#16 - Highpointe Crossing Preliminary Plat and OP PUD

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PAGE 3 of 6  Additional design detail is required to support the proposed street connection at the existing Lake Elmo Heights cul‐de‐sac. As presented to design appears to raise the grades adjacent to an existing property and will require off‐site temporary construction easements. It is recommended that the design match into the existing conditions to minimize impacts to existing properties and to alter the transition of the street into the subdivision. A detailed vertical profile is needed to review the proposed street connection and drainage.  The temporary easement area must be shown on the preliminary plans. 10. The Preliminary Plans must be revised to include a dedicated right and left right turn lane along 24th Street North at the subdivision entrance at Inwood Avenue (CSAH 13). Additional right‐of‐way will be required to accommodate the turn lane. A typical section must be added to the Preliminary Plans to address the turn lane details and additional right‐of‐way. The Preliminary Plat must be revised to include the additional right‐ of‐way. 11. Sidewalks. City design standards require a six (6) foot sidewalk along all residential streets. The Preliminary Plans show a 6‐ft. concrete sidewalk along the south and west sides of the proposed streets as required, except that no sidewalk is shown along the short stub of the proposed cul‐de‐sac.  The Preliminary Plans should be revised to reflect a concrete sidewalk along the full extents of 24th Street, thereby eliminating the short segment of bituminous trail (400+/‐ feet) in lieu of sidewalk, and creating a consistent pedestrian facility.  Revise the typical section for 24th Street and Imperial Avenue to provide a consistent pedestrian path The transition from trail to sidewalk is not recommended as presented on the Preliminary Plans. 12. Trail Requirements. The Open Space PUD ordinance requires a trail system to be established equal in length to the sum of the centerline length of all public roads within the development. The Open Space PUD ordinance also requires all trails to be paved. The Preliminary Plans and Narrative propose an extensive grass trail system to be privately owned and maintained.  Should the unpaved trails be approved by the City, it is strongly recommended that the trails be paved in the vicinity of each street crossing, providing paved trails within the full extents of the right‐of‐way. 13. 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.  Landscape plan revisions are necessary to remove all tree and monument encroachments. 14. Driveways. No driveways were shown as part of the Preliminary Plans. 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. 15. Streetlights. A separate street light plan was submitted that remains inconsistent with the City design standards in regards to the standard fixture and pole. The City requires the fixtures and poles to be Xcel Energy fixture/poles, installed by the developer, and owned and maintained by Xcel Energy.  Street light fixtures shall by 4000 Lumen Type B Traditional Colonial LED (Black in Color)  Street light pole shall be 15 ft. Washington Fluted Aluminum pole (Black in Color).  The Preliminary Plans should be revised to include a street pavement marking, signing and lighting plan as required by the City design standards. The street light locations appear to be consistent with City requirements, including at the entrance at Inwood Avenue, at the intersection with Imperial Court, at the end of the cul‐de‐sac of Imperial Court, and at each trail crossing. 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. Preliminary Plat approval must be conditioned on revisions to the SWMP as follows:  The SWMP must be combined into a Report document with a Table of Contents, executive summary and all supporting calculations. The Report must be signed by a registered professional engineer.