#15 - Inwood 8th Add Prelim Plat, PUD & Comp Plan Amend

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Page: 3  Add the small/dry utility corridor for Lot 1, Block 1, and revise as needed to keep the corridor fully outside of the watermain drainage and utility easement. 9. Private Streets (if approved). City design standards require public streets for medium and high- density residential subdivisions to be minimum 32-feet in width located in a 66-foot right-of-way, with sidewalks located on both sides. The standard was set in recognition of higher volume traffic and pedestrian movements. The subdivision proposes private streets at variable widths, including 20-feet, 24-feet and 28-feet, and provides a sidewalk along the street frontage on only the 28-foot street. Parking would be accommodated on one side of the 28-foot street and the 6-ft wide sidewalk is abutted to the back of curb with no boulevard for snow storage.  An additional street geometric plan must be added to detail the proposed private street geometrics for further City review. All street intersections should be at 90 degrees and maintain 50-ft of tangent.  A condition of Preliminary Plat approval must require all private streets, if approved, to be a minimum of 24-feet. This will require Street D to be widened from 20-ft. (BOC-BOC) to 24-feet (BOC-BOC) and will also provide the necessary spacing to install and properly separate all public and private utilities (see Municipal Water Supply Comments below).  Street A (Lot 1, Block 1). Revise street width to be minimum 24-ft throughout entire length due to high density and roadway curvatures.  It is strongly recommended that right turn lanes be added along the private streets at each location where the private street intersects 5th Street North and Island Trail.  At a minimum, a hammerhead turnaround is recommended at the end of Street B to comply with fire code.  Street Typical Sections. Revise all typical sections to include all design elements necessary to replace City detail 805, including Street Outlot locations, small/dry utility corridors (when applicable), and boulevard tree, hydrant and street light setbacks (when applicable).  Replace all City details dated February 2015 with City Details dated January 2022. Remove all references to saw and seal (see City design standards).  Remove Typical section for 8 ft. bituminous path and replace with City detail 509. Use City standard details when available to avoid plan inconsistencies. 10. Perpendicular parking should be replaced with parallel parking to eliminate poor geometrics, turning movements and site lines.  Consider widening Street D to 28-feet to add parallel parking, or incorporate bump-out parking over a portion of Street D. 11. Driveways must be further detailed, labeled and dimensioned. Driveway details should be included on the requested street geometric plan. Preliminary Plat approval must be conditioned on all driveways being compliant with all requirements of the City Code. The applicant has requested flexibility but has not provided any specifics for this request to be reviewed. If flexibility is granted, the flexibility must apply only to each specific City code item requested by the applicant, and as reviewed and approved by City staff. 12. It is recommended that street lighting be added along the private streets at each intersection and at each location where a sidewalk intersects the street. 13. Dedicated drainage and utility easements, minimum 10-feet wide, are required along all public roadway frontage, including 5th Street and Island Trail. Small/dry utility corridor preservation is also required along all private streets (if allowed). 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, 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.