6.5. SR 12-20-1999
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Item # 6.5.
MEMORANDUM
RiverTO:
The Mayor and City Council
FROM:
Stephen Wensman, Planner
DATE:
December 20, 1999
SUBJECT: Preliminary Plat of Windsor Park, Public
Hearing Case No. P 99-12
Request
Consider the request by Dynamic's, Lamm and Dehrer for Preliminary Plat of
Windsor Park.
Location
North 112, NW 1;4, Section 17, Township 33, Range 26, 212th Avenue and Elk Lake
Road, just south and west of County Road 33 and Elk Lake Road.
Zoning/Land Use
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RIa (Single Family Residential) / LR (Low Density Residential)
Attachments
· Location Map
. Park and Recreation Minutes, October 13, 1999
. Planning Commission Minuets, November 23, 1999
. Howard R. Green Memorandum
· Sherburne County Engineer Comments
. Letter from applicant
. Proposed Architectural Covenants
. Preliminary Plat
· Preliminary Grading and Drainage Plan
. Preliminary Landscape Plan
. Preliminary Sewer Collection Plan
Overview
Windsor Park is the first preliminary plat application submitted under the Open
Space Preservation Plat Ordinance (Cluster Development) approved by the Council
on November 15, 1999.
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Presently, the 57.03-acre development site has roughly 21 acres of open meadow
along Elk Lake Road and 36 acres of woods, west of the meadow. The developer is
13065 Orono Parkway · P.O. Box 490. Elk River, MN 55330. TDD & Phone: (612) 441-7420. Fax: (612) 441-7425
Memo to the Mayor and City CouncillP 99-12
December 20, 1999
Page 2
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proposing a 31 lot single-family residential clustered subdivision with over 50% of
the development permanently protected by a conservation easement as open space.
The open space consists of 12.06 acres of woods, Outlot A, and 20.4 acres of meadow,
Outlot B. The 31 lots, as proposed, will be clustered in the woods surrounding
Outlot A. The developer proposes to have Outlot A become City Park and to have
Outlot B remain as open space owned in common by a homeowner's association
containing the clustered community septic system, community gardens, trails, and a
NURP pond.
In addition to the 31 lots, an existing 2.5-acre lot adjacent to Elk Lake Road has
been reconfigured and attached to the plat as Lot 1, Block 5, with a new access off of
212th Avenue.
Surroundine Land Use
Windsor Park is located in the RIa zoning district, west of Elk Lake Road, just
south of County Road 33. The nearest existing development is Oak Run, a 3 lot
subdivision located to the southwest with access from County Road 32. The
remaining lands surrounding the project are primarily agricultural with scattered
residential home sites. Opportunities exist to further encourage clustered
subdivisions and connect the open spaces to provide a greater scenic and wildlife
corridors, and to connect the open spaces to other public amenities.
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Preliminarv Plat
Densitv
As allowed by the Open Space Preservation Plat Ordinance, if the lots in a plat are
clustered and at least 50% of the open space is protected with a conservation
easement, a developer is eligible for a density bonus of up to a maximum of 40%
above the zoning district density. As an incentive to cluster and to recoup the costs
of clustered septic, an automatic 15% bonus is part of the equation. With 57.03
acres, the developer is allowed 26 lots (57.03/2.5) x 1.15 = 26.23 or 26 lots) plus an
additional 20%, 5 lots, for a total of 31 lots by meeting the following bonus criteria:
. Create an endowment to the homeowners association where the principle would
generate sufficient annual interest to cover the conservation easement holder's
yearly costs (5% bonus).
· Provide access by the general public to trails, parks, or other recreational
facilities, excluding golf courses (5% bonus).
· Additional open space is provided above the required 50% buildable open space
(5% bonus).
. Provide covenants to create an architectural theme to include items such as,
porches, side or rear loaded or detached garages (5% bonus).
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Memo to the Mayor and City CounciUP 99-12
December 20, 1999
Page 3
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Park and Trails
The developer is proposing to dedicate Outlot A as a City Park to fulfill the park
dedication requirement. According to the Master Park and Recreation Plan no
parks are identified for this part of the City. The Master Plan only identifies
neighborhood parks in the urbanized portions of the City. At the October meeting of
the Park and Recreation Commission, staff outlined three options related to park
dedication in cluster plats as follows:
. Accept the 12.06 acres of wooded open space as dedicated park to satisfy
dedication requirements. According to the Subdivision Ordinance, only 5.7 acres
of land (10%) would be required to satisfy park dedication, or;
. Require park dedication fees based upon the number of lots that could be created
with a conventional standard subdivision layout (+/- 21 lots rather than 31; a
$13,000 bonus, or;
. Waive park dedication fees if the developer guarantees public use of private
trails and open space by language in the conservation easement document.
The Commission asked Phil Hals, Director of Streets and Parks, his opinion on the
matter. Based on his experiences with the private recreational open space in the
Ridgewood Subdivision, Phil endorsed the City Park concept. With Phil Hals'
endorsement, the Commission recommended accepting Outlot A as City Park to
satisfy the park dedication requirements.
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Outlot A consists of 12.06 acres of oak and pine forest with a healthy diversity of
under story vegetation. The wooded parkland gently slopes towards the center and
contains only dry land. As part of the development drainage, some road runoff will
be channeled into the park through two drainage pipes (See attached Howard R.
Green Memorandum). It is the developer's intent to keep the runoff to a minimum
so as not to change the character of the Park or damage the existing trees located
there.
As proposed, there will be both private and public trails in the development. The
public trails will be bituminous and include a trail that crosses through the meadow
from Elk Lake Road to the proposed park, a trail that loops around the proposed
park, and a trail from the proposed park to future plats west and south. The
private trail, proposed as a woodchip trail, crosses the meadow next to the NURP
pond and community gardens. Public trails over private property will require a
separate easement that will guarantee public use of the trail and will need to be
recorded with the plat.
The Master Park and Recreation Plan identifies a future trail corridor along Elk
Lake Road. If the future trail is extended north, it will likely be on the east side of
Elk Lake Road and trail users will have to cross Elk Lake Road to get to Windsor
Park.
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Memo to the Mayor and City Council/P 99-12
December 20, 1999
Page 4
Preserved Open Space
Outlots A, Band C, 32.46 acres, will be permanently protected by conservation
easements. The conservation easements holders have not yet been determined,
however, either the homeowners association or the MN Land Trust will hold the
conservation easements for the private open space. If Outlot A becomes City Park,
the City or the MN Land Trust could hold the conservation easement over the Park.
As proposed, Outlot B will contain a storm drainage pond, community gardens,
public and private trails, and some native prairie. Most of Outlot B will be off-limits
to the public. Outlot C will contain the clustered community septic system and
some restored native prairie. Maintenance of the private open space will be a
responsibility of the homeowner's association and shall be addressed in the
homeowner's association documents. The documents will require the City
Attorney's review and approval prior to final plat.
Landscaping / Screening
The Subdivision Ordinance requires one street tree and one yard tree per
residential lot; two of each on corner lots (33 street and 33 yard trees). Due to the
forested nature of the plat, staff has asked the developer to relocate the yard trees
to the area behind Lots 1-6, Block 4 and adjacent to Lot 13 to screen the back sides
of homes. These trees should be a mix of deciduous and evergreen to provide the
maximum screening possible. The proposed landscape plan only indicates
deciduous trees.
Entrance Sign
The developer proposes to create an entry monument and landscape similar to that
at Windsor Woods located off of County Road 33. The Sign Ordinance allows one
development sign with a sign area of 16 sq. ft. and a maximum height of 8 ft. Prior
to installation, a sign permit from the City is required.
Grading and Drainage
The grading and drainage plan shows the bulk of the drainage going to a NURP
pond located in the community open space and some drainage to the City Park. The
drainage into the park will require some tree removal and some excavation (See the
attached Howard R. Green Memorandum).
County Road Access
The preliminary plat was sent to the Sherburne County Highway Engineer for
comments (See attached letter). The main concern of the County Engineer was to
remove the existing driveway and field entrance to the existing residence encircled
by the plat. The developer has reconfigured the lot and has included it in the plat
as Lot 1, Block 5, with a new driveway access off of 212th Avenue NW.
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Memo to the Mayor and City Council/P 99-12
December 20, 1999
Page 5
Tree Preservation
By locating the homes in the woodlands, considerable tree loss can be expected.
However, the developer proposes to save 12.06 acres of woodland in the center of the
plat as a focal point. Some damage to trees might occur in the central woodland due
to construction of the road and the redirecting of storm water there. The developer
has minimized some tree loss by locating the storm pipes to the NURP pond
between lots 5 and 6, Block 4. Overall, the Landscape Plan indicates a realistic
portrayal of trees remaining after development.
To further protect existing trees, staff recommends the following condition:
. THAT ANY TREES ON OR OFF SITE, NEAR THE LIMIT OF GRADING THAT
ARE TO BE PROTECTED SHALL BE FENCED WITH A SNOW FENCE AT THE
DRIPLINE TO PREVENT GRADING, COMPACTION, OR STORAGE OF DEBRIS
OR EQUIPMENT.
Well and Septic
Each lot will have a private well and will be connected to a community wastewater
system (See memorandum from the City Engineer.). The clustered septic system
requires significant piping similar to the public sewer required in the urbanized
portions of the City. The homeowner's association will be responsible for
contracting with a maintenance company to provide monitoring and maintenance of
the wastewater system. As proposed, the sewer pipes for the community septic will
be located in the public-right-of-way.
Homeowners Association
As part of the development, a homeowners association shall be created with
mandatory membership for homeowners in the plat. The homeowners association
shall hold and protect the conservation easement over the common open space and
be responsible for maintenance of all commonly held land and maintenance and
inspection of the wastewater system. The homeowner's association documents shall
require City Attorney review and approval prior to releasing the plat for recording.
Planning Commission Public Hearing
At the November 23, 1999 public hearing, three residents addressed the
Commission regarding the development proposal. The comments included concerns
about the clustered septic system and ground water quality, trespassing and
privacy, storm water control, hunting, the future of Outlot B, proposed turn lanes,
property values and the effects of development on adjacent land. No one spoke
directly in opposition to the project. The Planning Commission voted unanimously
to recommend approval of the project to the City Council (See the attached Planning
Commission Minutes).
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Memo to the Mayor and City Council/P 99-12
December 20, 1999
Page 6
Recommendation
Staff and the Planning Commission recommend that the City Council approve the
preliminary plat of Windsor Park with the following conditions:
1. THAT A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE
TERMS AND CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION
OF IMPROVEMENTS TO BE RECORDED WITH THE FINAL PLAT.
THAT ALL COMMENTS OF THE CITY ENGINEER BE INCORPORATED INTO
THE PRELIMINARY PLAT.
THAT A HOMEOWNERS ASSOCIATION DOCUMENT BE PREPARED SUBJECT
TO THE CITY ATTORNEY REVIEW AND APPROVAL, PRIOR TO FINAL PLAT.
THAT A PERMIT FOR ROAD ACCESS ONTO COUNTY ROAD NO.1 BE
OBTAINED FROM SHERBURNE COUNTY PRIOR TO FINAL PLAT.
THAT STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER
UTILITIES.
THAT A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT
OF 100% OF THE COSTS OF PUBLIC IMPROVEMENTS.
THAT 12.06 ACRES OF LAND BE ACCEPTED TO FOR PARK TO SATISFY
PARK DEDICATION REQUIREMENTS AS RECOMMENDED BY THE PARK
AND RECREATION COMMISSION.
THAT A BITUMINOUS TRAIL BE INSTALLED AROUND THE PARK AND IN
THE COMMUNITY OPEN SPACE CONNECTING THE PARK TO ELK LAKE
ROAD IN THE FIRST PHASE OF THE DEVELOPMENT AND THAT THE
DEVELOPER BE REIMBURSED FOR THE COST OF THE TRAIL CONSISTENT
WITH CITY POLICY.
9. THAT AN EASEMENT BE GRANTED TO THE CITY FOR THE TRAIL THAT
PROVIDES PUBLIC ACCESS THROUGHT THE COMMUNITY OPEN SPACE
CONNECTING THE PARK TO ELK LAKE ROAD.
10. THAT THE TRAIL THROUGH LOT 1, BLOCK 5, BE MOVED TO THE PUBLIC
RIGHT-OF-WAY.
11. THAT A TRAIL OR SIDEWALK BE CONSTRUCTED FROM OUTLOT A IN THE
PUBLIC RIGHT-OF-WAYS OF 212THAVENUE AND LANDERS STREET TO THE
EDGE OF THE PLAT IN THE FIRST PHASE OF THE DEVELOPMENT.
12. THAT 32.46 ACRES OF LAND BE PLACED IN A CONSERVATION EASEMENT
WITH 12.06 BE HELD BY THE CITY FOR PARK PURPOSES AND 20.4 BE HELD
BY THE HOMEOWNER'S ASSOCIATION, OR A QUALIFIED LAND TRUST.
13. THAT 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.
s: \ planning \ stevewen \ cc=o \ p99-12.doc
Memo to the Mayor and City Council/P 99-12
December 20, 1999
Page 7
. 14. THAT A 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.
15. THAT TEMPORARY CULDESACS BE PROVIDED AS DETERMINED BY THE
CITY ENGINEER.
16. THAT A GRADING AND EROSION CONTROL PLAN AND DEVELOPMENT
PLAN BE SUBMITTED AND APPROVED BY THE CITY ENGINEER PRIOR TO
THE ISSUANCE OF BUILDING PERMITS.
17. THAT 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.
18. THAT A LANDSCAPE PLAN BE PROVIDED THAT SHOWS ONE STREET TREE
PER LOT, TWO ON CORNER LOTS AND THAT THE REQUIRED YARD TREES
BE LOCATED BEHIND THE LOTS IN BLOCK 4, AND ADJACENT LOT 13.
19. THAT ALL THE MAIL BOXES IN THE DEVELOPMENT BE CLUSTERED.
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20. THAT ANY TREES ON OR OFF SITE, NEAR THE LIMIT OF GRADING THAT
ARE TO BE PROTECTED SHALL BE FENCED WITH A SNOW FENCE AT THE
DRIPLINE TO PREVENT GRADING, COMPACTION, OR STORAGE OF DEBRIS
OR EQUIPMENT.
21. THAT AN ENDOWMENT TO THE CONSERVATION EASEMENT HOLDER BE
PROVIDED WHERE THE PRINCIPLE WOULD GENERATE SUFFICIENT
ANNUAL INTEREST TO COVER THE HOLDER'S YEARLY COSTS TO
ENFORCE THE CONDITIONS OF THE EASEMENT.
22. THAT PRIOR TO CONSTRUCTING A DEVELOPMENT SIGN, THE
DEVELOPER OBTAIN A SIGN PERMIT FROM THE CITY.
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(- )j LOCATION
City of "'Jj .'
Ell{ River
13065 Orono Parkway · P.O. Box 490
Elk River, MN 55330
MAP
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CASE:l
P 99-12
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PARK AND RECREATION MINUTES
5.A.2. Park Dedication Fees for Windsor Park
Steve Wensman reviewed the proposal by Dynamics, Lamm and Dehrer, LLP, for
Windsor Park, the City's first cluster development. Steve outlined three options for
park dedication. Option 1-accept 12.06 acres of wooded open space for park,
Option 2-require park dedication fees based on 21 lots as opposed to 31 , 21
being the number that would be permitted under the conventional subdivision
regulations, and Option 3 would be to waive the park dedication fee completely.
Commissioner Kuester stated that the open space will be gone in the future as
properties continue to develop, while the proposed 12 acres is isolated at this
time, in the future it will more than likely be connected to other developments.
Phil stated that the park could be attractive to the public with the proper
amenities. Commissioner Reitsma suggested waiving the park fee, requiring the
sidewalk be extended on the roads all the way around the park, and requiring
the open space to have public access but have the homeowners provide
maintenance.
Commissioner Kuester observed that there is an inherent value conflict in the
preserved open space due to the lack of public access, but the public benefit
aesthetically for the open space.
The Commission felt that a bituminous sidewalk on the interior of the proposed
loop road would be better than the concrete sidewalk on the development side
of the street proposed by the developer.
Commissioner Reitsma stated he would be comfortable with the 12.06 acres as a
public park.
Commissioner Peterson argued that even if the City required public access, the
homeowners who would purchase the lots in the proposed development would
be very possessive of the open space and want to keep it private. He
advocated no concrete sidewalk around the park.
MOTION BY COMMISSIONER KUESTER, SECONDED BY COMMISSIONER REITSMA TO
ACCEPT 12.06 ACRES OF WOODED OPEN SPACE AND REQUIRE THE DEVELOPER TO
CONSTRUCT A BITUMINOUS TRAIL ON THE INTERIOR PORTION OF THE LOOP ROAD
WITH A TRAIL TO COUNTY ROAD NO.1 IN AN EASEMENT FOR PUBLIC ACCESS. THE
MOTION WAS APPROVED UNANIMOUSLY.
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5.3.
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PLANNING COMMISSION MINUTES
Reauest by Dynamics, Lamm and Dehrer, L.L.P. for Preliminary Plat (Windsor Park!.
Public Hearina Case No. P 99- 12
Staff report by Steven Wensman. Dynamics, Lamm and Dehrer, L.L.P. is
requesting preliminary plat approval to subdivide 57.03 acres into 31 single family
lots, with over 50% of the development permanently protected as open space by
a conservation easement as open space. The property is located west of Elk
Lake Road, just south of County Road No. 33. Mr. Wensman noted that this is the
first cluster development proposed under the new cluster ordinance. The
property consists of 21 acres of open meadow and 36 acres of woods. The 31 lots
are proposed to be clustered around the woods and will be served by a
community septic system.
Mr. Wensman reviewed issues associated with the plat regarding density, park
and trails, the preserved open space, landscaping and screening, entrance
sign age, grading and drainage, access, tree preservation, well and septic
systems, and the homeowners association.
Mr. Wensman explained the park dedication options, which were considered. He
stated that the Park and Recreation Commission and staff recommend
acceptance of the 12.06 acres of wooded open space as city park land. Mr.
Wensman noted that a limited amount of tree removal would be necessary to
install drainage pipes into the park. He explained that the City Engineer believes
the drainage into the park would be minimal, because the soil is sandy and
should percolate quickly.
Mr. Wensman pointed out which trails would be public and which would be
private. Commissioner Chambers asked what type of trails will be constructed.
Mr. Glines stated that the trails will be bituminous. Mr. Glines explained some of
the amenities proposed for the development, including the entrance, light posts,
community well for irrigation of the gardens, etc.
Commissioner Chambers asked what the treatment sites would look like. Mr.
Glines stated that there will be 3 alternating drain fields, of which two would be
operating at one time and one would be down. Commissioner Chambers asked
if there would be pipes sticking up out of the ground. Mr. Glines stated that there
will be some pipes and they will do their best to screen them.
Mr. Glines explained what the front yard setbacks would be for the lots in the plat
and why.
Chair Mesich opened the public hearing.
William Zacharda, 13446 Ranch Road, had questions regarding the proposed
community septic system and asked if the 100 year flood elevations were taken
into consideration. Mr. Glines stated that clustered septic systems are more
closely monitored than individual systems. Mr. Glines explained that flood
elevations were considered and any overflow will go to a drainage area which
will not impact the clustered septic systems. Mr. Glines noted that monitoring wells
will be located on the property, and the results will be submitted to the MPCA.
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Mr. Zacharda expressed concerns with the proposed development, including his
loss of privacy, the impact on hunting his land, and increased liability if residents
trespass on his property.
Skip Abel, 21031 Elk Lake Road, asked for clarification regarding the location of
Mr. Lamm's driveway. Mr. Glines explained that the access will be moved off the
county road and will be off of 212th Street. Mr. Abel stated he was not opposed
to the development.
Matt James, 21272 Elk Lake Road, asked questions regarding restrictive covenants
and the value of the proposed homes. Mr. Glines stated that the covenants will
include a minimum square footage of 1,600 square feet, 3-car garages (side or
rear loaded), front porches noting that the development would be geared
toward an upper scale market ($240,000 - 500,000 homes).
Mr. James asked if he would be affected by the covenants. Chair Mesich
explained that the zoning of his property would not change and he would be
able to use his property in the same way he can presently.
Lana Huberty, Park & Recreation Commission representative, explained that the
Commission recommends approval of the city park as part of this plat. even
though the area is not identified on the Master Park Plan. She stated that the
Commission will be updating the Master Plan and will include some areas which
are not in the city sewer and water district, and may be suitable for cluster
development.
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Chair Mesich asked who would be responsible for removing the understory brush
and trees in the park. Mr. Glines indicated that he would remove it if the city
wants it removed, or it can be left.
There being no further public comment, Chair Mesich closed the public hearing.
Chair Mesich asked if Mr. Glines has contacted the Minnesota Land Trust. Mr.
Glines stated that he has talked with them. He explained that there are other
entities which can hold the open space in a trust. For example, the open space
in his cluster development in Cass County (Leech Lake) will be held by the Cass
County Soils Service.
Ms. McPherson stated that each cluster development will be reviewed on its own
merit. She noted that after further study, a change was made in the cluster
development ordinance to remove the option for individual septic systems, and
to allow an automatic 15 percent density bonus to encourage the use of
community septic systems.
COMMISSIONER KUESTER MOVED APPROVAL OF THE REQUEST BY DYNAMICS, LAMM
AND DEHRER, LLP, FOR PRELIMINARY PLAT APPROVAL (WINDSOR PARK), PUBLIC
HEARING CASE NO. P 99-12, WITH THE FOLLOWING CONDITIONS:
1. THAT A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS AND
CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS TO
BE RECORDED WITH THE FINAL PLAT.
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THAT ALL COMMENTS OF THE CITY ENGINEER BE INCORPORATED INTO THE
PRELIMINARY PLAT.
THAT A HOMEOWNERS ASSOCIATION DOCUMENT BE PREPARED SUBJECT TO THE
CITY ATTORNEY REVIEW AND APPROVAL, PRIOR TO FINAL PLAT.
THAT A PERMIT FOR ROAD ACCESS ONTO COUNTY ROAD NO.1 BE OBTAINED
FROM SHERBURNE COUNTY PRIOR TO FINAL PLAT.
THAT STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES.
THAT A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF
THE COSTS OF PUBLIC IMPROVEMENTS.
THAT 12.06 ACRES OF LAND BE ACCEPTED FOR PARK TO SATISFY PARK
DEDICATION REQUIREMENTS AS RECOMMENDED BY THE PARK AND RECREATION
COMMISSION.
8. THAT A BITUMINOUS TRAIL BE INSTALLED AROUND THE PARK AND IN THE
COMMUNITY OPEN SPACE CONNECTING THE PARK TO ELK LAKE ROAD IN THE
FIRST PHASE OF THE DEVELOPMENT AND THAT THE DEVELOPER BE REIMBURSED
FOR THE COST OF THE TRAIL CONSISTENT WITH CITY POLICY.
9. THAT AN EASEMENT BE GRANTED TO THE CITY FOR THE TRAIL THAT PROVIDES
PUBLIC ACCESS THROUGHOUT THE COMMUNITY OPEN SPACE CONNECTING THE
PARK TO ELK LAKE ROAD.
10. THAT THE TRAIL THROUGH LOT 1, BLOCK 5, BE MOVED TO THE PUBLIC RIGHT-OF-
WAY.
11. THAT A TRAIL OR SIDEWALK BE CONSTRUCTED FROM OUTLOT A IN THE PUBLIC
RIGHT-OF-WAYS OF 212TH AVENUE AND LANDERS STREET TO THE EDGE OF THE
PLAT IN THE FIRST PHASE OF THE DEVELOPMENT.
12. THAT 32.46 ACRES OF LAND BE PLACED IN A CONSERVATION EASEMENT WITH
12.06 BE HELD BY THE CITY FOR PARK PURPOSES AND 20.4 BE HELD BY THE
HOMEOWNER'S ASSOCIATION, OR A QUALIFIED LAND TRUST.
13. THAT 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.
14. THAT A 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.
15. THAT TEMPORARY CUL DE SACS BE PROVIDED AS DETERMINED BY THE CITY
ENGINEER.
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6.1.
16. THAT A GRADING AND EROSION CONTROL PLAN AND DEVELOPMENT PLAN BE
SUBMITTED AND APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF
BUILDING PERMITS.
17. THAT 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.
18. THAT A LANDSCAPE PLAN BE PROVIDED THAT SHOWS ONE STREET TREE PER LOT,
TWO ON CORNER LOTS AND THAT THE REQUIRED YARD TREES BE LOCATED
BEHIND THE LOTS IN BLOCK 4, AND ADJACENT LOT 13.
19. THAT ALL THE MAIL BOXES IN THE DEVELOPMENT BE CLUSTERED.
20. THAT ANY TREES ON OR OFF SITE, NEAR THE LIMIT OF GRADING THAT ARE TO BE
PROTECTED SHALL BE FENCED WITH A SNOW FENCE AT THE DRIPLlNE TO PREVENT
GRADING, COMPACTION, OR STORAGE OF DEBRIS OR EQUIPMENT.
21. THAT AN ENDOWMENT TO THE CONSERVATION EASEMENT HOLDER BE PROVIDED
WHERE THE PRINCIPLE WOULD GENERATE SUFFICIENT ANNUAL INTEREST TO
COVER THE HOLDER'S YEARLY COSTS TO ENFORCE THE CONDITIONS OF THE
EASEMENT.
COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 5-0.
Mr. Glines indicated that he has worked closely with the Park & Rec Commission,
staff and the city engineer on this project. He stated that he hopes to create a
type of lifestyle with the clustering concept and hopes that the city will see more
of these types of development in the future.
Update on 10/18/99 City Council Meeting
Commissioner Thompson provided an update on planning issues discussed at the
October 18th and October 11 th City Council meetings.
6.2. Update on 11/15/99 City Council Meetinq
.
Commissioner Schuster provided an update on planning items reviewed by the
City Council at their November 15th meeting.
.
Howard R. Green Company
CONSULTING ENGINEERS
November 18, 1999
File: 808540J-0240
Mr. Steve Wensman
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: WINDSOR PARK DEVELOPMENT
Dear Mr. Wensman:
As requested we have reviewed the submittal package for the Windsor Park Development. The
package consisted of a preliminary plat, preliminary grading plan, preliminary road grades,
preliminary landscape plan with tree preservation limits, preliminary sewer collection disposal
plan, storm drainage calculations and on-site sewer treatment preliminary evaluation. Based on
our review we would offer the following comments:
. A. Preliminary Plat
1. The side yard easement between Lots 5 and 6, Block 4 should be increased to 20 feet to
accommodate the storm sewer pipe that is proposed in this location.
2. There are a number of areas where the grading plan indicates that natural drainage will
flow across lots not within the prescribed drainage and utility easements. In these
locations additional easements need to be provided on the plat to accommodate this
drainage. Examples of this would be the rear yard of the lots within Block 2 and Block 4
of the plat. There is also drainage through areas not covered by easements and Lots 3
and 4 and Lot 7 of Block 1.
B. Preliminary Gradina and Drainaae Plan
1. There are a few house elevations that would indicate rather flat driveways, these should
be reviewed. They include Lots 3 and 8, Block 1, Lot 3, Block 4, also Lot 3 Block 2 and
Lot 2, Block 4 have relatively flat areas behind the homes.
2. It is difficult to see how drainage will be contained within side yard easements in Block 3
where minimal is proposed.
3. There is approximately 600 feet of street drainage that flows to County Road 1 at the
intersection of 212th Avenue and County Road 1. There is a culvert under the road with
spill ways proposed. It would provide for better drainage if small catch basins were
installed on this culvert to pick up the street drainage and deposit in the County ditch.
.
\\SPNWFS\VOL 1\DATA\PROJ\808540j\ltr 11-18-99 wensman.doc
1326 Energy Park Drive. St. Paul, MN 55108 . 651/644-4389 fax 651/644-9446 toll free 888/368-4389
.
.
.
Mr. Steve Wensman
November 18. 1999
Page Two
4. The remaining drainage from the development is proposed to be channeled to two
locations. Slightly less than half of the street drainage will be conveyed to the center of
Outlot A. After development there will be only a slight increase in drainage to this area
for a .1 DO-year storm amounting to approximately 0.5 foot increase in water depth. The
remaining portion of the plat will be conveyed to a pond to be constructed in the
southeast corner of the development. This pond has no outlet and according to the
drainage calculations submitted has been designed adequately for this type of
installation.
5. Emergency overflows from the low points in the street should be clearly noted on the
grading plan.
6. We question the amount of inlet capacity at the intersection of 212th Avenue and Ironton
Street. We believe two additional catch basins should be added.
C. Street Plans
1. The street section shown on the plans is adequate. It is proposed to be a rural style
street 32 feet wide with bituminous burm on either side.
2. There is a series of trails proposed through Outlot A and B in the development. There is
no typical section provided to indicate what the construction material of the trail would
be.
3. There is a right turn lane proposed to be constructed along CSAH 1. The proposed
section for this right turn lane appears to be rather minimal with only 2 inches bituminous
on top of 4 inches of aggregate base. This should be reviewed and approved by
Sherburne County.
D. On-Site SewaQe System
1. The preliminary sewage collection and disposal plan indicates that there is more than
adequate space provided in the development to build the on-site treatment facility. The
preliminary evaluation of the design of the treatment facility indicates that the total flow
will be less than 10.000 gallons per day. We are verifying with the MPCA. but it is our
understanding that the review and approval for on-site clustered systems less than
10,000 gallons per day would be by the City rather than the MPCA. We are working with
Randy Thorson of the MPCA to determine what the design criteria should be relative to
gallons of flow anticipated from each home and the design of the on-site treatment
facility.
If you have any questions regarding any of these comments please call.
Sincerely,
Howard R. Green Company
~
/~taW
Terry J. Maurer, P.E.
O:\PR0J\808540j\ltr11-18-99wentiQward R. Green Company
CONSULTING ENGINEERS
.
.
.
Howard R. Green Company
CONSULTING ENGINEERS
December 15, 1999
File: 808540J-0240
Mr. Steve Wensman
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: WINDSOR PARK DEVELOPMENT
Dear Mr. Wensman:
As requested we have reviewed the revised submittal for the Windsor Park development. The
information that we reviewed had a revision date of November 30, 1999 and was prepared by
John Oliver and Associates. Based on the comments we had in our November 18, 1999 letter
and our review of the most recent revised plans, we would offer the following comments:
1. All comments from our November 18, 1999 letter regarding the preliminary plat has been
adequately addressed. We would suggest that on the final plat the side yard easement
between Lots 5 and 6, Block 4 be dimensioned and that where drainage and utility
easements are wider because of natural drainage also be dimensioned
2. All our comments from our November 18, 1999 letter regarding the grading and drainage
plan have been addressed. The only suggestion we would make is that on the final grading
plan the emergency overflow locations be given an actual elevation.
3. All comments from our November 18, 1999 letter regarding the street plans have been
adequately addressed.
4. We have met with the developed and his engineer to discuss his community on-site sewer
system design. It was a conclusion of that meeting that the design flow for the on-site
system will be in excess of 10,000 gallons per day. Therefore the on-site sewer system will
require a MCPA permit. We have agreed that we will work with Randy Thorson of the
MPCA to determine the design criteria under which the MPCA will permit the ultimate
clustered system for this entire development. The City will then allow a first addition of
Windsor Park to be final platted as long as the total sewer flow does not exceed 10,000 per
day. Once the MPCA issues their permit for the clustered on-site sewer system, a second
phase of Windsor Park can be final platted completed the remainder of the lots.
If you have any questions any of these comments please call.
Sincerely,
Howard R. Green Company
~~
./!e-, . ra&eJ
Terry J. aurer, P.E.
\\SPNWFS\VOL 1 \DA T A\PROJ\808540j\ltr 12-15-99 wensman.doc
1326 Energy Park Drive. St. Paul, MN 55108 . 651/644-4389 fax 651/644-9446 toll free 888/368-4389
.
.
.
---...:':'.:.";;"",--~-~
11/10/1999 13:51
bl~~'a~':l.;jl.
~n~f"'.cur;..I"'c;;. '-''-' -''-'&" V
Sherburne County
PUBLIC WORKS DIRECTOR
c;oUNTY ENGINEER
DAVID SCHWARTING
13880 HWY. 10
Elk RIver, MN 55330
(612) 241.7000 · BOo-594-520B
"
October 19, 1999
Stephen J. Wensman
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: Windsor Park
Dear Mr. Wensman:
After reviewing the proposed preliminary plat, we offer the following recommendations:
1) Move proposed 212th Ave NW to the north property line of Lot 1 Block 5.
2) Remove existing driveway and field entrance.
3) Provide a new access for Lot 1 Block 5 onto 212th Ave NW
4) An access permit will be required with the following conditions:
a) A turn lane constrUcted off CSAH 1 at 212th Ave NW
b) A stop sign paid for by the developer and installed by Sherburne County Public Works.
If you have any questions or concerns please call me at (612)241-7031.
Sincerely) .
Mark LeBrun
Project Engineer
An Equal OpportunIty Employsr
,', ,,'
'.,
.":
. . '.. .';'.,.
DeaJ:'_'Ladi~s'~and:G~ntlemen>,,:;,:~_,,-, ',,', ,
, " -. -,'."':.'( . " .' '. . ' " '~':::>,"; ~ ...., , .'. ", ". '. "':',' . - .
,':"We have:, a:sked that 'o~u;:_;piCl~'betableduntiL next ,month's ",-
~ .....;:.~,'...L.:..,__.':'.,.;;,..,.,,'~..:;. """'_'~::,':' '.. -',;,:;,-'.'_::' . \.-,.,..;,.':.:.."..,>,:.:"..., ' .; .,.':/ "
.,mee:tiI1'g:,sdi,~~::~an; ~ccura,teIY,; ~p,~ tl1?ro~gh~~respond to ~ta,ff_'s.,,;' ,
. . ~'. . ... ':, :...':..', -.~' ,.', ,. "0': ..' '. .' . _' ,
c?Inni~nt~'/;}i:":-:'~::'~.,. ,,'_' ',,' " ;.~:':,' .,,' .... ;:
'.>:.:':we 'are.tcrtallY'committecf.to'; s~eing, our.'-clU:ster de,velopmen:t
,,_.j ,:"~,,,,~-,-"i:" ';. .' ,,_.:,' ,.-- .... . .~.' ,;'.' '" .' .~."_ '.' . "",'.' ....' . " ,.1_' ' ,_.~' '.., .. ....'
.through.to,completiQn~,,"we ~ant 'topr,es'ent.a plat that' is..."
. ~horough and ,ha,s', answered'a~. mCinyquestiori's as possible,regard-
ing:' a II CommonInter~st c~mmuni t.y" ~', ,
We have:'beenworking with staff on all, integral phases
of development such as grading 'and drainage,' community' sewage
treatment, ,tree' pres~rvation ~ open space, .unique house features,
"etc.
It is our~o~ethat "Windsor Park" ~il1 be a very unique
neighborhood that c~eates a comfortable life style. , ,.'
The,Outlot"A" opep space ,will contain ?ommunity. gardens
with a common. well and water lines,forirrigation~
The Outlot"B" op~n space will partly be used for the
community sewage treatment area.
The entrance street will have an island at County Road
,No.1 with a decorative monument sign. Moguls will line the
street through-the open area ~ithlandscaping.
.
555 - 3RD STREET NW
, ELK RIVER, MN 55330
PHONE (612)441-8591 FAX (612)441-8604
. .,~ "
"
n__....."_..__........ ",. .,__.. ... ,..,..
~;;:,!:~:tz;:;k~~if.~~!~~d~~"';~4'~--i:~f~~L~~,f;~~~:.~-.~:--~.--~~~,i:..".,~.:~::.'.;j,::~~,~~'V"" !p'~ -";~->r '. ....1:X~'7,.~~~~~;.~~":~.R~~~
~ ...,''.'_____m____'........
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, ," ," ,the;~cential:'-' " cons ,
'~il( b'~,'~ti.~rounded;bi park ',tfail. The' varie:,ty ~'f "oaks" niapIe
... . . ~ ' .
and.' birch will be pres'erved."wi th the underbrush'. cleared for
-.:'_ '. ,', "., "; ," ~.~ '>,:;:~,-<,,:,:._:_":.~ ~:.,.: .. '~.t::,-:~.~,:~,~.:-::-,:)";r~;-~~;::" ~,'-'?~li<r: ,,-~..<~:~::;_L:'.~>;i,:~;,~,'
.ease ofwalkJ.ng,. ~ ..,.,;.........., . ,<>,;."', ,'.
,',. . ..':.":," '_ -:..,' ",: .~ :-'''~:'' . " _ ..i _~>..,_. '.,' ,,,,' _"" .,,; ....':.- ,'">.:"",', . ,- "
A park.trail will connect" the: ~entr~l park' to'county':',~:..'
",: Road"~6,~\/\ " ;.' "., ," ,.,.", ,.:,. ..... ;.' :/,",":':{.''-::.,>,..,:':"; " .i.~ ,'.'
. An' objective. of' windsor' Park: will' be" to separate"the '. ,
. ", ......_".:" ",'" _ ":" .'t._:"~ ..-..~~.".;:,. ,..__~_, ...:-.''':-;;'''--'''.,''~_ -',-_>",~,," __~__'-,'.,
housing fr01n . view ' of. County J Road'. NO: . ,.thro'ugh preserved'
. .'" .~," " , ..;..:'..... " "" p:....;._:~...' .... ,., '.... "_;"" ">"._ .:.....- "., :'" '.....:.. ,r
screening and' additional., -f:'ree 'plarttiIlg" on a ge'ritly"sloped'.
'-.' ~"i_':",'I'~'-:-1;"" ,...._~..._;<~,.. ..' . .,' '. .,,,,, '.' ~
. 'be'rm'..':,:,'. ','., .:: .'.' ,.' :, .,; ..'
;:." '.'i r
"
in' the Windsqr, Park 'neighborhoo~ ':willbe> restricted
, l.. .' ~ . . '. .... ~~ : ." . . ',' '., " .'. ...... ..- .';'_. .. . .\.. ':, ..,..- .
to. si;de' or 'rear load garages to' elimiriat:e. tl~e.\ g('irage ,doors. '
facing ..the..st'n~et: The homes wifl.be~'.r~q~ir~d:.<to...h.av~..front
p~:t6h~~'): -,:,.' ."... " . ":',;:~/;':'>,:":"." .
Tweritr, on~of .the l?:ts' are..~ne" hurid~ed..t~.~nty feet (120ft).
in' width at the frontY~~d setbac~o~'l~iger~ Tbe~emaining
ten 16ts are one hundred feet(100f~) in width.orlarger.
The lots range in size from one halfac~e'to one and one
half acres.,'..
A tree preservatibn plan will be p~~t 'pf the protective
, .
covenants.' "
.
"
Weare looking forward t~ meeting with everyone and work- .
ing,to cr~ate the best project possible. "
Respectfully Submitted,
Ma~~"'o/~.
Dynamics, Lamm, & Dehrer
.
~!f
/'
i.
.
.
PROPOSED ARCHITECTURAL COVENANTS
1-
!
c
the arbitrators deem just. Any costs and expenses charged to the
Committee shall be paid by the Association.
(e) The decision of the majority of the arbitrators shall be binding on the
parties hereto.
ARTICLE VII
Restrictions Applicable to Lots
7. 1 NQ.;:liqfi~.tl~l~ll~)H~~~:kex.cep~~..fpr~t~s.ig~l![~t pqrpo,~~.~{:!).cpLi~ing,.b!ni~I~~llC1lbbe
er'e'cted~;altete'a;:"'''laced,':ot~ 'e(rnitted:to~-femairf'on:,'an" Lotothei';;thah:6he~'sinTe~famil
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.........,..,....'lo.1'.;....__.,..""-9_.,...,.''"''''''~,.....,._".. y
dvi,.ellrn.;'conlainirr""Tnot~less~;than.~~~ ~60m:s~.mirifJf.eet~6f(T..telrdtr;s.'.acEf{onjthe:r . roUnd
.,_.:,....."'._Jo..._,_~......~......,.g..":,"'.._.......~'.....,p<;l!,...~""....~,.g~"'......::."'....~..,:..,:.~"'.;...h~_:.,f;~~:~..:.:~g""'""""'~.UI:'ld+.".......,-...~,..M:'l-.;.:,:..m.,...~....
i..S......-,~_R......,.........IlQI!~,~~~'.~g~:::."".IIbo:....rr-,j)_..
floo'rnn~tne]case~"Of:fafsirClezstCr.' ystfuCtutel~in<5ft1ess~tnahtlf6001S-.iTare!:feefffiMntei1or
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S .acemjrEtf:ie~fitst{tWcj;le\7els!at;{cir~above'~tfie'!ftonttent'" .~elevatio'n;Jn!tfie:case!llc5fi~l.:s..lit
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level~sltijct(jre':7:aifd~ir6t:lffss:tnah)1"'OOO.es uat$~feetrof.;1infe-fior=.\ts' ace~omtbet'.rouhd
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flo'or7".;iij;~tfie"l'casaj,'offa'~Tstract(jFe~'co:.taiffirP~-two7;()f;C-oreYstbrJes"?'r'.-r6vTde~tJjat:klhe
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~.ggt~fg.~!~lliJ:(~O"E~u@~e,~fo9t1!9,~"i:!qr~m.v-e!sJ@;fiC:>!1!~Ijp.1JA1$9Q{~q~.~~~ffQf
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7.2 No Lot shall be subdivided or split by any means whatsoever into any greater
number of residential Lots, nor into any residential plots of smaller size without the
express written consent of the Architectural Control Committee and the gtt~tlRf~El~
I1Dl~Jj .
7.3 All uses of the Lots shall, as a minimum, comply with the permit and with the
zoning and other applicable ordinances and regulations of the ~t~Y:;Qf.%~ll$~BIY~~. The
standards herein contained shall be considered as requirements in addition to said
permit and zoning and other applicable ordinances and regulations.
)
7.4 Wastewater Treatment Systems. All Lot Owners shall hook up to centralized
wastewater treatment systems located on Q9l@!~f2~J:(c~ia, and no independent septic
system shall be permitted. All Lot Owners shall likewise pay their prcportionate share
of the costs associated with operation and maintenance; upkeep and repair of said
system as part of their assessments as set out in Article IV herein.
.~
.,
,/~-
7.5 A minimum landscape plan approved by the Architectural Control Committee
and conforming to the permit requirements must be completed within one year after
the issuance of a building permit for construction of a Living U.nit.
/-
18
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WINDSOR PARK
ELK RIVER, MN
FOR:
DYNAMIC'S , LAMM & DEHRER CO. LLP
PRELIMINARY PLAT
John OHv., & Assoclat.., Inc.
Civil E'ti.gineering. Land Surv~nf1. La.nd Planning
580 Dodge Avenue
Elk River. Minne8oto. 55330
(612)441-2072 (FAX)441-5665
I hereby certify that this survey. DATE:
plan, or report was prepared by me
or under my direct supervision ond BK/PG:
that I am Q duly licensed land DRAWN BY'
Surveyor under the laws of the state >
of Minnesota. CHECKED BY: RB
DWG: WP-PPLAT.DWG
Signed: TEXT: NONE
Date: 9/24/99 Reg. No. 21729 FilE NO_: 7760.10-03
DESCRIPTION
o M NT
REV
NO.
9/27 /99
N/A
TGl
DATE
10 14 99 I
20 t W. Travelers Tra.il. Suite 200
Burrun.;ille. Minnesota 55337
(612)894-3045 (FAX)894-3049
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I h~y .certify that this plan.
sp~~an. or report was prepared DATE: 9/27 199
by m ~der my direct supervision DESIGN BY: JK.BM
and tho at ~ Licensed Professional
Engineer u rl(;11' jaws of the State DRAWN BY:. TGL
of Minnesota. 'V! //1 J CHECKED BY: JK,BM
'V-4~ DWG: WP-GGRADDWG
Signed: }_ TEXT: NONE
Dote: X Reg. No. X FILE NO.: 7760.10-03
REV
NO.
PRELIMINARY GRADING PLAN
Jo!Jn Olve, 4 Assoclstes, Ine.
Ct/vI.( Eng1:tt8~'M:ng. L<<net Surveying. L<<nd Pl.a-nning
580 Dodge Avenue
Elk River, Minnesota. 55330
(6/2)44/-2072 (FAX)44/-5665
20 t W. Tra.veler.! Trail. Suite 200
BU'1'"'fl.8ViUe, Minnesota 55337
(6/2)894-3045 (FAX)894-3049
WINDSOR PARK
ELK RIVER, MN
DYNAMIC'S, LAMM & DEHRER CO. LLP
1 14 9 T
11 1 ADJUSTED LOT 1 BLOCK 5
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WINDSOR PARK
ELK RIVER, MN
DYNAMIC'S, LAMM & DEHRER CO. LLP
PRELIMINARY LANDSCAPE PLAN
W /TREE PRESERVATION LIMITS
John OHvII' & AssoClatlls, Inc.
Civil Enginemng, Land SUt'Vflying, Land Planning
580 Dodge Avenue
Elk River. Minnesota. 55330
(612)441-2072 (FAX)441-5665
I h~y certify that this plan, . DATE 9/27 /99
sp~~onl or report was prepared
by m ~der my direct supervision DESIGN BY: JK,BM
and, tho or} ~ Licensed Professional DRAWN BY: TGL
Engineer ~/1f Jaws of the State
of Minnesota, 'v! //1 ~ CHECKED BY: JK,BM
, V-1 DWG: WP-LAND.DWG
Signed: f?}.... TEXT: NONE
Date: X Reg. No. X FILE NO.: 7760.10-03
REV DATE DESCRIPTION
NO.
1 10 14 99 rj COMM NTS
11 12 99 ADJUSTED LOT 1 BLOO: 5
7 ~
4 1 30 99 ITY MM T
20 t W. Travelers Trail, Suite 200
Bu,rrt..8ViUe. Minnesota 55387
(612)894-8045 (FAX)894-8049
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C'!..vtl Bng'tnfwnng, Land Surveying, La.nd Pw.nni.ng
580 Dodge Avenue
Elk River, Minnesota 55330
(612)441-2072 (FAX)441-5665
I hWy certify that this plan
sp~~. .on, or report was p;epared DATE: 9 /27 /99
by m ~der my direct supervision DESIGN BY: JK,BM
and tho . aJ1 ~ Licensed Professional .
Engineer u rft! /')> Jaws of the State DRAWN BY: TGL
af Minnesota. 'V! //11 CHECKED BY: JK,BM
, V~4? DWG: WP-SEPT.DWG
Signed: >~ TEXT: NONE
Date: Reg. No, X FILE NO: 7760.10-03
2
REV
NO.
DATE DESCRIPTION
11 10 99 P IC TREATM NT SIT ATlON'
11 30 99 CITY & C NTY COMMENTS
WINDSOR PARK
ELK RIVER, MN
DYNAMIC'S, LAMM & DEHRER CO. LLP
PRELIMINARY SEWER COLLECTION/
DISPOSAL PLAN
20 t 11'. Travelers Trail, Suite 200
Burnsville. Minne80ta 55337
(612)894-8045 (FAX)894-8049
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