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HomeMy WebLinkAboutPages from PZ Agenda Packet; 7-28-14 part 2N N N 120 DEG.120 DEG.120 DEG.NOTES:1) CONTRACTOR SHALL LOCATE WITH PIN THE ROOT FLARE OF EACH TREE PRIOR TO DIGGINGTHE PLANTING PIT. (THE FLARE IS THE TRANSITION ZONE BETWEEN THE MAIN STEM AND THEROOT SYSTEM.)2) REMOVE SOIL FROM TOP OF ROOTBALL TO EXPOSE TOP OF FLARE. TREES WITH MORE THAN2" OF EXCESS SOIL ABOVE THE FLARE WILL BE REJECTED. MEASURE DISTANCE BETWEEN FLAREAND BOTTOM OF ROOTBALL. SUBTRACT 10% TO DETERMINE DEPTH OF PLANTING PIT.3) DIG PIT TO DEPTH DETERMINED ABOVE. PIT SHALL BE DISHED WITH SIDEWALLS AS SHOWNBELOW. SCARIFY WALLS AND BOTTOM OF PIT.4.) SET TREE IN PIT SO THAT FLARE IS ONE TO TWO INCHES ABOVE SURROUNDING GRADE.5) IN ALL AREAS WITH HEAVY CLAY OR POORLY DRAINED SOILS (MOTTLING), CONTACT THELANDSCAPE ARCHITECT. TREE MAY BE RELOCATED OR ROOTBALL FURTHER ELEVATED.STAKING DIAGRAMGENERAL NOTES: ” BOULDER PONDS Alternate Site Plans 7/18/14 The housing market is ever changing and being able to react to these changes is important in delivering what consumers desire. In order to be flexible as market conditions dictate, we are requesting approval of 3 alternative site plans at the time of PUD/Preliminary Plat for Boulder Ponds. Generally, the alternatives allow for an empty nester-type product in place of the traditional single family homes. The alternate plans include three options; this request is to allow flexibility to implement one or all three as market conditions dictate. The Preliminary Plat proposes a total of 98 detached lots. The three options increase the lot count by 9 to a total of 107 lots. Below is a summary of each option: EXHIBIT A EXHIBIT B EXHBIT C Original lot count (as shown on Preliminary Plat) 18 26 10 Proposed lot count (as shown on Alt Plans) 20 31 12 Difference in lot count +2 +5 +2 Min. Setbacks (as shown on Preliminary Plat) Front: 20’ house/25’ garage Side: 5’ min/10’ avg Front: 20’ house/25’ garage Side: 5’ min/10’ avg Front: 20’ house/25’ garage Side: 5’ min/10’ avg Min. Setbacks (as shown on Alt Plans) Front: 20’/25’ front facing garage Side: 5’ Rear: 10’ to covered porch Front: 20’/25’ front facing garage Side: 5’ Rear: 10’ to covered porch Front: 20’/25’ front facing garage Side: 5’ Rear: 10’ to covered porch The goal in designing the alternative site plans was to create options that could introduce a different product type while preserving the spirit of the neighborhood, which includes curvilinear streets, meandering walks and varied setbacks. In response, narrower lots are proposed within the same street layout. The product is a single level detached home with association maintained grounds that is geared toward empty nesters. In keeping with the intent of the original proposed design, home placement on the lot is important to maximize view corridors. This is accomplished by angling the lots and varying the setbacks. Staggering the lots along with strategic window and interior room placement maximizes the view sheds from inside the home. Instead of looking in your neighbor’s home, views of the ponds and open space are achieved. Additionally, the lot layout allows most homes to have a side-loaded garage, which downplays this typically prominent feature of the home. Now, the entry becomes the focal point of the front elevation. This staggered, angled approach avoids the traditional row appearance to the streetscape making it more visually interesting. This is also evident along 5th Street, where the best side of the home is showcased. In summary, it is important to maintain product flexibility to meet the demands of changing demographics while upholding the intent of the underlying design concepts. This is what will make Boulder Ponds a success.   PAGE 1 of 6  MEMORANDUM         Date: July 24, 2014      To: Nick Johnson, City Planner  Re: Bolder Ponds  Cc: Kyle Klatt, Planning Director  Preliminary Plat Review         From: Jack Griffin, P.E., City Engineer        An engineering review has been completed for the Bolder Ponds development. A Preliminary Plan submittal was  received consisting of the following documentation prepared by Evolution Engineering and Design or as noted:     Preliminary Site and Construction Plans dated June 2, 2014.   Project Manual for Grading, Roadway and Utility Improvements dated June 2, 2014.   Preliminary Plat dated June 2, 2014 prepared by E.G.Rud and Sons, Inc.   Hydrology Report, no date.   Wetland Delineation Report dated May 29, 2014 prepared by SEH, Inc.   Turning Templates dated May 30, 2014 prepared by SEH, Inc.   Xcel Energy Transmission Easement Agreement dated July 21, 2014.      STATUS/FINDINGS: Engineering review comments have been limited for the purpose of Preliminary Plat issues.  Additional Final Construction Plan review and comments will be provided once Preliminary Plat approval is  granted for the development. Engineering review comments are as outlined below.       WATERMAIN AND SANITARY SEWER PLANS     Sanitary sewer and watermain stubs to adjacent property and pipe oversizing will continue to be reviewed  by City staff as the development progresses forward and oversizing routes may need to be changed as part  of the final construction plans. Sewer and watermain oversizing is paid by the City as a reimbursement  addressed within the development agreement.   Sewer oversizing may be required from Hudson Boulevard to the Azur property or an 8‐inch sewer  may need to be stubbed north on 5th Street to the Azur property.   The 12‐inch watermain oversize is appropriate as shown on the proposed plans. Additional  oversizing may need to be extended to the site of Well No. 3, pending further staff review.   The 12‐inch watermain stub location at Outlot Q must be coordinated with Lennar to verify that  the stub is placed in the appropriate location.    Sewer and water stubs may be needed to the north edge of the Lampert Lumber and or Cranky Ape  properties.   Sewer and water stubs may be needed from 5th Street to Outlot N for service to the property south  of Bremer Financial Services.  FOCUS ENGINEERING, inc.  Cara Geheren, P.E.  651.300.4261 Jack Griffin, P.E.               651.300.4264  Ryan Stempski, P.E. 651.300.4267  Chad Isakson, P.E. 651.300.4285    PAGE 2 of 6    Sanitary sewer and watermain stubs have been proposed along Cobblestone Plaza to serve future  commercial developments at Outlots K, J and M. The size and location of these stubs require further review  with the applicant.   Detailed Sanitary Sewer and Watermain construction plans were submitted as part of the Preliminary Plat  application. A detailed construction plan review will be completed upon Preliminary Plat approval.  However, comments below have been provided for the applicant’s use and information:   Hydrant and system valve placement will be made per City standards and as laid out by City staff.  Applicant shall submit an overall watermain and sanitary sewer plan for staff redlines.   Utility alignments will be necessary to better maintain the sewer and water within the street  section, in particular in areas where the street meanders or divides. Sanitary sewer MH’s must be  moved to centerline or center of drive lanes (i.e. MH 10, MH 23 and MH 36).   Utility alignments will be necessary to eliminate or minimize the use of watermain insulation.  Watermain insulation will only be allowed when alignment alternatives are not available.  Watermain shall be placed to maintain appropriate storm sewer pipe separation.   Sanitary sewer along Boulder Ponds Parkway may terminate after the service stub to Lot 11, Block  4, eliminating roughly 60 feet of sewer pipe.   Sanitary sewer along Pebblestone Place may terminate after the service stub to Lot 8, Block 4,  eliminating roughly 70 feet of sewer pipe.   Sewer and water service stubs should be revised to eliminate bends and shall be perpendicular to  the street whenever feasible.   Stationing must be added to all profiles.   Profile elevation labels must be corrected for accuracy.   The existing watermain must be shown in plan and profile along Hudson Boulevard.   Correct Existing Ground and Proposed Grade call‐outs on Sheet 9, Pebblestone Ridge Cove – 12”  Watermain Loop Profile.   Add hydrant at 12” plug on 5th Street (at approximate STA 21+90) for flushing purposes.   Add vertical bends to accommodate severe grade changes at the Pebblestone Place watermain  loop.      GRADING, STORM WATER MANGEMENT AND EROSION CONTROL AND STORM SEWER SYSTEM     Preliminary Plat approval should be contingent upon additional plan revisions needed to provide a grading  plan, storm water management plan and storm sewer system that complies with the requirements of the  City of Lake Elmo Engineering Design Standards Manual.    Grading plans must be resubmitted to include existing and proposed contours for a distance of 150 feet  from all edges of the proposed Plat. Staff review can continue upon receipt.   Relocate Outlot L retaining wall to Outlot M. This should be owned privately, not by the City.   Outlot M retaining wall requires greater separation from the proposed storm sewer pipe.   Permission to grade and install storm sewer pipe is required from the adjacent Eagle Point Town Office Park  for infrastructure behind Lots 9 and 10, Block 1, First Addition and potentially for the storm sewer run from  this location to Hudson Blvd.   There are three new proposed storm water discharge points to Hudson Boulevard:   Two new discharges to the south side of Hudson Blvd requires MnDOT permission. This permission  is required before plan approval can be provided and any grading work can begin.   One discharge point is along the north side of Hudson Blvd. owned by the City. Additional detail is  needed before the City can determine acceptance of this new storm water discharge.   Lot 1, Block 1, Second Addition does not conform to City requirements for flood protection from Infiltration  Basin 3C. The grading for this lot and adjacent Outlot must be revised accordingly.   Storm sewer pipe alignments must be revised to better maintain the storm sewer within the street  footprint. Areas include:   Bolder Ponds Parkway, between Outlot F and 5th Street.    PAGE 3 of 6   Pebblestone Place, from Bolder Ponds Parkway to cul‐de‐sac.   Pebblestone Terrace, near the cul‐de‐sac.   Storm sewer must be a minimum of 15 feet from proposed retaining walls (near MH 1004).   Storm sewer catch basins should be relocated from corners per the City standard details.   All proposed pipe crossings must be perpendicular to street alignment (i.e. CB 516A and CB 515A).   Infiltration basin 2A Retaining Wall should be eliminated or relocated onto the adjacent private property.  It appears that the wall can be eliminated if the adjacent lot is not a walk out. It is not recommended that  the City take on ownership of this retaining wall.   The double retaining walls located in the Xcel Transmission easement area should be eliminated or  relocated onto the adjacent private property. It appears that the walls can be eliminated if the adjacent lots  are not walk out lots. It is not recommended that the City take on ownership of these retaining walls.   The HWL must be provided for Infiltration Basin 1B.   The storm sewer system or grading plans must be revised to provide the City standard minimum pipe cover  of 3.5 feet. Changes must be made as part of the final construction plans. Several structures or pipe runs  do not meet this minimum, but it appears these changes can be made without impact to the Plat.   Drain tile is required as part of the City standard street section at all localized low points in the street. Drain  tile considerations may impact the storm sewer design and depth requirements at low points.   Storm sewer castings must comply with City of Lake Elmo Design Standards (i.e. proposed beehive castings).   The watershed has indicated that additional testing is required to verify the assumed infiltration rates at  each basin. The City standard is to require multiple tests at each location and not allowing tests taken in  the vicinity. Plan revisions may be required if rates do not support the design assumptions.    The plan must be updated to indicate wetland buffers for staff review.        STREET, SIDEWALK AND TRAIL PLANS    5TH STREET NORTH:     5th Street seeks to become the backbone of future development along the I94 corridor, essentially  becoming the primary access in and out of the future neighborhoods. The street is required for the sole  purpose to provide mobility to support the growth and development within the corridor. The quality of the  street and its connections are critically important. The purpose of the proposed street standards are to 1)  improve the function, mobility and appearance of the street, 2) encourage pedestrian and bicycle use, and  3) reduce the potential for speeding.   The plan indicates a minimum 100 foot R/W as required.   The proposed  2‐lane collector Parkway street (5th Street) design and geometrics must meet all Municipal  State Aid design standards for urban streets (8820.9936) for ADT > 10,000; 40 mph design speed; and must  be consistent with the detailed Parkway cross section installed throughout the remaining corridor  segments.    The plans must include the City standard typical cross sections for 5th Street to ensure construction details  are followed accordingly, including turn lane configurations.   The proposed alignment is consistent with the State Aid design intent. However, the proposed plan  indicates impacts to adjacent properties. The applicant must coordinate the design of 5th Street with each  adjacent property and must show the proposed plan and profile for a distance of 150 feet beyond the Plat  for both Azur properties/Bremer and Lennar/Alan Dale. The matching profiles must be agreed to by all  impacted properties.   Access spacing to 5th Street meets the guidelines for the Cities Transportation Plan. A full access is proposed  at Boulder Ponds Parkway near the middle of the Plat and a partial access with Boulder Ponds Parkway at  the north end. Additional access to 5th Street is not recommended throughout the remaining corridor. It is  recommended that potential future access by Lampert Lumber and/or Cranky Ape properties be through  Boulder Ponds Parkway or a future street to the east, then to 5th Street.    PAGE 4 of 6   The signing and striping plan for 5th Street, Sheet SS1, must be updated to meet state aid standards and the  5th Street typical section detail for turn lanes. Signage and pavement markings for cross walks should meet  the City standard for cross walk markings.   It is recommended that the 5th Street trail and sidewalks maintain the consistent boulevard alignment and  layout per the City approved 5th Street typical section.   The trail and sidewalk intersection crossings should occur within the R/W at the corners (see  attached TKDA Traffic Engineering review memo). 5th Street does not have a stop condition and  therefore the safer pedestrian crossing locations are at the corners.   The sidewalk along the south of 5th Street should connect the median walk to the west boulevard  walk.   The second crosswalk should be provided along the east side of the 5th Street / Boulder Ponds  Parkway and the signing and striping plan updated accordingly.    Pavement marking crosswalks should also be added for east‐west crossings.   A second 5th Street pedestrian crossing should be considered near the north end of the Plat at the  Xcel Transmission easement area before 5th Street begins the next horizontal curve into Azur  properties.   Per the TKDA Traffic engineering review memo, the 5th Street and cross street medians must be adjusted  so that they do not extend into the intersection. Medians should terminate at the cross street curb line.  The proposed medians interfere with left turn movements and plowing operations.   Revise the 5th Street vertical sag curve to K=64 at STA 14+50. Minimum sag curve for 40 mph road is 64.   Corner curb radius must be 25 feet at 5th Street and must be shown on the plans.   Additional streetscape amenities are required along 5th Street consistent with the remaining corridor  segments and the City design standard for 5th Street.    A detailed review of these plans are completed by the City’s Landscape Architect.   The plans must be detailed and dimensioned to indicate the specific locations for all trees, light  poles, signs and utilities. This R/W corridor is very tight and specific spacing between amenities is  critical to a successful design. A 2‐foot clear zone must be maintained on each side of the trail and  sidewalk at all locations to meet state aid design standards.      HUDSON BOULEVARD TURN LANE:   Dedicated turn lanes are being provided along Hudson Boulevard to access the development at  Cobblestone Plaza. The signing and striping plan for Hudson Blvd, Sheet TL1, must be updated to meet the  current posted 50 mph design speed.    RESIDENTIAL STREETS   The applicant is proposing a roadway configuration that is generally acceptable and in accordance with City  standard requirements. Primary and secondary access appears adequate for the site.    The plan indicates that residential streets are being proposed to a 28 foot width from back of curb to back  of curb. Surmountable concrete curb and gutter are proposed in single family residential areas and B618  curb is proposed in commercial and multi‐family areas.    The plan indicates a minimum 60 foot R/W as required.   The residential streets propose several medians that spilt the traffic into 2‐one way drive lanes. It is  recommended that plans be revised such that each lane is a minimum of 20 feet from face of curb to face  of curb to meet minimum fire lane requirements.    The intersection of Pebblestone Terrace and Pebblestone Place create a very unique and unfamiliar  intersection.   Turning templates must be submitted to verify appropriate curb radius at all median curb corners  and curb radius lengthened when required (i.e T‐S and H‐I).   The sidewalk crossing(s) at this intersection must be reviewed and relocated to provide safe  crossing(s) with snow storage considerations. The proposed crossing at Outlot F is not  recommended.    PAGE 5 of 6   The intersection of Cobblestone Path should be moved south as far as possible to provide added separation  from the median at Outlot I. This becomes more important if a full access is contemplated in the future to  serve the Cranky Ape and Lampert Lumber properties.   Consideration should be given to shortening the Outlot I median.   The R/W along the east side of Boulder Ponds Parkway, across from Cobblestone Path, should be  extended further south at least 80 feet to facilitate a potential future road connection.     Corner curb radius must be indicated on the plans. For local streets a 20‐foot radius must be used.   Minimum K‐value for sag curves is 37. Revise sag curves along Pebblestone Place, Pebblestone Terrace, and  Pebblestone Ridge Cove. Grades between 1+00 and 3+50 along Pebblestone Terrace should be revised to  create a smoother transition and lesson the 5.45% grade, in particular since this road grade is a result of  the area being filled.     Minimum K‐value for crest curves is 19. Revise crest curve along Pebblestone Ridge Cove. Grades along this  road should be somewhat reduced, in particular since the area is being filled.   The Pebbelstone Ridge Cove Plan View on sheet 24 must be revised to plan scale to facilitate plan review.   Cul‐de‐sac geometry must be revised as follows:   The pavement width must be a minimum of 20 feet from face of curb to face of curb around cul‐ de‐sacs to accommodate emergency vehicle access.   With a 20 foot minimum pavement width, all cul‐de‐sacs must be signed as “No Parking Any Time”.   The proposed cul‐de‐sac medians show a tear drop design at the cul‐de‐sac entrance. The tear drop  must be revised to create a more rounded median to better facilitate snow plowing and emergency  access.    BOULEVARD LAYOUT ALONG RESIDENTIAL STREETS   Applicant is proposing a non‐standard boulevard layout which is not consistent with several City design  standards. It should be the applicant’s responsibility to submit proposed alternative design details as part  of the plan set that replaces the City standard design details that are not being met. This is required to detail  the proposed design both for City review and for construction purposes. Multiple details will be required  for the various boulevard layouts.   Construction plans must also be completely detailed for each varying condition because it cannot be left to  the various contractors to field locate all the different infrastructure components that must be closely  coordinated within the R/W corridor. Additional plan details must be submitted for staff review.   Meandering sidewalks and trails are proposed throughout the development. Sidewalks and trails outside  of the R/W create on‐going operation and maintenance difficulties. The following is strongly recommended  if the sidewalks are allowed to meander outside of the R/W:   Sidewalk and trail easements shall be in a form created by the City.   The easements shall extend from the R/W to the sidewalk/trail and extend an additional 10 feet  past the sidewalk/trail.   A plan must be submitted showing the sidewalk/trail setback from each garage front demonstrating  a minimum of 25 feet clearance to accommodate driveway parking without obstructing the  walkway.   Sidewalks along cul‐de‐sacs should extend around the end of the cul‐de‐sac as shown along  Pebblestone Terrace to keep the sidewalk available for snow removal. Sidewalks should not pass  across the cul‐de‐sac island. This area must be preserved for significant snow storage.   The plans must provide a detailed small utility corridor plan for City review and consideration which  addresses small utility installation when crossing/interfering with sidewalks.   On Sheet 28 the trail must be revised to maintain a maximum trail grade at 6%. Location to edge of Plat  must be coordinated with the Lennar development.      PROJECT MANUAL / SPECIFICATIONS AND STANDARD DETAILS      PAGE 6 of 6   A detailed Project Manual / Specifications were submitted as part of the Preliminary Plat application. A  detailed review will be completed upon Preliminary Plat approval. However, comments below have been  provided for the applicant’s use and information:   The governing specifications shall be the City Standard Specifications. These specifications,  currently placed in the back of the project manual in Section 8, shall be placed near the front of  the manual.   The general requirements shall state the following: “The City Standard Specifications shall apply to  the work performed under this contract. Any supplemental specifications are intended to  supplement the City Standard Specifications; however they do NOT supersede the City Standard  Specifications, Details, Design Standards, or ordinances unless specific written approval has been  provided by the City.”   Any additional specifications for the project shall be clearly identified as “Supplemental  Provisions” not "Special Provisions".    Geotechnical Report. The report must be resubmitted so that exhibits are legible. A plan must be submitted  showing the soil boring locations with respect to the proposed improvements. Once received, additional  borings may be requested to support the proposed design (i.e. along 5th Street or other local roadways, or  within infiltration basin locations).   Retaining Wall designs must be designed by a Professional Registered Engineer licensed in Minnesota. The  design engineer of record will be required to certify following construction that the walls were constructed  in accordance with the approved plans and specifications.   Standard Details:   Water Services to be extended to edge of utility easement, at least 10 feet beyond property line.  Applicant’s standard detail must be corrected.   Sign details to be per City standards. Add City standard sign details and plan notes.   Revise City detail 805 to detail the various boulevard layouts for City review.                     Memorandum To: Ryan Stempski Reference:Boulder Ponds Development Copies To: Traffic Review City of Lake Elmo From: Bryant Ficek Project No.:15545.000 Date: June 27, 2014 Routing: Geometric plans and cross sections for the proposed 5th Street corridor of the Boulder Ponds development were sent for our review on June 18. In addition to the plans, the City’s desired typical sections and design guidelines were provided. Per your request, this information was reviewed in terms of conformance to State Aid standards. The design of the medians at intersections and the locations of crosswalks were additional issues raised for our review. The provided information is attached to this memorandum for reference. The proposed development is located on the north side of I-94 and the Hudson Boulevard frontage road, between Inwood Avenue and Keats Avenue. As identified in the City’s Transportation Plan of the 2030 Comprehensive Plan, a future collector roadway is expected to be located about halfway between 10th Street N and Hudson Boulevard. This new road is expected to provide for east-west travel between Inwood Avenue and Keats Avenue and beyond. The projected daily volume for this new roadway is 5,000 vehicles. The proposed development’s 5th Street is anticipated to become part of that new collector roadway. State Aid Standards The MnDOT State Aid office provides design guidance in terms of lane widths and other roadway design details. Satisfaction of these guidelines means that a roadway is eligible to become a State Aid route, which then makes the road eligible for future maintenance and improvement funding. Based upon the information provided, the design of 5th Street meets the City’s desired standards, which also satisfy the State Aid standards. The provided right-of-way, lane widths, and median widths meet or exceed the State Aid minimums, assuming a posted speed limit of 40 mph or less. Horizontal and vertical curves also meet the minimum standards for a 40 mph roadway. Pavement sections were not provided to check against the State Aid standard of a 9-ton roadway. However, the City’s desired standards call for a 10-ton roadway. Assuming that 5th Street continues to match the City’s desired standards, this detail would also satisfy the State Aid standards. Memo Page 2 June 27, 2014 Boulder Ponds Development Traffic Review City of Lake Elmo   Pedestrian Movements The design shows a 10-foot trail on one side of 5th Street and a 6-foot sidewalk on the other. A wide boulevard separates the trail and sidewalk from the road except where right-turn lanes are introduced. Based on our review of the layout of the trail and sidewalk, our comments are: • The trail moves away from 5th Street at intersections, providing approximately 30 feet between the pedestrian crossing area and the vehicle stopping point. This is similar to pedestrian crossing treatments at roundabouts, allowing vehicles to focus on pedestrian movements first, followed by a focus on other vehicle movements. At stop controlled intersections, this approach is acceptable. Appropriate signing and striping should be used to notify drivers of the pedestrian crossing area. • Only one crossing of 5th Street is shown, on the west side of the Boulder Ponds Parkway intersection. Assuming that this intersection is under side-street stop control, with 5th Street traffic not stopping, the crossing should be located at the intersection rather than set back approximately 30 feet as shown. When traffic will not stop or slow at the intersection, setting the pedestrian crossing back in this manner does not offer benefits to the driver or the pedestrian. • Additional crossings of 5th Street should be considered, including mid-block crossings. Connections to and from development outlots not at intersections could also be considered. For instance, a sidewalk/trail connection linking outlot C to the trail on the north side of 5th Street with a mid-block crossing to the sidewalk on the south side of 5th Street may provide additional benefits for those residents. Proper signing and striping should be used for all crossings to improve safety. • At all crossings, the ramp to and from the roadway should be properly designed using the latest ADA standards. The provided plans do not uniformly identify pedestrian ramps at each crossing point, nor do they provide information regarding the pedestrian ramp design for those that are identified. • The south crossing of Boulder Ponds Parkway is not continuous across the intersection. Pedestrian routes should be reviewed to ensure that the routes are continuous and do not strand a pedestrian in a potentially dangerous situation, such as the middle of an intersection. Medians As mentioned, the raised median on 5th Street meets the City’s desired standards in addition to the minimum State Aid standards. At the intersections, the minimum 4-foot width (face-of-curb to face-of-curb) is sufficient for those standards. However, a minimum width of 6 feet is desired if the median is to be used as a pedestrian refuge at crossing locations. A minimum width of 6 feet is also better in terms of space for sign mounting. The minimum 6-foot width could be achieved by reducing the left-turn lane and through lane to 11-foot widths at the intersections. This change in lane width would still satisfy State Aid standards. Memo Page 3 June 27, 2014 Boulder Ponds Development Traffic Review City of Lake Elmo   Vehicle turning movements should be considered at the intersections in regard to the median design as well. As currently shown in the plans, the median on 5th Street extends too far into the intersection and would interfere with left turn and through movements from the side streets. If you have any questions or comments regarding the information presented in this memorandum, please contact me at 651.726.7944 or bryant.ficek@tkda.com.