3.2 - 3.4. PRSC 08-10-2004 Item #'s 3.2. -3.4.
acy or
Elk
River
MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Senior Plann- /{
DATE: August 10, 2004
SUBJECT: Case No. ZC 04-06, CU 04-15 and PO4-09
Request by Orrin Thompson for a Zone Change, a Conditional
Use Permit and Preliminary Plat for River Park
Request
Consider a request by Orrin Thompson Homes for a zone change from Rl d to PUD
(Planned Unit Development), a preliminary plat and conditional use permit for a 704 unit
planned unit development.
60 and 120-Day Rule
In order to comply with Minnesota Statute 15.99, a decision on this request must be made
by August 24, 2004.
Location
South of Twin Lakes Road, east of Sunset Ridge and west of Cleveland Street
Zoninq/Land Use
Rld (Single Family Residential) / MR (Medium Density Residential)
Attachments
• Location Map
• Project Narrative
River Park/P 04-09
August 10,2004 Page 2
• Memo from the City Engineer
• Memo from Building and Environmental Administrator
• Development Plans
• Petition from Sunset Ridge resident
Overview
Proposal
The applicant is proposing a 704 unit residential Planned Unit Development with a mix of
326 townhouse lots and 378 single family lots on 224 acres. The project includes about 9
acres of parkland, a trail system and land for a future fire station and well. The property is
currently zoned Rid which has a minimum lot size of 14,000 square feet. Because of the mix
of townhouse and single family lots, as well as the undersized single family lots, the applicant
is proposing this project as a Planned Unit Development.
Existing Conditions
The 224 acre site is known locally as the Miske farm. The property is a mix of cropland,
wetlands and woodland. There are about 152 acres of cropland, 23 acres of woods, 34 acres
of wetlands and 14 acres of brush/grassland. There are four smaller isolated wetlands
scattered around the property and a large wetland in the southwest corner. The woods are
located along the west boundary of the plat. There is also a 240 foot wide Connexus Energy
powerline easement that runs diagonally across the south portion of the property. The
existing farmstead will be removed.
The property is bounded by Sunset Ridge, a 2 1/2 acre single family development, and Trott
Brook on the west, Twin Lakes Road on the north, County Road 40 on the east and an
undeveloped 300 acre parcel to the south. The property is within the Urban Service Area.
The property is currently zoned Rid (Single Family Residential)
Analysis
Zone Change
The applicant is requesting a rezoning from Rid (Single Family Residential) to PUD
(Planned Unit Development). The rezoning to PUD will allow the applicant and the City
greater flexibility in designing the project. When reviewing a zone change, the Planning
Commission and City Council need to evaluate the consistency of the request with the
underlying land use, the consistency of the use with the proposed zoning district, and the
compatibility of the requested zoning district to adjacent uses and zoning. In the case of a
Planned Unit Development, the City can also evaluate what the City is gaining in exchange
for granting the zone change.
The table below compares the net densities of the proposed project with those of the Rid
and R3 zoning districts. The net density excludes wetlands, street right-of-way and parkland.
s:APLANNINGVcase Files\2004\P 04-09 River Park\PO4-09PC8-10.doc
River Park/P 04-09
August 10,2004 Page 3
Zoning # Units Net Density
Proposed PUD 704 units 4.82 units/ac.
Country Crossing 3"' Rid 70 units 2.7 units/ac.
If developed as R1d 111 359 units 2.7 units/ac.
If developed as R3 R3 1,240 units 8.0 units/ac.
All four of the above examples are consistent with the MR (Medium Density Residential)
land use designation regarding density.
The request to change the zoning from Rld Single Family Residential to PUD Planned Unit
Development is consistent with the underlying land use designation of Medium Density
Residential. It is compatible the adjacent property to the south, as the property is likely to be
developed under a PUD designation. The property to the east is larger lot single family
residential; the proposed PUD includes single family residential abutting those properties.
Conditional Use Permit and Preliminary Plat
Density
The project includes a mix of 326 townhouses and 378 single family lots on 224 acres. The
net density of the project, excluding wetlands (34 acres) street tight-of-way (35 acres) and
parkland (9 acres),is 4.82 units/acre. For comparison, Country Crossing 3rd Addition,which
is zoned Rid, has a net density of 2.7 units/acre. If this property were developed at 2.7 units
per acre (2.7 units x 146 acres), there could be 359 units. If this property were developed at
the R3 maximum density,which is 8 units/acre, there could be 1,240 units.
Layout
Streets
The street layout is a modified grid system. The main access into the project is in the
northeast corner, off of Cleveland Street. The main entrance is a parkway with a center
median. The main street runs diagonally through the site from the northeast corner to the
southwest corner. In the center of the site is a park. About a 1000 feet south of the main
entrance a second access is provided from Cleveland Street.
Internal connections to adjacent properties are provided. Two access points are shown to
the adjacent 40 acre Turner property, located in the southeast corner. The main street
through this project will be extended into the property to the south when it is developed.
This project will also be connected to the development to the southwest,Trout Brook
Estates,via an east/west connection that will be provided along the south boundary of this
plat. This road will be part of an east/west connection from Twin Lakes Road to Cleveland
Street. The preliminary plat should be adjusted along the southern boundary to
accommodate the proposed east/west street.
S:APLANNINGVCase Files\2004\P 04-09 River Park\PO4-09PC8-10.doc
River Park/P 04-09
August 10,2004 Page 4
A connection is being proposed to Sunset Ridge, a 2 1/2 lot subdivision, located to the west
of this project. There was right-of-way provided to the east boundary of Sunset Ridge as part
of that plat's approval in 1988 with the intention of future connection with this project. The
connection to Sunset Ridge is isolated so that cut-through traffic will be limited. The
residents of Sunset Ridge have submitted a petition against making the connection. They are
concerned about increased traffic through their neighborhood and the visibility along
County Road 13 from the Lincoln and Kennedy Street intersections. Staff feels the
connection is important in that it provides connectivity between neighborhoods. This
connection allows local traffic to stay on local streets, allows maintenance and service
vehicles to get from one neighborhood to another without going out on to an arterial street,
and provides access between the two neighborhoods for emergency vehicles.
The project includes a mix of private and public streets. The townhouses will front on
private streets and the single family detached units will have access from public streets. The
public streets,with the exception of the main corridor,will be 28 feet wide with parking on
one side of the street. The main street will be 32 feet wide and parking will be possible on
both sides of the street. There will be one way traffic flow around the traffic circle with no
on - street parking. The private streets are proposed to be 24 feet wide with no parking.
Lot Layout
Townhouse
The townhouse components of this project are located in the north and south sections of
the plat. The north townhouses are located just south of CR 13 and in the northwest corner,
east of Cleveland Street. There are 168 townhouses proposed in this area. They will be a mix
of row style and back-to-back style townhomes with access from private streets. Most of the
units (110) are back-to-back style. The units are setback a minimum of 20 feet from the
street and there is a minimum of 20 feet between the units. Assuming a 2 car garage for each
unit and room for two cars in the driveway, there are 4 off street parking spaces with each
unit. There is also a total of 36 off street parking spaces provided in various locations.
There are also 158 townhouses located in the south section of the project. These are the
same design as those located to the north. Most of these are row style, 46 are back-to-back
style and 112 are row style. The units are setback a minimum of 20 feet from the street and
there is a minimum of 20 feet between the units. Four off street parking spaces will be
provided with each unit. There is a total of 60 off street parking spaces provided in various
locations.
No elevations have been provided for review. The townhouse elevations and design should
comply with the design criteria of the R3 zoning district.
Single Family
There are 378 single family lots proposed. The applicant is proposing two styles of homes.
The University lots will have an average lot size of 11,315 sf., a minimum lot size of 7,962 sf.
and minimum lot width of 70 feet. The Homestead lots will have an average lot size of 9,379
S:APLANNINGVCase Files\2004VP 04-09 River Park\PO4-09PC8-10.doc
River Park/P 04-09
August 10,2004 Page 5
sff., a minimum lot size of 6,678 sf. and minimum lot width of 55 feet. The standard
setbacks are 30 feet front, 30 feet rear, 10 feet side and 5 feet garage.
The lots in Block 38 have very little usable back yard and have streets abutting both the front
and back yards. The houses have between 15 and 30 feet before the yard drops off at a 3:1
slope down to the street. The houses are about 15 to 18 feet above the street. The houses
front of the main street through the project. There are also 4 lots in Block 40,which is just
south of Block 38, that have streets abutting both the front and rear yards. However, these
lots do not have the steep slopes that the lots in Block 38 have. The Subdivision Ordinance
states that lots with frontage on two parallel streets shall be prohibited except where lots
back on an arterial or collector street.
Fin Station and Well House
The applicant is proposing to donate about 2.5 acres in the northwest corner for a future fire
station and well house. The property is on the north side of County Road 40.
Grading, Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo.
Wetlands and Environmental
The applicant met with the Technical Evaluation Panel regarding proposed wetland filling
and mitigation. The Panel's comments are outlined in Building and Environmental
Administrator's memo. The application is also subject to an Environmental Assessment
Worksheet.
The Park and Recreation Commission recommended that the 11 acres of woods,located just
north of the powerline, be left as open space owned and maintained by the homeowners
association. The plat should be revised so that the woods are preserved.
Parks and Open Space
The Parks and Recreation Commission recommended the park dedication requirements be
met with 9.2 acres of park with the remainder of the park dedication requirements be cash.
Two areas of parkland are proposed, the center of the traffic circle will be a public park and
there is park proposed on the southern boundary of the site. The southern park will
eventually be combined with parkland that will be included when the property to the south is
developed. There is some area of the south park with significant slope (about 4:1) which will
not be counted towards the park dedication. The applicant has indicated that they will work
on the grading plan to try to reduce the slope. The steep slope is along the streets, hindering
access into the park.
There is minimal usable open space associated with the areas around the townhouses. The
area within the powerline easement and the area of the large wetland complex in the
southwest corner will be open and owned by the homeowners association.
S:APLANNINGVCase Files\2004\P 04-09 River Park\PO4-09PC8-l0.doc
River Park/P 04-09
August 10,2004 Page 6
Trails and Sidewalks
The applicant is proposing an extensive sidewalk and trail system through the project. There
is also an extensive trail system that will be owned and maintained by the homeowners
association with public access. Those trails, depending on where it is located,will be a either
bituminous or wood chip. Each public street will have a sidewalk on at least one side, the
main north/south street will have sidewalks on both sides and the street in the northeast
corner, adjacent to the firestation will have sidewalks on both sides. Maintenance of the
sidewalks will be subject of further discussion. If the sidewalks are to be city maintained,
they will have to be 6 feet wide so that they can be plowed with city equipment.
Landscaping
The applicant is revising the landscape plan to address staff comments regarding increased
screening along County Roads 13 and 40. The plan will also include additional street trees
and screening along the back yards of single family lots that abut the townhouses. The
current plan does not meet the minimum landscaping requirements. It has limited screening
and street trees planted about 70 feet on center.
Recommendation
Staff recommends that the Planning Commission recommend approval of the zone change
from Rid to PUD based on the following findings:
1. THE ZONING IS COMPATIBLE WITH THE UNDERLYING LAND
USE OF MEDIUM DENSITY RESIDENTIAL.
2. THE PROPOSED USE IS CONSISTENT WITH THE ZONING
REQUESTED.
3. THE PROPOSED ZONING IS COMPATIBLE WITH ADJACENT
USES AND ZONING.
Should the Planning Commission recommend approval of the preliminary plat and
conditional use permit for River Park, the recommendation should include the following
conditions:
1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
OUTLINING THE TERMS AND CONDITIONS OF THE PLAT
APPROVAL PRIOR TO RELEASING THE PLAT FOR RECORDING.
2. A PLANNED UNIT DEVELOPMENT AGREEMENT BE PREPARED
AND EXECUTED PRIOR TO RELEASING THE PLAT FOR
RECORDING.
3. SURFACE WATER MANAGEMENT FEE BE PAID IN THE AMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT PRIOR TO
RELEASING THE PLAT FOR RECORDING.
S:APLANNINGVCase Files\2004VP 04-09 River Park\PO4-09PC8-10.doc
River Park/P 04-09
August 10,2004 Page 7
4. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE
CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
5. WATER ACCESSIBILTY FEES IN THE AMOUNT DETERMINED BY THE
CITY BE PAID TO ELK RIVER MUNICIPAL UTILITIES PRIOR TO
RELEASING THE PLAT FOR RECORDING.
6. THE SITE BE ASSESSED FOR TRUNK SEWER AND WATER AT THE 2004
RATE OF $6,955.21 AND THIS REQUIREMENT BE INCLUDED IN THE
DEVELOPERS AGREEMENT.
7. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT
OF 100%OF THE COSTS OF THE PUBLIC IMPROVEMENTS.
8. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING
THEM ACCEPTED BY THE CITY,A WARRANTY BOND IN THE
AMOUNT OF 25% OF THE IMPROVEMENT COSTS SHALL BE
SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR.
9. ALL COMMENTS CONTAINED IN BUILDING AND ENVIRONMENTAL
ADMINISTRATOR'S MEMO DATED AUGUST 10, 2004 SHALL BE
ADDRESSED.
10. THE LETTER OF CREDIT SHALL COVER WETLAND MITIGATION.
DRAINAGE EASEMENTS SHALL BE IN PLACE OVER THE WETLAND
AND THE WETLAND MITIGATION AREAS.
11. RESTRICTIVE COVENANTS SHALL BE RECORDED ON THE
WETLAND AND THE WETLAND MITIGATION AREAS.
12. A THREE YEAR MONITORING REPORT ON THE WETLAND
MITIGATION IS REQUIRED.
13. THE CITY ENGINEER'S COMMENTS OF AUGUST 5,2004 BE
INCORPORATED INTO THE PLANS.
14. 188"` LANE SHALL BE EXTENDED THROUGH THE PLAT TO THE
WESTERLY EDGE OF THE PLAT AND THE DEVELOPER SHALL PAY
THEIR FAIR SHARE OF THE CROSSING OF TROTT BROOK.
15. THE STREET NAMES SHALL BE REVISED AS INDICATED.
16. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER
UTILITIES
17. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE
CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
S:\PLANNING\Case Files\2004\P 04-09 River Park\PO4-09PC8-10.doc
River Park/P 04-09
August 10,2004 Page 8
18. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
19. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS.
20. ALL MAILBOXES BE CLUSTERED.
21. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING
THE PLAT FOR RECORDING. THE 11 ACRES OF WOODS LOCATED TO
THE NORTH OF THE POWE LINE EASEMENT AND SOUTH OF THE
WETLAND SHALL BE PRESERVED AND OWNED BY THE
HOMEOWNER'S ASSOCIATION.
22. ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING
THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW
FENCE AT THE DRIP LINE TO PREVENT GRADING,COMPACTION,
OR STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF
SHALL INSPECT THE FENCING PRIOR TO GRADING COMMENCING.
23. ANY ITEM OR CONDITION FOUND THAT INDICATES THE SITE IS
LIKELY TO YIELD INFORMATION IMPORTANT TO PRE-HISTORY OR
HISTORY SHALL BE REPORTED TO THE CITY IMMEDIATELY.
FURTHER, THE CITY RESERVES THE RIGHT TO STOP WORK
AUTHORIZED IN ITS APPROVAL UNTIL THE SITE IS APPROPRIATELY
INVESTIGATED AND WORK IS AUTHORIZED.
24. PARK DEDICATION REQUIREMENTS SHALL BE MET WITH A
COMBINATION OF LAND AND CASH. THE DEVELOPER SHALL NOT
RECEIVE PARK DEDICATION CREDIT FOR SLOPES 4:1 OR GREATER,
WETLANDS OR STORMWATER PONDS LOCATED IN THE PARKS.
25. THE LANDSCAPE PLAN SHALL BE AMENDED TO INCLUDE
ADDITIONAL SCREENING ALONG COUNTY ROADS 13 AND 40.
ADDITIONAL TREES AND SCREENING SHALL BE PROVIDED ALONG
THE REAR YARDS OF SINGLE FAMILY LOTS THAT ARE ADJACENT TO
TOWNHOUSES OR PRIVATE STREETS. STREET TREES SHALL BE
PLANTED ALONG ALL STREETS AT A MINIMUM OF 30 FEET ON
CENTER.
26. THE PLAT SHALL BE ADJUSTED ALONG THE SOUTHERN BOUNDARY
TO ACCOMMODATE THE EXTENSION OF 188'AVENUE FROM
TROUT BROOK ESTATES.
27. EACH PUBLIC STREET WILL HAVE A SIDEWALK ON AT LEAST ONE
SIDE, THE MAIN NORTH/SOUTH STREET WILL HAVE SIDEWALKS
ON BOTH SIDES AND THE STREET IN THE NORTHEAST CORNER,
S:\PLANNING\Case Files\2004\P 04-09 River Park\PO4-09PC8-10.doc
River Park/P 04-09
August 10,2004 Page 9
ADJACENT TO THE FIRESTATION WILL HAVE SIDEWALKS ON BOTH
SIDES. SIDEWALKS THAT WILL BE MAINTAINED BY THE CITY SHALL
BE 6 FEET IN WIDTH.
28.THE TOWNHOUSES DESIGN AND EXTERIOR ELEVATION SHALL AT A
MINIMUM COMPLY WITH THE DESIGN STANDARDS OF THE R3
ZONING DISTRICT.
S:\PLANNING\Case Files\2004\P 04-09 River Park\PO4-09PC8-10.doc
l■rati Si .� ='
9 WPM TM . s � ri
mR. ■ash , 41
is.....
...„ 9„.
t. SITE, .
. a Al ill h If 1 i i A a
t so
Ip5 p
1
Jyy45 p 'w
tl�•V n� �Y����� -AO
—id. co 1
,,,,aE
ye 131110:setts ig
MULVANEY ", ll A
POINs �,�
p� ropirety4 ,• , r ;Iry A
1.'.*II II II 1 kitatin■IN i altantri el ‘ 4:641 PIII
, Oa I -.. L l�_ ,OI X11 I Pall g � �_cwono O� .Nrim
W Ps:°!' tti'4'
II Ity i 016 n
billialli E t oil 0 gl arena=1I 1 1/nnn_� I HILLSIDE . IsYlQflS ►SI
4' A , oO ■ CITY PARK 44.1:04:411 �, ,'E
J = '! Pg ► , � 1 _
Ji 4
of Location Map N
River Case Number: CU 04-I5 RIVER PARK
kV Howarc R. Green CoTpany
August 5, 2004
File 821800J-0240
Mr. Scott Harlicker
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Re: River Park
Preliminary Plat Review
Dear Mr. Harlicker:
As requested, we have reviewed the submittal package for River Park Preliminary Plat.
The submittal package included a preliminary plan set dated 7/9/04 and storm water
management report dated July 27, 2004. The following are our comments on the
materials submitted.
A. Grading and drainage plan
• The wetland impacts were reviewed by a Technical Evaluation Panel on July
29, 2004. Many of the proposed impacts were found to be acceptable by the
panel and a few were not, The developer is in the process of addressing these
comments. The US Army Corps has not accepted the wetland delineation
until more details are provided on the specific locations of the wetland
markings.
• A NPDES Construction permit will be require from the Minnesota Pollution
Control Agency, as part of the permit the developer will be required to submit
a SWPPP. The SWPPP has been submitted for review and we have found it
to generally meet the requirements, calculation need to be provided showing
the proposed ponding meets the permit requirements.
• The existing ditch crossing the north east corner of the site appears to possibly
have some hydraulic connection (drain tile) to the farm located on the east
side of County Road 40. The new drainage system must continue to provide
an outlet.
• The grading plans need to show normal and high-water levels for all ponds
and wetlands. A number of wetlands have not been labeled with this
information on the grading plans.
2550 University Avenue West • Suite 400N • St. Paul, MN 55114 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Mr. Harlicker
August 5, 2004
Page 2
B. Street and Utility
• Sanitary Sewer and watermain is available to serve the site, It will need to be
extended across the property to the south. Easements will need to be obtained
for this connection. The area will require a sanitary lift station to service the
entire development.
• Trunk watermain is anticipated to be placed along the newly realigned County
Road 40 corridor. Sizing of this trunk line and well house location will need
to be reviewed as the project becomes better defined.
• Water valve and hydrant locations will be reviewed individually with each
phase as plans are developed. As required by Elk River construction
standards cul-de-sac watermains will need to be looped and only 8 inch or
larger water main will be permitted, except for hydrant leads.
• The City is discussing the possible turnback of County Road 40 with
Sherbume County and working to coordinate the reconstruction of this road
with the development plans. An alignment has been established and Right of
Way within the development for this alignment should be dedicated as part of
the first phase of construction.
• We have looked into the possibility of a creek crossing between this
development and the Trout Brook Estates development. Preliminary
indications are that a relatively short bridge with minimal to no environmental
impacts is possible. We believe it is prudent to reserve the Right of Way for
the potential construction of this creek crossing.
If you have any questions regarding any of the comments, please feel free to call.
Sincerely,
Howard R. Green Compan
John M. Anderson, P.E.
I—In crrl (soon fnrnrmarn i
Memorandum
TO: Planning Commission
FROM: Stephen Rohlf, Building and
Environmental Administrator
DATE: August 10, 2004
SUBJECT: Wetland Conservation Act Decision—
River Park WCA 04-09
Proposal - The developer of River Park is proposing to impact 49,269.7 square feet of
Type 2 wetland in 3 locations to accommodate the roads for the plat. A map showing the
proposed wetland impact and replacement is attached to this memo.
The Elk River City Council is the Local Unit of Government charged with decision-
making authority for the Wetland Conservation Act (WCA). The wetland information is
being provided to the Planning Commission so they have all relative information that
may affect the design of the plat.
FINDINGS
Schoell and Madson, Inc. prepared a Wetland Delineation Report for the property dated,
November 2003.
Combined notification of the proposed wetland impact and replacement plan was mailed
out to the appropriate governmental agencies on July 23, 2004.
The Technical Evaluation Panel (TEP) reviewed the delineation and replacement plan
July 29, 2004.
➢ The minutes of that meeting are attached, which outline changes required by the
TEP. Some of the more notable changes include: cul-de-sacs without center
islands (smaller radius) to avoid wetland impacts, elimination of small isolated
replacement wetlands and a revision in the southwest corner of the plat to
accommodate a bridge crossing of Trott Brook for an east/west connector street.
➢ The U.S. Army Corps of Engineer's representative on the TEP rejected the
delineation until locations of borings done as part of determining the wetland
boundaries are provided.
➢ The Technical Evaluation Panel found the proposed wetland impact and
mitigation plan application dated, July 22, 2004, acceptable with revisions under
the rules of the Wetland Conservation Act.
➢ A revised wetland impact and mitigation plan will be reviewed ensure the
appropriate changes have been made prior to the August 10, 2004 meeting.
• The Minnesota Department of Natural Resource and USACE need to approve a
portion of the revised mitigation plan for Floodplain issues. This portion of the
mitigation plan is adjacent to the wetland designation as the "Southwest Wetland"
on the attached map.
The comment period on this issue ends on August 13, 2004.
RECOMMENDATION
Staff recommends approval of the filling and mitigation plan for this project with
the following stipulations:
1. A restrictive covenant and drainage and utility easement be recorded over the
mitigation and buffer areas.
2. The Developer's Agreement for the project includes language that places the
responsibility for the success of the wetland mitigation on the developer.
3. The letter of credit, which covers the public improvements associated with the
project, also includes the cost of the mitigation work.
4. The developer submit a written monitoring report on the replacement wetlands
one year after this mitigation work is completed and that this report be
approved by city staff prior to the release of the letter of credit.
5. A fifteen foot buffer strip of natural prairie vegetation is added around the
wetland in Outlot"G" with signage indicating that is not to be mowed. Further,
Outlot"G" shall remain in the ownership of the homeowners association for the
plat.
6. That the US Army Corps of Engineers accept the wetland delineation for the
plat.
TEP Minutes — July 29, 2004
Attending: Brad Wozney, BWSR; Paul Diedrich, DNR-Fisheries; Terry Mauer
& John Anderson, City Engineers; Yvonne Berner, ACOE; Bill Bronder, SWCD;
Terry Jeffrey, Schoell & Madson; Christine Cook, O.T.; Ray Baird, O.T.; Steve
Rohlf, City of Elk River
River Park
The wetland delineation for this project was rejected by Yvonne because the
boring locations are not shown in relation to the wetlands. Terry Jeffery informed
her that he would provide a map with the borings. A question was asked as to
whether or not the ditch in the NE corner was connected to Holzem's property.
The wetland area A-2 (NE wetland) is proposed to be filled for a main-road
access to CSAH 40. The wetland is inundated with reed canary grass. The TEP
requested that the slopes be 4:1 if allowed, otherwise 3:1 since this will be a
County road project with federal money.
All storm drainage for the plat must be through storm ponds prior to discharging
into the natural wetlands and all must have storm drainage running through them
to ensure hydrology post development. Terry Jeffery will review to make sure
this is the case.
The wetland area A-1 fill request was rejected since the purpose is for an interior
road and lots could be moved to eliminate the need for fill.
The wetland areas A-3 and A-4 fill requests were accepted. The wetland area A-
5 was accepted but the TEP will not accept the M-9 mitigation since it will be
degraded by the reconstruction of CSAH 40 and new homes.
The wetland mitigation areas M-9, 10, & 11 were not accepted by the ACOE as
new wetland credit since they serve no function. The TEP requested that the
north wetland have a 15 foot native prairie planting buffer in Outlot G an all sides
of the wetland. The buffer must be a no-mow area with signage and be owned
by the Homeowners Association. The wetland area A-6, a type 3, 4 wetland was
not accepted. The trail can be moved over to avoid impacts. Mitigation area M-8
was accepted. Wetland area A-7 was rejected since the cul-de-sac doesn't need
to have an island in the center. Wetland area A-8 was accepted but slopes
should be at 3:1 or if needed, retaining walls. Wetland area A-9 was not
accepted since the bridge alignment the City has been looking at to cross Trott
Brook would be in that area. Mitigation areas M-1, 2, 3, 4, 5, 6, 7 will need to be
reviewed once changes are made.
The wetland (southwest) may have the ditches plugged for restoration for public
value credit and maybe new value credit if needed. Terry Jeffery will contact
Patty Fowler, DNR and Yvonne Berner, ACOE about wetland mitigating in the
floodplain. If they do approve it, new plans will be sent to the TEP prior to the
August 10 Planning Commission meeting for review. The floodplain (way and
fringe) will also be placed on the revised plan.
Elk River Business Park
The TEP received a packet from McCombs Frank Roos Assoc, Inc. requesting
the city to complete a wetland type and boundary determination for two areas. It
was discussed that the TEP would review the information and, if it is a wetland,
type it and review their boundaries.
Preserve Estates
Preserve Estates would like to have their replacement plan certified since their
monitoring period has ended. Bill signed off on it; however, Brad wanted to look
at it more closely since the replacement area has been inundated with reed
canary grass.
Next TEP meeting is set for September 9, 2004.
RIVER PARK
RESIDENTIAL DEVELOPMENT
ELK RIVER, MINNESOTA
PROJECT NARRATIVE
SUBMITTED BY:
ORRIN THOMPSON HOMES
JULY 9, 2004
TABLE OF CONTENTS
I. DEVELOPMENT TEAM
A. DEVELOPER AND APPLICANT
B. CONSULTANTS
II. INTRODUCTION
A. REQUEST
B. PROJECT LOCATION
C. ZONING AND LAND USE
D. PROJECT DESCRIPTION
F. PLANNED UNIT DEVELOPMENT (PUD)
G. DEVELOPMENT DATA
H. PROPOSED DEVELOPMENT STANDARDS
I. PROJECT PHASING
III. NATURAL RESOURCE ANALYSIS
A. TOPOGRAPHY
B. SOILS AND GROUND WATER
C. VEGETATION
D. WETLANDS
IV. WETLAND ALTERATION
V. TREE PRESERVATION
VI. LANDSCAPING
VII. PUBLIC PARK
VIII. PUBLIC TRAIL
IX. SITE GRADING
X. STORMWATER MANAGEMENT
XI. TRAFFIC ACCESS
XII. SANITARY SEWER AND WATER SERVICE
RIVER PARK
PROJECT NARRATIVE
DEVELOPMENT TEAM
A. Developer and Applicant
The River Park residential development is proposed by Orrin Thompson
Homes. Orrin Thompson built his first three homes in 1946 and that laid
the foundation for the Company today. Between 1958 and 1960 in
Cottage Grove, Orrin Thompson built its first neighborhood of 1,200
homes. In addition to Cottage Grove, the Company built large tracts of
homes in Bloomington and Richfield and nearly all of Coon Rapids and
Apple Valley.
The Company is responsible for building more than 37,000 homes in the
Twin Cities. Between WWII and 1974 when Orrin, the founder retired, one
out of every ten homes in the Twin Cities was built by Orrin Thompson
Homes.
US Home Corporation, the parent company of Orrin Thompson Homes,
has been named Builder of the Year three times by Professional Builder
magazine, one of the most respected publications in the industry. In
addition, Orrin Thompson has received numerous local awards for
innovative floors as well as Community designs.
In short, Orrin Thompson Homes is your Builder for the past, present and
future.
B. Consultant
Site Planning
Engineering, Surveying Schoell & Madson, Inc.
and Environmental Services Elk River and Minnetonka, MN
II. INTRODUCTION
A. Request
Orrin Thompson Homes is requesting approvals required to allow
development of a 704 unit residential development. This includes:
1. Rezoning from R-1d to PUD, Planned Unit Development.
2. Conditional Use Permit for Residential PUD.
3. Preliminary plat.
1
F:\ENG\63300\264\REPORTSU2iver Park Narrative.426.doc
B. Project Location
The project is located south of 193rd Avenue NW and west of David Street
NW (County Road 40) in northeast Elk River, and is known as the Miske
property.
C. Zoning and Land Use
The current zoning is R-1 d, and the Comprehensive Plan land use is
urban residential. The current land use is agricultural.
D. Project Description
River Park is a residential development consisting of 704 units on 224
acres. The development provides a wide range of housing options while
preserving and utilizing the natural amenities within and around the site.
The project includes land dedication for a city well and fire station plus
right-of-way for the realignment of County Road 40. Vast parkland and
open spaces are created along with an interpretive trail highlighting the
preserved natural resources and restoration efforts.
River Park will have four types or styles of homes.
The University series are single-family homes with seven different floor
plan options ranging in size from 1,280 to 2,337 square feet. Base prices
will market from $220,000 to $280,000. The University homes have a
typical lot width of 80 feet at the front setback.
The Homestead series are single-family homes with two stories, three
baths, a choice of three bedrooms plus a loft, or a fourth bedroom. There
are three models available that range from 1,920 to 2,100 square feet.
Prices will range from $248,000 to $260,000.
The Village Home Collection is a row style, three-level townhome with two
or three bedrooms available. Each building has four to six units. There
are seven different floor plans that offer square footages ranging from
1,600 with an unfinished lower level to 2,100 for a finished lower level.
These homes will have a base price of$220,000 to $246,000 and are
available with most of the common options.
The Lodges Homes are a back-to-back townhome, slab-on-grade with two
or three stories. Each building has eight to ten units. The preliminary plat
shows a single lot for each building. Common Interest Community or CIC
plats will be done for each building to subdivide the units. Six different
floor plans are offered with two or three bedrooms and ranging from 1,350
to 1,680 square feet. They will market from $175,000 to $190,000.
2
F:\ENG\63300\264\REPORTS\River Park Narrative.426.doc
Following is a tabulation of the housing types in River Park:
TYPE NUMBER
University Single Family 228
Homestead Single Family 150
Village Townhomes 170
Lodges Townhomes 156
TOTAL 704
E. Planned Unit Development
River Park is designed to enhance the community by providing a wide
range of housing options while preserving and utilizing the natural
amenities within and around the site. In accomplishing this goal the
development team first identified the sites natural features and then
incorporated a housing plan that integrated around the wetlands, trees
and topography. As a community vision, the site incorporated space for a
city fire station, public right-of-way for the realignment of County Road 40
and a vast public trail and park system.
The site is located within the Medium Density land use category. The goal
for this land use category is to provide a mixture of housing types with an
overall density of 3-4 units per acre. The proposed plan has an over-all
density of 3.2 units per acre. The vision of this site is shared within the
benefits and site design standards of the city's Land Use Plan and the
Planned Unit Development (PUD) ordinance.
(b) Standards.
(1) Land will be zoned into the PUD zoning district only upon
approval of a concept plan for the PUD, pursuant to the
procedure set forth in this section. A PUD will be authorized on
land in a PUD zoning district only upon issuance of a conditional
use permit, pursuant to the procedure set forth in this section.
(2) The uses allowed in a PUD shall be limited to land uses
consistent with the city's comprehensive plan and land use map,
and to those uses identified in the concept plan for the PUD
zoning district and the conditional use permit for the PUD.
(3) The area of land to be included in a PUD shall be in
uniform control of the applicant.
(4) A PUD shall be designed to form a desirable unified
environment within its proposed boundaries, including uniform
design elements, landscaping, lighting and signage.
(5) A PUD shall not cause undesirable impacts on adjacent
lands and land uses. In particular, uses on the PUD perimeter
shall be compatible with adjacent uses outside the PUD.
3
F:\ENG\63300\264\REPORTS\River Park Narrative.426.doc
(6) A PUD shall be served by adequate transportation, water,
sanitary sewer and drainage systems.
(7) A PUD shall not adversely affect existing or proposed
parks, schools, streets or other public facilities.
(8) The council may establish varied and reasonable lot area,
frontage, side yard, and setback requirements for a PUD and
may authorize a density which it determines to be appropriate
under the circumstances. Any permitted density shall be
consistent with the city's comprehensive plan and not adversely
affect the public health, safety and welfare.
(9) More than one principal building may be constructed on a
lot within a PUD if authorized by the council. Unless otherwise
permitted by the council, a PUD shall comply with the schedules
of dimensional regulations set forth in this article, except that
individual lots shall have no less than 80 percent of the
minimum area for similar uses.
River Park was specifically designed to create a harmonious development
not only within the boundaries of the site but to the adjacent area. The
street and utilities are proposed to provide future services to the
surrounding properties. The varied housing elements are sensitive to the
neighboring properties by placing the larger single-family lots located
along the perimeter of the site, specifically along the Sunset Ridge
Development. The townhomes are placed internally within the site or
along a perimeter that is separated from the adjacent property by natural
barriers or roads. The locations and design features of the different
housing components are well balanced within the site and transition nicely
throughout the development. Each building will contain architectural
enhancements to make them pleasing for all neighboring views. The River
Park promotes a life-cycle community that integrates varied housing
options and designs.
River Park was tailored to be sensitive to the existing natural amenities.
The site contains five wetlands, a large stand of trees and vast open
space. These features have been preserved and incorporated into the
development to provide an oasis of environmental enhancements
throughout the neighborhoods. In addition to these natural features, the
vast open space of the site allows for the creation of a large central park
that will be used for passive recreational uses and a central gathering
area. All of these amenities are linked by a community trail system that will
detail the environmental importance and preservation of these natural
features.
Under the guidance of the city's PUD standards, River Park creates a high
quality development that implements the goals of the city. As a PUD, the
development team was able to utilize an environmentally sensitive site
4
F:\ENG\63300\264\REPORTS\River Park Narrative.426.doc
and incorporate a uniformed development that implements life-cycle
housing, public services, parks, trails and high design standards. The
benefits of River Park:
• Meets the goals of the Medium Density land use plan.
• A 224-acre parcel that allows for efficient planning and overall
uniformity.
• Encompasses the entire natural setting prior to designing the
community.
• Life-cycle housing for first time homebuyers, moderate and higher
income families, and empty nesters with a diversified housing mix
including single-family homes, townhomes and condominiums.
• A harmonious transition between land uses by integrating housing
types with compatible architectural designs.
• Coordination of streets and utilities that serves 704 homes and
aligns with surrounding services providing valuable links that loops
the city system.
• Dedication of Right-of-Way for the realignment of County Road 40.
• Dedication of land for a city well and fire station.
• Preserves 63.57 acres of open space that is ecologically beneficial
to the city and provides a community park that for passive
recreational uses.
• Restoration of degraded wetlands and prairie.
• Offers public trails that will provide benches, overlooks and
interpretive markers identifying the preservation and restoration of
all of the environmental resources.
• Preservation of 3.52 acres of high quality of trees.
F. Development Data
Total project area 224.6 ac.
Proposed units 704
Gross density 3.13 units per ac.
Existing wetland area 34.05 ac.
Existing upland area 190.55 ac.
Proposed street right of way 35.77 ac.
Proposed public parks 9.20 ac.
Proposed open area 54.37 ac.
(Outlots G, H, I, J, K, L, 0, Q, R, T, U, V, Block 14, Lot 1)
5
F1ENG\633001264\REPORTS\River Park Naoative.426.doc
Total proposed single family lot area 90.89 ac.
Average lot size
University lots 11,315 sq. ft.
Homestead lots 9,379 sq. ft.
Minimum lot size
University lots 7,962 sq. ft.
Homestead lots 6,678 sq. ft.
Total townhome lots and outlots 34.05 ac.
(Outlots A, B, C, D, E, F, M, N, P, S, W)
Total townhome units 326
Net townhome density 9.57 units per acre
G. Development Standards
1. Single Family
a. Minimum lot area
1) University 7,800 sq. ft.
2) Homestead 6,600 sq. ft.
b. Minimum lot width at front of building pad
1) University 70 ft.
2) Homestead 55 ft.
c. Front set back—variable 30 ft. min.
d. Rear set back 30 ft. min.
e. Side set back
1) Garage 5 ft. min.
2) Living area 10 ft. min.
f. Street right of way 60 ft.
g. Street width
1) Cul-de-sacs and 28 ft.
minor streets
2) Project entrance 32 ft.
and the main through
street
6
F:\ENG\63300\264\REPORTS\River Park Narrative.426.doc -
2. Townhomes
a. Building separation
1) Side 20 ft. min.
2) Rear 45 ft. min. between townhome and detached
b. Set back from private street curb
1) Side 5 ft. min.
2) Front 20 ft. min.
c. Private street width —24 ft.
H. PROJECT PHASING
It is anticipated that the project will be developed in phases over a five to
six year period. The first phase will be in the southeast corner of the
project. This will require utility extensions from the southwest corner and
street construction northeast to County Road 40. Orrin Thompson Homes
plans to construct models of all four housing types in this first phase.
Subsequent phases would expand out from the first phase as required to
meet market demand.
III. NATURAL RESOURCE ANALYSIS
This section provides an overall description of the natural resources on the site
and the proposed preservation and restoration of these resources as part of the
development. A more detailed discussion of the Natural Resources is provided
under a separate document entitled Natural Resources Narrative.
A. Topography
The northern portion of the property is relatively flat. It slopes down gently
to the north. The southern portion of the property breaks from a high point
centrally located down to the east and the west.
B. Soils and Ground Water
The soils developed in the deep glacial till of the Anoka Sand Plains.
Eighteen soil borings were done on the site. In general, the borings
encountered 0 to 2.5 feet of topsoil, underlain by fine to medium grained
sand, silty sand, silt and sandy clay. According to well logs, the minimum
depth to groundwater is 14 feet with an average depth of 29.7 feet.
7
F:\ENG\63300\2641REPORTS\River Park Narrative.426.doc
The soil borings indicate that the soils on the majority of the site are well
suited to support structures. Some soils correction is anticipated in the
southwest corner of the site.
C. Vegetation
The site exhibits the following composition of land cover types.
Cultivation 152 acres
Woodland/Forest 22.8 acres
Wetlands 34.1 acres
Brush/Grassland 14.2 acres
Lawn/Landscaping 3.7 acres
The woodland area exists within the western portion of the property in one
large stand and several smaller ones. In that portion within Section 25 the
greatest composition of the forested area is bittemut hickory, black cherry,
burr oak, pin oak, and white oak. Ironwood is found as a subordinate tree
species. Along the fringe areas common buckthom has begun to establish
itself.
In the lower areas along the flood plain of Trott Brook, the vegetation
transitions to more hydrophilic type species. As a result of ditches
constructed in this area, the tree stand is a mixture of trees common to
wetlands such as tamarack, green ash and paper birch.
There are also some scattered stands of box elder and cottonwood.
The grassland area is a region that has been under agriculture as recently
as 2000. Recently the area has become colonized by brome grasses, fox-
tail, and other grasses.
D. Wetlands
The wetlands were delineated in October 2003 and mapped. The related
report is being included with the application. There are five wetlands
identified on this property, which total 34.05 acres in area.
The first is a ditch that extends west from County Road 40 before turning
north where it outlets under 193`d Avenue. This is an excavated ditch that
has been completed in two stages beginning in 1938 and achieving its'
current state by 1957. Total area is 1.68 acres.
The second is a basin, southeast, is located in the southeast portion of the
property and totals 1.62 acres. It is classified as a Type 5 wetland.
The third wetland basin identified, as southwest is located in the
8
F:\ENG\63300\264\REPORTS\River Park Narrative.426.doc
southwest portion of the property and has a total area of 29.73 acres. It is
a complex of wetland types that lies within the floodplain of Trott Brook. A
series of ditches has been excavated through the area in an attempt to
make the land suitable to agriculture. Haying activity appears to still
transpire in the area.
The fourth basin is along the western property boundary in Section 25 and
is a Type 1 wetland. At the time of the delineation the area was denuded
of vegetation, apparently as a result of the crop being flooded out. It is
identified as west and totals 0.63 acres.
The fifth basin is behind the current house. It is identified as Basin north
and is a Type 2 wetland totaling 0.39 acres.
All of these basins have experienced a diminishment of functions and
values as a result of associated land uses. In addition, none of these
basins have a buffer area and several of the areas are currently being
drained via ditches.
The development will require the mitigation of 52,008 square feet of
wetland for the purpose of drainage and road improvements, especially
the new County Road 40 alignment. The wetland mitigation is more
defined later in the narrative.
IV. WETLAND ALTERATION
The preliminary grading plans show approximately 52,008 square feet of wetland
alteration. However, 38,681 square feet of this total would be impacts to the
ditch. These impacts would be largely unavoidable with the proposed
reconstruction of County Road 40. These linear ditches are unavoidable with the
site development. The proposed storm sewer is replacing the function of the
ditches. Another 5,832 square feet of the northeast basin will be impacted for the
proposed realignment of County Road 40. The 7,495 square foot balance of
alteration occurs in six areas, each relatively small, in the southern portion of the
site. No DNR Public Waters will be altered by this development.
The plans also show 64,475 square feet of new wetland creation. These are
created adjacent to existing wetlands. Several of the existing wetlands have
degraded significantly due to land use activities in the area. It is proposed that
these basins be hydrologically and vegetatively restored. The preliminary plan
indicates approximately 31.4 acres of wetlands, which have been degraded due
to adjacent land use, suitable for restoration.
V. TREE PRESERVATION
A significant portion of the woodland located westerly on the property is of high
9
F:\ENG\63300\264\REPORTS\River Park Narrative.426.doc
quality. It is the intent of the developer to preserve that portion which is of highest
quality. As shown on the plans for the site, the area of tree preservation will be
approximately 3.52 acres. Additional tree preservation is to occur in the Type 7
wetland and on the property boundary between River Park and Sunset Ridge.
VI. LANDSCAPING
Landscaping for the proposed development shows a mix of native and hardy tree
species consisting of Overstory, Coniferous and Ornamental trees to be planted
in single-family areas, boulevards, multi-family areas and park areas. The
landscape plans show approximately 1,218 trees to be planted. In general, this
consists of boulevard trees in the single-family areas. The multi-family areas
have both boulevard and rear yard plantings. Deciduous and Coniferous shrubs
will also be provided around the townhome units in plant beds with mulch and
edging as indicated by the typical detail shown on the landscape plan.
There will be additional deciduous and coniferous trees provided along the
northern and northeastern edge of the development adjacent the county roads,
including the dedicated right-of-way. These trees are proposed for additional
screening and buffering for the single-family and townhomes in this area.
Additional trees are have been added at the street entrances, park areas and
along the proposed trails along with a landscape median which is proposed at
the northeast entrance of the development from County Road 40 to the Public
Park. This median will have additional overstory trees and sod groundcover for a
continuous green corridor to the proposed public park. The Public Park area will
have additional trees around the perimeter to add landscape interest to the park
and boulevard areas.
Generalized sod and seed areas have also been identified on the landscape
plans for both single-family and multi-family areas. Sod is proposed for front\side
yards and seed (native residential turf mix) is proposed for rear yards. Large
open space areas in the proposed outlots will also have a native residential turf
mix application. Sod is also proposed for all rights-of-way areas. A native prairie
grass seed mixture is proposed for the open space area under the power lines.
All rights-of-ways and multi-family areas shall receive irrigation. Irrigation in
single-family residential lots is not required however, it is recommended to
promote healthy grow of plant materials. Irrigation shall be at the responsibility of
the residential homeowners in single-family lots.
VII. Public Parks
Two Public parks are proposed for the River Park Development. These two
parks are an enhanced amenity for the overall development providing increased
open green space and recreational opportunities for residents of River Park.
1
FAENG1633001264\REPORTS1River Park Narratve.426.doc
The oval park located in the center of the single-family area is the main focal
point for the entire development and will serve as an active recreational area.
Some features of this park include additional trees and a trail around the
perimeter, open turf areas for active recreation, picnic and gathering areas and a
fountain in the pond on each end of the park. The park is also connected to the
landscape median as stated earlier. This enhanced feature will provide the River
Park Development with a central green corridor amenity.
The park located on the south end of the development will serve as a natural
park and passive recreational area. Some features of this park include additional
trees on the northeast and northwest perimeter; native tree stands along the
south side, native prairie grass areas for passive recreation, picnic, and small
gathering areas. The south side of this park is adjacent a regional park providing
additional opportunities for the River Park Residents.
VIII. PUBLIC TRAIL
An extensive trail system is proposed for the area. This trail is depicted on the
site drawing labeled Preliminary Grading Plan. Depending upon where the trail is
located, it will be a combination of bituminous and wood chip. The proposed
system is intended to allow access throughout the development, to parkland, and
to the previously mentioned natural areas.
Further, it is proposed that interpretive and educational kiosks be erected within
the natural areas. The information presented will discuss the ecology of the
areas and their significance. These will also be used to inform the public about
the potential habitat for Blanding's turtles and measures that can be taken to
protect the turtles and their habitat. At the kiosks, benches and/or gazebos will
be constructed periodically for the users of the resource.
The trail will be constructed to the southwest corner of the property so that it
could be connected with a future local or regional trail system, thereby allowing
the public access to this system and the amenities preserved and restored in the
area.
IX. SITE GRADING
The proposed site grading, in general, retains the current topographical features
of the site. The most significant grade change is on the south side of the power
line easement where the ground elevation would be lowered by up to 25 feet.
The proposed grades provide some walkout and lookout lots and provides
positive drainage for all areas of the site.
The site grading is expected to be done in phases over about a five-year period.
The farmstead buildings will be removed or demolished as part of the
development.
11
F:ENG\63300\264\REPORTS\River Park Narrative.426.doc
No design or street grades are currently available for County Road 40. The
preliminary grading plans show assumed grades that work well for the
development plan. It is anticipated that the grading for the road would be done
under a Sherburne County project.
X. STORMWATER MANAGEMENT
Stormwater management for the proposed development will be provided by
conveyance of runoff into 14 stormwater basins. The houses and street will drain
to backyard swales and catch basins and then to a series of proposed ponds.
The ponds have been designed to not exceed the existing 2-year, 10-year and
100-year outflow rates for the site. The ponds have been designed to NURP
standards requiring retention for the 2.5" design storm with a 10:1 bench at the
normal water level. The lowest floor elevations of the house pads are designed
to be at least one foot above the 100-year design storm peak elevation.
Emergency overflow for the ponds is noted on the grading plans. The pond
design includes outlet control structures with submerged outlet pipes for
skimming.
Most of the soils have a low water holding capacity and relatively high rate of
water transmission. The soils in the area are very deep — most are greater than
60 inches in depth — and the average depth to the water table is over 29 feet.
The existing drainage to the northeast discharges into a wetland which outlets to
Trott Brook. Existing drainage to the southeast is to a wetland. Existing
drainage to the west is to wetlands and then to Trott Brook. The proposed
drainage areas will follow the existing drainage patterns.
The normal water level and the 100-year high water levels are noted on the
grading plans.
Best Management Practices will be utilized to control erosion during construction
and to restore vegetative cover on all disturbed areas.
XI. TRAFFIC ACCESS AND TRAILS
The major access to the development would be from County Road 40. The
proposed alignment cuts across the northeast corner of the project and continues
south along the east project boundary. County Road 40, or Davis Street NW, is
currently a gravel street. Discussion with Dave Schwarting, Sherburne County
Engineer, indicated that some federal funds should be available in about a year
for upgrading the road. The road would not be upgraded until development
generates the traffic to demand the upgrade. They are expecting city
participation in the form of right of way, storm sewer, and curb and gutter.
The initial phases of the development would get access from the existing County
12
F:\ENG163300\264\REPORTS\River Park Narrative.426.doc
Road 40. A central street extends from County Road 40 at the northeast corner
southwesterly through the development. In the north central portion of the
development, the central street splits around a public park. This creates a short
section of one-way street on the west and east sides of the park. The central
street is proposed to be 32 feet wide. The balance of the public streets is
proposed to be 28 feet wide. Public street connections are shown to the west
connecting to Sunset Ridge and to vacant parcel to the east and south. Centex
Homes is currently considering a development on the southern parcel.
All of the single family lots front on public streets. The townhomes will have
private streets. Private streets are proposed with a 24-foot width.
Sidewalks or trails are provided along all of the public streets. An east-west trail
is provided to allow emergency vehicles to quickly access the west portion of the
development from County Road 40.
XII. SANITARY SEWER AND WATER SERVICE
Sanitary sewer and watermain connections are available on the east side of the
Trott Brook Farms 8th Addition about 1,000 feet south of the southwest corner of
the River Park development. Orrin Thompson Homes has an agreement with
the property owner to provide the necessary easement to extend the utilities. A
12-inch watermain and 8-inch sanitary sewer forcemain are available at this
point. These would be extended north to River Park. A sanitary sewer lift station
will be required, and this is shown in the southeast corner of River Park. Gravity
sanitary sewer can then be extended from the lift station and through the
development. The watermain can be extended through the development.
Looping of the watermain could occur once the property south of River Park
develops.
The sanitary sewer and water follow the public streets in the single family areas.
Public sanitary sewer and watermain within easements are proposed for the
townhome areas. In general, these would follow the private streets. The Village
townhomes would have individual service stubs for each unit. The Lodges (back-
to-back townhomes) would have one service per building.
13
F:\ENG163300\264\REPORTS\River Park Narrative.426.doc
:;llh
n 't; WW f3 I nlunwrx P Ion IL'i I 11111114H I I 1 ItnlMl"1 WIDTH S I
N Fl OY'rrl -SPILLWAY
_ —
m
I- Opp, in'itAlia[VENT (1.51 LIC
N L11 AND w Ia x 11VL. 100 YR. EVENS ll.5'1
PI L U \p u
1-1 19
L.
F E3 D LOGE or Uxm Ei CLCVr-
-__ o Z Z TER uY� I.6- ] I
b
��
NEIfE
lO 114E All AR CREASED AFINE,WETLAND MUSS HAVE 1 All
IRREIiuLNR $I IaPE CREW FINE, POIIIlS AND bn1S.
O 110111111 CUNITLRS 411ST HE IYITUL AEING_
0 SEE VEGETA IC WIIll ARPRIIPRIA IL 5E1 DINE AHD AT LEA)I 1 000 PL 065
PER ACRE Ill A VARIETY Di WEi1,AND SPEElES.
O WE II AND DUELER ZONE WITH HAY INSIST t SLOPE IS REOIII PLY.
1,
I .A �; V;
r-- 1
if
C
I ---E----- 1�
z )
e
I
Z.
I I { ' i / %A /1
i , °. / e —
El
s
at = , .
m p
4 Z
1 ii
_ ,,,, _ .__T______,,,_ .___ A x 4 ...i /
1111 / f
U] �� u
SsYii-,--; fail---------- 1------„11
m•
v7 \
r� X111 J , =
/ or 11 —— ir ups % 11►� __---
\- Cv
{i
z
p �/
-71 —Th/J111137 1 ._____i000si,) yr:. n; 1 .
ol
a
m°:» S mz
N ; 01 CC.YiFdt'Y E3IM) +C"�Il t1&FYPU t�q,{58A1 El O.
nCE
.3, i3 �� 0
N
al
1
A.
-N, ,*— l'
A in
m DI
0
7 7 0
, m O
--
o 6
r.
f; n a o 92 z o
N a
c.
E I:I/•0131E 04 IE “∎11E0NEBAWE•IOUd4 On220194 II:If 20 All Co AI,12
D2j02
smzom
mo°oo
OZpiizZ
C0).°0
Zawro
°ANrA
ow0c(f)
O=AZ2
za on
�
FooAF
X 0
, O0
r>A
D
Z A con Z
oA -I-
A 0 Z r 0
0 c
13 E*1
0
A c
O m 0 m c
cmn
-irmsn
°mum)' ♦♦�w
°r V+
o°Co°c ,
fmmao Co mc3_0 A 0 —I/
z°-
0 ON iii
,3 mmi
01 0 E m
oia
O .L..-.. , 1' fw' , ( 4 S C 3I� ...r C I, N W
0
� /4�AVV WIES I. f WTEEF,AVE. �ylt PYL ST - • ( 23 vs, VAI41 At
ITV.t EV/M AVE. 4
co G r AVE MV.
N G �^e J _ Gj / k [N MP 1
DIOrE ST
✓ a .
c-.� ktcsas@I S/. �Im€ µSi, NV. Z .0 0
�/� �l //� [41 w U C� lJ �I� 4 Y ST. dY •�ST. m _•
N �// 4NW66 AURP 6 FPVII
a _ /M(. 1 INE R9. n f 5124 'Ff wpWY 1
- I / O N-.. *EV f A C g N4 * .Rt fl,�Tr „ Z Z m No
w� m um( It INC ST. WE V. ET.
21 ^ d T m S `u :13 D3
�1 O -`d- .4 O ' NSJtS g TAIL y6S1nV. yi V
M r/1iR .- ♦. IGVIE•y T k F VIER Si. HY. , V ri rn r 15
2.�� F SF t1'1 X ri
• N Mtr t�
YEER
�a/Ez� Aii!" t E I 23 Z = ,3 23 < E
/A ` _ V/ r L RM C rn rn z
V� p A�accvcET cr.
RST�, R
""
'IA CD ..0) Ro b pm
"RCM PAW. al rp
0 AO
MI
0 m m i.„ > SD m r P :C)
O z E,
v, .a 0 � 8 1 -
wm�ST.M O 4 I ny 4F4 °S N9 i i'J N
, sill ` , n Fief{P{1° —
x ,gt i!u..a ,
y zrn
0 z
a 'scut,:ft �3 �p0i A rn z Diftmlni a.,
m6vr- a
O �' CLEVELAND AVE CLEVELAND Si. N.V.NY. i Z r. mZ Z lift: k�! to U a - p
a
Mil
N C m r E / si SHERBURNE Z �a lin
mm Z — ox 0
lisi X z c o co ANCJKA O
• o ry
a o �
m CO i � o
0 z N. ca- 4 -N Z O n r
RI Ui 0 Z � 3 all
0 • /'„ V I`L) lj —ii Si.
al �� I o53 171
w � Ac CO
O W D m OZ m= I
z °� m °rc 0vvm7.mm0 =
E mA 0 0020 N-- 1TI
0 > o mm>om it, c ov m Tq —
1 A < 'V z
A N A 0 - N
q ozncm
DT°,10o, c = — V
_,-< NJ f Z
Sy 0-13-13 -13 -13-13[900300
O r�x�x AA AAA?a2000
A mm
{y ACC°ccc jP zzm O Z
fNx)� �yll�KZZyZZy 'zyr'Z���ADA°A m
` NO 00 V1 t ita 23 0000x1 --Cr C7 X
. _„-uN U 1 Uz"'cc-1 'O
k. ,j i Z -c- z
q 3� �.fl .,, O• D-4ON�n �r13rZ G)N I I
w f' ' f�1DZA ms 0 IA
lc M•- g ` .j 0 r2v ram 22
g. 1' E. .� m °m z ° x x
1 o I'
7 P. m
e'
v 1.
I
j
a.
N 9
F1 EI4 7636001264IDWG111001C1_COVER.d. .0710912004 12 4807 FM,aavidd,1 2
0
! 8
Q Nmtn9N
C e cmmP 5
0
zmmzny ro
g >°ooFF F
zn'„
`o � Z --"11,6;\
-I;mvmi°can o
a .Z A S °
•-•D O FUF
. N mn yP
--DT-
6. 1
A o'
ig. ,.,..,X6-14 (A—) ‘ i 'I .-.J 1 .1 . :i ,” \...'''
/1 'T iy1 1 ,r , / � 2,e/ P--i�t )
0 1
f 1 . \\ [ 1 P m.. /,/! :i,: iIi://
I III
L I P. . .P . ( i ��\ ��" el c
W x L ' 1 ! j (' , �_ .',7-<;_i___-/R----1-F+Y ti P L./t E i � .I P 1 'i ; '3 P''i 0 '7 .! .P ,' / r J?�,-? ! • :� P _I r III .I
P f = .! �.��,V� \� P !� P!. [.f CA E t E. (�''/ ., q, . � ... P.
n C 4 E . ��\ \\\� 'h° st. \ " ! 1 ., --) 1- 7 I �ke ,Y _! fit , 4•` 1 I , '/� 'i
!l ( (i■
ii I . 1 I I(1:1 II '''`1. C
°W,33" u </ tc, y.--..---,ce ah � ! �' 1 V _ 'T �_dj I IfV�B\�Tr-
n P t
-gig - 1' i1- �° 51 t' P ! °�P + ! C t _ — � ---'� P 1 I
"Iii
//
--o- P P $
�j; ' ` 1 P,
f v �' i � !� r %
e '! !! 1 Il �� � �i $ P
Ea o ! f - w..m _ .o . -t a !
-
ir
jn,P;0 le"- 1 •• 1-Th.s.-- \:k ILL ..lcv(--,----;-.
1 ° _ �� l �m W r" p , nv on ( til/ ra . / I 11
1
o 3 o 1
° 1
m
to
to
❑
K
I
° R
"EP �XI 0 ° 0 0 0 ° ° 0 0
9 9 zro ° ° 0
o Z nm I o °
n 9 .. 9 G' 0 0, 0 0 r, 0 0 I
m zzzzzzzI i
-I F n n = z n n n < 0 z
11 g F
8 N m n y
ST O m
o A
A
F IENG1633001264IDWG I110OlE0_EX-GOND OVERALL.dwg,OL09/200402.5457 PM,Crag°,12
fi i I 1 1 -Th
e
Y
g
1.
9
6
9
A
9
e
.E:i ri ikrito
4
Y �G /...)--, ST. N.M., i
odd._• F � �, R /
PE 1 �'CQ�r
I • p I.ftereetteteceeeeeescr "
fs, IEC
tip
�� i \ � � g /� . .0 �C A�IC�C n
44111)- 1 ,ni"
id ;44 0 y; V +di` t = •� ♦ ' ^ . ‘,.i 12,,,,p, C. EL iiw rip h 4t"° ) ■ ■ ■ ■ ■ ■ •:tryst • ♦ ♦ �p � b
0 lice/
f p ■ ' A� tots • CCU♦\ a..
s ■ LI» Cr • : • i ♦ /
♦ • oo� Go0 1m
is ♦♦ 1 ■ • • pd° o�T
Safi til it* rat
ips 1110# 42•61MITIBB3 111:,_4 4 / 4C
0
VI-• i a:re* ; ; 1?. , ; �,
P? O --
DAVIS STREET N.M. ___._.__.
:5. 3 / COUNTY ROAD 40 —
■ 9
o • O
a a O / -----
/
m
m
�rz ;311 I
o m 1
m
CU
D<7 al
m
Dx
Z� ^
na
Y/
.
a _ I
I
J
S 0
1
F IENG103300I2B41DWG111001PROJECTEO PHASING.dwg,07109'20040309:21 PM,dsddd,1.2
om
P E _o oo
vc. �z o
I T Nm� mo�
z
m Lion 2
°v
immi>> 0,
n -61048 Z z 75. /�. .�
4 z <vyZ
°smNCn
° so
of
o00 N
F a i['an'n
D-0%, g
f °o Lmy
].
(Cfc.-:iTh ,
'4V-11)NR 1 \)7 ) c\kt
Aye, r� /-i X91,if
‘�') Yi RA I 1 .
+� rz
•W 4!i1 BSc \-\NA/ /� _') .. I '
3 I
N till)-
\ y
cSq _ t / (
5 z� �4� Cv -. , -1 ipilii \\,,,K\
/ %
�� !\ gr` l�1 9 � Ja Kll7�OY Q7. i0?�.
f (I\ - I\cii 1 ti
___ . .__----- _ frompati 1 /9 iN4, , ,,/, , , 7 ,>,,, ,,,,., ,tordiotri i iSat�I( - � % per asp ,t a swflan ' PS ill Ilia _, f , , \
( j;1 .- ,. € sL ro a , im 111 ; „ „imi l (- "l < 4i1tii? r -%'4 it s i--ai ; -_ a � 1. Air #1ri ,, ) ri 'pi'r.toy: tb IS al 1i
_ � �//11f'..AI `��, �� it k°i X11 � Ii��[ry♦�61i�, 1 � 1 � .. m
qi �e Q� 1 � ' Wig 1
'hi 0=rt 6) J .�' #70, " 'trrtontt I 't 110 -,L i'� se . � :11\ �1�its
,Ig E -,y 1 la 4,,,40, \--;\ ?istmidiregtattept-w cjistrilarr \ 7--nr\tpnor )1”g as i, nat 7, ,,1 i
in a t < �li 1 ' �11��'���ul ui/�l "'��i
i7�� � y lc4,‘,10-40/41, X11/ / M
1 ��u. A to g� t:
Y 5 n �° �jy f s /, \` ( �c Ny ���! l/ 1�y I � /7 ; '
v5g l- !4 . / n III(r— I (i -� 1„ \ h1�ig ' h ring 7431 r9Stak i 1� 1
)mu•=okay� al antes ,Nnritai#4 *Ara e�, . -
ViallL N II C
1 ril alln Nialf074--, - ivgatil,0 a. 4\f" 0.-- \i r 4
I; ���T rrr+��,444.��� i.t
ti.t• = ,,- .r.,...,-.n... u _ ,7--y#^\
c m0
u 0 7
C I
. 0
' 3
m
m
r i ii 1
S 9
9
PO x70_
z p i
sc. s-
.cr 0
v
r N
a
-I
2.
9-
1 i e
0 P
F IEPIG15770012041DWG111001P0 PRE PLAT OVERALL dwg,071091200402,58:27 PM,dav4d,1:2
8 E c,N :T \ \ l iii 0 1 ----
O Fm -�-,."l {,\� ` \ `4�i..C)f / I ---- , ..
Z � 6' Y
ri
op O \ 10 1217 �D
_. Ymz I \ tl'i,"1 1
:pji / ° �� 1: L m � \ >\\ K± i\
^ Z
v u� < O TT k o q ° .(�` N00°1�'fi7"E un Fwn o N c ...i 0 v
•� 261 9.07 .� z o - ,�c�
1 1 I I i.,tiil i I / i I I N 1 N �/� J 7\m M
I - I -.4 7/i- --CO— 1 CD- I —Q _ 1 3. P 1 t,II
.. 6� 1 I I I I _ I I C ---'� I �F / - N i- It Ic.'�i��
_ II o-� I 'Cy I � I e A el 0/� 0G I I t` l \ �1S II g' \I i' 1, '11� !& 11 ,%'� / J ) z1`i 1_ L _ 111 —M J C I
6 s
jHtL� @ > I II, 1 � r--_1 rw1: C ���/ 1 _ -- ..�
III _� -` a % r '
m :aiz� l ' i� 9'a 19, A `� P� 1 r A J / 11 I
w.- 1 w_ ILA H L.-:c I! 9a Is g I I v A / - 1 v ED: n ri Ig3 L _„_ J L_ �_J L ��� I 1$P� .,I G¢ ���\ �a / / A . m
a'e r-(--- --7---7 -so._•--I L L �l . L _I 14_ e� v\ U / 1 ,n;r;.1 A �mvu�i (-...
5 ' ° 1 / f,§ / / J ` . I N 1 _ _ �\\\\ /' I I i 1 2 = -L.
ei L L K A /` / % .�J t_ '4 La \\�_ zz' -i c, ui 2, I•
A
x �_� ; �f oo �w
a N. -L 'a W y r sy
/ i y�34 p as I en,
D
4.e -7.-- 4.. Ul N}�' - v ;f
y 4 yt,/ �� ,�.,�� P.
hLO _ 94-- ...."l: A r � "° IN is y� r 1 \ L._ _—.__..___-
t1 4. 44 I ev >� I �C r�6� I & p� 11 1 1 it,
EAAI N __ INI '' /
9 p ' _. ,—
it _-- \___-� -.__�4 ll —� 1 N S a 1 ^ m D-U
P.v "A N1;i' ,i' - fW _ Acn za
5
ti RP �� �a �01 ��' ;G" W I 1W �: 1 1 <7 ammo-a grIC
n '��� s 4 13 N I' �i � �
IS J 40 A
+. u.� I wA f("J
--J I 1 i D Ct
2. ? & ,, OSA——\ ! ,,,, ! , in „,
1 \ -.--- „.,-t a 00\\''.\\\ 1 \ '' 1 P t' I il* 1 core i r T
1 163 ii e°£D i �\�"�' / / \fA7� \ ��, s \ / oa 1 `-.. I 111' I ,5
". lw /ti ‘s i° m0 /c f' b v v/ 1- � I
n o 0 /i A / I 9
: 2 \� �ii� / �'\p \ \ i €fig II~ 1 N,1..' -- - I 9
''' I \ \ \\ ), 1
o,r z ,\: i L if 1
>w ___- , 40 , „ , 1 Oil
2 ie GtA a ��T� Y' L-�'i�� II �a II 'a 1 � \ 1 \\-- / \�
O ,i l L•;: C—1 p,. N 1 a N I I - V A \� \\
I I 9, c \
■ac r tN0• 1 _J J I` L_ _ __ _ ; 4 11 I . N \\\ \ \\ V.
TI /
r _ _— I r T 1y 1 I Ial a \\\,
i N. }
( N i I I ``1 €0)I 1� ----1 .11O H. ��\Fri
�5 I 1 t==T I
J i
2'- `---_ \ \ \ \"--`'�t I 1 i-1--., i -1 ° I 51.:; I it 19 I I\ ,\�
J/ 1 :s I A 1 ' Imo, t ea t
1 A
1I. �\
F.IENG16 3 3 0 012 6 41DWG11100,P I PRE PLAT dwg,0//09/2001025700 PM,davidd,1.2
aT
C 1 0°
°r• a 2 x SHEET Rol �� vy
� � v11
\ � 4a , sp� I I
R v v_ —1 _ I ""yc Ba I I f I A \ \
g ` )v 1 I /I I _ y I ¢ I" J III ° n
i „A�V 1 I I 7r - • �-'�a I
d
�� I-"L�_ —J �.- I' 1 I e F- 1 cii
y
J I J a
.1 Jari0"
\\\/� ' • / /\ A /
k
5. ,' o jA �"' \\g' /' D�A �� •.-- a r— �u
/ �\ V / \ \A Ag —gym — 1� '° m
li
i a$ i a I i '''gli—__________ I 11 14 " 111".‘ cri .. Oi
ET:________1 I „rot i , /F.,7- / Li \\< / \ 154-\. i _ 11
bD� 1 ER° J 1
C F, V.3 9 \ \\\ \\ la
:i:i:IjfTl i1 \ 4/ / T /4"://,
OF: 1 \..
C
\ �: l p , 17
0 0
"P Ai-
// . .Qi'm n �J / o k r-
\_,,, z) A a
vo_. w g m [r� V A-J r.1 c?
Y - I
R /i,• \ . �). / '^T m v Z Ill cn
-- i .a, \. -ti ) p : �t I
itiv in \.- IV 7 -21*\ ' --7 Thar ---r-r -14__07-"-111-‘-.74_4_5‘10frei- :444 \ --
\:,
ala
m omm m " /I : uu /j as vi7n- ,W•.. 0 \ \
q_ !�
�a Q 3 j
1..3 i ny /
Ilia 2a? 1-- \J / / \ 7£ </ n \
u ! a.
I
�! \ f+ a, A
ice %
E
;: i 1 ( (4 z °�€ R° /�
7::::(676__________„___ 1
E -4)
C7 I oR iA " ryz J)4
3 / z n , W t" f
m
VI 2
9 _. __. . . - --_ I -It �t•lii i�•Ti dtT 7,-:„."- mil'
m — —
A r ti 7-7/ / --
fi
c . ."-,-; ini:/(7)-
fD
4' p i- 9t6i-': /'r D y°y ,� 1 I� % /r i�
/ /
N m �� // / /
F: NG1633U0126410WG11100\P2_PHE PLAT dwg,0110912004 0249:52 PM,davld,1:2
,
,." —_
,--..- i -"---,„i f
„ ...,
\„, ifer------\--, -
-5--,\)--- ../ „—
...
tl
.,..1\ ,,,_
.2.. \ /
T
E.1 4 1/ \
FJ.,,'‘..,_ /
.,--,- go ,
• -96-' , \ .,-----i•K4 -.____-, 41
\_--------- V't- -/- \j'...1
(kJ
i
, ./
'-- /
- -\ P /-"'" ,--- x
,/..,----",---- ‘ co x i .
/ : ;
---_ 0'
° > 6\ / \ .Orzil :0
0_2_ , e„._
,-----, ---"P --..,-, , co__, 1
( 1 _.. pci -t-- ,
i
0 01 RI#:"°11 ..„.„1
4-121) co 1- \ 2
1°12 2
ta, /
\ Fri Z I
00 ,-
/1 V/'. -1'
K Z cQi
III P.
1, Z A...44-cs.----/-,944..--1 I
\ir __--r---.,
„
. . I\-gir Fl< i
)
E-
Nop°18117"E 0 (.4 ,„49-
01 A) ' (
Z.l ._..7
..,... 26 _,et \ -----
-- .--
T ,,,-, \i r4.-=-r-- r 1 r 1 F--;"-1 r-- --I r-1\._ ,
i r\ a 1 1- - I F- , i
Fir , ,-, - --11 r-CO-- 1 - en I :r_ i : 40 I =4.4 11 ri _ _I ji_ 1 r 5,—Ci r 497.1 r---Z.--; (c-----1--‘----1
at ,
0 I I 1 1-- Crn Ii-r-----_ 14.C____— -(-. I-- ---&-7--- rc_— — I-- ,7- -
il \ ilj " 11
1 I ) ---
I il pk., Hi i 1, 1111 1 iiy,-2_--):: y 1 -I
I i r: 4-901, 11 Ct 'I &I 11 a I gi" '- sq I &I , q. t H g,s. ti us. &:4;
.--; t I I; ; I; I ii I ,,'1
• i it ^ I ,
1 i I I il Il 1:\ II 4 4 ' 4 I k
, TN I Ill /. 11 I
/ i) ..„-
.P — _ _IIL il t (1, ii
1 -......,.%) 1 . 1
,n , '1, I
1 i v... -- I II— — 1 1-__ I L_ 1 , _J L J Li J L-------J
L',---------/ L 24 , , 1 I ,4- I I _I 1----- 1- ----",---
•"; --- .-----I I----- - - I_ __J 1.-------, 2
-2–= – ---.--r ---
f
- — --,--/2
r."
r'-se•---44, „
',,,.e: . ila- . i \ r BLic,/_, t.,_-___I r ___, „ \ 1
; n• i
- g --- ■FT i IT, -- , 1 ‘.4.
..„.. 1 ,- / ii_77-- --; iip,. r---ex----1---t , - --' ;I F 1 , I ..,) 1-1- - 1
cc---„,
,
1 ;99 4.4,4 11--9-g—t 1.--" ci ; 1---,„ "- 1
1 I gt \ i II /PI: --- I i 2:
, E ,
i't• , 71fi \- : 7 4/
1 1 I E: \ il /GE \ i i oE 4 '2.O
I 1 ES 'I ° '.
1 / EIS 1 1 So I\ I? 1 1 li I
I, 1 I ( \ 1 pi '
)1 1 I 1 I irN 'LI;
Tr , I i!/ " __1 tl I\ Th
I It _I L _J le , 1 r'14:011
g..:, „
\ 'IL 41._ 1 i I L _Nz— 1 L__I__ -----V, 1 I___-______t I
--I t - _ - -
2.•i
I i 1 1 1._ /1 1 I .--, I I
L.:\ 1 CZ I
fl / I r Et_ _J -T7-7---1-
I I\,.... __.--i IL-------1\ I 03 __13 J il
L__a __ J __ 1 - __, v--\ ,4 e 1 \11-. L f.--.7____ -CO, - „ma - _ _ti___\ ____r__1
F 11 r 1 t-7- — r - --i1 ., ..----i, ■ 0 \ il , it )
U / i.. 1_111 1 zari_ .6, ? - -
/ 9 :::.,
/ , , CC "---i----
/
4 6 i _\ I
Pi" n 7 I\--- 7 - I- --I I ''' ' % 'T '
r / ___-1- -I .4 1 ., /
cl, I ;. \ x-- . t
4,.. 1 d 1 ‘ I \
r's. L _ _ _ _ LJ 1 1 .4% 1 ' Lt..„_-----_,..„zi--,:,
, I
- •• pr. t % ■ , i ;II C§
n w w 61 I 1)11 ...4!) 1 I II, i 1 i Ei 1 t , r i--,-7--— , —"1 L.- „[-,_ -7---,
I r--... -- ------- i 1pi
A 1 0
1 1, I , , ,& , ov 5.1
- .
1 Mb \ `\ / i III )
% I
1._ L__ -.2.... __I 1 -, 1 1 , - --
7C1 I ;''' \ Ina. - 1 17:-.' --- --,----- / / ;(..._.I
..)) r I IL? — —I — —I 1
it
J ,--- 1 III " I 1 eA) I p.:\ ----:------.._,j/r
LA, 11,'-, -,,,,,, t t_- ___«,&_/-:J L__•4---1 I.- - - it L 1 I i I ; \ Th--„ 7,,,i------ --------
i _ ,... I , ii; \ i 1' ..:-. I co
,. - i--1 -- - - - / i .,, \ -- , /
• • / , -t------- -/ / II 4.1 I.---II t-J-,- ,CtI p:
-b
/ I I
1-• : 4- I ...--"11---- -9'9,--1--- \- tr :Lc----I ,
---f---,) ' Aliargils-, r- -------7,--- ..9„,_
/ ----- k ------/
c.0 1 tc ;41, VI---1 -_
1137141011110)- — 77 7 il
--/ ; ....
I 1-- 9:
-' -,- i---t ---- - --__I -i L Is,\ l'N 1
1 ii A. il* ' . ------,
I--
es „L _- i - '2*2_._ ' 1 "
;11 i Cn -----1--,--A r---- -1-la risUilL 17-11D _ c-
"'‘ 'Cl=1-7---tr-■
i_ kJ, _ _ 1 ti_ - - 1 F—t- „ ..7----:____,_
-
,, 7 7 r,. ,.. \--n_i_ ___ _ __
g R -I
q ! 0 1 I I r Gi; (1 i 1 7 i ,-. L I rj 1 - to. . i
- I; -- 1---
-14 I i CP_ i,- I' 1 1I , 1
"g- 11L-_-_-:-L C/ )1 \( I 4-- 1-V. t i c -
gl!e 5i— \ 'I -
.•- , rp 2 .. \ I,
‘ \H , , G --.. < L. .P - ---.-- \.4 .4 \ ---I— 4- — M
g K cliii \ 11\ \ / / - ''' -J \ , „ ,,-_,_„„, \ _
n •
a S i I Ni gl . IN
‘1---. a I I___JI ici
2 = a - 1 23,c ..
i\ ' ---- ----i * -, : 1/4\ ‘-‘,,- i.i,L , A:i
\ V-----1 A\---Liga
g;'
I \ / lc, lc p 1 \11, N -,..----.. lc-I ----;°-—
) I b 7121
Wkl r• En " I I 1 I i
I `-- N,t / -, 1 1
u-s,--- L--- ,
I Row I r - --- -,1-ji 1, or t , \a i 1 _, --
14 gID --i-i r--,\--14=\-- r--- - -,--/ r-____-----i-J ., co,\J , , .00,i ur
U a i- 1 i ' , 1 : v i\ r :-------ir - 4 I/ ,,,,,) / 8 c, ,,,,-,r.tv,3.);--,N,...);„),,, 7
el r PITI
EFI 1- - - 1 I I- il itcra - --I i ,
= " - ..1 t t 11 1 it i &
L _- _
.;k, ; -Ito.h --",-----,
01 ° " 1 i I---- 1 111 CD- 1 ak. ' i , X 7 ill griA "-'. 51n_.-- ----N: \
r ...... 1 _. 1 1 \ I Nu
I il „/- , II a 0 i (__LN \ 1 1
1 )„., IL _n_r_i_, _ __I 1 \ --, ,0 ,,„1" ,,-
-11 ,,\.\-;„'/ •Ci.
-2 ■ Is.--\,,, -,,,U
----; 11-1& 1 li-----li-_-• „._,- ____—,--;-‘ —__L_..1
g .t ,
.1 ■ '->z> _-_-----■ ‘
s .., .,
/LI I i \--T- , \--.._-, .....-•
I I ; II>
1 7"----- 1.4, _-2 ' *-■
V -Ch -4 i
eC) -,.-AII-D-I --,
1.-C---"_--- --- --4
I 1 T L L _ , - 1 i'
/ c4,,,a,t, i;...„,.---„,-- _-, . , c-A n
H / I 1 I
--....-----'
LT-,„., i ..i. /..._ ,----1-1; .....----.r I--••••■■•ara- Lem:--I---1 c- , , --/__ --;c• --
0 • -, ."---- --', 1 1 /
Li-) _L--N, / / ,7"_---12-------_
‘ - ---- pp
,
••• _c -----, • -_ 1 j Iv) I / 10\ / ffi-- :••, 4- - / /C1------35')
... - .. 7 -I t s Id
1 0 -- -- 14 AI 1 it - \ C \ I t
._
i.1; --V------ < •
I -- I, ' 44„--1C.1411/ / ‘ \
.< 1. 16' 1-------C--;21-2--- \\ \ \ \\oh\ z
to,.• 7 - _ ,-... ..... / I,.-2/ _-_-',_,-.' -4- ,// \ \ \9:1,%1.--
-N>.
, c . , ! ,, ri \ j /1 ,r \ , ,,- ci
, ),') T. \
\
I .- DGI1 i / ///// N \ \I -
;43 -.c.-..4
\to\ \\4c .
cis, 1,113,, - ..
-.. — ` cb 11104-- .Se:<—'--- thili I r/1//'// o,‘. w -,:-..
\ic. .._____ -- j \ •,..,‘ / 12 \a
/ 1”..
\
221 o 7 72 --24 ...-----7 .1- •-• ----- C-4- //
E /
: X 2 '---,,,•_,Orli-''',,../ °S114 ...// ,....„- , //') Nk2 ) 14C 2 11 y<''' ' \
' 1 i
' \ \
)
/\
0
to . • '''\,/, : (it h.l> / n \,..--,.< 4 ,/,./,..< \. \
/ .
IN \ \) / I 4pS - -. n• / \ ,,,,,/7 \ \
VG 96 t;'. /tt-11 I b 1:\ \„\?:!_11:: ';'/\:.It\111-iti%,1-\\1:1,14)CTV'HI:11<1:161:117111;:: :11;41).\\711::11\
,</
\ \
- _ , ' ---211' ■Y „„.....,---,.....!---` I–
i W i \ '\. \N ' ' ___.,, -- y '' ' '-'7 z
.0 1 \\ \ ( '.-
It , /\\\I, t0\„,,,, .....
,7 ty
II , \ .4. , - ,.. \si- - _,/
, m .
I \\..,.\\. '•-•-<..„, -- -7 "CI
1 •,, \,,,,7z,,,-/ Gs\ \ CO ,<. - 4
2 ---..., \\.,-21<2 - 2: ,,,2 ::----
,7) v \ ,_---
•k E a,z. \ ,.
7-' 3. -----/
. ' \ K - - -.. cr, ..--
, e
06,4,,
\\\\ .
13 \
)...- --
___
.
•C 03 \ N --,-,..-
,c 4i \ ) t ,, -.___ ,g
II< e
, .,._,
an / .. . ........_., - i 2 ' --■ < ro -
‘., r \
ti• .‘ .
„ J \
.., > „, Nk \ -To:\''\-\ ca)1----r__c—•
:a -4 , ,
,
• , N ,,
1 \ \ ,_LI \\, ...,.
,
\ ///_______)--\ , \ ,
‘
i v. ...,., c‘ks
--\---->c„,--/- \ 4) "/'
-
g• 1:1 ;.3
\
‘
( uP iT \ \
-- ...,,, ..„
L____ )-\\
a • /IS./ ,
"-- ‘ \ It -...,-.‘c
'at a ... 21•,,L t 1 N.-..Sc- --\ N.".., •-_ SEE SHEET P4
----la
/; ‘: : -
F IENG163300126410146111001P3 PRE PLAT dwg 0110912004 02 SO 37 PM.elovidd 12
n F - \\ NE SHEET P3\ 4 - \ W f/----„.1/
if i
/ \ -
ra. I \� \ \
� \ l to k ��) \ \� :. . n
I.
/ta/ -< ga L„\\1
,^ ._ 4 It \
4 LW a v/r `, \ , P J• �.t \ \ ay /
// ( H7 ; jiJi \\ \ I, / //
' -- — — r — — I — / r--
_ r /91 t0�'I / �� I �, 111 �i > \\ < .;J 1 .a is I /� p- _/ 7 I 03 I , -----__C--J 1 I ---._ --...,, ..... _i __—_—_—_____‘.\... 1 ii,, PS/ ,./ / \ \ \
t as f °, g 1 L— L\ YF `
-., `^rte r \.
-gI 1 -1 c n= "ti_ w I J`� r -_J I 1 r�\\ / / / v \\\✓ - \\
a s ]D/ • -J • i I �T- J/ \ \�L / r ' r�` i >\`�. A'.'_) -
/ J ' Ol /
R ' I tfll f'} 45,61 1 I �,/ NI 1 l ;p i---- \ • PG__ / ri4LINFF_
1 t / I I C- _ _ l ;Lam Il ; �V31
� - I I � 1"-J LI I -- _-J .{ / I'L I H ;•
\ //
. ->= --, I 1-113-10 I I \ \ it \ / ,a yy I I x v
L \a° e; I =--I'- ��f-1 t �/� Oe eta 9; - O
Ohm
R•in p --i- I �.. � ) per \;
Ir \� J' Lnopz ' r S5� s�ON , , ,, ,J / O R / n • / l- y m .- E 15„ a 417, Si /gp o _co C�'. - rte `'��o , �r awn � ...,. zz4$u� / r;7 y o / 1 t Qz � rn
/ !g o i c,. N•0Q 1 8'1 7!',E
- -f--
// �. 1 �I /eL 1g r T"T]Ih -1; ) I Ii
11 I. ie if��� / I I9 g � \ iI E: 9+ Ii s II
1
J . �( LA.—___74—` 1
P r� 1 — 1 I �I — J LL
�;/ /� 11 NV ga �'> - L 6'-__ I L kr' . \
;::72-'7Y;72,771,74.
/'__ / . ,^1 i- - - 111 .; /�\V `
- ��/ /,/ N. w \ 12-4J-2
PIP '' 6 I. _ ,,, / & 1 i s / •, --,. \/ / l �.- l
,C '1"; t / 44K��n v�, g@ II � \ (71vv vv /'/� it / Fri et: r- •Q `� �-�•
v \
HH\ -J I CA S--'�ll 'Hi .— I I I h
I la � � L�_ I goy r;4& ( 1 --`m I O Fae , C 1 NA �� EJ COI
_ ..� g c(Jk1 11 w I > I. a�6j; ' r `, e= I G I I ? gq I L( mg r1 g
n °I co I CJL±±I / g; 'I
I B d I I . I L It
� ` q Ls, I I 1� - :o - rte/ {
_ aria 6q4III r o fa
Of 3a Ul ..���.I i\ r--- --- r----� r- --- °° � �' n
6 1 -_g' I 1 Imo. 11 l • r--2,--, r--_ . r__ I ...�•
g ��_ � T
�o yigg0 r- y - L_1 I �? �a��. L� II II r � _lTi Q41
gry !.1 CI I i 1�,. :�.� . vv-- --J 1 I of Q I ' p -9. .�: I II III II /61 Ct !,
m S I I I I j� �; li 1 m I I e°
M `2 %' I 'f L �_� ICI gi r gC g, II' o e6 ea ��\ `ea
stn �`�/ W I 1 ,a f i � \\\ - I I I ,, <� • gr . II g�/I II ,, I
a m mK / ee I 4 �I— a' W I Ir- r 1 1`I]L �IJ N C I ,I-
M l/ I II
�S Q9 _�.� g x / :° ` I I 1, 1 ... — N- —1 I— 6z� '�� -t -f IL -.w' =T W- I
3 J •a �— In 1 --1. I I 1 I I
•ma I I �g�
� � d n II l g 11 �i^� I - 1T��_ J L-"�...._.�F � ��. J -� -J -'>--_�
J I �_
-_� Ji �v I II g� / /Q .. 4 i� ,,pI I �_....__.i ,4 r 1 1 Imo- "•
t 82 L--_ I I J
L lI /� 7" r I I )�— I I j
• _ LI L -- —I iL l e` _ i/ I I ✓ —� W ITv T'� -
8 �� -, � / ,/L v /,' 98Z L ,/ Egggx > f &a I-• I Ii 5s III 47'
C,# //L 1 I 'g I U iI 9l'� 11 9a
__ h a _ 1 1 • — r� I I I I I I v
- -a LI-- -1_-
11
0 I 1 1 I _ _ I tin •
I 7 /� — —�---
*a5 It 1/ e� 11 I &6 1 e 7 \
H;�O v 11 I I ;L_ // °e 7/�
u x9 I 1—Th------1
"__�_ J �v ��/ // 9, � / /e \ '/�\\ • '• ~gym ar
OI e' �
t /
y ii L—_ -1 f� r I I -�� I II g. j- / `v'a / ev/ ),- \\
J / 10 / If Id
CO c ',4■ b 1 fi . - .. , 2.. 1 ; ro li r-, _ c 41,., ,r---/ _....i." ci ,‘, tilt: , I
I f---7,,--- -I I '--4,----41-1--;11 --->i. C.)", N//\/:1‹ /:i.IN 111/1,/>/71/N7C \i‘N -13 '
i 'OK ---___ '-1 ° I /'--L , J l� 11 I / N•v• //< g� / A`. ■
.� M I I_ — — eY /-� .a C-1 111- — y I //' .�\'N \` C\ 43% ° -. -20 \ \\ -.se�-
¼!' ,S° L�L _: L \1 Cr I____._9 \ v �4 �_
i V
km
co 1 I- -- _— o /•
gv 1-' _ 1
f!!! ' : I i \\ '4 L- t\ _ga / / /4#iIT�
FIEI4a6330012641DWG111001P5.PRE PLAT.dwg.07/0592004 02 5249 PM,davidd,l:2
iI ea t li L -4\ \ W 'V \ \
c 14%1
y S L �- \ 1 \ IJ P \/ g
��,,,;, ---- I '\�\ / - idyl/
/ \ \ gg 11 Imo-- r_T_— _-\ j-> Y V.1/ ,7
/ \ y r _ 1 \ <`\�
0,#,# /N / `•,.. 1? T\ "' _
-- — k ' \\-_� 11; ey �'--� r— \ \' ��\ r 2.....1.-"/
eg -, ,' / l/
Q m o'� ) _ .. \ 1 1 3, 1v I r i \ \ &s T l i _0�l% /1.
F -- - ` \ - --\ - -° � it IL 4 \V/ / ,-_---__-____-_-_-_j__,L P I 4+
-4 / )k C C �q \., 1 r-� A l l - > A �_ / I Co i
_-- `- 1 ` •� _J L-_ --)‘C.,--9—a-/--. z
iN' t<-� \ _� '- --1 „11� _ ]— _1 L_ L, _ if -/ / r-r— _19 jc
.6,----„_'3,-----\--
p -„i- \ 1 r� °8-�1 1 1 �__ - I r-T�� ''_\ 'I l• ' / ° V;__
— 1 ° am / 3 l
1+3't v _ 1 ``A,J I 1
I -L __ J i q \ \ 1 --\' •� I I .�� .. ;�/ / I / -11- 7
Z'_,_- _-_�- l 1 -41 h ' 1 i -� Y IW '::� I\ �`� -'r ` I. L = f+ VNI I
e ' _[ \ I :L i -'"11 ^.., o.et 1 I; I I L $ T-1 \ ` „ I L F S I` I N I „..,„________i_ 1 - _, 1� J r- ,,`• I , --J
1 ef, V 1. -.4-1--- - J 1 . I�
Y � 3 2 ..-1 - \'1_ _ �. d -J 1' _ �1'_._I--_=�_�-_-_-_•t- r o`` �J_4 L L
v i_.-c--1.,71f./1
\ 1? y _ lIl' _ _ryry
I
Y N ; [: L-1=� X 1 ,1 .10.1' n II \ IN ) -1--- H; I I w �s1. -/
�Es ` rA \,�� i.'1 U i r QI I co ..___`� L i.\ h ,. �l
c 2 9z I L_�— —.�._J r- 1 l - J 3' I
2.-3 L. `_`~ _ -\I I I I I mgr j� f in-1_� c, - J `- b.
c°G \ - -'S ]- r =� - i I °P I I N"-' I I I °S '` - 7 r I I o. ,rte
r- 7----- ° 1"+.N x .. e� I� 1 "• is / r Y rn ! ��
2aa -�P -_J 6 I : 1 a i, 1. I n II ' C.-. 1-- ill r" 1 \
c 8 far I ; _ ''1n-.�I L 1.V I I KI ��� A . �, u> Ilii 1 r �l
� sr t r' Ik• �� —_ _I 1 1 \, L-----__-_JI I \ --1 `- - / 1 / c\ 4_ - �/, a r.
l_ - _ � r__ r �� 1I / / \ -� I �\
- / I L�
1 N 1 1:7, F,°w� '. I I `}— ;Q� S' \\. �1_ �� �� N 1 1 /,
9 e R I' Far` - Al cb , /r > -J 1 1 a�— w AV �.: I A I] I �s 11
I I� ft 1I � I1/ � Nl r � �� �� 9�• v J 1 '- ft%
j.''I iij �-1 4 1/ 1• -7 / / l f 7 _ I I,--__� r----1 1 `- r�`�^ �.vV =5 V) -; `-- �__
1 s; '? I , , . di 111 \ y )1 v c r) 9 . o
q IV
S�I 1 /_ / / _ --- ;
° ��L ^Lr------ r _ Jr�� / ' ' L � 11 !° 1II ey LII e� 111 �i/�\ '
�t BF
� : Ih / 9 r �v � `yJ / 1
� _ _ • -J/�- \ / / / '^- -? V• �1 1 1I �' I I I J± 111 ��Q� \\C� ` \j ' �-I -1 M
UtI I� 1 �1 �, s (i
e S �-�'�- _ / / C• L\ J N \ I. i=E0 '” / � • / r - � )�l +Y'L m I � -W- (��� ire vvv r" -a-5- I°i
3 m i_— /..`-- -rte . / / /A`\ - - -\ ` l ice-61/ / 1- '�-+� i �I 1--
` / '• r-1-4-1 I 7-�F. -1, 1 Ln
zdeW at3 N / 9. // /N\ /i \ k-”— III /I J I 9: I $ is
>> ( w / w v� x� >,� \ ., — //� , _ �1 I -rs ,/II :I / s I '1 Il �' ; l- -�'
lag Y� " v`` �/ //j�\ �i i r-• W _.�� _ ,� _ - ) -
�e ca
_ p� 1. 1- , L / // O') -1 r _ t -_-v 1-------1 r7-
.Y , ..-1, '.fie / //� /,/�V /..J I �l -1 r-- �11 r 'v"1 iy'-----/�.- �- l.°
W u PI"'1 A/ q / _
/
F C I 1
°s• J _ � - 2qT g // i_ . / —J/L � � �i _ '; \J J ° �/I c II
N I"/- --1-Y. `_ , �^ = _ L____/ 1 -I I - 1 I - - ,
N.13 _ t"- / / IV //1.------/ N —i ice=
ro
e m G �- -1 :,-- J �.� �/ �yL__ fT-' L---7�-J L O J L N J L_ A__J L_ W..- J .. O
m °'. 7 300°29334”W
��
/
-___-� \- - --- L-"---..�- 263249 "-\�.- �'))
g 1 / t„„ 0 UN\T y ------ ---‘\ \ i \
D3 i e
3 a
< i- V /i
P
1 /( -\
K ., �' \ W s o `� _� e cc; co
w
TO:?, t t 2. ,- , j/ / n / ) \ ) I 1 o r, '1. k \
'-7 '-i -' -.\ / co S ' \\_,,,, I \ ) 1
I 11
a
F IENG163 3 0 012 6 41DWG111001Pfi_PRL PLAT.dwg,07/08/200402.5349 PM,davidq 1:2
N
- =E g' II I BEE SHt_. P11 Ib i' I
ym
�' as
e o e
I � ow /
1 cn
yip
fi ii,' \ / N :cu
m' I o Ill a,
r
9
ppp���hhhl 1
I : 2619 07
L —I III
/ /
r i.,a
9
\I f O Q ziU
G ;
F � v�`''-v I F , ,
$ /". ! In /
1 a $ Ate. //'� V I i
G -6 4
Es _
,y
=
:€ 1
/I 1 r
s
:!° --E-)F 11[ LJNILAT-)---D, WETLAND / s m, Y
��; 1y „... 4_ - --ii,_At- a / ( —
cs
gg 66yy
e^.` ,.-__I r . sE ...,.,''''47.4----- __
4� .-.�--N .may- —__ \tt id. ��F�' fi _�L 8 ._. - ,1 _- is
.,
I
f
— H 11 cowl, I 1 I zil � o s
- .. �.a 1 1 1 1 I- , a ` 9, Q C 1 e L I rg " II I I /_'� I a
o
e L111 8 � � �a I�I 1� �a�l �—��.I -• 13-.. � �...,yF '�._ _
as 1 15 + �� �� (�� ��
' 1 1 _ / t�4r!l I Ili I li I+ I " I` `,..... I�R r ,. � � �� •�L L C1 _ I I y 1 �I %A 1 1 I I ,F I L_S7LJ- L_ �_�+1 J L N ,YI _ JI ' `\ I �. 5 m
A _ �� � l vim' 7 1
lkIli//yy� V 1
33 /I r' + /
3 1 i 1 1 �4
!Wli 0 / �`�_ / � T±jE/t2'r.r--_in a m , /
� �� -g C 77 � -
fH
1/ la I r- — _ 1 I/ ' 0a / °/ j J I' to \�, a ` ( g �g
*111' o K —
kA 9
g9 II
ony7 ( / ITS I . \ I I
3F �.� tV 9 No ,�I
n A CO � �, --_— A ice. A /�
m �, IV : a N4 A/ Icor
m a o O- to ,
, 174
Lp
8 —�1` I Qp cl 1§
T \ i �A_�6,1 ./ t o li. w g a r r
im 6 A 0\ �. ' se :a k r -
z ;0 � _ GJ V�� . 2 I-------Ir-- ' —1 '-r ' ./ ---" -,„
� ' iv I L i — J ' � ' _ J' � it / / r �
J L
� �5', _ �o ` EE8EE1'PB ` ` / / 4, /
v
F9ENG18330012fi41GWG111001%.PRE PL Ai dwg,07/091204 02.5441 PM,davidd,1.2
P \ _. � � War _-i e= - '�a� �
3.� �d ', 1 I - 1 9 .I
g :-, ' A II I q � 1 �° �_ �' W �i �I•
siat,' W N j I 1.-` -1 I -2 //\ 0, / \ ' \� i\.,t/
m.w t/7„....4.__ i / -C
--1 — r --1 r ---- .( -, r--- c!.._ '\"' . \ /�\ \
F / ; — J rti - - . .,'r - - -N- -\, 1 11 - - 1 r — — % ' \et I
L. I I Iv. 1 _ '/h K -
r
rn I k v� �, 1 LL'I h I 1 S 1 I I )^ 1 .g tn> '
et* /
I 1 It rn 4� 1 1 7 / a;� / i \ P-
.a
\ .. -----, --------4. 1 -------..., ---1 , — 1 , , i ; , -- J',c 9 \ A \IP \
L c � � L 1 I 9� \,\
a;to
V - - „\I\ a to \ ( -..„:"---......\\\,.%
932 sB ' 1 c�
G i W 1,
__ --_________ :.N.INN:\\:. -,-- ,
2 z D In f
m i� 1 z 13 \ s I ii
...
I \ I 1 I I— I ' I N �:
Wh E
N
\ r-1 / j/it
J
j co
rJ 0 4 9+ "I� IV
{� II IJ r0 , I t _ �,L/ ' �� I
S�IIIIII� N l / / L > nt J I' f / 1 / --CO/ I9 S
UJ / g6 e, ' X
() ( mN
` (� /////�/ / N I 4 is I d.1( r- vnimmpaime
g,-s. V/ (7._.„. \, ,_______-----___ -, __ ____ _ _ ___, , , ___
iiq a? co
Y I cr
' i I El
I i /
I
I N 0d II I - �u1 Y�7
1 I
Ens „� - -�J — ° I .vr-�-
-� �� L
a • � _ I I IW1 �_ b_
„s; --- v;'i�.� — —
w
cr t6, / / /�/- 1
ao //�' r 1 I — _7_\-\\.):: N. NIII
en
m
FJ I / \ / - [—
N
r g A <D c 22
Z / -------- ) S a Iv`��.-\ ri�
D s_ g o ------ zcnx
.4 03 / / ��� \i,---1
i cn fin, a \\
r / ------
o CD
/ ---., L
---” -if I )
o e ,9c, k �� o
00 e
/
F.IENG16 3 3 0 012 6 410WG11 I OOIPB_PRE PLAT.dwg 07109/2004 02.55'20 PM,davidd,1.2
l Z, 41
i=? i-
t-F•
\
,:e 77----\C-`•-,. N \\ \"'�.. \\\ \ �'- / . . z m .S1 �•.`
_i_ sob fv : vv` A U� N ��
m Y \ C� ��� 1d6-3c
y��'1 1 CIA. .S�C9� ,� %-
4 --' \ \rte
pti6 )
\\ 00 oz°�`�
��v M,.Z
■
\� ,
\ l'!\\ 1r `\�/ / tiI , I
1 �J
a M' /Is,
- ' 0 -' -------\ \\,__Th / _
e Fla Ni 1 ♦ �� %il tf F 9 d `\ \ I -- (� - Ili / ♦ 6!/ /
@1 __ .i I �I. „1\il� \f�f /
\` '_—�.
ii; II r+ \6 i
F� I k \' • 90 Sr
y
m
N
m
to I\)�I m 4I
\c r
k \
/ o, r
/ CI ' m_
/ w s / � \_l 1
Ii!� jJI m L / / 1 / s�• En 9d lilt I ft
nom__ /Y'^Y --/ �,_ -. �y 1 �I W l
gg�
Tt
co co
N
vl ——la emu• Jr , j
/ Co
co
• ) /q , -
Weo - o •� r ` e itaE / /ON 'Ego K\ --_____
W 1 T 7i[mat W O ' B< C / / ti/ l' 1 IV
e
i TillSo /--% ..-)ii
►fit`' °�N ' { ( $
Xi
ee \°, / I i°aC' m 'a W � \�\\\ �7\m a 1 L. 33 -13
74" ta
El
1 � / —ma y V~12v �. Y♦ .i 1
I Rod £6yip �A 1� t.
Oa
• 11:3
v SEE sxeer r‘1/46----- ////
o �N' 4:' is I i r,4; i f y; if fie\
,I i II 1.
F.IENGI633O012641DWG\I 1001P9_POE PLAT dwg,07/09/2004 02.56.00 PM davidd 1:2
; i\
K
\� 'Imo,_ �,�i _ _
i --..,
../....
r /'-/ -- ll'ihi I-�-- 11 1(--- 10.
��� / X14 r / -�
my / oa sy �� ,
I —
i. ___,_____--1.___.,_ iiii f R.P3„m ---\, \ a -______ ,,„ ._
z 7 / 9'\, . 7 K :\-7'/C___c_'' 'lj tr ' \- - N-1.
--- /� yg, / U � ' z �/ �p ° , i
// y N R \ 7�/
�e W .\ f .g / . ,
�� \/ w/ �.�
E y
pc
i � V ` �\ �/ \ �s �/ :k / v��'l
/
1 ; AS) 4011111Alk
. . , �_ /A
E 4,41,1/4 . \h...., 1,10. , , \\- . 1... N1/400 v / -....„, ....„._ ci
..._____V V I dE o . R to ,eift )
y N f O rrl CO c� \'�,@ J. v ,fT1 W 1 \ �� O)
im ,NN. N,/ w/04:44104: /caNisN.: ,,g'4 24:::://N'S:C./ ''---.,
, -Thi U I: ishAt '..\7°.NN , \ N,...,\, /
\ \\\ \ ' At' 41-/S<Nr<\,--c," -7/ 1
^
4.,,pic:[6:731.11 IN,
AGFA
eeeN .,
I 0) 0 Y .: /\ pi?p U! � D � ?I y ` RfTTi �u, �ii
e ..
--\-■ ‘,..,/ 'lit; 410.r-
z H z SI i co / ,
,:fil, li; 4, yd//), ::.,,,,„ . N, ,,,,./_\----------<,..%::<\::
co __t , ,r0 .z F
C
Le/ ) 1 Y N. Y A
1 :Ili 61
i dal
IQ
/ el
Ah P r,./ N J ,aa /
rJ V Cr' ,t. - I GN /' \\
spa 1 5 --
/ i :-)1 \ // \\K\H t A y
lit':
4i 5 -----V a is . - Eg j i / g r x
LIH � � v
v E3 i // \ v ' m
m C N ,
\ \
o , O w' / / ( [,J / 1 //.
S
�a o O ,
_
3 Wti,ti �)
• /_ � m m -en„ {,,,,,eeri)'Ezt.7
$ m a
.13 U — ' - �_.., -o �•� _ .- /_ /-- �� a z1 —fit' f VA xi
m 1 1n v f_ b -
\ /I
\ /
r (P .-1 O oR trl I 9 \ OS 0
° o
/
A a
O p 0
°a
I-ENG16 3 3 0 012 641DWG111001P 10_PRE PLAT dwg,01109x2004 0257 29 PM,davldd.1•2
M ' —1
2 a- N.-------N \...1€P. cg. J v �z R°a fli min i _
Lg g ga l A�
Lg q S j P
/� F / J ,I cnwr�im
' C P Ln .-o CAN
/' two , ' 1 ,
/ O TO Co
M
`a o cn
N
F °rr 0 06�,- N
q0 "tit �' o m
5. Oro' 7 y., _ M
n ,' 906
a' �
C g
x
s ^
��� �
�� �
it,\\...„,\
E66 NNN
9_. z e 1 N.
Fit.
¢ e
eq° LT/c ,-- f
Y W \ // / C\ 1
iltitil)_
( 1 k)
g
I N o/�¢ O co
Ou ET
� C o Uri
T o o 3lm w k �—
7 ° 00 N.
di 0 ,// i
.7
tO
�q � 1 /
ry m
m
a O /
sss p \
m 01
m e 7 • r D
/ z
n O % Z
(77
/ ,777 ,—...--ifftl inrdi-
At q rml P
N K CR
z0
l el ° Z ° m
m
xi I i ) / / b �zr,a
r3; / NJ Cnin iCn
MN 2 4 N A T C" /
-4 CO Cia
O ( i 04
N
S
,T I 2 F ( .33 /
gi r i m \ I / \ /
O
+ SEE SHEET P9 { n / /
C'l SEE SHEET P7/
F 1 NGI6 3 3 0 012 6 910WG111001P11PRE PIAT.dwg.0710912004025756 PM,Jav100,1:2
T. G 9 ,
e
rAx
q 7.
e
7
S
B
1 R/W LINE -I
___ L_ o -
N O J 1�
a
L �N I Z
A o r'
£ m
, m
S�V A —I Z O 0
R 1-1- I m c
s I o
; .- m
m m n
F65 I IN I �_ aA ro a zna PQ o00
J OO 0 0 00o m
�+ c-� F i �°zi ao i ao oa ao ao I°no9 G
mlv : m mmm °o o fTl
Fla ° o ° 0O
o Z s o. - z. ° c O r
} SIDE LOT LINE /;" c z ';" z n rO '" °a m o f z O
-e yC rmc Fi RI- n cCy C (mn1
66 L r ry mA i - J4 K
On 0 M
s Fr. LIs55F = iioc ° n m
a' 7 K° i 1 AX-0 -fl A n z
P. om N _ “ - oxy -1
_ � m d4
i9 5“- .5 Z -re Oa (n
C
m m s K
-<a
R r B 3
o
3 R g nr5 YY YY -<
K �. S av o ° - �". u N -c PO Ll2i2
-W
I" Ei>� NN =No
N II Y Y II II II Y n
m
n m N J u
I m o N m
hill- D
lrEgiC, m
He-
go.
s -
katiTp
•
" $eYg. Q
yyy 9
'bi If]
MS x $0
R e m m00000OOOOOOOOOOOOOOOOOOa
M mm EP PP POPPFPEIPP JJORPPOxm ° om
en4 om 00942.9.0 0000000000000000 q
o rm
*cc-'tnaov°z mr z,--rc-nm000>O0 1111111 N X IIN YIIIIIl 0II YYII IIY 0YIIYII O Q
C
in in Z o Y E
DI n o
�< -zi in al V_1(ll F --1 II
a r N
m Z Z c c
0 m NP!
°P< oonUOO -o =pp:-o m M M 3
m m ulo o>v_N>mmr.+ u,mov- °
nn rni A
:W7 I \ A i� g�n�nn�n ��nn n n n
la m -{ r- i a N
S r r•E.ilt or 3oJ 1 ° mZ
q
DA
A
o mO o I m Izs� Wm
m (7
en -‹
m a
o
I `IA_ o
0 axa n
z me F
r 1 o m
V
33
in
r 33
aZ
Z is
a ''
z `-v
o x
r
a a
a.
Y
N
RIEWG183300128410WG111001P12_PRE PIA idw0,07109/20040258'.19 PM,devidd,12
0
I
yp■
�m o
no�z�>i 0 k9 o° 6^mC g a F m m 91 XI tin rn E c� m F g
ylp,Gii "' n >;n qm 0 z ' 4i °o PA Q nc° ao -cz o $^ v z
oA R. a"' ��
S om3 N ��$� 4"0 '`"'G'. o i mN o `� E '^" =m o: 20 g ^p o
gO ODA u �In A D 1Z O .'�� 9 $ n p Z^ £FT a s z
g y°<o6PF F I n9g Y� V. Ea
h�" ! im i i A; m a o5 1" w O
y mz
D tq=- A m >o : o gg r
of.!w=n , z 6• —.o�\ .y opz $ _ = x� '�F ., s 04 r Imo° F am o gu,<p I c i n £i m a If! ^E 0�7
vo-1'°>nm$, o o AooS T °s o o c D°'� r o :gip ` € m o
ylcD n m i z IT Ag
s a r W °n $`" = m`� 9' . r o _ c,
iii::: E.^� p n o `30 m � o "_ $
gimp, F,L° 2? L Ha K S F a °ce ui
ni 9 Jn D i° a u v� 5
, k
`
. r S •I
'i
\ �`Z� � '\` ,c) 1 4 ity , i n.P. 291 k �_ .7 .:S`_ �i
1 r �?I� J/ / i I ��11pp \ _ p Ni n
sl�` 1.,:-.--- ,i6/,3 11 i 5 ;1}11.1 x . [ d �
1 1 .1 / r I r.'"a i W l)1A Q �� O '1 [Jttt$
L
i s 2 i' Tom ,,E �- , 1 e ( ° lv `I m ° ° °a T s I� s� __,--, ,d� i s 1•151 e R 99 °s 4 °s g q p 4- .
r e f2 (l! 1 �' r.1'tii {� 1 ;1 ��.i - 9 F 2 ii P l a g ia d m L1 C `$1d; F'
Y >, E ((-` l�r 1± '= cc3ikc l ��) ! i - �.?\� r' .' ¢ : m o 3°^ o y $
' ' � -...., 1, l 1 p. i ! ttjj1 ° $ ' s m o ° "G d 1 9m�_� . 11�Pi > I� f - � i 11 e
`� a L 1 �ti 00 e 2 I `t., 1% 'r .�1 �' ,/ 1 r �' �, 1
t 1fi �/ -� L/� g A P Al @@°'G ^ id h 1 1 c j 1
II < 1 u �� .S j \i 1 1''�� i i\''1 1 i s ( tti ` : m��� 3
�- '� f ��y II 7 I ` 1 i 1 4t 1 I ,a r ��>, S1�A �tecAa�.wav 1 ll 1 11
e
" � ). / 1 1 1 i9�'11i� .11 1. 1 l Li,_ Xr � �t{�. 1 a l f ilc-` t, A! , if �\ _t 1,,,,, 14,-7,- - '�__
0 1-_,,L-, --r. � i� � 'In1 wq y . III I ,. 1 �- a .l " F C�rj I p I I p } I
T �. ICI l� 7 1 � d 1• )1 71�` ` \ti )� }!6 �;i1 �y r-' IR„ }.1 I (l� < v 11 II 1}��' t.
I� tt t • i j i' ' ' C i ' {I ' 11111 11 T i
- lrlsa� aae ,/.✓ i I� ,� :a,��k1 � 1 1 1 , 1i i 1 � 1 � �t�, ,Ip� ,
-.= t t o n i I/ L ;fi '. 1 1 Jsr�(1t �.,a�n �u°' 1 1 1 lia 4 7 i�
1� m �i of � + I #1-
1 '(u 1i r i;%'1 1ttr„ . . v \,,1u1 ��1, : i�.n ,• / -_ - r, r`,,, �tQ �d �s a. l 11v♦<al ��® �1Vta 1�1u ,,, ti111: _
ar ' L!�� ' r .. " 4�1 ,e{1 . 1 yet. 1 ( :,r•/,�,� 1 1 �� _xa >;S _. � p i1 C •,V n
I '' 1,< v,- r. A' �.�i V°•B;yygY��. I r 01101.-1mPp� O 11� 1:" . a
lam' 4 4f.-- �°.v.t2 �"' ,f 1 oiril*A\V ��n1 '‘.S11131,�j01 I f1L1 Gl h:0py1 " I 1-‘1111.7,111,
i 1 s 9 68 t- (Q . OOv ��. liitf,ir-t -.,6 CI_ �..R'r`- 1
1�i' 1 i/'���� .� z i^.- 3B@ Ja 1 C � w �-..r. _ � � io'- � � � �i1iL�� Urn"'® I Iti!- �� 1,.
s 1 ��,� � �� d , ,s��s?� —I _. ltilow�l� �„ e , ��loYf �1i� h ' off �° a� (1 e r,l,��h 1
tt I• I I ` '�Wtrr ii'i 4 4 _ 101 a aM4 � 1 RIi1,1 , ,41�t t� t ! 1
-_.— 1 J. J 1FI ,A�� �i ai-; 1� r ae.,--,�....W 1s �l I! ' �d _- twit i! I IIhJ� I pfd n� �. r b.\ +F� 71 1111
'% `N`00®0a�1-7 er i . � 0�. 1-du !%d ��,��-_��� to , �p�ni 14,1 a t;' -:14 .' r Sill j
1 1 1 . 43'r 5 [ 1 1 f s s -7 ���. 1 7?1, qU p K v 1 - a
?1L1!# Tr:4., 41, )1/7' oi., AV_"`.,s. ziki 'a'tzl,'t ,ila Brutal"(na,G! ;, naa/ GI n y o .' —ID g �.A 1 .. )11.-.,-..7,t,,,/,,
$��ill��lt } �� �1- r/ ��:q1 0+ s. e.oGy5g1 Cdr mrz: i� �`tl1�a� a � iL ill 1,� r 1 1
.F 1 -� a b: 071 1 .l awe. I 1 1^ Cis n
i O 1 ,._= , \. r �=� � �®v��. ��I/ /,; QLame r E�91 Ir,�1 - � �111 ,1111,34- � ..=- :� , (f Noel. ;;��1,� ��� I 7
s` 'l:-! 1ts,/ ,4% 1FiL �'{� V"p7.ae-0- ice ' 1 1l.® � - L e �� i s "` 7 �;AV'' 1
- '< , is:f.I. ,4„- �`�-. 0N-�: 4•.,4 01 -filet�� � rr—°.r \l . �V 0 �Ry� �B'.'v'�'-.II����� I `v1 IC 3 1,',....
�� -.I ngs O' lli
H 3 '� ;+ ��. -,RI IIvk,_ 1 tr �I�lf! 0 • 1�� Q *50 f/ _ ' -
{• 1i11 p s \3 �\ •`s 11 a X311 �i7 f�Q�.�!aQ+a9��/p /1ry� ��0t a
RI, ' i .1111, `I ! N li\v1...i11 1.iii 1 (,4 �� 1 0 ; !!a 4 �.e y�`/ �1 '' ;iv (6a -1�1i r'!' tt�..-1; 014.(4)141.114111.•v I 0�' ��0� it, oi440,4 ��D'�! . �r E-L,i!LI'1
11u , �111t.�y pi'll r� �,% 11 1 iISOLII7/ 411 �py�f�n∎ Ore ` iillq
t III I1r�s,' .2.4:31)1ICCC�,,,Q1��!, � � J� LI ;4 �i,®iki 1 ,pa
c"{ t +�c -sngrrF — er -tit rte— rs41""5 1 11
m� _ i f ° 1 VII x571. X 416k4s�kl.V L `v % '-- )( ;- s ) 2 li, , I 1 '
u' t 0 i t -'�rift k,' , 1 \\di ill r fry Jf ;Jr..i i1 1 d 1 1 Il >•iii
m;"D -'�i / ,,(/ -• i l(�% 11) ��1 "f ` 1 , � rl.s�` - ��I���1 W!i' t �.1�`p r 1 (I ' ��i t 1 I 1 i'
'I
Iii
t0 f
SS at
m
o_ow,�h—.pk am€ g" a a3 �'o o� H $ a myBQ zo I!b: C ^i e ° m 2, 22-12 5m6R o2 "re AAA !!! z L't
102:1 m
�`; `_� rip "Kza -mV d t m 8 °F n �S= m 24,9,„
� o _1� £
o ix, m gs = s �� o o p °s °a 2' . o m a p poshms Ao;
oy �_. $� $'" 6 �tt € i�6Fn nA Q A ^'^o;• °�° z° „ p°
cg z
�s V z9 A. € g. 2 ri°4 ^€ 2; a C dr o^. _ £
CT 90
OZ
$a ems x �m $ F �b <
^ m Elm € a=6 _.2 � 6 ° p .00s
2lJ a ~gz aTr
mIA 2m n
FA
0 4 i imp p W m
r. O G
F.IEIIGI6 3 3 0 012 6 410WG111001G0 PRE GRADING OVERALL dwg,01109/200101:53:16 PM,Caig8,1:2
I
B \ ( to CO SEE SHEET Ott
.. g •� / a . , ./�
,, w z
I
y I A' ! \ _ ' nail 0 1/
/ fp .
.` 2 I za xF 0 * i A +l ifJ
o
`@ E. \�l ,G - ( �%t / 0 0 m 0 O E1 ryi
• 2°F01 03 b "j1-.4n o
N �� / C cc I; 6 PP F NV101
.r! 111 S A I 'a /-I
E; Ar �v n +n e� /�� / 'c0i n�m l FY N Cr;(II
( :r } oO / '
�q , X '-1, Q
T 1. fit_ / -
\�
�j�-� 1 ^-k.nth.` z � / a t2 P li
J/
--' �l / '��r \
c
�, _ o �-' � Jl �.
H7:J- m2'� 7SF O ( R4, �r ry / y
1 € V mob° / p4A t X ~
�. .- q 1 0 ..+ i _
e ♦.. 6n j.��\ Chi zr / 5' Car f m /:r
5]
♦ }.. 41 / yT
Z
Era l IN 000noo-oods�v to io- ❑ovo-'ao-a
s
€ - 1V a yv�ti - '�Z \ '9€0 _ i l/tlli,LI.�1' ❑/ _
`9 .�1 '`--L�,y -.®W may. __-- =.-t , \\ \\\� °ia . = 1-ritU Eft/ - J-' -
1
N a_O y��a��_..�� 92ra FW 92s Q ?\.� °..% g,.. / //, /i I ,„. ;
s t°I .l' � -' _RZ�-`t � \_ �..cslCn-r-.-- -L1 �-°z. '.fi,� � i� i��� /y 5 *::- ::E"026 � /
• ...� 9,,,,,,YY� _szs -12 -IT 928.1 < ��. l
—_ R l.. .- �?_ 33g9H P Fad -�. `\I� I ( - --ac. 1 X`'y,.// ' Ny. l`'•.�� 1
9400 __ /���r E¢ "�..,.. l\/ y ` l
y P ` f 1 �'4
��_. "� / 0 *O 7 -* !F YI 934 l�r��`4'._ �x t`i-- ( \�.. `�� (' �.. II n ) � m v .-
UJ 945 5 - 9400 9470 945.5__ -__. _ / I � ( .. � �) [�] 1 , V - 1 tgmm
c n 1999- - - I 944.0 Q 1\„ -VI_I V `I ,� . , v V `1m �.
9g �'�° O! A .� -'-A"rb � ,ve, N 942.5 ...sad`F5,, ' i I I� r� < A l <'n '
5° e gi ®���. _ -r-Z66' .1-V ,y/'r'.l v \-3g------„,„,-, (l v /'N. ' 'RE P S/ ,cta ;\ , 9.4 / l Y; �3z. '] ' e -A - A�� I . 1) / 945 7 ;� '� A �m � 1 �a/ I l 45p �a _.�..
..3 m v5 y am, v :2 f 9 � �
'Oro E'" / __ u , PRA 945.0 1 (� vI /"
,/J 8B 9°0;
• W ,S u' Q.. 9v AW F - Y z.eexl °40� ��� �' _` 99p ...
x
_$ / -� �- - l _ Y- 95pO f`
9y4 6 ELL� 0¢9mv- 6/' �'\fl� il9142 T- 11/- ` ° N: ., 1\ I 9$O r- ....
pp e /
e �, rl 1. o`' a�w / `---/ /'c / J` / i �4P Y r `A.39 'i_ rc,oa ` =e°e xi.7
k 7 / // .° /�/ / w // n "*��
4 1t b \
rd°/ .O� / �� / i /�// / +d' / HP � {+ ' �� 9159,
_// w_.... n- / -.m b / / -- /
_....----- ,Y �E, t��, -"-,- / co x ..-^/ J'/ / b/ / 94s.o ssap 9�5 \
�• 8'.. T '\ �. ;(] / 4 94 r 999-0 9Y
S' 4y /,'). l / n
/ o t .-, (,/,,, // :/ gas r 99e s ��
.it - ti�b\ . w I 've//9 Z . - .-..\ / r A4t
^O .. V / , 1 --/-‘ 41
'y 7 i/ /; y 919.0 1
6 \
•a...( J Fo`k \ //xr ``v.,C / i°1/ / . („∎∎• g wA9475 \A < p3. 9.
”m ^
/ 'o::v \- ,(and-�7/ `'� j(�// / �' i / ��W • \
pI, m ^ /
ne bl �NlAP W \ ' J` / i / �' / / --\ 9.569 r �. /
2. x \ ak /-1. 1, ,. / 4 P ! �6�i w
m b �� i / / �," //��1��11// r ' ��w /y"Ciao mfi � •�� ��/ Ripe �h c" / 1 I / // A �✓r�u �� '_ C � 1 N 1 II Ne���1�`.
7VI ' / //� Mt 71 e ' \ '\ / - /W 1 Y I II 11
i_ F /// m°' /1 i 1� Ys a III 111 Hal
F 1 /1 i N\ `eo. \ z W / fl r.
-., 1 �y%� v l �/_: 1 . �1 - i• 00 6...% W �.4 I III \Ift„ /V
• � ®® - / / �..t �°
D9 @Y �� { 1 . i' � �r 9/ � I�. ft
719 5 /77 I ,i. / / /t / 9515 e n \ V i -,...°so i` i 1,w N11 1 \M M- /// 7.1 V vv /i///R' , g• k\ a \ / �r z- 11 / 2 / / `V - / / /j1 - 1 $ g� \ � �O4 /r
A]1 1� r \ ti --'�-> tiz>r. A 9975 '- V N /°(z till
A'..d ? t l '� ��/ - c')_999 �9e v • �� / 1 I N// 1 1 1 11 ca
a� _� ill' it \I = &^ e \ / / d//i44 11d IL
o= kt�� '\ °'«r, � W �,—\ w £ '/` - -i�` .�I l \/`4y-" I!u f
i vvv �� �,� W l 1 'Pi „ A_cso\ ' / 1 R,' 94 0 77 952.0 9510 9490 1 94J.0 p � �F �\ �y ‘N`" Q
n \ v
0 \ ni 9400 II 9540 / i 9560 '9570 955.0 f: 5- • P _
2 33 r fro: ., � - -°-,; � 3 r\`-- x ,�I I 9ss-'J 1 9535-
�5 '/ s„� s�' £sP 7_ N
a
r ., A 1 •
•a
z W N s s 1
9P29� 8 ♦ _ 's i //s/ ,\�
0 0 i f ” / / it US F zyzsc r sC sc '),5°5 915
L= V \\\S \4� 4 \ \ oo.r/\\\.wx II\� o sb.` ` 4 ^t 1 _,.?5eis ��. - _-
g
/A/._�?� �— ate_•
F NG10 3 3 0 012 6 41GWG111001G7_PRE GRADING dwg,07109'2004 02 0240 PM,d°vidd 12
g ` g \y\` a \ t • / rl ,rt t'',, ; ;
-.a a art.% ` Il t \ir)c.7 il_____,/4) /--\.-\\N 'LL.- , \\
\� 0
a. Y --) 1_
• WI( .. '�� + Cc:X N ,sa "'�'S Sn •�/'::1•99 •-•/ Pig \-,. ....------: , „...-_%=- - ___ \ ,, I,\, \ \.. '�..
IT0N.., \a QOM• aai 1\\ 4:z° /
� ' 9I 91 .0 a •_ -_-_,_:-=--,,--7 :.° aatV C/.✓ ,:
I-
�'---� alb E s . >N,>'\ ,i1� v �\' �� °s 7�X ' \/ A•� 1 �: 01• 9 X9.0 °°♦ 11 A l 9JB n: \ C
• y'Ylj a
CO .A I „ II \ tTi
fil c* 1 )
p III ; :: ;c:I!? _/.�, / \\ I4 !2 / h !1 __ A 1 i \ �I 1 - Yy CP F i \ �3 O
I FS ' nJ I t yy . / n' \
. PPG \ 1 �n ` (.I r 4 \
5p`e 3 ,ll 70 I/' \ �: ���'I rwV \I co
A r4
_-., \�\ 06 F Opo 1 "I J
O £0186_ it � 5V to ��p
y m 1. •:' /// 3, G_i any 1 r
nJ�1' "-u\ . t+1 /// ZA to y
�1.: 1 11-n \// /// �v it: mo f X F.:I / m z \ c�' III // / do :,I � o ' .r 7. I III// i Xa1 uF "?I CO O
I °z° o me 4n
X ti X (' 111111 III _=S �o ■ f]
II1 o �. ❑o-[9p°.
�l Sn m I \V \\t&.� �AQ� � ' �0 \.F �° d�c mi �I .� ' JTTcZ v`P..k • / ����.. � .�°z _ / t\ j ,I
a m — �'-�,. 11J 1 l i°ai O oa9 •�i \ 1; °i1 i 'n
ce-r• 0 X / / 11 ,110. Ny� �o_� / : o. `mil ", 1 g Ild°-DJ irl �i -91 1�I III I I .3 �. ".I JiI:'p V / I°11111 1I❑ 'j L b °/ / p ��• Ti m� 1 i 11❑ Ns i c-
a \ ./ " \ i '"00 �/
it �'i ] o / jy? p0 "z i � .ls / \c3 e ♦ -�/r' (� < 1n/ -_"r_ ■ / I / / \
ti £ - n V . _ a. �9.ac i' ,' 8 y 1
—_ vl912-- 0.°0.°9913 o oo a 001]0 / b ' / • 91• / / '� a
+ °� 916-- • / // • Ca �� a
,. ► 4a�'s 00 9I).5�- •144 91L v / ° %/ / N(, •• }C
_64% 9]40 9C•Zw1.5 Bg0 //I ■ / // / ��_/- 5�1 fL
�m 4
_ _� e b / h
^�. • E --L^I X91 - - • V. - 41 //' / 4 1i 1
tll .__`U _ ` i99�>2B LI
£ , .-_-7_/ , ,.- .219 - / 11 I co
:_e 3 \ j+9., ,I 4 T ,I h' pis _ ___
0 7 i / r J X..�� , fi e � / 9z4�\'\\, \. « vii, N \1 qo a' nV', �N9° ` h�"' `I
e �'�.. sI 1 99� \ /h 11 /� N �I�tl r-'J
fi
� / 3 1 2 ma
n ! /�j�/-.- / Y /f Ip!),I 1 / VimV
1^}) b d 1 1
°tea /� r / Ir ' tW a ,; 1 � R.4� I'jl �—� 1,`,\.`~ 4
ys 1 \ ro a \ ``1{ \ � o„� as
t,:v V N\
G1Z ØkV I
y c m �_,.� //(�aT; \ \ \ \ \ .O , �'c,.o d _ie 922 �'�?�-G`+ J}
( _' !F). °..z z 0. -�/ (��m 2‘`� \\ `\\ \ -t, \��% t \ `°0-�'— ,jam ..
v 0 z ` /� =! I ,xi y \ \ \ 1 /!�— y9�s�' a ze¢yu�Iq w�;
0 pioor a u Ol 1 Y\\ \ s4,\;$ S.IB' w„`,a` _ r I -1 }ryp,-
c - E KF F Z , t• \\ a -- �M
9 f�1 o m 5 r'\- S[ \ %- ..vim” 1 QILT
\o z 1 ✓, � � �
_T' �
°n y K / ♦peg C
SEE SHEET \ \\ �
�, 4q (I a 4 / \e n 1-1/1-41-• \
T '\
F IENG16 3 3 0 012 0 410WG11 I001GO PRE GRADING dw0.0 7/0912004 01'4009 PM,dav kid,1.2
o e i I ._/ S TE eh \C ei IWO/ — -1/2W114111 _
0
g . I `r 1 } { 9 \ ` ` ,-_Qi_,92LSp ^K i.6 7
y .s3.\\,z,,, ..n: cb 0 \ ,/f. :9:30 ...,1 , .---- Irz--2". I.....„77:2t. 7,..1_L.1 ____It_
-- 5 fria,11\C v a`
940 0
,/ C : -',0 ,, / �„-'-4� y v . VA � \_ my • n. ,,s+ - F
.�,/ , Gf •,1 1.. / —\ ...1,-.>4..•'X \ \\ y,o \ B 914.e r 948 6 948.0
1 h ,__ ap._ e _�
9
a 'r` / // n \ -\'�1 1 j 11! .Q z ag2j \ +\ �ee�
1 �. -i- / 1 / 7 ti / // /s�//.. \ L�e-4-r �`-_- _P / / /�,p. // / // l/ / ro?/ '�9�8. emu_ »% / / 9 / / g / °� < cans - O 2� X / W i/ / 1Y�// ./�/%///�/ le , \ w \ —fiI I\ u,/ /\ i / r� /// ///� / / i !o yy� e-,x ¢ / a rv6 �n- �Nil- ruc / y /) / �., s'n \ O I , yv n
I F,l / tb J `f/ C:1 ; /11:1,:: /„/
¢ p
, � . . / // /fir // / o 11yyla C4:O� ern,
I r
4r°5 :ILI
.. --1
t Tt\ \\�- - ;---,,• ri,<?R;/ 1 \ X11 / 40v1▪ 1 li.---c41:0:-:::17"li)/1"\'
- '�
■ ,/`/�/
P 6� v A %'..yi�fi 0ti6'�5\�/ v �A�v ��, � � C� / 4o / ,r/,s�E .fl ''_ _94� � 4, \ � rn �I 1i � /v R�� .. �� y z I - A \. c, A 0
\ x , 1 L _ \ \/,.o ui :m ::t
1b Cil ��8
%/f rl -p ` A e/y/�� x v y, v ee k - / ‘'N'*)
'a �' ./Ijl
�`V -I// '\\� I �� �/ /°�� \..���� S �I �I OV �� \ Bt6K 9i! t� 'C, 1 --/i �/ ♦ F j➢` { ` 9 \6\� e`e`Lry \ ' oo n!s �, i(„ ,„/,,/,/% / /.) r\ jr: ..
Cp v / � � V e
It ii al i N / ®� b .� / /{A I / y.
I.a •• 1� �l'� v,� ,4° . /I I v .vv i'77....::-..,?,..„,, �_ // I 1af
c ml �. ( / /+ �� v /� ,& // i v�\ ��� 4 \v T 4' V ems. -/ / /7 CIE gi
5'. :10 0 l - ) �/ oc / x� 6 VA '� P V A\ 1 / ( I .� 't°1 El otil -
B B Ill "" I I ,E' �� j` ��.., - \ \ \..,. ,.. 0 4,
' l�
I 1 i/= , la I ,11711-±114—'^ C] v_ ^vim \ L
iz `,' '{ ,., _ I� i. IN /J�%r A ¢eo x ,\` \ \ \\\ o- ,.
fl \
�`--.9� i;1 I f— •', /�� /. .4 Ate- _. ",e ///- v ?\ v I 1 I�•
I;i �` I_'I I ej; � is Y • � „m I zo rho ,:. ' \ 4 >\!,II Ji it 1 o 1//
� PPP ' ). \\
\ n , F
.a I \�sE 1` / / '),� a �'6 ' i\, ao I F
•
/ � i O I• m ( r kf (
II
\ °II
IIC
'QA I , 1 ■ k ; � � �
v c
m
I / A
,, J \\
p
�/ r
a m ��
/
im ' -----ak i nog
N C n tS z:m u, I � i T� „r•4-{f{'(j \02 o s o / ( \ -i I ZOF tir5n�nfm 1 I, I 00 o n z b � ... ,� a / _1 �_.. `11`�4Y �. y� I
R z L � m " / rn� \ \� �"■
i�. nfm ch' UP 1 I ii:r 9
y°0 0 b °v m N P z El;ierto,i7r,_
�
F 1ENG1633W126410WG11 ID01G10 PRE GRADING.dwg,0710'9/200401'49 41P,davi Id 1:2
' n n. t ITl
CI: .io= i rn
Accp^
Ii 5
A9A1%°Z ° Of 1 f, l n
'I F 2F,P,-. I 1 \
Z '
m2 -I \
CI ��mm o r % �'' m
z \
oa AS 2(i1 j Pi
ye
gm� � D . ` I L CD (1 - D \l
B= n I o I
rn I
F o r m Z Z ? Z Z � � 1\
_o y !Tl(rQ - — In Lo W
=q nUlo Jg
Alan (n ( Pi (YO _ 1
o V CA { y O \
v'A mY.-g-P S W (.J W C (.1
A (P O
ls '3 iz O l Z O G \
7 — — — i tsy
0
°'1117111ff I I I I I I I / /� I
1 0 01 C a �/��
i
Y \y
R — _
P S F s
1h: 771111143 I
N ■J w \ / \ \ \ / , i
m
—= J J N i
I IS xv
CO o
1 i I C-3 /7`cg ,Ale,ffilnitilinattiliakrittr m 1_
�i
L-■-1 / 2: trty .,-. - c , \
I Ali Mb T
..„
'� n ��e h I ( ■Tialin 1 ,_ A,,, r...
I 1
qi Igigt • i . ? 1 iota — —' °° i 1 @��N(i !uI iii al iii_ ,��11 a
In
laK i 0 I WI\ \ ins ate \pa 1 /
Lie RE _ -_ ___\ c /
rn , s, ' 101\,14 :t.,i1, 0 0
ill ;E:F - - ■ A tot j� 1 *Psi �G��811 z , , y
_ , , 1
a11 P IP
jo
) tigri vas* \ ila 1 inial ,,„
, A \it Ilfr‘\ ts- or !raj EIP r, 1 ,
'3 CS,- "-\ a 44\ \-- .., ,....
, ,
0„ ), a s \e‘\
tl-iiirm
A r ca7 ,
12t J
21 0
• .O \ s,ta 1161101
0 0' t 1 1 1 1 IIINIIIIi 1 0 Ca
I i .7 , -- '
A i
p
i ji 4 \ 0 1 ---- —I IS i i ,
c i rdi ; ill_ ION i i U��
1
�� z N w . 20' W
So
N i ± \* \ �� i �r�'-c
ia3S ,ietin a
F'.IENG16330012641DWG11100131_PRE SITE PLAN.dwg,0]12]12004 03'.10'33 PM,CragB,1:2
g' iq %% \lug �- ,
\ \ ,
, ,
IT 1.1111:1911 IIR1�I�
2 a \ Pli l h
go' 2 �\ m jv/ ----- -7 11��� ; 1iil �'° ���rA,E- 14 nz ,,..,Ep-s-' L, our
t*7 b .111 -- ! ant t 0 /
1., '4 161 - I sat 100 1
W4 / ractirt \- Wass AS 011,■ Jo,.
n
4111111••"-," 0111111/11110) iv. 00e, ,L,
11.31.10 amigamsw
c Et nn � �1 tcalka410111311frilin
ti-- r 6-s - 1 ro lial! 1 J I
, i a 441\14°4 ,'q6 \ .us i - `
`` r�^ 5 O°N AO f L" , — O
i= N 6. . \it
r �a g0 s` Q a is tN► • _AND 4\lot_ I �, �� -, oo°—I
y
VV V r . 0
1
_. _ _ . ._ .. a � r (D n
:;'
III .J \ / __ „lc, a� O a w Q z
+a
1 t fD= i 0 \ .0/ a++ 1M1 IKI z r,
, � �
Iilf I O �� oo
41,/,'W 1 �� _■{!1 O
r
gliE 1S N I C / i Fill I ��
D as
s i•J 13 5 , , 1 /__I_ iiil■t t�l
$. � 1IL I
p', ; t tad loiino
0
"m7 z
1.5 m�t -o co
z
ti:130 u) , � ;A /
a • G Z m — �
3 _ --IT--I-,N34
5Ton,
_LO_J ,i I-I -I S S T liEg ii- -- - -N--,
____,
■ 1 xTh�_---x i"
. nm
I °
V ^=°m
a cop
r :f m^-Go
< z
-1 37 ! tfl ' s o- tr
o
ooioo
24
p A
°
C $ Or�:
. N q mm
°o
N : - x
F'.IENG1633001264IDWG11100152_PRE SITE PLAN dwg,0112712004 03.1140 PM,CragB,1:1
V P r \.O �1 . /
m 3 1
E; j
I
. 0 .7R
y 1
1
'
--) 111P \
v
\ ,.` \\\\ I ,
� / \4
• , - a
vA h , ,
. . ,
ET L, Sig iblaIP ! \$R 5. -- y / \
6a.v 77 \
- no /.
7vs mi / / \\
I. 2,6, l(1 * \ Ri \ �/ \
El
447111ri/ ‘
1 AP
o
0 F.^ / If•
R
I I11 1
S L — J L — 11
- g a .7 1
...2■2121IIIiiiiill ,
■
/ I
cc
A aj
yp I me \
d III_. �� R°c
q £ 1 C I O m I \ \
gr.
921 P. z t O 1 / /'_ ��� .mN I No° / : L' \ 1
/-4; 3 . N . I / / 1Of
4 e v 1\
8s n n C / .F.,, 1 2 i c;," ocr gni . i I .
- •
N mO
o
/ ')c P �o N l 1111111 '
_ f
A
(
1 i I ' f
NJ r�� L
a ICIMIIII i r I
0 °
° 1 - \ A me
m
.
� ail R°
°m T=
11 po I
C
r I
s .7oI GELHL m; �O —1l�an
z o=. z = I m O� �UTLOT 1811
m;°. � A° P
__ __ N° ° (11� �Iril
3 � � i oNm am Fii 6;F Az^ n
zsm °
a ° SEE SHEET 810 / m _/ / I I I —
F.1ENG103300126410WG111001S9_PRE SITE PLAN.dwg,07/27/2004 03.13:57 PM,GaigB,1:2
II I sassilir a
:1' -:- '.-, ‘T% -wiwitfjitia.1/1141119091 a 1
Niti
0 O0 OUTlo7
tc
■
9 OD
a/
s n / C i II C
7p
rillIllillIllaIMILMnlllker
IV
it
n
jo / i/ /1
•7
0 m \i C N /r0/7. ,-_
.R ^ \ i / W/ \
P S3S \
R il
5ca
®,
6L _ 1.4
m
<
" '
• \• \ // m/ \v X93 Do ,I/Qo
u
4 /g � � \ k`
4 411 ,/ ,‘„, y
.0 111— I itir v � ,
( .
10,a,114,./.il•/
R.,
eat _ / � %' '�=�!' A�
i I1r E / / ti.) ,
t" telei%**
�, � 3/41 MWit
si, , , . ,
N�
111 n i ! �. N ?o
eel
� tor
C
p o o � � j �o�*
a nl ?n
r"1 0 0 • S �V / / s I• •
u o O f .. �1 / -/�r���1
F
n
a3 3
( 1 / / n
1
I ___ /^ / 1 20. 20.5
/ _ 10.5 10.5
C rrilLao
C m m°COO
'r. 9< pinyy '^ 0 0
< mrmi " p o-( 14.0 4c.0 14.0 O o
PO�� A;° fa z
��m£gz in e.o�o v °�
m e' >°po F F 32.0 _ e o e
-R c D V 6 m° b io
r om�'m°zZ 6° j— ° rm 3.0 SC.O 3.D ; i
= Nz gnu _ 0 ° o 3.0 3.p 'v_'
°s ALCD 38 ni o e oz
optpo mm fi.0° 560 6.0
4og A£m Cp Cc,
3 O G AA9m� y ° VIa Z
chi + A ZLA o 0 o N
N pAmE
J p $Ar - aaa
105
O + ^ - 205 Po 010.5°20.5
F:IENG16 3 3 0 012 6 410WG111001510 PRE SITE PLAN dwg,021221200403:21 23P,Crage,1:2
02/17/04 FIR QC S"
Petition to leave roads in Sunset Ridge Development as they are.
The neighborhood of the Sunset Ridge Development wishes to have the City
of Elk River consider other alternatives to the future growth of the
developments adjacent to this existing neighborhood.
Presently, the development has 2 roads leading into the development ending
at a dead end at the 189th block of Lincoln Street. The city is considering
extending the road to the south and east of the dead-end, continuing on into
other developments. We feel that this will lead to a considerable increase in
traffic within the development endangering the lives of our children. The
intersection of Lincoln and Twin Lakes road is a dangerous intersection as it
is. The curve on Twin Lakes road makes it difficult to see oncoming traffic
from the South. Vegetation growth limits visual field in the summer and
snow banks in the winter make this an even more dangerous intersection.
There are no street lights in this development and the roads twist and turn
limiting visibility. There have been numerous close calls in this
neighborhood as it is. With increased traffic someone will be hit. People
come to our neighborhood to walk the streets and enjoy this area as it is safer
to walk than Twin Lakes road is. If a road is put through that will also
change and it will no longer be safe or enjoyable to walk around. The
present development has been a peaceful and quiet place for the occupants,
and we feel, to open up the roadway will take all of that away from us. There
is no benefit to those of us who live here, but this road will cost us dearly.
There has to be a safer and better alternative than changing our quiet
neighborhood.
We are petitioning the City to consider other alternatives, such as roads to
the north and east entering from Twin Lakes Road and Co. Rd. #40
accessing these new areas. Please keep us informed of any meetings
regarding this road and surrounding developments. Don't keep us in the dark
on decisions affecting our neighborhood.
Name Address Telephone
I ''- d2--, A13-4/1/4.-38 33 IIIPALeAras
T/,off : 2Gr4 Lfrc<.w 7( W/TWO
/
Cgdeezrt(a 19a<1OL , 2rltA) 'IG3-Vol-Z3?3
_AZ ',clot, 19o4o l'wean 74e3-j4HI-L313
02/26/04
Sunset Ridge Continued
Name Address Telephone
■ i q/-5 /7
<_._w.1,L- ti `�� 1,11.z._, l q 1)8() 1--i flWJit a i- -1 1- 5445
4 2/42 1620 a6 z N-0h1 -Si-. v2//~-51-5-`/4
ct,i: f ue' / za 6( I ' /%6%,z:-//x(2,7 ;j _)W I)
viii
/ ' - / ,e / 7' ,� /j
r utO " U I',4.. 1c 1 x.10 lino-) (n St - r>F I -y g(P
erg1 �'�' � /q/3�f /fit Sf �/-2i`5,75
�m ,: eic-
Li. 6,1 - n/'I 7 Gr ce4c., Vv7- Gc7c6,3
•
/ 7 /I/7K 02U I . -er> �-PC*Li) Si-. IN 'a
"�� �S�-Z�S�
. -0e - -- ( `('1-2-1 \k q �1�p-73+17
ILLS l / ri A p63 /--i/ldd/'D � . /Y"7/'�67 Ala
,/ /i/60 L. 4 / st Ark/ ily-7,260
_b11, Yi 6 ( i, /.•. :f I )2 M`'i (0/4, c ' " W 'Or -g-2- /
1 o2 5-7 / 1 ./ C
d V- / 1 . 1271-7 / ,,c .. . - ,,24//-c)/241
G�. �/ .., 163241 -B4'51
�_, .0 .�.��I — . _Csts.�a SST
��'rr ti ,, � /917& t
-
C.
a
02/17/04
Name Address Telephone #
tu. dt 1- ?L._3 r ea. —cc)
Litt A1/41 at/ ��� I quo '.pbor L-&'r 51-, 7 6. ciC/ 1 - b 206