HomeMy WebLinkAboutPC Report InWood 4th Final Plat10.10.16 - packet THE CITY OF PLANNING COMMISSION
LAKE ELMO DATE: 10/10/16
AGENDA ITEM:4A—PUBLIC HEARING ITEM
CASE#2016-38
ITEM: Inwood 4th Addition Final Plat and Final Planned Unit Development Plans
SUBMITTED BY: Stephen Wensman, Planning Director
REVIEWED BY: Jack Griffin, City Engineer
Emily Becker, City Planner
SUMMARY AND ACTION REQUESTED:
M/I Homes of Minneapolis/St. Paul(Hans Hagen Homes) is requesting approval of Final Plat and
Final Planned Unit Development(PUD)Plans for Inwood 4th Addition to create 38 single family
lots. Staff is recommending the Planning Commission recommend approval of the request subject to
the conditions listed in this report.
GENERAL INFORMATION
Applicant: M/I Homes/Hans Hagen Homes (John Rask), 941 NE Hillwind Rd. Suite 300,
Fridley, MN
Property Owners: M/I Homes (John Rask), 941 NE Hillwind Rd. Suite 300, Fridley, MN
Location: Outlot B, Inwood lst Addition.
PID#: 330.292.114.0030
Request: Application for Final Plat and Final PUD approval of a 38 unit residential
subdivision to be named Inwood 4th 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: Surrounded by residential lots to the north(vacant) and west,
parkland to the east and parkland and 5th Street to the south, all
within Inwood. .
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 2nd was approved on 9/l/15, Inwood 3rd was approved on
4/19/16.
Deadline for Action: Application Complete—9/1/2016
60 Day Deadline— 10/31/2016
Extension Letter Mailed—No
120 Day Deadline— 12/30/16
PUBLIC HEARING ITEM 4a
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Applicable Regulations: Chapter 153 —Subdivision Regulations
Article 10—Urban Residential Districts (LDR)
Article 16—Planned Unit Development Regulations
§150.270 Storm Water,Erosion, and Sediment Control
REQUEST DETAILS
M/I Homes/Hans Hagen Homes is requesting Final Plat and Final Planned Unit Development(PUD)
approval of Inwood 4th Addition,replat of Outlot B, Inwood 1st Addition. The final plat will result in
38 single family lots on 10.9lacres. The final plat will have a gross density of 3.5 (DUA) dwelling
units per acre compared to the overall Inwood gross density of 2.7 DUA. The Net density is 3.5 DUA
as there are no ponds, wetlands, collector roads or parkland in the Ott'phase. Lot widths vary from
64.3 feet to 105 feet and lot sizes vary from 8,171 sq. ft. to 13,650 sq. ft., consistent with the
preliminary plat and the LDR—Urban Low Density Residential zoning requirements.
Plat Summary:
Development area(Outlot B): 10.91 acres
Total lot area: 8.4 acres
Residential lots: 38
R/W area: 2.51 acres
Average lot size: .22 acres
Gross density: 3.51 dwelling units per acre
Net density: 3.51 dwelling units per acre
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 condition of the 3rd Addition final plat was that
the surrounding trails be installed prior to issuance of building permits. The trails have been
constructed including the east-west trail to the north of this phase of the plat. The previously
dedicated parkland is located between this plat and 5th Street. Street access to the park will be from
Ivywood Ave or Ivywood Lane (or new name given to these streets).
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 and if in conformance it must be approved. Staff has reviewed the final plat and found that it is
consistent with the preliminary plat. The developer will need to follow all approved development
and construction plans for Inwood 4th Addition.
REVIEW AND ANALYSIS
Staff has reviewed the final plat and final PUD development plans and has identified a number of
issues that need to be addressed prior to recoding the final plat. A summary of the issues are as
follows:
Landscape Plans. Staff has reviewed the landscape plans and has the following comments:
• The landscape plans/utility plans must be revised to maintain 10 foot offset between trees to
utilities. As proposed there are multiple conflicts with the boulevard trees being placed too
close to water/sewer service stubs. Also Lots s 5 and 6, Block 1 have trees located over a
BUSINESS ITEM 4a
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stormsewer pipe. These trees need to be relocated to the lot side of the sidewalk outside the
10' drainage and utility easement or in the easement with approval of the City after staking.
• Add plan note to the landscape plans to require all trees to be field located and approved by
the city prior to planting trees.
• Remove plan note#3 on sheet L2. Tree installation is required as part of the developer
installed improvements.
• Revise plan note#7 on sheet L2 as follows; "Trees may be adjusted with prior city approval
to accommodate final home plans and driveway locations."
• One irrigation service is proposed from Ivywood Avenue to the proposed Park. Location
must be reviewed and approved by Planning/Public Works prior to installation. The City of
Lake Elmo Irrigation service detail must be on the landscape plans.
Engineering Review. The City Engineer has reviewed the final plat submittal and has prepared a
memorandum for the Commission and Council's review. The comments in the City Engineer's
review memorandum dated September 28, 2016 should be addressed prior to releasing the plat for
recording.
Preliminary Plat Conditions. The Inwood 4th Addition final plat is in conformance with the
preliminary plat. The preliminary plat and PUD 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):
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. The
Planning Department had named all streets within the entire plat, however, the City is in
the process of revising its street naming policy. Based on discussions with the City Council,
the Council may want to provide guidance on street names within the plat. Based on
discussions,Staff is recommending renaming the new road Ivywood Circle North.
2) 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 preliminary landscape plan has been updated and Phases I—3 have been approved.
The landscape plan for phase 4 is consistent with the preliminary landscape plans except
as noted below.
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 for the 4t1i
phase.An approved and executed landscape license agreement shall be required prior to
the release of building permits in the 4"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 Inwood 4tb addition are included as part of the Staff
recommendation below.
BUSINESS ITEM 4a
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RECOMMENDED CONDITIONS OF APPROVAL:
Staff is recommending conditions as part of this final plat review to address issues highlighted in this
report that include conditions of the preliminary plat that have not been fully addressed by the
applicant. The City Engineer's review memorandum dated September 28, 2016 identifies a number
of issues that need to be addressed by the developer in order for the City to deem the final plans
complete. Based on the above Staff report and analysis, Staff is recommending approval of the final
plat and final PUD development plans for Inwood 4ch Addition with the following conditions:
Recommended Conditions of Approval:
1) All easements as requested by the City Engineer or Public Works Department 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 September 28,
2016 be complied with prior to the execution of the final plat by City Officials.
3) That the Landscape Plans be revised to address the Planning and Engineering review
comments prior to recording the final plat.
4) That the 5ch Street Irrigation water service be installed with the 4ffi Addition improvements
consistent with the Landscape Specifications for 5ch Street, and that the City's standard water
service for irrigation detail be added to the final landscape plans.
5) A Common Interest Agreement concerning management of the common areas of Inwood 4th
Addition 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.
6) That the new street in the final plat be named Ivywood Circle North.
7) The applicant shall also enter into a landscape license agreement and 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.
DRAFT FINDINGS
Staff is recommending that the Planning Commission consider the following findings with regards to
the proposed Inwood 4th 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 4th Addition consists of the creation of 38 single-
family detached residential structures.
• That the Inwood 4th Addition Final Plat is consistent with the Preliminary Plat and Plans as
approved by the City of Lake Elmo on December 2, 2014.
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• That the Inwood 4th Addition Final Plat is consistent with the Lake Elmo Comprehensive
Plan and the Future Land Use Map for this area.
• That the Inwood 4th 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 4th 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 4th Addition Final Plat complies with the City's subdivision ordinance.
RECCOMENDATION:
Staff recommends that the Planning Commission recommend approval of the Inwood 4th Addition
Final Plat with the 7 conditions of approval as listed in the Staff report.
Suggested motion:
"Move to recommend approval of the Inwood 4th Addition Final Plat with 7 conditions of
approval as drafted by Staff based on the findings listed in the Staff Report."
ATTACHMENTS:
1. Application Forms and Narrative
2. Inwood 4th Addition Final Plat
3. Inwood 4th Addition Final PUD Plans
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 4a
Dale Received: rtH: CITY (Al 651-747-3900
Received By: LAKE E L MO 3800 Laverne Avenue North
Permit#: Lake Elmo, MN 55042
AUG 17 2016
LAND USE APPLICATION
❑ Comprehensive Plan ❑ Zoning District Amend ❑ Zoning Text Amend ❑ Variance*(see below) ❑ Zoning Appeal
❑ Conditional Use Permit(C.U.P.) ❑ Flood Plain C.U.P. ❑ Interim Use Permit(I.U,P.) ❑ Excavating/Grading
❑ Lot Line Adjustment ❑ Minor Subdivision ❑ Residential Subdivision Sketch/Concept Plan
❑ PUD Concept Plan ❑ PUD Preliminary Plan PUD Final Plan ❑ Wireless Communications
Applicant: � c a '(. � 1,
Address: / �✓�� ��. 2 s'v 3�� A-,fib
Phone# 7, _ �-
Email Address: ;;r �aa
Fee Owner:
Address: c_ �-
Phone#
Email Address:
Property Location(Address): n
(Complete(long)Legal Description:
PID#: Irb D D Z Y1;I1&f�G 3 Q
Detailed Reason for Request: a
Variance Requests: As outlined in Section 301.060 C.of the Lake Elmo Municipal Code,the applicant must demonstrate
practical difficulties before a variance can be granted. The practical difficulties related to this application are as follows:
In signing this application, l 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 all statements received from the City pertaining to additional application expense.
Signature of applicant: Date:
Signature of fee owner: Date: s;/ ��/
T] [H CITY O
LAKE ELMO AUG 17 2916
Lake Elmo City Hall
651-747-3900
3800 Laverne Avenue North
Lake Elmo, MN 55042
ACKNOWLEDGEMENT OF RESPONSIBILITY
This is to certify that I am making application for the described action by the City and that I am responsible
for complying with all City requirements with regard to this request. This application should be processed in
my name and I am the party whom the City should contact regarding any matter pertaining to this application.
I have read and understand the instructions supplied for processing this application. The documents and/or
information I have submitted are true and correct to the best of my knowledge. I will keep myself informed
of the deadlines for submission of material and of the progress of this application.
I understand that this application may be reviewed by City staff and consultants. I further understand that
additional information, including, but not limited to, traffic analysis and expert testimony may be required for
review of this application. I agree to pay to the City upon demand, expenses, determined by the City, that
the City incurs in reviewing this application and shall provide an escrow deposit to the City in an amount to
be determined by the City. Said expenses shall include, but are not limited to, staff time, engineering, legal
expenses and other consultant expenses.
I agree to allow access by City personnel to the property for purposes of review of my application.
Signature of applicant Date
Name of applicant ��Z. �S� Phone 76 -7 .S` 4— 7,;?-0 �
(Please Print)
Name and address of Contact(if other than applicant)
Revised 311312014 9:11 AM
T] IF CITY OF
LAKE ELMO
E"UG k7akXo City Hall
651-747-3900
3800 Laverne Avenue North
Lake Elmo, MN 55042
AFFIRMATION OF SUFFICIENT INTEREST
I hereby affirm that 1 am the fee title owner of the below described property or that I have written
authorization from the owner to pursue the described action.
Name of applicant f'''1 Itc / r
(Please Print)
Street address/legal description of subject property
Signature Date
If you are not the fee owner, attach another copy of this form which has been completed by the fee owner
or a copy of your authorization to pursue this action.
If a corporation is fee title holder, attach a copy of the resolution of the Board of Directors authorizing this
action.
If a joint venture or partnership is the fee owner, attach a copy of agreement authorizing this action on
behalf of the joint venture or partnership.
Revised 3/13/2014 9:12 AM
Date Received: Ti H: (,IT (A'
Received By: LAKE ELMO
LU File#:
6�5 -voU46orth
747-3900
38�OU�ave n Av orlh
Lake Elmo, MN 55042
FINAL PLAT APPLICATION
Applicant: -s ' A?/ o/s G'GP.
Address: XX/ 1_Z r-1 _: -700
Phone#: J 3- S 6-
Email Address: rn
Fee Owner: so
Address:
Phone#:
Email Address:
Property Location (Address): ��
Complete (long) Legal Description:
PID#: 3YrO.;�'? -9/- /�/- Oasy
General information of proposed subdivision: 5C., d\ 't_j J
In signing this application, 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 all statements received from the City pertaining to additional application expense.
Signature of applicant: Date:
Fee Owner Signature Date:
Revised 7/20/201611:20 AM
TI Ili CITY O
LAKE ELMO
1:uG 17 2016
Lake Elmo City Hall
651-747-3900
3800 Laverne Avenue North
Lake Elmo, MN 55042
AFFIRMATION OF SUFFICIENT INTEREST
I hereby affirm that I am the fee title owner of the below described property or that I have written
authorization from the owner to pursue the described action.
Name of applicant /7-7 L "�" "-5
(Please Print)
Street address/legal description of subject property
---- 2� ;-As7-/"'�-
Signature 1Date
If you are not the fee owner, attach another copy of this form which has been completed by the fee owner
or a copy of your authorization to pursue this action.
If a corporation is fee title holder, attach a copy of the resolution of the Board of Directors authorizing this
action.
If a joint venture or partnership is the fee owner, attach a copy of agreement authorizing this action on
behalf of the joint venture or partnership.
Revised 3113/2014 9:12 AM
T]IH CITY OF
LAKE ELMO
Lake Elmo City Hall
651-747-3900
i 7q 00 Laverne Avenue Wh
Lake Elmo, MN 55042
ACKNOWLEDGEMENT OF RESPONSIBILITY
This is to certify that I am making application for the described action by the City and that I am responsible
for complying with all City requirements with regard to this request. This application should be processed in
my name and I am the party whom the City should contact regarding any matter pertaining to this application.
I have read and understand the instructions supplied for processing this application. The documents and/or
information I have submitted are true and correct to the best of my knowledge. I will keep myself informed
of the deadlines for submission of material and of the progress of this application.
I understand that this application may be reviewed by City staff and consultants. I further understand that
additional information, including, but not limited to, traffic analysis and expert testimony may be required for
review of this application. I agree to pay to the City upon demand, expenses, determined by the City, that
the City incurs in reviewing this application and shall provide an escrow deposit to the City in an amount to
be determined by the City. Said expenses shall include, but are not limited to, staff time, engineering, legal
expenses and other consultant expenses.
I agree to allow access by City personnel to the property for purposes of review of my application.
Signature of applicant Date
Name of applicant oar ��'� Phone '�a —
(Please Print)
Name and address of Contact(if other than applicant) Sam
Revised 3/1312014 9:11 AM
Final Plat and PUD Final P1anNarrative
Hans Hagen Homes
January 17, 2016
2. Written Statements
a. List of contact information:
Applicant /BUG 17 7016
John Rask
Hans Hagen Homes
941 NE Hillwind Road, Suite 300
Fridley,MN 55432
763-586-7200
Property Owner
John Rask
Hans Hagen Homes
941 NE Hillwind Road, Suite 300
Fridley, MN 55432
763-586-7200
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
1
b. A listing of the following 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 ` ;�' 7016
i. InWood 4th Addition
ii. Lot Tabulation—see attached plat and table. The 4th addition plat
includes a total of 38 lots, which is consistent with the approved
preliminary plat for this part of the neighborhood.
iii. There is no park land dedicated in this phase.
iv. 2.51 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 4th Addition is consistent with the preliminary plat and
conditions of approval as discussed below.
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 Inwood project area prior to the acceptance of a final plat for any
portion of the PUD area.
Response: The applicant and City have agreement on the final water.system design.
The property owner. Inwood 10 LLC, has provided landfor a future City neater
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.
Response: The applicant has submitted revised plans to the City addressing the
above. Landscaping.for the first phase and Yh Street has been partially installed.
2
4. Prior to the submission of a final plat for any portion of the InWood PUD,the
developer shall work with the City to determine the appropriate park dedication
calculations for the entire development area.
Response: The Park Dedication requirements were satisfied with the Final Plat for
Inwood. Outlot L, Inwood was dedicated to the City,for future 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 Cityln"a' tl1e7 7016'
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 10`h 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.
6. 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 property 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 Srh 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 updated and resubmitted to the City 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
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.
3
Response: This change was made to the preliminary plat. The �h Addition Plat is
consistent with this requirement.
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 for the project were drafted consistent with this
condition. The documents are recorded against the property.
I l. 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 I O'h
Street or will need to work with the South Washington Watershed District to design a
multi-purpose trail through the buffer area that complies with all applicable
watershed district's requirements.
Response: The trail was installed with the previous phase of the development
12. Tile 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 Is'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.
l4. 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.
15. The developer must follow all the rules and regulations of the Wetland Conservation
Act, and adhere to the conditions of approval for the South Washington Watershed
District Permit.
�r 1 � 2010
4
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 4th additional includes 10.91 acres
ii. 275 total single family homes (38 lots in 4th Addition).
iii. Single Family Gross Density of 3.5 units per acre (Overall project
density is 2.7 units per gross acres)
iv. Single Family Net Density of 3.51 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) necessary to serve the subdivision;
The 4th 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
(discussing your 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 Plan, and no 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:
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.
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11� 7 7015
ii. The Iots and streets were orientated east/west with cul-de-sac lots
backing to the linear park. There are only 191ots 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 I01h Street, 5ch Street, and along a portion
of the western edge of the neighborhood.
h. A description of how conflicts with nearby land uses (livability, value,
potential future development, etc.) and/or 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 5th 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), sewage, water supply,parks, schools,fire, police, or other
public.facilities/services (including trafc 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.
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.
i ir. 1 7016 6
INWOOD FOURTH ADDITION (PHASE 3) LOT SUMMARY TABULATIONS
8-Aug-16
Lot# Block# Area (sq.ft.) Lot Width Lot Depth Lot 4 Block 4 Area (sq.ft.) Lot Width Lot Depth
1 1 9,772 75.8 128.8 6 2 10,749 75.0 142.9
2 1 8,552 65.0 131.6 7 2 10,303 70.0 146.6
3 1 10,099 75.0 134.3 8 2 9,660 64.4 131.6
4 1 10,250 70.0 146.4 1 9 2 10,71S 79.8 130.0
5 1 10,402 65.0 161.1 10 2 11,529 73.2 127.5
6 1 10,071 65.0 155.1 11 2 9,790 64.3 121.8
7 1 11,957 87.8 139.5 12 2 9,165 64.3 115.9
8 1 10,972 87.3 131.5 13 2 9,128 64.3 126.8
9 1 8,964 65.0 138.1 14 2 8,450 65.0 130.0
10 1 8,875 65.0 136.5 15 2 9,840 64.4 130.0
11 1 8,774 65.0 135.0 16 2 10,804 64.4 127.2
12 1 8,672 65.0 133.4 17 2 10,572 64.4 125.2
13 1 8,571 65.0 131.9 18 2 9,550 64.5 121.1
14 1 12,428 93.1 130.0 19 2 8,662 64.5 120.1
1 2 13,650 105.0 130.0 20 2 8,171 65.0 125.7
2 2 8,515 65.5 130.0 21 2 8,171 65.0 125.7
3 2 8,515 65.5 130.0 22 2 8,171 65.0 125.7
4 2 8,515 65.5 130.0 23 2 8,171 65.0 125.7
5 2 8,515 65.5 130.0 24 2 8,171 65.0 125.7
TOTAL 365,841
RIGHT OF WAY Area (sq.ft,)l Please Note: Lots widths shown represent the
RESIDENTIAL 1 109,502 1 width of the lot at the proposed house location.
TOTAL SITE AREA 475,343
E.G. Rud &Sons, Inc.
Job No. 13777PP
S89°58'1()"E DRAINAGE AD UTILITY
VICINITY MAP
S84•»'q
83.92 o ss.00 158.gS? NOT TO MENT- SCALE
INWOOD FOURTH ADDITION 'o$68;o,,8 ass /
o �. _ II (C.S_ _
O II 11 /^\\ y.j`y y �'•� 10TH STREET N. J l .A.H.
Co
s°fig 70 ,I Ip �1Rv1NG S�G�
\ m1 IN 11$ 14 3/ N. e
W Ns�05 13 31 I >>
Ca wl la inl I� 15 9TN STREET N. \�
12 Im o o PL-
y0 7THPR®®
a Q KNOW ALL PERSONS BY THESE PRESENTS: That M/1 Homes of Minneapolis/St. Paul,LLC, a Delaware limited liability \ `f\ \m, I I I I I I y/ /^ 16 z L ®® SITE
Zcompany, fee owner of the following described property situated in the County of Washington, State of Minnesota, 70/ \ \ 11 $\ c^ /
W to wit: O / Lp=10'43'25`_ I I / '�/ / \ �- 3 uai ISLAND S T N.
0 Outlot B, INWOOD, accordingto the recorded lot thereof, Washington Count,Minnesota. / \��J• \\\Dt 1 4 28.07 32,08J L_----J L ��-4g / / �,yOti/// \ I_ _ _ TRAIL F
P 9 Y p�. / !,y\ t9. 560 fi5.00 29` / ,y/ / \ OAK MARSH DR EAGLEL
Has caused the some to be surveyed and platted as INWOOD FOURTH ADDITION and does hereby dedicate to the :•/ RJj�P kryo� I ro 29.90 28.g5 L�ZS 5//�,y0� \\ tr, NORTH IMPERIAL B vo
O public the public ways and the drainage and utility easements created by this plat. ;� // \�\ ry{ti�p IV)
Lq j S4 Sy, / / \ N AVE.N. PF\5
aJ! \ \ /hfa I_- - 58471'43' NE I 2S\6•/ /
W �' �+ 0/ "ORgr 1 U \ `Q p0 - E I / 1 \ W 4TH STREET N. HUDSON �y
In witness whereof said M/1 Homes of Minneapolis/St.Paul, LLC, a Delaware limited liability company,has caused Oaj FgSeMAce a h� ky8 0• 726.96
these presents to be signed by Its proper officer this day of 20 0 �qr ENT p R0 Q,41
nLI \ate"
�' ry Nk.O OYF 7y .o/ryM hti 3jy. s\S ,g"W i 1 .
M/1 HOMES OF MINNEAPOLIS/ST.PAUL, LLC ro Ss OO y b6• 24 58.52 ' Kfi 5 N.
^�• ry 8@s s ,> \ /b NN---- I 68.44 s\' `�\;c'. `'�T �_ zo
T� �/ -, 1, I----- q. 9`y`a• \�i%���53.20 INTERSTATE HWY. 94(U.S.HWY.12)
Gory M. White,President f� / f\ 4; 30 T m�°i/ 1 2D 20 I \Qq o\ ro o
\\ �\oo m Q SECTION 33,TOWNSHIP 29 NORTH,RANGE 21 WEST
/ 7 I �m I I1m NIw 18 .:
This instrument was acknowledged before me on this day of 20 by v- v J �1'/o r,\\ S7Z9 y a33r / o/^^o//^/�� f_-__N 31'57aW_ -JIB ,L _ S7g3 8 \$ 30 31 30 I IL__ N89'58'44'W CITY OF LAKE ELMO
STATE OF MINNESOTA o, 3/ n/ _ _ _ _ _ _ ___
COUNTY OF L H L__ 1 20
ofit
rthe cM.ompany.resldent of M/1 Homes of Mmneapohs/St. Paul, LLC, a Delaware limited liability company, on behalf O o// �7\ 48 f\\14 ' �f zp`v, / ��((� // 147 g1- y J N'I' I--___ 5 48•E -- J e o o -
------
/ 30.7 .4. /, °v I , I 73s-88 120.00 �.
0 / 8 0/ 1 20 v/A�656' I 1 9 A=1°roz•ss'�= i I. e o
20 O 38a I *_ ' o
Notary Public, County, Minnesota / o I h o �%�20.fi0 , I I ho p-(- ---- a�� m
My Commission Expires _> / n I"° o r-_-- N83'37'5TW __ I z L- I'nq �o"' M --N7955• 20
V -- --1 _ S7955'
-- h - S833Y57•E d I ro I CS
:'�' 161.05 ,' -
1-----_ _J w elvl 20 ," 1 125.71--- I
1 Daniel W. Obermiller do herebycertify that 1 have surve d and Tatted or direct) su ervised the survey and 137 --- I , to I N I
Y Ye P Y P Y ;0 / i6 - G w n NfO platting ofof the property described on this plat as INWOOD FOURTH ADDITION; that I am a duly Licensed Land '- !,n D1 u I �1 m 5 I ' o Q I L_� -' $ I __ _'_ '
Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey, that all A Ia 1 n�$w I I ml 2U I� i EASEMENT DETAIL
mathematical data and labels are correctly designated on the plat; that all monuments depleted on the plat have I o _ _o I 1 Q I
been or will be correctly set within one year as indicated on the plat; that all water boundaries and wet lands as , / 7 N -- "-: - 7-85_ N8_331' 1 in I - I o I I d z DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS.
defined In MS Section 505.OL Subd. 3 existing as of the date of this certification are shown and labeled on the I30 1 30
plat; and that all public ways are shown and labeled on the plat. !' ---- ___ I$ z r_-_-- _----1 i L--S79.55'49` N7s59_4g-W 14,i
DRAINAGE AND --1 N 3 a Q I 154.98 -- - E 1 I --J 20 w 1
S83'31'S7' T -7 > I 1 _ , 125.71 J5.76 I l
Dated this day of 20� ,53.17 1 v I $ Q
z 0 =1 unurrEasEMeNr-'I If JI 4 inm W y �I 2 w ----J L-s--
N ��
Daniel W. Obermilleq Licensed Land Surveyorcoa�\ ,L N I , o I 11 I$ �I 21 I $ BEING 4 FEET IN WIDTH AND ADJOINING SIDE LOT LINES
A L �n
r N \ L 1°D I -T-f 1 A-Sy7-52v--__ o I I Q O AND 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY
Minnesota License No. 25341 om�'\ -i t . c, l >13.24 n DRAINAGE _ -J 20 xi L-- I o O> LINES AND REAR LOT LINES, UNLESS OTHERWISE SHOWN.
// I oa 1 AND r L S7 t o J N7955' 4j
\ 6 q o 1 n o� v N83'31'SPW _ 955.48"_ r 49_W I o
\ A-11'3944� to H N 1 UTI 38 20 n 20 Ir--- E -- I I _ _w-n J (NOT TO SCALE)
1n all n�---f-CITY EASEMENT-'- 134.20 ----' I 125.77��-
COUNTY OF STATE OF MINNESOTA �. 583'31' �� r A=8'2TS2' -5PE 75.
The foregoing Surveyors Certificate was acknowledged before me on this day of, 20 1 101 130.p0----� 200 30 I 3 I $fOQ I 12 - I QI oI 22
by Daniel W. Obermiller, Licensed Land Surveyor, Minnesota License No. 25431. o I I 120 z n I I I I$0n I Q
-_S79 'L-_-_N7s • _ z
33 _9_E
20 _W-
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w l 132.6
31'S7_E I I 120 IF z I 132.84 4
Notary Public, County, Minnesota r--___ --- 1 1 1
My Commission Expires w I t3o.oD '--1 I Iz I 2 c$z 13 I o I m I 23 I $O Q
N I a I e Q I N GO z
4 gig 5'49•
LAKE ELMO PLANNING COMMISSION I I In I�w L- I o L-- . -48_E I`O I r_ N�g5W, I Q
Approved by the Planning Commission of the City of Lake Elmo,Minnesota, this day of
20-
¢q, _-_S833P57_E I I iN OLi I 130.31 -7 1 1 I $I
PLANNING COMMISSION, CITY OF LAKE ELMO,MINNESOTA 0 _---I I I I O q 1 I ^20 I 14 1. I I 25 S /
By @Y �I I I 13o nI 1 o� Ixi L-- si�•35'z7j
Y W -
a
Chairman Secretor o �I 3 I � I h ssz,� � I fO 53 oa 30
m I o
L so 49.04
12Z36 -J i 3p 13 NN,..I__ 130
CITY OF LAKE ELMO, MINNESOTA I---_S83_31_57_E_ I I I v ' '�! .------ _ i `9�'y s j,,
The foregoing plat of INWOOD FOURTH ADDITION was approved by the City Council of Lake Elmo, Minnesota, this _- _ ---1 130 1 n 101.05 �'
day of 20� and hereby certifies compliance with all requirements as I 130.00 ----I I I L /V Y wQ Q 60� `Ow
set forth in Minnesota Statutes, Section 505.0$ Subdivision 2. n I I I ' I - L,q NORTH
vi I 1
CITY OF LAKE ELMO, MINNESOTA 'a I 2 in1 mI I I M 258.47- - _ I p% Q' -
O .- Bg 095A•
Y
m 13� Jot i SCALE IN FEET
@y Mayor @y Clerk L-__S83_3TS7"E I I fr 1 N83 M 135 26 23 1 y 50 0 25 50 100 200
O _ _
0 f------ ---� " I 1 228.q>
130.00 - l y I I O -
COUNTY SURVEYOR I
Pursuant to Chapter 820, Laws of Minnesota, 1971, and in accordance with Minnesota Statutes, Section 505.021, I 1 I Ito I e0,' 1 Inch= 50 Feet
Subd. 11, this plat has been reviewed and approved this day of 20- .01 I
BY By 91 1
Washington County Surveyor ^I I o I 1 O
I
-DRAINAGE AND U77LITY 1' 1 20 20 I ORIENTATION OF THIS BEARING SYSTEM IS BASED ON THE
01 EASEMENT PER THE __I
COUNTY AUDITOR/TREASURER L_ PLAT OF INWOOD__-'I' --I O WASHINGTON COUNTY COORDINATE SYSTEM(NAD 83).
Pursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable in the year 20_on the land --- -_- - 1 301 O
hereinbefore described have been paid. Also pursuant to Minnesota Statutes, Section 272.12, there are no 130.0p o L 0 DENOTES A i/2 INCH BY 14 INCH IRON PIPE WITH PLASTIC
delinquent taxes and transfer has been entered on this day of 20- S83:Y>57+•E, 30.Opv !30000 / CAP INSCRIBED R.L.S. NO.25341, WHICH HAS BEEN SET OR
190.0a _ WILL BE SET IN ACCORDANCE WITH MS 505.021, SUBD 10.
By @Y
'`35.00--'
Washington County Auditor/Treasurer Deputy
COUNTY RECORDER
Document Number
I hereby certify that this instrument was recorded in the Office of the County Recorder for record on this-
day of 20_ at o'clock .M., and was duly recorded in Washington County -
Records.
BY
- - - _ E1T.1111 Professional Land Surveyors
@Y ��
,
Washington County Recorder Deputy v 'r1^7r1
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FOCUSENGINEERING, inc.
MEMORANDUM
Cara Geheren, P.E. 651.300.4261
Jack Griffin,P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Date: September 28, 2016 Chad Isakson, P.E. 651.300.4283
To: Stephen Wensman, City Planner Re: Inwood 4th Addition—Final Plat
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 4th Addition. Final Plat/Final Construction Plans were
received on August 17, 2016. The submittal consisted of the following documentation prepared by Carlson-
McCainst, Inc. or as noted:
• Inwood Fourth Addition Final Plat, dated August 8, 2016.
• Inwood 4th Addition Street and Utility Construction Plans dated July 20, 2016.
• Inwood 4th Addition Specifications dated July 20, 2016.
• Inwood 4th Addition Landscape Plans dated August 9, 2016.
STATUS/FINDINGS: Engineering review comments have been provided in two separate memos; one for Final Plat
approval consideration, 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: INWOOD 4TH ADDITION
• Final Construction Plans and Specifications must be revised in accordance with the Construction Plan
engineering review memorandum dated September 28, 2016.
• Final Construction Plans and Specifications must be prepared in accordance with the City Engineering
Design Standards Manual using City details, plan notes and specifications and meeting City Engineering
Design Guidelines.
• All easements as requested by the City Engineer and Public Works department shall be documented on the
Final Plat prior to the release of the Final Plat for recording.
• All easements as requested by the City Engineer and Public Works department shall be documented on the
Final Construction Plans.
FINAL CONSTRUCTION PLANS&SPECIFICATIONS
• No construction for Inwood 4th 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.
• The Final Plat shall not be recorded until final construction plan approval is granted.
• A separate memorandum will be provided to direct additional plan corrections necessary for final
construction plan approval.
PAGE 1 of 1
From: Rob Weldon
To: Stephen Wensman
Subject: Inwood 4th review
Date: Friday,September 02,2016 11:39:11 AM
Steven,
There are a couple changes we would like to see to the water and street plans.
Water—Add a 12" gate valve on the north side of Ivywood Ave. at its intersection w/
Ivywood Ln. As the current plans show, we would be shutting water off to the entire
addition it work/repairs would be needed in the area from 5th St. north to were the 12" main
ties in from the easement on the west. Adding this valve would help us isolate the area and
better control water flowage.
Streets—R8-3 No Parking (symbol) signs shall be 18"x18". This is the size we currently stock
and prefer to stay with.
Another point of concern and question is the size of trees being proposed for boulevard
landscaping. We would like to stay away from trees that will grow to a size that impacts traffic flow
and creates damage to streets, curbs and walks.
Thanks!
Rob
Rob Weldon
Public Works Director
City of Lake Elmo
651-747-3941
rweldon@lakeelmo.org
T1IF CITY OF
LAKE ELMO
19
SANITARY SEWER NOTES / cs=io30.1 --------------------------------
v v v 1 7 s&w=o+aa A A 1$ s&w=o+as 2 0 2 __--
S&w=o+Sa Nv=lozo.l s&w=1+10 21 1
\ \ INV=1020.4 \ INV=1020.1 I INV=1,`I I , S&W=1+75 I 1
\ \ cs=1030.a cs=lo3o.1 I I cs-nzs.a I I INv-1D1ss I I 22 I I 23 HYDRANT W/G.V. GENERAL SERVICE NOTES:
/ \ \ STA.11+2 MH �" 45' BENQ I cs=lo2s.5 S&W=2+40 24 8"X 6"-TEE
1.ALL SANITARY SEWER AND ACCESSORIES MUST BE CONSTRUCTED IN ACCORDANCE \ \ �I 1 1 I INV=1018.8 I I S&W=3+O5 I 1 1. SANITARY SEWER SERVICES SHALL BE 4" PVC SCHEDULE 40.
WITH THE CITY OF LIKE ELMO STANDARD SPECIFICATIONS AND DETAILS. / \ \ \ L-_ I I I (,`$=1028.81 INV=1017.2 $&W=3+70 I ,O'-6" DIP CL.52
2.ALL SANITARY SEWER PVC PIPE SHALL BE INSTALLED ACCORDING TO CITY STANDARD \ \ J _I L I I I I CS=1027.2 I I INV=1015.0 I GND.EL. 1023.2
GRWNC 103"GRANULAR MATERIAL BEDDING METHOD(FOR PVC SANITARY SEWER 16 \\\\ pr -_ J I I I I I CS=1025.0 I �' ,%/ 2. WATER SERVICES SHALL BE 1" COPPER TYPE K AND SHALL
s&w=2+1a \ ) /�/ /O L-_ J / HAVE 7.5' MINIMUM COVER.
3.UNLESS NOTED OTHERWISE,ALL SMOOTH WALLED SANITARY SEWER Pvc PIPE PNO NV=1020.4 _
DLL SA SHALL BE SDR 33 WITH HALL EEBIC cnH PVC,JOINTS. Os=t030.4 - oo Q 12 o LANE - _J 10' j MH q STA. 15+25 4.ALL TH WALL SEWER SERPIPE ANDCES SHALL BE a NGH PVC. WITH
40 _8" 45' BEND / - _ 4 ; b 3. SANITARY SEWER SERVICE WYES ARE STATIONED FROM THE
5 SMOOTH WALLED PVC PIPE AND FITTINGS SHALL CONFORM WI1H THE REQUIREMENTS w I ' I Iry IG�I DOWN STREAM MANHOLE.
OF ASTM E SIN FOR THE SIZE.STANDARD DIMENSION RATIO(SDR)PND STRENGTH /U
EQU REMENTS INDICATED ON THE PUNS SPECIFICATIONS,AND SPECIAL PROVISIONS, �� �� _ _ 8" 45' BEND '
s OF1NMIDOTESPEC323sE(acPNFORccolTcorvcRc.cLVPej"FoaM*HCITivPTCEsiculARiaoE"Ts (/�� _ --I 4. SANITARY SEWER INVERTS ARE SHOWN AT THE CURB STOP.
STRENGTH CUSS SPEC FED HEREN. °C STA.10+25 MH �/ I I 1 r I ( I l
7 Jo NTS of MANHOLE RISER SECTIONS SHALL BE TONGUE AND GROM WITH rZ // I I
RUBBER 0'RING JOINTS PROVIDED ON ALL SANITARY SEWER MANHOLES Cs&W=1+7$ l I I$&W=D+81 I I s&W=1+46
8.A NTARY SEWER NIET AND OUTLET PIPES SHALL BE JOINED TO THE MANHOLE WITH 1 5 INV-1020.0 S&W=0+13 I I INV=1019.5 r, I
1 INV=1020.1 I I I I 1 J I I
GASKETED FLEXIBLE,WA Em GHT CONNECTION i0 ALLOW DIFFERENTIAL SETTLEMENT CS=1030.0 I INV=1019.9 CS=1029.5 1 .r I
OF THE PPE AND MANHOLE TO TAKE PUCE. I I OS=1030.1 I I I S&W_2+11
CS=1029.9 I I itl
°A I O TO 1 4"MANHOLE SE NON SHALL a INSTALLED UNDER THE CONE -----I I I I I I INV=1019.1 I
SECTION TO ALLOW FOR HEIGHT ADJUSTMENT WxEN ER POSSIBLE. - --____ Q YDRANT W/G.V. CS=1029.1 I I S&W-2+7s
-I 1 8 I INV=1018.0 s&W=3+41 I
10.ALL SERVICE LINE STUBS MUST HAVE A 2TO2"HARDWOOD MARKER WITH METAL I I 1 "X 6"-TEE
SPIKE RUNNING FROM THE END OF PIPE TO FINISHED GRADE ELEJATION, 11 I I C$=1o28.D INV=10t5.5 I
s&w=1+11 16'-6" DIP CL52 cs=lozs.51 I S&W=3+92
11.UPON MAKING I CONNECTION BE TO AN EISTING SANITARY SEWER STUB OR MANHOLE, INV=1020.3 L_ I INV-1013.E / 1 8'� 45' BEND II I I
DIRT AND DEBRIS SHALL A PREVENTED FROM ENTERING THE EXISTING SEWER BY 2 14 I Q I I I IGND.1 1029,1 I I 12 I I I I cs=1o23.s I
IMMEDIATELY INSTALLING WATERTIGHT PLUGS AS NEEDED IN THE EXISTING MPNHOLE. O C5=1030.3 I J _--J I- I I I I I I I 13 I
Q - L_- 10 JI I I I 1 1 14
WATERMAIN NOTES _ ---- O L-
1 WATERMAN AND ACCESSORIES MUST BE CONSTRUCTED IN ACCORDANCE WITH _-1 --__ -J L_- I I qO I I / I i i I I
THE i�,
CITY OF LIKE ELM°STANDARD SPECIFICATIONS AND DETAILS, I O + I ---, -'-' L- I II 1 / {1 j I ( „
2.MANIPULATION OF EXISTING VALVES SHALL BE PERFORMED ONLY BY CITY PERSONNEL. SINV=0 L
3.WATERMAIN SHALL BE DUCTILE IRON PIPE,ENCASED IN POLYETHYLENE,CUSS-52. 1 3 INV=1019.$ 1 I 1 ® 1 r--__
cs=1o29s _ 7
1.NGH1E IRON Sp T LWITH POLwETHY ENE EMP.sEMEar 2S. l A.ENE T.' SIR BE 6 - I I iI z I
5,I USE AGATE VALVESLLED °FOR RALL LAPPLICATIONS BUPT THROUGH 12INCHES INGS S ------J I I 1 I I I I I I I _I
CONNECT T01 I r F- I II
6 PPRO DEGUASHALL ATE REST E's"P,UST COMPLYRWIITH FAV s°EP"°s, C.2. Da ON �"�5'BEN EX. SAN SWR I rJ 1 --___ I I W
s S&W_G+90 I I I I I I 4 I I I 11 , } W l
7.USE BUTTERFLY VALVES FOR ALL APPLICATIONS GREATER THAN 12 INCHES. 2 1 INV=1018.7 \ EX.8..DIP I I I I I 1 3 I I I I I I I II I yII
APPROVED EQUPL.eUTTERFLY CS=1028.7 \ SAN SWR B BDTTE FLY VALVE S ALL HE.."E U 2_2 I,OR \ 2 qI N I o zs so 00
ALLS SHALL NUTS
ON WITH GLIM SPEG.261NTS 3. STA. 8+00 MH \ �I 1 II
9.BOLTS AND NUTS ON ALL VALVES AND HYDRANTS SHALL BE STAINLESS STEEL \ I EX I I I I I I I 1 1 I j II
m.ALL HYDRANTS SHALL BE INSTALLED SO FEET BACK of CURB. � /� � MH I � I I I I I I I I I �� i �I z I II (IN FEET)
11.HYDRANTS SHALL BE WARES FL'PACER'MODEL WB-67 OR APPROVED EOUPL, // 1 2"X8" 1 I I I 1 I I I I I I `I Fes-
FITTED WITH FH B00 SERIES FLEX STAKE AND PAINTED RED. REDUCE 1 I I I 1 1 8" GV I I III II
12.HY v2 o.DN HOSE CONNECTIONS /s&w=o+sa \ J JI ___ - J L- & Box I BENCHMARK S
PNDRONE aSHSTORZA NOZZLE(MODEL WB 267)ANOD PENTAGON T END CAP. INV=O' .0 - -_ qI
13.THE CURB STOP SERVCE ASSEMBLY SHALL HAVE A MINIMUM 1-FT ADJUSTMENT / CS=1028.0 /� J L_-_ T I II 1.Top Nut Of Hydrant located On the south
RANGE AND SHALL EXTEND 6 INCHES ABOVE FLASHED GRADE FULLY EXTENDED. /� -J side of Eagle Point Road approximately
14 THE CONTRACTOR SHALL BE RESPONIS E FOR PROVIDING WATER To HOMES AND 1 1
/ / \ ° I I Eagle
ft.easterly of the intersection of
BUSINESSES weosE WATER SUPPLY s DsauPTEo DURING THE couasE of THE \ / / \ � � �`� - � I i � oII Eagle Pont Road and Inwood Avenue
_ a o M North Elevation=1006.57 NGVD 29
PROJECT. HYDRANT�W/G.V. //// g" GV _ -r --- -�3°- _->- -�- Ex. 12"Pv °. . ... I,,I I ( )
(SALVAGED) / / & BOX / % -12 AN SWR 3+Oo W / 2.Railroad spike in power pole located on
/ /� fit/ `N DIP = W ° the south side of 10th Street North
6/ 22.5' V I WOO N `- W approximate 1250 ft.east of the West
(EXIST.WYE / A� W =�--I_ I+oo line of the NE 1 4 of S.33,T.29,R.
19'-6" DIP CL.52//// &RISER) BEND �`-- W N - 21 -Elevation 1/4 of (33. 2 9
GLAD. EL. 1025.$ / 1 o N�_10 6.4 ; s I VY W O O D LANE �' W °
.....................................................................CS=.1 6,4'........................................................................................................... ............ .....................................................................................................................................................................................
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. 1035..............:1035 2 LD--,s,o'
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1 BLD-17:72`
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Ex...
MH ............. ..................................................................................................................... PROPOSED............. .................................................................................................
...................................... ...................
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gg.® '........................................................................................ BENDS;AS:::::::::::::::::::::: :::::::::::............................. .. ..... :::::::::::::
1005 pR................................................................................................BETWEEN:WM:&:STORM::......................:REQUIRED.................................................................::: ...................: 1005
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SEWER:&:INSULATE p.. ......................
:::::::::::::::: ::::::: :.:...... .......... ......::::::::SEE DETAIL ::::::::::::::::::::::::::::::::: ::::::::: ::. :::::::.:.:::::::........ ............ ............::::::::
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ota_............ er1......................................... ..................o............................................................................ ......................... ..LOWER:WM:TO:PROV[DE:...............................................
............o- M........................................ *y............... ............................................................................ ...............A: .„. .................................................
............................ .-w....:....... ......... .......... ........................................................... .......... ................. 24 SEPARATION FROM.................................................
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... .. o. o :: o R 8i INSULATE ....
........................................ z o.... ...... 0.................. .................. ... .... ........................................................... .......... SEE DETAIL..........................................................: .......' .
.......................................... J........................................................................... ... .................................................. ........ ........... ......................... .......... .........................................................
...........]........................................... W............ .......................................... .... ........................... ........................ ........................................................................
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......... .......... ................. -
0+00 1+00 2+00.............. 3+00 T......•. '4+00� �5+00••••••• '6+00••••••• 7+00 8+00......• ••••• 9+00 1'0+00 ........11•+00......•••••.. 1'2+00 1'2+50.••.
3890 Pheasant Ridge DR.NE, Revisions:
(�Carlson Sul Ri,M I hereby certify that this plan,specification Print Name Br ak Dawn ADB M/I HOMES 4
.environmental Blalne,MN $$449 drreportwaisionaredbymeorundermy 1 INWOOD 4TH ADDITION SANITARY SEWER &
• I.en ineerin direr[supervision and that I am a duly Signature: /f� Designed: BIK 941 NE Hillwind Rd.,Suite 300 of
McCain r g Phone: 3)489-7959 0 WATER MAIN 11
.surveying Fax: : (763)489-79 Licensed Professional Engineer under Fridley,MN 55432 Lake Elmo, Minnesota
www.carlsonmccain.com
the laws of the State of Minnesota Date: 07/20/16 License#:26063 Date: 07/20/16 Y
6 r.�oJssla,-s,emsvz-MB.Mmo PpP.m��a�..sm.:,�c.al.nllh Phs.avv2_�elln.a.g