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<br />PUBLIC WORKS <br />Wayne Sandberg, P.E., Director, County Engineer <br />Frank D. Ticknor, P.E., Deputy Director <br />September 15, 2023 <br />Paul Robinson <br />Development Director <br />Rachael Development <br />4180 Napier Court NE <br />St. Michael, MN 55376 <br /> <br />Comments on 2298 Inwood Sketch Plan <br />Dear Paul, <br />Thank you for the opportunity to review and comment on the sketch plan for the site located at 2298 <br />Inwood located along CSAH 13. We are grateful for Rachael Development reaching out to the County to <br />receive initial feedback on the site plan before moving forward on the project. Our development review <br />team has reviewed the sketch plan proposal and offers the following comments. <br />CSAH 13 at this location is currently classified as an “A-Minor Expander” roadway. The Washington <br />County 2040 Comprehensive Plan contains access criteria for county roads related to spacing, sight lines, <br />and availability of local road connections. CSAH 13 requires preserving 150 feet of right-of-way for this <br />portion of CSAH 13. The site plan will need to indicate a dedication of 75 feet of right-of-way along the <br />parcel to meet the needs identified in the Comprehensive Plan. <br />Washington County access spacing guidelines for minor arterial roads is ¼ of a mile. The development <br />proposes accessing CSAH 13 just south of Lake Elmo’s booster station. The existing intersections located <br />at 21st and 26th Streets are approximately 2400 feet apart. The ideal spacing for the site access would be <br />for it to be located at approximately the center of this parcel. Deviation from normal access spacing can <br />sometimes be considered in favor of other access management goals, such as removal of other access <br />and/or locations with improved sight distance. In this instance, access near the north end of the parcel <br />might be considered in pairing with the removal of 26th Street (conversion to cul-de-sac) and the city <br />utility driveway from CSAH 13, along with removal of any inplace driveways or field access points along <br />the parcel. <br />Access permits will be needed to construct new street connections within the county right-of-way. Based <br />on number of units, the development will be required to construct turn lanes and connect to adjacent <br />developments wherever stubs are provided as a condition of county road access, which in this case <br />would be Imperial Ave. We appreciate the foresight in connecting this development to Imperial Avenue <br />North. The plans should identify trail connections within the site and along CSAH 13. <br />Washington County's policy is to assist local governments in promoting compatibility between land use <br />and highways. Residential uses located adjacent to highways often result in complaints about traffic <br />noise. Traffic noise from this highway could exceed noise standards established by the Minnesota <br />Pollution Control Agency (MPCA), the U.S. Department of Housing and Urban Development, and the U.S.