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-owarc R. Green CoTpany CONSULTING ENGINEERS January 16, 2001 File: 810640J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: FOX HAVEN ADDITION Dear Ms. McPherson: As requested, we have reviewed the submittal package for the Fox Haven Addition. The submittal package consisted of a preliminary plat, preliminary grading plan, and preliminary landscape plan, all prepared by John Oliver and Associates, with a revision date of January 10, 2001. As you are aware, the Fox Haven Addition is the proposed plat of the Tom Hartman property north of TH 10, just west of the Guardian Angels site on the Elk River. It consists of 19 lots, including a lot which contains the existing Hartman house. Based upon our review and a meeting with the Developer, we would offer the following comments: 1. The road serving the 19 lots accesses 185th Avenue. The ingress and egress off of 185th Avenue is divided by Outlot B. Towards the river, the road goes around a large Outlot C intended for ponding purposes. It is our understanding that the traffic around Outlot C is intended to be one-way only. There is a cross-over between Outlots C and B that will allow vehicles to cross over and continue their trip around Outlot C or exit the plat. The road has some relatively sharp curves and corners in it, but the intent is to create a unique neighborhood with the Outlots being landscaped to screen the majority of the lots' view of 185th Avenue and TH 10. Given the limited number of lots off of this road system and the lack of any cut-through traffic, we believe the road system will operate effectively and safely, even with the sharp curves and corners. 2. No drainage calculations have been provided at this time. However, the drainage concept consists of a large pond in Outlot C where most of the street drainage will be conveyed. From Outlot C, where the quality control and rate control of the runoff will take place, the overflow will be conveyed easterly to an expanded pond on the boundary between the Hartman and Guardian Angels properties. From here, there is an existing, large diameter pipe that carries flows from this pond to Lake Orono. 3. Sanitary sewer service will be provided by extending service into the plat from 185th Avenue. Given the elevation of some of the lots adjacent to the Elk River, a lift station will be necessary to provide service to these homes. Watermain will be looped through the site from 185th Avenue and connecting to the existing watermain to the east in the Guardian • Angels development. Watermain should also be stubbed westerly between Lots 6 and 7, Block 2, to provide for looping to the west at some point in the future. O:\PROJ\810640J\0240\Ltr 01-16-01 McPherson.doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389