Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
5.4
r-Q ( ( Item # S 4 • City of Elk River MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Planner DATE: January 23, 2001 SUBJECT: Case No. P 01-01 Request by Dynamics Design & Land Company and Thomas Hartman for Preliminary Plat— Fox Haven Request Consider a request by Dynamics Design and Land Company for a single family residential preliminary plat of Fox Haven (19 lots). • Location The property is located north of 185th Avenue, south of Lake Orono and west of Guardian Angels West. Zoning/Land Use R 1 c (Single Family Residential) / MR (Medium Density Residential) Attachments • Location map • Preliminary plat • Preliminary grading plan • Memo from the City Engineer Overview The applicant proposes to plat 24.33 acres into 19 single family lots and 6 outlots. There is an existing single family residence on the property that will remain on one of the newly platted lots. The property is fairly level with woods on the east and west sides. The central portion of the property and the north end of the site are open. There is a small hill at the north end of the property on which 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone (763) 441-7420 • Fax (763)441-7425 Memo to Planning Commission/P01-01 January 23,2001 Page 2 • the existing house is located. The property has frontage on Lake Orono and on 185th Avenue. Access into the site is from 185th Avenue. The general layout of the plat is a loop road with the lots fronting on the outside of the loop and the inside of the loop being common open space. Five lots and one outlot will have frontage on Lake Orono. The property is within the urban service area and the lots will be connected to municipal sewer and water. Layout Streets The main street through the plat is a loop road with a formal divided entrance and exit from 185th Avenue. The applicant is proposing one-way traffic flow around the loop. There will be a connection about midway through the loop to allow for cross-over traffic. This connection will allow residents that live near the exit of the development an opportunity to avoid driving all the way around the loop to get to their driveway. The applicant is proposing a 50 foot wide right-of-way and 20 foot wide roadway. By having a narrower right-of-way, the developer is able to keep the house pads out of the trees and preserve more of the trees on site. The 20 foot wide roadway • is wide enough to allow for one-way traffic. Typically with two-way traffic the city requires roadways that are about 32 feet wide. The development will have concrete curbs and gutters. The developer is proposing a 6 foot wide concrete sidewalk on the dwelling side of the loop road. Lots The development includes 19 single family lots. The existing house will be located on one of the lots. All of the lots exceed the 11,000 square foot minimum lots size. Most of the lots(16) exceed 20,000 square feet in size. All of the lots have frontage and access from the loop road. Six of the lots and one outlot have lake frontage. Five of the six outlots will be owned and maintained by a homeowners association. Outlots A and E will provide a landscaped buffer along 185th Avenue. Outlot B is the median on the entrance drive. Outlot C is the center island of the loop road and will include a stormwater retention pond. Outlot D will provide access to Lake Orono. Residents will be allowed to launch watercraft, such as canoes, from this outlot. The number of boat slips and docks allowed on this outlot is controlled by the Shoreline Ordinance and is based on the width of the lot. Outlot F will be platted at some time in the future as two single family lots • and will be owned by the developer. S:\PLANNING\SCOTT\P01-1.DOC Memo to Planning Commission/P01-01 January 23,2001 Page 3 • Shoreline Management Ordinance The project has been compared to the rules and regulations found in the Shoreline Management Ordinance. The project complies with those rules and regulations. Outlot D is being proposed to allow property owners that do not have lake frontage access to the lake. It will have to be widened so that it measures 80 feet wide at the front yard setback. Six property owners will have deeded access to the lake from Outlot D. The applicant has indicated that the first six property owners that would like the boat slips included in the purchase price of their lots will be the ones allowed dock space on Outlot D. The number of boat slips or docks allowed on Outlot D is six. The plat was also sent to the DNR for comments. Grading, Drainage, Utilities and Erosion Control The City Engineer has reviewed the grading and drainage plan. Issues relating grading, drainage, utilities and erosion control can be found in his attached memo. The lots will be connected to municipal sewer and water. Tree Preservation Most of the trees located near the center of the site will be removed with construction. The trees to be saved are located in the rear of Lots 3, 4, 5 and 6, Block 1 and the rear of Lots 2, 3, 4, 5 and 6, Block 2. Lots 3, 4, 5 and 6, Block 1 will also be custom graded which should allow for additional tree preservation on those lots. The preservation plan should be revised to include the area that will be graded for the enlarge stormwater pond located on the east boundary of the plat. All trees shown as preserved shall be protected prior to site clearing or grading by fencing the drip line of protected trees and grading limits with a snow fence to prevent unnecessary grading, compaction or storage of debris or equipment. Parks and Trails No parks or trails are proposed for this 'project. Park dedication requirements will be met with a cash dedication for 18 lots. Landscaping The proposed landscape plan includes a mix of red maples and white ash trees. One street tree is proposed for each lot. The zoning code requires one street tree and a front yard tree for each lot. An additional front yard tree will be required on each of the lots. Trees are also proposed for the entrance drive median and the berm along 185th Avenue. • S:\PLANNING\SCOTT\P01-1.DOC Memo to Planning Commission/P01-01 January 23,2001 Page 4 • Recommendation Staff recommends the Planning Commission recommend approval of the preliminary plat for Fox Haven with the following conditions: 1. A DEVELOPERS AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS BE PREPARED AND EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING. 2. ALL COMMENTS OF THE CITY ENGINEER BE SHALL BE ADDRESSED. 3. A HOMEOWNERS ASSOCIATION DOCUMENT BE PREPARED SUBJECT TO THE CITY ATTORNEY'S REVIEW AND APPROVAL PRIOR TO FINAL PLAT. 4. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES 5. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS. 6. 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 THE PERIOD OF ONE YEAR. 7. PARK DEDICATION FEES IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 4110 8. 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. 9. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 10. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 11. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 12. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 13. ALL MAILBOXES BE CLUSTERED. 14. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 15. ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT GRADING, COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF SHALL INSPECT FENCING PRIOR TO GRADING COMMENCING. • 16. ANY OFF SITE GRADING WILL REQUIRE EASEMENTS FROM ADJACENT PROPERTY OWNERS. S:\PLANNING\SCOTT\P01-1.DOC Memo to Planning Commission/P01-01 January 23,2001 Page 5 • 17. OUTLOT D WILL BE WIDENED SO THAT IT IS 80 FEET WIDE AT THE FRONT SETBACK. 18. ALL COMMENTS OF THE DNR SHALL BE ADDRESSED. 19. THE NUMBER OF BOAT SLIPS OR DOCKS ALLOWED ON OUTLOT D IS LIMITED TO 6. 20. COVENENTS OUTLINING THE USE OF OUTLOT D SHALL BE RECORDED WITH THE PLAT. 21. A REVISED LANDSCAPE PLAN SHALL BE PROVIDED WHICH INCLUDES ONE STREET TREE AND ONE FRONT YARD TREE ON EACH LOT. 22. OUTLOTS A, B, C, D AND E SHALL BE OWNED IN COMMON AND MAINTAINED BY THE HOMEOWNERS ASSOCIATION. • • S:\PLANNING\SCOTT\P01-1.DOC ati ® .m9p1-------2":j- 19 t• / lb .p' _ ' ii 99 Com' tilR I • •. ., gcDND 19,2'1 2 40- •�^stIENI lit 1i1,1$ ithI *- c.,.., .rdat7iiii ,•-• •- Ei RN •• .1 y�, Q :.!T!0 I. iwr _�i a10 i I��4 / 'ii. (k �p - _�r� �, :� r Mil Mil. '' . +tea.•vLS� , �� � vow �• � I wow t•.n. r.�s,.tt>)� ti: tis1,0 -Iirek% 1., �� _. Q Wk%gi 4 3311^lam!i.Amoo o Mar 10,,., ��. INV,Ilarnailitet it V.k- P & triL ilL Watm."011111111.i r�_ .. tr; kii NAmmo t .� , ;cam. ..., lei �� �_bp p• CC 1 �i ■....... Ili � � r/-fes �to _A i 1211 NM MI MI 1111P li POW IMilill :. -----c••:_�. _ -:.r ta Iv,— -",, eus s. :e•9�- ..,• tar Sria ORONO mstr2 , ....r � CQ Ce• aasn mooC CN �►�BUT awn aEv, � Cid 1=IIIII iii .Fri-I'l, _________All I: RITII!!!riff-3iiikt*I .--.611111bb 11100. 0•f,i .1 en mom. ism mn.... ...T ._.s., r,. "Mrs Wip egg ric ",,,.. rie.,„ „„.. mi, ...... „; _,,,,,„-„,,. .,.78„„ pirvms mer4t- molik.422 ugrA t.ismi. -.L.,- --11 .;,--iort.--i„.4. 11111:r4,,,4;v1MI) '71-Plipi ' 41 X61:1*:- RP VI 3/ !;1--74aff • mak 1"Nri;kok-r iffiut..... Nips EN= Elrifighia4ZIaltitadatabt-Wtft-t!" 410, ____----/> ** 014144111 - lerm-",-,0,41 , p 4 :::'%, , * 44111. - — sit OP rdir f-C./ --\-( LOCATION N i1$hjver itMAP1 ) , 1 13065 Orono Parkway •P.O. Box 490 CASE: r 0 1 -0 1 Elk River, MN 55330 f0-1Z"6101 -ON 311! <553,'oN'6ae 00/0Z/L1 aWO tOW-♦60(ZYi1 90-0P-110•14.r91 :1X31. 1...6!S46099 gwauulA'a11y.r.ungl 1Vld ANVNlWn3ad r7 3NON ' owlbidelot 9Mo NU».Ns 31 u....1....41'4 rod OJ 4NVl NJIS34 S10IWVNA4 \ 3d3 -AB 03M33N3 'olocwwry l0 9999-irrari)dt9,04•(,r91 a1o1c w1 lu a.q aN1.apon ao[w� OCC99 go»uuPN .6 41.4 403 $ 101 :A6 NMVNO pual pwu»r1 R1np u,P 1041 a.m..,+4100 619 NW '213A18 N113 8 SP/3MR,..113 10/01/10 1- -0d/N4 0d/Me Pup uo'awaanc)a»,p OW.aPun a ... ....11s rwr'a...a.. 0 neo 000d163S30 3100 , 00/00/01 31M aw k....041 1041 110,4.Qa„�q' 'OLI(S9j17/oOssy V J6A�AT/a N3AVH X0� N DATE RErCIVED ao / • :5 4:3311,.: lir "8 `xo - ° ^”: j' 0 0 naso^" o 3 t€.g.5"ic Y� fi: Ddia.SfeB • 2£s 533sea.a$ t - gs" -s W• I_; u_n 010 E.'a YS6s^S°''i' :11 :fii^ 1 1€1:od3tfifi_"'a :o5nei.Efia�00 ▪ 5_ $�^ S 1 .8fi Soa 54 2:08E 01 t e"SstgE. 5 e g 10 fiEt °6 . ;IIsi a .85 E:5 .3.-I, n 6fi bii. :g E. t t - rx53 5 -S 3 x§ 3' S 5 S !III 3 l:o �:- :,...,....,..,1%.,,,-try1 $ fe t p -aE 5 ma=N sx E X55. a b >: �5 a SWt S1wk ▪ . ,4.1,.,g$.,,,,_,, fi5gfre $fi NE8a8 fi gfi't,ii•- "-• frgE,gI i fids• §sfi Wog ax° 8 E sg - fr 5 14,....4,p_�`` b,z• s €_ vo gfi o.sbs 6: g'=W rYs 5- BR:tb-€a =5 s to :� 91 L '1�� µt ,' - 1.112136.4°.,:6 r.Ey "1 5 a ''0,2,4° tfi ifr 4 ,.' -s t• 8 x„. ... �i- 0,,s �i a�� k 2 a : ;r,Y. e b ' ;5 8 6bP� g oC =U-Y� w'.L ; j:: j :"I ; '1.bsaLb1 2.s EEa '"sa5;s`' F, 'i .04., ^ ,,ia a M o�, s is a Obs€ 4 g 9g a 5k 5 = xo xE fi 4 R;fiT=goa$ ; s g '5 fi 5 E S Eb gg fiI '$ $ 7 f .13a1°4Pl-ao=2s 5$s@-s_..-6a `2..i I -M_i"fi :X sll ail3 % efigW:I NIII1 j I n�0- 3 -r0E :: e fi S , u;ii ' S P!a.. '''...-- 112 ,,-- 3 She• IF. R. - -_ __I.I___- t ac£ 8- !EST ,O: s€�3 -�1- _� "'S:3 8- 3 s €gfs a 8�+ g 'JR6R a; J — 9'1744 Y' ---- \ \ .1 r J 1 \ I 1 \ \ 1-- \ i \ 4 11: ,i,, \� i �/ • „. .,. .. 's0 .•., ▪ !,,. ' 4; . •:"..",7 ',, �4x►.„.. i ° e r ,„ `�\\ s 8S Al : P 1/f +[, , ' ,\ \ •. q'Z991/ JI 'a toe - 'ill „1 h1 \\\\ bt ua p Irl ,. 11 r1 ,h_n ` lit '�... : 1 04,: .�\, !off' r0 II 11 rI1 ,.�r ' b;bg: eR \ �,.g1,/r.•,yti ill4" 4„i g1,�:�k ,\ .r\ -. , \a�1 1--P„'� - ^•"v ,8o /, . 4 , I 4 11, M " J1 r•;1 IE/-, ,.L ..0 ,d 11��,r„!r , U/: pq 8▪1. "/ � 1, a F/ ,,.� 4' 1.- --44.">:5Z--::-.Jl .2n g :y. .c ',: \ -171-E11%1 �t1 I '' �Z. A-4'1R ,A-..JL;J: , 1 H v e -- \\\ �:$` q . 16c —�� 1 1 f 1 s, `'1 l a s '( \ T-77--. %etw m.00.9*.o0“ !' Ar = , �- = �- / _ `. _7°777- J,r AI*a U / i_l \a /,-^ �� �C - a ^ a} \ X111 fr€ a /� � / ' \\-1;. z 1 ;^ >*"-frs'.,----rs��\( p\�'a a •4. b, ••)—4,--,r--.". , ,3.-V , \\. •'1 i' sgS / ,,, �� 1 11 I - .\G\ rax ' //„' M S i''' _-A lug b,.1 �� ,j A 9L tu9 tt 1'Zf s/........,i1.aw 1»M»1 \ }C'. / J, 114 11,w\\ \ 4/i/ --4,1,' ' _ l '7' ', �Y 1 Ai 'I8 ''�\v, t �, rr/ N! 3 ger 1 I 1IF III 9L a°tl'[c'o. �va5-,,/1 IN 41 w uj 3•Vl ., „ V r r ” _- _ .. / /_ w: i 00.1. a i 1iN o 1 ,I -� ^__..c�Lv ro s 1 «d �� -a._ 648 . - ? s' x — �� 1M i81 1»]wi,0 r/1 3e 0I 09116 3.06,61.006 w 1»M 01 81 I 10', '. ' • W co-IL'610( ON ru x ON'Paa % apo offs CC(XCi)91Uc-+9C(at91 3NON 1x31 �y9+ub5 <rr99 ala.a.,..�•aN„a•..n9I NV"Id JNIOVid9 ,121VNIWll3bd M 0M0'OraO610G ONO ✓- //A' OCa+N*s nWl+++lana'{.y Itla , '00 ONV1 * N`DIS3C1 S101WVNAd \ l 8 3d1 As 03M]3HJ -Y�/i// loswwry l0 9999,.0(xvi)i<Oz-IIr(Z19) +IDIS.. 10 f+1666,(1 1'9uo OCr99......u..�00 099 a aAI 101 .18 N3O Iawaulo.`Pa...,o anaanr NW 'il3ARi NI-13 a \ SLN3WN0J Alin 10/01/10 I U1 ......01$313 n+atln I"..(w.apT"./maa�y.1 P..1..q.•n.s a..,.a.•••••+.a nav z NOad1aJS30 31x0 ON Ob/9L/Ll 31r0 W'otla01 SO.yoda.la.t.0.10kal.tls -OU se B/Doss N3/�VH X03 n3a .Id..l I..glwa<Va,ay / ! d 'P lBAI/p(Iyp/• NCV 083 a, , + b" 8 8 atg m :i 0 . ,4 Ca @ W 4 m ' -- g. 11 `-,--- CN:=.-- 0 _ t d 3 _ s- ' o N F at 2 .$ H. , S K�a • .2/1 a _— 3 f 2/1 u \ \__ , I_--2 5 � 1 ':f sg i• • E c V \ V 0°LiuZ d - s� B e e 2 N \ \ l g ' ' g. �-- - c.— list''l \�. �/ )' , it q //�: 11 ', 1 - 1 'Ilk l/ I _�"3Pd�•G�, ; X19! I' 1 ,1: Ir; ,111 l 30\ “\,`\ E '''. -111111 .Qn l✓ eti ", ` L_ <'�.G '/�^`VIII 1\ g1�.1 �`�-,_,�i'i�, 11 \\1!,,\--_-,C3 e���•����ru � -� `I1'1111 1�i II l� Y - I cleip\ ' '1 `11 Ifl ;) ' ilis;- 1' :' ii ''' ' .(1(JL\\‘‘\ . \ i,...• - '• '\ i-New • I /1 I,\l\ '' '� aim-- -- / a' / / \ \f • \/fw. l �I / alir iir til Irl ' r v. HI/ 03 • • I — lel , 1 1. .N 1 I c0-18610LON 3113 'ON 6°8 X -.100 BIBB-reB(XIa)o.00-189(519/ 3NON -1X31 -1 P°°6�5 <9999°gt,4 .;",7"'l NVId 3dVOSONV1 MiVNIWIl3Nd \P7 0000N9161oL OM - 00S°N°s°' °°a°°w0' .,o0' 'OO 4NVl $ NOIS3O SIOIWVNAO Odl -A6 0300303 / 1°sauuiW Io 9999-,1,(X9.1)SLOz-„1(5191 Ml A9 NMVBo°°MS NI 1°2*0 1 °�B 16u3 O69SS nl°.aun,p °N y,y a0j 0 s1N3rvrvo�wo lo/olita 1 1''°'°°I°,d W.°»Il �B]/ 1 w,° >.°.°88.8800'099 NW '2I3A121 N13 u, \ Ml A8 1401530 u°..w>O°.1»,ip 4.�0'p T �y'49 rw'w�......ns rvn'>vwn.W,I"u NoudlNOSSO 3180 ON 10/60/10 .3180 "°ioeai°`°”1,,°:,°„J°%y°>O. 'au/ •seaeIoossy p Jegryp uyop N3AVH X03 W M rt3a '°°I0'°°,1°141 ABu»AN>.>N i • o 'b s s fioi2 , So oA 0, . ,. aEs a s � s E _ .,ofi r5 e5 uga55v 5 fi § � 0 1`- = ° " - 5$ao sy 5 Z. ::217,o2m ''g .31 E s' E g it,.o .0.3.:..., .b9°.5"u 5 s ff S °_ bg L �� J 9. 5 c E?£d sEE3- 'd�s'S.4aI ; a z "» W Q I- 1 e 3 E of SEc s'bbio -r$o3" b.. I sg I— E $ ° ; 3'05 '$ S ate"-b fi3n" tFygVe � c -. i �o c„\ W .1 5 1 = y ° Illi .2.1 .•5&14..b 83 il' S -'Qs a dagt Q N` , . :_ -_ p s E a ;8., Q„v0' vbb- 1 r0' b°fi yto� ��5 ,i ... ° y' 0 59 i i .. `s3 lis/-sl"s`” q fi 5< w!3 < a �.-` T Z e A> a o ° 3.24; b o$as9o°ca5v3E a v4 rc � .- ������: tlry� b5-f v °"" 58$0 a3`0a°"fiSe$o55'2`5 1' �� ii a a ��a e't 0'o': nfi fi<-''4Ea5o =E� ."B . '�� 1f=1� _ . Z � ofi 5P5.fia5z 0'Y' .aa8. ShoS2Qsn-ft' F 't��^``� 'e'* Q v5ms '` "0 AI" b°=a "fi ES laa EI'd,"q5>3a:,1°g Q 9.! �� -i' !i 'S0' - 021'^ 5°.5 YESd°Eb'S5^-,3n I S �\ I I -Iti .'s°°. °b.>; fou ag±...� 411 101.... W SS3.L.s E.. I 1 ."21. bn9_. 8'zE 5„0'5"ae1 I 3- pps g ..-- E2 i d W ag.c_a1g1' 3fi. _,a$• 5gig-So'-SEan.:S .S° x Q ® I g0' 3" '" '' o0'€.2§B°Asg-1o4'4 Ea,�,s sh i§r o ''Jtis I '0 '1 .- °'• - F- ‘ ma'0/mu n0'8 ,„ aaGIxo aba tE/i=m'an Ex 8Sq.!.b .- g<& �8 .I;_ ' _� ; 0'o ‘\ -- — I— I \\ -1 i I \ \\ \ L; • . •\\ �'� jai �.',\ y \ i '^1 L,•'. _11------:.----'-'''''''-- �u`t� ti i�, v?? r-P r 1 _-414iik 1e r ',/ F Ii it� 'k J11 I 1 /� �i GL.±'.'o,.., y ..:�1 W,1-_ ,5��' r� Ili 0',1 _I ` 11 -rfl��I l(i11 I g \`i`r.` T► V %�� tA''1 !Fes, _= 1,1"-,-,t,p I1 I _y7 i;___-_-____, 1 1 11.1 }. $ h u . �I. t _60®I1' -- - -'_i / 9t »� 11'% 1 x1\. I'I p _ f o / py\ Ij� 1y „. ',Id i , n y .. 11 yr „ 'I', �y � I 1: / \ I°� /�i1 yl '�Iu lli, m T- /�', .!¢. Il r -------� --�j-'---- ---__-- — f-'- _,.. :: 4..„.....-,.-...._,..._-.....,,. - 7 �/ \ i•s y -- • i D s , It ___..:441411'3 I r 4 ' -owarc R. Green CoTpany CONSULTING ENGINEERS January 16, 2001 File: 810640J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: FOX HAVEN ADDITION Dear Ms. McPherson: As requested, we have reviewed the submittal package for the Fox Haven Addition. The submittal package consisted of a preliminary plat, preliminary grading plan, and preliminary landscape plan, all prepared by John Oliver and Associates, with a revision date of January 10, 2001. As you are aware, the Fox Haven Addition is the proposed plat of the Tom Hartman property north of TH 10, just west of the Guardian Angels site on the Elk River. It consists of 19 lots, including a lot which contains the existing Hartman house. Based upon our review and a meeting with the Developer, we would offer the following comments: 1. The road serving the 19 lots accesses 185th Avenue. The ingress and egress off of 185th Avenue is divided by Outlot B. Towards the river, the road goes around a large Outlot C intended for ponding purposes. It is our understanding that the traffic around Outlot C is intended to be one-way only. There is a cross-over between Outlots C and B that will allow vehicles to cross over and continue their trip around Outlot C or exit the plat. The road has some relatively sharp curves and corners in it, but the intent is to create a unique neighborhood with the Outlots being landscaped to screen the majority of the lots' view of 185th Avenue and TH 10. Given the limited number of lots off of this road system and the lack of any cut-through traffic, we believe the road system will operate effectively and safely, even with the sharp curves and corners. 2. No drainage calculations have been provided at this time. However, the drainage concept consists of a large pond in Outlot C where most of the street drainage will be conveyed. From Outlot C, where the quality control and rate control of the runoff will take place, the overflow will be conveyed easterly to an expanded pond on the boundary between the Hartman and Guardian Angels properties. From here, there is an existing, large diameter pipe that carries flows from this pond to Lake Orono. 3. Sanitary sewer service will be provided by extending service into the plat from 185th Avenue. Given the elevation of some of the lots adjacent to the Elk River, a lift station will be necessary to provide service to these homes. Watermain will be looped through the site from 185th Avenue and connecting to the existing watermain to the east in the Guardian • Angels development. Watermain should also be stubbed westerly between Lots 6 and 7, Block 2, to provide for looping to the west at some point in the future. O:\PROJ\810640J\0240\Ltr 01-16-01 McPherson.doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Ms. Michele McPherson January 16, 2001 Page Two 4. The grading plan provides for minimal grading outside of the street and outlot area. Outlots A and E will provide for berming along 185th Avenue. Lots 4, 5, 6, and 7, Block 1, are indicated to be custom graded lots at the time of home construction. This area is heavily wooded with evergreen trees. The proposed contours are shown on these lots to indicate how full basement or split walkouts could be constructed. It is reasonable to leave the grading on these lots until the time at which the home style and size can be determined to minimize the tree removal. 5. Outlot D is intended to provide access for the plat to the Elk River. It is the intent to construct a dock and boat slips for use by the residents in the addition. The Developers are working with the DNR to determine what will be allowed with regard to boat dockage. 6. The typical street section shown on the preliminary grading plan is adequate for its width which is 20 feet face to face. This is the minimal width for a one-way street due to maintenance requirements and emergency vehicle requirements. The street cross-section should show 2 inches rather than 11/2 inches of bituminous base course. Also, the sidewalk shown on the street section should be six feet wide rather than five feet wide. 7. Outlot F, which is in the corner of Naples Street and 186th Avenue could accommodate two additional lots. We have talked to the Developers and indicated that if they pursue the platting of these lots at this time, we would recommend paving Naples Street across the • frontage of these two lots. The two lots would also require the extension of sanitary sewer and water along Naples for approximately 230 feet to service them. Apparently, the Developers are going to wait on the platting of these two lots until a project can be undertaken for the whole Naples Street/186th Avenue neighborhood. 8. It is our understanding that there will be a Homeowners Association for the care and ownership of Outlots A, B, C, D, and E so that the City will have no responsibility for ownership or maintenance of these areas. We assume that Outlot F will be held by the Developers for the future platting of the two lots in this area. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company (.C1:-1-/Wa,K,w() Terry J. I6aurer, P.E. TJ M:tw • O:\PROJ\810640J\0240\Ltr 01-16-01 McPherson.doc Howarc R, Green Comos.ny CONSULTING ENGINEERS ek? ( � Item # 5.5. • City of Elk River MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Planner DATE: January 23, 2001 SUBJECT: Case No. P 01-02 Request by Dynamics Design and Land Company for Preliminary Plat Approval, Ridges of Rice Lake Request Consider a request by Dynamics Design and Land Company for a clustered, single family residential preliminary plat of Ridges of Rice Lake (70 lots). 411 Location The property is located on the north side of 221st Avenue at the Vernon Street alignment. Zoning/Land Use Al (Agricultural Conservation) /A (Agricultural) Attachments • Location map • Preliminary plat • Preliminary development plans • Memo from the City Engineer • Letter from the applicant • Letter from Environmental Resource Group • Trail map Overview . The applicant is proposing to plat a 273 acre parcel utilizing the cluster provision of the subdivision ordinance with 70 single family lots and 211 acres of open 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone (763) 441-7420 • Fax (763) 441-7425 Memo to Planning Commission/P 01-02 January 23,2001 Page 2 • space. The property is located on the north side of 221st Avenue midway between Highway 169 and County Road 1. The characteristics of the site are quite varied. The topography ranges from level farmland along 221st Avenue to steep slopes overlooking a large wetland complex. The elevation of the wetland is about 40 feet below the top of the ridge. There are also several small upland areas located within the large wetland. Vegetation on the site ranges from row crop fields along 221st Avenue to heavily wooded ridges along the edge of the wetland. There is an existing residence on the property that will remain and be incorporated into one of the lots. Of the 273 acres, 120 acres are wetland and 153 are upland. Density Cluster subdivisions are allowed in the Al zoning district if at least 50% of the eligible land is kept as protected open space and a community septic system is utilized. The base density of a clustered plat is based on the underlying zoning district density times an automatic density bonus. With 273.56 acres, the equation would be: (273.56/10 = 27.35 lots) times an automatic density bonus, which in the Al district is 2.15 (27.35 x 2.15 = 58.80 lots). With the bonus allowed for the clustered subdivision the applicant is allowed 59 lots. • Additional Density Bonuses Additional density bonuses can be achieved by meeting several standards, worth 5% bonus each. In this case the applicant is requesting the following additional bonuses as shown below. The rational for these bonuses are outlined in the applicant's attached letter. 10% extra open space 2.9 Provide public use of open space 2.9 Architectural theme 2.9 Create endowment for open space 2.9 11.6 Total bonus lots Based on staff's calculations the developer, if the Commission accepts the additional density bonuses, is allowed 70 lots for this project (58.80 + 11.6 = 70.4 or 70 lots). • S:\PLANNING\SCOTT\P0102.DOC Memo to Planning Commission/P 01-02 January 23,2001 Page 3 • Layout Streets The main access into this development is a formal divided drive from 221st Avenue. The main drive through the project runs along the top of the ridge with 4 cul de sacs located on the peninsulas that extend out into the large wetland. Provisions have been made to allow for street connections to the property on the east and west. The streets will be a typical rural section with bituminous curb and gutter. Each cul de sac will have a center island. 221st Avenue is a gravel road. As part of this development, the applicant will be will be working with the City to determine their portion of the cost to install a bituminous surface on 221st Avenue. Lots The developer is proposing 70 lots. The lots will range in size from 16,800 square feet (.38 acres) to 93,000 square feet (2.13 acres). About 1/3 of the lots are between 20,000 and 30,000 square feet and about 1/3 are between 30,000 and 40,000 square feet in area. All of the lots are at least 80 feet wide. The lots are arranged so that 65 of the 70 lots abut open space. Outlots • Outlots C, D, E and R comprise most of the open space. Outlot C provides the open space near the entrance to the development. Outlot E is the main wetland complex; Outlot R is the community septic system, and Outlot D is farmland that will continued to be farmed. Outlot D will become a park when it is no longer farmed. Outlot H, located on the east side of Tipton street, should be eliminated and made part of the street right-of-way. Outlots F and G will be combined with future lots when the property to the east is developed. The remaining outlots are the cul de sac islands and main street medians. Open Space Outlots C, D, E and R comprise the 211 acres of open space. Outlot E is about 153 acres and is wetland, steep slopes and some upland islands. Outlot R is a 24 acre area that will be utilized for the community septic system. Outlot D is about 27 acres of farmland and will be continued to be farmed but will be dedicated to the City to meet the park dedication requirements. Outlot C is about 5 acres of open space just east of Outlot D and is currently a tree farm. Of the 211 acres of open space, 120 acres (56%) are wetland. About 58 acres (27 %) of the open space is buildable area. The remaining area is steep slopes. • S:\PLANNING\SCOTT\P0102.DOC • • s Memo to Planning Commission/P 01-02 January 23,2001 Page 4 • Trails The developer is proposing a system of trails along the base of the ridge adjacent to the wetland in Outlot E. The trail will also cross the wetland at several places to connect with the upland islands. It is proposed to be a natural mowed trail. A 6 foot wide bituminous trail is proposed along the east side of the main street through the development extending from 221st Avenue back to the last cul de sac. The Park and Recreation Commission recommended that the trail should be 10 feet wide along the main road from Outlot D to 223rd Avenue and be continued along 223rd to the east boundary of the plat, as shown on the attached trail exhibit. They also asked for a trail easement across Outlot R to connect the trail to Outlot D. The trail along 223rd, east of the main street, will be constructed at a later date, when Outlot D becomes a park. At that time the trail will also be constructed from 223rd Avenue to Outlot D along the east boundary of the plat Park Dedication The Park and Recreation Commission recommended that Outlot D be accepted to fulfill the park dedication requirements. The 27 acre lot will continue to be farmed by the current farmer until he decides to stop. Once the farming ceases, the property will then be used for park purposes. • Grading, Drainage and Utilities Grading, drainage and utility issues are addressed in the City Engineer's memo. Landscaping The landscape plan includes one street tree on each lot and trees planted along the east side of the main street into the development. The landscape ordinance requires one street tree and one front yard tree on each lot. No details of the landscaped islands have been provided. The landscape plan should be revised to include detailed plantings on the outlots and a front yard tree on each lot. Well and Septic The project will have a community well and community septic system. The developer will be working closely with the city and consulting engineers to ensure that there is no contamination of the well as indicated in the attached letter from Environmental Resource Group. The community septic system will require extensive piping similar to those required for public sewer systems. Each lot will contain a septic tank and a pump that will be connected to a community drain field located on Outlot R. The Homeowners Association will be responsible for • S:\PLANNING\SCOTT\P0102.DOC s Memo to Planning Commission/P 01-02 January 23, 2001 Page 5 11110 contracting for a maintenance company to monitor and provide on-going maintenance of the system. Recommendation Staff recommends that the Planning Commission recommend approval of the preliminary plat for the Ridges at Rice Lake with the following conditions: 1. A DEVELOPERS AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS BE PREPARED AND EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING. 2. ALL COMMENTS OF THE CITY ENGINEER BE SHALL BE ADDRESSED. 3. A HOMEOWNERS ASSOCIATION DOCUMENT BE PREPARED SUBJECT TO THE CITY ATTORNEY'S REVIEW AND APPROVAL PRIOR TO FINAL PLAT. 4. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES 5. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS. 6. 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 THE PERIOD OF ONE YEAR. 7. 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. 8. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 9. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 10. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 11. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 12. OUTLOT C, OUTLOT D, OUTLOT E AND OUTLOT R BE PLACED IN A CONSERVATION EASEMENT TO BE HELD BY THE HOMEOWNERS ASSOCIATION OR A QUALIFIED LAND TRUST. 13. ALL MAILBOXES BE CLUSTERED. 14. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. II 15. ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT S:\PLANNING\SCOTT\P0102.DOC Memo to Planning Commission/P 01-02 January 23,2001 Page 6 4110 GRADING, COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF SHALL INSPECT FENCING PRIOR TO GRADING COMMENCING. 16. ALL DISTURBED AREAS SHALL BE GRADED AND SEEDED. 17. THE BITUMINOUS TRAIL SHALL BE INSTALLED BY THE DEVELOPER. A TRAIL EASEMENT SHALL BE PROVIDE OVER OUTLOT R AND THAT PORTION OF THE TRAIL ON OUTLOT R SHALL BE 10 FEET WIDE 18. MAINTENANCE AND OWNERSHIP OF THE OUTLOTS, THE LANDSCAPED MEDIANS AND THE LANDSCAPED ISLANDS IN THE CUL DE SACS SHALL BE THE REPOSIBILITY OF THE HOMEOWNERS ASSOCIATION AND SHALL BE INLUDED IN THE HOMEOWNERS ASSOCIATION AGREEMENT. 19. ALL APPROPRIATE EASEMENTS SHALL BE SHOWN ON THE PLAT. 20. A REVISED LANDSCAPE PLAN SHALL BE PROVIDED THAT INCLUDES FRONT YARD TREES AN LANDSCAPING DETAILS FOR THE OUTLOTS 21. OUTLOT D SHALL BE DEEDED TO THE CITY TO MEET THE PARK DEDICATION REQUIREMENTS • • S:\PLANNING\SCOTT\P0102.DOC s . CI o .#;.C)° a ma 41 6 ''. : .. / 1 1 1 '/ mi. . _____ _ _..,... ......, , „. 221st Avenue , 27TH A' IZTyER si LIFE Z 11 III V 41 � , F Atili „, I - _ ,3 , 4 .E PD svai aD .1 7 .. m ek/ N LOCATION N City of , _ River. MAP .Elk ,. Ridges of 13065 Orono Parkway •P.O. Box 490 CASE: Rice Lake Elk River, MN 55330 • s • e0-01'9160 ON 3101 60010'^6'baa 00/90/01 ',.1611 sons-188QYd)900r-169(5181 .LVld A VNIWIl3ad C\I 3666 '1831 9.4615 Lrr9s 7.19..01.,3'ananna.s9 005 aS3NS 7.011 a.a,.s.4'II 100 Onn `0 U6182 SOIWOI A ONO tlldetsc oMO `d p l 4 4 118 Ig 0300363 919fauu,ry le 9999-1aH.YYd)SLOT-111(519/ 210j aloly aV1 to serol aV)110017.mRaunS OSSSS vs9'.o.'9'0008 79 101 +e NM/00 9993 9aa11a'n 906 'w9 1919 r 10000 oss NW IOI I NC \ 516311/103 WO 10/9/1 1 3NON 'Od/N8 uo,s,n';=.7 9»19 Rw 0100"'^ r 16_10 ass'p Allo 7.7.01 6011403530 3190 ON 00/9L/LI .3100 auo.,1 pa'o060 so.yo1.3... V I '0U' a$ejB/s'�O$Sd 'p 1BA1�0 U1101' 3>I'dl 3�RI 30 .S3`JOR1 Ntl '.(aunv si41 1oV1 IiVaJ...WV I N V�33-�/ ill `.31 b 3 _08 ¢ . ; S 0 8 `s Sg € F:51-1 ' WW�iSt� `911.4' $ ~44 I. ' 1111111 i 0^8 } E ; ..1 - ¢:s 6 ` . :i:V Zi:or^u -2 N t8 3P 01 ii ti ti a 1 -11 ^1 1 5 _a ~:S_ i:::::; 'S` o'er d? �` a ''''--- "Ar-----.-- . �— - ol; s o .1:71---1 1 4 os a5„"° aa'i 3 o -xg5i8s sg g6• Li fY � 1 ! 50 ; , ; 0 6� �§ as:'-g's ;6 1� ^ ,.\ \ �i e=, 1 as - �; Si2 y W ta66es ! h7. 41 z1 YN �3e O o. °a 'S Sei$ ��'"8.,. : ." j” 855D 53 5° 5,, j ,45 9 +s.3 oiH.J9 is A5 ' A.°J3,lEi..3:7.3 Sp?AA. +V It'll _�o-, rxv s SUMO , u kl a eras ' '''''4 1 1 ,0,t,,,----;.,-,./.,..2,\ 1 J 1.,,}\i. 1 I.�. 1 3, /I DN+111_6 2(I 7.5 W1 1o^?M 1.63.41 sm yl�yn... `. �1 r —•� Lf66LV �Lo,6L.003.'- r:___._ �, d Y .I 7.n- .""''-f_.f ' + II I rt ��? i i. i ,tr. , _ 3 i f M09M1�.'.YNp s SLLNV _,,,,,,‘ ,;„,y, a1�" --✓'f 15^+..r+...ti.� \.�li i..I II1 , i ... i . i \,� - i / 4 ``;� '`� '1 ice' -fJ `^._7 ) y ii,,h\ i r�`I / 5 i� ;e.�,. i 1�../ '" r `� _ / Gr..°..,wiITT*��I1t Ps r<' 1 1;1,'�I� T .. l - - //4/„/yT/ .,,.-/q-v la - a ) i >u me o- 0rseiN d t(I I I ( 4(I/ '� NI i —����-3 f I 4-..-- ,c--4*r,7 F<- 7.I, 9 ----=-=----7-- - _ v —( 1 y lti 33 �-- I I tC /- it • 1 .Z I ' �.'I i \\ p Sy i I\; ' 4 'i 7. .:.__ ''', - -- � k k N t i e ` �, - ',- —NT ® f\ aSe�r Nl m9r a srrm0 ,_ -`. il 1 I - ) r, /- A F1��4Y I r as a�1 us ere awl.�ia �l! _ I'•!: /111111 � .+n 36.d d-,1_,,,,,,,,,s,,,--16_,1.9,2,7‘;:„ G_11ir' h.x `rltf' r r / ' / i �; --_ roeo9s” ..._. 911006 ---•� 1 i �[�. U / _.. 11,11._. { s 1-, , a 40, 1 _r L _ �.�� ASO 'E 1,-F ti _ i ry i ! 1111 19::: _�I� /\ \ ii � `I I : =_'y-r i 1 §'1 / t tt itp -. . ,44# IIi a / 1 _ 1 .... \ ' 'A,),416it a I' i 1 : ' ' i 14 a; r I�i i filpi II. rli f . ig , • .. ..... . so., , .,,, , VI .. , r 1 ! I ("rrte ' _ 1 �\ Wp ,.- J//Iag �, /` i1s4 f - '�� -I 1.4 •I.. . ` 1 t F W —.i ..,: .•- `_ l \I e : \-• 1 i , i { `t 8 r' icy. r1',�-�cF'''., F3 _ ��, �\ ' \ , \ $ i ;t'. I�\\ •\ C_. gOP� M 9660. .IBM.- ;. Iii'~i g I \,\ i. 'I .+ � (-'-\ i 1.� I_ _ , ,1+,18 yy 1 F JI t i' R _ ' a ) \ 117.\9 i �M 699 SS.0. NS'a/�iN1\8 sQ L/5 a 1111 saN 1 9L" G '6._ aS / S 1°a1°I M.a111� 0 F I 1 ifC 41'31,I NOSd10ss1 S39HM\ / - /USeeUNI NIIO'r••ObrNBp 1 AtlSJ/gNt J ��^ 00-01.8160 ON 3113 60410'°N baa 00/9L/LI >100 61e6-1.88(.17d)9.86-.68(5,9) ld1d ,leiVNI111131d 3NON '11131 9.0.s GCLSS We..WI'M....8 `v 903..I1RS t!Wi.s+,.nii I 19Z 00 puoiu6paQ SJWDuK4 \- OMQL1ta816C °,Aa 0999-110(9✓.)zzos-1..(191 BM :A9 a309390 '>locwwn,p 2103 alp)s ayl Io s.ol ayl,spun,oan,n5 96699 qu.. A•array 919 9N 0/99,sa p,,.t p>a.aa�i A,np.wo low an r aepa6 obs Nil '213A121 Nl3 z \ UN3nnoJ llIJ 10/9/1 I '- 999N :Od/%9 9"yasi�uaens I0>,'p.t1,40 ,o . a ...,\r7 suA...w9 iw1 3>It/l 3�R1 d0 S3`J4RI N011elax3a 31W ON 00/9L/ZI 31r0 '"'�°r"°e.,e.p>Noa>,,o vole •�u/µ'S9jaiooSsy y len(/p uyOp N(\f n3a wns anal low%11+>a 0..1 i r ,,, JI M ... . .,. T 7 / 1 11 t`` : ' 1 d,t 1 i I Q4,. " ` r({ yy -- 1r i' 2/ \,. : 2``, it m , g `\ �,. ....,� (la l Z , 12 ( - $ L• im • , % A °:.:.,--7------,-;;.,:-----i-2--!:-- .144.T ft,-, •'• y' ys� ' iir (i /fie S .ti-.. _ 1 ' n L_ y \1a. \ .�"'t -�, \ -:---h.../., \ C `G i - t ", / /ii .b= t .�^ � b ! `' \o I R�a ` I I + mg, ; a � ` / I' , '� J 1a. ty1; -_'-a,/' l` ,t 1 '` \ \ )4,-7- ,1►'�' 41 2 '�♦ Y'Cr) / � r A �, V t \'. • ,......_______:TT 1 r I' ., ( isr ,bl 4. t; 'E , I ,11 = - 11 o l' 1 1 I . it ---, �. 9 I . ,,, L.� •�ri r -.1.----- 1 ), ---.„.1--,,,, `� ' co \1�'g im.4' 1 u__J mg Id. !. , e`-b.__ i I ,� 4, I I i `- \-, r�•= -"�'1 IP A 01'4'(3 ( / /..!..,,,,,,. g I,/,/ i. c It 11 g.z 1 1�'- ,...1 i '1 b ` ,�y • b' .'.: t 111"1/. \' `\\ F. / 4•Z..i .� dy `31'x, : m g• .:tea i '/g�`\` i L _,:::.:.--_-#::.,. •----/', \ /::-1,<‹,----,.--:-aj. i •R / .,-?-_,--k,'.,x 7, \ \ ,4.4,1 `�,,, //•, \ ,, t,,,N?-,,,`,.0,_,a 4- iI P yr br 1,a/� f!-.._- tai ,I. �.�. • �`v�� II unto��. i/n Cf mqq ,_ ,,!!"�.., ` ti 0 i /I. •i! Iir' ,4l 1 c,-,--,Q\- /1 4\ I _ 1 �6 ` Y 11 '.'• e i ,, / i 1 ',,:,:-),....L.'s \ h i i `\ 1 \ \ k Is 1_ \ r- CO-0l B16[ ON 310 60[10 ON 6a8 00/9L/LL am saos-rgg(XYd)oaps-asr(vs) 1V1d AelVNIII1138d 3NON 1N31 Oau6r5 [Serf,W....mg•awlw.unw `V o.atndrt6c )1[10 °°''""f,""'g""•"°^' ": •off pup- lg u61sa4 solwou+Cd — Bwtl '09 03A)3N) plocauww to 4999-u..nd)ZGoO-10.0191 dad lola.Nl p sa01.41 Japan.00aun5 MSS'Wan.."'w.w'6 O 099 �\ 191 09 NMVtlO' r a6poO voa3 paaua0n A�np o wv I w90NW '213AI2I Nl3 SLNf1VNW All) 10/9/t t 3NON 'Od/M9 ..”0:.adna lsa..p,.apun lo w ..........1�r =N) NOILdItl)530 31V0 ON W/9L/Ll 3. aw0!9.=.0.d so•yodu.o.u°Id •OI/t vagloossv yW/aA/ i O 3NVl 3�R! 30 S394R! A3tl aunp s Vl 1041 F1�l.sa.(pa.ay 1 N '` �— 1 0, ,' a N ....____,__ _,-....,- .-,,, ---,J._,_---- - _" .s_v-"" -_ -... -;,i-- -,,,- ----- ` ga o - • \� � J,`�`/ i I - � • i I 1� l _�� � v as 11 • "`'/ A II ° ,s ( b _Pc•` }cid i' - 4,., '\.. e g�Id F 1,-.10- \\ - - _ II / t. b N �\ aeg � t x II S: ) 1p, o h'o /' r -... �- .ate3' ..,.,,__.;._1.I ' t. �, -Er • I,i �➢.t y{yyI b ;III - . g- • 4111, •/1 \ i''-..,-,c...:.; II `� 111' `� !.` S, I / ^ )-arm - L_JA-� hal:',', ,i7/. ; �, r.41 1� - — lab >> \ .. d_ - �/ a / .I Ir ;ll \ I / II i I ('\ T :• 1 aFJ I .' 11 I �b 1� 1 I l yy .JJ kl /. \V\I . 11 NF1" hll .'-.ib IIS .a'i •- '-6:-_-_;..-__7,-,.va ., • $ t .*, I \ d ,,if;i b III o.�,I'I1 ., i -F-P:7•.-i; i 1 " \\ - �i 4 u _ ea. li hit Ir 1 Lb t I' i_41 . 3"—ii\`` \\ I -------•-,-.:_...p.'-'1,11:".---7,._:,:,..i.-...i.„__,"'a- -v- - 1 i L I - IL ;i Js -4 °'k "ii -1 6+f, , ". 1 y _ •••••'-'-•-:.--,‘ I 1 a ',F41,....--,14.-';14. \ d.. --/,_,..-'-:- .'CIl 11 Rv// - r'04 Ili \\: •,,e'''',., b\* ', or \ - ��8. - 71)1 _ 'N;i \,A' ' :-1... C i`'I II 4 "lnA 1.11 \ - �•� ��..:...�- i _ mi + vat ' t-----'-': �1� ' 4 r, --%---- , Ij1 b .I f p 'llLLf��ll li { i 1 I air.,---;.-1 J - 11\\ �r-eN '-� - n -. .rte 5 \. =� �,a ` a.. r p� b II 1 L ��' g `' \' A I�1 r• b '1 i b �� — s s C� ' �' i A`.. - — ]� , ',Y ...„_._......, . s _ __ _ _ _ ___ 1 , ,. _ a „.. . 3 CO-o.e.e ON 3113 J �'°N .E1 % •1.0 e•os-..arJ/r•or-Yee(z19) NVId ONIGV2lO .129VNIWil32ld 3NON 1%31 '1...1 Pw6,5 <rrff..”...A',A!n.u+^e N VV�/1 r 1.0 'Imr 1!au•a•r....l".I IOSl o uo u61sa solw0ul( \— pMa,aueet61 OMO ,`/ P l 38 4 4 NW WrM :le 03NJ3NJ S99S-r H(IYJ)SLeS-IYY(5013 6661N 06Y'ff'Mu.: •,an,y yry \ �Ol A9 NMvt,0, IOssaold pas.,°Z NI o.o ,NN+�r,ey.a oes NW 'if3nl2! Nl3 S1N3WWOJ ALIO 10/S/I I N9r 'e NOIS30 ua :•"; ::'7 Rw a 9 w,. oss... v.1 AT, °o%°ea•°-NaC.... yu�'ss eiaoss jp y r 3NVl 3012! JO 53941?] V N011eMJS30 31VO A3a 00/9L/Zl -31V0 'u.lo aryl 1oV1 RVN» » d 19A1 V O -IIIV. - ---...._ -I a - s / LJ aC a CA as _� .fir S."' i --.. • ,/ r II <nl� I --- f: i ) -- 4,..;<S/• j h�\• it s -- a -' 7-------4-� l ` fir' it g li "s .I.,„--;:9-..-. • �! 1 , - - --'-'-- -- -C - ' _k -t, ' ‘-`?-=-=4,-----,----.-----------=---4../(4/1"-: .a ..4z•nr-- ---... ,,_•_--- e- Th. ••, F , ,? , , '. ! ate "''-j el •-2 i t ;lil°•.•' - '\ 'c °, t ,' / G� r In ,d Ail c i• i#4. , ,_, . \.,, --r\ t I 1\,a lev l a4 ' ''''.#1/. a'� ,f .S i 'aha ,r+-° i, � ,,,--4-ir //`,-���'�i •` \ -� nrr �~..Lf— ''' �, - , I L L-r-- - i „,, r......„....... ,t,,,._.,, ,,,,i, , ‘ ....,....,__ .,... :_=,_____,______ ,▪ ....,,,,.....„,„,..... , , r„,...„..,_,.,.......,., i ...„ i r 1-. -1„, P--... `„e:3--...- , . , ---....-:_i.... -i;- it -Ili '� �„ :1/ F - �` _ r -d.� ' b " jr' -a_.//I, � ''�� �e l ' �_ `�_ 1., -.------- ;=ALT 1 i _ter I r $ 7 � a. r k S �f\ —� r tii. ....0,•'—'x \ r / \ .38fI 4 £ TT3 �� �� �; Cw"` /i re 8i _ e S ; « SII i--;i /`I_11,1 y : /.4-",,,'",,,,',"---,..7„... �.� i,� -� �fi-g Via & .� I mi ; w Va� 1 LL 1 \ y, / ? I \ I aa g .S h� Y \� - mo i. f 1 W S is .- e irL+ / y @c r,••••• 'i / ('_-W - k ``k,q,'"it , -'''; % \ - '.‘ '' 7 - . '* - 1 ''''' ' E3 I I it/ z-.\-V >\'' •-* „,(4. 4N": L 1. _ „' a A .• // _' / W "/' „,, .. -,,,,.., v.,., , , kr, r a i ( k„:".. t �M. zl !r. !� / T�3 11 - _ a ;, rr ! ,,„..” k r �� 41 Co r % as \d r k 113a r 9 o y I! j -31\-3 C ./ °all 03 a j! r ...e\ / `).! \../` ,.{ r(: 4 17 ' ��i-�_ HBO it "G F11t i, (,. v� u , 11� a :1\ yWr ', g/ _ r L, , ,--,\ 3 ; , \\'\' ' \---_,::-.‘:::.•__....--,, g,,,-------_-_::-Lt'_:,:,,,--,..-7-_.- -... -_ v•-_--:.____„....t-_,._ ....„,-, ! r. .„,- ''''N, \ �-\\ r---------'?;---;"---;';-' N _ ----------------4--3 ''ter - \\l - \ \; \\11 � _ �_-.-'- -- '----- -----:7-7-- _ —� = l''. "' �� /�� j t l4 -A 11 - // \ r 1 A4 i ' a" .\ r -\ 'l `-- 1 / 3o-01.8,6c -oN 31If / -"" ban x '.1.0 6•11-rea(xr,�1 s+os-.eH(alsl Wild ONIaV2l9 ANt/NIWI13Nd (NI 3NON :1x31 '1�4t).21// HauWS LCCSS eiv+suu!/I alt)lwunH b'^, , aoa•Ims nau a•q+�.w, .y loa O UD U61SB Sol WDIL( \— °M°z°aoH,cc oM° ' P l 38 4 t] x9r WM A9 03,133143 •�/ Iv.auu.N 10 SHHH-I..61..J)seoz-I INaIH) r0 wows ao1 Iv sa 1 n bu3 nes"v!"anvant tawny Y13 131 -.1H NMrtlO I a1 a Oasuwi3 1 1 w No sOo°H oss NW 'ii3�li! Nl3 S1NfMMOJ/313 ,O/H/I , Kir 1H NO1S30 uvn.1...,Iaa'1y 1w'a0 Hui «.•.-.a rat a„Ia..v.s rn'a.'.....a.a iw 3)iV1 30121 3O S3001N \ NOI1dItlDS3O 3135 014 00/HZ/L, 7135 oa.odam son l,oaa.,a . aw: VU/ 'S8,t8IOOSSV V JOAI/p uyop lO /3tl 350 sry1 mut Apt,••x Y— . sem. �i 11 i •ii � _ II I 0 ` � / Sb'µ.- r —� :/ p il Ri, • '\ \\ YJ- _ — 8 e J s 3 — l f.. • �• S - 'i a kms'• s ay$1 1 �, & "i, <c, f ♦I II II 1111 P II,II I IAS.\. a 1 > —1 g 5'. I . I _,I I ,, �, / II 4.,--:',..V on ', %Q4f at X1 m 'l1. lit �� ,i �'' ` _ led o" -I a �, \.___ _.------ # _ 3 a i E j 1 , ;•` 11 C"-.-',,71.--.% Y 1�-,is,.'tll j�'a�.�JIII• 't i _JJ ,_` y� — .._— i iitt • '' ''jil 1::.' ,._,i'pg,'..!CZI:.;\,;.: ..,"i'(ILI"!..-E,,L 17:'1"...1 l I TOP° e I, ,c iiiE (... . — _ ,_____ - T a? ` 1 1 IL Willfti J e 1 v a�To .1 1. r - , 1111)) . ) _-•-:-..)-q ---, ,‘ - -'-•- 4-.....,.„ .7,,, --- 1 , T 1 j ,r~sem i /i�1 1 17L-� �, - F Nl\ ` F1 t 2 I _ i a♦'' i ,e }µlli4 a .. ' •°c:.., ~ I 181^ ,.ia0"'`t _yti\ 1 1�.a _- °. 1 fir - 20 �`__ \�+ 1 ' -4-41 f),,,;1142: 11-111--- "3 V 11 \ _ i 1 j `�1❑ /I \ --k'e. L =.i ._- - 1 Vii/r--:a-113 �.s, ;_,'� , ;. f it ----- 11 H +�[� , y -, I z i 11 3 - .. • r • £0-0,.2,, -'oN 3lld 9C9Z oN 6,N 00/9Z/ZI alo0 6.66-.66(SYd)9.06-.6B(Z 19) 3NON Dal 1(7/17, w.6.5 <66ss.1.,,..ww IIS +"B� SlIVl34 9NIQV219 N b 001 alt...01 4Z...1..+4 \- 0M0'1130816[ 740 a IaZ �1 M NI' -AM 03,103N0 /�/\loswwn to S98S-l..(.Ad)lAol AL/ai91 BOJ PUD, 78 U615a(] S171WDU1CQ LL le`GaVI to s"o'fffffV1,jPp ":2 OS6SS n,oaaA ..1 04,2.1 MA 3O3 As NM0N0 lou and 9xua•3 0<yaoAyl o.a 949.4.av 6 ass NW 'L{3A121 Nl3 i o ng m• 2 N0530 Vosie,Ad^A 1»u6 A.,p RV N01.183530 3100 ON 00/92/ZI 3/YO •Pa,oda,d s6a yodu,9 uol`bQl. 'O(// VOIWOOSSV V fenflO U4Or 3)1V1 3312! .O S3oO12! om\ A3N Vold slVl IOVI Rllyaa R9,aV I 0 e - 0yE m I i ! r ! i .„ 1 . . ;521 " ‘75 ,, I i I I - $ 5 8m OE i 3 m S Z o 1 L__J •_-_-� J mow' a w t Z f—T-=',\-.T..-_.l col 4 ; 3 j w zcrl i 4.4 8' 2 m S_— I ^c i sa :y g 1 g< §- -' @ E8 3 kI "i aP c l d N as x a og �1 a 't 3 5 I I ppNESIIII cv ir ! ' Ct N71 I1 i o' 8d d 1 I W sinT - - 1 D 6 g fo-01'ateG ON 3llf x aN ban x •a1oo eros-ase(X dl Sroa-rea(a l al NYld 3Ild3S AaVNIWIl38d 3N0 N 1N31 4� --.oaufas [Cass oloaauulp >I,unana \— b^, oot na*S rwt a•na,..iL Alloa O UD U61S8 SOIWDII� ama-uaselec aMa ' 0 P l 78 Q Q Aar oro AB 03113310 ' / uwN to 0939-Irr(XYd)nos-1 rr(a[91 66611 oy� ossss Dl�anw.v o X91 A9 NMVya bale saa,oid lP euaoi3 oayl�,y�I pyo >an a Ogg NW 'L13AI21 lll3 2 'or so' NoIs3a u ^,Cana¢DNliao w,a �fy�u�Ra •'•aa•-•s a•••...A. a•t M� 3)iHl 3JRI 40 S3`Jdlil ,C)\ Na1dIaJs3a 3100 ,oma 00/9Z/LI MVO paio°a'Oo m,., a�(,Giyads •ou,�'SewwrooSS�I Sr 1BAl/p ut/O/a IE siNl po,Appa,R V I ' a' I // ,.; / I/' '/ X"' e ''--:-. ) -A2z) -- iii_____ _,..... i , i _ I.L__, ,_ . -- O \�}-1 /I a fr a>o- /.j / 'r y7 D. _-3- - r f, 1^' I -.L 1� - // r--- ` 1i, .,'1 V ! y T �'T r' Grp,I;i i r''''' , __ - • 1j _'^t- Ty 1/ Js r 0'' r I �w 1 /\ ' —.� I r r t '/ fir\ - 9 I � ' v `- Tx 1 w1 P i = ``_�� F��-►wRw� 1,11,,E011.1117/(1,:::, \ t'/ ,y •>t�\.OA 1 { :♦.� - / �� .,,, 1I ;.-,,,,..-2i,, -_ G (b .—F � t� �, -1r e � �.�� t,� _ ys ,L%`.� cam. 1 lau I 1//; I 2-,l .9 y cv \ _'.. I i I �' `:, 1 11a X11 n •—' • '/1 \� 1 ( ,..,,„..c.„._ �. ,a'x� '1.\ ��, / ��' \ i �_ k t. .x.11,1 aa, /5^ ' " :.--,:-•-•2.,,„2�__ '1 / ,y O \- ' ,, . --•......:-..;7Q5- ,.•'''/ < - %. .••) ♦ ,<<��, is,/, :', \. _ >/i --- r+ m a✓ n r-,� L __,,,_:...._,A1/4\.. \ ---0;','" of ,� „ ! \(). >_�,1 /,-\ i. s <(• h' � .fi91,''yh ,t \ l • v i � ,',/ '''••,„, <>))7.0, ,,,#'1:.,<:>y 'kee _—sem' o /•�A� e ,,,,,fIX,:',..::-Iv",,,,..:/. I 44 l! x� �vM 1 _ I ra �T ,'S I1 /�/� ``311L----,11 3 14 / Ill ,I. - � RDS rl Z- �� ��. ; ,/ i ',Ii,.a> /fir,... c -�p a , �� L. +tl1 t I . k T— t �_ �w s - a�j x 4 1 gal / l , co-or916C ON 33u /�II/�-nN-baa . alna sanx-,sa(m).or-asa(zls) NVld 311d3S AdVNIWI13ild (\)I ;NON :1%31 V ".Dau&5 LCOS.qw.....m'.,IMaN,n9 VVVV b'^, oss all•s'Wait�....Kt d ME 03 UD U6!63 s3!wDILc \— bMOZ1dS9l6L ONO 'V J P l �8 Q Q Mt NfM Af1 03f1]3N] /�/ lo5auwlY la 5999-1.1. A3 MU-1.1(6191 666N 9669.oto)w,q•Jany T9 ]9t 66..`,1a Ia.:.?sa'aassaan o 1 aaaa2 ar arias as. NW 'N3A18 Nl3 z YEW 4 NOI530 .......n.Px.P All ap �u� p NOI1dINO53O ;WO ON Qo/9L/LI '31x0 11'111.'1 so ,r%.,Voao[45]111 yU/'a'SB{B/OOSSV V JOAN)'NW 3Nb'l 3�12i 30 S3�dla N A3y uola s1V1 19V1.fliYaa t - �� e' - s a ,1 ' �i f T 11.awq.116.5 0 ij I j/ S 1a' - I� ,` F s . 2, • �' 4. ee n 1 ',.....",' ':\ .i ! L.t..1, CD1 I ,,,..--t J-- ) . ' '''' rf`''-'t 1--it '. \ /.6." ---4---- . ',I [ .717,\\,,,', [:], ' ,.--,- ,'_,J---/1-_,\ , ' .\ i , -, , , . 1 1 1 jQ i Lit-,,, 11 ) ,( , vir ,,S:.-.-_::--,-` x p C o / , _ " s T. n l W<���, =III 8 -.y a Y1 F itI m% r !i 11N BG iii � !� °w— J ..! r!I ., v ,4- ,5 ° . -- t --- ----. --- --__ ' ./I pl m 1:1 „.„4. ------. � j� ,.,'4• �IL ,p` X11 \ ' _• _ - e -- m �f / moi'1 (. ?; N t# I . z � 1 1 .J_I ti \, `\ I S S 4 f-1 T:=1- L 11 I �L :_ �> 1 '1� 1- of o 1 <4 w 'ttr}�''�l1, I1 1 \I a ' ..IAA !' .- 1^ _ ` sw ---------- ',7. --�J� ,rte ; /\2 1 i:crilS -,,...'',,1 ----- • ,\ \ , ••• x• - 7) •-•-.- • it 1 I i I - -- \ , I '..1..,,- , 1 "c\2 � { w -- .. j 4. \ N•-\ c \ , x � 'i � X210 .' 1 X 4-I `-�\ __tel ..-�� ; • / ` j 1I1 t0-01'916e ON 3111 J'x ON baa K 'ate 6006-.61,(XYd)s.p6-.66(z16) S11WI1 NOI1VA213S]Nd 33x1/MN 3NON -ll131 -1 it)1., pau5 L6609 01000.0.111,>1100un6 V 00d a....6,...0 a.. .s ,1 16x( NVld 3dVOSCINV1 A8VNIWIl32id — 9Me'10N1816C 'WO N8r'nrAt 1.8 03NO3N0 /1// Ipaaw�N 1p .9,,..(.rrd)reps-1.-01W 'o0 puo l 78 u)lsad SDIWDUU1a 0 au.6u -19t 'Aa N1aao '1°«ao a'wwa>n o e°fi.�lgv1 poo pssss 010 w aapoa oris NW •213A1?J Nl3 z jar A8 NOI530'.000,.a I..).1ap ('y�'��y�y'+)o •w. t C\J NOLLdi8O530 3LV0 Z 00l9tieL '.live °a1 ppp s nt,'ZZ., ..,:es -ou%'sejwoossy'Jenryp'uyor 3)IV1 33IM JO S39OIN S `' z a $ : L. h E g_ S�4 c :Zt 102 82ogv ;nE €sY13".tS —c p9hs@Eo -5S .>a' s aro $Sa.-" X05 4 aJ1 -935saaa• h6 � Y G `. s 3 ,g o;7, z,b-oSinagtoh SS y. s i� 3 i'6 y' I,„r� 0 E e E a e o r, ae° 5"s"`19” 51.55 1 .0 is100-r-*---- ----‘ �--- Y d yo ° $o $S o 33 v• .a..o5°8Eo ate' < 3:�. 1- A• ���.� t- Z ° 5•a 2P..., o^ W 5Ra;58.e`G•.i'Ege55a $ ��'��, =1� 9 Z Vim` 1 $E$Yv• hil 2.1;;H:IEa Sos_Eia", .' $m 1 • ep. s mfrs a 4=oasoo2':gsis �� r� m5°» h°g- aBaRb�°$ ;SEfihbFxaE a."sg�ea°� 5 o /j Sz amsLTn"' °ng $h: .S Eb�E �fio� 5�56y�h o o I1- -411 �` gxq. _" W m°t Ym 3E1 IEi 'or,s' h.S84%4Eh`.82.• •-OIs x ° • I Way' b 3¥Ili sz.v, , 6 a�h.1i14:3`.o AD 3;=,,, a s.g i4odso.5.5g1.E1 I $ g3 W`^ 1- I- ''/m-a-am a me Ilial a <R�alim..a1§i3/W4 '6 g =a• P e0 `s �� \ \•�� ) Y� J' :I�- bow N) I F 4 6 v IT N '^' /-„ 'm ..J . �e�ai I iiitt -j---. * i• • ' i 1 90 1..� / si l�--o- ° ao oa.o 00 -�F\ .( it f I t /9k1 c' ;. • �, 40,44,4‘. ie d' ,... 1 , '' '. , 404k--. , ' ' .11:',.7'-tu '4-. l I ,YO:---L.--/ 7 ''NP ' ..; 40.)\e',--,, --'"---j 1 ( ( ita---- 4„., ‘, __, iso,..., ..c. 4.. . i . ,,,F ‘, la , ,.,,,,,4 .4. .,..._,.......,--, ---—.., limiLaiT 4 c-,---- 41:11 , ,...v.,...... , 1 `4 \ i t ,0F OSAil , \ , -- Alb •• .14-w- , , 3 0,1 1 .........-- .7 t `� 0 i , • „ o ala 0\ -_-.r~. .�.. i o. t VI,p ,,,•4 a 1 ' L'I I 1A—illl 4tk4 iN ,,( \' s . —� �ii 1 0 I _ u na \ ---- - , fl 1 1 cO-0,,,,L oN n“ sLL1L oN b+H 00/9Z/CI .awn araC-reo(.rrl)9soc-r69(alsl IVld .121VNIIN1l31d ^1 NON Oat :paufps LCCSS.loaauu q•ryiMnyne \`�1 a ry)n9"OPAL•++howl'.9 lod OMO'113d916L 90.43 "° 'off puDl 3g- u6lsap solwowCd BM A9 03MJ3NJ olosauwn l0 9999-Irr(0.1)P.P0-lrr(al sl alolc a41 to s..ol ayl,spun,o.(an.,ls MVP nl"uuv1W'un19.Ls a0� 1O1 :A9 NM.NO anwnY.dW,e OBS —\ slNannu.l u1J IO/9/I 1 pua3 pa.ua=,i.c,np°wo I loN1 __ NYY •213A121 Nl3 z 6. 3NON Od/N9 pup uoitwaonc laanp.(w,spun w -arm s••f'a.w^.M.!!ru NOI1dItlJ530 31YQ 00/9L/Zl 31.0 aw Ai.'°4"d a �blW; a'lqi •0L4 •SB2B/DOSS t! JBAI�0 U(/O/' DIVl 3O12I JO S3`J4123 w • ''. gig!, 7..lia ZI, a.Lyo i84' �▪'Y:'Sfi � �.8 i E i ' J _ 5 "s. fi u biR,'� :;-: ▪"¢E _ i 5ii 1 .azc^fi y, �$ :B fi. JI J'.f sg • € !ii,..!!! Fx $aaye s asia, tl�. R12 i _ = v•::::1!! ary S; ai -, =`- 17::: f=_ ;' :::1:::--1.j, B$F1a 9? _s:; E g a_ f. \ 's 'a _. �[^'� 3;1:.� Y� w as��§a4 Ili fi N3fi" _ -• — Siy . g ' iuj YJ i LS^l,�n $c in ,\ • b 3 91 i gi a aW ta.3a3g% 3- s.,= as =s �6. :I': l- `,^ O s° a6asz 5 C Wgs''a en ti' 0 59 • , 3 aJ N60g55. 11 1n<5.. 5. ^ fi Ra N` a"4i„3e�e��V: .;YE ow c it ! Mow°,me.snm i i i \,, ' Iv11'•\'1�iI y ,— n I14t:` u 1 1 � � i l i (\0?.adv'.s°,"r%�l.'..4 1..3"it �� CxS�49N�57'�n 4 I 1 y- ZC'65ZY b.E0,bf1. � -- }4Ity� ' I I a i ,g ' jam.. ,�� j '' `-',---1 �� i�� k i l '� fes; _ f1 i F. H / 7 -- - Ii T !n,-, Li 1 i h t rl Thr i , ,, , a'.�, �--`, f . .:,„,,,d,:-/-..„..,,,,...,..;.:5,-;,--c5 �.J- -III i"'� f a oO�i• C srsmi'd e IIF I,II ft, i/�. i i L •-'N i ^ *i ' G / cr�yt ..!,°10 - E _ ‘4(11,,... .,.. ..I L an L '.---j------. a\• Jy i N:' �-'l-"�` f t•, • ct 1.1i33 4 d.1..r.w. iw. vaiwk t .-.t' i • ) �,�. a9 ,// VI lu VI,/ 1.4 aui l 1 �a �a C. - ai< t 1 /�r L ° I jam_. i -,7,- L ifs ( F 'J ,,t)/ l,' ,w I I r- .`.. i .1,• II( 11 .0,• I \` JVD e 1 C -.t. goo I i 11 ;I ( 14/...\ i ,I /y I 1 - - i, g; n , 4, „ ,, .). i_.) , • , .. .., • Id _ n -- o i Nito el L__,.._ ....._ ,. . ....__ ...... ....... i , ... . , . ,......,, „ .,, . ..... - ���' ip z 11' PC\.:, (---."‘4,---'/Irl' \-'- .' i / ” 65,,, , .,,, litle ' . :'.. 6 ' 4. 1 'S'Se'I L )` It' �\ ' "It j -- - F� � `_ _ .W4 'f. ?'°°."1:1114q45-' f1079Y 39(100105 ft) A. f p I L lJ i 1Y I Bd O`' - I 'I - N l �-' L� � -i 1 I N • •�� O F c-,.� •• \ I�"T� gg �I I \s: \ IOO 93 M 90 .LON- L J. i; )i. \,` '' ,.:-.--'' i'J 't < ! r 11 a f \ = W8k oo ,- \ \ V • ' � CC'COCI �� 3aLf,9Si(i09 i•,,\ ..'r 1 96111a 3.9000 10S` / •(ipc1, -Y\71 -.I. •'cc 4 45 /as 1 a1y '+ 1 ' I. .ry • 9L c.9 Tr PPS../I. ` IR.VI S 1 u.Y,'+.I I b= 1 n°sdn°,al i)w to ; ..xwwl war."annn I 1 1 J ��7 ` l' 1 �. lulu•/' SI • -oward R. Green CoTpany CONSULTING ENGINEERS January 16, 2001 File: 812720J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: RIDGES OF RICE LAKE ADDITION Dear Ms. McPherson: As requested, we have reviewed the submittal package for the Ridges of Rice Lake Addition proposed by Dynamics Design and Land Company. The submittal package consisted of a 12- sheet plan set which contained a preliminary plat, preliminary utility plan, and preliminary road grades. In addition, drainage calculations and a preliminary evaluation of the on-site sewage treatment system were also submitted. All of the submittal documents were prepared by John • Oliver and Associates. This development consists of approximately 275 acres north of 221st Avenue and west of TH 169. The proposed development is being done under the City's Cluster Ordinance and contains 70 lots. Based on our review and comments received at the concept review meeting and a meeting with the Developer, we offer the following comments: 1. SHEET 2 of 12 • Both the Vernon Avenue and 225th Avenue cul-de-sacs exceed the City ordinance for maximum length of cul-de-sacs. • Outlot H, which lies along the eastern edge of the Tipton Avenue right-of-way, should be platted as additional right-of-way rather than an outlot between the Tipton Avenue right-of-way and the adjacent property. 2. SHEET 4 of 12 • There are two stormwater sedimentation ponds shown behind Lot 8, Block 4, and behind Lot 1, Block 5. Easements for the ponds along with easements for access and maintenance equipment will need to be provided. ■ A few of the lots show building pad elevations that are below the street centerline. However, the typical home layout shows side-loaded, rear-placed garages. If this is the case, there will be no problem with house pads below the street. If, in fact, the homes are built with front-loaded garages, there could be a potential problem of drainage flowing toward and into the garage areas. O:\PROJ\812720J\02401Ltr 01-16-01 McPherson.doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Ms. Michele McPherson • January 16, 2001 Page Two • Several of the home sites show rear, lower level elevations that would likely require some type of retaining wall in order to minimize fill and not have a filling operation encroach into the large wetland area. When the development plan is prepared and submitted for this development, these issues need to be addressed. 3. SHEET 5 OF 12 • There are several locations throughout this plat where drainage from one lot to the next does not follow the prescribed easements. This is being done in an effort to minimize tree loss. In some of these areas, additional easements have been shown. In some areas they have not been added as of yet. Additional easements will need to be provided on the final plat in all of these areas. 4. STORM DRAINAGE CALCULATIONS AND ON-SITE TREATMENT SYSTEM EVALUATIONS • We are currently reviewing the storm drainage calculations and on-site treatment system preliminary evaluations that were submitted with the preliminary plan set. We will provide detailed comments regarding these two issues when the reviews are complete. 1111 5. 221st AVENUE 221st Avenue is currently gravel surfaced. We are working with the Developer to determine a "fair share" cost for their portion of a bituminous surfacing project together with the potential timing of such a project. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company Terry J. Maurer, P.E. TJM:tw • Howarc R. Green Company O:\PROJ\812720J\0240\Ltr 01-16-01 McPhersonNSULTING ENGINEERS "THE RIDGES OF RICE LAKE" • OPEN SPACE DEVELOPMENT DENSITY FORMULA RATIONALE BASE ACREAGE: 273.56 10-ACRE ZONING DENSITY: 27.20 2.15 ACRE CLUSTER DENSITYWITH SEWER: 58.48 COMMON THEME 5% PUBLIC USE 5% 60%OPEN SPACE 5% DEED RESTRICTION/ EASEMENT 5% (70.18 LOT DENSITY) Common Theme: Dynamics proposes to provide the following amenities as a common theme: • Park benches • Professionally landscaped islands that have a common planting theme • An entrance house in the center island entrance. 1110 • Matching vertical entrance kiosks. • Safety shelters along the trails. • 8,500 feet of privately owned walking/hiking trails • 1 mile of privately owned 6'paved bike trail • Side load garages • Street Corner Monuments Public Use: Per the consensus of the Park Commission, Dynamics is proposing a 27-acre park that would be deeded to the City of Elk River in the future when the Life Estate to farm expires by the current property owner and farmer, Mr. Richard Thompson. Open Space Over 60%of the 275 acres will be used as open space. Much of this land will be preserved in its natural state, with approximately 50 acres to remain in crop production. Most of the open space will be accessible through private mowed, or wood chip trails. Trail locations have been proposed in areas where existing trails and mobility are suitable. Signs, and a rest shelter will also be installed for these private trails. Deed Restriction/Conservation Easement The open space areas will be placed under a deed restriction, or conservation easement as agreed • by the City of Elk River. 27 acres of open space would eventually be public park. 1A • mce.A1 DESIGN ® LAND CO.) Ridges of Rice Lake Open Space Development Major points • Setback from road, maintain rural character. • Community sewer & possibly water • Farmland Preservation • • High quality lots (adjacent to open space, views, woods, walkouts) • Attractive & unique amenities • Pedestrian friendly and inviting (trails/shelter) • Balance of land use: (natural, residential, recreational, agricultural) • Work with county forester and builders on BMP and pretreatment of Oak Wilt. • No wetland fill. • Creates permanent open space. • • Unique to the area. 555 - 3RD STREET NW ELK RIVER, MN 55330 PHONE (612)441 -8591 FAX (612)441 -8604 • EXAMPI F OF DECORATIVE OPEN SPACE BUFFER FOR STREET CORNERS , .... . , , f iii,.:10i:1114 1,1-ttrio .'Til T r t. I _.,--• ',,,,,,-, -47.1' .11- insaiii [ 1 '-...'.:,,I4.1-111111 'ft' 1 I 41a1:1f,',7-::-,, trusir,i7t , --,— , l' T fi:L ;-.! 1114.:1, 4,3r..,Hr.,z:..r,...li: " 'Z'tt,r°14,4•E i, .: 1 1 L, 1 ,, .,.....i.+ ' --..1 , :'.-ei..,v,::,,,.4.`,:..., - •..,,•—, yo...., . ....tiok,c_.,4,1e T----,----,_-___ ..-;,,„,.....,v+.40. ., ....... - .._,.....mg p • '.;...• .1 ,g, -'17;;-424:b -:,-., '''. ., !1 ':L Av,4,-$1 -* ,4.. -i, -,tiX16%- •- . .iSte:-.M --r- !, •2•Afr...r '.-,/.'5.0444-. -, ,;.,.:1?',54.: .,% j„.. 1 ,, ,,..0.,„ . . .:,4„...cp..,,,,,, , , ..,,..t.,./. . . _ •?4,,"'",s-r& .;. ,4,. - ' -''-' =•.••':•.•,;:`:"--L- 4 4,,- - ••,. 4 '4044*-111koRte4618'--.-‘•-a -'' • '. • •”' •",-,, `-ri"...f.-;•••%• '44 ,•-r,..- - , ..... , - -- f. specifications 36" height 2 (10) linear sections of iron fence • • 7 .'i . \ ii 1 '*1,, Z • it. ' 1 1.4 iv, c. . A. Fl ,,LP tlIT ,A.-.7- i q ,, a , "sem VIas } ,ll 3 f il;. itl z, rn I 71 0 71 f 0 , --, :.t.,,,,,,,,,,,,,,,, , - -...i„,..,A.:..i,4.4....- r ' -:- ''.... .:''...r.j j' ..'"‘,''' '''.1...... .,k.., f••k• ....,: ... ..- . •: :,..', .'.-. P 4'''q:. ..:'#k*Art li4i'P• '4 V*4 N'tr. ' ' .1.;"''.1.I'.ki. ' . '.' .'' .0 A'• t;•.. ." *-- '''''. -- '. '' J••,:,--,...,.64!:,142 .aeirit....1- •''''",''.-,` .,-• ..!-,Z,..ligkilag,'P. "J7,- ,-;',.?.j.t;)?. .,,.....,;,,:n1:...,-••!. --v-_,.. ...--,.,,--..".:20'-'-!4•!•%.,..,. •- .1.^.. ,`:.,.".. . -..- - •-..... . . . ;;1P.1 it lap"._-, , ._- -.-- ---_.,• .;.7,,...4., •=4.,*74,,v41-: ,- ,_,':,,,--4,,,-,)44:46t.jik.. ----....':-Pro".-. .t....ittiV-P4t.::-.5.4" -... .:.- •,-..•:-•-1-q:..3.1.4.6g7.-- -10;51....k4;i.:11-N4t.A.Wi.,.., .'.ft'4•Iii:- . 't - : '7'' '('''''t,if..-•;•7--,. -, .":,t,. _ ' 4.4c---0:,&.*::- . • .., ' • ,., tAN.i, .4.' 4-k• ,• . . . 4414,1:.? 'AI 6ta,e ,..1,..,...-.7, :!.... . ,....... • . ...,.. ,..,..; .‘. Alf?", ,•;'...'„:„o•,.ri;.,•vo..ri•..pb.,•;,.•;.,•,:s7.A.,,ovr,-g•.•••r-4cve,,er•4,'.•ty,.re.,.i.:4.,:-.J. ,•;--:,-.,7.,."1...F•I'l.,,,a,..rri..-W:;'n't14:P..t.,6:,-1.14.14?iv.i:44P4.1!..4.0.":: .' ' • ,I.‘. for- • e4'•'42.."P:40. '.< . 4IP • .. t. ' "."'''111..44,4",1;.;4g-.. .2. ''gi..4.'s' iL,0434i5-. 61.,:+4.66-" ''''' • - -'' ' ' . '.'.............''...'...,..4,..'•4:1.4..64.,4.4.f.., • , :a . S ,., ,, ...,, .Watt, . . ..:"...t.:..,;,D,-471-7304) , !'''it',10•(°. „... .....;„:;,,,,,i7.,:„...-.......4„,4„......, NI' \• " .•0 •All t Ar .._.,..- 4' '.i' :'''......," ' \.!.k...• e, V..141,z,-,1,-.7.-ii Irl..,' 1.1/4 „.• .. , ..•..„:„....„4.......,...... • ...„,..1.• ,,,,-• ...,........,....„, ...—,..„....•.... , ,•,•, • ..k •,•: .....>." • 14b. 4".......b. /..,... .... •.," 1 ': ...t. • • ,'.,.,;.."...!7.::.:__-......,.......-.........7.;".. .....;T.Vitl‘‘..14 till fltitot Fj4ril'.7.7';1.4.4.g..k,:',. L.V..l'i V-•4 : '.3C.'..4‘..‘ . .V.i/r.•;444.41'1i....;-,..s: NL1- • t''''. '''''' :,---..-.••-:' V itc..3 W:.'v't v.4 li V..t.A11 ‘. ,.6.4 4 Itilx.1111.-...5... vi, P - .-• - . Id%-,- -1-t-,Ir"- et Z.'s•..-.... - , n - • .-- ; , v. .1. . . • .,...i..1,1 -. t,kt .rlitoi..-"L 1::-... -. 411111. ezt1470" ..*' '•.••••• ,...-----:-."-1,-.-" ''•r"" .41,ki‘‘10 ,:rt,"-..,::- :Iffy - • \ ttatl 7 16 •w , . ...- -;-..e.,.4t.,.. .\._v A...•It - --. It- :1...w . . ...trAt-,.",:cw-,.* • - i.. .- , I Ai: • 4 ,...,..4.A, , . .....,... .-.-",-'-w ;Ix,:.,i..t;1-1 i • , ‘,.._ .v.,;,..,,....!...8.,... • ....- .• it.,..44p.„..1 •; . ,..,:„.-..,„,..:- . t.'„, ,,,,..,,,•.1.."•-••.:.. :,::1;.* •i, t:,, ..f.. ,,,,,CtilePk• •.4A..1o, • 1'1 .( .1,1 I,.12, I)k.11(I) 1 •t1.1.,...•. : ,t,,1,11'.,..„.,, 7,,,,..,\, I.,,-"..,;:•",a7i:td-I Ial • at.- : .er;' 0.111::..,,Ik.••••• . ,i.,.....,,,,.,„,.,, _ • .vv. :....,.•, I. •vS..t,;..4.— - ' '- '•.0••,';`,.... . ....-.--,- -- • ..---' k\Oil l';1(,1\11 ,l()11C(1 ,N,,!4•••01 , ,-:.-.m,..,',;-,,,., \,... 1.1!stitv ..kg i. , . ‘ - -,.........---. , -,.' ,._*iet`'''._..7.,'''''ffr*,'4•,:''''' ^.... .411N1".".'"ti*....- 71 C'. ....4y,14:.'; 11; ''.t i',1 :' , , --,k la - i.it • _ . • • ....,-.. -, -..,,,.:.;,.. ...,- -_- .,,-,.„ „,..-.., ,........,. -,.,-.,,,.i..,..„..„........? - • „,(..i.ii 1 44 ii;,-.•••;7277.7.71 ,11k2 Qiiiit, . . :,- rh ,. 1. „ 1 ,., II. . .,..,••• ....„,,,„..et - . ,-.........,7....„—:-.-..„•, ..,,,,,,,-• ,, .. ,,,,_,_:._.• _.,, ,,,,,,•, 1 ,....,. ....„..,.„:„:...„..„,..„....,.....,._ . ••••_•„ .. ,.,,,...,,,,,,,...,-,- , ..,...-. — ,.: : •• .- __-,---..:- -„-_,.. ,(.„,„ N,, ......... . 4`,.:iv,. -... _.,.....,R..' . ,.. . - . 1 ‘4..... ,. ,.... tt-'•'-'4__,-.-t--c--f- ..... - ._ , ., • - -,,,:',.,-z. • 4`,&;-,;(r. .1;......4. '•...:,' tra. ".-..-...r.,....-..:,'.. ' -.....,........" ..... ..,..;-ii--.7.,.- - --'-"';:-:.:-.' ..r'''.:....:_::.:'. .. -..v.,..-., . ,- , • ....--, --..lici• -.&,,,,,.. ,.--- - ..,-;.„.---" -:,;-.7....-...s.,.,-:-- 7" -pyi 4:.-,1"„x-i! .., '______*•,_ ---... ..---_-=.---7-------„7-.,.....v4-x..^ki:.--- ', ,, --..,....„,':2,•-:-....,7. --4. '1.35%."..ti.' ';;;,4-- • . $,A''''.41,1'.1'..7%.' .-"'"'a.4.54.-# .‘''' '' .%".• ...... ..-'''-"...ax.- '..."........!:',"----..t..r..,-.,,,. /.,:,..Verte.;*.‘4 E4t-''. '' :'.'4,i‘r. IP4M. .7:•..',:-''''•;; . ,,..R. .....-. .- ,,,,.--......,:::•;;';'; .:'":.i"?.?`.. ...":;."it.k....i2;a2; ''.iZ,' ,..r.74e.„,.., ,_lt:;--4jr,„. e-,-,e1.:•1.'""1..-, .,•'0*-,t:::::---,,%••-.....-•.....-7, ,; ,.,,f.... ,,.i,i. .,,„-.„;;,.,;.„4„,;•,.%•,F,•54::14.-'.-...•-•./,t.•• ,r,.„-,443y.?"-• .„,1,.„,••• • „ .;,;',4,-,1%t".7,--.::,!-:. -1,3:-..,,,,,,,-;,',..,-,i't,;,,,,,,,,,• -.• ,,,,,,,,,tolz.c.,..f'4,..-q.lvr,,1-4,,r :04,,•,_.,......:"*"",0,--1.4?..." 1.1:.ta.-12f.:1',.if '' "• " % '*=.-,-,:."" ., , '--.'''.,. . :.,1:7'.3'"-,-4, ;•:,,:ck•li,' "'"5,';''.' ?:••,r 4*',,P;',.1.?,.'lb,10, 1,"ii:Ce„t:Tme''• Ter ti-t-!;•. ••-•-:••-, ' --.. ‘.....6;444;t:4-.1.::::: •• ._:,.A.1.4:::;t N•Vizrxr:P:,,41-:J. 45,,A.i..1.,,,,..weii..i.-.444,s-- -•• fr•,:i•-•,..-:•-',4".••. q,•,---.`7 Ifb?-1--,,,,,,-- •!*-4s.'47.; . ,,,....itt4i.,.:-- 15.11.<7 •- il„.4.•L...-.. .7,.-40•Pit-s:r-,••••"---•• • -•''',-. ..' `,...r 1 ‘0:,! !4•••'''4*, 44.,÷'?: '':^,:f.6"-..'"1..- ..4.-,,l'--..... , t% ,,..,:'CTO'''' ... et0 ..'i l''''...;;;OWS,.t. _ g-..",..-.'*'-tifre... ..- ''',i'. • •,‘. .1..' '6: ..',.,- -i''' • •-.'.. .ruEt.""•7":•••• -''''-'.': •VA. .: '', .-..,,,,',. ,Y.i,SV.•:/..... •'',..t-,.., _71,...,1, . ..:.....,..1.14-c-, .",.........--•'44 !;.... "t' 7.7.....4...... . 0".. , .. •;::.L.7.w...- .. •:.:-.1....:,...,-.zyz.,cql ,... . g.fr,,Pf‘ 77:5--7------(-' Icf: •'..ro'' rtbil,-. ..t ..,_.,,t,...-;•.4•4•.t.:1.9.---'''..- ---,R=.....kiit -i.: 4-A.-.-."'-.-- -.,.f:!..7*;-:-;:.z.'-,:: I;?..elki .TAFA'?.Teimcs,,- if..yz .-:.:t....-...':-_-.7::.?C.:144.)...,"-.' .":`77.2.0)".24 ,1''"'",-',..!":2-e- --:Y.-.''- ..---j'-.472'''."--';''''':=•,'-.'''-.--,.,..c..-?'-'*;ige. gififftt; i',/.,.,i1,1,171111111111111111.1 i t . 1 Ilpillift. lila au ------ - :. -..,-.., ....,,,-.4.•...-: _.:„.,..-_ , , -, ...... ...iii,..w!rf--,...,4k• . 1.tv'' .... ..1,1-y,,,;-,- -,...1t.,,.,..s.-4 ,41,,.....-,..,.-1;.....44-. ....-..:•..: .,......;--_ ---.- 1 I I'i.. - .. •'ip•-;--,-,-,.;;:j•z",li '••••• •-• "'''''?, :::.•,••••4'f:ikettl.rat-rV--,,'..•; - -..= ...... , .,. f i i j. .I 4. , ' • •-•-.-,,- --- .- ,--y-...,. t4...,4f.... . --i,..-,:-.444,.. i.klYievYti,:-...:'' '--- -'-"'-'-'.1. '."1 ..:-.. ,*:'''' --''''7.41 I" ' ..'f ''41' i 1 1 I I trip..11.1......... •imoisaat ,%-.7k."7"---444'.0. -:-----N*.i.::;•ft-4.-1& -„i-rfirlf.4:.-,-: ." -.__"-Ii-:-;.; '-.:.--7::,4.-- -- - --1-_-.w.. - " ' ' .st‘ licitly,11111 iiiiiiiiiiii a 4 ...t.".1.7.,-- _,,ektf,,';4,..t.7.,-v_,..r,..-;..;,;...,:,.,:4:7"„tt. :,::,-7,._,L,:. -._,,t_fH10.,'''.',„..:_.±-'''',.;..41&_'":F7-:,s;-7...,t,:iL..4;:-., . _..4,30i ."'-'47,!q-e,,.4::•-,,,,„.,,,.,...54,7,,,-...... ' ' ,,... iliiiiiiiii 1 ,-/Ifitill, . t •'- , Ati-- - .-,,-,,;.•$_- ..--. --..-• -..., - ----...,,,,,-- - . _...,....,------_-_- ,•.:v-v.,.;-*;!-_-------:•--- ,-------.4,--,;-,, ...----- - .....„.-s--2:4-,tt,- _,-.,.. .,..--4..., kf-'''''''- --1.----------="---- .-_-- -- .r.,..-+.4.-.;.•.>-.,,tr3.7.T-,.,-.-. - -----=----___,.-_,---__..- ..y.;•....:-2,,4 0 ick. co:, Pi-eCast Leg Benches ,.....ik„,„,,,....„. - --..„.„..„......_. ..-- ...... ., .) .,) 1 . ,1, (...nch :Ind it hacl:s are extrumel\' .-..----4.-',•-"civr .. •'4....vri-,. •••k*ZAVC...3,,,,k, .TAC9t.,..1'..,P.c... .... .cl•- ;. :,.-.Y•4..,.-Ay".,..' ,,, . . . ..,-.-..47.,!lt,...:.,.,,to..:..• , ()Illi()It.thit• ;Ind 111:Idl: 110111 pi',.INti ()i coated ,,---,-ft‘T• i: 4,..,:it.--7.4,-,.;,-,..,/t.o., slotted or exp:inclecl natal and finished kVith OW' ryji(•ili(_•(1 •1()i)(;();11'" process \vhich :Kids 1)rillizint :;,.....-,•-i•t ti`i.7"-t',i*".:1 .-..'• col(K, crilLinm cvs eltirabililv and reduces aintenance. ;:"...5`;',i.4r- l're(:" bench withsi.leg Bio‘k n slotted metal The. lop( 1T¼1 proccss is so clie'cti\'c that it chilli- Moelel CCS-PCSSBEN6 „•tf3f-Vhirkote: males the' neecl for \\Inter storage. and is virtually ., intintcnance lice. Bench scat and 1)acl< only avail- :11)1y In Brown. Ships knot:I:cc! clo\vn on one pallet. Simple site assenthly required tw., . -1,117=iprzsgsiza line.1t..ittlfyil•r:".. ,.;•;.. :. :11437.!,., ,. ,. ,.7. , i,. • ....-rAytac 44.-.1.,. .......1 ..._....... 00,-___,'_`-f.-..„.,,„TV - el.. -:riacizs,:,..-c..--nper.:••• ,-.:' . . ;:' -...5!.`Ni-,: .,;,,,,.,:.T.:.,•,r.'.,,•.......'--..•-f....:- .1,44%, ..-...,..,..ig1.1 _.,•'' ‘410111 i.-;-. 111iji....._`‘'.-,'-''' .477-7-4'--'4U.-.,& .....i.ik.:••-••••• :',Zr..-9....r''."1/4. '' --- ,'="`' -`4,''''''', '''''''''';',-011 -.,'''',--'-f- ....x'_ .;....a.''"it-•-r1"...-•. .- , -,: .4 ''' `.. ',. - .eh 4. ' .'" • .gdoe "4. .l•-•"--i—in..'10fitV.144‘..i.4',.k{'.'i4•741.4101;10,6.'''Ai kiNicb'Llki'll'(..4147eNitt\ti:',.k..47Q‘;.1,.....,-.---.--.1 'Ilikl.'"life'?„:)47.1.4(1. ..t%t.,4i,koC:tciat.1:‘:.:e:;z4e.4..2iffi./tzti)ti 's • ' '.•,;(!tyieic,•!,:.)...:1C..1.;!-;'..W.7.1 :.441..4.• . ,..„„,,,.,„g: z...-., , N.,;. ,;ii »A. iiiii ._ .....e2,1,,04.1c,,,,,;.• 3„.f.. .cli..7mf,..:..,,..„-..,iii....., 1. . , ._- ,fil '-'t?' . ''• •.„-4,*„.N.t",:;?;Zot--44.11.••••,i'Vt--.1:4",; -."•''-. -'va,.‘\•‘..Wkrevev4=1 v• i':.. .-.4".••,,12, 21/____L_______7--,--,.../..Zi... . . .fr ' 1 /1.611 • --7--;1;:••:i,;•. '. ' ..S'471D,Wtql;7.• ,;-;;li.:.';,-••-•!''' V''..0:''.';' ' .-•:;';':,:"--::;".;-: -.?.1..-...7.,:-1-,...1-5 it:Arit-:&44,11.1P.' ‘,';'-'?'',i--s,,t1:7,4-: ---. .11-AliA' `i'k' ",--;;!...,.at.:'----',ierfr-'4:,31--%- ••,..,C,0:7",".'''-- - 4".:•ki.,: .- -• ---- '• :: -.4.. .sli•'?•.'t ....?..04,-::..t:4,.;-,;...?e.,t.d..- '._. ,.. ...1,tt.,',*', __'"diregi!'. , 1 , 3,1*,±k7,-. .. '-,•1-1.3 ;'••,_‘-',.....i.:i.,,,:-,.;:i„,ef,,;i1.. ..7. -.4..0m., ,,, .. ,...;NIfirry:.•...Yr...4r,--. ..tr.-- ---- : :17,-.'"".•: .7-k.'s,'•k1:7-trtY-147"."!."I'''‘-LP ...••• '4.1.-7,41 ''''''' - . '' -It::.•-:-..---.1.1 ,,-,, ,.....,...,.-::-..7... '''..44.....4.%,..:•11.''''.1011.4,16-t. .. .:,,terr.:-..,,::7"T..1,,.. ..,..0,!,..,.- • -•••;;:f."17.-"' .'"'".% - • ...'.....!"111". -..'". ..,,.:;;:-- .1::›Pi -'3122t,... .,.. . ' ......40- ,,.??'....'' s' - ' - - . '':.--- :'-:;''1:'<7.-7:-• , ' -....". ,.s.".' :.: . ----',421.,..,...- .11..4....:•--.---:q_e. ..,...... ::------.--.. -: --..---- -.--_,..-,_..,-----....- -------_,..„ ._.____ - . .„,..... •• .,--...,...... ....... ..., -- l'ii:t .1,1 Ii..,.2, 1),,iiiii \\III; ii (¼11 ('NP•111(k'd IIII.LII \l,,,I,..1 ( ( .., 0 ,..o<\WI \(, • c1osKs ,3,„..L,,, Le-c-j" i L-irk • -y . ...?LPaND i 1 1t.J!'_(irn EN C e,ST THE • L 0Nf. .i• 6 1—(2.1>rftE .' :T • RIDGES ir 1• K: , RIM:Es 71 '•:il � RICE LAKEs. f� I t - 1, 1 rr -. t Stmt IIJ F*2.-e-t • Design Search Plan Book `Plan # 12311 2502 S• Feet �, T '--7.-1.1% --�,' +�Lt, .rt ti ,A.- - . ..,-, , ahM ...417.2". -.-v, are 7: -H p�j$+. --..r.4._r .1'H, .rY`' ,r..' 4. .M a'2' (- ,•` ',' :i•. ! ._,., �,f-,A ✓'. ♦.moi ��i- ? ,` .-T, -.7-m*.,. fie. ���.-x(� �� { - 5.. `, ' -;',514' H .:,4-.''''. " 4 i i �•"• .�,w . , i �`t -7,:r..., K /'° �. �1''° j 1 . J� � `� « if A2. ,. . .4:4,1'4,f`or 1.'"..V...*:::4 •21°:1:7 O' .: `r a: ." * "^.. f v / '., "„n . r l . +'T 75ai y ill $ 'y7F . 4 _G:*""' Mr • s ,-.''''''744. 41#00.444.311:. :.yCr "� . "�' '^ •K '.," c �u ,:a ` • � ' '47,0, ~* '^ h.en � ` 4,:,4,41.A.,, z i k«' ° rr ; #1' t "..+1' ,�-.{(� ,,,,...14;.-., ) , . Y �§ . !-� a V��,, r^^��4(�{�r?``,:�:.[��v4'f' 54..,'f3r 1,-1'_. moi'•x ., -a... 1 11 -x.$ 'fir'.--tt. -7Lf` tK t L: 1 a V I i i! ft ,,v.. r r-, ..'i-�Cr-- 7&Y ' 'it ± Cvp't;!t','>�i�.: j. y r �; t 't ., `�rg a'� �.f?+ r+ft': :+rl►______....a - _. . f+".17r .x} . c'4 it cr tk+. 4S Ylf tlI [, --,0-',,,,,k;;'' i 1 }t -- � ..a.---w�,.,F � z w1 1 (.� g 1. li t n '01.,,,1 0,1T r �„ • �' 7%41.0,r--,0..;0.16,4:' '�� - ,lr ,'d ),, ,il ., ,'I�„r 7 ' J i 7.,” i _ ' �_.._- ij ' }' i.q' 'a r.a [ , ,?f a _.. r � i f}yl f::,..r.,, ,� ; �,.Y:�,f+0• kk — _ --- _. iI*rP � gn7 1t. 's it. i. H.;.A '',' Vis. ' 'i t f' Waif[ .wt 4 P -..,,v:,.„.4'.t„, �',TA , .rte w�. ..... . „�.� 4 i �, - / -es e a, ..,. ,„It...) �,t "'3i,e,,,,..-,,-.�`�� ,„__ r:� p---___„--1,,t, �a' '� � � cy��?iAa^��'x,� `+�` .. .'•�i , , .. - , .,-- ,-- is x. ,. I1 j 1) ,#^ =s, err '#.'� > 1a.1za a S l -,, •�-.Z +�--k 4,*fN, z 'u,;t`w.✓_ ..sa„-.�sr � r 1 ��y R71.,^E. �slm # ,,1r'�" ,.-.. v X.Tro kor.,.3„ Dna.,.'g' , 47,4„:.........00�` » ..„.......4,41.....u.,........„........, .a.t„w- .+ __wa....",,,,a _ . •,,r y ,,gt.)-2,, 4k i.. w s+- ,,,1* „,.‘1,',',t 4 Front F.Icvation If 141 .1 t ' • CALL NOW TO ORDER YOUR DREAM HOME PLAN! 1-800-447-0027 I Dream Home Source, Inc. 2000 FP P) JAII 12 zlij January 10, 2001 Mr. Steve Rohlf City of Elk River 13065 Orono Parkway Box 490 Elk River, MN 55330 RE: Ridges of Rice Lake— Proposed Residential Development Dear Steve: The Ridges of Rice Lake is a proposed residential development which is located approximately one-half mile to the west-southwest of the WMI Elk River Landfill. A plat has been submitted to the City for review and approval. Specific concern has been raised regarding the construction of individual water supply wells and the potential for groundwater impacts associated with the Landfill to affect the water quality for the new wells. The Landfill has developed a groundwater quality monitoring system for the deep and shallow groundwater in the vicinity of the Site. Residential wells in the area are sampled on an annual basis. There is no data indicating that groundwater in area of the proposed residential development has been impacted by the Landfill. • In our telephone conference with the developer, he indicated that a community well would be constructed to supply the individual residences. The well would be constructed in the bedrock aquifer to ensure adequate yield and low concentrations of iron and manganese. The new well should be tested for a full range of drinking water quality parameters after it is constructed to ensure potability. In previous discussions with Landfill representatives concerning this issue, initial testing of water quality for a new well for potential parameters associated with the Landfill would be coordinated by Elk River Landfill. It may also be possible to incorporate the new community well into the ongoing residential monitoring program. I suggested that the developer contact the WMI Hydrogeologist for the Landfill site, Terry Johnson, to discuss recommended construction details for the new bedrock well and the initial water quality testing. Please contact me if you have additional questions or comments. My direct phone number is 612-339- 2316. Thank you. Sincerely, B vir.\mentakResources Group, LLC Awl"4 111 ' w Matthew L. Ledvina, P.E. Project Manager Cc: Terry Johnson, Waste Management Inc. • E VJRONMENT,At_ RESOURCE GROUP 900 Second Avenue South Minneapolis, MN 55402 phone 612.339.4750 fax 612.339.4990 4,=48°59'25" p=17°23'06" R-3p0 00 L-756.51- R• .e0L=2 '.71 ,„ G'3>°25'39• R-550.00 0.359.28-- ' 11 Z li ° a I le,. 'I • Y n I n m • r \n �S w r 1 aN :m e NZ" sL , k :,- - N \ \\II -'--..% °' „\ \ W . z '\ \ \ , L-' s \ W \ \ Z - _ O b F` - 1 / Edge of Wetland m I V e T.HARTMAN I 3 \ 877.0 - 100 Yeaf� ' �_ Flood Plain -- -191-___-- --.."I,/J''u .----- \ J / /' -)) Edge of Wetland I — /.,-�:'n �.. • F.lI `" N g :: � �� - H sf nq /�I II+I 7.z 50-Foot ./ ..R -.f •'j„1,o,. o„se , II6276.0 5F� . Setback �"'`�:. / \ .. 1' /; ! ,s `\ j11� ;1 JZ ! f 50 Foot �' 4. - _._. /> --Ft. J11L - // \ '7 \ Setback ,The North\ITrie- t /'`� :,'- ..-J L1-�'�l-/ '0 !/, 26.5 6 SF . �` �! 7 • of the Sout -----z--,,,,-:---_,"° . �_ `�• 1,1005 feet 8 - I �� '"at 7`T- ' � - 4,J I !i i 32.383 sr, _ ' 93120 W-- _ I 'i �` i'T 5`0 "il 4 N00/45"60.1,1-=-- �;I .t� 111 ! ,1 I C S.4/ p common with dl Lo OUTL'd�7 C be own . 30.00 ' 74� \ \ 67,8/2,5k I h. _� The North line Fr IS.g�2 SF , i \ ! �,T,-. ' / of the South r,.,---,489 3120 W fit I I \ -�• / .yi �_- �J 975 feet r' 4.00 I il' 1'`\ III \ q / • -�� +' yr-f T U.k K.KNUTSEN �{., - _6 ,•\ \ �e i I \ ( ,, L k_ 2R3l0 SF '•, 0.'�� s - ,.,.-�..v'�^..,� Ifh 21,732 SF ,,�,>'.'1 t - -`-i -r _^� \ °\` .. '71(1 L/' �1'1 5 �; 0'/r' : Ve�� I 1'• -21,6835I' ../In I 'ro . ,034C e,�</<" 19.691 SF- ��-�\'- �\ _J L --_ -'-d t.) , „\\\� 1t .. \ F-"'���..11 WARDIMJ MIGEiS \ -_ ' FOUNDATION t,- .„ b'. ' /i 4/. I ul PI: J 1 lI' ✓�/ 1391 SF j 1 ; 3` )11 o- 11(ij' .., ,<� 9 . /7 �L 13 22.9075F\, -)/11\` _ .1 `` 4 24,140 sr ,�\ to 9 . �/' ? \1 g W-1 /1 '-'TLming o'r .� � %y;,/ ': e oi!itl I ^• 177 i/i7`I`', Outlots A &E are for Z .. `•�! sir', / -• 26,6[[l sr..., ),t 1, 1-..-.-;:'./:.iI Frivocy ber&E F.k8.GIKK ; `il I /. f . ,l ( 1 /1111 / 11015.208 6F;A.I/ a / I ( _� `c 'G , __-F-i% 1 �— I' 07°381 '_" f.. 2 f 1 ( . ' \_, \ - `IF - 43.68 Ie. I I 1 120,047 SF ` ��,} ..I° �- + I'l -589'05'12"W NI��� ,,�/...'•�;� i � � e°, 1' 16 00 II / \ >y i ____ 1 // . # c.--.....-,,- '1 pct s y O'U7JL0� F.. •((a-0; 1111 OTY OF '1\ i {�iI�� \.\ 2\ \\ .u .34.267 SF / ,� ;j/ / T.NARTMAN 117 I ;�.: Po '1 12 �: •-- i. n ID I i - I' 111 1'\ �_, rte, 1. })�, �"_- I • _ % Foint.pl j1 r� t-i •1t I1 - I%• / � ��� v • I c • ♦• y'�/j Bg9inniP9 1 ' S --- A.a C.pENA ,6J \7 ' Parcel 13 �' Point A L __ _-_'P 21993 -1' !`,' ::� /.. T7 / �• ? / ' 43'9^1, _ —� -'4 k9' I a0 L 353.37M ;_ M9 „9 �� Pont of m �. ,� 1 '� ',I. -L''"----7"-.2..-A'..0'.1737,.." --73.-.... Deep TI Beq nn n(7 a t.) 11 ,r-� .-..- ._C� ---�1 7�;,a,h ;re,S 4.o5 Mo POr J =—_ .w, �.._ -- ' - 167 frauD"' p, ". �.. - -�1�+..85 - �� .47-^=-"- °29'23" Cit's Esm is _, u '""W_ 1. 22 85 r /�'�, West 1/4 corner, _ 2286 Meas. Sec. 32.T. 33. R. 26; --- -- y c:._,.. .._.. - A Sherburne County - ._. - .. _-� ..- ..- Monument �� - - - -- - - - - — - U.S. FRIG-SHY • p� 2p. 30 } a axil' ` Z Fj� +•�.1,O O O F ITE- t7w- _i' ■�1ri� w In � CS • � O Z o Op L 33• 2'31 e ,. 0 1 !i , o 0 100 200 300 if* s s P,,I W �f ! s�� o SCALE IN FEET -.rSh-►w 0 For the purposes of this plat the West line 8 > of the Northwest Quarter of Sec. 32, Twp. 33. 5 4 m Z Rng. 26 is assumed to bear 500`45'50"E. SECTIONS Sr a 32.TOYm*r 33.RANGE 26 OWNER: O 3 nTom Hartman O 18675 Macon St. NW a I Elk River,MN 55330 • 0 a (.1 < CV(763) 932-9111 SC l- - N CV tEl m Z al DEVELOPER: LEGAL DESCRIPTION o 0 Dynamics Design &Lond Companyn 555 3rd Street PARCEL "A":(Torrens Property) m Elk River, MN 55330 .. (763) 441-8591 That port of the Northwest Quarter of Section 32, Township 33, aZ u z Range 26, Sherburne County, Minnesota, described os commencing at the Southwest corner of sold Northwest Quarter; thence North 89 a X U ZONING: degrees, 16 minutes,'46 seconds Eost along the South line of said < z a 3 u_ Existing RI-C Northwest Quarter for 367.66 feet to a point to be hereafter known o m O U O r Proposed RI-C/P.U.D. os Point "A"for the purposes of this description; thence continue Sr 2 North 89 degrees, 16 minutes. 46 seconds East along said South line E° ° N far 313.48 feet; thence North 1 degree, 48 minutes, 00 seconds West a °' 0 Building Setbacks: for 90.63 feet,more or less, to intersect the Northerly line of o a c c o ro 30'Front Yard the right-of-way of U.S. Highway No. 10, said point of intersection Z'0 o o I- 10'Side Yard also being the actual Point Of Beginning of the land to be hereby w o'`.2 o Z 20'Rear Yard described; thence continue North I degree, 48 minutes. 00 Seconds naw West for approximately 1827 feet to intersect the thread of the Elk - :a c 3 Ca River; thence westerly Bong sold thread of the Elk River to a n o IY intersect a line bearin North 1 degree, 48 minutes, 00 seconds o w ....3 West from said Point�A"; thence South I degree. 48 minutes.00 $o u,. 0 seconds East for approximately 1829 feet to intersect said �� Northerly line of the highway right-of-way, said last point of v`w • 0 intersection also being a distance of 33.84 feet, more or less. a'`o c 2 north of said Point "A" as measured along said line bearing North t,'Et E z o N Drainage and Utility Easements shall 1 degree, 48 minutes, 00 seconds West; thence northeasterly along .`o d e o`c .. - said highway right-of- way, being a non-tangential curve concave to e, v r c v sr be shown thus. I I the north, radius 2179.33 feet. for a central angle of 8 degrees. u c m.,...>2. c v I• - I 1 21 minutes. 19 seconds, and length 317.81 feet, more or less, to -...9. 0 a' o the Point Of Beginning. For the.purposes of this description the -a o...too cv o West line of the Southwest Quarter of said Section 32 is assumed to I I bear South 0 degrees, 48 minutes. 31 seconds Eost. V II I I EXCEPT that port platted as FOX HAVEN COMMERCIAL. Sherburne County. gC' 10 L10 Minnesota. 1CO aila I I PARCEL "B":(Torrens Property) Sr. C ° C t. That part of the Northwest Ouarter of Section 32.Township 33. .c w sob CO,g a Being 10 feet in width and adjoining Range 26. Sherburne County. Minnesota, described as Commencing at 0 to t right-of-way lines, unless otherwise the Southwest corner of said Northwest Quarter: thence North 89 Co indicated, also being 5 feet in width degrees 16 minutes 46 seconds East along the South line of said 0 l^ d anal adjoining lot lines, unless other- Northwest Quarter for 367.66 feet to a point to be hereafter known u m w wise indicated, as shown on the plat. as Point "A" for the purposes of this description; thence North I �2 g�.. 4 Z` degree 48 minutes 00 seconds West for 33.84 feet, more or less, to tv K a ..t.:700 intersect the Northerly line of the right-of-way of U.S. Highway 1 4“ a a No. 10, said point of intersection also being the actual Point of e en B w Beginning of the land to be hereby described; thence continue North . V af., >•.�1 1 degree 48 minutes 00 seconds West for approximately 1829 feet to ` ro j s. [-'2 a intersect the thread of the Elk River; thence westerly along sold r p°'^'vt ra GROSS AREA 24.333• ACRES thread of the Elk River to intersect the West line of sold e C „.1 h Northwest Quarter of Section 32; thence South 0 degrees 45 minutes '�, m to 0 S io OIITLOTS 4.123 ACRES 50 seconds Eost along said West line of the Northwest Quarter for to a'-- N 4`- NUMBER OF LOTS 19 approximately 1905 feet to intersect said Northerly line of the highway right-of-way. said last point of intersection also being o 4� distance of 22.85 feet, more or less,north of said Point of 0 Commencement,as measured along said West line of the Northwest -3 Quarter; thence North 89 degrees 50 minutes 42 seconds Eost along said highway right-of-way for 114.11 feet; thence continue easterly -along said highway right-of-way being o tangential curve concave to ' the north. radius 2179.33 feet. for a central angle of 6 degrees 39kJ minutes 36 seconds, and length 253.33 feet more or less, to the Point of Beginning. For the purposes of this description the West line of the Southwest Quarter of said Section 32 is assumed to bear Q South 0 degrees, 48 minutes, 31 seconds East. Together with the Z East 24 feet of the South 975 feet; and the East 20 feet of the Z r- North 30 feet of the South 1005 feet; all of the East Half of the Q Northeast Quarter of Section 31,said Township 33, Range 26. said J County and State. J Excepting therefrom all that port of said Eost 24 feet of the South Z Z St 0- 975 feet token for said U.S. Highway No. 10. R,1 / Also together with oIl that port of the Eost 191 feet of sold Eost - > r / Half of the Northeast Quarter of Section 31 lying southerly of sold Ck Z / / thread of the Elk the, and lying north of th north line of said Q W IX 0 i\ South 1005 feet of the East Half of the Northeast Ouorter. _ 0 Q EXCEPT that port platted as FOX HAVEN COMMERCIAL, Sherburne County, X w Z / Minnesota. 0 -JCD - AND(Torrens Property) lL W -I That y. \ � ..--, Minnesota, lying uE Easterly of theWest lineofCOMMERCIAL. Eost 24.00Cfeett Uc diiikof the Southeast Quarter of the Northeast Quarter of Section 31, G \ .3 Township 33. Range 26. Q \r}.. �� I AND(Abstract Property) Z .\ � - - - Cl That port of Outlot A,FOX HAVEN COMMERCIAL, Sherburne County, Minnesota, lying Westerly of the West line of the Eost 24.00 feet \ of the Southeast Quarter of the Northeast Quarter of Section 31, SHEET N0. i Township 33, Range 26. I / \ C _ _-_,_ \ \ \ I 1 , $.�; /OF 3 LEC • � \ \ --age— ` I 874 \ \I- \ �ai 6718 \ \ \ \ r 878.8 \ \ •• 1 Edge of Wetland 877.8 = 100 Teal Visitor 1 Boot Sli�s .._� Flood Plain Private / _ Boat Slips � � J Edge of Wetland / _ l \ /iii 9 --. /I i ' '-`\/ —..,,,,,..,=%--- 1 0 , house9 1 i' _'Pi, i l y�;/50 Foot ✓ [68"F Setback / s•4r..r-- �\ \. '�\\`,_ •I ..•/', • ,, . Off•^.. \\\Q it I I ,/ / (, i ` RETAINING TOP BIT.,MAT \ WALL • �. 1 / • "��''-�, .. ' ) �._ - .. LL--..-7 / •,}, BASE e,iral (....1!..!-"--1.--.77.--- -.—, to I/Z.. a` • _ • 974:76 , 6°'er -� �1 OUTLor, C i : I. r ' . 1 ;,,;I. `' / f MOUNTABLE C01 _ i 1:. '' 1t' n `/ t ��r �� f • • ��t,/J, �,, ` !I 1,,; -- j to• Lots 4,5.6.7, Btk I will be Custom ,�� J�� I' e' - \, I l' \i / F.„ f/ �, '6r, ed at the time of house construction P ^,A.,.�C 1 '''.:j 2.(' -.✓ -- { EMERGENCY 111" r 5 '' :'� i �sfl111Elll l SwALE ; ;N\''3 \ • n ' \� , F € ):. �� / /G/ilf' '__ `' .2 It-`. _.I 't� 8781 I'I Ci 111 tIlaNi / , . . 1, �S., _� 1.-..:‘,,__,,_....1 (1 i i '..._.._:.--..—_.7_ ----!,.. . „„,..,...._... .. .,.. ,,, ......., 2• '�OUTLOT F , '-' ll.ti1 �, �� �\ \ ---- C '-' \\ \ •' 0i ()C1 r – �pJo' — • — U.S. ISI E1 Y c ---- — \ END o a Existing Contours � Proposed contours NU Silt fence p Z W Possible House Pod Location 1 With House Type &Elevations p FB =Full Basement 0SWO- Split Walkout WO- Full Basement Wolkout FBLO- Full Basement Lookout i 100 200 300 u Proposed Storm Sewer FY—� SCALE IN IN FEET \ Proposed Spot Elevotian - O a • p Direction of Drainage mZ •R R o 0 0 _ 50' _ N• d 0 0- c Z " B/C • -+ I- -' p Z of cn 14.5' 10.5' • I 10.5' B/C 14.5' p NO r N r m MOUNTABLE —.. 8.5' 5.0' 1.0' — m m "p O I CONCRETE ZLa Z Y Z 1/2'R 2-IO.T SLOPE CURB 84 GUTTER I- �n a w t, X w I \ 6a-<--Me ®i® nYaNT c O U>0 O /2 I " -� < - .. - •- 4" CONCRETE SIDEWALK p`mN " MIN W/4"CLASS 5 AGGREGATE BASE u a� u \ 2 TOP SOIL 11/2"BITUMINOUS WEAR COURSE _o nq6.....r x (2331,TYPE 41B) a o o v o 0 b1 1-' is e N' Z t- 1 1/2"BITUMINOUS BASE COURSE Y v o o 'if I. 17 1/2" .1 (233LTYPE 31B) - °a T u r L;EJB 28" 6" CLASS 5 AGGREGATE BASE 4`o a" APPROVED SUBGRADE y c :"o 15 u x (CRETE CURB & GUTTER E l ` d - TYPICAL STREET SECTION W/ MOUNTABLE CURB t e o En- u N i a W a N p v c, HK O e N 4v r Ora �O gb y%%W q. W V h h t OF' T Ids H* k 4. 8,,,� � "k. Qy j E� �Yh �a 4 O � o C. N d .% t . pl',.I. t:4 p 3. • Fq ,b.�N i N O; uJWN W,.2.. W z_ `0• � i OZ /� o Q Z /� J z QwQ cc,, w CDU Q LLI CI SHEET NO t,„,,;/4ii 1 OF 2/ 3 • • i ' \ Gla' \ \\ \ \ 'o 1 � � \ Edge of WetlandVisitor 877.6- 100 Y Boot SlOs ...N, , , Flood Mm Slips - Boat Slips Edge of Wetland \• I / / 4 - 1 J 1 fxsfoI. I I! lq � .,✓ 50 Foot /- -� :.;:,_.-c. t o HaU9e g I I' %, ) /:/ Setback / '-'74"7.L1,\� ' % ' J �• rt• / �,c. /2 ; , i-7-/ pT % \ . Setback jI Iciii.....1.„....,:z..................,./` , 4_ , 8 -r-7 ._, ,""iftisralf.44tp\--:,. .....--,----:..._-- , •.t.0,-- :IN. -� -----13),-;,--'`-_-- -- , ,2 _ �, ouTLox c , \is • ,," ,. :X 1 ' ,i ,, ‘, .. _ ti-, ,S- I{h s V ''rte i —i r` _' �,1 if \ ^ \ .'.5\ f \ ig z..,...-....:,....=_r_. --_ --- a , I • I -5-� 1 I• 1, !./ O 1 yl , 0.3, _ ._____ .0000 ________..y.,,, ,. S t2 I.y' 1"_11 ...k4 5\ ,,.---'•-• j% '„ \ \\\\ , . 40 -+..R- AI.11. - Y - - S.fl • • it it • GENERAL NOTES MATERIALS I. All overstory trees shall have a minimum caliper of 2.5 inches, Z Balled & Burlap (B&B). o 2. All ornamental or understory trees shall have a minimum caliper a of 1.5 inches, Balled & Burlap. E 3. All coniferous trees shall hove a minimum planting height of 5 feet, w in Balled & Burlap. o 4. Coniferous shrubbery shall be the following minimum sizes: w m a. Spreading - I gallon, potted b. Medium - 5 gallon. potted o o c. Upright - 3.5 to 4 feet, Balled & Burlap 5. Deciduous shrubbery shall be the following minimum sizes: 0 a. Dwarf - I gallon. potted o b. Medium - 3 gallon. potted w o c. Tall - 24 to 30 inches, potted a 6. All mulch used around planting beds should be rock unless shrubs o being used in the bed produce new plants through the roots. Flower beds are not required to hove rock mulch. Professional wo - HDPE edging shall be used around all planting beds and shrub Z plantings. o 7. All open areas of site not occupied by building, parking, walkways, - 03 0 1 or storage areas shall be sodded or seeded by others. ci W 1 8. All landscape material shall be guaranteed for a period of one o o_ i? o_ Z o year. This guarantee is to insure for proper installation and sub- J rn z sequent vigorous growth of the landscape element. O o no 9. All landscape material shall be installed and maintoined os per m m Minnesota Nurseryman Association Standards, latest edition. The CO 00 o landscape material shall be nursery quality stock. z z x z 10.Backfill for plant material shall consist of topsoil (free of lumps, w N < oU.J , w twigs and rocks), pent moss and fertilizer applicable to species. a o o u o II. Plant material shall be planted as per the planting details. 12.1f ony plant species is unavailable or in the opinion of the nursery- a`o c man a substitution would be more applicable (due to soil type or ,h° location), the engineer and owner sholl be contocted prior to n:,--.,:,'''' acceptance of the substitution. o a N a y x 13.Spacing between plant material shall be industry standard. Plants ore shown at approximate full growth diameter. A s v v° z° 14.Tree wrap - All "Thin Skinned" and ornamental trees shall be c▪ -0 2; wrapped in accordance with MNLA Standards. o ° v O Q TJ - -w E ° • o _ v v o Uo• _. m x LANDSCAPE LEGEND -1To t W ' F o, w KEY OUANTITY COMMON/BOTANICAL _ anV o w`° in o° V Q 19 RED MAPLE/ C ACER RUBRUM - NORTHWOOD 1 °o ,o 051 N v-..-N- a v 19 WHITE ASH/ '" M h 'y,co FRAXINUS AMERICANA •�3 T I tea, 1 p h vR J 0 — — — — TREE PRESERVATION LINE gi e a 7, I $E. N- ati tl R.�O ?�O y N1! a .Vl g A !F.mCqvl//rte -; o : - � tm NOTE: I1._ hW`,_N W`. DECIDUOUS TREE -PRUNE BACK , 4��, 0 b . 1/4° WITH ANTIDESICCENT ^ � r.'� 0 CONIFER TREE - GROUND LINE �, aA1i,/ TO BE SAME AS EmSTING IN 1 THE NURSERY /�,, 0 00 , Air 0 < 0 CIL 3 GUY WIRES OF 10 GA. WIRE Q eL / W 120 DEGREES APART J Q / TURNBUCKLE Z Z y U r'/ / FOLD BACK BURLAP FROM ; • Q TOP OF BALL45• Q WI Z Z _ > J '.;e. 24".42"x2" STAKE DRIVEN J __ . FLUSH WITH GRADE LL LyJ Q rr,..w....., 6" MIN. -1.. _1;.. \ z _z MIN. 4,1 LOOSENED SUBSOIL TWICE BALL DIA Q J Z Li i\ \ / TREE PLANTING DETAIL � \ \ — — --i- �//z^ SHEET N0.C ��'3,4. u 3 OF 3 1 1 1 1 1 ti ��g••45I Q RAZ MARSH FAMILY FARM CORPORATION FP H TheN . orth line of the S 1/2 of the NW 1/4. Sec. 4>« y,. , 5�4.'C'. •«• /( / 589°54'55"W m 2665.59 �' _-- J. . ) % ,_ ti ✓ i . 0 7 i J r . iF N a I. rn y .< .W, -,,,,,,.._...2k �kZ ... `I ? 'f1. o• f ice << f.-- 1 ._ : `•-. .--....s... ''v sr ,r a ..`. - - \ ,._. SII _ in el . w • "' °ORA!Z t �•t.: i .I •, r,'\ L\ ��� A '�� / ;'� _ 11 , y 'I Ill _i . meet% .�..,t — ,... / ' 7 /. •,� •�. 1 The Soutp T f l of t�S ie.,of ' ist. Sec 4 \ .� // 19. � \ve /•i I��/ / L``��l „\ The tf th line .] _ . f 1/4 Ze:'M1. , .. .... \\ -. `i1�7 C 1: \ --. .� SIS� ' /-- ,I� • ,1 ' I It'la II y L %; a I:..lir <\ ' i / � � Ne _ G O { ,a!• ...'” -.. '-' ,.' ' 4.. '',\'', takil)11 ' : 2 I I I '''- .'' L '-t:' I''te-0‘6' 6 '' ..'i . t I �`J� //, \ —nom _ '' _. « ja -... ; r -� \V 1 : - _ 11.—''''.1.6,.L!'--, - --- -1 - - - i. .2‘...------h\ - j % j' r --,-----7-- , t'-7;7_ ,"t ''s \',,,'.1.:v. ' i:..-:. 1 t?kji;1 ii �r- » S 3. • -• ; it 9 w / —� r Jr , m „u,,.4.1,,,. ,44,39,7045..E., ill 1 I :.,....„`.:.., _ 'aoao[y. ...___, L. )....., i lij,111 ktiz',-,,,', co,fr,•,..,--,.:::,,.. i ,,,i ou4i �aT 1 • 1 RSB �. i . 'N$9°$2�3�Z ®� .A 3 �µ_ ..,i '' .,. _- '11 �,� W• \ �� al �fcpwS6 I� / d,�l�,i`l r � $ S'I `i ., I } ,. II,. . y. , E.f. = 589 4243 k '. 180a.62 _ c7NOMPSON300.00 221ST --AVENUE • NT- N89°42'4s•E The«South line oDOLGLAS&JACXL YN HIPSAG I • • I • BARBARA RADEFELDT .- I. The.North line of the SW 1/4.of the NE 1/4, Set!'4 I ; 1 f 589'54155"W "i1332.34 (�- 3 J z i / i 4" ) , h w tn • r .• 2 s w ,,;, ! i O,'M 0 200 400 600 o I I J---- ---. O Q F U W'+ '"" % r 7" H. «. <,c o SCALE IN FEET _ "�,� ."/ .(\1 '.ry ` U+—. - For the purposes of this plot the West line of U t-•4 ..�- .. .7 ;c. the SW 1/4 of Section 4, Township 33, Range 26, y.. n. y a Ina is assumed to have a bearing of•501°00'06"E. 1- G P. t= •cr •:( W ` Y M ° M• �t {I{I{I C,-;:7),,` �$nw 0 Denotes 1/2 Inch x 14 Inch Iron , `�,, .\J'4 1 w' Pipe Set With A Plastic Cap O 1 �`� Marked R.L.S. 21729 cc Z sk - 'i \ ."(n) 1Y • Denotes Iron Pipe Found i `, :. ` 1 1)1' rf '''''"-e-_-- 1 \ o W w. f • ‘... 7 Drainage and Utility Easements shall } ^ ,,� '\1` -_ _. , be shown thus; 1 1 - m .. \ m p X .�. ��`-.-'";`t I s Ci Z Y Z S89'S1'32 ' (i 132971 i _IQ___ L --L° E oU 0, v Sem The xay th u l iike S tj t/4.of the NE I/a Sec^ - ,. a o' ^ • � ��Amk o NTJ'm21« N; ` `�\" 1,...` � Being 10 feet in width and adjoining - %a o z • N -ti ▪,\ ` ��\�`i I r "C right-of-way lines, unless otherwise a'"'" o, 1 ��;, .• v., 1 < . \Lr indicated, also being 5 feet In width a.'o T �L z , {-r" �n',_.,-::?1,>.1:'...\''. ..1,\ \ I i3 ',-.;-",..,,s. and adjoining lot lines, unless other- t o un°' ¢'‘ I I --.,, s,�,1.-:, i` I y • f i C wise indicated, as shown on the plot. «3 m,,$ 00 C t __1,__J �Ql�"+ y \ �I\\ I ,t i OWNER &DEVELOPER. w E` w • ''''.2..2.- --: 5 L-�f t L--F� Dynamics Design &Land Company �.L.`o 0 o c J - -- 1.6 .0s-1-'4\:.. :‘‘,.:,..:::,.,. ._\ - l "I % 544- 3rd Street NW o:, y .ii . , ▪ --c--A.„,• 30 o f- o 0 v\ Y ' Elk Riven MN 553 v c o«> c ) �� \ \ �� rs (612)441-8591 L n`o vi o in a �� a "t{ L' / U 0. --.‘"\4t.,\\ \. 7 f . a 115.,. •-'-4,_ 1 •$' 1 \-i '' ZONING: V Existing A-I LJSj Proposed - A-I/OPEN SPACE PRESERVATION PLAT o l I a d J`i i Ne O N a) Cir' - " : r-y Building Setbacks: • .4'40 may �'%p • .l - 0 1 : E �'C�\ 30' Front Yard ,4 y 0'O y q''? I f iC 10'Side Yard. 5' Garage Side V '0,_ ks ce • ".. I V00 aw '` I 12.J.' 20'Rear Yard 0 B `kw. d.6''''' G P m I .7• �'O ! I ) & a v .". i,j d 0 l 0 0..;t'`d GROSS AREA 273.56 ACRES craG d,, a w V ) I 0 d oo' I q o8 r., . R.O.W. 221ST AVE 2.41 ACRES QN a.'- , 4,-•kit a' 0 00 00 - OPEN SPACE(OUTLOTS) 203.75 ACRES '8 9..1,.. p - _i I! -•0 0 1 },---'T MIN. WIDTH 80'(100'Corners) �y P C -q .i I , S�Q _ MIN.LOT SIZE 11.000 SF(80'x130') , o F 1 w 1 ,, ;. o 0_ —___ —_—_ NUMBER OF LOTS 70 ' a a a a _, ---%fir T,! O C 3 a � r •,I r- I•� LEGAL DESCRIPTION: . . co m c d` I tt .) I ''�. I , The Southwest Quarter of.the Southwest Quarter of Section 4. in °j o �, ` I 1• I } Township 33 North, of Range 26 West. Sherburne County, Minnesota, �'$ ;5 1 - LESS AND EXCEPT therefrom the following described tracts: (I) The OC 1,,,, West 300.00 feet of the South 290.00 feet, as measured along the w I c 0 South and West lines respectively, thereof. (2) The East 250.00 I 1 ‘..� feet of the West 850.00 feet of the South 468.00 feet, as I 1 8 F" measured along the South and West lines respectively, thereof. w.. II I ,'4'' AND • )I 1 t o , , The Southeast Quarter of the Southwest Quarter of Section 4, • 0 I '( o r Township 33,Range 28. Sherburne County, Minnesota: 1 I ( AND Iii -D • • ta • The North Half of the Southwest Quarter of Section 4, Township O Y C F.- i. -• I l I)R,.• ) j _ 33, Range 26, Sherburne County, Minnesota; _ Q 0 Q `/. I ', I "I .��, � _= AND J J ( ) The South Holf of the Northwest Quarter of Section 4, Township ` Z -, } 33, Range 26, Sherburne County, Minnesota: LtJ � i F--- I• ..:, i! .� m i } AND / U ' • d 1. II in-,' Cr . I The Southwest Quarter of the Northeast Quarter of Section 4, ` c, W tY C gy �.._._ w. �fi�. Township 33, Range 26. Sherburne County,Minnesota. % > 0 Q' < •... l \, tq ( • Ls. E 4" 03 Z ) -.) I0 ,_,. , max- IQ `'' U) LA ct Q� Q o LJ E °- . A Sherburne Count ,r • -~- 5, Monument .r, ( :* -r_ - rrr' ` -• f iN y y -' y - - - �t� / r� SHEET N0. / - a 6 /A i I,T 3,1IRngl�26 D IS&VACKLYN HIPTA1C :), _ secnoN a.TowNsn P D N ..e 26 A 12 i 1 1 . _99U i. 390? i 939.: 1.-l.t 939a 939.5 _ ' • - i • 9399 1 - / / / (/ ^1 i • 1L� ^.,,-� � .9.ors S l // __ /// /'1 _{�111,.Z / ,�M 940 9 ; 1 ( '-'1-14.14-', /// 4 l 34.063 , ,0.-� 14 Z7-�_.J_,"1,-•:_,_, :, �.. '.. //- \il4\ \ --- _--_- �' .-i-'-ii-1677.i,4940: iiF J 9a 9 S\ \ ��- 2jfi .firms` / ,y� \ 1 { -. r. • 5x1.6 r' S 943 �Y/ {� `.\ \') \\ 1 \t \\,57..542 sr �/n OUTLOT E 1------_ �! ��' \ � /.;:4,7,4:-....: �\ 153.22 Acres , J_; ,_,I-4� \`\,\\any /' / •54,,4 • 1 /l VI- LI-1-.'j 941.9 (- �\J/� L.II '/ I 914 4 7 Y - — ''Y 0 .• . , / J _ -Z...(*. . . '' / / .. � 944E 995�, I \ \ { \N �/ \ / . 994 E. { (� 97 .iN , \ 1l m \\ ' \\ 58009.SF //, /r\• \ • F/� \ I I \ /tr// rte¢ ym \ /. \ I I ! '\ \‘ 7 r G \ 946 e: ' / - \ • I ( I \ "(\ 37,140.3E.Y'//,�• ��T . 7-------- 11,, ,._ I 1 • , �( I 45,630 SF ;1q n 1 1 ,.. !!! \, \''moi/� --i;i Yl� \: P, 1 7p • v _'.dg 199 SF 0 // I L it 9 / \<;\. r 4.4 4 y'ib r \ / �. .1/ \\ , / 9aa9 �� ' II r ,4d 62•6 sr jI� `\\ \a.*// .36031 SF\'Y ' 1 �• J'/j \-',C <,\ il r \ • \ /� \ i . �,41 ii 8 h,'' ,•\.i.,//' 30.ff9I SF ,74/!\ -^ • �.\ '-1 �_�/ i I// /r J6,940 SF �// '..•w, �/<`. � /% ! /' ��� C ' :it\,,ii,\:1,k, _' 1 \ 11 L�'? etY/' 7 -)r/ �� 1-/ : / .3x2SF ! / '' \\I /i/t r' 32.°4:',./7//f-//://-421 2(7475F�%rfir' \ p�^\ \ R.b�\ i� �' J�� _t '�{\ �,.\// * si'_ !f // I �'/ % 989> r ":4----3-5---.......,-- \ \.. !2 � 1 .__-_ 1iY _� 1 j//•/'24.067 SF,br// �eT `\ ,�., 27,448 7 j- gV.. :1' • rt1 9451 a / / Y/'� \ 1/// 5 96 4 4.'e1 \ \\ /..-/: iri m • •,\ —'o 2'// / "-., /4•-�. 1-�� j 20.701 SF S�9ea 2\2'N :/\: \/' ✓ // 31604 SF r, / 4 U m { i' i I I/ / -.. .. j/ 18,998 SF )/>,\ JC\ .-\ '1 N ti. ` `\\\•\`‘I . Cr / /{. r 4* \\' Vii%\\ -JI ��1 \ �1 \ ���%e { , \ 9]3.3 \ \ii // 3 •l?t� 1A‘.--;trx ,9.w Oq.?1,\\ \ • 11, \` //✓ .12 '1�\\ \1 24331 SF<O, Qa `• �<� :tJd564 SF\ `q�//�•�-. c ' 7 \ \ r1 r � '^ w`!,` \\. f /� 'l (l��_'Wf SF1 SEE SHEET `__.--------------- ._.._--..._________.4„--- ~~ I 939 5 11 9}9.8 -:\ i , /'__I�,�-�. �`_``_� _ `,, 939.E `A`I'L I --9s0�j I �.i I� � ( r -1 LLi z __ \ 40 2 i 9177 _ I(/ �' 't 1, • -7-..-.. 5:-.:0."......5- -�. ` \ `\ I '-L.1, '/ 939.9 W Vt tl 458 \.`... 111 I Cl '/^! ...\ \\ '-`. 3. I m Z I/t SF -(.b -.J'-`�Y / '�!% ., .\ \, \ �� \ \, (1 11 939.8 t / 4 /: //1 1 I ✓ Ij / C -.I 31881 SF-1// 37019 SF ,74, • \i I \ \ \ s 939.8 �/) / __JI♦.-_� //._ _ 1 - _ o�` 939.8 / / ,' I ` - `` 910.1 W -6- •'0„. a co -f--_____________4 - T —.� k71.:11-=-•".6...---r-7.7-f': -� -', T1 ) :ill::,:-,-Fill i IF /. 9e4 8 \\y(-/ \, �`\ w z t / ) ..Vrar�"-- / Ji0 II mo i• .- L / /OLJTT�OTrQ. I 6 , •/,i,JIT '�`' 1`- / \J M ` 3d 778$F II�w }895i iii.,"/ /t/' %, ( .- �\ 9}aE W o 0 ' r / l I / •/ •'.4- .�\ Y1 \ - 940.[ \ z i- K a 30 O\I; I i_ e( lIT _i_.' '54'1.'4_ Two� •"' - '1 ^ \ \ \•\.• A1a9 �_.. 940 o^, n • t 1 J4968SF r/ // '�\\ \\ � 0 z z z .SFT /' w a. 3 U rr ib jUJ / I �I/ \ , 0coaoa 095 SP,,,* /' / I \ i - o m o c� o f , // C N V l �% \n . \ .-194 `\ E• • o� -Iii• / i tlI! :�''. ♦ \,.,1. �" /��//! d o.\ \ \\ \ P}ice `v N.J,-, N ''a__' - - 0_.3`, \ •. _ 9`4 4''2'/ - I1 -•'-'.,--->c1 • 512-E,3 w A. / /�' -ed.\ .:G �ir5 0 /: r �� to I'll,' 't R '\ y� ` � \ \ �a� .\ \, ` 19 ,//� _ f -..."....-4144,..„T asI 1 h 48.IIS'SF' .\ "t I a o w 0`o c / \`•\1 27,l35 SF,\0�'% •.,953 8 '"4!``' O \\ .\ p ‘668,4 _�. N ii 1 \\ // 3/045 SF' y'r1./ Oil \ \ 1 ti \ -.. .-.9 \'�'-. ) \!. 41,577 SF I• i_'� ,' 9j0 ,tl N , 5-7 6 1 \ q - q.. • . • U Ah rd mk kt o1OUTLOT'H/ / 7,548 SF / � ' - `' ha ots1 ego ' 96]1 , Y 43 .62 /)l / ` \\ 855 SR\.. • / i• )S ,r. `�90•'.� `. - 0 h W:2. w m\° / - a88 i I - / ; /\�, I I '' <4."-.' i II ET � 9422 1 I .� 1 I i.j f 1(/,1;f I IJ \\\,g:/` 1"4 -- j:--f'. �\ .. !S , J/ L-.. • / ' •/JI I ) f•I 1 Cet.. i 1 \\„F'\, ;Jis3a SF /--= ” `i \ 9918 t. ) 4' 985 I \ 0 I/ �1 t f ,�; \� \��. �i.9 /� / OUTLOT G '1,46.2,SF . Yi v._� w \\� • / • -:1 • 3 \ ) I I i,//� \.'\'\r:,3&8Q9 Sr ''>!_ ',n /� , h 1, '�•4 ' ) a_ 1- < 0 Q - • f is h• ..... 1 1 S r 4-") w �t lc—Re-:Di r (/ \kr 12.-\\��v� 4r Wil\ i I �� ) L j —fit 992.7 �1 U >- I I • 1 1� \ /� ‘</9872 1 1 v '1�1 ~^` ` W C 11 11 1 1p \\\ ,';�, \\\ 3275/5F / / S/\ 2 I I , �_ l > O Q' Q IIA \ 8 / / // \ I m �. 6i`3 Yy yv L ti (n Z �n )1 t,,...----___1. aa; 1�/ Y'‘...,,,1„,.// --.A',,_,.........-,- .d J.:::,,..„2„,,,,..,-....,....-..,„.4..„..._-•- „, `-\-`,, I Y 0 • L- If 1 \\ ..;7:539.X90 \ a. W W J I ,i 1i- 10 ,a\` 1 \/ r > w 1} "- II 26 443 SF\\\ / f i" rte\ ./ i / v II .`S 1 C.,,_./...,- - \`h,. / f, .! \ ,, \567 sF (/ > 3 �/ J0,306 SF 1 d \\ /3' `-✓� \` / / I „� i IT `'OUTLOT'-'F,_, 0 ill L_� . - r 111 --�91'- ' ,`}�C11 .�� •••::-.•.‘,..:51.///p ) 6 378 SF 0 ,..71 /...)--- „...”---....,,.. , ,,„ ,, - ARB-- ' 4I I(l �.,,,„-.., /aT 1 t e ,,,-,-c--lam-, ,J 7 'aql•» kVi �l, OI 10MIMEIMMOM=C .300 995.1 L of SCALEIN / I2 11 1'O) 943 7 J 1 , ; , \\/i /-:-.....:-.1:::-.:-.,:-... �J�/i• j 4'/ 944 4 _ ' - 1 ;"�1 `` !/ •. ,1 1 / ,• '� 945.1 \; ` .. G �76r /// ` • • - -__- r .1: ,._ • I SF) \ l '� I 1 43. t N.-1-r_ \\' \\ \1` -(4 ) U` P 1 l ' .ev1 "'2k75/ 946. \\\\,\`'. \ `LYqlt,,- \-_ 9a5 a OUTLOT E} �k,\\\; \ " \ A ew 4' Fy } 15322 AES T \ \\ \ "..."'''-';'--74'42-',2:_i 1, =j ._ 1 ' es t 1 l 1 ( moi sss sF �, i I S gy I0449 9,47.0 \r �' _` ^ s_1 '1 - 94157 I r , r( IiI i ( 945 0 (I s' 1 '� fr" 7'�5 s ; 1 I I \ 111 -95v -1 r /yi'� r _ c 1 /1 - ""r -,-,a;:::-.T.- 4.4 Ir' / .. 11- / N. 11 fl I )� l ..-4 . I I{ �_ i /1• ' r e I I \\ r — 1\\ -/9.950 SF II 1 8 II r } \ \•. \ + I :i,oaa- :I 215 ju Sr �: • 1• 1 r \� SF ,� ,9,45,4 I ''944.7\1 t �\ J \ \i' \2,1•0_sF/,.v,`�� .4U _g� „_;211 g6 ai/ --? ' �_J Y a �' F15r-!--3r Iur— �:+,1 }---7” ;\ ):', i ') - ,, X56 + `,11 1('--T x/11 r }I I l ! \ \21 /4- yl+hf i I:/ / ,11 11 ,1 ` _ 1 `a\ F/r., %/41 31 �i1 1O f 2 ?111 1 I 946 j I . , [ _ , \ _ /f 7 �. q+r:11194911sF'$1I i 16F,483.SF1I1 23,603 SF.R __ / ,� 1 1 J • \ t 4,/ 4 +U ;1 11 I11 II f i. ..._ __ ' 4 r _.._ / . 1 ; _ i r - - 1 \\U X_.;-19923 sF:l+r 1 j1 III 11 I • WF_D GRASS ' ,. • TRAIL(I'm) /- -'�-"'"� ..�� ! / / 9637 i r � � \ - / • H � �ea t}\\, F ?7,,.,..--/, C l,� �P.zo 961 SF-\ `fib' %�,� 1 , ( µ 11 1 .. 4 j1 3, 1 '11 E_,,...96a 7 .1,/ /11# 6 --.\ ' .3`� j /" BITINioUS .. _. III II , (9.7/6¢SF _-i^ , / 111:26.204 SF '.\\\✓ i/ ?R 7YP) 1 . 9a0 2 11 ,/ 4= T .....,,,y> -,/ - - `'' ( 24.434 sF 1 1 Al _- -t i 1 1 . \1 ' 1126.033 1 11 I *ell sF \ aa' V 93 '' U;' 4I I'll 1 -)-• /� I . 11 P.'�f _ — _ - -- .JII._ d '•Y50 ( , 99. 11 0 .- • _ ✓r .rs P.1 m rTur-� q F a j.§ 1 I I ‘ ,I ,-. ! tr r' OUTLI�Ti C 9.38' 1, 27,696 SF 11 I� 2, I ..'. ,,� s,T 1 r rh-=-`_ rr'. 1, 259.6Y g 1 Qi I III.II ""2697 sF 0 e 1 (-7 ,4y, / ' ( i fi-: 1 j ' 1 ../ C - 1 ( • , 991 — _,,,r__ J l_i__ __-J. r A , 11 • _. -r 1- f. -`\ i (, ' .1 ! •r1 -17- 99; ,_ , ' U �..� . 94.7 .�. ' l ''.-1,0' Y ) U 1 r y ea 7 r T'1t .c 1 -t r -- a •� ryy _r ' (/ F, - (; �) //,..-/',4)/-' /1: ', 'OrlOi LL'• 1 V r�..� ' _ Sl ^) 111 �; ' 'y T j • �I , rV \ �' k I ! ! (� ) .',-` J .' i 1 it ti titi, J -1----,_. = 1 1 997' /s w ® ® Jcar J (J }) =—m • _ r - - -•-9,3*,�-2-21$ — r ® ,'... _ -.- ,_. •__ ._ -.......- .984.9.., o ,. ..967.0 ,....1 .."90 1 . - 1: ..... L ,f 1 (1)--) 0 SEE SHEET 2 .3.. .. P'- -1--` ;-- ' .'-‘ 1-------:j. ----- ..-61 i''. ' \'' /_,,.. . '''-", . N .//,....?,, .N., ..„ ,..."-- , 7 -,), . .L________Ii 4______ i- _ --,v . : N \s, ,.., ;4%1 / /N.,. `,, 2q4,5) \ ---„, (\ \•••• • '-."y /,=----q 0----_-_::_.-1 it ji .1.----'1, X ss.\\ , -,/ s. ,.......,, -..e....• Kciti?..aFf/ ' ---..,...g,,.. s, ,t., 2.7.4f8....W.,01 i k-;;__-_-_-_---It il--- --\" v ' 1 i/ \ ' Aar Aji --- --,:.•• '"'' " > \ ' `•sV1/.. 1-------' ----% ' •. 4' 's\ / •? / 982 8 .) is\ \ \ ''',//...._1---- ----:...-.-1_, q.....g.7.4.39,SF99,041..\" fir i/- ..,_ , 9 5 gs..':°\ s15(4' \ \ '' 1111---- -4 v•-•-1.-0---'•\ • ,•S••- - : Ak. dr- - • 1.--13a7e:••,,,,..„/ 0/ 1 ... . , 20,701 r*/› .i \J /4 ---?4"...----../1,- 4 .t.•, - - 4-<:,----- -it II -----_,,—; ; \`,-.• 0,' - -..! l'''''s-'s. ''• ,/' / (. ! ' ---- 3 0 ..-.. \\ ..- . , •• A i I-- ', QUTLOT- ,,_. . .-,=---- -'---,---/<‹. 4998 sr ).,,--',., , , "*--,",.... ,..."'"-- II I: '-‘,..v., ',III _ ..............1 ,....- 8 oteliiik41... . '•„:. , . ,.-44../ , , 143Z8•Sr- • \ •:,st, frli -:"..- , ,,./ ..-__4,g _19_,-4__I L44.---' ' .03P „.-/-- 11''' • - •',.. / ''''''- (' 1 ) 00i '' * \ .' \ .• ,'''',/7 .\'A ` - ,r 01:/....4811.1?-‘,._ 1,,, ...../ d / .., „,..<373.3 '. \ \••••:4; ...X./...), 10''''''. '')'-'"'''0 , ......----"t4,.....,,/,'” -----* ''''. 'qtr. . • . ,\ ", ...1... 3 .„ •„.....• ,....„,„_, 'sk"")); • . • ,t• , ... <\, .• $i. • .:; • , , „ „.. \,42t, (18-564 ,t0...._>../..,.....,,, 1,--- 223"; - > SQ3) Xi . KV (, '1,‘ -• t I 2 u \:,,,.,,,„,ef,.:.. . ''‘,.• `. ... •\', ......e.-i'''::--,,,,`''''.----;1 ,--/ 4----.7.-,.....".-----, ,-1--(,------ r, '-'1.40 .'' ) ) ‘•. 35 I 994 5\ ta '15 \._ ,-----1 _ ,,, . ,, 0. 0 ; -,_ 0 , , ..,, , ,-, •;.)- , , 1, /if , ,_ , , , '- 6.-,,,,,., ,.- .., C.,, \ . ".1-). '9916 ..'"` 4' ri , \ ,, m r . . ,.________„_,I).„.„....,..7.1....._____:____(:,...:::. ti,....2 _, c3c).. c..),__ , 993 7 1......../. ) \- ' L' .., ,, - „1.-_,....„,..-2,0-0,.z.J , , 1 ,.-4,15-..,`. . / O 2#(9415 SF". \ 1 \ I izt , • 1 I \ c Ii'- *496\SF I . I / .),j) „.1L‘1A/ p . , (A-.., A .. coz _lco .. z ° • /..s, , / es, . . ..„ , L'-'-' 993 6 CV CO - - ,. ... ; i -, \ ,....L.,,,,..., X M h Ft \l'ji \ ', '-f-' \.S\• .'' . / i../- , . -....- PIPE , V 2"f5 SF• . pi . '''• 1,-- . i,, 995 3-STAND PIP E / STAND'IrifftE7 • M4 ; 1- \ < WOxw ,,,,, -' \ • . . • ,, OEM -----•----' . .... ' ( • ""), . 04°' ,,..„..uri_u,. ...„„.....--------- •'.-. / - e \ -1 ' 1. 1 99LOTTrI4OT R '0-6 o z OUTLOT L -_.- ___.--' . ,S..52 Acres 990 0 " 1 '.' 990 7 . ' __ ,,..-- , ---• cc • --- -------- \ . ,, ') 7 ------.-.---- . . ... \ : f '•' , i ..- . . .1. PIPE ..-., STONE PIPE -I -.-- - 1 1.889. ( 1, i 991 5 ' 01'2°'0 t, Z 0 , - \ 1 -- I __ ,_.- ..... - ( , ..,6-..ti2 ( -985 i OUT.OT J . ., . I ) I. -- / ,.,./ -- ' . —.., _ ,, • ) c a, - a, .. C. e 7 0 ,-, . , 0. -5 _ i5-5 o"6 i7) Cl i t , i 2 I ... c ; ).. • S. , , .. , \ , -- WELL.' .,/ : ' I i 0 • ( . ) "/ / ', 4 1,10ER -- .-,1 . , • ( ) o . , \ 1 a ,/ o, .., .TRANSFORMER '. .. . - 4 ) fC2 43' ,_•.:t.)11 . . ( . ) , . ---- j ," al 991 6 C ''''I ) I i / , ... C ' i •./...8 *5 I r 9 , \ ) , . . . . k i C3' ' zi:. .,• Zr, • ,' 1-4-\• ) / --- • , • • , )I i. ‘,1-, •••• c,:. - --, • (i f \,', ,• • , , ‘ . •. : . i . ')k .. • ., . . ( \ • ,. , - , ,.. 994 6 i -9 .8 1 • • , 91 ' . 1. , , ' ___„. V ob, 200 300 0 . )) i• \...)9139, , l '- --, 991 2 ) ,,----_;-) - 99OUTLOT D SCALE IN , FEET ' i2 1 0 ) ./ , . 0 / ' •l 2727 Acres , „ I ( 9952 1/ , • 0 II / _.-.. ., , '.. .. ./ i V • 194 5 : ‘ . .' / ; ...- . / (4) . , . ,..- ; „ • ' . ------ i .., ( 1(..9910,) , ." ..<5.11 0 ‹C . \.,.....-• --. I , _., _1 _J - ----., ; . Z . , I , . , . 1 \I 1 ' s• 1 ) '• C..) . )- , . . ,„. -.I • 996 5 ..-..--•......._ ----. r l-----.' 1 , ,,, ' 4 . Ct C U j Ct C X 1 \ 1 ' , , ----1 il 1 i , , , u— ,---.. \ (L.,—, k...,-..-- 0 ccl:1 . . '• 996 4 I \ 1 \ / , - ' ') ../ di '994.9 \ / , LI (1) Lij \ 993 1 997 0 7 \ I 1 2 , E °- CI -- - ,,, • .- rx a .,__,_.4....y , • ..,... . -_. --_-,-,„-- , ..= :. _____ r2 c.:.:-.:_-:-_., ... j 5, _ ... .,„ I , , , , , a 997 0 SHEET NO. ................/ • 1 ',_.-. / 7 • , i 3 , 992 7 OF , P'i 3 41 1 j ' 12 .940.. 1: /` i 340 17, `939.2 J.-A" 539a 939.5 i—I' Ilb ,., 1-1 9336 L jj �.. - _ / // /..-.".-.1,,,,-, 1 c\‘1/,-‘',-1 4. )5 9 1 ' x..,`940'--l / ' ,r :\ 940.'. L.y2 940.a 'I ( 4J // G i 'r0 1 i -: fTlr1i/ ..}..9413 i "- - / . „- • � \ • ) )/WI °� �� .. i'1_1I t ` \ • ,______ _ ` i939 \\,,-.• � 1 7 - } � ,..,-,:f940 7 ) 11 r II r!^; q '.:�t .t �� '9a I.6 ` j id '9+..o \\i `,k\ 'Y o \, �.►a OUTLOT E i Y r y ! /• 5a 7.,,:)41.' (// 8 //y9a>y ,” S :. 9a3.4 \ 11/l—� J,LI / "a4: / • P 44I -IL I 944 4 • /; ' NWC=948.0 7,-4 / ' a4/ IliI HWI=950.34 ` o / BTM.9460 \ .\ . 94:.6 .. / ' 9448. et 7- , .... \ . , / lE 9440 1 FC FND / 8 945 0• I ,r 9x \�.� _ 89'.--... Existing Contours 9sa / _ \ 4 / � '/ MH/�3 1`_.1� _�� \� ��-� Proposed contours L J Il I l / ,,I. __. \\ _ _ �\ ---- Silt 69-I `_ (:1 '�( / l� \\ _ \.` '.tet `. '' - _� / j \ 1 \\ Possible House Pad `-� //o, I + \\ - 74,� e I I ? ; \ /- � Elevations Front $' ua4 s �?\,,,,, �` \ -,� •�� �-+—e Proposed Storm Se k) k 1 1 ,j♦\� \ \\ oria 147 ,J'( ._\ Ut L Al \` /?/. p \ M','�'� \ �+ Direction of Drainage I 1 L I I I \\ \1y avao ,//�... ...4:4:7',.„....: \\.\ 9u c NOTF- i/ \\ ' 1 L !IQ L I o pkv �_\<\`, oy . ./1,,,,,' 4,, >//„(z. .\ ALL HOUSE PADS SHALL BE Cl \ 1 i • A o; ,,. / -` ° 4 �' g\ /.' \,.� \ ELEVATIONS &PAD TYPES ARI 1 ll l l•1 L • - / a C a I; 1 , r ▪y /• ,, :/;'/ . •\-, \ APPROXIMATE. \\`\ /7/ d ',' %/ /� /`.\` e \�\ . `94x9 I ' i 1 1l / : 9� /)/�3° ,s� .,, \.../<� ...$- /`///'Gi-,.. ..`,..--..-#h•\ �\.�\\\. - - '1': ill! '.: ( I ;\ j. \\ ' 1 f/%5f 8;f ,- *, - ,,,..' /</' --,',0t,,. yi .i.B..?,,..,:,„y, s)//:, o s4 11 t', \1 `�Vy/ • , 7 ' ///9e z b //� \ // 7 ti/ _.- 9a5.i _ « � i��'— •.L dig „e'° - > \ lb ipi;-':::_17:77.1 iT,i 1E 950.3 // �" �� ��4 6 it 'a,*° i ��\\ ,, \-s:.: 4�f 8_--! 1 elp 11, -.. .. ;n 9510 �( d •° > s 9 -LA _ } - ZLyy��� \Y ! �f 1\ L ti X23.3 \<i`i ;\\\\ � _ `� �r 1 n 948 T \ i/ Y '1'\ \• ;i'' 13 TT \�'''\' \. C-�_ 'r :5 �3 t_,!"...-...:,;y:(9:-...::.<1.4,.` , ,\ \ ..,f;_ ' ��', 1� . o nn' SEE SHEET _ NWL=9470 • , _ HWLs94B.09 ~�'_U. I f 1 f ; - I 939 5 I I 939.8 \ ■/., tl 6.5 TOP=945.5_ �L. I \ )11.,/ _ r , LL �' �� ���� 939.6 L 910" 1 910 2 190Vir - \- \\ \'\� �LL -, _ `._. LL 940 %� 1 o u \\ -\ /E 947981 11 ;... \\ `ti.� I./ 939.9 I w vi L. 2 rP� 11 If 9 n �\ ` f Z I '`............1 11 /t�`�\- \\\ \a_ 0 IQ0'''.-til 200,E 300 4 c IL gyp _r � .. �% 4. •//Y/ �`-\'',\‘'`. \ \\\\ I ���� �\ �., GALE INj FEET I o ez0 1.• .9540 li 95s0 ;/i" - \ , • \\ \ 939.8 U .. t ''r`` Fa.vo 11114 "s.`Ma ;/i.' \ '. .. .. . • �''I i s 93.3.8 L9.v. 1496.0 • G// - \j ' 'Y \ 0 939.8 - ,�/ 5 i , \�� 960 W �o� � 14E 1 ', ,� n `Irl I I �I. ZtC,.y. \ .�\ '� /, 9.7.,'''''`I".11-4r411.11111111100. --41111.11 �r o 4 I)I i n'r� alr. �t _�\ o ,‘ CMN Z'-'....7 ) r,�-' J /pi ii II r L.., \\ i' A ,/ \ ctz L ,IA41 r' I: I O 3 '. V /41/l/ l JJ /• / _ i \( 3� 0 m O O I O J 18. ;O .i t Q' 9396. \ W • `� 17 - � mS\ l'l�\ '960.2 LI.. N 0 . O z -1 ��\ i L- _ 4 44 .. '960` \`,.\`;\ ) t \\ ..�- Ll'\--� / 03 m C 11 tik \v%`n-4 iIl `._o t "7J :7/"'i1,, Ir- ./..... _.��/i� '\�`'1;\•\\LL k \-�..._. \\\- m Z W Z I • e'' , , • ,..1. ,-, \\� {,I �/i /i 11�) .. `\ \ \\` .--1 r= Z J o 0 0 o n y p•r/ f8-yp 1� "tt, ...-_4 , 11tII, �.- /II 1� ,\ \� ` �...� o°co --fie- AT40 k ��/. 9aoa '� i', 1 \ , �J • o mrn y -Al _ /, alr /� �: 11 ! 9. \ 0'a--d /G:(�9495 MH n - " l i/ ' d 1, o ' \\\ • \ 449.3q--._\4 \ c nN�� fi _''_ "�. 1--�. "r ` �•.•; : 11. 1 _ �\ aN�a• NWL,95o0 1 I? ,'''` o fJ1 I�/-�"a v � \ II HWC=95283 I / ` _ +. J L p `.\BTM=948.0// L/ q4/4 106 ``' �\ T r 1 ,. ,.ri ,- I- `\ \..,• i 967 . k 714=946.0 �//: E 9500• ..- , •���w1.411' /• �� \:'ter. ' .,✓` \ \;\ \. \,E90 �� r % i ., ���,1T �► ( ,' \\ .,� _\ �.yr/ '. YI /'r. �- I�,�- • in 0 \ 1. V 7 1 , \ r/ _ 18 111 e / � ~\ • , �I h j. -q - CFr.�IiI. �- -1 o 9 `-' .J ` , ._ , MH 110 \ w 4n e ` , - 11 )III'j l I i li II 986.5 -. - \ _.�'\ 7 d %y .0' q i. V�r �1.� I \\ •�.1 h� ym>s Location //' ''• / - ��tl ;q L._}. \ \ �. y e 11;' 'I- ,1 h 03 I' p a 1 H I \ d dk 0 ound / � \j I If Li V -- i J .I, _._Ov LOT/ ----�-- • ` cot ;F`I ,,.,S d Jb� o°1` r. Imo' _.._.__._�-^' m Z�{ fw l ' /- ',.•/„.1"-,°,\'‘, ,-;A; 1 1 -----i ,1 �' -@ o,`, w -/f. \ \ -. 'I1, A i-.\ - S :` ---'-y90` O C Vii I N 1,1°0,- 90_,222555```��� ...J� r'f'- q SHOWN ARE �; \ • � 1 �`7"` J / ` ` 993 •; 1 I Q / a' / / ? 88.E // M �g • - I/ / _ i I I 1 I \ \\ \,, ,„.,-..-77=-7 ,, �' ,l\\ 99,8 > \4 9 8 s)J ( `(� t O Z /i ,III . \\`` / /� '' ,.\QTJTLOT: G 41 z U J • f // �\\\ .'15. ,'\����✓ '? / % ��' j A '-,:-1_ l,T-L ��_ U 992.7 )� �1 i YL W °�j 1 V-77..7:�{1�''s11\� \%' / 1• ) �/ 99 ° f0 gh I ) Lhxv Tc r, 1.- 1 I E W c C 7 !IrI I \\ N60 \\\• .o // �^\� 9" / 1 � \ln �Y ,- ,- , �r ';r C t 1f` 1 P \ h ,, 11/ >�� r;,/\ �._..- --2 I ~\ o r � ULL_ � CO )- ...---------1-II ��L-' - ` .16 '430.s.-.'/ ~�9 0 ''T87 8C\`� / .,,.J`7`'�n'../,-";-.-,-.-••=4"-"-A-^'\- - �^" 1 (� J Q W • Wj! \ / I' UUTIOT`E_IP �\ �� / � iv L r- ) ' 5 -~ .J_3 �J-t�=7"�. ••..�,., 1 - ! • SHEEP N0. 4 _ e .__i , // �� moi;' i I 995.1 T J -.mow OF e (i)!i-ibiy / I2 . , 7 ,0 , ir 961.0 V 4--- --.--.-. ... • i , .,-.c .1\ ' .. -17;:-:::.;-_.---:- ''A. ,.---4 . - - 6, ; 945 1 \\ ...*:.r. ..........;.:;::. '..---''''t<4:-...Z-::i.:_:;::<...,•... „ 4/ %', ;-__. . , , IE 950.5 ,. \,........41 • II , ) ,,..:) .0 1.,:3 _6,76 ((• , ‘ tit 44--44 ,k- . \ \ \ IE 95LO, - ",..1.-.._-_--,,-2.. ' -•- , ,'7 _."...,...,_."-_,:....,-A-.A.-, \... \ N" j ,,.) 1NI4'L951 0 S,L, ‘.1C..,,,,,;,7‘."•.:1.? \AV-7-' '.''''' . —3 I i 1.) 1 r)) . . ,,,, N ,7HL953.25 /• 0 -1._ 1.741., -, \\erm-949 0 1,..r.-,* ,- e...3 ,‘ - • TOP954.0 .-,-e- , , , . \ -983.5 ,.• 945 3 '7 N. 3 945 4 / (- ILL'__' ', ., •,. '74 1 ' iii 0 ';') 0 nr".•=7=-7--3-;-3-_-.,,.7_- ' 5 1 9 0 ,- ' . • t v. .4 . . 2 , 970 ,_,...„: fi,,2 ,..i i [ r , i ) .-• -r4 )/''' I 1 / I '"e. ..,' . ', ,Is, '11 r, / ,,...-., ) 2., r.,..,-, , •,/ 1,1 i!/ • / vio i ‘(, 90 4 / .--\ ' 1 1 ,, , ,,-, ---'-'-'-i- .e., j l'i',/ r•h-F ; 1 Il ' 0 i / - % 2 __,-,--`-' __...----,-"- ' i1 ) -,'..."----—-7 - - ' -__- __ f! , - ___ _.. _-_______950---_-_____„.-:---i r T_____:_-•-1 r...,;;______ 1 1 • A 11 I I 1 i ; k. r --------- ,,--_-_N-7---- --11 F-, . ' --lf 8' . , k 91 1 1 ( ' II , 1 ', ci g-'••••'"'-- A-- a‘ •:,1: , ,,9 N I ,1 , ,4;10,;..,: c, . . :• , r., ill, .. Oro wo- h I! /".... , ,' 11 - \'', 1 , -7 . . ' ' .‘ 'is-: . 4fo•''3- ii ii. , FE,"il li" '!, ' '!\ . I .::-. Vi- ' ' ‘s\."11'.. --, Illik- 96" ../...i: :- ;•:,.‘-• if ,.,) i . _____,... . . ,,:.,_ . • - , 1 k ', I(, It' .,,;, Tm.RoAWiIEL D'(TCyRRA),•--, • '_- .-'..‘,.',,.,','..' \.\..ei.'-'..-,...--,-14L•-..i_ .-_-_":.------•.'A.'.i",t:, 0 irj *0I,1.L•F119E/I-7-a4IT.o°M1=I. 11,t:4,- llEI-N-'f f $ 7Fwol . - liil--r1 1-_-/6°-- \ , / . -. „..- ,--,."-"\k ' 9'• i .1. \ ----\\ct---.(,N t k . . . #0,1, r . , ,,-------r\,--\c ----.._ 6, ' ''\\\`',.: :•-• ,' ) r-- ---:------- ---'---Th .d• '.. r----7---11 r- ----II r: - . • . ' ,0 ' '-' - . - --- . 1. • , -- .. ;- --- - ,' ,, , A z ,s..",e,.... ,,, ,,', •k - -.)\-r- „iv-,,..--)".' 1 - r 11---- - -..--.- - -------ii,c, , A •,.. .,-'--v ‘-- -,_k2... -,. - - - r,..-2-- / ,' ' , ‘. . 5.6 -s-, N. - -• I--- - ,N. ,,..0:\ 6-.7-.1 .._-_ ,-___71(, - 1- ----- 1,4ii? 7: .!.„9 ' 1, fo..yo 8 ) -------,-, i 1,‘A tk_. , -' ! I ; , ; ,. ; -, :..), „,0,-. 1 k..--- --• 7 -- , - Ii! %._-..1 t Ms, )•11- ..! N.,...... ' IL, 001gIN It,4,..........":-•-.-..•:-,14--7".6-i i:-:-.7...% 7'0:00000111., ,"•.' •-•----..) • • 1.--4-•p• „,„„.,••••, °. . _...,..r• , , ' '• , (-) • 1 , i 1 ' I . ' . r=-\-\\ \,......... .------- • ( . • 994 7 ' OUTLOT C ( 2 E ,.., 1.1,-. , •,„ __:-..44k::. -„,..._ _r....zra,„„zp_nr.;,- .„-_- i ,, , ., . -... ir,f- ,-, e -...,.' --^,^L''-^.7--•-'. ' Ir, go,,-:::11 a.'--_(..------- •-•.-7414rm--,. .-4-4 fily ,---;,,:,---- - ,--------; In . 0- " ' .1/7.., '• ,r ---1 - r ( ) 938' \ II, sk7.' 111! r? \ Om " :',-4 /,./ ,./------‘),..)-, 1 i.: ) ''.i .01 ii li gr 5 11 ll 1 427.0-.1. T II 14-it''/ / i ' ,1 (.3 .' - , ( -\ ,,. ) .. ., - 1 4 i; ; • .. :1.1 .0- - ..-/pf 11 ,t To-pi; , I I_v - s ((. .; • 991 i Il___L________JI. ' -,.. '.....' ,,.. , ;„ '/ ,-, 993.7. , • ,H, i, i i 1 tl ' -". .), % ') a • . ''' '• , , I l '.I I ; (( ?I c . 1 ) E 9E3 6 . :('„, - •I 1 ' • *• ' 1,1' 488 7 .,C /., .: /*, 1 1/,' 1:,/ 1 i I; , ' • ., ' ,---.. 1 5 ; i f i , , ( - , 1 , , r, . , ,T . ,._, , , ,,,_,, 4,,,,,,,.,. . f. 0 . , rs., 3 43 . i , t '‘'.-.•1 , ) . .' 6-, , .E3 Of z( /'.... . t,) It* , „ ,,, )• — . (:(. -)?, - I ., ,• ) I . '--'---'-. .: 'O..'' :0 '•-- '34,..'_,e;'c-- 'Al fl \ .,-;-^-,. .,..i va•i-:•-r 0 •-) ci-•• ', (.,..), , • , ilk , , • . , ( • _. - . - . . . • •-.3. (1.3 • ' - ' y90- ,_,,--.:,1 -, _a ." • . '',_ ... ...-._::-_—_-:::...___•:.-. . ,‘,..*:,-: ,,..-, a , ,•,.. 1 i(`,i ..(•,_:••/?-'-.' ,;_ --, ..,..--- --0-._-- :, _•._ . b4,--21-8 . • • • - • ' _ . . ...dt, -,.,,, r991 '• , 1 '. ri. -, - . % Pq rt 1 17 (-, SEE SHEET 4 - 21,- *-,-,/,' -.. '' . -\\,'"..;1-••''''' -S••••, '•:, '----- F------- --11-11,'".-51:----k v, " . 'N,,`\,..-Vs:...., / ' /Ns .---'1--..2--' I \ ..e„. /7/ .---. A. <'\ .• ...,//sf-- -•-•14-_—_----_-_--4 1.,;< _.—. , A u ,..., ..., , / .---- ,,,„ //....._.,,•,k..r.s.k...„, ..____....--- ,-s• ,, / o .. < . '1/4 .,--- et: i ;n' //, 4— 9---. -- 1.-...2,•\A /-- ' -.., - -- ,, / -•\,‘- ,,,, ' --.`k' / ) , a_ ,/h• -g---4,1 I,...---% „.....-0 i---— \,•,,—.'--;41,-' ,-. . c7 0 '----'7/4... 5/ 1 ..- f , \\.1//• "44' :1 Ir. - 'i‘ri,, .'... .-\\‘k-,, , yi F,. tri --'/4 , ,V, '''... ,46 • ,/ 4 —-1%://t, --is .- s.-.:.,,,.. -',..,, / / II , u.i tri '..., 0 .-.•-•...'s-..,,,i/ it.l. ' ,\) La• -- ---..J , M .:` <‘ '". .° -)v ' ' '-,. ji). -• -,.:,_1‘IL-- , -' m • ,..e"- "41%,,,. - •••••<-1.../' , -,..,..k. (III) - -- , o . . , \ \-.\4 ,i7..;-: • ,:..... ......".--.....:4.,t_.-_____/—..• --I L'——r- '.. .. I'Ca::7•4-41111111%r ,- '''''''-./ 65- 1 ,, Q , ...‘ \ ,,.. .........,%„....44. \ ; .,..... • •••..,9"73-3'^ ' ' •.,s \,,..\.:41;..4,.. f' '„s''`.,,s. ...".--• • 1---9 .`,1‹ -• ,, . c.".1 '.,... . '`.. -*223'; '' ; • • )/ _ `'•/;••4.711A• r.‘.'-411 11 -,;s.,...;17'.. 14 . ' ... .• „..,--t-2-1.....---," ; -7 r-----3- 0:-(,-/-1,y-- b ,...., --..„ __....... [ , .., i:-, 1 994 3 ;L. — ,_ • \.! s1.,,, i t / \ , r-.... . . , ,A '......,\••\.‘,,,, 1 \ \ , , 4. , i 0° ' )6')_-:''' C., .....-. - 1 ( "9916 ____ •-•.---,..-14,_=:- \ \ 6 ,7 mr-111F,/, 0. _ ,-;-- ,,_ ••• <- - 0 c 6 - i cr z ;1:7-'-"--=;-';-'17) / \ , n ------------,..-,./1 91 , / \ (( , ,--tkr,,,,. 0....T3 .....----6.,,, :(--) '. n\t,i \ \ 1,FT1------;-, -- •=• (PIrs . 0 , ! 7 1.0Y —..1 Clz0 .1 'I. \ ( i‘ C '• .4 ; ///1 -- ''' i ')& y.7 .'s 621':--t—z:r=t—•:=1'--/' \ '` : (4----.' / i ' \ 1 993 7 /-) .,...__.? ‘,c, ) `,, ce . '', . 993 6 i -Li '`.7----:,-- 1_,‘ i''.-•.5-` ,--_,..? ,--- ) co ,• _ '\l's]',, ' ' • ,,,," 0/`, ' STAND PIPE , •• STAND PIPE / STAND^FORE• Z Z y 0 Z t . : I 1 MH-(24 ' 44 .• / ..„ ,.. 7- 1:54( 410 . 74.7 -- -.Z':•:•-'2J ! ' 193.4 , (989 5\ c • . . / I \ I , ,,..--____. z' \ e Lii 2 x -.- 1' . .-' .., , 1' ) \ 987 5 ......_. ..,.---/."-. 7._' .,, ...> OUTLOT.R------ - ... . _ --. , • • . ,. .,,,,,, '990 4 , :), C'gt-o'7717 .....,.. 4 • 27 -sr_-0 g t,,-.., ,Ti.,.i • , A c 2 E ,_o.1.',..... e6-gN1 -.• , ct i 2 if PIPE ) 's sTANIp PIPE -(/..------ • . 989 5 i • • •-- / ._ I I F ( 7856 • li tt.."-z.C,6;9 ti. ^0 / i'' -. ' ----. ' -- ('.. : tr , ', / , , c '. f fle-..8--g u.lc'5 g 2 , , ,* _ _ - , . (.. 9_) • 986 9 I --.- ..viE7:1_ :-11 I...,.-.e. c , (, ...) I ' , ,. I ) 2. c (, I / '..., 4 M/rER , '' • al ._,, 'TR/kI4SFORMEP.' ' ff.i ' • . 4 • 0 100 200 300 'i 997 6 7 c) :.14).,..Z.9; .i,...,0,02i , 1 11•111111•1111111•11 ,) •„ k I, ' simiss IMIIIMIIIIIMIMINI , ) (3' :13 71: ,' !.'" •''', . \ ..' -___. ,...' SCALE • IN FEET . '. .1 . \ C ( . . . , I ;' ... __. , r , I 1 , . .. ))1. )1, qr,.1 g '-- ...•-•••• •5 t'. ?. 994 6 . • --.. 99.(,, ., ...._ ,, ; _..-. -_--- ( ' . ' N.t . •7999 7 67 61 . —--\ t . , . „ .... 11;y... 1 -• ,.. '. -...___- , J FGFND . 99I.2 °C)i 6.1'.. - ' ' • • • '. ,„, k_______ 997 0 1 . • 993.2 • --r,—. Existing Contours : I . 1) •Z • , - • 7 -----'4913--- Proposed contours _. ----.. / ,--- ., -a I ', ' . 994 6 L.--, 1 • OUTLOT D Possible House Pod Location ' W/Exterior Ground Elevotions . i 0 Z / I ) Front&Rear (.....) < 1 • . -.... I 1 ,' Id, 0- -•, - 11.--lis--.11 Proposed Storm Sewer , \ ( ! `, • .X.. C ' < 0 ! , r 1.- Direction of Drainage 991 0 —I —I Z .,_. ..• . \ , \,, , ,, , LL.I ... ---' , 0 - < 996 5 ' I -rEffi c ct -- ‘I AU-HOUSE PADS SHALL BE CUSTOM RAD . , ) \ k, ELEVATIONS tt PAD TYPES SHOWN ARE ,-.------"' (. j 1 > 2 0 \APPROXIMATE. \ ,i I, 1 LL w— 03 '993 4 (1_,./ .• 0 o >- 1 \ ‘ I ,998 4 1 Y CI X , 994.9 (//' 141 Li rjs) Z / \ s '993 0 7...• — / \ \ \ , - 997 0 f (2) I E ,• . • / , • • c:, uj ----1. " 5, x - , _ ._ -----;- 0 EL I T • j--'-.7.---' • _ ___- __..-- ----•- ......---..-4-•-..,-.,.— --, 997 4 SHEET NO. .. -----___ ,-- ..-----------... .. '. / I .., : ' I 5 , . 992 7 • , OF P7.IA. 1 12 II I I • a U JI J) i{1 Ci U a 3 17,rr 6\ 111 W 1)\ FlNISHED 1 GRADE Z t Q O 10' I 60' d EY •?Y "` 16.5' / 16.5' w 0 ./ 2-10X SLOPE � �� a II SLOPE TO MATCH EXISTING 2"&TUAINOUS(2331.WEAR) BERM FORMED WITH SHOE.ATTACHED TO I-I/2"BITUMINOUS MAT(2331.wEAR) 4"CLASS 5 AGGREGATE BASE PAVER.WHEN BITUMINOUS 1-1/21BITUMINOlS MAT(2331.BASE) WEAR COURSE IS PLACED 5"CLASS 5 AGGREGATE BASE w COMPACTED SUBCRADE p TYPICAL BITUMINOUS TRAIL SECTION \I r 12" 4" I 8" O CL MATCH TOP OF BERM Z j TO TOP OF CASTING ---•• M 7 • mo z o � z�`Sec' �a � �sN � o � ` 0 , iL6' 41 " ' N stl )- Y4 �,�Nf' Z Z s z 0.9* BERM PLACEMENT AT CATCH BASIN 04WH U w Q w . 2 W 2"WOOD CHIPS APPROVED SUBGRADE ALIGN WITH BACK OF CASTING -- `- - O c o vVnm a` N - L.' ar N o�ha alt TYPICAL WOOD CHIP WAIL SECTION SWEET SECTION WITH INTEGRAL BITUMINOUS BERM (R-06) 0 6 o H to o Z 2 c 3 o v±,,_� w EgZ1 o ,.0 0 o v - y4 � So n /I L W C V I C cx - I I 1-----� 11— 222ND AVENUE B C a 10 -�I Il 99 _ma owo n o — - - \1 I! . I! ci \ e� 'i\ \\ ' � HOUSE 1. 1\ ou, +.g qh ag03 999 5 0= ail N h ha \0191141. -II 1111 HOUSE '---- H o 4'8'; ....icr-Ir 1 I _ 1 GAR. 999.3x �1'-� f"-- qq ?i v _�..�..�1_. y-�� e'jf 8 e Z o a o ---- I j 999.5 L I I , V m d i /987.6 3 ) V n ro�m s}....v ,.co \ CJ'S \ o N N mea o �Ip _. -----J L J L----- O, bW�_ Nm`. 44 TYPICAL(LOSTTGRADING TYPICAL LOT GRADING 13 0 U LL1 -p Y C Q a V) TI —01----DIRECTION OF FLOW .__I Z J i.1.1 2 U ~ LLI PROPEX-"SILT STOP" FABRIC STAPLED tr C o TO WOOD STAKES W 2"x2"x54" WOOD > .- STAKES 0 4' O.C. I0' MINIMUM LL_ - (A CD O ct 0 Z 0 BACKFILL W/ TAMPED Y Q NATURAL SOIL ,,iii W U.. (I) Q EXISTING GROUND`\ °111•11I 6" MINIMUM a •E cL 0 2' MINIMUM10 6" MINIMUM PROPOSED EMBANKMENT C SILT FENCE SHEET NO / p . (A6 - 0, DF 12 I - a>n 34;)= I 959.:: rr._{.i 9a 959; �� 0 :. r s !/ !1`r r- ! y J ! 11h r ! ;1 i • I• r C r .. !/i - -111•• T 9401- A.-.. 340 4 1 1 _ ! <� ,Ir ,_,,,....\_>,-;”:-----'-' ~~�_ 'f 11 �l .- _ -� ._ / ��^"/.d j%' r l"..- 940] �'�' x1.9 "� Jj I. \ �i i �':1'\�\1\. �, \ \ 1✓r' 9sl.e ./ < 943.o \\ 41 1 �`� s OLJTLOT E '-'-'-'1"... \ ,,, 341.: .__ ' ' \\' \. { ..� 1 \\,9 7> \/t 1 -(-(' N ;-"\,..-•..'' // 1: ) V. L I Com` ;-4/I� 1.. I 943.4 J ?Fall .' -: / / t • ���\. / 41k / i " _._ 1./ ....1_., �. __ 9444 1 I � 7^- 1 11 lY /r • 111 -` ... -'- -- _ LIZ / 94 ( --� \ • / • : /1 :, IDD 20000 945° 94n ' ! , I 1 !/ - \\ • .\ SCALE IN FEET i \\ �- LEGEND• \ >/ ^ Denotes Air-Reloese i _ 1 1 t \ � / \\ '\ Denotes(�eonout /' 944 1 c l\� ` .994. r// \ \ `. - ,' � - \ il''• / It \ \\ 1 ir ✓ �� ; .. / \ I v 17 .rte <� • N� h�\ / F0i 1,i n 1 ✓J%/' ��f JJ \\\\ ' I;/1!i„•ii ii ., „_„--,_- _,,,,, 94• t °, - / •944.9 ./ \� / ;'.. // / -'2\.‘,, \. \ i 11 1 1' r%,' f .' ' \1 ; 9a �y .d/ ee r\� `\ /r/i %I/ 111 < ---...,......3*;;•:., I rir 1/ y ///,ir Ir- a, 945.1 - �-!< '- J/ //p/ �/� \ I_ li 0 , . _. � 44'_ _-�7//• ��. \v• ////1/ -+/ /#• N 1.."." . ..s_,1 1, 1 '("\`..,,1 1 t�, t I/•! \. _ \`^\ -�% \` 1 .v, _-.• - 946 Z- \ !!! All, �tl ‘'C< s \ r __f SEE SHEET II 1 • • • _..qaU.__ _ ��t_ I 939 i i 539.8 k 1 ''^^^ --_ `````=.�- 939.9 LOLL I ii ,1 f 1 r` \ --_ 94 01 / i I 0_ 1, I L / 1l, L I / 9399 v ^I i a59 `_ �r�/ 10 \\ \\\ I 1f�2 o . l'.1 - --'. '- il ; ' ' --•-;,/, .•: .-. .;..,,', - .'- , t,, ., ',,_„.4_,,,,,,,,,- I. I/,,. f .;,//1---_ `` • \\ _1 )_ ( 939.9 7 f } // 5A , I 91v.8 L7',, / • , r` 'I f� �j�N� \�'I \r: I \ 'V`-0 F939.8 l\1' ''�� ill v/ , 1 iI I I I,,_,,,, �/ L _\\ '� j„)),_ `r,'' ix Z QU �T Q,. l wry Q/ ^1 I l !'ll flit 11i�II � \ `\�'"�_ /” 1L / \ Y 3 �: '1/l �yi \ r; i 1\ l! •939 \ CO ,_ O \`.O; i j I rl/l , V ..,/ , //�-/t" 9/f .� \\ ( �,.I�\ rC-1-1-,_,L c`°i m a z o ' I ' I' _ -x--^s / I // ai+ \�$�1 940.2 �_ .- 1- 3 m .- \� 9 s �" art\, y6 ) •- 8 - r 4 / n \•C Z ♦ uta \_ 9ao-...%may a� \ f03 co a z z z z 2 • { S F; / \ � aaL... 0 7/. 1 e airiii \� \� 0 0 o 0 o 1- • 4--Z-__::::::;_-„,___-.'f'-�—> �� .� *J . /_ I1,/ ,may ��'!y � \ �v E ^ ---'4'''''''''--. ".., , ‘ c 1.--* 400: k..,, i , `8.4.1...O 3sU ''g x / \ ///, 9 o\ • I1 9538 I `� r/ S �, iimi La o o\_ , J/ ri _ \ T i /,' � ,1/1 111\ , 16; I v�� a� \I I , I I ' ',, Qh .5� S-'� it.//, ' ;"-_-..‘=:-.=-=.--,------=-" J ego °.-',„.`4 °G GLSI `40:.J.., J. / / I , •://'/'././, ,. / \' 1.t \\ \, `15 I I 94 �L --- ' ,dam F.l. F... 1 9611 / / Lr'�, Y T / //,'"/// ///f ``' '�\ ..' I I r� v I,,,al r11.. .r o�1I!la% .1 Qt 11. 1LlSt (` z v)W / " /� \ \`.i \. 1 . 993 1 1 `L G / I' / 7 �\\\y � r=z� g. Sea + 'I I } ? } (i i ;iii I!/./1/7/ '�//./,(/'i' J/�\\*\ _ ..'`_?�� -� \ 1 I 1�' 1(2::;-1-14.1.- 73 Y ��i'� ��,c�' .., I • / ,,,., ,, „,, „„,, ,,,,,,f , 1III,,�� I / \,\, / �\ 991.E i1 \ 98S� I,, 1- 1 0 v / ; i! r, s:'i,, . ..,,, k-,.. i.,\ ' ; 7 Ae . \ ' ' - s Y c 0- / 0 /- z 11Ir ill\`\/ \' t ///' 1 '1 I 'S}Yl..L.,......„-- --,,, Th- I.' E w C Vl —1 4 i 4ga v/ ��., —rte c () -1 z_ �� j o �, 1 1 >\\, . / // , , ,OUTLOT F o w . , ,.. , c CC F+`� r.I . r, ' `• w I SHEET N0. 91 c '6 11-% ) ' 12 i I A I .y 3137 J 9 i // 343_ �et C \^r \.\�u 1 1 V GAS- y/,¢ 5; ,, // / 1 4 1 t � — " 2-443....,,, // 0 . I ... .. fIi \ E3 S i l_ n 1 /--, „,,„;,1•••• 9x5.3 7 1 L OUTLOT E. 17 \�' �, i j� ') t 14` , , LL 347.0 946 7 ?) ,`. / -• __,,,,_,,,,,,--, ,, ,, I.!I/ i / , i _ it , 945 4 % I — J A i 12 __ _ , r l r , ----}, 1 I 1/ \\ 11 I I I. / , ), ? r _ —1 -- —t Ir.. ---11 r , I1 - 1 ,� i 1 r --�\\s, 1 I,' ” ; (. '9,1�6,' I rl-- ,``-"_® hit . :Ili \� , �'. i/ / l l 11 Ij 1111 ' )1111 'j \ 1 � .'9+3.71) - -r _, , r ',,>)\—. _ JI IL--- �I IL_, .)' ,,y � I 6 �8-8� 'ter / \---'---.--', �I 6 3DB 1 \\ )r yj1, jiri i1 946 3 ` rte— 9 � i • \,\G'// 'L!_ JI II— 1 • 111 II ;�F wov+eD cRgss_, rLJ• ,, ==— i. sir / f TRAIL(TYP) "...,-. V ' . ' . . . . , .-- . . _ - nJSf- iy� +r 1 1 160 K - II :: I �I I II•....- - "-ye3.o )\\ � • 'G1 7 C 'Q\` -'_ \ H :_ - 7,- , . 1! 1 I'•'... iI I, _. r i ;1 L.,,,,6an `�\ \\ BITUMINOUS ,1 II I I�9„--- II II 11\, ® �>✓/ jRAIL(TYP) II -T' III z II II _- ,'k,..,..,............,,,..„ I r ;\\ ��� \1 r,, �� _ I, I1 1 I._.. I I T-.._ - } - I --I ( , )II II '�. i r - ,b—j/Y IV,' r C '� hill I (..,4 , /1 / 1 1�f 1 j, 1 , �. -.\ Tom.-+.� - •r� 7 J � _ 1� r: 9.96 7 'II ?L I!II... . II•' . 1: ,( • • ._, r; , r } r;, 1 i • c o . / .G, > '.. 991 I Io-1 _ _ J. 9, ( 7' 993; 5 ,,.,_ - I �qa.7 .� I 963-' S • - '�L�t i 1 \ V .) 1. (iiI S[ //'y��.i ^1 r r r n /r� RQ ,�—� / 1, ak1�,,Lm I ' ' C� !� _ L\`, S I , 11 T io .,_.„....‹ , _ ,. .r.1 . , •''.*-- -,,,j,, -, 1-k..., ' :: . ,Sr'4.3e,. ,,-fr..,....r., r , - `'-990 ” ® �__ ; ®•� `-2 1 ) J 9/I _ ..a„ - - —--y6a, --221 — 12 Y6]0 y,„_221ST AVENUE NW .999; D S • Ir • P r' „1 .v . . t r.-_, ' " 0. I III .1 I ir�l� l •���k `—`,ten 1 >.. � A II: 11 - m r 1L .1 in ti,!�%^ /i ���y� m _n J . / m m 1 \ C. . ,---it iv, --.' !, •\•'' . 7 , : l' / s ' ''\'‘7'' '. .(- I 0 'I '— \\ 7 "v </. 44 � ! 1 Ifi ft .. 1I•j ' li • C • r - Sr ( `� 111 i e \ 1 t10J!,,7 $ 4 1,- j „. _.4 .3,--k '• 1 I t'! • I. 1 w o — :1 frI> Is • — I tt' '' It , �1 yy: " • II. o o u 1 L%"i_. _ _ -ter, C^ t A O ..- i . tr! ( .• '..-1-, ' -NO: \ '''' /•_< m , , ''. ' -;''' i141 NS • C3 .. C.:.'Afc.:., \..cp. (-' •! :, , . ,..1* I ' "..f4 _ .. • --..`"-___,,:.:LI'' .4 A I ,�.. ‘ , ,, ; ;// :,. . i . ,I, .: , ,,,,I .. . N Septic Dralnfteld / N\N.^7'// < a - ..••••••-/-.. _ _ _ Io- o ri. _' _ .-vv-�.^rv�,^r-,-v�^r���,^rte^.v��-r.vr^. i--" � --- ! /, , _'_ ti _ ✓ _ II y a =\= Inc. her y certify that this plan, REV m RIDGES OF RICE LAKEATE: 12/26/00 DATE DESCRIPTION John Oliver & Associates, iIC. spe n, or report wos prepared NO. twit snpinearieg,Lane sa,vatri+w,Land Ttanntne by e der my direct supervision DESIGN BY: JBK z ELK RIVER, MN 1580 Dodge Avenue and th t I a Licensed Professional Engineer e�f tjf laws of the State DRAWN BY: TGL O Elk River, Minnesota 55330 `� _ �1 (612)441-2072 (FAX)441-5665 of Minnesota. /� CHECKED BY: WJM, JBK \ - DWG: 79185PT2.DWG Dynamics Design & Land Co. 201 W. Travelers Trait, Suite 200 N) PRELIMINARY SEPTIC PLAN Burn-to/We, 612r -to/ e3045 (esota 55337 4-9049 Signed: �/. ` _ TEXT: NONE Dale: X Reg. No..X 1 r OLE NO.: 7918.10-03 i .._ ..,,,,...„: ...0 I /- 7..3 y • , "III-- ( v.' e ' _' 1 4 i 1I• , 'r �\ / �` =LOT■ L � \ \ / 1 e 1 / L i ,' a ‘k, y 8 /.1 A14-',. (ID-. _...„ , , -- / , to , . ,_ _,,,, , „-----. „. , , .,.... cr, ,,, -i--, „....„, _:,:____,,---„,,,...,, , _ _ _ ( ', , . . .,. /.., ,,,t;p ,. , - l• i .. `1 1 ,,,, ,, ,. , , \\` J�7n / \ Ito 1 I jl l a1 ��V© sr I�I . ( \ r ` to f'c 1 O' f \ / le'-..�-"�- �I '" \ / J`'am . ✓` ,,,f'\\ 1 ��. ©` • .. , \ / \ �p® � ` O\� , `� `� �� y � ` � ; ,,j N... ,e ,-' ' 1 ...-- ---'---- e---------1 ;' \\it .M* .. /AM‘ l �/ / , (--5- ; c • ,4 (MI _-1 i� / ' .• , H °.,i / .c.,fpec lirc 1 I \ I + ; ri--�1 'I ___,Iyl �� :♦ n..+. — Y o...� 4 , v .,/,/ 1 r- �3 O .0., =.:— I e �: k1�e i �•... _ Geta:' �• I ,-, 00/LOT C E \ \( mi,,,,,,,________7 .00,12 I �I qq c � _ • vIk\--\\ ,, , ; K v \ /.// 2 r I I (4. Q���� } k 1,) ,,-, r-----/ i -- • { l, 71 f � �� ® � I❑ /rc s t3 n. a 221ST AVENUE NW v GENERAL NOTES MATERIALS I. All overstory trees shall have a minimum caliper of 2.5 inches, o Balled & Burlap (B&B). a 2. All ornamental or understory trees shall have a minimum caliper o of 1.5 inches, Balled & Burlap. v, 3. All coniferous trees shall have a minimum planting height of 5 feet. o Balled & Burlap. 4. Coniferous shrubbery shall be the following minimum sizes: ° a. Spreading - I gallon, potted ° ° b. Medium - 5 gallon, potted T..0 c. Upright - 3.5 to 4 feet. Balled & Burlap ,,,,,..-...-'`'`may 5. Deciduous shrubbery shall be the following minimum sizes: a. Dwarf - I gallon, potted ' b. Medium - 3 gallon, potted ao 1, ° c. Tall - 24 to 30 inches, potted 6. All mulch used around planting beds should be rock unless shrubs \ ti- being used in the bed produce new plants through the roots. wa �- { Flower beds ore not required to have rock mulch. Professional , Z ' ti� `t � HOPE edging shall be used around all planting beds and shrub plantings. \ \ -. O `` �, \, 7. All open areas of site not occupied by building, parking, walkways. --, ,,, of �' t { ,t or storage areas shall be sodded or.seeded by others. N m , Z o " S \ %'\,,s, 8. All landscape material shall be guaranteed for a period of one ~ 3 cc0 z a.. ' \ •� year. This guarantee is to insure for proper installation and sub- se ,22quent vigorous growth of the landscape element. >y \ \ / 9. All landscape material shall be installed and maintained as per m m Minnesota Nurseryman Association Standards, latest edition. The Z Z Z ` �,\ -- ti.�` landscape material shall be nursery quality stock. ,;; N 3 w - x j �,, f 10.Backfill for plant material shall consist of topsoil (free of lumps, a w rr x 3 , _ �� \, .-L- twigs and rocks), peat moss and fertilizer applicable to species. 0 V 0 II. Plant material shall be planted as per the planting details. o i:''''..., 12.If any plant species is unavailable or in the opinion of the nursery- B°° man a substitution would be more applicable (due to soil type or g-',11.2 I location), the engineer and owner shall be contacted prior to 6 a g t x acceptance of the substitution. ° a' 13.Spacing between plant material shall be industry standard. Plants N;`v° z0 ''�.'_ are shown at approximate full growth diameter. c; '�,,, 14.Tree wrap - All Thin Skinned" and ornamental trees shall be o ° ° t s s' ` °.,,,2'f wrapped in accordance with MNLA Standards. .2 w E ° ;pro o5 15 o i P t" ° r )\ i LANDSCAPE LEGEND o-,=4.r,,, ,_ 6' d cc,� \. f F x °1 KEY QUANTITY COMMON/BOTANICAL s f c v r� ter_ ,°°I ° �f'(, ` I 1-`'-- mn 0LU`0 in 0 `-„, t l.y(r l y I, .a-4} I -.•,_..._ e 70 RED MAPLE/ - V ACER RUBRUM NORTHWOOD {� x o ° tt o o ' I • 70 WHITE ASH/ CD i d v y 0n<,yy FRAXINUS AMERICANA .6.n 10 10 " o I °°° � 0v ' P ° 0 c — — — — TREE PRESERVATION UNE p d d 6 °G°01 �Q o°0`5 N '',+� Fd` ° 0 o°0 Gc$8 0 ° NOTE: REMAINDER OF TREES NOT SHOWN TO BE Q" d CN . ,.h c°°° l a° PLACED AT OWNERS DISCRETION. i ..„ e w ' ' i O ,77 0 •� /`/��q O,i• �,E.:0 p W C 1 r T 2 r_J a w -- �I/�i�� 0! vo W` a m_:°- - . {} 'I NOTE: 10 t DECIDUOUS TREE-PRUNE BACK I;•'��A, 'C I/4" WITH ANTIDESICCENT ek 41#1 > G 0 J CONIFER TREE- GROUND UNE TO BE SAME AS EXISTING AT AR � THE NURSERY 0 / /Apt 0 100 Z (n 0 -1 c (--- 41111.dA a_ m c I } irjo 3 GUY WIRES OF 10 GA. WIRE Q 0 < Z i 1 120 DEGREES APART -� Q O_ f r Z _ ____ TURNBUCKLE L-i :CY' (/)r 8 } TOP OFFOLD ABALLURLAP FROM W Z >,I 45 Q I Oa _ - J N - J p >- 1 ix cr 1 . 01 A 24.2'x2 STAKE DRIVEN W J.,..�^ "�'.�.-...h r' o 6•' MIN -_'li. CD/ FLUSH WITH GRADE U Z Q. fJ' ij hp _ W o 1MIN 4 •• ° • c W ~ I - • LOOSENED SUBSOIL TWICE BALL DIA. 0 CL -__ _ �• _ �' _I TREE PLANTING DETAIL SHEET NO •/ I �1 ya rt /�� /YI%OF 12 i'Of' I 0 EAZ MARSH FAMILY FARM CORPORATION EP .- The.North line of the S 1/2 of the NW I/a. Sec. 4 ,,,, R -,.. y 5�\'c''..... "' 589`54'55`W 2665.59 \ .L 1 t f / / w• • - '• -- 1 ' in I Z Ti-- , psi _ t.• 3, 1 cc „cc ri mowed trails ,--:, — _ 8 -- ` -c ... 1 r '�: r ice' /'r { II ° l . \ r\\� to ` 0 J,/ ... �'b ... V 1 ''.1\' 4 A\ It YJI / ovum s \. \. I 9.-r . • 1/,/of / . / . "' ''''ks11)-11 _ �— — �_ "11411 th lse' / f �1,..1, . 41 1 I� 1 j ; ,, :I 11 i ti 11 `,- ! \ 74. / ''i1 U 'I , ‘4 �/1 �v 1 / ,f'/ ��i I/', • V r 1 / I 10 !./ /t r I ti $ ' l.' l �y� • . i - ri:4 ,,, ;,.. ' '!,,' VI:' . . f A -,e4:,,,,, ,./ - ..,,, -- ,fi.vik 1n7 • s` o ;° L \.� 1ii y1 4__ t0.\\ f Y >, -'r,_' mva4rro�'�Yj(< i N —� I l '�' % i" •fir',h ) ,,\ . ',.)„. litiVi„ia , .r,.__ __, . i, ..c .•,,. -1":-- `2.,7 :._.•_:.;',- ' ', ) L' / 1 i ,�i U o W . SI/ r / 71) • I' ` l )'a ; _ w • /,,- . L„.. . ...'-',.- \ .1 2 . 2 ii ) .. . . _._ .- ‘, , / 1 I i I �'' l b �•. i i _ _ `� �•2 p ;. 10 ft. bituminous trail i --- , �-� >✓' A� 1{., `► .„.... 1 I,NB9 F2'45-ei, ` I`, �.. 'I 1 ! . e t g, 2so.00 g 1 • iNRa� LNa9`42'43N ,f ,; 3 *,w - € Ifl 11 5-.4 ,£ , ' '00.00 No ��� ,Q a ( f I+ w. sW?� c ,te,86 i i0 �'` rr- 6 ft.bituminous trail ��► (� - ,# - MonUmen; 589 42 43",1►- 1 1 c THOMPsoH 300 00 221ST AVENUE --- NW'-• N89°42'43`E 1800.62 Tne South line of Sec. a, DOUGLAS Y JACKL 1W HIPSAG , - I''. BARBARA RADEFELDT • The.North line, of they SW I/*.of the NE 1/4. See''4 ) 11 Jr I/ S89'54'55'Yq '—X1332.34 --- --'<-- 3 i _ _ (,�/I z I 't «/i « Uy O J11 yy • W .6 I i « r , a. n ,/ D 2DD 400 600 a � k� -- • - � ( ' M. / «. •c t6 SCALE .IN FEET • , '\ • For the • U , ^ purposes of this plot the West Ra of f �• f u;r the SW 1/4 of Section 4, Township 33. Range 26, ,., . .« i (//1 •`� n o• is assumed to hove o bearing of'S01'00'06'E. W O jKa /1 I Imo.,^ . z o !e; ,` i « I�•/ 1°M,� 0 Denotes 1/2 Inch x 14 Inch Iron \ 'y}� ,V. , (-I, 1_-) Ill .,•;._n `5 . Pipe Set With A Plastic Cap .� 'ae •,. «' .w, 5 -""'`'{1 w Marked R.L.S. 21729 �Z tt $, ¢ \ ( o • Denotes iron Pipe Found V 0 3• i «, Q Denotes Sherburne County Monument w OG �+om ` ti: i • e..,S --r' • O U 1- % O _ � jSi �'`� Drainage and Utility Easements shot m r '�� Jn�. ' • be shown thus: I I m 4 G 0- • I l m 0 H U ..'Sa9 51 32'h 1 (1 '•` 1329.7 I • Ia w i _EI____ ----L— E� ,4 6 ft.bituminous trail [DJCI _ E I o ° N R ry *,.-t--_-,1;-;--. �,-� Being 10 feet n width and odjoining '>v o z 1L.{/"� right-of-woy lines, unless otherwise '^ ,n n w „�,.,t„• `eu indicated, also being 5 feet n width =a n o u i .-� � a-1‘,..7.11•„\1,-.:-..,•\,,:,,,: .\\\ I {T, and adjoining lot lines, unless other- c v,_,-• o \,\` I ^• ,y ....',1(//, ,,',7, .• i(_ "C wise indicated, os shown on the plot. °d>.� 0 • i a` ' • `� ( s o> v i r 5 'r _ R.`�1 �) \ F 1 t OWNER &DEVELOPER: u ern'E° o LL..FF j} 4• Y,qC l ysrT Dynamics Design k Land Company >,6 v E u riI i71'1'a r JrIc 0 0. ! � `'+,�+"' Y�. 544 - 3rd Street NW v°v_�. ._":?'...,-.C.,_ , r °r�° a 1.-.1.::: .•.:.::.,� y{.'',.`...'..,',:‘..\.‘,• :1:-:21=-3,7.'--•::••>.°.•-n-.\l1�-•-- Elk River, MN 55330 u c g--i 5 c iu • L !3)' a� 'D- _ ' \ . -moi f= (612)441-8591 L O t�.. �' O 'ti_..V _i{{.4• ‘'.',•'.:,,,,,L,,.!,-._."--.-.'-7----=.--\::-..;-_-_.--... .,,,,-;:.:_-7::::?".; ZONING: (J `J'^-nti....•-- ` rt4 �-j _.. `,-. Existing A-I - `rt o UProposed A-I/OPEN SPACE PRESERVATION PLAT ytlw i (..;51',-- i Budding Setbacks: +Z..rt +`p . t,P• l ,1:: , 30'Front Yard (� p q uy I I J 11C jJ IO' Side 'ford. 5' Garage Side •� y I uo o 1 20' Rear ford - V ppp `n a •,iUO, c a B. (f� an yC• I c .:�'oGROSS AREA 273.56 ACRES Me r w• «• tp ( 11 00 r•a0I '01od' a'., R.O.W. 221ST AVE 2.41 ACRES - y k s- hiI o 0n j4o OPEN SPACE(OUTLOTS) 203.75 ACRES as, ie°, .� d 1 o oa: -yum WIDTH 80'(loo'Co ne s) °tdm '-� MIS.LOT yzE 11,000 SF(80'x130')• (- Y a --- ---- •NUMBER OF LOTS 70 l q :F5,trail easement LEGAL DESCRIPTION: 0 w`# iThe Southwest Quarter of the Southwest Quarter of Section 4, am 4 - Township 33 North, of Range 26 West, Sherburne County.Minnesota, C 3 • .1 LL 3 LESS AND EXCEPT therefrom the following described tracts: (I)The '�C oo i.., .) '1A West 300.00 feet of the South 290.00 feet. os measured along the _ a South and West lines respectively, thereof. (2)The East 250.00 i ' C -``ll feet of the West 850.00 feet of the South 468.00 feet. as '-� measured along the South and West lines respectively. thereof. • 0 �1,r AND \ o r`1 l i h. The Southeast Quarter of the Southwest Quarter of Section 4, 0 i 1 , 0 ! " y Township 33.Range 26. Sherburne County, Minnesota: 0 I ter` j} AND W to 1', « t The North Half of the Southwest Quarter of Section 4. Township \� 0"" , ' • 33, Range 26, Sherburne County, Minnesota, 0 Q _:.. C: AND ��. J 1 M, / a I r The South Half of the Northwest Quarter of Section 4, Township • Z ))){ 33, Range 26, Sherburne County. Minnesota: C.) I t w:, ' -/f j 1 i .,r ,,r-{,.�--- AND . v + °F-4.1,,,i' ' The Southwest Quarter of the Northeast Quarter of Section 4. 1 C IX Iikm .__r `J «' F�1 I Township 33, Range 26. Sherburne County.Minnesota. - w I l , -L_- y 4, (. Tz J3• r tn W J N 4 ^ •//,'".17-:-.•••••••• ( / • 5 rbimeCouty .1 ,... -7.,"•-.±1777• "--: e Q • onumant ,_�- J � '1 .6 2 a. - - - i / SHEET NO / 8 /y (' �i 1 1 nr/ I °F 12 ,... P--26' DOOGLAS h UACKLYN NIPTA A. st:Cnoh x.TowHsiiw 7n.RANGE 26 • THE RIDGES OF RICE LAKE PARKLAND DEDICATION SITE Protected Open • Space for Farming Dedicated for Future 4 q Park - . • 2��� D CAI MARSH FAM/(r FARM CORP;4A P 000‘�� I .. .—rne ��,tn irn. I .. o tne5i or the rvA l:a ;Pc 4 — — ' S89°54'55"W 2665 59 // 0 / s 4 ley ,= 'O • �— -.-� ^"' , Si - ,/ _V ._ N '6 . \ 7. , 3 •�erbume C my 0 ` Te://—t �'" �• r.�\\ E +.. �\ The Sooth r»e�t S I/;� �. Sec 4 may. \ L The N th lin \ _ _ \ .. e O/ a I/4, Seo' A 1 _ \ „i 1 , / / % ' / 0 / / \ ``t j� z,. ,• \ ) L • I . \t. T ,// �L 4 e y �A �� T f �'5 "Itif z J ,tee., _ .\ , t 6 , ; : T0 J b ) ) \ 9 q ,.._.„____ _J_ ..-'',/ 1"— / pp . --- �: ! .N139!,42',43-E,'/' v - p Y I I A 8. 250 00.,.bb0017.02 0 "- DO�CT D ]] 3 a' b • 's • Y '1480.42'434E 5 .4 f `.300 00 ,,.z I .7 3 q,.. 4 P. illi' yam_/ _. A Sherb r ry — �T 'II l�Z N ' ... ,.. iAonom — e.T:.c -589 42 43 V-- _ .., ---------- • --- c THOMPSON 300.00 221ST AVENUE AIW Nag°az'a3"E 180o.62 0OfA7.AS&JACKL 1N HIPSAC