HomeMy WebLinkAbout#27 - Royal Golf 3rd Addn Final Plat, PUD and Easement Vacation reduced1
STAFF REPORT
DATE: 11/28/2018
REGULAR
ITEM #: 27
MOTION
TO: Mayor and City Council Members
FROM: Jennifer Haskamp, Consulting Planner
AGENDA ITEM: Royal Golf Club at Lake Elmo 3rd Addition Final Plat and Planned
Unit Development (PUD) Plans and Easement Vacation
REVIEWED BY: Ken Roberts, Planning Director
Jack Griffin, City Engineer
BACKGROUND:
The City Council is being asked to consider a request by H.C. Golf Land, LLC for
approval of the Final Plat and final PUD plans for the Royal Golf Club at Lake Elmo 3rd
Addition. The Final Plat for the 3rd Addition includes 67 residential lots for development of
33 single-family villa style townhomes and 34 traditional single-family detached homes.
REVIEW/ANALYSIS:
Applicant and Owner: H.C. Golf Land, LLC
Location: Outlot T, Royal Golf Club at Lake Elmo, PID#
25.029.21.22.0001, and Outlot J, Royal Golf Club at Lake
Elmo, PID #25.029.21.31.0041.
Request: Application for Final Plat and PUD Plans to approve 67
residential lots and easement vacation
Existing Land Use: Vacant Outlot; Current Zoning: GCC – Golf Course
Community
Surrounding Land Use: North – Rural Single Family (RS) and Rural Residential (RR),
South – The Homestead (OP – Open Space), East – Golf
Course (GCC – Golf Course Community),
Comprehensive Plan: GCC – Golf Course Community
History: Preliminary Plat and PUD Plans approval was granted on June
6, 2017 by Resolution 2017-047. Final Plat and PUD Plans
for 1st Addition was granted on September 5, 2017 by
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Resolution 2017-093. Final Plat and PUD Plans for 2nd
Addition was granted on July 3, 2018 by Resolution 2018-
070.
Deadline for Action: Application Complete – 10/16/18
60 Day Deadline – 12/14/18
Extension Letter Mailed – No
120 Day Deadline – NA
Applicable Regulations: Chapter 153 – Subdivision Regulations
Article 10 – Urban Residential Districts (GCC)
§150.270 Storm Water, Erosion, and Sediment Control
ISSUE BEFORE CITY COUNCIL:
To determine if the proposed Royal Golf Club at Lake Elmo 3rd Addition is consistent
with the approved Preliminary Plat and that the relevant conditions to the 3rd Addition
have been completed.
Public Hearing and Planning Commission Recommendation
The Planning Commission held a duly noticed public hearing at their regular November
26, 2018 meeting to consider the subject application. No public testimony was given or
submitted regarding the proposed Final Plat. After closing the public hearing, the
Planning Commission discussed the proposed Final Plat, the following summary of their
discussion is provided:
• Planning Commissioners discussed the changed configuration of the road network
serving the Villa Lots in the Final Plat, and ultimately determined that the change
from a loop road to two cul-de-sacs did not constitute a significant change.
• Discussion regarding the reduction in total number of lots in the 3rd Addition from
that which was reflected in the Preliminary Plat was determined to be consistent
with preliminary plans when considering all three platted additions collectively
(1st Addition, 2nd Addition, and the 3rd Addition if granted.) Planning
Commissioners noted the importance of ensuring that future phases, whether one
or multiple, be consistent with the total number of lots approved as part of the
Preliminary Plat.
After discussion, the Planning Commission recommended unanimous approval to the
City Council of the Final Plat, Final PUD plans and Easement Vacation with the
conditions as drafted and contained herein.
The following staff report is generally as presented to the Planning Commission and is
provided for your review and consideration.
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FINAL PLAT AND PUD PLANS
Consistency with Preliminary Plat. The proposed lot sizes, widths, and proposed
impervious surface are generally consistent with that of preliminary plat. The only
change is the modification of Kings Lane which was shown as a loop road in the
Preliminary Plat, and is now proposed as two cul-de-sacs in the Final Plat. As a result of
the conversion to two cul-de-sacs, forty original villa lots fronting Kings Lane have been
reduced to 33 villa lots. General circulation is maintained in the broader development
with through-traffic along Palmer Drive.
Previous Preliminary Plat Updated Final Plat
PUD Flexibility. The development was afforded the following flexibility through
preliminary approval:
a. Setbacks:
Royal Golf Club at Lake Elmo Setbacks
100 Ft. Wide Lots 80-90 Ft. Wide
Lots
55-65 Ft. Wide Lots
Front 30 ft.
30 ft. 20 ft. for side loaded
garages, or 25’
Side 10 ft.
10 ft. 10ft. house/5ft.
garage or 7.5 ft./7.5
ft.
Corner
Side
15 ft. 15 ft. 15 ft.
Rear 30 ft. 30 ft. 20 ft.
b. Maximum Impervious Coverage: The maximum impervious coverage for
55-65’ wide lots shall be 50%. All other lots shall have a maximum
impervious coverage of 40%.
Villa
Lots Villa
Lots
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c. Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the
development shall be 6,600 sq. ft.
d. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in
area at the ground floor level except by conditional use permit. The width
of the visible garage door area when closed shall not exceed 60% of the
principal building façade (including garage) fronting on the primary street.
e. Subdivision Identification Signs: the Royal Golf Club at Lake Elmo
residential subdivision shall be allowed up to a maximum of 4 subdivision
identification signs, including the identification sign for the golf course
entrance, not to exceed 24 sq. feet in sign area each, located no closer than
10 feet to any public right-of-way. In addition, neighborhood
identification markers (pillars) shall be permitted to be no larger than 2 ft.
x 2 ft. to identify the development logo and the name of the neighborhood.
Additional subdivision signs should be considered for a subdivision of this
size.
f. All other requirements for the City’s GCC – Golf Course Community
zoning district will apply, including the allowed uses and other site and
development standards.
g. That the proposed street names within the development are generally
consistent with the City’s Street Naming Policy except for Annika Drive.
Lot Sizes and Widths. The smallest lot size of this addition is 7,621 square feet, with the
largest lot size at 25,251 square feet. The smallest lot width is 57.1 feet and the largest lot
width is 131.1 feet.
Density. The total area of the 3rd Addition is 103.70 acres. This total includes 20.56 acres
of single-family residential lots, 6.62 acres of residential right-of-way, 4.75 acres of
wetland, and 76.53 acres of outlots. Residential Density is therefore calculated as 103.70
– 4.75 Wetland = 98.95 / 67 units = 1.48 units per acre for the 3rd Addition.
Outlots. An explanation of ownership and purpose of the outlots is below.
• Outlot A will be owned by the HOA to be used for drainage and utility easement,
landscaping, and open space purposes, and future residential development.
• Outlot B will be owned by the HOA. A drainage and utility easement will be over
all of Outlot B.
• Outlot C will be owned by the HOA to be used for drainage and utility easement,
landscaping, and open space purposes.
Parkland Dedication. As approved with the Preliminary Plat, the developer is required to
dedicate 8.8 acres of land or pay a cash contribution of $611,457.00 for the entire
preliminary plat area (291 lots) and dedicate a total of 8,085 lineal feet of trails with a 30-
foot wide corridor, less a 5,010 foot buffer encroachment. For this phase, the developer
will be required to pay a cash contribution of $140,834.00, calculated as follows: 67 lots
at $2,101.00 per lot.
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A 30-foot-wide trail corridor was required to be dedicated to the City centered on public
trails in the development and the value of the dedicated land was to be credited toward
any fees in lieu of parkland dedication. The 3rd Addition does not include the trail corridor
location, and therefore no reduction or credit is provided within this phase.
Construction of a play structure near the HOA fitness center was a condition of the 2nd
Addition Final Plat, which was originally required to be completed prior to the 3rd
Addition Final Plat. The developer asked the City in July 2018 to change this condition of
approval to delay the installation of the required play structure until the construction of
the 3rd Addition as it was not practical and potentially unsafe to install it during the
construction of the 2nd Addition. The city approved a revised condition that the developer
install the play structure in Outlot D of the 2nd Addition before the city releases building
permits for the 3rd Addition.
Landscaping. The developer has provided landscaping plans for the 3rd Addition, which
are attached hereto. The City’s Landscape Architect has reviewed the landscape plans and
has recommended approval with the condition of adjusting the location of trees noted on
sheet L4 that will overlap proposed buildings and drive locations when mature.
It should be noted that the City approved an amendment to the Royal Golf Development
Agreement which allowed the total number of trees in the development to be reduced
from 3,800 warrantied trees to 2,912 warrantied trees, provided that the developer plant a
minimum of two trees per villa lot and four trees per single-family traditional home lots.
Further, the developer would reduce the number of trees required to be planted within the
entire subdivision from 2,912 to 1,943 provided that the developer pay a park dedication
fee of $500.00 per 2.5-caliper-inch tree in lieu of planting the difference of 969 trees.
With this provision, the developer will be required to pay the City a cash contribution of
$111,552 which is that proportion of trees associated within the 3rd Addition Final Plat.
The calculation to determine the associated 3rd Addition Final Plat fee is as follows:
[($500 X 969 2.5-caliper inch trees reduced within the entire preliminary plat area) / 291
Single Family Lots within all phases of the Subdivision X 67 Lots within the 3rd Addition]
Street Design. As shown on the 3rd Addition Final Plat the Applicant has proposed to
reconfigure the ‘loop’ road and instead develop two cul-de-sacs to serve the lots within
the 3rd Addition. Both cul-de-sacs as shown meet the City’ ordinance requirements for
cul-de-sac length, required right-of-way and cul-de-sac terminus. This change is generally
consistent with the lot types shown on the Preliminary Plat and the cul-de-sacs do not
change the character of the Plat.
Street Naming. The City amended its Street Naming Policy at the April 17, 2018,
removing the provision that if appropriate, names with the same theme (i.e. flowers,
nature) are permitted for naming streets in an entire subdivision. While the proposed street
names of Royal Golf Club at Lake Elmo do not fit the City’s now amended street naming
policy, they are consistent with 1st Addition in that they are “golf-themed.” While the
names have already been approved through the Preliminary Plat process, it was a
condition of approval that the Final Plat include street names as approved by Council.
Engineering Comments. The City Engineer review memo dated November 19, 2018 is
attached to this report for your review and consideration.
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Fire Chief and Building Official Comments. The application has been reviewed by the
Fire Chief and Building Official, and they have provided no additional comments.
Preliminary Plat Conditions. The following explains how Preliminary Plat conditions
have been met (Staff comments italicized and bold).
1. That cross-access easements be recorded between the owner of the golf
course/golf club and the HOA to permit HOA and resident access to the future
fitness center, clubhouse and other amenities by the HOA residents over the
clubhouse entrance drive and parking lot and trails. Comment: This easement has
been granted.
2. Any expansion to the Royal Golf Club clubhouse or intensification of its use shall
require a conditional use permit. Comment: The lot on which the clubhouse is
situated was platted with 1st Addition, and this condition does not apply to 3rd
Addition.
3. That there shall be no encroachments to drainage and utility easements on
residential lots other than those reviewed and approved by the City Engineer and
upon execution of an easement encroachment agreement. Comment: No
encroachments are proposed or shown on the Final Plat. Staff has included this
as a recommended condition of approval.
4. That the developer prepares an exhibit that clearly identifies the proposed
setbacks for specific lots within the development. Comment: The developer has
provided an exhibit which outlines setbacks within the development. The
developer has been granted PUD flexibility which allows a 30 ft. setback on the
100 and 80-90 ft. lots and a 20 ft. setback on the 55-65 ft. lots; 10 ft. side yard
setback on the 100 and 80-90 ft. lots and a 7.5 ft./7.5 ft. setback on the 55-65 ft.
lots; a corner yard setback of 15 ft. on all lots; and a 30 ft. setback on the 100
and 80-90 ft. lots and a 20 ft. setback on the 55-65 ft. lots. This condition has
been met.
5. Prior to the execution of a Final Plat for any phase of the development by City
officials, the Developer shall enter into a Developer’s Agreement for that phase
acceptable to the City Attorney and approved by the City Council that delineates
who is responsible for the design, construction, and payment of the required
improvements with financial guarantees therefore. A development agreement will
be prepared by Staff and approved by both the developer and City Council.
6. Each phase of the Royal Golf Club at Lake Elmo shall be incorporated into the
Common Interest Agreement concerning management of the common areas and
establish a homeowner’s association which shall be submitted in final form to
the Planning Director before any building permit may be issued for any
structure in any phase of the development. Said agreement shall comply with
Minnesota Statues 515B-103, and specifically the provisions concerning the
transfer of control to the future property owners. The HOA documents shall
include required maintenance of wetland buffers. The Common Interest
Agreement will need to be updated to include Royal Golf Club at Lake Elmo
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3rd Addition and approved by the City Attorney prior to recording of the Final
Plat.
7. That the HOA documents include architectural requirements that require 4-
sided architecture and garages facing the public right-of-ways to have
windows and/or other architectural features. Consistent with the 1st Addition
and 2nd Addition, the 3rd Addition of Royal Golf Club at Lake Elmo shall be
added into the HOA documents that establish the architectural standards
consistent with this condition. The Applicant shall furnish this language to
the City Staff for review prior to any building permit being issued for the 3rd
Addition.
8. The applicant shall enter into a landscape license and maintenance agreement with
the City that clarifies the individuals or entities responsible for any landscaping
installed in areas outside of land dedicated as public park and open space for each
platted phase of the development. This has been added as a recommended
condition of approval of the 3rd Addition Final Plat.
9. That the HOA be responsible for the maintenance of all landscape walls that cross
residential property lines or publicly owned Outlots or rights-of-way and that the
walls be contained within a landscape easement. As shown on the Landscape
Plans, there are no retaining walls proposed as part of the 3rd Addition.
10. The developer shall provide for an HOA owned and maintained children’s play
structure or other similar improvement near the HOA fitness center as discussed
by the developer during the PUD concept review. The 2nd Addition Final Plat
required that the play structure near the HOA fitness center be installed prior to
the application for the 3rd Addition Final Plat. As noted above, the developer as
not yet installed the required play structure and so staff is recommending the
City require the developer install the play structure in Outlot D of the 2nd
Addition before the release of building permits in the 3rd Addition. This is
consistent with the revised condition of approval approved by the city earlier
this year.
11. That a fee in lieu of park land dedication be paid to the City based upon an
appraisal by an appraiser to be chosen by the City and paid for by the developer.
Also, that a 30 ft. wide trail corridor be dedicated to the City centered on public
trails in the development and that the value of the dedicated land be credited
toward any fees in lieu of parkland dedication. The park land dedication shall not
include wetlands, wetland buffer area, and no credit will be given for land beyond
the 30 ft. centered on public trails. And lastly, that the cost of constructing any
public trails within the dedicated park land be credited towards any fees in lieu of
park dedication. The portion of park land dedication fee due for the 3rd
Additional Final Plat has been calculated and added as a proposed condition of
approval. As stated in previous sections of this report, there is no portion of the
30-foot wide trail corridor in this phase and therefore no credit to the fee is due.
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12. That a trail phasing plan be submitted by the developer to be approved by City
Staff and that the public trails be constructed within each phase prior to building
permits being issued for that phase of development. This condition has not yet
been met as the developer has not paved the required trail. City staff agreed to
allow the developer to pave the trail in spring to help ensure a better finish
rather than having the developer install the trail this fall as it was cold and wet
– making a proper installation of the pavement difficult.
13. That a 10’ wide trail segment be provided from Palmer Drive (on preliminary
plans) to the east edge of the plat within the County Right-of-Way. This condition
has been met.
14. That the Tree Preservation Plans and Preliminary Landscape Plans be updated to
comply with the City’s tree preservation requirements and the City’s landscape
requirements for review and approval by the City prior to recording the Final Plat.
The developer has submitted updated Tree Preservation and Preliminary
Landscape Plans approved by the City. Additional comments from the City’s
Landscape Architect specific to the 3rd Addition are attached to this report.
15. The developer consider woodland management and pollinator friendly native
seeding in lieu of some required tree preservation replacement tree requirements
as recommended by the City’s Landscape Architect. The developer requested and
the City approved a Development Agreement amendment which no longer
requires that trees planted within single family lots be warrantied. This reduced
the number of trees required within the development from 3,800 to 2,900. The
developer also submitted, and the City approved a preliminary landscape plan
which further reduces the number of trees within the development from 2,900 to
1,943. The developer will be required to pay a park land dedication fee of $500
per 2.5 caliper inch tree not planted within each addition, totaling $478,500 for
the entire development. The portion of park land dedication fee associated with
the 3rd Addition is calculated and included as a condition of the 3rd Addition
Final Plat.
16. All changes and modifications to the plans requested by the City Engineer in the
Engineer’s report dated, March 8, 2017 and June 1, 2017 shall be incorporated
into the preliminary plat and PUD plans. The developer has submitted updated
preliminary plat and PUD plans that have been approved by the City.
17. The Preliminary Plat approval is conditioned upon the applicant meeting all City
standards and design requirements unless specifically addressed otherwise in this
resolution. It is a recommended condition of Final Plat approval that the
developer meet all City standards and design requirements.
18. The developer shall comply with all comments identified within the Washington
County letter dated March 6, 2017, including providing an additional 17 feet of
right-of-way along 10th Street N. and constructing turn lane improvements
meeting Washington County standards at the developer’s sole expense. It is a
recommended condition of Final Plat approval that the developer comply with
these comments. This condition does not apply to the 3rd Addition.
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19. That the preliminary PUD Plans be approved by Valley Branch Watershed
District and that evidence be provided that all conditions attached to a Valley
Branch Watershed District permit be provided prior to the commencement of any
grading activity on the site. The preliminary PUD Plans were approved by the
Valley Branch Watershed District, and grading activity on the site has already
commenced.
20. That open space within the shorelands of the residential development be protected
with a conservation easement and that conservation easements be provided for
review by the City Attorney and to be executed prior to Final Plat approval. It is a
recommended condition of Final Plat approval that the developer provide these
easements on Outlots H, F, E, B, D, C, A, L are all within the shoreland. None
of the identified outlots from the Preliminary Plat are located within the 3rd
Addition Final Plat; therefore this condition does not apply to the 3rd Addition
Final Plat approval.
21. That golf carts shall be prohibited on city streets and city trails unless specifically
allowed by City Ordinance. The City approved an ordinance which allows golf
carts on local streets through the adoption of Ordinance 08-209 on May 15,
2018.
22. Prior to the issuance of building permits all wetland buffers shall be delineated
and identified via staking or signage that is acceptable to the City. This is a
recommended condition of Final Plat approval.
23. The applicant must provide the city a letter of approval to perform the proposed
work in the gas pipeline easement within the development area as a condition of
preliminary plat approval. This condition is not applicable to 3rd Addition.
24. Prior to the construction of any subdivision identification signs or neighborhood
markers within the development, the developer shall submit sign plans for review
and obtain a sign permit from the Planning Department. This is a recommended
condition of Final Plat approval.
25. That the preliminary plat be updated to include street names that are consistent
with the City’s street naming ordinance and approved by the City Council. This
condition is met; see approved street naming conventions above.
26. The developer shall follow all of the rules and regulations spelled out in the
Wetland Conservation Act and shall acquire the needed permits from the
appropriate watershed districts prior to the commencement of any grading or
development activity on the site. This is a recommended condition of Final Plat
approval.
27. The developer shall enter into a separate grading agreement with the City prior to
the commencement of any grading activity in advance of Final Plat and PUD plan
approval. The City Engineer shall review any grading plan that is submitted in
advance of a Final Plat and said plan shall document extent of any proposed
grading on the site. This condition has been met.
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28. The developer shall submit a revised preliminary plat and plans meeting all
conditions of approval. All of the above conditions shall be met prior to the City
accepting an application for Final Plat. This condition has been met.
29. That approval of the preliminary plat be contingent on Street D access to 10th
Street. This condition has been met and does not apply to the 3rd Addition.
30. That the Royal Golf Club development will not have street lights except at street
intersections and cul-de-sacs. This is a recommended condition of Final Plat
approval.
31. That the developer work with the adjacent property owners to get an agreement in
place for screening and that it be incorporated into the final landscape plans. The
developer has had landscape plans approved by the Homestead neighborhood,
and the submitted landscape plans for Final Plat are consistent with this
approved landscape plan.
32. That the developer address the Public Works Director’s concerns as they pertain
to the lift station designs as identified in a Public Works memorandum dated
5/19/2017. This condition has been met.
33. That a $1,000,000 donation to the Parks fund will be made with the phase of
development when the former Tartan Park ballfields are no longer able to be used
by the City. Development of the 3rd Addition affects the ballfields at former
Tartan Park, therefore this requirement is added as a condition of Final Plat
approval for the 3rd Addition. The developer will be required to make this
donation to the City at the time the ballfields become unusable by the City (this
includes storage of construction material, etc.) and before the City releases the
final plat for recording.
Recommended Findings. Staff recommends the following findings:
1. That all the requirements of City Code Sections 153.07 and 154.759 related to Final
Plat and Final PUD Plans have been met by the Applicant.
2. That the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD Plans are
generally consistent with Preliminary Plat and PUD Plans approved by the City of
Lake Elmo on June 6, 2017.
3. That the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD Plans are
consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for
this area.
4. That the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD Plans
generally comply with the City’s GCC - Golf Course Community zoning districts as
modified by the PUD regulations.
5. That the Royal Golf Club at Lake Elmo 3rd Addition Final Plat PUD Plans comply
with the City’s subdivision ordinance.
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6. That the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD Plans
comply with the City’s Planned Unit Development Regulations.
7. That the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD Plans
comply with the City’s Engineering Standards, except where noted in the review
memorandum from the City Engineer dated November 19, 2018 and modified by
PUD regulations.
8. That the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD Plans
generally comply with other City zoning ordinances, shoreland, and erosion and
sediment control, except as noted in this staff report and review memorandum from
the City Engineer dated November 19, 2018.
9. That the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD Plans
generally comply with the City’s landscaping and tree preservation ordinances,
providing some flexibility to the Applicant to allow for woodland management and
pollinator friendly native seeding in lieu of some required tree replacement in order to
avoid possible detriment caused by over planting.
10. That the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD Plans
achieve multiple identified objectives for planned developments within Lake Elmo.
11. That the proposed Final Plat and PUD Plans are for the 3rd Addition of 67 single
family residential units of a 291-unit total residential golf course community Planned
Unit Development on 103.7 acres of land (of 231 acres total) located on the former
3M Tartan Park properties.
12. That the Final Plat and PUD Plans will be located on property legally described on
the attached Exhibit “A”.
13. That there has been significant public testimony that 20th Street is already dangerous
without the additional traffic and that the City and developer need to explore ways to
make the road safer.
14. That the proposed PUD will allow a more flexible, creative, and efficient
approach to the use of the land, and will specifically relate to existing zoning
district standards in the following manner (with exceptions as noted):
a. Setbacks:
i. Royal Golf Club at Lake Elmo Setbacks
15. 16. 100 Ft.
Wide
Lots
17. 80-90 Ft.
Wide
Lots
18. 55-65 Ft.
Wide Lots
19. Front 20. 30 ft.
21. 30 ft. 22. 20 ft. for
side
loaded
garages,
or 25’
23. Side 24. 10 ft. 25. 10 ft. 26. 10ft.
house/5ft.
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garage or
7.5 ft./7.5
ft.
27. Corner
Side
28. 15 ft. 29. 15 ft. 30. 15 ft.
31. Rear 32. 30 ft. 33. 30 ft. 34. 20 ft.
a. Maximum Impervious Coverage: The maximum impervious coverage for 55-
65’ wide lots shall be 50%. All other lots shall have a maximum impervious
coverage of 40%.
b. Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the
development shall be 6,600 sq. ft.
c. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in area
at the ground floor level except by conditional use permit. The width of the
visible garage door area when closed shall not exceed 60% of the principal
building façade (including garage) fronting on the primary street.
d. Subdivision Identification Signs: The Royal Golf Club at Lake Elmo
residential subdivision shall be allowed up to a maximum of 4 subdivision
identification signs, including the identification sign for the golf course
entrance, not to exceed 24 sq. feet in sign area each, located no closer than 10
feet to any public right-of-way. In addition, neighborhood identification
markers (pillars) shall be permitted to be no larger than 2 ft. x 2 ft. to identify
the development logo and the name of the neighborhood. Additional
subdivision signs should be considered for a subdivision of this size.
i. Staff Note: If the developer requests a change to this, a variance
should be requested.
e. All other requirements for the City’s GCC – Golf Course Community zoning
district will apply, including the allowed uses and other site and development
standards.
f. That the proposed street names within the development are generally
consistent with the City’s Street Naming Policy as amended April 17, 2018.
g. The developer has not yet constructed an HOA-owned and maintained play
structure as required by the original condition of approval of the 2nd Addition
Final Plat.
Recommended Conditions of Approval. Staff recommends the following conditions of
approval:
1. That there shall be no encroachments to drainage and utility easements on residential
lots other than those reviewed and approved by the City Engineer and upon execution
of an easement encroachment agreement.
2. Prior to the execution of Final Plat, the Developer shall enter into a Developer’s
Agreement acceptable to the City Attorney and approved by the City Council that
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delineates who is responsible for the design, construction, and payment of the
required improvements with financial guarantees therefore.
3. The Royal Golf Club at Lake Elmo 3rd Addition shall be incorporated into the
Common Interest Agreement concerning management of the common areas and
establish a homeowner’s association (HOA) which shall be submitted in final form to
the Planning Director before any building permit may be issued for any structure in
any phase of the development. Said agreement shall comply with Minnesota Statues
515B-103 and specifically the provisions concerning the transfer of control to the
future property owners. The HOA documents shall include required maintenance of
wetland buffers.
4. That the HOA documents include architectural requirements that require four-sided
architecture and garages facing the public rights-of-way to have windows and/or
other architectural features.
5. The applicant shall enter into a landscape license and maintenance agreement with
the City that clarifies the individuals or entities responsible for landscaping.
6. The developer shall provide evidence of an HOA owned and maintained children’s
play structure or other similar improvement has been constructed within Outlot D of
the 2nd Addition before the release of building permits for the 3rd Addition.
7. That a fee in lieu of park land dedication be paid to the City based upon an appraisal
by an appraiser to be chosen by the City and paid for by the developer.
8. That the developer pay a parkland dedication fee equal to $500 per 2.5 caliper inch
required in lieu of some required tree preservation replacement tree requirements,
totaling $111,552.00 in lieu of planting the required number of trees required. This
fee was calculated as follows: $500.00 multiplied by 969 2.5-caliper inch tree not
planted within the entire subdivision, divided by 291 single family lots within the
entire subdivision, multiplied by 67 single family lots within the 3rd Addition.
9. All changes and modifications to the plans requested by the City Engineer in the
Engineer’s review memo dated November 19, 2018 shall be incorporated into the
Final Plat and PUD Plans. The Applicant should note the requirements for VBWD
permits for temporary storm water management.
10. The Final Plat and PUD Plans approval is conditioned upon the applicant meeting all
City standards and design requirements unless specifically addressed otherwise in
this resolution.
11. Prior to the City issuing building permits, all wetland buffers shall be delineated and
identified via staking or signage that is acceptable to the City.
12. Prior to the construction of any subdivision identification signs or neighborhood
markers within the development, the developer shall submit sign plans for review and
obtain a sign permit from the Planning Department. Any amendments to the finding
regarding signs indicated in this Resolution shall be subject to a PUD amendment or
variance.
13. That the Final Plat include street names as approved by Council.
14. The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act and shall acquire the needed permits from the appropriate
14
watershed districts prior to the commencement of any grading or development
activity on the site.
15. That the Royal Golf Club development will not have street lights except at street
intersections and cul-de-sacs.
16. That the developer make a $1,000,000 donation to the City Parks fund when
construction of the 3rd Addition prohibits use of the former Tartan Park ballfields,
including construction materials storage and before the city releases the 3rd Addition
final plat for recording.
17. The location and spacing of the trees that overlap the buildings and on edge of
driveway when shown at mature diameter is adjusted and resubmitted on a revised
landscape plan, per the Landscape Review memo, dated November 8, 2018.
18. The developer shall pave the unfinished trail in the 2nd Addition as soon as favorable
conditions are available in the spring of 2019. The City may choose to not release
building permits for the 3rd Addition in the spring of 2019 if the developer has not
completed the required trail paving in a timely manner.
EASEMENT VACATION
Reason. The Applicant is requesting an easement vacation over Outlot T of Royal Golf
Club at Lake Elmo. These drainage and utility easements were dedicated to the City with
the Final Plat. This outlot will be re-platted with the 3rd Addition. In order to avoid
“stacking easements” and to keep the title clean for future owners/users of the parcels, the
Applicant is requesting that the easements be vacated with dedication of new easements.
Outlot T will be dedicated right-of-way, residential lots, and become Outlot C for wetland
and future development of the 4th Addition.
Recommended Condition of Approval. Staff is recommending approval, subject to the
following condition of approval:
1. New easements on Outlot T as requested by the City Engineer and Public Works
Director shall be recorded with the Royal Golf Club at Lake Elmo 3rd Addition Final
Plat.
RECOMMENDATION:
Staff recommends that the City Council approve the Royal Golf Club at Lake Elmo 3rd
Addition Final Plat and PUD Plans, as well as the easement vacation request, based on
the findings of fact and conditions outlined in the Staff Report.
“Move to approve the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD
Plans based on the findings of fact and conditions outlined in the Staff Report.”
“Move to approve the easement vacation request to vacate existing drainage and utility
easements over Outlot T, subject to conditions of approval.”
15
ATTACHMENTS:
1. Final Plat Application and Narrative – October 15, 2018
2. 3rd Addition Final Plat
3. City Engineer’s Review Memo – November 19, 2018
4. 3rd Addition Landscaping Plans
5. Landscape Architect’s Review – November 8, 2018
6. Easement Vacation Application – October 16, 2018
T IIE C ITY O F
U\KEELMO
FINAL PLAT APPLICATION REQUIREMENTS 1
All Subdivisions of Land creating four (4) or more lots
This h andout is intended to provide guidance on putting together and submitting a Final Plat
appl ication for the subdivision of property in Lake Elmo. The purpose of the Final Plat is to
incorporate all conditions placed on the Preliminary Plat application into th e final plans, and to
finalize a ll documentation for legal recording at the County. This steps completes the
subdivision process.
In order to have your Final P lat application be complete and reviewed in a timely fashion, there
are a number of steps that must be followed:
1. Pre-submittal Meeting: Contact City Staff to discuss the status of any outstanding
Preliminary Plat conditions, to discuss the requirements for Final Plat app lication submittal
and obtain another land use application.
2. Final Plat Submittal: Prepare an informational packet (described herein) that fulfills the
Final P lat submittal requirements . Providing a detailed and thorough app lication packet will
greatly reduce the overall review time. Submit your completed packet to Staff to initiate
review.
3. Completeness Review: Staff will examine your submittal to determine if the application is
complete, and contact you if additional information is required or was omitted. It is to your
advantage to submit your materials as early as possible so Staff can assist you in meeting all
requirements. Applications found to be incomplete will be returned to the applicant. 2
4. Final Plat Review/Processing: Staff will process completed applications. This process
typically requires at least one applicant revision and resubmittal of plans to work through
review comments. The process may also include additional applicant meetings, requesting
review comments from partnering agencies, and writing reports.
5. Planning Commission Meeting: Once the plans are revised to full y meet the Zoning and
Subdivision Ordinance and Engineering Design Standards as outlined by Staff, planning and
engineering reports are prepared and the item is scheduled for the next available Planning
Commission meeting (2nd or 4 th Monday of the month3).
1 The information provided in thi s document is intended to be a correct statement of the law as set forth in
the Lake Elmo City Code and the laws of the State of Minnesota. However, the applicant should refer
to the actual sources and consult with their own legal advisor regarding applicability to their
application. In providing this information, the City makes no representations nor provides any legal
advice or opinion.
2 Minnesota State Statute 15 .99 requires local governments to review an application within 15 business
days of its submission to detennine if an application is complete and/or if additional information is
needed to adequately review the subject request.
3 Staff will determine when applications are reviewed based on the time needed to review the application
and the number of items already scheduled on future agendas. Please note that meeting dates are ange
due to holidays, lack of quorum, etc. Please contact City Hall to confirm all dates and times.
f'i,wl !'/in Ap11liwrio11 Handow Ci1_r u/Lake E/1110
6. Revisions: If needed, the Final Plat is revised to address the Planning Commission 's
recommendation(s) and any outstanding review comments prior to City Council
consideration.
7. City Council Meeting: Once the plans are finalized and ready for the City Council's
consideration, staff reports are prepared and the Final Plat is placed on the next available City
Council meeting agenda (1 st or 3rd Tuesday of the month3). Applicants are advised to attend
both the Planning Commission and City Council meetings and be open to questions regarding
the request.
8. Decision: The City Council will review the request and either grant or deny the Final Plat.
9. Title Work: If the Final Plat application is approved by the City Council, all title work must
be reviewed and approved by the City Attorney before the plat is recorded by the County.
The applicant shall provide evidence in a form satisfactory to the City Attorney that he/she
has fee interest in the subject property.
Above all else, it is imperative that an applicant begin preparations as early as possible and to
ensure that a complete application is submitted. Review by the Planning Commission will not
occur until at least three weeks have passed from when the City has deemed the application
complete.
Final Plat Fees: The City Council has established a non-refundable fee 4 for processing Final
Plat applications. Please see the current fee schedule on our website. In addition, the City
requires that the applicant enter into an Escrow Agreement with the City and post an $8,000
escrow to reimburse the City for all technical planning, engineering, public works and legal
review.
You will find that a great deal of the information requested for a Final Plat application matches
the requirements for Preliminary Plat application submittal. While we have your original
applications, the City does require that all applicants submit a new and complete application at
every stage of the development process (updating information as needed). This allows us to track
changes as the application progresses through the various levels ofreview. With this in mind,
the following materials must be submitted prior to deeming an application complete:
Sub: Reg:
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Item:
A completed land use application form signed by all property owners along
with payment of the proper filing fee, escrow and escrow agreement.
4 Applicant is also responsible for any additional fees incurred by the City (i.e. engineering, planning,
po stage, legal expenses, et cetera).
2
F'inal Plat 1pp/icatiou Handout Ci(y of Lake Elmo
D D 2. Written statements providing information regarding your proposal. Please
provide a separate answer for each of the lettered items listed below ( answers
must be submitted in both hard copy and electronic form--MS Word format or
PDF):
a. A listing of contact information including name(s), address(es) and
phone number(s) of: the owner of record, authorized agents or
representatives, engineer, surveyor, and any other relevant associates.
b. A listing of the following site data: Address, current zoning, parcel size
in acres and square feet, property identification number(s) (PID), and
current legal description(s).
c. Final Subdivision and Lot Information:
i. The name of the Final Plat.
ii. A table listing the lot and block number, size of lot, width of lot,
and depth of lot.
iii. Final exact area calculations of parks, trails, and any other
dedicated public open space; and estimated values of all dedicated
land and improvements (trails, park equipment, sports fields, etc.).
iv. Final exact area calculations of wetlands and buffers.
v. Final proposed area calculations for all dedicated right-of-ways.
vi. Proposed legal descriptions for: all lots, easements to be created (if
not being dedicated on the plat), and easements to be vacated (if
any).
d. An explanation of how issues have been addressed since the Preliminary
Plat phase of the development.
e. A statement showing the final density of the project with the method of
calculating said density shown.
f. Discuss proposed infrastructure improvements and phasing thereof (i.e.
proposed roadways, sewer systems, water systems, sidewalks/trails,
parking, etc) necessary to serve the subdivision.
g. If applicable, a narrative addressing how concerns/issues raised by
neighboring properties have been addressed ( discussing your proposal
with the neighboring land owners is recommended to get a sense of
what issues may arise as your application is processed).
h. If applicable, a description of how conflicts with nearby land uses
(livability, value, potential future development, etc.) and/or disturbances
to wetlands or natural areas are being avoided or mitigated.
i. Provide justification that the proposal will not place an excessive burden
on roads (traffic), sewage, water supply, parks, schools, fire, police, or
other public facilities/services (including traffic flows) in the area.
3
Final Plat Application Handout Ci(Y uf Luke Eb'.~;.
0 0 3. Final Grading Plan: The developer shall submit a final grading,
drainage and erosion control plan utilizing a copy of the current
certificate of survey as a base for the site in question, prepared and
signed by a Minnesota licensed engineer, depicting the following
information:
D O 4. North arrow and date of preparation.
D O 5. Graphic Scale ( engineering scale only, not less than one (1) inch
equals fifth (50) feet).
D D 6. For each lot, provide lot and block numbers, building pad location,
building type and proposed building first floor elevation, low floor
elevation and elevation at garage slab.
0 0 7. Stormwater Management Plan, with a narrative, including the
configuration of drainage areas and calculations that meet the
requirements of the City Code and/or applicable Watershed
Standards.
0 0 8. Location of all natural features on the tract. Natural features are
considered to include, but are not limited to the following: tree
lines, wetlands, ponds, lalces, streams, drainage channels, bluffs,
steep slopes, etc.
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Final Grading, Drainage and Erosion Control Plan continued:
9. All delineated Wetlands and watercourse buffers per the City and
Watershed standards; and wetland replacement plan, if needed.
10. Location of all existing storm sewer facilities, including pipes,
manholes, catch basins, ponds, swales, and drainage channels
within one hundred fifty (150) feet of the tract. Existing pipe
type, grades, rim and invert elevations and normal and high water
elevations must be included.
11. Normal water level (NWL) and 100-year high water level (100-
year HWL) for all water bodies, existing and proposed.
12. Spot elevations at drainage break points and emergency
overflows (in BOLD) with directional arrows indicating site,
swale and lot drainage.
13. Retaining Walls (wall heights and elevations).
14. Locations, grades, rim and invert elevations of all storm sewer
facilities, including ponds and BMP's proposed to serve the tract.
15. Locations and elevations of all street high and low points.
16. Street grades shown.
17. Provide phasing plan for site grading.
7
Final Plat Application (!cmc!~;;;1.tt _______________ _ ____ _;;C;,;aic;;;Y o;;:>f.;;L,ake Elnw.
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7. Water Supply, Public: Water mains shall be provided to serve the
subdivision by extensi,;m of an existing community system
wherever feasible. Service connections shall be stubbed to the
property line. Extensions of the public water supply system shall
be designed so as to provide public water in accordance with the
engineering design standards as approved by the City Engineer and
in accordance with the City's Comprehensive Water Plan. The
Final Utility Plan shall indicate the location of all hydrants and
valves.
8. Water Supply, Private: In areas where public water supply is not
available, individual wells shall be provided on each lot, properly
placed in relationship to the individual sewage disposal facilities.
Well plans must comply with the State Well Code, as may be
amended, and be submitted for the approval of the City Engineer.
9. Sewage Disposal, Public: Sanitary sewer laterals and service
connections shall be installed in accordance with the design
standards of the City as approved by the City Engineer. The Final
Utility Plan shall provide the locations, grades, rim and invert
elevations, and sizes of all proposed sanitary sewer facilities to
serve the tract.
Final Utility Plan continued:
10. Sewage Disposal, Private: All individual sewage treatment
systems shall be installed in accordance with all applicable State,
County, and City requirements.
11. Other information as required and outlined in the City Plan Sheet
Format Requirements.
D Final Street & Storm Sewer Plan:
Sub: Reguired: Item:
D D I. Appropriate identification of the drawing as a "final street & storm
sewer plan."
D D 2. Administrative information as required for the preliminary plat
D D 3. Final Street and Stonn Sewer Plan, prepared and signed by a
Minnesota licensed engineer, depicting the following information:
D D 4. Layout of proposed streets showing the proposed lot lines, right-
of-way widths, and proposed names of streets in conformance with
the County Uniform Street Naming and Addressing System.
9
Final Plut Application lf~1;do_,;;;u1_, __ _ City of Lake Elmo. -------------------------'--"----·
0 0 4. Indicate how the proposed subdivision will relate to potential future
subdivisions of adjacent properties (you may need to ghost plat
development on adjacent properties to establish this relation).
0 Electronic files
Sub: Required: Item:
0 0 1. A cd or flashdrive must be submitted which includes electronic files
for the written statements regarding the proposal, the plat and all
associated plans. Staff can generally work with most file formats
(.jpg or .pdf files are preferred).
Sub: Reg: Item:
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Supplemental Information. Depending upon the submittal, the following items
may also be required:
Feasibility report(s) for proposed individual on-site sewer and water systems.
Such reports will be required with any future plat;
Supplemental Information continued:
Proposed protective covenants;
Ten (10) copies of a context diagram that graphically depicts how the
development plan relates to its surrounding neighborhood or community context
including the pedestrian, bike, and street (vehicular access) network (existing
and potential);
A Traffic Impact Study (TIS) ( 6 copies) prepared in accordance with State,
County and/or City Engineering guidelines;
A soil survey and report;
Signed letters of intent indicating that all required off-site easements and off-site
rights-of-way necessary for the project could be negotiated and obtained;
A hydrological/groundwater report;
Any other special natural area or environmental study or report pursuant to Lake
Elmo Code as requested by the City, if such exists or is deemed necessary;
12
Final Plat Applic:ati,'!n Handow Cizv vf Lake Elmo
□ □ Any other information required by Staff, Commissioners, or Council Members
necessary to provide a complete review of tbe preliminary plat and associated
plans 7. Additional items include:
Sub: Reg: Item:
□ □ 5. Variances: If you are requesting variances in any portion of the submitted Final
Plat, the City asks that you list each of tbe requested variances and provide an
explanation as to why each is necessary and cannot be avoided. Additionally,
you must provide written answers to the following questions:
(I) Identify the unusual hardship on tbe land tbat necessitates tbe variance
request; and
(2) Explain the nature of the proposed use of land and the existing use of
land in the vicinity of the property; and
(3) Estimate the number of persons to reside or work in tbe proposed
subdivision; and
(4) Indicate tbe anticipated effect of the proposed subdivision upon traffic
conditions in the vicinity.
Sub: Reg: Item:
□ □ 6. Additional Applications: If your request involves a rezoning request,
additional applications will be required.
□ □ Zoning Map Amendment Application
Upon City Council approval of Final Plat, and prior to any construction commencing, a pre-
construction meeting must occur for botb grading and street utility construction. These meetings
may be combined into one meeting provided all items on both check lists are completed. Pre-
construction meetings may not occur before tbe City Council approves tbe Final Plat and
Development Agreement.
Checklist for Pre-Constructiou Conference for Grading
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Payment of Development Fees
Issuance of securities on City of Lake Elmo approved form
7 Number of copies, size, and other such administrative details may also be imposed when requiring
additional information.
13
Final Plat Applica._li_o,_, f_I_w_ul_01_1t ______________ _ Ci(y of Lake Eb-no
3.
4.
5.
6.
7.
8.
□ Copy of Certificate of Insurance for both Developer and General
Contractor identifying City of Lake Elmo as additional insured on City
of Lake Elmo approved form
□ Copy ofNPDES card
□ Grading specifications
□ Proposed construction schedule
□ List of subcontractors and contacts
□ List of materials and suppliers
Prior to grading operations commencing, contractor shall install all perimeter erosion control and
other required erosion control best management practices and have the site inspected and
approved by the City of Lake Elmo's Water Resource Manager.
Checklist for Pre-Construction Conference for Streets and Utilities
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Payment of Development Fees
Issuance of securities on City of Lake Elmo approved form
Street and Utility Pre-Con Checklist continued:
Copy of Certificate of Insurance for both Developer and General
Contractor identifying City of Lake Elmo as additional insured on City
of Lake Elmo approved form
Approved construction plans and specifications. (Note: these may not
be the same as the approved Final Plat Street and Utility Plans.
Questions about construction plans and specifications should be
directed to the City Engineer)
Minnesota Department of Health Watermain Permit
Minnesota Pollution Control Agency Sanitary Sewer Extension Permit
Proposed construction schedule
List of subcontractors and contacts
List of materials and suppliers
14
Final!'fa!APP/iC(l(ion Han_d_o_111_. ________________ , ________ C"""i~v.ef~
State Statutes provide City staff with fifteen (I 5) business days to review an application to
determine if it is complete. Applications found to be incomplete will be returned to the applicant.
Please contact staff at (651) 747-3900 if you have any questions.
Thank you!
This handout last updated on 6/9/2016
15
Washington
~-a County
PARCEL SEARCH APPLICATION
PUBLIC WORKS DEPARTMENT
SURVEY DIVISION
11660 Myeron Road North Stillwater, Minnesota 55082
PHONE (651) 430-4300 EMAIL Publicworks@co.washington.mn.us
I Payment Date:
I Parcel Search File No: Chec ks pa yab le to WASHING TON COUNTY ~I _Pa~y_m_e_n_t T_y~p~e_: -----~
REQUEST FOR SURROUNDING PROPERTY OWNERS AND ADDRESSES
List of owner names and addres ses for parcels located withi n 350 feet
of: Parcel Identification Number(s): City of Lake E lmo will mail out
Property Owner
Royal Developme nt Inc.
Emai l
afurlonoln)rovalclubmn.com
Applicant (if different than owne r)
Business (if applicable)
Mailing labe ls
Yes ✓
No
# of sets of labels:
Parcel Search Fees
Property Address -City, State and Zip
11 455 20th Street N , Lake E lmo, MN 55042
Phone
651-505-9079
M a iling Addres s -City, State and Zip
Date needed:
Mail report
Pick up report
P hone
1st 25 parcels, including subject parcel ($50.00) $ ____ _
# of additional parcel s __ x .50
l sheet of 30 labels ($1.00/set)
# of additional s heets of labels x 1.00
Postage, if parcel search is mailed ($2.00)
Fe e, if parcel s earch is faxed ($2 .00)
Amount due:
Total # of parce ls ___ _
Total # of labels
Completion date
Service Rep
$ ____ _
THIS INFORMATION WAS COMPILED FROM WASHINGTON COUNTY SURVEYOR MAPS AND COUNTY ASSESSOR DATA FILES.
THE SURVEYOR'S OFFICE IS NOT RESPONSIBLE FOR ANY INACCURACIES IN THE INFORMATION RELIED UPON IN THIS PARCEL SEARCH.
A n Eq ual Employ m e nt Opportunity/Affirma tive A c tio n E m p loyer
J :\I.ANOUSE\lin:il\Ap pFomu\A1>ps\Parcel Se an:h App po.It'
l'I It: CITY OF
U\KEELMO
City of Lake Elmo
Escrow Agreement for Municipal Review Services
Deposit Agreement
THIS AGREEMENT is made this J1_ day of Qc.Job.,.r 201 tJ by the Applicant and
Owner (hereinafter individually and collectively referred to as "Applicant") in favor of the City of Lake
Elmo, a municipal corporation of Minnesota (hereinafter referred to as "City").
A. "Applicant" whose name and address is:
Royal Development Inc.
11455 20th Street N ' Lake Elmo MN 55042
B. "Owner" whose name and address is:
H.C. Golf Land. LLC.
941 Hillwind Rd NE STE 301
Fridley. MN 55432
RECITALS
WHEREAS, the Applicant has applied to the City for approval for one or more of the following:
(Circle One)
D 1. Concept/ Sketch Plan
D 2 Preliminary Plat
[!] 3. Final Plat
D 4. Planned Unit Development
D 5. Open Space Development
D 6. Conditional Use Permit
D 7. Commercial Zoning / Use
D 8. EAW Review
WHEREAS, the App licant acknowled ges the receipt of benefit to the property, from the City's technical
and compliance review of the application; and
WHEREAS, under authority granted to it, including Minnesota Statutes Chapte r s 412 and 462 , the City
will process the application on the condit ion that the App licant enter into this Deposit Agr ee ment,
which agreement defines certain duties and respo nsibilities of the Applicant, as well as the City; and
the Applican t shall provide cash to the City in the amount satisfactory to the City; and provide security
to the City for the payment of all review costs incurred by the City.
NOW THEREFORE, the City and Applicant agree as follows:
1. Requirement. The Applicant is required to make the necessary deposits prior to the process of
municipal planning, public works, legal & engineering review commences.
2. Review Process. Applicant acknowledges and agrees that the City shall commence to review
and process the review request checked above at such a time that this Agreement is executed
by all parties and the cash required for the specific review is deposited and posted by the City's
Finance Department. The City may provide a review completion schedule to the Applicant at
the time of deposit. The City reserves the right to modify the schedule based on the
completeness of the application, the need for additional information for review, or revisions to
the application that may occur during the scheduled review.
3. Use of Deposited Funds. The City may draw upon the deposits to pay the costs it incurs in
connection with reviewing the application. The City shall determine .all of its costs, including
both administrative and consulting services, at the rates charged by the City or its consultants,
determined according to the City's adopted fee schedule. A copy of the current administrative
and consulting rates is attached as Exhibit "A", which rates are subject to change by the City,
without notice to the Applicant. Exhibit "A" should not be construed as an exhaustive list of
consultants and Applicants shall be responsible for all other consulting fees related to the
application. The City shall provide Applicant with the applicable rates for consultants used in
the review prior to commencement. This Agreement does not pertain to ancillary charges
incurred by reviewing of other governmental bodies, including but not limited to, Soil & Water
Conservation Districts, Washington County Government, Water Shed, or any other unit of
government that may, by right,have review authority.
4. Conditions of Deposit. The following stipulations and conditions shall apply to the deposit
account for review services contemplated under this Agreement.
a. Payment shall be made to City consultants, included but not limited to legal and
planning, in the amounts billed to the City, according to consulting rates in effect at the time of
the execution of the agreement. Such consulting deemed necessary for the proper review of
the application shall be at a usual and customary rate as it relates to the subject matter of the
application for payment as determined by the City.
b. The City shall reimburse itself from deposit accounts for all costs and expense incurred
by the City in connection with the implementation and enforcement of this Agreement.
Reimbursement shall occur on a monthly basis and the City's Finance Department shall notify
Applicant of the reimbursement via account reconciliation report.
c. The City shall not be responsible for paying any interest on the money deposited under
the Agreement.
d. If in the discretion of both the City's Finance Department and the Community
Development Department, there is deemed to be an inadequate balance in the deposit account
to pay for all fees and costs incurred by the City, the City will notify the Applicant for the need
for an additional deposit. The total of the additional deposit shall be calculated by City staff
based on the amount of work yet to be completed in the review of the application. Applicant
agrees to make the additional deposit within (10) days of a receipt of such notice. For purposes
hereof, receipt of notice shall be deemed made upon the depositing of the notice in the U.S.
Mail, postage paid. In the event, the Applicant fails to make the additional deposit with (10)
days of receipt of the notice, the City will terminate its review process and not re-commence
until the appropriate deposit is made and posted by the City's Finance Department.
e. No applications will be processed or forwarded to the appropriate governing reviewing
body by the City until all amounts due under this Agreement have been paid in full.
5. Positive Balance in Escrow Accounts. Upon the happening of any of the following events, the
balance in the deposit account less outstanding fees shall be paid to the Applicant within (90)
days of receipt by the City of a written request by the Applicant for payment: (1) completion of
the development process; or (2) the application is withdrawn by the Application; (3) the
applicant is denied by the City for any reason.
6. Deposit Amounts. The initial deposit amount contemplated for each the purposes described
under the Agreement, which may be revised by the City from time to time, are set forth for
Exhibit "B" attached hereto.
7. Accounting. If there has been activity in the account, the City will provide a monthly
accounting of all expenses charged against the account or when requested by the Applicant. An
accounting will also be provided when the City notices the need for an additional escrow
deposit.
8. Terms of Breach. In the event of any terms of this Agreement are breached by the
Applicant, including, but not limited to failure to make additional deposits when required by the
City, the City may cease processing any application submitted by the Applicant or order the
Applicant to cease any further development or progress under the terms of this Agreement, or
both. Applicant indemnifies and holds the City harmless from any liability, claim, action or suit
by or any obligation to the Applicant arising from or in connection with the City exercising or
enforcing the terms and conditions of this Agreement or action on the Application. The
Applicant shall pay all costs and expenses; including reasonable attorney fees and suit costs,
incurred by the City arising from or in connection with the City any terms and conditions of this
Agreement.
9. Validity. If any portion, section, subsection, sentence, clause, paragraph or phrase of this
Agreement is for any reason held to be invalid, such invalidity shall not affect the validity of the
remaining portion of this Agreement.
10. Binding Agreement. The parties mutually recognize and agree that all terms and conditions of
this Agreement shall run with the land herein described and shall be binding upon the heirs,
successors, administrators and assigns of the parties referenced in this Agreement.
11. Amendments. The terms of this Agreement shall not be amended without the written consent
of the City and all parties hereto.
[ Signature Page Follows]
CITY OF LAKE ELMO
By: Kristina Handt
Its: City Administrator
Attest: Julie Johnson, City Clerk
STATE OF MINNESOTA
) 55.
COUNTY OF WASHINGTON )
On this __ day of ______ _, 201 , before me a Notary Public within and for said
County, personally appeared _________ and ___________ to me
personally known, to be the person described in and who executed the foregoing instrument and
acknowledged that he/ she/ they executed that same as his/ her/ their free act and deed.
Notary Public
Exhibit A
Outlot T, The Royal Golf Club at Lake Elmo, PIO: 25.029.21.22.0001
Outlot J, The Royal Golf Club at Lake Elmo 2 nd Addition, PIO: 25.029.21.31.0041
The Royal Golf Club at Lake Elmo 3rd Addition
Lot Block Area (sq. ft.) Lot Width Lot Depth
1 1 13,665 110.6 139.5
2 1 8,788 64.0 135.1
3 1 8,719 63.7 134.7
4 1 10,218 63.9 134.5
5 1 10,733 60.4 134.5
6 1 10,369 59.5 134.5
7 1 13,995 130.3 129.3
8 1 13,587 73.2 143.3
9 1 10,239 78.3 137.2
10 1 10,149 50.7 154.3
1 2 11,958 69.7 134.5
2 2 8,608 64.0 ,134.5
3 2 8,866 64.4 134.5
4 2 10,579 62.0 137.1
5 2 11,014 62.0 143.8
6 2 12,349 57.1 147.5
7 2 10,481 62.5 132.1
8 2 10,618 98.7 151.4
9 2 9,278 62.9 154.2
10 2 8,151 63.6 130.6
11 2 7,929 63.4 126.9
12 2 9,698 108.1 123.7
1 3 12,399 55.0 131.5
2 3 8,055 61.3 137
3 3 7,621 62.8 126.4
4 3 7,757 64.2 127
5 3 9,203 58.5 133.9
6 3 10,266 61.6 125
7 3 9,577 64.2 126.6
8 3 8,023 64.2 128.1
9 3 8,095 64.2 129.1
10 3 7,988 68.0 125.8
11 3 8,784 62.3 143.1
1 4 18,893 126.4 185.9
2 4 21,360 100.5 211.1
3 4 25,251 100.0 255.1
4 4 25,018 100.0 250.8
5 4 22,769 100.0 228.9
6 4 20,016 100.0 200.5
7 4 17,272 100.0 172.8
8 4 16,225 102.1 152.2
9 4 15,128 101.4 151.7
10 4 15,191 100.0 152.1
11 4 15,158 100.0 152.8
12 4 15,507 108.4 151.5
13 4 15,240 104.3 150.5
14 4 15,277 104.7 150.9
15 4 15,110 101.8 150.3
16 4 15,578 109.7 152
17 4 15,626 110.4 152
18 4 15,396 106.3 151.6
19 4 15,000 100.0 150
20 4 18,007 100.0 150
21 4 19,108 100.0 150
22 4 19,228 100.0 150
23 4 15,726 100.0 150
24 4 15,000 100.0 150
25 4 15,359 107.1 150.3
1 5 14,216 92.4 149.3
2 5 13,842 90.1 149.3
3 5 13,651 90.0 149.9
4 5 14,158 90.1 148.6
5 5 13,643 90.1 143
6 5 13,232 94.1 138.8
7 5 14,933 124.7 145.2
8 5 15,393 131.1 145
9 5 17,035 104.5 144.5
Total Lot 895,305
Outlot A 234,579
Outlot B 17,672
Outlot C 3,081,280
Total Outlot 3,333,531
Right of Way 288,324
TOTAL 4,517,160
Measured 4,517,160
Difference o
Wetland Area 207,059
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THE ROYAL CLUB
October 15 , 2018
Mr. Ben Prchal
Director of Planning City of Lake Elmo
3 800 Laverne Ave. N. Lake Elmo, MN 55042
Re: Final Plat/P.U.D. Narrative -The Royal Golf C lub at Lake Elmo
Dear Mr. Prchal,
H .C. Golf Land, LLC and Royal Development, Inc. is pleased to s ubmit herew ith our application
for final plat and planned unit development approval for Phase III at The Royal Club at Lake
Elmo. H.C. Golf Land and Royal Development woul d like to extend their sincere thanks to the
City of Lake E l mo, its City Council, its Advisory Committees and its staff and consultants for
their direction, cooperation and assistance in moving the RGC to this juncture. The following
narrative will set out the basic elements of the p lat, address those information items requested in
the appl ication forms and those items w hich will need collaboration between us as we move this
plat to final acceptance.
Owner
H.C . Go lf Land, LLC is the current fee owner of the underly ing propetiy (Outlot T of
The Royal Go lf Club at Lake Elmo and Outlet J , The Royal Golf Club at Lake Elmo 2 nd
Addition). As soon as the final plat is recorded H.C. Golf Land, LLC wi ll retain ownership of
Outlot C of the 3 rd Addition and transfer fee ownership of the lo ts/b locks to Royal Development,
Inc., with Outlots A and B being transferred to the h o meowner's association or the City, as the
City directs . Based on this current ownership and in tended immediate transfer, the "App licant"
under the appl ication is Roya l Development, Inc. and the "Owner" is H.C. Golf Land, LLC. A ll
additional documents should be prepared under the Royal Development, Inc. name as it is the
developer and wi ll be fu lfilling the ob li gations as set forth in those agreements.
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Existing Zoning
The property has been zoned GCC (Golf Course Community) by the City of Lake Elmo.
Plat Area/Ownership/Description
The property is owned by H.C. Golf Land, LLC and is comprised of two parcels w ho se
current P.I.D. 'sand legal descriptions are attached hereto as Exhibit "A". The property has been
divided into lots , blocks and outlots for the development of our Phase III, w ith additional outlots
reserved for future phases of d eve lopment.
Residential -Contained in Blocks l , 2 , 3, 4 , a nd 5 are 67 residential home site lots
consisting of 34 traditional s ingle family detached lots and 33 -"Villa" lots for detached s ing le-
family townhomes which wi ll have Villa Association -maintained lawns and exteriors as further
noted below.
Outlets -The final plat contains three outlots designated as Outlets A, Band C.
Residential Setbacks
The setbacks for the residential lots are consistent with the approved preliminary plat.
Dedicated Rights of Way
Within the plat, RGC is dedicating rights of way to the public in the amount of 288,324
SF for our new residential streets.
Density
Consistent w ith the approved preliminary plat, the net residential density of all phases of
The Royal C lub is calculated as 291 approved units and 187 net residential acres y ielding a
density of 1.56 units/net acre.
Development Phasing
We are proposing to develop RGC in four phases with the current 67 lots denoted as
Phase III.
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Development Schedule
Site grading for Phase III will commence Fall of 2018 or Spring of 2019. As to the golf
facilities, we have finished the reconstruction of the I 8-hole championship golf course, the
practice range, s hort course, and renovation s of the old 3M clubhouse. The clubhouse has been
fully renovated for both golf and as an event venue.
Trail Phasing
Consistent with preliminary plat, RGC will be constructing and dedicating well over
10,000 lineal feet of paved trail throughout the entire development.
Community Impacts
Because of the size, complexity and scope of The Royal Club at Lake Elmo, the project
triggered the need to complete an Environmental Assessment Worksheet (EA W) to re v iew the
impacts to traffic, public facilities, public safety and environmental issues. The EA W was
completed in October of 2016 for public review. At its January 17 , 2017 meeting, the City
Council adopted Resolution 2017-007 issuing a negative declaration on any further
environmental study and accepting the findings of fact on the EAW. We believe community
impacts have been fully reviewed. Additionally, all wetlands on the property have been dealt
with pursuant to Wetland Conservation Act and VBWD rules and regulations and all activities
thereon have received appropriate permits.
Phase III Streets and Utilities
Phase III street and utility construction will service the Phase Ill residential lots.
Home Styles
The Royal Golf Club community will feature a wide variety of high quality, custom-built
homes in a variety of complimentary s tyles .
Declarations of Protective Covenants
Because of the variety of home styles and privately held common areas at RGC, we have
created a Master Homeowners Association ("MHOA") whose m embership includes all
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THE ROYAL CLUB
residential lots in Phases I and II and will include all residential Phase III lots and all future
phase residential lots. Its responsibilities will include such things as maintenance of private trails/
common area landscaping, open space and entry signage in addition to the maintenance of the
future fitness /recreation center and the maintenance of property line-crossing retaining walls.
The MHOA declaration will also contain the architectural standards consistent with preliminary
plat conditions. Sub a ssoc iations for the Villa Home (Villa HOA'S) neighborhoods have been or
will be formed depending on the villa builder's practices. These Villa HOA's will have
responsibility for lawn/driveway and open space maintenance and the maintenance of the Villa
home exteriors to assure a consistency in neighborhood appearance.
Lastly, the MHOA will assume all architectural review responsibilities upon turnover of
the MHOA from developer control to resident control consistent with the terms of Minnesota
statutes.
Landscape
As a part of the Phase III development agreement, RGC and the City will enter into an
agreement wherein RGC assumes planting res pons ibilities for trees required by the City as
proposed in the landscape plan.
Park Fees
The development portion of RGC is 231.25 acres with a net buildable are of 186.92 acres.
The appraised value of this property, as determined by an appraisal commissioned by the city , is
$8,000 ,000. Per City of Lake Elmo policy, a park dedication of 10.0% or fee in lieu of land
dedication of 10% of the value is r e quired with development. RGC and the city jointly have
decided to not have city-owned parks within the development, thus obligating RGC for cash
payments totaling $800,000.00 over the span of the development phases. RGC will receive credit
against each phase's park fee for constructing trail s and appurtenant items s uch as turf
establishment, retaining walls and ADA pedestrian ramps along with the dedication of the land
for a 30-foot wide trail corridor. The RGC will provide the city with support calculations to
determine the actual cash fee in Phase III to be paid with this application and in future phases as
those phases are platted .
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THE ROYA L CLUB
Conservation/Ponding Maintenance Agreement
RGC and the City have determined that there w ill be no s torm water pond in g faci li t ies
constructed in Phase III. In future phases should C ity outlots lie within shoreland districts,
conservation easements wi ll be entered into .
Easement Vacation
We are proposing to vacate the exis ting drainage and utility easements, as created and
dedicated on the orig in a l Royal Go lf Club at Lake Elmo plat (l51 Addition), ly ing over Outlot T
(see attached for details).
With our 3rd Addition s ubmittal, we wi ll be re-platting this Outlot, and, in doing so, will
be recreating new drainage and utility easements over the new parcels. The easement vacation is
needed to avoid creating and 'stackin g' easements o n top of easements. The new easements w ill
be the same s ize (or larger in some cases) as the vacated easements. Thus, the City does not lo se
any drainage and utility easement areas. We also need to do this to keep the title clean for future
owners/users of the parcels.
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THE ROYAL CLUB
Our pledge to the City is to create a premium golf community with a national reputation of
which a ll of Lake E lmo will be proud. We stand prepared to provide you with any further items
you deem necessary as the development agreement and PUD take form and as we move forward
with development activity.
Sincerely,
The Royal Golf Club at Lake Elmo
By: H.C. Golf Land, LLC
By:
Its:
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THE ROYAL GOLF CLUB AT
LAKE ELMO 3RD ADDITION
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INSET 'C'
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ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
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3RD ADDITION
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PAGE 1 of 2
MEMORANDUM
Date: November 19, 2018
To: Ben Prchal, City Planner Re: Royal Golf Club 3rd Addition – Final Plat
Ken Roberts, Planning Director Engineering Review Comments
Cc: Chad Isakson, P.E., Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Royal Golf Club 3rd Addition. Final Plat/Final Construction
Plans were received on October 31, 2018. The submittal consisted of the following documentation:
Royal Golf Club 3rd Addition Final Plat, Sheets 1‐3, not dated, prepared by Carlson McCain.
Royal Golf Club 3rd Addition Narrative, dated October 15, 2018.
Royal Golf Club 3rd Addition Construction Plans, Sheets 1‐24, dated October 5, 2018.
Royal Golf Club 3rd Addition Grading Plans, Sheets 1‐21, dated October 3, 2018.
Royal Golf Club 3rd Addition Landscape Plans, L1‐L7, dated October 9, 2018, by Pioneer Engineering.
Royal Golf Club 3rd Addition Specifications, dated October 5, 2018.
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: ROYAL GOLF CLUB 3RD ADDITION
Outlots A, B and C ownership have been shown on the final grading and construction plans as developer or
HOA owned as applicable. There are no Oulots to be dedicated to the City as part of this Phase.
Drainage and utility easements have been provided on the Final Plat and grading plans over all, or a
portion, of Outlots A and B as required. Drainage and utility easements for Outlot A has been shown on the
street and utility plans as required. The drainage and utility easement for Outlot B must be added to the
street and utility plans.
The Plat must be revised to include a 10‐foot drainage and utility easement over Outlot C, adjacent to the
north right‐of‐way line for Royal Boulevard and adjacent to the east right‐of‐way line for Palmer Drive.
All off‐site easements as required by the City Engineer and Public Works Director to complete any off‐site
improvements or to provide drainage and utility maintenance access 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.
The following off‐site easements (golf course property) must be verified as existing or provided to the City.
Drainage and utility easements over the Golf Course adjacent to the rear yards of Lots 7‐14, Block 4.
Drainage and utility easements over the Golf Course adjacent to the rear yards of Lots 22‐25, Block 4.
The applicant has proposed temporary stormwater management provisions for the Royal Golf Club 3rd
Addition which will be removed and replaced with future development phases that will meet the storm
water management provisions approved with the Preliminary Plat.
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
The Final Plat application narrative is silent regarding the plan to use a temporary storm water
management system. The narrative should be revised to fully address the temporary storm water
management phasing, maintenance, and replacement. As proposed, it is unknown how the next
development phase will be constructed without interruption of the temporary system.
The temporary storm sewer and sediment basin must be relocated in a manner that allows the
temporary storm water management to remain operational until the permanent storm water
management system is operational.
Final Plat approval must be contingent upon the applicant obtaining a VBWD permit for the temporary
storm water management provisions. Any plan changes made to obtain the VBWD permit must be
resubmitted for City review and approval.
A City variance may be required to approve the Final Plat as the temporary storm water management
system does not meet all provisions of the City storm water ordinances (e.g. volume control).
Additional drainage and utility easements must be provided over the temporary storm sewer system
and temporary sediment basins located on Outlot C.
Additional development security provisions should be considered to address the temporary storm
water management system and phasing.
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 19, 2018.
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.
No construction for Royal Golf Club 3rd Addition 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 19, 2018
To: Brian Brian Krystofiak, P.E., Carlson McCain, Inc. Re: Royal Golf Club 3rd Addition
Jim Felton, Royal Development LLC. Construction Plan Review
Cc: Ben Prchal, City Planner
Ken Roberts, Planning Director
Rob Weldon, Public Works Director
Chad Isakson, P.E., Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Royal Golf Club 3rd Addition. Final Plat/Final Construction Plans
were received on October 31, 2018. The submittal consisted of the following documentation:
Royal Golf Club 3rd Addition Final Plat, Sheets 1‐3, not dated, prepared by Carlson McCain.
Royal Golf Club 3rd Addition Narrative, dated October 15, 2018.
Royal Golf Club 3rd Addition Construction Plans, Sheets 1‐24, dated October 5, 2018.
Royal Golf Club 3rd Addition Grading Plans, Sheets 1‐21, dated October 3, 2018.
Royal Golf Club 3rd Addition Landscape Plans, L1‐L7, dated October 9, 2018, by Pioneer Engineering.
Royal Golf Club 3rd Addition Specifications, dated October 5, 2018.
STATUS/FINDINGS: Engineering review comments have been provided to assist with the completion of the
Construction Plans. When submitting revised plans and specifications, please provide a point by point response
letter that details all changes made to the plans.
ROYAL GOLF CLUB 3RD ADDITION FINAL CONSTRUCTION PLANS
The drainage and utility easement for Outlot B must be added to the street and utility plans.
Revise the street and utility plans to show the required 10‐foot drainage and utility easement over Outlot C,
adjacent to the north right‐of‐way line for Royal Boulevard and adjacent to the east right‐of‐way line for
Palmer Drive.
Relocate the temporary storm sewer and sediment basin to allow the temporary storm water management
system to remain operational until the permanent storm water management system is operational.
SANITARY SEWER AND WATERMAIN PLANS
Sheet 5. Revise sewer grade to 0.5% between MH‐11 and MH‐13.
Sheet 6. Revise Palmer Drive eye brow watermain to be 8‐inch diameter. Eliminate dead end main by
connecting to Palmer Drive watermain at each intersection. This is consistent with the City practice.
Sheet 6. Revise watermain along Kings Court to be on north side of the street per City standards.
Additional plan revisions may be required regarding hydrant and system valve placement, pending review
by the Public Works Director.
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
STROM SEWER PLANS
Sheet 10. Revise storm sewer pipe size to meet City minimum 15‐inch pipe from CBMH‐274 to CBMH‐273.
Sheet 10. Revise storm sewer pipe size to meet City minimum 15‐inch pipe from CBMH‐271A to CBMH‐271.
Sheet 11. Revise storm sewer pipe size to meet City minimum 15‐inch pipe from CBMH‐281 to CBMH‐280.
Sheet 13. Revise storm sewer pipe size to meet City minimum 15‐inch pipe from CBMH‐240 to CBMH‐239.
STREET PLANS
Sheets 14‐17. Add K‐value for all vertical curves. Revise curves as necessary to meet minimum City standards.
Sheet 15. Revise street grades along Palmer Drive. The City minimum 0.5% grade is used for back to back
grade runs with no vertical curve at the break. Increase each grade and add vertical curve.
SIGN / PAVEMENT MARKING / LIGHTING PLAN
Sheet 18. Remove one light pole from the Palmer Drive eyebrow and relocate the second light pole to the
middle of the two eyebrow intersections.
Sheet 18. Add no parking signs to the interior of the Palmer Drive eye brow (3‐signs).
Sheet 18. Add no parking signs to the sign schedule.
Sheet 19. Add no parking signs to the Kings Court and Queens Court cul‐de‐sacs (3‐signs each).
Sheet 19. Add a stop bar at the intersection of Lake Elmo Avenue and Royal Boulevard.
DETAILS/TYPICAL SECTIONS
Sheet 24. Typical Street Sections. Remove references to “saw and seal”. Revise bituminous mix to Type C.
The City practice has changed to require Type C bituminous wear course and eliminate saw & seal.
Sheet 24. Typical Street Section: Royal Boulevard entrance. Add “RTL” to designate the right turn lane.
Sheet 24. Bituminous Access Road. Revise minimum grades to 4% on each side of access road.
LANDSCAPE PLAN:
Remove all trees from the interior of all pond maintenance benches. The Landscape Plans must be revised
to accommodate maintenance access to all storm water and to avoid placement of trees within the BMP.
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.
OWNED BY OTHERS
(BUFFER MAY BE REQUIRED
WITH FUTURE DEVELOPMENT)
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10-9-18
HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
GROUNDCOVER PLAN
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7OF
10-9-18
JLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L1THE ROYAL GOLF CLUB AT LAKE ELMO 3RD ADD.
LAKE ELMO, MINNESOTA
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HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
GROUNDCOVER PLAN
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10-9-18
JLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L2THE ROYAL GOLF CLUB AT LAKE ELMO 3RD ADD.
LAKE ELMO, MINNESOTA
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KINGS COURT NORTH
10-9-18
HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
GROUNDCOVER PLAN
c
7OF
10-9-18
JLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L3THE ROYAL GOLF CLUB AT LAKE ELMO 3RD ADD.
LAKE ELMO, MINNESOTA
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KINGS COURT NORTH
10-9-18
HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
GROUNDCOVER PLAN
c
7OF
10-9-18
JLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L4THE ROYAL GOLF CLUB AT LAKE ELMO 3RD ADD.
LAKE ELMO, MINNESOTA
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DRY SWALE/POND
(STATE SEED MIX 33-262 FORMERLY W4)
NATIVE DRY PRAIRIE SOUTHEAST
(STATE SEED MIX 35-621 FORMERLY U6)
SOD (TYPICAL)
10-9-18
HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
GROUNDCOVER PLAN
c
7OF
10-9-18
JLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L5THE ROYAL GOLF CLUB AT LAKE ELMO 3RD ADD.
LAKE ELMO, MINNESOTA
5
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KINGS COURT NORTH
10-9-18
HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
GROUNDCOVER PLAN
c
7OF
10-9-18
JLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L6THE ROYAL GOLF CLUB AT LAKE ELMO 3RD ADD.
LAKE ELMO, MINNESOTA
10-9-18
HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
GROUNDCOVER PLAN
c
7OF
10-9-18
JLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L7THE ROYAL GOLF CLUB AT LAKE ELMO 3RD ADD.
LAKE ELMO, MINNESOTA
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 8, 2018
Subject: City of Lake Elmo Landscape Plan Review
Royal Golf Club – 3rd Addition, Review #1
Submittals
Royal Golf Club 3rd Addition Final Plat, draft not signed
Royal Golf Club 3rd Addition Civil Site Plans, dated 10/05/2018, received 10/31/2018.
Royal Golf Club 3rd Addition Landscape Plans, dated 10/09/2018, received 10/31/2018.
Location: Area between 10th Street and 20th Streets, east of Lake Elmo Avenue and west
of Manning Trail on the former 3M Tartan Park properties.
Land Use Category: Residential golf course community Planned Unit Development on
428.06 acres and will include 291 single-family residential lots, a lot for the clubhouse and
facilities, and golf course.
Surrounding Land Use Concerns: As required in the resolution of approval, there is a
requirement that the developer work with the adjacent property owners (Homestead
Development) to get an agreement in place for screening and that it be incorporated into
the final landscape plans.
Special Landscape Provisions in addition to Zoning Code: The Royal Golf Club
Development and the City agreed that the number of trees required to be planted within the
development for tree replacement and requirements per city ordinance was to be 2900 – as
per the amendment to the development agreement attached. The development agreement
also states that the number of trees can be reduced by woodland management or pollinator
friendly techniques or the payment of $500 for parkland dedication requirements per 2.5-
inch caliper inch tree not planted.
Ben Prchal
Planner
City of Lake Elmo November 8, 2018
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T:\6443 Lake Elmo\03 Royal Golf Club\05 3rd Addition\01 Plan Reveiw\2018-10-31\2018-11-08 Royal Golf Club 3rd Addition Landscape Plan Review.docx
Tree Preservation:
A tree survey/preservation plan has been previously submitted and approved with
preliminary plat that does meet all requirements, including a tree inventory showing
individual trees that are exempt, removed and saved.
Entire Site
Tree Preservation
Phase 1
Total Caliper Inches On-Site: 138991.36 138991.36 Cal Inches
Significant Inches Removed On-Site 58883.2 17034.3 Cal Inches
Common Trees 19824.7 5347.2
Conifer/Evergreen Trees 15646.9 2775.9
Hardwood Trees 23411.6 8911.2
Tree Removal Limits (30% Significant Inches Removed On-Site) 41697.41 41697.41 Cal Inches
Subtract Common Tree Removals 19821.7 5347.2
Subtract Conifer/Evergreen Tree Removals 15646.9 2775.9
Subtract Hardwood Tree Removals 23411.6 8911.2
Removals in excess of 30% allowance -17182.79 24663.11 Cal Inches
Removals in Excess of Allowance 17182.7 0 Cal Inches
Hardwood Tree Replacement (1/2 the dia inches removed) 8591.35 0.00 Cal Inches
Tree replacement needed 8591.35 0.00 Cal Inches
Tree Replacement Required @ 2.5" per Tree 3437 0 # of Trees
Tree replacement is required because more than thirty (30) percent of the diameter inches
of significant trees surveyed will be removed.
Ben Prchal
Planner
City of Lake Elmo November 8, 2018
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Landscape Requirements:
The 3rd addition landscape plans do meet the code required number of trees.
Master Plan Master Plan 1st Addition 2nd Addition 3rd Addition
Required Approved Required Required Required
Street frontage 35,961 7,942 10,163 8,360 Lineal Feet
Lake Shore 0 Lineal Feet
Stream Frontage 0 Lineal Feet
Total Linear Feet 35,961 7,942 10,163 8,360 Lineal Feet
/50 Feet = Required Frontage Trees 720 159 204 168 Trees
Development or Disturbed Area - SF
Development or Disturbed Area 146 37 38 37 Acres
/5 = Required Development Trees 730 185 190 185 Trees
Code Required Number of Trees 1,450 344 394 353
Required Mitigation Trees 3,437
PUD Agreement Required # of Trees 2,900
Qualified* Trees Proposed to Date 1,943 419 632 658
*Ornamental and builder trees not included in tree count to satisfy 2,900 tree requirement per the PUD agreement.
1. A minimum one (1) tree is proposed for every fifty (50) feet of street frontage.
2. A minimum of five (5) trees are proposed to be planted for every one (1) acre of
land that is developed or disturbed by development activity.
The master landscape plans meet the minimum of twenty-five percent (25%) of the
required number of trees shall be deciduous shade trees and a minimum of twenty-five
percent (25%) of the required number of trees be coniferous trees.
Master Plan Qty % Composition
Deciduous Shade Tree 1190 61%
Coniferous Tree 753 39%
Ornamental Trees* 42
Builder Trees* 888
Tree Count 2831
Phase 1 Qty % Composition
Deciduous Shade Tree 239 57%
Coniferous Tree 180 43%
Ornamental Trees* 0
Builder Trees* 202
Tree Count 621
Ben Prchal
Planner
City of Lake Elmo November 8, 2018
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T:\6443 Lake Elmo\03 Royal Golf Club\05 3rd Addition\01 Plan Reveiw\2018-10-31\2018-11-08 Royal Golf Club 3rd Addition Landscape Plan Review.docx
Phase 2 Qty % Composition
Deciduous Shade Tree 425 67%
Coniferous Tree 207 33%
Ornamental Trees* 24
Builder Trees* 158
Tree Count 790
Phase 3 Qty % Composition
Deciduous Shade Tree 340 52%
Coniferous Tree 318 48%
Ornamental Trees* 26
Builder Trees* 206
Tree Count 864 *Ornamental and builder trees not included in tree
count to satisfy 2,900 tree requirement per the
PUD agreement.
Total Composition Qty % Composition
Deciduous Shade Tree 1004 59%
Coniferous Tree 705 41%
Ornamental Trees* 50
Builder Trees* 566
Tree Count 5106
A. A landscape plan has been submitted that meets all requirements.
Findings:
1. Submitted landscape plans are consistent with the approved preliminary plat, and plan
and agreement approved and executed between the Homestead HOA and Royal Golf
club regarding screening.
2. Black hills spruce and white pine trees have mature diameters of approximately 20’-30’
and 30’-40’ respectively. When the tree symbols are show to scale, there are several
locations on sheet L4 where the trees at full diameter will overlap the buildings. See
attached figure.
3. There is on tree on L4 that is located on the edge of driveway pavement that will need
to be relocated. See attached figure.
4. Future irrigation plans will need to meet City requirements.
Ben Prchal
Planner
City of Lake Elmo November 8, 2018
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T:\6443 Lake Elmo\03 Royal Golf Club\05 3rd Addition\01 Plan Reveiw\2018-10-31\2018-11-08 Royal Golf Club 3rd Addition Landscape Plan Review.docx
Recommendation:
It is recommended that a condition of approval for the Royal Golf Club – 3nd Addition
landscape plans include:
1. Adjust the location and spacing of the trees that overlap the buildings when shown at
mature diameter and resubmit a revised landscape plan.
2. Adjust the location of the tree that is on the edge of the driveway and resubmit a
revised landscape plan.
Sincerely,
Lucius Jonett, PLA (MN)
Wenck Associates, Inc.
City of Lake Elmo Municipal Landscape Architect
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10-9-18
HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
GROUNDCOVER PLAN
c
7OF
10-9-18
JLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L4THE ROYAL GOLF CLUB AT LAKE ELMO 3RD ADD.
LAKE ELMO, MINNESOTA