5.5 Item # 5.5.
IrilJy of �
T1k MEMORANDUM
River
TO: Planning Commission
FROM: Michele McPherso , Director of Planning
DATE: June 22, 2000
SUBJECT: Case Number: P 00-1
Request by Floyd Kruse and Les Lundquist
for Preliminary Plat
Request
The applicants request approval of a preliminary plat for 17 lots (Ultimate Plan) with
nine lots in Phase 1
Location
Northeast Corner of Highway 10 and 173rd Avenue
• Zoninq/Land Use
C3 (Highway Commercial)/HB (Highway Business)
Attachments
• Location Map
• Preliminary Plat (Phase 1)
• Preliminary Plat (Ultimate)
• Memo from the City Engineer
Overview
Staff has been working with the applicants since the first of the year on this project. Mr.
Lundquist is the owner of proposed Lots 9-13, Block 1, and Mr. Kruse is the owner of
the area encompassed by proposed Lots 1-8, Block 1 as well a the Vance Street right
of way and a portion of proposed Lot 1, Block 2. The purpose of the proposed plat is to
prepare lots for sale now that utilities are available to the area.
The preliminary plat also includes Bridgeman's, Deano's, and Dehn's All Season. As
• these properties are unplatted, platting would have been required if expansion,
redevelopment, or connection to utilities would have occurred. The only property owner
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 00-1
June 22,2000
Page 2
not participating at this time is the owner of Atlas Pet Foods. He is not in a position
• financially to participate and sees no benefit to him at this time.
Analysis
Existing Conditions
The area to be platted includes seven buildings and vacant land. The vacant land
totals approximately 50% of the area to be platted.
Proposed Plat Configuration
The Ultimate Plan consists of 17 lots ranging from one acre (minimum lot area) to 2.58
acres in size (Deano's). Deano's desires to expand, so they are acquiring
approximately one acre from Mr. Kruse and that is reflected in the size of Lot 1, Block 2,
K & L Addition. Also included in the Ultimate Plan is right of way dedicated for Vance
Street/174th Avenue. Additional right of way will be needed from Atlas Pet Food to
complete this connection in the future. It is unknown at this time when that might occur.
Phase 1 consists of nine lots and approximately 600 feet of Vance Street right of way.
All of the proposed lots meet, on paper, the minimum lot area of one acre, with 100 feet
of lot width. Upon closer examination, however, some of the lots have less than an
acre of buildable area due to slope constraints or easement encroachments. These
lots include Lot 1 and 4, Block 1. It is possible that in the future some lots will be
combined.
All of the vacant lots will meet the setback requirements. However, due to the location
of existing buildings on existing unplatted lots, not all buildings meet the setback
requirements. Wherever possible, however, the setbacks for existing buildings are met.
Access
Vance Street and 173rd Avenue will provide access to the new lots. Existing buildings
like Bridgeman's and Deano's will continue to have their current access points. Vance
Street will end in a cul-de-sac complying with the City requirements.
Grading and Drainage
The City Engineer has addressed these issues in his memo (attached). Phase 1
provides adequate ponding, however, the Ultimate Plan needs additional work to
properly address the grading and drainage requirements of the City. A common
drainage pond is proposed that would service all lots. Drainage calculations are also
required.
Utilities
The City Engineer addresses utilities in his memo. Utilities are proposed to be
extended as part of this development.
•
Memo to the Planning Commission/P 00-1
June 22,2000
Page 3
Park Dedication
As this is a commercial plat, the Park and Recreation Commission recommended cash
dedication for this plat. Dedication will be determined by the number of lots platted in
the final plat. As no dedication has been collected previously, all platted lots will be
required to pay dedication at the rate required at the time of final plat.
Zoning
Currently, the entire parcel is zoned C3, Highway Commercial. It may be more
appropriate, due to the lack of visibility from Highway 10, to rezone Lots 1-10, Block 1,
to Light Industrial. The City lacks an inventory of small industrial lots for small industrial
users. A rezoning is not required, however.
As lots are developed, they will be evaluated either through Site Plan Review (permitted
uses) or as conditional uses.
Recommendation
Staff recommends that the Planning Commission recommend approval of the request
for preliminary plat of K & L Addition with the following conditions:
1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
OUTLINING THE TERMS AND CONDITIONS OF THE DEVELOPMENT
PRIOR TO RELEASING THE FINAL PLAT FOR RECORDING.
• 2. ALL OF THE CITY ENGINEER'S COMMENTS BE ADDRESSED.
3. PARK DEDICATION FEES IN THE AMOUNT REQUIRED BY THE CITY BE
PAID PRIOR TO RELEASING THE FINAL PLAT FOR RECORDING.
4. STORMWATER MANAGEMENT FEES IN THE AMOUNT REQUIRED BY
THE CITY BE PAID PRIOR TO RELEASING THE FINAL PLAT FOR
RECORDING.
5. STREET LIGHTS AS REQUIRED BY ELK RIVER UTILITIES BE
INSTALLED.
6. A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY BE
PAID PRIOR TO RELEASING THE FINAL PLAT FOR RECORDING.
•
•
Howarc R. Green Comoany
CONSULTING ENGINEERS
June 19, 2000
File: 809020J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, Minnesota 55330
RE: K&L ADDITION
CITY OF ELK RIVER
Dear Ms. McPherson:
We have reviewed the submittal package for the K&L Addition. As you are aware, this is a
proposed plat just north of 173rd Avenue between Trunk Highway (TH) 10 and the Burlington
Northern Railway. The submittal package was prepared by John Oliver and Associates and
consisted of a Phase I three-page plan set and an Ultimate 3-page plan set. The three pages in
• each set plan consisted of a preliminary plat, preliminary grading plan, and preliminary utility
plan. Based on our review, we would offer the following comments:
A. Preliminary Plat
1. The Phase I preliminary plat consists of platting the Back to the 50's Restaurant,
Dean's Four Seasons, and Deano's Collision Center, along with Vance Street
and four lots between Vance Street and the railroad tracks. The Ultimate
preliminary plat includes an additional nine lots along Vance Street/174th Avenue,
including the Riverview Sports Area. The APS property is excluded from both
the Phase I and Ultimate preliminary plats. It will be necessary, however, in the
Ultimate scenario to acquire a small piece of property to extend the street out to
TH 10.
2. Both preliminary plats should provide drainage and utility easements along the
created lot lines of the existing businesses.
3. There are two gas lines which cross Lot 1 in the southeast corner. The gas line
company easement should be shown on both plats.
4. Lot 4 Block 1 in the Phase I scenario is exactly one acre in size; however, the
grading plan shows that approximately 15% of the lot is used for a retention
pond.
5. In the Phase I scenario, there are sanitary sewer and water main, a temporary
cul-de-sac, and the retention pond outside of the platted area. There will need to
be an easement provided for the construction of these improvements.
• O:\PROJ\809020J\Ltr-061900-McPherson.doc
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
• Ms. McPherson
June 19, 2000
Page 2
B. Preliminary Grading Plan
1. Lot 1 Block 1 has relatively steep access off 173rd Avenue, is only one acre in
size, and a portion of the southeast corner of the lot is occupied by an existing
gas line easement. We question whether or not this lot is buildable.
2. In the Phase I condition, a large retention pond is proposed to hold the storm
water runoff. This pond has no outlet and will operate through infiltration. No
drainage calculations have been provided at this time. The side slopes on this
pond must be 4:1 or flatter or the pond needs to be fenced.
In the Ultimate scenario, the pond is reduced substantially in size and an outlet is
shown under the railroad tracks to the City ditch on the east side of the tracks. It
is acceptable to provide an outlet under the tracks; however, a pond must be
provided prior to outletting that handles both the sediment control for the entire
area plus restricts the discharge under the railroad tracks to the pre-existing
conditions for the property. The City ditch on the east side of the railroad tracks
flows ultimately to a large pond constructed with the East Elk River
improvements. This pond has not been sized to accept unrestricted flow from
the K&L Addition. Storm drainage calculations will be needed also for the
Ultimate condition. We would recommend that these calculations be done with
• Phase I so an adequately-sized area can be set aside for ponding in the future.
3. An emergency overflow location and elevation should be shown near the catch
basins in Vance Street, such that in a case where the catch basins are plugged,
water will overtop the curb and flow into the pond.
4. The typical street section on the preliminary grading plan should have B618
concrete curb and gutter instead of B612. The bituminous base course should
be two inches in thickness rather than an inch and a half.
5. In most other commercial/industrial areas, concrete sidewalk is a part of the
street section. We question whether or not concrete sidewalk should be included
in this addition.
C. Preliminary utility plan
1. The Phase I preliminary utility plan shows water main looped through from 173rd
Avenue to the frontage of road of TH 10. Easement will be needed for this
looping outside of the proposed Phase I plat. The water main should be a
minimum eight inches in diameter with six-inch pipe used for hydrant leads.
2. Hydrant spacing in commercial/industrial areas is required to not exceed three
hundred feet. There will be additional hydrants needed to maintain this three
hundred-foot maximum spacing.
3. The sanitary sewer is shown in the Phase I preliminary plat to be extended from
173rd Avenue up Vance Street just beyond the plat boundary. In the Ultimate
scenario it continues around Vance Street to the TH 10 frontage road. In the
Phase I scenario, sanitary sewer should be added to provide service to Lot 3
Block 2. In the Ultimate scenario, sanitary sewer needs to be added to provide
• service to Lots 12 and 13, Block 1.
O:\PROJ\809020J\Ltr-061900-McPherson.doc
Howarc R. Green Company
CONSULTING ENGINEERS
• Ms. McPherson
June 19, 2000
•
Page 3
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
)07, -e&Z
Terry J. Maurer, P.E.
Cc: Jim Klein, John Oliver and Associates
•
• O:\PROJ\809020J\Ltr-061900-McPherson.doc
Howarc R. Green Conoany
CONSULTING ENGINEERS
„ --
-nen►/��a� 1
Io: I.3 lra n
iI�� AT PUD /4., - ir id Rte
• I
11Ir 41
i1l,1� iii r4' i\ W O BP ill 14.
• %: �~:�
:arm, aiiii., k
R. 1 r IM N
. IIP L'' . / ��-6-Wi tuD,a'���1
\`�,1 -non ; �-ipupIN. O��I11111 ,m�'u ski �' O ,w_ • — ___-
�J ` ME VV
•
R1d I'�:7�
�, .,1,111111
i OM
! HILLSIDE .......w=
IUk11
, CITY PARKtle I
\ LOCATION
' illi4, \ l'\'' •p- 1111141:. ......... WM
It
ilk
,..ks
,,AL__ Av , , . i
,ASTM / V \�at.:10
� - - - nal
6 174111 I IL 011 -i I I;\V 1**"..i,%, i
\* • IMOIrgaill\\ 111100,. i alli
11\°EPA I ME
In 173RD v �. ti```v -
172ND ��'�.;- moi+ I
//
-6 T \ ' Ilk N,
ilk L.,.. 11;.:\
i n:1t+ ' Tissarav ow
PUD
irfia
,ac1N etaaso,,
�r�.mss'..' 1
MEIN Kt
1681H ■wamain�n
1160 NM I \
•
LOCATION N
i1! hver
itMAP• ( )'
13065 Orono Parkway •P.O. Box 490 CASE: P 00- 1
Elk River, MN 55330
j f \
�. N. LINE OF THE S 1/2 OF THE SW 1/4 �. 't +
• r"\ OF SEC. 2 i' \
\ \v
k V___kii,.._ N.
6' *),,,,v.„ EASE UL DRIVEWAY/ , �' '• . 49y'` f ♦��' 100 j 1 °� � ',
\l t\ ti / .1 \ 10 I
\ / 10o b 8 ,♦1/4\• ,...I
...\ \., •\
i N. / \\.,\‘;`,:`,A 4,
o I A `S j� :ti.` \ -T,04,...\\::-% .41
V 0 t.. --- ........ ...---
I- I 74 \ ye ....--. ..
) ,-—
N • / ,d;',
A 1. S ''\:•• `:' S \ \♦'�,,`.
1 �£ .,11 •411111``'` �//� �' \\ ,\L\\ ',,`•,`,. •:+:•-`,`9� iii 1\1 •
♦♦;♦♦
w (---- of \ r �y �- ' ,,�/\ ♦
z
•
\ e \\ '' \ I 11 \-ItA
1 ' \\\ 216 Ib. c II z /'3 W ,. ( y \\ \ \1 ti ,t,,'`\y4\,
I i_, ,°° IMic,4
>I \ f r1\
I c i 1 II \q�' �'�
�ol +\ \ P , 2 \\ `6 it
AO % \\ h$ JO JO
1,1.• \ 11 )1 1 1
1 1,V ) n——�.'`/9�..�•!" Ee4 I _./L. ,... .._.......336 ♦ �"'.'....._1_1 �,,•.'"L°_=y'
\ 173RD_ S `...AV I ( I
RID COMET p 'S. UNE OF NE SW 1/4 OF SEC. 2 INOWC0sT .k
LEGAL DESCRIPTION
• THAT PART OF THE SOUTH HALF OF THE SOUTHWEST QUARTER THAT LIES
NORTHEASTERLY OF THE NORTHEASTERLY RIGHT—OF—WAY OF U.S. HIGHWA
NO. 10 AND SOUTHWESTERLY OF THE RAILROAD RIGHT—OF—WAY BEING IN
/1 SECTION 2, TOWNSHIP 32,RANGE 26, SHERBURNE COUNTY, MINNESOTA.
/? EXCEPT THE NORTH 100 FEET THEREOF. SUBJECT TO THE TOWN ROAD
(A.'\ V
!: /
(173RD AVENUE N.W.)
\11‘.:::::
*" T' 1 1 1 !81st Ave NV -_(County Hwy 12)
v......‘\:'
A
e
> Z
U
iiiiii
F
3 r SITECC
CLU
N
%ilk
dG2 r a
8 z 45
s
L r a
0 100 200 300 P 9.4 ', .`;,,
� ;:,,,; -p�, L 175th
—��— %/. -c T Ave NW
SCALE IN FEET '%<�% 'p2
`s �o•\173rdN 3 'P,9 AVE. a
\ s", N z `00
N ?H 90 cm
\ K Z
VICINITY YAP
\ c, 03 ' m n
C7: 3, of
\ N m o_
ri
r
n
`\ n
Y
m
/ ` m o
(7 Z Y Z
a
•
gI� ti ` o,
N
`
tT a v h.
.'•,�- 1 ,\ Drainage and Utility Easements Z-0 2215'w N
�i
shown thus: 'm n o 0
\ , I I 3c7m a
! \ r"-"--
9.i
u� oNgJo
+ S a U m
re
\ I 1 ..;v>.wp
\ ,.\\- _ \\ o1 L— of-- wt:5a m o
0
+'+, +'. , 7 w n,E N
• • `,' Being 10 feet in width and adjoining right- .o ova`o o ,_ a
„„, .`•,'''• \:••••.\\+ `\ of-way lines, unless otherwise indicated, also m -..
o
♦ c
♦ ♦'y' + being 5 feet in width and adjoining lot lines, r o o Z c .6
•*♦♦,'i� \ unless otherwise indicated, os shown on the plat. -ao`�/nat icr o
♦` NTOTAL PLAT AREA: 24.14 Ac4
\\ ; N \„' N AREA PHASE I a 10.28 Ac.''- o. M
\ ♦ ♦\ � NUMBER OF LOTS : 10
\\• \ti'\'.k::' ,'
•♦\,�.}'+,, "SoV Baa �r'aa
'—`♦1'+`. ♦♦;♦ : '°k mks
N__- y \ EXISTING ZONING: C-3 y g ns-, E�`.
c 135 \ \ . J- PROPOSED ZONING: C-3 �� e Y A t:�
:\♦ / •�c ego ��o
♦ • ♦ \ MINIMUM LOT SIZE: 1.0 Ac. S
\�;'P''t`♦, ♦♦ MIN. LOT WIDTH 100 FT \ 0,61 :',1e
'a- `' /
tv,,., \.400 Ao. t♦\'‘ ,of0 x01111,-
,,
N. O
m kti u o 0 9 e
i1 ; ti ' It° ♦ BENCHMARK:
r t��` '\ l �'�♦�♦♦ TRIPLE SPIKE SET IN NORTH FACE OF POWER POLE, O
/- _E• LEM SECOND POWER POLE EAST OF HIGHWAY 10,
�_--_-, • SOUTH SIDE OF 173RD AVENUE.
'”
---- ----�_-
a ` ♦♦'♦ ELEVATION =886.42
MRS — �_ \ , \ — 5
%, I p7CI
IO .INC.I T.W.HIPSAG ELECTRIC ` N` , `17.,t)\ a5g IOW,
V
Z J
SETBACKS Front: 25 FT. ....-..,•M (1) Q.
Side: 20 FT. - • (1)
Rear: 40 FT. O W J
1-- il z
o Denotes 1/2 inch x 14 inch p ill 5
iron pipe with plastic plug (n J
stamped R.L.S. 21729 Q WLLI
�
LC a
• Denotes a found iron pipe. J Y
Phase 1 43 }
`1 OJ
MAJOR OWNERS&DEVELOPERS SURVEYORS&ENGINEERS Lt-
Les Lundquist Floyd Kruse John Oliver&Associates, Inc.
58c/o Riverview Sports&Marine P.O Box.306 River, 55330
Dodge Avenue SHEET NO. /
17445 Highway,10 Monticello, MN 55362 Elk 612-441-2072 I
Elk River, MR 55330 612-878-4449(H) OF
612-441-1799 612-271-3025(W) 3
\\•O
.i1 A
( N. LINE OF THE S. I/2 OF THE SW I/4 \� \ \.', `i
• .;I !l Y`^'l OF SEG 2— \N______ \\ \ \. \\,i \�O
1i \ \ E: X81 C E: P I e N 'N. ,.\ 25,-\`\ 1
tii
•\,,\.
\ 1 '£A NT lVEWAY �flti I ',s \f: `Y\V.&\��i'`•'`',\
111 `�- f~ { 1 0 1 �o `\4'`' A\'��'\
\y \ ``\3Y`- ' of °-`C ���\•?\*,� �`�\;,.
I i�\t j 1 / `1 saz T\ \`,„,`\`\
i \
\� ' � V / ` r/ I / \fit\' \
•
. 9, \--- c-----5-7.7-3-'.-; • -0,„‘ l^� lam; ,,, ,
9, J \891.. 0 Jam'' t �/P ``�\. \\ "�s 1
.%\ \ /75-.4k.----,::; \ V,a ,)ia., \ -\\\';', '
1 i 41 ____- -- es /N,s, „,.„.:,, .\..„. „....
,,\.\ 0 or i , . , „.„....„„....„, .,,3‘ „....,
,, ...,.(---, \\ ,„ . .... ..
, .:, , \
„. , \r,
\\ RE 88654 •.
. MR 101 OEN-,.
• ��, �, i • E 880.63 \ '' \\
��160 .:; �\
�`} \ RE 8864` 0 1`` \
y V. \ \ \ .Z E 881.23 -7: 21• t'r?a'\/
4.1/ t \ t 42 LF 21'RCP�'^i - '
N \ti' 9 \ ', . 160% _ f 4► `\' q `;--. .e,�„ c,
I \\ \\ O \ - RC --. •..•` :\
O \\ •' \ s r E 88220- ° 1 Z. i\ ' \.l\:
\ ? \ F I i i, „/
\ N \ Z i i \ i L ' it , /
,._,__, ..... ,..../.., .
, /
.., ; i, ., _______= ...._,,.,,
.,___..... ..‹.".„---.-..:77.4-- .
1 RI
_ 1 ,�,P �.- -cls.. �..w y..-� 1
.�. -` S
\1 r `mt'-wr,y `._�:`-,fit
^'`h-',.Lys' �`' •„\`i
\ % 8N% S.`5. LINE OF THE SW 1/4 OF SEC. 2
•
V AJC
vb
Z
0x
Ei
U
tn
W
O
\ W
a
0 100 200 300 o
\ —� +
mommil
\\ SCALE IN FEET CS
teZ
\ 'yc 0
0 Cl Y ,0
-' \ m m U 0
L
m
\ Y a N
\ LEGEND
591 Existing Contours
1 i"NO-- Proposed contours m
m co 0
f ........r Silt fence N Z a Z y Z
2,y
i
'\ ' —00— Proposed Storm Sewer o O Cc M 3 –'
Lt-
i /Proposed Catch Basin I 1
\
\ m 2 c a a
877.37- , 580.0 Existing Spot Elevation 2.-A 0.m N
m_9 3
▪ fl x888.0 Proposed Spot Elevation o n m y
'‘,.2,:\
\\
`�\ \ Direction of Surface Drainage t2 n m 3 i Z
♦• �t � \
Ii' re
,,,:r!,
>7 m
o
• ,....4:t8 03 s
\.‘\", \ mogi°- o .
- `♦\S., .s•:,.:-',:. `,,,\`-`.....•-.
''`.\.:.' NN
L U E O m.L. N 0
,,,...,t
~` N . '
\``> \y ,(,:i,,,‘,, �\ At
O
4 b
,1"---- . c.. \\; ,,,A�, \ .1 in Ern
+, -x , \ 'gal: O
\1 R � y \, ,`...,...,
Of
.0....
,... \
zi. ........
.,,.. \\N \ i.„... . Illikkjti ',..*\.:\
CI
—....,. r-- SAME ELEV. FINISHED Q GRADE I—
w 1111 \ R 5
m 60' W 0 Z
/ 16.5' \ q. / 16.5' 'T I'
m4 NI \VI ' 13.5 Q
2–IOT.SLOPEIIIIIIIIIIII T
(Lz J 0
0
8612 CONCRETE CURB &GUTTER Z JQ
CURB&GUTTER
SLOPE TO MATCH (] o
�
EXISTING MAX. 3:1 1 1/2" BITUMINOUS WEAR COURSE(2331. TYPE 418)) 1-- c }
TACK COAT 0 Y N Q
11/2" BITUMINOUS BASE COURSE(2331, TYPE 31B) 0 W - Z
8" CLASS 5 AGGREGATE BASE X 2
— APPROVED SUBGRADE J Y W
$3 >- a
0
0
TYPICAL STREET SECTION (R-01) Y LL..
SHEET NO. /
OF 3
• N. IS.LINE OF THE I/2 OF THE SW I/4 `\
N. NG 2-�\
I \\ E :{gT C E P O N \ 25 1\`
\ 4 jj \
\ ---� EX. 20'DRIVEWAY `
\ \ EASEMENT / 1 o I i \�e. .s
\ \ JY / 1 oI s< , ` �.
o \ I
\ >1 ' ), // 1 \
i
i
\\1 401101
1 / \ ,,,,NI
-7\0 // 1 wA�MA�f ' / \•GyG+�,
`,\ / I / / \ \O
\\>i / 'y
qp
° 5.
Z^ ,,..._..4„\ % ..„..//7 RE 888.0 / 8' oP \ •`�`•
x E 878.94 / WATERM? \ `. l
s _, ,ii: \ ‘
, 4-Is
.....
\,
• 00 4 \--
1 \c\ \ 1 . 7.3
\ SEINER \ / /
C I i 4
I \\ • 0 i / 1111 I •', r
I
v
I \ I
\ ER880.905i
0
I I z\ 1
... ;
sew
\__ • , J L--__i--_
- - - - - - f C lc I �
I \ \ / otr
\� \ `S. LINE OF THE SW 1/4 OFa��
E 874.15
•
\c) 1 0
1 •
•
•
I 11 / \
.,.•.
r—a/, 111 A ••,%}.+ll`
1 I /i ♦•,% odp�
/• ,* / ,/
� /-/
, , o
v
i
,,,,:•# / /
ilk
/1' 1 /
( °
1 r! m
1 .,1
f
I s
ci
�, �
2
0 o a 0 0 s o m
o
'o 'o 0 a o a 'o 0
E w i
T m ppv v m m ppv ppv
b a- O ° N _ L L T
r, 0 2 - ' o o m
2 2 a a 2 2 a a c„
_ 8
c n ,
_. No
a f
\c,irT," K & L ADDITION (PHASE I) I hereby certify trot this plan, spec- DATE:or report was prepared by 4/24/00 REV
N0. DATE DESCRIPTION
John Oliver A Associates, kw. ificotion
M C w E..gtnentng,Land sure.yfng,Lane Planning me or my direct supervision DESIGN BY: BM/JK
_
Z ELK RIVER, MN and that a duly Licensed Prof—
` 680 Dodge Avenue DRAWN BY: BJC
O Fat atk River, Minnesota 55390 essionol E r nder the lows of
(812)441-P072 (FAX)441-6666 the state of ' CHECKED BY: BM/JK
FLOYD KRUSE & LES LUNDQUIST �/�/� DWG: 1PUTLY
\ 201 W. Travelers Trail, Suite 200
CA, 012)8 i- Minnesota 55337 Signature: ��'' TAT
l.lV PRELIMINARY UTILITY PLAN (612)894-3045 (PAX)894-3049 Date: 4/24/00 Reg. No. 26777 FILE NO.: 7753.10-03
III \
\ N. LINE OF THE S. I/2 OF THE SW 1/4 \ \. \ \1 \\
0 ,} /��M1 OF SEC. 2- •••,
��\ \` `�' (
\ -� E 1 C E F I 4 N ::',.\\\*,,‘ 5\\:\a �\\ \\
lit
I \ R _3'22s:.,_____ _ r__ . �.��e-74, .i\\\N`••`\\•��
` -1 , __-�`a£X DRIVEWA / 11 - .� I clI T` o\f�. t ''' '\`\\i
\ \:. "\ EA NT \ �.
\- _ \ t // 11 III I'll L� - ` ..� .`.•�S'\\\\ •
�
'` \ e 1.Y 0 11 \II I h \\\\. \
\ ; // 1 4 I I 1 _.1 I ...,"\,,,..k,,...\.s .\\:,. .\
\ I 9 \ \
x 47 it i
1\\ 1\ Lao �I I I I A `ti •
\ �i i' 1 1. 1 Loo M 1 I II 8 / �`,,•,l \-3
\ ' \. �' Loo Aa // . . .\
\� _1 / i i'�1 III I r !1 //,�/ �-•�\ `I\\`••`�t�
\ I 1\�\� (' f i' \\1 III f III , \V\ *`�`s••
I j i' ,_,\\I cs
I I L 'I 1 %j .....r¢ , \�`�• \ 'l
..>
/ :44 \
i 1'0
1 21 Z \\$ ' • J>A J . M.0 l 'M1.'A- \ \ I
`x F `•_..- IAO A0. „...,--cg,.. - �. i✓ \ .\ e •�•�\_ I
u I �j
$ \ zs- 7� �., �?ap� mo=d- - ' 6VP� A. .. \
i-e...
.;-- .
_......_._::::,7_, --_ -_. ,...-1 \,..___ §„.,,
,-.\\:,
1
= 1 ?` }\ \\\, \\Q=^�,�-_°�-_ �qr.,/f \.•-•-•-••:,`\:`.:\• ' •
� \ ` .'. 'L '•fib
6 1 ,-i ___)
~ I \,'.. f'_ 1 _�\ / k \'.,.`\'•. A`.`c:.
yd = 590':_-04; - \ j\ \mt,, '`\ .\\\\`. ., i \I.•N`
0
\ I gi s . C- ' 0, .---' \ \ \•C'‘ V" \
\ \ f
no � .
- \ i \ \ \ \ x,,
,,r,,,,..„
1 \\ \ \ i �-. = / i f , \ \ 4410 AC.
\+us tt•'.l. \ 75 't
N \\+i \ N\ \/r \-- --2oa' - \.
\\ ,.� i f-- 1 \.
Psi 4
\ : g ° j / I 2 \ �:.
)S Lao \\ E
7� \}\\ \\ L37 M. ` t /li {( t7 JO JO I t
I \\1 /--_-:-�...a?.y "4;.i :JJs— �= rJ �..- 5.41,""..-..- -T-
....
�11 1 �^'a-z'.
�- ��-`_.,._. .r
e
\ R_ 6 ...14. _• _.
- - - - - - .�' -__ . f -�.C 4Pr_.-._.._-_ 6,..
\ --Mai7r27 E 52. `.- - •'`'
\ RED CARPET NM 's$k;
\S. LINE OF THE SW I/4 OF SEC. 2 INOyCDPTItl
LEGAL DESCRIPTION
•
THAT PART OF THE SOUTH HALF OF THE SOUTHWEST QUARTER THAT LIE`
NORTHEASTERLY OF THE NORTHEASTERLY RIGHT-OF-WAY OF U.S. HIGHW
NO. 10 AND SOUTHWESTERLY OF THE RAILROAD RIGHT-OF-WAY BEING IN
SECTION 2, TOWNSHIP 32,RANGE 26, SHERBURNE COUNTY, MINNESOTA-
I /� EXCEPT THE NORTH 100 FEET THEREOF. SUBJECT TO THE TOWN ROAD I
//1 (173RD AVENUE N-W.)
G�
i
\ ''..\'''.41....:-
�S.
3 S•
'}(wAma e• \\ ® 181st Ave NV
�\ w s
.\ (County Hwy 12)
a
Ia Z
0
•
illl t, ,..
SITE
N
W
Z
3
r . ' dG 2 r o
3 �L 4 i,
Z s
0 100 200 300 t� '2;: 20
���� 9� \.://-i yF �i75tn
7' o Ave NV
SCALE IN FEET ,`- ''-‘/9f, ~
.` S,``.173rd N= 'P AVE. 1-
N m-H O
i.,'jrn 9d
\ ¢z
MINTY uitP
`\ o m t4 m 1- n
o
N m d O
N
h
H.
\ Y
j \ V Z W Z
Q Y rc o 3 � J
l m
$Y,
C N
.g, N
` 2
\ S Drainage and Utility Easements Z-0.234'
L_ \ shown thus: '�'•`o Za o z
m nemm
\ .
o
E j
G \\�.:\.,\ \ N
Being 10 feet In width and adjoining right- u o�o',513 <
, ♦\\ s'._ `•" `\ of-way lines, unless otherwise indicated, also 0-�`a a
,.' -\ being 5 feet in width and adjoining lot lines, t a o o a m
,t� unless otherwise indicated, as shown on the plat. _, 5inin in o
tb
, , 2F N TOTAL PLAT AREA: 24.14 Ac.'A MP b ea
\•o \ `\%;.��tPo NUMBER OF LOTS 18
q1 a 5gq
\\ \", \ ;*;yp 4) hw - ba
l
µ-,_ms ,-�\ `'\',�� \ EXISTING ZONING: C-3 ag ;:ter`.. ppC�
`-`i29 yam`\,,S'�/- PROPOSED ZONING: C-3 �y EYn 6 Ca
Y. �,`:4 MINIMUM LOT SIZE: 7.0 Ac. �4 . N a.q
; s s \ MIN. LOT WIDTH : 100 FT � •. ,°ii^ 4441
\ # o11. . \1AOA0. ' . ' ' ;,
1 ` \. i �q a osm
� % L♦;\ \ BENCHMARK: s.
/ 1\ Nl i
TRIPLE SPIKE SET IN NORTH FACE OF POWER POLE.
t 4_s,, 36S. t \''S S
.... ..'. Miral S..... �_ SECOND POWER POLE EAST OF HIGHWAY 10,
\s.s, SOUTH SIDE OF 173RD AVENUE.
Z's `r,,,a ` .s ELEVATION = 886.42
7 411111011W5 "It --- "Y 5
% I 1t V� ,15 \ Q g
0
MC,wC T. W.r�rsAc ELECTRIC �' ' J J Q
2 -J
SETBACKS Front: 25 FT. ? (.1) 0-
Side:
Side: 20 FT. - W
Rear: 40 FT. Z J }
Et
0 > 6 � z_
O Denotes 1/2 inch a 14 inch Q UJ 5
iron pipe with plastic plug (/) J
stamped R.L.S. 21729 Q 13.1 D w
E
• Denotes a found iron pipe. J Y
Y Ultimate Plan 43 o
MAJOR OWNERS&DEVELOPERS SURVEYORS&ENGINEERS Y J
LL.
John Oliver&Associates, inc.
Les Lundquist Floyd Kruse 580 Dodge Avenue
c/a Riverview Sports &Marine P.O. Box 306 Elk River, Mn. 55330 SHEET N0. /
17445 Highway/0 Monticello, MN 55362 612-441-2072 I
612 441 99 55330 612-878-4449(H) OF
6/2-441-1799 612-271-3025 W)
o
61 q
• i NA
,kHr)I\-‘i
•
ii 1: WO 2%-k\',,:,\\A,:N.,s-'.r,:A.\. \•V\\v*,\Ac)\
\t5
1
kAv1 / 1 1 I /I \! \A '`*\,:....\..\`\\ \
��'. /ti. / 11 III ',11 1\\,`�,��;,1\,
`t,
. >8 1 1 \I I 1, °h `t.: • \.,\
1 %. \ 1.\ /-I" \1 % 1, A\ ,,,,,,,,, ,,,,,„, \\ ,
J r\ I ~iii �1 II f1 il! ��_,, \\
j\'\' i III ( / //,/ \ 8,\\* •\\\
1 1 \SV ,.--2�� 11 II 11J 11 ♦\ '\` ,.\
I / .y. \ ii7 \\ 1 I Il 1 / `� `� �;
\} iii/ 1 \�l �---J L_\ ,I :\\
„ ��� } 4
,\\4,..41,.,:s.,:„,\
..7.r::::---1;4-;:,---- i ,,� ,+
" �` ` �
114 `w \ •
e.
• 1 \P \:\ # ✓_` 1E 102 yr*\\ �. ,,,,----„,1- ,.%%'-'”
- % � •
111
SIlePP-- �' w as r�ro--..l .\• `t x •-,, , ...
':\ '� RE X6.4N. \I\ ;1 I\
# IE EEL23 \.1\ .8 IE NO.b� ,, Os.\\NN
V\
\ i { � >f 21'x``` `'�
, 1. \ 42 LF 2M RCP---- --
r.\ • ;
v• '• \ \ \ 2 ---15.I c
I ji \ ,„ -----21.92'=.:• r ,\\
ie o\ it i 3 ---- I 16
\ \ t I I 11
� 1 0 \ \ \\ # ; 1 ;` I
,.� 173RD UR• -�• -,� 1 f
\ 1r 8'v:S a
•
\ 6\, a' %17
1 I 1 i,..„..... 5,...... ,, _),,,r -�
I
:,
1 '1 ,' `� �i ,''.ter i�.ip, ` :Ji� � ',� /' N,Sy3,
1,J 1 I ri,,,,./...,..„....„„,...
,.,.....::„.„.,,,,,:<::,....,..., _ A.,..
,..:./.:7:::::,;.-.,,,--11--""""
,..::,-,/,..,....,;„--;,.., „___
. ,,,,,,,,,,,,,,,,,-,,,,/ , ,...,,,,..i.,.:,,:,..... _.A1- i it ..:
/ ii
.�• _ r"/
i,'1 •
/1, ,
/ /
/' 1 /
/ ,�/
mu
xr
N�
ym
0
O
jy I 1 t 0 O
n
i -:",-6,
t p,, 1 i g 1 1 E
r
P I ` I i m
5
I o o m o v ^ a' mo
m ') / ' n N n i m il 0 Z ...'"21:111; —‘X•
tun ¢¢j _ r� j a N
I.1 6 _ z (D N O O p N O
y ((JC�C — •tl < pNa ^ - £t1 : iI
2 0 N_8
N A
R ir' o
� m
u
N
0 i A
1 n
o m
{., K m
P�
m
A �
y1
m
m
\jv" K & L ADDITION (ULTIMATE)
'I hereby certify that this plan, spec— DATE: 4/24/00 REV DATE DESCRIPTION
m John Oliver Associates, ification or report was prepared by N0.
Civil Hnpin.nine,Land Sinnoycre.Land Pbru.(ng me or my direct supervision DESIGN BY: BM/JK
h. Z ELK RIVER, MN and that a duly Licensed Prof—
580 Dodge Avenue DRAWN BY: BJC
essional E r oder the laws of
g0 FOR: Elk River, Minnesota 55330(612)441-2072 (PAX)441-6665 the state of CHECKED BY: OM/JK
FLOYD KRUSE & LES LUNDQUIST �/1/A DWG: ULTPGRDG
201 W. Travelers Trail, Suite 200
Burnsville, Minnesota 55337 Signature:
TEXT:PRELIMINARY GRADING PLAN (612)894-3045 (PAX)894-3049 Date: 4/24/00 Reg. No. 2657 FILE NO.: 7753.10-03
..
\,
• • \
\\ , QD _ _ _ _ \
, \\ -, \ -I\
, v
ED , 1 \
\ ii, „.„.,,,
\ ,
1 I \\\\ \ /i 11 11 —T °�
\ \\ 1 1 r
\ 1 0 \\ \ �,/ \\ r1 I Ai \::\:: I
1 \ 1 /j \\ I rr \ . \. I
I i1 >O 1q `9 Ir I
1 ' �` rI 1 \
�� � II rr B 1
o <' ;' \I II 1 q •'
\ I -- %' �� rr r :4Q
\\\\ ..\\>
iii// 1N1 8 1+�� Nv'',--- --IL �11I1 4 /j/' \\ \`+ C�(�
RE MO
1 \\ </0 /if IE '1,1 �-►►, E 877.73 /iRE awe i' \\\ \:\
:`.\ I
\ DP
` .1!,,,,,,,,/ I w 6 ——�. WATERMMN \\ ti
\ \v 1 ..ter! aia i ` N
\
I . ��� ` \ RE 888.0 � \ •.• 1
# e •
Pic/ \ \\E 878.94 \
0
�_---- MN c OW/VARY SEMER - 5 \ . \:
I �ARE e9t.o ,,-' L\ \\
1 \ E 880.0 �L\ \ I 'A
\ .1 ),\\ . \..\-,';1112 4 \ \
�\
: e , ,
\ .....
Z4 \\ # $\ i \E s7a 0.4 t5
9.0 \\ 8 0\ `? \\ -
\\
C o
\\ ♦ // \ \ -
I \\ ' 0 I / RE .0 R I I \\
E 874.96
7, \\\\ 2 ii I 2
a+� \\
\�\ I 1 I
\\ SERWC
1 -J/I L --1
J
IP . e eT373R \ENIUF e
C2 a o P
\ MH OTH RS
\\ RE 892.0 )
E 874.16
0
•
s
•
1
z
X
E.
EZ 1U
N
W
O
W
1-
a
0
0 100 200 300
eillIMMIIIIMMINI
\\ SCALE IN FEET ¢Z
\ O Y U Y )- n
h m
M
\ m a O
J
a
da
h
`\ h
CO
m
}
m p
Z Z U ci
t Z
1 a w cc = 3 p i
0 0 0 U O f-
\ macho th a oyW- . 3` LE�0y._�op amN\ nncyL n,;ut.
—4--r Denotes Proposed Sanitary Sewer
�\ y o maa�
Denotes Proposed Waterman 4.6.;v-o c.
,...
—4-^^e^ Denotes Existing Sanitary Sewer o�,o
0
Denotes Existing Watermain
. n._
\ 0 Denotes Proposed Manhole u 8 w o
y N = 7
\ T Denotes Proposed Hydrant mo s o
.yam La° N"
♦ \ Denotes Existing Manhole o�� N o0
\\♦♦ \ -4 Denotes Existing Hydrant
♦\\\\ \ `\ 4
O
,,,,:\ N.
a
\\\\\ 1y yw ii
coil N
•
by CZ :j
\, \\ \ t N IS
\� \\ \, 0' cap ' m
1 \ \\ \ Al q' N 1.;'
N
111 '\ s*:
:'1.,:\ •g WW`s°, N Cris-
.4
'c',3
L b
a =Y OTHERS ♦;
\`\ _
OW w F-
f "It 1 fn
\ 111 \ \ \ - Q
F— Ja
D N F'
w J_
- Ce J 5
-P c2 M J >-
ce
o w a
N z
Q
W tX M
Y J
-J w
CC0 EL
O
Y -I
LL.
SHEET NO. /
j°F 3