6.7. - 6.10. PCSR 10-26-2004 - Laserfiche WebLink

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The private drive shown at the north end lines up with 8th Street directly across Jackson Avenue. Currently,the undeveloped property to the north owned by Rivers Christian Academy has a driveway access onto Jackson Avenue immediately north of the Jackson Street Villas site. Jackson Street Villas shows a combined access onto Jackson Avenue servicing both properties and lining up with 8th Street. • It is unclear whether the common area outside of the 76 building pads will all be encompassed with drainage and utility easements. If not, drainage and utility easements will need to be provided for the public sanitary sewer and water systems, along with the storm sewer and ponding areas. If the entire common area is to be deemed drainage and utility easement,this will accomplish the same thing. • Jackson Avenue is currently striped with two lanes; one north and one south, and two parking lanes, although the west side of Jackson Avenue adjacent to the Jackson Street Villas is currently signed "no parking". The requested rezoning to PUD and construction of 76 townhomes will provide significant traffic on Jackson Avenue wanting make left turns into the development. A left-turning vehicle will back traffic up with a one-lane roadway since it is illegal to pass a left-turning vehicle by using a striping parking lane. Therefore,we would recommend that the Jackson Street Villas project be required to pay$15,000 for the re-striping of Jackson Avenue to a three- lane configuration with a center left turn lane and no parking lanes. This will allow left-turning vehicles to get out of traffic and wait for a safe opportunity to make their left turn while still allowing through-traffic to move freely northbound on Jackson Avenue. B. Preliminary Grading Plan • The pond grading appears to be shown with 3:1 slopes. The City design standards require a maximum slope of 4:1, both above and below the water level of the pond. • The preliminary grading plan should include information such as invert elevations on the flared-end sections and rim elevations on the catch basins. • The site has very little open space or areas to plow snow from the streets. Where will snow in heavy snowfalls be stored? It should be made clear that it is not permitted to deposit excess snow in the wetland created at the northwest corner of the site. Snow may be stockpiled in the ponding area. • The following lots appear to have very flat driveways: 34, 43, 47, 48, 63, 66. • The following lots have rear yards that are flat or sloped towards the building: 9, 19, 15, 16. • The emergency overflow between Lot 51 and Lot 52 should be labeled in an elevation given. • Show existing spot elevations on the existing sidewalk and curb or bituminous to the east, south and north of the site to ensure that the grading fits with the surrounding property. • Since the streets are considered private, so will the storm sewer system along with the ponding area. S:\PLANNING\Case Files\2004\P 04-16 Jackson Ave Villas\10 5 04 Engineers memo.doc