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Home My WebLink About#03 - Legends of Lake Elmo Sketch Plan1 STAFF REPORT DATE: 3/12/2024 WORKSHOP DISCUSSION TO: City Council FROM: Nathan Fuerst, AICP, Consulting Planner AGENDA ITEM: Sketch Plan Review – Legends of Lake Elmo Proposal by Landucci Construction REVIEWED BY: Jason Stopa, Community Development Director Clark Schroeder, Interim City Administrator Jenni Faulkner, Senior Consulting Planner BACKGROUND: The City is in receipt of a Sketch Plan application from Landucci Construction for the proposed Open Space development on three contiguous unaddressed properties south of the St. Croix’s Sanctuary development and West of Carriage Station. The proposal would consist of 50 single family residential units across 110 acres of undeveloped agricultural land located off 50th Street North corridor. The development is proposed to connect Linden Ave North from the St. Croix Sanctuary Development south to 50th St. North. The proposal would have a community septic system (outside of the MUSA boundary) and be connected to city water. A review of the concept plan and narrative supplied by the applicant is provided in the staff memos attached to this report. Additional information was received from the Applicant on February 26, 2024. The staff memos attached to this report do not consider those materials which are also attached to this report. ISSUE BEFORE THE CITY COUNCIL: The City has not approved a proposal for an OS PUD in years. Since PUD’s recognize the uniqueness of a site and the proposed development, they have different considerations and conditions. The City Council should provide feedback regarding the sketch plan and advise Landucci Construction on City preferences to move forward with the proposed development. ENTITLEMENTS REQUIRED: Staff have reviewed the concept level plan against the adopted 2040 Comprehensive Plan and the City’s Zoning and Subdivision standards. The site is zoned Rural Residential (RR) allowing a density of .1 units per acre and guided Rural Area Development (RAD) in the Comp Plan with a stated density range of .1 units per acre. The following approvals will be required for this project to be permitted: 1. Open Space Planned Unit Development (OS PUD) – The Applicant has requested greater flexibility than is allowed by the City’s OS PUD ordinance (Chapter 105.12, Article 17) which must be approved by a supermajority (4/5ths) vote. 2. Major Subdivision – Required by the City’s ordinance to subdivide the property and allow for dedication of easements and Rights of Way. 2 FISCAL IMPACT: There is no fiscal impact to the City at this time. The Applicant would be required to extend the public infrastructure serving the proposed development at their own expense. This sketch plat went to Parks Commission where they have recommended park dedication be satisfied with a cash payment. ANALYSIS: City Staff have worked with the Applicant, Nathan Landucci (Landucci Construction, Inc.), to review the requirements of the City’s OS PUD ordinance. The Applicant has owned this property for nearly a decade with intentions to develop it. The Applicant has submitted a proposal of 50 residential units and a narrative describing the requested flexibility. A staff memo dated February 15, 2024 containing a detailed review of the resubmitted proposal has been provided to the Applicant and is appended to this Staff Report. Of primary importance to the City Council is the request of the Applicant to deviate from standards in the OS PUD ordinance. Notably, by allowing more units than permitted by the OS PUD ordinance. The City Council can consider requests granting additional flexibility beyond that allowed its OS PUD ordinance by a supermajority or 4/5ths vote. The Density Bonus provisions in the City’s Planned Unit Development (PUD) ordinance (Chapter 105.12, Article 18) articulate guidelines for projects going through the normal (non-OP) PUD process. This section was revised earlier in 2023 and provides a point-based system that allows an additional 1% beyond the development’s allowed base density per amenity point (up to a maximum of 20%) as follows: 3 Additional amenity points can be issued by the City for amenities not in the table. The City Council will need to discuss the proposal and ultimately should provide guidance on whether there is support for the flexibility requested for the proposed development. Site Data: Total Acreage – 109.04 Acres Non-Buildable Area(s): 22.19 Acres • 5.15 Ac - Northern Natural Gas Easement • 17.76 Ac - Wetlands Buildable Land: 109.04 - 22.19 = 86.85 Acres Base density permitted by the OP PUD Ordinance: 0.45 units/ net acre. • Base Units for Legends of Lake Elmo: 0.45 x 86.85 acres = 39 residential units Gross Density: 50 units / 109.04 acres = .46 units/ gross acre Net Density: 50 units / 86.85 net acres = .58 units/ net acre Comprehensive Plan: The subject property is guided for Rural Area Development (RAD) in the City’s adopted Comprehensive Plan. The Density of RAD areas is required to be 1 unit per 10 acres, or 0.1 units/acre. However, the Comprehensive Plan states the following about Open Space PUDs: … This designation includes open space developments that are developed, or may be developed, with clustered housing and may be served by a community septic system. Open space developments generally average more than 1 residential unit per 10 acres and include a dedicated open space protected through a conservation easement…. It is presently staff’s interpretation that this development will not require a Comprehensive Plan amendment because open space developments are already considered by the Comprehensive Plan’s definition. Staff have requested confirmation of this interpretation from the Metropolitan Council. At the time of this report, staff have not yet received a response. PLANNED UNIT DEVELOPMENT FLEXIBILITY: The anticipated requests to deviate from City Code are summarized below: 1. 50 units vs. 39 units - Increased density from 39 unit (.45 units/net acre) to 50 units (0.58 units/net acre) 2. Impervious Surface - Increased unit density creates a need for flexibility from the impervious surface maximum. The Applicant proposes a total of 49.72 acres not dedicated to public open space be developed with a total of 31.88% impervious surfaces as opposed to 25%. 3. Minimum Lot Size - 1 lot is proposed by the Applicant to be less than the required minimum lot area of .5 acres. That lot will require additional flexibility. 4. Street Encroachment into the Buffer Area – The proposed street connection is not allowed by the OP ordinance to go into the buffer area surrounding the Hecker parcel. This will require flexibility as there may be alternatives for roadway alignment outside of the 200’ buffer surrounding that parcel. 4 ISSUES/CONSIDERATIONS: Lot Buffers The following buffers are required of OP developments: • 200-foot buffer from all adjacent property lines that abut an existing residential development or a parcel of land not eligible for future development as an open space planned unit development due to insufficient parcel area. • A 100-foot buffer from all adjacent property lines that abut land that is eligible for future development as an open space planned unit development. • If the development site is adjacent to an existing or approved OP development, the required buffer shall be equivalent to the buffer that was required of the adjacent development The OP ordinance treats the buffer area as a no-build zone. In 2 of the 3 OP developments that surround this proposed project, the City did allow residential lots up to the property line, but it does not appear that the “no build” zone has been equally enforced. While there are several options available to the City (easements, conditional PUD approvals, covenants, etc.) the practical concern remains enforcement. It is easiest to enforce buffers when they do not include residential lots. Lots 1-3 of Block 4 are of particular concern, as the buffer area is greater than the buildable area of those lots. It is possible that a redesign of the plan could include different housing types permitted in the OP to reduce the amount of private residential lot area in the no build buffers around the edges of this project. Street Encroachment into Hecker Property Buffer Area The following requirement is established for roadway alignment in OP developments: Streets shall not encroach into a required buffer area unless it can be demonstrated that such an alignment is necessary to achieve the goals outlined above, and that no equivalent option exists outside of the buffer. Driving surfaces that cross the buffer area at a 90 degree angle to provide current or future access to an adjacent property or boundary road shall be the only exception. The proposed street winds around the existing 10 acre Hecker property, with public right of way proposed 20 feet from the Hecker property’s northern boundary. This is contrary to the requirements of the OP district, as it appears that it might be possible to locate that road outside of the 200’ no build zone. It is possible that the roadway can be removed from that boundary area if other unit types or lot configurations are considered. Removal of some lots may allow for an increased distance between the road and Hecker property. City Ownership of Open Space City Staff do not support the dedication of the Open Space in this development to the City. Rather, it should remain under ownership of an HOA to require that entity maintain the common areas. 5 PLANNED UNIT DEVELOPMENT BENEFITS: • OS PUD will provide 50% open space preserved in perpetuity. • The proposed development will allow for water system looping and would make planned roadway and trail connections. • Walking trails will be provided for use by future residents. FEEDBACK DESIRED: The following questions are posed to provide feedback requested by the Applicant: • Is the development consistent with the intent of the Open Space Planned Unit Development ordinance? • Is the City Council supportive of the request for additional density? If so, is the Council supportive flexibility within the OS PUD without amenity points being considered? • What types of flexibility from the Zoning ordinance will the City Council be willing to support? Which flexibility wouldn’t be supported? • Water appropriations have been a topic recently discussed by the City Council. Under what circumstances might the City make a determination that the subdivision is premature? ATTACHMENTS: • Proposed concept plan and narrative • Supplemental information received 2/26/2024 • 2/15/25 - Planning Comment Memo – Sketch Plan Review • 11/30/23 - City Engineering Comment Memo • 11/30/23 - Washington County Comments • 10/3/23 - Assistant Fire Chief Comments • 10/10/23 - Valley Branch Watershed District Comments Narrative December 29, 2023 Legends of Lake Elmo is proposed as an open space development, located in the northeastern portion of the City, Section 1, Township 29N, Range 21W. The project property consists of 110.1 acres, bordered on the south by 50th Street, Tamarack Farm Estates and Carriage to the east, St. Croix Sanctuary to the north and large agricultural properties to the west. The site is best characterized as rolling open farm ﬁelds surrounded by existing mature oak stands, pines and wetlands and by far one of the nicest natural parcels in Lake Elmo. The property is located in the Southeast Quarter of Section 1, Township 29 North, Range 21 West, Washington County. The parcel id numbers are: 01.029.21.42.0003, 01.029.21.41.0001 & 01.029.21.43.0001. DENSITY / LOTS / ANTICIPATED PRICING The density of the project is based on the underlying zoning for an open space development. With a total gross area of 110.1 acres, the density allowed yields 50 units, which is what is proposed. The pricing of a house and lot package is expected to start at $1.2 MM based on our market research of similar comparable developments in the area. OPEN SPACE / TRAILS / SIDEWALKS The open space as proposed is predominately preserving high value wetlands, a tamarack swamp/island and mature hardwood forests/groupings with a majority of oak trees. The open space outlots are planned to be placed into a permanent conservation easement as well as a drainage and utility easement. Ownership of proposed outlots to be designated as HOA owned or city owned. An 8’ wide asphalt trail extension to the St. Croix Sanctuary Development is proposed to connect to their existing dead end trail/park area on the southwestern most part of their development. A 10’ wide asphalt trail is proposed between 50th Street and the St. Croix Sanctuary Development, trail system that connects to the county’s greater trail system, a 10’ leg off this main trail will connect Legends Development to Tamarack Estates to the east to allow for a secondary access out of their subdivision for emergency vehicles. This will also serve as another trail connection. The sidewalks for the project will follow along the proposed roadway, giving an equal quantity of road centerline to lineal foot of sidewalk. Sidewalk proposed to be on one side of the road, 8’ wide asphalt. With the proposed phasing plan the trail will be constructed and connected to both Tamarack Estates and St. Croix Sanctuary trail system with the ﬁrst phase. The remainder of the County 10’ wide trail will be installed and extended with future phases. Families from St. Croix Sanctuary, Carriage Station, Tamarack Estates, Tana Ridge, Fields of St. Croix and others will be able to be instantly connected by means of bicycle, running or walking loops with this design. PHASING We are proposing to ﬁnal grade the entire project with the ﬁrst phase of construction. The phasing for the home construction or ﬁnal plat will start from the south and work to the north. This will help limit the amount of activity of workers and construction vehicles through the St. Croix Sanctuary’s Development until the last phase of construction. A total of 18 lots are planned for the ﬁrst phase of the development. Phase one of the project will consist of mass grading the entire site and the street and utilities for phase one only. The water main is proposed to be installed to connect with St. Croix Sanctuary. Phase two and three streets, sidewalks, trails and utilities for the associated lots of those phases would be completed as those phases develop. Anticipated timing will depend upon market demand but is expected to encompass a 5 to 7 year time period for total buildout. STREETS The street design for the local roads are proposed as 28-ft in width, with concrete curb and gutter. Right of way is proposed as 60-ft in width to allow for adequate room for small utilities and water main. SANITARY SEWER AND TREATMENT SYSTEM The proposed conveyance of sewage is a gravity system that ultimately gets sewage to community septic system located on site map. The septic treatment system will consist of a series of septic tanks to settle out the solids of the sewage, much like a single-family system only larger. The multiple set of tanks will ensure a clear efﬂuent will be sent to ﬁrst a gravel ﬁlter system that will allow an initial biological action to occur removing waste in the efﬂuent. After the gravel ﬁlter the water is then sent to a drain ﬁeld that will allow further biological action to occur and allow natural soil layers to further ﬁlter and clean the water. There are additional controls, chemical treatment and the use of aeration that will also be utilized at the treatment facility to ensure the process meets all current codes for this type of system. WATER MAIN SYSTEM Each of the proposed home sites have been designed to be serviced with city water. The proposed water main system will help to create a looped water system, connecting the 50th Street System to the St. Croix Sanctuary’s system, which will help to improve water quality in the water main line and better ﬂow for ﬁre ﬂow protection to this and area developments. City hydrants will be a part of the water main system and will be spaced according to city and state requirements. EXISTING GAS PIPELINE There is a high-pressure gas main that bisects the parcel and will require permitting for crossing the main for road and for any utilities. We are experienced with this type of crossing and see no issues that would result from the proposed design. STORM SEWER AND PONDING The natural rolling nature of this site facilitates a design of storm ponding and inﬁltration systems. The storm design will allow for a treatment train of ponding, swales and inﬁltration areas to clean and reduce the impacts to the existing natural wetland features of the site. The storm sewer ponding facilities will be designed to meet both the State and Watershed Requirements for inﬁltration and for rate of runoff. The site has land locked basin(s) that the Watershed District recently conducted a study which subsequently lowered the ﬂood elevation for the wetlands located on this site. This will require the revision of the ﬂood boundary and a letter of map revision sent to FEMA for a few of the proposed lots as identiﬁed on the plan. HOME SETBACKS AND BUFFERING All proposed home construction will be limited to the setback as identiﬁed in the city code. Currently the plan as designed meets the setbacks and no variance is requested. LANDSCAPING With the homes being positioned in the open farm ﬁelds, the addition of trees in the boulevards and around ponding areas will be necessary to enhance the development. Berming will also be used in the ﬁnal design to decrease the impact of the new homes and for the future homeowners of the Legends Development. DEVELOPER/BUILDER/LANDOWNER Landucci Construction/Landucci Homes, Inc. Nathan Landucci landucnl@gmail.com; 651-894-2582 ENGINEER/PLANNER Larson Engineering Matt Woodruff/Mitch Honsa mwoodruff@larsonengr.com; (612) 308-0405 mhonsa@larsonengr.com; (651) 448-0931 SURVEYOR Cornerstone Land Surveying, Inc. Dan Thurmes dan@cssurvey.net; 651-275-8969 WETLAND BIOLOGIST Kjolhaug Environmental Melissa Barrett melissa@kjolhaugenv.com; 952-401-8757 FORESTRY ARBORIST Rehder Forestry Consulting Mark Rehder mark@rehderforestryconsulting.com; 612-760-3519 LANDSCAPE ARCHITECT Dreamscapes Landscape Design Jim Kalkes jimk@dreamscapesmn.com; 612-638-7944 COMMUNITY SEPTIC DESIGNER Stantec Eric Blazing eric.blasing@stantec.com; 651-428-8038 WETLAND #5 MANAGE 1 AREA=72,413 SQ.FT. WETLAND #6 MANAGE 2 (UNDER REVIEW) AREA=8,127 SQ.FT. WETLAND #4 MANAGE PRESERVE AREA=220,225 SQ.FT. WETLAND #3 MANAGE 1 AREA=113,741 SQ.FT. WETLAND #1 MANAGE 1 AREA=53,117 SQ.FT. WETLAND #7 MANAGE 2 AREA=24,202SQ.FT. WETLAND #8 MANAGE 2 AREA=1,253 SQ.FT. WETLAND #10 MANAGE 2 AREA=27,798 SQ.FT. WETLAND #11 MANAGE 1 AREA=220,569 SQ.FT. WETLAND B O U N D A R Y WETLAND #9 MANAGE 2 AREA=2,760 SQ.FT. WETLAND #2 MANAGE 1 AREA=29,573 SQ.FT. 93 6 934 948 9 4 8 94 4 9 4 4 94 4 94 4 94 4 944 914 9 1 4 914 914 9 1 4 9 1 4 91 4 9 1 6 916 9 1 6 916 91 6 9 1 6 9 1 6 916 916 92 4 9 0 4 9 0 6 9 0 8 9 1 2 9 1 4 918 918 91 8 918 918 9 1 8 918 9 1 8 918 91 8 9 1 8 918 918 9 1 8 9 1 8 918 918 918 9 1 8 92 2 9 2 2 922 922 9 2 2 922 922 922 922 922 924 9 2 4 924 924 9 2 4 924 9 2 4 92 4 924 924 926 9 2 6 926 926 926 926 926 9 2 6 926 92 6 926 928 9 2 8 928 928 928 928 9 2 8 928 928 92 8 928 92 8 932 928 928 926 926 92 6 926 9 2 6 926 924 9 2 4 92 4 92 4 924 9 2 4 9 2 4 922 922 9 2 2 92 2 92 2 91 8 9 1 6 91 6 9 1 6 916 916 91 6 916 9 1 6 916 9 1 6 9 1 6 9 1 4 91 4 914 914 9 1 4 914 9 1 4 914 9 1 2 9 1 2 912 912 9 1 2 912 9 1 2 912 9 0 8 90 8 908 908 90 8 908 90 6 906 906 90 6 906 9 0 4 9 0 4 904 904 904 90 2 90 2 90 2 9 0 2 90 2 92 2 8 9 8 8 9 8 8 9 8 89 6 8 9 6 8 9 6 8 9 4 8 9 4 8 9 4 8 9 2 89 2 89 2 92 6 928 92 4 924 922 9 2 2 9 2 2 9 2 2 922 92 2 92 2 92 2 922 924 92 4 9 2 4 924 92 4 92 4 92 4 926 9 2 6 9 2 6 926 926 92 6 9 2 6 92 6 926 9 2 2 922 922 928 92 8 9 2 8 9 2 8 9 2 8 92 8 932 932 93 2 9 3 2 908 908 908 934 9 0 6 906 906 924 934 9 3 4 9 2 6 9 0 8 9 2 8 936 904 904 904 902 902 902 89 8 898 89 6 896 908 90 8 912 9 3 6 912916 934 932 9 3 2 932 932 932 932 932 93 2 932 932 89 8 934 93 4 934 93 4 934 934 9 3 4 934 9 3 4 91 6 9 1 8 918 918 91 8 918 918 9 1 8 93 6 9 3 6 93 6 93 6 936 936 936 936 9 3 6 93 6 93 8 9 3 8 93 8 9 3 8 93 8 938 938 93 8 916 938 91 8 916 91 6 936 916 916 916 914 914 914 914 922 926 926 942 9 4 2 94 2 9 4 2 942 912 94 6 94 6 9 4 6 946 94 6 948 9 4 8 922 922 9 2 2 95 2 95 2 924 95 4 9 5 4 956 956 9 2 8 928 95 8 9 5 8 9 1 8 96 2 9 6 2 91 8 924 9 2 6 926 926 96 4 9 6 4 924 94 8 9 4 8 9 1 6 952 9 5 2 952 96 6 9 6 6 95 4 9 5 4 95 4 9 5 4 918 916 918 918 916 916 956 914 914 914 9 5 2 91 2 968 9 6 8 908 908 95 4 958 90 6 90 4 944 942 94 6 972 94 4 9 4 2 974 96 2 964 9 2 6 944 9 5 6 956 93 2 93 4 964 966 96 4 9 6 2 9 1 2 912 912 9 1 2 9 1 2 9 1 2 9 6 2 96 4 966 964 93 4 93 2 9 5 6 956 944 9 2 6 964 96 2 974 9 4 2 94 4 972 94 6 942 944 90 4 90 6 958 95 4 908 908 968 9 6 8 91 2 9 5 2 914 914 914 956 916 916 918 918 916 918 95 4 9 5 4 95 4 9 5 4 96 6 9 6 6 952 9 5 2 952 9 1 6 94 8 9 4 8 924 96 4 9 6 4 9 2 6 926 926 924 91 8 96 2 9 6 2 9 1 8 95 8 9 5 8 9 2 8 928 956 956 95 4 9 5 4 924 95 2 95 2 922 9 2 2 922 948 9 4 8 94 6 94 6 9 4 6 946 94 6 912 942 9 4 2 94 2 9 4 2 942 926 926 912 91 2 922 914 914 914 914 916 916 916 936 916 91 6 91 8 916 93 8 9 3 8 93 8 9 3 8 93 8 938 93 6 9 3 6 93 6 93 6 936 936 9 1 8 918 918 91 8 918 918 91 6 934 93 4 934 93 4 934 934 89 8 932 9 3 2 932 932 932 932 934 916 912 9 3 6 912 908 90 8 89 6 896 89 8 898 902 902 902 904 904 904 936 9 2 8 9 0 8 9 2 6 934 9 3 4 924 9 0 6 906 906 934 908 908 908 932 932 93 2 9 3 2 9 1 2 912 912 9 1 2 9 1 2 9 1 2 928 92 8 9 2 8 9 2 8 9 2 8 9 2 2 922 922 926 926 9 2 6 9 2 6 926 926 92 6 9 2 6 924 92 4 9 2 4 924 92 4 92 4 922 9 2 2 9 2 2 9 2 2 922 92 2 92 2 92 4 924 928 92 6 8 9 2 89 2 89 2 8 9 4 8 9 4 8 9 4 89 6 8 9 6 8 9 6 8 9 8 8 9 8 8 9 8 92 2 90 2 90 2 90 2 9 0 2 90 2 9 0 4 9 0 4 904 904 90 6 906 906 90 6 9 0 8 90 8 908 908 90 8 9 1 2 9 1 2 912 912 9 1 2 912 9 1 4 91 4 914 914 9 1 4 914 9 1 6 9 1 6 91 6 9 1 6 916 916 91 6 916 91 8 922 922 9 2 2 924 9 2 4 92 4 92 4 926 926 92 6 928 932 928 9 2 8 928 928 928 928 9 2 8 928 928 92 8 928 926 9 2 6 926 926 926 926 926 9 2 6 926 924 9 2 4 924 924 9 2 4 924 9 2 4 92 4 924 924 92 2 9 2 2 922 922 9 2 2 922 922 922 922 922 9 1 8 918 91 8 9 1 8 918 918 9 1 8 9 1 8 918 918 918 918 918 91 8 918 918 9 1 4 9 1 2 9 0 8 9 0 6 9 0 4 92 4 9 1 6 916 9 1 6 916 91 6 9 1 6 9 1 6 916 916 914 9 1 4 914 914 9 1 4 9 1 4 91 4 94 4 9 4 4 94 4 94 4 94 4 944 948 9 4 8 934 93 6 9 2 8 926 92 4 9 2 2 9 2 0 936 90 2 9 2 2 9 2 4 9 2 6 9 2 8 9 3 0 9 2 0 922 92 4 92 6 9 2 8 948 946 944 942 948 950 952 954 93 4 936 93 2 93 0 928 934 9 3 2 9 3 4 9 3 6 9 3 8 93493 6 92 6 93 2 93 2 93 4 93 6 9 5 2 9 5 4 9 5 6 9 5 8 9 6 0 9 6 2 9 6 4 9 6 6 95 2 95 4 95 6 95 8 95 0 OUTLOT A 5 6 7 18 8 9 10 11 12 17 15 15 14 13 50 48 46 45 44 43 31 32 33 34 28 29 30 42 41 27 26 OUTLOT A OUTLOT C OUTLOT D OUTLOT E OUTLOT C OUTLOT C 47 49 WETLAND #5 MANAGE 1 AREA=72,413 SQ.FT. WETLAND #6 MANAGE 2 (UNDER REVIEW) AREA=8,127 SQ.FT. WETLAND #4 MANAGE PRESERVE AREA=220,225 SQ.FT. WETLAND #3 MANAGE 1 AREA=113,741 SQ.FT. WETLAND #1 MANAGE 1 AREA=53,117 SQ.FT. WETLAND #7 MANAGE 2 AREA=24,202SQ.FT. WETLAND #8 MANAGE 2 AREA=1,253 SQ.FT. WETLAND #10 MANAGE 2 AREA=27,798 SQ.FT. WETLAND #11 MANAGE 1 AREA=220,569 SQ.FT. WETLAND B O U N D A R Y WETLAND #9 MANAGE 2 AREA=2,760 SQ.FT. WETLAND #2 MANAGE 1 AREA=29,573 SQ.FT. 93 6 934 948 9 4 8 94 4 9 4 4 94 4 94 4 94 4 944 914 9 1 4 914 914 9 1 4 9 1 4 91 4 9 1 6 916 9 1 6 916 91 6 9 1 6 9 1 6 916 916 92 4 9 0 4 9 0 6 9 0 8 9 1 2 9 1 4 918 918 91 8 918 918 9 1 8 918 9 1 8 918 91 8 9 1 8 918 918 9 1 8 9 1 8 918 918 918 9 1 8 92 2 9 2 2 922 922 9 2 2 922 922 922 922 922 924 9 2 4 924 924 9 2 4 924 9 2 4 92 4 924 924 926 9 2 6 926 926 926 926 926 9 2 6 926 92 6 926 928 9 2 8 928 928 928 928 9 2 8 928 928 92 8 928 92 8 932 928 928 926 926 92 6 926 9 2 6 926 924 9 2 4 92 4 92 4 924 9 2 4 9 2 4 922 922 9 2 2 92 2 92 2 91 8 9 1 6 91 6 9 1 6 916 916 91 6 916 9 1 6 916 9 1 6 9 1 6 9 1 4 91 4 914 914 9 1 4 914 9 1 4 914 9 1 2 9 1 2 912 912 9 1 2 912 9 1 2 912 9 0 8 90 8 908 908 90 8 908 90 6 906 906 90 6 906 9 0 4 9 0 4 904 904 904 90 2 90 2 90 2 9 0 2 90 2 92 2 8 9 8 8 9 8 8 9 8 89 6 8 9 6 8 9 6 8 9 4 8 9 4 8 9 4 8 9 2 89 2 89 2 92 6 928 92 4 924 922 9 2 2 9 2 2 9 2 2 922 92 2 92 2 92 2 922 924 92 4 9 2 4 924 92 4 92 4 92 4 926 9 2 6 9 2 6 926 926 92 6 9 2 6 92 6 926 9 2 2 922 922 928 92 8 9 2 8 9 2 8 9 2 8 92 8 932 932 93 2 9 3 2 908 908 908 934 9 0 6 906 906 924 934 9 3 4 9 2 6 9 0 8 9 2 8 936 904 904 904 902 902 902 89 8 898 89 6 896 908 90 8 912 9 3 6 912916 934 932 9 3 2 932 932 932 932 932 93 2 932 932 89 8 934 93 4 934 93 4 934 934 9 3 4 934 9 3 4 91 6 9 1 8 918 918 91 8 918 918 9 1 8 93 6 9 3 6 93 6 93 6 936 936 936 936 9 3 6 93 6 93 8 9 3 8 93 8 9 3 8 93 8 938 938 93 8 916 938 91 8 916 91 6 936 916 916 916 914 914 914 914 922 926 926 942 9 4 2 94 2 9 4 2 942 912 94 6 94 6 9 4 6 946 94 6 948 9 4 8 922 922 9 2 2 95 2 95 2 924 95 4 9 5 4 956 956 9 2 8 928 95 8 9 5 8 9 1 8 96 2 9 6 2 91 8 924 9 2 6 926 926 96 4 9 6 4 924 94 8 9 4 8 9 1 6 952 9 5 2 952 96 6 9 6 6 95 4 9 5 4 95 4 9 5 4 918 916 918 918 916 916 956 914 914 914 9 5 2 91 2 968 9 6 8 908 908 95 4 958 90 6 90 4 944 942 94 6 972 94 4 9 4 2 974 96 2 964 9 2 6 944 9 5 6 956 93 2 93 4 964 966 96 4 9 6 2 9 1 2 912 912 9 1 2 9 1 2 9 1 2 9 6 2 96 4 966 964 93 4 93 2 9 5 6 956 944 9 2 6 964 96 2 974 9 4 2 94 4 972 94 6 942 944 90 4 90 6 958 95 4 908 908 968 9 6 8 91 2 9 5 2 914 914 914 956 916 916 918 918 916 918 95 4 9 5 4 95 4 9 5 4 96 6 9 6 6 952 9 5 2 952 9 1 6 94 8 9 4 8 924 96 4 9 6 4 9 2 6 926 926 924 91 8 96 2 9 6 2 9 1 8 95 8 9 5 8 9 2 8 928 956 956 95 4 9 5 4 924 95 2 95 2 922 9 2 2 922 948 9 4 8 94 6 94 6 9 4 6 946 94 6 912 942 9 4 2 94 2 9 4 2 942 926 926 912 91 2 922 914 914 914 914 916 916 916 936 916 91 6 91 8 916 93 8 9 3 8 93 8 9 3 8 93 8 938 93 6 9 3 6 93 6 93 6 936 936 9 1 8 918 918 91 8 918 918 91 6 934 93 4 934 93 4 934 934 89 8 932 9 3 2 932 932 932 932 934 916 912 9 3 6 912 908 90 8 89 6 896 89 8 898 902 902 902 904 904 904 936 9 2 8 9 0 8 9 2 6 934 9 3 4 924 9 0 6 906 906 934 908 908 908 932 932 93 2 9 3 2 9 1 2 912 912 9 1 2 9 1 2 9 1 2 928 92 8 9 2 8 9 2 8 9 2 8 9 2 2 922 922 926 926 9 2 6 9 2 6 926 926 92 6 9 2 6 924 92 4 9 2 4 924 92 4 92 4 922 9 2 2 9 2 2 9 2 2 922 92 2 92 2 92 4 924 928 92 6 8 9 2 89 2 89 2 8 9 4 8 9 4 8 9 4 89 6 8 9 6 8 9 6 8 9 8 8 9 8 8 9 8 92 2 90 2 90 2 90 2 9 0 2 90 2 9 0 4 9 0 4 904 904 90 6 906 906 90 6 9 0 8 90 8 908 908 90 8 9 1 2 9 1 2 912 912 9 1 2 912 9 1 4 91 4 914 914 9 1 4 914 9 1 6 9 1 6 91 6 9 1 6 916 916 91 6 916 91 8 922 922 9 2 2 924 9 2 4 92 4 92 4 926 926 92 6 928 932 928 9 2 8 928 928 928 928 9 2 8 928 928 92 8 928 926 9 2 6 926 926 926 926 926 9 2 6 926 924 9 2 4 924 924 9 2 4 924 9 2 4 92 4 924 924 92 2 9 2 2 922 922 9 2 2 922 922 922 922 922 9 1 8 918 91 8 9 1 8 918 918 9 1 8 9 1 8 918 918 918 918 918 91 8 918 918 9 1 4 9 1 2 9 0 8 9 0 6 9 0 4 92 4 9 1 6 916 9 1 6 916 91 6 9 1 6 9 1 6 916 916 914 9 1 4 914 914 9 1 4 9 1 4 91 4 94 4 9 4 4 94 4 94 4 94 4 944 948 9 4 8 934 93 6 9 2 8 926 92 4 9 2 2 9 2 0 936 90 2 9 2 2 9 2 4 9 2 6 9 2 8 9 3 0 9 2 0 922 92 4 92 6 9 2 8 948 946 944 942 948 950 952 954 93 4 936 93 2 93 0 928 934 9 3 2 9 3 4 9 3 6 9 3 8 93493 6 92 6 93 2 93 2 93 4 93 6 9 5 2 9 5 4 9 5 6 9 5 8 9 6 0 9 6 2 9 6 4 9 6 6 95 2 95 4 95 6 95 8 95 0 1 2 3 4 19 20 21 22 23 24 25 36 37 38 39 40 35 I N F I L T R A T I O N B A S I N # 2 INFILTRATION BASIN #1 INFILTRATION BASIN #3 WET POND #1 DescriptionRev.Date LE G E N D S O F L A K E E L M O RE S I D E N T I A L D E V E L O P M E N T LA K E E L M O , M N Sheet Title: Project #: Drawn By: Checked By: Issue Date: 12216166.000 MTH MJW 35 2 4 L a b o r e R o a d Wh i t e B e a r L a k e , M N 5 5 1 1 0 65 1 . 4 8 1 . 9 1 2 0 ( f ) 6 5 1 . 4 8 1 . 9 2 0 1 ww w . l a r s o n e n g r . c o m C 2 0 2 1 L a r s o n E n g i n e e r i n g , I n c . A l l r i g h t s r e s e r v e d . P: \ P r o j e c t s \ P r o j e c t s - 2 0 2 1 \ 1 2 2 1 6 1 6 6 - L e g e n d s O f L a k e E l m o R e s i d e n t i a l D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 2 1 6 1 6 6 - C 0 0 0 O v e r a l l S i t e P l a n - F o r C i t y . d w g La r s o n En g i n e e r i n g , I n c . Pr o j e c t T i t l e : LA N D U C C I H O M E S 13 2 3 0 2 0 T H S T . C T . N . ST I L L W A T E R , M N 5 5 0 8 2 Cl i e n t : First M. Last, P.E. Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. PR E L I M I N A R Y N O T F O R C O N S T R U C T I O N Sheet: OVERALL SITE PLAN C0000 NORTH 75 150 300 SYMBOL LEGEND PROPOSED DRIVEWAYS/TRAILS BITUMINOUS PAVEMENT PROPOSED ROADWAY BITUMINOUS PAVEMENT EASEMENT LINE RIGHT-OF-WAY LINE PROPERTY LINE GENERAL Narrative December 29, 2023 Legends of Lake Elmo is proposed as an open space development, located in the northeastern portion of the City, Section 1, Township 29N, Range 21W. The project property consists of 110.1 acres, bordered on the south by 50th Street, Tamarack Farm Estates and Carriage to the east, St. Croix Sanctuary to the north and large agricultural properties to the west. The site is best characterized as rolling open farm fields surrounded by existing mature oak stands, pines and wetlands and by far one of the nicest natural parcels in Lake Elmo. The property is located in the Southeast Quarter of Section 1, Township 29 North, Range 21 West, Washington County. The parcel id numbers are: 01.029.21.42.0003, 01.029.21.41.0001 & 01.029.21.43.0001. DENSITY / LOTS / ANTICIPATED PRICING The density of the project is based on the underlying zoning for an open space development. The sites total gross area is 110.1 acres and buildable area for the site is 86.13 acres. The buildable area removes areas such as wetlands and the existing northern natural gas easement, as they are considered non -buildable land areas in the eyes of the Lake Elmo. The open space planned unit development code specifies a max unit’s density of 0.45 units per buildable-acre which would allow 38 units for the site, for this developer is requesting the city to allow us to have a unit density based of the total gross area of the site rather than the buildable area of the site which would allow us to build 50 units rather than 38 units. The developer believes based off of current market situation a 38 unit development would be infeasible due to the cost associated with the work. The pricing of a house and lot package is expected to start at $1.2 MM based on our market research of similar comparable developments in the area. IMPERVIOUS AREA The open space planned unit development code specifies that a OP development is only allowed an impervious area equal to 25% the land that is not dedicated to open space. Due to our desire increase in lot density we are also looking for an exception in the impervious area since there will be more homes thus requiring impervious area throughout the development. Currently the development desires an allocation of 32% of the land not dedicated to open space to be allowed as impervious surface. OPEN SPACE / TRAILS / SIDEWALKS The open space as proposed is predominately preserving high value wetlands, a tamarack swamp/island and mature hardwood forests/groupings with a majority of oak trees. The open space outlots are planned to be placed into a permanent conservation easement as well as a drainage and utility easement. Ownership of proposed outlots to be designated as HOA owned or city owned. An 8’ wide asphalt trail extension to the St. Croix Sanctuary Development is proposed to connect to their existing dead end trail/park area on the southwestern most part of their development. A 10’ wide asphalt trail is proposed between 50th Street and the St. Croix Sanctuary Development, trail system that connects to the county’s greater trail system, a 10’ leg off this main trail will connect Legends Development to Tamarack Estates to the east to allow for a secondary access out of their subdivision for emergency vehicles. This will also serve as another trail connection. The sidewalks for the project will follow along the proposed roadway, giving an equal quantity of road centerline to lineal foot of sidewalk. Sidewalk proposed to be on one side of the road, 8’ wide asphalt. With the proposed phasing plan the trail will be constructed and connected to both Tamarack Estates and St. Croix Sanctuary trail system with the first phase. The remainder of the County 10’ wide trail will be installed and extended with future phases. Families from St. Croix Sanctuary, Carriage Station, Tamarack Estates, Tana Ridge, Fields of St. Croix and others will be able to be instantly connected by means of bicycle, running or walking loops with this design. PHASING We are proposing to final grade the entire project with the first phase of construction. The phasing for the home construction or final plat will start from the south and work to the north. This will help limit the amount of activity of workers and construction vehicles through the St. Croix Sanctuary’s Development until the last phase of construction. A total of 18 lots are planned for the first phase of the development. Phase one of the project will consist of mass grading the entire site and the street and utilities for phase one only. The water main is proposed to be installed to connect with St. Croix Sanctuary. Phase two and three streets, sidewalks, trails and utilities for the associated lots of those phases would be completed as those phases develop. Anticipated timing will depend upon market demand but is expected to encompass a 5 to 7 year time period for total buildout. STREETS The street design for the local roads are proposed as 28-ft in width, with concrete curb and gutter. Right of way is proposed as 60-ft in width to allow for adequate room for small utilities and water main. SANITARY SEWER AND TREATMENT SYSTEM The proposed conveyance of sewage is a gravity system that ultimately gets sewage to community septic system located on site map. The septic treatment system will consist of a series of septic tanks to settle out the solids of the sewage, much like a single-family system only larger. The multiple set of tanks will ensure a clear effluent will be sent to first a gravel filter system that will allow an initial biological action to occur removing waste in the effluent. After the gravel filter the water is then sent to a drain field that will allow further biological action to occur and allow natural soil layers to further filter and clean the water. There are additional controls, chemical treatment and the use of aeration that will also be utilized at the treatment facility to ensure the process meets all current codes for this type of system. WATER MAIN SYSTEM Each of the proposed home sites have been designed to be serviced with city water. The proposed water main system will help to create a looped water system, connecting the 50th Street System to the St. Croix Sanctuary’s system, which will help to improve water quality in the water main line and better flow for fire flow protection to this and area developments. City hydrants will be a part of the water main system and will be spaced according to city and state requirements. EXISTING GAS PIPELINE There is a high-pressure gas main that bisects the parcel and will require permitting for crossing the main for road and for any utilities. We are experienced with this type of crossing and see no issues that would result from the proposed design. STORM SEWER AND PONDING The natural rolling nature of this site facilitates a design of storm ponding and infiltration systems. The storm design will allow for a treatment train of ponding, swales and infiltration areas to clean and reduce the impacts to the existing natural wetland features of the site. The storm sewer ponding facilities will be designed to meet both the State and Watershed Requirements for infiltration and for rate of runoff. The site has land locked basin(s) that the Watershed District recently conducted a study which subsequently lowered the flood elevation for the wetlands located on this site. This will require the revision of the flood boundary and a letter of map revision sent to FEMA for a few of the proposed lots as identified on the plan. HOME SETBACKS AND BUFFERING All proposed home construction will be limited to the setback as identified in the city code. Currently the plan as designed meets the setbacks and no variance is requested. LANDSCAPING With the homes being positioned in the open farm fields, the addition of trees in the boulevards and around ponding areas will be necessary to enhance the development. The development plans to follow zoning and tree preservation codes specified by the City of Lake Elmo. Currently the proposed plans only show some screening and boulevard trees, but as plan progress to the preliminary plat stages further coordination will be had and a tree replacement plan will be put into place to meet the City of Lake Elmo’s Requirements. Berming will also be used in the final design to decrease the impact of the new homes and for the future homeowners of the Legends Development. DEVELOPER/BUILDER/LANDOWNER Landucci Construction/Landucci Homes, Inc. Nathan Landucci landucnl@gmail.com; 651-894-2582 ENGINEER/PLANNER Larson Engineering Matt Woodruff/Mitch Honsa mwoodruff@larsonengr.com; (612) 308-0405 mhonsa@larsonengr.com; (651) 448-0931 SURVEYOR Cornerstone Land Surveying, Inc. Dan Thurmes dan@cssurvey.net; 651-275-8969 WETLAND BIOLOGIST Kjolhaug Environmental Melissa Barrett melissa@kjolhaugenv.com; 952-401-8757 FORESTRY ARBORIST Rehder Forestry Consulting Mark Rehder mark@rehderforestryconsulting.com; 612-760-3519 LANDSCAPE ARCHITECT Dreamscapes Landscape Design Jim Kalkes jimk@dreamscapesmn.com; 612-638-7944 COMMUNITY SEPTIC DESIGNER Stantec Eric Blazing eric.blasing@stantec.com; 651-428-8038 Larson Engineering, Inc. 3524 Labore Road White Bear Lake, MN 55110-5126 651.481.9120 Fax: 651.481.9201 www.larsonengr.com Section 105.12.1050(b) of the Open Space Planned Unit Development code requires the applicant to provide an analysis of how they reviewed and designed their site in regards to the 7 design criteria sections that the City of Lake Elmo has specified. Listed below are the design criteria specified by the City of Lake Elmo with a brief analysis of how this criteria was review and affected the design process of the site. 1. Soils analysis conducted. Soil analysis was conducted as the initial step in the site design process. This involved collaborating with a geotechnical engineer and a septic designer to conduct soil borings and assess available locations for septic systems on the site. Following coordination with the septic designer, it was determined that only one area on our site was suitable for a septic system. Given the absence of existing sanitary infrastructure, this also dictated the location for installing a communal septic system. Additionally, results from the geotechnical engineer highlighted specific areas on the site feasible for infiltration, aligning with discussions with the Valley Branch Watershed regarding water abstraction through infiltration. Basin locations were therefore designated with this consideration in mind. 2. Septic design identification. Given the absence of existing sanitary infrastructure to tie into and the limitation to one feasible location for a communal septic system on site, the design process centered around this constraint, with no other viable options available. 3. Identification of required buffers. The current site layout shows a 100 foot no build buffer around the entire site except where the site adjoints the parcel located on the Southwest corner of the site PID: 0102921430002 as this property is owned by the Hecker’s and is insufficient in size to ever be an open space development, so a 200’ no-build buffer is shown around this property. Neighboring developments to the North, East, and Southeast are all existing open space developments and the 100’ buffer was provided to match what was provided based of the adjacent development. The current site layout impedes on the 200’ no build buffer around the Hecker property with only the roadway section due to site constraints such as existing wetlands, the required location for the communal septic system, and Northern Natural Gas main lines that run through the property. 4. Identification of preferred building pad locations. Despite multiple site constraints, efforts were made to preserve the natural topography, including views, drainageways, and trees, to the fullest extent possible. Various site limitations, including the creating a gravity sewer system to the communal septic 2 of 2 drain field, the Northern Natural Gas Pipeline, wetlands, buffers, floodplains, and stormwater areas, posed challenges to maintaining natural topography. 5. Placement of streets. The roadways throughout the development were designed in such a way to connection 50th Street North to Linden Ave North. The design was done in such a way that it insured it crossed the Northern Natural Gas pipelines at 90 degrees as recommended by the utility provider. The roadway was also designed to maneuver around existing wetlands throughout the site, but also provide scenic views that enhance the enhance the development. The roadway was designed to minimize export from the site by equalizing its cut & fill throughout the site, it was also designed to have a significant amount of curvature, since curvature typically promotes slower driving speeds thus increasing the road safety. A stub roadway was provided as part of the design to promote future expansion to the west. The roadway impedes on the 200’ no build buffer around the Hecker property due to site constraints such as existing wetlands, the required location for the communal septic system and Northern Natural Gas line that run through the property 6. Lot creation. Lots were created in such a way to meet the open space development codes. Due to all the other constraints of the site such as Wetlands, no-build zones, Northern Natural Gas Pipeline, areas required for stormwater, and the communal septic system there was very little flexibility in the layout of the lots. All lots meet the 0.5 acre minimum size expect for one lot, and the average lot size is 0.74 acres. 7. Open space and park land adjustments. Open Space areas were designed in such a way to provide a large contiguous open space lot around the whole development to provide a natural buffer between adjacent parcels and to enhance existing views of wetlands and create a new trail system that ties into existing trails systems and also encourages the public to use/view the space. When reviewing the property, the City of Lake Elmo declared that they’d prefer if the developer donate to the parkland fund rather than provide a parkland dedication on the property. So no parkland dedications are provided in developments design. PROJECT: LEGENDS OF LAKE ELMO PRE-APPLICATION SUBMITTAL VICINITY MAP INDEX OF DRAWINGS PROJECT CONTACTS DescriptionRev.Date LE G E N D S O F L A K E E L M O RE S I D E N T I A L D E V E L O P M E N T LA K E E L M O , M N Sheet Title: Project #: Drawn By: Checked By: Issue Date: 12216166.000 MTH MJW 35 2 4 L a b o r e R o a d Wh i t e B e a r L a k e , M N 5 5 1 1 0 65 1 . 4 8 1 . 9 1 2 0 ( f ) 6 5 1 . 4 8 1 . 9 2 0 1 ww w . l a r s o n e n g r . c o m C 2 0 2 1 L a r s o n E n g i n e e r i n g , I n c . A l l r i g h t s r e s e r v e d . P: \ P r o j e c t s \ P r o j e c t s - 2 0 2 1 \ 1 2 2 1 6 1 6 6 - L e g e n d s O f L a k e E l m o R e s i d e n t i a l D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 2 1 6 1 6 6 - A T i t l e S h e e t . d w g La r s o n En g i n e e r i n g , I n c . Pr o j e c t T i t l e : LA N D U C C I H O M E S 13 2 3 0 2 0 T H S T . C T . N . ST I L L W A T E R , M N 5 5 0 8 2 Cl i e n t : First M. Last, P.E. Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. PR E - A P P L I C A T I O N S U B M I T T A L - N O T F O R C O N S T R U C T I O N Sheet: Project Location XXX 50th Street North Lake Elmo, MN 55042 TITLE SHEET TCALL BEFORE YOU DIG! TWIN CITY AREA: TOLL FREE:1-800-252-1166 651-454-0002 Gopher State One Call Civil Engineer: Matt Woodruff, P.E. Larson Engineering, Inc. 3524 Labore Road White Bear Lake, MN 55110 Tel: 651.481.9120 Land Surveyor: Dan Thurmes, P.S. Cornerstone Land Surverying, Inc. 1970 Northwestern Ave, Suite 200 Stillwater, MN 55082 Tel: 651.275.8969 T C000 C001 C002 C010 C020 C030 C040 C100 C101-C108 C200 C201-C208 C300 C400 C401-C408 C500 C501-C508 C600 C601-608 Title Sheet Overall Site Plan Overall Site Plan with Aerial Overall Site Plan with Zoning Site Constraints Existing Site Drainage Patterns Proposed Site Drainage Patterns Wetland Buffer Mitigation Concept - Overall Existing Conditions and Demolition Plan Concept - Existing Conditions and Demolition Plan Concept - Overall Site Plan and Area Calcs Concept - Site Plan Concept - Typical Section Concept - Overall Grading Plan Concept - Grading Plan Concept - Overall Utility Plan Concept - Utility Plan Concept - Overall Landscape Plan Concept - Landscape Plan 1.2020 Edition of the MnDot Standard Specifications for Construction. 2.City of Lake Elmo Engineering Design and Construction Standards Manual for Public Improvements and Private Developments, January 2022. GOVERNING SPECIFICATIONS Landscape Architect: Jim Kalkes, R.L.A Dreamscapes Landscaping & Design, Inc. 7087 20th Ave South Centerville, MN 55038 Tel: 651.415.1000 Geotechnical Engineer: Colby Verdegan, P.S. Chosen Valley Testing, Inc. 245 East Roselawn Ave, Suite 29 St. Paul, MN 55117 Tel: 651.756.7384 LANDUCCI CONSTRUCTION, LLC. STILLWATER, MN 55082 Owner: Nathan Landucci Landucci Construction, LLC. 13230 20th St. Ct. N. Stillwater, MN 55082 Tel: 651.894.2582 THE SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS UTILITY QUALITY C. THIS UTILITY QUALITY HAS BEEN DETERMINED ACCORDING TO THE GUIDELINES OF THE CI/ASCE 38-02, ENTITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." 5 4 OUTLOT B 5 6 7 8 12 34 1 OU T L O T C OUTLOT D OUTLOT A 2 2 1 2 3 1 2 3 1 TAMARAK FARM ESTATES ST. CROX SANCTUARY 56TH STREET NORTH L I N D E N A V E . N . 50TH STREET N. TA M A R A K F A R M E S T A T E S TANA RIDGEOUTL O T B OUTLOT G 1 LI N D E N T R A I L N O R T H OUTLOT FTHE FIELDS OF ST. CROIX LI L Y AV E N . OUTLOT COUTLOT D ST. CROX SANCTUARY LINDEN TRAIL CA R R I A G E S T A T I O N OU T L O T A O U T L O T B M A N N I N G A V E . N . 934 930 9 2 0 92 0 920 91 0 91 4 9 2 4 920 914 91 2 914 920 92 0 91 0 904 902 900 90 0 89 8 894 8 9 2 9 1 0 92 0 92 6 9 2 0 91 0 9 0 8 89 2 9 2 0 9 1 6 920 916 9 1 0 9 0 0 8 9 6 898 900 9 1 0 9 2 0 93 0 9 2 6 928 9 2 8 924 92 6 92 4 9 2 0 920 930 922 922 910 90 0 89 6 92 6 920 910 92 0 9 0 0 8 9 2 9 2 8 92 0 9 3 6 93 4 9 3 0 9 3 0 9 2 0 92 0 926 930 94 0 9 5 0 960 94 2 940 91 8 920 930 940 92 8 926 9 5 6 950 958 964 9 6 0 95 0 944 9 4 6 94 0 9 5 0 952 9 5 4 940 95 0 9 5 0 9 6 0 970 974 950 96 0 94 2 940 940 9 2 8 930 928 9 3 0 9 3 8 93 4 94 0 93 293 2 94 0 96 0 9 3 0 930 930 934 92 4 920 9 1 2 914 92 0 924 9 2 0 914 90 8 9 1 0 91 2 90 8 8 9 8 90 0 91 0 916 91 6 9 1 6 918 910 922 920 930 91 6 920 90 2 902 898 900 920 5 4 OUTLOT B 5 6 7 8 12 34 1 OU T L O T C OUTLOT D OUTLOT A 2 2 1 2 3 1 2 3 1 TAMARAK FARM ESTATES ST. CROX SANCTUARY 56TH STREET NORTH L I N D E N A V E . N . 50TH STREET N. TA M A R A K F A R M E S T A T E S TANA RIDGEOUTL O T B OUTLOT G 1 LI N D E N T R A I L N O R T H OUTLOT FTHE FIELDS OF ST. CROIX LI L Y AV E N . OUTLOT COUTLOT D ST. CROX SANCTUARY LINDEN TRAIL CA R R I A G E S T A T I O N OU T L O T A O U T L O T B M A N N I N G A V E . N . 934 930 9 2 0 92 0 920 91 0 91 4 9 2 4 920 914 91 2 914 920 92 0 91 0 904 902 900 90 0 89 8 894 8 9 2 9 1 0 92 0 92 6 9 2 0 91 0 9 0 8 89 2 9 2 0 9 1 6 920 916 9 1 0 9 0 0 8 9 6 898 900 9 1 0 9 2 0 93 0 9 2 6 928 9 2 8 924 92 6 92 4 9 2 0 920 930 922 922 910 90 0 89 6 92 6 920 910 92 0 9 0 0 8 9 2 9 2 8 92 0 9 3 6 93 4 9 3 0 9 3 0 9 2 0 92 0 926 930 94 0 9 5 0 960 94 2 940 91 8 920 930 940 92 8 926 9 5 6 950 958 964 9 6 0 95 0 944 9 4 6 94 0 9 5 0 952 9 5 4 940 95 0 9 5 0 9 6 0 970 974 950 96 0 94 2 940 940 9 2 8 930 928 9 3 0 9 3 8 93 4 94 0 93 293 2 94 0 96 0 9 3 0 930 930 934 92 4 920 9 1 2 914 92 0 924 9 2 0 914 90 8 9 1 0 91 2 90 8 8 9 8 90 0 91 0 916 91 6 9 1 6 918 910 922 920 930 91 6 920 90 2 902 898 900 920 WETLAND #11 WETLAND #1 WETLAND #2 WETLAND #3 WETLAND #4 WETLAND #5 WETLAND #6WETLAND #9 WETLAND #7 WETLAND #8 WETLAND #10 SEPTIC DRAIN FIELD OWNER: PRIVATE HOA BL O C K 1 BL O C K 2 BL O C K 3 BLOCK 4 BLOCK 5 BLOCK 6 LOT #1 LOT #2 LOT #3 LOT #4 LOT #5 LOT #6 LOT #7 LOT #1 LOT #2 LOT #3 LOT #4 LOT #5 LOT #1 LOT #2 LOT #3 LOT #4 LOT #5 LOT #6 LOT #1 LOT #1 LOT #1 LOT #1 LOT #2 LOT #2 LOT #2 LOT #3 LOT #3 LOT #3 LOT #4 LOT #4 LOT #4 LOT #5 LOT #5 LOT #5 LOT #6 LOT #6 LOT #7 LOT #7 LOT #8 LOT #8 LOT #9 LOT #9 LOT #10 LOT #10 LOT #11 LOT #11 LOT #12 LOT #13 LOT #14 LOT #15 OUTLOT B OWNER: CITY OF LAKE ELMO OUTLOT A OWNER: CITY OF LAKE ELMO OUTLOT D OWNER: CITY OF LAKE ELMO OUTLOT C OWNER: CITY OF LAKE ELMO OUTLOT B OWNER: CITY OF LAKE ELMO OUTLOT C OWNER: CITY OF LAKE ELMO OUTLOT 4 OWNER: CITY OF LAKE ELMO O U T L O T 3 O W N E R : C I T Y O F L A K E E L M O OU T L O T 2 OW N E R : C I T Y O F LA K E E L M O OUTLOT 1 OWNER: CITY OF LAKE ELMO BL O C K 7 DescriptionRev.Date LE G E N D S O F L A K E E L M O RE S I D E N T I A L D E V E L O P M E N T LA K E E L M O , M N Sheet Title: Project #: Drawn By: Checked By: Issue Date: 12216166.000 MTH MJW 35 2 4 L a b o r e R o a d Wh i t e B e a r L a k e , M N 5 5 1 1 0 65 1 . 4 8 1 . 9 1 2 0 ( f ) 6 5 1 . 4 8 1 . 9 2 0 1 ww w . l a r s o n e n g r . c o m C 2 0 2 1 L a r s o n E n g i n e e r i n g , I n c . A l l r i g h t s r e s e r v e d . P: \ P r o j e c t s \ P r o j e c t s - 2 0 2 1 \ 1 2 2 1 6 1 6 6 - L e g e n d s O f L a k e E l m o R e s i d e n t i a l D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 2 1 6 1 6 6 - C 0 0 0 O v e r a l l S i t e P l a n . d w g La r s o n En g i n e e r i n g , I n c . Pr o j e c t T i t l e : LA N D U C C I H O M E S 13 2 3 0 2 0 T H S T . C T . N . ST I L L W A T E R , M N 5 5 0 8 2 Cl i e n t : First M. Last, P.E. Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. PR E - A P P L I C A T I O N S U B M I T T A L - N O T F O R C O N S T R U C T I O N Sheet: OVERALL SITE PLAN C0000 NORTH 75 150 300 5 4 OUTLOT B 5 6 7 8 12 34 1 OU T L O T C OUTLOT D OUTLOT A 2 2 1 2 3 1 2 3 1 TAMARAK FARM ESTATES ST. CROX SANCTUARY 56TH STREET NORTH L I N D E N A V E . N . 50TH STREET N. TA M A R A K F A R M E S T A T E S TANA RIDGEOUTL O T B OUTLOT G 1 LI N D E N T R A I L N O R T H OUTLOT FTHE FIELDS OF ST. CROIX LI L Y AV E N . OUTLOT COUTLOT D ST. CROX SANCTUARY LINDEN TRAIL CA R R I A G E S T A T I O N OU T L O T A O U T L O T B M A N N I N G A V E . N . 934 930 9 2 0 92 0 920 91 0 91 4 9 2 4 920 914 91 2 914 920 92 0 91 0 904 902 900 90 0 89 8 894 8 9 2 9 1 0 92 0 92 6 9 2 0 91 0 9 0 8 89 2 9 2 0 9 1 6 920 916 9 1 0 9 0 0 8 9 6 898 900 9 1 0 9 2 0 93 0 9 2 6 928 9 2 8 924 92 6 92 4 9 2 0 920 930 922 922 910 90 0 89 6 92 6 920 910 92 0 9 0 0 8 9 2 9 2 8 92 0 9 3 6 93 4 9 3 0 9 3 0 9 2 0 92 0 926 930 94 0 9 5 0 960 94 2 940 91 8 920 930 940 92 8 926 9 5 6 950 958 964 9 6 0 95 0 944 9 4 6 94 0 9 5 0 952 9 5 4 940 95 0 9 5 0 9 6 0 970 974 950 96 0 94 2 940 940 9 2 8 930 928 9 3 0 9 3 8 93 4 94 0 93 293 2 94 0 96 0 9 3 0 930 930 934 92 4 920 9 1 2 914 92 0 924 9 2 0 914 90 8 9 1 0 91 2 90 8 8 9 8 90 0 91 0 916 91 6 9 1 6 918 910 922 920 930 91 6 920 90 2 902 898 900 920 5 4 OUTLOT B 5 6 7 8 12 34 1 OU T L O T C OUTLOT D OUTLOT A 2 2 1 2 3 1 2 3 1 TAMARAK FARM ESTATES ST. CROX SANCTUARY 56TH STREET NORTH L I N D E N A V E . N . 50TH STREET N. TA M A R A K F A R M E S T A T E S TANA RIDGEOUTL O T B OUTLOT G 1 LI N D E N T R A I L N O R T H OUTLOT FTHE FIELDS OF ST. CROIX LI L Y AV E N . OUTLOT COUTLOT D ST. CROX SANCTUARY LINDEN TRAIL CA R R I A G E S T A T I O N OU T L O T A O U T L O T B M A N N I N G A V E . N . 934 930 9 2 0 92 0 920 91 0 91 4 9 2 4 920 914 91 2 914 920 92 0 91 0 904 902 900 90 0 89 8 894 8 9 2 9 1 0 92 0 92 6 9 2 0 91 0 9 0 8 89 2 9 2 0 9 1 6 920 916 9 1 0 9 0 0 8 9 6 898 900 9 1 0 9 2 0 93 0 9 2 6 928 9 2 8 924 92 6 92 4 9 2 0 920 930 922 922 910 90 0 89 6 92 6 920 910 92 0 9 0 0 8 9 2 9 2 8 92 0 9 3 6 93 4 9 3 0 9 3 0 9 2 0 92 0 926 930 94 0 9 5 0 960 94 2 940 91 8 920 930 940 92 8 926 9 5 6 950 958 964 9 6 0 95 0 944 9 4 6 94 0 9 5 0 952 9 5 4 940 95 0 9 5 0 9 6 0 970 974 950 96 0 94 2 940 940 9 2 8 930 928 9 3 0 9 3 8 93 4 94 0 93 293 2 94 0 96 0 9 3 0 930 930 934 92 4 920 9 1 2 914 92 0 924 9 2 0 914 90 8 9 1 0 91 2 90 8 8 9 8 90 0 91 0 916 91 6 9 1 6 918 910 922 920 930 91 6 920 90 2 902 898 900 920 WETLAND #11 WETLAND #1 WETLAND #2 WETLAND #3 WETLAND #4 WETLAND #5 WETLAND #6WETLAND #9 WETLAND #7 WETLAND #8 WETLAND #10 SEPTIC DRAIN FIELD OWNER: PRIVATE HOA BL O C K 1 BL O C K 2 BL O C K 3 BLOCK 4 BLOCK 5 BLOCK 6 LOT #1 LOT #2 LOT #3 LOT #4 LOT #5 LOT #6 LOT #7 LOT #1 LOT #2 LOT #3 LOT #4 LOT #5 LOT #1 LOT #2 LOT #3 LOT #4 LOT #5 LOT #6 LOT #1 LOT #1 LOT #1 LOT #1 LOT #2 LOT #2 LOT #2 LOT #3 LOT #3 LOT #3 LOT #4 LOT #4 LOT #4 LOT #5 LOT #5 LOT #5 LOT #6 LOT #6 LOT #7 LOT #7 LOT #8 LOT #8 LOT #9 LOT #9 LOT #10 LOT #10 LOT #11 LOT #11 LOT #12 LOT #13 LOT #14 LOT #15 OUTLOT B OWNER: CITY OF LAKE ELMO OUTLOT A OWNER: CITY OF LAKE ELMO OUTLOT D OWNER: CITY OF LAKE ELMO OUTLOT C OWNER: CITY OF LAKE ELMO OUTLOT B OWNER: CITY OF LAKE ELMO OUTLOT C OWNER: CITY OF LAKE ELMO OUTLOT 4 OWNER: CITY OF LAKE ELMO O U T L O T 3 O W N E R : C I T Y O F L A K E E L M O OU T L O T 2 OW N E R : C I T Y O F LA K E E L M O OUTLOT 1 OWNER: CITY OF LAKE ELMO BL O C K 7 DescriptionRev.Date LE G E N D S O F L A K E E L M O RE S I D E N T I A L D E V E L O P M E N T LA K E E L M O , M N Sheet Title: Project #: Drawn By: Checked By: Issue Date: 12216166.000 MTH MJW 35 2 4 L a b o r e R o a d Wh i t e B e a r L a k e , M N 5 5 1 1 0 65 1 . 4 8 1 . 9 1 2 0 ( f ) 6 5 1 . 4 8 1 . 9 2 0 1 ww w . l a r s o n e n g r . c o m C 2 0 2 1 L a r s o n E n g i n e e r i n g , I n c . A l l r i g h t s r e s e r v e d . P: \ P r o j e c t s \ P r o j e c t s - 2 0 2 1 \ 1 2 2 1 6 1 6 6 - L e g e n d s O f L a k e E l m o R e s i d e n t i a l D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 2 1 6 1 6 6 - C 0 0 0 O v e r a l l S i t e P l a n . d w g La r s o n En g i n e e r i n g , I n c . Pr o j e c t T i t l e : LA N D U C C I H O M E S 13 2 3 0 2 0 T H S T . C T . N . ST I L L W A T E R , M N 5 5 0 8 2 Cl i e n t : First M. Last, P.E. Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. PR E - A P P L I C A T I O N S U B M I T T A L - N O T F O R C O N S T R U C T I O N Sheet: OVERALL SITE PLAN WITH AERIAL C0010 NORTH 75 150 300 G o e t s c h e l ' s 50th St. 55th St. St i l l w a t e r B l v d . 5 4 OUTLOT B 5 6 7 8 12 34 1 OU T L O T C OUTLOT D OUTLOT A 2 2 1 2 3 1 2 3 1 TAMARAK FARM ESTATES ST. CROX SANCTUARY 56TH STREET NORTH LI N D E N A V E . N . 50TH STREET N. TA M A R A K F A R M E S T A T E S TANA RIDGEOUTL O T B 1 OUTLOT G 1 LI N D E N T R A I L N O R T H ST I L L W A T E R B O U L E V A R D N O R T H ST A T E T R U N K H I G H W A Y 5 OUTLOT F OUTLOT A THE FIELDS OF ST. CROIX LI L Y AV E N . OUTLOT COUTLOT D ST. CROX SANCTUARY LINDEN TRAIL CA R R I A G E S T A T I O N OU T L O T A OU T L O T B MA N N I N G A V E . N . 5 4 OUTLOT B 5 6 7 8 12 34 1 OU T L O T C OUTLOT D OUTLOT A 2 2 1 2 3 1 2 3 1 TAMARAK FARM ESTATES ST. CROX SANCTUARY 56TH STREET NORTH LI N D E N A V E . N . 50TH STREET N. TA M A R A K F A R M E S T A T E S TANA RIDGEOUTL O T B 1 OUTLOT G 1 LI N D E N T R A I L N O R T H ST I L L W A T E R B O U L E V A R D N O R T H ST A T E T R U N K H I G H W A Y 5 OUTLOT F OUTLOT A THE FIELDS OF ST. CROIX LI L Y AV E N . OUTLOT COUTLOT D ST. CROX SANCTUARY LINDEN TRAIL CA R R I A G E S T A T I O N OU T L O T A OU T L O T B MA N N I N G A V E . N . DescriptionRev.Date LE G E N D S O F L A K E E L M O RE S I D E N T I A L D E V E L O P M E N T LA K E E L M O , M N Sheet Title: Project #: Drawn By: Checked By: Issue Date: 12216166.000 MTH MJW 35 2 4 L a b o r e R o a d Wh i t e B e a r L a k e , M N 5 5 1 1 0 65 1 . 4 8 1 . 9 1 2 0 ( f ) 6 5 1 . 4 8 1 . 9 2 0 1 ww w . l a r s o n e n g r . c o m C 2 0 2 1 L a r s o n E n g i n e e r i n g , I n c . A l l r i g h t s r e s e r v e d . P: \ P r o j e c t s \ P r o j e c t s - 2 0 2 1 \ 1 2 2 1 6 1 6 6 - L e g e n d s O f L a k e E l m o R e s i d e n t i a l D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 2 1 6 1 6 6 - C 0 0 0 O v e r a l l S i t e P l a n . d w g La r s o n En g i n e e r i n g , I n c . Pr o j e c t T i t l e : LA N D U C C I H O M E S 13 2 3 0 2 0 T H S T . C T . N . ST I L L W A T E R , M N 5 5 0 8 2 Cl i e n t : First M. Last, P.E. Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. PR E - A P P L I C A T I O N S U B M I T T A L - N O T F O R C O N S T R U C T I O N Sheet: OVERALL SITE WITH ZONING C0020 NORTH 150 300 600 Browns Creek Valley Branch RR - Rural Residential A - Agricultural PF - Public Facilities R2 - One & Two-Family Residential LC - Limited Commercial OP - Open Space SYMBOL LEGEND 5 4 OUTLOT B 5 6 7 8 12 34 1 OU T L O T C OUTLOT D OUTLOT A 2 2 1 2 3 1 2 3 1 TAMARAK FARM ESTATES ST. CROX SANCTUARY 56TH STREET NORTH L I N D E N A V E . N . 50TH STREET N. TA M A R A K F A R M E S T A T E S TANA RIDGEOUTL O T B 1 OUTLOT G 1 LI N D E N T R A I L N O R T H OUTLOT FTHE FIELDS OF ST. CROIX LI L Y AV E N . OUTLOT COUTLOT D ST. CROX SANCTUARY LINDEN TRAIL CA R R I A G E S T A T I O N OU T L O T A O U T L O T B M A N N I N G A V E . N . 934 930 9 2 0 92 0 920 91 0 91 4 9 2 4 920 914 91 2 914 920 92 0 91 0 904 902 900 90 0 89 8 894 8 9 2 9 1 0 92 0 92 6 9 2 0 91 0 9 0 8 89 2 9 2 0 91 6 920 916 9 1 0 9 0 0 8 9 6 898 900 9 1 0 9 2 0 93 0 9 2 6 928 9 2 8 924 92 6 92 4 9 2 0 920 930 922 922 910 90 0 89 6 92 6 920 910 92 0 9 0 0 8 9 2 9 2 8 92 0 9 3 6 93 4 9 3 0 9 3 0 9 2 0 92 0 926 930 94 0 9 5 0 960 94 2 940 91 8 920 930 940 92 8 926 9 5 6 950 958 964 9 6 0 95 0 944 9 4 6 94 0 9 5 0 952 954 940 95 0 9 5 0 9 6 0 970 974 950 96 0 94 2 940 940 9 2 8 930 928 9 3 0 9 3 8 93 4 94 0 93 293 2 94 0 96 0 93 0 930 930 934 92 4 920 9 1 2 914 92 0 924 9 2 0 914 90 8 9 1 0 91 2 90 8 8 9 8 90 0 91 0 916 91 6 91 6 918 910 922 920 930 91 6 920 90 2 902 898 900 920 FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN WETLAND #12N & 12S DE MINIMIS WETLAND, TO BE REMOVED AREA=697 SQ.FT. WETLAND #13 DE MINIMIS WETLAND, TO BE REMOVED AREA=707 SQ.FT. DescriptionRev.Date LE G E N D S O F L A K E E L M O RE S I D E N T I A L D E V E L O P M E N T LA K E E L M O , M N Sheet Title: Project #: Drawn By: Checked By: Issue Date: 12216166.000 MTH MJW 35 2 4 L a b o r e R o a d Wh i t e B e a r L a k e , M N 5 5 1 1 0 65 1 . 4 8 1 . 9 1 2 0 ( f ) 6 5 1 . 4 8 1 . 9 2 0 1 ww w . l a r s o n e n g r . c o m C 2 0 2 1 L a r s o n E n g i n e e r i n g , I n c . A l l r i g h t s r e s e r v e d . P: \ P r o j e c t s \ P r o j e c t s - 2 0 2 1 \ 1 2 2 1 6 1 6 6 - L e g e n d s O f L a k e E l m o R e s i d e n t i a l D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 2 1 6 1 6 6 - C 0 1 0 - S i t e C o n s t r a i n t s . d w g La r s o n En g i n e e r i n g , I n c . Pr o j e c t T i t l e : LA N D U C C I H O M E S 13 2 3 0 2 0 T H S T . C T . N . ST I L L W A T E R , M N 5 5 0 8 2 Cl i e n t : First M. Last, P.E. Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. PR E - A P P L I C A T I O N S U B M I T T A L - N O T F O R C O N S T R U C T I O N Sheet: SITE CONSTRAINTS C010 SYMBOL LEGEND EXISTING WETLANDS NORTHERN NATURAL GAS PIPELINE SLOPES 33% OR GREATER SLOPES 15% TO 33% FEMA FLOOD PLAIN DWSMA WELLHEAD PROTECTION AREA 5 4 OUTLOT B 5 6 7 8 12 34 1 OU T L O T C OUTLOT D OUTLOT A 2 2 1 2 3 1 2 3 1 TAMARAK FARM ESTATES ST. CROX SANCTUARY 56TH STREET NORTH L I N D E N A V E . N . 50TH STREET N. TA M A R A K F A R M E S T A T E S TANA RIDGEOUTL O T B OUTLOT G 1 LI N D E N T R A I L N O R T H OUTLOT F OUTLOT A THE FIELDS OF ST. CROIX LI L Y AV E N . OUTLOT COUTLOT D ST. CROX SANCTUARY LINDEN TRAIL CA R R I A G E S T A T I O N OU T L O T A O U T L O T B M A N N I N G A V E . N . STMH RIM=923.0 INLET=922.2 INV= STMH RIM=922.8 INLET=922.2 INV=918.46 (DIRT FILLED) 12"RCP FE=918.0 STMH RIM=901.7 INLET=900.6 INV=895.8 (DIRT FILLED)15"RCP FE=894.9 18"RCP FE=895.0 STMH RIM=901.7 INLET=900.9 INV=894.4 15 " R C P FE = 8 9 7 . 8 STMH RIM=901.6 INLET=900.8 INV=898.3 15"RCP FE=896.5 15"RCP FE=895.4 STMH RIM=901.7 INLET=901.0 INV=896.2 CB RIM=902.9 INV=896.0 E INV=897.8 S INV=896.8 W CB RIM=903.4 INV=899.4 18"HDPE FE=901.8 15"RCP FE=908.4 STMH RIM=912.8 INLET=912.1 INV=909.1 STMH RIM=912.8 INLET=912.1 INV=908.7 18"CMP FE=918.2 18"CMP FE=918.2 18"CMP FE=919.6 18"CMP FE=919.8 18"HDPE FE=895.8 12"RCP 15"RCP 15"RCP 12"RCP 12"RCP 12"RCP FE=932.4 12"RCP FE=930.0 934 930 9 2 0 92 0 920 91 0 91 4 9 2 4 920 914 91 2 914 920 92 0 91 0 904 902 900 90 0 89 8 894 8 9 2 9 1 0 92 0 92 6 9 2 0 9 1 0 9 0 8 89 2 9 2 0 9 1 6 920 916 9 1 0 9 0 0 8 9 6 898 900 9 1 0 9 2 0 93 0 9 2 6 928 9 2 8 924 92 6 92 4 9 2 0 920 930 922 922 910 90 0 89 6 92 6 920 910 92 0 9 0 0 8 9 2 9 2 8 92 0 9 3 6 93 4 9 3 0 9 3 0 9 2 0 92 0 926 930 94 0 9 5 0 960 94 2 940 91 8 920 930 940 92 8 926 9 5 6 950 958 964 9 6 0 95 0 944 9 4 6 94 0 9 5 0 952 954 940 95 0 9 5 0 9 6 0 970 974 950 96 0 94 2 940 940 9 2 8 930 928 9 3 0 9 3 8 93 4 94 0 93 293 2 94 0 96 0 93 0 930 930 934 92 4 920 9 1 2 914 92 0 924 9 2 0 914 90 8 9 1 0 91 2 90 8 8 9 8 90 0 91 0 916 91 6 9 1 6 918 910 922 920 930 91 6 920 90 2 902 898 900 920 FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN DescriptionRev.Date LE G E N D S O F L A K E E L M O RE S I D E N T I A L D E V E L O P M E N T LA K E E L M O , M N Sheet Title: Project #: Drawn By: Checked By: Issue Date: 12216166.000 MTH MJW 35 2 4 L a b o r e R o a d Wh i t e B e a r L a k e , M N 5 5 1 1 0 65 1 . 4 8 1 . 9 1 2 0 ( f ) 6 5 1 . 4 8 1 . 9 2 0 1 ww w . l a r s o n e n g r . c o m C 2 0 2 1 L a r s o n E n g i n e e r i n g , I n c . A l l r i g h t s r e s e r v e d . P: \ P r o j e c t s \ P r o j e c t s - 2 0 2 1 \ 1 2 2 1 6 1 6 6 - L e g e n d s O f L a k e E l m o R e s i d e n t i a l D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 2 1 6 1 6 6 - C 0 2 0 - E x i s t i n g S i t e D r a i n a g e P a t t e r n s . d w g La r s o n En g i n e e r i n g , I n c . Pr o j e c t T i t l e : LA N D U C C I H O M E S 13 2 3 0 2 0 T H S T . C T . N . ST I L L W A T E R , M N 5 5 0 8 2 Cl i e n t : First M. Last, P.E. Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. PR E - A P P L I C A T I O N S U B M I T T A L - N O T F O R C O N S T R U C T I O N Sheet: EXISTING SITE DRAINAGE PATTERNS C0200 NORTH 75 150 300 SYMBOL LEGEND GOETSCHEL POND DRAINAGE WAY WETLAND BOUNDARY DRAINAGE ARROW 5 4 OUTLOT B 5 6 7 8 12 34 1 OU T L O T C OUTLOT D OUTLOT A 2 2 1 2 3 1 2 3 1 TAMARAK FARM ESTATES ST. CROX SANCTUARY 56TH STREET NORTH L I N D E N A V E . N . 50TH STREET N. TA M A R A K F A R M E S T A T E S TANA RIDGEOUTL O T B OUTLOT G 1 LI N D E N T R A I L N O R T H OUTLOT F OUTLOT A THE FIELDS OF ST. CROIX LI L Y AV E N . OUTLOT COUTLOT D ST. CROX SANCTUARY LINDEN TRAIL CA R R I A G E S T A T I O N OU T L O T A O U T L O T B M A N N I N G A V E . N . 934 930 9 2 0 92 0 920 91 0 91 4 9 2 4 920 914 91 2 914 920 92 0 91 0 904 902 900 90 0 89 8 894 8 9 2 9 1 0 92 0 92 6 9 2 0 9 1 0 9 0 8 89 2 9 2 0 9 1 6 920 916 9 1 0 9 0 0 8 9 6 898 900 9 1 0 9 2 0 93 0 9 2 6 928 9 2 8 924 92 6 92 4 9 2 0 920 930 922 922 910 90 0 89 6 92 6 920 910 92 0 9 0 0 8 9 2 9 2 8 92 0 9 3 6 93 4 9 3 0 9 3 0 9 2 0 92 0 926 930 94 0 9 5 0 960 94 2 940 91 8 920 930 940 92 8 926 9 5 6 950 958 964 9 6 0 95 0 944 9 4 6 94 0 9 5 0 952 954 940 95 0 9 5 0 9 6 0 970 974 950 96 0 94 2 940 940 9 2 8 930 928 9 3 0 9 3 8 93 4 94 0 93 293 2 94 0 96 0 93 0 930 930 934 92 4 920 9 1 2 914 92 0 924 9 2 0 914 90 8 9 1 0 91 2 90 8 8 9 8 90 0 91 0 916 91 6 9 1 6 918 910 922 920 930 91 6 920 90 2 902 898 900 920 5 4 OUTLOT B 5 6 7 8 12 34 1 OU T L O T C OUTLOT D OUTLOT A 2 2 1 2 3 1 2 3 1 TAMARAK FARM ESTATES ST. CROX SANCTUARY 56TH STREET NORTH L I N D E N A V E . N . 50TH STREET N. TA M A R A K F A R M E S T A T E S TANA RIDGEOUTL O T B OUTLOT G 1 LI N D E N T R A I L N O R T H OUTLOT F OUTLOT A THE FIELDS OF ST. CROIX LI L Y AV E N . OUTLOT COUTLOT D ST. CROX SANCTUARY LINDEN TRAIL CA R R I A G E S T A T I O N OU T L O T A O U T L O T B M A N N I N G A V E . N . 934 930 9 2 0 92 0 920 91 0 91 4 9 2 4 920 914 91 2 914 920 92 0 91 0 904 902 900 90 0 89 8 894 8 9 2 9 1 0 92 0 92 6 9 2 0 9 1 0 9 0 8 89 2 9 2 0 9 1 6 920 916 9 1 0 9 0 0 8 9 6 898 900 9 1 0 9 2 0 93 0 9 2 6 928 9 2 8 924 92 6 92 4 9 2 0 920 930 922 922 910 90 0 89 6 92 6 920 910 92 0 9 0 0 8 9 2 9 2 8 92 0 9 3 6 93 4 9 3 0 9 3 0 9 2 0 92 0 926 930 94 0 9 5 0 960 94 2 940 91 8 920 930 940 92 8 926 9 5 6 950 958 964 9 6 0 95 0 944 9 4 6 94 0 9 5 0 952 954 940 95 0 9 5 0 9 6 0 970 974 950 96 0 94 2 940 940 9 2 8 930 928 9 3 0 9 3 8 93 4 94 0 93 293 2 94 0 96 0 93 0 930 930 934 92 4 920 9 1 2 914 92 0 924 9 2 0 914 90 8 9 1 0 91 2 90 8 8 9 8 90 0 91 0 916 91 6 9 1 6 918 910 922 920 930 91 6 920 90 2 902 898 900 920 DescriptionRev.Date LE G E N D S O F L A K E E L M O RE S I D E N T I A L D E V E L O P M E N T LA K E E L M O , M N Sheet Title: Project #: Drawn By: Checked By: Issue Date: 12216166.000 MTH MJW 35 2 4 L a b o r e R o a d Wh i t e B e a r L a k e , M N 5 5 1 1 0 65 1 . 4 8 1 . 9 1 2 0 ( f ) 6 5 1 . 4 8 1 . 9 2 0 1 ww w . l a r s o n e n g r . c o m C 2 0 2 1 L a r s o n E n g i n e e r i n g , I n c . A l l r i g h t s r e s e r v e d . P: \ P r o j e c t s \ P r o j e c t s - 2 0 2 1 \ 1 2 2 1 6 1 6 6 - L e g e n d s O f L a k e E l m o R e s i d e n t i a l D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 2 1 6 1 6 6 - C 0 3 0 - P r o p o s e d S i t e D r a i n a g e P a t t e r n s . d w g La r s o n En g i n e e r i n g , I n c . Pr o j e c t T i t l e : LA N D U C C I H O M E S 13 2 3 0 2 0 T H S T . C T . N . ST I L L W A T E R , M N 5 5 0 8 2 Cl i e n t : First M. Last, P.E. Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. PR E - A P P L I C A T I O N S U B M I T T A L - N O T F O R C O N S T R U C T I O N Sheet: PROPOSED SITE DRAINAGE PATTERNS C0300 NORTH 75 150 300 SYMBOL LEGEND GOETSCHEL POND DRAINAGE WAY WETLAND BOUNDARY DRAINAGE ARROW 5 4 OUTLOT B 5 6 7 8 12 34 1 OU T L O T C OUTLOT D OUTLOT A 2 2 1 2 3 1 2 3 1 TAMARAK FARM ESTATES ST. CROX SANCTUARY 56TH STREET NORTH LI N D E N A V E . N . 50TH STREET N. TA M A R A K F A R M E S T A T E S TANA RIDGEOUTL O T B 1 OUTLOT G 1 LI N D E N T R A I L N O R T H OUTLOT FTHE FIELDS OF ST. CROIX LI L Y AV E N . OUTLOT COUTLOT D ST. CROX SANCTUARY LINDEN TRAIL CA R R I A G E S T A T I O N OU T L O T A O U T L O T B M A N N I N G A V E . N . 5 4 OUTLOT B 5 6 7 8 12 34 1 OU T L O T C OUTLOT D OUTLOT A 2 2 1 2 3 1 2 3 1 TAMARAK FARM ESTATES ST. CROX SANCTUARY 56TH STREET NORTH LI N D E N A V E . N . 50TH STREET N. TA M A R A K F A R M E S T A T E S TANA RIDGEOUTL O T B 1 OUTLOT G 1 LI N D E N T R A I L N O R T H OUTLOT FTHE FIELDS OF ST. CROIX LI L Y AV E N . OUTLOT COUTLOT D ST. CROX SANCTUARY LINDEN TRAIL CA R R I A G E S T A T I O N OU T L O T A O U T L O T B M A N N I N G A V E . N . WETLAND #11 WETLAND #1 WETLAND #2 WETLAND #3 WETLAND #4 WETLAND #5 WETLAND #6WETLAND #9 WETLAND #7 WETLAND #8 WETLAND #10 SEPTIC DRAIN FIELD OWNER: PRIVATE HOA BL O C K 1 BL O C K 2 BL O C K 3 BLOCK 4 BLOCK 5 BLOCK 6 LOT #1 LOT #2 LOT #3 LOT #4 LOT #5 LOT #6 LOT #7 LOT #1 LOT #2 LOT #3 LOT #4 LOT #5 LOT #1 LOT #2 LOT #3 LOT #4 LOT #5 LOT #6 LOT #1 LOT #1 LOT #1 LOT #1 LOT #2 LOT #2 LOT #2 LOT #3 LOT #3 LOT #3 LOT #4 LOT #4 LOT #4 LOT #5 LOT #5 LOT #5 LOT #6 LOT #6 LOT #7 LOT #7 LOT #8 LOT #8 LOT #9 LOT #9 LOT #10 LOT #10 LOT #11 LOT #11 LOT #12 LOT #13 LOT #14 LOT #15 OUTLOT B OWNER: CITY OF LAKE ELMO OUTLOT A OWNER: CITY OF LAKE ELMO OUTLOT D OWNER: CITY OF LAKE ELMO OUTLOT C OWNER: CITY OF LAKE ELMO OUTLOT B OWNER: CITY OF LAKE ELMO OUTLOT C OWNER: CITY OF LAKE ELMO OUTLOT 4 OWNER: CITY OF LAKE ELMO O U T L O T 3 O W N E R : C I T Y O F L A K E E L M O OU T L O T 2 OW N E R : C I T Y O F LA K E E L M O OUTLOT 1 OWNER: CITY OF LAKE ELMO BL O C K 7 10 0 ' NO B U I L D BU F F E R 100' NO BUILD BUFFER 10 0 ' NO B U I L D BU F F E R 100' NO BUILD BUFFER 200' NO BUILD BUFFER 20 0 ' NO B U I L D BU F F E R 100' NO BUILD BUFFER DescriptionRev.Date LE G E N D S O F L A K E E L M O RE S I D E N T I A L D E V E L O P M E N T LA K E E L M O , M N Sheet Title: Project #: Drawn By: Checked By: Issue Date: 12216166.000 MTH MJW 35 2 4 L a b o r e R o a d Wh i t e B e a r L a k e , M N 5 5 1 1 0 65 1 . 4 8 1 . 9 1 2 0 ( f ) 6 5 1 . 4 8 1 . 9 2 0 1 ww w . l a r s o n e n g r . c o m C 2 0 2 1 L a r s o n E n g i n e e r i n g , I n c . A l l r i g h t s r e s e r v e d . P: \ P r o j e c t s \ P r o j e c t s - 2 0 2 1 \ 1 2 2 1 6 1 6 6 - L e g e n d s O f L a k e E l m o R e s i d e n t i a l D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 2 1 6 1 6 6 C 2 0 0 - S i t e L a y o u t A n d A r e a C a l c s . d w g La r s o n En g i n e e r i n g , I n c . Pr o j e c t T i t l e : LA N D U C C I H O M E S 13 2 3 0 2 0 T H S T . C T . N . ST I L L W A T E R , M N 5 5 0 8 2 Cl i e n t : First M. Last, P.E. Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. PR E - A P P L I C A T I O N S U B M I T T A L - N O T F O R C O N S T R U C T I O N Sheet: CONCEPT - OVERALL SITE LAYOUT AND AREA CALCS C200 SYMBOL LEGEND PROPOSED DRIVEWAYS/TRAILS BITUMINOUS PAVEMENT PROPOSED ROADWAY BITUMINOUS PAVEMENT IMPERVIOUS AREAS ROADWAY/SIDEWALK AREA:244,822 SF (5.62 AC)(34.54%) PARKLAND TRAILS:42,837 SF (0.14 AC)(6.20%) RESIDENTIAL UNITS AREAS: BUILDING AND GARAGE:6,000 SF X 50 LOTS =300,000 SF (6.89 AC)(43.45%) DRIVEWAYS:2,000 SF X 50 LOTS = 100,000 SF (2.30 AC)(14.48%) SEPTIC IMPERVIOUS:2,847 SF (0.07 AC)(0.41%) TOTAL PROPOSED IMPERVIOUS:690,506 SF (15.85 AC)(100%) LAND NOT DEDICATED TO OPEN SPACE (OP):2,165,821 SF (49.72 AC) 25% OF LAND NOT DEDICATED TO OP:541,455 SF (12.43 AC) PROPOSED IMPERVIOUS COVERAGE: 690,506 SF/2,165,821 SF(100) = 31.88% > OP 25% ALLOWED EASEMENT LINE SETBACK LINE RIGHT-OF-WAY LINE PROPERTY LINE 0 NORTH 75 150 300 PROJECT AREA CALCULATIONS TOTAL SITE AREA: 4,749,782 SF (109.04 AC)(100.00%) BUILDABLE SITE AREA*:3,751,859 SF (86.13 AC) *NOTE: BUILDABLE SITE AREA EXCLUDES WETLANDS AND NNG ESMT PUBLIC OPEN SPACE: OUTLOT A 539,911 SF (12.40 AC) OUTLOT B 1,226,319 SF (28.15 AC) OUTLOT C 526,066 SF (12.08 AC) OUTLOT D 90,147 SF (12.08 AC) TOTAL: 2,382,443 SF (54.69 AC) STORMWATER: OUTLOT 1 73,942 SF (1.70 AC) OUTLOT 2 23,806 SF (0.55 AC) OUTLOT 3 25,690 SF (0.59 AC) OUTLOT 4 78,080 SF (1.79 AC) TOTAL: 201,518 SF (4.63 AC) 30' WIDE PARKLAND TRAIL ESMT (WITHIN OPEN SPACE):116,845 SF (2.68 AC) NORTHERN NATURAL GAS ESMT (WITHIN OPEN SPACE):224,145 SF (5.15 AC) TOTAL OPEN SPACE:2,583,961 SF (59.32 AC)(54.40%) COMMUNAL SEPTIC SYSTEM: 176,290 SF (4.05 AC)(3.71%) WETLANDS (WITHIN OPEN SPACE): WETLAND 1 53,117 SF (1.22 AC) WETLAND 2 29,573 SF (0.68 AC) WETLAND 3 113,741 SF (2.61 AC) WETLAND 4 220,225 SF (5.06 AC) WETLAND 5 72,413 SF (1.66 AC) WETLAND 6 8,127 SF (0.19 AC) WETLAND 7 24,202 SF (0.56 AC) WETLAND 8 1,253 SF (0.03 AC) WETLAND 9 2,760 SF (0.06 AC) WETLAND 10 27,798 SF (0.64 AC) WETLAND 11 220,569 SF (5.06 AC) TOTAL: 773,778 SF (17.76 AC) SINGLE FAMILY LOTS: AVERAGE LOT SITE 32,382 SF (0.74 AC) MINIMUM LOT SIZE 20,409 SF (0.47 AC)* MAXIMUM LOT SIZE 57,509 SF (1.32 AC) *NOTE: ONLY ONE LOT DEPICTED IS BELOW 0.5 ACRES IN SIZE 50 RESIDENTIAL UNITS 1,619,125 SF (37.17 AC)(34.09%) RESIDENTIAL UNIT DENSITY: 50 UNITS / 86.13 ACRES = 0.58 UNITS PER BUILDABLE ACRE RIGHT-OF-WAY:370,202 SF (8.50 AC)(7.79%) TYPICAL SITE INFO RIGHT-OF-WAY: 60' WIDE R.O.W. ROADWAY 28' F-F SURMOUNTABLE CURB SIDEWALK/TRAIL: 8' BIT. LOTS: 30' FRONT SETBACK 15' SIDE SETBACKS 20' REAR SETBACK LOT WIDTH MINIMUM 125' LOT DEPTH VARIES AVG. LOT SIZE 0.74 ACRES PARKLAND TRAIL: 30' EASEMENT 10' TRAIL WETLAND FURTHER COORDINATION TO BE HAD WITH THE CITY/COUNTY TO DETERMINE A SUFFICIENT INTERSECTION DESIGN BETWEEN THE PROPOSED DEVELOPMENT AND 50TH STREET N. 25' MIN BUFFER 25' MIN BUFFER 25' MIN BUFFER 25' MIN BUFFER 25' MIN BUFFER 25' MIN BUFFER 25' MIN B U F F E R 25' MIN BU F F E R 25' MIN B U F F E R 5 4 OUTLOT B 5 6 7 8 12 34 1 OU T L O T C OUTLOT D OUTLOT A 2 2 1 2 3 1 2 3 1 TAMARAK FARM ESTATES ST. CROX SANCTUARY LI N D E N 50TH STREET N. TA M A R A K F A R M E S T A T E S OUTLOT COUTLOT D ST. CROX SANCTUARY LINDEN TRAIL O U T L O T B MA N N I N G A V E . N . FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN WETLAND #11 MANAGE 1 AREA=220,569 SQ.FT. VBWD EXST-HWL: 894.70 LARSON EXST-HWL: 896.86 WETLAND #3 MANAGE 1 AREA=113,741 SQ.FT. VBWD EXST-HWL: 917.20 LARSON EXST-HWL: 912.77 WETLAND #4 MANAGE PRESERVE AREA=220,225 SQ.FT. VBWD EXST-HWL: 917.20 LARSON EXST-HWL: 914.16 WETLAND #5 MANAGE 1 AREA=72,413 SQ.FT. VBWD EXST-HWL: 929.00 LARSON EXST-HWL: 928.87 WETLAND #10 MANAGE 2 AREA=27,798 SQ.FT. VBWD EXST-HWL: 918.30 LARSON EXST-HWL: 917.57 WETLAND #8 MANAGE 2 AREA=1,253 SQ.FT. VBWD EXST-HWL: 921.40 LARSON EXST-HWL: 919.90 WETLAND #7 MANAGE 2 AREA=24,202SQ.FT. VBWD EXST-HWL: 921.40 LARSON EXST-HWL: 919.90 WETLAND #9 MANAGE 2 AREA=2,760 SQ.FT. VBWD EXST-HWL: 945.40 LARSON EXST-HWL: 945.55 WETLAND #6 MANAGE 2 AREA=8,127 SQ.FT. VBWD EXST-HWL: 945.30 LARSON EXST-HWL: 944.11 WETLAND #2 MANAGE 1 AREA=29,573 SQ.FT. VBWD EXST-HWL: 917.20 LARSON EXST-HWL: 912.77 WETLAND #1 MANAGE 1 AREA=53,117 SQ.FT VBWD EXST-HWL: 917.20 LARSON EXST-HWL: 912.77 FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN WETLAND #12N & 12S DE MINIMIS WETLAND, TO BE REMOVED AREA=697 SQ.FT. WETLAND #13 DE MINIMIS WETLAND, TO BE REMOVED AREA=707 SQ.FT. 25' MIN BUFFER 25' MIN BUFFER 25' MIN BUFFER 25' MIN BUFFER 25' MIN BUFFER 25' MIN BUFFER 25' MIN B U F F E R 25' MIN BU F F E R 25' MIN B U F F E R 5 4 OUTLOT B 5 6 7 8 12 34 1 OU T L O T C OUTLOT D OUTLOT A 2 2 1 2 3 1 2 3 1 TAMARAK FARM ESTATES ST. CROX SANCTUARY LI N D E N 50TH STREET N. TA M A R A K F A R M E S T A T E S OUTLOT COUTLOT D ST. CROX SANCTUARY LINDEN TRAIL O U T L O T B MA N N I N G A V E . N . FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN WETLAND #11 MANAGE 1 AREA=220,569 SQ.FT. VBWD EXST-HWL: 894.70 LARSON EXST-HWL: 896.86 WETLAND #3 MANAGE 1 AREA=113,741 SQ.FT. VBWD EXST-HWL: 917.20 LARSON EXST-HWL: 912.77 WETLAND #4 MANAGE PRESERVE AREA=220,225 SQ.FT. VBWD EXST-HWL: 917.20 LARSON EXST-HWL: 914.16 WETLAND #5 MANAGE 1 AREA=72,413 SQ.FT. VBWD EXST-HWL: 929.00 LARSON EXST-HWL: 928.87 WETLAND #10 MANAGE 2 AREA=27,798 SQ.FT. VBWD EXST-HWL: 918.30 LARSON EXST-HWL: 917.57 WETLAND #8 MANAGE 2 AREA=1,253 SQ.FT. VBWD EXST-HWL: 921.40 LARSON EXST-HWL: 919.90 WETLAND #7 MANAGE 2 AREA=24,202SQ.FT. VBWD EXST-HWL: 921.40 LARSON EXST-HWL: 919.90 WETLAND #9 MANAGE 2 AREA=2,760 SQ.FT. VBWD EXST-HWL: 945.40 LARSON EXST-HWL: 945.55 WETLAND #6 MANAGE 2 AREA=8,127 SQ.FT. VBWD EXST-HWL: 945.30 LARSON EXST-HWL: 944.11 WETLAND #2 MANAGE 1 AREA=29,573 SQ.FT. VBWD EXST-HWL: 917.20 LARSON EXST-HWL: 912.77 WETLAND #1 MANAGE 1 AREA=53,117 SQ.FT VBWD EXST-HWL: 917.20 LARSON EXST-HWL: 912.77 FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN WETLAND #12N & 12S DE MINIMIS WETLAND, TO BE REMOVED AREA=697 SQ.FT. WETLAND #13 DE MINIMIS WETLAND, TO BE REMOVED AREA=707 SQ.FT. 25' MIN BUFFER 25' MIN BUFFER 25' MIN BUFFER 25' MIN BUFFER 25' MIN BUFFER 25' MIN BUFFER 25' MIN B U F F E R 25' MIN BU F F E R 25' MIN B U F F E R 5 4 OUTLOT B 5 6 7 8 12 34 1 OU T L O T C OUTLOT D OUTLOT A 2 2 1 2 3 1 2 3 1 TAMARAK FARM ESTATES ST. CROX SANCTUARY LI N D E N 50TH STREET N. TA M A R A K F A R M E S T A T E S OUTLOT COUTLOT D ST. CROX SANCTUARY LINDEN TRAIL O U T L O T B MA N N I N G A V E . N . FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN WETLAND #11 MANAGE 1 AREA=220,569 SQ.FT. VBWD EXST-HWL: 894.70 LARSON EXST-HWL: 896.86 WETLAND #3 MANAGE 1 AREA=113,741 SQ.FT. VBWD EXST-HWL: 917.20 LARSON EXST-HWL: 912.77 WETLAND #4 MANAGE PRESERVE AREA=220,225 SQ.FT. VBWD EXST-HWL: 917.20 LARSON EXST-HWL: 914.16 WETLAND #5 MANAGE 1 AREA=72,413 SQ.FT. VBWD EXST-HWL: 929.00 LARSON EXST-HWL: 928.87 WETLAND #10 MANAGE 2 AREA=27,798 SQ.FT. VBWD EXST-HWL: 918.30 LARSON EXST-HWL: 917.57 WETLAND #8 MANAGE 2 AREA=1,253 SQ.FT. VBWD EXST-HWL: 921.40 LARSON EXST-HWL: 919.90 WETLAND #7 MANAGE 2 AREA=24,202SQ.FT. VBWD EXST-HWL: 921.40 LARSON EXST-HWL: 919.90 WETLAND #9 MANAGE 2 AREA=2,760 SQ.FT. VBWD EXST-HWL: 945.40 LARSON EXST-HWL: 945.55 WETLAND #6 MANAGE 2 AREA=8,127 SQ.FT. VBWD EXST-HWL: 945.30 LARSON EXST-HWL: 944.11 WETLAND #2 MANAGE 1 AREA=29,573 SQ.FT. VBWD EXST-HWL: 917.20 LARSON EXST-HWL: 912.77 WETLAND #1 MANAGE 1 AREA=53,117 SQ.FT VBWD EXST-HWL: 917.20 LARSON EXST-HWL: 912.77 FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN WETLAND #12N & 12S DE MINIMIS WETLAND, TO BE REMOVED AREA=697 SQ.FT. WETLAND #13 DE MINIMIS WETLAND, TO BE REMOVED AREA=707 SQ.FT. 25' MIN BUFFER 25' MIN BUFFER 25' MIN BUFFER 25' MIN BUFFER 25' MIN BUFFER 25' MIN BUFFER 25' MIN B U F F E R 25' MIN BU F F E R 25' MIN B U F F E R 5 4 OUTLOT B 5 6 7 8 12 34 1 OU T L O T C OUTLOT D OUTLOT A 2 2 1 2 3 1 2 3 1 TAMARAK FARM ESTATES ST. CROX SANCTUARY LI N D E N 50TH STREET N. TA M A R A K F A R M E S T A T E S OUTLOT COUTLOT D ST. CROX SANCTUARY LINDEN TRAIL O U T L O T B MA N N I N G A V E . N . FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN WETLAND #11 MANAGE 1 AREA=220,569 SQ.FT. VBWD EXST-HWL: 894.70 LARSON EXST-HWL: 896.86 WETLAND #3 MANAGE 1 AREA=113,741 SQ.FT. VBWD EXST-HWL: 917.20 LARSON EXST-HWL: 912.77 WETLAND #4 MANAGE PRESERVE AREA=220,225 SQ.FT. VBWD EXST-HWL: 917.20 LARSON EXST-HWL: 914.16 WETLAND #5 MANAGE 1 AREA=72,413 SQ.FT. VBWD EXST-HWL: 929.00 LARSON EXST-HWL: 928.87 WETLAND #10 MANAGE 2 AREA=27,798 SQ.FT. VBWD EXST-HWL: 918.30 LARSON EXST-HWL: 917.57 WETLAND #8 MANAGE 2 AREA=1,253 SQ.FT. VBWD EXST-HWL: 921.40 LARSON EXST-HWL: 919.90 WETLAND #7 MANAGE 2 AREA=24,202SQ.FT. VBWD EXST-HWL: 921.40 LARSON EXST-HWL: 919.90 WETLAND #9 MANAGE 2 AREA=2,760 SQ.FT. VBWD EXST-HWL: 945.40 LARSON EXST-HWL: 945.55 WETLAND #6 MANAGE 2 AREA=8,127 SQ.FT. VBWD EXST-HWL: 945.30 LARSON EXST-HWL: 944.11 WETLAND #2 MANAGE 1 AREA=29,573 SQ.FT. VBWD EXST-HWL: 917.20 LARSON EXST-HWL: 912.77 WETLAND #1 MANAGE 1 AREA=53,117 SQ.FT VBWD EXST-HWL: 917.20 LARSON EXST-HWL: 912.77 FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN FEMA FLOOD PLAIN WETLAND #12N & 12S DE MINIMIS WETLAND, TO BE REMOVED AREA=697 SQ.FT. WETLAND #13 DE MINIMIS WETLAND, TO BE REMOVED AREA=707 SQ.FT. DescriptionRev.Date LE G E N D S O F L A K E E L M O RE S I D E N T I A L D E V E L O P M E N T LA K E E L M O , M N Sheet Title: Project #: Drawn By: Checked By: Issue Date: 12216166.000 MTH MJW 35 2 4 L a b o r e R o a d Wh i t e B e a r L a k e , M N 5 5 1 1 0 65 1 . 4 8 1 . 9 1 2 0 ( f ) 6 5 1 . 4 8 1 . 9 2 0 1 ww w . l a r s o n e n g r . c o m C 2 0 2 1 L a r s o n E n g i n e e r i n g , I n c . A l l r i g h t s r e s e r v e d . P: \ P r o j e c t s \ P r o j e c t s - 2 0 2 1 \ 1 2 2 1 6 1 6 6 - L e g e n d s O f L a k e E l m o R e s i d e n t i a l D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 2 1 6 1 6 6 - C 0 4 0 - B u f f e r M i t i g a t i o n . d w g La r s o n En g i n e e r i n g , I n c . Pr o j e c t T i t l e : LA N D U C C I H O M E S 13 2 3 0 2 0 T H S T . C T . N . ST I L L W A T E R , M N 5 5 0 8 2 Cl i e n t : First M. Last, P.E. Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. PR E - A P P L I C A T I O N S U B M I T T A L - N O T F O R C O N S T R U C T I O N Sheet: CONCEPTUAL - WETLAND BUFFER MITIGATION PLAN C040 SCALE: 1" = 200' PROPOSED BUFFER 0 NORTH 100 200 400 PROPOSED BUFFER LEGEND PROPOSED BUFFER DELINEATED WETLAND WETLAND BUFFER SCALE: 1" = 200' AVERAGE BUFFER REQUIRED AVERAGE BUFFER LEGEND AVERAGE REQUIRED BUFFER DELINEATED WETLAND WETLAND BUFFER Wetland Buffer Info: Minimum = 25' Average = Depends on classification of Wetland Wetland Buffers are to be planted with native vegetation and delineated with signs Wetland 1: Class: Manage 1 Average Buffer = 75' Required Buffer = 73,733 SF Provided Buffer Area = 116,274 SF Wetland 2: Class: Manage 1 Average Buffer = 75' Required Buffer = 59,707 SF Provided Buffer Area = 76,509 SF Wetland 3: Class: Manage 1 Average Buffer = 75' Required Buffer = 102,092 SF Provided Buffer Area = 130,915 SF Wetland 4: Class: Preserve Average Buffer = 100' Required Buffer = 102,005 SF Provided Buffer Area = 102,231 SF Wetland 5: Class: Manage 1 Average Buffer = 75' Required Buffer = 64,488 SF Provided Buffer Area = 66,771 SF Wetland 6: Class: Manage 2 (Under Review) Average Buffer = 50' Required Buffer = 21,397 SF Provided Buffer Area = 22,117 SF Wetland 7: Class: Manage 2 Average Buffer = 50' Required Buffer = 38,900 SF Provided Buffer Area = 48,717 SF Wetland 8: Class: Manage 2 Average Buffer = 50' Required Buffer = 11,205 SF Provided Buffer Area = 12,459 SF Wetland 9: Class: Manage 2 (Under Review) Average Buffer = 50' Required Buffer = 13,458 SF Provided Buffer Area = 16,725 SF Wetland 10: Class: Manage 2 Average Buffer = 50' Required Buffer = 42,977 SF Provided Buffer Area = 45,939 SF Wetland 11: Class: Manage 1 Average Buffer = 75' Required Buffer = 97,918 SF Provided Buffer Area = 116,707 SF Wetland 12: Class: De Minimis (To be removed) Wetland 13: Class: De Minimis (To be removed) City of Lake Elmo • 3880 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911 MEMORANDUM Date: February 15, 2024 To: Landucci Construction/Landucci Homes, Inc. From: Nathan Fuerst, Consulting Planner Jeff Matzke, Consulting Planner RE: Legends of Lake Elmo Concept Plan – Planning Staff Memorandum Description of Request The City of Lake Elmo received a Residential Subdivision and OS PUD Sketch Plan from Landucci Construction/Landucci Homes, Inc.for a project totaling approximately 110.1 acres. The subject property is located at north of 50th Street, east of CSAH 15 (PID 01.029.21.41.0001, 01.029.21.42.0003, 01.029.21.43.0001). The sketch plan depicts a major subdivision which will result in a total of 50 single family residential units. The proposal is characterized as a major subdivision. The applicant is requesting the use of an Open Space PUD and Planned Unit Development Overlay (PUD) to allow for flexibility and bonus density in this project. Development Summary Preliminary and Final PUD Any future submittal should address the requirements of the Open Space Planned Unit Development Code Article XVII and Planned Unit Development Code Article XVIII. Site Size: 110.1 acre Existing Zoning: Rural Residential (RR) Proposed Zoning District: Open Space PUD (OP) with a Planned Unit Development Overlay (PUD) Proposed Use(s): Single Family Residential Use Classification: Single Family is Permitted OP Existing Land Use: Undeveloped Farmstead currently used as agricultural. Adjacent Zoning Designations: North: Open Space (OP) South: Open Space (OP) East: Open Space (OP) West: Rural Residential (RR) Future Land Use: Rural Area Development (RAD) City of Lake Elmo • 3880 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911 OS PUD Minimum Requirements (Sec. 105.12.1030) 1. Only land zoned agricultural, rural residential, or rural estate qualifies (Met) 2. Minimum lot area 20 acres (Met) 3. Single Ownership (Met) OS PUD Minimum Design Requirements (Sec. 105.12.1050) 1. Density- maximum 18 units per 40 acres buildable land The proposed development appears to exceed the maximum density with 50 units proposed. 18 units per 40 acres is permitted with an OS PUD and up to 20% bonus density is allowed with a PUD and 4/5 vote of the City Council. Density excludes wetlands and shorelands. Include acreage breakdown of gross area, wetland areas, outlot areas, and net area for computation of net density. (Likely Not Met) 2. Lot design The applicant must show how the lots were designed with soils and buffers being the priority over lots and building pads. Provide narrative of the process to lot design and graphics as needed. (1) Soils analysis provided that determines best location for community septic. Provide additional report and map indicating community septic best location based on soils. (Met) (2) Septic Design-the project proposes a community septic system. Location(s) suitable for community drain field need to be provided on the plans (Not Met) (3) Buffers- 200’ from adjacent residential (Need information) (4) Indicate building pads (Not Met) (5) Lot Creation-Minimum lot size of 21,780 sq feet for lots served by communal drain fields. (Need Information) (6) Buildable Area for Lots- Need to provide rendering indicating the buildable area of each lot outside of steep slopes, easement, buffers and setbacks per this section of the code. (Need Information) (7) Open Space- 50% minimum open space is required. (Need Information). Minimum 5 acres contiguous open space (Met) 3. Buffers (1) A 200-foot buffer from all adjacent property lines that abut an existing residential development or a parcel of land not eligible for future development as an open space planned unit development due to insufficient parcel area (2) A 100-foot buffer from all adjacent property lines that abut land that is eligible for future development as an open space planned unit development. (3) If the development site is adjacent to an existing or approved OP development, the required buffer shall be equivalent to the buffer that was required of the adjacent development OS PUD Minimum Development Standards (Sec. 105.12.1060) (Need more information upon Preliminary PUD/Plat submittal- Not met) 1. Preserved Open Space-Conservation Easements needed over private property that is to be preserved. Stormwater ponds dedicated as outlots to the City. In septic system drain field areas a plan is required which shows how the land will be maintained or returned to a natural state and who will be responsible for plan implementation. City will need copy of HOA declarations as part of final PUD Plan. 2. Septic system - Need to meet county requirements. Communal drain field can be part of required open space with no recreational facilities within 50 feet. City of Lake Elmo • 3880 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911 3. Building Standards -35’ height, need building elevations and minimum architectural standards submitted. 4. Impervious Surface - maximum 25% overall development. Need details of proposed maximum impervious surface per lot and overall development are requested and as proposed. 5. Landscaping - Need completed landscape plans w/ minimum 10 trees per site planted overall and 1 tree per 30’ boulevard trees. Need calculations and specifications. 6. Trails - Minimum trials are equal to the length of the streets and are in addition to subdivision requirements for sidewalks/trails. Developer proposes 8 foot trails instead of 6 foot sidewalks and a OP/PUD Benefit. PUD Density (Sec. 105.12.1160) Up to 20% increase in density is allowed with amenity points. Amenity points are awarded for items above and beyond minimum code requirements and amenities cannot be counted twice if its already required by code. One point equates to 1% increase in density. Phasing (Sec. 105.12.1070) Provide a phasing plan. If the proposed PUD involves construction over two or more phases, the applicant has demonstrated that each phase is capable of being a stand-alone development independent of other phase. Driveways-(LEC 9.16) Information on driveways was not provided for. Please submit plan site driveway locations with prelim plat. (Need more information with Preliminary Plat) Off-Street Parking 1. All off-street parking shall be in compliance with LEC 105.12.410 Off-Street Parking. a. Single family detached dwellings must provide 2 spaces per dwelling unit. (Need more Information with Preliminary Plat) Signage Section 105.12.430 regulates signage. It is recommended that future submittals include signage types, sizes, and locations for review against City requirements. (Need more Information with Preliminary Plat) Park Land Dedication (LEC 103.00.150) 1. 5% of the land area is required for park land dedication. 2. This property is not within a park search area in the City’s Comprehensive Plan. An on-road striped shoulder is shown in the Comp Plan along CR 13 for future trail purposes. 3. A location for potential future park has been provided in the plans pending recommendation from Parks Commission on park dedication requirements. 4. Staff recommends that parkland dedication obligation should be paid as a cash in lieu fee (acreage requirement x fair market value). Preliminary and Final Plat Any Future submittal should address the requirements of LEC 103.00.090 and LEC 103.00.100. and LEC 103.00.140. Major Subdivision Preliminary Plat Application Requirements are also in the application checklist available on the city’s website. Engineering The City Engineer has provided comments in the attached memo dated January 21, 2024. Phasing City of Lake Elmo • 3880 Laverne Ave N., Lake Elmo, MN 55042 • 651-747-3911 plans needed with details identifying lots and proposed infrastructure planned with each phase, and in general most of the technical information required for preliminary plat approval will need to be submitted. All plans shall be in conformance with City Engineering Design Standards 2022 as well as in compliance with other regulator entities. (Additional information is needed upon preliminary plat application) Fire Department The Lake Elmo Fire Chief provided comments in the attached memo dated January 16, 2024. All comments must be addressed with any future submittal. Landscaping The Lake Elmo Landscape Architect provided comments in the attached memo dated February 12, 2024. A landscape plan and complete tree preservation plan (with indicated removals) needs to be provided with any future submittal. All comments must be addressed with any future submittal. CenterPoint Energy Natural Gas review/permits shall be obtained from CenterPoint Energy for gas line that runs across the property. Washington County In an email dated January 4, 2024, Washington County staff indicated that the project is not within the Washington County Greenway search corridor. As such, trails will be required to meet the City’s, not the County’s requirements. Washington County Dept of Health Washington County staff have not provided comment on the proposed community septic system. The system should be approved and ultimately receive any applicable county or state reviews and permits. Valley Branch Watershed District (VBWD) Attached are e-mailed comments revived on January 19, 2024. A VBWD Permit will be required along with necessary plan submittals. No comments received to date. Should we receive comments, they must be addressed with any future submittal. Required Next Steps 1. The developer has requested to present this sketch plat and concept PUD to the City Council. It is scheduled for a workshop on March 12, 2024. 2. After Council worksession and inclusion of recommended plan changes to address sketch plat and concept PUD comments, an application for Preliminary Plat and PUD can be made. Feel free to contact me with any questions about the City review of this concept or to discuss any other matters regarding property improvements. Nathan Fuerst Consulting Planner (612) 210-8150 Nathan.fuerst@bolton-menk.com PAGE 1 of 5 MEMORANDUM Date: January 21, 2024 To: Sophia Jensen, City Planner Re: Legends of Lake Elmo ‐ OP Sketch Plan Cc: Nathan Fuesrt, Planning Consultant Parcel ID 01.029.21.41.0001 Marty Powers, Public Works Director Parcel ID 01.029.21.42.0003 Chad Isakson, PE, Assistant City Engineer Parcel ID 01.029.21.43.0001 From: Jack Griffin, PE, City Engineer An engineering review has been completed for the Legends of Lake Elmo OP Sketch Plan received on January 2, 2024. The submittal consisted of the following documentation:  Sketch Plan Narrative dated December 29, 2023.  Overall Site Plan, not dated.  Wastewater Treatment Facility Feasibility Study, dated April 10, 2023.  Geotechnical evaluation dated June 6, 2023. The Sketch Plan application is incomplete and does not include information needed to allow for review by engineering. When engineering review comments are requested for Sketch Plan applications, the plans and documentation must include engineering level information to facilitate an adequate review. Minimum information should be provided as identified in the city sketch plan application checklist. The below review comments are provided based on the limited documentation provided. It is recommended that the Sketch Plans be revised and resubmitted for further review, after including all information as detailed in the city sketch plan application checklists together with presentation of any site unique information. SKETCH PLAN APPLCIATION MINIMUM REQUIREMNTS NOT MET 1. All public improvements constructed to support the development must be constructed in accordance with the City Engineering Design Standards Manual dated January 2022. 2. Sketch Plans are required to be submitted as scaled drawings with scale no larger than 1‐inch = 100 feet. 3. Sketch Plans must include plan labels for all line types. Important site plan information must be labeled including lot dimensions, existing and proposed street and right‐of‐way widths, and existing street names. 4. Typical sections for all proposed streets must be provided, and must include all design features shown in the city standard typical sections. 5. A generalized utility plan must be included, showing all connection points to existing utilities. 6. The site plans must include the locations and boundaries for all existing 100‐year HWLs for existing water bodies. 7. The site plans must show all proposed Outlots and Outlot ownership. Proposed stormwater management basins must be shown in Outlots dedicated to the city, and must NOT contain conservation easements. 8. The plan narrative indicates the dedication of permanent conservation easements. The site plans must include detailed location of all proposed conservation easements, including calculated areas. 9. Site plans must include all wetland boundaries with all wetlands and wetland boundaries contained within Outlots (no lot encroachments). PAGE 2 of 5 10. The existing conditions must show locations of all existing streets, property lines, easements, water mains, storm sewers, and sanitary sewers, including right‐of‐way lines, right‐of way widths, pipe sizes, and invert elevations. STREETS AND TRANSPORTATION 1. Access Management: The primary access to the proposed subdivision is from 50th Street North. The proposed access location appears to meets the City’s Transportation Plan access spacing guidelines for Collector Roadways (every 660 ft. to residential streets and commercial driveways) unless the adjacent westerly property becomes a commercial use. Site Plans must be updated to provide dimensions between all adjacent access points and the new proposed access location for further city review. 2. The City’s Transportation Plan identifies 50th Street as a major east‐west collector roadway and Municipal State Aid route. Traffic concerns and complaints have increased along 50th Street over recent years and will continue to increase as traffic volumes grow. There are two ways that the City can help manage and mitigate these growing traffic issues:  Improve access management along the corridor when opportunities arise.  Improve pedestrian facilities along the corridor. 3. Right‐of‐way Dedication along 50th Street north. The proposed Plat/Plans must show dedication of sufficient R/W along 50th Street North to ensure 40 feet of R/W north of the existing physical roadway centerline. A total of 80‐ft. R/W is required for collector roadways. The existing condition survey must clearly locate and depict the physical roadway centerline for this determination. 4. Right and left turn lanes must be constructed along 50th Street as part of the required subdivision improvements. Turn lane lengths and tapers must be constructed as determined by the city’s transportation consultant. The required turn lanes must be shown as part of any preliminary and final plat application and shall be constructed at the developer’s expense. 5. Secondary access to the site is required for residential units exceeding 30 homes. Secondary access will be accomplished through a connection to Linden Avenue in the Sanctuary subdivision. 6. Phasing Plan. The development phasing will require the secondary connection to Linden Avenue to be operational before the 31st building permit will be issued. Access for the initial phases of development should be prohibited from Linden Avenue to avoid construction traffic through the existing Sanctuary subdivision. Temporary cul‐de‐sacs meeting city design standards will be required as the development is phased. 7. Pedestrian facilities: Segments of a bituminous trail currently exist along 50th Street N. alternating from the north to south side of the road. As traffic continues to increase on 50th Street it is critical for the city to create a continuous bituminous trail along 50th Street, from Stillwater Boulevard (CSAH 14) to Lake Elmo Avenue. A bituminous trail must be constructed along 50th Street to improve pedestrian safety and work toward future trail connectivity. A trail must be constructed along the north boulevard, connecting to the existing trail along the Tamarack Farms subdivision and extending west across the proposed Legends subdivision up to approximately the gas main easement. A new safe pedestrian crossing should be constructed as the trail approaches the existing pond encroachment to direct to the trail to south side of the boulevard, and connecting to the existing trail on the south side of 50th Street at the Tana Ridge subdivision. 8. A residential street connection is required as shown to Linden Avenue in the Sanctuary subdivision. 9. A residential street stub is required as shown near Lot 19 to extend to the westerly plat limits for future connection. The street must be fully constructed to the plat boundaries with a temporary cul‐de‐sac constructed to be used until the future connection is completed. A trail should be extended along this road segment for future trail connectivity to the Sanctuary neighborhood Park. 10. All streets must be designed to meet the City’s Engineering Design Standards including right‐of‐way width, street pavement width, cul‐de‐sac radii(s), cross slopes, boulevard grades, curb designs and drainage systems, and utility easement layout and grades. City design standards currently require public streets to be a minimum 32‐ft wide within a 66‐ft right‐of‐way to allow parking on both sides. The Sketch Plan Narrative (not shown on the Site Plans as required) proposes the public streets at 28‐ft. wide within a 60‐ft right‐of‐way. For low density open space developments, the city has allowed for a 28‐ft wide street within PAGE 3 of 5 a 60‐ft right‐of‐way with parking restricted to one side of the street, on a case‐by‐case basis when specifically approved by City staff and Council. 11. Surmountable concrete curb and gutter shall be installed along the frontage of properties with future driveways and B618 curb installed along entrance roadways and non‐lot frontage areas. 12. Street intersections must connect at 90 degrees and maintain 50 feet of tangent with maximum slopes of 2.5%. Residential maximum longitudinal grade is 6%. All cul‐de‐sacs be signed “No parking” throughout. 13. City design standards require a six (6) foot sidewalk along all residential streets. The Sketch Plan shows an 8‐ft bituminous trail in place of the sidewalk. If the trail replacement is approved by the city, the trail should be in addition to the required sidewalk. 14. Trail Requirements. The Open Space PUD ordinance requires a tra il system to be established equal in length to the sum of the centerline length of all public roads within the development. The Sketch plan provides this trail as required; however, it is being proposed instead of the required sidewalk. 15. A southbound right turn lane will be required at the intersection with 50th Street with the street width and right‐of‐way width expanded accordingly. 16. Ten (10) foot utility easements are required on either side of all public right‐of‐way. The 10‐ft. easement corridor must be preserved for the installation of small/dry utilities and remain free from all encroachments, and graded to a maximum 4% grade per city detail 805. 17. Driveways. No driveways were shown as part of the Sketch Plan. All driveways must be installed in accordance with all city ordinances, including minimum distance from intersections, driveway angles installed at 90‐degrees as they cross public right‐of‐way, and distance between driveways. Revisions to the lot layouts may be necessary for driveway compliance. STORMWATER MANAGEMENT/GRADING 1. The proposed development is subject to a Stormwater Management Plan (SWMP) meeting State, Valley Branch Watershed District (VBWD) and city rules. A VBWD permit is required. Storm water facilities proposed as part of the development to meet State and watershed permitting requirements must be constructed in accordance with the City Engineering Design Standards Manual dated January 2022. 2. The general drainage system should mimic the natural topography of the site in order to ensure a drainage system that provides positive storm water drainage across the development. Overland emergency overflows or outlets will be required as part of the site plan. 3. Storm water pond facilities should be combined together to the greatest extent possible to ensure adequate hydrology for efficient storm water treatment operations. 4. The SWMP will be required to verify that rate control and volume control requirements are met for all points of discharge from the site. The existing and proposed drainage exhibits must clearly show and label all points of discharge from the site (using arrows), including any required public improvements and turn lanes. The SWMP rate control tables must reference each discharge location independently and combined. 5. All storm water basins must be placed in Outlots dedicated to the city. The Outlot must fully incorporate the 100‐year HWL, 10‐foot maintenance bench and all maintenance access roads. Maintenance access roads meeting city standards must be provided for all storm water facilities and structures. All adjacent lot corners must be +.2 ft above the 100‐year HWL to meet construction tolerance and maintain HWL on each Outlot. Storm water ponding, including the 100‐year HWL, may not encroach adjacent roadway right‐of‐ way, or adjacent sanitary sewer or watermain utility easement corridors. 6. Permanent Conservation Easements are proposed. It is recommended that open space Outlots dedicated to the city for the purpose of operating and maintaining public infrastructure systems and stormwater management are NOT placed into open space conservation easements. 7. The plans must include the 100‐year HWL for all existing water bodies and wetlands, and must demonstrate that the 100‐year HWL does not encroach onto any proposed Lot. All wetlands and wetland buffers must be protected by easement, or be placed on Outlots to be HOA owned. Wetlands and wetland buffers may not encroach individual lots. Wetland buffers have not been shown on the Sketch Plans as required. 8. FEMA floodplain boundary. The Sketch Plan narrative indicates that a FEMA floodplain boundary map revision will be proposed. Until the FEMA floodplain map revisions is officially approved, the existing 100‐ year HWLs must be shown on all plan submittals. PAGE 4 of 5 9. It is unclear from the Sketch Plan if the proposed ponding and infiltration is located on Outlots that will be dedicated to the city. It is also unclear from the Sketch Plan if all weltands and required wetland buffers are located on Outlots dedicated to the HOA. Future plan submittals must address this information and requirements. 10. Minimum floor elevations must be at least 2 feet higher than the adjacent 100‐year HWL elevation. Also, all low opening elevations for all buildings must be at least 1‐ft higher than any adjacent emergency overflow elevation (EOF). 11. All localized low points must be protected within a drainage easement. 12. The storm sewer system shall be designed to meet all City design standards including RCP pipe materials and maintaining the minimum pipe cover of 3 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. Per city requirements all storm sewer pipe easements must be a minimum 30‐feet in width. MUNICIPAL WATER SUPPLY 1. Connection to the municipal water system is available near the proposed development in two locations. The applicant will be responsible for connecting to the existing 12‐inch trunk watermain located along 50th Street. A minimum 8‐inch ductile iron watermain will need to be extended along the new proposed streets into and throughout the development at developer’s sole cost, and to serve each proposed parcel in the Subdivision. 2. A second connection point to the existing watermain system is required to create a looped watermain system, connecting to the existing 16‐inch watermain located along Linden Avenue in the Sanctuary subdivision. 3. A watermain lateral stub will be required to the westerly plat limits between lots 28 and 29. 4. The developer will also be responsible to place hydrants and water system valves internal to the site as determined by the Lake Elmo Public Works Director and Fire Department. 5. No watermain oversizing is anticipated for this development. However, further water main pipe sizing will be evaluated by the city prior to finalizing this design. All watermain to be installed would be required to meet the minimum 8‐inch design standard. 6. When not located within the public right‐of‐way, minimum 30‐foot easements centered over the pipe/hydrant are required without encroachments from retaining walls, trees, other small/dry utilities, or storm water management BMPs. Easements must be dedicated to the city as part of the plat. Dedicated watermain easements must be shown on all site, grading, utility, and landscape plans. WATEWATER MANAGEMENT / SANITARY SEWER 1. The proposed development is located outside of the city designated Municipal Urban Service Area (MUSA) for sanitary sewer service. The developer is therefore responsible to provide wastewater management infrastructure to support the proposed development in perpetuity, including professional management of the system. All sewer infrastructure must be provided at the developer’s sole cost and will remain privately owned and maintained. 2. The Sketch Plan narrative indicates that a gravity sanitary sewer system is proposed for the sewer conveyance system. The sanitary sewer is proposed to be privately owned and maintained but located within the public right‐of‐way and constructed with city design standards. 3. A privately owned and maintained sanitary lift station is proposed at the gravity sewer end point to pump the wastewater to a community subsurface sewage treatment system located near the center of the subdivision on the west side. 4. A community subsurface sewage treatment system (SSTS) is proposed to be located in the open space to serve all 50 lots. The community wastewater treatment system will be designed at an approximate capacity of 20,800 gallons per day (gpd). Since the design capacity would exceed 10,000 gpd, the facility would require a NPDES permit and must be designed in accordance MN Ru les 7081. The facility would be regulated and permitted through the Minnesota Pollution Control Agency (MPCA), not Washington County. The facility would require operation through a Class C State Operator license. PAGE 5 of 5 5. The ensure perpetuity of the absorption field for the facility it is recommended that the facility be designed with both a primary and secondary infiltrative surface that meets the full design capacity of the system (20,800 gpd). 6. Preliminary Plans, when submitted, must provide design details showing both a primary and secondary community drain field, each adequality sized to serve all proposed Lots. Septic system dimensions, areas and setbacks must be shown on the plat and plans, including 10‐feet from all property lines and 20‐feet from all structures. Setbacks must be dimensioned and labeled on the plans. Septic systems must also remain fully outside of all easement areas including the 10‐foot small utility corridors along the dedicated street rights‐of‐way, and including all 100‐year HWL from adjacent storm water ponds and from the stormwater drainage pathways. 7. The city will require the private sanitary sewer collection system to be constructed as a gravity sewer system meeting city design standards even though it will remain privately owned and maintained. All sanitary sewer manholes must be located at the street centerline. Additional manholes may be required accordingly. 8. Prior to construction of the facility, the city should review and potentially consider oversizing the proposed lift station wet well structure to accommodate additional sewer capacity in the event of septic system failures by adjacent neighborhoods. LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL Fire Prevention, Code Enforcement, and Public Education “Proudly Serving Neighbors and Friends” January 16, 2024 Sophia Jensen, Planner City of Lake Elmo Re: Legends of Lake Elmo OP-PUD Concept Plan Review Prepared by: Anthony Svoboda, Fire Marshal Approved by: Dustin Kalis, Fire Chief Applicable Codes:  2020 Minnesota State Fire Code  2020 Minnesota State Building Code  Lake Elmo Fire Department Fire Code Policies Fire Department Comments: 1) All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and turning radiuses. 2) Approved fire apparatus roads shall be provided and maintained throughout all development phases in coordination with engineering, public works, planning, and fire departments. 3) Construction phasing shall be compliant with the Minnesota State Fire Code for fire department access throughout the development. Phasing that includes more than 30 residential units requires two separate means of emergency access at all times of the development. 4) Street names and addressing shall be consistent with the Washington County Uniform Street Naming and Property Numbering System. Names proposed should be consistent between Lily and Linden. 5) On-street parking shall be provided in approved locations following review by Engineering and Public Works. 6) An approved signage and marking plan shall be determined for all No Parking and Fire Lane access roads. 7) Fire hydrants shall be provided in approved locations following review by Engineering and Public Works. 8) Building address numbers shall be plainly visible from the street fronting the property and shall contrasting color from the background. Questions, clarifications, or the request to provide code documents can be made using the contact information listed below. Respectfully, Hoisington Koegler Group Inc. 800 Washington Ave. N., Suite 103 Minneapolis, Minnesota 55401 (612) 338-0800 www.hkgi.com Creating Places that Enrich People’s Lives Hoisington Koegler Group Inc. MEMORANDUM TO: Sophia Jensen FROM: Tim Solomonson, PLA DATE: 02/12/2024 RE: City of Lake Elmo PUD Concept Plan Review | Legends of Lake Elmo At Home Apartments Submittals PUD Pre-application Concept Plan, dated December 29, 2023 and received January 3, 2024. Review History n/a Location: North of 50th St N between Stillwater Blvd and Lake Elmo Ave N. Section 1, Township 29N, Range 21W. The project property consists of 110.1 acres, bordered on the south by 50th Street, Tamarack Farm Estates and Carriage to the east, St. Croix Sanctuary to the north and large agricultural properties to the west. Current Land Use Category: Rural Residential (PUD) Adjacent and Surrounding Land Use: Bordered by Open Space (Residential Land Use) and R2-One & Two-Family Residential on the North, East, and South and Rural Residential on the West. Special Landscape Provisions in addition to the zoning code: none Tree Preservation: 105. 12. 470 General tree preservation plan comments: • The tree preservation plans provide existing tree locations and ID numbers only, no additional information is provided to assess tree preservation or impacts at this phase. • Can lots 20-45 be slide to the north to give the wetland complex to the south a larger buffer and preserve more trees? • No preliminary grading info included so difficult to understand tree impacts At Home Apartments – Preliminary PUD Plan Review – 1/10/24 2 Landscape Requirements: 105. 12. 480 General development plan comments: • Does the infrastructure cost of lot 19 pencil out? • Questioning the location and shape of infiltration basin #1 • What is the use of outlot A? Seeking more information on location and space allocation. • Can the trail alignments be more naturalized in the areas where they pass through open space? Recommendation: The limited plan information constrains our ability to provide recommendations, please see above for our big picture follow-up questions. Future plan submittals should include the required tree information described in ordinance section 105.12.470. Landscape and development plans should include information required in ordinance section 105.12.480 to facilitate a more complete review and recommendations for tree preservation and landscape requirements. Hoisington Koegler Group, Inc. Tim Solomonson, PLA (MN) City of Lake Elmo Municipal Landscape Architect P: (612) 802-0142 | E: Tim@hkgi.com 1 Nathan Fuerst From:John P. Hanson <jhanson@barr.com> Sent:Friday, January 19, 2024 8:43 AM To:Sophia Jensen; Jack Griffin Cc:Nathan Fuerst Subject:RE: Lake Elmo Land Use Review - January 1st Batch Caution: This email originated outside our organization; please use caution. Hi Sophia, Larson Engineering has been discussing the project with VBWD permit reviewers and incorporating details into the development plans to meet VBWD rules. Once they submit a complete permit application to the VBWD, we’ll review it for conformance to the VBWD rules. As we discussed at the joint City-VBWD-developer meeting about a month ago, the site is challenging to develop because of the many wetlands and associated high flood levels. Thanks, John From: Sophia Jensen <SJensen@lakeelmo.org> Sent: Friday, January 19, 2024 8:32 AM To: Jack Griffin <Jack.Griffin@focusengineeringinc.com>; John P. Hanson <jhanson@barr.com> Cc: Nathan Fuerst <nathan.fuerst@bolton-menk.com> Subject: FW: Lake Elmo Land Use Review - January 1st Batch CAUTION: This email originated from outside of your organization. Jack and John, Please have your comments to me by noon today if you plan to submit anything. Thank you, Sophia Jensen City Planner 3880 Laverne Ave N | Lake Elmo MN 55042 651-747-3911 | www.lakeelmo.org From: Sophia Jensen Sent: Wednesday, January 3, 2024 10:20 AM To: Jack Griffin <Jack.Griffin@focusengineeringinc.com>; Anthony Svoboda <ASvoboda@lakeelmo.org>; Dustin Kalis <DKalis@lakeelmo.org>; Kelli Matzek <Kelli.Matzek@co.washington.mn.us>; Marty Powers <MPowers@lakeelmo.org>;