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B4ONESTROO ASSOCIATES T. 6126361311 06/25/96 16:11 (l :05 NO :960 MEMORANDUM DATE: June 25, 1996 TO: Honorable Mayor and City Council FROM: Paul Heuer RE: Paimen Subdivision/Palmen's Overlook FILE' 372 -225 Bonestroo Rosette IAderllk & M Associates a Atd $tKts St. tar, Minnesota We have received and reviewed the sketch plan and accompanying planner's report for the above referenced project and offer the following comments. These comments also reflect the opinions of Public Works Director Scott Tangen. Our understanding is that the owner intends to build one home in the central portion of the property in the near future, while keeping the option of developing the remaining properties at some time in the future. Past submittals by the owner indicate that he envisions as many as 18 single family lots ultimately. In his current submittal, he is proposing temporary private driveway access, a private sanitary sewer force main, and a private well for water. From our perspective, we see two primary issues: 1) ensuring that the interim plan is consistent with the ultimate plan, and 2) whether or not to allow variances for private access, sewer, and water for subdivision of a property that has access to all of these facilities. ■ 44 ri : . .rr ; 44 : 1 1 . r .r ♦ • to . / r t We recommend that the owner be required to submit at this time a preliminary plat and grading plan of the ultimate development scenario. This would serve to prevent inefficiencies such as: • Placement of the house in a location that does not fit well with the ultimate layout or with the ultimate grades. • Placement of temporary or permanent sewer or water lines that end up crossing other lots as opposed to lying properly beneath the platted street, as desired. Also, should the owner install temporary sewer or water service lines, it would be most efficient to place them in the ultimate sewer and water locations. This would facilitate the removal of obsolete individual service lines at the same time that final utility lines are installed. r J. Typically, such issues are policy decisions in guiding orderly growth. From an engineering standpoint, we have no problem with the concept of such private facilities. They are feasible and reliable. We can, however, offer engineering related comments pertinent to this issue. City sewer, water, and street access is available off of McMenemy Street. We would have concerns if the ultimate water main is installed to serve only one home. The lack of flow through a pipe of this size (6" or 8 ") could lead to "stagnant" water. However, it is certainly possible that by requiring the installation of the ulthnate water main, the owner respond by fully developing the property, thereby increasing the flows through the pipe and negating the concern. Page 3