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Howard R, Green Company <br />May 7, 2004 <br />File: 803950) <br />Honorable Chair and Planning Commission <br />City of Little Canada <br />515 Little Canada Road E <br />Little Canada, MN 55117-1633 <br />RE: GERVAIS HILLS DEVELOPMENT <br />CITY OF LITTLE CANADA <br />Dear Planning Commission Members: <br />As requested, we have reviewed the submittal package for the proposed Gervais Hills <br />development, located between State Trunk Highway (TH) 36 and County Road (CR) B-2 south of <br />Lark Gervais. The proposed development would combine two existing lots to create a 12-lot <br />subdivision. Stevens Engineering and Cornerstone Land Surveying, Inc., prepared the submittal <br />documents, which are dated April 26, 2004, and April 19, 2004. The submittal includes a <br />preliminary plat, grading plan, and utility plan. Based upon our review and conversations with the <br />Public Works Director, we would offer the following comments: <br />Preliminary Plat <br />1. Two edge of flag lines are shown outlining the existing drainage ditch from TH 36 to the <br />storm culvert under CR B-2. It is unclear what these edge of flag lines represent; i.e., <br />wetland boundary, edge of existing drainage and utility easement, or other. Verification <br />should be provided that no wetlands exist within this drainage way that would need to <br />be mitigated at a 2:1 replacement. <br />2. We also question whether there is an existing State, County, or City drainage and utility <br />easement encompassing the existing drainage channel. Currently none are shown. <br />The southernmost 40 feet of the proposed plat is not labeled as an outlot or street or <br />highway right-of-way. Clarification should be made as to its designation. <br />Preliminary Plan <br />1. The grading plan indicates that the existing drainage channel will be eliminated and <br />replaced with a series of storm water ponds. Drainage calculations will need to be <br />submitted to verify that drainage characteristics through the development remain <br />unchanged. This would include verification of flows from the existing stormwater pipes <br />from TH 36. The existing storm pipe configuration from the proposed street to pond 1 <br />results in ashort-circuiting of the pond, which will eliminate or reduce the effective <br />treatment of stormwater for sediment and nutrient removal. We would require that the <br />distance between the inlet and the pond outlet be increased to provide for a normal <br />pond function. The Watershed will also need to review the grading plan and stormwater <br />calculations and approve each prior to any development. <br />O:\PROJ\803950)\Ltr-050704-Planning Com.doc <br />2550 University Avenue West Suite 400N St. Paul, MN 55114 651/644-4389 fax 651/644-9446 toll free 888/368-4389 <br />