5.1. - 5.3. PCSR 06-22-2004 - Laserfiche WebLink

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Ms. Michele McPherson June 17, 2004 Page Two • Becker Trail is shown ending in a cul-de-sac approximately 850 feet west of Trott Brook. The FEMA floodway for the portion of Trott Brook adjacent to Outlot G is relatively narrow in this area (approximately 100 feet). This appears to be a good location for a road crossing, based on the narrow floodway and relatively high ground approaching this point from the west. This could provide a potential connection between the Becker property and the Miske and Riverside Development property lying to the west. This location is approximately halfway between CSAH 13 and CSAH 12. A connection in this location would make maintenance activities and emergency vehicle access much better. Consideration should be given to providing road access in Trout Brook Estates further to the west and to require the developers to pay their fair share of the Trott Brook crossing at a future date. • The grading plan shows a ten-foot bituminous trail from the south end of Becker Trail to Outlot G, extending southerly into Trott Brook Farms, then westerly to the cul-de-sac of Street E. There are two locations where retaining walls are shown adjacent to the trail. It appears the height of the retaining walls will be approximately two to four feet. This raises various questions. Who will own and maintain these retaining walls? What kind of protection will be placed on the edge of the trail to preclude people from leaving the trail and falling off the retaining wall? The type of protection utilized should not reduce the usable width of the trail. If necessary, the trail should be widened slightly in these locations. • The grading plan should identify the top of berm elevations for the proposed ponds. This elevation must be a minimum of one foot above the one hundred year HWL for the pond. • The grading plan should show the FEMA flood elevation along the eastern edge of the proposed development. • The grading plan should show the drainage easements for the proposed ponds and wetlands. C. Street and Utility Plans • The following lots appear to be too low for the proposed sanitary sewer elevations: Lots 10 and 11, Block 19; Lots 1, 2, and 3, Block 20. • The development includes the construction of a lift station near Lot 1, Block 4; no details other than the general depth have been provided at this time. As this project proceeds to final plans and specifications, this lift station must be built in accordance with City standards. • The proposed street section shown on plans has a width of 30 feet from back of curb to back of curb. The City standard is 32 feet wide from face of curb to face of curb. The street section needs to be changed to reflect City requirement. • Watermain needs to be looped through Outlot I in the southeast corner of the development. This is the same location as the proposed road connection crossing Trott Brook to the properties to the east. • The plans show connecting to trunk watermain on Twin Lakes Road. However, that watermain is noted in the plans as to be constructed by others. This watermain loop must be constructed as part of this project by this developer. • Hydrant placement and valve location throughout the development will be reviewed in detail when final construction plans are submitted. S:\PLANNING\Case Files\2004\P 04-08 Trout Brook Estates\6 16 04 TM Memo.doc