HomeMy WebLinkAbout#12 - Lake Elmo Elementary Final Plat1
STAFF REPORT
DATE: 2/4/2025
ITEM #:
Regular
TO: Lake Elmo City Council
FROM: Nathan Fuerst, AICP, Consulting Planner
AGENDA ITEM: Lake Elmo Elementary – Final Plat and Development Agreement
REVIEWED BY: Jason Stopa, Community Development Director
Sophia Jensen, Senior City Planner
BACKGROUND:
As a result of an assessment of school facility needs, Stillwater Area Public Schools (ISD 834, hereafter
referred to as the “School District”) has identified the need for a new elementary school facility in Lake
Elmo’s South Planning Area. The School District has identified the subject property as a preferred
location for a new elementary school to replace the existing Lake Elmo Elementary located Northeast of
the intersection of Lake Elmo Blvd N. and Stillwater Blvd. N.
On March 6, 2024, the City Council approved an amendment to the City’s Comprehensive Plan and
Zoning Map to allow for the establishment of the public-school use on the subject property. On June
14th, 2024, the Metropolitan Council approved the comprehensive plan amendment for the future land
use map.
On November 6th, 2024, the City Council approved three additional requests: First was a preliminary
plat for the subject property. Second was a conditional use permit for a public school on the site. Third
were variances for a buffer encroachment and parcel size within the public facilities zoning district.
The final plat application represents the final entitlement for this project. Staff are drafting a
Development Agreement and plan to place that on a future agenda.
ISSUE BEFORE THE CITY COUNCIL:
Should the City Council approve the final plat application and development agreement to allow the Lake
Elmo Elementary School to move forward?
REQUEST DETAILS:
Applicant/Owner:
Stillwater Public Schools (ISD 834)
Location: 10928 10th St (PID 26.029.21.44.0001)
Zoning District: Public Facilities
Future Land Use: Institutional
Deadline for Action: Application Complete: 1/17/25
60 Day Deadline: 3/17/25
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PROPOSAL DETAILS/ANALYSIS:
Total Site Area 47.59 acres
Wetlands None
Environmental Review. This project does not trigger a mandatory Environmental Assessment
Worksheet under Minnesota Rules 4410.4300. No further environmental review is required.
Bulk Standards.
Standards 105.12.970(f)(1) Requirement (with
structure):
As Proposed
Maximum Lot Area 20 acres 47.59 acres*
Minimum Lot Width 100’ ~1253’
Minimum Lot Depth 150 ~1485’
Max Impervious Cover 32% 18.01%
Minimum Setback - Front 50 feet ~170’, 380’
Minimum Setback - Side 50 feet 140 feet
Minimum Setback - Corner 50 feet N/A
Minimum Setback - Rear 50 feet ~775’ feet
Maximum Height 50 feet 34’
Driveway Setback from
intersection
50 feet from r-o-w ~1/4 mile
Driveway setback from
side lot line
5 feet 38’ & 326’
Driveway Width 20 – 34’ feet 34’
*variance received
Land Use Conformance. The subject property received a comprehensive plan amendment and rezoning
approval through Resolution 2024-029 and Ordinance 2024-07. The proposed land use, a public school,
is consistent with the future land use, Institutional, and zoning district, Public Facilities, where it is a
conditional use.
Lot Area. The subject property received a variance to the 20 acre requirement within the Public
Facilities zoning district to permit the 47.59 acre parcel on November 6th, 2024 through Resolution
2024-114.
MN Shooting Range Protection Act: The elementary school is proposed on a parcel abutting a portion
of the Oakdale Gun Club. The Stillwater Area School District was required to submit a noise study
which tested the noise levels generated by the Oakdale Gun Club to determine whether the
establishment of any new uses on site would be over the allowable levels in statute. The noise study,
completed by Veneklasen Associates, measured noise levels at four different locations in the 750’ buffer
area with leaf-on conditions. The Study provides analysis to satisfy concerns with noise levels in the fall
with leaf-off conditions and a different mix of firearms at the gun club. The Study concludes that the
noise generated at all four testing locations is below the maximum levels in state statue for a Public
School, which has the most sensitive Noise Area Classification (NAC) in MN rules.
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Tree Preservation. The subject property is heavily wooded with many densely planted qualifying
significant trees requiring protection under the City’s ordinance. A significant amount of the trees on
this parcel will need to be removed for the School District’s proposed improvements, with removals
mostly concentrated on the east half of the site. At the November 6th, 2024, City Council Meeting the
Council granted flexibility to the preservation requirements with two conditions. The school district
must submit a contribution of $50,000 to the tree preservation fund and plant at least 106 trees which are
excluded from tree size, irrigation, the landscape warranty requirements. Tree removals, in conformance
with the approved mitigation plans, are expected to begin on site at the beginning of February 2025 with
approval of an early grading agreement.
Landscaping. The City’s Landscape Architect has reviewed the plans for conformance with the City’s
ordinance and commented on necessary plan revisions in their December 13th, 2024, memo. The
Landscape Architect noted that, with the Council’s flexibility, planting requirements have been met.
Revisions are required to the landscape plan to address irrigation requirements and a tree schedule. A
condition of approval is added requiring conformance to the City Landscape Architect’s Memo.
Buffering and Screening. City Code Section 105.12.970 (f)(2) requires a 150-foot buffer from abutting
residential properties. While the school building and nearly all site improvements meet the building
setback requirement, a driveway access for the busses will be located within 38’ of the northern property
line. The subject property received a variance through Resolution 2024-114 to the 150-foot buffer for
the driveway access on November 6th, 2024.
Building Design. Elevations submitted with the site plans indicate a new school building which is
designed with primary materials including brick, glass, and architecturally treated metal. In its design,
the building has facades which vary in design with contrasting building materials and colors and creates
visual interest. The building materials and façade elevations proposed are consistent with the City code
and design standards manual for such structures and are therefore found acceptable.
Parking. City code requires three spaces per classroom. There are 53 rooms that are classrooms or an
equivalent learning space. Therefore, a minimum of 159 parking spaces are required. There are a total of
211 parking spaces supplied in in the southern parking area, and a total of 13 adjacent to the bus parking
to create a total on site of 224 spaces. This site meets the parking minimum established by code.
Traffic and Access. This project is served by two county roads, Lake Elmo Avenue North and 10th
Street North. A traffic study was required and supplied by the Applicant. The Final plans have been
reviewed by the City Engineer and Washington County for issues related to traffic and access.
Washington County will ultimately require an access permit for the use and is the responsible
jurisdiction for county roads. Washington County has provided a letter dated January 3, 2025, approving
the two access points with the traffic improvements identified on the preliminary plat plans dated
November 22, 2024. Due to the new Lake Elmo Elementary at this location, the County has accelerated
plans for infrastructure improvements at 10th St. N and Lake Elmo Avenue. The City Council
conditionally approved the Preliminary Plat upon the School District completing the following:
• The Plat shall dedicate right of way as needed for future county intersection improvements.
• The School District shall design the stormwater ponds to accommodate the needs for stormwater
management at the new intersection of CSAH 10 & 17.
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• The City will require a cost participation from the Applicant at no more than 50% of the City's
cost to account for the costs of the future intersection improvements at County Roads 10 & 17.
The City Engineer has compiled a review memo dated January 3, 2025 that articulates requirements to
modify the final plat and plans, bringing them into conformance with City plans, standards, and
requirements. Conformance to the memo is considered a condition of the final plat approval which must
be satisfied before the final plat can be recorded.
CONSISTENCY WITH PRELIMINARY PLAT:
The process for review a of subdivision is established in Title 103 of City Code. The City has
determined that the applicant has addressed the required revisions, and the final plat is generally
consistent with the preliminary plat approval. Conditions of approval have been added where applicable.
AGENCY REVIEW:
This request was distributed to several departments and agencies for review on December 2nd 2024 . The
following review comments are attached to this staff report:
• Fire Department (12/4/2024) Provided comments regarding drive lanes, construction phasing,
signage, hydrants, addressing/door numbering, fire alarm/sprinkler systems, and
KNOX/emergency access.
• City Landscape Architect (12/13/2024)- Provided comments on revisions needed to the
landscaping plans.
• Washington County DOT (9/18/24 and 1/3/25) – Provided comments regarding development
plan and required intersection improvements.
• City Engineer (1/29/2025) – Provided comments requiring revisions to the final plat and
construction plans prior to recording the final plat.
• Valley Branch Watershed District – Reported a permit has been issued for the project.
Conditions of approval have been included to address agency review comments where applicable.
FINDINGS OF FACT:
The following findings of fact are recommended by staff in support of a conditional approval:
RECOMMENDED CONDITIONS OF APPROVAL:
1. The Applicant must enter into a Development Agreement, in the City’s standard form, prior to
issuance of a notice to proceed or any building permit for work on site.
2. Prior to the City signing or approving recording of the Final Plat or Development Agreement, the
Applicant shall fully address all comments in the following review memos, or any subsequently
revised memo, to the satisfaction of the City:
a. City Engineer’s memo dated January 29, 2025,
b. City Landscape Architect’s memo dated December 13th 2024,
c. City Fire Chief’s memo dated December 4th 2024.
d. City Attorney’s Plat Opinion dated December 20th, 2024.
e. Washington County Engineering memos dated September 18, 2024 and January 3, 2025.
5
3. The Applicant may not allow any queuing of traffic accessing this site from occurring on the
abutting Lake Elmo Avenue (CSAH 17) and 10th Street (CSAH 10).
4. The applicant must provide, at applicant’s sole cost, dedicated right and left turn lanes along
Lake Elmo Avenue (CSAH 17) and 10th Street (CSAH 10), at both new access locations. Turn
lanes must be constructed meeting Washington County standards.
5. The Applicant must provide a separate trail connection along the Lake Elmo Avenue North
Corridor.
6. The Applicant must provide at applicant’s sole cost, Traffic Control Improvements to be
operational with the opening of the school, including a permanent traffic control signal at the
new access location along 10th Street North (CSAH 10), complete with crosswalks, and
including a temporary wood‐pole traffic signal at the intersection of Lake Elmo Avenue (CSAH
17) and 10th Street (CSAH 10), complete with crosswalks. The applicant must enter into a cost
reimbursement agreement to reimburse the County for design and construction related
engineering services for these improvements.
7. The Plat must dedicate right-of-way along Lake Elmo Avenue (CSAH 17) and 10th Street
(CSAH 10) as required by Washington County and the City.
8. All easements as required by the City Engineer and Public Works Director shall be documented
on the Final Plat prior to the release of the Final Plat for recording.
9. The Final Plat shall not be recorded until the City approves the Final Construction Plans.
10. The City will require a cost participation from the Applicant at no more than 50% of the City's
cost for the applicant’s cost-share of the future intersection improvements at Lake Elmo Avenue
(CSAH 17) and 10th Street (CSAH 10).
11. The Applicant shall provide stormwater management mitigation for all required site
improvements, including the County roadway and intersection improvements, County roadway
turn lanes, all bituminous trails, and including additional future impervious surfaces, as estimated
by Washington County, for the future County roadway improvements along CSAH 17 and
CSAH 10 to be constructed by the County at a future date.
12. The storm water management facilities and BMPs will remain privately owned and maintained.
A Storm Water Maintenance and Easement Agreement in the City’s standard form of agreement
must be executed and recorded with the Final Plat for all privately owned stormwater facilities.
13. The Applicant shall pay an in-lieu fee of $325 per caliper inch for unmitigated tree removal on
site, up to a total of $50,000
14. The Applicant shall not locate any proposed tree plantings south of the bituminous trail proposed
at the southeast corner of the site.
15. The Applicant shall provide a planting plan for 106 additional trees on site, with flexibility to
tree species and size and without a requirement for irrigation or warranty after installation. The
planting plan must be approved by the City.
16. Any intensification of the use or expansion of the use within the buffer area of the Oakdale Gun
Club shall comply with Minnesota State Statutes Chapter 87A, as may be amended.
6
17. After establishment of the use on site, any grading or removal of healthy specimen trees in
required buffer areas, including the buffer of the Oakdale Gun Club, shall be reviewed by the
City against applicable design standards.
18. Upon substantial completion of the project, as defined in the required development agreement,
the school building must be connected to City water and sewer.
19. The Applicant must provide plans for the water and sewer connection to the satisfaction of the
City Engineer, Public Works Director, and Fire Chief prior to the release of the building permit
with connections made at the Applicant’s sole cost.
20. Water and Sewer Availability Charges, and other fees as applicable, must be paid prior to
issuance of a building permit.
21. The Applicant will be required to sign a Waiver of Assessment Agreement with the City of Lake
Elmo, in the City’s standard form of agreement, to reimburse the City for public sanitary sewer
improvements to be constructed by the City to facilitate the connection to City sewer.
22. All city, state, or other necessary permits must be obtained prior to the release of the building
permit.
23. Substantial construction must take place within 12 months of the date on which the conditional
use permit was granted or the conditional use permit is void. The Applicant must also comply
with provisions of City Code Section 105.12.290 Conditional Use Permits.
OPTIONS:
The City May:
• Approve the request;
• Approve the request with conditions (staff recommendation);
• Deny the request citing findings of fact for denial.
RECOMMENDATION:
The City Council is asked to make a determination on the requests. Staff recommend that the
Applicant’s request be approved by the City based on compliance with relevant criteria established in
the City’s Plans and Ordinance. Below are recommended motions:
“Move to adopt Resolution 2025-15 approving the final plat requested for Lake Elmo Elementary as
proposed by Stillwater Area Public Schools, ISD 834, with the conditions and findings listed in the
staff report.”
ATTACHMENTS:
1. Location Map
2. Application Materials and Plan Overviews
3. City Engineer’s Memo 1/29/25
4. Fire Dept Memo 12/4/2024
5. Landscape Architect Memo 12/13/24
6. Washington County DOT Memo 9/18/24
7. Valley Branch Watershed District Permit
8. City Attorney Plat Opinion 12/20/24
9. Resolution 2025-15
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C.S.A.H. NO. 10 (10TH STREET NORTH)
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PID#2602921440001
WETLAND NOTE:
NO WETLANDS PRESENT BASED ON AN SEPTEMBER
2023 EXAMINATION BY BOPRAY ENVIRONMENTAL
AND A PREVIOUS 'NO WETLANDS PRESENT'
DETERMINATION PER 'NOTICE OF DECISION' BY THE
VALLEY BRANCH WATERSHED DISTRICT DATED
12/31/2020
CONTACT:
Tony Willger
Stillwater Area Public Schools
1875 South Greeley St.
Stillwater, MN 55082
Phone: 651.351.8374
Email:willgert@
stillwaterschools.org
UNDERGROUND UTILITIES NOTES:
THE UNDERGROUND UTILITIES SHOWN HAVE BEEN
LOCATED FROM FIELD SURVEY INFORMATION AND
EXISTING DRAWINGS. THE SURVEYOR MAKES NO
GUARANTEE THAT THE UNDERGROUND UTILITIES
SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA,
EITHER IN SERVICE OR ABANDONED. THE SURVEYOR
FURTHER DOES NOT WARRANT THAT THE
UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT
LOCATION INDICATED ALTHOUGH HE DOES CERTIFY
THAT THEY ARE LOCATED AS ACCURATELY AS
POSSIBLE FROM THE INFORMATION AVAILABLE. THIS
SURVEY HAS NOT PHYSICALLY LOCATED THE
UNDERGROUND UTILITIES. GOPHER STATE ONE CALL
LOCATE TICKET NUMBER(S) 232783758. SOME MAPS
WERE RECEIVED, WHILE OTHER UTILITIES DID NOT
RESPOND TO THE LOCATE REQUEST. ADDITIONAL
UTILITIES OF WHICH WE ARE UNAWARE MAY EXIST.
LE23147
SURVLE147
BOUNDARY/TOPOGRAPHIC
SURVEY
COUNTY/CITY:
REVISIONS:
PROJECT LOCATION:
LAND SURVEYING, INC.
CORNERSTONE
Suite #200
1970 Northwestern Ave
Stillwater, MN 55082
Phone 651.275.8969
Fax 651.275.8976
dan@
cssurvey
.net
DATE REVISION
PROJECT NO.
FILE NAME
XXXX
CALL BEFORE YOU DIG!
TWIN CITY AREA:TOLL FREE:1-800-252-1166651-454-0002
Gopher State One Call
LEGAL DESCRIPTION:
LAKE ELMO AVE. N.
1. BEARINGS ARE BASED ON COORDINATES SUPPLIED
BY THE WASHINGTON COUNTY SURVEYORS OFFICE.
2. UNDERGROUND UTILITIES SHOWN PER GOPHER ONE
LOCATES AND AS-BUILTS PLANS PROVIDED BY THE
CITY OF LAKE ELMO.
3. THERE MAY SOME UNDERGROUND UTILITIES, GAS,
ELECTRIC, ETC. NOT SHOWN OR LOCATED.
4. LIDAR ELEVATION DATA RELIED UPON FOR INTERIOR
TOPOGRAPHIC INFORMATION. CHECK SHOTS TO
VERIFY LIDAR ACCURACY WERE TAKEN AS
INDICATED BY THE SPOT ELEVATIONS NOTED IN THE
GRAPHICS. SOME VARIATION FROM THE ACTUAL
GROUND ELEVATIONS MAY OCCUR DUE TO OUR
INABILITY TO VERIFY AREAS IN HEAVY TREE COVER.
TOPOGRAPHY ON ALL ROAD SURFACES AND ROAD
DITCHES WERE DEVELOPED BASED ON FIELD SURVEY
SHOTS TAKEN IN OCTOBER 2023.
SURVEY NOTES:
CITY OF
LAKE ELMO
WASHINGTON
COUNTY
(LEGAL DESCRIPTION IS PER LAND TITLE, INC. AS AGENT FOR
FIRST AMERICAN TITLE INSURANCE COMPANY TITLE
COMMITMENT NO. 683144 DATED AUG. 9, 2023.)
The Southeast 1/4 of the Southeast 1/4 of Section 26,
Township 29, Range 21, Washington County, Minnesota, and
all that part of the Southwest 1/4 of the Southeast 1/4, lying
Easterly of the West 435.6 feet of the East 2006 feet of the
South 1/2 of the Southeast 1/4 of said Section, Washington
County, Minnesota. Abstract Property
10-11-2023 PRELIMINARY ISSUE
12-19-2023 INITIAL ISSUE
CERTIFICATION:
I hereby certify that this plan was prepared by
me, or under my direct supervision, and that I am
a duly Licensed Land Surveyor under the laws of
the state of Minnesota.
Daniel L. Thurmes Registration Number: 25718
Date:__________________
GROSS PARCEL AREA = 2,072,858 SQ. FT. / 47.59 ACRES
10TH STREET ESMT.= 78,522 SQ. FT. / 1.80 ACRES
LAKE ELMO AVE ESMT.= 63,513 SQ. FT. / 1.46 ACRES
NET PARCEL AREA = 1,930,823 SQ. FT. / 44.33 ACRES
AREA:
STILLWATER SCHOOLS
LAKE ELMO SITE
0
NORTH
60 120
12-19-2023
LEGEND:
UNDERGROUND ELECTRIC
UNDERGROUND CABLE TV
UNDERGROUND FIBER OPTIC
UNDERGROUND TELEPHONE
OVERHEAD UTILITY
UNDERGROUND GAS
SANITARY SEWER
STORM SEWER
WATERMAIN
FENCE
CURB [TYPICAL]
CONTOURS
TREELINE
FOUND MONUMENT
SET 1/2" IRON PIPE
MARKED RLS NO. 25718
CABLE TV PEDESTAL
AIR CONDITIONER
ELECTRIC MANHOLE
ELECTRIC METER
ELECTRIC PEDESTAL
ELECTRIC TRANSFORMER
LIGHT POLE
GUY WIRE
POWER POLE
GAS MANHOLE
GAS METER
TELEPHONE MANHOLE
TELEPHONE PEDESTAL
SANITARY CLEANOUT
SANITARY MANHOLE
CATCH BASIN
STORM DRAIN
FLARED END SECTION
STORM MANHOLE
FIRE DEPT. CONNECTION
HYDRANT
CURB STOP
WATER WELL
WATER MANHOLE
WATER METER
POST INDICATOR VALVE
WATER VALVE
BOLLARD
FLAG POLE
MAIL BOX
TRAFFIC SIGN
UNKNOWN MANHOLE
SOIL BORING
SPOT ELEVATION
TRAFFIC SIGNAL
CONIFEROUS TREE
DECIDUOUS TREE
(THE FOLLOWING EXCEPTIONS APPEAR ON THE LAND TITLE,
INC. AS AGENT FOR FIRST AMERICAN TITLE INSURANCE
COMPANY TITLE COMMITMENT NO. 683144 DATED AUG. 9,
2023.)
13. Easement for utility purposes per Book 118 of Deeds,
page 551, as Document Number 101676, Book 135 of
Deeds, pages 373-374 as Document Number 118648.
Assignment per Document Number 471911. Quit Claim
Deed conveyance to Northwestern Bell Telephone
Company d/b/a US West Communications per Document
Number 611259. Definition of Easement per Document
Number 639079. Corrective Definition of Easements per
Document Number 797893. (SHOWN GRAPHICALLY).
14. Highway Easement per Book 245 of Deeds, page 271,
as Document Number 219558. (SHOWN GRAPHICALLY).
15. Slope Easement per Book 245 of Deeds, page 272.
(SHOWN GRAPHICALLY).
16. Highway and Slope Easement per Book 256 of Deeds,
page 159-160, as Document Number 228200. (SHOWN
GRAPHICALLY).
TITLE NOTES:
BENCHMARKS
ELEVATIONS BASED ON INFORMATION AS SHOWN ON
THE TKDA WATERMAIN PLANS - SHEET C502 DATED
4/15/2014. TOP NUT HYDRANT 400 ' N. OF 10TH
STREET. ELEVATION = 939.37
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NEW ELEMENTARY
FFE: 931.00 (ARCH: 100'-0")
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10TH STREET NORTH (C.S.A.H. 10)
PROPOSED
BUILDING
PROPOSED PARKING
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SEE ENGINEERING
PLANS FOR ALL
PROPOSED UTILITY
INFO AND DETAILS
SEE ENGINEERING
PLANS FOR ALL
PROPOSED UTILITY
INFO AND DETAILS
CONTACT:
TONY WILLGER
Manager of Facility and Site
Operations
Stillwater Area Public Schools
1875 South Greely Street
Stillwater, MN 55082
651-351-8374
COUNTY/CITY:
REVISIONS:
PROJECT LOCATION:
DATE REVISION
CITY OF
LAKE ELMO
WASHINGTON
COUNTY
08-22-24 INITIAL ISSUE
11-22-24 UPDATES
CERTIFICATION:
I hereby certify that this plan was prepared by
me, or under my direct supervision, and that I am
a duly Licensed Land Surveyor under the laws of
the state of Minnesota.
Daniel L. Thurmes Registration Number: 25718
Date:__________________
10TH AND LAKE
ELMO SCHOOL
PRELIMINARY
PLAT
LAND SURVEYING, INC.
CORNERSTONE
Suite #200
1970 Northwestern Ave
Stillwater, MN 55082
Phone 651.275.8969
Fax 651.275.8976
dan@
cssurvey
.net
PROJECT NO.
FILE NAME
08-22-2024
VICINITY MAP
LEGAL DESCRIPTION:
(THE FOLLOWING LEGAL DESCRIPTION IS PER THE LAND
TITLE, INC. AS AGENT FOR FIRST AMERICAN TITLE
INSURANCE COMPANY TITLE COMMITMENT NO.
683144 DATED AUG. 9, 2023.)
The Southeast 1/4 of the Southeast 1/4 of Section 26,
Township 29, Range 21, Washington County,
Minnesota, and all that part of the Southwest 1/4 of
the Southeast 1/4, lying Easterly of the West 435.6 feet
of the East 2006 feet of the South 1/2 of the Southeast
1/4 of said Section, Washington County, Minnesota.
Abstract Property
AREA:
EXISTING AREAS:
GROSS PARCEL AREA = 2,072,858 SQ. FT. / 47.59 ACRES
10TH STREET ESMT.= 78,522 SQ. FT. / 1.80 ACRES
LAKE ELMO AVE ESMT.= 63,513 SQ. FT. / 1.46 ACRES
NET PARCEL AREA = 1,930,823 SQ. FT. / 44.33 ACRES
PROPOSED AREAS:
TOTAL PARCEL AREA: = 2,072,858 SQ. FT. / 47.59 ACRES
LOT 1, BLOCK 1:= 1,861681 SQ. FT. / 42.74 ACRES
ROW DEDICATION:= 211,177 SQ. FT. / 4.85 ACRES
ADDITION
SEC. 26, TWP. 29, RNG. 21,
WASHINGTON COUNTY, MN
(NOT TO
SCALE)
SE
1
/
4
SW
1
/
4
NE
1
/
4
NW
1
/
4
SITE
0
NORTH
100 200
WETLAND NOTE:
NO WETLANDS PRESENT BASED ON AN SEPTEMBER
2023 EXAMINATION BY BOPRAY ENVIRONMENTAL
AND A PREVIOUS 'NO WETLANDS PRESENT'
DETERMINATION PER 'NOTICE OF DECISION' BY THE
VALLEY BRANCH WATERSHED DISTRICT DATED
12/31/2020
UNDERGROUND UTILITIES NOTES:
THE UNDERGROUND UTILITIES SHOWN HAVE BEEN
LOCATED FROM FIELD SURVEY INFORMATION AND
EXISTING DRAWINGS. THE SURVEYOR MAKES NO
GUARANTEE THAT THE UNDERGROUND UTILITIES
SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA,
EITHER IN SERVICE OR ABANDONED. THE SURVEYOR
FURTHER DOES NOT WARRANT THAT THE
UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT
LOCATION INDICATED ALTHOUGH HE DOES CERTIFY
THAT THEY ARE LOCATED AS ACCURATELY AS
POSSIBLE FROM THE INFORMATION AVAILABLE. THIS
SURVEY HAS NOT PHYSICALLY LOCATED THE
UNDERGROUND UTILITIES. GOPHER STATE ONE CALL
LOCATE TICKET NUMBER(S) 232783758. SOME MAPS
WERE RECEIVED, WHILE OTHER UTILITIES DID NOT
RESPOND TO THE LOCATE REQUEST. ADDITIONAL
UTILITIES OF WHICH WE ARE UNAWARE MAY EXIST.
CALL BEFORE YOU DIG!
TWIN CITY AREA:TOLL FREE:1-800-252-1166651-454-0002
Gopher State One Call
1. BEARINGS ARE BASED ON COORDINATES SUPPLIED
BY THE WASHINGTON COUNTY SURVEYORS OFFICE.
2. UNDERGROUND UTILITIES SHOWN PER GOPHER ONE
LOCATES AND AS-BUILTS PLANS PROVIDED BY THE
CITY OF LAKE ELMO.
3. THERE MAY SOME UNDERGROUND UTILITIES, GAS,
ELECTRIC, ETC. NOT SHOWN OR LOCATED.
4. LIDAR ELEVATION DATA RELIED UPON FOR INTERIOR
TOPOGRAPHIC INFORMATION. CHECK SHOTS TO
VERIFY LIDAR ACCURACY WERE TAKEN AS
INDICATED BY THE SPOT ELEVATIONS NOTED IN THE
GRAPHICS. SOME VARIATION FROM THE ACTUAL
GROUND ELEVATIONS MAY OCCUR DUE TO OUR
INABILITY TO VERIFY AREAS IN HEAVY TREE COVER.
TOPOGRAPHY ON ALL ROAD SURFACES AND ROAD
DITCHES WERE DEVELOPED BASED ON FIELD SURVEY
SHOTS TAKEN IN OCTOBER 2023.
SURVEY NOTES:
LEGEND:
UNDERGROUND ELECTRIC
UNDERGROUND CABLE TV
UNDERGROUND FIBER OPTIC
UNDERGROUND TELEPHONE
OVERHEAD UTILITY
UNDERGROUND GAS
SANITARY SEWER
STORM SEWER
WATERMAIN
FENCE
CURB [TYPICAL]
CONTOURS
TREELINE
FOUND MONUMENT
SET 1/2" IRON PIPE
MARKED RLS NO. 25718
CABLE TV PEDESTAL
AIR CONDITIONER
ELECTRIC MANHOLE
ELECTRIC METER
ELECTRIC PEDESTAL
ELECTRIC TRANSFORMER
LIGHT POLE
GUY WIRE
POWER POLE
GAS MANHOLE
GAS METER
TELEPHONE MANHOLE
TELEPHONE PEDESTAL
SANITARY CLEANOUT
SANITARY MANHOLE
CATCH BASIN
STORM DRAIN
FLARED END SECTION
STORM MANHOLE
FIRE DEPT. CONNECTION
HYDRANT
CURB STOP
WATER WELL
WATER MANHOLE
WATER METER
POST INDICATOR VALVE
WATER VALVE
BOLLARD
FLAG POLE
MAIL BOX
TRAFFIC SIGN
UNKNOWN MANHOLE
SOIL BORING
SPOT ELEVATION
TRAFFIC SIGNAL
CONIFEROUS TREE
DECIDUOUS TREE
(THE FOLLOWING EXCEPTIONS APPEAR ON THE LAND TITLE,
INC. AS AGENT FOR FIRST AMERICAN TITLE INSURANCE
COMPANY TITLE COMMITMENT NO. 683144 DATED AUG. 9,
2023.)
13. Easement for utility purposes per Book 118 of Deeds,
page 551, as Document Number 101676, Book 135 of
Deeds, pages 373-374 as Document Number 118648.
Assignment per Document Number 471911. Quit Claim
Deed conveyance to Northwestern Bell Telephone
Company d/b/a US West Communications per Document
Number 611259. Definition of Easement per Document
Number 639079. Corrective Definition of Easements per
Document Number 797893. (SHOWN GRAPHICALLY).
14. Highway Easement per Book 245 of Deeds, page 271,
as Document Number 219558. (SHOWN GRAPHICALLY).
15. Slope Easement per Book 245 of Deeds, page 272.
(SHOWN GRAPHICALLY).
16. Highway and Slope Easement per Book 256 of Deeds,
page 159-160, as Document Number 228200. (SHOWN
GRAPHICALLY).
TITLE NOTES:
BENCHMARKS
ELEVATIONS BASED ON INFORMATION AS SHOWN ON
THE TKDA WATERMAIN PLANS - SHEET C502 DATED
4/15/2014. TOP NUT HYDRANT 400 ' N. OF 10TH
STREET. ELEVATION = 939.37
PID#2602921440001
XXXX
LAKE ELMO AVE. N.
LE23147
SURVLE147
VICINITY MAP
SEC. 26, TWP. 29, RNG. 21,
WASHINGTON COUNTY, MN
(NOT TO
SCALE)
SE
1
/
4
SW
1
/
4
NE
1
/
4
NW
1
/
4
SITE
SITE PLAN AND ENGINEERING
INFORMATION PER PLANS PROVIDED
NOVEMBER 2024.
SITEPLAN NOTES:
KNOW ALL PERSONS BY THESE PRESENTS: That independent School District No. 834, a Minnesota body corporate and politic, fee owner of the following described property situated
in the County of Washington, State of Minnesota, to wit:
The Southeast 1/4 of the Southeast 1/4 of Section 26, Township 29, Range 21, Washington County, Minnesota, and all that part of the Southwest 1/4 of the Southeast 1/4, lying
Easterly of the West 435.6 feet of the East 2006 feet of the South 1/2 of the Southeast 1/4 of said Section, Washington County, Minnesota. Abstract Property
Has caused the same to be surveyed and platted as 10TH AND LAKE ELMO SCHOOL ADDITION and does hereby dedicate to the public for public use the public way and the drainage
and utility easements as created by this plat.
In witness whereof said Independent School District No. 834, a Minnesota body corporate and politic, has caused these presents to be signed by its proper officer this ________ day of
_____________________, 20___.
SIGNED: Independent School District No. 834
By __________________________________ , Its Chief Financial Officer
Marie Schrul
STATE OF MINNESOTA
COUNTY OF WASHINGTON
This instrument was acknowledged before me this _________ day of___________________________ , 20______, by Marie Schrul, the Chief Financial Officer
of Independent School District No. 834, a Minnesota body corporate and politic.
__________________________________ (SIGNATURE)
__________________________________ (PRINTED)
Notary Public, Minnesota
My Commission Expires _______________________
I, Daniel L. Thurmes, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this
plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on the plat have been,
or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes Section 505.01, Subd. 3, as of the date of this certificate are shown
and labeled; and all public ways are shown and labeled on this plat.
Dated this _________ day of ___________________, 2024.
__________________________________________
Daniel L. Thurmes, Licensed Land Surveyor, Minnesota License No. 25718
STATE OF MINNESOTA
COUNTY OF WASHINGTON
This instrument was acknowledged before me on this _________ day of ___________________, 2023, by Daniel L. Thurmes, Licensed Land Surveyor, Minnesota License No. 25718
___________________________________________ (signature)
___________________________________________ (print)
Notary Public,
Dakota County, Minnesota
My Commission Expires January 31, 2030
AKE ELMO PLANNING COMMISSION
Approved by the Planning Commission of the City of Lake Elmo, Minnesota, this _________day of__________________, 2024.
By _______________________________________ , Chairperson
By________________________________________ , Secretary
CITY COUNCIL OF THE CITY OF LAKE ELMO
This plat was approved by the City Council of the City of Lake Elmo, Minnesota, this _________day of__________________, 2024 and hereby certifies compliance with all requirements as
set forth in Minnesota Statutes, Section 505.03, Subd. 2.
By ___________________________________________, Mayor
By____________________________________________, Clerk
LAND SURVEYING, INC.
CORNERSTONE
10TH AND LAKE ELMO SCHOOL ADDITION
LAKE ELMO PLANNING COMMISSION
Approved by the Planning Commission of the City of Lake Elmo, Minnesota, this _________day of__________________, 2024.
By _______________________________________ , Chairperson
By________________________________________ , Secretary
CITY COUNCIL OF THE CITY OF LAKE ELMO
This plat was approved by the City Council of the City of Lake Elmo, Minnesota, this _________day of__________________, 2024
and hereby certifies compliance with all requirements as set forth in Minnesota Statutes, Section 505.03, Subd. 2.
By ___________________________________________, Mayor
By____________________________________________, Clerk
WASHINGTON COUNTY SURVEYOR
Pursuant to Chapter 820, Laws of Minnesota, 1971, and in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this
plat has been reviewed and approved this _______ day of ______________, 2024.
By _______________________________________
Washington County Surveyor
By________________________________________
WASHINGTON COUNTY AUDITOR/TREASURER
Pursuant to Minnesota Statutes, Section 505.021, Subd. 9 and Section 272.12, taxes payable in the year 202___, on real estate
hereinbefore described, have been paid; and there are no delinquent taxes, and transfer has been entered, on this _________
day of ________________ 2024.
By ________________________________Washington County Auditor/Treasurer
By ________________________________________ Deputy
WASHINGTON COUNTY RECORDER
Document Number ___________________
I hereby certify that this instrument was recorded in the Office of the County Recorder for record on this _______ day of
__________________, 2024, at __________________ o'clock ____. M., and was duly recorded in Washington County Records.
By________________________________________________
Washington County Recorder
By ____________________________________________
Deputy
VICINITY MAP
SEC. 26, TWP. 29, RNG. 21,
WASHINGTON COUNTY, MN
(NOT TO
SCALE)
SHEET 1 OF 2 SHEETS
SE
1
/
4
SW
1
/
4
NE
1
/
4
NW
1
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4
SITE
10TH STREET NORTH (C.S.A.H. 10)
LA
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PROPOSED
BUILDING
PROPOSED PARKING
P
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SEE ENGINEERING
PLANS FOR ALL
PROPOSED UTILITY
INFO AND DETAILS
SEE ENGINEERING
PLANS FOR ALL
PROPOSED UTILITY
INFO AND DETAILS
SCALE IN FEET
NORTH
SCALE: 1 INCH = 80 FEET
0 80 160
DENOTES SET 1/2 INCH X 18 INCH IRON PIPE MARKED R.L.S. 25718 UNLESS OTHERWISE INDICATED.
DENOTES FOUND 1/2 INCH IRON PIPE MARKED AS SHOWN.
LAND SURVEYING, INC.
CORNERSTONE
10TH AND LAKE ELMO SCHOOL ADDITION
DENOTES FOUND WASHINGTON COUNTY MONUMENTAS NOTED
1010
ARE SHOWN AS THUS:
DRAINAGE AND UTILITY EASEMENTS
(NOT TO SCALE)
BEING 10 FEET IN WIDTH AND
ADJOINING LOT LINES UNLESS
OTHERWISE SHOWN ON THE PLAT.
THE ORIENTATION OF THIS BEARING SYSTEM IS BASED UPON
NORTH LINE OF THE NW1/4 OF SECTION 13. TWP. 29,
RNG. 21 WHICH IS ASSUMED TO HAVE THE BEARING OF
N89°21'23"E.
10
10
SHEET 2 OF 2 SHEETS
WETLAND AS DELINEATED BY BOPRAY ENVIRONMENTALON AUGUST 9, 2024
LOT 1
BLOCK 1
RELOCATE EXISTING POWER POLE
COORD. W/ UTILITY PROVIDER.
MAINTAIN 4' CLEAR ZONE FROM TRAIL
(TYPICAL.)
RELOCATE EXISTING POWER POLE
COORD. W/ UTILITY PROVIDER.
MAINTAIN 4' CLEAR ZONE FROM TRAIL
(TYPICAL.)
RELOCATE EXISTING POWER POLE
COORD. W/ UTILITY PROVIDER.
MAINTAIN 4' CLEAR ZONE FROM TRAIL
(TYPICAL.)
RELOCATE EXISTING POWER POLE
COORD. W/ UTILITY PROVIDER.
MAINTAIN 4' CLEAR ZONE FROM TRAIL
(TYPICAL.)
COORDINATE WITH UTILITY PROVIDER
TO ADJUST MANHOLE CASTING &
FRAME TO FIT REVISED GRADES
WITHIN CONCRETE SIDEWALK
C.
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7
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C.S.A.H. NO. 10 (10TH STREET NORTH)
10
T
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H
C
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R
T
12TH
STREET
NORTH
11TH
STREET
NORTH
ADDRESS: 10684 10TH
STREET CT N
OWNER: BENCK
HANNAH & ANDREW
LOT AREA: 1.5 ACRE
ZONING: RS
ADDRESS: 10674 10TH
STREET CT N
OWNER: LUDWIG
MICHEAL & PATRICIA
LOT AREA: 1.5 ACRE
ZONING: RS
ADDRESS: 10664 10TH
STREET CT N
OWNER: WEMEIER
BARBARA & GARY
LOT AREA: 2.0 ACRE
ZONING: RS
ADDRESS: 10654 10TH
STREET CT N
OWNER: KIMBERELY
DALE JR & LORI A.
LOT AREA: 1.8 ACRE
ZONING: RS
ADDRESS: 10644 10TH
STREET CT N
OWNER: JOHNSON
ISAIAH & ROBYN
LOT AREA: 1.6 ACRE
ZONING: RS
ADDRESS: 10386 10TH
STREET N
OWNER: OAKDALE
GUN CLUB
LOT AREA: 22.5 ACRE
ZONING: RR
ADDRESS: 1515 KEATS
AVE N
OWNER: WASHINGTON
COUNTY
LOT AREA: 239.5 ACRE
ZONING: PF
ADDRESS: 1515 KEATS
AVE N
OWNER: WASHINGTON
COUNTY
LOT AREA: 12.4 ACRE
ZONING: PF
ADDRESS: 1326 LAKE
ELMO AVE N
OWNER: FRANCES
ANNE PETERSON TRS
LOT AREA: 6.9 ACRE
ZONING: RS
ADDRESS: 1515 KEATS
AVE N
OWNER: WASHINGTON
COUNTY
LOT AREA: 12.4 ACRE
ZONING: PF
ADDRESS: -
OWNER: HOMESTEAD
HOMEOWNERS
LOT AREA: 8.5 ACRE
ZONING: PF
ADDRESS: 11066 12TH
STREET N
OWNER: DUFAULT
CHASE & JANET
LOT AREA: 1.5 ACRE
ZONING: RS
ADDRESS: 11040 12TH
STREET N
OWNER: DREYER PHILIP
& MARY SUE SCHRANTZ
LOT AREA: 1.7 ACRE
ZONING: RS
ADDRESS: 11047 12TH
STREET N
OWNER: HENDRICKS
STEPHEN & SUSAN
LOT AREA: 1.6 ACRE
ZONING: RS ADDRESS: 11075 12TH
STREET N
OWNER: VALLOT
LAWRENCE & JUDITH
LOT AREA: 1.6 ACRE
ZONING: RS
ADDRESS: 11066 11TH
STREET N
OWNER: GUTIERREZ
STEVEN & EMILY
LOT AREA: 1.5 ACRE
ZONING: RS
ADDRESS: 11048 11TH
STREET N
OWNER: HILLS JEFEREY
& KATHRYN
LOT AREA: 2.1 ACRE
ZONING: RS
ADDRESS: 11063 11TH
STREET N
OWNER: BERKOWITZ
ROBERT & SARAH
LOT AREA: 1.6 ACRE
ZONING: RS
ADDRESS: 11025 10TH
STREET N
OWNER: LUJAIN WADI
CO LLC
LOT AREA: 0.8 ACRE
ZONING: C
ADDRESS: 978 LAKE
ELMO AVE N
OWNER: HOLMGREN
TERI & STEVEN
LOT AREA: 2.5 ACRE
ZONING: RS
ADDRESS: 10895 10TH
STREET N
OWNER: STEINMAN
THOMAS & DEBRA
LOT AREA: 1.6 ACRE
ZONING: RS
ADDRESS: 10841 10TH
STREET N
OWNER: JOHNSON
BENJAMIN
LOT AREA: 4.1 ACRE
ZONING: RS
ADDRESS: 10759 10TH
STREET N
OWNER: LUKIN
MICHAEL & ANN
LOT AREA: 12.0 ACRE
ZONING: RR
ADDRESS: 10699 10TH
STREET N
OWNER: MAMMENGA
ROBERT & CARRIE
LOT AREA: 12.0 ACRE
ZONING: RR
ADDRESS: 10639 10TH
STREET N
OWNER: LOCKETT
KENNETH III & JILL
LOT AREA: 12.0 ACRE
ZONING: RR
ADDRESS: -
OWNER: MHC CIMARRON LLC
LOT AREA: 104.1 ACRE
ZONING: MDR
NEW ELEMENTARY
FFE: 931.00 (ARCH: 100'-0")
13
9 10 13
10
1010
10
10
10
10
10
10
10
10
10
3
5
42
5
4
C.S.A.H. NO. 10 (10TH STREET NORTH)
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NORTH
50 100 200
SYMBOL LEGEND
PARCEL INFO
PID: 26.029.21.44.0001
LOT SIZE: 47.59 ACRES
ZONING: AGRICULTURAL (A)
PROPOSED ZONING: PUBLIC FACILITIES (PF)
LEGAL DESCRIPTION: PT OF S1/2 OF SE1/4 BEING E 1570.4
FT SECTION 26 TOWNSHIP 029 RANGE 021
W:
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Revisions
Description Date Num
Check:
Drawn:
Date:
Comm:
TJR
MTH
11-07-2024
12236128
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
C 2024 Larson Engineering, Inc. All rights reserved.
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
Larson
Engineering, Inc.
Greg A. Buchal, P.E.
Date: Lic. No.:11.07.2024 23793
I hereby certify that this plan, specifications or report
was prepared by me or under my direct supervision
and that I am a duly licensed Professional Engineer
under the laws of the state of Minnesota.
INDEPENDENT SCHOOL
DISTRICT #834
New Lake Elmo
Elementary School
1875 Greeley St S, Stillwater, MN
55082
10928 10th Street North
Lake Elmo MN 55042
A
F
E
D
C
B
A
1 2 3 4 5 6 7 8
MN
ADDENDUM #1 NOVEMBER 21, 2024 1
ADDENDUM #3 DECEMBER 10, 2024 2
FINAL PLAT NOVEMBER 22, 2024
FINAL PLAT RESUBMITTAL JANUARY 3, 2025
FINAL PLAT RESUBMITTAL JANUARY 17, 2025
ZONING AND
PROPERTY
INFORMATION
PLAN
C000
RR - Rural Residential
A - Agricultural
PF - Public Facilities
ZONING LEGEND
MDR - Medium Density Residential
RS - Rural Single Family
C - Commercial
BITUMINOUS PAVEMENT
HEAVY-DUTY BITUMINOUS PAVEMENT
COUNTY ROADWAY PAVEMENT
SECTION
CITY/COUNTY BITUMINOUS TRAIL
CONCRETE PAVEMENT
HEAVY DUTY CONCRETE PAVEMENT
AG-LIME SURFACING
EASEMENT LINE
RIGHT-OF-WAY LINE
PROPERTY LINE
SB119
SB136
SB118
SB6
SB131
SB116
SB8
SB134
SB135
SB123
SB117
SB9
SB132
SB3
SB130
SB129
SB112
SB111
SB110
SB109
SB114 SB113
SB115SB4
SB101
SB102
SB103
SB104
SB105
SB107SB106
SB120
SB121
SB124
SB2
SB125
SB133
SB127
SB1
SB126
SB128
SB108
SB5
SHEET: C102SHEET: C101
SHEET: C104SHEET: C103
C.S.A.H. NO. 10 - SITE ACCESS, SEE SHEET C105
C.
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6
DEMOLITION NOTES
1.Verify all existing utility locations.
2.It is the responsibility of the Contractor to perform or coordinate all necessary
utility demolitions and relocations from existing utility locations to all onsite
amenities and buildings. These connections include, but are not limited to, water,
sanitary sewer, cable tv, telephone, gas, electric, site lighting, etc.
3.Prior to beginning work, contact Gopher State Onecall (651-454-0002) to locate
utilities throughout the area under construction. The Contractor shall retain the
services of a private utility locator to locate the private utilities.
4.Sawcut along edges of pavements, sidewalks, and curbs to remain.
5.All construction shall be performed in accordance with state and local standard
specifications for construction.
W:
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d
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Revisions
Description Date Num
Check:
Drawn:
Date:
Comm:
TJR
MTH
11-07-2024
12236128
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
C 2024 Larson Engineering, Inc. All rights reserved.
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
Larson
Engineering, Inc.
Greg A. Buchal, P.E.
Date: Lic. No.:11.07.2024 23793
I hereby certify that this plan, specifications or report
was prepared by me or under my direct supervision
and that I am a duly licensed Professional Engineer
under the laws of the state of Minnesota.
INDEPENDENT SCHOOL
DISTRICT #834
New Lake Elmo
Elementary School
1875 Greeley St S, Stillwater, MN
55082
10928 10th Street North
Lake Elmo MN 55042
A
F
E
D
C
B
A
1 2 3 4 5 6 7 8
MN
ADDENDUM #1 NOVEMBER 21, 2024 1
ADDENDUM #3 DECEMBER 10, 2024 2
FINAL PLAT NOVEMBER 22, 2024
FINAL PLAT RESUBMITTAL JANUARY 3, 2025
FINAL PLAT RESUBMITTAL JANUARY 17, 2025
EXISTING
CONDITIONS AND
DEMOLITION
PLAN - OVERALL
C1000
NORTH
40 80 160
SYMBOL LEGEND
REMOVE AND DISPOSE OF EXISTING
BITUMINOUS PAVEMENT SECTION
REMOVE AND DISPOSE OF EXISTING
GRAVEL SECTION
REMOVE AND DISPOSE OF EXISTING TREES,
STUMPS, AND UNDERBRUSH. SEE LANDSCAPE PLAN
FOR EXACT REMOVALS
SOIL BORING LOCATION
EASEMENT LINE
PROPERTY LINE
RIGHT OF WAY LINE
SANITARY SEWER PIPE
STORM SEWER PIPE
WATERMAIN PIPE
COMMUNICATIONS UNDERGROUND LINE
ELECTRIC OVERHEAD LINE
ELECTRIC UNDERGROUND LINE
FIBER OPTIC UNDERGROUND LINE
GAS UNDERGROUND LINE
FENCE
SB1 C
SB119
SB136
SB118
SB6
SB131
SB116
SB8
SB134
SB135
SB123
SB117
SB9
SB132
SB3
SB130
SB129
SB112
SB111
SB110
SB109
SB114 SB113
SB115SB4
SB101
SB102
SB103
SB104
SB105
SB107SB106
SB120
SB121
SB124
SB2
SB125
SB133
SB127
SB1
SB126
SB128
SB108
SB5
NEW ELEMENTARY
FFE: 931.00 (ARCH: 100'-0")
13
9 10 13
10
1010
10
10
10
10
10
10
10
10
10
3
5
42
5
4
SHEET: C202SHEET: C201
SHEET: C204SHEET: C203
C.S.A.H. NO. 10 - SITE ACCESS, SEE SHEET C205
C.
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211 PARKING STALLS,
STALLS SHOWN ARE A TYPICAL
OF 18' LONG X 9' WIDE
DRIVE LANES SHOWN ARE A
TYPICAL OF 24' WIDE
ONE-WAY STUDENT
DROP OFF LANES
MAIN ENTRANCE
BUSES AND TRUCKS
ENTRANCE ONLY
STUDENT DROP-OFF
AND TEACHER PARKING
ENTRANCE
LOADING/UNLOADING
ZONE
BUS AND TEACHER
PARKING STALLS
ONE-WAY STUDENT
DROP OFF LANES
OUTDOOR LEARNING
FIRE TRUCK SERVICE
DRIVE / WALKING TRAIL
2 KICK BALL FIELDS
FIRE TRUCK SERVICE
DRIVE / WALKING TRAIL
PERMANENT TRAFFIC CONTROL SIGNAL
SYSTEM TO BE INSTALLED AT SCHOOL
ENTRANCE, SEE TRAFFIC CONTROL
SIGNAL SYSTEM PLANS PREPARED BY
ALLIANT ENGINEERING
TEMPORARY WOOD POLE TRAFFIC CONTROL SIGNAL
SYSTEM TO BE INSTALLED AT INTERSECTION OF
C.S.A.H. #17 & #10, SEE TRAFFIC CONTROL SIGNAL
SYSTEM PLANS PREPARED BY ALLIANT ENGINEERING
SITE AREA CALCULATIONS
TOTAL SITE AREA:2,072,858 SF (47.59 AC)100%
IMPERVIOUS AREAS:
NEW SCHOOL 96,303 SF (2.21 AC)4.65%
SIDEWALKS/BIT. TRAILS/PAVERS 54,736 SF (1.26 AC)2.64%
PARKING/ROADWAYS 183,946 SF (4.22 AC)8.87%
SPORTFIELDS/AG-LIME 27,004 SF (0.62 AC)1.30%
HARD SURFACE PLAY AREA 14,371 SF (0.33 AC)0.69%
TOTAL NEW IMPERVIOUS 376,360 SF (8.64 AC)18.16%
RIGHT OF WAY:
EXISTING R.O.W.142,035 SF (3.26 AC)6.85%
PROPOSED R.O.W.222,427 SF (5.11 AC)10.73%
ADDITIONAL R.O.W DEDICATION 80,392 SF (1.81 AC)3.88%
OPEN SPACE:
REMAINING OPEN SPACE 1,474,071 SF (33.84 AC)71.11%
W:
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Revisions
Description Date Num
Check:
Drawn:
Date:
Comm:
TJR
MTH
11-07-2024
12236128
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
C 2024 Larson Engineering, Inc. All rights reserved.
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
Larson
Engineering, Inc.
Greg A. Buchal, P.E.
Date: Lic. No.:11.07.2024 23793
I hereby certify that this plan, specifications or report
was prepared by me or under my direct supervision
and that I am a duly licensed Professional Engineer
under the laws of the state of Minnesota.
INDEPENDENT SCHOOL
DISTRICT #834
New Lake Elmo
Elementary School
1875 Greeley St S, Stillwater, MN
55082
10928 10th Street North
Lake Elmo MN 55042
A
F
E
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1 2 3 4 5 6 7 8
MN
ADDENDUM #1 NOVEMBER 21, 2024 1
ADDENDUM #3 DECEMBER 10, 2024 2
FINAL PLAT NOVEMBER 22, 2024
FINAL PLAT RESUBMITTAL JANUARY 3, 2025
FINAL PLAT RESUBMITTAL JANUARY 17, 2025
SITE PLAN -
OVERALL
C200
0
NORTH
40 80 160
SYMBOL LEGEND
BITUMINOUS PAVEMENT,
SEE DETAIL 1/C600
HEAVY-DUTY BITUMINOUS PAVEMENT,
SEE DETAIL 2/C600
COUNTY ROADWAY PAVEMENT
SECTION, SEE DETAIL 6/C600
CITY/COUNTY BITUMINOUS TRAIL,
SEE DETAIL 7/C600
CONCRETE PAVEMENT,
SEE DETAIL 3/C600
HEAVY DUTY CONCRETE PAVEMENT
SEE DETAIL 4/C600
AG-LIME SURFACING,
SEE DETAIL 4/C602
NEW STOOP, SEE STRUCTURAL
SOIL BORING MARKER
EASEMENT LINE
RIGHT-OF-WAY LINE
PROPERTY LINE
SB1
NOTE: THE CONCRETE JOINTS ARE SHOWN ONLY FOR
GENERAL REFERENCE TO SIGNIFY LIGHT DUTY
CONCRETE PAVEMENT. ACTUAL JOINTS SHALL BE
CONSTRUCTED PEER PROJECT SPECIFICATIONS.
TRAFFIC CONTROL SIGNAL SYSTEMS
THE PROPOSED ELEMENTARY SCHOOL PROJECT WILL REQUIRE THE
CONSTRUCTION OF TWO NEW TRAFFIC CONTROL SIGNAL SYSTEMS. KEYNOTE #11
ON THE FOLLOWING C200 PLAN SHEETS WILL FURTHER IDENTIFY THE TRAFFIC
CONTROL SIGNAL SYSTEMS.
PERMANENT TRAFFIC CONTROL SYSTEM:
THE PERMANENT TRAFFIC CONTROL SYSTEM WILL BE CONSTRUCTED AT THE
ENTRANCE OF THE STUDENT DROP OFF AND TEACHER PARKING LOT ON C.S.A.H.
#10, THIS WILL BE A PERMANENT TRAFFIC CONTROL SYSTEM WHICH WILL
INCLUDE ITEMS SUCH AS SIGNAL POLES, PEDESTRIAN PUSH BUTTON STATIONS,
SIGNAL CABINETS, AND HANDHOLES.
TEMPORARY TRAFFIC CONTROL SYSTEM:
THE TEMPORARY TRAFFIC CONTROL SYSTEM WILL BE CONSTRUCTED AT THE
INTERSECTION OF C.S.A.H. #10 AND C.S.A.H. #17, THIS WILL BE A TEMPORARY
WOOD POLE TRAFFIC CONTROL SYSTEM WHICH WILL INCLUDE ITEMS SUCH AS
WOOD POLES, HANGING SIGNAL LIGHTS BETWEEN POLES, PEDESTRIAN PUSH
BUTTON STATIONS, SIGNAL CABINETS, AND HANDHOLES.
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NEW ELEMENTARY
FFE: 931.00 (ARCH: 100'-0")
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SHEET: C302SHEET: C301
SHEET: C304SHEET: C303
C.S.A.H. NO. 10 - SITE ACCESS, SEE SHEET C305
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1.See landscape plans for required tree protection. Tree protection shall be in place prior to beginning any grading
or demolition work at the site.
2.All elevations with an asterisk (*) shall be field verified. If elevations vary significantly, notify the Engineer for
further instructions.
3.Grades shown in paved areas represent finish elevation.
4.All construction shall be performed in accordance with state and local standard specifications for construction.
5.Permittees must not excavate infiltration systems to final grade, or within three (3) feet of final grade, until the
contributing drainage area has been constructed and fully stabilized unless they provide rigorous erosion
prevention and sediment controls (e.g., diversion berms) to keep sediment and runoff completely away from the
infiltration area.
GRADING NOTES
1.THE CONTRACTOR SHALL CONDUCT OPERATIONS AND IMPLEMENT MINNESOTA POLLUTION CONTROL AGENCY (MPCA)
BEST MANAGEMENT PRACTICES (BMP) TO CONTROL SITE SILTATION AND EROSION INTO DRAINAGE WAYS. THE
CONTRACTOR SHALL COMPLY WITH ALL CONDITIONS AND COMPLETION DATES RELATIVE TO ALL PERMITS ISSUED FOR
THE WORK TO BE COMPLETED. THE ENGINEER MAY ISSUE A STOP WORK ORDER FOR ALL DEVELOPMENT WORK AND
BUILDING CONSTRUCTION FOR NONCOMPLIANCE WITH THESE MEASURES.
2.SEQUENCING. ALL SILT FENCE AND OTHER EROSION CONTROL MEASURES SHALL BE IN PLACE AND APPROVED BY
ENGINEER PRIOR TO ANY REMOVALS, EXCAVATION OR CONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF
OR GROUND COVER HAS BEEN ESTABLISHED AND APPROVED BY THE ENGINEER.
3.SILT FENCE. THE CONTRACTOR SHALL INSTALL SILT FENCE AT THE LOCATIONS SHOWN ON THE PLANS AND IN
ACCORDANCE WITH THE CITY STANDARD DETAILS. SILT FENCE DAMS AND INTERIM SUMPS SHALL BE PLACED TO
INTERCEPT SILT FROM CONCENTRATED RUNOFF FROM OPEN GRADED AREAS. ADDITIONAL SILT FENCE SHALL BE
REQUIRED AS DIRECTED BY THE ENGINEER.
4.STOCKPILES. ALL STOCKPILE AREAS SHALL HAVE SILT FENCE OR SEDIMENT TRAPPING SYSTEMS PLACED AROUND THE
ENTIRE PERIMETER.
5.INLET PROTECTION. THE CONTRACTOR SHALL INSTALL INLET PROTECTION ON ALL EXISTING STORM SEWER INLETS IN
ACCORDANCE WITH THE CITY STANDARD DETAILS. INLET PROTECTION SHALL ALSO BE PROVIDED ON ALL PROPOSED
STORM SEWER INLETS IMMEDIATELY FOLLOWING CONSTRUCTION OF THE INLET. INLET PROTECTION MUST BE
INSTALLED IN A MANNER THAT WILL NOT IMPOUND WATER FOR EXTENDED PERIODS OF TIME OR IN A MANNER THAT
PRESENTS A HAZARD TO VEHICULAR OR PEDESTRIAN TRAFFIC.
6.TEMPORARY SEDIMENT BASINS. THE CONTRACTOR SHALL INCORPORATE TEMPORARY SEDIMENT BASINS THROUGHOUT
THE CONSTRUCTION SITE TO CAPTURE RUNOFF AND SLOW THE FLOW OF WATER AND ALLOW SEDIMENT TO SETTLE
OUT. TEMPORARY SEDIMENT BASINS SHALL BE INSTALLED AS DIRECTED BY THE CITY ENGINEER.
7.ROCK CONSTRUCTION ENTRANCE. A ROCK ENTRANCE SHALL BE CONSTRUCTED AND MAINTAINED AS SHOWN ON THE
PLAN TO REDUCE TRACKING OF SILT AND DIRT ONTO THE PUBLIC STREETS. A GEOTEXTILE FABRIC SHALL BE PLACED
UNDERNEATH THE ROCK. THE ROCK SHALL BE PERIODICALLY REPLENISHED TO MAINTAIN THE INTENDED
PERFORMANCE. MUD AND DEBRIS SHALL BE REMOVED OR SCRAPED FROM TIRES AND VEHICLE UNDERCARRIAGE PRIOR
TO LEAVING THE SITE.
8.STREET SWEEPING. ALL STREETS USED FOR ACCESS TO THE SITE AND HAUL ROUTES USED FOR CONSTRUCTION
EQUIPMENT AND MATERIAL SUPPLIES SHALL BE CLEANED AT THE END OF EACH WORKING DAY. THE CITY OR ENGINEER
MAY ORDER ADDITIONAL SWEEPING OF THE STREETS AS DEEMED REQUIRED AT DEVELOPER/CONTRACTOR EXPENSE.
9.DEWATERING. EACH EXCAVATION SHALL BE KEPT DRY DURING THE COURSE OF ALL WORK HEREIN, INCLUDING
SUBGRADE CORRECTION, PIPE INSTALLATION, STRUCTURE CONSTRUCTION AND BACKFILLING, TO THE EXTENT THAT NO
DAMAGE FROM HYDROSTATIC PRESSURE, FLOATATION OR OTHER DAMAGE RESULTS. ALL EXCAVATIONS SHALL BE
DEWATERED TO A DEPTH OF AT LEAST 3 INCHES BELOW THE BOTTOM OF THE CONCRETE SLAB OR PIPE TO BE
INSTALLED THEREIN. THE CONTRACTOR MAY USE ANY METHOD OR COMBINATION OF METHODS FOR DEWATERING HE
CHOOSES; HOWEVER, ALL DEWATERING METHODS AND EQUIPMENT WHICH IN THE OPINION OF THE ENGINEER, ARE
INEFFECTIVE SHALL BE ABANDONED, IMPROVED, REPLACED OR THERWISE ALTERED TO OBTAIN EFFECTIVE
DEWATERING. THE CONTRACTOR SHALL PROVIDE ALL POWER, PUMPS, MATERIALS AND APPARATUS NECESSARY, AND
SHALL BE RESPONSIBLE FOR DISPOSING OF THE WATER PUMPED FROM THE EXCAVATION IN A MANNER WHICH WILL NOT
INTERFERE WITH OTHER WORK WITHIN THE AREA AND NOT TO DAMAGE PUBLIC OR PRIVATE PROPERTY. THE
CONTRACTOR WILL BE HELD RESPONSIBLE FOR THE CONDITION OF ANY PIPE, CONDUIT, DITCH, CHANNEL OR NATURAL
WATERCOURSE UTILIZED FOR DRAINAGE PURPOSES, AND ALL EROSION, SEDIMENT OR OTHER ADVERSE RESULTS OF
THEIR USE SHALL BE REPAIRED.
10.POSITIVE DRAINAGE AND PROTECTION. THE CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE THROUGHOUT THE
SITE AT ALL TIMES. LOW POINTS WITHIN AND ALONG ROADWAYS ARE EXPRESSLY PROHIBITED. THE CONTRACTOR
SHALL BE RESPONSIBLE FOR TEMPORARY DITCHES, PIPING OR OTHER MEANS TO FACILITATE PROPER DRAINAGE
DURING CONSTRUCTION. TO PROTECT PREVIOUSLY GRADED AREAS FROM EROSION, WOOD FIBER BLANKET SHALL BE
PLACED IMMEDIATELY ON STEEP SLOPES (1:3 OR GREATER) AND EMBANKMENTS, PERMANENT AND TEMPORARY PONDS,
AND OUTLETS AND OVERFLOWS TO PROTECT THE COMPLETED GRADE AND MINIMIZE SILT IN THE RUNOFF.
11.DRAINAGE DITCHES. THE NORMAL WETTED PERIMETER OF ANY TEMPORARY OR PERMANENT DRAINAGE DITCH OR
SWALE THAT DRAINS WATER FROM ANY PORTION OF THE CONSTRUCTION SITE, OR DIVERTS WATER AROUND THE SITE,
MUST BE STABILIZED WITHIN 200 LINEAL FEET FROM THE PROPERTY EDGE, OR FROM THE POINT OF DISCHARGE INTO
ANY SURFACE WATER. STABILIZATION OF THE LAST 200 LINEAL FEET MUST BE COMPLETED WITHIN 24 HOURS AFTER
CONNECTING TO A SURFACE WATER. STABILIZATION OF THE REMAINING PORTIONS OF ANY TEMPORARY OR
PERMANENT DITCHES OR SWALES MUST BE COMPLETE WITHIN 14 DAYS AFTER CONNECTING TO A SURFACE WATER AND
CONSTRUCTION IN THAT PORTION OF THE DITCH HAS TEMPORARILY OR PERMANENTLY CEASED. TEMPORARY OR
PERMANENT DITCHES OR SWALES THAT ARE BEING USED AS A SEDIMENT CONTAINMENT SYSTEM (WITH PROPERLY
DESIGNED ROCK DITCH CHECKS, BIO ROLLS, SILT DIKES, ETC.) DO NOT NEED TO BE STABILIZED. THESE AREAS MUST BE
STABILIZED WITHIN 24 HOURS AFTER NO LONGER BEING USED AS A SEDIMENT CONTAINMENT SYSTEM.
12.TURF ESTABLISHMENT. ALL EXPOSED SOIL AREAS MUST BE STABILIZED AS SOON AS POSSIBLE TO LIMIT SOIL EROSION
BUT IN NO CASE LATER THAN 14 DAYS AFTER THE CONSTRUCTION ACTIVITY IN THAT PORTION OF THE SITE HAS
TEMPORARILY OR PERMANENTLY CEASED.
13.MAINTENANCE AND INSPECTION. EROSION CONTROL MEASURES SHALL BE MAINTAINED THROUGHOUT THE
CONSTRUCTION AND UNTIL SATISFACTORY ESTABLISHMENT OF PERMANENT GROUND COVER IS OBTAINED. ALL
EROSION AND SEDIMENTATION CONTROL MEASURES, AND STORMWATER OUTFALLS MUST BE INSPECTED WEEKLY, AND
WITHIN 24 HOURS OF THE SITE RECEIVING 0.5 INCHES OF RAIN. REPAIRS MUST BE MADE ON THE SAME DAY OR
FOLLOWING DAY OF THE INSPECTION. UNSATISFACTORY CONDITIONS NOT REPAIRED OR CLEANED UP WITHIN
48-HOURS OF NOTIFICATION SHALL RESULT IN A STOP WORK ORDER, AND/OR SAID WORK SHALL BE COMPLETED AT
CONTRACTOR'S EXPENSE.
14.REMOVAL. THE CONTRACTOR SHALL REMOVE AND DISPOSE OF ALL TEMPORARY EROSION CONTROL MEASURES,
STRUCTURES AND DEVICES ONLY AFTER RECEIVING ENGINEER APPROVAL. ALL DEBRIS, STAKES, AND SILTS ALONG SILT
FENCES SHALL BE REMOVED AND DISPOSED OFF SITE. THE CONTRACTOR SHALL HAND RAKE SILTED AREAS ALONG THE
FENCE LOCATIONS TO PROVIDE A SMOOTH FINAL GRADE AND SHALL RESTORE THE GROUND SURFACE WITH SEED OR
SOD, AS REQUIRED, TO MATCH THE FINISHED GRADE TO THE ADJACENT AREA.
15.FINAL STORM SEWER SYSTEM. AT THE COMPLETION OF THE WORK AND BEFORE THE FINAL WALK THROUGH, THE
CONTRACTOR SHALL REMOVE STORM SEWER INLET PROTECTION MEASURES AND THOROUGHLY FLUSH THE STORM
SEWER SYSTEM. SEDIMENT AND DEBRIS SHALL BE COMPLETELY REMOVED AND CLEANED AT THE INLETS, OUTLETS, AND
DOWNSTREAM OF EACH OUTLET. RIPRAP AND GEOTEXTILE FABRIC MAY REQUIRE REPLACEMENT AS DIRECTED BY THE
ENGINEER TO OBTAIN A LIKE NEW INSTALLATION ACCEPTABLE TO THE CITY
16.DITCH CHECK (BIOROLL BLANKET SYSTEM). BIOROLL AND BLANKET SYSTEMS SHALL BE INSTALLED AS DITCH CHECKS
ONLY IN SPECIFIED LOCATIONS AS APPROVED BY THE CITY ENGINEER. BIOROLLS ARE NOT TO BE UTILIZED IN AREAS
WHERE VEHICLE AND CONSTRUCTION TRAFFIC OCCUR.
17.FLOTATION SILT CURTAIN. FLOTATION SILT CURTAIN SHALL BE UTILIZED WHEN CONSTRUCTION ACTIVITIES OCCUR
DIRECTLY ADJACENT TO LAKES, STREAMS OR WETLANDS IN ORDER TO CONTAIN SEDIMENTS NEAR THE BANKS OF
WORKING AREAS. THE INSTALLATION OF FLOTATION SILT CURTAINS WILL BE REQUIRED AS DIRECTED BY THE CITY
ENGINEER.
18.CONCRETE WASHOUT ONSITE. ALL LIQUID AND SOLID WASTES GENERATED BY CONCRETE WASHOUT OPERATIONS MUST
BE CONTAINED IN A LEAK-PROOF CONTAINMENT FACILITY OR IMPERMEABLE LINER. A COMPACTED CLAY LINER THAT
DOES NOT ALLOW WASHOUT LIQUIDS TO ENTER GROUND WATER IS CONSIDERED AN IMPERMEABLE LINER. THE LIQUID
AND SOLID WASTES MUST NOT CONTACT THE GROUND, AND THERE MUST NOT BE RUNOFF FROM THE CONCRETE
WASHOUT OPERATIONS OR AREAS. LIQUID AND SOLID WASTES MUST BE DISPOSED OF PROPERLY AND IN COMPLIANCE
WITH MPCA REGULATIONS. A SIGN MUST BE INSTALLED ADJACENT TO EACH WASHOUT FACILITY TO INFORM CONCRETE
EQUIPMENT OPERATORS TO UTILIZE THE PROPER FACILITIES.
CITY OF LAKE ELMO GRADING AND
EROSION STANDARD PLAN NOTES
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Description Date Num
Check:
Drawn:
Date:
Comm:
TJR
MTH
11-07-2024
12236128
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
C 2024 Larson Engineering, Inc. All rights reserved.
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
Larson
Engineering, Inc.
Greg A. Buchal, P.E.
Date: Lic. No.:11.07.2024 23793
I hereby certify that this plan, specifications or report
was prepared by me or under my direct supervision
and that I am a duly licensed Professional Engineer
under the laws of the state of Minnesota.
INDEPENDENT SCHOOL
DISTRICT #834
New Lake Elmo
Elementary School
1875 Greeley St S, Stillwater, MN
55082
10928 10th Street North
Lake Elmo MN 55042
A
F
E
D
C
B
A
1 2 3 4 5 6 7 8
MN
ADDENDUM #1 NOVEMBER 21, 2024 1
ADDENDUM #3 DECEMBER 10, 2024 2
FINAL PLAT NOVEMBER 22, 2024
FINAL PLAT RESUBMITTAL JANUARY 3, 2025
FINAL PLAT RESUBMITTAL JANUARY 17, 2025
GRADING PLAN -
OVERALL
C300
0
NORTH
40 80 160
SYMBOL LEGENDSYMBOL LEGEND
PROPOSED CONTOURS - MAJOR INTERVAL
GRADE BREAK LINE
PROPOSED CONTOURS - MINOR INTERVAL949
950
950 EXISTING CONTOURS
2.0%
950.00 TC
949.50 GL
GRADE SLOPE
SPOT ABBREVIATIONS:
TC - TOP OF CURB
GL - GUTTER LINE
B - BITUMUNOUS
C - CONCRETE
G - GRADE
TS - TOP STEP
BS- BOTTOM STEP
EOF - EMERGENCY OVERFLOW
OF - OVERFLOW
TW - TOP OF WALL
BW - BOTTOM OF WALL (F/G)
AG - AGLIME
RIM - CASTING RIM
(*) - EXISTING TO BE VERIFIED
EASEMENT LINE
PROPERTY LINE
RIGHT OF WAY LINE
BENCHMARK
TOP OF 3/8" IRON PIPE, LOCATED AT
NORTHEAST PROPERTY CORNER OF LOT 5,
BLOCK 1 OF THE DAVID NELSON ESTATES
DEVELOPMENT. ELEVATION = 924.82
20' MAINTENANCE
ACCESS ROADWAY
10' MAINTENANCE
BENCH
100-YEAR HIGH WATER LEVEL (HWL)
930
93
2
934
936
93
8
93
8
936
934
932
932
934
936
938
938
940
940
938
93
6
93
4
93
2
930
92
0
9
1
8
920
9
2
2
9
2
2
92
0
9
1
8
912
920
924
926
928
930
932
934938
940
938
910
914
916
920
934
936
942
944
944
9
4
2
940
938
936
934
932
930
91
8
91
691
4
91
2
93
0
938
90
4
922
920
930
928
926
920
918
916
914
912
910
90
8
906
904
904
906
908
91
8
920
922
9
0
6
9
0
8
9
1
0
9
1
2
9
1
4
9
1
6
9
1
8
9
2
0
9
2
2
9
2
4
9
2
6
92
8
93
0
9
3
2
9
3
4
93
2
93
0
92
8
92
6
9
2
4
9
2
2
9
2
0
9
1
6
9
1
8
9
1
4
9
1
2
9
1
0
9
0
8
906
91
0
91
0
912
91
4
91
6
90
8
906
904
902
900
91
0
9109
1
4
9
2
0
9
2
2
924
9
2
2
91
4
912
910
916
918 920
922
92
8
928
928
926924
922
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918
918
91
8
9
2
6
9
2
2
9
2
0
916
914
912
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914912
9
1
2
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914
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1
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9
1
6
9
1
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9
2
0
9
2
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912
9
2
4
92
6
926
930
932
9
2
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920
922
924
916 918 920 922
920
93
0
9
1
8
9
1
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898
9
0
0
902
90
4
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9
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90
0
9
1
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90
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9
1
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930
92
0
91
0
920
930
9
2
4
922
924
9
1
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93
2
922
924
926
928
92
0
918
918
920
922
920
922
924
92
4
92
6
92
8
93
0
93
2
93
4
93
6
94
2
94
0
93
6
93
4
93
4 93
6
93
8
93
4
93
6
93
8
93
0
93
2
93
4
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9
2
2
9
2
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6
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1
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92
2
924
9
2
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9
2
0
920
922
924
918
924 926
926922
90
0
89
8
9
1
6
91
8
9
2
4
9
2
6
932
9
3
4
9
3
6
930
928
926
924
9
3
2
9
3
0898
90
8
906
904
940
NEW ELEMENTARY
FFE: 931.00 (ARCH: 100'-0")
93
0
930
930
930
9
3
0
925
920
910
930
93
0
93
0
925
925
92
5
9
3
0
92
5
9
2
0
920
925
920
915
91
5
92
0
92
5
93
0
915
920
915
905
900
930
93
0
93
5
94
0
93
0
93
5
93
5
94
0
93
0
9
3
0
92
5
9
2
0
910
900
915
905
920
915
910
905
900
920
915
925
920
9
2
5
925
9
2
5
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925
925
93
0
92
5
93
0
915
920
915
920
920
925
924
935
930
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0
93
0
93
0
92
8
929
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928
927
926
924
926
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928
927
927
926
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923
922
921
928
92
8
92
7
92
6
9
2
6
9
2
7
9
2
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9
2
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928
92
7
92
6
929
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92
1
921 9
2
2
9
2
3
9
2
4
9
2
5
9
2
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92
7
92
8 92
9
928
927
926
924923
922921
919
918917
916
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919
921
921922923924
919918917916
914 913912911
909908907906
904 903902901
899898
926
927
928
929
931
92
9
93
2
93
3
93
4
93
6
93
7
93
8
93
9
94
1
94
2
93
1
93
2
93
3
93
4
93
2
93
3
93
4
93
6
93
7
93
8
93
9
94
1
94
2
92
8
92
9
93
1
92
9
928
927
92
6
926
9
2
4
9
2
3
9
2
2
9
2
1
9
1
9
9
1
8
91
8
919
918
916
914
912
908
906
904
902
898
917
913
911
909
907
903
901
899
92
8
92
7
92
6
922
921
919918
917916
914
913912
911
909908
907906
904
903902
901
899898
919
918
917
916
921 922
927926
924
923922
921
924 92
4
92
6
9
2
6
9
2
6
9
2
7
928
929
929
928
928
927
926
927
926
924
923
922
92
9
92
8
92
7
92
6
92
4
92
3
92
2
92
1
92
9
92
8
92
7
92
6
916 917 918
919
921
922
914
913
912
914913
912
921
919
919
921
924923
923
925
93
8
936
937
934
933
932
931
93
7
93
8
93
9
94
1
94
2
93
6
93
6
93
7
93
8
92
9
92
9
93
1
93
1
897
894
896
897
895
893
896 895894893892891
897896
895894
893
925
926
923 924 925 92
9
9
2
6
9
2
5
9
2
4
9
2
3
9
2
2
92
1
9
2
0
9
1
9
91
8
91
7
91
6
9
1
5
91
4
91
3
91
2
91
1
91
0
93
0
9
2
9
92
8
92
7
92
6
926 927
928
932
931930
928 929
929
92
8
915
920
916
917
918
919
913 914
915
920
916
917 918
919
913 914
926
917 918 919 920 921
927
SHEET: C402SHEET: C401
SHEET: C404SHEET: C403
C.S.A.H. NO. 10 - SITE ACCESS, SEE SHEET C405
C.
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Revisions
Description Date Num
Check:
Drawn:
Date:
Comm:
TJR
MTH
11-07-2024
12236128
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
C 2024 Larson Engineering, Inc. All rights reserved.
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
Larson
Engineering, Inc.
Greg A. Buchal, P.E.
Date: Lic. No.:11.07.2024 23793
I hereby certify that this plan, specifications or report
was prepared by me or under my direct supervision
and that I am a duly licensed Professional Engineer
under the laws of the state of Minnesota.
INDEPENDENT SCHOOL
DISTRICT #834
New Lake Elmo
Elementary School
1875 Greeley St S, Stillwater, MN
55082
10928 10th Street North
Lake Elmo MN 55042
A
F
E
D
C
B
A
1 2 3 4 5 6 7 8
MN
ADDENDUM #1 NOVEMBER 21, 2024 1
ADDENDUM #3 DECEMBER 10, 2024 2
FINAL PLAT NOVEMBER 22, 2024
FINAL PLAT RESUBMITTAL JANUARY 3, 2025
FINAL PLAT RESUBMITTAL JANUARY 17, 2025
EROSION
CONTROL PLAN -
OVERALL
C400
0
NORTH
40 80 160
SYMBOL LEGENDSYMBOL LEGEND
PROPOSED CONTOURS - MAJOR INTERVAL
GRADE BREAK LINE
PROPOSED CONTOURS - MINOR INTERVAL949
950
950 EXISTING CONTOURS
2.0%GRADE SLOPE
EASEMENT LINE
PROPERTY LINE
RIGHT OF WAY LINE
SEDIMENT LOG, SEE DETAIL X/CX00
SEDIMENT LOG, SEE DETAIL X/CX00
1.See sheet C300 for City of Lake Elmo Grading and Erosion Standard
Plan notes.
CITY NOTES
EROSION CONTROL NOTES
1.See sheet C300 for City of Lake Elmo Grading and Erosion Standard Plan
notes.
2.Erosion control blankets shall be placed on all slopes 4:1 or greater, or in
areas where runoff is preventing the establishment of turf.
3.Right-of-way to be restored per Landscape plans. If a disturbed area of the
Right-of-way is not shown in the Landscape Plans, restore that area with
MN Dot Seed Mix 'C' Southern Tall Roadside.
4.See SWPPP sheets C001 and C002 for additional notes regarding erosion
control management.
BENCHMARK
TOP OF 3/8" IRON PIPE, LOCATED AT
NORTHEAST PROPERTY CORNER OF LOT 5,
BLOCK 1 OF THE DAVID NELSON ESTATES
DEVELOPMENT. ELEVATION = 924.82
NEW ELEMENTARY
FFE: 931.00 (ARCH: 100'-0")
MATCH LINE - SEE SHEET C502
MATCH LINE - SEE SHEET C504
MATCH LINE - SEE SHEET C501
MATCH LINE - SEE SHEET C503
MA
T
C
H
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0
3
MA
T
C
H
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E
S
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E
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C
5
0
4
MA
T
C
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C
5
0
1
MA
T
C
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S
H
E
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T
C
5
0
2
SHEET: C502SHEET: C501
SHEET: C504SHEET: C503
C.S.A.H. NO. 10 - SITE ACCESS, SEE SHEET C505
C.
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0
6
CABLE UNDERGROUND LINE
FIBER OPTIC UNDERGROUND LINE
ELECTRIC UNDERGROUND LINE
ELECTRIC OVERHEAD LINE
TELEPHONE UNDERGROUND LINE
STORM SEWER PIPE
SANITARY SEWER PIPE
NATURAL GAS UNDERGROUND LINE
WATERMAIN PIPE
DRAIN TILE PIPE
CITY OF LAKE ELMO'S STANDARD PLAN
NOTES FOR SANITARY SEWER PLANS
SYMBOL LEGEND
1.ALL SANITARY SEWER AND ACCESORIES MUST BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF LAKE
ELMO STANDARD SPECIFICATIONS AND DETAILS.
2.ALL SANITARY SEWER PVC PIPE SHALL BE INSTALLED IN ACCORDING TO CITY OF STANDARD DRAWING 103
"GRANULAR MATERIAL BEDDING METHOD" (FOR PVC SANITARY SEWER PIPE).
3.UNLESS NOTED OTHERWISE, ALL SMOOTH WALLED SANITARY SEWER PVC PIPE AND FITTINGS SHALL BE SDR
35 WITH ELASTOMETRIC GASKETED JOINTS.
4.ALL SANITARY SEWER SERVICES SHALL BE 4-INCH PVC, SCH. 40.
5.SMOOTH WALLED PVC PIPE AND FITTINGS SHALL CONFORM WITH THE REQUIREMENTS OF ASTM D-3034 FOR
THE SIZE, STANDARD DIMENSION RATION (SDR), AND STRENGTH REQUIREMENTS INDICATED ON THE PLANS,
SPECIFICATIONS, AND SPECIAL PROVISIONS.
6.REINFORCED CONCRETE PIPE AND FITTINGS SHALL CONFORM WITH THE REQUIREMENTS OF MnDOT SPEC
3236 (REINFORCED CONCRETE PIPE) FOR THE TYPE, SIZE, AND STRENGTH CLASS SPECIFIED HEREIN.
7.JOINTS OF MANHOLE RISER SECTIONS SHALL BE TONGUE AND GROOVE WITH RUBBER "O" RING JOINTS
PROVIDED ON ALL SANITARY SEWER MANHOLES.
8.SANITARY SEWER INLET AND OUTLET PIPES SHALL BE JOINED TO THE MANHOLE WITH A GASKETED,
FLEXIBLE, WATERTIGHT CONNECTION TO ALL DIFFERENTIAL SETTLEMENT OF THE PIPE AND MANHOLE.
9.A 1'-0" TO 1'-4" MANHOLE SECTION SHALL BE INSTALLED UNDER THE CONE SECTION TO ALLOW FOR HEIGHT
ADJUSTMENT WHENEVER POSSIBLE.
10.ALL SERVICE LINE STUBS MUST HAVE 2" x 2" HARDWOOD MARKER WITH METAL SPIKE RUNNING FROM THE
END OF PIPE TO FINISHED GRADE ELEVATION.
11.UPON MARKING A CONNECTION TO AN EXISTING SANITARY SEWER STUB OR MANHOLE, DIRT AND DEBRIS
SHALL BE PREVENTED FROM ENTERING THE EXISTING SEWER BY IMMEDIATELY INSTALLING WATERTIGHT
PLUGS AS NEEDED IN THE EXISTING MANHOLE.
12.ALL MAINLINE SANITARY SEWER AND SERVICES SHALL HAVE TRACER WIRE PER CITY SPECIFICATIONS AND
DETAILS.
EASEMENT LINE
SETBACK LINE
RIGHT-OF-WAY LINE
PROPERTY LINE
CITY OF LAKE ELMO'S STANDARD PLAN
NOTES FOR WATERMAIN PLANS
1.ALL WATERMAIN AND ACCESSORIES MUST BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF LAKE
ELMO STANDARD SPECIFICATIONS AND DETAILS.
2.MANIPULATION OF EXISTING VALVES SHALL BE PERFORMED ONLY BY CITY PERSONNEL.
3.WATERMAIN SHALL BE DUCTILE IRON PIPE, ENCASED IN POLYETHYLENE, CLASS--52.
4.ALL FITTINGS SHALL COMPLY WITH CEAM SPEC. 2611.2.A1. ALL FITTINGS SHALL BE DUCTILE IRON PIPE WITH
POLYETHYLENE ENCASEMENT. ALL CONNECTIONS SHALL BE INSTALLED UTILIZING COR -- BLUE NUTS &
BOLTS.
5.USE GATE VALVES FOR ALL APPLICATIONS UP THROUGH 12 INCHES.
6.GATE VALVES SHALL BE RESILIENT WEDGE AMERICAN FLOW CONTROL SERIES 2500 OR APPROVED EQUAL.
GATE VALVES MUST COMPLY WITH CEAM SPEC 2611.2.C.2.
7.USE BUTTERFLY VALVES FOR ALL APPLICATIONS GREATER THAN 12 INCHES.
8.BUTTERFLY VALVES SHALL BE MUELLER LINESEAL III, OR APPROVED EQUAL. BUTTERFLY VALVES SHALL
COMPLY WITH CEAM SPEC. 26 11.2.CA.
9.BOLTS AND NUTS ON ALL VALVES AND HYDRANTS SHALL BE STAIN LESS STEEL.
10.ALL HYDRANTS SHALL BE INSTALLED 5.0 FEET BACK OF CURB.
11.HYDRANTS SHALL BE WATEROUS "PACER," MODEL WB-67 OR APPROVED EQUAL, FITTED WITH
FH 800 SERIES FLEX STAKE AND PAINTED RED.
12.HYDRANTS SHALL HAVE TWO OUTLET NOZZLES FOR 2- 1
2 (1. D.) HOSE CONNECTIONS AND
ONE 4" STORZ NOZZLE (MODEL WB--67) AND PENTAGON NUT END CAP.
13.THE CURB STOP SERVICE ASSEMBLY SHALL HAVE A MINIMUM 1 -- FT ADJUSTMENT RANGE AND SHALL
EXTEND 6 INCHES ABOVE FINISHED GRADE FULLY EXTENDED.
14.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING WATER TO HOMES AND BUSINESSES
WHOSE WATER SUPPLY IS DISRUPTED DURING THE COURSE OF THE PROJECT.
LIGHT POLE
STORM MANHOLE
FLARED END
CURB INLET
CATCH BASIN
WATER SHUTOFF
GATE VALVE & BOX
HYDRANT
SANITARY MANHOLE
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Revisions
Description Date Num
Check:
Drawn:
Date:
Comm:
TJR
MTH
11-07-2024
12236128
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
C 2024 Larson Engineering, Inc. All rights reserved.
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
Larson
Engineering, Inc.
Greg A. Buchal, P.E.
Date: Lic. No.:11.07.2024 23793
I hereby certify that this plan, specifications or report
was prepared by me or under my direct supervision
and that I am a duly licensed Professional Engineer
under the laws of the state of Minnesota.
INDEPENDENT SCHOOL
DISTRICT #834
New Lake Elmo
Elementary School
1875 Greeley St S, Stillwater, MN
55082
10928 10th Street North
Lake Elmo MN 55042
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ADDENDUM #1 NOVEMBER 21, 2024 1
ADDENDUM #3 DECEMBER 10, 2024 2
FINAL PLAT NOVEMBER 22, 2024
FINAL PLAT RESUBMITTAL JANUARY 3, 2025
FINAL PLAT RESUBMITTAL JANUARY 17, 2025
UTILITY PLAN -
OVERALL
C500
0
NORTH
40 80 160
CITY OF LAKE ELMO'S STANDARD PLAN
NOTES FOR STORM SEWER PLANS
1.ALL STORM SEWER AND ACCESSORIES MUST BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF LAKE
ELMO STANDARD SPECIFICATIONS AND DETAILS.
2.REINFORCED CONCRETE PIPE AND FITTINGS SHALL CONFORM WITH THE REQUIREMENTS OF M n DOT
SPEC 3236 (REINFORCED CONCRETE PIPE) FOR THE TYPE, SIZE, AND STRENGTH CLASS SPECIFIED HEREIN.
3.PRECAST CONCRETE MANHOLE AND CATCH BASIN SECTIONS SHALL CONFORM TO THE
REQUIREMENTS OF ASTM C--477.
4.A 1'-0" TO 1'-4" MANHOLE SECTION SHALL BE INSTALLED UNDER THE CONE SECTION TO ALLOW FOR
HEIGHT ADJUSTMENT WHENEVER POSSIBLE.
5.JOINTS OF MANHOLE RISER SECTIONS SHALL BE TONGUE AND GROOVE WITH RUBBER "O" RING JOINTS
PROVIDED ON ALL STORM SEWER MANHOLES.
6.RIP-- RAP SHALL BE HAND -- PLACED OVER GEOTEXTILE FABRIC AND CONFORM TO MnDOT SPEC. 3601,
CLASS III, OR AS SPECIFIED HEREIN.
7.THE GEOTEXTILE FABRIC USED UNDER RIP --RAP SHALL EXTEND 3-FT UNDER THE APRON.
8.FURNISH & INSTALL TRASH GUARDS ON ALL FLARED END SECTIONS.
9.ALL SILT SHALL BE CLEANED OUT FROM THE RIP - RAP AT THE END OF THE PROJECT.
10.STORM SEWER STRUCTURES WITHIN 1 0 FT OF WATERMAIN ARE TO HAVE WATER TIGHT CONNECTIONS PER
MDH REQUIREMENTS.
11.ALL NEW STORM SEWER PIPE SHALL BE FLUSHED AND TELEVISED PRIOR TO SUBSTANTIAL COMPLETION
- SEE SPECIFICATION SECTION 700 - CLOSEOUT REQUIREMENTS
BENCHMARK
SANITARY FORCE MAIN
TOP OF 3/8" IRON PIPE, LOCATED AT
NORTHEAST PROPERTY CORNER OF LOT 5,
BLOCK 1 OF THE DAVID NELSON ESTATES
DEVELOPMENT. ELEVATION = 924.82
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TREE PROTECTION
FENCE, TYP.
PROPOSED
BUILDING
TREE REMOVALS
AREA, TYP.
TREE REMOVALS
AREA, TYP.
TREE REMOVALS
AREA, TYP.
TREE REMOVALS
AREA, TYP.TREE REMOVALS
AREA, TYP.
TREE PROTECTION
FENCE PER DETAIL
TREE PROTECTION
FENCE PER DETAIL
TREE PROTECTION
FENCE PER DETAIL
EXISTING TREES
TO REMAIN
EXISTING TREES
TO REMAIN
EXISTING TREES
TO REMAIN
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TREE PROTECTION
FENCE PER DETAIL
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TREE REMOVALS
AREA, TYP.
TREE REMOVALS
AREA, TYP.
PROPOSED BUILDING
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EXISTING TREES
TO REMAIN
TREE PROTECTION
FENCE PER DETAIL
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TREE REMOVALS
AREA, TYP.
TREE PROTECTION
FENCE PER DETAIL
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Revisions
Description Date Num
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MN
NorthCheck:
Drawn:
Date:
Comm:
BH
HL
11-07-2024
12236128
Stillwater Area Public
Schools ISD #834
FFE Blinds Title -NEW LAKE ELMO
ELEMENTARY
SCHOOL
1875 Greeley Street South
Stillwater, MN 55082
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
C 2024 Larson Engineering, Inc. All rights reserved.
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
Larson
Engineering, Inc.
Benjamin D. Hartberg, PLA
Date: Lic. No.:11.07.2024 48084
I hereby certify that this plan, specifications or report
was prepared by me or under my direct supervision
and that I am a duly licensed Landscape Architect
under the laws of the state of Minnesota.
DESIGN GROUP
Landscape Architecture
475 Cleveland Avenue N. | Suite 101A
Saint Paul, MN 55104
651.788.9018 | calyxdesigngroup.com
C 2024 CALYX Design Group, LLC. All rights reserved.
10928 10th Street North
Lake Elmo, MN 55042
CD BID SET
Final Plat 11.22.2024
L1.000
TREE
PRESERVATION
& MITIGATION
PLAN
TREE REMOVAL AREA
Symbols Legend:
TREE PROTECTION FENCE
A SUBSTANTIAL AMOUNT OF EXISTING TREES ON
THIS PROPERTY WERE PLANTED BY THE PREVIOUS
LANDOWNER BETWEEN 1992 & 2003.
REFER TO THE L3.000 SHEET SERIES FOR
TREE INVENTORY CHART
LANDOWNER PLANTED TREE - NOT SIGNIFICANT
NATURALLY OCCURRING TREE - SIGNIFICANT
CONTRACTOR(S) ARE RESPONSIBL E
F O R OB TA I N I NG U TI L I TY L OC A TE S ,
INCLUDE PRIVATE UTILITIES SUCH AS
PH O NE AN D C A BL E . C A L L N O L E S S
T H A N 4 8 H O U R S I N A D V A N C E .
Tree Mitigation:
Total Naturally Occurring Significant Tree Inches On-Site: 1,969
Total Naturally Occurring Significant Tree Inches Removed: 1,314
Municipal Tree Mitigation Site Data:
30% Allowed Removal: 591
Total Significant Inches On-Site x 0.30
Municipal Tree Mitigation Calculation:
1,969 X 0.30 = 591
Inches Requiring Mitigation: 723
Total Significant Inches Removed - 30% Allowed Removal
1,314 - 591 = 723
Mitigation Inches Required: 330
Inches Requiring Mitigation are multiplied by the City's Tree Replacement Rates
Hardwood Deciduous Inches Removed:
Coniferous / Evergreen Inches Removed:
Common Inches Removed:
97
938
279
Hardwood Deciduous Allowed Removal:
Coniferous / Evergreen Allowed Removal:
Common Allowed Removal:
50
390
151
Hardwood Deciduous Inches:
Coniferous / Evergreen Inches:
Common Inches:
47
548
128
Hardwood Deciduous Inches:
Coniferous / Evergreen Inches:
Common Inches:
47 x 0.5 = 24
548 x 0.5 = 274
128 x 0.25 = 32
Hardwood Deciduous Inches On-Site:
Coniferous / Evergreen Inches On-Site:
Common Inches On-Site:
166
1,299
504
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928
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928
928
926924
922
922
9
2
0
918
918
918
9
2
6
9
2
2
9
2
0
916
914
912
914
916
9149129
1
0
91
2
91
2
914
912
914
916
9
1
4
9
1
6
9
1
8
9
2
0
9
2
2
912
9
2
4
92
6
926
928 930
932
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3
0
934
9
2
8
9
2
6
9
2
4
920
920
922
924
916 918 920 922
920
930
91
8
91
0
898
9
0
0
902
90
4
8
9
8
900
9
1
0
900
91
0
930
92
0
91
0
920
930
9
2
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922
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8
932
922
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926
928
92
0
918
918
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922
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922
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4
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6
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8
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93
2
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4
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2
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0
93
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93
4
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4 93
6
93
8
93
4
93
6
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8
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0
912
93
2
93
4
928
9
2
2
9
2
4
9
2
6
9
2
2
9
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0
9
1
8
918
92
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924
9
2
6
9
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920
922
924
918
924 926
926922
90
0
898
91
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91
8
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932
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930
928
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906
904
940
906
PROPOSED BUILDING
General Notes:
Revisions
Description Date Num
F
E
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1 2 3 4 5 6 7 8
MN
NorthCheck:
Drawn:
Date:
Comm:
BH
HL
11-07-2024
12236128
Stillwater Area Public
Schools ISD #834
FFE Blinds Title -NEW LAKE ELMO
ELEMENTARY
SCHOOL
1875 Greeley Street South
Stillwater, MN 55082
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
C 2024 Larson Engineering, Inc. All rights reserved.
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
Larson
Engineering, Inc.
Benjamin D. Hartberg, PLA
Date: Lic. No.:11.07.2024 48084
I hereby certify that this plan, specifications or report
was prepared by me or under my direct supervision
and that I am a duly licensed Landscape Architect
under the laws of the state of Minnesota.
DESIGN GROUP
Landscape Architecture
475 Cleveland Avenue N. | Suite 101A
Saint Paul, MN 55104
651.788.9018 | calyxdesigngroup.com
C 2024 CALYX Design Group, LLC. All rights reserved.
10928 10th Street North
Lake Elmo, MN 55042
CD BID SET
Final Plat 11.22.2024
1. See Civil Engineer's plans for site plan layout and dimensions.
2. Contractor to coordinate all work in the city right-of-way with
City of Lake Elmo Public Works Department.
3. See Architect's plans for additional requirements regarding the
site plan layout.
4. Topsoil is required for all landscape areas. See specifications.
5. See Civil Engineer's Plans for proposed utilities.
6. Refer to Civil Engineer's Plans for basin access bench locations.
Keep all trees outside of access bench areas.
7. Refer to Civil Engineer's Plans for additional seeding in the R.O.W.
that is not shown on the landscape plans.
General Notes:
LANDSCAPE AREA 'A'
SHEET L1.002
L1.001
OVERVIEW
LANDSCAPE
PLAN
CONTRACTOR(S) ARE RESPONSIBLE
FOR O B T AI N IN G U T IL IT Y L O CATE S ,
INCLUDE PRIVATE UTILITIES SUCH AS
PHON E A ND C A BL E. C A L L N O LE S S
T H A N 4 8 H O U R S I N A D V A N C E .
LANDSCAPE AREA 'C'
SHEET L1.004
LANDSCAPE AREA 'E'
SHEET L1.006
LANDSCAPE AREA 'F'
SHEET L1.007
LANDSCAPE AREA 'D'
SHEET L1.005
LANDSCAPE AREA 'B'
SHEET L1.003
Landscape Requirements:
Site Data
Street Frontage: approx. 2,790 lineal feet
Acres of Disturbance: approx. 34 acres
Parking Stalls: 224
Required Landscape Trees
1 Tree per 50' of street frontage
2,790 / 50 = 55 Trees
(+)
5 Trees per acre of disturbance
5 x 34 = 170 Trees
(+)
1 Tree per 15 parking stalls
224 / 15 = 15 Trees
(=)
253 Total Required Landscape Trees
253 Landscape Trees Proposed per Plan
(150) Deciduous Shade Trees
(63) Coniferous Trees
(40) Ornamental Trees
Notes
25% minimum of required landscape trees shall be coniferous
25% minimum of required landscape trees shall be deciduous
15% maximum of required landscape trees may be ornamental
1 shade tree per 15 parking lot stalls minimum
Required Mitigation Trees
Refer to Sheet L1.000 for calculations
132 Total Required Mitigation Trees (330 caliper inches)
23 Mitigation Trees (2.5" caliper) Proposed per Plan
(3) Deciduous Hardwood Trees
(13) Coniferous Trees
(7) Deciduous Softwood 'Common' Trees
109 Remaining Mitigation Trees Owed
Total No. of Trees Shown per Plan: 276 Trees
LA
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VFD
PT
114"
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1"
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060606
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Revisions
Description Date Num
F
E
D
C
B
A
1 2 3 4 5 6 7 8
MN
NorthCheck:
Drawn:
Date:
Comm:
BH
HL
11-07-2024
12236128
Stillwater Area Public
Schools ISD #834
FFE Blinds Title -NEW LAKE ELMO
ELEMENTARY
SCHOOL
1875 Greeley Street South
Stillwater, MN 55082
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
C 2024 Larson Engineering, Inc. All rights reserved.
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120 (f) 651.481.9201
www.larsonengr.com
Larson
Engineering, Inc.
Benjamin D. Hartberg, PLA
Date: Lic. No.:11.07.2024 48084
I hereby certify that this plan, specifications or report
was prepared by me or under my direct supervision
and that I am a duly licensed Landscape Architect
under the laws of the state of Minnesota.
DESIGN GROUP
Landscape Architecture
475 Cleveland Avenue N. | Suite 101A
Saint Paul, MN 55104
651.788.9018 | calyxdesigngroup.com
C 2024 CALYX Design Group, LLC. All rights reserved.
10928 10th Street North
Lake Elmo, MN 55042
CD BID SET
Final Plat 11.22.2024
IRRIGATION AREA 'A'
SHEET L4.002
L4.001
OVERVIEW
IRRIGATION
PLAN
CONTRACTOR(S) ARE RESPONSIBLE
FOR O B T AI N IN G U T IL IT Y L O CATE S ,
INCLUDE PRIVATE UTILITIES SUCH AS
PHON E A ND C A BL E. C A L L N O LE S S
T H A N 4 8 H O U R S I N A D V A N C E .
IRRIGATION AREA 'C'
SHEET L4.004
IRRIGATION AREA 'E'
SHEET L4.006
IRRIGATION AREA 'F'
SHEET L4.007
IRRIGATION AREA 'D'
SHEET L4.005
IRRIGATION AREA 'B'
SHEET L4.003
LA
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10TH STREET NORTH
General Notes:
1.IRRIGATION & LANDSCAPE CONTRACTORS ARE REQUIRED TO OBTAIN UTILITY LOCATIONS 48
HOURS PRIOR TO DIGGING, FOR FIELD LOCATION OF UTILITIES NOTIFY THE OWNER AND
LANDSCAPE ARCHITECT OF ANY DISCREPANCIES THAT ARE FOUND IN THE FIELD BETWEEN THE
PLAN SET AND EXISTING CONDITIONS. CLEARLY MARK IRRIGATION LINES ON THE SURFACE AS
THEY ARE INSTALLED.
2.IRRIGATION CONTRACTOR IS REQUIRED TO COORDINATE WITH THE GENERAL CONTRACTOR
AND EARTHWORK CONTRACTOR TO FURNISH AND INSTALL REQUIRED IRRIGATION SLEEVING
AHEAD OF PAVING WORK.
3.BACK-FILL IRRIGATION TRENCHES AND COMPACT PER SPECIFICATIONS.
4.PREVENT PEDESTRIANS FROM WALKING THROUGH OR INTERFERING WITH THE CONSTRUCTION
SITE AND ITS IMPROVEMENTS. MAKE SURE TO SECURE MATERIALS, TOOLS, ETC. BEFORE
LEAVING THE SITE FOR THE DAY TO PREVENT THEFT OR VANDALISM.
5.CONTRACTOR TO VERIFY PROPOSED GRADES AND SITE CONDITIONS PRIOR TO PRICING -
REFER TO CIVIL ENGINEER'S PLANS.
6.INSTALL TRACER WIRE OVER ALL MAINS AND LATERAL LINES, INCLUDING SLEEVES.
7.COORDINATE WORK WITH THE STILLWATER SCHOOL DISTRICT STAFF.
8.REFER TO SHEETS L4.008 FOR IRRIGATION DETAILS & SCHEDULES.
9.INCLUDE THE COST OF A PRIVATE UTILITY LOCATE IN BID TO ENSURE IRRIGATION WIRING DOES
NOT INTERFERE WITH OTHER UNDERGROUND UTILITIES.
10.ALL IRRIGATION SLEEVES ARE TO BE FURNISHED AND INSTALLED BY THE LANDSCAPE
CONTRACTOR.
11.ALL IRRIGATION EQUIPMENT AND ACCESSORIES ARE TO BE FURNISHED BY THE LANDSCAPE
CONTRACTOR UNDER THEIR BID. THIS INCLUDES THE CITY WATER METER FOR THE IRRIGATION
SYSTEM. THIS IS THE LANDSCAPE CONTRACTOR'S RESPONSIBILITY.
12.BUILDING IRRIGATION EQUIPMENT AND PIPING WILL BE INSTALLED UNDER SEPARATE M-E-P
CONTRACT. IRRIGATION CONTRACTOR IS REQUIRED TO COORDINATE BOTH THE TIMING OF
THAT EQUIPMENT DELIVERY AND THE FOUNDATION PENETRATIONS REQUIRED FOR IRRIGATION
FUNCTION (CORE DRILLING AND WATER STOP INSTALLATION) FOR CONTROLLER WIRE AND
IRRIGATION MAIN. ALL EQUIPMENT AND PIPING SHALL BE NEW WITH WARRANTY AND MANUAL.
LANDSCAPE CONTRACTOR IS REQUIRED TO INSTALL THE IRRIGATION CONTROLLER, PROGRAM
THE VFD AND CONTROLLER, INSTALL ALL IRRIGATION EQUIPMENT OUTSIDE OF THE BUILDING
DESCRIBED IN THESE PLANS. PROVIDE A LICENSED ELECTRICIAN AND LICENSED PLUMBER FOR
CODE-COMPLIANT WORK OUTSIDE OF THE BUILDING. INCLUDE THE COST OF THOSE TRADES IN
THE IRRIGATION BID.
OVERALL IRRIGATION PLAN:
MEMORANDUM
Date: January 29, 2025
To: Jason Stopa, Community Development Director Re: ISD 834 Lake Elmo Elementary School
Nathan Fuerst, Planning Consultant Final Plat (PID 26-029-21-44-0001)
Marty Powers, Public Works Director
Nate Stanley, City Engineer
Chad Isakson, Assistant City Engineer
From: Jack Griffin, Sr. Project Manager
An engineering review has been completed for the ISD 834 Lake Elmo Elementary School Final Plat/Plans
received on January 6, 2025. The new school is proposed to be located at the corner of Lake Elmo Avenue
(CSAH 17) and 10 Street (CSAH 10). The review consisted of the following documentation:
Final Plat: 10th and Lake Elmo School Addition.
New Lake Elmo Elementary School Site Plans dated January 3, 2025.
Stormwater Management Report dated October 24, 2024.
Draft Geotechnical Report dated September 24, 2024.
STATUS/FINDINGS: Engineering review comments pertain to the Final Plat application.
FINAL PLAT: 10TH AND LAKE ELMO SCHOOL ADDITION
1. The Final Plat shall not be recorded until the City Engineer approves the Final Construction Plans.
2. County Roadway Right-of-way Dedication. Right-of-way dedication has been shown on the Plat
along both Lake Elmo Avenue (CSAH 17) and 10th Street North (CSAH 10) to provide a total of 75-
feet from referenced section line. The right-of-way dedication must be reviewed and verified by
Washington County prior to recording a Final Plat to ensure the right-of-way dedication is
sufficient for future County roadway improvements, including potentially a future roundabout
complete with pedestrian facilities.
Additional right-of-way dedication is required at the northwest corner of Lake Elmo Avenue
(CSAH 17) and 10th Street North (CSAH 10) to accommodate a site-triangle similar to the
northeast and southeast corners. A drainage and utility easement has been shown. This must
be revised to be dedicated right-of-way.
3. All easements as required by the City Engineer and Public Works Director shall be documented on
the Final Plat prior to the release of the Final Plat for recording. Easement revisions may be
necessary to the Final Plat as the Construction Plans are reviewed and finalized. All easement
areas must be free from all encroachments other than those approved by the City Engineer and
upon execution of an easement encroachment agreement. Prohibited encroachments include,
Page: 2
but are not limited to trees, structures, landscaping, fences, retaining walls, storm sewer running
parallel with the easement, stormwater basins and BMPs, and grading that exceeds 4:1.
4. Dedicated drainage and utility easements, minimum 10-feet wide, are required along all public
roadway frontage. Easements along public roadways, including Lake Elmo Avenue (CSAH 17) and
10th Street (CSAH 10), have been shown on the Final Plat as required.
5. Dedicated utility easements are required over all public watermain as determined by the City
Engineer and Public Works Director. Easements must be a minimum width of 30-feet centered
over all public watermain and each hydrant. Dedicated utility easements have been shown on the
Final Plat. Revisions may be necessary as the Construction Plans are reviewed and finalized.
6. Drainage and utility easements are required over all stormwater BMPs, including the 100-year
high water level areas, maintenance access roadways to a public right-of-way, maintenance
benches, and over all emergency overflow locations and pathways. Stormwater management
easements are shown on the Final Plat. Easement revisions may be necessary as the Construction
Plans are reviewed and finalized.
7. The storm water management facilities will remain privately owned and maintained. A Storm
Water Maintenance and Easement Agreement in the City’s standard form of agreement must be
executed and recorded with the Final Plat for all privately owned stormwater facilities.
8. All off-site permanent and temporary easements, if necessary to construct the proposed site
improvements, must be acquired and provided to the City prior to the approval of the Final
Construction Plans. Each easement, if needed, must be provided in the City’s standard form of
easement agreement.
STORMWATER MANAGEMENT
1. The site plan is subject to a storm water management plan (SWMP) meeting State, Valley Branch
Watershed District (VBWD) and City rules. Storm water facilities proposed as part of the site plan
to meet State and VBWD permitting requirements must be constructed in accordance to City
Engineering Design Standards dated January 2022, even though they will remain privately owned.
2. The stormwater management mitigation must be provided for all required site improvements,
including the County roadway and intersection improvements, County roadway turn lanes, and
all bituminous trails.
3. In addition, it should be condition of the Final Plat that the stormwater management BMPs be
oversized to accommodate the future County roadway improvements to be constructed by the
County at a future date. The stormwater BMP oversizing must address the additional proposed
impervious surface areas as provided by Washington County.
4. All stormwater facilities and BMPs will be privately owned and maintained by the school district.
The school district will be required to provide a Stormwater Maintenance and Easement
Agreement in accordance with the City’s standard form of agreement.
5. All storm water basins must be placed in easements in accordance with the Stormwater
Maintenance and Easement Agreement. The easements must fully incorporate the 100-year high
water level areas, 10-foot maintenance bench, maintenance access roadways to a public right-of-
way, and over all emergency overflow locations and pathways.
6. Overland emergency overflows or outlets will be required as part of the site and grading plans.
7. All infiltration basins shall be sized using design infiltration rates based on actual soil borings
obtained from within the basin footprint at the proposed basin bottom elevation. Soil borings
must be taken for each infiltration basin in the number and to the depths required by the VBWD
and City design standards. Soil boring information submitted to date remains insufficient.
8. All wetlands and wetland buffers must be delineated and protected by easement.
Page: 3
9. Minimum floor elevations must be at least 2 feet higher than the adjacent 100-year HWL
elevation. Also, all low opening elevations for all buildings must be at least 1-ft higher than any
adjacent emergency overflow elevation (EOF). All building low floor and low opening elevations
must be clearly labeled on the grading plans.
10. All localized low points (catch basins) and low areas (land locked basins) must be protected within
a drainage easement up to the 100-year high-water level. The grading plans must be revised to
label and clarify the purpose of all low areas.
MUNICIPAL WATER SUPPLY
1. Connection to the municipal water system is available to the existing trunk watermain running
along Lake Elmo Avenue (CSAH 17). The applicant will be responsible for connecting to the existing
16-inch trunk watermain along Lake Elmo Avenue (CSAH 17) in two locations to create a looped
watermain network around the new school. A minimum 8-inch ductile iron watermain shall be
extended internal to the site and throughout the property as necessary to provide connection to
all proposed uses.
2. The project will require the placement of fire hydrants and water system valves internal to the
site as determined by the Lake Elmo Public Works Director and Fire Department. The site plans
show the watermain extension, hydrant locations and system valves generally consistent with City
requirements. Revisions may be necessary as the Construction Plans are finalized.
3. Minimum 30-foot easements centered over the pipe/hydrant have been shown on the plans as
required.
4. No watermain oversizing is anticipated as part of this Project.
SANITARY SEWER SYSTEM
1. A Comprehensive Plan Amendment has been approved to expand the Municipal Urban Service
Area (MUSA) for the property. Therefore, the extension of public sanitary sewer service will be
required to serve the new elementary school.
2. The applicant will be required to construct a privately owned and maintained sanitary lift station
on the district property and extend a private forcemain to a designated connection point to be
located on the northeast corner of Lake Elmo Avenue (CSAH 17) and 10th Street (CSAH 10). The
private forcemain will be combined with a new public forcemain to be installed by the City and
extended south along Lake Elmo Avenue (CSAH 17) to the existing sanitary sewer at 5th Street.
The new school sewer service will discharge by gravity to the new lift station.
3. It is anticipated that the sanitary sewer improvements will be partially constructed though a public
improvement project with both the private and public improvements to be paid by the District.
FINAL CONSTRUCTION PLANS & SPECIFICATIONS
1. Final Construction Plans and Specifications must be prepared in accordance with the latest version
of the City Engineering Design Standards Manual dated January 2022, using City standard details,
plan notes and specifications and meeting City Engineering Design Guidelines, unless otherwise
approved by the City.
2. The Construction Plans dated January 7, 2025 and submitted with the Final Plat application may
require revisions as determined by City plan review. No construction on the Project may begin
until the applicant has received City Engineer approval for the Final Construction Plans; the
applicant has obtained and submitted to the City all applicable permits, easements and
permissions needed for the project; and a preconstruction meeting has been held by the City’s
engineering department.
LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL
Fire Prevention, Code Enforcement, and Public Education
December 4, 2024
Sophia Jensen, Planner
City of Lake Elmo
Re: Lake Elmo Elementary Final Plat Review – December 2024
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:
1) All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and turning
radiuses.
2) Approved fire apparatus roads shall be provided and maintained in coordination with engineering, public works,
planning, and fire departments. In accordance with MSFC D104.2, two fire apparatus access roads shall be
required and always maintained.
3) Project construction phasing shall always accommodate emergency access to the entire construction zone,
generally meaning two separate means of entrance/exit as defined in the code. Phasing plan to be approved by
the fire department prior to construction.
4) 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.
5) Street names and addressing shall be consistent with the Washington County Uniform Street Naming and
Property Numbering System.
6) Fire hydrants and watermains shall be provided in approved locations following review by Engineering and
Public Works.
7) 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.
LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL
Fire Prevention, Code Enforcement, and Public Education
“Proudly Serving Neighbors and Friends”
8) 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.
9) A fire sprinkler system shall be installed in commercial buildings in accordance with the Minnesota State Fire
Code and Chapter 1306 of the Minnesota State Building Code. A permit is required prior to work.
a. Fire Department sprinkler connection locations shall be approved prior to installation.
10) A fire alarm system shall be installed in commercial buildings in accordance with the Minnesota State Fire Code
(907.2.3) and Lake Elmo Ordinances. A permit is required prior to work.
11) An emergency responder radio coverage amplifier shall be installed throughout the building if the fire
department determines that signal strength is not reliable.
12) An exterior door numbering system shall be utilized to determine exterior doors on all sides of the building.
Door numbering convention shall be approved by the fire department prior to installation.
13) A KNOX rapid access lockbox shall be installed in an approved location, on all commercial buildings.
a. Multiple KNOX rapid access lockboxes may be required as determined by the fire department.
14) KNOX locking Fire Department Connection Caps shall be installed on all fire department connections.
15) All gates, whether manual or electric, shall be accompanied by either a KNOX lock or KNOX gate control switch
for rapid access.
16) All parking areas shall be capable of supporting the imposed load of fire apparatus weighing up to 75,000
pounds.
17) Locations of all EV charging stations or Electric Vehicle Supply Equipment shall be reviewed and installed in
approved locations. All electric vehicle supply equipment installed in the apartment building underground
parking area may require additional fire suppression considerations and restrictions on installation
locations. An electric vehicle supply equipment plan is required. This plan shall be reviewed by the fire
department, building contractor, building owner and building insurance provider. If applicable.
Questions, clarifications, or the request to provide code documents can be made using the contact information listed
below.
Respectfully,
Memorandum
800 Washington Avenue North, Suite 207
Minneapolis, MN 55401
December 13, 2024
TO : SOPHIA JENSEN
FROM: SARAH EVENSON, PLA
RE: STILLWATER ELEMENTARY FINAL PLAT LANDSCAPE AND TREE PRESERVATION PLAN REVIEW
SUBMITTALS
1. CUP and Preliminary Plat Submittal, dated 8/19/24 received 8/26/24
2. Final Plat Submittal, dated 11/18/24, received 12/2/24
REVIEW HISTORY
1. 09/12/24 – CUP and Preliminary Plat Landscape Plan Review
2. 12/13/24 – Final Plat Landscape Plan Review
LOCATION: Northwest corner of the intersection of 10th Street North and Lake Elmo Avenue North
CURRENT LAND USE CATEGORY: Public Facilities (PF)
ADJACENT AND SURROUNDING LAND USE: PF and Rural Single Family to the north, Rural Single
Family to the east, and Rural Single Family and Rural Residential to the south and west (including the
gun club)
SPECIAL LANDSCAPE PROVISIONS: 750’ sound buffer from adjacent gun club. Exemption request
granted for mitigation of owner-planted trees. Council approved $50,000 contribution to the tree fund
in lieu of planting 106 mitigation trees.
TREE PRESERVATION PLAN: 105. 12. 470
• A tree preservation plan has been submitted that meets code and can be approved:
o The applicant correctly calculated the required common, evergreen, and deciduous inches to be
mitigated and the corresponding number of required mitigation trees (132 trees).
o City Council granted a $50,000 contribution to the tree fund in lieu of planting 106 of these trees.
o The final amount of required mitigation trees is 26.
December 13, 2024
Stillwater Elementary
Memorandum 2
LANDSCAPE PLAN: 105.12.480
• With the mitigation tree adjustment, the required amount of tree planting has been met.
TREE PLANTING REQUIREMENTS CODE
REQUIRED PROPOSED
Landscape Trees 240 253
Council-approved contribution in lieu of 106 trees 106 (equivalent)
Mitigation Trees 26 23
Total Required Trees 372 met
o The landscape plans require the following revisions as a condition of their approval:
It is unclear from the irrigation plan whether all of the proposed trees are covered by
proposed irrigation. Please confirm. If certain trees are not, applicant must clearly identify
how they are to be watered for the duration of the 2-year warranty period.
Each of the landscape layout plans (L1.0002-L1.007) should include a tree schedule showing
the trees proposed on that sheet. Having the tree schedule for the entire site on a separate
sheet (L2.002), while helpful for bidding, is not sufficient to guide plant installation and tree
warranty inspections.
RECOMMENDATION:
The landscape plans may be approved, conditional to the submittal of revised plans addressing the revisions
requested in this memo.
Sarah Evenson, PLA (MN)
City of Lake Elmo Municipal Landscape Architect
P: (262) 391-7653 E: sarah@hkgi.com
We strive to provide exceptional services that enhance quality of life and
promote a safe, healthy, and welcoming community for all.
North Shop | 11660 Myeron Road North | Stillwater, MN 55082-9537
P: 651-430-4300 | F: 651-430-4350 | TTY: 651-430-6246
www.washingtoncountymn.gov
Washington County is an equal opportunity organization and employer
PUBLIC WORKS
Wayne Sandberg, P.E., Director, County Engineer
Frank D. Ticknor, P.E., Deputy Director
December 16, 2024
Sophia Jensen
City Planner
City of Lake Elmo
3880 Laverne Avenue
Lake Elmo, MN 55042
Lake Elmo Elementary School
Dear Sophia,
Thank you for the opportunity to review and comment on the proposed Lake Elmo Elementary School application
at the intersection of County State Aid Highway 17 (Lake Elmo Avenue) & CSAH 10 (10th Street). The County has
reviewed the updated Lake Elmo Elementary School Final Plat information. We do not have any updated
comments beyond those detailed in our previous letter dated September 18th, 2024.
We want to express our appreciation to the City of Lake Elmo and the Stillwater School District for their
collaboration and efforts in moving this project forward. Your commitment to working with the County has been
invaluable, and we look forward to the new school's success. The County will continue coordinating with the
district and city on this project as it progresses.
Thank you again for the opportunity to comment on Lake Elmo Elementary's final plat. We look forward to
continuing to work with the City of Lake Elmo to ensure that development in this area is successful and well-
served by the transportation network.
Sincerely,
Daniel Elder
Planner II
Cc (email only):
Wayne Sandberg, Public Works Director/County Engineer
Frank Ticknor, Deputy Director Public Works
Lyssa Leitner, Public Works Planning Director
Joe Gustafson, Traffic Engineer
Kevin Peterson, Design Engineer
Alex McKinney, Parks Director
Mark Drommerhausen, Director of Operations Stillwater Area Public Schools
Dr. Michael Funk, Superintendent of Stillwater Area Public Schools
PUBLIC WORKS
Wayne Sandberg, P.E., Director, County Engineer
Frank D. Ticknor, P.E., Deputy Director
September 18, 2024
Sophia Jensen
City Planner
City of Lake Elmo
3880 Laverne Avenue
Lake Elmo, MN 55042
Lake Elmo Elementary School
Dear Sophia,
Thank you for the opportunity to review and comment on the proposed Lake Elmo Elementary School
application at the intersection of County State Aid Highway 17 (Lake Elmo Avenue) & CSAH 10 (10th
Street). The county thanks the City of Lake Elmo and the Stillwater School District for meeting with the
county to discuss the proposed new school location that meets the community’s needs while also
providing for safe transportation connections. The county will continue coordinating with the district and
city on this proposed school; below are some comments that the County has for the proposal.
As we have shared, the proposed rural location adjacent to two high-speed county highways presents
several significant challenges related to nonmotorized access and traffic safety and operations; these
concerns are identified in the traffic study. By their nature, County Highways manage regional traffic
(vehicular, freight, transit, bicycle, pedestrian, etc.) at higher average speeds. With Washington County
currently the fifth fastest-growing county in the state, containing two of the top ten fastest-growing
cities in the state (Woodbury and Lake Elmo), we would be irresponsible in not planning for the future of
this area. We offer the following comments regarding the new design of the school site and the traffic
study.
1. The site plan indicates right turn lanes at both proposed access points; the county would also
require dedicated left turn lanes as a condition of access permit approval.
2. The traffic study indicates a significant delay for motorists at the intersection of CSAH 10 and
CSAH 17 (overall Level of Service F), with queues extending well beyond the available storage.
Washington County expects that the development team will mitigate these operational and
safety issues prior to school opening. The intersection of CSAH 10 & CSAH 17 is tentatively
scheduled in the County’s draft Capital Improvement Plan for construction of improvements in
2028, with $4M total planned investment. This is a significant investment, largely driven by the
placement of the school at its proposed location. Washington County appreciates the City’s
support in planning for this improvement during the design of the Lake Elmo Elementary School.
3. The traffic study recommends a traffic signal or roundabout at the County Highway 10/Lake Elmo
Elementary School main access. Washington County expects that this will be installed by the
development team without city or county cost contribution as a condition of access approval, and
operational prior to opening of the school.
A great place to live, work and play…today and tomorrow
Government Center | 14949 62nd Street North | P. O. Box 6 | Stillwater, MN 55082-0006
P: 651-430-6001 | F: 651-430-6017 | TTY: 651-430-6246
www.co.washington.mn.us
Washington County is an equal opportunity organization and employer
4. The traffic study recommends a northbound left turn lane at the County Highway 17 (listed as
10th Street in the traffic study)/Lake Elmo Elementary Bus Access due to high speeds; Washington
County concurs with this recommendation if left-in access is to be provided at this location.
Washington County continues to view this access as unnecessary, as inbound and outbound
buses could be provided safe and efficient access to the county highway system via the controlled
intersection at the proposed 10th Street access. If the developer feels that an access to Lake Elmo
Avenue must be installed, Washington County expects that this intersection will be designed and
constructed as a ¾ access preventing eastbound ‘left-outs’ from the School site and directing all
traffic to turn south. The Oak-Land Middle School has this configuration at its bus-only access to
County Highway 15 as well. Restricting exiting traffic to right turns only helps prevent the
excessive delays that may be experienced by left turns which would in turn generate demands for
an additional traffic signal or roundabout to provide safe left-out access.
5. The traffic study states that “the expected storage needed for an enrollment of 1100 students is
approximately 2400 feet long” but only 2100 feet of storage is provided. Washington County
cannot allow queuing to extend onto County rights-of-way and infrastructure, and will not permit
an access that does not provide for adequate on-site storage at day of opening and under a
future ‘full-build’ condition.
6. The intersection of CSAH 10 & CSAH 19 is in the draft CIP for construction 2029, with $5.25M
total planned investment.
7. Minimizing unnecessary access to county highways allows for turning movements to be
consolidated to locations where improvements such as turn lanes, traffic signals, and
roundabouts can mitigate traffic conflicts. As a condition of access permit approval, the county
may require the removal of other pre-existing access points and may also require the applicant to
mitigate the traffic safety and operational impacts of the proposed new access through the
installation of various highway improvements including turn lanes, traffic signals, or roundabouts
Still haven't heard a compelling reason for this access.
8. School District staff have communicated that busing will be provided for students in
neighborhoods surrounding the new Lake Elmo Elementary, but this appears to conflict with
information provided on the district’s website stating, “Routes are currently being redrawn to
give priority to all students living 2 miles or further from school and others required by law to
receive busing. The 2 mile no busing zone means families living within 2 miles of school who do
not have a bus available will have to find alternative transportation.”
(https://www.stillwaterschools.org/our-district/news/district-news-detail/~board/district-
news/post/bus-routes-and-school-start-times-will-be-
changing#:~:text=Routes%20are%20currently%20being%20redrawn%20to%20give%20priority,bu
s%20available%20will%20have%20to%20find%20alternative%20transportation). Even when bus
transportation is provided, it is imperative to provide safe walking routes for students who wish
A great place to live, work and play…today and tomorrow
Government Center | 14949 62nd Street North | P. O. Box 6 | Stillwater, MN 55082-0006
P: 651-430-6001 | F: 651-430-6017 | TTY: 651-430-6246
www.co.washington.mn.us
Washington County is an equal opportunity organization and employer
to walk, and encouraging walking promotes health and reduces vehicular traffic demands.
Washington County expects that non-motorized access to the school will be prioritized by the
development team and available to students at the day of opening. This will reinforce the public
nature of the amenities proposed for this site.
Given the continued and rapid progress on the project plans we felt it was important to reiterate the
following comments:
While the placement of schools along highways enables convenient vehicle access, these locations also
present safety issues for vehicles and pedestrians that defy easy or effective solutions. Given the ongoing
prevalence of student drop-offs, school sites often generate significant inbound queues that sometimes
extend onto highway shoulders, into turn lanes, and sometimes even obstructing highway through lanes,
with safety repercussions. Providing adequate internal stacking can consume significant amounts of
space but is necessary to prevent congestion from extending onto highways. Experience with school
speed limits and/or flashing lights suggests that they have very limited effectiveness in slowing traffic
down and can cause a large variability of speed, which is itself a safety concern. Even costly solutions
such as traffic signals are often seen as a barrier for pedestrians due to the high vehicle volumes and
less-than-perfect behavior by drivers.
Safe access to the site for students and others who wish to arrive by walking or biking from existing
nearby neighborhoods, both to provide safe walking routes and safe crossing points of the county
highways remains a priority for Washington County Public Works. The school district must consider and
plan for pedestrian infrastructure within walking distance of the school, notwithstanding any current
policies related to bus transportation. The pedestrian routes should connect with nearby neighborhoods,
both existing and planned, and should provide reasonably direct access into the school site itself. A
preliminary assessment suggests that upwards of four miles of new trail would be needed to connect
existing neighborhoods to the school site. Washington County does not have any available funding for
these necessary trail linkages in our 5-year Capital Improvement Plan.
The Washington County 2040 Comprehensive Plan contains access criteria for county roads related to
spacing, sight lines, and availability of local road connections. School sites typically generate significant
traffic volume and queuing; therefore, the County appreciates the School District’s work to complete a
traffic study to better understand the anticipated traffic operations at the proposed access locations and
affected nearby intersections. Washington County access spacing guidelines for minor arterial roads
(both County Highway 17 and County Highway 10) is ¼ of a mile (1,320 feet). Partial reductions in this
spacing may sometimes be considered in favor of other safety aspects, such as optimizing sight distance
or maximizing spacing from other existing intersections.
A great place to live, work and play…today and tomorrow
Government Center | 14949 62nd Street North | P. O. Box 6 | Stillwater, MN 55082-0006
P: 651-430-6001 | F: 651-430-6017 | TTY: 651-430-6246
www.co.washington.mn.us
Washington County is an equal opportunity organization and employer
Access permits will be needed for the construction of new driveway connections within the county right-
of-way, and will require the construction of turn lanes into the site and the provision of adequate
internal stacking space to prevent congestion from extending onto the county highway.
The Washington County Comprehensive Plan indicates that 75 feet of right-of-way from the centerline
should be secured at the time of development along both CSAH 10 and CSAH 17. The city will be
responsible for the costs of future right-of-way acquisition if not secured at the time of development, in
accordance with Washington County Cost Participation Policy #8001 as previously referenced.
A Right-of-Way Permit will be required for any work within the County highway right-of-way as it relates
to the development. As the development progresses, a plan set will be required with the application and
include any grading, culvert installation, water and sewer services, parallel trail development, signage,
and any landscaping and other improvements within the County right of way.
All utility connections to County highway right of way for the development will also require their own
Washington County Right of Way permits. Typically, these utility connection permits are the
responsibility of the utility companies.
The desire for regional stormwater remains. With review of the stormwater management report, it
appears that the planned infiltration basins have additional capacity to manage the county ROW runoff
in the future. The landlocked basins on site create some challenges but from our review it appears
feasible. The County requests continued coordination to provide stormwater management. The County
has a future project planned with the onset of the new school site, partnering on stormwater
management will help the County and City reduce the number of challenges the future project will pose.
This may require re-working of the proposed infiltration basins to allow the county road to drain to the
new ponds, either via ditches or storm sewer.
County Road 10 and County Road 17 are both listed as priorities for future paved trail development in
Washington County’s Bike and Pedestrian Plan as high and medium priorities, respectively. This
underlines the importance of planning for these future trails as part of the overall site design, including
right-of-way dedication (listed above), grading, and landscaping.
Pedestrians from nearby neighborhoods, especially Cimmaron residents, will want to cross the County
Road 10 and County Road 17 intersection to access the future school and Lake Elmo Park Reserve. The
proposed design and layout should thoughtfully and safely accommodate these users with connections
that are direct and don’t require crossing parking lots and vehicle access roads.
Lake Elmo Park Reserve is owned and operated by Washington County Parks. This land is protected in
perpetuity as part of the Metropolitan Regional Parks system and will not be available for any future
expansion of the proposed school or any other school district use.
A great place to live, work and play…today and tomorrow
Government Center | 14949 62nd Street North | P. O. Box 6 | Stillwater, MN 55082-0006
P: 651-430-6001 | F: 651-430-6017 | TTY: 651-430-6246
www.co.washington.mn.us
Washington County is an equal opportunity organization and employer
Washington County Parks would support a safe and accessible trail connection from the school directly
to the existing trail network within Lake Elmo Park Reserve. Note that the existing trails closest to the
school are ski trails in the winter. Thus, a gate would be needed so the park could seasonally close the
trail to prevent impacts from walkers on groomed ski trails. Additionally, fencing and/or native
vegetative screening at the property border with park will be needed. Please contact County Parks staff
for additional guidance on this or the trail connection route.
Thank you again for the opportunity to provide comments on the traffic study for Lake Elmo Elementary.
We look forward to continuing to work with the City of Lake Elmo to ensure that development in this
area is successful and well-served by the transportation network.
Sincerely,
Daniel Elder
Planner II
Cc (email only):
Kevin Corbid, Washington County Administrator
Jennifer Wagenius, Washington County Deputy Administrator
Jan Lucke, Washington County Deputy Administrator
Wayne Sandberg, Public Works Director/County Engineer
Frank Ticknor, Deputy Director Public Works
Lyssa Leitner, Public Works Planning Director
Joe Gustafson, Traffic Engineer
Kevin Peterson, Design Engineer
Alex McKinney, Parks Director
Mark Drommerhausen, Director of Operations Stillwater Area Public Schools
Dr. Michael Funk, Superintendent Stillwater Area Public Schools
Ed Marchan ● Don Pereira ● John Brach ● Rick Gelbmann ● William Armstrong
P.O. Box 838 | Lake Elmo, MN 55042-0538 | www.vbwd.org
ELECTRONIC TRANSMITTAL LETTER
VBWD Permit Number: 2024-43
Project Name New Lake Elmo Elementary School
Approval Date: November 14, 2024
Approval Based on the
Following Submittal Items:
• Civil drawings prepared by Larson Engineering, dated 10/24/2024 (40
sheets)
• Stormwater calculations and model files prepared by Larson
Engineering, dated 10/24/2024
• Geotechnical Evaluation Report prepared by Braun Intertec
Corporation, dated September 24, 2024
Attached is the approved VBWD permit. Please note the conditions imposed by the Managers, which are listed
on the back of the permit.
The VBWD Engineer and Inspector must be notified at least 3 days prior to commencement of work.
VBWD has streamlined the permit process by switching to electronic delivery of the approved permits.
You will not receive a paper copy of the permit.
Thank you for your cooperation with the VBWD’s permit program.
Distribution List
Applicant Marie Schrul, Stillwater Area Public Schools schrulm@stillwaterschools.org;
Authorized Agent Mitch Honsa, Larson Engineering mhonsa@larsonengr.com;
John Hanson VBWD Engineer, Barr Engineering Co. jhanson@barr.com;
Susannah Torseth VBWD Attorney, Galowitz-Olson, PLLC storseth@galowitzolson.com;
Jeff Brower VBWD Inspector jbrower@vbwd.org;
Ed Marchan VBWD President ed@brockmanmarchan.com;
Dan Scollan DNR East Metro Area Hydrologist daniel.scollan@state.mn.us;
Page 2
City of Lake Elmo
Jack Griffin City Engineer, FOCUS Engineering jack.griffin@focusengineeringinc.com;
Nicole Miller City Administrator, City of Lake Elmo nmiller@lakeelmo.gov;
Jason Stopa Community Planning Director jstopa@lakeelmo.gov;
Sophia Jensen Code Enforcement Official sjensen@lakeelmo.gov;
John Taylor Building Official jtaylor@lakeelmo.gov;
Barr Engineering Co.
Josh Phillips Barr Engineering Co. jphillips@barr.com;
Karen Wold Barr Engineering Co. kwold@barr.com;
Mike Strong Barr Engineering Co. mstrong@barr.com;
Eddie Anderson Barr Engineering Co. Eanderson2@barr.com;
Ed Marchan ● Don Pereira ● John Brach ● Rick Gelbmann ● William Armstrong
P.O. Box 838 | Lake Elmo, MN 55042-0538 | www.vbwd.org
Return completed and signed application to
John Hanson, VBWD Engineer
jhanson@barr.com
A permit fee shall accompany this permit, unless waived by the Board of Managers.
Governmental bodies are not required to pay a fee.
Project Information
Project Name
Location (address, if known; otherwise major intersection)
City or Township
Parcel Identification Number (if known)
Section, Township, Range (if known) Section: Township: Range:
Project Timeline Estimate Start: Complete:
Project Contacts
Applicant Authorized Agent Owner (if different than applicant)
Name
Company (if applicable)
Address
City, State, Zip
Phone
Email
Once a Valley Branch Watershed District permit has been approved, the permit conditions will be attached to the back of this form.
By signing this permit application, the permit applicant, his/her agent, and owner (hereinafter “Permittee”) shall abide by all the
conditions set by the Valley Branch Watershed District (VBWD). All work which violates the terms of the permit by reason of
presenting a serious threat of soil erosion, sedimentation, or an adverse effect upon water quality or quantity, or violating any rule
of the VBWD may result in the VBWD issuing a Stop Work Order, which shall immediately cause the work on the project related to
the permit to cease and desist. All work on the project shall cease until the permit conditions are met and approved by the VBWD
representatives. In the event Permittee contests the Stop Work Order issued by the VBWD, Permittee shall attend a VBWD Board of
Managers meeting and discuss the project. Any attorney fees, costs, or other expenses incurred on behalf of the VBWD in enforcing
the terms of the permit shall be the sole expense of the permit applicant. Costs shall be payable from the permit applicant’s permit
fee. If said fees exceed the permit amount, the Permittee shall have ten (10) days from the date of receipt of the invoice from the
VBWD to pay for the cost incurred in enforcing the permit, by which to pay the VBWD for said costs. If costs are not paid within the
ten (10) days, the VBWD will draw on the permit applicant’s surety. The Permittee agrees to be bound by the terms of the final
permit and conditions required by the VBWD for approval of the permit. The permit applicant further acknowledges that he/she
has the authority to bind the owner of the property and/or any entity performing the work on the property pursuant to the terms
of the VBWD permit, and shall be responsible for complying with the terms of the VBWD permit.
Signatures (Required):
Applicant Authorized Agent Owner (if different than applicant)
Signature
Date
VALLEY BRANCH WATERSHED DISTRICT TO BE COMPLETED BY VBWD:
PERMIT APPLICATION Permit Number:
Permit Fee Rec’d:
Date Rec’d:
10/24/2024
2024-43
Waived
N/A
1. The VBWD recognizes that the proposed development’s management of stormwater runoff for volume and rate
control includes an assumption that 7.42 acres of new impervious surface area will be created with improvements
to Lake Elmo Avenue North (County Road 17) and 10th Street North (County Road 10) adjacent to the site. The
VBWD will allow the excess capacity to be used for the future reconstruction projects, as approved by Washington
County, the City of Lake Elmo, and VBWD.
2. This permit is not valid until a maintenance agreement in the general format of Appendix A of the VBWD Rules is
submitted to and approved by the VBWD Attorney.
3. Prior to permit closeout, a plan for post‐project management of chloride use shall be submitted. At a minimum,
the plan shall include the following:
a. Designation of an individual authorized to implement the chloride‐use plan
b. Designation of an MPCA‐certified salt applicator to implement the chloride‐use plan for the site
4. The required surety shall be submitted prior to construction.
5. The applicant must obtain any necessary approvals from other persons and/or entities with ownership interests in
the property affected by the proposed project. It is the applicant’s burden to obtain any and all necessary
permissions or ownership rights to property not owned by the applicant, including prescriptive easements. The
applicant must obtain any necessary permits.
6. This permit is not transferable.
7. The applicant agrees to indemnify and hold harmless the VBWD for any and all future liability, causes of action, or
claims relating to or arising out of the District’s grant of this permit. Such claims include, but are not limited to,
onsite flooding and flooding to neighboring properties.
8. This permit is subject to obtaining all other permits required by governmental agencies having jurisdiction
(including an NPDES permit).
9. The VBWD Engineer and Inspector shall be notified at least 3 days prior to commencement of work.
10. Erosion and sediment controls shall be installed prior to the commencement of grading operations and must be
maintained throughout the construction period until turf is established. Additional controls may be required, as
directed by the VBWD Inspector or VBWD Engineer.
11. All disturbed areas shall be vegetated within 7 days of final grading.
12. The applicant is responsible for removal of all temporary erosion‐control measures, including silt fence, upon
establishment of permanent vegetation at the project site, as determined by the VBWD Engineer and/or
Inspector.
13. To prevent soil compaction, the proposed infiltration areas shall be staked off and marked during construction to
prevent heavy equipment and traffic from traveling over them. If infiltration facilities are in place during
construction activities, sediment and runoff shall be kept away from the facility using practices such as diversion
berms and vegetation around the facility’s perimeter. Infiltration facilities shall not be excavated to final grade
until the contributing drainage area has been constructed and fully stabilized. The final excavation phase shall
remove all accumulated sediment and be done by light, tracked equipment to avoid compaction of the basin
floor. To provide a well‐aerated, highly porous surface, the soils of the basin floor shall be loosened to a depth of
at least 5 feet to a maximum compaction of 85% standard proctor density prior to planting. The upper 10 inches
of soil shall be tilled prior to planting.
14. Valley Branch Watershed District shall be granted drainage easements that cover land adjacent to stormwater
management facilities, wetlands, lakes, and lowlands up to their 100‐year flood elevations and all ditches, storm
sewers, and maintenance access to the stormwater management facilities.
15. The required drainage and access easements shall be recorded with the Washington County Recorder’s Office.
16. Return or allowed expiration of any remaining surety and permit closeout is dependent on the permit holder
providing proof that all required documents have been recorded (including but not limited to easements) and
providing as‐built drawings that show that the project was constructed as approved by the Managers and in
conformance with the VBWD Rules and Regulations.
17. This permit becomes invalid if (1) the work is not initiated within 1 year of permit issuance, (2) work is idle for
12 consecutive months, or (3) work is not completed within 3 years of the permit issuance date.
Approved: November 14, 2024 President
Signature
Valley Branch Watershed District
Title
Note: The grant of this permit in no way purports to permit acts, which may be prohibited by other governmental agencies.
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EPL-500
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EPL-671
ELM-001
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ROS-870ROS-810ROS-860 ROS-920
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ROS-770
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KRM-820KRM-850
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KRM-890
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KRM-880
KRM-870
KRM-070
KRM-030
KRM-800
KRM-830
KRM-860
RAP-398RAP-398
HRS-800
HRS-910
HRS-840 HRS-850HRS-880
HRS-530
HRS-870
HRS-490HRS-600
HRS-830
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HRS-500HRS-510
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ELM-027
HRS-893
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HRS-560
HRS-890
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Lake Elmo Ave N
10th St N 10th St N
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Figure 1NEW LAKE ELMOELEMENTARY SCHOOL,LAKE ELMOPERMIT 2024-43Valley BranchWatershed D istrict
Site
150 South Fifth Street
Suite 700
Minneapolis, MN 55402
(612) 337-9300 telephone
(612) 337-9310 fax
www.kennedy-graven.com
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LA515\147\993880.v2
SAMANTHA C. ZUEHLKE
Attorney at Law
Direct Dial (612) 337-9205
Email: szuehlke@kennedy-graven.com
December 20, 2024
VIA E-MAIL ONLY
Mr. Nathan Fuerst
Planner II
Bolton & Menk, Inc.
12224 Nicollet Avenue
Burnsville, MN 55337
RE: Plat Opinion for 10TH AND LAKE ELMO SCHOOL ADDITION
Dear Nathan:
At your request, I have reviewed an updated title commitment issued by Land Title, Inc, as agent
for First American Title Insurance Company, with an effective date of November 20, 2024 (the
“Title Commitment”). I have also reviewed a plat prepared by Cornerstone Land Surveying, Inc.,
which is titled 10TH AND LAKE ELMO SCHOOL ADDITION (the “Plat”).
The Title Commitment purports to cover the following legal description:
The Southeast 1/4 of the Southeast 1/4 of Section 26, Township 29, Range 21, Washington
County, Minnesota, and all that part of the Southwest 1/4 of the Southeast 1/4, lying
Easterly of the West 435.6 feet of the East 2006 feet of the South 1/2 of the Southeast 1/4
of said Section, Washington County, Minnesota.
Abstract Property
(the “Property”).
Based on my review of the Title Commitment and the Plat, I have the following comments relative
to the proposed Plat:
1. Plat execution. The Plat must be signed by:
a. The fee owner, Independent School District No. 834, a Minnesota body corporate
and politic.
Mr. Nathan Fuerst
December 20, 2024
Page 2
LA515\147\993880.v2
I require documentation that the fee owner, Independent School District No. 624,
is authorized to convey the easements dedicated in the Plat, and that the person(s)
signing the Plat on behalf of the fee owner is/are authorized to execute the Plat. I
require review of these instruments prior to the City’s release of the Plat for
recording.
*Note: The Title Commitment improperly refers to the fee owner as a municipal
corporation. No change to the Plat in this respect is required.
b. The Commitment indicates that there is no mortgage on the Property. If the
Property is to be encumbered by a mortgage prior to the recording of the Plat,
either a consent to plat must be executed by the mortgagee or the mortgagee must
sign the Plat. I require review of any consents to plat.
2. Plat Corrections:
a. The Plat includes two approval certificates for the City Planning Commission. The
City Planning Commission no longer needs to approve or sign the Plat. Both
approval certificates for the City Planning Commission may be removed.
b. The governing body approval certificate is repeated on the Plat. The duplicate
governing body approval certificate should be removed.
c. The second signature line for the Washington County surveyor could be moved in
line with the other signature lines on the Plat, however no action is necessary.
3. Title Commitment Exceptions. The Plat is subject to the following exceptions:
a. Easement for utility purposes in favor of American Telephone and Telegraph
Company of Minnesota filed August 6, 1931, in Book 118 of Deeds, page 551, as
Document No. 101676; Easement filed April 25, 1939 in Book 135 of Deeds, page
373-374 as Document Number 118648; Assignment of Communication System
Easements and Rights-of-Way filed September 25, 1984 as Document Number
471911; Quit Claim Deed conveyance to Northwestern Bell Telephone Company
d/b/a US West Communications filed October 2, 1989 as Document Number
611259; Definition of Easement filed August, 1990 as Document Number 639079;
Corrective Definition of Easements filed April 28, 1994, as Document Number
797893. The surveyor should provide the location of the utility easement as defined
by Document Number 797893 so that the City may review.
b. Highway Easement in favor of Washington County dated March 23, 1961, filed in
Book 245 of Deeds, page 271, as Document Number 219558. The surveyor should
provide the location of the highway easement so that the City may review.
c. Slope Easement filed January 25, 1962, in Book 245 of Deeds, page 272. The
surveyor should provide the location of Washington County’s slope easement along
C.S.A.H. 17 for the City’s review.
Mr. Nathan Fuerst
December 20, 2024
Page 3
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d. Highway and Slope Easement in favor of Washington County filed April 29, 1963,
in Book 256 of Deeds, page 159-160, as Document Number 228200. The slope
easement granted is as necessary for construction of the County Road No. 70. The
surveyor should indicate to which roadway the highway easement refers so that the
City may review.
4. Property taxes and assessments. All real estate taxes, including delinquent taxes must be
paid prior to recording the Plat. All assessments must also be paid prior to recording the
Plat.
PID No. 26.029.21.44.0001
Taxes payable in 2024 are in the amount of $1,626.00 and are paid. Washington County
property tax records do not show special assessments levied against the Property.
There are no pending assessments.
5. Compliance with Minnesota Statutes Section 505.03, subdivision 2(b). Minnesota law
requires any preliminary plat abutting upon state railway, trunk or county highways to be
submitted to the Commissioner of Transportation or County Engineer for opportunity to
provide comments and recommendations. According to the Plat, the Property abuts County
State Aid Highway Nos. 10 and 17. As such, the Plat should be submitted, if it has not
been already, to the county highway engineer for review and an opportunity to provide
written comments.
This letter does not purport to set forth every matter relevant to a determination of whether title to
the Property is marketable, and no one should rely upon it for that purpose. The sole purpose of
this letter is to identify required signatories to the Plat and related issues of interest to the City in
connection with platting, as evidenced by the updated Title Commitment.
This opinion is conditioned upon the issuance of a title policy in the amount of $100,000 in favor
of the City of Lake Elmo, insuring the City’s interests as they appear on the Plat.
Please contact me if you have any questions regarding this information. Thank you.
Sincerely,
Samantha C. Zuehlke
Samantha C. Zuehlke
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2025-15
RESOLUTION APPROVING THE FINAL PLAT REQUEST FROM STILLWATER AREA
PUBLIC SCHOOLS FOR THE PROPERTY LOCATED AT 10928 10TH STREET NORTH (PID
26.029.21.44.0001)
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under
the laws of the State of Minnesota; and
WHEREAS, the City of Lake Elmo has established a Comprehensive Plan that includes
background data, policy statements, standards, and maps that help to guide the future physical,
social, and economic development of the City; and
WHEREAS, Stillwater Area Public Schools ISD 834, (the “Applicant) has requested a
Final Plat for the Lake Elmo Elementary School, on property legally described on Exhibit A
attached hereto (the “Property”), consisting of approximately 47.6 acres for development an
elementary school facility; and,
WHEREAS, the plans submitted to the City on November 22nd 2024 along with subsequent
revisions; and
WHEREAS, the applications for Final Plat and PUD were not found by the city to be
complete until January 17rd 2025 and
WHEREAS, the Lake Elmo City Council reviewed the Final Plat request at its meeting held
on February 4th, 2025, and voted to approve the item with the following findings of fact:
1. That all the requirements of City Code Section 103.00.100 related to the Final Plans and
Final Plat have been met by the Applicant.
2. That the 10th and Lake Elmo School Addition Plat consists of one lot intended for a future
public school.
3. That the 10th and Lake Elmo School Addition Final Plat is generally consistent with the
Preliminary Plat as approved by the City of Lake Elmo on November 6th 2024.
4. That the 10th and Lake Elmo School Addition Final Plat is consistent with the intent of the
2040 Lake Elmo Comprehensive Plan and the 2040 Land Use Map for this area.
5. That the 10th and Lake Elmo School Addition Final Plat complies with the general intent of
the Public Facilities (PF) zoning district.
6. That the 10th and Lake Elmo School Addition Final Plat generally complies with the City’s
Subdivision regulations.
7. That the 10th and Lake Elmo School Addition Final Plat generally complies with the City’s
Zoning Code with variances already granted for lot area and buffer.
8. That the 10th and Lake Elmo School Addition Final Plat is generally consistent with the
City’s engineering standards with the exceptions noted by the City Engineer in their
previous review comments, and as otherwise identified in forthcoming reviews.
NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve the 10th
and Lake Elmo School Addition Final Plat request subject to the following conditions:
1. The Applicant must enter into a Development Agreement, in the City’s standard form, prior
to issuance of a notice to proceed or any building permit for work on site.
2. Prior to the City signing or approving recording of the Final Plat or Development
Agreement, the Applicant shall fully address all comments in the following review memos,
or any subsequently revised memo, to the satisfaction of the City:
a. City Engineer’s memo dated January 29, 2025,
b. City Landscape Architect’s memo dated December 13th 2024,
c. City Fire Chief’s memo dated December 4th 2024.
d. City Attorney’s Plat Opinion dated December 20th, 2024.
e. Washington County Engineering memos dated September 18, 2024 and January 3,
2025.
3. The Applicant may not allow any queuing of traffic accessing this site from occurring on the
abutting Lake Elmo Avenue (CSAH 17) and 10th Street (CSAH 10).
4. The applicant must provide, at applicant’s sole cost, dedicated right and left turn lanes along
Lake Elmo Avenue (CSAH 17) and 10th Street (CSAH 10), at both new access locations.
Turn lanes must be constructed meeting Washington County standards.
5. The Applicant must provide a separate trail connection along the Lake Elmo Avenue North
Corridor.
6. The Applicant must provide at applicant’s sole cost, Traffic Control Improvements to be
operational with the opening of the school, including a permanent traffic control signal at the
new access location along 10th Street North (CSAH 10), complete with crosswalks, and
including a temporary wood‐pole traffic signal at the intersection of Lake Elmo Avenue
(CSAH 17) and 10th Street (CSAH 10), complete with crosswalks. The applicant must enter
into a cost reimbursement agreement to reimburse the County for design and construction
related engineering services for these improvements.
7. The Plat must dedicate right-of-way along Lake Elmo Avenue (CSAH 17) and 10th Street
(CSAH 10) as required by Washington County and the City.
8. All easements as required by the City Engineer and Public Works Director shall be
documented on the Final Plat prior to the release of the Final Plat for recording.
9. The Final Plat shall not be recorded until the City approves the Final Construction Plans.
10. The City will require a cost participation from the Applicant at no more than 50% of the
City's cost for the applicant’s cost-share of the future intersection improvements at Lake
Elmo Avenue (CSAH 17) and 10th Street (CSAH 10).
11. The Applicant shall provide stormwater management mitigation for all required site
improvements, including the County roadway and intersection improvements, County
roadway turn lanes, all bituminous trails, and including additional future impervious
surfaces, as estimated by Washington County, for the future County roadway improvements
along CSAH 17 and CSAH 10 to be constructed by the County at a future date.
12. The storm water management facilities and BMPs will remain privately owned and
maintained. A Storm Water Maintenance and Easement Agreement in the City’s standard
form of agreement must be executed and recorded with the Final Plat for all privately owned
stormwater facilities.
13. The Applicant shall pay an in-lieu fee of $325 per caliper inch for unmitigated tree removal
on site, up to a total of $50,000
14. The Applicant shall not locate any proposed tree plantings south of the bituminous trail
proposed at the southeast corner of the site.
15. The Applicant shall provide a planting plan for 106 additional trees on site, with flexibility
to tree species and size and without a requirement for irrigation or warranty after
installation. The planting plan must be approved by the City.
16. Any intensification of the use or expansion of the use within the buffer area of the Oakdale
Gun Club shall comply with Minnesota State Statutes Chapter 87A, as may be amended.
17. After establishment of the use on site, any grading or removal of healthy specimen trees in
required buffer areas, including the buffer of the Oakdale Gun Club, shall be reviewed by
the City against applicable design standards.
18. Upon substantial completion of the project, as defined in the required development
agreement, the school building must be connected to City water and sewer.
19. The Applicant must provide plans for the water and sewer connection to the satisfaction of
the City Engineer, Public Works Director, and Fire Chief prior to the release of the building
permit with connections made at the Applicant’s sole cost.
20. Water and Sewer Availability Charges, and other fees as applicable, must be paid prior to
issuance of a building permit.
21. The Applicant will be required to sign a Waiver of Assessment Agreement with the City of
Lake Elmo, in the City’s standard form of agreement, to reimburse the City for public
sanitary sewer improvements to be constructed by the City to facilitate the connection to
City sewer.
22. All city, state, or other necessary permits must be obtained prior to the release of the
building permit.
23. Substantial construction must take place within 12 months of the date on which the
conditional use permit was granted or the conditional use permit is void. The Applicant
must also comply with provisions of City Code Section 105.12.290 Conditional Use
Permits.
Passed and duly adopted this 4th day of February 2025 by the Lake Elmo Minnesota City Council.
____________________________________
Charles Cadenhead, Mayor
ATTEST:
____________________________________
Julie Johnson, City Clerk
Resolution 2025-15
Exhibit A
Legal Description of Subject Property
Old Legal Description:
The Southeast 1/4 of the Southeast 1/4 of Section 26, Township 29, Range 21, Washington County,
Minnesota, and all that part of the Southwest 1/4 of the Southeast 1/4, lying Easterly of the West
435.6 feet of the East 2006 feet of the South 1/2 of the Southeast 1/4 of said Section, Washington
County, Minnesota. Abstract Property
New Legal Description:
Lot 1, Block 1, 10TH AND LAKE ELMO SCHOOL ADDITION