HomeMy WebLinkAboutACFrOgC85XqSyId1YJ-Ts3vU2tAXeOR5SMqL0vBEzg4aWiKghfnm4Be22uLSV9S595O8_Hwic_FhBmdsShVvnkbI0v2On_B0aRN-iit1HwQ1GluKyVa1HKMXP18S8zGScs6YjvoSgeS4iK3zqBps.pdf
STAFF REPORT
DATE: 12/20/2022
REGULAR
AGENDA
City Council
TO:
Molly Just, Planning Director
FROM:
th
AGENDA ITEM: Royal Golf Club at Lake Elmo 5 Addition Final Plat and Planned
Unit Development (PUD) Plans
BACKGROUND:
The Planning Commission is being asked to consider a request by U.S. Home, LLC
(Lennar) for approval of the Final Plat and Final PUD plans for the Royal Golf Club at
th
Lake Elmo 5 Addition. The Planning Commission is not required to review a Final Plat
that staff has found consistent with an approved Preliminary Plat. Per Zoning Code
, Procedures for Processing a Final PUD, because the City Council has already
Article XVIII
approved a Preliminary PUD, the Planning Commission’s recommendation shall only focus
on whether the PUD Ordinance and PUD Final Plan are in substantial compliance with the
PUD Preliminary Plan and required conditions of approval. The Planning Commission is
asked to hold a public hearing, report its findings, and make recommendations to the City
Council on the Final PUD. The Final Plat and Final PUD for the 5th Addition includes 43
residential lots.
Please note that this area is part of the area of the City that is under moratorium for platting.
This Final Plat is eligible for approval as only new Preliminary Plats are not being reviewed
during the moratorium period. The moratorium ends April 8, 2023.
ISSUE BEFORE COMMISSION:
th
To determine if the proposed Royal Golf Club at Lake Elmo 5 Addition is consistent
th
with the approved Preliminary PUD and that conditions relevant to the 5 Addition have
been completed.
REVIEW/ANALYSIS:
Applicant and Owner: U.S. Home, LLC (Lennar)
th
Location: Outlot B, Royal Golf Club at Lake Elmo 4 Addition.
Request: Application for Final Plat and PUD Plans to approve 43
residential lots
Existing Land Use: Vacant Outlot; Current Zoning: GCC – Golf Course
Community and PUD
1
Surrounding Land Use: North – Rural Single Family (RS) and Rural Residential (RR),
rd
South – Royal Golf Club 3 Addition, East – Golf Course
(GCC – Golf Course Community), West – Lake Elmo Park
Reserve
Comprehensive Plan: GCC – Golf Course Community
History: Preliminary Plat and PUD approval was granted June 6, 2017
by Resolution 2017-04. Three Final Plats with residential lots
have been approved and 46 lots will remain for platting.
Deadline for Action: Application Complete – 11/15/22
60 Day Deadline – 1/14/23
Applicable Regulations: Title 103 – Subdivision Regulations
Article XVIII – Planned Unit Development
Article 12 – Urban Residential Districts (GCC)
Royal Golf Club at Lake Elmo PUD
FINAL PLAT AND PUD PLANS
Consistency with Preliminary PUD Plans and Plat. The proposed lot sizes, widths, and
proposed impervious surface are generally consistent with that of preliminary PUD plans
and plat. General circulation is maintained in the broader development via Palmer Drive
th
and Royal Boulevard. There will be a new access point from 20 Street.
Preliminary Plat
2
th
Final Plat (see 20 Street on the north and Lake Elmo Avenue on the west)
3
PUD Flexibility. The development was afforded the following flexibility through
preliminary approval:
a. Setbacks:
Royal Golf Club at Lake Elmo Setbacks
100 Ft. Wide Lots 80-90 Ft. Wide Lots 55-65 Ft. Wide Lots
Front 30 ft. 30 ft. 20 ft. for side loaded
garages, or 25’
Side 10 ft. 10 ft. 10ft. house/5ft.
garage or 7.5 ft./7.5
ft.
Corner 15 ft. 15 ft. 15 ft.
Side
Rear 30 ft. 30 ft. 20 ft.
b. Maximum Impervious Coverage: The maximum impervious coverage for 55-65’
wide lots shall be 50%. All other lots shall have a maximum impervious coverage of
40%.
c. Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the development
shall be 6,600 sq. ft.
d. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in area at
the ground floor level except by conditional use permit. The width of the visible garage
door area when closed shall not exceed 60% of the principal building façade (including
garage) fronting on the primary street.
e. Subdivision Identification Signs: the Royal Golf Club at Lake Elmo residential
subdivision shall be allowed up to a maximum of 4 subdivision identification signs,
including the identification sign for the golf course entrance, not to exceed 24 sq. feet in
sign area each, located no closer than 10 feet to any public right-of-way. In addition,
neighborhood identification markers (pillars) shall be permitted to be no larger than 2 ft.
x 2 ft. to identify the development logo and the name of the neighborhood. Additional
subdivision signs should be considered for a subdivision of this size.
f. All other requirements for the City’s GCC – Golf Course Community zoning
district will apply, including the allowed uses and other site and development standards.
g. That the proposed street names within the development are generally consistent
with the City’s Street Naming Policy except for Annika Drive.
Lot Sizes and Widths. The smallest lot size of this addition is 8,366 square feet and the
smallest lot width is 58.37 feet.
th
Density. The total area of the 5 Addition is 61.5 acres. This total includes 11.93 acres of
single-family residential lots, 2.9 acres of residential right-of-way, 0.31 acres of wetland,
and 46.69 acres of outlots. Residential Density is therefore calculated as 61.5 – 0.31
th
Wetland = 61.19 net acres / 43 units = 1.42 units per acre for the 5 Addition.
4
Outlots. An explanation of ownership and purpose of Outlots A-I is below.
Outlot I (21.05 acres) will be retained by Lennar for future platting.
Outlots B, G, F, H will be owned by the City for a trail (Outlots F and G), stormwater
management (Outlot H) and a sanitary sewer lift station and stormwater management
basins (Outlot B).
Outlots A, C, D and E will be HOA owned and maintained.
The Final Plat must be updated to reflect required City easements as noted in the City
Engineer’s memo.
Parkland Dedication. As approved with the Preliminary Plat, the developer is required
to dedicate 8.8 acres of land or pay a cash contribution of $611,457.00 for the entire
preliminary plat area (291 lots) and dedicate a total of 8,085 lineal feet of trails with a 30-
foot wide corridor, less a 5,010-foot buffer encroachment. For this phase, the developer
would be required to pay a cash contribution of $90,343.00, calculated as follows: 43 lots
at $2,101.00 per lot.
A 30-foot-wide trail corridor was required to be dedicated to the City centered on public
trails in the development and the value of the dedicated land was to be credited toward
th
any fees in lieu of parkland dedication. The 5 Addition includes the trail corridor
location, and therefore a reduction/credit toward the cash contribution is necessary.
th
Landscaping. The developer has provided landscaping plans for the 5 Addition, which
are attached hereto. The City’s Landscape Architect has reviewed the landscape plans
and has found the plans lacking in sufficient information to recommend unconditional
approval.
The City approved an amendment to the Royal Golf Development Agreement which
allowed the total number of trees in the development to be reduced from 3,800 warrantied
trees to 2,912 warrantied trees, provided that the developer plant a minimum of two trees
per villa lot and four trees per single-family traditional home lots. Further, the developer
would reduce the number of trees required to be planted within the entire subdivision
from 2,912 to 1,943 provided that the developer pay a park dedication fee of $500.00 per
2.5-caliper-inch tree in lieu of planting the difference of 969 trees.
The landscape plan as provided does not fully depict what would be the requirement, if
th
any for the 5 Addition. It is a condition of approval that the landscape plan be updated
so that the City’s Landscape Architect can make a determination on any required park
th
dedication fee for the 5 Addition.
Street Design. The street design is generally consistent with that shown on the
Preliminary Plat and PUD and does not change the character of the Plat and PUD. All
improvements are the responsibility of the developer.
Final Plat approval should be consistent upon the developer dedicating right of way along
th
the full length of 20 Street North to provide a minimum 40-foot wide right of way from
th
the existing roadway centerline. A new access to the site is proposed from 20 Street
th
North, aligned with the intersection at 20 Street Court North.
The Final Plat approval should be contingent upon the developer constructing a dedicated
right turn lane meeting State Aid design standards at Royal Boulevard North.
5
th
A dedicated right turn lane along 20 Street North will be required at the intersection of
Masters Street as part of the next phase of the development.
The City Engineer recommends that both turn lanes be required to be constructed
th
concurrently, as part of the 5 Addition, for the safety and convenience of the public.
Street Naming. While the names have already been approved through the Preliminary
Plat process, it was a condition of approval that the Final Plat include street names as
approved by Council. The names have been approved.
Engineering Comments. The City Engineer review memo dated November 17, 2022 is
attached to this report for your review and consideration.
Fire Chief Comments. The Fire Department review memo dated November 8, 2022 is
attached to this report for your review and consideration.
Landscape Architect Comments. The City’s Landscape Architect review memo dated
November 15, 2022 is attached to this report for your review and consideration.
Preliminary Plat Conditions. The following explains how Preliminary Plat conditions
have been met (Staff comments italicized and bold).
1. That cross-access easements be recorded between the owner of the golf
course/golf club and the HOA to permit HOA and resident access to the future
fitness center, clubhouse and other amenities by the HOA residents over the
clubhouse entrance drive and parking lot and trails. Comment: This easement has
been granted.
2. Any expansion to the Royal Golf Club clubhouse or intensification of its use shall
require a conditional use permit. Comment: Conditional Use Permit approved in
2022.
3. That there shall be no encroachments to drainage and utility easements on
residential lots other than those reviewed and approved by the City Engineer and
upon execution of an easement encroachment agreement. Comment: Staff has
included this as a recommended condition of approval.
4. That the developer prepares an exhibit that clearly identifies the proposed
setbacks for specific lots within the development. Comment: The developer shall
provide an exhibit which outlines setbacks within the development. Comment:
th
Because this has not been provided for the 5Addition, a recommended
condition of approval is provided.
5. Prior to the execution of a Final Plat for any phase of the development by City
officials, the Developer shall enter into a Developer’s Agreement for that phase
acceptable to the City Attorney and approved by the City Council that delineates
who is responsible for the design, construction, and payment of the required
improvements with financial guarantees therefore. Comment: A development
agreement will be prepared by Staff and approved by both the developer and
City Council.
6. Each phase of the Royal Golf Club at Lake Elmo shall be incorporated into the
Common Interest Agreement concerning management of the common areas and
establish a homeowner’s association which shall be submitted in final form to the
Planning Director before any building permit may be issued for any structure in
6
any phase of the development. Said agreement shall comply with Minnesota
Statues 515B-103, and specifically the provisions concerning the transfer of
control to the future property owners. The HOA documents shall include required
maintenance of wetland buffers. Comment: The Common Interest Agreement
(or equivalent approved by the City Attorney) will need to be updated to include
Royal Golf Club at Lake Elmo 5th Addition and approved by the City Attorney
prior to recording of the Final Plat.
7. That the HOA documents include architectural requirements that require 4-sided
architecture and garages facing the public right-of-ways to have windows and/or
st
other architectural features. Comment: Consistent with the 1Addition through
rd th
3Addition, the 5Addition of Royal Golf Club at Lake Elmo shall be added
into the HOA documents that establish the architectural standards consistent
with this condition. The City Attorney may approve an equivalent alternative as
Lennar is not the original developer. The Applicant shall furnish this language
th
to the City Staff for review prior to any building permit being issued for the 5
Addition.
8. The applicant shall enter into a landscape license and maintenance agreement
with the City that clarifies the individuals or entities responsible for any
landscaping installed in areas outside of land dedicated as public park and open
space for each platted phase of the development. Comment: This has been added
th
as a recommended condition of approval of the 5Addition Final Plat.
9. That the HOA be responsible for the maintenance of all landscape walls that cross
residential property lines or publicly owned Outlots or rights-of-way and that the
walls be contained within a landscape easement. Comment: This has been added
th
as a recommended condition of approval of the 5Addition Final Plat.
10. The developer shall provide for an HOA owned and maintained children’s play
structure or other similar improvement near the HOA fitness center as discussed
by the developer during the PUD concept review. Comment: Condition met on
nd
Royal Golf 2Addition Outlot D.
11. That a fee in lieu of park land dedication be paid to the City based upon an
appraisal by an appraiser to be chosen by the City and paid for by the developer.
Also, that a 30 ft. wide trail corridor be dedicated to the City centered on public
trails in the development and that the value of the dedicated land be credited
toward any fees in lieu of parkland dedication. The park land dedication shall not
include wetlands, wetland buffer area, and no credit will be given for land beyond
the 30 ft. centered on public trails. And lastly, that the cost of constructing any
public trails within the dedicated park land be credited towards any fees in lieu of
park dedication. Comment: The portion of park land dedication fee due for the
th
5Addition Final Plat has been calculated. Given that there is a portion of the
30-foot wide trail corridor in this phase, as credit may be necessary and the
final amount for park land dedication shall be included in the Development
Agreement.
12. That a trail phasing plan be submitted by the developer to be approved by City
Staff and that the public trails be constructed within each phase prior to building
th
permits being issued for that phase of development. Comment: The 5Addition
7
includes a portion of the trail. This condition will be met with this phase of
development.
13. That a 10’ wide trail segment be provided from Palmer Drive (on preliminary
plans) to the east edge of the plat within the County Right-of-Way. Comment:
This condition is being met.
14. That the Tree Preservation Plans and Preliminary Landscape Plans be updated to
comply with the City’s tree preservation requirements and the City’s landscape
requirements for review and approval by the City prior to recording the Final Plat.
Comment: The developer will submit updated Tree Preservation and
Landscape Plans to be approved by the City. This is a recommended condition
th
of approval of the 5Addition.
15. The developer consider woodland management and pollinator friendly native
seeding in lieu of some required tree preservation replacement tree requirements
as recommended by the City’s Landscape Architect. Comment: The developer
requested and the City approved a Development Agreement amendment which
no longer requires that trees planted within single family lots be warrantied.
This reduced the number of trees required within the development from 3,800 to
2,900. The developer also submitted, and the City approved a preliminary
landscape plan which further reduces the number of trees within the
development from 2,900 to 1,943. The developer will be required to pay a park
land dedication fee of $500 per 2.5 caliper inch tree not planted within each
addition, totaling $478,500 for the entire development. The portion of park land
th
dedication fee associated with the 5Addition will be determined once updated
Tree Preservation and Landscape Plans are provided. This is a recommended
th
condition of approval of the 5Addition. The final amount will be included in
the Development Agreement.
16. All changes and modifications to the plans requested by the City Engineer in the
Engineer’s report dated, March 8, 2017 and June 1, 2017 shall be incorporated
into the preliminary plat and PUD plans. Comment: The City Engineer requires
further updates before the construction plans may be approved. This is a
th
recommended condition of approval of the 5Addition.
17. The Preliminary Plat approval is conditioned upon the applicant meeting all City
standards and design requirements unless specifically addressed otherwise in this
resolution. Comment: It is a recommended condition of Final Plat approval that
the developer meet all City standards and design requirements.
18. The developer shall comply with all comments identified within the Washington
County letter dated March 6, 2017, including providing an additional 17 feet of
right-of-way along 10th Street N. and constructing turn lane improvements
meeting Washington County standards at the developer’s sole expense.
Comment: This condition does not apply to the 5th Addition.
19. That the preliminary PUD Plans be approved by Valley Branch Watershed
District and that evidence be provided that all conditions attached to a Valley
Branch Watershed District permit be provided prior to the commencement of any
grading activity on the site. Comment: The preliminary PUD Plans were
approved by the Valley Branch Watershed District,
8
20. That open space within the shorelands of the residential development be protected
with a conservation easement and that conservation easements be provided for
review by the City Attorney and to be executed prior to Final Plat approval.
Comment: None of the identified outlots from the Preliminary Plat are located
th
within the 5Addition Final Plat; therefore this condition does not apply to the
5th Addition Final Plat.
21. That golf carts shall be prohibited on city streets and city trails unless specifically
allowed by City Ordinance. The City approved an ordinance which allows golf
carts on local streets through the adoption of Ordinance 08-209 on May 15, 2018.
22. Prior to the issuance of building permits all wetland buffers shall be delineated
and identified via staking or signage that is acceptable to the City. Comment:
This is a recommended condition of Final Plat approval.
23. The applicant must provide the city a letter of approval to perform the proposed
work in the gas pipeline easement within the development area as a condition of
th
preliminary plat approval. Comment: This condition is not applicable to the 5
Addition.
24. Prior to the construction of any subdivision identification signs or neighborhood
markers within the development, the developer shall submit sign plans for review
and obtain a sign permit from the Planning Department. Comment: This is a
recommended condition of Final Plat approval.
25. That the preliminary plat be updated to include street names that are consistent
with the City’s street naming ordinance and approved by the City Council.
Comment: This condition is met.
26. The developer shall follow all of the rules and regulations spelled out in the
Wetland Conservation Act and shall acquire the needed permits from the
appropriate watershed districts prior to the commencement of any grading or
development activity on the site. Comment: This is a recommended condition of
Final Plat approval.
27. The developer shall enter into a separate grading agreement with the City prior to
the commencement of any grading activity in advance of Final Plat and PUD plan
approval. The City Engineer shall review any grading plan that is submitted in
advance of a Final Plat and said plan shall document extent of any proposed
grading on the site. Comment: This condition will be met.
28. The developer shall submit a revised preliminary plat and plans meeting all
conditions of approval. All of the above conditions shall be met prior to the City
accepting an application for Final Plat. Comment: This condition has been met.
th
29. That approval of the preliminary plat be contingent on Street D access to 10
th
Street. Comment: This condition has been met and does not apply to the 5
Addition.
30. That the Royal Golf Club development will not have street lights except at street
intersections and cul-de-sacs. Comment: This is a recommended condition of
Final Plat approval.
31. That the developer work with the adjacent property owners to get an agreement in
place for screening and that it be incorporated into the final landscape plans.
Comment: This condition has been met.
9
32. That the developer address the Public Works Director’s concerns as they pertain
to the lift station designs as identified in a Public Works memorandum dated
5/19/2017. Comment: This condition has been met.
33. That a $1,000,000 donation to the Parks fund will be made with the phase of
development when the former Tartan Park ballfields are no longer able to be used
by the City. Comment: This condition has been met.
Recommended Findings. Staff recommends the following findings:
1. That all the requirements of City Code Title 103 – Subdivision Regulations and Article
XVII Planned Unit Development Sections have been met by the Applicant.
th
2. That the Royal Golf Club at Lake Elmo 5 Addition Final Plat and PUD Plans are
generally consistent with Preliminary Plat and PUD Plans approved by the City of Lake
Elmo on June 6, 2017.
th
3. That the Royal Golf Club at Lake Elmo 5 Addition Final Plat and PUD Plans are
consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for
this area.
th
4. That the Royal Golf Club at Lake Elmo 5 Addition Final Plat and PUD Plans generally
comply with the City’s GCC - Golf Course Community zoning districts as modified by
the PUD regulations.
th
5. That the Royal Golf Club at Lake Elmo 5 Addition Final Plat PUD Plans comply with
the City’s subdivision ordinance.
th
6. That the Royal Golf Club at Lake Elmo 5 Addition Final Plat and PUD Plans comply
with the City’s Planned Unit Development Regulations.
th
7. That the Royal Golf Club at Lake Elmo 5 Addition Final Plat and PUD Plans comply
with the City’s Engineering Standards, except where noted in the review memorandum
from the City Engineer dated November 17, 2022 and modified by PUD regulations.
8. That the Royal Golf Club at Lake Elmo 5th Addition Final Plat and PUD Plans generally
comply with other City zoning ordinances, shoreland, and erosion and sediment control,
except as noted in this staff report and review memorandum from the City Engineer dated
November 17, 2022.
th
9. That the Royal Golf Club at Lake Elmo 5 Addition Final Plat and PUD Plans generally
comply with the City’s landscaping and tree preservation ordinances, except as noted in
the Landscape Architect’s review memorandum dated November 15, 2022, providing
some flexibility to the Applicant to allow for woodland management and pollinator
friendly native seeding in lieu of some required tree replacement in order to avoid
possible detriment caused by over planting.
rd
10. That the Royal Golf Club at Lake Elmo 3 Addition Final Plat and PUD Plans achieve
multiple identified objectives for planned developments within Lake Elmo.
th
11. That the proposed Final Plat and PUD Plans are for the 5 Addition of 43 single family
residential units of a 291-unit total residential golf course community Planned Unit
Development on 103.7 acres of land (of 231 acres total) located on the former 3M Tartan
Park properties.
12. That the Final Plat and PUD Plans will be located on property legally described on the
th
attached Final Plat as Outlot B, the Royal Golf Club at Lake Elmo 4 Addition.
10
13. That there has been significant public testimony that 20th Street is already dangerous
without the additional traffic and that the City and developer need to explore ways to
make the road safer.
14. That the proposed PUD will allow a more flexible, creative, and efficient approach to the
use of the land, and will specifically relate to existing zoning district standards in the
following manner (with exceptions as noted):
a. Setbacks:
i. Royal Golf Club at Lake Elmo Setbacks
15. 16. 100 Ft. 17. 80-90 Ft. 18. 55-65 Ft.
Wide Lots Wide Lots Wide Lots
19. Front 20. 30 ft. 21. 30 ft. 22. 20 ft. for
side loaded
garages, or 25’
23. Side 24. 10 ft. 25. 10 ft. 26. 10ft.
house/5ft. garage
or 7.5 ft./7.5 ft.
27. Corner 28. 15 ft. 29. 15 ft. 30. 15 ft.
Side
31. Rear 32. 30 ft. 33. 30 ft. 34. 20 ft.
a. Maximum Impervious Coverage: The maximum impervious coverage for 55-65’
wide lots shall be 50%. All other lots shall have a maximum impervious coverage of 40%.
b. Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the development
shall be 6,600 sq. ft.
c. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in area at the
ground floor level except by conditional use permit. The width of the visible garage door area
when closed shall not exceed 60% of the principal building façade (including garage)
fronting on the primary street.
d. Subdivision Identification Signs: The Royal Golf Club at Lake Elmo residential
subdivision shall be allowed up to a maximum of 4 subdivision identification signs, including
the identification sign for the golf course entrance, not to exceed 24 sq. feet in sign area each,
located no closer than 10 feet to any public right-of-way. In addition, neighborhood
identification markers (pillars) shall be permitted to be no larger than 2 ft. x 2 ft. to identify
the development logo and the name of the neighborhood. Additional subdivision signs should
be considered for a subdivision of this size.
Recommended Conditions of Approval. Staff recommends the following conditions of
approval:
1. That there shall be no encroachments to drainage and utility easements on residential lots
other than those reviewed and approved by the City Engineer and upon execution of an
easement encroachment agreement.
2. Prior to the execution of Final Plat, the Developer shall enter into a Developer’s
Agreement acceptable to the City Attorney and approved by the City Council that
11
delineates who is responsible for the design, construction, and payment of the required
improvements with financial guarantees therefore.
3. That the developer prepares an exhibit that clearly identifies the proposed setbacks for
specific lots within the development.
th
4. The Royal Golf Club at Lake Elmo 5 Addition shall be incorporated into a Common
Interest Agreement concerning management of the common areas and establish a
homeowner’s association (HOA) which shall be submitted in final form to the Planning
Director before any building permit may be issued for any structure in any phase of the
development. Said agreement shall comply with Minnesota Statues 515B-103 and
specifically the provisions concerning the transfer of control to the future property
owners. The HOA documents shall include required maintenance of wetland buffers.
The final form of the HOA shall be approved by the City Attorney.
5. That the HOA documents include architectural requirements that require four-sided
architecture and garages facing the public rights-of-way to have windows and/or other
architectural features.
6. The applicant shall enter into a landscape license and maintenance agreement with the
City that clarifies the individuals or entities responsible for landscaping.
7. That the HOA be responsible for maintenance of all landscape walls that cross residential
property lines or publicly owned Outlots or rights-of-way and that the walls be contained
within a landscape easement.
8. That the developer consider woodland management and pollinator friendly native seeding
in lieu of some required tree preservation replacement tree requirements as recommended
by the City’s Landscape Architect.
9. That the Tree Preservation and Landscape Plans be updated to comply with the City’s
requirements pursuant to the City Landscape Architect’s memo dated November 15,
2022.
10. That a fee in lieu of park land dedication be paid to the City to comply with the required
park land dedication for the Royal Golf Club at Lake Elmo.
11. That the developer pay a parkland dedication fee equal to $500 per 2.5 caliper inch
required in lieu of some required tree preservation replacement tree requirements, totaling
an amount determined by the City and included in the Development Agreement. This is
in lieu of planting the required number of trees required. This fee is calculated as follows:
$500.00 multiplied by the number of 2.5-caliper inch trees not planted within the entire
subdivision, divided by 291 single family lots within the entire subdivision, multiplied by
th
43 single family lots within the 5 Addition.
12. All changes and modifications to the plans requested by the City Engineer in the
Engineer’s review memo dated November 17, 2022 shall be met and plan updates
reflected in the Final Plat to be recorded and the approved construction plans.
13. The existing temporary drainage and utility easement must be vacated over Lots 2-5,
Block 2.
14. The Final Plat shall not be recorded until the City Engineer approves the final
construction plans.
15. In accordance with the Preliminary Plat approval, the developer must
pay $25,000 to the city to offset the costs of ongoing maintenance of the new lift
station.
16. The Final Plat shall not be recorded until the City Engineer approves the final
construction plans.∙ No construction on the Project may begin until the applicant has
received City Engineer approval for the Final Construction Plans; the applicant has
12
obtained and submitted to the City all applicable permits, easements and permissions
needed for the project; and a preconstruction meeting has been held by the City’s
engineering department.
17. Final Plat approval is contingent upon the developer dedicating right‐of‐ way along
the full length of 20th Street North to provide a minimum 40‐foot‐wide right‐of‐way
from the existing roadway centerline. The Final Plat, Site Plans, Grading Plans and
Construction Plans must all be revised to clearly show the existing centerline location,
existing right‐of‐way, and proposed right‐of‐way dedication.
18. Final Plat approval is contingent upon the developer constructing as part of the project
and at the developer’s sole cost, a dedicated right turn lane meeting State Aid design
standards at Royal Boulevard North. ∙
19. A dedicated right turn lane along 20th Street North will be required at the intersection of
Masters Street as part of the next phase of the development.
20. Final Plat approval is contingent upon the developer constructing a new sanitary sewer
lift station in accordance with the plans and specifications as prepared by the city. The
plans and specifications provided by the city must be incorporated into the construction
plans for the development project and included in the construction costs for the
development security.
21. The Final Plat and PUD Plans approval is conditioned upon the applicant meeting all City
standards and design requirements unless specifically addressed otherwise in this
resolution.
22. Prior to the City issuing building permits, all wetland buffers shall be delineated and
identified via staking or signage that is acceptable to the City.
23. Prior to the construction of any subdivision identification signs or neighborhood markers
within the development, the developer shall submit sign plans for review and obtain a
sign permit from the Planning Department. Any amendments to the finding regarding
signs indicated in this Resolution shall be subject to a PUD amendment or variance.
24. That the Final Plat include street names as approved by Council.
25. The developer shall follow all of the rules and regulations spelled out in the Wetland
Conservation Act and shall acquire the needed permits from the appropriate watershed
districts prior to the commencement of any grading or development activity on the site.
26. That the Royal Golf Club development will not have street lights except at street
intersections and cul-de-sacs.
RECOMMENDATION:
Staff recommends that the Planning Commission recommend approval of the Royal Golf
th
Club at Lake Elmo 5 Addition Final PUD Plans based on the findings of fact and
conditions outlined in the Staff Report.
“Move to recommend approval of the Royal Golf Club at Lake Elmo 5th Addition
Final PUD Plans based on the findings of fact and conditions outlined in the Staff
Report.”
ATTACHMENTS:
1. Final Plat Application and Plans
2. City Engineer’s Review Memo – November 17, 2022
3. Fire Department Review Memo – November 8, 2022
4. Landscape Architect’s Review – November 15, 2022
13
FOCUS ENGINEERING, inc.
MEMORANDUM
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
Date: November 17, 2022
To: Molly Just, Planning Director Re: Royal Golf Club 5th Addition – Final Plat
Marty Powers, Public Works Director Engineering Review Comments
Cc: Chad Isakson, P.E., Assistant City Engineer
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Royal Golf Club 5th Addition. Final Plat/Final Construction
Plans were received on October 31, 2022. The submittal consisted of the following documentation:
Royal Golf Club 5th Addition Final Plat, Sheets 1 not dated, prepared by Carlson McCain.
Royal Golf Club 5th Addition Construction Plans, Sheets 1‐20, dated October 19, 2022.
Royal Golf Club 5th Addition Landscape Plans, L1 dated October 21, 2022, by Pioneer Engineering.
Royal Golf Club 5th Addition Specifications, dated October 19, 2022
Royal Golf Club Grading Plans, Sheets 1‐22, dated October 19, 2022.
Royal Golf Club Stormwater Management Plan revised October 19, 2022.
STATUS/FINDINGS: Please see the following engineering review comments relating to the Final Plat application
and Final Construction Plans.
FINAL PLAT AND EASEMENTS: ROYAL GOLF CLUB 5TH ADDITION
Right‐of‐way dedication. Final Plat approval must be contingent upon the developer dedicating right‐of‐
way along the full length of 20th Street North to provide a minimum 40‐foot‐wide right‐of‐way from the
existing roadway centerline. The Final Plat, Site Plans, Grading Plans and Construction Plans must all be
revised to clearly show the existing centerline location, existing right‐of‐way, and proposed right‐of‐way
dedication. As submitted the right‐of‐way dedication being proposed is unclear.
Site Access. A new access to the site is proposed from 20th Street North, aligned with the intersection at
20th Street Court North. This proposed access is consistent with the approved preliminary plat.
Intersection Improvements. Final Plat approval must be contingent upon the developer constructing as
part of the project and at the developer’s sole cost, a dedicated right turn lane meeting State Aid design
standards at Royal Boulevard North. The 5th Addition construction plans include a dedicated right turn
lane as required. The construction plans were incomplete and will require revisions prior to city approval.
Intersection Improvements for next Phase. A dedicated right turn lane along 20th Street North will also be
required at the intersection of Masters Street as part of the next phase of the development. It is
recommended that both turn lanes be required to be constructed concurrently as part of the 5th Addition
for the safety and convenience of the public.
Sanitary Sewer Lift Station. Final Plat approval must be contingent upon the developer constructing a new
sanitary sewer lift station in accordance with the plans and specifications as prepared by the city. The plans
and specifications provided by the city must be incorporated into the construction plans for the
development project and included in the construction costs for the development security.
PAGE 1 of 3
Contribution for Lift Station Maintenance. In accordance with the Preliminary Plat approval, the developer
must pay $25,000 to the city to offset the costs of ongoing maintenance of the new lift station.
Trail Connectivity. Final Plat approval must be contingent upon the developer constructing the 10‐ft‐wide
bituminous trail connection between Outlot F and Outlot G. The Royal Golf Club 5th Addition Final Plat
must be revised to include a portion of Outlot D (4th Addition) to dedicate to the city a 10‐ft‐wide
bituminous trail within a minimum 30‐ft wide Outlot as required by the preliminary plat approval. A trail
segment is required through Outlot D (4th Addition) to connect the city trail segments in Outlots F and G,
(5th Addition). Outlot D (4th Addition) is currently owned by Royal Golf Development Inc.
Outlot A, C, D and E will be HOA owned and maintained. Drainage and utility easements over privately
owned Outlots have been shown on the Plat. The Plat must be revised to provide an additional drainage
and utility easement over portions of Outlot D and Outlot I to incorporate the 100‐year HWL for the low
area behind Lots 266 and 267 as shown on the grading plans.
Outlot B will be city owned and will contain a sanitary sewer lift station and stormwater management
basins. Outlot B must be expanded to incorporate the 100‐year HWL elevations of the ponds, drainage
structures and approaching drainageway.
Outlot F and G will be city owned and will contain a 10‐ft‐wide bituminous trail within a minimum 30‐ft
wide Outlot as required by the preliminary plat conditions of approval.
Outlot H will be City Owned and will contain stormwater management basins. Outlot H must be expanded
to incorporate the 100‐year HWL elevations of the ponds and drainage structures.
Outlot I will be developer owned for future platting.
Outlot ownership must be clearly shown of the Site Plans and Grading Plans. As submitted the Outlots
contain multiple labels accrued over the various development phases that must be corrected.
Drainage and utility easements are required over all storm sewer, sanitary sewer and watermain not
located on city owned Outlots and right‐of‐way, minimum 30‐feet in width, 15 feet from centerline on
each side of pipe. All emergency overflow elevations must be fully protected by drainage easement.
Easements must be clearly shown on the Final Plat, Site Plans, Utility Plans and Grading Plans. Easements
have generally been provided as required. Revisions may be necessary as the plans are finalized or
additional width may be required to adjust for greater pipe depths.
All easements as required by the City Engineer and Public Works Director shall be documented on the Final
Plat prior to the release of the Final Plat for recording. Additional rear yard easements will be required to
protect drainage swales extending across more than one lot.
All off‐site easements as required by the City Engineer and Public Works Director to complete any off‐site
improvements must be provided in the city standard form of easement agreement and provide to the city
prior to scheduling a preconstruction meeting.
Easement Vacation Required. As part of the Final Plat, the existing temporary drainage and utility
easement must be vacated over Lots 2‐5, Block 2. The temporary easement was created as part of the 3rd
Addition to address temporary grading and storm water management.
The Final Plat shall not be recorded until the City Engineer approves the final construction plans.
No construction on the Project may begin until the applicant has received City Engineer approval for the
Final Construction Plans; the applicant has obtained and submitted to the City all applicable permits,
easements and permissions needed for the project; and a preconstruction meeting has been held by the
City’s engineering department.
FINAL CONSTRUCTION PLANS
Final Construction Plans and Specifications must be prepared in accordance with the latest version of the
City Engineering Design Standards Manual, dated January 2022, using City details, plan notes and
specifications and meeting City Engineering Design Guidelines.
A detailed existing conditions plan is required as part of the grading plans, site plans and utility plans.
Existing conditions must be fully detailed for a distance of 150 feet from all construction limits including
the 20th Street turn lanes.
Turn lane plans must be presented in larger scale and fully dimensioned and labeled.
PAGE 2 of 3
Public streets must be designed to meet the City’s Engineering Design Standards including minimum 60‐ft
right‐of‐way and 28‐ft. street width, meeting minimum cul‐de‐sac dimensions, and meeting horizontal and
vertical street geometric standards.
The grading plans show the proposed lot layout for the next development Phase and the developer is
requesting to grade both phases concurrently. In reviewing the future lot layout, Lots 253, 253A and 254
must be revised to provide minimum rear yard lot width of 30 feet.
Separate Grading Plans must be submitted for the 5th Addition with city standard details and plan notes
revised to meet current City Engineering Design Standards dated January 2022.
The site plan is subject to a storm water management plan meeting State, VBWD and City rules and
regulations. Storm water and storm sewer facilities proposed as part of the site plan to meet permitting
requirements must be constructed in accordance with the City Engineering Design Standards.
A VBWD permit was approved for the development with conditions (Permit #2017‐06) including a
requirement to reconstruct portions of the VBWD project 1007 storm sewer pipe. Reconstruction of this
pipe will be required as part of the 5th Addition Improvement.
Clarify the existing VBWD drainage and utility easement on the grading plans and site plans. The existing
easement must be clearly shown and labeled.
Revise grading plans to provide city minimum easements for FES #606 and its approaching drainage way.
Revise the storm sewer run from FES #606 to FES #607 such that the pipe does not cross over the VBWD
storm sewer pipe (per the approved preliminary plans).
All storm water facilities, including storm water ponds and infiltration basins have been placed in Outlots
dedicated to the city as required for maintenance purposes. The Stormwater Facility Outlots must fully
incorporate the 100‐year HWL, 10‐foot maintenance bench and all maintenance access roads. Revisions to
the plans will be required for Ponds #30 and #31 and Ponds #40 and #41.
The grading plans must be revised to correct all 100‐year HWL contours around all stormwater basins. Add
100‐year HWL contour for the Outlot D low area behind lots 266 and 267. Add drainage and utility
easement to incorporate 100‐year HWL on Outlot D and adjacent lots.
The grading plans must be revised to lower Pond #40 and #41 NWL and HWL elevations to the approved
preliminary plat elevations. The higher elevations may provide additional groundwater pressures on the
adjacent lift station.
The grading plans must be revised around Pond #40 to restore the maintenance access road as approved
per the preliminary grading plans.
All lots must have the minimum floor elevation at least 2 feet above adjacent 100‐year HWL and the 100‐
year HWL shall not encroach onto any lot. All lots must have the low opening elevation at least 1 foot
above any adjacent emergency overflow elevation. Lots 1‐3, Block 3 low floor elevations must be revised.
Stormwater Ponds must be constructed meeting City standards. Stormwater Wet Ponds are required to
have a minimum of 3 feet in depth to the NWL, constructed with 3:1 side slopes and both a 10:1 aquatic
bench and a 10:1 maintenance bench. Designated maintenance access roads, 20 feet in width, must be
provided for all storm water facilities with slope no greater than 10%. Both the NWL and 100‐year HWL
elevations and contours must be shown on the plans.
The 100‐year HWL elevation and contour must be calculated and placed on the plans for all rear yard catch
basins. Drainage and utility easements must fully include the localized 100‐year HWL.
The maximum curb run prior to a catch basin is 350 feet.
The storm sewer system shall be designed to maintain a minimum 3 feet of pipe cover.
Drain tile is required as part of the city standard street section at all localized low points in the street. Drain
tile considerations may impact the storm sewer design and depth requirements at low points.
Correct existing grading and label contours along rear yards of Lots 2‐10, Block 2.
Label drainage and utility easement for WL‐9 on grading and site plans.
PAGE 3 of 3
Lake Elmo Fire Department
Memorandum
To: Molly Just, Planning Director
From: Dustin Kalis, Fire Chief
Date: 11/8/22
th
Re: Final Plat & Easement Vacation Royal Golf 5 Addition
The Lake Elmo Fire Department has completed a Final Plat & Easement Vacation Royal Golf 5th Addition
review based on submittals dated 10/20/22 with the following comments:
1) All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and
turning radiuses.
2) Developments of one or two family dwellings where the number of dwelling units exceeds 30 shall be
provided with two separate and approved fire apparatus access roads. The construction phasing plan
shall ensure two approved fire apparatus access roads are constructed and maintained throughout the
project.
3) An approved signage and marking plan shall be determined for all No Parking and Fire Lane access
roads.
4) Fire hydrants shall be provided in approved locations following review by Engineering and Public
Works.
5) Building address numbers shall be plainly visible from the street fronting the property and shall be a
contrasting color from the background.
Codes and Standards Used for this Review
This review is based on the following codes and standards as adopted and in effect in the State of Minnesota
at the time of plan submittal.
2020 Minnesota State Fire Code
Lake Elmo Fire Department Fire Code Policy
“Proudly Serving Neighbors & Friends”
Memo
File: 227701109
To: Molly Just, City of Lake Elmo Planning Director From: Sarah Harding, Landscape Architect
Subject: City of Lake Elmo Landscape Plan Review
Date: November 15, 2022
th
Royal Golf Club 5 Addition – Review #1
Submittals
Tree Preservation Plans, dated October 19, 2022, received October 31, 2022.
th
Location: Area near the intersection of 20 Street and Lake Elmo Avenue
Current Land Use Category: Golf Course Community Planned Unit Development (GC PUD)
Future Land Use Category: Golf Course Community (GC)
Adjacent and Surrounding Land Use: As required in the resolution of approval, there is a requirement that
the developer work with the adjacent property owners (Homestead Development) to have an agreement in
place for screening and that it be incorporated into the final landscape plans.
Special landscape provisions in addition to the zoning code: The Royal Golf Club Development and the
City agreed that the number of trees required to be planted within the development for tree replacement and
requirements per city ordinance was to be 2900 – as per the amendment to the development agreement. The
development agreement also states that the number of trees can be reduced by woodland management or
pollinator friendly techniques or the payment of $500 for parkland dedication requirements per 2.5-inch caliper
inch tree not planted.
Tree Preservation: 105.12.470
A revised tree preservation plan, based on Phase 3 grading changes, has been submitted that meets
Code requirements except contains changes on Sheet T25 to the ‘Total Tree Plot Assessment Areas
(Entire Site)’ table, for the tree assessment caliper inches per area which differs from the original
approved plans.
Provide the updated inventory sampling calculation documentation from the Forester that
coincides with the changes to the quantified caliper inches within these areas and an updated
Sheet T25 table.
Landscape Requirements: 105.12.480
th
A landscape plan has not been submitted for 5 Addition but is required. A landscape plan has not
been reviewed.
November 15, 2022
Molly Just
Planning Director
City of Lake Elmo
Page 2 of 2
Recommendation:
It is recommended that a condition of approval include:
Submit an updated tree preservation plans and/or updated tree inventory documentation.
th
Submit a landscape plan reflecting the 5 Addition improvements.
Stantec Consulting Services Inc.
Sarah Harding, PLA (MN)
City of Lake Elmo Municipal Landscape Architect
P: (952) 334-4838
E: sarah.harding@stantec.com