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5.3 ,-fir \.... -1 Item# 5.3. i ,idof ,I1MEMORANDUM J River TO: The Planning Commission FROM: Stephen Wensman, Planner/-91/ DATE: November 23, 1999 SUBJECT: Preliminary Plat of Windsor Park, Public Hearing Case No. P 99-12 Request Consider the request by Dynamic's, Lamm and Dehrer for Preliminary Plat of Windsor Park. Location North %, NW 1/4, Section 17, Township 33, Range 26, 212th Avenue and Elk Lake Road, just south and west of County Road 33 and Elk Lake Road. ZoninM/Land Use • Rla (Single Family Residential) / LR (Low Density Residential) Attachments • Location Map • Park and Recreation Minutes, October 13, 1999 • Howard R. Green Memorandum • Sherburne County Engineer Comments • Letter from applicant • Proposed Architectural Covenants • Preliminary Plat • Preliminary Grading and Drainage Plan • Preliminary Landscape Plan • Preliminary Sewer Collection Plan Overview Windsor Park is the first preliminary plat to fall under the Open Space Preservation Plat Ordinance (Cluster Development) approved by the Council on November 15, 1999. Presently, the 57.03 acre development site has roughly 21 acres of open meadow III along Elk Lake Road and 36 acres of woods, west of the meadow. The developer is proposing a 31 lot single-family residential clustered subdivision with over 50% of 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612)441-7420 • Fax: (612)441-7425 Memo to the Planning Commission/P 99-12 November 23, 1999 Page 2 • the development permanently protected by a conservation easement as open space. The open space consists of 12.06 acres of woods, Outlot A, and 20.4 acres of meadow, Outlot B. The 31 lots, as proposed, will be clustered in the woods surrounding Outlot A. The developer proposes to have Outlot A become City Park and to have Outlot B remain as open space owned in common by a homeowner's association containing the clustered community septic system, community gardens, trails, and a NURP pond. In addition to the 31 lots, an existing 2.5 acre lot adjacent to Elk Lake Road has been reconfigured and attached to the plat as Lot 1, Block 5, with a new access off of 212th Avenue. Surrounding Land Use Windsor Park is located in the Rla zoning district, west of Elk Lake Road, just south of County Road 33. The nearest existing development is Oak Run, a 3 lot subdivision located to the southwest with access from County Road 32. The remaining lands surrounding the project are primarily agricultural with scattered residential home sites. Opportunities exist to further encourage clustered subdivisions and connect the open spaces to provide a greater scenic and wildlife corridors, and to connect the open spaces to other public amenities. Site Plan Review • Density As allowed by the Open Space Preservation Plat Ordinance, if the lots in a plat are clustered and at least 50% of the open space is protected with a conservation easement, a developer is eligible for a density bonus of up to a maximum of 40% above the zoning district density. As an incentive to cluster and to recoup the costs of clustered septic, an automatic 15% bonus is part of the equation. With 57.03 acres, the developer is allowed 26 lots (57.03 /2.5) x 1.15 = 26.23 or 26 lots) plus an additional 20%, 5 lots, for a total of 31 lots by meeting the following bonus criteria: A. Create an endowment to the homeowners association where the principle would generate sufficient annual interest to cover the conservation easement holder's yearly costs. (5% bonus) B. Provide access by the general public to trails, parks, or other recreational facilities, excluding golf courses (5% bonus). C. Additional open space is provided above the required 50% buildable open space (5% bonus). D. Provide covenants to create an architectural theme to include items such as, porches, side or rear loaded or detached garages (5% bonus). Park and Trails • The developer is proposing to dedicate Outlot A as a City Park to fulfill the park dedication requirement. According to the Master Park and Recreation Plan no \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p99-12.doc Memo to the Planning Commission/P 99-12 November 23, 1999 Page 3 • parks are identified for this part of the City. The Master Plan only identifies neighborhood parks in the urbanized portions of the City. At the October meeting of the Park and Recreation Commission, staff outlined three options related to park dedication in cluster plats as follows: 1. Accept the 12.06 acres of wooded open space as dedicated park to satisfy dedication requirements. According to the Subdivision Ordinance, only 5.7 acres of land (10%) would be required to satisfy park dedication, or; 2. Require park dedication fees based upon the number of lots that could be created with a conventional standard subdivision layout (+/- 21 lots rather than 31; a $13,000 bonus,or; 3. Waive park dedication fees if the developer guarantees public use of private trails and open space by language in the conservation easement document. The Commission asked Phil Hals, Director of Streets and Parks, his opinion on the matter. Based on his experiences with the private recreational open space in the Ridgewood Subdivision, Phil endorsed the City Park concept. With Phil Hals' endorsement, the Commission recommended accepting Outlot A as City Park to satisfy the park dedication requirements. Outlot A consists of 12.06 acres of oak and pine forest with a healthy diversity of understory vegetation. The wooded parkland gently slopes towards the center and contains only dry land. As part of the development drainage, some road runoff will • be channeled into the park through two drainage pipes (See attached Howard R. Green Memorandum). It is the developer's intent to keep the runoff to a minimum so not to change the character of the Park or damage the existing trees located there. As proposed, there will be both private and public trails in the development. The public trails include a trail through the meadow from Elk Lake Road to the proposed park, a trail that loops around the proposed park, and a trail from the proposed park to future plats west and south. The private trail crosses the meadow past the NURP pond and community gardens. To differentiate between the private and public trails, the trails should be constructed out of different materials and signs should be provided. As proposed, the public trail crosses Lot 1, Block 5. This trail will need to be moved out of the lot and into the public right-of-way. A separate easement should be granted to the City that will guarantee public use of the trail. The Master Park and Recreation Plan identifies a future trail corridor along Elk Lake Road. If the future trail is extended north, it will likely be on the east side of Elk Lake Road and trail users will have to cross Elk Lake Road to get to Windsor Park. Preserved Open Space Both Outlot A and B, 32.46 acres, will be permanently protected by conservation • easements. As proposed, a homeowners association will hold the conservation easement for the 20.4 acre meadow and the City will hold the conservation \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p99-12.doc Memo to the Planning Commission/P 99-12 November 23, 1999 Page 4 IIIeasement for the Park. As proposed, Outlot B will contain a clustered community septic system, storm drainage pond, community gardens, trails, and native prairie and will be off-limits to the public. Maintenance of the open space will be a responsibility of the homeowner's association and shall be addressed in the homeowner's association documents. The documents will require the City Attorney's review and approval prior to final plat. Landscaping/ Screening The Subdivision Ordinance requires one street tree and one yard tree per residential lot; two of each on corner lots (33 street and 33 yard trees). Due to the forested nature of the plat, staff has asked the developer to relocate the yard trees to the area behind Lots 1-6, Block 4 and adjacent to Lot 13 to screen the back sides of homes. These trees should be a mix of deciduous and evergreen to provide the maximum screening possible. The developer has located some trees behind Block 4, but has not shown all the required trees. Entrance Sign The developer proposes to create an entry monument and landscape similar to that at Windsor Woods located off of County Road 33. The Sign Ordinance allows one • development sign with a sign area of 16 sq. ft. and a maximum height of 8 ft. Prior to installation, a sign permit from the City is required. Grading and Drainage The grading and drainage plan shows the bulk of the drainage going to a NURP pond located in the community open space and some drainage to the City Park. The drainage into the park will require some tree removal and some excavation (See the attached Howard R. Green Memorandum). County Road Access The preliminary plat was sent to the Sherburne County Highway Engineer for comments (See attached letter). The main concern of the County Engineer was to remove the existing driveway and field entrance to the existing residence encircled by the plat. The developer has reconfigured the lot and has included it in the plat as Lot 1, Block 5, with a new driveway access off of 212th Avenue NW. Tree Preservation By locating the homes in the woodlands, considerable tree loss can be expected. However, the developer proposes to save 12.06 acres of woodland in the center of the plat as a focal point. Some damage to trees might occur in the central woodland due 0 to construction of the road and the redirecting of storm water there. The developer has minimized some tree loss by locating the storm pipes to the NURP pond \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p99-12.doc Memo to the Planning Commission/P 99-12 November 23, 1999 Page 5 • between lots 5 and 6, Block 4. Overall, the Landscape Plan indicates a realistic portrayal of trees remaining after development. To further protect existing trees, staff recommends the following condition: • THAT ANY TREES ON OR OFF SITE, NEAR THE LIMIT OF GRADING THAT ARE TO BE PROTECTED SHALL BE FENCED WITH A SNOW FENCE AT THE DRIPLINE TO PREVENT GRADING, COMPACTION, OR STORAGE OF DEBRIS OR EQUIPMENT. Well and Septic Each lot will have a private well and will be connected to a community wastewater system. The clustered septic system requires significant piping similar to the public improvements required in the urbanized portions of the City. Each lot will contain a small septic tank pump that is connected to a community drain field in the open space. The homeowner's association will be responsible for contracting with a maintenance company to provide monitoring and maintenance of the wastewater system. As proposed, the sewer pipes for the community septic will be located in the public-right-of-way. Homeowners Association • As part of the development, a homeowners association shall be created with mandatory membership for homeowners in the plat. The homeowners association shall hold and protect the conservation easement over the common open space and be responsible for maintenance of all commonly held land and maintenance and inspection of the wastewater system. The homeowner's association documents shall require City Attorney review and approval prior to releasing the plat for recording. Recommendation 1. THAT A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS TO BE RECORDED WITH THE FINAL PLAT. 2. THAT ALL COMMENTS OF THE CITY ENGINEER BE INCORPORATED INTO THE PRELIMINARY PLAT. 3. THAT A HOMEOWNERS ASSOCIATION DOCUMENT BE PREPARED SUBJECT TO THE CITY ATTORNEY REVIEW AND APPROVAL, PRIOR TO FINAL PLAT. 4. THAT A PERMIT FOR ROAD ACCESS ONTO COUNTY ROAD NO. 1 BE OBTAINED FROM SHERBURNE COUNTY PRIOR TO FINAL PLAT. 5. THAT STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES. . 6. THAT A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF PUBLIC IMPROVEMENTS. \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p99-12.doc Memo to the Planning Commission/P 99-12 November 23, 1999 Page 6 • 7. THAT 12.06 ACRES OF LAND BE ACCEPTED TO FOR PARK TO SATISFY PARK DEDICATION REQUIREMENTS AS RECOMMENDED BY THE PARK AND RECREATION COMMISSION. 8. THAT A BITUMINOUS TRAIL BE INSTALLED AROUND THE PARK AND IN THE COMMUNITY OPEN SPACE CONNECTING THE PARK TO ELK LAKE ROAD IN THE FIRST PHASE OF THE DEVELOPMENT AND THAT THE DEVELOPER BE REIMBURSED FOR THE COST OF THE TRAIL CONSISTENT WITH CITY POLICY. 9. THAT AN EASEMENT BE GRANTED TO THE CITY FOR THE TRAIL THAT PROVIDES PUBLIC ACCESS THROUGHT THE COMMUNITY OPEN SPACE CONNECTING THE PARK TO ELK LAKE ROAD. 10. THAT THE TRAIL THROUGH LOT 1, BLOCK 5, BE MOVED TO THE PUBLIC RIGHT-OF-WAY. 11. THAT A TRAIL OR SIDEWALK BE CONSTRUCTED FROM OUTLOT A IN THE PUBLIC RIGHT-OF-WAYS OF 212TH AVENUE AND LANDERS STREET TO THE EDGE OF THE PLAT IN THE FIRST PHASE OF THE DEVELOPMENT. 12. THAT 32.46 ACRES OF LAND BE PLACED IN A CONSERVATION EASEMENT WITH 12.06 BE HELD BY THE CITY FOR PARK PURPOSES AND 20.4 BE HELD BY THE HOMEOWNER'S ASSOCIATION, OR A QUALIFIED LAND TRUST. • 13. THAT UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED BY THE CITY,A WARRANTY BOND IN THE AMOUNT OF 25 % OF THE IMPROVEMENT COSTS SHALL BE SUBMITTED TO THE CITY FOR A ONE-YEAR PERIOD. 14. THAT A SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING WITH SHERBURNE COUNTY. 15. THAT TEMPORARY CULDESACS BE PROVIDED AS DETERMINED BY THE CITY ENGINEER. 16. THAT A GRADING AND EROSION CONTROL PLAN AND DEVELOPMENT PLAN BE SUBMITTED AND APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 17. THAT A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID TO THE CITY PRIOR TO RELEASING THE PLAT FOR RECORDING WITH SHERBURNE COUNTY. 18. THAT A LANDSCAPE PLAN BE PROVIDED THAT SHOWS ONE STREET TREE PER LOT, TWO ON CORNER LOTS AND THAT THE REQUIRED YARD TREES BE LOCATED BEHIND THE LOTS IN BLOCK 4,AND ADJACENT LOT 13. 19. THAT ALL THE MAIL BOXES IN THE DEVELOPMENT BE CLUSTERED. \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p99-12.doc Memo to the Planning Commission/P 99-12 November 23, 1999 Page 7 • 20. THAT ANY TREES ON OR OFF SITE, NEAR THE LIMIT OF GRADING THAT ARE TO BE PROTECTED SHALL BE FENCED WITH A SNOW FENCE AT THE DRIPLINE TO PREVENT GRADING, COMPACTION, OR STORAGE OF DEBRIS OR EQUIPMENT. 21. THAT AN ENDOWMENT TO THE CONSERVATION EASEMENT HOLDER BE PROVIDED WHERE THE PRINCIPLE WOULD GENERATE SUFFICIENT ANNUAL INTEREST TO COVER THE HOLDER'S YEARLY COSTS TO ENFORCE THE CONDITIONS OF THE EASEMENT. 22. THAT PRIOR TO CONSTRUCTING A DEVELOPMENT SIGN, THE DEVELOPER OBTAIN A SIGN PERMIT FROM THE CITY. 411 • \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p99-12.doc LOCATION --- II _____ ii....„........ MI FlF117.' rai „ _mg ,14'.41?„ 7t Air ' 4141AVr41•1111 Aritiimi ` **- A ►.•.•.1.•...I ..A,.... ►.......... 5*...•.•. ....., ���pO00��00�� • a r 4wlA� , ...... .1„rimmor41 loorimp . ��oa1 MN miri in kkb _ 1111,411„ 'Vfl*F rt..14040" Ria P.v NAU la 0 • i itim ty 11 Al ,,,,,,,,,,, 1 i4! ..7JmjirtW- 1 a , all It INF ` ''slat .12 :• v P4, roe OF 14, / LOCATION N City of - - MAP l ' 4...1Elk River Ill 13065 Orono Parkway •P.O. Box 490 CASE: P 99-12 Elk River, MN 55330 • • • S pci• S TI©� ��h1� t � C�c, � � rA c;\ • 5.A.2. Park Dedication Fees for Windsor Park Steve Wensman reviewed the proposal by Dynamics, Lamm and Dehrer, LLP, for Windsor Park, the City's first cluster development. Steve outlined three options for park dedication. Option 1—accept 12.06 acres of wooded open space for park, Option 2—require park dedication fees based on 21 lots as opposed to 31, 21 being the number that would be permitted under the conventional subdivision regulations, and Option 3 would be to waive the park dedication fee completely. Commissioner Kuester stated that the open space will be gone in the future as properties continue to develop, while the proposed 12 acres is isolated at this time, in the future it will more than likely be connected to other developments. Phil stated that the park could be attractive to the public with the proper amenities. Commissioner Reitsma suggested waiving the park fee, requiring the sidewalk be extended on the roads all the way around the park, and requiring the open space to have public access but have the homeowners provide maintenance. Commissioner Kuester observed that there is an inherent value conflict in the preserved open space due to the lack of public access, but the public benefit aesthetically for the open space. The Commission felt that a bituminous sidewalk on the interior of the proposed loop road would be better than the concrete sidewalk on the development side of the street proposed by the developer. • Commissioner Reitsma stated he would be comfortable with the 12.06 acres as a public park. Commissioner Peterson argued that even if the City required public access, the homeowners who would purchase the lots in the proposed development would be very possessive of the open space and want to keep it private. He advocated no concrete sidewalk around the park. MOTION BY COMMISSIONER KUESTER, SECONDED BY COMMISSIONER REITSMA TO ACCEPT 12.06 ACRES OF WOODED OPEN SPACE AND REQUIRE THE DEVELOPER TO CONSTRUCT A BITUMINOUS TRAIL ON THE INTERIOR PORTION OF THE LOOP ROAD WITH A TRAIL TO COUNTY ROAD NO. 1 IN AN EASEMENT FOR PUBLIC ACCESS. THE MOTION WAS APPROVED UNANIMOUSLY. • rr Howard R. Green Company L CONSULTING ENGINEERS November 18, 1999 File: 808540J-0240 Mr. Steve Wensman City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: WINDSOR PARK DEVELOPMENT Dear Mr. Wensman: As requested we have reviewed the submittal package for the Windsor Park Development. The package consisted of a preliminary plat, preliminary grading plan, preliminary road grades, preliminary landscape plan with tree preservation limits, preliminary sewer collection disposal plan, storm drainage calculations and on-site sewer treatment preliminary evaluation. Based on . our review we would offer the following comments: A. Preliminary Plat 1. The side yard easement between Lots 5 and 6, Block 4 should be increased to 20 feet to accommodate the storm sewer pipe that is proposed in this location. 2. There are a number of areas where the grading plan indicates that natural drainage will flow across lots not within the prescribed drainage and utility easements. In these locations additional easements need to be provided on the plat to accommodate this drainage. Examples of this would be the rear yard of the lots within Block 2 and Block 4 of the plat. There is also drainage through areas not covered by easements and Lots 3 and 4 and Lot 7 of Block 1. B. Preliminary Grading and Drainage Plan 1. There are a few house elevations that would indicate rather flat driveways, these should be reviewed. They include Lots 3 and 8, Block 1, Lot 3, Block 4, also Lot 3 Block 2 and Lot 2, Block 4 have relatively flat areas behind the homes. 2. It is difficult to see how drainage will be contained within side yard easements in Block 3 where minimal is proposed. 3. There is approximately 600 feet of street drainage that flows to County Road 1 at the intersection of 212th Avenue and County Road 1. There is a culvert under the road with spill ways proposed. It would provide for better drainage if small catchbasins were installed on this culvert to pick up the street drainage and deposit in the County ditch. • \\SPNWFS\VOL1\DATA\PROJ\808540j\Itr 11-18-99 wensman.doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • Mr. Steve Wensman November 18, 1999 Page Two 4. The remaining drainage from the development is proposed to be channeled to two locations. Slightly less than half of the street drainage will be conveyed to the center of Outlot A. After development there will be only a slight increase in drainage to this area for a 100-year storm amounting to approximately 0.5 foot increase in water depth. The remaining portion of the plat will be conveyed to a pond to be constructed in the southeast corner of the development. This pond has no outlet and according to the drainage calculations submitted has been designed adequately for this type of installation. 5. Emergency overflows from the low points in the street should be clearly noted on the grading plan. 6. We question the amount of inlet capacity at the intersection of 212th Avenue and Ironton Street. We believe two additional catchbasins should be added. C. Street Plans 1. The street section shown on the plans is adequate. It is proposed to be a rural style street 32 feet wide with bituminous burm on either side. 2. There is a series of trails proposed through Outlot A and B in the development. There is no typical section provided to indicate what the construction material of the trail would be. 3. There is a right turn lane proposed to be constructed along CSAH 1. The proposed • section for this right turn lane appears to be rather minimal with only 2 inches bituminous on top of 4 inches of aggregate base. This should be reviewed and approved by Sherburne County. D. On-Site Sewage System 1. The preliminary sewage collection and disposal plan indicates that there is more than adequate space provided in the development to build the on-site treatment facility. The preliminary evaluation of the design of the treatment facility indicates that the total flow will be less than 10,000 gallons per day. We are verifying with the MPCA, but it is our understanding that the review and approval for on-site clustered systems less than 10,000 gallons per day would be by the City rather than the MPCA. We are working with Randy Thorson of the MPCA to determine what the design criteria should be relative to gallons of flow anticipated from each home and the design of the on-site treatment facility. If you have any questions regarding any of these comments please call. Sincerely, Howard R. Green Company te2a • Terry J. Maurer, P.E. O:\PROJ\808540j\Itr 11-18-99 wenSmairWarC R Green Company CONSULTING ENGINEERS 11/10/1999 13: 51 6122412931 SHERBURNE CO SURV PAGE 02 • •M Sherburne County 4■= T�. PUBLIC WORKS DIRECTOR • ma COUNTY ENGINEER DAVID SCHWARTING 13880 HWY. 10 Elk River, MN 55330 October 19, 1999 (612) 241-7000 • 800-594-5208 Stephen J. Wensman City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 • RE: Windsor Park Dear Mr. Wensman: After reviewing the proposed preliminary plat, we offer the following recommendations: 1) Move proposed 212th Ave NW to the north property line of Lot 1 Block 5. 2) Remove existing driveway and field entrance. 3) Provide a new access for Lot 1 Block 5 onto 212th Ave NW 4) An access permit will be required with the following conditions: a) A turn lane constructed off CSAH 1 at 212th Ave NW b) A stop sign paid for by the developer and installed by Sherburne County Public Works. If you have any questions or concerns please call me at(612)241-7031. Sincerely, Mark LeBrun Project Engineer • An Equal Opportunity Employer • 7,Vfrt Pateed DESIGN © LAND CO.) To: Mayor Stephanie Klinzing City Council Planning Commission City Planning Dept. From: Dynamics , Lamm, & Dehrer, LLP. Re: "Windsor Park" Cluster Development Dear Ladies and Gentlemen, We have asked that our plat be tabled until next month ' s meeting so we can accurately and thoroughly respond to staff ' s comments . We are totally committed to seeing our cluster development through to completion. We want to present a plat that is thorough and has answered as many questions as possible regard- ing a " Common Interest Community" . We have been working with staff on all integral phases of development such as grading and drainage, community sewage treatment, tree preservation, open space, unique house features , etc. It is our hope that "Windsor Park" will be a very unique neighborhood that creates a comfortable life style . The Outlot"A" open space will contain community gardens with a common well and water lines for irrigation. The Outlot"B" open space will partly be used for the community sewage treatment area. The entrance street will have an island at County Road No. 1 with a decorative monument sign . Moguls will line the street through the open area with landscaping . • 555 - 3RD STREET NW ELK RIVER, MN 55330 PHONE (612)441-8591 FAX (612)441-8604 r r • The central park will consist of about twelve acres and will be surrounded by park trail . The variety of oaks , maple , and birch will be preserved with the underbrush cleared for ease of walking. A park trail will connect the central park to County Road No. 1 . An objective of Windsor Park will be to separate the housing from view of County Road No. 1 through preserved screening and additional tree planting on a gently sloped berm. Homes in the Windsor Park neighborhood will be restricted to side or rear load garages to eliminate the garage doors facing the street. The homes will be required to have front • porches . Twenty one of the lots are one hundred twenty feet( 120ft) in width at the front yard setback or larger. The remaining ten lots are one hundred feet( 100ft) in width or larger. The lots range in size from one half acre to one and one half acres . A tree preservation plan will be part of the protective covenants . We are looking forward to meeting with everyone and work- ing to create the best project possible . Respectfully Submitted, .'"?-74Y4'd"-P/C47147:42 Marlon Glines Dynamics , Lamm, & Dehrer • . V • • • M.ti4ireccuML Co .r4&74 • the arbitrators deem just. Any costs and expenses charged to the Committee shall be paid by the Association. (e) The decision of the majority of the arbitrators shall be binding on the parties hereto. ARTICLE VII Restrictions Applicable to Lots 7.1 No Lot shall be used except for residential purposes; no Living Unit shall be erected, altered, placed or permitted to remain on any Lot other than one single family dwelling containingnoless than 1 ,600 square feet of interior space on the ground floor in the case of a"=singlestory structure, not less than 1,600 square feet of interior space on the first two levels at or above the front entry elevation in the case of a split level structure, and not less than 1,000 square feet of interior space on the ground floor in the case of a structure containing two or more stories, provided that the aggregate interior square footage for all levels is not less than 1,7.50 square feet of interior space.. All Living Units shall contain an attached garage sufficient to store a minimum of three (3) automobiles. Garages shall be side entry and all dwellings shall • have a-front porch 7.2 No Lot shall be subdivided or split by any means whatsoever into any greater number of residential Lots, nor into any residential plots of smaller size without the express written consent of the Architectural Control Committee and the City of Elk River. 7.3 All uses of the Lots shall, as a minimum, comply with the permit and with the zoning and other applicable ordinances and regulations of the City of Elk River. The standards herein contained shall be considered as requirements in addition to said permit and zoning and other applicable ordinances and regulations. 7.4 Wastewater Treatment Systems. All Lot Owners shall hook up to centralized wastewater treatment systems located on Outlot A and B, and no independent septic system shall be permitted. All Lot Owners shall likewise pay their prcportionate share of the costs associated with operation and maintenance; upkeep and repair of said system as part of their assessments as set out in Article IV herein. 7.5 A minimum landscape plan approved by the Architectural Control Committee and conforming to the permit requirements must be completed within one year after the issuance of a building permit for construction of a Living Unit. • 18 • rr ,tt *tsi * lb • cif. ills Iv ,"11V*34j4 1 -4 4 • • • i r \ I ! `r f ---- x 946.8 I �q p© c.f.:fldaN 1 /f t /' %f." --..,'•. ` , I. !. r t I Il t ..�` f -------950 J The Nath line of NW I/4, Sec. 17,l{y7�'.;d,J,.fRyr,2p', f ' 1 _._ - ---•-.. 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LariiM'1'' / ,( f �4,e _1 .! /•' rP5.20 k ;"`..., r Konwl .L • ?,i e,188.2 ,� J ,, , f 0 a •• x 999.2 `L %• :.. in '. /) /, ', „,"..."'-',•• PA.� ,r!, o+Q. x ° / 11 p ° t `` `,� $ 95.6 `� //Oe /,'( '�S•//./1/14////•: ?(il`r' Q� -.1` 1.� 1y ,'1 99X.8 ,``` pk i J � (1'ix/ ((.i. (JJ(1 f C] \ a� i b \ 1 . J / 99 6 S : f:' KZ / (1 [ �Lc ./1,,j, : .'fid':; , ..- • ,: n N cv z 0 m a o I ess.s • i y Cb j ';,.. al o 7/ '. . ../ ".W. til'f,/* /.. 1 • :'; i 6 z Y o 1000.4 1'' ^� r......../ ..ii>c, N't•-"-- -,._ ,1 /•r;: /I// •f` '•' \ Q uU, 1- Z f �-- ' .' in `• \ ' �x .',ter // (•..1 ' f1, f _ I ° \ .iJ ./ /i1 ,`\`'� ...."\--k--,„.. v��• (`•'I 'r`'.Sal,•,' f p TQ p C N ,.._.. ..... . it . \.� \ �f Y rJ• < j '/f i t':[ I 3 N hl 'lam'~ _" / •-�.....i�" :� ``��Ji \ ` \ fI s6 f°i lJ1j�^J1 (`I oE�o z .. Y t x 9946,' ...,...11.*.. fl 1 ,i.,J 4 r L i n c; o• FdiT�'I.OT B ;/ I / Q .'lr'j'l;J J If "as u o fSZo / . 9924 1 l i s /c.e I,/ f(l r'4ze o J t � cn �_,•'" /• :moo it' si y. ( 1 T-off rr��v cn 4'''k,. �\.„ ` Q ' / •t.. I i1 t�i-I �'1. 96]4 t,U E wcv /moi �\` -,, 92 ,ti x -.l f f , �.' n`o m O O 2 M 4► 'i •"1 w S v J .I, • .. _(1 0.i to O m cn D f.\\ 4Af* 1 f �� X1,• '/.'' Jr J • i E3 �� f/ M' 9xssQ�'D /T(i \\ a x 989.4 %9 x I , ,• 7-, '�' .. �. \ w 4. b I l'•,,, ..Jy/oo //.1„..t'r�,t'k, %/••• \ \ .s.3 .5 i 95 y b°' /f ./..1/,.."/' \ ei X .9 , ii it, ! � ,, \ tel 4 4`t O`i Alk ii i 2. • / f 4� '' /t t' \ ego 'ao r� J,/ /. rl ♦'moi . `� \ :� z-,,.. s) 1. ' JvP 992v (' •^ j A` t ! m o y t . '1-� l' ..'J/ e ,yF/i '.s, �o w.. N m.. ,, i 0 ,11(40._ i ‘ ,,,,..1.,•-• ...:.i :-..;'-...- ' ft-- - , Mania �! /A �` l'�/ ( /I,::/'s' - GROSS AREA 57.03 ACRES 0 992.9 ! r•,••` '� R.O.W.CSAH No. I 0.81 ACRES U ," r /i /,// /:`/ x / f.', \ OPEN SPACE(PARKS) 33.27 ACRES F- ,� '` /j i:: //t ? •/ .•L Y0��1rNpW \ MIN. WIDTH 100' Q / / J /;! Fes. ' MIN. AREA 15,000 SF Y W 1 °p / //r%.��• ,/� ':i•;f \ NUMBER OF LOTS 31 Cr Z Ct J JJ Cef 4 W LEGAL DESCRIPTION: >"" Q That part of the North Half of the Northwest Quarter of Section 17, N Z Township 33. Range 26, Sherburne County. Minnesota. Tying westerly of the centerline of County State Aid Highway Na. I. _ EXCEPT the following described parcel: Z J All that part of the Northeast Quarter of the Northwest Quarter of W said Section 17, described as Commencing at the Northeast corner of CO( said Northeast quarter of the Northwest Quarter; thence South V a 88 degrees 43 minutes 28 seconds West, assumed basis of cc bearings, along the North line thereof for 101.44 feet to intersect the centerline of County State Aid Highway No. I as now laid out a 0 100 200 300 and traveled, said point of intersection also being the actual Point Z -IMEMINIOMMI- of Beginning of the land to be hereby described; thence South <' / } 31 degrees 55 minutes 54 seconds West along said centerline for L"'' 0 SCALE IN FEET 572.44 feet; thence North 58 degrees 04 minutes 06 seconds West (, for 367.00 feet; thence North 00 degrees 45 minutes 54 seconds ( `) SI-iEET NO. For the purposes of this plot the North line East for 278.13 feet, more or less, to intersect said North line 6I I of the Northwest Quarter, Section 17, Township 33, of the Northeast Quarter of the Northwest Quarter; thence North 88 OF Range 26. is assumed to hove a bearing of degrees 43 minutes 28 seconds East along said North line for 610.67 G / A North 88'43'10"East feet, more or less, to the Point of Beginning. L.h I WINDSOR • ____---- i , / ,.. , .. ,. .... ,., ,I.....,,„ , / ./ ...„ ..., / 947.1 1 , I,..../ ,.....i•: r\rt'4 I 9� ;,ff•, l , It I ;l ice.!.,%— �\\ ,\, X 946.6 _ ,.•j' / / // ;;� i%•,/ /,% `/` ''...\` \4 . I 1 l " � ;_:::::. �. .�-•�-:` ......950 r�ii!i;iI r ..`\ +\• +j1 7 f........ � �i"``.. �• ! •''...� � ,r' " -- 983.14 ,'• �� �� '�rr'Y- = � _._ 960 l / 1 h 1 r �_L_ 1 1,�•/�•--•_'_"' "-�• -..� i 9 _ _'1 1 10 ,1 Ij1 �I iii . j� .''•�i {� ��--. -//`\ _ _ ` - _may -.--� i'�1 •-- -- '^�.,� •- .. ..-off� _ ',�- „1.�::_�; .�. , u 11f -i?�. ale rlif'I/.'' ,,.{•..� "� ��t.,.+ .fes. i r. �y----...--�..._�" t�.�` r`\� 11,��'. .. �1`� .,) 1 • h s • •-'' !iJ ` ,"iv--;t �l `�•; : J\ ��, �,, •1.+,rT ►\' j�'®) 3;�y�i.11lr� ,._.s7, ..'M',�;it�► \_. 0/7 -or...-----11,..-------- ------ ^� ; ^.. C\;\1 r \ \ 01* •F , !� C�` �/ .0.•1011,.RCP ivd ildr j j ti j / - 990 .__ i it,`,......„6 1.,... ..,... ,a i_ \ 4Ij \\�. 3 ! _� \ 5 % �I�II ,�' 1 11 . V > x 997.1 10111. , ./,�....• ?1 I'\•-�1 �i'.`.` .* \' y/ 'i9 1001.6 I f• '1 / yi II b 1 T ' *i j/ t :11 02/ l-----x 997.6 ; --=,1�l� / /' •� !1'1t r 7°l .� ION `I1 997y 898.8`+11 LJ1\1 +..,,\' - ® 1 I- �� jj DO LF 1r RCP . x j 213 tF 2C 1 �� 1lb �'• 1Z.1711111011"r:,•0--.•-, ______, \C011 111UCf 'i\i 1„ / kr wicor.1 �` iP' 7 ` '' `+I+ ' ` l 1 \ \\\ 99z. r+-. 1 ` , am 2OUTLOT A "\..• `6 1 131 n11 I®‘ Li. 1 I i \\ \ '- '\ f '''4. N '-• \'',.. i ;' , {1; ,ell r •LIpK t„,.,.\\.,, ,,-----__-=...,--.=------„c--.,„'` � •` .,\ x 999.1 II{ r 1� x 9 1 1 •1 '•�..... 990....,. \.+. 1 , 95.3 ( t L>c—_- 1� . \ 1 i l'`.\ `*,.rr'' -:1 ” , •141 r =,--=-- \II % �� '.•1�ll$ \1\ ''',y 9 Y`� 1 +`�''SR6'! e i- I. 1 f ' �.�95.1 � 988.2 Q.5-.> '+s ,) '',, -.--/ I1 if 0),„ x !I r .\ 2111 1 \ i _ __.% ! \ ii c r- ,r i1 \ 1 , '! I '3i. 198.5 �ii. gal *>- 1"..... I! -_•^ 1 1 , t- CQ IO7 � •, 1 1 / .."....) AC 1 ` F I -L i3Lu1j n 44l iS — ytii._-" .,... _...... l '1 • ________,_._ __-✓ \� r '. e,"'-----'\ f LOmt^Wit._///.;.ll ^ jr.")'. if ii) 1"`3``IJ I 000.9 l ; � " * '..4 : . • /i ti / / : a:alspli,.0f/ 4N-B,L____jzzl._______.....-... ,.. ,,,4-_-- / . x - ____.-- AP-, - ..• 1. 1 tom: ''\�/ 1 -1 r-----1 r-- ` .\ ,, \fit x 994.7 - — ' 111 l 1` Ir" 11 1 _,1 Ir----- 11 11.. �`'•�\.�N`� 1l[��� __ s• 71 1- 0.91 l 1 I •I�Ir Poi jl Il p J \ +'\ II a q ��• --�•— yl r • t____4_______ ,� ' V / 1 ` '\ i 7 S tr 11CP 1 8 \�, '',h l:�I iL -2- J1 - - �I I 0 4- �H 113voi a 993.9 1 L.-lC=_J_1 1 4-- y-• -==- ---- �_--- L_ __ _ _ • 8eeettelf - •• �_ w-- / 1628.84 !�. x 990.8 1, -1 ,`X .996.2 CUL-OETEMPCIRX 'f,�'; c xy -^ %•�....�•_...-...c 995.3 ll 1• \ r'�.. f %•: +•+• : 992411 X 997.1 •• 1• 1 .� .�'\_•%`._- • -.�.___-^_ x 997.1 '1 ( .,y ',./'-:::.•-•-••• •., ..\. 'I 1 \1 _„ N.996.2 1 1 2 li ...,„„ I •,..,\998.3 11 ''1, 111 5 �. 1 ' t ' ei t) 1 PARK x Z Y O V F O a_ � 1 1 1 ... / , , .t + �bya U m .... . , , , . ( s�--1"�( f t 1 \ l iI a` • Ez, o�t / '� , i % x 988.8 -�/' c_ ' f� 1001.6 �..,'\'\,I,. 'IL � D. 1 amu, \t tV• 9ea.a x r 0 100 200 300 Z IL 1 / 1000.9— — Imo_V '., ♦ SCALE IN FEET m Cr, /` icoo Q v N 11.111111r''''.,.... Vis. - - l I,` — o \\ �, _ - LEGEND 3 x,,-,31§51 k ' CO.----• Existing Contours ceZ N i x 997.1 �1,-... -- 1.M--- Proposed contours ' �.11 11 0 �'..`\ ` ` \•- ---- SBt fence cn O 0 V r+., ' '�. r� � cocas. HaybaI Checks \ M O I a X 999.2 ; ��. l `, N m F m aQ Z O !'!� �w� © z �\ Possible House Pad Location \ '� U o � � \ 8 95.6 t, W/Exterior Ground Elevations o, I N �'�it��`�'� ,'� 'N. '�� r• : r 996.e ® Front &Rear a N �, OL�}'LOT CI ■ ® Possible Well Location L 71 ,i tll ''\ \�\ Ai (`�" >----< Proposed Storrn Sewer bi Ci Z Z Y Z ui I 11 l 1 S allih H Vl m W O W,W W ,� / I 0 9ss.s -�•- %' STORM SEWER SCHEDULE o 1 / r i .4).,,,,_ •4).W / /0110©0 E" I err rr 999.4 • `,:�' '� !' C:11:31 EMI v L � f /' �� MX Frill� �>s tTY>• co e 21--:4 f x y TWIN HALE L a:_7G:_�Si:•3I1t Y! 15-8-5-.13 a" 41.11111111.1''. ISD'T . t0 ,:.I • War,/ L:1 ]L!R:7 ' 3>•t.�(� a u 40 ' k /;" 1` `PA �, [f ll?:7E:.!�i]S=•i�•l�i�Sf►a1 $ `o 0 6 /� X0.4 , �! i/ L:l l[:'L}HJS>El'11lt:•fC� 5 u � i� ���f. �� I joi1r ,r, [.7C7C'PL irart_7•i3lail1 o`o j .J 1 rr/ S';I[Ilf nil r '.o I / u c v / /r / NDtFHoegP �� /.���' r 'X/r Ecom � ! ( !- /•% N ql�. �y�'.-'(':-89 )) _v,.0 0w`o IA o � / �"�._= .� 9.� .�/7 �, ;,j/ /' �l.�-- .-..�..i // , 994.6. •/ ..)1` i'. {-f cs • !\.` in 992.4 // � ,.54..-• t'fo�ll41. �, • /.!~ >, i lir,,,, OOII4n=omosious SPLLWAYS e � e �' I u /1' t\1 'lig,'r Zen= scram Hf NSTALL owe 4 0 <`` "\ 0 1 / j 1 I As i &iw I I Tao BY olaecR �R" q h 2 g a, Ib OUTLOT B \` 7 0 y ,4a ti`!' 4,449P`/� t I�\�,I I SOTH!IDES CF t 1H A tIE NN AT N•OO wt] N7 4T���— � � ..�\` 1 %,•/ • r,, iii ,lfr 011UI lO DRMi TO 8 d?z '}��-i o•��• i/ J; li i. COUNTY Raw DITCH a ;••I.. p f/, I 0 Y E -*/ rr �4 i KN I Ka • r0 © „„,,,,... .„./.).,./ ..,. ..././f..,,,..., ,,;:..,, gal <3io 'a o ,, Lt:4 �� 24s HOPE APRON X 1 D92.2 .) / / '' 1 r "'/ f O R 's•-•,...4/ IJ'E WPM x /r�;.../. r. o w N/4{OY TwE o ` i ...-4/. N... 0 :2,4t,.. N .`D.. rQ /:,,,/,:.,,,.'o'/,.„:;,::::, : �a ' ' 41 111PRAP • *a ` / IDG YR NR HRITTOY S7a0 /l',! /// ://2") ;.•••r x 991.8 _ 250 LF 24"HDPE�0.3oe� 'ASK.' l \ .� 1 X14 l \ J Z \ ;�f" 'V[o fry r•7 / '�F•I' 95.4 •,..I Q X 986.15 99zv ' l;!% r 1% x© O J Lace 0 Y: Z_ ."•--- 4 -,,--:),''' , I 0 litii /,.," /",7.1 4- r ./,::•---7 ��,fit d' 2 cc j t ` 1 • ea I •..-• - / ' .r' LLI (21 t l +� - - - - — ca i • % elf • f r ••r' 0 .-..'. • . 992.9 1 r • • /. cL • r/ o i1).•/r. • -- w ,/' rr;D X, ••_af'/r•%;•• r,,, : - .. \ 3 _Z � FFff`I': /�r/' r/4/ //`•r ,...•(`^C' N Jr /• 1:1 r ; / 950.2 \ - J 0 SHEET NO. / a , 1r joF 4 WINDSOR 0 I /' _ ,.,„,,,_.,-' ' ////'//p :•7//' /// , ', /V/ ---.."-,,-,',, I i I. t ; -//..://..':/// /..V./...4r/1/ :I. 'N:..\:).' N\iN\':\-) i ii) I ! I li ofctioz.,° 1 I / � �.._._.-. - . __ 'X SIO✓. ..✓ .i 983.1 _• — -~\ X960 - t '� ; I , a I r 1 ..,...--,S �-- t %'_.�. 1 l 1 �+ �i_L -Ili no r.., � '\ , --"_-',t1 4..-. i`;,.11 ---�----�1.11 —,.---,—.1- 0 L' 1 1 l i i 1 1 •13 i --`..� < ./ i".: %--,------------7-- . l i�.- 1 11 11 �1 1 1 12 ...... `"":.. ;' _-_- ".,-- - \ �... A "T- f1 '--�,\ - 1P•- • \ ISI ‘,. 1‘,\ rip' , .i ----------- -_ ��.... I 1 ,J AI -..14 \ .'\, f/`, `lir.\\,. 4 �,\ ` \ -'-_,,-`. , . '\"'-990...,,. /, A,��-x~'11 . ;1 1 it .; N. ----'' I, ' N,N./ / : A .s., \ ---1111114 ".11111..11 ...10r._.,• -‘, '---, /. if 1 >� 11 • \ i) J 'A x 997.1 r / -I: ,./ ,) f /. `--_"_-•_ t 1' :', / / ,e 1001.6 - • '• `'1 - '`3----,--.„. / 11:--4 1 1 -'i. + )� 1 ( ! .i / f- 397.8 -- Il '�' 41 -- .. --•—. ■ 14-'ill9971 / 7/ 998.8 ,t l I I x „. / • f ►___ • i ; if,.:, I l I' q • ►a1...•� - x — _4, '\r.:--.14 \_4,..,', ...--- \ OUTLOT A.-----. • IOra A \997., i_-� . . s' ;..`�.1•\'`, , 1 1i •tl ' /- 0 1 t 1 1 �� 111 , I1 ' I rr \\",...:,,,.:‘-,`,---,...-:-.7.--.=:::-----,__ 4-' �., sI 1 L �T �- _ O , 1 11 1 1, 1 1 \I �.�... \. x`999.1 r 1 1 1 -• 1 4,. 1TtI1\\ 1 1 ' 1 I / 1,,1 1 \ �•ea5.1`. gees \' \ �..-__ 11 — �•' 1 - 991.5 f)1 b .C-+ , , ` \t,c '_-------....--..:-.--- ,\• 1 0 `_ / • \ \ i 2f i M 1 J i 1 )1'i ) '!f,� J7 :::: j\ L rJ P9e.5 1c'- l�.�.___ 1\ `\ Y� 1 �' �'`— _....� \ \ 1 \� • I I .Ei 4 1 .47 f/ 1 •j x 995.4 / ---" x 999., _ / r/,r-I/ 1 N5 •,L__ <-_lJ J :r r / ,-)`•-•---.-.-----"--. )�---.-- ,•"".--- ,..9 --,W-__ ,I i F; /1 I/ "`i't4- PROPOSED ) `1 i4 1 'J r' iIt , --- �-- — 000.9 1! I''/ � // C`\4` ,,/i POND � , 1-- - 211TH AVENUE— - ;. 1.110 �' ~� ,i r•i1 t.1 1.x _ AsommummemeaIIIIIMIIIIIMIIMNIMIIIMIIIIIL .raa;;t .'t'\\ ...� Or x 996 I T=— i PARK GENERAL NOTES z O Y MATERIALS a o I. MI oversw tory trees shall haa minimum caliper of 2.5 inches, m Balled k Burlap (B&B). W 2. MI ornamental or understory tress shall have a minMum capper ~o of 1.5 Inches, Balled &Burlap. w 1 1 Balled r3. All s trees shall how a minMum planting height of 5 feet, O F 11 0 000.9 r000.e +' ti. \h 4. Coniferous shrubbery shall be the following minimum sizes moo I -:r'� ... a. Spreading - I gallon, potted d MIL $ rt b. Medium - 5 gallon, potted7. ' ( ( �,,.-^` c. Upright - 3.5 to 4 test, Baled k Burlap w N. ��`�~�.. f 1 ; \ 5. Deciduous shrubbery shall be the Mowing minimum sizes a `� �x` fs if • x \ a. Dwarf- I gallon, potted �\ x 99,.I l', 4......._,„,, b. Medium - 3 potted D©� \. \` ; ___�^.� C. Tall - 24 to 30 inches. Potted Z N QUTI+OT C ./^•,.- 6. MI mulch used around planting beds should be rods unless shrubs bring used h the:db..71Ared;i1"setdo new plants through the root. � .,,`- \ Fia►ar beds an nto hapsrods muldr, prolepiandrno$,�ssfix \ ingshdarou►ddplantbg bedsandshrub ` m _A 80 z oBERM •1 zo1 �. :,,." 7. ACI n asofowpby builng, p �'~ orage addedorby otliNJt) AilsoapsM gta pofonem ;: m\ � Thts incurs for proper Yatapotfon and sub- 1 � ,.�fb t 6z ycasetIN 0 x ws . o 0 o o a//•��4 dwape mat.Ad shah b• rnwssry gadfly stock 999.4 A\ ` _ -y fQ BadC}B tar plant nqt rid shall C011eiet Of topsoil (frN Of limp., -0 o p:% E w._o twigs and rocks). peat moss and fertilizer appNcable to species, ' ' IL Plant material shill be planted wplanting details. u a-a. / - 12.If any plant species is unavailable or pern the opinion of the =a=° x '' 111,11441%•e44 .....„ '` ; t.w man a substitution would be more appNoabl• (die to soil t � N a~ ' 1000.4 eer and ownerall yto a°"D° \.��w+ `. tang of the �substitutkm- Op 00 O ed prior to m 3 a q . z acceptance ;F:0 o;o O' kt��wv���F • 13.Spacing between plant material shall be industry standard Plants L E BERMS ' � + ' Tree shown at Al "Thin SIdate 1e growth ornamdiametental o �••:�� IAf10S�APtL �' Q �,��� � •,r' t4.Tres rmap - ll 'Thin Skinned' and omarnerntd trees shall be w`v� -�' ' .' ter \++ �., wrapped h accordance with MNLA Standards 9' v 4,„___ ...----...... '•.;,,. . ..q4l4o (1 if.'d§ ''.'; -yy -� _�....— ,r x 9' '...'''''.• �F 1 2 T C C W :"'mow n. 992.4 I ///J�� }, �C LANDSCAPE LEGEND _ O W O N L] f �- • x r�1 /./di JJ //1' ti o �' \` Cl I��i KEY QUANTITY VHIIIMN\/B�M-y� o \` .) 44 X492`!ro • '/' e 24 RED MAPLE/ w coo = g �., %+��' / .' ACFR RUBRUM - NORTHW000 ,4E i ;47 17 q 0 �\ A ' x e 24 WHiTE ASH/ "? ;-. Pic- '''''', I 0 � `z :0y +"' .• FRA>ONUS AMERICANA h 3 $i JI �.. `ma k` K 989. (� f 892X2 i i ! TREE PRESERVATION UNEo ? o 111Wf/a ••••„ fi ` • ff' 1)14.4z J .►r f;; • 'o% ' t� N � N 4441 x 991.8 ` Iy • y� %�( NOTE: /�i� . ./-�'� f ���ti t.:::'.... ://,..1 DECIDUOUS TREE- PRUNE BACK '��y�,////ILII '•� r �+r",• % '•65.3 1/4'WITH ANTIDE9CCENT ,° `r , t' 992.7) l //i . `•�'�y %' _ ' �'/ CONIFER TREE-GROUND LINE , x f , i TO BE SAME AS EXISTING AT 'Attie ,`��✓♦�� J Z� ` �1 f +!'+ /•��,.f 111`t '� THE NURSERY t r �' 0 100 rF O •'oR• .rJ I- J ' RT' - CL Z cr W ;4y % 7� /I 1./.:/:'•. •i j•' r "� - 3 GUY WIRES OF 10 GA. WIRE Q 2 W N l•- .( Ii•• i '' .---_. 120 DEGREES APART CL -o Q Q K" /�/I' + •�f�� ' _ TURNBUCKLE W As Z TOP OFA ABALL Li FOLD BCK BURLAP FROM "- N 45° M >. W I !.'!v. /I ... N ZW Pi :;J�fl / 24"x2"x2"STAKE DRIVEN V m11-1 6"MIN. LLL FLUSH WITH GRADE F5 1 -1421'N. — 7 (r' o a 'J LOOSENED SUBSOIL/—TWICE BALL DIA.— j Lt _ ,{, SHEET NO. / TREE PLANTING DETAIL 1 I °F / I WINDSOR il ���� t f (r�: i _�'? ^\ 0114 \11 r' ')9° .i x 945.1 I/� x 947.1 ` /. !! .'''F �/,,.,'— •.,` ' { 4 1 S 1, -...,,� 11 ,•� I %,'%;t %'%.tel^' ,y 1} 1t I.I /' X 946.8 I i r l::%f' % `, � l (j � �_- ----�., - f,; //1/1,,/; .4/ ---..-----.. - 11` I 1. I J • J -----„Y--- •-2°. -.i.' i,%f l,9%.f! J I f , ,%` 1 11 1 /�,�:------------------------------ -------------.:5-:";-:-_,„..•'•..".,- ^ • ..:-i / ( 963.1 1 1+ ( i J,iY��• --'-" ,,...- .. .� ,, " 1 1 __ ,r.-�- r a-7- ,1_1,69 s-...,r._ ..:i•.-� . ./r.,.�. 4 _--.;.._..1 11--1--_—__-1,1 Ir-t—_JC\!' 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B; � 4> `�>f !81 •^-. i f m i rii . ) / / - IN'''''''''*''''-'‘.4,-: ' , .4.1/ / JJ \ N O • n ��,♦ ••,N 4 a m S i 8 s D g D o 2 i GT y m Q Q , g \ m h y certify that this plan, DATE: 9/27/99 REV DATE DESCRIPTION WINDSOR PARK John Oliver a Associates, il1C. sP °n, or report prepared No. ci..11 a,.„.„„.,.;�,can,,s.n,,.y.ne, cage PlamNq by m er my direct supervision DESIGN BY: JK,BM 1 11/10/99 SEPTIC TREATMENT SITE LOCATIONS ELK RIVER, MNDodgeand tha Licensed Professional 580 Avenue DRAWN BY. TCL oEngineer r�F,� laws of the State Elk River, Minnesota 55930 of Minnesota. �`I",A/� CHECKED BY: JK,BM o DYNAMIC'S, LAMM & DEHRER CO. LLP (612)441-2072 (FAX)441-5665 \ PRELIMINARY SEWER COLLECTION/ 201 W. Traveters Trait, Suite 200 ,96) DWG: WP-SEPT.DWG BurnaviUe, Minnesota 66337 Signed: Y TEXT: NONE DISPOSAL PLAN (612)894-3045 (FAX)894-3049 Dote: X Reg. 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