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Mr. Scott Harlicker <br />October 17, 2001 <br />Page Two <br /> <br /> will likely not be sufficient. It is highly likely that the City would look for a minimum of 80 <br /> feet to a maximum of approximately 100 feet of right-of-way. This plat should provide the <br /> appropriate fight-of-way, anticipating a minimum of 80-foot wide total right-of-way width for <br /> Jarvis Street. It appears that this could easily be done even with the existing building on <br /> Lot 4, Block 1. <br />5. Staff discussion regarding 161st Avenue at the west end where it abuts up to the Youth <br /> Athletic Field/Cass property was that the road would likely never be extended into or <br /> through that City-owned property. Therefore, 161st Avenue should be designed with a <br /> cul-de-sac at the end of it. It appears that the cul-de-sac could be placed into Lot 10 and <br /> the lot lines adjusted between Lots 8, 9, and 10 to ensure that each has sufficient lot area <br /> to meet the City ordinance. <br />6. Based on a review of the drainage calculations that were submitted, the following <br /> comments are made: <br /> <br /> · No water quality treatment analysis was presented in the drainage calculations. The <br /> revised drainage calculations should go through a water quality analysis. <br /> <br /> · The curve numbers were shown in all cases to be lower after development than pdor <br /> to development. However, there was no justification shown for these projected curve <br /> numbers. In our experience, just the opposite should happen, as the area develops <br /> with rooftop and parking lot, typically more runoff from storm events can be <br /> anticipated. Curve numbers should be re-evaluated and a detailed discussion of how <br /> the curve numbers were dedved should be included in the revised storm drainage <br /> calculations. <br /> <br /> · The outlet at the northwest comer of this area appears to flow off onto pdvate property. <br /> No mention of how this will be dealt with or impacts on the adjacent property is <br /> contained in the storm drainage calculations. The revised calculations should detail <br /> any impacts to the adjacent pdvate property from the storm water discharge. <br /> The grading plan should indicate the emergency overflow elevation and location for each <br /> of the three proposed drainage ponds on the site. <br />8. It has been the City policy to not allow commercial and/or industrial property to have its <br /> site runoff discharge directly onto the public street. Additional storm sewer should be <br /> provided in the project to allow for internal collection of stormwater from each of the lots. <br />9. The proposed road section on 161st Avenue and Buchanan Street is a 40-foot wide urban <br /> street section with concrete curb and gutter. Currently, the concrete curb and gutter is <br /> proposed to be a mountable style. This needs to be changed to a barrier style of concrete <br /> curb and gutter so that specific ddveway openings can be designed and built to control the <br /> traffic flow throughout the development. <br /> <br /> If you have any questions regarding these comments, please call. <br /> <br />Sincerely, <br /> <br />Howard R. Green Company <br />Terry J. ~rer, P.E. <br /> <br />TJM:tw <br /> <br />Ltr 10-17-01 Harlicker,rev <br /> <br />Howard R, Green Company <br /> QQNSULTING ENGINEERS <br /> <br /> <br />