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HomeMy WebLinkAbout#16 AttachmentsISD 916 SITE IDENTIFICATION MAP Location within the City of Lake Elmo E a g le P o in tB o u le v a r d E a g l e P o int Bo u l e v a r dFoth Engineering Northwestern Mutual City & County Credit UnionInwood Avenue NHudson Boulevard N Bremer Bank Machine Shed Auto Owners City of Lake Elmo Planning Department Preliminary & Final PUD Plan/Plat To: Planning Commission From: Kyle Klatt, City Planner Meeting Date: August 24th, 2015 Applicants: Northeast Metro Intermediate School District 916 Location: Outlot A, Eagle Point Business Park, 7th Addition Introductory Information Request: The Northeast Metro Intermediate School District 916 is seeking approval of a preliminary and final plan/plat for Eagle Point Business Park 8th Addition within the Eagle Point Business Park. The original platting and approval of the Eagle Point Business Park entailed the creation of multiple Outlots which were to be developed through platting as businesses came forward. This request would re-plat Outlot A of Eagle Point Business Park, 7th Addition into Lot 1, Block 1, Eagle Point Business Park, 8th Addition. In addition to the requested platting, this PUD application would approve a site plan authorizing construction of an approximate 75,000 square foot building. The building would house a school for children with special needs in first through eighth grade. The school will have a total of twenty-one (21) classrooms, although two (2) of these rooms are anticipated to be earmarked for special activities and will not be used full time. Each classroom will hold a maximum of six (6) students, and it is anticipated that only eighty (80) students will be on-site in any given year. Should every classroom be used to its assigned maximum, a total of 126 students could be served from this site. A total of seventy-five (75) jobs are anticipated from this development (≈50 teachers and 25 administrative/support positions). The typical hours of operation for the school are 7:00 a.m. to 4:00 p.m. daily. Construction is anticipated to begin in spring of 2016 with completion of the building in the summer of 2017. Process: The Eagle Point Business Park was approved as a Planned Unit Development in the early 2000’s, and the initial installation of roads and utilities has already occurred throughout the park. Development of individual building sites such as this is to be completed through the simultaneous review of preliminary and final plans, with this review ensuring that everything is ready for final approval. Preliminary & Final PUD Plan/Plat Review Northeast Metro ISD 916 Planning Commission Report; 8-24-15 Page 2 (cont.) In 2013, BWBR Architects, on behalf of ISD 916, applied for and received a conditional use permit to allow construction of a new public school on the subject site. This review takes the conditions of that approval under consideration, and provides updates where necessary. Site Data:  Existing Zoning – BP (Business Park)  Land Use Guidance – Business Park  Parcel size – 19.49 acres (848,981 square feet)  Property Identification Numbers (PIDs) – 33-029-21-42-0013  Current Legal Description – Outlot A, Eagle Point Business Park 7th Addition, according to the recorded plat thereof, Washington County, Minnesota Review IN GENERAL: Site Character:  The entire site is largely natural grasses with a few scattered trees. The eastern portion of the site and the middle of the site is nearly flat. The western portion of the site gently slopes downward from east to west to a DNR protected water course (intermittent stream) that runs along the west lot line. Lot Configuration:  This plat would create a single lot utilizing existing Outlot A, 7nd Addition.  The lot configuration was previously reviewed and approved as a future building site by the Eagle Point Business Park 7nd Addition PUD plat review. Area Calculations:  Parks and public open space: No public parks are proposed as part of this developmet.  Public street rights-of-way: none proposed  Wetlands: the applicant is in the process of seeking a no loss determination (application included within this packet). As a condition of approval, staff would recommend that approval of all wetlands (or lack thereof) shall be completed prior to filing of the final plat. Future parcel development:  The proposed plat and site plan would fully develop this parcel. Preliminary & Final PUD Plan/Plat Review Northeast Metro ISD 916 Planning Commission Report; 8-24-15 Page 3 Adjacent parcel dev.:  Adjacent parcels to the southwest are already fully developed, so this proposal will not impact future development. Proposed Use:  “Schools, public and private” is a conditionally permitted use within the Eagle Point Business Park.  On December 17th, 2013, the Lake Elmo City Council passed Resolution No. 2013- 107, approving a conditional use permit to allow a public school building within the Eagle Point Business Park. The CUP was granted with the following conditions: – The applicant shall submit final development plans and a final plat consistent with the City’s Planned Unit Development and Subdivision requirements prior to the issuance of a building permit and prior to the commencement of any grading activity on the site. – This is the process that is currently under review. Criteria met. – The applicant shall secure any required permits form the South Washington Watershed District prior to commencing any grading or construction activity on the site. – As a condition of approval, any further watershed district approvals that might be necessary shall be obtained prior to issuance of a building permit. Criteria met. – The final development plans shall include detailed landscape plans that conform to the Lake Elmo Zoning Ordinance and Eagle Point Business Park PUD Standards. – Detailed landscape plans have been provided and are reviewed herein. Criteria met. – The applicant shall submit detailed architectural plans at the time of the final development plan review by the City. These plans shall conform to the City’s Design Guidelines and Standards Manual and the Eagle Point Business Park Design Guidelines. – Details of the proposed exterior have been provided for review and are analyzed herein. Criteria met. – The final development plans shall include a signage plan. – Details of the proposed signs have been provided for review and are analyzed herein. Criteria met. Preliminary & Final PUD Plan/Plat Review Northeast Metro ISD 916 Planning Commission Report; 8-24-15 Page 4 (cont.) –The applicant shall pay a fee in lieu of park land dedication as determined by the City prior to the final plat being released for recording. –Required park dedication is analyzed herein, and is typically paid for prior to issuance of a building permit. Criteria met. –The final plat shall include all easements for drainage and utility and other purposes as required by the City Engineer. –Proposed easements are shown on the preliminary and final plat/plans, and are analyzed herein. Criteria met. –The applicant shall enter into a service agreement with the City prior to issuance of a building permit for the site. –This condition of approval would carry over with any approvals for this application. Criteria met. –The Conditional Use Permit shall be valid for a period of 24 months. The permit shall become void id an application for a final development plan is not submitted within 24 months of the date on which the conditional use permit was granted by the City Council. –Application for preliminary and final plat/plan approval was submitted prior to the 24 month deadline. Criteria met. –The applicant shall work with the City and neighboring property owners to develop an amicable resolution to the traffic and access spacing concerns that were voiced during the public hearing by a business owner within the Eagle Point Business Park. –The concerns over possible problems between bus routes and employee traffic have been addressed since the conditional use permit was approved. Further details on this resolution are listed under “Resident Concerns” on page 6. Criteria met. Building Location: The proposed building will be more than 50’ from ROW and more than 10’ away from all other lot lines as required by code. Building placement is in accordance with encouraged development standards allowing for effective auto and pedestrian circulation, building setbacks, and open space along Eagle Point Boulevard. Preliminary & Final PUD Plan/Plat Review Northeast Metro ISD 916 Planning Commission Report; 8-24-15 Page 5 Building Size: The proposed building foundation will exceed the required minimum of 10,000 square feet. Building Height: No Business Park structure shall exceed 60’ in height, and parapet walls shall not exceed more than 4 feet above the height permitted of the building. This one-story structure will be compliant with the allowed height maximum. Building Design: While not mandated, design standards encourage architectural treatments around the building with windows and doors that reflect the architectural style of the structure. As demonstrated by the plans, there are interesting elements included on all four sides of the structure, and the intermixing of brick and metal will provide visual interest from all directions. –While not noted on the plans, all exterior metal appears to be painted or colored with earth tones, but such is listed herein as a condition of approval to ensure that is the case. Except for four (4) chimney/vents central to the structure, all roof equipment is proposed to be enclosed within the new building thereby eliminating a main concern to exterior aesthetics. Entryways for school facilities have special security considerations not typical for uses within the Business Park district, so staff is inclined to defer to the school district on best locations and positioning that best accomplish those goals. That said, overhangs or awnings are provided at the two main entry points off the front of the building adjacent to the proposed parking lot in accordance with the design standards. The one area that is currently lacking in the current design is the need to incorporate parapets of varying heights. While some minor deviations are proposed, the vast majority of the building from the north, west, and south will appear to be of a single uniform height. It is recommend that the plans be updated to include additional parapet walls on all four sides of the building to address this deficiency. Lot Access: The lot will have direct access to a public road (Eagle Point Boulevard). There will be two entry points from Eagle Point Boulevard, one at the northern edge of the site and the other at the eastern edge. Both will connect to the building’s parking facilities. Both accesses to the lot will have a monument sign indicating the name and address of the school. These signs are analyzed under the heading of “Signage” on page 7. Preliminary & Final PUD Plan/Plat Review Northeast Metro ISD 916 Planning Commission Report; 8-24-15 Page 6 Easements:  All standard drainage and utility easements are shown on the preliminary plan and final plat documents.  Engineering comments regarding easements may be found on the Engineer’s memo attached to this report. Resident Concerns:  Owners of the Bremer Bank adjacent to the site initially raised concerns about traffic conflicts with school buses during the Conditional Use public hearing. The applicant met with Kathy Tucci of Bremer Bank, and the Bank has since communicated with the City in writing that all concerns have been addressed.  A letter from ISD 916 to Bremer Bank is also included in this packet documenting closure of this concern. INFRASTRUCTURE: Road System:  The road system in this area is fully built out, and no new roads are necessary to service this parcel. Water System(s):  The site will be served by 6” service lines which tie into the public 12” water line in Eagle Point Boulevard.  Engineering comments regarding the proposed water service may be found on the Engineer’s memo attached to this report. Sanitary System(s):  Engineering comments regarding the proposed sanitary service may be found on the Engineer’s memo attached to this report. Storm water /Grading:  Engineering comments regarding stormwater management and grading may be found on the Engineer’s memo attached to this report. Utilities:  Telephone, electric, and/or gas service lines are to be placed underground in accordance with the provisions of all applicable City ordinances. Preliminary & Final PUD Plan/Plat Review Northeast Metro ISD 916 Planning Commission Report; 8-24-15 Page 7 Parking Facilities: The required parking ratio is one (1) space per staff member plus one (1) space per five (5) students of legal diving age based on design capacity o The school will have a capacity of 75 staff members which would require 75 parking stalls o The school will have a capacity of 0 students of legal driving age, requiring 0 parking stalls As proposed, 154 stalls are being provided which meets the minimum requirement. All parking stalls (except for a few accessible stalls and compact car stalls) are proposed to be 9 feet wide and 18 feet long. Minimum standards per Eagle Point Business Park Development Standards are 9’x18’ north of Hudson Boulevard, and up to 20% of stalls may be designed for compact cars which require an 8’x16’ space. All stall dimensions are in accordance with these requirements. The proposed parking lot conforms to minimum parking setbacks (front, 20’; sides and rear, 10’; side street, 20’). As encouraged by the City’s development standards, landscape islands are included within the parking lot, and lot lighting can be well controlled on site with one minor revision. Sidewalks or Trails: As there are no sidewalks or trails leading to the site, none are proposed as part of this development. Signage: No new street signs will be required as no new roads are being constructed. The applicants are proposing two monument signs on the property; one located at each driveway access point off of Eagle Point Boulevard. According to code, two monument/ground signs are allowed for any lot with street frontage exceeding 1,000 feet. This property has 2,572 feet of street frontage along Eagle Point Boulevard, so two monument signs are allowed by permit. The allowed size of ground signs depends on the characteristics of the adjacent road. Since Eagle Point Boulevard is a two-lane road, with a speed limit of 30 mph, a ground sign may be up to ten (10) feet in height and thirty-two (32) square feet in area. o The proposed ground signs are nine (9) feet high; o Liberally measuring the signs to only account for the main signage area results in the signs being roughly 38 square feet in size. Preliminary & Final PUD Plan/Plat Review Northeast Metro ISD 916 Planning Commission Report; 8-24-15 Page 8 (cont.) o Conservatively measuring each sign to include ALL of the potential sign face (including the base) results in a measurement of roughly 70 square feet. o Regardless of how the calculation should be made, the signs as proposed currently exceed allowed requirements and must be updated to be in compliance prior to sign permits being issued. Wall signs are currently limited to entrance markings, and all such letter appears to be in conformance with required standards. Fire Issues: Fire hydrant locations appear to be adequate according to the Fire Chief, although the hydrant on the east side of the site currently labeled as “FUTURE ADDITION” must be installed immediately and should not be delayed. The FDC (Fire Department Connection) location needs to be approved by the Fire Chief with the future building permit application. Once the building is nearing completion, the school district shall contact the fire chief for instruction on how to order the required lock box and to get approval of its final location on-site. Fire lanes must be identified, and be marked by painted curbing and signage. The location of the Annunciator Panel must be approved by the Fire Chief. Streetlights: No streetlights are required as part of this development. Lighting Plan: The lighting plan for the site shows that illumination at the boundaries of the property will be within required standards with the exception of the light proposed for the northern entry point. Per section 150.038 of City Code, the maximum illumination level at the property boundary is 1.5 foot candles if the fixture has a total cut off angle of greater than 90 degrees, and 3.0 if the fixture has a total cut off angle of less than 90 degrees. Regardless of the fixture type, the current lighting plan indicates that 3.5 foot candles will exist on the property line. As a condition of approval, the lighting plan must be updated to relocate the northern entrance light until illumination at the property line is within acceptable levels. The height of all lighting standards shall not exceed 30’. Monuments: Because the plat will not be changing any lot lines, existing monumentation for Outlot A will continue to be accurate following approval of the proposed plat. Preliminary & Final PUD Plan/Plat Review Northeast Metro ISD 916 Planning Commission Report; 8-24-15 Page 9 ENVIRONMENTAL & OTHER NEIGHBORHOOD IMPACTS: Environmental Impacts: Staff has not identified any need for an in-depth environmental analysis based on the current proposal (i.e. EAW, EIS, AUAR, etc.) Wetlands & Public Waters: The applicant is in the process of seeking a no loss determination (application included within this packet). As a condition of approval, staff would recommend that approval of all wetlands (or lack thereof) shall be completed prior to filing of the final plat. It has already been determined that a DNR Public Waters Work Permit is not needed for the proposed activity. Shoreland District: This site is not within a designated shoreland district. Erosion Control: Silt fencing has been proposed throughout the project site, specifically along the western ridge in order to prevent erosion into the DNR protected watercourse at the western edge of the property. Additional silt fences along drainage basins have also been proposed. Any additional erosion control BMPs as directed by the City Engineer should be shown at the construction limits with the future building permit application. Traffic: The proposed project will not significantly increase traffic volumes in a manner not anticipated by the original PUD approval. No traffic study is warranted Flood Plain & Steep Slopes: According to the February 3, 2010 FEMA Flood Insurance Rate Map (27163C0335E), the site is outside of the floodplain (Zone X). The City engineer was asked to examine this proposal to determine if there are any steep slope concerns. Any such concerns will be noted in the Engineer’s memo attached to this report. Landscaping: According to the Eagle Point Business Park development standards, the primary landscaping materials required for this type of development shall be shade trees with shrubs, hedges and other similar foliage used to complement trees. Berming and landscaping must be approved within one (1) year of City Council approval. Preliminary & Final PUD Plan/Plat Review Northeast Metro ISD 916 Planning Commission Report; 8-24-15 Page 10 (cont.) Required Plantings: o A minimum of 5 trees per disturbed acre and a minimum of two (2) trees per 100 linear feet of street frontage shall be provided. o Based on 16.7 disturbed acres and 2,572 linear feet of street frontage, code requires at a minimum 84 trees on the site and 52 trees along the road. o The applicants have submitted a landscape plan that shows 84 trees being planted on site with 52 trees along the road which does comply with minimum standards. Parking Landscaping Requirements: o 5% of interior area of parking lots shall be devoted to landscape planting areas in islands or corner planting beds, and shade trees shall be provided on these islands or corner planting beds at 1 tree per 15 spaces. o Per the plans, there is 56,755 square feet of parking area which requires 2,838 square feet of internal landscaping areas. The plans indicate 5,600 square feet is being provided which meets minimum requirements. o Per plans, 154 parking spaces are being provided which requires 11 island or corner planting trees—all of which are being shown. Perimeter Parking Lot Landscaping: o A landscaped frontage strip of a minimum of eight (8) feet shall be provided between the parking lot and a public street given that over one hundred spaces are proposed [Section 154.258(E)]. This is being met by the current plans. o Within the frontage strip, a screen created by a wall, fence, berm, or hedge is required at a minimum height of 3½ feet, and a maximum of 4 feet. This screening must not be less than fifty percent (50%) opaque on a year-round basis. Additional plantings may be necessary to meet this requirement. Staff is recommending that the final landscape plan be reviewed and approved by the City’s consulting landscape architect prior to a building permit being issued. Docks: Not applicable as the project does not include any lakeshore or deeded access to lakes. Other Permits: All necessary permits shall be provided to the City prior to issuance of a building permit. Preliminary & Final PUD Plan/Plat Review Northeast Metro ISD 916 Planning Commission Report; 8-24-15 Page 11 CHARGES, FEES, & RESPONSIBILITIES: In General: As always, the applicant is responsible for all fees related to the review of this application (including but not limited to planning, legal, engineering, wetland, environmental consultants, or other such experts as required by this application). Park Dedication: Approval of the Eagle Point Business Park included provisions which allocated individual park dedications to each development site on a square footage basis. The overall fee for the business park to be collected totaled $252,437, which led to an allocation of $0.06 per square foot for individual sites within the park. Accordingly, the required dedication would be as follows: 848,981 square feet * $0.06/sq ft = $50,938.86 Because the proposed playground and sports fields will be semi-private facilities meant for the school and not intended for daily public use, they will not receive credit against the required park dedication. Park dedication shall be paid prior to the issuance of a building permit for the proposed office building. Sewer Area Charge: As this subdivision will access municipal sewer services, there will be a sewer area charge assessed. Building Permit Fees: As this subdivision will access municipal services, hookup fees will be applicable. After reviewing all criteria in code, staff believes the requested preliminary and final PUD plan/plat should be approved with conditions. Conclusion The Planning Commission is asked to examine the proposed Preliminary & Final PUD Plan/Plat materials and make a determination as to whether they meet all conditions of approval outlined by city code. Keep in mind that an approval at this point finalizes the subdivision—all desired/required changes must be addressed at this time. Preliminary & Final PUD Plan/Plat Review Northeast Metro ISD 916 Planning Commission Report; 8-24-15 Page 12 Commission Options: The Planning Commission has the following options: A)RECOMMEND APPROVAL of the requested Preliminary & Final PUD Plan/Plat based on the applicant's submission, the contents of this report, public testimony and other evidence available to the Council. B)RECOMMEND DENIAL of the requested Preliminary & Final PUD Plan/Plat based on the applicant's submission, the contents of this report, public testimony and other evidence available to the Commission. C)TABLE the request for further study. Template APPROVAL Motion: (Recommended) “I move to recommend conditional approval of the requested Preliminary & Final PUD Plan/Plat based on the following findings of fact: a)The application is conforming to the standards and requirements for a PUD within the Eagle Point Business Park; b)The building design largely employs guidance from the City’s design standards including building placement, open space, landscaping, controlled parking lot lighting, high quality exterior materials and a cohesive architectural style; a.The applicant has agreed to improve the building design through the addition of more parapet walls on all four sides of the building to bring the roofline into compliance with required design standards; b.The applicant has agreed to update the lighting plan to eliminate the nonconforming illumination at the northern entry point; c)Engineering design standards are being met or can be met via conditions; and d)Review of the plan did not identify any environmental issues that cannot be addressed through the proposed design. Recommended Conditions: 1.The City Engineer shall approval all final easements prior to consideration of the Preliminary & Final PUD Plan/Plat by Council. 2.The City Engineer shall work with the applicant to finalize all stormwater management plans to bring them into compliance with all applicable state and local regulations. 3.In accordance with the conditional use permit condition, the applicant shall enter into a service agreement with the City prior to issuance of a building permit for the site. Preliminary & Final PUD Plan/Plat Review Northeast Metro ISD 916 Planning Commission Report; 8-24-15 Page 13 (cont.) 4.All necessary permits from other State, Regional, or local agencies shall be provided to the City prior to issuance of a building permit. 5.Fire related conditions include: a.FIRE HYDRANTS i.Spacing – prior to filing of the final plat, the City Engineer must approve proposed spacing of fire hydrants after confirming proposed placements meet City requirements for commercial development. ii.The hydrant on the East side of the property, currently identified as “FUTURE ADDITION,” shall be installed at the same time as all other fire hydrants. b.The FDC (Fire Department Connection) location, Annunciator Panel location, lock box location, and lock box type shall all be approved by the Fire Chief prior to installation. c.Fire lanes shall be identified with the Fire Chief, and all such lanes shall be marked by painted curbing and signage when constructed. 6.Height of all lighting standards shall not exceed 30’. 7.The lighting plan shall be updated to relocate the proposed lighting standard near the northern entry point to a location that brings anticipated foot candles at the property line to a conforming level. 8.Silt fencing and/or other erosion control BMPs as directed by the City Engineer shall be shown at the construction limits with the future building permit application. 9.Telephone, electric, and/or gas service lines are to be placed underground in accordance with the provisions of all applicable City ordinances. 10.Design of both monument signs shall be brought into compliance with City standards for maximum sign size [thirty-two (32) square feet given the characteristics of the adjacent roadway]. 11.A park dedication payment in the amount of $50,938.86 shall be paid to the City prior to the issuance of a building permit for the proposed school building. 12.Access charges for municipal services (as may be applicable) shall be paid prior to the issuance of a building permit for the proposed school building. Preliminary & Final PUD Plan/Plat Review Northeast Metro ISD 916 Planning Commission Report; 8-24-15 Page 14 (cont.) 13.The final landscape plan be reviewed and approved by the City’s consulting landscape architect prior to a building permit being issued. 14.Building plans shall be updated to include additional parapet walls on all four sides of the building to address an existing lack of roof articulation. 15.All exterior metal shall be painted or colored with earth tones which complement the other proposed siding materials for the building. Template DENIAL Motion: (Not Recommended) “I move to recommend denial of the requested Preliminary & Final PUD Plan/Plat based on the following findings of fact: (Please list your findings of fact as to why the application is not in compliance with zoning or subdivision regulations)   PAGE 1 of 3  MEMORANDUM         Date: August 21, 2015      To: Ben Gozola, Senior Planner, Sambatek Re: ISD 916 Intermediate School Building  Cc: Kyle Klatt, Planning Director  Final Plat/Construction Plan Review   From: Jack Griffin, P.E., City Engineer        An engineering review has been completed for the Northeast Metro Intermediate School District Building. The  Final Plat and Construction Plan submittal consisted of the following documentation prepared by BRBW dated July  22, 2015:     Existing Conditions Survey, Preliminary and Final Plat.   Grading, Drainage and Erosion Control Plans.   Paving and Dimension Plan.   Utility Plan.   Landscape Plan.   Civil Details and Landscape Details.   Stormwater Management Plan including SWPPP.       STATUS/FINDINGS: An engineering review has been completed for the Eagle Point Business Park 8th Addition  Final Plat and Construction Plans. Please see the following comments relating to the Final Plat application.       FINAL PLAT – EAGLE POINT BUSINESS PARK 8TH ADDITION  1. Additional easements dedicated to the City must be provided as part of the Final Plat. A 30‐foot wide utility  easement must be placed over all 8‐inch watermain pipe, 6‐inch hydrant leads and the hydrants, centered  over the pipe such that 15‐foot easements exist in all directions of the pipe and hydrants. Easements must  be shown on the site plan, grading plan, utility plan and Plat.  2. No construction may occur until the applicant has received City Engineer approval for the Final  Construction Plans; the applicant has obtained and submitted to the City all applicable permits needed for  the project; and a preconstruction meeting has been held by the City’s engineering department.  3. The Final Plat shall not be recorded until final construction plan approval is granted.    STORM WATER MANAGEMENT PLAN  1. SWWD Permit. The Storm Water Management Plan was determined to be incomplete by the SWWD. The  applicant must obtain a SWWD Permit prior to final plan review by the City. Plan revisions made to acquire  this permit must be resubmitted for City review.  2. There are two Manage 2 type wetlands on the western edge of the parcel. These wetlands are subject to  the requirements SWWD and DNR review. The applicant must submit information to show compliance  with SWWD Rule 3 and the Wetland Conservation Act of 1991 as part of the WCA process.   3. The applicant must obtain an MPCA Stormwater Construction Permit prior to the start of construction.  Plan revisions made to acquire this permit must be resubmitted for City review.  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 3  4. A HydroCAD model has been submitted showing a reduction in rate discharging for the 2, 10, and 100‐yr  24‐hr storm events, thereby meeting rate control requirements.  5. The applicant is proposing to use a combination of four (4) infiltration basins to meet volume control and  water quality requirements. The plan complies with SWWD and state rules subject to verification of plan  assumptions.   6. Each infiltration basin area must be investigated to verify infiltration assumptions shown in the storm  water model. A minimum of 2 borings are required to a depth of at least 5 feet below the proposed  infiltration basin bottom.  7. The storm water facilities are proposed to be constructed on private property and are not being  constructed to meet City engineering design standards. The storm water facilities therefore must be  privately owned and maintained. A maintenance agreement in a form acceptable to the City should be  executed and recorded with the County for all permanent storm water facilities to be located on private  property. The agreement shall provide a maintenance plan defining the maintenance responsibilities for  the private owner, the type of maintenance and the maintenance intervals.    FINAL CONSTRUCTION PLANS & SPECIFICATIONS: The following 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.    1. Final Construction Plans and Specifications must be prepared in accordance with the City Engineering  Design Standards Manual using City standard plan notes, details and specifications for all public  infrastructure.  2. City of Lake Elmo standard specifications. City of Lake Elmo standard specifications must be placed in a  project manual to be available to the Contractor. The project manual must be submitted with the revised  final construction plans.  3. The Specifications must include the following statement as the first clause of the supplementary  provisions, “The City Standard Specifications for Public Infrastructure, dated February 2015, 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.”  4. Sheet 200CG:    City Standard Plan Notes for Grading and Erosion Control must be included on the Grading and  Erosion Control Plans. Any plan notes that contradict the City plan notes must be removed.   A plan note must be added to specify maximum slopes of 4:1 within public R/W.   Turf establishment details must be added to the plans. Seed, sod, mulch types and applications must  be specified including topsoil requirements and preparation.   Seeding mixes and turf establishment requirements for infiltration basins must be added to the plans.   Plan notes must be added to require the basin subgrade to be scarified to a minimum 12‐inch depth  prior to the placement of infiltration soil media.   Basin 4 outlet structure elevations and basin elevations must be corrected to be consistent with the  proposed design.   Storm sewer should be minimum 15‐inch diameter.  5. Sheet 200 CP:    The project proposes two driveway accesses located off Eagle Point Boulevard. It appears that the  driveway locations are consistent with staff direction, however the plans must be updated to show  the intersection of Island Drive with Eagle Point Boulevard so staff may review and verify access  spacing relative to Island Drive.   Drainage, geometric and profile details must be added to the plans to verify drainage is not directed  onto Eagle Point Boulevard at each access driveway. Valley gutters may be required to accommodate  drainage along Eagle Point Boulevard.    PAGE 3 of 3   Curb cuts and utility cuts to the existing pavement of Eagle Point Boulevard to be completed to the  limits and at the direction of the City Engineer. All cuts must be full width patches and must be  sufficiently large to utilize standard compaction equipment.   Add plan note at each access driveway as follows: “Sawcut and remove existing B618 concrete curb  and gutter at the nearest curb joint. Sawcut along existing bituminous street edge must be straight  and smooth”.      Fire Protection. Site Plans must be updated to include the placement of Fire Lanes, Yellow painted  curbing and No Parking areas for fire protection purposes at the direction of the Fire Chief.    6. Sheet 200 CU:   Connection to existing sanitary sewer stub. The project proposes to connect to the existing 8‐inch  sanitary sewer stub located in Eagle Point Boulevard. A 6‐inch private service line is proposed to  connect to the building. No public utilities are proposed.   Connection to existing watermain stub. The project proposes to connect to an existing 12‐inch  watermain at two locations within Eagle Point Boulevard to create a looped watermain network. In  addition, an 8‐inch watermain is also proposed interior to the site and looped around the building  with 5 hydrants for fire protection. A 4‐inch water service line and 8‐inch fire service line are proposed  to connect to the building (private service lines). The interior site watermain loop with hydrants must  be publically owned and maintained. Easements must be provided as part of the revised Plat.   The City minimum pipe size is 8inch. The 6‐inch watermain shown on the northwest side of the  building must be revised to 8‐inch pipe.   City Standard Plan Notes for Watermain must be included on the Utility Plans. Any plan notes that  contradict the City plan notes must be removed.  7. Sheet 200LP:   Plan notes must be added to require the Contractor to flag all tree locations for City review and  approval prior to installation. All trees must be located a minimum of 5 feet from public utilities.   Engineering has not reviewed the proposed landscape plan (privately owned) or building plans.  8. Detail Sheets:   City Standard Details Grading and Erosion Control must be used for the project and included on the  detail sheets.   City Standard Details for Watermain must be used for the project and included on the detail sheets.