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Ms. Michele McPherson February 19, 2000 Page 3 • Association. In order to accommodate this design, the public road, Yale Street, needs to be offset within the existing right-of-way. We believe this is a reasonable approach to eliminating 22 driveways onto Yale Street which will have commercial operations on the north side of it. • The extension of 171st Avenue will require the filling of an existing wetland. This is unavoidable due to the location of the signalized intersection. The project will still have to go through a Technical Evaluation Panel. • There is a significant amount of grading needing to be accomplished in the TH 10 right-of-way. This includes removing driveway approaches and creating new street access points at 171st Avenue and 173rd Avenue. A MnDOT permit will be necessary for all of this work. • A larger scale grading plan should be submitted for the final approved grading plan. This larger scale plan should show in greater detail how the driveways to the townhomes will be constructed so that they will drain properly. At the scale of this plan, it is difficult to determine whether or not all of these will adequately drain. • We question whether sufficient guest parking is provided for the townhome units. • Consideration should be given to relocating the north end private driveway access onto Yale Street. Perhaps it could be moved back to coincide with a driveway access into Lot 6, Block 1. • The street section shown should have B618 concrete curb and gutter instead of B612. The strength of the street section shown is adequate. The width of the street section is 39 feet face to face, slightly larger than the typical • residential street of 32 feet face to face. This should be adequate to accommodate the commercial traffic along with the residential traffic from the townhomes. • It is unclear what the section of the townhome private drive is planned at, and whether or not it will include concrete curb and gutter. It should have concrete curb and gutter provided and be a minimum of 20 feet wide, allowing for emergency vehicle access. • The other item that is difficult to determine is the width of the median between the public road and the private driveway. It appears to measure approximately 8 feet in width. Separation between these two roadways needs to be adequate to allow for snow storage. D. PRELIMINARY UTILITY PLAN • Sanitary sewer and water are stubbed under TH 10 near the south end of this plat. These utilities will be continued through the plat and eventually extended northerly to serve the existing businesses. If the road connection is made to the north then water can be looped up to near the Americlnn where, again, water is stubbed under the highway. If this connection is not made, then water should be jacked under TH 10 to connect to the existing water on the north side of the highway to provide a loop system so that adequate fire fighting pressure and flow would be available. • At the south end of the plat, Lots 1 and 2, Block 2, a decision will have to be made at the time of the development of these lots whether or not looping of • watermain through and around the proposed buildings is necessary to position hydrants for fire fighting capabilities. Currently, no hydrants are C:\TEMP\Ltr 02-19-01 McPherson.doc Howarc R. Green CoTpany CONSULTING ENGINEERS