5.4 PCSR 08-23-1994 - Laserfiche WebLink

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Mr. Steve Ach • August 18, 1994 Page Two First of all, a queuing analysis has not been performed. We would be concerned with a 4-way stop and the ability of traffic to back up between Dodge Avenue and TH 169 in an eastbound fashion. Also, the traffic analysis obviously is only concerned with the proposed development. As you recall, the Elk Park Center traffic analysis took a preliminary look at this intersection and recommended Dodge Avenue from the south be the major movement curving to Elk Hills Drive with Dodge Avenue from the north teeing into this alignment. We would suggest that, prior to making any decisions about external street improvements, a further traffic analysis be undertaken which would include analyzing the proposed traffic from this site, the existing traffic from the commercial area to the south, and the potential for all the residential traffic in the area. As with the Elk Park Center development, we would see this as a City initiated concurrent study which could be done at the same time that this proposal is working its way through the Planning Commission and City Council in a preliminary fashion. C. DRAINAGE The grading and utility plan shows storm drainage from the site sheeting in a • southwesterly fashion with a storm sewer pipe system along the west edge of the development leading to a pond at the south end. Currently, there is no good outlet for this pond area other than the highway ditch system. The pond as laid out shows a certain amount of storage internal with the emergency overflow that would use the highway system. To date, we have received no specific drainage calculations; however, we have asked for those to be submitted. We would envision that in the future this type of arrangement would work quite well with the City's Comprehensive Drainage Plan which calls for an outlet along TH 169 from approximately 193rd all the way to the river. This pond could easily be tied into that outlet in the future. The grading plan of the overall site is quite general in nature. We believe when specific lots provide detailed information that the grading plan may change slightly. For instance, we believe that it may be inappropriate to have the drainage flow along the curb line in front of the restaurant facility, where it may be better to create a V- gutter through the driving lane and convey the water in the traffic patterns rather than in the pedestrian patterns. The same would be true in some of the other parking areas where it may be appropriate to extend catch basins out and create intermittent lows to collect the runoff. These types of issues could be better addressed on the specific site plan review for each of the four lots. D. UTILITIES • There are existing sanitary sewer and watermain along the west and north sides of this site. The plan shows that the watermain would be looped through the site providing services to each site, individual building pads, and hydrants periodically 230/245-1807.aug