2004-09-08 Prelim Plat Review~~
SEH MEMORANDUM
TO: Larry Kruse
Albertville City Administrator
FROM: Robert L. Moberg, PE
Project Manager
DATE: September 8, 2004
RE: 2004 Hunters Pass Estates
Preliminary Plat Review
Albertville, MN
SEH No. A-ALBEV0501.00
SEH has reviewed- the preliminary plat submittal, including a grading plan, utility plan, street plan and
landscaping plan, for Hunters Pass Estates. We have the following comments:
Plat
1. The Lakewood Drive entrance to 70"' Street is to be eliminated. Access to 70"' Street for the
northwesterly ,portion of the development is to be provided jointly with the Towne Lakes
development to the west. Between the two developments, sufficient right-of-way must be secured to
provide a public street access to 70"' Street.
2. The proximity of Lakewood Drive to 70"' Street will create congestion at the future Large
Avenue/70~' Street intersection. The future Lakewood Drive/Large Avenue intersection needs to be
shifted as far south as possible to maximize spacing between intersections.
3. The plat does not indicate proposed street right-of-way widths. A typical street section included with
the plat indicates a proposed right-of-way width of 50 feet. City standards call for a minimum right-
of-way width of 60 feet for residential streets and a minimum radius of 60 feet for right-of-way in
cul-de-sacs.
4. Easement widths for sideyard storm sewers are not shown. Minimum easement width for sideyard
storm sewer lines is 20 feet.
5. Easement widths for backyard storm sewer lines are not shown.
6. A dedicated utility easement is required for the proposed sanitary sewer and water main between 69"'
Circle and 70"' Street.
7. A dedicated utility easement is required for proposed sanitary sewer and water main along 70t'' Street
(east of Lakewood Drive).
8. The LaSalle Circle entrance to 70`~ Street will likely become aright-in, right-out entrance when 70"'
Street is improved in the future.
9. Drainage and utility easements for storm water ponding areas are not shown.
10. The developer is proposing to install sidewalks that meander through the development. In many areas,
the sidewalks will be outside street right-of-way. If the City allows the sidewalks to be built outside
proposed right-of-way corridors, sidewalk easements should be secured as part of the platting process.
Short Elliott Hendrickson Inc., 3535 Vadnais Center Drive, St. Paul, MN 55110-5196
SEH is an equal opportunity employer ~ www.sehinc.com I 651.490.2000 I 800.325.2055 I 651.490.2150 fax
Larry Kruse
Albertville City Administrator
September 8, 2004
Page 2
Grading Plan
1. Lots 1-4 of Block 1 have garage floor elevations that are approximately 6 feet above the proposed
elevations of the adjacent street (67"' Street). Driveway slopes will exceed 8%, which is the maximum
allowable slope for driveways. Lots 10, 22, and 23 of Block 1, Lots 2 and 4 of Block 2, and Lots 10-
14 of Block 3 will have the same situation.
2. Lots 11-14 of Block 2 and Lots 40-41 of Block 2 have garage floor elevations that are less than 18
inches above the proposed elevations of the adjacent street.
3. The developer is required to submit a wetland mitigation plan for review and approval by the City.
4. Berming along 70"' Street and along MacIver Avenue is recommended.
5. A temporary rock construction entrance is required at the 67~' Street entrance to MacIver Avenue.
6. The ordinary high water elevation of Mud Lake is to be shown on the plan.
7. Emergency overflow elevations for ponds and street low points are to be shown on the plan.
8. Normal and high water elevations of the proposed ponds are to be shown on the plan.
9. Erosion protection for storm sewer outfalls is required.
10. According to the preliminary construction plans for MacIver Avenue, the finished street elevation at
the 67`x' street intersection is approximately 966.4. The proposed grade for 67"' Street does not appear
to match the finished street elevation on MacIver Avenue.
Utility
1. A lift station will be required for the project. The lift station should be located along 70"' Street on the
westerly side of the development.
2. Although the developer is proposing to construct improvements in the vicinity of 67"' Street and
MacIver Avenue as a first .phase, sanitary sewer and water main will need to be extended to the west
end of the plat in order to connect to existing facilities in the Towne Lakes development.
3. Sanitary sewer depths and pipe sizes are not shown.
4. Water main valves and pipe sizes are not shown.
5. A water main crossing of Mud Lake is required to provide looping in the system. Our
recommendation is to have the City design the crossing and have the developer construct the crossing
as part of their project.
6. Storm sewer pipe sizes and depths are not shown.
Street Plan
1. It is unclear how traffic circulation is intended to operate through the LaSalle Circle cul-de-sac. Two-
way movements will be dangerous. The large landscaping island in the middle of the cul-de-sac will
reduce sight distance for both one-way and two-way movements. Other cul-de-sacs also need to be
reviewed for traffic safety concerns.
2. 67"' Street has a segment of roadway that does not meet the City standard for minimum grade of
0.4%.
3. Vertical curves for 67"' Street and 69`" Circle are not shown.
Larry Kruse
Albertville City Administrator
September 8, 2004
Page 3
4. Class 5 aggregate for street construction is to be 100% crushed limestone, per City standard.
5. Proposed street width is 28 feet, which is less than the City standard of 32 feet for a residential street.
6. Drain the is to be shown in the typical street section, per City standard.
7. Sidewalk is to be kept on the same side of the street over the entire length of 67`~ Street and 69"'
Circle.
8. Sidewalk is to be extended from 69"' Circle to Lakewood Drive via 70"' Street.
Landscape Plan
1. A landscape buffer is to be provided along the back side of Lots 5-10 of Block 2. A buffer is also
needed along the east side of Lot 1, Block 1 and along the north side of Lot 1, Block 2.
2. Sight distance may be restricted in the vicinity of cul-de-sacs with landscaped islands.
Other
1. Drainage calculations have not been submitted.
Please call me at 651.90.2147 if you have questions.
nm
c: Pete Carlson, SEH
Jon Sutherland, City Building Official
Alan Brixius, NAC, Inc.
Mike Couri, City Attorney
Matt Froehlich, MN Development Agency LLC
Dewey Gunnarson, Meyer-Rohlin
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