5.7. SR 07-08-2002 Howard R, Green Gompany
July 2, 2002
File: 806550J-0030
Item 5.7.
The Honorable Mayor and City Council
City of Elk River
13065 Orono Parkway
Elk River, MN 55330-5600
RE:
175TM AVENUE IMPROVEMENTS
REVISED FEASIBILITY STUDY
Dear Council Members:
Attached is the revised Feasibility Study for the assessment of the street improvements
proposed for 175th Avenue between Tyler Street and Fillmore Street. As directed by the City
Council, we have revised the proposed assessments to reflect a six (6) percent increase in the
credit given for those properties which gave the easements along 175th Avenue for no
compensation. The six (6) percent increase in the credit is due to the fact that the original offers
were determined in 2000. Six (6) percent accounts for inflation of three (3) percent for each of
the past two years. Table 1 on page five of the Feasibility Study provides information relative to
which properties received compensation for signing the easements and which properties
received no compensation. Table 3 on page eight shows the proposed assessments, the
inflated credit amounts, and the difference or assessable amount remaining. As shown on
Table 3, the total assessment for this project is proposed to be $81,092.00.
Attached are two resolutions for the City Council's consideration. The first resolution accepts
the Feasibility Study and orders the public hearing to be held on August 12, 2002. The second
resolution determines the cost to be assessed and orders the preparation of an assessment roll.
The assessment hearing would also be held on August 12, 2002. For your information, the
project is scheduled to be bid in late July, and bids would be available for the Council to
consider August 12, 2002, after the public hearing and assessment hearing.
If you have any questions regarding this project or either of these two proposed resolutions, I
will be in attendance at your July 8, 2002, City Council meeting.
Sincerely,
Howard R. Green Company
Ter~ J~. a~urer, P.E.
TJM:mw
Enclosures
Ltr-070202-Council[1]Ltr-070202-Council[1]
1326 Energy Park Drive · St. Paul, MN 55108 ° 651/644-4389 fax 651/644-9446 toll free 888/368-4389
RESOLUTION 02-
A RESOLUTION FOR THE CITY OF ELK RIVER
A RESOLUTION RECEIVING THE FEASIBILITY REPORT
AND ORDERING A PUBLIC HEARING ON THE
IMPROVEMENT IN THE MATTER OF THE 175th AVENUE
IMPROVEMENTS OF 2002
WHEREAS
the Feasibility Report ordered by the Council in Resolution 02-08 has been prepared
with reference to the 175th Avenue Improvements and was
received by the City on July 8, 2002; and
WHEREAS the Feasibility Report recommends that the proposed improvement is feasible;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Elk River, Minnesota:
1. The City Council will consider the 175th Avenue Improvements as
described in the Feasibility Report and the assessment of the property abutting this
proposed improvement for all or a portion of the cost of the improvement pursuant to
Minnesota Statutes, Section 429, at an estimated total cost for the improvement of
$941,400.
2. A public hearing shall be held before the City Council on the proposed improvement on the
12th day of August, 2002, at six o'clock p.m. at the Elk River City Hall Council Chambers.
The City Clerk shall provide two published notices (one week apart) in the official newspaper
with at least three days between the last publication date and the hearing, and mailed notice
ten days prior to the hearing as required by law.
Passed and adopted this 8th day of July, 2002.
Stephanie A. Klinzing, Mayor
ATTEST:
Sandra A. Peine, City Clerk
C:\WlNDOWS\Temporary Internet Files\Content. lE5\0L6JOLEB\Res-070202-a8[1].doc
RESOLUTION 02-
A RESOLUTION FOR THE CITY OF ELK RIVER
A RESOLUTION DETERMINING ASSESSED COST OF
IMPROVEMENT AND ORDERING PREPARATION OF
PROPOSED ASSESSMENT ROLL IN THE MATTER OF
175TM AVENUE IMPROVEMENTS OF 2002
WHEREAS
costs have been determined for the 175th Avenue Improvements consisting of a
contract price of $735,400, and expenses incurred or to be incurred by the City in
the making of the improvement in the amount of $206,000, for a total cost of the
improvement of $941,400.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Elk River, Minnesota:
Based upon the City Assessment Policies, it is determined that the portion of this
improvement to be paid by the City and not assessed to benefited properties is
$ 860,300.
The portion of the cost to be assessed against benefited properties pursuant to the Elk
River City Assessment Policies shall be $81,100.
The assessments shall be payable in equal annual installments and shall extend over a
period of five (5) years, the first of the installments to be payable on or before the first
Monday in January, 2003, with interest at the rate of % per annum from
the date of the adoption of the assessment resolution.
The City Administrator with the assistance of the Project Engineer shall forthwith
calculate the proper amount to be specially assessed for such improvement against
every assessable lot, piece, or parcel of land, without regard to cash valuation, as
provided by law, and shall have available at the City Administrator's office a copy of the
proposed assessment roll for public inspection.
Upon completion of the proposed assessment roll, the City Administrator shall notify the
Council and schedule a public hearing upon the proposed assessment, causing notice of
the hearing by publication and mail to be made at least two weeks prior to the hearing.
Passed and adopted this 8th day of July, 2002.
ATTEST:
Stephanie A. Klinzing, Mayor
Sandra A. Peine, City Clerk
C:\W!NDOWS\Temporary Internet Files\Content. lE5\GXAVE94'lSRes-070202-a1311].doc
FEASIBILITY STUDY
FOR
175TH AVENUE IMPROVEMENTS
ELK RIVER, MINNESOTA
May 2002
Revised June 2002
Howard R, Green Company Feasib lity Study 175th Avenue Improvements
Project No. 806550J City of Elk River
INDEX
Page
I. INTRODUCTION ............................................................................................... 1
11. PROJECT SCOPE ............................................................................................. 1
III. NECESSITY AND COST-EFFECTIVENESS .................................................... 1
IV. EXISTING CONDITIONS ................................................................................... 2
V. PROPQSED IMPROVEMENTS ......................................................................... 3
VI. RIGHT-OF-WAY, EASEMENTS AND PERMITS ............................................... 5
VII. ESTIMATED PROJECT COSTS ...................................................................... 6
VIII. FINANCING ....................................................................................................... 7
IX. PROJECT SCHEDULE ...................................................................................... 9
X. CONCLUSION ................................................................................................... 9
EXHIBITS
Exhibit 1, Study Area
Exhibit 3 - Proposed Street and Utility Improvements
Exhibit 4 - Assessments
Howard R. Green Company
Project No. 806550J
Feasibility Study 175th Avenue Improvements
City of Elk River
FEASIBILITY STUDY
FOR
175TH AVENUE IMPROVEMENTS
ELK RIVER, MINNESOTA
May 2002
Revised June 2002
I hereby certify that this plan, specification, or report was prepared by me or under my
direct supervision and that I am a duly registered Professional Engineer under the laws
of the State of Minnesota.
Terry Jl Maurer,' P.E.
Reg. No. 15316
epa edb :
Phillip G. Bergem, .
Reg. No. 18568
Date
Date
Howard R. Green, Consulting Engineers
1326 Energy Park Drive
St. Paul, MN 55108
Phone: (651) 644-4389
Fax: (651) 644-9446
Howard R. Green Company
Project No. 806550J
Feasibility Study 175th Avenue Improvements
City of Elk River
INDEX
II.
III.
IV.
V.
VI.
VII.
VIII.
IX.
X.
Page
INTRODUCTION .........................
PROJECT SCOPE ............................................................................................. 1
NECESSITY AND COST-EFFECTIVENESS .................................................... 1
EXISTING CONDITIONS ................................................................................... 2
PROPOSED IMPROVEMENTS ......................................................................... 3
RIGHT-OF-WAY, EASEMENTS AND PERMITS ............................................... 5
ESTIMATED PROJECT COSTS ....................................................................... 6
FINANCING ....................................................................................................... 7
PROJECT SCHEDULE ...................................................................................... 9
CONCLUSION ................................................................................................... 9
EXHIBITS
Exhibit 1 - Study Area
Exhibit 2 - Proposed Street Section
Exhibit 3 - Proposed Street and Utility Improvements
Exhibit 4 - Assessments
Howard R. Green Company
Project No. 806550J
Feasibility Study 175th Avenue Improvements
City of Elk River
I. INTRODUCTION
On January 28, 2002, the Elk River City Council adopted Resolution 02-08 authorizing
Howard R. Green Company to prepare a Feasibility Study for the 175th Avenue
Improvements Project in the City of Elk River. The project location is shown on Exhibit
1. The proposed 175th Avenue Improvements includes the reconstruction of the road,
installation of lateral sanitary sewer, trunk watermain, and a detached bituminous trail.
II. PROJECT SCOPE
The purpose of this study is to analyze the extension of lateral sanitary sewer and trunk
watermain together with the reconstruction of 175th Avenue from Tyler Street to
Fillmore Street, and determine the feasibility of the proposed project. This study will
discuss the existing conditions, proposed improvements, and estimated construction
costs with the addition of overhead costs to include city administration, engineering,
fiscal, land acquisition and legal expenses. The City's Assessment Manual and past
practices will be used as guidelines to discuss financing methods for the proposed
improvements.
III. NECESSITY AND COST-EFFECTIVENESS
The improvements proposed in this study are necessary for a number of reasons. 175th
Avenue is in extremely poor condition and normal maintenance and repair operations
are no longer sufficient. The construction of lateral sanitary sewer and trunk watermain
will allow proposed new developments to be serviced. The trunk watermain will also
provide the first segment of a loop to continue to improve fire flow conditions in the
southern portion of the East Elk River Area. Installation of lateral sanitary sewer and
trunk watermain is necessary to provide the "backbone" of infrastructure for planned
future development in the East Elk River Area. The street reconstruction is necessary
to provide an adequate transportation system in this area of the city.
The proposed improvements will be developed into a project large enough to ensure a
competitive bidding process. Therefore, the proposed improvements will be cost-
effective. Based on the information contained within this report, the proposed
Howard R. Green Company
Project No. 806550J
Feasibility Study 175th Avenue Improvements
City of Elk River
improvements are necessary, cost-effective, and feasible from an engineering
standpoint.
IV. EXISTING CONDITIONS
Street
175th Avenue starts at Tyler Street and continues 1-mile east to Fillmore Street. The
westernmost 300-feet of the road was reconstructed as part of the East Elk River Area
Tyler Street Improvements project in 2000. The existing section of 175th Avenue
consists of a two-lane, 21-foot wide bituminous surface with no shoulders. The newly
constructed segment to the west is 40 feet wide with curb and gutter and storm sewer.
The existing pavement is severely distressed with extreme cracking and rutting. There
is a defined ditch area and although the road is currently raised above the adjacent
land, there is not a clear flow pattern for water runoff.
The property within the study area is zoned Single Family Residential (Rla and Rle)
and Agricultural Residential (AR).
Sanitary Sewer
During construction of the East Elk River Area Phase I project, an 8-inch sanitary sewer
line was stubbed out from Tyler Street into 175th Avenue for future connection.
Existing residences along 175th Avenue currently have septic systems to handle
sanitary waste. There is a significant amount of undeveloped land on the north side of
175th Avenue at the easterly end.
Watermain
A 16-inch trunk watermain was also stubbed into 175th Avenue from Tyler Street as
part of East Elk River Area Phase I project.
A new 1.5 million gallon water tower is under construction north of the proposed Park
Pointe development in the Eagles Marsh development.
Howard R. Green Company
Project No. 806550J
Feasibility Study 175th Avenue Improvements
City of Elk River
Storm Drainage
There is no existing storm sewer located within the project area. Runoff from storm
events is collected and conveyed through ditches along the existing roads. Culverts are
located where appropriate when roads and driveways cross these ditches. There is an
existing culvert under 175th Avenue that drains water from Kliever's Marsh to the ditch
system south of 175th Avenue.
Existing Private Utilities
Private utilities which have facilities in or near the project area will be notified of the
project and requested to incorporate repairs and replacements with the project as
needed at their cost. Private utilities include Qwest, Connexus Energy, Northstar
Access, Charter Cable TV, and Minnegasco.
V. PROPOSED IMPROVEMENTS
The proposed improvements for the 175th Avenue project include lateral sanitary
sewer, trunk watermain, street construction, and a detached bituminous trail. A detailed
description of each proposed improvement is provided below.
Street
The proposed street improvement consists of reconstruction of 175th Avenue from the
segment constructed as part of the East Elk River Area Tyler Street Improvements
project east to Fillmore Street. A connection will be made to existing Polk Street and a
new entrance constructed to future Ivanhoe Street accessing Park Pointe Addition. The
proposed street section for these roads is in accordance with Mn/DOT requirements for
an MSA eligible road, as 175th Avenue is part of the City's MSA system. Based on soil
borings, the proposed pavement section consists of 6 inches of Class 5 aggregate
base, 2 inches of bituminous base course, and 1-% inches of bituminous wear course.
The proposed road section will consist of two 12-foot lanes with 6-foot bituminous
shoulders. Twelve-foot turn and bypass lanes will be constructed at Ivanhoe Street.
Proposed improvements also include a 10-foot bituminous detached trail located on the
north side of 175th Avenue.
The proposed street section is shown on Exhibit 2.
Howard R. Green Company
Project No. 806550J
Feasibility Study 175th Avenue Improvements
City of Elk River
Sanitary Sewer
The proposed sanitary sewer improvement, as shown on Exhibit 3, consists of
extending an 8-inch sanitary sewer main east along 175th Avenue to the western edge
of Park Pointe Addition. This sanitary sewer line will be constructed at minimum grade
to try to maximize the area of service.
Sanitary sewer stubs and services will be placed to the north and south along 175th
Avenue to allow for future connections of the residences that abut 175th Avenue, or
future development to the south.
Waterrnain
The proposed watermain improvement, as shown on Exhibit 3, includes the installation
of a 16-inch trunk watermain east along 175th Avenue to the western edge of Park
Pointe.
Watermain stubs and services will be placed to the north and south along 175th Avenue
to allow for future connections of the existing residences or future development to the
south.
Modeling of the proposed water improvements was completed using Cybernet software
to verify proposed sizing of the watermain. The two criteria used when modeling the
system were a fire flow of 3,500 gallons per minute (gpm) and residual pressure of 20
pounds per square inch (psi). The Insurance Services Office (ISO) requires that fire
flows for industrial and commercial areas meet or exceed 3,500 gpm with a residual
pressure of 20 psi or greater in the system. Modeling of the system with the proposed
trunk watermain sizing produced results that satisfied the above criteria.
Storm Drainage
Ditches will be constructed adjacent to the roadway to convey stormwater flow. Water
will be directed to proposed ponds within the Park Pointe Development or to a former
County Ditch system that conveys water to the south and west, ultimately flowing into
the Mississippi River.
Culverts will be placed under driveways and connecting roads where necessary.
Howard R. Green Company
Project No. 806550J
Feasibility Study 175th Avenue Improvements
City of Elk River
VI. RIGHT-OF-WAY, EASEMENTS AND PERMITS
Ri.qht-of-Way and Easements
Existing right-of-way width is generally 33' on either side of the road centerline. An
exception is along the Shores of Briarwood plat, along the north side of 175th Avenue
near Polk Street, where it is 40' in width. Proposed permanent right-of-way widths are
50' to the north and 45' to the south. Permanent street, utility and drainage easements
will be acquired from 17 parcels. Temporary construction easements will be required
from 13 of the parcels to accommodate construction activities.
On March 18, 2002 the City Council adopted resolution 02-24 authorizing eminent
domain for the acquisition of easements along 175th Avenue. Initial offers were made
to most property owners. Through a series of meetings and negotiations all easements
have been acquired. Table 1 below lists the 17 property owners, initial offer made for
the easement and the final settlement amount.
Table 1
Property Owner Original Offer Amount Received
Mitchell Trust Being platted $0
Hohlen $2,875 $2,875
ChubaJan Patten $2,725 $0'
Brinza $575 $0'
Monte $1,475 $0'
Osman $3,100 $5,500
Meisenbach $1,525 $0'
Robinson $3,775 $0'
Graham $1,375 Easement removed
from project
Ganyo $1,175 $2,000
Klein $2,900 $0
Schneider $5,450 $5,450
Collins $1,450 $2,000
Myhre $1,375 $2,000
Cargill Part of global
agreement $0
Mn/DOT Will provide permit $0
Cascade Land Company N/A $0
TOTAL $19,825
*Received letter from City stating that a credit in the amount of the original offer would
be given against any future street assessment.
Howard R. Green Company
Project No. 806550J
Feasibility Study 175th Avenue Improvements
City of Elk River
Permits
Several permits will be required prior to construction of the proposed improvements.
Required permits include, but are not limited to, the following:
· Minnesota Pollution Control Agency
· Minnesota Department of Health
· Minnesota Pollution Control Agency
Sanitary Sewer
Watermain
Grading
VII. ESTIMATED PROJECT COST
The estimated construction costs and associated overhead costs for the proposed
improvements are summarized in Table 2 below. In accordance with the City's
assessment manual, the overhead costs have been estimated at 28% of the total
construction cost. The overhead cost includes city administration, engineering design,
construction staking and inspection, and fiscal and legal costs. Right-of-way costs were
listed in the previous section and are not included below.
Table 2
Project Cost Estimate
Sanitary Sewer Improvements
Estimated Construction Cost $ 92,700
Contingency (5%) 4,600
Total Construction Cost $ 97,300
Administration, Engineering, Fiscal & Legal 27,200
Subtotal: $124,500
Watermain Improvements
Estimated Construction Cost
Contingency (5%)
Total Construction Cost
Administration, Engineering, Fiscal & Legal
Subtotal:
$130,900
6,500
$137,000
38,500
$175,900
6
Howard R. Green Company
Project No. 806550J
Feasibility Study 175th Avenue Improvements
City of Elk River
Street Improvements
Construction Cost
Contingency (5%)
Total Construction Cost
Administration, Engineering, Fiscal & Legal
Subtotal:
$ 477,000
23,900
$ 500,900
$140,300
$ 641,2OO
Cost Estimate Summary
Sanitary Sewer Improvements
Watermain Improvements
Street Improvements
Total Estimated Project Cost
$ 124,500
$ 175,700
$ 641,200
$ 941,400
VIII. FINANCING
In January 1999 the City of Elk River submitted the 175th Avenue improvements project
for TEA-21 Federal funding. The project was ranked by the Area Transportation
Partnership (ATP) and approved by Mn/DOT and the Federal Highway Administration
later that year. Federal Surface Transportation Program (STP) funds are available to
cover $360,000 of the road construction, to a maximum of 80% of the road construction
portion of the project. Right-of-way, design and administration costs are not eligible for
Federal fund reimbursement.
As part of the approval process for the Park Pointe Addition, a condition was placed on
the development that the developers pay for the lateral sanitary sewer from Tyler Street
to the west edge of the development.
The City Council and Elk River Municipal Utilities Commission discussed the funding of
the trunk watermain. The City's comprehensive plan indicates adjacent land to the
north would not be assessed before 2007 for utilities and the property to the south is not
in the urban service area. Therefore, it was a joint decision to bid the watermain as an
alternative which could be deleted from the project. If watermain is included in the
construction, the past policy indicates that the Elk River Municipal Utilities would fund
the lateral portion with the City funding the trunk oversizing until adjacent properties
were assessed.
Howard R. Green Company
Project No. 806550J
Feasibility Study 175th Avenue Improvements
City of Elk River
It is proposed to assess the street construction at a rate of $5,000 per residential unit.
There are a total of 25 residential units along 175th Avenue. The only properties with
more ~l~an one unit are the Klein parcel with two and the Mitchell parcel with 1 1. The
Cargill parcel has not been proposed to be assessed because of the global agreement
between the City and Cargill. The proposed assessable units are shown on Exhibit 4.
As noted in Table 1, several of the property owners received a letter from the City
stating that a credit in the amount of the offer for permanent right-of-way and necessary
easements would be applied towards street assessments. The offers were based on
minimum damage assessments performed in 2000. It is proposed that the amount be
increased by 3% per year due to inflation. Table 3 below summarizes the proposed
assessment, credit based on the original offer plus 3% per year, and the difference for
each property.
Table 3
Property Owner Assessment Credit Difference
Mitchell Trust $55,000 $27,878 $27,122
Hohlen $5,000 $0 $5,000
ChubaNan Patten $5,000 $2,888 $2,112
Brinza $5,000 $2,888 $2,112
Monte $5,000 $1,563 $3,437
Osman $5,000 $0 $5,000
Meisenbach $5,000 $1,616 $3,384
Robinson $5,000 $4,001 $999
Graham $5,000 $0 $5,000
Ganyo $5,000 $0 $5,000
Klein $10,000 $3,074 $6,926
Schneider $5,000 $0 $5,000
Collins $5,000 $0 $5,000
Myhre $5,000 $0 $5,000
Cargill N/A N/A N/A
Mn/DOT $0 $0 $O
TOTAL $81,092
As noted in Table 1, the Mitchell property is the site for the proposed Park Pointe
Development. The credit amount was calculated by using the same method and rate as
applied towards all other residential properties along 175th Avenue. The credit is for
8
Howard R. Green Company
Project No. 806550J
Feasibility Study 175th Avenue Improvements
City of Elk River
permanent right-of-way and necessary temporary easements for construction of the
improvements. The same is true of the Klein property, which is also owned by the
Developer's of the Park Pointe Addition.
IX. PROJECT SCHEDULE
The schedule for the 175th Avenue Improvement project, as provided in Table 4, is
based upon guidelines established in Minnesota State Statues, Chapter 429, Local
Improvements and Special Assessments. These dates will be revised if necessary as
the project develops.
Table 4
Project Schedule
City Council Receives Feasibility Study and
Orders Public Hearing and Assessment Hearing
Open Bids
Public Hearing, Resolution Ordering the Improvement and
Assessment Hearing/Resolution Adopting Assessment Roll
Award Bid/Start Construction
Construction Substantially Complete
First Payment Due with Real Estate Taxes
July 8, 2002
July 25, 2002
August 12, 2002
August 2002
Fall 2002
May 2003
X. CONCLUSION
The total estimated project cost, including overhead costs is $941,600. The project is
necessary and cost-effective. As previously stated, this cost will be financed through a
combination of assessments to benefiting properties and TEA-21 funds, Municipal State
Aid funds, Elk River Municipal Utilities funds, and City funds.
Based on the information gathered and the analysis presented the proposed
improvements discussed in this study are feasible from an engineering standpoint. The
financial feasibility of the project will be determined by the City through discussions with
the affected property owners.
9
Howard R. Green Company
Project No. 806550J
Feasibility Study 175th Avenue Improvements
City of Elk River
EXHIBITS
AVENUE NW
)USTRIAL CIRCLE
HILLSIDE
CITY PARK
KLIEVER'S
I[
IVANHOE AVEI~U~
DOT
PROPERTY
175TH
AVENUE
S~COND ~,TIO
)POSED
~AI~ DEPOT
STREET AND UTILITY IMPROVEMENTS
[~SIGNED BY:~ DRA'~ BY: E¥
APPROVED BY: ~B NUMBER
CAD DATE: ~oy ~. 2002 8:~:1~
CAD FILE: B065~J~S~MENTS~80555OFEAS.~ (EYC
VATE)
(PRIVATE)
CAF GILL
PROF :RTY
1326 ENERGY PARK DRIVE
ST PAUL. MINNESOTA ,55108
(651) 644-4389
Howard R Green Company
CONSULTING E:NG!NE EI::RS
'175TI.-I AVENUE
F:EA,..REiLffY b~PdOy
b~ruDY AFIEA MAp
EXH~Bt~
/-- PROFILE GRADE
R.O.W. ~ /
~ .. 50' ,.. I ._ / 45'
~ EXISTING SURFACE
TYPICAL RURAL STREET SECTION
G COURSE
--1 1/2" 2550 TYPE MV4 WE
MIXTURE (MVWE45035B)
5" AGGREGATE BASE CLAS.(
--1 1/2" 2550 TYPE MV4 WEARING COURSE
MIXTURE (MVWE45035B)
TACK COAT
2" 2350 TYPE LV3 NONWEARING
COURSE MIXTURE (LVNW35030B)
~" AGGREGATE ~A~,E CLASS 5 (SPEC 2211)
WEARING COURSE
5 (SPEC 2211)
3 (SPEC 2211)
INSET C
INSET A
INSET
NOTE:
DRIVE:WAY~ AND CROSSROAOS SHALL HAVE:
A MINIMUM OF 1:6 INSLOPE
1326 ENERGY PARK DRI¥1[
ST, PAUL, MINNESOTA 55108
(651) 644-~589
Howard 2 Green Company
CONSULTING ENGINEERS
175"rH AVENU~
F:EA~ ~Y
1
EXHIBIT
2
PROPOSED PARK POINTE ADDITION
b
PROPOSED PARK POINTE ADDITION
LEGEND
....... 8' SANITARY SEWER
CARGILL PROPERTY
16' WATERMAIN
STORM SEWER
DESIGNED BY: 0RAWN BY:
APPRO~D BY: JO~ NUMBER 806550J
CAD DATE: Mov 08. 2007 8:19:1,~
CAD FILE: 806550J~6.ASEMENTS"~B06550FEAS.DWG
GQ) 0~
~NH(~ 1326 ENERGY PARK ORIV~
ST, PAUL, MINNESOTA 55108
(651) 644-4389
rd R G'een Company
SULTING ENGINEERS
1751'H AVENUE
FEA~ b~Y
0 60
EXHIBIT
3
CITY OF ELK RIVER
l~ce~ No. ~0
M AND GERALDINE GRAHAM
P~rcel No. I0
DALE AND JOANNE ROBINSON
P~zrcel No, 9
ARTHUR MEISENBACH
STAT[ OF MINNESOTA
Parcel No. 8 []
P~rcet No, 7
Po. rcel No. 6
CASCADE LAND CO.
Parcet No. 5
JAMES AND MARY MONTE
P~rceJ No, 12
RONALD AND PAMELA GAN¥O
Parcel No~ ?
IJAZ AND LAURA OSMAN
P~c. el No. I3
JAMES AND WENDY KLEIN
Po.'rcel NO. 4
MICHAEL AND DIANE BRINZA
Parcel No. 3
DENNIS CHUBA AND MARILYN VANPATTEN
Parcel No. 2
LOREN AND JOD~ HOLEN
P~t'cel No. 1
SCOTT AND ANNETTE MITCHELL
P~zrcel No. 14
LLOYD AND CLAIRE SCHNEIDER
Pczrcel No. 15
CARGILL INCORPORATED
Parcel No. 1
SCOTT AND ANNETTE MITCHELL
LEGEND
NUMBER OF ACCESSABLE UNITS
Parcel No, 15
CARGILL INCORPORATED
AP ROVED BY: JOB NUMBER
~ D E: U~ 08. 2002 8,,19;15 o,m
~ 1.~26 ENERGY PARK DRIVE
ST. PAUL. MINN[SOTA 5510B
(651) 644-4.389
Howard R Green Company
CONSULTING ENGINEERS
P~cel No. 16 Parcel No. I7
RON AND SUSAN MYHRI
;TEPHEN AND LDRI COLLIN
175TH AVENUE
FF_A~ STUDY
ASSESSMENT PARCELS
o 60
EXHIBIT