HomeMy WebLinkAbout#24 - Corrected Royal Golf 5th Final Plat & PUD1
STAFF REPORT CITY COUNCIL DATE: 12/20/2022
TO:
FROM:
City Council
Molly Just, Planning Director
AGENDA ITEM: Royal Golf Club at Lake Elmo 5th Addition Final Plat and Planned Unit Development (PUD) Plans
BACKGROUND:
The City Council is being asked to approve a request by U.S. Home, LLC (Lennar) for approval of the Final Plat and Final PUD plans for the Royal Golf Club at Lake Elmo 5th
Addition. The City Council should find that the Final Plat and Final PUD are consistent
with the approved Preliminary Plat and Preliminary PUD. The Final Plat and Final PUD for the 5th Addition includes 43 residential lots and outlots for the remaining 46 residential lots from the Preliminary Plat and Preliminary PUD.
The Planning Commission and City Staff have reviewed the Final Plat and Final PUD for the Royal Golf Club at Lake Elmo 5th Addition and have found them consistent with the approved Preliminary Plat and Preliminary PUD. At their November 28, 2022 meeting the Planning Commission held a public hearing on the Final PUD, as required
per code, and there was no public comment.
Please note that this area is part of the area of the City that is under moratorium for
platting. This Final Plat is eligible for approval as only new Preliminary Plats are not
being reviewed during the moratorium period. The moratorium ends April 8, 2023.
ISSUE BEFORE THE COUNCIL:
Should the City Council approve the Preliminary Plat and Preliminary Planned Unit Development (PUD) for Royal Golf Club at Lake Elmo 5th Addition?
REVIEW/ANALYSIS:
Applicant and Owner: U.S. Home, LLC (Lennar)
Location: Outlot B, Royal Golf Club at Lake Elmo 4th Addition.
Request: Application for Final Plat and PUD Plans to approve 43 residential lots
Existing Land Use: Vacant Outlot; Current Zoning: GCC – Golf
Course Community and PUD
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Surrounding Land Use: North – Rural Single Family (RS) and Rural Residential (RR), South – Royal Golf Club 3rd Addition, East – Golf Course (GCC – Golf Course Community), West – Lake Elmo Park Reserve
Comprehensive Plan: GCC – Golf Course Community
History: Preliminary Plat and PUD approval was granted June 6, 2017 by Resolution 2017-04. Three Final Plats with residential lots have been approved and 46 lots will remain for platting.
Deadline for Action: Application Complete – 11/15/22 60 Day Deadline – 1/14/23
Applicable Regulations: Title 103 – Subdivision Regulations Article XVIII – Planned Unit Development
Article 12 – Urban Residential Districts (GCC)
Royal Golf Club at Lake Elmo PUD
FINAL PLAT AND PUD PLANS
Consistency with Preliminary PUD Plans and Plat. The proposed lot sizes, widths, and proposed impervious surface are generally consistent with that of preliminary PUD plans and plat. General circulation is maintained in the broader development via Palmer Drive and Royal Boulevard. There will be a new access point from 20th Street.
Preliminary Plat
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Final Plat (see 20th Street on the north and Lake Elmo Avenue on the west)
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PUD Flexibility. The development was afforded the following flexibility through preliminary approval:
a. Setbacks:
Royal Golf Club at Lake Elmo Setbacks
100 Ft. Wide Lots 80-90 Ft. Wide Lots 55-65 Ft. Wide Lots
Front 30 ft. 30 ft. 20 ft. for side loaded garages, or 25’
Side 10 ft. 10 ft. 10ft. house/5ft.
garage or 7.5 ft./7.5 ft.
Corner
Side
15 ft. 15 ft. 15 ft.
Rear 30 ft. 30 ft. 20 ft.
b. Maximum Impervious Coverage: The maximum impervious coverage for 55-65’
wide lots shall be 50%. All other lots shall have a maximum impervious coverage of
40%. c. Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the development shall be 6,600 sq. ft. d. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in area at the ground floor level except by conditional use permit. The width of the visible garage
door area when closed shall not exceed 60% of the principal building façade (including garage) fronting on the primary street. e. Subdivision Identification Signs: the Royal Golf Club at Lake Elmo residential subdivision shall be allowed up to a maximum of 4 subdivision identification signs,
including the identification sign for the golf course entrance, not to exceed 24 sq. feet in
sign area each, located no closer than 10 feet to any public right-of-way. In addition, neighborhood identification markers (pillars) shall be permitted to be no larger than 2 ft. x 2 ft. to identify the development logo and the name of the neighborhood. Additional subdivision signs should be considered for a subdivision of this size.
f. All other requirements for the City’s GCC – Golf Course Community zoning
district will apply, including the allowed uses and other site and development standards. g. That the proposed street names within the development are generally consistent with the City’s Street Naming Policy except for Annika Drive.
Lot Sizes and Widths. The smallest lot size of this addition is 8,366 square feet and the smallest lot width is 58.37 feet.
Density. The total area of the 5th Addition is 61.5 acres. This total includes 11.93 acres of single-family residential lots, 2.9 acres of residential right-of-way, 0.31 acres of wetland, and 46.69 acres of outlots. Residential Density is therefore calculated as 61.5 – 0.31 Wetland = 61.19 net acres / 43 units = 1.42 units per acre for the 5th Addition.
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Outlots. An explanation of ownership and purpose of Outlots A-I is below.
• Outlot I (21.05 acres) will be retained by Lennar for future platting.
• Outlots B, G, F, H will be owned by the City for a trail (Outlots F and G), stormwater management (Outlot H) and a sanitary sewer lift station and stormwater management basins (Outlot B).
• Outlots A, C, D and E will be HOA owned and maintained.
• The Final Plat must be updated to reflect required City easements as noted in the City Engineer’s memo.
Parkland Dedication. As approved with the Preliminary Plat, the developer is required to dedicate 8.8 acres of land or pay a cash contribution of $611,457.00 for the entire preliminary plat area (291 lots) and dedicate a total of 8,085 lineal feet of trails with a 30- foot wide corridor, less a 5,010-foot buffer encroachment. For this phase, the developer
would be required to pay a cash contribution of $90,343.00, calculated as follows: 43 lots at $2,101.00 per lot.
A 30-foot-wide trail corridor was required to be dedicated to the City centered on public trails in the development and the value of the dedicated land was to be credited toward
any fees in lieu of parkland dedication. The 5th Addition includes the trail corridor location, and therefore a reduction/credit toward the cash contribution is necessary. A trail credit will be applied for 31,890 square feet of trail corridor (1,063 linear feet) in this addition.
Landscaping. The developer has provided landscaping plans for the 5th Addition, which are attached hereto. The City’s Landscape Architect has reviewed the landscape plans and has found the plans lacking in sufficient information to recommend unconditional approval.
The City approved an amendment to the Royal Golf Development Agreement which
allowed the total number of trees in the development to be reduced from 3,800 warrantied
trees to 2,912 warrantied trees, provided that the developer plant a minimum of two trees per villa lot and four trees per single-family traditional home lots. Further, the developer would reduce the number of trees required to be planted within the entire subdivision from 2,912 to 1,943 provided that the developer pay a park dedication fee of $500.00 per
2.5-caliper-inch tree in lieu of planting the difference of 969 trees.
The landscape plan as provided does not fully depict what would be the requirement, if any for the 5th Addition. It is a condition of approval that the landscape plan be updated so that the City’s Landscape Architect can make a determination on any required park dedication fee for the 5th Addition.
Street Design. The street design is generally consistent with that shown on the
Preliminary Plat and PUD and does not change the character of the Plat and PUD. All improvements are the responsibility of the developer.
Final Plat approval should be consistent upon the developer dedicating right of way along
the full length of 20th Street North to provide a minimum 40-foot wide right of way from
the existing roadway centerline. A new access to the site is proposed from 20th Street North, aligned with the intersection at 20th Street Court North.
The Final Plat approval should be contingent upon the developer constructing a dedicated
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right turn lane meeting State Aid design standards at Royal Boulevard North.
A dedicated right turn lane along 20th Street North will be required at the intersection of
Masters Street as part of the next phase of the development.
The City Engineer recommends that both turn lanes be required to be constructed
concurrently, as part of the 5th Addition, for the safety and convenience of the public.
Street Naming. While the names have already been approved through the Preliminary Plat process, it was a condition of approval that the Final Plat include street names as approved by Council. The names have been approved.
Engineering Comments. The City Engineer review memo dated November 17, 2022 is attached to this report for your review and consideration.
Fire Chief Comments. The Fire Department review memo dated November 8, 2022 is attached to this report for your review and consideration.
Landscape Architect Comments. The City’s Landscape Architect review memo dated November 15, 2022 is attached to this report for your review and consideration.
Preliminary Plat Conditions. The following explains how Preliminary Plat conditions have been met (Staff comments italicized and bold).
1. That cross-access easements be recorded between the owner of the golf
course/golf club and the HOA to permit HOA and resident access to the future fitness center, clubhouse and other amenities by the HOA residents over the clubhouse entrance drive and parking lot and trails. Comment: This easement has been granted.
2. Any expansion to the Royal Golf Club clubhouse or intensification of its use shall
require a conditional use permit. Comment: No intensification as part of this addition. 3. That there shall be no encroachments to drainage and utility easements on residential lots other than those reviewed and approved by the City Engineer and
upon execution of an easement encroachment agreement. Comment: Staff has
included this as a recommended condition of approval. 4. That the developer prepares an exhibit that clearly identifies the proposed setbacks for specific lots within the development. Comment: The developer shall provide an exhibit which outlines setbacks within the development. Comment:
Because this has not been provided for the 5th Addition, a recommended
condition of approval is provided. 5. Prior to the execution of a Final Plat for any phase of the development by City officials, the Developer shall enter into a Developer’s Agreement for that phase acceptable to the City Attorney and approved by the City Council that delineates
who is responsible for the design, construction, and payment of the required improvements with financial guarantees therefore. Comment: A development agreement will be prepared by Staff and approved by both the developer and City Council. 6. Each phase of the Royal Golf Club at Lake Elmo shall be incorporated into the
Common Interest Agreement concerning management of the common areas and establish a homeowner’s association which shall be submitted in final form to the Planning Director before any building permit may be issued for any structure in
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any phase of the development. Said agreement shall comply with Minnesota Statues 515B-103, and specifically the provisions concerning the transfer of
control to the future property owners. The HOA documents shall include required
maintenance of wetland buffers. Comment: The Common Interest Agreement (or equivalent approved by the City Attorney) will need to be updated to include Royal Golf Club at Lake Elmo 5th Addition and approved by the City Attorney prior to recording of the Final Plat.
7. That the HOA documents include architectural requirements that require 4-sided architecture and garages facing the public right-of-ways to have windows and/or
other architectural features. Comment: Consistent with the 1st Addition through
3rd Addition, the 5th Addition of Royal Golf Club at Lake Elmo shall be added into the HOA documents that establish the architectural standards consistent with this condition. The City Attorney may approve an equivalent alternative as
Lennar is not the original developer. The Applicant shall furnish this language
to the City Staff for review prior to any building permit being issued for the 5th
Addition.
8. The applicant shall enter into a landscape license and maintenance agreement
with the City that clarifies the individuals or entities responsible for any landscaping installed in areas outside of land dedicated as public park and open space for each platted phase of the development. Comment: This has been added
as a recommended condition of approval of the 5th Addition Final Plat. 9. That the HOA be responsible for the maintenance of all landscape walls that cross residential property lines or publicly owned Outlots or rights-of-way and that the walls be contained within a landscape easement. Comment: This has been added
as a recommended condition of approval of the 5th Addition Final Plat. 10. The developer shall provide for an HOA owned and maintained children’s play structure or other similar improvement near the HOA fitness center as discussed
by the developer during the PUD concept review. Comment: Condition met.
11. That a fee in lieu of park land dedication be paid to the City based upon an appraisal by an appraiser to be chosen by the City and paid for by the developer. Also, that a 30 ft. wide trail corridor be dedicated to the City centered on public trails in the development and that the value of the dedicated land be credited
toward any fees in lieu of parkland dedication. The park land dedication shall not
include wetlands, wetland buffer area, and no credit will be given for land beyond the 30 ft. centered on public trails. And lastly, that the cost of constructing any public trails within the dedicated park land be credited towards any fees in lieu of park dedication. Comment: The portion of park land dedication fee due for the
5th Addition Final Plat has been calculated. Given that there is a portion of
the 30-foot wide trail corridor in this phase, as credit may be necessary and the final amount for park land dedication shall be included in the Development Agreement. 12. That a trail phasing plan be submitted by the developer to be approved by City Staff and that the public trails be constructed within each phase prior to building
permits being issued for that phase of development. Comment: The 5th
Addition
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includes a portion of the trail. This condition will be met with this phase of development.
13. That a 10’ wide trail segment be provided from Palmer Drive (on preliminary
plans) to the east edge of the plat within the County Right-of-Way. Comment: This condition is being met. 14. That the Tree Preservation Plans and Preliminary Landscape Plans be updated to comply with the City’s tree preservation requirements and the City’s landscape
requirements for review and approval by the City prior to recording the Final Plat.
Comment: The developer will submit updated Tree Preservation and Landscape Plans to be approved by the City. This is a recommended condition
of approval of the 5th Addition. 15. The developer consider woodland management and pollinator friendly native
seeding in lieu of some required tree preservation replacement tree requirements
as recommended by the City’s Landscape Architect. Comment: The developer requested and the City approved a Development Agreement amendment which no longer requires that trees planted within single family lots be warrantied. This reduced the number of trees required within the development from 3,800 to
2,900. The developer also submitted, and the City approved a preliminary
landscape plan which further reduces the number of trees within the development from 2,900 to 1,943. The developer will be required to pay a park land dedication fee of $500 per 2.5 caliper inch tree not planted within each addition, totaling $478,500 for the entire development. The portion of park land
dedication fee associated with the 5th Addition will be determined once updated
Tree Preservation and Landscape Plans are provided. This is a recommended
condition of approval of the 5th Addition. The final amount will be included in the Development Agreement. 16. All changes and modifications to the plans requested by the City Engineer in the
Engineer’s report dated, March 8, 2017 and June 1, 2017 shall be incorporated into the preliminary plat and PUD plans. Comment: The City Engineer requires further updates before the construction plans may be approved. This is a
recommended condition of approval of the 5th Addition. 17. The Preliminary Plat approval is conditioned upon the applicant meeting all City
standards and design requirements unless specifically addressed otherwise in this
resolution. Comment: It is a recommended condition of Final Plat approval that the developer meet all City standards and design requirements. 18. The developer shall comply with all comments identified within the Washington County letter dated March 6, 2017, including providing an additional 17 feet of
right-of-way along 10th Street N. and constructing turn lane improvements
meeting Washington County standards at the developer’s sole expense. Comment: This condition does not apply to the 5th Addition. 19. That the preliminary PUD Plans be approved by Valley Branch Watershed District and that evidence be provided that all conditions attached to a Valley
Branch Watershed District permit be provided prior to the commencement of any grading activity on the site. Comment: The preliminary PUD Plans were approved by the Valley Branch Watershed District,
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20. That open space within the shorelands of the residential development be protected with a conservation easement and that conservation easements be provided for
review by the City Attorney and to be executed prior to Final Plat approval.
Comment: None of the identified outlots from the Preliminary Plat are located
within the 5th Addition Final Plat; therefore this condition does not apply to the 5th Addition Final Plat. 21. That golf carts shall be prohibited on city streets and city trails unless specifically
allowed by City Ordinance. The City approved an ordinance which allows golf
carts on local streets through the adoption of Ordinance 08-209 on May 15, 2018. 22. Prior to the issuance of building permits all wetland buffers shall be delineated and identified via staking or signage that is acceptable to the City. Comment: This is a recommended condition of Final Plat approval.
23. The applicant must provide the city a letter of approval to perform the proposed work in the gas pipeline easement within the development area as a condition of
preliminary plat approval. Comment: This condition is not applicable to the 5th
Addition. 24. Prior to the construction of any subdivision identification signs or neighborhood markers within the development, the developer shall submit sign plans for review and obtain a sign permit from the Planning Department. Comment: This is a
recommended condition of Final Plat approval. 25. That the preliminary plat be updated to include street names that are consistent with the City’s street naming ordinance and approved by the City Council. Comment: This condition is met. 26. The developer shall follow all of the rules and regulations spelled out in the
Wetland Conservation Act and shall acquire the needed permits from the appropriate watershed districts prior to the commencement of any grading or development activity on the site. Comment: This is a recommended condition of Final Plat approval. 27. The developer shall enter into a separate grading agreement with the City prior to
the commencement of any grading activity in advance of Final Plat and PUD plan approval. The City Engineer shall review any grading plan that is submitted in advance of a Final Plat and said plan shall document extent of any proposed grading on the site. Comment: This condition will be met. 28. The developer shall submit a revised preliminary plat and plans meeting all
conditions of approval. All of the above conditions shall be met prior to the City accepting an application for Final Plat. Comment: This condition has been met. 29. That approval of the preliminary plat be contingent on Street D access to 10th
Street. Comment: This condition has been met and does not apply to the 5th
Addition. 30. That the Royal Golf Club development will not have street lights except at street intersections and cul-de-sacs. Comment: This is a recommended condition of Final Plat approval.
31. That the developer work with the adjacent property owners to get an agreement in
place for screening and that it be incorporated into the final landscape plans. Comment: This condition has been met.
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32. That the developer address the Public Works Director’s concerns as they pertain to the lift station designs as identified in a Public Works memorandum dated
5/19/2017. Comment: This condition has been met.
33. That a $1,000,000 donation to the Parks fund will be made with the phase of development when the former Tartan Park ballfields are no longer able to be used by the City. Comment: This condition has been met.
Recommended Findings. Staff recommends the following findings:
1. That all the requirements of City Code Title 103 – Subdivision Regulations and
Article XVII Planned Unit Development Sections have been met by the Applicant.
2. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat and PUD Plans are
generally consistent with Preliminary Plat and PUD Plans approved by the City of
Lake Elmo on June 6, 2017.
3. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat and PUD Plans are
consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map
for this area.
4. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat and PUD Plans
generally comply with the City’s GCC - Golf Course Community zoning districts as
modified by the PUD regulations.
5. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat PUD Plans comply
with the City’s subdivision ordinance.
6. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat and PUD Plans
comply with the City’s Planned Unit Development Regulations.
7. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat and PUD Plans
comply with the City’s Engineering Standards, except where noted in the review
memorandum from the City Engineer dated November 17, 2022 and modified by
PUD regulations.
8. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat and PUD Plans
generally comply with other City zoning ordinances, shoreland, and erosion and
sediment control, except as noted in this staff report and review memorandum from
the City Engineer dated November 17, 2022.
9. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat and PUD Plans
generally comply with the City’s landscaping and tree preservation ordinances,
except as noted in the Landscape Architect’s review memorandum dated November
15, 2022, providing some flexibility to the Applicant to allow for woodland
management and pollinator friendly native seeding in lieu of some required tree
replacement in order to avoid possible detriment caused by over planting.
10. That the Royal Golf Club at Lake Elmo 3rd Addition Final Plat and PUD Plans
achieve multiple identified objectives for planned developments within Lake
Elmo.
11. That the proposed Final Plat and PUD Plans are for the 5th Addition of 43 single
family residential units of a 291-unit total residential golf course community Planned
Unit Development on 103.7 acres of land (of 231 acres total) located on the former
3M Tartan Park properties.
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12. That the Final Plat and PUD Plans will be located on property legally described on
the attached Final Plat as Outlot B, the Royal Golf Club at Lake Elmo 4th
Addition.
13. That there has been significant public testimony that 20th Street is already
dangerous without the additional traffic and that the City and developer need to
explore ways to make the road safer.
14. That the proposed PUD will allow a more flexible, creative, and efficient approach to
the use of the land, and will specifically relate to existing zoning district standards in
the following manner (with exceptions as noted):
a. Setbacks:
i. Royal Golf Club at Lake Elmo Setbacks
15. 16. 100 Ft.
Wide Lots
17. 80-90 Ft.
Wide Lots
18. 55-65 Ft.
Wide Lots
19. Front 20. 30 ft. 21. 30 ft. 22. 20 ft. for
side loaded garages, or 25’
23. Side 24. 10 ft. 25. 10 ft. 26. 10ft.
house/5ft. garage or 7.5 ft./7.5 ft.
27. Corner Side 28. 15 ft. 29. 15 ft. 30. 15 ft.
31. Rear 32. 30 ft. 33. 30 ft. 34. 20 ft.
a. Maximum Impervious Coverage: The maximum impervious coverage for 55-65’ wide lots shall be 50%. All other lots shall have a maximum impervious coverage
of 40%.
b. Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the development shall be 6,600 sq. ft.
c. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in area at the ground floor level except by conditional use permit. The width of the visible garage
door area when closed shall not exceed 60% of the principal building façade (including garage) fronting on the primary street.
d. Subdivision Identification Signs: The Royal Golf Club at Lake Elmo residential subdivision shall be allowed up to a maximum of 4 subdivision identification signs, including the identification sign for the golf course entrance, not to exceed 24 sq. feet in
sign area each, located no closer than 10 feet to any public right-of-way. In addition, neighborhood identification markers (pillars) shall be permitted to be no larger than 2 ft. x 2 ft. to identify the development logo and the name of the neighborhood. Additional subdivision signs should be considered for a subdivision of this size. Recommended Conditions of Approval. Staff recommends the following conditions of approval:
1. That there shall be no encroachments to drainage and utility easements on residential
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lots other than those reviewed and approved by the City Engineer and upon execution of an easement encroachment agreement. 2. Prior to the execution of Final Plat, the Developer shall enter into a
Developer’s Agreement acceptable to the City Attorney and approved by the City Council that delineates who is responsible for the design, construction, and payment of the required improvements with financial guarantees therefore.
3. That the developer prepares an exhibit that clearly identifies the proposed setbacks
for specific lots within the development.
4. The Royal Golf Club at Lake Elmo 5th Addition shall be incorporated into a Common Interest Agreement concerning management of the common areas and establish a homeowner’s association (HOA) which shall be submitted in final form to the Planning Director before any building permit may be issued for any structure
in any phase of the development. Said agreement shall comply with Minnesota Statues 515B-103 and specifically the provisions concerning the transfer of control to the future property owners. The HOA documents shall include required maintenance of wetland buffers. The final form of the HOA shall be approved by the City Attorney.
5. That the HOA documents include architectural requirements that require four-sided architecture and garages facing the public rights-of-way to have windows and/or other architectural features.
6. The applicant shall enter into a landscape license and maintenance agreement with
the City that clarifies the individuals or entities responsible for landscaping.
7. That the HOA be responsible for maintenance of all landscape walls that cross
residential property lines or publicly owned Outlots or rights-of-way and that the walls be contained within a landscape easement.
8. That the developer consider woodland management and pollinator friendly native seeding in lieu of some required tree preservation replacement tree requirements as
recommended by the City’s Landscape Architect.
9. That the Tree Preservation and Landscape Plans be updated to comply with the City’s requirements pursuant to the City Landscape Architect’s memo dated November 15, 2022. 10. That a fee in lieu of park land dedication be paid to the City to comply with the
required park land dedication for the Royal Golf Club at Lake Elmo.
11. That the developer pay a parkland dedication fee equal to $500 per 2.5 caliper inch required in lieu of some required tree preservation replacement tree requirements, totaling an amount determined by the City and included in the Development Agreement. This is in lieu of planting the required number of trees required. This fee
is calculated as follows:
$500.00 multiplied by the number of 2.5-caliper inch trees not planted within the entire subdivision, divided by 291 single family lots within the entire subdivision, multiplied by 43 single family lots within the 5th Addition. 12. All changes and modifications to the plans requested by the City Engineer in
the Engineer’s review memo dated November 17, 2022 shall be met and plan
updates reflected in the Final Plat to be recorded and the approved construction plans.
13. The existing temporary drainage and utility easement must be vacated over Lots
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2-5, Block 2.
14. The Final Plat shall not be recorded until the City Engineer approves the
final construction plans.
15. In accordance with the Preliminary Plat approval, the developer must
pay $25,000 to the city to offset the costs of ongoing maintenance of the new
lift station.
16. The Final Plat shall not be recorded until the City Engineer approves the final construction plans.∙ No construction on the Project may begin until the applicant has received City Engineer approval for the Final Construction Plans; the applicant has obtained and submitted to the City all applicable permits,
easements and permissions needed for the project; and a preconstruction meeting has been held by the City’s engineering department.
17. Final Plat approval is contingent upon the developer dedicating right‐of‐ way along the full length of 20th Street North to provide a minimum 40‐foot‐wide right‐of‐way from the existing roadway centerline. The Final Plat, Site Plans, Grading
Plans and Construction Plans must all be revised to clearly show the existing
centerline location, existing right‐of‐way, and proposed right‐of‐way dedication.
18. Final Plat approval is contingent upon the developer constructing as part of the project and at the developer’s sole cost, a dedicated right turn lane meeting State Aid design standards at Royal Boulevard North. ∙
19. A dedicated right turn lane along 20th Street North will be required at the
intersection of Masters Street as part of the next phase of the development.
20. Final Plat approval is contingent upon the developer constructing a new sanitary sewer lift station in accordance with the plans and specifications as prepared by the city. The plans and specifications provided by the city must be incorporated into the
construction plans for the development project and included in the construction
costs for the development security.
21. The Final Plat and PUD Plans approval is conditioned upon the applicant meeting all City standards and design requirements unless specifically addressed otherwise in this resolution.
22. Prior to the City issuing building permits, all wetland buffers shall be delineated
and identified via staking or signage that is acceptable to the City.
23. Prior to the construction of any subdivision identification signs or neighborhood markers within the development, the developer shall submit sign plans for review and obtain a sign permit from the Planning Department. Any amendments to the
finding regarding signs indicated in this Resolution shall be subject to a PUD
amendment or variance. 24. That the Final Plat include street names as approved by Council.
25. The developer shall follow all of the rules and regulations spelled out in the Wetland Conservation Act and shall acquire the needed permits from the appropriate watershed districts prior to the commencement of any grading or development activity on the site. 26. That the Royal Golf Club development will not have street lights except at
street intersections and cul-de-sacs.
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FISCAL IMPACT: There will be no fiscal impact to the City with this approval. The project will be served by urban services and sewer and water connection charges, building permit fees and the
like will be paid.
OPTIONS:
1. Approve the project with recommended conditions of approval; 2. Approve the project with changes; or
3. Deny the applications for Preliminary Plat and Preliminary Planned Unit Development and show findings of fact for the denial. RECOMMENDATION:
The Planning Commission and City Staff recommend the following action for the Final Plat and Final PUD for the Royal Golf Club at Lake Elmo 5th Addition.
“Motion to approve the Royal Golf Club at Lake Elmo 5th Addition Final Plat and Final PUD Plans based on the findings of fact and conditions outlined in the staff
report.”
ATTACHMENTS:
1. Final Plat Application and Plans
2. City Engineer’s Review Memo – November 17, 2022
3. Fire Department Review Memo – November 8, 2022
4. Landscape Architect’s Review – November 15, 2022
1 LA515-119-846051.v1
CITY OF LAKE ELMO WASHINGTON COUNTY
STATE OF MINNESOTA RESOLUTION NO. 2022-121
A RESOLUTION APPROVING A FINAL PLAT AND FINAL PUD PLAN FOR THE ROYAL
GOLF CLUB AT LAKE ELMO 5TH ADDITION WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, U.S. Home Corporation, LLC d/b/a Lennar has submitted an application to the City of Lake Elmo (“City”) for a Final Plat and Final PUD Plan for the Royal Golf Club at Lake Elmo 5th Addition, a copy of which is on file in the City of Lake Elmo Planning
Department; and
WHEREAS, the City approved a Preliminary Plat and PUD for Royal Golf Club at Lake Elmo in June 6, 2017 and four final plats have since been approved; and
WHEREAS, the proposed Royal Golf Club at Lake Elmo 5th Addition Final Plat and
PUD Plan includes 43 single-family house lots and outlots to be located at the southeast corner of Lake Elmo Avenue and 20th Street N; and WHEREAS, the proposed Royal Golf Club at Lake Elmo 5th Addition Final Plat and
PUD Plan includes outlots for the remaining 46 single family lots in the approved Preliminary
Plat and PUD to be final platted into lots and blocks in a future phase; and WHEREAS, future development of the outlots will require review and approval of a final plat and final PUD plan; and
WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending approval of the Final PUD Plan and Final Plat for the Royal Golf Club at Lake Elmo 5th Addition subject to 26 conditions of approval on November 28, 2022; and
WHEREAS, the City Council reviewed the Royal Golf Club at Lake Elmo 5th Addition
Final Plat and Final PUD Plan at its meeting held on December 20, 2022 and made the following findings of fact:
1. That all the requirements of City Code Title 103 – Subdivision Regulations and
Title 105, Chapter 105.12, Article XVIII - Planned Unit Development
Regulations have been met by the Applicant.
2. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat and PUD Plan are
generally consistent with Preliminary Plat and PUD Plans approved by the City
of Lake Elmo on June 6, 2017.
3. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat and PUD Plan are
2 LA515-119-846051.v1
consistent with the Lake Elmo Comprehensive Plan and the Future Land Use
Map for this area.
4. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat and PUD Plan
generally comply with the City’s GCC - Golf Course Community zoning
districts as modified by the PUD regulations.
5. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat PUD Plan comply
with the City’s Subdivision Regulations.
6. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat and PUD Plan
comply with the City’s Planned Unit Development Regulations.
7. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat and PUD
Plan comply with the City’s Engineering Standards, except where noted in
the review memorandum from the City Engineer dated November 17, 2022
and modified by PUD regulations.
8. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat and PUD Plan
generally comply with other City zoning ordinances, shoreland, and erosion and
sediment control, except as noted in the staff report for the December 20, 2022
City Council meeting and review memorandum from the City Engineer dated
November 17, 2022.
9. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat and PUD Plan
generally comply with the City’s landscaping and tree preservation ordinances,
except as noted in the Landscape Architect’s review memorandum dated
November 15, 2022, providing some flexibility to the Applicant to allow for
woodland management and pollinator friendly native seeding in lieu of some
required tree replacement in order to avoid possible detriment caused by over
planting.
10. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat and PUD Plan
achieve multiple identified objectives for planned unit developments within Lake
Elmo.
11. That the proposed Final Plat and PUD Plan are for the 5th Addition of 43 single
family residential units of a 291-unit total residential golf course community
Planned Unit Development on 103.7 acres of land (of 231 acres total) located on
the former 3M Tartan Park properties.
12. That the Final Plat and PUD Plan will be located on property legally described on
the attached Final Plat as Outlot B, the Royal Golf Club at Lake Elmo 4th
Addition.
13. That the proposed PUD will allow a more flexible, creative, and efficient
approach to the use of the land, and will specifically relate to existing zoning
district standards in the following manner (with exceptions as noted):
3 LA515-119-846051.v1
a. Setbacks:
100 Ft. Wide Lots 80-90 Ft. Wide Lots 55-65 Ft. Wide Lots
Front 30 ft. 30 ft.
20 ft. for side loaded garages, or 25’
Side 10 ft. 10 ft.
10ft. house/5ft. garage or 7.5 ft./7.5 ft.
Corner Side 15 ft. 15 ft. 15 ft.
Rear
30 ft. 30 ft. 20 ft.
b. Maximum Impervious Coverage: The maximum impervious coverage for 55-65’ wide lots shall be 50%. All other lots shall have a maximum impervious coverage of 40%.
c. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in area at the ground floor level except by conditional use permit. The width of the visible garage door area when closed shall not exceed 60% of the principal building façade (including garage) fronting on the primary street.
d. Subdivision Identification Signs: The Royal Golf Club at Lake Elmo residential subdivision shall be allowed up to a maximum of 4 subdivision identification signs, including the identification sign for the golf course entrance, not to exceed 24 sq. feet in sign area each, located no closer than 10
feet to any public right-of-way. In addition, neighborhood identification markers (pillars) shall be permitted to be no larger than 2 ft. x 2 ft. to identify the development logo and the name of the neighborhood. Additional subdivision signs should be considered for a subdivision of this size.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve the Royal Golf Club at Lake Elmo 5th Addition Final Plat and Final PUD Plan subject to the following conditions:
1. That there shall be no encroachments to drainage and utility easements on
residential lots other than those reviewed and approved by the City Engineer and upon execution of an easement encroachment agreement.
2. Prior to the execution of the Final Plat by the City, the Applicant shall enter into a Developer’s Agreement acceptable to the City Attorney and approved by the
4 LA515-119-846051.v1
City Council that delineates who is responsible for the design, construction, and payment of the required improvements with financial guarantees therefore.
3. That the Applicant prepare an exhibit that clearly identifies the proposed setbacks
for specific lots within the development.
4. The property within the Royal Golf Club at Lake Elmo 5th Addition shall be incorporated into a declaration that establishes a homeowners’ association (“HOA”) to manage the maintenance of the common areas. Said declaration
shall be submitted in final form to the Planning Director before any building
permit may be issued for any structure in any phase of the development. The declaration shall include required maintenance by the HOA of any wetland buffers. The declaration shall be reviewed and approved by the City Attorney. 5. That the HOA declaration include architectural requirements that require four-
sided architecture and garages facing the public rights-of-way to have windows
and/or other architectural features.
6. The Applicant shall enter into a landscape license and maintenance agreement with the City in the City’s standard form that clarifies the individuals or entities responsible for landscaping. 7. That the HOA be responsible for maintenance of all landscape walls that cross
residential property lines or publicly owned outlots or public rights-of-way and
that the walls be included within the landscape license and maintenance agreement.
8. That the Applicant consider woodland management and pollinator friendly native seeding in lieu of some required tree preservation replacement tree requirements
as recommended by the City’s Landscape Architect.
9. That the Tree Preservation and Landscape Plans be updated to comply with the City’s requirements pursuant to the City Landscape Architect’s memo dated November 15, 2022. 10. That a fee in lieu of park land dedication be paid to the City to comply with the
required park land dedication for the Royal Golf Club at Lake Elmo.
11. That the Applicant pay a park land dedication fee equal to $300 per 2.5 caliper inch required in lieu of some required tree preservation replacement tree requirements, totaling an amount determined by the City and included in the Development Agreement. This is in lieu of planting the required number of trees
required. This fee is calculated as follows: $300.00 multiplied by 969 2.5-caliper inch trees not planted within the entire subdivision, divided by 291 single family lots within the entire subdivision, multiplied by 43 single family lots within the 5th Addition. 12. All changes and modifications to the plans requested by the City Engineer in the
Engineer’s review memo dated November 17, 2022 shall be met and plan updates
reflected in the Final Plat to be recorded and the approved construction plans.
13. A portion of the drainage and utility easement that was dedicated to the City over Outlot B of The Royal Golf Club at Lake Elmo Third Addition must be vacated by the City.
14. The Final Plat shall not be recorded until the City Engineer approves the final
construction plans. 15. In accordance with the Preliminary Plat approval, the Applicant must pay $25,000 to the City to offset the costs of ongoing maintenance of the new lift
5 LA515-119-846051.v1
station.
16. No construction on the Project may begin until the Final Plat has been recorded, the Applicant has obtained and submitted to the City all applicable permits, easements and permissions needed for the project; and a preconstruction meeting
has been held by the City’s engineering department.
17. Final Plat approval is contingent upon the Applicant dedicating right‐of‐ way along the full length of 20th Street North to provide a minimum 40‐foot‐wide right‐of‐way from the existing roadway centerline. The Final Plat, Site Plans, Grading Plans and Construction Plans must all be revised to clearly show the
existing centerline location, existing right‐of‐way, and proposed right‐of‐way
dedication.
18. Final Plat approval is contingent upon the Applicant constructing as part of the project and at the Applicant’s sole cost, a dedicated right turn lane meeting State Aid design standards at Royal Boulevard North.
19. That the Applicant and the City explore ways to make 20th Street safer with the
additional traffic.
20. A dedicated right turn lane along 20th Street North will be required at the intersection of Masters Street as part of the next phase of the development.
21. Final Plat approval is contingent upon the Applicant constructing a new sanitary sewer lift station in accordance with the plans and specifications as prepared by
the City. The plans and specifications provided by the City must be incorporated into the construction plans for the development and included in the construction costs for the development security.
22. The Final Plat and PUD Plan approval is conditioned upon the Applicant meeting all City standards and design requirements unless specifically addressed
otherwise in this resolution.
23. Prior to the City issuing building permits, all wetland buffers shall be delineated and identified via staking or signage that is acceptable to the City.
24. Prior to the construction of any subdivision identification signs or neighborhood markers within the development, the Applicant shall submit sign plans for
review and obtain a sign permit from the Planning Department. Any amendments to the finding regarding signs indicated in this Resolution shall be subject to a PUD amendment or variance. 25. That the Final Plat include street names as approved by the City Council.
26. The Applicant shall follow all rules and regulations set forth in the Wetland Conservation Act and shall acquire the needed permits from the appropriate watershed districts prior to the commencement of any grading or development
activity on the site.
27. That the Royal Golf Club development will not have street lights except at street intersections and cul-de-sacs.
6 LA515-119-846051.v1
Passed and duly adopted this 20th day of December, 2022 by the City Council of the City of Lake Elmo, Minnesota.
___________________________________ Mayor Charles Cadenhead
ATTEST:
____________________________________ Julie Johnson, City Clerk
PAGE 1 of 3
MEMORANDUM
Date: November 17, 2022
To: Molly Just, Planning Director Re: Royal Golf Club 5th Addition – Final Plat
Marty Powers, Public Works Director Engineering Review Comments
Cc: Chad Isakson, P.E., Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Royal Golf Club 5th Addition. Final Plat/Final Construction
Plans were received on October 31, 2022. The submittal consisted of the following documentation:
Royal Golf Club 5th Addition Final Plat, Sheets 1‐4, not dated, prepared by Carlson McCain.
Royal Golf Club 5th Addition Construction Plans, Sheets 1‐20, dated October 19, 2022.
Royal Golf Club 5th Addition Landscape Plans, L1‐L6, dated October 21, 2022, by Pioneer Engineering.
Royal Golf Club 5th Addition Specifications, dated October 19, 2022
Royal Golf Club Grading Plans, Sheets 1‐22, dated October 19, 2022.
Royal Golf Club Stormwater Management Plan revised October 19, 2022.
STATUS/FINDINGS: Please see the following engineering review comments relating to the Final Plat application
and Final Construction Plans.
FINAL PLAT AND EASEMENTS: ROYAL GOLF CLUB 5TH ADDITION
Right‐of‐way dedication. Final Plat approval must be contingent upon the developer dedicating right‐of‐
way along the full length of 20th Street North to provide a minimum 40‐foot‐wide right‐of‐way from the
existing roadway centerline. The Final Plat, Site Plans, Grading Plans and Construction Plans must all be
revised to clearly show the existing centerline location, existing right‐of‐way, and proposed right‐of‐way
dedication. As submitted the right‐of‐way dedication being proposed is unclear.
Site Access. A new access to the site is proposed from 20th Street North, aligned with the intersection at
20th Street Court North. This proposed access is consistent with the approved preliminary plat.
Intersection Improvements. Final Plat approval must be contingent upon the developer constructing as
part of the project and at the developer’s sole cost, a dedicated right turn lane meeting State Aid design
standards at Royal Boulevard North. The 5th Addition construction plans include a dedicated right turn
lane as required. The construction plans were incomplete and will require revisions prior to city approval.
Intersection Improvements for next Phase. A dedicated right turn lane along 20th Street North will also be
required at the intersection of Masters Street as part of the next phase of the development. It is
recommended that both turn lanes be required to be constructed concurrently as part of the 5th Addition
for the safety and convenience of the public.
Sanitary Sewer Lift Station. Final Plat approval must be contingent upon the developer constructing a new
sanitary sewer lift station in accordance with the plans and specifications as prepared by the city. The plans
and specifications provided by the city must be incorporated into the construction plans for the
development project and included in the construction costs for the development security.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson, P.E. 651.300.4283
PAGE 2 of 3
Contribution for Lift Station Maintenance. In accordance with the Preliminary Plat approval, the developer
must pay $25,000 to the city to offset the costs of ongoing maintenance of the new lift station.
Trail Connectivity. Final Plat approval must be contingent upon the developer constructing the 10‐ft‐wide
bituminous trail connection between Outlot F and Outlot G. The Royal Golf Club 5th Addition Final Plat
must be revised to include a portion of Outlot D (4th Addition) to dedicate to the city a 10‐ft‐wide
bituminous trail within a minimum 30‐ft wide Outlot as required by the preliminary plat approval. A trail
segment is required through Outlot D (4th Addition) to connect the city trail segments in Outlots F and G,
(5th Addition). Outlot D (4th Addition) is currently owned by Royal Golf Development Inc.
Outlot A, C, D and E will be HOA owned and maintained. Drainage and utility easements over privately
owned Outlots have been shown on the Plat. The Plat must be revised to provide an additional drainage
and utility easement over portions of Outlot D and Outlot I to incorporate the 100‐year HWL for the low
area behind Lots 266 and 267 as shown on the grading plans.
Outlot B will be city owned and will contain a sanitary sewer lift station and stormwater management
basins. Outlot B must be expanded to incorporate the 100‐year HWL elevations of the ponds, drainage
structures and approaching drainageway.
Outlot F and G will be city owned and will contain a 10‐ft‐wide bituminous trail within a minimum 30‐ft
wide Outlot as required by the preliminary plat conditions of approval.
Outlot H will be City Owned and will contain stormwater management basins. Outlot H must be expanded
to incorporate the 100‐year HWL elevations of the ponds and drainage structures.
Outlot I will be developer owned for future platting.
Outlot ownership must be clearly shown of the Site Plans and Grading Plans. As submitted the Outlots
contain multiple labels accrued over the various development phases that must be corrected.
Drainage and utility easements are required over all storm sewer, sanitary sewer and watermain not
located on city owned Outlots and right‐of‐way, minimum 30‐feet in width, 15 feet from centerline on
each side of pipe. All emergency overflow elevations must be fully protected by drainage easement.
Easements must be clearly shown on the Final Plat, Site Plans, Utility Plans and Grading Plans. Easements
have generally been provided as required. Revisions may be necessary as the plans are finalized or
additional width may be required to adjust for greater pipe depths.
All easements as required by the City Engineer and Public Works Director shall be documented on the Final
Plat prior to the release of the Final Plat for recording. Additional rear yard easements will be required to
protect drainage swales extending across more than one lot.
All off‐site easements as required by the City Engineer and Public Works Director to complete any off‐site
improvements must be provided in the city standard form of easement agreement and provide to the city
prior to scheduling a preconstruction meeting.
Easement Vacation Required. As part of the Final Plat, the existing temporary drainage and utility
easement must be vacated over Lots 2‐5, Block 2. The temporary easement was created as part of the 3rd
Addition to address temporary grading and storm water management.
The Final Plat shall not be recorded until the City Engineer approves the final construction plans.
No construction on the Project may begin until the applicant has received City Engineer approval for the
Final Construction Plans; the applicant has obtained and submitted to the City all applicable permits,
easements and permissions needed for the project; and a preconstruction meeting has been held by the
City’s engineering department.
FINAL CONSTRUCTION PLANS
Final Construction Plans and Specifications must be prepared in accordance with the latest version of the
City Engineering Design Standards Manual, dated January 2022, using City details, plan notes and
specifications and meeting City Engineering Design Guidelines.
A detailed existing conditions plan is required as part of the grading plans, site plans and utility plans.
Existing conditions must be fully detailed for a distance of 150 feet from all construction limits including
the 20th Street turn lanes.
Turn lane plans must be presented in larger scale and fully dimensioned and labeled.
PAGE 3 of 3
Public streets must be designed to meet the City’s Engineering Design Standards including minimum 60‐ft
right‐of‐way and 28‐ft. street width, meeting minimum cul‐de‐sac dimensions, and meeting horizontal and
vertical street geometric standards.
The grading plans show the proposed lot layout for the next development Phase and the developer is
requesting to grade both phases concurrently. In reviewing the future lot layout, Lots 253, 253A and 254
must be revised to provide minimum rear yard lot width of 30 feet.
Separate Grading Plans must be submitted for the 5th Addition with city standard details and plan notes
revised to meet current City Engineering Design Standards dated January 2022.
The site plan is subject to a storm water management plan meeting State, VBWD and City rules and
regulations. Storm water and storm sewer facilities proposed as part of the site plan to meet permitting
requirements must be constructed in accordance with the City Engineering Design Standards.
A VBWD permit was approved for the development with conditions (Permit #2017‐06) including a
requirement to reconstruct portions of the VBWD project 1007 storm sewer pipe. Reconstruction of this
pipe will be required as part of the 5th Addition Improvement.
Clarify the existing VBWD drainage and utility easement on the grading plans and site plans. The existing
easement must be clearly shown and labeled.
Revise grading plans to provide city minimum easements for FES #606 and its approaching drainage way.
Revise the storm sewer run from FES #606 to FES #607 such that the pipe does not cross over the VBWD
storm sewer pipe (per the approved preliminary plans).
All storm water facilities, including storm water ponds and infiltration basins have been placed in Outlots
dedicated to the city as required for maintenance purposes. The Stormwater Facility Outlots must fully
incorporate the 100‐year HWL, 10‐foot maintenance bench and all maintenance access roads. Revisions to
the plans will be required for Ponds #30 and #31 and Ponds #40 and #41.
The grading plans must be revised to correct all 100‐year HWL contours around all stormwater basins. Add
100‐year HWL contour for the Outlot D low area behind lots 266 and 267. Add drainage and utility
easement to incorporate 100‐year HWL on Outlot D and adjacent lots.
The grading plans must be revised to lower Pond #40 and #41 NWL and HWL elevations to the approved
preliminary plat elevations. The higher elevations may provide additional groundwater pressures on the
adjacent lift station.
The grading plans must be revised around Pond #40 to restore the maintenance access road as approved
per the preliminary grading plans.
All lots must have the minimum floor elevation at least 2 feet above adjacent 100‐year HWL and the 100‐
year HWL shall not encroach onto any lot. All lots must have the low opening elevation at least 1 foot
above any adjacent emergency overflow elevation. Lots 1‐3, Block 3 low floor elevations must be revised.
Stormwater Ponds must be constructed meeting City standards. Stormwater Wet Ponds are required to
have a minimum of 3 feet in depth to the NWL, constructed with 3:1 side slopes and both a 10:1 aquatic
bench and a 10:1 maintenance bench. Designated maintenance access roads, 20 feet in width, must be
provided for all storm water facilities with slope no greater than 10%. Both the NWL and 100‐year HWL
elevations and contours must be shown on the plans.
The 100‐year HWL elevation and contour must be calculated and placed on the plans for all rear yard catch
basins. Drainage and utility easements must fully include the localized 100‐year HWL.
The maximum curb run prior to a catch basin is 350 feet.
The storm sewer system shall be designed to maintain a minimum 3 feet of pipe cover.
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.
Correct existing grading and label contours along rear yards of Lots 2‐10, Block 2.
Label drainage and utility easement for WL‐9 on grading and site plans.
“Proudly Serving Neighbors & Friends”
Lake Elmo Fire Department
Memorandum
To: Molly Just, Planning Director
From: Dustin Kalis, Fire Chief
Date: 11/8/22
Re: Final Plat & Easement Vacation Royal Golf 5th Addition
_______________________________________________________________________________________
The Lake Elmo Fire Department has completed a Final Plat & Easement Vacation Royal Golf 5th Addition
review based on submittals dated 10/20/22 with the following comments:
1) All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and
turning radiuses.
2) Developments of one or two family dwellings where the number of dwelling units exceeds 30 shall be
provided with two separate and approved fire apparatus access roads. The construction phasing plan
shall ensure two approved fire apparatus access roads are constructed and maintained throughout the
project.
3) An approved signage and marking plan shall be determined for all No Parking and Fire Lane access
roads.
4) Fire hydrants shall be provided in approved locations following review by Engineering and Public
Works.
5) Building address numbers shall be plainly visible from the street fronting the property and shall be a
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
Lake Elmo Fire Department Fire Code Policy
Memo
File: 227701109 To: Molly Just, City of Lake Elmo Planning Director From: Sarah Harding, Landscape Architect
Subject: City of Lake Elmo Landscape Plan Review Royal Golf Club 5th Addition – Review #1 Date: November 15, 2022
Submittals
• Tree Preservation Plans, dated October 19, 2022, received October 31, 2022.
Location: Area near the intersection of 20th Street and Lake Elmo Avenue
Current Land Use Category: Golf Course Community Planned Unit Development (GC PUD) Future Land Use Category: Golf Course Community (GC) Adjacent and Surrounding Land Use: As required in the resolution of approval, there is a requirement that the developer work with the adjacent property owners (Homestead Development) to have an agreement in place for screening and that it be incorporated into the final landscape plans. Special landscape provisions in addition to the zoning code: The Royal Golf Club Development and the City agreed that the number of trees required to be planted within the development for tree replacement and requirements per city ordinance was to be 2900 – as per the amendment to the development agreement. The development agreement also states that the number of trees can be reduced by woodland management or pollinator friendly techniques or the payment of $500 for parkland dedication requirements per 2.5-inch caliper inch tree not planted.
Tree Preservation: 105.12.470
• A revised tree preservation plan, based on Phase 3 grading changes, has been submitted that meets Code requirements except contains changes on Sheet T25 to the ‘Total Tree Plot Assessment Areas (Entire Site)’ table, for the tree assessment caliper inches per area which differs from the original approved plans.
− Provide the updated inventory sampling calculation documentation from the Forester that coincides with the changes to the quantified caliper inches within these areas and an updated Sheet T25 table.
Landscape Requirements: 105.12.480
• A landscape plan has not been submitted for 5th Addition but is required. A landscape plan has not
been reviewed.
November 15, 2022
Molly Just
Planning Director City of Lake Elmo
Page 2 of 2
Recommendation:
It is recommended that a condition of approval include:
• Submit an updated tree preservation plans and/or updated tree inventory documentation.
• Submit a landscape plan reflecting the 5th Addition improvements.
Stantec Consulting Services Inc.
Sarah Harding, PLA (MN) City of Lake Elmo Municipal Landscape Architect
P: (952) 334-4838 E: sarah.harding@stantec.com
651-747-39003800 Laverne Avenue North Lake Elmo, MN 55042
Date Received: ___________________ Received By: ____________________ Permit #: ________________________
FINAL PLAT APPLICAION
Applicant: _____________________________________________________________________________________________
Address: ______________________________________________________________________________________________
Phone # _______________________________________
Email Address:___________________________________
Fee Owner: ___________________________________________________________________________________________
Address: ______________________________________________________________________________________________
Phone # _______________________________________
Email Address:___________________________________
Engineer: ___________________________________________________________________________________________
Address: ______________________________________________________________________________________________
Phone # _______________________________________
Email Address:___________________________________
Property Location (Address): ______________________________________________________________________________
Complete Legal Description: ________________________________________________________________________
_____________________________________________________________________________________________________
PID#: ________________________________________________________________________________________________
Detailed Reason for Request:
_____________________________________________________________________________
_____________________________________________________________________________________________________
_____________________________________________________________________________________________________
_____________________________________________________________________________________________________
_____________________________________________________________________________________________________
In signing this application, I hereby acknowledge that I have read and fully understand the applicable provisions of the Zoning
ordinance and current administrative procedures. I further acknowledge the fee explanation as outlined in the application
procedures and hereby agree to pay all statements received from the City pertaining to additional application expense.
Signature of applicant:_______________________________________Date:_________________________________________
Signature of fee owner:______________________________________Date:_________________________________________
2
MAJOR SUBDIVISION FINAL PLAT APPLICATION REQUIREMENTS1 Subdivisions of land creating four (4) or more lots and where the subdivision does not qualify as a Minor Subdivision (103.00.700)
This handout is intended to provide guidance on putting together and submitting a Final Plat
application for the subdivision of property in Lake Elmo. The purpose of the Final Plat is to
incorporate all conditions placed on the Preliminary Plat application into the final plans, and to finalize all documentation for legal recording at the County.
In order to have your Final Plat application be complete and reviewed in a timely fashion, there are a number of steps that must be followed:
1.Pre-submittal Meeting: Contact City Staff to discuss the status of any outstandingPreliminary Plat conditions and to discuss the requirements for Final Plat application.
2.Final Plat Submittal: Complete all Final Plat submittal requirements. Providing a completeand through applicaion will help ensure a prompt and efficient review and processing ofyour application. Submit your completed packet to Staff to initiate review.
3.Completeness Review: Staff will examine your submittal to determine if the application iscomplete. Applications found to be incomplete will be returned to the applicant.2
4.Final Plat Review/Processing: Staff will only process completed applications. This processtypically requires at least one applicant revision and re submittal of plans to work through
review comments. The process may also include additional applicant meetings, requestingreview comments from partnering agencies, and writing reports. Once the plans are found tofully meet the Zoning and Subdivision Ordinances and Engineering Design Standards asoutlined by Staff, planning, engineering and landscape architecture reports are prepared and
the item is scheduled for the next available Planning Commission meeting.
5.Planning Commission Meeting: The Planning Commission will review the Final Plat forsubstantial conformance with the approved Preliminary Plat and make a recommendation tothe City Council. Applicants are advised to attend both the Planning Commission and CityCouncil meetings and be open to questions regarding the request.
6.City Council Meeting: Once the Planning Commission has made a recommendation on theapplication, the item is scheduled for the next available City Council meeting. Applicants areadvised to attend both the Planning Commission and City Council meetings and be open toquestions regarding the request.
7.Decision: The City Council will review the request and either grant or deny the Final Plat.
1 The information provided in this document is intended to be a correct statement of the law as set forth in the Lake Elmo City Code and the laws of the State of Minnesota. However, the applicant should refer
to the actual sources and consult with their own legal advisor regarding applicability to their application. In providing this information, the City makes no representations nor provides any legal advice or opinion.
2 Minnesota State Statute 15.99 requires local governments to review an application within 15 business days of its submission to determine if an application is complete and/or if additional information is needed to adequately review the subject request.
3
Final Plat Application
8.Title Work: If the Final Plat application is approved by the City Council, all title work mustbe reviewed and approved by the City Attorney before the plat is recorded by the County.The applicant shall provide evidence in a form satisfactory to the City Attorney that he/she
has fee interest in the subject property.
Final Plat Fees: The City Council has established a non-refundable fee3 for processing Final Plat applications. Please see the current fee schedule on our website. In addition, the City requires that the applicant enter into an Escrow Agreement with the City and post an $8,000
escrow to reimburse the City for all technical planning, engineering, public works and legal review.
The following materials must be submitted prior to deeming an application complete:
Sub: Req: Item:
1.A completed land use application form signed by all property owners alongwith payment of the proper filing fee, escrow and escrow agreement.
3 Applicant is also responsible for any additional fees incurred by the City (i.e. engineering, planning, postage, legal expenses, et cetera).
4
Final Plat Application
2.Written statements providing information regarding your proposal. Please
provide a separate answer for each of the lettered items listed below (answersmust be submitted in both hard copy and electronic form - PDF):
a.A listing of contact information including name(s), address(es) andphone number(s) of: the owner of record, authorized agents orrepresentatives, engineer, surveyor, and any other relevant associates.
b.A listing of the following site data: Address, current zoning, parcel sizein acres and square feet, property identification number(s) (PID), andcurrent legal description(s).
c.Final Subdivision and Lot Information:
i.The name of the Final Plat.
ii.A table listing the lot and block number, size of lot, width of lot,and depth of lot.
iii.Final exact area calculations of parks, trails, and any otherdedicated public open space; and estimated values of all dedicatedland and improvements (trails, park equipment, sports fields, etc.).
iv.Final exact area calculations of wetlands and buffers.
v.Final proposed area calculations for all dedicated right-of-ways.
vi.Proposed legal descriptions for: all lots, easements to be created (ifnot being dedicated on the plat), and easements to be vacated (ifany).
d.An explanation of how issues have been addressed since the PreliminaryPlat phase of the development.
e.A statement showing the final density of the project with the method ofcalculating said density shown.
f.Discuss proposed infrastructure improvements and phasing thereof (i.e.
proposed roadways, sewer systems, water systems, sidewalks/trails,parking, etc) necessary to serve the subdivision.
g.If applicable, a narrative addressing how concerns/issues raised byneighboring properties have been addressed (discussing your proposalwith the neighboring land owners is recommended to get a sense of
what issues may arise as your application is processed).
h.If applicable, a description of how conflicts with nearby land uses(livability, value, potential future development, etc.) and/or disturbancesto wetlands or natural areas are being avoided or mitigated.
i.Provide justification that the proposal will not place an excessive burden
on roads (traffic), sewage, water supply, parks, schools, fire, police, orother public facilities/services (including traffic flows) in the area.
5
Final Plat Application
Written statements continued:
j.If applicable, provide a description of proposed lakeshore access (i.e.shared dock with multiple slips, individual docks for each lot, etc.).
k.A description of proposed parks and/or open space, including a briefstatement of the overall land dedication of fees to be paid in lieu of landdedication that meets the public land dedication requirements of the
Subdivision Ordinance.
l.A proposed development schedule indicating the approximate date whenconstruction of the project, or stages of the same, can be expected tobegin and be completed (including the proposed phasing of constructionof public improvements and recreational and common space areas).
3.Plat & Associated Plans: Three (3) packets of reduced size (11x17) and three(3)packets of full plan size (24x36) containing each of the following requiredpieces of information depicting the proposed subdivision. Each document shall
be at a consistent, readable, and measurable engineering scale, include a title anda page number (Sheet 1 of 5+, Sheet 2 of 5+, et cetera), ).Staff will assist you indetermining what is required. The plan sets will not be considered completeunless all required elements are included. Additionally, each of the packet itemsmust be submitted in an electronic format (.jpg, .pdf, etc.) for use in
presentations.
The following pages outline the information that is required to deem your application complete.
Please refer to the City’s Engineering Design and Construction Standards
Manual to ensure compliance prior to submitting plans.
6
Final Plat Application
Final Plat:
Sub: Required: Item:
1.Administrative Information:
Appropriate identification of the drawing (i.e. final plat, gradingplan, etc).
Name of the subdivision, which shall not duplicate or too closely
approximate the name of any existing platted subdivision in
Washington County. Proposed names must be verified by theWashington County Recorder.
Signature of surveyor, engineer, landscape architect, and all
other professionals certifying the documents.
Date of plan preparation with revision date(s) (if any).
Graphic scale and true north arrow(engineering scale only, notless than one (1) inch equals one hundred (100) feet.
A complete Legend depicting all line types and symbols used
within the plans.
2.General Property Information:
Address(es) and PID(s) for the subject property.
Existing legal description(s) for the subject property.
Existing parcel boundaries shown with survey measurement data
matching the existing legal description of the parcel of land to be
platted.
Date of survey.
Name, address, and phone number of landowner (and subdividerif not the same)
Name, address, and phone number of engineer, surveyor,
landscape architect, or land planner preparing the plat (includeregistration #’s)
3.Indication of the gross area being subdivided and the proposednumber of lots shown in square feet and acres.
4.Existing site improvements within the parcel of land to be platted andfor a distance of 150 feet outside of the parcel boundaries.
5.Zoning district(s) of the land being subdivided (if more than onezoning district, zoning boundary lines must be shown) and proposedfuture zoning for the subdivided land.
7
Final Plat Application
6.Layout of proposed lots with future lot and block numbers. The
boundary lines of the subdivision should be clearly distinguishablefrom other property lines. Denote outlots planned for publicdedication and/or open space (schools, parks, trails, stormwaterponds, etc.).
7.Layout of existing property lines if (different from proposed lot
lines). Existing lot lines should be easily distinguishable from theproposed lot lines and not be a prominent feature on the plat.
8.Denote the area within each of the proposed parcels (in theappropriate units of acres and/or square feet)
9.Existing contours at intervals of two feet. Contours must extend a
minimum of 150 feet beyond the boundary of the parcel(s) inquestion.
10.Delineation of wetlands and/or watercourses on the plat and within150 feet of the perimeter of the subdivision parcel. The ordinary high
water elevation and the 100 year flood elevation shall be shown for
all existing water bodies.
11.Location, width, and names of existing and proposed streets withinand immediately adjacent to the subdivision parcel, showingpavement type and width.
12.All easements of record within or adjacent to the plat.
13.Lines establishing the buildable area on each lot (setbacks)
14.Boundary lines of adjoining parcels within three hundred fifty (350)feet beyond the plat. Individual parcels shall be identified by nameand ownership including all contiguous land owned or controlled bythe subdivider.
15.Location and dimensions of existing buildings or significant aboveground structures on or within one hundred and fifty (150) feet of theouter plat boundary.
16.Location of any unique natural and/or historic features (if any)
Final Grading, Drainage& Erosion Control Plan:
Sub: Required: Item:
1.Appropriate identification of the drawing as a “final grading,drainage and erosion control plan.”
2.Administrative information as required for the Final Plat.
8
Final Plat Application
3.Final Grading Plan: The developer shall submit a final grading,
drainage and erosion control plan utilizing a copy of the currentcertificate of survey as a base for the site in question, prepared andsigned by a Minnesota licensed engineer, depicting the followinginformation:
4.North arrow and date of preparation.
5.Graphic Scale (engineering scale only, not less than one (1) inchequals fifth (50) feet).
6. For each lot, provide lot and block numbers, easement locations,building pad location, building type and proposed building first
floor elevation, low floor elevation and elevation at garage slab.
7.Stormwater Management Plan, with a narrative, including theconfiguration of drainage areas and calculations that meet therequirements of the City Code and City Engineering StormwaterManagement Requirements and/or applicable WatershedStandards.
8.Location of all natural features on the tract. Natural features areconsidered to include, but are not limited to the following: treelines, wetlands, ponds, lakes, streams, drainage channels, bluffs,steep slopes, etc.
9.All delineated Wetlands and watercourse buffers per the City and
Watershed standards; and wetland replacement plan, if needed.
10.Location of all existing storm sewer facilities, including pipes,manholes, catch basins, ponds, swales, and drainage channelswithin one hundred fifty (150) feet of the tract. Existing pipe
type, grades, rim and invert elevations and normal and high waterelevations must be included.
11.Normal water level (NWL) and 100-year high water level (100-year HWL) for all water bodies, existing and proposed.
12.Spot elevations at drainage break points and emergency
overflows (in BOLD) with directional arrows indicating site,swale and lot drainage.
13.Retaining Walls (wall heights and elevations).
14.Locations, grades, rim and invert elevations of all storm sewerfacilities, including ponds and BMP’s proposed to serve the tract.
15.Locations and elevations of all street high and low points.
16.Street grades shown.
17.Provide phasing plan for site grading.
9
Final Plat Application
18.All soil erosion and sediment control measures to be incorporated
during and after construction must be shown. Locations and
standard detail plates for each measure must be included on the
plan using Lake Elmo city standard details. Plan must meet the
requirements of MPCA General Permit Construction Activity.
19. All revegetation measures proposed for the tract, including seed
and mulch types and application rates must be included on the
plan.
20. Existing contours at two (2) foot intervals shown as dashed lines
(may be prepared by a Minnesota licensed surveyor). Existing
contours shall extend one hundred fifty (150) feet outside of the
tract.
21. Proposed grade elevations at two (2) foot intervals shown as solid
lines.
22.Other information as required and outlined in the City Plan Sheet
Format Requirements.
Final Utility Plan:
Sub: Required: Item:
1.Appropriate identification of the drawing as a “final utility plan.”
2.Administrative information as required for the Final Plat.
3.Final Utility Plan, prepared and signed by a Minnesota licensed
engineer, depicting the following information:
4. Easements: Location, dimension and purpose of all utilityeasements.
5.Underground and Overhead Facilities: Location and size ofexisting utilities including sewers, water mains, culverts, gas,
electric, phone, cable, fiberoptic, utility poles or other underground
facilities within the tract and to a distance of one hundred fifty(150) feet beyond the tract. Such data as grades, invert elevations,and location of catch basins, manholes and hydrants shall also beshown.
6. Proposed utility plans including sanitary sewer, watermain, and
storm sewer, all in accordance with the current City of Lake Elmoengineering design standards manual.
10
Final Plat Application
7. Water Supply, Public: Water mains shall be provided to serve the
subdivision by extension of an existing community systemwherever feasible. Service connections shall be stubbed to theproperty line. Extensions of the public water supply system shallbe designed so as to provide public water in accordance with the
engineering design standards as approved by the City Engineer and
in accordance with the City’s Comprehensive Water Plan. TheFinal Utility Plan shall indicate the location of all hydrants andvalves.
8.Water Supply, Private: In areas where public water supply is not
available, individual wells shall be provided on each lot, properly
placed in relationship to the individual sewage disposal facilities.Well plans must comply with the State Well Code, as may beamended, and be submitted for the approval of the City Engineer.
9.Sewage Disposal, Public: Sanitary sewer laterals and service
connections shall be installed in accordance with the design
standards of the City as approved by the City Engineer. The FinalUtility Plan shall provide the locations, grades, rim and invertelevations, and sizes of all proposed sanitary sewer facilities toserve the tract. Demonstration of two separate and distinct land
area of at least 10,000 square feet suitable for septic drainfields is
required.
10.Sewage Disposal, Private: All individual sewage treatmentsystems shall be installed in accordance with all applicable State,County, and City requirements.
11.Other information as required and outlined in the City Plan Sheet
Format Requirements.
Final Street & Storm Sewer Plan:
Sub: Required: Item:
1.Appropriate identification of the drawing as a “final street & stormsewer plan.”
2.Administrative information as required for the preliminary plat.
3.Final Street and Storm Sewer Plan, prepared and signed by aMinnesota licensed engineer, depicting the following information:
4.Layout of proposed streets showing the proposed lot lines, right-
of-way widths, and proposed names of streets in conformance with
the County Uniform Street Naming and Addressing System.
5.Locations and widths of proposed streets, alleys and pedestrian-
ways.
11
Final Plat Application
6.Location, dimensions and purpose of all easements.
7.Annotation of street geometrics for all horizontal curves, tangent
lengths and corner radii.
8. Centerline profile and gradients for all streets, with vertical
geometrics annotated on the plan profiles.
9.Typical cross section of proposed street improvements.
10.Minimum front and side street building setback lines.
11.When lots are located on a curve, the width of the lot at the
building setback line.
12.Location and number of off-street parking spaces (guest,
handicapped, bicycle, motorcycle, etc.) including typical
dimensions of each. Note: not required for single family
residential developments.
13.Other information as required and outlined in the City Plan SheetFormat Requirements.
Final Tree Preservation Plan4:
Sub: Required: Item:
1.Appropriate identification of the drawing(s) as the “final treepreservation plan.”
2.Administrative information as required for the Final Plat.
3.Final Tree Preservation Plan, prepared and signed by a Minnesota
licensed forrestor or landscape architect, depicting the following
information:
4. Tree inventory and survey, including a total listing of all healthysignificant trees, all healthy significant trees to be removed and allhealthy significant trees to remain. Information should be
presented in both graphic (at a scale not less than one (1) inch
equals one hundred (100) feet) and tabular form (charts listingsignificant trees by field tag number).
5. General description of the trees on the site not meeting thesignificant size threshold.
6. Locations of proposed buildings, structure, or impervious surfaces.
7. Delineation of all areas to be graded and limits of land disturbance.
4 All tree preservation plans shall be certified by a forester or landscape architect.
12
Final Plat Application
8.Identification of all significant trees to be removed in the
construction area, presented in both graphic and tabular form.9.Measures to protect the significant trees that are to remain.
10.Size, species, number and location of all replacement trees proposed
to be planted on the property in accordance with the Mitigation Plan,if necessary, presented in both graphic (at a scale not less than one(1) inch equals one hundred (100) feet) and tabular form.
Final Landscaping Plan5:
Sub: Required: Item:
1.Appropriate identification of the drawing(s) as the “final landscaping
plan.”
2.Administrative information as required for the Final Plat.
3.The proposed location, size, quantity, and species of all existing and
proposed plant materials as required by the City Code. Information
should also be provided in tabular form.
4.Methods for protecting existing trees and other landscape material,
consistent with the City Code.
5.Proposed structural and ground cover materials.
6.Proposed provisions for irrigation and other water supplies. Irrigationplan must comply with the City Standard Specifications Standards.7.If required, proposed screening showing details and typical cross-sections.
Ghost Plat (Note: Ghost Plat may be required dependent on potential future land uses of adjacent
property as guided by the City’s Comprehensive Plan):
Sub: Required: Item:
1.Appropriate identification of the drawing as a “ghost plat.”
2.Administrative information as required for the Final Plat.
3.Show potential future subdivision possibilities for the land if yourproposal was approved (i.e. if you are not subdividing to themaximum density, how might the land be further divided in the
future to reach the maximum density).
4.Indicate how the proposed subdivision will relate to potential futuresubdivisions of adjacent properties (you may need to ghost platdevelopment on adjacent properties to establish this relation).
5 All landscape plans shall be certified by a landscape architect and shall meet the requirements of the City Code.
13
Final Plat Application
Electronic files
Sub: Required: Item:
1.A flash drive must be submitted which includes electronic files forthe written statements regarding the proposal, the plat and allassociated plans. An electronic drop-box to access all project filesand plans also are acceptable.
Sub: Req: Item:
4.Supplemental Information. Depending upon the submittal, the following itemsmay also be required:
Feasibility report(s) for proposed individual on-site sewer and water systems.Such reports will be required with any future plat;
Proposed protective covenants;
Three (3) copies of a context diagram that graphically depicts how thedevelopment plan relates to its surrounding neighborhood or community contextincluding the pedestrian, bike, and street (vehicular access) network (existing andpotential);
A Traffic Impact Study (TIS) (3 copies) prepared in accordance with State,County and/or City Engineering guidelines;
A soil survey and report; Include a report indicating results of deep soil tests andpercolation tests at the rate of no fewer than 2 successful test results for reach
proposed septic disposal area (4) tests per lot.;
Signed letters of intent indicating that all required off-site easements and off-siterights-of-way necessary for the project could be negotiated and obtained;
A hydrological/groundwater report;
Any other special natural area or environmental study or report pursuant to LakeElmo Code as requested by the City, if such exists or is deemed necessary;
Any other information required by Staff, Commissioners, or Council Membersnecessary to provide a complete review of the preliminary plat and associated
plans6. Additional items include:
6 Number of copies, size, and other such administrative details may also be imposed when requiring additional information.
14
Final Plat Application
Sub: Req: Item:
5.Variances: If you are requesting variances in any portion of the submitted FinalPlat, the City asks that you list each of the requested variances and provide anexplanation as to why each is necessary and cannot be avoided. Additionally,you must provide written answers to the following questions:
(1)Identify the unusual hardship on the land that necessitates the variance
request; and
(2)Explain the nature of the proposed use of land and the existing use ofland in the vicinity of the property; and
(3)Estimate the number of persons to reside or work in the proposed
subdivision; and
(4)Indicate the anticipated effect of the proposed subdivision upon trafficconditions in the vicinity.
Sub: Req: Item:
6.Additional Applications: If your request involves a rezoning or a vacation
request, additional applications and materials will be required.
Zoning Map Amendment Application
Vacation Application
Upon City Council approval of Final Plat, and before any construction commencing, a pre-construction meeting must occur for both grading and street utility construction. These meetings may be combined into one meeting provided all items on both check lists are completed. Pre-
construction meetings may not occur before the City Council approves the Final Plat and Development Agreement.
State Statutes provide City staff with fifteen (15) business days to review an application to determine if it is complete. Applications found to be incomplete will be returned to the applicant. Please contact staff at (651) 747-3912 if you have any questions.
Thank you.
15
Final Plat Application
651-747-39003800 Laverne Avenue North Lake Elmo, MN 55042
Date Received: ___________________ Received By: ____________________ Permit #: ________________________
PLANNED UNIT DEVELOPEMENT (PUD) FINAL PLAN APPLICATION
Applicant: _____________________________________________________________________________________________
Address: ______________________________________________________________________________________________
Phone # _______________________________________
Email Address:___________________________________
Fee Owner: ___________________________________________________________________________________________
Address: ______________________________________________________________________________________________
Phone # _______________________________________
Email Address:___________________________________
Engineer: ___________________________________________________________________________________________
Address: ______________________________________________________________________________________________
Phone # _______________________________________
Email Address:___________________________________
Property Location (Address): ______________________________________________________________________________
Complete Legal Description: ________________________________________________________________________
_____________________________________________________________________________________________________
PID#: ________________________________________________________________________________________________
Detailed Reason for Request:
_____________________________________________________________________________________________________
_____________________________________________________________________________________________________
_____________________________________________________________________________________________________
_____________________________________________________________________________________________________
_____________________________________________________________________________________________________
In signing this application, I hereby acknowledge that I have read and fully understand the applicable provisions of the Zoning
ordinance and current administrative procedures. I further acknowledge the fee explanation as outlined in the application
procedures and hereby agree to pay all statements received from the City pertaining to additional application expense.
Signature of applicant:_______________________________________Date:_________________________________________
Signature of fee owner:______________________________________Date:_________________________________________
2
Lake Elmo City Hall
651-747-3900
3800 Laverne Avenue North
Lake Elmo, MN 55042
ACKNOWLEDGEMENT OF RESPONSIBILITY
This is to certify that I am making application for the described action by the City and that I am responsible
for complying with all City requirements with regard to this request. This application should be processed in
my name and I am the party whom the City should contact regarding any matter pertaining to this application.
I have read and understand the instructions supplied for processing this application. The documents and/or
information I have submitted are true and correct to the best of my knowledge. I will keep myself informed
of the deadlines for submission of material and of the progress of this application.
I understand that this application may be reviewed by City staff and consultants. I further understand that
additional information, including, but not limited to, traffic analysis and expert testimony may be required for
review of this application. I agree to pay to the City upon demand, expenses, determined by the City, that
the City incurs in reviewing this application and shall provide an escrow deposit to the City in an amount to
be determined by the City. Said expenses shall include, but are not limited to, staff time, engineering, legal
expenses and other consultant expenses.
I agree to allow access by City personnel to the property for purposes of review of my application.
Signature of applicant__________________________________Date______________________________
Name of applicant____________________________________Phone_____________________________
(Please Print)
Name and address of Contact (if other than applicant)__________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
13
Lake Elmo City Hall
651-747-3900
3800 Laverne Avenue North
Lake Elmo, MN 55042
AFFIRMATION OF SUFFICIENT INTEREST
I hereby affirm that I am the fee title owner of the below described property or that I have written
authorization from the owner to pursue the described action.
Name of applicant_______________________________________________________________________
(Please Print)
Street address/legal description of subject property_____________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
______________________________________ __________________________________________
Signature Date
If you are not the fee owner, attach another copy of this form which has been completed by the fee owner
or a copy of your authorization to pursue this action.
If a corporation is fee title holder, attach a copy of the resolution of the Board of Directors authorizing this
action.
If a joint venture or partnership is the fee owner, attach a copy of agreement authorizing this action on
behalf of the joint venture or partnership.
14
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16ofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036-gr.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449BENCHMARKSGRADING, DEVELOPMENT& EROSION CONTROL PLAN42. 5/4/17 per V.B. Watershed District3. 5/22/17 Add Silt Fence to Inf. Basin4. 8/8/17 Per City Comments5. 8/14/17 Per 1st Addition1st Addition1st Add
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6. 9/7/17 Per 1st Addition City Comments7. 9/25/17 Per City Comments
1718ofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036-gr.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449BENCHMARKSGRADING, DEVELOPMENT& EROSION CONTROL PLAN52. 5/4/17 per V.B. Watershed District3. 5/22/17 per V.B. Watershed District4. 8/8/17 Per City Comments5. 8/14/17 Per 1st Addition1st Addition1st Addition6. 9/7/17 Per 1st Addition City Comments7. 9/25/17 Per City Comments
14ofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036-gr.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449BENCHMARKSGRADING, DEVELOPMENT& EROSION CONTROL PLAN62. 5/4/17 per V.B. Watershed District3. 5/22/17 Add Silt Fence to Wetland4. 8/8/17 Per City Comments5. 8/14/17 Per 1st AdditionPool &
Fitness
Center6. 9/7/17 Per 1st Addition City Comments7. 9/25/17 Per City Comments8. 6/8/18 Revise Golf Club EntrancePool &
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Center1st Add
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9. 8/29/22 Revise Per 4th & 5th Addition10. 10/19/22 Revise Per Ph. 3 Grading
1ofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036-gr.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449BENCHMARKSGRADING, DEVELOPMENT& EROSION CONTROL PLAN72. 5/4/17 per V.B. Watershed District3. 8/8/17 Per City Comments4. 8/14/17 Per 1st AdditionPool &
Fitness
Center5. 9/7/17 Per 1st Addition City Comments6. 9/25/17 Per City Comments4th Add
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1st Add
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7. 8/29/22 Per 4th & 5th Addition
ofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036-gr.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449BENCHMARKSGRADING, DEVELOPMENT& EROSION CONTROL PLAN82. 5/4/17 per V.B. Watershed District3. 5/22/17 per V.B. Watershed District4. 8/8/17 Per City Comments5. 8/14/17 Per 1st AdditionPHASE III GRADING1st Add
it
ion6. 9/7/17 Per 1st Addition City Comments7. 9/25/17 Per City CommentsLENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446Future Oultot
IFuture Oulot I8. 8/29/22 Per 4th & 5th Addition9. 10/19/22 Per Ph. 3 Grading
ofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036-gr.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449BENCHMARKSGRADING, DEVELOPMENT& EROSION CONTROL PLAN92. 5/4/17 per V.B. Watershed District3. 8/8/17 Per City Comments4. 8/14/17 Per 1st AdditionPHASE III
GRADING5. 9/7/17 Per 1st Addition City Comments6. 9/25/17 Per City CommentsLENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446Future Outlot I 5th Addition5th Addition7. 8/29/22 Per 4th & 5th Addition8. 10/19/22 Per Ph. 3 Grading
ofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036-gr.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449BENCHMARKSGRADING, DEVELOPMENT& EROSION CONTROL PLAN102. 5/4/17 per V.B. Watershed District3. 8/8/17 Per City Comments4. 8/14/17 Per 1st AdditionPHASE 3 GRADING1ST ADDITION5. 9/7/17 Per 1st Add. City Comments6. 9/25/17 Per City Comments7. 8/24/18 Per Phase 2 Grading3rd Addition8. 12/19/18 Per City Comments9. 1/22/19 Per 3rd Addition City Comments10. 2/4/19 Per 3rd Addition City Comments11. 12/13/19 Revise Lots 197-214c per OwnerLENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 5544612. 6/10/20 Revise Per Lennar5th Addition5th Addition13. 8/29/22 Per 4th & 5th Addition14. 10/19/22 Per Ph. 3 Grading
ofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036-gr.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449BENCHMARKSGRADING, DEVELOPMENT& EROSION CONTROL PLAN(TEMP. GRADING EASEMENT)10.12. 5/4/17 per V.B. Watershed District3. 8/8/17 Per City Comments4. 8/14/17 Per 1st Addition5. 9/7/17 Per 1st Add. City Comments6. 9/25/17 Per City Comments7. 8/24/18 Per Phase 2 Grading8. 12/19/18 Per City Comments9. 1/22/19 Per 3rd Addition City Comments10. 2/4/19 Per 3rd Addition City Comments11. 12/13/19 Revise Lots 197-214c per OwnerLENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 5544612. 6/10/21 Revise Per Lennar13. 10/19/22 Per Ph. 3 Grading
3ofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036-gr.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449BENCHMARKSGRADING, DEVELOPMENT& EROSION CONTROL PLAN112. 5/4/17 per V.B. Watershed District3. 8/8/17 Per City Comments4. 8/14/17 Per 1st AdditionPH
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1ST ADDITION5. 9/7/17 Per 1st Add. City Comments6. 9/25/17 Per City Comments7. 8/24/18 Per Phase 2 Grading3rd Addition8. 10/3/18 Per 3rd Add. Final Plat9. 12/19/18 Per City Comments10. 1/22/19 Per City 3rd Addition Comments11. 2/4/19 Per City 3rd Addition Comments12. 12/13/19 Revise Lots 197-214c per Owner13. 2/17/20 Revise Retaining Walls/GradingLENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 5544615. 7/15/21 Revise Driveways14. 6/10/21 Revise Per Lennar16. 8/29/22 Revise L7-9, B2 3rd Addition
48ofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036-gr.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449BENCHMARKSGRADING, DEVELOPMENT& EROSION CONTROL PLAN122. 5/4/17 per V.B. Watershed District3. 8/8/17 Per City Comments4. 8/14/17 Per 1st AdditionPHASE 2
GRADING1ST ADDITION5. 9/7/17 Per 1st Add. City Comments6. 9/25/17 Per City Comments2ND ADDITIONPHASE 1 GRADING7. 4/26/18 Per 2nd Add. Final Plat8. 6/25/18 Per City Commetns9. 8/24/18 Per Phase 2 Grading3rd Addition3rd Addition10. 10/3/18 Per 3rd Add. Final Plat11. 2/4/19 Per City 3rd Addition Comments12. 12/13/19 Revise Lots 197-214c per Owner13. 2/17/20 Revise Retaining Walls/GradingLENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 5544615. 7/15/21 Revise Driveways14. 6/10/21 Revise Per Lennar16. 8/29/22 Revise Lots 22-27 Block 4 3rd Add.17. 10/6/22 Add swale grades L22-27, B4 3rd Add.17. 10/6/22 Add swale grades L22-27, B4 3rd Add.18. 10/17/22 Rev. rear yards L22-24, B4 3rd Add.
ofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036-gr.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449BENCHMARKSGRADING, DEVELOPMENT& EROSION CONTROL PLAN132. 5/4/17 per V.B. Watershed District3. 8/8/17 Per City Comments4. 8/14/17 Per 1st Addition5. 9/7/17 Per 1st Addition City Comments6. 9/25/17 Per City Comments2ND ADDITIONPHASE 1 GRADINGPHASE 1 GRADING7. 4/26/18 Per 2nd Add. Final Plat8. 6/25/18 Per City Comments9. 7/18/18 Per City Comments3rd Add
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ion10. 10/3/18 Per 3rd Add. Final Plat11. 8/3/20 Revise Lots 364-374
ofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036-gr.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449BENCHMARKSGRADING, DEVELOPMENT& EROSION CONTROL PLAN142. 5/4/17 per V.B. Watershed District3. 8/8/17 Per City Comments4. 8/14/17 Per 1st Addition5. 9/7/17 Per 1st Addition City Comments6. 9/25/17 Per City Comments2ND ADDITIONPHASE 1 GRADING2ND ADDITION7. 4/26/18 Per 2nd Add. Final Plat8. 6/25/18 Per City Comments9. 7/18/18 Per City Comments10.10/03/18 Rev. Lot 387 to SOG11.8/03/20 Rev. Lot 17712.4/27/21 Rev. Lot 375 & 376
ofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036-gr.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449BENCHMARKSGRADING, DEVELOPMENT& EROSION CONTROL PLAN152. 5/4/17 per V.B. Watershed District3. 5/22/17 per V.B. Watershed District4. 8/8/17 Per City Comments5. 8/14/17 Per 1st Addition1st Addit
ion6. 9/7/17 Per 1st Addition City Comments7. 9/25/17 Per City Comments2ND ADDITIONPHASE 1 GRADING8. 4/26/18 Per 2nd Add. Final Plat9. 6/25/18 Per City Comments10. 7/18/18 Per City Comments11. 9/29/19 Rev. Grading at Palmer and 10
16DETAILS2. 10/03/18 Revise Pratt SF HolddownsofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036_dtls.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 554463. 6/10/21 per Lennar
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2ND ADD.2ND ADD.17DETAILS2. 8/8/17 Per City Comments3. 9/7/17 Per 1st Addition City CommentsofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036_dtls.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 554465. 8/29/22 Revise Pond 10 OCS4. 10/19/22 Revise Pond 10, 30 & 40 Splitter & OCS's
PH. III GRADEPH. III GRADEPH. I GRADEPH. I GRADEPH. I GRADEPH. I GRADEPH. I GRADEPH. I GRADEPH. I GRADEPH. I GRADE18DETAILS2. 5/22/17 Revise Street Names3. 8/8/17 Per City Comments4. 4/26/18 Per 2nd Add. Final Plat5. 6/25/18 Per City CommentsofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036_dtls.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 554466. 10/19/22 Add basin 30,31,40,41 details
PHASE III GRADINGPHASE III GRADINGPHASE III GRADINGELIM
INATED PHASE III GRADINGPHASE III GRADING19RETAINING WALL PROFILES2. 8/8/17 Per City CommentsofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036_dtls.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446
PHASE I GRADINGPHASE I GRADINGPHASE I GRADINGPHASE I GRADING20RETAINING WALL PROFILES2. 5/4/17 per V.B. Watershed District3. 8/8/17 Per City CommentsofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036_dtls.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446PHASE II GRADING
PHASE I GRADINGPHASE I GRADINGPHASE I GRADING21RETAINING WALL PROFILES2. 8/8/17 Per City Comments3. 6/8/18 Revise Wall 14ofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036_dtls.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446
22RETAINING WALL PROFILES2. 8/8/17 Per City Comments3. 12/13/19 Add Retaining Wall Profiles 15-17ofTHE ROYAL GOLF CLUB AT LAKE ELMOPHASE 1, 2 & 3 GRADINGLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\final grading plan\6036_dtls.dwgSave Date:10/20/22Revisions:Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/7/17LC4/7/17Brian J. Krystofiak, P.E.25063BJK#60361. 4/26/17 per V.B. Watershed District22HC Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 554494. 2/17/20 Revise Retaining Wall Profile #17LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446PHASE II GRADINGPHASE II GRADINGPHASE II GRADING
101716151413119718546812321TREE PRESERVATION PLANKnow what'sbelow.before you dig.CallRJJO94 VICINITY MAP BENCHMARKST1off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_ind.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsP H A S EI3. 05/04/17 Revise Sheets 6, 19, 21 & 254. 05/26/17 Revise Sheets 1, 4-5, 6, 14, 20-21 & 255. 02/16/18 Revise Sheets 1, 10, 15-19, 21 & 25P H A S EIILENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 554466. 10/19/22 Revise Sheets 1-3, 9-10, 15 & 19-25P H A S EIIIP H A S EI
off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKST2TREE PRESERVATION PLANJJOLENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 554463. 10/19/22 Revise per Phase 3 Grading
off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKST3TREE PRESERVATION PLANJJOLENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 554463. 10/19/22 Revise per Phase 3 Grading
1514off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKST4TREE PRESERVATION PLANJJOI I IP H A S EP H A S EI3. 05/26/17 Revise Layout per Owner
15off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKST5TREE PRESERVATION PLANJJO3. 05/26/17 Revise Layout per Owner
16off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKST6TREE PRESERVATION PLANJJO3. 05/04/17 Per Owner and Watershed Comments4. 05/26/17 Revise Layout per Owner
off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKST7TREE PRESERVATION PLANJJOP H A S EI
621off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKST8TREE PRESERVATION PLANJJO
off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKST9TREE PRESERVATION PLANJJOP H A S EIII I IP H A S ELENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 554463. 10/19/22 Revise per Phase 3 Grading
3off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKST10TREE PRESERVATION PLANJJO3. 02/16/18 Revise Layout per OwnerP H A S EIII I IP H A S ELENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 554464. 10/19/22 Revise per Phase 3 Grading
975483off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKST11TREE PRESERVATION PLANJJOP H A S EII
101398off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKST12TREE PRESERVATION PLANJJOP H A S EI
1718off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKST13TREE PRESERVATION PLANJJO
118off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKST14TREE PRESERVATION PLANJJOP H A S EI3. 05/26/17 Revise Layout per Owner
48off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKST15TREE PRESERVATION PLANJJOP H A S EI3. 02/16/18 Revise Layout per OwnerP H A S EIILENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 554464. 10/19/22 Revise per Phase 3 Grading
off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKST16TREE PRESERVATION PLANJJO3. 02/16/18 Revise Layout per Owner
1112off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKST17TREE PRESERVATION PLANJJO3. 02/16/18 Revise Layout per Owner
off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsBENCHMARKSTREE PRESERVATION PLANT18JJO3. 02/16/18 Revise Layout per Owner
off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsT19ADBTREE PRESERVATION PLAN3. 05/04/17 Per Owner and Watershed Comments4. 02/16/18 Revise Layout per OwnerLENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 554465. 10/19/22 Revise per Phase 3 Grading
off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsT20ADBTREE PRESERVATION PLAN3. 05/26/17 Revise Layout per OwnerLENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 554464. 10/19/22 Revise per Phase 3 Grading
off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsT21ADBTREE PRESERVATION PLAN3. 05/04/17 Per Owner and Watershed Comments4. 05/26/17 Revise Layout per Owner5. 02/16/18 Revise Layout per OwnerLENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 554466. 10/19/22 Revise per Phase 3 Grading
off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsT22ADBTREE PRESERVATION PLANLENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 554463. 10/19/22 Revise per Phase 3 Grading
off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsT23ADBTREE PRESERVATION PLANLENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 554463. 10/19/22 Revise per Phase 3 Grading
off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsT24ADBTREE PRESERVATION PLANLENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 554463. 10/19/22 Revise per Phase 3 Grading
off:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:10/21/22Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota9/21/16 9/21/16Brian J. Krystofiak, P.E.25063BJK25Revisions:H.C. Golf Course Development, LLC11074 Radisson Rd NEBlaine, MN 55449THE ROYAL GOLF CLUB AT LAKE ELMOLake Elmo, Minnesota1. 02/10/17 Revise Layout per Owner2. 04/07/17 Per City and Watershed CommentsT25ADBTREE PRESERVATION PLAN3. 05/04/17 Per Owner and Watershed Comments4. 05/26/17 Revise Layout per Owner and Landscape Comments5. 02/16/18 Revise Layout per OwnerLENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 554466. 10/19/22 Revise per Phase 3 Grading
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THE ROYAL GOLF CLUB AT LAKE ELMO 5TH ADDITIONSEE DETAILDETAIL(not to scale)INSET 'A'(SEE SHEET 2 OF 4 SHEETS)INSET 'B'(SEE SHEET 3 OF 4 SHEETS)INSET 'C'(SEE SHEET 4 OF 4 SHEETS)ROYALNORTHBOULEROYALVARDNORTHBOULEVARDMASTERS STREET NORTH
THE ROYAL GOLFSEE DETAILDETAIL(not to scale)MATCH LINE 'A'INSET AROYALNORTHBOULEVARD CLUB AT LAKEELMO 5TH ADDITION
CLUB AT LAKE THE ROYAL GOLFMATCH LINE 'C'ELMO 5TH ADDITIONINSET BMASTERS STREET NORTHROYAL
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D A D D I T I O N5 T HofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_cover_4th add.dwgSave Date:10/21/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446A D D I T I O N3 R DA D D I T I O
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621|SANITARY SEWER INDEX2BENCHMARKSofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_cover_4th add.dwgSave Date:10/21/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446A D D I T I O NF U T U R E
|||||||||||||||||||||||||||||||||||||||||||||||||||||FMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFM>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
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>>>>>>>>ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe ohe oheoheohe oheohe>>>>621|STORM SEWER INDEX3BENCHMARKSofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_cover_4th add.dwgSave Date:10/21/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446A D D I T I O NF U T U R E
9059008958908858808758709104BENCHMARKS905900895890885880875910SANITARY SEWER &WATER MAINofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_utility ss-wm_4th add.dwgSave Date:10/24/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446915915ROYAL BOULEVARD N.
ROYAL BOULEVARD N.9159109059008958908858805875915910905900895890885880BENCHMARKSSANITARY SEWER &WATER MAINofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_utility ss-wm_4th add.dwgSave Date:10/24/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446920920
STORM SEWER9109059008958908858808759159209159109059008958909256BENCHMARKSofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_utility stm_4th add.dwgSave Date:10/21/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446920915910905900895890925910905900895890885880915885875910905900895890885880875915
STORM SEWER7BENCHMARKSofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_utility stm_4th add.dwgSave Date:10/21/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446905900895890885880870910915905900895890885880910915875875
STORM SEWER9059008958908858808758709059008958908858808758BENCHMARKSofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_utility stm_4th add.dwgSave Date:10/21/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446
STORM SEWER9259209159109059008958909308958908858808758708659009BENCHMARKSofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_utility stm_4th add.dwgSave Date:10/21/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446925920915910905900895890930895890885880875870865900860
STORM SEWER89589088588087587086586090090590089589088588087591010BENCHMARKSofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_utility stm_4th add.dwgSave Date:10/21/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446895890885880875870865900860905900895890885880875910870
ofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_street_4th add.dwgSave Date:10/21/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446STREET CONSTRUCTION885920915910905900895890925BENCHMARKS11920915910905900895890925ROYAL BOULEVARD N
ROYAL BOULEVARD NofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_street_4th add.dwgSave Date:10/21/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446STREET CONSTRUCTION915910905900895890920925885BENCHMARKS12915910905900895890920925
ofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_trail_4th add.dwgSave Date:10/21/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446TRAIL CONSTRUCTIONBENCHMARKS13
ofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_sign&striping_4th add.dwgSave Date:10/20/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446SIGNING, STRIPING&LIGHTING PLANBENCHMARKS14A D D I T I O N3 R D
SIGNING, STRIPING&LIGHTING PLANBENCHMARKS15ofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_sign&striping_4th add.dwgSave Date:10/20/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446A D D I T I O NF U T U R E
DETAILSofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_details_4th add.dwgSave Date:10/20/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 5544616
DETAILS17ofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_details_4th add.dwgSave Date:10/20/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446
DETAILS18ofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_details_4th add.dwgSave Date:10/20/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446
ofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_details_4th add.dwgSave Date:10/20/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446DETAILS19
ofTHE ROYAL GOLF CLUB ATLAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaoff:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_details_4th add.dwgSave Date:10/20/22Revisions:1.Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJK#603620LENNAR16305 36th Avenue N. - Suite 600Plymouth, MN 55446DETAILS20
of3890 Pheasant Ridge Dr #100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comTHE ROYAL GOLF CLUB AT LAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_turn lane_4th add.dwgSave Date:10/21/22environmentalengineeringsurveying···Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJKT2LENNAR16305 36th Avenue N. - Suite 600,Plymouth, MN 55446Revisions:1.T1TURN LANE INDEX
Know what'sbelow.before you dig.CallRof3890 Pheasant Ridge Dr #100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comTHE ROYAL GOLF CLUB AT LAKE ELMO - 5TH ADDITIONLake Elmo, Minnesotaf:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\5th addition\6036_turn lane_4th add.dwgSave Date:10/21/22environmentalengineeringsurveying···Print Name:Signature:Date:License #:Drawn:Designed:Date:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota10/19/22DPE10/19/22Brian J. Krystofiak, P.E.25063BJKT2LENNAR16305 36th Avenue N. - Suite 600,Plymouth, MN 55446Revisions:1.T2TURN LANEROYAL BOULEVARD NORTH1+002+003+008959009059109009059109159059109159209109159209259109159209259059109159204+005+006+00895900905910900905910915905910915920910915920925910915920925910915920