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<br />'\ <br /> <br />') <br /> <br />Mr. Steve Ach <br />April 15, 1994 <br />Page Two <br /> <br />e <br /> <br />5. Generally speaking, the Grading/Development Plan should include additional <br />information such as elevations at property corners and along property lines and flow <br />arrows to clearly spell out the intended patterns of drainage after grading is <br />completed. <br /> <br />6. Watermain needs to be looped from Heritage Landing 1st Addition into Heritage <br />Landing 2nd Addition. Water is currently extended to the rear lot lines of Lots 4 <br />and 5 abutting Lot 3 of Heritage Landing 2nd Addition. It should be noted that the <br />extension of watermain will not be a direct straight alignment. Due to the <br />configuration of lots in Heritage Landing 2nd Addition, the water extension will need <br />to have horizontal bends along the rear lot line of Lot 3 and then the side yard lines <br />of Lots 2 and 3. The preliminary plat should show wider easements in this area to <br />accommodate the watermain construction. A minimum of 20 feet total should be <br />shown along this alignment. <br /> <br />7. The cul-de-sac shows a relatively large island in the middle which is intended for <br />landscaping. This raises the question of ownership and liability. We would <br />recommend that the island area be placed in an outlot of which each of the nine lots _ <br />has a 1/9th interest in. This will eliminate the responsibility of the City to maintain . <br />any landscaping there, since it will not be within public right-of-way. <br /> <br />8. The street section shown is similar to that constructed in the Heritage Landing 1st <br />Addition and is adequate for the development. <br /> <br />9. The storm sewer shown from the low point down to the ditch along Joplin Avenue <br />should be reanalyzed. It does not appear that there is adequate depth to construct <br />these facilities given the 902.0 elevation for the outlet in the Joplin Street ditch. <br /> <br />10. The island shown in the cul-de-sac only allows for a 20-foot wide driving lane around <br />it. We would recommend that the width of the driving lane around the cul-de-sac be <br />widened to a minimum of 28 feet to allow for reasonable 2-way traffic, emergency <br />vehicle access should a car be parked in this area, and also enough room so that two <br />cars can negotiate the corners of the island while still staying in their own lanes. <br /> <br />11. <br /> <br />Glenn Sundeen from the Elk River Municipal Utilities has recommended that this <br />development contain two street lights, one at the intersection of Joplin and one near <br />the rear of the cul-de-sac island. The need for the second street light is anticipated <br />due to landscaping of the island which could cause the area east of there to be fairly <br />dark. <br /> <br />e <br /> <br />177-1803.apr <br />