HomeMy WebLinkAbout#13 - Royal Golf Club 6th Addition Final Plat and PUD1
STAFF REPORT
DATE: 4/2/2024
MOTION
TO: City Council
FROM: Sophia Jensen, City Planner
AGENDA ITEM: Royal Golf Club at Lake Elmo 6th Addition Final Plat and Planned Unit
Development (PUD) Plans
REVIEWED BY: Jason Stopa, Community Development Director
Nathan Fuerst, Bolton and Menk Planning Consultant
BACKGROUND:
The City Council is being asked to consider a request by U.S. Home, LLC (Lennar) for approval of the
Final Plat and Final PUD plans for the Royal Golf Club at Lake Elmo 6th Addition. This is the 6th and
final addition of the Royal Golf Club plat and will contain 46 units for a total of 261 single family
detached lots in the plat.
Per Zoning Code Article XVIII, Procedures for Processing a Final PUD, because the City Council has
already approved a Preliminary PUD, the City Council’s recommendation shall only focus on whether
the PUD Ordinance and PUD Final Plan are in substantial compliance with the PUD Preliminary Plan
and required conditions of approval.
ISSUE BEFORE CITY COUNCIL:
The City Council should provide a decision on the Final Plat and Planned Unit Development (PUD)
Plans for the Royal Golf Club and Lake Elmo 6th Addition.
REVIEW/ANALYSIS:
Applicant and Owner: U.S. Home, LLC (Lennar)
Location: Outlot I, Royal Golf Club at Lake Elmo 5th Addition.
Request: Application for Final Plat and PUD Plans to approve 46 residential lots
Existing Land Use: Current Zoning: GCC – Golf Course Community and PUD
Comprehensive Plan: GCC – Golf Course Community
Deadline for Action: Application Complete – 2/12/2024
60 Day Deadline – 4/12/2024
Applicable Regulations: Title 103 – Subdivision Regulations
Article XVIII – Planned Unit Development
Article 12 – Urban Residential Districts (GCC)
Royal Golf Club at Lake Elmo PUD
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FINAL PLAT AND PUD ANALYSIS AND AGENCY REVIEW
Consistency with Preliminary Plat. The proposed lot sizes, widths, and proposed impervious surface
are generally consistent with that of preliminary plat.
Preliminary Plat Plan Final Plat Plan
PUD Flexibility. The development was afforded the following flexibility through preliminary approval:
a. Setbacks:
Royal Golf Club at Lake Elmo Setbacks (For all additions of Royal Golf)
100 Ft. Wide Lots 80-90 Ft. Wide
Lots
55-65 Ft. Wide Lots
Front 30 ft.
30 ft. 20 ft. for side loaded
garages, or 25’
Side 10 ft.
10 ft. 10ft. house/5ft.
garage or 7.5 ft./7.5
ft.
Corner
Side
15 ft. 15 ft. 15 ft.
Rear 30 ft. 30 ft. 20 ft.
b. Maximum Impervious Coverage: The maximum impervious coverage for 55-65’ wide
lots shall be 50%. All other lots shall have a maximum impervious coverage of 40%.
c. Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the development shall be
6,600 sq. ft.
d. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in area at the
ground floor level except by conditional use permit. The width of the visible garage door
area when closed shall not exceed 60% of the principal building façade (including
garage) fronting on the primary street.
e. Subdivision Identification Signs: the Royal Golf Club at Lake Elmo residential
subdivision shall be allowed up to a maximum of 4 subdivision identification signs,
including the identification sign for the golf course entrance, not to exceed 24 sq. feet in
sign area each, located no closer than 10 feet to any public right-of-way. In addition,
neighborhood identification markers (pillars) shall be permitted to be no larger than 2 ft.
x 2 ft. to identify the development logo and the name of the neighborhood. Additional
subdivision signs should be considered for a subdivision of this size.
f. All other requirements for the City’s GCC – Golf Course Community zoning district will
apply, including the allowed uses and other site and development standards.
g. That the proposed street names within the development are generally consistent with the
City’s Street Naming Policy except for Annika Drive.
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Lot Sizes and Widths. The smallest lot size of this addition is 10,956 square feet (Block 1 Lot 21) and
the smallest lot width is 81.0 feet (Block 1 Lot 2).
Density. 46 units/ 21.03 acres = 2.19 units per acre for the 6th Addition. When added to the Royal Golf
Club development as a whole, this density is consistent with City requirements at 1.26 units per acre.
Outlots. There are no proposed outlots with this final addition.
Parkland Dedication. At the time of Preliminary Plat approval, the City required a cash in lieu
contribution of $611,457.00 for the entire preliminary plat area (291 lots) and dedication a total of 8,085
lineal feet of trails with a 30-foot wide corridor, less a 5,010 foot buffer encroachment. For The Royal
Golf Club development, the City has allowed the cash fee in lieu of parkland to be broken down for all 6
additions on a per lot basis ($2,749 per lot, less $648 per lot for the appraised value of the trail
contribution). For this phase, the developer will be required to pay a cash contribution of $96,656.00.
(Calculated as follows: 46 lots at $2,101 per lot.)
Landscaping. The City’s Landscape Architect has reviewed the landscape plans and recommended
approval of the plans dated March 5th 2024 with the condition of adjusting irrigation notes and the
location of trees noted that will overlap proposed buildings and drive. It should be noted that the City
approved an amendment to the Royal Golf Development Agreement which allowed the total number of
trees in the development to be reduced from 3,800 warrantied trees to 2,912 warrantied trees, provided
that the developer plant a minimum of two trees per villa lot and four trees per single-family traditional
home lots. Further, the developer would reduce the number of trees required to be planted within the
entire subdivision from 2,912 to 1,943 provided that the developer pay a park dedication fee of $500.00
per 2.5-caliper-inch tree in lieu of planting the difference of 969 trees. With this provision, the developer
will be required to pay the City a cash contribution of $76,590 which is that proportion of trees
associated within the 6th Addition Final Plat.
The fee is calculated as follows:
• Total in lieu fee: [$500 X 969 2.5-caliper inch trees] = $484,500
• Fee per lot: $484,500/291 = $1,665/lot
• Fee for 6th Addition = $1,665 X 46 lots = $76,590
Street Design. This layout is generally consistent with the lot types and road alignment on the
Preliminary Plat.
Street Naming. While the names have already been approved through the Preliminary Plat process, it
was a condition of approval that the Final Plat include street names as approved by Council. The names
have been approved.
Engineering Comments. The City Engineer review memo dated 3/6/2024 is attached to this report for
your review and consideration.
Fire Chief Comments. The Fire Chief review memo dated 2/27/2024 is attached to this report for your
review and consideration.
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Valley Branch Watershed District Comments. The VBWD review memo dated 3/15/2023 indicated
this project has already been issued a VBWD permit.
Preliminary Plat Conditions. The applicant has generally met the conditions outlined in the preliminary
plat approval. Conditions had been added to address required items for 6th addition.
RECOMMENDED FINDINGS.
1. That all the requirements of City Code Sections 103.00.100 and 105.12.130 related to Final Plat
and Final PUD Plans have been met by the Applicant.
2. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD Plans are generally
consistent with Preliminary Plat and PUD Plans approved by the City of Lake Elmo on June 6,
2017.
3. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD Plans are consistent
with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area.
4. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD Plans generally comply
with the City’s GCC - Golf Course Community zoning districts as modified by the PUD
regulations.
5. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat PUD Plans comply with the
City’s subdivision ordinance.
6. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD Plans comply with the
City’s Planned Unit Development Regulations.
7. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD Plans comply with the
City’s Engineering Standards, except where noted in the review memorandum from the City
Engineer dated March 6th 2024 and modified by PUD regulations.
8. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD Plans generally comply
with other City zoning ordinances, shoreland, and erosion and sediment control.
9. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD Plans generally comply
with the City’s landscaping and tree preservation ordinances, providing some flexibility to the
Applicant to allow for woodland management and pollinator friendly native seeding in lieu of
some required tree replacement in order to avoid possible detriment caused by over planting.
10. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD Plans achieve multiple
identified objectives for planned developments within Lake Elmo.
11. That the proposed Final Plat and PUD Plans are for the 6th Addition of 46 single family
residential units of a 291-unit total residential golf course community Planned Unit Development
on 21.03 acres of land (of 231 acres total) located on the former 3M Tartan Park properties.
12. That there has been significant public testimony that 20th Street is already dangerous without the
additional traffic and that the City and developer need to explore ways to make the road safer.
13. That the proposed PUD will allow a more flexible, creative, and efficient approach to the use of
the land, and will specifically relate to existing zoning district standards in the following manner
(with exceptions as noted):
a. Setbacks:
Royal Golf Club at Lake Elmo Setbacks (For all additions of Royal Golf)
100 Ft. Wide Lots 80-90 Ft. Wide Lots 55-65 Ft. Wide Lots
Front 30 ft.
30 ft. 20 ft. for side
loaded garages,
5
or 25’
Side 10 ft.
10 ft. 10ft. house/5ft.
garage or 7.5
ft./7.5 ft.
Corner Side 15 ft. 15 ft. 15 ft.
Rear 30 ft. 30 ft. 20 ft.
b. Maximum Impervious Coverage: The maximum impervious coverage for 55-65’ wide
lots shall be 50%. All other lots shall have a maximum impervious coverage of 40%.
c. Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the development shall be
6,600 sq. ft.
d. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in area at the
ground floor level except by conditional use permit. The width of the visible garage door
area when closed shall not exceed 60% of the principal building façade (including
garage) fronting on the primary street.
e. Subdivision Identification Signs: The Royal Golf Club at Lake Elmo residential
subdivision shall be allowed up to a maximum of 4 subdivision identification signs,
including the identification sign for the golf course entrance, not to exceed 24 sq. feet in
sign area each, located no closer than 10 feet to any public right-of-way. In addition,
neighborhood identification markers (pillars) shall be permitted to be no larger than 2 ft.
x 2 ft. to identify the development logo and the name of the neighborhood. Additional
subdivision signs should be considered for a subdivision of this size.
i. Staff Note: If the developer requests a change to this, a variance should be
requested.
f. All other requirements for the City’s GCC – Golf Course Community zoning district will
apply, including the allowed uses and other site and development standards.
g. That the proposed street names within the development are generally consistent with the
City’s Street Naming Policy as amended April 17, 2018.
RECOMMENDED CONDITIONS.
Prior to Final Plat Release:
1. Prior to the execution of Final Plat, the Developer shall enter into a Developer’s Agreement
acceptable to the City Attorney and approved by the City Council that delineates who is
responsible for the design, construction, and payment of the required improvements with
financial guarantees, therefore.
2. Enter into a preliminary plat extension agreement in the City’s standard form.
3. The applicant shall enter into a landscape license and maintenance agreement with the City that
clarifies the individuals or entities responsible for landscaping.
4. That the applicant satisfy parkland dedication via fee in lieu of park land dedication be paid to
the City in the amount of $96,656.00 prior to recording of the final plat.
5. That the developer pay a parkland dedication fee equal to $500 per 2.5 caliper inch required in
lieu of some required tree preservation replacement tree requirements, totaling $76,590 in lieu of
planting the required number of trees required. This fee was calculated as follows: $500.00
multiplied by 969 2.5-caliper inch tree not planted within the entire subdivision, divided by 291
single family lots within the entire subdivision, multiplied by 46 single family lots within the 6th
Addition.
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6. All changes and modifications to the plans requested by the City Engineer in the memorandum
dated 3/6/2024 shall be incorporated into the Final Plat and PUD Plans to the satisfaction of the
City Engineer.
7. All changes and modifications to the plans requested by the City’s Landscape Architect in the
memorandum dated 3/5/2024 shall be incorporated into the Final Plat and PUD Plans to the
satisfaction of the Landscape Architect.
8. That the Final Plat include street names as approved by Council.
9. The developer shall follow all the rules and regulations spelled out in the Wetland Conservation
Act and shall acquire the needed permits from the appropriate watershed districts prior to the
commencement of any grading or development activity on the site.
10. The developer shall provide a quit claim deed for the four outlots within 5th Addition that were
required to be deeded to the City prior to release of the final plat for recording (Outlot B,F,G,
and H).
Prior to Building Permits:
11. The Royal Golf Club at Lake Elmo 6th Addition shall be incorporated into the Common Interest
Agreement concerning management of the common areas and establish a homeowner’s
association (HOA) which shall be submitted in final form to the City before any building permit
may be issued for any structure in any phase of the development. Said agreement shall comply
with Minnesota Statues 515B-103 and specifically the provisions concerning the transfer of
control to the future property owners. The HOA documents shall include required maintenance
of wetland buffers.
General:
12. All requirements by the Fire Department’s memo dated 2/27/2024 shall be met.
13. That there shall be no encroachments to drainage and utility easements on residential lots other
than those reviewed and approved by the City Engineer and upon execution of an easement
encroachment agreement.
14. That the HOA documents include architectural requirements that require four-sided architecture
and garages facing the public rights-of-way to have windows and/or other architectural features.
15. The Final Plat and PUD Plans approval is conditioned upon the applicant meeting all City
standards and design requirements unless specifically addressed otherwise in this resolution.
16. Prior to the construction of any subdivision identification signs or neighborhood markers within
the development, the developer shall submit sign plans for review and obtain a sign permit from
the Planning Department. Any amendments to the finding regarding signs indicated in this
Resolution shall be subject to a PUD amendment or variance.
RECOMMENDATION:
Staff recommends that City Council approve the Royal Golf Club at Lake Elmo 6th Addition Final Plat
and PUD Plans based on the findings of fact and conditions outlined in the Staff Report.
“Move to approve Resolution 2024-038, approving the Royal Golf Club at Lake Elmo 6th Addition
Final Plat and Final PUD Plans based on the findings of fact and conditions outlined in the Staff
Report.”
ATTACHMENTS:
1. Site Location Map
2. Land Use Application
3. Final Plat
7
4. Fire Department Memo 2/27/2024
5. Valley Branch Watershed District Memo 3/15/2023
6. Landscape Architect Memo 3/5/2024
7. City Engineer Memo 3/6/2024
8. Resolution 2024-038
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION 2024-038
A RESOLUTION APPROVING THE ROYAL GOLF AT LAKE ELMO 6TH ADDITION FINAL
PLAT AND PLANNED UNIT DEVELOPMENT (PUD) PLANS.
WHEREAS, US Home Corporation LLC d/b/a Lennar (“Applicant”) has submitted an application
to the City of Lake Elmo (“City”) for a Final Plat and Planned Unit Development (PUD) Plans for a
planned development to be called The Royal Golf Club at Lake Elmo 6th Addition, copies of which are on
file in the City Planning Department; and
WHEREAS, the proposed Final Plat and Planned Unit Development Plan is for a residential golf
course community Planned Unit Development on 428.06 acres of land located between 10th Street and
20th Streets, east of Lake Elmo Avenue and west of Manning Trail on the former 3M Tartan Park
properties and will include 291 single-family residential lots, a lot for the clubhouse and facilities, and
golf course; and
WHEREAS, the Lake Elmo City Council approved the Royal Golf Club at Lake Elmo PUD
Preliminary Plat and PUD on June 6th 2017; and
WHEEREAS, the proposed Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD plan
includes 46 single family hours lots to be in the southeast corner of Lake Elmo Avenue and 20th Street;
and
WHEREAS, the City Council, reviewed the request at its meeting on April 2nd, 2024, meeting
and voted to approve the item; and
NOW, THEREFORE, based upon the testimony elicited and information received, the City
Council makes the following:
FINDINGS
1. That all the requirements of City Code Sections 103.00.100 and 105.12.130 related to
Final Plat and Final PUD Plans have been met by the Applicant.
2. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD Plans are
generally consistent with Preliminary Plat and PUD Plans approved by the City of Lake
Elmo on June 6, 2017.
3. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD Plans are
consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this
area.
4. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD Plans generally
comply with the City’s GCC - Golf Course Community zoning districts as modified by
the PUD regulations.
5. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat PUD Plans comply with
the City’s subdivision ordinance.
6. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD Plans comply
with the City’s Planned Unit Development Regulations.
7. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD Plans comply
with the City’s Engineering Standards, except where noted in the review memorandum
from the City Engineer dated March 6th 2024 and modified by PUD regulations.
8. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD Plans generally
comply with other City zoning ordinances, shoreland, and erosion and sediment control.
9. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD Plans generally
comply with the City’s landscaping and tree preservation ordinances, providing some
flexibility to the Applicant to allow for woodland management and pollinator friendly
native seeding in lieu of some required tree replacement in order to avoid possible
detriment caused by over planting.
10. That the Royal Golf Club at Lake Elmo 6th Addition Final Plat and PUD Plans achieve
multiple identified objectives for planned developments within Lake Elmo.
11. That the proposed Final Plat and PUD Plans are for the 6th Addition of 46 single family
residential units of a 291-unit total residential golf course community Planned Unit
Development on 21.03 acres of land (of 231 acres total) located on the former 3M Tartan
Park properties.
12. That there has been significant public testimony that 20th Street is already dangerous
without the additional traffic and that the City and developer need to explore ways to
make the road safer.
13. That the proposed PUD will allow a more flexible, creative, and efficient approach to the use of
the land, and will specifically relate to existing zoning district standards in the following manner
(with exceptions as noted):
a. Setbacks:
i. Royal Golf Club at Lake Elmo Setbacks
100 Ft. Wide Lots 80-90 Ft. Wide Lots 55-65 Ft. Wide Lots
Front 30 ft.
30 ft. 20 ft. for side
loaded garages, or
25’
Side 10 ft.
10 ft. 10ft. house/5ft.
garage or 7.5
ft./7.5 ft.
Corner Side 15 ft. 15 ft. 15 ft.
Rear 30 ft. 30 ft. 20 ft.
b. Maximum Impervious Coverage: The maximum impervious coverage for 55-65’
wide lots shall be 50%. All other lots shall have a maximum impervious coverage
of 40%.
c. Lot Sizes: The minimum lot size for Villa lots (55-65’ wide) in the development
shall be 6,600 sq. ft.
d. Attached Garages: That attached garages shall not exceed 1,300 sq. ft. in area at
the ground floor level except by conditional use permit. The width of the visible
garage door area when closed shall not exceed 60% of the principal building
façade (including garage) fronting on the primary street.
e. Subdivision Identification Signs: The Royal Golf Club at Lake Elmo residential
subdivision shall be allowed up to a maximum of 4 subdivision identification
signs, including the identification sign for the golf course entrance, not to exceed
24 sq. feet in sign area each, located no closer than 10 feet to any public right-of-
way. In addition, neighborhood identification markers (pillars) shall be permitted
to be no larger than 2 ft. x 2 ft. to identify the development logo and the name of
the neighborhood. Additional subdivision signs should be considered for a
subdivision of this size.
i. Staff Note: If the developer requests a change to this, a variance should be
requested.
f. All other requirements for the City’s GCC – Golf Course Community zoning
district will apply, including the allowed uses and other site and development
standards.
g. That the proposed street names within the development are generally consistent
with the City’s Street Naming Policy as amended April 17, 2018.
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicants’ application for a Final Plat and PUD Plans is granted,
provided the following conditions are met:
Prior to Final Plat Release:
1. Prior to the execution of Final Plat, the Developer shall enter into a Developer’s
Agreement acceptable to the City Attorney and approved by the City Council that
delineates who is responsible for the design, construction, and payment of the required
improvements with financial guarantees, therefore.
2. Enter into a preliminary plat extension agreement in the City’s standard form.
3. The applicant shall enter into a landscape license and maintenance agreement with the
City that clarifies the individuals or entities responsible for landscaping.
4. That the applicant satisfy parkland dedication via fee in lieu of park land dedication be
paid to the City in the amount of $96,656.00 prior to recording of the final plat.
5. That the developer pay a parkland dedication fee equal to $500 per 2.5 caliper inch
required in lieu of some required tree preservation replacement tree requirements, totaling
$76,590 in lieu of planting the required number of trees required. This fee was calculated
as follows: $500.00 multiplied by 969 2.5-caliper inch tree not planted within the entire
subdivision, divided by 291 single family lots within the entire subdivision, multiplied by
46 single family lots within the 6th Addition.
6. All changes and modifications to the plans requested by the City Engineer in the
memorandum dated 3/6/2024 shall be incorporated into the Final Plat and PUD Plans to
the satisfaction of the City Engineer.
7. All changes and modifications to the plans requested by the City’s Landscape Architect in
the memorandum dated 3/5/2024 shall be incorporated into the Final Plat and PUD Plans
to the satisfaction of the Landscape Architect.
8. That the Final Plat include street names as approved by Council.
9. The developer shall follow all the rules and regulations spelled out in the Wetland
Conservation Act and shall acquire the needed permits from the appropriate watershed
districts prior to the commencement of any grading or development activity on the site.
10. The developer shall provide a quit claim deed for the four outlots within 5th Addition that
were required to be deeded to the City prior to release of the final plat for recording
(Outlot B,F,G, and H).
Prior to Building Permits:
11. The Royal Golf Club at Lake Elmo 6th Addition shall be incorporated into the Common
Interest Agreement concerning management of the common areas and establish a
homeowner’s association (HOA) which shall be submitted in final form to the City before
any building permit may be issued for any structure in any phase of the development.
Said agreement shall comply with Minnesota Statues 515B-103 and specifically the
provisions concerning the transfer of control to the future property owners. The HOA
documents shall include required maintenance of wetland buffers.
General:
12. All requirements by the Fire Department’s memo dated 2/27/2024 shall be met.
13. That there shall be no encroachments to drainage and utility easements on residential lots
other than those reviewed and approved by the City Engineer and upon execution of an
easement encroachment agreement.
14. That the HOA documents include architectural requirements that require four-sided
architecture and garages facing the public rights-of-way to have windows and/or other
architectural features.
15. The Final Plat and PUD Plans approval is conditioned upon the applicant meeting all City
standards and design requirements unless specifically addressed otherwise in this
resolution.
16. Prior to the construction of any subdivision identification signs or neighborhood markers
within the development, the developer shall submit sign plans for review and obtain a
sign permit from the Planning Department. Any amendments to the finding regarding
signs indicated in this Resolution shall be subject to a PUD amendment or variance.
Passed and duly adopted this 2nd day of April, 2024 by the City Council of the City of Lake Elmo,
Minnesota.
______________________________
Charles Cadenhead, Mayor
ATTEST:
_____________________________
Julie Johnson, City Clerk
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Washington County, MN |
February 3, 2024
Updated February 9, 2024
Sophia Jensen, AICP
City Planner
City of Lake Elmo
3880 Laverne Ave N
Lake Elmo, MN 55042
RE: Royal Club 6th Addition Final Plat Narrative
Dear Ms. Jensen:
Lennar is pleased to submit this final plat application package for the 6th Addition Final Plat of Royal Club.
This addition consists of 43 single family homesites with associated improvement plans for utilities and
streets. Grading work began on this portion of the community in 2023. A final landscape plan is also
included that is in conformance with the preliminary approvals. With this submittal, we hope to make the
March 19th City Council meeting, if not sooner, and anticipate beginning utility and street construction in
April, weather permitting.
a. A listing of contact information including name(s), address(es) and phone number(s) of: the owner of
record, authorized agents or representatives, engineer, surveyor, and any other relevant associates.
Owner: DRP MN 2, LLC; Brian Clauson; Brian.Clauson@domainrealestatepartners.com
Developer: U.S. Home, LLC (Lennar); Josh Metzer; 612-360-9881; josh.metzer@lennar.com
Engineer: Carlson McCain; Justin Olson; 763-489-7942; jolson@carlsonmccain.com
Field Rep: U.S. Home, LLC; Ethan Tramp; 507-341-9028; ethan.tramp@lennar.com
b. A listing of the following site data: Address, current zoning, parcel size in acres and square feet, property
identification number(s) (PID), and current legal description(s).
Address: N/A
Zoning: Golf Course Community (GCC)/Planned Unit Development (PUD)
Acres: 21.0
Sq. Ft.: 916,099
PID: 2502921210007
Legal Description: Outlot I, The Royal Golf Club at Lake Elmo, 5th Addition
c. Final Subdivision and Lot Information:
i. The name of the Final Plat.
The Royal Golf Club at Lake Elmo, 6th Addition
ii. A table listing the lot and block number, size of lot, width of lot, and depth of lot.
Please see lot areas spreadsheet submitted 2-9-2024.
iii. Final exact area calculations of parks, trails, and any other dedicated public open space; and
estimated values of all dedicated land and improvements (trails, park equipment, sports fields, etc.).
No outlots within 6th addition, no parks, trails, or other public open space will be dedicated within 6th
addition.
iv. Final exact area calculations of wetlands and buffers.
No wetlands or buffers within 6th addition.
v. Final proposed area calculations for all dedicated rights-of-way.
Please see lot areas spreadsheet submitted 2-9-2024.
vi. Proposed legal descriptions for: all lots, easements to be created (if not being dedicated on the plat),
and easements to be vacated (if any).
Lots 1-21, Block 1, and Lots 1-25, Block 2, THE ROYAL GOLF CLUB AT LAKE ELMO 6TH ADDITION,
according to the recorded plat thereof, Washington County, Minnesota.
d. An explanation of how issues have been addressed since the Preliminary Plat phase of the development.
Any previous issues since the Preliminary Plat have been addressed with previous additions. No
remaining issues with 6th Addition.
e. A statement showing the final density of the project with the method of calculating said density shown.
6th addition Total Area: 916,073 S.F. (21.03 acres – includes right-of-way & lots)
6th addition Total Lots: 46
46/21.03 = 2.19 lots/acre
f. Discuss proposed infrastructure improvements and phasing thereof (i.e. proposed roadways, sewer
systems, water systems, sidewalks/trails, parking, etc) necessary to serve the subdivision.
All necessary streets, turn lane, sanitary sewer, watermain, & storm sewer will be installed to serve 6th
addition. The final portion of trail will be constructed with this phase – all trail easements and trail
outlot dedications have occurred with 5th addition.
g. If applicable, a narrative addressing how concerns/issues raised by neighboring properties have been
addressed (discussing your proposal with the neighboring land owners is recommended to get a sense of
what issues may arise as your application is processed).
Lennar is not aware of any new concerns raised by neighboring properties.
h. If applicable, a description of how conflicts with nearby land uses (livability, value, potential future
development, etc.) and/or disturbances to wetlands or natural areas are being avoided or mitigated.
Royal Club 6th Addition is in substantial conformance with the Preliminary Plat, therefore, there are no
conflicts with nearby land uses.
i. Provide justification that the proposal will not place an excessive burden on roads (traffic), sewage,
water supply, parks, schools, fire, police, or other public facilities/services (including traffic flows) in the
area.
Royal Club 6th Addition is in substantial conformance with the Preliminary Plat which evaluated traffic,
utility, and public service capacities for the overall project and it was demonstrated the Royal Club
community would not place an excessive burden on these public services.
j. If applicable, provide a description of proposed lakeshore access (i.e. shared dock with multiple slips,
individual docks for each lot, etc.).
Not applicable.
k. A description of proposed parks and/or open space, including a brief statement of the overall land
dedication of fees to be paid in lieu of land dedication that meets the public land dedication requirements
of the Subdivision Ordinance.
Park dedication for 6th Addition will be satisfied through fees in lieu of land dedication in accordance
with the Subdivision Ordinance.
l. A proposed development schedule indicating the approximate date when construction of the project,
or stages of the same, can be expected to begin and be completed (including the proposed phasing of
construction of public improvements and recreational and common space areas).
With grading mostly completed Lennar hopes to begin utility and street construction in April 2024. The
goal will be to bring public improvements to substantial completion and City acceptance by mid-
Summer so home building activities can begin.
Please contact me with questions as staff continues to review our application.
Respectfully,
Josh Metzer
Land Entitlement Manager
Lennar Minnesota
10 year
0.013
varies
STRUCTURE AREA
CBMH (from)CBMH (to)Size Inc. Area
(ac)Inc. "C"Inc. CA Cum. CA T (min)I (in/hr)Q = CAI
(cfs)D (in)% Grade Qfull (cfs)Vfull
(fps)L (ft)Invert (in)Invert
(out)Rim El.Build (ft)
500 ex. FES 48 3.11 0.3 0.93 0.93 10 5.8 5.41 24 2.93%38.69 12.32 64 877.10 875.22 880.00 2.90
430 429 60 0.00 0.45 0.00 0.00 10 5.8 0.00 30 1.16%44.12 8.99 467 876.01 870.60 888.51 12.50
429 ex 60 0.00 0.45 0.00 0.00 10 5.8 0.00 30 0.00%0.00 0.00 0 870.60 0.00 890.50 19.90
251 250 FES 9.15 0.45 4.12 4.12 30 3.4 14.00 24 2.00%31.97 10.18 26 917.00 916.48 917.00 0.00
250 FES 48 0.00 0.45 0.00 4.12 30 3.4 14.00 24 0.40%14.30 4.55 82 913.83 913.50 922.00 8.17
913.50
249 248 2x3 0.52 0.45 0.23 0.23 12 5.4 1.27 12 1.00%3.56 4.53 26 917.13 916.87 921.63 4.50
248 246 48 0.64 0.45 0.29 0.52 12 5.4 2.83 15 3.00%11.18 9.11 121 916.70 913.07 921.63 4.93
247 246 2x3 0.19 0.45 0.08 0.08 12 5.4 0.46 12 1.00%3.56 4.53 28 913.47 913.19 918.15 4.68
246 236 48 0.22 0.45 0.10 0.71 12 5.4 3.83 15 2.00%9.13 7.44 55 913.02 911.92 917.94 4.92
245 234 2x3 0.61 0.45 0.28 0.28 13 5.3 1.46 12 1.00%3.56 4.53 27 910.79 910.52 915.29 4.50
241 233 2x3 0.32 0.45 0.14 0.14 10 5.8 0.82 12 1.00%3.56 4.53 29 905.65 905.36 910.15 4.50
240 239 des G 1.11 0.30 0.33 0.33 16 4.7 1.57 12 0.60%2.76 3.51 163 918.00 917.02 922.50 4.50
239 238 48 0.31 0.30 0.09 0.43 16 4.7 2.01 15 0.75%5.59 4.56 221 916.86 915.20 923.50 6.64
238 237 48 0.48 0.30 0.14 0.57 16 4.7 2.69 15 0.50%4.56 3.72 91 915.20 914.74 920.00 4.80
237 236 48 0.30 0.45 0.13 0.70 16 4.7 3.31 15 0.85%5.95 4.85 97 914.74 913.92 919.25 4.51
236 235 48 0.14 0.45 0.06 0.77 16 4.7 3.62 15 0.65%5.20 4.24 34 911.92 911.70 917.75 5.83
235 234 48 0.43 0.45 0.19 1.67 16 4.7 7.85 15 1.60%8.16 6.65 178 911.70 908.85 916.99 5.29
234 233 48 0.30 0.45 0.14 2.08 16 4.7 9.78 15 2.50%10.21 8.32 198 908.85 903.90 915.22 6.37
233 232 48 0.38 0.45 0.17 2.39 16 4.7 11.25 15 4.00%12.91 10.52 116 903.90 899.26 909.63 5.73
232 231 48 0.25 0.45 0.11 2.51 16 4.7 11.78 15 4.00%12.91 10.52 118 899.26 894.54 905.10 5.84
231 230B 48 0.30 0.45 0.14 2.64 16 4.7 12.41 21 1.00%15.83 6.58 39 894.21 893.82 900.48 6.27
230b 230A 48 0.45 0.45 0.20 2.84 16 4.7 13.37 21 1.30%18.05 7.51 156 893.82 891.79 899.32 5.50
230a 230 48 (sump)0.00 0.45 0.00 2.84 16 4.7 13.37 24 0.35%13.37 4.26 109 888.51 888.13 896.00 7.49
230 FES 48 0.00 0.45 0.00 2.84 16 4.7 13.37 24 0.35%13.37 4.26 37 888.13 888.00 893.00 4.87
888.00
230A FES 48 (sump)0.00 0.45 0.00 2.84 16 4.7 13.37 15 0.45%4.33 3.53 22 891.10 891.00 899.00 7.90
.891.00
229 228 2x3 0.43 0.45 0.19 0.19 11 5.6 1.08 12 0.50%2.52 3.21 26 921.08 920.95 925.12 4.04
228 FES 48 (sump)0.67 0.45 0.30 0.50 11 5.6 2.78 15 0.50%4.56 3.72 56 920.78 920.50 925.12 4.34
227 207 FES 0.00 0.30 0.00 0.00 14 5.1 0.00 18 0.30%5.75 3.25 82 900.20 899.95 900.20 0.00
226 225 2x3 0.57 0.45 0.26 0.26 10 5.8 1.49 12 3.50%6.66 8.48 34 912.32 911.13 916.82 4.50
225 224 48 0.82 0.45 0.37 0.63 10 5.8 3.63 15 5.75%15.48 12.61 123 910.96 903.89 915.47 4.51
224 205 48 0.20 0.45 0.09 0.72 12 5.4 3.87 15 2.50%10.21 8.32 141 903.89 900.37 908.78 4.89
219 216 G 0.75 0.30 0.22 0.22 16 4.7 1.05 12 0.50%2.52 3.21 86 902.00 901.57 906.50 4.50
218 217 2x3 0.33 0.45 0.15 0.15 12 5.4 0.80 12 1.00%3.56 4.53 10 901.08 900.98 905.58 4.50
217 216 48 0.81 0.45 0.37 0.51 14 5.1 2.61 15 0.50%4.56 3.72 26 900.81 900.68 905.53 4.72
216 215 60 0.80 0.45 0.36 1.10 16 4.7 5.16 15 0.70%5.40 4.40 137 900.68 899.72 905.53 4.85
215 203 48 0.38 0.45 0.17 1.27 16 4.7 5.96 18 0.50%7.42 4.20 54 899.56 899.29 906.16 6.60
210 201 2x3 0.59 0.45 0.26 0.26 13 5.3 1.40 12 1.00%3.56 4.53 34 903.86 903.52 908.36 4.50
206A 206 2x3 0.55 0.45 0.25 0.25 12 5.4 1.34 12 1.00%3.56 4.53 10 901.50 901.40 906.00 4.50
209 208 fes 0.00 0.30 0.00 0.00 0 0.0 0.00 15 2.25%9.68 7.89 42 903.50 902.54 908.00 4.50
208 207 48 0.39 0.30 0.12 0.12 13 5.3 0.63 15 0.90%6.12 4.99 269 902.54 900.12 907.00 4.46
207 206 60 1.27 0.30 0.38 0.50 19 4.3 2.15 18 0.25%5.30 3.00 164 899.95 899.54 904.00 4.05
206 205 48 0.17 0.45 0.08 0.82 12 5.4 4.45 18 0.25%5.30 3.00 28 899.54 899.46 906.00 6.46
205 204 60 0.38 0.45 0.17 1.71 12 5.4 9.25 24 0.20%10.11 3.22 84 899.13 898.96 906.00 6.87
204 203 48 0.02 0.45 0.01 1.72 12 5.4 9.31 24 0.20%10.11 3.22 32 898.96 898.90 906.34 7.38
203 202 60 0.20 0.45 0.09 3.08 16 4.7 14.47 24 0.45%15.16 4.83 121 898.90 898.35 906.88 7.98
202 201 48 0.20 0.45 0.09 3.17 16 4.7 14.89 24 0.50%15.98 5.09 91 898.35 897.90 907.66 9.31
201 200A 60 (sump)0.62 0.45 0.28 3.71 16 4.7 17.44 24 5.10%51.05 16.25 170 897.90 889.23 908.11 10.21
200A 200 60 0.00 0.30 0.00 3.71 16 4.7 17.44 27 0.35%18.31 4.60 120 889.06 888.64 895.00 5.94
200 FES 60 0.00 0.30 0.00 3.71 16 4.7 17.44 27 0.35%18.31 4.60 182 887.64 887.00 894.00 6.36
200 FES 60 0.00 0.30 0.00 3.71 16 4.7 17.44 15 0.45%4.33 3.53 31 888.64 888.50 894.00 5.36
888.50
199 198 2x3 4.20 0.45 1.89 1.89 12 5.4 10.21 12 0.50%2.52 3.21 35 900.18 900.01 904.68 4.50
198 184A 48 0.57 0.45 0.25 2.14 12 5.4 11.58 15 2.00%9.13 7.44 91 899.84 898.02 904.14 4.30
197 196 G 1.08 0.30 0.32 0.32 14 5.1 1.65 15 1.70%8.42 6.86 75 895.31 894.03 899.70 4.39
196 195 48 0.31 0.30 0.09 0.42 14 5.1 2.12 15 2.15%9.46 7.71 85 894.03 892.20 898.50 4.47
195 183 48 0.23 0.30 0.07 0.49 14 5.1 2.48 15 0.40%4.08 3.33 156 892.20 891.58 896.50 4.30
194 184 2x3 0.67 0.45 0.30 0.30 12 5.4 1.64 12 1.00%3.56 4.53 40 897.09 896.69 901.59 4.50
193 188 G 0.89 0.30 0.27 0.27 17 4.6 1.22 15 2.10%9.36 7.63 133 901.25 898.45 906.00 4.75
192 183 2x3 0.52 0.45 0.23 0.23 12 5.4 1.27 15 0.30%3.54 2.88 31 891.74 891.65 896.24 4.50
191 182 2x3 0.38 0.45 0.17 0.17 12 5.4 0.93 12 0.45%2.39 3.04 26 889.72 889.60 893.92 4.20
189b 189a 2x3 0.58 0.45 0.26 0.26 12 5.4 1.42 12 1.00%3.56 4.53 26 908.89 908.63 913.39 4.50
189a 189 48 0.57 0.45 0.26 0.52 12 5.4 2.81 15 3.15%11.46 9.34 120 908.46 904.68 913.43 4.97
190 189 2x3 0.30 0.45 0.14 0.14 12 5.4 0.74 12 0.50%2.52 3.21 26 905.12 904.99 909.52 4.40
189 188 48 0.20 0.45 0.09 0.75 12 5.4 4.05 15 6.25%16.14 13.15 98 904.57 898.45 909.52 4.95
188 187 48 0.53 0.30 0.16 1.17 17 4.6 5.40 18 0.40%6.64 3.76 69 898.28 898.00 903.00 4.72
187 186 48 0.11 0.45 0.05 1.22 17 4.6 5.63 18 0.40%6.64 3.76 116 898.00 897.54 904.66 6.66
186 185 48 0.15 0.45 0.07 1.29 17 4.6 5.95 18 0.40%6.64 3.76 34 897.54 897.40 902.33 4.79
185 184A 48 0.17 0.45 0.08 1.37 17 4.6 6.30 18 1.70%13.69 7.74 26 897.40 896.96 902.27 4.87
184A 184 48 0.20 0.45 0.09 3.61 17 4.6 16.59 18 2.55%16.76 9.48 34 896.96 896.09 902.27 5.31
184 183 48 0.08 0.45 0.04 3.94 17 4.6 18.15 21 2.30%24.01 9.98 222 895.93 890.82 900.97 5.04
183 182 60 0.48 0.45 0.22 4.88 17 4.6 22.45 24 1.00%22.60 7.20 180 890.65 888.85 896.57 5.92
182 181 48 (sump)0.63 0.45 0.28 5.34 17 4.6 24.55 33 0.25%26.42 4.45 121 888.85 888.55 893.92 5.07
181 FES 48 0.00 0.45 0.00 5.34 17 4.6 24.55 33 0.25%26.42 4.45 65 887.16 887.00 895.00 7.84
887.00
181 FES 48 0.00 0.45 0.00 5.34 17 4.6 24.55 15 0.35%3.82 3.11 23 888.55 888.47 0.00 7.84
888.50
6th Addition
LOCATION "C" COEFFICIENT GENERAL DESIGN PROFILE INFORMATION
DATE: 9/21/16, 2/28/17, 4/7/17, 9/25/17, 12/9/19 3rd Addition Manning's "n"
BY: JJO 5th Addition "C" coefficient
PROJECT NAME: Tartan Park Residential
PROJECT LOCATION: Lake Elmo, MN 1st Addition DESIGN CRITERIA
CARLSON PROJECT NO.: 6036-00 2nd Addition Storm Frequency
______________________________________
THE ROYAL GOLF CLUB AT LAKE ELMO 6TH ADDITION
ENGINEERINGSURVEYINGENVIRONMENTAL
THE ROYAL GOLF CLUB AT LAKE ELMO 6TH ADDITION
VICINITY MAP
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Sanitary Sewer, Water Main, Storm Sewer
6th Addition
BENCHMARKS
94
VICINITY MAP
and, Street Construction Plans
The Royal Golf Club at Lake Elmo
Lake Elmo, Minnesota
COVER
1
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THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_cover_6th add.dwgSave Date:12/08/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
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Know what's below.
before you dig.Call
R
1. 12/08/23 Rev. Sht. 13
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OVERALL UTILITY INDEX
2
BENCHMARKS
of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_cover_6th add.dwgSave Date:12/08/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
A D
D
I
T
I
O
N
5 T
H
A D D
I
T
I
O
N
4 T H
A D D
I
T
I
O
N
4 T H
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
F
M
FM
oh
e
oh
e
oh
e
oh
e
oh
e
oh
e
oh
e
oh
e
ohe ohe
1
|
SANITARY SEWER INDEX
3
BENCHMARKS
of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_cover_6th add.dwgSave Date:12/08/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
A D
D
I
T
I
O
N
5 T
H
A D D I T I O N
4 T H
A D D
I
T
I
O
N
4 T H
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
F
M
FM
FM
F
M
F
M
FM
FM
1
|
STORM SEWER INDEX
4
BENCHMARKS
of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_cover_6th add.dwgSave Date:12/08/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
A D
D
I
T
I
O
N
5 T
H
A D D
I
T
I
O
N
4 T H
A D D
I
T
I
O
N
4 T H
MASTERS STREET N
875
915
910
905
900
895
890
885
880
BENCHMARKS
of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_utility ss-wm_6th add.dwgSave Date:11/17/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
915
910
905
900
895
890
885
880
5SANITARY SEWER &
WATER MAIN
A D
D
I
T
I
O
N
5 T
H
925
920
915
910
905
900
895
890
6
885
925
920
915
910
905
900
895
890
BENCHMARKS
SANITARY SEWER &
WATER MAIN
of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_utility ss-wm_6th add.dwgSave Date:11/17/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
MASTERS STREET N
930 930
915
910
905
900
895
890
885
880
7
875
BENCHMARKS
SANITARY SEWER &
WATER MAIN
of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_utility ss-wm_6th add.dwgSave Date:11/17/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
MASTERS COURT N
915
910
905
900
895
890
885
880
STORM SEWER
905
900
895
890
885
880
875
870
935
930
925
920
915
910
905
8
BENCHMARKS
of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_utility stm_6th add.dwgSave Date:11/17/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
910 940
A D
D
I
T
I
O
N
5 T
H
935
930
925
920
915
910
905
940
905
900
895
890
885
880
875
910
900870
STORM SEWER
900
895
890
885
880
875
870
905
900
895
890
885
880
875
910
9
BENCHMARKS
905
910
of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_utility stm_6th add.dwgSave Date:11/17/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
915915
STORM SEWER
915
910
905
900
895
890
885
880
920
915
910
905
900
895
890
885
920
10
BENCHMARKS
of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_utility stm_6th add.dwgSave Date:11/17/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_street_6th add.dwgSave Date:11/17/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
STREET CONSTRUCTION
885
920
915
910
905
900
895
890
925
BENCHMARKS
11
920
915
910
905
900
895
890
925
MASTERS STREET N
A
D
D
I
T
I
O
N
5
T
H
of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_street_6th add.dwgSave Date:11/17/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
STREET CONSTRUCTION
BENCHMARKS
12
MASTERS STREET N MASTERS COURT N
905
925
920
915
910
905
900
895
930
940
935
930
925
920
915
910
945
940
935
930
925
920
915
910
945
905
925
920
915
910
905
900
895
930
890
of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_trail_6th add.dwgSave Date:12/08/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
TRAIL CONSTRUCTION
BENCHMARKS
131. 12/08/23 Show Trail Easement Per City Comments
14
of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_sign&striping_6th add.dwgSave Date:11/17/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
SIGNING, STRIPING
&LIGHTING PLAN
BENCHMARKS
A D D I
T
I
O
N
5 T H A D D I T I O N
4 T H
DETAILS of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_details_6th add.dwgSave Date:11/16/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
15
DETAILS 16
of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_details_6th add.dwgSave Date:11/16/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
DETAILS 17
of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_details_6th add.dwgSave Date:11/16/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
of
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_details_6th add.dwgSave Date:11/16/23
Revisions:
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
GJS
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
#6036
18
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
DETAILS 18
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_turn lane_6th add.dwgSave Date:11/17/23
T2
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
DPE
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
Revisions:T1TURN LANE INDEX
A D D
I
T
I
O
N
5 T H
A D D
I
T
I
O
N
4 T H
A D D
I
T
I
O
N
4 T H
A D D
I
T
I
O
N
6 T H
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\final residential plans\6th addition\6036_turn lane_6th add.dwgSave Date:11/17/23
T2
THE ROYAL GOLF CLUB AT
LAKE ELMO - 6TH ADDITION
Lake Elmo, Minnesota
1.Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 11/17/23
DPE
11/17/23
Brian J. Krystofiak, P.E.
25063
BJK
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
Revisions:T2TURN LANE
MASTERS STREET NORTH
Know what's below.
before you dig.Call
R
17+00
18+00
19+00
910
915
920
925
905
910
915
920
905
910
915
920
905
910
915
920
910
915
920
925
910
915
920
925
20+00
21+00
22+00
910
915
920
925
905
910
915
920
905
910
915
920
905
910
915
920
910
915
920
925
920
925
915
A D D I T I O N
6 T H
A D D I T I O N
6 T H
10
17
16
15
14
13
11
9
7
18
5
4
6
8
12
3
2
1
TREE PRESERVATION PLAN
Know what's below.
before you dig.Call
R
JJO
94
VICINITY MAP
BENCHMARKS
T1
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_ind.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
P H A S E
I
3. 05/04/17 Revise Sheets 6, 19, 21 & 25
4. 05/26/17 Revise Sheets 1, 4-5, 6, 14, 20-21 & 25
5. 02/16/18 Revise Sheets 1, 10, 15-19, 21 & 25
P H A S E
II
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
6. 10/19/22 Revise Sheets 1-3, 9-10, 15 & 19-25
P H A S E
III
P H A S E
I
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T2
TREE PRESERVATION PLAN
JJO
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
3. 10/19/22 Revise per Phase 3 Grading
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T3
TREE PRESERVATION PLAN
JJO
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
3. 10/19/22 Revise per Phase 3 Grading
15
14
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T4
TREE PRESERVATION PLAN
JJO
I I IP H A
S
E
P H A S E
I
3. 05/26/17 Revise Layout per Owner
15
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T5
TREE PRESERVATION PLAN
JJO
3. 05/26/17 Revise Layout per Owner
16
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T6
TREE PRESERVATION PLAN
JJO
3. 05/04/17 Per Owner and Watershed Comments
4. 05/26/17 Revise Layout per Owner
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T7
TREE PRESERVATION PLAN
JJO
P H A S E
I
6
2
1
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T8
TREE PRESERVATION PLAN
JJO
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T9
TREE PRESERVATION PLAN
JJO
P H A S E
II
I I I
P H A S E
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
3. 10/19/22 Revise per Phase 3 Grading
3
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T10
TREE PRESERVATION PLAN
JJO
3. 02/16/18 Revise Layout per Owner
P H A S E
II
I I IP H A S E
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
4. 10/19/22 Revise per Phase 3 Grading
9
7
5
4
8
3
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T11
TREE PRESERVATION PLAN
JJO
P H A S E
II
10
13
9
8
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T12
TREE PRESERVATION PLAN
JJO
P H A S E
I
17
18
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T13
TREE PRESERVATION PLAN
JJO
11
8
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T14
TREE PRESERVATION PLAN
JJO
P H A S E
I
3. 05/26/17 Revise Layout per Owner
4
8
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T15
TREE PRESERVATION PLAN
JJO
P H A S E
I
3. 02/16/18 Revise Layout per Owner
P H A S E
II
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
4. 10/19/22 Revise per Phase 3 Grading
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T16
TREE PRESERVATION PLAN
JJO
3. 02/16/18 Revise Layout per Owner
11
12
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
T17
TREE PRESERVATION PLAN
JJO
3. 02/16/18 Revise Layout per Owner
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
BENCHMARKS
TREE PRESERVATION PLAN
T18JJO
3. 02/16/18 Revise Layout per Owner
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
T19ADB
TREE PRESERVATION PLAN3. 05/04/17 Per Owner and Watershed Comments
4. 02/16/18 Revise Layout per Owner
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
5. 10/19/22 Revise per Phase 3 Grading
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
T20ADB
TREE PRESERVATION PLAN3. 05/26/17 Revise Layout per Owner
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
4. 10/19/22 Revise per Phase 3 Grading
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
T21ADB
TREE PRESERVATION PLAN3. 05/04/17 Per Owner and Watershed Comments
4. 05/26/17 Revise Layout per Owner
5. 02/16/18 Revise Layout per Owner
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
6. 10/19/22 Revise per Phase 3 Grading
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
T22ADB
TREE PRESERVATION PLAN
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
3. 10/19/22 Revise per Phase 3 Grading
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
T23ADB
TREE PRESERVATION PLAN
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
3. 10/19/22 Revise per Phase 3 Grading
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
T24ADB
TREE PRESERVATION PLAN
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
3. 10/19/22 Revise per Phase 3 Grading
of
f:\jobs\6021 - 6040\6036 - tartan park\cad\engineering\trees\6036_tree_table.dwgSave Date:10/21/22
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
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 9/21/16
9/21/16
Brian J. Krystofiak, P.E.
25063
BJK
25
Revisions:H.C. Golf Course Development, LLC
11074 Radisson Rd NE
Blaine, MN 55449
THE ROYAL GOLF CLUB AT LAKE ELMO
Lake Elmo, Minnesota
1. 02/10/17 Revise Layout per Owner
2. 04/07/17 Per City and Watershed Comments
T25ADB
TREE PRESERVATION PLAN3. 05/04/17 Per Owner and Watershed Comments
4. 05/26/17 Revise Layout per Owner and Landscape Comments
5. 02/16/18 Revise Layout per Owner
LENNAR
16305 36th Avenue N. - Suite 600
Plymouth, MN 55446
6. 10/19/22 Revise per Phase 3 Grading
OWNED BY OTHERS
(BUFFER MAY BE REQUIRED
WITH FUTURE DEVELOPMENT)
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SAVED EXISTING
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SAVED EXISTING
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16305 36TH AVENUE NORTH
PLYMOUTH, MINNESOTA 55446
LANDSCAPE PLAN
c
3OFJLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2024 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L1THE ROYAL GOLF CLUB AT LAKE ELMO 6TH ADD.
LAKE ELMO, MINNESOTA
1-31-2024
1-31-2024 BUILDER TREES
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SAVED EXISTING
VEGETATION
SAVED EXISTING
VEGETATION
SAVED EXISTING
VEGETATION
c
3OFJLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2024 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L2THE ROYAL GOLF CLUB AT LAKE ELMO 6TH ADD.
LAKE ELMO, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
PLYMOUTH, MINNESOTA 55446
LANDSCAPE PLAN1-31-2024
1-31-2024 BUILDER TREES
20TH STREET NORTH
MASTE
R
S
STREET
NOR
T
H
SAVED EXISTING
SAVED EXISTING
VEGETATION
SAVED EXISTING
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c
3OFJLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L3THE ROYAL GOLF CLUB AT LAKE ELMO 6TH ADD.
LAKE ELMO, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
PLYMOUTH, MINNESOTA 55446
LANDSCAPE PLAN1-31-2024
1-31-2024 BUILDER TREES
OWNED BY OTHERS
(BUFFER MAY BE REQUIRED
WITH FUTURE DEVELOPMENT)
10
17
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15
14
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SAVED EXISTING
VEGETATION
SAVED EXISTING
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VEGETATION SAVED EXISTING
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LENNAR
16305 36TH AVENUE NORTH
PLYMOUTH, MINNESOTA 55446
LANDSCAPE PLAN
c
5OFJLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L1THE ROYAL GOLF CLUB AT LAKE ELMO 6TH ADD.
LAKE ELMO, MINNESOTA
12-12-2023
12-12-2023
20TH STREET NORTH
MA
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SAVED EXISTING
VEGETATION
SAVED EXISTING
VEGETATION
SAVED EXISTING
VEGETATION
LANDSCAPE PLAN
c
5OFJLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L2THE ROYAL GOLF CLUB AT LAKE ELMO 6TH ADD.
LAKE ELMO, MINNESOTA
12-12-2023
12-12-2023
LENNAR
16305 36TH AVENUE NORTH
PLYMOUTH, MINNESOTA 55446
20TH STREET NORTH
MASTE
R
S
STREET
NOR
T
H
SAVED EXISTING
SAVED EXISTING
VEGETATION
SAVED EXISTING
VEGETATION
SA
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T
A
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I
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N
LANDSCAPE PLAN
c
5OFJLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L3THE ROYAL GOLF CLUB AT LAKE ELMO 6TH ADD.
LAKE ELMO, MINNESOTA
12-12-2023
12-12-2023
LENNAR
16305 36TH AVENUE NORTH
PLYMOUTH, MINNESOTA 55446
6
2
1
20TH STREET NORTH
20TH STREET NORTH 20TH STREET NORTH
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DRY SWALE/POND
(STATE SEED MIX 33-262 FORMERLY W4)
NATIVE DRY PRAIRIE SOUTHEAST
(STATE SEED MIX 35-621 FORMERLY U6)
SOD (TYPICAL)
GROUNDCOVER PLAN
c
5OFJLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L4THE ROYAL GOLF CLUB AT LAKE ELMO 6TH ADD.
LAKE ELMO, MINNESOTA
12-12-2023
12-12-2023
LENNAR
16305 36TH AVENUE NORTH
PLYMOUTH, MINNESOTA 55446
CITY LANDSCAPE DETAILS
c
5OF
12-12-2023
JLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L5THE ROYAL GOLF CLUB AT LAKE ELMO 6TH ADD.
LAKE ELMO, MINNESOTA12-12-2023
LENNAR
16305 36TH AVENUE NORTH
PLYMOUTH, MINNESOTA 55446
LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL
Fire Prevention, Code Enforcement, and Public Education
“Proudly Serving Neighbors and Friends”
February 27, 2024
Sophia Jensen, Planner
City of Lake Elmo
Re: Royal Golf 6th Addition Final Plat and PUD
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
• NFPA 13, 2016 edition
• NFPA 13D, 2016 edition
Fire Department Comments:
Roads, Drive Lanes, and Parking Areas
• All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and turning
radiuses.
• Approved fire apparatus roads shall be provided and maintained throughout all development phases in
coordination with engineering, public works, planning, and fire departments. Project construction phasing shall
always accommodate emergency access to the entire construction zone, generally meaning two separate means
of entrance/exit as defined in the code. Phasing plan to be approved by the fire department prior to
construction.
• An approved signage and marking plan shall be determined for all No Parking and Fire Lane access roads. On-
street parking shall be provided in approved locations following review by Engineering and Public Works. Parking
shall be prohibited on both sides of private drive lanes.
• All parking areas shall be capable of supporting the imposed load of fire apparatus weighing up to 75,000
pounds.
LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL
Fire Prevention, Code Enforcement, and Public Education
“Proudly Serving Neighbors and Friends”
Address and Street Naming Systems
• Building address numbers shall be plainly visible from the street fronting the property and shall be contrasting
color from the background.
• Street names and addressing shall be consistent with the Washington County Uniform Street Naming and
Property Numbering System. Street names shall be approved by the City of Lake Elmo.
Questions, clarifications, or the request to provide code documents can be made using the contact information listed
below.
Respectfully,
Ed Marchan ● Don Pereira ● John Brach ● Rick Gelbmann ● William Armstrong
P.O. Box 838 | Lake Elmo, MN 55042-0538 | www.vbwd.org
March 15, 2023
Paul Tabone or Joe Jablonski
U.S. Home, LLC (Lennar)
16305 36th Avenue North, Suite 600
Plymouth, MN 55446
Re: Royal Golf Club 5th and 6th Additions—Lake Elmo, Minnesota
VBWD Permit #2023-12
Dear Messrs. Tabone and Jablonski:
Enclosed is the Valley Branch Watershed District (VBWD) permit for your project.
The Managers issued a permit for The Royal Golf Club at Lake Elmo on May 11, 2017. Lennar took
over a portion of the development and the Managers issued permit VBWD #2021-30 for that work.
The current proposal by Lennar is uniform to the original plan with minor revisions.
At the March 9, 2023 meeting the Managers approved VBWD Permit #2023-12 with the applicable
conditions of VBWD Permit #2021-30 remaining open for earlier phases of Lennar’s portion of the
development. Two additional conditions (#23 and #24) are added for VBWD Permit #2023-12.
Please note the following conditions imposed by the Managers, which are also listed on the back of
the permit.
1. Prior to work over the VBWD’s Project 1007 pipe:
a. The plans shall be revised and submitted for approval, including:
i. Replace the pipe with a higher-class pipe that can accommodate the proposed fill
depths, or
ii. Redesign the site or fill material (e.g., lightweight fill) to reduce the loading on the
pipe to meet the structural load requirements of the existing pipe and bedding.
b. The developer shall conduct and provide recordings of pre- and post-construction video
inspections of the entire VBWD Project 1007 pipe and structures with the site’s
construction limits.
Messrs. Tabone and Jablonski, U.S. Home, LLC (Lennar)
VBWD Permit #2023-12: Royal Golf Club 5th and 6th Additions
March 15, 2023
Page 2
c. The developer shall submit details on how the two existing VBWD catch basins will be
reconstructed to accommodate the fill (including the proposed castings) for approval by
the VBWD Managers.
d. The plans shall be revised to show VBWD’s Project 1007 Catch Basin 30, which is
approximately 229 feet downstream of the flared-end section at a bend in the pipe.
2. Details of how stormwater runoff will be managed at the transition from curb and gutter to a
rural section at the proposed entrance from Manning Trail shall be provided for VBWD
approval and designed to minimize erosion and provide water quality treatment, as feasible.
The developer is responsible for obtaining the necessary permissions from West Lakeland
Township for the work in this area.
3. The following changes, as previously accepted by the developer, shall be made to the plans so
that the stormwater runoff from all proposed new and fully reconstructed impervious
surfaces is better managed:
a. Wetland 15 shall be protected by a drainage easement
b. As much water quality treatment as possible shall be provided north of the trail, near
lots 245 and 246
c. Grasses alongside the trail and between the road the trail near Rose Lake shall only be
mowed two times per year
d. The proposed infiltration basin upstream of Wetland 2 shall be revised to be no deeper
than 1.5 feet
4. The number of soil borings at proposed infiltration basin IB52 shall be listed on the plans. The
number of soil borings shall be as listed in the Minnesota Stormwater Manual.
5. The extra 908 contour closest to the proposed house pads shall be removed from the plans in
Lots 266–268.
6. The VBWD shall be granted drainage easement to the land south of Outlet E up to the 100-
year flood elevation.
7. The required surety shall be submitted prior to construction.
8. Annual monitoring reports shall be submitted for Wetland 2. The reports shall report water
levels and vegetation and include photographs taken immediately after rainstorms and, again,
after 48 hours. If the wetland does not act as an infiltration basin, other stormwater
management practices shall be constructed that meet the VBWD Rules.
9. The owner shall remove all downed trees, debris, and an abandoned bridge within the banks
of the Lake Elmo outlet channel between Lake Elmo Avenue to the west and the flared-end
section near the former archery range on the east. The owner shall agree to maintain the
conveyance of the channel, remove all trees and debris within the channel, and keep the
flared-end section open and free of debris.
Messrs. Tabone and Jablonski, U.S. Home, LLC (Lennar)
VBWD Permit #2023-12: Royal Golf Club 5th and 6th Additions
March 15, 2023
Page 3
10. Wetland buffer signage must be installed as required by the VBWD Rules and Regulations.
Specifications for the buffer vegetation and signs shall be submitted to and approved by the
VBWD prior to installation and planting.
11. This permit is not transferable.
12. This permit is subject to obtaining all other permits required by governmental agencies having
jurisdiction (including but not limited to an NPDES permit).
13. The VBWD Engineer and Inspector shall be notified at least 3 days prior to commencement of
work.
14. Erosion controls shall be installed prior to the commencement of grading operations and must
be maintained throughout the construction period until turf is established. Additional erosion
controls may be required, as directed by the VBWD Inspector or VBWD Engineer.
15. The following additional erosion controls shall be implemented on the site:
a. All proposed slopes 3-feet horizontal to 1-foot vertical (3H:1V) should be covered with
an erosion-control blanket.
b. Silt fence should follow existing contours as closely as feasible to limit the potential for
gully erosion along the edges.
c. Any sediment that collects in storm sewers, ponds, or other water-management
features shall be removed.
d. Street sweeping shall be performed if sediment collects on the streets.
e. If erosion occurs at the outlets of the storm sewer pipes, the applicant will be
responsible for correcting the problem to the satisfaction of the VBWD.
16. To prevent soil compaction, the proposed infiltration area shall be staked off and marked
during construction to prevent heavy equipment and traffic from traveling over it. If the
infiltration facility is in place during construction activities, sediment and runoff shall be kept
away from the facility, using practices such as diversion berms and vegetation around the
facility’s perimeter. The infiltration facility shall not be excavated to final grade until the
contributing drainage area has been constructed and fully stabilized. The final phase of
excavation shall remove all accumulated sediment and be done by light, tracked equipment to
avoid compaction of the basin floor. To provide a well-aerated, highly porous surface, the soils
of the basin floor shall be loosened to a depth of at least 24 inches to a maximum compaction
of 85% standard proctor density prior to planting.
17. All disturbed areas shall be vegetated within 14 days of final grading.
18. The applicant is responsible for removal of all temporary erosion-control measures, including
silt fence, upon establishment of permanent vegetation at the project site, as determined by
the VBWD Engineer and/or Inspector.
Messrs. Tabone and Jablonski, U.S. Home, LLC (Lennar)
VBWD Permit #2023-12: Royal Golf Club 5th and 6th Additions
March 15, 2023
Page 4
19. The minimum floor elevations for all buildable lots in the development shall be recorded in a
Declaration of Covenants and Restrictions or on the final plat.
20. The VBWD shall be granted drainage easements which cover (a.) land adjacent to stormwater
management facilities and lowlands up to their 100-year flood elevations and (b.) all ditches,
storm sewers, and maintenance access to the stormwater management facilities.
21. The required drainage and access easements shall be recorded with the Washington County
Recorder’s Office.
22. Return or allowed expiration of any remaining surety and permit closeout is dependent on the
permit holder providing proof that all required documents have been recorded (including but
not limited to easements) and providing as-built drawings that show that the project was
constructed as approved by the Managers and in conformance with the VBWD Rules and
Regulations.
23. Valley Branch Watershed District’s pipe shall not be relocated until both the Valley Branch
Watershed District and the permitholder fully execute an agreement listing the terms of
conditions for the relocation.
24. Minimum floor elevations must be approved by the VBWD Engineer prior to being recorded in
a Declaration of Covenants and Restrictions or on the final plat.
Thank you for your cooperation with the District’s permit program.
Sincerely,
Ed Marchan, President
Valley Branch Watershed District
EM/ymh
Enclosure
c: Susannah Torseth, VBWD Attorney
Dan Scollan, East Metro Area Hydrologist—MDNR
Jeffrey Brower, VBWD District Inspector
Justin Olson, Carlson McCain—Authorized Agent
Brian Clauson, DRP MN 2, LLC—Owner
Jack Griffin, Focus Engineering, City Engineer—City of Lake Elmo
Kristina Handt, City Administrator—City of Lake Elmo
Sophia Jensen, City Planner—City of Lake Elmo
John Taylor, Building Official—City of Lake Elmo
Ben Meyer, Minnesota Board of Water and Soil Resources
Daryl Wierzbinski, Corps of Engineers
Jay Riggs, Washington Conservation District
Kelly Pharis, MN Department of Natural Resources, Washington County DNR TEP Representative
John Hanson, Barr Engineering Co.
Messrs. Tabone and Jablonski, U.S. Home, LLC (Lennar)
VBWD Permit #2023-12: Royal Golf Club 5th and 6th Additions
March 15, 2023
Page 5
Karen Wold, Barr Engineering Co.
Mike Strong, Barr Engineering Co.
Josh Phillips, Barr Engineering Co.
Yvonne Huffman, Barr Engineering Co.
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Ed Marchan ● Don Pereira ● John Brach ● Rick Gelbmann ● William Armstrong
P.O. Box 838 | Lake Elmo, MN 55042-0538 | www.vbwd.org
Return completed and signed application to
John Hanson, VBWD Engineer
jhanson@barr.com
A permit fee shall accompany this permit, unless waived by the Board of Managers.
Governmental bodies are not required to pay a fee.
Project Information
Project Name
Location (address, if known; otherwise major intersection)
City or Township
Parcel Identification Number (if known)
Section, Township, Range (if known) Section: Township: Range:
Project Timeline Estimate Start: Complete:
Project Contacts
Applicant Authorized Agent Owner (if different than applicant)
Name
Company (if applicable)
Address
City, State, Zip
Phone
Email
Once a Valley Branch Watershed District permit has been approved, the permit conditions will be attached to the back of this form.
By signing this permit application, the permit applicant, his/her agent, and owner (hereinafter “Permittee”) shall abide by all the
conditions set by the Valley Branch Watershed District (VBWD). All work which violates the terms of the permit by reason of
presenting a serious threat of soil erosion, sedimentation, or an adverse effect upon water quality or quantity, or violating any rule
of the VBWD may result in the VBWD issuing a Stop Work Order, which shall immediately cause the work on the project related to
the permit to cease and desist. All work on the project shall cease until the permit conditions are met and approved by the VBWD
representatives. In the event Permittee contests the Stop Work Order issued by the VBWD, Permittee shall attend a VBWD Board of
Managers meeting and discuss the project. Any attorney fees, costs, or other expenses incurred on behalf of the VBWD in enforcing
the terms of the permit shall be the sole expense of the permit applicant. Costs shall be payable from the permit applicant’s permit
fee. If said fees exceed the permit amount, the Permittee shall have ten (10) days from the date of receipt of the invoice from the
VBWD to pay for the cost incurred in enforcing the permit, by which to pay the VBWD for said costs. If costs are not paid within the
ten (10) days, the VBWD will draw on the permit applicant’s surety. The Permittee agrees to be bound by the terms of the final
permit and conditions required by the VBWD for approval of the permit. The permit applicant further acknowledges that he/she
has the authority to bind the owner of the property and/or any entity performing the work on the property pursuant to the terms
of the VBWD permit, and shall be responsible for complying with the terms of the VBWD permit.
Signatures (Required):
Applicant Authorized Agent Owner (if different than applicant)
Signature
Date
VALLEY BRANCH WATERSHED DISTRICT TO BE COMPLETED BY VBWD:
PERMIT APPLICATION Permit Number:
Permit Fee Rec’d:
Date Rec’d:
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1. Prior to work over the VBWD’s Project 1007 pipe:
a. The plans shall be revised and submitted for approval, including:
i. Replace the pipe with a higher-class pipe that can accommodate the proposed fill depths, or
ii. Redesign the site or fill material (e.g., lightweight fill) to reduce the loading on the pipe to meet the structural load requirements of
the existing pipe and bedding.
b. The developer shall conduct and provide recordings of pre- and post-construction video inspections of the entire VBWD Project 1007
pipe and structures with the site’s construction limits.
c. The developer shall submit details on how the two existing VBWD catch basins will be reconstructed to accommodate the fill (including
the proposed castings) for approval by the VBWD Managers.
d. The plans shall be revised to show VBWD’s Project 1007 Catch Basin 30, which is approximately 229 feet downstream of the flared-end
section at a bend in the pipe.
2. Details of how stormwater runoff will be managed at the transition from curb and gutter to a rural section at the proposed entrance from
Manning Trail shall be provided for VBWD approval and designed to minimize erosion and provide water quality treatment, as feasible. The
developer is responsible for obtaining the necessary permissions from West Lakeland Township for the work in this area.
3. The following changes, as previously accepted by the developer, shall be made to the plans so that the stormwater runoff from all proposed
new and fully reconstructed impervious surfaces is better managed:
a. Wetland 15 shall be protected by a drainage easement
b. As much water quality treatment as possible shall be provided north of the trail, near lots 245 and 246
c. Grasses alongside the trail and between the road the trail near Rose Lake shall only be mowed two times per year
d. The proposed infiltration basin upstream of Wetland 2 shall be revised to be no deeper than 1.5 feet
4. The number of soil borings at proposed infiltration basin IB52 shall be listed on the plans. The number of soil borings shall be as listed in the
Minnesota Stormwater Manual.
5. The extra 908 contour closest to the proposed house pads shall be removed from the plans in Lots 266–268.
6. The VBWD shall be granted drainage easement to the land south of Outlet E up to the 100-year flood elevation.
7. The required surety shall be submitted prior to construction.
8. Annual monitoring reports shall be submitted for Wetland 2. The reports shall report water levels and vegetation and include photographs
taken immediately after rainstorms and, again, after 48 hours. If the wetland does not act as an infiltration basin, other stormwater
management practices shall be constructed that meet the VBWD Rules.
9. The owner shall remove all downed trees, debris, and an abandoned bridge within the banks of the Lake Elmo outlet channel between Lake
Elmo Avenue to the west and the flared-end section near the former archery range on the east. The owner shall agree to maintain the
conveyance of the channel, remove all trees and debris within the channel, and keep the flared-end section open and free of debris.
10. Wetland buffer signage must be installed as required by the VBWD Rules and Regulations. Specifications for the buffer vegetation and signs
shall be submitted to and approved by the VBWD prior to installation and planting.
11. This permit is not transferable.
12. This permit is subject to obtaining all other permits required by governmental agencies having jurisdiction (including but not limited to an
NPDES permit).
13. The VBWD Engineer and Inspector shall be notified at least 3 days prior to commencement of work.
14. Erosion controls shall be installed prior to the commencement of grading operations and must be maintained throughout the construction
period until turf is established. Additional erosion controls may be required, as directed by the VBWD Inspector or VBWD Engineer.
15. The following additional erosion controls shall be implemented on the site:
a. All proposed slopes 3-feet horizontal to 1-foot vertical (3H:1V) should be covered with an erosion-control blanket.
b. Silt fence should follow existing contours as closely as feasible to limit the potential for gully erosion along the edges.
c. Any sediment that collects in storm sewers, ponds, or other water-management features shall be removed.
d. Street sweeping shall be performed if sediment collects on the streets.
e. If erosion occurs at the outlets of the storm sewer pipes, the applicant will be responsible for correcting the problem to the satisfaction
of the VBWD.
16. To prevent soil compaction, the proposed infiltration area shall be staked off and marked during construction to prevent heavy equipment
and traffic from traveling over it. If the infiltration facility is in place during construction activities, sediment and runoff shall be kept away
from the facility, using practices such as diversion berms and vegetation around the facility’s perimeter. The infiltration facility shall not be
excavated to final grade until the contributing drainage area has been constructed and fully stabilized. The final phase of excavation shall
remove all accumulated sediment and be done by light, tracked equipment to avoid compaction of the basin floor. To provide a well-aerated,
highly porous surface, the soils of the basin floor shall be loosened to a depth of at least 24 inches to a maximum compaction of 85%
standard proctor density prior to planting.
17. All disturbed areas shall be vegetated within 14 days of final grading.
18. The applicant is responsible for removal of all temporary erosion-control measures, including silt fence, upon establishment of permanent
vegetation at the project site, as determined by the VBWD Engineer and/or Inspector.
19. The minimum floor elevations for all buildable lots in the development shall be recorded in a Declaration of Covenants and Restrictions or on
the final plat.
20. The VBWD shall be granted drainage easements which cover (a.) land adjacent to stormwater management facilities and lowlands up to their
100-year flood elevations and (b.) all ditches, storm sewers, and maintenance access to the stormwater management facilities.
21. The required drainage and access easements shall be recorded with the Washington County Recorder’s Office.
22. Return or allowed expiration of any remaining surety and permit closeout is dependent on the permit holder providing proof that all
required documents have been recorded (including but not limited to easements) and providing as-built drawings that show that the project
was constructed as approved by the Managers and in conformance with the VBWD Rules and Regulations.
23. Valley Branch Watershed District’s pipe shall not be relocated until both the Valley Branch Watershed District and the permitholder fully
execute an agreement listing the terms of conditions for the relocation.
24. Minimum floor elevations must be approved by the VBWD Engineer prior to being recorded in a Declaration of Covenants and Restrictions or
on the final plat.
Approved: March 9, 2023 President
Signature
Valley Branch Watershed District
Title
Note: The grant of this permit in no way purports to permit acts, which may be prohibited by other governmental agencies.
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Barr Footer: ArcGIS 10.8.1, 2023-03-02 20:44 File: I:\Client\VBWD\District\Work_Orders\Permit_Mapping\Maps\2023_Permit_Maps\2023-12 Royal Golf Club at Lake Elmo Additions.mxd User: mbs2
Figure 1ROYAL GOLF CLUB ATLAKE ELMO 5TH AND 6THADDITIONS, LAKE ELMOPERMIT 2023-12Valley Branch Watershed District
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Memorandum
800 Washington Avenue North, Suite 103
Minneapolis, MN 55401
March 5, 2024
TO: SOPHIA JENSEN
FROM: SARAH EVENSON, PLA
RE: ROYAL GOLF CLUB 6TH ADDITION- FINAL PLAT LANDSCAPE PLAN REVIEW
SUBMITTALS
1. Final Plat and PUD Submittal, dated 02/09/2024, received 02/14/2024
REVIEW HISTORY
1. Landscape Plan Review Royal Golf Club 5th Addition Landscape Plan Review, dated December 29, 2022
(tree preservation requirements pertain to the 6th Addition)
2. Royal Golf Club 6th Addition- Final Plat Landscape Plan Review, dated March 5, 2024.
LOCATION: 9880 Hudson Blvd N, Lake Elmo MN 55042
CURRENT LAND USE CATEGORY: Golf Course Community Planned Unit Development (GCC PUD)
ADJACENT AND SURROUNDING LAND USE: Rural Single Family and Rural Residential to the
north. Other Royal Golf Additions to the east, west, and south.
SPECIAL LANDSCAPE PROVISIONS: Refer to Resolution 2018-028 for required number of trees.
TREE PRESERVATION PLAN: 105. 12. 470
» A compliant tree preservation plan has been previously submitted. Previous memos determined that 108
trees will be required of the final 6th addition plat to fulfill tree replacement requirements. The proposed
landscape plan meets this requirement.
LANDSCAPE PLAN: 105.12.480
» A landscape plan has been submitted that does not meet meets the following requirements:
- Irrigation was only noted for sodded areas. Seeded areas will also require provisions for watering
in order to ensure proper establishment. Adjust “3-year maintenance plan for transition area and
upland seeding” notes on sheet L4 to include provisions for watering throughout the growing
season in years 1-3 as needed, or adjust irrigation notes to also include seeded areas in addition to
sodded areas.
- Irrigation is noted as designed “by others” in the landscape notes on sheet L4; surety will not be
released until this requirement is met.
» The landscape plan exceeds the required tree quantities. Two trees were located in locations that conflict
with proposed driveways and should be removed from the plans. See attached for location callouts.
Enough trees are proposed that they do not need to be replaced.
March 5, 2024
Royal Golf Club 6th Addition
Memorandum 2
» The landscape plan meets the minimum composition of required trees:
6th Addition Plans Developer Qty Builder
Qty
%
Composition
Deciduous Shade Trees 93 73 53% >25% required
Coniferous Trees 21 108 41% >25% required
Ornamental Trees 4 16 6% <15% required
Tree Count 10
RECOMMENDATION:
Submittal requires revision as noted herein prior to approval. Revise and resubmit.
Sarah Evenson, PLA (MN)
City of Lake Elmo Municipal Landscape Architect
P: (262) 391-7653
E: sarah@hkgi.com
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Name
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Revisions Date
Designed
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2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Landscape Architect
under the laws of the State of Minnesota 44763
Jennifer L. Thompson L2THE ROYAL GOLF CLUB AT LAKE ELMO 6TH ADD.
LAKE ELMO, MINNESOTA
12-12-2023
12-12-2023
LENNAR
16305 36TH AVENUE NORTH
PLYMOUTH, MINNESOTA 55446
PAGE 1 of 2
MEMORANDUM
Date: March 6, 2024
To: Sophia Jensen, City Planner Re: Royal Golf Club 6th Addition – Final Plat
Cc: Jenni Faulkner, Planning Consultant Engineering Review Comments
Jason Stopa, Community Development Director
Marty Powers, Public Works Director
Chad Isakson, PE, Assistant City Engineer
From: Jack Griffin, PE, City Engineer
An engineering review has been completed for the Royal Golf Club 6th Addition. Final Plat/Final Construction Plans
were received on February 14, 2024. The submittal consisted of the following documentation:
Royal Golf Club 6th Addition Final Plat, Sheets 1‐2, not dated, prepared by Carlson McCain.
Royal Golf Club 6th Addition Construction Plans, Sheets 1‐18 and T1‐T2, dated December 8, 2023.
Royal Golf Club 6th Addition Specifications, dated November 17, 2022.
Royal Golf Club Phase 3 Grading Plans, Sheets 1‐8, dated December 8, 2023.
Royal Golf Club 6th Addition Landscape Plans, L1‐L5, dated December 12, 2023, by Pioneer Engineering.
Royal Golf Club 6th Addition Builder Tree Plans, L1‐L3, dated January 31, 2024, by Pioneer Engineering.
STATUS/FINDINGS: Please see the following engineering review comments relating to the Final Plat application.
and Final Construction Plans. Engineering review comments have been provided in two separate memos; one for
Final PUD/Plat approval, and one to assist with the completion of the Final Construction Plans. Please see the
following review comments relating to the Final PUD/Plat application.
FINAL PLAT AND EASEMENTS: ROYAL GOLF CLUB 6TH ADDITION
1. The Final Plat shall not be recorded until the City approves the final construction plans.
2. Outlot ownership. Final Plat approval must be contingent upon the Royal Golf Club 5th Addition Outlots B,
F, G, and H being dedicated to the city and recorded as such at Washington County. Verification of city
ownership of Outlots B, F, G and H must be completed prior to the recording of the Royal Golf Club 6th
Addition Final Plat.
3. All easements as required by the City Engineer and Public Works Director shall be documented on the Final
Plat prior to the release of the Final Plat for recording.
4. Drainage and utility easements are required over all storm sewer, sanitary sewer and watermain not located
on city owned Outlots and right‐of‐way, minimum 30‐feet in width, 15 feet from centerline on each side of
pipe. All emergency overflow elevations must be fully protected by drainage easement. Easements must be
clearly shown on the Final Plat, Site Plans, Utility Plans and Grading Plans. Easements have generally been
provided as required. Revisions to the Final Plat and easements may be necessary as the Construction Plans
are reviewed and finalized.
5. All easement areas must be free from all encroachments other than those approved by the City Engineer
and upon execution of an easement encroachment agreement. Prohibited encroachments include, but are
not limited to trees, landscaping, fences, retaining walls, graded slopes, and building structures. Small/dry
PAGE 2 of 2
utility corridors along all public right‐of‐way, when not provided by easement, must be reserved for the
installation of small/dry utilities.
6. Site Access. A new access to the site from 20th Street North will be constructed as part of the Royal Golf
Club 6th Addition, to be located approximately 365 ft west of Legion Avenue. The proposed access is
consistent with the approved preliminary plat.
7. Intersection Improvements. Final Plat approval must be contingent upon the developer constructing as part
of the subdivision improvements and at the developer’s sole cost, a dedicated eastbound right turn lane
along 20th Street North at the new intersection with Masters Street North. The turn lane must be
constructed as approved by the city engineer and meeting State Aid design standards. The 6th Addition
construction plans include a dedicated right turn lane as required. Revisions may be necessary as the plans
are finalized.
8. Trail Connectivity. Final Plat approval must be contingent upon the developer constructing as part of the
subdivision improvements and at the developer’s sole cost, the 10‐ft‐wide bituminous trail construction
within Outlot G (city owned), Outlot D (Royal Golf Club owned, within the dedicated trail easement), and
Outlot F (city owned).
FINAL CONSTRUCTION PLANS & SPECIFICATIONS
1. Final Construction Plans and Specifications must be prepared in accordance with the latest version of the
City Engineering Design Standards Manual dated January 2022, using City standard details, plan notes and
specifications and meeting City Engineering Design Guidelines, unless otherwise approved by the City.
2. Revisions to the construction and grading plans dated December 8, 2023 may be necessary as the Plans are
reviewed and finalized.
3. No construction on the Project may begin until the applicant has received City Engineer approval for the
Final Construction Plans; the applicant has obtained and submitted to the City all applicable permits,
easements and permissions needed for the project; and a preconstruction meeting has been held by the
City’s engineering department.