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Highpointe Crossing - 2298 Inwood Ave N – Lake Elmo – Preliminary Plat Narrative <br />February 26, 2026 <br />Page 7 <br /> <br />7 <br /> <br /> <br />J - Development Plan Details – Grading, Utilities, and Streets <br /> <br />1. Site Grading <br />Site grading will consist of grading the proposed stormwater ponds and roadway first, a few of <br />the proposed house pads will be graded to get the site to balance on-site. The on-site cut is +/- <br />41,500 cy. The proposed graded area is +/- 21 acres. With the construction of 17 or 18 new <br />homes we are estimating +/- 29 acres of disturbance. (29/78.24 = 37% of the site) <br /> <br />2. Watermain <br />Plans include a watermain connection from Inwood to Imperial. Our plans also include a <br />pressure reducing value at the connection by Lake Elmo Heights. As discussed with the City <br />Council we are specifying the pipe material as PVC and final specifications will be provided with <br />the final construction plans. <br /> <br />3. Storm Water Treatment <br />We have completed a storm water management plan and will be working with Valley Branch <br />Watershed District (VBWD) on their review. Our plan addressed a number of comments raised <br />by the City as well as VBWD. As the code requires, we are treating water in every location <br />where the water leaves our site currently and we are utilizing those existing drainageways. <br />According to our soils report from Braun Intertec the soils on site are not conducive to <br />infiltration basins therefore we are only showing filtration basins and have followed the <br />appropriate treatment guide per the VBWD rules. We have used the City and County data to <br />locate and show adjacent off-site septic drain fields and have located them generally on the <br />plans. <br /> <br />4. Roadway <br /> <br />a. City Roadways (Imperial) - We are using the City standard 804 for rural roadways. That <br />will include 2’ concrete ribbon curb and 24’ of asphalt for a 28’ wide road in a 70’ ROW. <br />The 70’ ROW will encompass the entire ditch section. We can adjust the ROW if the City <br />would like the ROW to end at the ditch bottom if desired. <br /> <br />b. County Roadway (Inwood) - County sent City a letter with their comments on the <br />concept plan. They would like full turn lanes installed. They are ok leaving the existing <br />farmstead driveway. We are complying with their requests. <br /> <br />c. Traffic – A new traffic generation report was not completed for this development. <br />However, we have included the generation study done for the previously approved 65 <br />lot preliminary plat. Logic would tell you that since we reduced the number of units by