HomeMy WebLinkAbout10 - Wash. Co. Comments - Four Corners Addition Prelim. Plat 02102019
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
Public Works Department
Donald J. Theisen, P.E.
Director
Wayne H. Sandberg, P.E.
Deputy Director/County Engineer
February 22, 2019
Ken Roberts
Community Development Director
City of Lake Elmo
3600 Laverne Avenue North
Lake Elmo, MN 55042
RE: Washington County comments on Four Corners Second Addition Plat
Dear Ken,
Thank you for providing Washington County with the Four Corners Second Addition, Proposed
Concept Plat in the City of Lake Elmo. The plat consists of an express park-and-ride lot and
outlots for future development. The property is located on the northwest corner of Interstate 94
(I-94) and County State Aid Highway (CSAH) 15/Manning Avenue. Our comments are as follows:
• The realigned access location of Hudson Boulevard, which aligns with the access
road to the Holiday Gas station in West Lakeland Township at 2nd St N and CSAH
15, is acceptable to the County as shown. A new southbound right-turn lane and
northbound left-turn lane will need to be constructed as part of the Hudson
Boulevard realignment, along with removal of the inplace turn lanes and median
opening at Hudson Blvd. Plans for those improvements will need to be prepared
and approved by the county engineer via the county’s permit process or a
cooperative construction agreement.
• As this area continues to attract development the city may want to consider
conducting an area traffic study to determine if the new intersection will meet
warrants for a traffic signal. When traffic signal is warranted, the City of Lake Elmo
will have a 25% cost share.
• A bicycle and pedestrian trail on the south side of Hudson Blvd is needed to
connect these facilities to CSAH 15, and the trail to the east of CSAH 15. This trail
parallels I-94, and is programmed in 2020 for improvements to connect to 2nd St.
This connection is critical for cyclists and pedestrians to conveniently access the
park-and-ride from the east side of CSAH 15. As shown in the plat, the lack of such
a connection on the south side forces trail users from the east to cross to the north
side of 2nd St, then CSAH 15, and finally cross again to the south side of Hudson
Blvd at the park-and-ride entrance.
• 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.
February 22, 2019
Four Corners Addition
Page 2 of 2
• Access control should be dedicated to Washington County along the CSAH 15
frontage, except for the opening corresponding to Hudson Boulevard North.
• A Right-of-Way Permit will be required for any work in the CSAH 15 right-of-way as
it relates to the development.
• All utility connections for the development require Washington County Right-of-
Way Permits. Typically, these are the responsibility of the utility companies.
Thank you for the opportunity to comment on this preliminary plat. If you have any questions,
please contact me at 651-430-4316 or jan.lucke@co.washington.mn.us. For permit applications,
please contact Carol Hanson at Carol.hanson@co.washington.mn.us.
Regards,
Jan Lucke
Public Works Planning Director
C: Carol Hanson, Office Specialist