HomeMy WebLinkAboutHC Development 8-22-2016 - WaCnty WasWnton Public Works Department
g Donald J.Theisen,P.E.
5 /Count Director
y Wayne H.Sandberg, P.E.
Deputy Director/County Engineer
August 22, 2016
Stephen Wensman
City Planner
City of Lake Elmo
3600 Laverne Avenue North
Lake Elmo, MN 55042
RE: Washington County comments on the concept plan for the H.C. Golf Course
Development LLC
Dear Mr. Wensman,
Thank you for providing the County with the concept plan for the H.C. Golf Course Development
LLC at Lake Elmo/Tartan Park in Section 24, Township 29, Range 20, City of Lake Elmo. Based
on review of the plans, we offer the following comments and recommendations to consider as
you process this application through the City of Lake Elmo:
• The Regional Functional Classification of CSAH 17/1-ake Elmo Avenue is an "A"
Minor Arterial Roadway. The Washington County Comprehensive Plan 2030,
identifies150 feet for the future right-of-way requirement along this section of
roadway. Currently, the right-of-way varies but ultimately, there should be 75 feet
from the centerline of the roadway.
• The proposed access points on CSAH 17/Lake Elmo Avenue are acceptable to
the County. Transportation staff is currently reviewing the Traffic Impact Study
(TIS) as part of the environmental review process and will be coordinating the
recommended roadway improvements as this development is processed through
the city. Once more specific development plans are prepared, the County will
review the specific plans prior to the issuance of Washington County Access and
Right Of Way permits.
• The Washington County Comprehensive Plan 2030, Planned Trail System
identifies CSAH 17/1-ake Elmo Avenue as a Planned Regional Trail.
• The City should consider requiring that the two neighborhoods along the eastern
edge of the site be connected and access be provided to loth Street on the south.
• A Right Of Way permit will be required for any work in the CSAH 15/Manning
Avenue right-of-way as it relates to the development. A plan set is required with
the application and include any grading, installation of culverts, installation of
water and sewer services, left and right turn lanes on CSAH 15/Manning Avenue,
parallel trail grading, signage and any landscaping and other improvements
within county right-of-way.
11660 Myeron Road North, Stillwater, Minnesota 55082-9573
Phone: 651-430-4300 • Fax: 651-430-4350 • TTY: 651-430-6246
www.co.washington.mn.us
Equal Employment Opportunity/Affirmative Action
H.C. Golf Course Development LLC
August 18, 2016
• The developer or the city must submit the drainage report and calculations to our
office for review of any downstream impacts to the county drainage system.
Along with the drainage calculations, we will request written conclusions that the
volume and rate of stormwater run-off into the county right-of way will not increase
as part of the project.
• Washington County's policy is to assist local governments in promoting
compatibility between land use and highways. Residential uses located adjacent
to highways often result in complaints about traffic noise. Traffic noise from this
highway could exceed noise standards established by the Minnesota Pollution
Control Agency (MPCA), the U.S. Department of Housing and Urban
Development, and the U.S. Department of Transportation. Minnesota Rule
7030.0030 states that municipalities are responsible for taking all reasonable
measures to prevent land use activities listed in the MPCA's Noise Area
Classification (NAC) where the establishment of the land use would result in
violations of established noise standards. Minnesota Statute 116.07, Subpart 2a
exempts County Roads and County State Aid Highways from noise thresholds.
County policy regarding development adjacent to existing highways prohibits the
expenditure of highway funds for noise mitigation measures in such areas. The
developer should assess the noise situation and take any action outside of
County right of way deemed necessary to minimize the impact of any highway
noise.
If you have any questions or comments to the responses on H.C. Golf Course Development LLC
concept plan, please contact me at Ann.punq-terwedo(cb-co.washington.mn.us.
Sincerely
Ann Pung-Terwe o
Senior Planner
C: Carol Hanson, Office Specialist
R/Plat Reviews/City of Lake Elmofrarten PUD