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Larson Engineering, Inc. <br />3524 Labore Road <br />White Bear Lake, MN 55110-5126 <br />651.481.9120 Fax: 651.481.9201 <br />www.larsonengr.com <br /> <br /> <br /> <br /> <br /> <br />Section 105.12.1050(b) of the Open Space Planned Unit Development code requires the <br />applicant to provide an analysis of how they reviewed and designed their site in regards <br />to the 7 design criteria sections that the City of Lake Elmo has specified. Listed below are <br />the design criteria specified by the City of Lake Elmo with a brief analysis of how this <br />criteria was review and affected the design process of the site. <br /> <br />1. Soils analysis conducted. Soil analysis was conducted as the initial step in the site <br />design process. This involved collaborating with a geotechnical engineer and a <br />septic designer to conduct soil borings and assess available locations for septic <br />systems on the site. Following coordination with the septic designer, it was <br />determined that only one area on our site was suitable for a septic system. Given <br />the absence of existing sanitary infrastructure, this also dictated the location for <br />installing a communal septic system. Additionally, results from the geotechnical <br />engineer highlighted specific areas on the site feasible for infiltration, aligning <br />with discussions with the Valley Branch Watershed regarding water abstraction <br />through infiltration. Basin locations were therefore designated with this <br />consideration in mind. <br /> <br />2. Septic design identification. Given the absence of existing sanitary infrastructure <br />to tie into and the limitation to one feasible location for a communal septic system <br />on site, the design process centered around this constraint, with no other viable <br />options available. <br /> <br />3. Identification of required buffers. The current site layout shows a 100 foot no <br />build buffer around the entire site except where the site adjoints the parcel located <br />on the Southwest corner of the site PID: 0102921430002 as this property is <br />owned by the Hecker’s and is insufficient in size to ever be an open space <br />development, so a 200’ no-build buffer is shown around this property. <br /> <br />Neighboring developments to the North, East, and Southeast are all existing open <br />space developments and the 100’ buffer was provided to match what was <br />provided based of the adjacent development. <br /> <br />The current site layout impedes on the 200’ no build buffer around the Hecker <br />property with only the roadway section due to site constraints such as existing <br />wetlands, the required location for the communal septic system, and Northern <br />Natural Gas main lines that run through the property. <br /> <br />4. Identification of preferred building pad locations. Despite multiple site <br />constraints, efforts were made to preserve the natural topography, including <br />views, drainageways, and trees, to the fullest extent possible. Various site <br />limitations, including the creating a gravity sewer system to the communal septic