HomeMy WebLinkAbout#20 - Northport 2nd Addition Final PlatBUSINESS ITEM 5A
STAFF REPORT
DATE: 7/17/2018
REGULAR
ITEM #: 20
TO: City Council
FROM: Emily Becker, Planning Director
ITEM: Northport 2nd Addition Final Plat
REVIEWED BY: Jack Griffin, City Engineer
BACKGROUND:
The Council is being asked to consider a Final Plat request from Pulte Homes of MN LLC for the 2nd
Addition of Northport, a planned 104 unit residential development. The 2nd Addition includes 27
(shown as 29 on the final plat, but Lot 10, Block 2 and Lot 1, Block 3) single family lots that are
located within a 22.34 acre area to the northwest of Northport 1st Addition. Staff is recommending
approval of the request subject to compliance with the conditions listed in this report.
ISSUE BEFORE COUNCIL:
The Council is being asked to recommend approval or denial of the Final Plat request for the 2nd
Addition of based on its consistency with the approved Preliminary Plat.
PROPOSAL DETAILS/ANALYSIS:
General Information.
Applicant: Pulte Homes of MN LLC, 7500 Flying Cloud Drive, Ste 670, Eden Prairie, MN
55344 (will act as both developer of the property and builder of homes)
Property Owners: Pulte Homes of MN LLC, 7500 Flying Cloud Drive, Ste 670, Eden Prairie, MN
55344
Location: PID# 13.029.21.44.0042
Request: Application for final plat approval of a 27 unit residential subdivision to be
named Northport 2nd Addition
Zoning: LDR – Limited Density Residential
Surrounding: North – Easton Village (LDR – Limited Density Residential); West – Reid Park
(PF – Public and Quasi Public Open Space; South – Heritage Farms (Open
Space Development); East – Lake Elmo Airport (Baytown Township).
Comp. Plan: Village Urban Low Density Residential (1.5 - 2.49 units per acre)
History: Property was included in Village Planning Area boundary and municipal sewer
service area as defined in the 2013 Village Land Use Plan. Site has historically
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been used for farming activities, including the growing of agricultural crops.
Sketch Plan review by Planning Commission on 06/30/12014. A Comprehensive
Plan Amendment was approved on 7/15/2014 by Resolution 2014-60, and
Preliminary Plat was approved on 9/16/2014 by Resolution 2014-74. Preliminary
plans revised 12/01/2014. Final Plat of 1st Addition (approving 36 units)
approved on September 5, 2017 by Resolution 2017-089.
Action Deadline: Application Complete – 6/5/2018
60 Day Deadline – 8/4/2018
Extension Letter Mailed – No
120 Day Deadline – N/A
Regulations: Chapter 153 – Subdivision Regulations
Article 10 – Urban Residential Districts (LDR)
§150.270 Storm Water, Erosion, and Sediment Control
Consistency with Preliminary Plat.
It was previously discussed with the approval of the 1st Addition Final Plat that the approved
Preliminary Plat was updated to address Engineering comments. Dimensional standards generally
stayed the same and there was a connection to the McLeod property to accommodate future
development. Eyebrow islands were also added.
Outlots.
• Outlot B (as shown on the Final Plat) will be homeowners’ (HOA)-owned, and the developer
has indicated that it will include a play structure.
• Outlot A will be developed in to single family lots in the final phase(s) of the development.
• There will be an outlot to the north of the houses north of Lower 31st Street, as indicated per
the preliminary plans, that will need be platted with the final plat of 2nd Addition to be used
for stormwater purposes.
Right-of-Way. There is 1.02 acres of non-arterial right-of-way being dedicated.
Parkland. The developer met the City’s parkland dedication requirements through the deeding of
Outlot C, which is now an extension of Reid Park. The developer is not responsible for additional
park fees or improvements for the entire development, including this addition.
Engineering Comments. The City Engineer comments can be reviewed in the attached Northport
2nd Addition Final Plat review memo dated July 2, 2018. It is a recommended condition of approval
that these comments be addressed, and many of the comments are recommended as separate
conditions of approval in order to more effectively outline these requirements.
Metropolitan Airports Commission (MAC) Comments. Due to MAC’s review comments
regarding the 1st Addition, it was a condition of approval that the applicant provide a disclosure
statement to all first homeowners in the development advising of the airport and associated over-
flights, and all builders shall be encouraged to incorporate interior noise reduction measures in to
single family residential structures within the subdivision based on the Metropolitan Council’s
Builder Guide. Staff recommends that this be a condition of approval for the 2nd Addition as well.
Building Official/Public Safety Review. The Building Official and Fire Chief reviewed the
proposed Final Plat and have verified that the fire hydrant locations and spacing are in compliance
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BUSINESS ITEM 5A
with applicable codes and standards. The on-street parking and signage will be dictated by the city
parking ordinance.
Access. There is a connection to 30th Street via Village Parkway, a minor collector road that will
serve as the primary access and circulation route for the development, extending from 30th Street to
Easton Village.
Landscape Plans. The City’s Landscape Architect reviewed the landscape plans, and the report is
attached. There are 11 tree discrepancies that need to be corrected, and the trees should be spaced
further apart. Trees that do not fit the larger spacing can be moved to the buffer areas. Further, there
are a number of utility conflicts that need to be corrected. It is a recommended condition of approval
that the landscape plans be updated per these comments and resubmitted and approved by the City.
Buffering. A condition of the Comprehensive Plan Amendment previously approved by adoption of
Resolution 2014-60 was that additional buffering and screening be provided along the southwest
portion of the property, particularly the east boundary of the McLeod property. Trees have been
proposed to provide screening, and an infiltration area will provide a buffer. It was a condition of
approval of the 1st Addition that the landscape plans for that addition are not to include landscaping
within Outlot C so as to not interfere with any amendments needed to that infiltration area to
accommodate potential development of the McLeod parcel. Therefore, the landscape plans for a
future addition will need to include this infiltration area. Additionally, the Comprehensive Plan
designates a buffer area on the south and east side of this development, though this buffer does not
apply to this addition.
Streets. The street names do not adhere to the recently amended street naming policy in that they
have the direction prefix of Upper and Lower, but they are consistent with the 1st Addition Final Plat
and preliminary plat.
All local streets provide a 60 foot right-of-way and are 28 feet wide, which will allow for on-street
parking on both sides. There will be no parking allowed in the eyebrows.
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 Preliminary
Plat did include a series of conditions that must be met by the applicant, which are addressed in the
“Review and Analysis” section below. There are no public hearing requirements for a final plat.
In order to provide an update concerning the conditions associated with the preliminary plat for
Northport (formerly known as Village Park Preserve), Staff has prepared the following:
Preliminary Plat Conditions as designated by Resolution 2014-74 – With Staff Update
Comments (updated information in bold italics):
1) The Metropolitan Council must approve the Comprehensive Plan Amendment for the Holliday
parcel in advance of the City’s consideration of an application for Final Plat for the Village Park
Preserve Subdivision. Comments: The Metropolitan Council approved the Comprehensive
Plan Amendment for the Holliday parcel on September 23, 2014.
2) In advance of Final Plat application, the applicant shall provide adequate title evidence
satisfactory of the City Attorney. Comments: This condition was met with the 1st Addition.
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3) All required modifications to the plans as requested by the City Engineer in a review
memorandum dated September 4, 2014 shall be incorporated into the plans prior to consideration
of a Final Plat. Comments: The preliminary plans have been updated and approved by the City
Engineer. It is a recommended condition of approval that all required modifications to the
Final Plat and plans as requested.
4) The Preliminary Plat approval is conditioned upon the applicant meeting all minimum City
standards and design requirements. Comments: See above.
5) The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act, and shall acquire the needed permits from Valley Branch Watershed District
prior to the commencement of any grading or development activity on the site. Comments: The
Applicant obtained Valley Branch Watershed District approval on July 13, 2017. It is a
recommended condition of approval that these rules and regulations be followed.
6) Related to the proposed storm water discharge to the south, the Applicant must provide written
permission from all property owners of the affected parcels located south of the proposed 30th
Street culvert consenting to the discharge location, volume and rate(s) in advance of submitting
Final Plat. Comments: The applicant has provided a Drainage and Utility Easement,
Temporary Construction Easement, and Right-of-Way easement from the McLeod property, as
well as a Temporary Construction Easement from the Krueger property with the 1st Addition.
7) The Applicant shall be responsible for the submission of final plans and the construction of all
improvements within the 30th Street right-of-way as required by the City and further described in
the review memorandum from the City Engineer dated September 4, 2014. Comments: This
condition is not applicable to this addition.
8) The Applicant shall observe all right-of-way and other requirements included in a review
memorandum from Washington County dated September 3, 2014. Comment: This condition
does not apply to this addition.
9) The Landscape Plan shall be updated per the recommendations of the City’s Landscape
Consultant, described in a memo dated September 4, 2014. Tree protection measures for trees
intended to be saved according to the submitted Tree Survey must be included in the Final
Landscape Plan. Comments: It is a recommended condition of approval that the Applicant
obtain City approval for the Landscape Plans.
10) 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 Final Plat, and said plan
shall document extent of any proposed grading on the site. Comment: Grading will be
addressed in the Development Agreement that will likely be approved concurrently with Final
Plat.
11) The Applicant shall install an additional row of trees in the rear of Lots 1-3, Block 1 to provide
additional screening for the eastern boundary of the McLeod property to satisfy the condition of
approval related to the requested Comprehensive Plan Amendment. Comments: As previously
mentioned, it was a condition of approval of the 1st Addition that the landscape plans for that
addition are not to include landscaping within Outlot C so as not to interfere with any
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amendments needed to that infiltration area to accommodate potential development of the
McLeod parcel. Therefore, the landscape plans for a future addition will need to include this
additional row of trees.
12) The developer shall obtain all required permits from Northern Natural Gas to perform
construction work over the gas line that runs from north to south across the site. Comments: The
final plans have been approved by Northern Natural Gas, and the easement agreement is
ready to be signed. It is a recommended condition of approval that the Applicant execute this
easement for the 2nd Addition.
13) The developer shall submit a letter from the Metropolitan Airports Commission agreeing to
design of stormwater facilities acceptable to the City prior to submitting the Final Plat
application. Comments. The MAC provided a letter dated December 5, 2014 to the City which
indicates that while they do not advocate the construction of open-water retention ponds in
close proximity to their airports due to their potential to attract and/or sustain hazardous
wildlife, that they acknowledge both the engineering challenges on the development site that
make the sole use of dry ponds or infiltration basins to accommodate the upstream developed
flows and the surface water runoff from on-site development impractical and the efforts being
made by the City to design and construct a regional stormwater retention system to reduce the
volume and rate of unmitigated stormwater flowing to parcels in the immediate vicinity of the
airport.
Planning Commission Review. The Planning Commission reviewed the Final Plat at its July 9,
2018 meeting and wanted to ensure that first time homeowners were aware of the airport and the
associated noise. The Commission recommended approval with a 7-0 vote.
Recommended Findings. Staff is recommending that the Planning Commission consider the
following findings with regards to the proposed Northport 2nd Addition Final Plat:
1) That all the requirements of City Code Section 153.07 related to the Final Plan and Final Plat
have been met by the Applicant.
2) That the proposed Final Plat for Northport 2nd Addition consists of the creation of 27
(formerly 29) single-family detached residential structures.
3) That the Northport 2nd Addition Final Plat is generally consistent with the Preliminary Plat
and Plans as approved by the City of Lake Elmo on September 16, 2014 and as amended on
September 6, 2017.
4) That the Northport 2nd Addition Final Plat is consistent with the Lake Elmo Comprehensive
Plan and the Future Land Use Map for this area.
5) That the Northport 2nd Addition Final Plat complies with the City’s Urban Low Density
Residential zoning district regulations.
6) That the Northport 2nd Addition Final Plat complies with all other applicable zoning
requirements, including the City’s landscaping, storm water, sediment and erosion control
and other ordinances with the exception of issues identified in the July 9, 2018 Staff report to
the Planning Commission.
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7) That the Northport 2nd Addition Final Plat complies with the City’s subdivision ordinance.
8) That the Northport 2nd Addition Final Plat is generally consistent with the City’s engineering
standards with the exception of necessary plan revisions outlined by the City Engineer in his
review comments to the City regarding Northport 2nd Addition Final Plat dated July 2, 2018.
Recommended Conditions of Approval. Staff is recommending certain conditions that have been
specifically identified as part of the final plat review and that have not otherwise been addressed by
the applicant, be addressed as part of the Planning Commission’s recommendation to the City
Council. The City Engineer’s review letter does identify several issues that need to be addressed by
the developer in order for the City to deem the final plans complete. 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.
Based on the above Staff report and analysis, Staff is recommending approval of the final plat with
several conditions intended to address the outstanding issues noted above and to further clarify the
City’s expectations in order for the developer to proceed with the recording of the final plat.
1) Final grading, drainage, and erosion control plans, sanitary and storm water management
plans, landscape plans, and street and utility construction plans shall be reviewed and
approved by the City Engineer and applicable Staff prior to the recording of the Final Plat.
All changes and modifications to the plans requested by the City Engineer in the
memorandums addressing Northport 2nd Addition Final Plat dated July 2, 2018 shall be
incorporated into these documents before they are approved. Final Construction Plans and
Specifications must be prepared in accordance with the City approved Preliminary Plans and
in accordance with the City Engineering Design Standards Manual dated March 20, 2017
using City details, plan notes, and specifications.
2) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat prior to its execution by City Officials. A drainage and utility
easement should be dedicated over all of Outlot A.
3) The Northport 2nd Addition final plat shall include an outlot to be called Outlot B including
the Pond #4SE to be dedicated to the City for ongoing operation and maintenance.
4) Final plat approval shall be contingent upon either removing Lot 10, Block 2 and Lot 1,
Block 3, or adding a temporary cul-de-sac per City detail 807B at the street termination point
for Upper 31st Street North.
5) No building permits, including model home permits, may be accepted and issued by the City
until for the 2nd Addition until all grading and storm water facilities are fully completed and
verified by as-built shots for all Northport preliminary plan areas, including final grading
adjacent to Easton Village, the storm sewer outfall pipe south of 30th Street, the construction
of 30th Street box culvert extension, and the 30th Street turn lane improvements.
6) Final plat approval shall be contingent on the plans including a bituminous trail connection to
Reid Park.
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7) All off-site easements as required and approved by the City Engineer and Public Works
Director shall be documented on the Final Plat prior to release of the Final Plat for recording.
8) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a
Developer’s Agreement acceptable to the City Attorney and approved by the City Council
that delineates who is responsible for the design, construction, and payment of the required
improvements for the Village Park Preserve Final Plat with financial guarantees therefore.
9) The Landscape Plans must be updated plans and approved by the City’s Landscape Architect.
All utility conflicts must be removed.
10) A Landscape License Agreement shall be executed for the maintenance of right-of-ways
prior to release of the final plat by City Officials.
11) The applicant shall provide a disclosure statement to all first homeowners in the development
advising of the airport and associated over-flights, and all builders shall be encouraged to
incorporate interior noise reduction measures into single family residential structures within
the subdivision based on the Metropolitan Council’s Builder Guide.
12) The Applicant shall provide the City with a copy of the Northern Natural Gas permit and
abide by any conditions of approval.
13) The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act.
RECOMMENDATION:
Staff and the Planning Commission recommend, as part of tonight’s consent agenda, approval of the
Northport 2nd Addition Final Plat with conditions of approval as listed in the Staff report. If removed
from the consent agenda, approval may be made with the following suggested motion:
“Move to adopt Resolution 2018-081 approving the Northport 2nd Addition Final Plat with the
conditions of approval as drafted by Staff”
ATTACHMENTS:
1. Final Plat and Landscape Plans
2. City Engineer Review Memo dated July 2, 2018
3. Landscape Review Memo
4. Resolution 2018-081 approving final plat
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OUTLOT F
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(CITY OWNED)OUTLOT G
(DEVELOPER OWNED)
FES INV-
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FILE NO.CITY PROJECT NO.DRAWING NAME REVISIONSDATEBYNO.
DRAWN BY
CHECKED BY
DATE
06/06/18
KN
MK
Landscape Plan
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PULTE GROUP
NO R T H
LP5
3120-047---
LAKE ELMO,
MINNESOTA
REQUIRED SITE
TREE DECIDUOUS
STREET FRONTAGE
2.5" TREE DECIDUOUS
REQUIRED SITE
TREE CONIFEROUS
USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF
INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT NORBY
& ASSOCIATES LANDSCAPE ARCHITECTS, INC.'s EXPRESS WRITTEN
AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN
ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY NORBY & ASSOCIATES
LANDSCAPE ARCHITECTS, INC. OF ALL RESPONSIBILITY. NORBY &
ASSOCIATES LANDSCAPE ARCHITECTS, INC. RESERVES THE RIGHT TO HOLD
ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES
OR LOSSES RESULTING FROM ILLEGITMATE USE.
SOD UPLAND DRY
PRAIRIE MIX
20050100050100
SCALE IN FEET
KEY
WET MESIC
PRAIRIE MIX
REQUIRED SITE
ORNAMENTAL TREE
SHRUB
Plantings Adjusted for Sidewalk5NM12-11-14
New House Layout6NM12-12-14
Realigned Street Trees7NM12-15-14
Revise entry & ground cover8TW11-29-16
Add future monument, irrigation service9TW12-14-16
Update per new base10TW7-19-17
Update per city comments14MK1-5-18
STREET FRONTAGE
3.0" TREE DECIDUOUS
PHASE 2 LANDSCAPE PLAN
NORTHPORT
NOTES:
ALL TREES SHALL HAVE A MINIMUM DEPTH OF 6" HARDWOOD BARK MULCH 6' DIAMETER RING AROUND THE
BASE OF THE TREE. KEEP MULCH OFF TREE TRUNK.
ALL TREES TO BE FIELD STAKED PRIOR TO INSTALLATION. LANDSCAPE CONTRACTOR TO COORDINATE FIELD
REVIEW OF PROPOSED TREE LOCATIONS WITH CITY AND PROJECT LANDSCAPE ARCHITECTS PRIOR TO ANY
TREE INSTALLATION.
ALL STREET FRONTAGE TREE PITS AND BACK FILL SHALL BE FREE OF CLASS V OR SIMILAR MATERIAL. TREES
ARE TO BE BACKFILLED WITH MnDOT 3877 F SOIL.
MINIMUM OF 2 ROWS OF SOD BEHIND CURB.
AREAS WITH SIDEWALKS SHALL BE SODDED FROM BACK OF CURB TO SIDEWALK. SOD SHALL MEET MNDOT
3878 C SPECIFICATION FOR SALT TOLERANCE.
ALL RESIDENTIAL LOTS SHALL BE TEMPORARILY SEEDED WITH UPLAND GRASS MIX.
ALL OUTLOTS SHALL BE PERMENANTLY SEEDED WITH UPLAND DRY PRAIRIE MIX WITH EXCEPTION TO
OUTLOTS TO BE SODDED AS SHOWN IN PLAN.
TREE CALCULATIONS ARE BASED UPON CITY CODE AND ONE TREE EQUALS 2.5 CALIPER TREE INCHES. FOR
TREES SMALLER THAN 2.5 CALIPER TREE INCHES MULTIPLE TREES USED TO GET EQUAL CALIPER TREE
INCHES.
ALL SOD INSTALLED ON VILLAGE PARKWAY N SHALL MEET MNDOT 3878 C SPECIFICATION FOR SALT
TOLERANCE.
IF THERE ARE DISCREPANCIES IN PLANT COUNT BETWEEN THE SCHEDULE AND PLANS, PLANS TAKE
PRECEDENCE.
I hereby certify that this plan, specification or report was prepared by
me or under my direct supervision and that I am a duly registered
Landscape Architect under the laws of the State of Minnesota.
Signed: _________________________________________
Date: _______________ Registration #: ______________
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WP
WP
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BH
BH
WPWP
BH
BH
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DM
RO
HL
PE
RM
RM
WO
WOTA
TA
3
AH
5
AC
3
SB
1
CC
WP
BH
TA
NP NP
WP
BH
WP
TA
BH
TA
WO
PE
RM
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RM
RM
RM
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RO
HA
HA
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AL
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HA
HA
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RM
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LP2
FILE NO.CITY PROJECT NO.DRAWING NAME REVISIONSDATEBYNO.
DRAWN BY
CHECKED BY
DATE
06/06/18
KN
MK
Landscape Plan
PR
O
J
E
C
T
N
A
M
E
A
N
D
N
U
M
B
E
R
PULTE GROUP
NO R T H
3120-047---
LAKE ELMO,
MINNESOTA
USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF
INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT NORBY
& ASSOCIATES LANDSCAPE ARCHITECTS, INC.'s EXPRESS WRITTEN
AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN
ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY NORBY & ASSOCIATES
LANDSCAPE ARCHITECTS, INC. OF ALL RESPONSIBILITY. NORBY &
ASSOCIATES LANDSCAPE ARCHITECTS, INC. RESERVES THE RIGHT TO HOLD
ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES
OR LOSSES RESULTING FROM ILLEGITMATE USE.
100255002550
SCALE IN FEET
Plantings Adjusted for Sidewalk5NM12-11-14
New House Layout6NM12-12-14
Realigned Street Trees7NM12-15-14
Revise entry & ground cover8TW11-29-16
Add future monument, irrigation service9TW12-14-16
Update per new base10TW7-19-17
Update per city comments14MK1-5-18
NORTHPORT
PHASE 2 SITE PLANTING
1"=50'-0"
1
2
I hereby certify that this plan, specification or report was prepared by
me or under my direct supervision and that I am a duly registered
Landscape Architect under the laws of the State of Minnesota.
Signed: _________________________________________
Date: _______________ Registration #: ______________LP5
PHASE 2 LANDSCAPE PLAN
3"-6" RIVER ROCK
VINYL EDGING
35
GR
13
LB
5
BC 40
CM
36
MY
42
AJ
LP3
FILE NO.CITY PROJECT NO.DRAWING NAME REVISIONSDATEBYNO.
DRAWN BY
CHECKED BY
DATE
06/06/18
KN
MK
Landscape Plan
PR
O
J
E
C
T
N
A
M
E
A
N
D
N
U
M
B
E
R
PULTE GROUP
NO R T H
3120-047---
LAKE ELMO,
MINNESOTA
USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF
INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT NORBY
& ASSOCIATES LANDSCAPE ARCHITECTS, INC.'s EXPRESS WRITTEN
AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN
ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY NORBY & ASSOCIATES
LANDSCAPE ARCHITECTS, INC. OF ALL RESPONSIBILITY. NORBY &
ASSOCIATES LANDSCAPE ARCHITECTS, INC. RESERVES THE RIGHT TO HOLD
ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES
OR LOSSES RESULTING FROM ILLEGITMATE USE.
Plantings Adjusted for Sidewalk5NM12-11-14
New House Layout6NM12-12-14
Realigned Street Trees7NM12-15-14
Revise entry & ground cover8TW11-29-16
Add future monument, irrigation service9TW12-14-16
Update per new base10TW7-19-17
Update per city comments14MK1-5-18
205100510
SCALE IN FEET
NORTHPORT
PHASE 2 ISLAND PLANTINGS
1"=10'-0"
1
3
I hereby certify that this plan, specification or report was prepared by
me or under my direct supervision and that I am a duly registered
Landscape Architect under the laws of the State of Minnesota.
Signed: _________________________________________
Date: _______________ Registration #: ______________LP5
PHASE 2 LANDSCAPE PLAN
LP4
FILE NO.CITY PROJECT NO.DRAWING NAME REVISIONSDATEBYNO.
DRAWN BY
CHECKED BY
DATE
06/06/18
KN
MK
Landscape Plan
PR
O
J
E
C
T
N
A
M
E
A
N
D
N
U
M
B
E
R
PULTE GROUP
3120-047---
LAKE ELMO,
MINNESOTA
USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF
INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT NORBY
& ASSOCIATES LANDSCAPE ARCHITECTS, INC.'s EXPRESS WRITTEN
AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN
ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY NORBY & ASSOCIATES
LANDSCAPE ARCHITECTS, INC. OF ALL RESPONSIBILITY. NORBY &
ASSOCIATES LANDSCAPE ARCHITECTS, INC. RESERVES THE RIGHT TO HOLD
ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES
OR LOSSES RESULTING FROM ILLEGITMATE USE.
Plantings Adjusted for Sidewalk5NM12-11-14
New House Layout6NM12-12-14
Realigned Street Trees7NM12-15-14
Revise entry & ground cover8TW11-29-16
Add future monument, irrigation service9TW12-14-16
Update per new base10TW7-19-17
Update per city comments14MK1-5-18
NORTHPORT
I hereby certify that this plan, specification or report was prepared by
me or under my direct supervision and that I am a duly registered
Landscape Architect under the laws of the State of Minnesota.
Signed: _________________________________________
Date: _______________ Registration #: ______________LP5
PHASE 2 LANDSCAPE PLAN
LP5
FILE NO.CITY PROJECT NO.DRAWING NAME REVISIONSDATEBYNO.
DRAWN BY
CHECKED BY
DATE
06/06/18
KN
MK
Landscape Plan
PR
O
J
E
C
T
N
A
M
E
A
N
D
N
U
M
B
E
R
PULTE GROUP
3120-047---
LAKE ELMO,
MINNESOTA
USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF
INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT NORBY
& ASSOCIATES LANDSCAPE ARCHITECTS, INC.'s EXPRESS WRITTEN
AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN
ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY NORBY & ASSOCIATES
LANDSCAPE ARCHITECTS, INC. OF ALL RESPONSIBILITY. NORBY &
ASSOCIATES LANDSCAPE ARCHITECTS, INC. RESERVES THE RIGHT TO HOLD
ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES
OR LOSSES RESULTING FROM ILLEGITMATE USE.
Plantings Adjusted for Sidewalk5NM12-11-14
New House Layout6NM12-12-14
Realigned Street Trees7NM12-15-14
Revise entry & ground cover8TW11-29-16
Add future monument, irrigation service9TW12-14-16
Update per new base10TW7-19-17
Update per city comments14MK1-5-18
NORTHPORT
I hereby certify that this plan, specification or report was prepared by
me or under my direct supervision and that I am a duly registered
Landscape Architect under the laws of the State of Minnesota.
Signed: _________________________________________
Date: _______________ Registration #: ______________LP5
PHASE 2 LANDSCAPE PLAN
7/2/2018 FOCUS Engineering, Inc. Mail - Northport 2nd Addition Final Plat
https://mail.google.com/mail/u/0/?ui=2&ik=885060bd59&jsver=H8yF-bO9hWE.en.&cbl=gmail_fe_180626.14_p5&view=pt&search=sent&th=1645e7d8…1/1
Jack Griffin <jack.griffin@focusengineeringinc.com>
Northport 2nd Addition Final Plat
1 message
Jack Griffin <jack.griffin@focusengineeringinc.com>Mon, Jul 2, 2018 at 11:54 PM
To: Emily Becker <EBecker@lakeelmo.org>
Cc: Chad Isakson <Chad.Isakson@focusengineeringinc.com>
Please see the attached engineering review comments for the Northport 2nd Addition Final Plat. Let me know if you have
any questions or require any additional review.
Thanks ~Jack
John (Jack) W. Griffin, P.E.
Principal / Sr. Municipal Engineer
FOCUS ENGINEERING, INC.
651.300.4264
jack.griffin@focusengineeringinc.com
2018-07-02 Northport 2nd-Final Plat Review.pdf
93K
PAGE 1 of 2
MEMORANDUM
Date: July 2, 2018
To: Emily Becker, City Planner Re: Northport 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 Northport 2nd Addition. Final Plat/Construction Plans were received
on June 7, 2018. The review consisted of the following documentation prepared by Sathre‐Bergquist, Inc.:
Northport 2nd Addition Final Plat received June 5, 2018. No print/preparation date.
Northport 2nd Addition Construction Plans dated June 1, 2018.
Northport 2nd Addition Specifications dated June 4, 2018.
Northport 2nd Addition Landscape Plans dated June 6, 2018, prepared by Norby & Associates.
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: NORTHPORT 2ND ADDITION
Final Plat approval should be contingent upon Northport 2nd Addition including the Pond #4SE Outlot with
the Outlot dedicated to the City for ongoing operation and maintenance.
Final Plat approval should be contingent upon the Final Plat including a drainage and utility easement over all
of Outlot A, 2nd Addition.
Final Plat approval should be contingent upon the Final Plat either removing Lot 10, Block 2 and Lot 1, Block 3,
or adding a temporary cul‐de‐sac per City detail 807B at the street termination point for Upper 31st Street.
No building permits, including model home building permits, may be accepted and issued by the City for the
2nd Addition until all grading and storm water facilities are fully completed and verified by as‐built shots for
all Northport preliminary plan areas, including final grading adjacent to Easton Village, the storm sewer outfall
pipe south of 30th Street, the construction of the 30th Street box culvert extension, and the 30th Street turn
lane improvements.
Final Plat approval should be contingent on the plans including a bituminous trail connection to Reid Park.
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 July 2, 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.
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
All off‐site temporary construction easements and/or drainage and utility easements as required by the City
Engineer and Public Works Director must be provided in the City standard form of easement agreement and
signed by all parties prior to the release of the Final Plat for recording.
No construction for Northport 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.
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: June 21, 2018
Subject: City of Lake Elmo Landscape Plan Review
Northport 2nd Addition, Review #1
Submittals
Phase 2 Landscape Plans, dated June 6, 2018, received June 18, 2018.
Location: Northwest quadrant of the intersection of 30th Street North & Manning Avenue
North, Lake Elmo, MN
Land Use Category: Village Urban Low Density
Surrounding Land Use Concerns: The area to west on the northern portion of the plat is
designated as parkland.
Special landscape provisions in addition to the zoning code: Greenbelt buffer is
required on the south and east sides of the plat.
Emily Becker
Planning Director
City of Lake Elmo June 21, 2018
2
S:\City Council\City Council Packets\2018\7-17-18\Northport 2nd Addition Final Plat\2018-06-21 Northport 2nd Addition Landscape Plan Review.docx
Tree Preservation:
A tree survey/preservation plan has been previously submitted, including a tree inventory
showing individual trees that are exempt, removed and saved. The allowable tree removal
limit is not exceeded, therefore no mitigation plan or replacement trees are required.
Entire Site
Total Caliper Inches of Significant Trees On-Site: 467.5 Cal Inches
Common Trees 367.5
Conifer/Evergreen Trees 0
Hardwood Trees 100
Significant Inches Removed On-Site 83 Cal Inches
Common Trees 83
Conifer/Evergreen Trees 0
Hardwood Trees 0
Tree Removal Limits (30% Significant Inches Removed On-Site) 140.25 Cal Inches
Subtract Common Tree Removals 83
Subtract Conifer/Evergreen Tree Removals 0
Subtract Hardwood Tree Removals 0
Removals in excess of 30% allowance 0.00 Cal Inches
Removals in Excess of Allowance 0.0 Cal Inches
Conifer Removals in Excess of 30% Allowance 0.0
Hardwood Removals in Excess of 30% Allowance 0.0
Confier Tree Replacement Needed (1/2 the dia inches removed) 0.0 Cal Inches
Hardwood Tree Replacement Needed (1/2 the dia inches removed) 0.0 Cal Inches
Conifer Tree Replacement Required @ 3" per 6' Tall Tree 0 # Trees
Hardwood Tree Replacement Required @ 2.5" per Tree 0 # Trees
Tree replacement is not required because less than thirty (30) percent of the diameter
inches of significant trees surveyed will be removed.
Emily Becker
Planning Director
City of Lake Elmo June 21, 2018
3
S:\City Council\City Council Packets\2018\7-17-18\Northport 2nd Addition Final Plat\2018-06-21 Northport 2nd Addition Landscape Plan Review.docx
Landscape Requirements:
The phase 2 landscape plans are consistent with the approved preliminary plat and phase 1
landscape plans and meet the code required number of trees.
Master Plan Phase 1 Phase 2 Phase 2
(Code Required) Proposed Required Proposed
Street frontage 13770 1500 Lineal Feet
Lake Shore 0 Lineal Feet
Stream Frontage 0 Lineal Feet
Total Linear Feet 13770 1500 Lineal Feet
/50 Feet = Required Frontage Trees 276 142 30 72 Trees
Development or Disturbed Area - 560320 SF
Development or Disturbed Area 51.0 12.9 Acres
x5 = Required Development Trees 255 184 65 33 Trees
Required Mitigation Trees 0
Required Number of Trees 531 95
Total Trees to Date 326 105 431
1. A minimum one (1) tree is proposed for every fifty (50) feet of street frontage.
2. A minimum of five (5) trees are proposed to be planted for every one (1) acre of
land that is developed or disturbed by development activity.
The master plan and phase 1 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 coniferous trees. The phase 2
landscape plans on their own are slightly short of the 25% coniferous tree requirement, but
the running total satisfies both deciduous shade and coniferous tree minimums. No issue.
Master Plan Qty % Composition
Deciduous Shade Trees 360 73% >25% required
Coniferous Trees 136 27% >25% required
Ornamental Trees* 35
Tree Count 496
1st Addition Qty % Composition
Deciduous Shade Trees 233 71% >25% required
Coniferous Trees 93 29% >25% required
Ornamental Trees* 23
Tree Count 326
2nd Addition Qty % Composition
Deciduous Shade Trees 80 76% >25% required
Coniferous Trees 25 24% >25% required
Ornamental Trees* 4
Tree Count 105 *Ornamental Trees are not included in totals Phase 1 & 2 Total Qty % Composition
Deciduous Shade Trees 313 73% >25% required
Coniferous Trees 118 27% >25% required
Ornamental Trees*
Tree Count 431
Emily Becker
Planning Director
City of Lake Elmo June 21, 2018
4
S:\City Council\City Council Packets\2018\7-17-18\Northport 2nd Addition Final Plat\2018-06-21 Northport 2nd Addition Landscape Plan Review.docx
A. A landscape plan has been submitted that does meet all requirements.
B. Screening – a greenbelt buffer with screening is required on the south side of the overall
development, including the south side portion of phase 2 that abuts private property,
and is shown on the landscape plans. The screening design meets City requirements.
Special Landscape Considerations:
A. Village Parkway Collector – The development is along Village Parkway.
a. Phase 2 does not front Village Parkway so the landscape plan does meet all
requirements.
Findings:
1. The following discrepancies between the plant schedules and what is shown on plan are:
a. Plant schedules should be labeled Phase 2
b. There is an 11 tree discrepancy that should be corrected:
i. The total of 67 trees does not match what is listed in the table
ii. Autumn blaze maple calls for 14 in the tables and 15 are shown on the plan
iii. Deborah Schwedler maple calls for 2 in the tables and 4 are shown on the
plan
iv. White oak calls for 17 in the tables and 3 are shown on the plan
2. Trees are shown approximately 25’ to 30’ apart in areas of the plans (along Liberty
Court North and some of the sections of Lower 31st Street North. Street trees should be
spaced at least 35’ apart to match the approved Phase 1 landscape plans (Upper 31st
Street North) more closely. Trees that do not fit the larger spacing can be moved to
buffer areas.
Recommendation:
It is recommended that a condition of approval include:
1. Submit a revised landscape plan addressing the findings listed above.
Sincerely,
Lucius Jonett, PLA (MN)
Wenck Associates, Inc.
City of Lake Elmo Municipal Landscape Architect
1
Resolution 2018-081
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2018-081
A RESOLUTION APPROVING A FINAL PLAT FOR NORTHPORT 2ND ADDITION
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Pulte Homes of MN, LLC, 7500 Flying Cloud Drive, Ste 670, Eden Prairie,
MN 55344, has submitted an application to the City of Lake Elmo (“City”) for a Final Plat for
Northport 2nd Addition Final Plat, a copy of which is on file in the City of Lake Elmo Planning
Department; and
WHEREAS, on June 30, 2014, the Lake Elmo Planning Commission reviewed a General
Sketch Plan of the property; and
WHEREAS, on July 15, 2014, the Lake Elmo City Council approved a Comprehensive
Plan Amendment to re-guide PID# 13.029.21.44.0002 from Rural Area Development to Urban
Low Density Residential; and
WHEREAS, on September 8, 2014, the Lake Elmo Planning Commission held a public hearing,
reviewed and recommended approval of the Village Park Preserve Preliminary Plat; and
WHEREAS, on September 16, 2014, the Lake Elmo City Council adopted Resolution 2014-74
approving the Preliminary Plat for a 104-unit single family subdivision, subject to 13 conditions; and
WHEREAS, on September 5, 2017, the Lake Elmo City Council adopted Resolution
2017-089 approving the Final Plat for Northport 1st Addition; and
WHEREAS, the Lake Elmo Planning Commission reviewed the Northport 2nd Addition
Final plat at its July 9, 2018 meeting; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending
approval of the Final Plat subject to 13 conditions of approval; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation concerning the Final Plat as part of a memorandum to the City Council for its
July 17, 2018 meeting; and
WHEREAS, the City Council reviewed the Northport 2nd Addition Final Plat at its
meeting held on July 17, 2018 and made the following findings:
2
Resolution 2018-081
1) That all the requirements of City Code Section 153.07 related to the Final Plan and Final Plat
have been met by the Applicant.
2) That the proposed Final Plat for Northport 2nd Addition consists of the creation of 29 single-
family detached residential structures.
3) That the Northport 2nd Addition Final Plat is generally consistent with the Preliminary Plat
and Plans as approved by the City of Lake Elmo on September 16, 2014 and as amended on
September 6, 2017.
4) That the Northport 2nd Addition Final Plat is consistent with the Lake Elmo Comprehensive
Plan and the Future Land Use Map for this area.
5) That the Northport 2nd Addition Final Plat complies with the City’s Urban Low Density
Residential zoning district regulations.
6) That the Northport 2nd Addition Final Plat complies with all other applicable zoning
requirements, including the City’s landscaping, storm water, sediment and erosion control
and other ordinances with the exception of issues identified in the July 9, 2018 Staff report to
the Planning Commission.
7) That the Northport 2nd Addition Final Plat complies with the City’s subdivision ordinance.
8) That the Northport 2nd Addition Final Plat is generally consistent with the City’s engineering
standards with the exception of necessary plan revisions outlined by the City Engineer in his
review comments to the City regarding Northport 2nd Addition Final Plat dated July 2, 2018.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby
approve the Northport 2nd Addition Final Plat subject to the following conditions:
1) Final grading, drainage, and erosion control plans, sanitary and storm water management
plans, landscape plans, and street and utility construction plans shall be reviewed and
approved by the City Engineer and applicable Staff prior to the recording of the Final Plat.
All changes and modifications to the plans requested by the City Engineer in the
memorandums addressing Northport 2nd Addition Final Plat dated July 2, 2018 shall be
incorporated into these documents before they are approved. Final Construction Plans and
Specifications must be prepared in accordance with the City approved Preliminary Plans and
in accordance with the City Engineering Design Standards Manual dated March 20, 2017
using City details, plan notes, and specifications.
2) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat prior to its execution by City Officials. A drainage and utility
easement should be dedicated over all of Outlot A.
3
Resolution 2018-081
3) The Northport 2nd Addition final plat shall include an outlot to be called Outlot B including
the Pond #4SE to be dedicated to the City for ongoing operation and maintenance.
4) Final plat approval shall be contingent upon either removing Lot 10, Block 2 and Lot 1,
Block 3, or adding a temporary cul-de-sac per City detail 807B at the street termination point
for Upper 31st Street North.
5) No building permits, including model home permits, may be accepted and issued by the City
until for the 2nd Addition until all grading and storm water facilities are fully completed and
verified by as-built shots for all Northport preliminary plan areas, including final grading
adjacent to Easton Village, the storm sewer outfall pipe south of 30th Street, the construction
of 30th Street box culvert extension, and the 30th Street turn lane improvements.
6) Final plat approval shall be contingent on the plans including a bituminous trail connection to
Reid Park.
7) All off-site easements as required and approved by the City Engineer and Public Works
Director shall be documented on the Final Plat prior to release of the Final Plat for recording.
8) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a
Developer’s Agreement acceptable to the City Attorney and approved by the City Council
that delineates who is responsible for the design, construction, and payment of the required
improvements for the Village Park Preserve Final Plat with financial guarantees therefore.
9) The Landscape Plans must be updated plans and approved by the City’s Landscape Architect.
All utility conflicts must be removed.
10) A Landscape License Agreement shall be executed for the maintenance of right-of-ways
prior to release of the final plat by City Officials.
11) The applicant shall provide a disclosure statement to all first homeowners in the development
advising of the airport and associated over-flights, and all builders shall be encouraged to
incorporate interior noise reduction measures into single family residential structures within
the subdivision based on the Metropolitan Council’s Builder Guide.
12) The Applicant shall provide the City with a copy of the Northern Natural Gas permit and
abide by any conditions of approval.
13) The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act.
Passed and duly adopted this 17th day of July, 2018 by the City Council of the City of Lake
Elmo, Minnesota.
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Resolution 2018-081
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Mike Pearson, Mayor
ATTEST:
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Julie Johnson, City Clerk