HomeMy WebLinkAbout#16 - Royal Golf 2nd Final Plat reduced for email1
STAFF REPORT
DATE: 6/19/2018
REGULAR
ITEM #: 16
MOTION
TO: City Council
FROM: Emily Becker, Planning Director
AGENDA ITEM: Royal Golf Club at Lake Elmo 2nd Addition Final Plat and Planned
Unit Development (PUD) Plans and Easement Vacation
REVIEWED BY: Jack Griffin, City Engineer
BACKGROUND:
The Council is being asked to consider a request by H.C. Golf Land, LLC for approval of
the final plat and final PUD plans for the Royal Golf Club at Lake Elmo 2nd Addition.
Per Zoning Code Section 154.808, Procedures for Processing a Planned Unit Development,
the Planning Commission is required at this time to review and comment on whether the
plans and supporting data are adequate for review and final approval. The Planning
Commission is asked to hold a public hearing, report its findings, and make
recommendations to the City Council. The Final Plat for Phase 2 includes 64 residential lots,
including 22 traditional single family detached lots and 38 villa lots for detached single
family townhomes.
ISSUE BEFORE COUNCIL:
Is the proposed Royal Golf Club at Lake Elmo 2nd Addition generally consistent with the
approved Preliminary Plat and have all conditions of Preliminary Plat approval been met?
REVIEW/ANALYSIS:
Applicant and Owner: H.C. Golf Land, LLC
Location: Outlot S, Royal Golf Club at Lake Elmo 1st Addition, PID#
25.029.21.31.0002.
Request: Application for final plat and PUD plans approval of 64
residential lots and easement vacation
Existing Land Use: Vacant outlot; Current Zoning: GCC – Golf Course
Community
Surrounding Land Use: North –Golf Course (GCC – Golf Course Community), South
and West – The Homestead (OP – Open Space), Tartan
Meadows (RS – Rural Single Family), South - Cimarron
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(MDR – Medium Density Residential); East – Vacant land
(RR – Rural Residential)
Comprehensive Plan: GCC - Golf Course Community
History: Preliminary Plat and PUD Plans approval was granted on June
6, 2017 by Resolution 2017-047 and Final Plat and PUD
Plans for 1st Addition was granted on September 5, 2017 by
Resolution 2017-093
Deadline for Action: Application Complete – 5/10/18
60 Day Deadline – 7/9/18
Extension Letter Mailed – No
120 Day Deadline – NA
Applicable Regulations: Chapter 153 – Subdivision Regulations
Article 10 – Urban Residential Districts (GCC)
§150.270 Storm Water, Erosion, and Sediment Control
FINAL PLAT AND PUD PLANS
Consistency with Preliminary Plat. The proposed lot sizes, widths, and proposed
impervious surface are generally consistent with that of preliminary plat. The only
change is that they’ve converted the previously single family lots bordering the outside of
Latrobe Lane North to villa lots. The developer resubmitted preliminary plans for
administrative approval in order to do this. The developer went door to door of neighbors
of the Homestead and Tartan Meadows developments that border the golf course
explaining the change and how it would benefit them, as the villas would be one story
lots versus two story homes which would be less visible with smaller yards which would
inhibit the inclusion of swimming pools, sport courts, etc., thereby possibly reducing
noise. Additionally, villa lots would be mowed at the same time during the week and not
at various times, and villa lots are generally more attractive to empty nesters or
snowbirds, who are quite often gone during the winter.
Previous Preliminary Plat Updated Preliminary Plat
Single
Family
Lots Villa
Lots
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PUD Flexibility. The development was afforded the following flexibility through
preliminary approval:
a. Setbacks:
Royal Golf Club at Lake Elmo Setbacks
100 Ft. Wide Lots 80-90 Ft. Wide
Lots
55-65 Ft. Wide Lots
Front 30 ft.
30 ft. 20 ft. for side loaded
garages, or 25’
Side 10 ft.
10 ft. 10ft. house/5ft.
garage or 7.5 ft./7.5
ft.
Corner
Side
15 ft. 15 ft. 15 ft.
Rear 30 ft. 30 ft. 20 ft.
b. Maximum Impervious Coverage: The maximum impervious coverage for
55-65’ wide lots shall be 50%. All other lots shall have a maximum
impervious coverage of 40%.
c. Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the
development shall be 6,600 sq. ft.
d. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in
area at the ground floor level except by conditional use permit. The width
of the visible garage door area when closed shall not exceed 60% of the
principal building façade (including garage) fronting on the primary street.
e. Subdivision Identification Signs: the Royal Golf Club at Lake Elmo
residential subdivision shall be allowed up to a maximum of 4 subdivison
identification signs, including the identification sign for the golf course
entrance, not to exceed 24 sq. feet in sign area each, located no closer than
10 feet to any public right-of-way. In addition neighborhood
identification markers (pillars) shall be permitted to be no larger than 2 ft.
x 2 ft. to identify the development logo and the name of the neighborhood.
Additional subdivision signs should be considered for a subdivision of this
size.
f. All other requirements for the City’s GCC – Golf Course Community
zoning district will apply, including the allowed uses and other site and
development standards.
g. That the proposed street names within the development are generally
consistent with the City’s Street Naming Policy except for Annika Drive.
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Lot Sizes and Widths. The smallest lot size of this addition is 7,210 square feet, with the
largest lot size at 21,580 square feet. The smallest lot width is 56.3 feet and the largest lot
width is 145.8 feet.
Density. The total area of the 2nd Addition is 89.91 acres. There is no arterial right-of-
way, but there is a wetland buffer area of 20.66 acres with wetland buffer area of 7.03
acres, resulting in a total density of 1.02 units per acre for the second addition (64
lots/(89.91 total acres - 20.66 wetland area – 7.03 wetland buffer area=62.22 acres) =
1.02. The total single family area is 18.74, the total right-of-way area is 7.99 acres, and
the outlot area is 63.18 acres.
Outlots. An explanation of ownership and purpose of the outlots is below.
• Outlot A will be owned by the HOA. A drainage and utility easement will be over
all of Outlot A.
• Outlot B will be owned by the City to be used as trail purposes and for Infiltration
Basin #B52.
• Outlot C will be owned by the HOA to be used for landscaping and open space
purposes.
• Outlot D will be owned by the HOA to be used for landscaping and open space
purposes.
• Outlot E will be owned by the HOA for landscaping and open space purposes.
• Outlot F will be owned by the City to be used for ponding purposes.
• Outlot G will be owned by the HOA to be used for landscaping and open space
purposes.
• Outlot H (wetland) will be owned will be owned by the HOA.
• Outlot I will be owned by the City to be used for ponding purposes.
• Outlot J will be owned by HC Golf Course to be platted in to lots in the future.
• Outlot K will be owned by the City and for utility and access purposes.
• Outlot L (wetland) will be owned by HC Golf Course.
• Outlot M is owned by Terry Emerson.
Parkland Dedication. Outlot B will be dedicated for trail purposes. This outlot is
187,712 square feet (4.3 acres). The value of land of all areas not within wetland buffers
will receive park land dedication credit. As per a recommended condition of approval, the
developer will not receive credit for cost of construction of these trails, as this was a
condition of approval for increased impervious surface from preliminary plat approval.
The developer is required to dedicate 8.8 acres of land or pay a cash contribution of
$611,457.00 for the entire preliminary plat area (291 lots) and dedicate a total of 8,085
lineal feet of trails with a 30-foot wide corridor, less a 5,010 foot buffer encroachment.
For this phase, the developer will be required to pay a cash contribution of $134,464.00,
calculated as follows: 64 lots at $2,101.00 per lot.
Additionally, it is a recommended condition of approval that the applicant construct a play
structure prior to submittal of an application for 3rd Addition Final Plat. Installation of a
play structure was a condition of preliminary plat approval.
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Landscaping. The developer has provided landscaping plans for the 2nd Addition, which
are attached hereto. The City’s Landscape Architect has reviewed the landscape plans and
has recommended approval. The landscape plans adjacent to the Homestead neighborhood
are consistent with the Homestead-approved landscape plans.
It should be noted that the City approved an amendment to the Royal Golf Development
Agreement which allowed the total number of trees within the entire development to be
reduced from the agreed-upon number of 3800 for all trees required to be warrantied
within the entire subdivision to 2912 with the provision that the developer plant at least
two trees on villa lots and four trees on single family home lots. Further, the developer
would reduce the number of trees required to be planted within the entire subdivision
from 2912 to 1943 with the provision that the developer pay a park dedication fee of
$500.00 per 2.5 caliper inch tree in lieu of planting the difference of 969 trees. With this
provision, the developer will be required to pay the City a cash contribution of $106,557,
calculated as follows: [($500 X 969 2.5-caliper inch trees reduced within the entire
preliminary plat area) / 291 Single Family Lots within all phases of the Subdivision X 64
Single Family Lots within the 1st Addition]
Street Naming. The City amended its Street Naming Policy at the April 17, 2018,
removing the provision that if appropriate, names with the same theme (i.e. flowers,
nature) are permitted for naming streets in an entire subdivision. While the proposed
street names of Royal Golf Club at Lake Elmo do not fit the City’s now amended street
naming policy, they are consistent with 1st Addition in that they are “golf-themed.” While
the names have already been approved through the preliminary plat process, it was a
condition of approval that the Final Plat include street names as approved by Council.
Engineering Comments. The City Engineer review memo dated May 30, 2018 is
attached to this report.
Fire Chief and Building Official Comments. The application has been reviewed by the
Fire Chief and Building Official, and they have no comments.
Preliminary Plat Conditions. The following explains how Preliminary Plat conditions
have been met (Staff comments italicized and bold).
1. That cross access easements be recorded between the owner of the golf
course/golf club and the HOA to permit HOA and resident access to the future
fitness center, clubhouse and other amenities by the HOA residents over the
clubhouse entrance drive and parking lot and trails. Comment: This easement has
been granted.
2. Any expansion to the Royal Golf Club clubhouse or intensification of its use shall
require a conditional use permit. Comment: The applicant is not requesting this
at this time. Additionally, the lot on which the clubhouse is situated was platted
with 1st Addition, and so this condition does not apply to 2nd Addition.
3. That there shall be no encroachments to drainage and utility easements on
residential lots other than those reviewed and approved by the City Engineer and
upon execution of an easement encroachment agreement. Comment: No
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encroachments are being requested at this time. This was added as a
recommended condition of approval.
4. That the developer prepare an exhibit that clearly identifies the proposed setbacks
for specific lots within the development. Comment: The developer has provided
an exhibit which outlines setbacks within the development. The developer has
been granted PUD flexibility which allows a 30 ft. setback on the 100 and 80-90
ft. lots and a 20 ft. setback on the 55-65 ft. lots; 10 ft. sideyard setback on the
100 and 80-90 ft. lots and a 7.5 ft./7.5 ft. setback on the 55-65 ft. lots; a corner
yard setback of 15 ft. on all lots; and a 30 ft. setback on the 100 and 80-90 ft.
lots and a 20 ft. setback on the 55-65 ft. lots.
5. Prior to the execution of a Final Plat for any phase of the development by City
officials, the Developer shall enter into a Developer’s Agreement for that phase
acceptable to the City Attorney and approved by the City Council that delineates
who is responsible for the design, construction, and payment of the required
improvements with financial guarantees therefore. A development agreement will
be prepared by Staff and approved by both the developer and Council.
6. Each phase of the Royal Golf Club at Lake Elmo shall be incorporated into the
Common Interest Agreement concerning management of the common areas and
establish a homeowner’s association which shall be submitted in final form to
the Planning Director before any building permit may be issued for any
structure in any phase of the development. Said agreement shall comply with
Minnesota Statues 515B-103, and specifically the provisions concerning the
transfer of control to the future property owners. The HOA documents shall
include required maintenance of wetland buffers. The Common Interest
Agreement will need to be updated to include Royal Golf Club at Lake Elmo
2nd Addition and approved by the City Attorney prior to recording of the final
plat.
7. That the HOA documents include architectural requirements that require 4-
sided architecture and garages facing the public right-of-ways to have
windows and/or other architectural features. The 1st Addition HOA
documents included this language, and with the addition of the 2nd Addition
of Royal Golf Club at Lake Elmo in to the HOA documents, this will also be
a requirement of the 2nd Addition.
8. The applicant shall enter into a landscape license and maintenance agreement with
the City that clarifies the individuals or entities responsible for any landscaping
installed in areas outside of land dedicated as public park and open space for each
platted phase of the development. This has been added as a recommended
condition of approval of the 2nd Addition Final Plat.
9. That the HOA be responsible for the maintenance of all landscape walls that cross
residential property lines or publicly owned Outlots or rights-of-ways, and that the
walls be contained within a landscape easement. Retaining walls are proposed
within oulots F and I. The responsibility for the maintenance of these retaining
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walls will be outlined in the landscape license and maintenance agreement for
the 2nd Addition of Royal Golf Club at Lake Elmo.
10. The developer shall provide for an HOA owned and maintained children’s play
structure or other similar improvement near the HOA fitness center as discussed
by the developer during the PUD concept review. This will be addressed in the
Development Agreement and has been added as a recommended condition of
approval. The play structure was not required to be installed with the 1st
Addition, as there were only 73 homes within that Addition. With now 64 more
homes within the development, it is appropriate that this play structure be
constructed with 2nd Addition. It is a recommended condition of approval that
the play structure be installed prior to submission of application for Final Plat
for the 3rd Addition.
11. That a fee in lieu of park land dedication be paid to the City based upon an
appraisal by an appraiser to be chosen by the City and paid for by the developer.
Also that a 30 ft. wide trail corridor be dedicated to the City centered on public
trails in the development and that the value of the dedicated land be credited
toward any fees in lieu of parkland dedication. The park land dedication shall not
include wetlands, wetland buffer area, and no credit will be given for land beyond
the 30 ft. centered on public trails. And lastly, that the cost of constructing any
public trails within the dedicated park land be credited towards any fees in lieu of
park dedication. The developer had requested an amendment to the maximum-
allowed impervious surface with 1st Addition Final Plat, and this request was
approved provided the developer does not receive credit for cost of trail
construction. The conditional language from the 1st Addition was added as a
recommended condition of approval.
12. That a trail phasing plan be submitted by the developer to be approved by City
Staff and that the public trails be constructed within each phase prior to building
permits being issued for that phase of development. This condition has been met.
13. That a 10’ wide trail segment be provided from Palmer Drive (on preliminary
plans) to the east edge of the plat within the County Right-of-Way. This condition
has been met.
14. That the Tree Preservation Plans and Preliminary Landscape Plans be updated to
comply with the City’s tree preservation requirements and the City’s landscape
requirements for review and approval by the City prior to recording the final plat.
The developer has submitted updated Tree Preservation and Preliminary
Landscape Plans approved by the City. This is further explained above.
15. The developer consider woodland management and pollinator friendly native
seeding in lieu of some required tree preservation replacement tree requirements
as recommended by the City’s Landscape Architect. The developer requested and
the City approved a Development Agreement amendment which no longer
requires that trees planted within single family lots be warrantied. This reduced
the number of trees required within the development from 3,800 to 2,900. The
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developer also submitted and the City approved a preliminary landscape plan
which further reduces the number of trees within the development from 2,900 to
1,943. The developer will be required to pay a parkland dedication fee of $500
per 2.5 caliper inch tree not planted within each addition, totaling $478,500 for
the entire development.
16. All changes and modifications to the plans requested by the City Engineer in the
Engineer’s report dated, March 8, 2017 and June 1, 2017 shall be incorporated
into the preliminary plat and PUD plans. The developer has submitted updated
preliminary plat and PUD plans that have been approved by the City.
17. The Preliminary Plat approval is conditioned upon the applicant meeting all City
standards and design requirements unless specifically addressed otherwise in this
resolution. It is a recommended condition of final plat approval that the
developer meet all City standards and design requirements.
18. The developer shall comply with all comments identified within the Washington
County letter dated March 6, 2017, including providing an additional 17 feet of
right-of-way along 10th Street N. and constructing turn lane improvements
meeting Washington County standards at the developer’s sole expense. It is a
recommended condition of final plat approval that the developer comply with
these comments.
19. That the preliminary PUD Plans be approved by Valley Branch Watershed
District and that evidence be provided that all conditions attached to a Valley
Branch Watershed District permit be provided prior to the commencement of any
grading activity on the site. The preliminary PUD Plans were approved by the
Valley Branch Watershed District, and grading activity on the site has already
commenced.
20. That openspace within the shorelands of the residential development be protected
with a conservation easement and that conservation easements be provided for
review by the City Attorney and to be executed prior to final plat approval. It is a
recommended condition of final plat approval that the developer provide these
easements. Outlots H, F, E, B, D, C, A, L are all within the shoreland. The City
will need to put some sort of restrictive covenant on Outlots B. There is already
a drainage and utility easement over Outlots A, E and H. It is a recommended
condition of approval that the developer draft a restrictive covenant to be
approved by the City for Outlots C, D, F, and the rest of Outlot L.
21. That golf carts shall be prohibited on city streets and city trails unless specifically
allowed by City Ordinance. The City approved an ordinance which allows golf
carts on local streets through the adoption of Ordinance 08-209 on May 15,
2018.
22. Prior to the issuance of building permits all wetland buffers shall be delineated
and identified via staking or signage that is acceptable to the City. This is a
recommended condition of final plat approval.
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23. The applicant must provide the city a letter of approval to perform the proposed
work in the gas pipeline easement within the development area as a condition of
preliminary plat approval. This condition is not applicable to 2nd Addition.
24. Prior to the construction of any subdivision identification signs or neighborhood
markers within the development, the developer shall submit sign plans for review
and obtain a sign permit from the Planning Department. This is a recommended
condition of final plat approval.
25. That the preliminary plat be updated to include street names that are consistent
with the City’s street naming ordinance and approved by the City Council. This is
a recommended condition of final plat approval.
26. The developer shall follow all of the rules and regulations spelled out in the
Wetland Conservation Act, and shall acquire the needed permits from the
appropriate watershed districts prior to the commencement of any grading or
development activity on the site. This is a recommended condition of final plat
approval.
27. The developer shall enter into a separate grading agreement with the City prior to
the commencement of any grading activity in advance of final plat and PUD plan
approval. The City Engineer shall review any grading plan that is submitted in
advance of a final plat, and said plan shall document extent of any proposed
grading on the site. This condition has been met.
28. The developer shall submit a revised preliminary plat and plans meeting all
conditions of approval. All of the above conditions shall be met prior to the City
accepting an application for final plat. This condition has been met.
29. That approval of the preliminary plat be contingent on Street D access to 10th
Street. This condition has been met.
30. That the Royal Golf Club development will not have street lights except at street
intersections. This is a recommended condition of final plat approval.
31. That the developer work with the adjacent property owners to get an agreement in
place for screening and that it be incorporated into the final landscape plans. The
developer has had landscape plans approved by the Homestead neighborhood,
and the submitted landscape plans for final plat are consistent with this
approved landscape plan.
32. That the developer address the Public Works Directors concerns as they pertain to
the lift station designs as identified in a Public Works memorandum dated
5/19/2017. This condition has been met.
33. That a $1,000,000 donation to the Parks fund will be made with the phase of
development when the former Tartan Park ballfields are no longer able to be used
by the City. The second phase is partially located where these ball fields are
located, but no grading is proposed over the ballfields. This has been added as a
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condition of final plat approval. The developer will be required to make this
donation at any such time that the ballfields become unusable by the City (this
would include storage of material, etc.).
Recommended Findings. Staff recommends the following findings:
1. That all the requirements of City Code Sections 153.07 and 154.759 related to Final
Plat and Final PUD Plans have been met by the Applicant.
2. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans are
generally consistent with Preliminary Plat and PUD Plans approved by the City of
Lake Elmo on June 6, 2017.
3. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans are
consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for
this area.
4. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans
generally comply with the City’s GCC - Golf Course Community zoning districts as
modified by the PUD regulations.
5. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat PUD Plans comply
with the City’s subdivision ordinance.
6. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans
comply with the City’s Planned Unit Development Regulations.
7. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans
comply with City’s Engineering Standards, except where noted in the review
memorandum from the City Engineer dated May 30, 2018 and modified by PUD
regulations.
8. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans
generally comply with other City zoning ordinances, shoreland, and erosion and
sediment control, except as noted in this staff report and review memorandum from
the City Engineer dated May 30, 2018.
9. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans
generally comply with the City’s landscaping and tree preservation ordinances,
providing some flexibility to the Applicant to allow for woodland management and
pollinator friendly native seeding in lieu of some required tree replacement in order to
avoid possible detriment caused by over planting.
10. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans
achieve multiple identified objectives for planned developments within Lake Elmo.
11. That the proposed Final Plat and PUD Plans are for a 64 unit single family
residential golf course community Planned Unit Development on 89.91 acres of
land located on the former 3M Tartan Park properties.
12. That the Final Plat and PUD Plans will be located on property legally described
on the attached Exhibit “A”.
13. That there has been significant public testimony that 20th Street is already
dangerous without the additional traffic and that the City and developer need to
explore ways to make the road safer.
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14. That the proposed PUD will allow a more flexible, creative, and efficient
approach to the use of the land, and will specifically relate to existing zoning
district standards in the following manner (with exceptions as noted):
a. Setbacks:
i. Royal Golf Club at Lake Elmo Setbacks
15. 16. 100 Ft.
Wide
Lots
17. 80-90 Ft.
Wide
Lots
18. 55-65 Ft.
Wide Lots
19. Front 20. 30 ft.
21. 30 ft. 22. 20 ft. for
side
loaded
garages,
or 25’
23. Side 24. 10 ft.
25. 10 ft. 26. 10ft.
house/5ft.
garage or
7.5 ft./7.5
ft.
27. Corner
Side
28. 15 ft. 29. 15 ft. 30. 15 ft.
31. Rear 32. 30 ft. 33. 30 ft. 34. 20 ft.
a. Maximum Impervious Coverage: The maximum impervious coverage for 55-
65’ wide lots shall be 50%. All other lots shall have a maximum impervious
coverage of 40%.
b. Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the
development shall be 6,600 sq. ft.
c. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in area
at the ground floor level except by conditional use permit. The width of the
visible garage door area when closed shall not exceed 60% of the principal
building façade (including garage) fronting on the primary street.
d. Subdivision Identification Signs: the Royal Golf Club at Lake Elmo
residential subdivision shall be allowed up to a maximum of 4 subdivison
identification signs, including the identification sign for the golf course
entrance, not to exceed 24 sq. feet in sign area each, located no closer than 10
feet to any public right-of-way. In addition neighborhood identification
markers (pillars) shall be permitted to be no larger than 2 ft. x 2 ft. to identify
the development logo and the name of the neighborhood. Additional
subdivision signs should be considered for a subdivision of this size.
i. Staff Note: If the developer requests a change to this, a variance
should be requested.
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e. All other requirements for the City’s GCC – Golf Course Community zoning
district will apply, including the allowed uses and other site and development
standards.
f. That the proposed street names within the development are generally
consistent with the City’s Street Naming Policy except for Annika Drive N.
Recommended Conditions of Approval. Staff recommends the following conditions of
approval:
1. That there shall be no encroachments to drainage and utility easements on residential
lots other than those reviewed and approved by the City Engineer and upon execution
of an easement encroachment agreement.
2. Prior to the execution of Final Plat, the Developer shall enter into a Developer’s
Agreement acceptable to the City Attorney and approved by the City Council that
delineates who is responsible for the design, construction, and payment of the
required improvements with financial guarantees therefore.
3. The Royal Golf Club at Lake Elmo 2nd Addition shall be incorporated into the
Common Interest Agreement concerning management of the common areas and
establish a homeowner’s association which shall be submitted in final form to the
Planning Director before any building permit may be issued for any structure in any
phase of the development. Said agreement shall comply with Minnesota Statues
515B-103, and specifically the provisions concerning the transfer of control to the
future property owners. The HOA documents shall include required maintenance of
wetland buffers.
4. That the HOA documents include architectural requirements that require 4-sided
architecture and garages facing the public right-of-ways to have windows and/or
other architectural features.
5. The applicant shall enter into a landscape license and maintenance agreement with
the City that clarifies the individuals or entities responsible for landscaping.
6. That the HOA be responsible for the maintenance of all landscape walls that cross
residential property lines or publicly owned Outlots or rights-of-ways, and that the
walls be contained within a landscape easement.
7. The developer shall provide for an HOA owned and maintained children’s play
structure or other similar improvement near the HOA fitness center as discussed
by the developer during the PUD concept review prior to submittal of an
application for Royal Golf Club at Lake Elmo 3rd Addition.
8. That a fee in lieu of park land dedication be paid to the City based upon an appraisal
by an appraiser to be chosen by the City and paid for by the developer. Also that a 30
ft. wide trail corridor be dedicated to the City centered on public trails in the
development and that the value of the dedicated land be credited toward any fees in
lieu of parkland dedication. No credit shall be given for costs of construction of the
trails. The park land dedication shall not include wetlands, wetland buffer area, and
no credit will be given for land beyond the 30 ft. centered on public trails.
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a. Outlot B shall be dedicated to the City as parkland for trails as part of the 1st
Addition.
9. Trail within Outlot B must be constructed prior to building permits being issued for
that phase of development.
10. That the developer pay a parkland dedication fee equal to $500 per 2.5 caliper inch
required in lieu of some required tree preservation replacement tree requirements,
totaling $106,556.00 in lieu of planting the required number of trees required. This
fee was calculated as follows: $500.00 multiplied by 969 2.5-caliper inch tree not
planted within the entire subdivision, divided by 291 single family lots within the
entire subdivision, multiplied by 64 single family lots within the 2nd Addition.
11. All changes and modifications to the plans requested by the City Engineer in the
Engineer’s reports dated May 30, 2018 shall be incorporated into the Final Plat and
PUD Plans.
12. The Final Plat and PUD Plans approval is conditioned upon the applicant meeting all
City standards and design requirements unless specifically addressed otherwise in
this resolution.
13. The developer shall comply with all comments identified within the Washington
County letter dated March 6, 2017, including providing an additional 17 feet of right-
of-way along 10th Street N. and constructing right turn lanes at its sole cost meeting
City state aid design standards at Royal Boulevard North, Masters Lane North, the
Golf Course entrance, at Annika Drive North, and at 20th Street and Manning Trail.
14. That open space within the shorelands of the residential development (specifically
Outlots C, D, F, and the rest of Outlot L) be protected with a conservation easement,
deed restriction, covenant, or other instrument. Such document(s) must be provided
for review by the City Attorney and be executed prior to final plat approval.
15. Prior to the issuance of building permits all wetland buffers shall be delineated and
identified via staking or signage that is acceptable to the City.
16. Prior to the construction of any subdivision identification signs or neighborhood
markers within the development, the developer shall submit sign plans for review and
obtain a sign permit from the Planning Department. Any amendments to the finding
regarding signs indicated in this Resolution shall be subject to a PUD amendment or
variance.
17. That the Final Plat include street names as approved by Council.
18. The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from the appropriate
watershed districts prior to the commencement of any grading or development
activity on the site.
19. That the Royal Golf Club development will not have street lights except at street
intersections and cul-de-sacs.
20. That a $1,000,000 donation to the Parks fund will be made with the phase of
development when the former Tartan Park ballfields are no longer able to be used by
the City.
EASEMENT VACATION
14
Reason. The applicant is also requesting an easement vacation over outlot R and a portion
of outlots P and O of Royal Golf Club at Lake Elmo 1st Addition. These drainage and
utility easements were dedicated to the City with the 1st Addition Final Plat. These outlots
will be re-platted with 2nd Addition, and new easements of the same size or larger will be
dedicated with the 2nd Addition. In order to avoid “stacking easements” and to keep the
title clean for future owners/users of the parcels, the applicant is requesting that the
easements from 1st Addition be vacated with dedication of new easements. Outlot R will
be dedicated right-of-way for Palmer Drive, and a new easement will be dedicated over
what will now be Outlot M of the 2nd Addition. Outlot M of the 1st Addition is owned by
Emerson and will not have an easement over it.
Recommended Condition of Approval. Staff is recommending approval, subject to the
following condition of approval:
1. New easements as requested by the City Engineer and Public Works Director shall be
recorded with the Royal Golf Club at Lake Elmo 2nd Addition Final Plat.
Planning Commission Review. The Planning Commission held a public hearing and
considered the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and easement
vacation request at its June 4, 2018 meeting. The only concern that was brought up is that
there are multiple homeowners’ associations in the development, and there could be
issues with getting leaders to head these groups. The Planning Commission
recommended approval of the Royal Golf Club at Lake Elmo Final Plat and PUD Plans
6-0.
OPTIONS:
• Approve the Royal Golf Club at Lake Elmo Final Plat and PUD Plans with Staff
and Planning Commission-recommended conditions of approval.
• Approve the Royal Golf Club at Lake Elmo Final Plat and PUD Plans with
amended conditions of approval.
• Do not approve the Royal Golf Club at Lake Elmo Final Plat and PUD Plans and
direct Staff to prepare a Resolution with findings for denial and bring back to a
future meeting.
RECOMMENDATION:
Staff and the Planning Commission recommend that Council approve the Royal Golf
Club at Lake Elmo 2nd Addition Final Plat and PUD Plans, as well as the easement
vacation request, based on the findings of fact and conditions outlined in the Staff Report.
“Move to adopt Resolution 2018-062 approving the Royal Golf Club at Lake Elmo 2nd
Addition Final Plat and PUD Plans based on the findings of fact and conditions
outlined in the Staff Report.”
“Move to adopt Resolution 2018-063 approving the easement vacation request to
vacate existing drainage and utility easements over Outlots R, P and O, subject to
condition of approval.”
15
ATTACHMENTS:
1. Narrative
2. Engineer’s Memo
3. 2nd Addition Landscaping Plans
4. 2nd Addition Final Plat
5. Easement Vacation
6. Resolution 2018-062 approving Final Plat and PUD Plans
7. Resolution 2018-063 approving the easement vacation
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PAGE 1 of 2
MEMORANDUM
Date: May 30, 2018
To: Emily Becker, Planning Director Re: Royal Golf Club 2nd 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 Royal Golf Club 2nd Addition. Final Plat/Final Construction
Plans were received on May 4, 2018. The submittal consisted of the following documentation:
Royal Golf Club 2nd Addition Final Plat, Sheets 1‐3, received May 1, 2018. No print/preparation date.
Royal Golf Club 2nd Addition Narrative, dated May 3, 2018.
Royal Golf Club 2nd Addition Construction Plans, Sheets 1‐27, dated April 26, 2018.
Royal Golf Club 2nd Addition Grading Plans, Sheets 1‐21, dated April 26, 2018.
Royal Golf Club 2nd Addition Landscape Plans, L1‐L8, dated May 2, 2018, by Pioneer Engineering.
Royal Golf Club 2nd Addition Specifications, dated April 27, 2018.
STATUS/FINDINGS: Engineering review comments have been provided in two separate memos; one for Final Plat
approval, and one to assist with the completion of the final Construction Plans. Please see the following review
comments relating to the Final Plat application.
FINAL PLAT: ROYAL GOLF CLUB 2ND ADDITION
Outlots B (trail), F (storm water), I (storm water), and K (utility corridor) must be dedicated to the City as
part of the Final Plat. City ownership of these Outlots has been noted on the final grading and construction
plans as required.
Outlots A, C, D, E, G, H, J, L, and M ownership have been shown on the final grading and construction plans
as developer or HOA owned as applicable.
Drainage and utility easements have been provided on the Final Plat and grading plans over all, or a
portion, of Outlots A, D, E, H, and L as required. These easements must be shown and labeled on the street
and utility plans.
Revise Outlot D easement to provide minimum 15 ft. easement from pipe centerline for storm sewer run
CBMH‐359 to CBMH 360.
Verify that the 10‐foot utility easement corridor has been provided along Palmer Drive at Outlot Q, 1st
Addition. If not, provide this easement as part of the 2nd Addition.
Verify that the 10‐foot utility easement corridor has been provided along Palmer Drive at Outlot L and M,
2nd Addition. If not, provide these easements as part of the 2nd Addition.
Clarify the drainage and utility easement limits for Outlot L.
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.
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 and Specifications must be revised in accordance with the Construction Plan
engineering review memorandum dated May 30, 2018.
All easements as requested by the City Engineer and Public Works department shall be documented on the
Final Plat prior to the release of the Final Plat for recording.
The Final Plat shall not be recorded until final construction plan approval is granted.
No construction for Royal Golf Club 2nd 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.
OWNED BY OTHERS
(BUFFER MAY BE REQUIRED
WITH FUTURE DEVELOPMENT)
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116240
OF
JLT
JLT 8L1HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO 2ND ADD.
LAKE ELMO, MINNESOTALANDSCAPE PLANDateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 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
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
LANDSCAPE PLANName
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
5-2-18
5-2-18
10TH STREET (COUNTY STATE AID HIGHWAY NO. 10)
N
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OF
JLT
JLT 8L2HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO 2ND ADD.
LAKE ELMO, MINNESOTALANDSCAPE PLANDateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 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
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
LANDSCAPE PLANName
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
5-2-18
5-2-18
12
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116240
OF
JLT
JLT 8L3HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO 2ND ADD.
LAKE ELMO, MINNESOTALANDSCAPE PLANDateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 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
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
LANDSCAPE PLANName
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
5-2-18
5-2-18
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116240
OF
JLT
JLT 8L4HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO 2ND ADD.
LAKE ELMO, MINNESOTALANDSCAPE PLANDateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 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
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
LANDSCAPE PLANName
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
5-2-18
5-2-18
LA
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116240
OF
JLT
JLT 8L5HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO 2ND ADD
LAKE ELMO, MINNESOTALANDSCAPE PLANDateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 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
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
LANDSCAPE PLANName
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
5-2-18
5-2-18
11
12
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116240
OF
JLT
JLT 8L6HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO 2ND ADD
LAKE ELMO, MINNESOTAGROUNDCOVER PLANDateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 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
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
Name
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
DRY SWALE/POND
(STATE SEED MIX 33-262 FORMERLY W4)
NATIVE DRY PRAIRIE SOUTHEAST
(STATE SEED MIX 35-621 FORMERLY U6)
SOD (TYPICAL)
5-2-18
5-2-18
11
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116240
OF
JLT
JLT 8L7HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO 2ND ADD.
LAKE ELMO, MINNESOTA
DateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 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
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
IRRIGATION CONNECTION POINTSName
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
5-2-18
5-2-18
116240
OF
JLT
JLT 8L8HC GOLF COURSE DEVELOPMENT, LLC
11074 RADISSON ROAD NE
BLAINE, MINNESOTA 55449
THE ROYAL GOLF CLUB AT LAKE ELMO 2ND ADD
LAKE ELMO, MINNESOTACITY PLANTING DETAILSDateRevisions
Designed
Drawn
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 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
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
Name
44763Reg. No. Date
Jennifer L. Thompson
c 2014 Pioneer Engineering
www.pioneereng.comFax: 681-9488
5-2-18
5-2-18
N
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ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
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(SEE SHEET 2 OF 3 SHEETS)
INSET 'B'
(SEE SHEET 3 OF 3 SHEETS)
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3890 Pheasant Ridge Drive NE,
Suite 100, Blaine, MN 55449
Phone: 763-489-7900 Fax: 763-489-7959
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Drainage and Utility Easement Vacation Description Sketch
City Council Resolution 2018-063
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2018-063
A RESOLUTION APPROVING THE ROYAL GOLF AT LAKE ELMO FINAL PLAT AND
PLANNED UNIT DEVELOPMENT (PUD) PLANS.
WHEREAS, H.C. Golf Land, LLC, 11074 Radisson Road NE, Blaine, MN 55449 (“Applicant”)
has submitted an application to the City of Lake Elmo (“City”) for a Final Plat and Planned Unit
Development (PUD) Plans for a planned development to be called The Royal Golf Club at Lake Elmo 2nd
Addition, copies of which are on file in the City Planning Department; and
WHEREAS, the proposed Final Plat and Planned Unit Development Plan is for a residential golf
course community Planned Unit Development on 428.06 acres of land located between 10th Street and
20th Streets, east of Lake Elmo Avenue and west of Manning Trail on the former 3M Tartan Park
properties and will include 291 single-family residential lots, a lot for the clubhouse and facilities, and
golf course; and
WHEREAS, the Lake Elmo City Council approved the Royal Golf Club at Lake Elmo PUD
Concept Plan on September 9, 2016; and
WHEREAS, the Lake Elmo Planning Commission held a Public Hearing on March 13, 2017 to
consider the Preliminary Plat and Preliminary PUD Plans; and
WHEREAS, on March 27, 2017 the Lake Elmo Planning Commission adopted a motion to
recommend that the City Council approve the Royal Golf Club at Lake Preliminary Plat and Preliminary
PUD Plans based on a number of conditions; and
WHEREAS, the City Council, at its meeting on June 6, 2017 adopted Resolution 2017-47
approving the Preliminary Plat and PUD Plans .
NOW, THEREFORE, based upon the testimony elicited and information received, the City
Council makes the following:
FINDINGS
1. That all the requirements of City Code Sections 153.07 and 154.759 related to Final Plat and
Final PUD Plans have been met by the Applicant.
2. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans are generally
consistent with Preliminary Plat and PUD Plans approved by the City of Lake Elmo on June
6, 2017.
3. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans are consistent
with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area.
City Council Resolution 2018-063
4. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans generally
comply with the City’s GCC - Golf Course Community zoning districts as modified by the
PUD regulations.
5. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat PUD Plans comply with the
City’s subdivision ordinance.
6. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans comply with
the City’s Planned Unit Development Regulations.
7. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans comply with
City’s Engineering Standards, except where noted in the review memorandum from the City
Engineer dated May 30, 2018 and modified by PUD regulations.
8. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans generally
comply with other City zoning ordinances, shoreland, and erosion and sediment control,
except as noted in this staff report and review memorandum from the City Engineer dated
May 30, 2018.
9. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans generally
comply with the City’s landscaping and tree preservation ordinances, providing some
flexibility to the Applicant to allow for woodland management and pollinator friendly native
seeding in lieu of some required tree replacement in order to avoid possible detriment caused
by over planting.
10. That the Royal Golf Club at Lake Elmo 2nd Addition Final Plat and PUD Plans achieve
multiple identified objectives for planned developments within Lake Elmo.
11. That the proposed Final Plat and PUD Plans are for a 64 unit single family residential golf course
community Planned Unit Development on 89.91 acres of land located on the former 3M Tartan
Park properties.
12. That the Final Plat and PUD Plans will be located on property legally described on the attached
Exhibit “A”.
13. That there has been significant public testimony that 20th Street is already dangerous without the
additional traffic and that the City and developer need to explore ways to make the road safer.
14. That the proposed PUD will allow a more flexible, creative, and efficient approach to the use of
the land, and will specifically relate to existing zoning district standards in the following manner
(with exceptions as noted):
a. Setbacks:
i. Royal Golf Club at Lake Elmo Setbacks
15. 16. 100 Ft.
Wide Lots
17. 80-90 Ft.
Wide Lots
18. 55-65 Ft.
Wide Lots
19. Front 20. 30 ft.
21. 30 ft. 22. 20 ft. for side
loaded
garages, or
25’
23. Side 24. 10 ft.
25. 10 ft. 26. 10ft.
house/5ft.
City Council Resolution 2018-063
garage or 7.5
ft./7.5 ft.
27. Corner
Side
28. 15 ft. 29. 15 ft. 30. 15 ft.
31. Rear 32. 30 ft. 33. 30 ft. 34. 20 ft.
a. Maximum Impervious Coverage: The maximum impervious coverage for 55-65’
wide lots shall be 50%. All other lots shall have a maximum impervious coverage of
40%.
b. Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the development shall
be 6,600 sq. ft.
c. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in area at the
ground floor level except by conditional use permit. The width of the visible garage
door area when closed shall not exceed 60% of the principal building façade
(including garage) fronting on the primary street.
d. Subdivision Identification Signs: the Royal Golf Club at Lake Elmo residential
subdivision shall be allowed up to a maximum of 4 subdivison identification signs,
including the identification sign for the golf course entrance, not to exceed 24 sq. feet
in sign area each, located no closer than 10 feet to any public right-of-way. In
addition neighborhood identification markers (pillars) shall be permitted to be no
larger than 2 ft. x 2 ft. to identify the development logo and the name of the
neighborhood. Additional subdivision signs should be considered for a subdivision of
this size.
i. Staff Note: If the developer requests a change to this, a variance should be
requested.
e. All other requirements for the City’s GCC – Golf Course Community zoning district
will apply, including the allowed uses and other site and development standards.
f. That the proposed street names within the development are generally consistent with
the City’s Street Naming Policy except for Annika Drive N.
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicants’ application for a Final Plat and PUD Plans is granted,
provided the following conditions are met:
1. That there shall be no encroachments to drainage and utility easements on residential lots
other than those reviewed and approved by the City Engineer and upon execution of an
easement encroachment agreement.
2. Prior to the execution of Final Plat, the Developer shall enter into a Developer’s Agreement
acceptable to the City Attorney and approved by the City Council that delineates who is
responsible for the design, construction, and payment of the required improvements with
financial guarantees therefore.
3. The Royal Golf Club at Lake Elmo 2nd Addition shall be incorporated into the Common
Interest Agreement concerning management of the common areas and establish a
homeowner’s association which shall be submitted in final form to the Planning Director
City Council Resolution 2018-063
before any building permit may be issued for any structure in any phase of the development.
Said agreement shall comply with Minnesota Statues 515B-103, and specifically the
provisions concerning the transfer of control to the future property owners. The HOA
documents shall include required maintenance of wetland buffers.
4. That the HOA documents include architectural requirements that require 4-sided architecture
and garages facing the public right-of-ways to have windows and/or other architectural
features.
5. The applicant shall enter into a landscape license and maintenance agreement with the City
that clarifies the individuals or entities responsible for landscaping.
6. That the HOA be responsible for the maintenance of all landscape walls that cross residential
property lines or publicly owned Outlots or rights-of-ways, and that the walls be contained
within a landscape easement.
7. The developer shall provide for an HOA owned and maintained children’s play structure
or other similar improvement near the HOA fitness center as discussed by the developer
during the PUD concept review prior to submittal of an application for Royal Golf Club
at Lake Elmo 3rd Addition.
8. That a fee in lieu of park land dedication be paid to the City based upon an appraisal by an
appraiser to be chosen by the City and paid for by the developer. Also that a 30 ft. wide trail
corridor be dedicated to the City centered on public trails in the development and that the
value of the dedicated land be credited toward any fees in lieu of parkland dedication. No
credit shall be given for costs of construction of the trails. The park land dedication shall not
include wetlands, wetland buffer area, and no credit will be given for land beyond the 30 ft.
centered on public trails.
a. Outlot B shall be dedicated to the City as parkland for trails as part of the 1st
Addition.
9. Trail within Outlot B must be constructed prior to building permits being issued for that
phase of development.
10. That the developer pay a parkland dedication fee equal to $500 per 2.5 caliper inch required
in lieu of some required tree preservation replacement tree requirements, totaling
$106,556.00 in lieu of planting the required number of trees required. This fee was calculated
as follows: $500.00 multiplied by 969 2.5-caliper inch tree not planted within the entire
subdivision, divided by 291 single family lots within the entire subdivision, multiplied by 64
single family lots within the 2nd Addition.
11. All changes and modifications to the plans requested by the City Engineer in the Engineer’s
reports dated May 30, 2018 shall be incorporated into the Final Plat and PUD Plans.
12. The Final Plat and PUD Plans approval is conditioned upon the applicant meeting all City
standards and design requirements unless specifically addressed otherwise in this resolution.
13. The developer shall comply with all comments identified within the Washington County
letter dated March 6, 2017, including providing an additional 17 feet of right-of-way along
10th Street N. and constructing right turn lanes at its sole cost meeting City state aid design
standards at Royal Boulevard North, Masters Lane North, the Golf Course entrance, at
Annika Drive North, and at 20th Street and Manning Trail.
14. That open space within the shorelands of the residential development (specifically Outlots C,
D, F, and the rest of Outlot L) be protected with a conservation easement, deed restriction,
City Council Resolution 2018-063
covenant, or other instrument. Such document(s) must be provided for review by the City
Attorney and be executed prior to final plat approval.
15. Prior to the issuance of building permits all wetland buffers shall be delineated and identified
via staking or signage that is acceptable to the City.
16. Prior to the construction of any subdivision identification signs or neighborhood markers
within the development, the developer shall submit sign plans for review and obtain a sign
permit from the Planning Department. Any amendments to the finding regarding signs
indicated in this Resolution shall be subject to a PUD amendment or variance.
17. That the Final Plat include street names as approved by Council.
18. The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall adhere to conditions of the Valley Branch Watershed District
permit.
19. That the Royal Golf Club development will not have street lights except at street intersections
and cul-de-sacs.
20. That a $1,000,000 donation to the Parks fund will be made with the phase of development
when the former Tartan Park ballfields are no longer able to be used by the City.
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
STATE OF MINNESOTA
COUNTY OF WASHINGTON
CITY OF LAKE ELMO
RESOLUTION NO. 2018-063
A RESOLUTION VACATING A DRAINAGE AND UTILITY EASEMENT OVER OUTLOTS R, P,
AND O, ROYAL GOLF CLUB AT LAKE ELMO 1ST ADDITION
WHEREAS, the City of Lake Elmo (City) is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, the City Council approved a Preliminary Plat and for Royal Golf Club at
Lake Elmo on June 6, 0217 through adoption of Resolution 2017-47; and
WHEREAS, the City Council approved Royal Golf Club at Lake Elmo Final Plat on
September 5, 2017 through adoption of Resolution 2017-093, which includes PID#s
25.029.21.43.0003 and 25.029.21.43.0004 and PID# 25.029.21.43.0005; and
WHEREAS, PID#s 25.029.21.43.0003, 25.029.21.43.0004, and 25.029.21.43.0005 are
owned by HC Golf Land, LLC, 11455 20th Street North, Lake Elmo, MN 55042 (Owner); and
WHEREAS, the City of Lake Elmo was granted a Drainage and Utility Easement over a
portion of PID#s 25.029.21.43.0003 and 25.029.21.43.0004 and all of PID# 25.029.21.43.0005,
and this easement was recorded with the Royal Golf Club at Lake Elmo Plat by the Office of the
Registrar of Titles of Washington County on September 29, 2017 as Document Number
4129859; and
WHEREAS, a request has been made to the City Council pursuant to Minnesota Statute
§412.851 to vacate the Drainage and Utility Easement recorded with the Royal Golf Club at
Lake Elmo Plat by the Office of the Registrar of Titles of Washington County on September 29,
2017 as Document Number 4129859 over PID#s 25.029.21.43.0003 and 25.029.21.43.0004 and
PID# 25.029.21.43.0005, legally described as follows:
All of the drainage and utility easements, as created and dedicated over, under, and across
Outlot O, Outlot P, and Outlot R, The Royal Golf Club at Lake Elmo, according to the
plat thereof, Washington County, Minnesota.
WHEREAS, the City Clerk reviewed and examined the signatures on said request and
determined that such signatures constituted all of the landowners abutting upon the portion of
easement to be vacated and rededicated; and
WHEREAS, a public hearing to consider the vacation of the Drainage and Utility
Easement was held on the 4th of June 2018 before the Planning Commission in the Lake Elmo
City Hall located at 3800 Laverne Avenue North at 7:00 p.m. or shortly thereafter after due
published and posted notice had been given, as well as personal mailed notice to all property
owners within 350 feet of the Drainage and Utility Easement by the City Clerk on the 23rd day of
May 2018 and all interested and affected persons were given an opportunity to voice their
concerns and be heard; and
WHEREAS, the City Council in its discretion has determined that the vacation will
benefit the public interest because:
1) The City has granted Final Plat Approval for Royal Golf Club at Lake Elmo 2nd Addition,
which includes PID#s 25.029.21.43.0003 and 25.029.21.43.0004 and all of PID#
25.029.21.43.0005, which will grant the City more appropriate easements for similar
purposes.
WHEREAS, the Council, at its meeting on the 19th day of June 2018, considered the
easement vacation request.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF LAKE ELMO, COUNTY OF WASHINGTON MINNESOTA, that such request
for vacation of an existing Drainage and Utility Easement is hereby granted in accordance with
the property descriptions provided above, subject to the following condition of approval:
1) New easements as requested by the City Engineer and Public Works Director shall be
recorded with the Royal Golf Club at Lake Elmo 2nd Addition Final Plat.
BE IT FURTHER RESOLVED, that the Mayor and City Clerk are hereby authorized to
sign all documents necessary to effectuate the intent of this resolution.
Adopted by the Council this 18th day of June 2018.
Effective Date:_______________________
Approved:
________________________________
Mike Pearson, Mayor
Attested by:
________________________________
Julie Johnson, City Clerk