The URL can be used to link to this page

Home My WebLink About09 - 2019-10-10 Lake Elmo Senior Development- Preliminary Plan Review PAGE 1 of 2 MEMORANDUM Date: October 10, 2019 To: Ken Roberts, Planning Director Re: Lake Elmo Senior Development Cc: Chad Isakson, Assistant City Engineer Preliminary Plan Review From: Jack Griffin, P.E., City Engineer Engineering has reviewed the Preliminary Site Plan for the Lake Elmo Senior Development to be located along 39th Street North, just east of Arbor Glenn Senior Living. The submittal consisted of the following documentation received September 30, 2019:  Preliminary Site Plan and PUD dated September 17, 2019, prepared by Ayres Associates.  Storm Water Management Plan dated September 17, 2019 prepared by Ayres Associates.  Traffic Impact Study dated August 30, 2019 prepared by Ayres Associates. Engineering review comments are as follows: Final Construction Plans and Specifications must be prepared in accordance with the latest version of the City Engineering Design Standards Manual, using City details, plan notes and specifications and meeting City Engineering Design Guidelines. A detailed construction plan review will be completed prior to the start of construction of the site improvements. STREETS AND TRANSPORTATION  Site Access/Access Management is sufficient. With the potential for many new commercial buildings along 39th Street North, access management will need to be carefully implemented to ensure that 39th Street continues to function as intended. As parcels develop and subdivide, the access points to 39th Street will need to be coordinated and minimized. The site plan has been revised to show only one driveway access to the development. The proposed access meets the acceptable spacing guidelines from the existing driveway at Arbor Glen and maintains an adequate offset from the south leg of Laverne Avenue.  39th Street North Right‐of‐Way Dedication not required. No additional right‐of‐way dedication appears to be required along 39th Street North. The preliminary plan shows that the existing right‐of‐way provides a minimum of 40 feet from street centerline along the entire length of the property.  39th Street North Utility Easement Dedication. A 10‐foot utility easement for small utilities has been dedicated to the City along the entire north boulevard of 39th Street North. The site plans must be prepared in a manner to preserves the full 10‐feet for small utility installation with no obstructions (e.g. signs, trees, structures, etc.). The preliminary plan must be revised to show the utility easement graded as boulevard with maximum 4% slope.  Construction parking and staging (preservation of 39th Street North). As part of any development or site improvement agreement the developer will be required to manage all construction parking, construction staging and material deliveries internal to the site. No parking and construction staging, including loading and unloading materials and equipment will be allowed along 39th Street North at any time during the construction of the site improvements and buildings. All street and boulevard damage caused by the construction activities must be repaired or replaced at no cost to the City and meeting City standards and specifications. FOCUS ENGINEERING, inc. Cara Geheren, P.E. 651.300.4261 Jack Griffin, P.E. 651.300.4264 Ryan Stempski, P.E. 651.300.4267 Chad Isakson, P.E. 651.300.4285 PAGE 2 of 2  Site easements/landscaping. The preliminary plans must be revised to maintain all tree plantings outside of the front, side and rear drainage and utility easements.  Traffic Impact Study. A traffic impact study has been submitted as part of the site plan application. The Study findings indicate no additional travel lanes, turn lanes or other road improvements required. STORMWATER MANAGEMENT  A State and Valley Branch Watershed District (VBWD) permit will be required. The site plan is subject to a storm water management plan meeting State, VBWD and City rules and regulations.  Storm water facilities proposed for meeting permitting requirements must be designed and constructed in accordance with the City Engineering Design Standards Manual available on the City website.  Based on the plans received to date, plan revisions are required to conform the site design to VBWD and City rules and regulations.  The storm water facilities constructed for this development should remain privately owned and maintained. The applicant will be required to execute and record a Stormwater Maintenance and Easement Agreement in the City’s standard form of agreement.  The storm water facility 100‐year HWL must be fully contained within the subject property and must be a minimum of 2‐feet below all adjacent low floor building elevations.  The existing downstream drainage basins for the 39th Street storm sewer system do not have available treatment or storage capacity to accommodate new development. Therefore, any storm sewer connections to the 39th Street system must be at both reduced runoff rates and volumes.  Connection to 39th Street storm sewer requires verification of existing capacity within all downstream storm sewer systems and availability of downstream storm sewer ponding at the discharge location(s). Detailed storm sewer calculations must be submitted demonstrating sufficient capacity and meeting all current City Engineering Design Standards. MUNICIPAL WATER SUPPLY  The proposed property is located in the Old Village MUSA and intermediate water system pressure zone.  Connection to the municipal water supply is readily available to serve this property. The applicant will be required to connect, at its sole cost, to the existing 8‐inch DIP stub that was installed to serve this property. A minimum 8‐inch diameter watermain will be required to be extended internal to the site with private water services stubbed for connection to each individual building.  The applicant will be responsible to place hydrants and gate valves throughout the property at the direction of the Fire Department and Public Works Department (see attached hydrant and system valve locations). All fire hydrants and connecting watermains shall be owned and maintained by the City.  Any watermain lines and hydrants placed internal to the site will require minimum 30‐foot easements centered over the hydrant or pipe. Easements must be dedicated to the City and be provided in the City’s standard form of easement agreement.  Water availability charges and connection charges will apply to the service connections. A Met Council SAC determination will be required to determine the WAC/Connection charges for each building. MUNICIPAL SANITARY SEWER  The proposed property is located in the Old Village MUSA current Regional Sewer Staging Plan and would discharge to the MCES Cottage Grove Ravine Interceptor.  Connection to the municipal sanitary sewer system is readily available to serve this property. The applicant will be required to connect, at its sole cost, to the existing 8‐inch PVC stub that was installed to serve this property. An 8‐inch diameter sanitary sewer main will be required to be extended internal to the site with private sewer service stubs installed for connection to each individual building.  All sanitary sewer mains internal to the site shall remain privately owned and maintain.  The sanitary sewer main along the south property line must be realigned to remain outside of the 10‐foot drainage and utility easement (see attached sanitary sewer realignment).  Sewer availability charges and connection charges will apply to the service connections. A Met Council SAC determination will be required to determine the SAC/Connection charges for each building. 1036 1044 1091 1115 WV SAN MH 1166 SAN MH 1177 WV STM MH 1182 WV STM MH 1186 ETRAN ETRAN WV 1254 IP1/2" RB SAN MH 1366 IP MH IPIP G G G G G G G G G E E E E E E E EEEEEEEEE EEE SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN STM STM STM STM STM STM STM STM STM STM STM W W W W W W W W W W SA N W W W W W SA N SA N SA N SA N SA N W W W W W W W SA N SA N SA N SA N SA N SA N SA N SAN MH SAN SAN SAN W W W W SUBSURFACE INFILTRATION SYSTEM (50'x85') SUBSURFACE INFILTRATION SYSTEM (70'x50') DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDS DS S15 S12 S13 S14 S11 S17 S10 S09 AEW1 S08 S06 S07 AEW2 S04 S03 S05 S01 S02 S26 107' - 1 2 " S S @ 0 . 5 0 % 152' - 18" SS @ 0.22% 46' - 18" SS @ 0.22% 8 2 ' - 1 8 " S S @ 0 . 2 2 % 58' - 18" SS @ 0.22% 129' - 12" SS @ 0.37% 7 0 ' - 1 2 " S S @ 0 . 5 0 % 107' - 15" SS @ 0.50% 56' - 18" SS @ 0.22% 11' - 12" SS @ 5.00% 52' - 15" SS @ 1.80% 40' - 12" SS @ 1.15% 96' - 12" S S @ 2 . 2 4 % 55' - 15" SS @ 0.28% 18 7 ' - 1 5 " S S @ 0 . 2 8 % 23' - 12" SS @ 0.37% 35' - 15" SS @ 0.37% 39' - 12" SS @ 0.37% S19 S18 CONNECT TO EXISTING CONNECT TO EXISTING CONNECT TO EXISTING CS CS T T CS CS T T CS CS T T CS CS T T T CS CS CS T T CS CS T T CS CS T T CS CS T T 33' - 12" SS @ 0.37% 34' - 15" SS @ 0.28% S30 S31 SITE UTILITIES LEGEND 1.ALL WATERMAIN AND ACCESSORIES MUST BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF LAKE ELMO STANDARD SPECIFICATIONS AND DETAILS. 2.MANIPULATION OF EXISTING VALVES SHALL BE PERFORMED ONLY BY CITY PERSONNEL. 3.WATERMAIN SHALL BE DUCTILE IRON PIPE, ENCASED IN POLYETHYLENE, CLASS-52. 4.ALL FITTINGS SHALL COMPLY WITH CEAM SPEC. 2611.2.A.1. ALL FITTINGS SHALL BE DUCTILE IRON PIPE WITH POLYETHYLENE ENCASEMENT. ALL CONNECTIONS SHALL BE INSTALLED UTILIZING COR-BLUE NUTS & BOLTS. 5.USE GATE VALVES FOR ALL APPLICATIONS UP THROUGH 12 INCHES. 6.GATE VALVES SHALL BE RESILIENT WEDGE AMERICAN FLOW CONTROL SERIES 2500 OR APPROVED EQUAL. GATE VALVES MUST COMPLY WITH CEAM SPEC 2611.2.C.2. 7.USE BUTTERFLY VALVES FOR ALL APPLICATIONS GREATER THAN 12 INCHES. 8.BUTTERFLY VALVES SHALL BE MUELLER LINSEAL III, OR APPROVED EQUAL. BUTTERFLY VALVES SHALL COMPLY WITH CEAM SPEC. 2611.2.C3. 9.BOLTS AND NUTS ON ALL VALVES AND HYDRANTS SHALL BE STAINLESS STEEL. 10.ALL HYDRANTS SHALL BE INSTALLED 5.0 FEET BACK OF CURB. 11.HYDRANTS SHALL BE WATEROUS "PACER," MODEL WB-67 OR APPROVED EQUAL, FITTED WITH FH 800 SERIES FLEX STAKE AND PAINTED RED. 12.HYDRANTS SHALL HAVE TWO OUTLET NOZZLES FOR 2-1/2 (I.D.) HOSE CONNECTIONS AND ONE 4" STORZ NOZZLE (MODEL WB-67) AND PENTAGON NUT END CAP. 13.THE CURB STOP SERVICE ASSEMBLY SHALL HAVE A MINIMUM 1-FT ADJUSTMENT RANGE AND SHALL EXTEND 6 INCHES ABOVE FINISHED GRADE FULLY EXTENDED. 14.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING WATER TO HOMES AND BUSINESSES WHOSE WATER SUPPLY IS DISRUPTED DURING THE COURSE OF THE PROJECT. 1.ALL SANITARY SEWER AND ACCESSORIES MUST BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF LAKE ELMO STANDARD SPECIFICATIONS AND DETAILS. 2. ALL SANITARY SEWER PVC PIPE SHALL BE INSTALLED ACCORDING TO CITY STANDARD DRAWING 103 "GRANULAR MATERIAL BEDDING METHOD (FOR PVC SANITARY SEWER PIPE). 3.UNLESS NOTED OTHERWISE, ALL SMOOTH WALLED SANITARY SEWER PVC PIPE AND FITTINGS SHALL BE SDR 35 WITH ELASTOMERIC GASKETED JOINTS. 4.ALL SANITARY SEWER SERVICES SHALL BE 4-INCH PVC, SCH. 40. 5.SMOOTH WALLED PVC PIPE AND FITTINGS SHALL CONFORM WITH THE REQUIREMENTS OF ASTM D-3034 FOR THE SIZE, STANDARD DIMENSION RATIO (SDR), AND STRENGTH REQUIREMENTS INDICATED ON THE PLANS, SPECIFICATIONS, AND SPECIAL PROVISIONS. 6.REINFORCED CONCRETE PIPE AND FITTINGS SHALL CONFORM WITH THE REQUIREMENTS OF MnDOT SPEC 3236 (REINFORCED CONCRETE PIPE) FOR THE TYPE, SIZE, AND STRENGTH CLASS SPECIFIED HEREIN. 7.JOINTS OF MANHOLE RISER SECTIONS SHALL BE TONGUE AND GROOVE WITH RUBBER "O" RING JOINTS PROVIDED ON ALL SANITARY SEWER MANHOLES. 8.SANITARY SEWER INLET AND OUTLET PIPES SHALL BE JOINED TO THE MANHOLE WITH A GASKETED, FLEXIBLE, WATERTIGHT CONNECTION TO ALLOW DIFFERENTIAL SETTLEMENT OF THE PIPE AND MANHOLE TO TAKE PLACE. 9.A 1'-0" TO 1'-4" MANHOLE SECTION SHALL BE INSTALLED UNDER THE CONE SECTION TO ALLOW FOR HEIGHT ADJUSTMENT WHENEVER POSSIBLE. 10.ALL SERVICE LINE STUBS MUST HAVE A 2"x2" HARDWOOD MARKER WITH METAL SPIKE RUNNING FROM THE END OF PIPE TO FINISHED GRADE ELEVATION. 11.UPON MAKING A CONNECTION TO AN EXISTING SANITARY SEWER STUB OR MANHOLE, DIRT AND DEBRIS SHALL BE PREVENTED FROM ENTERING THE EXISTING SEWER BY IMMEDIATELY INSTALLING WATERTIGHT PLUGS AS NEEDED IN THE EXISTING MANHOLE. 12.ALL MAINLINE SANITARY SEWER AND SERVICES SHALL HAVE TRACER WIRE PER CITY SPECIFICATIONS AND DETAILS. 1.ALL STORM SEWER AND ACCESSORIES MUST BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF LAKE ELMO STANDARD SPECIFICATIONS AND DETAILS. 2.REINFORCED CONCRETE PIPE AND FITTINGS SHALL CONFORM WITH THE REQUIREMENTS OF MnDOT SPEC 3236 (REINFORCED CONCRETE PIPE) FOR THE TYPE, SIZE, AND STRENGTH CLASS SPECIFIED HEREIN. 3.PRECAST CONCRETE MANHOLE AND CATCH BASIN SECTIONS SHALL CONFORM TO THE REQUIREMENTS OF ASTM C-477. 4.A 1'-0" TO 1'-4" MANHOLE SECTION SHALL BE INSTALLED UNDER THE CONE SECTION TO ALLOW FOR HEIGHT ADJUSTMENT WHENEVER POSSIBLE.. 5.JOINTS OF MANHOLE RISER SECTIONS SHALL BE TONGUE AND GROOVE WITH RUBBER "O" RING JOINTS PROVIDED ON ALL STORM SEWER MANHOLES.. 6.RIP-RAP SHALL BE HAND-PLACED OVER GEOTEXTILE FABRIC AND CONFORM TO MnDOT SPEC. 3601, CLASS III, OR AS SPECIFIED HEREIN. 7.THE GEOTEXTILE FABRIC USED UNDER RIP-RAP SHALL EXTEND 3 FT UNDER THE APRON. 8.FURNISH & INSTALL TRASH GUARDS ON ALL FLARED END SECTIONS. 9.ALL SILT SHALL BE CLEANED OUT FROM THE RIP-RAP AT THE END OF THE PROJECT. 10.STORM SEWER STRUCTURES WITHIN 10 FT OF WATERMAIN ARE TO HAVE WATER TIGHT CONNECTIONS PER MDH REQUIREMENTS. 11.ALL NEW STORM SEWER PIPE SHALL BE FLUSHED AND TELEVISED PRIOR TO SUBSTANTIAL COMPLETION - SEE SPECIFICATION SECTION 1700 - CLOSEOUT REQUIREMENTS. PROPOSED WATER MAIN, SEE DTLS 207A/C800, 210/C800, 201/C800, & 206/C800 PROPOSED SANITARY SEWER, SEE DTLS 1/C803, & 2/C803 PROPOSED STORM SEWER, SEE DTLS 4/C803, 5/C803, 6/C803, 7/C803, & 8/C803 SAN TRACER WIRE ACCESS BOXT CLEANOUT CL O HYDRANT INSULATION REDUCER GATE VALVE & BOX WTR SERVICE & CURB STOP W BEND CS STM MH INL APRON ENDWALL AND RIP RAP SS AREA INL SAN MH DOWNSPOUTDS PED LIGHT BOLLARD, SEE ELECTRICAL PLANS LIGHT POLES, BY OTHERS SEE ELECTRICAL PLANS PROPOSED 4" UNDERDRAIN, SEE DTL 4/C804 LAKE ELMO WATERMAIN STANDARD NOTES LAKE ELMO SANITARY SEWER STANDARD NOTES LAKE ELMO STORM SEWER STANDARD NOTES S 933.02 (15") NE 933.02 (15") S19 MH 4-FT CASTING - J RIM 939.76 S 933.29 (18") W 933.54 (15") NE 933.54 (15") S15 MH 4-FT CASTING - H TC 941.16 E 934.08 (15") NW 934.33 (12") S12 INL 2X3-FT CASTING - H TC 940.98 SE 935.10 (12") S13 INL 2X3-FT CASTING - H TC 940.42 SW 934.47 (15") NW 934.57 (12") E 934.57 (12") S14 MH 4-FT CASTING - H TC 940.30 SE 934.68 (12") S11 INL 2X3-FT CASTING - H TC 939.84 W 936.70 (12") S17 INL 2.5-FT CASTING - B6 RIM 939.77 S 933.17 (18") N 933.17 (18") S10 MH 4-FT CASTING - J RIM 939.44 E 933.68 (18") SW 933.68 (15") S09 INL 2X3-FT CASTING - H TC 938.71 S 937.15 SEE DETAIL 7/C803 AEW1, 12" A.E., SEE DETAIL 7/C803 NE 935.03 (12") S08 INL 2.5-FT CASTING - B6 RIM 938.00 N 933.48 (18") S 933.48 (18") E 933.98 (12") S06 MH 4-FT CASTING - J RIM 937.96 N 933.35 (18") S 933.35 (18") W 933.35 (18") E 933.85 (12") S07 MH 4-FT CASTING - H TC 937.93 N 936.70 AEW2, 12" A.E., SEE DETAIL 7/C803 N 933.58 (18") SE 933.58 (12") SW 933.58 (15") S04 MH 4-FT CASTING - C RIM 937.76 NW 933.72 (12") S03 INL 2X3-FT CASTING - H TC 937.01 W 934.46 (12") S05 INL 2.5-FT CASTING - B6 RIM 937.00 N 933.80 (12") S01 INL 2X3-FT CASTING - H TC 935.88 NE 933.71 (15") S 933.71 (12") S02 INL 2X3-FT CASTING - H TC 935.91 N 932.50 (15") S26 CONNECT TO EX SS CASTING - 939.09 NEW UTILITY STRUCTURES SW 933.17 (15") S18 MH 4-FT CASTING - J RIM 939.83 W 933.97 (12") S30 INL 2X3-FT CASTING - H TC 938.20 NE 933.77 (15") SW 934.50 (12") S31 INL 2X3-FT CASTING - H TC 938.74 NO T F O R C O N S T R U C T I O N - PROJECT No: TH E D E S I G N S A N D P L A N S I N D I C A T E D O N T H E D R A W I N G S A R E T H E P R O P E R T Y OF A Y R E S A S S O C I A T E S . A L L R I G H T S A R E R E S E R V E D . N O D E S I G N S O R P L A N S SH A L L B E U S E D O R R E P R O D U C E D I N A N Y F O R M O R B Y A N Y M E A N S W I T H O U T WR I T T E N P E R M I S S I O N O F A Y R E S A S S O C I A T E S . Ea u C l a i r e O f f i c e 34 3 3 O a k w o o d H i l l s P a r k w a y Ea u C l a i r e , W i s c o n s i n 5 4 7 0 1 (7 1 5 ) 8 3 4 - 3 1 6 1 Ri v e r F a l l s O f f i c e 21 5 N . S e c o n d S t r e e t S u i t e 2 0 4 Ri v e r F a l l s , W i s c o n s i n 5 4 0 2 2 (7 1 5 ) 4 2 6 - 4 9 0 8 Fa x : ( 7 1 5 ) 4 2 6 - 5 8 6 6 NE W I N D E P E N D E N T L I V I N G F A C I L I T Y LA K E E L M O I N D E P E N D E N T L I V I N G , L L C LA K E E L M O , M I N N E S O T A PR E L I M I N A R Y - C I T Y S U B M I T T A L P A C K A G E 08-1893.00 09.17.2019 MARK DATE DESCRIPTION NORTH 0 30 60 C500 SITE UTILITIES PLAN