HomeMy WebLinkAbout#18- Springs at Lake Elmo Final Plat and PUD1
STAFF REPORT
DATE: 10/01/19
REGULAR
TO: City Council
FROM: Ken Roberts, Planning Director
AGENDA ITEM: Final Plat and Final Planned Unit Development (PUD) Plans –
Springs at Lake Elmo Apartments
REVIEWED BY: Ben Prchal, City Planner
Jack Griffin, City Engineer
BACKGROUND:
The City has received land use requests from Continental 483 Fund LLC (c/o Gwyn Wheeler) for
approval of Final Plat and Final Planned Unit Development (PUD) Plans for a 300 unit multi-family
residential development on a 17.01-acre parcel to be called Springs Apartments.
On May 13, 2019, the Planning Commission reviewed the proposal, held a public hearing and
recommended approval of the Preliminary Plat and Preliminary PUD (including an increase in project
density because of the proposed development amenities) for the Springs Apartments.
On June 18, 2019, the City Council approved a Zoning Map Amendment and Preliminary Plat and
Preliminary PUD Plans for a 300 unit multi-family residential development on a 17.01-acre parcel to be
called Springs Apartments. This approval was subject to 37 conditions of approval.
On September 9, 2019, the Planning Commission reviewed the proposed final project plans and held a
public hearing about the proposed Final Plat and Final PUD Plans for Springs Apartments. They
recommended approval of the proposed Final Plat and Final planned unit development (PUD) plans for
the Springs at Lake Elmo Apartments, subject to the conditions of approval listed in the staff report.
ISSUE BEFORE THE CITY COUNCIL:
The City Council is being requested to review and make a decision about the proposed Final Plat and Final
planned unit development (PUD) plans for the development to known as the Springs at Lake Elmo
Apartments.
GENERAL INFORMATION:
• Property Owner: DPS-Lake Elmo, LLC of 6007 Culligan Way, Minnetonka, MN 55345
• Applicant: Continental 483 Fund LLC (c/o Gwyn Wheeler)
• Location: North of Hudson Blvd. N, west of Keats Avenue
• Site Area: 17.57 gross acres, 17.33 net acres
• Land Use Guidance: 2030 Comprehensive Plan – Commercial, 2040 Comprehensive Plan –
Mixed Use Commercial
• Existing Zoning: Rural Development Transitional
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• Proposed Zoning: Urban High Density Residential (subject to final approval of the 2040
Comprehensive Plan update)
• Surrounding Land Use Guidance: Commercial to the East, Urban Medium Density Residential to
the North (Union Park Townhouses), Commercial to the West, and Hudson Boulevard and I-94 to
South.
• History: The property has been used as rural vacant land and as a homestead. There is a wetland
on the site that staff is estimating is about 0.3 acres in size. It is located along the north side of
Hudson Blvd about 240 feet west of the east property line of the site. A large portion of the
eastern part of the site is covered in trees.
• Deadline for Action: Initial Application Received: July 26, 2019
Incomplete letter sent: August 5, 2019
Updated Information Received: August 19, 2019
60-day timeline: October 17, 2019
120-day timeline: December 16, 2019
PROPOSAL DETAILS/ANALYSIS:
Project Overview/Site Plan. The proposed site plan includes 15 buildings with 20 units each. The
buildings are a townhouse design, two stories tall with a mix of studio, 1-bedroom, 2-bedroom and 3-
bedroom units. Many units provide attached, direct-access garages for a total of 120 attached garage
spaces for the 300 units. The applicant also is planning to have seven detached garage buildings (with a
total of 42 spaces), 399 surface parking spaces, an approximately 4,300 square foot club house (including
a large gathering room, fitness center, kitchen area, coffee bar and office space), pool with sun deck, trash
enclosure, mail kiosk, and one pet playground all within a fenced, controlled access community.
The site plan shows the primary entrance to the development would be off of Hudson Boulevard and there
would be an emergency access drive connecting to the north/south road (Julia Avenue) to the west of the
site. The applicant also is proposing to preserve much of an existing wetland on the site that is near
Hudson Boulevard. The proposed final plans are generally consistent with the plans City approved earlier
this year. The primary changes to the Subdivision plans have been to the grading and drainage plans to
meet the standards and requirements of the City and Watershed District. The project engineer also has
expanded the plans to now include the public improvements to Hudson Boulevard and Julia Avenue,
including storm water management for these improvements, as required by the City as part of the
preliminary plat conditions of approval.
About the Applicant. Continental 483 Fund LLC. (Applicant) desires to develop a Class A, market-rate
apartment community within the City. The company, started in 1979, is based out of Menomonee Falls,
WI, and as of 2019 has broken ground on 22,000 apartment homes in 18 states. 65 Springs Apartment
communities, similar to this proposed development, have been developed, including three in Minnesota
(Apple Valley, Rochester, and Savage). The applicant has indicated in meetings with City that
Continental owns and operates all Springs developments and they do not have third party management of
their properties.
2040 Comprehensive Plan Update. As the City Council is aware, the City has been working to
complete its required 2040 Comprehensive Plan update. The City Council approved the proposed Plan
update at its February 5, 2019 meeting and authorized City staff to submit the updated Comprehensive
Plan to the Metropolitan Council for their approval.
Since then, City staff and the City Planning consultant have been working with the Metropolitan Council
to clarify information in the proposed plan and we have submitted additional information to ensure the
2040 Comprehensive Plan will be complete and will meet all the requirements of the Metropolitan
Council. The City received notification on August 20, 2019 that the Metropolitan Council determined the
proposed Comprehensive Plan update is complete for their review purposes. This review and approval
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process by the Metropolitan Council may take up to 120 days. They have notified the City that they
expect to review the proposed Comprehensive Plan update in September and that they will act on it (and
hopefully approve it) in October 2019. Once the Metropolitan Council approves the proposed 2040
Comprehensive Plan, the City must give the proposed 2040 Comprehensive Plan final approval and then
start using and implementing the updated Plan.
Land Use. The proposed land use map in the 2040 Comprehensive Plan update shows this site
designated as MU-C (mixed use commercial). The proposed 2040 Plan notes “this designation is a new
land use and identifies where a mix of commercial and residential uses may be integrated to benefit from
proximity and adjacencies to each other. Commercial uses in this category include service and retail uses
such as, but not limited to, restaurants, shops, convenience stores, salons, studios and dry cleaners. Land
with this designation is assumed to develop with a minimum of 50 percent residential use with a density
ranging from 10-15 dwelling units per acre.”
In this case, the applicant is proposing a development with 300 dwelling units on 17.33 net acres. This
calculates to 17.31 dwelling units per net acre thus exceeding the density limits set for this area in the
2040 Comprehensive Plan (without any credit for density bonuses that the City may grant through the
PUD process). At 15 dwelling units per net acre, this site could accommodate 260 units. (Please see the
Density Analysis below for more information about this.)
With the pending land use designation (MU-C) for this site, the City will not be able to give final
approval to the proposal until after the Metropolitan Council and the City Council have finalized the 2040
Comprehensive Plan. As such, the City will need to make any and all final project approvals contingent
upon final approvals of the 2040 Comprehensive Plan by the Metropolitan Council and by the City
Council.
Zoning Map Amendment. In order for this development to proceed, the City Council approved a zoning
map amendment (rezoning) for the property from RT (rural development transitional) to HDR (urban high
density residential). According the Lake Elmo Zoning Code, the HDR district is to provide for moderate
to high density attached and multi-family housing, designed to present an attractive appearance to
neighboring street and adjacent uses, to include sufficient private and semi-private outdoor space and to
be well-integrated into their surroundings. Development in this district may occur at densities in excess
of seven dwelling units per acre, provided the overall densities are consistent with the net densities
specified in the Comprehensive Plan.
As drafted by staff (and as approved by the City Council), the Ordinance to amend the Zoning Map for
this site will only become effective after the Metropolitan Council approves the 2040 Comprehensive
Plan.
Final Plat/PUD Plans
As I noted above, the proposed final plat/final PUD plans are generally consistent with the approved
preliminary plat/PUD plans. I note the important elements as follows:
Final Plat. The final plat shows one parcel for the project site. This site will be on one lot within the
proposed final plat for the former Bentley Village (now Union Park) development. I have attached a copy
of the proposed Union Park final plat for your reference. This proposed final plat creates several lots and
outlots for development and would dedicate the right-of-way for Julia Avenue and for 5th Street North.
The original project plans did not show the required 100-foot-wide street right-of-way for the north/south
street (Julia Avenue) and any additional right-of-way along Hudson Boulevard needed to accommodate
the required turn lanes and public trail. The City should require the developer to include all necessary
street right-of-way on the final plat as a condition of approval.
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Density Analysis. The proposed development includes 300 dwelling units. The applicant’s data shows
the site with a total of 20.36 acres (including right-of-way for Hudson Boulevard (2.23 acres)) and right-
of-way for the north/south road (1.12 acres) with no proposed parkland or arterial right-of-way and a 0.24
acre wetland. The calculation by the developer of net density for the site is as follows: 20.36 acre site –
0.24 acre wetland = 20.12 net acres. 300 units divided by 20.12 acres = 14.91 units per acre. The net
project density as calculated by the developer is 14.91 units per acre.
However, the City calculates the site density in this case as follows: Site – 17.01 acres plus 0.56 acres
(1/2 right-of-way for north/south road) – 0.24 acres (wetland) = 17.33 net acres. 300 units divided by
17.33 acres = 17.31 units per net acre. As noted above, this density would exceed the City’s density
requirements for residential development in the mixed use commercial land use designation of 15 unit
units per acre. This is the maximum allowed density without any credit for an increase in density through
bonuses the City may grant through the PUD process.
Proposed Unit Breakdown. The proposed number of dwelling units totals 300. The following table
provides a breakdown of the proposed unit types and the number of units of each:
Unit Type Number of Units
Studios 30
1-Bedroom 120
2-Bedroom 120
3-Bedroom 30
PUD – Overlay and Minimum Requirements.
Consistency with Planned Unit Development Regulations. Staff has reviewed the proposed plan for its
consistency with requirements of Article XVII: Planned Unit Development (PUD) Regulations and has
found the following:
• Intent. The intent of a PUD is to provide for flexibility in the use of land and the placement and
size of buildings in order to better utilize site features and obtain a higher quality of development.
A PUD is required for the proposed development, as more than one principal building is proposed
to be placed on a platted lot, there is a proposed reduce building setback from the west property
line and the proposed detached garage buildings are larger than the maximum-allowed 1,000
square feet in size.
• Identified Objectives. When reviewing requests for PUDs, the City is to consider whether one or
more objectives as outlined in Section 154.751: Identified Objectives of the Zoning Code will be
served or is achieved. Staff has found that the proposed development would meet the following
objectives:
A. Innovation in land development techniques that may be more suitable for a given
parcel than conventional approaches.
• The proposed development is not a typical, multi-story apartment building and instead
proposes a townhouse design two stories in height with private, ground-level entrances
to each unit.
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C. Provision of a more adequate, usable, and suitably located open space, recreational
amenities and other public facilities than would otherwise be provided under
conventional land development techniques.
• The proposed development is proposing a number of recreational amenities to residents
within the PUD including a pet playground, clubhouse and a swimming pool.
D. Accommodation of housing of all types with convenient access to employment
opportunities and/or commercial facilities; and especially to create additional
opportunities for senior and affordable housing.
• The proposed development will provide additional housing opportunities within the City,
as there are currently very few multi-family residential buildings within the City.
G. Coordination of architectural styles and building forms to achieve greater
compatibility within the development and surrounding land uses.
• The townhouse design will be compatible in design those of the nearby Savona
townhomes and with the future Pulte townhomes to the north of the site.
H. Higher standards of site and building design than would otherwise be provided under
conventional land development technique.
• The City may impose (and should use) such design guidelines on high density residential
development such as this proposal. This also may include setting higher design standards
for site amenities and design features such as landscaping, fencing, etc.
• Minimum Requirements. PUDs must meet the following minimum requirements:
A. Lot Area. A PUD must include a minimum of 5 acres for undeveloped land or 2 acres for
developed land within the approved development.
• The proposed development exceeds this requirement with a proposed 20.36 acre
development.
B. Open Space: For all PUDs, at least 20% of the project area not within street rights-of-
way to be preserved as protected open space. Other public or site amenities may be
approved as an alternative to this requirement. Any required open space must be
available to the residents, tenants, or customers of the PUD for recreational purposes or
similar benefit. Land reserved for storm water detention facilities and other required
site improvements may be applied to this requirement. Open space shall be designed to
meet the needs of residents of the PUD and the surrounding neighborhoods, to the
extent practicable, for parks, playgrounds, playing fields and other recreational
facilities.
• The applicant indicated in their project narrative that there will be 5.77 acres of open
space with this development. This is 28 percent of the gross project site area
including the pet area, green spaces and landscaped areas.
C. Street Layout… In newly developing areas, streets shall be designed to maximize
connectivity in each cardinal direction, except where environmental or physical constraints
make this infeasible. All streets shall terminate at other streets, at public land, or at a park
or other community facility, except that local streets may terminate in stub streets when
those will be connected to other streets in future phases of the development or adjacent
developments.
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• The new north/south road connecting 5th Street to Hudson Blvd (Julia Avenue)
meets this requirement. It was a recommended condition of approval of the
preliminary plat/PUD that the developer address all the comments outlined in the
Engineering memo dated May 8, 2019 before submitting plans for a final plat and
final PUD approval for this site.
Proposed PUD Amenities. The City’s PUD ordinance provides that if developers provide amenities with
their projects the City may increase density by up to 20 percent. In this case, because the applicant is
proposing a housing density of 17.31 units per net acre, the developer will need to provide amenities with
the project to justify the increased housing density above the expected allowed density range 10-15 units
per acre of the future MU-C land use designation. In addition, a PUD should include features or elements
that meet the one or more of the City’s identified objectives (as noted above). The PUD also should offer
the City (and future residents) amenities in exchange for the flexibility of allowing a reduced setback to
the westerly and north property lines, having more than one building on a parcel as well as allowing
detached garages larger than 1,000 square feet.
As part of the City Council approval of the preliminary PUD/plat plans on June 18, 2019, they granted the
developer approval to have up to 300 units with the requirement the developer include design amenities to
receive the density bonus.
In this case, the developer noted on Pages 5 and 6 of their land use request narrative (and in Appendix A)
the following site amenities they believe qualify for amenity points:
• Contained Parking. The purpose of this amenity is better integrate surface parking into the site
and reduce the amount of visible surface parking from the public right-of-way. Parking should be
rear-loaded and hidden by the building façade or integrated into the site in some other fashion that
is acceptable to the City. (5 points possible)
By proposing 162 garage spaces for its residents, the proposed development limits the amount of
visible surface parking. The plans show some vehicle surface parking that would be visible from
Hudson Boulevard and Julia Avenue, but much of the surface parking would be set behind the
proposed buildings. This design reduces the amount of the surface parking that would be visible
from the public rights-of-way adjacent to the site. (5 points)
• Pedestrian Improvements. By proposing a site and building design that allows for exceptional
and accessible pedestrian and/or bicycle access through and /or around the site. The
improvements shall use a combination of trails, landscaping, decorative materials, access control
and lighting to create safe, clear and aesthetically pleasing pedestrian facilities through and/or
around the site that comply with ADA accessibility requirements. (5 points possible)
In this case, the developer is proposing a series of trails and sidewalks in and around their site that
will provide many places for pedestrians to move about without having to walk on the streets or
on the driveways. Many of the proposed sidewalks provide access to the entrances to the
individual units while other sidewalks allow for safer and easier pedestrian movement throughout
the site. The City should require the developer to add a 5-foot-wide concrete sidewalk with ADA
ramps at driveway crossings along the west side of the main entrance driveway. This sidewalk
should run from the club house to Hudson Boulevard to help facilitate pedestrian movement to
and from their site to the trail along Hudson Boulevard. However, if the City wants to award
amenity points for these trails and sidewalks, then the City should not give the developer credit
toward their park dedication fees for these same items.
• Plaza. The applicant is proposing a pool, an approximately 4,300 square foot club house
(including a large gathering room, fitness center, a kitchen area, coffee bar and office space) and
the pet play area (dog park) within the development. The clubhouse/pool area could serve as a
plaza within this development as the PUD ordinance indicates that plazas are landscaped or paved
open areas of a minimum of 1,000 square feet and wholly or partially enclosed by a building or
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buildings. The PUD ordinance requires that plazas within commercial or mixed-use development
shall be open to the public during daylight hours. The PUD ordinance does not require that
plazas within residential PUDs be open to the public. It also should also be noted that the
proposed development is providing a dog park that Staff believes in and of itself warrants an
additional amenity point. (5 points possible) (PC and staff recommended - 5 points)
• Providing theming. Significant use of various elements of theming consistent with the 2013 Lake
Elmo Branding and Theming Project, including but not limited to signage, fencing, landscaping
lighting and site furnishings. The City will award amenity points based upon the quality and
magnitude of the Theming elements integrated into the project. (1-3 points possible)
For theming purposes, the applicant is proposing to create a well-designed lighting plan,
including using City-standard light poles with banners to enhance the Julia Avenue corridor, add
two benches along Julia Avenue and include an ornamental black metal fence around the edge of
the project. (These are shown in the attachment labeled Appendix A – Theming Elements)
The City could award the developer amenity points for the use vehicular and pedestrian lighting
in and around their site, increasing their landscaping and tree planting well above the minimums
set by the Code, (especially along Hudson Boulevard), adding several benches within their site
and using a white, post and rail style fence (instead of black decorative) around their site.
According the City Code, “Increases in density will be awarded through a 1:1 ration with amenity points.
For every increase in amenity points, the applicant will be allowed an equivalent amount of density
increase, up to a maximum increase of 20 percent.” Or put another way, 5 amenity points equals a 5
percent increase in density, 10 amenity points equals a density increase of 10 percent, etc. (each amenity
point equals a density increase of one percent).
To have 300 units on the 17.33 net acre site (17.31 units per net acre), the City would need to approve
enough amenity points to increase the allowed density an additional 2.31 units an acre (17.31 – 15 = 2.31
units per acre). 2.31 divided by 15 equals 0.154 (a 15.4 percent increase) above the 15 units per acre now
allowed by the City. This means the development needs a total of 16 amenity points to meet their density
of 300 units. Without any amenity points for increased density, the applicant would need to reduce the
number of dwelling units in the development to a maximum of 260 units – a reduction in 40 units from
the 300 units they are proposing.
AMENITY POINTS SUMMARY AND REVIEW
The Planning Commission, during their review of the proposal on May 13, 2019, considered the various
proposed amenities and made recommendations about the points they thought the City should award for
the amenities to justify increasing the project density. Their recommendations for amenity points were:
Right-of-way dedication – 10 points
Contained parking – 5 points
Plaza – 5 points
PC recommended total – 20 Points
The applicant, on Pages 5 and 6 in their latest project land use request narrative, suggests the City should
award the proposal the following amenity points:
Contained parking – 5 points
Pedestrian Improvements – 5 points
Plaza – 5 points
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Theming Elements – 2 points
Applicant suggested total – 16- 17 points
The City Council approved the following amenity points for this proposal on June 18, 2019:
Contained parking – 5 points
Plaza – 5 points
Pedestrian Improvements – 5 points
Theming – 1-3 points possible (1 point minimum required)
City Council Total – 15 - 16 points
Staff Review (of original submittal):
In reviewing the proposed design amenities, staff is recommending the developer/applicant make several
changes and additions to meet the City Code requirement of “significant utilization of various elements of
Theming consistent with the 2013 Lake Elmo Theming project.” They are:
1. Lighting: The developer is proposing to install two street lights along Julia Avenue. To receive
credit for lighting, the City should require the developer to add one street and two pedestrian lights
along Hudson Boulevard that meet City standards. The new street light would be next to the
development entrance on Hudson Boulevard and the two pedestrian lights would be located between
the street lights along the Hudson Boulevard trail.
2. Benches: The developer is proposing to install two benches along Julia Avenue – one near the
intersection with Hudson Boulevard and the other would be near the emergency entrance/exit. Staff
is recommending the applicant install a bench near the entrance to their site along the Hudson
Boulevard Trail.
3. Fencing: The proposed 5-foot-tall black decorative fence does not meet the design criteria for
fencing in this part of Lake Elmo as listed in the City’s Theming Study. The fence is to be a white
post and rail fence to receive amenity points. As such, the City should not award amenity points for
the proposed black, decorative fence
4. Landscaping: The City Code also allow the City to grant amenity points for developments that
include a significant increase in landscaping above code requirements on their site – especially along
public rights of way. Additional landscaping (above the minimum required by the Code) may not be
possible within this development, however, because of the layout of the buildings, parking areas,
driveways and storm water features.
On August 29, 2019, the applicant amended their request for amenity points for the use of theming
elements by:
1. Dropping the fence element (as they want to install the black ornamental fence instead of the
white post and rail fence required by the City).
2. Proposing to install a total of five street lights – two along Julia and three along Hudson
Boulevard. They had originally proposed 2 street lights along Julia Avenue.
3. Proposing to install a total of 3 benches (instead of 2 benches) – 2 along Julia Avenue and
adding a bench near their main entrance along the Hudson Boulevard trail.
The City will need to review the lighting plan for Julia Avenue and for Hudson Boulevard to ensure the
proposed lights are consistent with the City expectations and design standards. The City typically
requires developers to install street lights at intersections and at driveways - primarily for safety
purposes. There may be a need for street lighting on both sides of Julia Avenue so the City will need to
review and approve an overall street lighting plan for the area.
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These proposed elements should meet the standards of the theming study but their exact design and
placement shall be subject to City staff approval.
Summary: The addition of three lights (for a total of five lights) and another bench to the project area are
the minimum additional design elements the City should require of the developer to have enough
Theming points toward the total amenity points for the proposed increased density to allow 300 units for
the Springs Apartments. The final design and placement of each of these items shall be subject to City
staff approval.
Staff can memorialize these amenities within the findings of fact (on pages 16 and 17) and in the
Resolution for action by the City Council.
Consistency with Proposed Urban High Density Zoning District. As noted earlier, the proposed
development required City approval of a Zoning Map Amendment to rezone the property to Urban High
Density Residential (from the current RT (rural development transition)) zoning designation. As such,
staff reviewed the proposed PUD Plans against the standards including setbacks, impervious coverage,
etc. of the Urban High Density Residential zoning district, as shown below.
Standard Required Proposed
Impervious Surface Maximum 75 percent 66 percent
Minimum Lot Area 1,800 square feet per unit 2,469 square feet per unit
(average)
Minimum Lot Width 60 feet 1,085 feet on Hudson Blvd.
Front Yard Setback (Hudson
Blvd)
20 feet 20 feet
Interior Side Yard 10 feet 55 feet
Corner Side Yard 15 feet 10 feet (to Julia Avenue)
Rear Yard Setback 20 feet 20 feet
Rear Yard Setback (Garages) 20 feet 10 feet (to north property line)
Accessory Building Setbacks 10 feet 15 feet
Maximum Building Height 50 feet 35 feet (to roof peak)
Detached Structures 1,000 square feet maximum 3,000 square feet
Parking Not to be located in the front
yard or between the front façade
and street.
Parking is located in front of the
proposed club house, though
this parking lot design is
consistent the design of parking
lots for commercial/office
buildings and would not be
parking for the residential
buildings on the site.
Open space 200 square feet of common open
space provided per unit. In this
case, at least 60,000 square feet.
251,449 square feet = 5.77 acres
(830 square feet per unit)
Site Plan Review
Streets and Access. The proposed site plan shows a primary access driveway into the site from Hudson
Boulevard. After their initial submittal, the applicant submitted a revised site plan showing the secondary
site access (at least for emergency vehicles) moved from Hudson Boulevard to the planned north/south
street (Julia Avenue) on the west side of the site. They made this change to the access based on early staff
comments about the proposal. The new Julia Avenue is a planned public street connection between 5th
Street North and Hudson Boulevard North. The developer should either construct the portion of the Julia
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Avenue adjacent to the development with a temporary turnaround on the north end or work with the
existing property owner and the proposed development to the north (Union Park) to construct all of Julia
Avenue to make a continuous street connection from 5th Street North to Hudson Boulevard North.
Issues with the proposed setbacks. The applicant is asking the City to approve a 10-foot side yard
setback (instead of the required 15-foot setback) from the west property line for the buildings along Julia
Avenue. The applicant notes that because of the 100-foot-wide right-of-way for Julia Avenue, they need
the reduce setback to make their proposed site plan work.
The applicant also asking the City to approve a 10 foot setback (instead of 20 feet) for the detached
garages from the north property line. They are making this request to help make the site grades and the
storm water management work on their site to help ensure the garages do not flood and so the grades
work for storm water emergency over flow.
Impervious Surfaces. As noted by the applicant in the project narrative and in the table above, the
proposed plan is 66 percent impervious, well below the maximum impervious surface standard in the
HDR zoning district of 75 percent.
Streets, Sidewalks and Trails. The City will be requiring the applicant to reconstruct Hudson Boulevard
along the frontage of their site to an “Urban Section” (with curb and gutter, turn lanes and a bituminous
trail along the north side of the road). The City also will be requiring the applicant to design and
construct the north/south road (Julia Avenue) adjacent to their western property line from Hudson
Boulevard north to the Union Park development. This road section will be in a 100-foot-wide right-of-
way to accommodate drive lanes, a center turn lane, turn lanes, a bituminous trail on one side of the road
and a concrete sidewalk on the other side. This right-of-way width and design is consistent with the City
requirements for Julia Avenue in the Union Park development to the north of the site.
The Comprehensive Plan’s Trail Plan shows a planned trail along the proposed north/south street that will
be on the west side of the development. The latest proposed project plans show the future road with a trail
and a sidewalk along the future north/south road. The City should require the developer to show the
north/south road on all project plans and to install the planned trail(s) along Hudson Boulevard and along
the north/south street and crosswalks with pedestrian ramps where needed as part of this development.
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Within the development site itself, the developer will be constructing 4 and 5-foot-wide concrete
sidewalks along the private driveways and between the buildings to provide pedestrian access throughout
the site. As noted above, the City should require the applicant to extend the concrete side along the west
side of their entrance drive to the trail along Hudson Boulevard.
Easements. The City will require the applicant to dedicate 10-foot-wide drainage and utility easements
along all property lines and 30-foot wide drainage and utility easements centered over the watermains and
fire hydrants internal to the Subdivision property, as they will become public infrastructure. The City also
may require other easements as the applicant refines their project plans – especially in regards to the
stormwater management system. This includes permanent easements for the wetland, wetland buffer
proposed storm sewer running west of Julia Avenue (including the proposed infiltration basin) and for the
proposed storm sewer running east of the site along the north side of Hudson Boulevard.
Architecture/Proposed Design. The proposed design of the development is a townhouse design with the
residential buildings being two stories in height with private, ground-level entrances to each unit. The
building elevations provide architectural interest with use of exterior accents, a large percentage of
windows, and high quality materials including fiber cement board siding and stone masonry. The
buildings create additional high architectural value with use of varied roof lines, and vertical and
horizontal articulation. These features will give the buildings a more attractive appearance than buildings
with flat facades and consistent or straight facades and roof lines. The proposed color pallets for the
buildings include slate, gray, beige and browns. I have included several images of the proposed building
elevations for your review.
The typical interiors of the units include dark wood colored cabinets, stainless steel appliances, granite
countertops in all kitchens and wood laminate flooring. Select units will be upgraded to include enhanced
finishes, painted access walls, granite countertops throughout, among other features.
Adherence to Lake Elmo Design Guidelines and Standards.
The proposed development adheres to the Lake Elmo Design Guidelines and Standards in that:
• The proposed structures are located and oriented in a manner that allows for pedestrian
accessibility and provides visual interest from the public right-of-way.
• The buildings are located as close to the public street as possible, easily accessible from the
street; setbacks are varied slightly; recreational and common spaces are located at the interior or
rear of the site.
• The parking areas do not account for more than 50% of street frontage.
• The trash enclosure is located away from most of the residential buildings.
• Examples of past developments adhere to building design requirements. It is a recommended
condition of final PUD approval that the applicant include a detailed architectural plan proposal
(with a listing of colors, materials, etc) for the all the buildings in the development for City
approval.
All of the building exterior designs and materials will need to conform to the design standards in the Lake
Elmo Design Guidelines and Standards Manual including those regarding building facades, rooflines,
colors entries, lighting and exterior building materials. It appears that all the building styles and materials
will meet or exceed the City’s design standards for multiple-family structures. City staff will need to
verify the proposed exterior designs and materials will meet the City’s design standards before the City
issues building permits for the clubhouse or for the residential buildings.
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Garages. The proposed plans include 120 attached garages and 7 detached garage buildings with 6
garage stalls in each building. There also is a proposed maintenance garage building for the residents to
perform minor service to their vehicles and to wash their vehicles.
Wetland and Buffers. The site has a 0.4 acre wetland on the south side of the property along Hudson
Boulevard. The applicant had proposed with the Concept Plan for the site to fill the entire wetland. The
latest project plans show the applicant preserving much of the wetland and providing a 25-foot-wide
buffer around the wetland on their site. The only filling of the wetland is the part along Hudson
Boulevard to accommodate the City- required turn lane and trail on the north side of the road. The City
requires the applicant to put easements on the final plat to accommodate the wetland and the wetland
buffer.
Tree Removal, Preservation and Replacement. There is an area of about 300,000 square feet (6.9
acres) of tree cover on the site. The applicant provided a tree inventory that documented the significant or
specimen trees on the property. They include several large spruce trees in the southeast corner of the site,
along with elms, oaks, maples and aspen trees on the property. The proposed project would remove all
the existing trees on the site.
Landscaping. The applicant has provided the City with an updated landscaping plan for the site. The
City’s Landscape Architect has reviewed these plans and found that they do not meet all City
requirements. I have attached his review comments (dated July 30, 2019) for your review. He noted that
the latest plans meet most of the City requirements but that the applicant is proposing to plant trees near
proposed utility lines. The City prefers to have trees placed at least 10 feet from the nearest utility with a
minimum separation of 5 five feet between any tree and a utility, including yard drains and storm sewer
lines. He is recommending that the applicant revise the landscape layout to ensure there are no conflicts
between the landscaping and utilities by having the trunk of trees be at least 5 feet (and preferably 10 feet)
from the nearest utility. The City will require the applicant to revise the landscaping plans to meet or
exceed the City’s Landscape Requirements for the replanting of trees and for screening as a condition of
approval.
Landscape Walls. The applicant is proposing several landscape (retaining) walls around much of the
perimeter of the site. The proposed grading plans show these walls ranging in height from 3 feet to 12
feet. Any such wall that is taller than 4 feet requires a separate building permit from the City and must be
designed by a licensed Minnesota engineer or architect.
Fencing. The applicant is proposing to install a 5-foot tall, black decorative fence along the Hudson
Boulevard and Julia Avenue frontages of the site. However, along the north and east property lines of the
site the applicant is proposing a 5-foot-tall chain link fence. The City should require the applicant to
install the decorative fence around the entire site as part of the PUD approval for design consistency and
to have a better looking feature that the neighboring property users and owners will see.
Watering Ban. Due to a shortage of water, the City may need to implement severe watering restrictions
in the City in the future. This could include limiting or prohibiting the use water outside including for
vehicle washing and for watering grass and landscaping. This could affect future home builders, buyers
and renters as there may be a limited supply of water available for outdoor uses. It may be wise for the
City to put a condition on this plat to require the owner/developer to inform the renters of the units about
the possible outdoor watering restrictions.
Parkland Dedication. The Parks Commission reviewed the proposed development at its February 20,
2019 meeting. At that meeting they recommended that the developer pay the City cash in lieu of land
dedication to meet the City’s park dedication requirements. The proposed development does not propose
a public park but does provide recreation for its residents through the club house, pool and open space.
This area of Lake Elmo is already served by Savona Park.
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The proposed development site (include road right-of-ways) consists of 17.57 acres, and the required
parkland dedication for the Urban High Density Residential zoning district is 10%. The required amount
of fees would be 10% of the fair market value of the property. This value is usually determined by the
purchase price of the property, which has yet to be revealed to the City. If the purchase price is not
available, then the City would consider using the appraised value of the property to determine the dollar
amount of the contribution for parks as created by this development.
Subdivision Signs. Section 154.212(G) (1) (c) of the Zoning Code allows each residential subdivision to
have one subdivision identification sign per entrance. The maximum size for subdivision identification
sign is 32 square feet in area for the main entrance and a maximum sign area of 24 square feet per sign for
all other locations.
The developer submitted a drawing for an entrance monument sign with the PUD plans that has 52.1
square feet of sign face. They will need to reduce the size of this sign to a maximum of 32 square feet of
sign face to meet the City Code standards. Any signs would require a permit from the City.
Parking. The City’s Zoning Code requires one parking space per studio and 1 bedroom unit, two parking
spaces per 2 and 3 bedroom units and at least one visitor space per four units. With the proposed mix of
300 units, the City Zoning Code requires the developer to provide at least 525 parking spaces on site. In
this case, the developer is proposing a total of 562 parking spaces – including attached garage and
detached garage spaces (163 total) and 399 surface parking spaces. The proposed plans include 17
parking spaces to the west of the main entrance drive aisle for the clubhouse. This computes to a unit
parking ratio of 1.87 spaces per unit – above the 1.75 parking spaces per unit required by the City Code.
The proposed width and length of parking stalls is compliant with code, and the proposed width
(estimated to be 24’) is adequate for a 2-way drive aisle width according to the Zoning Code. Of these
parking spaces, a total of 22 spaces are proposed to be Americans with Disabilities Act (ADA)-accessible.
The ADA requires 2% of parking spaces totaling over 501 to be ADA-accessible, and so the proposed
number of ADA parking spaces is compliant, provided they are built with adequate width and access aisle
spacing.
Engineering Comments. The City Engineer has provided a detailed review memo (dated August 28,
2019) regarding the proposed Final Plat/Plans. I have attached this memo for reference. Staff would like
to highlight the following comments in summary:
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• Streets and Transportation
o Hudson Boulevard Right-of-Way. Additional right-of-way on Hudson Blvd must be
dedicated to the City as needed to accommodate the Hudson Boulevard improvements,
including turn lanes and a 10-foot-wide drainage and utility easement. The applicant must
update the final plat and project plans to clearly identify both the existing and proposed
Hudson Boulevard right-of-way to clearly depict the right-of-way dedication being
granted along Hudson Boulevard.
o Hudson Boulevard Improvements. Hudson Boulevard must be improved along the
frontage of the proposed development in accordance with the Hudson Boulevard design
Standards, with and Urban Section along the north boulevard and a bituminous trail. The
developer will be required to construct right turn lanes at both the entrance to the
proposed development and at the intersection with Julia Avenue and a left turn lane at the
development entrance.
o Julia Avenue Improvements. The developer must construct new north-south collector
street (Julia Avenue) along the west side of the development, from Hudson Boulevard to
the northerly plat line of the Springs of Lake Elmo. The new street shall be designed and
constructed as an urban collector street consistent with City design standards and within a
100-foot-wide right-of-way, including a bituminous trail along one side and a concrete
sidewalk along the other side.
o Julia Avenue Right-of-Way Dedication. The Union Park final plat includes the right-of-
way for Julia Avenue. As such, the final plat approval for the Springs of Lake Elmo must
be contingent upon the owner or developer recording the final plat for Union Park (with
the Julia Avenue right-of-way) at Washington County. The proposed perimeter fencing
must be located outside of the 10-foot-wide drainage and utility easement.
o Site Access. The proposed site plan proposes a single primary access to the site on
Hudson Boulevard approximately 660 feet east of the proposed new north-south collector
street. This proposed access spacing from the new collector street meets the City
minimum spacing of 660 feet.
o Secondary/Emergency Access. The latest site plan shows a secondary access to the new
north-south collector street (Julia Avenue) and is called out a proposed emergency access
point.
o Perimeter Decorative Fence. As shown, this fence encroaches the 10 foot utility
easement, and so the fence location must be revised to preserve the City standard 10-foot-
wide drainage and utility easement.
o Private Streets. Private streets are proposed within the development that would remain
privately owned and maintained. The interior street and driveway design may require
revisions to ensure the adequacy of fire lanes and safety access.
• Municipal Sanitary Sewer
o The plans include a sanitary sewer utility plan that proposes 300 REC units plus
additional facilities such as a fitness center, swimming pool and a car care center.
o Sanitary sewer is available to the site. The applicant or developer will be responsible for
connecting to the City’s 10-inch sanitary sewer system and extend sanitary sewer in to
the property, including the replacement of about 250 feet of 8-inch sanitary sewer with
10-inch sanitary at the applicant’s sole cost.
• Municipal Water Supply
o The existing water system has sufficient capacity for domestic service for the proposed
300 REC units and additional facilities.
o The watermain and hydrants in the Subdivision will be owned and maintained by the
City.
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o The applicant will be responsible to place fire hydrants throughout the property at the
direction of the Fire Department. All fire hydrants shall be owned and maintained by the
City.
o All watermain lines and fire hydrants placed within the development will require 30-foot-
wide utility easements centered over the pipe. These easements must be dedicated to the
City as part of the final plat.
o The northerly watermain connection to Union Park must be coordinated with the Union
Park developer. The applicant or project engineer shall redesign this connection to
minimize bends and fittings and to fully detail the proposed connection.
• Stormwater Management
o The storm water management plan is not complete. The proposed development is subject
the construction of a storm water management plan and system that meets State, Valley
Branch Watershed District (VBWD), South Washington Watershed District (SWWD),
and City rules. All stormwater facilities need to be designed and installed in accordance
with City, VBWD and SWWD requirements. The storm water management plan must
incorporate storm water management for the Hudson Boulevard and Julia Avenue Street
improvements. The final plat shall be contingent upon the applicant obtaining the
required storm water management permits and the proposed designs for meeting these
rules being acceptable to the City.
o The approval of the proposed final plat is contingent upon the storm water construction
plans meeting the approval of the City. All required easements or Outlots for these
facilities shall be dedicated to the City in an agreement or form acceptable to the City.
o The proposed storm water facilities internal to the subdivision include several
underground storage chambers and a storm water reuse irrigation system. These facilities
will remain privately owned and maintained.
o The City will require the applicant or developer to execute and record of a Stormwater
Maintenance and Easement Agreement with the City in a form acceptable to the City.
This agreement must include a detailed maintenance plan and schedule for all the private
storm sewer facilities.
o Even as privately owned and maintained facilities, the City requires the developer to
provide maintenance access roads or drives and benches that meet City engineering
design standards for all storm water facilities, including any off-site storm water basins or
storm sewer structures.
Julia Avenue Design. The City Engineer noted the City standards for this road in his comments. The
developer’s plans must include this road section with a design acceptable to the City Engineer.
Development Phasing/Grading Phasing. The project narrative notes that the developer intends to grade
the entire site and install the public improvements in a single phase with each building gaining occupancy
in sequential order starting with the Clubhouse. Their hope is start site work this fall (pending all City
and Watershed District approvals) with final completion of the entire development by the fall of 2021.
Valley Branch Watershed District Review. The developer has been revising and updating their project
plans since the preliminary PUD approval to meet all the requirements of the watershed district. To this
point the developer has not yet met all the requirements of the Watershed District. The applicant has told
staff they are working toward completing and revising all the necessary project plans and specifications to
get Watershed District approval.
Stormwater Management and Storm Sewer System Improvements. The proposed development
site is in the Valley Branch Watershed District (VBWD). The applicant has chosen to direct storm water
runoff from the public improvements for Julia Avenue and Hudson Boulevard to the SWWD. Therefore,
the proposed project requires permits from the State (MPCA), VBWD, and SWWD, and must be
16
complaint with the City of Lake Elmo Storm Water Management Ordinance and the City of Lake Elmo
design standards manual.
In his project review, the City Engineer noted the following:
The storm water facilities will be privately owned and maintained so no outlots will be required for the
underground storm water facilities. The storm water management plan must incorporate storm water
management for the Hudson Boulevard and Julia Avenue Street improvements.
The City will require drainage and utility easements over all 100-year high water level areas and
to protect all overland emergency overflow paths.
The City Engineer’s review memo further addresses the stormwater management considerations
and requirements for this development.
Utilities – Municipal Water Supply and Municipal Sanitary Sewer. The City Engineer’s review
memo provides a review of the municipal sewer and water considerations for this development. Public
water and sanitary sewer service are available in this area of Lake Elmo and the developer will be
extending them into and through the site. He noted the following:
The applicant will be responsible for extending municipal water into the development at its sole
cost and will be required to construct a looped watermain network with multiple connection points. This
includes a connection to the future watermain in the Union Park development to the north.
The applicant will be responsible to place hydrants throughout the property at the direction of the
Fire Department. All fire hydrants shall be owned and maintained by the City.
All utility plans will be subject to the final approval of the City Engineer.
Staff has reviewed the plans based on the assumption that the sanitary sewer extended internal to
the site will be privately owned and maintained by the applicant.
Fire Chief Comments. The Fire Chief reviewed and commented on the preliminary project plans. He
notes the developer will need to space and place fire hydrants in the development according to code and
that access to the buildings must be maintained in all weather conditions. I have attached his comments
for your reference.
RECOMMENDED FINDINGS:
Recommended Findings for Final Plat/Final PUD. Staff recommends approval of the Final Plat and
Final PUD Plan for the Springs Apartments based on the following findings:
1. That if the 2040 Lake Elmo Comprehensive Plan Update and updated Land Use Map are
approved in 2019, that the new land use designation for the site of the proposed planned
development will be MU-C (mixed use commercial); and that the preliminary PUD Plan would
be consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the 2040 Land Use
Map for this area.
2. That the Final PUD Plan complies with the general intent of the Urban High Density Residential
zoning district with PUD modifications including the reduced building setbacks to Julia Avenue
and to the north property line.
3. That the Final Plat and Final PUD Plan generally complies with the City’s Subdivision
regulations.
4. That the Final PUD Plan must be revised to be consistent with the City’s engineering standards as
noted in the City Engineer’s plat review memorandum dated August 28, 2019 and in his
construction review memorandum dated September 6, 2019.
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5. That the preliminary PUD Plan meets the minimum requirements for a PUD including minimum
lot area, open space and street layout.
6. That the preliminary PUD Plan meets more than one of the required PUD objectives identified in
Section 154.751 including providing: innovation in land development techniques that may be more
suitable for a given parcel than conventional approaches; provision of a more adequate, usable,
and suitably located open space, recreational amenities and other public facilities than would
otherwise be provided under conventional land development techniques; accommodation of
housing of all types with convenient access to employment opportunities and/or commercial
facilities; and especially to create additional opportunities for senior and affordable housing;
coordination of architectural styles and building forms to achieve greater compatibility within the
development and surrounding land uses; and higher standards of site and building design than
would otherwise be provided under conventional land development technique.
7. That the Final PUD Plan includes several amenities that may be worthy of amenity points to
increase the overall housing density in the development. These amenities may include: right-of-
way dedication, contained parking, pedestrian improvements, a plaza (gathering area) and the use
of design elements consistent with the 2013 Lake Elmo Branding and Theming project.
8. That the Applicant’s Final PUD plan provides the following amenities, for which the City may
award amenity points:
a. Pedestrian improvements. (5 points)
b. Theming elements from the Lake Elmo Theming Study (1-2 points).
c. Plaza/gathering location (5 points).
d. Contained Parking (5 points)
FISCAL IMPACT:
There would be no fiscal impact to the City at this time, as the developer will be required to pay for any
amendments needed to accommodate the increase in REC units. The Concept Plan approval did not afford
the applicant development rights. When the property develops, it will have urban services and will pay
sewer and water connection charges, building permit fees and the like that the developer and/or contractors
will pay.
RECOMMENDATIONS:
Recommended Conditions of Approval. Staff and the Planning Commission recommend City
Council approval of the requested Final Plat and Final PUD plans for the Springs Apartments on Hudson
Boulevard subject to the following conditions:
1. That the Metropolitan Council give final approval of a City’s 2040 Comprehensive Plan Update
and adoption of the final version of the 2040 Comprehensive Plan by the Lake Elmo City
Council. The City’s final plat approval will be good for 120 days after the Met Council’s
approval of the City’s 2040 Comprehensive Plan update or for 120 days after the City Council’s
approval of the final plat, whichever comes first.
2. That the developer or property owner for the Union Park development recording with
Washington County the Union Park final plat to create the street rights-of-ways and the lot
(proposed Outlot H) for this development.
3. That the Final Plat approval is contingent upon the City receiving separate drainage and utility
easements, in the City’s standard form of easement agreement for all temporary and off-site
development improvements. The easements must be obtained and recorded before recording of
final plat.
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4. That the City approves a Zoning Map Amendment to rezone the site from RT (Rural
Development Transitional) to HDR (Urban High Density Residential). (Completed – subject to
the final approvals of the 2040 Comprehensive Plan)
5. That the final plat and final PUD Plans submittal identify all requests for flexibility from the
Zoning Code.
6. That the applicant address all comments and conditions of approval in the City Engineer’s plat
review Memorandum dated August 28, 2019. The City will not release the final plat for recording
until the City has granted approval of the construction plans.
7. That the final Plat and final PUD project and construction plans include a revised tree
preservation/replanting and revised landscape plans to address all the comments and changes
noted in the memo from the City’s Landscape Architect dated July 30, 2019. The City’s
Landscape Architect must review and approve all final landscape plans before the City will
release the final plat for recording or before the start of construction or grading.
8. That the final Plat and final PUD Plans include updated open space and impervious surface
calculations.
9. That the final plat show a drainage and utility easement over the wetland and the wetland buffers,
including the 100-year high water level.
10. That the developer or contractor install an 8-foot-wide bituminous trail along Hudson Boulevard
and along the future north/south road (Julia Avenue) as part of this development.
11. That the applicant provide the City fees in lieu of park land dedication as required by Section
153.14 with the final plat.
12. That if the applicant wants amenity points for theming, that they provide the City for staff
approval specific examples of proposed development fencing, landscaping, lighting and site
furnishings, including the clubhouse, that will meet the standards outlined in the Lake Elmo
Branding and Theming Study. The design and placement of these elements and features shall be
subject to City staff approval.
13. That the final plat and final PUD Plans submittal include detailed architectural plans for the
exterior of the buildings (including colors and a listing of all exterior materials) for staff review
and approval. (Complete)
14. That the applicant receives a permit from the Valley Branch Watershed District and South
Washington Watershed District for the construction of the proposed development. (Pending)
15. That the Final project plans shall include a complete storm water management plan and
construction plans that provide all design details for the proposed underground storage systems
including details regarding building roof drainage connections. These plans also must
incorporate storm water management for the Hudson Boulevard and Julia Avenue Street
improvements including the future east bound left turn lane along Hudson Boulevard at Julia
Avenue and must meet all City, VBWD and SWWD requirements. (Pending)
16. All storm water facilities internal to the site shall be privately owned and maintained. A storm
water maintenance and easement agreement in a form acceptable to the City shall be executed
and recorded with the final plat.
17. That the final design and placement of each of theming design items (street lights, benches) shall
be subject to City staff approval.
18. That the Final Plat approval is conditioned upon the applicant meeting all City standards and
design requirements unless specifically addressed otherwise in these conditions.
19. That the PUD overlay zoning allow for the following:
a. Setbacks:
Springs Apartments at Lake Elmo Minimum Building Setbacks
Front (Hudson Blvd). 20 ft.
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Interior Side 10 ft.
Corner Side (Julia Avenue) 10 ft.
Rear (north property line) 20 ft.
Rear (north property line –
detached garages)
10 ft.
b. Attached Garages: That the attached garages shall not exceed 1,000 sq. ft. in area at the
ground floor level except by conditional use permit.
c. Detached Garages: That the detached garages shall not exceed 3,000 sq. ft. in area at the
ground floor level.
20. The Final Plat shall include all necessary public right-of-way and easements for Hudson
Boulevard and for the new north/south road (Julia Avenue North). (Complete….pending the
recording of Union Park final plat.)
21. Before the City issues any building permits, the developer shall delineate and identify all wetland
buffers via staking, fencing and/or signage that is acceptable to the City.
22. 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 before the
commencement of any grading or development activity on the site.
23. That the applicant shall obtain all necessary permits including but not limited to all applicable City
permits (building, grading, sign, etc.), MPCA, MDH, MnDOT, NPDES/SWPPP permits and
Valley Branch Watershed District, and SWWD approval before starting any site grading or
construction activities. (Pending)
24. That if necessary, the applicant shall provide the City with a copy of written permission for any
off-site grading work and storm sewer discharges to adjacent properties before starting any site
work or grading. (Pending)
25. That the applicant or developer address all the comments of the Fire Chief and the Building
Official with final PUD, site and building plans including the placement of buildings and fire
hydrants, street and driveway design, parking and emergency vehicle access within the site.
26. That there shall be no encroachments into drainage and utility easements and corridors other than
those reviewed and approved by the City and upon execution of an easement encroachment
agreement. Prohibited encroachments include, but are not limited to trees, landscaping, fences,
retaining walls, buildings and storm water retention.
27. That the developer prepare exhibits for City staff approval that clearly identifies the property lines,
easements, proposed locations of retaining walls, fences and accessory buildings and the required
and proposed setbacks for each building site within the development.
28. The Applicant(s) or developer shall submit a photometric plan for the development for staff review
and approval. All lighting must meet the requirements of Sections 150.035-150.038 of the City
Code. The City must approve this plan before issuing a building permit for the development.
29. Before to the installation or construction of any subdivision identification signs or neighborhood
markers within the development, the developer shall submit sign plans to the City for review and
obtain a sign permit from the City. The proposed monument entrance sign submitted with the
preliminary PUD plans is not approved as it exceeds the City size limit of 32 square feet.
30. Before the execution and recording of a final plat for the development, the developer or applicant
shall enter into a Developer’s Agreement with the City. The Developer’s Agreement must be
approved by the City Attorney and by the City Council. Such Agreement shall delineate who is
responsible for the design, construction and payment for the required improvements with financial
guarantees therefore. (Pending)
31. The applicant or developer shall enter into a separate grading agreement with the City before
starting any grading activity in advance of final plat approval. The City shall review any grading
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plan that is submitted in advance of a final plat and said plan shall document extent of any
proposed grading on the site.
32. That the applicant revise the site and project plans to show a five-foot-wide concrete sidewalk
along the west side of the entrance driveway (with the necessary pedestrian ramps) connecting the
Clubhouse to the trail along Hudson Boulevard. (Completed)
33. That the City’s final plat approval is good for 120 days from the date of City Council action,
unless the applicant requests and the City Council approves a time extension.
34. That the applicant record the final plat with Washington County within 120 days of City Council
approval (as required by the City Code).
35. That the maximum density shall not exceed 15 dwelling units per net acre unless the City Council
approves specific project design elements and amenity points that increase the allowed density for
the proposal.
36. That the applicant change the project plans to show a 5-foot-tall decorative fence around the entire
site. The City does not approve the use of chain link fencing around the perimeter of this PUD.
37. That the applicant/owner notify all renters that the City may impose restrictions or limits on
outdoor water use including no vehicle washing and no watering of grass, sod or landscaping.
38. That the applicant shall submit revised project plans meeting all conditions of approval for City
review and approval. The revised applicant/developer project plans shall meet all of the above
conditions before the start of any clearing or grading or construction activity on the site.
RECOMMENDATIONS:
Staff and the Planning Commission recommend that the City Council approve the Final Plat and Final
PUD Plans for the Springs Apartments of Lake Elmo to be located on Hudson Boulevard with the
following motion (the City Council cannot give this development final approval until the Metropolitan
Council approves the Lake Elmo 2040 Comprehensive Plan update) with the following motion:
“Motion to adopt Resolution 2019 -072 approving the final plat and final PUD Plans as requested by
Continental 483 Fund LLC for PID# 34.029.21.43.0003 for the project to be known as the Springs
Apartments of Lake Elmo located on the north side of Hudson Boulevard, subject to recommended
findings and conditions of approval as listed in the staff report.”
ATTACHMENTS:
1. Project Land Use Narrative (6 pages)
2. 2 City Maps
3. Aerial Photo 2
4. Overall Plan and Revised Site Plan
5. Proposed Union Park Final Plat
6. Proposed Springs at Lake Elmo Final Plat (3 pages)
7. Project Plans (#21654)
8. Proposed Building Elevations
9. City Engineer’s comments dated August 28, 2019
10. Landscape Architect comments dated July 30, 2019
11. Revised Site/Storm Sewer Plan dated August 30, 2019
12. June 18, 2019 City Council minutes
13. Proposed Theming Elements (Appendix A)
14. Resolution 2019 – 072
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051-3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
LAND USE REQUEST
_____________________________________________________________________________________
Continental 483 Fund LLC ("Continental") formally requests consideration of a Final Plat/PUD application
for its proposed Springs at Lake Elmo (the “Springs”) from the City of Lake Elmo. The proposed site for
the Springs apartment community is generally located west of Keats Avenue on the north side of
Hudson Boulevard, as shown on the enclosed site plan. Continental proposes an up-scale, market-rate
apartment community on the 17.63-acre site (17.01 acres excluding right of way), see enclosed Density
Exhibit.
The Springs includes 300 homes within 15 residential buildings. The
buildings will offer a townhouse design featuring two stories with
private, ground-level entrances to each unit. Residents will have a
choice between attached, direct-access garages, detached garages
and ample surface parking to best fit their needs. There will be a mix
of studio, 1-bedroom, 2-bedroom, and 3-bedroom units, as broken
down in the chart to the right.
The proposed land use is consistent with the 2040 Comprehensive Plan Future Land Use designation of
Mixed Use-Commercial (MU-C). The subject site requires a rezoning from Rural Development
Transitional (RT) to Urban High Density Planned Unit Development (HDR-PUD). The Future Land Use
designation of MU-C allows for residential densities up to 15 units per acre; with greater densities
allowed through the PUD process. Continental’s request proposes a density of 17.02 du/acre gross and
17.34 du/acre net (excluding onsite predevelopment wetland area). The proposed project density will
require the incorporation of site amenity points
to achieve a density increase from the base MU-
C density maximum. The proposed density bonus
amenity points are outlined in detail on Page 5.
A PUD is necessary to have more than one
principal building per parcel of land.
Continental’s proposal meets or exceeds the
criteria of the base HDR zoning district, with the
exception of the interior corner building setback
and the size of the detached garages (see
Dimensional Standards on page 4). Additionally,
the Springs will be a high-quality apartment
community that is compatible in architecture and
scale to existing land uses. Continental would like
the opportunity to provide a unique, upscale rental
housing option in this very fitting location to
support Lake Elmo's growth.
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051-3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
Continental has reached a private agreement with the current land owner to design and construct Julia
Avenue North. The new connector road will be complete prior to completion of the Springs community.
The City of Lake Elmo has determined the necessary width of the Julia Avenue right of way is to be 100’
instead of the originally planned 80’. Continental requires a reduced setback on that frontage in order to
accommodate the City’s requirement for the additional right of way area.
Continental has received approval for a partial fill of the existing wetland from the Valley Branch
Watershed District. The project has gone through a number of site plan revisions in order to minimize
the impact to the wetland. However, a portion of the wetland will need to be impacted in order to
provide the multiuse bituminous trail required by the City. The existing wetland is approximately 0.4
acres and the remaining area after the impact is 0.24 acres. A 25’ minimum wetland buffer will be
maintained around the remaining portion of the wetland, apart from the required trail on the south side
along Hudson Blvd.
The proposed Springs community is anticipated to break ground in late summer of 2019, pending
municipal approvals. Construction is to be completed in a single phase with each building gaining
occupancy in sequential order starting with the Clubhouse. All public improvements will occur with
initial sitework early in the project. Occupancy of the Clubhouse is expected in Spring of 2020, with the
residential buildings coming online every 2-3 weeks thereafter and final completion of the community to
be achieved by late summer of 2021.
In accordance with the approved Preliminary PUD and the submitted engineering plans, elevations, sign
package and associated documents, the following is a list of the project standards to be considered as a
part of the Final PUD:
• Architectural Standards:
o Maximum 2 stories or 35’ to top of roof peak
o Minimum 25’ principal building separation
o Exterior Materials:
Mix of stone masonry and fiber cement siding on all four facades of the primary
buildings.
The percentage of each material will be provided as shown in the enclosed
elevations.
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051-3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
o Resident amenities to include:
Minimum 4,000 sf clubhouse
Pool with outdoor seating
Grill area
Fitness center
Pet playground
Car care center with
Pet Spa
• Signage:
o 3 illuminated clubhouse tower building signs
Maximum of 20 SF each
o 1 illuminated double faced monument sign with electronic reader board
Sign to be setback from property line a minimum of 5’
Gross sign area may be 60 SF per side maximum (sign area plus electronic
reader board)
Maximum 12’ tall from adjacent grade
• Accessory Structures:
o The design and construction of any garage, carport, or storage building shall be similar
to or compatible with the design and construction of the main building. The exterior
building materials, roof style, and colors shall be similar to and compatible with the
main building.
o The structure shall meet the required yard setbacks for a principal structures.
o Detached garages shall not exceed 3,000 square feet at ground floor level and shall not
exceed a height of 22 feet.
• Overall Parking Standards:
o Parking will meet the City Ordinance.
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051-3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
• Dimensional Standards:
PROPOSED SPRINGS DEVELOPMENT
MINIMUM LOT AREA 17.01 acres
(2,469 sf/unit)
OPEN SPACE REQUIREMENT
830 sf / unit
(251,449 sf = 5.772
ac)
BUILDING SETBACK- FRONT (Hudson Blvd) 20'
BUILDING SETBACK- REAR 20'
BUILDING SETBACK- CORNER SIDE 10' (Julia Ave N)
BUILDING SETBACK- INTERIOR SIDE 10'
BUILDING HEIGHT 2 stories - 32'
BUILDING HEIGHT-CLUBHOUSE 32'
LOT COVERAGE
66%
(489,765 sf = 11.243
ac)
DENSITY 17.02 du/ac (gross)
17.34 du/ac (net)
BUILDING SEPARATION 30' min.
PARKING 1.75 spaces / unit
GARAGE PARKING 163 spaces (.54 /
unit)
DETACHED STRUCTURES 3,000 SF
LANDSCAPING Meets
LIGHTING Meets
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051-3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
Density Bonus Calculation
The Planned Unit Development (PUD) being proposed by Continental 483 Fund LLC is formally seeking
an increase of 18 points (18%) in the Amenity Points and Equivalent Density Increase system for its
residential development. The increased density has been previously approved through the Preliminary
PUD process for the following site amenities:
Contained Parking (5 Points)
The Springs at Lake Elmo has made a conscientious effort to creatively integrate parking into the site
and reduce the number of visible surface parking stalls from the public right-of-way. This has been
achieved by rear-loading the parking stalls throughout the project and by using the principal and
accessory structures to block the public’s view of those stalls.
Pedestrian Improvements (5 Points)
The Springs at Lake Elmo will serve as a critical component in expanding the Lake Elmo trail system,
ultimately contributing to a greater quality of life in Lake Elmo. The project will offer improvements on
Hudson Boulevard and the future Julia Avenue North. Beyond resident amenities and high-quality
finishes, a sense of place is created for the community through a thoughtfully designed site plan. Ample
open space, landscaping, courtyards, and pedestrian connectivity throughout will foster neighbor
interaction and contribute to place making in Lake Elmo. The development will support pedestrian and
bicycle access by connecting and constructing a new 8’ wide trail, and will provide ADA connection to
the right-of-way designed to the specifications of the Hudson Boulevard and Julia Avenue North design
guidelines.
Plaza (5 Points)
The Springs at Lake Elmo understands the importance of connecting communities, which is why the
4,340 square foot clubhouse and pool (“plaza”) will serve as a gathering space for Springs residents and
provide opportunities for community outreach events hosted by the onsite operations team.
Theming (1-3 Points)
The Springs at Lake Elmo proposal achieves three (3) amenity points under the Amenity Points and
Equivalent Density Increase system by capturing the intent of the Lake Elmo Branding and Theming
study through considerate investment in the Julia Avenue North streetscape. Continental commits to
work with staff to create a well-designed lighting plan, including City standard light poles with
community identifying banners to enhancing the corridor. Additionally, The Springs at Lake Elmo will
integrate two timeless-style benches comprised of cast aluminum and a durable powder-coated finish
and wood seat along the Eastern portion of Julia Avenue North. Further, the project will include an
ornamental metal fence around the edge of the project to keep in character with the historic style of the
site furnishings and light poles in the area.
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051-3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
Conclusion
The Springs at Lake Elmo is requesting a density increase through the Amenity Points and Equivalent
Density Increase system for 18 allowable points (18%). The development will provide a smooth
transition from the existing single family and townhome developments to the north and the higher
intensity retail corridor along I-94. Ultimately, the project will serve as an important community
destination and catalyst for the City’s future. The high quality, amenity-driven Springs at Lake Elmo
project will set a precedent for multifamily developments for years to come and will produce a
significant public benefit in Lake Elmo.
Washington County, MN
January 24, 2019 0 375 750187.5 ft
0 110 22055 m
1:4,000
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification.
HUDSON BLVD N
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PULTE DEVELOPMENT
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CONTINENTAL DEVELOPMENT12.85 AC
SCALE IN FEET
0 200100
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Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
EAV CJL
EAV
PRELIMINARY 4/12/2019
21654
PREL
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4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
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C2.06
OVERALL
DEVELOPMENT
PLAN
HUDSON BLVD N
B20E
BLDG 5B
FFE=1006.35
GFE=1006.02
B20E
BLDG 6A
FFE=XXX.X
GFE=XXX.X
B20E
BLDG 8A
FFE=1004.85
GFE=1004.52
B20E
BLDG 7B
FFE=1004.60
GFE=1004.27
B20E
BLDG 4B
FFE=1006.65
GFE=1006.32
B20E
BLDG 3A
FFE=1006.20
GFE=1005.87
B20E
BLDG 2B
FFE=1005.47
GFE=1005.14
B20E
BLDG 1A
FFE=1005.50
GFE=1005.17
B20E
BLDG 14A
FFE=1001.75
GFE=1001.42
B20E
BLDG 9B
FFE=1003.00
GFE=1002.67
B20E
BLDG 11B
FFE=1003.00
GFE=1002.67
B20E
BLDG 10A
FFE=1002.50
GFE=1002.17
B20E
BLDG 12A
FFE=1003.00
GFE=1002.67
B20E
BLDG 13B
FFE=1002.50
GFE=1002.17
6G
GFE=1004.95
6G
GFE=1004.05
6G
GFE=1001.90
6G
GFE=1001.85
6G
GFE=1001.85
6GS-2
GFE=1000.50
MG-P
GFE=1000.90
CLUBHOUSE
FFE=1005.00
B20E
BLDG 6B
FFE=1006.10
GFE=1005.77
ADA
B20E
BLDG 15B
FFE=1002.20
GFE=1001.87
D
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Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
EAV CJL
EAV
PRELIMINARY 4/12/2019
21654
Registration No.Date:
I hereby certify that this plan, specification or
report was prepared by me or under my direct
supervision and that I am a duly licensed
professional ENGINEER under the laws of the state
of Minnesota.
If applicable, contact us for a wet signed copy of this
plan which is available upon request at Sambatek's,
Minnetonka, MN office.
4/12/201954914
Eric A. Vogel
PREL
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4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
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C3.01
SITE PLAN
AREA
GROSS SITE AREA
BUILDING INFORMATION
B20E (20 DU/BUILDING)
TOTAL RESIDENT BUILDINGS
GENERAL HOME MIX
STUDIO
1-BEDROOM
2-BEDROOM
3-BEDROOM
TOTAL HOMES
ZONING
EXISTING ZONING
PROPOSED ZONING
PARKING INFORMATION
GARAGE TOTALS:
NUMBER OF ATTACHED
MAINTENANCE GARAGES
NUMBER OF STAND ALONE
TOTAL GARAGE
PARKING REQUIRED PER CODE
SURFACE PARKING AMOUNT
TOTAL PARKING PROVIDED
UNIT PARKING RATIO
COVERED PARKING RATIO
CLUBHOUSE PARKING
*INCLUDED IN PARKING CALCS
1.ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT.
2.ALL DIMENSIONS SHOWN ARE TO THE FACE OF CURB TO FACE OF CURB UNLESS OTHERWISE NOTED.
3.CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT “GUTTER OUT” WHERE WATER
DRAINS AWAY FROM CURB. ALL OTHER AREAS SHALL BE CONSTRUCTED AS “GUTTER IN” CURB.
COORDINATE WITH GRADING CONTRACTOR.
4.ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT.
5.ALL PARKING STALLS TO BE 9' IN WIDTH AND 18' IN LENGTH UNLESS OTHERWISE INDICATED.
6.CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF
EXIT PORCHES, RAMPS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE
LOCATIONS.
7.SEE ARCHITECTURAL PLANS FOR LIGHT POLE FOUNDATION DETAIL AND FOR EXACT LOCATIONS OF LIGHT
POLE.
8.REFER TO FINAL PLAT FOR LOT BOUNDARIES, LOT NUMBERS, LOT AREAS, AND LOT DIMENSIONS.
9.ALL GRADIENTS ON SIDEWALKS ALONG THE ADA ROUTE SHALL HAVE A MAXIMUM LONGITUDINAL SLOPE
OF 5% (1:20), EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM CROSS SLOPE OF 2.08% (1:48). THE
MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR ACCESS AISLE SHALL BE 2.08%
(1:48). THE CONTRACTOR SHALL REVIEW AND VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA
ROUTES PRIOR TO PLACING CONCRETE OR BITUMINOUS PAVEMENT. THE CONTRACTOR SHALL NOTIFY
THE ENGINEER IMMEDIATELY IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD VERSUS
THE DESIGN GRADIENT AND COORDINATE WITH GRADING CONTRACTOR.
10."NO PARKING" SIGNS SHALL BE PLACED ALONG ALL DRIVEWAYS AS REQUIRED BY CITY.
LEGEND
EASEMENT
CURB & GUTTER
BUILDING
RETAINING WALL
SAWCUT LINE
NUMBER OF PARKING
STALLS PER ROW
SIGN
PIPE BOLLARD
STANDARD DUTY
ASPHALT PAVING
CONCRETE PAVING
PROPERTY LIMIT
EXISTINGPROPOSED
KEY NOTE
DEVELOPMENT SUMMARY DEVELOPMENT NOTES KEY NOTES
WETLAND LIMITS
TREELINE
BUILDING, STOOPS, STAIRS SEE ARCHITECTURAL PLANS
TRASH/RECYCLING PICKUP AREA - SEE ARCHITECTURAL PLANS
MAIL KIOSK - SEE ARCHITECTURAL PLANS
POOL - SEE ARCHITECTURAL PLANS
MONUMENT SIGN - SEE ARCHITECTURAL PLANS
VEHICLE GATE - SEE ARCHITECTURAL PLANS
TRANSFORMER - LOCATION TBD
741,214 SF 17.02 AC
QUANTITY HEIGHT
15 UNITS 2-STORY / 35'
15 UNITS
HOMES PERCENTAGE
30 10%
120 40%
120 40%
30 10%
300 100%
RURAL DEVELOPMENT TRANSITIONAL
URBAN HIGH-DENSITY PLANNED UNIT (HDR.PUD)
120 GARAGES
1
42 GARAGES
163 GARAGES
525 SPACES
399 SPACES
562 SPACES
1.87
0.29
17 SPACES
(24 ADA)
XX
XX
THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED
ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING
SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING
UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE
CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY
HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).
IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE,
INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.
IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED
IMPROVEMENTS SHOWN ON THE PLANS.
CONCRETE SIDEWALK
DETAILS
A
B
C
D
E
F
G
B-612 CONCRETE CURB AND GUTTER - SEE SHEET C9.0101
B-618 CONCRETE CURB AND GUTTER - SEE SHEET C9.0102
TAPERED CURB - SEE SHEET C9.0103
4' SIDEWALK - SEE SHEET C9.0104
5' SIDEWALK - SEE SHEET C9.0105
STOP SIGN - SEE SHEET C9.0106
ACCESSIBLE PARKING SIGN - SEE SHEET C9.0107
ACCESSIBLE PARKING STALL - SEE SHEET C9.0108
ARCHITECTURAL
CONCRETE
DETAIL XX
CHAIN LINK FENCE - SEE ARCHITECTURAL PLANSH
DECORATIVE WOODEN FENCE - SEE ARCHITECTURAL PLANSI
CHAIN LINK FENCE
DECORATIVE
WOODEN FENCE
AIR CONDITIONING
UNIT
VALLEY GUTTER - SEE SHEET C9.0109
BITUMINOUS PATHJ
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
Registration No.Date:
I hereby certify that this plan, specification or
report was prepared by me or under my direct
supervision and that I am a duly licensed
professional ENGINEER under the laws of the state
of Minnesota.
If applicable, contact us for a wet signed copy of this
plan which is available upon request at Sambatek's,
Minnetonka, MN office.
7/26/201950475
Eric T. Luth
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
Jul 26, 2019 - 12:21pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C1-TITLE.dwg
C1.01
TITLE SHEET
GEOTECHNICAL
PROFESSIONAL SERVICE INDUSTRIES, INC.
2915 WATERS ROAD, SUITE 112
EAGAN, MN 55121
TEL 651-646-8148
CONTACT: JOSEPH ROZMIAREK
DEVELOPER/OWNER
CONTINENTAL 483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
TEL 262-653-9352
CONTACT: GWYN WHEELER
ARCHITECT
KHALER SLATER
111 W WISCONSIN AVE
MILWAUKEE, WI 53203
TEL 414-373-2000
FAX 414-272-2001
CONTACT: DENNIS POHLMAN
ELECTRIC COMPANY - XCEL ENERGY
825 RICE STREET 1ST FLOOR
ST. PAUL, MN 55117
651-229-5535
CONTACT: JESSE KUHLMAN
UTILITY LOCATION
MINNESOTA
GOPHER STATE ONE CALL
(800) 252-1166
CENTURY LINK
425 MONROE STREET
ANOKA, MN 55303
651-312-5662
CONTACT: LUCAS PELUSO
COMCAST
4255 LEXINGTON AVE ST 100
ARDEN HILLS, MN 55126
651-564-2513
CONTACT: BRAD GREENWALDT
FIRE
3510 LAVERNE AVE NORTH
LAKE ELMO, MN 55042
651-770-5006
CONTACT: GREG MALMQUIST
CIVIL ENGINEER
SAMBATEK
12800 WHITEWATER DRIVE, SUITE 300
MINNETONKA, MN 55343
TEL 763-476-6010
FAX 763-476-8532
CONTACT: ERIC LUTH, PE
LANDSCAPE ARCHITECT
SAMBATEK
12800 WHITEWATER DRIVE, SUITE 300
MINNETONKA, MN 55343
TEL 763-476-6010
FAX 763-476-8532
CONTACT: WILLIAM DELANEY, PLA
SURVEYOR
SAMBATEK
12800 WHITEWATER DRIVE, SUITE 300
MINNETONKA, MN 55343
TEL 763-476-6010
FAX 763-476-8532
CONTACT: CRAIG JOHNSON, LS
SHEET INDEX
SHEET DESCRIPTION
C1.01 TITLE SHEET
C2.01 ALTA SURVEY
C2.02 FINAL PLAT (1 OF 2)
C2.03 FINAL PLAT (2 OF 2)
C2.04 EXISTING CONDITIONS
C2.05 DEMOLITION PLAN
C2.06 OVERALL DEVELOPMENT PLAN
C3.00 OVERALL SITE PLAN
C3.01 SITE PLAN NORTH WEST
C3.02 SITE PLAN SOUTH WEST
C3.03 SITE PLAN NORTH CENTRAL
C3.04 SITE PLAN SOUTH CENTRAL
C3.05 SITE PLAN NORTH EAST
C3.06 SITE PLAN SOUTH EAST
C3.07 ADA OVERALL
C3.08 ADA NORTH WEST
C3.09 ADA SOUTH WEST
C3.10 ADA NORTH CENTRAL
C3.11 ADA SOUTH CENTRAL
C3.12 ADA NORTH EAST
C3.13 ADA SOUTH EAST
C4.00 OVERALL GRADING PLAN
C4.01 GRADING PLAN NORTH WEST
C4.02 GRADING PLAN SOUTH WEST
C4.03 GRADING PLAN NORTH CENTRAL
C4.04 GRADING PLAN SOUTH CENTRAL
C4.05 GRADING PLAN NORTH EAST
C4.06 GRADING PLAN SOUTH EAST
C5.01 EROSION CONTROL PHASE I
C5.02 EROSION CONTROL PHASE II
C5.03 EROSION CONTROL NOTES AND DETAILS
C5.04 EROSION CONTROL NOTES AND DETAILS
C6.00 SANITARY SEWER AND WATERMAIN PLAN
C6.01 SANITARY SEWER AND WATERMAIN PLAN NORTH WEST
C6.02 SANITARY SEWER AND WATERMAIN PLAN SOUTH WEST
C6.03 SANITARY SEWER AND WATERMAIN PLAN NORTH CENTRAL
C6.04 SANITARY SEWER AND WATERMAIN PLAN SOUTH CENTRAL
C6.05 SANITARY SEWER AND WATERMAIN PLAN NORTH EAST
C6.06 SANITARY SEWER AND WATERMAIN PLAN SOUTH EAST
C6.08 WATERMAIN PROFILE
C6.09 WATERMAIN PROFILE
C6.10 WATERMAIN PROFILE
C6.11 WATERMAIN PROFILE
C7.00 STORM SEWER PLAN
C7.01 STORM SEWER PLAN NW
C7.02 STORM SEWER PLAN SW
C7.03 STORM SEWER PLAN N CENTRAL
C7.04 STORM SEWER PLAN S CENTRAL
C7.05 STORM SEWER PLAN NE
C7.06 STORM SEWER PLAN SE
C8.01 DEMOLITION JULIA AVENUE
C8.02 DEMOLITION HUDSON BLVD EAST
C8.03 STREETS JULIA AVENUE
C8.04 STREETS HUDSON BLVD CENTRAL
C8.05 STREETS HUDSON BLVD WEST
C8.06 STREETS HUDSON BLVD EAST
C8.07 STORM PROFILES
C8.08 INTERSECTION DETAILS
C8.09 EROSION CONTROL & TURF ESTABLISHMENT
C8.10 EROSION CONTROL & TURF ESTABLISHMENT
C8.11 SIGN & STRIPE - JULIA AVENUE
C8.12 SIGN & STRIPE - HUDSON BLVD
C9.01 DETAILS
C9.02 DETAILS
C9.03 DETAILS
C9.04 DETAILS
C9.05 DETAILS
C9.06 DETAILS
C9.07 DETAILS
C9.08 DETAILS
C9.09 DETAILS
L1.01 LANDSCAPE PLAN
L1.02 SHRUB PLAN WEST
L1.03 SHRUB PLAN EAST
L1.04 LANDSCAPE NOTE AND DETAILS
L1.05 CITY NOTES AND DETAILS
L1.06 TREE INVENTORY
X1-1 CROSS SECTIONS - JULIA
X1-2 CROSS SECTIONS - JULIA
X1-3 CROSS SECTIONS - JULIA
X1-4 CROSS SECTIONS - JULIA
X1-5 CROSS SECTIONS - JULIA
X1-6 CROSS SECTIONS - JULIA
X2-1 CROSS SECTIONS - HUDSON
X2-2 CROSS SECTIONS - HUDSON
X2-3 CROSS SECTIONS - HUDSON
X2-4 CROSS SECTIONS - HUDSON
for
Final Plans
Springs at Lake Elmo
Continental 483 FUND LLC
Lake Elmo, Minnesota
Presented by:
NO SCALE
VICINITY MAP
SITE
UTILITY & GOVERNING AGENCIES CONTACT LIST:
CONSULTANT CONTACT LIST:
BENCHMARKS
N.T.S.
CITY OF LAKE ELMO ENGINEERING DESIGN STANDARDS (MARCH 2017)
CITY ENGINEER'S ASSOCIATION OF MINNESOTA STANDARD SPECIFICATIONS (2013)
MNDOT STANDARD SPECIFICATIONS FOR CONSTRUCTION (2016 EDITION)
GOVERNING SPECIFICATIONS
COMMERCE DR
94
19
TAMARACK RD
WO
O
D
B
U
R
Y
D
R
HUD
S
O
N
R
D
10
BENCHMARK #1 = MNDOT Disc "8282 AX" - Elev=938.31
Located at NE Quad. of Int. Hwy. 94 & Keats Ave.
BENCHMARK #2 = TNH - ELEV=1001.01
South property line of subject property @ midpoint of line.
GAS COMPANY - XCEL ENERGY
825 RICE STREET 1ST FLOOR
ST. PAUL, MN 55117
651-229-5535
CONTACT: JESSE KUHLMAN
HUDSON BLVD N
SCALE IN FEET
0 12060
NORTH
To Continental 483 Fund LLC, DPS-Lake Elmo, LLC, a Minnesota limited liability company and First American Title Insurance Company:
This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2016 Minimum Standard Detail Requirements for
ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1, 2, 3, 4, 5, 6(b), 7(a), 7(b)(1), 7(c), 8, 9, 10, 11, 13, 14, 16, 17,
18, 19, and 20 of Table A thereof. The field work was completed on 01/21/2019.
Dated this 12th day of March, 2019
Sambatek, Inc.
Craig E. Johnson, LS
Minnesota License No. 44530
cjohnson@sambatek.com
1. Referencing Title Commitment No. NCS-938972-MKE, dated December 17, 2018, First American Title Insurance Company.
2. The bearing system is based on the Washington County coordinate system, NAD83 (1986 Adjust). With an assumed bearing of South 00
degrees 01 minutes 13 seconds West for the east line of the Southwest Quarter of the Southeast Quarter, Section 34, Township 29, Range 21.
3. The vertical datum is based on NAVD88.
BENCHMARK #1 = MNDOT Disc "8282 AX" - Elev=938.31
Located at NE Quad. of Int. Hwy. 94 & Keats Ave.
BENCHMARK #2 = TNH - ELEV=1001.01
South property line of subject property @ midpoint of line.
VICINITY MAP
SURVEY NOTES
Proposed Description
That part of the Southwest Quarter of the Southeast Quarter, Section 34, Township 29, Range 21, Washington County, Minnesota described as follows:
Commencing at the southwest corner of said Southwest Quarter of the Southeast Quarter; thence North 00 degrees 06 minutes 31 seconds East, assumed bearing,
along the west line of said Southwest Quarter of the Southeast Quarter, a distance of 82.86 feet to the north line of Parcel 29C of Minnesota Department of
Transportation Right of Way Plat No. 82-43; thence North 89 degrees 18 minutes 27 seconds East, along said north line, a distance of 40.00 to the point of beginning;
thence North 00 degrees 06 minutes 31 seconds East, a distance of 607.73 feet; thence North 89 degrees 40 minutes 54 seconds East, a distance of 1284.76 feet to the
east line of said Southwest Quarter of the Southeast Quarter; thence South 00 degrees 01 minutes 13 seconds West, along said east line, a distance of 428.20 feet to a
point 267.8 feet north of the southeast corner of said Southwest Quarter of the Southeast Quarter; thence South 89 degrees 54 minutes 16 seconds West, parallel to
the south line of said Southwest Quarter of the Southeast Quarter, a distance of 200.00 feet; thence South 00 degrees 01 minutes 13 seconds West, parallel to the east
line of said Southwest Quarter of the Southeast Quarter, a distance of 173.21 feet to said north line of Parcel 29C; thence South 89 degrees 18 minutes 27 seconds
West, along said north line, a distance of 1085.76 feet to the point of beginning.
The following notes correspond to the reference numbers listed in Schedule B, Section 2 of the title commitment.
SUBJECT PROPERTY
1.The surveyor has depicted the property corner monuments, or the witness to the corner that were found during the field work, and set property corner
monuments, or witnesses to the corner, at the locations where there did not appear to be any evidence of an existing monument.
2.The property does not have an assigned address.
3.The subject property lies within Flood Plain Zone X – 'Area Of Minimal Flood Hazard', according to FEMA per FIRM Map No. 27163C0245E dated 2/3/2010.
4.The gross area information of subject property 17.0159 Acres or 741,214 Square Feet.
5. The vertical relief is shown on the graphical portion of the survey.
6b. The zoning information has not been provided by the client.
7a.There are no buildings on the subject property.
7b.There is a building foundation on the subject property as shown and dimensioned.
7c.There are no buildings or heights to measure on subject property. The building foundations as shown, are at ground level.
8.Visible substantial features observed in the process of conducting the fieldwork are shown hereon.
9.There are no parking areas on the subject property.
10a.There were no division or party walls designated by the client to be shown on the survey.
11.A Gopher State One Call (GSOC) request was placed on 12/26/2018 for utility locates on this site and assigned GSOC Ticket No. 183600280. The surveyor makes no
guarantees that the underground utilities shown hereon comprise all such utilities in the area, either in service or abandoned. Utility suppliers often do not
respond to these requests in the field but may provide maps, plans, and drawings in lieu of physical location. Utility information shown hereon is a compilation of
the provided map information and those visible utilities and marked utilities which were located during the survey field work. The surveyor further does not
warrant that the underground utilities shown hereon are in the exact location as indicated, although they are located as accurately as possible from the available
information. The surveyor has not physically located the underground utilities. Pursuant to MS 216.D contact Gopher State One Call at (651-454-0002) prior to any
excavation.
13.The names of adjoining land owners according to the current county tax records are shown on the survey.
14.The distance to the nearest intersecting street is 1000 feet to 5th St. N. & Keats Av.
16.There is no evidence of recent earth moving work, building construction or building additions observed in the process of conducting the fieldwork.
17.No changes in street right of ways are proposed per City of Lake Elmo Bay. There is no observable evidence of recent street or sidewalk construction or repair.
18.There were wetland delineation markers observed in the process of conducting the field work.See survey. Per a Letter by the Department of the Navy, dated
February 8, 2019, File No. MVP-2018-03459-MMW, the wetland was delineated by Kjolhaug Environmental. The Department of the Navy agrees with the
delineated location per said Letter. A permit from the Department of the Navy must be obtained prior to any fill or dredging of the wetland.
19.Plottable off site easements and servitudes disclosed in the provided title documents and/or observed during the field work that appear to benefit and/or affect
the subject property are shown hereon.
20.A Sambatek Professional Liability Insurance Certificate of Insurance will be provided upon request.
"TABLE A" NOTES
CERTIFICATION
N.T.S.
KE
A
T
S
A
V
E
SITE
10TH STREET N
OVERHEAD ELECTRICAL WIRE
LIGHT
SANITARY SEWER
STORM SEWER
WATERMAIN
UNDERGROUND ELECTRIC
GUY ANCHOR
UTILITY POLE
GUARD POST
UNDERGROUND TELEPHONE
UNDERGROUND GAS
CHAIN LINK FENCE
WOOD FENCE
CONCRETE SURFACE
SIGN
FOUND MONUMENT
FOUND CAST IRON
MONUMENT
FOUND RIGHT-OF-WAY
MONUMENT
SET MONUMENT
MARKED LS 43933
SECTION LINE
UNDERLYING / ADJACENT LOT
TIE LINE
BOUNDARY LINE
DEED DISTANCE(100.00)
TRANSFORMER
GAS METER
COMMUNICATIONS MANHOLE
ELECTRIC MANHOLE
GAS MANHOLE
ELECTRIC METER
TELEPHONE PEDESTAL
CABLE TV BOX
GATE VALVE / HYDRANT
SANITARY MANHOLE
CLEAN OUT
STORM MANHOLE
STORM CATCH BASIN
FLARED END SECTION
RIGHT-OF-WAY LINE
WIRE FENCE
DECIDUOUS TREE
LEGEND
REGISTERED LAND SURVEYORRLS
FOUNDFD
FIBER OPTIC
IN
W
O
O
D
A
V
E
INT HWY 94
5TH STREET N
11.The right to erect and to maintain temporary on land adjoining Trunk Highway 12 and Interstate Highway 94, and also limitations on access to said highways, as
contained or shown in the following:
(a) Highway Easement, dated January 17, 1927, recorded February 18, 1927, in Book 111 of Deeds, at page 1; (Easement does not affect subject property)
(b) Highway Easement, dated January 19, 1927, recorded June 23, 1927, in Book 111 of Deeds, at page 206; (Easement does not affect subject property - lies
within existing R.O.W.)
(c) Final Certificate by the State of Minnesota, recorded April 30, 1959, in Book 220 of Deeds, at page 11; (Easement does not affect subject property - lies within
existing R.O.W.)
(d) Minnesota Department of Transportation Right of Way Plat No. 82-43 recorded March 22, 1882 as Doc. No. 429592; (Affects property and is depicted hereon)
(e) Warranty Deed, to the State of Minnesota, recorded September 30, 1983, as Doc. No. 452990 conveying Parcel 29G in the above Right of Way Plat No. 82-43;
(does not affect subject property)
(f) Final Certificate by the State of Minnesota, recorded August 17, 1987, as Doc. No. 548829 (acquiring Parcel 29C in the above Right of Way Plat No. 82-43); and
(R.O.W. Plat shown on survey)
(g) Quitclaim Deed, from the State of Minnesota, to the City of Lake Elmo, dated November 13, 2013, recorded December 30, 2013, as Doc. No. 3975938 (R.O.W.
Plat shown on survey)
12.Reservation of 50% of all minerals and mineral rights in the East Half of the Southwest Quarter of Section 34, as reserved in the following:
(a) Limited Warranty Deed, from the Federal Farm Mortgage Corporation, as grantor, to Lawrence Fehlen and Marie A. Fehlen, as grantees, dated November 8,
1939, recorded November 21, 1939, in Book 135 of Deeds, at page 632; and (does not affect subject property)
(b) Quit Claim Deed, from the Federal Farm Mortgage Corporation, to the United States of America, dated September 6, 1957, recorded November 22, 1957, in
Book 209 of Deeds, at page 493. (Does not affect subject property)
13.Terms and conditions, including an easement for pipeline purposes, as contained in the following:
(a) Right of Way Conveyance in favor of Standard Oil Company, dated August 7, 1946, recorded August 26, 1946, in Book 150 of Deeds, at page 219; (does not
affect subject property)
(b) Assignment of Rights of Way, from Standard Oil Company, to The American Oil Company, dated December 31, 1960, recorded January 25, 1961, in Book 236
of Deeds, at page 240; (does not affect subject property)
(c) Partial Release of Right of Way Conveyance, dated May 5, 1972, recorded May 8, 1972, as Doc. No. 298638; (does not affect subject property)
(d) Quit Claim Deed, from Amoco Oil Company, to the State of Minnesota, dated October 25, 1983, recorded December 29, 1983, as Doc. No. 457465; (does not
affect subject property).
(e)Agreement Limiting Right of Way Easement, dated July 19, 2001, recorded August 3, 2001, as Doc. No. 3172091; (does not affect subject property)
(f)Non Fee Property Assignment Agreement, from BP Products North America Inc., to BP Pipelines (North America) Inc., dated January 1, 2015, recorded
April 10, 2015, as Doc. No. 4021457; and (affects subject property-blanket in nature therefor not shown)
(g)Agreement and Acknowledgement, between BP Pipelines (North America) Inc., the City of Lake Elmo, and U.S. Home Corporation, dated June 15, 2016,
recorded July 28, 2016, as Doc. No. 4076835. (Does not affect subject property)
14.Easement for power line purposes as contained in the following:
(A)Final Decree, recorded April 13, 1972, in Book 316 of Deeds, at page 69; and (does not affect subject property)
(B)Assignment and Assumption of Easements, from XCEL Energy Inc., to Northern States Power Company, dated February 7, 2001, recorded March 8, 2001,
as Doc. No. 3145752. (Affects property - no easements to depict on survey)
15.Terms and conditions of the Petition and Waiver Agreement, dated September 4, 2013, recorded September 12, 2013, as Doc. No. 3964045. (Affects property -
no easements to depict on survey)
16.Terms and conditions of the Petition and Waiver Agreement, dated September 4, 2013, recorded September 12, 2013, as Doc. No. 3964046. (Affects property -
no easements to depict on survey)
17.Terms and conditions, including an easement for drainage and utility purposes in favor of the City of Lake Elmo, as contained in the Public Drainage & Utility
Easement, dated September 4, 2013, recorded September 12, 2013, as Doc. No. 3964047. (Affects property and easement is depicted hereon)
18.Terms and conditions, including an easement for public and drainage purposes in favor of the City of Lake Elmo, as contained in the Public Drainage & Utility
Easement, dated September 4, 2013, recorded September 12, 2013, as Doc. No. 3964048. (Does not affect subject property)
19.Terms and conditions, including an easement for public and drainage purposes in favor of the City of Lake Elmo, as contained in the Public Drainage and Utility
Easement, dated September __, 2013, recorded September 12, 2013, as Doc. No. 3964049. (Does not affect subject property)
20.Terms and conditions, including an easement for street purposes in favor of the City of Lake Elmo, as contained in the Permanent Public Street Easement
Agreement, recorded November 20, 2014, as Doc. No. 4007702. (Does not affect subject property)
21.Terms and conditions, including easements for drainage and utility purposes in favor of the City of Lake Elmo, as contained in the Drainage and Utility Easement
Agreement, recorded November 20, 2014, as Doc. No. 4007703. (Does not affect subject property)
22.Terms and conditions, including an easement for utility purposes in favor of the City of Lake Elmo, as contained in the Utility Easement, recorded November 20,
2014, as Doc. No. 4007704. (Easement affects property as shown - falls within proposed R.O.W.)
23.Terms and conditions of the Memorandum of Understanding, between U.S. Home Corporation, and DPS-Lake Elmo, LLC, dated October 3, 2014, which is
unrecorded, and of the Notice of Lien Rights by DPS-Lake Elmo, LLC, recorded November 20, 2014, as Doc. No. 4007705, which refers to said Memorandum of
Understanding. (Affects property - no easements to depict on survey).
24.Possible overlap of the Land with the parcel to the southeast, said parcel is described in the Warranty Deed, recorded September 21, 2015, as Doc. No. 4041879.
The legal description prepared by Sambatek, shown as proposed on this survey is contiguous to, and creates no gaps or overlaps with the southeast parcel as
described in said document.
Jul 26, 2019 - 12:21pm - User:jbalzer L:\PROJECTS\21654.01\CAD\Survey\Sheets\2165401-ALTA.dwg
C1.02
ALTA/NSPS
LAND TITLE
SURVEY
WELL
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
Know all persons by these presents: That Continental 483 Fund LLC, a Minnesota limited liability company, owner, of the following described property situated in the County of Washington, State of Minnesota,
to wit:
Outlot H, UNION PARK, Washington County, Minnesota
Has caused the same to be surveyed and platted as SPRINGS AT LAKE ELMO and does hereby dedicate to the public for public use the public way and also dedicate the drainage and utility easements as created
by this plat.
In witness whereof said Continental 483 Fund LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this
day of , 20 .
Signed: Continental 483 Fund LLC, a Minnesota limited liability company
By:, its
STATE OF
COUNTY OF
The foregoing instrument was acknowledged before me on this day of , 20 , by
, , of Continental 483 Fund LLC, a Minnesota limited liability company, on behalf of the company.
Notary Public, County, Minnesota Notary Printed Name
My Commission Expires
I Craig E. Johnson do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation
of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water
boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, existing as of the date of this certificate are shown and labeled on this Plat; and all public ways are shown and labeled on
this plat.
Dated this day of , 20 .
Craig E. Johnson, Licensed Land Surveyor,
Minnesota License No. 44530
STATE OF MINNESOTA
COUNTY OF
The foregoing instrument was acknowledged before me on this day of , 20 , by
Craig E. Johnson, a Licensed Land Surveyor.
Notary Public, County, Minnesota Notary Printed Name
My Commission Expires
CITY COUNCIL, Lake Elmo, Minnesota
This plat was approved by the City Council of Lake Elmo, Minnesota, this day of , 20 , and hereby certifies compliance with all requirements as set forth in the
Minnesota Statutes, Section 505.03, Subdivision 2.
Signed: Attest:
Mayor City Administrator
COUNTY SURVEYOR, Washington County, Minnesota
Pursuant to Chapter 820, Laws of Minnesota, 1971, and in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this day of
, 20 .
By By
Washington County Surveyor
COUNTY AUDITOR/TREASURER, Washington County, Minnesota
Pursuant to Minnesota Statutes, Section 505.021, Subd.9 and Section 272.12, taxes payable in the year 20 , on real estate hereinbefore described, have been paid; and there are no delinquent taxes and
transfer has been entered, on this day of , 20 .
By By
Washington County Auditor / Treasurer Deputy
COUNTY RECORDER, Washington County, Minnesota
Document Number
I hereby certify that this instrument was filed in the office of the County Recorder for record on this day of , 20 ,
at o'clock .M. and was duly recorded in Washington County Records.
By: By:
Washington County Recorder Deputy
SAMBATEK, INC.
ENGINEERING, PLANNING
AND LAND SURVEYING
SHEET 1 OF 2 SHEETS
SPRINGS AT LAKE ELMO
LOT 1
BLOCK 1
HUDSON
BOULEVARD
NORTH
SAMBATEK, INC.
ENGINEERING, PLANNING
AND LAND SURVEYING
DENOTES 1/2 INCH BY 14 INCH IRON MONUMENT SET
AND MARKED BY LICENSE NO. 44530.
DENOTES 1/2 INCH BY 14 INCH IRON PIPE FOUND AND
MARKED BY LICENSE NO. 18425 UNLESS NOTED
OTHERWISE
SECTION 34, TOWNSHIP 29 N, RANGE 21 W,
WASHINGTON COUNTY, MINNESOTA
NORTH
NOT TO SCALE
VICINITY MAP
SITE0
NORTH
SCALE IN FEET
1 INCH = 120 FEET
60 120
SEC 34
SHEET 2 OF 2 SHEETS
HUDSON BLVD. N.
SPRINGS AT LAKE ELMO
BEING 10 FEET IN WIDTH, UNLESS OTHERWISE
INDICATED, AND ADJOINING RIGHT-OF-WAY
LINES, FRONT, REAR AND SIDE LOT LINES AS
SHOWN ON THE PLAT.
10
10
DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:
(NOT TO SCALE)
10
THE NORTH LINE OF OUTLOT H IS ASSUMED TO HAVE A
BEARING OF SOUTH 89 DEGREES 40 MINUTES 54
SECONDS WEST.
HUDSON BLVD N
SCALE IN FEET
0 12060
NORTH
That part of the Southwest Quarter of the Southeast Quarter, Section 34, Township 29, Range 21, Washington County, Minnesota
described as follows:
Commencing at the southwest corner of said Southwest Quarter of the Southeast Quarter; thence North 00 degrees 06 minutes
31 seconds East, assumed bearing, along the west line of said Southwest Quarter of the Southeast Quarter, a distance of 82.86
feet to the north line of Parcel 29C of Minnesota Department of Transportation Right of Way Plat No. 82-43; thence North 89
degrees 18 minutes 27 seconds East, along said north line, a distance of 40.00 to the point of beginning; thence North 00 degrees
06 minutes 31 seconds East, a distance of 607.73 feet; thence North 89 degrees 40 minutes 54 seconds East, a distance of 1284.76
feet to the east line of said Southwest Quarter of the Southeast Quarter; thence South 00 degrees 01 minutes 13 seconds West,
along said east line, a distance of 428.20 feet to a point 267.8 feet north of the southeast corner of said Southwest Quarter of the
Southeast Quarter; thence South 89 degrees 54 minutes 16 seconds West, parallel to the south line of said Southwest Quarter of
the Southeast Quarter, a distance of 200.00 feet; thence South 00 degrees 01 minutes 13 seconds West, parallel to the east line of
said Southwest Quarter of the Southeast Quarter, a distance of 173.21 feet to said north line of Parcel 29C; thence South 89
degrees 18 minutes 27 seconds West, along said north line, a distance of 1085.76 feet to the point of beginning.
SUBJECT PROPERTY
OVERHEAD ELECTRICAL WIRE
LIGHT
SANITARY SEWER
STORM SEWER
WATERMAIN
UNDERGROUND ELECTRIC
GUY ANCHOR
UTILITY POLE
GUARD POST
UNDERGROUND TELEPHONE
UNDERGROUND GAS
CHAIN LINK FENCE
WOOD FENCE
CONCRETE SURFACE
SIGN
FOUND MONUMENT
FOUND CAST IRON
MONUMENT
FOUND RIGHT-OF-WAY
MONUMENT
SET MONUMENT
MARKED LS 43933
SECTION LINE
UNDERLYING / ADJACENT LOT
TIE LINE
BOUNDARY LINE
DEED DISTANCE(100.00)
TRANSFORMER
GAS METER
COMMUNICATIONS MANHOLE
ELECTRIC MANHOLE
GAS MANHOLE
ELECTRIC METER
TELEPHONE PEDESTAL
CABLE TV BOX
GATE VALVE / HYDRANT
SANITARY MANHOLE
CLEAN OUT
STORM MANHOLE
STORM CATCH BASIN
FLARED END SECTION
RIGHT-OF-WAY LINE
WIRE FENCE
DECIDUOUS TREE
LEGEND
REGISTERED LAND SURVEYORRLS
FOUNDFD
FIBER OPTIC
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
1.SUBJECT PROPERTY IDENTIFICATION NUMBER IS 3402921430003.
2.THE GROSS AREA OF THE SUBJECT PROPERTY IS 17.0159 ACRES OR 741,214 SQUARE FEET.
1.SURVEY COORDINATE BASIS: WASHINGTON COUNTY COORDINATE SYATEM NAD 83 (1986)
2.FIELD WORK WAS COMPLETED ON 01/21/2019.
3.THE VERTICAL DATUM IS BASED ON NAVD88.
BENCHMARK #1 = MNDOT DISC "8282 AX" - ELEV=938.31,
LOCATED AT NE QUAD. OF INT. HWY. 94 & KEATS AVE.
BENCHMARK #2 = TNH - ELEV=1001.01,
SOUTH PROPERTY LINE OF SUBJECT PROPERTY @ MIDPOINT OF LINE.
PROPERTY SUMMARY
SURVEY NOTES
WELL
Jul 26, 2019 - 12:27pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C2-2-EXCND.dwg
C2.04
EXISTING
CONDITIONS
HUDSON BLVD N
LEGEND DEMOLITION NOTES
1. DEMOLITION NOTES ARE NOT COMPREHENSIVE. CONTRACTOR SHALL VISIT THE SITE PRIOR
TO CONSTRUCTION TO OBTAIN A CLEAR UNDERSTANDING OF THE INTENDED SCOPE OF
WORK.
2. THE DESIGN SHOWN IS BASED ON ENGINEER'S UNDERSTANDING OF EXISTING CONDITIONS.
THE EXISTING CONDITIONS SHOWN ON THIS PLAN ARE BASED UPON ALTA AND TOPOGRAPHIC
MAPPING PREPARED BY XXXX DATED XX-XX-XXXX. IF CONTRACTOR DOES NOT ACCEPT
EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS WITHOUT EXCEPTION, CONTRACTOR SHALL
HAVE MADE, AT OWN EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR
AND SUBMIT IT TO THE OWNER FOR REVIEW.
3. THE CONTRACTOR IS RESPONSIBLE FOR DEMOLITION, REMOVAL, AND DISPOSING IN A
LOCATION APPROVED BY ALL GOVERNING AUTHORITIES AND IN ACCORDANCE WITH
APPLICABLE CODES, OF ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS, PARKING,
DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC., SUCH THAT THE IMPROVEMENTS SHOWN
ON THE PLANS CAN BE CONSTRUCTED. ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT
TO SUITABLE MATERIAL AND BROUGHT TO GRADE WITH SUITABLE COMPACTED FILL
MATERIAL PER THE GEOTECHNICAL REPORT AND/OR GEOTECHNICAL ENGINEER.
4. CLEARING AND GRUBBING: CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM
THE SITE AND DISPOSING THE DEBRIS IN A LAWFUL MANNER. CONTRACTOR IS RESPONSIBLE
FOR OBTAINING ALL PERMITS REQUIRED FOR DEMOLITION AND DISPOSAL.
6. CONTRACTOR IS RESPONSIBLE FOR THE DISCONNECTION OF UTILITY SERVICES TO EXISTING
BUILDINGS PRIOR TO DEMOLITION OF THE BUILDINGS.
7. CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO REMOVAL
AND/OR RELOCATION OF UTILITIES. CONTRACTOR SHALL COORDINATE WITH UTILITY
COMPANIES CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY
COMPANIES' FORCES AND ANY FEES WHICH ARE TO BE PAID TO UTILITY COMPANIES FOR
SERVICES. CONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND CHARGES.
8. CONTRACTOR IS SPECIFICALLY CAUTIONED THAT LOCATIONS OF EXISTING UTILITIES SHOWN
ON THIS PLAN HAVE BEEN DETERMINED FROM INFORMATION AVAILABLE. ENGINEER
ASSUMES NO RESPONSIBILITY FOR THE UTILITY MAPPING ACCURACY. PRIOR TO START OF
ANY DEMOLITION ACTIVITY, THE CONTRACTOR SHALL NOTIFY UTILITY COMPANIES 48 HOURS
PRIOR TO ANY EXCAVATION FOR ON-SITE LOCATIONS OF EXISTING UTILITIES. THE LOCATIONS
OF UTILITIES SHALL BE OBTAINED BY THE CONTRACTOR BY CALLING MINNESOTA GOPHER
STATE ONE CALL AT 800-252-1166 OR 651-454-0002.
9. THE MAPPING LOCATION OF ALL EXISTING SEWERS, PIPING, AND UTILITIES SHOWN ARE NOT
TO BE INTERPRETED AS THE EXACT LOCATION, OR AS THE ONLY OBSTACLES THAT MAY OCCUR
ON THE SITE. VERIFY EXISTING CONDITIONS AND PROCEED WITH CAUTION AROUND ANY
ANTICIPATED FEATURES. GIVE NOTICE TO ALL UTILITY COMPANIES REGARDING DESTRUCTION
AND REMOVAL OF ALL SERVICE LINES AND CAP ALL LINES BEFORE PROCEEDING WITH WORK.
UTILITIES DETERMINED TO BE ABANDONED SHALL BE REMOVED IF UNDER THE BUILDING
INCLUDING 10' BEYOND FOUNDATIONS.
10. ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC CABLE AND/OR GAS LINES NEEDING TO
BE REMOVED OR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY
COMPANY. ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATION AND CLOSE
COORDINATION WITH THE UTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH
TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING
UTILITIES WITHIN THE ROAD RIGHT OF WAY DURING CONSTRUCTION.
11. CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES,
ENCLOSURES, ETC., TO THE BEST PRACTICES.
12. CONTINUOUS ACCESS SHALL BE MAINTAINED FOR THE SURROUNDING PROPERTIES AT ALL
TIMES DURING DEMOLITION OF THE EXISTING FACILITIES.
13. PRIOR TO DEMOLITION OCCURRING, ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED
AND APPROVED BY THE LOCAL AUTHORITY.
14. CONTRACTOR SHALL LIMIT SAW-CUT & PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE
IT IS REQUIRED AS SHOWN ON THESE CONSTRUCTION PLANS BUT IF ANY DAMAGE IS
INCURRED ON ANY OF THE SURROUNDING PAVEMENT, ETC. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR ITS REMOVAL AND REPAIR.
15. CONTRACTOR TO PROTECT EXISTING FEATURES WHICH ARE TO REMAIN. DAMAGE TO ANY
EXISTING CONDITIONS TO REMAIN WILL BE REPLACED AT CONTRACTOR'S EXPENSE.
16. ABANDON OR REMOVE ALL SANITARY, WATER AND STORM SERVICES PER CITY STANDARDS.
COORDINATE ALL WORK WITH CITY. ALL STREET RESTORATION SHALL BE COMPLETED IN
COMPLIANCE WITH LOCAL STANDARDS.
17. CONTRACTOR SHALL PREPARE AND SUBMIT TO THE GOVERNING AUTHORITY A TRAFFIC
AND/OR PEDESTRIAN TRAFFIC PLAN PER CITY/COUNTY/STATE STANDARDS TO BE APPROVED
BY THE LOCAL GOVERNING AUTHORITY.
UNDERGROUND GAS
STONE RETAINING WALL
CHAIN LINK FENCE
UNDERGROUND ELECTRIC
UNDERGROUND CABLE TV
UNDERGROUND TELEPHONE
OVERHEAD ELECTRIC
SANITARY SEWER
WATERMAIN
STORM SEWER
LIGHT
HYDRANT
GAS METER
SPRINKLER HEAD
SPRINKLER VALVE
EDGE OF TREES
TREES / SHRUBS
CONCRETE
CONCRETE CURB
BITUMINOUS CURB REMOVE EXISTING CHAIN LINK FENCE
REMOVE EXISTING UTILITY
REMOVE EXISTING
REMOVE EXISTING TREE
REMOVE EXISTING BUILDING
REMOVE EXISTING CONCRETE PAVEMENT
REMOVE EXISTING BITUMINOUS PAVEMENT
SAW CUT EXIST BITUMINOUS PAVEMENT
REMOVE EXIST CONCRETE CURB
REMOVE EXISTING UTILITY LINE
EXISTING
REMOVE EXISTING LIGHT FIXTURE
REMOVE EXISTING GRAVEL DRIVE
REMOVE EXISTING LANDSCAPING
THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL XX. THIS QUALITY LEVEL WAS DETERMINED
ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING
SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING
UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE
CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY
HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).
IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE,
INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.
IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED
IMPROVEMENTS SHOWN ON THE PLANS.
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
Registration No.Date:
I hereby certify that this plan, specification or
report was prepared by me or under my direct
supervision and that I am a duly licensed
professional ENGINEER under the laws of the state
of Minnesota.
If applicable, contact us for a wet signed copy of this
plan which is available upon request at Sambatek's,
Minnetonka, MN office.
7/26/201950475
Eric T. Luth
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
SCALE IN FEET
0 10050
NORTH
Jul 26, 2019 - 12:27pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C2-DEMO.dwg
C2.05
DEMOLITION
PLAN
REMOVE TREE LINE
JU
L
I
A
A
V
E
N
O
R
T
H
EXISTING WETLAND
NWL: 992.4
HWL: 996.5
PERMANENT 30' UTILITY EASEMENT
PERMANENT 30' UTILITY EASEMENT
PERMANENT 30' UTILITY EASEMENT
PE
R
M
A
N
E
N
T
3
0
'
U
T
I
L
I
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Y
E
A
S
E
M
E
N
T
PE
R
M
A
N
E
N
T
3
0
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
HUDSON BLVD N
JAY A
V
E
N
J
U
N
C
O
R
D
N
5TH
S
T
R
E
E
T
N
5
T
H
S
T
R
E
E
T
L
N
N
5TH STR
E
E
T
N
HUDSON BLVD N
5TH
S
T
R
E
E
T
N
JU
N
E
A
V
E
N
.
PULTE DEVELOPMENT
PULTE
DEVELOPMENT
CONTINENTAL DEVELOPMENT12.85 AC
SCALE IN FEET
0 200100
NORTH
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
Jul 26, 2019 - 12:28pm - User:jbalzer L:\PROJECTS\20355\CAD\Civil\Exhibit\20355 Dale Properties Exhibit.dwg
C2.06
OVERALL
DEVELOPMENT
PLAN
MATCH LINE
MA
T
C
H
L
I
N
E
MATCH LINE
MA
T
C
H
L
I
N
E
HUDSON BLVD N
5TH STR
E
E
T
N
ADA
DS
DS
DS
DS
DS
DS
DS
DSDSDSDS
DSDSDS
DSDSDS
DS DSDS
DSDSDS
DS DSDS
DSDSDS
DS DSDS
DSDSDS
DS DSDS
DSDSDS
DS DSDS
DS DS
DSDS
DS
DS
DS
DS
DS
DSDS
DS DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DSDS
DS
DS
DS
DS
DS
DS
DS DS
DS
DS
DS
DS
DS
DS
DS
DS
DS DS
DS
DS
DS
DS
DS
DS
DSDS
DS
DS
DS
DS
DS
DS
DS
DS
DS DS
DS
DS
DS
DS
DS
DS
DSDS
DS
DS
DS
DS
DS
DS
DS
DS
DS DS
DS
DS
DS
DS
DS
DS
DSDS
DS
DS
DS
DS
DS
DS
DS
DS
DSDS
DS
DS
DS
DS
DS
DS
DS DS
DS
DSDS
DSDS
DSDS
DS
DS
DS
DS DS
DS DS DS DS
DS
DS
DS
DS DS DS DS
DS DS
DS
DS
DS
DSDS
DSDSDSDS
DS
DS
DS
DS DS DS DS
DS
DS
DS
DS
DS
DSDS
DSDSDSDS
DS
DS
DS
DSDSDSDS
DSDS
DS
DS
DS
DS DS
DS DS DS DS
DS
DS
DS
DSDS
DSDS
DS
DS
DS
DS
DS
DS DS
DS DS DS DS
DS
DS
DS
DSDSDSDS
DSDS
DS
DS
DS
DS DS
DS DS DS DS
DS
DS
DS
DSDSDSDS
DSDS
DS
DS
DS
DS DS
DS DS DS DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DSDS
DS
DS
DS
DS
DS
DS
DS DS
DS
DS DS DS DS
DS
DS
DS
DS
DS
DSDS
DSDSDSDS
DS
DS
DS
DS DS DS DS
DS DS
DS
DS
DS
DSDS
DSDSDSDS
DS
DS
DS
DS
DS
PERMANENT 30' UTILITY EASEMENT
PERMANENT 30' UTILITY EASEMENT
PERMANENT 30' UTILITY EASEMENT
PE
R
M
A
N
E
N
T
3
0
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
PE
R
M
A
N
E
N
T
3
0
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
Registration No.Date:
I hereby certify that this plan, specification or
report was prepared by me or under my direct
supervision and that I am a duly licensed
professional ENGINEER under the laws of the state
of Minnesota.
If applicable, contact us for a wet signed copy of this
plan which is available upon request at Sambatek's,
Minnetonka, MN office.
7/26/201950475
Eric T. Luth
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
SCALE IN FEET
0 200100
NORTH
Jul 26, 2019 - 12:29pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C3-SITE.dwg
C3.00
OVERALL SITE
PLAN
AREA
GROSS SITE AREA
BUILDING INFORMATION
B20E (20 DU/BUILDING)
TOTAL RESIDENT BUILDINGS
GENERAL HOME MIX
STUDIO
1-BEDROOM
2-BEDROOM
3-BEDROOM
TOTAL HOMES
ZONING
EXISTING ZONING
PROPOSED ZONING
PARKING INFORMATION
GARAGE TOTALS:
NUMBER OF ATTACHED
MAINTENANCE GARAGES
NUMBER OF STAND ALONE
TOTAL GARAGE
PARKING REQUIRED PER CODE
SURFACE PARKING AMOUNT
TOTAL PARKING PROVIDED
UNIT PARKING RATIO
COVERED PARKING RATIO
CLUBHOUSE PARKING
*INCLUDED IN PARKING CALCS
1.ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT.
2.ALL DIMENSIONS SHOWN ARE TO THE FACE OF CURB TO FACE OF CURB UNLESS OTHERWISE NOTED.
3.CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT “GUTTER OUT” WHERE WATER
DRAINS AWAY FROM CURB. ALL OTHER AREAS SHALL BE CONSTRUCTED AS “GUTTER IN” CURB.
COORDINATE WITH GRADING CONTRACTOR.
4.ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT.
5.ALL PARKING STALLS TO BE 9' IN WIDTH AND 18' IN LENGTH UNLESS OTHERWISE INDICATED.
6.CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF
EXIT PORCHES, RAMPS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE
LOCATIONS.
7.SEE ARCHITECTURAL PLANS FOR LIGHT POLE FOUNDATION DETAIL AND FOR EXACT LOCATIONS OF LIGHT
POLE.
8.REFER TO FINAL PLAT FOR LOT BOUNDARIES, LOT NUMBERS, LOT AREAS, AND LOT DIMENSIONS.
9.ALL GRADIENTS ON SIDEWALKS ALONG THE ADA ROUTE SHALL HAVE A MAXIMUM LONGITUDINAL SLOPE
OF 4.5% (1:22), EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM CROSS SLOPE OF 1.5% (1:66). THE
MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR ACCESS AISLE SHALL BE 1.5% (1:66).
THE CONTRACTOR SHALL REVIEW AND VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA ROUTES
PRIOR TO PLACING CONCRETE OR BITUMINOUS PAVEMENT. THE CONTRACTOR SHALL NOTIFY THE
ENGINEER IMMEDIATELY IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD VERSUS THE
DESIGN GRADIENT AND COORDINATE WITH GRADING CONTRACTOR.
10."NO PARKING" SIGNS SHALL BE PLACED ALONG ALL DRIVEWAYS AS REQUIRED BY CITY.
LEGEND
EASEMENT
CURB & GUTTER
BUILDING
RETAINING WALL
SAWCUT LINE
NUMBER OF PARKING
STALLS PER ROW
SIGN
PIPE BOLLARD
STANDARD DUTY
ASPHALT PAVING
CONCRETE PAVING
PROPERTY LIMIT
EXISTINGPROPOSED
KEY NOTE
DEVELOPMENT SUMMARY DEVELOPMENT NOTES KEY NOTES
WETLAND LIMITS
TREELINE
BUILDING, STOOPS, STAIRS SEE ARCHITECTURAL PLANS
TRASH/RECYCLING PICKUP AREA - SEE ARCHITECTURAL PLANS
MAIL KIOSK - SEE ARCHITECTURAL PLANS
POOL - SEE ARCHITECTURAL PLANS
MONUMENT SIGN - SEE ARCHITECTURAL PLANS
VEHICLE GATE - SEE ARCHITECTURAL PLANS
TRANSFORMER - LOCATION TBD
741,214 SF 17.02 AC
QUANTITY HEIGHT
15 UNITS 2-STORY / 35'
15 UNITS
HOMES PERCENTAGE
30 10%
120 40%
120 40%
30 10%
300 100%
RURAL DEVELOPMENT TRANSITIONAL
URBAN HIGH-DENSITY PLANNED UNIT (HDR.PUD)
120 GARAGES
1
42 GARAGES
163 GARAGES
525 SPACES
402 SPACES
565 SPACES
1.87
0.29
17 SPACES
(23 ADA)
XX
XX
THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED
ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING
SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING
UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE
CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY
HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).
IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE,
INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.
IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED
IMPROVEMENTS SHOWN ON THE PLANS.
CONCRETE SIDEWALK
DETAILS
A
B
C
D
E
F
G
B-612 CONCRETE CURB AND GUTTER - SEE SHEET C9.0101
B-618 CONCRETE CURB AND GUTTER - SEE SHEET C9.0102
TAPERED CURB - SEE SHEET C9.0103
4' SIDEWALK - SEE SHEET C9.0104
5' SIDEWALK - SEE SHEET C9.0105
STOP SIGN - SEE SHEET C9.0106
ACCESSIBLE PARKING SIGN - SEE SHEET C9.0107
ACCESSIBLE PARKING STALL - SEE SHEET C9.0108
ARCHITECTURAL
CONCRETE
DETAIL XX
CHAIN LINK FENCE - SEE ARCHITECTURAL PLANSH
DECORATIVE FENCE - SEE ARCHITECTURAL PLANSI
CHAIN LINK FENCE
DECORATIVE
WOODEN FENCE
AIR CONDITIONING
UNIT
VALLEY GUTTER - SEE SHEET C9.0109
BITUMINOUS PATHJ
RETAINING WALLK
PRESSURE REDUCING VALVEL
PEDESTRIAN GATE - GATES ON ADA ROUTE TO HAVE 18" MIN ON PULL SIDE (SEE DETAIL, SHEET C9.04 AND C9.05)M
HEAVY DUTY
ASPHALT PAVING
FLAG POLESN
NO PARKING SIGN - SEE SHEET C9.0110
PEDESTRIAN RAMP - SEE DETAILS ON SHEETS C9.04AND C9.05O
GUARD RAIL (PARKING)P
GUARD RAIL (TRAFFIC)Q
C3.01 C3.03 C3.05
C3.02 C3.04 C3.06
CURB CUTR
INFILTRATION BASINS
MATCH LINE
MA
T
C
H
L
I
N
E
B20E
BLDG 5B
FFE=1007.50
GFE=1007.17
B20E
BLDG 4B
FFE=1007.60
GFE=1007.27
6G
GFE=1006.39
B20E
BLDG 6B
FFE=1007.40
GFE=1007.07
ADA
DSDSDS
DS DSDS
DS
DS
DS
DS
DS
DS
DS
DS DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS DS
DS
DS
DS DS
DS
DS
DS
DS
DS DS
DS DS
DS
DS
DS
DS
DS
DSDS
DSDSDSDS
DS
DS
DS
DS
DS
DS
DS
DS
DSDS
DSDS
DS
DS
DS
DS
DS
DS DS
DS DS DS DS
DS
DS
DS
DS
DS
DS
DS
UNDERGROUND STORAGE SYSTEM 1
FOOTPRINT = 27'x84' (60" CHAMBERS)
CHAMBER IE = 998.15
6" OUTLET IE = 998.15
21" OUTLET IE = 1001.8
HWL: 1004.14
PERMANENT 30' UTILITY EASEMENT
UNDERGROUND STORAGE SYSTEM 2
FOOTPRINT = 27'x200' (60" CHAMBERS)
CHAMBER IE = 997.25
6" OUTLET IE = 997.25
24" OUTLET IE = 1000.95
HWL: 1003.24
TYP
TYP
TYP
1111
9
09
10
10
9 10
22'
23
'
9'
TYP
18
'
TY
P
9'TYP
9'
TYP
18
'
TY
P
18
'
TY
P
18
'
TY
P
R4'
R18'
10'
6'8'
START END
START END
B
A
A
A
01 01
0101
01
04
04
04
05
05
05
05
05
F
08
08
I
H
07
04
06
04
10
07
J
K
07
08
K
P
10
07
10
O
O
O
O
O
O
O
O O
O
O
P
P P
O
O
O
R
22
'
22
'
R
1
8
'
22'
22
'
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
Registration No.Date:
I hereby certify that this plan, specification or
report was prepared by me or under my direct
supervision and that I am a duly licensed
professional ENGINEER under the laws of the state
of Minnesota.
If applicable, contact us for a wet signed copy of this
plan which is available upon request at Sambatek's,
Minnetonka, MN office.
7/26/201950475
Eric T. Luth
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
SCALE IN FEET
0 4020
NORTH
Jul 26, 2019 - 12:30pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C3-SITE.dwg
C3.01
SITE PLAN
NORTH WEST
C3.01 C3.03 C3.05
C3.06C3.04C3.02
MATCH LINE
MA
T
C
H
L
I
N
E
B20E
BLDG 3A
FFE=1007.50
GFE=1005.17
B20E
BLDG 2B
FFE=1006.50
GFE=1006.17
B20E
BLDG 1A
FFE=1006.10
GFE=1005.77
FFE=1007.40
GFE=1007.07
6G
S
-
2
GF
E
=
1
0
0
5
.
4
4
ADA
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DSDS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DSDS
DSDSDSDS
DS
DS
DS
DS
DS
DS
PERMANENT 30' UTILITY EASEMENT
UNDERGROUND FILTRATION SYSTEM 6
FOOTPRINT = 59'x96' (30" CHAMBERS)
CHAMBER IE = 1000.5
60" WEIR WALL TOP = 1002.11
DRAINTILE OUTLET IE = 998.50
HWL: 1003.5
TYP
TYP
TYP
10
10
9 10
5
6 6
9 10
23
'
9'
TYP
18
'
TY
P
9'TYP
9'
TY
P
R4'
R18'
R4'
R1
8
'
22
'
R
1
8
'
R18
'
10'
2'
6'
12.2'13.8'12'13.8'10.2'
8'
2'
R4'
START END
START END
B
A
A
A
0101
01
05
05
05
05
04
F
08
08
08
07
06
04
04
04
04
10
J
07
J
10
08
K
07
07
10
P
10
10
O
O
O
O
O
O
O
O
O
O
O
O
O
P
P P
O
O
O
O
K
R
22
'
22.2'
22.1'
22'
22
'
22'
22
'
22
'
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
Registration No.Date:
I hereby certify that this plan, specification or
report was prepared by me or under my direct
supervision and that I am a duly licensed
professional ENGINEER under the laws of the state
of Minnesota.
If applicable, contact us for a wet signed copy of this
plan which is available upon request at Sambatek's,
Minnetonka, MN office.
7/26/201950475
Eric T. Luth
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
SCALE IN FEET
0 4020
NORTH
Jul 26, 2019 - 12:30pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C3-SITE.dwg
C3.02
SITE PLAN
SOUTH WEST
C3.01 C3.03 C3.05
C3.06C3.04C3.02
O
MATCH LINE
MA
T
C
H
L
I
N
E
MATCH LINE
MA
T
C
H
L
I
N
E
B20E
BLDG 8A
FFE=1007.10
GFE=1006.77
B20E
BLDG 7B
FFE=1007.00
GFE=1006.67
B20E
BLDG 9B
FFE=1005.45
GFE=1005.12
6G
GFE=1006.20
6G
GFE=1003.50
B20E
BLDG 15B
FFE=1004.30
ADA
ADA
ADA
DSDSDS
DS DSDS
DSDSDS
DS DSDS
DS
DS
DS
DS DS
DS
DS
DS
DS DS
DS DS DS DS
DS
DS
DS
DS
DSDS
DS DS
DS DS
DS
DS
DS
DS
DS
DSDS
DSDSDSDS
DS
DS
DS
DSDS
DS DS
DS
DS
DS
DSDS
DSDS
DS
DS
DS
DS
DS
DS DS
DS DS DS DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS DS
DS
DS
DS
DS
DS
DS
DS
DS
DSDS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS DS
DS
DSDSDS
DS
DS
DS
UNDERGROUND STORAGE SYSTEM 2
FOOTPRINT = 27'x200' (60" CHAMBERS)
CHAMBER IE = 997.25
6" OUTLET IE = 997.25
24" OUTLET IE = 1000.95
HWL: 1003.24
UNDERGROUND STORAGE SYSTEM 3
FOOTPRINT = 27'x212' (60" CHAMBERS)
CHAMBER IE = 995.55
6" OUTLET IE = 995.55
24" OUTLET IE = 997.85
HWL: 1001.53
TYP
TYP TYP
TYP
TYP
11111111
10 6 7
10
9
22
'
22
'
R1
8
'
9'
TYP
9'TYP
9'TYP
9'TYP
9'TYP9'TYP
18
'
TY
P
18
'
TY
P
18
'
TY
P
18
'
TY
P
R4'
R18'
22'
4
2
A
A A
A A
01
01 01
01
01
04
04
04
0505
08
08
08
07
07
07
04
09
01
0404
04
04
10
08
H
H
I
07
10
10
O
OOO
O O
O
O
O
10
O
O
O
O O
O O
O
07
R
R
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
Registration No.Date:
I hereby certify that this plan, specification or
report was prepared by me or under my direct
supervision and that I am a duly licensed
professional ENGINEER under the laws of the state
of Minnesota.
If applicable, contact us for a wet signed copy of this
plan which is available upon request at Sambatek's,
Minnetonka, MN office.
7/26/201950475
Eric T. Luth
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
SCALE IN FEET
0 4020
NORTH
Jul 26, 2019 - 12:30pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C3-SITE.dwg
C3.03
SITE PLAN
NORTH
CENTRAL
C4.01 C4.03 C4.05
C4.06C4.04C4.02
C3.01 C3.03 C3.05
C3.06C3.04C3.02
MATCH LINE
MA
T
C
H
L
I
N
E
MATCH LINE
MA
T
C
H
L
I
N
E
HUDSON BLVD N
GFE=1006.67
B20E
BLDG 1A
FFE=1006.10
GFE=1005.77 CLUBHOUSE
FFE=1005.50
B20E
BLDG 15B
FFE=1004.30
GFE=1003.97
25' B
U
F
F
E
R
BUFFER AVERAGING/ D/U EASEMENT
ADA
DS DS
DSDS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DSDS
DSDS
DS
DS
DS
DS
DS
DS DS
DS DS DS DS
DS
DS
DSDS
DS
DS
DSDS
DSDSDSDS
DS
DS
DS
DSDS
DS
DSDSDS
DS
DS
DS
DS
EXISTING WETLAND
NWL: 992.4
HWL: 996.5
HWL
HWL
H
W
L
UNDERGROUND FILTRATION SYSTEM 7
FOOTPRINT = 68'x82' (30" CHAMBERS)
CHAMBER IE = 997.57
60" WEIR WALL TOP = 999.33
DRAINTILE OUTLET IE = 995.07
HWL: 1001.57
TYP
TYP
6
10
11
8
8
9
6 7
8
08
10
22
'
20'12'
9'TYP9'TYP
9'
TYP
TY
P
TYP
9'
TY
P
18'TYP
R4'
R18'
R4'
R1
8
'
22
'
9'
18
'
22'
TYP
20'
4.
5
'
8'
14
'
12
'
12
'
6
4
R4'
R
4
'
D
E
F
F
A
A
0101
0505
05
05
04
05
08
08
I
07
07
06
01
0404
04
04
04
C
10
J
J
A
08I
L
M
N
07
10
O
O
O
O
O
OOO
O
10
O
O
O
O O
O O
07
R
R
R
22
'
22'
22
'
23'
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
Registration No.Date:
I hereby certify that this plan, specification or
report was prepared by me or under my direct
supervision and that I am a duly licensed
professional ENGINEER under the laws of the state
of Minnesota.
If applicable, contact us for a wet signed copy of this
plan which is available upon request at Sambatek's,
Minnetonka, MN office.
7/26/201950475
Eric T. Luth
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
SCALE IN FEET
0 4020
NORTH
Jul 26, 2019 - 12:30pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C3-SITE.dwg
C3.04
SITE PLAN
SOUTH
CENTRAL
C3.01 C3.03 C3.05
C3.06C3.04C3.02
MATCH LINE
MA
T
C
H
L
I
N
E
B20E
BLDG 11B
FFE=1005.00
GFE=1004.67
B20E
BLDG 10A
FFE=1005.00
GFE=1004.67
B20E
BLDG 12A
FFE=1005.00
GFE=1004.67
B20E
BLDG 13B
FFE=1005.00
GFE=1004.67
6G
GFE=1003.50
6G
GFE=1003.40
6G
GFE=1003.40
6GS-2
GFE=1003.10
MG-P
GFE=1003.34ADA
B20E
BLDG 15B
FFE=1004.30
ADA
ADA
DSDSDSDS
DSDSDS
DSDSDS
DS DSDS
DSDSDS
DS DSDS
DSDSDS
DS DSDS
DS
DSDS
DS DS
DS
DS
DS
DS
DS
DS
DS
DS
DS DS DS DS
DS
DS
DSDS
DSDS
DS
DS
DS
DS
DS
DS DS
DS DS DS DS
DS
DS
DS
DSDS
DSDS
DS
DS
DS
DS
DS
DS DS
DS DS DS DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS DS
DS DS
DS
DS
DS
DS
DS
DSDS
DSDSDSDS
DS
DS
DS
DS DS
DS DS
DS
DS
DS
DS
DS
DSDS
DSDSDSDS
DS
DS
DS
PE
R
M
A
N
E
N
T
3
0
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
PE
R
M
A
N
E
N
T
3
0
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
UNDERGROUND STORAGE SYSTEM 5
FOOTPRINT = 27'x68' (60" CHAMBERS)
CHAMBER IE = 994.25
6" OUTLET IE = 994.25
30" OUTLET IE = 997.29
HWL: 1000.25
UNDERGROUND STORAGE SYSTEM 9
FOOTPRINT = 27'x51' (60" CHAMBERS)
CHAMBER IE = 993.75
6" OUTLET IE = 993.75
30" OUTLET IE = 996.99
HWL: 999.75
TYP TYP
TYP
TYP
1111
9
7 6
2
R
1
8
'
R18
'
9'TYP 9'
TYP
9'
TYP
9'
TYP
9'TYP
18
'
TY
P
18
'
TY
P
18
'
TY
P
22'
START
END
2
2
A A
AA
04
04
04
05
08
08
08
08
08
07
07
04 04 0404
04
04
04
04
10
07
07
07
09 09
08
H H HH
H
K
K
K
Q
10
O O O O
OO
O
O
10
O
O
O
O O O
O O O O
O
10
10
Q
07
K
22
'
22'
33
'
32
.
2
'
R2
4
'
22
'
22
'Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
Registration No.Date:
I hereby certify that this plan, specification or
report was prepared by me or under my direct
supervision and that I am a duly licensed
professional ENGINEER under the laws of the state
of Minnesota.
If applicable, contact us for a wet signed copy of this
plan which is available upon request at Sambatek's,
Minnetonka, MN office.
7/26/201950475
Eric T. Luth
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
SCALE IN FEET
0 4020
NORTH
Jul 26, 2019 - 12:30pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C3-SITE.dwg
C3.05
SITE PLAN
NORTH EAST
C3.01 C3.03 C3.05
C3.06C3.04C3.02
MATCH LINE
MA
T
C
H
L
I
N
E
B20E
BLDG 14A
FFE=1004.30
GFE=1003.97
B20E
BLDG 10A
FFE=1005.00
GFE=1004.67
B20E
BLDG 13B
FFE=1005.00
GFE=1004.67
6GS-2
GFE=1003.10
MG-P
GFE=1003.34ADA
B20E
BLDG 15B
FFE=1004.30
GFE=1003.97
BUFFER AVERAGING/ D/U EASEMENT
DSDSDSDS
DSDSDS
DS
DSDS
DS DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DSDS
DS
DS
DS
DS
DS
DS
DS
DS
DS
DSDS
DSDS
DS
DS
DS
DS DS DS DS
DS
DS
DS
DS
DS
DS
DS
DSDS
DSDSDSDS
DS
DS
DS
DS
DS
DSDS
DSDSDSDS
DS
DS
DS
EXISTING WETLAND
NWL: 992.4
HWL: 996.5
HWL
HWL
H
W
L
PERMANENT 30' UTILITY EASEMENT
PE
R
M
A
N
E
N
T
3
0
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
UNDERGROUND RAINWATER REUSE CISTERN 8B
FOOTPRINT = 45'x136' (60" PIPES)
CHAMBER IE = 987.20
OUTLET IE = 991.75
HWL: 992.2
UNDERGROUND STORAGE SYSTEM 8A
FOOTPRINT = 31'x38' (60" CHAMBERS)
CHAMBER IE = 991.75
OUTLET IE = 991.75
48" WEIR WALL TOP = 995.15
HWL: 997.27
TYP
TYP
TYP
TYP
08
10
09
09
9
2
R
1
8
'
9'TYP
TY
P
TYP
9'
18
'
24'18'22'
END
AA
A
A
04
05
05
08
08
08
07
04
04
04
04
10
07
J
J
07
09 09
08
H
K
K
Q
O O O O
OO
O
O
O
O O O
O
10
O
O
O
O
10
K
07
K
22
'
22'
22'
12
'
22
'
22
'
23'
33
'
32
.
2
'
R2
4
'
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
Registration No.Date:
I hereby certify that this plan, specification or
report was prepared by me or under my direct
supervision and that I am a duly licensed
professional ENGINEER under the laws of the state
of Minnesota.
If applicable, contact us for a wet signed copy of this
plan which is available upon request at Sambatek's,
Minnetonka, MN office.
7/26/201950475
Eric T. Luth
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
SCALE IN FEET
0 4020
NORTH
Jul 26, 2019 - 12:30pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C3-SITE.dwg
C3.06
SITE PLAN
SOUTH EAST
C3.01 C3.03 C3.05
C3.06C3.04C3.02
HUDSON BLVD N
B20E
BLDG 5B
FFE=1007.50
GFE=1007.17
B20E
BLDG 8A
FFE=1007.10
GFE=1006.77
B20E
BLDG 7B
FFE=1007.00
GFE=1006.67
B20E
BLDG 4B
FFE=1007.60
GFE=1007.27
B20E
BLDG 3A
FFE=1007.50
GFE=1005.17 B20E
BLDG 2B
FFE=1006.50
GFE=1006.17
B20E
BLDG 1A
FFE=1006.10
GFE=1005.77
B20E
BLDG 14A
FFE=1004.30
GFE=1003.97
B20E
BLDG 9B
FFE=1005.45
GFE=1005.12
B20E
BLDG 11B
FFE=1005.00
GFE=1004.67
B20E
BLDG 10A
FFE=1005.00
GFE=1004.67
B20E
BLDG 12A
FFE=1005.00
GFE=1004.67
B20E
BLDG 13B
FFE=1005.00
GFE=1004.67
6G
GFE=1006.39
6G
GFE=1006.20
6G
GFE=1003.50
6G
GFE=1003.40
6G
GFE=1003.40
6GS-2
GFE=1003.10
MG-P
GFE=1003.34
CLUBHOUSE
FFE=1005.50
B20E
BLDG 6B
FFE=1007.40
GFE=1007.07
ADA
B20E
BLDG 15B
FFE=1004.30
GFE=1003.97
25' B
U
F
F
E
R
BUFFER
AVERAGING/
D/U
EASEMENT
ADA
6G
S
-
2
GF
E
=
1
0
0
5
.
4
4
ADA
ADA
ADA
ADA
ADA
JU
L
I
A
A
V
E
N
O
R
T
H
EXISTING WETLAND
NWL: 992.4
HWL: 996.5
UNDERGROUND STORAGE SYSTEM 1
FOOTPRINT = 27'x84' (60" CHAMBERS)
CHAMBER IE = 998.15
6" OUTLET IE = 998.15
21" OUTLET IE = 1001.8
HWL: 1004.14
HWL
HWL
H
W
L
PERMANENT 30' UTILITY EASEMENT
PERMANENT 30' UTILITY EASEMENT
PERMANENT 30' UTILITY EASEMENT
PE
R
M
A
N
E
N
T
3
0
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
PE
R
M
A
N
E
N
T
3
0
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
UNDERGROUND STORAGE SYSTEM 2
FOOTPRINT = 27'x200' (60" CHAMBERS)
CHAMBER IE = 997.25
6" OUTLET IE = 997.25
24" OUTLET IE = 1000.95
HWL: 1003.24
UNDERGROUND STORAGE SYSTEM 3
FOOTPRINT = 27'x212' (60" CHAMBERS)
CHAMBER IE = 995.55
6" OUTLET IE = 995.55
24" OUTLET IE = 997.85
HWL: 1001.53
UNDERGROUND STORAGE SYSTEM 5
FOOTPRINT = 27'x68' (60" CHAMBERS)
CHAMBER IE = 994.25
6" OUTLET IE = 994.25
30" OUTLET IE = 997.29
HWL: 1000.25
UNDERGROUND STORAGE SYSTEM 9
FOOTPRINT = 27'x51' (60" CHAMBERS)
CHAMBER IE = 993.75
6" OUTLET IE = 993.75
30" OUTLET IE = 996.99
HWL: 999.75
UNDERGROUND RAINWATER REUSE CISTERN 8B
FOOTPRINT = 45'x136' (60" PIPES)
CHAMBER IE = 987.20
OUTLET IE = 991.75
HWL: 992.2
UNDERGROUND FILTRATION SYSTEM 7
FOOTPRINT = 68'x82' (30" CHAMBERS)
CHAMBER IE = 997.57
60" WEIR WALL TOP = 999.33
DRAINTILE OUTLET IE = 995.07
HWL: 1001.57
UNDERGROUND FILTRATION SYSTEM 6
FOOTPRINT = 59'x96' (30" CHAMBERS)
CHAMBER IE = 1000.5
60" WEIR WALL TOP = 1002.11
DRAINTILE OUTLET IE = 998.50
HWL: 1003.5
UNDERGROUND STORAGE SYSTEM 8A
FOOTPRINT = 31'x38' (60" CHAMBERS)
CHAMBER IE = 991.75
OUTLET IE = 991.75
48" WEIR WALL TOP = 995.15
HWL: 997.27
MATCH LINE
MA
T
C
H
L
I
N
E
MATCH LINE
MA
T
C
H
L
I
N
E
SCALE IN FEET
0 #####
NORTH
Jul 26, 2019 - 12:32pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C3-SITE - ADA.dwg
C3.07
ADA OVERALL
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
1.CONTRACTOR IS TO ENSURE ADA ROUTE IS COMPLIANT WITH ADA AND MINNESOTA
STATE ACCESSIBILITY CODE REGULATIONS AND IS TO NOTIFY ENGINEER IF FIELD
CONDITIONS PROHIBIT COMPLIANCE.
2.ALL GRADIENT ON SIDEWALKS ALONG THE ADA ROUTE SHALL HAVE A MAXIMUM
LONGITUDINAL SLOPE OF 4.5% (1:22), EXCEPT AT CURB RAMPS (1:12), AND A MAXIMUM
CROSS SLOPE OF 1.5% (1:66). MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA PARKING
STALL OR ACCESS AISLE SHALL BE IN 1.5% (1:66). CONTRACTOR SHALL REVIEW AND
VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA ROUTES PRIOR TO PLACING
CONCRETE OR BITUMINOUS. CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY
IF THERE IS A DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD VERSUS THE DESIGN
GRADIENT. COORDINATE ALL WORK WITH PAVING CONTRACTOR.
3.ALL TURNING LOCATIONS SHOWN SHOULD PROVIDE A MAXIMUM SLOPE OF 1.5% IN ALL
DIRECTIONS IN A 4'x4' AREA.
4.SEE PED RAMP DETAILS ON SHEET C9.09 FOR SPECIFIC PED RAMP CONSTRUCTION
REQUIREMENTS FOR USE AT ALL SIDEWALK TO PAVEMENT TRANSITIONS.
ACCESSIBILITY NOTES
PROPOSED ACCESSIBLE ROUTE
LEGEND
C3.08 C3.10 C3.12
C3.09 C3.11 C3.13
B20E
BLDG 5B
FFE=1007.50
GFE=1007.17
B20E
BLDG 4B
FFE=1007.60
GFE=1007.27
6G
GFE=1006.39
B20E
BLDG 6B
FFE=1007.40
GFE=1007.07
ADA
TC1
0
1
6
.
5
1
UNDERGROUND STORAGE SYSTEM 1
FOOTPRINT = 27'x84' (60" CHAMBERS)
CHAMBER IE = 998.15
6" OUTLET IE = 998.15
21" OUTLET IE = 1001.8
HWL: 1004.14
PERMANENT 30' UTILITY EASEMENT
UNDERGROUND STORAGE SYSTEM 2
FOOTPRINT = 27'x200' (60" CHAMBERS)
CHAMBER IE = 997.25
6" OUTLET IE = 997.25
24" OUTLET IE = 1000.95
HWL: 1003.24
MATCH LINE
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Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
SCALE IN FEET
0 4020
NORTH
Jul 26, 2019 - 12:32pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C3-SITE - ADA.dwg
C3.08
ADA NORTH
WEST
C3.08 C3.10 C3.12
C3.13C3.11C3.09
B20E
BLDG 3A
FFE=1007.50
GFE=1005.17 B20E
BLDG 2B
FFE=1006.50
GFE=1006.17
B20E
BLDG 1A
FFE=1006.10
GFE=1005.77
BLDG 6B
FFE=1007.40
GFE=1007.07
6G
S
-
2
GF
E
=
1
0
0
5
.
4
4
ADA
JU
L
I
A
A
V
E
N
O
R
T
H
PERMANENT 30' UTILITY EASEMENT
UNDERGROUND FILTRATION SYSTEM 6
FOOTPRINT = 59'x96' (30" CHAMBERS)
CHAMBER IE = 1000.5
60" WEIR WALL TOP = 1002.11
DRAINTILE OUTLET IE = 998.50
HWL: 1003.5
MATCH LINE
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Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
SCALE IN FEET
0 4020
NORTH
Jul 26, 2019 - 12:32pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C3-SITE - ADA.dwg
C3.09
ADA SOUTH
WEST
C3.08 C3.10 C3.12
C3.13C3.11C3.09
B20E
BLDG 8A
FFE=1007.10
GFE=1006.77
B20E
BLDG 7B
FFE=1007.00
GFE=1006.67
B20E
BLDG 9B
FFE=1005.45
GFE=1005.12
BLDG 11B
FFE=1005.00
GFE=1004.67
BLDG 10A
FFE=1005.00
GFE=1004.67
6G
GFE=1006.20
6G
GFE=1003.50
B20E
BLDG 15B
ADA
ADA
ADA
REAR 1008.8REAR 1011.3
REAR 1013.2
UNDERGROUND STORAGE SYSTEM 2
FOOTPRINT = 27'x200' (60" CHAMBERS)
CHAMBER IE = 997.25
6" OUTLET IE = 997.25
24" OUTLET IE = 1000.95
HWL: 1003.24
UNDERGROUND STORAGE SYSTEM 3
FOOTPRINT = 27'x212' (60" CHAMBERS)
CHAMBER IE = 995.55
6" OUTLET IE = 995.55
24" OUTLET IE = 997.85
HWL: 1001.53
MATCH LINE
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MATCH LINE
MA
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Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
SCALE IN FEET
0 4020
NORTH
Jul 26, 2019 - 12:32pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C3-SITE - ADA.dwg
C3.10
ADA NORTH
CENTRAL
C3.08 C3.10 C3.12
C3.13C3.11C3.09
HUDSON BLVD N
FFE=1007.00
GFE=1006.67
B20E
BLDG 1A
FFE=1006.10
GFE=1005.77
FFE=1005.00
GFE=1004.67
CLUBHOUSE
FFE=1005.50
B20E
BLDG 15B
FFE=1004.30
GFE=1003.97
25' B
U
F
F
E
R
BUFFER
AVERAGING/
D/U
EASEMENT
ADA
EXISTING WETLAND
NWL: 992.4
HWL: 996.5
HWL
HWL
H
W
L
UNDERGROUND FILTRATION SYSTEM 7
FOOTPRINT = 68'x82' (30" CHAMBERS)
CHAMBER IE = 997.57
60" WEIR WALL TOP = 999.33
DRAINTILE OUTLET IE = 995.07
HWL: 1001.57
MATCH LINE
MA
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MATCH LINE
MA
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Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
SCALE IN FEET
0 4020
NORTH
Jul 26, 2019 - 12:32pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C3-SITE - ADA.dwg
C3.11
ADA SOUTH
CENTRAL
C3.08 C3.10 C3.12
C3.13C3.11C3.09
BLDG 9B
FFE=1005.45
GFE=1005.12
B20E
BLDG 11B
FFE=1005.00
GFE=1004.67
B20E
BLDG 10A
FFE=1005.00
GFE=1004.67
B20E
BLDG 12A
FFE=1005.00
GFE=1004.67
B20E
BLDG 13B
FFE=1005.00
GFE=1004.67
6G
GFE=1003.50
6G
GFE=1003.40
6G
GFE=1003.40
6GS-2
GFE=1003.10
MG-P
GFE=1003.34ADA
B20E
BLDG 15B
ADA
ADA
REAR 1008.8REAR 1011.3
PE
R
M
A
N
E
N
T
3
0
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
PE
R
M
A
N
E
N
T
3
0
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
UNDERGROUND STORAGE SYSTEM 5
FOOTPRINT = 27'x68' (60" CHAMBERS)
CHAMBER IE = 994.25
6" OUTLET IE = 994.25
30" OUTLET IE = 997.29
HWL: 1000.25
UNDERGROUND STORAGE SYSTEM 9
FOOTPRINT = 27'x51' (60" CHAMBERS)
CHAMBER IE = 993.75
6" OUTLET IE = 993.75
30" OUTLET IE = 996.99
HWL: 999.75
MATCH LINE
MA
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Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
SCALE IN FEET
0 4020
NORTH
Jul 26, 2019 - 12:32pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C3-SITE - ADA.dwg
C3.12
ADA NORTH
EAST
C3.08 C3.10 C3.12
C3.13C3.11C3.09
B20E
BLDG 14A
FFE=1004.30
GFE=1003.97
B20E
BLDG 10A
FFE=1005.00
GFE=1004.67
B20E
BLDG 13B
FFE=1005.00
GFE=1004.67
6GS-2
GFE=1003.10
MG-P
GFE=1003.34ADA
B20E
BLDG 15B
FFE=1004.30
GFE=1003.97
EXISTING WETLAND
NWL: 992.4
HWL: 996.5
PERMANENT 30' UTILITY EASEMENT
PE
R
M
A
N
E
N
T
3
0
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
UNDERGROUND RAINWATER REUSE CISTERN 8B
FOOTPRINT = 45'x136' (60" PIPES)
CHAMBER IE = 987.20
OUTLET IE = 991.75
HWL: 992.2
UNDERGROUND STORAGE SYSTEM 8A
FOOTPRINT = 31'x38' (60" CHAMBERS)
CHAMBER IE = 991.75
OUTLET IE = 991.75
48" WEIR WALL TOP = 995.15
HWL: 997.27
MATCH LINE
MA
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Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
SCALE IN FEET
0 4020
NORTH
Jul 26, 2019 - 12:32pm - User:jbalzer L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C3-SITE - ADA.dwg
C3.13
ADA SOUTH
EAST
C3.08 C3.10 C3.12
C3.13C3.11C3.09
HUDSON BLVD N
5TH STR
E
E
T
N
ADA
25' B
U
F
F
E
R
BUFFER
AVERAGING/
D/U
EASEMENTHWL
HWL
H
W
L
PERMANENT 30' UTILITY EASEMENT
PERMANENT 30' UTILITY EASEMENT
PERMANENT 30' UTILITY EASEMENT
PE
R
M
A
N
E
N
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3
0
'
U
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Y
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N
T
PE
R
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A
N
E
N
T
3
0
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
MATCH LINE
MA
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L
I
N
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MATCH LINE
MA
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H
L
I
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Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
Registration No.Date:
I hereby certify that this plan, specification or
report was prepared by me or under my direct
supervision and that I am a duly licensed
professional ENGINEER under the laws of the state
of Minnesota.
If applicable, contact us for a wet signed copy of this
plan which is available upon request at Sambatek's,
Minnetonka, MN office.
7/26/201950475
Eric T. Luth
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
SCALE IN FEET
0 200100
NORTH
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C4.00
OVERALL
GRADING PLAN
1.PROPOSED CONTOURS ARE TO FINISHED SURFACE ELEVATION. SPOT ELEVATIONS ALONG PROPOSED CURB DENOTE GUTTER GRADE.
2.CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT “GUTTER OUT” WHERE WATER DRAINS AWAY FROM CURB. ALL
OTHER AREAS SHALL BE CONSTRUCTED AS “GUTTER IN” CURB.
3.ALL GRADIENT ON SIDEWALKS ALONG THE ADA ROUTE SHALL HAVE A MAXIMUM LONGITUDINAL SLOPE OF 5% (1:20), EXCEPT AT CURB
RAMPS (1:12), AND A MAXIMUM CROSS SLOPE OF 2.08% (1:48). MAXIMUM SLOPE IN ANY DIRECTION ON AN ADA PARKING STALL OR
ACCESS AISLE SHALL BE IN 2.08% (1:48). CONTRACTOR SHALL REVIEW AND VERIFY THE GRADIENT IN THE FIELD ALONG THE ADA
ROUTES PRIOR TO PLACING CONCRETE OR BITUMINOUS. CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF THERE IS A
DISCREPANCY BETWEEN THE GRADIENT IN THE FIELD VERSUS THE DESIGN GRADIENT. COORDINATE ALL WORK WITH PAVING
CONTRACTOR.
4.CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING THE
CONSTRUCTION PHASES OF THIS PROJECT. CONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENT
PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASES OF THIS PROJECT.
5.SAFETY NOTICE TO CONTRACTORS: IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONTRACTOR WILL BE
SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY
DURING PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING
HOURS. THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF THE CONTRACTOR'S
PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES IN, ON OR NEAR
THE CONSTRUCTION SITE.
6.CONTRACTOR SHALL COMPLETE THE SITE GRADING CONSTRUCTION IN ACCORDANCE WITH THE REQUIREMENTS OF THE OWNER'S
SOILS ENGINEER. ALL SOIL TESTING SHALL BE COMPLETED BY THE OWNER'S SOILS ENGINEER. CONTRACTOR SHALL BE RESPONSIBLE
FOR COORDINATING ALL REQUIRED SOIL TESTS AND INSPECTIONS WITH THE SOILS ENGINEER.
A GEOTECHNICAL ENGINEERING SOILS REPORT HAS BEEN COMPLETED BY:
COMPANY: INTERTEK-PSI
ADDRESS: 2915 WATERS ROAD, SUITE 112 EAGAN, MN 55121
PHONE: 651-646-8148
DATED: FEBRUARY 11, 2019
CONTRACTOR SHALL OBTAIN A COPY OF THE SOILS REPORT.
7.CONTRACTOR SHALL COMPLETE DEWATERING AS REQUIRED TO COMPLETE THE SITE GRADING CONSTRUCTION.
8.PRIOR TO PLACEMENT OF THE AGGREGATE BASE, A TEST ROLL SHALL BE PERFORMED ON THE STREET AND PARKING AREA SUBGRADE.
CONTRACTOR SHALL PROVIDE A LOADED TANDEM AXLE TRUCK WITH A GROSS WEIGHT OF 25 TONS. THE TEST ROLLING SHALL BE AT
THE DIRECTION OF THE SOILS ENGINEER AND SHALL BE COMPLETED IN AREAS AS DIRECTED BY THE SOILS ENGINEER. CORRECTION OF
THE SUBGRADE SOILS SHALL BE COMPLETED IN ACCORDANCE WITH THE REQUIREMENTS OF THE SOILS ENGINEER.
9.REPLACE ALL SUBGRADE SOIL DISTURBED DURING THE CONSTRUCTION THAT HAVE BECOME UNSUITABLE AND WILL NOT PASS A TEST
ROLL. REMOVE UNSUITABLE SOIL FROM THE SITE AND IMPORT SUITABLE SOIL AT NO ADDITIONAL COST TO THE OWNER.
10.CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING VEHICULAR AND PEDESTRIAN TRAFFIC CONTROL DEVICES
SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC
WHERE NECESSARY. TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION
STANDARDS.
11.EXCAVATE TOPSOIL FROM AREAS TO BE FURTHER EXCAVATED OR REGRADED AND STOCKPILE IN AREAS DESIGNATED ON THE SITE.
CONTRACTOR SHALL SALVAGE ENOUGH TOPSOIL FOR RESPREADING ON THE SITE AS SPECIFIED. EXCESS TOPSOIL SHALL BE PLACED IN
EMBANKMENT AREAS, OUTSIDE OF BUILDING PADS, ROADWAYS AND PARKING AREAS. CONTRACTOR SHALL SUBCUT CUT AREAS,
WHERE TURF IS TO BE ESTABLISHED, TO A DEPTH OF 6 INCHES. RESPREAD TOPSOIL IN AREAS WHERE TURF IS TO BE ESTABLISHED TO A
MINIMUM DEPTH OF 6 INCHES.
12.TRENCH BORROW CONSTRUCTION: IF ALLOWED BY THE OWNER, CONTRACTOR SHALL COMPLETE “TRENCH BORROW” EXCAVATION IN
AREAS DIRECTED BY THE ENGINEER IN ORDER TO OBTAIN STRUCTURAL MATERIAL. TREES SHALL NOT BE REMOVED OR DAMAGED AS A
RESULT OF THE EXCAVATION, UNLESS APPROVED BY THE ENGINEER. THE EXCAVATION SHALL COMMENCE A MINIMUM OF 10 FEET
FROM THE LIMIT OF THE BUILDING PAD. THE EXCAVATION FROM THIS LIMIT SHALL EXTEND AT A MINIMUM SLOPE OF 1 FOOT
HORIZONTAL TO 1 FOOT VERTICAL (1:1) DOWNWARD AND OUTWARD FROM THE FINISHED SURFACE GRADE ELEVATION. THE TRENCH
BORROW EXCAVATION SHALL BE BACKFILLED TO THE PROPOSED FINISHED GRADE ELEVATION, AND SHALL BE COMPACTED IN
ACCORDANCE WITH REQUIREMENTS OF THE QUALITY COMPACTION METHOD AS OUTLINED IN MN/DOT SPECIFICATION 2105.3F2.
SNOW FENCE SHALL BE FURNISHED AND PLACED ALONG THE PERIMETER OF THE TRENCH BORROW AREA WHERE THE SLOPES EXCEED
2 FOOT HORIZONTAL TO 1 FOOT VERTICAL (2:1).
13.FINISHED GRADING SHALL BE COMPLETED, CONTRACTOR SHALL UNIFORMLY GRADE AREAS WITHIN LIMITS OF GRADING, INCLUDING
ADJACENT TRANSITION AREAS. PROVIDE A SMOOTH FINISHED SURFACE WITHIN SPECIFIED TOLERANCES, WITH UNIFORM LEVELS OR
SLOPES BETWEEN POINTS WHERE ELEVATIONS ARE SHOWN, OR BETWEEN SUCH POINTS AND EXISTING GRADES. AREAS THAT HAVE
BEEN FINISHED GRADED SHALL BE PROTECTED FROM SUBSEQUENT CONSTRUCTION OPERATIONS, TRAFFIC AND EROSION. REPAIR ALL
AREAS THAT HAVE BECOME RUTTED, ERODED OR HAS SETTLED BELOW THE CORRECT GRADE. ALL AREAS DISTURBED BY THE
CONTRACTOR'S OPERATIONS SHALL BE RESTORED TO EQUAL OR BETTER THAN ORIGINAL CONDITION OR TO THE REQUIREMENTS OF
THE NEW WORK.
14.TOLERANCES
14.a.THE RESIDENTIAL BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.30 FOOT ABOVE, OR
0.30 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS MADE.
14.b.THE COMMERCIAL BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.10 FOOT ABOVE,
OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS MADE.
14.c.THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.05 FOOT ABOVE,
OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION OF ANY POINT WHERE MEASUREMENT IS MADE.
14.d.AREAS WHICH ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 0.30 FOOT ABOVE OR BELOW THE REQUIRED
ELEVATION, UNLESS DIRECTED OTHERWISE BY THE ENGINEER.
14.e.TOPSOIL SHALL BE GRADED TO PLUS OR MINUS 1/2 INCH OF THE SPECIFIED THICKNESS.
15.AFTER THE SITE GRADING IS COMPLETED, IF EXCESS OR SHORTAGE OF SOIL MATERIAL EXISTS, CONTRACTOR SHALL TRANSPORT ALL
EXCESS SOIL MATERIAL OFF THE SITE TO AN AREA SELECTED BY THE CONTRACTOR, OR IMPORT SUITABLE MATERIAL TO THE SITE.
16.CONTRACTOR SHALL DETERMINE THE LOCATION OF ANY HAUL ROADS THAT MAY BE REQUIRED TO COMPLETE THE SITE GRADING
CONSTRUCTION AND SHALL INDICATE HAUL ROADS ON EROSION AND SEDIMENT CONTROL “SITE MAP”. CONTRACTOR SHALL COMPLY
WITH THE REQUIREMENTS OF THE GOVERNING AUTHORITY OF EACH ROADWAY. CONTRACTOR SHALL POST WHATEVER SECURITY,
AND COMPLY WITH ALL CONDITIONS WHICH ARE REQUIRED BY EACH GOVERNING AUTHORITY OF EACH ROADWAY.
17.DISTURBED AREAS WITHIN WETLAND MITIGATION SITE AND ANY DISTURBED AREAS WITHIN THE WETLAND SHALL BE RESTORED WITH
6 TO 12 INCHES OF ORGANIC SOILS, PREFERABLY SOILS THAT WERE PREVIOUSLY REMOVED FROM WETLAND AREAS. SEEDING IN THE
WETLAND MITIGATION AREAS ABOVE THE NORMAL WATER LEVEL SHALL BE MN STATE SEED MIX 34-271, WET MEADOW SOUTH AND
WEST, OR APPROVED EQUAL. FOR STATE SEED MIXES, OATS AND WINTER WHEAT SHOULD BE SELECTED BASED ON THE TIME OF YEAR
THAT THE MIX IS BEING USED. OATS SHOULD BE INCLUDED IN MIXES IF BEING USED BETWEEN OCTOBER 15TH AND AUGUST 1ST.
WINTER WHEAT SHOULD BE USED BETWEEN AUGUST 1ST AND OCTOBER 15TH. THE SEEDING RATE IS THE SAME FOR OATS AND
WINTER WHEAT. MIX 34-271 SHOULD BE APPLIED AT 12 POUNDS PER ACRE. SEED SHALL BE WATERED UNTIL A HEALTHY STAND OF
VEGETATION IS OBTAINED.
18.FILL PLACED WITHIN THE BUILDING PAD AREAS SHALL BE IN CONFORMANCE WITH HUD/FHA PROCEDURES AND DATA SHEET 79G.
19.RETAINING WALL(S) SHALL BE CONSTRUCTED OF MODULAR BLOCK MATERIAL. CONTRACTOR SHALL SUBMIT TO THE ENGINEER AND
LOCAL AUTHORITY CERTIFIED ENGINEERING DRAWINGS, DESIGN CALCULATIONS AND SOIL BORINGS. THE CERTIFIED ENGINEER FOR
THE RETAINING WALL(S) SHALL PROVIDE CONSTRUCTION OBSERVATIONS OF THE RETAINING WALL IMPROVEMENT, AND A LETTER
CERTIFYING THE INSTALLATION OF THE WALL(S) WAS CONSTRUCTED IN CONFORMANCE WITH THE PLANS AND SPECIFICATIONS.
20.RETAINING WALL TIE BACKS MUST NOT ENCROACH WITHIN THE UTILITY EASEMENT.
902.5
X
902
SPOT ELEVATION
CONTOUR
RIP RAP
OVERFLOW ELEV.
CURB & GUTTER
BUILDING
RETAINING WALL
PROPERTY LIMIT
EXISTINGPROPOSED
LEGEND
WETLAND LIMITS
TREELINE
STORM SEWER
SOIL BORINGS
GRADING NOTES
DRAINTILE
EOF
902.5
D
THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED
ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING
SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING
UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE
CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY
HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).
IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE,
INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.
IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED
IMPROVEMENTS SHOWN ON THE PLANS.
C4.01 C4.03 C4.05
C4.02 C4.04 C4.06
Board and Batten
"Phantom"
PPG 1036-6
Door
"Phantom"
PPG 1036-6
Lap
"Sharkskin"
PPG 1025-4
Stone
"Texas Rubble"
Coronado CT501
Flat Panel
"Sharkskin"
PPG 1025-4
Trim
"Crushed Silk"
PPG 1024-3
"Slate Tile"
SW 7624
"Slate Tile"
SW 7624
"Gray Area"
SW 7052
"Gray Area"
SW 7052
"Accessible Beige"
SW 7052
Right Elevation
SCALE: 1/16":1'0'
Left Elevation
SCALE: 1/16":1'0'
vqu ARE HERE
Board and Batten
"Clam Shell"
PPG 1023-6
Door
"Clam Shell"
PPG 1023-6
Lap
"Rock Cliffs"
PPG 1101-4
Stone
"Texas Rubble"
Coronado CT501
Flat Panel
"Rock Cliffs"
PPG 1101-4
Trim
"Crushed Silk"
PPG 1024-3
12-112-15-201610/17/2017
"Foothills"
SW 7514
"Foothills"
SW 7514
"Basket Beige"
SW 6143
"Basket Beige"
SW 6143
"Accessible Beige"
SW 7036
Right Elevation
SCALE: 1/16":1'0'
Left Elevation
SCALE: 1/16":1'0'
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Front Elevation
I �
Right Side Elevation
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Rear Elevation
Left Side Elevation
SCALE: 3/32":1'0"
CLUBHOUSE
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1nm nm
KITCHEN
!11'-4"CLG!
MUL Tl-PURPOSE
!14'-0" CLG!
FILES/IT
!10'-0"CLG!
CONFERENCE ROOM !10'-0" CLG!
OFFICE !10'-0" CLG!
( _J
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VESTIBULE
125'-0" CLG!
Clubhouse Floor Plan
SCALE, 3/32",l'O"
nm: --------mnm nm1
POOL EQ. STORAGE
!10'-0" CLG!
MEP
!10'-0" CLG!
OFFICE
!10'-0"CLG!
24-HR
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!10'-0" CLG!
YOGNWARM
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D D D
CLUBHOUSE FLOOR PLAN
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PAGE 1 of 3
MEMORANDUM
Date: August 28, 2019
To: Ken Roberts, Planner Director Re: Springs at Lake Elmo (Continental Properties)
Cc: Chad Isakson, Assistant City Engineer Final Plat/Plan Submittals/Review
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Springs at Lake Elmo Addition. Final Plat/Construction Plans
were received August 19, 2019 consisting of the following documentation:
Final Plat and Construction Plans dated August 19, 2019.
Stormwater Management Plan dated March 22, 2019; updated August 13, 2019.
STATUS/FINDINGS: Engineering review comments have been provided in two separate memos; one for Final Plat
approval, and one to assist with the completion of the final Construction Plans. Please see the following review
comments relating to the Final Plat application.
FINAL PLAT AND EASEMENTS
There are no Outlots proposed with this Plat.
Final Plat must be contingent upon the City receiving separate drainage and utility easements, or temporary
grading/construction easements in the City’s standard form of easement agreement for all temporary and
off‐site development improvements. The easements must be obtained and recorded prior to recording of
final plat.
A permanent off‐site drainage and utility easement is required for the storm sewer run west of Julia
Avenue and for the proposed infiltration basin.
A permanent off‐site drainage and utility easement may be required for the storm sewer run east of the
Subdivision along the north side of Hudson Boulevard and for any ditch improvements required to
accommodate the proposed discharges.
All off‐site easements must be clearly shown on the site, street, grading and utility plans, with all dimensions
labeled. Type of easement must also be noted on the plans.
All easements as requested by the City Engineer and Public Works department shall be documented on the
Final Plat prior to the release of the Final Plat for recording.
No pipe oversize pipe costs are anticipated for this development.
Final Construction Plans and Specifications must be prepared in accordance with the latest version of the
City Engineering Design Standards Manual, 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 September 6, 2019.
The Final Plat shall not be recorded until final construction plan approval is granted.
No construction for Springs at Lake Elmo 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,
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. 651.300.4285
PAGE 2 of 3
easements and permissions needed for the project; and a preconstruction meeting has been held by the
City’s engineering department.
PUBLIC IMPROVEMENTS, RIGHT‐OF‐WAY AND EASEMENTS
Julia Avenue Right‐of‐way. The Julia Avenue right‐of‐way (the north‐south collector street connecting 5th
Street North to Hudson Boulevard) is shown to be dedicated as part of the Union Park Subdivision and is an
important roadway corridor for the City. Therefore, Final Plat approval for Springs at Lake Elmo must be
contingent upon the Union Park Final Plat being recorded at Washington County with the Julia Avenue 100‐
foot right‐of‐way.
Julia Avenue Improvements. The construction of Julia Avenue, from the north plat boundary of the Springs
Subdivision to Hudson Boulevard, is a requirement for the Springs at Lake Elmo development. Final Plat must
be contingent upon the final construction plans for Julia Avenue demonstrating no encroachments by
elements of the proposed Subdivision, including the perimeter fencing.
Hudson Boulevard Improvements and Right‐of‐way. Final Plat must be contingent upon sufficient right‐of‐
way being dedicated along Hudson Boulevard to allow for the Hudson Boulevard Improvements to be
constructed in accordance with the Hudson Boulevard Design Standards. No encroachments will be allowed
by design elements of the proposed Subdivision to either the right‐of‐way or 10‐foot utility easement along
the north right‐of‐way line of Hudson Boulevard. The Final Plat must be updated to clearly identify both the
existing and proposed Hudson Boulevard right‐of‐way to clearly depict the right‐of‐way dedication being
granted along Hudson Boulevard. The construction plans must also be updated to clearly show both the
existing and proposed Hudson Boulevard right‐of‐way.
Municipal Watermain. The watermain and hydrants extended into the Subdivision will be owned and
maintained by the City. All watermain lines and hydrants placed within the development will require
minimum 30‐foot easements centered over the pipe. Easements will be dedicated as part of the Final Plat.
The northerly watermain connection to Union Park must be coordinated with the Union Park developer and
redesigned to minimize bends and fittings and to fully detail the proposed connection. The Final Plat
easements must be updated to reflect the City approved watermain connection plans.
Sanitary Sewer. The applicant will be responsible to connect to the City’s existing 10‐inch sanitary sewer
extending along Julia Avenue north from Hudson Boulevard. This will require the replacement of
approximately 250 feet of 8‐inch sanitary sewer with 10‐inch sanitary sewer at applicant’s sole cost.
STORMWATER MANAGEMENT
The proposed development is subject to a storm water management plan meeting State, Valley Branch
Watershed District (VBWD) rules, South Washington Watershed District (SWWD) rules, and City rules. The
proposed Subdivision resides within the VBWD jurisdiction; however, the applicant has proposed to direct
and manage the storm water from the public improvements (Hudson Boulevard and Julia Avenue) to land
within the SWWD jurisdiction. Permits will be required from the VBWD, SWWD and Minnesota Pollution
Control Agency. A stormwater permit may also be required from MnDOT. Final Plat must be contingent upon
the applicant obtaining the required storm water management permits and the proposed designs for
meeting these rules being acceptable to the City.
Permitting requirements will require rate control from all points of discharge from the site. The proposed
easterly storm water outfall pipe discharges to an existing ditch on the north side of Hudson Boulevard. Ditch
improvements will be required to accommodate this new combined discharge, or calculations must be
submitted to demonstrate that the existing ditch can accommodate the proposed discharge rates.
Storm water facilities proposed for the public improvements must be designed and constructed to meet the
requirements of the City Engineering Design Standards Manual.
The SWWD storm water management system is incomplete. Final Plat must be contingent upon the storm
water construction plans meeting the approval of the City and all required easements or Outlots for these
facilities being dedicated to the City in the city standard form of agreements.
Soil borings must be submitted in the number according to the City design standards for the proposed off‐
site infiltration basin. Type A or B soils are required to propose infiltration.
PAGE 3 of 3
Maintenance access roads and benches must be provided for the off‐site storm water basin, meeting the
City engineering design standards. Access must also be provided to all storm sewer structures.
The storm water facilities constructed internal to the Subdivision include several underground storage
chambers and a proposed storm water reuse irrigation system. These facilities will remain privately owned
and maintained. The applicant will be required to execute and record a Stormwater Maintenance and
Easement Agreement in the City’s standard form of agreement and must include a detailed maintenance
plan and schedule for these facilities.
Wenck | Colorado | Georgia | Minnesota | North Dakota | Wyoming
Toll Free 800-472-2232 Web wenck.com
To: Ken Roberts, City of Lake Elmo Planning Director
From: Lucius Jonett, Wenck Landscape Architect
Date: July 30, 2019
Subject: City of Lake Elmo Landscape Plan Review
Springs at Lake Elmo, Review #3
Submittals
Final Plat Resubmittal Tree Preservation Plan, dated July 26, 2019, received June 26,
2019.
Final Plat Resubmittal Landscape Plans, dated July 26, 2019, received June 26, 2019.
Location: North of Hudson Boulevard North, West of Keats Avenue North in Lake Elmo, MN
Land Use Category: Rural Development Transitional being rezoned to Urban High Density
Planned Unit Development
Surrounding Land Use Concerns:
The property to the north (Bentley Village) is Urban Medium Density Residential and is less
intensive land use than the proposed Urban High Density Residential. Screening is required
on the north boundary.
The property’s use to the west (Rural Development Transitional) is unknown at the moment
and east (Commercial) is a zone that is more intensive land use than this proposed Urban
High Density Residential. Screening is not required on the east or west boundaries. To the
south is Interstate 94 where screening is suggested to help with noise abatement.
Special landscape provisions in addition to the zoning code:
None.
Ken Roberts
Planning Director
City of Lake Elmo July 30, 2019
2
T:\6443 Lake Elmo\22 Springs of Lake Elmo\01 Preliminary Plans\2019-07-26\2019-07-30 Springs of Lake Elmo Landscape Plan Review.docx
Tree Preservation:
A. A tree preservation plan has been submitted that does meet all requirements.
Entire Site
Total Caliper Inches of Significant Trees On-Site: 1050 Cal Inches
Common Trees 489
Conifer/Evergreen Trees 303
Hardwood Trees 258
Nuisance Trees 0
Significant Inches Removed On-Site 1050 Cal Inches
Common Trees 489
Conifer/Evergreen Trees 303
Hardwood Trees 258
Nuisance Trees 0
30% Tree Removal Limits (Cal. Inches) Allowed Proposed
Subtract Common Tree Removals 146.7 489
Subtract Conifer/Evergreen Tree Removals 90.9 303
Subtract Hardwood Tree Removals 77.4 258
Removals in excess of 30% allowances
Removals in excess of 30% allowances 142.0 Cal Inches
Common Removals in Excess of 30% Allowance 342.3
Conifer Removals in Excess of 30% Allowance 212.1
Hardwood Removals in Excess of 30% Allowance 180.6
Common Tree Replacement Needed (1/4 the dia inches removed) 85.6 Cal Inches
Conifer Tree Replacement Needed (1/2 the dia inches removed) 106.1 Cal Inches
Hardwood Tree Replacement Needed (1/2 the dia inches removed) 90.3 Cal Inches
Common Tree Replacement Required @ 3" per Tree 29 # Trees
Conifer Tree Replacement Required @ 3" per 6' Tall Tree 36 # Trees
Hardwood Tree Replacement Required @ 3" per Tree 31 # Trees
B. There are 37 specimen trees identified in the tree inventory. The following tree ID
numbers are defined as specimen, 3501-3534, 3557, 3561, and 3563. All specimen
trees are proposed for removal.
C. Tree replacement is required because more than thirty (30) percent of the diameter
inches of significant trees surveyed will be removed.
D. Tree replacement calculations does follow the required procedure.
E. This project is residential development; therefore, mitigation replacement trees shall be
in addition to landscape required tree counts.
Ken Roberts
Planning Director
City of Lake Elmo July 30, 2019
3
T:\6443 Lake Elmo\22 Springs of Lake Elmo\01 Preliminary Plans\2019-07-26\2019-07-30 Springs of Lake Elmo Landscape Plan Review.docx
Landscape Requirements:
The preliminary landscape plans do meet the code required number of trees.
Master Plan Master Plan
(Code Required) Proposed
Street frontage 1100 1100 Lineal Feet
Lake Shore 0 0 Lineal Feet
Stream Frontage 0 0 Lineal Feet
Total Linear Feet 1100 1100 Lineal Feet
/50 Feet = Required Frontage Trees 22 22 Trees
Development or Disturbed Area - SF
Development or Disturbed Area 17 17 Acres
*5 = Required Development Trees 85 85 Trees
Interior Parking Lot Spaces* 0 0 Spaces
/10 = Required Parking Lot Trees 0 0 Trees
Perimeter Parking Lot Frontage Length* 1286 Lineal Feet
/50 = Required Frontage Strip Trees 26 26 Trees
Required Mitigation Trees 96 96
Required Number of Trees 229 229
Total Trees to Date 284
* Residential development - mitigation replacement trees are in addition to landscape required tree counts.
The landscape plans do meet the minimum compositions of required trees:
• At least 25% of the required number of trees shall be deciduous shade trees
• At least 25% of the required number of trees shall be coniferous trees
• Up to 15% of the required number of trees may be ornamental tree
Master Plan Qty % Composition
Deciduous Shade Trees 142 50% >25% required
Coniferous Trees 107 38% >25% required
Ornamental Trees 35 12% <15% required
Tree Count 284
A. A landscape plan has been submitted that does include all requirements.
B. The landscape plan does not meet the landscape layout requirements;
1. No utility conflicts; prefer that the trunk of trees shall be 10 feet from the nearest
utility, 5 feet minimum required, including yard drains and storm sewer lines.
Ken Roberts
Planning Director
City of Lake Elmo July 30, 2019
4
T:\6443 Lake Elmo\22 Springs of Lake Elmo\01 Preliminary Plans\2019-07-26\2019-07-30 Springs of Lake Elmo Landscape Plan Review.docx
C. Interior Parking Lot Landscaping – The development does include several interior
parking lots and none of the proposed parking lots exceed 30 stalls requiring additional
landscaping.
D. Perimeter Parking Lot Landscaping – The development does include perimeter parking
lots and meets all landscape requirements by providing vegetated screening between
four and six feet in height and 90% opaque year round and includes one deciduous or
coniferous tree for every 40 linear feet along the property line.
E. Screening – The landscape plan does meet screening requirements by providing a
vegetated screen of at least six feet in height and not less than 90% opaque year round
and includes one deciduous or coniferous tree for every 40 linear feet along the property
line.
Findings:
1. Resubmitted plans address all comments from the previous review.
2. See attached markup on the landscape plan showing trees in conflict with yard drains
and utility lines. There are several constrained open spaces, where after the utilities are
installed, field adjustments of trees to fit the remaining open space will be difficult to
meet City spacing requirements. The landscape plan needs to be updated with adjusted
tree locations to maintain 10’ clearance where possible, otherwise maintaining at least 5’
as agreed upon.
Recommendation:
It is recommended that a condition of final approval includes submitting a revised landscape
plan.
Sincerely,
Lucius Jonett, PLA (MN)
Wenck Associates, Inc.
City of Lake Elmo Municipal Landscape Architect
HUDSON BLVD N
B20E
BLDG 5B
FFE=1007.50
GFE=1007.17
B20E
BLDG 8A
FFE=1007.10
GFE=1006.77
B20E
BLDG 7B
FFE=1007.00
GFE=1006.67
B20E
BLDG 4B
FFE=1007.60
GFE=1007.27
B20E
BLDG 3A
FFE=1007.50
GFE=1005.17 B20E
BLDG 2B
FFE=1006.50
GFE=1006.17
B20E
BLDG 1A
FFE=1006.10
GFE=1005.77
B20E
BLDG 14A
FFE=1004.30
GFE=1003.97
B20E
BLDG 9B
FFE=1005.45
GFE=1005.12
B20E
BLDG 11B
FFE=1005.00
GFE=1004.67
B20E
BLDG 10A
FFE=1005.00
GFE=1004.67
B20E
BLDG 12A
FFE=1005.00
GFE=1004.67
B20E
BLDG 13B
FFE=1005.00
GFE=1004.67
6G
GFE=1006.39
6G
GFE=1006.20
6G
GFE=1003.50
6G
GFE=1003.40
6G
GFE=1003.40
6GS-2
GFE=1003.10
MG-P
GFE=1003.34
CLUBHOUSE
FFE=1005.50
B20E
BLDG 6B
FFE=1007.40
GFE=1007.07
ADA
B20E
BLDG 15B
FFE=1004.30
GFE=1003.97
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EXISTING WETLAND
NWL: 992.4
HWL: 996.5
UNDERGROUND STORAGE SYSTEM 1
FOOTPRINT = 27'x84' (60" CHAMBERS)
CHAMBER IE = 998.15
6" OUTLET IE = 998.15
21" OUTLET IE = 1001.8
HWL: 1004.14
HWL
HWL
H
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PERMANENT 30' UTILITY EASEMENT
PERMANENT 30' UTILITY EASEMENT
PERMANENT 30' UTILITY EASEMENT
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UNDERGROUND STORAGE SYSTEM 2
FOOTPRINT = 27'x200' (60" CHAMBERS)
CHAMBER IE = 997.25
6" OUTLET IE = 997.25
24" OUTLET IE = 1000.95
HWL: 1003.24
UNDERGROUND STORAGE SYSTEM 3
FOOTPRINT = 27'x212' (60" CHAMBERS)
CHAMBER IE = 995.55
6" OUTLET IE = 995.55
24" OUTLET IE = 997.85
HWL: 1001.53
UNDERGROUND STORAGE SYSTEM 5
FOOTPRINT = 27'x68' (60" CHAMBERS)
CHAMBER IE = 994.25
6" OUTLET IE = 994.25
30" OUTLET IE = 997.29
HWL: 1000.25
UNDERGROUND STORAGE SYSTEM 9
FOOTPRINT = 27'x51' (60" CHAMBERS)
CHAMBER IE = 993.75
6" OUTLET IE = 993.75
30" OUTLET IE = 996.99
HWL: 999.75
UNDERGROUND RAINWATER REUSE CISTERN 8B
FOOTPRINT = 45'x136' (60" PIPES)
CHAMBER IE = 987.20
OUTLET IE = 991.75
HWL: 992.2
UNDERGROUND FILTRATION SYSTEM 7
FOOTPRINT = 68'x82' (30" CHAMBERS)
CHAMBER IE = 997.57
60" WEIR WALL TOP = 999.33
DRAINTILE OUTLET IE = 995.07
HWL: 1001.57
UNDERGROUND FILTRATION SYSTEM 6
FOOTPRINT = 59'x96' (30" CHAMBERS)
CHAMBER IE = 1000.5
60" WEIR WALL TOP = 1002.11
DRAINTILE OUTLET IE = 998.50
HWL: 1003.5
UNDERGROUND STORAGE SYSTEM 8A
FOOTPRINT = 31'x38' (60" CHAMBERS)
CHAMBER IE = 991.75
OUTLET IE = 991.75
48" WEIR WALL TOP = 995.15
HWL: 997.27
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved:Book / Page:
Phase:Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
Registration No.Date:
I hereby certify that this survey, plan or report 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.
This certification is not valid unless wet signed in blue
ink. If applicable, contact us for a wet signed copy of
this survey which is available upon request at
Sambatek, Minnetonka, MN office.
40252
William L Delaney
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
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NORTH
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L1.01
LANDSCAPE
PLAN
LEGEND
EASEMENT
CURB & GUTTER
BUILDING
RETAINING WALL
NUMBER OF PARKING
STALLS PER ROW
SIGN
PIPE BOLLARD
STANDARD DUTY
ASPHALT PAVING
HEAVY DUTY
ASPHALT PAVING
CONCRETE PAVING
PROPERTY LIMIT
EXISTINGPROPOSED
KEY NOTE
WETLAND LIMITS
TREELINE
XX
XX
CONCRETE SIDEWALK
ARCHITECTURAL
CONCRETE
DETAIL XX
CHAIN LINK FENCE
DECORATIVE
WOODEN FENCE
AIR CONDITIONING
UNIT
MITIGATION FROM TREE PRESERVATION PLAN
REQUIRED
COMMON TREES (85.6" @ 3" TREES)29 TREES
CONIFER TREES (106.1" @ 3" = 6' TREES) 36 TREES
HARDWOOD TREES (90.3" @ 3" TREES)31 TREES
TOTAL 96 TREES
SETBACK AREA LANDSCAPE REQUIREMENTS
REQUIRED
STREET FRONTAGE (1100 FT / 50 = 22 TREES @ 2.5")22 TREES
DISTURBED AREA (17 ACRES X 5 = 85 TREES @ 2.5")85 TREES
INTERIOR PARKING LOT = # ABOVE 30 STALLS/10 = 0 0 TREES --- MAY NOT NEED IF UNDER # STALLS
PARKING PERIMETER - LOT FRONTAGE LENGTH
1286 / 50 = 25.72 26 TREES
TOTAL 133 TREES
MITIGATION AND LANDSCAPE REQUIRED TREES 229 TREES
PROPOSED PLANTINGS
REQUIRED PROPOSED PERCENTAGE
OVERSTORY TREES 142 TREES 60%
CONIFEROUS TREES 59 TREES 25%
ORNAMENTAL TREES*35 TREES 15%
TOTAL 229 TREES 236 TREES
SHRUBS AND PERENNIALS 1,449 UNITS
*DOES NOT COUNT TOWARDS REPLACEMENT TREE TOTALS.
LAKE ELMO, MN LANDSCAPE CODE
NON-STEEL EDGER
TREES CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY
CM Acer x freemanii `Armstrong` / Armstrong Freeman Maple B & B 3"Cal.21
HB Celtis occidentalis / Common Hackberry B & B 3"Cal.14
GB Ginkgo biloba `Autumn Gold` TM / Maidenhair Tree B & B 3"Cal.18
IH Gleditsia triacanthos `Imperial` / Imperial Honeylocust B & B 3"Cal.22
KC Gymnocladus dioica `Espresso` / Kentucky Coffeetree B & B 3"Cal.14
SO Quercus bicolor / Swamp White Oak B & B 3"Cal.9
RP Quercus robur x warei`Long` / Regal Prince Oak B & B 3"Cal.18
BL Tilia americana `Boulevard` / Boulevard Linden B & B 3"Cal.7
PE Ulmus americana `Princeton` / American Elm B & B 3"Cal.19
CONIFERS CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY
BF Abies balsamea / Balsam Fir B & B 6`18
NS Picea abies / Norway Spruce B & B 6`20
AP Pinus nigra / Austrian Black Pine B & B 6`10
WP Pinus strobus / White Pine B & B 6`11
AT Thuja occidentalis `Bail John` / Technito Arborvitae B & B 5`48
ORN. TREES CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY
SB Amelanchier canadensis `Autumn Brilliance` / Autumn Brilliance Serviceberry B & B 2"Cal 10
PF Malus x `Prairifire` / Prairifire Crab Apple B & B 2"Cal 7
JL Syringa reticulata / Japanese Tree Lilac B & B 2"Cal 18
GROUND COVERS CODE BOTANICAL / COMMON NAME CONT QTY
34-171 MNDOT Seed Mix 34-171 / Wetland Edge Seed 8,317 sf
36-211 MNDOT Seed Mix 36-211 / Upland buffer Seed 10,817 sf
TUR HIG Turf Sod Highland Sod / Sod Sod 165,664 sf
PLANT SCHEDULE TREES
Project
Location
Date Submittal / RevisionNo.
Certification
Sheet Title
Summary
Revision History
Sheet No.Revision
Project No.
By
Designed:Drawn:
Approved: Book / Page:
Phase: Initial Issue:
Client
CONTINENTAL
483 FUND LLC
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
SPRINGS AT
LAKE ELMO
LAKE ELMO,
MINNESOTA
9955 HUDSON BOULEVARD NORTH
JEB CJL
ETL
FINAL 4/12/2019
21654
Registration No.Date:
I hereby certify that this plan, specification or
report was prepared by me or under my direct
supervision and that I am a duly licensed
professional ENGINEER under the laws of the state
of Minnesota.
If applicable, contact us for a wet signed copy of this
plan which is available upon request at Sambatek's,
Minnetonka, MN office.
7/26/201950475
Eric T. Luth
4/12/2019 CITY SUBMITTAL
5/1/2019 CITY PRELIMINARY
RESUBMITTAL
6/11/2019 BID SET
7/26/2019 CITY SUBMITTAL
7/30/2019 STORM SEWER UPDATE
8/14/2019 VBWD COMMENTS
8/19/2019 CITY SUBMITTAL
Aug 19, 2019 - 1:29pm - User:csyverson L:\PROJECTS\21654\CAD\Civil\Sheets\21654-C7-STM.dwg
C7.00
STORM SEWER
PLAN
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1. THE UTILITY IMPROVEMENTS FOR THIS PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE
"STANDARD UTILITIES SPECIFICATIONS" AS PUBLISHED BY THE CITY ENGINEERS ASSOCIATION OF
MINNESOTA (CEAM), EXCEPT AS MODIFIED HEREIN. CONTRACTOR SHALL OBTAIN A COPY OF THESE
SPECIFICATIONS.
1.1. ALL UTILITIES SHALL BE CONSTRUCTED IN ACCORDANCE WITH CITY REQUIREMENTS.
1.2. CONTRACTOR SHALL NOT OPEN, TURN OFF, INTERFERE WITH, OR ATTACH ANY PIPE OR HOSE TO
OR TAP WATERMAIN BELONGING TO THE CITY UNLESS DULY AUTHORIZED TO DO SO BY THE CITY.
ANY ADVERSE CONSEQUENCES OF ANY SCHEDULED OR UNSCHEDULED DISRUPTIONS OF SERVICE
TO THE PUBLIC ARE THE LIABILITY OF CONTRACTOR.
1.3. A MINIMUM VERTICAL SEPARATION OF 18 INCHES AND HORIZONTAL SEPARATION OF 10-FEET
BETWEEN OUTSIDE PIPE DIAMETERS IS REQUIRED AT ALL WATERMAIN AND SEWER MAIN
(BUILDING, STORM AND SANITARY) CROSSINGS.
2. ALL MATERIALS SHALL BE AS SPECIFIED IN CEAM SPECIFICATIONS EXCEPT AS MODIFIED HEREIN.
2.1. ALL STORM SEWER PIPE TO BE SMOOTH INTERIOR DUAL WALL HDPE PIPE WITH WATER TIGHT
GASKETS, UNLESS NOTED OTHERWISE.
2.1.1. ALL STORM SEWER PIPE FOR ROOF DRAIN AND YARD DRAIN SERVICES TO BUILDING SHALL
BE PVC SCH 40 CONFORMING TO ASTM D2665, WITHIN 10' OF THE BUILDING. ALL OTHER AREAS
2.2. RIP RAP SHALL BE Mn/DOT CLASS 3.
3. COORDINATE ALL BUILDING SERVICE CONNECTION LOCATIONS AND INVERT ELEVATIONS WITH
MECHANICAL CONTRACTOR PRIOR TO CONSTRUCTION.
4. ALL BUILDING SERVICE CONNECTIONS (STORM, SANITARY, WATER) WITH FIVE FEET OR LESS COVER ARE
TO BE INSULATED FROM BUILDING TO POINT WHERE 5-FEET OF COVER IS ACHIEVED.
5. CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT
PROPERTIES DURING THE CONSTRUCTION PHASES OF THIS PROJECT. CONTRACTOR WILL BE HELD SOLELY
RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENT PROPERTIES OCCURRING DURING THE
CONSTRUCTION PHASES OF THIS PROJECT.
6. SAFETY NOTICE TO CONTRACTORS: IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION
PRACTICES, CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB
SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING PERFORMANCE OF THE WORK. THIS
REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. THE
DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF CONTRACTOR'S
PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF CONTRACTOR'S SAFETY
MEASURES IN, ON OR NEAR THE CONSTRUCTION SITE.
7. ALL AREAS OUTSIDE THE PROPERTY BOUNDARIES THAT ARE DISTURBED BY UTILITY CONSTRUCTION SHALL
BE RESTORED IN KIND. SODDED AREAS SHALL BE RESTORED WITH 6 INCHES OF TOPSOIL PLACED BENEATH
THE SOD.
8. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL DEVICES
SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE
MOVEMENT OF TRAFFIC WHERE NECESSARY. TRAFFIC CONTROL DEVICES SHALL CONFORM TO
APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS.
9. ALL SOILS TESTING SHALL BE COMPLETED BY AN INDEPENDENT SOILS ENGINEER. EXCAVATION FOR THE
PURPOSE OF REMOVING UNSTABLE OR UNSUITABLE SOILS SHALL BE COMPLETED AS REQUIRED BY THE
SOILS ENGINEER. THE UTILITY BACKFILL CONSTRUCTION SHALL COMPLY WITH THE REQUIREMENTS OF THE
SOILS ENGINEER. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOILS TESTS
AND SOIL INSPECTIONS WITH THE SOILS ENGINEER.
A GEOTECHNICAL ENGINEERING REPORT HAS BEEN COMPLETED BY:
COMPANY: INTERTEK-PSI
ADDRESS: 2915 WATERS ROAD, SUITE 112 EAGAN, MN 55121
PHONE: 651-646-8148
DATED: FEBRUARY 11, 2019
CONTRACTOR SHALL OBTAIN A COPY OF THIS SOILS REPORT.
10. CONTRACTOR SHALL SUBMIT 2 COPIES OF SHOP DRAWINGS FOR MANHOLE AND CATCH BASIN
STRUCTURES TO ENGINEER. CONTRACTOR SHALL ALLOW 5 WORKING DAYS FOR SHOP DRAWING
REVIEW.
11. CONTRACTOR AND MATERIAL SUPPLIER SHALL DETERMINE THE MINIMUM DIAMETER REQUIRED FOR
EACH STORM SEWER STRUCTURE.
12. THE UNDERGROUND STORMWATER SYSTEM SHOWN ON THE UTILITY PLAN AND THE DETAIL SHEETS IS
FOR INFORMATIONAL PURPOSES ONLY AND DEPICTS THE MINIMUM STORAGE REQUIREMENTS AND THE
SYSTEM ELEVATIONS. THE CONTRACTOR (WITH THEIR SUPPLIER OR DESIGNER) SHALL SUBMIT DESIGN
DRAWINGS TO THE ENGINEER FOR REVIEW AND APPROVAL PRIOR TO CONSTRUCTION. THE DESIGN
DRAWINGS SHALL DEPICT THE FINAL LAYOUT AND DETAILS FOR CONSTRUCTION. THE DRAWINGS SHALL BE
CERTIFIED BY A LICENSED ENGINEER FOR THE STATE IN WHICH THE PROJECT IS CONSTRUCTED. THE
SUBMITTAL SHALL INCLUDE ALL NECESSARY PRODUCT INFORMATION, DESIGN CALCULATIONS AND
BEDDING REQUIREMENTS FOR THE PROPOSED STORMWATER SYSTEM. FOLLOWING CONSTRUCTION, THE
CERTIFYING ENGINEER SHALL SUBMIT A LETTER TO THE OWNER AND ENGINEER INDICATING THEY
OBSERVED THE INSTALLATION AND THE INSTALLATION OF THE STORMWATER SYSTEM WAS IN
CONFORMANCE WITH THE CERTIFIED DRAWINGS.
TELEPHONE
ELECTRIC
GAS LINE
FORCEMAIN (SAN.)
EASEMENT
WATERMAIN
SANITARY SEWER
EXISTINGPROPOSED
STORM SEWER
CURB & GUTTER
DRAINTILE
D
S S
SLS
THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED
ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING
SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING
UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE
CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY
HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).
IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE,
INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.
IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED
IMPROVEMENTS SHOWN ON THE PLANS.
UNDERGROUND
STORM SEWER
SYSTEM
UTILITY CONSTRUCTION NOTESLEGEND
14. THE PROPOSED STORM LOCATED WITHIN SPRINGS WILL BE PRIVATELY OWNED.
13. ALL ROOF DRAINS PIPE LEADS FROM THE DOWNSPOUT LOCATION TO THE STORM MAIN
SHALL HAVE A 1% MIN PIPE SLOPE.
ALL OTHER AREAS MAY USE HDPE PIPE WHEN GREATER THAN 10' FROM BUILDING AND PIPE SIZES
ARE GREATER THAN 12".
C7.01 C7.03 C7.05
C7.02 C7.04 C7.06
10' setback line
Detached garage
shifted to north
clear EOF
Detached garage
shifted to north to
clear EOF
CITY OF LAKE ELMO
CITY COUNCIL MINUTES
JUNE 18, 2019
CALL TO ORDER/PLEDGE OF ALLEGIANCE
Mayor Pearson called the meeting to order at 7:00 pm.
PRESENT: Mayor Mike Pearson and Councilmembers Justin Bloyer, Dale Dorschner, Lisa
McGinn and Christine Nelson
Staff present: Administrator Handt, City Attorney Sonsalla, City Engineer Griffin, Planning
Director Roberts, Finance Director Iverson, Public Works Director Powers and City Clerk Johnson
APPROVAL OF AGENDA
“City Sponsorship of 4th of July Parade” added as item 13 on the Regular agenda.
Councilmember Bloyer, seconded by Councilmember Nelson, moved TO APPROVE THE
AGENDA AS AMENDED. Motion passed 5 – 0.
ACCEPT MINUTES
Minutes of the June 4, 2019 Regular Meeting were accepted as presented.
PUBLIC COMMENTS/INQUIRIES
Susan Dunn, 11018 Upper 33rd St. N., suggested additions to the City’s newsletter recognizing the
contributions of Bernie Wilke and David Steel to the city, and expressed opposition to proposed
mountain biking trails in Sunfish Lake Park.
PRESENTATIONS
None
CONSENT AGENDA
2. Approve Payment of Disbursements
3. Accept May 2019 Fire Department Report
4. Accept May 2019 Building Department Report
5. Accept May 2019 Public Works Department Report
6. Approve 2019 Staff Wage Adjustments
7. Approve Summer Newsletter
8. Approve Old Village Phase 4 - Pay Request No. 6
9. Approve Mowing Contract
10. Approve Sale of Excess and Retired Equipment
11. Approve Development Security Reduction
LAKE ELMO CITY COUNCIL MINUTES
JUNE 18, 2019
Page 2 of 3
Councilmember Bloyer, seconded by Councilmember Nelson, moved TO APPROVE THE
CONSENT AGENDA AS PRESENTED. Motion passed 5 - 0.
ITEM 12: Springs of Lake Elmo – Preliminary Plat and PUD, Zoning Map Amendment
Planning Director Roberts presented the preliminary plat for the Springs of Lake Elmo
multifamily housing proposal, noting plans for trails, access points and building layouts. Gwen
Wheeler, Continental Properties, spoke on behalf of the applicant, providing an overview of the
site plan, market demand, exterior elevations, site amenities and density.
Discussion was held concerning density, pedestrian improvements and amenity points.
Susan Dunn, expressed concerns with the proposal, including density and aesthetics.
Mayor Pearson, seconded by Councilmember Nelson, MOVED TO ADOPT RESOLUTION
2019 - 043 APPROVING THE PRELIMINARY PLAT AND PRELIMINARY PUD PLANS
AS REQUESTED BY CONTINENTAL 483 FUND LLC FOR PID# 34.029.21.43.0003 FOR
THE PROJECT TO BE KNOWN AS THE SPRINGS APARTMENTS LOCATED ON THE
NORTH SIDE OF HUDSON BOULEVARD, SUBJECT TO RECOMMENDED FINDINGS
AND CONDITIONS OF APPROVAL AS LISTED IN THE STAFF REPORT AND
PROVIDE 17 AMENITY POINTS.
Councilmember Dorschner, seconded by Councilmember McGinn, moved TO AMEND THE
PRIMARY MOTION TO REPLACE THE PEDESTRIAN AMENITY POINTS WITH TWO
STORY BUILDING AND SEPARATE ENTRANCE AMENITY POINTS AT THE SAVE
LEVEL. Motion failed 1 – 4. (Pearson, Bloyer, McGinn, Nelson – nay)
Primary motion passed 5 – 0.
Councilmember Nelson, seconded by Councilmember Dorschner, moved TO ADOPT
ORDINANCE 08- 223 APPROVING THE ZONING MAP AMENDMENT (REZONING) OF
SITE OF THE SPRINGS APARTMENTS ON HUDSON BOULEVARD FROM RT (RURAL
DEVELOPMENT TRANSITIONAL) TO HDR (URBAN HIGH DENSITY RESIDENTIAL)
AFTER FINAL APPROVAL OF THE 2040 COMPREHENSIVE PLAN BASED ON THE
FINDINGS LISTED IN THE STAFF REPORT. Motion passed 5 – 0.
ITEM 13: City Sponsorship of 4th of July Parade
City Administrator Handt explained that the City sponsorship of the 4th of July Parade allows the
event to be covered by the City’s insurance.
LAKE ELMO CITY COUNCIL MINUTES
JUNE 18, 2019
Page 3 of 3
Councilmember Dorschner, seconded by Mayor Pearson, moved TO USE THE CITY’S
INSURANCE FOR THE 4TH OF JULY PARADE. Motion passed 5 – 0.
COUNCIL REPORTS
Mayor Pearson: Commented on the recent passing of former Parks Commissioner David Steele.
Councilmember Nelson: Thanked volunteers for the successful Nature Day event at Sunfish
Lake Park.
STAFF REPORTS AND ANNOUNCEMENTS
Administrator Handt: New Deputy Clerk starting next week; LMC conference in Duluth next
week.
City Attorney Sonsalla: Attending the LMC Conference next week.
City Engineer Griffin: Announced Keats Avenue closing next week for storm sewer work.
CLOSED SESSION
Mayor Pearson, seconded by Councilmember Dorschner, moved TO ADJOURN TO CLOSED
SESSION PURUSANT TO MN STAT, SECTION 13D.05, SUBD 3(B) TO DISCUSS
MATTERS PROTECTED BY THE ATTORNEY-CLIENT PRIVIEGE PERTAINING TO
POTENTIAL LITIGATION AGAINST HAMLET ON SUNFISH LAKE HOA. Motion
passed 5 – 0.
Closed session held.
Mayor Pearson, seconded by Councilmember Dorschner, moved TO RETURN TO OPEN
SESSION. Motion passed 5 – 0.
Meeting adjourned at 9:24 pm.
LAKE ELMO CITY COUNCIL
ATTEST:
______________________________
Mike Pearson, Mayor
_______________________________
Julie Johnson, City Clerk
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051-3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
Appendix A: Theming Product Details and Imagery
1. Two City standard light poles with community identifying banners:
a. Street Light Fixture: Excel ‐ Evans (to match 5th St.) LED, 4000 Lumens, Black
b. Street Light Pole: 25 ft Evans (Type D) decorative base mounted fluted black aluminum
pole (to match 5th St.) with banner support accessory
c. To be provided at the Julia/Hudson intersection and at the Springs emergency only
driveway. Location exhibit and photometric plan enclosed.
Image for conceptual purposes only
W134 N8675 Executive Parkway • Menomonee Falls, WI 53051-3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
2. Two timeless‐style benches comprised of cast aluminum and a durable powder‐coated finish
and wood seat along the Eastern portion of Julia Avenue North. To be placed on a concrete pad.
3. 5’ tall black ornamental metal fence around the entire perimeter.
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BENCH ON CONCRETE PAD
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20' LIGHT POLE WITH
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5' BLACK DECORATIVE
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20' LIGHT POLE WITH
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20' LIGHT POLE WITH BANNER
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0.6
0.4
0.1
0.1
0.2
0.3
0.5
0.6
0.7
0.5
0.1
1.3
1.6
1.7
2.0
2.3
2.2
2.3
2.1
1.7
1.4
0.6
0.8
0.9
0.7
0.5
0.1
0.1
0.2
0.4
0.5
0.8
0.9
0.7
1.2
1.4
2.0
2.3
2.5
2.2
2.6
2.4
2.2
1.4
0.6
0.8
0.7
0.5
0.1
0.1
0.1
0.1
0.2
0.2
0.4
0.5
0.7
0.9
1.0
0.8
1.2
1.5
2.2
2.6
2.7
2.4
2.9
2.6
2.7
1.6
0.4
0.7
0.7
0.6
0.1
0.3
0.4
0.5
0.5
0.6
0.8
0.9
0.9
1.0
1.0
0.6
0.8
2.4
2.0
2.7
2.8
2.5
3.0
2.6
2.7
1.4
0.7
0.6
0.6
0.1
0.7
1.0
0.9
0.9
1.0
1.2
1.5
1.3
1.0
0.4
0.4
1.4
2.2
2.7
2.7
2.5
2.8
2.7
2.5
0.9
0.8
0.8
0.6
0.2
0.6
1.1
1.3
1.2
1.3
1.5
1.6
1.4
0.8
0.7
0.5
1.8
2.2
2.3
2.5
2.5
2.6
2.4
2.4
1.0
0.9
0.6
0.2
0.7
1.2
1.3
0.9
1.1
1.4
1.5
1.3
0.9
0.8
0.3
1.9
2.0
2.1
2.5
2.8
2.0
2.1
2.2
1.1
0.8
0.6
0.2
0.7
1.1
1.3
1.0
1.0
1.4
1.5
1.2
1.0
0.7
0.1
0.1
0.3
0.4
0.5
0.7
1.0
1.1
0.8
0.5
0.4
0.3
0.1
0.1
0.2
1.7
2.0
2.5
2.9
2.9
2.5
2.6
1.8
0.5
0.4
0.5
0.1
0.2
0.7
0.6
0.7
0.9
1.0
0.9
0.7
0.6
0.6
0.8
0.6
0.4
1.1
0.9
0.7
0.2
0.7
1.2
1.4
1.3
1.3
1.5
1.6
1.3
1.0
0.9
0.6
0.9
1.1
1.2
1.0
0.9
0.9
1.0
1.1
1.1
1.1
0.9
0.9
1.0
1.1
1.1
0.9
0.7
0.7
1.7
2.4
3.2
3.5
3.3
2.9
2.4
1.7
0.9
0.5
0.7
1.0
1.0
1.0
0.9
0.8
0.9
1.1
1.1
1.0
0.9
0.8
0.8
0.9
1.0
1.0
0.7
0.5
0.9
0.8
0.6
0.1
0.1
0.2
0.7
1.3
1.4
1.4
1.5
1.6
1.5
1.1
0.8
0.8
0.7
0.9
1.0
1.2
1.2
1.2
1.2
1.3
1.2
1.2
1.3
1.2
1.0
1.1
1.0
0.9
0.9
0.8
1.2
2.1
2.9
3.2
3.7
3.6
3.0
2.5
1.4
1.1
0.5
0.7
0.8
0.9
1.0
0.9
0.8
0.9
1.0
1.0
1.0
0.9
0.8
0.8
0.9
0.9
0.8
0.7
0.5
0.7
0.6
0.5
0.2
0.3
0.5
1.0
1.3
1.3
1.3
1.4
1.3
1.5
1.2
1.0
1.0
0.9
1.1
1.3
1.6
2.0
2.2
2.2
2.0
2.0
2.1
2.2
2.0
1.6
1.3
1.0
0.9
0.9
1.0
1.8
2.6
2.6
2.5
3.0
3.4
2.7
2.1
1.8
1.1
0.6
0.7
0.7
0.8
0.9
1.0
0.9
0.9
0.9
0.9
0.9
1.0
0.9
0.9
0.9
0.8
0.8
0.7
0.6
0.7
0.7
0.5
0.4
0.9
0.9
1.1
1.1
1.3
1.5
1.5
1.2
1.6
1.8
2.0
1.8
2.0
2.0
2.2
2.2
2.7
3.0
2.9
2.5
2.5
2.7
2.8
2.6
2.0
1.3
0.9
0.7
0.5
1.0
1.7
2.2
2.1
2.3
1.6
1.8
1.9
1.5
1.3
1.0
0.7
0.7
0.7
0.9
1.0
1.1
1.0
0.9
0.9
0.9
0.9
1.0
1.0
0.9
0.9
1.0
1.0
1.0
0.9
1.0
0.9
0.8
0.5
0.9
1.2
1.2
1.2
1.3
1.4
1.2
1.2
2.2
3.2
2.9
2.4
3.2
3.5
2.9
2.6
2.7
2.7
2.9
3.0
3.0
2.9
2.6
2.5
2.1
1.5
0.9
0.6
1.2
1.8
1.9
1.5
1.3
1.1
1.2
1.1
1.0
0.9
0.7
0.7
0.8
1.1
1.2
1.2
1.0
0.9
0.9
0.9
0.9
1.0
1.0
0.9
0.9
0.9
1.4
1.5
1.4
1.4
1.4
1.2
0.5
1.0
1.2
1.0
1.0
1.2
1.4
0.9
0.4
2.0
2.2
3.6
2.9
3.6
3.7
2.9
4.2
2.3
2.1
2.0
1.1
1.7
1.3
1.1
0.9
0.7
0.8
0.8
0.8
0.8
0.7
0.7
0.8
1.3
1.2
1.2
1.0
1.0
0.9
1.0
1.0
1.0
0.8
0.8
1.0
1.0
1.3
1.7
1.8
1.6
1.6
1.5
0.5
0.9
1.1
0.7
0.9
1.3
1.4
1.0
0.4
1.8
2.5
2.7
3.0
3.1
3.2
3.1
2.8
2.7
2.1
1.8
1.3
1.4
1.6
1.3
1.2
1.0
0.7
0.9
0.9
0.6
0.7
0.9
0.9
1.1
1.3
1.2
1.3
1.1
1.0
1.0
1.1
1.0
0.5
0.8
0.9
1.0
1.0
1.3
1.8
1.7
1.3
1.3
1.4
0.5
1.0
1.3
1.3
1.3
1.5
1.5
1.1
0.6
1.9
2.5
2.7
2.8
2.6
2.6
2.9
2.8
2.7
2.2
1.7
1.7
2.0
2.2
2.3
2.4
2.1
1.7
1.5
1.0
0.6
0.9
1.1
1.3
1.6
1.5
1.4
0.9
0.8
0.4
0.7
1.1
1.5
1.4
1.0
0.7
1.1
0.5
1.0
1.3
1.5
1.4
1.6
1.7
1.5
1.5
2.2
3.2
2.8
2.3
3.1
3.2
2.9
2.4
2.6
2.6
2.6
2.4
2.5
2.7
2.8
2.5
2.1
1.8
1.8
2.3
2.6
2.7
2.9
2.6
2.2
1.9
1.3
1.3
1.4
1.4
0.7
0.9
1.3
1.5
1.3
1.2
1.1
1.1
0.5
0.9
0.9
1.1
1.1
1.3
1.4
1.6
1.3
1.4
1.8
2.0
1.8
2.0
2.2
1.9
1.6
1.6
1.6
1.5
1.5
1.5
1.6
1.7
1.6
1.5
1.6
1.8
2.2
2.2
2.1
2.8
3.1
2.9
2.6
1.6
1.5
1.5
1.5
1.0
1.0
1.4
1.5
1.4
1.2
1.2
1.1
0.4
0.6
0.7
0.8
0.9
1.1
1.2
1.3
1.2
0.6
0.8
1.1
1.2
1.2
1.1
1.0
1.1
1.1
1.1
1.1
1.1
1.0
1.0
1.1
1.2
1.3
1.4
1.5
1.6
1.8
2.5
2.0
3.2
3.3
3.0
1.6
1.6
1.5
1.3
1.1
1.1
1.4
1.5
1.1
0.9
0.8
0.7
0.4
0.9
0.9
1.0
1.1
1.3
1.5
1.6
1.2
0.4
0.6
0.9
1.1
1.0
0.8
0.7
0.8
1.0
1.1
1.1
0.9
0.8
0.8
0.9
1.2
1.1
0.9
0.8
1.4
2.0
1.7
2.2
2.7
2.9
2.9
1.7
0.2
0.5
1.3
1.4
1.2
0.4
0.9
1.1
1.3
1.2
0.6
0.4
0.3
0.3
0.4
0.9
1.2
1.2
1.2
1.5
1.6
1.5
1.2
0.2
0.3
0.4
0.6
0.8
0.1
0.2
1.1
1.2
1.5
1.6
2.6
2.7
2.5
1.4
0.5
1.2
1.2
1.1
0.5
0.7
1.0
1.5
1.8
0.5
1.0
1.2
1.1
1.1
1.5
1.7
1.6
1.3
0.9
1.1
1.4
1.6
2.1
2.2
2.1
1.3
0.3
0.5
1.2
1.3
1.2
0.5
0.7
0.9
1.9
3.1
0.4
0.9
1.1
0.7
1.0
1.6
1.7
1.5
1.1
0.7
1.2
1.3
1.7
1.8
1.8
1.7
1.3
0.2
0.5
1.5
1.5
1.4
0.4
0.8
1.1
2.1
3.4
0.5
1.0
1.3
1.3
1.4
1.7
1.9
1.5
1.0
1.1
1.1
1.1
1.4
1.5
1.5
1.6
1.5
1.7
1.7
1.6
1.1
1.3
2.1
2.6
0.4
0.9
1.3
1.5
1.5
1.7
1.9
1.5
1.0
0.4
0.8
1.2
1.1
1.1
1.2
1.5
1.4
1.5
1.5
1.7
1.7
1.7
1.2
1.3
2.2
3.2
0.4
0.9
0.9
1.1
1.1
1.3
1.5
1.6
1.1
0.7
0.9
1.2
1.1
1.1
1.3
1.5
1.5
1.6
1.4
0.9
1.6
1.7
1.6
0.9
1.2
2.1
3.4
0.4
0.6
0.7
0.8
0.9
1.1
1.2
1.3
1.3
1.1
0.7
1.2
1.2
1.2
1.6
1.8
1.8
1.7
1.3
0.6
0.5
1.3
1.4
1.3
0.4
0.7
1.0
1.9
2.8
0.4
0.9
0.9
1.1
1.1
1.4
1.5
1.7
1.4
1.4
0.6
0.7
0.7
0.8
1.1
1.2
1.0
0.8
0.7
0.7
0.7
1.2
1.2
1.3
1.6
2.1
2.2
2.1
1.3
0.3
0.5
1.2
1.2
1.2
0.5
0.7
0.9
1.3
1.5
0.3
0.2
0.2
0.1
0.4
0.9
1.2
1.3
1.3
1.7
2.0
1.9
1.7
1.7
1.2
1.4
1.5
1.3
1.2
1.1
1.2
1.3
1.4
1.4
1.4
1.3
1.2
1.3
1.5
1.6
1.5
1.5
1.6
1.5
1.6
1.7
2.7
2.8
2.6
1.5
0.5
1.2
1.2
1.2
0.5
0.8
1.0
1.4
1.4
0.9
0.7
0.5
0.5
0.4
1.0
1.3
1.2
1.3
1.7
2.1
2.0
1.7
1.6
1.4
1.5
1.5
1.5
1.3
1.1
1.2
1.4
1.4
1.4
1.4
1.3
1.2
1.3
1.5
1.6
1.5
1.5
1.7
1.6
1.6
2.2
2.5
2.8
2.9
1.7
0.2
0.1
1.3
1.4
1.4
0.1
0.9
1.1
1.6
1.6
1.3
1.2
1.1
1.0
0.4
0.9
1.2
0.8
1.1
1.7
2.1
1.9
1.6
1.5
1.4
1.4
1.5
1.4
1.2
1.2
1.3
1.4
1.4
1.4
1.3
1.2
1.2
1.3
1.4
1.6
1.5
1.4
1.8
1.7
1.6
1.6
2.6
2.7
2.7
1.7
1.5
1.6
1.6
1.0
1.1
1.4
1.7
1.7
1.4
1.4
1.4
0.4
1.0
1.3
1.4
1.5
1.7
2.0
1.8
1.3
1.1
0.7
0.7
0.7
0.8
1.0
1.2
1.2
0.9
0.8
0.7
0.6
1.5
1.3
1.2
1.4
2.0
2.2
2.2
1.3
1.6
1.6
1.6
0.9
1.0
1.4
1.7
1.6
1.2
1.1
1.3
0.4
0.9
1.3
1.5
1.5
1.7
1.9
1.7
1.4
1.1
0.3
0.1
1.2
1.2
1.1
1.5
1.7
1.7
1.6
1.0
1.5
1.6
1.4
0.6
0.9
1.3
1.6
1.5
1.0
0.8
1.1
0.4
0.9
0.9
1.1
1.1
1.4
1.5
1.6
1.3
1.2
0.1
0.9
1.0
1.1
1.3
1.5
1.4
1.3
1.0
0.7
0.9
1.2
1.2
2.0
2.0
1.9
1.2
1.2
1.3
1.2
0.6
0.9
1.3
1.7
1.5
1.3
1.2
1.2
0.1
0.4
0.6
0.7
0.8
0.9
1.1
1.2
1.3
1.2
1.2
0.1
0.8
1.0
1.2
1.4
1.7
1.7
1.9
2.0
1.5
1.3
1.1
1.1
1.2
1.3
1.5
1.6
2.0
1.9
1.9
1.5
1.4
1.4
1.4
1.5
1.1
1.3
1.3
1.4
1.3
1.7
1.8
1.6
1.4
1.3
1.2
0.1
0.4
0.9
0.9
1.0
1.1
1.4
1.6
1.6
1.2
0.4
0.8
0.9
1.1
1.5
1.8
1.8
2.0
1.9
1.5
1.3
1.3
1.2
1.3
1.4
1.4
1.5
2.0
2.0
2.0
1.6
1.5
1.4
1.4
1.5
1.6
1.6
1.2
1.4
1.3
1.5
1.5
1.3
1.1
1.0
0.8
0.1
0.4
0.9
1.2
1.2
1.3
1.6
1.9
1.6
1.3
0.3
0.8
1.0
1.2
1.8
2.0
2.0
2.0
1.7
1.4
1.4
1.4
1.4
1.4
1.3
1.4
1.5
2.0
2.1
2.0
1.6
1.5
1.4
1.4
1.4
1.6
1.6
1.2
1.3
1.3
1.1
0.9
0.8
0.6
0.5
0.4
0.1
0.4
0.9
1.2
1.1
1.1
1.5
1.9
1.8
1.1
0.1
0.8
1.1
1.3
1.5
2.1
2.4
2.4
1.6
1.2
1.3
1.6
1.4
1.3
1.4
1.4
1.5
1.9
1.8
1.9
1.5
1.5
1.4
1.4
1.4
1.0
1.3
1.3
1.5
1.2
1.0
0.8
0.6
0.4
0.3
0.2
0.1
0.4
0.8
1.1
0.7
1.0
1.5
1.8
1.6
1.2
0.3
1.0
1.0
0.1
1.0
1.2
1.3
1.4
2.5
2.6
2.4
1.3
0.7
1.0
1.2
1.4
1.9
1.8
1.6
0.5
1.0
1.2
1.2
0.5
0.6
0.6
0.5
0.4
0.3
0.2
0.1
0.1
0.4
0.9
1.3
1.3
1.4
1.7
1.9
1.7
1.3
0.4
0.4
0.7
0.9
1.0
0.9
1.0
1.3
1.5
2.1
2.0
1.5
1.3
1.1
1.0
1.1
0.9
0.7
0.5
1.2
1.4
1.3
1.8
2.3
2.6
2.6
1.4
1.4
1.7
1.8
0.4
0.6
0.6
0.6
0.5
0.4
0.3
0.3
0.1
0.4
0.9
1.3
1.5
1.6
1.9
2.0
1.7
1.3
1.0
0.8
1.0
1.1
1.2
1.2
1.3
1.8
2.0
2.5
2.5
1.9
1.7
1.2
1.1
1.0
1.0
0.9
0.7
1.1
1.2
1.2
1.3
2.4
2.6
2.6
1.5
1.6
1.6
1.6
0.7
0.9
1.1
1.1
1.0
0.8
0.7
0.7
0.3
0.9
1.0
1.4
1.7
1.8
1.9
1.9
1.7
1.8
1.6
1.4
1.3
1.4
1.6
2.1
2.6
2.4
2.2
2.2
2.3
2.3
1.4
1.0
0.9
0.9
0.8
0.7
0.9
0.9
1.0
1.3
2.0
2.1
2.2
1.6
1.6
1.6
1.5
0.9
1.1
1.4
1.6
1.4
1.3
1.3
1.1
0.1
0.2
0.3
0.4
1.0
1.5
1.6
1.8
1.8
1.9
2.4
2.2
1.7
1.6
1.7
1.9
2.6
3.0
2.6
2.7
2.6
2.6
2.6
1.6
0.9
0.8
0.8
0.8
0.8
0.9
0.8
0.9
1.3
1.6
1.7
1.7
1.3
0.2
0.1
1.4
1.5
1.3
0.1
1.0
1.2
1.4
1.7
1.7
1.4
1.4
1.3
0.1
0.1
0.2
0.7
1.2
1.4
1.5
1.6
1.9
2.3
2.1
1.6
1.5
1.7
1.9
2.4
3.0
2.4
3.1
3.1
2.4
2.6
1.4
0.8
0.8
0.9
1.0
1.1
1.3
0.9
0.7
1.0
1.3
1.3
1.4
1.1
0.5
1.2
1.3
1.2
0.5
0.8
1.1
1.5
1.8
1.6
1.1
1.0
1.2
0.1
0.2
0.6
1.0
1.2
1.1
1.2
1.7
2.1
1.9
1.4
1.1
1.2
1.7
2.0
2.5
2.2
2.1
2.1
2.1
2.3
1.7
1.2
2.5
1.6
2.0
2.2
2.1
1.3
0.7
0.8
1.1
1.2
1.1
1.0
0.5
1.2
1.2
1.2
0.5
0.7
1.0
1.4
1.8
1.6
1.1
1.0
1.2
0.1
0.1
0.2
0.6
1.1
1.3
1.2
1.1
1.7
2.1
1.9
1.4
0.9
1.2
1.6
1.7
1.8
1.6
1.8
1.9
1.7
2.0
2.1
2.6
2.9
3.7
3.7
4.2
3.2
1.2
0.8
0.7
1.0
1.2
1.2
1.1
0.2
0.5
1.3
1.5
1.3
0.5
0.8
1.1
1.5
1.8
1.6
1.3
1.2
1.1
0.1
0.2
0.6
1.0
1.5
1.7
1.8
1.6
2.2
2.2
2.0
1.6
1.2
1.5
1.7
1.6
1.3
1.4
1.7
2.8
3.9
4.0
4.4
5.2
3.5
2.4
0.9
0.8
1.0
1.1
1.3
1.3
1.6
1.7
1.6
0.9
1.2
1.7
1.7
1.4
1.2
1.1
1.0
0.3
0.9
1.5
2.0
1.9
2.1
2.2
2.6
2.8
2.4
1.8
1.7
1.8
1.9
1.7
0.6
0.5
1.2
1.6
2.2
2.3
3.5
5.0
4.6
1.7
0.8
1.0
1.2
1.3
1.4
1.4
1.7
1.7
1.7
1.1
1.2
1.5
1.5
1.0
0.7
0.6
0.6
0.1
0.4
0.9
1.4
1.6
1.6
1.7
1.9
2.3
2.5
2.2
1.9
1.8
1.7
1.7
1.2
0.4
0.2
0.4
0.4
0.4
0.7
2.3
3.7
3.9
2.1
0.7
1.2
1.5
1.7
1.8
1.5
0.9
1.6
1.7
1.7
1.0
1.2
1.3
1.4
0.5
0.3
0.2
0.2
0.1
0.4
0.9
1.3
1.2
1.0
1.3
1.6
1.8
1.7
1.6
1.5
1.5
1.5
1.2
0.7
0.3
0.1
0.2
0.2
0.5
2.2
4.0
3.7
1.5
0.8
0.9
1.8
2.2
2.3
1.5
0.7
0.4
1.4
1.5
1.4
0.4
0.8
1.0
1.7
2.2
0.1
0.5
0.9
1.3
1.0
1.1
1.3
1.6
1.6
1.5
1.4
1.0
1.0
1.0
1.0
0.6
0.2
0.1
0.2
0.5
2.6
4.6
3.5
2.5
1.0
1.3
2.3
2.4
2.6
1.6
0.6
0.5
1.2
1.3
1.2
0.5
0.3
0.6
0.9
1.8
3.4
0.2
0.8
1.5
1.8
1.8
1.9
1.9
2.1
1.9
1.6
1.3
0.9
0.9
1.1
1.1
0.6
0.1
0.2
0.5
2.4
4.5
4.4
1.7
1.0
1.7
2.2
2.5
2.8
1.7
0.5
0.5
1.1
1.2
1.2
0.5
0.7
1.0
1.9
3.1
0.2
1.0
1.9
2.2
2.2
2.2
2.2
2.3
2.1
1.5
1.3
1.2
1.1
1.2
1.1
0.2
0.2
0.6
2.2
3.7
3.9
2.1
0.8
1.0
2.2
2.6
2.8
1.8
0.3
0.4
1.2
1.3
1.3
0.5
0.8
1.1
1.9
2.4
0.3
0.9
1.8
1.9
1.7
1.8
1.8
1.6
1.9
1.4
1.1
1.2
1.4
1.5
1.5
0.8
1.1
1.4
2.9
4.3
3.9
1.6
0.8
1.2
1.9
2.2
2.4
1.9
1.3
1.5
1.5
0.9
1.1
1.9
3.1
0.3
0.8
1.3
1.5
1.1
1.1
1.3
1.2
1.0
0.8
0.7
0.8
1.4
1.6
1.6
1.3
2.6
3.9
4.1
4.8
3.7
2.7
0.9
1.4
1.8
1.9
2.0
1.7
1.5
1.5
1.5
0.9
1.0
1.8
3.1
0.3
0.8
1.2
1.4
1.0
1.0
1.2
1.1
0.7
0.3
0.3
0.5
0.9
1.4
1.3
1.2
1.2
2.6
3.0
3.3
4.4
5.0
4.2
1.5
0.8
1.4
1.8
1.9
1.9
1.4
1.4
1.4
1.4
0.6
0.8
1.5
1.9
0.3
0.9
1.5
1.7
1.6
1.5
1.6
1.5
1.1
0.4
0.3
0.4
0.9
1.3
1.3
0.8
1.0
1.1
0.9
0.4
0.1
1.2
1.5
1.6
2.5
3.1
2.6
1.3
0.6
1.0
1.9
2.1
2.1
1.3
0.2
1.3
1.4
1.5
0.9
0.9
1.0
1.0
0.4
0.6
0.9
1.1
0.3
0.1
0.1
0.1
0.3
1.4
2.0
2.0
1.9
2.0
2.0
2.4
1.9
0.8
0.6
0.6
1.0
1.3
1.3
0.9
1.0
1.2
0.9
0.5
0.1
0.1
0.3
0.6
0.8
1.1
1.2
1.4
0.9
0.8
1.1
2.5
2.7
3.0
2.1
1.2
1.0
0.8
0.7
0.8
0.9
1.0
1.3
1.6
1.5
1.5
1.1
1.1
1.1
1.1
1.1
0.6
0.9
1.0
1.1
1.0
1.0
1.0
0.7
0.5
0.4
0.3
0.2
0.3
1.1
1.8
1.8
1.8
2.0
2.2
2.4
1.9
1.3
1.1
1.1
1.4
1.7
1.7
1.6
1.5
1.5
1.3
0.8
0.4
0.2
0.1
0.2
0.4
0.5
0.6
0.7
0.8
0.6
0.8
1.5
2.4
2.8
3.2
2.2
1.3
1.0
0.9
0.7
0.8
1.0
1.0
1.1
1.4
1.3
1.3
1.1
1.1
1.0
1.0
1.0
1.0
0.8
0.8
1.0
1.1
1.3
1.4
1.1
1.0
0.9
0.8
0.8
0.3
0.8
1.2
1.3
1.2
1.4
1.9
2.0
1.8
1.3
1.2
1.5
1.9
2.4
2.5
2.0
2.1
2.0
1.9
1.4
1.0
0.4
0.2
0.2
0.3
0.3
0.4
0.5
0.5
0.5
0.7
1.3
2.8
2.9
3.2
2.0
1.1
0.9
0.9
0.8
0.9
0.9
0.9
1.0
1.2
1.3
1.2
1.1
1.0
0.9
0.9
0.9
1.0
0.9
0.8
0.9
1.0
1.4
1.7
1.6
1.5
1.4
1.3
1.1
0.2
0.7
1.0
1.1
0.8
1.2
1.8
2.0
1.5
1.1
1.1
1.5
2.0
2.0
2.0
1.9
2.0
1.8
2.1
1.7
1.1
0.6
0.4
0.4
0.4
0.5
0.5
0.4
0.4
0.4
0.7
1.6
2.6
2.9
3.0
1.8
1.1
0.9
0.9
0.9
0.9
0.9
1.0
0.9
1.1
1.2
1.1
1.0
1.0
0.9
0.9
0.9
0.9
0.8
0.8
0.9
1.0
1.4
1.7
1.7
1.5
1.4
1.3
1.1
0.2
0.7
1.1
1.0
0.8
1.5
2.1
2.2
1.6
1.0
1.0
1.4
1.4
1.3
1.4
1.4
1.3
1.3
1.4
1.7
1.8
1.2
1.0
0.9
1.0
1.0
1.1
0.6
0.4
0.5
0.8
1.6
2.6
3.0
2.9
1.7
1.0
0.9
0.8
0.9
0.9
0.9
0.9
0.9
1.0
1.1
1.1
1.0
0.9
0.9
0.9
0.8
0.8
0.7
0.6
0.8
1.0
1.3
1.7
1.6
1.2
0.9
1.0
1.0
0.2
0.6
1.1
1.1
1.2
1.7
2.2
2.1
1.7
1.2
1.2
1.3
1.0
0.9
1.0
1.1
1.0
0.8
1.3
1.7
2.0
1.7
1.5
1.4
1.6
1.6
1.3
0.8
0.6
0.7
1.0
1.5
2.7
3.1
3.1
1.7
0.9
0.9
0.9
0.9
1.0
0.9
0.8
0.9
1.1
1.1
1.1
1.0
0.9
0.9
1.0
0.9
0.8
0.7
0.5
0.8
0.9
1.3
1.7
1.5
1.1
1.0
1.2
1.0
0.2
0.6
0.8
0.8
0.9
1.1
1.4
1.7
1.4
1.2
1.3
1.2
0.9
0.7
1.0
1.1
1.0
0.8
1.3
1.7
2.1
1.9
1.6
1.5
1.7
1.8
1.5
1.1
0.9
0.9
1.1
1.8
2.6
3.0
3.1
1.7
0.9
0.8
1.0
1.0
1.0
0.9
0.8
0.9
1.1
1.2
1.2
1.0
0.8
0.9
1.0
1.0
1.0
0.7
0.5
0.9
1.0
1.3
1.6
1.5
1.3
1.2
1.2
1.0
0.2
0.3
0.4
0.4
0.4
0.6
0.7
0.8
0.9
1.0
1.0
0.6
0.5
0.9
1.1
1.2
1.1
1.2
1.9
1.6
1.3
1.7
1.9
1.6
1.2
1.0
1.0
1.0
1.5
2.8
2.9
3.0
2.0
0.7
0.7
0.1
0.2
0.2
0.3
0.2
0.2
0.2
0.2
0.2
1.0
1.0
1.4
1.5
1.3
1.1
1.0
1.0
1.0
0.1
0.1
0.1
0.1
0.1
0.1
0.3
0.4
0.6
0.7
0.3
0.3
0.8
0.8
0.9
0.8
0.9
1.8
1.7
1.2
1.9
2.2
1.8
1.3
1.1
0.9
1.2
1.7
2.3
2.5
2.6
1.9
0.9
0.9
1.0
0.9
0.8
0.7
0.6
0.6
0.5
0.1
0.1
0.2
0.2
0.2
0.3
0.3
0.4
0.4
0.4
1.6
1.6
1.7
2.1
2.2
1.8
0.7
0.7
1.8
2.0
2.1
2.2
1.9
0.8
1.0
0.8
0.7
0.6
0.5
0.4
0.4
0.3
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
1.6
0.6
0.7
1.7
1.5
1.1
1.7
1.7
2.0
1.9
0.8
0.9
1.1
1.3
1.0
0.9
0.8
0.8
0.8
0.1
0.2
0.3
0.4
0.6
1.3
0.8
0.1
1.4
2.0
2.0
2.0
1.7
0.7
0.8
1.2
1.6
1.5
1.4
1.3
1.2
1.1
0.1
0.2
0.3
0.5
0.8
1.0
0.8
1.9
2.4
2.4
2.2
1.8
0.8
0.6
0.8
0.9
1.2
1.5
1.6
1.4
1.3
1.3
1.1
0.1
0.1
0.2
0.4
0.5
0.7
0.8
0.6
1.7
2.6
2.8
2.9
2.1
1.0
0.9
0.9
0.9
1.2
1.5
1.5
1.1
0.9
0.9
1.1
0.1
0.1
0.3
0.4
0.6
0.6
0.7
0.5
0.5
2.1
3.0
3.1
3.4
2.4
1.3
0.1
0.3
1.1
1.1
1.0
1.2
1.6
1.5
1.1
1.0
1.2
1.1
0.1
0.1
0.3
0.5
0.6
0.6
0.6
0.5
0.5
2.4
2.8
3.2
3.6
2.6
1.6
0.1
0.4
0.4
0.4
0.6
0.7
0.7
0.6
1.3
1.3
1.3
1.4
1.6
1.6
1.3
1.2
1.2
1.0
0.1
0.2
0.3
0.5
0.6
0.7
0.7
0.5
0.5
1.7
3.0
3.4
3.7
2.8
2.1
1.5
1.6
1.6
1.3
1.2
1.2
1.3
1.7
1.9
1.9
1.6
1.4
1.4
1.5
1.7
1.8
1.5
1.8
1.6
1.4
1.6
1.7
1.4
1.2
1.0
1.0
1.0
0.1
0.1
0.2
0.3
0.6
0.7
0.8
0.9
0.7
0.5
2.1
2.9
2.9
3.1
2.5
2.0
1.6
1.5
1.6
1.4
1.3
1.3
1.5
1.8
1.9
1.9
1.6
1.6
1.6
1.7
1.8
1.8
1.7
1.8
1.5
1.2
1.3
1.2
1.0
0.8
0.6
0.6
0.5
0.1
0.1
0.1
0.2
0.3
0.4
0.6
0.8
1.0
1.1
0.9
2.3
2.8
2.6
2.6
2.3
1.8
1.5
1.3
1.1
1.1
1.4
1.4
1.6
1.9
1.9
1.8
1.6
1.6
1.7
1.7
1.6
1.6
1.3
1.4
1.3
1.2
1.1
0.9
0.7
0.4
0.3
0.2
0.1
0.1
0.1
0.2
0.5
0.7
0.7
1.1
1.4
1.2
1.4
1.3
2.1
2.5
2.3
2.1
1.8
0.7
0.4
0.4
0.5
1.4
1.5
1.9
1.9
1.8
1.3
1.2
1.2
1.2
0.9
0.3
0.8
0.9
1.0
0.7
0.2
0.1
0.1
0.1
0.3
0.5
0.9
1.4
1.6
1.9
2.3
2.0
2.0
1.5
0.4
0.2
2.0
2.6
2.6
2.4
1.7
0.5
1.0
1.4
1.9
1.9
1.8
0.5
0.8
1.2
1.4
1.0
0.1
0.1
0.2
0.3
0.6
1.0
1.5
2.0
2.1
2.2
2.2
1.9
1.3
0.4
0.4
1.5
2.5
2.9
3.1
2.1
0.4
1.5
1.5
1.5
1.0
1.6
2.4
2.1
0.1
0.1
0.1
0.1
0.2
0.4
0.9
1.3
1.6
2.3
2.5
2.6
2.2
1.8
1.2
0.4
0.5
1.7
2.6
3.0
3.4
2.4
1.5
1.6
1.6
1.0
1.7
2.9
3.6
0.1
0.1
0.1
0.1
0.1
0.2
0.4
1.0
1.5
1.8
2.1
1.9
1.8
1.6
1.4
1.1
0.4
2.1
2.8
3.0
3.4
2.3
1.5
1.5
1.4
1.1
1.9
2.6
1.9
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.6
1.7
1.9
2.0
1.2
0.9
0.9
1.0
1.0
1.8
2.9
2.9
3.0
1.9
0.3
0.4
1.2
1.3
1.3
0.5
0.3
0.9
1.8
2.5
1.9
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.3
0.5
1.5
1.3
1.9
2.0
1.0
0.6
0.7
0.9
1.1
2.0
2.5
2.4
2.3
1.6
0.3
0.5
1.1
1.2
1.2
0.5
0.2
0.5
0.8
1.6
3.0
3.4
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.3
0.3
0.7
0.8
1.5
1.8
1.9
1.0
0.5
0.6
0.8
1.0
0.2
1.7
2.1
1.9
1.8
1.4
0.3
0.4
1.2
1.4
1.3
0.6
0.3
0.7
0.9
1.5
2.7
2.4
0.1
0.1
0.1
0.2
0.2
0.2
0.2
0.2
0.3
0.4
0.4
0.6
1.3
1.6
1.6
0.9
0.6
0.7
0.8
0.8
0.3
1.1
1.6
1.7
1.7
1.5
0.2
0.1
1.4
1.6
1.5
0.1
0.1
0.9
1.0
1.3
1.5
1.1
0.1
0.1
0.1
0.1
0.2
0.3
0.3
0.4
0.3
0.3
0.3
0.4
0.4
0.5
0.9
1.1
1.1
1.1
0.8
0.7
0.7
0.8
0.8
0.6
0.8
1.0
1.0
0.1
0.3
1.0
1.5
1.6
1.7
1.7
1.6
1.7
1.7
1.1
1.0
1.1
1.3
0.9
0.4
0.4
0.4
0.3
0.1
0.2
0.4
0.6
0.5
1.3
1.4
0.8
1.1
0.8
0.9
0.7
0.7
1.0
1.2
0.9
0.9
0.7
0.6
0.6
0.7
0.7
0.6
0.8
0.9
1.0
1.0
0.8
1.0
1.2
1.4
1.5
1.6
1.7
1.7
1.5
1.7
1.7
1.1
1.0
1.3
1.6
1.2
1.0
0.9
0.9
0.9
0.2
0.4
0.8
1.2
1.4
1.8
2.0
1.9
2.2
2.0
1.9
2.0
1.7
1.6
1.4
1.1
0.9
0.7
0.6
0.6
0.7
0.8
0.7
0.7
0.8
0.8
0.9
1.1
1.1
1.0
1.3
1.6
1.6
1.7
1.5
0.3
0.1
1.3
1.6
1.5
0.6
0.8
1.0
1.3
1.7
1.7
1.5
1.4
1.3
1.1
0.3
0.4
0.7
1.2
1.7
1.9
2.0
2.2
2.2
2.2
2.2
2.1
2.1
1.7
1.4
1.1
0.9
0.8
0.7
0.7
0.7
0.8
0.7
0.7
0.7
0.8
0.9
1.0
1.0
1.1
1.4
1.8
1.7
1.6
1.3
0.4
0.4
1.1
1.3
1.3
0.7
0.3
0.5
0.9
1.2
1.7
1.7
1.5
1.3
1.2
1.2
0.3
0.4
0.7
1.2
1.8
2.3
2.5
2.3
2.1
2.3
2.5
2.6
2.3
1.8
1.4
1.1
0.9
0.8
0.8
0.8
0.8
0.9
0.7
0.7
0.7
0.7
0.8
0.9
1.0
1.0
1.7
2.0
1.9
1.8
1.4
0.3
0.4
1.1
1.2
1.2
0.8
0.2
0.3
0.9
1.2
1.6
1.6
1.1
0.6
1.1
1.0
0.2
0.4
0.6
0.9
1.3
1.6
1.8
1.8
1.5
1.6
1.9
1.9
1.7
1.5
1.3
1.1
1.0
0.9
0.8
0.8
0.9
0.8
0.8
0.8
0.8
0.8
0.7
0.7
0.9
1.0
1.4
2.2
2.4
2.4
1.7
0.3
0.4
1.1
1.3
1.3
0.9
0.2
1.0
1.3
1.6
1.6
1.2
1.0
1.1
1.1
0.2
0.2
0.3
0.5
0.7
0.8
0.9
1.0
0.7
0.8
1.0
1.2
1.2
1.1
1.0
0.9
1.0
1.0
1.0
1.0
0.9
0.8
0.9
1.0
0.9
0.9
0.7
0.6
1.0
1.1
1.4
2.6
2.6
2.8
2.1
1.2
1.5
1.5
1.1
1.1
1.3
1.5
1.6
1.4
1.1
1.2
1.1
0.1
0.2
0.3
0.5
0.6
0.8
0.8
0.4
0.5
0.8
1.1
1.2
1.0
0.9
0.8
1.0
1.1
1.1
1.0
0.8
0.8
0.9
1.0
1.1
0.8
0.5
0.5
1.2
1.3
1.6
2.3
2.5
2.9
2.1
1.4
1.5
1.6
1.2
1.1
1.3
1.5
1.2
1.1
0.9
0.9
0.9
0.1
0.2
0.4
0.5
0.8
0.8
0.2
0.3
0.4
0.6
0.8
0.9
0.7
0.4
0.3
0.2
0.1
1.1
1.2
1.3
2.4
2.5
2.8
1.8
0.2
1.4
1.6
1.6
1.2
0.9
1.1
1.1
0.9
0.6
0.5
0.4
0.3
0.1
0.2
0.4
0.6
0.8
1.1
1.1
1.2
1.3
2.0
2.2
2.2
1.5
1.3
1.5
1.5
1.1
0.5
0.1
0.8
1.0
1.1
0.9
0.3
0.1
0.1
0.1
0.1
0.2
0.4
0.6
0.9
1.1
1.0
1.1
1.5
1.8
1.7
1.6
1.3
0.9
1.2
1.2
1.0
1.0
1.5
1.6
1.5
1.2
0.7
0.6
0.5
0.5
0.2
0.6
0.9
1.2
1.5
1.4
0.1
0.2
0.4
0.6
0.8
0.9
0.3
0.9
1.0
1.3
1.7
1.6
1.7
1.7
1.4
1.4
1.8
1.7
1.6
1.5
1.5
1.3
1.6
1.7
1.7
1.4
1.1
1.0
1.0
1.2
1.5
1.6
1.5
1.4
1.3
1.7
2.6
2.8
0.1
0.2
0.4
0.6
0.7
0.7
0.4
0.6
0.9
1.0
1.2
1.5
1.6
1.6
1.9
1.7
1.7
1.7
1.9
1.6
1.5
1.5
1.4
1.7
1.8
1.8
1.5
1.3
1.3
1.3
1.5
1.7
1.7
1.6
1.5
1.3
1.8
3.0
3.9
0.1
0.2
0.3
0.5
0.7
0.8
0.6
0.8
1.0
1.0
1.2
1.6
1.7
1.8
1.8
1.6
1.7
1.7
1.4
1.5
1.5
1.4
1.5
1.9
1.9
1.8
1.4
1.4
1.5
1.5
1.6
1.7
1.7
1.4
1.2
1.2
1.9
2.6
2.4
0.1
0.2
0.3
0.4
0.6
0.8
0.8
0.8
0.9
0.9
0.8
1.3
1.7
1.7
1.6
1.4
0.6
0.6
0.6
1.1
1.3
1.4
1.9
1.9
1.7
1.3
1.1
1.3
1.3
1.0
0.4
0.8
1.6
2.5
2.3
0.1
0.1
0.2
0.4
0.5
0.7
0.8
0.8
0.9
0.8
0.8
1.3
2.0
2.2
2.2
1.4
0.3
1.2
1.4
1.9
1.9
1.7
0.8
1.5
2.8
3.9
0.1
0.2
0.3
0.5
0.7
1.0
1.1
0.6
0.9
1.0
0.7
0.6
0.5
0.6
0.7
1.0
1.1
0.9
0.7
0.6
0.7
0.9
1.2
1.2
1.5
1.2
1.1
1.1
1.6
2.6
2.8
2.8
1.8
0.3
1.3
1.6
1.6
0.8
1.5
2.4
2.3
0.2
0.1
0.1
0.2
0.3
0.5
0.7
0.8
0.9
0.6
0.8
0.8
0.8
0.6
0.6
0.6
0.8
0.9
0.9
0.9
0.7
0.6
0.7
0.9
1.1
1.2
1.5
1.0
1.0
1.0
2.2
3.1
2.9
3.0
2.1
1.5
1.6
1.6
1.1
1.5
2.0
1.8
0.6
0.6
0.1
0.2
0.3
0.4
0.5
0.6
0.7
0.5
0.6
0.6
0.6
0.6
0.5
0.6
0.7
0.7
0.7
0.7
0.6
0.6
0.6
0.7
1.1
1.4
1.9
0.7
3.0
4.0
3.2
2.9
2.1
1.5
1.6
1.5
1.1
1.6
2.0
1.8
1.3
1.2
1.1
1.1
0.5
0.5
0.5
0.5
1.0
2.1
3.1
4.4
3.9
3.0
2.4
1.7
0.3
0.4
1.3
1.4
1.3
0.5
0.2
1.0
1.5
1.8
1.9
1.6
1.4
1.3
1.1
0.3
0.4
0.3
0.3
0.8
2.0
3.5
3.1
3.6
2.7
1.9
1.4
0.3
1.1
1.2
1.2
0.6
0.9
1.3
1.7
1.8
1.3
1.1
1.2
1.1
0.2
0.2
0.2
0.2
0.7
1.4
2.3
1.1
3.0
3.4
2.5
1.6
1.3
0.3
0.4
1.1
1.3
1.3
0.6
0.4
0.9
1.3
1.6
1.7
1.2
1.0
1.1
1.1
0.2
0.2
0.2
0.2
0.5
0.8
1.7
2.2
4.6
3.7
2.5
1.8
1.4
0.2
0.4
1.3
1.5
1.5
0.6
0.1
0.2
1.0
1.5
1.8
1.7
1.4
1.1
1.1
1.0
0.6
0.6
0.6
0.7
0.5
0.5
1.3
2.6
3.4
3.6
2.6
2.1
1.6
1.4
1.7
1.7
1.2
1.6
2.0
1.9
1.3
1.1
1.0
1.0
1.0
1.0
1.0
1.0
0.7
0.3
1.0
1.5
2.0
2.9
2.9
2.4
1.7
1.5
1.7
1.7
1.2
1.6
2.0
1.9
0.7
0.6
1.0
1.1
1.2
1.0
0.6
0.4
0.6
0.8
0.3
0.6
2.2
2.2
2.9
2.6
1.6
1.3
1.6
1.6
1.1
1.6
2.3
2.3
0.2
0.1
0.9
0.9
1.2
1.1
0.6
0.3
0.4
0.5
0.2
0.9
1.3
2.2
2.7
2.4
1.3
0.1
0.4
1.1
1.4
1.4
0.7
0.4
0.9
1.5
2.7
4.3
0.9
1.0
1.3
1.1
0.6
0.4
0.5
0.4
0.2
0.5
1.3
2.3
2.3
2.0
1.1
0.1
0.4
1.0
1.2
1.2
0.8
0.4
0.8
1.5
2.5
2.8
1.3
1.3
1.4
1.1
0.6
0.4
0.6
0.7
0.1
0.5
1.6
2.2
2.0
1.6
1.1
0.1
1.1
1.2
1.2
0.9
0.9
1.7
2.4
2.6
1.1
1.2
1.1
1.1
0.6
0.6
1.1
1.4
2.4
1.9
1.4
1.3
0.1
0.1
1.1
1.4
1.4
1.1
0.1
1.1
1.6
2.7
3.7
0.6
0.6
0.6
0.7
0.4
0.6
1.7
2.7
3.1
1.8
1.2
1.3
1.2
1.5
1.6
1.2
1.1
1.5
2.5
3.2
0.3
0.2
0.2
0.2
0.2
0.1
0.2
0.6
1.9
2.8
3.2
1.9
1.1
1.1
1.3
1.5
1.5
1.3
1.0
1.6
2.3
2.3
0.8
0.8
0.1
0.1
0.1
0.1
0.1
0.8
1.6
2.1
2.6
2.0
1.1
0.8
1.3
1.7
1.8
1.7
0.8
0.8
0.7
1.3
2.0
2.1
1.4
1.3
1.2
1.2
0.1
0.1
0.1
0.1
0.1
0.7
1.9
2.5
3.3
2.3
1.2
0.7
0.8
1.3
2.0
2.0
1.9
1.8
1.3
1.2
0.2
0.6
1.1
1.7
1.9
1.6
1.4
1.3
1.2
0.3
0.3
0.4
0.5
0.5
0.9
2.1
3.4
3.7
2.6
1.9
1.2
0.4
0.5
0.7
1.2
1.4
1.6
2.0
2.0
1.9
2.0
1.7
1.6
1.5
1.0
1.1
1.2
1.2
1.2
1.3
1.6
1.9
2.0
1.5
1.2
1.0
1.2
0.5
0.9
1.3
1.5
1.5
1.6
2.1
2.1
3.0
2.8
2.4
1.9
1.0
0.7
1.1
1.6
2.0
2.2
2.2
1.9
2.0
2.1
2.3
2.5
2.6
2.5
2.3
2.0
1.6
1.6
1.8
2.1
2.3
2.6
2.8
2.5
1.7
1.3
1.4
1.3
0.6
1.1
1.6
1.9
1.9
1.8
1.5
1.3
0.4
0.4
1.1
2.0
1.9
2.1
2.2
1.5
1.1
1.3
1.9
2.2
2.3
2.2
1.8
1.7
1.9
2.2
2.5
2.6
2.6
2.3
1.9
1.7
1.5
1.8
2.3
2.5
2.7
2.8
2.5
1.9
1.5
1.4
1.2
0.7
1.1
1.5
1.2
1.4
1.5
1.4
1.0
0.4
0.4
0.7
1.9
2.1
1.9
1.8
1.6
1.3
1.5
1.7
1.6
1.6
1.9
1.7
1.6
1.6
1.9
2.1
1.8
1.8
2.0
1.8
1.6
1.5
1.7
1.9
1.8
2.0
2.7
2.2
1.8
1.4
1.2
1.1
0.7
1.0
0.8
1.4
0.9
0.9
1.1
0.7
0.3
0.3
0.4
0.7
0.7
1.4
1.4
1.1
1.2
1.4
1.1
1.2
1.5
0.9
1.1
1.2
1.2
1.4
1.2
1.2
1.6
1.0
1.2
1.2
1.1
1.4
1.1
1.3
1.7
1.3
1.4
1.1
0.8
0.7
0.5
0.0
0.0
0.0
0.0
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PHOTOMETRIC SATISTICS
PARKING
AVERAGE (FC)MAXIMUM (FC)MINIMUM (FC)MAX/MIN AVG/MINZONE
1.2 5.4 0.0 N/A N/A
W134 N8675 EXECUTIVE PARKWAY
MENOMONEE FALLS, WI 53051
262.502.5500 * FAX 262.502.5522
Sheet No.
Project No.
Sheet Title
Drawing Date
Revisions
CONTINENTAL 484 FUND LLC
ATLANTA • CHARLOTTE • GREENVILLE • RICHMOND
877.4.DEVITA • corp@devitainc.com
6/
1
0
/
2
0
1
9
4
:
3
9
:
0
0
P
M
E102S
ELECTRICAL
PHOTOMETRIC PLAN
06/11/19
219005.02
HUDSON BOULEVARD & KEATS AVENUE
LAKE ELMO, MN 55042
CONSTRUCTION
DOCUMENTS
SPRINGS AT LAKE ELMO
Drawn By: Author Checked By: Checker
DeVita & Associates, Inc. Project : 19052-03
1" = 60'-0"2 ELECTRICAL PHOTOMETRIC PLAN
1
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2019-072
RESOLUTION APPROVING THE CONTINENTAL 483 FUND LLC – SPRINGS
APARTMENTS FINAL PLAT AND FINAL PLANNED UNIT DEVELOPMENT (PUD)
PLANS
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the
laws of the State of Minnesota; and
WHEREAS, Continental 483 Fund LLC, c/o Gwyn Wheeler, W134 N8675 Executive Parkway,
Menomonee Falls, Wisconsin 53051, submitted an application to the City of Lake Elmo (City) for a Final
Plat and Final PUD Plan approval for a 300 unit, attached housing residential planned unit development
on a 17.33 acre site to be known as the Springs Apartments, a copy of which is on file in the City of Lake
Elmo Planning Department; and
WHEREAS, notice was published, mailed and posted pursuant to the Lake Elmo Zoning
Ordinance, Section 154.102; and
WHEREAS, the Lake Elmo Planning Commission held public hearing on September 9, 2019 to
review and consider the proposed Final Plat and Final PUD plans; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending to the City
Council approval of the proposed Final Plat and Final PUD plans subject to conditions of approval; and
WHEREAS, the Lake Elmo Planning Director submitted a report and recommendation regarding
the proposed Final Plat and Final PUD plans as part of a memorandum to the City Council for the
October 1, 2019 City Council Meeting; and
WHEREAS, the City Council reviewed the proposed Final Plat and Final PUD application and
plans for the Springs Apartments at its meeting held on October 1, 2019 and made the following findings
of fact:
1. That if the 2040 Lake Elmo Comprehensive Plan Update and updated Land Use Map are
approved in 2019, that the new land use designation for the site of the proposed planned
development will be MU-C (mixed use commercial); and that the preliminary PUD Plan would
be consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the 2040 Land Use
Map for this area.
2. That the Final PUD Plan complies with the general intent of the Urban High Density Residential
zoning district with PUD modifications including the reduced building setbacks to Julia Avenue
and to the north property line.
3. That the Final Plat and Final PUD Plan generally complies with the City’s Subdivision
regulations.
4. That the Final PUD Plan must be revised to be consistent with the City’s engineering standards as
noted in the City Engineer’s plat review memorandum dated August 28, 2019 and in his
construction review memorandum dated September 6, 2019.
5. That the preliminary PUD Plan meets the minimum requirements for a PUD including minimum
lot area, open space and street layout.
2
6. That the preliminary PUD Plan meets more than one of the required PUD objectives identified in
Section 154.751 including providing: innovation in land development techniques that may be more
suitable for a given parcel than conventional approaches; provision of a more adequate, usable,
and suitably located open space, recreational amenities and other public facilities than would
otherwise be provided under conventional land development techniques; accommodation of
housing of all types with convenient access to employment opportunities and/or commercial
facilities; and especially to create additional opportunities for senior and affordable housing;
coordination of architectural styles and building forms to achieve greater compatibility within the
development and surrounding land uses; and higher standards of site and building design than
would otherwise be provided under conventional land development technique.
7. That the Final PUD Plan includes several amenities that may be worthy of amenity points to
increase the overall housing density in the development. These amenities may include: right-of-
way dedication, contained parking, pedestrian improvements, a plaza (gathering area) and the use
of design elements consistent with the 2013 Lake Elmo Branding and Theming project.
8. That the Applicant’s Final PUD plan provides the following amenities, for which the City may
award amenity points:
a. Pedestrian improvements. (5 points)
b. Theming elements from the Lake Elmo Theming Study (1-2 points).
c. Plaza/gathering location (5 points).
d. Contained Parking (5 points)
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve the
Final Plat and Final PUD Plans for the Springs Apartments on Hudson Boulevard as prepared by
Continental 483 Fund LLC subject to the following conditions:
1. That the Metropolitan Council give final approval of a City’s 2040 Comprehensive Plan Update
and adoption of the final version of the 2040 Comprehensive Plan by the Lake Elmo City
Council. The City’s final plat approval will be good for 120 days after the Met Council’s
approval of the City’s 2040 Comprehensive Plan update or for 120 days after the City Council’s
approval of the final plat, whichever comes first.
2. That the developer or property owner for the Union Park development recording with
Washington County the Union Park final plat to create the street rights-of-ways and the lot
(proposed Outlot H) for this development.
3. That the Final Plat approval is contingent upon the City receiving separate drainage and utility
easements, in the City’s standard form of easement agreement for all temporary and off-site
development improvements. The easements must be obtained and recorded before recording of
final plat.
4. That the City approves a Zoning Map Amendment to rezone the site from RT (Rural
Development Transitional) to HDR (Urban High Density Residential). (Completed – subject to
the final approvals of the 2040 Comprehensive Plan)
5. That the final plat and final PUD Plans submittal identify all requests for flexibility from the
Zoning Code.
6. That the applicant address all comments and conditions of approval in the City Engineer’s plat
review Memorandum dated August 28, 2019. The City will not release the final plat for recording
until the City has granted approval of the construction plans.
7. That the final Plat and final PUD project and construction plans include a revised tree
preservation/replanting and revised landscape plans to address all the comments and changes
noted in the memo from the City’s Landscape Architect dated July 30, 2019. The City’s
3
Landscape Architect must review and approve all final landscape plans before the City will
release the final plat for recording or before the start of construction or grading.
8. That the final Plat and final PUD Plans include updated open space and impervious surface
calculations.
9. That the final plat show a drainage and utility easement over the wetland and the wetland buffers,
including the 100-year high water level.
10. That the developer or contractor install an 8-foot-wide bituminous trail along Hudson Boulevard
and along the future north/south road (Julia Avenue) as part of this development.
11. That the applicant provide the City fees in lieu of park land dedication as required by Section
153.14 with the final plat.
12. That if the applicant wants amenity points for theming, that they provide the City for staff
approval specific examples of proposed development fencing, landscaping, lighting and site
furnishings, including the clubhouse, that will meet the standards outlined in the Lake Elmo
Branding and Theming Study. The design and placement of these elements and features shall be
subject to City staff approval.
13. That the final plat and final PUD Plans submittal include detailed architectural plans for the
exterior of the buildings (including colors and a listing of all exterior materials) for staff review
and approval. (Complete)
14. That the applicant receives a permit from the Valley Branch Watershed District and South
Washington Watershed District for the construction of the proposed development. (Pending)
15. That the Final project plans shall include a complete storm water management plan and
construction plans that provide all design details for the proposed underground storage systems
including details regarding building roof drainage connections. These plans also must
incorporate storm water management for the Hudson Boulevard and Julia Avenue Street
improvements including the future east bound left turn lane along Hudson Boulevard at Julia
Avenue and must meet all City, VBWD and SWWD requirements. (Pending)
16. All storm water facilities internal to the site shall be privately owned and maintained. A storm
water maintenance and easement agreement in a form acceptable to the City shall be executed
and recorded with the final plat.
17. That the final design and placement of each of theming design items (street lights, benches) shall
be subject to City staff approval.
18. That the Final Plat approval is conditioned upon the applicant meeting all City standards and
design requirements unless specifically addressed otherwise in these conditions.
19. That the PUD overlay zoning allow for the following:
a. Setbacks:
Springs Apartments at Lake Elmo Minimum Building Setbacks
Front (Hudson Blvd). 20 ft.
Interior Side 10 ft.
Corner Side (Julia Avenue) 10 ft.
Rear (north property line) 20 ft.
Rear (north property line –
detached garages)
10 ft.
b. Attached Garages: That the attached garages shall not exceed 1,000 sq. ft. in area at the
ground floor level except by conditional use permit.
4
c. Detached Garages: That the detached garages shall not exceed 3,000 sq. ft. in area at the
ground floor level.
20. The Final Plat shall include all necessary public right-of-way and easements for Hudson
Boulevard and for the new north/south road (Julia Avenue North). (Complete….pending the
recording of Union Park final plat.)
21. Before the City issues any building permits, the developer shall delineate and identify all wetland
buffers via staking, fencing and/or signage that is acceptable to the City.
22. 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 before the
commencement of any grading or development activity on the site.
23. That the applicant shall obtain all necessary permits including but not limited to all applicable City
permits (building, grading, sign, etc.), MPCA, MDH, MnDOT, NPDES/SWPPP permits and
Valley Branch Watershed District, and SWWD approval before starting any site grading or
construction activities. (Pending)
24. That if necessary, the applicant shall provide the City with a copy of written permission for any
off-site grading work and storm sewer discharges to adjacent properties before starting any site
work or grading. (Pending)
25. That the applicant or developer address all the comments of the Fire Chief and the Building
Official with final PUD, site and building plans including the placement of buildings and fire
hydrants, street and driveway design, parking and emergency vehicle access within the site.
26. That there shall be no encroachments into drainage and utility easements and corridors other than
those reviewed and approved by the City and upon execution of an easement encroachment
agreement. Prohibited encroachments include, but are not limited to trees, landscaping, fences,
retaining walls, buildings and storm water retention.
27. That the developer prepare exhibits for City staff approval that clearly identifies the property lines,
easements, proposed locations of retaining walls, fences and accessory buildings and the required
and proposed setbacks for each building site within the development.
28. The Applicant(s) or developer shall submit a photometric plan for the development for staff review
and approval. All lighting must meet the requirements of Sections 150.035-150.038 of the City
Code. The City must approve this plan before issuing a building permit for the development.
29. Before to the installation or construction of any subdivision identification signs or neighborhood
markers within the development, the developer shall submit sign plans to the City for review and
obtain a sign permit from the City. The proposed monument entrance sign submitted with the
preliminary PUD plans is not approved as it exceeds the City size limit of 32 square feet.
30. Before the execution and recording of a final plat for the development, the developer or applicant
shall enter into a Developer’s Agreement with the City. The Developer’s Agreement must be
approved by the City Attorney and by the City Council. Such Agreement shall delineate who is
responsible for the design, construction and payment for the required improvements with financial
guarantees therefore. (Pending)
31. The applicant or developer shall enter into a separate grading agreement with the City before
starting any grading activity in advance of final plat approval. The City 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.
32. That the applicant revise the site and project plans to show a five-foot-wide concrete sidewalk
along the west side of the entrance driveway (with the necessary pedestrian ramps) connecting the
Clubhouse to the trail along Hudson Boulevard. (Completed)
33. That the City’s final plat approval is good for 120 days from the date of City Council action,
unless the applicant requests and the City Council approves a time extension.
34. That the applicant record the final plat with Washington County within 120 days of City Council
approval (as required by the City Code).
35. That the maximum density shall not exceed 15 dwelling units per net acre unless the City Council
approves specific project design elements and amenity points that increase the allowed density for
the proposal.
5
36. That the applicant change the project plans to show a 5-foot-tall decorative fence around the entire
site. The City does not approve the use of chain link fencing around the perimeter of this PUD.
37. That the applicant/owner notify all renters that the City may impose restrictions or limits on
outdoor water use including no vehicle washing and no watering of grass, sod or landscaping.
38. That the applicant shall submit revised project plans meeting all conditions of approval for City
review and approval. The revised applicant/developer project plans shall meet all of the above
conditions before the start of any clearing or grading or construction activity on the site.
Passed and duly adopted this 1st day of October, 2019 by the Lake Elmo Minnesota City Council.
___________________________________
Mike Pearson, Mayor
ATTEST:
____________________________________
Julie Johnson, City Clerk