5.1. - 5.3. PCSR 06-22-2004 - Laserfiche WebLink

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Ms. Michele McPherson June 17, 2004 Page Three • Where Becker Trail meets CSAH 13, it is offset from the current intersection of Tyler Street on the north side of CSAH 13. The developers of this project will need to realign the existing Tyler Street on the north side of Twin Lakes Road, including acquiring an easement from the property owner at that location to construct a 90-degree intersection. D. Preliminary Plat • The proposed rights-of-way for all of the streets in this development are shown as 50 feet wide rather than the 60 feet required by City ordinance. An argument can be made that this is a unique piece of property, given the amount of wetlands contained within it, and that narrower rights—of-way are necessary to allow for reasonable development of the property. However, 60 feet of rights-of- way are necessary for construction of the City required street, sidewalks, snow storage, City utilities and other smaller utilities. In order to allow a narrowing of the rights-of-way to 50 feet, there will need to be an accommodation whereby items such as sidewalks can be built in the ten-foot drainage and utility easement provided along the frontage of each individual lot. • Street B is proposed as an "eyebrow" cul-de-sac, which is not permitted by City design standards. • Many of the proposed storm drainage ponds are shown to be constructed in outlots of the development. Will this development have a homeowners association, which will be responsible for normal maintenance of these ponding areas? If not, the lots will need to be reconfigured to incorporate the storm drainage ponds within platted lots. If a homeowner's association will be responsible for normal maintenance such as grass cutting and debris pickup, then the ponding areas can be placed in the outlots. E. Storm Drainage Calculations • Generally, the storm drainage calculations appear to adequately address Elk River design standards. However, many of the NWL and HWL elevations shown in the calculations do not agree with those listed on the plans. These numbers need to be checked and corrected where necessary. • The drainage area map needs to be expanded to identify the offsite area to the north crossing under CSAH 13. This area has been included in the calculations, but not shown graphically on the map. • Some of the normal water elevations and pond outlet devices shown in the model are not the same. These details need to be reviewed and adjusted as necessary. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company na Terry J. Maurer, P.E. TJM:sw S:\PLANNING\Case Files\2004\P 04-08 Trout Brook Estates\6 16 04 TM Memo.doc