4.1. - 4.3. SR 09-27-1999
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ITEMS 4.1. - 4.3.
MEMORANDUM
TO:
The Mayor and City Council
FROM:
Stephen Wensman, Planner
DATE:
September 27, 1999
SUBJECT:
Bridgeland Development Zone Change,
Preliminary Plat, and Conditional Use
Permit for Preserve Estates, Public
Hearing Case No. ZC 99-7, P 99-10 and CU
99-30
Request
Bridgeland Development requests:
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26. Zone Change from R1A (Single Family) to PUD (Planned Unit Development).
27. Preliminary Plat and Conditional Use Permit for a 27 lot single-family
development.
Location
General Description: North of Oak Meadows subdivision, south of Knollwood, east
of Tyler Street, west of Trott Brook.
Zoning/Land Use
R1a (Single Family Residential) / LR (Low Density Residential)
Attachments
.
· Location map
. Preliminary Plat
. Preliminary GradinglDrainage Erosion Control Plan (resubmitted after City
Engineer review)
. Tree Preservation Plan
. Shoreland tier requirements sheet
. DNR Shoreland PUD Tier Map
. Letter from the DNR
. Memo from City Engineer, September 15,1999
. Soil Boring Summary
13065 Orono Parkway. P.O. Box 490. Elk River, MN 55330. TDD & Phone: (612) 441-7420. Fax: (612) 441-7425
Memo to City CouncilflC 99-7, P 99-10, CU 99-30
September 20, 1999
Page 2
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Overview
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Bridgeland Development is proposing to develop a 74. '7 acre parcel located north of
Oak Meadows subdivision, south of Knollwood, east of Tyler Street and west of
Trott Brook. The developers propose rezoning the property to PUD, Planned Unit
Development, as allowed by the Shoreland Ordinance. A Conditional Use Permit is
also required by the PUD Ordinance.
The development will consists of 27, roughly 1 acre, single-family residential lots.
In addition, 50% of the site will be open space that will be protected from further
development by a conservation easement held in common by a homeowners
association. The open space will contain a walking trail, most likely a mown trail
that winds through the open space partially along an existing farm road.
The site was previously a small farm with some feed crops and cattle. Through the
center of the site between the pond and wetlands is a ridge with woods and fields.
The site has many constraints on development with its topography, wetlands, woods
and surrounding existing development. Both the pond and the Trott Brook are in
the Shoreland Overlay District, DNR protected, and subject to the restrictions of the
Shoreland Ordinance. The existing farmhouse will remain and be incorporated into
the development.
)
The developments surrounding the site consist of both 1 acre and 2.5 acre
developments. Oak Meadows to the south is made up of 2.5 acre lots and across
Tyler Street to the west, Knollwood is primarily 1 acre lots, similar to what the
applicant is proposing.
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Provosed Develovment Plans
The site layout consists of 27, roughly 1 acre lots fronting on a new road connecting
Polk St. and Tyler St. located on a ridge between the pond and wetlands. Some of
the lots will front on a spur road that provides future access to the Larson property
to the north. The DNR protected wetlands, under the Shoreland Ordinance, provide
the greatest site constraint and amenity. On the west side of the site is a Type 3,
6.01 acre, pond and on the east side of the site is the Trott Brook.
Shoreland Ordinance
)
The Department of Natural Resources has specific classifications for water bodies.
located through out the City of Elk River. The pond on site is considered a Natural
Development Water, which has certain restrictions that extend 1000 feet beyond the
ordinary high water mark of the pond. The Trott Brook is a considered Tributary
Stream, which has certain restrictions that extend 300 feet beyond the ordinary
high water mark of the Trott Brook. Almost all of the parcel falls within this
restricted area and is subject to the Shoreland Ordinance and the criteria to
preserve the integrity of the natural resources.
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Memo to City CouncillZC 99-7, P 99.10, CU 99.30
September 20, 1999
Page 3
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Under the Shoreland Ordinance, the site can be divided into tiers of 400 foot
increments radiating out from the pond. Preserve Estates has 3 tiers from the pond
and most of the development occurs within the second tier. None of the development
occurs within the Shoreland of the Trott Brook.
Generally, the Shoreland Ordinance allows a certain density of development within
each tier. Some of the "base density" from one tier may be transferred to the next
as long as the recieving tier is further away from the pond. Besides "base density,"
an increase in density can be achieved by meeting various performance standards
such as additional open space, storm water management, vegetation protection and
landscaping. The developers have utilized increased density by increasing the
setbacks for septic systems and by protecting existing vegetation around the pond.
Attached is a density evaluation prepared by Terra Engineering, which outlines the
setback and density issues within the tiers.
Larry Krampka, from the DNR, has given preliminary approval subject to
conditions relating to the septic systems (letter attached).
Seotic Svstems
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Typically, lots within Shoreland PUD's are required to utilize a clustered septic
system. The DNR has preliminarily agreed to allow individual septic systems if
under a homeowner's association maintenance agreement, subject to DNR review
and approval. Individual property owners will still own and be responsible for the
septic systems.
Due to the low nature of much of the plat, Engineering recommended having soil
borings of questionable septic areas on 10 of the proposed lots. From these borings
it was determined that five of the lots would require mound systems. Since the City
Engineers review and Memorandum, a revised GradingIDrainage Erosion Control
Plan indicates both the mound and conventional septic system locations. The City
Engineer has not reviewed the revisions.
A consideration of a clustered septic might be a preferred alternative to numerous
mound systems in the plat, although it would require MPCA review. Also, the
DNR has not yet reviewed and approved the Homeowners Association Maintenance
Agreement for septic systems that is required prior to approval of Final Plat.
Furthermore, at the request of the Building and Zoning Department and because of
the smaller lots, individual septic field areas shall be fenced off during construction
in order to protect them from compaction (See attached Howard R. Green
memorandum). .
Homeowners Association
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As part of the development, a homeowners association shall be created with
mandatory membership within the plat. The homeowners association shall hold
and protect the conservation easement and be responsible for maintenance of all
commonly held land and maintenance and inspection of individual septic systems.
\ \elkriver\sys \shrdoc \planning\stevewen \ccmmo \p99-10.doc
Memo to City CouncilJZC 99-7, P 99-10, CU 99-30
September 20, 1999
Page 4
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The City Attorney shall review the documents and can answer any specific
questions regarding such agreements.
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Rig-ht-of- Wav and Access
The developer will be constructing a new section of Polk Street into the Oak
Meadows subdivision to connect with the existing Polk Street cul-de-sac. Also, the
developer will be dedicating additional right-of-way for Tyler Street NW. All the
lots in the development will have internal street access.
Grading- and Drainag-e
A revised Grading and Drainage /Erosion Control Plan was submitted on September
16, 1999, in response to the City Engineer's comments, however, there was not
adequate time to do a proper review of the revisions. The City Engineer will be at
the Public Hearing to answer any questions (See the attached Howard R. Green
memorandum).
Wetland Issues
)
Two wetlands in the proposed plat will be filled and will require mitigation. The
joint notification of applicable agencies was mailed on September 1, 1999, therefore,
the comment period ends on October 1, 1999. Final Plat will be delayed until the
notification period has ended.
Setbacks
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The structure setbacks will be consistent with the underlying zoning district, RIa.
The Ordinary High Water line for the pond shown on the plans is in error. This will
effect setbacks for septic systems and structures. Within the Shoreland of the pond
the septic and structure setbacks are 150 feet. In order to get a density bonus as
allowed by the Shoreland Ordinance, the setbacks are increased to 188' from the
Ordinary High Water line (See attached Howard R. Green memorandum).
Landscaping-
One front yard tree and one street tree are required for each lot, two of each for
corner lots. A landscape plan will need to be submitted prior to Final Plat.
Tree Preservation
)
The tree preservation plan shows the likely grading limit (limit of tree removal)
with the septic systems in their proposed locations (See attached tree preservation
plan). To guarantee preservation of specific trees, trees intended to be saved, shall
have fencing at the drip line to prevent grading and storage of equipment or debris
within the dripline.
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Memo to City CouncillZC 99-7, P 99-10, CD 99-30
September 20, 1999
Page 5
According to the Building and Zoning Department, mound septic systems function
best if they are unshaded and out of the root zone of trees. Many of the proposed
septic areas are tucked into wooded areas. It is likely that a greater number of
trees will be removed in order for individual mound septic systems to function
properly.
Park and Recreation
The Park and Recreation Commission recommended cash dedication to meet the
Park dedication requirements. The Comprehensive Park and Recreation Plan
identifies no trail or parks in this area. The common open space will meet some of
the recreation needs for this development.
Planninll Commission
At the August 24, 1999, Public Hearing, five residents raised questions or concerns
regarding the development. The residents were concerned about:
. Tree preservation
. Density
. Traffic
. Septic systems
Planning Commissioners were concerned about:
. Septic maintenance if the homeowners association is defunct.
. Septic systems near wetlands
. Whether the plat meets the intent of the PUD Ordinance.
. Future setback variances with smaller lots
. Whether a development in a PUD needed to be connected to sewer and water.
. Density
. Whether there is enough right-of-way for a detached trail along Tyler Street.
The developer and staff addressed most of the questions and concerns noted above.
The Planning Commission added the following two conditions:
24. THAT AN ADDITIONAL 10 FEET BE ADDED TO THE DRAINAGE AND UTILITY
EASEMENTS EAST OF TYLER, WHICH MAY BE USED FOR TRAIL PURPOSES.
25. THAT THE NUMBER OF LOTS BE REDUCED FROM THE REQUESTED 27 DOWN
TO 24 LOTS.
Staff does not concur with the Commission's concerns about the density. To the
west, Knollwood West Addition contains many one acre lots without any preserved
open space. The proposed density appears to be in keeping with the land use near
the site. The City Attorney will be in attendance at the City Council meeting to
address any legal issues or concerns regarding the appropriateness of the PUD
process.
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Memo to City CouncilflC 99-7, P 99-10, CU 99-30
September 20, 1999
Page 6
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Recommendation
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Staff and the Planning Commission recommended that the City Council approve the
rezoning from RIa (Single Family Residential) to PUD (planned Unit Development)
based on the following findings:
1. A PLANNED UNIT DEVELOPMENT ALLOWS A COMPREHENSIVE
REVIEW OF DEVELOPING THE PROPERTY.
2. A PLANNED UNIT DEVELOPMENT ALLOWS FOR FLEXIBILITY IN
SUBDIVISION DESIGN.
Staff also recommends that the City Council approve the rezoning from RIa (Single
Family Residential) to PUD (planned Unit Development) based on the following
finding:
3. THE REZONING IS CONSISTENT WITH THE COMPREHENSIVE PLAN
AND THE SHORELAND ORDINANCE.
The Planning Commission recommends approval of the Preliminary Plat and
Conditional Use Permit for a single family residential development with the
following conditions:
.. ) 1. A DEVELOPERS AGREEMENT AND PUD AGREEMENT BE PREPARED
OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL .
AND INSTALLATION OF IMPROVEMENTS.
2. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED.
3. THAT WRITTEN APPROVAL IS OBTAINED FROM THE APPLICABLE
PROPERTY OWNERS, PRIOR TO GRADING OFF SITE ON PRIVATE
PROPERTY.
4. THAT SOIL BORINGS BE CONDUCTED ON LOTS AS REQUIRED BY
THE CITY ENGINEER PRIOR TO FINAL PLAT TO ENSURE
SUITABILITY FOR SEPTIC SYSTEMS.
5. THAT SEPTIC AREAS BE FENCED DURING CONSTRUCTION TO
PREVENT COMPACTION.
6. THAT A HOMEOWNERS ASSOCIATION DOCUMENT BE PREPARED,
SUBJECT TO THE CITY ATTORNEY REVIEW AND APPROVAL, PRIOR
TO FINAL PLAT.
7. THAT THE DNR REVIEW AND APPROVE THE HOMEOWNERS
ASSOCIATION MAINTENANCE AGREEMENT FOR INDIVIDUAL
SEPTICS PRIOR TO FINAL PLAT.
) 8. THAT THE OPEN SPACE CONTAINED IN OUTLOTS A & B BE
PERMANENTLY PROTECTED WITH A CONSERVATION EASEMENT .
AND RECORDED AT THE SAME TIME AS THE FINAL PLAT.
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Memo to City Council1ZC 99-7, P 99-10, CU 99-30
September 20, 1999
Page 7
9. THAT THE HOMEOWNERS ASSOCIATION DOCUMENTS INDICATE
THAT THE OUTLOTS IN THE DEVELOPMENT ARE OWNED IN
COMMON BY ALL RESIDENTS OF THE DEVELOPMENT.
10. THAT STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER
UTILITIES.
11. THAT A LETTER OF CREDIT ISPROVIDED TO THE CITY IN THE
AMOUNT OF 100% OF THE COSTS OF PUBLIC IMPROVEMENTS.
12. 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.
13. 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.
14. 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.
15. A GRADING AND EROSION CONTROL PLAN AND DEVELOPMENT
PLAN BE SUBMITTED AND APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
16. THAT ANY TREES TO BE PROTECTED WITHIN THE LIMIT OF
GRADING OR OFF-SITE, BE FENCED TO THE DRIPLINE TO PREVENT
GRADING, COMPACTION, OR STORAGE OF DEBRIS OR EQUIPMENT.
17. ALL LOTS SHALL HAVE A BUILDABLE AREA LARGE ENOUGH TO
ACCOMMODATE A 50 'X 50' BUILDING PAD AND A DISTANCE OF 30
FEET BETWEEN THE HOUSE AND ANY WETLAND.
18. 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.
19. A LANDSCAPE PLAN SHALL BE PROVIDED PRIOR TO FINAL PLAT.
THE LANDSCAPE PLAN SHALL INCLUDE FRONT YARD AND
BOULEVARD TREES AND LANDSCAPE SCREENING AS REQUIRED BY
ELK RIVER CITY ORDINANCE.
20. THAT A TEMPORARY CUL-DE-SAC IS INSTALLED AT THE NORTH
END OF POLK STREET NW IN THE PLAT AND AN EASEMENT BE
DEDICATED FOR THE TEMPORARY CU- DE-SAC.
21. MINIMUM SETBACK REQUIREMENTS FOR THE PRINCIPLE
STRUCTURE SHALL BE AS FOLLOWS:
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Memo to City CouncillZC 99-7, P 99-10, CD 99-30
September 20, 1999
Page 8
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FRONT YARD
SIDE YARD
GARAGE SIDE
REAR YARD
35 FEET
20 FEET
20 FEET
30 FEET
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22. ACCESSORY STRUCTURE SETBACKS SHALL BE:
FRONT YARD
SIDE YARD
REAR YARD
35 FEET
20 FEET
30 FEET
23. THAT WETLAND MITIGATION BE FINALIZED PRIOR TO CITY
REVIEW OF THE PRELIMINARY PLAT.
24. THAT AN ADDITIONAL 10 FEET BE ADDED TO THE DRAINAGE AND
UTILITY EASEMENTS EAST OF TYLER, WHICH MAY BE USED FOR
TRAIL PURPOSES.
25. THAT THE NUMBER OF LOTS BE REDUCED FROM THE REQUESTED
27 DOWN TO 24 LOTS.
Staff recommends that the City Council concur with the Planning Commission's
recommendation, but strike condition 25. The proposed number of lots is consistent
with the surrounding land use.
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26. THAT A CLUSTERED SEPTIC SYSTEM BE UTILIZED OWNED AND
MAINTAINED BY THE HOMEOWNERS.
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Planning Commission Minutes
August 24, 1999
Page 5
6.4.
6.5.
6.6.
COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 6-0.
Reauest bv Bridgeland Develooment Co. for Rezoning (R1 a to PUD), Public
Hearina Case No. ZC 99-7
Reauest bv Bridaeland Develooment Co. for Preliminary Plat (Preserve Estates),
Public Hearina Case No. P 99-10
Reauest bv Bridgeland Develooment Co. for Conditional Use Permit Public
Hearina Case No. CU 99-30
Staff report by Scott Harlicker. Bridgeland Development has requested a zone
change from R1 a (Single Family) to PUD (Planned Unit Development), and
preliminary plat and conditional use permit for a 27 lot single-family development
on a 74.7 acre parcel. Mr. Harlicker explained that the developers are proposing
development of the site under the DNR Shoreland Ordinance (PUD) and they
have utilized increased density under the DNR guidelines by increasing the
setbacks for septic systems and protecting existing vegetation around the pond.
Mr. Harlicker reviewed issues associated with the project including septic systems,
right-of-way and access, wetlands, setbacks, landscaping and tree preservation.
The Park and Recreation Commission has recommended cash dedication to
meet the park dedication requirements. Staff recommended approval of the
requests with the findings listed in the staff report.
Terry Maurer, City Engineer, stated that he has just received revised plans which
address some of the concerns mentioned in his memo dated August 17, 1999, but
he has not had time to review them.
Commissioner Thompson asked if the open space would become a conservation
easement. Mr. Harlicker stated that the open space will be in the ownership of
the homeowners' association. He explained that language will be included in
the homeowner's association agreement that no further development can occur
within the plat.
Chair Cote asked what would happen to the septic maintenance if the
homeowners' association goes defunct. Mr. Harlicker stated that the city
attorney will be asked to address the issue.
Chair Cote asked the city engineer if there were significant issues to be
addressed. Terry Maurer stated that the revised plans need to address storm
water crossing over septic systems, grading concerns regarding steep driveways,
and how many additional trees will be removed by making the necessary
changes to the plat. Commissioner Cote expressed his concern regarding septic
systems located adjacent to the wetlands. Mr. Maurer indicated that perk tests
and calculations will be required.
Commissioner Mesich stated he was very concerned that the city's zoning laws
are being bypassed for this development.
Chair Cote opened the public hearing.
Planning Commission Minutes
August 24, 1999
Page 6
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Peter Knaeble of Terra Engineering, representing Bridgeland Development Co.,
stated that a neighborhood meeting was held on August 12, 1999. He reviewed
issues associated with the plat regarding density, tree removal, wetlands and
storm water. Mr. Knaeble felt the density of the proposed plat was consistent with
the surrounding developments.
Steve Nelson, representing Bridgeland Development Co., stated that the 27 acre
conservation easement which will be dedicated to the homeowners' association
will be a permanent easement. He stated that if the homeowners' association is
properly established, there should not be a problem if a septic failure occurs and
that individual homeowners will still be responsible for the cost. Mr. Nelson stated
that the value of the homes in this development is expected to be $250,000 and
up.
Curt Kragness, 1071820151 Circle, expressed his concern that the stand of pine
trees in the northwest corner of the site will remain. Mr. Kragness asked what the
difference was between R1 a and PUD zoning. Mr. Harlicker explained that the
PUD allows flexibility in setbacks, lot sizes and preservation of certain amenities.
He noted that this property is a difficult site to develop and that a number of
plans have been presented to the city for this site and all were similar to this plan.
Mr. Kragness asked if 201st Circle will become a through-street. Mr. Harlicker
stated that 201st would not be a logical connection and any future connection
would likely be to the north at 203rd Avenue.
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Commissioner Mesich stated that he felt in this case, the PUD zoning was being
used for creative profit not creative development. He explained that the PUD
ordinance specifies that a proposal shall be consistent with the Comprehensive
Plan and allows flexibility without changing the underlying zoning. He stated that
he felt Bridgeland's proposal does not meet the criteria for a PUD.
Doug Kraus, 20050 Tyler Street, explained that the new road from this
development will face his front yard. He was concerned about traffic speed on
Tyler and felt visibility at the proposed intersection will pose a safety concern. Mr.
Nelson stated that he will work with Mr. Kraus to screen his property from
headlights, but that he could not mandate what is done about vehicle speed
and traffic volume on Tyler Street.
Commissioner Chambers asked if sidewalks and street lights would be installed.
Mr. Nelson explained their proposal and noted that no sidewalk will be provided,
but lights are required and trails will be installed in the open space.
Commissioner Kuester asked why clustered septic systems were not proposed.
Mr. Nelson stated that the process for approval of clustered systems was too long
and did not fit into their plan. Commissioner Kuester stated that she felt there
would be more protection for the homeowners on a clustered system if a
problem arose.
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Mr. Rich Hawkins, attorney representing the developers, indicated that the
homeowners' association documentation is fairly simple and will be structured to
address septic system problems or failures. He noted that even though the septic
systems will be the responsibility of the homeowners' association, the individual
property owner will still have the responsibility to maintain their own system.
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Planning Commission Minutes
August 24, 1999
Page 7
Peter Knaeble stated that approximately one-half of the pine tree stand will
remain after road construction. He stated he did not feel there was a visibility
issue onto Tyler Street, but he would support a 3-way stop at the intersection if it
was warranted.
Mr. Hawkins spoke in support of clustering. He stated that the density they are
proposing is the same as the underlying zoning.
Eric Brandvig, 20016 Tyler Street, stated he was concerned that the PUD zoning
would allow more homes that the current Rl a zoning. He was also concerned
about the additional traffic on Tyler Street.
Ed Hunt, 27717 Olson Street, expressed his concern that if a septic system failed on
the small lots in the proposed development, there would not be adequate room
to locate a new system.
Sharon Miller, 19862 Twin Lakes Road, was concerned that flooding may occur on
the septic systems located on the corner lots. Ms. Miller stated that sometimes
the beaver dams upstream cause flooding.
There being no additional comments from the public, Chair Cote closed the
public hearing.
Discussion following regarding the possibility of a need for variances in the future.
Chair Cote suggested that a condition be included that no variances will be
allowed. Ms. McPherson stated that property owners have the right by state
statute to apply for variances. Ms. McPherson suggested that language could be
included in the covenants to ensure that the design requirements eliminate the
need for variances.
Commissioner Mesich stated that the PUD ordinance specifies that a PUD must be
served by sanitary sewer, and he did not feel the Planning Commission could
allow the developer to bend the rules in order to develop the site.
COMMISSIONER MESICH MOVED TO RECOMMEND DENIAL OF THE REQUEST BY
BRIDGELAND DEVELOPMENT COMPANY FOR A REZONING FROM RA 1 (SINGLE
FAMILY RESIDENTIAL) TO PUD (PLANNED UNIT DEVELOPMENT), PUBLIC HEARING
CASE NO. ZC 99-7, BASED ON THE FOLLOWING FINDINGS:
1. THE PLAT DOES NOT MEET THE INTENT OF THE PUD ORDINANCE
2. THE PLAT IS NOT CONSISTENT WITH THE SURROUNDING AREA.
COMMISSIONER COTE SECONDED THE MOTION. THE MOTION FAILED 2-4.
COMMISSIONER KUESTER MOVED TO RECOMMEND APPROVAL OF THE REQUEST BY
BRIDGELAND DEVELOPMENT FOR A REZONING FROM R1A (SINGLE FAMILY
RESIDENTIAL) TO PUD (PLANNED UNIT DEVELOPMENT), PUBLIC HEARING CASE NO.
ZC 99-7, BASED ON THE FOLLOWING FINDINGS:
1. A PLANNED UNIT DEVELOPMENT ALLOWS A COMPREHENSIVE REVIEW OF
DEVELOPING THE PROPERTY.
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Planning Commission Minutes
August 24, 1999
Page 8
2. A PLANNED UNIT DEVELOPMENT ALLOWS FOR FLEXIBILITY IN SUBDIVISION
DESIGN.
COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 4-2.
Chair Cote and Commissioner Mesich opposed.
COMMISSIONER KUESTER MOVED APPROVAL OF THE REQUEST BY BRIDGELAND
DEVELOPMENT CO. FOR CONDITIONAL USE PERMIT CASE NO. CU 99-30 FOR A
SINGLE FAMILY DEVELOPMENT (PRESERVE ESTATES), WITH THE FOLLOWING
CONDITIONS:
1. A DEVELOPERS AGREEMENT AND PUD AGREEMENT BE PREPARED OUTLINING THE
TERMS AND CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF
IMPROVEMENTS.
2. ALL COMMENTS OF THE CITY ENGINEER'S MEMO DATED AUGUST 17,1999, BE
INCORPORATED INTO THE PRELIMINARY PLAT PRIOR TO CITY COUNCIL REVIEW
AND MADE A CONDITION OF APPROVAL.
3. THAT WRITTEN APPROVAL IS OBTAINED FROM THE APPLICABLE PROPERTY
OWNERS, PRIOR TO GRADING OFF SITE ON PRIVATE PROPERTY.
4. THAT SOIL BORINGS BE CONDUCTED ON LOTS AS REQUIRED BY THE CITY
ENGINEER PRIOR TO CITY COUNCIL REVIEW OF THE PRELIMINARY PLAT TO
ENSURE SUITABILITY FOR SEPTIC SYSTEMS.
5. THAT A HOMEOWNERS ASSOCIATION DOCUMENT BE PREPARED, SUBJECT TO THE
CITY ATTORNEY REVIEW AND APPROVAL, PRIOR TO FINAL PLAT.
6. THAT THE DNR REVIEW AND APPROVE THE HOMEOWNERS ASSOCIATION
MAINTENANCE AGREEMENT FOR INDIVIDUAL SEPTIC PRIOR TO FINAL PLAT.
7. THAT THE OPEN SPACE CONTAINED IN OUTLOTS A & B HAVE A DEED
RESTRICTION ON THEM TO PROHIBIT FURTHER DEVELOPMENT TO BE RECORDED
AT THE SAME TIME AS THE FINAL PLAT.
8. THAT THE HOMEOWNERS ASSOCIATION DOCUMENTS INDICATE THAT THE
OUTLOTS IN THE DEVELOPMENT ARE OWNED IN COMMON BY ALL RESIDENTS OF
THE DEVELOPMENT.
9. THAT STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES.
10. THAT A LETTER OF CREDIT IS PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF
THE COSTS OF PUBLIC IMPROVEMENTS.
11. 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.
Planning Commission Minutes
August 24, 1999
Page 9
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12. 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.
13. 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.
14. A GRADING AND EROSION CONTROL PLAN AND DEVELOPMENT PLAN BE
SUBMITTED AND APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF
BUILDING PERMITS.
15. ALL LOTS SHALL HAVE A BUILDABLE AREA LARGE ENOUGH TO ACCOMMODATE
A 50 'X 50' BUILDING PAD AND A DISTANCE OF 30 FEET BETWEEN THE HOUSE
AND ANY WETLAND.
16. 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.
17. A LANDSCAPE PLAN SHALL BE PROVIDED PRIOR TO FINAL PLAT. THE LANDSCAPE
PLAN SHALL INCLUDE FRONT YARD AND BOULEVARD TREES AS REQUIRED BY ELK
RIVER CITY ORDINANCE.
.
18. THAT A TEMPORARY CUL-DE-SAC IS INSTALLED AT THE NORTH END OF POLK
STREET NW IN THE PLAT AND AN EASEMENT BE DEDICATED FOR THE TEMPORARY
CU- DE-SAC.
19. MINIMUM SETBACK REQUIREMENTS FOR THE PRINCIPLE STRUCTURE SHALL BE AS
FOLLOWS:
FRONT YARD
SIDE YARD
GARAGE SIDE
REAR YARD
35 FEET
20 FEET
20 FEET
30 FEET
20. ACCESSORY STRUCTURE SETBACKS SHALL BE:
FRONT YARD
SIDE YARD
REAR YARD
35 FEET
20 FEET
30 FEET
21. THAT WETLAND MITIGATION BE FINALIZED PRIOR TO CITY COUNCIL REVIEW OF
THE PRELIMINARY PLAT.
22. THAT THE NUMBER OF LOTS BE REDUCED FROM THE REQUESTED 27 LOTS DOWN
TO 24 LOTS.
COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 5-1.
.
COMMISSIONER KUESTER MOVED TO RECOMMEND APPROVAL OF THE REQUEST BY
BRIDGELAND DEVELOPMENT CO. FOR PRELIMINARY PLAT APPROVAL, CASE
Planning Commission Minutes
August 24, 1999
Page 10
.
P 99-10 (PRESERVE ESTATES), WITH THE STIPULATION THAT THERE BE NO SUBSTANTIAL
DEVIATION FROM THE ROADWAY AND LOT CONFIGURATIONS WHICH WERE
PRESENTED TO THE PLANNING COMMISSION, WITH THE ALL OF THE PRECEDING
CONDITIONS, AND THE FOLLOWING ADDITIONAL CONDITION:
23. THAT AN ADDITIONAL 10 FEET BE ADDED TO THE DRAINAGE AND UTILITY
EASEMENT EAST OF TYLER STREET WHICH MAY BE USED FOR TRAIL PURPOSES.
COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 5-1.
Commissioner Mesich opposed.
6.7. Reauest bv Windsor Develooment for Preliminary Plat AODroval (Seven Oaks),
Public Hearing Case No. P 99-9
Staff report by Michele McPherson. Windsor Development has requested
approval of a preliminary plat for a 69.40 acre, 86 lot single-family development.
Ms. McPherson reviewed issues addressed in the staff report to the Planning
Commission dated August 24, 1999, regarding wetlands, access, grading and
drainage, landscaping, homeowners' association, Outlot A and park dedication
requirements. She explained that the Park and Recreation Commission has
recommended Lots 15 and 16, Block 2, be added to the land being dedicated
as park for a total park dedication of 4.06 acres, or 5.8% of the land. Staff
recommends approval of the preliminary plat with the addition of a condition 20
for the developer to acquire access to Lander Street.
.
Chair Cote asked why the Park and Recreation Commission recommended a 20
foot buffer from the trail to the rear property line of the adjacent lots. Ms.
McPherson indicated that this recommendation is based on experience with trails
behind lots in previous new development projects.
Commissioner Kuester explained that she felt the additional lots were necessary
to protect the neighborhood park amenities and to make the park accessible to
all residents of the community.
Chair Cote asked if the city engineer felt the east-west road through the plat
would be used as a cut-through route by M-Vale residents to County Road NO.1.
Terry Maurer stated that residents close to the existing outlot may use the road,
but most would use either the north or south end of Lander Street to get to a
county road.
Chair Cote opened the public hearing.
.
Ron Bastyr, of Windsor Development, developer for the project, reviewed the
project. He stated that he felt the trees near the proposed trail need to be
removed now, because he has found that despite efforts to preserve them, they
will eventually die. Mr. Bastyr explained his plans to landscape the entrance to
the development along County Road NO.1. He indicated that possibly two lots
could have been gained by eliminating the amenities at the entrance, but he felt
the aesthetic value was more important. He requested that the easement be
platted for ownership and maintenance by the homeowners' association. Mr.
Bastyr stated that the loss of Lots 15 and 16, Block 2, for park land would create a
financial hardship to the viability of the project and asked that the lots remain in
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<€ll{ River
· PO Box 490
13065 'Orono :arkwMNay 55"33'0
Elk River,
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CASE:P 99-10
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7/20/99
Preserve Estates, Elk River, MN
By: Pefer Knaeble, P.E. (Terra Engineering Inc.)
Requirements per Elk River
horeland PUD Ordinance" . .
400' "Suitable Area" is area wli each tier excluding
wetland, bluffs, and land below OHW. There is
. no "bluff" area on this site. .
15.6 ac. (wetland =0.4 ac.),
)
Tier dimension
(Natural Envir. Lake, Wirtz Pond, unsewered)
.. i.,
"SuitableArea" within Tier 1 .
(400' from Wirtz Pond OHW)
"Suitable Area" within Tier 2
(400-800' from Wirtz Pond OHW)
17.1 ac
"Suitable Area" within Tier 3
(800+' from Wirtz Pond OHW)
11.2 ac.
'-: _~ f .?~
Single family resideiltiallot size standard
(within 000' of Wirtz Pond OHW)
2.5 ac.'
"Base Density" Tier 1
"Base Density" Tier 2
"Base Density" Tier 3
Total "Base Density"
6.2 lots
6.8 lots
lilots, ,f.
17.6 lots
(wetland = 0.7 ac.)
(wetland = 3.5 ac.) ..
"Base Density Bonus"
* Allowed if: .'
- 50% of total site is open space (may include wetland areas)
.J . - individual on-site sewage systems must have Association maintenance agreement (per Larry Krampka of DNR) .
- setback increased from 25% from 150' to 188' from OHW (with vegetative management)
Tier 1
Tier 2
Tier 3
Total
Max. Max.
Base Max. Density Total
Density Density' Increase Density
(units) Increase !uni1S). (units)
6.2 50% 3.1 9.4-
6.8 100% 6.8 13.7
!&.. 200% 9.0 1M:..
17.6 36.5 .
(Unit numbers may be transferred to a higher tier,
but not to a lower tier)
Proposed Prelimary Plat:
No. of lots
Total site area (ae.)
Total area of Open Space (a c.)
Cummulative
Max.
Total
Density
.(units)
9.4
23.0
36.5
27' (inc!. ex. house)
72.8
36.4 % of total site = 50.0%
Ex. house at 170' setback, the rest
are at 188'+ setback from Wirtz Pond OHW.
No. homes in Tier 1
No. homes in Tier 2
No. homes in Tier 3
Total
4
18
~
27
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Minnesota Department of Natural Resources
DNR WATERS
940 INDUSTRIAL DR., #103, SAUK RAPIDS, MN 56379-1235
, Phone No. (320) 255-2Q76
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August 5, 1999
Michele McPherson
Director of Planning
City of Elk River
PO Box 490
Elk River, MN 55330-0490
Dear Ms. McPherson:
Preserve Estates Preliminary Plat, Unnamed Wetland 71-11W, Sherburne County
Thank you for the information regarding the referenced preliminary plat. I have reviewed the concept previously ,
over the phone with the project engineer. I would like to offer the following comments at this time.
. .' '"
There are a couple of corrections to the plat sheets. First the vicinity map indicates the site is in Section 26.
Secondly, the plat incorre'ctly refers to the basin as 71-238W. The basin that is located in Section 23 is
,ac~all~ 71-11 W. The OHW elevation of 936.90 also should be clearly marked on the plat.
7.) , The project proposer has indicated that the individual sewage treatment systems will be managed by an
) Association. I have indicated to the project engineer in the past that I am amenable to the idea. However, .
the acceptability of the concept hinges on the level of responsibility and the nature of the Associations
authority. I also have indicated that the siting of the treatment systems should be done in a manner that
further removes the potential impacts of the systems on the surrounding resources. If flexibility is to be
granted in this area of the proposal, it appears reasonable to expect additional care would be taken in siting
the treatment systems.
1)
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I hope these comments are helpful. I certainly would like to see the portion of the Homeowners Association
documents that deal with the treatment systems, before I endorse the plan. The concept is sound in my opinion,
however. If the Planning Commission is comfortable that the project is consistent with the intent of the ordinance I
have no objections to the project.
I apolqgize for missing the earlier meetings on this project. As you know, our office has been moving, which has
been a major disruption to service. However, I would also add that I was nof given sufficient notice for the last
meeting (one day). I will always do my best to participate on those projects you desire or need our input on in the
future. However, it is not uncommon for my schedule to be filled 2-3 weeks in advance, so please give me as much
lead time as possible. Thank you for your patience and please contact me if there any further questions or concerns.
/'
SinCOJe!YU, .
~ ...
Area Hydrologist
.'.
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-.\David Hills, Re'gional Hydrologist ': ::.
;Peter Knaeble, Terra Engineering, Inc.
~ .. ..
..
DNR Infonnation: 612-296-6157. 1-800-766-6000 . ITY: 612-296-5484, 1-800-657-3929
An Equal Opponunity Employer
Who Values Diversity
ft. Printed on Recycled Paper Containing a
t.4I Minimum of 10% Post-Consumer Wasle
"Helping you protect Minnesota's water resources"
.
.
.
Howard R. Green Company
CONSULTING ENGINEERS
September 15, 1999
File: 807640-0240
Mr. Scott Harlicker
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: PRESERVE ESTATES ADDITION
Dear Mr. Harlicker:
We have reviewed the revised information provided by the developers of Preserve Estates.
Based on our review we would offer the following comments:
A. Grading Plan
. The concept for storm drainage on the grading plan has changed at the west end of 201st
Avenue there are two catch basins located close to Tyler Street. A stub is extended out of
each catch basin to collect water from a natural low area. We question why the low area on
the north side of the road is not just eliminated with the grading of the site. This would
eliminate the need for the storm sewer stub on this side.
The stub on the south side goes to Lot 2, Block 2, which is the lot that contains the existing
house. The drain field for this existing house falls under the proposed road, therefore must
be reconstructed. This house is also impacted by the 188-foot setback from the ordinary
high water level. We understand from the developer's engineer that the DNR has now
established the ordinary high water level at 937.1 which will move the set back line
approximately 1 O-feet further from the wetland. We have two concerns with this lot relative
to the location shown for the primary and secondary drain fields. First of all the drain field
site falls within this low area being drained by the storm sewer. Obviously a septic system
can not be constructed in a low area which collects natural run-off. The second concern is
that the moving of the 188-foot setback squeezes this lot even further. We question
whether this lot has sufficient room on it to construct a new primary septic system and
account for a secondary septic system location.
. In Lot 8, Block 1 there is an easement connecting wetland number 6 and wetland number 7.
It appears that the actual low point between these two wetlands is not included but is just to
the west of the easement. If this is the case, the developer should show how he proposes
to grade this area so that overflow from wetland 6 will flow to wetland 7 within the provided
easement. The other option; of course, is to move and or expand the easement to
encompass the natural drainage in this area.
\\SPNWFS\VOL 1 \DA TA\PROJ\807640j\0240\640-1501.sept99.doc
1326 Energy Park Drive. St. Paul, MN 55108 . 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Mr. Scott Harlicker
September 15, 1999
Page Two
.
+ At the south end where Polk Street connects to the Oak Meadows Addition there is grading
and slight filling of the wetland. The plan is at such a small scale that it is difficult to tell what
the slope of this grading is. We would recommend that this grading not exceed a 3: 1 slope
and that the grading provide a minimum 5-foot flat area immediately outside of the street for
snow storage, pedestrians and other utility needs.
+ There is a private trail shown throughout Outlot A and Outlot B. Both of these outlots are
proposed to have drainage and utility easements over the entire outlot. We first question
whether or not a private trail can be built within a public drainage and utility easement. We
wonder if there are any liability issues associated with this arrangement. The second
concern with the trail shown on Outlot B is at two locations it crosses the existing wetland
and at one of these locations there is a note on the plan that says "trail crossings of
wetlands to be approved by the City". Obviously the City cannot approve a trail crossing of
a wetland that would include any filling of the wetland. When this development was before
the Technical Evaluation Panel regarding the wetland issues, there was no discussion of a
wetland filling for trail purposes. These trail crossings of wetlands should be either further
detailed to show that they are to be bridge structures or they should be eliminated from the
plan.
+ It appears that in Lot 1, Block 2 the correction of the 188-foot setback from the ordinary high .
water level may impact the house pad shown on this lot. The developer needs to assure
City staff that a reasonable house pad can be built on this lot with the required front yard
setbacks and the ordinary high water setback.
+ On the grading plan with a revision date of August 22, 1999 the plan shows an optional
retaining wall at the north end of Polk Street where it meets the adjacent property. On the
plan with a revision date of August 27, 1999, this retaining wall has been removed. It is
unclear whether or not the option of a retaining wall is being explored in this area.. If no
retaining wall is built, the developer must provide written permission to grade on this
abutting property before any mass grading begins. If a retaining wall is utilized in this area it
appears that it would be substantially higher than 4-feet in some locations. It will need to be
properly designed and a fence of some type located on the top for safety purposes.
+ The final grading plan submitted to the City for approval on this site should be submitted at
50 scale. The site should be broken into two pieces to keep the plan sheets a reasonable
size.
B. Wetland Issues
+ The joint notification regarding the wetland issues was mailed on September 1, 1999,
therefore the 3D-day comment period will end on October 1, 1999. After that date, Steve
Rohlf can bring the wetland issue to the City Council for action.
)
.
\\SPNWFS\VOL 1\DATA\PROJ\807!jQ\(d(&ldJ~8'p~r~en Company
CONSULTING ENGINEERS
.
.
.
Mr. Scott Harlicker
September 15, 1999
Page Three
+ The developers should verify whether or not a Corp of Engineers permit is necessary for any
of the wetland issues on the project.
C. Septic System Analysis
+ City staff asked the developers to perform soil borings on selected lots to determine the
suitability of the lots for septic systems. Ten lots were selected for this analysis. The
developers hired Eco-Systems Engineers, Inc. of Elk River to perform this analysis. They
performed soil borings on these 10 lots on September 1, 1999 and provided a written report
summarizing the borings on September 2, 1999. The report indicates that 5 of the lots
tested would require mound septic systems because of the seasonally high water table
found on these lots. The report goes on to estimate that the area required for a mound
drain field is approximately 3400 square feet. Therefore a primary and secondary location
would require a total of 6800 square feet. There are several lots where it is questionable
whether or not adequate space could be provided for the primary and secondary septic
location assuming a mound system. We did a cursor review of the grading plan relative to
this information and believe that it would be difficult to build two mound systems on Lot 8,
Block 1 and also potentially on Lot 4, Block 3. Lot 7, Block 1 may also be difficult given the
topography of the area available for septic systems proposed. On lots 10 and 11, Block 2 it
will be virtually impossible to provide 6800 square feet for septic systems between the
easement protecting the wetlands and the grading limits. Given this information, we would
recommend that the developer go back and further analyze the lots to determine if there are
any other ones requiring mound systems, then reevaluate the lot layout to ensure that the
6800 square feet can be provided on each lot requiring a mound system. This work should
be done before any final plat is considered and these areas need to be identified and
protected before any grading of the site has begun.
+ In lots where it is tight to provide two locations for a septic system the location of wells on
the adjacent lots could also be an issue. The setback of a septic system from a deep well is
required to be 50-feet. Well locations, where necessary, should be noted on the plans so
that a well is not placed in a location which impacts the septic systems on an adjacent lot.
D. Storm Drain Calculations
+ There are a number of storm sewer runs on the project which exceed the 10-feet per second
maximum velocity. These would include:
1. CB 9 to CB 8
2. CB 8 to OL 1
3. CB 7 to OL 6
4. CB 25 to OL 26
These runs of storm sewer should be reevaluated to determine if the maximum velocity can
be lowered to below 10-feet per second.
O:\PROJ\807640j\0240\640-1501.S~)foVard R. Green Company
CONSULTING ENGINEERS
Mr. Scott Harlicker
September 15, 1999
Page Four
.
+ No details were submitted to show how the outlet structures for ponds 1 and 2 will be
constructed and operated. These details need to be submitted with the final construction
plans. These outlets need to be the type that will trap floating debris.
+ The identification of the ordinary high water mark will have an impact on NURP pond
number 2. The pond will need to moved to the north to stay above and out of the ordinary
high water elevation.
+ 1 DO-year high water elevations should be shown for the proposed ponds. The top of the
berm should provide for a minimum of 1-foot of free board above the 1 DO-year high water
level.
If you have any questions or would like more detail on any of these comments please call.
Sincerely,
Howard R. Green Company
~ArfrIl~
Terry- J. J~urer, P.E.
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O:\PROJ\807640'\0240\640-1501.StJ9xyard R. Green Company
j P CONSULTING ENGINEERS
....
09/10/99 09:05 FAX
14102
ECO SYSTEMS ENl:;INEfFlING. INC.
333 East Main Street
P.O. Box 388
Elk River. MN 55330
(612) 441-7509
(BOO) 554-7509
Fax: (612) 441.9176
September 2, 1999
FILE #S991oo1
Neal Krzyzaniak
Bridgeland Development
20141 Icenic T~ Suite B
Lakeville. MN 55044
Dear Neal:
As requested, Eco Systems Engineering comple~ 10 soil borings on lots located
within Preserve Estates. located in the SW ~ Sec. 23. T. 33 N.. R 26 W. of
Sherbmne County.}.iN. The borings were completed on September 1. 1999, and
their locations have been staked and flagged. The borings were done to determine
what type of individual sewage treatment system can be placed in the proposed
treatment system sites on each lot The soil boring logs. soil survey information, and
approximate locations of the borings are enclosed.
.
Please keep in mind additional soil borings and pere tests must be conducted within
the actual drain field sites once the homes have been staked. Pending these final site
locations, the results of these additional borings may indicate a different type of
septic system than outlined below.
The Sherburne County soil survey was also reviewed prior to our visit, and our
findings closely correspond with the existing mapping ofEckvoll, Stonelake-Nebish,
and Beltrami soils on the site.
Block 2, LOtslOaJidll (Soil Borings #01. #02); Block 1, Lots.7and.8 (Borings #06.
#07); and Block 3; LOt 4 (Soil Boring If 10) would require mound septic systems. The
depth to seasonal high water table on these lots ranges from 12" to 48" :from the soil
surface. A 3 bedroom home (2 bedrooms + finished basement) will require
approximately 2,800 sq. ft. of area each for the primary and alternate drain field sites;
a 4 bedroom home (3 bedrooms + finished basement) win require approximately
3.400 sq. ft. for each drain field site.
.
Block 2, Lots 7, 8, and 9 (Soil Borings #05. #04, #03), Block 1, Lot 9. (Boring #08),
and Block 2, LorI (Soil Boring #09) would support in-ground trench septic systems.
The depth to seasonal high water table on these lots ranges from 54" to not observed
within 62" from the soil surface. A 3 bedroom home on these lots will requite
approximately 470 to 625 sq. ft. of area each for the prima1y and alternate sites; a 4
bedroom home will require approximately 630 to 830 sq. ft. of area.
09/10/99 09:05 FAX
\
/
Neal KrzyzaniakIBridgeland Development
Page Two
September 2, 1999
Based on my field observations, careful drain field placement will be essential on
'Bloclc'3,'l1Of4in order to avoid placing the drain field in areas subject to poneling.
Please contact Eco Systems at 441-7509 if you have any questions or require further
infonnation.
Enclosures: 16
cc w/enclosures: Peter Knaeble, Terra Engineering. 600 I Glenwood, Mpls. 55422
cc w/out enclosures: Steve Rohlf, City of Elk River. 13065 Orono Road, Elk River
55330
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PRESERVE ESTATES
ELK RIVER, MN
FOR" .
BRIDGELAND DEVELOPMENT CO.
PRELIMINARY PLAT
John OHv.r &04..001.,.., Inc.
>""'" .~"La<04 .............. Lond --..
trBO Dod(/o A_
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(61%)8114-8046 (FAX)8114-80411
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.upervision and that I am a duly BK/PG: N 1 A
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CHECKED BY: RB
DWG: W1R-PLAT.OWG
Signed: TEXT: N/A
Oato: 7/22/99 Reg. No. 21729 FlLE NO.: 7767.1 0-03
~ Do\TE DESCRIPllON
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