Laserfiche WebLink
Granvia Preserve – Preliminary Plat/PUD Development Narrative 4 <br />Lot Design <br />Per Section 105.12.1050(b) of the Open Space Planned Unit Development code, the applicant is required to provide an <br />analysis of how they reviewed and designed their site with regard to the seven design criteria sections that the City of <br />Lake Elmo has specified. Listed below are the design criteria specified by the City of Lake Elmo, with a brief analysis of <br />how these criteria were reviewed and how they affected the design process of the site. <br />1. Soils analysis conducted. Soil analysis was conducted as the initial step in the site design process. This involved <br />collaborating with a geotechnical engineer and a septic designer to conduct soil borings and assess available <br />locations for a septic system on the site. Following coordination with the septic designer, it was determined that <br />only one area on the site was suitable for a septic system. Due to the lack of suitable septic sites and the <br />absence of city sewer service in the area, the only viable development solution is a communal septic system. <br />Additionally, results from the geotechnical engineer highlighted specific areas on the site that were feasible for <br />infiltration, aligning with discussions with the Valley Branch Watershed regarding water abstraction through <br />infiltration. Basin locations were therefore designated with this consideration in mind. <br /> <br />2. Septic design identification. Given the lack of existing sanitary infrastructure and the presence of only one <br />feasible location for a communal septic system, the design process was centered on this solution. <br /> <br />3. Identification of required buffers. The current site layout shows a 100-foot no-build buffer around the entire <br />parcel’s perimeter and provides at least 200-feet of buffer from any existing residential dwellings. The 100-foot <br />buffer will be provided as a series of outlots. <br /> <br />4. Identification of preferred building pad locations. The subject site has a number of challenges from a design <br />perspective; specifically, roadway locations, large wetlands, specified area for the communal septic system, and <br />a large gas pipeline easement. Despite these challenges, the proposed development retains much of the natural <br />characteristics of the site and provides homesites that take advantage of the natural features. <br /> <br />5. Placement of streets. The roadways within the development were designed to provide a connection between <br />50th Street North and Linden Avenue North. The alignment ensures that the roadway crosses the Northern <br />Natural Gas pipelines at a perpendicular angle, consistent with the recommendations of the utility provider. In <br />addition, the roadway network was thoughtfully designed to navigate around existing wetlands on the site while <br />preserving them as natural features and providing scenic views that enhance the overall character and appeal of <br />the development. <br /> <br />The roadway was designed to minimize export from the site by equalizing its cut and fill throughout the site. It <br />was also designed to have a significant amount of curvature, since curvature typically promotes slower driving <br />speeds, thus increasing the roadway safety. A stub roadway was provided as part of the design to promote <br />future expansion to the west. <br /> <br />6. Lot creation. All lots were created in strict compliance with the open space development regulations. Again, site <br />conditions created development challenges. Utilizing the open space development category allowed the lots to <br />be clustered in the best parts of the site for building and taking advantage of the site features (views, <br />connectivity, etc.).