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8 PCSR 02-22-1994 t.� ) A ITEM 8 'ty ofMEMORANDUM lElkiRiver TO: PLANNING COMMISSION FROM: STEVEN B. ACH, CITY PLANNER,,,-7 , !? DATE: FEBRUARY 22, 1994 SUBJECT: REQUEST FOR PRELIMINARY PLAT BY COUNTRY RIDGE PARTNERSHIP, PUBLIC HEARING, CASE NO. P 94-2 REQUESTED ACTION Country Ridge Partnership is requesting preliminary plat approval to subdivide approximately 40 acres into 98 single family lots. LOCATION Northeast corner of future extension of Joplin Street and County Road No. • 30. ATTACHMENTS Location Map, Zoning Map, Preliminary Plat, Utility Plan, Grading Plan, Concept Plan of Entire Property, Memo from Park & Recreation Commission ZONING STANDARDS The property is zoned R-1C (Single Family Residential) which requires a minimum 10,000 square foot lot with 80 feet of frontage at the setback line. As presented, the plat meets these minimum standards. EXISTING CONDITIONS The 40 acre parcel is bounded by County Road No. 30 on the south, existing single family on the east, County Fairgrounds to the north, and the Lakoduc homestead on the west. The parcels northerly one-third is wooded, while the southerly two-thirds of the site is open field. • P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Country Ridge Partnership,PP Page 2 February 22, 1994 • PLAT REVIEW The plats design is a straight forward grid system with three access points, one off Orono Parkway, Joplin Street, and County Road No. 30. Staff is recommending the access on to County Road No. 30 be removed to reduce the number of turning movements on to the County road. This was also recommended by the County Engineer upon his review of the plat. As mentioned, all the lots meet the minimum standards, however, Lot 1, Block 6, is a lot which will be difficult to locate a house and will restrict expansion (i.e., deck, porch) opportunities without requesting a variance. Therefore, it is recommended the lot be eliminated and the difference be added to the other lots within Block 6. ROADWAY IMPROVEMENTS To facilitate the development of this plat, two roadway projects external to the plat will need to occur. First, Joplin Street will need to be extended north from County Road No. 30 to Highway 10. This road is not expected to be a parkway design rather a typical collector with sidewalks. The second is the • westward extension of Orono Parkway connecting with Joplin Street. Staff expects the design of Orono Parkway to be a continuation of the parkway design that is presently in place to Joplin Street. However, west of Joplin it is anticipated that a typical residential road would be constructed to serve the new residential area as well as Sandpiper Estates. GRADING/UTILITY PLAN Terry Maurer is reviewing a preliminary grading and utility plan for the proposed plat. This information was received rather late, therefore, Terry's memo will be added to the Planning Commission report or be distributed at Tuesday night's meeting. TREE PRESERVATION The north end of the plat has a large mass of significant trees. It is recommended that the developer and builders make every effort to protect and preserve as many trees as possible during construction. Appropriate fencing should be utilized during construction to assure tree protection. • Country Ridge Partnership,PP Page 3 February 22, 1994 • PERIMETER/LANDSCAPING To assist in buffering the homes that back up to County Road No. 30 and Joplin Street, it is recommended berming and landscaping be provided. The berm should be natural in appearance and have landscaping material incorporated (such as conifers) that provide a year-round screen. A plan should be submitted by the developer for staff review prior to the City Council meeting. MAILBOXES A typical condition in residential developments is to ask for cluster mailbox designs. In addition, to improve design continuity within the subdivision, a uniform mailbox design should be used throughout the plat. A plan identifying location of mailboxes and a detail illustrating the style of mailboxes should be provided to the City prior to releasing of the final plat for recording. ENVIRONMENTAL ASSESSMENT WORKSHEET • This plat, in and of itself, does not require an Environmental Assessment Worksheet (EAW). However, the developer owns additional land adjacent to this plat which exceeds the threshold for a mandatory EAW. Therefore, an EAW is in the process of being prepared for distribution to the appropriate agencies and review by the City Council. This process will need to be completed prior to receiving final plat approval by the Council. PARK COMMISSION RECOMMENDATION Attached is a memo from Phil Hals outlining the Park Commission's recommendation for park and recreational needs for this plat. STAFF RECOMMENDATION Staff recommends the Planning Commission recommend approval of the preliminary plat request by Country Ridge Partnership with the following conditions: 1. A PLAN BE SUBMITTED TO THE CITY IDENTIFYING THE LOCATION OF ALL MAILBOXES AND A DETAIL ILLUSTRATING • THE UNIFORM MAILBOX DESIGN THAT WILL BE USED THROUGHOUT THE PLAT. Country Ridge Partnership,PP Page 4 February 22, 1994 • 2. THE DEVELOPER PROVIDE A LANDSCAPE PLAN TO THE CITY FOR APPROVAL ILLUSTRATING BERMING AND LANDSCAPING ALONG JOPLIN STREET AND COUNTY ROAD NO. 30. 3. HUDSON STREET, CONNECTING WITH COUNTY ROAD NO. 30 IS NOT NEEDED FOR EMERGENCY VEHICLES OR TYPICAL TRAFFIC MOVEMENTS, THEREFORE, SHALL BE REMOVED. 4. LOT 1, BLOCK 6, SHALL BE ELIMINATED AND THE DIFFERENCE MADE UP WITHIN BLOCK 6. 5. RESTRICTED ACCESS ALONG COUNTY ROAD NO. 30 SHALL BE MADE PART OF THE PLAT. 6. 182 AVENUE AND HUDSON STREET OFF OF ORONO PARKWAY SHOULD BE ADJUSTED TO LINE UP WITH THE SIDE PROPERTY LINE AND REAR PROPERTY LINE, RESPECTIVELY, REDUCING THE IMPACT OF INCOMING CARS ON THOSE RESIDENTIAL HOMES. 7. DEVELOPER PETITION FOR PUBLIC IMPROVEMENTS TO • SERVE THE PROPOSED PLAT, INCLUDING THE EXTENSION OF JOPLIN STREET TO HIGHWAY 10 AND ORONO PARKWAY TO JOPLIN STREET. 8. A GRADING PLAN BE REVIEWED AND APPROVED BY THE CITY ENGINEER PRIOR TO RELEASING THE PLAT FOR RECORDING. 9. A DEVELOPMENT PLAN BE SUBMITTED ILLUSTRATING TYPES OF HOMES AND LOWEST FINISH FLOOR ELEVATIONS AND APPROVED BY THE CITY ENGINEER PRIOR TO RELEASING THE FINAL PLAT FOR RECORDING. 10. PARK DEDICATION BE PAID PRIOR TO RELEASING FINAL PLAT FOR RECORDING. 11. NECESSARY PEDESTRIAN TRAILS BE PROVIDED WITHIN THE PLAT AS APPROVED BY THE CITY COUNCIL. 12. TREE PRESERVATION EFFORTS BE INCORPORATED INTO THE CONSTRUCTION OF PUBLIC IMPROVEMENTS TO SERVE THIS PLAT AS WELL AS EACH INDIVIDUAL HOME. • Country Ridge Partnership, PP Page 5 February 22, 1994 13. AN ENVIRONMENTAL ASSESSMENT WORKSHEET BE 1110 PREPARED AND FINALIZED PRIOR TO FINAL PLAT APPROVAL BY THE CITY COUNCIL. 14. ALL BUILDINGS LYING WITHIN THE JOPLIN STREET RIGHT OF WAY OR WITHIN THE PLAT BE REMOVED PRIOR TO RELEASING THE FINAL PLAT FOR RECORDING. 15. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED PRIOR TO RELEASING THE FINAL PLAT FOR RECORDING. 16. RELOCATION OF THE US WEST CABLE LINE BE RESOLVED PRIOR TO FINAL PLAT REVIEW BY THE CITY COUNCIL. 17. 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I z I I r • th O I I`r I I I I \\--South line of the S.E. 1/4 of the S.W. 1/4 I y 1 - I 1 I I Section 32 Township 33, Ronge 26 — I I I I A l `�`' I 1 1 1 i � i ¢ F. , . I '� I I I I I i I I / _: .• L J Premnary plat „_ . „„ . ._ . ..... OF CROSSING 1 N- — ---I / N /� ' Z I D( )� 200 300 W LLI � SCALE IN FEET .00e pelt. — -•—.• / An - — — 8 - - I I a, _ Ir all I 136__., W 12+ 3 rn o 1-I iD wn. n 1 136 • I t.i 14p1 4 5 _ Drainage and Utility Easements ore shown wmn. 'p 6 - (hUs: 136 L • r~' y ...niii1 w . LA- iI 136_ J --ti _101 — J. L - -Ila _ mean:$I N....4/ 1 1 136__k_ Li „ Being 10 feet in width and adjoining right- 1 '1 of-way lines, also being 6 feet in width 41 and adjoining lot lines, unless otherwise 4r- ; ' I indicated, as shown on the plot. -_-- — 1 i\1 /' / r,..11..11 \ \ OWNER &DEVELOPER: Country Ridge Partnership OZ \ / 2619 Coon Rapids Blvd. Q>° \ N Coon Rapids, MN 55433 "1cc - •/ (612) 755-6554 \ / ZONING: R-Ic 10.000 sq. ft.. mm, lots size&80 foot minimum frontage, 19_›",. N� 'f / / r-_- LEGAL DESCRIPTION: The Southeast Quorter of the Southwest Quarter 9_,. I // _ ' �;' r of Section 32, Township 33, Range 26, Sherburne 5 ^' o County, Minnesota. '' ' /^ �" \ - AREA: 40 Acres, more or less. / V 1 \ Denotes budding setback lines: ' .- -;��/ I __ - 30' from rood right-of-way, 10' side yard; I - 10'rear yard. 1 I I 1 ORIGINAL DATE 1/4/94 I HEREBY CERTIFY THAT THIS Preliminary Plat DESIGN BY: PRELIMINARY PLAT WAS PREPARED John Oliver& Associates, Inc. DRAWN BY: PG BY ME OR UNDER MY DIRECT OF CHECKED BY: LC SUPERVISION AND THAT I AM A 580 Dodge Avenue Book/Page DULY REGISTERED LAND SURVEYOR alk River,Minnesota COUNTRY CROSSING REVISIONS: UNDER THE LAWS OF THE STATE (6/2)441-2072(FAX)441-5665 OF MINNESOTA. CITY OF ELK RIVER LVW knen.,nny,Lan.SnnHt v.Land Ptannt,q SIGNED: SHERBURNE COUNTY DATE: I/4/94 LIC. NO. 13057 SAP N o. SHEET_._ _?__ _OF 3 6719..1100-QT • I II _.__ �, �-- '3AN-M1{ SAN MH jii �� RE =-'8' 9.98 INV =.:8E2� ' \. INy'= 863.60 n. !1, !" ORONO -r PARKW,4Y it 1 - , 16" O.I.P. \1ATERMAIN I k ' w SJW MH s J \ vi • RE = 879.60 `. SAN MH `! Q*K] SAN MH f V = 866.2 RE = 138/.63 : C RE _ '883.42 _INS-'865.00 INV ='`865.I I �;' I ',1 • 183RD .STREET .6 b NW ' • /. WAIERMAIt16-8.`2 is 4+5_9 68Ilit 1 1 ;/ SAN MH / RE I= 881.05 SAN IFI I ---- INV = 864.46 RE =883.06 8 6 I 1 I 3 �, r ` i I- 4 - - I 1. W ♦ AN MIj �l, H ARE = 880.'5 — — —1 `..\N "-----.�---..- r..� � INV =/$66,44 Z N I- J SAN MH 1 821 13 A1(F� � SAN MH -- 'w RE = 881.35 • -114). 867(94 gg° r INV = 866.8 I r • .. — - -- .. / 11 Z...... 2..,. 0 ._ _.... Z 0 SAN MH Z ^ _ 0 RE =)381:94, N — — 1 E 1 D INV,c 867. 3.•• 1.1Il SA Rt ' N=M580.77 SAN MH I SAN MH REN =MH 883. INV = 9.32 RE = 881.54 RE = 883.5INV = 869 INV = 870.66 INV =1'869,30 • 181ST -- LANE NW I ------ - ----- _ I1I I I I I i L _ _ I I 11 I I I I • SAN MH SAN MH RE — 883.13 INV = 861.97 INV = 861.19 I i% R • I 0 --� ----�I —_ SPR aao - - - — � - - o- _ — J f SAN MH RE =!„.-881.0 / LL I INV--= 86..:0,2 I t 7 '9,901` �,/ `` I: N Q CSP 4. - - - V SAN MN o 100 200 300 RE = 882.27 'SCALE IN FEET 1 INV =_886..• iiii ...:.- AN MH RE = 881.11 `` ' INV = 866.81 — — 1' •"4. z w ! __�I ^ LEGEND W 0: • H Denotes Proposed Sanitary Sewer 1A>- �� j — -• -- Denotes Proposed Watermain U. - I!- Denotes Proposed Flydrant T(� SAN MH \ ;Lib RE = 880.98 INV = 868.919 I tS0 ' I / SAN MH `- 1 / / k RE = 881.60 / / // ,.. INV �= 869.42 � / --- fr `--- I I I > 1 I I I I /i ORIGINAL DATE 1/4/94 I HEREBY CERTIFY THAI THIS DESIGN BY: TS PRELIMINARY PLAT WAS PREPARED Jahn Oliver a Associates, 67C. COUNTRY CROSSING DRAWN BY: PG BY ME OR UNDER MY DIRECT CHECKED BY:TLH SUPERVISION AND THAT I AM Asea Dodge wen... For DULY REGISTERED ENGINEER elk Row,. M.nneaoea REVISIONS: UNDER THE LAWS OF THE STATE (6r2)..t-YO7Y(PAX)eu-ssss Country Ridge Partnership OF MINNESOTA. — rum I'yM1v..(ny,lane survey. Lane Ylaa., Preliminary Utility Plan - SIGNED: - DATE:_216/94_LIC. N0._12699 .- SAP No. SHEET-__2 _OF_._3_.61719100.-01 ___ __ k L---� \ / ..-- I "' .' ~. - / .~ / �� ��� / _ (- Mir" __I NT I ` ( I 0 100 200 300 I i SCALE IN FEET b'? : 441„ % 9 . I 10 I (` LEGEND �'.. 1 ,4 I I 77 �lEY Proposed contours 1311 • i'+ 0•���.1111 Silt fence 12 ( OM House Pod - grade floor Elev. 1— r l_ _ —_ LEI Vr' N 14 '` 15.4���,,, -- !,.' -,N1 ' II IT 1 OWNER &DEVELOPER: Country Ridge Partnership '1"�'— 2619 Coon Rapids Btvd. C I. Coon Rapids, MN 55433 � (612) 755-6554 1�pp' I ' ' ZONING: R-Ic 10,000 sq. ft.. min. lots size&80 toot minimum frontage. "' II LEGAL DESCRIPTION: The Southeast Quarter of the Southwest Quarter ,47 _,_ ___ _ I I of Section 32. Township 33. Rouge 26, Sherburne ' t _ County, Minnesota. P', 4 �i-- ` \ ... AREA: 40 Acres, more or less. ... �` \ �/, 30De'r from otes building 9ighltbot-way lines:ock © • / 10' side yard; I� /� 10'rear yard. r ------------- y 1 / 1 / i ORIGINAL DATE 1/4/94 1 HEREBY CERTIFY THAT THIS DESIGN BY: TS DRAWN BY. PG BYEMEIOR UNDER MYWAS DIRECTARED JohnOliver 3 Associates, Inc. COUNTRY CROSSING CHECKED BY: TLH SUPERVISION AND THAT I AM A ,eo Dodge Avmw DULY REGISTERED ENGINEER yip River, nrrm<,aea For REVISIONS: UNDER THE LAWS OF THE STATE (611 9441-2072(PAd).0-ssss Country Ridge Partnership OF MINNESOTA. ~I,.g"..,,,Land s,.-rv•>"rtp.I en t Pled*, Preliminary Grading Plan SIGNED: ___ ILE DATE: 2/16/94 LIC. NO. O. 12699 SAP No. SHEET OF 6719.10-01 i -'— , �' IENCE -,_I----:--.- ry i STORE . ...... _.":7..z7=i' i•--.:.;'--.`"*.... ..--, t _ 011,- ....— _.. - ., _ --u�� is y• . : t\ cll— --_- I -- CONCEPT PLAN FOR PROPERTY 0 � -- �« I - - L ( CONTROLLED BY COUNTRY r' � :' •1• I RIDGE PARTNERSHIP FUTURE .-. ) •-• -- 1 \ , COMMERCIAL/OFFICE i . ( \-9 •., •-• 1 4 COUNTY FAIR GROUNDS • I I) c;;,m+Y 8J00B IP D 1tq + , t, ,'2--•-- -,iL i 1 - / - 1_ as .. _ . �, 241 ACRES ° / • I � _ -.« -'( 1$110 EN . di t\ .".' \ . ''-------:...--- °/7--."" ,.- ' .... _ (1) \ \-. 4 .7 —7-7/\ 1 \ IrOVI__ 114.111111.6' riagt • Mil "" i 1111 1 .I\....1.wrip Milani.=}MN ."4.- 1 I id �R+ \ 1 h _ _ it mi MI r --- 1 r----11 .......� bas II _ I l `I I 0 l .F '.' A 1 I t i 11 �_ _ Y ....--- iii ini ,I �/ I \ tif I I • I I ° ) 'r �; 1111 IL.... -1J,c L......... lic„. .... ., -- mo. -- —I; - -- `_ '7.- -6P-5=674...=-,:w.,---. -_ -- , _ I , « :11 li FT I _ ii, ri . --� _ a I—rr \ ri -� osiii I 1 - ....ELIZ ii. .:- 1„ I ! 1Ll I lipligh ... _(-- 1101 , , _ _______ _,,I , , .,- .0_,=,,,. l• ')•_irk.; ur1ii •- • ; ! � '=�•.\. LV: JL_1 _ ,r•-•:..1 :• I �I T�--a -, ---`7:" :z--. t-r—AC -- -- -- -- --- 1 S • • • • MEMORANDUM TO: PLANNING COMMISSION CITY COUNCIL FROM: PARK& RECREATION COMMISSION DATE: FEBRUARY 17, 1994 SUBJECT: COUNTRY CROSSING PLAT The Park and Recreation Commission reviewed the Country Crossing preliminary plat at their regular meeting on 2/9/94. The Commission spent a good deal of time discussing the needs for a pedestrian trail in this area. The primary need in to connect a trail from Orono Parkway to the trail that separates Mississippi Oaks and Heritage Landing, south of County Road 30. The Commission considered four options: • 1. Paint stripe a path between the curb line and the traffic line on Fresno Street. 2. Widen Gary Street and paint stripe a path between the curb line and the traffic line on Gary Street. 3. Widen the right-of-way on Gary Street and place the trail behind the curb with a five foot boulevard along Gary Street. 4. Create a twenty foot wide outlot along the eastern plat boundary, placing trail in the back yards of the homes facing Fresno Street and Gary Street. The Park and Recreation Commission passed a motion (6-0) to recommend Option #4 to the City Council, including trail connections on the lot lines between Lots 7 & 8 and Lots 18 & 19 from Gary Street to the north/south trail corridors. A second motion was passed(6-0)to calculate the property dedicated to trail use and give the developer credit toward the required Park Dedication Fee, with the remaining Park Dedication Fee to be accepted in cash. CONSULTING ENGINEERS February 22, 1994 File: 230-194-11 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 CIVIL ENGINEERING: RE: COUNTRY CROSSINGS PRELIMINARY PLAT REVIEW ENVIRONMENTAL Dear Mr. Ach: MUNICIPAL As requested, we have reviewed the preliminary plat, utility plan, and grading plan for the PLANNING proposed Country Crossings development. These plans were submitted by John Oliver and Associates, and were dated January 4, 1994. Based on our review, we would offer the STRUCTURAL following comments: SURVEYING A. PRELIMINARY PLAT TRAFFIC ■ The plat contains 98 lots within approximately 40 acres. Of the 98 lots, 33 have double frontage on either County Road #30, Joplin Street, or Orono TRANSPORTATION Parkway. Given the layout of the land, there does not appear to be an alternative to the double frontage lots. However, consideration should be given to requiring a landscaping easement along the back side of these double frontage lots for the purposes of providing some type of screening. A landscape easement would have to be a separate document from the preliminary plat but would ensure that all homeowners would be screened by not allowing any particular homeowner to remove any plantings from this area. ■ City ordinance requires an additional 10 feet of depth for double frontage 1326 Energy Park Drive lots. Most lots in the proposed plat meet this requirement. However, the cul- St.Paul,MN 55108 de-sac of Gary Circle NW in the northeast corner of the plat and the eyebrow cul-de-sac in the northwest corner of the plat provide for lots which are 612-644-4389 shallower than the normal depth. For example, Lot 5, Block 1 has a depth Fax:612-644-9446 of approximately 110 feet. Lot 7, Block 3 has a depth of approximately 120 feet. These do not provide adequate space for home plus screening from •800 Shelard Parkway Orono Parkway to the north. Minneapolis,MN 55441 612-546-0432 Fax:612-544-6398 • Mr. Steve Ach February 22, 1994 Page Two • The eyebrow cul-de-sac at the intersection of 183rd Street and Ironton Street will provide for difficult maintenance and snow removal. There is nothing in the ordinance that precludes this type of installation; however, consideration should be given to eliminating these types of cul-de-sacs. • The City ordinance requires a distance of 150 feet from centerlines of roads which are offset. Hudson Street as it jogs through the plat is short of this dimension on both the north and south sides. The distance shown on the preliminary plat is approximately 120 feet. At the intersection of Mississippi Road, the access to the proposed plat should be aligned with Gary Street or eliminated. • Lot 10, Block 4 is a corner lot which does not meet the minimum width of 100 feet. As shown on the plat, the lot is 98 feet wide. This could be corrected by simply adjusting lot lines within Block 4. • The grading plan shows a storm sewer line between Lots 18 and 19 of Block 1; however, the preliminary plat does not reflect an additional easement • in this area. • As Gary Street meets 183rd Street, the intersection is a large, sweeping curve with a radius of approximately 300 feet. This causes Lots 1 and 17 of Block 6 to be relatively narrow where they meet. Each lot starts out with a depth of over 100 feet, but at the point where they join, the depth is just barely 50 feet wide. These do not provide very desirable building pads. One method for correcting this would be to lessen the curvature of the street in this area. If, for example, the street radius was reduced from 300 feet to 250 feet, both of these lots would become deeper where they join. We would recommend that this entire northeast corner of the plat be reworked to provide more depth on Lots 1 and 17 of Block 6, and also more depth on Lots 5 and 6 of Block 1 at the rear of the cul-de-sac where they double front with Orono Parkway. B. GRADING PLAN • The entire site is extremely flat. It was very difficult to interpret the grading plan for two reasons: first, the underlying topography is not labeled very well and does not extend outside of the plat boundaries, and second, there are no spot elevations or drainage arrows to provide insight into how each • particular lot will be graded. We would recommend that, as part of the development plan provided later in the process, this type of additional information be provided. Specifically, each rear lot corner should have a spot • Mr. Steve Ach February 22, 1994 Page Three elevation, adequate flow arrows should be added to the lots to indicate how they will be graded to drain, and the underlying topography should be extended to the east to show how the plat will relate to the existing homes along Fresno. Also, the underlying topography should be labeled better to indicate how the grading will take place. • The silt fence shown on the site should be extended northerly along the east boundary to cover all of the lots adjacent to Fresno Street. • Storm sewer is provided by extending the trunk storm sewer facilities westerly along Orono Parkway and then bringing them into the development. The southeast corner of the plat is shown to be collected and then flow to the storm sewer on Fresno Street. This plat was not sized in nor did they pay for any portion of that storm sewer. We would recommend that an attempt be made to take all of the storm sewer flow northerly to the existing trunk line in Orono Parkway. This will accomplish one other item, which would be to provide storm sewer at the intersection of Gary Circle and Gary Street, thus • eliminating the need for a cross gutter on very flat street. Typically, a cross gutter in this type of situation will end up having puddling because of the flat grades. • If Hudson Street, as it connects to CSAH #30 at the south end of the plat, remains at its current location, the grade should be increased slightly so that the cross gutter installed at this location will not puddle water. • The street section shown on the plans contains an integrally formed bituminous berm. This is not acceptable. This should be replaced with a concrete curb and gutter; a surmountable type of curb and gutter would be acceptable. The proposed street section of five inches of gravel and three inches of bituminous is adequate for the native soils. Through the design process, this should be verified with a soil boring. • The house pad elevations on Lots 2, 18, and 19, Block 1 should be raised at least half a foot. This would provide for storm sewer overflow should the storm sewer pipe system ever become plugged without flooding these particular homes. Currently, these homes are at or below the overflow elevation given an inoperable storm sewer system. 4111 Mr. Steve Ach February 22, 1994 Page Four C. UTILITY PLAN ■ Sanitary sewer and water are shown to come from the northeast corner of the plat from Orono Parkway down Hudson Street, then throughout the plat. The utilities will need to be extended westerly along Orono Parkway to at least Joplin. Consideration will also need to be given to the larger service area to determine whether or not these utilities should also continue southerly along Joplin Street. • Watermain will need to be looped southerly from this plat to Heritage Landing to the south. This can be accomplished along the Gary Street alignment. • The number and locations of fire hydrants appears to be adequate. This should be reviewed with the fire chief through the design phase of the project. If you have any questions regarding these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS Terry . Maurer, P.E. TJM:tp 194-2201.feb • y�=/fl .:ity of Elk River LOCATION MAP COUNTRY CROSSING CASE P 94.02 P.O. Box 490 • 13065 Orono Parkway 0 Elk River, MN 55330 - (612) 441-7420 'W�ft.- c� ® $4pN FmWy fN�Itlr.Wl ® U1.1. F.1, NaWriWl Et5 S.W. Fu..uy fiW w m 9qb F- yflwtlnlW ver ZONING MAP T. Fnfly - o c� I%.o F-.Yy n uan eWumml ® TmmM)N/%UtU. F-Nly fWke-t 12 El*44" F W, RftkW W E9 soaa w-+ta F-e0ty ® ilsn.a UM D.,.,, .wµ © c. est CASE P 94-02 ' P.O. Box 490 - 13065 Orono Parkway - Elk River, MN 55330 - (612) 441-7420