12-08-05 Planning Comm. Agenda - Laserfiche WebLink

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Planning Commission December 1, 2005 Page Two 4. Grading is shown slightly out of the property boundary in the northeast corner. All grading should be within the property limits or written approval granted from the adjacent property owner. 5. First floor and lowest floor elevations should be shown for all proposed residential buildings. Street and Utility Plan 1. The Developer is proposing a street width of twenty-eight feet face of curb to face of curb. This is less than the City standard of thirty feet. In addition, a one-way street is proposed around the cul-de-sac that is a width of eighteen feet. Based on previous experience in other communities, we would recommend a width of twenty-two feet with no on-street parking to accommodate snow plowing and fire trucks. To ensure that the width is adequate Public Works and Fire staff should provide comment. 2. Top of curb elevations should be provided at all radii. Bituminous spot elevations should be provided at the south side of the center island to ensure that the two sides adequately match in. 3. Dimensions should be noted for all radii. 4. A street typical section should be provided with a corresponding geotechnical report. The pavement section should be designed based on a twenty year life span. 5. The utilities should be shown in plan and profile view. 6. The watermain is currently shown running under the north pond. This should be revised and the location should be shown down a different property line. 7. The location of gate valves should be called out. 8. The Fire Chief should review the proposed hydrant locations for adequacy. It appears that it may be beneficial to add a hydrant atmid-block. 9. All 90 degree bends in the watermain should be changed to 2-45 degree bends. 10. All watermain should be wrapped. In addition, stainless steel bolts shall be used on all fittings, hydrants, and valves. 11. The connection to the existing sanitary manhole should be completed by a core drill. Chimney seals will be required for all sanitary sewer manholes. 12. A detail sheet should be provided that notes casting types, hydrant type, structure details for the storm sewer outlet, etc. Stormwater Management Calculations 1. Storm sewer pipe calculations should be submitted for review and approval to ensure adequate capacity in the mains. 2. After the grading plan is revised based on the comments noted above the proposed Subcatchment boundaries may change. They should be reviewed and adjusted if necessary as well as time of concentrations. 3. The sheets provided for the existing and proposed drainage areas appear not to be a specific scale. This should be corrected. Ltr-720105-pc 10062 Flanders Court NE, Blaine, MN 55449 -Phone: (763) 780-0450 -Fax: (763) 780-0452