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HomeMy WebLinkAbout#08 - Schiltgen Farmstead Preliminary Plat, PUD, RezoningSTAFF REPORT CITY COUNCIL DATE: 10/4/22 TO: City Council FROM: Molly Just, Planning Director AGENDA ITEM: Schiltgen Farmstead Zoning Map Amendment, Preliminary Plat/Planned Unit Development BACKGROUND: GWSA Land Development is requesting Preliminary Plat and Planned Unit Development (PUD) approval for a 293-unit single family residential development on 123.42 acres of the area known as Schiltgen Farm. The development requires a zoning map amendment from the Rural Transitional district. The development is proposed as a PUD because the developer is requesting flexibility from the zoning regulations of the Shoreland Ordinance, the V-LDR zoning regulations and the City’s Engineering Design Standards Manual. City Council Meeting October 4, 2022 Page 2 At its August 8, 2022 meeting the Planning Commission held a public hearing and voted to table action on this project until progress was made with the project to address staff concerns. During the public hearing the following public comments were shared: 1. Bryan Wittner -10870 38th Street North – spoke about concerns regarding the cul-de-sac being turned into a through-road. 2. Jose Chavez – 3505 Kelvin Avenue North – spoke in support of the new development as then they would have access to their property. 3. Todd Bruchu – 3150 Klondike Avenue North – spoke about concerns regarding density, property taxes, school overpopulated schools, water supply issues, high traffic issues and not any new baseball fields. At their September 26, 2022 meeting, the Planning Commission reviewed revised plans and discussed and asked questions primarily about the concern for the intensity of development on the south side of Stillwater Boulevard. While the density for the project is within that allowed by zoning and the Comprehensive Plan, the lots are considerably smaller in this area and there are no dedicated amenities for this area and no easy way for pedestrians to cross Stillwater Boulevard to access the community amenities designated for the project. A comparison of the area south of Stillwater Boulevard to the V-LDR dimensional standards reveals more deviations from the V-LDR standards than the Planning Commission could support. There was also concern about a lack of detail regarding community amenities for this subdivision. Ultimately, the Planning Commission voted to recommend approval of the Zoning Map Amendment and denial of the Preliminary Plat and Preliminary PUD. The applicant made solid progress updating the plans to better reflect compliance with city codes and plans and more clearly depict proposed deviations. There is still work to be done to accurately depict the proposed deviations but staff is comfortable with those revisions being done before submittal of Final Plat. A condition has been drafted that reflects this. Staff is concerned about a lack of transition between the proposed elevation in the southeastern portion of the project and the existing elevation of adjacent properties. This should also be addressed before submittal of the Final Plat. ISSUE BEFORE THE COUNCIL: Should the City Council approve the Zoning Map Amendment, Preliminary Plat, and Preliminary Planned Unit Development (PUD) for Schiltgen Farmstead? GENERAL INFORMATION: Applicant: GWSA Land Development , 10850 Old County Road 15, Suite 200, Plymouth, MN 55441 Property Owner: Schiltgen Farms Inc. 10880 Stillwater Boulevard City Council Meeting October 4, 2022 Page 3 Location: Four parcels on the west side of Lake Elmo Avenue with 99 acres on the north side of Stillwater Boulevard and 24 acres on the south side of Stillwater Boulevard. PID#s: 1402921140001, 1402921410003, 1402921410001 and 1402921410002 Request: Zoning Map Amendment and Preliminary Plat/Planned Unit Development (PUD) Site Area: 123.42 acres Land Use Map: Village Low Density Residential Current Zoning: RT – Rural Development Transitional District and Shoreland Overlay Proposed Zoning: V-LDR/PUD and Shoreland Overlay Surrounding: V-LDR (north)/ PF, VMX and RS (east)/ RS (south)/ OP, RR and RT (west). History: The parcels are part of the Schiltgen Farm property and are currently zoned RT. The City reviewed the PUD Concept Plan on August 10, 2021. Deadline: Application Complete – 7/7/22 60 Day Deadline – 9/5/22 Extension Letter – 8/3/22 120 Day Deadline – 11/4/22 Applicable Code: Article 13 – Village Districts Article 18 – Planned Unit Development Regulations Article 19 – Shoreland Management Overlay District Title 103 – Subdivision Regulations §15.12.280 Zoning Amendments City Council Meeting October 4, 2022 Page 4 PROPOSAL DETAILS/ANALYSIS: The proposed development will be located between the Union Pacific Railroad and the Legacy at Northstar subdivision on the west side of Lake Elmo Avenue. The development is proposed as a PUD because the developer is requesting flexibility from the zoning regulations of the Shoreland Ordinance, the V-LDR zoning regulations and the City’s Engineering Design Standards Manual. Environmental Review. The entire Village Area was subject to an Alternative Urban Areawide Review (AUAR) when the area was brought into the Municipal Urban Service Area (MUSA). The AUAR was updated in early 2022 as required. No further environmental review is required. Zoning Map Amendment. In order to develop the site, the developer will be required to rezone the property to V-LDR/PUD, consistent with the City’s Comprehensive Plan guidance for the area. The comprehensive plan and the V-LDR zoning district allow for a density of 1.5-3 units per acre. Site Data. Total Site Area 123.42 acres Outlots 53.44 acres (13.5 ac wetland, ponds) Right-of-Way (R/W) 23.74 acres The calculation of net density is as follows. The Metropolitan Council determines net density through netting out wetlands and water bodies, dedication for designated arterial right-of-way, wetland buffers, public parks and qualifying preserved open space. Development Area 123.42 acres Wetlands 13.54 acres Open Space (none qualifying) - Net Density 2.66 du/acre City Council Meeting October 4, 2022 Page 5 PUD Minimum Requirements. The development is being proposed as a PUD because a portion of the proposed development is within a shoreland, and any deviance from the minimum lot size requirements of the shoreland district requires that an area be developed through the PUD process. Additionally, the developer proposes deviation from the zoning standards for the lots outside of the shoreland zone. The developer also proposes to deviate from certain standards in the City’s Engineering Design Standards Manual regulating public and private roads in Lake Elmo. A PUD is a negotiated zoning district, and according to the Lake Elmo Zoning Code Article 18, Planned Unit Development Regulations, zoning flexibility can be granted in order to better SITE PLAN City Council Meeting October 4, 2022 Page 6 utilize site features and to obtain a higher quality of development. When evaluating a PUD proposal, a PUD must meet one or more objectives contained in Article 18 and meet the minimum requirements for a PUD. • Identified Objectives. Staff has found that the following objectives are met with the proposed PUD: C. Provision of more adequate, usable, and suitably located open space and recreational amenities and other public facility than would otherwise be provided under conventional development techniques. Staff comment: With no riparian lots proposed and an area around Sunfish Lake remaining undeveloped this objective is met. D. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing. Staff comment: With a variety of lot sizes there should be a variety of price points in this development which while not affordable housing should provide new housing at a variety of price points. The plans depict pedestrian connectivity to the Old Village where there are employment and commercial facilities. F. Preservation of historic buildings, structures or landscape features. Staff comment: The applicant proposes to preserve the front 24 feet of the large “North Star Farm” barn on the property and build a new building behind it as a community amenity. The buildings would be connected. The silo would be preserved if feasible. G. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. Staff comment: The large development will offer a variety of coordinated architectural styles. • Minimum Requirements for PUD. Staff has found that the proposed development does meet the following minimum requirements of a PUD: a. Lot Area: The site area exceeds the minimum lot area for of five acres for a PUD development. Requirement met. b. Open Space: The PUD ordinance indicates that at least 20% of the development area not within rights-of-way is to be reserved as open space. Requirement met. c. Street Layout: In existing developed area, the PUD should maintain the existing street grid, where present, and restore the street grid where it has been disrupted. In newly developing areas, streets shall be designed to maximize connectivity in each cardinal direction, except where environmental or physical constraints make this infeasible. All streets shall terminate at other streets, at public land, or at a park or other community facility, except that local streets may terminate in stub streets when those will be connected to other streets in future phases of the development or adjacent developments. Requirement met. Minnesota Department of Natural Resources (MNDNR) Comments. The application has been sent to the MNDNR for review and approval of the PUD and Tiering Plan. City Council Meeting October 4, 2022 Page 7 Shoreland Tier Analysis. The western portion of the site is within the shoreland of Sunfish Lake. Because the development does not conform to the base dimensional standards of the shoreland district, a PUD is required and a shoreland tier analysis is required. Shoreland Tier Analysis. A total of 61.83 acres of the development is within a shoreland, and the developer has proposed 32.32 acres of open space within this shoreland area. The developer indicates that there will be restrictive covenants placed on the open space within the shoreland area. This is a MNDNR requirement. o TIERING PLAN City Council Meeting October 4, 2022 Page 8 Proposed Deviations from Shoreland and V-LDR Standards for Area North of Stillwater Boulevard. Shoreland standard is 125’ lot width, 20,000 sqf lot size and 30% impervious surface. Existing V-LDR Zone Proposed Single Style Lots Proposed Villa Style Lots Number of Lots 75 126 General Location Western portion of project Middle and eastern portion of project Minimum Lot Width 70 ft. 65 ft. (No more than 53 lots at minimum) 51 ft. (No more than 82 lots at minimum) Minimum Lot Area 9,000 sf 7,898 Only (1) one lot at minimum 6,250 Average Lot Area 9,308 7,613 Minimum Front Yard Setback 25 ft. 25 ft. 25 ft. Minimum Side Yard Setback 10 ft. 5ft for accessory structure or attached garage 7 ft. (15 ft. between structures) 7 ft. (15 ft. between structures) Minimum Corner Side Yard Setback 15 ft. See min side yard setback See min side yard setback Minimum Rear Yard Setback 20 ft. Met Met Minimum Setback from County Roads 50 ft. Met Met Maximum Impervious Surface 35% 50% 50% City Council Meeting October 4, 2022 Page 9 Minimum Low Floor Elevation Above the 100’ flood elevation 2 feet Will be met Will be met Basements See “Basements Single Style Lots” Not allowed - slab only Basements Single Style Lots Not allowed – slab only. Lots 59 and 60 Lookout (LO) only. Lots 3-5, 9, 10, 16-18, 27-29, 36-47, 52-58, and 62 Walkout (WO) only. Lots 6-8, 11-15, 19-22, 30-35, 63-75 Full Basement (FB). Lots 23-26 and 48-51 Proposed Deviations from Shoreland and V-LDR Standards for Area South of Stillwater Boulevard. Shoreland standard is 125’ lot width, 20,000 sqf lot size and 30% impervious surface. Existing V-LDR Proposed 40 foot Multi Style Lots Proposed 38 foot Multi Style Lots Number of Lots 53 40 Minimum Lot Width 70 40 ft. 38 ft. Minimum Lot Area 9,000 2,960 sq. ft. 3,477 sq. ft. Minimum Front Yard Setback 25 ft 25 ft. garage 20 ft. house Setback must be min. 25 to any public right of way, private sidewalk (if applicable), or back of curb from a private street (if applicable). 15 ft (non-garage) Setback must be min. 25 feet to any public right of way or private sidewalk (if applicable) or back of curb from a private street. Minimum Side Yard Setback 10 ft 5 ft accessory structure or Attached garage 5 feet/ 5 ft. See note on side yard setbacks south of Stillwater Boulevard. 4 feet (patio)/ 6 ft See note on side yard setbacks south of Stillwater Boulevard Minimum Corner Side Yard Setback 15 ft. See min side yard setback See min side yard setback City Council Meeting October 4, 2022 Page 10 Minimum Rear Yard Setback 20 ft. 10 ft. Must be setback a min. 15 feet from any sidewalk or public right of way. 20 ft. Minimum Setback from County Roads 50 ft. Met Met Maximum Impervious Surface 30% 55% 55% Minimum Low Floor Elevation Above the 100’ Flood elevation 2 Will be met Will be met Basements Not allowed – slab only Not allowed – slab only Note on Side Yard Setbacks South of Stillwater Boulevard 15 ft unobstructed required between structures when a utility (including stormwater reuse irrigation line) or emergency overflow drainage pathway is running along the side lot line. Additional structure spacing and/or easement may be required as determined by the City Engineer. Patios are considered an obstruction. Architecture. The proposed housing types are provided in the packet and include elevations and floor plans. SITE PLAN EXAMPLE City Council Meeting October 4, 2022 Page 11 Landscaping and Tree Preservation. The City’s Consultant Landscape Architect has reviewed the proposed Landscape Plans and recommends approval of the Landscape and Tree Preservations with a recommended condition of approval that the plans be updated to address the comments in the memo dated September 14, 2022. This memo is attached. City Council Meeting October 4, 2022 Page 12 Parks. §103.00.150 Park Land Dedication Requirements. The City Code outlines the type of land that is considered acceptable for park dedication. • Park Dedication Requirement. The developer is required to provide the City with either physical land, cash payment, or a combination of both. The dedication requirement is 10% of the land area which equals 12.34 acres. The developer proposes all open spaces and amenities be owned and maintained by the neighborhood HOA with no land conveyed in fee or easement to the City. • Trails. Trails constructed by a subdivider within dedicated public open space having at least 30 feet of width are eligible for park credit. The amount of trail dedication credit shall not exceed 25% of the total dedication. • Parks Commission Review of Concept PUD Plan. The Parks Commission reviewed the plan on July 18, 2022. Not knowing that the open space would only be privately accessible the Parks Commission recommended acceptance of the open space proposed on the plans. At their September 19, 2022 meeting, the Parks Commission added this item to their meeting agenda and withdrew their recommendation of support due to lack of detail regarding trail connectivity. Comprehensive Plan. Chapter 6 Parks, Trails & Open Space has area and site specific recommendations that should influence the recommendation of the Parks Commission. Relevant plan maps are attached for reference. • The Comprehensive Plan identifies a City Trail Search Corridor on the north portion of the development. An off-road trail connects this development to Legacy at North Star. • The Comprehensive Plan depicts a future road separated trail along Lake Elmo Ave N and along Stillwater Blvd. There is an existing 10 foot trail along Lake Elmo Ave and the proposed development will add a 10 foot trail along Stillwater Blvd. • The plan identifies a neighborhood park search area and community park with sports complex search area over the proposed development area. • A trail connection is recommended at the proposed street connection to Upper 33rd St N. Met. • A trail connection is recommended at the proposed street connection to 33rd St N. Met. Neighborhood Park Search Area City Council Meeting October 4, 2022 Page 13 Subdivision Signs. Section 154.212 allows a maximum of 2 subdivisions signs per residential development with a maximum sign area of 24 sq. ft. per sign. No additional signs have been proposed. Streets and Access. The project includes a modified street grid with some deviations from the City’s Engineering Design Standards Manual. The developer will extend existing public streets into the project. Kokanee Avenue North and 38th Street North will extend south into the project from Legacy at North Star. There will be three access points for the project on the north side of Stillwater Boulevard. Additionally, the applicant will connect the trails in this project to the off- road trails within Legacy at North Star to the north. The southern portion of the project includes public and private streets. The private streets will function as alleys with the back/garage access facing the alley. Klondike Avenue North will be realigned and a sidewalk will be constructed along the realigned Klondike. Upper 33rd Street will be extended into the project, also with a sidewalk. There will be four access points for the project on the south side of Stillwater Boulevard. Washington County Review. Lake Elmo Avenue and Stillwater Boulevard are County roads. See attached memo dated September 14, 2022. Fire Chief Comments. See attached memo dated September 9, 222 Street Names. The proposed street names generally adhere to the City’s Street Naming Policy. Stormwater Management. See attached email dated September 16, 2022 from the Valley Branch Watershed District Municipal Sewer and Water. The City Engineer’s memorandum dated September 22, 2022 provides a review of municipal sewer and water considerations. RECOMMENDED FINDINGS: Recommended Finding for Rezoning: Staff recommends approval of the Rezoning of the subject property from RT (rural transitional) to V-LDR (village low density residential) based on the following finding: That the proposed rezoning will be consistent with the land use designation of the site which is V-LDR (village low density residential) as depicted in the 2040 Comprehensive Plan. Recommended Findings for Preliminary Plat/Preliminary PUD. Staff recommends approval of the Preliminary Plat/Preliminary PUD for PID 14.029.21.14.0001, 14.029.21.41.0003, 14.029.21.41.0001 and 14.029.21.41.0002 based on the following findings: 1. That the Preliminary PUD Plan would be consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the 2040 Land Use Map for this area. 2. That the preliminary PUD Plan complies with the general intent of the Village-Low Density Residential zoning district with PUD modifications. City Council Meeting October 4, 2022 Page 14 3. That the preliminary PUD Plan generally complies with the Lake Elmo Design Guidelines and Standards Manual. 4. That the preliminary plat generally complies with the City’s Subdivision regulations. 5. That the preliminary plat generally complies with the City’s design standards. 6. That the preliminary plat generally complies with the City’s Zoning Code (including Shoreland Zoning) with the exceptions provided for in the PUD. 7. That the preliminary plat and PUD Plan must be revised to address the comments noted in the City Engineer’s memorandum. 8. That the preliminary plat and PUD Plan must be revised to address the comments noted in the memo from Washington County dated September 14, 2022. 9. That the preliminary PUD Plan must be revised to be consistent with City’s landscape plan and tree replacement standards pursuant to the Landscape Architects memo dated September 14, 2022. 10. That the preliminary plat and PUD Plan must be revised to address the comments noted in the Fire Department memo dated September 9, 2022. 11. That the preliminary PUD Plan meets the minimum requirements for a PUD. 12. That the preliminary PUD Plan meets items c, d, f and g from the identified PUD objectives identified in Section 105.12.1130. Planned unit developments should not be allowed simply for the purpose of increasing overall density or allowing development that otherwise could not be approved. a. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. b. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public facilities. c. Provision of more adequate, usable, and suitably located open space, recreational amenities, natural resource protection and other public facilities than would otherwise be provided under conventional land development techniques. d. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing. e. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities. f. Preservation of historic buildings, structures or landscape features. g. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. h. Creation of more efficient provision of public utilities and services, lessened demand on transportation, and the promotion of energy resource conservation. i. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. j. Higher standards of site and building design than would otherwise be provided under conventional land development technique. City Council Meeting October 4, 2022 Page 15 Recommended Conditions of Approval. Staff recommends approval of the preliminary PUD and preliminary plat for PID 14.029.21.14.0001, 14.029.21.41.0003, 14.029.21.41.0001 and 14.029.21.41.0002 as proposed with the following conditions: 1. That the City approves a Zoning Map Amendment to rezone the site from rural area development (RAD) to V-LDR (village low density residential). 2. That the application for final plat and final PUD Plans identify all requests for flexibility from the City Code. 3. That the applicant shall revise and resubmit Preliminary Plat/ PUD Plans to address each staff review commend and condition of approval to the satisfaction of City staff prior to the City accepting a Final Plat/ PUD application. A point-by-point response letter must accompany the Preliminary Plat/ PUD plan resubmittal. 4. That prior to the City finding any application for final plat and PUD plan complete the applicant shall demonstrate MNDNR approval of the PUD plans and tiering plan. 5. That, consistent with MNDNR requirements, prior to City approval of any application for final plat and PUD plan the applicant shall provide for the preservation and maintenance, in perpetuity, of the open space required by the Shoreland Overlay Zone. The easement must prohibit: i. Commercial uses; ii. Vegetation and topographic alterations other than routine maintenance; iii. Construction of additional buildings or storage of vehicles and other materials; and iv. Uncontrolled beaching of watercraft. 6. That prior to the City finding any application for final plat and PUD plan complete the applicant shall resubmit the storm water management plan and it shall be found complete to the satisfaction of the City Engineer. 7. That prior to the City finding any application for final plat and PUD plan complete the applicant shall revise the landscape plan in accordance with the City Landscape Architect’s memo dated September 14 to the satisfaction of the City Landscape Architect. 8. That prior to the City finding any application for final plat and PUD plan complete the applicant shall revise the preliminary plat and PUD Plan to address the comments noted in the memo from Washington County dated September 14, 2022. 9. That prior to the City finding any application for final plat and PUD plan complete the applicant shall demonstrate compliance with the items listed in the September 9, 2022 memo from the Fire Department to the satisfaction of the Fire Chief. 10. That prior to the City finding any application for final plat and PUD plan complete the applicant shall demonstrate that the plans reflect compliance with Valley Branch Watershed (VBWD) preliminary review comments and that the applicant provide the City evidence that all conditions attached to a VBWD permit will be met before the starting any grading activity on the site. 11. That the applicant shall obtain all necessary permits including but not limited to all applicable City permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley Branch Watershed District approval before starting any grading or construction activities. 12. The applicant/developer is responsible, at their own expense, for installing all required right of way improvements. Improvements in Lake Elmo Avenue and Stillwater Boulevard shall be consistent with Washington County standards. City Council Meeting October 4, 2022 Page 16 13. The Final Plat/Final PUD shall include all necessary and additional public right-of-way and easements. 14. A storm water maintenance and easement agreement in a form acceptable to the City shall be executed and recorded with the final plat. 15. A landscape and irrigation license agreement in a form acceptable to the City shall be executed and recorded with the final plat. 16. The Preliminary Plat/Preliminary PUD approval is conditioned upon the applicant meeting all City standards and design requirements unless specifically addressed otherwise in these conditions. 17. That the PUD overlay zoning allow for the following: Proposed Deviations from Shoreland and V-LDR Standards for Area North of Stillwater Boulevard. Shoreland standard is 125’ lot width, 20,000 sqf lot size and 30% impervious surface. Existing V-LDR Zone Proposed Single Style Lots Proposed Villa Style Lots Number of Lots 75 126 General Location Western portion of project Middle and eastern portion of project Minimum Lot Width 70 ft. 65 ft. (No more than 53 lots at minimum) 51 ft. (No more than 82 lots at minimum) Minimum Lot Area 9,000 sf 7,898 Only (1) one lot at minimum 6,250 Average Lot Area 9,308 7,613 Minimum Front Yard Setback 25 ft. 25 ft. 25 ft. Minimum Side Yard Setback 10 ft. 5ft for accessory structure or attached garage 7 ft. (15 ft. between structures) 7 ft. (15 ft. between structures) City Council Meeting October 4, 2022 Page 17 Minimum Corner Side Yard Setback 15 ft. See min side yard setback See min side yard setback Minimum Rear Yard Setback 20 ft. Met Met Minimum Setback from County Roads 50 ft. Met Met Maximum Impervious Surface 35% 50% 50% Minimum Low Floor Elevation Above the 100’ flood elevation 2 feet Will be met Will be met Basements See “Basements Single Style Lots” Not allowed - slab only Basements Single Style Lots Not allowed – slab only. Lots 59 and 60 Lookout (LO) only. Lots 3-5, 9, 10, 16-18, 27-29, 36-47, 52-58, and 62 Walkout (WO) only. Lots 6-8, 11-15, 19-22, 30-35, 63-75 Full Basement (FB). Lots 23-26 and 48-51 Proposed Deviations from Shoreland and V-LDR Standards for Area South of Stillwater Boulevard. Shoreland standard is 125’ lot width, 20,000 sqf lot size and 30% impervious surface. Existing V-LDR Proposed 40 foot Multi Style Lots Proposed 38 foot Multi Style Lots Number of Lots 53 40 Minimum Lot Width 70 40 ft. 38 ft. Minimum Lot Area 9,000 2,960 sq. ft. 3,477 sq. ft. Minimum Front Yard Setback 25 ft 25 ft. garage 20 ft. house Setback must be min. 25 to any public right of way, private sidewalk (if applicable), or back of 15 ft (non-garage) Setback must be min. 25 feet to any public right of way or private sidewalk (if applicable) or back of curb from a private street. City Council Meeting October 4, 2022 Page 18 curb from a private street (if applicable). Minimum Side Yard Setback 10 ft 5 ft accessory structure or Attached garage 5 feet/ 5 ft. See note on side yard setbacks south of Stillwater Boulevard. 4 feet (patio)/ 6 ft See note on side yard setbacks south of Stillwater Boulevard Minimum Corner Side Yard Setback 15 ft. See min side yard setback See min side yard setback Minimum Rear Yard Setback 20 ft. 10 ft. Must be setback a min. 15 feet from any sidewalk or public right of way. 20 ft. Minimum Setback from County Roads 50 ft. Met Met Maximum Impervious Surface 30% 55% 55% Minimum Low Floor Elevation Above the 100’ Flood elevation 2 Will be met Will be met Basements Not allowed – slab only Not allowed – slab only Note on Side Yard Setbacks South of Stillwater Boulevard 15 ft unobstructed required between structures when a utility (including stormwater reuse irrigation line) or emergency overflow drainage pathway is running along the side lot line. Additional structure spacing and/or easement may be required as determined by the City Engineer. Patios are considered an obstruction. 18. If necessary, the applicant shall provide the City with a copy of written permission for any off-site grading work and storm sewer discharges to adjacent properties before starting any site work, grading and as part of any final plat or final PUD application. 19. Before the installation or construction of any subdivision identification signs or neighborhood markers within the development, the developer shall submit sign plans to the City for review and obtain a sign permit from the City. 20. Before the execution and recording of a final plat for the development, the developer or applicant shall enter into a Developer’s Agreement or a Site Work Agreement with the City. Such an Agreement must be approved by the City Attorney and by the City City Council Meeting October 4, 2022 Page 19 Council. The Agreement shall delineate who is responsible for the design, construction and payment for the required improvements with financial guarantees therefore. The Agreement shall outline any approved phasing plan. 21. The applicant or developer shall enter into a separate grading agreement with the City before starting any grading activity in advance of final plat/ PUD approval. The City Engineer shall review any grading plan that is submitted in advance of a final plat or final PUD, and said plan shall document the extent of any proposed grading on the site. 22. That the applicant shall submit revised preliminary plat and project plans meeting all conditions of approval for City review and approval. The revised applicant/developer project plans and other materials shall meet all of the above conditions before the City will find complete any final plat or final PUD application for the development and before the start of any clearing or grading activity on the site. 23. That the City’s preliminary plat/preliminary PUD approval is good for one year from the date of City Council action, unless the applicant requests and the City Council approves a time extension. FISCAL IMPACT: Approval of a Zoning Map Amendment, Preliminary Plat and Preliminary PUD grant entitlements to a developer however there would be no fiscal impact to the City at this time. When the property begins to develop it will have urban services and will pay sewer and water connection charges, building permit fees and the like. OPTIONS: 1. Approve the project with recommended conditions of approval; 2. Approve the project with changes; or 3. Deny the applications for rezoning, preliminary plat and preliminary planned unit development. RECOMMENDATIONS: City staff is recommending the following actions for the proposed project at PID 14.029.21.14.0001, 14.029.21.41.0003, 14.029.21.41.0001 and 14.029.21.41.0002: Zoning Map Amendment (Supported by Planning Commission) “Motion to approve the rezoning of the subject property as requested by GWSA Land Development, LLC from RT (rural transitional) to V-LDR (village low density residential) based on the findings listed in the staff report.” Preliminary PUD/Preliminary Plat (Recommendation of denial by the Planning Commission) “Motion to approve the PUD plan and preliminary plat as requested by GWSA Land Development, LLC for the subject property based on the findings of fact and recommended conditions of approval listed in the staff report.” City Council Meeting October 4, 2022 Page 20 ATTACHMENTS: 1. Application Narrative 2. Preliminary Plat and PUD Plans 3. Concept Plan for Barn 4. Unit elevations and floor plans 5. Washington County Memo 6. Valley Branch Watershed Email 7. Fire Chief Memo 8. City Engineer Memo 9. Landscape Architect Memo 10. Planning Commission Meeting Minutes CITY OF LAKE ELMO WASHINGTON COUNTY STATE OF MINNESOTA RESOLUTION NO. 2022-088 RESOLUTION APPROVING THE GWSA LAND DEVELOPMENT PRELIMINARY PLAT AND PRELIMINARY PUD PLANS FOR SCHILTGEN FARMSTEAD (PID 14.029.21.14.0001, 14.029.21.41.0003, 14.029.21.41.0001 AND 14.029.21.41.0002) WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, Craig Allen, representing GWSA Land Development, submitted application to the City of Lake Elmo (City) for a Preliminary Plat and Preliminary PUD Plan for a 293-lot single family residential development on 123.42 gross acres (109.88 net acres) on the east side of Lake Elmo Avenue and on the north and south sides of Stillwater Boulevard, a copy of which is on file in the City of Lake Elmo Planning Department; and WHEREAS, notice was published, mailed and posted pursuant to the Lake Elmo Zoning Ordinance, Section 105.12.250; and WHEREAS, the Lake Elmo Planning Commission held a public hearing on August 8, 2022 and voted to table the item while the plans were updated to better comply with code requirements for platting and the City’s design standards; and WHEREAS, the Lake Elmo Planning Commission reviewed updated plans on September 26, 2022 and voted to recommend denial of the Preliminary Plat and Preliminary PUD. The Planning Commission found that due to the number of deviations from the V-LDR zoning district the project does not generally comply with it, the intensity of the proposed development south of Stillwater Boulevard is too high, and it is unknown what amenities the developer might include for the residents of the development if the project moves forward; and WHEREAS, the Lake Elmo Planning Director submitted a report and recommendation on the Preliminary Plat and Preliminary PUD as part of a memorandum to the City Council for the October 4, 2022 City Council Meeting; and WHEREAS, the City Council reviewed the Preliminary Plat and Preliminary PUD application for the Schiltgen Farmstead project at its meeting held on October 4, 2022 and made the following findings of fact: Findings of Fact for Preliminary Plat/Preliminary PUD: 1. That the Preliminary PUD Plan would be consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the 2040 Land Use Map for this area. 2. That the preliminary PUD Plan complies with the general intent of the Village-Low Density Residential zoning district with PUD modifications. 3. That the preliminary PUD Plan generally complies with the Lake Elmo Design Guidelines and Standards Manual. 4. That the preliminary plat generally complies with the City’s Subdivision regulations. 5. That the preliminary plat generally complies with the City’s design standards. 6. That the preliminary plat generally complies with the City’s Zoning Code (including Shoreland Zoning) with the exceptions provided for in the PUD. 7. That the preliminary plat and PUD Plan must be revised to address the comments noted in the City Engineer’s memorandum. 8. That the preliminary plat and PUD Plan must be revised to address the comments noted in the memo from Washington County dated September 14, 2022. 9. That the preliminary PUD Plan must be revised to be consistent with City’s landscape plan and tree replacement standards pursuant to the Landscape Architects memo dated September 14, 2022. 10. That the preliminary plat and PUD Plan must be revised to address the comments noted in the Fire Department memo dated September 9, 2022. 11. That the preliminary PUD Plan meets the minimum requirements for a PUD. 12. That the preliminary PUD Plan meets items c, d, f and g from the identified PUD objectives identified in Section 105.12.1130. Planned unit developments should not be allowed simply for the purpose of increasing overall density or allowing development that otherwise could not be approved. a. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. b. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public facilities. c. Provision of more adequate, usable, and suitably located open space, recreational amenities, natural resource protection and other public facilities than would otherwise be provided under conventional land development techniques. d. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing. e. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities. f. Preservation of historic buildings, structures or landscape features. g. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. h. Creation of more efficient provision of public utilities and services, lessened demand on transportation, and the promotion of energy resource conservation. i. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. j. Higher standards of site and building design than would otherwise be provided under conventional land development technique. Conditions of approval for Preliminary Plat/ Preliminary PUD 1. That the City approves a Zoning Map Amendment to rezone the site from rural area development (RAD) to V-LDR (village low density residential). 2. That the application for final plat and final PUD Plans identify all requests for flexibility from the City Code. 3. That the applicant shall revise and resubmit Preliminary Plat/ PUD Plans to address each staff review commend and condition of approval to the satisfaction of City staff prior to the City accepting a Final Plat/ PUD application. A point-by-point response letter must accompany the Preliminary Plat/ PUD plan resubmittal. 4. That prior to the City finding any application for final plat and PUD plan complete the applicant shall demonstrate MNDNR approval of the PUD plans and tiering plan. 5. That, consistent with MNDNR requirements, prior to City approval of any application for final plat and PUD plan the applicant shall provide for the preservation and maintenance, in perpetuity, of the open space required by the Shoreland Overlay Zone. The easement must prohibit: i. Commercial uses; ii. Vegetation and topographic alterations other than routine maintenance; iii. Construction of additional buildings or storage of vehicles and other materials; and iv. Uncontrolled beaching of watercraft. 6. That prior to the City finding any application for final plat and PUD plan complete the applicant shall resubmit the storm water management plan and it shall be found complete to the satisfaction of the City Engineer. 7. That prior to the City finding any application for final plat and PUD plan complete the applicant shall revise the landscape plan in accordance with the City Landscape Architect’s memo dated September 14 to the satisfaction of the City Landscape Architect. 8. That prior to the City finding any application for final plat and PUD plan complete the applicant shall revise the preliminary plat and PUD Plan to address the comments noted in the memo from Washington County dated September 14, 2022. 9. That prior to the City finding any application for final plat and PUD plan complete the applicant shall demonstrate compliance with the items listed in the September 9, 2022 memo from the Fire Department to the satisfaction of the Fire Chief. 10. That prior to the City finding any application for final plat and PUD plan complete the applicant shall demonstrate that the plans reflect compliance with Valley Branch Watershed (VBWD) preliminary review comments and that the applicant provide the City evidence that all conditions attached to a VBWD permit will be met before the starting any grading activity on the site. 11. That the applicant shall obtain all necessary permits including but not limited to all applicable City permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley Branch Watershed District approval before starting any grading or construction activities. 12. The applicant/developer is responsible, at their own expense, for installing all required right of way improvements. Improvements in Lake Elmo Avenue and Stillwater Boulevard shall be consistent with Washington County standards. 13. The Final Plat/Final PUD shall include all necessary and additional public right-of-way and easements. 14. A storm water maintenance and easement agreement in a form acceptable to the City shall be executed and recorded with the final plat. 15. A landscape and irrigation license agreement in a form acceptable to the City shall be executed and recorded with the final plat. 16. The Preliminary Plat/Preliminary PUD approval is conditioned upon the applicant meeting all City standards and design requirements unless specifically addressed otherwise in these conditions. 17. That the PUD overlay zoning allow for the following: Proposed Deviations from Shoreland and V-LDR Standards for Area North of Stillwater Boulevard. Shoreland standard is 125’ lot width, 20,000 sqf lot size and 30% impervious surface. Existing V-LDR Zone Proposed Single Style Lots Proposed Villa Style Lots Number of Lots 75 126 General Location Western portion of project Middle and eastern portion of project Minimum Lot Width 70 ft. 65 ft. (No more than 53 lots at minimum) 51 ft. (No more than 82 lots at minimum) Minimum Lot Area 9,000 sf 7,898 Only (1) one lot at minimum 6,250 Average Lot Area 9,308 7,613 Minimum Front Yard Setback 25 ft. 25 ft. 25 ft. Minimum Side Yard Setback 10 ft. 5ft for accessory structure or attached garage 7 ft. (15 ft. between structures) 7 ft. (15 ft. between structures) Minimum Corner Side Yard Setback 15 ft. See min side yard setback See min side yard setback Minimum Rear Yard Setback 20 ft. Met Met Minimum Setback from County Roads 50 ft. Met Met Maximum Impervious Surface 35% 50% 50% Minimum Low Floor Elevation Above the 100’ flood elevation 2 feet Will be met Will be met Basements See “Basements Single Style Lots” Not allowed - slab only Basements Single Style Lots Not allowed – slab only. Lots 59 and 60 Lookout (LO) only. Lots 3-5, 9, 10, 16-18, 27-29, 36-47, 52-58, and 62 Walkout (WO) only. Lots 6-8, 11-15, 19-22, 30-35, 63-75 Full Basement (FB). Lots 23-26 and 48-51 Proposed Deviations from Shoreland and V-LDR Standards for Area South of Stillwater Boulevard. Shoreland standard is 125’ lot width, 20,000 sqf lot size and 30% impervious surface. Existing V-LDR Proposed 40 foot Multi Style Lots Proposed 38 foot Multi Style Lots Number of Lots 53 40 Minimum Lot Width 70 40 ft. 38 ft. Minimum Lot Area 9,000 2,960 sq. ft. 3,477 sq. ft. Minimum Front Yard Setback 25 ft 25 ft. garage 20 ft. house Setback must be min. 25 to any public right of way, private sidewalk (if applicable), or back of curb from a private street (if applicable). 15 ft (non-garage) Setback must be min. 25 feet to any public right of way or private sidewalk (if applicable) or back of curb from a private street. Minimum Side Yard Setback 10 ft 5 ft accessory structure or Attached garage 5 feet/ 5 ft. See note on side yard setbacks south of Stillwater Boulevard. 4 feet (patio)/ 6 ft See note on side yard setbacks south of Stillwater Boulevard Minimum Corner Side Yard Setback 15 ft. See min side yard setback See min side yard setback Minimum Rear Yard Setback 20 ft. 10 ft. Must be setback a min. 15 feet from any sidewalk or public right of way. 20 ft. Minimum Setback from County Roads 50 ft. Met Met Maximum Impervious Surface 30% 55% 55% Minimum Low Floor Elevation Above the 100’ Flood elevation 2 Will be met Will be met Basements Not allowed – slab only Not allowed – slab only Note on Side Yard Setbacks South of Stillwater Boulevard 15 ft unobstructed required between structures when a utility (including stormwater reuse irrigation line) or emergency overflow drainage pathway is running along the side lot line. Additional structure spacing and/or easement may be required as determined by the City Engineer. Patios are considered an obstruction. 18. If necessary, the applicant shall provide the City with a copy of written permission for any off-site grading work and storm sewer discharges to adjacent properties before starting any site work, grading and as part of any final plat or final PUD application. 19. Before the installation or construction of any subdivision identification signs or neighborhood markers within the development, the developer shall submit sign plans to the City for review and obtain a sign permit from the City. 20. Before the execution and recording of a final plat for the development, the developer or applicant shall enter into a Developer’s Agreement or a Site Work Agreement with the City. Such an Agreement must be approved by the City Attorney and by the City Council. The Agreement shall delineate who is responsible for the design, construction and payment for the required improvements with financial guarantees therefore. The Agreement shall outline any approved phasing plan. 21. The applicant or developer shall enter into a separate grading agreement with the City before starting any grading activity in advance of final plat/ PUD approval. The City Engineer shall review any grading plan that is submitted in advance of a final plat or final PUD, and said plan shall document the extent of any proposed grading on the site. 22. That the applicant shall submit revised preliminary plat and project plans meeting all conditions of approval for City review and approval. The revised applicant/developer project plans and other materials shall meet all of the above conditions before the City will find complete any final plat or final PUD application for the development and before the start of any clearing or grading activity on the site. 23. That the City’s preliminary plat/preliminary PUD approval is good for one year from the date of City Council action, unless the applicant requests and the City Council approves a time extension. Passed and duly adopted this 4th day of October, 2022 by the Lake Elmo Minnesota City Council. ____________________________________ Charles Cadenhead, Mayor ATTEST: ____________________________________ Julie Johnson, City Clerk CITY OF LAKE ELMO COUNTY OF WASHINGTON STATE OF MINNESOTA ORDINANCE NO. 2022-13 AN ORDINANCE AMENDING THE LAKE ELMO CITY ZONING CODE BY AMENDING THE OFFICIAL ZONING DISTRICT MAP OF THE CITY OF LAKE ELMO. The City Council of the City of Lake Elmo ordains that Lake Elmo City Code, Section 105.12.140 Zoning District Map, of the Municipal Code, shall be amended by adding Ordinance No. 2022-13, as follows: SECTION 1. The following property(s), recognized by its current legal description and PIDs, is hereby rezoned from RT (Rural Transitional) to V-LDR (Village Low Density Residential): The Northeast Quarter of Section 14, Township 29 North, Range 21 West, Washington County, Minnesota, EXCEPT the North 991.97 feet of the East Half of Northeast Quarter of Section 14, Township 29 North, Range 21 West, Washington County, Minnesota and EXCEPT the North 991.97 of the West Half of Northeast Quarter of Section 14, Township 29 North, Range 21 West, Washington County, Minnesota. PID 14.029.21.14.0001 AND 14.029.21.41.0003 And That part of Northeast Quarter of the Southeast Quarter of Section 14, Township 29 North, Range 21 West, Washington County, Minnesota lying northerly of the northerly right of way line of the Chicago, St. Paul, Minneapolis and Omaha Railroad. PID 14.029.21.41.0001 and 14.029.21.41.0002 SECTION 2. The City Council of the City of Lake Elmo also hereby ordains that the Planning Department shall make the applicable changes to the official Zoning Map of the City of Lake Elmo. SECTION 3. Effective Date. This ordinance shall become effective immediately upon adoption and publication in the official newspaper of the City of Lake Elmo. SECTION 4. Adoption Date. This Ordinance 2022-13 was adopted on this 4th day of October 2022, by a vote of Ayes and Nays. LAKE ELMO CITY COUNCIL _________________________________ Charles Cadenhead, Mayor ATTEST: _________________________________ Julie Johnson, City Clerk Lake Elmo Planning Commission Minutes: 8-8-2022 City of Lake Elmo Planning Commission Meeting City Council Chambers – 3800 Laverne Avenue North Minutes of Regular Meeting of August 08, 2022 CALL TO ORDER: Commission Chair Risner called to order the meeting of the Lake Elmo Planning Commission at 7:00 p.m. COMMISSIONERS PRESENT: Risner, Mueller, Rehkamp, Steil, Vrieze COMMISSIONERS ABSENT: None STAFF PRESENT: Planning Director Just, City Planner Hetzel Pledge of Allegiance at 7:00 PM Approve Agenda: M/S/P: Steil / Rehkamp made a motion to approve the agenda. Vote: 5-0, motion carried unanimously. Public Hearings: a) Kokoro Volleyball Conditional Use Permit and Variance. Kokoro Volleyball has submitted applications for an indoor athletic facility at the southeast corner intersection 39th Street North and Lake Elmo Avenue North (PID 1302921220011). The applicant is requesting a variance to allow one access point onto a public street. Two access points are required for an indoor athletic facility. City Planner Hetzel gave presentation and answered questions: Applicant Raymond Luczak spoke regarding some of the community benefits that this business would offer. • At this location there will likely be 4 events (tournaments) per year on 4 quarts. • Plenty of parking is proposed. Will handle the peaks. • Building mounted sign only and no variable message board • Mostly training at this location • Will put in sidewalk • Peak for traffic (drop off and pick up) will be about 7pm Aaron Sundean (Derrick Companies – New Richmond, Wisconsin) spoke regarding the project and answered questions. A. RECOMMENDED CONDITIONAL USE PERMIT FINDINGS 1. The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. The proposed use should not be Lake Elmo Planning Commission Minutes: 8-8-2022 detrimental or in any way endanger the public health, safety, comfort, convenience, or general welfare of the neighborhood or the city if plans are meeting all stormwater management requirements for State, Valley Branch Watershed District, and City requirements. 2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The proposal conforms to the Comprehensive Plan. 3. The use or development is compatible with the existing neighborhood. The proposed use is permitted in the Village Mixed Use District as a Conditional Use. The properties to the south and west are non-residential uses (City Hall and Day Care Center). The residential development to the west is separated by Lake Elmo Ave and the senior living center to north gathers a congregation of people similar to that of the indoor recreation facility. 4. The proposed use meets all specific development standards for such use listed in the Zoning Code. The proposed use requires a minimum of two accesses as per 105.12.550. This criteria would be satisfied with the proposed variance approval. 5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets all the specific standards for such use listed in Article XIX (Shoreland Management) and Title 100 (Flood Plain Management). The proposed use is not in a flood plain management or shoreland area. 6. The proposed use will be designed, constructed, operated, and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. The proposed use will be compatible in appearance with the existing character of the general vicinity and will not change the essential character of the area. 7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to existing or future neighboring structures. The proposed use indoor athletic facility should not create be hazardous or create a nuisance 8. The proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. The proposed use will be served adequately by essential public facilities and services. 9. The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. 10. The proposed use will not involve uses, activities, processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. The proposed use will not produce noise, smoke, fumes, glare or odors. Traffic amounts will increase in the area, but these increases will occur during typical low traffic volume time periods. All activities are to occur indoors. Lake Elmo Planning Commission Minutes: 8-8-2022 11. Vehicular approaches to the property, where present, will not create traffic congestion or interfere with traffic on surrounding public thoroughfares. Traffic amounts will increase in the area, but these increases will occur during typical low traffic volume time periods. 12. The proposed use will not result in the destruction, loss, or damage of a natural or scenic feature of major importance. The proposed use should not impact natural or scenic features. B. RECCOMENDED VARIANCE FINDINGS An applicant must establish and demonstrate compliance with the variance criteria set forth in Lake Elmo City Code Section 105.12.320 before the City may grant an exception or modification to city code requirements. These criteria are listed below, along with comments from Staff about the applicability of these criteria to the applicant’s request. 1) Practical Difficulties. A variance to the provision of this chapter may be granted by the Board of Adjustment upon the application by the owner of the affected property where the strict enforcement of this chapter would cause practical difficulties because of circumstances unique to the individual property under consideration and then only when it is demonstrated that such actions will be in keeping with the spirit and intent of this chapter. Definition of practical difficulties - “Practical difficulties” as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by an official control. a. The applicant is unable to obtain a second access point as required by City Code for an indoor athletic facility. Access along Lake Elmo Ave N would require Washington County approval. Washington County will not support an access along Lake Elmo Ave N due to the existing turn lane and proximity to the intersection of 39th Street North and Lake Elmo Ave N. The applicant explored other alternatives such as a shared access with the existing Day Care Center access to the south. The County would like to remove the day care access in the future with an alternative access. Washington County has recommended to not move the proposed Kokoro Volleyball access any closer to Lake Elmo Ave. 2) Unique Circumstances. The plight of the landowner is due to circumstances unique to the property not created by the landowner. b. The unique circumstances were not created by the applicant or property owner. The existing turn lane and intersection were not created by the applicant or property owner. Nor is the proposed site design prohibiting a second access opportunity. 3) Character of Locality. The proposed variance will not alter the essential character of the locality in which the property in question is located. c. The request will not alter the essential character. The proposed single access is to align directly across from the existing Senior Living Facility. The directly adjacent parcels are also of a nonresidential use. Adjacent parcels to the south and east also have one access. Lake Elmo Planning Commission Minutes: 8-8-2022 4) Adjacent Properties and Traffic. The proposed variance will not impair an adequate supply of light and air to properties adjacent to the property in question or substantially increase the congestion of the public streets or substantially diminish or impair property values within the neighborhood. The proposed request should not impair adjacent property values. Traffic numbers will increase, but these increases will occur during typical low traffic volume times. Hours of operation are proposed between as 3:30 pm- 9:30 pm Monday-Friday and 8am -4pm Saturday and Sunday. C. FISCAL IMPACT: None Public hearing opened at 7:34 PM. Rusty & Julie asked about the traffic at that intersection. Public hearing closed at 7:36 PM. M/S/P: Steil / Rehkamp made a motion to recommend approval of the request from Kokoro Volleyball, approving a conditional use permit to construct an indoor athletic facility a property described as Brookman 3rd Addition, Lot 1, Block 1 with the recommendations of approval. Vote: 5-0, motion carried unanimously. (Commissioner Steil, Commissioner Rehkamp, Commissioner Vrieze, and Commissioner Mueller, Chairman Risner all stated that this would be good for the community and city growth.) M/S/P: Mueller / Vrieze made a motion to recommend approval of the request from Kokoro Volleyball, approving a variance to allow one access to a public street where a minimum of two is required. Vote: 5-0, motion carried unanimously. b) Preliminary Plat/PUD and Zoning Map Amendment. GWSA Land Development, LLC for an approximately 295-unit single family detached residential project on 123 acres generally located at 10880 and 10830 Stillwater Boulevard. Director Just gave presentation and answered questions. Recommended Finding for Rezoning: Staff recommends tabling a vote on the rezoning so that a motion can be made on the three land use applications at one time. Recommended Findings for Preliminary Plat/Preliminary PUD. Before recommending approval of the Preliminary Plat/Preliminary PUD the following findings must be met: 1. That the Preliminary PUD Plan would be consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the 2040 Land Use Map for this area. 2. That the preliminary PUD Plan complies with the general intent of the Village-Low Density Residential zoning district with PUD modifications. 3. That the preliminary PUD Plan generally complies with the Lake Elmo Design Guidelines and Standards Manual. 4. That the preliminary plat generally complies with the City’s Subdivision regulations. Lake Elmo Planning Commission Minutes: 8-8-2022 5. That the preliminary plat generally complies with the City’s design standards. 6. That the preliminary plat generally complies with the City’s Zoning Code (including Shoreland Zoning). 7. That the preliminary PUD Plan must be revised to be more consistent with the City’s engineering standards to address other comments in the City Engineer’s memorandum dated August 3, 2022. 8. That the preliminary PUD Plan must be revised to be consistent with the City’s landscape plan and tree replacement standards pursuant to the Landscape Architects memo dated August 1, 2022. 9. That the preliminary PUD Plan must be revised to be consistent with the City’s fire department memo dated July 26, 2022. 10. That the preliminary PUD Plan meets the minimum requirements for a PUD. 11. That the preliminary PUD Plan meets one or more of the required PUD objectives identified in Section 154.751 including providing: Planned unit developments should not be allowed simply for the purpose of increasing overall density or allowing development that otherwise could not be approved. a. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. b. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public facilities. c. Provision of more adequate, usable, and suitably located open space, recreational amenities, natural resource protection and other public facilities than would otherwise be provided under conventional land development techniques. d. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing. e. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities. f. Preservation of historic buildings, structures or landscape features. g. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. h. Creation of more efficient provision of public utilities and services, lessened demand on transportation, and the promotion of energy resource conservation. i. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. j. Higher standards of site and building design than would otherwise be provided under conventional land development technique. FISCAL IMPACT: Approval of a Zoning Map Amendment, Preliminary Plat and Preliminary PUD grant entitlements to developer. The plat and plans depicted should not be approved as-is as there are many unknown costs to successful development of the house lots that should not be borne by the public. Applicant Craig Allan with GWSA spoke regarding this project and answered questions. Public hearing opened at 8:46 PM. Bryan Wittner -10870 38th Street North – spoke about concerns regarding the cul-de-sac being turned into a through-road. Lake Elmo Planning Commission Minutes: 8-8-2022 Jose Chavez – 3505 Kelvin Avenue North – spoke in support of the new development as then they would have access to their property. Todd Bruchu – 3150 Klondike Avenue North – spoke about concerns regarding density, property taxes, school overpopulated schools, water supply issues, high traffic issues and not any new baseball fields. Public hearing closed at 8:53 PM M/S/P: Mueller / Steil motioned to table the request for Zoning Map Amendment, Preliminary Plat and Preliminary Planned Unit Development while the applicant updates the plans to address staff comments. Vote: 5-0. motion carried unanimously. Commissioner Mueller states that there is more work that needs to be done for this development to be approved. Commissioner Steil was in agreement with Commissioner Mueller. Commissioner Vrieze spoke that the lots are too small the traffic is going to be an issue, and more work needs to be done for this development to be approved. Commissioner Rehkamp is in agreement with Commissioner Vrieze and spoke that there needs to be more room for kids, and would like more resources and assets for the community. Commission Chair Risner spoke in agreement that this project needs more work before this development can be approved. Communications/Updates - City Council Updates a. August 3, 2022 • Approved Conditional Use Permit with conditions for the Carmelite Hermitage Chapel. • Approved the Animal Inn Zoning Text Amendment request from Animal Inn Training LLC. To allow a Commercial Kennel as a Condition Use in the Limited Commercial Zoning District. • Approved a second amendment to the development agreement for Crossroads East 1st Addition. Upcoming Meetings a. August 22nd , 2022 b. September 12th, 2022 Meeting adjourned at 9:07 PM. Respectfully submitted, Diane Wendt Permit Technician     PAGE 1 of 9  MEMORANDUM         Date:  September 22, 2022      To:  Molly Just, Planning Director Re:  Schiltgen Farms West (Stillwater Blvd.)  Cc:  Marty Powers, Public Works Director    Preliminary PUD Plat/Plan Review    Dustin Kalis, Fire Chief        Chad Isakson, PE, Assistant City Engineer      From:  Jack Griffin, P.E., City Engineer          An engineering review has been completed for the Schiltgen Farms West (Stillwater Boulevard) Preliminary PUD  Plat/Plans received on August 29, 2022 with revisions submitted September 20, 2022. The submittal consisted of  the following documentation:   Schiltgen Farmstead PUD Preliminary Plat/Plans, dated August 24, 2022.   Revised Schiltgen Farmstead PUD Preliminary Plat, dated September 20, 2022.   Schiltgen Farmstead Plat/PUD/Zoning Narratives dated June 27, 2022.   Stormwater Management Plan dated August 24, 2022.   Geotechnical Report dated June 2, 2022.      STATUS/FINDINGS: The  Preliminary  Plat/Plans  as  submitted  require  significant  revisions.  A  condition  of  Preliminary Plat approval, if granted, must require the applicant to revise and resubmit Preliminary Plat/Plans to  address each review comment and condition of approval to the satisfaction of City staff prior to the City accepting  a Final Plat/Plan application. Engineering has prepared the following review comments to be addressed. A point‐ by‐point response letter must accompany the plan resubmittal.    In  addition,  it  is  recommended  that  it  be  a  condition  of  Preliminary  Plat/Plan  approval  that  all  public  improvements constructed to support the development must be designed and constructed in accordance with the  City Engineering Design Standards Manual dated January 2022, unless approved otherwise by the City Engineer.  The Preliminary Plat/Plans must be revised accordingly.      PRELIMINARY PLAT/PLAN  1. The exiting condition plans remains incomplete and must be revised as detailed below and resubmitted  for further city review.  The updated existing conditions must then be shown on the revised site plans,  utility plans and grading plans.  2. Revise plan with scale no greater than 1” = 100 and include a distance of 150 feet from all plat boundaries  and off‐site improvements required for the project.  3. Provide the NWL and HWL for all existing water bodies and ponds adjacent to the plat boundaries.  4. Revise plans to show all building foot print areas and provide the low floor and first floor elevations for all  buildings adjacent to the plat boundaries.  5. Label all off‐site contours adjacent to the site.  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 9  6. For the western, eastern and southern plat boundaries for the Platted area south of Stillwater Boulevard,  add detailed existing and proposed grading and drainage information based on field survey. Due to flat  grades, survey details using spot elevations are required in lieu of 2‐foot contours.   Add spot elevations along the plat boundaries to demonstrate grading tie‐in elevations.   Add downstream drainage details showing proposed discharge drainage routing and demonstrating  protection of existing structures.   Add existing conditions, including paved areas, structures, and drainage ways for a distance of 150  feet from plat boundaries.    PRELIMINARY PLAT/SITE PLANS  1. The preliminary plat must be revised to clearly depict the existing and proposed lot lines and easements  throughout the proposed platted areas, including any off‐site easements required for the Project. All  proposed and existing lot lines and easements must be clearly labeled and described.  2. The preliminary plat must be revised to clearly show the existing and proposed right‐of‐way dedication  along Stillwater Boulevard (CSAH 14) and Lake Elmo Avenue (CSAH 17) for City and County review and  approval.    Right‐of‐way to be dedicated along Lake Elmo Avenue and Stillwater Boulevard must be clearly shown  as the distance (in feet) from existing roadway centerline to proposed right‐of‐way.    The preliminary plat shows multiple existing easements and right‐of‐way along each corridor with no  explanation of the existing condition.  3. Outlot A is proposed as City owned. Outlot A is being dedicated as open space.  4. Outlot B is dedicated, as required, to a private owner (Chavez) for driveway access.  5. Outlot C is proposed as HOA owned. It includes open space and a wetland/wetland buffer. A drainage and  utility easement is dedicated to the City over all of the Outlot.  6. Outlot D is proposed as City owned. It includes the trail connection to Legacy at North Star. The Outlot  must be revised to provide a minimum 15 ft offset from centerline of trail along both sides.  7. Outlot E is proposed as City owned. It includes stormwater management (Pond #4) and storm sewer.  8. Outlot F is proposed as City owned. It includes stormwater management (Pond #2NE) and storm sewer.  9. Outlot G is proposed as City owned. It includes stormwater management (Pond #3N) and storm sewer.  10. Outlot H is proposed as City owned. It includes stormwater management (Pond #1N), the regional City  stormwater pond capacity, and storm sewer.  11. Outlot M is proposed as City owned. It includes stormwater management (Pond #2NW) and storm sewer.   12. Outlot I is proposed as City owned. It includes stormwater management (Pond #1S), city watermain, trunk  public sanitary sewer, public storm sewer, and Town Home Lots S1 through S5.   Outlot I should be divided into 2 separate Outlots. Oulot I should be HOA owned with a drainage and  utility easement dedicated over all of Outlot I, and include Town Home Lots S1 through S5. Outlot N  should be City owned and include Pond #1S, city watermain, trunk sanitary sewer, and storm sewer.  13. Outlot J is proposed as HOA owned. It includes city watermain, city sanitary sewer, storm sewer, and  private streets. A drainage and utility easement is dedicated to the City over all of the Outlot.   14. Outlot K is proposed as HOA owned. It includes stormwater management (Pond #3S) and storm sewer. A  drainage and utility easement is dedicated to the City over all of the Outlot.   15. Outlot L is proposed as City owned. It includes stormwater management (Pond #2S), city watermain, and  storm sewer.  16. Sheet PP‐1: Update legend to define all line types shown in preliminary plat. Remove all unused line types.  17. Sheet PP‐1/PP‐2: Revise South Lot and Multi‐Lot Details.    Title and label Lot Details to be consistent. Indicate clearly on Plat/Plans which lots are Town Homes  and which lots are Row Homes.    Add Plan Note to Lot Detail to indicate that all lots of each home type are of the dimensions shown on  the detail.   Add Front Yard, Rear Yard and Side Yard setbacks to the Lot Details. Revise sidebacks as approved by  the City council prior to submittal of Final Plat.      PAGE 3 of 9  18. Sheet PP‐2: Revise offsite easement area on Preliminary Plat to be consistent with easement shown on  the site, utility and grading plans. Label off‐site easement dimensions. Revise easement area to provide  minimum 10‐ft from face of proposed retaining wall.  19. Sheet  PP‐2:  Label  and  describe 33‐foot  easement  across  Klondike  and  Oulot  I.  Indicate  purpose  of  easement and whether easement is existing, proposed, or to be vacated.  20. Sheet PP‐2: Following a detailed plan submittal and review of the Klondike Avenue turn lane(s) at the  Stillwater Boulevard intersection, additional right‐of‐way width may be required.  21. Sheets PP‐2/PP‐3: Revise Town Home and Row Home lot layouts to meet  the  setback  requirements  outlined in the below comments.  22. Minimum Front Yard and Rear Yard setbacks.   Town homes (40 ft lots). The requested front yard setback of 20 ft must be contingent upon the  setback meeting a minimum 25 ft setback to any public R/W, private sidewalk (if applicable), or back  of curb from a private street (if applicable). The applicant has requested 20 ft setback (non‐garage)  and 25 ft setback (garage) in the application narrative, however, the preliminary plans show structure  setbacks as close as 15 feet. The preliminary plans must be revised and approved by the City prior to  receipt of a Final Plat application.   Row homes (38 ft lots). The requested front yard and rear yard setbacks must be contingent upon the  setback meeting a minimum 25 ft setback to any public R/W, private sidewalk (if applicable), or back  of curb from a private street. The preliminary plans must be revised and approved by the City prior to  receipt of a Final Plat application.   Row homes (38 ft lots). The requested minimum rear yard setback of 10 ft for Town Homes appears  to potentially place proposed sidewalks within 10 feet of the structure and within the drainage and  utility easement of Klondike Avenue. Preliminary Plat approval must be contingent upon the rear yard  setback being at minimum 15 feet from any sidewalk or public right‐of‐way.  23. Minimum Side Yard setbacks.   Town homes (40 ft lots). The requested setback of 5 ft/5 ft, if approved by the City, must be  contingent and only applicable to lots that do not have a utility (including storm water reuse irrigation  line) or an emergency overflow drainage pathway running along the side lot line. When a utility or  EOF pathway is present a minimum 15 ft spacing is required between structures, with additional  structure spacing and easement required as determined by the City Engineer.   Row homes (38 ft lots). The requested setback of 4 ft (patio)/6ft, if approved by the City, must be  contingent and only applicable to lots that do not have a utility (including storm water reuse irrigation  line) or an emergency overflow drainage pathway running along the side lot line. When a utility or  EOF pathway is present a minimum 15 ft spacing is required between structures, with additional  structure spacing and easement required as determined by the City Engineer.   Preliminary  Plat  approval  must  be  contingent  upon  all  Row  home and  Town  home  structures,  including patios to be outside of all easements (when applicable).   24. Additional Preliminary Plat revisions may be required for Row home and Town Home lots to ensure  sufficient space is preserved for public utilities and to provide dedicated small/dry utility corridors.  25. Written  landowner  permission  must  be  submitted  with  the  Final  Plat  application  for  any  off‐site  permanent  and  temporary  construction  easements  required  to  implement  the  development  improvements (including off‐site improvements).   26. Union Pacific Railroad permits will be required for the Project including the trunk sanitary sewer utility  crossing permit, and drainage and grading impacts along the southern plat boundaries.      TRANSPORTATION IMPROVEMENTS     1. Right‐of‐way  dedication  requirements  shown  on  the  preliminary  plat  appear  to  be  consistent  with  Washington County review comments. Prior to receipt of the Final Plat application, the County right‐of‐ way dedication must be reviewed and approved by the County.  2. Right‐of‐way dedication consisting of a minimum 75 feet from centerline is required along the full length  of Lake Elmo Avenue (CSAH 17), with additional right‐of‐way required for turn lanes and the potential  realignment of Lake Elmo Avenue along this roadway corridor as it approaches the future roundabout.       PAGE 4 of 9  The Preliminary Plat must be revised to provide the distance being provided from the existing roadway  centerline.  3. Right‐of‐way dedication consisting of 180 feet is shown as required along the full length of Stillwater  Boulevard  (CSAH  14)  with  additional  right‐of‐way  at  the  intersection  to  accommodate  a  future  roundabout,  approximately  90  feet  from  the  centerline  of  the  roundabout  outer  drive  lane.  The  Preliminary  Plat  must  be  revised  to  provide  the  distance  being provided  from  the  existing  roadway  centerline.  4. Access Management north of Stillwater Boulevard. Access for development north of Stillwater Boulevard  (CSAH 14) is generally consistent with County and City requirements. Primary access to Lake Elmo Avenue  (CSAH 17) will need to be revised in accordance with comments received from Washington County to  more directly align with the access for the Lake Elmo Elementary School. Secondary access is completed  through two residential street connections to Legacy at North Star.  5. Access  Management  south  of  Stillwater  Boulevard.  Access  Management  for  development  south  of  Stillwater Boulevard (CSAH 14) includes the realignment of Klondike Avenue as required, to relocate the  intersection with Stillwater Boulevard (CSAH 14). The intersection relocation is necessary to allow for the  construction of dedicated right and left turn lanes along Stillwater Boulevard at Klondike Avenue. This  connection  includes  improvements  to  Klondike  Avenue  meeting  City  design  standards  together  with  Stillwater Boulevard (CSAH 14) turn lanes and intersection improvements as required by Washington  County.  6. Secondary access is provided through the connection to Upper 33rd Street North which includes a direct  connection between the new development of the Old Village Downtown area. The connection to Upper  33rd Street must be phased to occur after development build‐out to avoid construction traffic into the  Downtown area. Temporary (removable barricades are deemed an inadequate control measure).  7. Intersection Improvements. The applicant will be responsible to construct all intersection and turn lane  improvements at all development access locations, meeting design standards approved by Washington  County. Turn lane improvements have been shown on the plans. Revisions may be required to meet  Washington County approval.  8. Revise all City details and plan notes with current City standards dated January 2022.    RESIDENTIAL STREETS    1. All public streets must be designed to meet the City’s Engineering Design Standards including right‐of‐way  width, street width and cul‐de‐sac radii(s). The preliminary plat/plans propose public street widths of 28‐ feet located within 60‐foot right‐of‐way. Consistent with current City standards, if approved, the streets  would need to be signed no parking along one side.  2. The typical sections for public streets must be revised to be consistent with City standards.   Rename Cross Section C‐C to Typical Section, Public Streets with both sidewalk and trail. Revise D&U  corridor slopes to drain to street at 4% grade.   Add Typical Section, Public Streets, sidewalk only. Section should be the same as above without trail.   Rename Cross Section G‐G to Typical Section, Lower 34th Street North. Correct proposed trail to be 8‐ ft wide or label as 6‐ft sidewalk. Revise D&U corridor slopes to drain to street at 4% grade.   Add cross section to detail Klondike Avenue at the intersection with County State Aid Highway 14.  3. Preliminary  Plat  approval  must  be  contingent  upon  revising  all private  streets  as  follows  to  ensure  minimum easement corridors for public sanitary sewer and watermain.   Revise all private street Typical Sections to show minimum offset distances within the typical section,  from curb to garage front, building setbacks and public utility placement.   Provide minimum 20‐feet to lot line from centerline of road to provide 20 ft minimum easement  corridor for public sanitary sewer main.    Provide minimum 25‐feet to lot line from centerline along watermain side of roadway to provide 15 ft  minimum easement corridor for public watermain.    Rename Cross Section D‐D to Typical Section, Private Street – Lower 34th Street North. Revise section  to show 6‐ft sidewalk entirely within Outlot and not on the adjacent private lot. Specify curb type and  curb width. Provide minimum Outlot corridor widths for public utilities as required above.      PAGE 5 of 9   Rename Cross Section E‐E to Typical Section, Private Street – 34th Street North. Revise private utilities  to be located within private lot drainage and utility easement. Specify curb type and curb width. Add  boulevard tree to both sides consistent with landscape plans.   Rename Cross Section F‐F to Typical Section, Private Street ‐ 35th Street North. Revise private utilities  to be located within private lot drainage and utility easement. Specify curb type and curb width.  Provide minimum Outlot corridor widths for public utilities as required above.   All private streets widths are proposed at 24‐feet in width. If approved, no parking will be permitted  along either side of the street due to the narrow width.   Provide typical section of Klondike Avenue at intersection with Stillwater Boulevard. Add turn lane  dimensions including lane width, turn lane length, and proposed taper.  4. Revise site plans, street plans, utility plans and grading plans to show all lot driveways extended to the  back of curb. Driveways must be shown perpendicular within the public right‐of‐way and perpendicular to  the private streets.   5. Revise street light, street sign, hydrant, catch basin, and tree plans as necessary to resolve driveway  conflicts. Add plan note that Town/Row home driveways will need to be staked and approved by the city  prior to installation.  6. All street intersections must be at 90 degrees and maintain 50 feet of tangent with maximum slopes of  2.5%. Residential maximum longitudinal grade is 6% with sidewalks.   7. For both public and private streets, surmountable concrete curb and gutter shall be installed in single  family  residential  areas  with  future  driveways  and  B618  curb  installed  along  entrance  roadways  and  roadway stretches with no lots.   8. Six  (6)  foot  sidewalks  must  be  provided  along  all  residential  streets  and  as  may  be  required  for  connectivity. Sidewalks are shown along one side of all public streets as required.  9. Pedestrian connectivity to the Village Area Downtown has been provided along Upper 33rd Street.  10. A bituminous trail is shown along Lake Elmo Avenue and along Stillwater Boulevard as required, and may  potentially become part of the Greenway Trail Corridor. The trails must be constructed as directed by  Washington County, including intersection crossing improvements at the Lake Elmo Avenue and Stillwater  Boulevard signalized intersection. The trail along Stillwater Boulevard must be revised as a 10‐ft. trail.  11. Ten (10) foot utility easements are required on either side of all right‐of‐way and the corridors reserved  for the installation of small/dry utilities. Along private streets or private Outlots, 10‐foot corridors must be  shown on the site plan, utility plan and grading plan to preserve the corridor use for the placement of  small/dry utilities.  12. Revise all City details and plan notes with current City standards dated January 2022.    GRADING PLANS, STORMWATER MANAGEMENT AND STORM SEWER SYSTEM  1. The subdivision is subject to a storm water management plan meeting State, Valley Branch Watershed  District and City rules. Storm water facilities proposed as part of the development to meet State and  watershed permitting requirements must be constructed in accordance with the City Engineering Design  Standards Manual dated January 2022.  2. As part of the city’s Capital Improvement Plan (CIP), the city has identified the need for a Regional Pond to  be  located  at  the  intersection  of  Stillwater  Boulevard  and  Lake  Elmo  Avenue.  The  Regional  Pond  is  planned as a “wet pond” with a 3‐acre permanent pool with requirements to significantly reduce the  discharge rates for the 2‐year, 10‐year, 100‐year storm events, and 100‐year snow melt. The required  ponding is intended to provide additional discharge rate reduction that significantly exceed the reductions  necessary by the development to meet City, VBWD and State permitting requirements. The capacity and  area dedicated for the required regional pond must be incorporated into the project as a condition of  preliminary and final plat approval.  3. The proposed development will fully develop the areas both north and south of County State Aid Highway  (CSAH) 14 and west of Lake Elmo Avenue (CSAH 17). The development project must therefore incorporate  into the project as a condition of preliminary and final plat approval, regional stormwater management  capacity for the future County Roadway improvements along County State Aid Highway (CSAH) 14 and  Lake Elmo Avenue (CSAH 17). The VBWD permit application must expressly request and detail these      PAGE 6 of 9  future improvements to be included in the stormwater management provisions for the permit for this  development.    The storm water management report must detail the actual square footage of existing and  new  impervious surfaces submitted into the storm water model for each County roadway.   The storm water management report must identify the proposed pond(s) that is allocated to receive  the future County Roadway improvement runoff and must specify the allocation by storm water  pond.   4. The storm water management plan indicates that the storm water management for this development will  also account for the failed infiltration basins from the Legacy at North Star developments. However, the  executive  summary  provides  limited  detail  regarding  this  replacement. Approval of this replacement  capacity  is  contingent  upon  permit  approval  from  the  VBWD  and  contingent  upon  the  storm  water  management  plan  being  revised  to  provide  all  design  details  and specific assumptions  made for this  analysis to the satisfaction of the City Engineer.   Revise SWM executive summary to specify each Legacy at North Star infiltration basin intended to be  replaced  through  the  new  development  storm  water  provisions.  Identify  each  basin  by  Legacy  development name and provide infiltration volume requirement for each basin.   Provide exhibit in the SWM executive summary showing each basin to be replaced and the routing of  storm water management from the Legacy development.   VBWD and City approval of the Schiltgen development storm water modeling does not in itself grant  approval  of the  Legacy  development  storm  water  design  revisions.  The  approval  provides  only  a  conceptual indication that the storm water management changes being proposed has potential to be  approved once a full application related specifically to the Legacy development has been prepared  and submitted by the developer. Specific approvals related to the Legacy development can only be  granted upon receipt of a comprehensive application that includes revised Legacy infiltration basin  grading  plans  (repurposed),  and  a  detailed  plan  for  storm  water irrigation reuse plan including  construction plans meeting the City irrigation reuse design standards, and ownership, operation and  management plans, including any required easements and maintenance agreements.   5. The  storm  water  basin  summary  table  must  be  revised  to  include off‐site  building  structures  when  adjacent  to  ponds.  Verify  that  minimum  2  feet  separation  is  met  for  existing  building  structures.  Specifically,  Storm Water Pond #2S  proposes a NWL of 930.2 and 100‐year HWL elevation of 934.1.  Preliminary plat approval must be contingent upon plan revisions for this storm water pond to comply  with  the  City  requirements  for  vertical  separation  from  low  floor and low openings for adjacent  structures.   The SWM report proposes a low floor assessment calculation that argues the City requirement does  not need to be met. However, the City of Lake Elmo does not officially recognize this methodology.   The plans must be revised to meet City standards or the SWM report needs to be revised to include  VBWD acceptance of the proposal and additional calculation details must be submitted for City  documentation and consideration. The City retains the right to not accept the alternate methodology.   Revise SWM executive summary to provide all details and assumptions (using exhibits as needed) for  the low floor assessment. What structures were assessed? How was the distance from structure  measured? How was the low floor elevation obtained? Where is the soil boring located relative to the  structure? What is the assumed soil conditions? What safety factors have been used? Provide detail  on how each structure is protected from surface water. For the horizontal distance to pond, the  distance  can  be  no  further  than  the  allowed  structure  setback  for the adjacent parcel to avoid  prohibiting the property owner full use of their property.  6. Revise  the  SWM  report  to  better  detail  the  existing  and  proposed  point  discharge  locations  at  the  intersection of Lake Elmo Avenue and CSAH 14. Provide detail drainage map for the area complete with all  culvert inverts, sizes and direction of flow. Revise map scale in  this  area  to  clearly  depict  drainage  patterns.  7. The storm water plan proposes stormwater reuse irrigation in place of infiltration. Therefore, all storm  water basins are proposed as wet ponds. City design standards require that flood management provisions  be implemented for all new developments assuming no storm water reuse irrigation is operating. The      PAGE 7 of 9  SWP executive summary must be revised to clearly state “all 100‐year HWL flood elevations have been  determined  with  the  assumption  that  there  is  no  concurrent  volume reduction due to storm water  irrigation reuse”.    The irrigation ponds are proposed to have water level fluctuation of 3.2 feet and 7.2 feet. This  fluctuation may pose a potential safety concern and aesthetic issue for the adjacent property owners.  Consideration should be given to the acceptability of this irrigation reuse plan and potential mitigating  measures should be investigated and required.  8. The SWM executive summary must be revised to fully detail the proposed storm water irrigation reuse  system,  including  a  statement  that  all  storm  water  irrigation  reuse  will  be  implemented  in  strict  compliance with the City’s Stormwater Reuse Design Standards. Irrigation Reuse details must also include  the following:   Identification of the system ownership, operation and maintenance responsibilities.   Scaled Exhibits showing the properties to be irrigated, including a table listing each property or Outlot  by identifier together with square footage of each lot. Irrigation areas must exclude pond areas and  other areas not amenable to a maintained irrigation system (e.g. slopes 4:1 or greater). The SWM  report Figure 4 does not adequately address the needed detail.   Scaled Exhibits detailing the irrigation system supply and feeder lines using dedicated corridors that  do not encroach City drainage and utility easements or public right‐of‐way, with the exceptions of  perpendicular crossings.   Provide Table in the SWM report and on the grading plans identifying the ponds to be utilized for  reuse and the proposed reuse pump station. Ponds identified for reuse must be clearly labeled ion the  grading plans.  9. All storm water basins must be placed in Outlots and must fully incorporate the 100‐year HWL, 10‐foot  maintenance bench and all maintenance access roads. Maintenance access roads meeting city standards  must be provided for all storm water facilities and structures. All adjacent lot corners must be +.2 ft above  the 100‐year HWL to meet construction tolerance and maintain HWL on each Outlot.   Pond #3N1 and #3N2 are connected and share the same EOF. The grading plans must be revised to  clearly indicate the EOF location and elevation and all lot elevations must be raised to meet City  requirements. An EOF separation of a minimum of 1.0 foot is required in the as‐built condition for  each lot. The design basis cannot be based on the as‐built condition requirement. The SWM plan  summary table must also be revised.   Pond #1N. Identify EOF for Lake Elmo Avenue and County State Aid Highway (CSAH) 14 and revise EOF  for Pond #1N to the ultimate EOF if needed.   Ponds #1N and #2NW. Add Pond access to each Pond from Knightbridge Trail.   Pond #1S. Revise Pond access to be from a public right‐of‐way.  10. Approval  of  the  preliminary  grading  plans  for  the  development  is  contingent  upon  all  grading  plan  revisions being completed to the satisfaction of the City Engineer.   Overland emergency overflow (EOF) elevations are required throughout the site, requiring a system of  interconnecting drainage ways. Low openings for adjacent structures must maintain 1‐foot above any  adjacent EOF in the as‐built condition, thus requiring 0.4 feet tolerance. The preliminary grading plans  must be revised to include to show all EOF spot elevations in BOLD. A specific spot must be shown  where the critical EOF will be placed together with the elevation. An EOF flow path exhibit must be  provided showing the overall site on one plan sheet or exhibit. The EOF flow path must be removed  from the Erosion control plans.   All drainage swales must be designed to meet a minimum 2% as‐built grade. Design grades must  exceed 2% to account for construction tolerances.   Revise grading plans to provide minimum free board along all ponds equal to 1.0 feet above pond EOF  to ensure direction of pond overflow. Design spot elevations must be shown on the grading plans.   Revise  grading  in  northwest  corner  adjacent  to  Legacy  development along the rear yard swale.  Contour matching and connectivity issues must be corrected. EOF plan is missing in this region. EOF  outlet  through  lots  V2‐V3  and  lots  V6‐V7  does  not  provide  adequate  drainage  way  and  is  not  adequately protected by easement. Revise accordingly.      PAGE 8 of 9   Revise drainage and easement width for EOF pathway between lots  V31‐V32;  S21‐S22;  S47‐S48.  Minimum 30‐foot easements are required.    Revise grading pathway from Pond #4 to reduce EOF below elevation 940.7 (EOF from Legacy pond).   Revise grading plan view port for lots 46‐53 to facilitate City review. View port must include 100% of  proposed lot and matching conditions for a minimum of 150 feet.   Preliminary  plat  approval  must  be  contingent  upon  the  100‐year HWL  elevation/contour  for  all  localized low points and catch basins being protected by drainage and utility easement dedicated on  the Plat.   Revise  Grading  Plan  GP6  to  place  the  proposed  Klondike  Avenue  retaining  wall  fully  within  a  permanent easement, including the wall footings and minimum 10‐foot clearance. Detail plans to  indicate minimum 2‐foot clear zone offset from adjacent sidewalk. Add plan note that retaining wall  must be constructed as a modular engineered retaining wall (no boulder wall allowed).   Revise Grading plans, including sheet GP7 by labeling all off‐site contours and providing all building  off‐site elevations. Off‐site topographic survey must be completed and placed on the plans depicting  the existing conditions for 150 feet including paved surfaces, parking lots, signs, trees, fences, and all  other physical features to facilitate further City review.   Pond maintenance roads/benches. Provide a typical detail and pipe cover section depicting the pond  maintenance access crossings of storm sewer pond inlets/outlets. Revise design as needed to provide  adequate pipe cover.   Revise landscape plans to remove all tree plantings from drainage swales, EOF flow paths, and pond  access routes.   Revise the existing conditions plans and grading plans to better detail the existing culvert structures  (pipe size, material and inverts) at the intersection of Lake Elmo Avenue and CSAH 14.   11. The storm sewer system shall be designed to maintain the City standard minimum pipe cover of 3.0 feet.  Drain tile is required as part of the City standard street section at all localized low points in the street.  Drain tile considerations may impact the storm sewer design and depth requirements at low points. Any  exceptions must be specifically called out and shown in a storm sewer structure table for City review.  12. Private storm sewer. Storm sewer located along private streets swill be privately owned and maintained  by the HOA. The developer will need to execute the City standard encroachment agreement that permits  the connection of private storm sewer to City storm sewer structures. The following private storm sewer  connections will be requird. All private storm sewer must be clearly labeled on the street, storm sewer  and grading plans.   Connection to City structure T2: Private storm sewer run from T2‐T3.   Connection to City structure S8: Private storm sewer run from S8‐S12.   Connection to City structure U4: Private storm sewer run from U4‐U5.   Connection to City structure N1: Private storm sewer run from N1‐N2.  13. Additional City review is necessary to verify if the proposed storm sewer connection at Upper 33rd Street  can be allowed. Design revisions may be required.  14. The maximum curb run prior to a catch basin is 350 feet.  15. Per City requirements all storm sewer pipe easements must be a minimum 30‐feet in width.  16. Revise all City details and plan notes with current City standards dated January 2022.  17. When preparing construction plans for City review, all existing and proposed storm sewer must be labeled  consistent with the City plan format requirements, including all pipe size, materials, and inverts being  labeled on the plan sheet. Structure and pipe tables may be placed on the plans but this information does  not replace this labeling requirement.    MUNICIPAL WATER SUPPLY  1. Municipal  water  supply  is  available  in  several  locations,  immediately  adjacent  to  the  proposed  development. The applicant is responsible to extend the municipal water supply into the development  site at developer’s sole cost. Watermain distribution lines and connections will be required wherever  reasonably possible to create a looped network.      PAGE 9 of 9  2. On the south end of the development, an 8‐inch watermain must be extended to connect to the existing  watermain along Upper 33rd Street. A 12‐inch trunk watermain must be connected to the existing 6‐inch  watermain located on the southeast corner of Stillwater Boulevard and Lake Elmo Avenue, and routed  through the development with a 12‐inch trunk watermain stub installed at the westerly plat boundary at  Stillwater Boulevard.  3. On the north end of the development, connection to the existing 8‐inch watermain in the Legacy at North  Star subdivision will be required in two locations.  4. Hydrants and system valves must be installed as part of the development as directed by the Lake Elmo  Fire Department and Public Works Director.   5. Watermain oversizing may be required along Stillwater Boulevard (CSAH 14) as part of the City’s trunk  watermain line between the Village Area and Jamaca Avenue. Watermain oversizing will be reviewed in  more detail with final construction plans. Oversizing cost reimbursement is addressed as part of the  development agreements for each phase.  6. Revise all City details and plan notes with current City standards dated January 2022.    MUNICIPAL SANITARY SEWER  1. Municipal sanitary sewer service is not yet available to serve this site. Construction work for the Old  Village Phase 5 and 6 Street and Utility Improvements remains in progress with completion expected in  the Fall 2022. This project will install a 15‐inch trunk sanitary sewer main to the south side of the UP  Railroad, at the intersection of Klondike Avenue and 33rd Street North. This sewer stub represents the  connection point that will serve the entire development.  2. The applicant is responsible to extend sanitary sewer north across the UP Railroad into and throughout  the development at developer’s sole cost. A 15‐inch trunk sanitary sewer must be extended north across  the UP Railroad to Stillwater Boulevard (CSAH 14) with a 15‐inch stub installed to the western boundary of  the development for future extension along Stillwater Boulevard (CSAH 14). The remaining parts of the  subdivision can be served with the extension of 8‐inch gravity sanitary sewer.   Revise the trunk sewer pipe from EX11‐T1 and from T1‐T12 to 15‐inch PVC pipe or 14‐inch C‐900 pipe.   Revise the plans to shift MH‐T1 east to provide minimum offset of 20‐feet from the private driveway.  Provide a dedicated drainage and utility easement over the centerline for the trunk sewer, minimum  40‐feet wide.   Revise all other pipe to 8‐inch PVC minimum pipe slope of 0.4% in the as‐built condition.  3. Sanitary sewer oversizing is typically reimbursed to the developer for the added pipe diameter over a  minimum 8‐inch sewer pipe. Per standard policy, no reimbursement is made for added pipe depths.  Oversizing cost reimbursement is addressed as part of the development agreements for each phase.  4. Revise all City details and plan notes with current City standards dated January 2022.  5. When preparing construction plans for City review, all existing and proposed sanitary sewer must be  labeled consistent with the City plan format requirements, including all pipe size, materials, and inverts  being  labeled  on  the  plan  sheet.  Structure  and  pipe  tables  may be  placed  on  the  plans  but  this  information does not replace this labeling requirement.    A great place to live, work and play…today and tomorrow    North Shop | 11660 Myeron Road North | Stillwater, MN 55082‐9537  P: 651‐430‐4300 | F: 651‐430‐4350 | TTY: 651‐430‐6246  www.co.washington.mn.us    Washington County is an equal opportunity organization and employer    PUBLIC WORKS  Wayne Sandberg, P.E., Director, County Engineer  Frank D. Ticknor, P.E., Deputy Director  Memorandum  9/14/2022    Molly Just  Planning Director  City of Lake Elmo  3800 Laverne Ave N  Lake Elmo, MN 55042    Schiltgen Farms Development Review    Dear Molly,    Thank you for the opportunity to review the submittal for the proposed Schiltgen Farms development adjacent to  County State Aid Highway (CSAH) 14 and CSAH 17 in the City of Lake Elmo. Washington County’s Department of  Public Works has reviewed the submitted plans and offers the following comments:     Washington County anticipates improvements to both CSAH 14 and 17 including their common  intersection in the future. With the proposed developments, most of the available open space for future  storm water treatment is being developed. A review of the storm water management report indicated  that 83% of the right‐of‐way (180 feet) along CSAH 14 and 83% of SB right‐of‐way along CSAH 17  (assuming 75 feet). The comment response that was provided, the responder indicated they will be  treating 85% of the proposed 180‐foot CSAH 14 and 150‐foot CSAH 17 corridors. This would indicate  roughly 9.2 acres of impervious accommodated versus the 8.5 acres in the stormwater management  report. Can we get clarification on which calculation method will be used?      The proposed development access off CSAH 17, across from the school exit, is offset from the school exit.   As a potential future traffic signal, it is important to ensure that westbound through movements from the  school parking lot to the development are safely accommodated, as are simultaneous left turns from the  east and west legs of the intersection and pedestrian crossing movements.  An offset also exists with the continuation of 37th Street within the development, west of proposed  Knightsbridge Trail. This offset could lead to operational issues that result in calls to install stop control for  37th Street traffic, which in turn could cause operational issues at the CSAH 17 intersection.  The county  strongly recommends that these offsets be corrected prior to construction.  Street Access permits will  need to be obtained from Washington County for both the CSAH 14 access and the CSASH 17 access prior  to construction activity within the right‐of‐way.     Both new street access points will require construction of left and right turn lanes to mitigate the safety  impacts of these new accesses to county highways.  The plans submitted imply that longitudinal pavement  joints will exist and that inplace shoulder pavement will be repurposed as lane pavement, neither of which        A great place to live, work and play…today and tomorrow          North Shop | 11660 Myeron Road North | Stillwater, MN 55082‐9537  P: 651‐430‐4300 | F: 651‐430‐4350 | TTY: 651‐430‐6246  www.co.washington.mn.us    Washington County is an equal opportunity organization and employer    PUBLIC WORKS  Wayne Sandberg, P.E., Director, County Engineer  Frank D. Ticknor, P.E., Deputy Director  would meet county requirements.  The developer will need to submit sufficiently detailed plans along with  the access permit applications for the turn lanes and street access points to ensure that these and other  county requirements are satisfied.     The development proposes water main and sanitary sewer connections under CSAH 14. How are these  proposed to be installed? A county permit for these utilities, along with a suitable traffic control plan, will  be required. For the water main, the county requires encasement under county roads long enough to  allow for future replacement without impacts to county facilities and to contain potential breaks.     The trail along CSAH 14 appears to only be an 8‐foot trail. Can this be increased to a 10‐foot trail to match  the trail along CSAH 17? The county prefers to use a 10‐foot standard trail width unless through a confined  corridor.     Washington County's policy is to assist local governments in promoting compatibility between land use  and highways.  Residential uses located adjacent to highways often result in complaints about traffic  noise.  Traffic noise from this highway could exceed noise standards established by the Minnesota  Pollution Control Agency (MPCA), the U.S. Department of Housing and Urban Development, and the U.S.  Department of Transportation. Minnesota Rule 7030.0030 states that municipalities are responsible for  taking all reasonable measures to prevent land use activities listed in the MPCA's Noise Area Classification  (NAC) where the establishment of the land use would result in violations of established noise standards.   Minnesota Statute 116.07, Subpart 2a exempts County Roads and County State Aid Highways from noise  thresholds.  County policy regarding development adjacent to existing highways prohibits the expenditure  of highway funds for noise mitigation measures in such areas.  The developer should assess the noise  situation and take any action outside of County right of way deemed necessary to minimize the impact of  any highway noise.      If you have any questions or comments on the county’s responses to the Schiltgen Farms Development proposal,  please contact me at ryan.hoefs@co.washington.mn.us.  Sincerely,      Ryan Hoefs  Engineer II    CC: Wayne Sandberg, Director, County Engineer    Lyssa Leitner, Public Works Planning Director  Frank Ticknor, Deputy Director    Mitch Bartelt, Engineer II   Joe Gustafson, Traffic Engineer    Jennifer Oehler, Office Specialist   Kevin Peterson, Design Engineer From:Bob Molstad To:Molly Just Subject:FW: Schiltgen South - Lake Elmo - App Date:Friday, September 16, 2022 2:59:01 PM Attachments:image001.png Caution: This email originated outside our organization; please use caution. Robert S. Molstad, P.E. President SATHRE-BERGQUIST, INC. 14000 25th Avenue North Suite 120 Plymouth, Minnesota 55447 Office: 952-476-6000 Mobile: 612-247-7005 The electronic data conveyed by SATHRE-BERGQUIST, INC. is sent for the recipient's reference only. This material is copyright protected. The recipient agrees, by hisreceipt of electronic information, to not alter the electronic data. The recipient agrees by his receipt of this data that the information contained in the transmission may be changed without notification of the recipient. This electronic information is not the certified version of a plan. Recipient agrees to hold SATHRE-BERGQUIST, INC. harmless from any and all claims. SATHRE-BERGQUIST, Inc. makes no representation or warranties, expressed or implied, with respect to the reuse of the data provided herewith, regardless of its format or the means of its transmission. There is no guarantee or representation to theuser as to the accuracy, currency, suitability, or reliability of this data for any purpose. The user accepts the data “as is” and assumes all risks associated with its use. By acceptance of this data, the user agrees not to transmit this data or provide access to it or any part of it to another party unless the user shall include with the data a copy ofthis disclaimer. SATHRE-BERGQUIST, Inc. assumes no responsibility for actual or consequential damage incurred as a result of any user's reliance on this data. From: John P. Hanson <JHanson@barr.com> Sent: Friday, September 16, 2022 9:15 AM To: Eric Johnson <ejohnson@sathre.com> Cc: Craig@gonyeacompany.com; Bob Molstad <molstad@sathre.com>; 'jack.griffin@focusengineeringinc.com' <jack.griffin@focusengineeringinc.com> Subject: RE: Schiltgen South - Lake Elmo - App Hi Eric, The XP-SWMM modeling is still under review. In the meantime, please: 1. Submit readable figures of the existing and proposed drainage areas (e.g., at 1” = 100” scale). 2. Confirm the existing drainage divide at the railroad tracks, generally north of 10867 33rd St N. Based on LiDAR, there is a shallow depression in this area of your project and, once it fills, it isvery close to either flowing west (so within the Downs Lake watershed) or flowing to therailroad tracks and east (in the Sunfish Lake watershed). You’ve assumed it flows to DownsLake, which might be correct. Keeping watershed boundaries is typically best unless analysisshows no negative impacts or positive impacts.3. Provide updated calculations for the extreme northwest corner of the project. The divides inthe extreme northwest corner of the project need to be more detailed to show that inexisting conditions Wetland A overflows to the south-southeast and into a bay of Sunfish Lakeon your property. In proposed conditions, Wetland A will overflow to Sunfish Lake near Lot17, which is not your property. VBWD requires that peak discharge rates and volumes becontrolled at every point where runoff leaves a site. 4. Update the plans to show easements for the overflow of Wetland A through Lots 16 and 17. 5. Revise the grading plan or provide more information for the area near the EOF of Pond #3S.Grading appears to be outside your property in this area. Do you permission for this? If not,please revise the plans.6. Provide more detailed topo along the eastern side of and off the property, south of CSAH 14to confirm your proposed grading ties into existing grades without grading off your site.7. Provide details on the transition from curb and gutter to rural section and how runoff will behandled so that erosion doesn’t occur where Klondike connects to CSAH 14. 8. Confirm that the City of Lake Elmo will allow the connection to its storm sewer at Upper 33rd St.9. Review low floor/low openings and make revisions or provide additional documentation.Several structures appear to have low floor and/or low openings less than 2 feet of theadjacent low area’s 100-year flood level or 1 foot above the low area’s EOF, including: Lot Low Floor on Plans Low Opening on Plans 100-year flood level on plans EOF on plans 5 943.9 946.0 942.1 945.0 (ultimate EOF near V2/V3)6 945.9 945.9 (WO) 20-29 940.6-948.6 948.1+944.3/944.4 947.0 49-51 and 68- 69 NA (road low point) <946.2 (GF)NA (road low point) Appears to be 945.2 S74 and S75 940.1 and 940.6 940.1 and 940.6 NA (road low point) Unclear—maybe 939.0 S27-S30 940.2 940.2 NA (road low point) 939.45 VBWD requires that the minimum floor be at least 2 feet higher than the adjacent low area’s 100-year flood level. It’s my understanding that Lake Elmo requires that the low opening be at least 1 foot higher than the EOF. Please revise the minimum floor elevations for Lots 5 and 20-29 and/or submit documentation that the proposed structures will be protected from high water table and flooding. If VBWD approves documentation for minimum floor elevations lower than 2 feet above the 100-year flood level, perimeter drain tile will be required. 10. Review and update Pond Notes and Watershed Notes on Sheet GP1. No infiltration basins areproposed, correct? The plan sheet should clearly indicate the ponds that will be wet pondsand lined. I suggest the liner specification be revised to have the clay content particle size lessthan 0.002 mm and an in-place hydraulic conductivity of 1 x 10-7 centimeters per second(cm/s) or less. See the Minnesota Stormwater Manual.11. Update GP1 so that Lake Elmo grading and erosion control standard plan notes are largeenough to be readable.12. For each lot, provide a table of the assumed maximum impervious surface area and theminimum area that will be irrigated. VBWD will require drainage easements over all areas thatmust be irrigated to meet VBWD’s volume control (unless the VBWD attorney approves adifferent type of agreement that maintains the needed irrigation area in perpetuity).13. Update Table 5.12 of your SWMP. For linear projects (roadways, sidewalks, and trails) not partof another development that create 6,000 square feet or more of new and/or fullyreconstructed impervious surfaces, shall capture and retain the larger of the following:0.55 inches of runoff from the new and fully reconstructed impervious surfacesinches of runoff from the net increase in impervious areaSee Rule 2, Standard 6C. 14. Update Table 5.12 of your SWMP. It does not appear to be consistent with the RWMWDReuse Credit Calculators submitted. Those list 110.9 acres (36% impervious) draining toSchiltgen 1N reuse pond (which calculates to 39.924 acres of impervious surface area) and13.6 acres (47% impervious) draining to Schiltgen South (assume this is Pond 1S, whichcalculates to 6.392 acres of impervious surface area). 39.924 plus 6.392 equals 46.316. (Table 5.13 lists 46.0 acres.) Please explain and/or provide consistent data and calculations. Basedon the Schiltgen South sheet, it appears inadequate volume control is provided (0.498 ac-ftcan be applied but 0.586 ac-ft is needed.) However, since Schiltgen South and Schiltgen 1Nultimately drain to Downs Lake, it appears adequate volume control might be provided forthat drainage area. See Comments 12, 3, etc.15. Provide a soil management and restoration plan so that the post-project soils behave asassumed (rather than becoming compacted, generating more runoff, and not accepting asmuch irrigation water).16. Provide a post-project chloride use management plan.17. Provide an exhibit that shows how snow will be managed. The irrigation ponds are proposed to have water level fluctuations of 3.2 feet and 7.2 feet. This poses a potential safety issue. Typically, there is a 10H:1V safety bench extending below the “normal” water level. VBWD will consult with the City of Lake Elmo on this issue. Maintaining pleasant aesthetics at a pond (#1S) with a 7.2-foot constant bounce in water levels is questionable. The city might want something nicer since the pond is basically the entrance to the Village. Thank you, John John P. Hanson, PE Valley Branch Watershed District Engineer Barr Engineering Co. | 4300 MarketPointe Drive | Bloomington, MN 55435 office: 952.832.2622 | cell: 612.590.1785 JHanson@barr.com | www.barr.com | www.vbwd.org From: Eric Johnson <ejohnson@sathre.com> Sent: Tuesday, September 6, 2022 4:54 PM To: John P. Hanson <JHanson@barr.com> Cc: Craig@gonyeacompany.com; Bob Molstad <molstad@sathre.com> Subject: Schiltgen South - Lake Elmo - App CAUTION: This email originated from outside of your organization. John, Below is the link to download the application materials for Schiltgen South, a residential development located in Lake Elmo. https://sathre.sharefile.com/d-s59143378bbb1444db2f4748a60d6069a Craig will send/drop off the application fee. Please review and let us know if you need anything else during the review process. Thanks, Eric Eric Johnson, PE Engineering | Sathre-Bergquist, Inc. | 14000 25th Avenue North, Suite 120 | Plymouth, MN 55447 | Ph 952.476.6000 | Fax 952.476.0104 | ejohnson@sathre.com The electronic data conveyed by SATHRE-BERGQUIST, INC. is sent for the recipient's reference only. This material is copyright protected. The recipient agrees, by hisreceipt of electronic information, to not alter the electronic data. The recipient agrees by his receipt of this data that the information contained in the transmission may be changed without notification of the recipient. This electronic information is not the certified version of a plan. Recipient agrees to hold SATHRE-BERGQUIST, INC. harmless from any and all claims. SATHRE-BERGQUIST, Inc. makes no representation or warranties, expressed or implied, with respect to the reuse of the data provided herewith, regardless of its format or the means of its transmission. There is no guarantee or representation to theuser as to the accuracy, currency, suitability, or reliability of this data for any purpose. The user accepts the data “as is” and assumes all risks associated with its use. By acceptance of this data, the user agrees not to transmit this data or provide access to it or any part of it to another party unless the user shall include with the data a copy ofthis disclaimer. SATHRE-BERGQUIST, Inc. assumes no responsibility for actual or consequential damage incurred as a result of any user's reliance on this data. --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- “Proudly Serving Neighbors & Friends” Lake Elmo Fire Department Memorandum To: Molly Just, Planning Director From: Dustin Kalis, Fire Chief Date: 9/9/2022 Re: PUD & Plat Preliminary Plan and Zoning Map Amendment– GWSA Land Development, LLC (Schiltgen Farmstead) _______________________________________________________________________________________ The Lake Elmo Fire Department has completed a Preliminary Plat/PUD Application review of GWSA Land Development, LLC (Schiltgen Farmstead) based on submittals dated 6/25/22 with the following comments: 1) All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and turning radiuses. Provide layout showing Lake Elmo Fire Apparatus turning radius overlay on roads and drive lanes specifically for the townhouses and row houses in the development area south of Stillwater Boulevard. 2) Approved fire apparatus roads shall be provided and maintained throughout all development phases in coordination with engineering, public works, planning, and fire departments. 3) Due to the change in occupancy of the barn structure, a fire sprinkler system shall be installed compliant with provisions of Minnesota State Building Code Chapter 1306.0020 Municipal Option Subpart 3 and 2016 NFPA Standard 13, Installation of Sprinkler Systems. City permit required prior to initiation of work. 4) Automatic residential fire sprinkler systems may need to be installed in the townhouses and row houses in the development area south of Stillwater Boulevard based on distances between structures. Automatic residential fire sprinkler systems shall be designed and installed in accordance with IRC section P2904 or NFPA 13D. 5) On-street parking shall be provided in approved locations following review by Engineering and Public Works. 6) Parking shall be prohibited on both sides of the private drive lanes. 7) An approved signage and marking plan shall be determined for all No Parking and Fire Lane access roads. 8) Fire hydrants shall be provided in approved locations following review by Engineering and Public Works. 9) Building address numbers shall be plainly visible from the street fronting the property and shall contrasting color from the background. Codes and Standards Used for this Review This review is based on the following codes and standards as adopted and in effect in the State of Minnesota at the time of plan submittal.  2020 Minnesota State Fire Code  2020 Minnesota State Building Code, Ch. 1306  Lake Elmo Fire Department Fire Code Policy  NFPA 13, 2016 edition “Proudly Serving Neighbors & Friends”  NFPA 13D, 2016 edition Memo File: 227705212 To: Molly Just, City of Lake Elmo Planning Director From: Sarah Harding, Landscape Architect Mark Flicker, Landscape Architect Subject: City of Lake Elmo Landscape Plan Review GWSA Land Development Schiltgen Farmstead Preliminary PUD/Plat Review #3 Date: September 14, 2022 Submittals • Preliminary Plans, dated 8/29/2022, received 8/31/2022. Review History • Initial landscape review on June 24, 2022. • Additional landscape review on August 8, 2022. Location: Four Parcels north and south of Stillwater Boulevard North at 10880 Stillwater Boulevard North Current Land Use Category: Rural Transitional (RT) Future Land Use Category: Village Low Density Residential (V-LDR)(PUD) Adjacent and Surrounding Land Use: V-LDR to north, Public Facilities (PF) to east, RS adjacent railroad tracks to the south, and RT and RR to west of site. Special landscape provisions in addition to the zoning code: Sunfish Lake - Shoreland Overlay Tree Preservation: 105.12.470 • A tree preservation plan has been submitted that does not meet all requirements. − The plan does not include the City standard tree protection detail. The detail provided is difficult to read on the submitted plans. • The tree preservation plan meets the required tree replacement calculations. − Tree replacement is required because more than thirty (30) percent of the diameter inches of significant coniferous/evergreen trees surveyed will be removed. • This project is residential development; therefore, mitigation replacement trees shall be in addition to landscape required tree counts. September 14, 2022 Molly Just Planning Director City of Lake Elmo Page 2 of 3 Total Caliper Inches of Significant Trees On-Site: 14278.3 Cal Inches Common Trees 4502 Conifer/Evergreen Trees 1219.5 Hardwood Trees 8526 Nuisance Trees 0 Significant Inches Removed On-Site 3149.8 Cal Inches Common Trees 1300.8 Conifer/Evergreen Trees 666 Hardwood Trees 1183 Nuisance Trees 0 30% Tree Removal Limits (Cal. Inches) Allowed Proposed Subtract Common Tree Removals 1350.6 Subtract Conifer/Evergreen Tree Removals 365.85 Subtract Hardwood Tree Removals 2557.8 Removals in excess of 30% allowances Cal Inches Common Removals in Excess of 30% Allowance 0.0 Conifer Removals in Excess of 30% Allowance 300.2 Hardwood Removals in Excess of 30% Allowance 0.0 Common Tree Replacement Needed (1/4 the dia inches removed) 0.0 Cal Inches Conifer Tree Replacement Needed (1/2 the dia inches removed) 150.1 Cal Inches Hardwood Tree Replacement Needed (1/2 the dia inches removed) 0.0 Cal Inches Common Tree Replacement Required @ 2.5" per Tree 0 # Trees Conifer Tree Replacement Required @ 2.5" per 6' Tall Tree 60 # Trees Hardwood Tree Replacement Required @ 2.5" per Tree 0 # Trees Landscape Requirements: 105.12.480 • The landscape plans meet the overall minimum required number of trees: Site Measurement Code Required Proposed Street Frontage (LF) 26,180 Stillwater Blvd and Interior Streets Required Street Frontage Trees (1 per 50 LF) 524 479 Development or Disturbed Area (Acres) 89 Required Development Trees (5 per Acre) 445 490 Perimeter Parking Lot Frontage (Street) (LF) 194 Quantity shown included in total per subsection (c)(2) Required Perimeter Lot Frontage Trees (1 per 50 LF) 4 4 Required Mitigation Trees 60 60 Required Number of Trees 1,029 1,029 September 14, 2022 Molly Just Planning Director City of Lake Elmo Page 3 of 3 • 105.12.480(c)(1) A minimum of one tree shall be planted for every 50 feet of street frontage, lake shore or stream frontage, or fraction thereof. − The street frontage quantity requirement is not met. The development area south of Stillwater Blvd. appears to have opportunity for street frontage tree placement along Lower 34th St. and Klondike Ave. • The landscape plans meet the minimum composition of required trees: Qty % Composition Deciduous Shade Trees 598 58% >25% required Coniferous Trees 431 42% >25% required Ornamental Trees 0 0% <15% required Tree Count 1029 • Perimeter Parking Lot Landscaping: − Parking areas shall be screened from public streets including the 18-stall lot south of Stillwater Boulevard North. Screening shall meet 105.12.480 (e) (1) and can be a combination of berm, wall, fence, or hedge that is 3.5-ft to 4-ft in height and not less than 50-percent opaque. − Applicant has added a 3-ft height berm to the plans. To fully meet code requirement, additional height added to the berm will be necessary and may be in the form of plantings / shrubs or additional berming. Total height will need to be achieved at time of installation. • Trees planted to meet the minimum code requirements shall be planted in accordance with the developer’s agreement with the City, regardless of whether they are planted by the Builder or Developer. Recommendation: • It is recommended that a condition of approval include: − Submit a tree preservation plan with the City standard tree protection detail in a legible format. − Submit a revised landscape plan with revisions to meet the perimeter parking lot landscaping code requirements and street frontage tree locations as noted. Stantec Consulting Services Inc. Sarah Harding, PLA (MN) City of Lake Elmo Municipal Landscape Architect P: (952) 334-4838 E: sarah.harding@stantec.com To: City of Lake Elmo From: GWSA Land Development, LLC Date: June 27, 2022 Schiltgen Farms Preliminary Plan PUD Statement: Contact Information Applicant: GWSA Land Development, LLC 10850 Old County Road 15, Suite 200 Plymouth, MN 55441 Telephone: 952-270-4473 Email: craig@gonyeacompany.com Property Owner: Schiltgen Farms Inc. 10880 Stillwater Boulevard Lake Elmo, MN 55042 Telephone: 651-271-8562 (Lisa Schiltgen) Email: lschiltgen@hotmail.com Civil Engineering, Surveying: Sathre-Bergquist, Inc. Matt Klein 150 South Broadway Wayzata, Minnesota 55391 Telephone: 952-476-6000 Email: molstad@sathre.com Landscape Architect: Norby Associates Robert S. Molstad, P.E. 131 Highland Dr. Carver, MN 55315 Telephone: 952-361-0644 Email: matt_norbyassoc@earthlink.net Site Data Location: 10880 Stillwater Blvd, Lake Elmo Four Parcels all in Section 14, Township 29 North, Range 21 West, Washington County, Minnesota. PID#s: 1402921140001, 1402921410003, 1402921410001 and 1402921410002 Legal: See Survey Written Statement GWSA Land Development, LLC is proposing to develop four parcels of land in the City of Lake Elmo that will create a community of 293 detached single family homes. The concept plan includes an amenity lot with a four season clubhouse, pool and playground along with +/- 25 acres of open space in an outlot next to Sunfish Lake. We are proposing 74 lots 65’ wide, 126 lots 51’ wide, 53 lots 40’ wide, and 40 lots 38’ wide. The proposed development is located on the Schiltgen Farms property at the corner of Stillwater Boulevard and Lake Elmo Avenue North. The site consists of approximately 123 gross acres with wooded slopes, wetlands and Sunfish Lake to the west, Legacy at North Star to the north and Lake Elmo Elementary to the east. Single family residential is south separated by the railroad. There are three access points to the single family section north of Stillwater Boulevard and three to the single family section south of Stillwater Boulevard. The entire development will provide 51.41 acres of open space. The single family section north of Stillwater Boulevard will be a mixture of one and two story single family homes on 65’ and 51’ lots. Most of the neighborhood will back up to natural open space or ponds with very few back to back lots that will provide a very open feel to the neighborhood. The architecture will be similar to Legacy at North Star with a group of local builders offering a large selection of floor plans and finish options. The single family south of Stillwater Boulevard is designed for smaller lots and setbacks. The goal is to provide another option to help diversify the housing in the Village with a thoughtful, well designed product that will add density within walking distance to the Old Village. Due to the fact the proposed development falls within the shoreland of Sunfish Lake, it is subject to the City’s Shoreland Regulations. In order to get flexibility and develop to the existing land use designation and guidance in the 2040 Comprehensive Plan of V-LDR, a PUD is required. V-LDR guidance allows 1.5-3.0 units/acre. We are proposing 2.88 units/acre. A PUD will allow us to design a better use for the area than what would otherwise be required with the Shoreland Regulations while meeting the densities desired, and planned for in the Comprehensive Plan. We believe we are in compliance with the following standards and criteria for a PUD (§154.751): A. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. Our design clusters the homes on the flattest portions of the site while providing 50% shoreland overlay open space which provides more distance between development and the lake, preserving most of the trees on site, and preserving the existing terrain near the lake. B. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public facilities. Our proposal incorporates a mixture of housing types. Larger single family lots close to the lake, smaller single family homes east and along Lake Elmo Avenue, and two denser single family options south of Stillwater Boulevard. This will provide a good mixture of housing types and life cycle housing options. C. Provision of more adequate, usable, and suitably located open space, recreational amenities, and other public facilities than would otherwise be provided under conventional land development techniques. The use of a PUD will help us conserve over 32 acres of open space within the shoreland overlay. This will help provide a buffer around the lake and wetlands while conserving the slopes and woodlands. D. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing. The mixture of housing types provided along with the proximity of the development will provide great opportunities for local employees. The location is also ideally located with easy access to current and future local and regional trail connections. The street connections and trail access will provide great access for residents to walk, bike or drive to the Old Village and easy access to area freeways via Stillwater Boulevard and Lake Elmo Avenue. E. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities. More than 25 acres of land will be maintained in perpetuity as private or public open space along Sunfish Lake. This open space will conserve the trees and wildlife and provide a nice gateway to the City. F. Preservation of historic buildings, structures, or landscape features. Currently, the plan is to preserve and incorporate portions of the Schiltgen Barns as an amenity for the neighborhood. The barns will be left in an outlot with open space, parking and other amenities for the residents. G. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. Our homebuilding partners build quality homes that are architecturally appealing and compatible with the surrounding developments. H. Creation of more efficient provision of public utilities and services, lessened demand on transportation, and the promotion of energy resource conservation. The development is conveniently located at a main intersection within the City of Lake Elmo, within walking, biking and short driving distance to retail, office, local and regional parks and schools. This would allow for the residents to access these services and amenities easily and lessen the demand on transportation. The development is also proposed with a water re-use irrigation system that will lessen the demand on the local water supply. I. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. The development will utilize a new sewer line that will be built to serve portions of the Old Village and immediately provide sewer hook-ups and cost efficiency. The development will also connect large portions of the County trail system and ultimately connect existing and future parks and open space. The pond proposed at the corner of Lake Elmo Avenue and Stillwater Boulevard will be sized to accommodate additional storage for the City and future County road improvements. J. Higher standards of site and building design than would otherwise be provided under conventional land development technique. A PUD will allow for a more interesting and diverse development and provide a mixture of housing types to help meet the needs of a broader demographic. A PUD will also allow for more density that will help justify the sewer extension project. Proposed Financing The project will be financed with a combination of private and bank financing. This project is being developed by the same entity and owners as Legacy at North Star and Village Preserve. Land Use and Open Space The proposal includes 293 detached single family homes over 101.78 buildable acres equating to 2.88 units per acre. There are 61.83 acres in the shoreland district and within the shoreland, the proposal has 32.32 acres of open space. The entire development has 51.41 acres of open space. Not included in the Open Space total is 1.40 acres for a community amenity with a clubhouse, pool, and park. All public streets will have parking on one side and on the south parcel, there are 26 additional parking spaces. Phasing Currently we are planning on three phases to the development. The first phase will include a large portion of the north parcel. We anticipate completing this phase in the summer of 2023. Assuming current market conditions persist, we anticipate completing a phase every one to two years. As of now, the final phase will be south of Stillwater Boulevard. Restrictive Covenants The development will have an HOA with covenants in place. There will also be restrictive covenants placed over the open space provided in the shoreland overlay district. Architecture North of Stillwater will have the same or similar architecture as Legacy at North Star. Sketch plans for the units south of Stillwater Boulevard are provided. To: City of Lake Elmo From: GWSA Land Development, LLC Date: June 27, 2022 Schiltgen Farms Preliminary Plat Statement: A. Contact Information Applicant: GWSA Land Development, LLC 10850 Old County Road 15, Suite 200 Plymouth, MN 55441 Telephone: 952-270-4473 Email: craig@gonyeacompany.com Property Owner: Schiltgen Farms Inc. 10880 Stillwater Boulevard Lake Elmo, MN 55042 Telephone: 651-271-8562 (Lisa Schiltgen) Email: lschiltgen@hotmail.com Civil Engineering, Surveying: Sathre-Bergquist, Inc. Matt Klein 150 South Broadway Wayzata, Minnesota 55391 Telephone: 952-476-6000 Email: molstad@sathre.com Landscape Architect: Norby Associates Robert S. Molstad, P.E. 131 Highland Dr. Carver, MN 55315 Telephone: 952-361-0644 Email: matt_norbyassoc@earthlink.net B. Site Data Location: 10880 Stillwater Blvd, Lake Elmo Four Parcels all in Section 14, Township 29 North, Range 21 West, Washington County, Minnesota. PID#s: 1402921140001, 1402921410003, 1402921410001 and 1402921410002 Legal: See Survey Requests: Preliminary Plat approval Site Area: 123.42 acres (all PIDs) Residential Development Area: 101.78 acres Existing Land Use Designation: V-LDR (Village Low Density Residential) Proposed Land Use Designation: V-LDR (Village Low Density Residential) Current Zoning: RT – Rural Development Transitional District Proposed Zoning: V-LDR/PUD (Village Low Density Residential/PUD) Surrounding Zoning: V-LDR/PUD (north)/ PF – Public Facilities (east)/ RS across railroad tracks (south)/ RT and RR (west). C. General Information GWSA Land Development, LLC is proposing to develop four parcels of land in the City of Lake Elmo that will create a community of 293 detached single family homes. The concept plan includes an amenity lot with a four season clubhouse, pool and playground along with +/- 25 acres of open space in an outlot next to Sunfish Lake. We are proposing 74 lots 65’ wide, 126 lots 51’ wide, 53 lots 40’ wide, and 40 lots 38’ wide. The proposed development is located on the Schiltgen Farms property at the corner of Stillwater Boulevard and Lake Elmo Avenue North. The site consists of approximately 123 gross acres with wooded slopes, wetlands and Sunfish Lake to the west, Legacy at North Star to the north and Lake Elmo Elementary to the east. Single family residential is south separated by the railroad. There are three access points to the single family section north of Stillwater Boulevard and three to the single family section south of Stillwater Boulevard. The entire development will provide 51.41 acres of open space. Currently, the site has 7.27 acres of Stillwater Boulevard and Lake Elmo Avenue right of way and we are proposing to add an additional 2.6 acres. The single family section north of Stillwater Boulevard will be a mixture of one and two story single family homes on 65’ and 51’ lots. Most of the neighborhood will back up to natural open space or ponds with very few back to back lots that will provide a very open feel to the neighborhood. The architecture will be similar to Legacy at North Star with a group of local builders offering a large selection of floor plans and finish options. The single family south of Stillwater Boulevard is designed for smaller lots and setbacks. The goal is to provide another option to help diversify the housing in the Village with a thoughtful, well designed product that will add density within walking distance to the Old Village. Due to the fact the proposed development falls within the shoreland of Sunfish Lake, it is subject to the City’s Shoreland Regulations. In order to get flexibility and develop to the existing land use designation and guidance in the 2040 Comprehensive Plan of V-LDR, a PUD is required. V-LDR guidance allows 1.5-3.0 units/acre. We are proposing 2.88 units/acre. D. Issues Addressed since Sketch Plan All of the issues that were addressed from the sketch plan review are on the south side of Stillwater Boulevard. The sketch plan proposed an attached townhome product and that has now changed to a detached product that is more in-line with what was approved with the previous applicant. The sketch plan proposed 142 townhome and rowhome units and the current proposal has 93 detached rowhome and townhome units. Another change from the sketch plan is the access to the parcel on the south. There are still three access points, but the main entrance was moved west per staff recommendations and Washington County approval in a sketch plan review of the new proposal prior to submittal. E. Intent/Vision of the Project The vision of the project remains the same as the original sketch plan. Single family homes north of Stillwater Boulevard that will tie in with the surrounding neighborhoods to the north. On the south, a more dense, smaller lot, affordable option to provide another housing type and life cycle housing option for residents closer to the heart of Lake Elmo. F. Density and Open Space Land Areas: Overall Development Area: 123.42 gross acres Steep Slopes/Bluffs: .86 acres Wetlands: 13.51 acres ROW 7.27 acres Net Overall Residential Buildable: 101.78 acres Shoreland: 61.83 acres Opens Space within Shoreland: 32.32 acres Total Open Space: 51.41 acres Total Proposed Dwelling Units: 293 Density – (293 / 101.78): 2.88 G. Infrastructure Improvements The proposed development will have access to Stillwater Boulevard and Lake Elmo Avenue. On the north, the main access will be via Lake Elmo Avenue and two additional accesses from the north via Legacy at North Star. On the South, the main access will be off Stillwater Boulevard with additional accesses to Upper 33rd Street and Klondike Avenue south across the railroad. The proposal will dedicate additional right of way to the County on both Lake Elmo Avenue and Stillwater Avenue for future road improvements. The stormwater will be designed to meet the City and Watershed standards. Additional storage will be provided for all future County road improvements and for City regional ponding. The majority of the development will utilize water reuse. The sanitary sewer is stubbed south of the railroad and will access the entire development. Water will connect in multiple locations. The proposal will connect the trail from Legacy at North Star along Lake Elmo Avenue to the south and eventually connect to another trail that runs along the south side of Stillwater Boulevard. Another trail connection will be provided in the northwest corner of the site to the trail in Legacy at North Star. The phasing of the infrastructure will coincide with the phasing plan provided in the construction plans. H. Neighbor Concerns We are providing an outlot that will be deeded to Chavez to access their property in the northwest corner of the site. I have had conversations with Mr. Gorman about his concerns with the County roundabout and originally proposed access location. Our current access has since moved west and will not connect to the roundabout. I. Conflicts With Nearby Land Uses Our proposal is in-line with future guidance for the property. The single family homes proposed on the north parcel will be a continuation of the single family in Legacy at North Star. On the south, we feel the smaller lot single family is an appropriate use considering its location between a restaurant, railroad and Stillwater Boulevard. The proposal doesn’t impact any wetlands and the PUD within a Shoreland Overlay District will guarantee that Sunfish Lake isn’t impacted. All development will be clustered away from the lake with over 50% open space in the Shoreland District and permanent restrictive covenants protecting that open space. J. Burden on Infrastructure Our proposal is in-line with the future guidance for the property per the Comprehensive Plan. The City has an AUAR in place that would have studied the impacts prior to guiding the property. We are connecting to a new sewer extension that was intended to serve this property. The majority of traffic will enter and exit via County roads. The site is proposing water re-use for irrigation to help ease the burden on the water supply. K. Lakeshore Access Currently, Lake Access will be limited to residents of the neighborhood. L. Parks and Open Space As of now, all Parks and Open Space are proposed to be private and will be owned and maintained by the HOA. M. Phasing Our goal is to have entitlements by late summer 2022 and begin grading as soon as approvals are in place. A phasing plan is included in the construction plans and we anticipate the first phase will go on-line next summer and then additional phases to follow within the next two to three years. Variance Request Below is a table outlining the variances from the V-LDR Standard. Due to the shoreland requirement of at least 50% open space within the shoreland, there are a number of variances from the V-LDR standard needed to get the density required. The variances for lot widths, lot areas, setbacks, and impervious surface are all correlated with the clustering of lots away from Sunfish Lake and adding density to areas of the site away from the natural areas along the lake boundaries creating a better site design for the property. The density on the north side of Stillwater is 2.5 units/acres, less than Legacy at North Star and similar to Village Preserve. We are proposing a more dense design south of Stillwater where we think the site location and characteristics will be better suited for a design that allows density within walking distance to the Old Village. V-LDR Standard 65 ft. SF 51 ft. SF 40 ft. SF 38 ft. SF Minimum Lot Width 70 ft. 65 ft. 51 ft. 40 ft. 38 ft. Minimum Lot Area 9,000 sf 7,898 6,250 2,960 3,477 Minimum Front Yard Setback 25 ft. 25 ft. 25 ft. 20 ft. (25 ft. garage 20 ft. house) 15 ft. (non- garage) Minimum Side Yard Setback 10 ft./5 ft. or 7.5 ft./7.5 ft. 7 ft. (15 ft. between structures) 7 ft. (15 ft. between structures) 5 ft. /5 ft. 4 ft. (patio) / 6 ft. Minimum Rear Yard Setback 20 ft. 20 ft. 20 ft. 10 ft. 20 ft. Maximum Impervious Surface 35% 50% 50% 55% 55% To: City of Lake Elmo From: GWSA Land Development, LLC Date: June 27, 2022 Schiltgen Farms Zoning Amendment Statement: GWSA Land Development, LLC is proposing to develop four parcels of land in the City of Lake Elmo that will create a community of 293 detached single family homes. The concept plan includes an amenity lot with a four season clubhouse, pool and playground along with +/- 25 acres of open space in an outlot next to Sunfish Lake. We are proposing 74 lots 65’ wide, 126 lots 51’ wide, 53 lots 40’ wide, and 40 lots 38’ wide. We are asking to change the zoning from RT (Rural Transitional) to V-LDR/PUD (Village Low Density Residential/PUD). The proposed development is located on the Schiltgen Farms property at the corner of Stillwater Boulevard and Lake Elmo Avenue North. The site consists of approximately 123 gross acres with wooded slopes, wetlands and Sunfish Lake to the west, Legacy at North Star to the north and Lake Elmo Elementary to the east. Single family residential is south separated by the railroad. There are three access points to the single family section north of Stillwater Boulevard and three to the single family section south of Stillwater Boulevard. The entire development will provide 51.41 acres of open space. Currently, the site has 7.27 acres of Stillwater Boulevard and Lake Elmo Avenue right of way and we are proposing to add an additional 2.6 acres. The single family section north of Stillwater Boulevard will be a mixture of one and two story single family homes on 65’ and 51’ lots. Most of the neighborhood will back up to natural open space or ponds with very few back to back lots that will provide a very open feel to the neighborhood. The architecture will be similar to Legacy at North Star with a group of local builders offering a large selection of floor plans and finish options. The single family south of Stillwater Boulevard is designed for smaller lots and setbacks. The goal is to provide another option to help diversify the housing in the Village with a thoughtful, well designed product that will add density within walking distance to the Old Village. 22' - 0"MECHMUD ROOMCL2 CAR GARAGE26' - 0"6' - 0"32' - 0"10' - 0"20' - 0"10' - 0"B/HUP30' - 0"UPUPRLIVINGDININGKITCHEN1/2 BATHCLDECKSTOOP15' - 0"15' - 0"30' - 0"24' - 0"8' - 0"10' - 0"20' - 0"8' - 0"24' - 0"15' - 0"15' - 0"WICBATHBATHCLBEDROOMLOFTLAUNDRYMASTER SUITEL30' - 0"6"DNDW30' - 0"CL28' - 6"2' - 0"26' - 0"5.3.222022SCALE: 1/8"=1'-0"GARAGE LEVEL PLANSCALE: 1/8"=1'-0" 740sfMAIN LEVEL PLANSCALE: 1/8"=1'-0"800sfSECOND LEVEL PLAN 26' - 0"30' - 0"MECHMUD ROOMCL2 CAR GARAGE28' - 0"6' - 0"34' - 0"10' - 0"20' - 0"8' - 0"B/HUP30' - 0"28' - 0"CL1/2 BATHDININGLIVINGKITCHENUPUPRPDECKSTOOP15' - 0"8' - 0"28' - 0"10' - 0"6' - 0"20' - 0"15' - 0"15' - 0"15' - 0"30' - 0"WICBATHBATHCLBEDROOMBEDROOMCLLAUNDRYMASTER SUITEL30' - 6"30' - 0"6"DNLDW30' - 0"5.3.222022SCALE: 1/8"=1'-0"GARAGE LEVEL PLANSCALE: 1/8"=1'-0"840sfMAIN LEVEL PLANSCALE: 1/8"=1'-0" 900sfSECOND LEVEL PLAN 22' - 0"MECHMUD ROOMCL2 CAR GARAGE26' - 0"6' - 0"32' - 0"10' - 0"20' - 0"10' - 0"B/HUP30' - 0"UPUPRLIVINGDININGKITCHEN1/2 BATHCLDECKSTOOP15' - 0"15' - 0"30' - 0"24' - 0"8' - 0"10' - 0"20' - 0"8' - 0"24' - 0"15' - 0"15' - 0"WICBATHBATHCLBEDROOMLOFTLAUNDRYMASTER SUITEL30' - 0"6"DNDW30' - 0"CL28' - 6"2' - 0"26' - 0"5.3.222022SCALE: 1/8"=1'-0"GARAGE LEVEL PLANSCALE: 1/8"=1'-0" 740sfMAIN LEVEL PLANSCALE: 1/8"=1'-0"800sfSECOND LEVEL PLAN 26' - 0"30' - 0"MECHMUD ROOMCL2 CAR GARAGE28' - 0"6' - 0"34' - 0"10' - 0"20' - 0"8' - 0"B/HUP30' - 0"28' - 0"CL1/2 BATHDININGLIVINGKITCHENUPUPRPDECKSTOOP15' - 0"8' - 0"28' - 0"10' - 0"6' - 0"20' - 0"15' - 0"15' - 0"15' - 0"30' - 0"WICBATHBATHCLBEDROOMBEDROOMCLLAUNDRYMASTER SUITEL30' - 6"30' - 0"6"DNLDW30' - 0"5.3.222022SCALE: 1/8"=1'-0"GARAGE LEVEL PLANSCALE: 1/8"=1'-0"840sfMAIN LEVEL PLANSCALE: 1/8"=1'-0" 900sfSECOND LEVEL PLAN PARCEL 1St i l lw a t e r B lvd Lake Elmo Avenue North(SEE PAGE 2 FOR DETAIL)PARCEL 2bcΔΔddegghhKlondike Ave. N.Sunfish LakeDESCRIPTION OF PROPERTY SURVEYED(Per Schedule A of the herein referenced Title Commitment)Parcel 1:The Northeast Quarter of Section 14, Township 29 North, Range 21 West, Washington County, Minnesota, EXCEPT the North 991.97 feet of the East Half of NortheastQuarter of Section 14, Township 29 North, Range 21 West, Washington County, Minnesota and EXCEPT the North 991.97 feet of the West Half of Northeast Quarter ofSection 14, Township 29 North, Range 21 West, Washington County, Minnesota.Parcel 2:That part of the Northeast Quarter of the Southeast Quarter of Section 14, Township 29 North, Range 21 West, Washington County, Minnesota lying northerly of the northerly right-of-way line of the Chicago, St. Paul, Minneapolis and Omaha Railroad.Abstract Property.ALTA/NSPS OPTIONAL TABLE A NOTES(The following items reference Table A optional survey responsibilities and specifications)2)Site Address: Parcel 1: 10880 Stillwater Boulevard North, Lake Elmo, Minnesota 55042Parcel 2: Unassigned Stillwater Boulevard North, Lake Elmo, Minnesota 550423)Flood Zone Information: Parcel 1 appears to lie in Zone X (area determined to be outside of the 0.2% annual chance floodplain) and Zone AE (Areas subject to inundation by the1-percent-annual-chance flood event determined by detailed methods. Base Flood Elevations (BFEs) are shown at 899.0 feet. Mandatory flood insurance purchase requirements andfloodplain management standards apply.) per Flood Insurance Rate Map, Community Panel No. 27163C0245E effective date of February 3rd, 2010. Parcel 2 appears to lie in ZoneX (area determined to be outside of the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No. 27163C0332E effective date of February 3rd, 2010.4)Parcel Area Information: Parcel 1:Gross Area:4,301,816 s.f.~ 98.756 acresR/W Area:189,414 s.f.~ 4.348 acresWet Area:588,436 s.f.~ 13.509 acresNet Area:3,523,966 s.f.~ 80.899 acres.Parcel 2:Gross Area:1,074,427 s.f.~ 24.665 acresR/W Area:127,056 s.f.~ 2.917 acresNet Area:962,157 s.f.~ 21.749 acres.*We do not affirmatively insure the quantity of acreage set forth in the description5)Benchmark: Elevations are based on MN/DOT Geodetic Database Station Name: 8214K which has an elevation of: 935.539 feet (NAVD88). Contours shown hereon are per fieldobservations along with LiDar data obtained from the Minnesota Department of Natural Resources on April 2nd, 2021.6)Zoning Information: The current Zoning for the subject property is RT (Rural Transitional) per the City of Lake Elmo's zoning map dated January 2021. The setback, height, andfloor space area restrictions for said zoning designation are as follows:Principal Structure Setbacks - Street(s): 25 feet Side: 10 feet Rear: 20 feet Lake: 150 feet (From Ordinary High Water Line) Height: 35 feetPlease note that the zoning information shown hereon may have been amended through a city process. We recommend that a zoning letter be obtained from the ZoningAdministrator for the current restrictions for this site. All setback information and hardcover data for planning and design must be verified by all parties involved in the designand planning process.We have not received the current zoning classification and building setback requirements from the insurer.11)Utilities: We have shown the location of utilities on the surveyed property by observed evidence only. There may be underground utilities encumbering the subject property we areunaware. Please note that we have not placed a Gopher State One Call for this survey. There may or may not be underground utilities in the mapped area, therefore extreme cautionmust be exercise before any excavation takes place on or near this site. Also, please note that seasonal conditions may inhibit our ability to visibly observe all the utilities located onthe subject property Before digging, you are required by law to notify Gopher State One Call at least 48 hours in advance at 651/454-0002.SURVEY REPORTThis map and report was prepared with the benefit of a Commitment for Title Insurance issued by Custom Home Builders Title, LLC, as issuing Agent for Old Republic National TitleInsurance Company, File No. 51228 dated March 11, 2021.1)We note the following with regards to Schedule B of the herein referenced Title Commitment:a)Item no.'s 1-11, 17, 21-22 are not survey relatedb)Item no. 12 - Terms and conditions of easement for trunk highway purposes, to erect snow fences, to construct and maintain slopes, and take the right of access as containedin Final Certificate, filed April 23, 1962, as Document No. 220861 (Book 246 of Deeds, page 592). - Shown Hereon.c)Item no. 13 - Terms and conditions of easement for highway purposes, together with the unrestricted right to improve the same as contained in Highway Easement, datedAugust 25, 1949, filed May 21, 1963, as Document No. 229099 (Book 258 of Deeds, pages 39 and 40). - Shown Hereon.d)Item no. 14 - Subject to Minnesota Department of Transportation Right of Way Plat No. 82-132 filed June 16, 2014, as Document No. 3990908. - Shown Hereon.e)Item no. 15 - Terms and conditions of Highway Easement, in favor of State of Minnesota, as created in document dated July 3, 2014, filed July 10, 2014, as Document No.3993379. - Shown Hereon.f)Item no. 16 - Terms and conditions of Easement for Easement Deed by Court Order in Settlement of Landowner Action, in favor of Sprint Communications Company L.P.,Qwest Communications Company, LLC and Wiltel Communications, LLC, as created in document filed June 26, 2015, as Document No. 4031434. - Easement lies south ofand adjacent to property within railroad wight of way.g)Item no. 18 - Terms and conditions of Temporary Construction Easement Agreement, in favor of GWSA Land Development, LLC, as created in document dated June 5,2018, filed September 17, 2018, as Document No. 4168669. - Shown Hereon.h)Item no. 19 - Terms and conditions of Drainage and Utility Easement, in favor of City of Lake Elmo, as created in document filed September 17, 2018, as Document No.4168670. - Shown Hereon.i)Item no. 20 - Terms and conditions of Right-of-Way Easement, in favor of City of Lake Elmo, as created in document filed September 17, 2018, as Document No. 4168671. -Shown Hereon.2)We have shown the right of way for Klondike Avenue per the historic half section map. No document was provided in the title commitment.Bearings are based on the Washington CountyCoordinate System (NAD 83 - 1986 adj.)VICINITYMAPNOSCALENORTH0SCALE IN FEET1507575150300SURVEY LEGENDXXWBSRRGNNE ENIG EDESIENN SATHRE-BERGQUIST, INC.150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000SUSSYRS OER EVRPLAALTA/NSPS LAND TITLE SURVEYPREPARED FOR:GWSA LAND DEVELOPMENT, LLCNO.BYDATEREVISION1EMW7/7/2021UPDATED ROW AREA2EMW11/8/2021WETLAND FLAGS3EMW11/23/2021UPDATED AREAS4EMW12/21/2021UPDATED CERTIFICATION5EMW6/7/2022LAKE ELMO TOPO UPDATE6EJ6/28/2022TOPO UPDATEFIELD CREWDM AK AKDRAWNEMWCHECKEDDLSDATE4-28-21USE (INCLUDING COPYING, DISTRIBUTION, AND/ORCONVEYANCE OF INFORMATION) OF THIS PRODUCT ISSTRICTLY PROHIBITED WITHOUT SATHRE-BERGQUIST, INC.'sEXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAIDAUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE ANDSHALL THEREBY INDEMNIFY SATHRE-BERGQUIST, INC. OFALL RESPONSIBILITY. SATHRE-BERGQUIST, INC. RESERVESTHE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTYLEGALLY RESPONSIBLE FOR DAMAGES OR LOSSESRESULTING FROM ILLEGITIMATE USE.To: Schiltgen Farms, Inc., GWSA Land Development, LLC and Custom Home Builder's Title, LLC as issuing agent for Old Republic National TitleInsurance Company:This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2016 Minimum Standard DetailRequirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1 - 7a, 8, 9 and 11 ofTable A thereof. The field work was completed on April 2nd, 2021.Date of Plat or Map: April 20, 2021________________________________________________________Daniel L. Schmidt, PLS Minnesota License No. 26147WWW.SATHRE.COMWashington County1FILE NO.23120-084LAKE ELMO,MINNESOTATWP:029-RGE.21-SEC.14 PARCEL 1Stillwater Blvd (SEE PAGE 2 FOR DETAIL)PARCEL 2bdeBearings are based on the Washington CountyCoordinate System (NAD 83 - 1986 adj.)NORTHFence Line Boundary Line Fence ties are shown on theside of the boundary line thatthe fence is located on.0SCALE IN FEET50252550100SURVEY LEGENDXXWBSRRGNNE EN IG EDESIEN N SATHRE-BERGQUIST, INC.150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000SUSSYRS OER EVRPLANO.BYDATEREVISION1EMW7/7/2021UPDATED ROW AREA2EMW11/8/2021WETLAND FLAGS3EMW11/23/2021UPDATED AREAS4EMW12/21/2021UPDATED CERTIFICATION5EMW6/7/2022LAKE ELMO TOPO UPDATEFIELD CREWDM AK AKDRAWNEMWCHECKEDDLSDATE4-28-21USE (INCLUDING COPYING, DISTRIBUTION, AND/ORCONVEYANCE OF INFORMATION) OF THIS PRODUCT ISSTRICTLY PROHIBITED WITHOUT SATHRE-BERGQUIST, INC.'sEXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAIDAUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE ANDSHALL THEREBY INDEMNIFY SATHRE-BERGQUIST, INC. OFALL RESPONSIBILITY. SATHRE-BERGQUIST, INC. RESERVESTHE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTYLEGALLY RESPONSIBLE FOR DAMAGES OR LOSSESRESULTING FROM ILLEGITIMATE USE.WWW.SATHRE.COMALTA/NSPS LAND TITLE SURVEYPREPARED FOR:GWSA LAND DEVELOPMENT, LLCWashington County2FILE NO.23120-084LAKE ELMO,MINNESOTATWP:029-RGE.21-SEC.14DESCRIPTION OF PROPERTY SURVEYED(Per Schedule A of the herein referenced Title Commitment)Parcel 1:The Northeast Quarter of Section 14, Township 29 North, Range 21 West, Washington County, Minnesota, EXCEPT the North 991.97 feet of the East Half of NortheastQuarter of Section 14, Township 29 North, Range 21 West, Washington County, Minnesota and EXCEPT the North 991.97 feet of the West Half of Northeast Quarter ofSection 14, Township 29 North, Range 21 West, Washington County, Minnesota.Parcel 2:That part of the Northeast Quarter of the Southeast Quarter of Section 14, Township 29 North, Range 21 West, Washington County, Minnesota lying northerly of the northerly right-of-way line of the Chicago, St. Paul, Minneapolis and Omaha Railroad.Abstract Property.ALTA/NSPS OPTIONAL TABLE A NOTES(The following items reference Table A optional survey responsibilities and specifications)2)Site Address: Parcel 1: 10880 Stillwater Boulevard North, Lake Elmo, Minnesota 55042Parcel 2: Unassigned Stillwater Boulevard North, Lake Elmo, Minnesota 550423)Flood Zone Information: Parcel 1 appears to lie in Zone X (area determined to be outside of the 0.2% annual chance floodplain) and Zone AE (Areas subject to inundation by the1-percent-annual-chance flood event determined by detailed methods. Base Flood Elevations (BFEs) are shown at 899.0 feet. Mandatory flood insurance purchase requirements andfloodplain management standards apply.) per Flood Insurance Rate Map, Community Panel No. 27163C0245E effective date of February 3rd, 2010. Parcel 2 appears to lie in ZoneX (area determined to be outside of the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No. 27163C0332E effective date of February 3rd, 2010.4)Parcel Area Information: Parcel 1:Gross Area:4,301,816 s.f.~ 98.756 acresR/W Area:189,414 s.f.~ 4.348 acresWet Area:588,436 s.f.~ 13.509 acresNet Area:3,523,966 s.f.~ 80.899 acres.Parcel 2:Gross Area:1,074,427 s.f.~ 24.665 acresR/W Area:127,056 s.f.~ 2.917 acresNet Area:962,157 s.f.~ 21.749 acres.*We do not affirmatively insure the quantity of acreage set forth in the description5)Benchmark: Elevations are based on MN/DOT Geodetic Database Station Name: 8214K which has an elevation of: 935.539 feet (NAVD88). Contours shown hereon are per fieldobservations along with LiDar data obtained from the Minnesota Department of Natural Resources on April 2nd, 2021.6)Zoning Information: The current Zoning for the subject property is RT (Rural Transitional) per the City of Lake Elmo's zoning map dated January 2021. The setback, height, andfloor space area restrictions for said zoning designation are as follows:Principal Structure Setbacks - Street(s): 25 feet Side: 10 feet Rear: 20 feet Lake: 150 feet (From Ordinary High Water Line) Height: 35 feetPlease note that the zoning information shown hereon may have been amended through a city process. We recommend that a zoning letter be obtained from the ZoningAdministrator for the current restrictions for this site. All setback information and hardcover data for planning and design must be verified by all parties involved in the designand planning process.We have not received the current zoning classification and building setback requirements from the insurer.11)Utilities: We have shown the location of utilities on the surveyed property by observed evidence only. There may be underground utilities encumbering the subject property we areunaware. Please note that we have not placed a Gopher State One Call for this survey. There may or may not be underground utilities in the mapped area, therefore extreme cautionmust be exercise before any excavation takes place on or near this site. Also, please note that seasonal conditions may inhibit our ability to visibly observe all the utilities located onthe subject property Before digging, you are required by law to notify Gopher State One Call at least 48 hours in advance at 651/454-0002.SURVEY REPORTThis map and report was prepared with the benefit of a Commitment for Title Insurance issued by Custom Home Builders Title, LLC, as issuing Agent for Old Republic National TitleInsurance Company, File No. 51228 dated March 11, 2021.1)We note the following with regards to Schedule B of the herein referenced Title Commitment:a)Item no.'s 1-11, 17, 21-22 are not survey relatedb)Item no. 12 - Terms and conditions of easement for trunk highway purposes, to erect snow fences, to construct and maintain slopes, and take the right of access as containedin Final Certificate, filed April 23, 1962, as Document No. 220861 (Book 246 of Deeds, page 592). - Shown Hereon.c)Item no. 13 - Terms and conditions of easement for highway purposes, together with the unrestricted right to improve the same as contained in Highway Easement, datedAugust 25, 1949, filed May 21, 1963, as Document No. 229099 (Book 258 of Deeds, pages 39 and 40). - Shown Hereon.d)Item no. 14 - Subject to Minnesota Department of Transportation Right of Way Plat No. 82-132 filed June 16, 2014, as Document No. 3990908. - Shown Hereon.e)Item no. 15 - Terms and conditions of Highway Easement, in favor of State of Minnesota, as created in document dated July 3, 2014, filed July 10, 2014, as Document No.3993379. - Shown Hereon.f)Item no. 16 - Terms and conditions of Easement for Easement Deed by Court Order in Settlement of Landowner Action, in favor of Sprint Communications Company L.P.,Qwest Communications Company, LLC and Wiltel Communications, LLC, as created in document filed June 26, 2015, as Document No. 4031434. - Easement lies south ofand adjacent to property within railroad wight of way.g)Item no. 18 - Terms and conditions of Temporary Construction Easement Agreement, in favor of GWSA Land Development, LLC, as created in document dated June 5,2018, filed September 17, 2018, as Document No. 4168669. - Shown Hereon.h)Item no. 19 - Terms and conditions of Drainage and Utility Easement, in favor of City of Lake Elmo, as created in document filed September 17, 2018, as Document No.4168670. - Shown Hereon.i)Item no. 20 - Terms and conditions of Right-of-Way Easement, in favor of City of Lake Elmo, as created in document filed September 17, 2018, as Document No. 4168671. -Shown Hereon.2)We have shown the right of way for Klondike Avenue per the historic half section map. No document was provided in the title commitment.To: Schiltgen Farms, Inc., GWSA Land Development, LLC and Custom Home Builder's Title, LLC as issuing agent for Old Republic National TitleInsurance Company:This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2016 Minimum Standard DetailRequirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1 - 7a, 8, 9 and 11 ofTable A thereof. The field work was completed on April 2nd, 2021.Date of Plat or Map: April 20, 2021________________________________________________________Daniel L. Schmidt, PLS Minnesota License No. 26147 s.f. 0.25 acres s.f. s.f. 0.25 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.24 acres s.f. s.f. 0.24 acres +/- l.f. s.f. 0.26 acres s.f. s.f. 0.26 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.31 acres s.f. s.f. 0.31 acres +/- l.f. s.f. 0.34 acres s.f. s.f. 0.34 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.29 acres s.f. s.f. 0.29 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.25 acres s.f. s.f. 0.25 acres +/- l.f. s.f. 0.33 acres s.f. s.f. 0.33 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.24 acres s.f. s.f. 0.24 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.26 acres s.f. s.f. 0.26 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. Schiltgen Farms Lake Elmo, Minnesota 952-476-6000 SINGLE Contact: Bob Molstad Project #3120-084 Date June 7, 2022 Contact: Craig Allen Sathre-Bergquist, Inc. 14000 25th Ave N, Suite 120 Plymouth, MN 55447 Gonyea Company 65 73 72 Prepared by:Prepared for: 8,480 13,353 14,763 9,994 9,096 10,089 9,308 8,476 8,476 8,476 8,476 8,476 tel: 952-270-4473 tel: Lot 5 Lot 6 Lot 7 8,476 0 WETLAND AREA 11,137 9,308 8,476 8,476 8,476 10,905 9,018 9,018 Lot 17 Lot 2 Lot 3 0 0 0 65 72 72 30 72 70 65 65 65 65 65 65 10,905 GROSS AREA NET AREA Lot 8 Lot 9 Lot 10 Lot 1 Lot 20 9,100 Lot 21 9,100 Lot 4 Lot 24 9,791 Lot 28 8,580 9,018 8,476 8,480 13,353 14,763 9,994 9,096 Lot 18 8,681 10,460 Lot 11 Lot 12 Lot 13 Lot 14 0 0 0 0 0 0 0 9,100 70 0 9,100 70 10850 Old County Road 15, Ste. 200 Plymouth, MN 55441 Lot 19 12,543 0 12,543 80 WIDTH @ SETBACK 73 10,089 10,460 11,137 0 0 0 0 0 0 9,018 65 8,681 65 0 0 0 Lot 15 Lot 16 9,791 88 Lot 25 10,249 0 10,249 104 Lot 22 10,685 0 10,685 93 Lot 23 14,572 0 14,572 116 0 8,580 66 Lot 29 11,184 0 11,184 70 Lot 26 8,877 0 8,877 71 Lot 27 8,580 0 8,580 66 0 9,963 65 Lot 33 8,937 0 8,937 65 Lot 30 9,939 0 9,939 65 Lot 31 9,914 0 9,914 65 Lot 32 9,963 0 7,898 65 Lot 37 9,033 0 9,033 73 Lot 34 9,289 0 9,289 65 Lot 35 8,647 0 8,647 65 Lot 36 7,898 8,913 0 8,913 65 Lot 41 9,050 0 9,050 65 Lot 38 9,050 0 9,050 65 Lot 39 9,050 0 9,050 65 Lot 40 Lot 44 8,476 0 8,476 65 Lot 45 8,476 0 8,476 65 Lot 42 9,050 0 9,050 65 Lot 43 8,574 0 8,574 67 Lot 46 8,476 0 8,476 65 s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 1.40 acres s.f. s.f. 1.40 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 17.31 acres s.f. s.f. 17.31 acres s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.24 acres s.f. s.f. 0.24 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.27 acres s.f. s.f. 0.27 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.28 acres s.f. s.f. 0.28 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. 739,89909,899 Lot 48 8,476 0 8,476 65 Lot 49 8,476 0 8,476 65 Lot 47 8,476 0 8,476 65 Lot 52 8,476 0 8,476 65 Lot 53 8,476 0 8,476 65 Lot 50 8,476 0 8,476 65 Lot 51 8,476 0 8,476 65 Lot 56 9,868 0 9,868 65 Lot 57 9,868 0 9,868 65 Lot 54 9,857 0 9,857 65 Lot 55 10,077 0 10,077 65 Lot 60 9,868 0 9,868 65 Lot 61 61,174 0 61,174 237 Lot 58 9,868 0 9,868 65 Lot 59 9,868 0 9,868 65 Lot 64 9,674 0 9,674 65 Lot 65 8,476 0 8,476 65 Lot 62 9,623 0 9,623 65 Lot 63 9,623 0 9,623 65 Lot 68 8,150 0 8,150 65 Lot 69 8,150 0 8,150 65 Lot 66 8,476 0 8,476 65 Lot 67 8,313 0 8,313 65 Lot 72 8,150 0 8,150 65 Lot 73 8,313 0 8,313 65 Lot 70 8,150 0 8,150 65 Lot 71 8,150 0 8,150 65 Lot 1 6,962 0 6,962 52 Lot 2 6,989 0 6,989 52 Lot 74 8,476 0 8,476 65 VILLA GROSS AREA WETLAND AREA NET AREA WIDTH @ SETBACK 754,081 Lot 75 Total 0 754,081 Lot 5 10,109 0 10,109 62 Lot 6 11,617 0 11,617 69 Lot 3 8,711 0 8,711 52 Lot 4 10,488 0 10,488 62 Lot 9 8,520 0 8,520 59 Lot 10 8,553 0 8,553 51 Lot 7 9,331 0 9,331 55 Lot 8 12,015 0 12,015 69 Lot 13 7,874 0 7,874 51 Lot 14 7,485 0 7,485 51 Lot 11 8,371 0 8,371 51 Lot 12 7,753 0 7,753 51 Lot 17 6,629 0 6,629 51 Lot 18 8,412 0 8,412 88 Lot 15 6,439 0 6,439 51 Lot 16 6,443 0 6,443 51 Lot 21 6,656 0 6,656 51 Lot 22 6,656 0 6,656 51 Lot 19 6,656 0 6,656 51 Lot 20 6,656 0 6,656 51 Lot 25 7,762 0 7,762 51 Lot 26 7,336 0 7,336 51 Lot 23 6,656 0 6,656 51 Lot 24 8,059 0 8,059 51 s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.27 acres s.f. s.f. 0.27 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.24 acres s.f. s.f. 0.24 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.31 acres s.f. s.f. 0.31 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.25 acres s.f. s.f. 0.25 acres +/- 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Lot 29 7,336 0 7,336 51 Lot 30 7,120 0 7,120 51 Lot 27 7,336 0 7,336 51 Lot 28 7,336 0 7,336 51 Lot 33 11,720 0 11,720 59 Lot 34 7,971 0 7,971 55 Lot 31 6,875 0 6,875 55 Lot 32 9,337 0 9,337 74 Lot 37 8,029 0 8,029 55 Lot 38 8,040 0 8,040 55 Lot 35 8,007 0 8,007 55 Lot 36 8,018 0 8,018 55 Lot 41 9,999 0 9,999 51 Lot 42 13,707 0 13,707 61 Lot 39 8,144 0 8,144 55 Lot 40 10,427 0 10,427 88 Lot 45 6,650 0 6,650 53 Lot 46 6,400 0 6,400 51 Lot 43 7,531 0 7,531 61 Lot 44 6,625 0 6,625 53 Lot 49 7,270 0 7,270 51 Lot 50 7,270 0 7,270 51 Lot 47 7,024 0 7,024 51 Lot 48 7,270 0 7,270 51 Lot 53 7,270 0 7,270 51 Lot 54 7,270 0 7,270 51 Lot 51 7,270 0 7,270 51 Lot 52 7,270 0 7,270 51 Lot 57 6,656 0 6,656 51 Lot 58 6,656 0 6,656 51 Lot 55 8,321 0 8,321 58 Lot 56 6,656 0 6,656 51 Lot 61 6,656 0 6,656 51 Lot 62 6,656 0 6,656 51 Lot 59 6,656 0 6,656 51 Lot 60 6,656 0 6,656 51 Lot 65 6,656 0 6,656 51 Lot 66 6,656 0 6,656 51 Lot 63 6,656 0 6,656 51 Lot 64 6,656 0 6,656 51 Lot 67 6,656 0 6,656 51 Lot 68 6,656 0 6,656 51 Lot 69 0 7,643 59 Lot 70 0 9,237 59 Lot 71 0 7,818 51 7,643 9,237 7,818 Lot 75 0 6,676 51 Lot 76 0 6,676 51 Lot 77 0 7,057 51 6,676 6,676 7,057 Lot 72 0 6,949 51 Lot 73 0 6,676 51 Lot 74 0 6,676 51 6,949 6,676 6,676 Lot 81 0 10,902 51 Lot 82 0 10,601 51 Lot 83 0 9,424 51 10,902 10,601 9,424 Lot 78 0 6,892 51 Lot 79 0 7,217 51 Lot 80 0 6,864 51 6,892 7,217 6,864 Lot 84 0 9,506 519,506 s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.14 acres s.f. s.f. 0.14 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 22.13 acres s.f. s.f. 22.13 acres s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. 7,952 Lot 123 0 6,579 51 Lot 124 0 6,583 51 6,579 6,583 MULTI Total 964,018 0 964,018 GROSS AREA WETLAND AREA NET AREA WIDTH @ SETBACK Lot 125 0 6,588 51 Lot 126 0 7,952 Lot 87 0 7,234 51 Lot 88 0 8,096 59 Lot 89 0 7,653 59 7,234 8,096 7,653 Lot 85 0 8,597 51 Lot 86 0 6,899 51 8,597 6,899 Lot 93 0 7,956 61 Lot 94 0 9,850 92 Lot 95 0 8,380 58 7,956 9,850 8,380 Lot 90 0 6,656 51 Lot 91 0 6,656 51 Lot 92 0 7,956 61 6,656 6,656 7,956 Lot 99 0 7,207 60 Lot 100 0 8,208 60 Lot 101 0 7,336 51 7,207 8,208 7,336 Lot 96 0 8,196 53 Lot 97 0 8,713 52 Lot 98 0 6,633 52 8,196 8,713 6,633 Lot 105 0 7,876 52 Lot 106 0 8,019 62 Lot 107 0 8,856 61 7,876 8,019 8,856 Lot 102 0 7,334 51 Lot 103 0 6,724 51 Lot 104 0 7,327 52 7,334 6,724 7,327 Lot 111 0 7,546 51 Lot 112 0 7,477 51 Lot 113 0 7,423 51 7,546 7,477 7,423 Lot 108 0 7,518 51 Lot 109 0 7,039 52 Lot 110 0 6,677 51 7,518 7,039 6,677 Lot 117 0 6,478 51 Lot 118 0 6,444 51 Lot 119 0 6,396 51 6,478 6,444 6,396 Lot 114 0 7,318 51 Lot 115 0 6,647 51 Lot 116 0 6,481 51 7,318 6,647 6,481 Lot 2 2,960 0 2,960 40 Lot 3 2,960 0 2,960 40 Lot 120 0 6,319 51 Lot 121 0 6,250 51 Lot 122 0 6,614 51 6,319 6,250 6,614 Lot 1 2,960 0 2,960 40 63 6,588 Lot 6 3,477 0 3,477 38 Lot 7 3,477 0 3,477 38 Lot 4 2,960 0 2,960 40 Lot 5 2,960 0 2,960 40 Lot 10 3,477 0 3,477 38 Lot 11 3,477 0 3,477 38 Lot 8 3,477 0 3,477 38 Lot 9 3,477 0 3,477 38 Lot 12 3,477 0 3,477 38 Lot 13 2,960 0 2,960 40 s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f. s.f. 0.08 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. Lot 14 2,960 0 2,960 40 Lot 15 2,960 0 2,960 40 Lot 18 2,960 0 2,960 40 Lot 19 2,960 0 2,960 40 Lot 16 2,960 0 2,960 40 Lot 17 2,960 0 2,960 40 Lot 22 2,960 0 2,960 40 Lot 23 2,960 0 2,960 40 Lot 20 2,960 0 2,960 40 Lot 21 2,960 0 2,960 40 Lot 26 2,960 0 2,960 40 Lot 27 2,960 0 2,960 40 Lot 24 2,960 0 2,960 40 Lot 25 2,960 0 2,960 40 Lot 30 2,960 0 2,960 40 Lot 31 3,477 0 3,477 38 Lot 28 2,960 0 2,960 40 Lot 29 2,960 0 2,960 40 Lot 34 3,477 0 3,477 38 Lot 35 3,477 0 3,477 38 Lot 32 3,477 0 3,477 38 Lot 33 3,477 0 3,477 38 Lot 38 3,477 0 3,477 38 Lot 39 3,477 0 3,477 38 Lot 36 3,477 0 3,477 38 Lot 37 3,477 0 3,477 38 Lot 42 3,477 0 3,477 38 Lot 43 3,477 0 3,477 38 Lot 40 3,477 0 3,477 38 Lot 41 3,477 0 3,477 38 Lot 46 3,477 0 3,477 38 Lot 47 3,477 0 3,477 38 Lot 44 3,477 0 3,477 38 Lot 45 3,477 0 3,477 38 Lot 50 3,477 0 3,477 38 Lot 51 3,477 0 3,477 38 Lot 48 3,477 0 3,477 38 Lot 49 3,477 0 3,477 38 Lot 54 3,477 0 3,477 38 Lot 55 3,477 0 3,477 38 Lot 52 3,477 0 3,477 38 Lot 53 3,477 0 3,477 38 Lot 58 3,477 0 3,477 38 Lot 59 3,477 0 3,477 38 Lot 56 3,477 0 3,477 38 Lot 57 3,477 0 3,477 38 Lot 62 3,477 0 3,477 38 Lot 63 3,477 0 3,477 38 Lot 60 3,477 0 3,477 38 Lot 61 3,477 0 3,477 38 Lot 66 2,960 0 2,960 40 Lot 67 2,960 0 2,960 40 Lot 64 2,960 0 2,960 40 Lot 65 2,960 0 2,960 40 Lot 70 2,960 0 2,960 40 Lot 71 2,960 0 2,960 40 Lot 68 2,960 0 2,960 40 Lot 69 2,960 0 2,960 40 s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f. s.f. 0.07 acres +/- l.f. s.f. 6.79 acres s.f. s.f. 6.79 acres s.f. 32.71 acres s.f. s.f.19.27 acres s.f. 0.17 acres s.f. s.f.0.17 acres s.f. 0.67 acres s.f. s.f.0.67 acres s.f. 0.79 acres s.f. s.f.0.79 acres s.f. 0.66 acres s.f. s.f.0.66 acres s.f. 1.41 acres s.f. s.f.1.41 acres s.f. 3.47 acres s.f. s.f.3.47 acres s.f. 4.22 acres s.f. s.f.4.22 acres s.f. 1.90 acres s.f. s.f.1.90 acres s.f. 5.42 acres s.f. s.f.5.42 acres s.f. 2.02 acres s.f. s.f.2.02 acres s.f. 53.44 acres s.f. s.f. 40.01 acres s.f. 23.74 acres s.f. s.f.23.74 acres s.f. 123.42 acres s.f. s.f.123.42 acres0 5,376,243 TOTAL GROSS AREA WETLAND AREA NET AREA 5,376,243 87,991 0 87,991 R/W 1,034,287 0 1,034,287 GROSS AREA WETLAND AREA NET AREA 7,448 F 61,464 0 61,464 OUTLOT GROSS AREA WETLAND AREA NET AREA C 29,257 0 29,257 D 34,389 0 34,389 Lot 74 2,960 0 2,960 40 Lot 75 2,960 0 2,960 40 Lot 72 2,960 0 2,960 40 Lot 73 2,960 0 2,960 40 Lot 78 2,960 0 2,960 40 Lot 79 2,960 0 2,960 40 Lot 76 2,960 0 2,960 40 Lot 77 2,960 0 2,960 40 Lot 82 2,960 0 2,960 40 Lot 83 2,960 0 2,960 40 Lot 80 2,960 0 2,960 40 Lot 81 2,960 0 2,960 40 Lot 86 2,960 0 2,960 40 Lot 87 2,960 0 2,960 40 Lot 84 2,960 0 2,960 40 Lot 85 2,960 0 2,960 40 Lot 90 2,960 0 2,960 40 Lot 91 2,960 0 2,960 40 Lot 88 2,960 0 2,960 40 Lot 89 2,960 0 2,960 40 Lot 92 2,960 0 2,960 40 28,639 0 28,639 A 1,424,837 585,273 839,564 B 7,448 0 Lot 93 2,960 0 2,960 40 Total 295,960 0 295,960 Total 2,327,898 585,273 1,742,625 J K I 236,169 0 236,169 82,817 0 82,817 E H 183,662 0 183,662 G 151,225 0 151,225 L2 L3 L4 L5 POND #6 POND #5 POND #4 POND #2 POND #3 POND #1 POND #7 POND #8 BASIN #1 L3 EXECUTION Ground Preparation Prior to seeding, the Contractor shall spray the proposed seeding area with a non-selective glyphosate herbicide such as Round-Up. Approximately three to four weeks later the site should be cultivated using a deep-tine plow and then disked to produce a smooth firm seed bed. Allow weeds to germinate and grow. When weed seeds and roots have reached a height of 2-4 inches, the site should again be sprayed with a second herbicide application. Wait 10 days and then shallow till the soil to a depth of 1 inch. Tilling deeper will bring additional weed seeds to the surface. Once the area to be planted has been properly prepared, the Contractor shall commence with seeding. SEEDING A.Native plant community seeding can take place during two periods of the year. The first window of opportunity is from the time the site preparation work is concluded in the spring, until approximately July 15. The second period is in the fall between October 1st and freeze- up. The latter is considered a dormant seeding and the seedlings do not germinate until late spring of the following growing season. It is recommended that the native seeding be conducted in June and early July. B.All native grass seed should be applied with a Truax native seed drill, at a rate as specified according to individual specifications PLS (pure live seed) per acre. In areas too narrow or steep for equipment, grass seed may be hand broadcast. Cover crop of oats shall be applied after Native Mix has been seeded. C.Raking or dragging and rolling shall follow all seeding to insure good soil contact. *The Contractor shall mulch all seeded areas with clean straw or marsh hay at a rate of 2 tons/acre and shall be disc anchored into place *All seeded areas to receive 50 oats cover at 50 lbs. per acre Year 1 During the first season, the seeded area shall be cut back approximately once each month to prevent the production of weed seeds and to reduce shade on the maturing native plantings. When the seeded area has reached a height of 8-10 inches, a flail-type mower shall be used to cut weeds and native plantings to a height of 4-6 inches. Rotary mowers and sickle bar mowers are not acceptable. In no case shall the seeded area be allowed to exceed 10 inches in height during the first season. Pulling weeds is not recommended as this can uproot small, undeveloped native seedlings. Spot spray thistle, reed canary grass and any other problematic weeds. Year 2 In the spring of the second season, the plantings should be mowed again. Mowing should occur approximately 3-4 times during the second season. If weeds continue to persist during the second year additional mowings may be required. Do not let weeds go to seed. Seeded areas shall not be burned during the second year. Year 3 Spot spray perennial weeds if necessary. Years 4-5 Continue spot treatment spray of weeds and conduct burning (3-5 year rotation) alternate spring and fall MAINTENANCE NORTH GENERAL LANDSCAPE NOTES: PLANTING NOTES: SITE CONTEXT NO SCALE L1 1 1)THE CONTRACTOR SHALL INSPECT THE SITE AND BECOME FAMILIAR WITH THE EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF THE WORK. 2)THE CONTRACTOR SHALL VERIFY PLAN LAYOUT AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN OR INTENT OF THE LAYOUT. 3)THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS, AND PERMITS GOVERNING THE WORK. 4)THE CONTRACTOR SHALL PROTECT EXISTING ROADS,CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING CONSTRUCTION.DAMAGE TO SAME SHALL BE REPAIRED AND/OR REPLACED AT NO ADDITIONAL COST TO THE OWNER. 5)THE LANDSCAPE CONTRACTOR SHALL COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING INSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE. 6)THE CONTRACTOR SHALL REVIEW THE SITE FOR DEFICIENCIES IN SITE CONDITIONS WHICH MIGHT NEGATIVELY AFFECT PLANT ESTABLISHMENT, SURVIVAL OR WARRANTY. UNDESIRABLE SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING OF WORK. 7)THE PLAN TAKES PRECEDENCE OVER THE LANDSCAPE LEGEND IF DISCREPANCIES EXIST. QUANTITIES SHOWN IN THE PLANTING SCHEDULE ARE FOR THE CONTRACTOR'S CONVENIENCE. CONTRACTOR TO VERIFY QUANTITIES SHOWN ON THE PLAN. 8)THE SPECIFICATIONS TAKE PRECEDENCE OVER THE PLANTING NOTES AND GENERAL NOTES. 9)EXISTING TREES AND SHRUBS TO REMAIN SHALL BE PROTECTED TO THE DRIP LINE FROM ALL CONSTRUCTION TRAFFIC, STORAGE OF MATERIALS ETC. WITH 4' HT. ORANGE PLASTIC SAFETYFENCING ADEQUATELY SUPPORTED BY STEEL FENCE POSTS 6' O.C. MAXIMUM SPACING 10)LONG-TERM STORAGE OF MATERIALS OR SUPPLIES ON-SITE WILL NOT BE ALLOWED. 11)CONTRACTOR SHALL REQUEST IN WRITING, A FINAL ACCEPTANCE INSPECTION. ALL STREET FRONTAGE TREE PITS AND BACK FILL SHALL BE FREE OF CLASS V OR SIMILAR MATERIAL. TREES ARE TO BE BACKFILLED WITH NATIVE ON SITE TOPSOIL. 12)ALL STREET FRONTAGE TREES SHALL BE PLANTED 5 FEET BACK OF CURB WHEN SIDEWALK OR TRAIL IS PRESENT; 8 FEET BACK OF CURB WITH NO SIDEWALK OR TRAIL. 13)PLAN REPRESENTS APPROXIMATE LOCATION OF TREES AND SERVICE UTILITIES, DUE TO THE CUSTOMIZATION OF EACH LOTS HOME THE DRIVEWAYS HAVE NOT BEEN REPRESENTED. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FIELD VERIFICATION OF UTILITY LOCATION BY CALLING GOPHER ONE STATE PRIOR TO BEGINNING WORK, TO ENSURE ALL TREES ARE PLANTED OUTSIDE OF 10' UTILITY EASEMENT, MEASURED FROM TREE TRUNK TO PIPE, AS WELL AS THE CONTRACTOR SHALL NOT PLANT ANY STREET TREE PRIOR TO THE INSTALTION OF THE DRIVEWAY TO ENSURE THE 10' SETBACK CAN BE MEASURED . THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF ALL DAMAGED UTILITIES AS A RESULT OF LANDSCAPING CONSTRUCTION AT NO COST TO THE OWNER. 14)MINIMUM OF 2 ROWS OF SOD BEHIND CURB. AREAS WITH SIDEWALKS SHALL BE SODDED FROM BACK OF CURB TO SIDEWALK. SOD SHALL MEET MNDOT 3878 C SPECIFICATION FOR SALT TOLERANCE. ALL RESIDENTIAL LOTS SHALL BE TEMPORARILY SEEDED WITH LOT COVER GRASS MIX. 15)ALL OUTLOTS SHALL BE PERMANENTLY SEEDED WITH OUTLOT (NATIVE) MIX WITH EXCEPTION TO OUTLOTS TO BE SODDED, AS WELL AS OUTLOTS THAT ARE PONDS/ INFILTRATION BASINS AS SHOWN ON PLAN. LEGEND OVERSTORY Lot & Buffer Tree (2.5" BB) CONIFEROUS Lot & Buffer Tree (6' BB) OVERSTORY StreetTree (2.5" BB) PLANTING REQUIREMENTS Tree Preservation/ Replacement: 60 trees-per tree survey Disturbed Acre Planting Requirement: 5 Tree to be planted for every acre disturbed (89 acres= 445 trees) BLVD. Planting Requiremnt: 1 Tree to be planted per 50' of road (26,180'/ 50'= 524 trees) PLANTING PROPOSAL Tree Preservation/ Replacement: 60 tree to be planted as buffer plantings Disturbed Acre Planting Requirement: 821 Trees to be planted as lot and buffer plantings by the developer (two character identification) and as lot plantings planted by the builder during house construction (three character identification) BLVD. Planting Requiremnt: 316 of the 524 trees to be planted, due to intersection, utility, and service conflicts remaining trees to be planted as buffer plantings. Planting planted by the developer (two character identification) and by builder during home construction (three character identification) 1)TREES SHALL BE PLANTED AT LEAST 10' FROM UTILIITES, STREET LIGHTS, STREET SIGNS AND FROM DRIVEWAY EDGES (MEASURED FROM CENTER OF TRUCK) 2)DUE TO ON SITE CHANGES AND ADJUSTMENTS CONTRACTOR SHALL VERIFY UTILITIES, STREET LIGHTS, STREET SIGNS AND FROM DRIVEWAY EDGES BEFORE THE TREE IS INSTALLED TO ENSURE 10' OFFSET IS MAINTAINED 3)TREES SHALL BE PLANTED SO MAX WIDTH DRIPLINE DOES NOT OVERHANG ANY STRUCTURE WHEN TREE IS MATURED 4)TREES TO BE PLANTED EXCEPT MULTI-STEM TREES SHALL HAVE A SINGLE STRAIGHT LEADER AND TAPERED TRUNK. ALL TREES SHALL BE FREE OF GIRDING ROOTS THAT HAVE ENCIRCLED THE TREE,TREES MUST BE IN GOOD HEALTH AND FREE OF DISEASE. 5)ALL TREES SHALL HAVE A MINIMUM DEPTH OF 6" HARDWOOD BARK MULCH 6' DIAMETER RING AROUND THE BASE OF THE TREE. KEEP MULCH OFF TREE TRUNK. 6)THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED TO BE UNSATISFACTORY BEFORE, DURING OR AFTER INSTALLATION 7)PLANTING HOLES SHALL BE FREE OF WEEDS, ROCKS, SOD, CLAY CLUMPS, CLASS V AND OTHER CONSTRUCTION MATERIALS. 8)TOPSOIL FOR BACKFILLING PLANTING HOLES SHALL BE A MIXTURE OF NATIVE ONSITE SOIL AND TOP SOIL AT A RATIO OF 1:1. 9)CONTRACTOR SHALL EXCAVATE 8" OF SOIL IN ALL LANDSCAPE BEDS, REPLACE WITH 8" OF UNSCREENED TOPSOIL, ENOUGH ESTABLISH A POSITIVE GRADE FROM STRUCTURES, FOUNDATIONS, PATIOS, ETC.. 10)PLANTING BEDS PROPOSED WITH ROCK MULCH SHALL BE LAID OVER MIN. 6 MIL. BLACK POLY.PLANTING BEDS PROPOSED WITH BARK MULCH, A PRE EMERGENT HERBICIDE SHALL BE SPREAD AT PRODUCT RECOMMENDED RATIOS BEFORE BARK MULCH IS SPREAD. POLY AND FABRIC UNDERLAYMENTS ARE NOT TO BE USED UNDER BARK MULCH. 11)ALL VINYL EDGING TO BE STAKED 7' ON CENTER, HORIZONTALLY. 12)NO PLANTS SHALL BE INSTALLED UNTIL FINAL GRADING AND CONSTRUCTION HAS BEENCOMPLETED IN THE IMMEDIATE AREA. PLANT SCHEDULE DEVELOPER DISTURBED ACRE PLANTINGS Code Common Name Botanical Name Cont.Qty. AS Summer Shimmer Aspen Populus tremuloides 'Select Klaus'2.5" BB 86 QA Quacking Aspen Poplulus tremuloides 2.5" BB 13 RB River Birch Betula nigra 2.5" BB 21 AM Autumn Blaze Maple Acer x freemanii `Jeffersed`2.5" BB 26 FM Sienna Glen Acer x freemanii `Sienna`2.5" BB 26 SO Swamp White Oak Quercus bicolor 2.5" BB 5 PO Northern Pin Quercus ellipsoidalis 2.5" BB 34 TOTAL 211 BF Balsam Fir Abies balsamea 6' BB 60 LA American Larch Larix laricina 6' BB 45 NP Norway Pine Pinus resinosa 6' BB 59 WP White Pine Pinus strobus 6' BB 60 BH Black Hills Spruce Picea glauca densata 6' BB 71 NS Norway Spruce Picea abies 6' BB 58 TOTAL 353 DEVELOPER STREET TREE PLANTINGS Code Common Name Botanical Name Cont.Qty. RL Redmond Linden Tilia americana 'Redmond'2.5" BB 42 AE American Elm Ulmus americana 'Princeton'2.5" BB 35 HB Common Hackberry Celtis occidentalis 2.5" BB 37 HL Honey Locust Gleditsia triacanthos var. inermis 2.5" BB 34 AL American Linden Tilia americana 2.5" BB 27 RM Red Maple Acer rubrum 2.5" BB 27 SM Sugar Maple Acer saccharum 2.5" BB 28 PS Prairie Stature Quercus x bimundorum 'Midwest'2.5" BB 18 TOTAL 248 BUILDER DISTURBED ACRE PLANTINGS Code Common Name Botanical Name Cont.Qty. QA1 Quacking Aspen Poplulus tremuloides 2.5" BB 16 RB1 River Birch Betula nigra 2.5" BB 21 GK1 Ginko Ginko biloba 2.5" BB 8 AM1 Autumn Blaze Maple Acer x freemanii `Jeffersed`2.5" BB 16 SO1 Swamp White Oak Quercus bicolor 2.5" BB 10 TOTAL 71 BF1 Balsam Fir Abies balsamea 6' BB 25 NP1 Norway Pine Pinus resinosa 6' BB 26 WP1 White Pine Pinus strobus 6' BB 18 BH1 Black Hills Spruce Picea glauca densata 6' BB 7 NS1 Norway Spruce Picea abies 6' BB 2 TOTAL 78 BUILDER STREET TREE PLANTINGS Code Common Name Botanical Name Cont.Qty. RL1 Redmond Linden Tilia americana 'Redmond'2.5" BB 10 AE1 American Elm Ulmus americana 'Princeton'2.5" BB 12 HB1 Common Hackberry Celtis occidentalis 2.5" BB 8 HL1 Honey Locust Gleditsia triacanthos var. inermis 2.5" BB 9 AL1 American Linden Tilia americana 2.5" BB 10 RM1 Red Maple Acer rubrum 2.5" BB 10 SM1 Sugar Maple Acer saccharum 2.5" BB 6 PS1 Prairie Stature Quercus x bimundorum 'Midwest'2.5" BB 3 TOTAL 68 MN Dot 33-261 (Seeded)- Spread from low to high watermarks in ponds and throughout basins. Lot & Outlot Mix (Seeded) Turf (Sod)-Laid from back of curb to sidewalk/ trail edge Lot Cover Mix Common Scientific Rate lbs/acre Redtop Agrostis alba 2.1 lbs/acre Perennial Rye Lolium perenne 14.7 lbs/acre Timothy Phleum praetense 2.1 lbs/acre Canada Bluegrass Poa compressa 9.8 lbs/acre Kentucky Bluegrass Poa pratensis 20.3 lbs/acre White Clover Trifloium 2.1 lbs/acre Chewings Fescue Festuca rubra 12 lbs/acre Tall Fescue Festuca arundinacea 12 lbs/acre TOTAL 75.1 lbs. Seeding Rate: 70 lbs. per acre * all seeded areas to receive 50 Oats at 50 lbs per acre * all seeded areas to be mulched with straw at a rate of 2000 lbs per acre and disc anchored OutLot Cover Mix Nurse/Cover Common Scientific Rate Acre Oats Avena sativa 30 lbs/acre TOTAL 30 lbs Native Grasses Common Scientific Rate Acre Little Bluestem Andropogon scoparius 3 lbs/acre Sideoats Grama Grass Bouteloua curtipendla 3 lbs/acre Prairie Dropseed Sporabolus heterolepis 1 lbs/acre Blue Grama Grass Bouteloua gracilis 1 lbs/acre Quatro Sheep Fescue Festuca ovina 30 lbs/acre TOTAL 38 lbs Native Wildflowers Common Scientific Rate Acre Purple Prairie Clover Petalostemum purpureum 2 oz/acre Black-eyed Susan Rudbeckia hirta 4 oz/acre Prairie Blazing Star Liatris pynostachya 2 oz/acre Common Milkweed Asclepias syriaca 2 oz/acre Wild Bergamot Monarda fistulosa 2 oz/acre TOTAL 12 oz Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 08,29,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 08,29,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments L1 NORTH0 50'100' PLANTING PLAN SCALE: 1" = 50' L2 1 Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 08,29,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 08,29,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments L2 NORTH0 50'100' PLANTING PLAN SCALE: 1" = 50' L3 1 Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 08,29,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 08,29,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments L3 NORTH0 50'100' PLANTING PLAN SCALE: 1" = 50' L4 1 Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 08,29,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 08,29,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments L4 NORTH0 50'100' PLANTING PLAN SCALE: 1" = 50' L5 1 3' Berm Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 08,29,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 08,29,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments L5 Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 08,29,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 08,29,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments L6