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I ,OX I'LTING ENG[NEER <br /> <br />1326 Energy Park Drive <br />St. Paul, MN 55108 <br /> <br />612-644-4389 <br /> <br />1-800-888-]923 <br /> <br />Fax: 612-6~-9~6 <br /> <br />July 17, 1996 <br />File: 230-261-11 <br /> <br />Mr. Steve Ach <br />City Planner <br />City of Elk River <br />13065 Orono Parkway <br />P.O. Box 490 <br />Elk River, MN 55330 <br /> <br />COTTAGES OF ELK RIVER <br />SITE PLAN REVIEW <br /> <br />Dear Mr. Ach: <br /> <br />CIVIL ENGINEERING: <br />ENVIRONMENTAL <br />MUNICIPAL <br />P~.NNING <br /> <br />SOLID WASTE <br />STEUCTURAL <br />SURVEYING <br /> <br />TRAFFIC <br />TRANSPORTATION <br /> <br />ELECTRICAL/MECHANICAL <br />ENGINEERING: <br /> <br />HVAC <br /> <br />POWEr, D!STRJBUT~O~ <br /> <br />SCAD~ <br /> <br />SYSTEM CONTROLS <br /> <br />OFFICES IN: <br /> <br />MINNEAPOLIS <br /> <br />PRIOR LAKE <br /> <br />ST. PAUL <br /> <br />WASECA <br /> <br />As requested, we have reviewed the information submitted for the Cottages of Elk River <br />development. The submittal included a Preliminary Site Plan, Preliminary Grading Plan, <br />Preliminary Plat, and a Preliminary Utility Plan. The civil portion of the information was <br />done by J. C. Johnson Consultants, and the architectural layout was done by Tushie <br />Montgomery Associates, Inc. Based on our review of the submittal package and <br />comments received at the staff review meeting, we would offer the following comments: <br /> <br />A. PRELIMINARY SITE PLAN <br /> <br />The proposed private street section consists of a surmountable type of <br />concrete curb and gutter and a street width of 30 feet back of curb to back <br />of curb. This essentially gives 27 to 28 feet of usable street width. This <br />could possibly support parking on one side, but not both. The entrance <br />off of Highland Road will consist of a short stretch of road which contains <br />a center median. The median is 14 feet wide and the road is also 14 feet <br />wide back of curb to back of curb on each side of the median. The <br />curbing in this area is a barrier type of concrete curb and gutter. We <br />would suggest that, as shown on the Site Plan, the transition from the <br />divided roadway to the undivided roadway is too sharp. This should be <br />transitioned over a longer length. <br />Several of the driveway approaches to the condominiums are wider than <br />24 feet. We would suggest that the driveway access points onto the <br />internal roadway be kept to a maximum of 24 feet to avoid confusion. <br />Since many of the buildings are set back quite a ways from the main <br />internal road, the driveway access to each of the units must be maintained <br />at a minimum of 20 feet in width for emergency fire vehicle access. <br /> <br />230/261-1517.jul An Equal Opportunity Employer <br /> <br /> <br />