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PZ PACKET 9-26-22
3800 Laverne Avenue North Lake Elmo, MN 55042 (651) 747-3900 www.lakeelmo.org NOTICE OF MEETING The City of Lake Elmo Planning Commission will conduct a meeting on Monday September 26, 2022 at 7:00 p.m. AGENDA 1. Pledge of Allegiance 2. Approve Agenda 3. Approve Minutes i. August 22, 2022 4. Public Hearing a) 10212 Stillwater Lane N Variance Request. A variance request to install septic tanks and a sewage treatment system within 75 feet of a wetland. 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. 5. 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. 6. 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 sideyard 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 7. Adjourn ***Note: Every effort will be made to accommodate person or persons that need special considerations to attend this meeting due to a health condition or disability. Please contact the Lake Elmo City Clerk if you are in need of special accommodations. Lake Elmo Planning Commission Minutes: 8-22-2022 City of Lake Elmo Planning Commission Meeting City Council Chambers – 3800 Laverne Avenue North Minutes of Regular Meeting of August 22, 2022 CALL TO ORDER: Commission Chair Steil called to order the meeting of the Lake Elmo Planning Commission at 7:00 p.m. COMMISSIONERS PRESENT: Steil, Mueller, Vrieze COMMISSIONERS ABSENT: Risner, Rehkamp STAFF PRESENT: Planning Director Just, City Planner Hetzel Pledge of Allegiance at 7:00 PM Approve Agenda: M/S/P: Mueller / Vrieze made a motion to approve the agenda. Vote: 3-0, motion carried unanimously. (Risner, Rehkamp absent) Approve Minutes: M/S/P: Steil / Mueller made a motion to approve the 7-25-22 and 8-8-22 meeting minutes. Vote: 3-0, motion carried unanimously. (Risner, Rehkamp absent) Public Hearings: a) Impervious Surface Text Amendments. A City initiated text amendment to change the impervious surfaces definition and increase the maximum impervious lot coverage in the Shoreland Management Overlay Districts. City Planner Hetzel gave presentation and answered questions: PROPOSAL DETAILS/ANALYSIS: IMPERVIOUS DEFINITION Section 1.08.010 defines impervious surface as any structure or surface which interferes to any degree with the direct absorption of water into the ground, including, but not limited to, building footprints, sidewalks, paved or gravel driveways and parking areas, patios, sports courts, or any other similar surface. Decks, pervious landscape fabric, and retaining walls shall not be included as impervious surface. The current definition aligns with the MN DNR shoreland model ordinance definition and a majority of other local governments. Staff found that many other communities do not list specific examples of impervious surfaces. The City Council feels examples in the current definition are not necessary and may be confusing. Lake Elmo Planning Commission Minutes: 8-22-2022 PROPOSED DEFINITION CHANGES: Impervious surface means any structure or surface which interferes to any degree with the direct absorption of water into the ground., including, but not limited to, building footprints, sidewalks, paved or gravel driveways and parking areas, patios, sport courts, or any other similar surface. Decks, pervious landscaping fabric, the surface water of pools and retaining walls shall not be included as impervious surface. PROPOSAL DETAILS/ANALYSIS: MAXIMUM IMPERVIOUS LOT COVERAGE Section 105.12.1260(c)(3) Table 17-3: Shoreland Standards currently restricts unsewered lots to a maximum of 15 percent, while sewered lots are allowed a maximum of 30 percent. This results in a high number of variance requests being submitted to exceed to the maximum 15 percent. The intent of this amendment is to reduce the number of variance requests, while not exceeding the maximum 25 percent allowable per MN Statute 6120.3300 and the DNR Model Ordinance. It is appropriate when a community receives many variance requests from the same standard for that community to review whether the standard should be changed. There was one email in opposition to this change from resident Ann Bucheck. Her reasoning was that this may have a negative impact on the environment Public hearing opened at 7:15 PM. Susan Dunn (11018 Upper 33rd St N Lake Elmo) thanked the Commissioners for their service to the community, and reiterated that the Planning Commission’s job is the health, safety and welfare of the residents in the community. Public hearing closed at 7:16 PM M/S/P: Vrieze /Mueller moved to recommend to table the adoption of the proposed text amendment while staff works with the Minnesota DNR to review the proposed changes. Vote: 3-0, motion carried unanimously. (Risner, Rehkamp absent) Vrieze and Mueller both stated that this text amendment needed more work and appreciate that the city staff will be working with the Minnesota DNR. b) 40-Foot Residential Setback from a Public Street Text Amendment. A City initiated text amendment to incorporate a 40-foot setback for any new residential development abutting a public street in the area south of 10th Street. Director Just gave presentation and answered questions: Public hearing opened at 7:25 PM. No public comments. Public hearing closed at 7:25 PM. M/S/P: Mueller / Steil moved to recommend adoption of the proposed amendment as presented, amending Section 105.12.930 Commercial Lot Dimensions and Building Bulk Requirements to incorporate a 40-foot setback for all new residential development abutting a public street. Vote: 2-1, (Steil , Mueller: Aye, Vrieze: Nay) motion carried. (Risner, Rehkamp absent) Mueller stated that the 40 foot setback is reasonable for safety reasons. Steil is also in agreement. Vrieze does not agree with this and believes a homeowner shouldn’t be limited in what they can do with their property. Lake Elmo Planning Commission Minutes: 8-22-2022 M/S/P: Mueller /Steil moved to recommend adoption of the proposed amendment as presented, amending Section 105.12.720 Lot Dimensions and Building Bulk Requirements to incorporate a 40-foot setback for all new residential development abutting a public street. Vote: 2-1, (Steil , Mueller: Aye, Vrieze: Nay) motion carried. (Risner, Rehkamp absent) Mueller stated that the 40 foot setback is reasonable for safety reasons. Steil is also in agreement. Vrieze does not agree with this and believes a homeowner shouldn’t be limited in what they can do with their property. M/S/P: Steil /Mueller moved to recommend adoption of the proposed amendment as presented, amending Section 105.12.880 Mixed-Use Commercial and Mixed-Use Business Park Districts Lot Dimensions and Building Bulk Requirements to incorporate a 40-foot setback for all new residential development abutting a public street. Vote: 2-1, (Steil , Mueller: Aye, Vrieze: Nay) motion carried. (Risner, Rehkamp absent) Mueller stated that the 40 foot setback is reasonable for safety reasons. Steil is also in agreement. Vrieze does not agree with this and believes a homeowner shouldn’t be limited in what they can do with their property. Communications/Updates - City Council Updates Upcoming Meetings a. September 12th, 2022 b. September 26th, 2022 Meeting adjourned at 7:30 PM. Respectfully submitted, Diane Wendt Permit Technician STAFF REPORT DATE: 09/26/2022 REGULAR ITEM#: 4a – PUBLIC HEARING MOTION TO: Planning Commission FROM: Ben Hetzel, Lake Elmo City Planner AGENDA ITEM: 10212 Stillwater Lane N Variance Request REVIEWED BY: Ben Hetzel, City Planner INTRODUCTION: 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. These components would be installed at the following distances from the delineated wetland boundary: Rock Bed: 25 feet Absorption Area: 11 feet Tanks: 38 feet ISSUE BEFORE PLANNING COMMISSION: The Planning Commission is being asked to hold a public hearing, review, and make a recommendation on the request to install a sewage treatment system and septic tanks within 75 feet of a wetland. VARIANCE REQUEST DETAILS/ANALYSIS: Address: 10212 Stillwater Lane N PID: 14.029.21.32.0003 Lot Area: 0.7 acres Existing Zoning: Rural Single Family and Valley Branch Watershed District Surrounding Zoning: Rural Single Family and Public Facilities Deadline for Action: Application Complete – 8/18/2022 60 Day Deadline – 10/12/2022 Extension Letter Mailed – N/A 120 Day Deadline – N/A 2 Applicable Regulations: Article V - Zoning Administration and Enforcement Article XI- Wetland Protection and Preservation Overlay District Reason for Request. The applicant and septic system designer have indicated that the southern portion of the lot consists of mostly fill material and is not suitable for a replacement system. Suitable system area is limited to the proposed location. Section 105.04.520(5)b. states that no part of any septic tank system or of another sewage disposal requiring on-land or in-the-ground disposal of waste shall be located closer than 75 feet from the edge of a wetland. CITY AGENCY REVIEW: This request was distributed to several city departments for review on April 8, 2022. The following departments provided comments on the variance request. Valley Branch Watershed District (Email) The mound system appears to be below the 100 year flood level. The 100 year flood level for the low area appears to be 939-940. Valley Branch Watershed does not prohibit it, but does review any fill below the 100 year flood level so that the fill does not raise the flood level by 0.1 feet. 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 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. 3 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. PUBLIC COMMENT: A hearing notice was sent to surrounding properties on September 14, 2022. A hearing notice was published in the local newspaper on September 16, 2022. Staff have not received any public comments at this time. FISCAL IMPACT: None OPTIONS: The Planning Commission may: Recommend approval of the variance. Recommend approval of the variance with conditions. Recommend denial of the variance, citing recommended findings of fact for denial. 4 RECOMMENDATION: Staff recommends that the Planning Commission 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. “Move 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.” RECOMMENDED CONDITIONS OF APPROVAL 1. The wetland must be fully protected by the installation of a dual silt fence. 2. The mound system and all disturbed areas must be seeded and covered 3. The applicant must obtain all other necessary City, State, County, and other governing body permits and approvals before the commencement of any construction activity onsite. These include, but not limited to, Valley Branch Watershed District approval and a Washington County Subsurface Sewage Treatment System permit. 4. This variance approval is only for a reduced setback in the proposed locations according to the revised site survey dated September 6, 2022. Any deviation in system component locations would require approval from the City of Lake Elmo. 5. This variance approval shall become void if the sewage treatment system and tanks have not been installed within 12 months of the City’s approval. 6. The applicant must receive an approved City Wetland Permit prior to any construction. ATTACHMENTS: 1) Land Use Application 2) Written Statements 3) Location Map 4) Certified Survey 5) Site Photos 6) Wetland Delineation Report 7) Valley Branch Watershed District email Washington County, MN December 2, 2021 0 40 8020 ft 0 10 205 m 1:500 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. STILLWATER LANE N.3R232SE' SE3TI& AREASEE N2TE. . E;ISTIN*SE3TI&TAN.S3R232SE'SE3TI&TAN.S . . ELE9ATI2NR2&. &2NSTR8&TI2NENTRAN&E SEE 'ETAIL SILT )EN&ESEE 'ETAIL SILT )EN&ESEE 'ETAIL SILT )EN&ESEE 'ETAIL N2 *RA'IN* 2NA'-2ININ* 3R23ERT<WETLAN' )ILL S4.)T.... . . . 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'ATE 2) )IEL' T232*RA3+< ;.; SITE*RA'IN* RE029E WALL MPCA License #3321 Certification #C3268 SEPTIC SYSTEM DESIGNS • PERCOLATION TESTS SOIL BORINGS • SUB-DIVISION PLANNING Ed Eklin Septic System Design 2303 County Road F East ∙ White Bear Lake, MN 55110 651-485-2300 zeklins@gmail.com September 5, 2022 Tom Buege 10212 Stillwater Lane N Lake Elmo, MN 55042 Dear Tom: I have made changes to my design dated December 5, 2021 and the second dated July 14th, 2022, which is currently being reviewed for permit. New information includes a survey and the 100 year flood elevation. If accepted by Washington County and the City of Lake Elmo, this design will replace them. Since the original design, a wetland delineation has been performed. The closest part of the wetland is 26 feet from the proposed mound rock bed and 12 feet from the proposed mound absorption area. Because the 75 foot wetland setback cannot be met, permission will be needed by the City of Lake Elmo and Washington County. The proposed absorption area is 12 feet from the delineated wetland and the proposed berm would go close to the wetland. The sewage treatment system is to be placed in a 100 year flood zone, if flooding occurs within 6 inches of the top of the closest part of the retaining wall, elevation 937.5, the tanks must be pumped as soon as possible and no effluent is to discharge into the mound until the water level is 937.5 or lower. A device must be installed to prevent backup in the home if flooding occurs. In order to prevent placing fill soils over the wetland, I propose building a retaining wall approximately along part of the wetland. See drawings. At your request, a site evaluation was performed at the property located at 10212 Stillwater Lane N, Lake Elmo, MN., for a subsurface sewage treatment system. It is my understanding that there is a Cesspool and a possible seepage pit. Also, there may be an existing drain field in the low area at the northwest part of the lot. The tanks do not meet new requirements. They will need to be pumped out and filled with sandy soils. MPCA License #3321 Certification #C3268 SEPTIC SYSTEM DESIGNS • PERCOLATION TESTS SOIL BORINGS • SUB-DIVISION PLANNING After the mound and tanks are installed, I suggest placing extra fill soils uphill of the rock bed to blend it into the hillside. Because the area is in a flood zone, I have designed a Type 2 sewage treatment system. I am recommending a pressurized mound system. For a 3-bedroom home, I recommend that the mound rock bed be 10 feet wide and 45 feet long, which is 450 square feet. There must be at least 36 inches of clean sand below the upslope edge of the rock bed. I forbid the use of anything other than rock as the distribution media. The following materials will be needed for construction of the mound system: The installer should calculate the sand, sandy berm material and top soil needed. A materials worksheet is included. • Approximately 17 yards of drain field rock. • Two-1,000-gallon Septic Tanks. • An effluent filter with alarm. I recommend a high capacity filter such as a Polylok 525. • A 1,000 gallon pump tank. • A pump that will handle at least 34 gallons per minute with 16 feet of Total Dynamic Head. • An alarm for the pump. • A flow measurement device, such as an event counter or water meter. • There are to be three,1.5 inch laterals, 43 feet long, spaced 36 inches apart, with 1/4 inch perforations spaced 36 inches apart. The manifold can be placed at the end or center of the laterals. Access for maintaining/pumping the septic tanks can be from the driveway. A vegetative cover must be established over the treatment system as soon as possible and the area must be protected from erosion if needed, until the vegetation is established. Footing or roof drains, chemically-treated hot tubs, pool water, paint, and other products containing hazardous chemicals must not discharge into the sewage treatment system. Low-flow shower heads and toilets can cut down on water usage. Leaky faucets and toilets can add too much water to the treatment system and should be fixed promptly. It is the homeowner’s responsibility to get the septic tanks pumped in accordance with your local government’s ordinances. A licensed maintainer (pumper) will be required to do this. Washington County requires pumping no less than once every 3 years. This design must be reviewed by Washington County Public Health and the City of Lake Elmo. A septic permit must be obtained before the installation of any part the subsurface sewage treatment system. If you have any questions or concerns, please feel free to call me. I would be glad to help. Sincerely, MPCA License #3321 Certification #C3268 SEPTIC SYSTEM DESIGNS • PERCOLATION TESTS SOIL BORINGS • SUB-DIVISION PLANNING Ed Eklin STILLWATER LANE N.PROPOS E D S E P TI C A RE A SEE NOT E 81.1'154.7'LEGAL DESCRIPTION:SURVEY NOTES:(AS SHOWN ON CERTIFICATE OF TITLE NO. 64523)Commencing at the Northeast corner of the Northwest quarter (NW1/4) ofthe Southwest quarter (SW1/4) of Section Fourteen (14), TownshipTwenty-nine (29) North, Range Twenty-one (21) West, at an iron pipe;thence South along the East line of said Northwest quarter of theSouthwest quarter (NW1/4 of SW1/4) a distance of Seven hundredsixty-six and nine-tenths (766.9) feet to the center line of obsoleteMinnesota Trunk Highway Number 212; thence West along center line ofsaid highway a distance of One hundred sixty-one and two-tenths (161.2)feet to point of beginning; thence North and parallel with said East line ofthe Northwest quarter of the Southwest quarter (NW1/4 of SW1/4) for adistance of Two hundred ninety and four-tenths (290.4) feet to an ironpipe; thence West and parallel with said center line of highway for adistance of One hundred (100) feet to an iron pipe; thence South andparallel with said East line of the Northwest quarter of the Southwestquarter (NW1/4 of SW1/4) for a distance of Two hundred ninety andfour-tenths (290.4) feet to the center line of said highway; thence Eastalong center line of said highway a distance of One hundred (100) feet tothe point of beginning, containing 0.67 acre, more or less.TITLE NOTES:0NORTH20 401. THERE WERE NO EASEMENTS OR ENCUMBRANCES OF RECORDAS SHOWN ON THE ABOVE MENTIONED CERTIFICATE OFTITLE.2. SUBJECT TO STILLWATER LANE (OLD HIGHWAY 12) OVER THESOUTH 33 FEET AS SHOWN ON AVAILABLE MAPSAREA:TOTAL AREA AS SHOWN = 28,950 SQ.FT.INCLUDING 3,300 SQ.FT. OF 33' ROADWAY EASEMENT.SEPTICPROPOSED SEPTIC AREA FROM SKETCH PROVIDED BYED EKLIN.LEGEND:UNDERGROUND ELECTRICUNDERGROUND CABLE TVUNDERGROUND FIBER OPTICUNDERGROUND TELEPHONEOVERHEAD UTILITYUNDERGROUND GASSANITARY SEWERSTORM SEWERWATERMAINFENCECURB [TYPICAL]CONCRETE SURFACEBITUMINOUS SURFACEFOUND MONUMENTSET 1/2" IRON PIPEMARKED RLS NO. 25718CABLE TV PEDESTALAIR CONDITIONERELECTRIC MANHOLEELECTRIC METERELECTRIC PEDESTALELECTRIC TRANSFORMERLIGHT POLEGUY WIREPOWER POLEGAS MANHOLEGAS METERTELEPHONE MANHOLETELEPHONE PEDESTALSANITARY CLEANOUTSANITARY MANHOLECATCH BASINSTORM DRAINFLARED END SECTIONSTORM MANHOLEFIRE DEPT. CONNECTIONHYDRANTCURB STOPWATER WELLWATER MANHOLEWATER METERPOST INDICATOR VALVEWATER VALVEBOLLARDFLAG POLEMAIL BOXTRAFFIC SIGNUNKNOWN MANHOLESOIL BORINGTRAFFIC SIGNALCONIFEROUS TREEDECIDUOUS TREE1. FLAGS FOR WETLAND WERE LOCATED BYCORNERSTONE LAND SURVEYING, INC. ON8-10-222. SEE WETLAND REPORT BY EOR DATED 6-6-22.WETLAND NOTES:CONTACT:Tom Buege10212 Stillwater Ln N.Lake Elmo ZZ22758SURVZZ758CERTIFICATE OFSURVEYCOUNTY/CITY:REVISIONS:PROJECT LOCATION:Suite #2001970 Northwestern Ave.Stillwater, MN 55082Phone 651.275.8969dan@cssurvey.netDATEREVISIONPROJECT NO.FILE NAME8-9-22 ISSUEDCERTIFICATION:I hereby certify that this plan was prepared byme, or under my direct supervision, and that I ama duly Licensed Land Surveyor under the laws ofthe state of Minnesota.Daniel L. Thurmes Registration Number: 25718Date:__________________8-9-22HOUSE = 1775DECKS = 574SCREEN = 124DRIVEWAY = 2567CONCRETE =1619WALLS = 52POOL = 511SHED = 100TOTAL IMPROVEMENTS = 7362 SQ.FT.= 28.6% (PARCEL AREA LESS ROAD EASEMENT)EXISTING IMPROVEMENT AREAS:(IN SQUARE FEET)1. BEARINGS ARE BASED ON THE WASHINGTON COUNTY COORDINATESYSTEM NAD 1983.2. UNDERGROUND UTILITIES NOT SHOWN.3. DATE OF FIELD TOPOGRAPHY = 8-9-22 From:Ben Hetzel To:John P. Hanson Subject:RE: Wetland Buffer for Septics Date:Wednesday, August 17, 2022 8:46:00 AM Attachments:image001.png Thanks for the explanation John. I understand, just much different than what I am used to coming from Wisconsin. This would not apply to our floodplain code after review. Our code seems to be bound by the Flood Insurance Rate panels. I will be sending out the official agency review request later today or tomorrow. Thanks again. Ben Hetzel City PlannerCity of Lake Elmo3800 Laverne Ave. N. Lake Elmo, MN 55042651-747-3911 From: John P. Hanson [mailto:JHanson@barr.com] Sent: Tuesday, August 16, 2022 4:29 PM To: Ben Hetzel <BHetzel@lakeelmo.org> Subject: RE: Wetland Buffer for Septics Caution: This email originated outside our organization; please use caution. Ben, FEMA only maps large basins, large streams, and rivers. Flood levels can be calculated for all low areas, wetlands, stormwater ponds, etc. These aren’t shown on FEMA maps. The water level in this depression from a 100-year 10-day runoff event would be higher than the low area’s overflow (939.8, according to the plans you sent). Therefore, the proposed system has the potential to flood in an event more frequent than that. In other words, this proposed system is below the 100-year flood level of the low area. VBWD requires permits for all grading/filling below 100-year flood levels. This project involves that type of work and will require a VBWD permit. VBWD doesn’t prohibit septic systems from being below 100-year flood levels. But, it’s a really really bad idea. VBWD does regulate the amount of fill placed below a 100-year flood level so that the fill doesn’t raise the 100-year flood level by more than 0.1 foot. In this case, I think the landowner understands the risks of constructing an expensive new system below a 100-year flood level and will be excavating a volume that is equivalent to the amount of fill. However, no grading plan has been submitted. John John P. Hanson, PE Valley Branch Watershed District Engineer Barr Engineering Co. | 4300 MarketPointe Drive | Bloomington, MN 55435 office: 952.832.2622 | cell: 612.590.1785 JHanson@barr.com | www.barr.com | www.vbwd.org From: Ben Hetzel <BHetzel@lakeelmo.org> Sent: Tuesday, August 16, 2022 4:19 PM To: John P. Hanson <JHanson@barr.com> Subject: RE: Wetland Buffer for Septics CAUTION: This email originated from outside of your organization. John, I have looked up the floodplain on FEMA and on MN DNR and I fail to see where the 100 year flood level is indicated at 939. Ben Hetzel City PlannerCity of Lake Elmo3800 Laverne Ave. N.Lake Elmo, MN 55042 651-747-3911 From: John P. Hanson [mailto:JHanson@barr.com] Sent: Tuesday, August 16, 2022 3:48 PM To: Ben Hetzel <BHetzel@lakeelmo.org> Subject: RE: Wetland Buffer for Septics Caution: This email originated outside our organization; please use caution. Hi Ben, The issue for this proposal isn’t a buffer, it’s a flood level. The 100-year flood level of the low area appears to be approximately 939-940. Constructing an expensive septic system near a low area that has the potential to flood is risky. VBWD doesn’t prohibit it, but does review any fill below a 100- year flood level so that the fill doesn’t raise the 100-year flood level by 0.1 foot. (VBWD requires a permit for all fill and grading below a 100-year flood level, too.) I’ve asked the consultant (EOR) working with the landowner to provide some calculations if the system is placed below 939. I hadn’t seen a plan until your email. John John P. Hanson, PE Valley Branch Watershed District Engineer Barr Engineering Co. | 4300 MarketPointe Drive | Bloomington, MN 55435 office: 952.832.2622 | cell: 612.590.1785 JHanson@barr.com | www.barr.com | www.vbwd.org From: Ben Hetzel <BHetzel@lakeelmo.org> Sent: Tuesday, August 16, 2022 3:41 PM To: John P. Hanson <JHanson@barr.com> Subject: Wetland Buffer for Septics CAUTION: This email originated from outside of your organization. Hello Dan, We received a variance application for a wetland setback encroachment for a septic. Our engineering team mentioned that the Watershed district may have a buffer zone around the wetland depending on ranking. Is this the case? See attached survey. Ben Hetzel City PlannerCity of Lake Elmo3800 Laverne Ave. N.Lake Elmo, MN 55042 651-747-3911 Barr Engineering Co. 4300 MarketPointe Drive, Suite 200, Minneapolis, MN 55435 952.832.2600 www.barr.com Valley Branch Watershed District Permit Review Memorandum Subject: Septic System Installation, Permit 2022-51 Applicant and Owner: Thomas M. Buege Date: September 14, 2022 Barr Project No.: 23/82-0016.26 2022 001 Location: 10212 Stillwater Lane North, Lake Elmo Section/Township/Range: Southwest quarter of Section 14, Township 29 North, Range 21 West Project Purpose: Replace a septic system, which will be below the 100-year flood level of a wetland Conformance Summary: Issue Conforms to VBWD & WCA Rules? Comments Stormwater Management Rate NA Volume NA Quality Maintenance Agreement NA Easement NA Erosion Control Plan See comment See Applicable Standard Conditions 6–9. Wetland Management & Buffers Delineation Yes MNRAM Evaluation Manage 2 Classification Filling/Sequencing NA Excavating NA Buffers See comment VBWD rules require a minimum of a 25-foot unmowed vegetative buffer upland from delineated wetlands. For this wetland, an average unmowed vegetive buffer of 50 feet is also required. To avoid wetland fill, the applicant is proposing a retaining wall at the delineated wetland edge. Almost the entire backyard would need to be unmowed buffer to conform to VBWD rules. Hydrology NA Replacement Plan NA Banking Plan NA Floodplain Management 100-Year Flood Level NA Minimum Floor Elevations Filling within Floodplain No, see comment The proposed mound of the septic system is below the 100-year flood level of the wetland. The applicant claims that it is the only location where it can be placed and that it is infeasible to mitigate for the fill. For the same runoff events, the fill will increase the water levels of the wetland from existing conditions. It does not appear that any structures on other properties would be at risk of flooding. See attachments. To: VBWD Managers From: John Hanson Subject: Septic System Installation, Permit 2022-51 Date: September 14, 2022 Page: 2 Project: 23/82-0016.26 2022 001 c: Laurann Kirschner, Jeff Brower, Melissa Imse P:\Mpls\23 MN\82\2382016\_MovedFromMpls_P\VBWD\2382016\MEETINGS\2022\0922\Forr Aline\Originals\Permit Memo_2022-51 Septic System.docx Issue Conforms to VBWD & WCA Rules? Comments Easement See comment VBWD rules require easements over land up to the 100-year flood level of lowlands, but the Managers have sometimes waived that requirement for somewhat similar projects. The Managers should determine whether to include Applicable Standard Conditions 10 and 11. Permit Fee NA The Managers typically waive the fee to individuals. Surety See comment The Managers typically only require surety if a stormwater management practice and/or easement are required. Applicable Standard Conditions: 1. The applicant must obtain any necessary approvals from other persons and/or entities with ownership interests on the property affected by the proposed project. It is the applicant’s burden to obtain any and all necessary permissions or ownership rights to property not owned by the applicant, including prescriptive easements. The applicant must obtain any necessary permits. 2. This permit is not transferable. 3. The applicant agrees to indemnify and hold harmless the VBWD for any and all future liability, causes of action, or claims relating to or arising out of the District’s grant of this permit. Such claims include, but are not limited to, onsite flooding and flooding to neighboring properties. 4. This permit is subject to obtaining all other permits required by governmental agencies having jurisdiction. 5. The VBWD Engineer and Inspector shall be notified at least 3 days prior to commencement of work. 6. Erosion controls shall be installed prior to the commencement of grading operations and must be maintained throughout the construction period until turf is established. Additional erosion controls may be required, as directed by the VBWD Inspector or VBWD Engineer. 7. The following additional erosion controls shall be implemented on the site: a. Double row of silt fence or other perimeter erosion control at the wetland edge. b. All proposed slopes 3 feet horizontal to 1 foot vertical (3H:1V) should be covered with erosion-control blanket. c. Street sweeping shall be performed if sediment collects on streets. 8. All disturbed areas shall be vegetated within 7 days of final grading. 9. The applicant is responsible for removal of all temporary erosion-control measures, including silt fence, upon establishment of permanent vegetation at the project site, as determined by the VBWD Engineer and/or Inspector. 10. Valley Branch Watershed District shall be granted drainage easements that cover land adjacent to stormwater management facilities, wetlands, and lowlands up to their 100-year flood elevations. 11. The required drainage easements and access easements shall be recorded with the Washington County Recorder’s Office. 12. Return or allowed expiration of any remaining surety and permit closeout is dependent on the permit holder providing proof that all required documents have been recorded (including but not limited to easements) and providing as-built drawings that show that the project was constructed as approved by the Managers and in conformance with the VBWD Rules and Regulations. 13. This permit becomes invalid if (1) the work is not initiated within 1 year of permit issuance, (2) work is idle for 12 consecutive months, or (3) work is not completed within 3 years of the permit issuance date. 33rd St N 32nd St NTapestryHillKelvin Ct KlondikeAve NKelvin Ave NTapestry Rd Kin d r e d W a y Stillwater L a 28t h S t NKeats Ave NStillwater Blvd N Stillwater Blvd N 456714 SunfishLake Park Lake ElmoPark Reserve GTL-031 GTL-028 SNF-001 SNF-010 SNF-011 SNF-009 SNF-005 SNF-002 SNF-003 SNF-016 SNF-004SNF-015SNF-014SNF-019SNF-018 SNF-021 SNF-023 SNF-020 SNF-022 SNF-012 SNF-008 SNF-007 GTL-P20 EPL-290EPL-252 EPL-250 EPL-230 EPL-430 EPL-400 EPL-222EPL-240 EPL-280 EPL-260 EPL-270 EPL-253 EPL-251 EPL-292 EPL-340 EPL-170 EPL-410EPL-350 EPL-420EPL- 180 EPL-310 EPL-330 EPL-320 EPL-100EPL-210 EPL-220 EPL-221 EPL-233 EPL-231EPL-232 EPL-140EPL-150 EPL-122EPL - 12 1 EPL-120 EPL-130 EPL-300 EPL-499 ELM-001 SNF-027 ELM-047 ELM-061 ELM-055 ELM-056 ELM-057 ELM-052 ELM-053ELM-046 ELM-051 ELM-049 ELM-054ELM-050 ELM-059 BTL-A40 FRD-001 BTL-A60 BTL-A02BTL-A00 FRD-010 BTL-A01 BTL-A82 BTL-A25 BTL-A11BTL-A21BTL-A22BTL-A20 BTL-A50 BTL-A41 BTL-A51 BTL-A52 BTL-A33BTL-A32 BTL-A31 BTL-A34 BTL-A81 BTL-A70 BTL-A80 BTL-A71BTL-A30 JAN-700 BTL-460BTL-441BTL -450 BTL-480 BTL-461 B T L - 4 8 1 BTL-470 DWN-DL005 DWN-DL013 DWN-D L022 DWN-Node3 DWN-DL021b DWN-PR-03 DWN-PR-35DWN-PR-38 DWN-PR-46 DWN-PR-53c DWN-PR-22 DWN - P R - 2 8 c D W N - P R - 4 3 DWN-PR-54 Sunfish Lake Friedrich'sPond Lake Elmo Lake Elmo Barr Footer: ArcGIS 10.8.1, 2022-09-12 09:40 File: I:\Client\VBWD\District\Work_Orders\Permit_Mapping\Maps\2022_Permit_Maps\2022-51 Septic System Installation.mxd User: mbs2 Figure 1SEPTIC SYSTEM INSTALLATION,10212 STILLWATER LN N,LAKE ELMOPERMIT 2022-51Valley Branch Watershed District ^_ §¨¦94 §¨¦694 £¤12 ")120 ")95 ")36 !;N 1,000 0 1,000Feet Site VALLEY BRANCH WATERSHED DISTRICT TO BE VARIANCE APPLICATION Ed Marchan ● John Hamerly ● Don Pereira ● Rick Gelbmann ● John Brach P.O. Box 838 | Lake Elmo, MN 55042-0538 | www.vbwd.org Return application to: John Hanson, VBWD Engineer jhanson@barr.com Project Information Project Name Location (street address, if known; otherwise major intersection) City or Township Parcel Identification Number (if known) Section, Township, Range (if known) Section: Township: Range: Project Timeline Estimate Start: Complete: Project Contacts Applicant Authorized Agent Owner (if different than applicant) Name Company (if applicable) Address City, State, Zip Phone Email The Valley Branch Watershed District (VBWD) Board of Managers may grant variances from the VBWD Rules when the Managers find that due to unique physical conditions of the land or waters involved, extraordinary and unnecessary hardship may result from strict compliance. Such variances will not have the effect of nullifying the intent and purpose of the VBWD Rules, or the VBWD Plan. In considering the variance, the Managers shall consider the effect upon the entire VBWD and VBWD Plan. This application for a variance shall be submitted to the Managers and shall document the exceptional conditions and peculiar difficulties claimed and resulting impacts from approval of the variance. The Managers shall approve or deny the variance within 60 days of receipt of a complete variance application. Signatures (Required): Applicant Authorized Agent Owner (if different than applicant) Signature Date VBWD Variance Application Page 2 Variance Request Information 1. Describe or state the variance request. 2. State the applicable Valley Branch Watershed District Rule and describe the extraordinary or unnecessary hardship resulting to the current site condition or proposed project. 3. Describe whether the proposed variance will affect any government services to the property. 4. Describe whether the proposed variance will substantially change the character of or cause material adverse effect to the following: a. Water resources, b. Flood levels, c. Drainage, and d. Upstream and downstream water quality and quantity. VBWD Variance Application Page 3 5. Describe how the proposed variance will affect neighboring properties, and whether there will be any detriment to neighboring properties. 6. State options other than the proposed variance that have been considered by the applicant to complete the proposed project within the VBWD Rules. 7. State whether the landowner, the landowner’s agent or representative, or a contractor created the need for the variance. 8. List other government entities or agencies that may have authority over the property for approvals or permits, and whether the applicant has contacted those agencies. 9. List the names and addresses of all owners of the property or other persons/entities who have a legal interest in the property. VBWD Variance Application Page 4 10. If the proposed variance may affect neighboring properties, as provided in Number 5, please list the owner names and addresses of any potentially affected properties. 11. Attach a map of the property showing its current condition and proposed variance/project STAFF REPORT DATE: 9/26/22 REGULAR ITEM#: 4b – PUBLIC HEARING MOTION TO: Planning Commission FROM: Ben Hetzel, Lake Elmo City Planner AGENDA ITEM: Crossroads East Conditional Use Permits Request INTRODUCTION: Heppner’s Auto Body, Carden Equities, and Delwin Transfer recently submitted three conditional use permit applications for a commercial vehicle repair, automotive maintenance and service, and motor freight and warehousing at the northeast quadrant of intersection Hudson Boulevard N and Lake Elmo Avenue N (PID 3602921330020). The proposed uses would be located in the Crossroads East First Addition Business Park PUD development. City Council approved the Crossroads East First Addition final plat and final planned unit development (PUD) on November 3, 2021. As part of the PUD approval, there are specific uses that are readily permitted that would normally require conditional use permit approval. These three proposed uses were specified as conditional uses in the final approval. No additional buildings or structures are being proposed as part of these requests. The request is to allow each use to operate and occupy space within the approximate 150,000 square foot Crossroads East Office Warehouse that has already been approved on Block 1 Lot 1 of the Crossroads East First Addition Plat. REQUEST DETAILS/ANALYSIS: Applicants: Heppner’s Auto Body, Delwin Transfer, Carden Equities Property Owner: Crossroads East LLC Location: Northeast quadrant of Hudson Boulevard N and Lake Elmo Avenue N Request: Conditional Use Permits for commercial vehicle repair, automotive maintenance and service, and motor freight and warehousing Site Area: 12.9 acres Existing Land Use: Large commercial building under construction Existing Zoning: Business Park/ Light Manufacturing PUD Surrounding: North - Low Density Residential PUD South - NA East – Rural Transitional West – Rural Transitional 2 Comprehensive Plan: Business Park Deadline for Action: Application Complete – 8/25/22 60 Day Deadline – 10/25/22 Extension Letter - NA Regulations: Article XV Commercial Districts LEC 105.12.110(b)(6) LEC 105.12.110(b)(11) ISSUE BEFORE PLANNING COMMISSION: The Planning Commission is being asked to hold a public hearing, review, and make a recommendation on the requests to approve three separate conditional use permits for the following uses: Commercial Vehicle Repair (Heppner’s Auto Body) Automotive Maintenance and Service (Carden Equities) Motor Freight and Warehousing (Delwin Transfer) PROJECT ANALYSIS Heppner’s Auto Body- Commercial Vehicle Repair 8,220 total square feet o 672 square feet is dedicated to office space o 7548 square feet dedicated to warehouse 6-8 full time employees Located in suites 215-220 Heppners’s Auto Body is a metro wide auto body repair company. No body repair or painting work will be conducted at this location. This location only provides camera and sensor calibration services as well as alignment services for the other Heppner’s Auto Body shops. Vehicles arriving onsite will already have had body work completed and just need calibration services performed. All vehicles and services will be located inside the building. Carden Equities- Automotive Maintenance and Service (dba Quality Fab Inc) 7722 square feet warehouse space 2-3 employees Located in suites 140-145 Carden Equities provides metal fabrication and design services that specializes in race cars and street rods. Vehicle chassis would arrive at this location, then the vehicle body is manufactured to fit the chassis. Other work includes suspension installation, fitting race vehicles for wheels and tires, and preassembled engine work. No painting or engine rebuilds are part of the proposed use. All work is to be contained within the building. Delwin Transfer- Motor Freight and Warehousing 3,861 total square feet o 618 sqaure feet dedicated to office space o 3243 square feet is warehouse 3 3 office staff and up to 17 drivers 16 trailers Located in suite 345 Delwin Transfer is a contract trucking company that provides transportation for food grad commodities. This location will be used for offices and maintenance of company equipment. Semi-trucks leave the location once in the morning and return in the evening and park in the centrally located truck and trailer parking area. REVIEW COMMENTS Fire Department (Summary of Memo dated September 9, 2022) 1. Building address numbers and suite identification shall be plainly visible from the street and have contrasting color from the background. Size and placement shall be approved by the Fire Department. 2. The fire sprinkler system shall be installed compliant with code. 3. Dry chemical fire extinguishers shall be provided and installed. 4. Rooms containing controls for air-conditioning systems, roof access, elevator equipment, sprinkler risers and valves, or other fire detection/suppression equipment shall be identified for the use of the fire department. 4 Landscape Architect The applicants would be tenants with the Crossroads east development with no additional exterior improvements/changes being proposed. These CUP applications do not require landscape or tree preservation review. 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 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. 5 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. 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 6 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. 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. 7 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 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. FISCAL IMPACT: None HEPPNER’S AUTO BODY RRECOMMENDED CONDITIONS OF APPROVAL 1. The applicant must obtain all other necessary City, State, and other governing body permits and approvals before receiving a certificate of occupancy. 2. All conditions in the Fire Chief’s memorandum dated September 9/9/22 must be met before receiving a certificate of occupancy. 3. All work shall be conducted indoors. 8 4. All serviced vehicles shall be stored indoors. 5. No additional outdoor lighting shall be added without City approval. 6. The hours of operation shall be limited to 7:30 AM to 5:30 PM Monday through Friday. CARDEN EQUITIES RECOMMENDED CONDITIONS OF APPROVAL: 1. The applicant must obtain all other necessary City, State, and other governing body permits and approvals before receiving an occupancy permit. 2. All conditions in the Fire Chief’s memorandum dated September 9/9/22 must be met prior to receiving an occupancy permit. 3. All work shall be conducted indoors. 4. Outdoor storage of serviced vehicles and parts are not included in this approval. 5. No additional outdoor lighting shall be added without City approval. 6. The hours of operation shall be limited to 7:30 AM to 5:30 PM Monday through Friday. DELWIN TRANSFER RECOMMENDED CONDITIONS OF APPROVAL: 1. The applicant must obtain all other necessary City, State, and other governing body permits and approvals before receiving an occupancy permit. 2. All conditions in the Fire Chief’s memorandum dated September 9/9/22 must be met prior to receiving an occupancy permit. 3. Outdoor storage of transfer materials is not included in this approval. 4. There shall be no more than 16 trailers located onsite. 5. Tractors and trailers shall not leave the site prior to 6:00 AM or return after 4:30 PM. 6. The office hours of operation shall be limited to 6:00 AM to 4:30 PM Monday through Friday. 7. No additional outdoor lighting shall be added without City approval. 8. Tractors and trailers may only park in the in the designated parking area located in the central northern area of the approved plans. PUBLIC COMMENT: A public hearing notice was sent to surrounding property owners on September 14, 2022 and published in the Stillwater Gazette on September 26, 2022. Staff has received one comment via email not in support of the proposed uses. OPTIONS: The Planning Commission may: Recommend approval of the requests. Recommend approval of the requests with conditions. Recommend denial of the requests, citing findings of fact for denial. RECOMMENDATION: Staff recommends that the Planning Commission recommend approval of the conditional use permit requests from Heppner’s Auto Body, Carden Equities, and Delwin Transfer. “Motion to recommend approval of the request from Heppner’s Auto Body with conditions to approve a conditional use permit for a commercial vehicle repair use in suites 215-220 at 11160 Hudson Boulevard N.” AND 9 “Motion to recommend approval of the request from Carden Equities with conditions to approve a conditional use permit for an automotive maintenance and repair service use in suites 140-145 at 11160 Hudson Boulevard N.” AND “Motion to recommend approval of the request from Delwin Transfer with conditions to approve a conditional use permit for a motor freight and warehousing use in suite 345 at 11160 Hudson Boulevard N”. ATTACHMENTS: 1) Land Use Applications 2) Written Statements 3) Location Map 4) Site Plan 5) Suite Location 6) Fire Department Memo dated September 9, 2022 Tenant: Heppner’s Auto Body Property: 11160 Hudson Blvd, Lake Elmo, MN Suite(s): 215-220 Description: Heppner’s is a metro-wide autobody repair shop. This location will specialize in camera and sensor calibration and alignment. There is no paint booth or body repair occurring at this location. This location would provide these specialized services to the other Heppner’s locations in the metro area. All vehicles and services are located within the building. Suite is fully temperature controlled. Small office area will serve primarily as a reception where other Heppner employees will be coming to drop off or pick up vehicles to bring back to the body shop for customer pickup. Website: https://heppnersautobody.com/ No of Employees: They will start with 6 FTE and eventually have 8 FTE. Office SF 672 SF Warehouse 7548 SF Parking Requirements 6-8 daily employee parking spots and occasionally a need for customer parking. There will be 8-10 vehicles going through the adjustment and calibration services. All vehicles will be indoors or within the secured fenced area waiting for calibration. Noise Concerns: All vehicle work is performed within their space. No loud noises are generated by the work. Lighting Nothing beyond the standard exterior lighting that we have proposed for the project. Public Health Concerns There are no concerns related to endangering public health or welfare for the neighborhood or city. Confirms to Comprehensive Plans The development conforms to the city comprehensive plan LEC 105.12, art IX The proposed use meets all specific development standard for such use listed in LEC 105.12, art. IX Floodplain This is not applicable for this development. Exterior Character of Project The proposed use does not modify the current look and construction of the CR East project. Hazard or Nuisance The use of this tenant will not be hazardous or create a nuisance, as defined, to existing or future neighboring structures. All vehicles have completed exterior and interior repairs, there are not ‘crash’ vehicles onsite. They are road ready except for the required calibration of sensors and cameras. Public Facilities Service The proposed use will be adequately supplied by the public facilities as per the CR East plan requirements Add’l Public Costs There are no additional requirements at public cost for public facilities and services and will not impact the economic welfare of the community. Traffic, Noise, smoke, etc. This business does not produce excessive traffic, noise, smoke, fumes, glare or odors. Vehicle Congestion This business will not create any traffic congestion or interfere with traffic on the surrounding Hudson Blvd and Lake Elmo Ave roadways. Destruction Nature This business will not damage or remove any natural or scenic feature of major importance. From PUD Allowed Uses 2.e.i Automobile maintenance and repairs, interior only Tenant: Carden Equities, LLC DBA Quality Fab Inc. Property: 11160 Hudson Blvd, Lake Elmo, MN Suite(s): 140-145 Architectural Code: Warehouse F-1 Description: Race car fabricator. Quality metal fabrication and design specializing in race cars and street rods. Typically, the chassis of the vehicle arrives at their location and they manufacture and fit the body to the chassis. Bodies consist of bend sheet metal panels that have sheet vinyl appliques applied for color, numbers, lettering etc. There is no painting involved. Other related activities involve fitting race vehicles for wheels and tires, installing suspension and racing related parts. Any engine work involves preassembled engines. They do not build or rebuild engines. All work is done internal to the building. The owners also race their own cars and have trailers outfitted to haul race cars and parts that are typically kept indoors for security and temperature reasons. Website: None No of Employees: 2-3 Office SF 0 SF Warehouse 7722 SF Parking Requirements 1 Center for a trailer and 2 daily parking spots. There are many weeks they aren’t there as they are racing around the country. Vehicle Number: Two to five vehicles onsite any time all kept within the tenant space. Two or three trailers all kept within the secured fenced area. Noise Concerns: All work is performed within their space and relates to attaching metal body parts, mounting ties, and installing suspension parts. No loud noises are generated by the work. Lighting Nothing beyond the stand exterior lighting that we have proposed for the project. Public Health Concerns There are no concerns related to endangering public health or welfare for the neighborhood or city. Conforms to City Comp Plans The development conforms to the city comprehensive plan LEC 105.12, art IX The proposed use meets all specific development standard for such use listed in LEC 105.12, art. IX Floodplain mgmt. Not Applicable for this project. Exterior Character of Project The proposed use does not modify the current look and construction of the CR East project. Hazard or Nuisance The use of this tenant will not be hazardous or create a nuisance, as defined, to existing or future neighboring structures. Public Facilities Service The proposed use will be adequately supplied by the public facilities as per the CR East plan requirements Add’l Public Costs There are no additional requirements at public cost for public facilities and services and will not impact the economic welfare of the community. Traffic, Noise, smoke, etc. This business does not produce excessive traffic, noise, smoke, fumes, glare or odors. Vehicle Congestion This business will not create any traffic congestion or interfere with traffic on the surrounding Hudson Blvd and Lake Elmo Ave roadways. Destruction Nature This business will not damage or remove any natural or scenic feature of major importance. From PUD Allowed Uses 2.e.i Automobile maintenance and repairs, interior only 11190 11160 11180 1117311149111271110711083 11187 11201 111961118211158315 333 355 377366 344 1111411090312 326 340 395 11159 11185 11188 11174 1112311091 357 343 354 368 382 396 275 10950 120 10931 10963 ArcGIS Web AppBuilder Parcels Easement Lines COMPUTED UTILITY_DRAINAGE MNWASH038007.sid Red: Band_1 Green: Band_2 Blue: Band_3 MNWASH032009.sid Red: Band_1 Green: Band_2 Blue: Band_3 MNWASH026009.sid Red: Band_1 Green: Band_2 Blue: Band_3 MNWASH020009.sid Red: Band_1 9/20/2022, 4:50:25 PM 0 0.05 0.10.03 mi 0 0.09 0.170.04 km 1:4,514 100' PRKG SETBACKFROM RESIDENTIAL150' BLDG SETBACKFROM RESIDENTIALLAKE ELMO AVE NHUDSON BLVDBUILDING B36,480 SFFFE: 930.5BUILDING D149,100 SFFFE: 930.0STORMWATERMANAGEMENTBUILDING A56,995 SFFFE: 930.5BUILDING C56,995 SFFFE: 930.5STORMWATERMANAGEMENTLOT 1LOT 2OUTLOT AOUTLOT BOUTLOT C50' BLDG SETBACKFROM ROW92' R.O.W.DEDICATIONEXISTING 40'SEWER EASEMENTMONUMENT SIGNAAAAAAAAPBBBBBBBOCDDDDDDDDEEEEEEEEFFFFFFFFGGGGGGGGHHHHIIJJJJKKKKKKLMLLLLLLMNMMMMNN30.0'30.0'30.0'18.0'24.0'18.0'6.0'18.0'24.0'18.0'6.0'18.0'24.0'18.0'6.0'30.0'18.0'24.0'18.0'9.5'18.0'24.0'18.0'10.0'15.0'90.0'11.0'70.0'130.0'50.0'R25.0'R25.0'R15.0'R11.5'R15.0'R12.0'R12.0'R12.0'R15.0'R15.0' R15.0'R15.0'R75.0'R40.0'R20.0'R15.0'R15.0'R28.0'R15.0'R15.0'R15.0'CACCESS GATESACCESS GATESR25.0'R25.0'PPPPPR36.0'This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\LAKE ELMO - INDUSTRIAL\3 Design\CAD\PlanSheets\C4-SITE PLAN.dwg April 02, 2021 - 1:58pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORSITE PLANC401CROSSROADS LAUNCHBUSINESS PARKLAKE ELMOMNSITE PLAN NOTES1. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY/COUNTY REGULATIONS AND CODES ANDO.S.H.A. STANDARDS.2. CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONSOF VESTIBULES, SLOPE PAVING, SIDEWALKS, EXIT PORCHES, TRUCK DOCKS, PRECISE BUILDINGDIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS.3. ALL INNER CURBED RADII ARE TO BE 3' AND OUTER CURBED RADII ARE TO BE 10' UNLESS OTHERWISENOTED. STRIPED RADII ARE TO BE 5'.4. ALL DIMENSIONS AND RADII ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.5. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED ORRELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN BASE BID.6. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, (UNLESS OTHERWISE NOTED ONPLANS) INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS &POLES, ETC. AS REQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIESREQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALLCOST SHALL BE INCLUDED IN BASE BID.7. SITE BOUNDARY, TOPOGRAPHY, UTILITY AND ROAD INFORMATION TAKEN FROM A PRELIMINARYSURVEY BY FOLZ FREEMAN SURVEYING, DATED 02/08/2018.KIMLEY-HORN ASSUMES NO LIABILITY FOR ANY ERRORS, INACCURACIES, OR OMISSIONS CONTAINEDTHEREIN.8. PYLON / MONUMENT SIGNS SHALL BE CONSTRUCTED BY OTHERS. SIGNS ARE SHOWN FOR GRAPHICAL& INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIZE, LOCATION AND ANY REQUIREDPERMITS NECESSARY FOR THE CONSTRUCTION OF THE PYLON / MONUMENT SIGN.9. CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN.10. NO PROPOSED LANDSCAPING SUCH AS TREES OR SHRUBS, ABOVE AND UNDERGROUND STRUCTURES,OR OTHER OBSTRUCTIONS SHALL BE LOCATED WITHIN EXISTING OR PROPOSED UTILITY EASEMENTSAND RIGHTS OF WAY UNLESS SPECIFICALLY NOTED ON PLANS OTHERWISE.11. ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT.12. ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT.13. ALL PARKING STALLS TO BE 9' IN WIDTH AND 18' IN LENGTH UNLESS OTHERWISE INDICATED.BUILDING DATA SUMMARYAREASBUILDING A56,995 SF (4.61% OF TOTALPROPERTY AREABUILDING B36,480 SF (2.95% OF TOTALPROPERTY AREA)BUILDING C56,995 SF (4.61% OF TOTALPROPERTY AREA)BUILDING D149,100 SF (12.05 % OFTOTAL PROPERTY AREA)PARKINGREQUIRED PARKING1 SPACE PER 1,000 SF UP TO20,000 SF, PLUS 1 SPACEPER 2,000 SF IN EXCESS OR20,000 SF; SITE 1 = 95STALLS, SITE 2 = 85 STALLSPROPOSED PARKINGSITE 1: 398 STALLS @ 2.68RATIO; SITE 2: 189 STALLS @1.26 RATIOADA STALLS REQ'D / PROVIDED15 STALLS / 16 STALLSPROPERTY SUMMARYCROSSROADS LAUNCH BUSINESS PARKTOTAL PROPERTY AREA1,237,104 SF (28.40 AC)SITE 1 AREA564,973 (12.97 AC)SITE 2 AREA564,973 (12.97 AC)OUTLOT A AREA50,529 (1.16 AC)OUTLOT B AREA25,700 (0.59 AC)OUTLOT C AREA24,829 (0.57 AC)PROPOSED IMPERVIOUS AREA799,7661.60 SF (18.36 AC)PROPOSED PERVIOUS AREA437,342.40 SF (10.04 AC)TOTAL DISTURBED AREA1,237,104 SF (28.40 AC)ZONING SUMMARYEXISTING ZONINGBP (BUSINESS PARK)PROPOSED ZONINGBP (BUSINESS PARK)BUILDING SETBACKSFRONT = 50'REAR = 150'NORTHPROPOSED CURB AND GUTTERPROPERTY LINEPROPOSED FENCESETBACK LINEPROPOSED STANDARD DUTY ASPHALTPROPOSED STORMWATER MANAGEMENT AREAPROPOSED CONCRETE SIDEWALKLEGENDPROPOSED HEAVY DUTY ASPHALTKEYNOTE LEGENDB612 CURB & GUTTER9' X 18' STALL WITH 4" WHITE PARKING STALLSTRIPING11' X 60' TRAILER STALL WITH 4" WHITEPARKING STRIPINGACCESSIBLE PARKING SPACE, 9' WIDE WITH 9'ACCESS AISLEACCESSIBLE SIGNACCESSIBLE RAMPPROPOSED CONCRETE SIDEWALK. 4" THICKCONCRETEPEDESTRIAN HAND RAILSTOP SIGN AND PAINTED STOP BARTRASH ENCLOSURE (SEE ARCH. PLANS)LANDSCAPE AREASTANDARD DUTY ASPHALT PAVEMENTHEAVY DUTY ASPHALT PAVEMENTCOMMERCIAL DRIVEWAY ENTRANCE15' x 90' TRAILER STALL WITH 4" WHITE PARKINGSTRIPE4" ROLLED CURBABCDEFGHIJKLMNOPLAUNCH PROPERTIES/CROSSROADS PROPERTIESPROPOSED ROLLED CURB Delwin-345 Carden -140-145 Heppner’s -215-220 “Proudly Serving Neighbors & Friends” Lake Elmo Fire Department Memorandum To: Ben Hetzel, City Planner From: Dustin Kalis, Fire Chief Date: 9/9/22 Re: Conditional Use Permit: Crossroads East Warehouse at 11160 Hudson Blvd N Heppner’s Auto Body, Delvin Transfer, and Carden Equities _______________________________________________________________________________________ The Lake Elmo Fire Department has completed a Conditional Use Permit review for Crossroads East Warehouse at 11160 Hudson Blvd N (Heppner’s Auto Body, Delvin Transfer, and Carden Equities) based on submittals dated 8/25/22 with the following comments: 1) Building address numbers and suite identification shall be plainly visible from the street fronting the property and shall contrasting color from the background. Size and placement of address numbers and suite identification shall be approved by the fire and planning departments. 2) The fire sprinkler system shall be installed compliant with provisions of 2016 NFPA Standard 13, Installation of Sprinkler Systems based on the occupancy use and commodity storage within each individual tenant space. City permit required prior to initiation of work. 3) Provide and install dry chemical fire extinguishers certified for service and tagged as required. Service classification rating shall be a minimum 2A classification rating and maximum travel distance of 75 feet to extinguishers. The minimum classification rating may be upgraded for special or extra hazard areas within the occupancy. 4) Rooms containing controls for air-conditioning systems, roof access, elevator equipment, sprinkler risers and valves, or other fire detection, suppression or control elements shall be identified for the use of the fire department. Approved signs required to identify fire protection equipment and equipment location, shall be constructed of durable materials, permanently installed and readily visible. Codes and Standards Used for this Review This review is based on the following codes and standards as adopted and in effect in the State of Minnesota at the time of plan submittal. 2020 Minnesota State Fire Code Lake Elmo Fire Department Fire Code Policy NFPA 13, 2016 edition STAFF REPORT PLANNING COMMISSION DATE: 9/26/22 TO: Planning Commission FROM: Molly Just, Planning Director AGENDA ITEM: Schiltgen Farmstead Zoning Map Amendment, Preliminary Plat/Planned Unit Development BACKGROUND: GWSA Land Development is requesting Preliminary Plat and Planned Unit Development (PUD) approval for a 293-unit single family residential development on 123.42 acres of the area known as Schiltgen Farm. The development requires a zoning map amendment from the Rural Transitional district. The development is proposed as a PUD because the developer is requesting flexibility from the zoning regulations of the Shoreland Ordinance, the V-LDR zoning regulations and the City’s Engineering Design Standards Manual. Planning Commission Meeting September 26, 2022 Page 2 At its August 8, 2022 meeting the Planning Commission held a public hearing and voted to table action on this project until progress was made with the project to address staff concerns. The applicant has made solid progress updating the plans to better reflect compliance with city codes and plans and more clearly depict proposed deviations. Staff is concerned about a lack of transition between the proposed elevation in the southeastern portion of the project and the existing elevation of adjacent properties. The remaining issues that will be addressed prior to any final plat mainly center around the details of right of way improvements and stormwater management. It is standard procedure to require remaining plan revisions before final plat. ISSUE BEFORE THE COMMISSION: The Planning Commission should review and make a recommendation to the City Council for the Zoning Map Amendment, Preliminary Plat, and Preliminary Planned Unit Development (PUD) for Schiltgen Farmstead. GENERAL INFORMATION: Applicant: GWSA Land Development , 10850 Old County Road 15, Suite 200, Plymouth, MN 55441 Property Owner: Schiltgen Farms Inc. 10880 Stillwater Boulevard Location: Four parcels on the west side of Lake Elmo Avenue with 99 acres on the north side of Stillwater Boulevard and 24 acres on the south side of Stillwater Boulevard. PID#s: 1402921140001, 1402921410003, 1402921410001 and 1402921410002 Request: Zoning Map Amendment and Preliminary Plat/Planned Unit Development (PUD) Site Area: 123.42 acres Land Use Map: Village Low Density Residential Current Zoning: RT – Rural Development Transitional District and Shoreland Overlay Proposed Zoning: V-LDR/PUD and Shoreland Overlay Surrounding: V-LDR (north)/ PF, VMX and RS (east)/ RS (south)/ OP, RR and RT (west). History: The parcels are part of the Schiltgen Farm property and are currently zoned RT. The City reviewed the PUD Concept Plan on August 10, 2021. Deadline: Application Complete – 7/7/22 60 Day Deadline – 9/5/22 Extension Letter – 8/3/22 120 Day Deadline – 11/4/22 Applicable Code: Article 13 – Village Districts Article 18 – Planned Unit Development Regulations Article 19 – Shoreland Management Overlay District Title 103 – Subdivision Regulations §15.12.280 Zoning Amendments Planning Commission Meeting September 26, 2022 Page 3 PROPOSAL DETAILS/ANALYSIS: The proposed development will be located between the Union Pacific Railroad and the Legacy at Northstar subdivision on the west side of Lake Elmo Avenue. The development is proposed as a PUD because the developer is requesting flexibility from the zoning regulations of the Shoreland Ordinance, the V-LDR zoning regulations and the City’s Engineering Design Standards Manual. Environmental Review. The entire Village Area was subject to an Alternative Urban Areawide Review (AUAR) when the area was brought into the Municipal Urban Service Area (MUSA). The AUAR was updated in early 2022 as required. No further environmental review is required. Zoning Map Amendment. In order to develop the site, the developer will be required to rezone the property to V-LDR/PUD, consistent with the City’s Comprehensive Plan guidance for the area. The comprehensive plan and the V-LDR zoning district allow for a density of 1.5-3 units per acre. Site Data. Total Site Area 123.42 acres Outlots 53.44 acres (13.5 ac wetland, ponds) Right-of-Way (R/W) 23.74 acres The calculation of net density is as follows. The Metropolitan Council determines net density through netting out wetlands and water bodies, dedication for designated arterial right-of-way, wetland buffers, public parks and qualifying preserved open space. Development Area 123.42 acres Wetlands 13.54 acres Open Space (none qualifying) - Net Density 2.66 du/acre Planning Commission Meeting September 26, 2022 Page 4 PUD Minimum Requirements. The development is being proposed as a PUD because a portion of the proposed development is within a shoreland, and any deviance from the minimum lot size requirements of the shoreland district requires that an area be developed through the PUD process. Additionally, the developer proposes deviation from the zoning standards for the lots outside of the shoreland zone. The developer also proposes to deviate from certain standards in the City’s Engineering Design Standards Manual regulating public and private roads in Lake Elmo. A PUD is a negotiated zoning district, and according to the Lake Elmo Zoning Code Article 18, Planned Unit Development Regulations, zoning flexibility can be granted in order to better SITE PLAN Planning Commission Meeting September 26, 2022 Page 5 utilize site features and to obtain a higher quality of development. When evaluating a PUD proposal, a PUD must meet one or more objectives contained in Article 18 and meet the minimum requirements for a PUD. • Identified Objectives. Staff has found that the following objectives are met with the proposed PUD: C. Provision of more adequate, usable, and suitably located open space and recreational amenities and other public facility than would otherwise be provided under conventional development techniques. Staff comment: With no riparian lots proposed and an area around Sunfish Lake remaining undeveloped this objective is met. D. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing. Staff comment: With a variety of lot sizes there should be a variety of price points in this development which while not affordable housing should provide new housing at a variety of price points. The plans depict pedestrian connectivity to the Old Village where there are employment and commercial facilities. F. Preservation of historic buildings, structures or landscape features. Staff comment: The applicant proposes to preserve the front 24 feet of the large “North Star Farm” barn on the property and build a new building behind it as a community amenity. The buildings would be connected. The silo would be preserved if feasible. G. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. Staff comment: The large development will offer a variety of coordinated architectural styles. • Minimum Requirements for PUD. Staff has found that the proposed development does meet the following minimum requirements of a PUD: a. Lot Area: The site area exceeds the minimum lot area for of five acres for a PUD development. Requirement met. b. Open Space: The PUD ordinance indicates that at least 20% of the development area not within rights-of-way is to be reserved as open space. Requirement met. c. Street Layout: In existing developed area, the PUD should maintain the existing street grid, where present, and restore the street grid where it has been disrupted. In newly developing areas, streets shall be designed to maximize connectivity in each cardinal direction, except where environmental or physical constraints make this infeasible. All streets shall terminate at other streets, at public land, or at a park or other community facility, except that local streets may terminate in stub streets when those will be connected to other streets in future phases of the development or adjacent developments. Requirement met. Minnesota Department of Natural Resources (MNDNR) Comments. The application has been sent to the MNDNR for review and approval of the PUD and Tiering Plan. Planning Commission Meeting September 26, 2022 Page 6 Shoreland Tier Analysis. The western portion of the site is within the shoreland of Sunfish Lake. Because the development does not conform to the base dimensional standards of the shoreland district, a PUD is required and a shoreland tier analysis is required. Shoreland Tier Analysis. A total of 61.83 acres of the development is within a shoreland, and the developer has proposed 32.32 acres of open space within this shoreland area. The developer indicates that there will be restrictive covenants placed on the open space within the shoreland area. This is a MNDNR requirement. o TIERING PLAN Planning Commission Meeting September 26, 2022 Page 7 Proposed Deviations from Shoreland and V-LDR Standards 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 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 Planning Commission Meeting September 26, 2022 Page 8 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 SITE PLAN EXAMPLE Planning Commission Meeting September 26, 2022 Page 9 Architecture. The proposed housing types are provided in the packet and include elevations and floor plans. Landscaping and Tree Preservation. The City’s Consultant Landscape Architect has reviewed the proposed Landscape Plans and recommends approval of the Landscape and Tree Preservations with a recommended condition of approval that the plans be updated to address the comments in the memo dated September 14, 2022. This memo is attached. Planning Commission Meeting September 26, 2022 Page 10 Parks. §103.00.150 Park Land Dedication Requirements. The City Code outlines the type of land that is considered acceptable for park dedication. • Park Dedication Requirement. The developer is required to provide the City with either physical land, cash payment, or a combination of both. The dedication requirement is 10% of the land area which equals 12.34 acres. The developer proposes all open spaces and amenities be owned and maintained by the neighborhood HOA with no land conveyed in fee or easement to the City. • Trails. Trails constructed by a subdivider within dedicated public open space having at least 30 feet of width are eligible for park credit. The amount of trail dedication credit shall not exceed 25% of the total dedication. • Parks Commission Review of Concept PUD Plan. The Parks Commission reviewed the plan on July 18, 2022. Not knowing that the open space would only be privately accessible the Parks Commission recommended acceptance of the open space proposed on the plans. At their September 19, 2022 meeting, the Parks Commission added this item to their meeting agenda and withdrew their recommendation of support due to lack of detail regarding trail connectivity. Comprehensive Plan. Chapter 6 Parks, Trails & Open Space has area and site specific recommendations that should influence the recommendation of the Parks Commission. Relevant plan maps are attached for reference. • The Comprehensive Plan identifies a City Trail Search Corridor on the north portion of the development. An off-road trail connects this development to Legacy at North Star. • The Comprehensive Plan depicts a future road separated trail along Lake Elmo Ave N and along Stillwater Blvd. There is an existing 10 foot trail along Lake Elmo Ave and the proposed development will add a 10 foot trail along Stillwater Blvd. • The plan identifies a neighborhood park search area and community park with sports complex search area over the proposed development area. • A trail connection is recommended at the proposed street connection to Upper 33rd St N. Met. • A trail connection is recommended at the proposed street connection to 33rd St N. Met. Neighborhood Park Search Area Planning Commission Meeting September 26, 2022 Page 11 Subdivision Signs. Section 154.212 allows a maximum of 2 subdivisions signs per residential development with a maximum sign area of 24 sq. ft. per sign. No additional signs have been proposed. Streets and Access. The project includes a modified street grid with some deviations from the City’s Engineering Design Standards Manual. The developer will extend existing public streets into the project. Kokanee Avenue North and 38th Street North will extend south into the project from Legacy at North Star. There will be three access points for the project on the north side of Stillwater Boulevard. Additionally, the applicant will connect the trails in this project to the off- road trails within Legacy at North Star to the north. The southern portion of the project includes public and private streets. The private streets will function as alleys with the back/garage access facing the alley. Klondike Avenue North will be realigned and a sidewalk will be constructed along the realigned Klondike. Upper 33rd Street will be extended into the project, also with a sidewalk. There will be four access points for the project on the south side of Stillwater Boulevard. Washington County Review. Lake Elmo Avenue and Stillwater Boulevard are County roads. See attached memo dated September 14, 2022. Fire Chief Comments. See attached memo dated September 9, 222 Street Names. The proposed street names generally adhere to the City’s Street Naming Policy. Stormwater Management. See attached email dated September 16, 2022 from the Valley Branch Watershed District Municipal Sewer and Water. The City Engineer’s memorandum provides a review of municipal sewer and water considerations. RECOMMENDED FINDINGS: Recommended Finding for Rezoning: Staff recommends approval of the Rezoning of the subject property from RT (rural transitional) to V-LDR (village low density residential) based on the following finding: That the proposed rezoning will be consistent with the land use designation of the site which is V-LDR (village low density residential) as depicted in the 2040 Comprehensive Plan. Recommended Findings for Preliminary Plat/Preliminary PUD. Staff recommends approval of the Preliminary Plat/Preliminary PUD for PID 14.029.21.14.0001, 14.029.21.41.0003, 14.029.21.41.0001 and 14.029.21.41.0002 based on the following findings: 1. That the Preliminary PUD Plan would be consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the 2040 Land Use Map for this area. 2. That the preliminary PUD Plan complies with the general intent of the Village-Low Density Residential zoning district with PUD modifications. Planning Commission Meeting September 26, 2022 Page 12 3. That the preliminary PUD Plan generally complies with the Lake Elmo Design Guidelines and Standards Manual. 4. That the preliminary plat generally complies with the City’s Subdivision regulations. 5. That the preliminary plat generally complies with the City’s design standards. 6. That the preliminary plat generally complies with the City’s Zoning Code (including Shoreland Zoning) with the exceptions provided for in the PUD. 7. That the preliminary plat and PUD Plan must be revised to address the comments noted in the City Engineer’s memorandum. 8. That the preliminary plat and PUD Plan must be revised to address the comments noted in the memo from Washington County dated September 14, 2022. 9. That the preliminary PUD Plan must be revised to be consistent with City’s landscape plan and tree replacement standards pursuant to the Landscape Architects memo dated September 14, 2022. 10. That the preliminary plat and PUD Plan must be revised to address the comments noted in the Fire Department memo dated September 9, 2022. 11. That the preliminary PUD Plan meets the minimum requirements for a PUD. 12. That the preliminary PUD Plan meets items c, d, f and g from the identified PUD objectives identified in Section 105.12.1130. Planned unit developments should not be allowed simply for the purpose of increasing overall density or allowing development that otherwise could not be approved. a. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. b. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public facilities. c. Provision of more adequate, usable, and suitably located open space, recreational amenities, natural resource protection and other public facilities than would otherwise be provided under conventional land development techniques. d. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing. e. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities. f. Preservation of historic buildings, structures or landscape features. g. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. h. Creation of more efficient provision of public utilities and services, lessened demand on transportation, and the promotion of energy resource conservation. i. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. j. Higher standards of site and building design than would otherwise be provided under conventional land development technique. Planning Commission Meeting September 26, 2022 Page 13 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. 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. Planning Commission Meeting September 26, 2022 Page 14 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 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 7 ft. (15 ft. between structures) 7 ft. (15 ft. between structures) 5 ft. /5 ft. 4 ft. (patio) / 6 ft. Planning Commission Meeting September 26, 2022 Page 15 or attached garage 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 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. Planning Commission Meeting September 26, 2022 Page 16 21. The applicant or developer shall enter into a separate grading agreement with the City before starting any grading activity in advance of final plat/ PUD approval. The City Engineer shall review any grading plan that is submitted in advance of a final plat or final PUD, and said plan shall document the extent of any proposed grading on the site. 22. That the applicant shall submit revised preliminary plat and project plans meeting all conditions of approval for City review and approval. The revised applicant/developer project plans and other materials shall meet all of the above conditions before the City will find complete any final plat or final PUD application for the development and before the start of any clearing or grading activity on the site. 23. That the City’s preliminary plat/preliminary PUD approval is good for one year from the date of City Council action, unless the applicant requests and the City Council approves a time extension. FISCAL IMPACT: Approval of a Zoning Map Amendment, Preliminary Plat and Preliminary PUD grant entitlements to a developer however there would be no fiscal impact to the City at this time. When the property begins to develop it will have urban services and will pay sewer and water connection charges, building permit fees and the like. RECOMMENDATIONS: City staff is recommending the Planning Commission take the following actions for the proposed project at PID 14.029.21.14.0001, 14.029.21.41.0003, 14.029.21.41.0001 and 14.029.21.41.0002: Zoning Map Amendment Staff recommends the Planning Commission recommend approval of the zoning map amendment (rezoning) of the subject property from RT (rural transitional) to V-LDR (Village Low Density Residential) with the following motion: “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.” Preliminary PUD/Preliminary Plat Staff recommends that the Planning Commission recommend approval of the proposed preliminary PUD plan and preliminary plat for the subject property with the recommended conditions of approval listed in the staff report. “Motion 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.” Planning Commission Meeting September 26, 2022 Page 17 ATTACHMENTS: 1. Application Narrative 2. Preliminary Plat and PUD Plans 3. Concept Plan for Barn 4. Unit elevations and floor plans 5. Washington County Memo 6. Valley Branch Watershed Email 7. Fire Chief Memo 8. City Engineer Memo 9. Landscape Architect Memo A great place to live, work and play…today and tomorrow North Shop | 11660 Myeron Road North | Stillwater, MN 55082‐9537 P: 651‐430‐4300 | F: 651‐430‐4350 | TTY: 651‐430‐6246 www.co.washington.mn.us Washington County is an equal opportunity organization and employer PUBLIC WORKS Wayne Sandberg, P.E., Director, County Engineer Frank D. Ticknor, P.E., Deputy Director Memorandum 9/14/2022 Molly Just Planning Director City of Lake Elmo 3800 Laverne Ave N Lake Elmo, MN 55042 Schiltgen Farms Development Review Dear Molly, Thank you for the opportunity to review the submittal for the proposed Schiltgen Farms development adjacent to County State Aid Highway (CSAH) 14 and CSAH 17 in the City of Lake Elmo. Washington County’s Department of Public Works has reviewed the submitted plans and offers the following comments: Washington County anticipates improvements to both CSAH 14 and 17 including their common intersection in the future. With the proposed developments, most of the available open space for future storm water treatment is being developed. A review of the storm water management report indicated that 83% of the right‐of‐way (180 feet) along CSAH 14 and 83% of SB right‐of‐way along CSAH 17 (assuming 75 feet). The comment response that was provided, the responder indicated they will be treating 85% of the proposed 180‐foot CSAH 14 and 150‐foot CSAH 17 corridors. This would indicate roughly 9.2 acres of impervious accommodated versus the 8.5 acres in the stormwater management report. Can we get clarification on which calculation method will be used? The proposed development access off CSAH 17, across from the school exit, is offset from the school exit. As a potential future traffic signal, it is important to ensure that westbound through movements from the school parking lot to the development are safely accommodated, as are simultaneous left turns from the east and west legs of the intersection and pedestrian crossing movements. An offset also exists with the continuation of 37th Street within the development, west of proposed Knightsbridge Trail. This offset could lead to operational issues that result in calls to install stop control for 37th Street traffic, which in turn could cause operational issues at the CSAH 17 intersection. The county strongly recommends that these offsets be corrected prior to construction. Street Access permits will need to be obtained from Washington County for both the CSAH 14 access and the CSASH 17 access prior to construction activity within the right‐of‐way. Both new street access points will require construction of left and right turn lanes to mitigate the safety impacts of these new accesses to county highways. The plans submitted imply that longitudinal pavement joints will exist and that inplace shoulder pavement will be repurposed as lane pavement, neither of which A great place to live, work and play…today and tomorrow North Shop | 11660 Myeron Road North | Stillwater, MN 55082‐9537 P: 651‐430‐4300 | F: 651‐430‐4350 | TTY: 651‐430‐6246 www.co.washington.mn.us Washington County is an equal opportunity organization and employer PUBLIC WORKS Wayne Sandberg, P.E., Director, County Engineer Frank D. Ticknor, P.E., Deputy Director would meet county requirements. The developer will need to submit sufficiently detailed plans along with the access permit applications for the turn lanes and street access points to ensure that these and other county requirements are satisfied. The development proposes water main and sanitary sewer connections under CSAH 14. How are these proposed to be installed? A county permit for these utilities, along with a suitable traffic control plan, will be required. For the water main, the county requires encasement under county roads long enough to allow for future replacement without impacts to county facilities and to contain potential breaks. The trail along CSAH 14 appears to only be an 8‐foot trail. Can this be increased to a 10‐foot trail to match the trail along CSAH 17? The county prefers to use a 10‐foot standard trail width unless through a confined corridor. Washington County's policy is to assist local governments in promoting compatibility between land use and highways. Residential uses located adjacent to highways often result in complaints about traffic noise. Traffic noise from this highway could exceed noise standards established by the Minnesota Pollution Control Agency (MPCA), the U.S. Department of Housing and Urban Development, and the U.S. Department of Transportation. Minnesota Rule 7030.0030 states that municipalities are responsible for taking all reasonable measures to prevent land use activities listed in the MPCA's Noise Area Classification (NAC) where the establishment of the land use would result in violations of established noise standards. Minnesota Statute 116.07, Subpart 2a exempts County Roads and County State Aid Highways from noise thresholds. County policy regarding development adjacent to existing highways prohibits the expenditure of highway funds for noise mitigation measures in such areas. The developer should assess the noise situation and take any action outside of County right of way deemed necessary to minimize the impact of any highway noise. If you have any questions or comments on the county’s responses to the Schiltgen Farms Development proposal, please contact me at ryan.hoefs@co.washington.mn.us. Sincerely, Ryan Hoefs Engineer II CC: Wayne Sandberg, Director, County Engineer Lyssa Leitner, Public Works Planning Director Frank Ticknor, Deputy Director Mitch Bartelt, Engineer II Joe Gustafson, Traffic Engineer Jennifer Oehler, Office Specialist Kevin Peterson, Design Engineer From:Bob Molstad To:Molly Just Subject:FW: Schiltgen South - Lake Elmo - App Date:Friday, September 16, 2022 2:59:01 PM Attachments:image001.png Caution: This email originated outside our organization; please use caution. Robert S. Molstad, P.E. President SATHRE-BERGQUIST, INC. 14000 25th Avenue North Suite 120 Plymouth, Minnesota 55447 Office: 952-476-6000 Mobile: 612-247-7005 The electronic data conveyed by SATHRE-BERGQUIST, INC. is sent for the recipient's reference only. This material is copyright protected. The recipient agrees, by hisreceipt of electronic information, to not alter the electronic data. The recipient agrees by his receipt of this data that the information contained in the transmission may be changed without notification of the recipient. This electronic information is not the certified version of a plan. Recipient agrees to hold SATHRE-BERGQUIST, INC. harmless from any and all claims. SATHRE-BERGQUIST, Inc. makes no representation or warranties, expressed or implied, with respect to the reuse of the data provided herewith, regardless of its format or the means of its transmission. There is no guarantee or representation to theuser as to the accuracy, currency, suitability, or reliability of this data for any purpose. The user accepts the data “as is” and assumes all risks associated with its use. By acceptance of this data, the user agrees not to transmit this data or provide access to it or any part of it to another party unless the user shall include with the data a copy ofthis disclaimer. SATHRE-BERGQUIST, Inc. assumes no responsibility for actual or consequential damage incurred as a result of any user's reliance on this data. From: John P. Hanson <JHanson@barr.com> Sent: Friday, September 16, 2022 9:15 AM To: Eric Johnson <ejohnson@sathre.com> Cc: Craig@gonyeacompany.com; Bob Molstad <molstad@sathre.com>; 'jack.griffin@focusengineeringinc.com' <jack.griffin@focusengineeringinc.com> Subject: RE: Schiltgen South - Lake Elmo - App Hi Eric, The XP-SWMM modeling is still under review. In the meantime, please: 1. Submit readable figures of the existing and proposed drainage areas (e.g., at 1” = 100” scale). 2. Confirm the existing drainage divide at the railroad tracks, generally north of 10867 33rd St N. Based on LiDAR, there is a shallow depression in this area of your project and, once it fills, it isvery close to either flowing west (so within the Downs Lake watershed) or flowing to therailroad tracks and east (in the Sunfish Lake watershed). You’ve assumed it flows to DownsLake, which might be correct. Keeping watershed boundaries is typically best unless analysisshows no negative impacts or positive impacts.3. Provide updated calculations for the extreme northwest corner of the project. The divides inthe extreme northwest corner of the project need to be more detailed to show that inexisting conditions Wetland A overflows to the south-southeast and into a bay of Sunfish Lakeon your property. In proposed conditions, Wetland A will overflow to Sunfish Lake near Lot17, which is not your property. VBWD requires that peak discharge rates and volumes becontrolled at every point where runoff leaves a site. 4. Update the plans to show easements for the overflow of Wetland A through Lots 16 and 17. 5. Revise the grading plan or provide more information for the area near the EOF of Pond #3S.Grading appears to be outside your property in this area. Do you permission for this? If not,please revise the plans.6. Provide more detailed topo along the eastern side of and off the property, south of CSAH 14to confirm your proposed grading ties into existing grades without grading off your site.7. Provide details on the transition from curb and gutter to rural section and how runoff will behandled so that erosion doesn’t occur where Klondike connects to CSAH 14. 8. Confirm that the City of Lake Elmo will allow the connection to its storm sewer at Upper 33rd St.9. Review low floor/low openings and make revisions or provide additional documentation.Several structures appear to have low floor and/or low openings less than 2 feet of theadjacent low area’s 100-year flood level or 1 foot above the low area’s EOF, including: Lot Low Floor on Plans Low Opening on Plans 100-year flood level on plans EOF on plans 5 943.9 946.0 942.1 945.0 (ultimate EOF near V2/V3)6 945.9 945.9 (WO) 20-29 940.6-948.6 948.1+ 944.3/944.4 947.0 49-51 and 68- 69 NA (road low point) <946.2 (GF) NA (road low point) Appears to be 945.2 S74 and S75 940.1 and 940.6 940.1 and 940.6 NA (road low point) Unclear—maybe 939.0 S27-S30 940.2 940.2 NA (road low point) 939.45 VBWD requires that the minimum floor be at least 2 feet higher than the adjacent low area’s 100-year flood level. It’s my understanding that Lake Elmo requires that the low opening be at least 1 foot higher than the EOF. Please revise the minimum floor elevations for Lots 5 and 20-29 and/or submit documentation that the proposed structures will be protected from high water table and flooding. If VBWD approves documentation for minimum floor elevations lower than 2 feet above the 100-year flood level, perimeter drain tile will be required. 10. Review and update Pond Notes and Watershed Notes on Sheet GP1. No infiltration basins areproposed, correct? The plan sheet should clearly indicate the ponds that will be wet pondsand lined. I suggest the liner specification be revised to have the clay content particle size lessthan 0.002 mm and an in-place hydraulic conductivity of 1 x 10-7 centimeters per second(cm/s) or less. See the Minnesota Stormwater Manual.11. Update GP1 so that Lake Elmo grading and erosion control standard plan notes are largeenough to be readable.12. For each lot, provide a table of the assumed maximum impervious surface area and theminimum area that will be irrigated. VBWD will require drainage easements over all areas thatmust be irrigated to meet VBWD’s volume control (unless the VBWD attorney approves adifferent type of agreement that maintains the needed irrigation area in perpetuity).13. Update Table 5.12 of your SWMP. For linear projects (roadways, sidewalks, and trails) not partof another development that create 6,000 square feet or more of new and/or fullyreconstructed impervious surfaces, shall capture and retain the larger of the following:0.55 inches of runoff from the new and fully reconstructed impervious surfacesinches of runoff from the net increase in impervious areaSee Rule 2, Standard 6C. 14. Update Table 5.12 of your SWMP. It does not appear to be consistent with the RWMWDReuse Credit Calculators submitted. Those list 110.9 acres (36% impervious) draining toSchiltgen 1N reuse pond (which calculates to 39.924 acres of impervious surface area) and13.6 acres (47% impervious) draining to Schiltgen South (assume this is Pond 1S, whichcalculates to 6.392 acres of impervious surface area). 39.924 plus 6.392 equals 46.316. (Table 5.13 lists 46.0 acres.) Please explain and/or provide consistent data and calculations. Basedon the Schiltgen South sheet, it appears inadequate volume control is provided (0.498 ac-ftcan be applied but 0.586 ac-ft is needed.) However, since Schiltgen South and Schiltgen 1Nultimately drain to Downs Lake, it appears adequate volume control might be provided forthat drainage area. See Comments 12, 3, etc.15. Provide a soil management and restoration plan so that the post-project soils behave asassumed (rather than becoming compacted, generating more runoff, and not accepting asmuch irrigation water).16. Provide a post-project chloride use management plan.17. Provide an exhibit that shows how snow will be managed. The irrigation ponds are proposed to have water level fluctuations of 3.2 feet and 7.2 feet. This poses a potential safety issue. Typically, there is a 10H:1V safety bench extending below the “normal” water level. VBWD will consult with the City of Lake Elmo on this issue. Maintaining pleasant aesthetics at a pond (#1S) with a 7.2-foot constant bounce in water levels is questionable. The city might want something nicer since the pond is basically the entrance to the Village. Thank you, John John P. Hanson, PE Valley Branch Watershed District Engineer Barr Engineering Co. | 4300 MarketPointe Drive | Bloomington, MN 55435 office: 952.832.2622 | cell: 612.590.1785 JHanson@barr.com | www.barr.com | www.vbwd.org From: Eric Johnson <ejohnson@sathre.com> Sent: Tuesday, September 6, 2022 4:54 PM To: John P. Hanson <JHanson@barr.com> Cc: Craig@gonyeacompany.com; Bob Molstad <molstad@sathre.com> Subject: Schiltgen South - Lake Elmo - App CAUTION: This email originated from outside of your organization. John, Below is the link to download the application materials for Schiltgen South, a residential development located in Lake Elmo. https://sathre.sharefile.com/d-s59143378bbb1444db2f4748a60d6069a Craig will send/drop off the application fee. Please review and let us know if you need anything else during the review process. Thanks, Eric Eric Johnson, PE Engineering | Sathre-Bergquist, Inc. | 14000 25th Avenue North, Suite 120 | Plymouth, MN 55447 | Ph 952.476.6000 | Fax 952.476.0104 | ejohnson@sathre.com The electronic data conveyed by SATHRE-BERGQUIST, INC. is sent for the recipient's reference only. This material is copyright protected. The recipient agrees, by hisreceipt of electronic information, to not alter the electronic data. The recipient agrees by his receipt of this data that the information contained in the transmission may be changed without notification of the recipient. This electronic information is not the certified version of a plan. Recipient agrees to hold SATHRE-BERGQUIST, INC. harmless from any and all claims. SATHRE-BERGQUIST, Inc. makes no representation or warranties, expressed or implied, with respect to the reuse of the data provided herewith, regardless of its format or the means of its transmission. There is no guarantee or representation to theuser as to the accuracy, currency, suitability, or reliability of this data for any purpose. The user accepts the data “as is” and assumes all risks associated with its use. By acceptance of this data, the user agrees not to transmit this data or provide access to it or any part of it to another party unless the user shall include with the data a copy ofthis disclaimer. SATHRE-BERGQUIST, Inc. assumes no responsibility for actual or consequential damage incurred as a result of any user's reliance on this data. --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- “Proudly Serving Neighbors & Friends” Lake Elmo Fire Department Memorandum To: Molly Just, Planning Director From: Dustin Kalis, Fire Chief Date: 9/9/2022 Re: PUD & Plat Preliminary Plan and Zoning Map Amendment– GWSA Land Development, LLC (Schiltgen Farmstead) _______________________________________________________________________________________ The Lake Elmo Fire Department has completed a Preliminary Plat/PUD Application review of GWSA Land Development, LLC (Schiltgen Farmstead) based on submittals dated 6/25/22 with the following comments: 1) All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and turning radiuses. Provide layout showing Lake Elmo Fire Apparatus turning radius overlay on roads and drive lanes specifically for the townhouses and row houses in the development area south of Stillwater Boulevard. 2) Approved fire apparatus roads shall be provided and maintained throughout all development phases in coordination with engineering, public works, planning, and fire departments. 3) Due to the change in occupancy of the barn structure, a fire sprinkler system shall be installed compliant with provisions of Minnesota State Building Code Chapter 1306.0020 Municipal Option Subpart 3 and 2016 NFPA Standard 13, Installation of Sprinkler Systems. City permit required prior to initiation of work. 4) Automatic residential fire sprinkler systems may need to be installed in the townhouses and row houses in the development area south of Stillwater Boulevard based on distances between structures. Automatic residential fire sprinkler systems shall be designed and installed in accordance with IRC section P2904 or NFPA 13D. 5) On-street parking shall be provided in approved locations following review by Engineering and Public Works. 6) Parking shall be prohibited on both sides of the private drive lanes. 7) An approved signage and marking plan shall be determined for all No Parking and Fire Lane access roads. 8) Fire hydrants shall be provided in approved locations following review by Engineering and Public Works. 9) Building address numbers shall be plainly visible from the street fronting the property and shall contrasting color from the background. Codes and Standards Used for this Review This review is based on the following codes and standards as adopted and in effect in the State of Minnesota at the time of plan submittal. 2020 Minnesota State Fire Code 2020 Minnesota State Building Code, Ch. 1306 Lake Elmo Fire Department Fire Code Policy NFPA 13, 2016 edition “Proudly Serving Neighbors & Friends” NFPA 13D, 2016 edition PAGE 1 of 6 MEMORANDUM Date: August 3, 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 Bloulevard) Preliminary PUD Plat/Plans received on July 15, 2022. The submittal consisted of the following documentation: Schiltgen Farmstead PUD Preliminary Plat/Plans, dated June 9, 2022. Schiltgen Farmstead PUD Narrative dated June 27, 2022. Stormwater Management Plan dated June 3, 2022. Geotechnical Report dated June 2, 2022. STATUS/FINDINGS: The Preliminary Plat/Plans as submitted require sufficient revisions. It is recommended as a condition of approval that the Preliminary Plat/Plans be revised and resubmitted for City review and approval prior to the City accepting an application or plans for final plat. 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. The Preliminary Plat/Plans must be revised accordingly. PRELIMINARY PLAT/PLAN 1. The preliminary plat must be revised to clearly show the existing and proposed right‐of‐way dedication along Stillwater Boulevard (CSAH 14) and Lake Elmo Avenue (CSAH 17) for City and County review and approval. 2. The preliminary plat must be revised to provide an exhibit clearly showing the property lines and full extents of each proposed Outlot, together with proposed Outlot ownership and easements. Preliminary Plat approval must be contingent upon plat revisions dedicating Outlots to City ownership as determined by the City. Outlot A is proposed as City owned. Pond #2NW should be removed from Outlot A and a new Outlot created for the pond. Both Outlot A and the new Outlot should be dedicated to the City. Outlot B is dedicated to a private owner (Chavez) for driveway access as required. 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 6 Outlot C is proposed as City owned and includes the trail connection to Legacy at North Star. A new Outlot should be created, 30 feet in width, centered over the proposed trail centerline. The remaining areas should remain HOA owned Outlots. Outlots D, E, F, G are proposed as City owned for stormwater management. Outlot F must be revised to incorporate the pond maintenance access road into the Outlot. Outlot H is proposed as City owned for stormwater management and should include the additional Regional Pond area (see Stormwater Management comments below). Outlot I, J and K are proposed as HOA owned. They include stormwater management, city sanitary sewer, city watermain, storm sewer, and private streets. A drainage and utility easement dedicated to the City is shown over all of each Outlot. Even though drainage and utility easements are dedicated over the HOA owned Outlots, the preliminary plat, site plans, utility plans and grading plans must show a dedicated 10‐ft wide corridor for small/dry utilities with no encroachments. 3. Preliminary Plat revisions are for required for Outlot I, J, and K to increase effective maintenance areas (offsets from proposed lots/buildings) for public utilities and to provide dedicated small/dry utility corridors. 4. The preliminary plat application requests flexibility to reduce front yard, rear yard and side yard setbacks for the various lot sizes. It is recommended to maintain minimum front yard setbacks at 25 feet and from rear yard at 20 feet to protect against encroachments and limiting the street and utility corridors, in particular along private street corridors. 5. Minimum side yard setbacks should be maintained in accordance with City ordinances for all lots with proposed pipe infrastructure or an emergency overflow pathway runs along the lot line. 6. If setback flexibility is approved as part of the preliminary plat, the minimum setbacks from right‐of‐way to garage front must be 25 feet for all lots. Along private streets the minimum setbacks must be 25 feet from garage fronts to the sidewalk, or 25 feet to the street back of curb if no sidewalk is present. 7. Written landowner permission must be submitted for any off‐site grading work required for the project implementation. TRANSPORTATION IMPROVEMENTS 1. Right‐of‐way dedication requirements shown on the preliminary plat should be reviewed and approved by Washington County and the City of Lake Elmo prior to receipt of a final plat application. The preliminary plat, as presented, remains unclear in regards to the existing and proposed right‐of‐way along Lake Elmo Avenue. The preliminary plat must be revised to clearly show all the existing and proposed right‐of‐way to be dedicated as part of the subdivision. 2. Right‐of‐way dedication consisting of a minimum 75 feet from centerline is required along the full length of Lake Elmo Avenue (CSAH 17), with additional right‐of‐way required for turn lanes and the potential realignment of Lake Elmo Avenue along this roadway corridor as it approaches the future roundabout. 3. Right‐of‐way dedication consisting of 180 feet is shown as required along the full length of Stillwater Boulevard (CSAH 14) with additional right‐of‐way at the intersection to accommodate a future roundabout, approximately 90 feet from the centerline of the roundabout outer drive lane. 4. Access Management north of Stillwater Boulevard. Access for development north of Stillwater Boulevard (CSAH 14) is consistent with County and City requirements. Primary access to Lake Elmo Avenue (CSAH 17) appears to be located consistent with the requirements of Washington County and aligns with the access for the Lake Elmo Elementary School. Secondary access is completed through two residential street connections to Legacy at North Star. 5. Access Management south of Stillwater Boulevard. Access Management for development south of Stillwater Boulevard (CSAH 14) includes the realignment of Klondike Avenue as required, to relocate the intersection with Stillwater Boulevard (CSAH 14). The intersection relocation is necessary to allow for the construction of dedicated right and left turn lanes along Stillwater Boulevard at Klondike Avenue. This connection includes improvements to Klondike Avenue meeting City design standards together with Stillwater Boulevard (CSAH 14) turn lanes and intersection improvements as required by Washington County. Secondary access is provided through the connection to Upper 33rd Street North which includes a PAGE 3 of 6 direct connection between the new development of the Old Village Downtown area. The connection to Upper 33rd Street should be phased to occur after development build‐out to avoid construction traffic into the Downtown area. 6. Intersection Improvements. The applicant will be responsible to construct all intersection and turn lane improvements at all development access locations, meeting design standards approved by Washington County. Turn lane improvements have been shown on the plans. Revisions may be required to meet Washington County approval. RESIDENTIAL STREETS 1. All public streets must be designed to meet the City’s Engineering Design Standards including right‐of‐way width, street width and cul‐de‐sac radii(s). The preliminary plat/plans show the public street widths of 28‐ feet located within 60‐foot right‐of‐way. The city standards require a minimum 66‐foot right‐of‐way to accommodate 32‐foot‐wide streets along with the required boulevard tree and sidewalk layout. 2. The preliminary plans must be revised to include a typical section to represent each public and private street section for City review and comment. Since private streets do not include standard right‐of‐way and easements, the typical sections must detail minimum separation distances from curb to garage front, building setbacks, boulevard trees, hydrant placement, and utility placement within the typical section. 3. The entrance island typical section must be revised to provide a minimum 16 ft boulevard along each side of street with minimum 4% boulevard grade draining to the street. A sidewalk must be added along the south side of the street. 4. Private streets are proposed for a portion of the lots located south of Stillwater Boulevard (CSHA 14). The plans show private street widths of 24‐feet and lack adequate overall corridor width to accommodate public and private utilities. Preliminary plat approval should be conditioned on the City determining each street as public or private prior to the City receiving an application for final plat, and the preliminary plans being revised accordingly. City determination would be made at staff level following additional plan details being submitted by the developer, including detailed typical street sections. 5. Private streets should be designed to accommodate parking, at minimum, along one side of the street, unless the number of driveways prohibits parking. 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. Revisions to the preliminary plans will be required accordingly. 7. For both public and private streets, surmountable concrete curb and gutter shall be installed in single family residential areas with future driveways and B618 curb installed along entrance roadways and roadway stretches with no lots. 8. Six (6) foot sidewalks must be provided along all residential streets and as may be required for connectivity. Sidewalks are shown along one side of all public streets as required, except for the realigned Klondike Avenue, the Upper 33rd Street connection to Downtown, and the 37th Street entrance road at Lake Elmo Avenue. Plans must be revised to include sidewalks along all streets as determined by the City. Sidewalks must also be provided along all private streets and must maintain a minimum 5‐foot boulevard. 9. Pedestrian connectivity to the Village Area Downtown has not been provided. Plans should be revised to incorporate a sidewalk/trail connection to the Village area. A public sidewalk/trail system must be created as part of the development that is not disconnected by privately owned segments. 10. A bituminous trail is proposed along the entrance road for the development area north of Stillwater Bouelvard. The trail should be extended along 37th Street and Knight Bridge Road to facilitate the trail connection to the Legacy at North Star subdivision. When trails are extended along residential streets, a sidewalk should be constructed on the opposite side. 11. A bituminous trail is shown along Lake Elmo Avenue and along Stillwater Boulevard as required, and may potentially become part of the Greenway Trail Corridor. The trails must be constructed as directed by Washington County, including intersection crossing improvements at the Lake Elmo Avenue and Stillwater Boulevard signalized intersection. PAGE 4 of 6 12. Ten (10) foot utility easements are required on either side of all right‐of‐way and the corridors reserved for the installation of small/dry utilities. Along private streets or private Outlots, 10‐foot corridors must be shown on the 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 and City rules. Storm water facilities proposed as part of the development to meet State and watershed permitting requirements must be constructed in accordance with the City Engineering Design Standards Manual dated January 2022. 2. As part of the city’s Capital Improvement Plan (CIP), the city has identified the need for a Regional Pond to be located at the intersection of Stillwater Boulevard and Lake Elmo Avenue. The Regional Pond is planned as a “wet pond” with a 3‐acre permanent pool with requirements to significantly reduce the discharge rates for the 2‐year, 10‐year and 100‐year storm events. 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 will need to be incorporated into the development plans and storm water model prior to preliminary plat/plan approval. The model as presented does not currently account for this regional pond requirement. The storm water model must be revised to reduce the post development discharge rate for all storm events and including all on and off‐site improvements. The post development discharge rate must be significantly reduced for all events discharging to the Old Village area to provide the intended flood mitigation anticipated by the City’s proposed Regional Pond. 3. The storm water model must be revised to detail and clarify the impervious areas along Lake Elmo Avenue (CSAH 17) and Stillwater Boulevard (CSAH 14) that are included in the storm water analysis, providing the specific area for each roadway included in square feet and including an exhibit to clearly show the extents of the impervious areas. 4. The SWP executive summary must report on meeting city standards with all site and off‐site improvements intended to be constructed as part of this subdivision. The SWP executive summary must also report pre and post rate control for all events with the future expansion improvements along the Stillwater Boulevard corridor. It is recommended that the City require additional storm water facilities to accommodate any future improvements to Stillwater Boulevard and Lake Elmo Avenue adjacent to the development. Once the area develops, it will not be possible to implement storm water management for these future improvements. 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. The SWP executive summary must be revised to clarify that all 100‐year HWL flood elevations were determined assuming no reduction for storm water reuse irrigation. 6. The SWM executive summary must be revised to fully detail the proposed storm water irrigation reuse system, including adherence to the Lake Elmo storm water irrigation reuse design standards, identifying system ownership operation and maintenance responsibilities, clearly detailing through exhibits the areas to be irrigated, and detailing through exhibits the irrigation system routing that is proposed. Irrigation system supply and feeder lines must be shown to not encroach City drainage and utility easements with the exceptions of perpendicular crossings. 7. Stormwater irrigation reuse is proposed from City owned Pond #1N, City owned Pond #2NW and HOA owned Pond #2S. Pond ownership and maintenance responsibilities for irrigation reuse must be determined and potentially revised prior to final plat application. 8. All storm water basins must be placed in Outlots and must fully incorporate the 100‐year HWL, 10‐foot maintenance bench and all maintenance access roads. Maintenance access roads meeting city standards must be provided for all storm water facilities and structures. All adjacent lot corners must be +.2 ft above the 100‐year HWL to meet construction tolerance and maintain HWL on Outlot. Pond #5. Revise grading plan to remove retaining wall from Outlot D. No retaining walls are permitted within Outlots to be dedicated to the City. PAGE 5 of 6 Pond #4. Revise grading to maintain 100‐year HWL from encroaching adjacent lots. Revise grading plans to create a reinforced EOF pathway from Legacy Pond 1. Pond #3N. Revise grading plans to provide a more direct pond access to the northern pond area. Pond #3N. EOF separation is exactly 1.0 feet for many lots with zero construction tolerance. Pond #2NE. Revise grading to maintain 100‐year HWL from encroaching adjacent lots. Pond #2NE. Revise Outlot F to fully include pond maintenance access road. Pond #2NE. Revise adjacent lot elevations to maintain 1‐ft. above pond EOF elevation of 938.8. Pond #2NW. Revise plans to clarify the Pond EOF location and elevation. Revise EOF in SWMP Table. Pond #1NE. Provide second pond access due to size of pond. Pond #3S. The Pond 100‐year HWL must be +2‐ft above the low floor of the adjacent existing property to the east. Existing condition information is incomplete to verify compliance. Pond #3S. Revise pond grading to maintain 100‐year HWL within pond area. Revise EOF to create a controlled point overflow. Currently the EOF is stated to be the Pond HWL. Pond #2S. The Pond 100‐year HWL must be +2‐ft above the low floor of the adjacent existing property to the east. Existing condition information is incomplete to verify compliance. Pond #1S. Revise plans to include pond EOF location and elevation. 9. Revise pond grading to maintain 4 ft of depth over the maximum wetted pond area. Revise pond grading for Pond #1NE to eliminate wetted area behind lots V124‐V126; revise pond grading for Pond #2NE to eliminate wetted area behind lots V30‐V32; and revise pond grading for Pond #3S to eliminate shallow wetted area with limited pond depth. 10. Revise all pond maintenance roads/benches to facilitate vehicle traffic to be able to pass by all flared end sections without driving over rip rap areas. 11. Storm water ponding adjacent to roadway corridors may not encroach the right‐of‐way or small utility easement corridors along either side of all right‐of‐way. Right‐of‐way boulevards must all maintain the city standard 4% grade to the street. 12. The grading plans must be revised to include the localized 100‐year HWL elevation and contour for all low points, including catch basin locations. The 100‐year HWL inundation area must be covered by drainage and utility easement that is shown on the preliminary plat, grading, utility and site plans. 13. Provide 100‐year HWL contours and elevations at the existing culvert near CSAH14/CSAH17 intersection. 14. Revise grading plans by adding off‐site viewport areas to clearly show the drainage routing for all off‐site discharges. Existing conditions information should be provided for a minimum distance of 150 feet. All grading match points must be clearly presented. 15. 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. The preliminary plans must be revised to include an EOF flow path exhibit that provides all EOF locations and elevations together with building elevations. 16. All drainage swales must be designed to meet a minimum 2% as‐built grade. Design grades should exceed 2% to account for construction tolerances. Revise grading along north property line of Outlot J to provide minimum 2% drainage grades. 17. Revise grading along rear yards of lots 5‐12 to provide defined drainage swale to prevent drainage encroachment onto Legacy subdivision properties. 18. Revise grading plans to provide wider easements and more distinct drainage pathway for critical EOF pathway to prevent property encroachments (lots V4‐V5 and lots V29‐V30). 19. The storm sewer system shall be designed to maintain the City standard minimum pipe cover of 3.0 feet. Drain tile is required as part of the City standard street section at all localized low points in the street. Drain tile considerations may impact the storm sewer design and depth requirements at low points. 20. The maximum curb run prior to a catch basin is 350 feet. 21. Per City requirements all storm sewer pipe easements must be a minimum 30‐feet in width. MUNICIPAL WATER SUPPLY 1. Municipal water supply is available in several locations, immediately adjacent to the proposed development. The applicant is responsible to extend the municipal water supply into the development PAGE 6 of 6 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 south end of the development, an 8‐inch watermain must be extended to connect to the existing watermain along Upper 33rd Street. A 12‐inch trunk watermain must be connected to the existing 6‐inch watermain located on the southeast corner of Stillwater Boulevard and Lake Elmo Avenue, and routed through the development with a 12‐inch trunk watermain stub installed at the westerly plat boundary at Stillwater Boulevard. 3. On the north end of the development, connection to the existing 8‐inch watermain in the Legacy at North Star subdivision will be required in two locations. 4. Hydrants and system valves must be installed as part of the development as directed by the Lake Elmo Fire Department and Public Works Director. 5. Watermain oversizing may be required along Stillwater Boulevard (CSAH 14) as part of the City’s trunk watermain line between the Village Area and Jamaca Avenue. Watermain oversizing will be reviewed in more detail with final construction plans. Oversizing cost reimbursement is addressed as part of the development agreements for each phase. MUNICIPAL SANITARY SEWER 1. Municipal sanitary sewer service is not yet available to serve this site. Construction work for the Old Village Phase 5 and 6 Street and Utility Improvements remains in progress with completion expected in the Fall 2022. This project will install a 15‐inch trunk sanitary sewer main to the south side of the UP Railroad, at the intersection of Klondike Avenue and 33rd Street North. This sewer stub represents the connection point that will serve the entire development, both north and south of Stillwater Boulevard (CSAH 14). 2. The applicant is responsible to extend sanitary sewer north across the UP Railroad into and throughout the development at developer’s sole cost. A 15‐inch trunk sanitary sewer must be extended north across the UP Railroad to Stillwater Boulevard (CSAH 14) with a 15‐inch stub installed to the western boundary of the development for future extension along Stillwater Boulevard (CSAH 14). The remaining parts of the subdivision can be served with the extension of 8‐inch gravity sanitary sewer. 3. Sanitary sewer oversizing is typically reimbursed to the developer for the added pipe diameter over a minimum 8‐inch sewer pipe. Per standard policy, no reimbursement is made for added pipe depths. Oversizing cost reimbursement is addressed as part of the development agreements for each phase. Memo File: 227705212 To: Molly Just, City of Lake Elmo Planning Director From: Sarah Harding, Landscape Architect Mark Flicker, Landscape Architect Subject: City of Lake Elmo Landscape Plan Review GWSA Land Development Schiltgen Farmstead Preliminary PUD/Plat Review #3 Date: September 14, 2022 Submittals • Preliminary Plans, dated 8/29/2022, received 8/31/2022. Review History • Initial landscape review on June 24, 2022. • Additional landscape review on August 8, 2022. Location: Four Parcels north and south of Stillwater Boulevard North at 10880 Stillwater Boulevard North Current Land Use Category: Rural Transitional (RT) Future Land Use Category: Village Low Density Residential (V-LDR)(PUD) Adjacent and Surrounding Land Use: V-LDR to north, Public Facilities (PF) to east, RS adjacent railroad tracks to the south, and RT and RR to west of site. Special landscape provisions in addition to the zoning code: Sunfish Lake - Shoreland Overlay Tree Preservation: 105.12.470 • A tree preservation plan has been submitted that does not meet all requirements. − The plan does not include the City standard tree protection detail. The detail provided is difficult to read on the submitted plans. • The tree preservation plan meets the required tree replacement calculations. − Tree replacement is required because more than thirty (30) percent of the diameter inches of significant coniferous/evergreen trees surveyed will be removed. • This project is residential development; therefore, mitigation replacement trees shall be in addition to landscape required tree counts. September 14, 2022 Molly Just Planning Director City of Lake Elmo Page 2 of 3 Total Caliper Inches of Significant Trees On-Site: 14278.3 Cal Inches Common Trees 4502 Conifer/Evergreen Trees 1219.5 Hardwood Trees 8526 Nuisance Trees 0 Significant Inches Removed On-Site 3149.8 Cal Inches Common Trees 1300.8 Conifer/Evergreen Trees 666 Hardwood Trees 1183 Nuisance Trees 0 30% Tree Removal Limits (Cal. Inches) Allowed Proposed Subtract Common Tree Removals 1350.6 Subtract Conifer/Evergreen Tree Removals 365.85 Subtract Hardwood Tree Removals 2557.8 Removals in excess of 30% allowances Cal Inches Common Removals in Excess of 30% Allowance 0.0 Conifer Removals in Excess of 30% Allowance 300.2 Hardwood Removals in Excess of 30% Allowance 0.0 Common Tree Replacement Needed (1/4 the dia inches removed) 0.0 Cal Inches Conifer Tree Replacement Needed (1/2 the dia inches removed) 150.1 Cal Inches Hardwood Tree Replacement Needed (1/2 the dia inches removed) 0.0 Cal Inches Common Tree Replacement Required @ 2.5" per Tree 0 # Trees Conifer Tree Replacement Required @ 2.5" per 6' Tall Tree 60 # Trees Hardwood Tree Replacement Required @ 2.5" per Tree 0 # Trees Landscape Requirements: 105.12.480 • The landscape plans meet the overall minimum required number of trees: Site Measurement Code Required Proposed Street Frontage (LF) 26,180 Stillwater Blvd and Interior Streets Required Street Frontage Trees (1 per 50 LF) 524 479 Development or Disturbed Area (Acres) 89 Required Development Trees (5 per Acre) 445 490 Perimeter Parking Lot Frontage (Street) (LF) 194 Quantity shown included in total per subsection (c)(2) Required Perimeter Lot Frontage Trees (1 per 50 LF) 4 4 Required Mitigation Trees 60 60 Required Number of Trees 1,029 1,029 September 14, 2022 Molly Just Planning Director City of Lake Elmo Page 3 of 3 • 105.12.480(c)(1) A minimum of one tree shall be planted for every 50 feet of street frontage, lake shore or stream frontage, or fraction thereof. − The street frontage quantity requirement is not met. The development area south of Stillwater Blvd. appears to have opportunity for street frontage tree placement along Lower 34th St. and Klondike Ave. • The landscape plans meet the minimum composition of required trees: Qty % Composition Deciduous Shade Trees 598 58% >25% required Coniferous Trees 431 42% >25% required Ornamental Trees 0 0% <15% required Tree Count 1029 • Perimeter Parking Lot Landscaping: − Parking areas shall be screened from public streets including the 18-stall lot south of Stillwater Boulevard North. Screening shall meet 105.12.480 (e) (1) and can be a combination of berm, wall, fence, or hedge that is 3.5-ft to 4-ft in height and not less than 50-percent opaque. − Applicant has added a 3-ft height berm to the plans. To fully meet code requirement, additional height added to the berm will be necessary and may be in the form of plantings / shrubs or additional berming. Total height will need to be achieved at time of installation. • Trees planted to meet the minimum code requirements shall be planted in accordance with the developer’s agreement with the City, regardless of whether they are planted by the Builder or Developer. Recommendation: • It is recommended that a condition of approval include: − Submit a tree preservation plan with the City standard tree protection detail in a legible format. − Submit a revised landscape plan with revisions to meet the perimeter parking lot landscaping code requirements and street frontage tree locations as noted. Stantec Consulting Services Inc. Sarah Harding, PLA (MN) City of Lake Elmo Municipal Landscape Architect P: (952) 334-4838 E: sarah.harding@stantec.com To: City of Lake Elmo From: GWSA Land Development, LLC Date: June 27, 2022 Schiltgen Farms Preliminary Plan PUD Statement: Contact Information Applicant: GWSA Land Development, LLC 10850 Old County Road 15, Suite 200 Plymouth, MN 55441 Telephone: 952-270-4473 Email: craig@gonyeacompany.com Property Owner: Schiltgen Farms Inc. 10880 Stillwater Boulevard Lake Elmo, MN 55042 Telephone: 651-271-8562 (Lisa Schiltgen) Email: lschiltgen@hotmail.com Civil Engineering, Surveying: Sathre-Bergquist, Inc. Matt Klein 150 South Broadway Wayzata, Minnesota 55391 Telephone: 952-476-6000 Email: molstad@sathre.com Landscape Architect: Norby Associates Robert S. Molstad, P.E. 131 Highland Dr. Carver, MN 55315 Telephone: 952-361-0644 Email: matt_norbyassoc@earthlink.net Site Data Location: 10880 Stillwater Blvd, Lake Elmo Four Parcels all in Section 14, Township 29 North, Range 21 West, Washington County, Minnesota. PID#s: 1402921140001, 1402921410003, 1402921410001 and 1402921410002 Legal: See Survey Written Statement GWSA Land Development, LLC is proposing to develop four parcels of land in the City of Lake Elmo that will create a community of 293 detached single family homes. The concept plan includes an amenity lot with a four season clubhouse, pool and playground along with +/- 25 acres of open space in an outlot next to Sunfish Lake. We are proposing 74 lots 65’ wide, 126 lots 51’ wide, 53 lots 40’ wide, and 40 lots 38’ wide. The proposed development is located on the Schiltgen Farms property at the corner of Stillwater Boulevard and Lake Elmo Avenue North. The site consists of approximately 123 gross acres with wooded slopes, wetlands and Sunfish Lake to the west, Legacy at North Star to the north and Lake Elmo Elementary to the east. Single family residential is south separated by the railroad. There are three access points to the single family section north of Stillwater Boulevard and three to the single family section south of Stillwater Boulevard. The entire development will provide 51.41 acres of open space. The single family section north of Stillwater Boulevard will be a mixture of one and two story single family homes on 65’ and 51’ lots. Most of the neighborhood will back up to natural open space or ponds with very few back to back lots that will provide a very open feel to the neighborhood. The architecture will be similar to Legacy at North Star with a group of local builders offering a large selection of floor plans and finish options. The single family south of Stillwater Boulevard is designed for smaller lots and setbacks. The goal is to provide another option to help diversify the housing in the Village with a thoughtful, well designed product that will add density within walking distance to the Old Village. Due to the fact the proposed development falls within the shoreland of Sunfish Lake, it is subject to the City’s Shoreland Regulations. In order to get flexibility and develop to the existing land use designation and guidance in the 2040 Comprehensive Plan of V-LDR, a PUD is required. V-LDR guidance allows 1.5-3.0 units/acre. We are proposing 2.88 units/acre. A PUD will allow us to design a better use for the area than what would otherwise be required with the Shoreland Regulations while meeting the densities desired, and planned for in the Comprehensive Plan. We believe we are in compliance with the following standards and criteria for a PUD (§154.751): A. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. Our design clusters the homes on the flattest portions of the site while providing 50% shoreland overlay open space which provides more distance between development and the lake, preserving most of the trees on site, and preserving the existing terrain near the lake. B. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public facilities. Our proposal incorporates a mixture of housing types. Larger single family lots close to the lake, smaller single family homes east and along Lake Elmo Avenue, and two denser single family options south of Stillwater Boulevard. This will provide a good mixture of housing types and life cycle housing options. C. Provision of more adequate, usable, and suitably located open space, recreational amenities, and other public facilities than would otherwise be provided under conventional land development techniques. The use of a PUD will help us conserve over 32 acres of open space within the shoreland overlay. This will help provide a buffer around the lake and wetlands while conserving the slopes and woodlands. D. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing. The mixture of housing types provided along with the proximity of the development will provide great opportunities for local employees. The location is also ideally located with easy access to current and future local and regional trail connections. The street connections and trail access will provide great access for residents to walk, bike or drive to the Old Village and easy access to area freeways via Stillwater Boulevard and Lake Elmo Avenue. E. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities. More than 25 acres of land will be maintained in perpetuity as private or public open space along Sunfish Lake. This open space will conserve the trees and wildlife and provide a nice gateway to the City. F. Preservation of historic buildings, structures, or landscape features. Currently, the plan is to preserve and incorporate portions of the Schiltgen Barns as an amenity for the neighborhood. The barns will be left in an outlot with open space, parking and other amenities for the residents. G. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. Our homebuilding partners build quality homes that are architecturally appealing and compatible with the surrounding developments. H. Creation of more efficient provision of public utilities and services, lessened demand on transportation, and the promotion of energy resource conservation. The development is conveniently located at a main intersection within the City of Lake Elmo, within walking, biking and short driving distance to retail, office, local and regional parks and schools. This would allow for the residents to access these services and amenities easily and lessen the demand on transportation. The development is also proposed with a water re-use irrigation system that will lessen the demand on the local water supply. I. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. The development will utilize a new sewer line that will be built to serve portions of the Old Village and immediately provide sewer hook-ups and cost efficiency. The development will also connect large portions of the County trail system and ultimately connect existing and future parks and open space. The pond proposed at the corner of Lake Elmo Avenue and Stillwater Boulevard will be sized to accommodate additional storage for the City and future County road improvements. J. Higher standards of site and building design than would otherwise be provided under conventional land development technique. A PUD will allow for a more interesting and diverse development and provide a mixture of housing types to help meet the needs of a broader demographic. A PUD will also allow for more density that will help justify the sewer extension project. Proposed Financing The project will be financed with a combination of private and bank financing. This project is being developed by the same entity and owners as Legacy at North Star and Village Preserve. Land Use and Open Space The proposal includes 293 detached single family homes over 101.78 buildable acres equating to 2.88 units per acre. There are 61.83 acres in the shoreland district and within the shoreland, the proposal has 32.32 acres of open space. The entire development has 51.41 acres of open space. Not included in the Open Space total is 1.40 acres for a community amenity with a clubhouse, pool, and park. All public streets will have parking on one side and on the south parcel, there are 26 additional parking spaces. Phasing Currently we are planning on three phases to the development. The first phase will include a large portion of the north parcel. We anticipate completing this phase in the summer of 2023. Assuming current market conditions persist, we anticipate completing a phase every one to two years. As of now, the final phase will be south of Stillwater Boulevard. Restrictive Covenants The development will have an HOA with covenants in place. There will also be restrictive covenants placed over the open space provided in the shoreland overlay district. Architecture North of Stillwater will have the same or similar architecture as Legacy at North Star. Sketch plans for the units south of Stillwater Boulevard are provided. To: City of Lake Elmo From: GWSA Land Development, LLC Date: June 27, 2022 Schiltgen Farms Preliminary Plat Statement: A. Contact Information Applicant: GWSA Land Development, LLC 10850 Old County Road 15, Suite 200 Plymouth, MN 55441 Telephone: 952-270-4473 Email: craig@gonyeacompany.com Property Owner: Schiltgen Farms Inc. 10880 Stillwater Boulevard Lake Elmo, MN 55042 Telephone: 651-271-8562 (Lisa Schiltgen) Email: lschiltgen@hotmail.com Civil Engineering, Surveying: Sathre-Bergquist, Inc. Matt Klein 150 South Broadway Wayzata, Minnesota 55391 Telephone: 952-476-6000 Email: molstad@sathre.com Landscape Architect: Norby Associates Robert S. Molstad, P.E. 131 Highland Dr. Carver, MN 55315 Telephone: 952-361-0644 Email: matt_norbyassoc@earthlink.net B. Site Data Location: 10880 Stillwater Blvd, Lake Elmo Four Parcels all in Section 14, Township 29 North, Range 21 West, Washington County, Minnesota. PID#s: 1402921140001, 1402921410003, 1402921410001 and 1402921410002 Legal: See Survey Requests: Preliminary Plat approval Site Area: 123.42 acres (all PIDs) Residential Development Area: 101.78 acres Existing Land Use Designation: V-LDR (Village Low Density Residential) Proposed Land Use Designation: V-LDR (Village Low Density Residential) Current Zoning: RT – Rural Development Transitional District Proposed Zoning: V-LDR/PUD (Village Low Density Residential/PUD) Surrounding Zoning: V-LDR/PUD (north)/ PF – Public Facilities (east)/ RS across railroad tracks (south)/ RT and RR (west). C. General Information GWSA Land Development, LLC is proposing to develop four parcels of land in the City of Lake Elmo that will create a community of 293 detached single family homes. The concept plan includes an amenity lot with a four season clubhouse, pool and playground along with +/- 25 acres of open space in an outlot next to Sunfish Lake. We are proposing 74 lots 65’ wide, 126 lots 51’ wide, 53 lots 40’ wide, and 40 lots 38’ wide. The proposed development is located on the Schiltgen Farms property at the corner of Stillwater Boulevard and Lake Elmo Avenue North. The site consists of approximately 123 gross acres with wooded slopes, wetlands and Sunfish Lake to the west, Legacy at North Star to the north and Lake Elmo Elementary to the east. Single family residential is south separated by the railroad. There are three access points to the single family section north of Stillwater Boulevard and three to the single family section south of Stillwater Boulevard. The entire development will provide 51.41 acres of open space. Currently, the site has 7.27 acres of Stillwater Boulevard and Lake Elmo Avenue right of way and we are proposing to add an additional 2.6 acres. The single family section north of Stillwater Boulevard will be a mixture of one and two story single family homes on 65’ and 51’ lots. Most of the neighborhood will back up to natural open space or ponds with very few back to back lots that will provide a very open feel to the neighborhood. The architecture will be similar to Legacy at North Star with a group of local builders offering a large selection of floor plans and finish options. The single family south of Stillwater Boulevard is designed for smaller lots and setbacks. The goal is to provide another option to help diversify the housing in the Village with a thoughtful, well designed product that will add density within walking distance to the Old Village. Due to the fact the proposed development falls within the shoreland of Sunfish Lake, it is subject to the City’s Shoreland Regulations. In order to get flexibility and develop to the existing land use designation and guidance in the 2040 Comprehensive Plan of V-LDR, a PUD is required. V-LDR guidance allows 1.5-3.0 units/acre. We are proposing 2.88 units/acre. D. Issues Addressed since Sketch Plan All of the issues that were addressed from the sketch plan review are on the south side of Stillwater Boulevard. The sketch plan proposed an attached townhome product and that has now changed to a detached product that is more in-line with what was approved with the previous applicant. The sketch plan proposed 142 townhome and rowhome units and the current proposal has 93 detached rowhome and townhome units. Another change from the sketch plan is the access to the parcel on the south. There are still three access points, but the main entrance was moved west per staff recommendations and Washington County approval in a sketch plan review of the new proposal prior to submittal. E. Intent/Vision of the Project The vision of the project remains the same as the original sketch plan. Single family homes north of Stillwater Boulevard that will tie in with the surrounding neighborhoods to the north. On the south, a more dense, smaller lot, affordable option to provide another housing type and life cycle housing option for residents closer to the heart of Lake Elmo. F. Density and Open Space Land Areas: Overall Development Area: 123.42 gross acres Steep Slopes/Bluffs: .86 acres Wetlands: 13.51 acres ROW 7.27 acres Net Overall Residential Buildable: 101.78 acres Shoreland: 61.83 acres Opens Space within Shoreland: 32.32 acres Total Open Space: 51.41 acres Total Proposed Dwelling Units: 293 Density – (293 / 101.78): 2.88 G. Infrastructure Improvements The proposed development will have access to Stillwater Boulevard and Lake Elmo Avenue. On the north, the main access will be via Lake Elmo Avenue and two additional accesses from the north via Legacy at North Star. On the South, the main access will be off Stillwater Boulevard with additional accesses to Upper 33rd Street and Klondike Avenue south across the railroad. The proposal will dedicate additional right of way to the County on both Lake Elmo Avenue and Stillwater Avenue for future road improvements. The stormwater will be designed to meet the City and Watershed standards. Additional storage will be provided for all future County road improvements and for City regional ponding. The majority of the development will utilize water reuse. The sanitary sewer is stubbed south of the railroad and will access the entire development. Water will connect in multiple locations. The proposal will connect the trail from Legacy at North Star along Lake Elmo Avenue to the south and eventually connect to another trail that runs along the south side of Stillwater Boulevard. Another trail connection will be provided in the northwest corner of the site to the trail in Legacy at North Star. The phasing of the infrastructure will coincide with the phasing plan provided in the construction plans. H. Neighbor Concerns We are providing an outlot that will be deeded to Chavez to access their property in the northwest corner of the site. I have had conversations with Mr. Gorman about his concerns with the County roundabout and originally proposed access location. Our current access has since moved west and will not connect to the roundabout. I. Conflicts With Nearby Land Uses Our proposal is in-line with future guidance for the property. The single family homes proposed on the north parcel will be a continuation of the single family in Legacy at North Star. On the south, we feel the smaller lot single family is an appropriate use considering its location between a restaurant, railroad and Stillwater Boulevard. The proposal doesn’t impact any wetlands and the PUD within a Shoreland Overlay District will guarantee that Sunfish Lake isn’t impacted. All development will be clustered away from the lake with over 50% open space in the Shoreland District and permanent restrictive covenants protecting that open space. J. Burden on Infrastructure Our proposal is in-line with the future guidance for the property per the Comprehensive Plan. The City has an AUAR in place that would have studied the impacts prior to guiding the property. We are connecting to a new sewer extension that was intended to serve this property. The majority of traffic will enter and exit via County roads. The site is proposing water re-use for irrigation to help ease the burden on the water supply. K. Lakeshore Access Currently, Lake Access will be limited to residents of the neighborhood. L. Parks and Open Space As of now, all Parks and Open Space are proposed to be private and will be owned and maintained by the HOA. M. Phasing Our goal is to have entitlements by late summer 2022 and begin grading as soon as approvals are in place. A phasing plan is included in the construction plans and we anticipate the first phase will go on-line next summer and then additional phases to follow within the next two to three years. Variance Request Below is a table outlining the variances from the V-LDR Standard. Due to the shoreland requirement of at least 50% open space within the shoreland, there are a number of variances from the V-LDR standard needed to get the density required. The variances for lot widths, lot areas, setbacks, and impervious surface are all correlated with the clustering of lots away from Sunfish Lake and adding density to areas of the site away from the natural areas along the lake boundaries creating a better site design for the property. The density on the north side of Stillwater is 2.5 units/acres, less than Legacy at North Star and similar to Village Preserve. We are proposing a more dense design south of Stillwater where we think the site location and characteristics will be better suited for a design that allows density within walking distance to the Old Village. V-LDR Standard 65 ft. SF 51 ft. SF 40 ft. SF 38 ft. SF Minimum Lot Width 70 ft. 65 ft. 51 ft. 40 ft. 38 ft. Minimum Lot Area 9,000 sf 7,898 6,250 2,960 3,477 Minimum Front Yard Setback 25 ft. 25 ft. 25 ft. 20 ft. (25 ft. garage 20 ft. house) 15 ft. (non- garage) Minimum Side Yard Setback 10 ft./5 ft. or 7.5 ft./7.5 ft. 7 ft. (15 ft. between structures) 7 ft. (15 ft. between structures) 5 ft. /5 ft. 4 ft. (patio) / 6 ft. Minimum Rear Yard Setback 20 ft. 20 ft. 20 ft. 10 ft. 20 ft. Maximum Impervious Surface 35% 50% 50% 55% 55% To: City of Lake Elmo From: GWSA Land Development, LLC Date: June 27, 2022 Schiltgen Farms Zoning Amendment Statement: GWSA Land Development, LLC is proposing to develop four parcels of land in the City of Lake Elmo that will create a community of 293 detached single family homes. The concept plan includes an amenity lot with a four season clubhouse, pool and playground along with +/- 25 acres of open space in an outlot next to Sunfish Lake. We are proposing 74 lots 65’ wide, 126 lots 51’ wide, 53 lots 40’ wide, and 40 lots 38’ wide. We are asking to change the zoning from RT (Rural Transitional) to V-LDR/PUD (Village Low Density Residential/PUD). The proposed development is located on the Schiltgen Farms property at the corner of Stillwater Boulevard and Lake Elmo Avenue North. The site consists of approximately 123 gross acres with wooded slopes, wetlands and Sunfish Lake to the west, Legacy at North Star to the north and Lake Elmo Elementary to the east. Single family residential is south separated by the railroad. There are three access points to the single family section north of Stillwater Boulevard and three to the single family section south of Stillwater Boulevard. The entire development will provide 51.41 acres of open space. Currently, the site has 7.27 acres of Stillwater Boulevard and Lake Elmo Avenue right of way and we are proposing to add an additional 2.6 acres. The single family section north of Stillwater Boulevard will be a mixture of one and two story single family homes on 65’ and 51’ lots. Most of the neighborhood will back up to natural open space or ponds with very few back to back lots that will provide a very open feel to the neighborhood. The architecture will be similar to Legacy at North Star with a group of local builders offering a large selection of floor plans and finish options. The single family south of Stillwater Boulevard is designed for smaller lots and setbacks. The goal is to provide another option to help diversify the housing in the Village with a thoughtful, well designed product that will add density within walking distance to the Old Village. To: City of Lake Elmo From: GWSA Land Development, LLC Date: June 27, 2022 Schiltgen Farms Preliminary Plan PUD Statement: Contact Information Applicant: GWSA Land Development, LLC 10850 Old County Road 15, Suite 200 Plymouth, MN 55441 Telephone: 952-270-4473 Email: craig@gonyeacompany.com Property Owner: Schiltgen Farms Inc. 10880 Stillwater Boulevard Lake Elmo, MN 55042 Telephone: 651-271-8562 (Lisa Schiltgen) Email: lschiltgen@hotmail.com Civil Engineering, Surveying: Sathre-Bergquist, Inc. Matt Klein 150 South Broadway Wayzata, Minnesota 55391 Telephone: 952-476-6000 Email: molstad@sathre.com Landscape Architect: Norby Associates Robert S. Molstad, P.E. 131 Highland Dr. Carver, MN 55315 Telephone: 952-361-0644 Email: matt_norbyassoc@earthlink.net Site Data Location: 10880 Stillwater Blvd, Lake Elmo Four Parcels all in Section 14, Township 29 North, Range 21 West, Washington County, Minnesota. PID#s: 1402921140001, 1402921410003, 1402921410001 and 1402921410002 Legal: See Survey Written Statement GWSA Land Development, LLC is proposing to develop four parcels of land in the City of Lake Elmo that will create a community of 293 detached single family homes. The concept plan includes an amenity lot with a four season clubhouse, pool and playground along with +/- 25 acres of open space in an outlot next to Sunfish Lake. We are proposing 74 lots 65’ wide, 126 lots 51’ wide, 53 lots 40’ wide, and 40 lots 38’ wide. The proposed development is located on the Schiltgen Farms property at the corner of Stillwater Boulevard and Lake Elmo Avenue North. The site consists of approximately 123 gross acres with wooded slopes, wetlands and Sunfish Lake to the west, Legacy at North Star to the north and Lake Elmo Elementary to the east. Single family residential is south separated by the railroad. There are three access points to the single family section north of Stillwater Boulevard and three to the single family section south of Stillwater Boulevard. The entire development will provide 51.41 acres of open space. The single family section north of Stillwater Boulevard will be a mixture of one and two story single family homes on 65’ and 51’ lots. Most of the neighborhood will back up to natural open space or ponds with very few back to back lots that will provide a very open feel to the neighborhood. The architecture will be similar to Legacy at North Star with a group of local builders offering a large selection of floor plans and finish options. The single family south of Stillwater Boulevard is designed for smaller lots and setbacks. The goal is to provide another option to help diversify the housing in the Village with a thoughtful, well designed product that will add density within walking distance to the Old Village. Due to the fact the proposed development falls within the shoreland of Sunfish Lake, it is subject to the City’s Shoreland Regulations. In order to get flexibility and develop to the existing land use designation and guidance in the 2040 Comprehensive Plan of V-LDR, a PUD is required. V-LDR guidance allows 1.5-3.0 units/acre. We are proposing 2.88 units/acre. A PUD will allow us to design a better use for the area than what would otherwise be required with the Shoreland Regulations while meeting the densities desired, and planned for in the Comprehensive Plan. We believe we are in compliance with the following standards and criteria for a PUD (§154.751): A. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. Our design clusters the homes on the flattest portions of the site while providing 50% shoreland overlay open space which provides more distance between development and the lake, preserving most of the trees on site, and preserving the existing terrain near the lake. B. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public facilities. Our proposal incorporates a mixture of housing types. Larger single family lots close to the lake, smaller single family homes east and along Lake Elmo Avenue, and two denser single family options south of Stillwater Boulevard. This will provide a good mixture of housing types and life cycle housing options. C. Provision of more adequate, usable, and suitably located open space, recreational amenities, and other public facilities than would otherwise be provided under conventional land development techniques. The use of a PUD will help us conserve over 32 acres of open space within the shoreland overlay. This will help provide a buffer around the lake and wetlands while conserving the slopes and woodlands. D. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for senior and affordable housing. The mixture of housing types provided along with the proximity of the development will provide great opportunities for local employees. The location is also ideally located with easy access to current and future local and regional trail connections. The street connections and trail access will provide great access for residents to walk, bike or drive to the Old Village and easy access to area freeways via Stillwater Boulevard and Lake Elmo Avenue. E. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities. More than 25 acres of land will be maintained in perpetuity as private or public open space along Sunfish Lake. This open space will conserve the trees and wildlife and provide a nice gateway to the City. F. Preservation of historic buildings, structures, or landscape features. Currently, the plan is to preserve and incorporate portions of the Schiltgen Barns as an amenity for the neighborhood. The barns will be left in an outlot with open space, parking and other amenities for the residents. G. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. Our homebuilding partners build quality homes that are architecturally appealing and compatible with the surrounding developments. H. Creation of more efficient provision of public utilities and services, lessened demand on transportation, and the promotion of energy resource conservation. The development is conveniently located at a main intersection within the City of Lake Elmo, within walking, biking and short driving distance to retail, office, local and regional parks and schools. This would allow for the residents to access these services and amenities easily and lessen the demand on transportation. The development is also proposed with a water re-use irrigation system that will lessen the demand on the local water supply. I. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. The development will utilize a new sewer line that will be built to serve portions of the Old Village and immediately provide sewer hook-ups and cost efficiency. The development will also connect large portions of the County trail system and ultimately connect existing and future parks and open space. The pond proposed at the corner of Lake Elmo Avenue and Stillwater Boulevard will be sized to accommodate additional storage for the City and future County road improvements. J. Higher standards of site and building design than would otherwise be provided under conventional land development technique. A PUD will allow for a more interesting and diverse development and provide a mixture of housing types to help meet the needs of a broader demographic. A PUD will also allow for more density that will help justify the sewer extension project. Proposed Financing The project will be financed with a combination of private and bank financing. This project is being developed by the same entity and owners as Legacy at North Star and Village Preserve. Land Use and Open Space The proposal includes 293 detached single family homes over 101.78 buildable acres equating to 2.88 units per acre. There are 61.83 acres in the shoreland district and within the shoreland, the proposal has 32.32 acres of open space. The entire development has 51.41 acres of open space. Not included in the Open Space total is 1.40 acres for a community amenity with a clubhouse, pool, and park. All public streets will have parking on one side and on the south parcel, there are 26 additional parking spaces. Phasing Currently we are planning on three phases to the development. The first phase will include a large portion of the north parcel. We anticipate completing this phase in the summer of 2023. Assuming current market conditions persist, we anticipate completing a phase every one to two years. As of now, the final phase will be south of Stillwater Boulevard. Restrictive Covenants The development will have an HOA with covenants in place. There will also be restrictive covenants placed over the open space provided in the shoreland overlay district. Architecture North of Stillwater will have the same or similar architecture as Legacy at North Star. Sketch plans for the units south of Stillwater Boulevard are provided. To: City of Lake Elmo From: GWSA Land Development, LLC Date: June 27, 2022 Schiltgen Farms Preliminary Plat Statement: A. Contact Information Applicant: GWSA Land Development, LLC 10850 Old County Road 15, Suite 200 Plymouth, MN 55441 Telephone: 952-270-4473 Email: craig@gonyeacompany.com Property Owner: Schiltgen Farms Inc. 10880 Stillwater Boulevard Lake Elmo, MN 55042 Telephone: 651-271-8562 (Lisa Schiltgen) Email: lschiltgen@hotmail.com Civil Engineering, Surveying: Sathre-Bergquist, Inc. Matt Klein 150 South Broadway Wayzata, Minnesota 55391 Telephone: 952-476-6000 Email: molstad@sathre.com Landscape Architect: Norby Associates Robert S. Molstad, P.E. 131 Highland Dr. Carver, MN 55315 Telephone: 952-361-0644 Email: matt_norbyassoc@earthlink.net B. Site Data Location: 10880 Stillwater Blvd, Lake Elmo Four Parcels all in Section 14, Township 29 North, Range 21 West, Washington County, Minnesota. PID#s: 1402921140001, 1402921410003, 1402921410001 and 1402921410002 Legal: See Survey Requests: Preliminary Plat approval Site Area: 123.42 acres (all PIDs) Residential Development Area: 101.78 acres Existing Land Use Designation: V-LDR (Village Low Density Residential) Proposed Land Use Designation: V-LDR (Village Low Density Residential) Current Zoning: RT – Rural Development Transitional District Proposed Zoning: V-LDR/PUD (Village Low Density Residential/PUD) Surrounding Zoning: V-LDR/PUD (north)/ PF – Public Facilities (east)/ RS across railroad tracks (south)/ RT and RR (west). C. General Information GWSA Land Development, LLC is proposing to develop four parcels of land in the City of Lake Elmo that will create a community of 293 detached single family homes. The concept plan includes an amenity lot with a four season clubhouse, pool and playground along with +/- 25 acres of open space in an outlot next to Sunfish Lake. We are proposing 74 lots 65’ wide, 126 lots 51’ wide, 53 lots 40’ wide, and 40 lots 38’ wide. The proposed development is located on the Schiltgen Farms property at the corner of Stillwater Boulevard and Lake Elmo Avenue North. The site consists of approximately 123 gross acres with wooded slopes, wetlands and Sunfish Lake to the west, Legacy at North Star to the north and Lake Elmo Elementary to the east. Single family residential is south separated by the railroad. There are three access points to the single family section north of Stillwater Boulevard and three to the single family section south of Stillwater Boulevard. The entire development will provide 51.41 acres of open space. Currently, the site has 7.27 acres of Stillwater Boulevard and Lake Elmo Avenue right of way and we are proposing to add an additional 2.6 acres. The single family section north of Stillwater Boulevard will be a mixture of one and two story single family homes on 65’ and 51’ lots. Most of the neighborhood will back up to natural open space or ponds with very few back to back lots that will provide a very open feel to the neighborhood. The architecture will be similar to Legacy at North Star with a group of local builders offering a large selection of floor plans and finish options. The single family south of Stillwater Boulevard is designed for smaller lots and setbacks. The goal is to provide another option to help diversify the housing in the Village with a thoughtful, well designed product that will add density within walking distance to the Old Village. Due to the fact the proposed development falls within the shoreland of Sunfish Lake, it is subject to the City’s Shoreland Regulations. In order to get flexibility and develop to the existing land use designation and guidance in the 2040 Comprehensive Plan of V-LDR, a PUD is required. V-LDR guidance allows 1.5-3.0 units/acre. We are proposing 2.88 units/acre. D. Issues Addressed since Sketch Plan All of the issues that were addressed from the sketch plan review are on the south side of Stillwater Boulevard. The sketch plan proposed an attached townhome product and that has now changed to a detached product that is more in-line with what was approved with the previous applicant. The sketch plan proposed 142 townhome and rowhome units and the current proposal has 93 detached rowhome and townhome units. Another change from the sketch plan is the access to the parcel on the south. There are still three access points, but the main entrance was moved west per staff recommendations and Washington County approval in a sketch plan review of the new proposal prior to submittal. E. Intent/Vision of the Project The vision of the project remains the same as the original sketch plan. Single family homes north of Stillwater Boulevard that will tie in with the surrounding neighborhoods to the north. On the south, a more dense, smaller lot, affordable option to provide another housing type and life cycle housing option for residents closer to the heart of Lake Elmo. F. Density and Open Space Land Areas: Overall Development Area: 123.42 gross acres Steep Slopes/Bluffs: .86 acres Wetlands: 13.51 acres ROW 7.27 acres Net Overall Residential Buildable: 101.78 acres Shoreland: 61.83 acres Opens Space within Shoreland: 32.32 acres Total Open Space: 51.41 acres Total Proposed Dwelling Units: 293 Density – (293 / 101.78): 2.88 G. Infrastructure Improvements The proposed development will have access to Stillwater Boulevard and Lake Elmo Avenue. On the north, the main access will be via Lake Elmo Avenue and two additional accesses from the north via Legacy at North Star. On the South, the main access will be off Stillwater Boulevard with additional accesses to Upper 33rd Street and Klondike Avenue south across the railroad. The proposal will dedicate additional right of way to the County on both Lake Elmo Avenue and Stillwater Avenue for future road improvements. The stormwater will be designed to meet the City and Watershed standards. Additional storage will be provided for all future County road improvements and for City regional ponding. The majority of the development will utilize water reuse. The sanitary sewer is stubbed south of the railroad and will access the entire development. Water will connect in multiple locations. The proposal will connect the trail from Legacy at North Star along Lake Elmo Avenue to the south and eventually connect to another trail that runs along the south side of Stillwater Boulevard. Another trail connection will be provided in the northwest corner of the site to the trail in Legacy at North Star. The phasing of the infrastructure will coincide with the phasing plan provided in the construction plans. H. Neighbor Concerns We are providing an outlot that will be deeded to Chavez to access their property in the northwest corner of the site. I have had conversations with Mr. Gorman about his concerns with the County roundabout and originally proposed access location. Our current access has since moved west and will not connect to the roundabout. I. Conflicts With Nearby Land Uses Our proposal is in-line with future guidance for the property. The single family homes proposed on the north parcel will be a continuation of the single family in Legacy at North Star. On the south, we feel the smaller lot single family is an appropriate use considering its location between a restaurant, railroad and Stillwater Boulevard. The proposal doesn’t impact any wetlands and the PUD within a Shoreland Overlay District will guarantee that Sunfish Lake isn’t impacted. All development will be clustered away from the lake with over 50% open space in the Shoreland District and permanent restrictive covenants protecting that open space. J. Burden on Infrastructure Our proposal is in-line with the future guidance for the property per the Comprehensive Plan. The City has an AUAR in place that would have studied the impacts prior to guiding the property. We are connecting to a new sewer extension that was intended to serve this property. The majority of traffic will enter and exit via County roads. The site is proposing water re-use for irrigation to help ease the burden on the water supply. K. Lakeshore Access Currently, Lake Access will be limited to residents of the neighborhood. L. Parks and Open Space As of now, all Parks and Open Space are proposed to be private and will be owned and maintained by the HOA. M. Phasing Our goal is to have entitlements by late summer 2022 and begin grading as soon as approvals are in place. A phasing plan is included in the construction plans and we anticipate the first phase will go on-line next summer and then additional phases to follow within the next two to three years. Variance Request Below is a table outlining the variances from the V-LDR Standard. Due to the shoreland requirement of at least 50% open space within the shoreland, there are a number of variances from the V-LDR standard needed to get the density required. The variances for lot widths, lot areas, setbacks, and impervious surface are all correlated with the clustering of lots away from Sunfish Lake and adding density to areas of the site away from the natural areas along the lake boundaries creating a better site design for the property. The density on the north side of Stillwater is 2.5 units/acres, less than Legacy at North Star and similar to Village Preserve. We are proposing a more dense design south of Stillwater where we think the site location and characteristics will be better suited for a design that allows density within walking distance to the Old Village. V-LDR Standard 65 ft. SF 51 ft. SF 40 ft. SF 38 ft. SF Minimum Lot Width 70 ft. 65 ft. 51 ft. 40 ft. 38 ft. Minimum Lot Area 9,000 sf 7,898 6,250 2,960 3,477 Minimum Front Yard Setback 25 ft. 25 ft. 25 ft. 20 ft. (25 ft. garage 20 ft. house) 15 ft. (non- garage) Minimum Side Yard Setback 10 ft./5 ft. or 7.5 ft./7.5 ft. 7 ft. (15 ft. between structures) 7 ft. (15 ft. between structures) 5 ft. /5 ft. 4 ft. (patio) / 6 ft. Minimum Rear Yard Setback 20 ft. 20 ft. 20 ft. 10 ft. 20 ft. Maximum Impervious Surface 35% 50% 50% 55% 55% To: City of Lake Elmo From: GWSA Land Development, LLC Date: June 27, 2022 Schiltgen Farms Zoning Amendment Statement: GWSA Land Development, LLC is proposing to develop four parcels of land in the City of Lake Elmo that will create a community of 293 detached single family homes. The concept plan includes an amenity lot with a four season clubhouse, pool and playground along with +/- 25 acres of open space in an outlot next to Sunfish Lake. We are proposing 74 lots 65’ wide, 126 lots 51’ wide, 53 lots 40’ wide, and 40 lots 38’ wide. We are asking to change the zoning from RT (Rural Transitional) to V-LDR/PUD (Village Low Density Residential/PUD). The proposed development is located on the Schiltgen Farms property at the corner of Stillwater Boulevard and Lake Elmo Avenue North. The site consists of approximately 123 gross acres with wooded slopes, wetlands and Sunfish Lake to the west, Legacy at North Star to the north and Lake Elmo Elementary to the east. Single family residential is south separated by the railroad. There are three access points to the single family section north of Stillwater Boulevard and three to the single family section south of Stillwater Boulevard. The entire development will provide 51.41 acres of open space. Currently, the site has 7.27 acres of Stillwater Boulevard and Lake Elmo Avenue right of way and we are proposing to add an additional 2.6 acres. The single family section north of Stillwater Boulevard will be a mixture of one and two story single family homes on 65’ and 51’ lots. Most of the neighborhood will back up to natural open space or ponds with very few back to back lots that will provide a very open feel to the neighborhood. The architecture will be similar to Legacy at North Star with a group of local builders offering a large selection of floor plans and finish options. The single family south of Stillwater Boulevard is designed for smaller lots and setbacks. The goal is to provide another option to help diversify the housing in the Village with a thoughtful, well designed product that will add density within walking distance to the Old Village. 22' - 0"MECHMUD ROOMCL2 CAR GARAGE26' - 0"6' - 0"32' - 0"10' - 0"20' - 0"10' - 0"B/HUP30' - 0"UPUPRLIVINGDININGKITCHEN1/2 BATHCLDECKSTOOP15' - 0"15' - 0"30' - 0"24' - 0"8' - 0"10' - 0"20' - 0"8' - 0"24' - 0"15' - 0"15' - 0"WICBATHBATHCLBEDROOMLOFTLAUNDRYMASTER SUITEL30' - 0"6"DNDW30' - 0"CL28' - 6"2' - 0"26' - 0"5.3.222022SCALE: 1/8"=1'-0"GARAGE LEVEL PLANSCALE: 1/8"=1'-0" 740sfMAIN LEVEL PLANSCALE: 1/8"=1'-0"800sfSECOND LEVEL PLAN 26' - 0"30' - 0"MECHMUD ROOMCL2 CAR GARAGE28' - 0"6' - 0"34' - 0"10' - 0"20' - 0"8' - 0"B/HUP30' - 0"28' - 0"CL1/2 BATHDININGLIVINGKITCHENUPUPRPDECKSTOOP15' - 0"8' - 0"28' - 0"10' - 0"6' - 0"20' - 0"15' - 0"15' - 0"15' - 0"30' - 0"WICBATHBATHCLBEDROOMBEDROOMCLLAUNDRYMASTER SUITEL30' - 6"30' - 0"6"DNLDW30' - 0"5.3.222022SCALE: 1/8"=1'-0"GARAGE LEVEL PLANSCALE: 1/8"=1'-0"840sfMAIN LEVEL PLANSCALE: 1/8"=1'-0" 900sfSECOND LEVEL PLAN 22' - 0"MECHMUD ROOMCL2 CAR GARAGE26' - 0"6' - 0"32' - 0"10' - 0"20' - 0"10' - 0"B/HUP30' - 0"UPUPRLIVINGDININGKITCHEN1/2 BATHCLDECKSTOOP15' - 0"15' - 0"30' - 0"24' - 0"8' - 0"10' - 0"20' - 0"8' - 0"24' - 0"15' - 0"15' - 0"WICBATHBATHCLBEDROOMLOFTLAUNDRYMASTER SUITEL30' - 0"6"DNDW30' - 0"CL28' - 6"2' - 0"26' - 0"5.3.222022SCALE: 1/8"=1'-0"GARAGE LEVEL PLANSCALE: 1/8"=1'-0" 740sfMAIN LEVEL PLANSCALE: 1/8"=1'-0"800sfSECOND LEVEL PLAN 26' - 0"30' - 0"MECHMUD ROOMCL2 CAR GARAGE28' - 0"6' - 0"34' - 0"10' - 0"20' - 0"8' - 0"B/HUP30' - 0"28' - 0"CL1/2 BATHDININGLIVINGKITCHENUPUPRPDECKSTOOP15' - 0"8' - 0"28' - 0"10' - 0"6' - 0"20' - 0"15' - 0"15' - 0"15' - 0"30' - 0"WICBATHBATHCLBEDROOMBEDROOMCLLAUNDRYMASTER SUITEL30' - 6"30' - 0"6"DNLDW30' - 0"5.3.222022SCALE: 1/8"=1'-0"GARAGE LEVEL PLANSCALE: 1/8"=1'-0"840sfMAIN LEVEL PLANSCALE: 1/8"=1'-0" 900sfSECOND LEVEL PLAN PARCEL 1S t i l lw a t e r B l v d Lake Elmo Avenue North(SEE PAGE 2 FOR DETAIL)PARCEL 2bcΔΔddegghhKlondike Ave. N.Sunfish LakeDESCRIPTION OF PROPERTY SURVEYED(Per Schedule A of the herein referenced Title Commitment)Parcel 1: The Northeast Quarter of Section 14, Township 29 North, Range 21 West, Washington County, Minnesota, EXCEPT the North 991.97 feet of the East Half of NortheastQuarter of Section 14, Township 29 North, Range 21 West, Washington County, Minnesota and EXCEPT the North 991.97 feet of the West Half of Northeast Quarter ofSection 14, Township 29 North, Range 21 West, Washington County, Minnesota.Parcel 2: That part of the Northeast Quarter of the Southeast Quarter of Section 14, Township 29 North, Range 21 West, Washington County, Minnesota lying northerly of the northerly right-of-way line of the Chicago, St. Paul, Minneapolis and Omaha Railroad.Abstract Property.ALTA/NSPS OPTIONAL TABLE A NOTES(The following items reference Table A optional survey responsibilities and specifications)2)Site Address: Parcel 1: 10880 Stillwater Boulevard North, Lake Elmo, Minnesota 55042Parcel 2: Unassigned Stillwater Boulevard North, Lake Elmo, Minnesota 550423)Flood Zone Information: Parcel 1 appears to lie in Zone X (area determined to be outside of the 0.2% annual chance floodplain) and Zone AE (Areas subject to inundation by the1-percent-annual-chance flood event determined by detailed methods. Base Flood Elevations (BFEs) are shown at 899.0 feet. Mandatory flood insurance purchase requirements andfloodplain management standards apply.) per Flood Insurance Rate Map, Community Panel No. 27163C0245E effective date of February 3rd, 2010. Parcel 2 appears to lie in ZoneX (area determined to be outside of the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No. 27163C0332E effective date of February 3rd, 2010.4)Parcel Area Information: Parcel 1: Gross Area: 4,301,816 s.f.~ 98.756 acresR/W Area: 189,414 s.f. ~ 4.348 acresWet Area:588,436 s.f.~ 13.509 acresNet Area: 3,523,966 s.f.~ 80.899 acres.Parcel 2: Gross Area: 1,074,427 s.f.~ 24.665 acresR/W Area:127,056 s.f.~ 2.917 acresNet Area: 962,157 s.f. ~ 21.749 acres.*We do not affirmatively insure the quantity of acreage set forth in the description5)Benchmark: Elevations are based on MN/DOT Geodetic Database Station Name: 8214K which has an elevation of: 935.539 feet (NAVD88). Contours shown hereon are per fieldobservations along with LiDar data obtained from the Minnesota Department of Natural Resources on April 2nd, 2021.6)Zoning Information: The current Zoning for the subject property is RT (Rural Transitional) per the City of Lake Elmo's zoning map dated January 2021. The setback, height, andfloor space area restrictions for said zoning designation are as follows:Principal Structure Setbacks - Street(s): 25 feet Side: 10 feet Rear: 20 feet Lake: 150 feet (From Ordinary High Water Line) Height: 35 feetPlease note that the zoning information shown hereon may have been amended through a city process. We recommend that a zoning letter be obtained from the ZoningAdministrator for the current restrictions for this site. All setback information and hardcover data for planning and design must be verified by all parties involved in the designand planning process.We have not received the current zoning classification and building setback requirements from the insurer.11)Utilities: We have shown the location of utilities on the surveyed property by observed evidence only. There may be underground utilities encumbering the subject property we areunaware. Please note that we have not placed a Gopher State One Call for this survey. There may or may not be underground utilities in the mapped area, therefore extreme cautionmust be exercise before any excavation takes place on or near this site. Also, please note that seasonal conditions may inhibit our ability to visibly observe all the utilities located onthe subject property Before digging, you are required by law to notify Gopher State One Call at least 48 hours in advance at 651/454-0002.SURVEY REPORTThis map and report was prepared with the benefit of a Commitment for Title Insurance issued by Custom Home Builders Title, LLC, as issuing Agent for Old Republic National TitleInsurance Company, File No. 51228 dated March 11, 2021.1) We note the following with regards to Schedule B of the herein referenced Title Commitment:a) Item no.'s 1-11, 17, 21-22 are not survey relatedb) Item no. 12 - Terms and conditions of easement for trunk highway purposes, to erect snow fences, to construct and maintain slopes, and take the right of access as containedin Final Certificate, filed April 23, 1962, as Document No. 220861 (Book 246 of Deeds, page 592). - Shown Hereon.c) Item no. 13 - Terms and conditions of easement for highway purposes, together with the unrestricted right to improve the same as contained in Highway Easement, datedAugust 25, 1949, filed May 21, 1963, as Document No. 229099 (Book 258 of Deeds, pages 39 and 40). - Shown Hereon.d) Item no. 14 - Subject to Minnesota Department of Transportation Right of Way Plat No. 82-132 filed June 16, 2014, as Document No. 3990908. - Shown Hereon.e) Item no. 15 - Terms and conditions of Highway Easement, in favor of State of Minnesota, as created in document dated July 3, 2014, filed July 10, 2014, as Document No.3993379. - Shown Hereon.f) Item no. 16 - Terms and conditions of Easement for Easement Deed by Court Order in Settlement of Landowner Action, in favor of Sprint Communications Company L.P.,Qwest Communications Company, LLC and Wiltel Communications, LLC, as created in document filed June 26, 2015, as Document No. 4031434. - Easement lies south ofand adjacent to property within railroad wight of way.g) Item no. 18 - Terms and conditions of Temporary Construction Easement Agreement, in favor of GWSA Land Development, LLC, as created in document dated June 5,2018, filed September 17, 2018, as Document No. 4168669. - Shown Hereon.h) Item no. 19 - Terms and conditions of Drainage and Utility Easement, in favor of City of Lake Elmo, as created in document filed September 17, 2018, as Document No.4168670. - Shown Hereon.i) Item no. 20 - Terms and conditions of Right-of-Way Easement, in favor of City of Lake Elmo, as created in document filed September 17, 2018, as Document No. 4168671. -Shown Hereon.2) We have shown the right of way for Klondike Avenue per the historic half section map. No document was provided in the title commitment.Bearings are based on the Washington CountyCoordinate System (NAD 83 - 1986 adj.)VICINITYMAPNOSCALENORTH0SCALE IN FEET150 7575 150300SURVEY LEGENDXXWBSRRGNNE E NIG EDESIEN N SATHRE-BERGQUIST, INC.150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000SUSSYRS OER EVRPLAALTA/NSPS LAND TITLE SURVEYPREPARED FOR:GWSA LAND DEVELOPMENT, LLCNO.BYDATEREVISION1 EMW 7/7/2021 UPDATED ROW AREA2 EMW 11/8/2021 WETLAND FLAGS3EMW 11/23/2021 UPDATED AREAS4 EMW 12/21/2021 UPDATED CERTIFICATION5EMW 6/7/2022 LAKE ELMO TOPO UPDATE6 EJ6/28/2022 TOPO UPDATEFIELD CREWDM AK AKDRAWNEMWCHECKEDDLSDATE4-28-21USE (INCLUDING COPYING, DISTRIBUTION, AND/ORCONVEYANCE OF INFORMATION) OF THIS PRODUCT ISSTRICTLY PROHIBITED WITHOUT SATHRE-BERGQUIST, INC.'sEXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAIDAUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE ANDSHALL THEREBY INDEMNIFY SATHRE-BERGQUIST, INC. OFALL RESPONSIBILITY. SATHRE-BERGQUIST, INC. RESERVESTHE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTYLEGALLY RESPONSIBLE FOR DAMAGES OR LOSSESRESULTING FROM ILLEGITIMATE USE.To: Schiltgen Farms, Inc., GWSA Land Development, LLC and Custom Home Builder's Title, LLC as issuing agent for Old Republic National TitleInsurance Company:This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2016 Minimum Standard DetailRequirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1 - 7a, 8, 9 and 11 ofTable A thereof. The field work was completed on April 2nd, 2021.Date of Plat or Map: April 20, 2021________________________________________________________Daniel L. Schmidt, PLS Minnesota License No. 26147WWW.SATHRE.COMWashington County1FILE NO.23120-084LAKE ELMO,MINNESOTATWP:029-RGE.21-SEC.14 PARCEL 1Stillwater Blvd (SEE PAGE 2 FOR DETAIL)PARCEL 2bdeBearings are based on the Washington CountyCoordinate System (NAD 83 - 1986 adj.)NORTH Fence Line BoundaryLine Fence ties are shown on theside of the boundary line thatthe fence is located on.0SCALE IN FEET50 2525 50100SURVEY LEGENDXXWBSRRGNNE E NIG EDESIEN N SATHRE-BERGQUIST, INC.150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000SUSSYRS OER EVRPLA NO. BYDATEREVISION1 EMW 7/7/2021 UPDATED ROW AREA2EMW 11/8/2021 WETLAND FLAGS3EMW 11/23/2021 UPDATED AREAS4 EMW 12/21/2021 UPDATED CERTIFICATION5EMW 6/7/2022 LAKE ELMO TOPO UPDATEFIELD CREWDM AK AKDRAWNEMWCHECKEDDLSDATE4-28-21USE (INCLUDING COPYING, DISTRIBUTION, AND/ORCONVEYANCE OF INFORMATION) OF THIS PRODUCT ISSTRICTLY PROHIBITED WITHOUT SATHRE-BERGQUIST, INC.'sEXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAIDAUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE ANDSHALL THEREBY INDEMNIFY SATHRE-BERGQUIST, INC. OFALL RESPONSIBILITY. SATHRE-BERGQUIST, INC. RESERVESTHE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTYLEGALLY RESPONSIBLE FOR DAMAGES OR LOSSESRESULTING FROM ILLEGITIMATE USE.WWW.SATHRE.COMALTA/NSPS LAND TITLE SURVEYPREPARED FOR:GWSA LAND DEVELOPMENT, LLCWashington County2FILE NO.23120-084LAKE ELMO,MINNESOTATWP:029-RGE.21-SEC.14DESCRIPTION OF PROPERTY SURVEYED(Per Schedule A of the herein referenced Title Commitment)Parcel 1: The Northeast Quarter of Section 14, Township 29 North, Range 21 West, Washington County, Minnesota, EXCEPT the North 991.97 feet of the East Half of NortheastQuarter of Section 14, Township 29 North, Range 21 West, Washington County, Minnesota and EXCEPT the North 991.97 feet of the West Half of Northeast Quarter ofSection 14, Township 29 North, Range 21 West, Washington County, Minnesota.Parcel 2: That part of the Northeast Quarter of the Southeast Quarter of Section 14, Township 29 North, Range 21 West, Washington County, Minnesota lying northerly of the northerly right-of-way line of the Chicago, St. Paul, Minneapolis and Omaha Railroad.Abstract Property.ALTA/NSPS OPTIONAL TABLE A NOTES(The following items reference Table A optional survey responsibilities and specifications)2)Site Address: Parcel 1: 10880 Stillwater Boulevard North, Lake Elmo, Minnesota 55042Parcel 2: Unassigned Stillwater Boulevard North, Lake Elmo, Minnesota 550423)Flood Zone Information: Parcel 1 appears to lie in Zone X (area determined to be outside of the 0.2% annual chance floodplain) and Zone AE (Areas subject to inundation by the1-percent-annual-chance flood event determined by detailed methods. Base Flood Elevations (BFEs) are shown at 899.0 feet. Mandatory flood insurance purchase requirements andfloodplain management standards apply.) per Flood Insurance Rate Map, Community Panel No. 27163C0245E effective date of February 3rd, 2010. Parcel 2 appears to lie in ZoneX (area determined to be outside of the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No. 27163C0332E effective date of February 3rd, 2010.4)Parcel Area Information: Parcel 1: Gross Area: 4,301,816 s.f.~ 98.756 acresR/W Area: 189,414 s.f. ~ 4.348 acresWet Area:588,436 s.f.~ 13.509 acresNet Area: 3,523,966 s.f.~ 80.899 acres.Parcel 2: Gross Area: 1,074,427 s.f.~ 24.665 acresR/W Area:127,056 s.f.~ 2.917 acresNet Area: 962,157 s.f. ~ 21.749 acres.*We do not affirmatively insure the quantity of acreage set forth in the description5)Benchmark: Elevations are based on MN/DOT Geodetic Database Station Name: 8214K which has an elevation of: 935.539 feet (NAVD88). Contours shown hereon are per fieldobservations along with LiDar data obtained from the Minnesota Department of Natural Resources on April 2nd, 2021.6)Zoning Information: The current Zoning for the subject property is RT (Rural Transitional) per the City of Lake Elmo's zoning map dated January 2021. The setback, height, andfloor space area restrictions for said zoning designation are as follows:Principal Structure Setbacks - Street(s): 25 feet Side: 10 feet Rear: 20 feet Lake: 150 feet (From Ordinary High Water Line) Height: 35 feetPlease note that the zoning information shown hereon may have been amended through a city process. We recommend that a zoning letter be obtained from the ZoningAdministrator for the current restrictions for this site. All setback information and hardcover data for planning and design must be verified by all parties involved in the designand planning process.We have not received the current zoning classification and building setback requirements from the insurer.11)Utilities: We have shown the location of utilities on the surveyed property by observed evidence only. There may be underground utilities encumbering the subject property we areunaware. Please note that we have not placed a Gopher State One Call for this survey. There may or may not be underground utilities in the mapped area, therefore extreme cautionmust be exercise before any excavation takes place on or near this site. Also, please note that seasonal conditions may inhibit our ability to visibly observe all the utilities located onthe subject property Before digging, you are required by law to notify Gopher State One Call at least 48 hours in advance at 651/454-0002.SURVEY REPORTThis map and report was prepared with the benefit of a Commitment for Title Insurance issued by Custom Home Builders Title, LLC, as issuing Agent for Old Republic National TitleInsurance Company, File No. 51228 dated March 11, 2021.1) We note the following with regards to Schedule B of the herein referenced Title Commitment:a) Item no.'s 1-11, 17, 21-22 are not survey relatedb) Item no. 12 - Terms and conditions of easement for trunk highway purposes, to erect snow fences, to construct and maintain slopes, and take the right of access as containedin Final Certificate, filed April 23, 1962, as Document No. 220861 (Book 246 of Deeds, page 592). - Shown Hereon.c) Item no. 13 - Terms and conditions of easement for highway purposes, together with the unrestricted right to improve the same as contained in Highway Easement, datedAugust 25, 1949, filed May 21, 1963, as Document No. 229099 (Book 258 of Deeds, pages 39 and 40). - Shown Hereon.d) Item no. 14 - Subject to Minnesota Department of Transportation Right of Way Plat No. 82-132 filed June 16, 2014, as Document No. 3990908. - Shown Hereon.e) Item no. 15 - Terms and conditions of Highway Easement, in favor of State of Minnesota, as created in document dated July 3, 2014, filed July 10, 2014, as Document No.3993379. - Shown Hereon.f) Item no. 16 - Terms and conditions of Easement for Easement Deed by Court Order in Settlement of Landowner Action, in favor of Sprint Communications Company L.P.,Qwest Communications Company, LLC and Wiltel Communications, LLC, as created in document filed June 26, 2015, as Document No. 4031434. - Easement lies south ofand adjacent to property within railroad wight of way.g) Item no. 18 - Terms and conditions of Temporary Construction Easement Agreement, in favor of GWSA Land Development, LLC, as created in document dated June 5,2018, filed September 17, 2018, as Document No. 4168669. - Shown Hereon.h) Item no. 19 - Terms and conditions of Drainage and Utility Easement, in favor of City of Lake Elmo, as created in document filed September 17, 2018, as Document No.4168670. - Shown Hereon.i) Item no. 20 - Terms and conditions of Right-of-Way Easement, in favor of City of Lake Elmo, as created in document filed September 17, 2018, as Document No. 4168671. -Shown Hereon.2) We have shown the right of way for Klondike Avenue per the historic half section map. No document was provided in the title commitment.To: Schiltgen Farms, Inc., GWSA Land Development, LLC and Custom Home Builder's Title, LLC as issuing agent for Old Republic National TitleInsurance Company:This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2016 Minimum Standard DetailRequirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1 - 7a, 8, 9 and 11 ofTable A thereof. The field work was completed on April 2nd, 2021.Date of Plat or Map: April 20, 2021________________________________________________________Daniel L. Schmidt, PLS Minnesota License No. 26147 s.f. 0.25 acres s.f.s.f. 0.25 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.24 acres s.f.s.f. 0.24 acres +/- l.f. s.f. 0.26 acres s.f.s.f. 0.26 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.31 acres s.f.s.f. 0.31 acres +/- l.f. s.f. 0.34 acres s.f.s.f. 0.34 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.29 acres s.f.s.f. 0.29 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.25 acres s.f.s.f. 0.25 acres +/- l.f. s.f. 0.33 acres s.f.s.f. 0.33 acres +/- l.f. s.f. 0.22 acres s.f.s.f. 0.22 acres +/- l.f. s.f. 0.24 acres s.f.s.f. 0.24 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.26 acres s.f.s.f. 0.26 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. Schiltgen Farms Lake Elmo, Minnesota 952-476-6000 SINGLE Contact: Bob Molstad Project #3120-084 Date June 7, 2022 Contact: Craig Allen Sathre-Bergquist, Inc. 14000 25th Ave N, Suite 120 Plymouth, MN 55447 Gonyea Company 65 73 72 Prepared by:Prepared for: 8,480 13,353 14,763 9,994 9,096 10,089 9,308 8,476 8,476 8,476 8,476 8,476 tel: 952-270-4473 tel: Lot 5 Lot 6 Lot 7 8,476 0 WETLAND AREA 11,137 9,308 8,476 8,476 8,476 10,905 9,018 9,018 Lot 17 Lot 2 Lot 3 0 0 0 65 72 72 30 72 70 65 65 65 65 65 65 10,905 GROSS AREA NET AREA Lot 8 Lot 9 Lot 10 Lot 1 Lot 20 9,100 Lot 21 9,100 Lot 4 Lot 24 9,791 Lot 28 8,580 9,018 8,476 8,480 13,353 14,763 9,994 9,096 Lot 18 8,681 10,460 Lot 11 Lot 12 Lot 13 Lot 14 0 0 0 0 0 0 0 9,100 70 0 9,100 70 10850 Old County Road 15, Ste. 200 Plymouth, MN 55441 Lot 19 12,543 0 12,543 80 WIDTH @ SETBACK 73 10,089 10,460 11,137 0 0 0 0 0 0 9,018 65 8,681 65 0 0 0 Lot 15 Lot 16 9,791 88 Lot 25 10,249 0 10,249 104 Lot 22 10,685 0 10,685 93 Lot 23 14,572 0 14,572 116 0 8,580 66 Lot 29 11,184 0 11,184 70 Lot 26 8,877 0 8,877 71 Lot 27 8,580 0 8,580 66 0 9,963 65 Lot 33 8,937 0 8,937 65 Lot 30 9,939 0 9,939 65 Lot 31 9,914 0 9,914 65 Lot 32 9,963 0 7,898 65 Lot 37 9,033 0 9,033 73 Lot 34 9,289 0 9,289 65 Lot 35 8,647 0 8,647 65 Lot 36 7,898 8,913 0 8,913 65 Lot 41 9,050 0 9,050 65 Lot 38 9,050 0 9,050 65 Lot 39 9,050 0 9,050 65 Lot 40 Lot 44 8,476 0 8,476 65 Lot 45 8,476 0 8,476 65 Lot 42 9,050 0 9,050 65 Lot 43 8,574 0 8,574 67 Lot 46 8,476 0 8,476 65 s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 1.40 acres s.f.s.f. 1.40 acres +/- l.f. s.f. 0.22 acres s.f.s.f. 0.22 acres +/- l.f. s.f. 0.22 acres s.f.s.f. 0.22 acres +/- l.f. s.f. 0.22 acres s.f.s.f. 0.22 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 17.31 acres s.f.s.f. 17.31 acres s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.24 acres s.f.s.f. 0.24 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.27 acres s.f.s.f. 0.27 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.28 acres s.f.s.f. 0.28 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. 739,89909,899 Lot 48 8,476 0 8,476 65 Lot 49 8,476 0 8,476 65 Lot 47 8,476 0 8,476 65 Lot 52 8,476 0 8,476 65 Lot 53 8,476 0 8,476 65 Lot 50 8,476 0 8,476 65 Lot 51 8,476 0 8,476 65 Lot 56 9,868 0 9,868 65 Lot 57 9,868 0 9,868 65 Lot 54 9,857 0 9,857 65 Lot 55 10,077 0 10,077 65 Lot 60 9,868 0 9,868 65 Lot 61 61,174 0 61,174 237 Lot 58 9,868 0 9,868 65 Lot 59 9,868 0 9,868 65 Lot 64 9,674 0 9,674 65 Lot 65 8,476 0 8,476 65 Lot 62 9,623 0 9,623 65 Lot 63 9,623 0 9,623 65 Lot 68 8,150 0 8,150 65 Lot 69 8,150 0 8,150 65 Lot 66 8,476 0 8,476 65 Lot 67 8,313 0 8,313 65 Lot 72 8,150 0 8,150 65 Lot 73 8,313 0 8,313 65 Lot 70 8,150 0 8,150 65 Lot 71 8,150 0 8,150 65 Lot 1 6,962 0 6,962 52 Lot 2 6,989 0 6,989 52 Lot 74 8,476 0 8,476 65 VILLA GROSS AREA WETLAND AREA NET AREA WIDTH @ SETBACK 754,081 Lot 75 Total 0 754,081 Lot 5 10,109 0 10,109 62 Lot 6 11,617 0 11,617 69 Lot 3 8,711 0 8,711 52 Lot 4 10,488 0 10,488 62 Lot 9 8,520 0 8,520 59 Lot 10 8,553 0 8,553 51 Lot 7 9,331 0 9,331 55 Lot 8 12,015 0 12,015 69 Lot 13 7,874 0 7,874 51 Lot 14 7,485 0 7,485 51 Lot 11 8,371 0 8,371 51 Lot 12 7,753 0 7,753 51 Lot 17 6,629 0 6,629 51 Lot 18 8,412 0 8,412 88 Lot 15 6,439 0 6,439 51 Lot 16 6,443 0 6,443 51 Lot 21 6,656 0 6,656 51 Lot 22 6,656 0 6,656 51 Lot 19 6,656 0 6,656 51 Lot 20 6,656 0 6,656 51 Lot 25 7,762 0 7,762 51 Lot 26 7,336 0 7,336 51 Lot 23 6,656 0 6,656 51 Lot 24 8,059 0 8,059 51 s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.27 acres s.f.s.f. 0.27 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.24 acres s.f.s.f. 0.24 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.31 acres s.f.s.f. 0.31 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.21 acres s.f.s.f. 0.21 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.25 acres s.f.s.f. 0.25 acres +/- 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. Lot 29 7,336 0 7,336 51 Lot 30 7,120 0 7,120 51 Lot 27 7,336 0 7,336 51 Lot 28 7,336 0 7,336 51 Lot 33 11,720 0 11,720 59 Lot 34 7,971 0 7,971 55 Lot 31 6,875 0 6,875 55 Lot 32 9,337 0 9,337 74 Lot 37 8,029 0 8,029 55 Lot 38 8,040 0 8,040 55 Lot 35 8,007 0 8,007 55 Lot 36 8,018 0 8,018 55 Lot 41 9,999 0 9,999 51 Lot 42 13,707 0 13,707 61 Lot 39 8,144 0 8,144 55 Lot 40 10,427 0 10,427 88 Lot 45 6,650 0 6,650 53 Lot 46 6,400 0 6,400 51 Lot 43 7,531 0 7,531 61 Lot 44 6,625 0 6,625 53 Lot 49 7,270 0 7,270 51 Lot 50 7,270 0 7,270 51 Lot 47 7,024 0 7,024 51 Lot 48 7,270 0 7,270 51 Lot 53 7,270 0 7,270 51 Lot 54 7,270 0 7,270 51 Lot 51 7,270 0 7,270 51 Lot 52 7,270 0 7,270 51 Lot 57 6,656 0 6,656 51 Lot 58 6,656 0 6,656 51 Lot 55 8,321 0 8,321 58 Lot 56 6,656 0 6,656 51 Lot 61 6,656 0 6,656 51 Lot 62 6,656 0 6,656 51 Lot 59 6,656 0 6,656 51 Lot 60 6,656 0 6,656 51 Lot 65 6,656 0 6,656 51 Lot 66 6,656 0 6,656 51 Lot 63 6,656 0 6,656 51 Lot 64 6,656 0 6,656 51 Lot 67 6,656 0 6,656 51 Lot 68 6,656 0 6,656 51 Lot 69 0 7,643 59 Lot 70 0 9,237 59 Lot 71 0 7,818 51 7,643 9,237 7,818 Lot 75 0 6,676 51 Lot 76 0 6,676 51 Lot 77 0 7,057 51 6,676 6,676 7,057 Lot 72 0 6,949 51 Lot 73 0 6,676 51 Lot 74 0 6,676 51 6,949 6,676 6,676 Lot 81 0 10,902 51 Lot 82 0 10,601 51 Lot 83 0 9,424 51 10,902 10,601 9,424 Lot 78 0 6,892 51 Lot 79 0 7,217 51 Lot 80 0 6,864 51 6,892 7,217 6,864 Lot 84 0 9,506 519,506 s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.23 acres s.f.s.f. 0.23 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.19 acres s.f.s.f. 0.19 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 0.20 acres s.f.s.f. 0.20 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.16 acres s.f.s.f. 0.16 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.17 acres s.f.s.f. 0.17 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.14 acres s.f.s.f. 0.14 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.15 acres s.f.s.f. 0.15 acres +/- l.f. s.f. 0.18 acres s.f.s.f. 0.18 acres +/- l.f. s.f. 22.13 acres s.f.s.f. 22.13 acres s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. 7,952 Lot 123 0 6,579 51 Lot 124 0 6,583 51 6,579 6,583 MULTI Total 964,018 0 964,018 GROSS AREA WETLAND AREA NET AREA WIDTH @ SETBACK Lot 125 0 6,588 51 Lot 126 0 7,952 Lot 87 0 7,234 51 Lot 88 0 8,096 59 Lot 89 0 7,653 59 7,234 8,096 7,653 Lot 85 0 8,597 51 Lot 86 0 6,899 51 8,597 6,899 Lot 93 0 7,956 61 Lot 94 0 9,850 92 Lot 95 0 8,380 58 7,956 9,850 8,380 Lot 90 0 6,656 51 Lot 91 0 6,656 51 Lot 92 0 7,956 61 6,656 6,656 7,956 Lot 99 0 7,207 60 Lot 100 0 8,208 60 Lot 101 0 7,336 51 7,207 8,208 7,336 Lot 96 0 8,196 53 Lot 97 0 8,713 52 Lot 98 0 6,633 52 8,196 8,713 6,633 Lot 105 0 7,876 52 Lot 106 0 8,019 62 Lot 107 0 8,856 61 7,876 8,019 8,856 Lot 102 0 7,334 51 Lot 103 0 6,724 51 Lot 104 0 7,327 52 7,334 6,724 7,327 Lot 111 0 7,546 51 Lot 112 0 7,477 51 Lot 113 0 7,423 51 7,546 7,477 7,423 Lot 108 0 7,518 51 Lot 109 0 7,039 52 Lot 110 0 6,677 51 7,518 7,039 6,677 Lot 117 0 6,478 51 Lot 118 0 6,444 51 Lot 119 0 6,396 51 6,478 6,444 6,396 Lot 114 0 7,318 51 Lot 115 0 6,647 51 Lot 116 0 6,481 51 7,318 6,647 6,481 Lot 2 2,960 0 2,960 40 Lot 3 2,960 0 2,960 40 Lot 120 0 6,319 51 Lot 121 0 6,250 51 Lot 122 0 6,614 51 6,319 6,250 6,614 Lot 1 2,960 0 2,960 40 63 6,588 Lot 6 3,477 0 3,477 38 Lot 7 3,477 0 3,477 38 Lot 4 2,960 0 2,960 40 Lot 5 2,960 0 2,960 40 Lot 10 3,477 0 3,477 38 Lot 11 3,477 0 3,477 38 Lot 8 3,477 0 3,477 38 Lot 9 3,477 0 3,477 38 Lot 12 3,477 0 3,477 38 Lot 13 2,960 0 2,960 40 s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.08 acres s.f.s.f. 0.08 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. Lot 14 2,960 0 2,960 40 Lot 15 2,960 0 2,960 40 Lot 18 2,960 0 2,960 40 Lot 19 2,960 0 2,960 40 Lot 16 2,960 0 2,960 40 Lot 17 2,960 0 2,960 40 Lot 22 2,960 0 2,960 40 Lot 23 2,960 0 2,960 40 Lot 20 2,960 0 2,960 40 Lot 21 2,960 0 2,960 40 Lot 26 2,960 0 2,960 40 Lot 27 2,960 0 2,960 40 Lot 24 2,960 0 2,960 40 Lot 25 2,960 0 2,960 40 Lot 30 2,960 0 2,960 40 Lot 31 3,477 0 3,477 38 Lot 28 2,960 0 2,960 40 Lot 29 2,960 0 2,960 40 Lot 34 3,477 0 3,477 38 Lot 35 3,477 0 3,477 38 Lot 32 3,477 0 3,477 38 Lot 33 3,477 0 3,477 38 Lot 38 3,477 0 3,477 38 Lot 39 3,477 0 3,477 38 Lot 36 3,477 0 3,477 38 Lot 37 3,477 0 3,477 38 Lot 42 3,477 0 3,477 38 Lot 43 3,477 0 3,477 38 Lot 40 3,477 0 3,477 38 Lot 41 3,477 0 3,477 38 Lot 46 3,477 0 3,477 38 Lot 47 3,477 0 3,477 38 Lot 44 3,477 0 3,477 38 Lot 45 3,477 0 3,477 38 Lot 50 3,477 0 3,477 38 Lot 51 3,477 0 3,477 38 Lot 48 3,477 0 3,477 38 Lot 49 3,477 0 3,477 38 Lot 54 3,477 0 3,477 38 Lot 55 3,477 0 3,477 38 Lot 52 3,477 0 3,477 38 Lot 53 3,477 0 3,477 38 Lot 58 3,477 0 3,477 38 Lot 59 3,477 0 3,477 38 Lot 56 3,477 0 3,477 38 Lot 57 3,477 0 3,477 38 Lot 62 3,477 0 3,477 38 Lot 63 3,477 0 3,477 38 Lot 60 3,477 0 3,477 38 Lot 61 3,477 0 3,477 38 Lot 66 2,960 0 2,960 40 Lot 67 2,960 0 2,960 40 Lot 64 2,960 0 2,960 40 Lot 65 2,960 0 2,960 40 Lot 70 2,960 0 2,960 40 Lot 71 2,960 0 2,960 40 Lot 68 2,960 0 2,960 40 Lot 69 2,960 0 2,960 40 s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 0.07 acres s.f.s.f. 0.07 acres +/- l.f. s.f. 6.79 acres s.f.s.f. 6.79 acres s.f. 32.71 acres s.f.s.f.19.27 acres s.f.0.17 acres s.f.s.f.0.17 acres s.f.0.67 acres s.f.s.f.0.67 acres s.f.0.79 acres s.f.s.f.0.79 acres s.f.0.66 acres s.f.s.f.0.66 acres s.f.1.41 acres s.f.s.f.1.41 acres s.f.3.47 acres s.f.s.f.3.47 acres s.f.4.22 acres s.f.s.f.4.22 acres s.f.1.90 acres s.f.s.f.1.90 acres s.f.5.42 acres s.f.s.f.5.42 acres s.f.2.02 acres s.f.s.f.2.02 acres s.f.53.44 acres s.f.s.f. 40.01 acres s.f. 23.74 acres s.f.s.f.23.74 acres s.f.123.42 acres s.f.s.f.123.42 acres05,376,243 TOTAL GROSS AREA WETLAND AREA NET AREA 5,376,243 87,991 0 87,991 R/W 1,034,287 0 1,034,287 GROSS AREA WETLAND AREA NET AREA 7,448 F 61,464 0 61,464 OUTLOT GROSS AREA WETLAND AREA NET AREA C 29,257 0 29,257 D 34,389 0 34,389 Lot 74 2,960 0 2,960 40 Lot 75 2,960 0 2,960 40 Lot 72 2,960 0 2,960 40 Lot 73 2,960 0 2,960 40 Lot 78 2,960 0 2,960 40 Lot 79 2,960 0 2,960 40 Lot 76 2,960 0 2,960 40 Lot 77 2,960 0 2,960 40 Lot 82 2,960 0 2,960 40 Lot 83 2,960 0 2,960 40 Lot 80 2,960 0 2,960 40 Lot 81 2,960 0 2,960 40 Lot 86 2,960 0 2,960 40 Lot 87 2,960 0 2,960 40 Lot 84 2,960 0 2,960 40 Lot 85 2,960 0 2,960 40 Lot 90 2,960 0 2,960 40 Lot 91 2,960 0 2,960 40 Lot 88 2,960 0 2,960 40 Lot 89 2,960 0 2,960 40 Lot 92 2,960 0 2,960 40 28,639 0 28,639 A 1,424,837 585,273 839,564 B 7,448 0 Lot 93 2,960 0 2,960 40 Total 295,960 0 295,960 Total 2,327,898 585,273 1,742,625 J K I 236,169 0 236,169 82,817 0 82,817 E H 183,662 0 183,662 G 151,225 0 151,225 L2 L3 L4 L5 POND #6 POND #5 POND #4 POND #2 POND #3 POND #1 POND #7 POND #8 BASIN #1 L3 EXECUTION Ground Preparation Prior to seeding, the Contractor shall spray the proposed seeding area with a non-selective glyphosate herbicide such as Round-Up. Approximately three to four weeks later the site should be cultivated using a deep-tine plow and then disked to produce a smooth firm seed bed. Allow weeds to germinate and grow. When weed seeds and roots have reached a height of 2-4 inches, the site should again be sprayed with a second herbicide application. Wait 10 days and then shallow till the soil to a depth of 1 inch. Tilling deeper will bring additional weed seeds to the surface. Once the area to be planted has been properly prepared, the Contractor shall commence with seeding. SEEDING A. Native plant community seeding can take place during two periods of the year. The first window of opportunity is from the time the site preparation work is concluded in the spring, until approximately July 15. The second period is in the fall between October 1st and freeze- up. The latter is considered a dormant seeding and the seedlings do not germinate until late spring of the following growing season. It is recommended that the native seeding be conducted in June and early July. B. All native grass seed should be applied with a Truax native seed drill, at a rate as specified according to individual specifications PLS (pure live seed) per acre. In areas too narrow or steep for equipment, grass seed may be hand broadcast. Cover crop of oats shall be applied after Native Mix has been seeded. C. Raking or dragging and rolling shall follow all seeding to insure good soil contact. *The Contractor shall mulch all seeded areas with clean straw or marsh hay at a rate of 2 tons/acre and shall be disc anchored into place *All seeded areas to receive 50 oats cover at 50 lbs. per acre Year 1 During the first season, the seeded area shall be cut back approximately once each month to prevent the production of weed seeds and to reduce shade on the maturing native plantings. When the seeded area has reached a height of 8-10 inches, a flail-type mower shall be used to cut weeds and native plantings to a height of 4-6 inches. Rotary mowers and sickle bar mowers are not acceptable. In no case shall the seeded area be allowed to exceed 10 inches in height during the first season. Pulling weeds is not recommended as this can uproot small, undeveloped native seedlings. Spot spray thistle, reed canary grass and any other problematic weeds. Year 2 In the spring of the second season, the plantings should be mowed again. Mowing should occur approximately 3-4 times during the second season. If weeds continue to persist during the second year additional mowings may be required. Do not let weeds go to seed. Seeded areas shall not be burned during the second year. Year 3 Spot spray perennial weeds if necessary. Years 4-5 Continue spot treatment spray of weeds and conduct burning (3-5 year rotation) alternate spring and fall MAINTENANCE NORTH GENERAL LANDSCAPE NOTES: PLANTING NOTES: SITE CONTEXT NO SCALE L1 1 1) THE CONTRACTOR SHALL INSPECT THE SITE AND BECOME FAMILIAR WITH THE EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF THE WORK. 2) THE CONTRACTOR SHALL VERIFY PLAN LAYOUT AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN OR INTENT OF THE LAYOUT. 3) THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS, AND PERMITS GOVERNING THE WORK. 4) THE CONTRACTOR SHALL PROTECT EXISTING ROADS,CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING CONSTRUCTION.DAMAGE TO SAME SHALL BE REPAIRED AND/OR REPLACED AT NO ADDITIONAL COST TO THE OWNER. 5) THE LANDSCAPE CONTRACTOR SHALL COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING INSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE. 6) THE CONTRACTOR SHALL REVIEW THE SITE FOR DEFICIENCIES IN SITE CONDITIONS WHICH MIGHT NEGATIVELY AFFECT PLANT ESTABLISHMENT, SURVIVAL OR WARRANTY. UNDESIRABLE SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING OF WORK. 7) THE PLAN TAKES PRECEDENCE OVER THE LANDSCAPE LEGEND IF DISCREPANCIES EXIST. QUANTITIES SHOWN IN THE PLANTING SCHEDULE ARE FOR THE CONTRACTOR'S CONVENIENCE. CONTRACTOR TO VERIFY QUANTITIES SHOWN ON THE PLAN. 8) THE SPECIFICATIONS TAKE PRECEDENCE OVER THE PLANTING NOTES AND GENERAL NOTES. 9) EXISTING TREES AND SHRUBS TO REMAIN SHALL BE PROTECTED TO THE DRIP LINE FROM ALL CONSTRUCTION TRAFFIC, STORAGE OF MATERIALS ETC. WITH 4' HT. ORANGE PLASTIC SAFETYFENCING ADEQUATELY SUPPORTED BY STEEL FENCE POSTS 6' O.C. MAXIMUM SPACING 10) LONG-TERM STORAGE OF MATERIALS OR SUPPLIES ON-SITE WILL NOT BE ALLOWED. 11) CONTRACTOR SHALL REQUEST IN WRITING, A FINAL ACCEPTANCE INSPECTION. ALL STREET FRONTAGE TREE PITS AND BACK FILL SHALL BE FREE OF CLASS V OR SIMILAR MATERIAL. TREES ARE TO BE BACKFILLED WITH NATIVE ON SITE TOPSOIL. 12) ALL STREET FRONTAGE TREES SHALL BE PLANTED 5 FEET BACK OF CURB WHEN SIDEWALK OR TRAIL IS PRESENT; 8 FEET BACK OF CURB WITH NO SIDEWALK OR TRAIL. 13) PLAN REPRESENTS APPROXIMATE LOCATION OF TREES AND SERVICE UTILITIES, DUE TO THE CUSTOMIZATION OF EACH LOTS HOME THE DRIVEWAYS HAVE NOT BEEN REPRESENTED. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FIELD VERIFICATION OF UTILITY LOCATION BY CALLING GOPHER ONE STATE PRIOR TO BEGINNING WORK, TO ENSURE ALL TREES ARE PLANTED OUTSIDE OF 10' UTILITY EASEMENT, MEASURED FROM TREE TRUNK TO PIPE, AS WELL AS THE CONTRACTOR SHALL NOT PLANT ANY STREET TREE PRIOR TO THE INSTALTION OF THE DRIVEWAY TO ENSURE THE 10' SETBACK CAN BE MEASURED . THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF ALL DAMAGED UTILITIES AS A RESULT OF LANDSCAPING CONSTRUCTION AT NO COST TO THE OWNER. 14) MINIMUM OF 2 ROWS OF SOD BEHIND CURB. AREAS WITH SIDEWALKS SHALL BE SODDED FROM BACK OF CURB TO SIDEWALK. SOD SHALL MEET MNDOT 3878 C SPECIFICATION FOR SALT TOLERANCE. ALL RESIDENTIAL LOTS SHALL BE TEMPORARILY SEEDED WITH LOT COVER GRASS MIX. 15) ALL OUTLOTS SHALL BE PERMANENTLY SEEDED WITH OUTLOT (NATIVE) MIX WITH EXCEPTION TO OUTLOTS TO BE SODDED, AS WELL AS OUTLOTS THAT ARE PONDS/ INFILTRATION BASINS AS SHOWN ON PLAN. LEGEND OVERSTORY Lot & Buffer Tree (2.5" BB) CONIFEROUS Lot & Buffer Tree (6' BB) OVERSTORY StreetTree (2.5" BB) PLANTING REQUIREMENTS Tree Preservation/ Replacement: 60 trees-per tree survey Disturbed Acre Planting Requirement: 5 Tree to be planted for every acre disturbed (89 acres= 445 trees) BLVD. Planting Requiremnt: 1 Tree to be planted per 50' of road (26,180'/ 50'= 524 trees) PLANTING PROPOSAL Tree Preservation/ Replacement: 60 tree to be planted as buffer plantings Disturbed Acre Planting Requirement: 821 Trees to be planted as lot and buffer plantings by the developer (two character identification) and as lot plantings planted by the builder during house construction (three character identification) BLVD. Planting Requiremnt: 316 of the 524 trees to be planted, due to intersection, utility, and service conflicts remaining trees to be planted as buffer plantings. Planting planted by the developer (two character identification) and by builder during home construction (three character identification) 1) TREES SHALL BE PLANTED AT LEAST 10' FROM UTILIITES, STREET LIGHTS, STREET SIGNS AND FROM DRIVEWAY EDGES (MEASURED FROM CENTER OF TRUCK) 2) DUE TO ON SITE CHANGES AND ADJUSTMENTS CONTRACTOR SHALL VERIFY UTILITIES, STREET LIGHTS, STREET SIGNS AND FROM DRIVEWAY EDGES BEFORE THE TREE IS INSTALLED TO ENSURE 10' OFFSET IS MAINTAINED 3) TREES SHALL BE PLANTED SO MAX WIDTH DRIPLINE DOES NOT OVERHANG ANY STRUCTURE WHEN TREE IS MATURED 4) TREES TO BE PLANTED EXCEPT MULTI-STEM TREES SHALL HAVE A SINGLE STRAIGHT LEADER AND TAPERED TRUNK. ALL TREES SHALL BE FREE OF GIRDING ROOTS THAT HAVE ENCIRCLED THE TREE,TREES MUST BE IN GOOD HEALTH AND FREE OF DISEASE. 5) ALL TREES SHALL HAVE A MINIMUM DEPTH OF 6" HARDWOOD BARK MULCH 6' DIAMETER RING AROUND THE BASE OF THE TREE. KEEP MULCH OFF TREE TRUNK. 6) THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED TO BE UNSATISFACTORY BEFORE, DURING OR AFTER INSTALLATION 7) PLANTING HOLES SHALL BE FREE OF WEEDS, ROCKS, SOD, CLAY CLUMPS, CLASS V AND OTHER CONSTRUCTION MATERIALS. 8) TOPSOIL FOR BACKFILLING PLANTING HOLES SHALL BE A MIXTURE OF NATIVE ONSITE SOIL AND TOP SOIL AT A RATIO OF 1:1. 9) CONTRACTOR SHALL EXCAVATE 8" OF SOIL IN ALL LANDSCAPE BEDS, REPLACE WITH 8" OF UNSCREENED TOPSOIL, ENOUGH ESTABLISH A POSITIVE GRADE FROM STRUCTURES, FOUNDATIONS, PATIOS, ETC.. 10) PLANTING BEDS PROPOSED WITH ROCK MULCH SHALL BE LAID OVER MIN. 6 MIL. BLACK POLY.PLANTING BEDS PROPOSED WITH BARK MULCH, A PRE EMERGENT HERBICIDE SHALL BE SPREAD AT PRODUCT RECOMMENDED RATIOS BEFORE BARK MULCH IS SPREAD. POLY AND FABRIC UNDERLAYMENTS ARE NOT TO BE USED UNDER BARK MULCH. 11) ALL VINYL EDGING TO BE STAKED 7' ON CENTER, HORIZONTALLY. 12) NO PLANTS SHALL BE INSTALLED UNTIL FINAL GRADING AND CONSTRUCTION HAS BEENCOMPLETED IN THE IMMEDIATE AREA. PLANT SCHEDULE DEVELOPER DISTURBED ACRE PLANTINGS Code Common Name Botanical Name Cont.Qty. AS Summer Shimmer Aspen Populus tremuloides 'Select Klaus'2.5" BB 86 QA Quacking Aspen Poplulus tremuloides 2.5" BB 13 RB River Birch Betula nigra 2.5" BB 21 AM Autumn Blaze Maple Acer x freemanii `Jeffersed`2.5" BB 26 FM Sienna Glen Acer x freemanii `Sienna`2.5" BB 26 SO Swamp White Oak Quercus bicolor 2.5" BB 5 PO Northern Pin Quercus ellipsoidalis 2.5" BB 34 TOTAL 211 BF Balsam Fir Abies balsamea 6' BB 60 LA American Larch Larix laricina 6' BB 45 NP Norway Pine Pinus resinosa 6' BB 59 WP White Pine Pinus strobus 6' BB 60 BH Black Hills Spruce Picea glauca densata 6' BB 71 NS Norway Spruce Picea abies 6' BB 58 TOTAL 353 DEVELOPER STREET TREE PLANTINGS Code Common Name Botanical Name Cont.Qty. RL Redmond Linden Tilia americana 'Redmond'2.5" BB 42 AE American Elm Ulmus americana 'Princeton'2.5" BB 35 HB Common Hackberry Celtis occidentalis 2.5" BB 37 HL Honey Locust Gleditsia triacanthos var. inermis 2.5" BB 34 AL American Linden Tilia americana 2.5" BB 27 RM Red Maple Acer rubrum 2.5" BB 27 SM Sugar Maple Acer saccharum 2.5" BB 28 PS Prairie Stature Quercus x bimundorum 'Midwest'2.5" BB 18 TOTAL 248 BUILDER DISTURBED ACRE PLANTINGS Code Common Name Botanical Name Cont.Qty. QA1 Quacking Aspen Poplulus tremuloides 2.5" BB 16 RB1 River Birch Betula nigra 2.5" BB 21 GK1 Ginko Ginko biloba 2.5" BB 8 AM1 Autumn Blaze Maple Acer x freemanii `Jeffersed`2.5" BB 16 SO1 Swamp White Oak Quercus bicolor 2.5" BB 10 TOTAL 71 BF1 Balsam Fir Abies balsamea 6' BB 25 NP1 Norway Pine Pinus resinosa 6' BB 26 WP1 White Pine Pinus strobus 6' BB 18 BH1 Black Hills Spruce Picea glauca densata 6' BB 7 NS1 Norway Spruce Picea abies 6' BB 2 TOTAL 78 BUILDER STREET TREE PLANTINGS Code Common Name Botanical Name Cont.Qty. RL1 Redmond Linden Tilia americana 'Redmond'2.5" BB 10 AE1 American Elm Ulmus americana 'Princeton'2.5" BB 12 HB1 Common Hackberry Celtis occidentalis 2.5" BB 8 HL1 Honey Locust Gleditsia triacanthos var. inermis 2.5" BB 9 AL1 American Linden Tilia americana 2.5" BB 10 RM1 Red Maple Acer rubrum 2.5" BB 10 SM1 Sugar Maple Acer saccharum 2.5" BB 6 PS1 Prairie Stature Quercus x bimundorum 'Midwest'2.5" BB 3 TOTAL 68 MN Dot 33-261 (Seeded)- Spread from low to high watermarks in ponds and throughout basins. Lot & Outlot Mix (Seeded) Turf (Sod)-Laid from back of curb to sidewalk/ trail edge Lot Cover Mix Common Scientific Rate lbs/acre Redtop Agrostis alba 2.1 lbs/acre Perennial Rye Lolium perenne 14.7 lbs/acre Timothy Phleum praetense 2.1 lbs/acre Canada Bluegrass Poa compressa 9.8 lbs/acre Kentucky Bluegrass Poa pratensis 20.3 lbs/acre White Clover Trifloium 2.1 lbs/acre Chewings Fescue Festuca rubra 12 lbs/acre Tall Fescue Festuca arundinacea 12 lbs/acre TOTAL 75.1 lbs. Seeding Rate: 70 lbs. per acre * all seeded areas to receive 50 Oats at 50 lbs per acre * all seeded areas to be mulched with straw at a rate of 2000 lbs per acre and disc anchored OutLot Cover Mix Nurse/Cover Common Scientific Rate Acre Oats Avena sativa 30 lbs/acre TOTAL 30 lbs Native Grasses Common Scientific Rate Acre Little Bluestem Andropogon scoparius 3 lbs/acre Sideoats Grama Grass Bouteloua curtipendla 3 lbs/acre Prairie Dropseed Sporabolus heterolepis 1 lbs/acre Blue Grama Grass Bouteloua gracilis 1 lbs/acre Quatro Sheep Fescue Festuca ovina 30 lbs/acre TOTAL 38 lbs Native Wildflowers Common Scientific Rate Acre Purple Prairie Clover Petalostemum purpureum 2 oz/acre Black-eyed Susan Rudbeckia hirta 4 oz/acre Prairie Blazing Star Liatris pynostachya 2 oz/acre Common Milkweed Asclepias syriaca 2 oz/acre Wild Bergamot Monarda fistulosa 2 oz/acre TOTAL 12 oz Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 08,29,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 08,29,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments L1 NORTH0 50'100' PLANTING PLAN SCALE: 1" = 50' L2 1 Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 08,29,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 08,29,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments L2 NORTH0 50'100' PLANTING PLAN SCALE: 1" = 50' L3 1 Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 08,29,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 08,29,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments L3 NORTH0 50'100' PLANTING PLAN SCALE: 1" = 50' L4 1 Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 08,29,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 08,29,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments L4 NORTH0 50'100' PLANTING PLAN SCALE: 1" = 50' L5 1 3' Berm Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 08,29,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 08,29,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments L5 Landscape Architect: Client: Project Location: Certification: Copyright: Date: I herby certify that this plan, plan set, specification or report was prepaired by me or under my direct supervision and that I am duly registered Landscape Architect under the laws of the State of Minnesota 08,29,2022 Kevin Norby Registration #: 20144 THIS PLAN SET AND THE CONCEPTS REPRESENTED HEREIN ARE THE PROPERTY OF NORBY AND AND ASSOCIATES LANDSCAPE ARCHITECTS. CHANGES TO OR USE OF THIS PLAN SHALL REQUIRE PRIOR WRITTEN APPROVAL BY NORBY AND ASSOCIATES LANDSCAPE ARCHTECTS C Matt Klein Drawn By: Kevin Norby Checked By: Original Issue Date:Reissue Date: 05,06,2022 Revisions: Date#RemarksBy 01 MK 220606 Revise per city comments Project Number:City Number:SCHILTGEN FARMSTEADLANDSCAPE PLAN/6 08,29,2022 02 MK 220623 Revise per city comments 03 MK 220707 Revise per city comments 04 MK 220826 Revise per city comments L6