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Planning Commission <br />April 8, 2004 <br />Page Two <br />the existing right-of-way to meet the standard 50 feet of right-of-way. If this option were <br />to proceed, it would be our recommendation that the new street create a 4-way <br />intersection at Condit Street and the existing Nadeau Road. <br />It may be possible for the development to utilize an existing pond to the NW of the <br />Yorkton Ridge cul-de-sac for storm water treatment and rate control. At this time it is <br />unknown if the existing pipe capacities or pond size would accommodate this increased <br />flow. However, if the proposed pond were eliminated within the development it would <br />result in an additional one or two lots. We are currently reviewing the storm sewer and <br />pond in the area to determine the systems capacity to handle additional runoff. It is not <br />expected to have an answer by the planning commission meeting, but we will keep the <br />City informed of the progress. <br />The first review letter indicated that the first floor elevation of the homes should be <br />provided along with a detailed grading plan. Although it is not stated on the preliminary <br />plat it appears that the homes on the lots adjacent to the St. Paul Water Works property <br />will be walkouts. The existing slope to the ditch is quite heavily wooded and at a rather <br />steep grade. The current house locations on the lots indicate the buildings are being <br />situated approximately half way down the slope. Constructing within the slope may <br />introduce difficult restoration and also limit any backyard, i.e. the steep slopes would <br />begin directly outside the house. It would be our recommendation that the homes along <br />the river bank be moved to the top of the slope or as far up the slope as possible to <br />minimize impact to the existing vegetation and allow for a more useable backyard. <br />As indicated previously, I met with Mr. Howe regarding these issues and he indicated his <br />willingness to work with the City on all the issues. It was his intention to try to modify the <br />proposed plan for the Planning Commission meeting this evening. If you have any <br />questions or would like to discuss any of the comments please feel free to call. <br />Sincerely, <br />Howard R. Green Company <br />~ ~~~~ <br />Lee Elfering <br />City Engineer <br />cc: Greg Schroeder, City of Little Canada <br />Chuck Plowe, Plowe Engineering, Inc. <br />C:\WINDOWS\Temporary Internet Files\OLKFIA3\Ltr-040804-Ping. Comm..doc <br />