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oward <br /> <br />R, Green Company <br /> <br />February 16, 2004 <br />File: 812540J-0240 <br /> <br />Mr. Scott Harlicker <br />Senior Planner <br />City of Elk River <br />13065 Orono Parkway <br />Elk River, MN 55330 <br /> <br />RE: WOODLAND HILLS ADDITION <br /> <br />Dear Mr. Harlicker: <br /> <br />As requested, we have reviewed the submittal package for the Woodland Hills development. As <br />you are aware, this is the site for east of CSAH 1 and west of the abandoned railroad trail lying just <br />north of the Nordic Woods development and just south of the Elk River Country Club. The site is <br />proposed to be divided into 135 lots. Frontages of the lots will vary but are as small as 60 feet. <br />Based upon our review, comments received at the staff review meeting, Technical Evaluation <br />Panel (TEP) meeting, and meetings with the developer and his representatives, we would offer the <br />following comments: <br /> <br />A. Grading <br /> <br />· The site is heavily wooded and rolling terrain. The existing conditions drawing <br /> shows a series of peaks and valleys ranging from lows of approximate elevation 916 <br /> to highs of approximate elevation 975. Given the rolling nature of the topography <br /> and the development proposal, which calls for smaller lots than typically required by <br /> the City ordinance, the site will essentially be mass graded and all trees will be <br /> removed. The one area of exception is Outlot A, which is approximately seven <br /> acres in size and runs north and south along the east boundary of the plat to provide <br /> a buffer to the railroad trail. <br />· There are areas where the grading goes out of the plat limits in the northwest corner <br /> of the development into the Bill and Joan Campbell property. It will be necessary for <br /> the developer to acquire permission and/or ownership of this property to do the <br /> grading outside of plat boundary. <br />· There are no emergency overflow elevations and/or flow patterns shown from Iow <br /> points in the street or from the detention ponds on the site. <br />· There are a few backyards that are relatively steep and do not provide the required <br /> flat area outside of the building pad prior to sloping away. These can be discussed <br /> with the developer's engineer after the Planning Commission 'and/or City Council <br /> comment on the overall concept. <br /> <br />Lt r-021604-Harlicker.doc <br /> <br />2550 University Avenue West · Suite 400N · St. Paul, MN 55114 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 <br /> <br /> <br />