#25 - Birdgewater Village Preliminary Plat

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PAGE 4 of 5 8. Revise off‐site watermain extension plans to eliminate open cut excavation along the new pavements of Stillwater Lane. Watermain layout and alignment to be detailed and approved by the City Engineer prior to the preparation of detailed plans and specifications. Show all necessary off‐site easements required for the proposed extension. Off‐site temporary easement agreements may be required accordingly. 9. Revise location of the south end trunk watermain stub in Linora Avenue. The watermain must be stubbed into a green space location approved by the City Engineer. The stub location must be designed to avoid all street impacts at the time of future connection. 10. Revise plans to extend watermain north along Linden Avenue and revise the 8‐inch watermain loop to run along north property line of Outlot D (south Boulevard of Stillwater Lane). 11. Revise plans to extend 8‐inch watermain line between Lots 2 and 3 to provide an 8‐inch stub to the green space in the CSAH 14 right‐of‐way for future connection. Revise the easement width to accommodate both the proposed storm sewer pipe and required watermain pipe (40 feet minimum). 12. Sanitary sewer service is available to serve this property through an existing 8‐inch gravity sanitary sewer. The existing sewer is located within the Stillwater Boulevard (CSAH 14) right‐of‐way, extending along the full length of the northern boulevard. The applicant is responsible to extend sanitary sewer into and throughout the development at developer’s sole cost, and to serve each proposed parcel in the Subdivision. 13. No sanitary sewer oversizing is anticipated as part of this development. 14. All public sanitary sewer mains placed within the development will require minimum 30‐foot easements centered over the pipe and be dedicated to the City as part of the final plat, if not located within a public right‐of‐way. Dedicated utility easements must be shown on all site, grading, utility, and landscape plans, and remain free from encroachments, including retaining walls, trees, or other small/dry utilities. STREET AND STORM SEWER PLANS 1. C‐301. Revise Plan to depict overall street and storm sewer plan with all proposed improvements clearly labeled and dimensioned including street widths, right‐of‐way widths and easement widths. 2. All streets are proposed to be publicly owned and maintained. Public streets must be designed to meet the City’s Engineering Design Standards including right‐of‐way width, street width and cul‐de‐sac radii(s). The preliminary plat/plans propose public street widths of 32‐feet located within 80‐foot right‐of‐way. Consistent with current city standards, if approved, the streets would allow parking on both sides. 3. The proposed internal street network is well interconnected creating multiple access routes into and out of the development. 4. C‐301 to C‐318. Revise plan sheets to be 1” = 50 plan scale. Plans as presented are unreviewable. Additional plan review will proceed upon receipt of revised plans. 5. Revise the plans to label and identify all line types, including curb and gutter, sidewalks, trails, and easements. Revise plans to clearly depict all street geometrics. The plans must be revised such that no minimums or maximum design standards are utilized without supporting documentation. Note that City design standard minimum and maximum design criteria are measured in the as‐built condition. 6. Revise the street plans to extend Linden Trail to connect to Stillwater Boulevard as part of the initial phase of development, including the extension of the 8‐inch looped watermain. 7. All street intersections must be at 90 degrees and maintain 50 feet of tangent with maximum slopes of 2.5%. Residential maximum longitudinal grade is 6% with sidewalks. Minimum grade allowed is 0.5% in the as‐built condition. Minimum grades cannot be used as design grades. 8. B618 curb and gutter should be provided throughout the subdivision. 9. The storm sewer system shall be designed to maintain the City standard minimum pipe cover of 3.0 feet. All storm sewer piping must be revised accordingly. 10. Drain tile is required as part of the City standard street section at all localized low points in the street. Drain tile considerations may impact the storm sewer design and depth requirements at low points. Drain tile connection inverts must be shown on the plan profiles. 11. The maximum curb run prior to a catch basin is 350 feet. Adjacent turn lane drainage should be considered accordingly. 12. Sump manholes must be installed prior to all pond inlets.