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-d V.- • t�iii Howarc R. Green Company y April 17, 2002 File: 815725J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: MARSHES OF TROTT BROOK FARMS ADDITION Dear Mr. Harlicker: As requested, we have reviewed the submittal package prepared by Westwood Professional Services for the proposed plat of Marshes of Trott Brook Farms. The submittal package consisted of an existing conditions/survey plan; preliminary plat; preliminary site plan; preliminary grading, drainage, and erosion control plan; centerline profiles and detail sheets; preliminary utility plan; and preliminary landscape/tree preservation plan. These were all dated March 22, 2002. In addition, a detailed storm drainage calculation, also dated March 22, 2002, was submitted. Based on our review and comments • received at the staff review meeting, we would offer the following comments: A. PRELIMINARY PLAT • This proposed preliminary plat is a change to the approved concept plan for Trott Brook Farms' overall development. They are proposing additional multi-family units with the Marshes of Trott Brook Farms. In total, this development contains 23 single-family lots and 110 multi-family lots. • The plat contains 10 multi-family lots located on the Deschenes property, which the City acquired with the East Elk River Improvement project. At the April 15, 2002, regular City Council meeting, the Council approved a land swap with D. R. Horton, which will convey to them the remnant of property adjacent to the Deschenes property. B. PRELIMINARY SITE PLAN • Specific detail will need to be provided relative to multi-family buildings 59 through 64 to ensure that a minimum of 100-foot setback is maintained from the Elk River Municipal Utilities well located to the southwest of this block of buildings. • With the exception of Smith Drive, all of the multi-family units are proposed to be on private streets. Vance StreetNance Drive contains 41 multi-family units. There is only one means of ingress and egress to this point from Trott Brook Parkway. There are 10 additional multi-family units that are on a dead-end street off of Twin Lakes Road. The site plan does show an emergency access across the Northern Natural Gas line, connecting these two points. More detail needs to be provided relative to the emergency access that can be • provided in this location. The question arises if an adequate emergency access can be provided, why can't a street be continued connecting these two locations and eliminating the one point of ingress and egress for each of them. Ltr 4-17-02 Harlicker.rev 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389