HomeMy WebLinkAboutInwood 3rd item THE CITY OF PLANNING COMMISSION
LAKE ELMO DATE: 3/14/16
AGENDA ITEM: _—BUSINESS ITEM
Cm CASE#2016-01
ITEM: Inwood 3rd Addition Final Plat and Final Planned Unit Development
SUBMITTED BY: Stephen Wensman, Planning Director
REVIEWED BY: Jack Griffin, City Engineer
Emily Becker, City Planner
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to consider a request to approve a Final Plat and Final
Planned Unit Development(PUD) for Inwood 3rd Addition to create 68 single family. Staff is
recommending approval of the request subject to compliance with the conditions listed in this report.
GENERAL INFORMATION
Applicant: Hans Hagen Homes (John Rask), 941 NE Hillwind Rd. Suite 300, Fridley, MN
Property Owners: Hans Hagen Homes (John Rask), 941 NE Hillwind Rd. Suite 300, Fridley, MN
Location: Outlot J, InWood I"Addition.
Request: Application for Final Plat and Final PUD approval of a 68 unit residential
subdivision to be named Inwood 2nd Addition.
Existing Land Use and Zoning: Vacant land—within Inwood Final Plat area. Current Zoning:
PUD/LDR—Low Density Residential
Surrounding Land Use and Zoning: Completely surrounded by residential lots or vacant land within
Inwood. Adjacent to storm water pond and future single family
residential lots. Commercial/PUD to the east, LDR/PUD to the
north and south, RE to the east.
Comprehensive Plan: Urban Low Density Residential (2.5 -4 units per acre)
History: The City Council approved the general concept plan for the Inwood on September 16,
2014, the preliminary plat on December 2, 2014 and the Final Plat on May 19, 2015
for phase 1. Inwood 2"d was approved on 9/1/15.
Deadline,for Action: Application Complete—2/29/2016
60 Day Deadline—4/19/2016
Extension Letter Mailed—No
120 Day Deadline—N/A
Applicable Regulations: Chapter 153 —Subdivision Regulations
Article 10—Urban Residential Districts(LDR)
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Article 16—Planned Unit Development Regulations
§150.270 Storm Water,Erosion, and Sediment Control
REQUEST DETAILS
Hans Hagen Homes is requesting Final Plat and Final Planned Unit Development(PUD) approval of
Inwood 3rd Addition, replat of Outlot J, InWood 1" Addition. The final plat will result in 68 single
family lots on 20.2 acres, 3 fewer lots than the approved preliminary plat, resulting in slightly larger
lots in the third phase. Consistent with the preliminary plat, the plat will create three new street
islands, Outlots C, D, and E, which are stormwater amenities within the streets. The remaining
undeveloped land is being replatted into Outlots F, A, and B. Island Trail will be completed,
connecting it to I O'h Street N. (CSAH 10)in this third phase.
There is no parkland dedication in this phase. All parkland dedication was dedicated with the first
phase. No trails are proposed with this plat, however, Staff is recommending that the proposed trail in
Outlot L, Inwood I"Addition,directly to the east,be installed up to the north edge of the area being
platted or competed all the way to I Oth Street N.
The City's subdivision ordinance establishes the procedure for obtaining final subdivision approval.
A final plat can only be approved if it is in substantial conformance with the approved preliminary
plat. It should also be noted that there were a series of conditions of Preliminary Plat approval that
have not been met by the applicant, which will be required prior to issuing building permits in the 3rd
phase of this development.
Staff has reviewed the final plat and found that it is generally consistent with the preliminary plat.
The developer will need to follow all approved development and construction plans for this area.
REVIEW AND ANALYSIS
The InWood 3rd Addition final plat is in conformance with the preliminary plat with the exception
that it contains 3 fewer lots. As a result of the lot reduction,some of the lots have gotten slightly
larger. The change affects, Blocks 3 &4. The proposed reduction does not impact any infrastructure
and overall is an improvement,providing more lot area for home sites. Staff is recommending a
revision to the lot line configuration of Lots 6, 7, 8, 11 and 12, Block 4. The staff recommended
revisions will not significantly affect lot area,however it will slightly increase in the size of Outlot F.
The proposed Staff revisions are attached to this staff report. In addition,the 3'Addition
development plans show no trail additions. Staff is recommending the planned trail within the east
buffer area be constructed to the IOth Street as part of this phase of development to eliminate potential
objections to a public trail near individual lots as they get constructed and residents move in.
The preliminary plat and plans for InWood were approved with conditions. From that preliminary
plat approval,the following conditions remain outstanding(Staff has provided comments related to
each condition in bold italics):
3) The preliminary landscape plan shall be updated to address the review comments from the
City's landscape architecture consultant as noted in a review letter dated November 18, 2014.
The City's landscape architect has reviewed phases 1,2 and 3 and has submitted review
comments on February 14, 2016 and March 8,2016. To date, there are no approved
landscape plans or irrigation plans for Inwood I"—3''d Addition. Compliance with the
Landscape Architect's comments and approval of the plans shall be required prior to
release of building permits in the 3'phase.
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10) All center median planting areas as depicted on the preliminary plat and plans shall be owned
by the City of Lake Elmo and maintained by the Home Owners Association. 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,
trails, or open space on the final plat. There is no signed maintenance agreement An
approved and executed maintenance agreement shall be required prior to the release of
building permits in the 3"d phase.
16) The developer shall provide landscape material along the west side of Pond#200 to the
satisfaction of the City's landscape consultant. The phase 1, 2 and 3, and the 5"Street
landscape plan shall be reviewed and approved by the City's Landscape Architect prior to
release of building permits in the 31 phase.
18)The developer shall install a multi-purpose trail along 1 Oth Street between"Street B"and
Inwood Avenue. This condition will be addressed in a future phase.
Any conditions that would still apply to the second addition are included as part of the Staff
recommendation below. Based on the above Staff report and analysis, Staff is recommending
approval of the final plat for Inwood 3rd Addition with any conditions from the resolution of
approval for the first addition final plat that are still relevant for the proposed subdivision.
The recommended conditions are as follows:
Recommended Conditions of Approval:
I) All easements as requested by the City Engineer shall be documented on the Final Plat prior
to the execution of the final plat by City Officials.
2) All conditions/comments from the City Engineer's review memorandum dated 3/10/16 be
complied with prior to the execution of the final plat by City Officials.
3) That the Landscape Plans and Irrigation Plans be reviewed and approved by the City's
Landscape Architect before a building permit may be issued for any structure within this
subdivision.
4) A Common Interest Agreement concerning management of the common areas of InWood
and establishing a homeowner's association shall be submitted in final form to the Planning
Director before a building permit may be issued for any structure within this subdivision.
5) 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.
6) The final plat and final development plans shall include provisions satisfactory to the City
that no structure be located within 15 feet of any storm water improvement(include pipes
and catch basins).
7) Retaining walls within rear yard utility easements shall be clearly documented and shall be
owned and maintained by the 1nWood homeowners' association. All costs associated with
protection,replacement, or maintenance of retaining walls due to any work in easements by
the City shall be the full responsibility of the HOA.
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8) That the trail in the east buffer area be constructed to 1 Oth Street with the 3rd Addition
development.
9) That lots 11 and 12, Block 4 be reconfigured as recommended by City Staff.
DRAFT FINDINGS
Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Inwood 2"d Addition Final Plat:
• That all the requirements of City Code Section 153.08 related to the Final Plat have been met
by the Applicant.
• That the proposed Final Plat for Inwood 3rd Addition consists of the creation of 68 single-
family detached residential structures.
• That the Inwood 3rd Addition Final Plat is consistent with the Preliminary Plat and Plans as
approved by the City of Lake Elmo on December 2, 2014.
• That the Inwood 3rd Addition Final Plat is consistent with the Lake Elmo Comprehensive
Plan and the Future Land Use Map for this area.
• That the Inwood 3rd Addition Final Plat generally complies with the City's Urban Low
Density Residential zoning district except as previously approved as part of the Inwood PUD.
• That the Inwood 3rd Addition Final Plat complies with all other applicable zoning
requirements, including the City's landscaping, storm water, sediment and erosion control
and other ordinances, except as previously approved as part of the Inwood PUD.
• That the Inwood 3rd Addition Final Plat complies with the City's subdivision ordinance.
RECCOMENDATION:
Staff recommends that the Planning Commission recommend approval of the Inwood 2"d Addition
Final Plat with the 4 conditions of approval as listed in the Staff report.
Suggested motion:
"Move to recommend approval of the Inwood 3rd Addition Final Plat with the 9 conditions of
approval as drafted by Staff based on the findings of fact listed in the Staff Report"
ATTACHMENTS:
1. Application Forms
2. Inwood 3rd Addition Final Plat
3. Inwood 3`d Addition Inset B (3 pages)
4. Inwood 3rd Addition Final Plans
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SUGGESTED ORDER OF BUSINESS:
- Introduction....................................................................................... Planning Staff
- Report by Staff.................................................................................. Planning Staff
- 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
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LAND USEAEPLICATION
❑Comprehensive Plan ❑Zoning District Amend ❑Zoning Text Amend ❑Variance'(see below)❑ Zoning Appoal
❑Conditional Use Permit(C.U,P.) ❑ Flood Pfaln C.U.P, ❑ Interim Use Permit(LU.P,) ❑ Excavating/Grading r
❑Lot Line Adjustment ❑ Minor Subdivision ❑Residential Subdivision SketchlConcepl Plan s
❑PUD Concept Plan ❑ PUD Preliminary Plan PUD Final Plan
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EmsilAddress: Sr k ,/Y- A9
Property Location(Address and Complete(long)Legal Description:
6
Detailed Reason for Request
Variance Requests: As outlined in Section 301,060 C.of the Lake Elmo Municipal Code,the applicant must demonstrate,
practical diiflculffes before a varlance can be granted. The pracbrat difficulties related to lhis application ere as folioras;
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In signing this applic8on,I hereby acknowledge that I have read and fully understand the applicable provisions of the Zoning
ordinance and current administrative procedures, I further acknowledge the fee explanation as outlined In the application
procedures and hereby agree to pay pit statements received from the City pedahiN to,aadddillonaal application expanse.
Signature of applicant Dale e l/�//6
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Final Plat and PUD Final P1anNarrative
Hans Hagen Homes
January 17, 2016
2. Written Statements
a. List of contact information:
Applicant
Jolui Rask
Hans Hagen Homes
941 NE Hillwind Road, Suite 300
Fridley, MN 55432
763-586-7200
Property Owner
Tom Schuette
Inwood 10 LLC
95 South Owasso Blvd. E
St. Paul, MN 55117
651-484-0070
Surveyor
Dan Obermiller
EG Rud and Sons, Inc.
6776 Lake Drive NE, Suite 110
Lino Lakes, MN 55014
651-361-8200
Civil Engineer
Brian Krystofiak, PE
Carlson McCain, Inc.
248 Apollo Drive, Suite 100
Lino Lakes, MN 55014
763-489-7905
Wetland Consultant
Melissa Barrett
Kjolhaug Environmental
26105 Wild Rose Lane
Shorewood, MN 55331
952-401-8757
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b. A listing of the fallowing site data:Address, current zoning,parcel size in
acres and square feet,property identification number(s) (PID), and current
legal description(s);
See attached.
c. Final Subdivision and Lot Information
i. InWood 3 Addition
ii. Lot Tabulation— see attached plat and table. The 3rd addition plat
includes a total of 68 lots, which is a reduction of 4 lots from the
approved preliminary plat.
iii. There is no park land dedicated in this phase.
iv. Outlot A wetland is 17,773 sq. ft., buffer is 16,089 square feet
v. 5.5 acres of public right-of-way.
d. An explanation of how issues have been addressed since the Preliminary Plat
phase of the development;
The final plat for the 3`d Addition is consistent with the preliminary plat and
conditions of approval as discussed below. The applicant has reduced the
numbers of lots in this area of the neighborhood by 4 lots. This change is
being made to increase the size of the remaining lots for larger homes.
Conditions of Preliminary Plat Approval:
1. The applicant shall work with Community Development Director to name all streets
in the subdivision in a manner acceptable to the City prior to the submission of final
plat.
Response: The Community Development Director has supplied street names_for
the entire plat.
2. The City and the applicant shall reach an agreement concerning the location and
dedication of land associated with the proposed water necessary to provide adequate
water service to the 1nWood project area prior to the acceptance of a final plat for any
portion of the PUD area.
Response: The applicant and 00)have agreement on the final water system design.
The property owner, Inwood 10 LLC, has provided lund.linr u future City water
tower.
3. The preliminary landscape plan shall be updated to address the review comments
from the City's landscape architecture consultant as noted in a review letter dated
November 18. 2014.
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Response: The application has submitted revised plans to the City addressing the
above. Landscaping for the first phase and 5"'Street has been partially installed
4. Prior to the submission of a final plat for any portion of the 1nWood PUD, the
developer shall work with the City to determine the appropriate park dedication
calculations for the entire development area.
Response: The Park Dedicalion requirements were determined with the Final Plat
for Inwood. Outlot L, Inwood is being dedicated to the City for frdure park.
5. As part of any development agreement that includes improvements to one of the
adjacent County State Aid Highways (CSAH 13 and 10"Street),the City and the
developer shall determine the appropriate responsibility for the cost of these
improvements.
Response: There are no improvements or connections planned to either CSAH 13
or 101h Street with this phase. Cost sharing was determined and agreed upon with
the Inwood final plat for-CSAH 13 and.funds were provided by Hans Hagen
Homes.
G. 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.
Response: The applicant entered into a separate grading agreement with the City
and has graded the properly consistent with the approval.
7. The applicant shall continue to work with the City on the final design of 5"Street, and
in particular,the transition from the InWood PUD to properties located further to the
east(including the Boulder Ponds development and land owned by Bremer Financial
Services).
Response: The applicant worked with the City on the final design and has
constructed Yh Street through the project site.
8. The utility construction plans shall be updated to incorporate the recommendations of
the City Engineer concerning the appropriate location and size of sewer services
through the PUD planning area, including any requested oversizing of these facilities
to service adjacent properties.
Response: The utility plans were tgJdaled turtl restrbrrrrtted to the Citv Engineer prior
to the approval of*the Inwood Final Plat,
9. The proposed public street access to 5"Street from Streets D2 and the southwest park
area (Park 1) shall be eliminated from the preliminary development plans in order to
bring the proposed spacing into conformance with the City's access spacing
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guidelines, Staff is requesting that the developer continue working with the City to
determine the most appropriate access into and out of the southwest park area.
Response: This change sipas made to the preliminary plat. The change does not
impact this phase of the neighborhood.
10. All center median planting areas as depicted on the preliminary plat and plans shall
be owned by the City of Lake Elmo and maintained by the Home Owners
Association. 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, trails, or open space on the final plat.
Response: The HOA documents far the prgiect were drafied consistent with this
condition. The documents are recorded uQainst the property.
1 1. The applicant must either move the planned north/south tail through Park 1 further to
the west around an existing wetland area located approximately 400 feet south of 10'n
Street or will need to work with the South Washington Watershed District to design a
multi-purpose trail through the butler area that complies with all applicable
watershed district's requirements.
Response: The trail is not being stalled with this phase of the development
12. The Final Plat and Plans must address the requested modifications outlined in the
City Engineer's review memorandum dated November 16, 2014.
Response: The applicant updated the preliminary streets and utility plans to be
consistent with the City Engineer's comments. The update plans were submitted
to the City prior to the Final Plat and Final PUD plan for the I"phase.
13. The applicant shall be responsible for updating the final construction plans to include
the construction of all improvements within County rights-of-way as required by
Washington County and further described in the review letter received from the
County dated November 17, 2014.
Response; The plans are updated to include the necessary right-of-way as
required by Washington County.
14. Prior to recording the Final Plat for any portion of the area shown in the Preliminary
Plat, the Developer shall enter into a Developers Agreement acceptable to the City
Attorney that delineates who is responsible for the design, construction, and payment
of public improvements.
Response: The applicant has entered into a Developers Agreement consistent with
this condition.
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I5. The developer must follo\k, all the rules and regulations of the Wetland Conservation
Act, and adhere to the conditions of approval for the South Washington Watershed
District Permit.
Response,- There are no wetlands being impacted as a result of this project and
all the conditions of South Washington Watershed District are being met. The
applicant has received the necessary development approvals from the Watershed
District.
e. A statement showing the proposed density of the project with the method of
calculating said density shown (Below numbers are based on all the single
family lots, and not just this phase);
i. Single Family land use area of the overall plat includes 102.9 acres
(The 3 d additional includes 47.65 acres, of which 20.15 acres consists
of lots and right-of-way.)
ii. 275 total single family homes (68 lots in 3rd Addition).
iii. Single Family Gross Density of 3.37 units per acre (Overall project
density is 2.7 units per gross acres)
iv. Single Family Net Density of 3.37 units per acre (there is no park land,
ponds, wetlands, and collector roads in this phase of the
neighborhood.)
f. Discuss proposed infrastructure improvements and phasing thereof(i.e.
proposed roadways, sewer systems, water systems, sidewalks/trails,parking,
etc) necessa,y to serve the subdivision;
The 3"phase will include the construction of the necessary roads, sewer and
water. The storm water improvements, including ponding and infiltration
basins were installed with the first phase of development.
g. A narrative addressing concerns/issues raised by neighboring properties
(discussingyour proposal with the neighboring land owners is recommended
to get a sense of what issues may arise as your application is processed);
Neighborhood input was provided during the PUD Plan review stage.
Comments generally related to concerns over the extension of municipal
services in this area of the community and the impacts that come along with
changes to land use.
The land uses and density of the InWood neighborhood are consistent with the
City's Comprehensive PIan, and not changes are necessary as a result of the
Preliminary Plat application.
Hans Hagen Homes has also designed the neighborhood to lessen the impacts
on adjacent property owners, as well as to enhance the neighborhood for
future residents. These design features include:
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i. A linear park along the eastern edge of the property that exceeds
the City's initial standard of 100 feet. The InWood linear park
varies from 100 feet to over 200 feet.
ii. The lots and streets were orientated east/west with cul-de-sac lots
backing to the Iinear park. There are only 19 lots that back up to
the linear park over a distance of 2,640 feet. Under standard
zoning,there could be 40 lots backing up to the buffer.
iii. Additional land for a neighborhood park adjacent to the existing
Stonegate development. This park will serve the needs of residents
living in InWood as well as the neighborhoods to the east.
iv. Landscaped berms along 10`h Street, 5'h Street, and along a portion
of the western edge of the neighborhood.
h. A description of how conflicts with nearby land uses (livabili(y, value,
potential future development, etc.)andlor disturbances to wetlands or natural
areas are being avoided or mitigated;
The InWood neighborhood is consistent with the City's Comprehensive Plan
which provides for a graduation of land use intensities over the site. North of
the 5Ih Street parkway will be single family homes. Transitioning to the west
will be commercial. The neighborhood plan for Inwood provides a large
pond and berms to help transition between the commercial and single family
neighborhood.
The InWood neighborhood plan avoids and preserves the three wetland basins
found on the site. While these wetlands are currently farmed and significantly
degraded, it's our intent to restore them with native vegetation.
i. Provide justification that the proposal will not place an excessive burden on
roads (traffic), sel-vage, water supply,parks, schools,fire,police, or other
public facilities/services (including traff c flows) in the area.
The City's Comprehensive Plan provides for the planned and orderly growth
of the community by making sure that the necessary infrastructure and
services are in place as growth occurs. Because the proposed neighborhood is
consistent with the City's Comprehensive Plan,no impacts or excessive
burdens are anticipated to the roads, public utilities, or public services.
A detailed traffic study was prepared as part of the EAW, and found no traffic
impacts that could not be mitigated.
The majority of the homes in the neighborhood will not contain school age
children. As such,no impacts are anticipated to the North St. Paul school
district.
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j. If applicable,provide a description of proposed lakeshore access (i.e. shared
dock with multiple slips, individual docks for each lot, etc.);
Not applicable.
k. A description ofproposedparks and/or open space. Please include a brief
statement on the proposed ownership and maintenance of said areas;
The neighborhood will include approximately 14.5 acres of public parkland.
Overall, the neighborhood includes approximately 49 acres of open spaces,
including public park, trail corridors, landscaped berms, ponding, infiltration
areas, wetland preservation areas, and private open space. The private open
space and infiltration areas will be maintained by a homeowners association.
1. A proposed development schedule indicating the approximate date when
construction of the project, or stages of the same, can be expected to begin
and be completed(including the proposed phasing of construction of public
improvements and recreational and common space areas).
Construction of the 3`d Addition improvements will commence in April and be
completed by June.
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INWOOD - LANDSCAPE ARCHITECTURE DESIGN REVIEW REPORT
LAKE ELMO, MN
LANDSCAPE ARCHITECTURE DESIGN REVIEW DATED FEBRUARY 14T", 2016
REVIEWED PLAN TITLE& DATE:
LANDSCAPE PLAN - INWOOD MARCH 26TH, 2015
PHASE 1 ISLAND PLANTINGS JUNE 10T", 2015
ENTRANCE FEATURE AUGUST 26T", 2015
5T" STREET LANDSCAPE PLAN OCTOBER 28T", 2015
LANDSCAPE PLAN - INWOOD THIRD ADDITION JANUARY 19T", 2016
Per this review the Landscape Plans for all phases submitted to date including 5'h
Street are NOT in compliance with the City's requirements and therefore are
rejected and require resubmittal of a comprehensive complete set of landscape
plans per our required action items below.
Required Action Items by INWOOD Project Team
1. Use the City standard planting notes & planting detail plates issued
February 2015 (Deciduous Trees, Coniferous Trees & Shrubs, etc.).
2. Remove all independent notes that are in conflict with the city approved
planting notes and detail plates.
3. Use correct horticultural nomenclature for plants documented in all plant
schedules, including correct spelling. For example should read: Heritage
River Birch / Betula nigra `Cully'.
4. Review and correct all clerical and spelling errors within all the plan sets.
5. Provide more detailed information as it relates to where and how the
required tree preservation replacement trees are being utilized.
6. Resubmit the most current tree preservation plans and inventory.
7. Provide most current set of grading plans for our review of soils preparation,
seeding and drainage details.
8. Provide design drawings for all signage and way finding elements.
9. Provide a graphic scale on every plan sheet.
10. Provide plants that meet City Standards. Minimum size for shrubs per Table
6-1. Minimum Size Standards for Landscape Materials within the City's
landscape requirement is #5 Container.
11. Provide more diversity of all plantings - Deciduous Trees, Coniferous Trees,
Ornamental Trees, Shrubs and Perennials. For example specify more than
two types of coniferous trees on the entire project.The expectation is to see
many kinds of coniferous trees in the next submission to fit the many different
micro climates and conditions within this large development. Focusing on
hardy native and pollinator friendly choices that would work nicely with the
City's dedication to this important environmental issue.
2350 BAYLESS PLACE • ST. PAUL, MN • 55114
PHONE: 651 .646.1020 • EMAIL: STEPHEN@LANDARCINC.COM
—2— February 16,2016
12. Provide design sections for all berms / landscape screening suggested
representing all typical planting arrangements with species specified and
represented to scale at time of installation. When planting berms please
consider planting side slopes verses simply planting the top as it is currently
suggested. Plants perform best when not placed on the highest, driest and
windiest part of the berm.
13. Rethink the species, spacing and layout of some of the shrubs and
perennials utilized in the islands and throughout development. In the islands
specifically some of the species are not durable enough to thrive at the
back of curb.
14. Provide a column for spacing in all plant schedules for shrubs, perennials
and bulbs. Typically, smaller perennials should be spaced at 12 inches on
center and for larger types spaced at 18 inches on center.
15. Revise infiltration basin details. The rock mulch specified does not appear
to be consistent with the grading/drainage details and plans which note:
"Plant Native Plants Tolerant of Inundation and Drought". There are
concerns related to maintenance, functionality of the basins without the
water cleansing benefit of plantings, the sterile nature of these spaces and
lack of biodiversity/wildlife habitat as currently proposed.
16. Remove notes that state: Soil Modifications not required for this Site. It is
required to have information on soil preparation and planting
specifications noted on the plans and that they be consistent with City
Requirements for all plantings/seeding.
17. Provide landscape irrigation system plans and details including water
sources for entire development including all commonly held HOA & City
Outlots / R.O.W. areas.
18. Provide a three year maintenance plan for all landscape materials/areas
within all commonly held HOA & City Outlot / R.O.W areas.
19. Add a note on plans that all plants to be planted within the City Public
Spaces to be verified that they were grown free of Neonicotinoids as to be
in compliance with the City of Lake Elmo Bee-Safe Ordinance. Please
provide written acknowledgement of this to the City for written City
approval prior to planting operations.
20. Revise the tree selections for 51h Street Corridor. The City requires about 1/3
of the trees to be a type of Freeman Maple, 1/3 Heritage Oaks, 1/3 Disease
Resistant American Elm. Currently about half of the trees suggested in the
plan are Freeman Maple cultivars. Currently the plan suggests Red Oak
which is not as tolerant of urban conditions as the Heritage Oak.
21. Correct plant bed layout in center median of 51h Street at Inwood.
22. Revise 5rh Street Boulevard Trees to be planted in boulevard over deep
Stormwater Pipes. We appreciate that it was acknowledged but in this
situation the Street Tree Layout takes precedence.
23. Add Bulbs and Perennials to 51h Street plant schedule.
24. Suggest more durable trees than Red Oak or Red Maple for use in
Boulevard locations.
25. Provide detail design drawings of all proposed walls in section with exact
materials specified.
26. Provide detail design drawings of all pedestrian patios and paths with exact
materials specified.
27. Provide design detail drawing of all site furnishings specified.
2350 BAYLESS PLACE • ST. PAUL, MN • 55114
PHONE: 651 .646.1020 • EMAIL: STEPHEN@LANDARCINC.COM
—3— Februaq 16,2016
28. Verify that Inwood Avenue North & loth Street North frontages are included
in public street frontage street tree calculations.
29.Street trees are absent on and along the interior boulevards / street
frontages of the planted islands within the development. Please verify how
the street tree calculations were derived in those locations and why they
are only single loaded on those streets.
30. Remove notes from plan set that state "Front yard Trees will be planted after
the home is constructed on each lot".
31. Provide Clarification how the multi-stem B & B trees are being counted
towards tree requirements.
32. Provide more detailed plans for the understory plantings (sod and native
seeding) and how it is integrated with the proposed trees, shrubs and other
plantings as part of the landscape plan.
SINCERELY,
LANDSCAPE ARCHITECTURE, INC.
STEPHEN MASTEY, ASLA, CLARB, LEED AP BD+C
LANDSCAPE ARCHITECT / DESIGN LEAD
2350 BAYLESS PLACE • ST. PAUL, MN • 55114
PHONE: 651 .646.1020 • EMAIL: STEPHEN@LANDARCINC.COM
I
I ,
I
IANOSUtE A Uh11UUtEAUJf4WLD
INWOOD 3Ro ADDITION — LAND. ARCH. DESIGN REVIEW REPORT
LAKE ELMO, MN
LANDSCAPE ARCHITECTURE DESIGN REVIEW DATED MARCH 8T", 2016
REVIEWED PLAN TITLE& DATE:
LANDSCAPE PLAN - INWOOD THIRD ADDITION FEBRUARY 24T", 2016
Required Action Items by INWOOD Project Team
1. Use the City standard planting notes & planting detail plates issued
February 2015 (Coniferous Trees & Shrubs, etc.).
2. Resubmit the most current tree preservation plans and inventory.
3. Per 154.258 Landscape Requirements (see attached document) F.
Screening, Provide adequate screening where uses are differing within
the development to meet the requirements of the code.
4. Where screening is required provide design sections for all different
conditions exhibited with landscape screening suggested representing all
typical planting arrangements with species specified and represented to
scale at time of installation.
5. Provide updated detail drawings of landscape plans of featured island
planting/ basin areas for review.
6. Provide a column for spacing in all plant schedules for shrubs, perennials
and bulbs. Typically, smaller perennials should be spaced at 12 inches on
center and for larger types spaced at 18 inches on center.
7. Provide a design section of infiltration basin details. I created a quick
hand sketch and attached for some ideas / notes of what we discussed
at our sit down meeting. Once this is created please update landscape
plans notes to be consistent with new graphic. The plans most recently
submitted specify Geogrid which is a structural fabric typically utilized for
structural reinforcement in a retaining wall system. We discussed utilizing
Geotextile Fabric. Please specify an exact product specification as part of
the detail... if you would like some suggestions we are happy to redline
detail once it is resubmitted and point you to an acceptable product line
for this application so you can further your research selection with your
client and make a final selection.
8. Provide landscape irrigation system plans and details including water
sources for entire development including all commonly held HOA & City
Outlots / R.O.W. areas.
9. Provide a three year maintenance plan for all landscape materials/areas
within all commonly held HOA & City Outlot / R.O.W areas. We attached
an example of what are expectations are for this document for reference.
2350 BAYLESS PLACE • ST. PAUL, MN • 55114
PHONE: 651 .646.1020 • EMAIL: STEPHEN@LANDARCINC.COM
-2— March 8,2016
10. Add this additional sentence to note #4 under landscape notes on L2 of
L4 plans a "Please provide written acknowledgement of this to the City for
written City approval prior to planting operations".
11. Provide updated set of grading plans for our review of soils preparation,
seeding and drainage details per our recommendations at our last sit
down meeting where modifications to drainage sections/details were
suggested and discussed. Also, on the landscape plans note for the
contractors what the expectation for tree, shrub, perennial and sod
planting bed preparation is to be in compliance with project requirements
and City specifications/requirements.
12. Provide written acknowledgment from the watershed district that they are
aware and approve of the currently proposed non-vegetated infiltration
basin designs with the adjusted revisions to the detail sections as
discussed.
SINCERELY,
LANDSCAPE ARCHITECTURE, INC.
STEPHEN MASTEY, ASLA, CLARB, LEED AP BD+C
LANDSCAPE ARCHITECT / DESIGN LEAD
2350 BAYLESS PLACE • ST. PAUL, MN • 55114
PHONE: 651 .646.1020 • EMAIL: STEPHEN@LANDARCINC.COM
INWOOD THIRD ADDITION (PHASE 2) LOT SUMMARY TABULATIONS
9-Feb-16
Lot# Block# Area (sq.ft.) Lot Width Lot Depth Lot# Block# Area (sq.ft.) Lot Width Lot Depth
1 1 11,432 105.7 130.0 11 2 8,338 61.1 135.4
2 1 6,500 50.0 130.0 1 3 19,755 75.3 228.7
3 1 6,500 50.0 130.0 2 3 10,311 50.4 168.4
4 1 6,500 50.0 130.0 3 3 8,388 50.5 142.3
5 1 6,500 50.0 130.0 4 3 8,508 58.4 130.6
6 1 7,540 58.0 130.0 5 3 6,500 50.0 130.0
7 1 6,500 50.0 130.0 6 3 6,500 50.0 130.0
8 1 6,500 50.0 130.0 7 3 6,500 50.0 130.0
9 1 12,150 59.7 135.7 8 3 6,500 50.0 130.0
10 1 7,792 51.3 121.4 9 3 7,627 58.0 131.5
11 1 8,989 52.2 123.7 10 3 8,063 55.5 140.0
12 1 8,610 52.0 128.4 11 3 9,948 75.1 125.0
13 1 10,856 59.5 121.8 12 3 6,250 50.0 125.0
14 1 6,500 50.0 130.0 13 3 9,693 58.0 167.1
15 1 6,500 50.0 130.0 14 3 8,957 65.8 156.0
16 1 6,500 50.0 130.0 1 4 9,636 89.8 130.3
17 1 7,540 58.0 130.0 2 4 6,500 50.0 130.0
18 1 6,500 50.0 130.0 3 4 6,500 50.0 130.0
19 1 6,500 50.0 130.0 4 4 6,500 50.0 130.0
20 1 6,500 50.0 130.0 5 4 6,833 58.0 114.0
21 1 8,914 58.3 129.3 6 4 11,315 67.0 114.6
22 1 8,245 51.0 122.0 7 4 28,113 60.8 238.8
23 1 6,500 50.0 130.0 8 4 15,496 61.8 192.7
24 1 9,757 70.0 130.0 9 4 12,599 60.7 151.8
1 2 8,840 71.4 130.6 10 4 9,264 62.0 149.4
2 2 8,019 69.5 142.4 11 4 12,589 61.8 148.8
3 2 6,763 50.0 135.3 12 4 15,096 71.6 147.5
4 2 6,424 50.0 128.4 13 4 6,174 50.0 125.8
5 2 6,255 50.0 125.0 14 4 6,582 50.0 131.9
6 2 6,250 50.0 125.0 15 4 6,596 50.0 131.9
7 2 6,250 50.0 125.0 16 4 6,596 50.0 131.9
8 2 7,612 58.4 125.1 17 4 7,628 58.0 131.9
9 2 6,420 50.0 128.4 18 4 6,490 50.0 129.8
10 2 7,641 58.0 131.7 19 4 8,696 67.0 129.8
TOTAL 577,840
OUTLOT Area (sq.ft.)
A 615,712
B 382,785 RIGHT OF WAY Area (sq.ft.)
C 12,832 RESIDENTIAL Z39,640
D 17,616
E 29,817 ITOTAL SITE AREA 1 2,075,674
F 199,432 Please Note: Lot widths shown represent the E.G. Rud &Sons, Inc.
TOTAL 1,258,194 width of the lot at the proposed house location. Job No. 13777PP
C19
N VICINITY MAP
® N
NOT TO SCALE
DIN- y INWOOD THIRD ADDITION �-2ar4 STET N CS.. NQ - )
I 9m STREET N SITE
Z LUjOWEq
KNOW ALL PERSONS BY THESE PRESENTS: That Inroad 10,LLC.,a Minnesota limited liability company, fee owns,of r o .5 uPFER
the fdlowing described property situated in the County of Washington, State of Minnesota, to wlb y>, 'M PLOL
L
Y ,B
O T \
1 l
DuUot J,INWOOD,according to the recorded plot thereof, Washington County,Minnesota. AND
par.'Rs..ARSH CR I AOLC L
HasINWOOD ,Ica TH paNT
pub caused the some to be a drainage
and plotted as e easements
THIRD d b this
and does hereby dedicate to the MPERIAL 8Lv0
public the public wogs and the drainage and utility easements created by this plot.
= NORTH 4rH STREET N �� HuDSUN �,� fit'
signed
witness whereof sold Inwood 20, LLC, o Minnesota limited liability company,has caused these presents to be
signed by Its proper officer th/s day of 20
INWOOD 10, LLC, rco d � DD D SCALE IN F'EET Rao I y I N
its INTERSTATE HWT 94(US HW/ 12)
1 Tnch= LOO FeeL
—
STATE OF MINNESOTA — — — — — — — — — — — SECTION 33.TOWNSHF 29 NORTH,RANGE 0 WEST
— f '—
couNry OF _ CITY OF LAKE ELMO
This'nstmment was acknowledged before me an this day of 20 by of Inwood 10.LLC,a Minnesota limited liability company,an behalf of the ,,, --- /,. ..,- _ ••, - NE CORNER OF
company.
Notary Pubic. Counlp. Minnesota -- — — a — — — — — - - — — — — — — ,,9— 1'.NOR IH N — /— — — �,- -
My Commission Expires OF SECL 33. T 29.R 2' a SLb°01G0400-,
- - - - - - - r ----- -------- --
N69.42'24"6 1666.70
------------------- ------------
I 1 29}..11 3 99A4i--, r ----1 - R� Y T---- - -- 39A iS 1 ' N89.42�4'Elr
I Daniel W. Oberm;Iler do heroby certify that I have surveyed and platted or directly supervised the survey and iV00.0000".1 .! r w `-LRAiNA,",E AND VUU Iv EASLMENI ,' o I $ g o •7'a✓�s��A
rattle a/the 73.67�� -' in PER THE at At OF INWOOD -- n 1 M'
platting property described on this plot as INWOOD THIRD ADDITION. that f am a duty Licensed Land Surveyor T p w - I i 1'IDD `.+tea.
in the Slate of Minnesota; that this plat Is a correct representation of the boundary survey that all mathematical $
data and lobels am correctly designated on the plot; that all monuments depicted on the plot have been or will be >• 35 45
correctly set within one year as indicated on the plot, that oft water boundaries and at fonds as defined in MS " . -� !•
Section 505,01, Subd.3 existing as of the data of this certification are shown and labeled on the plat; and that N05Y4'2B•W
all public ways are shown and labeled on the plat. 50. _ Ad
/ " ``\ HI w Ia •�
4 h' t m RI lei 1y'1 O9
Dated this day of zD 6�' ��h NTS+ �<` L WETm LAND �. N28,bys 9y6 . \6g5
Daniel W. ObarT»kler,Licensed Lond Surveyor
Minnesota License No.25341 D 6.� OS 35
m• 28\�°° T'StihS'3� . 4S I N10.3B'26""El
STATE OF MINNESOTA 55 nq S'`T• f 56.22 i
COUNTY OF p0 QO "o OUTLOT F %,�sa, �•� ; '
qq?%85'6g� � ° OUTLOT A Ne9vz•zs•E
The foregoing Surveyor's Cerlibcote,was acknowledged before me an this day of W. 20_ y'• 1 5' T. d• , ` I Ntl9�aY24•E 6
by Daniel Obarl"Ner,Licensed Land Surveyor. Minnesota License No. 25431, J'.9,g. D�\0 `fD J 0
y3> /w c4, , rT 1t 1 �,' �I Q N M4r6, 3.2-�• \\\9 A
r of pt i
LAND
Notary Public, County, Minnesota h°y9 rBI r M1�0 ti ~ I
My Commission Expires g �A' '`` •33 9"W.L6•E r�mry�s�>, ) I OUTLOT B o
LAKE ELMO PLANNING COMMISSION t / 7 6 4 -
\ 3T Ojf mom�o7c-s - 1 ' �` li •e+�+
2ppprwed by the Planning Commisston o1 the City of Lake Elmo,Minnesota, this day of / $
8 4 73epoo'-E t �J
PLANNING COMMISSION, CITY OF LAKE ELMO,MINNESOTA '� `
I I 2 t N; N7939'1r. PI n� l0 2oa
By Br e 1 i S' 3L9z W nr P'�� rfl ab
Chairman Secretary b / ` I i I J 4n f v qn,.T 17 �Q!
4 I 14
CITY OF LAKE ELMO.MINNESOTA 1 Cr CI, u 4
lha foregoing ptat of INWOOD THIRD ADDITION was approved by the City Council of take Elmo, Minnesota, this I 1 515.1fi'00•E r 31'`O I I! yiy� �!0
day of 20_ and hereby certifies compliance with o11 requirements as I 10 I OUTLOT �'; 13 sO•77�L
set forth in Minnesota Statutes, Section 505.03,Subdivision 2. pZ I , \ •/YN I /,tr If
CITY OF LAKE ELMO,MINNESOTA O Q(J I 12 I _ 23•W SSySFT I g';tee/•' k2>• LPpc�+
By By o 11 O I se4�e zz E
IRVrfJG GRG-E _ m t 3'
I I Mayor Clerk o _ _ - --- __. _- - --- -- I y
� 11 I 10 q � _` I' �p�°'7 Ne9vz'z4•E e94s4
E -LMSIE B8 6 5 _gy16 ---- -- -- - --
COUNTY SURVEYOR 12 i S 'e! m / J 3 / 3 / I r l 2
Pursuant to Chapter 820,Lows a ed an eta, 1971,and in accordance with Mlnnesato Statutes,Section SOS.OZI, 16 1/ 18 19 + ro ` q - 4 2 IA•3Y 4 W/ r
Subd Il, this plat has been reviewed and opprowd this day of 20— ` __ 13 14 ( ��lS EETB UFU - - - _ SEE INSET 9 aA{9A
4 -_ _ - - -_J Ny 9TH PLACE N0k2 1 0
By Washington County Surveyor B - '-� - <
'h�'29SP /98.90„ 12o,00 - > oUTLOT [SE 1 p ?A9
sj„ _ A SB7.54.33".r ' D r P;.f, T
COUNTY AUDITOR/TREASURER S62.17 37 ___ \,gU ^ `-INSET LINE 9TH PLACE NORTH-
Pursuant to Minnesota Statutes. Section 505.021, $ubd.9, taxes payable in the year 20___on the land - 9TH PLACE N��f( "' \�Zfj 11 I here before described have been paid. Also pursuant to Minnesota Statutes,Section 272.3$ there we no _ -
delinquent taxes and lransfs,has been entered on this day of 20� R 11 l0 ~ _- -- - _-- t15�56 \ OUTLOT C '500 $67Qt�, �'1!
By Y. g^ 9 B < 24 . 9TH PLACE NO2T-1 y'•h
Mbshington County Aud'tor/Treasurer Deputy a3 7 6 O
5 4 3 2 I� /`na;va. 23 - - - -- - -- 12
COUNTY RECORDER 1 SB4• - - _- Op 00\ mints` 22 / I
Document Number 3szr�' s�z2o / n'o•'a ,a �.. 21 20 19 18 17 16 15 14 13 e699
I hereby certify teat Nis instrument was recorded in the 0/flce o1 the County Recorder lo/record pn Uis - - _ lb A \ O,�y
day of - 20 at o'ciock M., and was duty recorded in Washington County 4�r ` _ 1 \/11•.t3 0A'0 7 l sJt�9
Retards. O�ry S76 9B/s 6`�t`` Q(�yry9A
EASEMENT DETAIL
By By ;4 31"' ���g `" v�153.10 N69.42'24"E 406.59 -' 6�37
Washington County Recorder Deputy DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS - - _� O G N8589"41"ly 5
ORIENTATION OF THIS BEARING SYSTEM IS BASED ON THE
RUD -- I WASHINOTON COUNTY COORDINATE SYSTEM(NAO 83).a SONS; INC. � � DENOTES WASHINGTON COUNTY CAST IRON MONUMENT
BEING-IO FEET IN WIDTH AND AOJOtNINQ RfGHr OF ;�•:,� v UNLESS OTHERWISE SHOWN,
Lsrlgn Professional Land Surveyors WAY LINES UNLESS OTHERWISE SHOWN. p DENOTES A 1/21.NCH BY 14 INCH IRON PIPE, WITH PLASDC
i J:t-• CAP INSCRIBED R.L.S.NO. 25341, WHICH HAS BEEN SET OR
(NOT TO SCALE) -•• WILL OF SET IN ACCORDANCE WIN MS 505.01t,SUBO t0.
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ORIENTATION OF THIS BEARING SYSTEM IS BASED ON THE
WASHINGTON COUNTY COORDINATE SYSTEM(NAO 8J).
o DENOTES A 112 INCH BY 14 INCH IRON PIPE, WIN PLASTIC
CAP INSCRIBED R.L.S. NO. 25341, WHICH HAS BEEN SET OR
WU BE SET IN ACCORDANCE WttH MS 505.021,SUBO 10.
EASEMENT DETAIL
DRAINAGE AND U77LM EASEMENTS ARE SHOWN THUS
NORTH
BEING 10 FEET IN MOTH AND AD"NING RIGHT OF SCALE IN FEET
WAY LINES UNLESS OTHERWISE SHOW, 50 G 25 50 t00 200. G. RUB SONSP INC. (NOT TO SCALE)
5 Tn Professional Land Surveyors I Inch- 50 Feet
S %,.oAGtU�13n�r.,I�i3777\iH1Nil ADCIr ION\13777P,-FINAL-PLAT-3RD 4DDI1[ONdwg 2/29/2016 3:0958 PM CST
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CRIENTA17ON OF THIS BEARING SYSTEM IS BASED ON THE 00 Ogg.
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p w '.'1•= 50 00 R 0 `k'J `tyrJ.
�68 BSO' ° ^g8ti'�
p DENOTES A 112 INCH BY 14INC44 IRON PIPE, WITH PLASTIC pry. z` „1 c h .'•� C d.f6.�8T.. ry L1-y8.g y�'ti
CAP INSCRIBED RL,S.NO.25J41• NffICN HAS BEEN SET OR '� n 10
WILL BE SET IN ACCORDANCE Wr7H MS 505,021, SUED 10. a y �'- ,°., 9
7 r 6 r n 5 .r 'mw 06�7a'a�i�Ji. �li'S hrO41
EASEMENT DETAIL -_- - -_ _ N = z 2 =- "= 3 n 2
2.4J _ R P N 4 f
DRAINAGE AND URLITY EASEMENTS ARE SHOWN THUS: �9 77 SB.1S'84:96' S0,10 6481 a
so Z
A 5 f M.h r_, /^�° jry�JO A ♦�0�0 h
22 h -oo _ v 0 A• Z
9220 soon � -'�- r
�J6.9s 1;07 29 o`tt \1b Qr�tiO
7
6` JQ tj
BEING 10 FEET IN WIDTH AND ADJOrNANG RIGHT OF 212pz•N sys49>s'�. Jzo) - -_ - Jb ry '� G�
WAY LINES UNLESS OTHERWISE SHOWN. NeP 19B>S 6931 ' V 30 � �• NORTH
(NOT TO SCALE) 631�; Q/
SCALE IN FEET
50 0 25 50 100
`S1'97 Professional Land Surveyors L Inch = 60 Feet
SHEET 3 Of 3 SHEETS
VICINITY MAP
PART OF SEC.33,TVJP.29,RNG.21 BLOCK 6 AND 7
EASEMENT DETAIL
PURrC DRAINAGE AND UTILITY EASEMENTS ARE Sn'OwN THUS l
w 1 4 J
I I (NOT TO SCALE)
9EnVG 4 E£L TO(N MOT,AND ADJOLNINC Sf LOT LWES AND
f 10 FEET IN•MD7N AND ADJO!MNG STREET LINES AND REAR I
LOT LANES.UNLESS OTHERWISE SHOWN ON This PLAT
NORTH
j — APPLICANT: PROPERTY OWNER:
_ _ John Rask Tara Scnueite
Hcns ha en Homes Inwood 10 LLC
1 O T H S T R E E T N +C _— 1 0 1 0 i�— —_ — — 941 NE H'It no Road, Su-Ie 300 95 South Owosso Blvd E
- Fndley, MN 55432 St Pout.MN 55117
WASHNGTON COLNTT,M"eSOTA - ——————— — — 783-586-7200 65,-484-0070
(NO SCALE)
PROPERTY DESCRIPTION:
...BOLLEVAaa RvnG saute The West Ha-t of Ine So'lheast Cuarter or Sect,cn 33.To—sh.p 29 North,Range 21 West
Ipng no•ln of Ine no.th righl of ay line os snown on State Highway Right-of-way Plot
DETAIL SHEET I l0. 4 of I2,Stole Project 8282(94=392)902 Wosn,ngton County.M,nnesoto
(Abstract)
SINGLE FAMILY HOMES BLOCKS 1-3 AND B-13 1 1 AND
The Northeast Duarte,of Sect-on 33. township 29.Range 21,less ono except
' R ( 3 Parcel Na 4 al Washingtan County HlghWoy Rlghl-oi-way Plat No 41, ana
"INWOOD„ a Parcel No 3 0l Washmgton County H,ghwoy Right-of-way Plot No 42, Wosninglon C—ty.
f' Minnesota
A Single Family development by HANS HAGEN HOMES I I (Torahs)
_ - I Il+$t PLACE
I wqp�
t.PlyHt 97HPIACE /
41 1 o NOTES:
rc Fpn,,` Q P �(/ - Field survey was completed by E G Rud and Sans, Inc on 4110114
`` I 97T4 STi1�7W0?7F.' N, \l _ Bearings"own are on the Wgsn�ngton County Coo•d.note System
5 \ Curb sho1S Ore taper,at the lop and back of curb
.S" "•}7'S Th,s survey was prepared w,lhout the O-efil of title—k AOoil,Oncl
c 3s-(Ml 'TL` r - - w I 97}y PLACE easements.rest—tions and/or encumbrances may ex t alner Thor those Shown
2 CE AnP1ia hereon Survey subject to rev,s,on upon rece,pt of a current hur
cai o 4 L+N[ N�4"32 0„WLe, H I tr 97U PLACEAU[TFf - P cel tD Nos b33-0 29/21-1 1-0001 on attolney's Idle 1,,i33n029-21-11-0002 33-029-21-12-0001.
33-029-21-12-0003.33-029-21-42-0002
local parce, area= 157 18 acres
/
wetland del ne Otian/IOcoton provided by Kpolhoug Envrohmentol Services See r &h o N 3^T I report acted Jury 3, 2014
V. 50'W Bogs acne by A3 e-oh Eng Tesbng,Inc from 5/12/14 Report
GARAGE _+PD SITE DATA AND LAND USE NOTES:
TOTAL PLAT AREA (ALL PHASES) 157 2 ACRES
Lq � CARAGE
PHASE 2 INFORMATION
S
O pRONp00SfO p y3ii / c I _ PROPOSED SINGLE FAMILY LOTS 68
G4Ad£1` n I PROPOSED OPEN SPACE LOTS 3
zeo J,` r1 ..va�SSSSS �� POD SINGLE FAMILY LANC AREA 133 ACRES
PATDz1 I�AB ODE ¢ , _...;� I u I ~\\�\JRQ RIGHT OOPE PACE WA WAY AREAOT AREA 14 ACRES
55 ACRES
Fr, lv°Aa N Z, wHpOP(yOSED I y IC TAL AREA OF PHASE 2 20.2 ACRES
PA Ra
i 14p �.
Apd
_7 L �I�1yfl
ally^ Lus fD4.ail I r'a /, I I 37H Q
�,o;o 7
�4 '1M'q�B hrRo � `' % I I S 7 P N.
"W a aN y4uir _ 7 `tea l 1
N'T7's()wW
MINIMUM
INIFRO UMTBACKS: N73
YARD O
FRCNI YARD SIDE STREET CORNER LOT 20' _ 1
n
REAR YARD —
SIDE YARD- 4'
Scale t`=�0' •Oeno[es Iran Monument E?c,,.,q Datum Assumed Joo No _3777 Drxq By JN -
� EAR' 0 EVAR6
F /
SINGLE FAMILY HOME
BUILDING SETBACKS:
ERONT YARD 20 FEET
SIDE YARD 4 FEET
CORNER SIDEYARD 20 FEET
REAR YARD 20 rEE1
,r.nc.,.M� •<M <a nr uyAw e>'A:, •,ue no r3 n_t o,nenc GRAPHIC SCALE
�E 6. RIIO 8 SONS- INC. Y A peMs•en ane tool,eta o CWy Reysrneo prtCe By awa SCAxxtD❑++ HANS HAGEN HOMES INWOOD
6776 Lake Drive NE,SuNe 11D ova ,.rr 1 , s of NR Slofe of MnneAory goo
Lino Ldkes,MN 55014 a , < ur `— 941 NE Hillwind Rd.,Suite 300 PUD FINAL PLAN PHASE 2 of
" Professional Land Surveyors nfAsn a4,-e ro �lLsn>.I•eml = _
DNOEt w ORLNAg1(ER I IN 1E.1 Fridley,MN 55432 Lake Elmo,Minnesota 1
.,,.r eprv4.can Dore a1/r8/f6 t,c,-nse Nn 2131I an nl+: nesrnor:rw t��uE- 2.n y r�
5 032A AM—
13777PP
LANDSCAPE REQUIREMENTS (FROM APPROVED PRELIMINARY PLAT):
1, ONE TREE/50' OF PROPOSED PUBLIC STREET FRONTAGE
SINGLE FAMILY PROPOSED STREET FRONTAGE: 19,184'=384 TREES
MULTI FAMILY PROPOSED STREET FRONTAGE: 1,413= 28 TREES
COMMERCIAL PROPOSED STREET FRONTAGE: 4,576'=92 TREES
2. FIVE TREES PLANTED FOR EVERY ONE ACRE OF LAND THAT IS DEVELOPED OR DISTURBED BY
DEVELOPMENT ACTIVITY*.
i SINGLE FAMILY DEVELOPMENT AREA**: 90 ACRES X 5 = 450 TREES
MULTI FAMILY DEVELOPMENT AREA: 27 ACRES X 5 = 135 TREES
COMMERCIAL DEVELOPMENT AREA: 25 ACRES X 5 = 125 TREES
EESI L _ �� 1 f� _
j . OR.'c_` :� �� �:� __ J�' { ) 5TH STREET ROW TAKEN OUT OF DEVELOPED AREA CALCULATIONS
Ec ate „„ .. FVNRE - .� ;JJU JE % �;. ** ,
- -" 100 BUFFER ALONG EAST SIDE TAKEN OUT OF DEVELOPED AREA CALCULATIONS
TOTAI. TREES REQUIRED F R LANDSCAPE ORDINANCE:
i J
MULTI FAMILY: 163
T1i _� COMMERCIAL: 217 (PLUS PARKING LOT LANDSCAPE REQUIREMENTS)
TOTAL: 1,214 (PLUS PARKING LOT LANDSCAPE REQUIREMENTS IN COMMERCIAL)
RE otq ON D
a
- - _ In
- - m PROPOSED TREES ENTIRE SITE (APPROVED PRELIMINARY PLAT):
I i se = '� z i SINGLE FAMILY AREA (HANS HAGEN HOMES): 991
Q BUFFER AND BOULEVARD TREES: 689
Ih - "S' "°" a RAIN GARDEN TREES: 63
VV
REAR YARD TREES: 132
—4
5TH STREET TREES: 107
MULTI—FAMILY: TBD
COMMERCIAL: TBD
\ � �� _ �, TREES PROPOSED BY ADDITION AT TIME OF SUBMITTALS, ONLY DECIDUOUS TREES 25" AND LARGE
r. , �,+ OR CONIFERS 6' IN HEIGHT OR LARGER ARE COUNTED):
_ 5TH STREET: 125
- FIRST AND SECOND ADDITION TREES (BUFFER AND BOULEVARD): 208
_ THIRD ADDITION TREES 173
TREE PRESERVATION DATA:
::�llS7:1(:1:....=..�::L�a�a�:.. .•ll� ,,r' ' \.. � ,.1' 'T �I- ' I''� �f I
CALIPER INCHES TO BE MITIGATED: 256
C� NUMBER OF TREES REQUIRED FOR REPLACEMENT: 102 (2.5r, TREES)
LANDSCAPE REQUIREMENTS COUNT TOWARD TREE MITIGATION REQUIREMENTS IN MIXED USE
DEVELOPEMENTS; NO FURTHER TREE PLANTING IS REQUIRED ABOVE THE LANDSCAPE
r __ _ _ -y t —� ORDINANCE REQUIREMENTS.
y1 = �' _ J� %+ SEE TREE PRESERVATION PLAN AND TREE INVENTORY DOCUMENT FOR MORE DETAILS
SHEET SHEETS L2-3 FOR TREE LOCATIONS
SEE SHEET L2 FOR TREE SCHEDULE
not to scale
PI$N_ EERenenee?ing
zszzrF.nte�sse ln`.a,�,z. awn auc^>r.a , F.X.
Gat-Mia I4rarn.an°,exwnrw-.v,Rr�.r wwx A,y^c= �y HANS HAGEN HOMES
fpl ,ndpm,�6aantqux�.mAW.¢1 22a.ia,py,.�°® INWOOD THIRD ADDITION
Merai,xa Hei Ive,MN is,lu Fax.Gel-lane r„Ady L.n++e.l Gvnb. .WW�e.� u."r.�Ln�,-n. tx..m.a LANDSCAPE PLAN vu lla.r..wrtsDxunu rrFslmr:tao L1 ra 4
n WWW pt°nceRn.com W„he L,»a.iur A.uo.Y m-r.,.e, w;N.. ,r'c. p,p
pan, IRIDI5Y.MINNF_tOiA 11442 L1KIi titM(1 MItiNFttJI'A
TREE TOTALS FOR ALL OF 3rd ADDITION
J PLANT SCHEDULE
VvF 11 ANC ����, KEY COMMON NAME Scutific name ROOT WANTITY
..�Ipj, \ ' f�� LINE w'\ \+\ OARSTORY TREES
. C POND vet
\ •J I ? 1 — ,/, 5 SUGAR MAPLE/AC&Soccarum Cr' Mountain' 2 5'B&B 21
_ 100 YR -fY1L ,3t 3 � �y
\ ,
\ 1
103>' AUTUMN BLAZE MAPLE/Ater%ireem gnIl',tefrersred' 2 5"B&B ;g
J„ILO- A
�/t SIENNA GLEN MAPLE/Ater r heeman 'Senre 2.5"B&B Y
OL, I LC L
HERITAGE RIVER BIRCH/Betulo m91d'Cully' 12'891B A
COMMON MgCKBERRV/CeRia occrocntobs 2 5"63d3 Zg
HONEYLOCUST/Gladits%o irlacgrtnos Var enermLs 2 5"9Ae 11
` 1 a
NORTHERN PIN OAK/Ouercus eWps ld.l.s 2 5'B&B tB
SENTRY LINDEN/Tam anencana'Sentry 2.5'B&B 12
EVERGREEN TREES
f < ///// �I I P 'J yl l BLACK HILLS SPRUCE iceo Ipuca densota 10'B&B 12
�// `1 BLACK HILLS SPRUCE/Picea glauca densato 12'B&B 11
\ , \ ,(( _ I\ \ BALSAM FIR/Ab'es bats'meo 10,B&B e
1
WE-LAN y \ •��\' / \ _ ORNAMENTAL TREES
NE
°B FUTURE AD ///�` '
I ��y � � f � SUGAR T{ME CRABfMcIUs'Sugar Tyme' 2.5'8o 10
�r/ °�/ \ T 1 y \ /` `•'\A_ ` / r<' PRAIRIFIRE CRAB/Malus Pravilire 2 5"BAS 9
ECON �SG�TIED OF SHOWN T� y1\\\ j/ / \ 'R c�� JAPANESE TREE LILAC/5y mga reticWata B EtdB 8
/ J 1
OUR E,TE' ` i Lr D zs so Too
/ 1 BETWEEN RO
ERERE A PL/ FQR / CURB / 11 LANDSCAPE NOTES:
'P6
\y 1. LOTS WILL BE SODDED AFTER CONSTRUCTION. cRaPmc scAEe IN FF.er
/(4 2. SEE SHEET L1 FOR LANDSCAPE REQUIREMENT DATA
3. TREES ON LOTS TO BE PLANTED WITHIN TWO YEARS OF PLAT RECORDING
\-_ ! 4. ALL PLANTS TO BE PLANTED WITHIN CITY PARKS AND ON CITY PROPERTIES SHALL
t
COMPLY WITH THE CITY'S RESOLUTION ENDORSING BEE—SAFE POLICIES AND
PROCEDURES.
INFILTRATION NOTES:
1. HATCHED AREAS SHOWN IN ISLAND INFILTRATION AREAS WILL CONSIST OF RIVER
s $1 I ( r S �- ROCK OF VARYING SIZES FROM 1.5" TO AT LEAST 6". THERE WILL BE SMALL TO LARGE
BOULDERS PLACED THROUGHOUT THE ISLAND.
2. GEOGRID TO BE USED BELOW ROCK MULCH.
3. LANDSCAPING FOR THESE AREAS ON SEPERATE PLAN
4. SEE GRADING PLANS FOR MORE GRADING AND DRAINAGE DETAILS FOR THESE AREAS
Central leader.
_ ( •L••----_ — ,,,yyPA��� -ZB _ Trunk Z60P rbrr ---
/` AP:OR 10 TREE STAK NO AND'IANIING OPEdAT0�.5 CONTRACTOR MUST CONfAC mcet ANSI ZBO tune°T Top droot bag Sha4
X10TIE <TL'E OS WHERE NE VALE(RFVATE ILFT�ophe;ST ON-SITE eT4 a• NiR 10 VEIS R 01 ER;ROI'••, 9Ultlpri t.root bap 612e be thud wllh
V b \/ I ` II4Y✓ /_IO},� AVE THOSE LOCATED AS WE'"L�S Fk�ST OH SITE TwF CCN'RPC-OP'S R:01,?FO 7�7 ppala.11—dflod Gnlshad de.
2 PJ,fi MATERIALS SHA,L MEET AMERCAN STANNRD FOR NURSERY STOCK ANT Z60 as required Prig lto mulching,lgnpy Wmp
_A'Eit.11:v 5aY araunA VM faBl be.l in fi'
•1 — — 'I RWrWIppppd SBa
h;lo//mrnm.P^rat aryl P'-umanlaiµSl Nu-rery Slx•Slurda'Us M•rer,uRnHVr;201;..J Carrpbmaetrr the
belm 4'high ball
ad a hoeDa s been l p*M d,rg
I } NZ PLANT SUBSIR';IT ONS CHAIL PF MADE WI1HOIlT THE IF DR WRI'TEN ALIHCRIIATON 'ahm'e tool hal5udate I hob has bast becARppd,
- I r-RC.4 THE ON shall be conSWUad pour wale,around the root
_ ( �-!-�� + = el I < ALL FREE✓R°IECTION MEASURES 10 BE F,E1D STAKED'RIOR TO NST'L;A-ION amund the fourN 1Jery W Se111a 1.161.
it T. :ON•RACTOR TJ C000.71NAtE FlELD REy1EM OF PROP:SES TpEE PROTECT vY LGCATIONS BBml shall begin al '
,I JI II J MTN TINE CITY AND-ROJECT LANDSCAPE ARCHITECT PROP-0 ANY'REE RRO-ECTNN rapt bag penpTlely L A'Mypl M m 10.NO nttXd
__ I I- _A�I ' NSALIAi ON than V of mukh an lop
1 w 11° - �' i - I, I I -- —la 1 a $ ALL TREE CATIONS TO BE F ELD STAKED RRKFR/0 INSTALLA'ION C•ONTRAGTCR TO of root Call.(Sep
LOCATIONS A OO I I I' I 10 COORO NA'f FIELD RE.YEW OF PROPOSED FREE LOCATIONS WTH THE GTY Ah0 PPWEC' Loosened avl' - spe�TelBdt TO'nlue3l)
I( 0 and lum the.AM1DSGPE 4RCHfffCt PRIOR 20 ANY TREE INSTALLATION 1g a �I
G ALL PWNTS SMALL BE PLANTER WIIJEOMTELT UPON ARRIVAL TO PROJE'.T S:TE NO to,emUte me
„" O»1T0 II III T4 _ _ PL:J+T VA'ERUL S TO BE ILTr OVERNIGM CV THE PRpIECT STE WRHOUT P;MG C0"Paction to pM ±
J { a 'I FiNShed e
1 .4E RW -W p I - ' NS"ALLLO LNLES$riRIREN APHI!WX by GIIY n,a nrod duplh grade
;II
^� .<`SD _` `{ nI t 11 T ul NTNG SHRUBS PER A EALSPT AND TIFF E CITY
'G DEFECTIVE
A TWO TEAR WAR,Eft. Shawn I
9w 170 , / 1 I SE n1c G`SH WWTTEN ACC ED MT1 BY THE CITY OfFEICE DURIItUAN-NG
AS GROMN N=_D
I - - BY PIE.AA REFL 3E 4EP.ACEO win nN AI CATS Or NOTICE DURING TTNE GRO,WNG 1
.( _ , $EASG'I.MIC REPLACCES 4AlY ES-SHALL RECEIVE T+E SAME 1Vf1.'EAR WARRANT✓
'•, ! � JMTL RLAN,i APE SUCCESSFUL,E$'ABL SHED .`
RCC•RRA TOR TO PPOTECT AND NAINTAh ALL P-AN-44CS AND PLAN'BED, N:LJDIIC
R"-FCT*N FROM Wtn11FF YIEFOINC,RE-11 ACHING.FFRT 17ATx,N,IRRQ.ATIO.1 All A r
CT+ER TYPICAL FORM$OF HORBCILNRAL CARE UNTIL THE END Or THE WARRANTY I f
IOIZ- `�., , A i TIER00 AS CETERMINEC AN)APPROVED RY.TY Bottomofrml
Ixa- s \ II) _ I' 9 ALL AREAS DSTURDED ADJACENT TO III[PRC.ECT SITE KLUDING DJULCVAIDS S14LL I bag rests on
J- RF RE AIRFD ANO 4AWTAM!"I PER C,1 n RFCTL'14 r—t.ng°r
-� _ 10 FROV•CE A THREE YEAR MAINTENANCE PL.FOR ALL SEfr-IG OF PLANT E.TwrBCafnpooed sail,
•�" 1-_~ - •.I CIT`IAI!-/AS A14 Yn%0 ALL AaMM'RC AL PROPCPTIE$ COMMONLY I%10 r A AREAS. 9 3%9 WId041 dimBnSgn Ol Copt bell
1Cf CLL TREE.S ANC RD'N 'NN (UnnOMed Sad ony)
_ — 'I _ 11 ALL TREE.SHRUB AND PCRMNIAL BEDS,WITHW tFE PUW OR LgC.A'EJ CN Nalm
``1\'t 11 I 1 ! I •1 �-- COMMERCIAL PRN.RTIE$Oi ON L'CMM".YIY HELD H^.A-0111 TY AV0 CITY OI;TLOTS 1 MBOlfled sW Oxppl of sdl vanBS t9eB sp,MAfinrbons lOf bdl modNlydtlonf.
II WIIMIN VL"uUPMLNIs ANL nuvew IU HAVE AN AMICIIAAr,C IRRSA110%4,S LM 2 Tre. hall be of puahri Pre-itaed I, a nabsenapanf and Foot observewon,d.b.I,Jnd
- --_ OF-RO `It L I ( �� _ OE4G`.:0 3r AN EPA WAFERSENSE CERTtF ED nRCFESSIONAL TH$PLAN IS PE:U-RED -4—f�.-t,.,.
Q 1 �_- _ --- 9 1 I I 1 FOR^ITY 11*11W A' HE SWE EVE AS NNOSGIPE PLAN iEVIEW D. gee spsdRWrons iM Tent.f Ulronenls ralabd W Nls delall.
M NG IN I L 4 12 ALL I AJ11 OWl 1LRF LAWN AREAS WITHIN ROW OR LOCATED ON COMMERCIAd �
1 I l I Poorly Drained Soil Npurs-
I PROPERT[5 OR ON COMMONLY nE,D IfOA PRDRERTf ANE)CITY OUTLOTi WIT+dN
I FROM 1.5-6"1 BOUT fZ t 1 Raul pan su face shag oe pas lmned Woe one-gUane at.-rn shed grade,
W I III 4 I \ n itF EAIVI F AL 4 AN EPA
ARf RfCUIRPO rn RO F AN.WTO 1,5 IRRIOAPCN S,STF4 OR C rY0 Ep
1 I I. I. t 1 --•— AN EPA WATER SENSE CER'IF ED RROfESSONAI ir5 PV N 5 REDJIRED FOR C tY Z. B%15tlng glee SOY Shell W added to aeala a SmWN I,MSIIJOn 6dn UIB lop C7 ale IaISBd
z I II LAYER ON GEOGRID I ^r6 REV'V AT T14E O-IANCSG'E RyA REV EW Feat ball to The amshr•.d nd nin 15%mas 5
�_ I , I FIRST A DITION I �11 `I , _ STANDARD bPa.
D RD PLAN NOTES DECIDUOUS TREE — MODIFIED/UNMODIFIED
1
` IIV�I I —� L
_nh.oscAPF a,aN; SOIL LYc POORLY DRAINED SOIL
I / ) / RaAN aSURUOArwo o I I � ///// 1 --- 77 - �.. FF.ARUARY 20I5 fGBRUARY 1015 a oPw SOURCE FREE TO vs1
Y
s 11—All-I �n SfAYnAxU 1KLAM1.�r:r..I
=pn
_ - / �/ / _ ( _ 0 CITY OF LAKE ELMO 900 CITY OF LAKE ELMO qD:A
ti l ( r�� 1C•1�IU 1,\KI:t:1\Itl
00
YR F•IY = 3104 SEC ND DI
TION NEI,MR an-No
/
I
PISNEERengneenng
e<uTYTame ,t •U«wiumSarlm..umlw•+q R.n.J Qk L1rA1A HANSHAGENHOMES
241E lmle,prpT[hive ,e..w.k.my Auen ry�n•unR.pal_.l Nam =•=L1A.�,.u,..,�nl. , INW OOD THIRD ADDITION
nfelldou llpAea,MN s5,z0 r�A:os1-9nax ...st,Y,L.<veALaWaIe A„Nleu ,"'"`"L"""R^"' �'• + LANDSCAPE PLAN !MI 1f11.LWINDRUADNESTTTIt 100 LZ r%{� 4
ww pu•LfeeceFlt;Aom vJlahv Ll.r rr u,c hau-+AfuvV..v wit N. JJ;,.I py�
Dn v IRIDTl>Y,MINNL•.SOTA 55432 LAI({itiLNiD_MINNIiS(II'A
i 1 l I I i y�1__ -�� - -� `��- ' ' '�'��-=°zg_ /. +asn SJH�-•D+ � �l
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fFUT RE A DITI0�, '
RETAINING .OA_L oc
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ETWEEN AIL A j a
FU RE DDI'I ION
- - - �-'ij
_
<, D BETW�. N-ROE E}S- /1- —osr- i
RB
� _ E O'ST T
ENE TYP —
j E GRADI G PLAN Off"
L ^! / • r r DFT ' 9
RETAINNC 1A q4 I �I i_,_ j ��
¢ ci _,_ « _ I\� / 1, J� ♦ •\ c R-I AWING
� SECOND D ION( IT � i-
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I HW_ — — - _
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�. — ¢
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_ 'DZ° VA YING IN ZE
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PARK i r
PI$NEEReneneering GRAPHIC SCALE IN FEET
¢ r'.wwr pnnaang.9zauem< Ix < (R51169`l,w1An ��.r.e.u•.:.x w e s.enatm o.,, asy Nu +rc+ u,g <maaa
Cu.nal ¢ HANS HAGENHOME$
INWOODTHIRDADDITIONL ANDSCAPE PLAN 141I[ILLWINDROADMSIMT-.M L3 �nF
I
IRIDUsY.MINNP_ttriA 55442 LAKHELMD MTNNLSDTAMnawltann,MNssiw c n
molli k,tomflel ' ••
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mill
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� �/\, � �iek �/�/�� ..�, � ��.."'�",'� � �,�f ifj• • �� r�'�.��i-ra,_ ~��•(` "� %/ ,7\ JP,..��.2:!i -��'-__---'�','. 1�
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MEMORANDUM FOCUSENGINEERING, inc.
Cara Geheren,P.E. 651.300.4261
Jack Griffin,P.E. 651.300.4264
Ryan Stempski,P.E. 651.300.4267
Date: March 10, 2016 Chad Isakson,P.E. 651.300.4283
To: Stephen Wensman,City Planner Re: Inwood 3rd Addition—Final Plat Review
Cc: Chad Isakson, P.E., Municipal Engineer Engineering Review Comments
From: Jack Griffin, P.E.,City Engineer
An engineering review has been completed for the Inwood 3rd Addition Construction Plans consisting of the
following documentation prepared by Carlson McCain:
• Inwood 3rd Addition Final Plat,Sheets 1-3, REVISED 02,29.2016,
• Grading, Development and Erosion Control Plans,dated 02.26.2016.
• Construction Plans for Sanitary Sewer,Water Main,Storm Sewer and Streets,dated 02.26.2016.
• Landscape Plans prepared by Pioneer Engineering, dated 02.24.2016,Review by others.
• Storm Sewer Design Tabulation, dated 02.16.2015.
STATUS/FINDINGS: An engineering review has been completed for the Inwood 3rd Addition Final Plat submittal on
02.29.2016. Engineering review comments have been provided in two separate memos;one for Final Plat approval,
and one to assist with the completion of the final Construction Plans. Please see the following review comments
relating to the Final Plat application.
FINAL PLAT AND INWOOD 3RD ADDITION
• Outlots C(storm water), D(trail),and E (storm water) must be dedicated to the City as part of the Final Plat.
City ownership must be noted on the final construction plans.
• Final Plat should be contingent upon the applicant expanding utility easements or other building restriction
provisions to assure that no building or retaining wall can be constructed within 15 feet of a City utility pipe,
that all utility pipe easements are at least 30 feet in width with the utility pipe located no closer than 10 feet
from the easement line.
• Retaining walls are proposed within rear yard utility easements throughout much of the development. It
should be clearly documented that the retaining walls remain within the ownership of the HOA even though
they are within drainage and utility easements. It should be further documented that any and all costs
associated with protection,replacement or maintenance of retaining walls due to any work in the easements
by the City,shall be the full responsibility of the HOA.
• Inwood 3rd Addition includes trunk watermain (12-inch diameter) and trunk sanitary sewer (12-inch
diameter) pipe oversizing along Island Trail. Payment for pipe oversizing from the City standard 8-inch pipe
should be addressed as part of the development agreement.
FINAL CONSTRUCTION PLANS&SPECIFICATIONS
• No construction for Inwood 3rd Addition may begin 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,
easements and permissions needed for the project; and a preconstruction meeting has been held by the
City's engineering department.
PAGE 1 of 2
• No construction for Inwood 3rd Addition may begin until the applicant provides a detailed storm water
management report and drainage design calculations specific to the Inwood 3 d Addition Improvements that
addresses the phasing of construction, and addresses erosion control and SWPPP corrections required to
bring the entire Inwood PUD site into compliance.
• The Final Plat shall not be recorded until final construction plan approval is granted.
• Final Construction Plans and Specifications must be prepared in accordance with the City Engineering Design
Standards Manual using City details and specifications and meeting City Engineering Design Guidelines.
➢ Storm sewer must be redesigned to maintain all pipe velocities below 15 fps and all pipe outlet
velocities below 5 fps.
• A separate memorandum will be provided to direct additional plan corrections necessary for final
construction plan approval.
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