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Howard R, Green Company <br /> <br />June 11, 2001 <br />File: 811470J-0240 <br /> <br />Ms. Michele McPherson <br />Director of Planning <br />City of Elk River <br />13065 Orono Parkway <br />PO Box 490 <br />Elk River, MN 55330-0490 <br /> <br />RE: MISSISSIPPI RIDGE FINAL PLAT <br /> <br />Dear Ms. McPherson: <br /> <br />As requested, we have reviewed the final plat for Mississippi Ridge. As you are aware, this is <br />the Scott Powell property along Trunk Highway 10. The plat consists of eight commercial lots <br />fronting on Highway 10 and 22 townhouse units (11 buildings) along the river bluff. Based on <br />our review, we would offer the following comments: <br /> <br /> 1. The final plat should show limited access all along TH 10, with the exception of the 171st <br /> Avenue and 173rd Avenue access points. <br />2. When we reviewed the preliminary construction plans for Mississippi Ridge, we <br /> questioned the width of the right-of-way of 171st Avenue. On the other side of TH 10, <br /> 171st Avenue is anticipated to be a major transportation corridor which may be expanded <br /> in the future to provide designated right and left turn lanes. There needs to be enough <br /> right-of-way in Mississippi Ridge on 171st Avenue to accommodate necessary <br /> geometrics to line up with any expansion. <br />3. Sanitary sewer and watermain will enter this plat between Lots 1 and 2 of Block 2. Only <br /> a 30-foot easement is provided along this corridor, and as it approaches Yale Street it <br /> narrows to 20 feet. We believe this easement needs to be 40 feet minimum the entire <br /> length. <br />4. There is a 20-foot drainage and utility easement shown along the south side of 171st <br /> Avenue. We question why it is 20 feet. The City ordinance would only require 10 feet in <br /> this area. <br />5. Yale Street at the north end of the plat does not line up very well with Yale Street to the <br /> north. It is the City's intention to try to connect these with a separate project in the <br /> future. We would suggest that the Yale Street right-of-way in Mississippi Ridge be <br /> expanded to a fairly large area north of 173rd Avenue to allow the City flexibility in the <br /> future. <br />6. In Block 2 where the townhouse lots are located, the common area (Lot 3) is not shown <br /> as a total drainage and utility easement. Consideration should be given to changing this <br /> to a total drainage and utility easement for a couple of reasons. They are as follows: <br /> <br />Ltr-060701-McPherson.doc <br /> 1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 <br /> <br /> <br />