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<br />Carlson Engineering, LLC Page 3 <br />Utilities. The proposed utilities are consistent with the engineering comments received <br />during Concept Plan Review and will be provided to each lot from Irene Ave. Water main <br />will connect to both an existing 8” stub off 5th Street N and the existing 12” water main <br />along 10th Street N creating a looped system. Sanitary sewer will be extended from the <br />existing 8” stub at the intersection of Irene Ave and 5th Street N. Stormwater will be <br />directed to the existing pond to the east, which was designed with the Inwood PUD to <br />accommodate the maximum allowable impervious with future development of this site. <br /> <br />Sidewalk / Trail. An 8’ bituminous trail is proposed along the east side of Irene Ave, from <br />the existing 5th Street trail to 9th Street N. This trail will also connect to an existing trail <br />within the Inwood residential area to provide access to this site from the adjacent <br />neighborhood. A 6’ concrete sidewalk is proposed along the west side of Irene Ave and <br />along the south side of 9th Street N. <br /> <br />Additionally, a separate trail is being proposed along Inwood Ave N and 10th Street N, <br />consistent with the 2040 Comprehensive Plan and which Washington County has also <br />expressed support for. Constructing this trail fully within the county right-of-way would <br />require relocating a significant amount of utility infrastructure, including multiple utility <br />poles, fire hydrants and electrical transformers. For this reason, the trail is proposed to be <br />located 1’ within the private lot areas along the west and north boundaries of the site. A 10’ <br />trail easement will be granted to the county after the Inwood Commercial final plat is <br />recorded. Because the trail easement will be located within the required drainage and <br />utility easements, those easements have been expanded to 20’ along Inwood Ave. and 30’ <br />along 10th Street N to accommodate the proposed trail and existing water main. <br /> <br />Phasing. This project is proposed to be graded and constructed in one phase. Future <br />development of the platted lots will be done separately from this project. <br /> <br />H) Neighborhood Concerns / Issues: <br />While public feedback has yet to be received, we expect comments to reflect the knowledge <br />that future commercial development has always been planned for this site. The adjacent <br />residential area is also part of the Inwood PUD and was designed with concept plans for <br />commercial development on this site. The existing stormwater pond within Outlot D and <br />additional open space within Outlot E provide a buffer between the planned uses. A 6-8’ <br />berm and significant tree plantings were installed with the previous residential <br />construction to provide additional screening, and a trail was built to provide access to <br />future commercial amenities. <br /> <br />I) Land Use Conflicts: <br />Being a planned part of the existing Inwood PUD, the proposed development of this site is <br />consistent with the City’s Future Land Use Plan. Commercial development is well suited to <br />the adjacent county roads and has been incorporated into the design of the adjacent <br />residential area. <br /> <br /> <br />