Riverwood National 03-22-04 CCITEM 6.3
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Mayor and City Council
FROM: Daniel Licht, AICP
DATE: 17 March 2004
RE: Otsego — Riverwood National; Revised Final Plat
NAC FILE: 176.02 — 03.22
BACKGROUND
Mr. Chris Bulow has submitted a revised final plat for Riverwood National. The City
Council previously approved a final plat for the development on 22 September 2003,
consisting of 107 single family lots, 29 detached townhomes and 21 row -style
townhomes with two or three units per building. The revised final plat modifies Blocks 1
and 2 by substituting detached townhomes for the approved row -style units.
Exhibits:
A. Site Location
B. Approved Final Plat (detail only)
C. Revised Final Plat (refer to sheet C-4 and C-7 for detail)
ANALYSIS
Zoning. The subject site is zoned PUD, Planned Unit Development District. Uses
allowed in this PUD District include the commercial golf course and residential units as
depicted on the development plan, including single family, detached townhome and
row -style townhome. In that the revised final plat includes uses allowed by the PUD
District and that the number of units is being decreased, the proposed change is
considered minor.
Number of Units. The proposed number of units within Blocks 1 and 2 is two less than
shown on the approved final plat. The decrease in number of units ensures that the
requirements of the lot area per unit requirements of the R-6 District are adhered to.
Setbacks. The proposed detached townhomes will be subject to a 25 front yard
setback from the private drive accessing these units, 10 foot side yard setbacks, and 10
foot rear yard setback consistent with the preliminary plat and PUD District approvals for
the detached townhouse units.
Building Design. The design of the proposed detached townhomes will be subject to
future site and building review by the Planning Commission and City Council. This will
include the exterior design and materials of the building, as well as site plan elements
such a landscaping.
Park and Trail Dedication. Park and trail dedication for the residential portion of the
final plat is to be a cash fee in lieu of land. The revised final plat reduces the overall
number of dwellings by two, thus reducing the cash fee in lieu of land by $4,200.00.
The City Council previously discussed with the applicant deferring the cash fee in lieu of
land for the clubhouse use on Block 13 for two years or issuance of a building permit,
which ever comes first. The total cash fee in lieu of land due with the development
contract is $325,000.00
Development Contract. City Staff and the applicant have nearly finalized the
development contract for the final plat, pending City Council action on this request. The
development contract is subject to review and approval of the City Attorney.
CONCLUSION
The proposed revision to the Riverwood Final Plat is a minor change that involves
substituting detached townhouse dwellings for the row -style homes previously
approved. We believe this change is positive given the intended character of the
development and recommend approval of the request subject to the conditions outlined
below.
A. Motion to approve the revised Riverwood National Final Plat, subject to the
following conditions:
1. The conditions of approval outlined in the findings of fact approved by the
City Council on 22 September 2003 remain in full effect, except as
modified herein.
2. Site and building plans for all detached townhouse units shall be
submitted for review by the Planning Commission and approval of the City
Council.
3. The applicant shall pay a cash fee in lieu of land to satisfy park and trail
dedication requirements equal to $325,500.00. Park dedication for Block
13 equal to $7,000.00 per gross acre shall be deferred for a period of two
2
2) years from this date or issuance of any building permits for that site,
whichever is less.
4. All utilities, easements, grading and drainage, street, drives and
construction plans are subject to review and approval of the City Engineer.
5. The applicant shall enter into a development agreement with the City that
provides for the dedication of the sewage treatment plant, community well
and related infrastructure, as well as payment of all fees and securities,
subject to review by the City Attorney and approval of the City Council.
6. Comments of other City Staff.
B. Motion to deny the request based on a finding that the application is inconsistent
with the PUD District and Subdivision Ordinance.
C. Motion to table.
PC. Mike Robertson
Judy Hudson
Tim Rochel
Andy MacArthur
Ron Wagner
Chris Bulow
C
m
74
D
CI1 Y Old
0 T S G 0
ON TILE GREAT RIVER ROAD
BASE MAP DA IA PRO VUEDBY
Hakanson
Andersonderson
Assoc.Jnc.
PR EPA REO OC I UBEH 2001
NOTE:
THIS MAP IS FOR PLANNING
PURPOSES ONLYAND SHOULD
NOT BE USED FOR EXACT
MEASUREMENT.
Fr IM poyneea of M•e 09t.:ne a 0e„olei 1a2 irr[ 1 - a"t
x st the a „ n x Im a, See 1a a d aNc 099 It—pep R L. S. 21729. T. 121, a. _ ,w t" ear t p I x.+ sl ..e,eexy Mn pent. Nan 00.1610” E9st.
n e set .xnn
AREA TO BE REVISED
DETAIL 2
SEE SHEET 5)
COPY
RI VERWOOD NATIONAL
TqNS G
DETAIL 3
SEE SHEET 5)
DETAIL 5
N0 SCALE
SEE SHEET B)
N
0 60 120 BO
SC.sLE IN FFE'f
I ncn 60 leer
NE -
OUTLOT G
D
or x tg
OOTLOT ! $
s
7 R
i. . Z=
me R ;:
myn_
6
KJ
s1; S
a
DETAIL 4
SEE SHEET 5)
C7
0
m
I. .. . J L
7-
T
WS
cn
ia
wr
UNCHECKED PLAT
S, ZCT 10 CIANGE
REV: 2/24/04
9.5
m
N
R
MATCH LINE A
3, 1
j
1: v
MATCH 1N 8LE
if
V
A
2:
UNCHECKED PLAT
S, ZCT 10 CIANGE
REV: 2/24/04
9.5
m
N
R
MATCH LINE A
MATCH 1N 8LE
if
V
8.00
ca
L-- N82'3W03E 65399'1—
T
2J
MATIl I E c
L —
7
14
IL
UNCHECKED PLAT
S, ZCT 10 CIANGE
REV: 2/24/04
9.5
m
N
R
MATCH 1N 8LE
V
L-- N82'3W03E 65399'1—
T
2J
MATIl I E c
92*25'37'E 131575
UNCHECKED PLAT
S, ZCT 10 CIANGE
REV: 2/24/04
9.5
m
N
R
0
I
I e
i4• M 5»EE16 : 11)
z MATCH LINE 0—
om Iml
i"
u -
256
aou
r
111
51,/
1
11NIu1I Jn
I
60000333w6"ENag
I569'O3'3B'W i
w
1 •
1.
111965
I1I———
C '
I
fOuln urEtt xpl»Vid S+v.b»+i/.. Yc. If
is
II m
m
I
III
I I —
I
I
I
1
I.
y ,- 22 23-
x' \
c I$ei OUTLOT D-
y
d
N 9 569'03'3B'w 6.0017bi1 _
c
I i • _ N69'19'27E 1319.65
Jwr».M v xnu Ir. o
1 4yY 15 _i N
I
1 ,
UNCHECKED PLAT
SUBICT TO CHANGE
REV: 2/24/04
11,
0
j L--------
I — — — — — — — — — — —
I — I -,Tr=—T--,---
2
7 fit
RI
L
m
UNCHECKED PLAT
SAACT 10 r—IGE
REV; 2/24/04
0 jai
VY
asrn
7.
k
3:
81 I
N00*14'0'E 573.34
r'--- EXCEPTION—' -
RI
L
m
UNCHECKED PLAT
SAACT 10 r—IGE
REV; 2/24/04
Q, U
a
U
F -
m
SXW
Q
uta
Q
1
Z ." j
r-rr-ir-. i rr-c[si r aow ir-oo ne osa r wm
co
r'. m +•, L
rl IJI it II I II it 3
rlr4r J •Ir -spar""- eI •:r
4;l •.SII°+ I
J
SII II 11 :
ial
JL wn JL ac_a JLSb_a JL wEe
w•v a+ m 3N .Tl.X//J NDyki'
1
V ... ... RL .
TM;? 9 —
lei..—.___.—
at[i .o3+_.—.—. o•s
7fi8l_ z *b;!/
ca ^•.
s..-. -.r aoK r o6n-r aa-[rimM---cFS
I
r
I .°S'yfi (,ti d'`!1 Ig 7 aM .i :! > I•- _~
I ... ,.
S ``•.l r t, ).
vy A r r I+3 i, r' O x! I' [ Ll I- '• ' j I ' I w
pr W 1 '• °., 11 I I I
I[ ,
t I I 11 • I I
jI
yy L_ L• - L 3°9a J. R°L J L 9RP_ J L .P2 n J . S Sa _I; 1
bL r
16 ?"\`
r 1.[.n.m
fill
1----b-------------
f
ironw
I
ie
q• irk_ !tea _ _ %
uF li. alit :'1
i}
xs. >.
h.s•yr _.
jl ;
e o apt: `"+ N
xi •s i ae ..-rgTru+ 7
Lu
W
457—n/Z AIN
3'.INOHJ % 03rg,5
IV Id 43?IZ)3HZ)Nn
Q
9•. q`
a144.r:ISl SaoXl%S.Ix
CS.$ARa'I xi
4ELY
C:I>rll:SICBa Xr ^I!C%S eIe
X
SASMI-
S;A i-AClSlila'^I7SX
RIX
s
SO"s° M•'.
I9-
7I7 4' a t liR4:
SAIfi yl.
1-yII
I!
Q
uta
Q
1
Z ." j
r-rr-ir-. i rr-c[si r aow ir-oo ne osa r wm
co
r'. m +•, L
rl IJI it II I II it 3
rlr4r J •Ir -spar""- eI •:r
4;l •.SII°+ I
J
SII II 11 :
ial
JL wn JL ac_a JLSb_a JL wEe
w•v a+ m 3N .Tl.X//J NDyki'
1
V ... ... RL .
TM;? 9 —
lei..—.___.—
at[i .o3+_.—.—. o•s
7fi8l_ z *b;!/
ca ^•.
s..-. -.r aoK r o6n-r aa-[rimM---cFS
I
r
I .°S'yfi (,ti d'`!1 Ig 7 aM .i :! > I•- _~
I ... ,.
S ``•.l r t, ).
vy A r r I+3 i, r' O x! I' [ Ll I- '• ' j I ' I w
pr W 1 '• °., 11 I I I
I[ ,
t I I 11 • I I
jI
yy L_ L• - L 3°9a J. R°L J L 9RP_ J L .P2 n J . S Sa _I; 1
bL r
16 ?"\`
r 1.[.n.m
fill
1----b-------------
f
ironw
I
ie
q• irk_ !tea _ _ %
uF li. alit :'1
i}
xs. >.
h.s•yr _.
jl ;
e o apt: `"+ N
xi •s i ae ..-rgTru+ 7
Lu
W
457—n/Z AIN
3'.INOHJ % 03rg,5
IV Id 43?IZ)3HZ)Nn
Q
9•. q` p
4
Q
uta
Q
1
Z ." j
r-rr-ir-. i rr-c[si r aow ir-oo ne osa r wm
co
r'. m +•, L
rl IJI it II I II it 3
rlr4r J •Ir -spar""- eI •:r
4;l •.SII°+ I
J
SII II 11 :
ial
JL wn JL ac_a JLSb_a JL wEe
w•v a+ m 3N .Tl.X//J NDyki'
1
V ... ... RL .
TM;? 9 —
lei..—.___.—
at[i .o3+_.—.—. o•s
7fi8l_ z *b;!/
ca ^•.
s..-. -.r aoK r o6n-r aa-[rimM---cFS
I
r
I .°S'yfi (,ti d'`!1 Ig 7 aM .i :! > I•- _~
I ... ,.
S ``•.l r t, ).
vy A r r I+3 i, r' O x! I' [ Ll I- '• ' j I ' I w
pr W 1 '• °., 11 I I I
I[ ,
t I I 11 • I I
jI
yy L_ L• - L 3°9a J. R°L J L 9RP_ J L .P2 n J . S Sa _I; 1
bL r
16 ?"\`
r 1.[.n.m
fill
1----b-------------
f
ironw
I
ie
q• irk_ !tea _ _ %
uF li. alit :'1
i}
xs. >.
h.s•yr _.
jl ;
e o apt: `"+ N
xi •s i ae ..-rgTru+ 7
Lu
W
457—n/Z AIN
3'.INOHJ % 03rg,5
IV Id 43?IZ)3HZ)Nn
Q
1
V ... ... RL .
TM;? 9 —
lei..—.___.—
at[i .o3+_.—.—. o•s
7fi8l_ z *b;!/
ca ^•.
s..-. -.r aoK r o6n-r aa-[rimM---cFS
I
r
I .°S'yfi (,ti d'`!1 Ig 7 aM .i :! > I•- _~
I ... ,.
S ``•.l r t, ).
vy A r r I+3 i, r' O x! I' [ Ll I- '• ' j I ' I w
pr W 1 '• °., 11 I I I
I[ ,
t I I 11 • I I
jI
yy L_ L• - L 3°9a J. R°L J L 9RP_ J L .P2 n J . S Sa _I; 1
bL r
16 ?"\`
r 1.[.n.m
fill
1----b-------------
f
ironw
I
ie
q• irk_ !tea _ _ %
uF li. alit :'1
i}
xs. >.
h.s•yr _.
jl ;
e o apt: `"+ N
xi •s i ae ..-rgTru+ 7
Lu
W
457—n/Z AIN
3'.INOHJ % 03rg,5
IV Id 43?IZ)3HZ)Nn
Q
457—n/Z AIN
3'.INOHJ % 03rg,5
IV Id 43?IZ)3HZ)Nn
Q
I
aiurt igirir aci iqi. iariii a W Rod w __._. (SEE SKET T) y
Obw A Ass
0
EXHIBIT C -s
COPY
Co+.1nyx+ .n.. RI VER WOOD NA TIONAL
N
L. a naw
en:
50..
e np,,,ree, .a aw.n o. t e u ar
xp^a1Mdu ls b wl5 _w 9.
n.norn x.n ye fo-rno w..q mn 0 r00 _pp `IA
w•
SCLC —_.. TEET rtr r
r i.0 iW icer
9KET IIIOEY
IYC SKET 51
MATCH LINE 8
aiurt igirir aci iqi. iariii a W Rod w __._. (SEE SKET T) y
Obw A Ass
0
EXHIBIT C -s
0
jUNCHECKEDPLAT
SLSZCT TO CHAFIGE
REV: 2/24/04
4w — w - " U. '. - ' ' "' " ' - - --
17 136431 — :'.4
K4DLEI? VENUE fY NE
j
z
p -7i gal -
Q:.
zrn'
IZ
86
r.
jv
Is
F11
11 6
2 n4g
it
S LA
a
It,
4P I
NO
14
4 . - :
6'
V
lox
ITTX
L
Lj
U
z
6 10- E-
11 S
10 9
9
7
s 7 81
8 As.
N
R
OUTLOT F
REVISED AREA
DETAIL 2
SEE S"af 5)
COPY
RIVERWOOD NATIONAL
t=U "V12 -H
i?11.51 .
DETAIL 3
SEE SHEET 5)
N
wrLoT & OvrLor
MR0
0ovrz,
SCKE
DETAIL 5
NO
SFES.Ur 8)
OLTLO
oilmor i
gin
V, 3
5
4
O(MOr L
DETAIL 4
SEE SIIEP 5)
John Oliver A Ass(
EXHIBIT C-7
E
Amendment to
Review No. 3
ENGINEERING REVIEW
Hakanson Residential and Commercial
Anderson SubdivisionAssoc., Inc.
for the City of Otsego
by
Hakanson Anderson Associates, Inc.
Submitted to: Mike Robertson, Administrator
cc: Judy Hudson, City Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
Manley Brothers Construction, Developer
John Oliver & Assoc., Inc., Developer's Engineer
Reviewed by: Ronald J. Wagner, P.E.
William L. Morris, Jr, P.E.
Shane M. Nelson, E.I.T.
Date: July 24, 2003
Proposed
Development: Riverwood National
Street Location
of Property: Part of NW '/ Section 23 & Part of W '/2 Section 14, T121,
R24. 244.6 ± Acres, south of CSAH 39 and east of Kadler
Ave NE.
Applicant: Kevin Manley
419 Ethan Drive
Eagan MN, 55123
Developer: Manley Brothers Construction
Owners of Record: Donald & Phyllis Greninger
Russell & Sheila Greninger
Milton & Loraine Shelquist
Donald & Elizabeth Servin
Purpose: Rezone from A-1 to PUD district
Jurisdictional Agencies
but not limited to): City of Otsego, Wright County Highway Department, MN
Department of Health, MPCA
Permits Required
but not limited to): NPDES
Ha01\Shared Docs\Municipal\Aotsego2xxx\2246\ot2246Amend Reviewldoc
Considerations:
Ha01\Shared Docs\Municipal\Aotsego2xxx\2246\ot2246Amend Reviewldoc
TABLE OF CONTENTS
INFORMATION AVAILABLE
COVER SHEET
SANITARY SEWER & WATERMAIN PLAN
STREET & STORM SEWER PLAN
DETAIL SHEETS
GRADING, DRAINAGE & EROSION CONTROL PLAN
HYDROLOGY
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
Ha01\Shared Docs\M unicipal\Aotsego2xxx\2246\ot2246Am end Review3.doc
Revisions are printed in italics and bold print
INFORMATION AVAILABLE
Preliminary Plat Submittal of Otsego Meadows Golf Club, dated 5/10/02, by John Oliver &
Associates, Inc.
Sanitary Sewer, Watermain, Storm Sewer & Street Improvements Plans for Riverwood
National, 6/18/03 revision, by John Oliver & Associates, Inc.
Grading, Drainage & Erosion Control Plan for Riverwood National, 6/11/03 revision, by John
Oliver & Associates, Inc.
Wetland Permit Narrative for Vintage Pro Gulf Club, dated 3/4/03, by Graham Environmental
Services, Inc.
Kadler Avenue Street Grading Plans for Riverwood National, dated 6/18/03, by John Oliver
Associates, Inc.
Wastewater Treatment Plant Permit Application Report, dated March 2003
Sanitary Lift Station Plan, dated 6/19/03
Community Well & Pumphouse Plans, dated 6/19/03 and Specifications, dated April
2003
Construction Cost Estimates, dated 7/09/03
City of Otsego Engineering Manual
City of Otsego Aerial Topo Maps
Wright County Soil Survey
National Wetland Inventory Map, 1991
Ha01\Shared Docs\Municipal\Aotsego2xxx\2246\ot2246Amend Reviewldoc
COVER SHEET
It would be helpful to show a smaller scale vicinity map which includes a larger
portion of Otsego.
SANITARY SEWER & WATERMAIN PLAN
GENERAL DESIGN CONCEPT
The plans, specifications and cost estimates received to date for the WWTP,
Sewerage Lift Station and force main, Well and Pumphouse, gravity sewer system
and water system represent the developer's improvements to meet just the limited
needs of his development as if it would remain a private development and not be
taken over by the City of Otsego for operation and maintenance.
The City has outlined to the developer at its staff review meeting held on June 26,
2003, the municipal service concepts of design that the City would require before it
would approve the development improvements and take them over for operation and
maintenance. The developer's engineers were offered examples of current design of
the lift station, well and pump house that the City has adopted as standards for its
water and sewer systems. To date, no attempt has been initiated by the developer to
comply with these standards.
The basic components of the City's municipal system for this area of the west
community consist of the following:
SANITARY SEWER SYSTEM
1. Provide a 12" trunk sewer that provides access to the properties west of Kadler
Ave. at the point of the un -named creek crossing. This 12" trunk sewer shall
traverse the property generally following the creek as it flows to the eastern
boundary of the plat. The upper service invert shall be elevation 916.00 and the
lower invert shall be 908.00.
2. Additional access point shall be provided for the property west of the Kagan Ave.
intersection with Kadler Avenue. This shall bean 8" sewer with an invert of
967.00.
3. Another access point shall be provided for the property north of the Kahl Way
culdesac. This shall be an 8" sewer with an invert of 910.00.
4. A fifty (50') foot wide easement shall be provided for a future 12" trunk sewer that
will cross the southeastern corner of the plat near Kahl Way. The easement shall
be parallel to the creek alignment and shall be centered at 25' from the centerline
of the creek.
5. The sanitary lift station shall be relocated to the termination point of the 12" trunk
sewer as described in Item 1. Above. The interim 6" diameter force main from this
lift station will discharge to the proposed WWTP on the developers property. A
12" diameter force main and appropriate valves shall be stubbed out to follow the
general alignment of the creek flowing to the east. The developer shall provide a
Ha01\Shared Docs\Municipal\Aotsego2xxx\2246\ot2246Amend Reviewldoc
stub out of a 12" gravity trunk line to accept flow for the remainder of the 1,300 to
1,600 acre future service area contingent with the larger creek that crosses the
southeastern corner of the plat, as described in Item 4. above. This 12" stub out
shall have an invert into the wet well at elevation 908.00 and shall be orientated to
receive flow from the eastern direction.
6. The sanitary lift station shall be designed to provide immediate service for the
51,000 GPD plus an additional49,000 GPD future service area. The pumps shall
be designed to provide a peak flow rate of 280 GPM to the proposed WWTP. The
wet well shall be increased to a 12' diameter wet well to allow for future regional
service area with an ultimate peak flow rate of 2,500 GPM.
WATER SYSTEM
1. The well and pumphouse are not in an acceptable location for paved access or
frequent maintenance. The pump house site should be on the highest point in
the project plat so hat the hydropneumatic tank could still provide some flow and
pressure in the event of a 1 hour power outage. A connection for an emergency
generator shall be provided. The pump house should be much like the existing
Pumphouse # 2 located near the Riverpointe development and the existing WWTP
1. Full treatment of the well water with chlorination, fluoridation and poly sulfate
iron sequestering shall be provided. A hydropneumatic tank with an operating
capacity of 5,000 gallons, (a total volume of 7,000 gallons)is required. The pump
shall be a submersible pump with mechanical soft start contacts, not VFD.
2. The well shall be drilled into the Mt. Simon aquifer, approximately 450 to 500 foot
depth. The discharge line shall be 12". The well pump shall be capable of
providing the TDH to deliver the water to the 70th Street elevated tower ( under
construction) elevation of 1120, approximately two miles south of the project, and
at the 500 GPM rate.
3. The trunk water mains shall be a 16" line on Kadler Ave. for the full frontage of the
project with both a 12" and 8" connection point for the western property to
connect to when it develops. The developer shall provide a 12"trunk water line
traversing through the project to its eastern boundary. All other water lines shall
be 8" and with 6" hydrants.
WWTP
1. The initial capacity of the WWTP shall be 67,000 GPD with two SBR's on line. The
room and piping shall be provided to add the third SBR to bring the total capacity
up to 100,000 GPD.
2. Phosphorous removal by coagulation followed by gravity sand filters shall be
provided to reduce an assumed phosphorous concentration of 4 MGL down to
1 MGL.
3. A diesel powered electric generator shall be provided within the treatment
enclosure building.
Ha01\Shared Docs\Municipal\Aotsego2xxx\2246\ot2246Amend Reviewldoc
Provide a minimum of 0.10' fall across sanitary sewer manholes.
2. 45° bends in sanitary sewer services shall not be allowed.
3. Waterous Pacer hydrants (or approved equal) shall be installed throughout the
proposed plat at maximum 500' spacing for single family low density and 300'
spacing for medium-high density residential and commercial to meet City standards.
Hydrants shall be equipped with tags which indicate that they are not for fire
protection. No two inch hydrants are allowed.
4. Provide temporary hydrants at the end of watermain stubs for flushing purposes.
5. Redesign sanitary sewer system to provide 12" trunk sewer traversing property
generally following creek east from Kadler Ave. to eastern boundary. Relocate
sanitary lift station to eastern boundary south of creek (as discussed at previous staff
meeting held June 26th). Inverts as marked on plans.
6. Provide three future access points for sanitary sewer from adjacent property.
7. Detail comments on well pumphouse, sanitary lift station, and waste water treatment
plant designs will follow.
STREET & STORM SEWER PLAN
Plans prepared by a registered professional engineer shall be submitted for the
proposed tunnels (box culverts).
2. Storm sewer pipe shall be 15" diameter minimum. (3.04)
3. The distance pond outlet shall be located as far as possible from the pond inlet to
prevent short-circuiting. (ex. Pond located northwest of 92nd Street NE / Kaiser Circle
NE intersection)
4. We would recommend Outlot G be dedicated right-of-way if provisions are going to
be made for 92nd Street NE to continue to the east. However, if due to concerns by
adjacent property owners, the Planning Commission and/or City Council decided that
92nd
Street NE should not extend to the east plat line at this time, we would suggest
revising the 92nd Street NE/Kaiser Circle NE intersection to a three legged
intersection. Creating Outlot G will require future City Council action to convert the
property to public right-of-way.
DETAIL SHEETS
Standard Plate No. 200 — Only steel post markers are now allowed.
Ha01\Shared Docs\M unicipal\Aotsego2xxx\2246\ot2246Amend Reviewldoc
2. Standard Plate No. 300 — Chimney Seals are now required.
3. Standard Plate No. 302 — Only steel post markers are now allowed. Service pipe and
fittings shall be SDR 26.
4. Standard Plate No. 303 — Only steel post markers are now allowed.
GRADING, DRAINAGE, & EROSION CONTROL PLAN
1. All road surface storm water must pass through a NURP pond with a skimmer
structure prior to entering the creek / creek pond system.
2. The high water elevations shall be established for rear yard inlets. 1.5' of freeboard
shall be provided from the established high water elevation or emergency overflow
elevation.
3. 1.5' of freeboard to the lowest opening shall be provided for all structures adjacent to
storm -water basins/wetlands/ponding areas with outlets. Land -locked basins require
3' of freeboard above the established high water level.
4. The 2 -yr and 10 -yr elevations shall be shown for all NURP ponds as well as the NWL
and HWL.
5. The high water elevations shall be called out for all wetlands/ponding areas.
6. All cross drainage from lot to lot shall be covered under a drainage & utility easement.
Revise grading or provide easements. (ex. Block 4, Lots 13-17; Block 12, Lots 2-13)
7. Existing contours shall be labeled.
8. Provide a detail for inlet protection.
9. All drainage & utility easements shall be clearly depicted on the plan. Sedimentation
basins and associated storm sewer shall be covered under a drainage & utility
easement.
10. Easements of a minimum of 10' shall be provided on all lot lines. (21-7-15)
11. Point discharge of stormwater onto adjoining property shall not be allowed.
12. The size and invert elevations of the Kadler Avenue NE culverts shall be depicted on
the plan.
13. Bottom elevations of existing and proposed mitigated wetlands appear erroneous (too
deep). Approval of grading plan will be conditional upon DNR & LGU approval of the
wetland mitigation plan. TEP meetings have been held and the LGU (City) will be
sending out notice of wetland determination for 15 -day appeal period.
Ha01\Shared Docs\MunicipakAotsego2xxx\2246\ot2246Amend Reviewldoc
HYDROLOGY
1. We have received the Drainage Report and are in the process of reviewing it. We will
incorporate the proposed data into a model of the upstream drainage area. Results
and any comments will be forthcoming.
OTHER CONSIDERATIONS
1. The storm sewer sizing and inlet spread computations have been received and we
are in the process of reviewing them. Results and any comments will be forthcoming
SUMMARY AND/OR RECOMMENDATION
Ha01\Shared Docs\Municipal\Notsego2xxx\2246\ot2246Amend Reviewldoc
September 2, 2003
Dale Cambell
John Oliver & Associates, Inc.
580 Dodge Avenue
Elk River, MN 55330
Re: Riverwood National
Kadler Avenue Construction Plan Review
Dear Mr. Cambell:
We have reviewed the Kadler Avenue Construction Plans, dated 6/18/03, and would offer the
following comments:
The typical sections incorrectly depict 106' of total ROW. The correct ROW shall be
depicted.
Minimum vertical curve lengths shall be per Mn/DOT guidelines for a 45 mph design
speed. We realize that at the vertical curve at station 57+50 it will be difficult to match
driveways, but a 30 mph minimum curve must be implemented with appropriate signing.
We suggest lowering the PVI approximately 1' and sliding approximately 25' to the
north. More specifically, the length of the curve needs to be increased from 290 feet to
320 feet.
3. Kadler Avenue NE run-off shall be directed into a sedimentation basin before being
allowed to enter the natural drainage system.
From station 48+50 to station 50+50, avoid impacting the trees on the adjacent property
to the east.
It appears that the abbreviation "CMP" is missing from note 3.
The sheet reference for the page break on sheet 2 of 20 refers to "see sheet 3". It should
read, "see sheet 4".
A ditch system shall be used to convey the stormwater. The contours/cross-sections do
not correctly depict this in many locations. It appears that the template used for the road
section does not correctly depict a ditch section in some locations (where the existing
ground adjacent to the road is lower than 2.5' below the roadway) and some manual
editing of the contours will be required. In many cases the cross sections indicate the
locations where a defined ditch is not present.
8. The developer will be responsible for obtaining the temporary construction easements
shown.
Ha01\Shared Docs\Municipal\Aotsego2xxx\2246\ot2246KadlerRvw2.doc
Mr. Dale Cambell
Page 2 of 2
9. An existing 30" CMP culvert is shown in the profile on sheet 7 with an invert elevation
of approximately 917. Please verify.
10. We are in the process of modeling the watershed to determine the required size of the
Kadler Avenue NE cross culverts.
11. Overall, it is somewhat difficult to differentiate between proposed and existing contours.
Consider using a lighter pen for existing contours. Also, please label the proposed
contours with elevations.
If you have further questions, need additional information, or wish to discuss any of these items
in greater detail please contact me, or Mr. Shane Nelson, at 763-427-5860.
Sincerely,
HAKANSON ANDERSON ASSOCIATES, INC.
Ronald J. Wagner, P.E.
cc: Mike Robertson, Administrator
Judy Hudson, Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
Manley Brothers Construction
Ha01\Shared Docs\Municipal\Aotsego2xxx\2246\ot2246KadlerRvw2.doc