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Ms. Michele McPherson <br /> <br />June 17, 2004 <br />Page Three <br /> <br /> · Where Becker Trail meets CSAH 13, it is offset from the current intersection of <br /> Tyler Street on the north side of CSAH 13. The developers of this project will <br /> need to realign the existing Tyler Street on the north side of Twin Lakes Road, <br /> including acquiring an easement from the property owner at that location to <br /> construct a 90-degree intersection. <br /> <br /> D. Preliminary Plat <br /> · The proposed rights-of-way for all of the streets in this development are shown <br /> as 50 feet wide rather than the 60 feet required by City ordinance. An argument <br /> can be made that this is a unique piece of property, given the amount of <br /> wetlands contained within it, and that narrower rights-of-way are necessary to <br /> allow for reasonable development of the property. However, 60 feet of rights-of- <br /> way are necessary for construction of the City required street, sidewalks, snow <br /> storage, City utilities and other smaller utilities. In order to allow a narrowing of <br /> the rights-of-way to 50 feet, there will need to be an accommodation whereby <br /> items such as sidewalks can be built in the ten-foot drainage and utility <br /> easement provided along the frontage of each individual lot. <br /> · Street B is proposed as an "eyebrow" cul-de-sac, which is not permitted by City <br /> design standards. <br /> · Many of the proposed storm drainage ponds are shown to be constructed in <br /> outlots of the development. Will this development have a homeowners <br /> association, which will be responsible for normal maintenance of these ponding <br /> areas? If not, the lots will need to be reconfigured to incorporate the storm <br /> drainage ponds within platted lots. If a homeowner's association will be <br /> responsible for normal maintenance such as grass cutting and debris pickup, <br /> then the ponding areas can be placed in the outlots. <br /> <br /> E, Storm Drainage Calculations <br /> · Generally, the storm drainage calculations appear to adequately address Elk <br /> River design standards. However, many of the NWL and HWL elevations <br /> shown in the calculations do not agree with those listed on the plans. These <br /> numbers need to be checked and corrected where necessary. <br /> · The drainage area map needs to be expanded to identify the offsite area to the <br /> north crossing under CSAH 13. This area has been included in the calculations, <br /> but not shown graphically on the map. <br /> · Some of the normal water elevations and pond outlet devices shown in the <br /> model are not the same. These details need to be reviewed and adjusted as <br /> necessary. <br /> <br />If you have any questions regarding any of these comments, please call. <br /> <br />Sincerely, <br /> <br />Howard R. Green Company <br /> <br />Terry J. Maurer, P.E. <br /> <br />TJM:sw <br /> <br />S:\PLANNING\Case Files~.004\P 04-08 Trout Brook Estates\6 16 04 TM Memo.doc <br /> <br /> <br />