Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
#24 - Boulder Ponds 5th Addition Final Plat
STAFF REPORT DATE: JUNE 16, 2020 TO: City Council FROM: Ben Prchal, City Planner ITEM: Boulder Ponds 5th Addition – Final Plat, Final PUD Plan Amendment REVIEWED BY: Ken Roberts, Planning Director Planning Commission BACKGROUND: The City is being asked to consider an application for a Final Plat and Final Planned Unit Development (PUD) Plan amendment submitted by OP4 Boulder Ponds, LLC c/o The Excelsior Group, LLC. The proposed Final Plat application represents a 5th phase in the Boulder Ponds residential development and consists of the division of one lot into 3 lots. This request would increase the total number of lots within the development by 2 which moves the previously approved lot count from 98 to 100. The proposed project is located at the property currently addressed as 9010 7th St. During the platting of phases 1-3 the developer was able to place all approved lots (98) within the development. To keep the construction of the approved lots on schedule the developer opted not to amend the PUD during the 3rd addition and instead decided to come forward now with the PUD Amendment and final plat request. GENERAL INFORMATION Applicant: OP4 Boulder Ponds, LLC c/o The Excelsior Group, LLC, 1660 Highway 100 South, Ste 400, St. Louis Park, MN 55416 Property Owners: OP4 Boulder Ponds, LLC11455 Viking Drive, Suite 350, Eden Prairie, MN 55344 Location: 9010 7th St. PID # 34.029.21.32.00087 Request: Application for Final Plat and Final Planned Unit Development (PUD) Plan Amendment for a 5th Addition of the Boulder Ponds planned development consisting of 3 single family lots. Existing Land Use/Zoning: LDR (PUD) - Low Density Residential Planned Unit Development. Surrounding Land Use: North –Stonegate Estates (RE) subdivision; west – Eagle Point Business Park (BP); east –Savona Development, Low Density Residential (LDR) subdivision; Comprehensive Plan: Urban Low Density Residential (2.5-4 units per acre) History: Boulder Ponds Preliminary Plat and Preliminary PUD Plan approved by the City on 9/16/14 (Res. 2014-73). The first phase Boulder Ponds Final Plat and Final PUD was approved on April 21, 2015 (Res. 2016-041), the second phase was approved on May 17, 2016 (Res. 2018-065), and the 3rd phase approved June 19, 2018 (Res. 2018-065) Deadline for Action: Application Complete – 5/19/2020 60 Day Deadline –7/7/2020 Extension Letter Mailed – N/A Applicable Regulations: Chapter 153 – Subdivision Regulations Article 10 – Urban Residential Districts (LDR) Article 16 – Planned Unit Development Regulations §153 Subdivision Regulations 2 REVIEW AND ANALYSIS: The City of Lake Elmo has received a request from OP4 Boulder Ponds, LLC for a Final Plat and Final PUD Plan to subdivide 9010 7th St, .74 acres, into 3 single family lots. The preliminary plat approved 98 single family lots. 1st Addition approved 47 single family lots, the 2nd Addition approved 18 single family lots, and the 3rd Addition with a total of 33 lots. Final Plat Approval Process. The City’s subdivision ordinance establishes the procedure for obtaining final plat approval, in which case a final plat may only be reviewed after the City takes action on a preliminary plat. As long as the final plat is consistent with the preliminary approval, it must be approved by the City. In this instance the developer does have preliminary plat approval. However, it was for the development of 98 lots. Although the Developer would like to add additional lots the City would not need to approve the request as proposed. Although the proposal is generally consistent with the preliminary plan that was approved by the City in 2014 there are City engineering standards that need to be met. 5TH ADDITION DISCUSSION Changes to Final Plat from Preliminary Plat. Lot 17, Block 2 is much larger than originally approved with Preliminary Plat, (Lots 20 and 21 of the preliminary plat). The City Code requires amendment reviews to follow the process outlined in section 154.105. Although the intent of this section is to address zoning code and text amendments the process for amending other land use requests, such as a PUD amendment can still apply. It can be seen that lot 17 from the 3rd addition is different from lots 20 and 21 from the preliminary plan. Lot 17 (Platted in 3rd addition) is the lot which the developer would now like to subdivide into 3 lots. 3rd Addition Final Plat Preliminary Plat Proposed 5th Addition 3 • Density. The density of the single family lot area within the preliminary plat approved approximately 2.5 dwelling units per acre over 39 acres, which is a net acreage calculation of (98/39=2.51). The addition of 2 more lots would adjust the calculation to 100/39=2.56. The density change is small and does not drastically adjust the overall density. It results with an increase of .04 units per acre. If the PUD amendment is allowed the comprehensive plan within Urban Low Density Residential Land Use category would not be affected as the Land Use Designation in the comprehensive plan (LDR) calls for a density of 2.5-4 units per acre. The zoning code for the LDR district calls for a density range of 2 to 4 units which is also met. • Decreased Lot Widths. The minimum lot width of the Low Density Residential (LDR) zoning district is 60 feet. Only one of the three proposed lots is capable of meeting the lot width requirement (See 5th addition plans for reference). For a reference there were fifteen lots within the 3rd Addition that did not meet this minimum lot width of 60 ft. though, the PUD affords them the reduced lot width. (The proposed 5th addition plat and plans show the lot widths.) • Lot Sizes. The LDR district requires a minimum lot size of 8,000 sq ft. (.18 acres). The average lot size of the approved preliminary plat was 9,882 square feet, and the smallest lot size was 7,206 square feet. For reference the smallest lot size within the 3rd Addition was 7,224 sq ft. Of the three lots for the 5th addition the smallest lot is 7,873 sq ft. while the largest is 14,645 sq ft. and the average lot size for the three comes to 10,789 sq ft. (14,645+9,850+7,873)/3=10,789 • Landscape Plan. The applicant has provided the City with a landscape plan which has been reviewed by the City landscape architect. The plans are recommended for approval, assuming there are no site design revision. Please see the attached memo for more details. • Trails/Parks. Because these lots are an addition to an existing development the infrastructure is already in place or will be installed to meet the conditions of the previous approvals. The number of lots that are being created would require a cash contribution and does not qualify for the ability to dedicate land. However, because funds/land was provided in previous additions the City cannot require dedication funds for this phase. 11 12 21 20 18 10 6 Lot Count 21 12 10 6 18 11 + 20 98 Lots 4 City Engineer Review. Comments from the City engineer have been received and the City Engineering standards lead to a recommended reduction on the final plat from two (2) additional lots to one (1). That is, only allowing a two (2) subdivision instead of the provided memo provides more detail but essentially it addresses the ability of the driveway for lot 1 block 1 (of 5th addition) to meet the needed setback requirements. Furthermore, the shown driveway design has caused issues for other homes. Fire Chief and Building Official Review. Comments were not received. Outlots. Outlots are not being created with this subdivision. Landscape Architect. The landscape architect did provide a review memo and recommends approval of the plan as provided, assuming there are no revisions to the plan. PUD Flexibility. Boulder Ponds was provided PUD flexibility for the following with approval of the Preliminary Plat and PUD. The 5th Addition Final Plat and PUD should adhere to this PUD flexibility: Proposed Lot Dimensional Standards through Planned Unit Development Process: • Lot Area: 9,882 sq. ft. average (7,206 sq. ft. min.) • Front Yard Setback: 20 ft. (25 feet for garage) • Side Yard Setback: 5 ft. • Side Corner Setback: 15 ft. • Rear Yard Setback: 25 ft.20 ft. Staff recommends adjusting this figure to 20 as this is what is established in the current zoning code and is the number that has been used for review since the beginning of home permitting. • Additionally, during the Preliminary review there was a discussion of flag lots in the development. The PUD did allow some lots within the Boulder Ponds development flexibility. The only lot that stood out as a flag lot is the lot identified as lot 1 in the 5th addition. Although, being that the lot is on a corner perhaps the issues created by flag lots become less relevant. (For clarity, the driveway access for lot 1 will not be onto 5th St.) 3rd Addition 5 With all of the information provided Staff would like to insert additional comments before the 5th addition recommendation. Strictly comparing the request to prior additions it certainly appears to blend in to the development. There is nothing drastically different about the sizes or width of the lots. The lots may look “tight” on their own but compared to past additions there did not appear to be anything unique about these three lots. One thing that is worth noting is the center island in the street that is at the end of the driveways. Given that the island creates a one way the property owners would be forced to arrive from the south (within the development) or perform a U-turn around the island to access the lots. Setting aside the driveway consideration, the preliminary plat did show 98 lots and the developer is now requesting 100 lots. From a numbers stand point the adjustment does not appear to be worth much of a discussion but it may be worth discussing in terms of creating more “convenient” lots in the development. At some point the development has a limit in terms of what it can sustain. With that said if there were only two lots instead of three as proposed the average lot size would come to 16,184 sq ft. which would be double the size that is required for the district. However, a reduction from 2 additional lots to 1 may be an appropriate compromise to meet the engineering requirements about driveway access for the new lots. Preliminary Plat Conditions The preliminary plat for Boulder Ponds was approved with several conditions, which are indicated below along with Staff’s comments on the status of each. Staff is recommending approval of the final plat for Boulder Ponds 5th Addition, but with additional conditions intended to address the outstanding issues that will require additional review and/or documentation. Please also note that the applicant has also provided a response to the preliminary plat conditions as part of the project narrative. 1) The applicant must enter into a separate grading agreement with the City prior to the commencement of any grading activity in advance of final plat and plan approval. The City Engineer shall review any grading plan that is submitted in advance of a final plat, and said plan shall document extent of any proposed grading on the site. Comments: The site was mass graded in phase 1 and becomes less relevant for 2 additional lots. 2) The developer shall be required to submit an updated parkland dedication calculation in advance of Final Plat. Upon submission of the calculation, the applicant must work with the City to achieve the required parkland dedication amount per the City’s Subdivision Ordinance. The developer shall be required to pay a fee in lieu of land dedication equivalent to the fair market value for the amount of land that is required to be dedicated for such purposes in the City’s Subdivision Ordinance less the amount of land that is accepted for park purposes by the City. Any cash in lieu of land dedication shall be paid by the applicant prior to the release of the Final Plat for recording. Comments: The park land dedication requirements have been satisfied. 3) The developer shall follow all the rules and regulations of the Wetland Conservation Act and adhere to the conditions of approval for the South Washington Watershed District Permit. Comments: The permit was received with the first phase of the development. 4) The applicant will work with the Planning Staff to name all streets in the subdivision in a manner acceptable to the City prior to the submission of Final Plat. Comments: Streets do not need to be named or renamed with this phase. 5) The applicant will work with staff to address the comments in the City Engineer's review memo dated 7/24/14 to the satisfaction of the City Engineer as part of the Final Plat and Final PUD Plan. Comments: These were completed for the 1st phase. It is a recommended condition of approval that the Applicant address comments that are outlined in the City Engineer’s recent review memo dated June 3rd, 2020. 6 6) In addition to standard easements required by the Subdivision Ordinance, additional drainage and utility easements must be provided extending 10 feet from meandering sidewalks, as well as all of the portion of private lots between meandering sidewalks and the public right-of-way. Comments: This condition remained throughout all phases and will again apply to the 5th addition. 7) The landscape plan shall be updated to locate all boulevard trees in between the public street and sidewalk to not interfere with private utilities. The landscape architect has reviewed the plans and has approved them, assuming no site revisions are required. 8) All islands and medians internal to the Boulder Ponds development shall be platted as part of the right-of-way and shall be maintained by the Home Owners Association. The applicant shall enter into a maintenance agreement with the City that clarifies the individuals or entities responsible for any landscaping installed in areas outside of land dedicated as public park and open space on the Final Plat. Comments: The islands and median except those in 5th Street are the responsibility of the HOA into perpetuity. This condition will not necessarily need to be applied with these lots as it was addressed in other additions. 9) The design of the northern buffer trail shall be modified to a width of 8 feet as opposed to the regional trail standard of 10 feet. Comments: This requirement has been met. 10) The eastern segment of the northern buffer trail shall be moved to the south to the greatest extent possible with plantings to screen the trail on the north side. Comments: This is not a relevant condition for the 5th addition. 11) Prior to recording the Final Plat for any portion of the area shown in the Preliminary Plat, the Developer shall enter into a Developers Agreement acceptable to the City Attorney that delineates who is responsible for the design, construction, and payment of public improvements. Comments: All public improvements have already been installed or are in the process of being installed due to previous development phases. Meaning a development agreement is not required for this phase. 12) The Final PUD Plan will include a development lot book to clarify proper building placement for use in granting building permits for the development. Comments: This has been added as a recommended condition of approval. Staff is recommending that the relevant conditions noted above become the conditions of approval for the Boulder Ponds 5th addition. Furthermore, Staff is recommending that the conditions outlined in the City Engineer memo be applied as well. Draft Findings. Staff and the Planning Commission and recommending the City Council consider the following findings with regards to the proposed Boulder Ponds 5th Addition Final Plat and Final PUD Amendment: 1) That the Boulder Ponds 5th Addition Final Plat and Final PUD Plan is generally consistent with the standards approved for the Preliminary Plat and Plans as approved by the City of Lake Elmo on September 16, 2014. 2) That the Boulder Ponds 5th Addition Final Plat and Final PUD Plan is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. 3) That the Boulder Ponds 5th Addition Final Plat does not comply with the City’s Urban Low Density Residential zoning district. However, the exceptions approved through the PUD process as noted in the approved Preliminary PUD Plans allow for decreased front and rear yard lot widths, lot sizes, and seatbacks. 4) That the Boulder Ponds 5th Addition Final Plat complies with all other applicable zoning requirements, including the City’s landscaping, storm water, sediment and erosion control and other ordinances, except as noted in this report or attachments thereof. 5) That the creation of two additional lots, total of three (3) for the 5th addition, does not meet all engineering requirements. Because of this the development will only be allowed to consist of two (2) lots in the 5th addition. 6) That the Boulder Ponds 5th Addition Final Plat complies with the City’s subdivision ordinance. 7) That the Boulder Ponds 5th Addition Final Plat and Final PUD Plan complies with the City’s Planned Unit Development Ordinance. 7 Recommended Conditions of Approval. The recommended conditions are as follows: 1. Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water management plans, and street and utility construction plans shall be reviewed and approved by the City Engineer prior to the recording of the Final Plat. All changes and modifications to the plat and plans requested by the City Engineer in memo dated June 3, 2020 for the 5th Addition shall be incorporated into these documents before prior to signing the Plat for recording. 2. The setbacks shall adhere to the requirements established during Preliminary PUD approval. a. Lot Area: 9,882 sq. ft. average (7,206 sq. ft. min.) b. Front Yard Setback: 20 ft. (25 feet for garage) c. Side Yard Setback: 5 ft. d. Side Corner Setback: 15 ft. e. Rear Yard Setback: 20 ft. 3. Boulder Ponds 5th Addition may not begin construction until the applicant has received City Engineer approval for the Final Construction Plans; the applicant has obtained and submitted to the City all applicable permits, easements and permissions needed for the project; and a preconstruction meeting has been held by the City’s engineering department. 4. Final Construction Plans and Specifications must be prepared in accordance with the City Engineering Design Standards Manual dated April 2019, using City details, plan notes and specifications and meeting City Engineering Design Guidelines. 5. The Final Plat shall not be recorded until final construction plan approval is granted by the City Engineer. 6. Amendments to the Landscaping Plan shall be subject to review and approval of the City Landscape Architect, prior to the release of building permits. 7. Plantings to sufficiently screen the northern portion of the northern buffer trail shall be provided on the Final Landscape Plan to be approved by the City’s Landscape Architect. 8. The applicant shall provide evidence that all conditions attached to the South Washington Watershed District permit for the Final Plat and associated grading work have been met prior to the release of the Final Plat for recording. 9. The Developer shall revise the plat to consist of one (1) additional lot as opposed to two (2) as requested. To clarify the 5th addition will consist of two (2) lots instead of three (3). 10. The applicant shall provide a complete development lot book for the two (2) lots in Phase 5 of the Boulder Ponds development clarifying proper building placement for use in granting building permits prior to the release of Final Plat for recording. 11. That the Boulder Ponds 5th Addition Plat be contingent upon the Hudson Boulevard turn lanes being constructed and accepted by the City, including all punch list items, prior to release of building permits. (This was also a condition of the Boulder Ponds 3rd Addition Plat.) OPTIONS: The City Council may: • Approve Boulder Ponds 5th Addition Final Plat and PUD Amendment Plans with findings and conditions as recommended by Staff. • Amend Staff recommended findings and conditions and approve Boulder Ponds 5th Addition Final Plat and PUD Amendment Plans. • Direct Staff to draft findings for denial of Boulder Ponds 5th Addition Final Plat and PUD Amendment Plans RECOMMENDATION: Planning Commission Recommendation: The Commission held a public hearing and took in public comments and listened to comments from the Developer. They did recommend approval of the 3 lot proposal with a 6-0 vote. However, at the time of the meeting the Engineering memo was not prepared and they did not have the privilege of reviewing those comments. But it was stated that Engineering conditions would be incorporated as recommended. Staff Comments: Staff is inclined to recommend following the Engineering Comments, which would reduce the plat from three (3) lots to two (2). Staff recommends approval of the Boulder Ponds 5th Addition Final Plat and Final PUD Plan amending the plat, with conditions of approval as listed in the Staff report. The suggested motion is the following: 8 “Move to adopt Resolution 2020-069 approving Boulder Ponds 5th Addition Final Plat and PUD Amendment Plans subject to the Developer changing the final plat from three (3) lots to two (2) and subject to the conditions of approval as listed in the Staff report” ATTACHMENTS: 1. Application Forms and Project Narrative 2. Final Plat 3. Landscape Plans 4. Landscape Consultant Review Memorandum, dated May 22, 2020 5. Engineering Memo dated June 3, 2020 6. Community Comments 7. Resolution 2020-069 Boulder Ponds 5th Addition PUD Application May 2020 1 NARRATIVE Boulder Ponds 5th Addition PUD Final Application Written Description The Boulder Ponds development received general concept approval December 2013 by the City of Lake Elmo. In September 2014, the preliminary plat/PUD was approved for 98 single family lots and outlots for future development. In April 2015, the Boulder Ponds 1st Addition Final Plat was approved for 47 single family lots. In May 2016, the Boulder Ponds 2nd Addition Final Plat was approved for 18 single family lots. In August 2018, the Boulder Ponds 3rd Addition Final Plat was approved for 33 lots. This most recent final plat approval was to accommodate smaller lots, with the potential for Lot 17 to be divided into two additional lots in the future. At this time, The Excelsior Group is requesting to divide Lot 17 from the Boulder Ponds 3rd Addition Final Plat from one large lot into three lots, for a gain of two additional lots. This would increase the overall single family lots in the development from 98 to 100. As a result, we will need to amend the PUD to allow for two additional single family lots and replat lot 17. Property Address, Zoning, Parcel Size, PID and Legal Description PROPERTY ADDRESS: 9010 7th St N, St Elmo, MN 55042 PID: 34.029.21.32.0087 LEGAL DESCRIPTION: Boulder Ponds Third Addition Block 2, Lot 17 ZONING: LDR-PUD LOT SIZE: 32,384 sq.ft. (.74 acres) Project Representatives and Contact Information LANDOWNER/ OP4 Boulder Ponds, LLC DEVELOPER c/o The Excelsior Group, LLC 1660 Highway 100 South, Suite 400 St. Louis Park, MN 55416 Ben Schmidt, President 952.525.3225 Ben.Schmidt@ExcelsiorLLC.com Boulder Ponds 5th Addition PUD Application May 2020 2 ENGINEER SEH Dave Blommel 320.229.4349 dblommel@sehinc.com SURVEYOR EG Rud Jason Rud 651.361.8200 jrud@egrud.com LANDSCAPE Westwood Professional Services ARCHITECT Cory Meyer 952.906.7437 cory.meyer@westwoodps.com Attachments 1. Application 2. PUD / Final Plat Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Central leader. Top of root ball shall be flush with finished grade. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace tree. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. 4" layer of mulch. No more than 1" of mulch on top of root ball. (See specifications for mulch). Trunk caliper shall meet ANSI Z60 current edition for root ball size. Root ball modified as required. Round-topped soil berm 4" high x 8" wide above root ball surface shall be constructed around the root ball. Berm shall begin at root ball periphery. Bottom of root ball rests on existing or recompacted soil. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE 3x's widest dimension of root ball (unmodified soil only) Existing soil. Finished grade Loosened soil. Dig and turn the soil to reduce the compaction to the area and depth shown. Original grade Notes: 1. Modified soil - Depth of soil varies (see specifications for soil modification). 2. Trees shall be of quality prescribed in crown observations and root observations details and specifications. 3. See specifications for further requirements related to this detail. Poorly Drained Soil Notes: 1. Root ball surface shall be positioned to be one - quarter above finished grade. 2. Existing site soil shall be added to create a smooth transition from the top of the raised root ball to the finished grade at a 15% max. slope. #$ 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Trunk caliper shall meet ANSI Z60 current edition for root ball size. Root ball modified as required. Round-topped soil berm 4" high x 8" wide above root ball surface shall be centered on the downhill side of the root ball for 240°. Berm shall begin at root ball periphery. 4" layer of mulch. No more than 1" of mulch on top of root ball. (See specifications for mulch). Existing soil. Original grade Bottom of root ball rests on existing or recompacted soil. Original slope should pass through the point where the trunk base meets substrate/soil. Central leader. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace tree. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. Notes: 1. Modified soil - Depth of soil varies (see specifications for soil modification). 2. Trees shall be of quality prescribed in crown observations and root observations details and specifications. 3. See specifications for further requirements related to this detail. Loosened soil. Dig and turn the soil to reduce the compaction to the area and depth shown. Slope sides of loosened soil. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE 3x's widest dimension of root ball (unmodified soil only) 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Central leader. Top of root ball shall be flush with finished grade. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace tree. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. 4" layer of mulch. No more than 1" of mulch on top of root ball. (See specifications for mulch). Bottom of root ball rests on existing or recompacted soil. Finished grade Existing soil. Trunk caliper shall meet ANSI Z60 current edition for root ball size. Root ball modified as required. Loosened soil. Dig and turn the soil to reduce the compaction to the area and depth shown. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE 3x's widest dimension of root ball (unmodified soil only)Notes: 1. Modified soil - Depth of soil varies (see specifications for soil modification). 2. Trees shall be of quality prescribed in crown observations and root observations details and specifications. 3. See specifications for further requirements related to this detail. Poorly Drained Soil Notes: 1. Root ball surface shall be positioned to be one - quarter above finished grade. 2. Existing site soil shall be added to create a smooth transition from the top of the raised root ball to the finished grade at a 15% max. slope. # Round-topped soil berm 4" high x 8" wide above root ball surface shall be constructed around the root ball. Berm shall begin at root ball periphery. 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Central leader. Original slope should pass through the point where the trunk base meets substrate/soil. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace tree. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. Trunk caliper shall meet ANSI Z60 current edition for root ball size. Root ball modified as required. Round-topped soil berm 4" high x 8" wide above root ball surface shall be centered on the downhill side of the root ball for 240°. Berm shall begin at root ball periphery. 4" layer of mulch. No more than 1" of mulch on top of root ball. (See specifications for mulch). Bottom of root ball rests on existing or recompacted soil. Original grade Loosened soil. Dig and turn the soil to reduce the compaction to the area and depth shown. Existing soil. Slope sides of loosened soil. Notes: 1. Modified soil - Depth of soil varies (see specifications for soil modification). 2. Trees shall be of quality prescribed in crown observations and root observations details and specifications. 3. See specifications for further requirements related to this detail. . URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE $ 3x's widest dimension of root ball (unmodified soil only)Notes: 1. Modified soil - Depth of soil varies (see specifications for soil modification). 2. Shrubs shall be of quality prescribed in the root observations detail and specifications. 3. See specifications for further requirements related to this detail. Loosened soil. Dig and turn the soil to reduce the compaction to the area and depth shown. Rootball. 4" high x 8" wide round - topped soil berm above root ball surface shall be constructed around the root ball. Berm shall begin at root ball periphery. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace shrub. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. 4" layer of mulch. No more than 1" of mulch on top of root ball. (See specifications for mulch). Root ball rests on existing or recompacted soil. Slope sides of loosened soil. Existing soil. Finished grade. Shrub. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE 3x's widest dimension of root ball (unmodified soil only) # 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Notes: 1. Modified soil - Depth of soil varies (see specifications for soil modification). 2. Shrubs shall be of quality prescribed in the root observations detail and specifications. 3. See specifications for further requirements related to this detail. Loosened soil. Dig and turn the soil to reduce the compaction to the area and depth shown. Rootball. 4" high x 8" wide round - topped soil berm above root ball surface shall be centered on the downhill side of the root ball for 240°. Berm shall begin at root ball periphery. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace shrub. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. 4" layer of mulch. No more than 1" of mulch on top of root ball. (See specifications for mulch). Root ball rests on existing or recompacted soil. Slope sides of loosened soil. Existing soil. Shrub. 3x's widest dimension of root ball (unmodified soil only) $ URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE Original slope should pass through the point where the trunk meets substrate/soil. 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color - orange. Steel posts installed at 8' o.c. Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. 2" x 6' steel posts or approved equal. 8.5" x 11" sign laminated in plastic spaced every 50' along the fence. KEEP OUT TREE PROTECTION AREA 56#0&&4#9+0)01 .#-''./1 %+6;1(.#-''./1 ('$47#4; Notes: 1. See specifications for additional tree protection requirements. 2. If there is no existing irrigation, see specifications for watering requirements. 3. No pruning shall be performed except by approved arborist. 4. No equipment shall operate inside the protective fencing including during fence installation and removal. 5. See site preparation plan for any modifications with the Tree Protection area. 6. See tree preservation plan for fence alignment. At a minimum fence shall extend to the crown drip line. Outside of the crown dripline of the tree contractor can open trench. 8-12" thick layer of mulch on maintenance road; 5" thick layer inside tree protection area. Contractor to bore under the crown dripline of the tree URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE 1Save: 4/3/2020 11:27 AM rhaehn Plot: 4/15/2020 3:10 PM P:\AE\E\EXCEG\143661\5-final-dsgn\51-drawings\10-Civil\cad\dwg\sheet\5TH ADDITION SHEETS\EXCEG_5TH_TL.dwg DAVID BLOMMEL, PE04/15/202046725I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.4NOTE:THE SUBSURFACE UTILITY QUALITY INFORMATION IN THIS PLAN IS LEVEL D.THIS UTILITY QUALITY LEVEL WAS DETERMINED ACCORDING TO THEGUIDELINES OF CI/ASCE 38-02 ENTITLED "STANDARD GUIDELINES FOR THECOLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA."THE CONTRACTOR SHALL CALL THE GOPHER STATE ONE CALL SYSTEM AT811 BEFORE COMMENCING EXCAVATION.FILE NO.SignatureDate:Lic. No.APPROVED:DATECITY ENGINEER OFAPPROVED:DATE COUNTY ENGINEERCITY OFN.T.S.PROJECT LOCATIONKnow what'sbelow.before you dig.CallRTITLE SHEETSITE PLANGRADING PLANEROSION CONTROL PLAN1234THIS PLAN CONTAINS 4 SHEETS.INDEXSHEET NO.DESCRIPTIONGOVERNING SPECIFICATIONSTHE 2018 EDITION OF THE MINNESOTA DEPARTMENT OFTRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION"SHALL GOVERN EXCEPT AS MODIFIED BY THE SPECIFICATIONS FOR THIS PROJECT.ALL TRAFFIC CONTROL DEVICES SHALL CONFORM TO THE LATEST EDITION OF THEMINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES, INCLUDING THE LATESTFIELD MANUAL FOR TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS.LAKE ELMO, MINNESOTAEXCEG143661CITY OF LAKE ELMO,WASHINGTON COUNTYLAKE ELMO, MINNESOTABOULDER PONDS 5TH ADDITIONCONSTRUCTIONPLANS FORSITE PLAN, EROSION CONTROL, GRADINGPHONE: 651.490.20003535 VADNAIS CENTER DRIVEST. PAUL, MN 55110-5196www.sehinc.comSIGN (NON STREET NAME)EDGE OF WOODED AREABUSH / SHRUB AND STUMPDECIDUOUS AND CONIFEROUS TREEBUILDINGRAILROAD TRACKSSTREET NAME SIGNFENCE (UNIDENTIFIED)SANITARY SEWER SERVICE & CLEANOUTTRAFFIC SIGNALWATER SERVICE AND CURB STOP BOXWATER MAIN, HYDRANT, VALVE AND MANHOLESTORM SEWER, MANHOLE AND CATCH BASINSANITARY SEWER AND MANHOLEPERMANENT EASEMENTSOIL BORINGLIGHT POLEOVERHEAD WIRE, POLE AND GUY WIREGAS MAIN, VALVE, VENT AND METER BURIED TV CABLE, PEDESTAL AND MANHOLEIIFM>CULVERT AND APRON ENDWALLFORCE MAIN AND LIFT STATIONRIGHT OF WAYEXISTINGP-BURETTGG#X6"6"COBURIED PHONE CABLE, PEDESTAL AND MANHOLEBURIED FIBER OPTIC CABLE AND MANHOLEFOP-OHP-OHTV-BURTVGXBARBED WIRE FENCEXCCHAIN LINK FENCEXEELECTRIC WIRE FENCEXWDWOOD FENCEXWWWOVEN WIRE FENCEPLATE BEAM GUARDRAILCABLE GUARDRAILT-BURWETLANDWETHHPROPERTY LINE>>HANDHOLEPOST / BOLLARDRETAINING WALLHORIZONTAL CONTROL POINTBENCHMARKSURVEY MARKERXX"GLIFTTVPEXXEBURIED ELECTRIC CABLE, PEDESTAL, MANHOLE,TRANSFORMER AND METERSTWS6+00>>>IPROPOSEDFMSTORM SEWER, MANHOLE AND CATCH BASINDRAIN TILECULVERT AND APRON ENDWALLDITCH / SWALESANITARY SERVICE AND CLEANOUTRIGHT-OF-WAYTEMPORARY EASEMENTPERMANENT EASEMENTWATER SERVICE AND CURB STOP BOXSANITARY SEWER, BULKHEAD AND MANHOLEWATER MAIN, TEE, HYDRANT, BULKHEAD AND VALVEFORCE MAINCOSTREET CENTERLINECONSTRUCTION LIMITSWATER VALVE MANHOLE, REDUCER, BEND AND CROSSRIPRAPSTREET NAME SIGNSIGN (NON STREET NAME)RETAINING WALL>>>SSTWPROJECT LOCATION 2SITE PLANSave: 4/3/2020 8:45 AM rhaehn Plot: 4/15/2020 3:10 PM P:\AE\E\EXCEG\143661\5-final-dsgn\51-drawings\10-Civil\cad\dwg\sheet\5TH ADDITION SHEETS\EXCEG_5TH_SP.dwgRVHRVHDMB 04/15/202046725DAVID BLOMMEL, PEI HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA.0feetscale306030154PHONE: 320.229.43001200 25TH AVENUE SOUTHP.O. BOX 1717ST. CLOUD, MN 56302-1717www.sehinc.comDESIGN TEAMNO.BYDESIGNER:DRAWN BY:CHECKED BY:FILE NO.Date:Lic. No.REVISIONSDATEEXCEG143661LAKE ELMO,MINNESOTABOULDER PONDS 5TH ADDITIONSITE PLAN________________HOUSE PAD (TYP)SEWER SERVICE EXISTING (TYP)WATER SERVICE EXISTING (TYP)PROPOSED 3RD ADDITION LOT 17SPLIT LINES5TH STREET7TH STREET NORTHEXISTING USE - RESIDENTIAL DEVELOPMENT(STONEGATE AND STONEGATE 2ND ADDITIONEXISTING USE - BREMER BANK(EAGLE POINT BUSINESS PARK 3RD)DENSITY SUMMARY - BOULDER PONDS ORIGINAL PUD99 RESIDENTIAL LOTS ON 43.75 ACRES OR 2.26 LOTS / ACRE - BOULDER PONDS PROPOSED101 RESIDENTIAL LOTS ON 43.75 ACRES OR 2.31 LOTS / ACRE 1016.51024.5(1024.5)RBASIN 1AWET/INFILTRATION1015.01023.0(1023.0)R1014.51022.5(1022.5)R1020.421020.901020.291019.861020.941021.301022.4910221020102210211022.501023.671023.751020.081019.283GRADING PLANSave: 4/15/2020 3:05 PM rhaehn Plot: 4/15/2020 3:10 PM P:\AE\E\EXCEG\143661\5-final-dsgn\51-drawings\10-Civil\cad\dwg\sheet\5TH ADDITION SHEETS\EXCEG_5TH_GP.dwgRVHRVHDMB 04/15/202046725DAVID BLOMMEL, PEI HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA.0feetscale306030154PHONE: 320.229.43001200 25TH AVENUE SOUTHP.O. BOX 1717ST. CLOUD, MN 56302-1717www.sehinc.comDESIGN TEAMNO.BYDESIGNER:DRAWN BY:CHECKED BY:FILE NO.Date:Lic. No.REVISIONSDATEEXCEG143661LAKE ELMO,MINNESOTABOULDER PONDS 5TH ADDITIONGRADING PLAN________________XXXX.XXXXX.X(XXXX.X)LOHOUSE TYPER - RAMBLERRE -REVEALLO - LOOK OUTWO - WALK OUTSOG - SLAB ON GRADELOWEST FLOOR ELEVATIONFINISHED GROUND ELEVATION@ BUILDING (BACK)GARAGE FLOOR /FINISHED FLOOR ELEVATIONSWALE FLOW LOCATIONGRADING DEFINITIONSEV = EXCAVATED VOLUMELV = LOOSE VOLUMEGRADING MATERIAL = MATERIAL NOT CLASSIFIED HEREIN AS TOPSOILCV = COMPACTED VOLUMETOPSOIL = SOIL CONSIDERED NOT ACCEPTABLE FOR USEAS FILL IN ROADWAYS, SIDEWALKS, DRIVEWAYS, STORM WATER PONDS,AND BUILDING PADS AS DETERMINED BY THE ENGINEER IN THE FIELDCY = CUBIC YARDSUA = UNADJUSTED VOLUMEGENERAL NOTESBUILDING PADS WILL BE HELD DOWN LOWER THAN FINISHED GRADE 3 FEET.HOLD DOWN DISTANCES SHALL BE CONSIDERED TO BE BETWEEN THE FINISHED GRADEAND GRADING GRADE AS SHOWN ON THE HOUSEPAD DETAILS.ALL TOPSOIL MUST BE REMOVED FROM STREET SUBGRADES & BUILDING PAD & DRIVEWAY FILL AREAS.PROPOSED CONTOURS & HOUSEPAD ELEVATIONS SHOWN ON THE GRADING PLAN ARE TO FINISHED GRADE.REAR SWALES, PROPERTY LINES, & BOULEVARDS ARE TO BE GRADED TO FINISHED GRADE.ALL AREAS MUST DRAIN, EVEN WITH THE PADS HELD DOWN.WITH THE EXCEPTION OF THE ROADWAY, ALL AREAS DISTURBED MUST BE RESTORED W/ AMINIMUM OF 6-INCHES OF TOPSOIL, SEED, FERTILIZER & MULCH. TURF ESTABLISHMENT SHALLBE COMPLETED WITHIN 7-DAYS OF GRADING COMPLETION. (SEE EROSION CONTROL/TURFESTABLISHMENT PLAN)THE EARTHWORK QUANTITIES WERE ACHIEVED BY USING THE HOUSE STYLES AS SHOWN ONTHE GRADING PLAN. ANY VARIATION IN HOUSE STYLES WILL CHANGE EARTHWORK QUANTITIES ANDIS SUBJECT TO REVIEW & APPROVAL OF THE ENGINEER. BASIN 1AWET/INFILTRATION10231021101710151024 102 2 1020 10184EROSION CONTROL PLANSave: 4/15/2020 3:08 PM rhaehn Plot: 4/15/2020 3:11 PM P:\AE\E\EXCEG\143661\5-final-dsgn\51-drawings\10-Civil\cad\dwg\sheet\5TH ADDITION SHEETS\EXCEG_5TH_EC.dwgRVHRVHDMB 04/15/202046725DAVID BLOMMEL, PEI HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA.0feetscale306030154PHONE: 320.229.43001200 25TH AVENUE SOUTHP.O. BOX 1717ST. CLOUD, MN 56302-1717www.sehinc.comDESIGN TEAMNO.BYDESIGNER:DRAWN BY:CHECKED BY:FILE NO.Date:Lic. No.REVISIONSDATEEXCEG143661LAKE ELMO,MINNESOTABOULDER PONDS 5TH ADDITIONEROSION CONTROL PLAN________________ PAGE 1 of 2 MEMORANDUM Date: June 3, 2020 To: Ben Prchal, City Planner Re: Boulder Ponds 5th Addition – Final Plat Cc: Ken Roberts, Planning Director Engineering Review Comments Chad Isakson, P.E., Assistant City Engineer From: Jack Griffin, P.E., City Engineer An engineering review has been completed for the Boulder Ponds 5th Addition. Final Plat/Final Construction Plans were received on May 14, 2020. The submittal consisted of the following documentation: Boulder Ponds 5th Addition Preliminary Plat, dated May 6, 2020, prepared by E.G. Rud & Sons, Inc. Boulder Ponds 5th Addition Final Plat, dated May 6, 2020, prepared by E.G. Rud & Sons, Inc. Boulder Ponds 5th Addition Construction Plans dated April 15, 2020, prepared by SEH, Inc. Boulder Ponds Landscape Plans, dated May 4, 2020, prepared by Westwood Professional Services. STATUS/FINDINGS: Engineering review comments have been provided for Final Plat approval and to assist with the completion of the final Construction Plans. Please see the following engineering review comments. FINAL PLAT: BOULDER PONDS 5TH ADDITION It is recommended that the Final Plat be revised to plat only one additional lot instead of the proposed two lots. As proposed, Lot 1 Block 1 does not meet the minimum required lot width along 7th Street North, the primary road that requires the driveway access. The proposed lot width is not shown on the plans but appears to be a little over 40 feet in width. City ordinance in urban residential areas requires a minimum of 60 feet. City Ordinance 93.26 for Driveway Standards requires driveways to be set back from an intersection a minimum distance of 20 feet from any right‐of‐way line of any street, it requires driveways to have a minimum width of 20 feet, and it requires all driveways to be located at least 5 feet from any property line. These requirements are all minimums and cannot be met for the proposed lot layout. The plans show the driveway layout for Lot 1 Block 1 and includes a “S” shaped alignment in order to connect the garage to the street curb cut. The city has experienced resistance by new property owners to construct their driveways in this type of configuration and have requested their builders to redesign the driveways after home construction. In this instance there is no alternative. Approval of the Boulder Ponds 5th Addition Plat should be contingent upon the applicant completing a detailed development lot book for all lots in the 5th Addition to provide for a detailed lot by lot design due to the many boulevard and lot layout design exceptions. The development book must be provided prior to the release of Final Plat for recording. This was a condition of approval for the Boulder Ponds 3rd Addition and was not provided by the developer. FOCUS ENGINEERING, inc. Cara Geheren, P.E. 651.300.4261 Jack Griffin, P.E. 651.300.4264 Ryan Stempski, P.E. 651.300.4267 Chad Isakson, P.E. 651.300.4283 PAGE 2 of 2 It is recommended that approval of the Boulder Ponds 5th Addition Plat be contingent upon the Hudson Boulevard turn lanes being constructed and accepted by the City, including all punch list items, prior to release of building permits. This was also a condition of the Boulder Ponds 3rd Addition Plat. The Final Plat shall not be recorded until final construction plan approval is granted. Final Construction Plans and Specifications must be prepared in accordance with the City Engineering Design Standards Manual dated April 2019, using City details, plan notes and specifications and meeting City Engineering Design Guidelines. No construction for Boulder Ponds 5th Addition may begin until the applicant has received City Engineer approval for the Final Construction Plans; the applicant has obtained and submitted to the City all applicable permits, easements and permissions needed for the project; and a preconstruction meeting has been held by the City’s engineering department. Wenck | Colorado | Georgia | Minnesota | North Dakota | Wyoming Toll Free 800-472-2232 Web wenck.com To: Ken Roberts, City of Lake Elmo Planning Director From: Lucius Jonett, Wenck Landscape Architect Date: May 22, 2020 Subject: City of Lake Elmo Landscape Plan Review Boulder Ponds 5th Addition, Review #1 Submittals ▪ 5th Addition Final Plat, dated 5-6-2020, received 5-14-2020. ▪ Certificate of Survey, dated 3-24-2018, received 5-14-2020. ▪ 5th Addition Plans, dated 5-4-2020, received 5-14-2020. ▪ Final Landscape Plans, dated 5-4-2020, received 5-14-2020. Location: Intersection of 5th Street North and 7th Street North Land Use Category: Low Density Residential Surrounding Land Use Concerns: None Special landscape provisions in addition to the zoning code: None Findings: 1. The submitted materials show that a single lot has been split into three (3) to provide two (2) more homes within the Boulder Ponds development. When doing so, the developer has preserved boulevard trees and the overall, previously approved tree count remains the same. Recommendation: It is recommended that the Boulder Ponds 5th Addition landscape plans be approved pending no site design revisions. Sincerely, Lucius Jonett, PLA (MN) Wenck Associates, Inc. City of Lake Elmo Municipal Landscape Architect 1 Ben Prchal From:Dave Hein <dhein@nexengroup.com> Sent:Thursday, May 21, 2020 10:49 AM To:Ben Prchal Subject:Boulder Ponds: Final Plat And PUD Review & Water Pond Caution: This email originated outside our organization; please use caution. Ben, Thanks for taking my call earlier today. 1. Regarding dividing 9010 7th street from one lot into 3. Our vote (9036 7th street north) would be a “no” vote. The specific reason is safety of vehicles/pedestrians turning to/from 5th street and 7th street north. Adding additional driveways so close to the corner does not seem to be the better plan. I recognize the addition of homes would reduce our overall maintenance costs, however, we feel the safety concerns override the cost savings to the individual homeowners in the association. 2. Regarding the pond located south of Stonegate Park, North of 7th street, and east of 5th street‐ the outstanding question is how much water will remain in the pond after the drainage reworking. The current pond is constructed with 5 feet (approximately) of depth, which is a very acceptable depth level. Muskrats, ducks, and geese were all present and raising offspring in the pond this springs. Making the surface footprint smaller, or the depth of the pond shallower, would be a disservice to the wildlife and homeowners. Please do not create a shallow drainage area that would move from dry to wet with storms. It is a pond, not a drainage overflow. Let me know what you find out. Regards. Dave Hein Nexen Group Senior Vice President, Engineering & Chief Technology Officer 651.286.1021 Work 651.335.9550 Mobile dhein@nexengroup.com 560 Oak Grove Parkway Vadnais Heights, MN 55127 www.nexengroup.com CONFIDENTIALITY NOTICE: This e-mail (including any attachments, files, and links) is intended only for the use of the intended recipient(s) and may contain confidential information. It is not intended for transmission to, or receipt by, any unauthorized person. If you are not the intended recipient of this e-mail, please delete it from your system without copying it and notify the above sender so that our e-mail address may be corrected. The use, distribution, copying, or transmittal of this e-mail by an unintended recipient is strictly prohibited. May 19, 2020 City of Lake Elmo Planning Commission % Ben Prchal, City Planner RE: 5th Addition, Boulder Ponds Commission Members: Thank you for mailing us the notice of the public hearing to be held on Wednesday, May 27. I then contacted Ben Prchal, and he attached relevant documents to an email for our edification. My wife Paula and I live at 9018 7th ST N, Lake Elmo. On June 28 of 2019 we signed an agreement with Creative Homes to have a house built on Lot 16, Block 2, 3rd Addition. We were pleased with Creative Homes during the planning and construction phases, and closed on the house on February 18, 2020. We have been happy with our house and have only good things to say about Creative Homes. Our house is immediately adjacent to the development proposed development. Upon careful examination of the proposed subdivision of that one lot into three lots, we consider that plan to be undesirable for us as the immediate neighbors. To accomplish building three houses on that piece of ground, the three houses would be set back a substantially greater distance from 7th ST N than any of the other houses on the block. The proposed houses to the west of us would be much further back than ours. Our west view off our deck would appear to be the side of the next house. None of the other houses on the block have that situation. We certainly do not object to that piece of ground being developed. In fact, it would be nice to have that huge mound of dirt removed. It is our belief though that the best plan would be to divide that piece of land into two lots rather than three. The two houses to be built would not need to be set back from the street, and the integrity of the block would be maintained. Thank you for your consideration. Roy E. Baker 9018 7th ST N Lake Elmo, MN 55042 Rb709825@gmail.com 402.470.1321 1 Ben Prchal From:Todd Gunderson <todd.gunderson@yahoo.com> Sent:Sunday, May 17, 2020 4:00 PM To:Ben Prchal Subject:Final plat and PUD review - Boulder Ponds Caution: This email originated outside our organization; please use caution. I am a resident of Boulder Ponds - 9100 Jade Court North and my wife and I have no issues or concerns with this request of the Developer for final platting. Thanks Sent from Yahoo Mail for iPhone 1 CITY OF LAKE ELMO WASHINGTON COUNTY STATE OF MINNESOTA RESOLUTION NO. 2020-069 A RESOLUTION APPROVING A FINAL PLAT AND FINAL PLANNED UNIT DEVELOPMENT (PUD) PLAN AMENDMENT FOR THE BOULDER PONDS 5TH ADDITION DEVELOPMENT WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, OP4 Boulder Ponds, LLC c/o The Excelsior Group, LLC, 1660 Highway 100 South, Ste 400, St. Louis Park, MN 55416, has submitted an application to the City of Lake Elmo (“City”) for a Final Plat and Final PUD Plan Amendment for the Boulder Ponds 5th Addition residential development, a copy of which is on file in the City of Lake Elmo Planning Department; and WHEREAS, the City approved the Boulder Ponds PUD General Concept Plan on December 17, 2013; and WHEREAS, the City approved the Boulder Ponds Preliminary Plat and Preliminary PUD Plan on September 16, 2014; and WHEREAS, the proposed Boulder Ponds 5th Addition Final Plat and Final PUD Plan amendment includes 2 single family residential lots within a planned development on the property addressed as 9010 7th St. N (PID 34.029.21.32.0087); and WHEREAS, the Lake Elmo Planning Commission reviewed the Final Plat and Final PUD Amendment Plans on May 27, 2020; and WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending approval of the Boulder Ponds 5th Addition Final Plat and Final PUD Plan subject to conditions of approval; and WHEREAS, the Lake Elmo Planning Commission has submitted its report and recommendation concerning the Final Plat and Final PUD Plan as part of a memorandum to the City Council for the June 16, 2020 Council Meeting; and WHEREAS, the City Council reviewed the Boulder Ponds 5th Addition Final Plat and Final PUD Plan at its meeting held on June 16, 2020 and made the following findings of fact: 1) That the Boulder Ponds 5th Addition Final Plat and Final PUD Plan is generally consistent with the standards approved for the Preliminary Plat and Plans as approved by the City of Lake Elmo on September 16, 2014. 2) That the Boulder Ponds 5th Addition Final Plat and Final PUD Plan is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. 2 3) That the Boulder Ponds 5th Addition Final Plat does not comply with the City’s Urban Low Density Residential zoning district. However, the exceptions approved through the PUD process as noted in the approved Preliminary PUD Plans allow for decreased front and rear yard lot widths, lot sizes, and seatbacks. 4) That the Boulder Ponds 5th Addition Final Plat complies with all other applicable zoning requirements, including the City’s landscaping, storm water, sediment and erosion control and other ordinances, except as noted in this report or attachments thereof. 5) That the creation of two additional lots, total of three (3) for the 5th addition, does not meet all engineering requirements. Because of this the development will only be allowed to consist of two (2) lots in the 5th addition. 6) That the Boulder Ponds 5th Addition Final Plat complies with the City’s subdivision ordinance. 7) That the Boulder Ponds 5th Addition Final Plat and Final PUD Plan complies with the City’s Planned Unit Development Ordinance. NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve the Boulder Ponds 5th Addition Final Plat and Final PUD Plan subject to the following conditions: 1. Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water management plans, and street and utility construction plans shall be reviewed and approved by the City Engineer prior to the recording of the Final Plat. All changes and modifications to the plat and plans requested by the City Engineer in memo dated June 3, 2020 for the 5th Addition shall be incorporated into these documents before prior to signing the Plat for recording. 2. The setbacks shall adhere to the requirements established during Preliminary PUD approval. a. Lot Area: 9,882 sq. ft. average (7,206 sq. ft. min.) b. Front Yard Setback: 20 ft. (25 feet for garage) c. Side Yard Setback: 5 ft. d. Side Corner Setback: 15 ft. e. Rear Yard Setback: 20 ft. 3. Boulder Ponds 5th Addition may not begin construction until the applicant has received City Engineer approval for the Final Construction Plans; the applicant has obtained and submitted to the City all applicable permits, easements and permissions needed for the project; and a preconstruction meeting has been held by the City’s engineering department. 4. Final Construction Plans and Specifications must be prepared in accordance with the City Engineering Design Standards Manual dated April 2019, using City details, plan notes and specifications and meeting City Engineering Design Guidelines. 5. The Final Plat shall not be recorded until final construction plan approval is granted by the City Engineer. 6. Amendments to the Landscaping Plan shall be subject to review and approval of the City Landscape Architect, prior to the release of building permits. 7. Plantings to sufficiently screen the northern portion of the northern buffer trail shall be provided on the Final Landscape Plan to be approved by the City’s Landscape Architect. 8. The applicant shall provide evidence that all conditions attached to the South Washington Watershed District permit for the Final Plat and associated grading work have been met prior to the release of the Final Plat for recording. 3 9. The Developer shall revise the plat to consist of one (1) additional lot as opposed to two (2) as requested. To clarify the 5th addition will consist of two (2) lots instead of three (3). 10. The applicant shall provide a complete development lot book for the two (2) lots in Phase 5 of the Boulder Ponds development clarifying proper building placement for use in granting building permits prior to the release of Final Plat for recording. 11. That the Boulder Ponds 5th Addition Plat be contingent upon the Hudson Boulevard turn lanes being constructed and accepted by the City, including all punch list items, prior to release of building permits. Passed and duly adopted this 16th day of June, 2020 by the City Council of the City of Lake Elmo, Minnesota ___________________________________ Mike Pearson, Mayor ATTEST: ____________________________________ Julie Johnson, City Clerk