Loading...
HomeMy WebLinkAboutItem 5 - AttachmentsPLANNING COMMISSION DATE: 4/13/15 AGENDA ITEM: 5A – BUSINESS ITEM CASE # 2015-13 ITEM: Hunter’s Crossing 2nd Addition Final Plat SUBMITTED BY: Kyle Klatt, Planning Director REVIEWED BY: Nick Johnson, City Planner Jack Griffin, City Engineer SUMMARY AND ACTION REQUESTED: The Planning Commission is being asked to consider a Final Plat request from The Ryland Group for the second (and final) phase of a planned 51 unit residential development to be called Hunter’s Crossing. The proposed subdivision is located within the original 23.10 acre parcel immediately east of Lake Elmo Avenue and approximately ¼ mile north of Interstate 94. The final plat includes 29 single-family lots located within the southern portion of the overall subdivision area. Staff is recommending approval of the request subject to compliance with the conditions listed in this report. GENERAL INFORMATION Applicant: The Ryland Group (Tracey Rust), 7599 Anagram Drive, Eden Prairie, MN Property Owners: The Ryland Group (Tracey Rust), 7599 Anagram Drive, Eden Prairie, MN Location: Part of Section 36 in Lake Elmo, north of I-94, east of Lake Elmo Avenue, and south of the Cimarron Golf Course property. North of 275 Lake Elmo Avenue North. PID Number 36.029.21.32.0033 Request: Application for final plat approval of a 29 unit residential subdivision to be named Hunter’s Crossing 2nd Addition. Existing Land Use and Zoning: Larger platted outlot within the Hunters Crossing preliminary plat are – undeveloped land. Current Zoning: LDR – Low Density Residential Surrounding Land Use and Zoning: North – Hunters Crossing (first phase), vacant land, and Cimarron Manufactured Home Park; East – Trans-City industrial building; West – The Forest residential subdivision; South – currently vacant/agricultural but future site of proposed Air Lake Development business park; also two existing home sites located adjacent to development along Lake Elmo Avenue Comprehensive Plan: Urban Low Density Residential (2.5 – 3.99 units per acre) History: Sketch Plan reviewed by Planning Commission on 9/23/13. The site has historically been used for a golf driving range and practice facility. The City approved a BUSINESS ITEM 5C 2 Conditional Use Permit for the driving range in 1990, and this permit, which is no longer valid, has been amended at least twice since this date. At some point in the past, the home in the extreme northwestern portion of the site (and outside the area to be platted) was split off from the larger parcel. The preliminary plat was approved by the City Council on July 1, 2014, and the final plat for the first phase of Hunters Crossing was approved on September 16, 2014. Deadline for Action: Application Complete – 3/9/15 60 Day Deadline – 5/9/15 Extension Letter Mailed – No 120 Day Deadline – 7/9/15 Applicable Regulations: Chapter 153 – Subdivision Regulations Article 10 – Urban Residential Districts (LDR) §150.270 Storm Water, Erosion, and Sediment Control REQUEST DETAILS The City of Lake Elmo has received a request from The Ryland Group for final plat approval of the second phase of the Hunter’s Crossing residential subdivision. The area to be platted represents a little over half of the lots that were approved with the preliminary plat, and will include 29 single- family lots. All outlots for storm water management facilities, trails, and other common features were previously approved as part of the initial final plat. The City approved the Hunter’s Crossing Preliminary Plat on July 1, 2014, and the final plat represents the southern portion of the overall area to be subdivided. The applicant has provided a detailed project narrative (attached) that provides summary of the request with information updated from the preliminary plat review where appropriate. Hunters Crossing 2nd Addition will be located south of the first subdivision phase, which is situated immediately adjacent to the planned 5th Street minor collector route. The second addition will complete the planned looped road through the development and tie back into the portion of Laverne Avenue North that eventually connects to 5th Street. There have been no changes to the arrangement or location of lots as depicted on the preliminary plat. When the applicant submitted the final plat for the first addition of Hunters Crossing, the associated construction plans did not include any portion of 5th Street that is planned along the northern boundary of the platted area. The developer asked to use an existing private access into the development for the first phase with the understanding that his temporary access road would be eliminated when the second phase was constructed. The second addition plans include the construction of 5th Street, which as proposed, would be split into two project phases so that the applicant could built the southern portion of the road at the same time as the Hunters Crossing 2nd Addition improvements. Lennar, which is planning to build townhouses on the property north of Hunters Crossing, cannot develop its land without the 5th Street improvements in place or under construction. The 5th Street project is unique because the right-of-way for 5th Street straddles the boundary between the Ryland property to the south and the land that Lennar will be developing for townhouses to the north. Both parties have stated that they would prefer to build 5th Street as one project and share the costs for this construction rather than building half of the road with each development. In order to keep the Hunters Crossing project moving forward, Staff has previously agreed to allow the split BUSINESS ITEM 5A 3 construction of 5th Street, but is strongly recommending that both parties reach agreement to build the entire road in one phase. In either case, the applicant will be providing public access to Hunters Crossing via 5th Street with this plat and will need to eliminate the private access road along Lake Elmo Avenue once 5th Street is open for traffic. Please note that the City’s preliminary plat approval authorized the use of this temporary access to serve up to 25 lots. Because the 2nd Addition will include the construction of 5th Street, this condition will be met with the City’s acceptance of all final plat improvements. Washington County does expect the temporary access to be eliminated once 5th Street is in place. Consistent with the approved preliminary plat, the final plat does not include either of the two exception parcels along Lake Elmo Avenue, both of which will be provided with potential future connections to the streets internal to Hunters Crossing. As depicted in the attached plans, the southwest exception parcel will have access to Langley Avenue North via Outlot A; access to the other exception parcel was platted as part of the first addition. In both cases, these parcels will still be allowed to access Lake Elmo Avenue until they are redeveloped at some point in the future (both are guided for Medium Density Residential development). The applicant has provided an updated landscape plan for both the first and second additions that addresses previous review comments from the City’s landscape architecture consultant. Staff is waiting for final approval of these plans from the consultant, which are expected to meet the developer’s requirements for landscaping within the overall project area. In terms of public park land dedication, the preliminary plat was approved without the dedication of land and the City and developer agreed to a cash payment in lieu of any land dedication (minus a credit for the construction of a public trail within the project area). The developer’s agreement for the first addition allowed the developer to divide the cash payments to the City between the two project phases. The grading plans for the first addition included the mass grading work for the portion of the site that is being platted as the second addition; therefore, the submitted construction plans do not duplicate and work that was previously approved by the City. The applicant has submitted detailed construction plans related to sanitary sewer, water main, storm sewer, landscaping, and other details that have been reviewed by City Staff. The City’s subdivision ordinance establishes the procedure for obtaining final subdivision approval, in which case a final plat may only be reviewed after the City takes action on a preliminary plat. As long as the final plat is consistent with the preliminary approval, it must be approved by the City. Please note that the City’s approval of the Hunters Crossing Preliminary Plat did include a series of conditions that must be met by the applicant, which are addressed in the “Review and Analysis” section below. There are no public hearing requirements for a final plat. The City’s zoning map for all of the area included in the preliminary plat for Hunters Crossing 2nd Addition has previously been updated to be consistent with the City’s Comprehensive Plan. All of the site is zone LDR – Urban Low Density Residential, and the proposed lots, setbacks, streets, and other plan elements have been found to be consistent with the LDR district requirements. Staff has reviewed the final plat and found that it is consistent with the preliminary plat that was approved by the City. Please note that the final plat now includes proposed street names as recommended by the Planning Department. The City Engineer has reviewed the construction plans plat, and these comments are attached to this report. Although there are some additional revisions to these plans that will need to be addressed by the applicant, all of these revisions can be made before the City releases the final plat for recording. BUSINESS ITEM 5A 4 REVIEW AND ANALYSIS The preliminary plat for Hunters Crossing was approved with several conditions, which are indicated below along with Staff’s comments on the status of each. The applicant has also provided overall narrative for the project with additional details concerning the work that will be performed within the 2nd Addition. Staff is recommending approval of the final plat with conditions intended to address the outstanding issues that will require additional review and/or documentation. In order to assist the Planning Commission with its review, Staff is also including a summary the critical issues that need to be resolved for the subdivision to move forward. Critical Issues Summary: 1) The developer has submitted construction plans for 5th Street that splits the project into two distinct phases (north and south). This would allow the project to move forward in case the two developers with parcels adjacent to 5th Street, Ryland and Lennar, cannot reach agreement to build the entire road as one project. Both parties have indicated that they intend to work together on this project, and Staff will continue to help facilitate a joint project as needed. 2) Washington County has previously submitted comments concerning the improvements necessary within the Lake Elmo Avenue right-of-way at 5th Street. These improvements will need to be incorporated into the final construction plans for 5th Street and the developer has consented to make any improvements as required by the County. 3) All other recommended conditions of approval relate to final details that must be addressed by the applicant and can be handled prior to release of the final plat for recording. Preliminary Plat Conditions – With Staff Update Comments (updated information in bold italics): 1) Within six months of preliminary plat approval, the applicant shall complete the following: a) the applicant shall provide adequate title evidence satisfactory to the City Attorney; and b) the applicant shall pay all fees associated with the preliminary plat. The above conditions shall be met prior to the City accepting an application for final plat and prior to the commencement of any grading activity on the site. Comments: a) title work has previously been submitted and reviewed by the City Attorney; b) the applicant has submitted an escrow payment related to the preliminary plat application that is being used to cover Staff and consultant expenses related to the City’s review. 2) The landscape plan and tree preservation plan shall be reviewed and approved by an independent forester or landscape architect in advance of the approval of a final plat and final construction plans. Comment: the applicant has submitted an updated landscape plan for both the first and second phases of Hunters Crossing that addresses previous comments from the City. The updated plans are being reviewed by the City’s landscape consultant and will need to be finalized before landscape work commences on the site. 3) The final landscape plan shall incorporate additional planting where feasible adjacent to the shared property lines with the parcels at 404 and 275 Lake Elmo Avenue North. Comments: The final landscape plan includes additional plantings along the southwestern property boundary. The number of plantings along the northwestern property boundary is similar to the BUSINESS ITEM 5A 5 preliminary plat; however, the location of the future access in this location (Outlot B) limits the developer’s ability to add substantially more plantings along this boundary. 4) The applicant shall be responsible for updating the final construction plans to include the construction of all improvements within the Lake Elmo Avenue (CSAH 17) right-of-way as required by Washington County and further described in the review letter received from the County dated June 17, 2014. The required improvements shall include, but not be limited to the construction of a northbound right turn lane and southbound center tum lane. Comments: The 5th Street Plans will need to be update to address all review comments from Washington County. The developer will need to secure a permit from the County to make the proposed connection to Lake Elmo Avenue from 5th Street. 5) The developer shall follow all of the rules and regulations spelled out in the Wetland Conservation Act, and shall acquire the needed permits from the Valley Branch Watershed District prior to the commencement of any grading or development activity on the site. Comments: The applicant has received a permit from the Valley Branch Watershed District (attached) for the grading work proposed in the final plans. Grading work has commenced under this permit. 6) The applicant shall enter into a maintenance agreement with the City that clarifies the individuals or entities responsible for any landscaping installed in areas outside of land dedicated as public park and open space on the final plat. Comments: The applicant has indicated that there will be a homeowner’s association created for this development; the declarations and HOA documents were recorded with the first addition final plat. A maintenance agreement and evidence that the HOA has been established should be retained as a condition of approval for the final plat. 7) The developer shall be required to pay a fee in lieu of park land dedication equivalent to the fair market value for the amount of land that is required to be dedicated for such purposes in the City's Subdivision Ordinance less the amount of land that is accepted for park purposes by the City. Any cash payment in lieu of land dedication shall be paid by the applicant prior to the release of the final plat for recording. Comments: The applicant will be required to pay the required fee in lieu of land dedication to recording the final plat. Because the project is being split into at least two final plats, the park fees will be pro-rated based on the percentage of lots being platted within the overall development. 8) Any land under which paved public trails are located will be accepted as park land provided the developer constructs said paved trails as part of the public improvements for the subdivision. Comments: Staff is recommending that this condition be merged with the above condition for the final plat. 9) The temporary access to Lake Elmo A venue must be eliminated when access to 5th Street is provided. The City will not issue building permits for more than 25 lots within Hunter's Crossing until such time that the temporary access is closed. Comments: With this condition in place, the developer will be able to build out all homes in the first addition and three additional homes in the second addition (or some other combination to reach 25 homes) before 5th Street is completed and accepted by the City. BUSINESS ITEM 5A 6 10) The applicant must enter into a separate grading agreement with the City prior to the commencement of any grading activity in advance of final plat and plan approval. The City Engineer shall review any grading plan that is submitted in advance of a final plat, and said plan shall document extent of any proposed grading on the site. Comments: Grading work on the site has been completed under the plans approved with the first addition. 11) All required modifications to the plans as requested by the City Engineer in a review letter dated May 23, 2014 shall be incorporated into the plans prior to consideration of a final plat. Comments: Revised plans have been submitted for review, and the attached comments from the City Engineer provide a response to the updated plans. All final revisions and modifications as requested by the City Engineer must be addressed by the applicant before the plat will be released for recording. The majority of the Engineer’s comments will require minor modifications to the plans and specifications and are not unusual at this detailed level of review. Please note that the City Engineer’s review included both the final plat and the related construction plans for 5th Street. The City Engineer did not have any final plat review comments. 12) The applicant is encouraged to preserve or re-use as many trees as possible that are currently located on the property and to incorporate these trees as part of the landscape plan for the subdivision. Comments: Given the tight confines of the project area and the need to meet City and watershed district storm water requirements, there are relatively few opportunities to incorporate existing trees into the development. The applicant has stated that they will preserve or re-use trees if possible. 13) The applicant shall provide written consent from the adjacent property owner to the north agreeing to the grading and storm sewer work depicted on this property. Comments: The applicant has stated that they will work with this property owner if any grading is necessary to construct the 5th Street improvements. Because Lennar Homes will be submitted a preliminary plat on this parcel later this spring, the required grading work and/or easements to facility grading on this site will be provided as part of a Lennar subdivision. 14) Water improvements must be available to serve the subdivision. Comments: Water service has been extended to the site as part of a public improvement project. Ryland has previously agreed to pay the Water Availability Charge for the entire development prior to recording the first phase final plat. 15) The applicant shall pay a Water Availability Charge consistent with the Lake Elmo Fee Schedule for the entire development prior to the release of the final plat for recording, regardless of project phasing. Comments: Please see note above. Staff is recommending that the conditions noted above that pertain to the final plat and that have not yet been addressed by the applicant should be adopted with the final plat. The City Engineer’s review letters identify several issues that need to be addressed by the developer in order for the City to deem the final plans complete; however, all of these concerns are related to the construction plans and will not have any bearing on the final plat. Staff is recommending that City Officials not sign the final plat mylars until the City’s construction plan review is finalized and all necessary easements are documented on the final plat. BUSINESS ITEM 5A 7 Based on the above Staff report and analysis, Staff is recommending approval of the final plat with several conditions intended to address the outstanding issues noted above and to further clarify the City’s expectations in order for the developer to proceed with the recording of the final plat. The recommended conditions are as follows: Recommended Conditions of Approval: 1) Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water management plans, and street and utility construction plans shall be reviewed and approved by the City Engineer prior to the recording of the Final Plat. All changes and modifications to the Hunters Crossing 2nd Addition and 5th Street Construction plans requested by the City Engineer in review letters dated 4/2/15 and 4/3/15 shall be incorporated into these documents before they are approved. 2) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a Developer’s Agreement acceptable to the City Attorney and approved by the City Council that delineates who is responsible for the design, construction, and payment of the required improvements with financial guarantees therefore. 3) All easements as requested by the City Engineer and Public Works Department shall be documented on the Final Plat prior to the execution of the final plat by City Officials. 4) A Common Interest Agreement concerning management of the common areas of Hunter’s Crossing and establishing a homeowner’s association shall be submitted in final form to the Community Development Director before a building permit may be issued for any structure within this subdivision. The applicant shall also enter into a maintenance agreement with the City that clarifies the individuals or entities responsible for any landscaping installed in areas outside of land dedicated as public park and open space on the final plat 5) The final landscape plan shall be subject to review and approval by the Community Development Director. 6) The final construction plans for 5th street shall include the construction of all improvements within the Lake Elmo Avenue (CSAH 17) right-of-way as required by Washington County and further described in the review letter received from the County dated September 2, 2014. 7) The developer is encouraged to incorporate elements from the Lake Elmo Theming Study into the final design of the community mailboxes within Hunter’s Crossing. 8) The developer shall pay a fee in lieu of park land dedication equivalent to the fair market value for the amount of land that is required to be dedicated for such purposes in the City's Subdivision Ordinance less the amount of land that is accepted for park purposes (or trails) by the City. Any cash payment in lieu of land dedication shall be pro-rated based on the percentage of the overall lots to be platted within the subdivision and shall be paid by the applicant prior to the release of the final plat for recording. 9) The applicant shall deed Outlot A, to the City upon recording of the final plat. BUSINESS ITEM 5A 8 DRAFT FINDINGS Staff is recommending that the Planning Commission consider the following findings with regards to the proposed Hunters Crossing 2nd Addition Final Plat: • That the Hunters Crossing 2nd Addition final plat is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. • That the Hunters Crossing 2nd Addition final plat complies with the City’s Urban Low Density Residential zoning districts. • That the Hunters Crossing 2nd Addition final plat complies with all other applicable zoning requirements, including the City’s landscaping, storm water, sediment and erosion control and other ordinances with the exceptions as noted in the above report. • That the Hunters Crossing 2nd Addition final plat complies with the City’s subdivision ordinance. • That the Hunters Crossing 2nd Addition final plat is consistent with the City’s engineering standards provided the plans are updated to address the City Engineer’s comments documented in a letters dated April 2 and April 3, 2015. RECCOMENDATION: Staff recommends that the Planning Commission recommend approval of the Final Plat for Hunters Crossing 2nd Addition with the 9 conditions of approval as listed in the Staff report. Suggested motion: “Move to recommend approval of the Hunters Crossing 2nd Addition Final Plat with the 9 conditions of approval as drafted by Staff” ATTACHMENTS: 1. Application Form 2. Application Narrative 3. City Engineer Review Letters – 4/2/15 and 4/3/15 4. Hunter’s Crossing Final Plat 5. Construction Plans: Utility and Street Construction 6. Final Landscape Plans 7. 5th Street Construction Plans (Partial – Full Plans Available Online) ORDER OF BUSINESS: - Introduction ........................................................................................ Planning Staff - Report by Staff ................................................................................... Planning Staff BUSINESS ITEM 5A 9 - Questions from the Commission ............................ Chair & Commission Members - Public Comments ............................................................................................. Chair - Discussion by the Commission .............................. Chair & Commission Members - Action by the Commission ..................................... Chair & Commission Members BUSINESS ITEM 5A   PAGE 1 of 2  MEMORANDUM         Date: April 2, 2015      To: Kyle Klatt, Planning Director Re: Hunters Crossing 2nd Addition  Cc: Jack Griffin, P.E., City Engineer  Construction Plan Review         From: Ryan Stempski, P.E., Assistant City Engineer        An engineering review has been completed for the Hunters Crossing 2nd Addition.  The submittal and review  consisted of the following documentation prepared by Pioneer Engineering:     Hunters Crossing 2nd Addition Final Plat, not dated.   Construction Plans dated December 23, 2014 with a print date of March 5, 2015.   Storm Sewer Chart dated July 25, 2014.    NOTE: A plan review for the 5th Street Construction Plans will be provided with a separate review memorandum.      STATUS/FINDINGS:  Comments have been provided to direct plan corrections necessary for final construction plan  approval. When submitting revised plans, please provide a point by point response letter that details the changes  made to the plans.      GENERAL PLAN REQUIREMENTS AND FINAL PLAT:    No final plat changes have been identified from an infrastructure    The City has updated City Standard Plan Notes, Details and Specifications for use in 2015 construction. These  documents will be provided by the City to be incorporated in the Final Construction Plans.   The Plans must be revised to provide consistent use of line types, bold type and shade lines for a consistent  depiction of existing improvements, record drawing information and proposed improvements.   Revise 3rd Street N street name on all sheets to match the Final Plat of Hunters Crossing 2nd Addition.    SANITARY SEWER PLAN:    Sheet 2 – Add a note to EX‐MH‐2‐1 to relocate the off road structure marker to a minimum 2 feet off the  bituminous trail.   Sheet 4 – Use as‐built data at EX‐MH‐3 to label slope and invert to proposed MH‐31 and MH‐32.    Sheet 4 – Use as‐built data at EX‐MH‐2 to label slope and invert to proposed MH‐41.   Sheet 4 – Correct stationing of proposed service crossing and add risers for all services deeper than 15 feet  from EX‐MH‐2 to MH‐41.     WATERMAIN PLAN:    Sheet 4 – 3rd Street N watermain must be relocated the north side of the street per City Design Standards.   Sheet 4 – Revise 6‐inch gate valve to 8‐inch gate valve and remove reducer for the Outlot A watermain stub.    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. 651.300.4283    PAGE 2 of 2  STORM SEWER PLAN:    Update Storm Sewer Chart to be consistent with the Plan.   Standard Detail No. 404 must be included in the Plan.   Sheet 5 – Extend draintile out of CBMH 221 and CB 222 to a minimum distance of 100 feet for each run.   Sheet 6 – Include draintile with clean outs from CB‐205 and CB‐206 to the west 100’ with clean outs.   Sheet 6 – Terminate the draintile at 50 feet that runs east out of CB‐203A and CB‐203B. (This is the location  of the high point in the street profile.)   Sheet 6 – Extend draintile out of CBMH 202 to a minimum 100 feet in each direction.   Sheet 7 – Add label and invert elevation for FES‐250 in profile.    STREET AND TRAIL PLAN:    Street widths (back of curb to back of curb), cul‐de‐sac radii and radii at all intersections must be clearly  labeled on the Plan.   Update street and trail plan sheets with all draintile comments provided for the STORM SEWER PLAN.   Sheet 10 – Add a note to EX‐MH‐2‐1 (STA 2+30) to relocate the off road structure marker to a minimum 2  feet off the bituminous trail.    LANDSCAPING, LIGHTING, SIGNING & STRIPING PLAN:     The Landscape Plan comments provided by the City’s Landscape Architect must be addressed prior to final  approval of the Plan Set for construction.   Include the proposed private utility conduit crossing locations on the Plan.   “No Parking” signs must be revised to MMUTCD Type R8‐3A.          PAGE 1 of 2  MEMORANDUM         Date: April 3, 2015      To: Kyle Klatt, Planning Director Re: 5th Street  North Utility & Street  Cc: Jack Griffin, P.E., City Engineer  Construction Plan Review       (Hunters Crossing 2nd Addition)  From: Ryan Stempski, P.E., Assistant City Engineer        An engineering review has been completed for the 5th Street North Utility and Street Construction Plans.  The  submittal and review consisted of Construction Plans dated February 27, 2015 (Printed March 6, 2015) prepared by  Pioneer Engineering.      STATUS/FINDINGS:  Comments have been provided to direct plan corrections necessary for final construction plan  approval. When submitting revised plans, please provide a point by point response letter that details the changes  made to the plans.      GENERAL PLAN REQUIREMENTS:    The City has updated City Standard Plan Notes, Details and Specifications, dated March 2015, for use in 2015  construction. Please incorporate the updated standards in the Final Construction Plans.   Plan Notes are to be located on the applicable plan sheets and removed from the detail sheets.    SANITARY SEWER & WATERMAIN PLAN:    Sheet 8 – Revise the sanitary sewer stub to PVC C900 material.   Sheet 8 – Add plan note to tie all watermain stubs for a minimum two pipe segments.   Sheet 8 – Add dimension for a minimum 7.5 feet of cover over the proposed watermain in the profile.    STORM SEWER PLAN:    Sheet 5 – Revise the Phase 1 Removal Plan to indicate the removal of the existing stand pipe and culverts at  the 5th Street and Lake Elmo Avenue intersection.    Sheet 10 – Draintile extensions must be a minimum of 100 feet. Revise draintile length from CB‐356 to a  minimum of 100 feet.   Sheet 10 – Additional draintile extensions are needed along 5th Street to facilitate subbase drainage. Add a  minimum 100 feet of draintile to the west from CBMH 301, CB‐311, CBMH 341 and CB‐345.   Sheet 10 – Proposed culvert pipe from FES‐401 to FES‐402 must be increased to a minimum 15 inches in  diameter.   Sheet 11 – Add draintile inverts to CBMH 301, CB‐311, CBMH 341 and CB‐345 in the profile.   City Standard Detail No. 404 must be included for catch basin structures.    STREET CONSTRUCTION PLANS:   Sheet 3 and 6 – Typical Sections and Details must be updated per the 5th Street Design Details dated March  2015. The typical sections must show the sidewalk and trail clear zones, the 10‐foot drainage and utility  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. 651.300.4283    PAGE 2 of 2  easements on either side of the R/W, and the depressed center median with draintile. The new 5th street  pavement section detail should be used with all other information corrected to comply with the City typical  sections and details.    Sheet 5 – Add plan note to the Phase 1 Layout Plan requiring the concrete median nose to be constructed  per MnDOT Standard Plate 7113A.   Sheet 7 – Phasing Plan 2: The 5th Street phasing plan must be constructed in a manner that requires full lane  paving to be installed using a full width paving machine. No pavement joints will be allowed in the wheel  paths. Revise Phase 2 Removal Plan and Phase 2 Layout Plan to redefine the bituminous removal and paving  limits to meet these requirements.   Sheet 7 – Phase 2 Layout Plan: Revise layout plan to clarify and detail median construction phasing east of  Laverne.   Sheet 7 – Phase 2 Layout Plan: Add plan notes to include 6‐inch perforated draintile in all planted median  locations per the City standard details.   Sheet 12 and 13 – Add street lane widths and intersection radii dimensions to the plan view.   Sheet 12 and 13 – Revise vertical curve at STA 1+20 to meet minimum K value of 64.   Sheet 12 and 13 – Plan must be updated to include a temporary turn‐around at the east end of 5th Street  and temporary drainage provisions must be detailed on the plans at the east termination point.   Sheets 15‐18 – Revise cross sections to require 4:1 slopes within R/W.    LIGHTING, SIGNING & STRIPING PLAN:     Sheet 14 – Add plan note identifying the street lights as ‘Evans style lamp’ on 30 foot pole per City standards.  Spacing must conform to 5th Street Design Details dated March 2015.   Sheet 14 – Add crosswalk at the intersection of 5th Street and CSAH 17 (Lake Elmo Avenue).    LANDSCAPING PLANS:     Sheet L1 and L2 – Landscape plans must be revised to meet 5th Street Design Details dated March 2015.  Landscape review comments will be provided under separate memorandum from the City’s Landscape  Architect.