Loading...
HomeMy WebLinkAbout#25 - Schiltgen Farmstead Prelim Plat & PUDSTAFF REPORT CITY COUNCIL DATE: 12/20/22 TO: City Council FROM: Molly Just, Planning Director AGENDA ITEM: Schiltgen Farmstead Preliminary Plat/Planned Unit Development BACKGROUND: At their October 4th meeting the City Council approved a zoning map amendment to rezone four (4) parcels located near the northwest corner of the intersection of Lake Elmo Avenue North and Stillwater Boulevard from Rural Transitional (RT) district to Village Low Density Residential (V-LDR). The Council voted to table the application for Preliminary Plat & Preliminary PUD. The Planning Commission and City Council expressed great concern about the density and intensity planned for the portion of the project located south of Stillwater Boulevard. On November 15, 2022 the applicant, GWSA Land Development, LLC, submitted a revised proposal that includes developing only the two (2) parcels of land located north of Stillwater Boulevard (the “Property”). The Property would be developed with 200 units on 98.76 acres, down from 293 units on 123 acres. The development is proposed as a PUD because the applicant is requesting flexibility from the regulations of Article 13 – Village Districts – Village Low Density Residential and Article 19 Shoreland Management Overlay District. Legacy at Northstar City Hall City Council Meeting December 20, 2022 Page 2 At its August 8, 2022 meeting the Planning Commission held a public hearing and voted to table action on the original, 4 parcel project until progress was made to address concerns primarily around stormwater management, requested exemptions from City standards to accommodate the development south of Stillwater Boulevard, and a lack of information on proposed open space and community amenities. During the public hearing the following public comments were shared: 1. Bryan Wittner -10870 38th Street North – spoke about concerns regarding the cul-de-sac being turned into a through-road. 2. Jose Chavez – 3505 Kelvin Avenue North – spoke in support of the new development as then they would have access to their property. 3. Todd Bruchu – 3150 Klondike Avenue North – spoke about concerns regarding density, property taxes, school overpopulated schools, water supply issues, high traffic issues and not any new baseball fields. At their September 26, 2022 meeting, the Planning Commission reviewed revised plans and discussed and asked questions about the intensity of development on the south side of Stillwater Boulevard. While the density for the project was within that allowed by zoning and the Comprehensive Plan, the lots were considerably smaller south of Stillwater Boulevard, there were no dedicated amenities and no easy way for pedestrians to cross Stillwater Boulevard to access the community amenities on the north side of Stillwater Boulevard. There was also concern about a lack of detail regarding community amenities for the subdivision as a whole. Ultimately, the Planning Commission voted to recommend approval of the Zoning Map Amendment and denial of the Preliminary Plat and Preliminary PUD. Staff has reviewed the proposal for the Property and recommends conditional approval of the revised Preliminary Plat and PUD. ISSUE BEFORE THE COUNCIL: Should the City Council approve the Preliminary Plat and Preliminary Planned Unit Development (PUD) for Schiltgen Farmstead? GENERAL INFORMATION: Applicant: GWSA Land Development , 10850 Old County Road 15, Suite 200, Plymouth, MN 55441 Property Owner: Schiltgen Farms Inc. 10880 Stillwater Boulevard Location: Northwest Corner of Lake Elmo Avenue and Stillwater Boulevard. PID#s: 1402921140001 and 1402921410003 (north of Stillwater Boulevard only) Request: Preliminary Plat/Preliminary Planned Unit Development (PUD) Site Area: Approximately 98.76 acres Land Use Map: Village Low Density Residential (Density range of 1.5-3 units per net acre) Zoning: V-LDR and Shoreland Overlay City Council Meeting December 20, 2022 Page 3 Surrounding: V-LDR/PUD (north)/ PF and VMX (east)/ RT (south)/ OP and RR (west). History: The parcels are part of the Schiltgen Farm property. The City reviewed a PUD Concept Plan on August 10, 2021. On October 4, 2022 the City approved a Zoning Map Amendment to V-LDR and tabled action on the Preliminary PUD/Preliminary Plat. Deadline: Application Complete – 7/7/22 60 Day Deadline – 9/5/22 Extension Letter – 8/3/22 120 Day Deadline – 11/4/22 Applicant requested an extension of the 120-day deadline to February 8, 2023 Applicable Code: Article 13 – Village Districts Article 18 – Planned Unit Development Regulations Article 19 – Shoreland Management Overlay District Title 103 – Subdivision Regulations PROPOSAL DETAILS/ANALYSIS: The proposed development would be located between the Legacy at Northstar subdivision and Stillwater Boulevard on the west side of Lake Elmo Avenue. The development is proposed as a PUD because the applicant is requesting flexibility from the zoning regulations of the V-LDR base zoning district and from the regulations of the Shoreland Management Overlay District. The Property consists of approximately 98.76 gross acres with wooded slopes, wetlands and a large portion of Sunfish Lake dominating the western portion of the Property. Approximately 53.2 acres of the Property is within the Shoreland Management Overlay District. Over half of that land area would be left in passive open space. The applicant proposes to develop the Property with 200 single-family detached homes. The project would include an amenity lot with a gathering area, pool and playground along with 20 acres in upland open space in an outlot next to Sunfish Lake. The project would be developed in phases with the first phase beginning in summer 2023. The applicant’s phasing plan depicts access from Lake Elmo Avenue and Kokanee Avenue North with phase 1 and adding access from Kirkwood Lane North with phase 2. Environmental Review. The entire Village Area was subject to an Alternative Urban Areawide Review (AUAR) when the area was brought into the Municipal Urban Service Area (MUSA). The AUAR was updated in early 2022 as required. No further environmental review is required. Site Data. Total Site Area 98.76 acres Outlots 44.02 acres (14.31 ac wetland, lake, bluff/steep slopes) Right-of-Way (R/W) 14.41 acres City Council Meeting December 20, 2022 Page 4 Net Density. The calculation of density is as follows. The Metropolitan Council determines density through netting out wetlands and water bodies, dedication for designated arterial right-of-way, wetland buffers, public parks and qualifying preserved open space to get “net” density. Development Area 98.76 acres Wetlands & Bluffs/Steep Slopes 14.31 acres Open Space - Net Density 84.39 net acres with 200 units = 2.36 du/acre PUD Minimum Requirements. The development is being proposed as a PUD because a portion of the proposed development is within a shoreland, and any deviation from the minimum lot size requirements of the shoreland district requires that an area be developed through the PUD process. The applicant proposes deviations from the lot size, width, side setback, and maximum impervious surface standards of the V-LDR District and from the lot size, width and maximum impervious surface standards of the Shoreland Management Overlay District. SITE PLAN City Council Meeting December 20, 2022 Page 5 A PUD is a negotiated zoning district, and according to the Lake Elmo Zoning Code Article 18, Planned Unit Development Regulations, zoning flexibility can be granted in order to better utilize site features and to obtain a higher quality of development. When evaluating a PUD proposal, a PUD must meet one or more objectives contained in Article 18 and meet the minimum requirements for a PUD. • Identified Objectives. Staff has found that the following objectives are met with the proposed PUD: C. Provision of more adequate, usable, and suitably located open space and recreational amenities and other public facility than would otherwise be provided under conventional development techniques. Staff comment: With no riparian lots proposed and an area around Sunfish Lake remaining undeveloped this objective is met. Additionally, the applicant proposes to reuse captured stormwater to irrigate outlots and the Villa style lots. This preserves water resources which is an objective of the City. F. Preservation of historic buildings, structures or landscape features. Staff comment: The applicant proposes to preserve the front 24 feet of the large “North Star Farm” barn on the property and build a new building behind it as a community amenity. The buildings would be connected. The silo would be preserved if feasible. G. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. Staff comment: The applicant proposes architectural styles that are compatible with adjacent Legacy at North Star. I. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. The project will provide stormwater ponding planned for in the City’s Capital Improvement Plan (CIP). This will provide additional discharge rate reduction that significantly exceeds the reductions necessary for the development to meet City, watershed district and State permitting requirements. The City has planned for the stormwater and sanitary sewer needs as the Old Village develops and redevelops and this project would play a part in enabling that development. • Minimum Requirements for PUD. Staff has found that the proposed development does meet the following minimum requirements of a PUD: a. Lot Area: The site area exceeds the minimum lot area for of five acres for a PUD development. Requirement met. b. Open Space: The PUD ordinance indicates that at least 20% of the development area not within rights-of-way is to be reserved as open space. Requirement met. c. Street Layout: In existing developed areas, the PUD should maintain the existing street grid, where present, and restore the street grid where it has been disrupted. In newly developing areas, streets shall be designed to maximize connectivity in each cardinal direction, except where environmental or physical constraints make this infeasible. All streets shall terminate at other streets, at public land, or at a park or other community facility, except that local streets may terminate in stub streets when those will be connected to other streets in future phases of the development or adjacent developments. Requirement met. City Council Meeting December 20, 2022 Page 6 Minnesota Department of Natural Resources (MNDNR) Comments. Approximately 53.2 acres of the Property is located within the Shoreland Management Overlay Zone. The MNDNR must be given the opportunity to comment on the plan. The application has been sent to the MNDNR for review and approval of the PUD and Tiering Plan. Because the parcels would not meet the lot requirements of the shoreland zone a PUD is required. Shoreland Tier Analysis. The shoreland tiering provisions of the City’s Shoreland Management Overlay Zone (taken from the MNDNR Model Shoreland Ordinance) provide for a way to shift allowed development away from critical natural resources. When a PUD is requested in the overlay, at least 50% of the area in the shoreland must be preserved as open space. The applicant proposes approximately 28.38 acres of preserved open space and indicates that there will be restrictive covenants placed on this open space as required by the MNDNR. TIERING PLAN City Council Meeting December 20, 2022 Page 7 This shall be the PUD Ordinance for Schiltgen Farmstead and shall include the only deviations from Shoreland and V-LDR Standards. Shoreland standard is 125’ lot width, 20,000 sqf lot size and 30% impervious surface. Existing V-LDR Zone Proposed Single Style Lots Proposed Villa Style Lots Number of Lots 72 128 General Location Western portion of project Middle and eastern portion of project Minimum Lot Width 70 ft. 65 ft. 51 ft. Minimum Lot Area 9,000 sf 7,898 5,776 (only 5 lots less than 6,000 sf Minimum Front Yard Setback 25 ft. 25 ft. 25 ft. Minimum Side Yard Setback 10 ft. 5ft for accessory structure/attached garage 15 for corner side yard 7 ft. (15 ft. between structures) 7 ft. (15 ft. between structures) Maximum Impervious Surface 35% 50% 50% Basements See “Basements Single Style Lots” Not allowed - slab only Basements Single Style Lots Per Preliminary Street Plan dated 11/14/22 Not allowed – slab only. Lots 57 and 58 Lookout (LO) only. Lots 1-4, 7, 8, 13-16, 25-27, 34-43, 43-47, 50-56 and 60 Walkout (WO) only. Lots 5, 6, 9-12, 17-20, 28-33 and 61-73 Full Basement (FB). Lots 21-24, 48 and 49 Architecture. The two proposed housing types include one- and two-story single-family homes and the architecture would be similar to Legacy at North Star with a group of local builders offering a large selection of floor plans and finish options. Landscaping and Tree Preservation. The City’s Consultant Landscape Architect has reviewed the proposed Landscape Plans and recommends approval of the Landscape and Tree Preservations with a condition of approval that the plans be updated to address the comments in the memo dated December 7, 2022. This memo is attached. City Council Meeting December 20, 2022 Page 8 Parks. §103.00.150 Park Land Dedication Requirements. The City Code outlines the type of land that is considered acceptable for park dedication. • Park Dedication Requirement. With Final Plat approval, the applicant is required to provide the City with either land, cash payment, or a combination of both. The dedication requirement would be 10% of the land area which equals 9.87 acres. The market value of the 9.87 acres is $499,688.00 or $50,627.00 per acre. The amount of land and dollar value is set at the time of Preliminary Plat and the requirement must be met/fulfilled with Final Platting. o Applicant Proposal. The applicant proposes a mix of cash contribution and land dedication to meet the requirement. They would like to donate half the requirement as a cash contribution ($249,844.00) and the other half would be a land dedication along Sunfish Lake. If the City does not want all of the land along Sunfish Lake (generally Outlot A on the Preliminary Plat) then the applicant will pay the full requirement in cash or a split of cash and any qualifying trail dedication. The applicant is seeking a decision on the land dedication at the time of Preliminary Plat. o Staff Recommendation. The land along Sunfish Lake has limited public utility. To make this area publicly accessible could be cost prohibitive and to maintain an area not easily accessible would put further strain on City resources. The MNDNR requires that the area be preserved and so it will, whether or not the City is responsible. If the Council chooses to take ownership of the land along Sunfish Lake then staff recommends that the developer plan for any access to and within the open space and take care of the permitting process including cost to permit and construct the improvements before the City takes ownership. This is included as a draft Condition of Approval and the condition should be eliminated if the Council does not to accept Outlot A. • Trails. Trails constructed by a subdivider within dedicated public open space having at least 30 feet of width are eligible for park credit. The amount of trail dedication credit shall not exceed 25% of the total dedication. Parks Commission Review of Concept PUD Plan. The Parks Commission reviewed the plan on July 18, 2022 and recommended accepting park land to satisfy the park dedication requirement. At their September 19, 2022 meeting, the Parks Commission added this item to their meeting agenda and withdrew their July 18 recommendation pending sufficient information and detail to clarify what the outlot is to be designated for park land dedication and what trail connectivity would be to existing Lake Elmo trails. Although rescinding their original recommendation, the Parks Commission is still recommending that the City accept land for parkland dedication. Comprehensive Plan. Chapter 6 Parks, Trails & Open Space has area and site specific recommendations that should influence the recommendation of the Parks Commission. Relevant plan maps are attached for reference. • The Comprehensive Plan identifies a City Trail Search Corridor on the north portion of the development. This project would provide this trail. An off-road trail would run along the City Council Meeting December 20, 2022 Page 9 north side of new 37th Street from Lake Elmo Avenue and connect to the off-road trail in Legacy at North Star. • The Comprehensive Plan depicts a future road separated trail along Lake Elmo Ave and along Stillwater Blvd. There is a 10-foot trail proposed along Lake Elmo Avenue. The trail along this section of Stillwater Boulevard could not be accommodated on the north side of Stillwater Boulevard and so is not proposed. • The plan identifies a neighborhood park search area and community park with sports complex search area over the proposed development area. There is a 1.35 HOA park space planned for this development. It is intended to meet the active recreational and socialization needs of this new community. Subdivision Signs. Section 154.212 allows a maximum of 2 subdivisions signs per residential development with a maximum sign area of 24 sq. ft. per sign. No additional signs have been proposed. Streets and Access. The project includes a modified street grid. The applicant will extend existing public streets into the project. Kokanee Avenue North and 38th Street North will extend south into the project from Legacy at North Star and there will be one access point from Lake Elmo Avenue. Additionally, the applicant will connect the trails in this project to the off-road trails within Legacy at North Star to the north. Washington County Review. Lake Elmo Avenue and Stillwater Boulevard are County roads. See attached memo dated December 5, 2022. Fire Chief Comments. See attached memo dated November 30, 2022. Street Names. The proposed street names generally adhere to the City’s Street Naming Policy. Stormwater Management. The applicant is currently in the permitting process with the Valley Branch Watershed District (VBWD). 1. The project plans indicate that the storm water management for this subdivision will account for the failed infiltration basins in the Legacy at North Star. The stormwater management plan indicates that the volume abstraction includes replacement volume for abstraction for Pond 1 (Legacy 1st Addition Infiltration Area A) and Pond 7 (Legacy 3rd Addition Infiltration Area 7). Approval of this replacement capacity is contingent upon permit approval from the VBWD and contingent upon the storm water management plan being revised to provide all design details and specific assumptions made for this analysis to the satisfaction of the City Engineer. 2. The project includes stormwater reuse for irrigation of the outlots and the Villa style lots. 3. The project will provide a Regional Pond as called for in the City’s Capital Improvement Plan (CIP). This means that the project will provide more stormwater discharge rate reduction than required for the project alone. City Council Meeting December 20, 2022 Page 10 4. The project will complete development of the area north of Stillwater Boulevard and Lake Elmo Avenue and so the project needs to provide regional stormwater management capacity for the future improvements to these abutting Washington County roads. Municipal Sewer and Water. The City Engineer’s memorandum dated December 12, 2022 provides a review of municipal sewer and water considerations. RECOMMENDED FINDINGS: Recommended Findings for Preliminary Plat/Preliminary PUD. Staff recommends approval of the Preliminary Plat/Preliminary PUD for PID 14.029.21.14.0001 and 14.029.21.41.0003 based on the following findings: 1. That the Preliminary PUD Plan would be consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the 2040 Land Use Map for this area. 2. That the Preliminary PUD Plan complies with the general intent of the Village-Low Density Residential zoning district with PUD modifications. 3. That the Preliminary PUD Plan generally complies with the Lake Elmo Design Guidelines and Standards Manual. 4. That the Preliminary Plat generally complies with the City’s Subdivision regulations. 5. That the Preliminary Plat generally complies with the City’s design standards. 6. That the Preliminary Plat generally complies with the City’s Zoning Code (including Shoreland Zoning) with the exceptions provided for in the PUD. 7. That the Preliminary Plat and Preliminary PUD Plan must be revised to address the comments noted in the City Engineer’s memorandum dated December 12, 2022. 8. That the Preliminary Plat and Preliminary PUD Plan must be revised to address the comments noted in the memo from Washington County dated December 5, 2022. 9. That the preliminary PUD Plan must be revised to be consistent with City’s landscape plan and tree replacement standards pursuant to the Landscape Architects memo dated December 7, 2022. 10. That the Preliminary Plat and Preliminary PUD Plan must be revised to address the comments noted in the Fire Department memo dated November 30, 2022. 11. That the Preliminary PUD Plan meets the minimum requirements for a PUD. 12. That the preliminary PUD Plan meets items c, f, g and i from the identified PUD objectives identified in Section 105.12.1130. Planned unit developments should not be allowed simply for the purpose of increasing overall density or allowing development that otherwise could not be approved. a. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. b. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public facilities. City Council Meeting December 20, 2022 Page 11 c. Provision of more adequate, usable, and suitably located open space, recreational amenities, natural resource protection and other public facilities than would otherwise be provided under conventional land development techniques. d. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing. e. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities. f. Preservation of historic buildings, structures or landscape features. g. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. h. Creation of more efficient provision of public utilities and services, lessened demand on transportation, and the promotion of energy resource conservation. i. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. j. Higher standards of site and building design than would otherwise be provided under conventional land development technique. Recommended Conditions of Approval. Staff recommends approval of the Preliminary PUD and Preliminary Plat for PID 14.029.21.14.0001 and 14.029.21.41.0003 as proposed with the following conditions: 1. That any application for Final Plat and Final PUD Plans include only that flexibility from city codes approved with the Preliminary PUD. 2. Any Final Plat/Final PUD application shall indicate in detail how the requirements of Section 103.00.150 Park Land Dedication Requirements will be met. The required dedication amount for the subject plat is 10% of the land area of the plat (9.87 acres). The market value of the 9.87 acres is $499,688.00. 3. The City of Lake Elmo will not take ownership of Outlot A along Sunfish Lake unless the permitting for and construction of passive recreational features such as walking paths have been completed to the satisfaction of the City Engineer. 4. The project shall provide regional stormwater management capacity for the future County Roadway improvements along County State Aid Highway 14 and Lake Elmo Avenue. 5. The project shall account for the failed infiltration basins from the Legacy at North Star subdivision to the satisfaction of the City Engineer. These include Pond 1 (Legacy 1st Addition Infiltration Area A) and Pond 7 (Legacy 3rd Addition Infiltration Area 7). 6. As indicated in the City Engineer’s memo of December 12, 2022, the capacity and area for the required regional pond at the intersection of Stillwater Boulevard and Lake Elmo Avenue must be provided with this project. This regional ponding is depicted in the City of Lake Elmo Capital Improvement Plan (CIP) and would be in excess of what is required to serve the project. 7. That the applicant shall revise and resubmit Preliminary Plat/ Preliminary PUD Plans to address each staff review comment and condition of approval to the satisfaction of City staff prior to the City accepting a Final Plat/ PUD application. All plans shall be City Council Meeting December 20, 2022 Page 12 compiled into one cohesive electronic plan set of no more than 50 megabytes. A point-by-point response letter must accompany the Preliminary Plat/ PUD plan resubmittal. 8. Prior to submitting to the City for Final Plat/Final PUD approval the applicant shall correct the legal descriptions of the land included in the Preliminary Plat so as to only include land on the north side of Stillwater Boulevard. 9. That prior to the City finding any application for final plat and PUD plan complete the applicant shall demonstrate MNDNR approval of the PUD plans and tiering plan. 10. That, consistent with MNDNR requirements, prior to City approval of any application for Final Plat and Final PUD plan the applicant shall provide for the preservation and maintenance, in perpetuity, of the open space required by the Shoreland Overlay Zone. The easement must prohibit: i. Commercial uses; ii. Vegetation and topographic alterations other than routine maintenance; iii. Construction of additional buildings or storage of vehicles and other materials; and iv. Uncontrolled beaching of watercraft. 11. That prior to the City finding any application for Final Plat and PUD plan complete the applicant shall resubmit the storm water management plan and it shall be found complete to the satisfaction of the City Engineer. 12. That prior to the City finding any application for Final Plat and PUD plan complete the applicant shall revise the landscape plan in accordance with the City Landscape Architect’s memo dated December 7, 2022 to the satisfaction of the City Landscape Architect. 13. That prior to the City finding any application for Final Plat and PUD plan complete the applicant shall revise the Preliminary Plat and Preliminary PUD Plan to address the comments noted in the memo from Washington County dated December 5, 2022. 14. That prior to the City finding any application for Final Plat and Final PUD plan complete the applicant shall demonstrate compliance with the items listed in the November 30, 2022 memo from the Fire Department to the satisfaction of the Fire Chief. 10. That prior to the City finding any application for Final Plat and Final PUD plan complete the applicant shall demonstrate that the plans reflect compliance with Valley Branch Watershed (VBWD) preliminary review comments and that the applicant provide the City evidence that all conditions attached to a VBWD permit will be met before the starting any grading activity on the site. 11. That the applicant shall obtain all necessary permits including but not limited to all applicable City permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley Branch Watershed District approval before starting any grading or construction activities. 12. The applicant/developer is responsible, at their own expense, for installing all required right of way improvements. Improvements in Lake Elmo Avenue and Stillwater Boulevard shall be consistent with Washington County standards. 13. The Final Plat/Final PUD shall include all necessary and additional public right-of-way and easements. 14. A storm water maintenance and easement agreement in a form acceptable to the City shall be executed and recorded with the Final Plat City Council Meeting December 20, 2022 Page 13 This shall be the PUD Ordinance for Schiltgen Farmstead and shall include the only deviations from Shoreland and V-LDR Standards. The Shoreland standard is 125’ lot width, 20,000 sqf lot size and 30% impervious surface. Existing V-LDR Zone Proposed Single Style Lots Proposed Villa Style Lots Number of Lots 72 128 General Location Western portion of project Middle and eastern portion of project Minimum Lot Width 70 ft. 65 ft. 51 ft. Minimum Lot Area 9,000 sf 7,898 5,776 (only 5 lots less than 6,000 sf Minimum Front Yard Setback 25 ft. 25 ft. 25 ft. Minimum Side Yard Setback 10 ft. 5ft for accessory structure/attached garage 15 for corner side yard 7 ft. (15 ft. between structures) 7 ft. (15 ft. between structures) Maximum Impervious Surface 35% 50% 50% Basements See “Basements Single Style Lots” Not allowed - slab only Basements Single Style Lots Per Preliminary Street Plan dated 11/14/22 Not allowed – slab only. Lots 57 and 58 Lookout (LO) only. Lots 1-4, 7, 8, 13-16, 25-27, 34-43, 43-47, 50-56 and 60 Walkout (WO) only. Lots 5, 6, 9-12, 17-20, 28-33 and 61-73 Full Basement (FB). Lots 21-24, 48 and 49 15. If necessary, the applicant shall provide the City with a copy of written permission for any off-site grading work and storm sewer discharges to adjacent properties before starting any site work, grading and as part of any Final Plat or Final PUD application. 16. Before the installation or construction of any subdivision identification signs or neighborhood markers within the development, the developer shall submit sign plans to the City for review and obtain a sign permit from the City. City Council Meeting December 20, 2022 Page 14 17. Before the execution and recording of a Final Plat for the development, the developer or applicant shall enter into a Developer’s Agreement or a Site Work Agreement with the City. Such an Agreement must be approved by the City Attorney and by the City Council. The Agreement shall delineate who is responsible for the design, construction and payment for the required improvements with financial guarantees therefore. The Agreement shall outline any approved phasing plan. 18. The applicant/developer shall enter into a separate grading agreement with the City before starting any grading activity in advance of Final Plat/ Final PUD approval. The City Engineer shall review any grading plan that is submitted in advance of a Final Plat or Final PUD, and said plan shall document the extent of any proposed grading on the site. 19. That the applicant shall submit revised Preliminary Plat and project plans meeting all conditions of approval for City review and approval. The revised applicant/developer project plans and other materials shall meet all of the above conditions before the City will find complete any Final Plat or Final PUD application for the development and before the start of any clearing or grading activity on the site. All plans shall be compiled into one cohesive electronic plan set of no more than 50 megabytes. A point-by-point response letter must accompany the Preliminary Plat/ PUD plan resubmittal. FISCAL IMPACT: Approval of a Preliminary Plat and Preliminary PUD grants entitlements to an applicant however there would be no fiscal impact to the City at this time. Once the Property is Final Platted and when it begins to develop it will have urban services and will pay sewer and water connection charges, building permit fees and the like. OPTIONS: 1. Approve the project with recommended conditions of approval; 2. Approve the project with changes; or 3. Deny the applications for Preliminary Plat and Preliminary Planned Unit Development. City Council Meeting December 20, 2022 Page 15 RECOMMENDATION: City staff is recommending the following action for the proposed project at PID 14.029.21.14.0001 and 14.029.21.41.0003: Preliminary PUD/Preliminary Plat “Motion to approve the Preliminary PUD Plan and Preliminary Plat as requested by GWSA Land Development, LLC for the subject property based on the findings of fact and recommended conditions of approval listed in the staff report.” ATTACHMENTS: 1. Resolution 2022-123 2. Application Narrative 3. Preliminary Plat and PUD Plans 4. Parks & Trails Plans 5. Concept Plan for Barn 6. Washington County Memo 7. Fire Chief Memo 8. City Engineer Memo 9. Landscape Architect Memo 10. Planning Commission Meeting Minutes CITY OF LAKE ELMO WASHINGTON COUNTY STATE OF MINNESOTA RESOLUTION NO. 2022-123 RESOLUTION APPROVING THE GWSA LAND DEVELOPMENT LLC PRELIMINARY PLAT AND PRELIMINARY PUD PLANS FOR SCHILTGEN FARMSTEAD (PID 14.029.21.14.0001 AND 14.029.21.41.0003) WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, Craig Allen, representing GWSA Land Development, submitted application to the City of Lake Elmo (City) for a Preliminary Plat and Preliminary PUD Plan for a 293-lot single family residential development on 123.42 gross acres (109.88 net acres) on the east side of Lake Elmo Avenue and on the north and south sides of Stillwater Boulevard, a copy of which is on file in the City of Lake Elmo Planning Department; and WHEREAS, notice was published, mailed and posted pursuant to the Lake Elmo Zoning Ordinance, Section 105.12.250; and WHEREAS, the Lake Elmo Planning Commission held a public hearing on August 8, 2022 and voted to table the item while the plans were updated to better comply with code requirements for platting and the City’s design standards; and WHEREAS, the Lake Elmo Planning Commission reviewed updated plans on September 26, 2022 and voted to recommend denial of the Preliminary Plat and Preliminary PUD. The Planning Commission found that due to the number of deviations from the V-LDR zoning district the project does not generally comply with it, the intensity of the proposed development south of Stillwater Boulevard is too high, and it is unknown what amenities the developer might include for the residents of the development if the project moves forward; and WHEREAS, the Lake Elmo City Council reviewed the Preliminary Plat and Preliminary PUD as its meeting held on October 4, 2022 and voted to table action on the item due to concern over the intensity of the proposed development south of Stillwater Boulevard and concern about a lack of community amenities for residents in that part of the project. The City Council indicated that the greatly reduced lot sizes and widths in the area south of Stillwater Boulevard was inconsistent with the V-LDR zoning district. WHEREAS, Mr. Allen requested an extension of time for the Council to act on the Preliminary Plat and Preliminary PUD and on November 15, 2022 submitted a revised proposal to develop 200 single-family residential lots on only the area of PIDs 14.029.21.14.0001 and 14.029.21.41.0003 north of Stillwater Boulevard. The area South of Stillwater Boulevard would not be a part of this Preliminary Plat and Preliminary PUD. WHEREAS, the Lake Elmo Planning Director submitted a report and recommendation on the Preliminary Plat and Preliminary PUD as part of a memorandum to the City Council for the December 20, 2022 City Council Meeting; and WHEREAS, the City Council reviewed the Preliminary Plat and Preliminary PUD application for the Schiltgen Farmstead project at its meeting held on December 20, 2022 and made the following findings of fact: Findings of Fact for Preliminary Plat/Preliminary PUD: 1. That the Preliminary PUD Plan would be consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the 2040 Land Use Map for this area. 2. That the Preliminary PUD Plan complies with the general intent of the Village-Low Density Residential zoning district with PUD modifications. 3. That the Preliminary PUD Plan generally complies with the Lake Elmo Design Guidelines and Standards Manual. 4. That the Preliminary Plat generally complies with the City’s Subdivision regulations. 5. That the Preliminary Plat generally complies with the City’s design standards. 6. That the Preliminary Plat generally complies with the City’s Zoning Code (including Shoreland Zoning) with the exceptions provided for in the PUD. 7. That the Preliminary Plat and Preliminary PUD Plan must be revised to address the comments noted in the City Engineer’s memorandum dated December 12, 2022. 8. That the Preliminary Plat and Preliminary PUD Plan must be revised to address the comments noted in the memo from Washington County dated December 5, 2022. 9. That the preliminary PUD Plan must be revised to be consistent with City’s landscape plan and tree replacement standards pursuant to the Landscape Architects memo dated December 7, 2022. 10. That the Preliminary Plat and Preliminary PUD Plan must be revised to address the comments noted in the Fire Department memo dated November 30, 2022. 11. That the Preliminary PUD Plan meets the minimum requirements for a PUD. 12. That the preliminary PUD Plan meets items c, f, g and i from the identified PUD objectives identified in Section 105.12.1130. Planned unit developments should not be allowed simply for the purpose of increasing overall density or allowing development that otherwise could not be approved. a. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. b. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public facilities. c. Provision of more adequate, usable, and suitably located open space, recreational amenities, natural resource protection and other public facilities than would otherwise be provided under conventional land development techniques. d. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing. e. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities. f. Preservation of historic buildings, structures or landscape features. g. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. h. Creation of more efficient provision of public utilities and services, lessened demand on transportation, and the promotion of energy resource conservation. i. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. j. Higher standards of site and building design than would otherwise be provided under conventional land development technique. Conditions of approval for Preliminary Plat/ Preliminary PUD 1. That any application for Final Plat and Final PUD Plans include only that flexibility from city codes approved with the Preliminary PUD. 2. Any Final Plat/Final PUD application shall indicate in detail how the requirements of Section 103.00.150 Park Land Dedication Requirements will be met. The required dedication amount for the subject plat is 10% of the land area of the plat (9.87 acres). The market value of the 9.87 acres is $499,688.00. 3. The City of Lake Elmo will not take ownership of Outlot A along Sunfish Lake unless the permitting for and construction of passive recreational features such as walking paths have been completed to the satisfaction of the City Engineer. 4. The project shall provide regional stormwater management capacity for the future County Roadway improvements along County State Aid Highway 14 and Lake Elmo Avenue. 5. The project shall account for the failed infiltration basins from the Legacy at North Star subdivision to the satisfaction of the City Engineer. These include Pond 1 (Legacy 1st Addition Infiltration Area A) and Pond 7 (Legacy 3rd Addition Infiltration Area 7). 6. As indicated in the City Engineer’s memo of December 12, 2022, the capacity and area for the required regional pond at the intersection of Stillwater Boulevard and Lake Elmo Avenue must be provided with this project. This regional ponding is depicted in the City of Lake Elmo Capital Improvement Plan (CIP) and would be in excess of what is required to serve the project. 7. That the applicant shall revise and resubmit Preliminary Plat/ Preliminary PUD Plans to address each staff review comment and condition of approval to the satisfaction of City staff prior to the City accepting a Final Plat/ PUD application. All plans shall be compiled into one cohesive electronic plan set of no more than 50 megabytes. A point-by-point response letter must accompany the Preliminary Plat/ PUD plan resubmittal. 8. Prior to submitting to the City for Final Plat/Final PUD approval the applicant shall correct the legal descriptions of the land included in the Preliminary Plat so as to only include land on the north side of Stillwater Boulevard. 9. That prior to the City finding any application for final plat and PUD plan complete the applicant shall demonstrate MNDNR approval of the PUD plans and tiering plan. 10. That, consistent with MNDNR requirements, prior to City approval of any application for Final Plat and Final PUD plan the applicant shall provide for the preservation and maintenance, in perpetuity, of the open space required by the Shoreland Overlay Zone. The easement must prohibit: i. Commercial uses; ii. Vegetation and topographic alterations other than routine maintenance; iii. Construction of additional buildings or storage of vehicles and other materials; and iv. Uncontrolled beaching of watercraft. 11. That prior to the City finding any application for Final Plat and PUD plan complete the applicant shall resubmit the storm water management plan and it shall be found complete to the satisfaction of the City Engineer. 12. That prior to the City finding any application for Final Plat and PUD plan complete the applicant shall revise the landscape plan in accordance with the City Landscape Architect’s memo dated December 7, 2022 to the satisfaction of the City Landscape Architect. 13. That prior to the City finding any application for Final Plat and PUD plan complete the applicant shall revise the Preliminary Plat and Preliminary PUD Plan to address the comments noted in the memo from Washington County dated December 5, 2022. 14. That prior to the City finding any application for Final Plat and Final PUD plan complete the applicant shall demonstrate compliance with the items listed in the November 30, 2022 memo from the Fire Department to the satisfaction of the Fire Chief. 10. That prior to the City finding any application for Final Plat and Final PUD plan complete the applicant shall demonstrate that the plans reflect compliance with Valley Branch Watershed (VBWD) preliminary review comments and that the applicant provide the City evidence that all conditions attached to a VBWD permit will be met before the starting any grading activity on the site. 11. That the applicant shall obtain all necessary permits including but not limited to all applicable City permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley Branch Watershed District approval before starting any grading or construction activities. 12. The applicant/developer is responsible, at their own expense, for installing all required right of way improvements. Improvements in Lake Elmo Avenue and Stillwater Boulevard shall be consistent with Washington County standards. 13. The Final Plat/Final PUD shall include all necessary and additional public right-of-way and easements. 14. A storm water maintenance and easement agreement in a form acceptable to the City shall be executed and recorded with the Final Plat This shall be the PUD Ordinance for Schiltgen Farmstead and shall include the only deviations from Shoreland and V-LDR Standards. The Shoreland standard is 125’ lot width, 20,000 sqf lot size and 30% impervious surface. Existing V-LDR Zone Proposed Single Style Lots Proposed Villa Style Lots Number of Lots 72 128 General Location Western portion of project Middle and eastern portion of project Minimum Lot Width 70 ft. 65 ft. 51 ft. Minimum Lot Area 9,000 sf 7,898 5,776 (only 5 lots less than 6,000 sf Minimum Front Yard Setback 25 ft. 25 ft. 25 ft. Minimum Side Yard Setback 10 ft. 5ft for accessory structure/attached garage 15 for corner side yard 7 ft. (15 ft. between structures) 7 ft. (15 ft. between structures) Maximum Impervious Surface 35% 50% 50% Basements See “Basements Single Style Lots” Not allowed - slab only Basements Single Style Lots Per Preliminary Street Plan dated 11/14/22 Not allowed – slab only. Lots 57 and 58 Lookout (LO) only. Lots 1-4, 7, 8, 13-16, 25-27, 34-43, 43-47, 50-56 and 60 Walkout (WO) only. Lots 5, 6, 9-12, 17-20, 28-33 and 61-73 Full Basement (FB). Lots 21-24, 48 and 49 15. If necessary, the applicant shall provide the City with a copy of written permission for any off-site grading work and storm sewer discharges to adjacent properties before starting any site work, grading and as part of any Final Plat or Final PUD application. 16. Before the installation or construction of any subdivision identification signs or neighborhood markers within the development, the developer shall submit sign plans to the City for review and obtain a sign permit from the City. 17. Before the execution and recording of a Final Plat for the development, the developer or applicant shall enter into a Developer’s Agreement or a Site Work Agreement with the City. Such an Agreement must be approved by the City Attorney and by the City Council. The Agreement shall delineate who is responsible for the design, construction and payment for the required improvements with financial guarantees therefore. The Agreement shall outline any approved phasing plan. 18. The applicant/developer shall enter into a separate grading agreement with the City before starting any grading activity in advance of Final Plat/ Final PUD approval. The City Engineer shall review any grading plan that is submitted in advance of a Final Plat or Final PUD, and said plan shall document the extent of any proposed grading on the site. 19. That the applicant shall submit revised Preliminary Plat and project plans meeting all conditions of approval for City review and approval. The revised applicant/developer project plans and other materials shall meet all of the above conditions before the City will find complete any Final Plat or Final PUD application for the development and before the start of any clearing or grading activity on the site. All plans shall be compiled into one cohesive electronic plan set of no more than 50 megabytes. A point-by-point response letter must accompany the Preliminary Plat/ PUD plan resubmittal. Passed and duly adopted this 20th day of December, 2022 by the Lake Elmo Minnesota City Council. ____________________________________ Charles Cadenhead, Mayor ATTEST: ____________________________________ Julie Johnson, City Clerk To: City of Lake Elmo From: GWSA Land Development, LLC Date: November 10, 2022 Schiltgen Farms Preliminary Plan PUD Statement: Contact Information Applicant: GWSA Land Development, LLC 6885 Sycamore Lane North, Suite 110 Maple Grove, MN 55369 Telephone: 952-270-4473 Email: craig@gonyeacompany.com Property Owner: Schiltgen Farms Inc. 10880 Stillwater Boulevard Lake Elmo, MN 55042 Telephone: 651-271-8562 (Lisa Schiltgen) Email: lschiltgen@hotmail.com Civil Engineering, Surveying: Sathre-Bergquist, Inc. Matt Klein 150 South Broadway Wayzata, Minnesota 55391 Telephone: 952-476-6000 Email: molstad@sathre.com Landscape Architect: Norby Associates Robert S. Molstad, P.E. 131 Highland Dr. Carver, MN 55315 Telephone: 952-361-0644 Email: matt_norbyassoc@earthlink.net Site Data Location: 10880 Stillwater Blvd, Lake Elmo Two Parcels all in Section 14, Township 29 North, Range 21 West, Washington County, Minnesota. PID#s: 1402921140001 and 1402921410003 Legal: See Survey Written Statement The proposed development falls within the shoreland of Sunfish Lake and is subject to the City’s Shoreland Regulations. In order to get flexibility and develop to the existing land use designation and guidance in the 2040 Comprehensive Plan of V-LDR, a PUD is required. V- LDR guidance allows 1.5-3.0 units/acre. We are proposing 2.35 units/acre. Legacy at North Star was also in the shoreland district and required a PUD. Legacy and our proposal are nearly identical in gross acres, Legacy had just over 8 acres in the shoreland district compared to 53.20 acres in our proposal. The DNR provides a shoreland tiering formula that allows you to shift density away from the lake in an effort to preserve the shorelines. For Legacy, we had 92 acres outside of the shoreland overlay that we could transfer the bulk of the density, but in our proposed development, we only have roughly 32 upland acres outside of the shoreland overlay. Legacy at North Star was approved at 2.75 units/acre. Our proposal has nearly 44 acres of open space which equates to roughly 56% of the development excluding wetlands and existing ROW. A PUD will allow us to design a better use for the area than what would otherwise be required with the Shoreland Regulations while meeting the densities desired and planned for in the Comprehensive Plan. We believe we are complying with the following standards and criteria for a PUD (§154.751): A. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. Our design clusters the homes on the flattest portions of the site while providing 50% shoreland overlay open space which provides more distance between development and the lake, preserving most of the trees on site, and preserving the existing terrain near the lake. B. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public facilities. Our proposal incorporates a mixture of housing types. Larger single family lots close to the lake, smaller single family homes east and along Lake Elmo Avenue. This will provide a good mixture of housing types and life cycle housing options. C. Provision of more adequate, usable, and suitably located open space, recreational amenities, and other public facilities than would otherwise be provided under conventional land development techniques. The use of a PUD will help us conserve over 28.38 acres of open space within the shoreland overlay. This will help provide a buffer around the lake and wetlands while conserving the slopes and woodlands. D. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing. The mixture of housing types provided along with the proximity of the development will provide great opportunities for local employees. The location is also ideally located with easy access to current and future local and regional trail connections. The street connections and trail access will provide great access for residents to walk, bike or drive to the Old Village and easy access to area freeways via Stillwater Boulevard and Lake Elmo Avenue. E. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities. More than 20 acres of land will be maintained in perpetuity as private or public open space along Sunfish Lake. This open space will conserve the trees and wildlife and provide a nice gateway to the City. F. Preservation of historic buildings, structures, or landscape features. The plan is to preserve and incorporate portions of the Schiltgen Barns as an amenity for the neighborhood. The barns will be left in an outlot with open space and other amenities for the residents. G. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. Our homebuilding partners build quality homes that are architecturally appealing and compatible with the surrounding developments. H. Creation of more efficient provision of public utilities and services, lessened demand on transportation, and the promotion of energy resource conservation. The development is conveniently located at a main intersection within the City of Lake Elmo, within walking, biking and short driving distance to retail, office, local and regional parks and schools. This would allow for the residents to access these services and amenities easily and lessen the demand on transportation. The development is also proposed with a water re-use irrigation system that will lessen the demand on the local water supply. I. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. The development will utilize a new sewer line that will be built to serve portions of the Old Village and immediately provide sewer hook-ups and cost efficiency. The development will also connect large portions of the County trail system and ultimately connect existing and future parks and open space. The pond proposed at the corner of Lake Elmo Avenue and Stillwater Boulevard will be sized to accommodate additional storage for the City and future County road improvements. J. Higher standards of site and building design than would otherwise be provided under conventional land development technique. A PUD will allow for a more interesting and diverse development and provide a mixture of housing types to help meet the needs of a broader demographic. A PUD will also allow for more density that will help justify the sewer extension project. Proposed Financing The project will be financed with a combination of private and bank financing. This project is being developed by the same entity and owners as Legacy at North Star and Village Preserve. Land Use and Open Space The proposal includes 200 detached single family homes over 77.46 buildable acres equating to 2.35 units per acre. There are 53.20 acres in the shoreland district and within the shoreland, the proposal has 28.38* acres of open space. The entire development has 43.97 acres of open space. Not included in the Open Space total is 1.35 acres for a community amenity with a gathering area, pool, and park. *We are only required to provide 26.6 acres of open space in the shoreland and are providing 28.38. We would like approval to shift the extra 1.78 acres to the south for future development of that site. All public streets will have parking on one side. Phasing Currently we are planning on three phases to the development. The first phase will include a large portion of the north parcel. We anticipate completing this phase in the summer of 2023. Assuming current market conditions persist, we anticipate completing a phase every one to two years. Restrictive Covenants The development will have an HOA with covenants in place. There will also be restrictive covenants placed over the open space provided in the shoreland overlay district. Architecture North of Stillwater will have the same or similar architecture as Legacy at North Star. To: City of Lake Elmo From: GWSA Land Development, LLC Date: November 10, 2022 Schiltgen Farms Preliminary Plat Statement: A. Contact Information Applicant: GWSA Land Development, LLC 6885 Sycamore Lane North, Suite 110 Maple Grove, MN 55369 Telephone: 952-270-4473 Email: craig@gonyeacompany.com Property Owner: Schiltgen Farms Inc. 10880 Stillwater Boulevard Lake Elmo, MN 55042 Telephone: 651-271-8562 (Lisa Schiltgen) Email: lschiltgen@hotmail.com Civil Engineering, Surveying: Sathre-Bergquist, Inc. Matt Klein 150 South Broadway Wayzata, Minnesota 55391 Telephone: 952-476-6000 Email: molstad@sathre.com Landscape Architect: Norby Associates Robert S. Molstad, P.E. 131 Highland Dr. Carver, MN 55315 Telephone: 952-361-0644 Email: matt_norbyassoc@earthlink.net B. Site Data Location: 10880 Stillwater Blvd, Lake Elmo Two Parcels all in Section 14, Township 29 North, Range 21 West, Washington County, Minnesota. PID#s: 1402921140001 and 1402921410003 Legal: See Survey Requests: Preliminary Plat approval Site Area: 98.76 acres (all PIDs) Residential Development Area: 77.46 acres Existing Land Use Designation: V-LDR (Village Low Density Residential) Proposed Land Use Designation: V-LDR (Village Low Density Residential) Current Zoning: RT – Rural Development Transitional District Proposed Zoning: V-LDR/PUD (Village Low Density Residential/PUD) Surrounding Zoning: V-LDR/PUD (north)/ PF – Public Facilities (east)/ RS across railroad tracks (south)/ RT and RR (west). C. General Information GWSA Land Development, LLC is proposing to develop two parcels of land in the City of Lake Elmo that will create a community of 200 detached single family homes. The concept plan includes an amenity lot with a gathering area, pool and playground along with 20 acres of upland open space in an outlot next to Sunfish Lake. We are proposing 72 lots 65’ wide and 128 lots 51’ wide. The proposed development is located on the Schiltgen Farms property at the corner of Stillwater Boulevard and Lake Elmo Avenue North. The site consists of approximately 98.76 gross acres with wooded slopes, wetlands and Sunfish Lake to the west, Legacy at North Star to the north and Lake Elmo Elementary to the east. The remaining Schiltgen Parcel is south separated by Stillwater Boulevard. There are three access points to the single family section north of Stillwater Boulevard. The entire development will provide 43.97 acres of open space, 56% of the upland area excluding ROW. The single family section north of Stillwater Boulevard will be a mixture of one and two story single family homes on 65’ and 51’ lots. Most of the neighborhood will back up to natural open space or ponds with very few back to back lots that will provide a very open feel to the neighborhood. The architecture will be similar to Legacy at North Star with a group of local builders offering a large selection of floor plans and finish options. Due to the fact the proposed development falls within the shoreland of Sunfish Lake, it is subject to the City’s Shoreland Regulations. In order to get flexibility and develop to the existing land use designation and guidance in the 2040 Comprehensive Plan of V-LDR, a PUD is required. V-LDR guidance allows 1.5-3.0 units/acre. We are proposing 2.35 units/acre. D. Issues Addressed since Sketch Plan All of the issues that were raised during sketch plan review are on the south side of Stillwater Boulevard which is now removed from the proposal and will be retained by the landowner. The proposal north of Stillwater Boulevard is the same as was presented at Sketch Plan and Preliminary Plat since there were no recommendations or issues raised during those reviews. E. Intent/Vision of the Project The vision of the project remains the same as the original sketch plan on the north. Single family homes that will tie in with the surrounding neighborhoods with lots of open space and amenities provided. F. Density and Open Space Land Areas: Overall Development Area: 98.76 gross acres Steep Slopes/Bluffs: .86 acres Wetlands: 13.51 acres ROW 6.93 acres Net Overall Residential Buildable: 77.46 acres Shoreland: 53.20 acres Opens Space within Shoreland: 28.38 acres Total Open Space: 43.97 acres Total Proposed Dwelling Units: 200 Density – (200 / 85.25): 2.35 G. Infrastructure Improvements The proposed development will have access to Lake Elmo Avenue and Legacy at North Star development. The main access will be via Lake Elmo Avenue with two additional accesses from the north via Legacy at North Star. The proposal will dedicate additional right of way to the County on both Lake Elmo Avenue and Stillwater Avenue for future road improvements. The stormwater will be designed to meet the City and Watershed standards. Additional storage will be provided for all future County road improvements and for City regional ponding. The majority of the development will utilize water reuse. The sanitary sewer is stubbed south of the railroad and will access the entire development. Water will connect in multiple locations. The proposal will connect the trail from Legacy at North Star along Lake Elmo Avenue to the south and eventually connect to a future trail along the south side of Stillwater Boulevard. Another trail connection will be provided in the northwest corner of the site to the trail in Legacy at North Star. The phasing of the infrastructure will coincide with the phasing plan provided in the construction plans. H. Neighbor Concerns We are providing an outlot that will be deeded to Chavez to access their property in the northwest corner of the site. I. Conflicts With Nearby Land Uses Our proposal is in-line with future guidance for the property. The single family homes proposed will be a continuation of the single family in Legacy at North Star. The proposal doesn’t impact any wetlands and the PUD within a Shoreland Overlay District will guarantee that Sunfish Lake isn’t impacted. All development will be clustered away from the lake with over 50% open space in the Shoreland District and permanent restrictive covenants protecting that open space. J. Burden on Infrastructure Our proposal is in-line with the future guidance for the property per the Comprehensive Plan. The City has an AUAR in place that would have studied the impacts prior to guiding the property. We are connecting to a new sewer extension that was intended to serve this property. The majority of traffic will enter and exit via County roads. The site is proposing water re-use for irrigation to help ease the burden on the water supply. K. Lakeshore Access We are proposing to donate the open space along Sunfish Lake to the City in exchange for partial credit. If accepted, the public will have access to the Lakeshore. If not accepted, the Lakeshore will be private and for HOA use only. L. Parks and Open Space The development will have a 1.35 acre private HOA amenity lot with a gathering space and other amenities for the residents. We are proposing to donate over 20 acres of land next to Sunfish Lake to the City in exchange for partial credit. Depending on how you calculate the dedication amount we are required to donate 8.5 to 9.9 acres of land and we are proposing to donate 20 acres in exchange for 50% of what is owed. This would give the City double the amount of land that is due for half the price. M. Phasing Our goal is to have entitlements winter 2023 and begin grading spring of 2023. A phasing plan is included in the construction plans and we anticipate the first phase will go on-line next summer and then additional phases to follow within the next two to three years. Variance Request Below is a table outlining the variances from the V-LDR Standard. Due to the shoreland requirement of at least 50% open space within the shoreland, there are a few variances from the V-LDR standard needed to get the density required. The variances for lot widths, lot areas and impervious surface are all correlated with the clustering of lots away from Sunfish Lake and adding density to areas of the site away from the natural areas along the lake boundaries creating a better site design for the property. The minimum lot areas requested for each lot type are shown in the table below. The average lot area for the 65’ lots is 9,510, more than the minimum and the average lot area for the 51’ is 7,675. We are asking for an increase in impervious surface for the smaller lots however with this site providing so much additional open space, the development as a whole still only has roughly 20% impervious. V-LDR Standard 65 ft. SF 51 ft. SF Minimum Lot Width 70 ft. 65 ft. 51 ft. Minimum Lot Area 9,000 sf 7,898 5,776 Minimum Side Yard Setback 10 ft./5 ft. or 7.5 ft./7.5 ft. 7 ft. (15 ft. between structures) 7 ft. (15 ft. between structures) Maximum Impervious Surface 35% 50% 50% GWSA Land Development, LLC s.f. 0.25 acres s.f. s.f. 0.25 acres +/- l.f. s.f. 0.33 acres s.f. s.f. 0.33 acres +/- l.f. s.f. 0.31 acres s.f. s.f. 0.31 acres +/- l.f. s.f. 0.26 acres s.f. s.f. 0.26 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.31 acres s.f. s.f. 0.31 acres +/- l.f. s.f. 0.37 acres s.f. s.f. 0.37 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.29 acres s.f. s.f. 0.29 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.25 acres s.f. s.f. 0.25 acres +/- l.f. s.f. 0.33 acres s.f. s.f. 0.33 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.24 acres s.f. s.f. 0.24 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.26 acres s.f. s.f. 0.26 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f.8,47646 8,476 0 8,476 65 8,476 44 8,476 0 8,476 65 45 8,476 0 8,476 65 42 9,050 0 8,476 65 43 8,574 0 8,476 65 0 9,050 74.8 41 8,913 0 8,647 65 9,050 0 8,574 67.7 38 9,050 0 8,913 74.8 39 9,050 0 9,050 74.8 40 37 0 9,050 74.8 9,033 0 9,914 65 34 9,289 0 7,898 65 35 8,647 0 9,033 73.7 36 7,898 33 0 9,289 6532 8,937 30 9,939 0 9,963 65 31 9,914 0 8,937 65 9,963 29 0 9,939 65 0 9,050 74.8 93.7 0 14,572 107.8 8,580 24 9,791 28 11,184 26 8,877 0 8,580 66 27 8,580 0 11,184 88.5 71.3 25 0 8,877 10,249 0 8,580 66 15 16 13,513 13,353 16,168 9,994 9,096 10,089 12,543 18 22 10,685 0 9,791 93 23 14,572 0 10,249 107.8 70 12 13 14 0 10,685 65 65 72.5 17 20 21 0 0 0 0 14,540 74.9 11,137 73 0 0 0 0 0 0 0 0 72.5 72.5 70 70 94.3 70 65 65 65 9,100 7 19 0 9,100 8,480 0 WETLAND AREA 8,476 8,476 8,476 8,476 8,476 10,755 14,540 13,513 2 3 0 0 0 8 9 10 11,137 9,308 11 10,089 9,308 8,476 0 0 952-476-6000 SINGLE Contact: Bob Molstad Project #3120-084 Date November 10, 2022 Contact: Craig Allen Sathre-Bergquist, Inc. 14000 25th Ave N, Suite 120 Plymouth, MN 55447 72.7 65.5 65 Prepared by:Prepared for: 10,755 GROSS AREA NET AREA 1 4 tel: 952-270-4473 tel: 5 6 10850 Old County Road 15, Ste. 200 Plymouth, MN 55441 WIDTH @ SETBACK 76.3 Schiltgen South Lake Elmo, Minnesota 16,168 9,994 9,096 10,089 12,543 10,089 8,476 8,476 8,476 8,476 8,480 13,353 s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 1.35 acres s.f. s.f. 1.35 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 17.07 acres s.f. s.f. 17.07 acres s.f. 0.30 acres s.f. s.f. 0.30 acres +/- l.f. s.f. 0.26 acres s.f. s.f. 0.26 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.25 acres s.f. s.f. 0.25 acres +/- l.f. s.f. 0.25 acres s.f. s.f. 0.25 acres +/- l.f. s.f. 0.27 acres s.f. s.f. 0.27 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.28 acres s.f. s.f. 0.28 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.13 acres s.f. s.f. 0.13 acres +/- l.f. s.f. 0.13 acres s.f. s.f. 0.13 acres +/- l.f. s.f. 0.14 acres s.f. s.f. 0.14 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. V 27 7,762 0 7,762 51 V 28 7,336 0 7,336 51 V 25 6,656 0 6,656 51 V 26 8,059 0 8,059 51 V 23 6,669 0 6,669 51 V 24 6,656 0 6,656 51 V 21 6,911 0 6,911 51 V 22 6,818 0 6,818 51 V 19 5,977 0 5,977 54.4 V 20 8,383 0 8,383 88.2 V 17 5,776 0 5,776 51 V 18 5,779 0 5,779 51 V 15 7,667 0 7,667 51 V 16 6,609 0 6,609 51 V 13 8,371 0 8,371 51 V 14 7,753 0 7,753 51 V 11 8,520 0 8,520 59 V 12 8,553 0 8,553 51 V 9 9,331 0 9,331 55 V 10 12,015 0 12,015 69 V 7 10,915 0 10,915 67 V 8 11,617 0 11,617 69 V 5 7,888 0 7,888 55.8 V 6 10,700 0 10,700 63 V 3 9,981 0 9,981 83.6 V 4 9,457 0 9,457 79.3 V 1 13,062 0 13,062 63.2 V 2 11,162 0 11,162 86.3 VILLA WETLAND AREA NET AREA WIDTH @ SETBACK 743,559Total 0 743,559 72 8,150 0 8,476 65 73 8,313 0 9,899 73 70 GROSS AREA 8,150 0 8,150 65 71 8,150 0 8,313 65 68 9,899 8,150 0 8,150 65 69 8,150 0 8,150 65 66 8,476 8,476 0 8,150 65 67 8,313 0 8,150 65 64 9,674 0 8,476 65 65 8,476 0 8,313 65 62 9,623 0 9,674 93.7 63 9,623 0 8,476 65 60 9,430 0 9,623 92 61 58,845 0 9,623 92 58 9,430 0 9,430 65 59 (Amenity) 9,430 0 58,845 237.3 56 9,868 0 9,430 65 57 9,868 0 9,430 65 54 9,857 0 9,868 65 55 10,077 0 9,868 65 52 8,476 0 9,857 65 53 8,476 0 10,077 65 50 8,476 0 8,476 65 51 8,476 0 8,476 65 48 0 8,476 65 49 8,476 0 8,476 65 47 0 8,476 65 s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.14 acres s.f. s.f. 0.14 acres +/- l.f. s.f. 0.14 acres s.f. s.f. 0.14 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.27 acres s.f. s.f. 0.27 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.24 acres s.f. s.f. 0.24 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.31 acres s.f. s.f. 0.31 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.21 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.25 acres s.f. s.f. 0.25 acres +/- l.f. s.f. 0.24 acres s.f. s.f. 0.24 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. V 85 0 9,424 51 V 86 0 9,506 51 10,601 9,424 9,506 V 81 0 7,217 51 V 82 0 6,864 51 V 83 0 10,902 51 7,217 6,864 10,902 V 79 0 7,057 51 V 80 0 6,892 51 6,676 7,057 6,892 V 77 0 6,675 51 V 84 0 10,601 51 6,675 V 72 0 9,163 59.4 V 73 0 7,566 52.1 V 74 0 6,520 51 9,163 7,566 6,520 V 78 0 6,676 51 V 67 6,656 0 6,656 51 V 68 6,656 0 6,656 51 V 69 0 6,656 51 V 70 0 6,656 51 V 71 0 7,643 59 6,656 6,656 7,643 V 75 0 6,343 51 V 76 0 V 65 6,656 0 6,656 51 V 66 6,656 0 6,656 51 6,588 51 6,343 6,588 V 63 6,656 0 6,656 51 V 64 6,656 0 6,656 51 V 61 6,656 0 6,656 51 V 62 6,656 0 6,656 51 V 59 6,656 0 6,656 51 V 60 6,656 0 6,656 51 V 57 8,321 0 8,321 58.6 V 58 6,656 0 6,656 51 V 55 7,270 0 7,270 51 V 56 7,270 0 7,270 51 V 53 7,270 0 7,270 51 V 54 7,270 0 7,270 51 V 51 7,270 0 7,270 51 V 52 7,270 0 7,270 51 V 49 7,024 0 7,024 51 V 50 7,270 0 7,270 51 V 47 6,650 0 6,650 53 V 48 6,400 0 6,400 51 V 45 7,531 0 7,531 61.6 V 46 6,625 0 6,625 53 V 43 9,999 0 9,999 51 V 44 13,707 0 13,707 61.1 V 41 7,920 0 7,920 55 V 42 10,640 0 10,640 91.4 V 39 7,895 0 7,895 55 V 40 7,769 0 7,769 55 V 37 8,007 0 8,007 55 V 38 8,015 0 8,015 55 V 35 11,720 0 11,720 79.5 V 36 7,971 0 7,971 55 V 33 6,049 0 6,049 55 V 34 7,667 0 7,667 69.7 V 31 6,608 0 6,608 51 V 32 6,112 0 6,112 51 V 29 7,336 0 7,336 51 V 30 7,153 0 7,153 51 s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.24 acres s.f. s.f. 0.24 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.19 acres s.f. s.f. 0.19 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f. s.f. 0.18 acres +/- l.f. s.f. 0.20 acres s.f. s.f. 0.20 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.16 acres s.f. s.f. 0.16 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f. s.f. 0.17 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.14 acres s.f. s.f. 0.14 acres +/- l.f. s.f. 0.14 acres s.f. s.f. 0.14 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 0.14 acres s.f. s.f. 0.14 acres +/- l.f. s.f. 0.14 acres s.f. s.f. 0.14 acres +/- l.f. s.f. 0.13 acres s.f. s.f. 0.13 acres +/- l.f. s.f. 0.15 acres s.f. s.f. 0.15 acres +/- l.f. s.f. 22.55 acres s.f. s.f. 22.55 acres 5,817 0 5,817 51 V 120 0 6,444 51 V 121 0 6,396 51 V 122 0 6,270 51 6,444 6,396 6,270 58.6 6,041 6,448 V 123 0 6,143 51 V 124 V 127 0 6,349 51 6,143 V 126 5,894 0 5,894 51 V 117 0 6,647 51 V 118 0 6,481 51 V 119 0 6,478 51 6,647 6,481 6,478 V 114 0 7,477 51 V 115 0 7,423 51 V 116 0 7,318 51 7,477 7,423 7,318 V 111 0 7,039 52 V 112 0 6,677 51 V 113 0 7,546 51 7,039 6,677 7,546 V 108 0 8,019 62 V 109 0 8,856 78.2 V 110 0 7,518 65.8 8,019 8,856 7,518 V 105 0 6,724 51 V 106 0 7,327 58 V 107 0 7,876 74.5 6,724 7,327 7,876 V 102 0 8,208 60 V 103 0 7,336 51 V 104 0 7,334 51 8,208 7,336 7,334 V 99 0 8,713 89.9 V 100 0 6,633 52 V 101 0 7,207 60 8,713 6,633 7,207 V 96 0 10,272 92.3 V 97 0 8,380 71.3 V 98 0 8,196 75.6 10,272 8,380 8,196 V 93 0 6,657 51 V 94 0 8,096 61.2 V 95 0 8,430 61.2 6,657 8,096 8,430 V 90 0 8,096 59.2 V 91 0 7,653 59.2 V 92 0 6,656 51 8,096 7,653 6,656 V 87 0 8,597 51 V 88 0 6,899 51 V 89 0 7,234 51 8,597 6,899 7,234 Total 982,362 0 982,362 V 125 0 6,041 51 V 128 0 6,448 6,349 s.f. 29.93 acres s.f. s.f.16.50 acres s.f. 0.17 acres s.f. s.f.0.17 acres s.f. 0.41 acres s.f. s.f.0.36 acres s.f. 0.23 acres s.f. s.f.0.23 acres s.f. 1.04 acres s.f. s.f.1.04 acres s.f. 1.49 acres s.f. s.f.1.49 acres s.f. 3.49 acres s.f. s.f.3.49 acres s.f. 4.39 acres s.f. s.f.4.39 acres s.f. 2.87 acres s.f. s.f.2.87 acres s.f. 25.37 acres s.f. s.f.25.37 acres s.f. 69.39 acres s.f. s.f. 55.90 acres s.f. 14.41 acres s.f. s.f.14.41 acres s.f. 123.42 acres s.f. s.f.123.42 acres Total 3,022,595 587,452 2,435,143 South Remanent 0 1,105,140 E H 0 191,257 G 151,882 0 151,882 A 1,303,837 585,273 718,564 B 7,448 0 GROSS AREA GROSS AREA GROSS AREA 5,376,243 627,727 TOTAL WETLAND AREA NET AREA OUTLOT WETLAND AREA NET AREA C 17,824 2,179 15,645 D 10,048 0 10,048 WETLAND AREA NET AREA 7,448 R/W 627,727 0 0 5,376,243 0 64,840F 64,840 1,105,140 191,257 I 124,863 0 124,863 45,456 0 45,456 GWSA Land Development, LLC s.f. 0.25 acres s.f.s.f.0.25 acres +/- l.f. s.f. 0.33 acres s.f.s.f. 0.33 acres +/- l.f. s.f. 0.31 acres s.f.s.f. 0.31 acres +/- l.f. s.f. 0.26 acres s.f.s.f. 0.26 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.31 acres s.f.s.f. 0.31 acres +/- l.f. s.f. 0.37 acres s.f.s.f. 0.37 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.29 acres s.f.s.f. 0.29 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.25 acres s.f.s.f. 0.25 acres +/- l.f. s.f. 0.33 acres s.f.s.f. 0.33 acres +/- l.f. s.f. 0.22 acres s.f.s.f. 0.22 acres +/- l.f. s.f. 0.24 acres s.f.s.f. 0.24 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.26 acres s.f.s.f. 0.26 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f.8,47646 8,476 0 8,476 65 8,476 44 8,476 0 8,476 65 45 8,476 0 8,476 65 42 9,050 0 8,476 65 43 8,574 0 8,476 65 0 9,050 74.8 41 8,913 0 8,647 65 9,050 0 8,574 67.7 38 9,050 0 8,913 74.8 39 9,050 0 9,050 74.8 40 37 0 9,050 74.8 9,033 0 9,914 65 34 9,289 0 7,898 65 35 8,647 0 9,033 73.7 36 7,898 33 0 9,289 6532 8,937 30 9,939 0 9,963 65 31 9,914 0 8,937 65 9,963 29 0 9,939 65 0 9,050 74.8 93.7 0 14,572 107.8 8,580 24 9,791 28 11,184 26 8,877 0 8,580 66 27 8,580 0 11,184 88.5 71.3 25 0 8,877 10,249 0 8,580 66 15 16 13,513 13,353 16,168 9,994 9,096 10,089 12,543 18 22 10,685 0 9,791 93 23 14,572 0 10,249 107.8 70 12 13 14 0 10,685 65 65 72.5 17 20 21 0 0 0 0 14,540 74.9 11,137 73 0 0 0 0 0 0 0 0 72.5 72.5 70 70 94.3 70 65 65 65 9,100 7 19 0 9,100 8,480 0 WETLAND AREA 8,476 8,476 8,476 8,476 8,476 10,755 14,540 13,513 2 3 0 0 0 8 9 10 11,137 9,308 11 10,089 9,308 8,476 0 0 952-476-6000 SINGLE Contact:Bob Molstad Project #3120-084 Date November 10, 2022 Contact: Craig Allen Sathre-Bergquist, Inc. 14000 25th Ave N, Suite 120 Plymouth, MN 55447 72.7 65.5 65 Prepared by:Prepared for: 10,755 GROSS AREA NET AREA 1 4 tel:952-270-4473 tel: 5 6 10850 Old County Road 15, Ste. 200 Plymouth, MN 55441 WIDTH @ SETBACK 76.3 Schiltgen South Lake Elmo, Minnesota 16,168 9,994 9,096 10,089 12,543 10,089 8,476 8,476 8,476 8,476 8,480 13,353 s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.22 acres s.f.s.f. 0.22 acres +/- l.f. s.f. 0.22 acres s.f.s.f. 0.22 acres +/- l.f. s.f. 0.22 acres s.f.s.f. 0.22 acres +/- l.f. s.f. 1.35 acres s.f.s.f. 1.35 acres +/- l.f. s.f. 0.22 acres s.f.s.f. 0.22 acres +/- l.f. s.f. 0.22 acres s.f.s.f. 0.22 acres +/- l.f. s.f. 0.22 acres s.f.s.f. 0.22 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 17.07 acres s.f.s.f. 17.07 acres s.f. 0.30 acres s.f.s.f. 0.30 acres +/- l.f. s.f. 0.26 acres s.f.s.f. 0.26 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.22 acres s.f.s.f. 0.22 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.25 acres s.f.s.f. 0.25 acres +/- l.f. s.f. 0.25 acres s.f.s.f. 0.25 acres +/- l.f. s.f. 0.27 acres s.f.s.f. 0.27 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.28 acres s.f.s.f. 0.28 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.13 acres s.f.s.f. 0.13 acres +/- l.f. s.f. 0.13 acres s.f.s.f. 0.13 acres +/- l.f. s.f. 0.14 acres s.f.s.f. 0.14 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. V 27 7,762 0 7,762 51 V 28 7,336 0 7,336 51 V 25 6,656 0 6,656 51 V 26 8,059 0 8,059 51 V 23 6,669 0 6,669 51 V 24 6,656 0 6,656 51 V 21 6,911 0 6,911 51 V 22 6,818 0 6,818 51 V 19 5,977 0 5,977 54.4 V 20 8,383 0 8,383 88.2 V 17 5,776 0 5,776 51 V 18 5,779 0 5,779 51 V 15 7,667 0 7,667 51 V 16 6,609 0 6,609 51 V 13 8,371 0 8,371 51 V 14 7,753 0 7,753 51 V 11 8,520 0 8,520 59 V 12 8,553 0 8,553 51 V 9 9,331 0 9,331 55 V 10 12,015 0 12,015 69 V 7 10,915 0 10,915 67 V 8 11,617 0 11,617 69 V 5 7,888 0 7,888 55.8 V 6 10,700 0 10,700 63 V 3 9,981 0 9,981 83.6 V 4 9,457 0 9,457 79.3 V 1 13,062 0 13,062 63.2 V 2 11,162 0 11,162 86.3 VILLA WETLAND AREA NET AREA WIDTH @ SETBACK 743,559Total 0 743,559 72 8,150 0 8,476 65 73 8,313 0 9,899 73 70 GROSS AREA 8,150 0 8,150 65 71 8,150 0 8,313 65 68 9,899 8,150 0 8,150 65 69 8,150 0 8,150 65 66 8,476 8,476 0 8,150 65 67 8,313 0 8,150 65 64 9,674 0 8,476 65 65 8,476 0 8,313 65 62 9,623 0 9,674 93.7 63 9,623 0 8,476 65 60 9,430 0 9,623 92 61 58,845 0 9,623 92 58 9,430 0 9,430 65 59 (Amenity) 9,430 0 58,845 237.3 56 9,868 0 9,430 65 57 9,868 0 9,430 65 54 9,857 0 9,868 65 55 10,077 0 9,868 65 52 8,476 0 9,857 65 53 8,476 0 10,077 65 50 8,476 0 8,476 65 51 8,476 0 8,476 65 48 0 8,476 65 49 8,476 0 8,476 65 47 0 8,476 65 s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.14 acres s.f.s.f. 0.14 acres +/- l.f. s.f. 0.14 acres s.f.s.f. 0.14 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.27 acres s.f.s.f. 0.27 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.24 acres s.f.s.f. 0.24 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.31 acres s.f.s.f. 0.31 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.25 acres s.f.s.f. 0.25 acres +/- l.f. s.f. 0.24 acres s.f.s.f. 0.24 acres +/- l.f. s.f. 0.22 acres s.f.s.f. 0.22 acres +/- l.f. s.f. 0.22 acres s.f.s.f. 0.22 acres +/- l.f. V 85 0 9,424 51 V 86 0 9,506 51 10,601 9,424 9,506 V 81 0 7,217 51 V 82 0 6,864 51 V 83 0 10,902 51 7,217 6,864 10,902 V 79 0 7,057 51 V 80 0 6,892 51 6,676 7,057 6,892 V 77 0 6,675 51 V 84 0 10,601 51 6,675 V 72 0 9,163 59.4 V 73 0 7,566 52.1 V 74 0 6,520 51 9,163 7,566 6,520 V 78 0 6,676 51 V 67 6,656 0 6,656 51 V 68 6,656 0 6,656 51 V 69 0 6,656 51 V 70 0 6,656 51 V 71 0 7,643 59 6,656 6,656 7,643 V 75 0 6,343 51 V 76 0 V 65 6,656 0 6,656 51 V 66 6,656 0 6,656 51 6,588 51 6,343 6,588 V 63 6,656 0 6,656 51 V 64 6,656 0 6,656 51 V 61 6,656 0 6,656 51 V 62 6,656 0 6,656 51 V 59 6,656 0 6,656 51 V 60 6,656 0 6,656 51 V 57 8,321 0 8,321 58.6 V 58 6,656 0 6,656 51 V 55 7,270 0 7,270 51 V 56 7,270 0 7,270 51 V 53 7,270 0 7,270 51 V 54 7,270 0 7,270 51 V 51 7,270 0 7,270 51 V 52 7,270 0 7,270 51 V 49 7,024 0 7,024 51 V 50 7,270 0 7,270 51 V 47 6,650 0 6,650 53 V 48 6,400 0 6,400 51 V 45 7,531 0 7,531 61.6 V 46 6,625 0 6,625 53 V 43 9,999 0 9,999 51 V 44 13,707 0 13,707 61.1 V 41 7,920 0 7,920 55 V 42 10,640 0 10,640 91.4 V 39 7,895 0 7,895 55 V 40 7,769 0 7,769 55 V 37 8,007 0 8,007 55 V 38 8,015 0 8,015 55 V 35 11,720 0 11,720 79.5 V 36 7,971 0 7,971 55 V 33 6,049 0 6,049 55 V 34 7,667 0 7,667 69.7 V 31 6,608 0 6,608 51 V 32 6,112 0 6,112 51 V 29 7,336 0 7,336 51 V 30 7,153 0 7,153 51 s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.24 acres s.f.s.f. 0.24 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.14 acres s.f.s.f. 0.14 acres +/- l.f. s.f. 0.14 acres s.f.s.f. 0.14 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.14 acres s.f.s.f. 0.14 acres +/- l.f. s.f. 0.14 acres s.f.s.f. 0.14 acres +/- l.f. s.f. 0.13 acres s.f.s.f. 0.13 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 22.55 acres s.f.s.f. 22.55 acres 5,817 0 5,817 51 V 120 0 6,444 51 V 121 0 6,396 51 V 122 0 6,270 51 6,444 6,396 6,270 58.6 6,041 6,448 V 123 0 6,143 51 V 124 V 127 0 6,349 51 6,143 V 126 5,894 0 5,894 51 V 117 0 6,647 51 V 118 0 6,481 51 V 119 0 6,478 51 6,647 6,481 6,478 V 114 0 7,477 51 V 115 0 7,423 51 V 116 0 7,318 51 7,477 7,423 7,318 V 111 0 7,039 52 V 112 0 6,677 51 V 113 0 7,546 51 7,039 6,677 7,546 V 108 0 8,019 62 V 109 0 8,856 78.2 V 110 0 7,518 65.8 8,019 8,856 7,518 V 105 0 6,724 51 V 106 0 7,327 58 V 107 0 7,876 74.5 6,724 7,327 7,876 V 102 0 8,208 60 V 103 0 7,336 51 V 104 0 7,334 51 8,208 7,336 7,334 V 99 0 8,713 89.9 V 100 0 6,633 52 V 101 0 7,207 60 8,713 6,633 7,207 V 96 0 10,272 92.3 V 97 0 8,380 71.3 V 98 0 8,196 75.6 10,272 8,380 8,196 V 93 0 6,657 51 V 94 0 8,096 61.2 V 95 0 8,430 61.2 6,657 8,096 8,430 V 90 0 8,096 59.2 V 91 0 7,653 59.2 V 92 0 6,656 51 8,096 7,653 6,656 V 87 0 8,597 51 V 88 0 6,899 51 V 89 0 7,234 51 8,597 6,899 7,234 Total 982,362 0 982,362 V 125 0 6,041 51 V 128 0 6,448 6,349 s.f. 29.93 acres s.f.s.f.16.50 acres s.f.0.17 acres s.f.s.f.0.17 acres s.f.0.41 acres s.f.s.f.0.36 acres s.f.0.23 acres s.f.s.f.0.23 acres s.f.1.04 acres s.f.s.f.1.04 acres s.f.1.49 acres s.f.s.f.1.49 acres s.f.3.49 acres s.f.s.f.3.49 acres s.f.4.39 acres s.f.s.f.4.39 acres s.f.2.87 acres s.f.s.f.2.87 acres s.f.25.37 acres s.f.s.f.25.37 acres s.f.69.39 acres s.f.s.f. 55.90 acres s.f. 14.41 acres s.f.s.f.14.41 acres s.f.123.42 acres s.f.s.f.123.42 acres Total 3,022,595 587,452 2,435,143 South Remanent 0 1,105,140 E H 0 191,257 G 151,882 0 151,882 A 1,303,837 585,273 718,564 B 7,448 0 GROSS AREA GROSS AREA GROSS AREA 5,376,243 627,727 TOTAL WETLAND AREA NET AREA OUTLOT WETLAND AREA NET AREA C 17,824 2,179 15,645 D 10,048 0 10,048 WETLAND AREA NET AREA 7,448 R/W 627,727 0 0 5,376,243 0 64,840F64,840 1,105,140 191,257 I 124,863 0 124,863 45,456 0 45,456 L2 L3 L4 L5 POND #6 POND #5 POND #4 POND #2 POND #3 POND #1 L3 EXECUTION Ground Preparation Prior to seeding, the Contractor shall spray the proposed seeding area with a non-selective glyphosate herbicide such as Round-Up. Approximately three to four weeks later the site should be cultivated using a deep-tine plow and then disked to produce a smooth firm seed bed. Allow weeds to germinate and grow. When weed seeds and roots have reached a height of 2-4 inches, the site should again be sprayed with a second herbicide application. Wait 10 days and then shallow till the soil to a depth of 1 inch. Tilling deeper will bring additional weed seeds to the surface. Once the area to be planted has been properly prepared, the Contractor shall commence with seeding. SEEDING A. Native plant community seeding can take place during two periods of the year. The first window of opportunity is from the time the site preparation work is concluded in the spring, until approximately July 15. The second period is in the fall between October 1st and freeze- up. The latter is considered a dormant seeding and the seedlings do not germinate until late spring of the following growing season. It is recommended that the native seeding be conducted in June and early July. B. All native grass seed should be applied with a Truax native seed drill, at a rate as specified according to individual specifications PLS (pure live seed) per acre. In areas too narrow or steep for equipment, grass seed may be hand broadcast. Cover crop of oats shall be applied after Native Mix has been seeded. C. Raking or dragging and rolling shall follow all seeding to insure good soil contact. *The Contractor shall mulch all seeded areas with clean straw or marsh hay at a rate of 2 tons/acre and shall be disc anchored into place *All seeded areas to receive 50 oats cover at 50 lbs. per acre Year 1 During the first season, the seeded area shall be cut back approximately once each month to prevent the production of weed seeds and to reduce shade on the maturing native plantings. When the seeded area has reached a height of 8-10 inches, a flail-type mower shall be used to cut weeds and native plantings to a height of 4-6 inches. Rotary mowers and sickle bar mowers are not acceptable. In no case shall the seeded area be allowed to exceed 10 inches in height during the first season. Pulling weeds is not recommended as this can uproot small, undeveloped native seedlings. Spot spray thistle, reed canary grass and any other problematic weeds. Year 2 In the spring of the second season, the plantings should be mowed again. Mowing should occur approximately 3-4 times during the second season. If weeds continue to persist during the second year additional mowings may be required. Do not let weeds go to seed. Seeded areas shall not be burned during the second year. Year 3 Spot spray perennial weeds if necessary. Years 4-5 Continue spot treatment spray of weeds and conduct burning (3-5 year rotation) alternate spring and fall MAINTENANCE NORTH GENERAL LANDSCAPE NOTES: PLANTING NOTES: SITE CONTEXT NO SCALE L1 1 1) THE CONTRACTOR SHALL INSPECT THE SITE AND BECOME FAMILIAR WITH THE EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF THE WORK. 2) THE CONTRACTOR SHALL VERIFY PLAN LAYOUT AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN OR INTENT OF THE LAYOUT. 3) THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS, AND PERMITS GOVERNING THE WORK. 4) THE CONTRACTOR SHALL PROTECT EXISTING ROADS,CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING CONSTRUCTION.DAMAGE TO SAME SHALL BE REPAIRED AND/OR REPLACED AT NO ADDITIONAL COST TO THE OWNER. 5) THE LANDSCAPE CONTRACTOR SHALL COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING INSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE. 6) THE CONTRACTOR SHALL REVIEW THE SITE FOR DEFICIENCIES IN SITE CONDITIONS WHICH MIGHT NEGATIVELY AFFECT PLANT ESTABLISHMENT, SURVIVAL OR WARRANTY. UNDESIRABLE SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING OF WORK. 7) THE PLAN TAKES PRECEDENCE OVER THE LANDSCAPE LEGEND IF DISCREPANCIES EXIST. QUANTITIES SHOWN IN THE PLANTING SCHEDULE ARE FOR THE CONTRACTOR'S CONVENIENCE. CONTRACTOR TO VERIFY QUANTITIES SHOWN ON THE PLAN. 8) THE SPECIFICATIONS TAKE PRECEDENCE OVER THE PLANTING NOTES AND GENERAL NOTES. 9) EXISTING TREES AND SHRUBS TO REMAIN SHALL BE PROTECTED TO THE DRIP LINE FROM ALL CONSTRUCTION TRAFFIC, STORAGE OF MATERIALS ETC. WITH 4' HT. ORANGE PLASTIC SAFETYFENCING ADEQUATELY SUPPORTED BY STEEL FENCE POSTS 6' O.C. MAXIMUM SPACING 10) LONG-TERM STORAGE OF MATERIALS OR SUPPLIES ON-SITE WILL NOT BE ALLOWED. 11) CONTRACTOR SHALL REQUEST IN WRITING, A FINAL ACCEPTANCE INSPECTION. ALL STREET FRONTAGE TREE PITS AND BACK FILL SHALL BE FREE OF CLASS V OR SIMILAR MATERIAL. TREES ARE TO BE BACKFILLED WITH NATIVE ON SITE TOPSOIL. 12) ALL STREET FRONTAGE TREES SHALL BE PLANTED 5 FEET BACK OF CURB WHEN SIDEWALK OR TRAIL IS PRESENT; 8 FEET BACK OF CURB WITH NO SIDEWALK OR TRAIL. 13) PLAN REPRESENTS APPROXIMATE LOCATION OF TREES AND SERVICE UTILITIES, DUE TO THE CUSTOMIZATION OF EACH LOTS HOME THE DRIVEWAYS HAVE NOT BEEN REPRESENTED. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FIELD VERIFICATION OF UTILITY LOCATION BY CALLING GOPHER ONE STATE PRIOR TO BEGINNING WORK, TO ENSURE ALL TREES ARE PLANTED OUTSIDE OF 10' UTILITY EASEMENT, MEASURED FROM TREE TRUNK TO PIPE, AS WELL AS THE CONTRACTOR SHALL NOT PLANT ANY STREET TREE PRIOR TO THE INSTALTION OF THE DRIVEWAY TO ENSURE THE 10' SETBACK CAN BE MEASURED . THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF ALL DAMAGED UTILITIES AS A RESULT OF LANDSCAPING CONSTRUCTION AT NO COST TO THE OWNER. 14) MINIMUM OF 2 ROWS OF SOD BEHIND CURB. AREAS WITH SIDEWALKS SHALL BE SODDED FROM BACK OF CURB TO SIDEWALK. SOD SHALL MEET MNDOT 3878 C SPECIFICATION FOR SALT TOLERANCE. ALL RESIDENTIAL LOTS SHALL BE TEMPORARILY SEEDED WITH LOT COVER GRASS MIX. 15) ALL OUTLOTS SHALL BE PERMANENTLY SEEDED WITH OUTLOT (NATIVE) MIX WITH EXCEPTION TO OUTLOTS TO BE SODDED, AS WELL AS OUTLOTS THAT ARE PONDS/ INFILTRATION BASINS AS SHOWN ON PLAN. LEGEND OVERSTORY Lot & Buffer Tree (2.5" BB) CONIFEROUS Lot & Buffer Tree (6' BB) OVERSTORY StreetTree (2.5" BB) PLANTING REQUIREMENTS Tree Preservation/ Replacement: 50 trees-per tree survey Disturbed Acre Planting Requirement: 5 Tree to be planted for every acre disturbed (71 acres= 355 trees) BLVD. Planting Requiremnt: 1 Tree to be planted per 50' of road (19,972'/ 50'= 366 trees) PLANTING PROPOSAL Tree Preservation/ Replacement: 60 tree to be planted as buffer plantings Disturbed Acre Planting Requirement: 554 Trees to be planted as lot and buffer plantings by the developer (two character identification) and as lot plantings planted by the builder during house construction (three character identification) BLVD. Planting Requiremnt: 217 of the 339 trees to be planted, due to intersection, utility, and service conflicts. *Remaining trees to be planted as buffer plantings. Planting planted by the developer (two character identification) and by builder during home construction (three character identification) 1) TREES SHALL BE PLANTED AT LEAST 10' FROM UTILIITES, STREET LIGHTS, STREET SIGNS AND FROM DRIVEWAY EDGES (MEASURED FROM CENTER OF TRUCK) 2) DUE TO ON SITE CHANGES AND ADJUSTMENTS CONTRACTOR SHALL VERIFY UTILITIES, STREET LIGHTS, STREET SIGNS AND FROM DRIVEWAY EDGES BEFORE THE TREE IS INSTALLED TO ENSURE 10' OFFSET IS MAINTAINED 3) TREES SHALL BE PLANTED SO MAX WIDTH DRIPLINE DOES NOT OVERHANG ANY STRUCTURE WHEN TREE IS MATURED 4) TREES TO BE PLANTED EXCEPT MULTI-STEM TREES SHALL HAVE A SINGLE STRAIGHT LEADER AND TAPERED TRUNK. ALL TREES SHALL BE FREE OF GIRDING ROOTS THAT HAVE ENCIRCLED THE TREE,TREES MUST BE IN GOOD HEALTH AND FREE OF DISEASE. 5) ALL TREES SHALL HAVE A MINIMUM DEPTH OF 6" HARDWOOD BARK MULCH 6' DIAMETER RING AROUND THE BASE OF THE TREE. KEEP MULCH OFF TREE TRUNK. 6) THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED TO BE UNSATISFACTORY BEFORE, DURING OR AFTER INSTALLATION 7) PLANTING HOLES SHALL BE FREE OF WEEDS, ROCKS, SOD, CLAY CLUMPS, CLASS V AND OTHER CONSTRUCTION MATERIALS. 8) TOPSOIL FOR BACKFILLING PLANTING HOLES SHALL BE A MIXTURE OF NATIVE ONSITE SOIL AND TOP SOIL AT A RATIO OF 1:1. 9) CONTRACTOR SHALL EXCAVATE 8" OF SOIL IN ALL LANDSCAPE BEDS, REPLACE WITH 8" OF UNSCREENED TOPSOIL, ENOUGH ESTABLISH A POSITIVE GRADE FROM STRUCTURES, FOUNDATIONS, PATIOS, ETC.. 10) PLANTING BEDS PROPOSED WITH ROCK MULCH SHALL BE LAID OVER MIN. 6 MIL. BLACK POLY.PLANTING BEDS PROPOSED WITH BARK MULCH, A PRE EMERGENT HERBICIDE SHALL BE SPREAD AT PRODUCT RECOMMENDED RATIOS BEFORE BARK MULCH IS SPREAD. POLY AND FABRIC UNDERLAYMENTS ARE NOT TO BE USED UNDER BARK MULCH. 11) ALL VINYL EDGING TO BE STAKED 7' ON CENTER, HORIZONTALLY. 12) NO PLANTS SHALL BE INSTALLED UNTIL FINAL GRADING AND CONSTRUCTION HAS BEENCOMPLETED IN THE IMMEDIATE AREA. PLANT SCHEDULE DEVELOPER DISTURBED ACRE PLANTINGS Code Common Name Botanical Name Cont.Qty. AS Summer Shimmer Aspen Populus tremuloides 'Select Klaus'2.5" BB 91 QA Quacking Aspen Poplulus tremuloides 2.5" BB 13 RB River Birch Betula nigra 2.5" BB 29 AM Autumn Blaze Maple Acer x freemanii `Jeffersed`2.5" BB 15 FM Sienna Glen Acer x freemanii `Sienna`2.5" BB 15 SO Swamp White Oak Quercus bicolor 2.5" BB 5 PO Northern Pin Quercus ellipsoidalis 2.5" BB 22 BF Balsam Fir Abies balsamea 6' BB 32 LA American Larch Larix laricina 6' BB 20 NP Norway Pine Pinus resinosa 6' BB 53 WP White Pine Pinus strobus 6' BB 47 BH Black Hills Spruce Picea glauca densata 6' BB 38 NS Norway Spruce Picea abies 6' BB 28 DEVELOPER STREET TREE PLANTINGS Code Common Name Botanical Name Cont.Qty. RL Redmond Linden Tilia americana 'Redmond'2.5" BB 23 AE American Elm Ulmus americana 'Princeton'2.5" BB 21 HB Common Hackberry Celtis occidentalis 2.5" BB 25 HL Honey Locust Gleditsia triacanthos var. inermis 2.5" BB 24 AL American Linden Tilia americana 2.5" BB 17 RM Red Maple Acer rubrum 2.5" BB 17 SM Sugar Maple Acer saccharum 2.5" BB 18 PS Prairie Stature Quercus x bimundorum 'Midwest'2.5" BB 4 BUILDER DISTURBED ACRE PLANTINGS Code Common Name Botanical Name Cont.Qty. QA1 Quacking Aspen Poplulus tremuloides 2.5" BB 16 RB1 River Birch Betula nigra 2.5" BB 21 AM1 Autumn Blaze Maple Acer x freemanii `Jeffersed`2.5" BB 16 SO1 Swamp White Oak Quercus bicolor 2.5" BB 10 BF1 Balsam Fir Abies balsamea 6' BB 25 NP1 Norway Pine Pinus resinosa 6' BB 26 WP1 White Pine Pinus strobus 6' BB 17 BH1 Black Hills Spruce Picea glauca densata 6' BB 7 NS1 Norway Spruce Picea abies 6' BB 2 BUILDER STREET TREE PLANTINGS Code Common Name Botanical Name Cont.Qty. RL1 Redmond Linden Tilia americana 'Redmond'2.5" BB 10 AE1 American Elm Ulmus americana 'Princeton'2.5" BB 12 HB1 Common Hackberry Celtis occidentalis 2.5" BB 8 HL1 Honey Locust Gleditsia triacanthos var. inermis 2.5" BB 9 AL1 American Linden Tilia americana 2.5" BB 10 RM1 Red Maple Acer rubrum 2.5" BB 10 SM1 Sugar Maple Acer saccharum 2.5" BB 6 PS1 Prairie Stature Quercus x bimundorum 'Midwest'2.5" BB 3 MN Dot 33-261 (Seeded)- Spread from low to high watermarks in ponds and throughout basins. Lot & Outlot Mix (Seeded) Turf (Sod)-Laid from back of curb to sidewalk/ trail edge Lot Cover Mix Common Scientific Rate lbs/acre Redtop Agrostis alba 2.1 lbs/acre Perennial Rye Lolium perenne 14.7 lbs/acre Timothy Phleum praetense 2.1 lbs/acre Canada Bluegrass Poa compressa 9.8 lbs/acre Kentucky Bluegrass Poa pratensis 20.3 lbs/acre White Clover Trifloium 2.1 lbs/acre Chewings Fescue Festuca rubra 12 lbs/acre Tall Fescue Festuca arundinacea 12 lbs/acre TOTAL 75.1 lbs. Seeding Rate: 70 lbs. per acre * all seeded areas to receive 50 Oats at 50 lbs per acre * all seeded areas to be mulched with straw at a rate of 2000 lbs per acre and disc anchored OutLot Cover Mix Nurse/Cover Common Scientific Rate Acre Oats Avena sativa 30 lbs/acre TOTAL 30 lbs Native Grasses Common Scientific Rate Acre Little Bluestem Andropogon scoparius 3 lbs/acre Sideoats Grama Grass Bouteloua curtipendla 3 lbs/acre Prairie Dropseed Sporabolus heterolepis 1 lbs/acre Blue Grama Grass Bouteloua gracilis 1 lbs/acre Quatro Sheep Fescue Festuca ovina 30 lbs/acre TOTAL 38 lbs Native Wildflowers Common Scientific Rate Acre Purple Prairie Clover Petalostemum purpureum 2 oz/acre Black-eyed Susan Rudbeckia hirta 4 oz/acre Prairie Blazing Star Liatris pynostachya 2 oz/acre Common Milkweed Asclepias syriaca 2 oz/acre Wild Bergamot Monarda fistulosa 2 oz/acre TOTAL 12 oz Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 11,11,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 11,11,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments 05 MK 221111 Revise per city comments L1 NORTH0 50'100' PLANTING PLAN SCALE: 1" = 50' L2 1 Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 11,11,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 11,11,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments 05 MK 221111 Revise per city comments L2 NORTH0 50'100' PLANTING PLAN SCALE: 1" = 50' L3 1 Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 11,11,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 11,11,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments 05 MK 221111 Revise per city comments L3 NORTH0 50'100' PLANTING PLAN SCALE: 1" = 50' L4 1 Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 11,11,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 11,11,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments 05 MK 221111 Revise per city comments L4 NORTH0 50'100' PLANTING PLAN SCALE: 1" = 50' L5 1 3' Berm Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 11,11,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 11,11,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments 05 MK 221111 Revise per city comments L5 Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 11,11,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 11,11,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments 05 MK 221111 Revise per city comments L6 PARKS, TRAILS & OPEN SPACE City of Lake Elmo Comprehensive Plan 2040 6-23 Map 6-7. Search Areas for New Parks and Facilities PARKS, TRAILS & OPEN SPACE City of Lake Elmo Comprehensive Plan 2040 6-23 Map 6-7. Search Areas for New Parks and Facilities   A great place to live, work and play…today and tomorrow    North Shop | 11660 Myeron Road North | Stillwater, MN 55082‐9537  P: 651‐430‐4300 | F: 651‐430‐4350 | TTY: 651‐430‐6246  www.co.washington.mn.us    Washington County is an equal opportunity organization and employer    PUBLIC WORKS  Wayne Sandberg, P.E., Director, County Engineer  Frank D. Ticknor, P.E., Deputy Director  Memorandum  12/5/2022    Bob Molstad  Sathre‐Bergquist, Inc.  14000 25th Avenue North  Plymouth, MN 55447    Schiltgen Farms Development Review    Dear Bob,    Thank you for the opportunity to review the re‐submittal for the proposed Schiltgen Farms development adjacent  to County State Aid Highway (CSAH) 14 and CSAH 17 in the City of Lake Elmo. Washington County’s Department of  Public Works has reviewed the updated plans and offers the following comments:     The plans provided for review lack information for the turn lanes that will need to be reviewed prior to  final plans. How is access proposed for the south school entrance? The northbound left turn onto 37th will  conflict with southbound left turning vehicles into the school access. Washington County staff put  together the attached exhibit detailing the geometrics of our preferred solution. A detailed exhibit  incorporating these comments is requested prior to final design is requested so the County can confirm  the proposal.     The pedestrian crossing at 37th should be pulled east to the radii to allow pedestrians and bicyclists to  cross in front of stopped traffic.     The existing culvert that runs west to east at the north side of the intersection of CSAH 17 and CSAH 14  appears to be shallow. Confirm this doesn’t need to be replaced under the trail with a shallow cover  culvert that can support maintenance/emergency vehicles.     The proposed street access will require an Access Permit from Washington County.  The proposed sanitary  and water main crossings under CSAH 14 will require Right‐of‐Way Permits with detailed construction and  traffic control plans.                  A great place to live, work and play…today and tomorrow          North Shop | 11660 Myeron Road North | Stillwater, MN 55082‐9537  P: 651‐430‐4300 | F: 651‐430‐4350 | TTY: 651‐430‐6246  www.co.washington.mn.us    Washington County is an equal opportunity organization and employer    PUBLIC WORKS  Wayne Sandberg, P.E., Director, County Engineer  Frank D. Ticknor, P.E., Deputy Director  If you have any questions or comments on the county’s responses to the Schiltgen Farms Development proposal,  please contact me at ryan.hoefs@co.washington.mn.us.  Sincerely,      Ryan Hoefs  Engineer II    CC: Wayne Sandberg, Director, County Engineer    Lyssa Leitner, Public Works Planning Director  Frank Ticknor, Deputy Director    Mitch Bartelt, Engineer II   Joe Gustafson, Traffic Engineer    Jennifer Oehler, Office Specialist   Kevin Peterson, Design Engineer   Molly Just, Planning Director    Daniel Elder, Planner II “Proudly Serving Neighbors & Friends” Lake Elmo Fire Department Memorandum To: Molly Just, Planning Director From: Dustin Kalis, Fire Chief Date: 11/30/2022 Re: Preliminary Plat/PUD Plan Review – GWSA Land Development, LLC (Schiltgen Farmstead) _______________________________________________________________________________________ The Lake Elmo Fire Department has completed a Preliminary Plat/PUD Application review of GWSA Land Development, LLC (Schiltgen Farmstead) based on submittals dated 11/10/22 with the following comments: 1) All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and turning radiuses. 2) Approved fire apparatus roads shall be provided and maintained throughout all development phases in coordination with engineering, public works, planning, and fire departments. 3) Due to the change in occupancy of the barn structure, a fire sprinkler system shall be installed compliant with provisions of Minnesota State Building Code Chapter 1306.0020 Municipal Option Subpart 3 and 2016 NFPA Standard 13, Installation of Sprinkler Systems. City permit required prior to initiation of work. 4) On-street parking shall be provided in approved locations following review by Engineering and Public Works. 5) An approved signage and marking plan shall be determined for all No Parking and Fire Lane access roads. 6) Fire hydrants shall be provided in approved locations following review by Engineering and Public Works. 7) Building address numbers shall be plainly visible from the street fronting the property and shall contrasting color from the background. Codes and Standards Used for this Review This review is based on the following codes and standards as adopted and in effect in the State of Minnesota at the time of plan submittal.  2020 Minnesota State Fire Code  2020 Minnesota State Building Code, Ch. 1306  Lake Elmo Fire Department Fire Code Policy  NFPA 13, 2016 edition     PAGE 1 of 7  MEMORANDUM         Date:  December 12, 2022      To:  Molly Just, Planning Director Re:  Schiltgen Farms West (Stillwater Blvd.)  Cc:  Marty Powers, Public Works Director    Preliminary PUD Plat/Plan Review    Dustin Kalis, Fire Chief        Chad Isakson, PE, Assistant City Engineer      From:  Jack Griffin, P.E., City Engineer          An engineering review has been completed for the Schiltgen Farms West (Stillwater Boulevard) Preliminary PUD  Plat/Plans received on November 17, 2022. The submittal consisted of the following documentation:   Schiltgen Farmstead Preliminary Plat dated September 20, 2022.   Schiltgen Farmstead Preliminary Site Plans, dated November 14, 2022.   Schiltgen Farmstead Plat/PUD Narratives dated November 10, 2022.   Stormwater Management Plan dated November 14, 2022.      STATUS/FINDINGS: A condition of Preliminary Plat approval, if granted, must require the applicant to revise and  resubmit Preliminary Plat/Plans to address each review comment and condition of approval to the satisfaction of  City staff prior to the City accepting a Final Plat/Plan application. Engineering has prepared the following review  comments to be addressed. A point‐by‐point response letter must accompany the plan resubmittal.    In  addition,  it  is  recommended  that  it  be  a  condition  of  Preliminary  Plat/Plan  approval  that  all  public  improvements constructed to support the development must be designed and constructed in accordance with the  City Engineering Design Standards Manual dated January 2022, unless approved otherwise by the City Engineer.  The Preliminary Plat/Plans must be revised accordingly.      PRELIMINARY PLAT/SITE PLANS  1. Preliminary Plat approval must be contingent upon revisions to the Preliminary Plat to fully detail all  proposed lot lines, right‐of‐way dedication, Outlots and easements proposed by the subdivision. All lot  lines and plat boundaries must use the same line type with no other plan element using the same line  type. All overlapping or conflicting text must be cleaned up and all overlapping line types must be revised  to improve legibility.  2. The preliminary plat must be revised to clearly show the existing and proposed right‐of‐way dedication  along Stillwater Boulevard (CSAH 14) for the entire southern plat boundary. The Stillwater Boulevard  right‐of‐way dedication remains unclear along the west side of the Plat.  3. Outlot A is proposed as city owned. Outlot A is proposed as dedication to the city as open space. The  Preliminary Plat must be revised to add a plan sheet showing the full extent of Outlot A with all lot lines  clearly labeled.   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 7  4. Outlot B is dedicated, as required, to a private owner (Chavez) for driveway access. A drainage and utility  easement is dedicated to the city over all of Outlot B.  5. Outlot C is proposed as HOA owned. It includes open space and a wetland/wetland buffer. A drainage and  utility easement is dedicated to the city over all of Outlot C.  6. Outlot D is proposed as city owned. It includes the trail connection to Legacy at North Star. The Outlot  includes the trail with an additional 15 ft of Outlot from centerline of trail along both sides.  7. Outlot E is proposed as city owned. It includes stormwater management (Pond #4) and storm sewer.  8. Outlot F is proposed as city owned. It includes stormwater management (Pond #2NE) and storm sewer.  9. Outlot G is proposed as city owned. It includes stormwater management (Pond #3N) and storm sewer.  10. Outlot H is proposed as city owned. It includes stormwater management (Pond #1N), the regional city  stormwater pond capacity, and storm sewer.  11. Outlot I is proposed as city owned. It includes stormwater management (Pond #2NW), storm sewer,  public watermain and public sanitary sewer main. Preliminary Plat approval must be contingent upon  revisions to the amenity lot area and Outlot I as they relate to the proposed watermain and sanitary  sewer pipe. The public utilities must be installed entirely within Outlot I.   12. Sheet PP‐2: Revise the proposed offsite easements south of Stillwater Boulevard to provide the sanitary  sewer extension to the westerly plat limits, and to allow for the extension of the public watermain to the  south side of Stillwater Boulevard.  13. Sheet PP3/PP‐4: Additional off‐site easements may be required on  the  south  side  of  the  Lake  Elmo  Avenue and Stillwater Boulevard intersection for the proposed watermain connection and storm sewer  outfall flow path.  14. Additional Preliminary Plat revisions may be required for individual lots  to  ensure sufficient space  is  preserved for public utilities, to provide dedicated small/dry utility corridors, or to provide for sufficient  access to dedicated drainage ways (EOFs).  15. Written  landowner  permission  must  be  submitted  with  the  Final  Plat  application  for  any  off‐site  permanent  and  temporary  construction  easements  required  to  implement  the  development  improvements (including off‐site improvements).   16. Union Pacific Railroad permits will be required for the Project including the trunk sanitary sewer utility  crossing permit.      TRANSPORTATION IMPROVEMENTS     1. Right‐of‐way  dedication  requirements  shown  on  the  Preliminary  Plat  appear  to  be  consistent  with  Washington County review comments. Prior to receipt of the Final Plat application, the County right‐of‐ way dedication must be reviewed and approved by the County.  2. Right‐of‐way dedication along Lake Elmo Avenue is shown to be 100‐feet along the east plat boundary  and north of 37th Street, and 115‐feet along the east plat boundary and south of 37th Street.  3. Right‐of‐way dedication along Stillwater Boulevard is shown to be 90‐feet from the existing centerline to  the north along the southern plat boundary. The Preliminary Plat must be revised to provide additional  dimensions  and  labels  to  verify  that  90‐feet  is  being  dedicated  throughout  the  entire  southern  plat  boundary.  4. Access Management. Access to the proposed development is generally consistent with County and City  requirements. Primary access to Lake Elmo Avenue (CSAH 17) will need to be revised in accordance with  comments received from Washington County to more directly align with the access for the Lake Elmo  Elementary School. Secondary access is completed through two residential street connections to Legacy  at North Star. The Preliminary Plat must be revised accordingly.  5. Intersection Improvements. The applicant will be responsible to construct all intersection and turn lane  improvements at the new access location of 37th Street North and Lake Elmo Avenue. Turn lanes must be  designed  and  constructed  as  part  of  the  subdivision  improvements  and  as  required  by  Washington  County.            PAGE 3 of 7  RESIDENTIAL STREETS    1. All streets are proposed to be publicly owned and maintained. Public streets must be designed to meet  the City’s Engineering Design Standards including right‐of‐way width, street width and cul‐de‐sac radii(s).  The preliminary plat/plans propose public street widths of 28‐feet located within 60‐foot right‐of‐way.  Consistent with current city standards, if approved, the streets would need to be signed no parking along  one side.  2. The proposed internal street network is well interconnected creating multiple access routes into and out  of the development, with only one proposed cul‐de‐sac.  3. The street plan proposes a raised landscaped median at the subdivision entrance from Lake Elmo Avenue.  Divided roadways must be a minimum of 19 feet wide each way from back of curb to back of curb. A  dedicated right‐turn lane has been shown as required at the intersection with Lake Elmo Avenue.   4. The typical sections for public streets must be revised to provide the city standard minimum 4% boulevard  grade within the drainage and utility easement corridor.  5. All driveways on the site plans, street plans, utility plans and grading plans must be extended to the back  of curb and must be shown perpendicular within the public right‐of‐way.  6. All street intersections must be at 90 degrees and maintain 50‐feet of tangent with maximum slopes of  2.5%. Residential maximum longitudinal grade is 6% with sidewalks.   7. Surmountable concrete curb and gutter shall be installed along the frontage of all proposed residential  lots and B618 curb installed along entrance roadways, along center medians, and roadway stretches with  no lot frontage.   8. Six  (6)  foot  sidewalks  must  be  provided  along  all  residential  streets  and  as  may  be  required  for  connectivity. Sidewalks are shown along one side of all public streets as required.  9. The street lighting plans must be revised to provide street lights at intersections, end of cul‐de‐sacs and at  trail connections. All other street lights must be removed.  10. The “No Parking” sign plan must be revised as follows: Place first sign at 20 feet from start of no parking  area. Place signs every 300 feet thereafter.  11. The city standard “No Parking” sign shall be used as follows: R8‐3 12” x 12”.  12. A bituminous trail is shown along Lake Elmo Avenue as required, and may potentially become part of the  Greenway Trail Corridor. The trails must be constructed as directed by Washington County, including  intersection  crossing  improvements  at  the  Lake  Elmo  Avenue  and Stillwater  Boulevard  signalized  intersection. The trail along Stillwater Boulevard must be 10‐ft. wide.  13. A bituminous trail has been shown along 37th Street North and Knightbridge Lane as required, to connect  the existing trail in Legacy at North Star to the Schiltgen subdivision and then connecting to the trail along  Lake Elmo Avenue at 39th Street North.   14. Ten (10) foot utility easements are required on either side of all right‐of‐way and the corridors reserved  for the installation of small/dry utilities. Along Outlots, 10‐foot corridors must be shown on the site plan,  utility plan and grading plan to preserve the corridor use for the placement of small/dry utilities.    GRADING PLANS, STORMWATER MANAGEMENT AND STORM SEWER SYSTEM  1. The subdivision is subject to a storm water management plan meeting State, Valley Branch Watershed  District (VBWD) and city rules. A VBWD permit is required. Storm water facilities proposed as part of the  development to meet State and watershed permitting requirements must be constructed in accordance  with the City Engineering Design Standards Manual dated January 2022.  2. As part of the city’s Capital Improvement Plan (CIP), the city has identified the need for a Regional Pond to  be  located  at  the  intersection  of  Stillwater  Boulevard  and  Lake  Elmo  Avenue.  The  Regional  Pond  is  planned as a “wet pond” with a 3‐acre permanent pool with requirements to significantly reduce the  discharge rates for the 2‐year, 10‐year, 100‐year storm events, and 100‐year snow melt. The required  ponding is intended to provide additional discharge rate reduction that significantly exceed the reductions  necessary by the development to meet City, VBWD and State permitting requirements. The capacity and  area dedicated for the required regional pond must be incorporated into the project as a condition of  preliminary and final plat approval.      PAGE 4 of 7  3. The proposed subdivision will fully develop the area north of County State Aid Highway (CSAH) 14 and  west of Lake Elmo Avenue (CSAH 17). The development project must therefore incorporate into the  project as a condition of preliminary and final plat approval, regional stormwater management capacity  for the future County Roadway improvements along County State Aid Highway (CSAH) 14 and Lake Elmo  Avenue (CSAH 17). The VBWD permit application must expressly request  and  detail  these  future  improvements  to  be  included  in  the  stormwater  management  provisions for the permit for this  development, thereby specifically requesting a regional permit approach through the VBWD.    Revise the Stormwater Management Plan to specifically request from the VBWD a regional permit  approach for the future County roadway improvements as presented.   Revise Figure 20 to provide  the dimensions of each roadway  drainage  area  including  length  and  widths, label each subarea, and indicate to which pond each subarea will be discharged.   Revise  the  stormwater  management  plan  such  that  the  west  portion  of  the  future  Stillwater  Boulevard improvements (ROWEW) will discharge to Pond 2NW and the east portion (ROWNS) will  discharge to Pond 1N per the drainage divides presented.  4. Rate control requirements must be met for all points of discharge from the site in addition to a cumulative  site  analysis.  The  existing  and  proposed  drainage  exhibits  must be revised to include all proposed  improvement areas and clearly show and label all points of discharge from the site. The SWMP rate  control  tables  must  reference  each  discharge  location  independently  and  combined  using  the  same  labeling as depicted on the exhibits.   Provide cumulative pre and post discharge rate summary table.   Provide written statements indicating that the County roadway improvements are included in the pre  and post discharge rate analyses for each applicable discharge location and in the cumulative analysis.   Revise  Table  5.7.  and  Table  5.8  to  identify  the  proposed  condition  discharge  rates  following  the  construction  of  the  subdivision.  If  no  stormwater  mitigation  has  been  introduced  the  proposed  condition discharges cannot be zero, they would be the same as the exiting conditions.  5. The storm water plan proposes stormwater reuse irrigation in place of infiltration. Therefore, all storm  water basins are proposed as wet ponds. City design standards require that flood management provisions  be implemented for all new developments assuming no storm water reuse irrigation is operating.  6. The  storm  water  management  plan  indicates  that  the  storm  water management  for  the  Schiltgen  subdivision will account for the failed infiltration basins from the Legacy at North Star developments. The  SWMP indicates that the volume abstraction includes replacement volume abstraction for Pond 1 (Legacy  1st Addition Infiltration Area A) and Pond 7 (Legacy 3rd Addition Infiltration Area 7). Approval of this  replacement capacity is contingent upon permit approval from the VBWD and contingent upon the storm  water management plan being revised to provide all design details and specific assumptions made for this  analysis to the satisfaction of the City Engineer.   Revise  SWMP  and  exhibits  to  include  volume  abstraction  replacement  for  Legacy  1st  Addition  Infiltration Area 1 (Outlot A). This infiltration area has not been found to be functioning as designed.   Revise Table 5.14 to limit the maximum irrigation area for each lot to be 50% based on the approved  maximum impervious surface area for each lot. The developer  has requested a variance for this  subdivision to allow up to 50% impervious surfaces. If not approved, then the maximum impervious  surface must be limited to 35%.   Revise Table 5.14 to remove Outlots E, F, G, H and I from the reuse irrigation areas. These Outlots will  be city owned, be reserved for stormwater management wet ponds, contain wetted surfaces or  slopes  greater  than  4:1,  and  will  not  contain  regularly  maintained  vegetated  areas  deemed  appropriate for irrigated system installation.    Add water reuse irrigation construction plan to the plan set to depict the proposed irrigation system  supply and feeder lines. Irrigation supply and feeder lines must be installed in locations that do not  encroach  city  drainage  and  utility  easements  or  public  right‐of‐way,  with  the  exceptions  of  perpendicular crossings.   VBWD and city approval of the Schiltgen development storm water management plan does not in  itself grant approval of the Legacy development storm water infiltration basin design revisions. The  approval provides only an indication that the storm water management changes being proposed may      PAGE 5 of 7  be an approvable plan once a full application specific to the Legacy development has been prepared  and submitted by the developer. A comprehensive application must include revised Legacy infiltration  basin grading plans (repurposed as wet ponds), detailed construction plans for the Schiltgen storm  water  irrigation  reuse  system  meeting  city  irrigation  reuse  design  standards,  and  ownership,  operation and management plans, including any required easements and maintenance agreements.  7. All storm water basins have been placed in Outlots dedicated to the city as required. Each Outlot must  fully  incorporate  the  100‐year  HWL,  10‐foot  maintenance  bench  and  all  maintenance  access  roads.  Maintenance access roads meeting city standards must be provided for all storm water facilities and  structures. All adjacent lot corners must be +.2 ft above the 100‐year HWL to meet construction tolerance  and maintain HWL on each Outlot. Storm water ponding, including the 100‐year HWL, may not encroach  adjacent roadway right‐of‐way, or adjacent sanitary sewer or watermain utility easement corridors.  8. Approval of the preliminary grading plans for the development is contingent upon all grading plans being  reviewed and approved by the City Engineer prior to the start of any grading or construction.   Revise  the  storm  sewer  plans,  utility  plans  and  grading  plans  to  better  detail  the  existing  and  proposed point discharge locations at the intersection of Lake Elmo Avenue and Stillwater Boulevard  (CSAH 14). Provide detailed drainage map for the area complete with all culvert pipe sizes, materials,  inverts, and direction of flow. Provide detail for all structures, rim and inverts and pipe connections.  Provide 100‐year HWL elevations and HWL contour for all low areas, including upstream of dual CMP  culverts,  SE  offsite  discharge  location,  downstream  of  the  dual CMP culverts, and at Lake Elmo  Elementary school. Provide emergency overflow location and elevations (provide critical design spot  elevations that will be used for as‐built verification). Us minimum plan scale of 1” = 20 feet.   GP4. Regrade Legacy Pond 7 to incorporate the failed infiltration bench to the proposed wet pond and  include storm sewer revisions necessary for the conversion.   GP2. Regrade south end of Pond 2NE to meet city standards for minimum 4‐ft pond depth. More than  50% of pond length is less than the required depth.   GP2. Consider combining Pond 4 and Legacy Pond 1 to improve pond operation and aesthetics.   GP3. Revise grading/site design at intersection of Stillwater Boulevard and Lake Elmo Avenue. Create  a single and defined EOF flow pathway from Pond 1N with reinforced EOF elevation. Create a defined  low area at the culvert entrance with reinforced pooling area that is separated from proposed trail.   Overland emergency overflow (EOF) elevations are required throughout the site, requiring a system of  interconnecting drainage ways. Low openings for adjacent structures must maintain 1‐foot above any  adjacent EOF in the as‐built condition.    All drainage swales must be designed to meet a minimum 2% as‐built grade. Design grades must  exceed 2% to account for construction tolerances.   Preliminary  plat  approval  must  be  contingent  upon  the  100‐year HWL  elevation/contour  for  all  localized low points and catch basins being protected by drainage and utility easement dedicated on  the Plat.   Landscaping improvements must be closely coordinated with the preparation of the construction  plans  to  ensure  that  tree  plantings  do  not  encroach  drainage  swales,  EOF  flow  paths,  utility  easements, and pond access routes.  9. The storm sewer system shall be designed to maintain the city standard minimum pipe cover of 3.0 feet,  unless approved by the City Engineer. Drain tile is required as part of the city standard street section at all  localized low points in the street. Drain tile considerations may impact the storm sewer design and depth  requirements at low points. Any exceptions must be specifically called out and shown in a storm sewer  structure table for city review.  10. The maximum curb run prior to a catch basin is 350 feet.  11. Per city requirements all storm sewer pipe easements must be a minimum 30‐feet in width.  12. Revise all city details and plan notes with current city standards dated January 2022.  13. When preparing construction plans for City review, all existing and proposed storm sewer must be labeled  consistent with the city plan format requirements, including all pipe size, materials, and inverts being  labeled on the plan sheet. Structure and pipe tables may be placed on the plans but this information does  not replace this labeling requirement.      PAGE 6 of 7  14. As a critical infrastructure component for the proposed stormwater management for the site, a detailed  condition  assessment  must  be  completed  for  the  existing  Double CMP  culvert  pipes  located  at  the  intersection of Stillwater Boulevard and Lake Elmo Avenue, including televising and visual inspections to  determine replacement or pipe repairs necessary for the proposed improvements.     MUNICIPAL WATER SUPPLY  1. Municipal water supply is available in several locations, located immediately adjacent to the proposed  development. The applicant is responsible to extend the municipal water supply into the development  site at developer’s sole cost. Watermain distribution lines and connections will be required wherever  reasonably possible to create a looped network.   2. On the north end of the development, connection to the existing 8‐inch watermain in the Legacy at North  Star subdivision will be required in two locations.  3. On the south end of the development, a 12‐inch trunk watermain must be connected to the existing 6‐ inch watermain located on the southeast corner of Stillwater Boulevard and Lake Elmo Avenue, and  routed along Stillwater Boulevard (CSAH 14) with a 12‐inch trunk watermain stub installed at the westerly  plat boundary on the south side of Stillwater Boulevard. Plan revisions may be necessary once detailed  construction plans are reviewed for hydrant locations and main placement, and additional easements  must be provided accordingly.  4. Watermain oversizing reimbursement is addressed as part of the development agreement for each phase.  5. Hydrants and system valves must be installed as part of the development as directed by the Lake Elmo  Fire Department and Public Works Director.   6. Minimum 30‐foot easements centered over the pipe/hydrant will be required when not located within  the public right‐of‐way. Easements must be free from all encroachments, including retaining walls, trees,  other small/dry utilities, or storm water management BMPs. Easements must be dedicated to the city as  part  of  the  plat.  Dedicated  watermain  easements  must  be  shown  on  all  site,  grading,  utility,  and  landscape plans when submitting a Preliminary and Final Plat application.  7. The plans must be revised such that all water/sewer services are installed perpendicular to the main. The  services must be revised to remove all bends.  8. When preparing construction plans for City review, all existing and proposed watermain must be labeled  consistent with the city plan format requirements, including all pipe sizes and materials being labeled on  the plan sheet.    MUNICIPAL SANITARY SEWER  1. The proposed site is located in the Old Village MUSA area in the city’s Comprehensive Plan and will  discharge to the MCES Cottage Grove Ravine Interceptor.  2. Sanitary sewer service is not yet available to serve this property. Construction work for the Old Village  Phase 5 and 6 Street and Utility Improvements remains in progress with a completion expected in the  Spring 2023. This project will install a 15‐inch trunk sanitary sewer main to the south side of the UP  Railroad, at the intersection of Klondike Avenue and 33rd Street North. This sewer stub represents the  connection point that will serve the development.  3. The applicant is responsible to extend sanitary sewer north across the UP Railroad into and throughout  the development at developer’s sole cost. A 15‐inch PVC or 14‐inch C900 trunk sanitary sewer must be  extended north across the UP Railroad to Stillwater Boulevard (CSAH 14) with a 15‐inch PVC stub installed  to the western boundary of the development for future extension along Stillwater Boulevard (CSAH 14).  The remaining parts of the subdivision can be served with the extension of 8‐inch gravity sanitary sewer.  4. The trunk sanitary sewer must be 15‐inch PVC or 14‐inch C900 pipe from EX11 to T3 and including the  stub pipe to the west plat limits. The stub sewer pipe from T3 must be extended fully to the west plat  limits  and  be  stubbed  into  the  County  right‐of‐way  for  future  extension  and  connection.  Additional  easements must be provided accordingly.  5. The sanitary sewer alignment from T6 to T7 must be revised. The flow line through manhole T6 cannot to  be less than 90‐degress. Outlot I must be revised to fully contain  the  sanitary  sewer  and  parallel      PAGE 7 of 7  watermain  from  T6  to  T7,  including  a  minimum  15‐foot  offset  from  pipeline  centerline,  creating  a  minimum 40‐foot utility corridor with no encroachments and no stormwater basin encroachments.  6. Sanitary sewer oversizing is reimbursed to the developer for the added pipe diameter over a minimum 8‐ inch sewer pipe. No reimbursement is made for added pipe depths. Oversizing cost reimbursement is  addressed as part of the development agreements for each phase.  7. A sanitary sewer service stub is shown for the existing property at 3360 Klondike Avenue. This property is  located in the current MUSA.  8. Sanitary sewer pipe and sewer service sizes and materials must be shown throughout the plans in both  plan and profile view.  All casing pipe size and materials must be as selected by the City Engineer.  9. The plans must be revised such that all water/sewer services are installed perpendicular to the main. The  services must be revised to remove all bends.  10. When preparing construction plans for City review, all existing and proposed sanitary sewer must be  labeled consistent with the city plan format requirements, including all pipe size, materials, and inverts  being  labeled  on  the  plan  sheet.  Structure  and  pipe  tables  may be  placed  on  the  plans  but  this  information does not replace this labeling requirement.  11. All public sanitary sewer mains placed within the development will require minimum 30‐foot easements  centered over the pipe and be dedicated to the city as part of the final plat, if not located within a public  right‐of‐way. Dedicated utility easements must be shown on all site, grading, utility, and landscape plans,  and remain free from encroachments, including retaining walls, trees, or other small/dry utilities.  Memo File: 227705212 To: Molly Just, City of Lake Elmo Planning Director From: Sarah Harding, Landscape Architect Mark Flicker, Landscape Architect Subject: City of Lake Elmo Landscape Plan Review GWSA Land Development Schiltgen Farmstead Preliminary PUD/Plat Review #4 Date: December 7, 2022 Submittals • Resubmitted Plans, dated 11/11/2022 and 11/14/2022, received 11/17/2022. Review History • Initial landscape review on June 24, 2022. • Additional landscape review on August 8, 2022. • Additional landscape review on September 14, 2022. Location: Two Parcels north of Stillwater Boulevard North at 10880 Stillwater Boulevard North Current Land Use Category: Rural Transitional (RT) Future Land Use Category: Village Low Density Residential (V-LDR)(PUD) Adjacent and Surrounding Land Use: V-LDR to north, Public Facilities (PF) to east, Stillwater Boulevard to the south, and RT and RR to west of site. Special landscape provisions in addition to the zoning code: Sunfish Lake - Shoreland Overlay Tree Preservation: 105.12.470 • A tree survey plan has been submitted as a tree preservation plan that does not meet all requirements of the tree preservation code. − The plan does not include the City standard tree protection detail. The detail provided is difficult to read on the submitted plans. − Tree protection fence is not shown or labeled as such on plan. Provide indication of tree protection fence locations. − Per 105.12.470 (b) tree preservation plans are to be prepared by a certified landscape architect or forester. − Review trees to remain that are close to construction limits, for example tree ID 580, 579, 594 (sheet TS4) and others. Cross check species and whether limits impact the tree’s critical root zone. Show tree critical root zone (imaginary circle surrounding the tree trunk with a radius distance of (1) foot per one (1) inch of tree diameter) and locate tree protection fence outside of this zone. − Update tree category calculations. Boxelder, Siberian Elm, and Cottonwood trees are defined as a nuisance tree by code, however they are included in the common trees category on the submitted tree survey and within the tree preservation calculations. December 7, 2022 Molly Just Planning Director City of Lake Elmo Page 2 of 4 − Sheet TS8 tree summary calculations define replacement as 2.5” or 5’ height tree. Per code, tree replacement is 2.5” or 6’ height. • The tree preservation plan meets the required tree replacement calculations. − Tree replacement is required because more than thirty (30) percent of the diameter inches of significant coniferous/evergreen trees surveyed will be removed. • This project is residential development; therefore, mitigation replacement trees shall be in addition to landscape required tree counts. Total Caliper Inches of Significant Trees On-Site: 13334 Cal Inches Common Trees 3890 Conifer/Evergreen Trees 1148 Hardwood Trees 8296 Nuisance Trees 0 Significant Inches Removed On-Site 2557.8 Cal Inches Common Trees 920.8 Conifer/Evergreen Trees 595 Hardwood Trees 1042 Nuisance Trees 0 30% Tree Removal Limits (Cal. Inches) Allowed Proposed Subtract Common Tree Removals 1167 Subtract Conifer/Evergreen Tree Removals 344.4 Subtract Hardwood Tree Removals 2488.8 Removals in excess of 30% allowances Cal Inches Common Removals in Excess of 30% Allowance 0.0 Conifer Removals in Excess of 30% Allowance 250.6 Hardwood Removals in Excess of 30% Allowance 0.0 Common Tree Replacement Needed (1/4 the dia inches removed) 0.0 Cal Inches Conifer Tree Replacement Needed (1/2 the dia inches removed) 125.3 Cal Inches Hardwood Tree Replacement Needed (1/2 the dia inches removed) 0.0 Cal Inches Common Tree Replacement Required @ 2.5" per Tree 0 # Trees Conifer Tree Replacement Required @ 2.5" per 6' Tall Tree 50 # Trees Hardwood Tree Replacement Required @ 2.5" per Tree 0 # Trees Landscape Requirements: 105.12.480 • A landscape plan has been submitted but does not meet all requirements. − 105.12.480 (a) (3) Identify structural and ground cover materials. Pond access material is not identified on plans. − Details and cross sections of required screening (perimeter parking lot) are not included. December 7, 2022 Molly Just Planning Director City of Lake Elmo Page 3 of 4 • The landscape plan does not meet the required tree quantities. Site Measurement Code Required Proposed Street Frontage (LF) 19,972 Stillwater Blvd and Interior Streets Required Street Frontage Trees (1 per 50 LF) 400 366 Development or Disturbed Area (Acres) 71 Required Development Trees (5 per Acre) 355 355 Perimeter Parking Lot Frontage (Street) (LF) 157 Quantity shown included in total per subsection (c)(2) Required Perimeter Lot Frontage Trees (1 per 50 LF) 4 4 Required Mitigation Trees 50 50 Required Number of Trees 805 765 • The landscape plans meet the minimum composition of required trees: Qty % Composition Deciduous Shade Trees 470 61% >25% required Coniferous Trees 295 39% >25% required Ornamental Trees 0 0% <15% required Tree Count 765 • Trees planted to meet the minimum code requirements shall be planted in accordance with the developer’s agreement with the City, regardless of whether they are planted by the Builder or Developer • Perimeter Parking Lot Landscaping: − The landscape plan does not meet all screening requirements. − Parking areas shall be screened from public streets. Screening shall meet 105.12.480 (e) (1) and can be a combination of berm, wall, fence, or hedge that is 3.5-ft to 4-ft in height and not less than 50% opaque. − The current plan shows a double row of evergreen and deciduous trees, but it is unclear if the density spacing of these trees without a berm, shrubs, or fence in combination would meet the 50% opacity requirement. Shoreland Overlay District: 105.12.1260 • The proposed area of disturbance falls within the shoreland of Sunfish Lake and meets requirements of the shoreland overlay district and bluff impact zones. December 7, 2022 Molly Just Planning Director City of Lake Elmo Page 4 of 4 Recommendation: • It is recommended that revised / updated plans be submitted addressing the comments above. Stantec Consulting Services Inc. Sarah Harding, PLA (MN) City of Lake Elmo Municipal Landscape Architect P: (952) 334-4838 E: sarah.harding@stantec.com Lake Elmo Planning Commission Minutes: 8-8-2022 City of Lake Elmo Planning Commission Meeting City Council Chambers – 3800 Laverne Avenue North Minutes of Regular Meeting of August 08, 2022 CALL TO ORDER: Commission Chair Risner called to order the meeting of the Lake Elmo Planning Commission at 7:00 p.m. COMMISSIONERS PRESENT: Risner, Mueller, Rehkamp, Steil, Vrieze COMMISSIONERS ABSENT: None STAFF PRESENT: Planning Director Just, City Planner Hetzel Pledge of Allegiance at 7:00 PM Approve Agenda: M/S/P: Steil / Rehkamp made a motion to approve the agenda. Vote: 5-0, motion carried unanimously. Public Hearings: a) Kokoro Volleyball Conditional Use Permit and Variance. Kokoro Volleyball has submitted applications for an indoor athletic facility at the southeast corner intersection 39th Street North and Lake Elmo Avenue North (PID 1302921220011). The applicant is requesting a variance to allow one access point onto a public street. Two access points are required for an indoor athletic facility. City Planner Hetzel gave presentation and answered questions: Applicant Raymond Luczak spoke regarding some of the community benefits that this business would offer.  At this location there will likely be 4 events (tournaments) per year on 4 quarts.  Plenty of parking is proposed. Will handle the peaks.  Building mounted sign only and no variable message board  Mostly training at this location  Will put in sidewalk  Peak for traffic (drop off and pick up) will be about 7pm Aaron Sundean (Derrick Companies – New Richmond, Wisconsin) spoke regarding the project and answered questions. A. RECOMMENDED CONDITIONAL USE PERMIT FINDINGS 1. The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. The proposed use should not be Lake Elmo Planning Commission Minutes: 8-8-2022 detrimental or in any way endanger the public health, safety, comfort, convenience, or general welfare of the neighborhood or the city if plans are meeting all stormwater management requirements for State, Valley Branch Watershed District, and City requirements. 2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The proposal conforms to the Comprehensive Plan. 3. The use or development is compatible with the existing neighborhood. The proposed use is permitted in the Village Mixed Use District as a Conditional Use. The properties to the south and west are non-residential uses (City Hall and Day Care Center). The residential development to the west is separated by Lake Elmo Ave and the senior living center to north gathers a congregation of people similar to that of the indoor recreation facility. 4. The proposed use meets all specific development standards for such use listed in the Zoning Code. The proposed use requires a minimum of two accesses as per 105.12.550. This criteria would be satisfied with the proposed variance approval. 5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets all the specific standards for such use listed in Article XIX (Shoreland Management) and Title 100 (Flood Plain Management). The proposed use is not in a flood plain management or shoreland area. 6. The proposed use will be designed, constructed, operated, and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. The proposed use will be compatible in appearance with the existing character of the general vicinity and will not change the essential character of the area. 7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to existing or future neighboring structures. The proposed use indoor athletic facility should not create be hazardous or create a nuisance 8. The proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. The proposed use will be served adequately by essential public facilities and services. 9. The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. 10. The proposed use will not involve uses, activities, processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. The proposed use will not produce noise, smoke, fumes, glare or odors. Traffic amounts will increase in the area, but these increases will occur during typical low traffic volume time periods. All activities are to occur indoors. Lake Elmo Planning Commission Minutes: 8-8-2022 11. Vehicular approaches to the property, where present, will not create traffic congestion or interfere with traffic on surrounding public thoroughfares. Traffic amounts will increase in the area, but these increases will occur during typical low traffic volume time periods. 12. The proposed use will not result in the destruction, loss, or damage of a natural or scenic feature of major importance. The proposed use should not impact natural or scenic features. B. RECCOMENDED VARIANCE FINDINGS An applicant must establish and demonstrate compliance with the variance criteria set forth in Lake Elmo City Code Section 105.12.320 before the City may grant an exception or modification to city code requirements. These criteria are listed below, along with comments from Staff about the applicability of these criteria to the applicant’s request. 1) Practical Difficulties. A variance to the provision of this chapter may be granted by the Board of Adjustment upon the application by the owner of the affected property where the strict enforcement of this chapter would cause practical difficulties because of circumstances unique to the individual property under consideration and then only when it is demonstrated that such actions will be in keeping with the spirit and intent of this chapter. Definition of practical difficulties - “Practical difficulties” as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by an official control. a. The applicant is unable to obtain a second access point as required by City Code for an indoor athletic facility. Access along Lake Elmo Ave N would require Washington County approval. Washington County will not support an access along Lake Elmo Ave N due to the existing turn lane and proximity to the intersection of 39th Street North and Lake Elmo Ave N. The applicant explored other alternatives such as a shared access with the existing Day Care Center access to the south. The County would like to remove the day care access in the future with an alternative access. Washington County has recommended to not move the proposed Kokoro Volleyball access any closer to Lake Elmo Ave. 2) Unique Circumstances. The plight of the landowner is due to circumstances unique to the property not created by the landowner. b. The unique circumstances were not created by the applicant or property owner. The existing turn lane and intersection were not created by the applicant or property owner. Nor is the proposed site design prohibiting a second access opportunity. 3) Character of Locality. The proposed variance will not alter the essential character of the locality in which the property in question is located. c. The request will not alter the essential character. The proposed single access is to align directly across from the existing Senior Living Facility. The directly adjacent parcels are also of a nonresidential use. Adjacent parcels to the south and east also have one access. Lake Elmo Planning Commission Minutes: 8-8-2022 4) Adjacent Properties and Traffic. The proposed variance will not impair an adequate supply of light and air to properties adjacent to the property in question or substantially increase the congestion of the public streets or substantially diminish or impair property values within the neighborhood. The proposed request should not impair adjacent property values. Traffic numbers will increase, but these increases will occur during typical low traffic volume times. Hours of operation are proposed between as 3:30 pm- 9:30 pm Monday-Friday and 8am -4pm Saturday and Sunday. C. FISCAL IMPACT: None Public hearing opened at 7:34 PM. Rusty & Julie asked about the traffic at that intersection. Public hearing closed at 7:36 PM. M/S/P: Steil / Rehkamp made a motion to recommend approval of the request from Kokoro Volleyball, approving a conditional use permit to construct an indoor athletic facility a property described as Brookman 3rd Addition, Lot 1, Block 1 with the recommendations of approval. Vote: 5-0, motion carried unanimously. (Commissioner Steil, Commissioner Rehkamp, Commissioner Vrieze, and Commissioner Mueller, Chairman Risner all stated that this would be good for the community and city growth.) M/S/P: Mueller / Vrieze made a motion to recommend approval of the request from Kokoro Volleyball, approving a variance to allow one access to a public street where a minimum of two is required. Vote: 5-0, motion carried unanimously. b) Preliminary Plat/PUD and Zoning Map Amendment. GWSA Land Development, LLC for an approximately 295-unit single family detached residential project on 123 acres generally located at 10880 and 10830 Stillwater Boulevard. Director Just gave presentation and answered questions. Recommended Finding for Rezoning: Staff recommends tabling a vote on the rezoning so that a motion can be made on the three land use applications at one time. Recommended Findings for Preliminary Plat/Preliminary PUD. Before recommending approval of the Preliminary Plat/Preliminary PUD the following findings must be met: 1. That the Preliminary PUD Plan would be consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the 2040 Land Use Map for this area. 2. That the preliminary PUD Plan complies with the general intent of the Village-Low Density Residential zoning district with PUD modifications. 3. That the preliminary PUD Plan generally complies with the Lake Elmo Design Guidelines and Standards Manual. 4. That the preliminary plat generally complies with the City’s Subdivision regulations. Lake Elmo Planning Commission Minutes: 8-8-2022 5. That the preliminary plat generally complies with the City’s design standards. 6. That the preliminary plat generally complies with the City’s Zoning Code (including Shoreland Zoning). 7. That the preliminary PUD Plan must be revised to be more consistent with the City’s engineering standards to address other comments in the City Engineer’s memorandum dated August 3, 2022. 8. That the preliminary PUD Plan must be revised to be consistent with the City’s landscape plan and tree replacement standards pursuant to the Landscape Architects memo dated August 1, 2022. 9. That the preliminary PUD Plan must be revised to be consistent with the City’s fire department memo dated July 26, 2022. 10. That the preliminary PUD Plan meets the minimum requirements for a PUD. 11. That the preliminary PUD Plan meets one or more of the required PUD objectives identified in Section 154.751 including providing: Planned unit developments should not be allowed simply for the purpose of increasing overall density or allowing development that otherwise could not be approved. a. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. b. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public facilities. c. Provision of more adequate, usable, and suitably located open space, recreational amenities, natural resource protection and other public facilities than would otherwise be provided under conventional land development techniques. d. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing. e. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities. f. Preservation of historic buildings, structures or landscape features. g. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. h. Creation of more efficient provision of public utilities and services, lessened demand on transportation, and the promotion of energy resource conservation. i. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. j. Higher standards of site and building design than would otherwise be provided under conventional land development technique. FISCAL IMPACT: Approval of a Zoning Map Amendment, Preliminary Plat and Preliminary PUD grant entitlements to developer. The plat and plans depicted should not be approved as-is as there are many unknown costs to successful development of the house lots that should not be borne by the public. Applicant Craig Allan with GWSA spoke regarding this project and answered questions. Public hearing opened at 8:46 PM. Bryan Wittner -10870 38th Street North – spoke about concerns regarding the cul-de-sac being turned into a through-road. Lake Elmo Planning Commission Minutes: 8-8-2022 Jose Chavez – 3505 Kelvin Avenue North – spoke in support of the new development as then they would have access to their property. Todd Bruchu – 3150 Klondike Avenue North – spoke about concerns regarding density, property taxes, school overpopulated schools, water supply issues, high traffic issues and not any new baseball fields. Public hearing closed at 8:53 PM M/S/P: Mueller / Steil motioned to table the request for Zoning Map Amendment, Preliminary Plat and Preliminary Planned Unit Development while the applicant updates the plans to address staff comments. Vote: 5-0. motion carried unanimously. Commissioner Mueller states that there is more work that needs to be done for this development to be approved. Commissioner Steil was in agreement with Commissioner Mueller. Commissioner Vrieze spoke that the lots are too small the traffic is going to be an issue, and more work needs to be done for this development to be approved. Commissioner Rehkamp is in agreement with Commissioner Vrieze and spoke that there needs to be more room for kids, and would like more resources and assets for the community. Commission Chair Risner spoke in agreement that this project needs more work before this development can be approved. Communications/Updates - City Council Updates a. August 3, 2022  Approved Conditional Use Permit with conditions for the Carmelite Hermitage Chapel.  Approved the Animal Inn Zoning Text Amendment request from Animal Inn Training LLC. To allow a Commercial Kennel as a Condition Use in the Limited Commercial Zoning District.  Approved a second amendment to the development agreement for Crossroads East 1st Addition. Upcoming Meetings a. August 22nd , 2022 b. September 12th, 2022 Meeting adjourned at 9:07 PM. Respectfully submitted, Diane Wendt Permit Technician Lake Elmo Planning Commission Minutes: 9-26-2022 City of Lake Elmo Planning Commission Meeting City Council Chambers – 3800 Laverne Avenue North Minutes of Regular Meeting of September 26, 2022 CALL TO ORDER: Commission Chair Risner called to order the meeting of the Lake Elmo Planning Commission at 7:00 p.m. COMMISSIONERS PRESENT: Risner, Mueller, Rehkamp Vrieze COMMISSIONERS ABSENT: Steil STAFF PRESENT: Planning Director Just, City Planner Hetzel Pledge of Allegiance at 7:00 PM Approve Agenda: M/S/P: Mueller / Rehkamp made a motion to approve the agenda. Vote: 4-0, motion carried unanimously. (Steil absent) Approve Minutes: M/S/P: Mueller / Vrieze made a motion to approve the 8-22-22 meeting minutes. Vote: 4-0, motion carried unanimously. (Steil absent) Public Hearings: a) 10212 Stillwater Lane N Variance Request. Thomas Buege (Property Owner/Applicant) recently submitted a variance application to install a replacement sewage treatment system and septic tanks within 75 feet of a delineated wetland boundary located at 10212 Stillwater Lane N, parcel 14.029.21.32.0003 (Subject Property). The property owner is proposing to construct a mound septic system to replace the existing failing septic system. To do this, the applicant is proposing to plant a 25 foot vegetative buffer between the rock and sand bed and the delineated wetland boundary. The proposed mound system would consist of a 10 foot by 45 rock and bed, a 14 foot by 45 foot sand absorption area, and three tanks. City Planner Hetzel gave presentation and answered questions. A. REVIEW AND ANALYSIS/DRAFT FINDINGS: An applicant must establish and demonstrate compliance with the variance criteria set forth in Lake Elmo City Code Section 105.12.320 set forth by the MN Stat. 462.357 subd.6 before the City may grant an exception or modification to city code requirements. These criteria are listed below, along with comments from Staff about the applicability of these criteria to the applicant’s request. 1) Practical Difficulties. A variance to the provision of this chapter may be granted by the Board of Lake Elmo Planning Commission Minutes: 9-26-2022 Adjustment upon the application by the owner of the affected property where the strict enforcement of this chapter would cause practical difficulties because of circumstances unique to the individual property under consideration and then only when it is demonstrated that such actions will be in keeping with the spirit and intent of this chapter. Definition of practical difficulties - “Practical difficulties” as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by an official control. FINDINGS: Strict enforcement of the code would create an inability to properly dispose of domestic wastewater. The parcel configuration, existing structures, and fill material south of the home leave a limited amount of area for a replacement sewage treatment system. The only usable soils are within the 75 foot wetland setback area. Granting a variance would allow the applicant to use the property in a reasonable manner as there is no public sewer service available at this location. 2) Unique Circumstances. The plight of the landowner is due to circumstances unique to the property not created by the landowner. FINDINGS: The applicant is not responsible for the parcel configuration, existing structures, or the placement of fill on the southern portion of the parcel. The applicant purchased the property in 2007 with all existing conditions in place. 3) Character of Locality. The proposed variance will not alter the essential character of the locality in which the property in question is located. FINDINGS: The proposed sewage treatment system would not alter the essential character of the neighborhood. The proposed mound system would be located in the rear yard with limited visibility from surrounding properties. Upon installation, a vegetative cover would be established to prevent erosion and make the mound system more inconspicuous. Surrounding residential properties also have private sewage treatment systems due to public sewer service not being available to the area. 4) Adjacent Properties and Traffic. The proposed variance will not impair an adequate supply of light and air to properties adjacent to the property in question or substantially increase the congestion of the public streets or substantially diminish or impair property values within the neighborhood. FINDINGS: The proposed request will have no effect on the supply of light and air to adjacent properties or increase congestion in the public streets. Property values should not be diminished from the request. Residential properties in the area are to be served by similar private or community wastewater treatment systems. The system is designed as a Type 3 sewage treatment system, which treats wastewater at higher standard prior to effluent being dispersed to the mound system. The applicant Thomas Buege spoke regarding the need for this variance. Lake Elmo Planning Commission Minutes: 9-26-2022 The city received an email from Steve & Linda Kallevang (10120 Stillwater Lane N) stating they have no objections to this variance. Public hearing opened at 7:12 PM. No public response Public hearing closed at 7:13 PM M/S/P: Vrieze /Mueller moved to recommend approval of the request from Thomas Buege for a variance to install a sewage treatment system and septic tanks within 75 feet of a delineated wetland boundary at 10212 Stillwater Lane N, with recommended conditions of approval. Vote: 4-0, motion carried unanimously. (Steil absent). Vrieze stated that the applicant has done his due-diligence and this variance is acceptable , Mueller, Risner and Rehkamp in agreement. b) Crossroads East Conditional Use Permits Request. Heppner’s Auto Body, Delwin Transfer, and Carden Equities have applied for Conditional Use Permits to operate in the already constructed Crossroads East business park warehouse at 11160 Hudson Blvd. Commissioner Vrieze recused himself due to conflict of interest. City Planner Hetzel gave presentation and answered questions. Planning Director Just answered question regarding water supply for this property and reiterated that there is adequate water supply. Director Just also explained the process of revocation should the tenant not be in compliance with the code standards. Owners and representative of Crossroads and Launch Properties David Johnson and Mike Connors spoke regarding the three tenants and the general overview of the tenants that have been vetted and will be residing at the Hudson Blvd Crossroads and Launch properties. B. RECCOMMENDED CONDITIONAL USE FINDINGS Conditional use means a land use or development as defined by ordinance that would not be appropriate generally but may be allowed with appropriate restrictions as provided by official controls only upon a finding that all of the following provisions are met. Staff recommends the following findings: HEPPNERS AUTO BODY 1. The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. The proposed use will not endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the City. 2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The site has already been rezoned to the zoning guided by the 2040 Comprehensive Plan. 3. The use or development is compatible with the existing neighborhood. The proposed use is within the Crossroads East First Addition development that has similar uses that may be readily permitted Lake Elmo Planning Commission Minutes: 9-26-2022 or also require conditional use permit approval. 4. The proposed use meets all specific development standards for such use listed in the Zoning Code. The use meets all the specific development standards for a commercial vehicle repair use set forth in LEC 105.12.950(h). 5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets all the specific standards for such use listed in Article XIX (Shoreland Management) and Title 100 (Flood Plain Management). The proposed use is not in a flood plain management or shoreland area. 6. The proposed use will be designed, constructed, operated, and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. The proposed use does not require the construction of any new buildings or change in appearance of the Crossroads East Office Warehouse. The building has already been approved and near completion. 7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to existing or future neighboring structures. The use is not hazardous and will not create a nuisance. Vehicles arriving onsite have already had body work completed and just need sensor calibration inside the building. 8. The proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. The proposed use will be served adequately by essential public facilities and services. 9. The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. The proposed use will not create excessive additional requirements at a public cost. 10. The proposed use will not involve uses, activities, processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. The propose use will not produce excessive traffic, noise, fumes, glare, or odors. 11. Vehicular approaches to the property, where present, will not create traffic congestion or interfere with traffic on surrounding public thoroughfares. The use will not create traffic congestion or interfere with traffic on surrounding public thoroughfares. 12. The proposed use will not result in the destruction, loss, or damage of a natural or scenic feature of major importance. The use will not result in the destruction, loss, or damage of a natural or scenic feature of major importance. CARDEN EQUITIES 1. The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. The proposed use will not endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the City. Lake Elmo Planning Commission Minutes: 9-26-2022 2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The site has already been rezoned to the zoning guided by the 2040 Comprehensive Plan. 3. The use or development is compatible with the existing neighborhood. The proposed use is within the Crossroads East First Addition development that has similar allowable uses that may be readily permitted or also require conditional use permit approval. 4. The proposed use meets all specific development standards for such use listed in the Zoning Code. The use meets all the specific development standards for an automotive maintenance and repair service use in LEC 105.12.950(h). 5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets all the specific standards for such use listed in Article XIX (Shoreland Management) and Title 100 (Flood Plain Management). The proposed use is not in a flood plain management or shoreland area. 6. The proposed use will be designed, constructed, operated, and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. The proposed use does not require the construction of any new buildings or change in appearance of the Crossroads East Office Warehouse. The building has already been approved and near completion. 7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to existing or future neighboring structures. The use is not hazardous and will not create a nuisance. All work is to be conducted indoors. 8. The proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. The proposed use will be served adequately by essential public facilities and services. 9. The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. The proposed use will not create excessive additional requirements at a public cost. 10. The proposed use will not involve uses, activities, processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. The propose use will not produce excessive traffic, noise, fumes, glare, or odors. All work is confined to the dedicated space indoors. 11. Vehicular approaches to the property, where present, will not create traffic congestion or interfere with traffic on surrounding public thoroughfares. The use will not create traffic congestion or interfere with traffic on surrounding public thoroughfares. 12. The proposed use will not result in the destruction, loss, or damage of a natural or scenic feature of major importance. The use will not result in the destruction, loss, or damage of a natural or scenic feature of major importance. Lake Elmo Planning Commission Minutes: 9-26-2022 DELWIN TRANSFER 1. The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. The proposed use will not endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the City. 2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The site has already been rezoned to the zoning guided by the 2040 Comprehensive Plan. 3. The use or development is compatible with the existing neighborhood. The proposed use is within the Crossroads East First Addition development which has similar allowable uses that may be readily permitted or also require conditional use permit approval. 4. The proposed use meets all specific development standards for such use listed in the Zoning Code. The use meets all the specific development standards for a motor freight and warehousing use in LEC 105.12.110(b). 5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets all the specific standards for such use listed in Article XIX (Shoreland Management) and Title 100 (Flood Plain Management). The proposed use is not in a flood plain management or shoreland area. 6. The proposed use will be designed, constructed, operated, and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. The proposed use does not require the construction of any new buildings or change in appearance of the Crossroads East Office Warehouse. The building has already been approved and near completion. Semi trucks and trailers will be parked in a secure parking area which has already been approved, 7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to existing or future neighboring structures. The use is not hazardous and will not create a nuisance. 8. The proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. The proposed use will be served adequately by essential public facilities and services. A utilities plan has already been approved. 9. The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. The proposed use will not create excessive additional requirements at a public cost. 10. The proposed use will not involve uses, activities, processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. The propose use will not produce excessive traffic, noise, fumes, glare, or odors. The semi- trucks will not be onsite the majority of the day. Any maintenance work will be conducted indoors. 11. Vehicular approaches to the property, where present, will not create traffic congestion or interfere Lake Elmo Planning Commission Minutes: 9-26-2022 with traffic on surrounding public thoroughfares. The use will not create traffic congestion or interfere with traffic on surrounding public thoroughfares. Semi-trucks leave the site once a day early in the morning and then returning once a day midafternoon. 12. The proposed use will not result in the destruction, loss, or damage of a natural or scenic feature of major importance. The use will not result in the destruction, loss, or damage of a natural or scenic feature of major importance. Public hearing opened at 7:44 PM. The city received an email from Brittny Walker (11135 3rd Street North) stating that the tenants Heppner’s Auto Body and Carden Equities are acceptable, but was opposed to Delwin Transfer as a tenant. The city received an email from Brooke Vrieze (11075 3rd Street North) ) stating that the tenants Heppner’s Auto Body and Carden Equities are acceptable, but was opposed to Delwin Transfer as a tenant. Linda Anderson (275 Lake Elmo Avenue North) spoke in regards to tenants that work with vehicles and/ or produce dirt / debris, fumes and/or noise, and the current water issue. Dennis Larson (9381 Jane Circle North) Owner of Carden Equities: spoke regarding the type of work and operating hours for this tenant space. Micha Vrieze (11075 3rd Street North) spoke regarding the contractor’s working outside of the hours of operation as per City code, the incorrect height of the berm, and urges the Planning Commission to vote no for the Delwin CUP. Public hearing closed at 7:57 PM. M/S/P: Rehkamp / Mueller moved to recommend approval of a conditional use permit with conditions for a commercial vehicle repair use in suites 215-220 at 11160 Hudson Boulevard N. Vote: 3-0, motion carried unanimously. (Steil, absent, Vrieze recused) Rehkamp stated that this meets the city standards, Mueller and Risner agree. M/S/P: Mueller / Risner moved to recommend approval of a conditional use permit with conditions for an automotive maintenance and repair service use in suites 140-145 at 11160 Hudson Boulevard N. Vote: 3-0, motion carried unanimously. (Steil absent, Vrieze recused) Mueller stated that he hopes that the noise does not become a problem, but this does meet city standards. Rehkamp asked for the history for Lake Elmo getting responses from the Washington County Sheriff Department. Risner also commented on the hours of operation. M/S/P: Rehkamp / Risner moved to recommend approval of a conditional use permit for a motor freight and warehousing use in suite 345 at 11160 Hudson Boulevard N. Vote: 0-3, motion failed. (Risner, Mueller, Rehkamp – Nay) (Steil absent, Vrieze recused) Rehkamp has concerns regarding noise levels and hours of operation and screening near a residential area, Risner has the same concerns in addition, traffic concerns, Mueller doesn’t think this is a good mix for this area. M/S/P: Risner / Mueller moved to recommend denial of the request for a conditional use permit for a motor freight and warehouse use in suite 345 at 11160 Hudson Boulevard N. Vote: 3-0, motion carried unanimously. Lake Elmo Planning Commission Minutes: 9-26-2022 There was a eight minute recess. Unfinished Business a) Preliminary Plat/PUD and Zoning Map Amendment. GWSA Land Development, LLC for an approximately 295-unit single family detached residential project on 123 acres generally located at 10880 and 10830 Stillwater Boulevard. Planning Director Just gave presentation and answered questions Recommended Finding for Rezoning: Staff recommends approval of the Rezoning of the subject property from RT (rural transitional) to V-LDR (village low density residential) based on the following finding: That the proposed rezoning will be consistent with the land use designation of the site which is V-LDR (village low density residential) as depicted in the 2040 Comprehensive Plan. Recommended Findings for Preliminary Plat/Preliminary PUD. Staff recommends approval of the Preliminary Plat/Preliminary PUD for PID 14.029.21.14.0001, 14.029.21.41.0003, 14.029.21.41.0001 and 14.029.21.41.0002 based on the following findings: 1. That the Preliminary PUD Plan would be consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the 2040 Land Use Map for this area. 2. That the preliminary PUD Plan complies with the general intent of the Village-Low Density Residential zoning district with PUD modifications. 3. That the preliminary PUD Plan generally complies with the Lake Elmo Design Guidelines and Standards Manual. 4. That the preliminary plat generally complies with the City’s Subdivision regulations. 5. That the preliminary plat generally complies with the City’s design standards. 6. That the preliminary plat generally complies with the City’s Zoning Code (including Shoreland Zoning) with the exceptions provided for in the PUD. 7. That the preliminary plat and PUD Plan must be revised to address the comments noted in the City Engineer’s memorandum. 8. That the preliminary plat and PUD Plan must be revised to address the comments noted in the memo from Washington County dated September 14, 2022. 9. That the preliminary PUD Plan must be revised to be consistent with City’s landscape plan and tree replacement standards pursuant to the Landscape Architects memo dated September 14, 2022. 10. That the preliminary plat and PUD Plan must be revised to address the comments noted in the Fire Department memo dated September 9, 2022. 11. That the preliminary PUD Plan meets the minimum requirements for a PUD. 12. That the preliminary PUD Plan meets items c, d, f and g from the identified PUD objectives identified in Section 105.12.1130. Planned unit developments should not be allowed simply for the purpose of increasing overall density or allowing development that otherwise could not be approved. a. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. Lake Elmo Planning Commission Minutes: 9-26-2022 b. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public facilities. c. Provision of more adequate, usable, and suitably located open space, recreational amenities, natural resource protection and other public facilities than would otherwise be provided under conventional land development techniques. d. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing. e. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities. f. Preservation of historic buildings, structures or landscape features. g. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. h. Creation of more efficient provision of public utilities and services, lessened demand on transportation, and the promotion of energy resource conservation. i. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. j. Higher standards of site and building design than would otherwise be provided under conventional land development technique. Recommended Conditions of Approval. Staff recommends the Planning Commission recommend to the City Council approval of the preliminary PUD and preliminary plat for PID 14.029.21.14.0001, 14.029.21.41.0003, 14.029.21.41.0001 and 14.029.21.41.0002 as proposed with the following conditions: 1. That the City approves a Zoning Map Amendment to rezone the site from rural area development (RAD) to V-LDR (village low density residential). 2. That the application for final plat and final PUD Plans identify all requests for flexibility from the City Code. 3. That prior to the City finding any application for final plat and PUD plan complete the applicant shall address all comments in the City Engineer’s memo to the satisfaction of the City Engineer. 4. That prior to the City finding any application for final plat and PUD plan complete the applicant shall demonstrate MNDNR approval of the PUD plans and tiering plan. 5. That, consistent with MNDNR requirements, prior to City approval of any application for final plat and PUD plan the applicant shall provide for the preservation and maintenance, in perpetuity, of the open space required by the Shoreland Overlay Zone. The easement must prohibit: i. Commercial uses; ii. Vegetation and topographic alterations other than routine maintenance; iii. Construction of additional buildings or storage of vehicles and other materials; and iv. Uncontrolled beaching of watercraft. 6. That prior to the City finding any application for final plat and PUD plan complete the applicant shall resubmit the storm water management plan and it shall be found complete to the satisfaction of the City Engineer. 7. That prior to the City finding any application for final plat and PUD plan complete the applicant shall revise the landscape plan in accordance with the City Landscape Architect’s memo dated September 14 to the satisfaction of the City Landscape Architect. 8. That prior to the City finding any application for final plat and PUD plan complete the applicant shall revise the preliminary plat and PUD Plan to address the comments noted in the memo from Washington County dated September 14, 2022. Lake Elmo Planning Commission Minutes: 9-26-2022 9. That prior to the City finding any application for final plat and PUD plan complete the applicant shall demonstrate compliance with the items listed in the September 9, 2022 memo from the Fire Department to the satisfaction of the Fire Chief. 10. That prior to the City finding any application for final plat and PUD plan complete the applicant shall demonstrate that the plans reflect compliance with Valley Branch Watershed (VBWD) preliminary review comments and that the applicant provide the City evidence that all conditions attached to a VBWD permit will be met before the starting any grading activity on the site. 11. That the applicant shall obtain all necessary permits including but not limited to all applicable City permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley Branch Watershed District approval before starting any grading or construction activities. 12. The applicant/developer is responsible, at their own expense, for installing all required right of way improvements. Improvements in Lake Elmo Avenue and Stillwater Boulevard shall be consistent with Washington County standards. 13. The Final Plat/Final PUD shall include all necessary and additional public right-of-way and easements. 14. A storm water maintenance and easement agreement in a form acceptable to the City shall be executed and recorded with the final plat. 15. A landscape and irrigation license agreement in a form acceptable to the City shall be executed and recorded with the final plat. 16. The Preliminary Plat/Preliminary PUD approval is conditioned upon the applicant meeting all City standards and design requirements unless specifically addressed otherwise in these conditions. 17. That the PUD overlay zoning allow for the following: Existing Shoreland Overlay Zone (NE) Existing V-LDR Zone Proposed Single Style Lots Proposed Villa Style Lots Proposed Multi Style Lots 40 ft Proposed Multi Style Lots 38 ft Number of Lots 75 126 53 40 General Location Western portion of project Middle and eastern portion of project South of Stillwater Blvd South of Stillwater Blvd Minimum Lot Width 125 ft 70 ft. 65 ft. (No more than 53 lots at minimum) 51 ft. (No more than 82 lots at minimum) 40 ft. 38 ft. Minimum Lot Area 20,000 sf non-riparian lots 9,000 sf 7,898 Only (1) one lot at minimum 6,250 2,960 3,477 Average Lot Area 9,308 7,613 Lake Elmo Planning Commission Minutes: 9-26-2022 Minimum Front Yard Setback 25 ft. 25 ft. 25 ft. 25 ft. garage 20 ft. house 15 ft. (non- garage) Minimum Side Yard Setback 10 ft. 5ft for accessory structure or attached garage 7 ft. (15 ft. between structures) 7 ft. (15 ft. between structures) 5 ft. /5 ft. 4 ft. (patio) / 6 ft. Minimum Corner Side Yard Setback 15 ft. See min side yard setback See min side yard setback See min side yard setback See min side yard setback Minimum Rear Yard Setback 20 ft. Met Met 10 ft. Met Minimum Setback from County Roads 50 ft. Met Met Met Met Maximum Impervious Surface 30% 35% 50% 50% 55% 55% Minimum Low Floor Elevation Above the 100’ flood elevation 2 ft TBD TBD TBD TBD Basements See “Basements Single Style Lots” Not allowed - slab only Not allowed – slab only Not allowed – slab only Basements Single Style Lots Not allowed – slab only. Lots 59 and 60 Lookout (LO) only. Lots 3-5, 9, 10, 16-18, 27-29, 36-47, 52-58, and 62 Walkout (WO) only. Lots 6-8, 11-15, 19-22, 30-35, 63-75 Full Basement (FB). Lots 23-26 and 48-51 18. If necessary, the applicant shall provide the City with a copy of written permission for any off-site grading work and storm sewer discharges to adjacent properties before starting any site work, grading and as part of any final plat or final PUD application. 19. Before the installation or construction of any subdivision identification signs or neighborhood markers within the development, the developer shall submit sign plans to the City for review and obtain a sign permit from the City. 20. Before the execution and recording of a final plat for the development, the developer or applicant shall enter into a Developer’s Agreement or a Site Work Agreement with the City. Such an Agreement must be approved by the City Attorney and by the City Council. The Agreement shall Lake Elmo Planning Commission Minutes: 9-26-2022 delineate who is responsible for the design, construction and payment for the required improvements with financial guarantees therefore. The Agreement shall outline any approved phasing plan. 21. The applicant or developer shall enter into a separate grading agreement with the City before starting any grading activity in advance of final plat/ PUD approval. The City Engineer shall review any grading plan that is submitted in advance of a final plat or final PUD, and said plan shall document the extent of any proposed grading on the site. 22. That the applicant shall submit revised preliminary plat and project plans meeting all conditions of approval for City review and approval. The revised applicant/developer project plans and other materials shall meet all of the above conditions before the City will find complete any final plat or final PUD application for the development and before the start of any clearing or grading activity on the site. That the City’s preliminary plat/preliminary PUD approval is good for one year from the date of City Council action, unless the applicant requests and the City Council approves a time extension. FISCAL IMPACT: Approval of a Zoning Map Amendment, Preliminary Plat and Preliminary PUD grant entitlements to a developer however there would be no fiscal impact to the City at this time. When the property begins to develop it will have urban services and will pay sewer and water connection charges, building permit fees and the like. Developer Craig Allan with GWSA Land Development (10850 Old County Road 15 Suite 200, Plymouth, MN 55441) gave a brief overview of what they are offering for a compromise at this time, and answered questions posed by Planning Commissioners. M/S/P: Mueller / Rehkamp move to recommend approval of the rezoning of the subject property as requested by GWSA Land Development, LLC from RT (rural transitional) to V-LDR (village low density residential) based on the findings listed in the staff report. Vote: 4-0, motion carried unanimously. (Steil absent). All agree that this is consistent with the 2040 Comprehensive Plan. M/S/P: Mueller / Vrieze move to recommend approval of the preliminary PUD plan and preliminary plat as requested by GWSA Land Development, LLC for the subject property based on the findings of fact and recommended conditions of approval listed in the staff report. Vote: 2-2 (Vrieze, Mueller - Aye: Risner, Rehkamp - Nay:), motion does not pass. (Steil absent). Mueller stated that there will be changes, but this is a good start for this project, Vrieze agrees. Rehkamp stated that this may be an issued with density Risner agrees and questions the open space verbiage. Communications/Updates - City Council Updates a. Adopted ordinance amendment to allow Commercial Kennels by CUP in the LC District b. Adopted ordinance amendment requiring 40 foot setback from public ROW for most residential development in South Planning Area c. Approved CUP for new chapel at Carmelite Hermitage d. Approved DA Amendment for Crossroads East e. Approved Variance for side yard setback at 1567 Ivory Ave f. Approved Preliminary Plat/PUD, CUP and Rezoning for 9450 Hudson Boulevard g. Placed a moratorium on sale of cannabis products h. In Workshop, reviewing screening requirements between more and less intense uses Upcoming Meetings a. October 12th, 2022 Lake Elmo Planning Commission Minutes: 9-26-2022 b. October 24th, 2022 Meeting adjourned at 9:48 PM. Respectfully submitted, Diane Wendt Permit Technician