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HomeMy WebLinkAbout4b - At Home Apartments Prelim Plat and PUDSTAFF REPORT PLANNING COMMISSION DATE: 12/11/23 TO: Planning Commission FROM: Nathan Fuerst, AICP, Consulting Planner Jenni Faulkner, Senior Consulting Planner AGENDA ITEM: PUBLIC HEARING - Preliminary Plat/Planned Unit Development request by At Home Apartments 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 Land, north of 39th St. N. The development is proposed as a PUD because the developer is requesting flexibility from the VMX zoning regulations to allow multiple buildings on one lot. ISSUE BEFORE THE COMMISSION: The Planning Commission should review and make a recommendation to the City Council for the Preliminary Plat, and Preliminary Planned Unit Development (PUD). 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 Location: Unaddressed parcels north of the intersection of 39th St. N. and Wildflower Drive located on the east and west sides of Wildflower Drive PID#: 1302921210007 (parcel 1) and 12029212200029 (parcel 2) Request: Preliminary Plat/Planned Unit Development (PUD) Site Area: 7.6 acres Land Use Map: Village Mixed Use (V-MU) Current Zoning: VMX Proposed Zoning: VMX/PUD Surrounding: LDR north of parcel 2 | MDR/PUD north of parcel 1 | VMX east, west and south of both parcels Planning Commission Meeting December 11, 2023 Page 2 History: The parcels are undeveloped and currently zoned VMX. The City reviewed the PUD Concept Plan in July 2023 Deadline: Application Complete – 11/3/23 60 Day Deadline – 1/2/2024 Extension Letter – 11/16/23 120 Day Deadline – 3/4/23 Applicable Code: Article 13 – Village Districts Article 18 – Planned Unit Development Regulations Title 103 – Subdivision Regulations 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, 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 Planning Commission Meeting December 11, 2023 Page 3 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 the ordinance and meet the minimum requirements for a PUD. The Applicant has provided a response to the criteria in their narrative calling out criteria 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. Planning Commission Meeting December 11, 2023 Page 4 Required vs. Proposed V-Mx Bulk Standards This project is being reviewed as a single family attached development not on separate lots. While the definition for single family attached calls for separate lots, there is reference to such development not on individual lots in Section 105.12.110. The proposed development has a combination of two-unit buildings, four-unit buildings and a six-unit building. All building types require a Conditional Use in the V-MX district (which can be incorporated into this PUD). Although the development will function like a multi-family development because it’s rental and on single large lots, the development will look and feel like a single family attached development. 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% 37.8% (less Road and Walk) 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 recommends allowing up to 40 feet at FY setback for each double garage serving 2 units. Development Standards for Single-family Attached 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 1,818 square feet per unit using just Lots 1 and 2. c. District setbacks will be met as proposed. Planning Commission Meeting December 11, 2023 Page 5 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. • 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 existing trees and planting of new ones 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. Off street parking will be either enclosed or on driveways and effectively screened from 39th St N. 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. 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 lighted and landscaped consistent with the rest of the development. The City approved a similar development, Prairie Sky, just to the west of this property in spring of 2023. This project will be compatible and was reviewed similarly in terms of design. 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 of the 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. Planning Commission Meeting December 11, 2023 Page 6 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 10 foot separation at the r-o-w line. Parks. §103.00.150 Park Land Dedication Requirements. The City Code requires cash in lieu of land for this zoning district. As such, the dedication requirement will be determined with the final plat. Subdivision Signs. Section 105.12.430 allows one subdivision sign for this residential development with a maximum sign area of 32 sq. ft. One sign is proposed within the 10 foot setback for such signage. There does not appear to be a rationale for deviations to the signage requirements. A condition of approval has been added that the signage is relocated and ultimately conforms with City Code. Landscaping and Tree Preservation. The City’s Consultant Landscape Architect has reviewed the proposed Landscape Plans and provided comments in the memo dated November 27, 2023. Revisions to the plan are recommended to allow for additional review. Specifically, the landscaping plans needs to be revised to meet City Code requirements for screening. Elevations and cross sections will need to be revised to demonstrate conformance with screening of the land use to parcels to the north and west. Additionally, it is anticipated that the approach to screening the east and west parcels are different. The west parcel should focus on vegetative screening with trees being saved and new ones planted. The east parcel does not have enough space for such a buffer, and installation of a fence and new plantings is likely the best approach. 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. Planning Commission Meeting December 11, 2023 Page 7 RECOMMENDED FINDINGS: 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. 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 November 27, 2023. 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 Planning Commission Meeting December 11, 2023 Page 8 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 applicant/developer is responsible, at their own expense, for installing all required right of way improvements. 5. A storm water maintenance and easement agreement in a form acceptable to the City shall be executed and recorded with the final plat. 6. No stormwater impacts shall be created on CSAH 14 (Stillwater Boulevard). 7. The applicant/developer shall pay the required AUAR fee prior to recording 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 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. 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. 11. 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. 12. 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. FISCAL IMPACT: Approval of a Preliminary Plat and Preliminary PUD grant entitlements to a developer. Therefore, there would be no fiscal impact to the City at this time. When the property begins to develop it will have urban services and will pay sewer and water connection charges, building permit fees and the like. 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. Two written comments were on file with the City at the time of this report’s publication. The first comment was a request for the project plans and the second comment contained concerns summarized as follows: • Concern regarding the removal of trees along the northern property boundary. • Concern regarding screening and possible height of future development on the property. • Concern relating to construction impacts including noise, specifically. Planning Commission Meeting December 11, 2023 Page 9 RECOMMENDATION: 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 and policies. Staff is therefore recommending the Planning Commission take the following action for the proposed project at PIDs 13.029.21.22.0029 and 13.029.21.21.0007. Staff acknowledge the Planning Commission’s concerns regarding water appropriations. If the Planning Commission finds that 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. 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 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. If concerns regarding the subdivision relate to the timing of the development relative to the City’s water appropriations permit by the MnDNR, the Planning Commission could consider a recommendation that the Preliminary Plat and PUD be approved, but that final approvals cannot occur until such time as the City is conforming to its state water appropriations. Preliminary PUD/Preliminary Plat Staff recommends conditional approval of this development. The Planning Commission should recommend approval of the proposed preliminary PUD plan and preliminary plat for the subject property with the recommended findings and conditions of approval listed in the staff report. “Motion to recommend approval of the preliminary PUD plan and preliminary plat as requested by At Home Apartments for the subject property based on the findings of fact and recommended conditions of approval listed in the staff report.” ATTACHMENTS: 1. Draft PUD Ordinance 2. Application Narrative 3. Preliminary Plat and PUD Plans 4. Unit elevations and floor plans 5. Fire Chief Memo 6. Landscape Architect Memo 7. City Engineer Memo CITY OF LAKE ELMO COUNTY OF WASHINGTON STATE OF MINNESOTA ORDINANCE NO. XX-YYY 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 VMT – 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 __ Principal Structures, and Lot 1, Block 2 is limited to __ Principal Structures. 2. Land Use – Principal uses on the property shall be limited to Single Family Attached for all of Lake Elmo Townhomes 8 First Addition, Washington County, Minnesota. 3. Accessory Uses - Accessory uses shall be incidental to the principal use of this property as described in Section 2.1, above. Accessory structures are allowed as permitted in the City Code. 4. 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. SECTION 4. Effective Date. This ordinance shall become effective immediately upon adoption and publication in the official newspaper of the City of Lake Elmo. SECTION 5. Adoption Date. This Ordinance XX-YYY was adopted on this ___ day of _________________, 2023, by a vote of ___ Ayes and ___ Nays. Ordinance No. XX-YYY LAKE ELMO CITY COUNCIL __________________________________ Charles Cadenhead, Mayor ATTEST: _____________________________________ Julie Johnson, City Clerk This Ordinance XX-YYY was published on the ______ day of __________________, 2023 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 Village 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 the 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 not 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 appointments, 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 readily 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 within 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 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. 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 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. 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 Applicant 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. The 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 39th 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 being 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 size 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 sewer 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 outside 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 Comprehensive 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 the 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 construction 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 & PLANNED 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 & PLANNED 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 considered 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 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 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 capacity 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 footprint. 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 an 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. 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 COMMENTSALL............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 ASTREET BSTREET A2854208 1126667273 492071497216710811366136170 2368325 628591 179236444320108013850302 275 45044WILDFLOWER DRIVE N.SUNFLOWER LANE N.39TH STREET N .39TH STREET N.35B-B66R/WR62R46 R62R463 5 B - B 66R/W60R/W70R/W5' SIDEWALK5' SIDEWALK8' TRAIL 8' TRAIL3220 423030303025121515132525N:\0040496.00\DWG\CIVIL\0040496PP01.DWG 382PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8PRELIMINARY PLAT1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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" = 50'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.· EXISTING ZONING: V-MX-VILLAGE MIXED USE· PROPOSED ZONING: V-MX-VILLAGE MIXED USE· GROSS SITE AREA: 7.57 AC OUTLOT A:0.58 AC2.38 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 1:3.10 AC LOT 1, BLOCK 2:1.51 AC R/W:LOT STANDARDSSETBACKSFRONT ADJ R/WSIDE ADJ R/WREARSTANDARD25'25'10' SSTSSFOFOSS SRE=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 SFOFOSS SWATWATWATWATWATWATWATWATWAT WATWATWATWATRE=928.78IE E/W 12" PVC=911.98IE N 12" PVC=911.98RE=936.46IE 10"PVC=913.66RE=934.60IE 10" PVC=912.70GAS LINEMARKRE=928.56IE 12" PVC=910.06RE=929.25IE 12" PVC=910.55RE=930.52IE 12" PVC=910.72SANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSANSANSANSANWATWATWATWATWATWATWATWATWATWATWATSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOWATWATWATWATWATWATWATWATWATWATWATSTO8" 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 937937937 937 938938938938938938 938938939939939 939939939939939941941 941 941941942942942942943943944946 925930 924926927928929 931 930935929931 93293393493 0 935 931 932 933 934 936 935935934936936937937940 940938941 941942 942\\\N:\0040496.00\DWG\CIVIL\0040496EX01.DWG 383PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8EXISTING CONDITIONS &REMOVALS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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" = 50'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.PROPERTY 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 SWATWATWATWATWATWATWATWATWATWAT WATWATWATGAS LINEMARKSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSANSANSANSANWATWATWATWATWATWATWATWATWATWATWATSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOWATWATWATWATWATWATWATWATWATWATWATSTOSSANWATSANSTOSTOSTOSTOSTOWATSS1234567891011121314151617181920212223242526272829303132333435363738394041 42434445464748495051525354555657585960616263646566676869707172737475767778798081828384858687888990919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135136 2143658727282421222625231920141315161718910111287654321121110920191817BLOCK 1BLOCK 2LOT 1LOT 1OUTLOT ASTREET BSTREET AWILDFLOWER DRIVE N.SUNFLOWER LANE N.39TH STREET N .39TH STREET N.13 14 15 16 PPPPPPPPPPPPPP SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SFSFSFSFSFSFSF5001500250035004500550065007500850095010501150125013501450155016501750185019502050215022502350245025502650275028502950305031503250335034503550365037503850395040504150425043504450455046504750485049505050515052505350545055505650575058505950605061506250635064506550665067506850695070507150725073507450755076507750785079508050815082508350845085508650875088508950905091509250935094509550965097SILT 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, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8TREE PRESERVATIONPLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225377410/31/23NICHOLAS 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" = 50'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.DENOTES 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, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8TREE PRESERVATIONDATA1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225377410/31/23NICHOLAS 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 ##02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.TREE 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 HWLHWLHWLHWLHWLHWLHWLHWL HWLHWLHWLHWLHWLGAS GASGAS GAS GASGASGAS GAS GASXXX XXXXXX SSTSWILDFLOWER DRIVE (PUBLIC RIGHT OF WAY)18192024252930313437383941424344454748 505152535758596066747576777879808182838485868790919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135 136STREET A25'66'R.O.W.32'F-F15'58'50'75'13.21'33'29'6' WIDE CONC. SIDEWALK(TYP.)5' WIDE CONC. SIDEWALKR45'R62'4-PLEX PATIOHOME(TYP.)32'F-F66'R.O.W.25'54'34' WIDEMAX. AT ROW50'25'6' WIDE CONC. SIDEWALK(TYP.)SURMOUNTABLECURB & GUTTERCONCRETE PED RAMPCONCRETE PED RAMPSTREET BCONCRETE VALLEY GUTTERCONCRETE VALLEY GUTTERINFILTRATION 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 DATEPPSST585960SEE INSET ON SHEET 6 FOR SIDEWALK CONTINUATIONSUNFLOWER LANEWILDFLOWER DRIVE BLOCK 2 OUTLOT TABLEOUTLOTAGROSSAREAUSEOWNERSHIPSTORMWATERCITY25,129 SF/0.58 AC·EXISTING ZONINGVMX, VILLAGE MIXED USE·PROPOSED ZONINGPUD·GROSS SITE AREA330,308 SF (7.58 AC)STREET R.O.W.1.51 ACEXISTING UTILITY EASEMENTS0.71 AC·NET SITE AREA5.36 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 SFPROVIDED112,560 SFSITE DEVELOPMENT DATAMINIMUM LOT WIDTH-75'/BLDG75'/BLDG75*5=37575*9=675PATIOS ±2,880 SF3,650 SF5,950 SF25'10'25'10'OPEN SPACE*GREEN SPACE ±40,771 SF (39.4%)63,779 SF46,478 SF (34.4%)73,501 SF112,378 SF (42.6%)162,409 SFN:\0040496.00\DWG\CIVIL\0040496SP01.DWG 386PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8SITE PLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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" = 30'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.LOT AREALOT STANDARDSREQUIRED LOT WIDTHPROVIDED LOT WIDTHIMPERVIOUS COVERAGEDRIVEWAY ±HOMES ±SETBACKSFRONTSIDE INTERIOR LOTSIDE CORNER LOTREARSTANDARDBLOCK 1, LOT 2BLOCK 2, LOT 1TOTAL103,488/2.38 AC SF135,062 SF/3.10 AC263,679 SF/6.07 AC1,140'770'25'10'25'10'38.3%26,640 SF10,140 SF44.2%42,100 SF14,230 SF37.8%69,370 SF24,370 SF------OUTLOT A25,129 SF (100%)25,129 SF/0.58 AC0%------25,129 SF-----*OPEN SPACE AVAILABLE TO RESIDENTS FOR RECREATIONAL PURPOSES OUTSIDE OF ROW AND UNDERGROUND UTILITYEASEMENTSPROPERTY 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 2143658727282421222625231920141315161718910111201936.10935.50935.00934.50936.10933.00933.25936.10934.25933.00934.25935.25PPPPPPPPPH W L HWLHWLHW L HWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWL STSFOFOS SWILDFLOWER DRIVE 39TH STREET NORTH (PUB L IC R IGHT OF WAY ) (PUBLIC RIGHT OF WAY)GAS LINEMARKCOMMON ELEMENT60959625'STREET A25'66'R.O.W.32'F-F15'58'50'11'150'58'25'15'75'69'52'69'26'13'26'69 '19'25'33'TWIN HOME(TYP.)4-PLEXPATIO HOME(TYP.)6-PLEXPATIO HOME(TYP.)6' WIDE CONC. SIDEWALK(TYP.)R60'R45'5' WIDE CONC. SIDEWALK54'50'25'6' WIDE CONC. SIDEWALK(TYP.)SURMOUNTABLECURB & GUTTERCONCRETE PED RAMPCONCRETE PED RAMPCONCRETE VALLEY GUTTERCONCRETE VALLEY GUTTERINFILTRATION 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 HIGH WATER CONTOUR(CONTAINED IN STRUCTURE IF NOT SHOWN)POND 100-YR HWL1111111MONUMENT SIGN LOCATIONDIMENSIONS TO BE DESIGNEDAT A LATER DATEN:\0040496.00\DWG\CIVIL\0040496SP01.DWG 387PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8SITE PLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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" = 30'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.PROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELEXISTINGPROPOSEDSITE LEGEND1 CATCH BASIN HIGH WATER LINE (REFERENCE TABLE ON SHEET 18)SITE KEYNOTES1 N:\0040496.00\DWG\CIVIL\0040496DT01.DWG 388PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8DETAILS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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 ##02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.TYPICAL STREET SECTIONSI26LAST REVISED:08/15/172.5% SLOPE33'R/W16'9.5'BOULEVARD5'SIDEWALK10'DRAINAGE & UTILITYEASEMENT1'2.5% SLOPE33'R/W16'66' R/W6" TOPSOIL & SOD BOULEVARD(TYP.)SURMOUNTABLE CONCRETE CURB & GUTTER(TYP.)REFER TO PLAN SHEET FOR DIMENSIONS2% SLOPECLTYPICAL STREET SECTION4% SLOPE9.5'BOULEVARD5'SIDEWALK10'DRAINAGE & UTILITYEASEMENT1'2% SLOPE4% SLOPEN.T.S.SEE PLAN0.67'17' MIN.(VARIES)3'1: 1SUITABLE BEARING SOIL(TYP.)ENGINEERED FILLEL. OF GROUND 0.5 FEETBELOW GARAGE SLABUNLESS OTHERWISE NOTED.VARIESVARIESSETBACK 3'0.5' TOPSOIL12' TO SUBGRADEGARAGE FLOOR EL.ENGINEERED FILLSUITABLE BEARING SOIL(TYP.)FINISHED GRADE FOR PADFINISHED GRADE AFTER HOUSEVARIESR.O.WVARIESVARIESL ROADWAYC1:11: 1 ENGINEERED FILLBASEMENT FLOOR (FB & SE ONLY)3:1 MAX.FULL BASEMENT (FB), SPLIT ENTRY (SE) & SLAB ON GRADE (SOG)2"CONCRETE SIDEWALKSI08NOTES:1.SEE ARCHITECTURAL PLANS FOR WALK SCORING AND JOINT LAYOUT.2.WALK SHALL BE PER MnDOT SPEC 2521 MIX NO. 3A32 WITH A 28-DAY DESIGN STRENGTH OF 3900-PSI.LAST REVISED:08/15/17FINISH GRADESEE PLAN5" CONCRETE WALK WITHCONTRACTION JOINTS EVERY 5' ANDEXPANSION JOINTS EVERY 100' OR AT90° INTERSECTIONS2% CROSS SLOPE6" MIN.5" MNDOT SPEC 3138 CLASS 5AGGREGATE BASE4" SCH. 40 PVC PERFORATED EDGE DRAIN WITHTYPICAL 4-ROW PATTERN HOLES MNDOT SPEC3245. TYPE I GEOTEXTILE SOCK (MNDOT SPEC.3733) PLACED AROUND EDGE DRAIN PIPE.5" CONCRETE SIDEWALK PAVEMENT SECTION6" THICK CONCRETE SECTION AT DRIVEWAYS5" THICK CLASS 6 BASE PER LAKE ELMO DESIGN STANDARDS1.5" MNDOT 2306 TYPE SPBIT. WEARING COURSE MAXAGGREGATE SIZE A, TRAFFICLEVEL 2, ASPHALT GRADE C2" MNDOT 2360 TYPE SP BIT.NON-WEARING COURSE MAX AGGREGATESIZE B, TRAFFIC LEVEL 2, ASPHALT GRADE C6" AGGREGATE BASE, CL. 6, 100% CRUSHED STONE AGGREGATE (MNDOT SPEC. 3138)12" SELECT GRANULAR BORROW (MNDOT SPEC. 3149.2B)SUBGRADE TESTED AND APPROVED IN ACCORDANCE WITH CITY STANDARD SPECIFICATIONSTACK COAT N:\0040496.00\DWG\CIVIL\0040496DT01.DWG 389PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8DETAILS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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 ##02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS. N:\0040496.00\DWG\CIVIL\0040496DT01.DWG 3810PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8DETAILS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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 ##02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.FILTER CLOTH 4'ABOVE SOURCEOF WATERMIN. 4" OVERLAPLAST REVISED:04/20/21GD21BERMWATER TABLE15 4"20 6"25 6"30 8"35 8"45 10"NOTES:1.MATS/BLANKETS SHOULD BE INSTALLED VERTICALLY DOWNSLOPE.2.SLOPE SURFACE SHALL BE FREE OF ROCKS, CLODS, STICK AND GRASS.3.MATS/BLANKETS SHALL HAVE GOOD SOIL CONTACT.4.LAY BLANKETS LOOSELY AND STAKE OR STAPLE TO MAINTAIN DIRECT CONTACT WITH THE SOIL.5.DO NOT STRETCH.SLOPE RATIO2:1 (H:V)>2:1 - 1:1STAPLES/YARD1.2 STAPLES1.7 STAPLESSPACING FOR STAPLESSTAPLELENGTHCATEGORYOFBLANKETTYPICAL SLOPE SOIL STABILIZATIONISOMETRIC VIEWTAMP DIRTOVER MAT/BLANKETVARIESNON-WOVEN GEOTEXTILEFILTER FABRIC UNDERTYPICAL TREATMENTGENERALSTAPLEPATTERNVARIES 4'VARIES12"TEMPORARY EROSION BLANKETSTURF REINFORCEMENT MATS FOR SLOPESWET SLOPE LININGVARIES LAST REVISED:10/10/22RIPRAP OVERFLOWNOTES:1.INSTALL RIPRAP PER MNDOT SPEC 36012.RIPRAP SHALL BE CLASS II PER MNDOT SPEC 3601GD33POND/BASINPLANEMERGENCY OVERFLOW ELEVATION(SEE PLAN FOR ELEV.)INSTALL RIP-RAP DOWN TOTHE EXISTING GROUND TIE-INFILTER FABRICRIPRAPTOP OF POND/BASIN4:14:1POND/BASINEXISTING GROUND5'FILTER FABRICPROFILE VIEWSIDE VIEW10'RIPRAP10'OR PER PLANEMERGENCY OVERFLOW ELEVATION(SEE PLAN FOR ELEV.)TOP OF POND/BASIN N:\0040496.00\DWG\CIVIL\0040496DT01.DWG 3811PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8DETAILS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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 ##02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS. N:\0040496.00\DWG\CIVIL\0040496DT01.DWG 3812PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8DETAILS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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 ##02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.4'LAST REVISED:06/30/23ST09OUTLET CONTROL STRUCTURE - 301A15" OUTLET PIPEAAAMIN. 2 CU YARDSRIPRAP CLASS 3#5 SMOOTH BAR @ 4" O.C.EACH WAY(PROVIDE 3 1/4" x 3 1/4"OPENING)HOT DIPPED GALVANIZEDGRATE IN 2 SECTIONS1/4" x 1" FLAT BAR(ROLLED TO PROVIDEOUTER RING)PROVIDE 4 1/2" SSANCHOR BOLTSw/ CLIPSOUTSIDE MH WALLTO FLAT BAR = 1"5"6"SECTION A-AELEVATIONPLANPLAN9"8"15" INLET PIPEINV=925.50INV=929.00INV=923.00WEIR WALLINV=927.258" WEIR WALLORIFICEINV=925.50 N:\0040496.00\DWG\CIVIL\0040496DT01.DWG 3813PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8DETAILS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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 ##02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS. N:\0040496.00\DWG\CIVIL\0040496DT01.DWG 3814PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8DETAILS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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 ##02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS. N:\0040496.00\DWG\CIVIL\0040496DT01.DWG 3815PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8DETAILS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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 ##02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS. N:\0040496.00\DWG\CIVIL\0040496DT01.DWG 3816PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8DETAILS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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 ##02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS. 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 STSSSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STOSS181920242529383941 485053575866747576777879808182838485868790919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135 136930 935935935940 940 940 9 2 9 931 9 3 2 93 2 933 933 934934936 936937937937 93 7 938938938 9 38 939939939 939939941941 941 935 934 936 934012127280123487654321121110920191817STREET BWILDFLOWER DRIVE N.39TH STREET N.13 14 15 16 936.10936.10938.25939.50942.00942.00939.50938.25939.25939.25942.00 942.00 PPPPPPHWL HWLHWLHWLHWLHWLHWLHWLHWL HWLHWLHWL924936936 935936 93 7 93 8940940936936937937938938938938939939939941941941941942942942942 935 940936 937 938 939 939939941942935936937938938.51937.88937.73937.48934.77934.76937.46937.46934.56934.57E.O.F.930.00939.68939.47938.11937.71934.85935.28934.81937.15936.62935.83938.30929.58929.29934.72935.71938.11929.29929.60938.28935.49935.28935.83936.62937.15939.68939.47937.71E.O.F.934.85935.28934.81E.O.F.938.50E.O.F.934.96E.O.F.935.062.00%2.53%E.O.F.940.13933.85938.72E.O.F.935.23934.11934.46934.91934.91936.732.39%2.00%2.00%5.15%2.00%935936 937934.94939.852.00%2.00%938.65935.30939.75937.532.00%2.63%2.00%2.80%3.84%E.O.F.937.90E.O.F.935.97933.43933.43938.33938.72938.882.53%935.48931.21930.901.29%STORMWATER BASINTOP = 931.00EOF = 930.00HWL = 929.14BOT = 924.00SB-9SB-13SB-8SB-7SB-14SB-15SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SFSFSFSFSFSFSFSF SF SF SF SF SFSFSFSFSF SFSFSFSFSFSF SF SF SF SF SF SFSFSFSFCORNER OF BUILDINGTO HAVE EXPOSEDFOUNDATIONMISC MISC MISC MISCMISCMISCPUG PUG PUG PUG PUG SANSANSANSANSANSANSANSTOSTOSTOSTOSTOSTOSTO9350101WILDFLOWER DRIVE N.936 935936.62935.83934.72935.71935.49935.28935.83936.62E.O.F.934.96E.O.F.935.06E.O.F.935.23935935.47935.12934.77934.76934.88935.34935.08934.87935.64935.73936.15935.52935.05934.56935.00934.57934.76934.95935.19935.17935.68935.49E.O.F.935.97935.48SFSF SFSFN:\0040496.00\DWG\CIVIL\0040496GD01.DWG 3817PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8GRADING & DRAINAGEPLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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 3'0'30'60'90'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.EXISTINGPROPOSEDGRADING 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 STSSFOSS SSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STOSTOSTOSTOSTOSTOSTOSTOSAN575859609495969798135 136930 935929931932933934 936937 930929931 93293393 0 935931932933934 936 935934936012345 21436587272824212226252319201413151617189101112012120STREET AWILDFLOWER DRIVE N.39TH STREET N .936.10935.50935.00934.50936.10933.00933.25936.10934.25933.00934.25938.25939.25935.25PPPPPPPPPH W L HWLHWLHW L HWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWL925930 935924926927928929931931931931931932932932 932933933933934934934934934936936 932932933935931932933933933934936937938935936937938935 933934936934.77934.76931.07931.19930.18931.06929.80934.56934.57930.70E.O.F.930.00934.85935.28934.81937.15936.62935.83938.30933.39930.85930.68929.13929.58929.29934.72935.71929.29929.60929.13930.68930.85933.39938.28935.49935.28935.83936.62937.15E.O.F.934.85935.28934.81E.O.F.930.56E.O.F.930.68E.O.F.934.96E.O.F.935.06933.85E.O.F.930.48934.00931.43930.84929.62E.O.F.931.25930.02929.89929.46932.86934.29934.24934.70934.27932.02933.74932.23931.04E.O.F.935.23934.11934.46932.16932.84932.84934.91934.912.00%935936 937934.942.00%2.00%E.O.F.932.33930931931930 931 932 93293293 3 932.17932.0016.63%21.83%10.08%13.56%14.33%2.80%3.84%E.O.F.935.97929.49929.49932.46932.93933.43933.43929.41929.78932.03930.860.74%1.09%STORMWATER BASINTOP = 931.00EOF = 930.00HWL = 929.14BOT = 924.00SB-1SB-2SB-3SB-12SB-4SB-5SB-6SB-10SB-11SB-16SB-9SB-13SB-8SB-7SB-14SFSFSFSFSFSFSFSF SF SF SF SF SFSFSFSFSFSFSFSFSFSF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFS FSFSFSFSFSFSFSFSFSFSFSFSFSFSF SF SF SF SFSFSFSFN:\0040496.00\DWG\CIVIL\0040496GD01.DWG 3818PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8GRADING & DRAINAGEPLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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 ##02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.CONSTRUCTION PLANS0'30'60'90'GRADING & DRAINAGE NOTES1.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.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-SF302ASTRUCTURESTORM SEWER CASTING SCHEDULENUMBERRIM ELEV.SIZEINLET 100-YR HWL933.9627"934.01206930.6927"931.13205929.4748"929.63204929.3148"929.43203929.6548"929.93202929.9772"930.28307933.7048"933.94305936.5827"936.82311935.1527"935.40310934.8127"934.96 939.68939.47938.11937.71934.85935.28934.81937.15936.62935.83938.30929.58929.29934.72935.71937.15939.68939.47937.71E.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 93 7 938938938 9 3 8 938939939 939939941941 935 933 934 936 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 LINEMARKSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATSTO18192024252930313437383941 4243444547 48505152535758596066747576777879808182838485868790919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135 136SFSFSFSFSFSFSFSFSFSFSFSFSF SF SF SF SF SF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SFSFSFSFSFSFSFSF SF SF SFSFSFSFSFSFSF935.48931.21930.90SILT 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, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8INITIAL EROSIONCONTROL PLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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" = 30'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.PROPERTY 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 FOFOSS SWATWATWATWATWATWATWATWATWATWATWATWAT WATWATWATWATSUNFLOWER LANEWILDFLOWER DRIVE 39TH STREET NORTH (PUBL IC R IGHT OF WAY ) (PUBLIC RIGHT OF WAY)(PUBLIC RIGHT OF WAY)GAS LINEMARKSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSANSANSANSANWATWATWATWATWATWATWATWATWATWATWATWATWATWATSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO WATWATWATWATWATWATWATWATWATWATWATWATWATSTOSSANWATSANWATSTOSTOSTOSTOSTOSTOSTOWAT16061629596136SFSF SFSFSFSFSFSFSF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFS FSF SFSFSFSFSFSFSFSFSFSFSF SF SF SFSFSFSFSFSFSFSFSFSFSF SF SFSFSFSFSFSFSFSFSFROCK 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, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8INITIAL EROSIONCONTROL PLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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" = 40'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.EROSION 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 1HWLHWL HWLHWLHWLHWL HWLHWL39TH STREET NORTH(PUBLIC RIGHT OF WAY)2,069 CY TOPSOIL STOCKPILENEARBY AHA OWNED 32 ACRE PARCEL TO BE USED FOR STOCKPILESROCK CONSTRUCTION ENTRANCES F S F S FSF SFS F SF SF SF SFSFLAKE ELMOTOWNHOMES 839TH STREET NORTHS T I L LWA T ER B LVD /H IGHWA Y 1 4PROTECT EXISTING FIRE HYDRANTN:\0040496.00\DWG\CIVIL\0040496EC03.DWG 3821PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8OFF-SITE TOPSOILSTOCKPILE PLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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" = 50'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.PROPERTY 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 0121272887654321121110920191817STREET B26,819 sf103,501 sf25,116 sf2854 2081126667273 10811366136170108013850302275 45044WILDFLOWER DRIVE N. 13 14 15 16 936.10936.10938.25939.50942.00942.00939.50938.25939.25939.25942.00 942.00 PPPPPPHWL HWLHWLHWLHWLHWLHWLHWLHWL HWLHWLHWL936936 935936 93 7 93 8940940936936937937938938938938939939939941941941941942942942942 935 940936 937 938 939 939939941942935936937938E.O.F.930.00939.68939.47938.11937.71934.85935.28934.81937.15936.62935.83938.30929.58929.29934.72935.71938.11929.29929.60938.28935.49935.28935.83936.62937.15939.68939.47937.71E.O.F.934.85935.28934.81E.O.F.938.50E.O.F.934.96E.O.F.935.062.00%2.53%E.O.F.940.13933.85E.O.F.935.23934.112.39%2.00%2.00%5.15%2.00%935936 937934.942.00%2.00%2.00%2.63%2.00%2.80%3.84%E.O.F.937.90E.O.F.935.97933.43933.43938.72938.882.53%930 935935935940 940 940 9409 2 9 931 9 3 2 933 934 936936937937 937937 93 7 938938938938938 93 8 938939939939 939939939939941941 941 941942935 934 936 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) SANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATSTO1819202425293031343738394142434445 4748505152535758596066747576777879808182838485868790919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135 136SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SFSFSFSFSFSFSFSFSF SF SF SF SF SFSFSFSFSF SFSFSFSFSFSF 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, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8FINAL EROSIONCONTROL PLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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" = 30'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.PROPERTY 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 2143658727282421222625231920141315161718910111220STREET AWILDFLOWER DRIVE N.39TH STREET N .936.10935.50935.00934.50936.10933.00933.25936.10934.25933.00934.25935.25PPPPPPPPPH W L HWLHWLHW L HWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWL925930 935924926927928929931931931931931932932932 932933933933934934934934934936936 932932933935931932933933933934936937938935936937938935 933934E.O.F.930.00934.85935.28934.81937.15936.62935.83938.30933.39930.85930.68929.13929.58929.29934.72935.71929.29929.60929.13930.68930.85933.39938.28935.49935.28935.83936.62937.15E.O.F.934.85935.28934.81E.O.F.930.56E.O.F.930.68E.O.F.934.96E.O.F.935.06933.85E.O.F.930.48E.O.F.935.23934.112.00%935936 937934.942.00%930931931930 931 932 93293293 3 932.17932.0016.63%21.83%10.08%13.56%14.33%2.80%3.84%E.O.F.935.97929.49929.49932.46932.93933.43933.43929.41929.78930 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 (PUB L IC R IGHT OF WAY ) (PUBLIC RIGHT OF WAY)GAS LINEMARKSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATSTOWATSAN16061629596136SFSF SFSFSFSF SF SF SF SF SFSFSFSFSFSFSFSFSFSFSF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF 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, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8FINAL EROSIONCONTROL PLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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" = 30'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.PROPERTY 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 2132728260123487654321121110920191817BLOCK 1LOT 113 14 15 16 936.10936.10936.10938.25939.50942.00942.00939.50938.25939.25939.25942.00 942.00 PPPPPPP MISC MISC MISC MISC MISCMISCMISCMISCMISCPUGPUGPUGPUGMISCMISCMISCGASGASGAS XXX XXPUG PUG PUG PUG PUG PUG SSANSANSANSANSANSANSANSANSAN STOSTOSTOSTOSTOSTOSTOSTOSTOWATWATWATWATWATWATWAT8" DIP 935.48STREET BSTREET AWILDFLOWER DRIVE N.8"x 8" CROSS8"x 6" REDUCERHYD. W/AUX. VALVEGRND ELEV=938.99 LF - 6" DIP8"-45° BEND8"-45° BEND8"-45° BEND8"-45° BEND8"-45° BEND8" GATE VALVE8" GATE VALVE8"x 6" TEEHYD. W/AUX. VALVEGRND ELEV=936.310 LF - 6" DIP8" GATE VALVE8" GATE VALVE75 LF-8" DIP22 LF-8" DIP35 LF-8" DIP14 LF-8" DIP262 LF-8" DIP226 LF-8" DIP6 LF-8" DIP6 LF-8" DIP6 LF-8" DIPMH-3MH-2CONSTRUCT MANHOLE OVEREXISTING 10" PVC. CONTRACTOR TOFIELD VERIFY SIZE TYPE & LOCATION.CONNECT TO EXISTING8" DIP. CONTRACTORTO FIELD VERIFY SIZETYPE & LOCATION.CONNECT TO EXISTING8" DIP. CONTRACTOR TOFIELD VERIFY SIZE TYPE& LOCATION.MH-1STREET B90591091592092593093594094595095501234SANITARY MH-3RE=938.44IE=928.44 (SE)DEPTH=10.0093 LF-8" PVC SDR 35 @ 0.50%SANITARY MH-2RE=937.94IE=927.87 (E)IE=927.97 (NW)DEPTH=10.07 253 LF-8" PVC SDR 35 @ 1.29%SANITARY MH-1 RE=935.70 IE=917.44 (E) IE=913.02 (S) IE=913.02 (N) IE=924.61 (W) DEPTH=22.68 MIN. COVER =7.5 4.4 VF OUTSIDE DROP11.8 VF OUTSIDE DROPEX. EX. EX.8" DIP WM9059109159209259309359409459509555N:\0040496.00\DWG\CIVIL\0040496UT01.DWG 3824PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8SANITARY SEWER &WATERMAIN PLAN &PROFILE1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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.com29.999993'6' OR 3'0'30'60'90'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.SANEXISTINGPROPOSEDSANITARY SEWERSTOSTORM SEWERWATWATER MAINWATHYDRANTDRAIN TILEUTILITY LEGEND1.THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO CONSTRUCTION ANDNOTIFY THE OWNER OF ANY DIFFERENCES.2.UNLESS OTHERWISE NOTED, ALL MATERIALS, CONST. TECHNIQUES AND TESTING SHALLCONFORM TO THE 2013 ED. OF THE "STANDARD UTILITIES SPECIFICATIONS FOR WATER MAINAND SERVICE LINE INSTALLATION AND SANITARY SEWER AND STORM SEWER INSTALLATION BYTHE CITY ENGINEERING ASSOCIATION OF MINN." AND TO THE "STANDARD SPECIFICATION FORHIGHWAY CONSTRUCTION" MINN. DEPT. OF TRANS., AUGUST 31, 2016 INCLUDING THECURRENT ADDENDUM. THE CONTRACTOR SHALL BE REQUIRED TO FOLLOW ALL PROCEDURESAS OUTLINED BY THE LOCAL AGENCY.3.THE CONTRACTOR SHALL RECEIVE THE NECESSARY PERMITS FOR ALL WORK OUTSIDE OF THEPROPERTY LIMITS.4.VERIFY EXISTING INVERT LOCATION & ELEVATION PRIOR TO BEGINNING CONSTRUCTION.5.THE CONTRACTOR SHALL CONTACT "GOPHER STATE ONE CALL" FOR FOR UTILITY LOCATIONSPRIOR TO UTILITY INSTALLATION.6.ALL SANITARY SEWER SERVICES SHALL BE 4" PVC SCH. 40 AND ALL WATER SERVICES SHALL BE 1"TYPE K COPPER UNLESS OTHERWISE NOTED.UTILITY NOTESSDTSTREET B EXISTING GROUNDFINISHED GROUND 012345 21436587272824212226252320141315161718910111201120LOT 1936.10935.50935.00934.50936.10933.00933.25936.10934.25933.00934.25938.25939.25935.25PPPPPH W L HWLHWLHW L HWLHWLHWLHWLHWLHWLHWLMISCMISC MISC MISC MISC MISC MISC MISC MISCMISCMISCPUG PUG PUG PUG PUG PUG PUG PUG PUGS FOSWATWATWATSANSANSANSANSANSANSANSANSANSANSANSANSANSANSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOWATWATWATWATWATWATWATWATWAT8" DIP 8"SANCOMMON ELEMENT1236364935.48STREET BSTREET AWILDFLOWER DRIVE N.8"x 8" CROSS8"-45° BEND8"-45° BEND8"-45° BEND8"-45° BEND8" GATE VALVE8" GATE VALVE8"-45° BEND8"-45° BENDHYD. W/AUX. VALVEGRND ELEV=930.915 LF - 8" DIP8"-45° BEND8"x 6" REDUCER8"x 6" TEEHYD. W/AUX. VALVEGRND ELEV=936.310 LF - 6" DIP8" GATE VALVE48 LF-8" DIP71 LF-8" DIP97 LF-8" DIP 22 LF-8" DIP35 LF-8" DIP14 LF-8" DIP262 LF-8" DIP6 LF-8" DIP6 LF-8" DIP6 LF-8" DIPMH-4MH-6MH-7MH-8CONSTRUCT MANHOLE OVEREXISTING 10" PVC. CONTRACTOR TOFIELD VERIFY SIZE TYPE & LOCATION.CONNECT TO EXISTING8" DIP. CONTRACTORTO FIELD VERIFY SIZETYPE & LOCATION.MH-1MH-590591091592092593093594094595090591091592092593093594094595001234567SANITARY MH-8 RE=930.47 IE=920.47 (N) DEPTH=10.00 SANITARY MH-7 RE=931.43 IE=919.98 (S) IE=919.88 (N) DEPTH=11.55 98 LF-8" PVC SDR 35 @ 0.50%SANITARY MH-6 RE=932.14 IE=919.56 (S) IE=919.46 (NW) DEPTH=12.6864 LF-8" PVC SDR 35 @ 0.50%SANITARY MH-4 RE=933.10 IE=918.93 (E) IE=918.84 (W) DEPTH=14.26 40 LF-8" PVC SDR 35@ 0.50%SANITARY MH-1RE=935.70IE=917.44 (E)IE=913.02 (S)IE=913.02 (N)IE=924.61 (W)DEPTH=22.68279 LF-8" PVC SDR 35 @ 0.50%MIN. COVER =7.54.4 VF OUTSIDE DROP11.6 VF OUTSIDE DROPSANITARY MH-5 RE=932.59 IE=919.26 (SE) IE=919.16 (W) DEPTH=13.4345 LF-8" PVC SDR 35 @0.50%EX.EX.EX.8" DIP WMN:\0040496.00\DWG\CIVIL\0040496UT01.DWG 3825PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8SANITARY SEWER &WATERMAIN PLAN &PROFILE1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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 ##02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.CONSTRUCTION PLANS0'30'60'90'SANEXISTINGPROPOSEDSANITARY SEWERSTOSTORM SEWERWATWATER MAINWATHYDRANTDRAIN TILEUTILITY LEGEND1.THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO CONSTRUCTION ANDNOTIFY THE OWNER OF ANY DIFFERENCES.2.UNLESS OTHERWISE NOTED, ALL MATERIALS, CONST. TECHNIQUES AND TESTING SHALLCONFORM TO THE 2013 ED. OF THE "STANDARD UTILITIES SPECIFICATIONS FOR WATER MAINAND SERVICE LINE INSTALLATION AND SANITARY SEWER AND STORM SEWER INSTALLATION BYTHE CITY ENGINEERING ASSOCIATION OF MINN." AND TO THE "STANDARD SPECIFICATION FORHIGHWAY CONSTRUCTION" MINN. DEPT. OF TRANS., AUGUST 31, 2016 INCLUDING THECURRENT ADDENDUM. THE CONTRACTOR SHALL BE REQUIRED TO FOLLOW ALL PROCEDURESAS OUTLINED BY THE LOCAL AGENCY.3.THE CONTRACTOR SHALL RECEIVE THE NECESSARY PERMITS FOR ALL WORK OUTSIDE OF THEPROPERTY LIMITS.4.VERIFY EXISTING INVERT LOCATION & ELEVATION PRIOR TO BEGINNING CONSTRUCTION.5.THE CONTRACTOR SHALL CONTACT "GOPHER STATE ONE CALL" FOR FOR UTILITY LOCATIONSPRIOR TO UTILITY INSTALLATION.6.ALL SANITARY SEWER SERVICES SHALL BE 4" PVC SCH. 40 AND ALL WATER SERVICES SHALL BE 1"TYPE K COPPER UNLESS OTHERWISE NOTED.UTILITY NOTESSDTSTREET A EXISTING GROUNDFINISHED GROUND 0122143272826250123487654321121110920191817BLOCK 113 14 15 16 936.10935.50936.10936.10938.25939.50942.00942.00939.50938.25939.25939.25942.00 942.00 PPPPPPPPHWL MISC MISC MISC MISC MISC MISCMISCMISCMISCPUGPUGPUGPUGPUGMISCMISCMISCMISCGASGASGAS XXX XXPUG PUG PUG PUG PUG PUG S(PUBLIC RIGHT OF WAY)RE=935.10IE 12" CONC=930.90RE=935.13IE N/S 15" CONC=927.23IE W 12" CONC=930.53SANSANSANSANSANSANSANSANSAN STOSTOSTOSTOSTOSTOSTOSTOSTOWATWATWATWATWATWATWAT8" DIP 15" RCPCBMH-305CBMH-304STMH-201CBMH-303CBMH-302ASTMH-301CBMH-302CBMH-303ASTREET BSTREET AWILDFLOWER DRIVE N.STMH-3064" SCH. 40 DRAINTILE (TYP.)4" SCH. 40 PERF.DRAIN TILE (TYP.)4" PVC DRAIN TILE(TYP.)4" PVC DRAIN TILE(TYP.)4" CLEANOUT (TYP.)4" CLEANOUT (TYP.)4" CLEANOUT (TYP.)4" PVC DRAIN TILE(TYP.)4" PVC DRAIN TILE(TYP.)CBMH-311CBMH-3109159209259309359409459509559609650123456CBMH-305 (27" Ø)RE=936.58IE=15" (N) 932.40106 LF-15" RCP @ 1.50%CBMH-304 (48" Ø)RE=937.73IE=15" (S) 930.80IE=15" (N) 930.80IE=18" (E) 930.80CBMH-303 (48" Ø)RE=934.76IE=18" (W) 928.96IE=15" (N) 928.96IE=15" (S) 928.96IE=18" (E) 928.9681 LF-18" RCP @ 0.70%CBMH-302 (48" Ø) WITH SAFL BAFFLERE=934.31IE=15" (N) 928.40IE=18" (W) 928.40IE=18" (S) 928.40SUMP=925.40265 LF-18" RCP @ 0.69%915920925930935940945950955960965CBMH-303CBMH-303A (48" Ø)RE=934.76IE=15" (N) 929.16IE=15" (S) 929.1632 LF-15" RCP @0.60%CBMH-307 (48" Ø)RE=933.70IE=15" (N) 929.70STMH-306 (48" Ø)RE=935.36IE=15" (S) 929.28IE=15" (N) 929.2884 LF-15" RCP @ 0.50%63 LF-15" RCP @ 0.50%43 LF-15" RCP @0.58%CBMH-310 (27" Ø)RE=934.81IE=15" (S) 929.41CBMH-311 (27" Ø)RE=935.15IE=15" (S) 931.40120 LF-15" RCP @ 0.50%CBMH-304N:\0040496.00\DWG\CIVIL\0040496ST01.DWG 3826PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8STORM SEWER PLAN &PROFILE1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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.com29.999959'6' OR 3'0'30'60'90'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.SEE SHEET 27STREET B STORM SEWERREMOVE & REPLACE CASTINGSANEXISTINGPROPOSEDSANITARY SEWERSTOSTORM SEWERWATWATER MAINWATHYDRANTDRAIN TILEUTILITY LEGENDSDT1.RADIUS TO BE B618 CURB & GUTTER WITH 10' TRANSITIONSFROM SURMOUNTABLE CURB & GUTTER.2.ALL RCP SHALL BE CLASS 3, EXCEPT FOR 15' SHALL BE CLASS 5.3.ALL CATCH BASIN CASTINGS IN CURB SHALL BE SUMPED 0.15FEET. MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED0.05 FEET. RIM ELEVATIONS SHOWN ON THE PROFILES REFLECTTHE SUMPED ELEVATIONS.GENERAL NOTES 0 1 21 2728 01 2 1 20 936.10 936.10938.25 939.25 P HWLHWL HWL HWLHWLHWLHWLHWLHW L HWL HWLMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCMISCWATWATWATSANSANSANPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGSST S RE=928.58 IE W 15" CONC=923.08 IE SE 18" CONC=921.98 IE N 15" CONC=923.28 (STANDING WATER) RE=936.37IE W/S 15" RCP=928.00PER PLAN (COULD NOTOPEN MANHOLE TO VERIFY) RE=935.10 IE 12" CONC=930.90 RE=935.13 IE N/S 15" CONC=927.23 IE W 12" CONC=930.53SANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSANSAN SAN SAN SANWATWATWATWATSTOSTOSTO STOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATSTO WAT8" DIP8" DIP15" RCP15" RCPCBMH-303CBMH-302ASTMH-301CBMH-302FES-300CBMH-303ASTREET B STREET A WILDFLOWER DRIVE N.STMH-306CBMH-307CBMH-310910915920925930935940945950955960910915920925930935940945950955960012345565 LF-15" RCP @ 2.40%CBMH-302 (48" Ø) WITH SAFL BAFFLERE=934.31IE=15" (N) 928.40IE=18" (W) 928.40IE=18" (S) 928.40SUMP=925.4018" FES-3006.4 CU YD CLASS III RIPRAPIE=926.0058 LF-18" RCP @ 0.70%STMH-301 (48" Ø)RE=934.28IE=18" (N) 927.54IE=18" (SE) 926.41122 LF-18" RCP @ 0.70%CBMH-302A (27" Ø)RE=933.96IE=15" (S) 929.96N:\0040496.00\DWG\CIVIL\0040496ST01.DWG 3827PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8STORM SEWER PLAN &PROFILE1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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.com############ OR ##0'30'60'90'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.SANEXISTINGPROPOSEDSANITARY SEWERSTOSTORM SEWERWATWATER MAINWATHYDRANTDRAIN TILEUTILITY LEGENDSDTSEE SHEET 26STREET A STORM SEWER1.RADIUS TO BE B618 CURB & GUTTER WITH 10' TRANSITIONSFROM SURMOUNTABLE CURB & GUTTER.2.ALL RCP SHALL BE CLASS 3, EXCEPT FOR 15' SHALL BE CLASS 5.3.ALL CATCH BASIN CASTINGS IN CURB SHALL BE SUMPED 0.15FEET. MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED0.05 FEET. RIM ELEVATIONS SHOWN ON THE PROFILES REFLECTTHE SUMPED ELEVATIONS.GENERAL NOTES 3 456 87 212223 19201413159 10 11 12935.00 934.50 933.00933.25934.25 933.00 934.25935.25P PHWLHWL HWLHWLFO S WAT WAT WAT WAT WAT WAT RE=928.90 IE W/N 24" PVC=922.90 IE S 12" PVC=923.20 (WATER & DEBRIS) SAN SAN SAN SAN SAN SAN SAN STO STO STO STO 24" RC P 15" RCP 8"CBMH-210CBMH-209CBMH-207CBMH-207ACBMH-202CBMH-203STREET A4" SCH. 40 DRAINTILE (TYP.)4" SCH. 40 DRAINTILE (TYP.)4" PVC DRAIN TILE(TYP.)6" PVC DRAIN TILE(TYP.)4" CLEANOUT (TYP.)CBMH-126 - CBMH-1229109159209259309359409459509559600123332 LF-15" RCP @0.50%CBMH-210 (27" Ø)RE=932.69IE=15" (S) 928.44CBMH-209 (48" Ø)RE=932.69IE=15" (N) 928.28IE=15" (E) 928.2852 LF-15" RCP @ 1.60%CBMH-207 (48" Ø)RE=931.14IE=15" (N) 926.60IE=15" (E) 926.54IE=18" (SW) 926.3563 LF-18" RCP @ 2.46%CBMH-202 (72" Ø)RE=929.97IE=15" (SE) 924.62IE=18" (NE) 924.80IE=24" (W) 924.63SUMP=920.6215" RCPCBMH-208 (48" Ø)RE=932.01IE=15" (W) 927.44IE=15" (S) 927.4475 LF-15" RCP @ 1.12%21221920933.00933.00PHWL HWL HWL HWL HWL HWLHWLHWLHWLHWL S S WAT WAT WAT WAT WAT WAT WAT WAT RE=928.15 IE 24" CONC=922.65 (WATER & DEBRIS) RE=928.90 IE W/N 24" PVC=922.90 IE S 12" PVC=923.20 (WATER & DEBRIS) SAN SAN SAN SAN SAN SAN SAN STO STO STO STO STOSTO STO24" RCP 24" RC P 15" RCP 8"WAT8" PVC GATE VALVE & BOX (PER PLAN)STMH-201OCS-101CBMH-202FES-200FES-1024" SCH. 40 DRAINTILE (TYP.)4" PVC DRAIN TILE(TYP.)4" CLEANOUT (TYP.)91091592092593093594094595095596033 LF-15" RCP @0.40%CBMH-207CBMH-207A (27" Ø)RE=930.92IE=15" (W) 926.67POND OUTLETCBMH-100RE=928.15IE=922.75 (NW)41 LF-15" RCP @0.66%OCS-10114 LF-15" RCP@ 0.00%15" FES-102IE=925.50SEE DETAIL ST09ON SHEET 12 FORELEVATIONS90591091592092593093594094595095590591091592092593093594094595095501N:\0040496.00\DWG\CIVIL\0040496ST01.DWG 3828PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8STORM SEWER PLAN &PROFILE1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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.com############ OR ##0'30'60'90'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.SEE SHEET 29STREET A STORM SEWERSEE SHEET 29SEE SHEET RIGHT POND OUTLETSEE SHEET 29COREDRILL CONNECT TO EXISTINGCATCH BASIN. CONTRACTOR TOFIELD VERIFY INVERTIE=922.75SANEXISTINGPROPOSEDSANITARY SEWERSTOSTORM SEWERWATWATER MAINWATHYDRANTDRAIN TILEUTILITY LEGENDSDT1.RADIUS TO BE B618 CURB & GUTTER WITH 10' TRANSITIONSFROM SURMOUNTABLE CURB & GUTTER.2.ALL RCP SHALL BE CLASS 3, EXCEPT FOR 15' SHALL BE CLASS 5.3.ALL CATCH BASIN CASTINGS IN CURB SHALL BE SUMPED 0.15FEET. MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED0.05 FEET. RIM ELEVATIONS SHOWN ON THE PROFILES REFLECTTHE SUMPED ELEVATIONS.GENERAL NOTES 521221920 1718933.00933.00PPHWLHWLHWLHWLHWLHWLHWLHWLHWLFO SWATWATWAT WATWATWAT WATRE=928.90IE W/N 24" PVC=922.90IE S 12" PVC=923.20(WATER & DEBRIS)SANSANSANSANSANSANSANSTO 8"SANSTMH-201CBMH-204CBMH-207CBMH-207ACBMH-202CBMH-203FES-200STREET AFES-102CBMH-130 - FES-12091091592092593093594094595095596001234567933.5 933.46 932.3 932.30 931.9 931.94 931.6 931.63 931.5 931.55 931.1 931.07 930.9 930.88 930.5 930.50 929.9 929.88 929.5 929.47 929.2929.23929.3929.28930.2930.22931.3931.33932.4932.4290 LF-15" RCP @ 0.32%CBMH-202 (72" Ø) WITH SAFL BAFFLERE=929.97IE=15" (SE) 924.62IE=18" (NE) 924.80IE=24" (W) 924.63SUMP=920.62CBMH-206 (27" Ø)RE=930.69IE=15" (S) 926.69121 LF-15" RCP @ 0.80%CBMH-205 (48" Ø)RE=929.47IE=15" (N) 925.72IE=15" (S) 925.72170 LF-15" RCP @ 0.25%CBMH-204 (48" Ø)RE=929.31IE=15" (N) 925.29IE=15" (W) 925.29119 LF-15" RCP @ 0.32%CBMH-203 (48" Ø)RE=929.65IE=15" (E) 924.91IE=15" (NW) 924.91103 LF-24" RCP @ 0.32%STMH-201 (48" Ø)RE=933.17IE=24" (E) 924.30IE=24" (SW) 924.3095 LF-24" RCP @ 0.32%24" FES-2009.2 CU YD CLASS III RIPRAPIE=924.001413151617181112BLOCK 2933.25934.25PPHWLHWLHWLHWLHWLHWLFOSWATWATSANSANCOMMON ELEMENTCBMH-206CBMH-205CBMH-204CBMH-207ACBMH-2039109159209259309359409459509559608N:\0040496.00\DWG\CIVIL\0040496ST01.DWG 3829PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8STORM SEWER PLAN &PROFILE1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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.com############ OR ##0'30'60'90'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.SEE SHEET RIGHTSTREET A STORM SEWERSEE SHEET 28SEE SHEET 28SEE SHEET LEFTSANEXISTINGPROPOSEDSANITARY SEWERSTOSTORM SEWERWATWATER MAINWATHYDRANTDRAIN TILEUTILITY LEGENDSDT1.RADIUS TO BE B618 CURB & GUTTER WITH 10' TRANSITIONSFROM SURMOUNTABLE CURB & GUTTER.2.ALL RCP SHALL BE CLASS 3, EXCEPT FOR 15' SHALL BE CLASS 5.3.ALL CATCH BASIN CASTINGS IN CURB SHALL BE SUMPED 0.15FEET. MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED0.05 FEET. RIM ELEVATIONS SHOWN ON THE PROFILES REFLECTTHE SUMPED ELEVATIONS.GENERAL NOTES 212728260123487654321121110920191817LOT 113 14 15 16 936.10936.10938.25939.50942.00942.00939.50938.25939.25939.25942.00 942.00 PPPPPPPHWL MISC MISC MISC MISC MISC MISCMISCMISCMISCPUGPUGPUGPUGPUGMISCMISCMISCMISCMISCGASGASGASGAS XXX XXPUG PUG PUG PUG PUG PUG PUG SWILDFLOWER DRIVE (PUBLIC RIGHT OF WAY)STOSTOSTOSTOSTOSTOSTOSTOSTOSTREET BSTREET AWILDFLOWER DRIVE N.935.48938.51937.88937.73937.48934.77934.76937.46937.46934.56934.57939.47938.11935.28934.81936.62935.83934.72935.71938.72934.70934.46934.91934.91936.73939.85938.65935.47935.12934.77934.76934.88935.34935.08934.87935.64935.73936.15935.52935.05934.56935.00934.57934.76934.95935.19935.17935.68935.49938.33938.72938.884" SCH. 40 PERF. DRAINTILE(TYP.)CLEANOUT(TYP.)CORDRILL & CONNECT DRAINTILE(TYP.)90591091592092593093594094595095590591091592092593093594094595095501234551.29%0.75%PVI STA = 0+42.91 PVI ELEV = 935.05 PVI STA = 2+60.00 PVI ELEV = 937.85 PVI STA = 3+85.75PVI ELEV = 938.79 936.0 935.14 936.5 935.78 937.1 936.43 937.8 937.07 938.4 937.72 938.6938.15938.7938.52939.1N:\0040496.00\DWG\CIVIL\0040496STR01.DWG 3830PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8STREET B PLAN & PROFILE1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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.com29.999967'6' OR 3'0'30'60'90'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.STREET B PROPERTY LINECURB AND GUTTERRIDGE LINESAW CUT PAVEMENTTIP OUT CURB AND GUTTERSPOT ELEVATIONFLOW DIRECTIONEXISTINGPROPOSEDBITUMINOUS PAVEMENTCONCRETE PAVEMENTCONCRETE SIDEWALKLIGHT POLEHYDRANTSTORM SEWER CATCH BASINSANITARY SEWER MANHOLEPAVING LEGEND1.LOCATIONS AND ELEVATIONS OF EXISTING TOPOGRAPHY ANDUTILITIES AS SHOWN ON THIS PLAN ARE APPROXIMATE.CONTRACTOR SHALL FIELD VERIFY SITE CONDITIONS AND UTILITYLOCATIONS PRIOR TO EXCAVATION/CONSTRUCTION. IF ANYDISCREPANCIES ARE FOUND, THE ENGINEER SHALL BE NOTIFIEDIMMEDIATELY.2.ALL DIMENSIONS ARE TO FACE OF CURB OR EXTERIOR FACE OFBUILDING UNLESS OTHERWISE NOTED.3.REFER TO ARCHITECTURAL PLANS FOR EXACT BUILDING DIMENSIONSAND LOCATIONS OF EXITS, RAMPS, AND TRUCK DOCKS.4.ALL CURB RADII ARE SHALL BE 3.0 FEET (TO FACE OF CURB) UNLESSOTHERWISE NOTED.5.ALL CURB AND GUTTER SHALL BE B612 UNLESS OTHERWISE NOTED.6.BITUMINOUS PAVEMENT AND CONCRETE SECTIONS TO BE INACCORDANCE WITH THE RECOMMENDATIONS OF THEGEOTECHNICAL ENGINEER.7.SPOT ELEVATIONS SHOWN INDICATE FINISHED PAVEMENTELEVATIONS & GUTTER FLOW LINE UNLESS OTHERWISE NOTED.PROPOSED CONTOURS ARE TO FINISHED SURFACE GRADE.8.SEE SOILS REPORT FOR PAVEMENT THICKNESS AND HOLD DOWNS.9.ALL MANHOLE CASTINGS AND CATCH BASINS SHALL BE SUMPED 0.05'IN PAVED AREAS AND 0.15' IN GUTTERS. RIM ELEVATIONS SHOWNREFLECT SUMPED ELEVATIONS.PAVING NOTESS0.00%900.00900.00EXISTING CL GRADEFINISHED CL GRADEFINISHED CL ELEVATIONEXISTING CL ELEVATION 012345 82728242122262523192014131516171891011121OUTLOT A936.10935.50935.00934.50936.10933.00933.25936.10934.25933.00934.25938.25939.25935.25PPPPPH W L HWLHWLHW L HWLHWLHWLHWLHWLHWLHWLHWLMISCMISC MISC MISC MISC MISC MISC MISC MISCMISCPUG PUG PUG PUG PUG PUG PUG PUG PUGS SSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTREET BSTREET AWILDFLOWER DRIVE N.935.48931.21934.77934.76931.07931.19930.18931.06929.80934.56934.57930.70934.85935.28934.81936.62935.83930.85930.68934.72935.71934.00929.62E.O.F.931.25930.02929.89929.46932.86934.29934.24934.70933.74932.23931.04934.46932.16932.84932.84934.91934.91935.47935.12934.77934.76934.88935.34935.08934.87935.64935.73936.15935.52935.05934.56935.00934.57934.76934.95935.19935.17935.68935.49932.17932.00932.46933.43929.41929.78932.03930.864" SCH. 40 PERF. DRAINTILE(TYP.)CLEANOUT(TYP.)CORDRILL & CONNECT DRAINTILE(TYP.)CORDRILL & CONNECT DRAINTILE(TYP.)9109159209259309359409459509559109159209259309359409459509551.09%0.74%PVI STA = 0+43.10PVI ELEV = 935.13 PVI STA = 3+00.00 PVI ELEV = 933.24 PVI STA = 5+88.56 PVI ELEV = 930.10 934.9934.71932.4933.98 930.2 933.24 929.9 932.15 929.4 931.06 935.5935.08933.7934.34931.0933.61 929.9 932.70 929.7 931.61 929.1 930.52 5+87.59 928.94012345 67N:\0040496.00\DWG\CIVIL\0040496STR01.DWG 3831PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8STREET A PLAN & PROFILE1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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.com29.999967'6' OR 3'0'30'60'90'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.STREET A PROPERTY LINECURB AND GUTTERRIDGE LINESAW CUT PAVEMENTTIP OUT CURB AND GUTTERSPOT ELEVATIONFLOW DIRECTIONEXISTINGPROPOSEDBITUMINOUS PAVEMENTCONCRETE PAVEMENTCONCRETE SIDEWALKLIGHT POLEHYDRANTSTORM SEWER CATCH BASINSANITARY SEWER MANHOLEPAVING LEGEND1.LOCATIONS AND ELEVATIONS OF EXISTING TOPOGRAPHY ANDUTILITIES AS SHOWN ON THIS PLAN ARE APPROXIMATE.CONTRACTOR SHALL FIELD VERIFY SITE CONDITIONS AND UTILITYLOCATIONS PRIOR TO EXCAVATION/CONSTRUCTION. IF ANYDISCREPANCIES ARE FOUND, THE ENGINEER SHALL BE NOTIFIEDIMMEDIATELY.2.ALL DIMENSIONS ARE TO FACE OF CURB OR EXTERIOR FACE OFBUILDING UNLESS OTHERWISE NOTED.3.REFER TO ARCHITECTURAL PLANS FOR EXACT BUILDING DIMENSIONSAND LOCATIONS OF EXITS, RAMPS, AND TRUCK DOCKS.4.ALL CURB RADII ARE SHALL BE 3.0 FEET (TO FACE OF CURB) UNLESSOTHERWISE NOTED.5.ALL CURB AND GUTTER SHALL BE B612 UNLESS OTHERWISE NOTED.6.BITUMINOUS PAVEMENT AND CONCRETE SECTIONS TO BE INACCORDANCE WITH THE RECOMMENDATIONS OF THEGEOTECHNICAL ENGINEER.7.SPOT ELEVATIONS SHOWN INDICATE FINISHED PAVEMENTELEVATIONS & GUTTER FLOW LINE UNLESS OTHERWISE NOTED.PROPOSED CONTOURS ARE TO FINISHED SURFACE GRADE.8.SEE SOILS REPORT FOR PAVEMENT THICKNESS AND HOLD DOWNS.9.ALL MANHOLE CASTINGS AND CATCH BASINS SHALL BE SUMPED 0.05'IN PAVED AREAS AND 0.15' IN GUTTERS. RIM ELEVATIONS SHOWNREFLECT SUMPED ELEVATIONS.PAVING NOTESS0.00%900.00900.00EXISTING CL GRADEFINISHED CL GRADEFINISHED CL ELEVATIONEXISTING CL ELEVATION 12345 214365872728242122262523192014131516171891011120PPPPPPPPPHWLHWL HWLHW L HWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWLHWL WFWFSTOPR124" x 24"0.30.71.01.52.10.20.40.60.81.21.31.20.10.20.40.60.80.80.80.60.00.00.10.20.30.50.60.70.40.00.00.00.10.10.20.30.40.20.00.00.00.00.10.10.10.20.10.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.90.80.50.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.70.60.50.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.40.40.30.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.30.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.30.91.51.00.70.50.20.10.00.00.00.00.00.00.00.00.00.00.0BETWEEN SIGNS NO PARKINGR7-112" x 18"LUMINAIRE SCHEDULETAGMANUFACTURERPART NUMBERMOUNTINGHEIGHTWATTAGELUMENSLIGHT LOSSFACTORQUANTITYWFEATONUTLDE02LEDDUT34N7S7030LCFBZSP115'44.1342240.92CALCULATION SUMMARYAREAAVG (FC)MAX (FC)MIN (FC)STREET A0.132.10.0STREET A PROPERTY LINE0.041.50.0N:\0040496.00\DWG\CIVIL\0040496SS01.DWG 3832PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8SIGNAGE & LIGHTINGPLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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" = 30'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.PROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELEXISTINGPROPOSEDTIP-OUT CURB AND GUTTERSITE LEGENDSITE LIGHTING 012348765432112111092019181713 14 15 16 PPPPPHWL WFSTOP R124" x 24"STREET NAME SIGNWILDFLOWER DRIVE N.STREET ASTREET B0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.00.00.00.00.00.00.10.10.20.20.10.10.10.10.10.20.30.40.40.40.40.30.20.10.20.60.60.70.80.70.60.30.70.81.01.20.90.81.11.61.91.30.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0BETWEENSIGNSNOPARKINGR7-112" x 18"LUMINAIRE SCHEDULETAGMANUFACTURERPART NUMBERMOUNTINGHEIGHTWATTAGELUMENSLIGHT LOSSFACTORQUANTITYWFEATONUTLDE02LEDDUT34N7S7030LCFBZSP115'44.1342240.91CALCULATION SUMMARYAREAAVG (FC)MAX (FC)MIN (FC)STREET B0.141.90.0STREET B PROPERTY LINE0.000.00.0SITE LIGHTINGN:\0040496.00\DWG\CIVIL\0040496SS01.DWG 3833PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8SIGNAGE & LIGHTINGPLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225483210/31/23JOHN 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" = 30'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.PROPERTY 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 SFOFOSS SWATWATWATWATWATWATWATWATWATWAT WATWATGAS LINEMARKSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSANWATWATWATWATWATWATWATWATWATWATWATSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOWATWATWATWATWATWATWATWATWATWATWATSTOSSANSTOSTOSTOSTOSTOWATSS18192024252930313437383941 424344454748505152535758596066747576777879808182838485868790919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135136 SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SF SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SFSFSFSFSFSFSF2143658727282421222625231920141315161718910111287654321121110920191817BLOCK 1BLOCK 2LOT 1LOT 1OUTLOT ASTREET BSTREET AWILDFLOWER DRIVE N.SUNFLOWER LANE N.39TH STREET N .39TH STREET N.13 14 15 16 PPPPPPPPPPPPPP 2 - MFM2 - ASB3 - BHS4 - BHS3 - MFM2 - MFM6 - PSS12 - PPB2 - TRE7 - BHS1 - RVB5 - BHS6 - PPB3 - ASB3 - BHS4" ALUMINUM BLACKEDGER (TYP.)ROCKMULCH15 - RPO2 - MFM1 - ASB4 - RVB3 - RDL5 - PSS2 - BLF2 - WHP2 - BLF2 - BLF2 - WHP29 - TEA1 - RPO1 - RPO22 - RPO2 - BHS5 - BHS1 - RVB2 - TRENOTE: PROPOSED EVERGREEN TREESALONG THE NORTHERN BUFFERSHOULD BE LOCATED OUTSIDEEXISTING TREE CANOPY3 - BHSSILT 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\0040496LP01.DWG 3834PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8PRELIMINARYLANDSCAPE PLAN1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225377410/31/23NICHOLAS 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" = 50'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.EXISTING DECIDUOUSTREE TO REMAINEXISTING CONIFEROUSTREE TO REMAINDECIDUOUS TREES - 67MFM9MATADOR FREEMAN MAPLE / ACER X FREEMANII 'BAILSTON'2.5" CAL.B&BAS SHOWNH 12` W 7`-8`RPO39REGAL 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`TRE4TRIUMPH™ ELM / ULMUS X 'MORTON GLOSSY'2.5" CAL.B&BAS SHOWNH 12`-14` W 8`-10`EVERGREEN TREES - 82BHS32BLACK HILLS SPRUCE / PICEA GLAUCA 'DENSATA'6` HT.B&BAS SHOWNH 6` W 3`-4`PSS11PRAIRIE STATESMAN SWISS STONE PINE / PINUS CEMBRA 'HERMAN'6` HT.B&BAS SHOWNH 5` W 2`-3`CODEQTYCOMMON /BOTANICAL NAMESIZEROOTSPACINGO.C.INSTALLSIZEPPB18PARKLAND PILLAR BIRCH / BETULA PLATYPHYLLA 'JEFPARK'2.5" CAL.B&BAS SHOWNH 12`-14` W 2`-3`ORNAMENTAL TREES - 18ASB6AUTUMN 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`TEA29TECHNITO® ARBORVITAE / THUJA OCCIDENTALIS 'BAIL JOHN'6` HT.B&BAS SHOWNH 5` 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`RDL3REDMOND 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`PRELIMINARY PLANT SCHEDULEABBREVIATIONS: B&B = BALLED AND BURLAPPED CAL. = CALIPER HT. = HEIGHT MIN. =MINIMUMO.C. = ON CENTER SP. = SPREAD QTY .= QUANTITY CONT. = CONTAINERNOTE: QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY. 1.TREE LOCATIONS AND SPACING ARE SUBJECT TO CHANGE BASEDON CONSTRUCTED PARKING LOT, SIDEWALK, AND UTILITYLOCATIONS.2.FRONT YARD TREES SHALL BE PLANTED MIN 12' FROM BACK OFCURB OR SIDEWALK IN A LOCATION THAT DOES NOT INTERFEREWITH INDIVIDUAL SEWER, WATER CONNECTIONS, ANDEASEMENTS.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' OFFANY UTILITY PIPE AND CONIFEROUS TREES TREES SHOULD BELOCATED A MINIMUM 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 ANDNO CONIFEROUS TREES WITHIN 15' OF A PROPOSED SIDEWALKOR TRAIL.7.ALL PLANTING BEDS SHALL HAVE DRIP OR SPRAY-HEADIRRIGATION. ALL TURF AREAS TO HAVE SPRAY OR ROTORIRRIGATION.8.SEE SHEET 22 FOR OFF-SITE TOPSOIL STOCK PILE PLANGENERAL NOTESLANDSCAPING REQUIRED: 137 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 37 TREES * PLEASE SEE SHEET 4 FOR THE TREE REPLACEMENT CALCULATIONSTOTAL LANDSCAPING PROVIDED: 168 TREES* OVERSTORY DECIDUOUS STREET TREES 39 TREES* OVERSTORY DECIDUOUS TREES 28 TREES* EVERGREEN TREES 82 TREES* ORNAMENTAL TREES 19 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 TREESFDENOTES SILTFENCE / GRADING& DISTURBANCELIMIT SF2 - 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 SIDEWALKPATIOPATIOPATIOPATIOPATIOPATIODRIVEWAYDRIVEWAYSODSODSODSODSODSODSODSODSODSOD4'-WIDE SIDEWALK4'-WIDESIDEWALK4'-WIDESIDEWALK3.00'BPL1BOH5ASDPAH1BPLBOH3ASDPAH1 - TAY3 - AWS1 - TAY3 - AWS3 - KFGBPL4BOHBPL4BOH3 - KFGBPL1BOH1BPLBOHN:\0040496.00\DWG\CIVIL\0040496LP01.DWG 3835PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8PRELIMINARYLANDSCAPE DETAILS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225377410/31/23NICHOLAS 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" = 10'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.2-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. STREET B2 - TAY4" ALUMINUM BLACKEDGER (TYP.)GRAY DRESSERTRAP ROCK (TYP.)AC LOCATION(ROCK UNDERRAISED AC)2.00'4.00'4.00'4.00'DRIVEWAYFRONT PORCH4'-WIDESIDEWALKPATIOPATIOPATIOPATIOSODSODSODSODSODSODSODSOD4'-WIDESIDEWALK4' WIDESIDEWALK4' WIDESIDEWALKFRONT PORCHFRONT PORCHFRONT PORCH2 - TAY2 - TAY2 - TAY5ASDPAH8ASDPAH5ASDPAH1 - TAY1 - TAY1 - TAY1BPLBOH2 - KFG2 - KFG1BPLBOH2BPLBOH7 - KFG7 - KFG1BPLBOH1BPLBOH2BPLBOH1BPLBOH1BPLBOH2 - 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, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8PRELIMINARYLANDSCAPE DETAILS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225377410/31/23NICHOLAS 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" = 10'02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.ALTERNATIVE 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. N:\0040496.00\DWG\CIVIL\0040496LP01.DWG 3837PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8PRELIMINARYLANDSCAPE NOTES &DETAILS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225377410/31/23NICHOLAS 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 MINNESOTA###### OR ##02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.Common Ground AllianceCall 48 Hours before digging:811 or call811.com ###### OR ##02/13/2307/28/2308/10/2310/31/23.CITY COMMENTS - SKETCH PLAN RESUBMITTALPRELIMINARY PUD SUBMITTALWATERSHED SUBMITTALCITY & WATERSHED COMMENTS.Common Ground AllianceCall 48 Hours before digging:811 or call811.comN:\0040496.00\DWG\CIVIL\0040496LP01.DWG 3838PROJECT NUMBER: 0040496.00LAKE ELMO, MN10/31/23CAWJSBCAW© 2023 Westwood Professional Services, Inc.LAKE ELMO TOWNHOMES 8PRELIMINARYLANDSCAPE NOTES &DETAILS1289 GRAND AVENUEST. PAUL, MN 55105LAKE ELMO TOWNHOMES 812/06/225377410/31/23NICHOLAS 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 MINNESOTA At Home Apartments, LLC 1289 Grand Avenue Saint Paul. MN 55105 Lake Elmo Townhomes Todd Anderson Lake Elmo Townhome Development East & West of Wildflower Drive Site Renderings, Townhome Floor Plans and Elevation Drawings Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota A Townhome Building #1 Townhome Building #2 Townhome Building #3 Townhome Building #4 Townhome Building #5 Townhome Building #6 Townhome Building #7 Townhome Building #8Townhome Building #9 Townhome Building Map East of Wildflower Dr. Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota A Townhome Building #1 Townhome Building #9 Townhome Building Map West of Wildflower Dr. Townhome Building #10 Townhome Building #11 Townhome Building #12 Townhome Building #13 Townhome Building #14 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 INFORMATIONREGARDING 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 A02 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' A05 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' A02 Main Floor Plan scale: 1/8”=1' A 01 Upper Floor Plan scale: 1/8”=1' A05 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' A04 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” revealWith 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 Lake Elmo Townhome Elevations August 9, 2023 Wildflower Drive and 39th Street , Lake Elmo, Minnesota 17A A 02 Main Floor Plan scale: 1/8”=1' A 01 Upper Floor Plan scale: 1/8”=1' Front Porch Below Garage BelowFront Porch Below Front Porch BelowFront Porch Below Front Porch BelowFront Porch Below Front Porch BelowFront Porch BelowGarage Below Garage BelowGarage Below Garage BelowGarage Below Garage BelowGarage Below 5" SQFT 400 SQFT 420 GarageGarage SQFT 400 Garage SQFT 420 Garage Patio Front Porch Patio PatioPatio PatioPatio PatioPatio Front Porch Front Porch Front Porch 16 x 7 Over Head Door16 x 7 Over Head Door 16 x 7 Over Head Door 16 x 7 Over Head Door 6068 30684030 4040 40504050 4050404020202020 4040 4040 202040502020202020204050 4050 4050 4030 4030 4030306830683068 4050 4050 4050 4040 4040 4040 4040 4040 4040 4040 4040 4040 4040 4040 4040 4040 202040404040404040402020 2020 2020 162'-8" 7'-6 1/2"5'-9 1/2"54'-8 1/4"5'-9 1/2"15'-1"5'-9 1/4"54'-8 1/4"5'-9 1/4"7'-6 1/2" 162'-8"6'-7 1/2"6'-1 3/4"6'-1 3/4"6'-7 1/2"20'-3 3/4"20'-4 1/4"20'-4 1/4"40'-7 3/4"20'-4 1/4"20'-4 1/4"20'-4" 162'-8"6'-0"20'-5 1/4"6'-7 1/2"6'-1 3/4"45'-11 3/4"54'-8 1/4"54'-8 1/4" 162'-8" 3068 3068 3068 3068 3068 3068 3068 3068 606860686068 60686068 60686068 Utility Room Utility Room Utility Room Utility Room Central A/C Gas/Elec. MetersGas/Elec. MetersCentral A/C Central A/CCentral A/C Gas/Elec. Meters Gas/Elec. Meters PLEASE REFER TO NOTES ON PREVIOUS PAGE       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 tile 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: 11/27/2023 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. 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 Tree Preservation: 105. 12. 470 • A tree preservation plan has been submitted that meets all requirements. At Home Apartments – Preliminary Plat/PUD Plan Review – 11/27/2023 2 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: • Because the west parcel contains existing trees along its northern edge, efforts should be 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. • Because existing trees along the northern edge of the eastern parcel are proposed to be removed, screening here can be achieved by installation of a fence and planting of trees, as code advises. Recommendation: • Make the noted adjustments to the landscape plan and resubmit for review. Hoisington Koegler Group, Inc. Sarah Evenson, PLA (MN) 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