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HomeMy WebLinkAbout#15 - Boulder Ponds 3rd Add Final PlatPUBLIC HEARING ITEM 5a – ACTION ITEM STAFF REPORT DATE: JUNE 19, 2018 AGENDA ITEM: 15 TO: City Council FROM: Emily Becker, Planning Director ITEM: Boulder Ponds 3rd Addition – Final Plat, Final PUD Plan REVIEWED BY: Jack Griffin, City Engineer BACKGROUND: The Council is being asked to consider an application for a Final Plat and Final Planned Unit Development (PUD) Plan submitted by OP4 Boulder Ponds, LLC c/o The Excelsior Group, LLC. The Final Plat application represents the third phase of the Boulder Ponds residential development and includes 33 single family residential lots and one outlot. The proposed project is located north of Hudson Blvd. N., east of the Eagle Point Business Park and south of the Stonegate subdivision. Staff is recommending approval of the of the Boulder Ponds 3rd Addition Final Plat and Final PUD Plan subject to compliance with conditions as noted in this report. GENERAL INFORMATION Applicant: OP4 Boulder Ponds, LLC c/o The Excelsior Group, LLC, 1660 Highway 100 South, Ste 400, St. Louis Park, MN 55416 Property Owners: OP4 Boulder Ponds, LLC11455 Viking Drive, Suite 350, Eden Prairie, MN 55344 Location: Outlot K, Boulder Ponds, PID # 34.029.21.32.0038 Request: Application for Final Plat and Final Planned Unit Development (PUD) Plan for the 3rd phase of the Boulder Ponds planned development which includes 33 single family lots. Existing Land Use/Zoning: LDR (PUD) - Urban Low Density Residential Planned Unit Development. Surrounding Land Use: North –Stonegate Residential Estates (RE) subdivision; west – Eagle Point Business Park (Bremer Bank, Eagle Point Town Office Condos, High Pointe Medical Campus, vacant land) (BP); east – Lennar Savona Urban Low Density Residential (LDR) subdivision; south – vacant land guided for Commercial and Interstate Highway 94. Comprehensive Plan: Urban Medium Density Residential (4.5-7.0 units per acre) and Urban Low Density Residential (2.5-4 units per acre) 2 REGULAR ITEM 4a – ACTION ITEM History: Boulder Ponds General Concept Plan approved by the City on 12/17/13 (Resolution #2013-109). Boulder Ponds Preliminary Plat and Preliminary PUD Plan approved by the City on 9/16/14 (Resolution #2014-73). The first phase Boulder Ponds Final Plat and Final PUD was approved on April 21, 2015, and the second phase was approved on May 17, 2016. Deadline for Action: Application Complete – 4/27/2018 60 Day Deadline –6/29/2018 Extension Letter Mailed – N/A Applicable Regulations: Chapter 153 – Subdivision Regulations Article 10 – Urban Residential Districts (LDR) Article 16 – Planned Unit Development Regulations §150.270 Storm Water, Erosion, and Sediment REVIEW AND ANALYSIS: The City of Lake Elmo has received a request from OP4 Boulder Ponds, LLC for a Final Plat and Final PUD Plan to subdivide Oulot K, Boulder Ponds, 13.580 acres, into 33 single family (detached Villa) lots on a cul-de-sac as guided by the approved Preliminary PUD Plan. The preliminary plat approved 98 single family lots. 1st Addition approved 47 single family lots, and the 2nd Addition approved 18 single family lots, and the 3rd Addition will be the final phase of the single family lots of the preliminary plat. 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 Engineer, Fire Chief and Landscape Consultant. Final Plat Approval Process. The City’s subdivision ordinance establishes the procedure for obtaining final subdivision approval, in which case a final plat may only be reviewed after the City takes action on a preliminary plat. As long as the final plat is consistent with the preliminary approval, it must be approved by the City. Please note that the City’s approval of the Boulder Ponds Preliminary Plat included 13 conditions that must be met by the applicant, which are addressed in the “Review and Analysis” section below. Staff has reviewed the final plat and found that it is consistent with the preliminary plat that was approved by the City on September 16, 2014. Changes to Final Plat from Preliminary Plat. Lot 17, Block 2 is much larger than originally approved with Preliminary Plat, and most of the remaining lots are smaller, as shown below. The applicant has indicated that future plans would be to submit for a PUD amendment in the future to increase the number of lots within the development by three or four. An analysis regarding these changes has been provided below. 3 REGULAR ITEM 4a – ACTION ITEM • Density. The density of the single family lot area within the preliminary plat was approved as approximately 2.5 (total site area of 58.3 acres – 19.08 (4.29, 1.39, and 1.54 acre commercial outlots + 4.29 and 2.24 acre multifamily outlots + 1.46 acres of wetlands + 3.87 acres of park) = 39.22, and 98/39.22=2.5. With the PUD amendment, the addition of three to four 3rd Addition Final Plat Preliminary Plat 4 REGULAR ITEM 4a – ACTION ITEM more lots would increase the density within the 3rd Addition to 2.57 to 2.6, which is allowed within Urban Low Density Residential Land Use category (designated as 2.5-4 units per acre). • Decreased Lot Widths. The minimum lot width of the Low Density Residential (LDR) zoning district is 60 feet. There are fifteen lots within the 3rd Addition that do not meet this minimum lot width. There was no indication of flexibility on lot widths within the Resolution that approved Preliminary Plat, however, many of the lots outside of the 3rd Addition did not meet the minimum 60-foot requirement (although all lots within the 3rd Addition did meet this requirement). Additionally, there are two lots (Lots 5 and 6, Block 2) that do not meet the minimum rear yard lot widths as required by the City’s Subdivision Regulations of 30 feet. Staff does not see an issue with this, provided the required setbacks are met. • Lot Sizes. The average lot size of the approved preliminary plat was 9,882 square feet, and the smallest lot size was 7,206 square feet. The smallest lot size within the 3rd Addition is 7,224 square feet and the average lot size is 9,782 square feet. As a recommended condition of approval, the lot books show the required setbacks. • Landscape Plan. The applicant has removed the picnic table, shelter, and grill station that was within Outlot J of the 1st Addition. It was not a condition of final plat approval of that addition that these amenities be installed, nor is it a requirement that these items be provided, and so Staff does not see issue with these being removed. Preliminary Landscape Plans 3rd Addition Final Landscape Plans • Trails. The northern trail has changed very slightly since preliminary plat as outlined below. 5 REGULAR ITEM 4a – ACTION ITEM bufPreliminary Plat Final Plat City Engineer Review. The City Engineer has reviewed the final plat, and his comments are attached to this report. Although there are some additional revisions and additions necessary for the Final Plat and final construction plans that need to be addressed by the applicant, the revisions can be made before the City releases the final plat for recording. Staff is recommending that all revisions and modifications noted within the City Engineer’s review memorandum date May 25, 2018 be completed prior to the release of Final Plat for recording as a condition of approval. Some issues that Staff would like to highlight from this report are as follows: • The approved Preliminary Plat and Plans showed the construction of a Hudson Boulevard eastbound left turn lane and westbound right turn lane on to Jade Trail North as per the Engineer Review Memo Dated 7/24/14. These turn lanes must be constructed with Boulder Ponds 3rd Addition Final Plat, as they were not required with the 1st or 2nd Addition, at the request of the developer. Because the developer has already sold the Commercial outlots, and 6 REGULAR ITEM 4a – ACTION ITEM in order to complete improvements for the single family residential development portion of this PUD, it is a recommended condition of approval that these turn lanes be constructed prior to release of building permits for the 3rd Addition. • The driveway for Lot 6, Block 2 must access Jade Trail North and not Jade Cove North, as frontage along Jade Cove North is not adequate for a driveway. • The meandering sidewalks (particularly along Lots 1, 2, 4-7, Block 3) do not meet the City standard boulevard layout. Therefore, an alternate boulevard layout must detail the proposed changes for City review, and easements must be amended as necessary. Further, in order to avoid issue with cars blocking sidewalks, it is a recommended condition of approval that garages be set back at least 25 feet and that homes be setback the required 20 feet from sidewalks that are not within the right-of-way. Fire Chief and Building Official Review. The Fire Chief and Building Official have review the Final Plat and have worked with engineering on providing comments. Outlots. It is a recommended condition of approval that Outlot A be dedicated to the City for parkland and infiltration purposes. Landscape Plans. The final landscape plans were reviewed by the City’s Landscape Architect, and the plans are not yet approved, as it was a condition of preliminary plat approval that additional buffering and screening be provided north of the trail. It is a recommended condition of approval that the landscape plans be amended to provide this additional screening and be approved by the City’s Landscape Architect. PUD Flexibility. Boulder Ponds was provided PUD flexibility for the following with approval of the Preliminary Plat and PUD. The 3rd Addition Final Plat and PUD adheres to this PUD flexibility: Proposed Lot Dimensional Standards through Planned Unit Development Process: • Lot Area: 9,882 sq. ft. average (7,206 sq. ft. min.) • Front Yard Setback: 20 ft. (25 feet for garage) • Side Yard Setback: 5 ft. • Rear Yard Setback: 25 ft. • Additionally, the Staff report from the preliminary plat indicated that the allowed front yard setback for the development was 20 feet and 25 feet for garage (25 feet allowed per the LDR zoning district), and the allowed side yard setback was 5 feet (10 feet for principal building and 5 feet for accessory structure allowed per the LDR zoning district). It is a recommended condition of approval that the applicant provide a lot book which demonstrates that the allowed setbacks are able to be met with the reconfigured lots and decreased lot widths. Density. The total area of 3rd Addition is 13.58 acres, with 0 square feet of wetlands and wetland buffers and 1.77 acres of parkland. The total final density of 3rd Addition is 2.79 units per acre. Parkland Dedication. The parkland dedication required for the entire preliminary plat was 4.34 acres (10% of 43.48 acres of residential area). The applicant will be dedicating Outlot A, consisting of 3.865 acres, for trail purposes with the 3rd Addition Final Plat. Per the preliminary plat, 1.77 of these acres will count towards park dedication credit. The developer has already paid the remaining 2.57 acres worth of land towards park dedication fees with the 1st Addition. Preliminary Plat Conditions. The preliminary plat for Boulder Ponds was approved with several conditions, which are indicated below along with Staff’s comments on the status of each. Staff is 7 REGULAR ITEM 4a – ACTION ITEM recommending approval of the final plat, but with additional conditions intended to address the outstanding issues that will require additional review and/or documentation. Please also note that the applicant has also provided a response to the preliminary plat conditions as part of the project narrative. 1) 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 was mass graded in phase 1. 2) The developer shall be required to submit an updated parkland dedication calculation in advance of Final Plat. Upon submission of the calculation, the applicant must work with the City to achieve the required parkland dedication amount per the City’s Subdivision Ordinance. The developer shall be required to pay a fee in lieu of land dedication equivalent to the fair market value for the amount of land that is required to be dedicated for such purposes in the City’s Subdivision Ordinance less the amount of land that is accepted for park purposes by the City. Any cash in lieu of land dedication shall be paid by the applicant prior to the release of the Final Plat for recording. Comments: The park land dedication of 1.77 acres is comprised of the portion of the northern greenbelt park not within the Xcel Energy easement that is to be used for park purposes. As per the preliminary plat and PUD plans, this area was to be used to integrate trails and other facilities into Stonegate Park. The remaining park dedication equivalent to the fair market value of 2.57 acres of land was paid with the first phase of the development. 3) The developer shall follow all the rules and regulations of the Wetland Conservation Act and adhere to the conditions of approval for the South Washington Watershed District Permit. Comments: The permit was received with the first phase of the development. 4) The applicant will work with the Planning Staff to name all streets in the subdivision in a manner acceptable to the City prior to the submission of Final Plat. Comments: Jade Trail North is a continuation of the existing Jade Trail North. There is already a Jade Court North within the development, and so the applicant has proposed Jade Cove North for the cul-de-sac within the development. 5) The applicant will work with staff to address the comments in the City Engineer's review memo dated 7/24/14 to the satisfaction of the City Engineer as part of the Final Plat and Final PUD Plan. Comments: These were completed for the 1st phase. It is a recommended condition of approval that the Applicant address comments as outlined in the City Engineer’s review memo dated May 25, 2018. 6) In addition to standard easements required by the Subdivision Ordinance, additional drainage and utility easements must be provided extending 10 feet from meandering sidewalks, as well as all of the portion of private lots between meandering sidewalks and the public right-of- way. Comments: This was complied with in the first and second phase and will be again in the third phase. It is a recommended condition of approval that the 7) The landscape plan shall be updated to locate all boulevard trees in between the public street and sidewalk to not interfere with private utilities. It is a recommended condition of 8 REGULAR ITEM 4a – ACTION ITEM approval that the final landscape and irrigation plans be approved prior to release of building permits. 8) All islands and medians internal to the Boulder Ponds development 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: The islands and median except those in 5th Street are the responsibility of the HOA into perpetuity. The developer has an approved management plan, but has not entered into a landscape license agreement. A landscape license agreement will be entered in to, which will address this. 9) The design of the northern buffer trail shall be modified to a width of 8 feet as opposed to the regional trail standard of 10 feet. Comments: This requirement has been met. 10) The eastern segment of the northern buffer trail shall be moved to the south to the greatest extent possible with plantings to screen the trail on the north side. Comments: It appears that the trail has been moved to the south to the greatest extent possible. However, no screening has been provided on the north side. It has been added as a condition of approval. 11) 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: This will be done concurrently or after approval of the final plat by Council and prior to recording of the final plat. 12) The Final PUD Plan will include a development lot book to clarify proper building placement for use in granting building permits for the development. Comments: This has been added as a recommended condition of approval. Staff is recommending that the conditions noted above that pertain to the 3rd Addition Final Plat that have not yet been addressed by the applicant should be again conditioned with this approval. The City Engineer’s review letter identifies a number of issues that need to be addressed by the developer in order for the City to approve the final plans. However, the majority of these concerns are related to the construction plans and should have little bearing on the final plat. The City Landscape Architect has reviewed and approved the Landscape Plans, but no irrigation plans have been received, and are about half way complete. Additionally, screening should be required north of the trail as per the condition of preliminary plat. The Fire Chief has reviewed the Final Plat and has identified no issues. Staff is recommending that City Officials not sign the final plat mylars until the City’s construction plan review is finalized and all necessary easements are documented on the Final Plat. Planning Commission Review. The Planning Commission held a public hearing and reviewed the Boulder Ponds 3rd Addition Final Plat and PUD Plans on May 30, 2018 and questioned why the applicant did not come forward with the PUD Amendment at the time. It was explained that the applicant wanted to plat the lots as soon as possible due to a high demand with the villa type housing. It was clarified that even if the larger lot that is planned to be subdivided in the future was not subdivided that they would still need to landscape the right-of-way abutting that lot as per the landscape plans. The Planning Commission recommended approval of the Boulder Ponds 3rd Addition Final Plat and PUD Plans 7-0. 9 REGULAR ITEM 4a – ACTION ITEM Draft Findings. Staff is recommending that the Planning Commission consider the following findings with regards to the proposed Boulder Ponds 3rd Addition Final Plat and Final PUD Plan: 1) That the Boulder Ponds 3rd Addition Final Plat and Final PUD Plan is generally consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on September 16, 2014. 2) That the Boulder Ponds 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. 3) That the Boulder Ponds 3rd Addition Final Plat generally complies with the City’s Urban Low Density Residential zoning district, with the exceptions as noted in the approved Preliminary PUD Plans and decreased front and rear yard lot widths that are less than the minimum lot widths required by the City’s Urban Low Density Residential zoning district and Subdivision Regulations. 4) That the Boulder Ponds 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 Boulder Ponds 3rd Addition Final Plat complies with the City’s subdivision ordinance. 6) That the Boulder Ponds 3rd Addition Final Plat and Final PUD Plan complies with the City’s Planned Unit Development Ordinance. 7) That the Boulder Ponds 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 May 25, 2018. Recommended Conditions of Approval. 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 plat and plans requested by the City Engineer in memos dated May 25, 2018 shall be incorporated into these documents before prior to signing the Plat for recording. 2) Outlot A shall be dedicated to the City. 3) Garages shall be setback at least 25 feet and homes shall be setback at least 20 feet from sidewalks that are not within the public right-of-way. 4) Prior to the release of the Final Plat for recording, 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. 5) All easements as requested by the City Engineer and Public Works Department shall be documented on the Final Plat prior to recording. Easements may need to be revised pending 10 REGULAR ITEM 4a – ACTION ITEM review by the City of a detailed right-of-way boulevard plan and updated grading plans showing the storm water high water levels. 6) The Final Landscape and Irrigation Plans shall be submitted for review and approval by the City Landscape Architect Consultant prior to the release of building permits. 7) Plantings to sufficiently screen the northern portion of the northern buffer trail shall be provided on the Final Landscape Plan to be approved by the City’s Landscape Architect. 8) The applicant shall provide evidence that all conditions attached to the South Washington Watershed District permit for the Final Plat and associated grading work have been met prior to the release of the Final Plat for recording. 9) Final Plat shall be contingent upon receipt and City Attorney review of any agreements between the Developer and the BP Pipeline easement area and the Xcel Energy Transmission Easement area, demonstrating that said agreements in no way unacceptably encumbers the City. 10) The applicant shall provide a complete development lot book for all lots in Phase 3 of the Boulder Ponds development clarifying proper building placement for use in granting building permits prior to the release of Final Plat for recording. 11) That a License and Maintenance Agreement for Landscaping Improvements be executed for the maintenance of commonly held Common Interest Community (CIC) and City outlots and rights-of-ways prior to release of the final plat for recording. The agreement shall state that the Jade Cove North center island shall be maintained by the Homeowners’ Association. 12) The eastbound left turn lane and westbound right turn lane on to Jade Trail North as shown on the approved Boulder Ponds Preliminary Plans must be constructed prior to release of building permits for Boulder Ponds 3rd Addition. OPTIONS: The Council may: • Approve Boulder Ponds 3rd Addition Final Plat and PUD Plans with findings and conditions as recommended by Staff and the Planning Commission. • Amend Staff and Planning Commission-recommended findings and conditions and approve Boulder Ponds 3rd Addition as amended. • Direct Staff to draft findings for denial of Boulder Ponds 3rd Addition Final Plat and PUD Plans and bring back to a future meeting. • Table the item to a future meeting. RECOMMENDATION: Staff and the Planning Commission recommend approval of the Boulder Ponds 3rd Addition Final Plat and Final PUD Plan with the 12 conditions of approval as listed in the Staff report. The suggested motion is the following: 11 REGULAR ITEM 4a – ACTION ITEM “Move to adopt Resolution 2018-065 approving the Boulder Ponds 3rd Addition Final Plat and Final PUD Plan with the 12 conditions of approval as drafted by Staff and the Planning Commission based on the findings listed in the Staff Report.” ATTACHMENTS: 1. Application Forms and Project Narrative 2. Final Plat 3. Landscape Plans 4. City Engineer Review Memorandum, dated May 25, 2018 5. Landscape Consultant Review Memorandum, dated May 7, 2018 6. Resolution 2018-065 approving the Boulder Ponds 3rd Addition Final Plat and PUD Plans (Final Construction Plans are available upon request) Boulder Ponds 2nd Addition Final Plat Application 1 Boulder Ponds 3rd Addition Final Plat Narrative/Written Statement Consisting of nearly 60 acres, Boulder Ponds offers a uniquely planned mixed-use neighborhood. The variety of land uses provides a seamless transition to the existing surrounding areas. From the south, the commercial parcels complement the existing commercial uses. Moving north, the medium density residential serves to buffer the commercial from the lower density single family homes. 5th Street further provides the separation between the commercial and residential uses. Overall, the Boulder Ponds project is zoned as follows: Urban Low Density Residential – PUD, High Density Residential – PUD, and Commercial – PUD. The 3rd Addition Final Plat application is consistent with the Preliminary Plat Approval, consisting of the remaining LDR development activity to include 13.58 acres to be platted into 33 single family lots and 1 outlot. The design concept and goals for Boulder Ponds has generally remained consistent throughout the approval process. As opposed to the more standard grid approach, the curvilinear nature of the streets is designed around the existing topography of the site, which offers premium lots with maximum open space. Further, the design works to limit double fronted lots. The oversized cul-de-sacs, meandering sidewalks and varying setbacks not only enhance site lines, but also create a quality neighborhood with aesthetically pleasing characteristics. The detached single family lots consist of two types of housing; traditional single family homes and detached Villa homes. The single family homes are geared toward families typically with children. The detached Villa product will include association maintained grounds which is largely geared toward empty nesters. Boulder Ponds has its own neighborhood theming evident in the signage, landscaping and site furnishings. Neighborhood signage includes monuments clad in natural stone at the main entry points as shown in the landscape plan set. Community gathering spaces are located in key areas of Boulder Ponds including a larger centrally located gathering space along Jade Trail. Consistent theming in all these elements creates a neighborhood with a stronger sense of identity. The homeowners associations are responsible for the ownership and maintenance these special features. Boulder Ponds 2nd Addition Final Plat Application 2 Boulder Ponds 1st and 2nd Additions are substantially complete, and 3rd Addition Final Plat is anticipated to begin development construction activity summer 2018. The 3rd Addition Final Plat will consist of 33 lots to be incorporated into the existing Boulder Ponds Villa Homeowners Association. While lot lines have been reconfigured from the approved Preliminary Plat, there are changes to density and minimal changes to the trail system and storm water basin designs. INCLUDED ATTACHMENTS: Attachment A – Lot Tabulation, Zoning & Density Final Plat Final Construction Plans Final Landscape Plan Boulder Ponds 2nd Addition Final Plat Application 3 Written Statements a. Landowner’s Name(s), Project Representatives and Contact Information. LANDOWNER/ OP4 Boulder Ponds, LLC DEVELOPER c/o The Excelsior Group, LLC 1660 Highway 100 South, Suite 400 St. Louis Park, MN 55416 Ben Schmidt, Senior Vice President 952.525.3225 Ben.Schmidt@ExcelsiorLLC.com Steph Griffin, Development Manager 952.525.3239 Steph.Griffin@ExcelsiorLLC.com ENGINEER SEH Dave Blommel 320.229.4349 dblommel@sehinc.com SURVEYOR EG Rud Jason Rud 651.361.8200 jrud@egrud.com LANDSCAPE Westwood Professional Services ARCHITECT Cory Meyer 952.906.7437 cory.meyer@westwoodps.com b. Property Address, Zoning, Parcel Size, PID and Legal Description Boulder Ponds 3nd Addition ADDRESS n/a CURRENT ZONING LDR - PUD PARCEL SIZE Acres 13.58 Sq. Ft Approx. 591,545 PID 04-029-21-32-0038 LEGAL DESCR Outlot C, BOULDER PONDS Boulder Ponds 2nd Addition Final Plat Application 4 c. Final Subdivision & Lot Information Please refer to ATTACHMENT A Lot tabulation sheet for lot information. d. How issues have been addressed since Preliminary Plat This 3rd Addition Plat application is consistent with the Preliminary Plat and PUD approval dated September 17, 2014. All outstanding conditions of the Preliminary Plat Resolution are satisfied. Below are the conditions of preliminary approval per Resolution 2014-73 with responses: CONDITION RESPONSE/STATUS 1 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. COMPLETE 2 The developer shall be required to submit an updated parkland dedication calculation in advance of Final Plat. Upon submission of the calculation, the applicant must work with the City to achieve the required parkland dedication amount per the City’s Subdivision Ordinance. The developer shall be required to pay a fee in lieu of land dedication equivalent to the fair market value for the amount of land that is required to be dedicated for such purposes in the City’s Subdivision Ordinance less the amount of land that is accepted for park purposes by the City. Any cash in lieu of land dedication shall be paid by the applicant prior to the release of the Final Plat for recording. The greenway park lot (Outlot A Boulder Ponds 3rd) will be dedicated with the 3rd Addition plat of development along with trail improvements. 3 The developer shall follow all the rules and regulations of the Wetland Conservation Act and adhere to the conditions of approval for the South Washington Watershed District Permit. PERMIT RECEIVED 4 The applicant will work with the Planning Staff to name all streets in the subdivision in a manner acceptable to the City prior to the submission of Final Plat. Modifications to the Preliminary Plat and Preliminary PUD Plans COMPLETE 5 The applicant will work with staff to address the comments in the City Engineer's review memo dated 7/24/14 to the satisfaction of the City Engineer as part of the Final Plat and Final PUD Plan. COMPLETE 6 In addition to standard easements required by the Subdivision Ordinance, additional drainage and utility easements must be provided extending 10 feet from meandering sidewalks, as well as all of the portion of private lots between meandering sidewalks and the public right-of-way. Where sidewalks encroach onto lots, easements are shown on the Final Plat. Boulder Ponds 2nd Addition Final Plat Application 5 CONDITION RESPONSE/STATUS 7 The landscape plan shall be updated to locate all boulevard trees in between the public street and sidewalk to not interfere with private utilities. COMPLETE 8 All islands and medians internal to the Boulder Ponds development 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. HOA documents specify that public islands and medians (except 5th Street) are the responsibility of the HOA. 9 The design of the northern buffer trail shall be modified to a width of 8 feet as opposed to the regional trail standard of 10 feet. COMPLETE 10 The eastern segment of the northern buffer trail shall be moved to the south to the greatest extent possible with plantings to screen the trail on the north side. COMPLETE Plat Restrictions 11 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. COMPLETE for the 1st and 2nd Additions, will be done for 3rd Addition. 12 The Final PUD Plan will include a development lot book to clarify proper building placement for use in granting building permits for the development. COMPLETE for the 1st and 2nd Additions, will be done for 3rd Addition as well. e. Site Density Calculation The Lot Tabulation submitted with the 1st Addition approvals showed density information for the entire site. In summary: • The overall gross site density (for all phases of development) is calculated at 2.74 dwelling units per acre (DUA). • Net of commercial, ponding and right-of way, the total site density is calculated at 5.18 DUA. f. Phasing of Infrastructure and Other Improvements Grading. Grading for the entire site was completed in 2015. Streets & Utilities. Utility and street construction is complete for the 1st and 2nd Addition, except for the final lift of asphalt in 2nd Addition. The 3rd Addition includes Boulder Ponds 2nd Addition Final Plat Application 6 improvements for 33 Villa lots. It is anticipated that the 1st lift of asphalt will be complete by October 2018. Site Amenities. The main monument on 5th Street and Jade Trail is complete. The planned monument at the Hudson & Jade Trail are also complete. The 2nd Addition landscaping will be complete June 2018, and 3rd Addition expected to be completed by Spring 2019. Model Homes. All the single family and Villa style lots are under contract with one builder. Model homes for each of these product styles are complete and currently used to market the site. Future Phases. 3rd Addition is final plat of the Boulder Ponds project. g. How Concerns of Neighboring Properties Have Been Addressed The only concern raised was at the 2014 public hearing by a Stone Gate Estates neighbor. It was requested that the trail be located as far south as possible. With some grade adjustments, this has been achieved. h. How Conflicts with Nearby Land Uses and/or Disturbances to Wetlands or Natural Areas Have Been Mitigated Northerly Buffer. The future trail between Stone Gate Estates to the north softens the impact of the lot sizes between the two neighborhoods. Transition. The future multi-family site (HDR) provides a transition between the commercial and residential (LDR) uses. 5th Street. 5th Street provides a separation of the residential neighborhood from the surrounding commercial uses. Supplemental Uses. The Boulder Ponds commercial area compliments the other commercial uses along Hudson Blvd. Preservation. The existing wetland is being preserved. i. Justification that Proposal will Not Place Excessive Burden on Infrastructure in the Area. Roads / Traffic. We participated in the construction of 5th Street, a regional MSA road that runs east/west. The City of Lake Elmo has studied the area and determined the new MSA road will be sufficient to serve the new developments in the area. In addition to participation with the construction of 5th Street, we are constructing a north/south road (Jade Trail) connecting Hudson Blvd to 5th Street. Future turn lanes are shown on Hudson Blvd, which are planned for installation when Hudson Blvd is expanded. Boulder Ponds 2nd Addition Final Plat Application 7 Sewer. The site has gravity sewer access along Hudson Blvd that is served by the regional sewer system. This additional capacity has been accounted for in the City of Lake Elmo's Comprehensive Plan. Water Supply. Water will be served by Oakdale’s water supply until such time the City of Lake Elmo can run its own trunk lines to the wider regional development area. Staff has indicated there is sufficient water to serve the development. Parks. A linear park in this 3rd addition of development will connect to the regional system. Staff has indicated that the trail construction or other related improvement costs may be used as an offset to park dedication fees. It is understood that the City is not requiring additional parkland. Fire / Police. The streets were designed to accommodate a ladder fire truck. Boulder Ponds is primarily residential, which tends to have less calls per capita than other property types. j. Proposed Lakeshore Access N/A k. Parks and Open Space Description The linear park located along the northerly property line (Outlot A) will be dedicated and improved with a trail and landscaping with the 3rd phase of development. l. Development Schedule • Grading - COMPLETE • 1st Phase Utility Installation - COMPLETE • 1st phase street & sidewalk construction (1st lift) - COMPLETE • 1st Phase landscape and monument installation – COMPLETE • 2nd lift asphalt on 1st phase streets – COMPLETE • 2nd Addition Improvements (Street & Utilities) – COMPLETE • 3rd Addition Improvements – Summer 2018 - Construction of Boulder Ponds 3rd Addition is anticipated to begin in July 2018 with grading and site work activities, followed by utility and street construction. First lift of asphalt is expected to be complete by September 2018. Boulder Ponds Final Plat/PUD/Zoning Amendment Application ATTACHMENT A Lot Tabulation Boulder Ponds 3rd Addition Lot Block Size (sf) Width (ft) Depth (ft) 1 1 17402 40.53 141.28 2 1 12992 139.97 130.48 3 1 7228 48.63 130.48 4 1 7419 50.54 126.53 5 1 9231 55.8 132.1 6 1 7659 52.42 134.82 7 1 8803 43.02 125.96 8 1 7970 62 123.96 9 1 7376 81.36 123.96 10 1 7559 88.85 117.48 11 1 7923 96.44 118.44 12 1 8532 103.97 124.33 13 1 8340 102.42 108.5 1 2 1504 57.56 153.5 2 2 15257 36.2 127.34 3 2 9310 51.29 112.42 4 2 8340 56.54 135.43 5 2 8568 79.32 153.46 6 2 10376 116.55 142.19 7 2 8806 62.77 121.83 8 2 7515 51.49 121.83 9 2 7659 50.91 119.87 10 2 7721 49.74 119.67 11 2 9138 52.91 134.68 12 2 7224 55.18 130.55 13 2 9153 80.55 134.16 14 2 8711 85.81 138.26 15 2 8816 78.66 138.21 16 2 9541 72.15 145.66 17 2 32368 115.79 135.99 1 3 12072 121.36 107.6 2 3 12839 129.83 107.64 3 3 9459 57.82 142.55 Average Lot Size (sf) 9782 Area Calculations Area (sf) Trails/Sidewalk 24,258 Wetlands & Buffers 0 Dedicated ROW 87,209 (does not include Outlot A) Boulder Ponds Final Plat/PUD/Zoning Amendment Application ATTACHMENT B Tree Study Plan All trees have been cleared from the site, most of which were around the former homestead. A summary of the significant trees surveyed in May 2014 was included with the 1st Addition application. Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150  56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150  56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150  56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150  56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150  56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150  56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150  56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150  56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150  56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150  56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; 56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Central leader. Top of root ball shall be flush with finished grade. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace tree. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. 4" layer of mulch. No more than 1" of mulch on top of root ball. (See specifications for mulch). Trunk caliper shall meet ANSI Z60 current edition for root ball size. Root ball modified as required. Round-topped soil berm 4" high x 8" wide above root ball surface shall be constructed around the root ball. Berm shall begin at root ball periphery. Bottom of root ball rests on existing or recompacted soil. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE 3x's widest dimension of root ball (unmodified soil only) Existing soil. Finished grade Loosened soil. Dig and turn the soil to reduce the compaction to the area and depth shown. Original grade Notes: 1. Modified soil - Depth of soil varies (see specifications for soil modification). 2. Trees shall be of quality prescribed in crown observations and root observations details and specifications. 3. See specifications for further requirements related to this detail. Poorly Drained Soil Notes: 1. Root ball surface shall be positioned to be one - quarter above finished grade. 2. Existing site soil shall be added to create a smooth transition from the top of the raised root ball to the finished grade at a 15% max. slope. #$ 56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Trunk caliper shall meet ANSI Z60 current edition for root ball size. Root ball modified as required. Round-topped soil berm 4" high x 8" wide above root ball surface shall be centered on the downhill side of the root ball for 240°. Berm shall begin at root ball periphery. 4" layer of mulch. No more than 1" of mulch on top of root ball. (See specifications for mulch). Existing soil. Original grade Bottom of root ball rests on existing or recompacted soil. Original slope should pass through the point where the trunk base meets substrate/soil. Central leader. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace tree. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. Notes: 1. Modified soil - Depth of soil varies (see specifications for soil modification). 2. Trees shall be of quality prescribed in crown observations and root observations details and specifications. 3. See specifications for further requirements related to this detail. Loosened soil. Dig and turn the soil to reduce the compaction to the area and depth shown. Slope sides of loosened soil. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE 3x's widest dimension of root ball (unmodified soil only) 56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Central leader. Top of root ball shall be flush with finished grade. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace tree. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. 4" layer of mulch. No more than 1" of mulch on top of root ball. (See specifications for mulch). Bottom of root ball rests on existing or recompacted soil. Finished grade Existing soil. Trunk caliper shall meet ANSI Z60 current edition for root ball size. Root ball modified as required. Loosened soil. Dig and turn the soil to reduce the compaction to the area and depth shown. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE 3x's widest dimension of root ball (unmodified soil only)Notes: 1. Modified soil - Depth of soil varies (see specifications for soil modification). 2. Trees shall be of quality prescribed in crown observations and root observations details and specifications. 3. See specifications for further requirements related to this detail. Poorly Drained Soil Notes: 1. Root ball surface shall be positioned to be one - quarter above finished grade. 2. Existing site soil shall be added to create a smooth transition from the top of the raised root ball to the finished grade at a 15% max. slope. # Round-topped soil berm 4" high x 8" wide above root ball surface shall be constructed around the root ball. Berm shall begin at root ball periphery. 56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Central leader. Original slope should pass through the point where the trunk base meets substrate/soil. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace tree. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. Trunk caliper shall meet ANSI Z60 current edition for root ball size. Root ball modified as required. Round-topped soil berm 4" high x 8" wide above root ball surface shall be centered on the downhill side of the root ball for 240°. Berm shall begin at root ball periphery. 4" layer of mulch. No more than 1" of mulch on top of root ball. (See specifications for mulch). Bottom of root ball rests on existing or recompacted soil. Original grade Loosened soil. Dig and turn the soil to reduce the compaction to the area and depth shown. Existing soil. Slope sides of loosened soil. Notes: 1. Modified soil - Depth of soil varies (see specifications for soil modification). 2. Trees shall be of quality prescribed in crown observations and root observations details and specifications. 3. See specifications for further requirements related to this detail. . URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE $ 3x's widest dimension of root ball (unmodified soil only)Notes: 1. Modified soil - Depth of soil varies (see specifications for soil modification). 2. Shrubs shall be of quality prescribed in the root observations detail and specifications. 3. See specifications for further requirements related to this detail. Loosened soil. Dig and turn the soil to reduce the compaction to the area and depth shown. Rootball. 4" high x 8" wide round - topped soil berm above root ball surface shall be constructed around the root ball. Berm shall begin at root ball periphery. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace shrub. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. 4" layer of mulch. No more than 1" of mulch on top of root ball. (See specifications for mulch). Root ball rests on existing or recompacted soil. Slope sides of loosened soil. Existing soil. Finished grade. Shrub. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE 3x's widest dimension of root ball (unmodified soil only) # 56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Notes: 1. Modified soil - Depth of soil varies (see specifications for soil modification). 2. Shrubs shall be of quality prescribed in the root observations detail and specifications. 3. See specifications for further requirements related to this detail. Loosened soil. Dig and turn the soil to reduce the compaction to the area and depth shown. Rootball. 4" high x 8" wide round - topped soil berm above root ball surface shall be centered on the downhill side of the root ball for 240°. Berm shall begin at root ball periphery. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace shrub. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. 4" layer of mulch. No more than 1" of mulch on top of root ball. (See specifications for mulch). Root ball rests on existing or recompacted soil. Slope sides of loosened soil. Existing soil. Shrub. 3x's widest dimension of root ball (unmodified soil only) $ URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE Original slope should pass through the point where the trunk meets substrate/soil. 56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color - orange. Steel posts installed at 8' o.c. Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. 2" x 6' steel posts or approved equal. 8.5" x 11" sign laminated in plastic spaced every 50' along the fence. KEEP OUT TREE PROTECTION AREA 56#0&#4&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Notes: 1. See specifications for additional tree protection requirements. 2. If there is no existing irrigation, see specifications for watering requirements. 3. No pruning shall be performed except by approved arborist. 4. No equipment shall operate inside the protective fencing including during fence installation and removal. 5. See site preparation plan for any modifications with the Tree Protection area. 6. See tree preservation plan for fence alignment. At a minimum fence shall extend to the crown drip line. Outside of the crown dripline of the tree contractor can open trench. 8-12" thick layer of mulch on maintenance road; 5" thick layer inside tree protection area. Contractor to bore under the crown dripline of the tree URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE      PAGE 1 of 2  MEMORANDUM           Date:  May 25, 2018      To:  Emily Becker, Planning Director  Re:  Boulder Ponds 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 the Boulder Ponds 3rd Addition. Final Plat/Final Construction Plans  were received on May 1, 2018. The submittal consisted of the following documentation:     Boulder Ponds 3rd Addition Preliminary Plat, dated SetpApril 19, 2018, prepared by E.G. Rud & Sons, Inc.   Boulder Ponds 3rd Addition Final Plat, dated April 19, 2018, prepared by E.G. Rud & Sons, Inc.   Boulder Ponds 3rd Addition Construction Plans dated April 26, 2018, prepared by SEH, Inc.   Boulder Ponds Landscape Plans, dated April 23, 2018, prepared by Westwood Professional Services.      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: BOULDER PONDS 3RD ADDITION   Outlot A (trail & storm water management) must be dedicated to the City as part of the Final Plat.    The  Jade  Cove  North  center  island  (street  geometrics  &  sidewalk)  will  be  platted  as  right‐of‐way  as  required  by  preliminary  plat  approval.  The  center  island  landscaping  should  be  HOA  maintained  and  addressed in the Landscape Maintenance Agreement.   The Boulder Ponds 3rd Addition Final Plat approval should be conditioned upon the construction of a  Hudson Boulevard eastbound left turn lane and westbound right turn lane onto Jade Trail North. These  turn lanes must be constructed meeting Municipal State Aid design standards for 50 mph road.   The Hudson Boulevard turn lanes are a requirement of Preliminary Plat per Resolution 2014‐73 and  addressed specifically in the Engineer’s Preliminary Plat review memo dated 07/24/2018.   The turn lanes were not required to be constructed as part of the Boulder Ponds 1st or 2nd Additions.  Boulder Ponds 3rd Addition is the last phase for which the improvements can be incorporated.    As presented, the driveway for Lot 6, Block 2 must access Jade Trail North and not Jade Cove North even  though the higher grade side of the lot is along Jade Cove North. Frontage along Jade Cove North is not  adequate for a driveway.    Boulder Ponds 3rd Addition includes meandering sidewalks which, when implemented, does not comply  with the City standard boulevard layout. Therefore, an alternate boulevard layout plan must detail the  proposed changes for City review and approval and easements must  be  amended  as  necessary  to  accommodate all right‐of‐way infrastructure, including sidewalk location, boulevard trees, hydrants, street  lights, street signs, water and sewer service stubs, and location for the private utility trench.  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   Also, to address the meandering sidewalks, Final Plat must be conditioned on the building setbacks being a  minimum of 25 ft. from the sidewalk, when the sidewalk resides outside of the right‐of‐way (i.e. Lots 1, 2,  and 4‐7, Block 1).    Final  Construction  Plans  and  Specifications  must  be  revised  in accordance  with  the  Construction  Plan  engineering review email dated May 25, 2018 and any subsequent engineering review completed upon  receipt of updated construction plans.    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. Easements may need to be revised pending  review by the City of a detailed right‐of‐way boulevard plan and updated grading plans showing the storm  water high water levels.    The Final Plat shall not be recorded until final construction plan approval is granted.   Final Plat should be contingent upon the City receiving copies of fully executed temporary construction  easements or property owner permissions in a form acceptable to the City Attorney that allows for the  construction and grading activities for all work off‐site from the proposed Plat limits.   Final Plat should be contingent upon receipt and City Attorney review of any agreements between the  Developer  and  the  BP  Pipeline  easement  area  and  the  Xcel  Energy  Transmission  Easement  area,  demonstrating that said agreements in no way unacceptably encumbers the City.     FINAL CONSTRUCTION PLANS & SPECIFICATIONS   All Outlots to be owned by the City, all easements and all right‐of‐way as requested by the City Engineer  and Public Works department shall be documented on the Final Construction Plans.   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 May 25, 2018.    No construction for Boulder Ponds 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.                    Wenck | Colorado | Georgia | Minnesota | North Dakota | Wyoming Toll Free 800-472-2232 Web wenck.com To: Emily Becker, City of Lake Elmo Planning Director From: Lucius Jonett, Wenck Landscape Architect Date: May 7, 2018 Subject: City of Lake Elmo Landscape Plan Review Boulder Ponds – 3rd Addition, Final Review #1 Submittals  Final Boulder Ponds Landscape Plans, dated 04/26/2018, received 05/01/2018. Location: Area between Hudson Blvd North and 5th Street, east of Bremer Bank (8555 Eagle Point Blvd # 110, Lake Elmo, MN 55042) and west of Lampert Lumber (9220 Hudson Blvd N, Lake Elmo, MN 55042). Land Use Category: Urban Low Density Surrounding Land Use Concerns: There were some issues with utilities in the review of the preliminary landscape plan and there is potential conflict in the median with Jade Cove Trail cul-de-sac. Additionally, a condition of preliminary plat indicated that the eastern portion of the northern buffer trail needs to be moved to the south to the greatest extent possible with plantings to the screen the trail on the north side. Special Landscape Provisions in addition to Zoning Code: None Tree Preservation: A tree survey/preservation plan has not been provided, but landscape design plans indicate that 121 caliper inches of tree replacement are required. Irrigation Plan: 5th Street Design Standards required landscape irrigation for the boulevard and center landscaped medians; site irrigation for boulevard areas, and drip irrigation for center landscaped medians. A landscape plan has not been submitted for the 5th Street area showing the system layout, the irrigation connections to municipal water supply, critical station analysis and detailing control system components. Emily Becker Planning Director City of Lake Elmo May 7, 2018 2 S:\City Council\City Council Packets\2018\6-19-18\Boulder Ponds 3rd Addition Final Plat\5 2018-05-07 Landscape Plan Review.docx Landscape Requirements: The 2nd addition final landscape plans do not meet the code required number of trees in a tree by tree count; ornamental trees do not count toward tree replacement or landscape requirements. Landscape requirements were calculated by caliper inches using larger evergreen tree sizes to achieve larger numbers and do not meet the overall landscaping requirements either. Master Plan 1st Addition 2nd Addition Required Proposed Proposed Street frontage 10,043 Lineal Feet Lake Shore 0 Lineal Feet Stream Frontage 0 Lineal Feet Total Linear Feet 10,043 Lineal Feet /50' = Required Frontage Trees 201 Trees Development or Disturbed Area - SF Development or Disturbed Area 48.8 Acres x5 = Required Development Trees 244 Trees 5th Street frontage 3,965 Lineal Feet /40' = Required Frontage Trees 99 Trees Required Mitigation Trees (2.5" cal.)* 49 Trees Total Proposed Code Required Number of Trees (2.5" cal.)** 494 198 133 331 Frontage Required Number of Trees (4" cal.) 99 48 51 99 Total Proposed 593 246 184 430 *Proposed 97 ornamental trees not included in tree count to satisfy landscape requirement. 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 final 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. Phase 1 Qty % Composition Deciduous Shade Tree 141 71% >25% required Coniferous Tree 57 29% >25% required Ornamental Trees* 68 5th St Blvd Trees* 48 Tree Count 198 Emily Becker Planning Director City of Lake Elmo May 7, 2018 3 S:\City Council\City Council Packets\2018\6-19-18\Boulder Ponds 3rd Addition Final Plat\5 2018-05-07 Landscape Plan Review.docx Phase 2 Qty % Composition Deciduous Shade Tree 96 72% >25% required Coniferous Tree 37 28% >25% required Ornamental Trees* 29 5th St Blvd Trees* 51 Tree Count 133 *Ornamental & 5th St. Blvd. trees are not included in composition calculations A. A landscape plan has been submitted that meets all requirements. Findings: 1. Submitted landscape plans are consistent with the previous final landscape plans dated 03-01-2016. With some minor changes including a trail alignment change on Jade Cove Island and some amenities (picnic table, shelter and grill station) being relocated or removed from Outlot J. 2. Landscape tree requirements are not met in either tree count or caliper inch calculations. 3. Irrigation design plans or details have not been included to document the 5th Street Design requirements. Recommendation: It is recommended that conditions of approval include: 1. Amend landscape plans to provide required number of trees (111 caliper inches more) to meet requirements. Ornamental trees do not count towards required number of trees. 2. Submit irrigation plans for 5th Street boulevard and median areas. Sincerely, Lucius Jonett, PLA (MN) Wenck Associates, Inc. City of Lake Elmo Municipal Landscape Architect 1 Resolution 2018-065 CITY OF LAKE ELMO WASHINGTON COUNTY STATE OF MINNESOTA RESOLUTION NO. 2018-065 A RESOLUTION APPROVING A FINAL PLAT AND FINAL PLANNED UNIT DEVELOPMENT (PUD) PLAN FOR THE BOULDER PONDS 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, OP4 Boulder Ponds, LLC c/o The Excelsior Group, LLC, 1660 Highway 100 South, Ste 400, St. Louis Park, MN 55416, has submitted an application to the City of Lake Elmo (“City”) for a Final Plat and Final PUD Plan for the Boulder Ponds 3rd Addition residential development, a copy of which is on file in the City of Lake Elmo Planning Department; and WHEREAS, the City approved the Boulder Ponds PUD General Concept Plan on December 17, 2013; and WHEREAS, the City approved the Boulder Ponds Preliminary Plat and Preliminary PUD Plan on September 16, 2014; and WHEREAS, the proposed Boulder Ponds 3rd Addition Final Plat and Final PUD Plan includes 33 single family residential lots within a planned development on Outlot K, Boulder Ponds in Stage 1 of the I-94 Corridor Planning Area; and WHEREAS, the Lake Elmo Planning Commission reviewed the Final Plat and Final PUD Plans on May 30, 2018; and WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending approval of the Boulder Ponds 3rd Addition Final Plat and Final PUD Plan subject to 12 conditions of approval; 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 June 19, 2018 Council Meeting; and WHEREAS, the City Council reviewed the Boulder Ponds 3rd Addition Final Plat and Final PUD Plan at its meeting held on June 19, 2018 and made the following findings of fact: 1) That the Boulder Ponds 3rd Addition Final Plat and Final PUD Plan is generally consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on September 16, 2014. 2 Resolution 2018-065 2) That the Boulder Ponds 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. 3) That the Boulder Ponds 3rd Addition Final Plat generally complies with the City’s Urban Low Density Residential zoning district, with the exceptions as noted in the approved Preliminary PUD Plans and decreased front and rear yard lot widths that are less than the minimum lot widths required by the City’s Urban Low Density Residential zoning district and Subdivision Regulations. 4) That the Boulder Ponds 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 Boulder Ponds 3rd Addition Final Plat complies with the City’s subdivision ordinance. 6) That the Boulder Ponds 3rd Addition Final Plat and Final PUD Plan complies with the City’s Planned Unit Development Ordinance. 7) That the Boulder Ponds 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 May 25, 2018. NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve the Boulder Ponds 3rd Addition Final Plat and Final PUD Plan 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 plat and plans requested by the City Engineer in memos dated May 25, 2018 shall be incorporated into these documents before prior to signing the Plat for recording. 2) Outlot A shall be dedicated to the City. 3) Garages shall be setback at least 25 feet and homes shall be setback at least 20 feet from sidewalks that are not within the public right-of-way. 4) Prior to the release of the Final Plat for recording, 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. 5) All easements as requested by the City Engineer and Public Works Department shall be documented on the Final Plat prior to recording. Easements may need to be revised pending review by the City of a detailed right-of-way boulevard plan and updated grading plans showing the storm water high water levels. 3 Resolution 2018-065 6) The Final Landscape and Irrigation Plans shall be submitted for review and approval by the City Landscape Architect Consultant prior to the release of building permits. 7) Plantings to sufficiently screen the northern portion of the northern buffer trail shall be provided on the Final Landscape Plan to be approved by the City’s Landscape Architect. 8) The applicant shall provide evidence that all conditions attached to the South Washington Watershed District permit for the Final Plat and associated grading work have been met prior to the release of the Final Plat for recording. 9) Final Plat shall be contingent upon receipt and City Attorney review of any agreements between the Developer and the BP Pipeline easement area and the Xcel Energy Transmission Easement area, demonstrating that said agreements in no way unacceptably encumbers the City. 10) The applicant shall provide a complete development lot book for all lots in Phase 3 of the Boulder Ponds development clarifying proper building placement for use in granting building permits prior to the release of Final Plat for recording. 11) That a License and Maintenance Agreement for Landscaping Improvements be executed for the maintenance of commonly held Common Interest Community (CIC) and City outlots and rights-of-ways prior to release of the final plat for recording. The agreement shall state that the Jade Cove North center island shall be maintained by the Homeowners’ Association. 12) The eastbound left turn lane and westbound right turn lane on to Jade Trail North as shown on the approved Boulder Ponds Preliminary Plans must be constructed prior to release of building permits for Boulder Ponds 3rd Addition. Passed and duly adopted this 19th day of June, 2018 by the City Council of the City of Lake Elmo, Minnesota ___________________________________ Mike Pearson, Mayor ATTEST: ____________________________________ Julie Johnson, City Clerk