2005-03-02 Planning Report
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NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
PLANNING REPORT
TO:
FROM:
DATE:
RE:
Larry Kruse
John Glomski I Alan Brixius
March 2, 2005
Albertville - Towne Lakes 6th Addition - Final Plat
NAC FILE:
163.06 - 05.06
BACKGROUND
Contractor Property Developers Company (CPDC) is requesting final plat approval for
Towne Lakes 6th Addition. The subject area is legally described as outlots A and F,
Towne Lakes 5th Addition. The proposed final plat includes 42 townhome lots and six
single family lots which are part of the overall Towne Lakes planned unit development.
Recent pressures for development of the commercial area west along County Road 19
have prompted the developer to plat this portion of the project in order to construct the
infrastructure and street system necessary to support the commercial growth. The
following is a review of the proposed final plat based on plans dated February 8, 2005.
Attached for reference:
Exhibit A: Site Location Map
Exhibit B: Overall Plan
Exhibit C: Final Plat
Exhibit D: Final Grading and Drainage Plan
Exhibit E: Final Landscaping Plan
Exhibit F: Signage Plan
Exhibit G: Townhome Elevations and Building Layout
Exhibit H: Project Narrative
ISSUES ANALYSIS
Performance Standards. The lot, block, and street design illustrated on the proposed
final plat are generally consistent with the PUD preliminary plat submission approved in
March of 2003. This includes the approved revisions consisting of the straightening of
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Linwood Avenue and the expansion of the depth of Outlot F and what was formerly
Outlot E (now Outlot A) of the 5th Addition. The proposal is consistent with the
performance standards for properties established as part of the PUD zoning and site
plans.
Lots and Blocks. The proposed final plat consists of 42 town home lots and six single
family lots. The lot and block design is generally consistent with what was proposed
during the preliminary plat review.
Streets and Access. The plans include the construction of Linwood Avenue from 70th
Street to 68th Street, the extension of 68th Street from LaBeaux Avenue to Linden Street,
and the construction of a portion of Linden Street. The County has made the
determination to only grant a right in/out access to County Road 19 (LaBeaux Avenue)
with a center median constructed from West Laketowne Drive to 70th Street. The
access to 70th Street will be a full intersection initially, however, this intersection will be
changed to a right-inlright-out intersection when 70th Street is upgraded to an urban
major collector street. This intersection change will be mandated to accommodate safe
turning movements and stacking at the County Road 19170th Street intersection.
Building Plans and Site Layout. Rottlund Homes has submitted their building floor
and elevation plans which appear to be consistent with the discussions during
preliminary plat and PUD approval. The exterior building materials include a mix of vinyl
lap siding, shakes, and stonelbrick accents. The buildings are rear loaded with access
coming off of a 22 foot private drive as required per the townhome design within the 4th
Addition. The plans show 21 off street visitor parking stalls which is acceptable as the
driveway lengths are approximately 22 feet in length and may be utilized for visitor
parking.
Landscaping. A final landscape plan for the 6th Addition has been submitted.
The landscape plan includes a visual of where plantings will occur as well as a planting
schedule and detailed descriptions of the trees.
The plan shows landscaped boulevards that are spaced approximately 50 feet apart
with Maple, Ash, and Oak. The plant sizes meet the requirements of Section 1007.7 of
the Zoning Ordinance. The landscape plan is general, well laid out, and consistent with
the previous landscaped plans approved for the surrounding Towne Lakes Additions.
The landscape plan illustrates buffer yard plantings between the town homes and 70th
Street. The quantity, location, plant types, and sizes appear to be appropriate for
buffering the town homes from the streets.
Staff is suggesting the placement of a slight berm north of the town homes (two to three
feet), extending into the right-of-way to raise the buffer yard plantings. The plantings
along 68th Street, between County Road 19 and Linwood Drive, and along the west side
of Linwood Drive, should be postponed until the curb cut locations for the commercial
properties are defined. Additionally, plantings at the street intersection with County
Road 19 and 70th Street should preserve a 50 foot traffic visibility setback. Staff
recommends that the developer delay installation of boulevard trees in the commercial
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zoned areas of the plat and escrow funds for the future installation of these boulevard
trees.
Park and Trails. Park land dedication for the subdivision will be consistent with
previous agreements.
Signage. The applicant has submitted a signage plan showing the locations of stop
signs, no parking signs, and crosswalks. Staff recommends that the sign plan include
reflectors and traffic directional signage be installed on the center island located at the
Linwood Drive and 70th Street intersection. Address signage, consistent with signage
approved with the 3rd Addition townhomes, is also being requested and is shown on the
submitted plans. Two additional address signs are recommended on the private street
to provide direction internal to the town home neighborhood.
Grading, Drainage, and Utilities. The final grading and drainage plans are subject to
the review of the City Engineer.
Easements. All easements are subject to the review of the City Engineer. The
easements identified on the final plat appear to be consistent with the preliminary plat.
Development Agreement. As part of final plat approval, the applicant will be required
to enter into a development agreement with the City.
RECOMMENDATION
The proposed design and layout is generally consistent with the intent of the Phase II
PUD and preliminary plat approval for the Towne Lakes development. As such, our
office recommends approval of the Towne Lakes 6th Addition final plat based on the
findings made in this report subject to the following conditions;
1. The developer must enter into a development contract with the City.
2. The developer is on notice that the intersection of Linwood Drive and 70th Street
will be restricted to right-inlright-out when 70th Street is improved to an urban
collector street.
3. The landscape and grading plans be modified to provide a small berm along the
north side of the townhomes, along 70th Street.
4. The developer not install boulevard trees along the commercial properties until
local curb cuts are defined. The developer shall post a landscape escrow to fund
the future installation of the boulevard trees.
5. The detailed signage plan includes:
a. Reflectors and additional traffic signage on the Linwood Drive center
island.
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b. Additional address signs be located in the internal private drives.
6. All homes shall comply with the approved Preliminary Plat and PUD standards.
7. Additional comments form City Staff, Planning Commission, and City Council.
pc. Pete Carlson
Bob Moberg
Mike Couri
Dave Hempel
4
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ROTTLUND HOMESTM
A OMSlON OF mE ROTIUJNO OOMPANY; INC.
Exterior Color Packages
Towne Lakes Urban Villa Townhomes II
Exterior Color Package #3
Siding........................... ... ......... ............. ............... ............................... ........................... ........ ......... ..... ... .... ........... Colonial Ivory
Vinyl Shakes ............. ................... ............ .................. ................ ...... ............. ............ .............. ..... ................ ......... Colonial Ivory
Garage Door T rim/ColumnslBrackets .. .............................................. ........................... ...... ....... .........Adobe Cream (painted)
All Cement Board Trim (at windows/doorslfrieze where shown) .......................................................Adobe Cream (painted)
Vinyl Trim (where shown) .... ..... ..... ................................................................................................. .......... ........ ....Adobe Cream
Aluminum SoffiVFacialFreize (where shown) ............................................................................ Adobe Cream (to match trim)
Shutters .......... ....... ....... ........... .......... ........... ................... ....... ...... .................. ..................................... ......... Black (pre-finished)
Front Door ................... .................................................................................................................. Dense Forest (S. W. #2259)
Brick........... ........................... ............................ .......................... .................................. ................... ... Brandywine (Ochs Brick)
Roof Shingles...................................................................................................... Owens Coming Supreme Weathered Wood
Garage Door .......................................................................................... Factory Finished in Almond from Automatic Garage
Exterior Color Package #4
Siding ...... ............... ........ .......... ..... ... ........................... .............. ....... ........... ......................... .................. ....... Antique Parchment
Vinyl Shakes ... ........... ..... .................. ...... ..... .... .... .......................... ............................... ................. ............ ... ..... Monterey Sand
Garage Door Trim/Columns/Brackets ............................,........................................................... Antique Parchment (painted)
All Cement Board Trim (at windowsldoorslfrieze where shown) .............................................. Antique Parchment (painted)
Vinyl Trim (where shown) ............... ........................ ............ .............. ........................................................... Antique Parchment
Aluminum SoffiVFacialFreize (where shown) ...................................................................Antique Parchment (to match trim)
Shutters.. ...................................................................................................................... ....... ............ .............. Clay (pre-finished)
Front Door ............... ............................................................................................................................ Windward (S. W. #2110)
Brick.................. ..................... .......... ........ .................. ......................... ..................................... ...... ..... Brandywine (Ochs Brick)
Roof Shingles............... ..................... ................................................. .......................... Owens Coming Supreme Chapel Gray
Garage Door .......................................................................................... Factory Finished in Almond from Automatic Garage
ExtCokJrtTownLakesUrbanVillaTH II (kg)
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TOWNE LAKES 6TH ADDITION
February 11, 2005
PRODUCT
There are 42 proposed Urban Villa Townhome units in Towne Lakes 6th Addition. The Urban Villa
T own home is a row product that is geared toward single professionals and couples typically
without children. The unique quality of these townhomes is the ability to offer a private garage with
direct access to the unit, a private front entrance and no unit stacked above another all within an
association maintained community.
Emphasis on the front entrances and rear garage access gives this slab-on-grade product an
urban appeal. Each unit has its own private front entrance with covered stoop, a patio off the back
and 2-car garage. Both the garage and living space are located on the first level with two
bedrooms, a loft and laundry on the second.
The finished floor area of the Urban Villas is 1584 square feet. The materials used for this product
are low maintenance and consist of vinyl siding and aluminum trim with stone accents. A
homeowners assoc.iation will be responsible for the maintenance of all exteriors, private drives and
landscaping.
PARKING
Each unit for the Urban Villa Townhome has a 2-car garage (approximately 426 square feet) and
minimum drive length of 23'.
The proposed plan allows for approximately 2.4 guest parking spaces for each unit and is broken
down as follows:
1. 2 parking spaces per unit driveway (42 units x 2 spaces/unit = 84 Total driveway
spaces).
2. 17 parking stalls. The parking stalls are dispersed, so guests can park near the unit
they are visiting.
It is our understanding that parking will be available along one side of the public streets, which will
provide additional guest parking for the town homes.
SETBACKS
Each building is set back 15 feet along Linwood Drive, Lancaster Way and 68th Street. The 2
buildings adjacent to 70th Street are set back 20 feet from the right-of-way. The minimum distance
between buildings is 20 feet, which is dimensioned from the edge of the wrap around porches.
This minimum setback is evident between units 28 & 29 and units 32 & 33.
EXHIBIT H
.
EXTERIOR MA TERIALS
The exterior look of the Urban Villa T own home is colonial and consists of vinyl siding and shakes
with aluminum trim. A band of brick wraps around the building as an accent feature. Attached to
this narrative are the 4 different exterior color packages David Bernard is currently offering in the
4th Addition.
Even though this is a slab-on-grade product, the building pad is elevated from the public sidewalk
where approximately 1 to 3 steps between the sidewalk and front stoop will be required. All
entrances have a covered stoop with round, tapered columns. Each end unit's porch wraps 4'
around the side of the building where the columns have a cultured stone base.
HOMEOWNERS ASSOCIA TION
The Urban Villa Townhomes will be part of the existing Towne Lakes Townhome Association,
which is part of the Towne Lakes Master Association. The sub-association will be responsible for
items that pertain to their units, including but not limited to maintenance of building exteriors,
private drives, driveways, unit walkways, landscaping and irrigation.
;' . ~
ROTTLUND HOMEsm
A DMSION Of 1HB ROTlU1ND COMPANY; INC.
Exterior Color Packages
Towne Lakes Urban Villa Townhomes II
Exterior Color Package #1
Siding....... ... ................ ....... ........... .................. ............. .................. ........... ............. ........ ..................................... Monterey Sand
Vinyl Shakes ..................................................... .;............................. .... ............................... ............................................ ..... Clay
Garage Door Trim/Columns/Brackets ........................................................................................ Antique Parchment (painted)
All Cement Board Trim (at windows/doorslfrieze where shown) ..............................................Antique Parchment (painted)
Vinyl Trim (where shown}............... .................... ........... ..... .............. ....... .......................... .......................... Antique Parchment
Aluminum SoffiUFacialFreize (where shown) ...................................................................Antique Parchment (to match trim)
Shutters.......................................................................... ................. ............ ................................................ Black (pre-finished)
Front Door ..............................................................................................................................................Ivy Wall (S. W. #2258)
Brick................. ......... ...................................... ............ .... .............. ............. ........... .............................. Brandywine (Ochs Brick)
Roof Shingles.......................................................................:................ ...... ................ ............. Owens Corning Supreme Onyx
Garage Door .......................................................................................... Factory Finished in Almond from Automatic Garage
Exterior Color Package #2
Siding....................................................................................................... ..................................................................... ........ Clay
Vinyl Shakes ......... ........... ..... ......... .......... ................... ................................................................................. Antique Parchment
Garage Door T rim/ColumnslBrackets ...........................~.................................................................. Monterey Sand (painted)
All Cement Board Trim (at windows/doorslfrieze where shown) .................................................... Monterey Sand (painted)
Vinyl Trim (where shown) ........ ...... ...................... ............................... ............................................... ................ Monterey Sand
Aluminum SoffitlFacialFreize (where shown) ......................................................................... Monterey Sand (to match trim)
Shutters ........ ........................................................ ........... ............................................................ Midnight Green (pre-finished)
Front Door ................ ................... ............ ............. .................... .......................... ........... .............. ........ Windward (S. W. #2110)
Brick......... ........... ............. ......................... ................. ........ .............. ............................ ....................... Brandywine (Ochs Brick)
Roof Shingles................................................................................................................ Owens Corning Supreme Estate Gray
Garage Door .......................................................................................... Factory Finished in Almond from Automatic Garage
ExtColorsTownLalcesUrbanVillaTHII (kg)
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CITY OF ALBERTVILLE
City Council
Findings of Fact
& Decision
Albertville- Towne Lakes 6th Addition
Final Plat
Applicant's Name: Contractors Property Developers Company
Request: Final plat approval for 42 townhome and six single family residential lots as
part of the overall Towne Lakes development. The request includes the following
application:
1. Final Plat approval.
City Council Meeting Date: March 7,2005
Findings of Fact: Based on review of the application and evidence received, the City
Council now makes the following finding of fact and decision:
A. The site is legally described as Outlots A and F, Towne Lakes 5th Addition.
B. The planning report, dated February 20,2004 from Northwest Associated
Consultants is incorporated herein.
C. The proposed use can be accommodated with existing public services and will
not overburden the City's service capacity.
D. Traffic generated by the proposed use is within capabilities of streets serving the
property as proposed.
E. The requirements of the Albertville Zoning Ordinance have been reviewed in
relation to proposed plans.
F. The proposed actions have been considered in relation to the specific policies
and provisions of and have been found to be consistent with the Comprehensive
Plan.
G. The proposed development will be compatible with present and future land uses
of the area.
H. The proposed use conforms to all applicable Zoning Ordinance performance
standards and the approved preliminary plat.
.'
I. The proposed use will not tend to or actually depreciate the area in which it is
proposed.
Decision: Based on the foregoing information and applicable ordinances, the City
Council APPROVES the Final Plat based on the most current plans and information
received to date (2/8/05) subject to the following conditions:
1. The developer must enter into a development contract with the City.
2. The developer is on notice that the intersection of Linwood Drive and 70th Street
will be restricted to right-inlright-out when 70th Street is improved to an urban
collector street.
3. The landscape and grading plans be modified to provide a small berm along the
north side of the townhomes, along 70th Street.
4. The developer not install boulevard trees along the commercial properties until
local curb cuts are defined. The developer shall post a landscape escrow to fund
the future installation of the boulevard trees.
5. The detailed signage plan includes:
a. Reflectors and additional traffic signage on the Linwood Drive center
island.
b. Additional address signs be located in the internal private drives.
6. All homes shall comply with the approved Preliminary Plat and PUD standards.
7. Additional comments form City Staff, Planning Commission, and City Council.
Adopted by the Albertville City Council this
of March 2005.
City of Albertville
By:
Don Peterson, Mayor
Attest:
By:
Bridget Miller, City Clerk
~
SEH
MEMORANDUM
TO:
Larry Kruse
Albertville City Administrator
point
5. Centerlin
least 275 fe
6. The need for t inage and utility easement on the southerly end of Linwood Drive shall
be verified by th r.
7. Centerline curve ra or the northerly end of Lancaster Way will not meet a 30 mph design speed.
8. Temporary easeme s for drainage purposes should be secured for the temporary drainage ponds
between Lancaster Way and Linden Street.
Robert L. Moberg, PE
Project Manager
FROM:
DATE:
March 1,2005
RE:
Towne Lakes 6th Addition
Final Plat Review
Albertville, Minnesota
SEH No. A-ALBEV051O
I have reviewed the final plat, grading plan
specifications, and drainage calculations su
comments for the developer:
Plat
1. Wright County has indicat
permitted if access is l'
be required to enfor
2. The City of AIlJs
corridor study of 70
Street/Linwood Drive in
operatio the
limit
3. Wr'
4.
x Avenue (CSAH 19) will only be
of a center median on CSAH 19 will
. It is a
future.
'ng of access control along CSAH 19.
shall have a uniform width of 80 feet from 70th Street to a
outherl of the plat boundary.
wood Drive in the vicinity of Lots 14 and 15 in Block 1 shall be at
f Otsego, is in the process of completing a
study indicate that the proximity of the 70th
t/CSAH 19 intersection will likely cause traffic
d the Linwood Drive access at 70th Street will be
Grading Plan
1. Wright County will likely require a right turn lane to access 68th Street from northbound CSAH 19.
2. Turning movements for commercial vehicles must be reviewed to verify that a 30-foot return radius is
adequate at the 68th StreetlCSAH 19 intersection and at the 70th Street/Linwood Drive intersection.
3. Paving of 70th Street between CSAH 19 and Linwood Drive should be considered in conjunction with
construction of the development.
4. Berming for buffering purposes should be considered between 70th Street and Lots 1 and 42 of
Block 1.
SharI Elliotl Hendrickson Inc., 3535 Vadnais Center Drive, St. Paul, MN5511 0-5196
SEH is an equal opportunity employer I www.sehinc.com I 651.490.2000 I 800.325.2055 I 651.490.2150 fax
Larry Kruse
City of Albertville
March 1, 2005
Page 2
5. The existing drainage pond on the south side of Linden Street shall be protected from siltation created
by the temporary pond and swale between Lancaster Way and Linden Street.
6. Emergency overflow elevation (temporary and permanent) for Block 2 must be shown. If the
permanent emergency overflow elevation is to be at elevation 958.4 (as indicated), the lowest opening
elevation for future buildings in Block 2 may require adjustments.
5.
private driveway.
. 'sland on the north end
3.
od Drive shall be shifted
-e t()Vht.~()U"5e ~ c~a ,
d Drive to CSAH 19
velopment of the
to be extended
4.
6.
7.
8.
9.
ical.section does not appear to correspond to street stationing.
P Right" signs (Type R4-7) shall be installed on both ends of
Landscaping PIa
1. Unless access p commercial properties can be defined, it is advisable to defer installation
of boulevard trees 1 Street and on the west side of Linwood Drive. Placement of boulevard trees
in these areas at thi~, me will likely result in interference with future access points.
2. An additional street light at the intersection of 68th Street and Lancaster Way is recommended.
Construction Specifications
1. No comments.
Larry Kruse
City of Albertville
March 1, 2005
Page 3
Drainage Calculations
1. Drainage calculations shall include hydraulic modeling for the pipe run from CBMH-50 to the flared
end section at the temporary pond.
2. Developer to verify~ selection of 25 minutes as a time of concentration was used for sizing of the
temporary pond. W y
3. Pond modeling shall incorporate the use of a rectangular weir as a secondary outlet structure.
Please call me at 651.490.2147 if you have questions.
nm
c: Alan Brixius, NAC
Mike Couri, City Attorney
Jon Sutherland, City Building Official
Dave Hempel, CPDC
John Becker, Westwood Professional Services
x;\ae\albev\commonI0510Ikruse022805.doc
~
SEH
MEMORANDUM
TO:
Larry Kruse
Albertville City Administrator
FROM:
,II
~l..Robert L. Moberg, PE
Project Manager
DATE:
March 1, 2005
RE:
Towne Lakes 6th Addition
Final Plat Review
Albertville, Minnesota
SEH No. A-ALBEV051O
I have reviewed the final plat, grading plans, proposed construction plans, landscaping plans, construction
specifications, and drainage calculations submitted for Towne Lakes 6th Addition. I have the following
comments for the developer:
Plat
1. Wright County has indicated the extension of 6Sth Street to Labeaux Avenue (CSAH 19) will only be
permitted if access is limited to "right-in, right-out". Installation of a center median on CSAH 19 will
be required to enforce the limited access at 6Sth Street. The County does not have a plan or a timetable
in place to install the median. Construction of 6Sth Street should be delayed until a plan and timetable
are established by the County.
2. The City of Albertville, in cooperation with the City of Otsego, is in the process of completing a
corridor study of 70th Street. Preliminary results of the study indicate that the proximity of the 70th
StreetlLinwood Drive intersection to the 70th Street/CSAH 19 intersection will likely cause traffic
operation problems in the future. It is anticipated the Linwood Drive access at 70th Street will be
limited to "right-in, right-out" in the future.
3. Wright County will likely require the platting of access control along CSAH 19.
4. Right-of-way width for Linwood Drive shall have a uniform width of SO feet from 70th Street to a
point approximately 230 feet southerly of the plat boundary.
5. Centerline curve radius for Linwood Drive in the vicinity of Lots 14 and 15 in Block 1 shall be at
least 275 feet.
6. The need for the existing drainage and utility easement on the southerly end of Linwood Drive shall
be verified by the developer.
7. Centerline curve radius for the northerly end of Lancaster Way will not meet a 30 mph design speed.
S. Temporary easements for drainage purposes should be secured for the temporary drainage ponds
between Lancaster Way and Linden Street.
Grading Plan
1. Wright County will likely require a right turn lane to access 6Sth Street from northbound CSAH 19.
2. Turning movements for commercial vehicles must be reviewed to verify that a 30-foot return radius is
adequate at the 6Sth Street/CSAH 19 intersection and at the 70th StreetlLinwood Drive intersection.
3. Paving of 70th Street between CSAH 19 and Linwood Drive should be considered in conjunction with
construction of the development.
Short Elliott Hendrickson Inc., 3535 Vadnais Center Drive, St. Paul, MN 55110-5196
SEH is an equal opportunity employer I www.sehinc.com I 651.490.2000 I 800.325.2055 I 651.490.2150 fax
Larry Kruse
City of Albertville
March 1, 2005
Page 2
4. Benning for buffering purposes should be considered between 70th Street and Lots 1 and 42 of
Block 1.
5. The existing drainage pond on the south side of Linden Street shall be protected from siltation created
by the temporary pond and swale between Lancaster Way and Linden Street.
6. Emergency overflow elevation (temporary and permanent) for Block 2 must be shown. If the
permanent emergency overflow elevation is to be at elevation 958.4 (as indicated), the lowest opening
elevation for future buildings in Block 2 may require adjustments.
Construction Plans
1. Water main is to be looped between Lots 4 and 5 from Linwood Drive to the private driveway.
2. Developer to verify whether an irrigation service is proposed for the median island on the north end
of Linwood Drive.
3. Location of the fire hydrant in the vicinity of Station 5+00 on Linwood Drive shall be shifted
approximately 30 feet northerly to provide better hydrant coverage for the town house area.
4. The City may want to consider extending water main in 68th Street from Linwood Drive to CSAH 19
for looping purposes. At a minimum, looping should be required when development of the
commercial lot (Outlot E) occurs. To complete the loop, water main will need to be extended
northerly along CSAH 19 from 67th Street.
5. The proposed gate valve at the northerly end of Lancaster Way should be placed on the north side of
the tee to the private drive.
6. A hydrant and 6-inch gate valve is to be added on the north end of Lancaster Way.
7. Lane widths and median width shall be identified on the northerly end of Linwood Drive.
8. Drain tile shall be extended in both directions from CBMH-86 and CB-87.
9. Minimum culvert size under Linwood Drive at 70th Street shall be 15 inches. Developer to verify that
culvert length is sufficient when considering commercial vehicle turning movements.
10. Developer to verify origin and intent of storm sewer on the west end of 68th Street.
11. Access points on 68th Street between CSAH 19 and Linwood Drive should be shown.
12. Storm sewer stubs at CBMH-50 for future extensions should be considered.
13. STMH-55 should be converted to a catch basin and moved to the curb line.
14. Drain tile stubs on the south side ofCB-100 and CBMH-101 should be considered.
15. Riprap for FES-I02 and FES-110 should be identified.
16. Linwood Drive (north of 68th Street) and 68th Street (west of Linwood Drive) shall be constructed to a
commerciaVindustrial roadway section.
17. The orientation of the private street typical section does not appear to correspond to street stationing.
18. Minimum size of drain tile is 6 inches.
19. Hazard markers (Type X4-2) and "Keep Right" signs (Type R4-7) shall be installed on both ends of
the median island in Linwood Drive.
Landscaping Plan
1. Unless access points to the commercial properties can be defined, it is advisable to defer installation
of boulevard trees in 68th Street and on the west side of Linwood Drive. Placement of boulevard trees
in these areas at this time will likely result in interference with future access points.
2. An additional street light at the intersection of 68th Street and Lancaster Way is recommended.
Construction Specifications
1. No comments.
Larry Kruse
City of Albertville
March 1, 2005
Page 3
Drainage Calculations
1. Drainage calculations shall include hydraulic modeling for the pipe run from CBMH-50 to the flared
end section at the temporary pond.
2. Developer to verify why the selection of 25 minutes as a time of concentration was used for sizing of
the temporary pond.
3. Pond modeling shall incorporate the use of a rectangular weir as a secondary outlet structure.
Please call me at 651.490.2147 if you have questions.
nm
c: Alan Brixius, NAC
Mike Couri, City Attorney
Jon Sutherland, City Building Official
Dave Hempel, CPDC
John Becker, Westwood Professional Services
x:lae\albev'<:ollDllOn\0510lkruse022805.doc