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HomeMy WebLinkAbout#15 - Legends Development Open Space Concept Plan STAFF REPORT CITY COUNCIL DATE: 04/20/2021 REGULAR AGENDA TO: City Council FROM: Ken Roberts, Planning Director AGENDA ITEM: Landucci Open Space PUD (Legends of Lake Elmo) –– Concept PUD Review REVIEWED BY: Ben Prchal, City Planner Jack Griffin, City Engineer Sarah Sonsalla, City Attorney INTRODUCTION: Mr. Nate Landucci, representing Landucci Homes, has submitted concept development plans to the City for an Open Space PUD (OP PUD) called the Legends of Lake Elmo. This development is proposed for the area north of 50th Street, west of Tamarack Farm Estates and south of St. Croix Sanctuary neighborhood. The proposed concept plan for the OP PUD is for a 50 single family residential subdivision on 110 gross acres with a density of +/- 0.45 dwelling units per acre (D.U.A). Please refer to the project narrative, maps and proposed project plans for more information about the proposal. The developer submitted these concept OP PUD plans to the City for review and comment by City staff as required by the City Code. The City Code no longer requires the Planning Commission or the City Council to review and comment on concept plans for residential PUD’s. City staff thought it was important to present this proposed concept plan to the City Council for their review and comment because of the site itself, the sanitary sewer system the developer wants to install as part of the project and the trails that should or should not be constructed with the development. ISSUE BEFORE THE CITY COUNCIL: The City Council is respectfully being requested to review and provide feedback to the developer about certain design elements of the Legends of Lake Elmo open space planned unit development (OP PUD) concept plan proposed by Landucci Homes for the property located north of 50th Street and south of St. Croix Sanctuary. GENERAL INFORMATION: Applicant: Nathan Landucci, Landucci Homes, Stillwater, MN 55082 Property Owner: Nathan Landucci, Stillwater Minnesota Location: North side of 50th Street, south of St. Croix Sanctuary, Lake Elmo. City Council Meeting April 20, 2021 Page 2 PID’s#: 01-029-21-43-0001, 01-029-21-42-0003 and 01-029-21-41-0001 Request: OP PUD Concept Plan review Site Area: 110 acres (gross) Existing Land Use: Vacant with wetlands, agriculture and a natural gas pipeline Land Use Guidance: Rural Area Development (RAD) Current Zoning: RR – Rural Residential District Proposed Zoning: Open Space PUD Surrounding Zoning: OP PUD (St. Croix Sanctuary to the north), Tamarack Farms and Carriage Station developments (east), Rural Residential (RR) and Small lot residential (RS) across 50th Street to south), RR (west). History: The owners have used the property for agricultural uses and farming. Deadline for Action: Application Complete – March 1, 2021 60 Day Deadline – April 30, 2021 Extension Letter Mailed – No 120 Day Deadline – NA Applicable Code: Article 15 - Open Space Planned Unit Development Regulations Chapter 153 – Subdivision Regulations §150.270 Storm Water, Erosion, and Sediment Control City Engineering Design Standards PROPOSAL DETAILS/ANALYSIS: Overview. The proposed Legends of Lake Elmo Open Space (OP) PUD development will be located on a 110 acre site located on the vacant property on the north side of 50th Street, south of the St. Croix Sanctuary OP PUD development and west of the Tamarack Farms development. The proposed development is proposed as an OP PUD because the developer is proposing a rural-style residential development with preserved open space areas and is requesting flexibility from the strict zoning regulations of the rural zoning regulations. The applicant’s submission to the City includes the following components: • Concept Plan Overview. The attached project narrative includes a general overview of the project with additional details concerning some of the unique aspects of the proposed development. • Existing Conditions. The applicant has provided an aerial photo and site plan depicting the existing conditions in and around the project area. • Concept Plan. The OP-PUD Concept Plan includes a proposed configuration of roads, lots, trails, preliminary utility plans and other public spaces on the applicant’s site. Land Use and Zoning Flexibility. The City’s OP PUD Ordinance allows for some flexibility from zoning and subdivision requirements, subject to City Council approval. Single family homes are a permitted use in the underlying RR zoning district. City Council Meeting April 20, 2021 Page 3 Land Use: The proposed residential development is consistent with the future land use map, which guides this area RAD (rural area development). OP PUD Ordinance Regulations: The following OP PUD Code sections are relevant to this proposal: Section 154.657.B.7.a Open Space 1. The total preserved open space area within an open space PUD development shall be no less than 50 percent of the total gross land area 2. Land needed for storm water facilities . . . may count toward required open space for the purposes of open space PUD design, but must ultimately be placed in outlots to be dedicated to the City. 3. Excluding land needed for storm water facilities, not less than 60 percent of the remaining preserved open space shall be in contiguous parcels which are five acres of more in size. Section 154.657.B.3 Required Buffer zones. No build zones as follows: a. 200 feet buffer from all adjacent property lines that abut an existing residential development or parcel of land not eligible for future development as an open space planned unit development (Applicable to the north east side adjacent to Carriage Station) b. If the development site is adjacent to an existing or approved OP development, the required buffer shall be equivalent to the buffer that was required of the adjacent development (Applicable to the north side of the site and to the Tamarack Farms development to the east) Proposed Design Elements for City Council Review and Consideration Sanitary Sewer and Treatment System As outlined on page 3 of the project narrative, the developer is proposing to install a low-pressure sanitary sewer system with an on-site community septic area/drain field in Outlot B to serve the new development. This proposed system would use a HDPE (plastic) pipe located at the right-of-way line of the street to convey the sewage from each home to the community septic area located near 50th Street. The community drainfield would be owned and operated by the Homeowners Association (HOA). This proposed sanitary sewer design for the Legends development would not meet current City design standards for size, type and location of the pipe and it would not be able to accommodate any sewage from another development. If there is ever a need for the City to provide municipal sanitary sewer to St. Croix Sanctuary development it appears the new sanitary sewer would come from the south through this new development. The question before the City Council is whether the City should require Mr. Landucci to install a more standard City (public) gravity sanitary sewer system meeting City engineering design standards or allow him to install the proposed low-pressure system? The City Engineer has provided the City with several review comments about the 2 sanitary sewer options for this development that I have attached to this report. The standard City gravity sewer system might include a larger sized sewer pipe, manholes and lift stations within this development (although no design work for such a system has been reviewed by the City). The purpose of the gravity sanitary sewer system would be to maximize the flexibility of the sanitary sewer infrastructure throughout Lake Elmo to maintain the City’s ability to continue to be responsive to failing private on-site individual and community treatment systems. In this case, a public sanitary sewer system could serve the future sewer needs of the Sanctuary development by allowing them to pump from their current drainfield to the sanitary sewer system in the Legends development. City Council Meeting April 20, 2021 Page 4 If the City allows the developer to proceed with the installation of the proposed low-pressure system, then any future sanitary sewer installation would most likely be in the street right-of-way near the center of the street pavement. Staff also would want to be sure the location of the low-pressure sanitary sewer line, if allowed by the City, would not interfere with the use or future maintenance of the trail along the new streets in the development. The City Engineer is recommending that for such a system that the Developer install it entirely outside of the City public right-of-way and outside the public 10-foot-wide drainage and utility easements. This would be to ensure the integrity of the public streets and trails and right-of-way management for other public utilities would remain unencumbered by excavations that would occur for the repair and maintenance of the private-owned low-pressure sewer system. 50th Street Trail The is an existing bituminous trail along the north side of 50th Street that runs from Stillwater Boulevard on the east to the driveway of the property located at 11658 50th Street. There also is an existing bituminous trail along the south side of 50th Street that runs between Lily Avenue and the west end of the Tana Ridge development. These trail segments are scheduled for reconstruction in 2021 as part of City Mill and Overlay project. The City’s Comprehensive Plan has identified the 50th Street corridor from the west end of the existing trail going west across Lake Elmo Avenue as a trail search corridor. This trail plan is intended to have a continuous east-west trail across the entire City. It has been the practice of the City to have developers install trails on or adjacent to their development sites when they are installing the improvements for subdivisions. In this case, there is an existing wetland/ponding area west of the west end of the existing trail that will make the installation of a trail in the boulevard of 50th Street difficult if not impossible. This trail segment also would run across the frontage of the adjoining property (11658 50th Street) to get to the western part of the development site. City staff is asking the City Council to provide the developer and City staff feedback and direction about: 1. Should the trail along the north side of 50th Street be extended to the west across the adjoining property and adjacent to the existing wetland/ponding area? If so, who should install this trail segment? 2. If the City Council does not want the trail installed adjacent to the existing wetland/pond, should the developer install a trail along the north side of 50th Street from the west side of the existing wetland/pond across his property to the west property line of the project site? 3. If the City Council does not support the installation of any additional trail along the north side 50th Street as part of this development, then Staff and the developer request direction from the City Council about that decision. Comcast Services The City recently finalized a franchise agreement with Comcast to provide cable television and internet services in Lake Elmo. The agreement does not require Comcast to provide their services in this development. City staff has included this information in this report as we want the City Council and the developer to be aware this situation. OPTIONS The City Council is asked to examine the proposed OP PUD Concept Plan and provide guidance to the applicant and City staff on if and how to proceed with what type of sanitary sewer system and with the City Council Meeting April 20, 2021 Page 5 installation of new trail segments along 50th Street. Keep in mind that a conditional review or approval of these elements of the proposed development at this point simply allows the applicant to proceed to the preliminary PUD plan stage, and does NOT carry with it any assurances of future success or approvals. RECOMMENDATION: City staff is recommending the City Council review the OP-PUD Concept Plan as submitted by Nate Landucci for the Legends of Lake Elmo and provide the applicant/developer and City staff feedback about: • The overall proposed development; • The type of sanitary sewer system the City will require the Developer to install with this development; and • The construction of trails the City would or would not require with the new development. ATTACHMENTS: 1. Application Narrative dated February 26, 2021 2. Location Map 3. Property Line Map 4. Existing Conditions Map 5. Contour/Address Map 6. Overall Concept PUD Layout 7. Overall Concept PUD Plan – North one-half 8. Overall Concept PUD Plan – South one-half 9. City Engineer’s Report dated April 10, 2021 10. Sewer Maps Narrative February 26, 2021 Legends of Lake Elmo is proposed as an open space development, located in the northeastern portion of the City, Section 1, Township 29N, Range 21W. The project property consists of 110.1 acres, bordered on the south by 50th Street, Tamarack Farm Estates and Carriage to the east, St. Croix Sanctuary to the north and large agricultural properties to the west. The site is best characterized as rolling open farm fields surrounded by existing mature oak stands, pines and wetlands and by far one of the nicest natural parcels in Lake Elmo. Owner / Developer is Nathan Landucci, owner of Landucci Homes, LLC, 13230 20th Street Court North, Stillwater, Minnesota. The property is located in the Southeast Quarter of Section 1, Township 29 North, Range 21 West, Washington County. The parcel id numbers are: 01.029.21.42.0003, 01.029.21.41.0001 & 01.029.21.43.0001. DENSITY / LOTS / ANTICIATED PRICING The density of the project is based on the underlying zoning for an open space development. With a total gross area of 110.1 acres, the density allowed yields 50 units, which is what we are proposing. The average lot size as proposed is 0.69 acres. The smallest proposed lot is 0.59 acres, with the largest at 2.48 acres. The total amount of open space provided is 59.50 acres, or 54.1% of the total parcel area. The pricing of a house and lot package is expected to start at $900k based on our proposed housing requirements and similar developments in the area. OPEN SPACE / TRAILS The open space as proposed is predominately preserving wetlands and subsequently the large areas of mature oak and black cherry forest on the property. The largest open space area is Outlot C, 28.61 acres of hardwood forest, tamarack swamp and high valued wetlands. The permanent open space LEGENDS OF LAKE ELMO NARRATIVE Page 2 of 4 outlots are planned to be placed into a permanent conservation easement as well as a drainage and utility easement. Ownership of Outlots A, C, D and E is proposed to be designated as the City. Outlot B is designated as the community septic area and would be owned and maintained by the Home Owners Association (HOA). A linear park credit is requested for the trail connection to the St. Croix Sanctuary Development, Tamarack Farm Estates and the view area in Outlot C. The trails for the project will follow along the proposed roadway. With the proposed phasing plan the trail will be constructed and connected to the St. Croix Sanctuary trail system with the first phase. The remainder of the trail which runs along the proposed roadway will be installed and extended to St. Croix Sanctuary in the future phases. Families from St. Croix Sanctuary, Carriage Station, Tamarack Estates, Tana Ridge, Fields of St. Croix and others will be able to complete large bicycle, running or walking loops with this design. A 10-ft wide trail is proposed between the Legends Development and Tamarack Estates to the east to allow for a secondary access out of their subdivision for emergency vehicles. This will also serve as another trail connection. PHASING We are proposing to grade and complete the entire project with the first phase of construction. The phasing for the home construction or final plat will start from the south and work to the north as shown on the plans. This will help limit the amount of activity of workers and construction vehicles through the St. Croix Sanctuary’s Development until the last phase of construction. A total of 18 lots are planned for the first phase of the development. Phase One of the project will consist of mass grading the entire site and the street and utilities for Phase One only. The water main is proposed to be installed to connect with St. Croix Sanctuary. Phase Two and Three streets and utilities for the associated lots of those phases would be completed as those phases develop. Anticipated timing will depend upon market demand but is expected to encompass a 4 to 6 year time period for total buildout. LEGENDS OF LAKE ELMO NARRATIVE Page 3 of 4 STREETS The street design for the local roads are proposed as 28-ft in width, with concrete curb and gutter. Right of way is proposed as 60-ft in width to allow for adequate room for small utilities and water main. A typical detail is included on sheets C3 and C4 for clarification. UTILITIES The home sites are proposed to be served with city water and a community septic system located on Outlot B. The proposed conveyance of sewage is a low-pressure system which will adopt well to the varied terrain on the site. The location of this line is shown on the typical street section detail, showing the line to be placed on the right of way so as not to interfere if the city chose to install gravity sewer in the future. Each of the proposed home sites have been designed to be serviced with city water. The proposed water main system will help to create a looped water system, connecting the 50th Street System to the St. Croix Sanctuary’s system, which will help to improve water quality in the water main line and better flow for fire flow protection to this and area developments. There is a high-pressure gas main that bisects the parcel and will require permitting for crossing the main for road and for any utilities. We are experienced with this type of crossing and see no issues that would result from the proposed design. STORM SEWER AND PONDING The natural rolling nature of this site facilitates an easy design of storm ponding and infiltration systems. The storm design will allow for a treatment train of ponding, swales and infiltration areas to clean and reduce the impacts to the existing natural wetland features of the site. The storm sewer ponding facilities will be designed to meet both the State and Watershed Requirements for infiltration and for rate of runoff. The site has land locked basin(s) that the Watershed District recently conducted a study which subsequently lowered the flood elevation for the wetlands located in Outlots A and C. This will require the revision of the flood boundary and a letter of map revision sent to FEMA for a few of the proposed lots as identified on the plan. LEGENDS OF LAKE ELMO NARRATIVE Page 4 of 4 HOME SETBACKS AND BUFFERING All proposed home construction will be limited to the setback as identified in the City Code. Currently the plan as designed meets the setbacks and no variance is requested. LANDSCAPING With the homes being positioned in the open farm fields, the addition of trees in the boulevards and around ponding areas will be necessary to enhance the development. Berming will also be used in the final design to decrease the impact of the new homes and for the future homeowners of the Legends. ENGINEER/PLANNER Todd A. Erickson, PE EricksonCivil P.O. Box 145 333 North Main Street, Suite 201 Stillwater, MN 55082 Phone: 612-309-3804 todd@tericksonllc.com SURVEYOR Cornerstone Land Surveying, Inc. 1970 Northwestern Ave Suite 200 Stillwater, Minnesota 55082 Tel: 651-275-8969 E-mail: dan@cssurvey.net WETLAND BIOLOGIST Melissa Barrett Kjolhaug Environmental Phone: 952-401-8757 melissa@kjolhaugenv.com 12"WM WETLAND #5 MANAGE 1 AREA=72,413 SQ.FT. WETLAND #6 MANAGE 1 AREA=8,127 SQ.FT. WETLAND #4 MANAGE PRESERVE AREA=220,225 SQ.FT. WETLAND #3 MANAGE 1 AREA=113,741 SQ.FT. WETLAND #1 MANAGE 1 AREA=53,117 SQ.FT. WETLAND #2 MANAGE 1 AREA=29,573 SQ.FT. WETLAND #7 MANAGE 2 AREA=24,202SQ.FT. WETLAND #8 MANAGE 2 AREA=1,253 SQ.FT. WETLAND #9 MANAGE 1 AREA=2,760 SQ.FT. WETLAND #10 MANAGE 2 AREA=27,798 SQ.FT. WETLAND #11 MANAGE 1 AREA=220,569 SQ.FT. WETLAND #12 MANAGE 1 AREA=6,507 SQ.FT. 75' WETLAND BUFFER TOTAL AREA INCLUDING WETLANDS=26,384 SQ.FT. 75' WETLAND BUFFER TOTAL AREA INCLUDING WETLANDS=42,148 SQ.FT. 0' WETLAND BUFFER TOTAL AREA INCLUDING WETLANDS=345 SQ.FT. 936 934 950 950 948 948 944 944 944 944 944 914 914 914 914 914 914 914 916 916 916 916 916 916 916 916 916 924 904 906 908 910 912 914 918 918 918 918 918 918 918 918 918 918 918 918 918 918 918 918 918 918 918 920 920 920 920 920 920 920 920 922 922 922 922 922 922 922 922 922 922 924 924 924 924 924 924 924 924 924 924 926 926 926 926 926 926 926 926 926 926 928 928 928 928 928 928 928 928 928 928 930 930 930 930 930 930 930 930 930 930 930 930 930 930 932 930 930 928 928 926 926 926 926 926 926 924 924 924 924 924 924 924 922 922 922 922 922 920 920 920 920 920 920 920 920 920 918 916 916 916 916 916 916 916 916 916 916 916 914 914 914 914 914 914 914 914 912 912 912 912 912 912 912 912 910 910 910 910 910 910 910 910 908 908 908 908 908 908 906 906 906 906 906 904 904 904 904 904 902 902 902 902 902 922 900 900 900 900 900 898 898 898 896 896 896 894 894 894 892 892 892 900 926 928 924 924 920 920 920 920 920 920 920 920 920 920 920 922 922 922 922 922 922 922 922 922 924 924 924 924 924 924 924 926 926 926 926 926 926 926 926 926 922 922 922 928 928 928 928 928 928 920 930 930 930 930 930 930 932 932 932 932 910 910 910 910 910 910 910 908 908 908 934 910 910 910 910 910 906 906 906 924 934 934 926 908 928 930 936 904 904 904 902 902 902 900 900 898 898 896 896 908 908 912 936 912 916 934 900 932 932 932 932 932 932 932 932 932 932 898 920 934 934 934 934 934 934 934 934 934 916 918 918 918 918 918 918 918 936936 936 936 936 936 936 936 936 936 938 938 938 938 938 938 938 938 916 938 918 916 916 936 940 940 916 916 916 914 914 914 914 922 940 940 940 940 940 940 940 940 940 926 926 930 942 942 942 942 942 912 946 946 946 946 950 948 948 922 922 922 950 950 950 952 952 924 954 954 956956 920 920 920 920 920 928 928 958 958 918 960 960 962 962 918 924 926 926 926 964 964 924 948 916 950 950 920 952 952 952 966 966 954 954 918 920 920 916 918 918 916 916 956 914 914 914 952 912 968 968 910 908 908 954 958 906 904 970 944 942 946 960 972 940 944 942 974 962 964 926 944 956 930 932 934 966 912 912 912 912 912 912 FEMA FLOOD L IM IT F EMA F LOO D L IM I TFEMA FLOOD LIMIT FEMA FLOOD LIMIT FE M A F L O O D L I M I T FEMA F L O O D L I M I T N89°06'36"E 2646.84 S00°25'42"E 1314.70S89°04'44"W 1324.90 S00°21'50"E 1315.43S89°02'53"W 505.04N00°21'50"W 1040.00S89°38'09"W 588.01 S00°21'51"E213.00S 3 4 ° 1 0 ' 2 5 " E 5 1 7 . 6 1 S00°21'51"E 400.00S89°02'53"W 521.36N00°17'59"W 2632.3218" CMP INV. 898.14INV. 897.20 16" DIP WM 10 0 - Y E A R F L O O D E L E V A T I O N 100-YE A R F L O O D E L E V A T I O N 100-Y E A R F L O O D E L EV A TI O N FEMA F L O O D LI MI T FE M A F L O O D L I M I T FE M A F L O O D L I M I T 964 966 964 934932930 956 944926 964 962 974 94 2 94 4 940 972 960 946942 944 970 90490 6 958 954 908 908 91096896 8912 95 2914914 914 956916916 918 918 916920920 918 9549 5 4 966966952 95 2 952 920 950950916948 9 48 924 964964926926 926924 918 962962 9609 6 0 91 8 9589 5 8 928 928 920 920920 920 920 956956 954954924 952952950 95095 0 922 9 2 2 922 94894895094694694 6 946 912 942942 942942942 93 0 926 926 94094 0 9409 4 0 940 940 940 940 912 912 922 914 914 914 914 916 916 916 940940936 9 1 6 916 918 916 93893 8 938938938 938 936936936936 936 936 91 8 918 918918918 918 916 93493493493 4 934 934 920 898 932932932 932 932 932 900 934 916 912 936912 908 908 896896 898898900900 902 902 902 904 904 904 936 930 92 8 9 0 8926934 9 3 4 924 906906 906 910 9109 1 0 910 910934 908 908 908 910 91 0 910 910910 9 1 0910 932 932 93 2 9 3 2 912912 912 9 1 2 91 2912930 930 930 93 0 930920928 92 8 92892 8 928922922 922926 926 926926 926926 926 92 6 924 924924924 924 92 4 922 92292292 2 922 922 922920 92 0 920920 92 0920 92 0 9 2 0 920 924924 928 92690 0 8 9 2 89 2 892 8 9 4 89 4 89 4 896 89 6 89 6 8 9 8 89 8 8 9 8 9 0 0 9009 0 0 900 900 922902902 902 9029029049 0 4904 904 906906 906906908 908 908 908 908910910910 910 91 0 910912 912912 912 912912914 914914 914 91 4 914 9169169169 1 6 916 916 916 916 918920920 920 920920 920 922 922 9 2 2 924924924924 926 926 926 928 930 9329309 3 0 930 930930 930 930 930 9 3 0 930 93 0 930 928 928 928 928 928928 92 8 928 928 926 926 926926 926 926 9 2 6 926 924924 924 924 92 4 924 9 2 4 924 924 9249229 22 922 922922922 922 922 922 922 92 0 920 920 920 920 9 2 0 920 920 9 1 8 918918 918918 918 91 8 9 18 918 918 918 918 918 918918918 9149 1 2 9109 0 8 9 0 6 9 0 4924 916916 9 1 6 916916916 91 6916916 914 9149149149 1 4 9 1 4914 94494494494 4 944 948 9 4 8 95 0 9 5 0 934 936100 YEAR HWL 16" DIP WM 12" DIP WM12" DIP WM 12" DIP WM 916 918920 928 926 924 92 2 920100 YEAR HWL100 YEAR HWL 100-YE A R F L O O D E L E V A T I O N 10 0 - Y E A R F L O O D E L E V A T I O N 936 92 0 91 8 91 6 91 4 91 2 91 0 90 8 92 2 92 4 92 6 92 892492292091891691491292492290292 29249 2 6 9 2 8 93 0 92 0 92 2924 926 928 940 938 948 946 944 942 948 950 952 954 934936932930928 934 93 2 934 936 93 8 934936926920 922932932934936952954956958960962964966952954956958950 100-YR HWLUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGG100 YR HWL 100 YR H W L 100 Y R H W L 100 Y R H W L WETLAND BO U N D A R Y WET L A N D B O U N D A R Y WETLAND BOUNDARYWETLAND WETLAND WETLAND WETLAND COMMUNITY SEPTIC AREAFEMA33,561 sq.ft. 645,204 sq.ft. 7,140 sq.ft. 115,886 sq.ft. 3,628 sq.ft. 9,473 sq.ft. 2,206 sq.ft. 63,806 sq.ft. F1 F2 F4 F3 F6 F5 F8 F7 N TRAIL CONNECTION TO ST. CROIX SANCTUARY PHASE I Washington County, Minnesota Site Location Map Section 1, T29N - R21W KEYED NOTES EXISTING WETLAND 2 EXISTING GAS EASEMENT 3 CITY WATER MAIN CONNECTION POINT 4 © 2021 - T. Erickson, LLC - EricksonCivil - All Rights ReservedJOB NO.NO. 19-132 ISSUED FOR DATE SHEETSHEET C1 EXISTING CONDITIONS Phone: (612) 309-3804 www.ericksoncivilsite.com DATE: TODD A. ERICKSON, PE LICENSE NO. 40418 02/26/2021 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. 1 OF 4 50 LOT SINGLE FAMILY OPEN SPACE PLANNED UNIT DEVELOPMENT LEGENDS OF LAKE ELMO - LANDUCCI HOMES CITY CONCEPT REVIEW SET Erickson Civil PLANNINGENGINEERING SURVEYING CONSTRUCTION 1 CITY REVIEW 02-26-2021 12% - 24% SLOPED AREAS WOODLANDS (F1 - F8) 16.11 Acres NATURAL RESOURCE INVENTORY TOTAL SITE PROTECTED WETLANDS 25% + SLOPED AREAS 110.01 Acres 17.93 Acres 1.93 Acres 20.22 Acres PROPERTY BOUNDARY SURVEYED WETLAND BOUNDARY FEMA FLOOD LIMIT 100-YEAR FLOOD ELEVATION LIMIT LEGEND 1 1 1 1 1 1 1 1 1 1 1 1 2 2 2 2 2 3 3 PROTECTED WETLANDS EXISTING 25%+ SLOPES EXISTING 12% - 25% SLOPES EXISTING WOODED AREAS 2-FT EXISTING LIDAR CONTOUR930 1 SITE 50th Street N Manning Ave (CSAH 15)1 NW 14 NE 14 SE 14SW 14 HWY 36 12"WM WETLAND #5 MANAGE 1 AREA=72,413 SQ.FT. WETLAND #6 MANAGE 1 AREA=8,127 SQ.FT. WETLAND #4 MANAGE PRESERVE AREA=220,225 SQ.FT. WETLAND #3 MANAGE 1 AREA=113,741 SQ.FT. WETLAND #1 MANAGE 1 AREA=53,117 SQ.FT. WETLAND #2 MANAGE 1 AREA=29,573 SQ.FT. WETLAND #7 MANAGE 2 AREA=24,202SQ.FT. WETLAND #8 MANAGE 2 AREA=1,253 SQ.FT. WETLAND #9 MANAGE 1 AREA=2,760 SQ.FT. WETLAND #10 MANAGE 2 AREA=27,798 SQ.FT. WETLAND #11 MANAGE 1 AREA=220,569 SQ.FT. WETLAND #12 MANAGE 1 AREA=6,507 SQ.FT. 75' WETLAND BUFFER TOTAL AREA INCLUDING WETLANDS=26,384 SQ.FT. 75' WETLAND BUFFER TOTAL AREA INCLUDING WETLANDS=42,148 SQ.FT. 0' WETLAND BUFFER TOTAL AREA INCLUDING WETLANDS=345 SQ.FT. OUTLOT AFEMA FLOOD L IM IT F EMA F LOO D L IM I TFEMA FLOOD LIMIT FEMA FLOOD LIMIT FE M A F L O O D L I M I T FEMA F L O O D L I M I T N89°06'36"E 2646.84 S00°25'42"E 1314.70S89°04'44"W 1324.90 S00°21'50"E 1315.43S89°02'53"W 505.04N00°21'50"W 1040.00S89°38'09"W 588.01 S00°21'51"E213.00S 3 4 ° 1 0 ' 2 5 " E 5 1 7 . 6 1 S00°21'51"E 400.00S89°02'53"W 521.36N00°17'59"W 2632.3216" DIP WM 10 0 - Y E A R F L O O D E L E V A T I O N 100-YE A R F L O O D E L E V A T I O N 100-Y E A R F L O O D E L EV A TI O N FEMA F L O O D LI MI T FE M A F L O O D L I M I T FE M A F L O O D L I M I T100 YEAR HWL 16" DIP WM 12" DIP WM12" DIP WM 12" DIP WM100 YEAR HWL100 YEAR HWL 100-YE A R F L O O D E L E V A T I O N 10 0 - Y E A R F L O O D E L E V A T I O N 100-YR HWLUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGG100 YR HWL 100 YR H W L 100 Y R H W L 100 Y R H W L WETLAND BO U N D A R Y WET L A N D B O U N D A R Y WETLAND BOUNDARYWETLAND WETLAND WETLAND WETLAND PHASE 3PHASE 2 PHASE 1 1 2 3 4 567 8 9 10 11 12 17 16 15 14 13 18 19 20 21 22 50 48 46 454443 41 40 39 3837 36 35 34 42 33 32 3130 2928 27 25 OUTLOT A OUTLOT A OUTLOT B OUTLOT C OUTLOT D OUTLOT E OUTLOT C OUTLOT C 23 24 26 47 PHASE 1 49 107,970 sq.ft. 2.48 Acres 39,287 sq.ft. 0.90 Acres 35,662 sq.ft. 0.82 Acres 42,996 sq.ft. 0.99 Acres 28,144 sq.ft. 0.65 Acres 28,183 sq.ft. 0.65 Acres35,434 sq.ft. 0.81 Acres 31,843 sq.ft. 0.73 Acres 27,932 sq.ft. 0.64 Acres 28,942 sq.ft. 0.66 Acres 28,125 sq.ft. 0.65 Acres 31,266 sq.ft. 0.72 Acres 34,314 sq.ft. 0.79 Acres 35,643 sq.ft. 0.82 Acres 37,748 sq.ft. 0.87 Acres 35,983 sq.ft. 0.83 Acres 35,339 sq.ft. 0.81 Acres 49,409 sq.ft. 1.13 Acres 29,505 sq.ft. 0.68 Acres 24,978 sq.ft. 0.57 Acres 30,483 sq.ft. 0.70 Acres 31,311 sq.ft. 0.72 Acres 44,563 sq.ft. 1.02 Acres 39,795 sq.ft. 0.91 Acres 39,389 sq.ft. 0.90 Acres 37,058 sq.ft. 0.85 Acres 31,839 sq.ft. 0.73 Acres 32,516 sq.ft. 0.75 Acres 33,205 sq.ft. 0.76 Acres 29,285 sq.ft. 0.67 Acres 34,960 sq.ft. 0.80 Acres 35,403 sq.ft. 0.81 Acres 33,172 sq.ft. 0.76 Acres 25,753 sq.ft. 0.59 Acres 27,585 sq.ft. 0.63 Acres 27,574 sq.ft. 0.63 Acres 27,540 sq.ft. 0.63 Acres 25,785 sq.ft. 0.59 Acres 27,468 sq.ft. 0.63 Acres 27,488 sq.ft. 0.63 Acres 25,670 sq.ft. 0.59 Acres 35,950 sq.ft. 0.83 Acres 35,251 sq.ft. 0.81 Acres 28,992 sq.ft. 0.67 Acres 44,537 sq.ft. 1.02 Acres 34,664 sq.ft. 0.80 Acres 30,622 sq.ft. 0.70 Acres 28,558 sq.ft. 0.66 Acres 26,651 sq.ft. 0.61 Acres 28,529 sq.ft. 0.65 Acres COMMUNITY SEPTIC AREAFEMAPond Pond PondPond PondWetland Wetland Wetland Wetland Wetland Wetland Wetland Wetland Wetland Wetland OUTLOT E PHASE 3PHASE 2 PHASE 1 TRAIL CONNECTION TO ST. CROIX SANCTUARY PHASE I PHASE 1 1 1 1 3 3 3 3 3 3 3 3 2 2 2 2 2 2 2 2 2 2 4 5 5 7 7 7777 7 7 7 7 7 7 7 7 7 7 7 8 9 9 1 1 1 3 3 3 3 3 3 3 3 2 2 2 2 2 2 2 2 2 2 4 5 5 7 7 7777 7 7 7 7 7 7 7 7 7 7 7 8 9 9 210 211 N PHASE 3PHASE 2 PHASE 1 TRAIL CONNECTION TO ST. CROIX SANCTUARY PHASE I PHASE 1 SITE 50th Street N Manning Ave (CSAH 15)1 NW 14 NE 14 SE 14SW 14 Washington County, Minnesota Site Location Map Section 1, T29N - R21W HWY 36 KEYED NOTES 1 1 1 TRAIL CONNECTION POINT 2 8-FT BIT. TRAIL 3 28-FT WIDE F/F BIT. ROAD WITH CONCRETE CURB AND GUTTER 3 3 3 3 3 3 3 3 2 2 2 2 2 2 2 2 2 2 4 CITY WATER MAIN CONNECTION POINT 4 5 COMMUNITY SEPTIC AREA 5 5 6 SINGLE LOT TO BE ON OWN PRIVATE SEPTIC SYSTEM 7 STRUCTURE SETBACK LINE PER CITY CODE 7 7 7777 7 7 7 7 7 7 7 7 7 7 7 8 BUILDING PAD AREA 8 9 10-FT WIDE PATH (EMERGENCY VEHICLE ACCESS ROUTE AND WALKING TRAIL) 9 9 © 2021 - T. Erickson, LLC - EricksonCivil - All Rights ReservedJOB NO.NO. 19-132 ISSUED FOR DATE SHEETSHEET C2 OVERALL CONCEPT LAYOUT PLAN Phone: (612) 309-3804 www.ericksoncivilsite.com DATE: TODD A. ERICKSON, PE LICENSE NO. 40418 02/26/2021 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. 2 OF 4 LEGENDS OF LAKE ELMO - LANDUCCI HOMES CITY CONCEPT REVIEW SET Erickson Civil PLANNINGENGINEERING SURVEYING CONSTRUCTION 1 CITY REVIEW 02-26-2021 TOTAL STREET LENGTH: TOTAL TRAIL PROPOSED: STREET & TRAIL TOTAL OPEN SPACE PROVIDED: OPEN SPACE REQUIRED: OPEN SPACE CALCULATION UNIT CALCULATION (18 UNITS / 40 ACRES): TOTAL PROPERTY AREA: UNIT CALCULATION TOTAL RIGHT OF WAY AREA: 49.5 Units (50 Units Allowed) 110.01 Acres 55.01 Acres 59.50 Acres TOTAL PROPOSED LOTS:50 LOTS 7,795 Lin. Ft. 7,820 Lin. Ft. 16.17 Acres AVERAGE LOT SIZE: MAXIMUM LOT SIZE: LOT INFORMATION MINIMUM LOT SIZE: 0.69 Acres 2.48 Acres 0.57 Acres TOTAL LINEAR PARK AREA PROPOSED: 0.90 Acres 30'SIDE SETBACK (CORNER LOTS) MIN. BASEMENT ELEVATION 2-FT ABOVE 100 YEAR HWL / AND OR EOF MINIMUM LOT SIZE REQUIRED:1/2 ACRE (21,780 SQ. FT.) 10'FRONT AND REAR EASEMENT: TYPICAL LOT WIDTH:125' TYPICAL LOT DEPTH:175' 5'SIDE YARD EASEMENT: 20'REAR SETBACK HOUSE SIDE SETBACK GARAGE SIDE SETBACK 30'FRONT SETBACK GREATER OF 15' OR 10% OF LOT WIDTH GREATER OF 15' OR 10% OF LOT WIDTH LEGEND DEVELOPMENT STANDARDS PROTECTED WETLANDS OUTLOT INFORMATION A 608,317 13.97 B 206,425 4.74 C 1,246,450 28.61 D 102,856 2.36 E 427,796 9.82 TOTAL 2,591,844 59.50 OUTLOT AREA (S.F.)AREA (ACRE) 50 LOT SINGLE FAMILY OPEN SPACE PLANNED UNIT DEVELOPMENT 1 10 OPEN SPACE VIEWING AREA (WITH PARK BENCHES) 11 ENTRANCE MONUMENT PROPERTY BOUNDARY PHASING LINE SURVEYED WETLAND BOUNDARY FEMA FLOOD LIMIT 100-YEAR FLOOD ELEVATION LIMIT STRUCTURE SETBACK FROM ADJOINING PROPERTIES (WIDTH VARIES FROM 50-FT TO 200-FT) PROPOSED BIT. ROAD SURFACE (28-FT F/F CURB) PROPOSED 8-FT BIT. TRAIL PROPOSED PONDING AREA 12"WM WETLAND #5 MANAGE 1 AREA=72,413 SQ.FT. WETLAND #6 MANAGE 1 AREA=8,127 SQ.FT. WETLAND #4 MANAGE PRESERVE AREA=220,225 SQ.FT. WETLAND #3 MANAGE 1 AREA=113,741 SQ.FT. WETLAND #1 MANAGE 1 AREA=53,117 SQ.FT. WETLAND #2 MANAGE 1 AREA=29,573 SQ.FT. WETLAND #7 MANAGE 2 AREA=24,202SQ.FT. WETLAND #8 MANAGE 2 AREA=1,253 SQ.FT. WETLAND #9 MANAGE 1 AREA=2,760 SQ.FT. WETLAND #10 MANAGE 2 AREA=27,798 SQ.FT. 75' WETLAND BUFFER TOTAL AREA INCLUDING WETLANDS=26,384 SQ.FT. 75' WETLAND BUFFER TOTAL AREA INCLUDING WETLANDS=42,148 SQ.FT. 0' WETLAND BUFFER TOTAL AREA INCLUDING WETLANDS=345 SQ.FT.FEMA FLOOD LIMITFEMA FLOOD LIMIT FE M A F L O O D L I M I T FEMA F L O O D L I M I T N89°06'36"E 2646.84 S00°25'42"E 1314.70S89°04'44"W 1324.90 N00°17'59"W 2632.3216" DIP WM1 0 0 - Y E A R F L O O D E L E V A T I O N 100-YE A R F L O O D E L E V A T I O N 100-YEAR FL O O D EL EVA TI O N FEMA F L O O D LI MI T 16" DIP WM 100-YE A R F L O O D E L E V A T I O N 1 0 0 - Y E A R F L O O D E L E V A T I O NUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGGUGG 100 YR HWL 100 YR H WL 100 Y R H W L 100 Y R H W L WETLAND B O U N D A R Y WET L A N D B O U N D A R Y WETLAND BOUNDARYWETLAND WETLAND WETLAND WETLAND PHASE 3PHASE 2 PHASE 1 567 8 9 10 11 12 17 16 15 14 13 18 19 20 21 22 50 48 46 454443 41 40 39 3837 36 35 34 42 33 32 3130 2928 27 25 OUTLOT C OUTLOT D OUTLOT E OUTLOT C OUTLOT C 23 24 26 47 49 28,144 sq.ft. 0.65 Acres 28,183 sq.ft. 0.65 Acres35,434 sq.ft. 0.81 Acres 31,843 sq.ft. 0.73 Acres 27,932 sq.ft. 0.64 Acres 28,942 sq.ft. 0.66 Acres 28,125 sq.ft. 0.65 Acres 31,266 sq.ft. 0.72 Acres 34,314 sq.ft. 0.79 Acres 35,643 sq.ft. 0.82 Acres 37,748 sq.ft. 0.87 Acres 35,983 sq.ft. 0.83 Acres 35,339 sq.ft. 0.81 Acres 49,409 sq.ft. 1.13 Acres 29,505 sq.ft. 0.68 Acres 24,978 sq.ft. 0.57 Acres 30,483 sq.ft. 0.70 Acres 31,311 sq.ft. 0.72 Acres 44,563 sq.ft. 1.02 Acres 39,795 sq.ft. 0.91 Acres 39,389 sq.ft. 0.90 Acres 37,058 sq.ft. 0.85 Acres 31,839 sq.ft. 0.73 Acres 32,516 sq.ft. 0.75 Acres 33,205 sq.ft. 0.76 Acres 29,285 sq.ft. 0.67 Acres 34,960 sq.ft. 0.80 Acres 35,403 sq.ft. 0.81 Acres 33,172 sq.ft. 0.76 Acres 25,753 sq.ft. 0.59 Acres 27,585 sq.ft. 0.63 Acres 27,574 sq.ft. 0.63 Acres 27,540 sq.ft. 0.63 Acres 25,785 sq.ft. 0.59 Acres 27,468 sq.ft. 0.63 Acres 27,488 sq.ft. 0.63 Acres 25,670 sq.ft. 0.59 Acres 35,950 sq.ft. 0.83 Acres 35,251 sq.ft. 0.81 Acres 28,992 sq.ft. 0.67 Acres 44,537 sq.ft. 1.02 Acres 34,664 sq.ft. 0.80 Acres 30,622 sq.ft. 0.70 Acres 28,558 sq.ft. 0.66 Acres 26,651 sq.ft. 0.61 Acres 28,529 sq.ft. 0.65 Acres PondPond PondWetland Wetland Wetland Wetland Wetland Wetland Wetland Wetland OUTLOT E PHASE 3PHASE 2 PHASE 1 1 1 3 3 3 3 3 3 2 2 2 2 2 2 2 4 7 7 7777 7 7 7 7 1 1 3 3 3 3 3 3 2 2 2 2 2 2 2 4 7 7 7777 7 7 7 7 210 N KEYED NOTES TRAIL CONNECTION POINT 2 8-FT BIT. TRAIL 3 28-FT WIDE F/F BIT. ROAD WITH CONCRETE CURB AND GUTTER 4 CITY WATER MAIN CONNECTION POINT 5 COMMUNITY SEPTIC AREA 6 SINGLE LOT TO BE ON OWN PRIVATE SEPTIC SYSTEM 7 STRUCTURE SETBACK LINE PER CITY CODE 8 BUILDING PAD AREA 9 10-FT WIDE PATH (EMERGENCY VEHICLE ACCESS ROUTE AND WALKING TRAIL)© 2021 - T. Erickson, LLC - EricksonCivil - All Rights ReservedJOB NO.NO. 19-132 ISSUED FOR DATE SHEETSHEET C3 OVERALL CONCEPT LAYOUT PLAN Phone: (612) 309-3804 www.ericksoncivilsite.com DATE: TODD A. ERICKSON, PE LICENSE NO. 40418 02/26/2021 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. 3 OF 4 LEGENDS OF LAKE ELMO - LANDUCCI HOMES CITY CONCEPT REVIEW SET Erickson Civil PLANNINGENGINEERING SURVEYING CONSTRUCTION 1 CITY REVIEW 02-26-2021 LEGEND 14.0'14.0'8.0'10.0' UTILITY EASEMENT 8.0' 3.0' PROPOSED ROAD SECTION S-CURBS-CURB 30.0' RIGHT-OF-WAY L TRAIL 8.0'10.0' UTILITY EASEMENT BLVD 7.5' 0.5' 30.0' RIGHT-OF-WAY 5.0' BLVD TREE LC WHEN NO SWK. PRESENT 4.0' PRIVATE UTILITIES CORRIDOR UTILITY EASEMENT 3.0' 4.0' 3.0'PRIVATE UTILITIES CORRIDOR WATER MAIN 10-FT OFF-SET FROM CENTERLINE LOW PRESSURE SANITARY LOCATED ON R/W LINE 50 LOT SINGLE FAMILY OPEN SPACE PLANNED UNIT DEVELOPMENT PROPERTY BOUNDARY PHASING LINE SURVEYED WETLAND BOUNDARY FEMA FLOOD LIMIT 100-YEAR FLOOD ELEVATION LIMIT STRUCTURE SETBACK FROM ADJOINING PROPERTIES (WIDTH VARIES FROM 50-FT TO 200-FT) PROPOSED BIT. ROAD SURFACE (28-FT F/F CURB) PROPOSED 8-FT BIT. TRAIL PROPOSED PONDING AREA PROTECTED WETLANDS 1 WETLAND #11 MANAGE 1 AREA=220,569 SQ.FT. WETLAND #12 MANAGE 1 AREA=6,507 SQ.FT.OUTLOT AFEMA FLOOD LIMITFEMA F LOOD L IM I T S89°04'44"W 1324.90 S00°21'50"E 1315.43S89°02'53"W 505.04N00°21'50"W 1040.00S89°38'09"W 588.01 S00°21'51"E213.00S 3 4 ° 1 0 ' 2 5 " E 5 1 7 . 6 1 S00°21'51"E 400.00S89°02'53"W 521.36N00°17'59"W 2632.32FE M A F L O O D L I M I T FE M A F L O O D L I M I T100 YEAR HWL 12" DIP WM 12" DIP WM 12" DIP WM100 YEAR HWL100 YEAR HWL 1 0 0 - Y E A R F L O O D E L E V A T I O N 100-YR HWLUGGUGGUGGUGGUGGUGGUGGUGG1 2 3 4 56713 OUTLOT A OUTLOT A OUTLOT B PHASE 1 107,970 sq.ft. 2.48 Acres 39,287 sq.ft. 0.90 Acres 35,662 sq.ft. 0.82 Acres 42,996 sq.ft. 0.99 Acres 28,144 sq.ft. 0.65 Acres 28,183 sq.ft. 0.65 Acres35,434 sq.ft. 0.81 Acres 0.73 Acres 34,314 sq.ft. 0.79 Acres COMMUNITY SEPTIC AREAFEMAPondPond Wetland Wetland PHASE 1 7,140 sq.ft. 63,806 sq.ft. F8 1 3 3 2 2 2 5 5 7 7 7 7 7 7 7 7 7 8 9 9 1 3 3 2 2 2 5 5 7 7 7 7 7 7 7 7 7 8 9 9 211 N KEYED NOTES TRAIL CONNECTION POINT 2 8-FT BIT. TRAIL 3 28-FT WIDE F/F BIT. ROAD WITH CONCRETE CURB AND GUTTER 4 CITY WATER MAIN CONNECTION POINT 4 5 COMMUNITY SEPTIC AREA 6 SINGLE LOT TO BE ON OWN PRIVATE SEPTIC SYSTEM 7 STRUCTURE SETBACK LINE PER CITY CODE 8 BUILDING PAD AREA 9 10-FT WIDE PATH (EMERGENCY VEHICLE ACCESS ROUTE AND WALKING TRAIL)© 2021 - T. Erickson, LLC - EricksonCivil - All Rights ReservedJOB NO.NO. 19-132 ISSUED FOR DATE SHEETSHEET C4 OVERALL CONCEPT LAYOUT PLAN Phone: (612) 309-3804 www.ericksoncivilsite.com DATE: TODD A. ERICKSON, PE LICENSE NO. 40418 02/26/2021 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. 4 OF 4 LEGENDS OF LAKE ELMO - LANDUCCI HOMES CITY CONCEPT REVIEW SET Erickson Civil PLANNINGENGINEERING SURVEYING CONSTRUCTION 1 CITY REVIEW 02-26-2021 PROPERTY BOUNDARY PHASING LINE SURVEYED WETLAND BOUNDARY FEMA FLOOD LIMIT 100-YEAR FLOOD ELEVATION LIMIT STRUCTURE SETBACK FROM ADJOINING PROPERTIES (WIDTH VARIES FROM 50-FT TO 200-FT) LEGEND PROPOSED BIT. ROAD SURFACE (28-FT F/F CURB) PROPOSED 8-FT BIT. TRAIL PROPOSED PONDING AREA 14.0'14.0'8.0'10.0' UTILITY EASEMENT 8.0' 3.0' PROPOSED ROAD SECTION S-CURBS-CURB 30.0' RIGHT-OF-WAY L TRAIL 8.0'10.0' UTILITY EASEMENT BLVD 7.5' 0.5' 30.0' RIGHT-OF-WAY 5.0' BLVD TREE LC WHEN NO SWK. PRESENT 4.0' 3.0'PRIVATE UTILITIES CORRIDOR UTILITY EASEMENT 3.0' 4.0' 3.0'PRIVATE UTILITIES CORRIDOR WATER MAIN 10-FT OFF-SET FROM CENTERLINE LOW PRESSURE SANITARY LOCATED ON R/W LINE 50 LOT SINGLE FAMILY OPEN SPACE PLANNED UNIT DEVELOPMENT 1 PROTECTED WETLANDS     PAGE 1 of 2  MEMORANDUM           Date:  April 10, 2021    To:  Ken Roberts, Planning Director  Re:  Legends of Lake Elmo OP (Open Space)        Concept Plan Review for Low Pressure System  From:  Jack Griffin, PE, City Engineer    and Trail Connectivity      Plans were received for the Legends of Lake Elmo Open Space Concept Subdivision on March 1, 2021. As requested  by City staff, a review was completed in regards to the proposed low pressure sewer conveyance system and trail  connectivity, in preparation of discussions with the City Council.    The proposed development is located outside of the city designated Municipal Urban Service Area (MUSA) for  sanitary sewer service. Therefore, the applicant is responsible to provide wastewater management infrastructure  to  sustainably  support  the  proposed  development.  All  wastewater  infrastructure  must  be  provided  at  the  developer’s sole cost, and must be owned and maintained by the neighborhood HOA.     The applicant is proposing to construct a community drain field to jointly serve at least 49 of the 50 lots. The project  narrative does not address wastewater management for Lot 1 which is located remotely on the west side of the  wetland located in Outlot A. The applicant is further proposing to install a small diameter low pressure sewer system  for conveyance of wastewater from each home to the central treatment system. The plans show the low‐pressure  sewer being placed at the right‐of‐way line along each public street.    Furthermore, the Legends at Lake Elmo Open Space development is located along 50th Street North, which is  identified in the city’s Transportation Plan as a major east‐west collector roadway and Municipal State Aid route.   Traffic concerns and complaints have increased along 50th Street over the past few years and will continue to  increase as traffic volumes grow.  Staff is concerned regarding the lack of pedestrian facilities along this corridor,  yet there exist site constraints making trail connections difficult and expensive. When trail corridors are identified  as a desired or needed infrastructure, steps are often taken to plan for the construction over time. As opportunities  arise, the city can require right‐of‐way dedication, obtain easements, and/or construct various segments of the trail  as part of subdivision projects or city infrastructure projects.  Staff is therefore seeking direction in regards to the  potential pedestrian facilities that the city would like to plan for in this area.      A review was completed of the proposed wastewater management infrastructure, and staff has the following  recommendations:   1. In order to ensure a fully built and well‐functioning wastewater infrastructure, it should be a requirement  of Plat approval that the developer own and operate the entire privately owned wastewater conveyance  and treatment system for a minimum of 2‐years following the construction and acceptance of all system  components  for  all  development  phases.  This  would  require  minor revisions to the city standard  development agreements in that the wastewater system would not have ownership and operation turned  over to the HOA in phases.   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  2. The shared community wastewater treatment system should be designed for a capacity that would exceed  10,000 gallon per day (gpd) and would therefore require a NPDES permit through the MPCA. Development  approvals must therefore be contingent upon an approved NPDES permit from the MPCA. The Community  Drain Field would ultimately be owned and operated by the Homeowners Association (HOA).  3. Staff is recommending that the developer be required to design and construct a gravity sanitary sewer  system, meeting city engineering design standards. Due to the varied site topography, it is possible that this  system will require a sanitary sewer lift station. The purpose of the gravity sewer system is to maximize the  flexibility of the sanitary infrastructure throughout the community to maintain the city’s ability to continue  to be responsive to failing private on‐site individual and community treatment systems.  A gravity system  could be owned and operated by the HOA but could be located within the public right‐of‐way. Since the  system  would  be  constructed  to  city  standards, the city would have confidence that frequent street  excavations for sewer repair would be unlikely. In the event that the Legend HOA community treatment  system fails, the private conveyance system could be readily connected to the city sewer system and  operation taken over by the city. In addition, as a future city conveyance system, additional neighborhoods,  (e.g., The Sanctuary, the adjacent property to the west, and perhaps even Discover Crossing) could be more  readily connected to city sewer, if needed.   4. A second reason for recommending a gravity sewer system is to more equitably assign infrastructure costs.  Low pressure sewer systems can be constructed at significantly lower initial capital costs, but result in  higher annual operation and maintenance costs, and over time much higher total cost of ownership. The  lower initial capital cost results in a savings to the developer while the higher annual operating and  maintenance costs are passed on to the end user, in this case the future homeowners.   5. If the applicant is allowed to install a low‐pressure sewer conveyance system for the Legends subdivision,  staff is recommending that the sewer system be required to be installed entirely outside of the city public  right‐of‐way and 10‐foot dedicated drainage and utility easements. This would ensure that the integrity of  the  public  streets  and  trails,  and  right‐of‐way  management  for other  private  utilities,  remains  unencumbered by the potential excavations that may occur for the repair and maintenance of the privately‐ owned low‐pressure system. The city has experience with low pressure systems being constructed in other  developments, such as Farms of Lake Elmo, that have required several excavations within the newly  constructed city street, to make system repairs due to pipe blockages. These excavations have resulted in  reducing the pavement service life for those roadways.    Staff has the following comments and recommendations regarding pedestrian facilities along 50th Street north:     1. It has been the practice of the city to requires developers to dedicate right‐of‐way and/or construct trail  segments as part of subdivision projects. Therefore, the city should identify the overall planned pedestrian  needs along this corridor in order to better identify and plan for the segments required as part of the  Legends subdivision project.  2. 50th Street North is a 24‐foot wide roadway that accommodates one lane of traffic in each direction. The  roadway does not have shoulders to act as emergency stopping lanes or for pedestrian/bicycle use.  3. A dedicated off‐road bituminous trail exists along the north boulevard, from Stillwater Boulevard (CSAH 14)  to 11658 50th Street North (crossing the eastern half of the proposed Legends subdivision). This trail  segment will be reconstructed in 2021 as part of the city’s 2021 Mill and Overlay Project, which includes  reconstructing the existing trail located on the Legends parcel.  4. A dedicated off‐road bituminous trail segment also exists on the south side of 50th Street North, extending  across the Tana Ridge development, however, there is about a 300‐foot gap between the north and south  trail segments. This trail segment will also be reconstructed as part of the city’s 2021 Mill and Overlay  Project.  5. From the Tana Ridge development to Lake Elmo Avenue, there is no trail facility constructed or planned.    4/10/2021 Parcel Viewer - Quick Access https://wcmn.maps.arcgis.com/apps/webappviewer/index.html?id=5c2fe2b598e744afbc07cc0550162984 1/1 0.2mi0.2mi0.2mi0.2mi0.2mi Search Address or Parcel ID -92.830 45.033 Degrees + – Parcel Viewer - Quick Access Beta Washington County, MN |||||LI L Y A V E N 114914938496411658LANDUCCI1143411384||||||||||||||FSC HOA11825WHITCOMBLANDUCCI||||||||||||||||03SHEET NO.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 REGISTERED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA DATE:LIC. NO: REV NO.REVISIONFeet01002002021 MILL AND OVERLAY PROJECT MILL & OVERLAY PLAN CITY OF LAKE ELMO, MINNESOTA SEE ABOVE SEE BELOWREPAIR INTERIORCONCRETE BLOCKSEXPOSE AND CLEAN FESAND ADD 5 CY CL III RIP-RAPREMOVE AND REPLACECASTING, RINGS, ANDINFASHIELD. REPAIRDOGHOUSE.REMOVE AND REPLACEVALVE BOX TOP SECTIONAND LIDREPAIR INTERIORCONCRETE BLOCKSREPAIR INTERIORCONCRTE BLOCKSEXPOSE AND CLEANFES AND REPLACETRASH GUARDADD 5 CY CL III RIP-RAPREPAIR INTERIORCONCRETE BLOCKSREPAIR INTERIORCONCRETE BLOCKSEXPOSE AND CLEANFES AND ADD 5 CY CL IIIRIP-RAPSTABILIZE NEW CURB WITHCLASS 5 CRUSHED LIMESTONE.SEE DETAIL.RECONSTRUCT TRAIL(ALTERNATE #2)RECONSTRUCT TRAIL(ALTERNATE #1)LEGEND:EXISTING CURB LINEEDGE OF BITUMINOUSLIMITS OF CONSTRUCTIONEX. CONCRETE FLUMEEX. STORM STRUCTUREEX. HYDRANTEX. GATE VALVENOTES:1.MILL AND PAVE 1.5" DEPTH FROMFACE OF CURB TO FACE OF CURB.SEE DETAIL.2.WEAR COURSE SHALL BE 1/4 INCHABOVE CONCRETE CURB ANDCROSS GUTTERS.3.ALL VALVES AND STRUCTURES INTHE ROADWAY SHALL BE ADJUSTED.4.CONTRACTOR IS RESPONSIBLE FORCONFIRMING LOCATIONS OF ALLUTILITIES IN THE PROJECT AREA.5.CURB REMOVAL AND REPLACEMENTSHALL BE AS DIRECTED BY THEENGINEER PRIOR TOCONSTRUCTION.6.SAWCUT AND REMOVE EX.DRIVEWAYS 5 FT BEHIND REMOVEDCURB AS MARKED BY ENGINEER.REPLACE WITH NEW 5 FT WIDEDRIVEWAY PATCH IN KIND WITH EX.MATERIAL (3" DEPTH BITUMINOUSPAVEMENT, 6" DEPTH CONCRETEPAVEMENT.) SEE DETAIL.7.RIP-RAP AT FES OUTLETS ANDFLUMES SHALL INCLUDE GRANULARCUSHION AND GEOTEXTILE FILTERFABRIC - SEE CITY STANDARDDRAWING 411.8.REPAIR OF STORM SEWER BLOCKSTRUCTURES SHALL INCLUDEPARGING INTERIOR BLOCKS WITH100% NON-SHRINK GROUT.CONTRACTOR SHALL REMOVE ALLLOOSE AND BRITTLE MATERIALPRIOR TO COMPLETINGRECONSTRUCT PEDRAMP PER ADAREQUIREMENTS(ALTERNATE #2)MICHAEL RUSENOVICH, P.E. 58717JANUARY 19, 2021