#03 - Legends of Lake Elmo Sketch Plan

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PAGE 3 of 5 a 60‐ft right‐of‐way with parking restricted to one side of the street, on a case‐by‐case basis when specifically approved by City staff and Council. 11. Surmountable concrete curb and gutter shall be installed along the frontage of properties with future driveways and B618 curb installed along entrance roadways and non‐lot frontage areas. 12. Street intersections must connect at 90 degrees and maintain 50 feet of tangent with maximum slopes of 2.5%. Residential maximum longitudinal grade is 6%. All cul‐de‐sacs be signed “No parking” throughout. 13. City design standards require a six (6) foot sidewalk along all residential streets. The Sketch Plan shows an 8‐ft bituminous trail in place of the sidewalk. If the trail replacement is approved by the city, the trail should be in addition to the required sidewalk. 14. Trail Requirements. The Open Space PUD ordinance requires a tra il system to be established equal in length to the sum of the centerline length of all public roads within the development. The Sketch plan provides this trail as required; however, it is being proposed instead of the required sidewalk. 15. A southbound right turn lane will be required at the intersection with 50th Street with the street width and right‐of‐way width expanded accordingly. 16. Ten (10) foot utility easements are required on either side of all public right‐of‐way. The 10‐ft. easement corridor must be preserved for the installation of small/dry utilities and remain free from all encroachments, and graded to a maximum 4% grade per city detail 805. 17. Driveways. No driveways were shown as part of the Sketch Plan. All driveways must be installed in accordance with all city ordinances, including minimum distance from intersections, driveway angles installed at 90‐degrees as they cross public right‐of‐way, and distance between driveways. Revisions to the lot layouts may be necessary for driveway compliance. STORMWATER MANAGEMENT/GRADING 1. The proposed development is subject to a Stormwater Management Plan (SWMP) meeting State, Valley Branch Watershed District (VBWD) and city rules. A VBWD permit is required. Storm water facilities proposed as part of the development to meet State and watershed permitting requirements must be constructed in accordance with the City Engineering Design Standards Manual dated January 2022. 2. The general drainage system should mimic the natural topography of the site in order to ensure a drainage system that provides positive storm water drainage across the development. Overland emergency overflows or outlets will be required as part of the site plan. 3. Storm water pond facilities should be combined together to the greatest extent possible to ensure adequate hydrology for efficient storm water treatment operations. 4. The SWMP will be required to verify that rate control and volume control requirements are met for all points of discharge from the site. The existing and proposed drainage exhibits must clearly show and label all points of discharge from the site (using arrows), including any required public improvements and turn lanes. The SWMP rate control tables must reference each discharge location independently and combined. 5. All storm water basins must be placed in Outlots dedicated to the city. The Outlot must fully incorporate the 100‐year HWL, 10‐foot maintenance bench and all maintenance access roads. Maintenance access roads meeting city standards must be provided for all storm water facilities and structures. All adjacent lot corners must be +.2 ft above the 100‐year HWL to meet construction tolerance and maintain HWL on each Outlot. Storm water ponding, including the 100‐year HWL, may not encroach adjacent roadway right‐of‐ way, or adjacent sanitary sewer or watermain utility easement corridors. 6. Permanent Conservation Easements are proposed. It is recommended that open space Outlots dedicated to the city for the purpose of operating and maintaining public infrastructure systems and stormwater management are NOT placed into open space conservation easements. 7. The plans must include the 100‐year HWL for all existing water bodies and wetlands, and must demonstrate that the 100‐year HWL does not encroach onto any proposed Lot. All wetlands and wetland buffers must be protected by easement, or be placed on Outlots to be HOA owned. Wetlands and wetland buffers may not encroach individual lots. Wetland buffers have not been shown on the Sketch Plans as required. 8. FEMA floodplain boundary. The Sketch Plan narrative indicates that a FEMA floodplain boundary map revision will be proposed. Until the FEMA floodplain map revisions is officially approved, the existing 100‐ year HWLs must be shown on all plan submittals.