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10a - 10c Item # 10.a. — 10.c. ityof �/ �lkRiver MEMORANDUM TO: Planning Commission FROM: Michele McPherson, Director of Planning DATE: March 8, 2000 SUBJECT: Review Subdivisions The Planning Commission is asked to preliminarily review the following residential subdivisions: 1. Whitetail Ridge This is a 40-acre cluster subdivision in the R1a District (18 lots). The subdivision is located generally north and east of Preserve Estates (east of Tyler Street at 201st Avenue). Staff's preliminary comments include the following: • a. The site is being over-graded in order to provide walk-out units. Staff recommends that grading be kept to a minimum and that where appropriate, rambler-style units be constructed. The Planning Commission may want to consider dictating the setback from the street b. Staff also recommends that Outlot A and Lot 1 be swapped to more centrally locate the proposed green space. 2. Twin Lakes Townhomes Twin Lakes Townhomes is proposed by Riverside Development Corporation and is located north of Twin Lakes Road at 6th Street. This is a combined single-family detached and twinhome townhome association. Staff has the following comments regarding the proposed layout: a. The current setbacks on both products are inconsistent and appear to have no specific pattern in regards to their relationship to the private streets. Staff would recommend that the setbacks for all units be the same or in the case specifically of the single family detached portion, that the angles be more dramatic in order to set up a more consistent rhythm between units. b. It also appears from the overall concept plan that the number of single family detached units could be reduced by approximately eight to ten in • order to provide greater separation between units and to avoid overcrowding. 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612) 441-7420 • Fax: (612) 441-7425 Memo to Planning Commission March 8,2000 Page 2 • The application as currently presented is incomplete and staff recommends that the applicant postpone formal review of this by the Planning Commission until the April meeting. 3. Rolling Hills Rolling Hills is a 113 acre cluster subdivision located in the northeast corner of the city at Jarvis Street in the Al district (30 lots). It is a quarter mile from the northern-most city boundary. This proposal is unique in that one forty-acre quarter-quarter section will be dedicated as permanent open space. Preliminary staff comments regarding this proposal include: Possible need for a road easement along the south side of the 40 acre parcel in order to provide future connection to properties to the west as they may develop. This submittal is in its conceptual stage and additional information will be required for a formal review. Attachments • Site plan, grading plan, landscape plan —Whitetail Ridge • Concept plan, grading plan, landscape plan --Twin Lakes Townhomes • • Hydrologic map, preliminary plat— Rolling Hills 41111 S:\PLANNING\MICHMC\PLREPRTS\PLATRVW.DOC 955.7 \ 971.8 / / O / 024..7 • 943.9 '41.4 r + ..1; ` . �, * 0/ X26.2 +1v �\ 4.• pr l �}Q n s a 1 970 `:e�' I • t wry x �� �\_, :"is � 9214 / T.�.�����1....�•��"- 0 69 924.5 -� ...� A I f Nae�o��22•w uo6,w ""9z5.0 b j �41• '4 ��ys,'� + x 0 Ing 4• .� 925.7 I • . Aortaly 474 lit' ..,- --,-. "-Sib.''.0 cs"'\ / / +c: / 100 -- ti I ;1! . ) A l yrs .l "-- t1+ 191.0 i` / 934.9 ; ` \�? / j Jy S y � 4!.x`1 Q✓,.\ .��.�.: .. / ��ai `J.G c�3 l' .,•,;,. 38,718 �y�sF/1 \`\ -iJA:/l&�+ „< ' t : I-1 frit 934.7 tei t t. \ V ..?1.4 , , \ _ „.,„- ss, ..... ... , .0 ,,,._ .%li,,,, N. N.,., ___ , ___ .....:.):_if):• PI IOW.'-7;`'',/ .--,..,-;>:-) 111(-ItY.'7' - `( 93%.2 \ £� 941.3 / x �s \\ \ }3,443 SF �. 935.1 � � �\ \ * P _ . / , x11. J r f L' - � _ -- ,�' 1 .. . - 9 3/i / . , / 942.3 ...4.41 610/111411 i 940.4' - . x �,' - ` .clw .7-----: s'SI --' , • I 0,,, � � � l � � T1.ST 9 9 ��x 944.9 y, 93, •..9.. I �!`I�•�• A "N ppor: r „derf : 935•' ,� • 935.3' -"". v `' .4 10414 ---/ _ / - �3 X179 111_ l ��;i 400 G, YO -1111 y ,2 Isit ,4y '` �14✓ � 9� 'I ��43.z �y,tA I la ; _ rr ,111© 11` 0a. 11I -4- -•, _ f -..: 9 1% a�•/ x i f Sr; D 1 I x „ I : 1 S .1�, x 920.6 1 A t I .+ .►_ala_ 1 t. `����►1..r.� A �--�� • 95 x .111 jli F 960.5 x I y 1 n 1210 If �y �� `• x - 93° IIIL---- ..04CM,--d6,c---------- ks-..-:,II .1 w`j``'1._-�Jx - _ sw�.�i0-"1-�r'"i 1 '� *' 4P9Is:'; : 41 :34.5 2 I/ 927.4 U 3 I t 1 • A.sof1 / , M ..;"a-VE STA of W(RIVER r1 4y7 7 1 fir z 0 F a x 'sr.._ Er K 7011 o 925.4 937 k \rz • -' 923.4 0 100 200 300 - x 933.6 - • SCALE IN FEET of /4ottheNW I/4,�,y3 w For the purposes of this plat the South o Ilne of the SE I/4 of the NE I/4 _ is assumed to bear N88"31.15"W x923.4 • Denotes Iron Pipe Found �i Ci 0 Z X23.6 x LOT DENSITY )P- f CC, 929.2 922.7 LOT AREA= 16.65 Ac. R.O.W. 2.28 Ac. OUTLOTS= 20.15 Ac. TOTAL = 39.08 Ac. LOTS + 18 930.5 DENSITY 2.17 Ac. 401)( 923.5 x ZONING: Rio m 922.6114 �+-- (13 z \ BUILDING SET-BACKS: m o 0 Front: 35 Feet • Side: 10 Feet a Y £ S 0 w L x g3g,p Rear: 30 Feet o m o 0 0 4 OWNER/DEVELOPER: E 2 o n o 925.2 Dennis Peck > v o y�2 c 9r n 920.3 824 Woodgate Drive 2-15.'2.-C' ...71 922.4 Vandias Heights, MN 55127 H u.. o �ti. , (651) 484-7421 Loam m o z tit .f9 :t • * ou6'o cc o, .-3 T5 iti 1100111111922.8 ` 92a o Dr iin sge and Utility Easements ore shown u E a o 1 1 -go-s_?.., owoo� �' -T C O � \ i t 'oma rn ii lix e I I a o rt o n F 923.° UT T B W •.6' 1 ' 1 1 gx' 0� J L----Llo.,, CS - ,' 7..: r I Si IA N Z • Being 10 feet in width, unless otherwise ®a ria1q m o' I Indicated, adjoining right-of-way lines, �+' o h o and being 5 feet in width, unless other- e n h fa, n I ,ir wise indicated, adjoining lot lines, as VV ya j x 970 shown on the plot. 0 «ie� tl e a 920.8 W I fa; ;e9 : x •C‘, C pL , 915.0 � Kb 7. 7 tit I Benchmark:rk: � ca N fixes 0 Located on well cap West of existing house. ••,„;, vs p 4 I 11,d Elevation - 956.83 m c v • w t i I NI qo;N R iM x9204 ; 0 bW�. at Legd Descrlotion: w fill..;." The Southeast Quarter of the Northeast Quarter of C- Section23. Township 33. Range 26. Sherburne County, QMinnesota. >x 915.4` 14 PM.44 MO 13 IS m,1,•,_ ,�, 1 ■ 11 idMI x • Q + 1- • i; 91x. 0 ; QZ Y J a" i - - ---- '- r iiiiii:_ W C4ii • county t% J w C a x 913. !I ' t „fi \�VI ,,, >ON Q TLO' I . ® -t`Z Z Ce LEEROY KATHRYN KENNEDY • " � _W Y z M_ •I,914.3 ' ,- -1 W J 5�223x 924.7/i `�� �11� .�� ,� = W Q w © I Ct �� 912.1 RI VER 4e , d `,, 8 _ 126 27 A. n 25 vK7ITY MSP SEC 23 1111P 33 RHO 20 SHEET NO. / OF i n 924; '\ Ikt 971.8 x 4,1\i / V C ,4( CJ + 955.7 . 1 ,[G�,.,' 924.7 1 943.E � , + � J io 26.2 Q 1 • t.� '~� • a - �` / 937 tli:\ N 1 , x 925.4 ,.. i IA ��AO v�An y�ya�```- ��'� / e"�.� (�• J � ° 923.4 Itillir: � ! •��� .-'� �� �:' *. !� ALLY -----1 ! 4' itl"'� -..� 1 iir w� 924.5 ;� `=�--� I �141� ���w � .I� 925.0 X w t‘t.,4$,--t;okt ,f 1 , wp..12ef TYPE II x 4s�Ala. >� l ! .���•"fit►�����•,' -S r 1�;1 d.a. 923.4 I II P4II. tr�� ;/��!7 1,11'. %� ,�� `\ x923.5 ',N-) --..''''''' 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'43.2 it AI 1 `___ „,0 0 I nl, i/Q�, , .......,10,„ AIL,/ Irlirt;, 1.\ 7*. Ssa'�� �r 1`;i %'d�`0af ii�;'i ` ..1�`�L�t� /_ Jl,'` � ai,„ -,dam , CII 1 - �y .39.x ts4V,,F,1 ` I �_ I 1 • A,I + C3 • s" �rj IF e_-AO* 4 X 920.6 ` X920.41 a`i♦♦♦� .• 4o 111. �% - •- / 1 otepv N:......... ..-Naiat,....._z4144. 41041110111VANI TpAppli, ' ' ' - 1 -a: v •likra,....',NasmorAli --.7.-...11,ti.11Lvikw\a* • C___ / ..- *'-'' 2" 1 95 !1 Y F ItairZAITAIVaiTtiA*� ���;�\ ``��1M�1,� ` =^= ' �rILP I :. 1� " _ / 1 w . TYPE II 1 r ai l\��t`` 31 a ,. , f '7 ‘44"Plilli>ler 4r� .nl Kalil 14. xx - ��,• 9,a -' •'--.,'f �a' ' 280 -.' .1 9.1.11.11111.41141M f! ,/' 0� •��1 x1 925.6/T\ L ��/' / / f it yi 9,,,. 1 -. I �! rr "r..11,p 1 , • X v 9 I 1 1 / II Q 925.1 922.Jx 924.'1' / �� �i /J//�//// 927.4 1 0 • • Z it 0 924.9 d (0 \\\""���---••• 0 100 200 300 x 9234 — x 935.6 SCALE IN FEET - (G. LEGEND o --892-•-. Existing Contours ,, iM6--•- Proposed contours 0 1 Silt fence izZ 1 x /J 92.' . 2 000000 Hayode Checks 1 * 3 m 1 Possible House Pod Location p p o J W Z x W ° 930.5 9 Possible Well Location N W ~ 0 I Z m >-- -< Proposed Storm Sewer , g N ill4 } ym Soil Pit m m in Z Z Y Z —MENA— FEMA 100 Year Flood Line tv 2 3 U J 4x939.0 0 � U o H 4 c o roc a; ,5. a 2 o a h N 92.3 am 4, co w IS L INSTALL SILT FENCE PRIOR TO SITE GRADING. `o n 7,1-f7 �7- x L ,„, � , i.,,.‘ , 2 PIPE BETWEEN CB 101 &CB 102 SHALL BE ao u a`0 0 � 32 LF OF 12" RCP 0 1.00X a d„ ,` Z 3 PIPE BETWEEN CB 104 lc CB 105 SHALL BE V ce — 32LF 12" RCP AI.00X 0 °v C�c o v uo 0 a x r DIRECTION of FLOW } w c v Ia i PROPEX-"SILT STOP*FABRIC STAPLED - n o W o in ix • 2•x2•x54•WOOD TO WOOD STAKES I STAKES O 4'0.E 7 W'MINIMUA 1 Z { NATURAL W/TAMPED o (( % NATURAL 500. mil �S h L x EXISTING GROUND �014 � MIN �� hy h�q I \ V bb2'NRMMWe„" N PROPOSm CRP '. d w EMBANKMENT I. .d. 44o Ew bQ x 915.Ox C05 ;4k. I'i` 917.4 D i .�e ego 30 SILT FENCE �Fh ay , 1 / 0g 0?, 0, ca�14 NE qa: lig t Nr 1 E of bWi3_ NWii I ■ 5 x --__ ar SUM,o -. w rat mho • X 9154 _ ai�R.1rt��utD 101.X FI/x"lieNllole YET 0x11 RM) ".im�m""wa a wim 1-ihtmron w1(ux•15450- 11.it,te • ,0 a•arses,00awrz we Z 11011111151111 al h10.10. 914• Q %j/ cos W r^ d / ----( a p E2 m W Q • x 913. !j MO 10/1111501111.AI 0101 0/49,1 Ce Cr,w -; 91..3 I— W O v...s....."...s..... J � ' x121 = w 0 Z 0 1 9 i11RT d'1 I W M I IIeau.Ut6 ! U U I J STORM SEWER SCHEDULE CC STRUCTURE SIZE CASTING RE IE d CB 101 24x36 R3067V 937.65 935.15 CB 102 24x36 R3067V 937.65 934.83 MH 103 48"O R1733 938.60 930.50 t; SHEET NO. CB 104 24x36 R3067V 93256 930.06 CB 105 24x36 R3067V 932.56 929.74 V / I 2 OF 3 LAS SON PROPEL / 924.5 X. x955.7 9na x . /' £.� D w c% ` % ' 924.7 0 963.8 A , r 26 2 x +O tV '� % • •7. +e,0P02, o / / x 925.4 57 / cb i `\ •vT'r ` w:, a i� 921.4 y // 4, 2, -•=�. -^2� 924.5 - _`_'- �_" '7,0 ��_.; � 1M 1 .100 w c) lkir ,,9250 x I. ♦ �1`'F�`' ��z. x925.7 x 823.4 `�' `� `� 1 ' - '_ ' ..�'�� .�\\ x923.6 i R�+`- 10 O 3 \ . 11 1' ''• IYO: \ \ \I: co 1 ) t x Jp . .'. i 923,3 x 936,9 y�� �. x � St ,'� 9368 .^ 11.4 -4114.** • `-/ �i� 93x.7 t� ' t \' '�.-% • ' ' .N.N., I i jr, ,,,,„,, „,,� /ii It ��. t�•t /�-41 x941.s �• Itr / 92•• j . I (4 9SX.2 \ \ 943.9x x 'I.•. I x— — ,r44+iJIZ&IJP •81 Ito ,4,•4<lgi 40.!id ' 116114%.• I - y :,P Sy $ 918.. •• .7',: 1 /'� �� _iii ! I `�r�t 0 LO �-:, , ,, , �,„irofro, ,4 ode' : 935341P1, 3 <IV,. 446 4 w. 92. aie �../ r�.+0r 1, ;41,P44., 0_, /` 920,6 '�_T�' O y)3,t °i1$jil _te l l�g1'k4'F �\ `i s � / „kr .39.16 x x :.1;17..39,. �' ,. 1 L kirk �J�4 920.6 9zaa //I , . ,... ,,. ...44".401•9111----- 1 ..0.r +411.4..._11999 :6111 —4411%.,�c `y. 1 Allikv ;6441 -..1"`ii. . II im ii iieltill_4111444.. VIT _ AM, Ili F ./ 4 960.5 x , Vi.it , II1/I 1 �, 930 , ---- /ftp ti.� -----4e;-2` - � � ,, / ms •• a111il1,n11n1M► �••••, Y :i 94Q { Y 11��I j r-: `/ � Ti...., .1144-1.11i ill �'" n - x1 925.6 I-1\ 1 .� .� �L,/r AO I ' `� . 191 1 q 1 , I 922.3x /- ���i.. *� 927.ax 7 i t i A 926.1 924�� • CA 3 (4(11? TY GENERAL NOTES o 924.9 xl Fa MATERIALS I. MI overstory trees shall hove a minimum caliper of 2.5 hones, Balled & Burlap (B&B). ww 2. All ornamental or understory trees shall have a minimum caliper of 1.5 Inches, Balled & Burlap. 3. All coniferous trees shall have a minimum planting height of 5 feet 0 923.471 Balled &Burlap. g x s35e 4. Coniferous shrubbery shall be the following minimum sizes a. Spreading — I gallon. potted b. Medium — 5 galon, potted ---- ---1 c c. Upright — 3.5 to 4 feet, Balled &Burlap __ 5. Deciduous shrubbery shallbe the following minimum strew a. Dwarf — I gallon, potted b. Medium — 3 gallon, potted o C. Tall — 24 to 30 inches, potted rcz x929.2 6. All munch used around planting beds should be rock unless shrubs i f being used in the bed produce new plants through the roots. Flower beds are not required to have rock mulch. Professional o x HDPE edging shall be used around all plantin7.,g�, beds and shrub g 9 d Z I Y \ J w Q O •30.5 p \ x I Z ui 7. Ap open areas of site not occupied by bupdknq, parking, walkways, S or storage areas shall be sodded or seeded by others. - 8 MI landscape material shall be guaranteed for a period of one m m (0 year. This guarantee h to insure for proper installation and sub-441° 4111111 'rigorous growth of the landscapeelement • Ili z z Y z x 9. MI landscape material shall be Installed and maintained 0a per h = 3 t 4939.0 Minnesota Nurseryman Association Standards, latest edition. The o O o U 0 }-' LL ud landscape material shall be nursery quality stock. v c ID.Backfill for plant material shall consist of topsoil (free of lumps, e q o 0 \\d twigs and rocks), peat moss and fertlizer applicable to species. o'Z in II. Plant material shall be planted as per the planting detals. une121f any plant species is unowlable or h the ophlon of the nursery- `o nqa$ x + man a substitution would be more applicable (due to soil t or Q shall �Qe o e« n location), the engineer and ownerbe contacted prior to W 3 n W z acceptance of the substitution r'v`o_o' g" .Jr 13 Spacing between plant material shat be industry standard. Plants L o E 3 ,r are shown at appy a full growth diameter. 14.Tree wrap — Ali 'Thi tSkinned' and ornamental trees shall be wrapped in accordance with MNLA Standards. X ; . :::t1:‘ifi°1—! c ui fn O LANDSCAPE LEGEND 1111 KEYca QUANTITY =AMON/BOTANICAL c 1 N ll 20 RED _�y4 01gR AGER RUBRUM — NORTHWOOD V IV?, y y ti% 0 20 WHTE ASH/ @ i tt.. 9n.4 915.0% i FRAXRIUS AMERICANA ` 3 i°' p u4�i 'y� .§.5v, Zt -- — — — TREE PRESERVATION LINE e N a .05 ,Jr- i� baalk w O bb� Nom` pi . I .11 ArPlIrsiair NOTE: ,v`�, S' ."'S IIIMIIMINIIMP x 9154 V(' DECIDUOUS 1REE-PRUNE BACK i,�r' - I/4"WITH ANTIOESICCENT "���r''' Z 1 ` CONIFER TREES GROUND LINE AS •1 , Q THE�NLIRSERYSAME�EXISTING AT ,�• 1' 0 100 'J t7 if f /1 4 W kLLI 0- _111 ��' i a �� p Z V (Qj 3 GUY WIRES OF 10 GA WIRE Cr W Q -' 120 DECREES APART /y h1 TURNBUCKLE J;`J�'^ Z \ e FCL)BACK BURLAP FROM Q J TOP OF BALL i'— Z 4.4b . Hi,1)914.3 I'd k' -!L -b—.. ~ W Q ` , x — - 3 z 9111 'ii ,�.. 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J:J.. � _ ` ♦ A !' esint K ► .O1 -,-,10:4,1i' 4••i • AiOrP ♦•i♦iS •S♦rir• ";1•MAgerVC:4)'•:$1010 Ata)::::::7 -.',.. .c� ..,♦♦ODi ijt Oma' y GG ♦•r�V�i�fP � � ♦4•JtrJ•i;+j "✓<�: w'tY 1� ...Sri. ,, ti r .,+\ ►ig V- '.tii�9 � 4,�•' �:6'G:❖i''i':o '• ._ k � � �•Soi.i'�.';`. ` O ..:10142:4)„ 4":..4. yQ•S•:ii ��� • .r "i.�P,y "!_-..1. .:-,,1%.*:ifittii;P:)11;. ♦ 'Gt•1 '1'i�•'•i�♦✓��d`in - [ i•riSi•{� •�f ty'a•�1�' ,i'Jr i 4 iO4 la m' r♦♦ l•♦♦ r••i�l�••i•��1•r r �0 fr*�♦. i riririrr r'S•Diiri♦;•�•r S.t"�"''''i`"` tar d g ,Y.a ,+fi *el"- ♦ •••;•♦•.•.;i R.! x f l I�- A iit 's-ai' rO i i .. ,.,8 tr" fi ,.y. 'i •• •♦i i•OI der '! 5v'�. .6 S Get A'. "' € Total Area 22. �, 3 z :S y.•. of k �#+�. . y♦rrry • Total Nunber of flatus 0, 80 VODO♦..:rO♦ :e=8 :i;S•:r::•is•:.••i:❖::6 • ........... i%r•. .SRy•as;,;.•, „itTotal Detatched Single fo�nJ/y 44 0•: :'•':•:4.♦.;.il'•• '•P..� Total Twlnhores 38 a.ter;.- .• i 114:44::-e":44:1404. y. • yStXr$I>»amw9ts•O'•J•iJ,�/ /� � Y4lTaffi ! 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"J'Il•••'•'''�1."�'•'•' r .. •4i/ •14•1• • '1r ♦5;00 4•:;04•i r!i 1.4•• ,, • •A• • •• S ��yp�1j�, •4•ii4•i••'� Nei OL 1• �1'.1� IR a •ii 144 411�ii i•• k �'"t" �1'A•i0•iiii1 �ii�1•Dii1i'� s�� +.••�� �� '•'II•ii 4•i i i:•� F `�. 6 .1111•••••••• •OI DOi•4 ik ••••i•••ii;•;•;•4•• A. ��. ••i O••iii •i0.O 00• • �r ii•• •11144 c r • 1••�11�•Y♦ r•11.1.1 IS -‘,3.4:•91,v- Cq it♦ '� •i••••;i;*•,•i i •• ♦•�► ••OOOiii1S +. e. ••♦ •1.. ;3 •i1.1• 40•i1•M r�4� ''• �"., •Oiiiii Oi1� f4.; 42 •.•4 • 01.11. p < 3 ' •••0444•Q •'��,,, 1.1•v •• ,0•ce`✓,1, '..w.10 ' w1� ..O•iit i44 ��11l1�. a 1♦111. s�J.1S o-1�,,', ,8••� S+••;w4��,0i`r�j�;y�is ii'•�1- •4 1•a •a0• a v�:•i � •.OrP.• �y�',ti' i •:Ori ;.:,v:+.r.•S't.. �'�,,et* •,.. ._f S%,1„ ,v,i..z'a„.kr 'ini i•'... so��ary'3c i+.i1o�i�••�:iy mow." •1'1.1'•'�'i��"'W''� �.A 41•�r�� �. ••4..�� 1, • 0y.1. �4�y� R+�0.Oi•OOOii1•'0iii4•%`% e V'4i'❖:• r❖'ti�•tso 5 coelP Scale 1"=140' in February 16th, 2 N 000 e o co 3 I CD 1 Acres (Gross) -----...........................................,) �j• (��rnrppi Plan �., ,/� ll o A Planted?"°101"1. c �'� Ql�� )�� By: Riverside Development Corporation Site D e i a 19230 Evans Street Elk River, MN 55330 Bf(a0 woymfa 6br/we Ainrapoi;471:55I26_925/ (612) 241-1801 (6:2)595-AR55 PAX 595-Q019U vouue mew es.,,,,.,...- 11°4 971J 3d�5-9151 coor•A�auui*«w...,,,..s� a,.q�co,00.a.. 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A''.`7,5,3 •. „;`4 . •,•- ,•-•,- • .44,.. 0 „to , ....*... . ..4(A,_ i 0 jaktl-• ‘.,--,t,„, 1:,, evIll '441. t It'' Vii: , 1 f Bali I-_ pi 0. 4 AllS.N. wriPilt, -,figt.`,..4% --.k.....,:e.„.. .z-, _.A ,,,sof#A.410:44, ••,:-.• 4- "..!,,o• ‘1 _,"4.7.41-74111.dy IleMililtple ‘t,.,:, 1,1,k 11' ' c 0 ''ifrolij 11/Ltfrifitto,.•At, AAL,,,, , '... e -. .. 1.0110PitiftrilkY4F.:',. -4..- 6th Street ak . tilt'4‘4, • Ilk 4901 Wita..---i W I* P: •S ri z , , 6 .... 1'''' 44:„ ,,,,,,7,1.'.:-- ' . . - ,i, * •4k, .-", ,i - \P' • ' .• i : • *8.x.; ''4 / \t‘ -s4 of. it•ii, Av. ..;,.:: i i Tri„, :, ...• r ,,, ,.......,, i --:.- • 4.,„. -,...„..:0 : lo,,, N- ir'2'-: • '‘..'4,74r . . ,..,s.... -:.,:.-,z,v-:...,it-ri:;.,. . . _::14.}. ...,._,,,,. .i...f"'• -:.1.4e-.1-.4-tt,',!4v. ,;41e,' ‘‘..411i-r:91-,-:4-:,--'5:.T,;.-. -"z•;;.-',,,-.::"..1. 4-: .i.r.,,.!,...ki:•'-' J'*' '.1'1**Mt '..3:ii..4.-!•i ...,....- f. A.,•,,igt ''''4,e-i...-,'1, ' ,j'-‘;'-c,._ .;,;.., .is,-,:i-:',.#..- : ;`:;.•t: Ti.,--- .:,..., 7. : 4;.•.:-4,- ,.4` • Total Area 22. -;-......,,:•••,i:‘,. ..t. k:3,-,,..:-.'; - , ,:.. 80 Total Nadler of Hanes ',f-:74.4..`•- •,.., ..5,4::4;',. .:; • r- 44 3, 7.770::l lD;leyfiono thclz: 36 Single fanily _______„ .. '„ è 'W!!; L A „,.s, 't1 I Pi il, VOlittkolOAA r �a� F,i lm KinavigIt f®e' �� i % T' • q'',. ...' -0 \ !IPA tg 5,,..... , \4' ,V,, , 11 t AIt 1 '^\ 14 4) 1:4�.��... int; f f 4) S.,11.rr • q4 71.t•ptit r-,----, 'A,0 PI 1)'' ''1 r.; Ai 1.14,Of • i o 0 5 Scale 1"=140' rn February 22nd, 2000 • a N f co CD fi 6 Acres (Cross) _J ~`(f l'---'� 1,radln & Utility PlaiN l Il��1 •. _0) n )�� \ B Ri ANeighborhood By: er s de Development Corporation Site D e ti i g n 19230 Evans Street Elk River. MN 55330 / 6100 Wayzata 61xh nd Jinesoto 55426 (612) 241-1801 J �. (611)595-0055 FAX'595-0060 Oohs /Ace:/9721 365-9151 p7 6I` g -3 - )-5... - ..,,„,),. 1 N', 4 0 404 , . - ' '' •11. II.... . T r .,10* r , .. i 0. "01. , . , III . ,.6 - -'1% .- *A 1 '4 ;--- Nv- ''''. • •,,,04.):-. .,,. _•If e 'w" . •. 7-,..,..,;;',.,..,.::..-:-:.„, . ., , .. ,,,,,, . '"41414,1.--':.4iiiit,'';..1,oda—,- v. wie__ ,,,.: „., — ..„ .: //1---41,. 2-; .:-,..: '' 4-19` f'''44411mn'U'Ilivc-Q1.....4.. IP -i., 44,1 . -4-, .1‘. , .11,7`' •:1:• '1' .1:q' al ''•,'3".... 494. 0 ''"-'1" -41...,:.!... rifill' ,:;.t'!,`‘ ••At. ,•• a) 4 ..,..-t i .,,,,,.-....1,,,',.. N• E ''' Nolitta:'il.•:', .. .. lilt, ..,.. -"f . ". '''''''' -• To .T. vs .,IP 13-,•-•.,-•,,,.. ly.kk , ,ot• i ' ... N, • V , (r) At,k . Li 14 ce , :,..„,, ....i. Ore.& IN qii!' 1"1""t A • - 4 8 ‘. a) 41.• .411.-:, '4., Or 6 C . --.'Mt tr.A •Zt'..' '0.1'. L- s ... a) ,1: .v. --„:, *.,...k. .. 1,1t VA A' '';•'' 7%. :1 tty.:49 &Mb ','',',''rat .. % 1.3y9',4 a._ ,:, . ,-,.. 40^4. ttp 4 li.4 itia ir ,•,`:• Cte'. 'VP- tilt tt,7 ",•-''.:: vetr. VD!,,, ,.„ .•:,:,. .•.,,,,....' .;''''464441;71y:%,4''' 41, ir:vow• .. .. A 6th Street, ,-... 4.—',.,.... . I .. '1''',',,41 • ..,..., , ,.ill* ilt ' •'' i;,:- • ;•)..;,.% 004 - 0 ,, ......1.m.„ wit .... . ^.. 1.1111 • R.:4 n - 13.4 t, , ki °O :.•:. --"qurift; tfooL rfr,, 4 0 4 ftwi4itert 1 jA It°06 kiktilt ...e.s: .0- Iv%•sl, ,-!i•, \t- ..,. •-,i, ‘ ._,,,,,,,I , 4.p.,,,,,, :04,„t.,,,,k _ .o 0 H-4:440' '',,,,i-:',.'.;:,., 0 .. % ..,,c• liki *, - -.- .' -4.--z: - .P.# -A :,c..• ,,,, 1. 0,10.!. ' •.., 11, •:' 4t --...; :'' 41`‘,,-.i71!'-'-1.;:.:7 ' * , ...7....,,; ' ..r,....... -•.-..Z..,. ,:: ,-::::::. , . dirt:':;:.:';'........."1"T:1::f'. ,-..-.... .''`i-... *I l'ilr. ,4,':::434...,..:,.1::.r.P.'i . .. ' ,t•;•.4,,,..%..!....--..s•i.,,•0•':. - .4-4,-,•..„:..:,...$:,-. .. • - '. ...,,,.‘:•,..'--„,;,v . • " . -- ..2 i.i...-4,!,,,';'.•-i-1-. •--- • ''..'A,..;`',''''',..,, . -''. -':::i::".-•;.--; .91 4iii'' ..','',.-.:,*' f'04:iP;,4°V.44'...,--.'inPft•',Z.,'4:71,.• 'Se't • Total Area 22. --,: - • -4!--i':". ±.%,-...." 80 t...: 5...:...-- • Total Narber of Hanes ,--- lit Total Detatched Single fanily 44 11111P'.414 • -- thhp, -Inr.- Total TwInhornes 36 fq j 3 • Nr ll-c114`4" l IIATDIt1ALD LI/!i G D.teal.al fa°. Caw Ila. Trus utarti, 4 1 • ; ! deer !.lata impasses Maple :a Tok ✓ Dbat� `' ;f� '. s Cratupa 11.11!@ Dewey ::' a hilt.'• X11 - - P . • �a�F'' . �1(`; Olo•It.la lrla.aatlo@ limey � g lh.r•r•.a: �> O ,cir:i.! i� avulsion@ Ckla.aala Cilia, avalpor �''�� "WO.' 1 0 Tasv. Cuspidate Japaa.a. Taw • • •i.; 17,:j d Cornu Alba •lirlrlea Coral Dogwood ° it a w� i lemma lapoalws !Evergreen Darning Dealt ,,,�c?rg � .Cry... `1 • - ► v. 40' "f" %,:t. Junipers'. 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