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May 16, 2002 File: 818000J-0240 • Page Two would still be a cul-de-sac somewhere in this general area to maximize the number of lots in the development. 4. There were no drainage calculations provided with the submittal package. Drainage calculations will have to be submitted, reviewed, and approved prior to final acceptance of the proposed development. There is a drainage and utility easement shown over a wetland area in the rear of Lots 11 and 12 Block 2. If this area fills too full there is an emergency overflow set at elevation 870.0 where water from the wetland could spill out into the street. The two houses adjacent to this emergency overflow have a lowest opening of 871.0; this all meets the city requirements. However, if the catch basins in the street were to plug water would spill back into the wetland/ponding area behind Lots 11 and 12. It could then rise to an elevation of 872.1, which is the high point in Concord Street. As the drainage calculations are prepared for this development special care should be taken to look at this situation and to address this concern. 5. Lots 13 through 22 in Block 2 are shown as lookout lots. The elevations in the front and rear of the homes would indicate full basement lots. A correction should be made to these lots. 6. Lots 18 through 29 Block 2, and Lots 1 and 2 Block 3, are shown to have a lowest floor one foot above the 100-year flood elevation of 868.5. In fact, the City's policy has always been to have a lowest floor two feet above a 100-year flood elevation, and a lowest opening one-foot above an emergency overflow elevation. Each of the lots in question should be reanalyzed to ensure that the lowest floor is two feet above the 100- year flood elevation. 7. The typical lot detail shows a designation for a full basement half walkout, and a full basement split • walkout. It is unclear what these designations represent relative to house style. Clarification on these two designations is needed. 8. The water main shown on the utility plan in Riverview Court and Concord Street needs to be looped. The actual placement of hydrants and valves through out the development will be reviewed with the fire chief and the general manager of the Elk River Municipal Utilities when final construction plans are submitted for review. 9. Based on the total length of street in the proposed development the seal coat impact fee should be $5,550.00. If you have any questions regarding any of these comments please call. Sincerely, Howard R. Green Company Terry J.,M'aurer, P.E. • Howarc R. Green�Ccpo�arrn?any C:\WINDOWS\Temporary Internet Files\Content.lE, \G�Ctri 4.T.\Ltr,S-1��JIUINtf=l n 1].doc