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Preliminary <br />signate dry <br />gnate wetlands <br />>n the north side <br />iously owned by <br />on of 17 building <br />ed commons area <br />Each pad must <br />Leld sites. The <br />ot size is 67 r 300 <br />ry review of the <br />Lated with rural <br />B that accompany <br />each pad. (Ex. <br />separation from <br />nember we have to <br />eld won’t create <br />prior to Council <br />wn including each <br />1 be placed in its <br />wner. <br />'1 <br />[ <br />5 <br />Validity of PRD ApplicationStaff reviewed the PRD alternative of development with the applicant and advised of the need to present a physical feature or characteristic of the land that would require the clustering of homes. The location <br />of trees and French Lake suggested the best building locations. A <br />formal plat would make less efficient use of the aesthetic and unique <br />features of the property. <br />Review of Performance Standards for Residence Pads <br />In review of the many plans presented with this review, some, <br />unfortunately, presented in different scales, it appears that all <br />house and septic drainfields meet the required setbacks from each <br />other. To complete the review, well locations must be designated on a <br />total plan. As for setbacks for a building envelope, I would suggest <br />35* - 40* front/street and rear setbacks, and 15* - 20* side setbacks. <br />Septic <br />Gaf f ron has worked closely with the On Site Evaluator through the test <br />period. The majority of soils are suitable for standard systems with <br />a small number of pads to be served by mound systems. The high water <br />mark must be determined for all retention areas (Pads 6, 8, and 9, Block <br />1 and Pads 3, 4, 5, 6 and 7, Block 2). The bottom of all drainfield <br />trenches must be 3 feet above the high water elevation. All <br />drainfields must roiintain distance of 75* from all well locations, 20* <br />separation ftom house and 10* from all lot lines. Gaff ron has not <br />written a formal review on the septic report but has no problem in <br />reassuring Planning Commission that there will be no need to rearrange <br />the pad lines as proposed for this review. <br />Plat Road <br />The Plat road should be designated on the plat as an outlot. The road <br />will be private and must conform to all standards of Section 11.33. I <br />have reviewed the plans with the City Engineer. The following <br />information will be required: <br />A) Typical Section <br />bed of 8" class 5 gravel <br />3** bituminous surface <br />50* right of way <br />28* minimum paved width <br />ditches 2* below centerline crown <br />B) Horizontal and Vertical Control <br />design speed 30 MPH <br />12% maximum gradient <br />275* minimum radius <br />We will recommend that the banks along County Road 51 be trimmed back to <br />provide adequate sight distance. The County advises they will ask for <br />an additional 7' of right of way for a total right of way width of 80*. <br />Both access locations are approved with adequate sight distance.