Loading...
5.8 Item # 5.8. III .. .,., iik Elk -�-1 River MEMORANDUM TO: Mayor and City Council FROM: Michele McPherson, Director of Planning DATE: May 22, 2001 SUBJECT: Case No. P 01-08 Preliminary Plat of Kliever Lake Fields Request The applicant, Horst Graser, representing Gold Nugget Development requests that the • Planning Commission consider approval of the preliminary plat of Kliever Lake Fields comprised of 104 single family lots; Outlot A to be dedicated for park; Outlot B also to be dedicated park, and Outlot C to be held in abeyance for townhome development approval after the City revises its townhome ordinance. Attachments • Location map • City Engineer's memo dated May 16 , 2001 • Sherburne County letter dated April 19, 2001 • Email dated April 17, 2001 • Rinke-Noonan letter dated April 9, 2001 • Preliminary plat • Preliminary grading plan • Preliminary utility plan • Preliminary landscape plan • Park Dedication Map Location The property is located in the southwest corner of the intersection of Fillmore Street and County Road 12. Zoning/Land Use • • o • Memo to Planning Commission/P 01-08 May 22,2001 Page 2 • RIC (Single Family Residential) / MR (Medium Density Residential) • . S:\PLANNING\MICHMC\PLREPRTS\P01-08.DOC Memo to Planning Commission/P 01-08 May 22,2001 Page 3 Overview Thed ose ropreliminaryplat is comprised of 104 single familylots on 36. 84 acres. There P P p g is a through-street (Street E) connecting County Road 12 to Fillmore Street. There is a Street A connecting Street E to the south property line to provide a connection to vacant developable land to the south. Street B and Street G also connect to adjacent properties and there are four cul-de-sacs. Outlots A and B are proposed to be dedicated for park and Outlot C is to be held until the City revises its townhome ordinance. Existing Conditions The site has been cultivated for corn in recent years. It is lower than the adjacent roads and experiences spring flooding in areas. The site is slightly higher in the southwest corner. Lots The property is zoned R1c(Single Family),therefore the minimum lot area is 12,000 square feet. The developer has proposed,however,lots as small as 11,005 square feet in area. The average lot size in the proposal is 15,000 square feet,with a net density of 2.37 lots per acre. There area five lots that are less than 12,000 square feet; however, these lots can be made larger to meet the minimum lot area requirements of the R1c District without a substantial • reduction in the number of proposed lots. Streets The streets as proposed meet the minimum right-of-way requirement(60 feet)for a minor street. The proposed right-of-way is 60 feet with a street design of 32 feet. The cul-de-sacs also have the minimum 60 foot radius. Utilities The City Engineer has addressed utilities in his memo. All of the City Engineer's comments will need to be complied with by the applicant. Grading and Drainage The City Engineer has addressed the grading and drainage issues in his attached memo. Located in the southwest corner of the site is a detention pond that is being constructed by Sherburne County as part of the County Road 12 improvement project. This pond cannot have water from the development pass through it. The development proposes to have two ponds located within Outlot C which will handle runoff from the subdivision. Park Dedication • S:\PLANNING\MICHMC\PLREPRTS\P01-08.DOC Memo to Planning Commission/P 01-08 May 22,2001 Page 4 The Park and Recreation Commission reviewed the preliminary plat and park dedication at • its May 9, 2001 meeting. After discussion and negotiation with the developer, the Commission agreed to accept 7.9 acres of land for park dedication by deleting Lots 26-28, Block 3, and Lots 1 - 4, Block 2 of Kliever Lake Fields, with the understanding that the developer would add two additional lots along Street E (see attached map). Also as part of the park dedication is a sidewalk along Street E connecting County Road 12 with Fillmore Street. Landscape Plan The developer has submitted a landscape plan which provides one street tree and one yard tree per lot with two of each on corner lots,in compliance with the landscape requirements in the subdivision ordinance. Along the County Road 12 and Fillmore Street right-of-ways, six foot high fences and additional buffering landscaping are proposed to provide buffering or screening from the adjacent roadways. Recommendation Staff recommends that the Planning Commission recommend approval of the preliminary plat request to the City Council with the following conditions: 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. • 2. ALL COMMENTS OF SHERBURNE COUNTY SHALL BE ADDRESSED. 3. OUTLOT A SHALL BE RAISED TO COMPLY WITH THE PARK AND RECREATION COMMISSION RECOMMENDATION AND SHALL BE DEEDED TO THE CITY WHEN THE PLAT IS RECORDED. 4. A SIDEWALK SHALL BE CONSTRUCTED ALONG STREET E. 5. STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK RIVER MUNICIPAL UTILITIES. 6. A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 7. A LETTER OF CREDIT IN THE AMOUNT OF 100% OF THE COST OF THE IMPROVEMENTS SHALL BE SUBMITTED PRIOR TO RELEASING THE PLAT FOR RECORDING. 8. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF APPROVAL. 9. THE APPLICANT SHALL PAY $300 PER UNIT TO ELK RIVER MUNICIPAL UTILITIES FOR WATER AVAILABILITY CHARGES. I S:\PLANNING\MICHMC\PLREPRTS\P01-08.D O C Memo to Planning Commission/P 01-08 May 22,2001 Page 5 10. THE DEVELOPER WILL BE RESPONSIBLE FOR PROVIDING THE 111 FINAL GRADE FOR THE PARK AND ESTABLISHING VEGETATIVE COVER. 11. THE DEVELOPER SHALL BE RESPONSIBLE FOR MARKING PARK BOUNDARIES WITH THE CITY'S PARK BOUNDARY SIGNS. 12. THE PARK SURVEY INFORMATION SHALL BE PROVIDED IN THE REQUIRED ELECTRONIC FORMAT. • • S:\PLANNING\MICHMC\PLREPRTS\P01-08.DOC toward R. Grecn CoToany May 16, 2001 File: 811180)-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: KLIEVER LAKE FIELDS ADDITION Dear Ms. McPherson: As requested, we have reviewed the submittal for the Kliever Lake Fields Subdivision. This is the development of the Holzum 80-acre farm property at the southwest corner of CSAH 12 and Fillmore Street. The submittal package was prepared by Pioneer Engineering and consisted of a preliminary plat, preliminary grading plan, preliminary site and utility plan, and preliminary landscape plan. Also drainage calculations were submitted. Based on our review and • comments received at the staff review meeting, we would offer the following comments: A. Preliminary Plat • There is no drainage and utility easement on Outlot C for the proposed ponds shown on the grading plan. The same thing is true about the proposed pond expansion in Lots 9, 10, and 11 of Block 4. • Drainage and utility easements need to be provided around the perimeter of Outlot C where it fronts on CSAH 12, Fillmore, and Street E. ■ A separate landscape easement will likely be necessary for the landscaping shown along CSAH 12 and Fillmore Street. • Easement will be necessary for a temporary cul-de-sac at the end of Streets A, B, and G. • The City is currently in conversation with Sherburne County and the landowners north of CSAH 12 about potentially rerouting County Road 40 in the future. If this rerouting comes to pass, it will likely require the relocation of Fillmore slightly to the west as it meets CSAH 12. If this happens, it will be necessary for the City to acquire a portion of Outlot C for this realignment of Fillmore Street in the future. B. Grading Plan • At the staff review meeting, Sherburne County indicated that they will not allow the expansion of their pond located in Block 4. Drainage from this development will need a pond that is totally separate from the County pond. I O:\PROJ\811180J\Ltr 05-16-01 McPherson.rev.doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Ms. Michele McPherson 4111 May 16, 2001 Page Two ■ Emergency overflows need to be located and labeled throughout the plat where necessary for the drainage system to operate efficiently. • Where Street E meets Fillmore Street, we question how drainage will be maintained with Fillmore Street being a rural section. Perhaps a culvert is needed there. More details should be provided on the grading plan in this area. • Where are the power poles located in the power line easement immediately south of this development? They should be shown on the plan relative to where Street A and Street G access the property to the south. C. Preliminary Site and Utility Plan • The street section shown is adequate for width; however, the section should be modified to include 6 inches of gravel and 11/2 inches of wear course bituminous. • The Elk River Municipal Utilities is proposing to locate a water tower on property immediately south of this site. Therefore, the 16-inch watermain shown on Street G and Street E needs to be increased to 20-inch. Also, this 20-inch diameter watermain needs to be extended from the intersection of Street E and Street A northward on Street E, and directional bored under CSAH 12 to get to the north side of the road. • Sherburne County indicated at the staff review meeting that the permit to allow Street • E to access CSAH 12 would require the typical right turn lane and bypass lane. Perhaps these could be built by the CSAH 12 contractor who is currently reconstructing CSAH 12. This would be a better construction method than to come in immediately after the project is complete and start to modify it. • The County indicated they would also include in their permit allowing Street E a condition that the access would need to be closed in the future if the intersection of Fillmore and CSAH 12 were ever signalized. • All of the 6-inch watermain needs to be increased in size to 8-inch. 6-inch is only allowed on hydrant leads. • The watermain loop for Street F to Street A should be realigned out of the rear of the cul-de-sac, perhaps between Lots 6 and 7, and 24 and 25 to ensure that all services are off of a looped watermain. • Hydrant location and valve placement will be reviewed in detail when the construction plans are submitted for the first phase. D. Drainage Calculations • The ponds for the site meet discharge and treatment requirements for the proposed developed conditions. One exception is the pond located in Block 4 must be separate from the County-owned pond. ■ A separate outlet from Pond 1 to Kliever's Marsh needs to be included due to the separation of the development pond from the County pond. • The low point that is located south of Lot 2, Block 3, should be modeled as a ponding area and given an emergency overflow route. 110 • The 100-year high water level for the proposed ponds appears to allow for at least two feet of freeboard from the lowest floors to the adjacent ponding areas. 0:\PROJ1811180J1Ltr 05-16-01 McPherson.rev.doc Howarc R. Green COT oany CONSULTING ENGINEERS Ms. Michele McPherson May 16, 2001 Page Three ■ Storm sewer calculations need to be submitted during the final design phase. The preliminary layout appears to be adequate for the proposed improvements. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company jCe eZZ//26A) Terry J. Maurer, P.E. TJM:tw i 10 O:\PROJ1811180JItr 05-16-01 McPher on.rev.doc iowarc R. Green Company CONSULTING ENGINEERS r • so 111 III I 11111 pop, 1111 smSuit Sherburne County ler�t i6 iel PUBLIC WORKS In heron 4 .--- - mak DEPARTMENT Rhonda F. Lewis, P.E. "" -- April 19, 2001 425 Jackson Avenue Elk River, MN 55330 (763) 241-7030 • 800-594-5208 Paul Cherne, P.E. Pioneer Engineering 625 Hwy 10 N.E. Blaine, MN 55434 RE: Gold Nugget Development Dear Mr. Cherne: After reviewing the proposed preliminary plat, an access permit will be required with the following conditions: 1) A right turn lane built to MnDOT standards. 2) A bypass lane built to County standards. 3) Make all pavement-marking changes as necessary. • 4) Pay the required signage fees of$450.00 for four signs, with installation done by the Public Works Department. The Developer must notify Dick Corbin, Permitting Agent(241-7034) for sign installation when the road is open to the traveling public. 5) Any existing field entrances must be removed. 6) The Developer is responsible for drainage studies. If your engineers determine a culvert is necessary, the culvert must have 6:1 safety aprons and grates. Both the costs of the culvert and the installation are the responsibility of the developer. Remember that slopes within County right-of-way for your proposed street must be 6:1 and all disturbed areas must have topsoil and seed applied. All requirements are listed on the back of the permit. The Access to County Highway Permit Application must be applied for at the Public Works office on Jackson Ave. Please carefully read the backside of the permit. All requirements must be met for final inspection approval. After construction is completed, date and sign the bottom portion of the application and return it to the Public Works office on Jackson Ave. Upon final inspection and approval by the County,Access Bond Fee will be returned to you.NOTE: Please check your return address for proper bond fee return! If you have any questions or concerns please call me at (612) 241-7030. Sincerely, onda F. Lewis, P.E. ssistant County Engineer cc: Kathy Heaney, Co. Atty. Nancy Riddle, P&Z John Oliver, Co. Surveyor Michele McPherson From: Rhonda Lewis [Rhonda.Lewis@co.sherburne.mn.us] "lent: Tuesday, April 17, 2001 4:07 PM o: Mmcpherson@ci.elk-river.mn.us ubject: Holzem Property Plat Michele, The following is the response from the County Attorney's Office regarding the layout I have seen from Pioneer Engineering for the plat on the Holzem Property. When we negotiated with Mr. Holzem it was written in the agreement that the intakes provided were for farmland runoff only and that when the land developed the development must take care of their runoff separately. I can send a copy of the Holzem agreement to the city if you would like. This is just FYI so that we can work together when they actually submit their Preliminary Plat. Thank you, Rhonda The issue that you presented to me is whether a developer may enlarge the drainage pond that we have an easement for and drain additional waters down from the Holzem property into the slough. The answer is no. The drainage site easement was obtained based upon the waters being drained from the natural slough on the north side of County Road 12 and to handle the waters from the upgrade of county road 12. They were designed and engineered for a specific standard. The developer now wishes to add additional waters to the flow to the slough to the south. The scope of the easements procured do NOT encompass this additional water. If there is a problem , the landowners down gradient can go after the County for inverse condemnation (by dropping added waters on their lands. Please note that Becker Township was sued for this and paid thru the nose for this error.) Further, I have not researched how the permits that we had obtained to do the water holding area would be effected. I chose not to do this as the answer with the common law seemed so obvious. Therefore, to reiterate: the developer may NOT simply add onto our site nor drain added waters through our existing easement. The developer must procure his/her own holding ponds, their own permits and their own easement to accommodate the surface water drainage. KAH Rhonda F. Lewis, P.E. Assistant County Engineer 412 herburne County Public Works 5 Jackson Avenue Ik River, MN 55330 (612) 241-7030 (612) 441-2264 FAX Rhonda.Lewis@co.sherburne.mn.us • 1 .TUN.ES. 1999 1E:05FM SHEREURNE COUNTY ATTORNEY NO.824 P.2/5 U PINKE NOONAN O R N E Y S A T L A �� 1 3uITe 700, NoOwe T CcNTenr P. 0. COX 1687 �11V ST. CLOUD. MINNCSOTA 56302.1497 TCLcrnONe 320-561.6700, FAX 320-030-0000 CAAI L: M1NLainiOCLa VUnt.T.CON April 9, 1999 Kathy Heany Y IRFCErVFf Sherburne County Attorney's Office APR 1 2 1999 Sherburne County Government Center 13880 Highway 10 Elk River, MN 55330 Via Facsimile (612) 241-2575 E - RE: Patrick I-Iolzem Our File No. 7971.005 Dear Ms. Heany: The drainage issue on the Holzem property is more complex than I originally thought. It is absolutely essential that after construction the drainage system drains the remaining Holzem • property as efficiently as it is now being drained. I have included a drawing (not to scale) showing the existing "drainage system". Right now the system is adequate to drain this thick soiled field. After your construction it is my understanding that additional water from the west will be drained from the new 4-lane highway into the drain labeled 3 and then into D-3 and into 4 and so on to the south. Let me try to describe in words the existing system. The backbone of it is a old 10" cement drain tile that is parallel to and south of the proposed new easement. There are at least 3 collection drains that we have identified that capture water and move it to D. One is located in the old right of way at the bottom of the ditch about midway along the ditch. It is labeled 1 on the draining. When I was there on Tuesday, I observed water running into that drain. Right now it has rocks and mud around the top but we believe it to be 8" to 10" in diameter cement with a steel grate. A second collection drain is located at the west end of the Holzem property, again in the existing easement at the bottom of the ditch. It is clearly visible, it is 8" to 10" in diameter ( estimate), it has a steel grate at the top. When i was there I could see water flowing inside the drain (lots of water). This was water coming from the ditch on the south side of County 12 to the west, through a culvert under the adjacent field access, water from the field to the north of County 12 (the owner busted into the line under the road), and water from the abandoned County Ditch north of County 12 that still takes water from the tiled farms farther to the north. In addition, water from the ditch east of the drain was Sunerc n,. r r..r.. ,.:�.n,,. W..Nt, vo. nonrr ucolov.nni a rlaeec Lr;+ D,Micheal N0on4l1 Barratt L.Colombo' Sharon O.HOVUII John J.Sabaack Micheal J.Lloberp Gerold P.CrO,D Jemee L•Wlenr, David J.Mayon'''"' Jill A.Pinkert John C.Koro William A.3moiey' Cereld W.von Karl John J.Meuere l Or$,Le ongP Mlanooi J.H.Lasso S.auDinaki B nzkl Kurt A.Deter J4r71Or.DoQlovonnl Roger C.Juetin' Gary R,Laiatleo, Orrin V.Rlnkd,amour.., r r7...hn..r n.,.rra i,.,,u.FW.r r. . A r:.a I•roWrtr Lew iywmlul uarI".ml U.UiL Mi,lOOa4rp S'aio F.r nns<wrllrltn . Aen Unwn m rs nru•n ♦w n Wf.rnnun 4 R,lrn.rt.rr rr.n.rr=.r.w n nrvm d.:r..S A4nrte.G eu Gn:t,c..w r Zw<Ii UukurY JUN.28. 1999 12:05PM SHEREURNE COUNTY ATTORNEY NO.824 P.3/5 • Kathy Heany April 7, 1999 Page 2 seeping into the drain through a seam in the cement down pipe. As I said the water collected at 3 is then moved to the south first into D and then south all the way across the Holzem property ultimately to the Mississippi. We believe that line going south to be cement and as large as 24 " in diameter. A third collection drain labeled 2 on the drawing is in the vicinity of the south edge of the proposed easement. It may be just in or out. Again, it collects water and moves it to D and then west and then south. Holzem drainage issues and concerns: 1. This thick, heavy soil needs drainage. 2. The line from 1 to D-1 is going to be damaged (destroyed) during construction. It is not hardened and not buried deep enough to survive. At a very minimum it will be needed to be replaced by a larger, hardened pipe. 3. The amount of water that is going to be put into the system will be significantly greater because of your construction and also because of the development to the west and north that will be encouraged by your road expansion. 4. In order to properly drain into D the collection drains have to be higher than D. If you lower the ditch there will be obvious problems. The collection drains can't be used as an overflow allowing water to stand in the ditch because that water will seep into the adjacent Holzem property and make it unworkable. Before we would be willing to sell the necessary easement we would need to examine your drainage plan for this area. We believe it will be necessary to make major improvements to the existing system in order to prevent your construction from significantly affecting the remainder of the field. If you have engineering drawings of the proposed drainage please provide mc with a copy. After my client and I have a chance to review them we may want to meet with the engineer. Until we are satisfied that the drainage in the after situation will be appropriate we are unwilling to sell the property. U-U999 DATA 00111.WU7n.WPD WAS • TUN.a8. 1999 12:06PM SHEREURNE COUNTY ATTORNEY NO.E24 P.4/5 Kathy I-Ieany • April 7, 1999 Page 3 Could you please also advise me as to whether or not traffic during construction will be re- routed along the gravel road in front of the Holzem building site. Sincerely, RINKE-NOONAN By /U"- William A. Smolcy WAS/PJH Enclosure 4111 nsoaaa PaDATA%7971 005\Ln4O7A WPD WAS • JUN.28. 1999 12:26PM SHEREURNE COUNTY ATTORNEY NO.S24 P.5/5 • I crl 0i i I 1 I 3 • } a . Q I x -� )c{y' .` I a F" XZ i 'J 7 1 v 0 1 a Q ary AIN 1 1 1 1?..N... .- I 1 3i t.,-,....,,, c 1 z. ...... -,.., -..... , _ r ..N.. NiZ i LI `� N � N�� ‘‘ ; t t It st‘ • V CO Q IV N ,► •+ .,moi.. Z ;`�. .• ,c r`�' S%• t 0 I r ti-4 kr..r 440 "k4 ....s. ti w v� \ C4 � ham. ►, stn a se. I. 40 q\Itti. 'i „Ni. LC,' 134077/1i 1 1 • 1 1 'I 1 PRELIMIIRY PLAT • 1 l 1 KLIEVER LAKE FIELDS - -+.�- -I __ o— / — — — -- / - - ----- x-- ..-&-77----=- .7,777-'0 •r ^' =__ �=_== au - -_ ---- L - i SEC ,. m.]; RCE.26 rl f�c___ `r_/--r__-___,,_f_.,rte -t r=.c r-ml •._ .__ -- _ LOCAtl OMAP ,,,\��1 .� 17 �1 ); �s: ,: �' i'�,5 '1'1 i, .i �� .l. ` - --- - - I il >€. '°1 7`.• t 5 ill 4 3 2 1 , / 1 oll 1 I i--- �p}`Ali IB+ \\a rLJlb.',^ 1 1 w9 .:.*JL`. + S'1uw Mlluw•..:i n.0.....wWl mad..�\ IIIL C01.0... I L___ ••. •I,wNI.W t\ 'g J�MJ4 LAJLA_,L_u,_J •\ I 1 ILS s Lr Tr-- ,\,,r,..,,.._ •:, 3� ' I ._/ \\ / I � �,l-.- - e 10 3 r ,a 1_._________,.___ STREET 9 I k --- N 1 1 ✓1 .-'(• 1,', • �9, .�a''.8, . n •r-or. -a-1r-7N-a an--1 -�•� � II ` ° .1]ol.\I ++ "I o �-w II R / ,IL 5) 8, ,%911 ' 8,4 P A �A 11 15 II 14 I-----I 5 1-/"\ I ___.'�.' r''= u.+.. ,,,,pr �"I^'rdui:a,'1 `I 14u••.+wl R.-,"'" 9' I I , I py�I l•,- s�8 w3�5N t.<, v,/r ,,, '> „l',0 I i7\/.I ,.w w..l l ` r ,2.__ _._, Tl M i . / ,,,'/,(,,,\;� c-omah --- C3Al333e13.1.1 5 3 < -...mor = — § \ , , , -y- 9 44 \\ \\\ 1 \\, f ' 1 _ • \ ---_-_-_=.�I___---_ Tl - �-+;=-/ / / �d- 45 321Q1YL11{ _ _ �r- II� A .,... I j ;1,__ rterosinppeow' ,.,,,-4 .- '�1,, , IAte lI4JLI! �� 'i; IIS `► � ` .►� �� k le y h 1;' Vii• ��\ ;. 91 1 d 811 I 1� II III �jij -� � I -91 il l� J ! f At i�T. II ililii u 1rf ,l' li \ I i r ,:._ / /�II I ! / iwiiifik\* !rld a' , 711111!___, I,j,1 ` as A, "\ 4 2 111 . 1 —�"- ,_ / Lh a. x� ata 11 �-' mak� .' �`l c rli ilil I �!', hILB je'�o ����� ,./...„„..„ �I; �,I 3 a ` I I ::i= — r -- a Q.I����I .i' i -.----/ 1 II, allarliMalli 1 Ire 11,1 4 Idol es', ■tea* , !, , -3 _L , ri- A, t SIL , 3.7 loco , Ctirt, o • ' ii Ilitktl t* .4., gai , , . , /44//} !' - – 34%)Nrci‘‘ S EI'1 1 -iii ll- vi! 11, 4 % ®D:� 0''. / '//AO i ' I /- i O,'.�.� /` I /% j'i irdl • 1 I I �`��� / ,,lily!/S ,II 1 d 13 I /iVII '1 `1 1 ,, /, �,1,\�\�`a 1 1 •ISI�! �� ad II I li \�` tea` � ti• �I i %." , I1qi1 i _1_ ill Il. o\�i � 7/ �k, % ���� - I I //j��\`�7, / ``•+�� il 181--• ,,,wi.--0.--- � �`f' ' � i%,::� � il 114 I'll /iii fif 1 1 1. / ' a1. V 1 I III►/j � / =„lei A-,-,-..--,=,-,- ,--3- -.'-,---------,--:,- 4_,Iiitilt.....-/� \� a. 1 III ,4 �` �.T� �(�� f -==�z� 4'i��Irii � i% I ! t', '• �� `=�`' � ILlal.— II_h =�1� ---;1- -� 11! iVri% 43 -- - _ ...o !ii it I ,' ; I _ a - \ — \ III — I III ' ,. ,—' I \\ I \\\\� �\�\ I.... f l 1 w wy�.i VI '6 / I 1 ,-_,, C 1 1 1 5j Ia• f____ f mai 1i , a.. o ilIl 0 ii1 11` , Ig ig i 1 pi i I i sin! I -\ li r NIINNI` s_'ti'�,l .iY I�ala II 1 WIN '.�/J f__ / WWINNIC II II 17'-1 ;:m*.. .%.,1%"%•101* -.41111111141r77411.111L 11-,14 "---- I:: I 1 II 11111.6,1111". F ` I' ilib-- III 4 '�` er, wi0u11i 1 ••O,10.,40,..,, 4./ ✓ II, O� O ; 1 10.4\ • : x*,z40, tr.,ii Lzi ,„1 LEA 1 1 Willih il 11 t nlil I. 1. - MitrrISIL, -,_....-t.--- 2.,_.L.-..------__:_- _---:-----L_______., .„________. .. ui items - 1 i F.,T I TC �� • Vcs ZA �Z I It1êtfhhiy!r.-4... , rD I r � I ,Lill Ilóii 1 I D Z ---.-- 0 i ; li 11 . ! ILO 11 I :I ;Fr- 1 1i i ■ !R• j /, 1' m=om ® g Ey; I ill I! , § •I ! IMO s, .�� I 21 lir Y N\ i, O I� =_ Ir • eV/4°e 0� O ERIE!PP • i .Illi rn i ��� r- 0; 1 la i _ 1 01 -n I ',I I � I , I -- FlL1MORE STREET NW i IJ 1 F 5 III 1 1 ----,------ -R- s •• DATE RECEIVED /0-oF-h '13Alanall 1 I wa . ---- . 'ii! -i , , 1 khi 1,4, Lif 1 _ _ 4 Lig !I lig liY11:1 I. Iliii 11 ill th Mil .-, il illi IV I,il, ii - ,, . .....• ,,, ,, Ig pi 1 1.,... .1 0 111 'eftigl 1:fill.4.Tirri) b,. h. I; 1.,11 ti -.8 I. .1/4-*I,4 L---..,,____0110 Ft: I . !",'".54;•„,", rib; E z i tril 9 1!ih tii I:1 R iNt,.1 iv oi - g2 f----'.."---' tr: , .0 i Iplh;.:,,...0 .1,,;;the 4 Eg - • —1 !li V th ill PL ri,iVilit 1= '2'2 , • •• '401,1 , • . :4;1• 44•',:-T.,* ,Ic E.' 4 44.• .40,44.,- 1 Art 1.41,40,770,i 4.12.11 h ill l',..3..fil,VI 3.ilk/11.21 rti 1_ ,ti t4 I 0 ot tilt:nt tat it_.43,• v - tog I. q " bail: . „ PH 3 L.P.ll;Its 11111 atil.i'l: HI id ni a 1.1 . . .. . -. . - w. -a a , , LT' i 3-,,-..-:-..--rn-.._-_-,,-•-_,_ ----,—,---- I I„ _7,• • , "- • ri' ''.-- rtiiTTC1 -- ---- cent," 1 i! il I __.- i ' , _ .t -,,,,, -. '4:e - ' i - •\s'r Nr"--'4.2. \c.„, ,_„,..-.., , ,,-..; ,f% , •• ii ; .,,....,,,, ,,,mulorm a 1 tr,i; L, c_ps.s , , I 3 3 op i't,;$4' • t:.•\ - , ,,,,,,.tt , ,/,‘ 11 , — , - -,.. ; . . 1 '1 _.,,.. 1 1.: 11 •i - tT, I§ • It • ' I . \,.i. )t,4;. 4:4\,;.;:1,2.t*44k_cit::_,:, il 3 8 ! 1, •,I, 8 \ 1\ 1 1 _., 4,, _ .. _. I , 11164 1E71 1 1 I;. a , I o , 111111 I. „ — v/ • 1. :;I 1 ' ,1 , 15 F,2A11512,,, I ° ! C 111 •• \ / ;ill' 11111110 lni,.., ill 9 54 < • • •I '• - ipum.......0,,, 1 ,___J ; !id, -J • II, ,II , ; , 4 • II :li I I i m • • •I ./ I /AIM lila ja i.-1., ii.c1-1,1.---1,tr if r `a 1 40 1; •••• I• IL.---- 11 I ' L s, /7 V .„11,..,m-Til Luis. ,... t: ; =4, 4,/ 1) iil 11t-lir II kg - 1 I. Ila 1 \ „,,,,,. / x;.'.4 •- ..o 0, -.---,-',e 1 til 4:1/ / 'MI i i L j i I ----,^7-.1,.:_=.. -----1-:-":.‘', \\\,, i , ' 3 rf-----_, ::::-..---..,--- ...,..,,,,,..,..,4,./.:7.Azi44,4 . qg Fq kl, ii 1214 11 a -_, D .tr-- • -------------______ ,%,`. - V-iri c, ' ,.;1 1 ' ,i .a d F E 3 Otb k5N J a 77/ tpit. ___.ct II. •L.A .5 g..p.,uk 1,!k gg F. i,,-; illtk -,111n \ pc,.... .....4%:0,„iL,%.:,, =; I I; a 5 to..5 'i 4 ,..2f.,' • ,, ,..... - —-,. ,. ,..',...!,J, &!-Ijar-,(:1 CAN4 f)...1 ,050.-..., ..,. ..1't Ala, - ,, „ n ii. , , .: .o 1- - •F,--_____---m---'''-_--,.–______--:-.....f4m.....—....,,___• ...,, k 444.1 is.,,,,, , - 8 ,_5 s/144/ ga w - ill il•• I I -i ,- ,i, h i i P'7, wag" Loimiwicrii-77"---;----.7- -- -,7-•'-n— . .,f i! e_ . g Aunt use. !0 :,--1 ; VIIIIP.IXEI ut t-J.1 1"11 ------- ------ [ili; 6 V 1 :' -.• ,1 ' Ir I 1 ,aill , 1 'ii WI . v Elm Ma, tu„, r,.:_. Ei 1221 -s. / i // (-51 E v:it. t'or• A 1(•;,':' -.4,-, -- --.-- - , ,/,,, ,!„1:.-_.-. ,: . ,,,, (!, 1-41 T iliev .....1 . • 1; i $ itu It i5 :1 /' ' CA r,.-, (-'\ , ,,,-:%; yeit_oom..,,,i,4•;_joA,c, „. ,, ,c, ,,,,,, ,;,-,...j„, ,_1, ii 1! . :7• :+c-\ k.,'w' • (tt •, 0% -4814\10,Lig -ig..- --- , . Y, ,/". ,, , .. =. i __-,.... .,,. ;1 - , ..: ,..• ., ,. .c., -., ,9 ,... . I. s../ . A ,% ),/I , _ —I . •i. t ., 1 .. - in \ -,./•! ...,%ki, _s i .. ,fti: itis.. --' ;\,\'‘,\ ,-..:Fi.,,,, , . : '1'f.sir, ' ,,,--='--' 4 ' iii ..C, 0.../ c„In 4/..ittitilli- ',.. ;:',,,,,,:•:::-.., I- _ ._=_,, ..,,,,1 w. ' lok.i :"---......,_' *-----_1_,,..•'-. ._L:., _'(...'i rile„,..."1" ...z..._..R...."'.4L--._..!...... ....v..''U"-'' .,e411117, . t,„ '.: t,',':':::.:':::'; W.' Lc.,,,,, -.............., x5 Iet,i ,--•_-___,-\„F77.1 -3, -, -WS, __4_,--ii- L. ,• - - t: -.. -.. .- .,_,.... , L,_ rs_ — 1; ! °,,V ' 5,0 r.i: -,.‘• II( !,/ : IN g, .•.,....,r7.1 .;`-• ' ' '4, I , __-- , _ '. . - u-AiN , _ er7-..- • 1. _ _. . „._!FRialli .,..,_.,..i.-,:-- IN vramil -., , ,2 ,.4L.;• • rc r, -.-_-, i, . I '-• 11 r•3%,•ii:i .,,,,.f.....,,ir,----.. -__ _— - 1.-42 , ,. -- -- -::i:':: ..ff,.- 7"IV' rt ft M ,-- '!.1,!. ;,'S '''1;-2.„-,.-_ 1..•---' 2,1 CC ,li .- .........-- .7.--_,-,:-..,..,„ :.,.1 -..1 ... ,. 4,z.::. i ..,•," — ‘...:7;.,---'-- 1 1- . --r-\' --''.--7.--'•.''''.71.:a- i€,..._.-:-_-__-= _:-.i._,., -Ptak i,.._ .,,,--- -..-. -, _ _..-- ,_, ., ., ----,'',—-::: —:-.::::—___ '."415K7— '''Z:._ *15 * ''; II: i ** ** .' .' \ ' s —• ' ''':',', ../ I:;!; • 4 .........„.......,.._...„......._ .,:i.„.... . r • . sp t . , ... \ \ f ,----------, i•rd ?A --...___,,__ li II,i( \ s, /-.,\0, , i • ---"O-V./\ --------) ., L \\0\---_---. (' . i ...,., , ::„ —_,_- ,-_,--_,_. — 1 ----, —......-- ---_ \ - — , . ---IT"ris^g -0---".-2,---- --e- 17, • ' „ ---_,:: --- 11 _„),.....„_:16„,„..„....4."_-_-__-.-._f.-_._..-- 1 je i ,:_-....=„...,,,-14910r !II '-=.- iLtz--_,---„7:-IIIIVAINIWIllikall - - :Raw., \ / :1%.;-',,,---..i.-97 ipitm--4,4'LlIc_wiai-ciiita ,..,—„Iiii,„6„ ;, ,! ., a,„ ==--------7- 77- 1.-_-a--- 1._i0. II ;• 111 • .-k....,_.;•,1-..-_ -=__-7______-- ,.._Ir_ , r--.... -ptio.... ,,-.-0,4 li 1,6 001el ,1 A /1 6e S /I _ ,--.A-Z\ • 'punt -A-Ifi. , < LtAlv........./ , i , , . .._ . ..c.:011111702),:,/i/d .. il. .:,;*'-f?'.-Ik ' ' 'A,• •••.Aitild' 41/ iliAkss 1•---,6=itj I 1 %.141tiii4.4.., ,,„................_ ii., 1,i -1 ii- -- --;.--. - , --Tf t :::--1,,,,,••:. t- • .r...447 ----........... ..lat. ,Iii- 1" 1 ii i, •,..s.,:• ,,..• ,,,,, -4.„„.._umr,_r_,..... ,, _ , _t,, I , il_.ilk i _p.41. . . .. ii iiii,.„ SI •I, II F ..., 1 r.;, ...Mkt", - ( - leilop.it • *4'1%, \eeilit' 11.F i s., '---;.•.'z.';•77/./.7 1 i •• . 'I" • ‘ ` ' ' 'il I-- 11 k •r-,,,, „el\ AV:), 10) i I ,/ --", lil . VA----- ot ,-1, iti gicig in II 11 • il Ai i r a-r , / , 44 m,,, il Jilso_i los 11 / , 11Eil I il riki I PIPL I .40111- / 7 1\\:Y/ i ,,,, , 4 -, 111,mimititim wasi , rk. ' IA ., I i i 1 '0:16 , ,I1 T 1_, 1 E q i il i 1 nitilt--- 1ko 1112 iilltsio MIN 1 \ it oi • ,,,,, .„.. nr,.. : ..:1-\,!t,ii wrd. x •we'...c w,i//,---7,00.......-.....i\ras- r....,,,.,..... -- -"Ili . • \ ifs•A' -,s-i61.-..--------:---_--,.., ___, re i II' 9 . 0 ii.e..d., L_,,•_-___ ____._,_.,______ ___„___________ ,' \A Ill ammilill 41t11)/-4/el$0%-.4 -\\ 111531111 li_\--iiro '''' I il i ,11111willfria 1 '1, \/ i :4•;#.10 g .driAl,q, . A.p..4. 1\ 1:44A••;- 1 ri ii 1.7 -1(i..s.• 11 1, ri , , * hcc 1 I t3 gjit !6 I ll i Il I 1 ' *<0,0".‘ . 1 1 1 \ I:i _F\I *v,i„s I 1 II , il 1 i 1 Pt r 416 i Ir.-ii- 1 'Ill I Fill167 , N <44' I HI II I II II/ 11 x • , I I 1 OlAii v i ' I c i I . • ,p y 1 l"..0 )1, ,,, ,..10\ \ ri ) i•-"' iri: :.' , 1• 1 iri CI tift. et. 4at 1 OA I, I i.: 1 ; ,., i k 'I I G 1 I I,. Adatift0f4diria '. ill i /..--- I (I) • 1 7 ll,• , _______ .-- l . 1 • --__, HiliiiMMINENEM rk' ------Tf-al(0---i ——- ---- — 77 1---sr-frzrET-Nw--- — ,1 __---- / ___-__ •,_____ __-.: - , ____ Li___- _ --7*------- L_.= =:=---- \ -- --\. \ , ia---. I/ ..--- i ! ---- -\--) ‘ 1 - -- =NNW--- - 4. I R , f DATE RECEIVED 4 s» ti :,::1 i PRELIMI / of KLIEVER IA , .__4,5310 ps / — — — — — .—...7.—_—-- e. I rJ� I C• F______+'.,,,_____i •____i I te�o iP_=--•��_— _..�-'�� a =-L. ' 51, IfY --_- _- L —- I all 000 NSE =il ab , —�� � �YL __ — '3] — �W 1e5----1rre rte-- .� 1 SECTION t. T%P. JZ RCE. 26 I \l r— r\\\--- �-- '-. - r-----,r---...,r •s— r-=+s r—ree-t 1, LOCA MAP r\�\,\ l I \ 17 1I; 1 ��J I \\`\ \ : yi, 4�\\ 5 111 I I I I' \L� NO MALE \ Ir 1 I ` `�e4.4 MR ; 1 .`R ,/ I °J\\.4e.4�. 7MR //,'\ 1\ I 1 I I I I • I \ \ �\; ' `\ \ e3.� ' I P \\ N..•J ;/ \r 5 81 t 4 I 3 I I 2 7I I 1 r,i\ O.„„. ; \�yy J L_ 4• //` I I 9 V'$ L / \\1Le7/MRI t,le»WO'14.400 M 14.408 M1t1 14,000 MR 1 eta_ c I. $ y \', 'v,,' 17.eos 4.60.0, ) N. _\'\ 11 .�.II _eo.J-L-�°_ 11 10p ' 1 1 1;MOT MR a \ 15 I R \ 0. - 1-.—— 1 1 1 � ,6 roe MRI L , �0e1_ ski,„ \ Vii-J 4__At,L J4--1 L_09--I L-1O-.i \ - J L 138 L, ,7t - I I--T:r-,,-\ -4' 'i _s _— R \�\ i/ I I �. _ . Is 10 ��-- yfr,' STREET A stt M M (") ,'/814 I 1•.770 MR V-- A.'r Rr-Ir-z-fir-en-: V i , ; N; 14.147 MR '• �'�q� --1 O --IA tS'-H e"s"1 h -18�''F -2.36\-- I- __ ,'Sa y 'S -�\ I\ 16 it 15 I I 14 I- -, / — 17 • ,IJ00 M ,ANS. W r - --- 7 f "./`IA013 Wt. ' '� \\etln MR, ''\7°D e1 19 1 I 8 I � II "1— f- 13 \5/ �/ \C ,- a^ 18 1 ii- \ I I- I I &I LI M.4r. 0 1$ D_'.8 e.Im MR ./•/ e\9, / ,'� \\21m MR\\ I I / I I i I I / I 7 I' / i .� -�I 7 12 ♦\V �;y'� ^< /‘b 19 \\K. JLJS_JLAJL-M.-J L_l}_J J.b �tx J / AM MIL . / / •• \114.4 MR\\v, i1r---- 31-Ir---1 - 11 I / aR a \.1\ 1 .q, �/ / ar, � `\'& ) , \\ II I' 1 .R _.«STR ET ' . \nm0 w\\ i"4 3\\/ II I1 1 � 1 e .r; \,� Z / • \ ' C \4 11 I@ 12 I I 13 �, \ \--L.. "II:- rie--7 r—es-- • .i ,` '/ ,� c/�21\ )\/I- �' /'\\ 10 \\,e SMR I III MRI rl4.eee Me•'IM1''I \ _•�-_11 •'- _-�e _ .-..75' Y 7 � O /� 11,.41 N.R\ v MR - II \ 174.-774.1- R i I ,'.77. iI,tr7,3 R/ ✓1 . /7X / \y 1/: Wit,,J- - R "� 1 1 \ 7 �/ I C / 2NR `\ / /�\</:41:...2,,,:17\134"3)s ..J �_ , Rte..„h • 1 JL!_J L_ I Jn/ / ,FN:MR/ / \\y > .'/ 8 `\` W ,"%' I STREE /1 -.ad / ' / / / . / \\ �/' M �' r-'f.--1 rte— / 1 `JAZ1 /�I .�\ I/ // I I # / i l �, ,AN \ 4 �;i\ -q2 1 /6 1 b es i§ej L.-�_, , / / 14.266.6 . I --1.26-1.7I 7 , _�'c 3 to .1.►71ea. .;4 eMRCI _ __ / AWL 1 1 Ir �I / ..../ul' �eo ` �, L' -:7--JI II 4 7MR�:gI ``\,! h �Im 1 1 I I 1 1 //1 5 r V'\ \l.;‘..,, ' Le���_t�_� d (/ ' I „- - I , �, 4440{/ja. \�\ / \ T == J ��MR 4 \\ / /,'--- .1 _ -� i4a»MR M , ,i''/ cM1.'�.�!-e� \IA7ei.aR ♦d ( 1 J. • 0 I I a esz L__\::\:""-'ts'' "'. 1 ,\ � I 143 ` 1 ��:a�.�y`J I a.x. f I,,yt - I — \ I ata-. - 2..:_,_MR a1 \ \\ \ OUTLOT A ( �2 -)}/1 ).. __--—,„:„.1„...\ 1\ *...2.8. r;� • T_ 1 J III R�a ��� ,. e 1 f 1� \\ \\\ /ri 1Ae7? GRAPHIC SCALE / ( ; -^ l / //�i�� 1 \ �\ 1 ;--- ion 0 se Tao '100 'II J / 4R 1 \1 /r /f///� q \ 'N 1 P L J !fi )^ / // , /% // _` L.\\`` \\\ \ I \Abs 1 / 71j5 I J eat /y //�l / /� s13t1l\\\\ \\ \ \, L-/-t},1 I W 6• laaMT'ri 31)ii 1`J(1i( - ,77__ J' C:-='''," � �/77��/4�____--• ,,,l \- 1`-^c�`` -i_ /////// 1� \moi/ �/ %/�//l �� \i 11 —'; --1 '/////�/�/ I\I\� —/ ,-��--,,-"%-,--%/// �/ ,--„•\ , \ ,,I , \ \ TYPICAL LOT ���h,(1 11 t— —J �����f—I ���i— __\_11 ...___\/_\_\ .\\c\_,\\ \ I� MIN. LO? RE-AR YARC I I/� �J / / I/ \'/ \\'N\\\N\\ \ `_�, �� `+ \ DEPT-+ 130 FT. a .—a ETBACK = SFT. / I 1 1 1 !' / // / U / ``— `/•\ \ \\\�\\\ \ V TOTAL AR - DRAINAGE AND UTILITY LOT AREA ,----____i --� OUTLOT A r EASEMENTS ARE SHOWN THUS: J LOT AREA NM TO SCALE OUTLO H INTERIOR 11,000 Sp.FT. I I OUTLO CORNER 11,000 SO.FT. 5--I-4- OUTLO' MINIMUM LOT WIDTH I remove _ I I R.O.W. ARI AT SETBACK UNE -i ° - I SIDE YARD SETBACK. o + 1-5 o NUMBER C INTERIOR LOT 80 FT. 1.►7e1 HOUSE J,T. I I LARGEST I l__----_ ------- L---1- _ SMALLEST • CORNER LOT 100 FT. —� - +- GARAGE ALF?. 1 1 AVERAGE AT R/W LINE 1f1gFT.� SCRNEP. �QF'. GROSS DE e be"1g 5 feet In width. and adjoining lot NET DENS FRONT YARC SETBACK SFT. Ines, and 10 feet In width and adjoining (DENSIT STREET street lines unless otherwise Indicated EXISTING -*** — - - - —C SIHEET 0r. the plot. PROPOSED *PIONEER ^ uTtunEsOEM - en engineering ,.wr..w.. `� w 8 8 L..�'j "a.�li., ,swear awtiy that ten plan was pr.po,eo by mea uncle!my 00.01 14*-- „�.-.'-, \�' a"0•1p' Dote ap7/m SI-CCT *�I,�* .�A....1..... •.t••• .,In.Slo.of In.t a".p duly uo....w�010 s-.•...a/Ana. m•1..s a rtw „ n5as 04/27/01 ee... �� +'...,�,•„� wptn•State p,wrinwaa. e. < pal. w0.0 U 7 ERS' PLA T J KE FIELDS - - -/ - - - \ - -} - - Sar _________. _----- ------._._ —,,,,etrz-,...11t4' /4_---- ----- \ / II I I ` -135-- / 1 U 03-03 4 el `/ \ I. ft 1-181433+w. I \ III ____ __j OU1OTC b,.�e�ti II 1tu r 3 -, :1.5].317 ti i (;) Li 1811000 we. al I !Y t uD__� I 0.�.,, 12110 wn. I ElaS1WC z.-1.29:.....7_, 1 —1k—l 1 elnC 1 gL. 1 J .-" \\ Il IE 1 A; 'L'-�1 113171 w. 7 \\ 2 max w. h 10 r' �< Q \S+leas wn..1 —11� I I I c) vs-- \\ 3 \\ J 1h 1. ,.07 \\,1�1340w. - - JL-n----3., I Fr +,� `` ` ,^ 5 `�\ /,•. �s..,.,S-0---. /_. p ,off Ioo ( 1` \N\ \ . w11...... / /7,571 w. , 1{ ---fiat-- ,.�l 1 \i, \T,.\,1�✓ ss‘ t ^ 2 1\13173 wng I ,-.1 a r \ \j f�, 4/' �/� 317 '�\\ 1 4 135035517./n_ \\11 I I ` �r\'\ 1\ 9 '/ Al u -as -i-- -aro^--a C \ loan.L <`fl7 1v/i --_- / '-. •1332*w. // (_ -1f 1i Ir l \ ve a 9 �\ �i „ a tn.- 3�r , •\01 /4, I I I I ' I I I I \\ \ \ / /• 4 4•� `,, 17,64 i> as-- a 1 i \ \ ,, //' 8 11 1 I 117 1—..- 11 11 2 \ / n `rT <'\s16 i' 11 I§ `� $$\.t, ,,y 130.24"i f? 7 J I 6 B I , 1 4 .1--- 3 \d,13o.e w. \r8'QC�F \4%y,/ i I — Me 3 \ `�fu� Immo wn w0 wnl 6�00o no)Imoao*AA 11i�s7 ebb \, -i� �/ \ 5 AI I r I � -; / ,,§ .--)- 41 ; T - --RI---�- � . \\ >', - -- 5-A 6�R5�T -TT--STREET E 1x1 -11"..---,,��v 4\ \ /i 9 A /8/€ 6 I )1 61 r_ Reef + I /1e wtR / �1 r7a— m- a- 443- -44-__.‘.tr11 \ `� 13u wR�^ \ �� 'Rate we. I ,3 /Elas7e10 ��'- CC .I >� f/- ,r-- 1 r- 1 r-- Fr .— \\ 1.3.7,3. . ( II rare _ / 18 -15-' —de 11.-i—- es- 155- 1\ ti.. ,, .'$`-1� •'Sp \ I I J _ .._- ti4.2aewn I I 17 II 16 II 15 it 14 II t3 It, 17.401.01.\\-:2I I Yom'' 9. iw \`\\ I 1134.van tine me. 14170 w. 11750 w u w.1 I i 8 /" io 33 V 0 i' 1 'As I I - I I�i 17119 ' 11Y \r R i/ 17,43 w.I I ,e,ti 4.� 1 3 R I 1 1 I IN I r I r I r 1 11 \` fit, 1 ii i \`\ ,4 m R Si 1 I I 1 II \ II 11 \\ 1 ''' ` ` II -I.1 I Lti_�-_J L_ . L7 no JL_----"--J C 1St_-_Jt---_3ro - --c f _JL_l+3 6..`_II__�� 12e ee c l - 25.1• -- \ / ) 1 fir----���_---- �f---- 1 LIU • SITE DATA ,♦ A AC, W 36,846.84 AC. EA 28.8.3 AC. �/ A 6.77 AC. Ce B 0.23 AC. LEGAL DESCRIPTION C 21,83 AC. Th.North Holf of the Northwest Quarter. Section 1, Township 32. Range 26, A 13.49 AC. according to the U.S. Government Survey thereof.Sherburne County, t4,nneeoto, ' LOTS 104 21 28,646 S.F. 0T 11,005 S.F. OT 15,430 S.F. BENCHMARK ,SHEET INDEX in SITY 1.81 LOTS/AC. Double spike Coat foe,of power pd. West side of Fillmore Street kW,. 1. PRELIMINARY PLAT y2.37 LOTS/AC. 303 ft. South of 178th Avenue N.W. Elevation - 897.82 ft. S DO NOT INCLUDE OUTLOT C) 2. PRELIMINARY GRADING PLAN NJING R-IC triple spate Coot fooe of power pole, NW Ouodrant of Fillmore Street and 3, PRELIMINARY SITE & UTILITY PLAN 175th Avenue N.W.. Elevation - 909.73 ft. ZONINGR-1C4. PREUMINARY LANDSCAPE PLAN R — AVAILABLE ;,I ITLE PRELIMINARY PLAT OWNER 8857 ZEALAND D VEGGNORTH PROJECT KLIEVER LAKE FIELDS SHEET 1 OF 4 sHEETs i 4 // BROOKLYN PARK. MINNESOTA 59445 Ill -. 1918 20037GPrp.dwn, -_ , q l,Yw11—D-10.1% 1(t1-1-1310%,..01—JP-7 :-1 MS.al. da a.m. vIllarAMI/4111I ...WW1 ---- I if ..............1 __A r r m I ../YYt ROM N O %IIT ENTRY WALKOUT M110001 Row a NO ybj SI 1 .ar...*tT W R 0 , mwp .- av-- w.ac I (401-470014111041,11--W---7 wem w • E I 4. 02111 I b1. —.Pru.Aa I . ..N iwy . au.. in r iiina... ...._. . . ••1011317 FLOORI _ \ \ s iT ENrRr �..m nvo. \ \ ` e , •a!"� FULL BASE]E>r SKIT FN171Y WALXOU/ !wa I I / / t j ----f / Y ,1 J CSAH 12 —-- -- •-_ -- 4=1111w - \ Iii ,: • — _ sr � 3[r ±± Jj 1 0 N11141?11,,,„„ rm110-1= irm• il �`� (HO 1II81IBIIBII�1 I I I k No r j 44.- 0. 41". ,----,i MOM EMU I \ i: � �UI Its � ., ���-, ...-..1,L , oxlip .�.ts ,,.. -�-� ( _ . , - ., . IIjib I.I Ia I® I® RE. ' pit,(11111k, , �%\�„�� ormirsaimpi. usois I.., • ,. rl --- ,\ '`\\FLA ;ma ,,,!, 7,....,,,,,,i#,,.(0,4 rj . .., / ./ , ,,,,,. , ,,„041:0_4 -A \ 77,441 firsi ir=as iii,"'" / 1 40PA)roKo,„"ITO iiiiyikifik01 ...,. 10. .i /1.— ifirrZ- V i f, __, 4, 4,144,ff/0-'1r P'1" IlimionVI 31 —— II I IONS;--1- 111e.-N*141. Ibitrir OrMA ___..... i. 1 '(/-1() till .1, geff ./1,1 -)c,t0,11:4.. P 2 1 � .Ng! imr____I NA flO .1 ) "; / II ,=i , e • rel ,� 0Ia1 / og, ti,„,„,,,,,,.,-,, isti, �\ /2___.:---.7"4111 III /1#41114 It Wffitr \ '''' — 1. 1111,1/id li*, • -....... \ \ •,.. 4(4'. < Ard, ._-_-_,:____---:_=_,,, 44,,,,,,,,. ..__ jp---Ar „ ,..Q ---- :4 ? ) '\y-likkeriq 470 \ '' '"Z- --....\ i 4"--- i Ar - -;..-7•14/ ) 4, ,-..:;---::::.-:tir-t:z--, ‘`-- -, ---'-...._ \\ It ;Li /, Alill. V � I _...,,,,./..;:,,,,,,,,:::„......„ ,, ,,„ N , azi .. , 1 � ..... ... . , ., t) . .....,, k k ;Sr t 0 .. /////'!/�\��,\'-.a r =moi / ;;� "__ _ \-=;1.\.-F i��: _ I 4.#* \ ( MULL 1 WETLAND RL *PIONEER am 1° e * �• '41.1.=.1;',.... a a, flat. 4/27/01 SHE F ** n*EIY�r.,.:::-=.. Li1 '" -•�•• (neer ceon rtify that 11.plan.w prepared of m dr er alder! Nona N.N.bn. 00.00.0 ex* I»�b,,'.ib."„gun. ( �.at tn.sial,al umnn.tduly ak.0.w Rro(w«a.d under under Req.Na.Pau�1 000m flat. 4/27/01 u.a.0 900 I••t. +0000 OUKL CONS111UC11ON ENTRANCE SILT FENCET�P/CAL STREET SECTIpI ,dam .. . ....s __.. __.. f —II �I� r �a :lr7Aarao,ff, --m, -s -'tm -s -Eff-Z& i �S ' ' A.i .g/tt%'/ a �111� r. ■oo �IIIII0AKMENT SEM.. I .vw cwa uf.nv aali>R twa MAO,SDI!At 31 f . f.eft a�..a.AY arAC®furff•T n.wtlMO n fw10p0110.00.fora 0 e0 l00 200 GRAPHIC SCALE IN FEET NniRUC11011 / \ ENTRANCE / ---— \ / -f \=181sT"AVENUE NW -----, \ L1 11 ' 1 : ....,,, ,_____, e ° ...--\----. 7 1¢ IP ,,, lifiliEriOJThOT C \ I JINI\ '11W ti- j'� I I m� I - \ �Jllf 1 II It �� ENA JI. l; 1 aµUC i- i�fS �f' 0---------- ii. )\1 vm—zi I 4- Il , , rc1:114 i---i —5444,- ,,opt .401:1* . . \.‘ . cc*\ illutorgi 1, :\ ,<s\, , ,: Astion_,. .... . , ts .11r,V111111 I I \ .:4,L1*,.., , .41 i \__ „4 . .� 0 Ilf■�I �� , b `.��ul ter- W 4 L441171 I , -\,..a.k. c "..A . 410,(k1 1 IP\...7-- i NY / • 4IC i II I 0 ' IC X K RE „ V 4 44 r& Ili •Q! i. 1 to n BE `- t3 t 2 +► � I; I j _ _, — --t _� --_ ___ -j N X 11 \ \ i \ f r mu: PRELIMINARY ONMER _GOLD NUGGET PROJECT I GRADING PLAN BROOKLYN PARK, AVENUE NORTH MINNESOTA 55445 KLIEVERE`K LAKEIFIELDS SHEET 2 i 4 SHEE 5� 6°' a�-7 • .1y 't - - - - - - - - CSAH 12 - - - -- - -- - - - ___ ___ _.98 17 MASS 441E -u- --••• `— �_ __ - _ _ _ 17 LETT IUIM 11dE. — - - -- sepal SEVER BY-ERs .-- IN - __J 1 k i t\.' '' _ _ N — ___tir_ _ _2_,— I __ ___ I • t� 0 e O ua`, a,<r� to MP akt)149. 111111.11W\ P — h- e. ir:- .1 .415'• '7 ir in ii W . , I STREET 8 r flil - Pr. �, 11.10 37.11,,- , 1• *-----"mc :_l---`'tel, ©" 111 1 3 •• Ili 17 ~ �,.44 'SIN[ Ill ti-----d igi 4* / 4 , , ...___,,-_, .., , 2 Fs-- fil sott , * /......,... I aim/ • 1--- so, f i - r+Etfo�D BY D.NERsI IN: *\..... , t 1 �Ito'am. i liete""'- IPF IllpriAtt I 1 I t�,` I_ _: IIP4 I • REMOVED BY OTHERS or Al d .4k IN /.... 1M ir1j O ,vwar\ : . OU1LOT A ip. 71 1 ' ..'':I. Alri.- iiiip%.%16411, „.„., ei ,,,,,,,...?„,,u,LETi . it ,,, W . .:t..: re z:1 i , 4 -} allI . s I 2 z. 1.4 • ! *PIONEER onfllne►iorinyy. `«,.u M r N.,I.bn. * * ,,• ,« v .. I hereby certify Not thio Won.a emend by m.or dr my db..t Non. net. .l2Y/OI SHE! 1 *it* ........ ..... -w. .in V:1.a AL Nrw eN. oot.1 m Nohnd.o.'yetLu en.ed Prot...onee Engin.,under Pada chem. Req.No. 19060 pot. 1/27(01 n.rgm.d PX Dre.. SAC • QC( 3 i `I TYPICAL STREET YCMY/ ao. :1 *- lI— "III,CC•ialtit 14.41 s,:cnw OOWAOL SNOW.p M.Y.O n 41m1401w1'Y 001.11000 50 100 200 GRAPHIC SCALE IN FEET STAVENUE_NYL_- - - -- _ _ - - - - - -_ _ - - ' OU11.01 C z '' 1141 ry II ,'tW now O ■ RE M9 O 1\ ,N, O >.-0" T _. --H i 11 '0 1 .1r (P.:*1/47 i ;'11%.1 Li I '111/1/440440..... . ._____.__ . ,,,, 4/ . 7::.4\ :7 4 1/0%iw: ., ."100 . . I 404#1_ 7 so ./.. O ' ..%-.0 . ,.., %It// l'it: --"-- allilimms -'3 A A II_ ....:er,...00/0__........,:,,,/,‘,„..-'.--e!' .>' _. 4,:, 1 cWi:11f CO,,,* 44.,. IN ....±n,.. SODOM IIIIIIIIII 0 thli N iii. ., ,.. in i iu 15 14 0 20 1 : -_ .- :_.7 cows *it I 0 : — i I 19/1 QC co CI TITLE PRELIMINARY OWNER _GOLD NUGGET PROJECT KLIEVER AVENUE NORTH SITE AND UTILITY PLAN BROOKLYNEPARK, MINNESOTA 55445 LK RVER FIELDS SHEET 3 I 4 s+EE s 341 4 ....•' •.... ,....._ •. ::.....:=-.. -41.1-ik ow __ ..... .---,.4-:-...-:•-•- k, .-:— — — — -_ ,..... .: -- -- mil; ...!, N\0.,;--"-.------7-: --00_ .--qii.prittmr,.------7-7-,- .:-."..7.-_-,--- . ..,; _ _ . .-.1.77. i,•i-,;, •-:‘,1 •- i ___:L..--/ _....—,._ c43.-...-............,... '''• \ ,...:12-_-":"`-.......-.....° c:21._50ial .° . ; ,„,-1. „9...,x.•V,: co;;Z•3 0 5. Cil a,,IC:2 _.. 0 .--;r:-.--.7: ---_---,. ..2.... \• ...e:-,.•.. - :-%,-..- , .,- , i; .,\ ..-,-::- ,/ ..„:„,...-..\ 9 Z.':''' 01-0. . :‘,..,'. ,mi L..,....__0...4 I" I \s.• , ,1 I ...\ ,-i.,•'....,, 5 /... ..'' vAP 1..'..,,S-;•: ..-...-..../ ,,„.. . -;PA; - IMI - ! 7: '11.4 -.-- ....C: ,...° / •;-''.. gy-'. 0;;r- -— - 5 .- ...'"-- *--*-- .... -iv7O-0 , \% \ ,• ' ,• AP,• 1,.. '...•, / .',,i ....' ••• -,: ••••1 , , isii,',„ , ‘R‘.'Cl'a$4°a1LI. i \qp 1,s\" , 1 . ; ,,,.Ire 1%7', • 0 • \ ''.' —.4,)- \ \• - t••• hatt 61.1...94 .")4.7.1— OA . ' - -,' 7 7t, m• j Len ^ I ), '' 1''"'•, ' i / . -.••- • •FPS) ____•••.,_.,;.' ...---..,----=-•-----.--::.---;•-,--;=,,, '. \ \\-.0 P. . VA •, i 1T:" ,g -772 ----' . :I:. I.I‘ s11 'N \\_\','" .. .,,,,•-•,_:._-.-_,------.. -.••••,... ... •.. -•- --• -•• • ‘,„1- I I' e'r•1 g! ,• ' I) 1.',s, fa. -0.el .. ,., ..-.!..9, ..4 rol \ 1 tjE :'::1 4 '.. \Nk.--,7. ..*: r4 .'-' ";• ....L. \ Mlle i It '• ''.0.4. : ,sas 44• ,.IRI. .., / . , ,,, • / , ••••itN .. .-.,.:-...3v „ • ',i. -.5 ii:,"'''"-,.'' ..I1 •: t . 7.i` *.A17-...,ii." .",-17-T-C .t.:- '7..:1.=:77'i .' :fillire 'i'v ;II 1r,C‘vi-- „4" 4..,'..N. , •:,t4;..cr!!-; ..• '. -,8- mom ' , ..., ...'.1 •'..- ____..... i CI f g - ,i i•! i,0, .......•--.1-I-irli-A,..:, I , c/,e, 0, ,y, .. _.„ . s5c.;,•;eLfr/ . • l'' ill! 11,1 Ill i 'M ..„........ 0- . 1 • 's ii . ill 3 31 li ii U!0., ' .- , X fq --, 1 ‘ ! '..•e't ri" , •... ...'n1 *% / ' "ay• Z9 In /1!'P 1;t11Ii!1lilt A '• -. il• r°-: r '''... .., .....' "---p>,,,ro, ,or% ••-..'t ,•'! r.:4. r iti l ''. 7--!'--- .--°,7,' : '•-.4,,,, el 4 , Wr ..'*"' ,' .„too. -.... ______Eih„.......imind ri*. t I,it fil iill II/ „,.......R. ,....,,..... , , .,4,... . , ,,, .'....-.., , , .‘s • ::::... if .,, 49/. ./ -. till '"! 11 '4,-1 '',;:i lb r 1;- ,• r i; ---=:-.../•1'• ,_...•-•;.P. •;,.:::-.*:::::,::f..1;;_1:2‘.-.!... .7-1:-'...,,, : rl," - 4.-: .; . e -0,_•• c! r.::" RI 0 . i i : , I ,- .....-- , / •C: i•,`":".--;-----`.r.,..:irl ..- 7. ,r......4 '''',i', :, ,..!. ''i t.,4,,,?::111k n . — ' e• I .. ';" _-.:::,----":":",,,;1‘:---"-',T.,---..s':' ,...- _ , 0-.1i;;--: -_:...--•; : .•....,:, ----.L:._,_ ••-';:.:- . 25'1 ' --- i ON ,-"........1-.....7-N\St... , ,. .7 I). , ::lill': / I .f..:;:111.;:r.,,;,,'!;: .-1:1-::,!:\-1(:',:. --,'"'" • -- '-----*:._-......}f i a 9 2 roe 1111111.1e,, t *00,0..' .....----1-2 -- • r''' ..-'''\ I NI1191 I i il:: I'J'::fr. .:- ; ' 'i I , .:-•-•-' ! 1:11 s ''' 1,:i'. el:,..1\ 3 vs.\. /I., ; I l'ik"t1 6 ,;; ;1.1i,' '• !...:. or- ,,i 1.* - . . I ../ - 'r.7"Visr.,...A-•. , i .•, • iF.iir..,....crt #'4,'..p..,.. agt : ... -. i 3\ . , Sa." • ' / r i \11/44?tit it. $:.::.\ ify II/ 1 :; 11.14i16- ,-.. ..., ,i, • ,..- • - ./ i 1 !!,1•,i ;;4:, ;40,-, ! ;; C., . in IT4•?. 5 , • 9..! v::, r.• . , z.,...o il 1,,,,ml .."6......s..2 ..,s • -,•., 5 it, .....,..._ ........ / !i; i,.... . \ ';',., 1k-7-, it! •ii k. I , n rik lij \..,';'!;•',,':,;,;514 ' ! i''!I '','' - rt4-7 - !, ..- . , ' '''!----____J .,'. It.t", ",,, _N. ''..-5z*-: •:, I. ..;Wk;. : • • , /Lil'....4.'.4. ''',I, ..'• , ...,.- i i• ''?'i; 't! -:77.1-o- ‘: _i. • -. 2' 4, -‘ !) '.. ,M4.-.:,;--.1":-.-=':"../-,3-g-:Y.;74'1 riii ' ffii t:•...v:; •\.- ‘., ''-- 4110 UTLOT A 47: \--i 1 ' 0,,,---m-i•-:-=-,::•7.;i,,,.14—__4_,.,..._._'s ..4.,C5 1. ii•i*:1'.' : .'3 ' x,..., '•,.,., #4.i,..„..7., O :I -----',... lE .'i.:, 41, 7.1114/0 ...4 ! n.. i .' v.:. • '.,, '', - -- , • ----' / '. '-' 'if .r,,i:' Y,..109 - ,!. • ,,...!,-._.1 2„ \.. 's s. 2, ., I 2 , , .--- --\. _ . .... ----- „.i.i r y•-. /,..: , ' ..,C4 /n••?;$ ...,_ -;---- ,-..:: -,,:::-.-;-:;• ,. . • ---; - '..71 ;;,-i'Ll ; • -; -; ;-;74 4?"4".i -- ‘,N, .t.".-:-..' . ...-... \'., , '.".-, 1 ., ', •'A'"1. .'"ri -r,0 ,. . .,..„.. ,., --r !-• C ' / 1 ".:••,\'11\1,\.j!;i:'„',' '-t. rg'4'1 .1:„.-- ."....,.. .., ) ‘i(.,-;!..:„.'‘F:::::z7:;:::';i:' ,‘,:-.----...----'.., \ i ;ir,f '' --4: .. -:,:.....,, I ?r ./,''.':..;";',....]7---.1"--.:::--...3,•:::..‘\ ,., -..... -...... ; \1' ',', :qi.' i ' -.I /- '''' '1 -'I •;' -/,';';::.;/:',1:....-'--:.."-'"......''V'''.. '`.. '''s ''s : / '....11 i' re4111111\ I ''''-•••.--'i l 'II,ii ;11.1 j/Xi s., ' i'," ' ' .•• i?7 .:- -_ \.....ys... -,_ ,1 i I•!:.'''!:.:: i .....7" 11.....- /,• /,'',-..-',2;:*; , ;.;/,././.'...,_ .!,'" ' .,'...\s.,:s.:',.‘:'"..,:'',. .'•.. \..,_ s'. \..._ i On) i ,i---i / t -II•tr-rr• ,.-.' 77-","--1-- - ';'''''.',/,--";„;7%;',;•77 -.------.7-... --"'''..- 77,..-':".1.. -'"--,--........'--.S."..'"-- --11,--. L.:lig:72.--.=::-7: --- t .. ' :,,,.-----...- ---;::,.., .-ZZa..:...C.-- :":---, 4. 'J.... --. ' I ,—:.,,4'..:,,-.,',-,--. .----.•:-7-"--",77:777'rr7,',17 ,' .c....,...a...--,. , \ -4.......`,1...Z-4-1.........,.. . 5. PLANT SCHEDULE KEY COMMON/BOTANICAL NAMES FENCE DETAIL OVERSTORY 7REES NO SCALE Icilia un‘E„LEMsLI:004ApLAC411uJAARCORRulrRaut woR7,4., PENNSILVANICA I9A. I;ITYLINCTEHONECCUSIZIGLEDITSIA TRIAC.AN11 1 6-8' I PO PIN OAK/OUERCUS P USW I , NO NORWAY MAPLE/ACER PLATANOIDES : Re RIVER ENRCHAE11,1LA NIGRA-CLUWP , a I , . , 6' I . ri I2 .• . ' . VEIRGIREEN TREES- ._ — 1.'1 CS COLORADO SPRUCE[PtCEA PUNGENS :" 94,• BS BLACK HILLS SPRUOE/PICEA GLAUGA DENS, SP SCOTCH PINE/PINUS SI.,,ES1RIS i' 6. VINYL PRIVACY FENCE WITH 3.5" PICKETS SPACED 2" APART. i 4"X4" POSTS SET 6-B' ON CENTER _ :i REQUIRED TREES IN SINGLE FAMILY(S7 .4 2 ADOITIONAL TREES ON CORNER L TS-, • 1 •RER..PERIMETER SCREENING A • *** cl * * y PIONEER 14, _...... i .!4.—nilingigIring^. 1 4:11.t.7z="x,.. . reap Data 4/25/01 certify that this paw was linsfaaati 6Y.*.f.dn.../'M." Wane 7737.1 ! ,e,A.-. """'""•`... .. f," ."....:"'" "' "a "'"t'-"'004 that I um o Jugly r•lehred Landecape Architact an..er *s--. ..........'.........".. W.;. -. .. .14` the Ia..of the State of Winn...iota Rag.Na n't. m,Oasigned ' .. Ali NuIli LANDSCAPE NOTES em.lw,a.c�.0011,00!..shad ANI U•pr act SI. ____.--_______ _.. __ __ _—___ ____ _ - w.er Ills•r Wdb�Nh U•.d.1np wndllim•yb le _ •T.1010.o0p Contractor Mall.•11y all aUltI •n tit___ [ T - _—_''''..7.1-.1,7--,r7.- ! ' � ---1 i,..ana- _ uw�.a oww I 1u.an�r� 3000..001/0 a ° , I • - '� *MIL _7 .._ lorrIW.,now mTa Yrye Nm, a • a 3[4•1 FLu IUfNT wu wv 7 e h- q e on""` NO ��,fnual H Y---I A/ ,...a.[ 1 , 4001400140106IWi i/4 SE A •°o.sn . ..... . I • . AI BroatI �AA I now I �-- r.w a \ \ 1 _tNT1Y t b�� MM.,nalw \ \ FILL BAIT SKIT DORY WALKOUT o vu ///J .1‘\ // 1-\ _ __ CSAH 12 _ — ,I i _ ----€_w -i--=_ _"r_: _ __ _-- ____—_=..T.,,;?,,, \\L.,_ . _Mar 1.10311011111%"----'EMI WWI 171 ..,..r.a=ace=exa.“...r.M=""Milla. I...A i lie I 0.1--r-g-i-p-19-- 1 �\ f,_. ! ,,,),(��� (ywAt.,.. „ �o IFIIBI,0 1.1 ikl , ,,,L ,„0,,, ) it„ III IR: i\ iitivu, _,, ..., -fi kkgpwa k ,\, -...W.."-- aill.r. . \\ ,-/,"14.1Flanii 1.71 / go, ,„ _.ai► \14) i'. „00110.°.- li.„,_'...AINIIM=IMMIIIIM~OMM t, NIV".(V101ji 4 / -,t1_ate- ��,A...„. \�°'�!� , '+ . 0 , I ! - - • � ,�:. - ,411rojecy7n It il fi = \ 0 •�11 ► I , I T ,,.i.,_ \ WIRA Alirme=11 iiii ' dotell/ #r#10°. II ...a.:Mrst ..,.? .4 I 111W, 4,4011‘, ?",:jr .1411M111 .141Ir)4, • -.., iiiir: 17 1i 1,• 6 ..�,.,011 ` lifir • BIS 1� - - .-_� , X18 3 �. / i,„ /„,, ,,,,,,,,,,, v11. /( ;'� 111111 1111 � - „AO \ --( liv ...... \J� 1iqiiiWygplit j1Cil 1� bl rAr-z.";,:,_ �`•\,{ Q1TL0T Ai a t - ,,, "'''.-....... /. Br d 4/ id 1%,-441 '7:7::4 tett' ---- A :140 i N) ,..--- \ VIP\ h -li 11\ 1'\V ii ity ,...f 47, ".\\\-,---, - -,---\\, -N. ,, ., itig , , „.._ _;.,.,__4-0,.,..,,, ,,,, ---, it \-;\\ ,• / 104; ( / • '7.-•... , . -;''"---•-:--7-z7jit: \s N.-, 'N -N -\ Sill, Tr)1�171 --- 'Fr t-<-7"";" ',I:7774-•_• - --'' ) = ���' ..-----,'n ' -_- • 1 -./„///// \\\\.. '----... / ".....<;.%e,,2"/ T FENCE MULL F *PIONEER _`��... 1 0.02� 04. % *on%in • - I E)� I nr.Oy cr,ll,N.1 Ua.Wrn w.e ore..,W ea m.> er my al.., Nam. N.wuon. Ou1-^ ,/P/01 j1 *** rs.r•c----- )±a.T-Z. . w.�wn and tool am v omr lk.,..a 'ret...,.nol O,W.. unw �,.J 1 Cl,rn U..II I 'JC i` IM i.w.ul In.ilal.o,Ynn._l6 R .Na. ,UtltlU • Dal. ./27,1 Uiu %AG f f ; 6r I'll GRAVEL CONSTRUCTION ENTRANCE SIL T PENCE TYPICAL STREET SECTION al O £4 -� jp \ •,ice _�. “Ocoarrt OM }-• x:, '*.° .^.•'' —I,— AYEACIT Z000.. m1.am caw.tiara av�a.rr.�o.+ra :o ias.wwv n 0 0000 200 I I CRAPFIIC SCALE: LH FEET tilimuCOON / \ dTRANq i- / \ ------_ , -_-� __1 =18�sT-AVENUE NW E_____,__-__ Jr. --= i lit •IMS\ l [•