HomeMy WebLinkAboutTownhome Packet
STAFF REPORT
DATE: 11/28/22
REGULAR
ITEM#: 4a – PUBLIC HEARING
MOTION
TO: Planning Commission
FROM: Ben Hetzel, Lake Elmo City Planner
AGENDA ITEM: Upper 33rd Street N Conditional Use Permit Request
REVIEWED BY: Sophia Jensen, Code Enforcement Official
INTRODUCTION:
Henry Elgersma of Upper 33rd LLC recently submitted a conditional use permit application to
construct a four unit townhome building at the properties described as Lots 10 and 11, Block 2,
Subdivision of Lake Elmo Park. (PIDs 1302921320051 and 1302921320052). The Village
Mixed Use Zoning District requires a conditional use permit for all new residential uses. The
existing vacant lots are located along Upper 33rd Street N to the west of Lake Elmo Avenue N in
the Old Village. The applicant has also submitted a lot consolidation application to combine lots
10 and 11. Administrative approval of a consolidation is required since the properties are
existing platted lots.
History
Lot 11 was originally platted as lots 11, 12, and half of 13 in the early 1900s. Since the original
platting, lots 11, 12, and half of 13 were consolidated into one lot, now known as lot 11. Lot 10
has remained untouched.
ISSUE BEFORE PLANNING COMMISSION:
The Planning Commission is being asked to hold a public hearing, review, and make a
recommendation on the requests to approve a conditional use permit amendment to construct a
four unit townhome building.
REQUEST DETAILS/ANALYSIS:
Applicants: Henry Elgersma
Property Owner: Upper 33rd Street LLC
Location: Lots 10 and 11, Block 2, Subdivision of Lake Elmo Park
Request: Conditional Use Permit for a four unit townhome building.
Site Area: 0.4 total acres
Existing Land Use: Vacant
Existing Zoning: Village Mixed Use (VMX)
Surrounding: Rural Single Family – North, West, East
Comprehensive Plan: Village Mixed Use (VMX)
2
Deadline for Action: Application Complete – 11/8/22
60 Day Deadline – 1/8/23
Extension Letter – NA
Regulations: Article XIII Village Districts
Article VIII Environmental Performance Standards
Article VII, Section 105.12.420 Off-Street Parking
Proposal
The applicant is proposing a total of four units in the single family attached dwelling structure.
All four units will be located on a contiguous lot surrounded by existing single family residential
uses. The building has a mixture of 1-1/2 and 2 story units and has a footprint of approximately
5,700 square feet with varying unit sizes. Each unit has a total of three bedrooms and a rear
facing attached two car garage. A driveway is proposed off of Upper 33rd Street N along the
west property line and would wrap around to access the rear facing attached garages. The
provided landscape plan depicts a 6 foot privacy fence along the north property line along with
trees and 3 foot tall gabions to provide screening from Upper 33rd Street N.
Village Mixed-Use Zoning District Description
This district is intended to continue the traditional mixed-use development that has occurred in
the Old Village by allowing retail, service, office, civic and public uses as well as residential
units. The mixture of land uses within the district is essential to establishing the level of vitality
and intensity needed to support retail and service uses. Development within areas zoned VMX
will occur at a density of 5 - 10 units per acre. Senior congregate care facilities may exceed this
density maximum with a range not to exceed a total of 16 units per acre, provided the facility can
satisfy all zoning and applicable conditional use permit review criteria. The placement of
building edges and treatment of building, parking, landscaping, and pedestrian spaces is
essential to creating the pedestrian friendly environment envisioned for the VMX district.
Comprehensive Plan
The subject property is located within the Old Village District of the Village Planning Area. The
Old Village carries the nostalgic history and character of the City. In turn, vitality of the Old
Village Main Street is dependent upon enough households supporting the existing businesses and
desired businesses along Main Street.
The 2040 Comprehensive Plan indicates that the future plan for the Old Village is to enhance and
preserve the historic character of Main Street. There is an opportunity to fill existing gaps with
similarly sized and scaled buildings that are supportive and consistent with the architectural
charm of existing buildings.
Density
The total site area equals 0.4 acres. The allowable density within the Village Mixed-Use district
is a range of 5-10 units per acre. This proposal would meet the minimum and maximum density
with a calculation of 10 units per acre.
3
VMX Lot Dimensions and Building Bulk Requirements
Required Proposed
Minimum Lot Area (Square
Feet)
3,000 per unit 17,424 total
Minimum Lot Width 25 ft per unit 175 ft total
Max Impervious Coverage 75 percent 66.8 percent
Front Yard Setback 25 ft 25 ft
Rear Yard Setback 10 ft 25.8 ft
Side Yard Setback 10 ft 32.3ft and 16.7 ft
Driveway Setback (side lot line) 5 ft 5 ft
The applicant is proposing a retaining wall that abuts the west and north property lines.
According to Section 105.12.200 if the Lake Elmo City Code, walls six feet in height or less may
encroach into side and rear yard setbacks. However, the City Engineer has indicated that the
applicant must establish drainage and utility easements along the side and year property lines.
The retaining wall and portion of driveway may not encroach within these easements. The
applicant will be required to provide updated plans showing the requested easements and that
they are free of encroachments.
Off-Street Parking Requirements
The off-street parking requirements of the Lake Elmo City Code require one parking space per
one bedroom unit and two spaces per two bedroom unit or larger for single-family attached
dwellings. An additional ten percent of parking spaces shall also be required for visitor parking.
The architectural plans show that the proposal will meet the bedroom parking space requirement
by providing each residential unit an attached two car garage. Currently, the plans do not show
visitor parking.
The Lake Elmo City Code does have a provision to waive the parking requirements in the VMX
zoning district recognizing the availability of on-street and shared parking facilities. Due to the
inability to park along Upper 33rd Street N, staff does not recommend waiving the parking
requirements for this proposal. The applicant should be required to revise the plans to show
adequate visitor parking spaces.
Development Standards
Development of land within the village districts shall follow established standards for specific
uses. The following standards apply to single family attached dwellings.
a) The primary entrance to each unit shall be located on the facade fronting a public street.
The proposal shows a primary entrance facing Upper 33rd Street N for each unit.
b) Common open space for use by all residents or private open space adjacent to each other
shall be provided. Such open space shall comprise of a minimum of 300 square feet in
the V-HDR and VMX, and 500 square feet per unit in the V-MDR. The total amount of
open space required for four units is 1,200 square feet. The provided site plan shows
2,950 square feet of open space.
4
c) Unless otherwise specified in this article, single family attached dwellings in the VMX
and V-MDR shall adhere to the MDR district setbacks. Article XIII Village Districts
lists specific setbacks for the VMX district. The proposal meets the required setbacks
of the VMX district.
Stormwater Management
The proposal includes an underground storm water infiltration chamber to mitigate 100% of the
required rate and volume control. The applicant has not provided soil boring data to determine
the feasibility of infiltration on the site. This data will be a requirement for an acceptable
stormwater management plan.
REVIEW COMMENTS
City Engineer
1. Final Construction Plans must be prepared in accordance with the Engineering and Design
Standards Manual, dated January 2022.
2. Upper 33rd Street N does not meet the minimum city standards for road width and right of
way width.
3. No on street parking is allowed along Upper 33rd Street N. Parking must be kept internal to
the site.
4. No sidewalk or trail currently exists along Upper 33rd Street due to the narrow roadway.
5. A 10-ft drainage and utility easement should be provided along the property frontage.
Minimum lot easements should be included along the side and rear property lines as well.
6. The proposed retaining walls along the west and rear property lines should be a minimum of
5 ft from property lines and outside all lot easements.
7. Revise the existing conditions plan to show a minimum distance of 150 ft outside the
property boundary in all directions.
8. The project is subject to a stormwater management plan. Post construction discharge rates
and volumes must be equal or less than pre-existing discharge rates.
9. No storm sewer calculations have been provided to demonstrate the available capacity in the
City storm sewer system at this location.
10. Soil borings are required to determine the feasibility of infiltration on site.
11. The stormwater facilities shall remain privately owned and maintained. A stormwater
maintenance and easement agreement will be required. A Homeowner’s association would
be required to provide for ongoing ownership and maintenance.
12. Municipal water supply is available to the site.
13. Sanitary sewer service is available to the site.
Fire Department (Memo dated 10/31/22)
1. The fire sprinkler system shall be installed compliant with provisions of 2016 NFPA
Standard 13D, Installation of Sprinkler Systems in One- and Two-Family Dwellings or IRC
P2904. City permit required prior to initiation of work.
2. Building address numbers shall be plainly visible from the street fronting the property and
shall be a contrasting color from the background. Size and placement of address numbers
shall be approved by the fire and planning departments.
RECCOMMENDED CONDITIONAL USE FINDINGS
Conditional use means a land use or development as defined by ordinance that would not be
5
appropriate generally but may be allowed with appropriate restrictions as provided by official
controls only upon a finding that all of the following provisions are met. Staff recommends the
following findings:
1. The proposed use will not be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city. The proposed use will not
endanger the public health, safety, comfort, convenience or general welfare of the
neighborhood or the City.
2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The site is
already zoned in conformance with the intent of the Old Village District of the Village
Planning Area and the Village Mixed Use zoning district.
3. The use or development is compatible with the existing neighborhood. The proposed use is
compatible with the existing single family residential in the neighborhood. The design of
the proposed structure is consistent with the surrounding area in terms of building height,
building materials, colors, and variations of pitched roofs.
4. The proposed use meets all specific development standards for such use listed in the Zoning
Code. The use meets all the specific development standards for single family attached
dwellings set forth in LEC 105.12.820(a)(3).
5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets
all the specific standards for such use listed in Article XIX (Shoreland Management) and
Title 100 (Flood Plain Management). The proposed use is not within a Shoreland
Management District or a Floodplain Management zone.
6. The proposed use will be designed, constructed, operated, and maintained so as to be
compatible in appearance with the existing or intended character of the general vicinity and
will not change the essential character of that area. The design of the proposed structure is
designed to be compatible with the height, colors, and building materials of the
surrounding area.
7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to
existing or future neighboring structures. The use is not hazardous and will not create a
nuisance.
8. The proposed use will be served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems and schools or will be served adequately by such facilities and services
provided by the persons or agencies responsible for the establishment of the proposed use.
The proposed use will be served adequately by essential public facilities and services.
9. The proposed use will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the community.
The proposed use will not create excessive additional requirements at a public cost.
10. The proposed use will not involve uses, activities, processes, materials, equipment, and
6
conditions of operation that will be detrimental to any persons, property, or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors.
The proposed residential use will not produce excessive noise, fumes, glare, or odors. The
addition of four dwelling units should not create excessive traffic along 33rd Street N
especially with the restriction of on street parking. Any future expansion of 33rd Street N
to the west will further improve traffic circulation.
11. Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. The proposed structure will not
create traffic congestion or interfere with traffic on surrounding public thoroughfares.
Four additional residential units should not create congestion. The rear facing garages
and singular access creates for a safer vehicle access onto Upper 33rd Street N by
eliminating the need to back out into a public street.
12. The proposed use will not result in the destruction, loss, or damage of a natural or scenic
feature of major importance. The use will not result in the destruction, loss, or damage of a
natural or scenic feature of major importance.
FISCAL IMPACT:
None
RECOMMENDED CONDITIONS OF APPROVAL:
1. The applicant must obtain all other necessary City, State, and other governing body permits
and approvals prior to the commencement of any construction activity onsite.
2. All recommendations in the City Engineer’s memorandum dated 11/15/22 shall be met prior
to any construction activity.
3. All recommendations provided be the City’s Landscape Architect shall be met prior to any
construction activity.
4. All conditions in the Fire Chief’s memorandum dated 11/8/22 must be met prior to any
construction activity.
5. The applicant shall provide the City with recorded documents from Washington County
which effectuate the required lot consolidation prior to any construction activity.
6. The applicant must receive an approved address from Washington County prior to any
construction activity.
7. The applicant shall provide one additional off-street parking space for visitor parking as per
Lake Elmo City Code.
8. An encroachment agreement is required for fencing located in the required drainage and
utility easements prior to any construction activity. A fence permit is also required
regardless of the location of the fencing.
9. If the applicant has not taken action toward starting the townhouse structure or if substantial
construction has not taken place within 12 months of the City’s approval of the conditional use
permit, the CUP approval shall become void. The applicant may request City Council approval
of a time extension to start or implement the conditional use permit.
PUBLIC COMMENT:
A public hearing notice was sent to surrounding property owners on November 16, 2022 and
published in the Stillwater Gazette on November 18, 2022. Staff has received one public
comment that was against the request.
7
Susan Dunn at 11018 Upper 33rd Street N provided comment to staff in opposition of the
proposal. The reason being, is that the proposed single family attached use is inappropriate for
this area.
OPTIONS:
The Planning Commission may:
Recommend approval of the requests.
Recommend approval of the requests with conditions.
Recommend denial of the requests, citing findings of fact for denial.
RECOMMENDATION:
Staff recommends that the Planning Commission recommend approval of the conditional use permit
amendment to construct a four unit townhome building.
“Move to recommend approval of a conditional use permit to allow the construction of a four unit
townhome building at the properties described as Lots 10 and 11, Block 2, Subdivision of Lake
Elmo Park.”
ATTACHMENTS:
1) Land Use Applications
2) Written Statements
3) Location Map
4) Civil Plans
5) Architectural Plans
6) City Engineer Email Dated 11/15/22
7) Fire Department Memo dated 11/8/22
Element Design-Build LLC
Element-db.com
CCUP Application – Written Statements
Upper 33rd Street
A) Contact Information
Owners:
Henry Elgersma
393 Cleveland Ave S, Saint Paul, MN 55105
515-441-2594
Ryan McKilligan:
1110 Raymond Ave #3, Saint Paul, MN 55108
651-502-1470
Civil Engineer:
T.J. Rose, P.E.
3524 Labore Road, White Bear Lake, MN 55110
651-481-9120
Architect:
Henry Elgersma, AIA
393 Cleveland Ave S, Saint Paul, MN 55105
515-441-2594
B) Site Data
No address assigned
V-MX (Village Mixed Use) zoning
12,499 SF (.287 acres) – PID 1302921320052
5,000 SF (.115 acres) – PID 1302921320051
Legal Description:
SubdivisionName ELMO PARK Lot 11 Block 2 SubdivisionCd 37200
SubdivisionName ELMO PARK Lot 10 Block 2 SubdivisionCd 37200
LOTS 11&12 & E1/2 OF LT 13 002 ELMO PARK ADD SUBDIVISIONNAME ELMO PARK
LOT 11 LOCK 2 SUBDIVISIONCD 37200
C) Property history
Currently a vacant piece of land
D) Proposed use
i. We are proposing a residential use comprised of four single-family attached
dwelling units on one combined lot. The units will each have a main entry facing
Upper 33rd Street with open front yards to create an appealing front elevation and
Element Design-Build LLC
Element-db.com
connection to the surrounding community. Each unit will have a rear-facing two car
garage accessed from a private driveway. One access point for vehicles on the
western portion of the site is proposed, with the east side yard being maintained
for open space along with the front yard. The proposed building conforms to all
setback requirements and leaves ample space between the structure and adjacent
properties. Fencing will be provided to screen between the properties to the west
and north. There should be minimal impact to any wetland or forest natural areas.
ii. No employees or hours of operation for residential use. Proposed development
schedule would be construction during 2023 construction season with opening late
2023.
E) Justification
i. The proposed Residential use of Attached Single Family Dwellings is consistent
with the context of the adjacent area in terms of overall building height, quality of
proposed building, and residential use. The use will not be detrimental to public
health, safety, comfort, convenience, or general welfare of the neighborhood or
City.
ii. Lake Elmo 2040 Comprehensive Plan Goals for the Old Village District include
encouraging walkable, pedestrian scale buildings, encouraging an increase in
households, and supporting development of various housing types throughout the
community for various life stages. The proposed density of 4 dwelling units in 4.02
acres is consistent with the Lake Elmo 2040 Comprehensive Plan which allows a
minimum of 5 up to 10 dwelling units per acre for the Village Mixed Use
designation. We believe introducing four high-quality, single family attached rental
homes contributes to these goals by increasing the population to support the
nearby businesses on Lake Elmo Ave, contributing to the walkable quality of the
neighborhood with pedestrian scaled buildings with entrances that face the street
rather and not garages, and complying with the density target for the V-MU area.
Additionally, creating four high-quality rental units diversifies the housing options
that are currently almost entirely owner-occupied, and offers a low-maintenance
living option for residents in any stage of life.
iii. The proposed project’s compatibility with the existing neighborhood is established
through:
1. Using a mixture of 1-1/2 story and 2 story units which are similar in height to
existing housing nearby
2. Using similar materials and color palettes to nearby houses and buildings
on Lake Elmo Ave.
3. Utilizing varied pitched roofs and wall planes to tie into the existing massing
and shape of nearby homes and the break the building down into smaller
parts
4. Using similar window patterning as nearby homes and businesses
5. Creating primary entrances that face the street and sidewalks to encourage
pedestrian connection to the neighborhood
Element Design-Build LLC
Element-db.com
6. Locating the garages and vehicular circulation in the rear of the building.
3311
3331
3316
3330
11035
3327
3343
3338
33033308
3328
11018
11002
11074
11051
11072
11052
11057
11123
11090
3442
11082
11098
3504
3476
11105
3466
11075
3390
3394
351411094
ArcGIS Web AppBuilder
Parcels
Easement Lines
COMPUTED UTILITY_DRAINAGE
MNWASH038007.sid
Red: Band_1
Green: Band_2
Blue: Band_3
MNWASH032009.sid
Red: Band_1
Green: Band_2
Blue: Band_3
MNWASH026009.sid
Red: Band_1
Green: Band_2
Blue: Band_3
MNWASH020009.sid
Red: Band_1
11/23/2022, 8:38:52 AM
0 0.03 0.050.01 mi
0 0.04 0.080.02 km
1:2,257
UPPER 33RD
STREET
N
.PROPOSED 8" DIPPROPOSED 8" SANITARYPROPOSED 15" RCPPROPOSED CBTC=930.54INV=926.01PROPOSED CBTC=933.06INV=924.23PROPOSED STREET/UTILITYCONSTRCUTION SPRING OF 2022PROPOSED STREET/UTILITYCONSTRCUTION SPRING OF
2022PID#1302921320051PID#1302921320052PID#1302921320051PID#1302921320052EXISTING PARCL LINEUNDERGROUND UTILITIES NOTES:THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELDSURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NOGUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCHUTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYORFURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWNARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE DOES CERTIFY THATTHEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THE INFORMATIONAVAILABLE. THIS SURVEY HAS NOT PHYSICALLY LOCATED THE UNDERGROUNDUTILITIES. ADDITIONAL UTILITIES OF WHICH WE ARE UNAWARE MAY EXIST.CALL BEFORE YOU DIG!TWIN CITY AREA:TOLL FREE:1-800-252-1166651-454-0002Gopher State One CallLEGAL DESCRIPTION:SURVEY NOTES:TITLE NOTES:0NORTH1530THE FOLLOWING EASEMENTS AND OR ENCUMBRANCES ARE AS SHOWN ON THEABOVE MENTIONED TITLE COMMITMENT.1.NO SURVEY RELATED ITEMS LISTED ON SAID TITLE COMMITMENT.AREA:LEGEND:UNDERGROUND ELECTRICUNDERGROUND CABLE TVUNDERGROUND FIBER OPTICUNDERGROUND TELEPHONEOVERHEAD UTILITYUNDERGROUND GASSANITARY SEWERSTORM SEWERWATERMAINFENCECURB [TYPICAL]CONCRETE SURFACEBITUMINOUS SURFACEFOUND MONUMENTSET 1/2" IRON PIPEMARKED RLS NO. 25718CABLE TV PEDESTALAIR CONDITIONERELECTRIC MANHOLEELECTRIC METERELECTRIC PEDESTALELECTRIC TRANSFORMERLIGHT POLEGUY WIREPOWER POLEGAS MANHOLEGAS METERTELEPHONE MANHOLETELEPHONE PEDESTALSANITARY CLEANOUTSANITARY MANHOLECATCH BASINSTORM DRAINFLARED END SECTIONSTORM MANHOLEFIRE DEPT. CONNECTIONHYDRANTCURB STOPWATER WELLWATER MANHOLEWATER METERPOST INDICATOR VALVEWATER VALVEBOLLARDFLAG POLEMAIL BOXTRAFFIC SIGNUNKNOWN MANHOLESOIL BORINGTRAFFIC SIGNALCONIFEROUS TREEDECIDUOUS TREECONTACT:ZZ12271AZZ271ALOTCOMBINATIONCOUNTY/CITY:REVISIONS:PROJECT LOCATION:LAND SURVEYING, INC.CORNERSTONESuite #2001970 Northwestern Ave.Stillwater, MN 55082Phone 651.275.8969dan@cssurvey.netDATEREVISIONPROJECT NO.FILE NAME11XXXUPPER 33RD ST. N.CITY OF LAKE ELMOWASHINGTONCOUNTY3-10-22INITIAL ISSUECERTIFICATION:I hereby certify that this plan was prepared byme, or under my direct supervision, and that I ama duly Licensed Land Surveyor under the laws ofthe state of Minnesota.Daniel L. Thurmes Registration Number: 25718Date:__________________3-10-221.BEARINGS ARE BASED ON THE WASHINGTON COUNTY COORDINATESYSTEM NAD 1983.2.UNDERGROUND UTILITIES SHOWN PER GOPHER ONE LOCATES ANDAS-BUILTS PLANS PROVIDED BY THE CITY OF LAKE ELMO PUBLIC WORKSDEPARTMENT.3.THERE MAY SOME UNDERGROUND UTILITIES, GAS, ELECTRIC, ETC. NOTSHOWN OR LOCATED.4.PROPOSED UTILITIES SHOWN PER PLANS PROVIDED BY THE CITY OF LAKEELMO ENGINEERING DEPARTMENT.TOTAL AREA AS SHOWN = 17,500 SQ. FT.PID#1302921320052Ryan McKilligan - ProjectManagerElement Design-BuildMobile: 515-291-7708ryan@element-db.com PID#1302921320051The following legal description is as shown on the AllAmerican Title Co., Inc as Agent for Old Republic NationalTitle Insurance Company Title Commitment No.119817-22-02-R-1, dated January 10th, 2022PID#1302921320051Lot 10, Block 2, Elmo Park Addition, Washington County,Minnesota.Abstract PropertyANDPID#1302921320052Lots Eleven (11) and Twelve (12), and the East Half (E1/2)of Lot Thirteen (13) in Block Two (2) of Elmo Park,according to the plat thereof on file and of record in theoffice of the Registrar of Titles, Washington County,Minnesota.Torrens Certificate No. 71287ITEMS SHOWN IN RED AREPROPOSED AND ARE SHOWNFOR REFERENCE PURPOSES.11-2-22LOT COMBINATIONPROPOSED LEGAL DESCRIPTION:The following PROPOSED legal description is a result ofthe Lot combination.Lot 10, Block 2, Elmo Park Addition, Washington County,Minnesota.Abstract PropertyANDLots Eleven (11) and Twelve (12), and the East Half (E1/2)of Lot Thirteen (13) in Block Two (2) of Elmo Park,according to the plat thereof on file and of record in theoffice of the Registrar of Titles, Washington County,Minnesota.Torrens PropertyPROPOSED AREA:TOTAL AREA AFTER LOT COMBINATION = 17,500 SQ. FT.
PROPOSED 8" DIPPROPOSED 8" SANITARYPROPOSED 15" RCPUPPER 33RD STREET N.DescriptionRev.DateUPPER 33RD STREETTOWNHOUSEDEVELOPMENTLAKE ELMO, MNSheet Title:Project #:Drawn By:Checked By:Issue Date:12226050TJRMJW11.03.223524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2022 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2022\12226050 - Upper 33rd Street Townhouse Development (Element)\C. Design\Drawing Files\12226050 - C100 Demo.dwgLarsonEngineering, Inc.Project Title:ELEMENTDESIGN-BUILD1110 RAYMOUND AVENUE, UNIT 3ST. PAUL, MN 55108Client:Matthew J. Woodruff, P.E.Date: Lic. No.:11.03.22I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.0NORTH51020Sheet:SAWCUT,REMOVE, AND DISPOSE OF EXISTING CONCRETE CURBAND GUTTER.REMOVE AND DISPOSE OF EXISTING TREE, STUMP, AND ROOTS.1DEMOLITION PLANC100KEY NOTESDEMOLITION NOTES1.Verify all existing utility locations.2.It is the responsibility of the Contractor to perform or coordinate allnecessary utility demolitions and relocations from existing utility locationsto all onsite amenities and buildings. These connections include, but arenot limited to, water, sanitary sewer, cable tv, telephone, gas, electric,site lighting, etc.3.Prior to beginning work, contact Gopher State Onecall (651-454-0002) tolocate utilities throughout the area under construction. The Contractorshall retain the services of a private utility locator to locate the privateutilities.4.Sawcut along edges of pavements, sidewalks, and curbs to remain.5.All construction shall be performed in accordance with state and localstandard specifications for construction.2REMOVE AND DISPOSE OF EXISTINGBITUMINOUS PAVEMENT SECTIONSYMBOL LEGEND
PROPOSED 8" DIPPROPOSED 8" SANITARYPROPOSED 15" RCPUPPER 33RD STREET N.PROPOSED4-UNIT TOWNHOMEFFE = 933.00RETAININGWALLRETAININGWALL16.7'32.3'22'5'3.2'
25.8'
22'4'4'FRONT DOORFRONT DOORFRONT DOORFRONT DOOROPEN SPACE775 SF25'
SETBAC
K10'SETBACK20'
SETBAC
K
10'SETBACKOPEN SPACE645 SFOPEN SPACE770 SFOPEN SPACE760 SFDescriptionRev.DateUPPER 33RD STREETTOWNHOUSEDEVELOPMENTLAKE ELMO, MNSheet Title:Project #:Drawn By:Checked By:Issue Date:12226050TJRMJW11.03.223524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2022 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2022\12226050 - Upper 33rd Street Townhouse Development (Element)\C. Design\Drawing Files\12226050 - C200 Paving.dwgLarsonEngineering, Inc.Project Title:ELEMENTDESIGN-BUILD1110 RAYMOUND AVENUE, UNIT 3ST. PAUL, MN 55108Client:Matthew J. Woodruff, P.E.Date: Lic. No.:11.03.22I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.0NORTH51020Sheet:NEW LIGHT-DUTYBITUMINOUS PAVEMENTSEE DETAIL 1/C500NEW CONCRETE SIDEWALKSEE DETAIL 3/C500NEW DRIVEWAY APRONCONCRETE PAVEMENTSEE DETAIL 10/C500SYMBOL LEGENDSITE PLANC200AREA CALCULATIONS:PROPERTY AREA = 17,500 S.F.IMPERVIOUS AREA = 11,684 S.F.IMPERVIOUS PERCENT = 66.8%MAX. ALLOWABLE IMPERVIOUS = 75% (13,125 S.F.)EASEMENT LINERIGHT-OF-WAY LINEPROPERTY LINEGENERAL LEGENDKEY NOTESB612 CURB AND GUTTER, SEE DETAIL 2/C500DRIVEWAY APRON, SEE DETAIL 10/C500RETAINING WALL, SEE DETAIL 4/C500123SETBACK LINENOTE:LOTS WILL BE CONSOLIDATED INTO ONE LOT.
PROPOSED4-UNIT TOWNHOMEFFE = 933.00PROPOSED 8" DIPPROPOSED 8" SANITARYPROPOSED 15" RCPUPPER 33RD STREET N.932.40 TC931.90 GL932.70 TC932.20 GL932.70 TC932.20 GL932.80 TC932.30 GL933.37 TC932.87 GL932.69 TC932.19 GL931.70 TC/GL932.27 TC931.77 GL931.80 TC/GL932.36 TC931.86 GL932.55 TC932.05 GL932.90 TC932.40 GL933.00 GL931.94 TC931.44 GL933.40 TW930.00 BW932.70 TW931.00 BW932.60 TW932.00 BW933.50 TW933.00 BW933.00 FFE933.00 FFE933.00 FFE933.00 FFE933.00 FFE933.00 FFE933.00 FFE933.00 FFE933.00 FFE933.00 FFE932.75 C932.75 C932932
931
930929DescriptionRev.DateUPPER 33RD STREETTOWNHOUSEDEVELOPMENTLAKE ELMO, MNSheet Title:Project #:Drawn By:Checked By:Issue Date:12226050TJRMJW11.03.223524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2022 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2022\12226050 - Upper 33rd Street Townhouse Development (Element)\C. Design\Drawing Files\12226050 - C300 Grading.dwgLarsonEngineering, Inc.Project Title:ELEMENTDESIGN-BUILD1110 RAYMOUND AVENUE, UNIT 3ST. PAUL, MN 55108Client:Matthew J. Woodruff, P.E.Date: Lic. No.:11.03.22I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.Sheet:GRADING ANDEROSION CONTROLPLANC300PROPOSED CONTOURS - MAJOR INTERVALGRADE BREAK LINEPROPOSED CONTOURS - MINOR INTERVAL949950950EXISTING CONTOURS2.0%950.00 TC949.50 GLGRADE SLOPESPOT ABBREVIATIONS:TC - TOP OF CURBGL - GUTTER LINEC - CONCRETEFFE - FIRST FLOOR ELEVATIONGFE - GARAGE FLOOR ELEVATIONTW - TOP OF WALLBW - BOTTOM OF WALL (F/G)(*) - EXISTING TO BE VERIFIEDSILT FENCERIP-RAP / ROCK CONST. ENTRANCEINLET PROTECTIONGRADING NOTES1.Tree protection consisting of snow fence or safety fence installed at thedrip line shall be in place prior to beginning any grading or demolitionwork at the site.2.All elevations with an asterisk (*) shall be field verified. If elevationsvary significantly, notify the Engineer for further instructions.3.Grades shown in paved areas represent finish elevation.4.Restore all disturbed areas with 4” of good quality topsoil and seed.5.All construction shall be performed in accordance with state and localstandard specifications for construction.6.No wheeled machines shall be used to excavate BMP(s), and/or duringthe backfilling.7.No construction traffic is allowed over the BMP(s) during any phase ofthe project.8.BMP(s) shall be protected from all exposed soil during all constructionactivities.9.BMP(s) shall not be open to accept water until the site is stabilized.SYMBOL LEGENDKEY NOTESROCK CONSTRUCTION ENTRANCE, SEE DETAIL 8/C500SILT FENCE, SEE DETAIL 9/C500INLET PROTECTION, SEE DETAIL 7/C500123SEDIMENT LOG1.Install temporary erosion control measures (inlet protection, silt fence, and rock construction entrances)prior to beginning any excavation or demolition work at the site.2.Erosion control measures shown on the erosion control plan are the absolute minimum. Thecontractor shall install temporary earth dikes, sediment traps or basins, additional siltation fencing,and/or disk the soil parallel to the contours as deemed necessary to further control erosion.3.All construction site entrances shall be surfaced with crushed rock across the entire width of theentrance and from the entrance to a point 50' into the construction zone.4.The toe of the silt fence shall be trenched in a minimum of 6”. The trench backfill shall be compactedwith a vibratory plate compactor.5.All grading operations shall be conducted in a manner to minimize the potential for site erosion.Sediment control practices must be established on all down gradient perimeters before any up gradientland disturbing activities begin.6.All exposed soil areas must be stabilized as soon as possible to limit soil erosion but in no case laterthan 14 days after the construction activity in that portion of the site has temporarily or permanentlyceased. Temporary stockpiles without significant silt, clay or organic components (e.g., cleanaggregate stockpiles, demolition concrete stockpiles, sand stockpiles) and the constructed basecomponents of roads, parking lots and similar surfaces are exempt from this requirement.7.The normal wetted perimeter of any temporary or permanent drainage ditch or swale that drains waterfrom any portion of the construction site, or diverts water around the site, must be stabilized within 200lineal feet from the property edge, or from the point of discharge into any surface water. Stabilizationof the last 200 lineal feet must be completed within 24 hours after connecting to a surface water.Stabilization of the remaining portions of any temporary or permanent ditches or swales must becomplete within 14 days after connecting to a surface water and construction in that portion of the ditchhas temporarily or permanently ceased.8.All storm sewer catch basins not needed for site drainage during construction shall be covered toprevent runoff from entering the storm sewer system. Catch basins necessary for site drainage duringconstruction shall be provided with inlet protection.9.In areas where concentrated flows occur (such as swales and areas in front of storm catch basins andintakes) the erosion control facilities shall be backed by stabilization structure to protect those facilitiesfrom the concentrated flows.10.Inspect the construction site once every seven days during active construction and within 24 hoursafter a rainfall event greater than 0.5 inches in 24 hours.11.All BMPs must be repaired, replaced, or supplemented when they become nonfunctional or thesediment reaches 1/3 of the capacity of the BMP. These repairs must be made within 24 hours ofdiscovery, or as soon as field conditions allow access.12.If sediment escapes the construction site, off-site accumulations of sediment must be removed in amanner and at a frequency sufficient to minimize off-site impacts.13.All soils tracked onto pavement shall be removed daily.14.Temporary soil stockpiles must have silt fence or other effective sediment controls, and cannot beplaced in surface waters, including stormwater conveyances such as curb and gutter systems, orconduits and ditches unless there is a bypass in place for the stormwater.15.Collected sediment, asphalt and concrete millings, floating debris, paper, plastic, fabric, constructionand demolition debris and other wastes must be disposed of properly and must comply with MPCAdisposal requirements.16.Oil, gasoline, paint and any hazardous substances must be properly stored, including secondarycontainment, to prevent spills, leaks or other discharge. Restricted access to storage areas must beprovided to prevent vandalism. Storage and disposal of hazardous waste must be in compliance withMPCA regulations.17.External washing of trucks and other construction vehicles must be limited to a defined area of the site.Runoff must be contained and waste properly disposed of. No engine degreasing is allowed onsite.18.All liquid and solid wastes generated by concrete washout operations must be contained in aleak-proof containment facility or impermeable liner. A compacted clay liner that does not allowwashout liquids to enter ground water is considered an impermeable liner. The liquid and solid wastesmust not contact the ground, and there must not be runoff from the concrete washout operations orareas. Liquid and solid wastes must be disposed of properly and in compliance with MPCAregulations. A sign must be installed adjacent to each washout facility to inform concrete equipmentoperators to utilize the proper facilities.19.Upon completion of the project and stabilization of all graded areas, all temporary erosion controlfacilities (silt fences, hay bales, etc.) shall be removed from the site.20.A City approved dewatering/pumping plan is required prior to any pumping activity. Notify City ofRoseville Engineering Dept. at 651-792-7004 prior to beginning any pumping activity.21.Notify City of Roseville Engineering Dept. at 651-792-7004, prior to beginning any and all constructionactivity to verify Erosion Control Measures are in place.22.Notify City of Roseville Engineering Dept. at 651-792-7004, at least 24 hours prior to the constructionof stormwater BMPs.EROSION CONTROL NOTESNORTH010205
PROPOSED4-UNIT TOWNHOMEFFE = 933.00932932
931
930929PROPOSED 8" DIPPROPOSED 8" SANITARYPROPOSED 15" RCPUPPER 33RD STREET N.48" PERFORATED PIPE SYSTEMOVERALL STORAGE: 4,738 CFPIPE INV: 924.75STONE INV: 924.25CBRIM: 931.44INV: 927.85SUMP: 923.85STMHRIM: 931.80TOP WEIR: 928.334" ORIFICE: 926.03INV: 924.75CONSTRUCT CATCH BASINOVER EXISTING STORM SEWERRIM= 931.72INV=924.415 LF 12" HDPE @ 2.0%CONNECT TO SYSTEMINV: 927.7516 LF 12" HDPE @ 2.0%96 LF 8" PVC SCH 40 @ 1.0% MIN10 LF 6" PVC SCH 40 @ 2.0%TYP OF 47 LF 6" PVC SCH 40 @ 2.0%TYP OF 496 LF 8" PVC SCH 40 @ 1.0% MINCONNECT TO EXISTINGSANITARY SEWER STUBTYP OF 4CONNECT TO EXISTINGWATER SERVICETYP OF 4DOWNSPOUTCONNECTIONTYP OF 8INLINE DRAINRIM: 932.25INV: 928.5937 LF 6" PVCSCH 40 @ 1.0% MINDescriptionRev.DateUPPER 33RD STREETTOWNHOUSEDEVELOPMENTLAKE ELMO, MNSheet Title:Project #:Drawn By:Checked By:Issue Date:12226050TJRMJW11.03.223524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2022 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2022\12226050 - Upper 33rd Street Townhouse Development (Element)\C. Design\Drawing Files\12226050 - C400 Utilities.dwgLarsonEngineering, Inc.Project Title:ELEMENTDESIGN-BUILD1110 RAYMOUND AVENUE, UNIT 3ST. PAUL, MN 55108Client:Matthew J. Woodruff, P.E.Date: Lic. No.:11.03.22I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.0NORTH51020Sheet:UTILITY PLANC400CABLE UNDERGROUND LINEFIBER OPTIC UNDERGROUND LINEELECTRIC UNDERGROUND LINEELECTRIC OVERHEAD LINETELEPHONE UNDERGROUND LINESTORM SEWER PIPESANITARY SEWER PIPENATURAL GAS UNDERGROUND LINEWATERMAIN PIPELIGHT POLESTORM MANHOLEFLARED ENDCURB INLETCATCH BASINWATER SHUTOFFGATE VALVE & BOXHYDRANTSANITARY MANHOLEDRAINTILE PIPEUTILITY NOTES1.It is the responsibility of the contractor to perform or coordinate all necessary utility connections andrelocations from existing utility locations to the proposed building, as well as to all onsite amenities.These connections include but are not limited to water, sanitary sewer, cable TV, telephone, gas,electric, site lighting, etc.2.All service connections shall be performed in accordance with state and local standardspecifications for construction. Utility connections (sanitary sewer, watermain, and storm sewer)may require a permit from the City.3.The contractor shall verify the elevations at proposed connections to existing utilities prior to anydemolition or excavation.4.The contractor shall notify all appropriate engineering departments and utility companies 72 hoursprior to construction. All necessary precautions shall be made to avoid damage to existing utilities.5.Storm sewer requires testing in accordance with Minnesota plumbing code 4714.1109 wherelocated within 10 feet of waterlines or the building.6.HDPE storm sewer piping shall meet ASTM F2306 and fittings shall meet ASTM D3212 jointpressure test. Installation shall meet ASTM C2321.7.Maintain a minimum of 7 ½' of cover over all water lines and sanitary sewer lines. Where 7 ½' ofcover is not provided, install 2” rigid polystyrene insulation (MN/DOT 3760) with a thermalresistance of at least 5 and a compressive strength of at least 25 psi. Insulation shall be 8' wide,centered over pipe with 6” sand cushion between pipe and insulation. Where depth is less than 5',use 4” of insulation.8.Install water lines 12” above sewers. Where the sewer is less than 12" below the water line (orabove), install sewer piping of materials approved for inside building use for 10 feet on each side ofthe crossing.9.A City approved dewatering/pumping plan is required prior to any pumping activity. Notify City ofRoseville Engineering Dept. at 651-792-7004 prior to beginning any pumping activity.SYMBOL LEGEND
DescriptionRev.DateUPPER 33RD STREETTOWNHOUSEDEVELOPMENTLAKE ELMO, MNSheet Title:Project #:Drawn By:Checked By:Issue Date:12226050TJRMJW11.03.223524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2022 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2022\12226050 - Upper 33rd Street Townhouse Development (Element)\C. Design\Drawing Files\12226050 - C500 Details.dwgLarsonEngineering, Inc.Project Title:ELEMENTDESIGN-BUILD1110 RAYMOUND AVENUE, UNIT 3ST. PAUL, MN 55108Client:Matthew J. Woodruff, P.E.Date: Lic. No.:11.03.22I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.Sheet:DETAILSC50090° PVC. BEND6" PVCDOWNSPOUTCONNECT PVC PIPE (SEEPLAN FOR SIZES) TO NEWCATCH BASIN AS SHOWNON PLANREMOVE EXISTING ELBOW &CONNECT 6" PVC TOGUTTER DOWNSPOUTNOT TO SCALECONNECTION DETAILROOF DRAIN5C500NOT TO SCALEPAVEMENT SECTIONLIGHT-DUTY BITUMINOUS1C500EXISTING SUBGRADE SOILNEW 6" BASEAGGREGATENEW 3" BITUMINOUS PAVEMENTPLACED IN 2 LIFTSNOT TO SCALECURB & GUTTER DETAILB612 CONCRETE2C500EXISTING SUBGRADE SOIL6"12"13.5"6"7"6"BACKFILL WITH NEWGOOD QUALITYTOPSOIL AND SODNEW BITUMINOUSPAVEMENTNEW BASEAGGREGATESLOPE34" PER FT.8"R3"R3"6"NOT TO SCALERETAINING WALL DETAIL4C500VARIESCLASS 5 LEVELING PAD(12" MIN. THICKNESS, 6"WIDER THAN BLOCK)BACKFILL WITH NEWGOOD QUALITYTOPSOIL AND SODNEW MODULAR BLOCKNEW CAPSTONE BW (SEE GRADING PLAN)PROVIDE FENCE/RAILINGFOR WALL SEGMENTSEXCEEDING 30" TALL.TIP OUT GUTTER AS NEEDEDNOT TO SCALECONSTRUCTION DETAILCONCRETE SIDEWALK3C500NEW 4" PORTLAND CEMENT CONCRETENEW 6" BASEAGGREGATEAPPROVED SUBGRADE SOILMIN. 6" OF 1" TO2" DIA ROCK.MNDOT STANDARDSPECIFICATION 3733 TYPE VPERMEABLE GEOTEXTILEFABRIC BENEATH ROCK30' MINIMUMHARD SURFACEPUBLIC ROAD18" MIN. HIGH CUT-OFF BERM TOMINIMIZE SILT RUNOFF FROM SITE.VARIES:FULL WIDTH OF EXISTINGDRIVEWAY OPENING OR20' MIN. WIDTH.NOT TO SCALEROCK CONSTRUCTION ENTRANCE8C500ENGINEERING FABRICWIRE MESH REINFORCEMENT(OPTIONAL)METAL, WOOD POST, OR STAKE.8' MAX. SPACING, 2' INTO GROUND.NATURAL SOILDIRECTIONOF RUNOFFNOT TO SCALEINSTALLATION DETAILSILT FENCE9C500NOTE: DEPENDING UPON CONFIGURATION, ATTACH FABRIC TO WIRE MESHWITH HOG RINGS, STEEL POSTS WITH WIRES, OR WOOD POSTS WITH STAPLES.FABRIC ANCHORAGETRENCH. BACKFILL WITHTAMPED NATURAL SOILREUSABLE400 MICRONFILTER BAG INEACH BASKETNOT TO SCALE PROTECTION DEVICEINFRASAFE INLET7C500SIDE VIEWFRONT VIEW(OR EQUAL)VARIABLE1'-4"VARIABLE5" MIN.NOT TO SCALEMANHOLE DETAILCATCH BASIN6C500SECTION8"PIPEDIA.PLANPRECAST INVERT SHOULD BE 1/2DIAMETER OF PIPE AND BENCHESSLOPED 2" TOWARD INVERT.MANHOLE FRAME & COVER:NEENAH R-3067, TYPE L GRATE (CURB INLET)NEENAH R-1642, TYPE B LID (STMH, SOLID CLOSED, ROUND)*UNLESS OTHERWISE NOTEDMANHOLE STEPS SHALL BE PLACEDSO THAT OFFSET HOLE IN TOP SLABIS FACING DOWNSTREAM.NO BLOCK STRUCTURES ARE ALLOWEDGRADE 1" BELOW 10' TRANSITION.MINIMUM OF 2, MAXIMUM OF 5CONCRETE ADJUSTMENT RINGS WITH FULLBED OF MORTAR BETWEEN EACH ANDA 4" COLLAR ON THE OUTSIDE. NO SHIMSOF ANY MATERIAL ALLOWED.INSTALL NEW EXTERNAL CHIMNEY SEAL.6" PRECAST REINFORCED CONCRETE SLAB.SEAL WITH 2 BEADS OF RAM-NEK.ALL JOINTS IN MANHOLE TO HAVE'O' RING RUBBER GASKETS.MANHOLE STEPS, COPOLYMER POLYPROPYLENEPLASTIC, WITH 1/2" GRADE 60 STEELREINFORCEMENT OR EQUAL, 16" O.C.PRECAST CONCRETE SECTION8" PRECAST SEGMENTAL CONCRETE BLOCKTO TOP OF THE PIPE SHALL BE USEDWITH SIZE AND DEPTH PROHIBIT THEFABRICATION OF PRECAST UNITS.8" MINIMUM SLAB THICKNESS,6' MINIMUM DIAMETER PRECASTCONCRETE SLAB, REINFORCEDWITH #4 REBAR @ 8" E.W.GROUT BOTTOMWATERTIGHT CONNECTION(BOOT/GROUT RING, TYPICAL)NEW CURBAND BITUMINOUSNOT TO SCALERESIDENTIAL DRIVEWAY DETAIL10C500
REF.BENCHUP
REF.BENCHREF.REF.
3' -0"
3' -0"-0' - 5"
0' - 0"
1084 SF
UNIT 1
MAIN LEVEL
181 SF
BEDROOM
609 SF
UNIT 2
MAIN LEVEL
609 SF
UNIT 3
MAIN LEVEL
1084 SF
UNIT 4
MAIN LEVEL
181 SF
BEDROOM
498 SF
2 CAR
GARAGE
475 SF
2 CAR
GARAGE
475 SF
2 CAR
GARAGE
498 SF
2 CAR
GARAGE
261 SF
PATIO
261 SF
PATIO
10 / 28 / 2022Upper 33rd 4-Unit Townhomes 1st Floor Plan
NORTH SCALE:1/8" = 1'-0"1 1ST FLOOR
2R2S2R2S2R2S2R2S2R2S2R2S2R2S2R2S2R2S2R2S
WH
2R2SWH
2R2SROOF
BELOW
ROOF
BELOW
ROOF
BELOW
136 SF
BEDROOM
66 SF
LOFT
132 SF
BEDROOM
124 SF
BEDROOM
125 SF
BEDROOM
156 SF
BEDROOM
125 SF
BEDROOM
124 SF
BEDROOM
156 SF
BEDROOM
136 SF
BEDROOM
132 SF
BEDROOM
66 SF
LOFT
525 SF
UNIT 1
UPPER LEVEL 896 SF
UNIT 2
UPPER LEVEL
896 SF
UNIT 3
UPPER LEVEL
525 SF
UNIT 4
UPPER LEVEL
10 / 28 / 2022Upper 33rd 4-Unit Townhomes 2nd Floor Plan
NORTH SCALE:1/8" = 1'-0"1 2ND FLOOR
10 / 28 / 2022Upper 33rd 4-Unit Townhomes 3D Views
SCALE:1 VIEW FROM SE
10 / 28 / 2022Upper 33rd 4-Unit Townhomes 3D Views
SCALE:1 VIEW FROM SOUTH
1ST FLOOR
0' -0"
2ND FLOOR
10' -1 1/8"
1ST FLOOR T.O.W.
9' -1 1/8"
2ND FLR T.O.W.
19' -2 1/4"TO RIDGE26'-10"10"
12"
10"
12"
S1
S2
S3
S3 S3
S1
S3
S2
S2S2
TYP.6'-0"TYP.
3'-0"
UNIT ENTRY UNIT ENTRYUNIT ENTRY UNIT ENTRY
1ST FLOOR
0' -0"
2ND FLOOR
10' -1 1/8"
1ST FLOOR T.O.W.
9' -1 1/8"
2ND FLR T.O.W.
19' -2 1/4"4"
12"
4"
12"
S3
S1
CONDENSING UNITS
(SCREENED WITH LANDSCAPING)
SCALE:3/32" = 1'-0"1 SOUTH ELEVATION
MATERIAL SCHEDULE
Type Mark Description
S1 Fiber Cement Board and Batten Siding
S2 Fiber Cement Lap Siding
S3 Fiber Cement Shake Siding
10 / 28 / 2022Upper 33rd 4-Unit Townhomes Elevations
SCALE:3/32" = 1'-0"2 EAST ELEVATION
1ST FLOOR
0' -0"
2ND FLOOR
10' -1 1/8"
1ST FLOOR T.O.W.
9' -1 1/8"
2ND FLR T.O.W.
19' -2 1/4"
S1
S3
S2 S2 S1
S3
1ST FLOOR
0' -0"
2ND FLOOR
10' -1 1/8"
1ST FLOOR T.O.W.
9' -1 1/8"
2ND FLR T.O.W.
19' -2 1/4"4"
12"
4"
12"
S3
S1
METERS
SCREENED WITH LANDSCAPING
10 / 28 / 2022Upper 33rd 4-Unit Townhomes Elevations
SCALE:3/32" = 1'-0"1 NORTH ELEVATION
SCALE:3/32" = 1'-0"2 WEST ELEVATION
MATERIAL SCHEDULE
Type Mark Description
S1 Fiber Cement Board and Batten Siding
S2 Fiber Cement Lap Siding
S3 Fiber Cement Shake Siding
PAGE 1 of 2
MEMORANDUM
Date: November 15, 2022
To: Ben Hetzel, City Planner Re: Upper 33rd Street North Townhouse CUP
Cc: Molly Just, Planning Director Site Plan review
Marty Powers, Public Works Director PID 1302921320052 & 1302921320051
Chad Isakson, PE, Assistant City Engineer
From: Jack Griffin, PE, City Engineer
Engineering has reviewed the Upper 33rd Street North Townhouse CUP Site Plans received on November 4, 2022.
The review consisted of the following documentation:
Civil Site Plans dated November 3, 2022.
Stormwater Calculations dated November 3, 2022.
Lot Combination Survey dated November 2, 2022.
1. City approvals must be contingent upon the applicant revising the Final Construction Plans and
Stormwater Management Plan as required by the City Engineer. Final Construction Plans and
Specifications must be prepared in accordance with the latest version of the City Engineering Design
Standards Manual, dated January 2022, using City details, plan notes and specifications and meeting City
Engineering Design Guidelines and plan format requirements.
2. No construction on the Project 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. All off‐site permanent or temporary construction easements required to
construct the project must be provided prior to scheduling a preconstruction meeting.
3. Site Access. The proposed townhome, including all four units, would access Upper 33rd Street North.
Upper 33rd Street North is a local residential street, 24 feet wide within a 47 ft wide right‐of‐way. The
street width and right‐of‐way do not meet minimum city standards (minimum 28 ft wide within 60 ft
right‐of‐way). The street was recently reconstructed but maintained its existing width and right‐of‐way
due to site constraints.
4. On‐street Parking. At 24‐feet‐wide, no on‐street parking is available along Upper 33rd Street North. The
street is designated as no parking along both sides. All parking requirements must be met with all parking
contained on the property.
5. Pedestrian Connectivity. No sidewalk or trail currently exists along Upper 33rd Street. Due to the narrow
street width (24 feet) pedestrian use of the paved roadway may be hazardous once Upper 33rd Street
connects to the future development of Schiltgen Farms.
6. Drainage and Utility Easements. A 10‐ft. drainage and utility easement should be provided along the
property frontage to allow for future placement and relocation of small/dry utilities. Minimum lot
easements should also be provided along the side and rear property lines. All easement areas must be
free from all encroachments other than those approved by the City Engineer and upon execution of an
easement encroachment agreement. Prohibited encroachments include, but are not limited to trees,
landscaping, fences, retaining walls, and building structures.
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
7. The Site plan shows retaining walls along part of the west property line and most of the rear property line.
The retaining walls should be a minimum of 5 ft from the property lines and outside of all lot easements,
including retaining wall footings.
8. Existing conditions plan is incomplete. Existing conditions is required for a minimum distance of 150 feet
from the proposed parcel and from any off‐site improvements.
9. The proposed site plan is subject to a storm water management plan (SWMP) meeting State, Valley
Branch Watershed District (VBWD) and city rules. The site plan as proposed does not meet stormwater
management requirements. Post construction discharge rates and volumes must be equal or less than
pre‐existing discharge rates at all discharge locations and cumulative for the site.
10. The proposed stormwater management plan proposes an underground storm water infiltration chamber
to mitigate 100% of the required rate and volume control. The infiltration chamber outfall pipe is
proposed to connect directly to the existing storm sewer along Upper 33rd Street, thereby redirecting the
existing site runoff from discharging to the north, and discharging the proposed condition runoff to the
south. No storm sewer calculations have been provided to demonstrate available capacity in the city
storm sewer system at this location.
11. No borings have been taken for to determine the feasibility of infiltration on site and to identify the
design infiltration rate, if deemed feasible. Soil borings are required in accordance with the City
Engineering Design Standards Manual dated January 2022.
12. The storm water management 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 stormwater drainage and utility
easements must be shown on the site plans, utility plans and grading plans. A Homeowner’s association
would be required for the development to provide for the ongoing ownership and maintenance
responsibilities.
13. Municipal water supply is available to the site. There are four (4) existing water service stubs available
along the frontage of the property to provide an individual water service connection for each townhome.
Connections to existing public watermain will be required, including all connection and permit fees.
14. Sanitary sewer service is available to the site. There are four (4) existing sanitary sewer service stubs
available along the frontage of the property to provide an individual sewer service connection for each
townhome. Connections to existing sewer will be required, including all connection and permit fees.
“Proudly Serving Neighbors & Friends”
Lake Elmo Fire Department
Memorandum
To: Ben Hetzel, City Planner
From: Dustin Kalis, Fire Chief
Date: 11/8/22
Re: Conditional Use Permit: Upper 33rd Street - 4 Unit Townhome
_______________________________________________________________________________________
The Lake Elmo Fire Department has completed a Conditional Use Permit review for Upper 33rd Street - 4 Unit
Townhome (PIDs 1302921320052 and 1302921320051) based on submittals dated 10/28/22 with the
following comments:
1) The fire sprinkler system shall be installed compliant with provisions of 2016 NFPA Standard 13D,
Installation of Sprinkler Systems in One- and Two-Family Dwellings or IRC P2904. City permit required
prior to initiation of work.
2) Building address numbers shall be plainly visible from the street fronting the property and shall be a
contrasting color from the background. Size and placement of address numbers shall be approved by
the fire and planning departments.
Codes and Standards Used for this Review
This review is based on the following codes and standards as adopted and in effect in the State of Minnesota
at the time of plan submittal.
2020 Minnesota State Fire Code
2020 Minnesota Residential Code
Lake Elmo Fire Department Fire Code Policy
NFPA 13D, 2016 edition