Agenda - Planning Commission - 04/09/2015

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Review File: Harvest Estates Preliminary Plat Request Engineering Review Page 2 of 4 The proposed new development studied was estimated to consist of 50 single family residential units and a 1000 student middle School by 2026. Based on the traffic analysis conducted the recommendations and conclusions are: Original recommendations 2015 Comments 1. Stop signs shall be placed at all development entrances that intersect with the Current Roadway Network. No new connections to the existing roadway network are proposed. 2. The intersection of Sunwood Drive and CSAH 5 will need to be reconstructed with full turn lanes on CSAH 5. CSAH 5 is a county highway. The plat has been submitted to Anoka County for comment. 3. The analysis recommended addition of lanes to TH47 and CSAR 5 by 2026. Changing the proposed use from a school to single family residential units will significantly reduce the traffic impact from this parcel TH47 and CSAH 5 have regional significance and decisions on upgrades should be made by MNDOT and Anoka County, respectively. Grading and Drainage Plans: A preliminary grading and drainage plan has been prepared for this subdivision by Hedlund Engineering Services. Staff offers the following comments on this plan: 1. Lot corner elevations need to be provided on all lot comers and along the centerline of drainage swales which do not coincide with common property lines. The 100 year high water elevations for ponding areas and the FEMA 100 year flood elevations are shown on the plan. All lowest floor building elevations must be two feet above the highest elevation noted. 2. Grading plan sheets at 1" = 50' must be added to the set. 3. A tabulation of lot elevations with minimum floor elevations and adjacent pond high water levels must be added to the plan. 4. The emergency overflow elevation for each water quality pond must be one foot lower than the lowest adjacent grade of the building structures. 5. The maximum slope should not exceed one foot vertical to four feet horizontal. . 6. The font size/ pen weight of labels must be increased to make plan readable. 7. Sidewalks are generally shown adjacent to the streets. Sidewalk must be added to 152nd Lane and 152nd Avenue. A permit from the Lower Rum River Water Management Organization (LRRWMO) will be required. Submit a copy of the MPCA Construction Stormwater Permit to the City prior to construction. Submit copies of erosion inspection results to the City prior to release of escrow. Utilities: All lots are proposed to be served by municipal sewer and water. Construction plans and specifications are subject to review of the City Engineering Department. The Utility Plan shall be revised to show the re -alignment of utilities from Nowthen Boulevard through Lot 1, Block 2, MEADOW in order to remove conflict with buildable pad site for said lot. The details of financial obligations and timing of said alignment will be handled as part of the Purchase Agreement by and between the City and G S Land, LLC. The City will review the City's policy stance on timing and need of said re -alignment with the City Council.