6.12. SR 03-20-2000-~ity of
MEMORANDUM
Item # 6.12.
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Stephen Wensman, Planner
March 20, 2000
Request by Ron Wald for Preliminary Plat of Mulvaney
Point, Public Hearing Case No. P 00-2
Request
Ron Wald is requesting preliminary plat approval to subdivide a 21.59-acre parcel
in the Business Park zoning district into 4 lots.
Location
11119 181st Avenue NW, that part of the SW ¼ of Section 35, Township 33, Range
26. General location: northeast corner of the intersection of County Roads 12 and
13.
Zoning/Land Use
BP (Business Park) / LI (Light Industrial)
Attachments
· Location map
· Preliminary Plat
· Preliminary Grading/Drainage and Erosion Control Plan
· Preliminary Sanitary Sewer and Water Main Plan
Site Survey
· Memo from City Engineer
Overview
The applicant proposes to subdivide a 21.59-acre parcel in the Business Park zoning
district into 4 industrial lots. The parcel is located north of the proposed Wal-Mart
site and is bound by County Road 13, County Road 12, and the future (Tyler Street)
road right of way. The site is presently wooded and rolhng; generally sloping
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo to the City Council/P 00-2
March 20, 2000
Page 2
towards the southeast end of the site towards a small existing wetland. Located on
the site is the Mulvaney home, which will be removed prior to development. The
Post Office intends to enter into a purchase agreement with the owner for a 4 acre
parcel located at the corner of County Roads 12 and 13.
Analysis
Lot Size
The Business Park zoning requires lots to be a minimum of 1.5 acres in area. The
lots are proposed to be 4.4 acres, 2 acres, 1.8 acres and 11.4 acres in area and
conform to the Business Park requirements.
Proposed Road Access
As proposed, the 4 new lots will be accessed from a new road perpendicular to
County Road 13 and aligned with 3rd Street. The proposed road will be a cul-de-sac
until the property to the east develops and the road can be connected to (Tyler
Street). In the future, County Road 13 will become a City street and will be cul-de-
saced to the south of the Deschene property. (Tyler Street) will become the new
County Road 13. The plat will prohibit access to County Roads 12 and 13 and Tyler
Street.
The road alignment and future connection to (Tyler Street) conforms to the
expectations of the City Engineer. The proposed road is shown to have a 7.42%
slope, which is quite steep for an industrial roadway, however it is less than the
maximum 8% slope permitted by City ordinance. The City is requiring that a
permanent cul-de-sac be provided in a street and utility easement.
Along County Road 13 on the west side of the plat, the City is requiring an
additional 10 feet of road right-of-way.
Easements
Ten-foot drainage and utility easements are required inside of each property line in
the plat. Drainage and utility easements will also be required over NURP ponds,
existing wetlands and over any existing or proposed utilities.
Staff has requested that a 12' trail easement be provided adjacent the County Road
13 right-of-way on the west side of the plat.
Sidewalks
As part of the public improvements, staff has requested that a 6' sidewalk be
constructed inside the right-of-way on the south side of the proposed road in the
plat. The sidewalk will connect pedestrian traffic throughout the site to the future
trail and sidewalks along (Tyler Street) and to Elk River Crossing to the south.
\\elkriver\sys\shrdoc\planning\stevewen\ccmmo\p00-2.doc
Memo to the City Council/P 00-2
March 20, 2000
Page 3
Drainage and Grading and Erosion Control
Staff requested that the Preliminary Grading, Drainage and Erosion Control Plan
identify conceptual grading for the entire plat. The plans show individual NURP
ponds for each lot and an individual NURP pond for the proposed road located on
the southeast end of Lot 1, Block 2. Drainage and Utility easements are required
over any pond areas. In the future, when individual development proposals come
forward, consideration can be given to moving the ponds to a different location, at
which time the City would vacate the given drainage and utility easements in
exchange for different drainage and utility easements.
Drainage calculations will be required for review and approval prior to final plat of
the development (See the attached Howard R. Green memorandum).
Trott Brook Farms, Outlot I
As proposed, the sanitary sewer will cross Outlot I, property owned by the developer
of Trott Brook Farms. If utilities are to cross private property, a Drainage and
utility easement will need to be granted in favor of the city. If the easement cannot
be obtained, then the utilities will have to be realigned to another location without
crossing private property.
Tree Preservation
To minimize the amount of tree loss, staff recommends that tree removal prior to
building permit issuance be limited to what is necessary for the construction of the
public improvements. To provide further protection, the developer should fence the
limit of grading prior to tree removal and the construction of the public
improvements to prevent inadvertent grading, erosion, soil compaction and storage
of debris or equipment in the trees. Also, as each lot develops, a tree preservation
plan is to be submitted indicating tree preservation measures and the necessary
tree removal. The site shall not be mass graded prior to building permit issuance.
Existing House
The plat cannot be recorded with the existing house located over a proposed
property line. Also, the house is non-conforming structure in the Business Park
zoning and will have to be removed.
Park Dedication Fees
Presently park dedication fees for Industrial lots being created are $2,000 per acre.
Payment of the park dedication fee is required prior to releasing the plat for
recording with Sherburne County in the amount required by the City at the time of
final plat.
\\elkriver\sys\shrdoc\planning\stevewen\ccmmo\p00-2.doc
Memo to the City Council/P 00-2
March 20, 2000
Page 4
Recommendation
Staff and the Planning Commission recommend that the City Council approve the
Preliminary Plat of the Mulvaney Point with the following conditions:
A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED THAT
OUTLINES THE TERMS AND CONDITIONS OF THE PLAT APPROVAL AND
INSTALLATION OF IMPROVEMENTS.
2. THAT A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT
OF 100% OF THE COSTS OF PUBLIC IMPROVEMENTS.
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 A
ONE-YEAR PERIOD.
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 WITH SHERBURNE COUNTY.
PARK DEDICATION FEE AND TRAIL FEE IN THE AMOUNT REQUIRED BY
THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING
THE PLAT FOR RECORDING WITH SHERBURNE COUNTY.
A GRADING AND EROSION CONTROL PLAN AND DEVELOPMENT PLAN BE
SUBMITTED AND APPROVED BY THE CITY ENGINEER PRIOR TO THE
ISSUANCE OF BUILDING PERMITS FOR EACH LOT.
7. THAT ALL COMMENTS IN THE CITY ENGINEER'S MEMO BE
INCORPORATED INTO THE REVISED PRELIMINARY PLAT DRAWINGS.
8. THAT THE WETLANDS BE DELINEATED.
10.
THAT DRAINAGE AND UTILITY EASEMENTS BE PLACED OVER ANY NURP
POND, WETLAND, OR UTILITIES IN THE PLAT.
THAT STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER
UTILITIES.
11. THAT THERE BE NO MASS GRADING OF THE SITE PRIOR TO BUILDING
PERMIT ISSUANCE.
12. THAT 10 FEET OF ROAD RIGHT-OF-WAY BE GRANTED ON COUNTY ROAD 13
ON THE WESTSIDE OF THE PLAT.
13. THAT A 12 FOOT TRAIL EASEMENT BE GRANTED TO THE CITY FOR A
FUTURE TRAIL OR SIDEWALK ADJACENT COUNTY ROAD 13 ON THE WEST
SIDE OF THE PLAT.
14.
THAT TREE REMOVAL PRIOR TO BUILDING PERMIT ISSUANCE BE
LIMITED TO WHAT IS NECESSARY FOR THE CONSTRUCTION OF THE
PUBLIC IMPROVEMENTS.
\\elkriver\sys\shrdoc\planning\stevewen\ccmmo\pOO-2.doc
Memo to the City Council/P 00-2
March 20, 2000
Page 5
15.
THAT AN EASEMENT BE GRANTED IN THE FAVOR OF THE CITY FOR THE
UTILITIES CROSSING PRIVATE PROPERTY. IF THE EASEMENT CANNOT
BE OBTAINED, THEN THE UTILITIES SHALL BE REALIGNED TO ANOTHER
LOCATION AS DETERMINED BY THE CITY ENGINEER.
THAT ANY TREES ON OR OFF SITE, NEAR THE LIMIT OF GRADING, THAT
ARE TO BE PROTECTED, BE FENCED WITH A SNOW FENCE PRIOR TO
TREE REMOVAL OR CONSTRUCTION OF THE PUBLIC IMPROVEMENTS AT
THE DRIPLINE TO PREVENT DAMAGE TO TREES BY INADVERTENT
GRADING, EROSION, SOIL COMPACTION AND STORAGE OF DEBRIS OR
EQUIPMENT IN THE TREES.
17. THAT AS EACH LOT DEVELOPS, A TREE PRESERVATION PLAN SHALL BE
SUBMITTED INDICATING TREE PRESERVATION MEASURES AND THE
NECESSARY TREE REMOVAL.
18. THAT A 6 FOOT SIDEWALK BE CONSTRUCTED IN THE PUBLIC RIGHT-OF-
WAY ON THE SOUTH SIDE OF THE NEW EAST-WEST ROAD IN THE PLAT AS
PART OF THE PUBLIC IMPROVEMENTS.
19.
A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY
ENGINEER BE PAID TO THE CITY PRIOR TO RELEASING THE PLAT FOR
RECORDING WITH SHERBURNE COUNTY.
20. THAT A PERMANENT CUL-DE-SAC BE CONSTRUCTED WITHIN A STREET
AND DRAINAGE AND UTILITY EASEMENT.
21. THAT THE EXISTING HOME BE REMOVED PRIOR TO RECORDING THE
FINAL PLAT WITH SHERBURNE COUNTY.
22.
THAT THE PLAT PROVIDES ACCESS CONTROL ON THE TYLER STREET,
COUNTY ROAD 12 AND COUNTY ROAD 13 FRONTAGES WITH THE
EXCEPTION OF THE 60 FOOT OPENING FOR THE PROPOSED ROAD.
\\elkriver\sys\shrdoc\planning\stevewen\ccmmo\pOO-2.doc
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City of
13065 Omno Parkway · P.O. Box 490
Elk River, lvh'q 55330
LOCATION
MAP
CASE: P 00-2
Howard R, Green Company
CONSULTING ENGINEERS
February 24, 2000
File: 809220J-0240
Mr. Steve Wensman
City of Elk River
13065 Orono Parkway
Elk River, MN
RE: MULVANEY POINT
Dear Mr. Wensman:
As requested, we have reviewed the revised information supplied for the Mulvaney Point
project. The submittal package consisted of a preliminary plat, preliminary grading drainage
and erosion control plan, preliminary sanitary sewer and watermain plan, and preliminary street
profile. The plans all had a revision dat.e' of Fe,~ruary..1,..5,5, 2000. Based on our review, we would
offer the following comments: ~, '"' ~' ~' ....
A. Preliminary Plat
The area labeled temporary cul-de-sac should be platted as a permar~ent cul-de-sac
and constructed as such. In the future if the road is extended to Tyler Street, the cul-
de-sac portion of the road can be removed and the right-of-way vacated.
· There should be a note shown on the preliminary plat indicating that the existing
home and auxilary buildings are intended to be demolished.
The plat should show the required drainage and utility easements on all lots.
We had previously discussed with the developer that the 22 feet of additional right-
of-way shown along CSAH 13 was not all necessary. The development can provide
10 feet of additional right-of-way and the remainder as a trail easement along the
CSAH 13 frontage.
· The plat provides access control on the Tyler Street, CSAH 12, CSAH 13 frontage
with the exception of the 60 foot opening for the proposed road.
B. Preliminary Grading Drainage And Control Plan
Grading plan indicates that the grading of the street and then lightly indicates an
approximate elevation that the lots may develop to. All of these grades seem
realistic for the development. It is our understanding that the developer will only
grade the street and necessary areas to blend into the lots. They will leave the lots
to be graded at the time that there is a building proposal for each individual one.
O:~°ROJ\809220j\0240\ltr 2-24-00 SWensman.doc
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Mr. Steve Wensman
February 24, 2000
Page Two
The internal street has a portion of street grade near the cul-de-sac that is
approximately seven percent. This is a relatively steep grade for a business park
development. However, it does fall within acceptable range provided in the City
ordinance.
At this point, no drainage calculations have been submitted. These will need to be
submitted, reviewed, and approved prior to final approval of this development. The
preliminary grading plan does indicate that each individual lot will have a pond on it.
We assume that these ponds will be sized for both quality control and rate control
down to an existing condition discharge. The ponds are shown to discharge either
into the proposed storm sewer along CSAH 12 or the proposed storm sewer along
Tyler Street. The developer should work with the City and County to ensure that
provisions are made in the necessary manhole structures to provide for these
connections so that street disruption is not necessary in the future. There is a
portion of the internal street and the area north of the street that is proposed to
discharge to the existing ditch along CSAH 13. The run off from the portion of the
street that flows this direction .s. hould be routed through the pond pr. ior to discharge.
In the future, we anticipate that CSAH 13 will be changed to an urban section instead
of a rural section and this drainage will have to be accounted for in the road design.
· The preliminary plat should be provided with larger utility and drainage easements as
needed for the sanitary sewer and watermain which fall outside the road right-of-way.
Preliminary Sanitary Sewer and Watermain Plan
Sanitary sewer is proposed to be provided' from the line in Tyler Street. The
extension of the lateral into this plat crosses a tip of private property as it leaves
Tyler Street. It will be necessary, to get an easement from the owner in favor of the
City of Elk River, or realign the sewer route to stay on the plat.
Watermain is proposed to be looped from the existing watermain in CSAH 12 at the
east end of the plat. As is the Elk River Municipal Utilities policy, there will need to
be a valve~t each end of the watermain loop that falls outside of the street right-of-
way and the pipe material will need to be HDPE.
Drainage and utility easements should be provided on the preliminary plat to
encompass the necessary pond areas for each lot. Based on the zoning and the
drainage requirement that the ponds not discharge at a higher rate than the
preexisting rate. In the futurei when development plans come forward for each of the
lots consideration can be given to moving the ponds to a different location, at which
time the City would vacate the given drainage and utility easements in exchange for
different drainage and utility easements.
O:~PROJ\809220j\0240\ltr 2-24-00 SWensman.doc
Howard R, Green Company
CONSULTING ENGINEERS
Mr. Steve Wensman
February 24, 2000
Page Three
D. Preliminary Street Profile
Sidewalks should be provided along the south side of the internal street and along
the west side of CSAH 13. The street section shown on sheet C1 does not show a
sidewalk. Sidewalk should be six feet in width and placed within one foot of the right-
of-way line of the internal street and in the trail easement, along CSAH 13.
If you have any questions regarding any of these issues, please call.
Sincerely,
Howard R. Green Company
Terry J. Maurer, P.E.
TJM:mw
O:~PROJ\809220j\0240\ltr 2-24-00 SWensman.doc
Howard R. Green Company
CONSULTING ENGINEERS
GRAPHIC SCALE
BONITA H.
BREYEN
'!
HERMAN J.
MAIN STR£~
},III]W'EST
land Surveyors ~ CIWJ Engineers, Inc.
ASSOCIATED INVi[~;T OF
Ei.E RIV[[R CROSSING
/
/
/
F:,JD
PRELIMINARY PLAT
OF
MUL VANEY POINT
FOR
RON WALD
DESCRIPTION OF PROPERI'Y
That port of the West Half of the Southwest Quarter, So. tiDe JB~ Tom~sh~ JJ, Range 26 Os follow~
Beginning at the Southwest Corne~ of the Northwest Ouorfer of the Southwest Ouertec, Section 35. Township
J.~ Range 26 and running North of Section line 10 24/100 chains; thence East parallel to the North line of
said Northwest Quarter of the Southwest Quarter 20 chains to the East line of said Northwest Ouorter of
the Southwest Ouerter; thence South on the I/q6 Section Line to the center of Tom1 Road knom~ os the
Hildreth Road; thence North 51 degrees West ~long the center line o! sold road to the point Of beginning,
excepting a str~ of land 10 rods wide ~n the East side thereo~. Sherburne County, Idinnesoto .
EXCEPNNG the fallowing described property:.
All that port of the Southwest Ouorter of the Southwest Ouertec, Section 35, Townsh~ 3,~ Range
West of the East I0 rods as follows: Beginning at the intersection Of the West line of the £ost 10 rods of
said Southwest Quarter of the Southwest Quarter with the centecline of County State Aid Hi. way Nm 1~'
thence North along said West llne of the East I0 Rods a distance of $25.90 feet; thet~ce West at
angles o distance of 208,70 feet; th&qce South parallel with said West line of the East I0 rods to the
contadina of said County State Aid Rood Nm 12; thence Southeasterly along the eantwfine to the point of
beginning.
AND EXCEPT:
All that pert of the Southwest Ouorter of the Southwest Ouerter of Section JB~ Townsend 3.T, Range 26
deecr~bed os follow~. Commencing at the intersectk~ of the west line of the East tO rods of said
Southwest Quorte~ of the Southwest Ouerter with the centwfine of County State Aid Highway Nm 12: thence
North along said West line of the East I0 rods a distance of 6~.90 teaC' thence West at right angles o
distance of 208.70 feet to o point to be hereafter known as Point 'A° far the purpose of this deecr~tlon;
thence South parallel with said West I~e of the East I0 rods to the cente~fine of said County State Aid
Highway No. 12 and the actual point af beginning of the land to be described; thence Northwesterl.v along
sold contadina a distance of 22.08 feet; thence NertheHy to the oforedescrbed Point 'A'; thence South
parallel with said West line of the East lO Rods to the point of beginning, occord~g to the United States
Government Survey thereof and situate in Sharburne County, Minnesota.
AND EXCEPT:
That part as plotted in SHERBURNE COUNTY HIGHWAY RIGHt O~ WAY PLAT NC[ 7, according to the recorded
plat thereof Sherburne County,
AND EXCEPT.*
That port token as per Lis pendens £~ed as Do~ Nm ~92J1.
NOTES
- Orientation of this Roaring S~tcrn is ossumed~
Denotes l/2 inch by 14 inch Pon p~oe
monument set. marked with o plastic cap
~hscribed 'RLS ~10947',
Oenotes kan p~oe monument found, size and
merk~gs OS indicated.
Denotes Sonithry Manhole
--~--Denotes 2 loot Contour interval.
--~a--Oenotes 10 Foot Contour Interval,
Denotes Cleon Out.
Denotes F~e H~ront
Denotes Utility Pate.
Denotes Well
Denotes Yard Light
Denotes Edge of Trees
OWNER AND RON WALl)
SUBDIVIDER:1524 221ST Avenue
East Bethel, Mn. 55011
(St2) 4~4-5S~7
SURVEYOR AND MIOWEST LAND SURVEYORS
DESIGNER: & CIVIL ENGINEERS, INC.
710 roll River RomJ
Anaka, un, 55x0~
(St2) 712-9099
AREA: 21.6 ACrll
CURRENT ZONING: Business Park (BP)
ZONING OF BP, PUD, R-lc,
SURROUNDING PROPERTY:
MINIMUM LOT REQUIREMENTS
MINIMUM AREA:
1.5 Acree
MINIMUM FRONTAGE:
200 Feet
BUILDING SETBACKS:
55 Foot Front
20 Foot Rear
20 Foot Side
S5 lroot Side Street
I hereby certify that this survey, plan er report sos
praporod by me or under my dkect supervision and that I om
O duly Licensed Land Surveyor under the I~ of the State
Revised: 2-15-00
..... i · ~ .~.. II
MAIN STREET
GRAPHIC SCAI.~.
MAIN STREgT
C~
I
,, V'/ ', ,- '
~ ,.,~.--/ ~a~:~';;~'s-"~ ~-: ~=~- ~ .'X x .
..... ~ ~ ~ ~
I~.and Su~',yors .t. CIv~ ~,ngtr]eers, Inc.
I .......
NOTES
CER TIFICA TE OF
FOR
RON IV,4I.,D
SURVEY
DESCRIPTION OF PROPERTY
mot port of the West Half of the Southwest Quarter, Section .~ Townslt~ 3~ R~ge 25 o~ ~o~
8eg~n~g et the S~th~st C~n~ of the N~th~st ~t~ of ~e ~th~st ~t~, ~t~ ~ ro~
3~ R~ge 26 end ~nn~ N~th of S~t~ I~e I0 24/I~ ~o~' ~ce g~t p~M to ~e N~h I~e of
said N~thwest ~t~ of the ~hwes; ~t~ 20 ~ to the Eo~t I~e ~ ~ N~th~st ~t~
the ~thwest ~t~ th~ce S~th ~ the I~6 ~t~ L~e th ~e c~t~ of ~o~ R~d ~o~ os the
H~et~ Road; th~ce N~th ~1 d~rees West ~9 the ~t~ I~e of ~ r~ fo the ~t of
exc~t~9 o s~r~ of I~d 10 r~s wide ~ the East ~ fh~ ~me ~nt~ M~ne~tn .
EXC~NG the ~low~9 described ~t~
All that p~t of the S~thwest ~t~ of the S~th~t ~t~, ~t~ ~ TO~ ~ R~ge ~
West of ~he East 10 r~s os [~low~. ~ of the ~t~s~t~ of the ~t I~e of ~e East I0 r~
said ~th~st ~t~ of the ~thw~t ~t~ ~th the c~t~e of C~nty State A~ H~y N~
th~ce N~th ~ so~ West I~e of t~e East I0 R~S o dist~ce of 626.90 ~C* th~ce ~sf of ~t
~gles o dish,ce of 2~.70 feet; ~ce ~th p~d with ~ ~st I~e of ;he East 10 ~ to the
c~t~e of said C~nty State A~ R~ No. 12; ;h~ce ~theost~y ~ the c~t~e to the p~t
beg~n~g,
AND
A8 Jho~ p~t of ~e ~th~est ~t~ of the ~th~est ~t~ of ~t~ ~ To~ ~ R~
des~ed os f~low~ C~m~c~g ot the ~t~ect~ of the ~st I~e of the E~t tO r~s of ~
~thwest ~ort~ of ~e S~thwes; ~t~ eith ~e c~t~e of ~nty Store ~ H~y N~ ~
N~th ~g so~ ~st I~e of the Eost tO r~s o d~t~ce of ~2~.~ fee~ ~mce ~at ot ~t ~es
distonce of 2~.70 feet to o po~t to be h~fl~ kno~ Da P~t 'A' f~ the ~ose of ~is
th~ce 5~th p~l~ ~ith so~ ~st I~e of the EOSt I0 ~s to ~e =~t~e of ~ ~ty Store A~
Highwoy N~ ~2 ~d the octuol po~t of b~n~g of the I~ to be des~ th~ce N~t~y
soM c~t~e o dist~ce of 22.~ fee~' ~ce N~th~y to the of~e~ ~t 'A~' th~ce ~th
p~ld ~ith soM West I~e of the Eost I0 R~s to the p~t of b~n~9, ~c~g to the ~it~ Stot~
~nm~t ~r~y th~eof ~d sltuote ~ ~u~e C~nt~
ANO
~ot p~t os ~ott~ ~ ~ER~RNE C~N~ ~WAY RI~T ~ WAY P~r NG ~ occ~g ~o the
AND EX~P['
~ot p~t t=k~ os p~ Lis p~d~s ~ os D~ N~
NOTES
Oriontotion of this 8eoring System is essumed.
Denotes 1/2 ~ch by 14 Ach iron p~s
monument sec marked with o plastic cop
Ascribed 'RLS
Denotes iron p~e monument foun~ size and
mork~gs os Adicated.
Denotes Son/tory MH
Denotes UtEity Pole
Denotes Well
Denotes Yord Light
I hereby certify thot this surve, K pion or report wos
prepored by me or under my direct s~per~s;oe ond thot I
a duly Licensed Land SuM)~r under the lows of the Stats
of MAnesoto.
Reg. N~ t0947 O~ts
. : : ~ : : : :
: ~ : ~ ~ : ~ ~ : : :
0+00 1+~ 2+~ 3+00 4+00 5+00 6+~ 7+00 8+~ 9+00 10+00 11+00 I~+~ 13+00 14+00 1~+00 16+00 17+~ 18+00
NOTE~
LEGEND
EXISTING PROPOSED