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September 13, 1996 <br />File: 230-261-11 <br /> <br />1326 I~ner~ Par[ Drive <br />St. Paul, MN '~$10Sa <br /> <br />612-6a,~-4389 <br /> <br />1,800.888.2923 <br /> <br />Fax: 612-644-9446 <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 />RE: THE COTTAGES OF ELK RIVER <br /> <br />Dear Mr. Ach: <br /> <br />CIVIL ENGIN[ERING: <br /> <br />I~NVIRCXqMENTAL <br /> <br />MUNICIPAL <br /> <br />~LID WAST[ <br /> <br />STR~U~L <br /> <br />5URv~?ING <br /> <br />T~AfflC <br /> <br />TRANSPORTAT[~ <br /> <br />ELECTRICAL/MECHANICAl <br />ENGINEEI[ING: <br /> <br />HVAC <br /> <br />POWER DISTRIBUTION <br /> <br />5¥STFM CONTROLS <br /> <br />We have reviewed the most recent submittal for The Cottages of Elk River received on <br />Thursday, September I2, 1996. The submittal consisted ora Preliminary Site Plan, <br />Preliminary Grading and Drainage Plan, Preliminary Plat, and Preliminary Utility Plan. <br />The drawings were prepared by J. C. Johnson Consultants, Inc. Based on our review, <br />we would offer the following comments: <br /> <br />A. PRELIMINARY SITE PLAN <br /> <br />The Site Plan has been revised as directed by the City Council through <br />neighborhood meetings to remove the access from Highland Road and establish <br />the access on Jackson Avenue directly across from Freeport Avenue. This will <br />provide for a 4-way stop condition at the access to The Cottages of Elk River. <br /> <br />At the intersection of Jackson Avenue and Freeport, there is a crosswalk on the <br />north side of the intersection. We would suggest that The Cottages of Elk River <br />provide a pedestrian pathway at least from the fa'st intersection in their <br />development to the intersection of lackson Avenue. This segment of road <br />within their development will be highly traveled. <br /> <br />We would still recommend that a 6-foot wide concrete sidewalk be required <br />along Highland Road on the south side of the development. This would connect <br />the sidewalk on Jackson Avenue to the west side of their plat, anticipating that <br />the pedestrian corridor would eventually continue westerly all the way to <br />Proctor Avenue through the Lafayette Woods subdivision, connecting to the <br />City trail. <br /> <br />OFFICES IN: <br /> <br />'61NNEAPOUS <br /> <br />PRIOR tAKE <br /> <br />ST, PAUL <br /> <br />WASECA <br /> <br />All the driveways in the development are shown at 20 feet. This is the width <br />required by the Fire Chief for emergency vehicle access. In meeting with the <br />Developer and his engineer, it was concluded that the driveways that serve more <br />than four buildings would have concrete curb and gutter. From the Site Plan, <br />it appears that there would be approximately three of the driveway accesses <br />which would require curb and gutter. <br /> <br />230/261-1303.$ep An Equal Opportanity Employer <br /> <br /> <br />