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Howarc R. Green Co-noany May 16, 2002 File: 818000J-0240 Ms. Michele McPhearson Director of Planning City of Elk River 13065 Orono Parkway Elk River, MN 55330-5600 RE: MISSISSIPPI OAKS 3RD ADDITION Dear Ms. McPhearson: As requested, we have reviewed the submittal package for the proposed Mississippi Oaks 3rd Addition. This is the third and final phase of a project located adjacent to County Road 30 (Mississippi Road)that was begun approximately ten years ago. Based on our review and comments received at the staff review meeting we would offer the following comments: 1. The submittal package consisted of a preliminary plat, preliminary grading drainage and erosion control plan, and preliminary utility plan. All three were prepared by John Oliver and Associates, the first two were dated April 26, 2002; the final one was dated April 30, 2002. 2. The proposed plat consists of fifty-one single-family lots. A portion of the lots are located along the • Mississippi River bluff line. All the plans should clearly identify the bluff line. 3. The plat shows one access on to County Road 30 at Denver Street. Concord Street ends in a cul-de-sac that is approximately 850 feet long, slightly longer than the city ordinance allows rather than also accessing Mississippi Road. At the staff review meeting there was substantial discussion relative to whether or not Concord Street should also make a connection with Mississippi Road. From Sherburne County's perspective, which is jurisdictionally responsible for Mississippi Road, they will allow a new access, which creates a four-legged intersection at any existing "tee" intersection. Therefore, Concord Street could access Mississippi Road adjacent to the existing Concord Street on the north side. From a Fire Department perspective this would make for an easier route to get an emergency vehicle into this development assuming the new Public Safety Building is constructed at the City Hall site. The emergency vehicle could simply come down Orono Parkway, turn on Concord Street, cross Mississippi Road and be in the Mississippi Oaks 3rd Addition. From a general transportation route perspective, I am concerned a connection at Concord Street would lead to vehicles wanting to access T.H. 10 to the west, to head out Concord Street, cross Mississippi Road and travel through essentially a residential neighborhood to get to Orono Parkway. From Orono Parkway they could travel west to Joplin Street and then north to the signalized intersection at T.H. 10. I believe that the access at Denver Street will cause the trips wanting to head west on T.H. 10 to head west on Mississippi Road first to Joplin Street and then north to the signalized intersection at T.H. 10. I am concerned that the City would see a number of complaints from the existing neighborhood north of Mississippi Road about vehicles traveling through their neighborhood if a connection is made at Concord Street. From a public works perspective, Phil Hals expressed concern about the maintenance of a cul-de-sac versus the maintenance of a through street connecting at Mississippi Road. However, his concerns were minimized when the consensus of the group was that if a connection is made at Concord Street there • C:\WINDOWS\Temporary Internet Files\Content.1E5\GXAVE94T\Ltr 5-15-02 McPhearson(1].doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389