03-09-26 Planning Commission Meeting Packet

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Page: 4  The Outlot J Trail connection to Linden Avenue, and corresponding Outlot alignment, must be relocated further north to avoid conflicts with the future driveway for Lot 8, Block 6 and to ensure an ADA compliant crosswalk at Linden Avenue.  It is recommended that curb extensions (traffic calming) be installed along Linden Avenue at both mid-block trail crossings. Design details for these crosswalks will be further reviewed as part of the final construction plans. 15. Driveways. All driveways must be installed in accordance with all city ordinances, including minimum distance from intersections, driveway angles installed at 90-degrees as they cross public right-of-way, and distance between driveways. Revisions to the lot layouts may be necessary for driveway compliance, including Lot 8, Block 1, and Lot 7, Block 3. 16. Streetlights. Streetlights have been shown on the Preliminary Plans. Streetlight locations will need to be revised as part of the final construction plans for placement at all street and trail intersections, and at the end of the proposed cul-de-sac. For the purpose of street light placement, the 90-degree curves should be considered street intersections. STORMWATER MANAGEMENT, GRADING AND STORM SEWER 1. The proposed subdivision improvements are subject to a Stormwater Management Plan (SWMP) meeting State, Valley Branch Watershed District (VBWD) and City rules. A VBWD permit is required. Storm water facilities constructed as part of the development to meet permitting requirements must be constructed in accordance with the City Engineering Design Standards. 2. All storm water BMPs must be placed in Outlots dedicated to the City. Each Outlot must fully incorporate the 100-year HWL, 10-foot maintenance bench and all maintenance access roads. Maintenance access roads meeting city standards must be provided for all storm water facilities and structures. All adjacent lot corners must be +.2 ft above the 100-year HWL to meet construction tolerance and maintain 100-year HWL on each Outlot.  The proposed site plan shows four stormwater management basins, including three infiltration basins and 1 wet pond. All facilities appear to meet City standards. Plan revisions may be necessary as construction plans are finalized. 3. All wetlands and wetland buffers must be placed in Outlots. The Preliminary Plans must be revised to eliminate the Wetland #8 buffer encroachment to the cul-de-sac right-of-way and 10-ft. small/dry utility corridor. 4. The Preliminary Plat narrative and Preliminary Plans propose stormwater reuse irrigation, however it remains unclear how stormwater reuse will be implemented. The Preliminary Plat/Plans as submitted remain incomplete and the SWMP does not account for stormwater reuse. Plan revisions are required to further detail the proposed system, water balance calculations, and infrastructure requirements, together with any easements that may be necessary for plan implementation. 5. Approval of the preliminary grading and storm sewer plans for the development is contingent upon all grading plans being reviewed and approved by the City Engineer prior to the start of any grading or construction. 6. Minimum floor elevations must be at least 2 feet higher than the adjacent stormwater basin or wetland 100-year HWL elevation. 7. Overland emergency overflow (EOF) elevations are required throughout the site, requiring a system of interconnecting drainage ways. Low openings for adjacent structures must maintain 1- foot above any adjacent EOF in the as-built condition. 8. All localized low points must be protected within a drainage easement, including the localized 100- year HWL. The grading plans must be revised to show all localized low point HWL elevations and the Lot easements adjusted as necessary.