HomeMy WebLinkAbout#17 - Wildflower 3rd Addition Final Plat & PUDSTAFF REPORT
DATE: 3/20/2018
AGENDA ITEM: 17
TO: City Council
FROM: Emily Becker, Planning Director
ITEM: Wildflower at Lake Elmo 3rd Addition Final Plat and Final PUD Plans
REVIEWED BY: Jack Griffin, City Engineer
BACKGROUND:
Robert Engstrom Companies is requesting approval of final plat, final PUD development plans for
the third phase of the Wildflower at Lake Elmo PUD development. The final plat includes 25 single
family residential lots located to the east of the second phase and to the northwest of the first phase.
Staff is recommending approval of the request subject to compliance with the conditions listed in this
report.
PROPOSAL DETAILS/ANALYSIS:
Applicant: Robert Engstrom Companies; 4801 West 81st Street, #101, Bloomington, MN
Property Owners: Robert Engstrom Companies; 4801 West 81st Street, #101, Bloomington, MN
Location: Outlot B, Wildflower at Lake Elmo 2nd Addition, and Outlot P, Wildflower at
Lake Elmo 1st Addition
Request: Application for lot Final Plat and Final Planned Unit Development (PUD)
Plan approval for the third phase of the Wildflower PUD development. The
final plat includes 25 single-family residential lots, and an outlot for future
development.
Existing Land Use/ Vacant outlot and MDR/PUD.
Zoning:
Surrounding: North – vacant outlot and MDR/PUD zoning –; west - Wildflower 2nd
Addition and MDR/PUD zoning and Lake Elmo Avenue; south – offices,
business park land – VMX – Village Mixed Use; east – Wildflower outlot and
open space/Field of St. Croix II subdivision open space – RR and OP zoning.
Comprehensive Plan: Village Medium Density Residential (2.5-4.99 units per acre)/Village Open
Space Overlay
History: The property is within the Village Planning Area boundary and municipal
sewer service area. The site was historically been used for farming activities.
A large portion of the site is located in a FEMA Flood District. The City
approved a Comprehensive Plan Amendment in 2014 that removed portions
of the site from the open space land category. The City approved a PUD
Concept Plan for the property on June 17, 201
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4, and a preliminary plat and preliminary PUD plans on April 7, 2015. Wildflower 1st Addition
received final plat and PUD plan approval on 7/21/15 and Wildflower 2nd
Addition received final plat and PUD plan approval on December 6, 2016. A
PUD amendment was processed on June 6, 2017.
Deadline for Action: Application Complete – 2/12/2018
60 Day Deadline – 4/13/2018
Extension Letter Mailed – No
120 Day Deadline – NA
Regulations: Chapter 153 – Subdivision Regulations
Article 10 – Urban Residential Districts (MDR)
Article 16 – Planned Unit Development Regulations
§150.270 Storm Water, Erosion, and Sediment Control
Robert Engstrom Companies is requesting approval of a final plat and final PUD plan associated with
the second phase of the Wildflower Planned Unit Development (PUD). The proposed final plat will
replat the Outlot P, Wildflower at Lake Elmo 1st Addition, 7.89 acres, and Outlot B, Wildflower at
Lake Elmo 2nd Addition, 3.62 acres, in to 25 single-family residential lots, of which 12 will be the
“garden villa” homes while the remaining 13 will be conservancy lots located on Prairievew Trail. In
addition to the 25 single family homes, the final plat and PUD plans include one outlot. Outlot A is
8.3697 acres in size and will be redeveloped into residential lots in the future. The twelve garden
villa lots average 0.1607 aces in size with the smallest lot being 0.1405 acres in size and the largest
0.1758 acres in size; the 13 conservancy single family lots average 0.29 acres in size, with the
smallest being 0.2975 acres in size and largest being 0.6083 the acres in size. The lots sizes and
dimensions are consistent with the preliminary plat and PUD Plans.
Plat Summary:
Development area
Outlots C of 2nd Addition: 3.62 acres
Outlot P of 1st Addition: 7.89 acres
Residential lots: 25 (12 villa, 13 conservancy)
Outlot for future development (Outlot A): 8.3697 acres
R/W area: 3.5237 acres
Average garden villa lot size: 0.16 acres
Average conservancy lot size: 0.29 acres
Parkland: 0 acres
Wetland and wetland buffers: 0 acres
Grading. The site was graded with the first phase development, so no grading plans were included in
the final plat submittal.
Stormwater. Stormwater issues were discussed with the approval of Wildflower 2nd Addition Final
Plat. Among these issues were the Wildflower stormwater pond depth and non-functioning
infiltration basins in the Village Preserve development. The Valley Branch Watershed District has
indicated that the infiltration basins in the Village Preserve Development have been corrected and
that further investigation is needed in to what actions need to be taken at Wildflower.
Street Names. Street names shall be given the suffix “N” prior to recording of final plat.
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Engineering Review. The City Engineer has reviewed the final plat submittal and has prepared a
memorandum for the Commission and Council’s review. The comments in the City Engineer’s
review memorandum dated March 1, 2018 should be addressed prior to releasing the plat for
recording. Some key issues outlined in this report include:
• Payment for sanitary and watermain pipe oversizing should be addressed in the
development agreement.
• This addition proposes a sanitary lift station to be owned and operated by the City to
provide sanitary sewer service for the 13 lots along Prairieview Trail. Per the
conditions of Preliminary Plat approval, the sanitary sewer lift station will be
designed by the City’s engineering consultant, at the developer’s costs, to ensure
conformance with the City’s minimum design standards and consistency with other
lift station equipment in the City, including SCADA control systems.
• As an alternative, City staff would consider allowing the construction of a low
pressure system using individual grinder stations and a 2-inch forcemain to service
these lots, contingent upon the individual grinder stations meeting City
recommendations to ensure longer lasting equipment is provided to each property
owner.
Landscape Plan. A revised landscape plan has been submitted for review, but has not been
approved. Approval of the landscape plan should be a condition prior to releasing the plat for
recording.
Protective Easement. A condition of preliminary plat was to protect all open space with protective
easements. An protective easement is being prepared to protect Outlot A from any future
development. This should be a condition of that needs to be addressed prior to releasing the plat for
recording.
Parkland Dedication. The 1st Addition Development Agreement indicated that all parkland
dedication was satisfied within the first phase.
Timeline. The applicant’s narrative indicates the following timeline: Utilities to begin April of 2018
and completed June of 2018 with small utilities in August of 2018; street construction to be done July
of 2018; and landscaping installation complete by September of 2018.
PUD Amendment. On December 6, 2017, the Council approved a PUD amendment to amend the
Wildflower at Lake Elmo PUD Agreement. The PUD Amendment allowed for the following, which
affects 3rd Addition:
• Conservation and Prairie Lots will have setbacks consistent with LDR zoning.
• Driveway locations will be flexible on Lot 4, Block 3 and Lot 4, Block 5 in 3rd
Addition. This is subject to City review of individual building permits for unforeseen
conflicts or safety issues, and any changes to street curbing as a result of modified
driveway locations must occur prior to the installation of the final lift of asphalt being
installed.
• Up to 6% impervious coverage is allowed beyond the 50% impervious coverage
maximum for the courtyard lots with use of pervious pavers.
Preliminary Plat Conditions. The final plat is in conformance with the preliminary plat. The
preliminary plat and PUD plans were approved with conditions. Staff has provided comments on the
status of each in bold italics:
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Preliminary Plat Conditions – With Staff Update Comments (updated information in bold
italics):
1) No lots within a FEMA flood zone shall be approved as part of a final plat until such time that
the City’s Floodplain Management Map has been amended to remove these lots. As an
alternative to amending this map, the developer must provide documentation that all structures
will be built above the regulatory flood protection elevation, that any public infrastructure will
also meet Floodplain Ordinance requirements, and that the proposed storm water ponds may be
constructed within the floodplain area. Comments: This condition will apply to the final plat
and all subsequent stages. The Valley Branch Watershed District has indicated that it will
undertake a study to amend the FEMA flood delineations to lower the flood levels in this area
to match those identified in the Goetschel Pond study. There are no buildable lots depicted on
the final plat that are located in a flood district.
2) Prior to any grading activity, the developer shall submit to the City temporary grading easements
from the owner of the lots adjacent to Layton Avenue within the Brookman Addition in order to
construct the improvements within this right-of-way as documented in the preliminary
construction plans. Comments: These easements have been secured and grading was
completed within this area.
3) The developer has requested the inclusion of public art within common areas and public property
throughout Wildflower development. Prior to the placement of any art on publicly owned
property or public rights-of-way, the developer and City shall enter into an agreement that
clarifies the individuals or entities responsible for maintenance, upkeep and removal of any
public art. No public art shall be lit in a manner that conflicts with the City’s Lighting
Ordinance. Comments: This is a condition that will apply to any placement of public art
within the development, including that installed in phase 1, the stamping of poetry into
sidewalks and sculpture in the right of way. A landscape license agreement shall be executed
to include public art as a landscape element and shall be executed prior to building permits in
the third phase.
4) Prior to the submission of a final plat for any portion of the Wildflower PUD, the developer shall
work with the City to determine the appropriate park dedication calculations for the entire
development area. Comments: The development agreement for the first phase indicated that
all park dedication was satisfied with the first phase of the development.
5) 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 site grading was
completed with the first phase of the development
6) The utility construction plans shall be updated to incorporate the recommendations of the City
Engineer as described in a February 18, 2015 memorandum to the City concerning the
appropriate location and size of sewer services through the PUD planning area, including any
requested oversizing of these facilities to service adjacent properties, prior to the submission of a
final plat. Comments: The supplemental plans included in the final plat submission address
the previous review comments. The City Engineer approved the supplemental plans. This
condition has been met.
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7) The developer shall minimize the number of rain gardens within public rights-of-way consistent
with the review comments from the City Engineer. Any such storm water infiltration features
shall be subject to review and approval by the City Engineer. Comments: All rain gardens as
previously proposed have been eliminated from the plans.
8) The preliminary development plans must be revised to comply with City Street standards as
referenced in the City Engineer’s review memorandum dated February 18, 2015. Comments:
The plans have been updated to meet City standards and were approved as part of the PUD.
9) The City approves all requests for flexibility from City Zoning and Subdivision requirements
with the exception of the street standards noted in the preceding condition. Comments: The
revised plans address this condition.
10) The applicant is encouraged to incorporate elements from the Lake Elmo Theming Study into the
open space areas within the subdivision. Comments: The final plans do not include any specific
references to the City’s theming study. This condition was not a mandatory requirement.
11) The preliminary landscape plan shall be updated to address the review comments from the City’s
landscape architecture consultant as noted in a review letter dated February 4, 2015. Comments:
The Preliminary Landscape Plans dated 5/28/15 generally meet the City’s requirements for
landscaping, however the Landscape Architect’s review comments have not been fully
addressed. The developer has since submitted an amended plan for a portion of the first
addition landscaping which have been approved, subject to the landscape requirements for the
entire site. A third phase plan has been submitted and approval of the plan shall be required
prior to recording the final plat of the 3rd Addition.
12) All center median planting areas as depicted on the preliminary plat and plans shall be owned by
the City of Lake Elmo and maintained by the Homeowners 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, trails,
or open space on the final plat. The developer has entered into a landscape license agreement
that meets this condition for the first phase which have been amended to address the public
art. A similar agreement will be required with the third addition and will be a condition of
approval. The agreement shall be executed prior to issuance of building permits in the third
phase.
13) The Final Plat and Plans must address the requested modifications outlined in the City Engineer’s
review memorandum dated February 18, 2015. Comments: The final plans have addressed
these comments.
14) Prior to recording the Final Plat for any portion of the area shown in the Preliminary Plat, the
Developer shall enter into a Developers Agreement acceptable to the City Attorney that
delineates who is responsible for the design, construction, and payment of public improvements.
Comments: A development agreement will be entered in to with the 3rd Addition.
15) The developer shall provide an easement over or dedicate in a separate outlot all trails to be
dedicated for public use. Any such trails shall be considered a park land dedication provide said
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trails are constructed by the developer with other public improvements within the subdivision.
Comments: There are no trails proposed with the 3rd Addition.
16) The City will not approve a final plat for any portion of Wildflower until such time that the City
has approved construction plans and received financial security related to the construction of the
public improvement project to connect the 39th Street Sewer to the 30th Street lift station.
Comments: This condition has been met and no longer applies.
17) The developer must follow all the rules and regulations of the Wetland Conservation Act, and
adhere to the conditions of approval for the Valley Branch Watershed District Permit.
Comments: The developers plan have been reviewed and approved by the Watershed District
and grading work has been completed in accordance with this permit.
18) The developer shall maintain access to the Smith property (11514 Stillwater Boulevard North)
during construction of the first development phase. Said access shall, at a minimum, be capable
of supporting emergency management vehicles and be consistent with City access driveway
standards. The existing driveway easement shall be vacated prior to the recording of the final
plat. Comments: The driveway easement from the Smith property providing access to
Stillwater Boulevard has been vacated. Easements to the City and Mr. Smith have expired
upon the recording of the 2nd Addition Final Plat. Replacement easements were a condition of
2nd Addition Final Plat recording.
19) The developer shall establish a legally binding agreement to prevent further residential or
commercial development of all outlots that are planned for open space or conservation uses
within the preliminary plat. Comments: This condition has been met for the first phase and is
was addressed in the second phase to protect Outlot A. Platting of future phases will require
such an easement over Outlot P as indicated in the preliminary plat. There are no oulots that
require a conservation easement within 3rd Addition.
Planning Commission Review. The Planning Commission held a public hearing and reviewed the
3rd Addition Final Plat at its March 12, 2018 meeting. No one from the public spoke at the public
hearing, though a number of inquiries regarding the final plat and PUD plans were received by Staff,
as well as concern that the phasing was consistent with that indicated with the approved Preliminary
Plat. The Planning Commission had initial concern about the grinder pump option in lieu of the lift
station as proposed in the City Engineer memorandum, as experience with grinder pumps has been
that they can get clogged up. However, after discussion with the City Engineer and assurance that the
grinder pumps would need to be of good quality and that the two inch pipe would be maintained by
the City, this concern was mitigated. The cost of the grinder pumps would be passed on to the
homeowner, whereas the cost of lift station maintenance would be passed on through taxes. It was
concluded that this decision should be left up to the City Engineer and developer. The Planning
Commission recommended approval 6-0.
RECOMMENDED CONDITIONS OF APPROVAL:
Staff is recommending conditions as part of this final plat review to address issues highlighted in this
report that include conditions of the preliminary plat that have not been fully addressed by the
applicant. The City Engineer’s review memorandum dated March 1, 2018 identifies a number of
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issues that need to be addressed by the developer in order for the City to deem the final plans
complete. Based on the above Staff report and analysis, Staff is recommending approval of the final
plat and final PUD development plans for phase two with the following conditions:
Recommended Conditions of Approval:
1) The comments in the City Engineer’s review memorandum dated March 1, 2018 shall be
addressed prior to releasing the plat for recording. Final 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 a memorandum dated March 1, 2018
and any future reviews shall be incorporated into these documents before they are approved.
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 for the Wildflower at Lake Elmo 3rd Addition Final Plat and Final PUD
Development Plans 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.
4) A Common Interest Agreement concerning management of the common areas of Wildflower at
Lake Elmo 3rd Addition and establishing a homeowner’s association shall be submitted in final
form to the Community Development Director before a building permit may be issued for any
structure within this subdivision.
5) The applicant shall also enter into a landscape license/public art agreement and maintenance
agreement with the City that clarifies the individuals or entities responsible for any landscaping
and public art installed in areas outside of land dedicated as public park and open space on the
final plat.
6) The landscape plan shall be reviewed and approved by the City prior to releasing the final plat for
recording.
7) Street signs and no parking signs shall be installed on City Streets within the development prior
to any building permits being issued.
8) Street names shall be given the suffix “N” prior to recording of final plat.
9) That the Developer adhere to the Alley Snow and Ice Removal Agreement regarding snow and ice
removal from the Courtyard Alleys.
DRAFT FINDINGS
Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Wildflower Final Plat and Final PUD Plans
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1) That all the requirements of City Code Section 153.07 related to the Final Plan and Final Plat
have been met by the Applicant.
2) That the proposed Final Plat for Wildflower at Lake Elmo 3rd Addition consists of the creation of
25 single-family detached residential structures.
3) That the Wildflower at Lake Elmo 3rd Addition Final Plat and Final PUD Plan is consistent with
the Preliminary Plat and Plans as approved by the City of Lake Elmo on April 7, 2014.
4) That the Wildflower at Lake Elmo 3rd Addition Final Plat and Final PUD Plan is consistent with
the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area.
5) That the Wildflower at Lake Elmo 3rd Addition Final Plat generally complies with the City’s
Urban Medium Density Residential zoning district, with the exceptions as noted in the approved
Preliminary PUD Plans and PUD Agreement.
6) That the Wildflower at Lake Elmo 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.
7) That the Wildflower at Lake Elmo 3rd Addition Final Plat complies with the City’s subdivision
ordinance.
8) That the Wildflower at Lake Elmo 3rd Addition Final Plat and Final PUD Plan complies with the
City’s Planned Unit Development Ordinance.
9) That the Wildflower at Lake Elmo 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 March 1, 2018 and as otherwise identified in future reviews.
RECOMMENDATION:
Staff and the Planning Commission recommend approval of the Final Plat and Final Development
Plans for Wildflower at Lake Elmo 3rd Addition with the 8 conditions of approval as listed in the
Staff report.
Suggested motion:
“Move to adopt Resolution 2018-025 approving the final plat and PUD development plans for the
Wildflower at Lake Elmo 3rd Addition with 9 conditions based on the findings listed in the staff
report.”
ATTACHMENTS:
1. Application and narrative
2. City Engineer Review Comments – 3/1/2018
3. Final Plat
4. Final Landscape Plan
5. Resolution 2018-025
651-747-3900
3800 Laverne Avenue North
Lake Elmo, MN 55042
Date Received: ___________________
Received By: ____________________
Permit #: ________________________
LAND USE APPLICATION
□ Comprehensive Plan □ Zoning District Amend □ Zoning Text Amend □ Variance*(see below) □ Zoning Appeal
□ Conditional Use Permit (C.U.P.) □ Flood Plain C.U.P. □ Interim Use Permit (I.U.P.) □ Excavating/Grading
□ Lot Line Adjustment □ Minor Subdivision □ Residential Subdivision Sketch/Concept Plan
□ PUD Concept Plan □ PUD Preliminary Plan □ PUD Final Plan □ Wireless Communications
Applicant: _____________________________________________________________________________________________
Address: ______________________________________________________________________________________________
Phone # _______________________________________
Email Address:___________________________________
Fee Owner: ___________________________________________________________________________________________
Address: ______________________________________________________________________________________________
Phone # _______________________________________
Email Address:___________________________________
Property Location (Address): ______________________________________________________________________________
(Complete (long) Legal Description: ________________________________________________________________________
_____________________________________________________________________________________________________
PID#: ________________________________________________________________________________________________
Detailed Reason for Request: _____________________________________________________________________________
_____________________________________________________________________________________________________
_____________________________________________________________________________________________________
_____________________________________________________________________________________________________
_____________________________________________________________________________________________________
*Variance Requests: As outlined in Section 301.060 C. of the Lake Elmo Municipal Code, the applicant must demonstrate
practical difficulties before a variance can be granted. The practical difficulties related to this application are as follows:
_____________________________________________________________________________________________________
_____________________________________________________________________________________________________
_____________________________________________________________________________________________________
_____________________________________________________________________________________________________
In signing this application, I hereby acknowledge that I have read and fully understand the applicable provisions of the Zoning
ordinance and current administrative procedures. I further acknowledge the fee explanation as outlined in the application
procedures and hereby agree to pay all statements received from the City pertaining to additional application expense.
Signature of applicant:_______________________________________Date:_________________________________________
Signature of fee owner:______________________________________Date:_________________________________________
Wildflower at Lake Elmo 3rd Addition – Written Statements
2.a.) Owner: Robert Engstrom Companies
4801 West 81st Street, Suite 101
Minneapolis, MN 55437
Authorized Agents or Representatives:
Bob Engstrom
Paul Engstrom
Engineer & Surveyor:
John Molinaro & Peter Hawkinson
Pioneer Engineering, P.A.
2422 Enterprise Dr.
Mendota Heights, MN 55120
2.b.) Address: Unassigned: Intersection of Wildflower Dr. & Swallowtail Lane
Unassigned: End of Currently Constructed Prairieview Trail
Current Zoning: PUD
Parcel Size: 19.88 acres; 866,126 ft2
Property Identification #’s: 12.029.21.34.0078 & 12.029.21.32.0008
Current Legal Description: Outlot P of Wildflower at Lake Elmo 1st Addition
Outlot B of Wildflower at Lake Elmo 2nd Addition
2.c.)
i) Name of Final Plat: Wildflower at Lake Elmo 3rd Addition
ii) Table
Bl
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#
Lo
t
#
Si
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e
(a
c
)
Wi
d
t
h
at
Fr
o
n
t
Se
t
b
a
c
k
*
(s
f
)
Av
e
r
a
g
e
De
p
t
h
(s
f
)
1 1 0.4319 120 179
1 2 0.3403 104 185
1 3 0.3717 82 162
1 4 0.4229 80 151
1 5 0.5020 88 159
1 6 0.4851 77 156
1 7 0.4795 86 186
1 8 0.5449 90 215
1 9 0.5892 93 227
1 10 0.5954 129 237
2 1 0.6083 109 240
2 2 0.3923 86 199
2 3 0.2975 86 151
3 1 0.1653 60 120
3 2 0.1653 60 120
3 3 0.1515 55 120
3 4 0.1774 65 120
4 1 0.1654 62 120
4 2 0.1405 51 120
4 3 0.1405 51 120
4 4 0.1654 62 120
5 1 0.1653 60 120
5 2 0.1653 60 120
5 3 0.1515 55 120
5 4 0.1758 65 120
*Width is at the non‐garage side of courtyard lots
(Blocks 3, 4 and 5)
iii) Final Area Calculations:
Park: 0
Trails: 0
Other: 0
Estimated Value of Dedicated Area: 0
iv) Final Area of Wetlands & Buffers
Wetlands: 0
Buffers: 0
v) Final Proposed right‐of‐ways: 3.5237 acres; 153,492 ft2
vi) Proposed legal descriptions for items not on Plat: NONE
2.d.) Addressing Issues since Preliminary Plat:
All items that have arisen have been addressed in the Final Platting Process.
2.e.) Density:
3rd Addition Lot Area: 7.99 acres
3rd Addition Lot #: 25
Density: 3.13 lots/acre
2.f.) Proposed infrastructure improvements & phasing:
1 Phase Development
Continuation of installed Wildflower at Lake Elmo 1st & 2nd improvements.
2.g.) Neighboring Properties Issues Addressed:
Developer has personally addressed issues with neighbors.
2.h.) Nearby Land Issues/Disturbances to wetlands or Natural Areas:
The project developed a Stormwater Management Plan with the review of the City of Lake
Elmo & the Valley Branch Watershed District to address and improve the watershed drainage
issues.
2.i.) Justification: Development is in conformance with approved Preliminary Plat.
2.j.) Lakeshore Access: NONE
2.k.) Parks & Open Space: Park and Open space dedication was completed with 1st Addition of Project.
2.l.) Development Timeline:
Begin Utilities: April ‐2018
Complete Utility Construction: June – 2018
Complete Street Construction: July – 2018
Complete Small Utility Construction: August – 2018
Complete Landscaping Installation: September ‐ 2018
PAGE 1 of 2
MEMORANDUM
Date: March 1, 2018
To: Emily Becker, Planning Director Re: Wildflower at Lake Elmo 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 Wildflower at Lake Elmo 3rd Addition. Final Plat/Final Construction
Plans were received on February 14, 2018. The submittal consisted of the following documentation prepared by
Pioneer Engineering, or as noted:
Wildflower at Lake Elmo 3rd Addition Final Plat, printed February 9, 2018.
Wildflower at Lake Elmo 3rd Addition Construction Plans dated February 9, 2018.
Storm Sewer Design Calculations dated April 3, 2015.
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 AND EASEMENTS: WILDFLOWER AT LAKE ELMO 3RD ADDITION
The Final Plat shall not be recorded until final construction plan approval is granted.
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.
Drainage and utility easements are required over each storm sewer outfall pipe, extending east from the
Wildflower 3rd Addition Plat, to the Outlot J storm water pond.
Small utility corridor easements, 10‐feet wide, should be provided along both sides of Prairieview Trail. Theses
easements are shown along all proposed lots but are also needed along all Outlots not owned by the City.
Wildflower at Lake Elmo 3rd Addition includes trunk watermain (12‐inch diameter) pipe oversizing along
Sunflower Lane, connecting to the existing 12‐inch watermain in the Village Preserve subdivision to the
existing watermain along CSAH 14. Payment for pipe oversizing from the City standard 8‐inch pipe should be
addressed in the development agreement.
SANITARY LIFT STATION OPTIONS
This addition to Wildflower at Lake Elmo proposes a sanitary lift station to be owned and operated by the City
to provide sanitary sewer service for 13 lots along Prairieview Trail. Per the conditions of Preliminary Plat
approval, the sanitary sewer lift station will be designed by the City’s engineering consultant, at the
developer’s costs, to ensure conformance with the City’s minimum design standards and consistency with
other lift station equipment in the City, including SCADA control systems.
As an alternative, City staff would consider allowing the construction of a low pressure sewer system using
individual grinder stations and a 2‐inch forcemain to service these lots, thereby removing the need for a larger
lift station to be owned and operated by the City. This consideration would be contingent upon the individual
grinder stations meeting City recommendations (similar to those specified by the City on recent projects) to
ensure longer lasting equipment is provided to each property owner.
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
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 March 1, 2018.
No construction for Wildflower at Lake Elmo 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.
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
c
OFWILDFLOWER 3RD ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
MINNEAPOLIS, MINNESOTA 55437-1111
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
1. XX-XX-XXXX Revisions LANDSCAPE PLAN 3L12-9-2018
jlt
jlt/tml2-9-18
c
OFWILDFLOWER 3RD ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
MINNEAPOLIS, MINNESOTA 55437-1111
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
1. XX-XX-XXXX Revisions LANDSCAPE PLAN 3L22-9-2018
jlt
jlt/tml2-9-18
1
Resolution 2018-025
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2018-025
A RESOLUTION APPROVING A FINAL PLAT AND FINAL PLANNED UNIT DEVELOPMENT
(PUD) PLAN FOR THE WILDFLOWER AT LAKE ELMO 3RD ADDITION PLANNED
RESIDENTIAL DEVELOPMENT
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Robert Engstrom Companies, 4801 West 81st Street, #101, Bloomington,
MN has submitted an application to the City of Lake Elmo (“City”) for a Final Plat and Final
PUD Plan for the Wildflower at Lake Elmo 3rd Addition planned residential development, a copy
of which is on file in the City of Lake Elmo Community Development Department; and
WHEREAS, the City approved the Wildflower at Lake Elmo General Concept Plan on
June 17, 2014; and
WHEREAS, the City approved the Wildflower at Lake Elmo Preliminary Plat and
Preliminary PUD Plan on April 7, 2015; and
WHEREAS, the proposed Wildflower at Lake Elmo 3rd Addition Final Plat and Final
PUD Plan includes 25 single family residential lots within a planned development on Outlot O,
Wildflower at Lake Elmo; and
WHEREAS, the Lake Elmo Planning Commission held public hearing on March 12,
2018 to consider the Final Plat and Final PUD Plan request; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending
approval of the Final Plat and Final PUD Plan subject to 9 conditions of approval on March 12,
2018; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation concerning the Final Plat and Final PUD Plan as part of a memorandum to the
City Council for the March 20, 2018 Council Meeting; and
WHEREAS, the City Council reviewed the Wildflower at Lake Elmo 3rd Addition Final
Plat and Final PUD Plan at its meeting held on March 20, 2018 and made the following findings
of fact:
1) That all the requirements of City Code Section 153.07 related to the Final Plan and Final
Plat have been met by the Applicant, with the exceptions noted in the staff report.
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Resolution 2018-025
2) That the proposed Wildflower at Lake Elmo 3rd Addition Final Plat consists of the
creation of 25 single-family detached residential structures.
3) That the Wildflower at Lake Elmo 3rd Addition Final Plat and Final PUD Plan is
consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on
April 7, 2014.
4) That the Wildflower at Lake Elmo 3rd Addition Final Plat and Final PUD Plan is
consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for
this area.
5) That the Wildflower at Lake Elmo 3rd Addition Final Plat generally complies with the
City’s Urban Medium Density Residential zoning district, with the exceptions as noted in
the approved Preliminary PUD Plans.
6) That the Wildflower at Lake Elmo 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.
7) That the Wildflower at Lake Elmo 3rd Addition Final Plat complies with the City’s
subdivision ordinance.
8) That the Wildflower at Lake Elmo 3rd Addition Final Plat and Final PUD Plan complies
with the City’s Planned Unit Development Ordinance.
9) That the Wildflower at Lake Elmo 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 March 1, 2018 and as otherwise identified in future reviews.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby
approve the Wildflower at Lake Elmo 3rd Addition Final Plat and Final PUD Plan subject to the
following conditions:
1) The comments in the City Engineer’s review memorandum dated March 1, 2018 shall be
addressed prior to releasing the plat for recording. Final 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 a memorandum dated March 1, 2018
and any future reviews shall be incorporated into these documents before they are approved.
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 for the Wildflower at Lake Elmo 3rd Addition Final Plat and Final PUD
Development Plans with financial guarantees therefore.
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Resolution 2018-025
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.
4) A Common Interest Agreement concerning management of the common areas of Wildflower at
Lake Elmo 3rd Addition and establishing a homeowner’s association shall be submitted in final
form to the Community Development Director before a building permit may be issued for any
structure within this subdivision.
5) The applicant shall also enter into a landscape license/public art agreement and maintenance
agreement with the City that clarifies the individuals or entities responsible for any landscaping
and public art installed in areas outside of land dedicated as public park and open space on the
final plat.
6) The landscape plan shall be reviewed and approved by the City prior to releasing the final plat for
recording.
7) Street signs and no parking signs shall be installed on City Streets within the development prior
to any building permits being issued.
8) Street names shall be given the suffix “N” prior to recording of final plat.
9) That the Developer adhere to the Alley Snow and Ice Removal Agreement regarding snow and ice
removal from the Courtyard Alleys.
Passed and duly adopted this 20th day of March, 2018 by the City Council of the City of Lake
Elmo, Minnesota.
___________________________________
Mike Pearson, Mayor
ATTEST:
____________________________________
Julie Johnson, City Clerk