02/11/2026 PZ Combined Packet - Laserfiche WebLink

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Ms. Katie Larsen 02/04/2026 Page 4 1.Traffic study comments are included as a separate PDF. Major comments include: th a.Clarify that no detour was present at the 20 Ave/ Birch St intersection when counts were collected b.Clarify letter grades shown in the tables th c.Are there other future developments west of 20 Ave that will utilize the Cedar Street or Red Oak Lane intersections? d.Provide full intersection analysis results in the Appendix 2.The traffic study meets the requirements outlined in City ordinances and the ten- year forecast review of 2040. The build (with development traffic) scenario does not decrease letter grades compared to the no build scenario. 3.Anoka County to verify turn lane requirements at the temporary right-in, right-out. th 4.Verify intersection sight distance requirements are met at the 20 Avenue and Street A intersection for eastbound right-turning vehicles. 5.Provide proposed signing and pavement marking on future site plans. 6.Provide a temporary cul de sac at the north end of Street D a.Include type 3 barriers with future thru street sign 7.Provide street profiles with horizontal and vertical curves that meet 30 MPH stopping sight distance requirements •Landscaping A Landscape Plan for the Harvest Grange development has been submitted and is being reviewed by staff and the City’s Environmental Coordinator. The Environmental Coordinator will provide separate additional comments. Comments 1.Deconflict storm sewer and proposed trees to the extent practical, overlap of planting can result in root intrusion long-term, especially where trees are proposed near structures. •Floodplain The site includes ~5% Zone A Floodplain. The Base Flood Elevation is currently shown as 901.18 per RCWD and will need to be approved by FEMA but, typically, the RCWD elevation is accepted by FEMA. A LOMR will ultimately be required as well as applicable floodplain mitigation prior to the issuance of building permits for affected lots. The CLOMR-F application will need to be submitted along with and part of the final plat approval. The floodplain cut and fill figure indicates a net increase in floodplain volume, this must be maintained for RCWD and FEMA floodplain permitting. •Drainage and Utility Easements Roadways are proposed within right-of-way and lots include standard drainage and utility easements. Larger drainage and utility easements will be required to be provided over any utilities outside the right of way and any surface water management features. The Harvest Grange Submittal - Engineering Review