Agenda - Planning Commission - 10/05/2006

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. Northfork Office Condos Preliminary Plat/Site Plan Review September 26, 2006 Page 4 of 5 of availability to the site. The submitted plan would also be required to follow this stipulation and will be specifi~d in the Development Agreement for the site. Septic Utilities: Municipal utilities are currently not available to this. site. A alternative wastewater system (septic system) will be required to be constructed. A soil boring and proposed system design has been submitted by Vic Hagenah. The City offers the following comments: 1) The submitted soil borings are not sufficient for the . location and communal nature of the system proposed to be constructed. The soils in the proposed location of the septic system are known to be disturbed, grading, and filled. The City is requiring the submission of a report that outlines soils test pit results and must be reviewed by a certified soils engineer. 2) The assumptions used to size the proposed system are rather low. The University of Minnesota's Estimated Flow Rates for Non-Residential Systems suggests sizing a commercial system for office/warehousing space according to number of employees OR total square footage. Please compare these flow rates, and adjust the size of the system accordingly. If the number of employees is used to calculate flow rates, the 2000 mc (Table 1003.2.2.2-Maximum Floor Area Allowances Per Occupant) should be used. This results in 160 occupants total for the 80,000 square feet of office/warehousing proposed. 3) The septic system proposal does not indicate the exact location. or type. of system to be constructed. 4) The City requires information regarding the responsible party for management and maintenance of the community septic system. The site of the proposed system should be signed and fenced appropriately. Also, a secondary site should be identified. All community septic or well areas should be encumbered with drainage and utility easements. Please submit a revised septic system report that addresses these items. Drainage and Grading: A preliminary grading and drainage plan has been prepared by John Oliver & Associates Inc. The following comments are offered: . The normal water elevation and the 100 year floodplain elevation should be added to the detention pond. An emergency overflow elevation should be identified unless the pond is designed for back to back 100 year storm events. . Pre and post drainage calculations need to be submitted. . Positive drainage must exist away from each building. Spot elevations between buildings must be added. Overland grades must be a minimum of 1 %. . Retaining walls are proposed to be constructed on two of the adjacent property lines. It will be necessary to obtain permission from the adjacent property owners prior to construction. The top and toe elevations of the wall should be added to the grading plan. . This development will require a permit from the Lower Rum River Watedvlanagement Organization. 47