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12 PCSR 03-23-1993 -U _\( ITEM 12 iryof River TO: PLANNING COMMISSION lk FROM: STEPHEN ROHLF, BUILDING AND ZONING ADMINISTRATOR DATE: MARCH 19 , 1993 SUBJECT: PRELIMINARY PLAT REVIEW AND ASSOCIATED VARIANCES FOR THE PLAT OF CHERRYHILL BLUFFS 2ND ADDN. BY RICHARD FOSTER/PUBLIC HEARING CASE NO. P 93-02 APPLICANT Richard Foster, Riverside Development, Elk River, Minnesota. REQUESTED ACTION Preliminary plat review and associated variances on the length of dead-end roads . SITE ZONING Mostly R-lc, Single Family Residential and a small portion on • the northeast side of the plat is PUD - Single Family Residential . SURROUNDING ZONING East - PUD - Single Family Residential South - R-2b - Two Family Dwelling (MnDOT Maintenance Garage) West - Highway 169 Northwest - C3 - Highway Commercial Northeast - PUD - Single Family Residential LEGAL DESCRIPTION That part of the N 1,397 ' of the S 1,847 ' of the W1/2 of the SE1/4 of Section 27, Township 33, Range 26 , Sherburne County, Minnesota, lying easterly of the easterly right-of-way line of U.S . Highway 169 . There is a map attached to this memo showing the general location of the affected property. OVERVIEW Mr. Foster is requesting preliminary plat review of a plat consisting of 52 single family lots with city sewer and water Son 36 acres of property. He is proposing the public improvements for the plat be accomplished as a City project, but so far has not petitioned the City for those improvements . A petition for public improvements would typically be 720 Dodge Avenue N.W., Elk River, Minnesota 55330 (612) 441-7420 P Plat, CherryHill Bluffs 2nd Page 2 March 19 , 1993 • considered by the City Council at the same meeting they consider the preliminary plat. Mr. Foster is also requesting variances for two streets in this plat; 1 . ) Evans Avenue, which is proposed to be a 1, 335 foot long permanent dead-end and, 2 . ) Freeport Avenue, which is proposed to be a 1,720 foot long temporary dead-end. This dead-end would be eliminated when MnDOT subdivides their maintenance site. LOT SIZES Although Lots 1, 2, and 3 of Block 2 lie within a PUD, the majority of the plat lies within the R-lc zone. Staff recommends R-lc standards are used throughout the plat. R-lc standards are a minimum lot size of 10, 000 square feet with 80 foot of frontage (increased to 100 feet for corner lots on both sides abutting the street) . Setbacks in the R-lc zone are 30 foot front, 10 foot side, and 10 foot rear. No lot sizes were provided, but staff recommends that the minimum square footage is verified prior to final plat. The preliminary plat incorrectly notes the minimum width is measured at the setback line only. Section 1008 . 14 (5) (b) states that the minimum width is required at the setback line • and also the right-of-way line except where the lot lines do not run parallel . The following lots do not meet this standard: 1 . Lots 7 and 12 of Block 4 2 . Lot 13 of Block 3 3 . Lot 1 of Block 13 (questionable if a cul-de-sac is added in this location) 4 . Lot 10 of Block 1 5 . Lots 12 and 13 of Block 1 ( if the adjacent Street is not moved southward and one of these lots is eliminated, it would result in a triple frontage lot) . MNDOT REVIEW Since this plat abuts Highway 169, MnDOT review is required. Staff has received comments back from MnDOT. Their two issues are drainage and noise. DRAINAGE Outlot D in the southeast corner of the plat is a retention area, which takes a large portion of the drainage from Deerfield Fourth. It currently does not have an outlet. Terry Maurer, City Engineer, comments on this in his attached memo dated March 16, 1993 . Staff concurs that an outlet from this . drainage area would be desirable, however, if piping is required, it is questionable who would be responsible for the cost. P Plat, CherryHill Bluffs 2nd Page 3 March 19 , 1993 The majority of the drainage from this plat ends up in a large pond labeled Outlot B. This pond has been identified by the City as having the potential to be a regional storm water retention pond. Although the City storm water management policies have not been established, staff feels it is appropriate that this pond be in City ownership. Staff also concurs with Mr. Maurer' s comment that an outlet to the pond is necessary. This would be a metered outlet, which slowly releases storm water to control the ultimate level of the pond. This is important to make sure appropriate lowest floor elevations for adjacent dwellings can be established. The construction of the storm sewer is proposed to take place above the ordinary high water mark of the pond labeled Outlot B. Therefore, permits from the Army Corps of Engineers or DNR should not be required. This will be verified prior to final plat approval . NOISE MnDOT' s concern with noise levels from the highway to adjacent dwellings is well founded. MnDOT will be conducting a study on noise levels which City staff should receive in two weeks . The developer is proposing to build a berm with plantings adjacent to the right-of-way of Highway 169 to reduce noise levels . 411 Property adjacent to Highway 169 also lies within a United Power Association easement. Clearance from UPA to construct a berm will be required of the developer. GASL LINE EASEMENT There is a 75 foot wide Northern Natural Gas Company easement that runs diagonally across the property included in the plat. This easement contains a high pressure gas line. Past mineral excavation on this site avoided the area that contained the gas line. The gas line is now at the high point of the land. This affects the construction of improvements for this plat as follows : 1 . Roads The gas company will require minimum cover from the road to the gas line. I believe this is four feet, but will need to be verified. 2 . Water Lines Water lines do not have to stay at a specific grade so they can readily be placed under a gas line. 3 . Storm Piping Storm piping grades will be limited by the location of the 111 gas line. However, this situation is workable. P Plat, CherryHill Bluffs 2nd Page 4 March 19, 1993 4 . Sanitary Sewer The gas line virtually severs this property in half in regards to sanitary sewer. The developer is proposing to run sanitary sewer for the property east of the gas line to Dodge Avenue. Sewer for land on the west side of the gas line will run south 5 . Lots It appears that the lots that have the gas line running through them have adequate building sites outside of the easement with the possible exception of Lot 9 , Block 3 . The City would allow the construction of a dwelling right up to the easement, however, most lending institutions require a ten foot separation. Northern Natural Gas Company' s requirements for construction over and around their gas line should be taken into consideration in the plans and specs for this project. OUTLOT A Outlot A is isolated from the rest of the plat and is logical to be connected to the property lying north of the plat boundary. • OUTLOT C Outlot C is restricted by Highway 169, the pond in Outlot B, the UPA easement, and the Northern Natural Gas easement. Outlot C has been left with only 16 foot of frontage. This Outlot must be considered unbuildable and it may be best if it is placed in City ownership to provide access to Outlot B. DEVELOPMENT PLAN Prior to final plat approval, the developer must submit a development plan indicating items such as lowest floor elevation, garage elevation, and lot drainage patterns to staff for their approval . An ultimate elevation for the pond in Outlot B will have to be established prior to this development plan. STREETS Names - Staff recommends the following changes are made to the street names in the plat: 1 . Evans Avenue should be named Evans Street 2 . 191st Avenue should be named 190-1/2 Avenue • Cul-de-sacs - Variances will be needed for both roads in the plat. If these variances are approved, staff concurs with Mr. Maurer' s comment that a full sized cul-de-sac should be placed at the end of Freeport. This can be P Plat, CherryHill Bluffs 2nd Page 5 March 19, 1993 • accomplished by temporary easements that are eliminated automatically when this street becomes a thru street. Eyebrow - Mr. Maurer will be at Tuesday night ' s meeting. He should be questioned further regarding the safety aspects of the eyebrow in the plat adjacent to Lots 16 , 17, and 18, Block 3 . PARK DEDICATION No trails or neighborhood parks are identified in the City' s Comprehensive Park Plan within the boundaries of the plat and it is likely Park Dedication Fees will be charged at a rate of $400 per lot. The Park and Recreation Commission will be reviewing park issues related to this plat at their April 7, 1993, meeting. CITY PROPERTY The southern five acres of this plat are currently owned by the City. The developer is proposing to buy this land and sell the City property he owns for a water tower site. The Council asked the Planning Commission to comment on whether or not the selling of the City' s property fits within the City' s Comprehensive Plan. • STEEP SLOPES As a policy, the City requests that slopes of 30% or more are protected by easements to avoid removal of vegetation or construction of structures . The following areas have slopes of 30% or more: Outlot D, part of Lot 2, Block 1, and an area between Lots 4 and 5, Block 2 . Staff feels that the area around Outlot D could be regraded and is not worried about those slopes being altered. The area between Lots 4 and 5, Block 2 are treed and lead into the pond on Outlot B. Staff is concerned that if these slopes are altered, it will lead to erosion into the adjacent pond. Staff would recommend that the entire hillside in Block 2 to the east of the pond in Outlot B be protected with easements . This can be done without affecting the buildable areas of these lots . Steep slopes on Lot 2 , Block 1, and the trees on that lot, will need to be altered when the site is graded to make that lot buildable. Staff feels this is permissible. However, Lot 2 is marginal and a special house design may be required. TREES The northern portion of this plat is heavily wooded with oaks . Staff recommends that trees removed for road and house construction have their stumps either immediately removed or the roots severed from adjacent trees . Also, staff recommends that care is taken during the removal of trees, not to damage adjacent trees . Lastly, trees that are to be left after P Plat, CherryHill Bluffs 2nd Page 6 March 19, 1993 • construction should have their drip lines roped off to avoid root compaction. Staff would suggest that the developer have the Sherburne County Forester review his plat. ADJACENT PROPERTY The MnDOT Maintenance garage lies to the south of the plat. Freeport Avenue would allow a logical extension into MnDOT' s property if and when it would subdivide. To the north of the plat lies Outlot A and B of CherryHill Bluffs First Addition. Outlot B of CherryHill Bluffs First Addition is being subdivided as part of this plat. Outlot A of CherryHill Bluffs First Addition is mostly wetland and is protected by drainage easement. However, there is a portion of Outlot A, CherryHill Bluffs First Addition, that may contain some buildable acreage, but no access has been provided to it. RECOMMENDATION Staff recommends approval of this plat with the following conditions : 1 . PRIOR TO FINAL PLAT, LOT SIZE AND WIDTH REQUIREMENTS ARE VERIFIED AND MEET THE CITY'S MINIMUM STANDARDS . 2 . PLAT DRAINAGE IS APPROVED BY THE CITY ENGINEER. ALSO, THAT THE ISSUE OF AN OUTLET FOR THE POND ON OUTLOT D IS RESOLVED AS WELL AS THE OWNERSHIP OF THAT OUTLOT. FURTHER, THAT THE CITY OBTAIN OWNERSHIP OF A POND ON OUTLOT B, AND AN OUTLET IS PROVIDED TO IT. IN ADDITION, ARMY CORPS OF ENGINEERS AND DNR PERMITS ARE OBTAINED TO ACCOMPLISH THE DRAINAGE IF REQUIRED. LASTLY, THAT MNDOT APPROVE THE DRAINAGE PLAN AND ALLOW A CONSTRUCTION PERMIT WITHIN THE RIGHT-OF-WAY. 3 . MNDOT' S NOISE STUDY IS CONSIDERED AND THAT THE DEVELOPER BUFFER THIS PLAT FROM THE HIGHWAY TO REDUCE NOISE LEVELS. FURTHER, THAT IF THIS SOUND DEADENING IS TO BE ACCOMPLISHED WITH BERMS AND PLANTINGS WITHIN THE UPA EASEMENT, PERMISSION IS OBTAINED FROM UPA BY THE DEVELOPER. 4 . THE DEVELOPER VERIFY NORTHERN NATURAL GAS COMPANY' S REQUIREMENT FOR WORK AROUND THEIR GAS LINE AND THAT THESE REQUIREMENTS ARE INCORPORATED IN THE PLANS AND SPECS FOR THE IMPROVEMENTS IN THE PLAT. FURTHER, THAT THE BUILDABILITY OF LOT 9 , BLOCK 3, DUE TO THE ADJACENT GAS LINE IS VERIFIED. 5 . CITY OWNERSHIP OF OUTLOT C IS CONSIDERED AND THIS OUTLOT • IS DEEMED UNBUILDABLE. 6 . OUTLOT A IS DEEMED UNBUILDABLE . P Plat, CherryHill Bluffs 2nd Page 7 March 19 , 1993 • 7 . PRIOR TO FINAL PLAT APPROVAL, THE DEVELOPER SUBMITS A DEVELOPMENT PLAN FOR STAFF APPROVAL AND THIS DEVELOPMENT PLAN SPECIFICALLY ADDRESSES LOT 2 , BLOCK 1 . 8 . ROAD NAMES WITHIN THE PLAT ARE ADJUSTED AS PER THIS MEMO. 9 . THIS PLAT IS CONTINGENT UPON VARIANCES BEING GRANTED FOR THE LENGTHS OF THE DEAD-END ROADS . 10 . A FULL SIZE CUL-DE-SAC IS PROVIDED AT THE END OF FREEPORT STREET THROUGH TEMPORARY EASEMENTS THAT ARE AUTOMATICALLY ELIMINATED WHEN THE STREET BECOMES A THRU STREET. 11 . PARK DEDICATION IS AS PER PARK AND RECREATION COMMISSION FUTURE RECOMMENDATION. 12 . THE PLANNING COMMISSION SPECIFICALLY FINDS THAT THE CITY SELLING ITS PROPERTY TO THE DEVELOPER IS CONSISTENT WITH THE CITY ' S COMPREHENSIVE PLAN. 13 . STEEPER SLOPES ON THE WEST SIDES OF LOT 3-7 , BLOCK 2 , ARE PROTECTED BY EASEMENT. 14 . STUMPS REMOVED FOR CONSTRUCTION OF IMPROVEMENTS AND HOUSES WITHIN THIS PLAT ARE IMMEDIATELY REMOVED OR THE ROOTS SEVERED AND THE TREES REMAINING AFTER CONSTRUCTION ARE PROTECTED FROM MECHANICAL DAMAGE BY ROPING OFF THE DRIP LINE . 15 . THE COMPLETION DEADLINE FOR IMPROVEMENTS IN THIS PLAT IS ONE YEAR FROM THE DATE OF FINAL PLAT APPROVAL. 16 . PRIOR TO RECORDING THIS PLAT, THE DEVELOPER MUST SUPPLY THE CITY WITH A LETTER OF CREDIT FOR 100% OF THE ESTIMATED COSTS OF THE IMPROVEMENTS IN THE PLAT OR WHATEVER PERCENT IS CITY POLICY AT THE TIME OF RECORDING. 17 . STIPULATIONS OF APPROVAL OF THIS PLAT ARE AGREED TO THROUGH A DEVELOPERS AGREEMENT. 18 . THE DEVELOPER REIMURSE THE CITY FOR THE COST INCURRED FOR REVIEWING THIS PLAT PRIOR TO FINAL PLAT REVIEW. VARIANCES Evans Avenue is proposed to be 1335 feet long and Freeport Avenue is proposed to be 1720 feet long from the centerline of Dodge Street to the end of their rights-of-way. Staff reviewed this property at length with the developer and concurs that it is hard to get two ways in and out of this plat. The north end ill of Evans Avenue is restricted by steep slopes and woods . There is very little frontage from Dodge Street adjacent to this plat . Looping Freeport back to Dodge would also require crossing the gas company' s line, which is at the high point of P Plat, CherryHill Bluffs 2nd Page 8 March 19 , 1993 • the plat. This would necessitate street grades in excess of City standards or a costly lowering of the gas line. The future extension of Freeport through the MnDOT maintenance site would seem unlikely in the near future. However, if Freeport was looped back to Dodge through the MnDOT site, the plat would have one permanent dead-end (Evans Avenue) which would then be approximately 800 feet in length. The five standards to consider when reviewing a variance request are found in Section 900 .40 of the Elk River Code of Ordinances . Staff also refers the Planning Commission to the memo regarding a possible ordinance amendment on the length of dead-end roads included in this packet. This memo should help you in considering this variance request. • • ,•141111111,414, a16111 .HLUY} \\clI . _.,,,,,!,t G 4-**- '. ♦ /" O ©�0 j _ I . k e . 0 , ,-; ,.„: , : ;,_d. • Ath LI I L1114b,mmal.'"" ■ AFFECTED H. 1 � „..401 . '<ty "' ut . , ,on . PROPERTY . Nii/ i . m sei. '' • 13RO ST �r.,�l�^ 0 ^ _� "� �ssno AV 1 .1. Irill 4 Eiwir4 wr..49r1-,, .10 .....,,,,... ,.____.„., \ „ u-\ In al. ,... i .,,,,, , ,. ==.„.„,..„ . \ i .6,4;...,] .. ,,..1,1, a.,„ v, : ot,. s- ....„7.--_44___, A cP lifilE=W4412iCii *eir....4.1 r _... ,_, . . 0,---, ‘' WI liffaraminglii'llal 4,Att,,,.;,rat,ft cum!1: t .0,0 1 .-1•0!,a4pwirom MEM 0 i \ MN 4 z, --- n R1 L v 5< . j ,d1 0�___ -o i 0• _ Erie' _ •p l i ' I � sc$O. sr. M .� �� 21 in' •. Y ac_ fay I ,.n:, a .. ��ea .L/Z� ObiS '—, ....„,,,,,0.0 �, �w �.'� 2• tufo' ��` / 1 \ r." q . W E K . .1. s'711-- -r-sr., \ v p w _ _ rr,:xxFT-�.1 ,`On 44 R KiVE,� % ��SS 'o. V all f "57-177,1-2.7 LJ. ; �F1�7� w•� t`' �3 GO. . L. I s . 1 s cm., —sr, t .\t�i'�anr s'-'-'7-r V' a eo �w. S 1•i I. int - Iiiir k' VII r I muaft nu '`aut .t�Rd ti r i ` re pr, a he g®Q/y �` . l'.i. ,Ili/ yE� fd►hw. � °° � 1I . .__ __—_ __._ \ , it I2 CO NO Iq. 1. ;J NI a 9r t \ y ' ° C° • % t I mad 0, .75TH : ' \ i �55�v� /Xd p� - I77TM I 1 Iz Y 1 c I �'a J O i 176TH �' � // 1 �O �j z J z �r/n, = z O 4. 0 M J o 175TH \ '* u) z 0 x z) O V. �\ - I 1 j 0 0 _ 174TY s, O O O N "' -•THE Q N .«v.•c In F 173 R0 .- J l.T,ff YR l I 22 2956456 PREFERRED TITLE P02 350 FOOT PROPERTY OWNERS REPORT FOR CHERRY HILL SECOND Peter and Beverly Logas Emil and Virginia Lavrenz 11380 - 192nd Ave. NW 19139 Dudye St. Elk River Elk River, MN 55330 Elk River Association Ltd Partnership Lynn and Stacy Swenson 6409 City West Parkway 19149 Dodge Ave. NW suite 201 Elk River, MN 55330 Eden Prairie, MN 55344 Helen Person Dolores L. Cherrier, et al 19157 Dodge St. NW 6205 Cavell Ave. N Elk River, MN 55330 Brooklyn Park, MN 55428 Jamie and Shawna Korva John and Loretta Pdwards 19142 Dodge at. c/o Syt Maj John L. Edwards Elk River, MN 55330 PsC 558, Box 3915 FPO AP 96375 Joan Frick 19128 Dodge St Bradly and Michel]P nwyer Elk River, MN 55330 • 191978 Carson St. NW Elk River, MN 55330 Randall and Patricia Watzke 19112 Dodge St Todd and Vinki Deutsch Elk River, MN 55330 19057 Dodge St. NW Elk River, MN 55330 Robert and Tamra Bullis 19088 Dodge St Lonnie and Jodi Halvorson Elk River, MN 55330 19069 DodgeAve. Elk River, MN 55330 Steven and Colleen Durose 19076 Dodge St Mir_hapl and Lisa Syverson Elk Riv-r, MN 55330 19081 Dodge St. NW Elk River, MN 55330 Gerald and Melissa Nelson 19064 Dodge St. Joseph and Jane Stolp Elk River, MN 55330 19093 Dudye St Elk liver, MN 55330 Thomas and Lisa Cameron 19052 Dodge St. John and Kelly Kuhlman Elk River, MN 55330 19109 Dodge St. NW Elk River, MN 55330 Gerald Hagen 3969 Plymouth Rd Darryl and Sharry Branham Minnetonka, MN 55343 19125 Dodge SL. • Elk River, MN 55330 Theresa Diebel 2184 Sargent Mark and Shawna Nelson St. Paul, MN 55105 19168 Carson St. Elk River, MN 55330 Jerome and Maxine Banken 11366 - 192nd Ave. NW Elk River, MN 55330 MAR — 1 7 - 93 WED 9 : 09 MA I ER STE W ART s, ASSOC . P - 01 • / CONSULTING ENGINEERS Maier Stewart & Associates Inc. March 16, 1993 File: 230-163-11 Mr. Steve Rohlf Building and Zoning Administrator City of Elk River 720 Dodge Avenue NW Elk River, MN 55330 RE: CHERRYHILL BLUFFS SECOND ADDITION PRELIMINARY PLAT Dear Mr. Rohlf: As requested, we have reviewed the submittal for the above-referenced project. Based on our review, we would offer the following comments: • A. genera 1. The preliminary plat and grading and drainage plan were prepared by Hakanson, Anderson Associates, Inc., and were dated March 12, 1993. 2. The preliminary plat contains approximately 36 acres zoned Ric (single family residential), and is proposed to be divided into 52 lots. B. Major Issues There are two major issues which may affect the approval of this preliminary plat. These issues include the following: 1. The preliminary plat includes approximately 5 acres of property at the south end currently owned by the City. Acquisition of this property by the developer would be necessary. Negotiations on this acquisition are continuing between the developer and the City. 2. The preliminary plat consists of two cul-de-sacs, both of which exceed the maximum length by a substantial amount. Evans Avenue could be connected to Dodge Street, but would create an extremely steep intersection and would also require the removal of a significant amount of vegetation on a relatively steep slope. These two items make a connection less desirable than the cul-de-sac. Freeport Avenue, which is even longer than Evans Avenue, terminates at the north property line of the MnDOT facility. It is unlikely a continuation of Freeport eliminating the dead end would happen in the foreseeable future. 1959 SLOAN PLAC , SUITE 200, ST. PAUL, MINNESOTA 55117 612.774.6021 9800 SHELARD PA KYVAY,SUITE 102,MINNEAPOLIS,MINNESOTA 55441 812-548-0432 • Equal Opportunity Employor AR — 1 7 - 93 WED 3 : 0 .s pi Pi I ER STEW ART & ASSOC _ P _ 02 Mr. Steve Rohlf March 16, 1993 Page Two C. Gracljng and Drainage 1. A major gas line crosses the southwest portion of the property. Grading over this gas line easement needs to be in accordance with utility company regulations. 2. Grading adjacent to TH 169 needs to be reviewed by MnDOT. 3. Storm drainage is shown flowing into either the MnDOT right-of-way or a small ponding area with no outlet in the southeast corner of the property. Neither of these are acceptable. All storm drainage should be directed to the large wetland area in the northwest corner of the property, which is proposed as a regional • ponding area. 4. It is recommended that provisions be provided for an outlet from the small ponding area in the southeast corner of the property. This could be accomplished by either connecting the existing storm sewer outletting in this pond to the proposed storm sewer in the plat, or by providing an adequately sized easement along the south plat line for future outlet to the TH 169 ditch system, 5. No development plan has been provided. This will be required along with soil borings indicating water table and/or mottled soil elevation prior to City Council review. 6. The City Council has authorized a comprehensive drainage study for the City. This plan will provide for high water levels in the regional pond adjacent to this • project. This high water level will be necessary in order to establish lowest floor elevations for the development plan. 7. The proposed grading plan should be submitted to the DNR and C of E for review and any necessary permitting. D. Outlots • 1. Sanitary sewer will serve this site by being extended along the TH 169 right-of- way from the southwest corner of the MnDOT facility. The City is currently in the process of taking flow measurements in the existing sewer system to determine if adequate sewer capacity exists to service this project. This information should be available prior to the preliminary plat being considered by the City Council. 1 • Pa — 1 ? - 93 W E 9 = 1 0 P1A I EF STEWAFRT & ASSOC - P - 03 Mr. Steve Rohlf March 16, 1993 Page Three 3. Currently, there is not sufficient capacity in the water booster station to service this many additional lots. Development of a high pressure water system will be necessary to adequately provide water service. F. ,Streelg 1. The street grades proposed appear to be adequate, 2. A permanent cul-de-sac with a 45-foot radius should be provided for at the end of Freeport Street. Although this cul-de-sac may eventually be eliminated, it should be constructed as if it is a permanent installation. Temporary easements could be provided for the purposes of constructing the cul-de-sac. These easements would automatically be vacated in the case of the extension of Freeport Street. 3. The street section shown on the grading plan appears to be adequate; however, the 32-foot width should be measured from face of curb to face of curb. During the design phase, soil borings would be taken to verify the street section. 4. An "eyebrow" is proposed on 190th Avenue as it enters the plat. This will result in four driveways in the proximity of the intersection of Evans and 190th. This could potentially cause traffic conflicts between cars accessing driveways and cars entering and exiting the plat. If you have any questions regarding any of these comments, please call. Sincerely, MAIER STEWART & ASSOCIATES, INC. Terry J. Maurer, P.E. • TJM:tp