Loading...
5.6. PCSR 08-24-2004 Item # 5_6. a River MEMORANDUM TO: Planning Commission FROM: Chris Leeseberg, Planner DATE: August 24, 2004 SUBJECT: Case No. P 04-18 Request for a Preliminary Plat (Windsor Meadow) Request Consider a request for the Preliminary Plat of Windsor Meadow. Location West of Windsor Park and South of Windsor Park 3`d addition. Zoning/ Land Use R1-a (Single Family Residential) / LR (Low Density Residential) 120 Day Rule In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be taken on this request by November 5, 2004 Attachments • Location Map • Memo from the City Engineer • Aerial Photo • Jackson Meadows Images • Preliminary Plat • Preliminary Grading • Preliminary Utility • Preliminary Landscape • Parks & Recreation Suggested Trail Loop Planning Commission/P 04-18 August 24,2004 Page 2 Existing Conditions The subject property is open rolling meadow farm land with most of the westerly portion being wetland. The site has been farmed for a number of years and there are no trees on the site. The adjacent properties to the north and east have mature woods directly adjoining the subject property. Overview The applicant is proposing a 35 lot single family cluster development on an approximately 64-acre parcel of land. The development will be accessed from Windsor Park 3`d on the north and from Windsor Park on the east. There is a proposed connection to the property to the south and a cul-de-sac street (212th Avenue.) that terminates at about the mid point of the plat. The project will have a community septic system and individual wells. The septic system will be located in Outlot B. Also located within Outlot B, behind homes,will be a playground area, a pavilion/gazebo and a volleyball court. Staff has concerns with all of the "activities" (playground, access road, pavilion, septic sites, court) happening in one concentrated area. As for access to these activities, there needs to be provisions for providing better public access to the playground area as well as the septic sites. Staff will be meeting with the applicant prior to the meeting to discuss these concerns and will provide an update at the August 24, 2004 meeting on any revisions that might occur to the plat. Cluster Developments Cluster subdivisions are allowed in the Rla District on parcels 20 acres or larger and if at least 50% of the eligible is kept as protected open space and a community septic system is utilized. The base density of the cluster plat is based on the underlying zoning district density times an automatic density bonus for the community septic system. The density calculation for this subdivision is as follows: (63.88/2.5 =25.6 lots) times the automatic density bonus (25.6 x 1.15 = 29.38 lots). With the density bonus allowed for the clustered subdivision the applicant is allowed 29 lots. Additional Density Bonuses Additional density bonuses can be achieved by meeting several standards equaling a 5% bonus each. In this case the developer is requesting the following additional bonuses as shown below (63.88/2.5 x 0.05 = 1.28 bonus lots). The rational for the bonuses are outlined in the applicant's narrative. 1. Create an endowment for open space 1.28 2. Provide for public use of open space 1.28 3. Additional 10% open space 1.28 S:APLANNING\Case Files\2004\P 04-18 Windsor Meadows\P 04-18_PC.doc Planning Commission/P 04-18 August 24,2004 Page 3 5. Architectural and landscape theme 1.28 6. Lots less than '/z acre 1.28 Total bonus lots 6.4 Based on the bonus density calculations the additional density would result in 35 lots total (29.38 + 6.4 = 35.78 or 35 lots). The applicant states that they should be allowed 6 bonus lots for a total of 35 lots. They indicate they are meeting bonus criteria numbers 1, 2, 3, 5 & 6; 1. Creating an endowment to the land trust or homeowners' association where the principle would generate sufficient annual interest to cover the conservation easement holder's yearly costs (five percent bonus). 2. Providing for access by the general public to trails, parks, or other recreational facilities, excluding golf courses (five percent bonus). 3. Providing an additional ten percent open space above the required 50 percent preserved eligible land. The additional ten percent open space shall be buildable area (five percent bonus). inventoried by the county, city, or state historical preservation office (five percent bonus). 5. Providing covenants to create an architectural theme to include items such as porches, side or rear loaded or detached garages (five percent bonus). Landscape theme,lighting theme, and open space/central meeting place shall make up 2.5 percent of the density bonus and additional architectural elements shall make up 2.5 percent of the density bonus. A written narrative describing the architectural theme shall be provided with the preliminary plat. 6. Maximum lot size one-half acre (five percent bonus). If a bonus for criteria #2 is to be considered, staff recommends that a more substantial trial system and better access to the public facilities be created. As proposed, one trail approximately 1000-feet long,behind homes, connects two streets while a second trail is only about 600-feet long and dead ends to a playground and a pavilion. This trial parallels a 12-foot wide Class-V access road. This playground and pavilion do not have obvious public access and would be viewed as a private area. If a bonus for criteria #5 is to be considered, staff recommends a more extensive landscaping plan and a more substantial architectural theme. The Parks and Recreation Commission recommended that the open space be planted with native prairie plantings (i.e. short grass savannah) and with trees @.e. white oaks) that are typically found with those prairie plantings in addition to the one additional tree proposed per lot. The plantings should be installed by a qualified company and a 3-5 year maintenance contract should be entered into to ensure establishment of the plantings. Homes constructed in earth tones with cedar shakes or porches and brick or stone on the face of each home are material choices. Staff does not believe that materials alone constitute an architectural theme. Will the homes have, for example, arts and crafts detailing or will S:\PLANNING\Case Files\2004\P 04-18 Windsor Meadows\P 04-18_PC.doc Planning Commission/P 04-18 August 24,2004 Page 4 they be colonial in style,will there white picket fences throughout? Will there be flower boxes at each window or side loaded garages so garage doors are not highly visible from the road? There should be a clearly identified theme (i.e.Jackson Meadow) throughout the development and the theme needs to compliment the proposed materials. A determination needs to be made if one predetermined lantern near the end of each driveway is a lighting theme. As proposed, staff does not believe that criteria #2 and criteria #5 are met. This results in a total number of lots of 33. Streets The proposed plat has an east/west street (212`h Avenue) which connects with Windsor Park on the east. This street will be a cul-de-sac street (214`h Avenue) that terminates at about the mid point of the plat. The length of this cul-de-sac exceeds the city's requirements. The western edge of the cul-de-sac should not exceed 700-feet from the intersection of 212`h Avenue and 214`h Avenue. A proposed street (214`h Avenue) will connect to an existing street in Windsor Park 3'd on the north side of the plat. A second north/south street (214`' Circle) with a proposed connection to the property to the south is shown on the plat. Landscaping The proposed landscape plan shows two 2-inch caliper mature spruce trees per lot. This does not meet the ordinance requirements. Each lot is to have one yard tree and one boulevard tree (2 total per interior lot) and corner lots are to have one yard tree and one boulevard tree per street frontage (4 total per corner lot). The City will not accept a spruce tree as a boulevard tree, nor is it an appropriate species for the area. The boulevard trees will need to be an overhead or ornamental tree. The plan does not reflect the extra tree per lot that was indicated in the applicant's narrative for density bonuses. Parks and Recreation The Parks and Recreation Commission recommended that park dedication be in the form of cash. Grading, Drainage and Utilities Grading, Drainage and Utilities are addressed in the City Engineer's memo. Recommendation Unless criteria #2 and criteria #5 are met, staff recommends that only 33 lots be approved. If the concerns with criteria #2 and criteria #5 are met, staff recommends that the Planning Commission recommend approval of the request for 35 lots with the following conditions: S:APLANNING\case Piles\2004\P 04-18 Windsor Meadows VP 04-18_PC.doc Planning Commission/P 04-18 August 24,2004 Page 5 1. A DEVELOPERS AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS BE PREPARED AND EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING. 2. ALL COMMENTS OF THE CITY ENGINEER BE SHALL BE ADDRESSED. 3. A HOMEOWNER'S ASSOCIATION DOCUMENT IS PREPARED SUBJECT TO THE CITY ATTORNEY'S REVIEW AND APPROVAL PRIOR TO FINAL PLAT. 4. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES. 5. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS. 6. 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. 7. SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 8. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 9. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 10. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 11. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 12. ALL MAILBOXES BE CLUSTERED. 13. ANY TREES OFF 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 FENCING PRIOR TO CLEARING OR GRADING COMMENCING. 14. ALL DISTURBED AREAS SHALL BE GRADED AND SEEDED. 15. MAINTENANCE AND OWNERSHIP OF THE OUTLOTS SHALL BE THE RESPONSIBILITY OF THE HOMEOWNERS ASSOCIATION AND SHALL BE INLUDED IN THE HOMEOWNERS ASSOCIATION AGREEMENT. 16. ALL APPROPRIATE EASEMENTS SHALL BE SHOWN ON THE PLAT. 17. A REVISED LANDSCAPE PLAN SHALL BE PROVIDED THAT COMPLIES WITH THE LANDSCAPE ORDINANCE, INDICATES WHERE THE ADDITIONAL TREES,THAT WILL BE REQUIRED IN S:\PLANNING\Case Files\2004\P 04-18 Windsor Meadows\P 04-18_PC.doc Planning Commission/P 04-18 August 24,2004 Page 6 ORDER TO RECEIVE THE DENSITY BONUS,ARE TO BE LOCATED AND REFLECTS THE RECOMMENDATION OF THE PARKS AND RECREATION COMMISSION. S:APLANNINGVCase Files A2004\P 04-18 Windsor Meadows\P 04-18_PC.doc HI- r 1 II \\ _ TRAILS LEGEND L H 1 I EXISTING SIDEWALK FUTURE SIDEWALK 00 0000000000000000 I d I EXISTING PAVED TRAIL FUTURE PAVED TRAIL I FUTURE TRAIL .. H I ' FUTURE WIDENED SHOULDER NORTH J I III w.". of LI 4 F MEND. --..-"- ER I I �I\- H GORN IIII et - r"---- Nw MI 6 H I ADO S Rv .4 A� S PARK 3R • \ 9,� "'^ .460�• hI©1 a*lwiNOS0R '9194► ti i NW %IP ���N� N� III 1�' ' it Asp 11 IPaivArn 1 H v 1i I I r� INDSO' a 4,/ ♦ PARK -.it er o0 1 MP zi�Tx AVENUE il - W SITE I� IF ! / ' 3 0 H �- 4 I ; a AOp• / ilt= WS _ I aae x.vcxuc xw I : ' I I , // H ` • \\ -00 `pA ---- Sr.UN G B • ` D nVE.Kw.zunN H /I (PRIVATE GUN GLOB — . >� �6 efiJ.Otf VA r\ \ H SPORTSMAN CLUB \ 0Q v 05 Zv),' \\ 4100"<P I I ry roux^aOnR-� `V to II ',STS , I „a OS.UUUNNN / "%, \ \ WOODLAP TRAILS il �I�1I;' � \Q.n )r III I III 0.r PAR H7-1 I Location Map P N River Case Number. P 04-18 10-24 DEVELOPERS (WINDSOR MEADOWS) Howarc R. Green Company August 19, 2004 File: 824040J-0240 Mr.Chris Leeseberg City of Elk River 13065 Orono Parkway Elk River MN 55330 RE: WINSOR MEADOWS ADDITION Dear Mr.Leeseberg: As requested, we have reviewed the submittal package for the Windsor Meadows addition. As you are aware,this is a proposed cluster development located west of Windsor Park and south of Windsor Park Third Addition. The submittal information was prepared by Bogart, Pederson&Associates, Inc. and consisted of a four-page plan set and drainage calculations. Based upon our review and comments received at the staff review meeting,we would offer the following comments: A. Preliminary Plat • The plat proposes to take an area of approximately sixty-four acres and create a cluster development with 35 single-family lots. • 214th Avenue is a cul-de-sac that exceeds the ordinance maximum of 700 feet by approximately 150 feet for no apparent reason, other than to create more lots. There is a 73 foot-side access to Outlot B which could be eliminated or narrowed to shorten the cul-de-sac. • 214th Circle is also essentially a cul-de-sac that exceeds the maximum length, although the right-of-way does extend to the southwest corner of the property for potential future looping. Perhaps another method of achieving the same objective would be creating a cul-de-sac 700 feet long or less with lots on both sides and then platting additional right-of-way and/or street easement directly south to the south plat boundary, should the street need to be extended in the future for continuity purposes. This would create more contiguous open space. • Outlot A in the northeast corner of the plat surrounds Blocks 1 and 2. There is an odd-shaped piece of Outlot A that comes to the intersection of 214th Avenue and 212th Avenue. This seems to be a useless piece of open space that will likely become parts of the adjacent lots simply by usage. We would recommend that the lots in this area be reconfigured to eliminate this piece of open space and make it part of the large portion of Outlot A in the extreme northeast corner. 2550 University Avenue West • Suite 400N • St. Paul, MN 55114 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Windsor Meadows August 19,2004 Page 2 B. Drainage/Septic Design • Outlot B contains the clustered system location, a storm water pond with a flared end section conveying storm drainage which ends 150 feet away from the storm water pond,together with the pavilion and playground open space area. We question whether these three uses are compatible in the same area. Sheet 3 of 4 shows the playground area being less than 100 feet from the major components of the clustered septic system. Also,the secondary septic site extends down to the boundary of the wetland delineation and is on severe slopes with over 22 feet of fall across the 200-foot site. We would recommend that re-design of the development layout is necessary to re-evaluate the siting of these uses. • The storm drainage calculations submitted appear to be adequate for the proposed development. There are some minor issues which need to be worked out regarding the pond outlets and side slopes. • We have indicated to the developer that a committee of staff is working on review of clustered septic system designs. This is a result of the first several cluster systems and analyzing problems that have arisen and designs that work well. It is staff's intention to come up with a policy relative to the types of designs that will be acceptable. • There are other minor comments regarding the grading of the site, however,we believe that with the significant questions relative to the layout of the site,these minor grading questions will be re-evaluated as the site layout questions are addressed. If you have any questions regarding these issues, please call. Sincerely, HOWARD K GREEN COMPANY GGll4C0 Terry J. aurer,P.E. S:\PLANNING\Case Files\2004\P 04-18 Windsor Meadows\Engineers memo.doc a utr; r,,ety " . `� • f Sf ' ev v ;• •. :, -. ' -. :W[ ]}�. j .� l r ice= it fix. " F. ' , •:5 P " i • , Y` 'ti"i. ,St ae a "s ,. -M ,-4 ii el hhf . {T e } !p. • 04444 M; ' r Al • 'j 4 r Y L• H. • o + , k 4 . II a` r fy y ' 3 ' C..h 11'r' I a y � x- ( l 7 7a �� t 4a e: y✓ 77l+ S ‘,....4 Y .f e :y kk i p ,. •�, • '^W.Y. '+F:r M. ,fp'r', ear pia: .w;,, M ►4 *, t t ` is J • h "`T E,1-V R 1, __ °.,, . ,ifR1�+6 � 3 ri.��'. ♦ ' F � `.rR 'rt .��" � -:c - ( R $3. r" �.. d��.� q �y i 04• . lit 1 , 1 (I CD 0 6.- A 01 aedit R � y n ' . - „it 411111r Y .r • 1 la YsLa1.K'.il Yjlra CAi Cip i los- 1„1/1,10 ' .1«„ii £ E 411111, ii.as ��i _#, �aa�, , ' v ad4`C e I Of �. N: ii, 4 And l c., t " + `R �, � 1 I ' \ „ "-- \ rl,I'.' • ■ ': K b - .., I 'q Mmheol &Mary Hoffer _ li. 1 \',, 1 75-110-1100 A; il II se,'rine a(Ont NE VI.r 5.' A jr 33' " 26 j: _ _. __ - 10— - - ili - LI ), `, , al il ca''', , 11 1:'''cl',. i:n.11!elp ila I II,Ial a I i'.: -;.• b “ , i -zill.",t .,:i' If '41- if "R"SiCS'I .i'3° ,5 • I M I z31'n k -, „b _ ,' r I ' ,' 7PA I I P •T q t'r'8 ;,.• Elj I R. ii $1 -(t • I P P 181,4' , 1?•; •:. 1 oci in • fai,1 r I a. - az, '-• -I a' -r. ! 1 , q.. tg2.. ..-.54 To ' a; , f .:; rat, X r I 1 4"' rET, a .F., A- e a. n H ,-, / a a N A E.; I It 8 ', . I P H • 1: I "I iri E. . ,, 4 a - , 1 / 0% --- tr21 - ). - • r "S P II II , il ' ....'" '3 ti• ' -- , . K : rct ,.. 1 , 0 -s c.rk 0 ,, \ I:i ;i: _/ \,, I . o...,.. - t _„..,2„, ‘3 11 ; \ -'--„,-- —Ain.___ Lii ( , ( 7S/ Kig1-:11. 1 - Li . ./ / y! 1 r 1 ....., ,.,., • , A \ —1,„_ , 1 / 1.,./,•. illsw. ,i7i-..ili•ii , --„, lily 1 ,( A> is-th-r , 10 ,2,23 •13A:u,,, , I I ) b% // ° 1 : 1 1•40 A • al 11;i, LiZIP:1 ba ). 41;1 --.. , , 4‘ U ' ' '''' aELgab 'I g 1 's 'I '02 t ,,•5=•„ .c, T1 & j f/ 1Z t I . ` ' '''''' c ,\C-il rii'‘ .'. ',cA -.4_.--- - ! II ' • ta % I ,' f' ; ci,i A s v -- g - --t4 1 • 1/•° 7 • :en' " ( -_ - -- to 1, ^ 8\ -8/VItc, , 8 , I, I // ;---Aprl ii _ _ _ _ Idi li !ri.-8 , s'<‘‘'`,.‘r.8 / ..-:, !=,ki 1 ,../ \ ' ', t \i, 11 h 1," ' \`‘ i,1 C,4,:s 4 1Na I +z 1'1,1E1 , 4 4 I " I i ' 4 '' 'i-i- .. N. 4 c,` 'i -, i. '‘. I I , i'zi..3 i. N - i 1 -:' --I-L ce:111° A . - ,,, 0 ), ,r \ 1 / ' .I I ., - a0- / 'U )„, 1 i , ,., • / ''''' _c.--- _ , -'' a 1 -=‘,E,-- -_-4" ' I r-1-ki..14- -"(1---" I I "°4 -- 121-1: li .4-I I - if el: titt r I E..' I, ,, I . 1114bb_4 It I I . \ I r Ll'il l' r,, +i t,,,-,IP 3 I . E . . n 1Y P`•!.- “-i tl I 'A i I , Cb 1 ...... 0 r' i — — -1\ I 1 Q ' I ' ' `) . :( i . , \ ; HI .' El rl :'• P r' Ir I, 1 ' 'ir: , I rrrr \ E . gg.: 1 P P - "' - / ' rir.. 1a1 tr., a 9, %:„ `z ri i'I "z" a D'tit 9 ria ia :5, r;r;,, 1 5• , \ \u, i . (.. I / ' ''';', .k '''•'-8 litio'gN- 4\ isgc cg oh , ' a . j], .9 ts8) n ,g, t2': El 2 ..0 '• '/ ,,, , 4t- ,;,, , 1c•,..,:• . \i •., , rA "., (15i,,,. . , ,,,,, /,,,,,;.---,,, ,,,A7 ,, kr . .., o. ,,, p, P-t• el‘, `-:, 1/4 or me M. 0-71 0‘.' ‘7. Wes1 fon et i ELME 1/4.oyhe rii. V g 0 _ ig: ,7 "'Act. _ ... t ,Th_rt. 1., , . , ,, \ g a rti ...., - 8 t li , -, 1 p /7,40 ,; -'„ ----/ 8 'r' ! ., 8(ei'll 1 / ',"," - ' FT,' c• c"-----,----P.:2 a I i. ' tg I, , '± - --,,t eirtrie' 88 S1 / ,8"."8-818:88-----J 1 ' Ai,- __ .• a P ' 4/ ° ?,.- ..--.....// /c.=9/ - ---z-.- _,.... 114, „, ' :. ‘,.' , , "6 ' // I #6.6 -,-/' LLN 1" CL7/I ' 1‘, i I , i Ctile I 1:al ■ ‘,.,',r. ;4------,,<.....) = . / , , ,A--.:;-146 ,1 i a: \ C.) ' a ill 1 r\ k \ '' •., rr ; ; ,-/-,- bt,/ -''r tiri%. .','-' f4cr'4,1 ■ \. ' 1\c L.: m ° 8 = . 1 -222:8-8. --/ Ils; 18,/ / I 8"8/8-•.•;488 1=1 I I I- .88,11 1 , . 0 \•°-!8‘8 134 i /, "rai °,-' - 1.,, is 1-1--i c,;:,t.,- T,-,,,,, gt # • r , l't Nit 8 / /. !Si: / ;11 1 1 2:17, DO \,,,°'s: 7: ,.7 , .7 ._ _ ' "b i ; 1 L __LT-2i re, -_CI A F n----,--:2-_-_---.4-_' 'i 0.1 i ■ ,\ 1 i ,- 1 , /, if s,g,,,- ',.,T. g a 1 1 1 \ ,‘,- '-‘ -, -, '',-/ 1gE ' , ' ,5----=--11:7-_-g--:_-- ' ,, , i -P:, -&---g-,i „-ci'' I I,\ II 1 , \-- — r, Lc -1 , 1-1 , ' t8 :2'I-I If, I I I 8, I AP S. \ cli :^;•' r• II - -! •;- > n '' ' 9=.• ' \ - ,/'` ,h .i li 1 1.Ir 8 81 ' 1 L r Z•=a• r--ct "At 1 ■r‘ I '1.1 -7= I-E-2 , 1 i zi. It % 8, _ 'ec..•,'.j1-1 „It\k- Cvig Lc, _._ rt 1 . - . , ,/.‘ , ,, _ g, ., \ ....-s- h.k.g ■ I P. \-,---- -Ti , ' ‘, ,/ H -- — i-I : 1-.-111'FM- I'lk l'...' W '1 ilY',al r p t ''2 .2,i 3 23 rl 1t) ‘ ' It ” 1,,' P- yr! I • a a c° ; CC P%',' r r`ar' r ' rcr• ' -111"/ /8. - - - -Ili I 11,111 - ‘18, gill it-%) 1:2, ; • g; \ 0 •_r_ .-t , 8,9 181180 8 181 s, 0-s, 1111 g Ils t ie---111 4t- t 71 " ...r. , ,,,7„, CI I a Ill 11 = 0 % 'rli -C-4-7ttL. 01 i t\ _r_--- 1 _l il‘cit„,,-.59,e• ..---F,' -irGEA '5, cf) ) I cl-- IL--Thr' -I I L I_,- '-°' ( . J.. L.,- , . c ",,,or c i ,„•-,-,„, s. ' 8 ' \ ""` \ rrr -r '' 81 - , 1. ' a T' • I---M5 Tht'-- - /..,.. da ' ' 6 ib il itiiniit'a \CA', I: ' [- a c , a r" / aa a 1 r ‘ V...=:%-4=\ \ttrt4<r•, • ' \'.„I, P, r-,----_ :: " - 1.15,-, .-----an -fly". ',. I • • Ras'. , TI-q r t \-68:5' '),' ' 2 It/ 'sir I-8 18 - -I: IA ; °'II t atl I I , 1 ^ ''''\(‘ a \'' \0, --ca,` • 1 Cv„ g a ,.. 1 a .- - "° ■‘ 1-.i!li- ",11 1,1 '-. It •-",-(..; 888;12-4r 2,_ -1,- --,i,cc_c_c>„,,,;48,-4 ___884 1 ir-r,„„cc,c, 4- aa ,c 'at: , it I 2., ii. •., F, Ka' °a' '‘ °-• 1 .'" ‘ 6, , ''..76'. \/),,//\,/-: -t-'40 allif---`2_a---1,-T------ . 'ka/-.. ;-/T2*--- ''' ''., j"-. 11,11 / ,‘, Ili', '1.1 0 , 1. I 1;/,=3','•,1 1.1 7, ir,. Az,‘-; 1 1 I q . . ., ... ,, ;, 4,7 , J , I 0... --- A.,'- ;•,N) „-- s,.. -_j 8_,i-ffa ,L8:83 , t_c,/, r8 „8,.._,L c ° -8:.,,,H 1 c • 1, 1,, 1 ri_ r,, ‘,\11,,,r,;\i\ , .,:eli :: .7,- 3E \ 3 . n" '6" '4"" „ --IL--%.rz-151L.1--,--/ti /.• fr-r<rti --- --a-Z.7.-----1‘■ca,^4ft - ;, _, , t-, • ' -flit,:, , -V1-,,, ,„ isy - ...„234: t ri • ‘ . ` t \ • t■ ,y,titi:i, ° i gi,,, i it pt j ] i --2- aaa_ A 3 , ', b ‘, , ‘I ‘C% as-a1 F ";: b. r3 / , -,„--Ls..,‘0. LC— '. ' i„..t ,,..)-"‘ ' im.! ' ', t-,_gi - , '1,\, \^ 1 459- L irfC: 1 44 `CC':' \ Irr,811 {^ I COO e, 8 / - 1 .--...'-'11: -7• ' ' ^'1. V 1 \I) I 1 V 1 gi 1 (14 i -•:.: , ( trs r ,ret- . 1 , J , r ,, , ) illi 1 z 9 f '.. I LI_ 1=r— ,/ 4' .,.- , ' HO 1' 12, tr 0 i ' 6/3/1 e ‘ 6 -gc -7.--- 0.-:'` 'I' ■ ' '-"r"' 4."Z.1] "" 4 re'1341 .I. g' \ --/— -- --vigog: —y— -,7edYr ito2J'12 i7v17:122„,..pp 4 0 . , , , i„ .„...,..r. m„, , . .,,, _ _a ..,... ,. . ID".. .iticin:" _r__ , , ,, ,,, tr. 1"68,a1a 4 i I,111!\ =11.. I /r e I '-: —•- 1 c. I t ' --.1 -ff° tri M •••- ,t• ;ts, -t-c, 4. V -- . , gi ._ -,„, ./7.6-!5,1ir5--,rx I. Q...., , of. , 0 I, /, i, i C. : C t Is. t i; 1: 4,2■Pai '- , . i zi" ,_1 @.' I ' ??4) i ' ' .. -- I I ii . VI_ CD .12I Chri iion i 'Ch.M..' Chnsim" ' - -I re' H - ' J1 i ' I • i.R--1 R ‘ - m . De.e.4menoegegnproon.D'ekPm'ffil I ' i I wan' I 75-'689-0105 .0 '' i % ' i'li. - 'XI ' ' 1 I i l'''ll' Kicli,75 444- I "Or- L:11,6"- 1 1 ' 75767'2”°i_ " --ir-- •- -‘ \ / ' /:.- / / ---------; .\\ : , Zacris„ C,, ,R ..7 II ft t ,R R / / 75-568-0120i i„../ 11 N. WINDSOR MEADOWS DA1E g_i4ZIIPII 74ECIV 0511 DESCRIPTION H`P„ c, i„ - BOGART, PEDERSON DESIGN BY MG - — z City of Elk River, MN .%.4:41)SI ASSOCIATES, INC. . ___ _____ .______ i et CHECKED BY _87,0 10-24 Developers, LLC DWG FILE PRELFiAl 0, IflarbSiFan'ilric --------- S•gned FILE NO.: 04-0170 00 4S PRELIMINARY PLAT -,a•.aT sati.°Lau'.-a"°'-'"' 'a -",-“" "" "3-",--" Dote Reg No % _ li 1S II Pre r dl XbII ° y iii . -_ VI R.'2 .A' d3' I'°o°; o> ;� 3� a' "°- , Ia= F F • Gr a-� � I� F °I\\. 31 0.s 3 4 a s- �Y= - 334 F II _. _. ee I I• r 4 o v 9-sse _ 3 3 sR 3 a F I 2 �� _i ,1 x 3 ` F i1 4 3 3 3 ' I -�\ S ax 3 �3�- II' 3 III \ Y: 3 - 3 4y3" z 9 i IJ^— �> ,J�_ _ I III II r'� \ � ` y}r 1I 5¢� p 2 °b 3 o e° " G F 1 O YI �\ 4. 4° 3° °° x = ° 3 I I t zi^ i° :: ° ° c P. I ° I ° E _° o° s2 0° 3 q �� �Oae.<cit E n ° n 0 0 I x _ S F ' 'ou y3 1 11 II' A PI 9 i 131`t I f 11 F F � j1 1- 1 k j a _ �� �' F o h.i 0P 1 r F HI - A I. m 1 - y F F A 1 1. I F _. _. z ' a F �iho 0 ' Ji:N 1,1 s 00 5408`F 65.90 = �. �' �;pi CI \ �,, \ 1 oom N` v WI 3 ,Ro o F o. �Y cal 1 z 6 o F 4 1 > , 1 z Iy'.»s l p i 1 `' A of fF e u i 6 J ] cgs°- Y / �� t T wa ',IV 1 .^ 1 ■ v , (I` eJ`a c� ` 3 I�° , . p y . . ir Q N• II_ 1 '' r 1 "'I 'HI 'I 11 No I I ' 1 1� 1 F � p p � m - AI 1n Qn V zro a ee � ' `-I I-1 ,-:-. 1,„s( °m 1 '°ee i m ° > i1+. vI 1 ��I� 'll� w 1 I I y A n o n z %� O R� 4%Co `` '. 11 1 4 _ a �� y11 w JI 1i /. R `7 € A n F '�^ n i � �� O nYrca 'll _At 111 b's 1V' " . ./ i g 2 2 P ^3 ... oLa 71 9 g E {� � v IL _ �111, lid � i� � $ Y m 84 € � �� ICY , s ' e I � i Ass 1 \ %V uV 9 ., ,� x 3 I�1V Irt v I { n 1 l _ s ^o ` /� • 1 lr e+l / _ v II I[}', 1 Irmo n ` , 7 \' j j 1 S 'I I {N)1 1 1 \ , ...W Illrq if � �I /� \ C� _NI II I Fmo-' • I 1 1 .' ` r n 1 t 11 I e o . r '\�i I I � N�iJ ;c �. 4 ' �')1 "fit__17. I I i nn� 1 11 II -, II ,'� )1 1■ IJI - 41111 " s2m 4 4 $ '4 m H Po 1 fill ` am'v r �e.� ) r r ' i', 1 ti ' , I I I nil i • N n ir ill v ^ \ , � � "s �, I , gg 4 o `- -,��� 1 R z € n �o o "mss I �ti 1 ' r I ,� I i p a 1� 1 0 1 III , .7 1 ° i .< «< i t I I y 1 1 III I f) i '^ i - 1 L_ �� 1 1 I / ' I c 1 1 111 1 F 13 I COH TRUCil0y"E�TRANCE it E 1 , J1 lilt, � s g -r or i I _ g. II I -�-+'F. I v' :-- j �� Y — N11ao 2rt2 it32215 %a �?A / / f ' .✓ Il I l ll F -.. ...13.... .-`,., - I I I '1 1 .. 1 1 'r-> z II ,' I f I I ' 1 I \ b o .. < ® ®'-1 I I ,1 �'R� _4 _7/ ) I111'il�� S 1 I Iv; 1 1 , 1 I _,1 i c� L �� I (i1I i I -, L_ :,� — _ -- ,'— \\ g / ..-/ p 3. ___ — i O D V/ / // 1 p _ \\ \,aQ,s / / I m WINDSOR MEADOWS DATE oe/n/o+ niuo DATE DESCRIPTION N i City of Elk River, MN ,r`� BOOART, PEpERSON DRAWN BY ucpc ceo �1& ASSOCIATES INC. CHECKED BY Coo 10-24 Developers, LLC I�,jJ, H. sunY - - ---- -- CIVIL Euc EEnNC DwG RI E2 PREL GRAI -P PRELIMINARY GRADING & I u °°u si9n<J— ]me,wt s,n[o stow, 13 moe-un III E No. 0G a1)D.Do EROSION CONTROL PLAN Dole______ Reg No --- — , •ii /a % I i iili at- r.i II 4.1 _ _ _ I I M 1 A2 r r -.Is r la I I I t I I , i II , i I I .1 I 1 ' I i r 11 r 1 g„ , 11 / , I 1 I ii ' ---- .."'" \.c r I A I , a•a \ I" 1 / \, ,j,„ I -... ' I --, \ li 1 - ( 1 'r 1 im_ _,„_ —.3„, ., ______ I 1 II/ . , 1 }, A )1 11.. (1.. __ ,Aii 4 1 ' I ''''' N i I • 41 ) III l , 1 1 z I I ii C .4' I 1 k' • 'l\ >1. i ' ecol- '12 1 ‘\ I c Al i ,-.1 1 , , ,\,<•& - I , -. • i ,-., 4, • •,, 1 L11 i ----"1— - ••,_ / , "1-- , ,,„ li Aa 1 r I r ";;;Il I I . k 1 ,.. P I'III g \ 1 IA- II Ii \ 1 , 1)!\ t. \ 1 , / — ----j- - — 4/ l.../ ' \ 1 / \ 1 , S41 ,iii .L.\\;. 1\ , - Hi 1<; 1 o, , T.C2, - -fi it. NI \ yTh..=/L t a ^ - L z ,ii ' bra- _ —Lam -- , 7 — ----_ ' P N \ I' I r -,...----... /, ,N,--. --------?: --,- -J 1 / /// ''-a ''' ■/ // ) / - ';; ;-,: '' ' ./c° '1.0 --'-'- ---•--.1 (._t' ... . I ( i'' r t ,----------,. ■ " ; -01 7 I E1 I * • • 1 , 4firf----- ,,,,t° ft :, ti 4-- ------Zt-Li 14,' / ij / I i 'Mr? FP, •'• S',' `, ' P", Era C.: b I I\ , ' ec---43 - —;3^' i/ ■'2',,,,■,t{,,,/ , , 1 ' :71 t-1-, ' CLI■ '1.1 1. 8 ?i, re" =I N, it ., \ri .s.f; , I - -,Lin 1" ii/N __ -."`-:,, i i,,_ ' ' , I " ii -* c' t ° Z Z Airncl t F I\ n „ ,,, ,,, ), n „ n c I\ 8 Z see° \ _ ..„ / , L._,____ , ti? . i 1-,-- \ " 1 ‘ ‘ .°_,A 'N ' - Cc---J.:4 '/ i Th->k-ii 1 ! ! . 1 : ' '^ % -, , ' gi .1 --• ,:,,..., o' 1 , \..,•°:.° 2) ' - '6' r -7 r• 11( r 1 i f ,,I , 4. g 2 ' /' & I A ' RA a' Fl, -----N= - „ /1 iC'g --)J I/1-7 4--7------:-----17-1-4 it Vg E• ' I \ I ' 8 ° k ril ( 21 tr) $ IfO , , 62 s,, s t i 1 I I L ! _' \Ai , 2 - J1 , a ----- ' 1 76 \ fa ' .- ---1 . 9v ' gi r ' v / -; , . ,,- , ri . , , , , -- -1 ! : 1----IIITIo,c,) 1 ,I I, •. :-fl - . Fr= — — -141 I IIII ",'I ; I' II ' _4_1, C2;" ; I, I l' I 11 r•jr.---.12',=----\\ , \ -wi :: °•'• LI_ _ _1 ' it 1 1, \\-- ---- 'th '1 \ ', \ c \ ', i - L J",l_ — 0-0--g-dr i ( • , • 0 1 • 1 9 in I l&\ V k, ..„-`...--"5,.--- , \ i .:: I , I rr! E:1/4". i LIEI 1 44 --- 111ft.....1 --IL ---) / 8 , --......21- 441 ---- ri j / - '-''''. ---.4.-1:1-:cL‘ ''7, \ ' \ '\ '' ■ \ II I \\ 1 1 6Eiel , I I r) i , ))1, i P " L C, 1 1 0-3:,_„,,1 .41 , \ '-1 1 ■ J ' 6 _ _ -11111 ' H11 Li _I_, 1 ii 10,H,[Ii1JIn 1oI/1 11) /J 1 „R --Q-1\F±, ,,,>\'t - — — :7' — — 1- ,--,t. T— n Ai 'kr 11 ■ I , / i ilo„, 2 g -G.PICANI -'.. g• / I It\Ca" I I . 11 Ir'-' I 1 ' 11 Irf, ' - i _2 / 11-, -1-77/ 611K) 11111 )H, .F 0 / t I i 8,t I I , 1 I 1 ?-1 I 7CP1-1 ' ,t, --,—,— 'K- , y11111,' in , I I -1 ', ,- ® ; ' ,,,, / JI , , , i ^) I 21_ ,- ' 1._ .----‘ \ ' ' / ) Fli b. to' Ir-; I__ --- - - -- -1- __ _ ir r:_ — - _ s-- )- _ \ / / -- 1 s• --\- / / ,z 1 WINDSOR MEADOWS _.i.. LP' 61 City of Elk River, MN \ 10-24 Developers, LLC PRELIMINARY UTILITY PLAN 4 tss., BOGART, PEDERSON .`■'ill111)& ASSOCIATES, INC. II LAND 51A7VI TING P, aNi.iNGIC'N""G i,21396111W?Sii-r1R,V ig71,2::" S gned DAIL OB/I I/01 RNE: DATE DESIGN sr MG -- DRAWN EY 1A,G,PIGG,(2 — DWG FILE 31"FaLAJI -- - FILE NO 04 0170 00 ________ 0 PESCRF DON — —J.-- ----__-_111-__-- 7-1- I '40 li Ill I 'II i 1 II -- - .- -'3 - , ,.?, I II 4° - - 1 v I - I2 I ; 1 I „s 1 I I i . I I■1 , 1 { 1 . i 1 I IL I I -93. •1 I / P ' , \,,,,, II. 1 II It „ I II I 1 I / ,,,, i ”r,-._ , I.I ,,,- -11i,-- 13M--- \ !I I _ ( i \7 --[3,— I I li ill „ ) 1 *, —I 1,, —( [ I ' 1 "° [r” j [ 11 ' ',,,,,, 4-• \ ' ;I [ I , I , kJ [ -[ \ -1 c -I 1 , 1.° . , .} , II ,I ■ , - II . - \ I / ;LH ' [ -- $ 1 /k 1 — g I \ r i I I \ I P I) I if, \ ■ . , I ■ \ I , s-[---- [i" /y A "-A 1 p 1 , I/ , '1., , \ ii, i \ '. \ I ri:, ,,..„,.. _roc, ‘‘, N i ,Eine\,_ 8, .`z[1. ' - '-'‘ -- 11 - *0 r[T-, , - • , ____ i IP t ., ` 1,- I 1 ----GAL i E /41:-...° - Z 1 \ 0 1 I Z AAA GT 'A'GL-- °TN' / 1 D E fN---C"T}-\ T"A f I 17,,/i , t 0 1 0 ° • i I i ,- rI/)--'•-- --„, / : -- ---; '-t,/ii / 4. III Ig Ig r., O RI a ItII: g CgI %;1 II;I Via' g 'a, I I I I\• . \\ arSri• - -on--aso- ' //NI • art,"-‘-1,' /14 I Q ny I i L:3" , O ' O ° ° Ia ° ° °° ° 0 2 2 ,, § 2 2 2 ,^1, r",' A , I „ 8,' \ ,' / [-- -,___ i i li /-C--[:[--, `, I \ ‘, , \[.. c, [[ „ ii - in - - iP, n „• • 1-, —,-- ,i,J ,'/ ' t --Z7.--n,iii I, 1 tc. '' P ” € r•a^ ' ,. ^ • , en m .1 m 61 m m I ■• \\'":"' a ;1°' --- )1/. 1)/._ / I/ .) s ,[: [a - , .i[ s, cs ?, ^,,,.?„- E•i oW -1 it,P' i I - ..-/, § K ik \ I 1-- I - -1 I 1 i fl i r I .../\ 0, I A .R) N ,,,.- I II lul I i t 14E_ i \-kr, , , _ _\ _ [ , , , [ ,, I c, 1 , 1° -_ Lir--=es c„, c L. ?_— — —1_[ ° I - 11,1,r-,, '',[ , k 4 2 \11C- 1 1,', In ■ • I 'It • J," liliii ■ , 1 II, 1 ) ;. • /•°. •.1,, , , t tc, co ‘ i .,-,-----1=- -3 IC-c '1 '' ' • ' II ,_ ri---.p,--- - —1, _ ,,------ , 1_,-- __— 9. I '•! ‘ . ) . \ , :ill 1 c) I 1 T I--- -it._->•50'1 4 40;000"151.11° I. I I • 4 a 43 It 72 C g_gc;;---- \g)\\ ri- - -, --' rs- --1, • '‘\ ,•,-. if (,)5,_ ttis -----___ , (4 , N N 1$ 11 1 1 I E \ 1 1 #"' C\\ /A/ v • /11 Cc- /Ter--:I--;/c''-------">- _---r_$- : /I/ c-----;<, 1\ i iy? i tbr I! 1 ..,'$,1 1, , F, To ti, c 1c3 , \, ; /./c■ / I I II Ch'''? /I I r ,-._ y ji '-‘...---:, ‘I i i L711(t, ‘ il 1 11'11 1 1.■ C\ ii -1 1 P il 1" 14 -7 / ' 1 \ '') ■1 --1-/J --L q., , 1 ... \ I fv-1114"---° 1111.11••••• -19" 6 L ---1 I 1-- --------- I z ° ' 1 , \ 1 1 tl / I - -•"---E-s° '111-= I ' \O. ' I " 'Si ' 1 [Ill 1 to I Si .. . ----Ci"-----I-,-- , ,j`• O' ‘‘ \ i I H , ' I - -r-------:-°j r ", ) 1 I Ill i I / - '• 006 - g 1 I:117:1 ill g. , r ) lijfi ill / I 1 i I i I ' r I F , Lt__ _ _I_ i pult, \ ) : ,... \ 01 , -,-0,... --... % , I I i 0 I i 1 e_ , • ___ -, — ,,,.. , , ei , „„ 1 g i 1 .14 I I . — — — - , 44, 4 14 (Jul '4 " t I / ,. I l I , I I — co z/ ) i___ — -•--[ _ _f_ __ -- \\ / / .'/ 1 \ /• .-- ITI, WINDSOR MEADOWS z-Cs 1 City of Elk River, MN 10-24 Developers, LLC --P PRELIMINARY LANDSCAPE Sc \ LIGHTING PLAN BOGART, PEDERSON N LAND STAVE TING A S'OlkO'Mr"'°NG INT.LosT STREET ZELE0 mod 5530S 0122 DoIr 3N "3 383 ENE .8" S.gned Reg No DAIE _ Q/3[11704 7,r; DATE OES CN BY DRAWN BY MU MO PG CCO — CHECKED BY CET° DWG Ea ZoliNELDog JAEJA - --- -DESCR ALIGN — - — - --_ )ni I)at ASSOCIATES, INC. ..'1 r —ME- , CD v i ��� I 1 / F CO \'� ( Ldll \ / I/ // o a z St 2 51 111 M 1&M rY N 11 ,\ 5 /1r 11\ 75-118-21D0 5 2 a M � s S / I, � y"eaUx .vs Hr m s.� 6e ne m w"fl zs - z � I M 1, 5II11 � I aq oo°I am° 'RI II �: 4O �"° s g ag ' � a ER a ��^4v °'§ im�3 k r k III o4' 1„ S, 4 LI, E i2 ,a- 1.1 a ,,;� p 1 3 2->a a m o � �5 k ( 2 a !a. I` Iiv(// I � D'D\Rl ra'' III I inn— _J3\ zn III I`7 ,'�> a :a ma qs. 1I 2y d 8933 3a I '__' r / /g1 �... �4 1 P :k1 \� F mll wvv' II @� ( m"�� —3 5 ;? s a 8 3 " N. \ O ' No x \ / � / (' \ ~�-'..a III r \ - I ! \ .1 r a x Or"rtiru 6� m Kr� cry N. �D YI , ma�,")24p: a' ,L,,, / / \ r/ _,„:„......_,,,/� _-- -_-4,,\ ;, l�D"1 II - ..�DJ. 'eLO? ' ` s ....15 \ -• p ; rz yn rP � ; ? III �� sg ; T pp��qq �. u`9 29R_ a V C d � _ _ — h k k : l 4.i(111" q� 1 m I I I, 7° M2y2I2 CD J a 0 P.��. c. L.Jl\\ \I 3 k r III SB,r Q �1 \ I k ags 6 e k o o . . Col a n 7 nsee ma i^ go h�) \ 1\ e : / �� ii\ ! r>ai ° a '' 2 2 mi m A \ \ . ,.. )J\\ \,"\ ,I / k 'm/ R\\\ /- $'L o<6�1LW\\� .��^ kl n371.2 go om ` §b No 1) ,ic CIo Ire sE , � 1 \A�, Z �/ I / A /j. �'i���-S �"cA, ) ty ?,,t2 n ti V , :o n r2 gb /D l�\'C sr A Al ry t In'NA- NF fr,ui rb"rve I/LAIC SLC_10 , s, ans se '' T/' / 1 \e, ' ° ' N �'AI V Av AA\\ �.n 1 /s- k •r OI ✓ \ 8cA l ra 'C. 4 O .0 /v I 4-'4i. �A / \' /t _ / / 3-21/4- /°7 �$ V I \ y ,,,,,,__i__ i it"L ��V � /1A � k -movv v 1 t IS4i \� \ b I , r° �. ' � 111 :�r 'nn v\` �vr �/ � 1�� � � _J1 � 1 ti= '_ � � II � II ' I - _ �� �7 ei A i \ 'a. \\\�\•,,.G, \\ \//�. ,.- / L, la 1l II / 'ca ,11 ,\I \EEI I\ mil 1 y 3 :Q 1,4 I IAD '�v A� ,s V 1 7 ls.- S3Y�° I 1° e rn f --1 ° _._ a 3 vfit v A�.z 11 I " i1I ¢av v � 1a'� / v 1,dps � V \1�� \, \ v�\ < ill S W\111 w � ' 1 JL5ff: A y 4 •-ba'v x +1',:1 \ - soG ; A I •G A _ r � 1 1. gz.m \\ '' a 1 \\ \ \ / 8 w7�'s 'l\1 _-S4, ,\:;-:\\‘ `\ oqo. m \ c, A 1 `en 1 s��... X11 �V` )/ 11 :m A vV /rz !ga i -r-a--6,-53r-� w -3r 8`cn 1� v�/ 1 � I sl �x� 1�� � I 0w II(UI�s'' ��� I 1� .v.� \x ��Q1 ��Av (,y�1• I. , ) ; m \ i. I rill N J� i - � a ,‘Ai, N 4Fr II \� t,- R nl ; I ^g _ a • //_ -+ I \ ��I 1. � /� t� \ vAA \Ai(�" I6 I I a?� • y v ,�re i,11 v — 1114' �� : L � � v — ---.13=----.3 >.A J. \ F J �� ,:j‘ ii� it /W j/ j A� � �Y s v �� I', ��I ng om I yv /zF9 I Y4 4...,,,,,_ J`°BP ,✓1 i'1P." IC` \ \ i� '> �.. ' � ' \\ `\ \11\I:I�1\�\3 g� msy / ( \ 'ass "�ti'b. rol I y /= v„,\\:;,2,,E9°\,v, A�\ I\ 6 p a � T p7 �1 ) �) Sa aq a m ' a /ens. s6 - LL e1s ;L� -1 /1�i W 6�6 ”" S] l 1 1 i I. N t- - v _ -r- —I— 7 Y v tt len y W. 1 k " �� w 0ao 2 12 W 02215 I� L/ 51 6 " / 1 v T A o �. I�a1® / .f..� ° 1 poke I Yr� 2 4a A- ,: min Yi :: ..- i': .....-_ T/ M1 / I5-668-°IIS I, 1 \ / 1 i; r Y 1 :: k o '� .�\ . f 0 AI ® I I . A : orm \--'' /y ]d 9611 om5�7/ /1/1011/11 I17? \ n c\ cm r 'l r cn' 1 l- 1 Em ,x 'i 11 11✓VAS, 1 ]'I II Is, , , 1 c zi O y w o elov 1 o yomeal Deaelopmem m ` 11 m m 1• • i ]5-669 ]5-689 6B4 I/„ ,i9-D,5 L_. I]5 ea AIIo I-25=-222-222S ' - / ' ,>',, \\ 7...v1 . ,„ , I I D 3 al6o DI45 a z0 * i '/ 0 / I 1 / 1 N °a = / .it � —_ -� - - _` v A / . .. / A 1. w' 3 — —� ' \\ 1. �/ //ROnalPec�o\Gene j/ I I / J`t R \� / / 7566e D2R / II Z m WINDSOR MEADOWS DnTe'. m/1s/oa Na DATE ocscRIPTIDN City of Elk River, MN � BOGART, PEDERSON DESIGN as oz .. �/& ASSOCIATES, INC. DRAWN [IV: MGgz�c 10-24 Developers, LLC L o SURGE c-- -- --- CHECKED BY. COO - cl II FuGI EENIxc DWG FILE. PREL_PLAT - PRELIMINARY PLAT ” P>WC ynee:_ • 3:@m FILE NO.:_oa-ono DD TEL IeJ zev een r... ,u- -