4.1. SR 05-24-1999
A./ -'\(
( II
.ty of "
Ell.{ River
Item # 4 . 1 .
MEMORANDUM
TO: Mayor and City Council
FROM: Scott Harlicker, Planning Assista~
DATE: May 24, 1999
SUBJECT: Request by Dynamics Design and Land
Company for Preliminary Plat Approval
(Island View 5th Addition), Public Hearing
Case No. P 99-7
Reauest
Reconsider a request by Dynamics Design and Land Co. for a preliminary
plat for Island View 5th addition
Location
. The property is located at the westerly terminus of Island View Drive and
east of 189th Avenue
Zoning-/Land Use
RIb (Single Family Residential) I MR Medium Density Residential)
Attachments
. Location map
. Revised preliminary plat
. Staff report dated April 19, 1999
Overview
The Council is being asked to reconsider a preliminary plat request by
Dynamics Design for Island View 5th Addition, a seven lot plat located at the
west end of Island View Drive. The applicant has revised the plat to address
the main issues raised by the residents on Island View Drive and staff.
.
To address the resident's concern regarding future cut though traffic, the
developer has eliminated Outlot A. Outlot A was included to preserve the
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330. TDD & Phone: (612) 441-7420 . Fax: (612) 441-7425
Memo to Mayor and City CouncillP 99-7
May 24, 1999
Page 2
.
opportunity to make a future connection to the adjacent property to the north
and a second means of access in case of an emergency. With the revised plat
there will be an opportunity to provide limited emergency access through the
proposed trail which will connect Island View Drive and 189th Avenue. If the
trail corridor is intended to provide emergency access, it should be designed
and constructed to specifications established by the Fire Chief.
The second change to the plat was the elimination of the proposed land for
park dedication. The previous plan had a small area located in the rear of
what is now Lot 2, Block 3 as park land. Staff had some concerns about the
feasibility of the area as park land and recommended it be eliminated.
Recommendation
If the Council is comfortable with the revised plat, approval of the
preliminary plat for Island View 5th Addition should include the following
conditions:
1. A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS AND CONDITIONS OF
THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS BE PREPARED AND
EXECUTERD PRIOR TO RELEASING THE PLAT FOR RECORDING.
.
2. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS
OF PUBLIC IMPROVEMENTS.
3. 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.
4. 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.
5. 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.
6. A GRADING AND EROSION CONTROL PLAN AND DEVELOPMENT PLAN BE SUBMITTED
AND APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
7. ALL GRADING WILL NEED TO BE CERTIFIED PRIOR TO ISSUANCE OF BUILDING PERMITS.
8. STREET LIGHTS SHALL BE INSTALLED AS RECOMMENDED BY ELK RIVER MUNICIPAL
UTILITIES.
9. ALL WETLANDS ON THE SITE SHALL BE IDENTIFIED AND DELINEATED AND ALL WETLAND
PERMITS SHALL BE RECEIVED PRIOR TO COMMENCING ANY WORK IN A WETLAND.
.
10. A REALISTIC TREE PRESERVATION PLAN BE PROVIDED SHOWING WHICH TREES WILL BE
PRESERVED.
F: \SHRDOC\PLANNING\SCOTT\P997RVCC.DOC
Memo to Mayor and City CouncillP 99-7
May 24, 1999
Page 3
.
11. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
12. ALL MAILBOXES SHALL BE CLUSTERED.
13. WATER AVAILABILITY CHARGES TO BE PAID TO ELK RIVER UTILITIES PRIOR TO RELEASING
THE PLAT FOR RECORDING.
15. PARK DEDICATION FEES IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL
PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING
16. APPROPRIATE EASEMENTS BE PROVIDED ON ALL LOTS INCLUDING THOSE AREA WHICH
ARE SUBJECT TO PONDING, FLOODING OR WETLANDS.
17. SOIL BORINGS AND PERCULATION TESTS WILL NEED TO BE PROVIDED WITH EACH
BUILDING PERMIT APPLICATION
18. A 30 FOOT TRAIL CORRIDOR BE PROVIDED BETWEEN LOT 1, BLOCK 2 AND LOT 1, BLOCK
3. A MINIMUM 10 FOOT WIDE PEDESTRIAN TRAIL BE INSTALLED BY THE DEVELOPER, AT THE
SAME TIME AS THE STREET, WHICH CONNECTS THE CUL DE SAC WITH 189TH AVENUE.
19. IF THE TRAIL CORRIDOR IS INTENDED TO PROVIDE EMERGENCY ACCESS, THE TRAIL
SHOULD BE DESIGNED AND CONSTRUCTED TO SPECIFICATION SET BY THE FIRE CHIEF.
20. THE TRAIL CORRIDOR SHALL BE LABELED AS AN OUTLOT.
.
.
F: \SHRDOC\PLANNING\SCOTT\P997RVCC.DOC
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REV
NO.
1
2
DESCRIPTION
Add 189th Aye
Add Po rk
I hereby certify that this plan was
prepared by me or under my direct
supervision and that I am 0 duly
Registered Land 5urveyor under the
lows of the State of Minnesota.
ISLAND VIEW FIFTH ADDITION
ELK RIVER, MN
DYNAMIC'S DESIGN
PRELIMINARY PLAT
Reg. No. 21729
DATE: 2/22/99
BK/PG:
DRAWN BY: SLF
CHECKED BY: JBK
DWG: POWELL.DWG
TEXT:
FILE NO.: 7715.10-03
DATE
3 9
1 9
4 1 99
John 01".,. & Assoclat.., Inc.
Civil Bngi'fl.ewmg, Lund SUr\I."tng. Lu.nd Plu-nnit\fl
680 Dodge Avenue
Elk River, Minnesota. 55330
(612)441-2072 (FAX)441-5665
20 I W. Travelers Trail, Suite 200
BurnsviUe. Minnesota 55387
(612)894-3045 (FAX)894-3049
Signed:
Dote: 2/22/99
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ISLAND VIEW FIFTH ADDITION
ELK RIVER, MN
DYNAMIC'S DESIGN
PRELIMINARY GRADING PLAN
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John OHvsr & Assoc/sttlS, InC.
CivH Bngineering, Land SU"Mlf'V'ng, Land Planning
580 Dodge Aven"e
Elk River, Min7U'8ota. 55330
(612)44/-2072 (FAX)441-5665
20 f ", TrQ,velers Trail. Su.ite 200
B"rnsviUe. Minnesota 55337
(6/2)894-3045 (FAX)894-3049
by certify that this plan was
by me or under my direct
nd that I om 0 duly
'9j~er under the laws
~esoto.
~
~~t~~d: 2/22/99 Reg. N~k'
DATE: 2/22/99
DESIGN BY: BM
DRAWN BY: SLF
CHECKED BY: JBK
DWG: GP-POWLL.DWG
TEXT:
FILE NO.: 7715.10-03
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REV DATE DESCRIPTION
NO.
1 3 8 99 Add 189th Ave
3 18 99 P r
4 5 1 99 Removed Park & Outlot A
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13065 Orono Parkway. P.O. Box 490. Elk River, MN 55330. TDD & Phone: (612) 441-7420. Fax: (612) 441-7425
MEMORANDUM
TO:
Mayor and City Council
Scott Harlicker, Planning Assistan~.. .
.__._ ..___.... d"'_
April 19, 1999
FROM:
-- -
DATE:
SUBJECT: Request by Dynamics Design and Land
Company for Preliminary Plat (Island
View 5th Addition), Public Hearing
Case No. P 99-7
Reauest
Dynamics Design and Land Company is requesting preliminary plat approval
to subdivide 11.58 acres into 7 single family lots.
Location
The property is located at the westerly terminus of Island View Drive and
east of 189th Avenue
Zoning/Land Use
RIb (Single Family Residential) / MR Medium Density Residential)
Attachments
. Location map
. Memo from City Engineer
. Preliminary plat
Overview
The proposed plat is 11.58 acre in size and can be accessed from 189th Avenue
on the west and Island View Drive from the east. The property is within the
Shoreline Management District but doe not have frontage on Lake Orono.
The southern portion of the property is wooded and slopes down to a wetland
and eventually to Lake Orono. The northern portion is open fields. The
hundred year flood plain extends quite a ways into Lot 1, Block 3 and Lots 1
Memo to Mayor and City CoUl1..ll1P 99.7
April 19, 1999
Page 2
& 2, Block 4. These same lots have a change in elevation from front to rear of .
about 12 to 14 feet.
Lot Sizes
The property is zoned RIb which require a minimum lot size of 1 acre for lots
which do not have sewer and water. The lots meet the lot area requirements.
As noted in the City Engineer's memo the lots meet the dimensional
requirements with the exception of Lot 1, Block 2 which does not meet the
minimum frontage of 160 feet.
The entire plat is within the shoreline overlay zone which extends 1000' from
Lake Orono. Lake Orono is considered a general development lake. The lots
comply with the dimensional requirements of the shoreline ordinance with
the exception of Lot 1, Block 2.
Lot 1, Block 3, Lots 1 & 2, Block 4 have limited develop ability. The 100 year
flood plain encroaches into these lots and the only buildable areas are along
the top of the hill. Slopes in these areas limit placement of homes to the front
portion of the lots.
The property is within the urban service area but there are no current plans .
to extend municipal service to this area. If municipal services are extended to
this area, the property owners will have the opportunity to subdivide their
lots into smaller parcels.
Sevtic and Wells
Since the property is does not have municipal sewer and water, each lot will
be required to provide suitable locations for primary and secondary septic
systems and private wells. Given the slopes on Lots 1,2 and 3, Block 2, the
applicant should demonstrate that each lot can support locations for primary
and secondary septic systems.
Streets
Island View Drive is a long cuI de sac with a distance of about 8/10 of a mile.
This proposed plat would extend the cuI de sac another 600 feet and would
require a variance. As noted in the City Engineer's memo, a 60 foot wide
section of Lot 1, Block 2 has been provided for possible future connection to
the property to the north.
Additional right-of-way has been provided along 189th Avenue so that there is .
the required 60 foot right-of-way. It is anticipated that eventually 189th will
'\ '\elkriver'\sys '\shrdoc '\planning'\scott'\p99-7 cc.doc
Memo to Mayor and City CaUi. J P 99-7
April 19. 1999
Page 4
.
fence to delineate the property line and prevent the use of his property as
public space. This will further degrade the natural character of the
proposed park.
A revised plat should include the 30 foot trail connection between the cuI de
sac and 189th located between Lot 1, Block 2 and Lot 1, Block 3.
Planninl? Commission Meetinl?
At the Planning Commission meeting held on March 23rd, 10 people spoke at
the public hearing. All 10 residents did not want to see Island View drive
connected to another street or any provisions that might allow for a possible
connection in the future. They expressed concerns regarding the increase in
traffic that may be generated by the 7 proposed lots. Several also questioned
the need for a park in this area and how a park might be used.
Recommenda tion
The Planning Commission recommended the City Council approve the
preliminary plat for Island View 5th Addition with the following conditions:
. 1. A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS AND CONDITIONS OF
THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS BE PREPARED AND
EXEC UTERO PRIOR TO RELEASING THE PLAT FOR RECORDING.
2. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS
OF PUBLIC IMPROVEMENTS.
3. 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.
4. 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.
5. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID TO
THE CITY PRIOR TO RELEASING HIE PLAT FOR RECORDING WITH SHERBURNE COUNTY.
6. A GRADING AND EROSION CONTROL PLAN AND DEVELOPMENT PLAN BE SUBMITTED
AND APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
7. ALL GRADING WILL NEED TO BE CERTIFIED PRIOR TO ISSUANCE OF BUILDING PERMITS.
8. STREET LIGHTS SHALL BE INSTALLED AS RECOMMENDED BY ELK RIVER MUNICIPAL
UTILITIES.
. 9. ALL WETLANDS ON THE SITE SHALL BE IDENTIFIED AND DELINEATED AND ALL WETLAND
PERMITS SHALL BE RECEIVED PRIOR TO COMMENCING ANY WORK IN A WETLAND.
\ \elkriver\sys\shrdoc\planning\scott\p99- 7cc.doc
Memo to Mayor and City COunl.....t> 99.7
April 19, 1999
Page 3
upgraded to city standards. Since access to the lots with frontage on 189th
will be from the cul de sac, it is not anticipated the developer would be
responsible to improve 189th.
.
Park and Recreation
The Park and Commission reviewed this plat and recomrnended the park
dedication requirement be satisfied with land and trial connections as shown
on the plat. A 30 foot trail connection between the cul de sac and 189th is
proposed. It will be located between Lot 1, Block 2 and Lot 1, Block 3. The
proposed park is located in the middle of a wetland. The original plat did not
have the proposed park; the area was included as part of Lot 2, Block 4 and
Lot 1, Block 3. Staff recommends the Council consider eliminating the
proposed park because of the issues outlined below:
Issues
. The park plan proposed by the developer compromises the integrity 'Of the
park and its defensible boundary, the wetland.
. After tree clearing and grading for the storm pond on the park land and
the filling of the marsh for the pipe, the pristine character that is there .
presently, will be gone. What remains is a very small parcel of land too
small for park by itself and reliant on the MacGibbon parcel in the future.
. The wetlands have not yet been delineated. It appears, by the presence of
marsh grass, that some of the area identified as dry ground may actually
contain wetland. Based on present park dedication policy, no credit will
be given for the wetlands or storm pond.
. If the park land is to be obtained, which connects Island View Drive to
189th, is it necessary to have a second trail connection to 189th from
Island View Drive?
. Is the land suitable for use as a neighborhood park, identified as a need in
the Park Service Area, or is the designation likely to be that of a
conservation park?
. Access to 189th through the park will involve installation of a trial on a
slope which is about 22%. This will require significant grading and
clearing to provide an acceptable trail.
. By splitting the high ground within the wetland between a private lot and
a public park, the owner of the private lot is like to install some type of
.
\ \elkriver\sys \shrdoc\planning\scott\p99-7cc.doc
.
.
.
Memo to Mayor and City CouncwP 99.7
April 19. 1999
Page 5
10. A REALISTIC TREE PRESERVATION PLAN BE PROVIDED SHOWING WHICH TREES WILL BE
PRESERVED.
11. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
12. ALL MAILBOXES SHALL BE CLUSTERED.
13. WATER AVAILABILITY CHARGES TO BE PAID TO ELK RIVER UTILITIES PRIOR TO RELEASING
THE PLAT FOR RECORDING.
15. PARK DEDICATION REQUIREMENTS BE SATISFIED WHICH INCLUDES A 30 EASEMENT AND A
PEDESTRIAN TRAIL INSTALLED WHICH CONNECTS THE CUL DE SAC WITH 189TH AVENUE.
16. APPROPRIATE EASEMENTS BE PROVIDED ON ALL LOTS INCLUDING THOSE AREA WHICH
ARE SUBJECT TO PONDING, FLOODING OR WETLANDS.
17. SOIL BORINGS AND PERCULATION TESTS WILL NEED TO BE PROVIDED WITH EACH
BUILDING PERMIT APPLICATION
Staff would recommend the following additional conditions:
1. THE PRELIMINARY PLAT BE AMENDED TO ELIMINATE THE PROPOSED PARK AND INCLUDE A
30 FOOT WIDE TRAIL EASEMENT BETWEEN THE CUL DE SAC AND 189TH AND THE TRAIL
SHALL BE INSTALLED BY THE DEVELOPER AT THE SAME TIME AS THE STREET.
2. PARK DEDICATION FEE IN THE AMOUNT DTEREMINED AT THE TIME THE FINAL PLAT IS
APPROVED BY PAID PRIOR TO RELAEASING THE PLAT FOR RECORDING.
\ \elkriver\sys\shrdoc\planning\scott\p99- 7cc.doc
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LOCATION
MAP
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CASE:
P'I'I-1
Howard R. Green Company
CONSULTING ENGINEERS
.
March 17,1999
a06520J-0240
The Honorable Chairman and Planning Commission
City of Elk River
P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
- RE: ISLAND VIEW 4TH ADDITION
Dear Planning Commission:
As requested, we have reviewed the submittal for the Island View 4th Addition development.
The proposed plat consists of seven lots at the west end of Island View Drive. John Oliver &
Associates prepared the submittal package. It consisted of a preliminary plat and a preliminary .
grading plat both of which hold a revision date of March a, 1999. Based on our review and
comments received at the staff review meeting, we would offer the following comments.
· The existing Island View Drive far exceeds the maximum length contained in the City
ordinance for a cul-de-sac. Obviously, extending it approximately 600 feet further
will also exceed the maximum length contained in the City ordinance. Therefore,. a
variance would be required for the length of cul-de-sac.
· Lot 4 Block 2 does not meet the minimum frontage of 160 feet when measured at the
set back line.
· When this plat first came before the Planning Commission and City Council back in
1997, there was a staff recommendation that a road right-of-way be provided to the
north to hook up with 1915t Avenue in Belgin Acres Subdivision located to the
northeast. The neighbors along Island View Drive were opposed to this
recommendation do to the fact that they felt it would encourage cut through traffic in
their neighborhood. Staff felt it was important due to the length of the cul-de-sac as
an alternative emergency route. With the current proposal for Island View 4th
Addition we would recommend that the eastern tip of Lot 4 Block 2 be provided as
additional right-of-way near the cul-de-sac in the event that there is any future
development to allow the issue of connecting to Belgin Acres to be discussed further
at that time.
.
o.lproj.l806520J/0240/520-0317march99
1326 Energy Park Drive. St. Paul, MN 55108 . 651/644-4389 fax 651/644-9446 toll free 8881368-4389
, .
. The Honorable Chairman and Planning Commission
March 17,1999 .
Page Two
.
.
· The Park and Recreation Committee has reviewed this proposed subdivision and
has recommended a 3D-foot easement be provided and a pedestrian trail
constructed by the developer between Lots 3 and 4 Block 2. The Park and
Recreation Committee has also indicated that they may want the high ground
surrounded by the wetland at the southern end of Lots 2 and 3 Block 2 as park land
also.
· The cul-de-sac currently shows a tear drop shaped island in the center of it. Any
island in the center of the cul-de-sac should be round. If it is to be built there,
provisions will have to be made for that island to be owned and maintained by the
lots in the subdivision. The City will not take responsibility for maintenance of any
plant materials placed there. i
. There is an existing cul-de-sac at the current end of Island View Drive. If Island View
4th Addition proceeds forward, that cul-de-sac could be vacated and removed
depending upon the shape and slope of driveways entering it. Further review of this
situation should be made, and if it can be removed and vacated, the removal of the
paved surface of the cul-de-sac should be provided for by the developer of Island
View 4th Addition.
. Lot 1 and 2 Block 2 show house pads with elevations below street level. These lots
should be regraded to provide house pads above street level.
. The grading plan indicates a filling of the wetland to provide for a storm drainage
pipe through wetlands to a ponding area to be constructed in the high ground further
to the south. This will have to be reviewed by Steve Rohlf to determine the impact of
the wetland.
. No drainage calculations have been provided 'at this time. Drainage calculations will
need to be provided, reviewed, and approved prior to final approval. The proposed
pond located in the high ground at the south end of the plat outlets to the southeast
onto the neighboring property. We question whether or not this development has the
right to provide a concentrated flow onto the neighboring property. Perhaps a better
solution would be to have the outlet flow westerly into the existing wetland to have
the outlet dissipated before it flows onto the neighboring property.
. There is an existing low area in the rear of Lot 3 Block 1. Part of the rear lots of Lot 1
and Lot 2 Block 1 flow to this area. The drainage calculations should review this
situation to ensure that there is adequate storage for the amount of runoff tributary to
this area. Any area that would be inundated in a storm will need to be provided with
a drainage and utility easement. The calculations should ensure that the septic
system site shown on Lot 3 does not become periodically inundated.
Howard R. Green Company
o.lproj.l806520J/0240f520-0317march99 CONSULTING ENGINEERS
. .
The Honorable Chairman and Planning Commission
March 17,1999
Page Three
· The plat does provide for an additional 20 feet of right-of-way on the western edge
along 189th Avenue. The current right-of-way of 189th Avenue is 40 feet. The
additicJ.!lal 20 feet will provi~e for a standard ~O-foot right-of-way.
If you have any questions regarding any of these comments, please call.
Sincerely,
HOWARD R. GREEN COMPANY
~.u~~
Terry J. M~rer, P.E.
TJM:vtw
Howard R. Green Company
o.lproj.l806520J/0240/520-0317march99 CONSULTING ENGINEERS
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ELK RIVER, UN
DYNAMIC'S DESIGN
PRELIMINARY PLAT
John OIvM & Associates, kIc.
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I hereby certify that this plan wos
prepared by me ar under my direct
supervision and that I om 0 duly
Reqistered Land Surveyor under the
lows 01 the Stote of Minnesoto.
DAlE: 2/22/99
BK/PG:
DRAWN BY: SlF
CHECKED BY: JBK
DWC: POwELL.OWe
TEXT:
FILE NO.: 7715.10-03
Signed:
Dote: 2/22/99 Reg. No. 21729
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by certify that this plan was
by m. or under my direct
nd that I am a duly
'9i~.r - under the laws
~esota.
Signed: ~~
Date: 2/22/99 Reg. Na. 2;t;
DAlF:: 2/22/99
DESIGN BY: BM
DRAWN BY: SLF
CHECKED BY: JBK
DWG: GP-POWLL.DWG
TEXT:
FILE NO,: 7715.10-03
ISLAND VIEW FIFTH ADDITION
ELK RIVER, MN
DYNAMIC'S DESIGN
PRELIMINARY GRADING PLAN
John OhM & Auoclat... tic. I
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6BO Dodg. A"......
Kilt Rev.... J{(........,.. 66330
(612)441-2072 ('AX).u1-6665
201 ". 'l'ruv.lIn 'l'ruil. S...,. 200
BUrnMU.. Minn.""t.. 66337
(612)894-3045 (FAX)894-3049
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