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• Mr. Harlicker August 13, 2003 Page Two is being redeveloped, it would be appropriate to ask, through the platting process, for an additional ten feel of right-of-way along the 171st Avenue frontage of the property. As you are aware, 171st Avenue is a signalized intersection with TH 10 and is the beginning of the Twin Lakes Road corridor through East Elk River. It is reasonable to expect that some time in the future, the intersection of 171st Avenue with TH 10 will be reconstructed to provide a protected left turn lane, through lane, and right turn lane. This additional ten feet on the south side of 171st Avenue combined with a future acquisition of additional right-of- way on the north side of 171St Avenue will allow this type of upgrade to take place in the future. 4. It is our understanding that as part of the redevelopment of this property that platting will be required. We would recommend that the final plat show access control along the TH 10 and 171st Avenue frontage, with the exception of the three driveway locations noted previously. 5. In the future when 171st Avenue is reconstructed, it is expected that the road grade will be raised slightly. The existing road grade was set relative to the existing business located on the north side of the road. When that site is redeveloped, we anticipate that the site will be raised in elevation, allowing 1715t Avenue to be raised slightly also. This will eliminate the relatively steep grade of 171St Avenue right at the intersection with TH 10. The layout of • the Elk River Auto Stop should anticipate the slight raising of 171St Avenue in the future. It appears from the grading plan that the reconstruction of 1715t Avenue will only adversely affect their driveways, causing them to be reconstructed at a flatter grade. The developer's engineer should revisit this issue relative to their grading plan. 6. We have discussed storm drainage for this site quite extensively with the developer's engineer. As you are aware, the City's policy is that sites must limit the runoff from their site to the pre-existing rate after development. The pre-existing condition of this site was as a gas and service location with no ponding. Therefore, we have told the developer's engineer that they should get a quality control pond in accordance with the City requirements on the site and any detention that can be provided by this water quality pond would be acceptable. The grading plan shows a pond in the southeast corner of the site prior to discharging to the existing wetland. The calculations relative to peak flow into and out of the pond are adequate. The one additional calculation we would request is a dead storage volume according to NURP standards for Best Management Practices for Urban Runoff. 7. Trunk sanitary sewer and watermain currently exist along the south property line of the site. Services for the new development are proposed to come off of these lines. At the staff review meeting, the Fire Department representative indicated that a hydrant on the project site may be required. We have not met to review the site plan as of yet. Currently, an additional hydrant is shown in the island area next to the trash receptacle at the southwest corner. We will review this with the Fire Chief and provide comment to the developer's engineer. • Ltr-081303 Harticker Howard R.Green Company