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HomeMy WebLinkAbout#08 - At Home Apartments Premin Plat & PUDSTAFF REPORT DATE: 2/20/24 TO: Lake Elmo City Council FROM: Nathan Fuerst, AICP, Consulting Planner AGENDA ITEM: Lake Elmo Townhomes 8, Preliminary Plat and Planned Unit Development (PUD) BACKGROUND: At Home Apartments LLC is requesting Preliminary Plat and Planned Unit Development (PUD) approval for a 48-unit rental townhome development on approximately 7.6 acres of land located on the east and west sides of Wildflower Lane, north of 39th St. N. The development, called Lake Elmo Townhomes 8, is proposed as a PUD because the developer is requesting flexibility from the VMX zoning regulations primarily to allow multiple buildings on one lot. This project was first reviewed by the Planning Commission on December 11, 2023 where the item was tabled for further consideration. The Planning Commission reviewed resubmitted plans at its regular meeting on January 22, 2024 where it recommended conditional approval. ISSUE BEFORE THE COUNCIL: The City Council should review and make a determination on the Preliminary Plat and Planned Unit Development requests. GENERAL INFORMATION: Applicant: At Home Apartments LLC, 1289 Grande Avenue, St. Paul, MN Property Owner: 1962 Grand Avenue LLC (Parcel 1) 1289 Grand Avenue, St. Paul MN Spaulding Rental LLP (Parcel 2) 1289 Grand Avenue, St. Paul, MN PID#: 1302921210007 (parcel 1) and 12029212200029 (parcel 2) Land Use Map: Village Mixed Use (V-MU) Current Zoning: VMX Proposed Zoning: VMX/PUD Deadline: Application Complete – 11/3/23 60 Day Deadline – 1/2/2024 Extension Letter – 11/16/23 120 Day Deadline – 3/4/24 City Council Meeting February 20, 2024 Page 2 PROPOSAL DETAILS/ANALYSIS: Site Data. Total Site Area 7.57 acres Outlots (A) 0.58 acres Right-of-Way (R/W) Number of Units 1.51acres 48 Net Density 6.34 units/acre The calculation of net density in this case does not allow for netting out any area of the parcel and is therefore the ratio of proposed units to total site area. The Metropolitan Council determines net density through netting out wetlands and water bodies, dedication for designated arterial right-of-way, wetland buffers, public parks and qualifying preserved open space. Environmental Review. The entire Village Area was subject to an Alternative Urban Areawide Review (AUAR) when the area was brought into the Municipal Urban Service Area (MUSA). The AUAR was updated in early 2022 as required. No further environmental review is required. PUD Minimum Requirements. The Developer is proposing the 48 units across two lots which necessitates a PUD. A PUD is a negotiated zoning district, and according to the Lake Elmo Zoning Code Article 18, Planned Unit Development Regulations, zoning flexibility can be granted in order to better utilize site features and to obtain a higher quality of development. City Code establishes minimum thresholds a project must meet in order to qualify as a PUD. Staff has found that the proposed development does meet the following minimum requirements of a PUD: a. Lot Area: The site area exceeds the minimum lot area for of five acres for a PUD development. Requirement met. b. Open Space: The PUD ordinance indicates that at least 20% of the development area not within rights-of-way is to be reserved as open space. Requirement met. c. Street Layout: In existing developed area, the PUD should maintain the existing street grid, where present, and restore the street grid where it has been disrupted. In newly developing areas, streets shall be designed to maximize connectivity in each cardinal direction, except where environmental or physical constraints make this infeasible. All streets shall terminate at other streets, at public land, or at a park or other community facility, except that local streets may terminate in stub streets when those will be connected to other streets in future phases of the development or adjacent developments. Requirement met. PUD Identified Objectives. When evaluating a PUD proposal, the Planning Commission and City Council must find a PUD meets one or more objectives contained in Article 18 and meet the minimum requirements for a PUD. The Applicant has provided a response to the criteria in their narrative calling out criteria City Council Meeting February 20, 2024 Page 3 a, d, g, h and a previous standard regarding building design. Staff review of conformance with identified objectives, in bold, is below each relevant criterion: a. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. b. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public facilities. The applicant has indicated that the development will provide housing diversity in the Village area. The proposed development will provide a buffer between more strictly commercial land uses and the single family residential to the north and west. c. Establishment of appropriate transitions between differing land uses. This site and use provide for an appropriate transition between residential uses to the north and mixed uses to the south. d. Provision of more adequate, usable, and suitably located open space, recreational amenities, natural resource protection and other public facilities than would otherwise be provided under conventional land development techniques. e. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for lifecycle housing to all income and age groups. This development will add to the diversity of housing stock available in Lake Elmo. Rentals can serve as both transitional (step up or step down) and long- term housing which costs less than a typical single-family home. f. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities. g. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. Architectural features do reflect those in surrounding development (existing and proposed). Proposed building materials and colors are of quality and reflect City standards. h. Creation of more efficient provision of public utilities and services, lessened demand on transportation, and the promotion of energy resource conservation. i. Establishing measures to protect and preserve groundwater storage. j. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. Required vs. Proposed V-Mx Bulk Standards This is a single family attached development which does not include units on separate lots which necessitates a deviation from City Code through the PUD Process. The proposed development has a combination of two-unit buildings, four-unit buildings and a six-unit building. The proposed land use also requires a Conditional Use Permit in the V-MX district (which can be incorporated into this PUD instead of a separate approval). The townhome project will look and feel like single family attached, but because it’s rental on one-lot it will function like multi- family development under the city code. City Council Meeting February 20, 2024 Page 4 Cells in the ‘As Proposed’ column shaded in blue indicate a deviation from City Code. Standards (105.12.790) V-MX Requirement: (Single-Family attached) As Proposed Minimum Lot Area N/A (see Lot Area Density) N/A Minimum Lot Width N/A N/A Lot Area Density 3,000 sq. feet per unit 4,973 sq. feet per unit Max Impervious Cover 75% 39.1% (less Road and Walks) Minimum Setback - Front 25 feet 25 feet Minimum Setback - Side 10 feet 10+ feet Minimum Setback - Rear 10 feet 10+ feet Maximum Height 35 feet 30-34 feet at roof peak depending on building style Driveway Setback from intersection 50 feet from r-o-w 50 feet Driveway setback from side lot line 5 feet N/A as the lots are on one large lot without internal side lot lines. Met where exterior side lot exists. Driveway Width 20-34 feet measured at r-o-w line 34 feet maximum. Staff recommend allowing up to 40 feet at FY setback for each double garage serving 2 units. Development Standards for Two-Family Dwellings. The development meets the requirements of City Code Sec. 105.12.820(a)(3), standards for single- family attached dwellings, given the following. a. All primary entrances are located on a façade facing a public street. b. The proposed lots will ensure at least 300 square feet of open space per dwelling unit at a ratio of approximately 1,372 square feet per unit using Blocks 1 and 2. c. District setbacks will be met by the proposed structures. Architecture. City Code Section 105.12.840 requires design review against standards in the Lake Elmo Design Standards Manual. The proposed housing types are provided in the packet and include elevations and floor plans. Staff review of conformance is below: Site Design • Building placement – Buildings are oriented perpendicular to the street, with entrances oriented towards the street. • Streetscape – Concrete sidewalks are provided through the Cul-de-sac. Overstory tree plantings are provided along the street with shrubs and other landscaping. Lighting will meet City requirements. City Council Meeting February 20, 2024 Page 5 • Landscaping – Overstory trees will line both sides of the public right of way with additional tree plantings proposed behind or around residential buildings and bordering the abutting properties. Preservation of some higher quality existing trees along with new plantings will help blend the site in with surrounding development. • Parking – While no shared parking areas are provided, each unit would have enough structured parking for 2 vehicles, with the ability to park an additional 2 on the corresponding driveway. Parking will be screened from 39th St. Building Design • Form and Façade – Buildings are proposed with architecture consistent throughout the site, and the surrounding areas. Facades are articulated to avoid blank wall space. • Building Materials – Materials and finishes are generally of quality with colors consistent with a requirement for earth or muted tones. • Mass and Scale – Individually, buildings are consistent or smaller in terms of height and mass of surrounding development. Four- and Six-unit buildings are articulated to create the appearance of multiple structures. • Roof Design, Entries, Lighting – Features proposed are consistent with City standards for this type of construction and site layout. • Signage – The subdivision monument sign will be lit and landscaped consistent with the rest of the development. Staff note that this project is generally consistent with the Lake Elmo Design Standards Manual. The comments above provide insight into how this development complies with the intent. Building types are not specifically called out in the design standards and this type of development is allowed in the underlying zoning district. Parking and Driveways. Section 105.12.410 requires 2 spaces per 2 bedroom or larger and 10% for visitor parking. All units are between 2 to 4 bedrooms. This equates to 96 off-street parking stalls and 10 guest parking stalls required. While there are no stand-alone, off-street parking areas, there are 2 parking stalls per unit enclosed in each garage, and 2 additional stalls on driveways serving each unit. This satisfies the ordinance requirement. Parallel parking spaces are required to be 9 feet by 22 feet, there are about 12 additional stalls of on-street parking if allowed. Section 9.16.090 details driveway requirements. Standards not meeting the requirement may be allowed as approved by the City. Proposed driveways appear to meet the standards for driveways in mixed use districts. The proposal has tapered driveways to meet the alignment and 5 foot minimum separation in the tightest areas (cul-de-sacs) at the r-o-w line. Parks. City Code Section 103.00.150 requires dedication of land for park, recreation, or open space facilities for new developments. This project will add to the demand for parks and trails in the City and is thus subject to land dedication requirements. The City Code allows the City to require cash in lieu of land for this zoning district. This is recommended by Staff and the Parks Commission for this project given that it is not located in a park search area. Park dedication requirement will be determined at the time of final plat. This will be 10% of the fair market value of the property. City Council Meeting February 20, 2024 Page 6 Subdivision Signs. Section 105.12.430 allows 1 subdivision sign for this residential development with a maximum sign area of 32 sq. ft. One sign is proposed for this site but the location may be subject to change. A condition of approval has been added that the signage ultimately conforms with City Code when proposed. Road Width Reduction. After a public hearing and discussion on December 11, 2023 the Planning Commission recommended that plans be revised to reduce the road width on the proposed cul-de-sacs. This was suggested to provide additional space on site to address other concerns relating to landscaping screening and a conflict with patio encroachments into an easement surrounding a storm sewer along the eastern property line of Block 2. In revised plans submitted to the City dated January 08, 2024, the proposed roadway width was reduced from 32’ to 28’ between curb faces with a Right of Way width reduction from 66’to 60’. This reduction was found to be acceptable by staff for several reasons: • Parking on the street would be reduced from both sides to one side, consistent with city policy for such road width reductions, in order to leave adequate room for snow plows and emergency services. • Staff have suggested a requirement to sprinkle all buildings, including the two family structures where that is not currently required by building code, thus greatly reducing the concern for fire service access. A diagram was submitted by the Applicant indicating the number of parking stalls available on- street with the reduction to one side parking. A total of 15 on-street parking stalls are available in addition to those found on driveways or in garages. Landscaping and Tree Preservation. The City’s Landscape Architect has reviewed the proposed landscape plans and provided comments in the memo dated January 10, 2024. Generally, the tree preservation and landscaping plans were found compatible with City requirements. Additional plan exhibits and minor revisions to the plans are required. Issues were identified by staff towards conformance with City screening standards. While specific comments by the Landscape Architect have not been provided on whether the revised screening plan conforms to the City’s screening standards, the plan was supported by the Planning Commission and planning staff. This is due to the increased tree preservation, enhanced plantings, and supportive comments from property owners in adjacent neighborhoods regarding the revised planting plan. A deviation is proposed to be allowed in the draft PUD Ordinance specifically to allow the screening as detailed on revised landscaping plans dated January 18, 2024. Patio Encroachments. As proposed, patios for units 13-18 of Block 2 encroach into an easement centered over storm sewer on the site. The Applicant’s revised plans dated January 8, 2024 show a greater distance between the patio locations and storm sewer line than previously. This was accomplished by reducing patio depth, relocating the storm sewer line, and reducing the road with from 32 to 28 feet. The edge of patios for units 13-18 is 11 feet from the relocated storm sewer and still encroaches 4 feet into the associated easement area. City Council Meeting February 20, 2024 Page 7 At the Planning Commission meeting on January 22, 2024, the Commission found that a front yard setback reduction for units 13-18 from 25 to 21 feet was a reasonable solution. It recommended approval of a PUD deviation accordingly. Since that time, the City’s staff has determined that a reduction of 4’ to the required storm sewer easement will be acceptable. This is only in the location of units 13-18 of Block 2. Therefore, staff are not recommending a PUD deviation for a front yard setback reduction and will instead reduce the required storm sewer easement by 4’ near units 13-18 of Block 2. Traffic. A trip generation report was submitted by the Applicant’s Engineer, Westwood Professional Services. The report documents the expected traffic generated from this land use. This land use is anticipated to generate a total of 346 trips per week day (173 out and back in). During peak hours, there are would be an estimated 23 trips in the AM peak period (highest hour period between 7-9am) and 27 total trips in the PM peak period (highest hour period between 4-6pm). Fire Chief Comments. The City’s Fire Chief provided a comment memo dated November 22, 2023 which details several requirements for plans to meet City standards and state fire code. Engineering Review. This project has been reviewed by the City Engineer for conformance with the City’s Engineering Design Standards Manual. Detailed comments relating to the review are included in the Engineer’s memo dated November 30, 2023. Ultimately, the City Engineer is recommending that if approved, the development fully address all City Engineering comments. Key comments are summarized below: • Revisions are required to the Preliminary Plat, Grading, Utility, and Landscaping Plans in order to bring them into compliance with City Standards. • A financial contribution to the future right turn lane at Wildflower Drive and 39th St. North is required. • Sidewalk connection is required along the east side of Wildflower Drive from the current extent to the connection at 39th St. N. Stormwater Management. This property is located within Valley Branch Watershed District. The Applicant will be required to follow watershed rules and permitting requirements. The District was asked for any comments on the project and have not provided any at the time of writing this report. RECOMMENDED FINDINGS AND CONDITIONS: Recommended Findings for Preliminary Plat/Preliminary PUD. Staff recommends approval of the Preliminary Plat/Preliminary Planned Unit Development (PUD) for PIDs 13.029.21.22.0029 and 13.029.21.21.0007 based on the following findings: 1. That the Preliminary PUD Plan would be consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the 2040 Land Use Map for this area. 2. That the preliminary PUD Plan complies with the general intent of the Village-Mixed Use zoning district with PUD modifications. City Council Meeting February 20, 2024 Page 8 3. That the preliminary PUD Plan generally complies with the Lake Elmo Design Guidelines and Standards Manual. 4. That the preliminary plat generally complies with the City’s Subdivision regulations and does not meet the criteria for denial in Section 103.00.090 (d)(2). 5. That the preliminary plat generally complies with the City’s design standards. 6. That the preliminary plat generally complies with the City’s Zoning Code (including Shoreland Zoning) with the exceptions provided for in the PUD. 7. That the preliminary PUD Plan meets the minimum requirements for a PUD identified in Section 105.12.1150 and items b, c, e, and g from the Identified Objectives for PUDs in Section 105.12.1130 as follows: b. Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public facilities. c. Establishment of appropriate transitions between differing land uses. e. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for lifecycle housing to all income and age groups. g. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. Recommended Conditions of Approval. Staff recommends approval of the Preliminary Plat/Preliminary Planned Unit Development (PUD) for PIDs 13.029.21.22.0029 and 13.029.21.21.0007 with the following conditions: 1. Prior to the City finding any application for a final plat and final PUD complete, the applicant shall fully address all comments in the following review memos to the satisfaction of the City: a. City Engineer’s memo dated November 30, 2023. b. City Landscape Architect’s memo dated January 10, 2024. c. City Fire Chief’s memo dated November 22, 2023. 2. That prior to the City finding any application for final plat and final PUD complete, the applicant shall demonstrate that the plans reflect compliance with Valley Branch Watershed (VBWD) review requirements and that the applicant provide the City evidence that all conditions attached to a VBWD permit will be met before the starting any grading activity on the site. 3. That the applicant shall obtain all necessary permits including but not limited to all applicable City permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley Branch Watershed District approval before starting any grading or construction activities. 4. The final plat shall include all necessary and additional public right-of-way and easements. 5. The applicant/developer is responsible, at their own expense, for installing all required right of way improvements. 6. The applicant is required to construct a right turn lane along Wildflower Drive at the intersection of 39th Street for which the City will contribute up to half the cost of City Council Meeting February 20, 2024 Page 9 improvements due to conditions specific to the site and increased density of the village planning area. 7. A storm water maintenance and easement agreement in a form acceptable to the City shall be executed and recorded with the final plat. 8. The applicant/developer shall provide the City a fee in lieu of park land dedication as required by Section 103.00.150 to be paid prior to recording of the final plat. 9. If landscaping is proposed in the City’s Right of Way, a landscape and irrigation license agreement in a form acceptable to the City shall be executed and recorded with the final plat. 10. A sign permit will be required for any signage installed on site, and signage must comply with applicable city standards. 11. The Applicant shall submit information demonstrating compliance with a Plat Opinion by the City Attorney, to the satisfaction of the City, before execution or recording of the Final Plat. 12. The Applicant pay the City’s AUAR Fee consistent with all development in the Village Area. 13. If necessary, the applicant shall provide the City with a copy of written permission for any off-site grading work and storm sewer discharges to adjacent properties before starting any site work, grading and as part of any final plat or final PUD application. 14. Before the execution and recording of a final plat for the development, the developer or applicant shall enter into a Developer’s Agreement or a Site Work Agreement with the City. Such an Agreement must be approved by the City Attorney and by the City Council. The Agreement shall delineate who is responsible for the design, construction and payment for the required improvements with financial guarantees therefore. The Agreement shall outline any approved phasing plan. 15. The applicant or developer shall enter into a separate grading agreement with the City before starting any grading activity in advance of final plat/ PUD approval. The City Engineer shall review any grading plan that is submitted in advance of a final plat or final PUD, and said plan shall document the extent of any proposed grading on the site. 16. That the Applicant must submit the final plat within 180 days after City Council approval of the preliminary plat or approval of the preliminary plat shall be considered void unless a request for a time extension is submitted in writing and approved by the City Council. PREMATURE SUBDIVISIONS Staff acknowledge the City Council’s concerns regarding water appropriations. If the City Council finds it is not in the best interests of the City to approve development, and that this request is considered a Premature Subdivision, it would have to articulate such concerns and find that conditions exist to warrant a denial on that basis. Staff recommend consistent treatment of developments and therefore will not recommend denial on the basis of water appropriations. The City’s Premature Subdivisions ordinance is found in Section 103.00.025. Subsection C, Lack of adequate water supply, is copied as follows: Lack of adequate water supply. Unless the city has guided the site of the proposed plat or subdivision as rural by the comprehensive plan, a proposed plat or subdivision may be deemed premature if municipal water is not available to serve the proposed subdivision if City Council Meeting February 20, 2024 Page 10 it is developed to its maximum permissible density without causing and unreasonable depreciation of existing municipal water supplies. The term “available” shall mean existing or readily extended and funded consistent with the phasing in the comprehensive plan, the capital improvement program, and any relevant city ordinances, plans, and policies. If the site of the proposed plat or subdivision is guided as rural by the comprehensive plan, a proposed subdivision shall be deemed premature with respect to a lack of adequate water supply if a private well or wells cannot adequately or safely serve the proposed subdivision. FISCAL IMPACT: Approval of the Applicant’s requests grant entitlements to the Applicant, however there would be no fiscal impact to the City at this time. A final plat is required along with a Development Agreement which will detail public improvements and address fiscal impacts. When the property begins to develop it will have urban services and will require development fees. PUBLIC HEARING: A public hearing is required for this item. The Planning Commission should hold the dually noticed hearing prior to providing a recommendation to the City Council. At the time of writing, no comments have been received on this project. RECOMMENDATION: This project is located within the City’s existing MUSA boundary, and specifically the 2020- 2030 development decade. The City’s Comprehensive Plan is consistent with regional policies for growth and development. Based on the above analysis of the proposed development, City staff find the proposal to be generally in line with the City’s adopted ordinances, plans, and policies. Staff is therefore recommending the City Council conditionally approve the project. Recommended Motions: “Move to adopt Resolution 2024-024 approving the preliminary plat and PUD requested by At Home Apartments, LLC, for Lake Elmo Townhomes based on the findings of fact and conditions therein.” And “Move to adopt Ordinance 2024-06 approving the PUD Ordinance for the development proposed by At Home Apartments subject to the approval of a Final Plat and PUD.” And “Move to adopt Resolution 2024-025 approving the Summary publication of Ordinance 2024- 06.” ATTACHMENTS: 1. Resolution 2024-024 2. Ordinance 2024-06 3. Resolution 2024-025 4. Draft PUD Ordinance 5. Application Narratives City Council Meeting February 20, 2024 Page 11 6. Preliminary Plat and PUD Plans 7. Unit elevations and floor plans 8. Trip Generation Report 9. City Engineer Memo 10. Landscape Architect Memo 11. Fire Chief Memo 12. Public Comments 1 LA515-137-923112.v2 CITY OF LAKE ELMO WASHINGTON COUNTY STATE OF MINNESOTA RESOLUTION NO. 2024-024 RESOLUTION APPROVING THE LAKE ELMO TOWNHOME 8 PRELIMINARY PLAT AND PLANNED UNIT DEVELOPMENT (PUD) PLANS WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, At Home Apartments, LLC. (the “Applicant”) submitted an application to the City of Lake Elmo for a preliminary plat and planned unit development (PUD) called Lake Elmo Townhomes 8, for the property legally described on the attached Exhibit A (the “Property”), a copy of the preliminary plat and PUD is on file in the City of Lake Elmo Community Development Department; and WHEREAS, the Lake Elmo Planning Commission held a public hearing on December 11, 2023 to review and consider the preliminary plat and PUD application; and WHEREAS, the Lake Elmo Planning Commission tabled the item for further consideration to allow resolution to issues with screening and easement encroachments; and WHEREAS, the Lake Elmo Planning Commission has submitted its report and 4-1 recommendation of approval of the preliminary plat and PUD to the City Council as part of a staff report dated January 22, 2024; and WHEREAS, the City Council considered the preliminary plat at its February 20, 2024, meeting and hereby makes the following findings of fact: 1. That the preliminary plat and PUD plan is consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the 2040 Land Use Map for this area. 2. That the preliminary plat and PUD plan complies with the general intent of the Village Medium Density Residential and Commercial zoning districts. 3. That the preliminary plat and PUD plan generally complies with the Lake Elmo Design Guidelines and Standards Manual. 4. That the preliminary PUD Plan meets the minimum requirements for a PUD identified in Section 105.12.1150 and items b, c, e, and g from the Identified Objectives for PUDs in Section 105.12.1130 That the preliminary plat generally complies with the City’s subdivision regulations. 5. That the preliminary plat generally complies with the City’s design standards. 6. That the preliminary plat generally complies with the City’s Zoning Code. 2 LA515-137-923112.v2 NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve the Lake Elmo Townhomes 8 preliminary plat and PUD subject to the following conditions: 1. Prior to the City finding any application for a final plat and final PUD complete, the applicant shall fully address all comments in the following review memos to the satisfaction of the City: a. City Engineer’s memo dated November 30, 2023. b. City Landscape Architect’s memo dated January 10, 2024. c. City Fire Chief’s memo dated November 22, 2023. 2. That prior to the City finding any application for final plat and final PUD complete, the applicant shall demonstrate that the plans reflect compliance with Valley Branch Watershed (VBWD) review requirements and that the applicant provide the City evidence that all conditions attached to a VBWD permit will be met before the starting any grading activity on the site. 3. That the applicant shall obtain all necessary permits including but not limited to all applicable City permits (building, grading, sign, etc.), NPDES/SWPPP permits and Valley Branch Watershed District approval before starting any grading or construction activities. 4. The final plat shall include all necessary and additional public right-of-way and easements. 5. The applicant/developer is responsible, at their own expense, for installing all required right of way improvements. 6. The applicant is required to construct a right turn lane along Wildflower Drive at the intersection of 39th Street for which the City will contribute up to half the cost of improvements due to conditions specific to the site and increased density of the village planning area. 7. A storm water maintenance and easement agreement in a form acceptable to the City shall be executed and recorded with the final plat. 8. The applicant/developer shall provide the City a fee in lieu of park land dedication as required by Section 103.00.150 to be paid prior to recording of the final plat. 9. If landscaping is proposed in the City’s Right of Way, a landscape and irrigation license agreement in a form acceptable to the City shall be executed and recorded with the final plat. 10. A sign permit will be required for any signage installed on site, and signage must comply with applicable city standards. 11. The Applicant shall submit information demonstrating compliance with a Plat Opinion by the City Attorney, to the satisfaction of the City, before execution or recording of the Final Plat. 12. The Applicant pay the City’s AUAR Fee consistent with all development in the Village Area. 13. If necessary, the applicant shall provide the City with a copy of written permission for any off-site grading work and storm sewer discharges to adjacent properties before starting any site work, grading and as part of any final plat or final PUD application. 14. Before the execution and recording of a final plat for the development, the developer or applicant shall enter into a Developer’s Agreement or a Site Work Agreement with the City. Such an Agreement must be approved by the City Attorney and by the City 3 LA515-137-923112.v2 Council. The Agreement shall delineate who is responsible for the design, construction and payment for the required improvements with financial guarantees therefore. The Agreement shall outline any approved phasing plan. 15. The applicant or developer shall enter into a separate grading agreement with the City before starting any grading activity in advance of final plat/ PUD approval. The City Engineer shall review any grading plan that is submitted in advance of a final plat or final PUD, and said plan shall document the extent of any proposed grading on the site. 16. That the Applicant must submit the final plat within 180 days after City Council approval of the preliminary plat or approval of the preliminary plat shall be considered void unless a request for a time extension is submitted in writing and approved by the City Council. Passed and duly adopted this 20 day of February, 2024, by the City Council of the City of Lake Elmo, Minnesota. ___________________________________ Mayor Charles Cadenhead ATTEST: ____________________________________ Julie Johnson, City Clerk 4 LA515-137-923112.v2 Resolution 2024-____ Exhibit A Legal Description of Subject Property Lot 2, Block 1, WILDFLOWER AND 39TH, according to the recorded plat thereof, Washington County, Minnesota. AND That part of Lot 1, Block 3, Brookman 3rd Addition, according to the plat on file and of record in the office of the County Recorder, Washington County, Minnesota, lying Westerly of the following described line: Commencing at the Northeast corner of said Lot 1 then South 89 degrees 21 minutes 23 seconds West, assumed bearing, along the North line of said Lot 1, 74.18 feet to the point of beginning of said line; thence South 07 degrees 03 minutes 15 seconds East, 319.79 feet to the South line of said Lot 1 and said line there terminating. Washington County, Minnesota. CITY OF LAKE ELMO COUNTY OF WASHINGTON STATE OF MINNESOTA ORDINANCE NO. 2024-06 AN ORDINANCE AMENDING CHAPTER 105 OF THE LAKE ELMO CITY CODE OF ORDINANCES BY REZONING ALL PROPERTY AT PIDS 13.029.21.22.0029 AND 13.029.21.21.0007 FROM VMX (VILLAGE MIXED USE) TO VMX PUD (VILLAGE MIXED USE PLANNED UNIT DEVELOPMENT) SECTION 1. Zoning Map Amendment. The following property is hereby rezoned from VMX – Village Mixed Use to VMX-PUD – Village Mixed Use Planned Unit Development: Lot 2, Block 1, WILDFLOWER AND 39TH, according to the recorded plat thereof, Washington County, Minnesota. AND That part of Lot 1, Block 3, Brookman 3rd Addition, according to the plat on file and of record in the office of the County Recorder, Washington County, Minnesota, lying Westerly of the following described line: Commencing at the Northeast corner of said Lot 1 then South 89 degrees 21 minutes 23 seconds West, assumed bearing, along the North line of said Lot 1, 74.18 feet to the point of beginning of said line; thence South 07 degrees 03 minutes 15 seconds East, 319.79 feet to the South line of said Lot 1 and said line there terminating. Washington County, Minnesota. SECTION 2. PUD District Regulations. Permitted uses and regulations acceptable to the PUD are hereby established as follows: 1. Multiple Principal Structures – Multiple buildings containing a principal use are permitted on one parcel. Lot 1, Block 1 is limited to 5 Principal Structures, and Lot 1, Block 2 is limited to 9 Principal Structures. 2. Land Use – Principal uses on the property shall be limited to Single Family Attached for all of the property as legally described in Section 1, above. 3. Accessory Uses - Accessory uses shall be incidental to the principal use of this property as described in Section 1, above. 4. Screening along the north lot line of Lot 1, Block 2 is permitted at a reduced opacity consistent with the plans landscaping plans dated January 18, 2024 and reviewed by the Lake Elmo City Council on February 20, 2024. 5. Other Standards – Other standards including but not limited to bulk and design standards shall be those found in the Village Mixed Use (VMX) Zoning District, Article XIII of the Zoning Ordinance. SECTION 3. Zoning Map. The zoning map of the City of Lake Elmo shall be republished in the ordinary course to show the aforesaid zoning, and in the interim the Clerk shall appropriately mark the zoning map on file in the Clerk’s Office for the purpose of indicating the rezoning hereinabove provided for in this ordinance, and all of the notations, references, and other information shown thereon are hereby incorporated by reference and made a part of this ordinance. Ordinance No. 2024-06 SECTION 4. Effective Date. This ordinance shall become effective immediately upon the approval of a Final Plat and Planned Unit Development for the property described in Section 1, above, consistent with the standards herein. SECTION 5. Adoption Date. This Ordinance 2024-06 was adopted on this 20th day of February, 2024, by a vote of ___ Ayes and ___ Nays. LAKE ELMO CITY COUNCIL __________________________________ Charles Cadenhead, Mayor ATTEST: _____________________________________ Julie Johnson, City Clerk This Ordinance 2024-06 was published on the ______ day of __________________, 2024 CITY OF LAKE ELMO COUNTY OF WASHINGTON STATE OF MINNESOTA RESOLUTION NO. 2024-025 RESOLUTION AUTHORIZING PUBLICATION OF A SUMMARY OF ORDINANCE 2024-06 WHEREAS, the Lake Elmo City Council has adopted Ordinance No. 2024-06, an ordinance that amends the City’s Zoning Code Chapter 105 of the Lake Elmo City Code by rezoning all property at PIDs 13.029.21.22.0029 and 13.029.21.21.0007 from V-MX, Village Mixed Use District, to VMX-PUD –Village Mixed Use Planned Unit Development. WHEREAS, the ordinance is lengthy; and WHEREAS, Minnesota Statutes, section 412.191, subd. 4, allows publication by title and summary in the case of lengthy ordinances or those containing charts or maps; and WHEREAS, the City Council believes that the following summary would clearly inform the public of the intent and effect of the ordinance. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Lake Elmo that the City Clerk shall cause the following summary of Ordinance No. 2024-06 to be published in the official newspaper in lieu of the entire ordinance: Public Notice The City Council of the City of Lake Elmo has adopted Ordinance No. 2024-06, an ordinance that amends the Zoning Ordinance by rezoning all property at PIDs 13.029.21.22.0029 and 13.029.21.21.0007 from V-MX, Village Mixed Use District, to VMX-PUD –Village Mixed Use Planned Unit Development. This ordinance creates land use standards consistent with the requested Planned Unit Development for the Lake Elmo Townhome 8 project proposed by At Home Apartments which was approved by the Like Elmo City Council on February 20, 2024. This ordinance is not in full effect until the Lake Elmo City Council approves the Final Plat and PUD for the project proposed by At Home Apartments. The full text of Ordinance 2024-06 is available for inspection at Lake Elmo City Offices during regular business hours. [remainder of page intentionally blank] Resolution 2024-XX BE IT FURTHER RESOLVED by the City Council of the City of Lake Elmo that the City Administrator keep a copy of the ordinance at City Hall for public inspection and that a full copy of the ordinance be placed in a public location within the City. Dated: February 20th 2024 ___________________________________ Charles Cadenhead, Mayor ATTEST: ____________________________________ Julie Johnson, City Clerk (SEAL) PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION At Home Apartments, L.L.C. is please to submit its Preliminary Plat and PUD Application for the development of the following parcels: 13.029.21.21.0007 (“Parcel 1 or Lake Elmo East”) and 13.029.21.22.0029** (“Parcel 2 or Lake Elmo West) (collectively, the “Subject Parcels or Property”). **Please note: the PID for Parcel 2 is newly assigned due to the recent replat. This PID number has been confirmed by Washington County property records. Lake Elmo East or Parcel 1 is currently owned by 1962 Grand Avenue, L.L.C. and Lake Elmo West or Parcel 2 is owned by Spaulding Rental, LLP (Spaulding Rental LLP has a vendee interest in the property). Both ownership entities are affiliate entities of the Applicant. The Applicant, pending approval from the City of Lake Elmo, intends to improve the property by developing a rental community with forty-eight (48) rental twin and townhome units, with 28 units located on Lake Elmo East and 20 units located on Lake Elmo West. At Home Apartments, L.L.C. is a property management and development company based in St. Paul, Minnesota. At Home Apartments has a long history of owning, self -managing and developing multifamily communities throughout the Twin Cities metro area including communities like Eagan, Vadnais Heights, White Bear Lake, Minnetonka, and Mendota Heights. A copy of the At Home Apartments company profile has been included with this application. More information about At Home Apartments can also be found at www.athomeapartments.com. PRELIMINARY PUD APPLICATION NARRATIVE Address: Parcel 1 does not have a street address, but is generally located on the east corner of Wildflower Dr. N. and 39th Street N. Parcel 2 does not have an assigned street address (newly platted) but is generally located on the west corner of Wildflower Dr. N. and 39th Street N. Please refer to legal descriptions and PIDs. Legal Descriptions: Please see attached. Project Description. The proposed development project, which necessitates the subdivision of the current parcels and the PUD classification, is a 48-unit luxury twin and townhome rental community providing several housing options for future Lake Elmo residents. The proposed plan calls for 14 separate buildings which total 48 rental units (5 buildings on Lake Elmo West and 9 Lake Elmo East). The proposed development is designed to be a market rate, general occupancy rental housing community meaning this project is not subsidized and there are no age restrictions on the occupants. The proposed housing use provides a transition between other uses in the area going from detached single-family housing to the north of the Subject Parcels and commercial uses to the south of the Subject Parcels. Applications. To begin the approval process for the Applicant’s proposed development project the application previously submitted a Land Use Application for a Residential Subdivision Sketch/Concept Plan to be reviewed by City staff. City staff completed this review and provided comments to the Applicant via a memorandum dated July 16, 2023. The Applicant now submits a PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION Planned Unit Development (PUD) Preliminary Application along with a Preliminary Plat Application. Subdivisions/PUD. The proposed project meets the subdivision requirements as outlined in Article XIII, Village Districts, of the Municipal Code and the Engineering Design and Construction Standards Manual for Public Improvements and Private Developments, dated January 2022. Furthermore, the subdivision and proposed project are in harmony with the city’s 2040 Comprehensive Plan. Existing zoning Classification for Subject Parcels and Nearby Parcels. The Subject Parcels are zoned V illage Mixed Use (VMX). The parcel which shares the east boundary line with Lake Elmo East is zoned VMX. The properties located south of the Subject Parcels and across 39th street are zoned VMX. The properties located to the north of Lake Elmo West (the single -family homes) are zoned Low Density Residential (LDR). The properties located to the north of Lake Elmo East and across Sunflower are zoned Medium Density Residential (MDR). While the proposed housing product is an accepted conditional use under the current zoning, the Applicant does not intend to separate or sub-divide the Subject Parcels into individual lots; meaning the buildings will be located upon one parcel, one lot (28 units on Parcel 1 and 20 units on Parcel 2). Because of this, city staff has informed the Application that the properties would need to be rezoned as a Planned Unit Development (PUD). Also, though t he Subject Parcels will not be divided into individual lots a re-plat of the parcel is needed to create an outlot for the stormwater basin which will be dedicated to the city. Under the PUD zoning classification, the following must be considered: 1. Minimum development area of 5 acres. This requirement has been met as the combined acreage between Parcel 1 and Parcel 2 is 7.6 (Parcel 1 is approximately 4.6 acres and Parcel 2 is approximately 3 acres). 2. Open space of at least 20 percent of the project area n ot within the street right-of-way. This is satisfied as the proposed plan provides for 45.1% of open space. PUD Identified Objectives. 1. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches Response: Conventional approaches may include additional office or business developments for this space, however given the current development of the neighborhood and housing goals of the city the proposed concept is more suitable than other allowed uses. By incorporating a housing community that works with the land, connects with the existing community with trails and sidewalks we provide futures residents of Lake Elmo with alternatives for moving about the neighborhood and community. The land will be developed with appropriate density that does not overcrowd the area, provides future residents with both private and open spaces to use comfortably. A comprehensive landscape plan will add to the existing natural PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION aesthetic of the area, providing enhanced liability privacy for our residents and their neighbors. 2. Provision of more adequate, usable, and suitability located open space, recreational amenities, natural resource projection and other public facilities than would otherwise be provided under conventional land development techniques. Response: The proposed plan provides for larger driveways for off-street and guest parking allowing for sidewalks to remain open for our residents to move freely throughout the community. The conscientious layout of the site plan works with the natural setting of the land and the orientation of the buildings gives residents multi - directional views, incorporate ponding, outdoor amenity space, natural landscaping and sidewalks creating a sense of community. 3. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. Response: Creating a housing community that compliments existing and surrounding home style is critical for creating a visually pleasing and cohesive neighborhood. The exterior design of the proposed structures was purposeful so it matched the newly constructed single family neighborhoods to the north and northwest of the proposed project. A variety of building materials, multiple exterior ap pointments, color variations and a mixture of textures enhances the exterior appeal of the proposed project. 4. Creating more efficient provision of public utilities and services, lessened demand on transportation, and the promotion of energy resource conservation. Response: The proposed watermain, sanitary sewer and storm sewer have utilized industry standard design and materials to protect the public infrastructure from infiltration and prevent any adverse environmental impacts. The Applicant is also utilizing a single stormwater basin for both Subject Parcels to treat stormwater runoff in an efficient manner and reduce the impact to the existing infrastructure more efficiently. The proposed development is also utilizing grassy swales as much as possible to promote infiltration and reduce the amount of storm water. 5. Higher standards of site and building design than would otherwise be provided under conventional land development technique. Response: As previously stated, there are multiple uses for this site that would be considered conventional under the current zoning guidelines, however providing high-end, luxury rental twin and townhomes is a more attractive use for the site, enhances the surrounding neighborhood, provides a housing stock choice not readi ly available in the surrounding area, and adds to value to the community. The traditional entry-level townhome, while an option for this site, does not match the existing housing stock located near the site. Our goal with the proposed concept is to provide a housing product type with design elements that look and feel like a single family PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION for-sale home but offer an rent-by-choice lifestyle option for those who are looking to right-size or down-size from their current housing but desire stay in the community that they love and enjoy the flexibility and freedom of maintenance free living, for those who are early in their professional careers and desire a yard and more living space, for those with a growing family that want to stay in the community they were raised in or want to raise their children in a thriving community with good schools, sense of community and space to play. Density. The Subject Parcels have a combined total acreage of 7.6 thus the overall density for the proposed project is 6.31 units per acre. For Lake Elmo West (approximately 4.6 acres) the density is 6.08 units per acre and for Lake Elmo East (approximately 3 acres) the density is 6.67. The density calculation, whether you look at the combined acreage or the two separate parcels, is with in the density guidelines of the current zoning Village Mixed Use which is 5 to 12 unit/acre. The proposed density also meets the density guidelines for the Future Land Use classification (V -MU) which allows for 5 to 10 units/acre Staging. The Applicant does intend to phase or stage the development due to the small size of the Subject Parcels. It is the Applicant’s intent to grade and construct all utility infrastructures for both Subject Parcels at one time. The grading and utility construction will be fur ther phased by parcel to allow staging on the other parcel. T hen, construction on the 28 units located on the east parcel will commence. Once those units are complete, the Applicant will commence construction on the 20 units located on west parcel. Please refer to the staging plan included with the Applicant’s submitted materials. Public/Common Open Space. The proposed development project does not include any areas that are planned for or deemed to be public or common open space except for Outlot A which w ill contact the stormwater basin. All green space areas outside the units will be common space for the residents of the proposed development to use, however the land will be privately owned by the Applicant. Restrictive Covenants. There are no restrictive covenants that will be included as part of the proposed development. Signage. The property will include signage at the entrances of the proposed development off of Wildflower with respect to the residential neighborhood to the North. The Applicant will also reduce signage by each unit having dedicated house numbers. Financing. As of the date of these applications the Applicant intends to self-finance the construction of the proposed project. There is a possibility, upon market correction, that the Appl icant will seek financing through the form of a first mortgage from a local or regional bank. The Applicant has been in operation for over 30 years with a strong financial record and positive borrowing history. The Applicant is a preferred client to many of our local and regional banks such as Bridgewater Bank, Huntington Bank, Old National Bank, Bremer Bank, etc. Bank or financial references can be provided upon request. Irrigation. The Applicant does not intend to use irrigation from the stormwater as the stormwater basin is dry or consider a dry pond. PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION Driveways. During the Sketch Plan review of the proposed development the city had several questions or comments about the driveways for the units (these comments are also address in the Engineering section below). The Applicant redesigned driveways so the entrance meets the 34’ or less at right-of-way. We also adjusted building locations throughout the proposed development as our best attempt to provide 90-degree entrances. Screening. Staff comments from the Sketch Plan reviewed said the Applicant’s plans did not appear to be in compliance with the city’s requirement for screening between different land uses. This has been addressed on the Applicant’s Tree Plan and also Landscape Plan submitted with this application. Specially, the Applicant included year -round screening with evergreens proposed for both areas on the north and south property lines for Parcel 2. A more detailed explanation can be found in the Preliminary Plat section of this narrative, Section H. Engineering. During Sketch Plan review the City Engineer provided several comments and suggestions for the proposed development. Most of the comments submitted by the City Engineer have been addressed and shown in the Applicant’s updated plans, however the Applicant needs to seek clarification or provide a response to a few specific comments. 1. Comment No. 3: Consideration should be made in requesting a cost contribution for a future dedicated right turn lane along Wildflower Drive at the intersection of 39th street. Response: The Applicant would like further clarification on why this consideration is necessary for the proposed development. 2. Comment No. 8: A new bituminous trail is shown along the east side of Wildflower Drive, along the full extents of the development parcel. It is recommended that the trail be replaced with a 6-ft wide concrete sidewalk and be extended further north to connect to the existing sidewalk at Sunflower Lane. Response: The Applicant adhered to the recommendation to replace the 8’ wide bituminous trail with a 6’ wide concrete sidewalk. T he Applicant’s plans do not show the sidewalk extending further north to connect to Sunflower Lane, however the Applicant is open to discussing this recommendation further with city staff and other appropriate stakeholders. 3. Comment No. 10: The project narrative indicates that the development is proposed 1 set of water/sewer services per building. No water/sewer services have been shown on the utility plan for review. The Public Works Director and Building Official should review and advise on the city accepted practices for this type of development before receiving a Preliminary Plat application. Response: The Applicant, upon further review of building and fire code, revised its proposal to now bring water/sewer services to each unit rather than per building. If one (1) set of services was brought to the building the Applicant would need to build out a utility access room. Even if it was feasible to create a utility access room, it would be required to breach and compromise the fire wall between units. PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION 4. Comment No. 13: Driveways must have a minimum separation of at least 5-feet, which is not met at Block 1: Lots 8-9, and Lots 12-13, and is potentially not met at Block 2: Lots 12-13. Response: All driveways have been updated for improved configuration and safety. The driveways also meet the minimum 5’ separation and maximum 34’ width at the right-of-way. 5. Comment No. 14: Driveway and layout configuration must be improved for Block 1 Lots 8, 9,12,13,19 and 22. Response: All driveways have been updated for improved configuration and safety. The driveways also meet the minimum 5’ separation and maximum 34’ width at the right-of-way. 6. Comment: Drainage and utility easement encroachments are shown for the building pad at Block 1: Lots 23, 24, and 25; and Block 2: Lots 5-8. This encroachment is not recommended. If permitted, the property owner will be required to enter into an easement encroachment agreement. Response: The Applicant requests that these encroachments, which are not building encroachments but rather patio encroachments be allowed. The Applicant is agreeable to an easement encroachment agreement. 7. Comment No. 34: Landscape Improvements. The site plan as proposed does not allow room for landscape improvements along much of the development boundaries due to small/dry utility easements, storm sewer pipes and easements, and stormwater infiltration basin and required maintenance access. Therefore, the site plan may not offer much for screening and buffers. Any preliminary plan application must include a detailed landscape plan that includes all utilities and pond facilities to demonstrate no encroachments. Response: The previously submitted sketch plan did not include a landscape plan. A detailed landscape plan has been provided with this application. PRELIMINARY PLAT NARRATIVE A. Contact Information a. Developer : At Home Apartments, L.L.C. 1289 Grand Avenue St. Paul, MN 55015 Leanna Stefaniak 651-294-3283 lstefaniak@aha-mn.com b. Owners: 1962 Grand Avenue, L.L.C. (Parcel 1) c/o At Home Apartments 1289 Grand Avenue PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION St. Paul, MN 55105 Attn: Leanna Stefaniak 651-294-3283 lstefaniak@aha-mn.com Spaulding Rental, LLP (Parcel 2) c/o At Home Apartments 1289 Grand Avenue St. Paul, MN 55015 Attn: Leanna Stefaniak 651-294-3283 lstefaniak@aha-mn.com c. Primary Contact: Leanna Stefaniak At Home Apartments, L.L.C. 1289 Grand Avenue St. Paul, MN 55105 lstefaniak@aha-mn.com 651-294-3283 d. Engineer/Survey: Westwood Attn: John Blenker 1900 Medical Arts Avenue S. Suite 100 Sartell, MN 56377 John.blenker@westwoodps.com 320-229-2315 B. Property Data a. Address: Parcel 1 and Parcel 2 do not have assigned street addresses. Parcel 1 is located on the east corner of Wildflower Dr N and 39th Street N. Parcel 2 is located on the west corner of Wildflower Dr. N and 39 th Street N. (Note: Parcel 2 was recently platted). Please refer to legal descriptions and PIDs. b. Current zoning: The Subject Parcels are both zoned VMX c. Parcel Size: Parcel 1 is 4.57 acres or 199,186 square feet. Parcel 2 is 2.99 acres or 130,320 square feet. d. PID : The PID for Parcel 1 is 13.029.21.21.0007. The PID for Parcel 2 is 12.029.21.22.00029. Please note that the PID for Parcel 2 is newly assigned, but confirmed with Washington County property records. e. Current Legal: Please see attached. C. General Information. Parcel 1 is the only parcel that will be subdivided and is be ing subdivided in order to dedicate the stormwater basin to the City (see Outlot A on the provided plans). D. Updates/Revisions to Sketch Plan. City staff completed review of the Applicants sketch plan and provided comments in a memorandum dated July 16, 2023. The Applicant addresses PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION the comments from the memorandum in the information provided above (see Preliminary PUD narrative). E. Intent of Project. As stated above, the proposed development project, which necessitates the subdivision of the current parcels and the PUD classification, is a 48-unit luxury twin and townhome rental community providing several housing options for future Lake Elmo residents. The proposed plan calls for 14 separate buildings which total 48 rental units (5 buildings on Lake Elmo West and 9 Lake Elmo East). The proposed development is designed to be a market rate, general occupancy rental housing community meaning this project is not subsidized and there are no age restrictions on the occupants. The proposed housing use provides a transition between other uses in the area going from detached single- family housing to the north of the Subject Parcels and commercial uses to the south of the Subject Parcels. F. Density. The Subject Parcels have a combined total acreage of 7.6 thus the overall density for the proposed project equates to 6.31 dwelling units per acre (48 dwelling units divided by 7.6 acres). For Lake Elmo East (approximately 4.6 acres) the density is 6.08 dwelling units per acre (28 dwelling units divided by 4.6 acres) and for Lake Elmo West (approximately 3 acres) the density is 6.67 (20 dwelling units divided by 3 acres). The proposed density calculation, whether you look at the combined acreage or the two separate parcels, is within the density guidelines of the current zoning (Village Mixed Use) which is 5 to 12 dwelling units per acre. The proposed density also meets the density guidelines for the Future Land Use classification (V-MU) which allows for 5 to 10 dwelling units per acre. G. Infrastructure Improvements and Phasing thereof (i.e. proposed roadways, sewer systems, water systems sidewalks/trails, parking, etc.) necessary to serve the subdivision. a. Proposed roadways : Each parcel of the project is proposed to have a single local street ending in a cul-de-sac. The streets have a 66’ wide right-of-way, 5’ concrete sidewalk on both sides and a 32’ wide street section. The street grading and construction will be completed in one phase, with special consideration on construction sequencing and staging due to the small siz e of the parcels. b. Sewer systems : Each parcel will be served with an 8” sanitary sewer main with 4” sewer services to each unit. Storm sewer will be constructed throughout the development to direct stormwater runoff to the stormwater basin. The storm sew er will reinforced concrete pipe throughout. The sewer systems will also be constructed in a single phase, with special consideration on construction sequencing and staging due to the small size of the parcels. c. Sidewalks/trails : Both parcels include a 5’ wide concrete sidewalk on both sides of the street. Parcel 1 (east) will also have a sidewalk connection to the existing bituminous trail along 39th Street North. Lastly, the Applicant is proposing a 6’ wide concrete sidewalk along the east side of Wildflower Drive North along the property boundary. PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION d. Parking: The proposed project includes a two-stall parking garage for every unit, and two driveway parking stalls for each unit. The proposed project has three different unit layouts, none of which exceed two bedrooms. With each unit essentially having the capacity to park four (4) vehicles within the specific unit/leased premises, guest parking has been provided. The proposed project does not contemplate parking along the primary street frontage. H. Possible Concerns from Neighbors. The Applicant believes, based on conversations with the developer for neighboring Wildflower community, and from watching planning commission and city council meetings for similar applications, the main concern will be preservation of the existing tree lines. For Parcel 1 many of the trees located on this parcel will have to be removed. However, the applicant has provided a robust screening plan to replace the tree line and screen the different land uses. For Parcel 2, the Applicant is preserving approximately 37 of the 45 existing trees on the north property line. Trees that do need to be removed will be replaced with robust screening. a. North Property Line; Parcel 2 : The north side tree screening for Parcel 2 includes the installation of Black Hills Spruce that will mature and provide year -round screening. This area is already vegetated with existing deciduous trees. These evergreens are placed in areas where the existing trees will need to be removed for grading and construction access. b. South Property Line; Parcel 2 : For the south property line, the landscape plan shows screening with a proposed hedge of 6’ high Technito Arborvitae to provide year- round screening for the lot to the south of Parcel 2. These evergreens will be installed outs ide of the easement area as shown on the plan. This planting bed will outline with a 4” black aluminum edger with brown mulch. c. Outlot A/Stormwater Basin: The infiltration basis area is designed to have an informal maintenance path 10’ wide to allow access for any future repairs or service that may be required. I. Potential Conflict with Nearby Land Uses. The Applicant does not anticipate any conflicts with the nearby land uses. With exception to the properties to the north, the neighboring land uses share the same zoning classification. The proposed development is a transition buffer between single family homes (properties to the north) and business/commercial (properties to the east, west and south). J. Potential burdens. The proposed development is one that is appropriate under the city’s current zoning and land uses and is also in compliance with the 2040 Com prehensive Plan meaning the uses anticipated for these spaces were already factored into the city’s planning and forecasting of future development. Because the proposed density is on the low end of what is permitted for this area, it is anticipated that th e proposed development will have lower impact on roads, sewage, water supply, etc. K. Proposed lakeshore access. Not Applicable. PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION L. Parks/Open Space. The proposed development project does not include any areas that are planned for or deemed to be public or common open space except for Outlot A which will contact the stormwater basin. All green space areas outside the units will be common space for the residents of the proposed development to use, however the land will be privately owned by the Applicant. M. Staging. The Applicant does intend to phase or stage the development due to the small size of the Subject Parcels. It is the Applicant’s intent to grade and construct all utility infrastructures for both Subject Parcels at one time. The grading and utility c onstruction will be further phased by parcel to allow staging on the other parcel. Then, construction on the 28 units located on the east parcel will commence. Once those units are complete, the Applicant will commence construction on the 20 units located on west parcel. Please refer to the staging plan included with the Applicant’s submitted materials. PRELIMINARY PLAT APPLICATION & P LANNED UNIT DEVELOPMENT (PUD) APPLICATION At Home Apartments, L.L.C. Written Statement - Addendum Additional PUD Identified Objectives. 1. Promotion of integrated land uses, allowed for a mixture of residential, commercial and public facilities. Response: The proposed development promotes integrated land uses by providing housing diversity in the Village Planning Area. The Subject Parcels along with most of the neighboring land uses are zoned Village Mixed Use. The proposed development is the appropriate amount of housing density for the area and blends in with the neighboring land uses (single family and commercial) 2. Establishment of appropriate transitions between different land uses. Response: The proposed development brings two new housing types to the area - twin homes and townhomes. The proposed development complements the existing developments by being a transition use between the single-family homes to the north of the proposed development and the commercial uses to the south of the proposed development. 3. Accommodation of housing of all types with convenient access to employment opportunities and/or commercial facilities; and especially to create additional opportunities for lifecycle housing to all income and age groups. Response: The proposed development provides a housing stock choice not readily available in the surrounding area and provides an option that answers the housing needs for a variety of demographics. As previously stated, our goal with the proposed concept is to provide a housing product type with design elements that look and feel like a single family for-sale home but offer an rent-by-choice lifestyle for those who are looking to right-size or down-size from their current housing but desire stay in the community that they love and enjoy the flexibility and freedom of maintenance free living; for those who are early in their professional careers and desire a yard and more living space; or for those with a growing family that want to stay in the community they were raised in or want to raise their children in a thriving community with good schools, sense of community and space to play. The proposed development is in the Village Planning Area which includes a variety of land uses such as commercial, civic, and residential. The Subject Parcls are close to many businesses and employers located within Lake Elmo and future residents of the proposed development will be in close proximity of a variety of commercial and retail businesses – many of which are within walking distance or a very short drive (less than 5 minutes). PRELIMINARY PLAT APPLICATION & P LANNED UNIT DEVELOPMENT (PUD) APPLICATION 4. Preservation and enhancement of important environmental features through careful and sensitive placement of buildings and facilities. Response: As previously stated, the proposed development utilized industry standard design and materials to protect the public infrastructure from infiltration and prevent any adverse environmental impacts. The proposed development also utilizes a single stormwater basin for both Subject Parcels to treat stormwater runoff in an efficient manner and reduce the impact to the existing infrastructure more efficiently. The proposed development is also utilizing grassy swales as much as possible to promote infiltration and reduce the amount of storm water. 5. Establishing measures to protect and preserve groundwater storage. Response: The proposed development utilizes grassy swales as much as possible to promote infiltration and there is also an infiltration basin proposed for treatment of stormwater runoff to recharge the water table. The proposed single-family/residential use has very low risk of contaminating the groundwater . All the buildings within the project are also cons idered detached impervious surfaces to further promote infiltration of stormwater runoff. A majority of the soil borings for the project did not indicate presence of groundwater. We do not anticipate impacting the groundwater during construction, with the exception of connecting to the existing deep sanitary sewer in Wildflower Drive. 6. Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved. Response: The proposed plan meets the land use guidelines called for in both the City’s current zoning and future land use as defined under the City’s 2040 Comprehensive Plan. The proposed development is located within the Village Planning Area which allows for a variety of land uses, but more specifically allows for greater housing density. With housing density comes housing diversity – rental and homeownership, single-family and townhomes, etc. The proposed development brings housing diversity to the area by offering town homes and twin homes that are for rent but still complement the established single-family homes in the area. Additionally, housing diversity aids in the preservation of the existing housing supply. By providing an attractive housing option, the proposed development helps in the turnover of existing housing stock. For example, a long-term resident no longer needs or desires their large single-family home, but they don’t want to leave the community. The proposed development provides a housing option that is not widely available in the community and is one that allows the long term resident to sell their house and move into a new home that better fits their needs and at the same time, opens up that existing home to new residents who will continue to preserve and maintain it. PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION UPDATE 11.03.23 At Home Apartments, L.L.C. is please to submit the following update to its Preliminary Plat and PUD Application for the development of the following parcels: 13.029.21.21.0007 (“Parcel 1 or Lake Elmo East”) and 13.029.21.22.0029 (“Parcel 2 or Lake Elmo West) (collectively, the “Subject Parcels or Property”) in response to comments received from city staff. Lake Elmo East or Parcel 1 is currently owned by 1962 Grand Avenue, L.L.C. and Lake Elmo West or Parcel 2 is owned by Spaulding Rental, LLP (Spaulding Rental LLP has a vendee interest in the property). Both ownership entities are affiliate entities of the Applicant. The Applicant, pending approval from the City of Lake Elmo, intends to improve the property b y developing a rental community with forty-eight (48) rental twin and townhome units, with 28 units located on Lake Elmo East and 20 units located on Lake Elmo West. At Home Apartments, L.L.C. is a property management and development company based in St. Paul, Minnesota. At Home Apartments has a long history of owning, self -managing and developing multifamily communities throughout the Twin Cities metro area including communities like Eagan, Vadnais Heights, White Bear Lake, Minnetonka, and Mendota Heights. A copy of the At Home Apartments company profile has been included with this application. More information about At Home Apartments can also be found at www.athomeapartments.com. COMMENTS FROM CITY ENINGEER General Comments Comment 1: Preliminary Plat Block and Lot labeling needs to be corrected and clarified. Response: The words Block and Lot have been added to the labels for clarification. Comment 2: Units 5-8, patios cannot encroach upon drainage and utility easement area. Response: This has been addressed and the units no longer encroach into the described area. Please see Sheet #6. Comment 3: Existing Conditions plan is missing all topographic information. Response: This has been corrected and all topographic information is now shown. Comment 4: Grading Plans are incomplete (1) existing and proposed spot elevations are required at all existing and proposed corners; (2) Building pad information must be include building type, garage floor elevation, low floor elevations and low opening elevation. Plan should include building pad detail; (3) Emergency overflow elevations and location and EOF flow paths must be identified throughout the project site for all low points (CB inlets); (4) High water elevations (100-year HWL) must be identified throughout the project site for all low points (CB inlets). HWL contours must be PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION UPDATE 11.03.23 shown; (5) the grading must include and show the stormwater basin maintenance access roadway to the infiltration basin and to all inlet/outlet structures (meeting all city design standards). Response: (1) all spot elevations for corners (existing and proposed) are provided; (2) This information has been provided, please see Typical Lot Detail on Sheets #17 and 18; (3) This information has been provided, please see Sheets 17 and 18 (4) This information has been provided, please see Sheets 6 and 7 (site plan) and also Sheets 17 and 18 (grading plan); (5) This information has been provided and shown by a gray hatch on Sheets 17 and 18. Also see legend. Comment 5: Storm sewer must be redesigned and resubmitted meeting city design standards for the minimum pipe cover of 3.0 feet. Response: This item has been addressed. Comment 6: The street typical section must be updated to acknowledge and include the boulevard trees and drain tile per city standard details. Response: Please see Sheet 8 for update typical section detail. Boulevard trees have been removed due to city required utility clearances. Comment 7: The sidewalk connection to Sunflower Drive remains missing. Response: Please see sheet insert on Sheet 6 for this connection. Comment 8: Street lighting plan is completely wrong and does not comply with city design standards. Wrong fixtures and wrong placement. Street lights need to be per city standard Xcel fixture and pole and should be placed at intersections with Wildflower Drive and end of cul-de-sacs only. Response: This comment has been addressed. Please see updates on Sheets 32 and 33. Comment 9: No parking signage is required along cul-de-sacs. Response: Please see Sheets 32 and 33. Comment 10: Landscape plans must be submitted on scaled drawings and must show all underground utilities. Tree plantings must be revised to eliminate underground utility conflicts. Response: This comment has been addressed. Please see revised Landscape Plans. Stormwater Management Report Comment 1: Exact and proposed discharge rates must be mitigated for all points of discharge (appears to be 6 discharge locations). Update rate control table to report exact and proposed discharge rates for all points of discharge and combined, and for all storm events. Response: The stormwater report has been updated with tables for discharge rates at each discharge point. PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION UPDATE 11.03.23 Comment 2: Need evaluation of exact 39th street storm water capacity. What is the exact and proposed site discharge directly to 39th Street storm sewer pipes? Response: Actual sewer capacity was not modeled or provided by the city. Drainage areas have been updated to reflect discharge to 39th Street storm sewer. Summary tables in the stormwater report reflect discharge points, including 39th Street storm sewer. While the discharge to 39th Street storm sewer east of Wildflower is increased in the proposed condition, the sewer was designed with a 24” stub into the site, while the proposed connection (downstream of the existing stub) is only a 15” pipe. Therefore, the existing pipe has capaci ty for the proposed flows. Comment 3: Soil borings are required per city design standards (and VBWD standards). Based on the estimated basin foot print 4 borings must be taken within the basin foot print. There are only 2 borings near the basin and both appear outside of the 100-HWL. Response: Braun Intertec completed the additional boring as requested and that information can be found on Appendix A the stormwater report. Comment 4: Infiltration basic design infiltration rate must be based on ONLY soil borings taken within the basin itself. Borings ST-8 and ST-9 reflect very different soil types. Response: Soil types and infiltration rates have been verified with additional borings. Design infiltration rate has been adjusted based on the 4 borings within the basin. Please see Appendix A the stormwater report. Comment 5: No geotechnical evaluation or professional opinion was provided for design infiltration rates. Response: Design infiltration rate is taken from guidance in the Minnesota Stormwater Manual based on the soil classification COMMENTS FROM CITY LANDSCAPE ARCHITECT Comment 1: A tree preservation plan has been submitted that does not meet all the requirements on the basis that: • The tree inventory as shows for the west parcel is not adequate. The plan on Sheet 4 seems to show tree IDs for the west parcel, but they are not linked to the table on Sheet 5. Significant trees need to be ID-ed on the table by number that corresponds to the plan; they should be identified by type (deciduous hardwood, common, confier/evergreen, or nuisance); and columns should also have labels for clarity. Add a sheet if necessary to fit. The legend on Sheet 4 does not correspond to the trees shown on the west parcel. Please adjust so that all significant trees are identified on the plan, and all existing significant trees to remain and existing significant trees to be removed are shown consistently between east and west parcels. PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION UPDATE 11.03.23 o Response: This comment has been clarified and addressed. Please see Sheets 4 and 5. • If the table of tree replacement required on sheet 4 remains the same after reformatting the tree inventory, 18.1 trees should be rounded up to 19 and 23.1 trees should be changed to 24. o Response: This comment has been addressed. Please see updated tree replacement table on Sheet 4. • Replace existing tree protection detail on Sheet 5 with the Lake Elmo City standard tree protection detail. o Response: This comment has been addressed; please see Sheet 5 of the Civil Plans and also note on Sheets 19 thru 21 as silt fence will be used with signage. • Show tree protection on grading and landscaping plans around CRZ (critical root zone) of each significant tree to be preserved. o Response: Please see Sheets 17-20 and 34. Comment 2: The landscape plans require the following adjustments in order to be approved: • Scales on each sheet o Response: Scales are located on the landscape plans where appropriate. • Show utilities to confirm that all proposed trees are located at least 10’ away from utilities. o Response: Utilities are detailed. Please see Sheet 34. • Adjust hatches on the groundcover sheet legend to match the plan (it is unclear where the gabion rock is on the plan, what the planting beds are mulched with, and the wetland seed mix hatch is not scaled the same in the legend and on the plan, making it hard to read). o Response: Hatches have been adjusted for easier identification. Notes have also been added for further clarification. Please see Sheet 34. • The landscape plan must include a topsoil preservation plan that identifies a stockpile location and other requirements per 101.12.480(a) (9) and (h). o Response: Applicant previously discussed with city staff its plan to store topsoil on another property owned by the Applicant and located near the Subject Parcels. Please see Sheet 21 for additional details. • The landscape plans need to provide the city’s standard planting details. o Response: Please see Sheet 37 for additional information. PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION UPDATE 11.03.23 • Need to provide provisions for irrigation (noted turn on the groundcover plan, but the trees and planning beds will also need to be irrigated). o Response: Please see Sheet 38. • The plant schedule needs to include height and spread of each plant type at the time of planting and at maturity. o Response: Please see updated plan schedule on Sheet 34. • Minimum tree sizes for deciduous trees at 2.5” o Response: Please see Sheet 34. • Include a table that summarizes the total trees required by code, to include: (1) linear feet street frontage and required street frontage trees (1 per 50lf) (2) total development acres and required development trees (5 per acre) (3) a least 1 tree per 40 linear feet as part of screening required between the development and less intensive uses (the single -family homes along the northern edge of the parcel) (4) total mitigation trees required (24, or a n updated number based on tree preservation plan) o Response: Please refer to the updated table provided on Sheet 34. • Add screening required by code along the northern edge of the property between this development and the existing single-family homes. Show on the plan and illustration in elevations a 6’ wall or fence that is 90% or more opaque year -round between the two-land used, with trees at a minimum of every 25’ along the property line. See examples of screening graphics required in 105.12.480(f)(1-2) of the code. o Response: Applicant has previously discussed with city staff its desire to provide robust screening between land uses (townhomes and the single -family homes) rather than installing an opaque fence for a variety of reasons including ongoing maintenance concerns, environmental impacts trees and other plantings, visual aesthetics, and neighborhood harmony, etc. The Applicant is in the process of obtaining letters of support for its screening plan in place of a fence from the neighboring homeowner’s associations. Applicant requests this item be a condition that is satisfied prior to execution of the final development agreement and issuance of building permit. While Applicant has been in discussions with representatives for the associations, Applicant has not yet presented its landscape plans to the respective groups out of respect for the city’s application process. • Final plan approval will be contingent on the plans being signed by a licensed professional. o Response: Plans will be signed by a licensed professional. PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION UPDATE 11.03.23 ADDIONTAL UPDATES BY APPLICANT Monument Sign. Applicant has included preliminary location details for a monument sign for the property. Please see Sheet 7. Applicant’s monument sign is still going through the design process. A final rendering of the monument sign, should the city require it as part of the approval process, will be included with the final plans for approval. If the details of the monument sign is a requirement of the city, Applicant requests this item be a condition that must be satisfied prior to the execution of a development agreement and/or prior issuance of a building permit. PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION UPDATE 01.08.23 At Home Apartments, L.L.C. is please to submit the following update to its Preliminary Plat and PUD Application for the development of the following parcels: 13.029.21.21.0007 (“Parcel 1 or Lake Elmo East”) and 13.029.21.22.0029 (“Parcel 2 or Lake Elmo West) (collectively, the “Subject Parcels or Property”) in response to comments received from city staff. Lake Elmo East or Parcel 1 is currently owned by 1962 Grand Avenue, L.L.C. and Lake Elmo West or Parcel 2 is owned by Spaulding Rental, LLP. Both ownership entities are affiliate entities of the Applicant. The Applicant, pending approval from the City of Lake Elmo, intends to improve the property by developing a rental community with forty-eight (48) rental twin and townhome units, with 28 units located on Lake Elmo East and 20 units located on Lake Elmo West. At Home Apartments, L.L.C. is a property management and development company based in St. Paul, Minnesota. At Home Apartments has a long history of owning, self-managing and developing multifamily communities throughout the Twin Cities metro area including communities like Eagan, Vadnais Heights, White Bear Lake, Minnetonka, and Mendota Heights. A copy of the At Home Apartments company profile has been included with this application. More information about At Home Apartments can also be found at www.athomeapartments.com. COMMENTS and REVISIONS FOLLOWING DECEMBER 11, 2023 PLANNING COMMISSION MEETING As staff is aware, the Applicant attended City of Lake Elmo’s Planning Commission meeting on Monday, December 11, 2023. During the session, staff presented the Applicant’s application and proposed development plan to the Planning Commission’s review and vote (approval or denial). A public hearing was also conducted, during which several community members shared their comments with the Planning Commission. The Applicant also presented additional background on its history, management philosophy, and provided more details about the proposed project. The Applicant responded to questions from the Commissioners. Staff recommend approving Applicant’s application with conditions. However, the application was tabled in order to allow the Applicant time to address comments from the public and neighbors regarding the proposed development. Below is a summary of the revisions made to the Applicant’s application following the Planning Commission meeting, along with responses to additional comments received by City Staff. Summary of Application Revisions: Road Width: The majority of the public comments focused on the screening requirements, especially regarding the north property lines and tree preservation for the development. The site PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION UPDATE 01.08.23 plan presented on December 11, 2023, featured a 32’ wide street and 66’ wide right -of-way, complying with City requirements. However, adhering to this width resulted in the proposed building structures being situated close to the north property lines, necessitating the removal of all tr ees located along the north property line of Lot 1, Block 2/Lake Elmo East. Both the public and the Applicant suggested that if the city permitted a reduction in street width to 28’ and 60’ right-of-way, aligning other public streets in neighboring communities, it would enable the Applicant to shift the building locations southward to save additional trees. This also provides additional space to provide more dense vegetative screening. The Applicant has since submitted a revised plan featuring a 28’ wide street. Consequently, this adjustment allows the preservation of 7 existing trees. We’ve also improved our impervious surface percentage for the entire project, including the ROW/street. The current overall impervious surface percentage is 40.4%, a reduction from over 48%. These adjustments provided additional site improvements such as increased green space, reduced stormwater runoff, and increased space for new and additional plantings and trees (beyond what was previously shown). The Applicant is requesting flexibility under the PUD designation to allow for a 28’ street width, deviating from the standard 32’. This flexibility harmonizes the existing conditions in the area, promotes additional green space, reduces impervious surface (a public benefit), and facilities tree preservation and improved screening, as per the public’s request. Tree Preservation: As mentioned above, with the revisions made to the proposed street width the Applicant was able to save 7 of the existing trees. Moving the buildings to the south also created more space allowing the Applicant to increase is tree and planting counts, increase the diversity of plant and trees species, and improve the screening between land uses. Landscape and Screening Plans: The Applicant also revised its landscape plans to account for the reduced street width. Reducing the street width is a positive change for landscaping and screening, particularly for the north property line. By moving the buildings southward, there is more space to increase plantings along with tree preservation. When combining the revised landscape plan, with the saved trees and the trees that exist along the boulevard of sunflower (trees outside the Applicant’s property line), there is ample screening to properly separate t he different land uses. City code requires a 6’ high fence with 90% opacity between land uses. The Applicant is requesting flexibility to allow for vegetative screening rather than a fence. Vegetative screening provides a more natural and visually appealing look when compared to fences. Vegetative screening is also consistent and in harmony with the existing neighborhoods. Plants and trees enhance the beauty of the surroundings and contribute to a more attractive landscape. Unlike fences, vegetation creat es softer and less imposing boundaries. This makes the transition between properties and land uses gradual and harmonious, adding to the sense of openness. PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION UPDATE 01.08.23 Additionally, while initial landscaping costs may vary, in the long run, maintaining vegetative screening can be more cost effective than installing, repairing, or replacing fences. Once established, plants and trees of often require less maintenance, but provide far more benefit for the environment (air, noise reduction, biodiversity and habitat benefits, wind break, etc.). ADDITIONAL COMMENTS FROM CITY STAFF FOLLOWING PLANNING COMMISSION MEETING: Comment 1: Encroachments - Encroachments for patios on Block 2 (units 13-18) – As proposed, the site plan will create conflicts for the City to maintain the storm sewer pipe in the future. Regardless of the style of patio construction, the City is seeking to avoid disruptions caused by future maintenance activities. The proposal has the storm sewer pipe located 2-3’ from the extent of the patios. In other situations, encroachment agreements are not allowed unless the improvement is a minimum of 10’ from the City storm sewer line. It is suggested that the patios be removed, the building footprint be adjusted, or the storm sewer be relocated/redesigned to eliminate the encroachment issue. Response: Reducing the street width to 28’ has created additional space east of units 13- 18, providing 11’ feet from the patios to the centerline of the storm sewer pipes. The patios have also been reduced by 2’. The Applicant is interested in continuing the discussion of an encroachment agreement following these adjustments. Acknowledging the concern about potential disruption to residents during future maintenance activities, we emphasize that At Home Apartments remains the property owner. While there may be a possibility of impact on our residents, as they are our customers and renters, it is the Applicant’s responsibility to address and resolve any disruptions; this would not be the obligation of the City. Comment 2: Boulevard Trees - If boulevard trees are provided by the project, the sections must include them. If the Land scape Architect has approved tree location and planting outside of boulevards, then the plans may continue not to show trees in those section drawings. Response: Due to the continued comment of provided boulevard trees per the city typical street section, we have now adjusted locations of proposed trees to include boulevard trees. The typical street sections provided by the city have also been included. Comment 3: Turn Lane Contribution - The City platted existing residential developments in this area in 2015, and required those developments to construct the public infrastructure in place today. The Village area was later re-guided to allow increased residential densities. The Frisbie minor subdivision caused the City to require access to this property from Wildflower Drive instead of 39th Street, and Right of Way dedication was required for a future turn lane. Given the PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION UPDATE 01.08.23 flexibilities requested by the Applicant, City staff are still suggesting that a financial contribution be made or turn lane be constructed to add to the public benefit from this development. Response: The Applicant is currently seeking additional information from City staff regarding the suggestion for financial contribution or the expectation that the Applicant be responsible for constructing a turn lane from Wildflower Drive onto 39th Street. At this point, until more comprehensive information is provided, the Applicant respectfully registers its objection to this suggestion. To provide context, the Applicant has submitted a trip generation report that underscores the minimal impact of the additional 48 housing units on existing traffic conditions. Notably, the two parcels that make up the Applicant’s proposal were explicitly designed for mixed-used development in the City’s 2040 Comprehensive Plan and associated zoning code. Housing, a permitted use under the Village Mixed Use zoning designation, allows for a housing density range of 5 to 12 units per acre. Importantly, the Applicant’s proposed development falls at the lower end of this density range (6 units per acre), consistent with the City’s code. When the City staff, the Planning Commission, City Council and other stakeholders collaboratively drafted, approved and adopted the 2040 Comprehensive Plan, it was a signal that this area was intended for development in various forms – commercial, housing, business, etc. Housing, as the least intrusive in terms of traffic impacts, aligns with this vision. It is crucial to note that public infrastructure forecasting would presumably have been conducted to ensure that the approved uses, whether commercial, business or residential, did not unduly burden existing systems. Consequently, the financial responsibility for correcting public infrastructure should not disproportionately fall upon a single property owner. Moreover, the flexibilities sought by the Applicant, such as reducing the road width to match that of existing public streets within the neighborhood and opting for vegetative screening over fencing, are unrelated to the construction of a right turn lane on Wildflower. Linking these distinct issues creates an unfair conflation. Had the Applicant sought flexibility on density beyond what was already approved for this area, then a request for the Applicant to contribute to future infrastructure needs might be more understandable. However, in this case, such a connection is not applicable. The Applicant appreciates the ongoing dialogue and collaboration with the City and hopes that further discussions will lead to a resolution that considers both the property development and the boarder community needs. Comment 4: Screening - In discussion with the City’s Landscape Architect, it sounded like we can review the proposal to revise the screening if we have the elevations and cross sections that are required for review. It may be difficult to meet the City’s requirement for opacity with only vegetative screening. However, if a deviation to screening is ultimately requested, staff may be PRELIMINARY PLAT APPLICATION & PLANNED UNIT DEVELOPMENT (PUD) APPLICATION UPDATE 01.08.23 supportive depending on the nature of the proposal and feedback from the community, planning commission, and City Council. Response: Kindly review the earlier comments regarding revisions to the landscape and screening plans. The Applicant is seeking a deviation from the City’s screening requirements, as previously explained. Comment 5: Road width reduction – Staff have discussed the proposed road width reduction (32-28’) as requested by the Applicant and planning commission. Staff are willing to consider and possibly support the width reduction but with the following items addressed: (a) All buildings, including twin homes, must be sprinkled; (b) A parking diagram should be submitted to detail where parking will be located on-street if parking is only allowed on one side of the street. I think detailing how much parking would be lost going from both to one side of the street parking would also be helpful; (c) Areas where additional parking can be located for visitor stalls on the site should be identified. One such area appears to be in the area east of Block 2, unit 23; (d) An approval may be conditioned upon the addition of language to the eventual leases requiring that garage areas be used for parking of vehicles (as opposed to storage, as is often the case) such that the driveways remain open for visitors to park. This would be intended to reducing parking issues during peak utilization periods such as with holidays and events. Response: a. The townhome structures are required to have sprinklers as per the state building code, and the Applicant’s plans already include a sprinkler system for these units. Twin homes are not mandated to have a sprinkler system under the state building code. The Applicant wishes to express its concerns about the financial impact this requirement would have on the total project costs. In light of this, the Applicant is seeking a thorough understanding of the rationale behind this requirement and its connection to the Applicant’s request to reduce the street width to 28’ which is in alignment with other neighborhood streets. b. Each unit provides ample parking space for four vehicles – two stall garages and a driveway capable of accommodating two additional parked cars. This results in a total of 192 parking spaces for 48 units, surpassing the city code requirements. The Applicant is confident that even if the city decides to limit on-street parking to one side of the street, there will be no parking shortage. It’s noteworthy that despite being classified as a multifamily housing community, the housing product type is designed to resemble a single-family home community, complete with two-stall garages and driveways, aligning with the resident behavior of a twin and town home community and a single-family home community. c. The Applicant’s residential leases already incorporate provisions prohibiting residents from using the garage stall as a storage unit. This measure is primarily done for safety purposes. N:\0040496.00\DWG\CIVIL\0040496CV01.DWG LAKE ELMO TOWNHOMES 8 © 2023 Westwood Professional Services, Inc.SHEET INDEXCONSTRUCTION PLANSLAKE ELMO TOWNHOMES 8LAKE ELMO, MNPREPARED FOR:AT HOME APARTMENTS, LLC1289 GRAND AVENUEST. PAUL, MN 55105CONTACT: LEANNA STEFANIAKPHONE: 651-294-3283EMAIL: LSTEFANIAK@AHA-MN.COMSITEVicinity Map(NOT TO SCALE)SHEETSREVISIONDATENO.102/13/23CITY COMMENTS - SKETCH PLAN RESUBMITTAL207/28/23PRELIMINARY PUD SUBMITTAL308/10/23WATERSHED SUBMITTAL20-24410/31/23CITY & WATERSHED COMMENTSALL501/08/24STREET WIDTH REVISIONSALL..........FORFORSANITARY SEWER, WATERMAIN,STORM SEWER AND STREETSPREPARED BY:PROJECT NUMBER: 0040496.00CONTACT: JOHN S. BLENKERPhone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495CONSTRUCTION PLANSLAKE ELMO TOWNHOMES 8LAKE ELMO, MNFORFORSANITARY SEWER, WATERMAIN,STORM SEWER AND STREETSINITIAL SUBMITTAL DATE: 12/06/22SHEET: 1 OF 38PROJECT NUMBER: 0040496.00Sheet List TableSHEETNUMBERSHEET TITLE1COVER2PRELIMINARY PLAT3EXISTING CONDITIONS & REMOVALS4TREE PRESERVATION PLAN5TREE PRESERVATION DATA6SITE PLAN7SITE PLAN8DETAILS9DETAILS10DETAILS11DETAILS12DETAILS13DETAILS14DETAILS15DETAILS16DETAILS17GRADING & DRAINAGE PLAN18GRADING & DRAINAGE PLAN19INITIAL EROSION CONTROL PLAN20INITIAL EROSION CONTROL PLAN21OFF-SITE TOPSOIL STOCKPILE PLAN22FINAL EROSION CONTROL PLAN23FINAL EROSION CONTROL PLAN24SANITARY SEWER & WATERMAIN PLAN & PROFILE25SANITARY SEWER & WATERMAIN PLAN & PROFILE26STORM SEWER PLAN & PROFILE27STORM SEWER PLAN & PROFILE28STORM SEWER PLAN & PROFILE29STORM SEWER PLAN & PROFILE30STREET B PLAN & PROFILE31STREET A PLAN & PROFILE32SIGNAGE & LIGHTING PLAN33SIGNAGE & LIGHTING PLAN34PRELIMINARY LANDSCAPE PLAN35PRELIMINARY LANDSCAPE DETAILS36PRELIMINARY LANDSCAPE DETAILS37PRELIMINARY LANDSCAPE NOTES & DETAILS38PRELIMINARY LANDSCAPE NOTES & DETAILS BLOCK 1BLOCK 2LOT 1LOT 1OUTLOT AWOODHELM COURT EASTWILDFLOWER DRIVE N.SUNFLOWER LANE N.39TH STREET N .39TH STREET N.WOODHELM COURT WEST11860672096279273 492071477516411111960136170 2338722 627986 17423244432044 450108013850 302275 60R/W5' SIDEWALK5' SIDEWALK8' TRAIL 8' TRAIL3220 303012151513252548R60R4560R/W31B-B34293624R45R6060R/W31B-B3624233270N. line of Lot 1, Block 1S. line of Lot 1,Block 1W. line of Lot 1,Block 1E. line ofLot 1,Block 1Right of WayExisting 10' Drainage& Utility EasementExisting 10' Drainage& Utility Easement35Proposed Drainage &Utility Easement & Setback30Drainage &Utility EasementSetback Line (typ)2525Drainage &Utility Line (typ)N. line of Lot 1, Block 2E. line of Lot 1,Block 2W. line of Lot 1,Block 2Southea s te r ly l ine o fLot 1 , B lock 2SetbackLine (typ)SetbackLine (typ)Drainage &Utility Line (typ)Right of WayExisting 10'Drainage &Utility EasementExisting 10'Drainage &Utility EasementDrainage &Utility Easement30102530102510102525101010101025293141(City owned forstormwatermanagement)N:\0040496.00\DWG\CIVIL\0040496PP01.DWG 382PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/08/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8PRELIMINARY PLAT1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483201/08/24JOHN S. BLENKERAT HOME APARTMENTS, LLCCONSTRUCTION PLANSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com50'10' OR 5'0'50'100'150'1" = 50'02/13/2307/28/2308/10/2310/31/2301/08/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONS· EXISTING ZONING: V-MX-VILLAGE MIXED USE· PROPOSED ZONING: V-MX-VILLAGE MIXED USE· GROSS SITE AREA: 7.57 AC OUTLOT A:0.58 AC2.42 ACSITE DEVELOPMENT DATA1.ALL LOT DIMENSIONS ARE ROUNDED TO THE NEAREST FOOT.2.ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT.3.STREET NAMES ARE SUBJECT TO APPROVAL BY THE CITY.4.DRAINAGE AND UTILITY EASEMENTS SHALL BE PROVIDED AS REQUIRED.5.STREET WIDTHS ARE SHOWN FROM BACK OF CURB TO BACK OF CURB.PROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELRETAINING WALLEXISTINGPROPOSEDTIP-OUT CURB AND GUTTERSITE LEGENDWETLANDGENERAL NOTES LOT 1, BLOCK 1:3.18 AC LOT 1, BLOCK 2:1.39 AC R/W:LOT STANDARDSSETBACKSFRONT ADJ R/WSIDE ADJ R/WREARSTANDARD25'25'10' SSTSSFOFOSSSRE=928.61RE=928.97IE 15" CONC=923.37RE=928.58IE W 15" CONC=923.08IE SE 18" CONC=921.98IE N 15" CONC=923.28(STANDING WATER)RE=928.78IE E/W 12" PVC=911.98IE N 12" PVC=911.98RE=936.46IE 10"PVC=913.66RE=936.37IE W/S 15" RCP=928.00PER PLAN (COULD NOTOPEN MANHOLE TO VERIFY)RE=935.10IE 12" CONC=930.90RE=935.13IE N/S 15" CONC=927.23IE W 12" CONC=930.53RE=934.60IE 10" PVC=912.70RE=927.44IE 24" CONC=921.45(STANDING WATER)GAS LINEMARKRE=928.56IE 12" PVC=910.06RE=929.25IE 12" PVC=910.55RE=928.15IE 24" CONC=922.65(WATER & DEBRIS)RE=928.90IE W/N 24" PVC=922.90IE S 12" PVC=923.20(WATER & DEBRIS)RE=930.52IE 12" PVC=910.728" DIP 10" PVC 8" DIP 10" PVC 15" RCP 15" RCP 18" RCP15" RCP12" PVC12" PVC12" PVC12" PVC24" RCP 18" RCP24" RCP24" RCP15" RCP15" RCP8"8"8"SRE=934.89IE 8" PVC=916.79RE=934.45IE E 12" CONC=927.35IE W 12" CONC=927.55IE N 12" CONC=927.05(PER PLAN)12"X6" PVC WYE& 35' 6"PVC8" PVC GATEVALVE & BOX(PER PLAN)PUGPUGPUGPUGPUGPUGPUGPUGPUGMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISC MISC MISC MISC MISC MISCMISCMISCGASGASGASGASGASGASGASPUG PUG PUG PUGPUGPUGPUGMISCMISCMISCMISCMISCMISCGASGASGASXXXXXXXXX XWATWATWATWATWATSTO STOSTOSTOSTOSTOSTOSTOSTOSTOSANSANSANSANSANWATWATWATWATWATWATWATWATWATSANSANSANWAT WAT WAT WATWATSANSANSTOSTOSTOSTO SAN SANWATPUGPUGPUGPUGPUGPUGSS SFOFOSSSWATWATWATWATWATWATWATWATWATWATWATWATWATRE=928.78IE E/W 12" PVC=911.98IE N 12" PVC=911.98RE=936.46IE 10"PVC=913.66RE=935.10IE 12" CONC=930.90RE=935.13IE N/S 15" CONC=927.23IE W 12" CONC=930.53RE=934.60IE 10" PVC=912.70GAS LINEMARKRE=928.56IE 12" PVC=910.06RE=929.25IE 12" PVC=910.55RE=930.52IE 12" PVC=910.72SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANWATWATWATWATWATWATWATWATWATWATWATSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOWATWATWATWATWATWATWATWATWATWATWATSTO8" DIP 10" PVC 8" DIP 10" PVC 12" PVC12" PVC12" PVC12" PVC8"8"8"SSANWATRE=934.89IE 8" PVC=916.79SANSTOSTOSTOSTOSTOSTOWAT12"X6" PVC WYE& 35' 6"PVC8" PVC GATEVALVE & BOX(PER PLAN)SS\\\\\\\\\\\\\\\\\\\\\\B L O C K 12B L O C K 21Drainage & UtilityEasement per the plat ofBROOKMAN 3RDADDITIONDrainage & UtilityEasement per the plat ofWILDFLOWER AND 39THDrainage & UtilityEasement per the plat ofWILDFLOWER AND 39TH10101010 101010 Drainage, Utility & RoadwayEasement per Document No. 3690147Drainage & UtilityEasement per the plat ofBROOKMAN 3RDADDITIONDrainage & Utility Easement per theplat of BROOKMAN 3RD ADDITION1010 1010WILDFLOWER DRIVE NORTH 39TH STREET NORTH39TH STREET NORTHSUNFLOWER LANE607080 8065Found 1/2 Inch Iron PipeFound 1/2 Inch Iron PipeLS No. 25718Found 1/2 Inch Iron PipeLS No. 25718Found 1/2 Inch Iron PipeLS No. 25718Found 1/2 Inch OpenFound 1/2 Inch Iron PipeFound 1/2 Inch Iron Pipewith cap "DUBA"Found 1/2 Inch Iron Pipe930930 935935935935935935940 940 940 940 9409459 2 9929 931931 9 3 2 932 933 933934934 934934 936936936936937937 937937937937 938938938938938938 938938939939939 939939939939939941941 941 941941942942942942 943943944946925930 924926927928929 931 930935929931 93293393493 0 935 931 932 933 934 93 6 935935934936936937937940 940938941 941942 942\\\XXN:\0040496.00\DWG\CIVIL\0040496EX01.DWG 383PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/08/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8EXISTING CONDITIONS &REMOVALS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483201/08/24JOHN S. BLENKERAT HOME APARTMENTS, LLCCONSTRUCTION PLANSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com50'10' OR 5'0'50'100'150'1" = 50'02/13/2307/28/2308/10/2310/31/2301/08/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONSPROPERTY LINE\\\\\\CURB & GUTTERSAW CUT PAVEMENTSANSANITARY SEWERWATWATER MAINSTOSTORM SEWERCONCRETEBITUMINOUSTREELIGHT POLETRAFFIC SIGNEXISTINGPROPOSEDSANWATSTOCONSTRUCTION BARRICADEWATHYDRANTWATGASGASGASPUGUNDERGROUND ELECTRICPUGTUGUNDERGROUND TELEPHONETUGPOHOVERHEAD ELECTRICPOHTOHOVERHEAD TELEPHONETOHFOTELEPHONE FIBER OPTICFOCTVCABLE TELEVISIONCTVSOIL BORING LOCATIONSB-19TREE LINEXEXISTINGREMOVALS\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\REMOVAL LEGENDSSXXLEGAL DESCRIPTIONLot 2, Block 1, WILDFLOWER AND 39TH, according to the recorded plat thereof, Washington County, Minnesota.ANDThat part of Lot 1, Block 3, Brookman 3rd Addition, according to the plat on file and of record in the office of the County Recorder,Washington County, Minnesota, lying Westerly of the following described line: Commencing at the Northeast corner of said Lot 1then South 89 degrees 21 minutes 23 seconds West, assumed bearing, along the North line of said Lot 1, 74.18 feet to the point ofbeginning of said line; thence South 07 degrees 03 minutes 15 seconds East, 319.79 feet to the South line of said Lot 1 and said linethere terminating. Washington County, Minnesota.CONSTRUCTION SEQUENCING1.INSTALL SILT FENCE (PERIMETER CONTROL) AND ROCK ENTRANCES2.TREE REMOVAL ON WEST PARCEL3.MASS GRADING ON WEST PARCEL, STAGING ON EAST PARCEL4.TEMPORARILY STABILIZE WEST PARCEL5.TREE REMOVAL ON EAST PARCEL6.MASS GRADING ON EAST PARCEL, STAGING ON WEST PARCEL7.INSTALLATION OF LARGE UTILITIES ON EAST PARCEL, INCLUDING UTILITY CONNECTIONS ONWILDFLOWER DRIVE FOR BOTH PARCELS8.STREET CONSTRUCTION AND VERTICAL CONSTRUCTION ON EAST PARCEL9.SMALL/DRY UTILITY CONSTRUCTION ON EAST PARCEL10.PERMANENT STABILIZATION ON EAST PARCEL11.INSTALLATION OF LARGE UTILITIES ON WEST PARCEL12.STREET CONSTRUCTION AND VERTICAL CONSTRUCTION ON WEST PARCEL, STAGING IN WESTCUL-DE-SAC AREA13.SMALL/DRY UTILITY CONSTRUCTION ON WEST PARCEL14.PERMANENT STABILIZATION ON WEST PARCEL PUGPUGPUGPUGPUGPUGPUGPUGPUGMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISC MISC MISC MISC MISC MISCMISCMISCGASGASGASGASGASGASGASPUG PUG PUG PUGPUGPUGPUGMISCMISCMISCMISCMISCMISCGASGASGASXXXXXXXX XWATWATWATWATWATWATSTO STOSTOSTOSTOSTOSTOSTOSTOSTOSANSANSANSANSANWATWATWATWATWATWATWATWATWATSANSANSANWAT WAT WAT WATWATSANSANSTOSTO SAN SANWATPUGPUGPUGPUGPUGPUGS STSSFOFOSS SWATWATWATWATWATWATWATWATWATWATWATWATWATRE=935.10IE 12" CONC=930.90RE=935.13IE N/S 15" CONC=927.23IE W 12" CONC=930.53GAS LINEMARKSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANWATWATWATWATWATWATWATWATWATWATWATSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOWATWATWATWATWATWATWATWATWATWATWATSTOSSANWATSANSTOSTOSTOSTOSTOWATSS123456789101112131415161718192021222324252627282930313233343536373839404142434445464748495051525354555657585960616263646566676869707172737475767778798081828384858687888990919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135136 2143652728242122262523192014131516171887654321121110920191817BLOCK 1BLOCK 2LOT 1LOT 1OUTLOT AWOODHELM COURT EASTWILDFLOWER DRIVE N.SUNFLOWER LANE N.39TH STREET N .39TH STREET N.13 14 15 16 PPPPPPPPPPPP 87P9101112PWOODHELM COURT WESTSF SF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SF SF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF5001500250035004500550065007500850095010501150125013501450155016501750185019502050215022502350245025502650275028502950305031503250335034503550365037503850395040504150425043504450455046504750485049505050515052505350545055505650575058505950605061506250635064506550665067506850695070507150725073507450755076507750785079508050815082508350845085508650875088508950905091509250935094509550965097SILT FENCE /TREE PROTECTIONFENCE (TYP.)SILT FENCE /TREE PROTECTIONFENCE (TYP.)SILT FENCE /TREE PROTECTIONFENCE (TYP.)NOTE: LOCATION OFEXISTING BLVD. TREESALONG WILDFLOWER DRIVEARE BASED ON AERIALPHOTOGRAPHY ONLY.LOCATION OF TREES TO BEVERIFIED IN THE FIELD. TREESSHALL BE PRESERVED WHEREPOSSIBLE, OR REPLANTEDWHERE THEY'RE IMPACTEDBY CONSTRUCTION.NOTE: LOCATION OFEXISTING BLVD. TREESALONG WILDFLOWER DRIVEARE BASED ON AERIALPHOTOGRAPHY ONLY.LOCATION OF TREES TO BEVERIFIED IN THE FIELD.TREESSHALL BE PRESERVED WHEREPOSSIBLE, OR REPLANTEDWHERE THEY'RE IMPACTEDBY CONSTRUCTION.N:\0040496.00\DWG\CIVIL\0040496TP01.DWG 384PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/08/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8TREE PRESERVATIONPLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225377401/08/24NICHOLAS T. MEYERAT HOME APARTMENTS, LLCCONSTRUCTION PLANSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com50.000019'10' OR 5'0'50'100'150'1" = 50'02/13/2307/28/2308/10/2310/31/2301/08/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONSDENOTES EXISTING DECIDUOUSTREE TO REMAINDENOTES EXISTING DECIDUOUSTREE TO BE REMOVEDDENOTES EXISTING CONIFEROUSTREE TO REMAINDENOTES EXISTING CONIFEROUSTREE TO BE REMOVEDTREE REPLACEMENT REQUIREMENTS: MET THROUGH PROPOSED TREE REQ.7.TREE REPLACEMENT CALCULATIONS. THIRTY (30) PERCENT OF THE TOTAL DIAMETER INCHES OFSIGNIFICANT TREES ON THE SITE MAY BE REMOVED WITHOUT REPLACEMENT. ANY PERCENTAGEOVER 30 SHALL BE REPLACED. THE FOLLOWING CALCULATION PROCEDURE MUST BE USED TODETERMINE TREE REPLACEMENT REQUIREMENTS:A.TALLY THE TOTAL NUMBER OF DIAMETER INCHES OF ALL SIGNIFICANT TREES ON THE SITE.B.A CALCULATION MUST BE PROVIDED WHICH BREAKS OUT THE NUMBER OF INCHES REMOVEDFOR HARDWOOD, EVERGREEN/DECIDUOUS, AND COMMON TREES. THE 30%REMOVALFIGURE APPLIES TO EACH CATEGORY INDIVIDUALLY AND TREES ARE REPLACED ACCORDINGTO THE TREE REPLACEMENT SCHEDULE IN SUBSECTION 8.8.TREE REPLACEMENT SCHEDULE. TREE REMOVALS OVER THE ALLOWABLE TREE REMOVAL LIMITON THE PARCEL SHALL BE REPLACED ACCORDING TO THE FOLLOWING SCHEDULE:A.COMMON TREE SPECIES SHALL BE REPLACED WITH NEW TREES AT A RATE OF ONE-FOURTH(1/4) THE DIAMETER INCHES REMOVED.B.CONIFEROUS/EVERGREEN TREE SPECIES SHALL BE REPLACED WITH NEW CONIFEROUS OREVERGREEN TREES AT A RATE OF ONE-HALF (1/2) THE DIAMETER INCHES REMOVED. SINCECONIFEROUS SPECIES ARE OFTEN SOLD BY HEIGHT RATHER THAN DIAMETER INCH, THEFOLLOWING CONVERSION FORMULA CAN BE USED: HEIGHT OF REPLACEMENT CONIFEROUSTREE/2 = DIAMETER INCHES OF CREDITC.HARDWOOD DECIDUOUS TREE SPECIES SHALL BE REPLACED WITH NEW HARDWOODDECIDUOUS TREES AT A RATE OF (1/2) THE DIAMETER INCHES REMOVED.D.REPLACEMENT TREE SIZE. REPLACEMENT TREES MUST BE A MINIMUM OF ONE (1) INCH INDIAMETER.9.SPECIES REQUIREMENT. THE CITY MUST APPROVE ALL SPECIES USED FOR TREE REPLACEMENT.ORNAMENTAL TREES ARE NOT ACCEPTABLE FOR USE AS REPLACEMENT TREES. WHERE TEN ORMORE REPLACEMENT TREES ARE REQUIRED, NOT MORE THAN THIRTY (30) PERCENT OF THEREPLACEMENT TREES SHALL BE OF THE SAME SPECIES OF TREE. NATIVE SPECIES AREENCOURAGED, AND HARDINESS AND SALT TOLERANCE SHOULD BE CONSIDERED WHEREAPPLICABLE.DEFINITIONSSIGNIFICANT TREE:A HEALTHY TREE MEASURING A MINIMUM OF SIX (6) INCHES IN DIAMETER FOR HARDWOODDECIDUOUS TREES, 19 FT. IN HEIGHT OR EIGHT (8) INCHES IN DIAMETER FORCONIFEROUS/EVERGREEN TREES, OR TWELVE (12) INCHES IN DIAMETER FOR COMMON TREES, ASDEFINED HEREIN.NUISANCE TREE: (1) ANY LIVING OR STANDING TREE OR PART THEREOF INFECTED TO ANY DEGREE WITH ASHADE TREE DISEASE (SEE SHADE TREE DISEASE BELOW) OR SHADE TREE PEST; (2) ANY LOGS,STUMPS, BRANCHES, FIREWOOD OR OTHER PART OF DEAD OR DYING TREE(S) INFECTED WITH ASHADE TREE DISEASE OR SHADE TREE PEST UNLESS PROPERLY TREATED; AND (3) ANY STANDINGDEAD TREES OR LIMBS WHICH MAY THREATEN HUMAN HEALTH OR PROPERTY. ALSO INCLUDED,ARE NOXIOUS OR INVASIVE TREES SUCH AS BUCKTHORN, BOXELDER, AND COTTONWOOD.TREE INVENTORY REQUIREMENTSLEGENDSFDENOTES SILT FENCE / GRADING& DISTURBANCE LIMIT N:\0040496.00\DWG\CIVIL\0040496TP01.DWG 385PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/08/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8TREE PRESERVATIONDATA1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225377401/08/24NICHOLAS T. MEYERAT HOME APARTMENTS, LLCCONSTRUCTION PLANSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWSOF THE STATE OF MINNESOTA###### OR ##02/13/2307/28/2308/10/2310/31/2301/08/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONSTREE INVENTORY DATA FOR PARCEL 1(EAST) PROVIDED BY WESTWOODDATA FOR PARCEL 2 (WEST) PROVIDED BYREHDER FORESTRY CONSULTINGCommon Ground AllianceCall 48 Hours before digging:811 or call811.com 01213272826012348765432112111092019181713 14 15 16 936.10936.10936.10938.25939.50942.00942.00939.50938.25939.25939.25942.00 942.00 PPPPPPPHWL HWLHWLHWL HWLH W L HWLHWLHWLHWLHWLH W L HWLHWLHWLHWL HWLHWLHWLHWLHWLGAS GASGAS GAS GASGASGAS GAS GASXXX XXXXXX SSTSWILDFLOWER DRIVE (PUBLIC RIGHT OF WAY)18192024252930313437383941424344454748 505152535758596066747576777879808182838485868790919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135 136WOODHELM COURT EAST25'60'R.O.W.28'F-F15'58'50'75'13.21'33'29'6' WIDE CONC.SIDEWALK (TYP.)5' WIDE CONC. SIDEWALK4-PLEX PATIOHOME(TYP.)28'F-F60'R.O.W.25'54'34' WIDEMAX. AT ROW50'25'6' WIDE CONC.SIDEWALK(TYP.)SURMOUNTABLECURB & GUTTERCONCRETEPED RAMPWOODHELM COURT WESTINFILTRATION BASINLIGHT POLE(TYP.)34'HYDRANT(TYP.)SEE INSET ON SHEET 6 FOR SIDEWALK CONTINUATION6' WIDE CONC. SIDEWALK(TYP.)1' OFF R.O.W. WITH 1.8%CROSS SLOPE TOWARDS ROADPOND 100-YR HWL11111MONUMENT SIGN LOCATIONDIMENSIONS TO BE DESIGNEDAT A LATER DATE10'5' MINSEPARATIONTYP.40' MAXWIDTH TYP.26'R44'R60'1PPSST585960SEE INSET ON SHEET 6 FOR SIDEWALK CONTINUATIONSUNFLOWER LANEWILDFLOWER DRIVE BLOCK 2 OUTLOT TABLEOUTLOTAGROSSAREAUSEOWNERSHIPSTORMWATERCITY25,156 SF/0.58 AC·EXISTING ZONINGVMX, VILLAGE MIXED USE·PROPOSED ZONINGPUD·GROSS SITE AREA329,506 SF (7.56 AC)STREET R.O.W.1.38 ACEXISTING UTILITY EASEMENTS0.71 AC·NET SITE AREA5.47 AC·DEVELOPMENT SUMMARYTWIN HOMES10 UNITS4-PLEX TOWNHOMES32 UNITS6-PLEX TOWNHOMES:6 UNITSTOTAL UNITS48·PARKING RATIO REQUIREMENTCITY OF LAKE ELMOMULTI-FAMILY2 SPACES / UNITVISITOR1 SPACE / 4 UNITSMULTI-FAMILY (48*2)96 SPACESVISITOR (48/4)12 SPACESPARKING REQUIRED108 SPACES·PARKING PROVIDED192 SPACESGARAGE PARKING (2/UNIT)96 SPACESDRIVEWAY PARKING (2/UNIT)96 SPACES·COMMON OPEN SPACE CITY OF LAKE ELMOV-MDR (MEDIUM DENSITY RESIDENTIAL)300 SF / UNITV-HDR (HIGH DENSITY RESIDENTIAL)200 SF / UNITMAX REQUIRED (48*300)14,400 SFPROVIDED94,388 SFSITE DEVELOPMENT DATAMINIMUM LOT WIDTH-75'/BLDG75'/BLDG75*5=37575*9=675PATIOS ±3,120 SF3,912 SF7,032 SF25'10'25'10'OPEN SPACE*GREEN SPACE ±31,326 SF (29.7%)62,182 SF (58.9%)34,513 SF (32.5%)76,541 SF (55.2%)90,995 SF (33.8%)163,879 SF (60.9%)N:\0040496.00\DWG\CIVIL\0040496SP01.DWG 386PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/08/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8SITE PLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483201/08/24JOHN S. BLENKERAT HOME APARTMENTS, LLCCONSTRUCTION PLANSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com30.000002'6' OR 3'0'30'60'90'1" = 30'02/13/2307/28/2308/10/2310/31/2301/08/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONSLOT AREALOT STANDARDSREQUIRED LOT WIDTHPROVIDED LOT WIDTHIMPERVIOUS COVERAGEDRIVEWAY ±HOMES ±SETBACKSFRONTSIDE INTERIOR LOTSIDE CORNER LOTREARSTANDARDBLOCK 1, LOT 1BLOCK 2, LOT 1TOTAL105,464 SF/2.42 AC138,583 SF/3.18 AC269,203 SF/6.18 AC1,140'770'25'10'25'10'41.0%28,185 SF11,564 SF44.8%42,635 SF15,676 SF39.1%70,820 SF27,240 SF------OUTLOT A25,156 SF (100%)25,156 SF/0.58 AC0%------25,156 SF (100%)-----*OPEN SPACE AVAILABLE TO RESIDENTS FOR RECREATIONAL PURPOSES OUTSIDE OF ROW AND PROTECTED AS OPEN SPACEPROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELEXISTINGPROPOSEDSITE LEGENDINSET SCALE 1" = 30'1 CATCH BASIN HIGH WATER LINE (REFERENCE TABLE ON SHEET 18)SITE KEYNOTES1 012345 6 2143652728242122262523192014131516171801936.10935.50935.00936.10933.00933.25936.10933.00935.25PPPPPPP87934.50P9101112934.25934.25PHWLHWLHWLHWL HWLHWLHWL HW L H W L HWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWL STSFOFOSSWILDFLOWER DRIVE 39TH STREET NORTH (PUBL IC R IGHT OF WAY ) (PUBLIC RIGHT OF WAY)GAS LINEMARKCOMMON ELEMENT60959625'WOODHELM COURT EAST25'60'R.O.W.28'F-F15'58'50'11'150'58'25'15'75'69'52'17'26'6 9 '20'25'31'TWIN HOME(TYP.)4-PLEXPATIO HOME(TYP.)6-PLEXPATIO HOME(TYP.)6' WIDE CONC.SIDEWALK (TYP.)5' WIDE CONC. SIDEWALK54'50'25'6' WIDE CONC.SIDEWALK(TYP.)SURMOUNTABLECURB & GUTTERCONCRETEPED RAMPINFILTRATION BASINLIGHT POLE(TYP.)34' WIDE MAX. AT ROWSEE INSET ON SHEET 6 FOR SIDEWALK CONTINUATION6' WIDE CONC. SIDEWALK(TYP.)1' OFF R.O.W. WITH 1.8%CROSS SLOPE TOWARDS ROADCATCH BASIN HIGHWATER CONTOUR(CONTAINED INSTRUCTURE IF NOTSHOWN)POND 100-YR HWL111111MONUMENT SIGN LOCATIONDIMENSIONS TO BE DESIGNEDAT A LATER DATER44'R60'26'69'34' AT CURB& ROW TYP.26'24'28'40' MAXWIDTH TYP.111N:\0040496.00\DWG\CIVIL\0040496SP01.DWG 387PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/08/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8SITE PLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483201/08/24JOHN S. BLENKERAT HOME APARTMENTS, LLCCONSTRUCTION PLANSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com30.000008'6' OR 3'0'30'60'90'1" = 30'02/13/2307/28/2308/10/2310/31/2301/08/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONSPROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELEXISTINGPROPOSEDSITE LEGEND1 CATCH BASIN HIGH WATER LINE (REFERENCE TABLE ON SHEET 18)SITE KEYNOTES1 PUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISC MISC MISC MISC MISC MISC MISC MISC MISC MISCMISCMISCMISCMISCGASGASGASGASGASGASGASGASGASGASGASGASPUGPUG PUG PUG PUG PUGPUGPUGPUGPUGPUGPUGMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCGASGASGASGASGASGASGASGASGAS XXX XXXXXSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSANSANSANSANSANSANSANSANSANSANSANSANSANSANSTOSANPUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG STSSSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STOSS181920242529383941485053575866747576777879808182838485868790919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135 136930 935935935940 940 940 9 2 9 931 9 3 2 9 3 2 933 933 934934936 936937937937 9 3 7 938938938 93 8 939939939 939939941941 941 935 934 93 6 934012127280123487654321121110920191817WOODHELM COURT EASTWILDFLOWER DRIVE N.39TH STREET N.13 14 15 16 936.10936.10938.25939.50942.00942.00939.50938.25939.25939.25942.00 942.00 PPPPPP WOODHELM COURT WESTHWLHWLHWLHWL HWLH W L HWLHWLHWLH W L HWLHWLHWLHWL HWLHWLHWLHWL924936936 938940940936936937937937937938938938938939939939941941941941942942942942 935 940936 937 938 939 939939941942 935935 935934936937938938.67937.97938.10937.95934.95934.51937.57937.88935.07934.66E.O.F.930.00939.68939.47938.11937.71934.85935.28934.81937.15936.62935.83938.30929.58929.29934.72935.71938.11929.29929.60938.29???935.44935.54936.62937.15939.68939.47937.71E.O.F.934.85935.28934.81E.O.F.938.50E.O.F.934.93E.O.F.935.482.20%2.45%E.O.F.940.13933.85938.74935.40E.O.F.934.89932.60934.57934.56934.85936.112.90%2.20%2.20%4.73%2.20%935936 937 934.65939.842.20%2.20%938.64935.05939.75937.082.20%2.40%2.40%5.79%8.19%E.O.F.937.90E.O.F.935.97933.43933.43938.50938.72938.882.45%3.35%935.48931.21930.901.29%STORMWATER BASINTOP = 931.00EOF = 930.00HWL = 929.18BOT = 924.00SB-9SB-13SB-8SB-7SB-14SB-15SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SFSFSFSFSFSFSFSF SF SF SF SF SFSFSFSFSFSFSFSFSFSF SF SF SF SF SF SFSFSFSFCORNER OF BUILDINGTO HAVE EXPOSEDFOUNDATIONMISC MISC MISC MISCMISCMISCPUG PUG PUG PUG PUG SANSANSANSANSANSANSANSTOSTOSTOSTOSTOSTO9350101WILDFLOWER DRIVE N.HWLHWLHWLHWLHWLHWL936 935935 935936.62935.83934.72935.71???935.44935.54936.62E.O.F.934.93E.O.F.935.48E.O.F.934.89935.56935.61934.95934.51934.75935.34935.08934.87935.64935.73936.15935.51935.76935.07934.91934.66934.91935.18934.77935.17935.68935.22E.O.F.935.97935.48SFSF SFSFN:\0040496.00\DWG\CIVIL\0040496GD01.DWG 3817PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/08/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8GRADING & DRAINAGEPLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483201/08/24JOHN S. BLENKERAT HOME APARTMENTS, LLCCONSTRUCTION PLANSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com30.000015'6' OR 3'0'30'60'90'02/13/2307/28/2308/10/2310/31/2301/08/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONSEXISTINGPROPOSEDGRADING LEGENDGRADING & DRAINAGE NOTESPROPERTY LINE982980TOP AND BOTTOM OF RETAINING WALLEMERGENCY OVERFLOWSB-19SOIL BORING LOCATIONSTOSTORM SEWERTREE LINEINDEX CONTOURINTERVAL CONTOUR982980SPOT ELEVATIONPROPOSED GRADESB-19RETAINING WALL (MODULAR BLOCK)GRADING LIMITSGL1.ALL CONTOURS AND SPOT ELEVATIONS ARE SHOWN TO FINISHED SURFACE/GUTTER GRADESUNLESS OTHERWISE NOTED.2.REFER TO THE SITE PLAN/RECORD PLAT FOR MOST CURRENT HORIZONTAL SITE DIMENSIONSAND LAYOUT.3.THE CONTRACTOR SHALL VERIFY THE LOCATION AND ELEVATION OF EXISTING UTILITIES ANDTOPOGRAPHICAL FEATURES WITH THE OWNERS AND FIELD-VERIFY PRIOR TO CONSTRUCTION.THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES ORVARIATIONS FROM PLAN.4.ALL CONSTRUCTION SHALL CONFORM TO LOCAL RULES.5.POSITIVE DRAINAGE FROM THE SITE MUST BE PROVIDED AT ALL TIMES.0.00%900.00900.00TW=XXX.XXBW=XXX.XXE.O.F.HIGH/LOW POINTHP/LP900.00CL-CL ELEVATIONCL-CL900.00PROPOSED STREET PROFILE GRADEX.XX%POND NORMAL WATER LEVELPOND AND CATCH BASIN MAINTENANCE ACCESSDO NOT DISTURBDND10'5'5'10'25' 30'5'LAST REVISED:08/15/17TYPICAL LOTGD24991.021DRAINAGE &UTILITY EASEMENTFRONT BUILDINGSETBACKBUILDING SETBACK LINELOT NUMBERREAR BUILDING SETBACKLOT LINESIDE BUILDINGSETBACK TO GARAGESIDE BUILDING SETBACKTO LIVING AREAROAD RIGHT-OF-WAYGROUND GRADE AT GARAGE DOORGROUND GRADE AT LOW FLOORGROUND GRADE AT LOW OPENINGPP = PATIO-HOMESILT FENCE & TREE PROTECTION FENCEPOST-SFINTERSECTION DETAIL (1" = 20' SCALE) PUGPUGPUGMISCMISCMISCMISCMISCMISC MISC MISC MISC MISC MISC MISC MISC MISC MISCMISCMISCMISCMISCGASSTOSTOSANPUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG STSSFOSSSSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STOSTOSTOSTOSTOSTOSTOSTOSAN575859609495969798135 136930 935929931932933934 936937 930929931 93293393 0 935931932933934 936 935934936012345 6 21436527282421222625231920141315161718012120WOODHELM COURT EASTWILDFLOWER DRIVE N.39TH STREET N .936.10935.50935.00936.10933.00933.25936.10933.00938.25939.25935.25PPPPPPP87934.50P9101112934.25934.25PWOODHELM COURT WESTHWLHWLHWLHWL HWLHWLHWL HW L H W L HWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWL925930 935924926927928929931931931931931932932 932933933933933934934934934934936936 931931932932933932938935936937938935935935 933934934.95934.51931.20931.34930.18931.03929.82935.07934.66930.83E.O.F.930.00934.85935.28934.81937.15936.62935.83938.30933.39930.85930.68929.13929.58929.29934.72935.71929.29929.60929.13930.68930.85933.39938.29???935.44935.54936.62937.15E.O.F.934.85935.28934.81E.O.F.930.57E.O.F.930.68E.O.F.934.93E.O.F.935.48933.85E.O.F.930.96934.15931.92930.80929.01E.O.F.931.48929.43929.57929.10932.95934.87934.24934.68935.40932.52933.76932.24E.O.F.934.89932.60934.57932.31932.95932.93934.56934.852.20%935936 937934.652.20%2.20%E.O.F.931.45931931930 931 932 930930 931931 932 932933 932.17932.008.53%14.54%17.11%17.86%5.79%8.19%E.O.F.935.97929.49929.49932.46932.93933.43933.43929.41929.78932.07931.37E.O.F.931.49930.87934.00934.50935.40933.81931.70932.422.99% 3.27%2.12%3.35% 2.9 1 %2.20%2.20%2.10%3.05%2.10% 2.21%0.74%1.09%STORMWATER BASINTOP = 931.00EOF = 930.00HWL = 929.18BOT = 924.00SB-1SB-2SB-3SB-12SB-4SB-5SB-6SB-10SB-11SB-16SB-9SB-13SB-8SB-7SB-14SFSFSFSFSFSFSFSF SF SF SF SF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SF SF SF SF SF SFSFSFSFN:\0040496.00\DWG\CIVIL\0040496GD01.DWG 3818PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/08/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8GRADING & DRAINAGEPLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483201/08/24JOHN S. BLENKERAT HOME APARTMENTS, LLCSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com############ OR ##02/13/2307/28/2308/10/2310/31/2301/08/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONSCONSTRUCTION PLANS0'30'60'90'GRADING & DRAINAGE NOTES1.ALL CONTOURS AND SPOT ELEVATIONS ARE SHOWN TO FINISHED SURFACE/GUTTER GRADES UNLESS OTHERWISE NOTED.2.REFER TO THE SITE PLAN/RECORD PLAT FOR MOST CURRENT HORIZONTAL SITE DIMENSIONS AND LAYOUT.3.THE CONTRACTOR SHALL VERIFY THE LOCATION AND ELEVATION OF EXISTING UTILITIES AND TOPOGRAPHICAL FEATURES WITH THE OWNERSAND FIELD-VERIFY PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES ORVARIATIONS FROM PLAN.4.ALL CONSTRUCTION SHALL CONFORM TO LOCAL RULES.5.POSITIVE DRAINAGE FROM THE SITE MUST BE PROVIDED AT ALL TIMES.Common Ground AllianceCall 48 Hours before digging:811 or call811.comEXISTINGPROPOSEDGRADING LEGENDPROPERTY LINE982980TOP AND BOTTOM OF RETAINING WALLEMERGENCY OVERFLOWSB-19SOIL BORING LOCATIONSTOSTORM SEWERTREE LINEINDEX CONTOURINTERVAL CONTOUR982980SPOT ELEVATIONPROPOSED GRADESB-19RETAINING WALL (MODULAR BLOCK)GRADING LIMITSGL0.00%900.00900.00TW=XXX.XXBW=XXX.XXE.O.F.HIGH/LOW POINTHP/LP900.00CL-CL ELEVATIONCL-CL900.00PROPOSED STREET PROFILE GRADEX.XX%POND NORMAL WATER LEVELPOND AND CATCH BASIN MAINTENANCE ACCESSDO NOT DISTURBDNDSILT FENCE & TREE PROTECTION FENCEPOST-SF202STRUCTURELOW POINT CATCH BASIN HWLNUMBERRIM ELEV.SIZEINLET 100-YR HWL*930.0372"930.35203929.6748"929.94205928.9548"929.09206928.8648"929.28207930.6548"930.80208930.7227"930.97302B932.4527"932.56303934.2848"934.68303A934.2848"934.65303B934.5227"934.6610'5'5'10'25' 30'5'LAST REVISED:08/15/17TYPICAL LOTGD24991.021DRAINAGE &UTILITY EASEMENTFRONT BUILDINGSETBACKBUILDING SETBACK LINELOT NUMBERREAR BUILDING SETBACKLOT LINESIDE BUILDINGSETBACK TO GARAGESIDE BUILDING SETBACKTO LIVING AREAROAD RIGHT-OF-WAYGROUND GRADE AT GARAGE DOORGROUND GRADE AT LOW FLOORGROUND GRADE AT LOW OPENINGPP = PATIO-HOME304B305307934.9027"935.15935.9627"936.21933.7048"933.95*INLET 100-YEAR HWL WAS DETERMINED USING THE LIMITING INLET CAPACITY 939.68939.47938.11937.71934.85935.28934.81937.15936.62935.83938.30929.58929.29934.72935.71938.29936.62937.15939.68939.47937.71E.O.F.934.85935.28934.81E.O.F.940.13933.43938.72938.88930 935935935940 940 9 2 9 931 9 3 2 933 934 936936937937 937937 9 3 7 938938938 93 8 938939939 939939941941 935 933 934 93 6 935934936PUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISC MISC MISC MISC MISC MISC MISC MISC MISC MISCMISCMISCMISCMISCGASGASGASGASGASGASGASGASGASGASGASPUGPUG PUG PUG PUG PUGPUGPUGPUGPUGPUGPUGMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCGASGASGASGASGASGASGASGASGAS XXX XXXXXXSTO PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG SSTSWILDFLOWER DRIVE (PUBLIC RIGHT OF WAY)GAS LINEMARKSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATSTO181920242529303134373839414243444547 48505152535758596066747576777879808182838485868790919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135 136SF SF SF SFSFSFSFSFSFSFSFSF SF SF SF SF SF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SFSFSFSFSFSFSFSF SF SF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF935.48931.21930.90SILT FENCE(TYP.)ROCK CONSTRUCTION ENTRANCE(TYP.)SILT FENCE TO DOUBLE AS TREEPROTECTION FENCE. SILT FENCETO INCLUDE SIGNAGE PERDETAIL LP1.0 ON SHEET 5SALVAGED TOPSOIL NEEDEDFOR FINAL STABILIZATIONSHALL BE STOCKPILED OFF SITE.SEE SHEET 22.INSTALL BIO LOG AT BACK OF CURBPRIOR TO SIDEWALK CONSTRUCTIONINSTALL BIO LOG AT BACK OF CURBPRIOR TO SIDEWALK CONSTRUCTIONINSTALL BIO LOG AT BACK OF CURBPRIOR TO SIDEWALK CONSTRUCTIONN:\0040496.00\DWG\CIVIL\0040496EC01.DWG 3819PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/08/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8INITIAL EROSIONCONTROL PLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483201/08/24JOHN S. BLENKERAT HOME APARTMENTS, LLCCONSTRUCTION PLANSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com30.000002'6' OR 3'0'30'60'90'1" = 30'02/13/2307/28/2308/10/2310/31/2301/08/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONSPROPERTY LINEEXISTINGPROPOSEDINDEX CONTOURINTERVAL CONTOUREROSION CONTROL LEGENDEROSION CONTROL NOTES982980982980SILT FENCESFSTOSTORM SEWERTPFTREE PROTECTION FENCETREE LINERETAINING WALL (MODULAR BLOCK)GRADING LIMITSGL1.ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN-PLACE PRIOR TO ANYEXCAVATION/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF OR GROUNDCOVER HAS BEEN ESTABLISHED. EXISTING SILT FENCE ON-SITE SHALL BE MAINTAINED AND ORREMOVED AND SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONTRACT. IT IS OFEXTREME IMPORTANCE TO BE AWARE OF CURRENT FIELD CONDITIONS WITH RESPECT TOEROSION CONTROL. TEMPORARY PONDING, DIKES, HAY BALES, ETC., REQUIRED BY THE CITYSHALL BE INCIDENTAL TO THE GRADING CONTRACT.2.ALL STREETS DISTURBED DURING WORKING HOURS MUST BE CLEANED AT THE END OF EACHWORKING DAY. A ROCK ENTRANCE TO THE SITE MUST BE PROVIDED ACCORDING TO DETAILSTO REDUCE TRACKING OF DIRT ONTO PUBLIC STREETS.3.REDUNDANT PERIMETER SEDIMENT CONTROLS ARE NECESSARY WHEN SOIL DISTURBANCE ISWITHIN 50 FEET OF SURFACE WATERS. REDUNDANT SEDIMENT CONTROLS COULD INCLUDE:3.1.TWO ROWS OF SILT FENCE (SEPARATED BY 8 FEET); OR3.2.SILT FENCE AND A TOPSOIL BERM (STABILIZE BERM WITH MULCH); OR3.3.SILT FENCE AND FIBER LOGS; OR3.4.TOPSOIL BERM AND FIBER LOGS (STABILIZE BERM WITH MULCH).4.REDUNDANT SEDIMENT CONTROLS MUST BE INSTALLED PRIOR TO DISTURBING WITHIN 50 FEETOF THE SURFACE WATER.5.TOPSOIL TO BE STOCKPILED AND RESERVED TO RESTORE THE SITE WITH 6" OF TOPSOIL. TOPSOIL TO CONTAIN NO LESS THAN 6% ORGANIC MATTER.ROCK CONSTRUCTION ENTRANCEEROSION CONTROL BLANKETTURF REINFORCEMENT MATPOND NORMAL WATER LEVELSILT FENCE-POST GRADINGSFINLET PROTECTIONEROSION CONTROL CHECKS/BIOROLLSEMERGENCY OVERFLOWE.O.F.WETLAND LINEWETLAND FILLWETLAND BUFFERPOND AND CATCH BASIN ACCESS MAINTENANCEWETLAND BUFFER LIMITSWETLAND BUFFER MONUMENTDO NOT DISTURBDND 930 935929929931932933934 936930935929931 93293393493 0 935931932933934 936 935934936937937PUGMISCMISCMISCMISC MISC MISC MISC MISC MISC MISC MISCMISCMISCMISCSTOWAT SANSANPUGPUGPUGPUGPUGPUGPUGPUGPUGSSTSS FOFOSSSWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATSUNFLOWER LANEWILDFLOWER DRIVE 39TH STREET NORTH (PUBL IC R IGHT OF WAY ) (PUBLIC RIGHT OF WAY)(PUBLIC RIGHT OF WAY)GAS LINEMARKSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSANSANSANSANWATWATWATWATWATWATWATWATWATWATWATWATWATWATSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO WATWATWATWATWATWATWATWATWATWATWATWATWATSTOSSANWATSANWATSTOSTOSTOSTOSTOSTOSTOWAT16061629596136SFSF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SF SF SF SFSFSFSFSFSFSFSFSFSFSF SF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFROCK CONSTRUCTION ENTRANCE(TYP.)SILT FENCE (TYP.)FENCE OFF INFILTRATION AREA AFTER TREE REMOVALTREE REMOVAL WITHIN INFILTRATIONBASIN AREA SHALL BE WITH TRACKEDEQUIPMENT ONLYSILT FENCE TO DOUBLE AS TREEPROTECTION FENCE. SILT FENCETO INCLUDE SIGNAGE PERDETAIL LP1.0 ON SHEET 5SALVAGED TOPSOIL NEEDED FORFINAL STABILIZATION SHALL BESTOCKPILED OFF SITE. SEE SHEET 22.INSTALL BIO LOG AT BACK OF CURBPRIOR TO SIDEWALK CONSTRUCTIONINSTALL BIO LOG AT BACK OF CURBPRIOR TO SIDEWALK CONSTRUCTIONINSTALL BIO LOG AT BACK OF CURBPRIOR TO SIDEWALK CONSTRUCTIONN:\0040496.00\DWG\CIVIL\0040496EC01.DWG 3820PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/08/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8INITIAL EROSIONCONTROL PLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483201/08/24JOHN S. BLENKERAT HOME APARTMENTS, LLCCONSTRUCTION PLANSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com40'8' OR 4'0'40'80'120'1" = 40'02/13/2307/28/2308/10/2310/31/2301/08/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONSEROSION CONTROL NOTES1.ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN-PLACE PRIOR TO ANYEXCAVATION/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF OR GROUNDCOVER HAS BEEN ESTABLISHED. EXISTING SILT FENCE ON-SITE SHALL BE MAINTAINED AND ORREMOVED AND SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONTRACT. IT IS OFEXTREME IMPORTANCE TO BE AWARE OF CURRENT FIELD CONDITIONS WITH RESPECT TOEROSION CONTROL. TEMPORARY PONDING, DIKES, HAY BALES, ETC., REQUIRED BY THE CITYSHALL BE INCIDENTAL TO THE GRADING CONTRACT.2.ALL STREETS DISTURBED DURING WORKING HOURS MUST BE CLEANED AT THE END OF EACHWORKING DAY. A ROCK ENTRANCE TO THE SITE MUST BE PROVIDED ACCORDING TO DETAILSTO REDUCE TRACKING OF DIRT ONTO PUBLIC STREETS.3.REDUNDANT PERIMETER SEDIMENT CONTROLS ARE NECESSARY WHEN SOIL DISTURBANCE ISWITHIN 50 FEET OF SURFACE WATERS. REDUNDANT SEDIMENT CONTROLS COULD INCLUDE:3.1.TWO ROWS OF SILT FENCE (SEPARATED BY 8 FEET); OR3.2.SILT FENCE AND A TOPSOIL BERM (STABILIZE BERM WITH MULCH); OR3.3.SILT FENCE AND FIBER LOGS; OR3.4.TOPSOIL BERM AND FIBER LOGS (STABILIZE BERM WITH MULCH).4.REDUNDANT SEDIMENT CONTROLS MUST BE INSTALLED PRIOR TO DISTURBING WITHIN 50 FEETOF THE SURFACE WATER.5.TOPSOIL TO BE STOCKPILED AND RESERVED TO RESTORE THE SITE WITH 6" OF TOPSOIL. TOPSOIL TO CONTAIN NO LESS THAN 6% ORGANIC MATTER.PROPERTY LINEEXISTINGPROPOSEDINDEX CONTOURINTERVAL CONTOUREROSION CONTROL LEGEND982980982980SILT FENCESFSTOSTORM SEWERTPFTREE PROTECTION FENCETREE LINERETAINING WALL (MODULAR BLOCK)GRADING LIMITSGLROCK CONSTRUCTION ENTRANCEEROSION CONTROL BLANKETTURF REINFORCEMENT MATPOND NORMAL WATER LEVELSILT FENCE-POST GRADINGSFINLET PROTECTIONEROSION CONTROL CHECKS/BIOROLLSEMERGENCY OVERFLOWE.O.F.WETLAND LINEWETLAND FILLWETLAND BUFFERPOND AND CATCH BASIN ACCESS MAINTENANCE BENCHWETLAND BUFFER LIMITSWETLAND BUFFER MONUMENTDO NOT DISTURBDND BLOCK 2LOT 1HWLHWLHWLHWLHWLHWL39TH STREET NORTH(PUBLIC RIGHT OF WAY)2,069 CY TOPSOIL STOCKPILENEARBY AHA OWNED 32 ACRE PARCEL TO BE USED FOR STOCKPILESROCK CONSTRUCTION ENTRANCESFSFSFSFSF SFSF SFSFSFSFSFSFSFSFSFSF SFSF SFSFSFSFLAKE ELMOTOWNHOMES 839TH STREET NORTHS T I L LWA T ER B LVD /H IGHWAY 14PROTECT EXISTING FIRE HYDRANTDOUBLE SILT FENCEN:\0040496.00\DWG\CIVIL\0040496EC03.DWG 3821PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/08/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8OFF-SITE TOPSOILSTOCKPILE PLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483201/08/24JOHN S. BLENKERAT HOME APARTMENTS, LLCCONSTRUCTION PLANSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com50.00002'10' OR 5'0'50'100'150'1" = 50'02/13/2307/28/2308/10/2310/31/2301/08/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONSPROPERTY LINEEXISTINGPROPOSEDINDEX CONTOURINTERVAL CONTOUREROSION CONTROL LEGENDEROSION CONTROL NOTES982980982980SILT FENCESFSTOSTORM SEWERTPFTREE PROTECTION FENCETREE LINERETAINING WALL (MODULAR BLOCK)GRADING LIMITSGL1.ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN-PLACE PRIOR TO ANYEXCAVATION/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF OR GROUNDCOVER HAS BEEN ESTABLISHED. EXISTING SILT FENCE ON-SITE SHALL BE MAINTAINED AND ORREMOVED AND SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONTRACT. IT IS OFEXTREME IMPORTANCE TO BE AWARE OF CURRENT FIELD CONDITIONS WITH RESPECT TOEROSION CONTROL. TEMPORARY PONDING, DIKES, HAY BALES, ETC., REQUIRED BY THE CITYSHALL BE INCIDENTAL TO THE GRADING CONTRACT.2.ALL STREETS DISTURBED DURING WORKING HOURS MUST BE CLEANED AT THE END OF EACHWORKING DAY. A ROCK ENTRANCE TO THE SITE MUST BE PROVIDED ACCORDING TO DETAILSTO REDUCE TRACKING OF DIRT ONTO PUBLIC STREETS.3.REDUNDANT PERIMETER SEDIMENT CONTROLS ARE NECESSARY WHEN SOIL DISTURBANCE ISWITHIN 50 FEET OF SURFACE WATERS. REDUNDANT SEDIMENT CONTROLS COULD INCLUDE:3.1.TWO ROWS OF SILT FENCE (SEPARATED BY 8 FEET); OR3.2.SILT FENCE AND A TOPSOIL BERM (STABILIZE BERM WITH MULCH); OR3.3.SILT FENCE AND FIBER LOGS; OR3.4.TOPSOIL BERM AND FIBER LOGS (STABILIZE BERM WITH MULCH).4.REDUNDANT SEDIMENT CONTROLS MUST BE INSTALLED PRIOR TO DISTURBING WITHIN 50 FEETOF THE SURFACE WATER.5.TOPSOIL TO BE STOCKPILED AND RESERVED TO RESTORE THE SITE WITH 6" OF TOPSOIL. TOPSOIL TO CONTAIN NO LESS THAN 6% ORGANIC MATTER.6.TOPSOIL SHALL BE TESTED TO ENSURE IT MEETS MNDOT SPEC 3877ROCK CONSTRUCTION ENTRANCEEROSION CONTROL BLANKETTURF REINFORCEMENT MATPOND NORMAL WATER LEVELINLET PROTECTIONEROSION CONTROL CHECKS/BIOROLLSEMERGENCY OVERFLOWE.O.F.WETLAND LINEWETLAND FILLWETLAND BUFFERPOND ACCESS MAINTENANCE BENCHWETLAND BUFFER LIMITSWETLAND BUFFER MONUMENTDO NOT DISTURBDND 0121272887654321121110920191817WILDFLOWER DRIVE N. 13 14 15 16 936.10936.10938.25939.50942.00942.00939.50938.25939.25939.25942.00 942.00 PPPPPP WOODHELM COURT WEST24,856 sf25,156 sf105,464 sf11860672096279273 11111960136170 44450108013850 302275HWL HWLHWLHWL HWLH W L HWLHWLHWLH W L HWLHWLHWLHWL HWLHWLHWL936936 938940940936936937937937937938938938938939939939941941941941942942942942 935 940936 937 938 939 939939941942 935935 935936937938E.O.F.930.00939.68939.47938.11937.71934.85935.28934.81937.15936.62935.83938.30929.58929.29934.72935.71938.11929.29929.60938.29???935.44935.54936.62937.15939.68939.47937.71E.O.F.934.85935.28934.81E.O.F.938.50E.O.F.934.93E.O.F.935.482.20%2.45%E.O.F.940.13933.85E.O.F.934.89932.602.90%2.20%2.20%4.73%2.20%935936 937 934.652.20%2.20%2.20%2.40%2.40%5.79%8.19%E.O.F.937.90E.O.F.935.97933.43933.43938.72938.882.45%3.35% 930 935935935940 940 940 9409 2 9 931 9 3 2 933 934 936936937937 937937 9 3 7 938938938938938 93 8 938939939939 939939939939941941 941 941942935 934 93 6 935934936PUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISC MISC MISC MISC MISC MISC MISC MISC MISC MISCMISCMISCMISCMISCPUGPUG PUG PUG PUG PUGPUGPUGPUGPUGPUGPUGMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCGASGASGASGASGASGASGASGASGAS XXX XXXXXXSTOSTOSTOSTO PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG SSTSWILDFLOWER DRIVE (PUBLIC RIGHT OF WAY) SANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSANSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATSTO1819202425293031343738394142434445 4748505152535758596066747576777879808182838485868790919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135 136SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SFSFSFSFSFSFSFSFSF SF SF SF SF SFSFSFSFSFSFSFSFSF SF SF SF SF SF SFSFSFSF010+00.00 935.48931.21930.90SILT FENCE(TYP.)SILT FENCE TO DOUBLE AS TREEPROTECTION FENCE. SILT FENCETO INCLUDE SIGNAGE PERDETAIL LP1.0 ON SHEET 5BLANKET BOTTOMOF SWALES (TYP.)N:\0040496.00\DWG\CIVIL\0040496EC01.DWG 3822PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/08/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8FINAL EROSIONCONTROL PLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483201/08/24JOHN S. BLENKERAT HOME APARTMENTS, LLCCONSTRUCTION PLANSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com29.999976'6' OR 3'0'30'60'90'1" = 30'02/13/2307/28/2308/10/2310/31/2301/08/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONSPROPERTY LINEEXISTINGPROPOSEDINDEX CONTOURINTERVAL CONTOUREROSION CONTROL LEGENDEROSION CONTROL NOTES982980982980SILT FENCESFSTOSTORM SEWERTPFTREE PROTECTION FENCETREE LINERETAINING WALL (MODULAR BLOCK)GRADING LIMITSGL1.ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN-PLACE PRIOR TO ANYEXCAVATION/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF OR GROUNDCOVER HAS BEEN ESTABLISHED. EXISTING SILT FENCE ON-SITE SHALL BE MAINTAINED AND ORREMOVED AND SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONTRACT. IT IS OFEXTREME IMPORTANCE TO BE AWARE OF CURRENT FIELD CONDITIONS WITH RESPECT TOEROSION CONTROL. TEMPORARY PONDING, DIKES, HAY BALES, ETC., REQUIRED BY THE CITYSHALL BE INCIDENTAL TO THE GRADING CONTRACT.2.ALL STREETS DISTURBED DURING WORKING HOURS MUST BE CLEANED AT THE END OF EACHWORKING DAY. A ROCK ENTRANCE TO THE SITE MUST BE PROVIDED ACCORDING TO DETAILSTO REDUCE TRACKING OF DIRT ONTO PUBLIC STREETS.3.REDUNDANT PERIMETER SEDIMENT CONTROLS ARE NECESSARY WHEN SOIL DISTURBANCE ISWITHIN 50 FEET OF SURFACE WATERS. REDUNDANT SEDIMENT CONTROLS COULD INCLUDE:3.1.TWO ROWS OF SILT FENCE (SEPARATED BY 8 FEET); OR3.2.SILT FENCE AND A TOPSOIL BERM (STABILIZE BERM WITH MULCH); OR3.3.SILT FENCE AND FIBER LOGS; OR3.4.TOPSOIL BERM AND FIBER LOGS (STABILIZE BERM WITH MULCH).4.REDUNDANT SEDIMENT CONTROLS MUST BE INSTALLED PRIOR TO DISTURBING WITHIN 50 FEETOF THE SURFACE WATER.5.ALL PROJECT AREAS OUTSIDE PAVED AREAS SHALL BE TILLED TO A MIN. 6" DEPTH, TO REDUCECOMPACTION, PRIOR TO MIN. 4" TOPSOIL PLACEMENTROCK CONSTRUCTION ENTRANCEEROSION CONTROL BLANKETTURF REINFORCEMENT MATPOND NORMAL WATER LEVELSILT FENCE-POST GRADINGSFHEAVY DUTY SILT FENCEHDSFREDUNDANT SEDIMENT CONTROLRSCINLET PROTECTIONEROSION CONTROL CHECKS/BIOROLLSEMERGENCY OVERFLOWE.O.F.WETLAND LINEWETLAND FILLWETLAND BUFFERPOND AND CATCH BASIN MAINTENANCE ACCESSWETLAND BUFFER LIMITSWETLAND BUFFER MONUMENTDO NOT DISTURBDND 2143652728242122262523192014131516171820WOODHELM COURT EASTWILDFLOWER DRIVE N.39TH STREET N .936.10935.50935.00936.10933.00933.25936.10933.00935.25PPPPPPP87934.50P9101112934.25934.25PHWLHWLHWLHWL HWLHWLHWL HW L H W L HWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWL925930 935924926927928929931931931931931932932 932933933933933934934934934934936936 931931932932933932938935936937938935935935 933934E.O.F.930.00934.85935.28934.81937.15936.62935.83938.30933.39930.85930.68929.13929.58929.29934.72935.71929.29929.60929.13930.68930.85933.39938.29???935.44935.54936.62937.15E.O.F.934.85935.28934.81E.O.F.930.57E.O.F.930.68E.O.F.934.93E.O.F.935.48933.85E.O.F.930.96E.O.F.934.89932.602.20%935936 937934.652.20%931931930 931 932 930930 931931 932 932933 932.17932.008.53%14.54%17.11%17.86%5.79%8.19%E.O.F.935.97929.49929.49932.46932.93933.43933.43929.41929.782.99% 3.27%2.12%3.35% 2.9 1 %2.20%2.20%2.10%3.05%2.10% 2.21% 930 935929931932933934 936930935929931 93293393493 0 935931932933934 936 935934PUGPUGMISCMISCMISCMISCMISC MISC MISC MISC MISC MISC MISC MISC MISC MISCMISCMISCMISCMISCSTOPUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG PUG STSSFOFOSS SWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWILDFLOWER DRIVE 39TH STREET NORTH (PUBL IC R IGHT OF WAY ) (PUBLIC RIGHT OF WAY)GAS LINEMARKSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATSTOWATSAN16061629596136SFSF SFSFSFSF SF SF SF SF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SF SF SF SF SF SFSFSFSF935.48931.21930.90SILT FENCE (TYP.)BLANKET BOTTOMOF SWALES (TYP.)N:\0040496.00\DWG\CIVIL\0040496EC01.DWG 3823PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/08/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8FINAL EROSIONCONTROL PLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483201/08/24JOHN S. BLENKERAT HOME APARTMENTS, LLCCONSTRUCTION PLANSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com29.999994'6' OR 3'0'30'60'90'1" = 30'02/13/2307/28/2308/10/2310/31/2301/08/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONSPROPERTY LINEEXISTINGPROPOSEDINDEX CONTOURINTERVAL CONTOUREROSION CONTROL LEGENDEROSION CONTROL NOTES982980982980SILT FENCESFSTOSTORM SEWERTPFTREE PROTECTION FENCETREE LINERETAINING WALL (MODULAR BLOCK)GRADING LIMITSGL1.ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN-PLACE PRIOR TO ANYEXCAVATION/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF OR GROUNDCOVER HAS BEEN ESTABLISHED. EXISTING SILT FENCE ON-SITE SHALL BE MAINTAINED AND ORREMOVED AND SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONTRACT. IT IS OFEXTREME IMPORTANCE TO BE AWARE OF CURRENT FIELD CONDITIONS WITH RESPECT TOEROSION CONTROL. TEMPORARY PONDING, DIKES, HAY BALES, ETC., REQUIRED BY THE CITYSHALL BE INCIDENTAL TO THE GRADING CONTRACT.2.ALL STREETS DISTURBED DURING WORKING HOURS MUST BE CLEANED AT THE END OF EACHWORKING DAY. A ROCK ENTRANCE TO THE SITE MUST BE PROVIDED ACCORDING TO DETAILSTO REDUCE TRACKING OF DIRT ONTO PUBLIC STREETS.3.REDUNDANT PERIMETER SEDIMENT CONTROLS ARE NECESSARY WHEN SOIL DISTURBANCE ISWITHIN 50 FEET OF SURFACE WATERS. REDUNDANT SEDIMENT CONTROLS COULD INCLUDE:3.1.TWO ROWS OF SILT FENCE (SEPARATED BY 8 FEET); OR3.2.SILT FENCE AND A TOPSOIL BERM (STABILIZE BERM WITH MULCH); OR3.3.SILT FENCE AND FIBER LOGS; OR3.4.TOPSOIL BERM AND FIBER LOGS (STABILIZE BERM WITH MULCH).4.REDUNDANT SEDIMENT CONTROLS MUST BE INSTALLED PRIOR TO DISTURBING WITHIN 50 FEETOF THE SURFACE WATER.5.ALL PROJECT AREAS OUTSIDE PAVED AREAS SHALL BE TILLED TO A MIN. 6" DEPTH, TO REDUCECOMPACTION, PRIOR TO MIN. 4" TOPSOIL PLACEMENT.INLET SEDIMENT CONTROL (TYP)EROSION CONTROL BLANKET (TYP)ROCK CONSTRUCTION ENTRANCEEROSION CONTROL BLANKETTURF REINFORCEMENT MATPOND NORMAL WATER LEVELSILT FENCE-POST GRADINGSFHEAVY DUTY SILT FENCEHDSFREDUNDANT SEDIMENT CONTROLRSCINLET PROTECTIONEROSION CONTROL CHECKS/BIOROLLSEMERGENCY OVERFLOWE.O.F.WETLAND LINEWETLAND FILLWETLAND BUFFERPOND AND CATCH BASIN MAINTENANCE ACCESSWETLAND BUFFER LIMITSWETLAND BUFFER MONUMENTDO NOT DISTURBDND 12345 6 214365272824212226252319201413151617180PPPPPPP87P9101112PHWLHWLHWL HW L HWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWL WFWFSTOPR124" x 24"BETWEEN SIGNS NO PARKINGR8-312" x 12"N:\0040496.00\DWG\CIVIL\0040496SS01.DWG 3832PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/08/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8SIGNAGE & LIGHTINGPLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483201/08/24JOHN S. BLENKERAT HOME APARTMENTS, LLCCONSTRUCTION PLANSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com30.000007'6' OR 3'0'30'60'90'1" = 30'02/13/2307/28/2308/10/2310/31/2301/08/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONSPROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELEXISTINGPROPOSEDTIP-OUT CURB AND GUTTERSITE LEGENDSITE LIGHTING (TRADITIONAL COLONIALLED, TYPE B 4000 LUMENS (BLACK)) 012348765432112111092019181713 14 15 16 PPPPPHWL HWLHWLHWL HWLH W L WFSTOP R124" x 24"STREET NAME SIGNWILDFLOWER DRIVE N.STREET ASTREET BBETWEEN SIGNS NO PARKINGR8-312" x 12"SITE LIGHTING (TRADITIONAL COLONIALLED, TYPE B 4000 LUMENS (BLACK))N:\0040496.00\DWG\CIVIL\0040496SS01.DWG 3833PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/08/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8SIGNAGE & LIGHTINGPLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483201/08/24JOHN S. BLENKERAT HOME APARTMENTS, LLCCONSTRUCTION PLANSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com30.00002'6' OR 3'0'30'60'90'1" = 30'02/13/2307/28/2308/10/2310/31/2301/08/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONSPROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELEXISTINGPROPOSEDTIP-OUT CURB AND GUTTERSITE LEGEND PUGPUGPUGPUGPUGPUGPUGPUGPUGMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISC MISC MISC MISC MISC MISCMISCMISCGASGASGASGASGASGASGASPUG PUG PUG PUGPUGPUGPUGMISCMISCMISCMISCMISCMISCGASGASGASXXXXXXXX XWATWATWATWATWATWATSTO STOSTOSTOSTOSTOSTOSTOSTOSTOSANSANSANSANSANWATWATWATWATWATWATWATWATWATSANSANSANWATWAT WAT WATWATSANSANSANSANWATPUGPUGPUGPUGPUGPUGSSTS SFOFOSSSWATWATWATWATWATWATWATWATWATWATWATWATGAS LINEMARKSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSANWATWATWATWATWATWATWATWATWATWATWATSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOWATWATWATWATWATWATWATWATWATWATWATSTOSSANSTOSTOSTOSTOSTOWATSS18192024252930313437383941424344454748505152535758596066747576777879808182838485868790919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135136 50625063506450905091509250935095509650972143652728242122262523192014131516171887654321121110920191817BLOCK 1BLOCK 2LOT 1LOT 1OUTLOT AWOODHELM COURT EASTWILDFLOWER DRIVE N.SUNFLOWER LANE N.39TH STREET N .39TH STREET N.13 14 15 16 PPPPPPPPPPPP 87P9101112PWOODHELM COURT WEST2 - MFM2 - ASB3 - BHS3 - MFM2 - MFM1 - RVB5 - BHS3 - ASB4" ALUMINUM BLACKEDGER (TYP.)ROCKMULCH2 - MFM1 - ASB4 - RVB3 - RDL3 - PSS2 - BLF2 - WHP2 - BLF2 - BLF2 - WHP29 - TEA2 - BHS1 - RVB2 - TRENOTE: PROPOSED EVERGREEN TREESALONG THE NORTHERN BUFFERSHOULD BE LOCATED OUTSIDEEXISTING TREE CANOPYNOTE: LOCATION OFEXISTING BLVD. TREESALONG WILDFLOWER DRIVEARE BASED ON AERIALPHOTOGRAPHY ONLY.LOCATION OF TREES TO BEVERIFIED IN THE FIELD.TREESSHALL BE PRESERVED WHEREPOSSIBLE, OR REPLANTEDWHERE THEY'RE IMPACTEDBY CONSTRUCTION.NOTE: LOCATION OFEXISTING BLVD. TREESALONG WILDFLOWER DRIVEARE BASED ON AERIALPHOTOGRAPHY ONLY.LOCATION OF TREES TO BEVERIFIED IN THE FIELD.TREESSHALL BE PRESERVED WHEREPOSSIBLE, OR REPLANTEDWHERE THEY'RE IMPACTEDBY CONSTRUCTION.5 - BHS1 - CSO2 - AFM1 - RDL1 - FFM1 - RDL1 - FFM3 - PSO3 - BOL3 - TRE3 - BHS*3 - BHS*3 - WHP*1 - AFM1 - CSO1 - AFM2 - PPB2 - PPB1 - PPB2 - PPB1 - CSO2 - COF3 - COF6 - WHP*1 - BHS*3 - BHS2 - BHS2 - BHS*1 - TEA5 - TEA14 - RPO21 - RPO6 - AFM1 - PSG1 - PSGN:\0040496.00\DWG\CIVIL\0040496LP01.DWG 3834PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/18/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8PRELIMINARYLANDSCAPE PLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225377401/18/24NICHOLAS T. MEYERAT HOME APARTMENTS, LLCSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com50.000019'10' OR 5'0'50'100'150'1" = 50'02/13/2307/28/2308/10/2310/31/2301/18/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONSEXISTING DECIDUOUSTREE TO REMAINEXISTING CONIFEROUSTREE TO REMAINDECIDUOUS TREES - 89MFM9MATADOR FREEMAN MAPLE / ACER X FREEMANII 'BAILSTON'2.5" CAL.B&BAS SHOWNH 12` W 7`-8`RPO35REGAL PRINCE® OAK / QUERCUS X WAREI 'LONG'2.5" CAL.B&BAS SHOWNH 12`-14` W 4`-5`RVB6RIVER BIRCH / BETULA NIGRA12` HT., CLUMPB&BAS SHOWNH 12` W 7`-8`TRE5TRIUMPH™ ELM / ULMUS X 'MORTON GLOSSY'2.5" CAL.B&BAS SHOWNH 12`-14` W 8`-10`EVERGREEN TREES - 91BHS20BLACK HILLS SPRUCE / PICEA GLAUCA 'DENSATA'6` HT.B&BAS SHOWNH 6` W 3`-4`PSS3PRAIRIE STATESMAN SWISS STONE PINE / PINUS CEMBRA 'HERMAN'6` HT.B&BAS SHOWNH 6` W 2`-3`CODEQTYCOMMON /BOTANICAL NAMESIZEROOTSPACINGO.C.INSTALLSIZEPPB7PARKLAND PILLAR BIRCH / BETULA PLATYPHYLLA 'JEFPARK'2.5" CAL.B&BAS SHOWNH 12`-14` W 2`-3`ORNAMENTAL TREES - 7ASB6AUTUMN SPLENDOR BUCKEYE / AESCULUS X ARNOLDIANA 'AUTUMN SPLENDOR'2.5" CAL.B&BAS SHOWNH 10` W 7`-8`H 40`-45` W 25`-30`H 40`-50` W 15`-20`H 40`-50` W 30`-40`H 50`-60` W 35`-40`H 35`-45` W 20`-25`H 25`-30` W 10`-12`MATURESIZEH 35`-40` W 6`-7`H 25`-35` W 25`-30`TEA35TECHNY ARBORVITAE / THUJA OCCIDENTALIS 'TECHNY'6` HT.B&BAS SHOWNH 6` W 2`-3`H 12`-15` W 6`-8`WHP4WHITE PINE / PINUS STROBUS6` HT.B&BAS SHOWNH 6` W 3`-4`H 50`-80` W 25`-40`RDL5REDMOND LINDEN / TILIA AMERICANA 'REDMOND'2.5" CAL.B&BAS SHOWNH 12`-14' W 7`-8`H 40`-60` W 25`-35`BLF6BALSAM FIR / ABIES BALSAMEA6` HT.B&BAS SHOWNH 6` W 3`-4`H 30`-40` W 15`-20`AFM10ARMSTRONG FREEMAN MAPLE / ACER X FREEMANII 'ARMSTRONG'2.5" CAL.B&BAS SHOWNH 8`-10' W 5`-7'H 45` W 15`COF5CONCOLOR FIR / ABIES CONCOLOR6' HT.B&BAS SHOWNH 6' W 4`-5`H 30`-50` W 20`-25`PSSWHP*9WHITE PINE / PINUS STROBUS10' HT.B&BAS SHOWNH 10' W 5`-6`H 50`-80` W 25`-40`CSO3CRIMSON SPIRE OAK / QUERCUS X 'CRIMSCHMIDT'2.5" CAL.B&BAS SHOWNH 12` W 5`-6`H 40`-45` W 10`-15`FFM2FALL FIESTA MAPLE / ACER SACHHARUM 'BAILSTA'2.5" CAL.B&BAS SHOWNH 12` W 7`-8`H 50`-75` W 50`BOL3BOULEVARD LINDEN / TILIA AMERICANA 'BOULEVARD'2.5" CAL.B&BAS SHOWNH 12` W 7`-8`H 50`-60` W 25`-30`PSO3PRAIRIE STATURE OAK / QUERCUS X BIMUNDORUM 'MIDWEST'2.5" CAL.B&BAS SHOWNH 10` W 7`-8`H 30`-40` W 25`-30`BHS*9BLACK HILLS SPRUCE / PICEA GLAUCA 'DENSATA'10' HT.B&BAS SHOWNH 10' W 5`-6`H 35`-45` W 20`-25`PSG2PRINCETON SENTRY GINKGO / GINKGO BILOBA 'PRINCETON SENTRY'2.5" CAL.B&BAS SHOWNH 12`-14' W 4`-5`H 40`-50` W 15`-20`PRELIMINARY PLANT SCHEDULEABBREVIATIONS: B&B = BALLED AND BURLAPPED CAL. = CALIPER HT. = HEIGHT MIN. =MINIMUMO.C. = ON CENTER SP. = SPREAD QTY .= QUANTITY CONT. = CONTAINER * = DIFFERENCE IN SIZE WHEN ONE SPECIEIS IS USED TWICENOTE: QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY. 1.TREE LOCATIONS AND SPACING ARE SUBJECT TO CHANGE BASED ONCONSTRUCTED PARKING LOT, SIDEWALK, AND UTILITY LOCATIONS.2.FRONT YARD TREES SHALL BE PLANTED MIN 12' FROM BACK OF CURBOR SIDEWALK IN A LOCATION THAT DOES NOT INTERFERE WITHINDIVIDUAL SEWER, WATER CONNECTIONS, AND EASEMENTS.3.NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING ANDCONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA.4.DECIDUOUS TREES SHOULD BE LOCATED A MINIMUM OF 5' OFF ANYUTILITY PIPE AND CONIFEROUS TREES TREES SHOULD BE LOCATED AMINIMUM OF 15' OFF ANY UTILITY PIPE.5.NO TREE SHOULD BE LOCATED WITHIN 10' OF A HYDRANT OR 15'FROM A STREETLIGHT.6.NO DECIDUOUS TREE WITHIN 5' OF A SIDEWALK OR TRAIL AND NOCONIFEROUS TREES WITHIN 15' OF A PROPOSED SIDEWALK OR TRAIL.7.ALL PLANTING BEDS SHALL HAVE DRIP OR SPRAY-HEAD IRRIGATION.ALL TURF AREAS TO HAVE SPRAY OR ROTOR IRRIGATION.8.SEE SHEET 22 FOR OFF-SITE TOPSOIL STOCK PILE PLANGENERAL NOTESLANDSCAPING REQUIRED: 136 TREESOVERALL PROJECT REQUIREMENT 38 TREES * FIVE TREES PER ACRE X TOTAL SITE ACRE (7.57 AC)STREET TREE REQUIREMENT 39 TREES * ONE TREE PER 50 LINEAR FEET OF STREET (1,910 LF) BUFFER TREE REQUIREMENT (NORTHERN BUFFER ONLY) 23 TREES * ONE TREE PER 40 LINEAR FEET BETWEEN THE DEVELOPMENT AND LESS INTENSIVE USES (895 LF)TREE REPLACEMENT REQUIREMENT 36 TREES * PLEASE SEE SHEET 4 FOR THE TREE REPLACEMENT CALCULATIONSTOTAL LANDSCAPING PROVIDED: 187 TREES* OVERSTORY DECIDUOUS STREET TREES 41 TREES* OVERSTORY DECIDUOUS TREES 48 TREES* EVERGREEN TREES 91 TREES* ORNAMENTAL TREES 7 TREES LANDSCAPE REQUIREMENTSLANDSCAPE PROVISIONSEVERGREEN TREEORNAMENTALTREEDECIDUOUSOVERSTORYTREEPLANTING LEGENDEDGERGROUNDCOVER LEGEND* ALL STREET BOULEVARDS TO BE SODDED.* ALL DISTURBED AREAS TO BE SODDEDUNLESS NOTED OTHERWISE.DENOTES MESIC PRAIRIESOUTHEAST NATIVE MIX (35-641)TOTAL AREA (0.2 AC)DENOTES STORMWATER SOUTH &WEST NATIVE MIX (33-261)TOTAL AREA (0.4 AC)ROCK MULCH 2-12"GREY DRESSER TRAP ROCKDECIDUOUSOVERSTORYSTREET TREE 5092509550962 - TAY4" ALUMINUM BLACKEDGER (TYP.)GREY DRESSERTRAP ROCK (TYP.)AC LOCATION(ROCK UNDERRAISED AC)2.00'4.00'4.00'4'-WIDE SIDEWALKDRIVEWAYPATIOPATIOSODSODSODSODSODSOD4'-WIDE SIDEWALK3.00'2 - TAY3ASDPAHASDPAH31 - TAY1 - TAY3 - AWS3 - KFG3 - KFGBPLBOH11BPLBOH3 - AWSBPLBOH11BPLBOH2 - TAY2 - TAY4" ALUMINUM BLACKEDGER (TYP.)GREY DRESSERTRAP ROCK (TYP.)2 - TAY2 - TAYAC LOCATION(ROCK UNDERRAISED AC)2.00'4.00'4.00'4.00'3 - LDN3 - LDNDRIVEWAY4'-WIDE SIDEWALKPATIOPATIOPATIOPATIOPATIOPATIODRIVEWAYDRIVEWAYSODSODSODSODSODSODSODSOD4'-WIDE SIDEWALK4'-WIDESIDEWALK4'-WIDESIDEWALK3.00'BPL1BOH5ASDPAH1BPLBOH3ASDPAH1 - TAY3 - AWS1 - TAY3 - AWS3 - KFGBPL4BOHBPL4BOH3 - KFGBPL1BOH1BPLBOHSODSODN:\0040496.00\DWG\CIVIL\0040496LP01.DWG 3835PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/18/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8PRELIMINARYLANDSCAPE DETAILS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225377401/18/24NICHOLAS T. MEYERAT HOME APARTMENTS, LLCSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com10'2' OR 1'0'10'20'30'1" = 10'02/13/2307/28/2308/10/2310/31/2301/18/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONS2-UNIT TOWNHOME PLANTING PLAN (BLOCK 2: UNITS 1-8, 23 & 24)6-UNIT TOWNHOME PLANTING PLAN (BLOCK 2: UNITS 9-12)DECIDUOUS SHRUBS - 10AWS6ANTHONY WATERER SPIREA / SPIREA X BUMALDA 'ANTHONY WATERER'#5 CONT.3`-0" O.C.EVERGREEN SHRUBS - 6TAY6TAUNTON YEW / TAXUS X MEDIA 'TAUNTONII'#5 CONT.5`-0" O.C.GRASSES / PERENNIALS - 12KFG6KARL FOERSTER FEATHER REED GRASS / CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'#1 CONT.30" O.C.CODEQTYCOMMON / BOTANICAL NAMESIZESPACINGO.C.ASD6APRICOT SPARKLES DAYLILY / HEMEROCALLIS 'APRICOT DAYLILY'#1 CONT.30" O.C.PAH6PATRIOT HOSTA / HOSTA X 'PATRIOT'#1 CONT.30" O.C.SHADE ALT:BPL4BLOOMERANG DWARF PURPLE LILAC / SYRINGA 'SMNJRPU'#5 CONT.4'-0" O.C.BOH4BOBO HYDRANGEA / HYDRANGEA PANICULATA 'ILVOBO'#5 CONT.4'-0" O.C.SHADE ALT:DECIDUOUS SHRUBS - 24EVERGREEN SHRUBS - 10GRASSES / PERENNIALS - 14KFG6KARL FOERSTER FEATHER REED GRASS / CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'#1 CONT.30" O.C.CODEQTYCOMMON / BOTANICAL NAMESIZESPACINGO.C.LDN6LITTLE DEVIL™ DWARF NINEBARK / PHYSOCARPUS OPULIFOLIUS 'LITTLE DEVIL'#5 CONT.3`-0" O.C.TAY10TAUNTON YEW / TAXUS X MEDIA 'TAUNTONII'#5 CONT.5`-0" O.C.AWS6ANTHONY WATERER SPIREA / SPIREA X BUMALDA 'ANTHONY WATERER'#5 CONT.3`-0" O.C.ASD8APRICOT SPARKLES DAYLILY / HEMEROCALLIS 'APRICOT DAYLILY'#1 CONT.30" O.C.PAH8PATRIOT HOSTA / HOSTA X 'PATRIOT'#1 CONT.30" O.C.SHADE ALT:BPL12BLOOMERANG DWARF PURPLE LILAC / SYRINGA 'SMNJRPU'#5 CONT.4'-0" O.C.BOH12BOBO HYDRANGEA / HYDRANGEA PANICULATA 'ILVOBO'#5 CONT.4'-0" O.C.SHADE ALT:2-UNIT TOWNHOME PLANTING PLAN6-UNIT TOWNHOME PLANTING SCHEDULEGROUNDCOVER LEGEND* ALL STREET BOULEVARDS TO BE SODDED.* ALL DISTURBED AREAS TO BE SODDEDUNLESS NOTED OTHERWISE.* ALL PLANTING BEDS:- 4" ALUMINUM BLACK EDGER- 2-12" ROCK- 4oz. WOVEN FABRIC WEED BARRIERROCK MULCH 2-12" GRAY DRESSER TRAP ROCK*NORTH VARIESNOTES:QUANTITYSUNSHADE* QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES INTHE EVENT OF A DISCREPANCY.* CONTRACTOR TO SUBSTITUTE USING SHADEALTERNATIVE SPECIES AS DETERMINED BY SOLARORIENTATION OF BUILDING (I.E. NORTH SIDE PLANTSRECEIVE SHADE ALTERNATIVE PLANTS)* THIS IS TYPICAL PLANTING DETAIL. VARIATIONS DUE TOSIDEWALKS, UTILITIES, OR OTHER CONDITIONS WILLREQUIRE SOME FIELD CHANGES TO BE MADE.* SEE OVERALL LANDSCAPE PLAN FOR TREE SPECIES ANDLOCATIONS. 2 - TAY4" ALUMINUM BLACKEDGER (TYP.)GRAY DRESSERTRAP ROCK (TYP.)AC LOCATION(ROCK UNDERRAISED AC)2.00'4.00'4.00'4.00'DRIVEWAYFRONT PORCH4'-WIDESIDEWALKPATIOPATIOPATIOPATIOSODSODSODSODSODSODSOD4'-WIDESIDEWALK4' WIDESIDEWALK4' WIDESIDEWALKFRONT PORCHFRONT PORCHFRONT PORCH2 - TAY2 - TAY2 - TAY5ASDPAH8ASDPAH5ASDPAH1 - TAY1 - TAY1 - TAY1BPLBOH2 - KFG2 - KFG1BPLBOH2BPLBOH7 - KFG7 - KFG1BPLBOH1BPLBOH2BPLBOH1BPLBOH1BPLBOHDRIVEWAYSOD2 - TAY4" ALUMINUM BLACKEDGER (TYP.)GREY DRESSERTRAP ROCK (TYP.)AC LOCATION(ROCK UNDERRAISED AC)2.00'4.00'4.00'4.00'PATIODRIVEWAY4'-WIDESIDEWALKPATIOPATIOPATIODRIVEWAYSODSODSODSODSODSODSODSOD4'-WIDESIDEWALK2 - TAY3 - LDN3ASDPAHPAHASD32 - TAY1 - TAY1 - TAY4 - AWS4 - AWS3 - KFG3 - KFG4BPLBOHBOHBPL11BPLBOH1BPLBOH1BPLBOHN:\0040496.00\DWG\CIVIL\0040496LP01.DWG 3836PROJECT NUMBER: 0040496.00LAKE ELMO, MN01/18/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8PRELIMINARYLANDSCAPE DETAILS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225377401/18/24NICHOLAS T. MEYERAT HOME APARTMENTS, LLCSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED LANDSCAPE ARCHITECT UNDER THE LAWSOF THE STATE OF MINNESOTACommon Ground AllianceCall 48 Hours before digging:811 or call811.com##### OR ##0'10'20'30'1" = 10'02/13/2307/28/2308/10/2310/31/2301/18/24CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTSSTREET WIDTH REVISIONSALTERNATIVE 4-UNIT TOWNHOME PLANTING PLAN (BLOCK 1: UNITS 17-20)4-UNIT TOWNHOME PLANTING PLAN (BLOCK 1: UNITS 1-16, BLOCK 2: UNITS 9-12, 19-22, 25-28)DECIDUOUS SHRUBS - 19EVERGREEN SHRUBS - 8TAY8TAUNTON YEW / TAXUS X MEDIA 'TAUNTONII'#5 CONT.5`-0" O.C.GRASSES / PERENNIALS - 12KFG6KARL FOERSTER FEATHER REED GRASS / CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'#1 CONT.30" O.C.CODEQTYCOMMON / BOTANICAL NAMESIZESPACINGO.C.LDN3LITTLE DEVIL™ DWARF NINEBARK / PHYSOCARPUS OPULIFOLIUS 'LITTLE DEVIL'#5 CONT.3`-0" O.C.AWS8ANTHONY WATERER SPIREA / SPIREA X BUMALDA 'ANTHONY WATERER'#5 CONT.3`-0" O.C.ASD6APRICOT SPARKLES DAYLILY / HEMEROCALLIS 'APRICOT DAYLILY'#1 CONT.30" O.C.PAH6PATRIOT HOSTA / HOSTA X 'PATRIOT'#1 CONT.30" O.C.SHADE ALT:BPL8BLOOMERANG DWARF PURPLE LILAC / SYRINGA 'SMNJRPU'#5 CONT.4'-0" O.C.BOH8BOBO HYDRANGEA / HYDRANGEA PANICULATA 'ILVOBO'#5 CONT.4'-0" O.C.SHADE ALT:4-UNIT TOWNHOME PLANT SCHEDULEALTERNATIVE 4-UNIT TOWNHOME PLANT SCHEDULEDECIDUOUS SHRUBS - 10EVERGREEN SHRUBS - 11TAY11TAUNTON YEW / TAXUS X MEDIA 'TAUNTONII'#5 CONT.4`-0" O.C.GRASSES / PERENNIALS - 36KFG18KARL FOERSTER FEATHER REED GRASS / CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'#1 CONT.30" O.C.CODEQTYCOMMON / BOTANICAL NAMESIZESPACINGO.C.ASD18APRICOT SPARKLES DAYLILY / HEMEROCALLIS 'APRICOT DAYLILY'#1 CONT.30" O.C.PAH18PATRIOT HOSTA / HOSTA X 'PATRIOT'#1 CONT.30" O.C.SHADE ALT:BPL10BLOOMERANG DWARF PURPLE LILAC / SYRINGA 'SMNJRPU'#5 CONT.4'-0" O.C.BOH10BOBO HYDRANGEA / HYDRANGEA PANICULATA 'ILVOBO'#5 CONT.4'-0" O.C.SHADE ALT:GROUNDCOVER LEGEND*NORTH VARIES* ALL STREET BOULEVARDS TO BE SODDED.* ALL DISTURBED AREAS TO BE SODDEDUNLESS NOTED OTHERWISE.* ALL PLANTING BEDS:- 4" ALUMINUM BLACK EDGER- 2-12" ROCK- 4oz. WOVEN FABRIC WEED BARRIERROCK MULCH 2-12" GRAY DRESSER TRAP ROCKNOTES:QUANTITYSUNSHADE* QUANTITIES ON PLAN SUPERSEDELIST QUANTITIES IN THE EVENT OF ADISCREPANCY.* CONTRACTOR TO SUBSTITUTE USINGSHADE ALTERNATIVE SPECIES ASDETERMINED BY SOLARORIENTATION OF BUILDING (I.E.NORTH SIDE PLANTS RECEIVE SHADEALTERNATIVE PLANTS)* THIS IS TYPICAL PLANTING DETAIL.VARIATIONS DUE TO SIDEWALKS,UTILITIES, OR OTHER CONDITIONSWILL REQUIRE SOME FIELDCHANGES TO BE MADE.* SEE OVERALL LANDSCAPE PLAN FORTREE SPECIES AND LOCATIONS. 012345 6 2143652728242122262523192014131516171801PPPPPPP87P9101112PSTSFOFOSSWILDFLOWER DRIVE 39TH STREET NORTH (PUBL IC R IGHT OF WAY ) (PUBLIC RIGHT OF WAY)GAS LINEMARKCOMMON ELEMENTUPPER 39th St Ct N10N:\0040496.00\DWG\CONCEPTS & EXHIBITS\0040496SK04.DWG 21PROJECT NUMBER: 0040496.00LAKE ELMO, MN1/17/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8STREET PARKING EXHIBIT- EAST1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 81/17/24AT HOME APARTMENTS, LLCCONSTRUCTION PLANSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495Common Ground AllianceCall 48 Hours before digging:811 or call811.com30'6' OR 3'0'30'60'90'1" = 30'PROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELEXISTINGPROPOSEDSITE LEGENDLock to Lock TimeWidthTrack:::feetP6.06.007.0011.003.0019.00Steering Angle31.6: 01213272826012348765432112111092019181713 14 15 16 PPPPPPPGASGASGASGASGASGASGASGASGAS XXX XXXXXX SSTSWILDFLOWER DRIVE (PUBLIC RIGHT OF WAY)UPPER 39th St Ct N610UPPER 39th St Ct NN:\0040496.00\DWG\CONCEPTS & EXHIBITS\0040496SK04.DWG 22PROJECT NUMBER: 0040496.00LAKE ELMO, MN1/17/24CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8STREET PARKING EXHIBIT- WEST1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 81/17/24AT HOME APARTMENTS, LLCCONSTRUCTION PLANSSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:OFHORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(320) 253-94951900 Medical Arts Ave S, Suite 100Fax(320) 358-2001Sartell, MN 56377Toll Free(800) 270-9495Common Ground AllianceCall 48 Hours before digging:811 or call811.com30'6' OR 3'0'30'60'90'1" = 30'PROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELEXISTINGPROPOSEDSITE LEGENDLock to Lock TimeWidthTrack:::feetP6.06.007.0011.003.0019.00Steering Angle31.6: Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota A A 01 Aerial Entire Townhome Development scale:None Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 01A A 01 4.6 Acre Aerial Looking NW scale:None A 01 4.6 Acre Aerial Looking East scale: None Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 02A A 02 Upper Floor Plan scale: 1/8”=1' A 01 Main Floor Plan scale: 1/8”=1' A 05 Rear Elevation scale: 1/8”=1' A 03 Front Elevation scale: 1/8”=1' A 04 Side Elevation scale: 1/8”=1' 50’-0”29’-0”5’-0” 20’-0”20’-0”25’-0”57’-0”58’-0”12’-0”12’-0”30’-0”4’-0”15’-0”13’-0” 50’-0”19’-0”2’-0”1’-0”30'-4"Cultured Stone (limestone) Lp Smart Vertical Siding Board and Batten Snowcap White in color spaced at 1 foot on Center Window, Door, Freeze Board, and Accent Trim 6” Snowcap White LP Smart Lap Siding. 10” Reveal Snowcap White LP Smart Lap Siding. 4” Reveal Snowcap White Black or Dark Grey Asphalt Shingles 1’-0” 2’-0”1’-0”2'-0" 1'-0" 8:12 Roof Pitch 6:12 Roof Pitch 4:12 Roof Pitch Lp Smart Vertical Siding Board and Batten Snowcap White in color spaced at 1 foot on Center Garage Door Design TBD Garage SQFT 460 Garage SQFT 480 Window, Door, Freeze Board, and Accent Trim 6” Snowcap White Cultured Stone Veneer 6068/6010 20206050/6010 3068 16 x 7 Over Head Door 6068/60106050/6010 202020203068 16 x 7 Over Head Door202020202020 5048 20206036 50163648202020202020504850485048 50485048 50485048 364820202020603650163068306830683068 Utility RoomUtility Room Central A/C Gas/Elec. MetersGas/Elec. Meters Central A/C A 06 Notes CENTRAL A/C EQUIPMENT ARE ON THE BACK OF EACH UNIT USING OUR LOT LINE LANDSCAPE PLANTINGS AS A NATURAL SCREEN WE HAVE DONE OUR BEST TO ANTICIPATE WHERE XCEL ENERGY WILL PLACE THE GAS AND ELECTRIC METERS. PLEASE REFER TO FLOOR PLANS AND ELEVATION DRAWINGS OUR INTENTION IS FOR HVAC VENTING TO EXIT OUT ROOF WHENEVER POSSIBLE WE ARE NOT PLANNING ON USING UTILITY VAULTS PLEASE REFER TO THE ENGINEERING UTILITY PLANS FOR INFORMATION REGARDING CONDUITS AND ESTIMATED LOCATIONS ALL OTHER HVAC EQUIPMENT WILL BE INSTALLED INSIDE EACH UNIT WITH ACCESS FROM GARAGE. REFER TO FLOOR PLANS WE WILL NOT HAVE CENTRAL TRASH AREAS EACH UNIT HAS INDIVIDUAL TRASH BINS MEANT TO BE STORED IN EACH OF THE GARAGES. EXTERIOR LIGHTING WILL BE SHIELDED FROM PRODUCING OUTWARD LIGHT Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 03A A 01 Main Floor Plan scale: 1/8”=1' A 02 Upper Floor Plan scale: 1/8”=1' A 05 Rear elevation scale: 1/8”=1' A 03 Front Elevation scale: 1/“8=1' 50’-0”29’-0”5’-0” 20’-0”20’-0”25’-0”57’-0”58’-0”12’-0”12’-0”30’-0”4’-0”15’-0”13’-0” 50’-0”19’-0”2’-0”1’-0”1’-0” 2’-0”1’-0”31'-8"1’-0”2’-0” 2’-0” 1'-0" 8:12 Roof Pitch 10:12 Roof Pitch 5:12 Roof Pitch Black or Dark Grey Asphalt Shingles LP Smart Vertical Board and Batten Quarry Grey spaced at 1’ on Center Window, Door, Freeze Board And Accent Trim 6” Snowcap White 18” x 12” White PVC Decorative Brackets 6” x 6” White PVC Decorative Corbals Lp Smart Lap Siding 4” Reveal Snowcap White Lp Smart Lap Siding 4” Reveal Snowcap White Window, Door, Freeze Board And Accent Trim 6” Snowcap White LP Smart Vertical Board and Batten Quarry Grey spaced at 1’ on Center LP Smart Lap Siding 6” Reveal Snowcap White 8:12 Roof Pitch A 04 Side Elevation scale: 1/8”=1' Garage SQFT 460 Garage SQFT 480 6068/6010 20206050/6010 3068 16 x 7 Over Head Door 6068/60106050/6010 202020203068 16 x 7 Over Head Door202020202020 6036 501636482020202050485048 5048 5048 364820202020603650163068306830683068 6” x 6” Post Utility RoomUtility Room Central A/C Gas/Elec. MetersGas/Elec. Meters Central A/C A 06 Notes CENTRAL A/C EQUIPMENT ARE ON THE BACK OF EACH UNIT USING OUR LOT LINE LANDSCAPE PLANTINGS AS A NATURAL SCREEN WE HAVE DONE OUR BEST TO ANTICIPATE WHERE XCEL ENERGY WILL PLACE THE GAS AND ELECTRIC METERS. PLEASE REFER TO FLOOR PLANS AND ELEVATION DRAWINGS OUR INTENTION IS FOR HVAC VENTING TO EXIT OUT ROOF WHENEVER POSSIBLE WE ARE NOT PLANNING ON USING UTILITY VAULTS PLEASE REFER TO THE ENGINEERING UTILITY PLANS FOR INFORMATION REGARDING CONDUITS AND ESTIMATED LOCATIONS ALL OTHER HVAC EQUIPMENT WILL BE INSTALLED INSIDE EACH UNIT WITH ACCESS FROM GARAGE. REFER TO FLOOR PLANS WE WILL NOT HAVE CENTRAL TRASH AREAS EACH UNIT HAS INDIVIDUAL TRASH BINS MEANT TO BE STORED IN EACH OF THE GARAGES. EXTERIOR LIGHTING WILL BE SHIELDED FROM PRODUCING OUTWARD LIGHT Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 04A A 02 Upper Level Plan scale: 1/8”=1' A 01 Main Floor Plan scale: 1/8”=1' A 05 Rear Elevation scale: 1/8”=1' A 03 Front Elevation scale: 1/8”=1' 30’-4”Lp Smart Vertical Siding Board and Batten Snowcap White in color spaced at 1 foot on Center Window, Door, Freeze Board, and Accent Trim 6” Snowcap White Black or Dark Grey Asphalt Shingles 1/4" 1’-0” 8:12 Roof Pitch6:12 Roof Pitch 4:12 Roof Pitch Lp Smart Vertical Siding Board and Batten Snowcap White in color spaced at 1 foot on Center Lp Smart Vertical Siding Board and Batten Summit Blue in color spaced at 1 foot on Center Window, Door, Freeze Board, and Accent Trim 6” Snowcap White Lp Smart Vertical Siding Board and Batten Summit Blue in color spaced at 1 foot on Center LP Smart Lap Siding. 10” Reveal Snowcap White 50’-0”29’-0”5’-0” 20’-0”20’-0”25’-0”57’-0”58’-0”12’-0”12’-0”30’-0”4’-0”15’-0”13’-0” 50’-0”19’-0”2’-0”1’-0”1’-0” 2’-0”1’-0”A 04 Side Elevation scale: 1/8”=1' Garage SQFT 460 Garage SQFT 480 6068/6010 20206050/6010 3068 16 x 7 Over Head Door 6068/60106050/6010 202020203068 16 x 7 Over Head Door202020202020 6036 501636482020202050485048 5048 5048 364820202020603650163068306830683068 6” x 6” Post Utility RoomUtility Room Central A/C Gas/Elec. MetersGas/Elec. Meters Central A/C A 06 Notes CENTRAL A/C EQUIPMENT ARE ON THE BACK OF EACH UNIT USING OUR LOT LINE LANDSCAPE PLANTINGS AS A NATURAL SCREEN WE HAVE DONE OUR BEST TO ANTICIPATE WHERE XCEL ENERGY WILL PLACE THE GAS AND ELECTRIC METERS. PLEASE REFER TO FLOOR PLANS AND ELEVATION DRAWINGS OUR INTENTION IS FOR HVAC VENTING TO EXIT OUT ROOF WHENEVER POSSIBLE WE ARE NOT PLANNING ON USING UTILITY VAULTS PLEASE REFER TO THE ENGINEERING UTILITY PLANS FOR INFORMATION REGARDING CONDUITS AND ESTIMATED LOCATIONS ALL OTHER HVAC EQUIPMENT WILL BE INSTALLED INSIDE EACH UNIT WITH ACCESS FROM GARAGE. REFER TO FLOOR PLANS WE WILL NOT HAVE CENTRAL TRASH AREAS EACH UNIT HAS INDIVIDUAL TRASH BINS MEANT TO BE STORED IN EACH OF THE GARAGES. EXTERIOR LIGHTING WILL BE SHIELDED FROM PRODUCING OUTWARD LIGHT Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 05A A 02 Upper Floor Plan scale: 1/8”=1' A 01 Main Floor Plan scale: 1/8”=1' A 04 Side Elevation scale: 1/8”=1' A 03 Front Elevation scale: 1/8”=1' 8:12 Roof Pitch 10:12 Roof Pitch 5:12 Roof Pitch Black or Dark Grey Asphalt Shingles LP Smart Vertical Board and Batten Quarry Grey spaced at 1’ on Center Window, Door, Freeze Board And Accent Trim 6” Snowcap White 18” x 12” White PVC Decorative Brackets 6” x 6” White PVC Decorative Corbals Lp Smart Lap Siding 4” Reveal Snowcap White Lp Smart Lap Siding 4” Reveal Snowcap White Window, Door, Freeze Board And Accent Trim 6” Snowcap White LP Smart Vertical Board and Batten Quarry Grey spaced at 1’ on Center LP Smart Lap Siding 6” Reveal Snowcap White 8:12 Roof Pitch A 05 Rear Elevation scale: 1/8”=1' 50’-0”29’-0”5’-0” 20’-0”20’-0”25’-0”57’-0”58’-0”12’-0”12’-0”30’-0”4’-0”15’-0”13’-0” 50’-0”19’-0”2’-0”1’-0”1’-0” 2’-0”1’-0”1’-0”2’-0” 2'-0" 2’-0” 1'-0" Garage SQFT 460 Garage SQFT 480 6068/6010 20206050/6010 3068 16 x 7 Over Head Door 6068/60106050/6010 202020203068 16 x 7 Over Head Door202020202020 6036 501636482020202050485048 5048 5048 364820202020603650163068306830683068 31'-8"6” x 6” Post Utility RoomUtility Room Central A/C Gas/Elec. MetersGas/Elec. Meters Central A/C A 06 Notes CENTRAL A/C EQUIPMENT ARE ON THE BACK OF EACH UNIT USING OUR LOT LINE LANDSCAPE PLANTINGS AS A NATURAL SCREEN WE HAVE DONE OUR BEST TO ANTICIPATE WHERE XCEL ENERGY WILL PLACE THE GAS AND ELECTRIC METERS. PLEASE REFER TO FLOOR PLANS AND ELEVATION DRAWINGS OUR INTENTION IS FOR HVAC VENTING TO EXIT OUT ROOF WHENEVER POSSIBLE WE ARE NOT PLANNING ON USING UTILITY VAULTS PLEASE REFER TO THE ENGINEERING UTILITY PLANS FOR INFORMATION REGARDING CONDUITS AND ESTIMATED LOCATIONS ALL OTHER HVAC EQUIPMENT WILL BE INSTALLED INSIDE EACH UNIT WITH ACCESS FROM GARAGE. REFER TO FLOOR PLANS WE WILL NOT HAVE CENTRAL TRASH AREAS EACH UNIT HAS INDIVIDUAL TRASH BINS MEANT TO BE STORED IN EACH OF THE GARAGES. EXTERIOR LIGHTING WILL BE SHIELDED FROM PRODUCING OUTWARD LIGHT Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 06A A 01 Main Floor Plan scale: 1/8”=1' A 02 Upper Floor Plan scale: 1/8”=1' A 03 Front Elevation scale: 1/8”=1' A 04 Rear Perspective scale: 1/8”=1' 47'-0"6'-0"22'-0"70'-0"92’-0” 104'-0" 14'-0"24'-0"28'-0"24'-0"14'-0" 104’-0”29’-9”Black or Dark Grey Asphalt Shingles6:12 Roof Pitch 6:12 Roof Pitch 4:12 Roof Pitch Cultured Stone Veneer 6” Door, Window, Freeze Board, and Accent Trim Snowcap White LP Smart Siding 10” Reveal Color to be Snowcap White LP Smart Siding 4” Reveal Color to Be Snowcap White LP Smart Vertical Board and Batten 1’ on Center Siding color to be Tundra Grey, Garden Sage, Or Summit Blue. Shown in Tundra Grey 6” Door, Window, Freeze Board and Accent Trims in Snowcap WhiteLP Smart Lap Siding. 10” Reveal Snowcap White 6:12 Roof Pitch 6:12 Roof Pitch 16” x 12” White PVC Decorative Bracket LP Smart Vertical Board and Batten 1’ on Center Siding color to be Tundra Grey, Garden Sage, Or Summit Blue. Shown in Tundra Grey LP Smart Siding 4” Reveal Color to Be Snowcap White A 04 Side Elevation scale: 1/8”=1' 2’-0” 1’-0” 1’-0” 2’-0” 1’-0” 1’-0” 20'-0"20'-0" SQFT 460 SQFT 440 GarageGarage SQFT 460 SQFT 440 GarageGarage Open Below Open Below Open Below Open Below Open Below Open Below Open Below Open Below 36403640 3640 3640 364039'-0"2046 36482046 2046 20462046 20462046 20462046 20462046 20462046 6068 50505040 6068 6068 6068 5040 50503068 3068 3068 3068 3068 3068 3068 3068 3068 3068 3068 3068 16 x 7 Over Head Door 16 x 7 Over Head Door 16 x 7 Over Head Door 16 x 7 Over Head Door 6” x 6” Post Cultured Stone Veneer Utility RoomUtility Room Utility RoomUtility Room Central A/C Gas/Elec. Meters Gas/Elec. Meters Central A/C Gas/Elec. Meters Central A/CCentral A/C A 06 Notes CENTRAL A/C EQUIPMENT ARE ON THE BACK OF EACH UNIT USING OUR LOT LINE LANDSCAPE PLANTINGS AS A NATURAL SCREEN WE HAVE DONE OUR BEST TO ANTICIPATE WHERE XCEL ENERGY WILL PLACE THE GAS AND ELECTRIC METERS. PLEASE REFER TO FLOOR PLANS AND ELEVATION DRAWINGS OUR INTENTION IS FOR HVAC VENTING TO EXIT OUT ROOF WHENEVER POSSIBLE WE ARE NOT PLANNING ON USING UTILITY VAULTS PLEASE REFER TO THE ENGINEERING UTILITY PLANS FOR INFORMATION REGARDING CONDUITS AND ESTIMATED LOCATIONS ALL OTHER HVAC EQUIPMENT WILL BE INSTALLED INSIDE EACH UNIT WITH ACCESS FROM GARAGE. REFER TO FLOOR PLANS WE WILL NOT HAVE CENTRAL TRASH AREAS EACH UNIT HAS INDIVIDUAL TRASH BINS MEANT TO BE STORED IN EACH OF THE GARAGES. EXTERIOR LIGHTING WILL BE SHIELDED FROM PRODUCING OUTWARD LIGHT Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 07A A 02 Right Elevation scale: 1/8”=1' A 01 Front Elevation scale: 1/8”=1' A 04 Rear Perspective scale: 1/8”=1' A 03 Left Elevation scale: 1/8”=1' Cultured Stone Veneer Black or Dark Grey Asphalt shingles6:12 Roof Pitch 30'-4"8:12 Roof Pitch 6:12 Roof Pitch 4:12 Roof Pitch Cultured Stone Veneer LP Smart Vertical Board and Batten 1’ On Center. Color is Tundra Grey LP Smart Vertical Board and Batten 1’ On Center. Color is Summit Blue LP Smart Lap Siding 6” Reveal Color to be Quarry Gray 6” Window, door, Freeze Board, and Accent Trims Color to be Snowcap White 16” x 12” White PVC Decorative Bracket LP Smart Lap Siding 4” Reveal Color to be Snowcap White LP Smart Lap Siding 6” Reveal Color to be Snowcap White LP Smart Vertical Board and Batten 1’ On Center. Color is Snowcap White LP Smart Lap Siding 6” Reveal Color to be Quarry Gray LP Smart Lap Siding 10” Reveal Color to be Quarry Gray LP Smart Vertical Board and Batten 1’ On Center. Color is Tundra Grey 8:12 Roof Pitch LP Smart Lap Siding 6” Reveal Color to be Snowcap White LP Smart Lap Siding 10” Reveal Color to be Snowcap White LP Smart Vertical Board and Batten 1’ On Center. Color is Snowcap White 8:12 Roof Pitch 6” Window, door, Freeze Board, and Accent Trims Color to be Snowcap White 6” Window, door, Freeze Board, and Accent Trims Color to be Snowcap White 1'-0"1'-0" 1'-0" 1'-0"1'-0" 2'-0"2'-0" 1'-0"Cultured Stone Veneer Cultured Stone Veneer A 05 Notes CENTRAL A/C EQUIPMENT ARE ON THE BACK OF EACH UNIT USING OUR LOT LINE LANDSCAPE PLANTINGS AS A NATURAL SCREEN WE HAVE DONE OUR BEST TO ANTICIPATE WHERE XCEL ENERGY WILL PLACE THE GAS AND ELECTRIC METERS. PLEASE REFER TO FLOOR PLANS AND ELEVATION DRAWINGS OUR INTENTION IS FOR HVAC VENTING TO EXIT OUT ROOF WHENEVER POSSIBLE WE ARE NOT PLANNING ON USING UTILITY VAULTS PLEASE REFER TO THE ENGINEERING UTILITY PLANS FOR INFORMATION REGARDING CONDUITS AND ESTIMATED LOCATIONS ALL OTHER HVAC EQUIPMENT WILL BE INSTALLED INSIDE EACH UNIT WITH ACCESS FROM GARAGE. REFER TO FLOOR PLANS WE WILL NOT HAVE CENTRAL TRASH AREAS EACH UNIT HAS INDIVIDUAL TRASH BINS MEANT TO BE STORED IN EACH OF THE GARAGES. EXTERIOR LIGHTING WILL BE SHIELDED FROM PRODUCING OUTWARD LIGHT Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 08A A 01 Upper Floor Plan scale: 1/8”=1' A 02 Main Floor Plan scale: 1/8”=1' 150’-0”29’-0”4’-0”58’-0”12’-0”5’-0”25’-0”12’-0” 150'-9 1/4"30’-0”5’-0”15’-0”13’-0”19’-0”Garage SQFT 460 Garage SQFT 480 Garage SQFT 460 Garage SQFT 480 Garage SQFT 460 Garage SQFT 480 6068/6010 6050/6010 3068 16 x 7 Over Head Door 6068/60106050/6010 3068 16 x 7 Over Head Door202020202020 6068/6010 20206050/6010 3068 16 x 7 Over Head Door 6068/60106050/6010 2020202016 x 7 Over Head Door 3068 3068 3068 6068/6010 6050/60106068/60106050/6010 6036 501650485048 5048 5048 36482020202060365016 6036 501650485048 5048 5048 60365016 6036 501650485048 5048 5048 60365016 3068 3068 3068 3068 3068 3068 3068 3068 3068 3068 3068 3068 Utility RoomUtility Room Utility RoomUtility Room Utility RoomUtility Room Central A/C Gas/Elec. Meters Gas/Elec. Meters Central A/C Central A/CCentral A/C Central A/CCentral A/C Gas/Elec. Meters Gas/Elec. Meters PLEASE REFER TO NOTES ON PREVIOUS PAGE Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 09A A 02 Main Floor Plan scale: 1/8”=1' A 01 Upper Floor Plan scale: 1/8”=1' 3/4"70’-0“1'-1" A 03 Front Elevation scale: 1/8”=1' Black or Dark Grey Asphalt Shingles6:12 Roof Pitch 6:12 Roof Pitch 4:12 Roof Pitch Cultured Stone Veneer LP Smart Siding 10” Reveal Color to be Snowcap White LP Smart Siding 4” Reveal Color to Be Snowcap White LP Smart Vertical Board and Batten 1’ on Center Siding color to be Tundra Grey, Garden Sage, Or Summit Blue. Shown in Tundra Grey 1’-0” 6” Door, Window, Freeze Board and Accent Trims in Snowcap WhiteLP Smart Lap Siding. 10” Reveal Snowcap White 6:12 Roof Pitch 6:12 Roof Pitch 16” x 12” White PVC Decorative Bracket LP Smart Vertical Board and Batten 1’ on Center Siding color to be Tundra Grey, Garden Sage, Or Summit Blue. Shown in Tundra Grey A 04 Side Elevation scale: 1/8”=1' 2'-0" 1'-0" 1'-0" 2'-0" A 05 Rear Perspective scale: 1/8”=1' SQFT 460 SQFT 440 GarageGarage SQFT 460 SQFT 440 GarageGarage 6068 50505040 6068 6068 6068 5040 50503068 3068 3068 3068 3068 3068 3068 3068 3068 3068 3068 3068 16 x 7 Over Head Door 16 x 7 Over Head Door 16 x 7 Over Head Door 16 x 7 Over Head Door Open Below Open Below Open Below Open Below 3640 3640 3640 3640 2046 36482046 2046 2046 2046 2046 2046 2046 14'-0"24'-0"28'-0"24'-0"14'-0" 104'-0" 6'-0" 20'-0"20'-0" 12'-0" 20'-0"20'-0" 92'-0"47'-0"22'-0"6” x 6” Post Cultured Stone Veneer39'-0"Utility RoomUtility Room Utility RoomUtility Room Central A/C Gas/Elec. Meters Gas/Elec. Meters Central A/C Gas/Elec. Meters Central A/CCentral A/C Central A/CCentral A/C A 06 Notes CENTRAL A/C EQUIPMENT ARE ON THE BACK OF EACH UNIT USING OUR LOT LINE LANDSCAPE PLANTINGS AS A NATURAL SCREEN WE HAVE DONE OUR BEST TO ANTICIPATE WHERE XCEL ENERGY WILL PLACE THE GAS AND ELECTRIC METERS. PLEASE REFER TO FLOOR PLANS AND ELEVATION DRAWINGS OUR INTENTION IS FOR HVAC VENTING TO EXIT OUT ROOF WHENEVER POSSIBLE WE ARE NOT PLANNING ON USING UTILITY VAULTS PLEASE REFER TO THE ENGINEERING UTILITY PLANS FOR INFORMATION REGARDING CONDUITS AND ESTIMATED LOCATIONS ALL OTHER HVAC EQUIPMENT WILL BE INSTALLED INSIDE EACH UNIT WITH ACCESS FROM GARAGE. REFER TO FLOOR PLANS WE WILL NOT HAVE CENTRAL TRASH AREAS EACH UNIT HAS INDIVIDUAL TRASH BINS MEANT TO BE STORED IN EACH OF THE GARAGES. EXTERIOR LIGHTING WILL BE SHIELDED FROM PRODUCING OUTWARD LIGHT Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 10A A 05 Rear Perspective scale: 1/8”=1' A 03 Front Elevation scale: 1/8”=1' A 02 Upper Floor Plan scale: 1/8”=1' A 01 Main floor Plan scale: 1/8”=1' Alternate Color Combinations Cultured Stone Veneer Black or Dark Grey Asphalt shingles 8:12 Roof Pitch 4:12 Roof Pitch 6” Window, door, Freeze Board, and Accent Trims Color to be Snowcap White 16” x 12” White PVC Decorative Bracket LP Smart Lap Siding 4” Reveal Color to be Snowcap White LP Smart Siding 4” Reveal Color to be Snowcap White LP Smart Lap Siding 10” Reveal Color to be Quarry Gray 8:12 Roof Pitch 3:12 Roof Pitch A 04 Side Elevation scale: 1/8”=1' Shown in Snowcap White Cultured Stone Veneer 6” x 6” Post 6” Window, door, Freeze Board, and Accent Trims Color to be Snowcap White 16” x 12” White PVC Decorative Bracket33'-4"1'-0" Garage Door TBD 2’-0” 1’-0” 1'-0" SQFT 460 SQFT 440 GarageGarage 6068 50506068 3068 3068 3068 3068 3068 16 x 7 Over Head Door 16 x 7 Over Head Door 50503068 Open Below Open Below 3640 3640 2046 36482046 2046 2046 364852'-0" 14'-0"24'-0"14'-0"8'-0"70'-0"47'-0"22'-0"6'-0"39'-0"52'-0" Utility RoomUtility Room Central A/C Gas/Elec. Meters Gas/Elec. Meters Central A/C A 06 Notes CENTRAL A/C EQUIPMENT ARE ON THE BACK OF EACH UNIT USING OUR LOT LINE LANDSCAPE PLANTINGS AS A NATURAL SCREEN WE HAVE DONE OUR BEST TO ANTICIPATE WHERE XCEL ENERGY WILL PLACE THE GAS AND ELECTRIC METERS. PLEASE REFER TO FLOOR PLANS AND ELEVATION DRAWINGS OUR INTENTION IS FOR HVAC VENTING TO EXIT OUT ROOF WHENEVER POSSIBLE WE ARE NOT PLANNING ON USING UTILITY VAULTS PLEASE REFER TO THE ENGINEERING UTILITY PLANS FOR INFORMATION REGARDING CONDUITS AND ESTIMATED LOCATIONS ALL OTHER HVAC EQUIPMENT WILL BE INSTALLED INSIDE EACH UNIT WITH ACCESS FROM GARAGE. REFER TO FLOOR PLANS WE WILL NOT HAVE CENTRAL TRASH AREAS EACH UNIT HAS INDIVIDUAL TRASH BINS MEANT TO BE STORED IN EACH OF THE GARAGES. EXTERIOR LIGHTING WILL BE SHIELDED FROM PRODUCING OUTWARD LIGHT Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 11A A 03 Front Elevation scale: 1/8”=1' A 04 Side Elevation scale: 1/8”=1' A 05 Rear Perspective scale: 1/8”=1' A 01 Main floor Plan scale: 1/8”=1' A 02 Upper Floor Plan scale: 1/8”=1' Black or Dark Grey Asphalt ShinglesLp Smart Lap Siding, 4” Reveal Color to be Snowcap White LP Smart Lap Siding 4” Reveal Color to be Tundra Grey 6” Window, Door, Freeze Board, And Accent Trim. Color to be Snowcap White LP Smart Vertical Board and Batten 1’ on Center. Color to be Snowcap White Lp Smart Lap Siding, 4” Reveal Color to be Snowcap White 4:12 Roof Pitch 1’-0” 1’-0” Garage Door design TBD 2'-0" 1’-0” 1’-2”1'-0" Black or Dark Grey Asphalt Shingles Black or Dark Grey Asphalt Shingles 6:12 Roof Pitch 3:12 Roof Pitch6:12 Roof Pitch 4:12 Roof Pitch LP Smart Vertical Board and Batten 1’ on Center. Color to be Snowcap White LP Smart Vertical Board and Batten 1’ on Center. Color to be Snowcap White Lp Smart Lap Siding, 4” Reveal Color to be Snowcap White LP Smart Lap Siding 4” Reveal Color to be Tundra Grey 6” Window, Door, Freeze Board, And Accent Trim. Color to be Snowcap White 108’-0”52’-0”5’-0”23’-0”75’-0”44’-0”>34’-0”108’-0” SQFT 506 SQFT 506 GarageGarage SQFT 506 SQFT 506 GarageGarage806060685040506036203068 6068 6068 6068504050405040 3068 3068 3068 3068 3068 3068 3068 3068 3068 3068 3068 80605060362016 x 7 Over Head Door 16 x 7 Over Head Door 16 x 7 Over Head Door 16 x 7 Over Head Door 5050405040505040 5040 5050405040505040 5040 10’-0”44’-0” 98’-0” Utility RoomUtility Room Utility RoomUtility Room Central A/C Gas/Elec. Meters Gas/Elec. Meters Central A/C Gas/Elec. Meters Gas/Elec. Meters Central A/CCentral A/C PLEASE REFER TO PREVIOUS PAGES NOTES Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 12A A 01 Upper Floor Plan scale: 1/8”=1' A 02 Main Floor Plan scale: 1/8”=1' A 04 Left Elevation scale: 1/8”=1' A 03 Front Elevation scale: 1/8”=1' A 05 Right Elevation scale: 1/8”=1' A 06 Rear Perspective scale: 1/8”=1' Black or Dark Grey Asphalt Shingles Lp Smart Lap Siding, 4” Reveal Color to be Quarry Grey LP Smart Lap Siding 6” Reveal Color to be Tundra Grey 6” Window, Door, Freeze Board, And Accent Trim. Color to be Snowcap White Lp Smart Lap Siding, 4” Reveal Color to be Snowcap White 4:12 Roof Pitch Garage Door Design TBD Black or Dark Grey Asphalt Shingles Black or Dark Grey Asphalt Shingles 6:12 Roof Pitch 8:12 Roof Pitch4:12 Roof Pitch LP Smart Vertical Board and Batten 1’ on Center. Color to be Tundra Grey LP Smart Vertical Board and Batten 1’ on Center. Color to be Tundra Grey Lp Smart Lap Siding, 10” Reveal Color to be Quarry Grey LP Smart Lap Siding 6” Reveal Color to be Quarry Grey 6” Window, Door, Freeze Board, And Accent Trim. Color to be Snowcap White Cultured Stone Veneer Cultured Stone Veneer Lp Smart Lap Siding, 10” Reveal Color to be Snowcap White LP Smart Vertical Board and Batten 1’ on Center. Color to be Tundra Grey 8:12 Roof Pitch 16” x 12” White PVC Decorative Bracket 50’-0” 52'-0" 102’-0”8’-4”102’-0” 50’-0”18’-0”52'-0" 14'-0"24'-0"14'-0"8’-0”47’-0”6'-0"70’-0”58’-0”39'-0"49’-0”5'-0" Garage SQFT 460 Garage SQFT 480 SQFT 460 SQFT 440 GarageGarage 6068/6010 20206050/6010 3068 16 x 7 Over Head Door 6068/60106050/6010 202020203068 16 x 7 Over Head Door 3068 3068 306830683068 3068 3068 306830683068 6036 501636482020202050485048 5048 5048 60365016 8:12 Roof Pitch 33’-6”30'-4"Lp Smart Lap Siding, 10” Reveal Color to be Snowcap White 16 x 7 Over Head Door 16 x 7 Over Head Door 1'-0"1'-0"1'-0" 2’-0” 1'-0" 1’-0” Utility RoomUtility Room Utility RoomUtility RoomGas/Elec. MetersGas/Elec. Meters Central A/C Central A/C Central A/C Central A/C Gas/Elec. Meters PLEASE REFER TO NEXT PAGES NOTES Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 13A A 02 Main Floor Plan scale: 1/8”=1' A 01 Upper Floor Plan scale: 1/8”=1' A 04 Side Elevation scale: 1/8”=1' A 03 Front Elevation scale: 1/8”=1' 20'-0"20'-0" Garage SQFT 440 Garage SQFT 440 Garage SQFT 440 Garage SQFT 440 10'-0"20'-0"20'-0" 90'-0" 100'-0"31'-0"5'-0"53'-0"100'-0"31'-0"35'-0"5'-0" 40'-0"10'-0"40'-0" 90'-0"32'-0"1'-0"1'-0" Black or Dark Grey Asphalt Shingles 4:12 Roof Pitch 10:12 Roof Pitch Garage Door Design TBD LP Smart Vertical Board and Batten 1’ on Center Color to be Snowcap White 6” Window, Door, Freeze Board, And Accent Trim. Color to be Snowcap White LP Smart Lap Siding 6” Reveal Color to be Summit Blue 8:12 Roof Pitch 1'-6" 1'-0" 1'-0" 6” Window, Door, Freeze Board, And Accent Trim. Color to be Snowcap White 6” x 6” Post LP Smart Lap Siding 6” Reveal Color to be Summit Blue LP Smart Vertical Board and Batten 1’ on Center Color to be Snowcap White A 05 Rear Perspective scale: 1/8”=1' 6068 10860 3068 3060 3048 3060 3060 3060 3060 3060 3060 3060 3048 3048 3048 10860 10860 1086060686068 6068 12’-0”12’-0”Utility RoomUtility Room Utility RoomUtility Room Central A/C Gas/Elec. Meters Gas/Elec. Meters Central A/C Central A/CCentral A/C Gas/Elec. Meters A 06 Notes CENTRAL A/C EQUIPMENT ARE ON THE BACK OF EACH UNIT USING OUR LOT LINE LANDSCAPE PLANTINGS AS A NATURAL SCREEN WE HAVE DONE OUR BEST TO ANTICIPATE WHERE XCEL ENERGY WILL PLACE THE GAS AND ELECTRIC METERS. PLEASE REFER TO FLOOR PLANS AND ELEVATION DRAWINGS OUR INTENTION IS FOR HVAC VENTING TO EXIT OUT ROOF WHENEVER POSSIBLE WE ARE NOT PLANNING ON USING UTILITY VAULTS PLEASE REFER TO THE ENGINEERING UTILITY PLANS FOR INFORMATION REGARDING CONDUITS AND ESTIMATED LOCATIONS ALL OTHER HVAC EQUIPMENT WILL BE INSTALLED INSIDE EACH UNIT WITH ACCESS FROM GARAGE. REFER TO FLOOR PLANS WE WILL NOT HAVE CENTRAL TRASH AREAS EACH UNIT HAS INDIVIDUAL TRASH BINS MEANT TO BE STORED IN EACH OF THE GARAGES. EXTERIOR LIGHTING WILL BE SHIELDED FROM PRODUCING OUTWARD LIGHT Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 14A A 09 Rear Perspective scale: 1/8”=1' A 04 Left Elevation scale: 1/8”=1' A 02 Main Floor Plan scale: 1/8”=1' A 01 Upper Floor Plan scale: 1/8”=1' A 05 Right Elevation scale: 1/8”=1' A 03 Front Elevation scale: 1/8”=1' Black or Dark Grey Asphalt Shingles LP Smart Lap Siding 6” Reveal Color to be Quarry Grey 6” Window, Door, Freeze Board, And Accent Trim. Color to be Snowcap White Lp Smart Lap Siding, 4” Reveal Color to be Snowcap White 4:12 Roof Pitch Garage Door design TBDBlack or Dark Grey Asphalt Shingles Black or Dark Grey Asphalt Shingles 8:12 Roof Pitch 6:12 Roof Pitch LP Smart Vertical Board and Batten 1’ on Center. Color to be Tundra Grey Lp Smart Lap Siding, 10” Reveal Color to be Quarry Grey LP Smart Lap Siding 6” Reveal Color to be Quarry Grey 6” Window, Door, Freeze Board, And Accent Trim. Color to be Snowcap White Cultured Stone Veneer Cultured Stone Veneer Lp Smart Lap Siding, 10” Reveal Color to be Snowcap White Lp Smart Lap Siding, 6” Reveal Color to be Snowcap White LP Smart Vertical Board and Batten 1’ on Center. Color to be Tundra Grey 6:12 Roof Pitch 16” x 12” White PVC Decorative Bracket 6:12 Roof Pitch 4:12 Roof Pitch 6” Window, Door, Freeze Board, And Accent Trim. Color to be Snowcap White 8:12 Roof Pitch 8:12 Roof pitch 6” Window, Door, Freeze Board, And Accent Trim. Color to be Snowcap White 1'-0"1'-0"1'-0" 1'-0" 2'-0"2'-0"1'-0" 1'-0" 2’-0” 1’-0” 1'-0" 1'-0" 50’-0” 52'-0" 102’-0”8’-4”39'-0"49’-0”102’-0” 50’-0”18’-0”52'-0" 14'-0"24'-0"14'-0"8'-0"47'-0"6'-0"70'-0"58’-0”Garage SQFT 460 Garage SQFT 480 Garage SQFT 460 Garage SQFT 440 6068/6010 6050/6010 3068 16 x 7 Over Head Door 6068/60106050/6010 3068 16 x 7 Over Head Door202020202020 16 x 7 Over Head Door 16 x 7 Over Head Door 3068 3068 3068 3068 3068 3068 3068 306830683068 6036 501650485048 5048 5048 36482020202060365016 Cultured Stone Veneer Cultured Stone Veneer 6” x 6” Post 6” x 6” Post Utility RoomUtility Room Utility RoomUtility Room Central A/C Gas/Elec. MetersGas/Elec. MetersCentral A/C Gas/Elec. Meters PLEASE REFER TO PREVIOUS PAGES NOTES Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 15A A 05 Right Elevation scale: 1/8”=1' A 03 Front Elevation scale: 1/8”=1' A 06 Rear Perspective scale: 1/8”=1' A 04 Left Elevation scale: 1/8”=1' A 01 Upper Floor Plan scale: 1/8”=1' A 02 Main Floor Plan scale: 1/8”=1' 100’-0”29’-0”5'-0"58’-0”40’-0” 100’-0”30’-0”15’-0”13’-0”4’-0”LP Smart Vertical Board and Batten 1’ on Center Color to be Quarry Grey LP Smart Vertical Board and Batten 1’ on Center Color to be Snowcap White LP Smart Vertical Board and Batten 1’ on Center Color to be Tundra Grey 16” x 12” White PVC Decorative Bracket 6” Bump Out with Lap Siding 4” reveal With 6” White PVC Corbels Garage Door Design TBD 10:12 Roof Pitch 5:12 Roof Pitch 8:12 Roof Pitch 6” Bump Out with Lap Siding 4” reveal With 6” White PVC Corbels 16” x 12” White PVC Decorative Bracket LP Smart Vertical Board and Batten 1’ on Center Color to be Quarry Grey LP Smart Lap Siding 4” Reveal Color to be Snowcap White 6” Window, Door, Freeze Board, And Accent Trim. Color to be Snowcap White 6” Window, Door, Freeze Board, And Accent Trim. Color to be Snowcap White 6” Window, Door, Freeze Board, And Accent Trim. Color to be Snowcap White LP Smart Vertical Board and Batten 1’ on Center Color to be Tundra Grey 6” Bump Out with Lap Siding 4” reveal With 6” White PVC Corbels 8:12 Roof Pitch Black or Dark Grey Asphalt Shingles Black or Dark Grey Asphalt Shingles SQFT 460 Garage SQFT 480 GarageSQFT 460 Garage SQFT 480 Garage12’-0”12’-0” 6068/6010 6050/6010 3068 16 x 7 Over Head Door 6068/60106050/6010 3068 16 x 7 Over Head Door202020202020 6068/6010 20206050/6010 3068 16 x 7 Over Head Door 6068/60106050/6010 202020203068 16 x 7 Over Head Door 3068 3068 3068 3068 3068 3068 30683068 6036 501636482020202050485048 5048 5048 6036501660365016504850485048504836482020202060365016 6” x 6” Post 6” x 6” Post 1’-0” 2'-0" 2'-0" 2’-0” 1'-0" Utility RoomUtility Room Utility RoomUtility Room Central A/C Gas/Elec. Meters Gas/Elec. MetersCentral A/C Central A/CCentral A/C Gas/Elec. Meters PLEASE REFER TO NEXT PAGES NOTES Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 16A A 05 Rear Elevation scale: 1/8”=1' A 03 Front Perspective scale: 1/8”=1' A 02 Left Elevation scale: 1/8”=1' A 01 Front Elevation scale: 1/8”=1' A 04 Right Elevation scale: 1/8”=1' LP Smart Vertical Board and Batten 1’ on Center Color to be Timberland Suede LP Smart Vertical Board and Batten 1’ on Center Color to be Snowcap White Garage Door Design TBD 16” x 12” White PVC Decorative Bracket Lp Smart Lap Siding, 4” Reveal Color to be Snowcap White Black or Dark Grey Asphalt Shingles 6” x 6” Post 6” Window, Door, Freeze Board, And Accent Trim. Color to be Snowcap White 6” Window, Door, Freeze Board, And Accent Trim. Color to be Snowcap White Lp Smart Lap Siding, 10” Reveal Color to be Snowcap White Lp Smart Lap Siding, 10” Reveal Color to be Snowcap White Lp Smart Lap Siding, 4” Reveal Color to be Snowcap White LP Smart Vertical Board and Batten 1’ on Center Color to be Timberland Suede LP Smart Vertical Board and Batten 1’ on Center Color to be Snowcap White 6:12 Roof Pitch 10:12 Roof Pitch 4:12 Roof Pitch 8:12 Roof Pitch 4:12 Roof Pitch Lp Smart Lap Siding, 4” Reveal Color to be Snowcap White Lp Smart Lap Siding, 10” Reveal Color to be Snowcap White LP Smart Vertical Board and Batten 1’ on Center Color to be Snowcap White LP Smart Vertical Board and Batten 1’ on Center Color to be Timberland Suede 6” Window, Door, Freeze Board, And Accent Trim. Color to be Snowcap White 6” x 6” Posts A 06 Notes CENTRAL A/C EQUIPMENT ARE ON THE BACK OF EACH UNIT USING OUR LOT LINE LANDSCAPE PLANTINGS AS A NATURAL SCREEN WE HAVE DONE OUR BEST TO ANTICIPATE WHERE XCEL ENERGY WILL PLACE THE GAS AND ELECTRIC METERS. PLEASE REFER TO FLOOR PLANS AND ELEVATION DRAWINGS OUR INTENTION IS FOR HVAC VENTING TO EXIT OUT ROOF WHENEVER POSSIBLE WE ARE NOT PLANNING ON USING UTILITY VAULTS PLEASE REFER TO THE ENGINEERING UTILITY PLANS FOR INFORMATION REGARDING CONDUITS AND ESTIMATED LOCATIONS ALL OTHER HVAC EQUIPMENT WILL BE INSTALLED INSIDE EACH UNIT WITH ACCESS FROM GARAGE. REFER TO FLOOR PLANS WE WILL NOT HAVE CENTRAL TRASH AREAS EACH UNIT HAS INDIVIDUAL TRASH BINS MEANT TO BE STORED IN EACH OF THE GARAGES. EXTERIOR LIGHTING WILL BE SHIELDED FROM PRODUCING OUTWARD LIGHT MEMORANDUM Date: January 5, 2024 Re: Lake Elmo Townhomes 8 File 0040496.00 To: At Home Apartments, LLC 1289 Grand Avenue St. Paul, MN 55105 Cc: John Blenker, Westwood From: Brandi Swanson Camie Ferrier, P.E., PTOE Introduction Westwood was retained by At Home Apartments, LLC to complete an Engineering Study to calculate the trip generation of the proposed townhomes located near Wildflower Drive in Lake Elmo, MN. This trip generation study will be conducted utilizing the Institute of Transportation Engineers Trip Generation Manual, 11th Edition. Proposed Conditions The development site is located in the northwest and northeast quadrants of the intersection of Wildflower Drive and 39th Street North in Lake Elmo, Minnesota. 39th Street North connects to Lake Elmo Avenue North to the west and Stillwater Boulevard North to the east. See the location map below for more details. DEVELOPMENT LOCATION MEMORANDUM Roadway data is as follows: Roadway Classification Speed Limit Average Daily Traffic (ADT) Wildflower Drive Local Street Not Posted N/A 39th Street North Minor Collector 30 MPH 1,369 (2021) Lake Elmo Avenue North Minor Arterial 55 MPH 4,872 (2023) Stillwater Boulevard North Minor Arterial 40 MPH 10,400 (2018) Sources for the above listed data are MnDOT Functional Classification System Map and MnDOT Traffic Mapping Application. Speed Limit was found using Google Street View. Trip Generation Calculations To complete the analysis for the trip generation, the following data was used from the proposed development plan: Proposed Site Building Type Units ITE Land Use (ITE Code) Duplex 10 Single-Family Attached Housing (215) 4-plex 32 Single-Family Attached Housing (215) 6-plex 6 Single-Family Attached Housing (215) Per the ITE Trip Generation manual, land use code 215 is described as “duplexes … and townhouses/rowhouses (defined as a single structure with three or more distinct dwelling units, joined side-by-side in a row and each with an outside entrance).” For development details, see Attachment 1: Proposed Development Layout. Trip Generation Calculations The anticipated traffic volumes for the existing and proposed land uses were calculated based on the trip generation data published in the Institute of Transportation Engineers (ITE), 11th Edition, September 2021. ITE Trip Generation (11th Edition) Land Use Units Weekday Daily Trips Total In Out Single-Family Attached Housing (215) 48 346 173 173 Total 346 173 173 MEMORANDUM ITE Trip Generation (11th Edition) Land Use Units AM Peak Hour Trips PM Peak Hour Trips Total In Out Total In Out Single-Family Attached Housing (215) 48 23 6 17 27 16 11 Total 23 6 17 27 16 11 Pass-by Trips The ITE Trip Generation Manual provides estimates for the number of pass-by trips for the AM and PM Peak Hours for various land uses. These are the number of trips that will use the site roadway but are not new trips to the external roadway system. The ITE Trip Generation Manual shows that the proposed land use shown in the tables above have a 0% pass-by rate, meaning that all the trips within the proposed development will be new to the external roadway network. Summary The proposed development will change the land use from undeveloped to residential and therefore the proposed development will generate all new trips. The proposed development is estimated to generate 23 new roadway weekday morning peak hour trips (6 entering/17 exiting) and 27 new roadway weekday evening peak hour trips (16 entering/11 exiting), with a total of 346 new weekday roadway trips (173 entering/173 exiting). Attachment 1: Proposed Development Layout       PAGE 1 of 5    MEMORANDUM  Date:  November 30, 2023        To:  Sophia Jensen, City Planner  Re:  Lake Elmo Townhomes 8 (At Homes Apartments)  Cc:  Nathan Fuerst, Planning Consultant    Preliminary Plat and PUD    Marty Powers, Public Works Director    PID 13.029.21.22.0029 and 13.029.21.21.0007    Dustin Kalis, Fire Chief        Chad Isakson, PE, Assistant City Engineer      From:  Jack Griffin, PE, City Engineer          An engineering review has been completed for the Lake Elmo Townhomes 8 (At Home Apartments LLC) Preliminary  Plat and PUD located along Wildflower Drive just north of 39th Street. The submittal consisted of the following  documentation received on November 3, 2023:   Lake Elmo Townhomes 8 Project Narrative, file dated November 3, 2023.   Lake Elmo Townhomes 8 Construction Plans dated October 31, 2023.   Lake Elmo Townhomes 8 Stormwater Management Plan dated October 16, 2023.      STATUS/FINDINGS: A condition of Preliminary Plat approval, if granted, must require the applicant to revise and  resubmit Preliminary Plat/Plans to address each review comment and condition of approval to the satisfaction of  city staff prior to the city accepting a Final Plat/Plan application. Engineering has prepared the following review  comments to be addressed. A point‐by‐point response letter must accompany the plan resubmittal.    It is further recommended that it be a condition of Preliminary Plat/Plan approval that all subdivision improvements  constructed to support the development must be designed and constructed in accordance with the City Engineering  Design Standards Manual dated January 2022, unless approved otherwise by the City Engineer. The Preliminary  Plat/Plans must be revised accordingly.      PRELIMINARY PLAT/SITE PLANS  1. The Preliminary Plat must be revised to clarify all proposed Lot and Block boundaries. The Preliminary Plat  has been prepared using inconsistent line types with no labeling of lot lines and easement lines. The  Preliminary  Plat document must  be revised  to  clearly depict all Lot and Block  boundaries, all  Outlot  boundaries, all proposed right‐of‐way and all proposed easement lines. Right‐of‐way and easement widths  must be labeled.  2. The Preliminary Plat and Plans must be revised to show Outlot ownership and dedication. Outlot A must be  shown on the Preliminary Plat and Preliminary Plans as city owned for stormwater management.   3. The Preliminary Plat and Plans must be revised to incorporate all required easements consistent with the  city engineering design standards, including all required utility easements and all required easements over  all 100‐year high water levels on site (including catch basin inlets). Additional drainage and utility easement  is required to cover the 100‐year HWL at CBMH‐206 and to maintain 15 ft. in each direction from structure  CBMH 302A.   4. The Site Plans must be revised to remove all easement encroachments. Drainage and utility easement  encroachments are shown for the patios for Block 2: Units 13‐18. The site plans must be revised to remove        PAGE 2 of 5  all encroachments and must be revised to eliminate any rear doorways to these Units since the easements  are proposed up to the physical building structure.   5. Building and garage setbacks are shown at 25 feet from the right‐of‐way (back of sidewalk) as required. The  minimum 25 feet setback must be maintained for all plan revisions to avoid vehicle overhang into the  sidewalk path.  6. It is recommended that Preliminary and Final Plat approval include  a  condition  to  require  a  design/construction quality control plan for all driveways that incorporates staking and city inspections  prior to driveway construction to avoid unacceptable design changes at the building permit phase or field  changes by contractors.  7. Phasing Plan. A condition of Preliminary and Final Plat approval must include the requirement for all  utilities, stormwater management, street and sidewalk improvements including curb and gutter and the  first lift of asphalt, sidewalks, and any off‐site public improvements (if required) to be constructed and  accepted by the city prior to issuance of any building permits, including model homes. The development  sequencing will be important due to a single site access along each street combined with small, tight  construction sites.  8. No construction parking and staging will be allowed along 39th Street or Wildflower Drive.  9. Written landowner permission must be submitted with the Final Plat application for any off‐site permanent  and temporary construction easements required to implement the development improvements, including  off‐site improvements and temporary stock pile sites.     STREET AND TRANSPORTATION IMPROVEMENTS    1. Future Intersection Improvements. A financial contribution to a future right turn lane along Wildflower  Drive at the intersection of 39th Street should be requested.  2. Site Access. Access to the proposed subdivision is shown from a new public street connecting to Wildflower  Drive and extending both west and east from Wildflower Drive. The new streets are proposed as a 350‐ft  long cul‐de‐sac to the west and a 550‐ft long cul‐de‐sac to the east. The proposed access is acceptable from  an access management and sight line perspective. Revisions to the new intersection at Wildflower Drive  will be required to relocate existing storm sewer catch basins so that they are located outside of the new  intersection. Revised catch basin castings are not approved as presented.  3. Secondary access is not required and dead‐end cul‐de‐sac streets are acceptable as long as the number of  residential units remains below 30 for each Block.  4. Each street is shown to be 32‐ft. wide within a 66‐ft right‐of‐way. A typical section was submitted that  shows the proposed street and right‐of‐way widths meeting city requirements. The street typical section  shown in the plans must be revised to meet all city design standards. The typical sections as presented are  not approved. Use and reference to city standard details are required and boulevard trees are required.  5. Sidewalks are shown along both sides of the street as required in multi‐family subdivisions. A sidewalk  connection to the trail along 39th Street is also shown as required to enhance pedestrian connectivity.  6. A new 6‐ft. wide concrete sidewalk is shown along the east side on Wildflower Drive, along the full extents  of the development parcel and connecting to the existing sidewalk at Sunflower Lane as required. The site  plans, grading plans and existing conditions for the extended sidewalk remain incomplete as presented.    7. Ten (10) foot utility easements are required on either side of all right‐of‐way. The 10‐ft corridors must be  reserved for the installation of small/dry utilities, and must remain free from all encroachments, including  retaining walls, trees, and signs/monuments.   A monument sign is proposed within the small/utility corridor drainage and utility easement. The  monument must be relocated to remain outside of all required easement areas.  8. Driveways.  Preliminary  Pla/Plan  approval  must  be  contingent  upon  all  driveways  being  installed  in  accordance  with  all  city  ordinances,  including  minimum  distance  from  intersections,  driveway  angles  installed at 90‐degrees as they cross public right‐of‐way, and distance between driveways.   Driveway widths must be shown to indicate the maximum width, the width at the right‐of‐way and the  width at the curb cut, to verify city ordinances are met.   Driveways must have a minimum separation of at least 5‐feet. Driveway separation distances must be  labeled on the site plans to verify city ordinances are met.        PAGE 3 of 5   Driveway layout and configuration must be improved for Block 2: Units 8 and 9, and Units 12 and 13.  9. Signing and Lighting Plan. The subdivision will require street lights to be installed per city standards at the  intersection with 39th Street and at the end of cul‐de‐sac. Revise the plans by removing the photometric  numbers from the street surfaces, removing the luminaire schedule, removing the calculation summary  table, and removing the street fixture cut sheet.  Add plan note to call out the street lights to be as follows:   Street Light Fixture: Traditional Colonial LED, Type B 4000 Lumens (Black).   Street Light Pole: 15‐ft Washington Fluted Black Aluminum Pole.  10. Signing and Lighting Plan. Revise No parking signage to include three (3) no parking signs per cul‐de‐sac  using the city standard no parking sign, R8‐3 (12” x 12”).  Add No Parking sign call out to the plans and add  a sign schedule.   11. The Street and Storm Sewer Plans must be prepared meeting all city design standards and plan format  requirements, including the use of city standard plan notes, details and specifications.    GRADING PLANS, STORMWATER MANAGEMENT AND STORM SEWER SYSTEM  1. The proposed development is subject to a Stormwater Management Plan (SWMP) meeting State, Valley  Branch Watershed District (VBWD) and city rules. A VBWD permit is required. Storm water facilities  proposed as part of the development to meet State and watershed permitting requirements must be  constructed in accordance with the City Engineering Design Standards Manual dated January 2022.  2. Approval of the Preliminary Plat/Plans for the development is contingent upon all SWMP revisions, as  required by the VBWD or other applicable permitting agency, being submitted to the city for review and  approval.  3. The existing and proposed drainage exhibits must be revised to incorporate all contributing drainage areas  (on and off site), and must clearly show and label all points of discharge from the site. No discharge locations  have been identified on the exhibits.  4. Rate and volume control requirements must be met for all points of discharge from the site. The storm  water management plan must be revised as the plan currently shows the discharge to 39th Street storm  sewer being exceeded in the post development condition.   5. The SWMP must be revised to provide a summary table of the 100‐year HWL elevation for each BMP, and  for each catch basin low point. The grading plans must be revised to show the 100‐year HWL elevation at  each catch basin low point including the 100‐year HWL contour. A note must be shown with the table  indicating that the catch basin low point 100‐year HWL was determined using the limiting inlet capacity and  not the pipe capacity.   6. The proposed BMP infiltration basin has been placed in Outlot A as required. Outlot A must be dedicated  to city ownership for stormwater management. Outlot ownership must be shown on the Preliminary Plat  and on the Grading, Utility and Site Plans. The grading plan must be revised to indicate that the storm water  basin is an infiltration basin.  7. Overland emergency overflow (EOF) elevations are required throughout the site, requiring a system of  interconnecting drainage ways. Low openings for adjacent structures must maintain 1‐foot above any  adjacent EOF in the as‐built condition.  8. Approval of the preliminary grading plans for the development is contingent upon all grading plans being  reviewed and approved by the City Engineer prior to the start of any grading or construction.   All drainage swales must be designed to meet a minimum 2% as‐built grade. Design grades must exceed  2% to account for construction tolerances. The grading plans must be revised accordingly.   The grading plans must be revised to show the proposed approved grading plan for the Lil Explorers  daycare to ensure the two project designs are compatible.   Preliminary plat approval must be contingent upon the 100‐year HWL elevation/contour for all localized  low points and catch basins being protected by drainage and utility easement dedicated on the Plat.   Revise the erosion control plans to show double silt fence around all BMPs and all stockpile sites.    Landscaping improvements must be closely coordinated with the preparation of the construction plans  to ensure that tree plantings do not encroach drainage swales, EOF flow paths, utility easements, and  pond access routes.        PAGE 4 of 5  9. The storm sewer system shall be designed to maintain the city standard minimum pipe cover of 3.0 feet  under all pavement surfaces, unless approved by the City Engineer. Drain tile is required as part of the city  standard street section at all localized low points in the street. Drain tile considerations may impact the  storm sewer design and depth requirements at low points. Drain tile inverts must be shown at all catch  basin connection points.   10. The maximum curb run prior to a catch basin is 350 feet.  11. Storm sewer pipe located outside of the public right‐of‐way must maintain minimum 30‐ft easements  centered over the pipe/structure without encroachments from buildings, footings, retaining walls, trees, or  other permanent structures.    The site plans must be revised to remove all drainage and utility easement encroachments from the  patios for Units 13‐18.    Additional easement area is required over CBMH 302A.  12. The street profiles must be revised to create low points on Street A and Street B immediately adjacent to  Wildflower  Drive  to  better  facilitate  the  intersection  drainage.  The  proposed  valley  gutters  must  be  removed and the existing catch basins along Wildflower Drive relocated. An additional catch basin is  required on Street A, between CBMH 302A and CBMH 302, to accommodate required drainage low point.  13. An additional catch basin is required in the cul‐de‐sac of Street B to improve the cul‐de‐sac drainage.  14. Revise all sump manholes to minimum 4‐foot depth per city and VBWD design standards. Label all sump  manholes in profile view.  15. Remove all drain tile service stubs to each building. Drain til e service stubs are not permitted for connection  to the street subdrainage system.  16. Offsite Topsoil Stockpile plan to be approved by Lake Elmo Public Works and Washington County.  17. The Grading and Erosion Control Plans must be prepared meeting all city design standards and plan format  requirements, including the use of city standard plan notes, details and specifications.    MUNICIPAL WATER SUPPLY  1. Municipal drinking water is available to the site with a connection to an existing 8‐inch watermain stub  located along 39th Street North.    2. The developer will be responsible to extend municipal water into the development at the developer’s sole  cost with the extension of an 8‐inch DIP watermain.   3. The  watermain  alignment  must  be  revised  at  the  intersection  with Wildflower Drive to remove the  proposed offset. The existing storm sewer and catch basins must be relocated to allow the watermain  alignment to be adjusted accordingly.  4. No watermain oversizing is applicable for this development and the watermain does not need to be  extended to serve adjacent properties or looped to connect at 39th Street.  5. The  developer  will  be  responsible  to  place  hydrants  and  water  system  valves  internal  to  the  site  as  determined by the Lake Elmo Public Works Director and Fire Department. At a minimum, an additional gate  valve must be installed along the easterly watermain extension to maintain the maximum number of  services for isolation at 20 units.   6. The plans must be revised such that all water/sewer services are installed perpendicular to the main with  no bends. When the use of bends is unavoidable, they must be located outside of the paved street.  7. The watermain construction Plans must be prepared meeting all city design standards and plan format  requirements, including the use of city standard plan notes, details and specifications.    MUNICIPAL SANITARY SEWER  1. The proposed site is located in the Old Village MUSA area in the city’s Comprehensive Plan and will  discharge to the MCES Cottage Grove Ravine Interceptor.  2. Sanitary sewer service is available to the site with a connection to an existing 8‐inch sanitary sewer stub  located along 39th Street North.   3. The developer will be responsible to extend sanitary sewer service into the development at the developer’s  sole cost with the extension of an 8‐inch PVC sanitary sewer main.        PAGE 5 of 5  4. No sanitary sewer oversizing is applicable for this development and the sewer does not need to be extended  to serve adjacent properties.  5. The plans must be revised such that all water/sewer services are installed perpendicular to the main with  no bends. When the use of bends is unavoidable, they must be located outside of the paved street.  6. The sanitary sewer construction Plans must be prepared meeting all city design standards and plan format  requirements, including the use of city standard plan notes, details and specifications.     LANDSCAPE IMPROVEMENTS  1. Revise the landscape plans to remove all conflicts with storm water pond maintenance access routes and  emergency overflow pathways. Some encroachments/conflicts remain.  2. Landscaping Improvements. The site plan shows tree plantings placed immediately along easement lines in  many locations leaving zero tolerance for installation error. Tree plantings therefore must be field surveyed  to  ensure  encroachments  are  avoided.  The  plans  must  be  revised to  clearly  call  out  installation  requirements.  3. City design standard boulevard trees have been eliminated from the plans. The plans must be revised to be  in accordance with city design standards or specific permission must be requested and granted by the city  before the landscape plans and street typical sections can be approved.    Hoisington Koegler Group Inc. 800 Washington Ave. N., Suite 103 Minneapolis, Minnesota 55401 (612) 338-0800 www.hkgi.com Creating Places that Enrich People’s Lives Hoisington Koegler Group Inc. MEMORANDUM TO: Sophia Jensen FROM: Sarah Evenson, PLA DATE: 01/10/2024 RE: City of Lake Elmo Landscape Plan Review | At Home Apartments At Home Apartments Submittals 1. At Home Apartments Sketch Plan Review Application: Narrative received January 5, 2023. 2. Lake Elmo Townhomes Sketch Plans, dated December 06, 2022, received January 5, 2023. 3. Sketch Plan for Lake Elmo Townhomes, dated February 13, 2023, received February 15, 2023. 4. Sketch Plan Review Application: UPDATE, dated February 13, 2023, received February 15, 2023. 5. Lake Elmo Townhome Elevation Drawings, dated February 10, 2023, received February 15, 2023. 6. Preliminary Plat / PUD Submittal, dated July 27, 2023, received July 31, 2023. 7. Preliminary Plat / PUD Submittal, dated October, 31, 2023, received November 15, 2023. 8. Preliminary PUD Plans Submittal and narratives, dated January 8, 2024, received January 9, 2024. Review History Initial sketch plan review on January 9, 2023. Revised sketch plan review on February 23, 2023. Preliminary Plat / PUD review on August 9, 2023. Preliminary Plat / PUD review on November 27, 2023. Location: South of Sunflower Lane, East of Wildflower Drive, and north of 39th Street North Current Land Use Category: V-MU Adjacent and Surrounding Land Use: Village medium-density residential (V-MDR) to the north, Village mixed-use (V-MU) to the east, west, and south Special Landscape Provisions in addition to the zoning code: none At Home Apartments – Preliminary PUD Plan Review – 1/10/24 2 Tree Preservation: 105. 12. 470 • A tree preservation plan has already been submitted that meets all requirements, which means that the updated tree preservation plan will also suffice. However, it should be noted that removals of some of trees along the northeast lot line may impact trees now intended to be preserved. If possible, fell the trees without removing the root system, as excavation could impact the critical root zone (CRZ) of trees intended to be preserved. o 105.12.470 (c) (13) b. says that “If an applicant damages or removes a significant tree that is intended to be preserved to the point that City staff believes the tree will not survive, the applicant must remit to the City a cash mitigation, calculated per diameter inch of the removed or damaged tree in the amount set forth in the City fee schedule.“ Landscape Requirements: 105. 12. 480 The landscape plan does not satisfy the screening requirements. • Elevations and cross-sections showing the screening approach along the northern edge of the property between this development and the existing single-family homes will be required to illustrate proposed mitigation of impacts of the development on less intense adjacent land uses. See examples of the screening graphics required in 105.12.480 (f)(1-2) of the code. Notes on screening approach: • Along the north edge of the western parcel, efforts appear to have been made to achieve the 90% opacity required by code through vegetative means, rather than by installing a fence that would potentially impact existing tree roots and their overall health. Elevations/cross- sections will be required to confirm the efficacy of this strategy. • Now that the applicant intends to preserve some existing trees along the northern edge of the eastern parcel, screening here can be achieved by a mixture of vegetative means (additional planting) where trees remain, and installation of a fence and planting of trees (as code advises) where many trees are being removed. Currently the planting plan does not appear to provide adequate year-round screening, as the applicant is proposing deciduous trees. Screening should be amended to include fencing, or additional evergreen plantings. Again, elevations and cross-sections will be required. Recommendation: • Make the noted adjustments to the landscape plan and resubmit for review. Hoisington Koegler Group, Inc. Sarah Evenson, PLA (MN) At Home Apartments – Preliminary PUD Plan Review – 1/10/24 3 City of Lake Elmo Municipal Landscape Architect P: (262) 391-7653 E: Sarah@hkgi.com LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL Fire Prevention, Code Enforcement, and Public Education “Proudly Serving Neighbors and Friends” November 22, 2023 Sophia Jensen, Planner City of Lake Elmo Re: Preliminary Plat and PUD – At Home Apartments Prepared by: Anthony Svoboda, Fire Marshal Approved by: Dustin Kalis, Fire Chief Applicable Codes:  2020 Minnesota State Fire Code  2020 Minnesota State Building Code  Lake Elmo Fire Department Fire Code Policies  NFPA 13, 2016 edition  NFPA 13D, 2016 edition Fire Department Comments: Roads, Drive Lanes, and Parking Areas  All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and turning radiuses.  Approved fire apparatus roads shall be provided and maintained throughout all development phases in coordination with engineering, public works, planning, and fire departments.  An approved signage and marking plan shall be determined for all No Parking and Fire Lane access roads. On- street parking shall be provided in approved locations following review by Engineering and Public Works. Parking shall be prohibited on both sides of private drive lanes.  All parking areas shall be capable of supporting the imposed load of fire apparatus weighing up to 75,000 pounds. Fire Detection and Suppression  Fire sprinkler systems shall be installed in the townhome buildings 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.  The fire department recommends the installation of fire sprinkler systems within the twin homes in order to achieve the same level of life safety protection within the development.  Fire hydrants shall be provided in approved locations following review by Engineering and Public works. LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL Fire Prevention, Code Enforcement, and Public Education “Proudly Serving Neighbors and Friends” Address and Street Naming Systems  Building address numbers shall be plainly visible from the street fronting the property and shall be contrasting color from the background.  Size and placement of address numbers shall be approved by the fire and planning departments.  Street names and addressing shall be consistent with the Washington County Uniform Street Naming and Property Numbering System. Street names shall be approved by the City of Lake Elmo. Gates, Locks, and Access  Project construction phasing shall accommodate emergency access to the entire construction zone at all times. Questions, clarifications, or the request to provide code documents can be made using the contact information listed below. Respectfully, 1 Nathan Fuerst From:Crain, Lisa <Lisa.Crain@jll.com> Sent:Sunday, December 3, 2023 9:43 PM To:Sophia Jensen Subject:Lake Elmo Public Hearing Cauon: This email originated outside our organizaon; ple ase use cauon. Hello Sophia– I received a leer regarding proposed PUD regarding At Home Apartments. Can you provide the locaon of the development and proposed renderings is available of the complex. I do have several comments regarding the proposed development and the issues with Fields of Arbor Glen complex that was built several years ago. I had purchased my home 4040 Lady Slipper Road when there was no building in the empty cornfield behind my house. I am aware that development would happen behind our homes, but the disregard or no effort to minimize the effect of 3 story building behind our homes was not considered with design, variances granted to the developer that solely benefited the developer, the construcon process and screening between the bu ilding and homeowner’s backyards I know my comments will have minimal affect on how this project moves forward, but hope you would consider remedies to the consistent problems we had during the Fields at Arbor Glen construcon project and how these current and future buildings in our backyards affects our daily lives. 1) Are there any plans for addional road improvements for access around the development. I am hoping the renderings shows vehicle access points out of this new development. 2) Can you PLEASE add addional evergreens to the tree line (this tree line is the only separaon between our lots and buildings. We had requested numerous mes duri ng the Fields of Arbor Glen planning to add trees/evergreens between the building and told the developer is not required to make these requests. Again, this is crucial for screening and to provide some type of privacy for all residents. 3) For 1 year we had loud music starng at 7 am unl 8 pm for the enre spring, summer and fall during construcon of the Fields We had called the police , the construcon supervisor and the city with no resoluon. When you have small children or work fr om home, windows had to be shut and try to find a quiet place to do your daily acvies. I know this is n ot a major concern with the developer, but when you have 6 months of consistent music echoing in the backyards of our homes it was frustrang. I called the pol ice 2 mes to correct the issue and sent numerous emails to the city to address with the construcon supervisor. Unfortunately, there are no ordinances in Lake Elmo that prevent music from being loud on a construcon site. 4) I am not sure on how much trees/bushes will be removed from the natural tree line between the buildings and homes, but please preserve as much as possible. The Fields of Arbor Glen removed many trees/bushes for their building’s set back which defeated any screening for residents. I would highly recommend some type of closed fencing that provides addional privacy and screeni ng on the lot line. We had requested this for the Fields and was told there were no plans for this by the developer. Thank you for your me and look forward to the docu ments. Lisa Crain 4040 Lady Slipper Road You don't often get email from lisa.crain@jll.com. Learn why this is important