HomeMy WebLinkAbout#14 - Wildflower 4th Addition Easement Vacation, Final Plat & PUDSTAFF REPORT
DATE: 8/5/2021 REGULAR AGENDA
TO: City Council FROM: Jane Kansier, AICP, Planning Consultant Harry Davis, AICP, Planning Consultant ITEM: Wildflower at Lake Elmo 4th Addition Final Plat and Final PUD Plans REVIEWED BY: Jack Griffin, City Engineer Planning Commission
BACKGROUND:
Robert Engstrom Companies is requesting City approval of an easement vacation, final plat, and final PUD development plans for the fourth and final phase of the Wildflower at Lake Elmo PUD development. The final plat includes 41 single family residential lots located to the east of the
second phase of the Wildflower at Lake Elmo PUD. Staff is recommending approval of the request subject to meeting the conditions of approval listed in this report.
ISSUES BEFORE THE CITY COUNCIL
The City Council is being asked to take two separate actions:
1. Approve an easement vacation (public hearing required); and 2. Approve the Final Plat, and Final PUD Plans for Wildflower at Lake Elmo 4th Addition.
OCTOBER 5, 2021 CITY COUNCIL MEETING UPDATE:
At the September 7, 2021 City Council meeting, this item was continued to the next meeting to allow staff and the applicant time to meet city and state requirements regarding vacating an easement and
public notification of said action. Since the last meeting, staff determined that the public notification requirements for an easement vacation could not be met between the September 7th and September 21st meetings. Therefore, the public hearing will now be held at the first City Council meeting in October, which is October 5th. Staff has received a completed application for an easement vacation
and is recommending the project be approved with conditions.
PROPOSAL DETAILS/ANALYSIS:
Applicant: Robert Engstrom Companies; 4801 West 81st Street, #101, Bloomington, MN
Property Owners: Robert Engstrom Companies; 4801 West 81st Street, #101, Bloomington, MN
Location: Outlots G, H, I, and Q, Wildflower at Lake Elmo 1st Addition, and Outlot A,
Wildflower at Lake Elmo 3rd Addition
Request: Application for vacating the existing drainage and utility easements, Final Plat, and Final Planned Unit Development (PUD) Plan approval for the fourth phase of the Wildflower PUD development. The final plat includes 41 single-
family residential lots and two Outlots.
Existing Land Use/ Vacant outlot and MDR/PUD. Zoning:
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October 5, 2021 Page 2
Surrounding: North – vacant outlot and MDR/PUD zoning –; west - Wildflower 2nd
Addition and MDR/PUD zoning; south – offices, business park land – VMX – Village Mixed Use; east – Wildflower outlot (Storm water pond) and Field of St. Croix II subdivision open space – RR and OP zoning.
Comprehensive Plan: Village Medium Density Residential (2.5-4.99 units per acre)/Village Open
Space Overlay History: The property is within the Village Planning Area boundary and municipal sewer service area. The site has historically been used for farming activities.
The City approved a Comprehensive Plan Amendment in 2014 that removed portions of the site from the open space land category. The City approved a PUD Concept Plan for the property on June 17, 2014, and a preliminary plat and preliminary PUD plans on April 7, 2015. Wildflower 1st Addition
received final plat and PUD plan approval on 7/21/15 and Wildflower 2nd
Addition received final plat and PUD plan approval on December 6, 2016. A PUD amendment was processed on June 6, 2017. The City Council approved the final plat and PUD plan for Wildflower 3rd Addition on March 20, 2018.
Deadline for Action: Application Complete – 7/13/2021
60 Day Deadline – 9/11/2021 Extension Letter Mailed – 9/2/2021 120 Day Deadline – 11/10/2021
Regulations: Chapter 153 – Subdivision Regulations Article 10 – Urban Residential Districts (MDR) Article 16 – Planned Unit Development Regulations §150.270 Storm Water, Erosion, and Sediment Control Minn. Stat. § 462.358, subd. 7
Minn. Stat. § 412.851
PROJECT ANALYSIS
Robert Engstrom Companies is requesting approval of an easement vacation, final plat, and final PUD plan associated with the fourth and final phase of the Wildflower at Lake Elmo Planned Unit Development (PUD). The proposed final plat will replat the Outlots G, H, I, O and Q, Wildflower at
Lake Elmo 1st Addition, 19.88 acres, in to 41 single-family residential lots, of which 22 will be the “garden villa” homes while the remaining 19 will be prairie-style lots for larger single-family homes located on Blazing Star Lane and Blazing Star Court. In addition to the 41 single family homes site, the final plat and PUD plans include two outlots. Outlot A is 7.96 acres in size and will be preserved for permanent open space. Outlot B is 0.58 acres, will be located in the center of the villa lots, will
be owned and managed by the HOA for open space. The 22 garden villa lots average 0.17 acres in size with the smallest lot being 0.1405 acres in size and the largest 0.2234 acres in size; the 19 larger, prairie-style single family lots average 0.27 acres in size, with the smallest being 0.1953 acres in size and largest being 0.3947 the acres in size. The proposed lots sizes and dimensions are consistent with
the approved preliminary plat and PUD Plans.
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Easement Vacation. The proposed final plat revises the lot layout from what was approved for the
preliminary plat. As proposed, some lots now extend slightly into the adjacent outlot parcels now owned by the Wildflower HOA. The City has drainage and utility easements over all of those existing outlots. As a result, the existing drainage and utility easements must be vacated, and new easements must be dedicated in the newly platted outlots.
Plat Summary:
Overall development area: 19.88 acres Residential lots: 41 (22 villa, 19 prairie-style) Outlot for open space (Outlot A): 7.96 acres R/W area: 3.78 acres
Average garden villa lot size: 0.17 acres Average prairie lot size: 0.27 acres Parkland: 0 acres Wetland and wetland buffers: 0 acres
Grading. The site was rough graded with the first phase development but will require additional grading to complete this phase. The applicant included grading plans in the final plat submittal.
Stormwater. Stormwater issues within the Wildflower PUD were discussed with the approval of Wildflower 2nd Addition and 3rd Addition Final Plats. Staff has not identified any particular storm
water issues with this phase of the development.
Street Names. Street names shall be given the suffix “N” prior to recording of final plat.
Engineering Review. The City Engineer has reviewed the final plat submittal and has prepared two review memorandums for the Commission and City Council’s review. The applicant should address
the comments in the City Engineer’s review memorandums dated August 2, 2021 before the City releases the final plat for recording. Some key issues outlined in the review reports include:
• Payment for sanitary and watermain pipe oversizing should be addressed in the development agreement.
• Outlots A and B will be HOA owned with drainage and utility easement over each lot.
• The applicant will need to add drainage and utility easements in several places on the final plat.
• The proposed construction plans need several revisions including extending the proposed 10-
inch trunk sanitary sewer line in Outlot A to the north to the south edge of the tree line (about 420 feet) in accordance with city practices and policies and in accordance with the approved preliminary plat/plans.
Landscape Plan. The applicant submitted a landscape plan to the City for the Fourth Addition for review. The City’s Landscape Architect noted that this plan meets all City tree preservation,
mitigation and landscape requirements except that it does not specify the type of ground cover the applicant will use. Approval of the revised landscape plan by the City’s Landscape Architect should be a condition prior to the City releasing the final plat for recording.
Protective Easement. A condition of preliminary plat was to protect all open space with protective
easements. A protective easement will need to be prepared to protect Outlot A from any future development. This should be a condition of approval that needs to be addressed before the City release the final plat for recording.
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Parkland Dedication. The 1st Addition Development Agreement indicated that all parkland
dedication was satisfied within the first phase.
Timeline. The applicant’s narrative indicates the following proposed timeline: Utilities to begin August of 2021 and completed in October 2021with small utilities in November 2021; street construction to be done in November 2021; and landscaping installation complete in Spring of 2022.
PUD Amendment. On December 6, 2017, the Council approved a PUD amendment to amend the
Wildflower at Lake Elmo PUD Agreement. The PUD Amendment allowed for the following, which affects lots in the 3rd and 4th Additions:
• Conservation and Prairie Lots will have setbacks consistent with LDR zoning.
• Driveway locations will be flexible on Lot 4, Block 3 and Lot 4, Block 5 in 3rd Addition. This is subject to City review of individual building permits for unforeseen conflicts or safety issues, and any changes to street curbing as a result of modified driveway
locations must occur prior to the installation of the final lift of asphalt being installed.
• Up to 6% impervious coverage is allowed beyond the 50% impervious coverage maximum for the courtyard lots with use of pervious pavers.
Preliminary Plat Conditions. The proposed final plat is generally consistent with the approved preliminary plat. The City approved the Wildflower at Lake Elmo preliminary plat and PUD plans
subject to conditions. Staff has provided comments on the status of each these in bold italics:
Preliminary Plat Conditions – With Staff Update Comments (updated information in bold italics):
1) No lots within a FEMA flood zone shall be approved as part of a final plat until such time that
the City’s Floodplain Management Map has been amended to remove these lots. As an alternative to amending this map, the developer must provide documentation that all structures will be built above the regulatory flood protection elevation, that any public infrastructure will also meet Floodplain Ordinance requirements, and that the proposed storm water ponds may be
constructed within the floodplain area. Comments: This condition applied to the First Addition
final plat and all subsequent stages. There are no buildable lots depicted on the Fourth Addition final plat that are located in a flood district. 2) Prior to any grading activity, the developer shall submit to the City temporary grading easements
from the owner of the lots adjacent to Layton Avenue within the Brookman Addition in order to construct the improvements within this right-of-way as documented in the preliminary construction plans. Comments: These easements have been secured and grading was
completed in earlier phases of the Development.
3) The developer has requested the inclusion of public art within common areas and public property
throughout Wildflower development. Prior to the placement of any art on publicly owned property or public rights-of-way, the developer and City shall enter into an agreement that clarifies the individuals or entities responsible for maintenance, upkeep and removal of any public art. No public art shall be lit in a manner that conflicts with the City’s Lighting
Ordinance. Comments: This is a condition that will apply to any placement of public art within the development, including that installed in Phase 1, the stamping of poetry into sidewalks and sculpture in the right of way. A landscape license agreement shall be executed
to include public art as a landscape element and shall be executed before the City issues building permits in the Fourth Addition.
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4) Prior to the submission of a final plat for any portion of the Wildflower PUD, the developer shall work with the City to determine the appropriate park dedication calculations for the entire development area. Comments: The development agreement for the first phase indicated that
all park dedication was satisfied with the first phase of the development.
5) 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: Rough grading of the
site was completed with the first phase of the development. The applicant is now asking for City approval of the final PUD plan and final plat for the 4th Addition, including final grading plan approval.
6) The utility construction plans shall be updated to incorporate the recommendations of the City
Engineer as described in a February 18, 2015 memorandum to the City concerning the appropriate location and size of sewer services through the PUD planning area, including any requested oversizing of these facilities to service adjacent properties, prior to the submission of a final plat. Comments: The Developer met this condition with the Third Addition. This letter includes the condition as follows: The 10‐inch trunk sanitary sewer stub on Outlot H
must be extended to the south edge of the tree line in the northeast corner of Outlot H, roughly an additional 420 LF. Therefore, this condition is not being met with the 4th Addition submittal. 7) The developer shall minimize the number of rain gardens within public rights-of-way consistent
with the review comments from the City Engineer. Any such storm water infiltration features shall be subject to review and approval by the City Engineer. Comments: All rain gardens as previously proposed have been eliminated from the plans.
8) The preliminary development plans must be revised to comply with City Street standards as referenced in the City Engineer’s review memorandum dated February 18, 2015. Comments:
The City Engineer has noted several elements of the proposed construction plans that the Applicant needs to update or revise to meet current City standards. 9) The City approves all requests for flexibility from City Zoning and Subdivision requirements with the exception of the street standards noted in the preceding condition. Comments: The
proposed plans address this condition.
10) The applicant is encouraged to incorporate elements from the Lake Elmo Theming Study into the open space areas within the subdivision. Comments: The final plans for the 4th Addition do not
include any specific references to the City’s theming study. This condition was not a mandatory requirement. 11) The preliminary landscape plan shall be updated to address the review comments from the City’s landscape architecture consultant as noted in a review letter dated February 4, 2015. Comments:
The Preliminary Landscape Plans for the entire PUD dated May 28, 2015 generally met the City’s requirements for landscaping. The applicant submitted a landscaping and tree plan for the Fourth Phase of the Wildflower PUD. Approval of the revised landscaping and tree plan
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to include the revisions required by the by the City’s Landscape Architect and City Engineer shall be required before the City releases the 4th Addition final plat for recording.
12) All center median planting areas as depicted on the preliminary plat and plans shall be owned by the City of Lake Elmo and maintained by the Homeowners 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, trails,
or open space on the final plat. The developer entered into a landscape license agreement that meets this condition for the first phase which have been amended to address the public art. A
similar agreement will be required with the Fourth Addition and will be a condition of
approval. The agreement shall be executed before the City issues building permits in the Fourth phase.
13) The Final Plat and Plans must address the requested modifications outlined in the City Engineer’s review memorandum dated February 18, 2015. Comments: The City Engineer has prepared
review comments dated August 2, 2021 for this phase of the development that the applicant will need to address before final plat approval.
14) 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: The City and the applicant will enter into a development agreement for the Fourth Addition. 15) The developer shall provide an easement over or dedicate in a separate outlot all trails to be dedicated for public use. Any such trails shall be considered a park land dedication provide said
trails are constructed by the developer with other public improvements within the subdivision. Comments: There are two primary trails proposed with the 4th Addition - one along Wildflower Drive and another going to the east to connect to the Fields of St. Croix development.
16) The City will not approve a final plat for any portion of Wildflower until such time that the City has approved construction plans and received financial security related to the construction of the
public improvement project to connect the 39th Street Sewer to the 30th Street lift station. Comments: The applicant met this condition and as such it no longer applies. 17) The developer must follow all the rules and regulations of the Wetland Conservation Act, and adhere to the conditions of approval for the Valley Branch Watershed District Permit.
Comments: The developers engineer has submitted the project plans to Watershed District for a permit and approval. The Watershed District will need to approve the plans and issue a
permit before the applicant starts any grading or any site work for this phase of the
Development.
18) The developer shall maintain access to the Smith property (11514 Stillwater Boulevard North) during construction of the first development phase. Said access shall, at a minimum, be capable of supporting emergency management vehicles and be consistent with City access driveway standards. The existing driveway easement shall be vacated prior to the recording of the final
plat. Comments: The driveway easement from the Smith property providing access to Stillwater Boulevard has been vacated. Easements to the City and Mr. Smith have expired
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upon the recording of the 2nd Addition Final Plat. Replacement easements were a condition of 2nd Addition Final Plat recording. 19) The developer shall establish a legally binding agreement to prevent further residential or commercial development of all outlots that are planned for open space or conservation uses within the preliminary plat. Comments: This condition has been met for the first phase and
was addressed in the second phase to protect Outlot A. Platting of future phases will require such an easement over Outlot P as indicated in the preliminary plat. Outlot A of the Fourth
Addition is subject to this condition thus it will require a conservation easement or some type
of legally binding agreement to prevent it from further development. Planning Commission Review. The Planning Commission held a public hearing and reviewed the Wildflower 4th Addition Final Plat at its August 9, 2021 meeting. Two members of the public spoke to this request. Robert Eischen, 11674 Stillwater Boulevard, read a statement about a proposed path
from this phase of the development that would be abutting the Eischen property. Barton Ness, 154
Cimarron, stated he wants the City to delay approving this phase of the development. There were no other comments. The Planning Commission recommended approval 5-0, subject to the conditions listed in the staff report.
RECOMMENDED CONDITIONS OF APPROVAL:
Staff is recommending conditions as part of this final plat review to address issues highlighted in this
report that include conditions of the preliminary plat that have not been fully addressed by the applicant. The City Engineer’s review memorandums dated August 2, 2021 identify several issues the applicant needs to address before final plat approval and before starting construction. Based on the above Staff report and analysis, Staff is recommending approval of the final plat and final PUD development plans for Phase Four of Wildflower at Lake Elmo with the following conditions:
1) The existing drainage and utility easements on Outlots G, H, and I of Wildflower at Lake Elmo shall be vacated prior to approval of the final plat or PUD for Wildflower 4th Addition. Easements as proposed in Wildflower 4th Addition shall be platted in their place.
2) The applicant shall address the comments in the City Engineer’s review memorandums dated August 2, 2021 before the City releases the final plat for recording. The City Engineer shall review and approve the final construction plans prior to the recording of the Final Plat. All changes and modifications to the plans requested by the City Engineer in the memorandums dated August 2, 2021 and any future reviews (including the extension of the 10-inch trunk
sanitary sewer line to the north in Outlot A) shall be incorporated into these project documents before the City approves the final plans.
3) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a
Developer’s Agreement acceptable to the City Attorney and approved by the City Council that delineates who is responsible for the design, construction, and payment of the required improvements for the Wildflower at Lake Elmo 4th Addition Final Plat and Final PUD Development Plans with financial guarantees, therefore.
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4) All easements as requested by the City Engineer and Public Works Department shall be
documented on the Final Plat before the execution of the final plat by City Officials. 5) The applicant shall submit to the City for approval a Common Interest Agreement concerning management of the common areas of Wildflower at Lake Elmo 4th Addition and establishing a homeowner’s association before the City issues a building permit for any structure within this
subdivision. 6) The applicant also shall enter into a landscape license/public art agreement and maintenance agreement with the City that clarifies the individuals or entities responsible for any landscaping
and public art installed in areas outside of land dedicated as public park and open space on the 4th Addition final plat. 7) The applicant shall revise the final landscape and tree planting plan for approval by the City
before the City releases the final plat for recording. 8) The applicant shall install street signs and no parking signs on City Streets within the development before the City issues any building permits in the 4th Addition.
9) Street names shall be given the suffix “N” prior to recording of final plat. 10) The applicant shall prepare and the City shall approve a protective or conservation easement that protects Outlot A from any future development, building or subdivision. This easement shall be
approved by the City before the City releases the final plat for recording.
DRAFT FINDINGS
Staff is recommending the Planning Commission consider the following findings with regards to the proposed Wildflower 4th Addition Final Plat and Final PUD Plans
1) The City is authorized by Minn. Stat. § 462.358, subd. 7 to vacate drainage and utility easements by following the procedure available for vacating city roads.
2) The City may vacate city roads using the procedure set out in Minn. Stat. § 412.851. 3) In vacating all drainage and utility easements on Outlots G, H, and I of Wildflower at Lake Elmo, the City finds and determines:
o Vacating the drainage and utility easements are in the public interest; and o The present and potential use of the land does not provide access to public waters; and
o The vacation would not impact conservation of natural resources and
o The proposed Wildflower 4th Addition will replace the current easements with drainage and utility easements that do not conflict with lot configurations and building placements. 4) That all the requirements of City Code Section 153.07 related to the Final Plan and Final Plat
have been met by the Applicant.
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5) That the proposed Final Plat for Wildflower at Lake Elmo 4th Addition consists of the creation of
41 single-family detached residential structures. 6) That the Wildflower at Lake Elmo 4th Addition Final Plat and Final PUD Plan is consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on April 7, 2014 with the exceptions noted by the City Engineer in his review comments to the City dated August 2, 2021.
7) That the Wildflower at Lake Elmo 4th Addition Final Plat and Final PUD Plan is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area.
8) That the Wildflower at Lake Elmo 4th Addition Final Plat generally complies with the City’s Urban Medium Density Residential zoning district, with the exceptions as noted in the approved Preliminary PUD Plans and PUD Agreement.
9) That the Wildflower at Lake Elmo 4th 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 attachment thereof. 10) That the Wildflower at Lake Elmo 4th Addition Final Plat complies with the City’s subdivision
ordinance. 11) That the Wildflower at Lake Elmo 4th Addition Final Plat and Final PUD Plan complies with the City’s Planned Unit Development Ordinance.
12) That the Wildflower at Lake Elmo 4th Addition Final Plat is generally consistent with the City’s engineering standards with the exceptions noted by the City Engineer in his review comments to the City dated August 2, 2021 and as otherwise identified in future reviews.
NEW INFORMATION
Since the Planning Commission meeting, new information has come to light that the City will need to
address as part of this development application.
1. The proposed final plat revises the lot layout from what was approved for the preliminary plat. As proposed, it some lots now extend slightly into the adjacent outlot parcels now owned by the Wildflower HOA. The City has drainage and utility easements over all of those existing outlots. As a result, the existing drainage and utility easements must be vacated, and
new easements must be dedicated in the newly platted outlots. Vacation of the easements requires a public hearing by the City Council. 2. On August 30, 2021, the City staff received a letter from Mr. Engstrom outlining specific
items he would like the Council to consider (see attached letter). Specifically, these items concern City standards for grading and drainage along the north boundary of the plat, and the required extension of sanitary sewer that was previously negotiated with the approval of the preliminary plat. The City staff has not had the opportunity to meet and review these requests in preparation for the September 7th meeting.
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RECOMMENDATION:
If the Council determines the final plat and PUD development plans can move forward, the staff recommends it include a 10th condition stating the final plat shall not be recorded until the existing easements have been vacated, and new easements are identified on the new plat.
Suggested motion:
“Move to adopt Resolution 2021-106 approving the vacation of drainage and utility easements on Outlots G, H, and I in Wildflower at Lake Elmo, with conditions based on the findings listed in the staff report.”
If the Council determines the final plat and PUD development plans can move forward, the staff
recommends it include a 10th condition stating the final plat shall not be recorded until the existing easements have been vacated, and new easements are identified on the new plat.
Suggested motion:
“Move to adopt Resolution 2021-100 approving the final plat and PUD development plans for the Wildflower at Lake Elmo 4th Addition with 11 conditions based on the findings listed in the staff report.”
ATTACHMENTS:
1. Application and narrative dated July 1, 2021 2. Easement Vacation Application 3. Location Map
4. Property Line Map 5. Proposed Final Plat (4 sheets) 6. Proposed Project Plans 7. City Engineer Final Plat Review Comments dated August 2, 2021 8. City Engineer Construction Plan Review comments dated August 2, 2021
9. Landscape Architect Review comments dated July 15, 2021 10. Letter from Developer dated August 26, 2021 11. Response to Engineering Comments dated August 26, 2021 12. Easement Vacation Resolution 2021-106
13. Final Plat and PUD Resolution 2021-100
Wildflower at Lake Elmo 4th Addition – Written Statements
2.a.) Owner: Robert Engstrom Companies
4801 West 81st Street, Suite 101
Minneapolis, MN 55437
Authorized Agents or Representatives:
Bob Engstrom
Paul Engstrom
Tom Engstrom
Engineer & Surveyor:
John Molinaro & Peter Hawkinson
Pioneer Engineering, P.A.
2422 Enterprise Dr.
Mendota Heights, MN 55120
2.b.) Address: Unassigned: Intersection of Wildflower Dr. & Swallowtail Lane
Unassigned: End of Currently Constructed Prairieview Trail
Current Zoning: PUD
Parcel Size: 19.88 acres; 866,126 ft2
Property Identification #’s: 12.029.21.34.0091 & 12.029.21.43.0024
Current Legal Description: Outlot G, H, J, O and Q of Wildflower at Lake Elmo 1st Addition
2.c.)
i) Name of Final Plat: Wildflower at Lake Elmo 4th Addition
ii) Table Block # Lot # Size (ac) Width at Front Setback* (sf) Average Depth (sf) 1 1 0.2494 105 138
1 2 0.1953 80 130
1 3 0.2195 90 135
1 4 0.2389 92 134
1 5 0.2479 80 135
1 6 0.2479 80 135
1 7 0.2501 80 136
1 8 0.2865 90 138
2 1 0.2922 85 152
2 2 0.2450 90 125
2 3 0.3232 80 137
2 4 0.3223 80 130
2 5 0.2968 90 130
2 6 0.3947 93 185
2 7 0.2467 90 130
2 8 0.2537 85 130
2 9 0.2686 90 130
2 10 0.2424 80 132
2 11 0.3379 107 144
3 1 0.1912 70 120
3 2 0.1791 65 120
3 3 0.1791 65 120
3 4 0.1791 65 120
3 5 0.1791 65 120
3 6 0.1791 65 120
3 7 0.2234 86 120
4 1 0.1654 62 120
4 2 0.1405 51 120
4 3 0.1405 51 120
4 4 0.1654 62 120
5 1 0.1960 62 134
5 2 0.1497 51 123
5 3 0.1418 51 120
5 4 0.1657 62 120
6 1 0.1758 65 120
6 2 0.1515 55 120
6 3 0.1653 60 120
6 4 0.1653 60 120
6 5 0.1653 60 120
6 6 0.1515 55 120
6 7 0.1777 65 120
*Width is at the non‐garage side of courtyard lots
(Blocks 3, 4, 5 and 6)
iii) Final Area Calculations:
Park: 0
Trails: 0
Other: 0
Estimated Value of Dedicated Area: 0
iv) Final Area of Wetlands & Buffers
Wetlands: 0
Buffers: 0
v) Final Proposed right‐of‐ways: 5.3797 acres; 234,343 ft2
vi) Proposed legal descriptions for items not on Plat: NONE
2.d.) Addressing Issues since Preliminary Plat:
All items that have arisen have been addressed in the Final Platting Process.
2.e.) Density:
4th Addition Lot Area: 8.8862 acres
4th Addition Lot #: 41
Density: 4.61 lots/acre
2.f.) Proposed infrastructure improvements & phasing:
1 Phase Development
Continuation of installed Wildflower at Lake Elmo 1st, 2nd & 3rd improvements.
2.g.) Neighboring Properties Issues Addressed:
Developer has personally addressed issues with neighbors.
2.h.) Nearby Land Issues/Disturbances to wetlands or Natural Areas:
The project developed a Stormwater Management Plan with the review of the City of Lake
Elmo & the Valley Branch Watershed District to address and improve the watershed drainage
issues.
2.i.) Justification: Development is in conformance with approved Preliminary Plat.
2.j.) Lakeshore Access: NONE
2.k.) Parks & Open Space: Park and Open space dedication was completed with 1st Addition of Project.
2.l.) Development Timeline:
Begin Utilities: August ‐2021
Complete Utility Construction: October – 2021
Complete Street Construction: November – 2021
Complete Small Utility Construction: November – 2021
Complete Landscaping Installation: Spring ‐ 2022
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTSCIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
8.5' BI
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6' CONC. SIDEWALKREGISTERED PROFESSIONAL CIVIL ENGINEER
PREPARED BY PIONEER ENGINEERING, P.A.
REGISTERED PROFESSIONAL LAND SURVEYOR
DEVELOPER
REG. NO.
42299
JOHN M. MOLINARO
PETER J. HAWKINSON
REG. NO.
45831
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
MINNEAPOLIS, MINNESOTA 55437-1111
CONTACT: ROBERT ENGSTROM
ROBERTEENGRSTROM@GMAIL.COM
(952) 893-1001
PROPOSED DEVELOPMENT PHASING
MASS GRADING TO BE PERFORMED IN ONE PHASE.
UTILITY AND STREET CONSTRUCTION TO BE PERFORMED
IN THREE PHASES.
LANDOWNER
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
MINNEAPOLIS, MINNESOTA 55437-1111
ROBERTEENGRSTROM@GMAIL.COM
(952) 893-1001
04-ENG-114058-SHEET-COVER
1.01COVER SHEET
WILDFLOWER AT LAKE ELMO 4TH ADDITION
LAKE ELMO, MINNESOTA
SANITARY SEWER & WATERMAIN
COVER SHEETSHEET INDEX1.01.
3.11-3.17.
3.21-3.26
UTILITY AND STREET CONSTRUCTION PLANS
LEGEND SHEET1.02.
CONSTRUCTIONSTORM SEWER CONSTRUCTION
4.01-4.06.CITY DETAILS
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
LOCATION MAP
3.31-3.35.STREET CONSTRUCTION
L1.LANDSCAPE PLAN
OVERALL UTILITY2.01
3.41-3.42.SIGNING, STRIPING & LIGHTING PLAN
04-ENG-114058-SHEET-LEGEND
1.02LEGENDI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-UTIL-OVER
2.01OVERALL UTILITY PLAN
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-SSWR
3.11SANITARY SEWER & WATERMAIN
CONSTRUCTION
SWALLOWTAIL LANE
04-ENG-114058-SHEET-SSWR
3.12SANITARY SEWER & WATERMAIN
CONSTRUCTION
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
SUNFLOWER LANE
04-ENG-114058-SHEET-SSWR
3.13SANITARY SEWER & WATERMAIN
CONSTRUCTION
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
WILDFLOWER DRIVE
04-ENG-114058-SHEET-SSWR
3.14SANITARY SEWER & WATERMAIN
CONSTRUCTION
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
WILDFLOWER DRIVE
04-ENG-114058-SHEET-SSWR
3.15SANITARY SEWER & WATERMAIN
CONSTRUCTION
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
BLAZINGSTAR LANE
04-ENG-114058-SHEET-SSWR
3.16SANITARY SEWER & WATERMAIN
CONSTRUCTION
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
BLAZINSTAR COURT
04-ENG-114058-SHEET-SSWR
3.17SANITARY SEWER & WATERMAIN
CONSTRUCTION
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
OFF ROAD SANITARY SEWER
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-STRM
3.21STORM SEWER CONSTRUCTION
SUNFLOWER LANE
04-ENG-114058-SHEET-STRM
3.22STORM SEWER CONSTRUCTIONI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
HUMMINGBIRD PATH
04-ENG-114058-SHEET-STRM
3.23STORM SEWER CONSTRUCTIONI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
MONARCH PATH
04-ENG-114058-SHEET-STRM
3.24STORM SEWER CONSTRUCTIONI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
WILDFLOWER DRIVE
04-ENG-114058-SHEET-STRM
3.25STORM SEWER CONSTRUCTIONI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
BLAZINGSTAR LANE
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-ROAD
3.31STREET CONSTRUCTION
SUNFLOWER LANE HUMMINGBIRD PATH
04-ENG-114058-SHEET-ROAD
3.32STREET CONSTRUCTIONI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
MONARCH PATH SWALLOWTAIL WAY SWALLOWTAIL PARK
04-ENG-114058-SHEET-ROAD
3.33STREET CONSTRUCTIONI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
WILDFLOWER DRIVE
04-ENG-114058-SHEET-ROAD
3.34STREET CONSTRUCTIONI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
BLAZINGSTAR LANE
04-ENG-114058-SHEET-ROAD
3.35STREET CONSTRUCTIONI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
BLAZINGSTAR COURT
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-LITE
3.41SIGNING, STRIPING & LIGHTING PLAN
04-ENG-114058-SHEET-LITE
3.42SIGNING, STRIPING & LIGHTING PLANI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-DTLS
4.01CITY DETAILSI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-DTLS
4.02CITY DETAILSI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-DTLS
4.03CITY DETAILSI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-DTLS
4.04CITY DETAILSI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-DTLS
4.05CITY DETAILSI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-DTLS
4.06CITY DETAILSI hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
c
OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
06-25-2021 MINNEAPOLIS, MINNESOTA 55437-1111
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson 1. X-XX-XXXX City Comments LANDSCAPE PLAN 1L1JLT/TLM
JLT/TLM
06-25-2021
04-PLAN-114058-SHEET-LAND.DWG
PAGE 1 of 1
MEMORANDUM
Date: August 2, 2021
To: Ken Roberts, Planning Director Re: Wildflower at Lake Elmo 4th Addition – Final Plat
Cc: Chad Isakson, P.E., Assistant City Engineer Engineering Review Comments
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for Wildflower at Lake Elmo 4th Addition. Final Plat/Final Construction
Plans were received on July 13, 2021. Grading Plans were not received until July 28, 2021. The submittal consisted of
the following documentation:
Wildflower at Lake Elmo 4th Addition Final Plat, not dated, received July 6, 2021.
Wildflower at Lake Elmo 4th Addition Construction Plans dated June 25, 2021.
Wildflower at Lake Elmo 4th Grading Plans dated June 25, 2021.
Storm Sewer Design Calculations dated June 25, 2021.
STATUS/FINDINGS: Engineering review comments have been provided in two separate memos; one for Final Plat
approval, and one to assist with the completion of the final Construction Plans. Please see the following review
comments relating to the Final Plat application.
FINAL PLAT AND EASEMENTS: WILDFLOWER AT LAKE ELMO 4TH ADDITION
The Final Plat shall not be recorded until final construction plan approval is granted.
All easements as requested by the City Engineer and Public Works department shall be documented on the
Final Plat prior to the release of the Final Plat for recording.
Outlot A and Outlot B will be HOA owned with drainage and utility easements over all of each Outlot.
The Final Plat must be revised to provide a drainage and utility easement over all of Outlot B.
The Final Plat must be revised to provide additional drainage and utility easement along the north property
line of Lot 1, Block 2 to meet minimum easement requirements for the proposed trunk sanitary sewer main.
Wildflower at Lake Elmo 4th Addition includes trunk watermain (12‐inch diameter) pipe oversizing along
Sunflower Lane, connecting to the existing 12‐inch watermain along CSAH 14, and includes trunk sanitary
sewer (10‐inch diameter) pipe oversizing along Blazingstar Lane. Payment for pipe oversizing from the city
standard 8‐inch pipe should be addressed as part of the development agreement.
FINAL CONSTRUCTION PLANS & SPECIFICATIONS
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.
Final Construction Plans and Specifications must be revised in accordance with the Construction Plan
engineering review memorandum dated August 2, 2021.
No construction for Wildflower at Lake Elmo 4th Addition may begin until the applicant has received City
Engineer approval for the Final Construction Plans and Specifications; 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.
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 1 of 3
MEMORANDUM
Date: August 2, 2021
To: John Molinaro, P.E., Pioneer Engineering Re: Wildflower at Lake Elmo 3rd Addition
Cc: Ken Roberts, Planning Director
Marty Powers, Public Works Director
Construction Plan Review
Chad Isakson, P.E., Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for Wildflower at Lake Elmo 4th Addition. Final Plat/Final Construction
Plans were received on July 13, 2021. Grading Plans were not received until July 28, 2021. The submittal consisted
of the following documentation:
Wildflower at Lake Elmo 4th Addition Final Plat, not dated, received July 6, 2021.
Wildflower at Lake Elmo 4th Addition Construction Plans dated June 25, 2021.
Wildflower at Lake Elmo 4th Grading Plans dated June 25, 2021.
Storm Sewer Design Calculations dated June 25, 2021.
No Project Specifications were provided.
STATUS/FINDINGS: The following comments have been provided in addition to the Final Plat comment memo to
direct plan corrections necessary for final construction plan approval. When submitting revised plans and
specifications, please provide a point by point response letter that details all changes made to the plans.
FINAL PLAT AND EASEMENTS: WILDFLOWER AT LAKE ELMO 4TH ADDITION
Outlot ownership should be labeled on the grading and utility plans, including Outlots adjacent to the 3rd
Addition Plat. Identify Outlots E and F as HOA owned and identify the lift station site Outlot as City owned.
Outlot A and Outlot B will be HOA owned with drainage and utility easements over all of each Outlot.
The Final Plat and Construction Plans must be revised to provide a drainage and utility easement over all of
Outlot B.
The Final Plat and Construction Plans must be revised to provide additional drainage and utility easement
along the north property line of Lot 1, Block 2 to meet minimum easement requirements for the proposed
trunk sanitary sewer main.
The Construction plans must be revised to correctly identify Outlot ownership and drainage and utility
easements for the Wildflower 4th Addition. If Outlots from previous additions are shown on the plans, the
Addition must be identified.
FINAL CONSTRUCTION PLANS
Sheet 1.01. Add plan note to identify the standard of care guideline for the collection and depiction of
existing subsurface utility data per CI/ASCE 38‐02.
All plan sheets: Revise Outlot boundaries and naming to Wildflower 4th Addition naming structure.
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 3
Add Existing Condition and Removals Plan sheet clearly depicting construction boundary areas and
construction details to match existing conditions in the field.
Detail private driveway removal and reconnection plans to Blazingstar Lane.
Add Erosion Control Plan sheets and SWPPP plan.
Sheet 3.12. Revise plans to add commercial water service and sanitary sewer service from Sunflower Lane
to 11550 Stillwater Boulevard.
Sheet 3.12. Revise plans along proposed trunk watermain in Outlot J to show all existing conditions. Plans
must identify all removals, protections, erosion control and restoration details.
Sheet 3.13. Revise services for Lots 1‐3, B5 to remove all bends.
Sheet 3.14. Revise services for Lot 3, B3 to remove all bends.
Sheet 3.14. Revise water/sewer layout and services for Lot 7, B3 and Lots 10‐11, B2 per the attached edits.
Sheet 3.15. Revise services for Lot 1, B2 to remove all bends.
Sheet 3.16. Revise water/sewer layout and services to eliminate/minimize service bends.
Sheet 3.17. Revise plans along proposed trunk sewer in Outlot H to show all existing conditions. Plans must
identify all removals, protections, erosion control and restoration details.
Sheet 3.17. Remove the proposed service wye that is shown to extend to the existing driveway. Service
cannot be extended to a property located outside of the City MUSA.
Sheets 3.21‐3.25. Replace Standard Plan Notes for Storm Sewer with City Plan Notes dated April 2019.
Sheets 3.21‐3.25. Revise plans along proposed storm sewer not placed in roadway corridors to show all
existing conditions. Plans must identify all removals, protections, erosion control and restoration details.
Sheet 3.22 Extend drain tile north from CBMH 1121 for 100‐foot with clean out.
Sheet 3.25. Extend storm sewer from CBMH 1305 along Blazingstar Court and install catch basins at the
transition to the cul‐de‐sac (as the grade transitions from 3% to 1%) to better facilitate drainage.
Sheet 3.31. Revise typical section for Sunflower Lane and make all plan revisions accordingly.
Revise tree setback to city standard minimum 5‐feet when sidewalk is along the boulevard.
Revise tree setback to city standard minimum 8‐feet when no sidewalk is present.
Revise sidewalk width to city standard 6‐feet when sidewalk is along only one side of the road. 5‐ft.
sidewalks are only allowed when placed on both sides of the street.
Revise mountable curb to B618 per plan view.
Revise class 5 aggregate base material to class 6 per city standards.
Revise minimum topsoil requirement to 6‐inches.
Sheet 3.31 and 3.32. Revise plan view to show location of sidewalk within the street right‐of‐way per the
proposed typical section.
Sheet 3.31. Revise typical section for 30’/32’ ROW Street to create two separate typical sections and
identify all applicable roadways by name to facilitate city review.
Revise tree setback to city standard minimum 5‐feet.
Revise class 5 aggregate base material to class 6 per city standards.
Revise minimum topsoil requirement to 6‐inches.
Sheet 3.33. Revise typical section for Wildflower Drive and 60‐foot ROW street and make all plan revisions
accordingly.
Add center median trees showing city standard minimum 5‐feet setback from back of curb.
Revise class 5 aggregate base material to class 6 per city standards.
Revise mountable curb to B618 per plan view.
Revise minimum topsoil requirement to 6‐inches.
Sheet 3.34 and 3.35. Revise typical section for 60‐foot ROW street.
Revise class 5 aggregate base material to class 6 per city standards.
Revise minimum topsoil requirement to 6‐inches.
Sheet 3.35. Remove typical section for 70‐foot ROW street. Typical section does not appear applicable.
Sheets 3.41 and 3.42. Revise plans to show existing street lights and signage to help facilitate
placement/review of signage and lighting for the Wildflower 4th Addition.
PAGE 3 of 3
Sheets 3.41 and 3.42. Standard Plan Notes for signing/pavement markings /lighting plans are outdated and
incorrect. Replace with City Standard Plan Notes dated April 2019.
Sheet 3.41. Add additional “No Parking” signs to meet city spacing requirements and additional stop signs
(see attached red lines).
Sheet 3.41. Remove rip rap channels from plan sheet.
Sheet 3.42. Add street light at intersection of Blazingstar Lane and Blazingstar Court.
Sheet 3.42. Add “No Parking” signs to Blazingstar Court; 3 signs along interior center landscape median; 4
signs along outer radius of cul‐de‐sac; and 2 signs along west bound drive lane.
Sheet 3.42. Add additional “No Parking” signs to Blazingstar Lane to meet city spacing requirements (no
greater than 250 feet).
Sheet 3.42. Remove private driveway and temporary driveway and show reconstructed permanent
condition.
CITY STANDARD DETAILS
Detail Sheets: Add City standard details 601, 603, 604, 605, and 606.
GRADING PLANS
Sheet G‐6: Add proposed lot corner elevation for SE corner of Lot 9, Block 2.
Sheet G‐8: Add the missing proposed lot corner elevations for Lot 3, B2 (1 missing); Lot 4, B2 (3 missing);
Lot 6, B2 (3 missing).
Sheets G6 and G8. Revise grading plan as necessary to meet minimum city standards to provide 2%
minimum slope for drainage within Outlot I and along rear lot lines for Lots 3‐11, B2.
SPECIFICATIONS
No project specifications were submitted. Project Specifications must be prepared and submitted for the
improvements using the City Standard Specifications for Public Infrastructure dated April 2019. The
specifications must state that the City Standard Specifications govern for the project unless specific written
approval by the City has been provided. Supplemental specifications may be included in the project manual
as follows if they are clearly labeled “Supplemental Specifications” and include the following statement as
the first clause of the supplemental provisions, “The City Standard Specifications for Public Infrastructure,
dated April 2019, shall apply to the work performed under this contract. Supplemental specifications are
intended to supplement the City Standard Specifications; however, they do NOT supersede the City
Standard Specifications, Details, Design Standards, or ordinances without specific written approval by the
City Engineer”.
LANDSCAPE PLAN
Sheet L1: Revise scale of proposed landscape plans to facilitate city review of tree planting locations in
regards to required offset separation distances.
Sheet L1: Add plan notes that detail the tree locations that are located in the center medians and along the
alleyways. Notes should indicate 8‐feet from back of curb and all trees should be relocated on the plans as
necessary to comply.
Sheet L1: Add proposed sanitary sewer to landscape plans that is running north of Lot 1 and 3, B2. Revise
landscaping to keep all tree plantings minimum 15‐feet from pipe/structure centerline.
Sheet L1: Proposed landscaping located in Outlot I appears placed along the proposed drainage swale and
will impede already limited drainage. Revise plan to indicate the location of drainage swale and add notes
to maintain plantings a minimum distance of 5‐feet from drainage swale bottom.
8.5' BI
T.
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A
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6' CO
NC
.
SI
DEW
A
LK
6' CONC. SIDEWALKREGISTERED PROFESSIONAL CIVIL ENGINEER
PREPARED BY PIONEER ENGINEERING, P.A.
REGISTERED PROFESSIONAL LAND SURVEYOR
DEVELOPER
REG. NO.
42299
JOHN M. MOLINARO
PETER J. HAWKINSON
REG. NO.
45831
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
MINNEAPOLIS, MINNESOTA 55437-1111
CONTACT: ROBERT ENGSTROM
ROBERTEENGRSTROM@GMAIL.COM
(952) 893-1001
PROPOSED DEVELOPMENT PHASING
MASS GRADING TO BE PERFORMED IN ONE PHASE.
UTILITY AND STREET CONSTRUCTION TO BE PERFORMED
IN THREE PHASES.
LANDOWNER
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
MINNEAPOLIS, MINNESOTA 55437-1111
ROBERTEENGRSTROM@GMAIL.COM
(952) 893-1001
04-ENG-114058-SHEET-COVER
1.01COVER SHEET
WILDFLOWER AT LAKE ELMO 4TH ADDITION
LAKE ELMO, MINNESOTA
SANITARY SEWER & WATERMAIN
COVER SHEETSHEET INDEX1.01.
3.11-3.17.
3.21-3.26
UTILITY AND STREET CONSTRUCTION PLANS
LEGEND SHEET1.02.
CONSTRUCTIONSTORM SEWER CONSTRUCTION
4.01-4.06.CITY DETAILS
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
LOCATION MAP
3.31-3.35.STREET CONSTRUCTION
L1.LANDSCAPE PLAN
OVERALL UTILITY2.01
3.41-3.42.SIGNING, STRIPING & LIGHTING PLAN
04-ENG-114058-SHEET-SSWR
3.14SANITARY SEWER & WATERMAIN
CONSTRUCTION
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
WILDFLOWER DRIVE
I hereby certify that this plan 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
c
28OFWILDFLOWER 4TH ADDITION
LAKE ELMO, MINNESOTA
ROBERT ENGSTROM COMPANIES
4801 WEST 81ST STREET, SUITE 101
06-25-2021
PAT/JMM
JMM/PDS
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
45831 06-25-2021
John M. Molinaro
MINNEAPOLIS, MINNESOTA 55437-1111
1. X-XX-XXXX City Comments
04-ENG-114058-SHEET-LITE
3.41SIGNING, STRIPING & LIGHTING PLAN
Memo
To: Ken Roberts, City of Lake Elmo
Planning Director
From: Sarah Harding, Landscape Architect
Jenna Niday, Landscape Designer
File: City of Lake Elmo Landscape Plan Review
Wildflower 4th Addition, Review #1
Date: July 15, 2021
Submittals
▪ Civil and Landscape Plans, dated 6-25-2021, received 7-6-2021.
▪ Project Narrative, received 7-6-2021.
▪ Final Plat and Land Use Applications, received 7-6-2021.
Location: East of Lake Elmo Avenue North, North of 39th Street North, West of Lisbon Avenue North, and
south of Veronica Pond in Lake Elmo, MN.
Land Use Category: Medium Density Residential
Surrounding Land Use Concerns: None.
Special landscape provisions in addition to the zoning code: Greenbelt buffer required. The City has
previously determined that a sufficient buffer was provided on the North of the plat.
July 15, 2021
Ken Roberts
Planning Director
City of Lake Elmo
Page 2 of 3
Tree Preservation:
A tree survey plan has been previously submitted, including a tree inventory showing individual trees that are
exempt, removed and saved. The allowable tree removal limit (30% of the total diameter inches of significant
trees) is exceeded; therefore replacement trees are required. The required number of replacement trees has
been accounted for in the original plan submittals and no further action is needed.
Entire Site Total Caliper Inches of Significant Trees On-Site: 433.0 Cal Inches
Significant Inches Removed On-Site* 390 Cal Inches
Common Trees 390
Conifer/Evergreen Trees 0
Hardwood Trees 0
Tree Removal Limits (30% Significant Inches Removed On-Site) 130.00 Cal Inches
Subtract Common Tree Removals 390
Removals in excess of 30% allowance -260.00 Cal Inches
Removals in Excess of Allowance 260.0 Cal Inches
Common Tree Removals in Excess of 30% Allowance 260.0
Common Tree Replacement Needed (1/4 the dia inches removed) 65.0 Cal Inches
Common Tree Replacement Required @ 2.5" per Tree 26 # Trees
Landscape Requirements:
The master and subsequent phase landscape plans meet the code required number of trees. Previous
phases have planted more than the required number of trees. Previous inspections have found dead or dying
trees in the 1st and 2nd additions and the City has allowed these trees to be removed and not replaced,
because the proposed landscape has far exceeded the landscape requirements.
Landscape
Required
Phase 1 & 2
Installed
Phase 1 & 2
Removed
Phase 3
Proposed
Phase 4
Proposed
Deciduous
213
40
90 184
Coniferous 261 7 110
Ornamental 155 35
Total 879 629 589 97 329
Total Required per Landscape
Code 879
Total Landscape Remaining after
Removals, and Future Proposed 1,015
July 15, 2021
Ken Roberts
Planning Director
City of Lake Elmo
Page 3 of 3
The landscape plans do meet the minimum compositions of required trees:
• At least 25% of the required number of trees shall be deciduous shade trees
• At least 25% of the required number of trees shall be coniferous trees
• Up to 15% of the required number of trees may be ornamental tree
Phase 4 Qty % Composition
Deciduous Shade Trees 184 56%
Coniferous Trees 110 33%
Ornamental Trees 35 11%
Tree Count Proposed 329
A. A landscape plan has been submitted that does not include all requirements:
1. Ground cover materials are not shown for all disturbed areas.
Findings:
1. All tree preservation, mitigation, and landscape requirements have been met.
2. All disturbed areas need to receive ground cover after work is completed. Notes have not been provided
to describe the proposed intent to meet this code requirement. Please provide ground cover
specifications for seed, sod, or other approved ground cover.
Recommendation:
It is recommended that a condition of approval include:
1. Submit a revised landscape plan.
Stantec Consulting Services Inc.
Sarah Harding, PLA (MN)
City of Lake Elmo Municipal Landscape Architect
P: (952) 215-2661
E: sharding@wenck.com
August 26, 2021
City Staff
City of Lake Elmo
3800 Laverne Avenue North
Lake Elmo, MN 55042
Re: Wildflower at Lake Elmo 4th Addition
Lake Elmo, Minnesota
P.E.# 114058
Dear City Staff:
Please find our response to the Focus Engineering, Inc. - Aug. 2, 2021 Memorandum reviewing
Wildflower at Lake Elmo 4th Addition proposed submittal.
Engstrom Companies would like to further the discussion on the aspects of the development that they do
not believe should occur.
Comments to address:
Grading Plans
Sheet G6 and G8. Revise grading plan as necessary to meet minimum city standards to provide
2% minimum slope for drainage within Outlot I and along rear lot lines for Lots 3-11, B2.
o The proposed grading plan is following the previously approved grading plan that included a flat
swale through Outlot I (1st Add. Plat).
o The flat swale is within the Basin 100 – HWL bounce.
o The flat swale has been modeled in the stormwater management plan to operate as a swale within
the basin bounce since the original Preliminary Plat design.
Engstrom Companies would like to construct the development following the approved grading plan.
o The area located within the Outlot held by the HOA, just east of the lots surrounding Blazingstar
Court has been designed as a low-lying swale.
The swale bottom elevations are within the HWL bounce of the large stormwater basin.
The stormwater treatment has always included the swale system in the model.
The existing farm field was a very flat swale.
o Existing swale begun near the power pole and stretched south to the location of the proposed
basin at a slope of 0.30%
The existing slope through the proposed basin was 0.00%, the field was a very flat
landlocked low-lying area.
o Proposed swale begins near the power pole and terminates at the FES structure near the proposed
basin with a slope of 0.70%
To make a 2.0% swale work with existing grades (near power pole) and the basin constraint (cannot
discharge any lower, constrained by State Hwy. 5 ditch, now County 14) is not possible.
The flat swale is located in a natural prairie, no maintenance. The swale is not on a functioning path or
walkway.
The flat swale will be a low-lying area that is intermittently wet and dry. The swale mimics the natural
drainage pattern of the existing conditions.
o See Attached Images of Existing Swale & Proposed Swale.
Additional Comments Provided in Email on 8-3-2021 – City Staff Meeting
1. The 10-inch trunk sanitary sewer stub to be located on Outlot H (Outlot A 4th Addition)
must be extended to the south edge of the tree line in the northeast corner of Outlot H,
roughly an additional 420 LF (from where the sewer is shown on the preliminary plans)
This was a condition of the preliminary plat approval in 2015. See attached engineering
review memo from the preliminary plat council packet (page 4).
The development is in disagreement with the 420 LF extension to the south tree line.
o The additional extension will not provide any additional “gravity” sewer to any
future components.
o The currently proposed extension will maintain the same accessibility to any
future components through use of a forcemain.
Forcemain could be installed with significant less disturbance using a
trenchless construction practice.
o The prairie has been established for 4 years now and to complete an open trench
sewer project would severely disturb the established ecosystem.
o Since this pipe is not providing gravity sewer to any future service areas, the cost
should be on the future party gaining access to the stub.
o In the unlikely event, that a pipe would be required, it could be a forcemain, and
the cost should be in the future party gaining access.
Engstrom Companies would like to construct the development without the sanitary sewer extending to the
northern property line/tree line (Outlot H, 1st Add.).
o The area located beyond the project limits is outside the “Regional Sewered Staging Plan”.
See Attached PDF from the “Lake Elmo Comprehensive Plan”.
o The off-site area is outside the Future Land Use – Sewer Plan
See Attached PDF from the “Lake Elmo Comprehensive Plan”.
o The off-site area is located within an area where the City has “no plans to expand the area served
by the Regional Sewer System.
See Attached PDF from the “Lake Elmo Comprehensive Plan”.
The developer should not have to extend sewer to a district that cannot be served through gravity sewer,
and is also outside the comprehensive Future Sewer Plan.
The developer believes that the future party served by the potential future lift station is responsible for the
costs of the improvements.
o A future forcemain can be installed through the established prairie using trenchless construction
method.
The established prairie has been growing and maintained for 4-years.
To install open trench utilities through the prairie will require the process to start from the
beginning.
If you have questions as you review the information, please do not hesitate to call with any questions,
concerns or comments that will facilitate your review.
Sincerely,
PIONEER ENGINEERING P.A.
John M. Molinaro, PE, LS
Cc: Robert Engstrom, Robert Engstrom Companies
1
1 23
Source: Esri, i-cubed, USDA, USGS, AEX, GeoEye, Getmapping, Aerogrid, IGN,
IGP, and the GIS User CommunityRegional Sewered Staging Plan
K
§¨¦94§¨¦94
0 0.5 10.25 MilesData Scource: Washington County, MN8-16-13
Stage 1
Stage 3
Stage 2
456710
456715
456713 456717
456710
456719
456715
456717
456714
456713
456717
Map 6-1
Lake ElmoLake JaneOlson Lake
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Source: Esri, i-cubed, USDA, USGS, AEX, GeoEye, Getmapping, Aerogrid, IGN,
IGP, and the GIS User CommunityFuture Land Use - Sewer Plan
Map 6-3
Data Source: Washington County, MN8-19-13
Village Open Space OverlayMunicipal Boundary
White hatching denotes possible mixed use areas
Planned Land Uses
CommercialBusiness Park
Urban High Density
Urban Low DensityUrban Medium Density
Village Mixed UseVillage Urban Low DensityVillage Urban Medium Density
Rural Area DevelopmentRural Single Family
Public/Park
K 0 10.5
Miles
WONE Interceptor Cottage Grove Ravine Interceptor
456713
456710
456719
456717
456715
456717
456714456713
MCES Interceptor
#*Lift Station
")
Gravity Sewer
Forcemain Sewer
Lake Elmo Comprehensive Plan Chapter VI – Wastewater Facilities
properties with shared wastewater drain fields and were constructed in the Old Village and Tri-Lakes
areas.
Map 6-5: Existing 201 Shared Wastewater Treatment Systems shows the location of these systems,
which include the following facilities:
Table 6-D
City-Owned 201 Wastewater Treatment Systems
Facility Number of Connections Design Flow (GPD)
Old Village Remote A 6 3,750
Old Village Remote B 6 2,700
Old Village Remote C 8 1,500
Old Village Remote D 6 4,440
Tri-Lakes Remote A 1 450
Tri-Lakes Remote B 3 1,500
Tri-Lakes Remote C 2 600
Tri-Lakes Remote D
Tri-Lakes Remote E
3
1
1,350
450
Future Sewer Plans
The City has no plans to expand the area served by the Regional Sewer System outside of the areas
shown in Map 6-1 Sewer Staging Plan Map except for those areas specified in the Tri-Lakes area and
depicted on Map 6-2 Sewer Service Area – Tri Lakes Map. The City will continue to work with the City of
Oakdale to potentially extend sewer services into the Tri-Lakes area to serve the future service areas
identified in this map. Within the planned Regional Sewer System, the City will abandon all City-owned
septic systems in the Village Area at the time of connection to sanitary sewer. The City does not plan to
construct a local sewage treatment plant.
Private sewage treatment systems may be constructed in new residential developments by developers
as necessary outside of the areas that have been guided for public sanitary sewer services. The
installation of new private systems will occur at the time new homes are built.
VI – 9
August 25, 2021
City Staff
City of Lake Elmo
3880 Laverne Avenue North
Lake Elmo, MN 55042
Re: Wildflower at Lake Elmo 4th Addition
Lake Elmo, Minnesota
P.E.# 114058
Dear City Staff:
Please find revised responses to Wildflower at Lake Elmo 4th Addition Construction Plan, this response is to
address the August 2, 2021 utility plan review for Final Utility and Street Construction Plans in a email by
Jack Griffin from Focus Engineering, Inc. This summary contains a response (in red) to the items addressed
in his email. Plans dated August 20, 2021 have been attached and include revisions to address the Focus
Engineering, Inc. review.
FINAL PLAT AND EASEMENTS: WILDFLOWER AT LAKE ELMO 4TH ADDITION
Outlot ownership should be labeled on the grading and utility plans, including Outlots adjacent to the 3rd
Addition Plat. Identify Outlots E and F as HOA owned and identify the lift station site Outlot as City owned.
Outlots have been labeled in the 4th Addition plan set and the development grading plans.
Outlot A and Outlot B will be HOA owned with drainage and utility easements over all of each Outlot.
Outlots have been labeled HOA owned and D&U easement has been added to entire outlots.
The Final Plat and Construction Plans must be revised to provide a drainage and utility easement over all of
Outlot B.
Plat and Plans have been updated to provide D&U over entire outlot.
The Final Plat and Construction Plans must be revised to provide additional drainage and utility easement
along the north property line of Lot 1, Block 2 to meet minimum easement requirements for the proposed
trunk sanitary sewer main.
Easement has been provided for trunk sewer.
The Construction plans must be revised to correctly identify Outlot ownership and drainage and utility
easements for the Wildflower 4th Addition. If Outlots from previous additions are shown on the plans, the
Addition must be identified.
Plans revised to show requested information.
FINAL CONSTRUCTION PLANS
Sheet 1.01. Add plan note to identify the standard of care guideline for the collection and depiction of
existing subsurface utility data per CI/ASCE 38‐02.
Addressed.
All plan sheets: Revise Outlot boundaries and naming to Wildflower 4th Addition naming structure.
All outlots now named to match 4th Addition naming structure.
Add Existing Condition and Removals Plan sheet clearly depicting construction boundary areas and
construction details to match existing conditions in the field.
Removals Plan Sheet created which shows the existing conditions in it. Construction boundary areas
are reflected by the erosion control fence in the newly created Erosion Control and Seeding sheet.
Detail private driveway removal and reconnection plans to Blazingstar Lane.
Driveway removal detailed in Removal plan. Reconnection is detailed in newly created Driveway
Construction Details sheet.
Add Erosion Control Plan sheets and SWPPP plan.
Addressed.
Sheet 3.12. Revise plans to add commercial water service and sanitary sewer service from Sunflower Lane
to 11550 Stillwater Boulevard.
(Per 8/17/21 Memo) Thank you for adding the sewer and water services to the development plans.
A 4‐inch water and 6‐inch sewer service should be provided.
Addressed.
(Per 8/17/21 Memo) The cost for these services will be reimbursed by the city and will be addressed
as part of the development agreement.
Details to be worked out with Engstrom Companies.
Sheet 3.12. Revise plans along proposed trunk watermain in Outlot J to show all existing conditions. Plans
must identify all removals, protections, erosion control and restoration details.
Addressed. See Erosion Control and Seeding Plan for restoration and erosion control. Protections
called out in water main plan. No removals necessary.
Sheet 3.13. Revise services for Lots 1‐3, B5 to remove all bends.
Addressed.
Sheet 3.14. Revise services for Lot 3, B3 to remove all bends.
Addressed.
Sheet 3.14. Revise water/sewer layout and services for Lot 7, B3 and Lots 10‐11, B2 per the attached edits.
Addressed.
Sheet 3.15. Revise services for Lot 1, B2 to remove all bends.
Addressed.
Sheet 3.16. Revise water/sewer layout and services to eliminate/minimize service bends.
Addressed.
Sheet 3.17. Revise plans along proposed trunk sewer in Outlot H to show all existing conditions. Plans must
identify all removals, protections, erosion control and restoration details.
Addressed. See Erosion Control and Seeding Plan for restoration and erosion control. Protections
called out in sanitary sewer plan. No removals necessary.
Sheet 3.17. Remove the proposed service wye that is shown to extend to the existing driveway. Service
cannot be extended to a property located outside of the City MUSA.
Noted – Engstrom Companies would like to pursue the ability to provide future service connections
that would eliminate the need to disturb the newly constructed roadway.
(Per 8/17/21 Memo) The 10‐inch trunk sanitary sewer stub to be located on Outlot H (Outlot A 4th
Addition) must be extended to the south edge of the tree line in the northeast corner of Outlot H, roughly
an additional 420 LF (from where the sewer is shown on the preliminary plans) This was a condition of the
preliminary plat approval in 2015. See attached engineering review memo from the preliminary plat
council packet (page 4).
(Per 8/17/21 Memo) The 10‐inch trunk sewer must be extended as part of the Wildflower 4th
Addition as required by the condition of preliminary plat approval.
Noted – Engstrom Companies would like to continue the conversation in not installing
the extended sanitary sewer.
(Per 8/17/21 Memo) It is a standing policy by Lake Elmo that ALL developments must extend utilities
to the plat boundaries for connection by adjacent properties. As such the Wildflower development
was required to extend the sewer to the north property line of Outlot H. During the preliminary plat
process the developer successfully argued to stop just short of the tree line to potentially save trees
that may not need to be removed in the near future. This compromise was reflected in the
condition of preliminary plat approval.
Noted – Engstrom Companies would like to continue the conversation in not installing
the extended sanitary sewer.
(Per 8/17/21 Memo) The sewer extension is required at the cost of the developer per city policy and
preliminary plat approval. The cost to oversize the pipe to a 10‐inch sewer from the minimum 8‐
inch sewer will be addressed in the development agreement as oversizing costs.
Noted – Engstrom Companies would like to continue the conversation in not installing
the extended sanitary sewer.
Sheets 3.21‐3.25. Replace Standard Plan Notes for Storm Sewer with City Plan Notes dated April 2019.
Addressed.
Sheets 3.21‐3.25. Revise plans along proposed storm sewer not placed in roadway corridors to show all
existing conditions. Plans must identify all removals, protections, erosion control and restoration details.
Addressed. See Erosion Control and Seeding Plan for restoration and erosion control. Protections
called out in storm sewer plan where necessary.
Sheet 3.22 Extend drain tile north from CBMH 1121 for 100‐foot with clean out.
Addressed.
Sheet 3.25. Extend storm sewer from CBMH 1305 along Blazingstar Court and install catch basins at the
transition to the cul‐de‐sac (as the grade transitions from 3% to 1%) to better facilitate drainage.
Addressed.
Sheet 3.31. Revise typical section for Sunflower Lane and make all plan revisions accordingly.
Revise tree setback to city standard minimum 5‐feet when sidewalk is along the boulevard.
• Addressed.
Revise tree setback to city standard minimum 8‐feet when no sidewalk is present.
• Addressed.
Revise sidewalk width to city standard 6‐feet when sidewalk is along only one side of the road. 5‐ft.
sidewalks are only allowed when placed on both sides of the street.
• Addressed.
Revise mountable curb to B618 per plan view.
• Addressed.
Revise class 5 aggregate base material to class 6 per city standards.
• Addressed.
Revise minimum topsoil requirement to 6‐inches.
• Addressed.
Sheet 3.31 and 3.32. Revise plan view to show location of sidewalk within the street right‐of‐way per the
proposed typical section.
Addressed
Sheet 3.31. Revise typical section for 30’/32’ ROW Street to create two separate typical sections and
identify all applicable roadways by name to facilitate city review. Addressed.
Revise tree setback to city standard minimum 5‐feet.
• Addressed.
Revise class 5 aggregate base material to class 6 per city standards.
• Addressed.
Revise minimum topsoil requirement to 6‐inches.
• Addressed.
Sheet 3.33. Revise typical section for Wildflower Drive and 60‐foot ROW street and make all plan revisions
accordingly.
Add center median trees showing city standard minimum 5‐feet setback from back of curb.
• Addressed
Revise class 5 aggregate base material to class 6 per city standards.
• Addressed.
Revise mountable curb to B618 per plan view.
• Addressed.
Revise minimum topsoil requirement to 6‐inches.
• Addressed.
Sheet 3.34 and 3.35. Revise typical section for 60‐foot ROW street.
Revise class 5 aggregate base material to class 6 per city standards.
• Addressed.
Revise minimum topsoil requirement to 6‐inches.
• Addressed.
Sheet 3.35. Remove typical section for 70‐foot ROW street. Typical section does not appear applicable.
This is actually the section for the cul‐de‐sac. Renamed the cross section to identify this.
Sheets 3.41 and 3.42. Revise plans to show existing street lights and signage to help facilitate
placement/review of signage and lighting for the Wildflower 4th Addition.
Street light and signage has been updated to reflect provided marked up PDF. Plan sheets are now
numbered 3.61 and 3.62 because of the addition of other plan sheets. NOTE: We added a plan
sheet for the construction of the trail connecting to the CR‐14 stub (sheet 3.51).
Sheets 3.41 and 3.42. Standard Plan Notes for signing/pavement markings /lighting plans are outdated and
incorrect. Replace with City Standard Plan Notes dated April 2019.
Addressed.
Sheet 3.41. Add additional “No Parking” signs to meet city spacing requirements and additional stop signs
(see attached red lines).
(Per 8/17/21 Memo) In accordance with the previous Wildflower development phases, parking
along the south side of Wildflower Drive is permitted. Disregard adding “No Parking” signs along
the south side of Wildflower Drive.
Addressed.
Sheet 3.41. Remove rip rap channels from plan sheet.
Addressed.
Sheet 3.42. Add street light at intersection of Blazingstar Lane and Blazingstar Court.
Addressed.
Sheet 3.42. Add “No Parking” signs to Blazingstar Court; 3 signs along interior center landscape median; 4
signs along outer radius of cul‐de‐sac; and 2 signs along west bound drive lane.
Addressed.
Sheet 3.42. Add additional “No Parking” signs to Blazingstar Lane to meet city spacing requirements (no
greater than 250 feet).
Addressed.
Sheet 3.42. Remove private driveway and temporary driveway and show reconstructed permanent
condition.
Addressed.
CITY STANDARD DETAILS
Detail Sheets: Add City standard details 601, 603, 604, 605, and 606.
Addressed.
GRADING PLANS
Sheet G‐6: Add proposed lot corner elevation for SE corner of Lot 9, Block 2.
Addressed.
Sheet G‐8: Add the missing proposed lot corner elevations for Lot 3, B2 (1 missing); Lot 4, B2 (3 missing);
Lot 6, B2 (3 missing).
Addressed.
Sheets G6 and G8. Revise grading plan as necessary to meet minimum city standards to provide 2%
minimum slope for drainage within Outlot I and along rear lot lines for Lots 3‐11, B2.
(Per 8/17/21 Memo) The minimum allowable swale in Lake Elmo design standards is 2%. This
standard has not changed and was the minimum standard at the time of preliminary plat approval.
Engstrom Companies would like to pursue the acceptance of the preliminary grading
design. A flat swale located within the HOA outlot. All swales located on Private Lots
are proposed at 2% slope of greater.
SPECIFICATIONS
No project specifications were submitted. Project Specifications must be prepared and submitted for the
improvements using the City Standard Specifications for Public Infrastructure dated April 2019. The
specifications must state that the City Standard Specifications govern for the project unless specific written
approval by the City has been provided. Supplemental specifications may be included in the project manual
as follows if they are clearly labeled “Supplemental Specifications” and include the following statement as
the first clause of the supplemental provisions, “The City Standard Specifications for Public Infrastructure,
dated April 2019, shall apply to the work performed under this contract. Supplemental specifications are
intended to supplement the City Standard Specifications; however, they do NOT supersede the City
Standard Specifications, Details, Design Standards, or ordinances without specific written approval by the
City Engineer”.
Specifications have been updated to include noted language. Specifications have been provided in
submittal package.
LANDSCAPE PLAN
Sheet L1: Revise scale of proposed landscape plans to facilitate city review of tree planting locations in
regards to required offset separation distances.
Addressed
Sheet L1: Add plan notes that detail the tree locations that are located in the center medians and along the
alleyways. Notes should indicate 8‐feet from back of curb and all trees should be relocated on the plans as
necessary to comply.
Addressed
Sheet L1: Add proposed sanitary sewer to landscape plans that is running north of Lot 1 and 3, B2. Revise
landscaping to keep all tree plantings minimum 15‐feet from pipe/structure centerline.
Addressed
Sheet L1: Proposed landscaping located in Outlot I appears placed along the proposed drainage swale and
will impede already limited drainage. Revise plan to indicate the location of drainage swale and add notes
to maintain plantings a minimum distance of 5‐feet from drainage swale bottom.
Addressed
If you have questions as you review the information, please do not hesitate to call with any questions,
concerns or comments that will facilitate your review.
Sincerely,
PIONEER ENGINEERING P.A.
John M. Molinaro, PE, LS
Cc: Robert Engstrom, Robert Engstrom Companies
1 Resolution 2021-__
CITY OF LAKE ELMO WASHINGTON COUNTY
STATE OF MINNESOTA RESOLUTION NO. 2021-106
A RESOLUTION APPROVING VACATING DRAINAGE AND UTILITY EASEMENTS ON OUTLOTS G, H, AND I OF WILDFLOWER AT LAKE ELMO WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and WHEREAS, Robert Engstrom Companies, 4801 West 81st Street, #101, Bloomington, MN (the “Owner”) has submitted an application to the City of Lake Elmo (“City”) on property
known as Outlots G, H, and I of Wildflower at Lake Elmo as described in Exhibit A (the
“Property); and WHEREAS, the application is for vacating drainage and utility easements on the Property described in Exhibit B, a copy of which is on file in the City of Lake Elmo Community
Development Department; and
WHEREAS, the easements do not terminate at or abut upon public water; and WHEREAS, the City is authorized by Minn. Stat. § 462.358, subd. 7 to vacate drainage
and utility easements by following the procedure available for vacating city roads; and
WHEREAS, the City may vacate city roads using the procedure set out in Minn. Stat. § 412.851; and
WHEREAS, the Owner, who owns all of the property in which the easements are
located, submitted a petition requesting the vacation of the easement; and WHEREAS, the City provided notice of and conducted a public hearing regarding the proposed vacation on October 5th, 2021; and
WHEREAS, the City hereby finds and determines: 1) Vacating the drainage and utility easements are in the public interest; and 2) The present and potential use of the land does not provide access to public waters; and
3) The vacation would not impact conservation of natural resources and 4) The proposed Wildflower 4th Addition will replace the current easements with drainage and utility easements that do not conflict with lot configurations and building placements.
2 Resolution 2021-__
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby vacate
the easements described in Exhibit B effective as of the date of this Resolution;
BE IT FURTHER RESOLVED, the City determines no damages are owed for the vacation of the easement; and
BE IT FURTHER RESOLVED, this Resolution shall constitute the notice of
completion and the City Clerk is hereby authorized and directed to file this Resolution with the office of the County Auditor to be entered into the transfer record and then record it with the office of the County Recorder.
Passed and duly adopted this 5th day of October, 2021 by the City Council of the City of Lake
Elmo, Minnesota.
___________________________________
Mayor Charles Cadenhead ATTEST:
____________________________________
Julie Johnson, City Clerk
3 Resolution 2021-__
Exhibit A
Outlot G, Outlot H, and Outlot I of WILDFLOWER AT LAKE ELMO 1st ADDITION, according to the record plat thereof, Washington County, Minnesota, as delineated and dedicated on said WILDFLOWER AT LAKE ELMO 1st ADDITION
4 Resolution 2021-__
Exhibit B
All drainage and utility easements lying over, under, and across Outlot G, Outlot H, and Outlot I, WILDFLOWER AT LAKE ELMO 1st ADDITION, according to the record plat thereof, Washington County, Minnesota, as delineated and dedicated on said WILDFLOWER AT LAKE
ELMO 1st ADDITION.
1 Resolution 2021-__
CITY OF LAKE ELMO WASHINGTON COUNTY
STATE OF MINNESOTA RESOLUTION NO. 2021-100
A RESOLUTION APPROVING A FINAL PLAT AND FINAL PLANNED UNIT DEVELOPMENT (PUD) PLAN FOR THE WILDFLOWER AT LAKE ELMO 4TH ADDITION PLANNED RESIDENTIAL DEVELOPMENT
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, Robert Engstrom Companies, 4801 West 81st Street, #101, Bloomington,
MN has submitted an application to the City of Lake Elmo (“City”) for a Final Plat and Final
PUD Plan for the Wildflower at Lake Elmo 4th Addition planned residential development, a copy of which is on file in the City of Lake Elmo Community Development Department; and WHEREAS, the City approved the Wildflower at Lake Elmo General Concept Plan on
June 17, 2014; and
WHEREAS, the City approved the Wildflower at Lake Elmo Preliminary Plat and Preliminary PUD Plan on April 7, 2015; and
WHEREAS, the proposed Wildflower at Lake Elmo 4th Addition Final Plat and Final PUD Plan includes 41 single family residential lots within a planned development on Outlots G, H, I, and Q, Wildflower at Lake Elmo 1st Addition, and Outlot A, Wildflower at Lake Elmo 3rd Addition; and
WHEREAS, the Lake Elmo Planning Commission held public hearing on August 9, 2021 to consider the Final Plat and Final PUD Plan request; and WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending approval of the Final Plat and Final PUD Plan subject to 9 conditions of approval on August 9,
2021; 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 September 7. 2021, Council Meeting; and
WHEREAS, the City Council reviewed the Wildflower at Lake Elmo 3rd Addition Final Plat and Final PUD Plan at its meeting held on September 7, 2021 and made the following findings of fact: 1) That all the requirements of City Code Section 153.07 related to the Final Plan and Final Plat have been met by the Applicant.
2 Resolution 2021-__
2) That the proposed Final Plat for Wildflower at Lake Elmo 4th Addition consists of the
creation of 41 single-family detached residential structures. 3) That the Wildflower at Lake Elmo 4th Addition Final Plat and Final PUD Plan is consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on
April 7, 2014 with the exceptions noted by the City Engineer in his review comments to
the City dated August 2, 2021. 4) That the Wildflower at Lake Elmo 4th Addition Final Plat and Final PUD Plan is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for
this area.
5) That the Wildflower at Lake Elmo 4th Addition Final Plat generally complies with the City’s Urban Medium Density Residential zoning district, with the exceptions as noted in the approved Preliminary PUD Plans and PUD Agreement.
6) That the Wildflower at Lake Elmo 4th 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 attachment thereof.
7) That the Wildflower at Lake Elmo 4th Addition Final Plat complies with the City’s subdivision ordinance. 8) That the Wildflower at Lake Elmo 4th Addition Final Plat and Final PUD Plan complies
with the City’s Planned Unit Development Ordinance.
9) That the Wildflower at Lake Elmo 4th Addition Final Plat is generally consistent with the City’s engineering standards with the exceptions noted by the City Engineer in his review comments to the City dated August 2, 2021 and as otherwise identified in future reviews.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve the Wildflower at Lake Elmo 4th Addition Final Plat and Final PUD Plan subject to the following conditions:
1) The applicant shall address the comments in the City Engineer’s review memorandums dated August 2, 2021 before the City releases the final plat for recording. The City Engineer shall review and approve the final construction plans prior to the recording of the Final Plat. All changes and modifications to the plans requested by the City Engineer in the memorandums
dated August 2, 2021 and any future reviews (including the extension of the 10-inch trunk sanitary sewer line to the north in Outlot A) shall be incorporated into these project documents before the City approves the final plans.
2) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a
Developer’s Agreement acceptable to the City Attorney and approved by the City Council that
3 Resolution 2021-__
delineates who is responsible for the design, construction, and payment of the required improvements for the Wildflower at Lake Elmo 4th Addition Final Plat and Final PUD Development Plans with financial guarantees, therefore.
3) All easements as requested by the City Engineer and Public Works Department shall be documented on the Final Plat before the execution of the final plat by City Officials. 4) The applicant shall submit to the City for approval a Common Interest Agreement concerning
management of the common areas of Wildflower at Lake Elmo 4th Addition and establishing a homeowner’s association before the City issues a building permit for any structure within this subdivision.
5) The applicant also shall enter into a landscape license/public art agreement and maintenance agreement with the City that clarifies the individuals or entities responsible for any landscaping and public art installed in areas outside of land dedicated as public park and open space on the 4th Addition final plat.
6) The applicant shall revise the final landscape and tree planting plan for approval by the City before the City releases the final plat for recording. 7) The applicant shall install street signs and no parking signs on City Streets within the
development before the City issues any building permits in the 4th Addition. 8) Street names shall be given the suffix “N” prior to recording of final plat.
9) The applicant shall prepare and the City shall approve a protective or conservation easement that protects Outlot A from any future development, building or subdivision. This easement shall be approved by the City before the City releases the final plat for recording. 10) The final plat shall not be recorded until the existing easements have been vacated, and new
easements are identified on the new plat.
Passed and duly adopted this 7th day of September, 2021 by the City Council of the City of Lake Elmo, Minnesota.
___________________________________ Mayor Charles Cadenhead ATTEST:
____________________________________ Julie Johnson, City Clerk