Laserfiche WebLink
Page: 2 <br /> <br /> <br /> <br />5. Turn lanes will be required along 10th Street North and Lake Elmo Avenue as part of the subdivision <br />improvements. The turn lanes are not shown on the concept plans and will need to be included as <br />part of any future development application. <br />6. The construction of 5th Street North will be required as part of the subdivision improvements. 5th <br />Street North is an east-west collector roadway identified in the Lake Elmo Comprehensive <br />Transportation Plan to be needed to support growth and development between the area of Keats <br />Avenue and Lake Elmo Avenue and south of 10th Street. <br />7. A feasibility study and detailed preliminary design for the 5th Street collector roadway alignment <br />is required to determined the roadway location and acquisition of property prior to allowing any <br />property to develop and potentially limit or prohibit the construction of this critical roadway. <br />8. The Concept Plan shows a secondary north-south collector roadway along the east side of the <br />subdivision, connecting 5th Street to 10th Street. A feasibility study is also recommended to <br />evaluate the need for secondary collector roadways and alignments that may be needed to serve <br />the fully developed region. <br />9. The Phasing for the subdivision will require a primary and secondary access to be in place once the <br />build out reaches 30 homes. <br />10. Residential Streets. <br /> The Concept Plan shows 60 feet wide rights-of-way for residential streets which allows for <br />28 feet wide streets. In higher density areas, 32 ft wide streets within 66 ft R/W are <br />required per current City standards. <br /> Street geometric revisions will be required to meet current City design standards, in <br />particular, at intersections. <br /> Streets will be required to terminate as temporary cul-de-sacs meeting City design <br />standards when terminating at the edge of the subdivision. <br /> The southeast area creates a residential street extending approximately 2,400 feet from <br />Lake Elmo Avenue with no intermediate outlet. The street will be fronted by 69 residential <br />driveways. This street will require traffic calming measures as part of the project design to <br />mitigate speeding. <br />11. Pedestrian Facilities/Connectivity. Trails and sidewalks should be incorporated into any future <br />Concept Plans for City/County review and input. <br /> <br />STORMWATER MANAGEMENT <br />1. The development will be subject to a storm water management plan meeting State, Watershed <br />and City rules. The site is located in the Valley Branch Watershed District (VBWD). Storm water <br />facilities proposed as part of the development to meet State and watershed permitting <br />requirements must be constructed in accordance with the City Engineering Design Standards. <br />2. The Concept Plan shows areas reserved for stormwater basins that appear to be located on <br />proposed Outlots as required. <br />3. The stormwater management provisions must also be incorporated to address mitigation <br />requirements for all off-site improvements, including the construction of the new impervious <br />surfaces for 5th Street (east-west collector street). This may also include wetland and floodplain <br />impact mitigation. <br />4. A feasibility study and preliminary design for the 5th Street collector roadway alignment is <br />recommended to determine wetland/floodplain impacts and mitigation requirements. <br />5. It is unclear if the Concept Plan has incorporated the Kraemer Lake Floodplain determination <br />elevation. Any preliminary plan submittal will be required to fully detail the VBWD approved <br />floodplain. <br />6. The Concept Plan must be revised to remove all residential properties from the designated <br />floodplains and 100-year HWL areas.