HomeMy WebLinkAbout#20 - Hammes 3rd Final PlatBUSINESS ITEM 4A
STAFF REPORT
DATE: 2/20/2018
AGENDA ITEM: 20 –REGULAR
TO: City Council
FROM: Emily Becker, Planning Director
ITEM: Hammes Estates 3rd Addition Final Plat and Easement Vacation
REVIEWED BY: Ben Prchal, City Planner
Jack Griffin, City Engineer
Greg Malmquist, Fire Chief
Mike Bent, Building Official
BACKGROUND:
The Council is being asked to consider a Final Plat request from Rachel Development for the third
phase of the planned 163-unit residential development to be located on 78.1 acres of land west of
Keats Avenue and within Stage 1 of the City’s I-94 MUSA area. The 3rd Addition final plat, which is
the last phase of the development, will include 69 single-family lots on 39.013 acres, all of which
will be accessed off of Keats Avenue and through 8th Street North.
Additionally, Hammes Estates 3rd Addition will require an easement vacation for Outlot B in order to
plat 3rd Addition.
ISSUE BEFORE COUNCIL:
Is the proposed Hammes Estates 3rd Addition Final Plat consistent with the approved Hammes
Estates 3rd Addition Preliminary Plat? Should the easement over Outlot B be vacated in order to
allow recording of Hammes Estates 3rd Addition Final Plat?
REVIEW/ANALYSIS:
Applicant and Owner: Rachel Development.
Location: Part of Section 34 in Lake Elmo, immediately west of Keats
Avenue (CSAH 19), approximately 1,300 feet south of 10th
Street (CSAH 10), and south of Goose Lake. Outlot B Hammes
Estates.
Request: Application for final plat approval of 69 residential lots
Existing Land Use and Zoning: Vacant outlot; Current Zoning: LDR - Urban Low Density
Residential
Surrounding Land Use: North –Hammes Estates 1st Addition, Goose Lake and
Stonegate Residential Estates (RE) subdivision; west –
Stonegate RE subdivision; south – Lennar Savona Urban Low
Density Residential (LDR) subdivision.
2
Item #
Comprehensive Plan: Urban Low Density Residential (2.5 – 4 units per acre)
History: The site was previously utilized as an active mining and gravel
operation. The site has since been reclaimed. The property was
rezoned from Rural Development Transitional District (RT) to
Urban Low Density Residential (LDR) on 7/22/2014.
Preliminary Plat approved on 7/1/2014 (public hearing on
5/12/14). Final plat of 1st phase was approved on October 7,
2014. The final plat was granted an extension to October 7,
2016 by Council on November 4, 2015. Rachael Development
purchased the project in 2016 and the Developer Agreement and
Final Construction plans for the first phase were approved on
August 16, 2016. 2nd Addition was approved on January 2,
2017.
Deadline for Action: Application Complete – 1/19/18
60 Day Deadline – 3/20/18
Extension Letter Mailed – No
120 Day Deadline – NA
Applicable Regulations: Chapter 153 – Subdivision Regulations
Article 10 – Urban Residential Districts (LDR)
§150.270 Storm Water, Erosion, and Sediment Control
FINAL PLAT
The City of Lake Elmo has received a request from Rachael Development for final plat approval of
the second phase of the Hammes Estates residential development to be called Lake Ridge Crossing.
The 3rd Addition final plat is the replat of Outlot B Hammes Estates 1st Addition and includes 69
single family residential lots and associated infrastructure. The City Council approved the Hammes
Estates Preliminary Plat on July 1, 2013, which platted 163 single family lots over approximately 78
acres of land within the I-94 MUSA Area. 1st Addition consisted of 57 single family lots, and 2nd
Addition consisted of 37 single family lots out of the 163 planned for the entire subdivision.
Final Plat Approval Procedure. The City’s subdivision ordinance establishes the procedure for
obtaining final subdivision approval, in which case a final plat may only be reviewed after the City
takes action on a preliminary plat. As long as the final plat is consistent with the preliminary
approval, it must be approved by the City. The City’s approval of the Hammes Estates Preliminary
Plat included a series of conditions that must be met by the applicant, which are addressed in the
“Review and Analysis” section below. There are no public hearing requirements for a final plat.
Consistency with Preliminary Plat. Staff has reviewed the final plat and found that it is consistent
with the preliminary plat that was approved by the City. The developer updated the preliminary plan
submissions to comply with the conditions of approval prior to submission of 2nd Addition Final Plat,
and the final plat application incorporates these updates as well. A condition of preliminary plat
required that no more than 100 residential units be approved prior to the development having street
connection to the Savona subdivision. The second phase plat made the street connection to the
Savona development. The applicant has submitted detailed construction plans for related to sanitary
sewer, water main, storm sewer, grading, drainage, landscaping, and other details that have been
reviewed by the City.
3
Item #
Street Naming. Street names have been reviewed and have been found to be consistent with the
City’s new street naming ordinance, though the Final Plat will need to include the street names as
indicated on the Grading Plans: “8th St N,” “James Ct N,” “James Cir N,” and “James Ave N”.
Landscaping. Staff has reviewed the Final Landscape Plan for Hammes 3rd Addition and has
provided comments in the attached memorandum. These plans will need to be modified to include
irrigation plans, include 25% coniferous trees and include three additional red oaks.
Engineering Review. The applicant has submitted detailed construction plans related to sanitary
sewer, water main, storm sewer, grading, drainage, landscaping, and other details that have been
reviewed by the City. These must be revised in accordance with the Construction Plan engineering
review memorandum dated February 5, 2018, attached. Staff is recommending that all revisions and
modifications noted within the City Engineer’s review memorandum be completed prior to the
release of Final Plat for recording as a condition of approval. Payment for pipe oversizing from the
City standard 8-inch pipe along 8th Street North and James Avenue North, connecting to the existing
12-inch watermain in the Savona development should be addressed in the Development Agreement.
Infrastructure Improvements and Phasing. The infrastructure improvements will tie in with the
improvements completed in the 1st and 2nd phase.
Drainage and Utility Easements. Additional drainage and utility easements are required for various
lots per the City Engineer’s Memorandum dated February 5, 2018.
Fire Chief Review. The Fire Chief has reviewed the proposed final plat and has made comment that
the fire hydrants on James Circle appear to exceed the 500 foot required spacing, and that the middle
hydrant may need to be relocated further east to comply.
Shoreland District. While a portion of the proposed 3rd Addition Final Plat is in the Shoreland
Overlay District, none of the lots are riparian, and there are 2.041 acres of wetland and 4.837 acres of
wetland buffer.
Parkland Dedication. The developer is dedicating Outlots A and D, which will be parkland for
trails. There are approximately 2640 feet of public trail to be constructed along the northern and
western edges of the plat. Along with this parkland dedication, the Developer had satisfied the park
dedication requirements with the 1st Addition Final Plat. One of the conditions of approval of the
Preliminary Plat was that a tot lot be constructed within Goose Lake Park (the park within the
development along Goose Lake), however, due to the Parks Commission concern about the park’s
proximity to Keats Avenue and removal of significant trees, the Parks Commission requested that a
play structure be constructed within an outlot within the development. Therefore, the developer has
proposed a private tot lot within Outlot C. It is a recommended condition of approval that Staff and
the Parks Commission review and approve this play structure before it is erected.
Density. The entire portion of the approved Hammes Preliminary Plat is zoned Limited Density
Residential (2.5-4 units per acre). The density of the 3rd Addition Final Plat is 2.62 units per acre (69
units/26.348 acres (39.013 gross acres – (8.715 acres of Outlot A (parkland) and 0.133 acres of
Outlot D (parkland) and 3.817 acres outside of park area of wetlands and wetland buffers)).
Lot Size. The average lot size of the lots in the 3rd Addition is .286 acres. The smallest lot is .219
acres, and the largest lot is .453 acres. This meets minimum lot size requirements of the LDR zoning
district and consistent with Preliminary Plat. The lot widths and depths are all consistent with those
of the approved Preliminary Plat.
Outlots. Outlot A, 8.715 acres, will be dedicated to the City for parkland for trails. 1.102 acres of
this outlot are wetlands, and 1.959 acres are wetland buffers. Outlot B, 4.897 acres, is an infiltration
4
Item #
basin to be dedicated to the City. Outlot C, 0.132 acres, will be HOA-owned and maintained and will
contain a totlot. Outlot D, 0.133 acres, will be City-owned and will contain a trail.
Road Right-of-Way. 5.394 acres are dedicated for right-of-way for non-arterial roads.
Neighboring Property Issues. The impact on the Stonegate development to the north and west was
addressed during Preliminary Plat through the provision of a buffer. The 3rd Addition has provided
this buffer consistent with the approved Preliminary Plat. The buffer borders the Stonegate
Development; is 100 feet in width; and contains a trail.
Preliminary Plat Conditions – With Staff Update Comments (updated information in bold
italics). The preliminary plat for Hammes Estates was approved with several conditions, which are
indicated below along with Staff’s comments on the status of each.
1) Within six months of preliminary plat approval, the applicant shall complete the following: a)
The applicant shall provide adequate title evidence satisfactory to the City Attorney; and b)
The applicant 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 and prior to the commencement of any grading activity on the site. Comment:
a) all title work was submitted and reviewed by the City Attorney with the first phase of the
development b) revised preliminary plat were approved with the approval of the first phase
of the development.
2) The City Engineer shall review and approve all revised Preliminary Plans that are submitted
to the City in advance of Final Plat to satisfy Condition #1. Comments: This has been
completed (See Condition #1 response).
3) The Preliminary Plat approval is conditioned upon the applicant meeting all minimum City
standards and design requirements. Comments: The preliminary plat was approved with the
first phase of the development.
4) All required modifications to the plans as requested by the City Engineer in a review letter
dated June 16, 2014 shall be incorporated into the plans prior to consideration of a Final Plat.
Comments: This condition has been met.
5) Prior to the acceptance of the public improvements for the Hammes Estates plat, all wetland
buffers shall be delineated and identified via staking or signage that is acceptable to the City.
Comments: The final construction plans (Grading, Drainage and Erosion Control)
include wetland buffer monuments to identify the locations of all wetland buffers. The
applicants are aware of this condition and it will be a condition of final plat for all phases.
6) The landscape plan shall be updated per the recommendations of the City’s landscape
consultant in a review memo dated 5/7/14. Comments: The City’s Landscape Consultant
approved the Preliminary Landscape Plan and a review of the second addition landscape
plans are in conformance with the preliminary plans and City requirements.
7) The applicant shall be responsible for the construction of all improvements within the Keats
Avenue (CSAH 19) right-of-way as required by Washington County and further described in
the review letter received from the County dated May 6, 2014. The required improvements
shall include, but not be limited to: construction of a modified median crossing, construction
5
Item #
of a trail/sidewalk to the south side of the median, turn lanes, and other improvements as
required by the County. Comments: The Keats Avenue was part of the first addition project.
8) The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from Valley Branch Watershed
District prior to the commencement of any grading or development activity on the site.
Comments: The site has been graded and VBWD permits were approved.
9) Landscape islands shall be platted as part of the right-of-way and shall be maintained by the
Home Owners Association. The applicant shall enter into a maintenance agreement with the
City that clarifies the individuals or entities responsible for any landscaping installed in areas
outside of land dedicated as public park and open space on the final plat. Comments: A
landscape license agreement was executed as part of the first and second addition plats and
will be executed as part of the third addition plat. A condition of final plat will be that no
building permits will be issued until the agreement is executed.
10) With an eligible parkland dedication of 5.7 acres provided, the applicant is responsible to pay
a fee in lieu of land dedication for the equal market value amount of 2.1 acres of land at the
time of the Final Developers Agreement. The City will work with the developer to clarify any
and all park fee payments at the time of the Final Developers Agreement. Comments:
Parkland dedication was addressed with the first addition final plat. The city had the
opportunity to review the park amenities prior to construction and the tot lot will be
constructed as part of the 3rd Addition within Outlot C.
11) No more than 100 units may be approved as part of a final plat until secondary access is
provided to the subdivision via a connection to 5th Street through the Savona subdivision.
Comments: The second phase development made this connection.
12) For trails proposed to be located in any wetland buffer, the applicant must present a suitable
design or material that is acceptable to the City and Valley Branch Watershed District.
Comments: The applicants have presented a boardwalk design to the watershed district and
the VBWD was agreeable to a boardwalk design through a small portion of the buffer
area. The construction details of the proposed limited boardwalk section within the wetland
buffer must be provided to the City as part of the Final Construction Plans for the
pertinent future phase of the Hammes Estates subdivision.
13) The applicant must enter into a separate grading agreement with the City prior to the
commencement of any grading activity in advance of final plat and plan approval. The City
Engineer shall review any grading plan that is submitted in advance of a final plat, and said
plan shall document extent of any proposed grading on the site. Comments: The project was
graded with the first addition.
14) The applicant must incorporate a play structure into the proposed park at Goose Lake per the
request of the Lake Elmo Park Commission. Furthermore, the applicant must submit an
updated design of the park property that meets City approval in advance of Final Plat.
Comments: An HOA owned and maintained tot lot play structure will be located in Outlot
C. The location of the play structure was moved per recommendation of the Parks
Commission due to concern about Goose Lake Park’s proximity to Keats Avenue and to
minimize the removal of trees. The Parks Commission reviewed the proposed location at
6
Item #
its August 15, 2016 meeting and recommended approval of this location. It is a
recommended condition of approval that this play structure be installed prior to issuance
of building permits for Lots 1 and 2, Block 6 are issued and that Staff and the Parks
commission review and approve plans for the equipment prior to installation.
15) The applicant shall work with the Planning Staff to name all streets in the subdivision prior to
submission of a Final Plat. Comments: This condition has been met.
16) Lots 1-6, Block 10 and Lots 1-5 and 11-12, Block 9 shall not be platted until the southern
channel of Goose Lake is closed off from the lake, or the shoreland issue around the channel
is resolved in some other manner that is acceptable to the DNR. Comments: The applicants
have received MN DNR approval to restore the southern shore of Goose Lake back to its
original state, closing off the southern channel and Wetland G. The applicant is
responsible for following all requirements and conditions of the DNR permit, including the
5-year invasive species monitoring. The monitoring is required as part of the first phase
Landscape License Agreement. The 3rd Addition Final Plat application has been sent to the
MNDNR for comment to ensure they have had no issues. The City has heard nothing back
in regards to the application or notification of issues.
17) The applicant shall work to relocate segments of the northern buffer trail further to the south
of the Stonegate subdivision wherever it is feasible as long as the trail does not encroach on
any required wetland buffers. Comments: The trail alignment was staked as part of the first
phase. There is a proposed, bike-friendly boardwalk within the wetland areas.
Planning Commission Review and Public Hearing. The Planning Commission considered the
Hammes Estates 3rd Addition Final Plat and held a public hearing on and considered the requested
vacation of the easement over Outlot B of Hammes Estates 1st Addition at its meeting on February
12, 2018. No one spoke at the public hearing, and only one inquiry requesting clarification on the
easement vacation request was received by Staff prior to the public hearing. During the meeting, the
Planning Commission had requested that Staff work with the applicant on the possibility of possibly
connecting the trail along the western side of the development to Julep Court N (within the Stonegate
Development). Staff had contacted the developer about this possible trail connection, but after further
discussion with the applicant and a member of the Planning Commission who is also a resident of the
Stonegate community, it was felt that because the Stonegate development has no Homeowners’
Association, it would be very difficult to ensure that everyone in the neighborhood could express
their view on the connection. Additionally, because the Final Plat does not require a public hearing
and because the Preliminary Plat has already been approved, it would not be appropriate to change
the connection at this time.
Recommended Findings. Staff is the following findings with regards to the proposed Hammes
Estates 3rd Addition Final Plat:
1) That the Hammes Estates 3rd Addition Final Plat is consistent with the Preliminary Plat and
Plans as approved by the City of Lake Elmo on July 1, 2013 and revised on September 19,
2016.
2) That the Hammes Estates 3rd Addition Final Plat is consistent with the Lake Elmo
Comprehensive Plan and the Future Land Use Map for this area.
7
Item #
3) That the Hammes Estates 3rd Addition Final Plat complies with the City’s Urban Low
Density Residential zoning district.
4) That the Hammes Estates 3rd Addition Final Plat complies with all other applicable zoning
requirements, including the City’s landscaping, storm water, sediment and erosion control
and other ordinances, except as noted in this report or attachment thereof.
5) That the Hammes Estates 3rd Addition Final Plat complies with the City’s subdivision
ordinance.
6) That the Hammes Estates 3rd Addition Final Plat is consistent with the City’s engineering
standards with the exceptions noted by the City Engineer in his review comments to the City
dated February 5, 2018.
Recommended Conditions of Approval. Based on the above Staff report and analysis, Staff is
recommending approval of the Final Plat with conditions intended to address the outstanding issues
noted above and to further clarify the City’s expectations in order for the developer to proceed with
the recording of the Final Plat. The recommended conditions are as follows:
1) Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water
management plans, and street and utility construction plans shall be reviewed and approved
by the City Engineer prior to the recording of the Final Plat. All changes and modifications
to the plans requested by the City Engineer in the Hammes Estates 3rd Addition – Final Plat
Engineering Review Comments and Hammes Estates 3rd Addition Construction Plan Review
memo dated February 5, 2018 shall be incorporated into these documents before they are
approved. The Final Plat shall not be recorded until final construction plan approval is
granted.
2) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a
Developer’s Agreement acceptable to the City Attorney and approved by the City Council
that delineates who is responsible for the design, construction, and payment of the required
improvements with financial guarantees therefore.
3) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat prior to the execution of the Final Plat by City Officials. This
must include additional or expanded drainage and utility easements as outlined in the City
Engineer’s Memorandum dated February 5, 2018.
4) The plat shall be incorporated into the Hamme Estates Common Interest Agreement
concerning management of the common areas of Hammes Estates and establishing a
homeowner’s association shall be submitted in final form to the Planning Director before a
building permit may be issued for any structure within this subdivision. Said agreement shall
comply with Minnesota Statues 515B-103, and specifically the provisions concerning the
transfer of control to the future property owners.
5) 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 on the Final Plat.
8
Item #
6) The Final Landscape Plan shall be revised per the requested modifications and shall be
approved prior to the release of Final Plat for recording.
7) Prior to the issuance of building permits, for Hammes Estates 3nd Addition, all wetland
buffers shall be delineated and identified via staking or signage that is acceptable to the City.
8) The Final Plat should include proposed street names as indicated on the Construction Plans
before recording of Final Plat.
9) Staff and the Parks Commission will review and approve plans for the equipment to be
located in the private townhouse park area and these improvements shall be installed prior to
issuance of building permits for Lots 1 and 2, Block 6.
EASEMENT VACATION
Rachel Development is also requesting vacation of a drainage and utility easement over all of Outlot
B, Hammes Estates 1st Addition in order to record the final plat of Hammes Estates 3rd Addition. This
drainage and utility easement was placed over Outlot B during phase 1 final plat in order for the City
to have control and access of the drainage in the outlot. Outlot B will be developed into Hammes 3rd
Addition and new easements will be put into place over planned drainage ways, ponds, infiltration
basins and along property lines as is customary. Staff has reviewed the proposed easement vacation
and recommends approval.
Recommended Findings.
1) The proposed replat of Outlot B, Hammes Estates 1st Addition into Hammes Estates 3rd
Addition complies with all applicable zoning and subdivision regulations.
2) The dedication of a new easements will be provided with the recording of Hammes
Estates 3rd Addition to provide the same function as the one being vacated with no
negative impact to the public.
Recommended Conditions of Approval. Because the applicant is requesting the easement vacation
to be approved concurrently with the Hammes Estates Final Plat, Staff recommends that the
following be a condition of approval of the easement vacation:
1) Final Plat of the Property over which the easement is subject must be approved by
Council and recorded.
RECCOMENDATION:
Staff and the Planning Commission recommend approval of the Final Plat for Hammes Estates 3rd
Addition with the 9 conditions of approval as listed in the Staff report. Suggested motion:
“Move to adopt Resolution 2018-016 approving the Hammes Estates 3rd Addition Final Plat with
the 9 conditions of approval based on the findings of fact listed in the Staff Report.”
Staff and the Planning Commission also recommend approval of the request to vacate the easement
over Outlot B of Hammes Estates 1st Addition. Suggested motion:
9
Item #
“Move to adopt Resolution 2018-017 approving the request to vacate the easement over Outlot B,
Hammes Estates 1st Addition, subject to one condition of approval.”
ATTACHMENTS:
1. Application
2. Final Plat
3. Final Landscape Plans
4. City Engineer Review Memorandum, dated 2/5/2018
5. Landscape Review Comments
6. Fire Chief Review Comments
7. Easement Vacation Sketch
8. Resolution 2018-016 approving Hammes 3rd Addition Final Plat
9. Resolution 2018-017 approving the request for an easement vacation of Outlot B, Hammes
Estates 1st Addition
TBPLS Firm No. 10074302
January 16, 2018
Emily Becker
Planning Director
City of Lake Elmo
3800 Laverne Avenue North
Lake Elmo, MN 55042
Re:Hammes Estates 3rd Addition Final Plat Narrative
PID: 3402921130004
File 0009282.03
Cc:David Stradtman, Rachel Development
Dear Ms. Becker:
Rachel Development proposes to develop Hammes Estates 3rd Addition consisting of 69 single family lots.
This will be the final phase of Hammes Estates. Plat recording is anticipated in spring 2018 with construction
starting in spring as soon as weather conditions allow. The first phase of construction as shown on the
enclosed Final Construction Plans will be completed in 2018. The remaining site construction is anticipated
to be completed in 2019. However if sales are strong, the entire site may be completed in 2018.
Rachel Development, 5125 Napier Court NE, St. Michael MN 55376 is the Developer and Fee Owner of
the proposed development. Park dedication was addressed with the Development Agreement for Hammes
Estates 1st Addition. Outlot A will be dedicated as park per that Agreement. This submittal package is the
Final Plat application along with supporting documents and application fees, including:
x Final Plat Application
x Affirmation of Sufficient Interest
x Acknowledgement of Responsibility
x Easement Vacation Application
x Applications Fee Check for $1,765 ($1,250 Final Plat, $515 Easement Vacation)
x Property Legal Description
x Parcel, Right-of-Way and Wetland Areas Table
x Easement Vacation Exhibit and Description
x Final Plat
x Final Construction Plans and Specifications
x Revised Grading Plan & Minimum Floor Elevation Table
x Mailing Labels of Property Owners Within 350 Feet
January 9, 2018
Page 2
Outlot A will be dedicated to the City for parkland. Outlots B & D will be dedicated to the City for
stormwater and utilities. Outlot C will be owned by the Home Owners Association for use as a tot lot.
Please review this application package for completeness and place us on the first available public hearing.
Contact me if you have any questions or need additional information.
Sincerely,
WESTWOOD PROFESSIONAL SERVICES
John Bender
Project Manager
Enclosures:
x Final Plat Application
x Affirmation of Sufficient Interest
x Acknowledgement of Responsibility
x Easement Vacation Application
x Applications Fee Check for $1,765 ($1,250 Final Plat, $515 Easement Vacation)
x Property Legal Description
x Parcel, Right-of-Way and Wetland Areas Table
x Mailing Labels of Property Owners Within 350 Feet
x Minimum Floor Elevation Table
x Storm sewer design calculations spreadsheet
x 5 full size & 10 reduced Final Construction Plans
x 2 Construction Specifications books
x 5 full size & 10 reduced Final Plat
x 10 Easement Vacation Sketch Exhibits (legal size)
x 2 full size & 1 reduced Grading & Erosion Control Plans
Phone (952) 937-5150 7699 Anagram Drive
Fax (952) 937-5822 Eden Prairie, MN 55344
Toll Free (888) 937-5150
PAGE 1 of 1
MEMORANDUM
Date: February 5, 2018
To: Emily Becker, Planning Director Re: Hammes Estates 3rd Addition – Final Plat
Cc: Chad Isakson, P.E., Assistant City Engineer Engineering Review Comments
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for Hammes Estates 3rd Addition. Final Plat/Final Construction Plans
were received on January 17, 2018. The submittal consisted of the following documentation prepared by Westwood
Professional Services, or as noted:
Hammes Estates 3rd Addition Final Plat, not dated.
Hammes Estates 3rd Addition Construction Plans dated January 8, 2018.
Hammes Estates 3rd Addition Construction Specifications dated December 12, 2017.
Hammes Estates 3rd Addition Grading & Erosion Control Plans dated January 10, 2018.
Storm Sewer Design Calculations dated January 10, 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: HAMMES ESTATES 3RD ADDITION
Outlots A (trail & storm water), B (storm water), and D (utilities) must be dedicated to the City as part of the
Final Plat. Outlot C (tot lot) is HOA owned. Outlot ownership must be noted on the final construction plans.
The 8th Street eyebrow center island will be platted as right‐of‐way as required by preliminary plat approval.
The center island landscaping will be HOA maintained (addressed in the Landscape Maintenance Agreement).
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.
Hammes 3rd Addition includes trunk watermain (12‐inch diameter) pipe oversizing along 8th Street North and
James Avenue North, connecting to the existing 12‐inch watermain in the Savona development. Payment for
pipe oversizing from the City standard 8‐inch pipe should be addressed in the development agreement.
FINAL CONSTRUCTION PLANS & SPECIFICATIONS
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 February 5, 2018.
No construction for Hammes Estates 3rd Addition may begin until the applicant has received City Engineer
approval for the Final Construction Plans and Specifications; the applicant has obtained and submitted to the
City all applicable permits, easements and permissions needed for the project; and a preconstruction meeting
has been held by the City’s engineering department.
The Final Plat shall not be recorded until final construction plan approval is granted.
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
·
·
·
Phone (952) 937-5150 7699 Anagram Drive
Fax (952) 937-5822 Eden Prairie, MN 55344
Toll Free (888) 937-5150
Phone (952) 937-5150 7699 Anagram Drive
Fax (952) 937-5822 Eden Prairie, MN 55344
Toll Free (888) 937-5150
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
3800 Laverne Avenue North • Lake Elmo • Minnesota 55042
Phone: (651) 747-3900 • Fax: (651) 747-3901 • www.lakeelmo.org
February 5, 2018
David Stradtman
Rachel Development
4126 Napier Ct NE
St. Michael, MN 55376
Re: Hammes 3rd Addition Landscape Plan Review
Dear Mr. Stradtman,
Please see below the landscape plan review for Hammes 3rd Addition. The landscape plans are
not approved. Please note the conditions of approval at the end of this letter, revise plans and
resubmit.
Submittals
Preliminary Landscape Plan and Tree Preservation Plan, dated June 23, 2016.
Landscape Plans, dated December 29, 2017, received January 19, 2018.
Location: West of Keats Avenue and South of Goose Lake, Lake Elmo, MN
Land Use Category: Urban Low Density Residential
Surrounding Land Use Concerns: None.
Special landscape provisions in addition to the zoning code: There is a required buffer on the
west and northern portion of this development as per the Comprehensive Land Use Plan.
Tree Preservation:
A tree preservation plan has been previously submitted along with the preliminary landscape
plans.
Irrigation Plan:
An irrigation plan has not been submitted and needs to be submitted once complete for review
and approval.
Landscape Requirements:
The phase 3 plan dated December 29, 2017 is consistent with the preliminary landscape plan
dated June 23, 2016.
The proposed phase 3 plans show more than the required tree quantities, but the quantity shown
is required to meet tree preservation replacement caliper inch requirements.
Preliminary
Plan
Phase 3
Required
Phase 3
Proposed
Street frontage 16381 6810
Lineal
Feet
Lake Shore 0 0
Lineal
Feet
Stream Frontage 0 0
Lineal
Feet
Total Linear Feet 16381 6810 0
Lineal
Feet
/50 Feet = Required Frontage
Trees 328 136 144 Trees
Development Area 67.1 28.0 Acres
/5 = Required Development Trees 336 140 219 Trees
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.
B. A landscape plan has been submitted that does not meet all requirements.
1. Provisions for irrigation and other water supplies.
Qty
%
Composition
Deciduous Shade Tree 177 64%
>25%
required
Coniferous Tree 44 16%
>25%
required
Required # of Trees 276
2. A minimum of twenty-five percent (25%) of the required number of trees shall be
coniferous trees. This has not been met.
3. There is a discrepancy between the plant schedule and number of trees shown on the
plan. REO – Red Oak / Quercus rubra lists 12 in the plant schedule and only 9 are
counted on the plan. All 12 trees are required to meet the landscape and tree
preservation caliper inch requirements.
C. Interior Parking Lot Landscaping – The development does not include interior parking lots.
D. Perimeter Parking Lot Landscaping – The development does not include perimeter parking
lots.
E. Screening – Screening is not required by City code
F. Maintenance and Installation of Materials – The landscape plan does include required City
standard notes and details.
Findings:
1. An irrigation plan has not been provided and is required.
2. There is a discrepancy between the plant schedule and number of trees shown on the plan.
REO – Red Oak / Quercus rubra lists 12 in the plant schedule and only 9 are counted on the
plan.
3. The number of proposed coniferous trees does not meet the required 25% of the required
number of trees.
Conditions of Approval:
1. Submit an irrigation plan.
2. Submit a revised landscape plan with 3 additional REO – Red Oak / Quercus rubra trees.
3. Submit a revised landscape plan that meets the required percentage of coniferous trees.
Please let me know if you have questions.
Sincerely,
Emily Becker
Planning Director 651-747-3912
ebecker@lakeelmo.org
From:Greg Malmquist
To:Emily Becker
Cc:"Chad Isakson"
Subject:HAMMES 3rd
Date:Friday, January 19, 2018 2:12:34 PM
Attachments:image001.png
Here are my comment for the Hammes 3rd:
Hydrants on James Circle appear to exceed our 500’ spacing. Possibly relocate middle hydrant east
to comply?
Greg Malmquist, Chief
Lake Elmo Fire Department
3510 Laverne Ave. No.
Lake Elmo, MN 55042
W-651-770-5006
C-651-775-1137
Fax-651-770-5620
1
Resolution 2018-016
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2018-016
A RESOLUTION APPROVING A FINAL PLAT FOR HAMMES ESTATES 3RD ADDITION
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Rachel Development Inc, 4125 Napier Ct NE, St. Michael, MN 55376
(Applicant) has submitted an application to the City of Lake Elmo (City) for a Final Plat for
Hammes Estates 2nd Addition, a copy of which is on file in the City of Lake Elmo Planning
Department; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on May 12,
2014 to consider the Hammes Estates Preliminary Plat and continued discussion on the
Preliminary Plat until its June 23, 2014 meeting; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation concerning the Preliminary Plat as part of a memorandum to the City Council
for the July 1, 2014 City Council Meeting; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending
approval of the Preliminary Plat; and
WHEREAS, the City Council reviewed the Preliminary Plat request at its July 1, 2014
meeting and adopted Resolution No. 2014-55 approving the Preliminary Plat; and
WHEREAS, the Lake Elmo Planning Commission met on February 12, 2018 to review
the Final Plat for Hammes Estates consisting of 69 single-family residential lots; and
WHEREAS, on February 12, 2018 the Lake Elmo Planning Commission adopted a
motion to recommend that the City Council approve the Final Plat for Hammes Estates 3rd
Addition with conditions; and
WHEREAS, the City Council reviewed the recommendation of the Planning
Commission and the Final Plat for Hammes Estates 3rd Addition at a meeting held on February
20, 2018; and
NOW, THEREFORE, based upon the testimony elicited and information received, the
City Council makes the following:
FINDINGS
2
Resolution 2018-016
1) That the Hammes Estates 3rd Addition Final Plat is consistent with the Preliminary Plat and Plans
as approved by the City of Lake Elmo on July 1, 2013 and revised on September 19, 2016.
2) That the Hammes Estates 3rd Addition Final Plat is consistent with the Lake Elmo
Comprehensive Plan and the Future Land Use Map for this area.
3) That the Hammes Estates 3rd Addition Final Plat complies with the City’s Urban Low Density
Residential zoning district.
4) That the Hammes Estates 3rd Addition Final Plat complies with all other applicable zoning
requirements, including the City’s landscaping, storm water, sediment and erosion control and
other ordinances, except as noted in this report or attachment thereof.
5) That the Hammes Estates 3rd Addition Final Plat complies with the City’s subdivision ordinance.
6) That the Hammes Estates 3rd Addition Final Plat is consistent with the City’s engineering
standards with the exceptions noted by the City Engineer in his review comments to the City
dated February 5, 2018.
CONCLUSIONS AND DECISION
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve
the Final Plat for Hammes Estates 3rd Addition subject to the following conditions:
1) Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water
management plans, and street and utility construction plans shall be reviewed and approved
by the City Engineer prior to the recording of the Final Plat. All changes and modifications
to the plans requested by the City Engineer in the Hammes Estates 3rd Addition – Final Plat
Engineering Review Comments and Hammes Estates 3rd Addition Construction Plan Review
memo dated February 5, 2018 shall be incorporated into these documents before they are
approved. The Final Plat shall not be recorded until final construction plan approval is
granted.
2) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a
Developer’s Agreement acceptable to the City Attorney and approved by the City Council
that delineates who is responsible for the design, construction, and payment of the required
improvements with financial guarantees therefore.
3) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat prior to the execution of the Final Plat by City Officials. This
must include additional or expanded drainage and utility easements as outlined in the City
Engineer’s Memorandum dated February 5, 2018.
4) The plat shall be incorporated into the Hamme Estates Common Interest Agreement
concerning management of the common areas of Hammes Estates and establishing a
homeowner’s association shall be submitted in final form to the Planning Director before a
building permit may be issued for any structure within this subdivision. Said agreement shall
comply with Minnesota Statues 515B-103, and specifically the provisions concerning the
transfer of control to the future property owners.
3
Resolution 2018-016
5) 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 on the Final Plat.
6) The Final Landscape Plan shall be revised per the requested modifications and shall be
approved prior to the release of Final Plat for recording.
7) Prior to the issuance of building permits, for Hammes Estates 3nd Addition, all wetland
buffers shall be delineated and identified via staking or signage that is acceptable to the City.
8) The Final Plat should include proposed street names as indicated on the Construction Plans
before recording of Final Plat.
9) Staff and the Parks Commission will review and approve plans for the equipment to be
located within Outlot C of Hammes Estates 3rd Addition, and these improvements shall be
installed prior to issuance of building permits for Lots 1 and 2, Block 6.
Passed and duly adopted this 20th day of February, 2018 by the City Council of the City of Lake
Elmo, Minnesota.
__________________________________
Mike Pearson, Mayor
ATTEST:
________________________________
Julie Johnson, City Clerk
STATE OF MINNESOTA
COUNTY OF WASHINGTON
CITY OF LAKE ELMO
RESOLUTION NO. 2018-017
A RESOLUTION VACATING A DRAINAGE AND UTILITY EASEMENT OVER
OUTLOT B, HAMMES ESTATES 1ST ADDITION
THE CITY COUNCIL OF THE CITY OF LAKE ELMO, MINNESOTA DOES HEREBY
RESOLVE AS FOLLOWS:
WHEREAS, the City of Lake Elmo approved the final plat of Hammes Estates 3rd
Addition on February 20, 2018 with blanket drainage and utility easements over Outlot B of
Hammes Estates 1st Addition; and
WHEREAS, a request has been made to the City Council pursuant to Minnesota Statute
§412.851 to vacate the existing drainage and utility easements on Outlot B, Hammes Estates 1st
Addition; and
WHEREAS, the City of Lake Elmo had received a request for the Final Plat of Hammes
Estates 3rd Addition from Rachel Development, replatting Outlot B, Hammes Estates 1st Addition
into a residential development; and
WHEREAS, a public hearing to consider the vacation of the drainage and utility
easement was held on the February 12, 2018 at the Planning Commission meeting in the Lake
Elmo City Hall located at 3800 Laverne Avenue North at 7:00 p.m. or shortly thereafter after due
published and posted notice had been given, as well as personal mailed notice to all property
owners within 350 feet of Outlot B, Hammes Estates 1st Addition by the City Clerk and all
interested and affected persons were given an opportunity to voice their concerns and be heard;
and
WHEREAS, the Council in its discretion has determined that the vacation will benefit
the public interest because:
1) The proposed replat of Outlot B, Hammes Estates 1st Addition into Hammes Estates 3rd
Addition complies with all applicable zoning and subdivision regulations.
2) The dedication of a new easements will be provided with the recording of Hammes
Estates 3rd Addition to provide the same function as the one being vacated with no
negative impact to the public.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF LAKE ELMO, COUNTY OF WASHINGTON MINNESOTA, that such request
Resolution 2018-017 Page 2
for vacation of an existing drainage and utility easement is hereby granted in accordance with the
property descriptions provided above, subject to the following condition:
1) Final Plat of the Property over which the easement is subject must be approved by
Council and recorded.
BE IT FURTHER RESOLVED, that the Mayor and City Clerk are hereby authorized to
sign all documents necessary to effectuate the intent of this resolution.
Adopted by the Council this 20th day of February 2018.
Effective Date:_______________________
Approved:
________________________________
Mike Pearson, Mayor
Attested by:
________________________________
Julie Johnson, City Administrator