6.8. SR 04-19-1993
ITEM 6.8.
TO:
MAYOR & CITY COUNCIL
FROM:
STEPHEN ROHLF, BUILDING AND ZONING
ADMINISTRATOR
DATE:
APRIL 15, 1993
~(t
SUBJECT: PRELIMINARY PLAT REVIEW OF
MISSISSIPPI OAKS AND ASSOCIATED
CONDITIONAL USE PERMIT BY IRV
MOLDENHAUER/PUBLIC HEARING
(Case #P-93-05 and CU-93-08)
Mississippi Oaks contains 155 single family lots on 62 acres.
The plat is proposed to be accomplished in five phases, the
first phase consisting of 37 lots. All lots would be served by
city sewer and water.
PLAT
Attached to this memo is staff's memo to the
Commission dated March 18, 1993. Staff encourages the
to review this memo for details regarding the plat.
Planning
Council
.
The Planning Commission did recommend preliminary plat approval
with stipulations. The following are the Planning Commission's
stipulations and their status:
1. Preliminary plat is valid for one year from the date of
approval unless an extension is qranted by the City
Council. The developer will follow through with final
plat on the first phase immediately. This stipulation
will affect future phases.
2. Lot sizes and widths are appropriately adiusted prior to
submittal of final plat. As noted in the March 18
Planning Commission memo, there are lots that either do
not meet the City's requirements for width or frontage.
The final plat drawing for each phase will need to reflect
the appropriate sizes. All lot sizes are adequate as
shown on the preliminary plat of the first phase.
3. The City Enqineer prepares the plans and specs for road,
sewer, water, and storm drainage. The next item on this
agenda is to accept a feasibility study and hopefully
order the plans and specs for the items identified in this
stipulation.
4.
The Park &
made the
Dedication:
Recreation
following
Commission reviewed this plat and
recommendations regarding Park
.
720 Dodge Avenue N.W., Elk River, Minnesota 55330 (612) 441-7420
PP & CUP, Mississippi Oaks
April 15, 1993
Page 2
.
a. Trail A 20' wide trail must be dedicated from the
south end of the trail in Heritage Landing to the existing
right-of-way of Riverview Drive (adjacent to Palmer's
First Addition) - A trail must be dedicated along the
proposed Riverview Drive from Palmer's First Addition on
the south to Mississippi Road on the north by making the
right-of-way of that road 70' in width - A 20' wide trail
must be dedicated between lot lines from the right-of-way
of the proposed Riverview Drive to the eastern boundary of
the plat in a location that is not opposite the proposed
sedimentation pond for the plat.
b. Park A 2 acre park be dedicated in a location
determined by the developer. This 2 acre park does not
have to be in the first phase, but the location must be
identified prior to final plat approval of the first
phase. Further, the larger northern portion of the land
that lies within the floodplain be dedicated as park, if
the proposed sedimentation pond is not placed in that
location.
c. Park Dedication Fees Any remaining
dedication would be in the form of cash.
park
4.
Specific tree protection conditions are placed on final
plat approval of each phase. The reason this
recommendation is not more specific at this time is that
the first phase does not require tree removal and when
future phases are platted, tree policies may be different.
.
5. Road names are chanqed as identified in staff's memo to
the Planninq Commission dated March 18, 1993. However,
if Riverview Drive, as proposed in the plat, does not
connect to Riverview Drive in Palmers Addition, staff
recommends this name be changed to avoid confusion.
6. Lot lines are adjusted between cul-de-sacs, if necessary,
to provide for looping of water lines.
7. A development plan is approved by staff prior to final
plat approval.
8. That the fOllowinq permits are obtained: Department of
Health for the extension of water; MPCA for the extension
of sewer; NPDES for grading; DNR for dewatering; County
Engineering for access onto County Road 30; and Army Corps
of Engineer for the construction of the sedimentation
pond, if necessary. All these permits will be the
responsibility of the City since the improvements are
proposed to done as a City project.
.
9.
That 17' of additional riqht-of-way is dedicated to the
County alonq County Road 30.
PP & CUP, Mississippi Oaks
April 15, 1993
Page 3
.
10. Provisions are made to accommodate the extension of urban
services to the exception shown in the northwest corner of
the plat.
11. A Developer's Agreement is entered into reflecting the
stipulations of approval.
12. A Letter of Credit in the amount of 100% of the cost of
the improvements is provided to the City by the developer
prior to recording the plat (or whatever percentaqe is
required at the time by City policy).
13. The completion date for the improvements in the plat is
one year from the date of final plat approval.
14. The developer must reimburse the City for the estimated
cost of reviewinq the plat prior to final plat review.
15. That this plat is continqent upon a conditional use
permit for the sedimentation pond.
CONDITIONAL USE PERMIT FOR SEDIMENTATION POND
.
Staff refers the Council to Section 900.42 of the Elk River
City Code of Ordinances for the seven standards to consider
when reviewing a conditional use permit. The Planning
Commission reviewed the conditional use permit to create a
sedimentation pond to aid in water purification and storm water
retention. They felt the seven standards were met with the
following stipulations:
1. The excavated material is removed from the floodway, if
required by the DNR or Army Corps of Engineers.
2. The excavation takes place above the ordinary high water
mark of the adjacent backwater or appropriate permits are
acquired from the Army Corps of Engineers or DNR.
3. The side slopes of the sedimentation pond meet city
standards for safety reasons.
CONNECTION OF RIVERVIEW DRIVE THROUGH PALMER'S ADDITION
.
One issue that raised more comments than any other is the
connection of Riverview Drive in the plat with the existing
Riverview Drive in Palmer's Addition. At Monday night's
meeting, staff will provide a map showing the overall traffic
flow between existing neighborhoods in this area and the plats
of Heritage Landing and Mississippi Oaks. Apparently,
Riverview Drive was proposed to be a loop road from County Road
#30 in the west back to County Road #30 in the east. Mr.
Moldenhauer's present plat completes the last leg of this loop
road.
.
.
.
PP & CUP, Mississippi Oaks
April 15, 1993
Page 4
Staff is recommending that Riverview Drive in the plat connect
with Riverview Drive in Palmer's Addition for the following
reasons:
1. Traffic flow.
2. Maintenance.
3. School buses.
4. Emergency vehicles.
5. Precedence for extension of other temporary dead-ends.
Not connecting roads that are proposed to extended in the
future when subsequent development occurs adjacent, leaves
neighborhoods isolated. Staff understands there are other
issues the Council must weigh out in making their decision
whether or not this road connects with Palmer's First
Addition. Some of the other factors expressed by the neighbors
are:
1. Privacy.
2. Safety both in regards to police protection and traffic
speed.
3. Property Values.
ITEM 10
TO:
PLANNING COMMISSION
FROM:
STEPHEN ROHLF, BUILDING AND ZONING
ADMINISTRATOR
SUBJECT:
< -
MARCH 18, 1993 -K..
PRELIMINARY PLAT REVIEW OF THE
PLAT OF MISSISSIPPI OAKS AND
ASSOCIATED CONDITIONAL USE PERMIT
BY IRV MOLDENHAUER/PUBLIC HEARING,
CASE NO. P 93-05 AND CU 93-08
DATE:
APPLICANT
Irvin Moldenhauer, 12860 Orono Road, Elk River, MN.
REQUESTED ACTION
Preliminary plat review of a plat.
proposed to be accomplished in
conditional use permit to excavate
floodway of the Mississippi River.
consisting of 155 lots,
5 phases and approval of a
a sedimentation pond in the
SITE ZONING
. RIb and RId, Single Family Residenti:l
SURROUNDING ZONING
All directions, Single Family Residential
LEGAL DESCRIPTION
Government 3, Section 5, Township 32, Range 26, and
SW 1/4 of the SE 1/4, Section 32, Township 33, Range
south of County Road 30. A map showing the general
the affected property is attached.
part of the
26, lying
location of
OVERVIEW
Mr. Moldenhauer is proposing a preliminary plat consisting of
155 single family lots served by City sewer and water, to be
accomplished in 5 phases. The total site consists of 62
acres. The first phase is proposed ~o be 37 lots.
FINAL PLAT APPROVAL OF FUTURE PHASES
.
Section 1008.08 (l)(c) states that final plat must be submitted
within 1 year after the date of apprc?al of preliminary plat.
If this is not done, the preliminary plat will be considered
void (unless for good cause, a reason for granting an
extension, can be shown). This ~;ill affect the future phases
720 Dodge Avenue N.W., Elk River, Minnesota 55330 (612) 441-7420
Preliminary Plat, Irv Moldenhauer
March 18, 1993
Page 2
---------------------------------
.
of this plat. The developer must request this extension prior
to the 1 year period ending.
LOT SIZES
1. RIb: The northern portion of this site is zoned RIb.
The minimum lot size in this zone is 12,000 square
feet with 80 feet of frontage, with the exception
that corner lots need a m~n~mum dimension of 100
feet. Setbacks for this zone are 35' front, 10'side,
and 15' rear.
2. RId: The following lots falls within the RId zone,
which is the southern tip of the plat: Lots 10-19,
Block 2, Phase II, Lots 1-8, Block 3, Phase II, Lots
5-7, Block 4, Phase II, Lots 11-13, Block 2, Phase
III, Lots 1-5, Block 3, Phase III. These lots are
required to be 14,000 square feet in size with a
minimum width of 90 feet, with the exception that
corner lots need a minimum width of 100 feet.
3.
Riparian Lots: Lots 1-6, Block 3, Phase II, abuts the
Mississippi River, therefore, they are considered
Riparian lots and are subject to Wild and Scenic
River standards. These standards are a minimum of
15,000 square feet with a width of 90 feet and a 100
foot setback from the ordinary high water mark. Front
and side setbacks would be regulated by RId standards.
.
There are lots within this preliminary plat that do not meet
these standards because of width or size. Staff recommends
that phase by phase lot sizes and widths are adjusted to meet
these standards prior to final plat. This will result in a
reduction of the total number of lots.
CITY PROJECT
Mr. Moldenhauer has petitioned to have the public improvements
in this plat be accomplished as a City project. If the City
Council accepts this petition, the cost of the improvements
would be assessed back to the lots. The first step in this
process is a feasibility study. This is typically ordered by
the Council after they review preliminary plat so the developer
has some assurance that the design of the plat will not have
major changes. It is typical that the developer escrow with
the City an amount equal to the engineer's estimate of what the
feasibility study will cost.
.
As a City project, the City Engineer will be doing the design
of sewer and water, storm sewer, and streets. The attached
memo from Terry Maurer, City Engineer, dated March 16, 1993,
comments on the developers proposed drainage plan. His
comments must will be incorporated in the plans and specs for
this plat.
.
.
.
Preliminary Plat, Irv Moldenhauer
March 18, 1993
Page 3
---------------------------------
SEDIMENTATION POND
A sedimentation pond for the storm drainage from this plat and
the plat of Heritage Landing is proposed adjacent to the east
of Lots 7, Block 3, Phase IV, and Lot 14, Block 2, Phase V.
The purpose of the sedimentation pond is to remove impurities
from the storm water prior to it being released to the
Mississippi River. The location of this pond is within the
floodway of the Mississippi River next to a backwater. The DNR
does not consider this stretch of backwater being part of the
river because there is a high point that physically separates
the actual riverbed from it.
A DNR permit is not required for this sedimentation pond.
Staff is waiting for comments from the Army Corps of Engineers
to make sure they have the same interpretation as the DNR
regarding this backwater not being part of the Mississippi
River. If the Corps' interpretation is the same as the DNR's
and the sedimentation pond is built above the ordinary high
water mark of the adjacent backwater, a Corps permit will not
be needed. This sedimentation pond will be constructed as part
of the City project, therefore, it will be the City acquiring
the necessary permit from the Corps.
CONDITIONAL USE PERMIT
In any event, according to Section 902.06 (3)(b) of the Elk
River Code of Ordinance, a conditional use permit will be
required for the creation of this sedimentation pond because it
is located within the floodway of the Mississippi River. Staff
is recommending approval of the conditional use permit for the
excavation of this pond with the following stipulations:
1. THE EXCAVATED MATERIAL IS REMOVED FROM THE FLOODWAY.
2. THE EXCAVATION TAKES PLACE ABOVE THE ORDINARY HIGH
WATER MARK OF THE ADJACENT BACKWATER.
3. AN ARMY CORPS OF ENGINEERS PERMIT IS OBTAINED, IF
REQUIRED.
4. THE SIDE SLOPES OF THIS SEDIMENTATION POND MEET CITY
STANDARDS FOR SAFETY REASONS.
TREE REMOVAL
The first phase of this plat does not require any significant
tree removal. Future phases, especially those in the southern
portion of the plat, will necessitate the removal of trees.
Stumps should not be left in this plat after the removal of
trees and care should be taken not to damage remaining trees.
Specific tree protection stipulations should be placed on these
future phases during final plat review.
.
.
.
Preliminary Plat, Irv Moldenhauer
March 18, 1993
Page 4
---------------------------------
PARK DEDICATION
It is logical that a proposed trailway connecting Orono Park
and a proposed regional park adjacent to the east of this
property be constructed through this plat. It may also be
logical that some kind of a neighborhood park within the plat
is established. These issues will be addressed by the Park and
Recreation Commission at their April 7, 1993, meeting.
ROAD NAMES
Staff is proposing the following changes to the names of the
streets within the plat.
1. Fresno Street, south of 180th Avenue, be named Fresno
Court.
2. 180th Lane be named 180 1/2 Lane.
3. 181st Drive be named 181st Circle.
4. 182nd Circle be named 182nd Court.
Staff feels
appropriately
is established
road.
that Riverview Drive (within the plat) is
named. Our ordinance states that once a pattern
it shall be continued, as is the case with this
CUL-DE-SACS
Staff agrees with Mr. Maurer's comment in his memo (#12)
regarding cul-de-sacs. Five of the 6 cul-de-sacs could be
eliminated, however, the layout of the streets has good traffic
flow. If the cul-de-sacs remain, the lot layout in the plat
may need to be adjusted so side lot lines line up to
accommodate the looping of water lines from one cul-de-sac to
the next.
One additional cul-de-sac was originally proposed in this plat
at the south end of Riverview Drive. There is an existing
cul-de-sac on Riverview Drive to the west of this plat. Staff
felt leaving these cul-de-sac separated did not allow for good
traffic flow and the developer adjusted the plat accordingly.
DEVELOPMENT PLAN
Staff is concerned with
garage elevations, and lot
built in this plat do
recommending a development
review.
lowest floor elevations for houses,
drainage patterns to ensure houses
no have water problems. Staff is
plan is approved prior to final plat
Preliminary Plat, Irv Moldenhauer
March 18, 1993
Page 5
---------------------------------
. OTHER APPROVALS
Other approvals required in this plat include:
1. Department of Health permit for the extension of
water (City responsibility).
2.
MPCA permit for the extension
responsibility).
3. NPDES permit for grading (City will need this permit
for grading the roads, however, the developer may
also need this permit for grading the lots).
of
sewer
(City
4. County Engineering approval and construction permit
for accesses entering onto County Road 30 (City
responsibility). The County will also be requiring
an additional 17 feet of right-of-way along County
Road 30 making the total right-of-way 50 feet wide
from center line.
.
An environmental assessment worksheet will not be required for
this plat because the City of Elk River has certified with the
Environmental Quality Board that certain planning efforts have
taken place in Elk River. The threshold for mandatory EAWs has
increased from 100 lots to 250 lots.
RECOMMENDATION
Staff is recommending approval of the preliminary plat of
Mississippi Oaks with the following stipulations:
1. THIS PRELIMINARY PLAT REQUEST IS VALID FOR 1 YEAR
FROM THE DATE OF APPROVAL UNLESS AN EXTENSION IS
GRANTED BY THE CITY COUNCIL.
2. LOT SIZES AND WIDTHS ARE APPROPRIATELY ADJUSTED PRIOR
TO SUBMITTAL OF FINAL PLAT.
3. THE CITY ENGINEER PREPARES THE PLANS AND SPECS FOR
ROAD, SEWER AND WATER, AND STORM DRAINAGE.
4.
PARK DEDICATION BE $400.00 PER LOT AND/OR
DEDICATED FOR TRAILS AND/OR PARK ACCORDING TO
FORTHCOMING RECOMMENDATION FROM THE PARK
RECREATION COMMISSION.
LAND
THE
AND
5. SPECIFIC TREE PROTECTION CONDITIONS ARE PLACED ON
FINAL PLAT.
.
6.
ROAD NAMES ARE CHANGED AS IDENTIFIED IN THIS MEMO.
.
.
.
Preliminary Plat, Irv Moldenhauer
March 18, 1993
Page 6
---------------------------------
LOT LINES BETWEEN CUL-DE-SACS ARE ADJUSTED AS
NECESSARY TO PROVIDE FOR THE LOOPING OF WATER LINES.
8. A DEVELOPMENT PLAN IS APPROVED BY STAFF PRIOR TO
FINAL PLAT APPROVAL.
7.
9. THE FOLLOWING PERMITS ARE OBTAINED: DEPARTMENT OF
HEALTH, MPCA, NPDES, AND COUNTY ENGINEERING.
10. 17 FEET OF ADDITIONAL RIGHT-OF-WAY IS DEDICATED TO
THE COUNTY FOR MISSISSIPPI ROAD.
11. PROVISIONS ARE MADE TO ACCOMMODATE THE EXTENSION OF
URBAN SERVICES TO THE EXCEPTIJN IN THE NORTHWEST
CORNER OF THIS PLAT.
12. A DEVELOPERS AGREEMENT IS ENTERED INTO REFLECTING THE
STIPULATIONS OF APPROVAL.
13. A LETTER OF CREDIT IN THE AMOUNT OF 100% OF THE COST
OF THE IMPROVEMENTS IS PROVIDED TO THE CITY BY THE
DEVELOPER PRIOR TO RECORDING THE PLAT (OR WHATEVER
PERCENTAGE IS REQUIRED BY CITY POLICY).
14. THE COMPLETION DATE FOR THE IMPROVEMENTS IN THE PLAT
IS ONE YEAR FROM THE DATE OF FINAL PLAT APPROVAL.
15. THE DEVELOPER MUST REIMBURSE THE CITY FOR THE
ESTIMATED COST OF REVIEWING THE PLAT PRIOR TO FINAL
PLAT REVIEW.
CONDITIONAL USE PERMIT FOR SEDIMENTA'I'ION POND
Staff feels that the creation of a sedimentation pond to aid in
water purification and storm water retention, meets the seven
standards set forth in Section 900.42 of the Elk River City
Code of Ordinancs with the following stipulations:
1. THE EXCAVATED MATERIAL IS REMOVED FROM THE FLOODWAY.
2. THE EXCAVATION TAKES PLl1,CE ABOVE THE ORDINARY HIGH
WATER MARK OF THE ADJACENT BACK~ATER.
3. AN ARMY CORPS OF ENGINEERS PERMIT IS OBTAINED, IF
REQUIRED.
4. THE SIDE SLOPES OF THIS SEDIME~ATION POND MEET CITY
STANDARDS FOR SAFETY REASONS.
.
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PROPOSED
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, Sherburne County Cour
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SHERBURNE COUNTY ABSTRACT & TITLE CO.
PAT RASMUSSON
PRESIDENT
CATHY BAILEY
SEC./TREAS.
BONI CULLEN
MANAGER
February 2,1993
Based on the examination of real estate records I find the following are
property owners within 350 foot radius of the land described as:
Govenlment Lot 3 5-32-26
Richard Kincanon-13375 Joplin St NW Elk River, Mn 55330
Kendall Houlton-729 Main St Elk River, Mn 55330
Irvin Mouldenhauer-12860 Orono Rd Elk River, Mn 55330
Donald Strei-12816 Mississippi Rd NW Elk River, Mn 55330
Margaret Swanson-18132 Fresno St NW Elk River, Mn 55330
Tom Newstrom-18141 Fresno St Elk River, Mn 55330
Jeff Bulger-13131 Mississippi Road Elk River, Mn 55330
Harry Lakoduk-13407 Mississippi Rd Elk River, Mn 55330
Robert Turcotte-18184 Albany St NW Elk River, Mn 55330
Kirk Grupa-2811 7th Ave N Anoka, Mn 55303
Scott Knealing-18172 Fresno St Elk River, Mn 55330
Jim Hecker-13196 Mississippi Rd Elk River, Mn 55330
Lee Ecklund/Marsha Henderson-18232 Albany St NW Elk River, Mn 55330
Arlys Schober-18216 Albany St NW Elk River, Mn 55330
Virgil Sonju-18204 Albany St NW Elk River, Mn 55330
Derrick Doddington-13730 85th Ave N Maple Grove, Mn 55369
Kenneth Wells-13109 Mississippi Rd Elk River, Mn 55330
E Jacobson-13100 183rdAve NW Elk River, Mn 55330
Jerry Olson-13084 182nd Ave NW Elk River, Mn 55330
Jim Lundquist-H185 Mississippi Rd Elk River, Mn 55330
Matt Hemmelgarn-13041 Mississippi Rd Elk River Mn 55330
Will Johnson-13073 Mississippi Rd Elk Rver, Mn 55330
Jay Poffenberger-12999 Mississippi Rd ElK River, Mn 55330
Dennis Ethen-12955 Mississippi Rd Elk River, Mn 55330
Bob Stuefen-12903 Mississippi Rd Elk River, Mn 55330
Jack Longie-12925 Mississippi Rd Elk River, Mn 55330
Jan Olson-12935 Mississippi Rd Elk River, Mn 55330
Gerald Sonterre-12969 Mississippi Rd ELk River, Mn 55330
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317 KING AVENUE · ELK RIVER, MINNESOTA 55330 · (612) 441-3280
/-M&7E/
AHi/ioted with American land Titl. Assaciation
~
MAR-17-93 WED
.
.
.
9:13 MAIER STEWART & ASSOC_
P_09
_ / j ~ ~ ~ ~ . CONSULTING ENGINEERS
"'-_1 Maier Stewart & Associates Inc.
March 16, 1993
File: 230-164-11
Mr. Steve Rohlf
Building and Zoning Administrator
City of Elk River
720 Dodge A venue NW
Elk River, MN 55330
RE: MISSISSIPPI OAKS PRELIMINARY PLAT
Dear Mr. Rohlf:
As requested, we have reviewed the preliminary plat for the Mississippi Oaks development. Based on
our review, we would offer the following comments:
1.
The preliminary plat and grading plan were prepared by John Oliver and Associates, and were
dated February 23, 1993.
2. The plat contains approximately 62 acres divided into 155 lots. ZOning of the area is primarily
RIb (single family residential) with portions of the property zoned RId (single (amily residential)
and wild and scenic. The development is shown divided into five phases. The first phase is in
the northwest portion of the plat adjacent to the Heritage Landing development.
3. The grading plan shows several low points in rear lots which are proposed to be picked up with
storm sewer. These potentially could prove to be maintenance problems in the future. A better
alternative would be to revise the grading plan to get these areas to drain to the street.
4. There is a low point shown on Riverview Drive (approximately station 7 + 50) which is not
shown to be picked up by storm sewer. A revision to the proposed storm sewer system to
service this area is required.
5. Sherburne County will require the dedication of an additional 17 feet of right-of-way on CSAH
30 (Mississippi Road). Also, two of the three proposed internal streets intersecting with CSAH
30 (Fresno and Concord) are relatively steep. The grading plan should be revised to include a
less steep "landing" area at these intersections.
6.
The flood plain should be clearly delineated on the preliminary plat.
7. All stonn sewer should be discharged to a sedimentation pond prior to outletting to the
Mississippi River. The developer has previously indicated a desire to cooperate with the
Heritage Landin~ developers to create a joint sedimentation pond serving both developments.
MAR-17-'93 WED
'9:14 MAIER STEWART ~ ASSOC.
P. 1 €I
.
Mr. Steve Rohlf
March 16, 1993
Page Two
Council including the sedimentation pond. DNR and C of E permits probably are not required
for the sedimentation pond; however, a conditional use permit may be required based on the
City' 3 Flood Plain ordinance.
8. The grading plan shows development elevations for only Phase 1. Soil borings indicating water
table and/or mottled soil elevations are necessary to review the development plan. The plan
shows some home sites with only 2.5 feet difference fro-m front to back. It is unclear what type
of home this indicates.
9.
The developer has petitioned for utility and street improvements. This petition will not be
considered by the City Council until they review the preliminary plat. City sanitary sewer and
water will access the site from the trunk facilities located in Orono goad at the southwest corner
for the City Hall site. The route from the existing utilities to the proposed plat is along Fresno
and through Orono Lake 3rd Addition. It is recommended the water system also be looped
either to the intersection of Main Street and Orono Road, or back to the trunk line within Orono
Road. Also, provisions need to be made to loop the water in the cul-de-sacs internal to the plat.
Easements will need to be provided for this work.
.
The entire first phase can be served by gravity sanitary sewer. However, future phases falloff
toward the river; therefore, a lift station will be required with future phases.
10. The storm sewer internal to this development needs to be oversized to provide capacity of the
area north of CSAH 30.
11. Riverview Drive is shown connecting to the existing Riverview Drive in Palmer' oS 1 st Addition.
This connection makes sense for continuity in the City street system.
12. The preliminary plat shows six cul-de-sacs. Overall, however, the plat has a reasonable traffic
pattern. By connecting roads, it would be possible to eliminate five of the six cuI-de-sacs.
These cul-de~sacs are desirable to the developer, but cause problems for snow removal artd other
maintenance activities. It is recommended that all cul-de-sacs be provided with a properly
located "bank" of mailboxes and paper boxes to eliminate one for the snow plowing problems.
If you have any questions regarding any of these comments, please caU.
. Sincerely,
MAIER STEWART & ASSOCIATES, INC.