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• F-4";:fe -- Howarc R. Green Company May 21, 2002 File: 817250J-0240 Mr. Scott Harliker Senior Planner City of Elk River 13065 Orono Parkway PO Box 490 Elk River, MN 55330-0490 RE: TWIN LAKES CROSSING ADDITION Dear Mr. Harliker: As requested, we have reviewed the submittal package for the Twin Lakes Crossing Addition. This is the proposed development of approximately 110 acres lying directly north of Trott Brook Farms Addition and east of CSAH 13. The submittal package was prepared by Pioneer Engineering and contained a preliminary plat, existing conditions, boundary survey, preliminary grading plan, preliminary site and utility plan, and a preliminary landscape plan. The submittal package was dated • April 26, 2002. Also submitted was a wetland delineation report prepared by Aquatic Eco Solutions, Inc., dated December 15, 2001. There were no drainage calculations submitted for this development at this time. Based on our review, comments received at the staff review meeting, and a meeting with the developer, we would offer the following comments: A. Preliminary Plat • At the location where Street A intersects CSAH 13, an adjustment to Tyler Street on the north side of CSAH 13 needs to be made. Tyler Street comes down with a relatively sharp bend near CSAH 13 to create a perpendicular intersection. We believe that a much more gradual bend with a longer area perpendicular to CSAH 13 should be constructed with this development. We would also recommend that Street A needs to be straightened out somewhat as it approaches CSAH 13. Currently, Street A meets CSAH 13 in a horizontal curve. There should be at least 150 feet of tangent roadway on Street A at the intersection of CSAH 13. • At the east end of Street E, a temporary cul-de-sac needs to be constructed. City policy requires temporary cul-de-sacs to be constructed in a permanent nature with the cul-de-sac being the standard size and including concrete curb and gutter around it. • Lot 23, Block 3 and Lots 5 and 6, Block 4 have a relatively shallow depth to them, and may require special style and size of homes. • Between Lots 5 and 6, Block 4, a 50-foot connection should be made to the south plat line to provide for a future access to Outlot K of Trott Brook Farms Addition, which the City is in the process of acquiring for park purposes. • At the east end of Street A, the 10-foot drainage and utility easement should be continued around the cul-de-sac through Outlot A. Ltr-052102-Harliker.doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389