HomeMy WebLinkAbout[06] Graceview Estates 4, Final PlatMEETING DATE:
AGENDA ITEM:
SUBMITTED BY:
Council Agenda Item 6
June 24, 2014
Final Plat, Elite Development
Administration/Engineering
BOARD /COMMISSION /COMMITTEE RECOMMENDATION:
PREVIOUS COUNCIL ACTION: In 2006 the City Council approved an amendment to the
Preliminary Plat of Graceview Estates to remove two lots from the southern portion of undeveloped
property within the preliminary plat.
BACKGROUND INFORMATION: The City has received a final plat application for Elite
Development, Al Keller, to develop the southern portion of Graceview Estates. The property was
purchased from Bob Herges and follows the preliminary plat that was approved. The Planning
Commission has a policy whereby if the final plat is consistent with the preliminary plat, it did not need
to be reviewed by the Planning Commission. The submitted final plat is consistent with the preliminary
plat as amended.
The developer intends to construct homes in 2014. Since the documents are still being reviewed, the
engineering comments need to be addressed before any construction can begin as well as execution of the
final plat and development agreement.
BUDGET /FISCAL IMPACT:
ATTACHMENTS: Request for Council Action
Engineering Comments
Final Plat
Original Preliminary Plat
REQUESTED COUNCIL ACTION: Consider authorization of final plat and development
agreement.
This page intentionally left blank
Branding a Better World
for AIIII of Us'
TO: Judy Weyrens
City Administrator
FROM: Randy Sabart, PE
DATE: June 13, 2014
RE: St. Joseph, Minnesota
2014 Graceview Estates 4
Final Plat and Plan Review
SEH No. STJOE GEN D135
MEMORANDUM
I reviewed the final grading and utility plans and plat dated May 23. 2014, and have the following
comments:
Construction Drawings:
1. Based on the proposed plat configuration, it is understood construction of the proposed
subdivision will be phased. The drawings shall reflect the first phase of construction, including a
temporary paved cul -de -sac, and respective street and utility easements. Further, additional detail
is needed regarding maintaining the temporary street connection between Elena
2. The bituminous street mixture identified in the typical section shall be based on a MnDOT 2360
SP Traffic Level 3 mixture with Type C oil (at a minimum). The trail mixture shall be based on a
Traffic Level 2 design with Type C oil, and include 2.5 inches of Type SP 9.5 wearing course
mixture w /CSS -1 h diluted fog seal, and 6 inch aggregate base, class 5.
3. Unlike earlier phases of pedestrian trail construction in Graceview Estates, construction of the
trail immediately behind the back of curb will introduce compliance challenges with current ADA
requirements. Trail cross section, pedestrian ramps, and facilities shall comply with the current
ADA requirements, and the pertinent MnDOT standard plans shall be referenced in the
documents.
4. All sanitary sewer and storm sewer structures shall be equipped with external chimney seals.
5. The minimum build heights for storm sewer structures shall be 3.5 feet (three structures do not
meet this requirement). Full circular bases shall be furnished for the 802A frame design. Stool
grates (ex. R -4342) shall be used in lieu of beehive grates (R- 2560EA).
6. The grading plan shall identify the proposed house /foundation type at each lot. Typical basement
profiles, lot detail (denoting setbacks and easements), and house pad section details (illustrating
relationships between the lowest floor, garage floor, and finished grades) shall be provided.
Engineers I Architects I Planners I Scientists
Short Elliott Hendrickson Inc., 1701 West Knapp Street, Suite B, Rice Lake, WI 54868 -1350
SEH is 100% employee -owned I sehinc.com 1 715.236.4000 1 800.903.6970 1 888.908.8166 fax
2014 Graceview Estates 4
June 13, 2014
Page 2
7. Emergency overflow (EOF) elevations and locations for swales and ponds shall be indicated on
the grading plan. Lowest house opening elevations shall be a minimum of 2 feet about the EOF.
8. Identify existing side yard and structure elevations for the abutting lots on the north side of the
proposed plat. Demonstrate that suitable side yard line grades and pad elevation conflicts are not
created.
9. Principal rear yard and side yard swale grades are designed below accepted minimums with
many at approximately 1.0 %, or less. Swale /lot line grades shall maintain a minimum grades of
2.0 %. There is a history of drainage accumulation on the north side of the present temporary road
connection between Elena Lane and 95th Avenue, thus suitable swale grading and storm water
collection along the back lot lines of Block 1 will be critical.
10. The storm water ponds shall meet the requirements of the City's Storm Water Management Plan,
Appendix H. Label all (proposed and existing) pond high water level and overflow elevations. A
vehicle - suitable bench around the pond must be provided within the easement boundary for
maintenance vehicle access.
11. Lot and block numbering on the drawings shall match the proposed numbering on the plat.
12. Additional geometric detail and grade information is necessary to demonstrate how the new 7th
Ave street stub construction will match the existing cul -de -sac bulb at the south plat line. The
proposed street profile grade would also appear to be too low for matching.
13. Provide street profile vertical curve design information on the street profile.
14. Provide a construction rock entrance at the south end of the plat at existing 95th Avenue.
15. Illustrate proposed curb stop and sanitary sewer service locations (stations) and elevations on the
plans.
16. Provide a (temporary) hydrant at the south end of the 7th Avenue stub street for flushing
purposes.
17. Note that the water main profile should maintain a minimum of 18- inches of vertical separation
from the sanitary sewer main.
18. Provide water main gate valves at each connection point to the existing system and at both tee
legs at station 5 +75.
19. Please re- evaluate water main profile. It would appear that the depth of the water main could
transition to normal depth without conflict with the sanitary sewer services in the vicinity of station
9 +75. Provide 4 -inch thick insulation at the water service goose necks. Where hydrant leads
originate at deeper depths, vertical bends for the leads shall be identified.
20. It would appear that sanitary sewer Manhole #4 could be shifted eastward to save pipe and
permit the alignment of the main utilities to lie more within the street.
21. The record drawings from Graceview Estates 3 indicate that a 10 -inch pipe will need to be
connected on the downstream side of MH 11. Field verification of the pipe invert will be
necessary.
2014 Graceview Estates 4
June 13, 2014
Page 3
22. Provide 4 -inch thick insulation at all storm sewer structure /pipe crossings over the water main.
23. If a sidewalk or trail is to be constructed in conjunction with the improvements, sanitary sewer and
water service pipes shall be constructed far enough beyond the sidewalk or trail edge to prevent
damage during subsequent connection by the plumber during home construction.
24. City standard construction details MSC -08, SAN -06, WAT -08 shall also be referenced in the plan
set.
Final Plat
25. Minimum 20 feet wide pond access easements shall be provided for the proposed ponds (ex.
across lots 1, 10, and 11, Block 2; and at Outlot A — Lot 7, Block 2 on the grading plan)
26. Verify correct street name: Elena Avenue vs. Elena Lane
27. R1 Zoning provides for lot area requirements that include a minimum average width of not less
than 75 feet and an average depth of not less than 125 feet. Lots 2, 3, and 4, Block 2; and Lots 5,
6 and 7, Block 1 would appear to not meet this requirement.
Miscellaneous
28. Submit hydrology and storm sewer design supporting documentation. Demonstrate pond storage
compliance with present NPDES permit requirements.
29. Fourth Avenue and Seventh Avenues, north of Baker Street, are designated as 7 ton roads. The
traffic control plan shall indicate that construction traffic shall avoid these streets.
30. It's noted that a geotechnical report was not included in the submittal to support the proposed
pavement design. However, it's acknowledged that the pavement structural section is similar to
that constructed in Graceview Estates Plats 2 and 3.
Project Manual
31. Comments will be provided under separate cover.
c: Terry Thene, City of St. Joseph
Gary Utsch, Inspectron Inc.
pApt \s \stjoe \common \d135 2014 graceview estates 4 subd \m-city final plan rev 061314.docx
This page intentionally left blank
° 0000000 --o o0000000m r0
-1 y - Vyyyy- iyyy -10 -1y-1 -iY0 �
O o m.ImNa wv mviawv D
N�N'rn wvi v�.lma.• m�nam. -oww
v V1
UP
I
m I c �\ .
zo.
mi
ya
I `N
N3 159'12 "W 583.93 a
Z
o
I � N
D
d ( =98 84 w
d'Z9 °02'30. m I
/ da o NN
26 33'13 "� m rn
e a
b
o d ( °109.80 ni
� .a S4'•tl S't � � -29 °90'1 ].
M D � O 00
:19.18
cl 53.34 r
o �n°
4
b
In(man z p m Z - -• I 1. - — j; --
r LL
G 2 0 ,I NO 59 14 " "/ W - / 338.40 -7TH o AVEN E
O 51 °0008 E 407.69 7_ 14] 48
1_89
G L9 I 2534 51 °000E 16630 r4220' . i I ' '°•V� D �j oO O °
—
I o Yr i 9 I ZI I ml T-10 wlI W/' �� T
w
m a .i I '17.33 532P rl I o � I� CO
2
mo0o M 1 �•- o Dj /oC "/ /q Iv elj n°+I I mli o0 ii i/
�^ , {JJ �I I
ro
m Z °Z A A
ocl mi
w \
G�mA -•'',E 4498 ✓� N v 49 V % /L /IT �I m� °g I I >o / '-r AF
�a< }3Sf e� \ o� % ! i /� 1 / E' NI a / a N ' ,
^Jz Rio I i5 N °.+, % ' Q1 i v �.� j �/ ' b� !^ p
A I Iwo "� G C� "��•7` (`95 I Il Innd�"� S ti I Zm
y68:' " °, Sy , ---- 1 I I S'r3 , 9�•� f I 111
AVENUE
v � 1
m
I - V ,'' tio^' ,' � /a ys °zn z3 i I � 1 i I i ' _ � I % / / / / / / /�/p�������/►- J��µ��/���
III N
O • `� �•. tic,,,�t4, V / /q im � i� 1 +--io i fln cy°'
O v'-O O I a° •A iti Iti �� 11� v a f -J /m F-` a
IT
23'4 O O m y N Ln
oz
'
71.39 m .69 YS l.28m 64.66
. . .61 - -- 41 m
° Sl °00'30 "E 718.53 \ \W \` 177111
0n
o I
�$ I
N°
m
-
I: 5 01"00'30" E 1330.82
_ _ — — _ — — — — — — — — — — — — — — — — — — — — — — — — — —
y ; °jam
0
O 2 WOO
OO
o
?s.o 3 B 0 G Q Q GN,z
�Nm= G u G c £,
30F az 1 H
_ = p- j - -10
v n I
m $ 8 $ $ $ w o o
=gym; II ��
mono N
�yz
oiPO Dm
m o I
mD rz
3 •- m y ...
m I Z C Q�= A 3d " ° =n A
°n z o
.2 $�
3g .B ° R a� � E -€
•'�R�i
„z III II III
a 1 �9 mN
e
m
4�1 � a 4 ='2 g °a �
QQQ Q a a ""!1 q5 33 g s
g�
g "
o gym,
E
to ? g 3 S v
ds �
R8 s� a a a
a
R g
PREL IM /NARY PLAT OF GRACEI//EW ESTATES
s PLANNED UNIT RES /DE/�/T /AL DEV - OPAI IENT
CITY OF ST. 105f -PH
9L07 ACRES
W/.
PMJ.S !IG I i I {- y "! i I !�! i Ems•. I _ 1- ,,' .t aL u`'..'S00 so`°`i�,'�a 11 —/4
. o
- -- - craws
_ . � I i •'. "R - I E .:.i 2 0' E •F= ..� aJ .. _ SrsmelOw] tesd�b y,e Tti a Np-¢o9
I �a
N v_
- N 89 '1359 N 7288.96
F.1Ir=�P,�� -- asMn es
h Q 3i LLJJJ IIJJ J n r »,
6 MUM
"� BLOCK 5
o
7 -
I
(a,sss>
r
- �Fy - ti
89'09'W E.220.00 �}. \
Ji
0cr
I
BLOCK 4
/nos\\
\\ \- t _ I zt wE Y
'+�
lF, 17
I tI) : s /A \ f l�. L E£•`: .i'
hlr
BLOCK
•)�Z r3 _ y i4 ;� 3 II a \ 4/;' TTT .a / - i�t 1� �i \\
BLOCK 2 1
30%tl ram, k
_ R n sfizµ
RI f)Y SLtiVI G ' -
M A..1JZIDrt MYJ6J -"h0, V.nt1ID NP/ 1. 300, �aSSn1�CttOt® [?MCG\ � � e' � K38I TB NHt AR.:/�OR RNO
IA YlL 19E5[eE Y.� -iCT, 3�t11 2 _ _ 5nE/[rc ,0 � � Cvtl1 BIRt 5� �/AD e/�OR ITJER w OAE A'�
Fl.itd`: fd4MY 1424 A'O S<1ttEEt I—I 5 R OFIJ!l1GE MV Uf.Jr( El`.EN]SIS 0 \ 100 300 J00 - `O vqE AW�S>•QEIOR t3,OFR r1E IFR R' TF
SR. ¢EGtc Wro JbW0ii1 S11M RA°DS YN 56JJ8 3 SG1E N fFiT B Cj, /'!ni %)"'
IF
(]30) 35Y -t Z31 S -
Sr,Ai+T NJeltt iA% (010) 303 -1LN G 0010125 gNfi YOHL &TT SR
�fM[ 10 =___ -. • OE)101i5 NWt IIRW'I£Ilt f(Y4:D p�SfU'OP ".G1E ) �1Gi URISE I?J
10 R. DWASWE A4D m{ry EASEYNS - - �