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Howard R, Green Company <br />CONSULTING ENGINEERS <br /> <br />July 18, 1997 <br />File: 800740J-0240 <br /> <br />CO.~'LTL'~G L'NGIXE~ <br />Formerly MSA <br />Consulting Engineers <br /> <br />Mr. Steve Ach <br />City planner <br />City of Elk River <br />13065 Orono Parkway <br />P.O. Box 490 <br />Elk River, MN 55330 <br /> <br />RE: <br /> <br />HILLSIDE CROSSING THREE <br />PRELIMINARY PLAT REVIEW <br /> <br />Dear Mr. Ach: <br /> <br />As requested, we have reviewed the preliminary plat of Hillside Crossing Three. Based on our <br />review and comments received at the staff review meeting, we would offer the following comments: <br /> <br />1. The preliminary plat consists of the subdivision of Outlot C from Hillside Crossing Two. <br /> Outlot C is located near the intersection of 197th Avenue and Evans Street. The outlot <br /> consists of a 3.4 acre parcel of land proposed to be divided into Lot 1 and Outlot A. Lot 1 <br /> is 1.38 acres and is on the north end of the parcel. Outlot A is just over two acres and is <br /> the southern portion of the site. <br /> <br />2. The major issue with this plat is access. The Concept Plan for Hillside Crossing Two <br /> showed two access points for Outlot C. The first was a right-in off of 197th Avenue. The <br /> second was a full access onto Evans Street located at the southern portion of the outlot. <br /> With the subdivision of this outlot into Hillside Crossing Three, the Developer will be looking <br /> for a third access. The third access is proposed to be located approximately on the lot line <br /> between Lot 1 and Outlot A, and would provide joint access to both parcels included in the <br /> plat. <br /> <br /> The obvious issue that comes to mind is whether this access should be located where the <br /> Developer is proposing it on the lot line, or located directly across from 196th Avenue, <br /> which' is about 150 feet further to the south. Obviously, from the Developer's point of view, <br /> the lot line location provides the best access to Lot 1, Block 1, for the potential end user. <br /> At this location, the ddveway will likely be located directly across from a future driveway in <br /> the parcel to the east across Evans Street. At its current location, the driveway would be <br /> approximately 200 feet from the intersection with 197th Avenue relative to a car turning at <br /> the free right located at that intersection. As a comparison, the driveway for the Holiday <br /> Station Store to be built at School Street and TH 169 is approximately the same distance <br /> from School Street as this driveway would be from 197th Avenue. <br /> <br />1326 Energy Park Drive · St. Paul, MN 55108 · 612/644-4389 fax 612/644-9446 toll free 800/888-2923 <br /> <br /> <br />