#19 - At Home Apartments Final Plat and PUD

Home Browse Search

PAGE 2 of 3 7. Site Access. Access to the proposed subdivision is shown from a new public street, 39th Street Court, connecting to Wildflower Drive and extending both west and east from Wildflower Drive. The new streets are proposed as a 350‐ft long cul‐de‐sac to the west and a 550‐ft long cul‐de‐sac to the east. The proposed access is acceptable from an access management and sight line perspective. Revisions to the new intersection at Wildflower Drive will be required to relocate existing storm sewer catch basins so that they are located outside of the new intersection. 8. Secondary access is not required and dead‐end cul‐de‐sac streets have been accepted by the City as part of the Preliminary Plat approval. 9. Each street is shown to be 28‐ft. wide within a 60‐ft right‐of‐way. A typical section was submitted that shows the proposed street and right‐of‐way widths meeting these requirements. 10. Sidewalks are shown along both sides of the street as required in multi‐family subdivisions. A sidewalk connection to the trail along 39th Street is also shown as required to enhance pedestrian connectivity. 11. A new 6‐ft. wide concrete sidewalk is shown along the east side on Wildflower Drive, along the full extents of the development parcel and connecting to the existing sidewalk at Sunflower Lane as required. 12. Driveways. Final Plat approval must be contingent upon all driveways being 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. 13. It is recommended that the Final Plat approval include a condition to require a design/construction quality control plan for all driveways that incorporates staking and City inspections prior to driveway construction to avoid unacceptable design changes at the building permit phase or field changes by contractors. 14. Building and garage setbacks are shown at 25 feet from the right‐of‐way as required. The minimum 25 feet setback must be maintained for all plan revisions to avoid vehicle overhang into the sidewalk path. 15. The subdivision improvements are subject to a storm water management plan (SWMP) meeting State, Valley Branch Watershed District (VBWD) and city rules. 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. 16. Public watermain and sanitary sewer are available to serve the subdivision with existing utilities located in the right‐of‐way of 39th Street North. The developer will be responsible for all costs to extend utilities within and throughout the subdivision to fully serve each proposed lot. Hydrant locations and system valves must be placed as directed by the Lake Elmo Public Works and Fire Departments. All internal site hydrants, and watermains feeding any hydrant, will remain City owned and operated. No utility pipe oversize costs apply for this Subdivision. 17. Phasing Plan. A condition of Final Plat approval must include the requirement for all utilities, stormwater management, street and sidewalk improvements including curb and gutter and the first lift of asphalt, sidewalks, and any off‐site public improvements to be constructed and accepted by the City prior to issuance of any building permits, including model homes. The development sequencing will be important due to a single site access along each street combined with small, tight construction sites. 18. No construction parking and staging will be allowed along 39th Street or Wildflower Drive. 19. All off‐site permanent and temporary easements, if necessary to construct the proposed subdivision improvements, must be acquired and provided to the City prior to the approval of the Final Construction Plans. Each easement, if needed, must be provided in the City standard form of easement agreement. FINAL CONSTRUCTION PLANS & SPECIFICATIONS  Final Construction Plans and Specifications must be prepared in accordance with the City Engineering Design Standards Manual dated January 2022, using City standard details, plan notes and specifications and meeting City Engineering Design Guidelines, unless approved otherwise by the City Engineer.  Final Construction Plans and Specifications must be revised in accordance with the Construction Plan engineering review memorandum dated April 22, 2024, and all subsequent engineering plan reviews.  Final Plat approval must be contingent upon the applicant completing off‐site turn lane improvements along Wildflower Drive. Improvements are be completed meeting City design standards.