5.1 Sketch Plan for Potential Plat

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The City/we should see Grading and Erosion Control Plans at some point in this process. Storm Drainage Again,this is at the Sketch Plan stage,so,we cannot tell if the runoff from 100-year, 24-hour rain events is handled appropriately(besides other requirements listed in Section 17-9.9)-e.g. not directing additional drainage onto adjacent properties. The City/we should see a Plan at some point in this process. Roadways/Streets., This category is probably the most important at the Sketch Plan stage. Ideally,the City would have a future roadway grid/corridor concept laid out for the area east of Hwy 371.This would be impacted by State-owned land,wetlands, and other features that could impact development and the access needed. Right now, County State Aid Highway(CSAH) 11 is really the only east-west through corridor.There are no main north-south corridors. We would recommend the City consider where possible through routes might go and not let a series of cul-de-sacs paint future developers and City officials into a corner,so to speak. We understand,though,that this can be a frustrating situation.The possible developers need an overall plan, but,the City needs some input on potential future development to help them lay out that plan.We can assist the City in looking at a Right-of-Way(ROW)—Future Roadway Grid/ Corridor Concept. We do not by any means want to minimize or set aside the above comments. However,following are some observations on what is proposed on the Sketch Plan. It is good there is just one road/street access on CSAH 11.The County will need to approve this. It is also good that there is proposed formal ROW dedication to the County for the south side of CSAH 11. Justin pointed out below the ROW and cul-de-sac dimensions. It seems through the years opinions have vacillated on curvy versus straight roads and streets. We would submit that grading needs to be accounted for in that decision,and since we are not there yet,we will withhold judgement on the proposed curvy road/street. We have already made a comment above about cul-de-sacs. It is good,though,to see a ROW corridor that can be extending to the west off the end of the cul-de-sac. But,the parcel to the west is in the southeast corner of CSAH 11 and the Hwy 371 frontage road