02-19-2013 Planning Commission Packet

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� approximate station 9+00. Response: The street alignment has been revised to meet the 275'radius requirements. 3,5 The Conservation Master Design Report memorandum indicates conservation easements should be placed over the tree stands located in the southeast corner of the site and along the west property , line. It also indicates that a conservation easement should be placed over the sloping grassland located north of the existing wetland. These easements are shown on the Site Conservation Plan and should be recorded with the Final Plat process.Response: The easements will be prepared and recorded with the final plat. 3.6 Outlot A requires a road and utilities easement over the entire area. The easement should be generated using the standard city form and recorded as part of the Final Plat process. Response: The outlot easement documents will be prepared for recording with the final plat. 4.1 GRADING AND EROSION CONTROL PLAN: 4.2 Riprap should be placed on the downstream end of all culverts for energy drssipation.—Response: Riprap has been added to the downstream aprons within the site,but not alon�the county road. 4.3 A Stormwater Pollution Prevention Plan(SWPPP)will need to be submitted as part of the Final Plans. The SWPPP should include a project narrative,erosion control notes,erosion control installation schedule,erosion control maintenance schedule,pollution prevention notes,location and details of proposed erosion control devices. Response: A SWPPP will be prepared and an NPDES permit will be obtained,prior to any site grading activities. 4.4 Grading for road construction is proposed onto Lot 1 Block 1 and Lot 1 Block 2 of Bayview Farms 2"�Addition. Construction easements should be obtained from each lot owner for this work and submitted to the City for review. Response: Temporary construction easements or right of entry will be obtained prior to any grading activities on the adjacent parcels. 4.5 A legend defining or notes labeling proposed erosion control devices should be added to confirm adequate erosion control will be provided. Response:A legend has been added to the plans,the fmal erosion control plan will have additional notes and details. 5.1 PRELIMINARY STREET PLAN: 5.2 The proposed street section design meets the recommendations outlined in the Geotechnical Report and City standards.-Ok 5.3 A minimum paved width of 24' is required for private roads per City code. The plans cutrently propose a width of 20'. Therefore,the plans must be revised to meet City requirements. Response: The street width has been revised to be 24 feet in width. 5.4 The proposed vertical curve at station 7+50 does not meet required standazds. Per the State Aid Manual for Sag Vertical Curves,a minimum K value equal to 36 is required for the 30 mph design, and a K value equal to 35.79 is proposed. The profile should be revised to meet minimum standards. Response:The revised street profile meets the 30 mph k-values. 5.5 The vertical profile is extremely steep at the location of the proposed 100'radius horizontal curve (approximate station 4+00). The combination of steep slope and tight curve could create safety concerns during snowy or icy conditions. The applicant should consider modifying the road layout to lessen the slope and increase the radius. Response: The street alignment has been modified to meet the 275' radius requirements and the street grades are within the allowable range,per the city code. 6.1 PRELIMINARY PLANTING PLAN: 6.2 Tree calculations should be shown on the Planting Plan. One shade tree is required for every 40' of road frontage. Response: The final planting plan will provide the requested tree calculations. 6.3 Tree preservation and removal should be included with the Planting Plan so the extent of tree