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Traffic. Inwood Avenue is a collector street and designed to carry large traffic volumes. Washington County has <br />noted turn lanes will be required as part of this development. A Traffic Impact Report was prepared for the <br />previously approved 65-lot preliminary plat. The Developer has not submitted a new Traffic Impact Report at this <br />time although any impacts would be less than any anticipated for the previous plan. <br />Parks. §103.00.150 Park Land Dedication Requirements. The City Code requires that the project provide a <br />minimum of at least 5% of the land for parks, or a cash in lieu fee using the estimated fair market value of the <br />property. The City’s Parks Commission reviewed the concept plan for this development on February 18th 2026, <br />and provided a recommendation for cash in lieu given the close proximity to Lake Elmo Park Reserve. <br />Stormwater. The Developer has supplied plans showing 3 new City Owned stormwater ponds and two filtration <br />basins. The proposed ponds treat stormwater where water typically leaves the site, and utilizes existing <br />drainageways. Revised plans and details on the stormwater system will be required in future submittals to the <br />satisfaction of the City Engineer consistent with their memo. <br />REVIEW COMMENTS: <br />Conditions of approval for addressing agency review memos has been added to the recommendations. <br />Fire Chief Review. The City’s Fire Chief provided a comment memo dated 3/24/2026 which includes comments <br />on emergency access, signage, hydrants, addressing, and street naming. <br />Valley Branch Watershed District. This property is located within Valley Branch Watershed District. The Applicant <br />will be required to follow watershed rules and permitting requirements. A permit from VBWD will be required <br />before any work can begin on site. A permit was received by VBWD on March 17, 2026 and review is ongoing. <br />Engineering Review. This project has been reviewed by the City Engineer for conformance with the City’s <br />Engineering Design Standards Manual. Detailed comments relating to the review are included in the Engineer’s <br />memo dated 3/24/2026. The City Engineer is recommending that if approved, the development fully address all <br />City Engineering comments. Key comments are summarized below: <br />• Revisions are required to the Preliminary Plat, Grading, Streets, Utilities, Storm Sewer, Water, and <br />Individual Subsurface Sewage Treatment plans in order to bring them into compliance with City <br />Standards. <br /> <br />Landscape Architect Memo. The City’s Landscape Architect has provided a memo dated 3/31/26 reviewing the <br />tree preservation and landscape plans submitted by the applicant. The plans set must be revised and/or modified <br />to meet City Standards. Notably, a black cherry tree in contention for the state record may be present on site, this <br />tree is currently impacted by grading and stormwater improvements. Several key comments are summarized <br />below: <br />• Revisions are required to the Tree Preservation Plan to account for proposed removals, to accurately <br />classify trees, and to recalculate replacement requirements. <br />• Revisions are required to the Landscape Plan to meet City Code requirements related to ground cover, <br />species composition, and total number of trees required.