6.5. SR 02-17-1998 - Laserfiche WebLink

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Howard R, Green Company CONSULTING ENGINEERS January 21, 1998 File: 802810j-0240 Formerly MSA Consulting Engineers Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: WINDSOR WOODS ADDITION Dear Mr. Ach: As you requested, we have reviewed the package submitted for the Windsor Woods development. The package consisted of a Development Plan dated January 13, 1998; a Preliminary Grading Plan with a revision date of January 14, 1998; Preliminary Road Grades dated December 23, 1997; and a set of storm drainage calculations. All of the plans and the storm drainage calculations were prepared by John Oliver & Associates. Based on our review of this information, comments received at the staff review meeting, and a discussion that was held with the Developer and his engineer, we would offer the following comments: The same issue that makes this an attractive piece of property to develop makes it a difficult piece of property to develop. Outside of the wetlands on the property, it is heavily wooded and hilly terrain. The road alignment through the site is generally at the peak of the terrain. We have looked carefully at altematives to this road alignment and would conclude that this is probably the best location for the road. It does, however, pose some potential problems with a grade over 7% facing north. This has the potential of creating an icy situation in the winter months. The grade does, however, meet the City ordinance. Lots 5 and 6, Block 1, have relatively steep slopes off of the road and are shown to be graded with unique driveways to try to minimize the driveway grade to their home site. One alternative that could be considered would be to have the driveway to Lot 4, Block 1, cut the corner of Lot 3, Block 1, to give it as fiat a slope as possible, and then have Lot 5, Block 1, tie into the driveway of Lot 6, Block 1. This would preserve the relatively steep wooded side slope along the frontage of Lots 4, 5, and 6, Block 1. It would, however, cause potential problems with the shared driveway between Lots 5 and 6, Block 1. Lot 9, Block 1, and Lots 10 and 11, Block 2, are shown to have smaller house pads because of the relatively steep terrain that the pad is built on. Special attention will have to be paid throughout this plat to specify the type of house and the location for the house pad. This is not typically done in a rural plat. Typically, in a rural plat there are assumed to be many options, given the size of the lot, for the home location. In this particular plat, because of the relatively steep grades, the Development Plan will have to be more detailed and adhered to as far as house type, elevation, and location on the lot. 1326 Energy Park Drive · St. Paul, MN 55108 · 612/644-4389 fax 612/644-9446 toll free 888/368-4389