#03 - Legends of Lake Elmo Sketch Plan

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PAGE 2 of 5 10. The existing conditions must show locations of all existing streets, property lines, easements, water mains, storm sewers, and sanitary sewers, including right‐of‐way lines, right‐of way widths, pipe sizes, and invert elevations. STREETS AND TRANSPORTATION 1. Access Management: The primary access to the proposed subdivision is from 50th Street North. The proposed access location appears to meets the City’s Transportation Plan access spacing guidelines for Collector Roadways (every 660 ft. to residential streets and commercial driveways) unless the adjacent westerly property becomes a commercial use. Site Plans must be updated to provide dimensions between all adjacent access points and the new proposed access location for further city review. 2. The City’s Transportation Plan identifies 50th Street as a major east‐west collector roadway and Municipal State Aid route. Traffic concerns and complaints have increased along 50th Street over recent years and will continue to increase as traffic volumes grow. There are two ways that the City can help manage and mitigate these growing traffic issues:  Improve access management along the corridor when opportunities arise.  Improve pedestrian facilities along the corridor. 3. Right‐of‐way Dedication along 50th Street north. The proposed Plat/Plans must show dedication of sufficient R/W along 50th Street North to ensure 40 feet of R/W north of the existing physical roadway centerline. A total of 80‐ft. R/W is required for collector roadways. The existing condition survey must clearly locate and depict the physical roadway centerline for this determination. 4. Right and left turn lanes must be constructed along 50th Street as part of the required subdivision improvements. Turn lane lengths and tapers must be constructed as determined by the city’s transportation consultant. The required turn lanes must be shown as part of any preliminary and final plat application and shall be constructed at the developer’s expense. 5. Secondary access to the site is required for residential units exceeding 30 homes. Secondary access will be accomplished through a connection to Linden Avenue in the Sanctuary subdivision. 6. Phasing Plan. The development phasing will require the secondary connection to Linden Avenue to be operational before the 31st building permit will be issued. Access for the initial phases of development should be prohibited from Linden Avenue to avoid construction traffic through the existing Sanctuary subdivision. Temporary cul‐de‐sacs meeting city design standards will be required as the development is phased. 7. Pedestrian facilities: Segments of a bituminous trail currently exist along 50th Street N. alternating from the north to south side of the road. As traffic continues to increase on 50th Street it is critical for the city to create a continuous bituminous trail along 50th Street, from Stillwater Boulevard (CSAH 14) to Lake Elmo Avenue. A bituminous trail must be constructed along 50th Street to improve pedestrian safety and work toward future trail connectivity. A trail must be constructed along the north boulevard, connecting to the existing trail along the Tamarack Farms subdivision and extending west across the proposed Legends subdivision up to approximately the gas main easement. A new safe pedestrian crossing should be constructed as the trail approaches the existing pond encroachment to direct to the trail to south side of the boulevard, and connecting to the existing trail on the south side of 50th Street at the Tana Ridge subdivision. 8. A residential street connection is required as shown to Linden Avenue in the Sanctuary subdivision. 9. A residential street stub is required as shown near Lot 19 to extend to the westerly plat limits for future connection. The street must be fully constructed to the plat boundaries with a temporary cul‐de‐sac constructed to be used until the future connection is completed. A trail should be extended along this road segment for future trail connectivity to the Sanctuary neighborhood Park. 10. All streets must be designed to meet the City’s Engineering Design Standards including right‐of‐way width, street pavement width, cul‐de‐sac radii(s), cross slopes, boulevard grades, curb designs and drainage systems, and utility easement layout and grades. City design standards currently require public streets to be a minimum 32‐ft wide within a 66‐ft right‐of‐way to allow parking on both sides. The Sketch Plan Narrative (not shown on the Site Plans as required) proposes the public streets at 28‐ft. wide within a 60‐ft right‐of‐way. For low density open space developments, the city has allowed for a 28‐ft wide street within