The URL can be used to link to this page

Item 5-9 Item #'s 5. - 9 • J� City of Elk -�-� River MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Planne DATE: August 14, 2001 SUBJECT: Elk River Station, LLP Requests: Waiver to the townhouse moratorium Case No. LU 01-02 - for Land Use Amendment Case No. ZC 01-03 - Rezoning from R I a and Al to PUD Case No. P 01-05 - Preliminary Plat Case NO. CU 01-08 - Conditional Use Permit • Request Consider a request by Elk River Station, LLP. For the following: • A waiver to the townhouse moratorium • A land use plan amendment to change the land use from LR (Low Density Residential) and LI(Light Industrial)to MR(Medium Density Residential)and CC (Community Commercial) and to bring the property into the urban service area • A rezoning from R1a(Rural Residential),A(Agricultural Conservation)and I1(Light Industrial to PUD (Planned Unit Development) • Preliminary plat • Conditional use permit Location East of Twin Lakes Road and north of the Burlington Northern Railroad tracks at 171" Avenue Zoning/Land Use Rla(Rural Residential),A (Agricultural Conservation)and I1 (Light Industrial/LR(Low • Density Residential) and LI (Light Industrial) Memo to Planning Commission/Elk River Station June 26,2001 Page 2 • Attachments • Location map • Zoning map • Development plans • Building elevations • Development standards • Memo from the City Engineer • Memo from the Police Department • Memo from the Utilities Manager • Memo from the Fire Chief • Memo from the Streets/Parks Superintendent Overview The proposal includes approximately 62.5 acres on the east side of Twin Lakes Road, northeast of the Burlington Northern Railroad tracks at 171`Avenue. The property is adjacent to the proposed commuter rail station,which is to be located on the west side of Twin Lakes Road. The project is a mixed use development that includes townhomes, apartments, a commercial/office component and senior housing. In order for the project to move forward,five actions are required.First,the applicant must • be granted a waiver from the townhouse moratorium.The second action that is required is a land use plan amendment to include property in the Urban Service District and to change the land use plan designation from LI(Light Industrial)and LR(Low Density Residential)to CC (Community Commercial) and MR(Medium Density Residential). The third action needed is a zone change from I1 (Light Industrial),Al (Agricultural Conservation)and Rla (Single Family Residential) to PUD (Planned Unit Development) The fourth action is approval of the plat, and the fifth action is a conditional use permit for the PUD. Waiver to Townhouse Moratorium Staff believes that the applicant should be granted a waiver to the townhouse moratorium. This is a mixed use development that will include commercial, office, apartments and townhouse components.Even though the applicant had not made a formal application prior to the townhouse moratorium taking effect,they had been having discussion with the city regarding their project and had made presentations to both the City Council and the Planning Commission prior to the moratorium taking effect. Land Use Plan Amendment For this project to be developed a change in the land use plan is required. The east 3/4 of the property(50 acres)is currently not included in the Urban Service District;the District boundary will have to be adjusted so that the entire project is in the Urban Service District. The land use designation is also a mix of Light Industrial and Low Density Residential.The • land use designation for the property west of Tyler Street,adjacent to the MnDoT park& S:\PLANNING\SCOTT\ER Station 8-14.doc Memo to Planning Commission/Elk River Station June 26,2001 Page 3 ID ride facility,and the proposed commercial/office portion of the project on the east side of Tyler Street should be changed to Community Commercial.The land use designation of the residential portion of the project should be changed to Medium Density Residential. Zone Change The developer is requesting a zone change from Light Industrial,Agricultural Conservation and Single Family Residential to Planned Unit Development. Most of the property is currently zoned Rla(Single Family Resideptial).An area extending about 300 feet from and parallel to the railroad tracks is zoned Light Industrial,and a small,approximately 4.5 acre portion, located adjacent to the proposed park & ride facility is zoned Agricultural. Conditional Use Permit and Preliminary Plat Proposed Uses Apartments The project includes 208 apartments that overlook the large wetland.The apartments will consist of four, 4 story buildings. There will be underground parking in each of the buildings.The density of the apartment portion is about 15.2 units per buildable acre. (208 units/13.68 buildable acres) Buildable acres are the total area of the apartment portion minus the wetlands and streets. • Building elevations The design of the apartment building complex is the same as what was presented at the July 24`x'Planning Commission meeting. There was discussion at the last meeting about wanting to see some more stepped down ends but, to allow this detail, a larger footprint of the building would have to be accommodated and there was mixed views about this. The buildings are also "bent" so they will not provide the appearance of an extremely long façade.A discussion about the large roof area was also brought up and this was thought of as not that attractive. The developer/designers stated that the roof would not be nearly as visible nor appear as large from street level as it does in an architectural elevation. Staff would concur with this statement. Parking Two parking spaces will be provided for each apartment (416 total spaces). Underground parking will be provided at a ratio one space for each unit.There will also be surface parking provided at a ratio of one space per unit. The parking requirements found in the zoning code for apartments are 2.5 spaces per unit (520 spaces required). Townhouses There are 191 townhouses proposed.The townhomes will be a mix of row style homes and III back-to-back style homes.The density of the townhouse portion is about 7.7 units/acre(192 units/24.85 acres) S:\PLANNING\SCOTT\ER Station 8-14.doc Memo to Planning Commission/Elk River Station June 26,2001 Page 4 • Building Elevations The latest town house elevation studies submitted to staff did not vary much at all from the last submittal. Staff informed the applicant that the elevations seemed to lack the texture and architectural detail that was initially presented. The earlier versions of the row homes have good detail work,personable scale and variation in materials at each unit. Without the variation in materials and details,these renditions lack any appearance of individuality and appear as one large building with a few entrance doors. Staff would like to see something along the lines of the earliest concept, "The Georgetown Theme," to be revisited. Parking Four off street parking spaces will be provided for each unit.Each unit will have a two car garage and there will be room for two cars in the driveway.On street parking will be allowed on the public streets.Parking on the private streets will be restricted,depending on the street width, to allow for emergency access. Commercial/Office A mix of office and commercial space is being proposed along the east and west sides of Tyler Street. • • West side of Tyler Street About 69,500 square feet of office space is being proposed in two 2-story office buildings. There are also two smaller building proposed that will be mix of retail/office/restaurant. The applicant has not clearly indicated whether these buildings will be one or two stories. Parking and access Access to this commercial area will be from an internal drive that services both the commercial area and the adjacent park&ride/train station parking lot. No direct access from Tyler Street will be allowed.Access from the internal drive needs to be better defined and should align with the access to the park & ride lot. Parking should be provided for the two 2 story office buildings at a ration of 1 space for every 250 square feet. With 69,500 square feet of office space 278 spaces are required. The site plan shows about 149 spaces in the area adjacent to these buildings. There are 93 underground spaces proposed for a total of 243 spaces. The plan is short 36 spaces. It is difficult to access the parking needed for the other two buildings because of the mix of uses. There are 65 spaces available for these two buildings.The uses and size of the buildings will be dictated to some extent by the number of available parking spaces.There might be some opportunity for some shared parking with the park&ride depending on the uses proposed. Building elevations II S:\PLANNING\SCOTT\ER Station 8-14.doc Memo to Planning Commission/Elk River Station June 26,2001 Page 5 411 Specific building elevations are not being proposed at this time.The building designs will have to be compatible with the design standards that will be approved as part of this PUD. The design of the buildings will be evaluated as part of the review of the conditional use permit for each building. • East side of Tyler Street The convenience and retail space proposed near the railroad tracks is about 5,800 square feet. There are also two mixed use buildings located along Tyler street. The applicant is proposing a mix of uses including office/retail and apartments. One of the buildings (Building 1)has a footprint of 8,125 square feet and is proposed to be a 2 story building.The first story is proposed to be retail/office and the second story apartments. The other building(Building 2) has a footprint of 13,124 square feet.It is also proposed to be a 2 story building with a similar mix of uses as building 1. Parking and access Building 1 has 23 underground spaces and 19 surface spaces for a total of 42 spaces. Building 2 has 29 underground spaces and 22 surface spaces for a total of 51 spaces.Surface parking is provide in a central court area on the east side of the building. No parking is proposed in front of the building,between the building and Tyler Street.Since the exact mix of the uses is not finalized at this time. It is difficult to assess if the proposed parking is adequate. • If, for Building 1, a ratio of 1 space for every 250 square feet is used, then 32 spaces are needed for the 8,125 square feet of office/retail space.That leaves 10 spaces for apartments; with 2 spaces needed for each apartment, 5 apartments are possible. If, for Building 2, a ratio of 1 space for every 250 square feet is used, then 52 spaces are needed for the 13,124 square feet of office/retail space. Since 51 spaces are provided, the maximum size building allowed will be 12,750 square feet. Building elevations Specific building elevations are not being proposed at this time.The building designs will have to be compatible with the design standards that will be approved as part of this PUD. The design of the buildings will be evaluated as part of the review of the conditional use permit for each building. Senior Housing/Daycare The senior housing component is proposed to be a partnership with Guardian Angels.The senior housing consist of 60-80 condo units.A day care center will be incorporated with the senior housing.Underground parking is also proposed as a component of the senior housing complex. • S:\PLANNING\SCOTT\ER Station 8-14.doc Memo to Planning Commission/Elk River Station June 26,2001 Page 6 • A 5,400 square foot daycare is also proposed as part of this complex. The ultimate size of the daycare will be based in part on the number of parking spaces available. Parking and access 60 surface parking spaces and 86 underground spaces are proposed for a total of 146 spaces. The parking requirement for senior housing is one space per unit plus one space for each employee.Parking for the senior housing is adequate.However,the parking for the daycare seems to be deficient. Only 11 spaces are shown for the daycare.The parking requirement for a daycare is 1 space for every 12 children and 1 space for each employee Building elevations As with the commercial buildings,the design of the senior housing building and the daycare will have to be consistent with the approved design standards and will be evaluated when and if Guardian Angels applies for a conditional use permit for the use. Traffic and Streets Traffic and street issues are included in the City Engineer's memo. The number of trips generated by this project and the number of access points are two crucial issues.The project includes a mix of private and public streets.The public streets include the main loop road through the project.The drives that service most of the townhouses will be private.Street • right-of-ways will need to be platted to allow for future road connection to the properties to the north,east and south.Additional comments regarding streets are in the attached memo from the Streets/Parks Superintendent. Grading, Drainage and Utilities Grading,drainage and utility issues are in the City Engineer's memo and the memo from the Utilities Manager Public Safety Public safety comments are included in the attached memos from the Police Department and the Fire Chief. Pedestrian Access A comprehensive sidewalk system is proposed.It will connect all residential areas with the commercial/office area and the commuter station. There is also the possibility of a pedestrian overpass for Twin Lakes Road. This will provide a grade separated pedestrian connection with the west side of Twin Lakes Road. Design Standards • Attached are the design standards proposed by the developer. These standards will be incorporated into the PUD Agreement and will be used to guide future development in this S:\PLANNING\SCOTT\ER Station 8-14.doc Memo to Planning Commission/Elk River Station June 26,2001 Page 7 0 PUD. The signage standards are quite liberal and are more applicable to a highway commercial type of development.The lighting standards should be modified to reflect the neighborhood scale and pedestrian atmosphere that the developer is trying to create. Additional language regarding the style of architecture and character of the development should be included.For instance,the commercial/office buildings should appear as though they are multiple smaller buildings,similar to those downtown on Jackson Street,instead of one large building. It is important that the Commission is comfortable with the design standards as they will establish the character of this development. Landscaping A concept landscape plan has been submitted and is acceptable. Staff will be working with the developer on details of the final landscape plan. Detailed planting plans for the townhomes and apartments will be required. Detailed landscaping plans for the commercial/office buildings and the senior housing complex will be reviewed when they apply for conditional use permits for those uses. Park Dedication Elk River Station was presented to the Park and Recreation Commission on August 8th.The Commission approved staff's recommendation of cash dedication of$384,980 along with 2.97 acres of parkland. The 2.97 acres is divided between 5 neighborhood parks. The developer will be given park dedication credit for installing improvements in the parks and • constructing an asphalt trail. There still was some uneasiness with some of the Commissioners with this style of parks in this development. It is a way of life that is new to the Elk River area, but it was also applauded,for it was trying to push the idea of what a neighborhood park is. There was also encouragement for this different option of living in Elk River. The Street and Parks Department was concerned about the maintenance of the pond areas as well as the areas around the volleyball court,tennis court and pool area. The Street and Parks Department was comfortable with maintaining the paved trails and the flat land grass areas Recommendation Staff believes that the concepts behind this development is sound, the density is not excessive,the project would provide opportunities for transit supportive development and set Elk River apart from other communities.However,staff recommends that the Planning Commission postpone action on this project until the issues raised by the Fire Chief,Utilities Manager, planning staff and detailed in the City Engineer's memo regarding drainage, grading and transportation are addressed. If the developer requests action on the requests, staff recommends that the Planning Commission recommend the following • S:\PLANNING\SCOTT\ER Station 8-14.doc Memo to Planning Commission/Elk River Station June 26,2001 Page 8 ______110 The applicant be granted a waiver to the townhouse moratorium. 2. Approval of the land use plan amendment to include the entire project in the urban service area and change the land use plan designation from Light Industrial and Low Density Residential to Community Commercial and Medium Density Residential. 3. Denial of the request for a zone change from Light Industrial, Agricultural Conservation and Single Family Residential to Planned Unit Development. 4. Denial of the request for preliminary plat. 5. Denial of the request for a conditional use permit for the Planned Unit Development. Staff recommends the following conditions if the Planning Commission chooses to recommend approval: 1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS PRIOR TO RELEASING THE PLAT FOR RECORDING. 2. A PLANNED UNIT DEVELOPMENT AGREEMENT BE PREPARED AND EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING. 3. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100%OF THE COSTS OF PUBLIC IMPROVEMENTS. 4. 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. 5. 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. 6. SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID TO THE CITY PRIOR TO RELEASING THE PLAT FOR RECORDING. 7. THE NECESSARY DRAINAGE AND UTILITY EASEMENTS BE DEDICATED ON THE PLAT AS REQUIRED BY THE CITY. 8. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED. 9. ALL APPROPRIATE WETLAND PERMITS MUST BE OBTAINED PRIOR TO COMMENCING WORK ON THE SITE. 10. GRADING AND EROSION CONTROL PLAN AND DVELOPMENT PLAN BE SUBMITTED AND APPROVEDBY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 11. ALL GRADING WILL NEED TO BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 12. STREET LIGHTS SHALL BE INSTALLED AS RECOMMENDED BY ELK RIVER MUNICIPLAL UTILTIIES. • 13. ALL COMMENTS OF THE MUNICIPAL UTILITIES MANAGER BE ADDRESSED. S:\PLANNING\SCOTT\ER Station 8-14.doc Memo to Planning Commission/Elk River Station June 26,2001 Page 9 • 14. ALL COMMENTS OF THE FIRE CHIEF BE ADDRESSED. 15. ALL COMMENTS OF THE STREETS/PARK SUPERINTENDENT BE ADDRESSED. 16. WATER AVAILABILTY CHARGE BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 17. A LANDSCAPE PLAN BE SUBMITTED FOR STAFF REVIEW AND APPROVAL. 18. PARK DEDICATION FEES BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 19. RIGHT-OF-WAY BE PLATTED TO ALLOW FOR FUTURE ROAD CONNECTIONS TO THE EAST, NORTH AND SOUTH AND TO ACCOMMODATE A FUTURE SERVICE ROAD ALONG THE EAST SIDE OF TYLER STREET. 20. APPROPRIATE CROSS ACCESS EASEMENTS SHALL BE APPROVED BY THE CITY AND RECORDED WITH THE PLAT. 21. A HOMOWNERS ASSOCIATION DOCUMENT BE PREPARED SUBJECT TO THE CITY ATTORNEY'S REVIEW AND APPROVAL PRIOR TO FINAL PLAT. 22. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 23. ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT . GRADING, COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF SHALL INSPECT FENCING PRIOR TO CLEARING OR GRADING COMMENCING. 24. ALL COMMENTS OF THE POLICE DEPARTMENT BE ADDRESSED. 25. ACCESS TO THE COMMERCIAL AREA ADJACENT TO THE PARK& RIDE SHALL BE FROM THE COMMON INTERNAL DRIVE, NO DIRECT ACCESS FROM TYLER STREET WILL BE ALLOWED AND ACCESS DRIVES WILL ALIGN WITH THE ACCESS DRIVES INTO THE PARK& RIDE. 110 S:\PLANNING\SCOTT\ER Station 8-14.doc •--' 4 ii• it 1( I i /4 Sk , r\ r I,' `� ' -` YARN i 111 . i U �� _& kr �\N - 1� 1 . _ AV ,7,c \04, � IBJ w `t 111111.0.1111.4 CRaSSRlik \111 ir m = ' \ -- --- - �� s ' W Mr� 1lk`��,B � PVik ‘11ve, , ;,,..^:po„., 4 �t far \ 1• t 1 ANC \ _.�lIL • IlV$ i \ \ 4.• .1 riti \ N ( Mr ralt \ \ \ ! I * I 'I k c ni �`L - L \Ill \ , 1.. .a.r !H ). -- \\4\•\ 1 \-.."(\ -'L _.,• Pj/ N of Location Map Elk ,. 1 Case Number: P 0 I -05 River 1ouv KINN acs IIvv R ■ ,80TH ! m , HILLSIDE 1- ' y1, 179TH ,,6,V =— CITY PARK �� f 1..:- „ Rie l I ,78TH a ��+rti, 1777„ ,,,d. i �• y ,78TH a■ 111 MI 'Nlibill \\ ilkt,�1ii _ .,.�� ,75TH -,,,, .,._ :,..iiii., �� 174Th a \�� Iiii, no I',� 0... �► \�� 1�, .:•:•:•:•:.:•:0.:•::::::::::::::::::::: ::,1914 ,73RD �® 4. :::.k•':::?.•.'? .:: :x:<.::?•.;•.r:.::..:.:::'::.x:::?' 174110 K III 1111 1 1 i� ,7 S la\ T „� 170ThIlk IIP • pm �� ,'• "° %, n is ,89TH ti ttk, '. = Ms'''I, n ', ,68TH -I f: C•t �11'' I I + k —i r•-s'r— a. i i \\ \ _� 187TH k, /H) ( i 1 166TH 11 Y .nm . ,85TH 144 . k ! _ '\0,, a \., ._... rk? .\.( . (1 ZONING .t. City of " t • MAP E11Ijver 13065 Orono Parkway • P.O. Box 490 Elk River,MN 55330 • I • fr„,„„______ ._.___._______.., , , .,..,,, _... . , • ,.. .,....._ _. a i '°,,.-`;',,:':. • - 1 I� ..„....,, ..-- ......../, -,, A R r R U-c' ill 0 Z 04 -'''',--"-i'' c::",:',.- .-, - .- '.--. -- il'-, — .- IA i ° '• \\ '\c. ' le i' j 6 / . NI ,CIjOt c) p •.) ' pgari (Z L� NI • i I Q r N / 1 g \' `'�' V} } /. �''� ,0.42' E )!• I / ": 00, N I. .ih90 \R, ,`\ \:% _ ,ilM,�. 11N‘ 1$;. git,,�>��j iii _ r! ' �j7j, I .„ 1 * `4�\ � / 'Qa;t�r'i , / yI3 AD oy p . �+ O) .N. X� is...., / NII o ‘ s 1, k r it led A L _1 4- '1,- -.:;01 ‘ 4411/1* el dik v. „4 ,. •• ' /A•13/ : \ ,' flail A 1 Ar., 4...„ \l�1 - 1,�t t...-"-- -te ' i , '1=i I/ 1081-__ -,,;;;',1:?.�: wri--- A 1. „-`,.. - OA 41 0 , ' 7 i , Immimil!..,k .lwic---I•Fr-t;.,,a.......,.._ ,:-... 4 ,i ,,., ,0 i i it IIII NIIII-I -i 7( . , r ,.,._ ..„_...,,:s 111111111111 ; c b I R IP IP mmemmi t- 1,....LTI k , P r fti1 a NI . all I ! i. t - 0 li I or IT a I "r!— I _ - _.-.: , j i ''°4------'.:-e.,, , ,..? .4. ' (A ae _ i I ' w/ �� , i, 1 irgq-,. , fit! 94.44 ,, . ij i ; _ :. VI■ 0 0– ! !!ams �Ip 4 DERE ■I I ii \.) I) UMW 11 aid Emu f�`,°� l f-- . dr' -7 ` _ TT �: Tool, _ •,�p� i e4104 f / / 8 C� ii POEM I\ 021110,1r \�\ '• ft 9 � Jf ova\ r„„,.-„, /5 y�^ ittattlit 4851 �i�n \ � I /iiir..S' A /� k _ /�- _ ` $di a $ . 0 ��rr■1■. --- A' -- l -y . U ' ■ 9I . i V- : 1 E ii II'- Iit' Cti A 11 , I )g magi l ,% 1 :'--•;I1 1 . 1 ; 0 • I H Mill I 1\ R ° I • z YOt r. III \ 1 - AllI■I•1I 1■1■I47> ,1I!/ '�`ii — pOp Ippp � ;AN, 1 ■liii!■ ■t■ii� , I��. �. O 101101111414I1 IIIIII r 6 J r r ■/■ \\,� w r II I OWNtt I I I rtillitt irli4irgittr\.4\s . 1‘_‘ ,./.' ; e \ I. I t i II iiiii brilijir.L --"J‘c#A\ •‘\ .` ,.'‘,./ 0,. -• 1 . , , imi , 4 4frillib,- 1- sti/ N.\\Vo,. .-„„?'-iia-\\ ceeneire:111/!.ft w 411:11J-igaI \ nx1 nI \�■■!� am. I ^ mu - ,".\‘\-\\ 113011' Pallure91.1_ 1 a-0- \ '1 41100, 1.111IMP 1. 11 '� as — _ 3 , ra hl ---!....L..::.- -----.....__—_, --+., �. .. ro" - 1 s d 'igag � iz Is __Li__ i / II:I. (-- . _- .... \\\\\\ ; 'l� Of . : t s ! A r .1 r s r r ,4 e ! 1 ERI 11t_ i1�11l., \\\ \\ e \� I_ ti f��du�� 1 I \ R 0 k R s fi l s's 1 o r r r e r r r 1 1 ! mai mu I I \ 01111:11011111111/ 1 I 4 t � I • per_• �_.L.u.__. I 1 cn _ C ^�' N '- k Fill Ina I J I :o'ROADWAY EASED l/ \\ i 50034'24"W 1317.20 I I \ —~ 11 I ��I R I NOW`°osAREW..WS.,I" moo"° ELK RIVER STATION I REVISIONS er� OO,PTC,I S A.' ::,U moor v. P i ' DATE Gun or We VAR' 1.04-31 UK.Ill RM SCAIC UVJ Or RK SLAT A uWLIO:A 1/10/01 InIX(Am" I•SSC) I'-I m DAT 4/17,/pt REl A¢ 11111 , )'MAT r _ 7/11/0r /[vY moo p'Y.Y VT1R3 mo OfApvL RM. iftelvisrpd PREUM MESII'i!1 N-11 i r✓�I �� I/4/01 KnT;N•I*NOU'O AW Un/In RW ,. RAM CO HIGHWAY 10 NE MINNEAPOLIS MINNESOTA 55432 PHONE(763)780-4100 FAX(763)780-5200 City of Elk River,Minnesota EMAIL-passevgoldengalenet / RECORD DRAWING / j eJeuemouep/aooesssd-7IVW3 eloseuu/W!eA4/Na/a N/0 OOZS•O✓i1(694 XVd L171t-0BL('94 3NOHdlik ZCMS VIOS3NNlW 5fh7dV3NNlW 3N 01 (VMHJIH 00 1191 • gujitrazadkaans pen pue�1 NYId A/1W�LIVNN9l73t/d �•« `V /IIII LW WV u✓<[/� 31 r0 1J3'Ud +r+' vunrn as o•unrnrw+u.r m/c/c wrir r gran ow vYnun Ar.m rrnrY an)Y rWn/r uauwYr a 1145 m ro un nrss .. JAW,ZMb WWI41 d N011 /1S N3NtX73 )Ill Yl l pNpp 1YR�LI axwzn �� rwy , L ,.„\4(13 sno,S Stud tiuw 4 \4 \ 1111, 111101.45_17 te[1Q�.1©� �IQi MEI Firm aEy�01 EirmajlziAlarii �, �_�10111 m4 Iifl I�aa�Q1 I mi rapi' InCEIs o lib- _\g \ IG N, to r„,„ \, A `! x;!140, 1 al■ ', ,\\_ , 1,,,_,,„,,,,........" ,,, it.il •Ni. seitfl:MP/-11 41 ,s , ,/• ,.•kvIto lig,:.,, z_ Noj Rm 4,1 MEM I I • .„. „ „ . s, \<44,k--#0 mit f -11 N.\ �A _�, \ \t-iTtjeciatalitrif ism mom Ilialliiill_\ \ iir� ,,,..Ir� 1W; . ........., , , g I,,_lihry-,-----)afliUi■l diii O )•41 --1, - /Ire-MISS _4 4 did _i �_ -,�� , i j giti, avism ic 0d / �Op' 10�- te \` 1 . 2� -. A-- _ / ,,(/, , isfrizritv ___-... aw Nor , , ,... _._ __ cc - - - / i;. %.,,_.1/ i 111V8fi linlifli NILE ' I l�li "ira ter CC 6 4 I It*.-_krh 11 ■ 1 ,..``a , 4 Irrof irimilsi,'\N44,4.1114411.. .3 _. . iii sp 1 w 71... I % • .l,.... /. : ....._ , .,,,, a /1/0,:...L • __,;,.., ----,.. ......_„,,sy /41101 /!_,// / 1-114 '' r4 � tr- .j _ `.:: ....i4 ,moo AN i s / , _.`. ',,'',_,,---:,•soAle•nillirmi -- , •°,7:', / ,,,,, : '1 Finii _.k41 a /r rOg y\ � z Ill Igt. I . .. ,, P `\ O r 4//, / ., ,.., -- . \ i>,//:,-,:. , ...., ‘,,,,,,,N,. ,,, 0 2 / ' 1 ''' - ./ - I /C\\ t ,,, l r + / \SI,"..,.4 /:',:,,:' '.,:' \.‘::, `-'• , ,;',,,,:, - ';.I.. 11 '^., �� 1. i ({'I c') • P 'I ri ��+ "�) /' ,\, 1, ,, - *1 ° I k CC C ti I ./1 vV V ; J/ tl_ Ck iip -oe. - J 'J ct Ln Ln Fw • . mac' I Z Q d d S 4 ,i + U) ro e 0 0 • ;RitQl- gh Jp ._, . i , ---- . -----**o________ ii:Ibb! 9 141i , \,,,,, , *''fr : '/./ " l'-,- r. ,. ,... cik .. . ... , , , .: ) . . i,,, ..,.... .„,.., ,...... b t_._ :"...• REI _ lire R a _• yY et ,r .,. " .,) ��'X..., .,.,,,, ,„.. .4... ,.,,H, 0 .;—�� r4 - < h!�,,, ti > a p l �o. ,,• , \\. :, IIS ,. ,, I / ? I-11 ,i, ' „ , 1* ;WI 2 qapt Al 350 '€, t - ,' i - ,, "1,. . , , -,, w, \\_- '''',;.:::,,,- ''.;::::) -_--) ) .14 ' A i .• '-' ir::// i':// 1 '-'. .4/ ' . '' F. •/A ___ .,..._,,. liy, A W tiB g 1 ,,..„ 1 ,„„ ,,., c, ?. i.,, ,,,,, .,. , _p ., ,,,..,,„.„...,,. .,,... , , . 11 ii! 10 Rmr Re- i e i 4A; gigs • .5/1'''.i.4(16----e„! fr . ®. \ 'l � \ . r ! ,,,/,/ , . ii,1 Qi-.1.... .' b .. ��o \;�� •moi- = - i,; -,/ ,.e...„..,,.,_. , ,,,,..,.... ;:Laqr /: i ,.. , ail -----jt'!r7---A----- .,....,!,7--:: _ ... 4..1,(04// n 2 1M 1 Allt,,; \\,\ -._,. . itliglii- ----- , ''-f;::!-:::.7 ' ---. N'i Ir.I,1' D r $ , i Eln-1-0 t I. ii a -L 1 7.44 i ISI �il�l�� ,, rv. �1 ,..,,-,,,.. * –..e �c. tica.. 31 a I g 4 R i PW 0 IQ o� E2 r r '. - - 41 . rl '�––B., �5, i \ kooff Vii_ ' `' i i // ( ( - „„ece-i:-.. 4S 4-rc'e- P7 -,/,'FP------- ,41141 14t.f.t.:44?„! i, • , • i 1 ,,,, im.- ----- ,. ill ''a ,, p- 1 1 4 ii ' '1 rffiat;_;---.__,. litingo i. 1-..ffk‘,10,,ii 1 lit 1 4 i i1 ,1,,....0,. .. It. 4 1 kzi,ifS_ ;...,...iii• z:: iiii i: ..i ,I i.. i iii,..' ,:,.pit ., . e, fts RI R ( - ++ vl 'ic% gl,:p ligp h o� I � � I� LI mit rft .. � ) yN, qe pp 1`�� - !1iR Y lira '.......1 ----- ;;, ti 1 .A1' / ..!... Iii - I (Igo Rqm Ode. 0411 ; 1 ILIVIIIIII surimijw,,-i‘,4,Witarvidoefl . :_:-, i'14,..-'' /Et" - Bot ail% 9Q< vn alai thrR�egiI�{ `�- `ZJI/ •4� ' j" $g t 6 trg lirkir,,4r ..ti,_,Iiii:,:viimatitiliai:I, i,ore r # 1 ir. /71t1 . ,, ' - - _ 1 g5 -1 N R "x ! 1 / or.g, ;,.. 4.1!, I,2 , . J.:Y.',,' .I - 1 ." 11. 1".1 bs iiiifO'S .4: II iiiiiiii I trVia13% j 114111:.I 4... 444 - I 40/, i l'P' ElaaptuuanLll 1. %.j..D..'6 1! \ \\� 1;13il a% i� l , , , 1 ,101.,„oil r/-*Ripit4.4,..AO/stks ,f ,i,, • I* �� ' a ! ��. �tTi1,1�: 57� het F'il :''s' -0 iiirirli51111 `‘, 110-Iirara.,..-- r. qiii, Ne; .,ii ,i• , . P- 0 i- I/ LI-. / ipa(20 PA H ill'•FfE:4j I %surf, -0Pit:'.' '',i',...'. ,i '•,1 11� 4-101!,*/*Zy .,/t . ..li ,i ';fii-m, ' irrtiFillin STIliq MR ,.. ,/? limy 1...it 4.. l'r.,1 f Itiig, . Itt--.. .___..::_..-=. _.-4 ., \ i -:-tj_____," 'f._ � •Vlit lilul- 'uu1.r'� c �� i'i i �-;6j;•i " kit \ rP Q � a t �.1'11�11 !� , i' 1= \ ecus;- �... 'rritfittall) '-��'"-� \� .��i.-i. `, s''.1,..4-t.�= '' �� IWi .. ,,,,,,,,i. 6? i'';',1-...V� �l: I�' titin;� -immitis-.:-; ►,Ilim1�.`!��• �,r ,4;;i �.; ,,fi b \ „. - \ .. �. 1111.1 ..�:1 \ !!'�'r► • A�. 1� . ) Amnon" I* I ,ai sToriffsN t ---11-1-Q!' •-----(4 t - lciyil 17riA11C11 \ ' .`.• IP 6 \• , , :‘,, !ir P- , �owil7/ , Iicsrtml �.,..T.�1\t* -7.1701. i. i„<, . I A lk A• tt� n1 `��! IIT S��;n,in1I ' , A rn t9 qd1 r!r. t i. ��!! �✓ _�~ 4_ i\-: W �"%�/; \amu l• j `S , 1" • I: pf I Infi��Qir..,....110,---r,---- �llI t�IP i./ ;; 447 .• 17 a , H � N � II: �10 1�1 IIS i�L�...�Y��1��E �gill: -1,„IIk-I ;; .•t PI pp is • 124:Lrni nrowni a I -"ter--• w i� �ci r Al AR 4 ` __ —_�1l�1�–_ ii ' i �I f'f 111 ��Ik3 Wilfir,;*,;-:,-1\ \rte. f r .Aa *I!�/ wlrsIoil�l �t-f1Ea1i�_ L--�1�11�� _1 4�_ I� !! � �� *` — f_rj �IIAI!I► O ULU ,--11.1,„1.1.1.111I' i , wt` sVi, % 111 �---- 1, '' \r -- - itis -1- :iii _t---- • 'Xi{' y i t"ri' it igl'r ' .•:1 - •,1,,---� I \ II- / • \ ' - . / �~ 4nR "�"``�"`""" ""`V`°T�"'" ELK RIVER STATION ]� � rI e ..T U AM.Mt 110rMM/Y 4[U uroa 4v t` I� � W� DATE REVISIONS s[4[ oM[Cl SUFu49W nro I A4 n nui.r \II ./W& �L'xr IAIOUr R,. I.01' sr:4T cr ov MX,fir arx ew"r v rnr v — f/,RN, rV rrt3 n RM 1'.1W un.U.c mgwr NT4/"' MA Aq ""' PRELIMINARY GRADING * �/�/•r ,RCWX Mwnrtwrro nM UIVI flro 111141 Co Att PLAN lAasairtml Load Sktrrarmir OrEIXm 1611 CO.HIGHWAY 10 NE MINNEAPOL/S MINNESOTA 55432 - PHONE(763)780-4100 FAX(763)780-5200 / City of Elk River,Minnesota EMAIL-passeogoldenoatenel I /avaleBuapp6Jassed 7/VW3 elosQW/ky an/!!V310 LJlO 0039 08L(69L)Aid 0011-091(691)3NOHd .t„,,,,..„„,,,,,,,„ m.o..' ` 46,99 V10S3NNIW S170db3NNMW 3N 01 AVMHf7/H 001/91 — ajoyaiuteratampip pan 1I. NY7d ONHOY�lE1.tdV!WF 7s761draft WWI nivis .na..o on v.r.n°w n DIM AMY ro/[V/ �/�,/� r/ rr lnata,°311,1;3u,o srn y ro 49 SNO/S/�3H 31Y0 •I NOLLb'1S H3/I/FI)173 0.:,° "aa;�°mand Sal VIKVSSZAlid ' 41 Aka ,I1/ 4. ,III,---.. Y8 03 ,01, I VI 1 1 I ,II. Dl TCHJ ,,Il, ,,I►/ ,,II/ ,,li, ,,Il, ,\I(/ ,,I , di, __ - --'w4<''' a►l . ,111[ �,ar4.;ate: �� w"_ — ,,.�•/-.- '•ala4t4 • ry -•I/ .ray `.Yla �_'''' ,2•:1-C) •_"'--:-:1�a,o. �// •'.°.:.";:r:,..,,,;--;;;;:r4:-°1-1% !;:r ro. oN --=4`-°'1�a nr $.4.•'..,-P.:0.: 0 '+'` Taj - .� 'a;na. __ .a.o..0 'm.- �� °�.- « �;�'2N1 :i. « 44 262 I0 IIR.c«;t. •�•'a _ 88 111, 3: . (4-STOR]i° ,�'f t... - :•,,'' 17. 111, /:M 8•84 0':,, m Qa _, a .•...; !b ° O � . 7+�` ,. . ,, ,�.,. aY Lu,: \ .9".,„,of:..1.1'..'i; '.Z.•gieV 1j , 897 c ‘,.,,..v,•.:‘, , :si ...I . 8i,te. i ... .,„;••t'i . ,...-1 , .; • �yy :: 7•.doa•mi,�� 5•osi•,q,.�,f .•., ° �, ' •n.u8�-"0 .. R :m[ °•,�a °ou _--•._ 85"'• ' ''1 VL '811'20 • • , •wm. �i� ��.• i. °•a1. a Jo4 O1 ,o,o ( 1 .1.••010- al : 8L'. b rwa - o 'qll .0,,„01, Q�s� �1' '•a ••Q• •m'• o•' f: / a, 7 m. I�/�/�� -----•-717-7-.) • •.11,0 ,,Il, • �/ ra qp 20 COIR o l � , •°,,,... N OP•° 1 °-°"7.,.... •a ;'°• .r m, •FSB Q !- • �' 14v r, '•91w.a 'a ' r/ ,, • :,-5• •°. .9 •1 e n 47.098' -.•.fir '6Jj„s .. ".+�. a �.,1 t� dv — rot°, ",..*•(4.,1,57:(26.r)...,. ['� ✓j° .,r a _ a!�\ � ° %82.70 , n.x . . i '. • ,9 7 .'q °,,,.7.. -1—',...`\'.:.n•. Na 891.3, 'O1 • h' • ....e.,-. •i2. •°'. wa 9!' �W , ,�TA ___ .c • 49 --, ..ro,,, 0 11"..i....n .o•° '4x.• •�n `•r. �.89$.8 ai;ai p6. ie. ',116-...,,,. ....,,,,....1_ ' ' 729' • ��,, „�, 4.44 '1'a °.w °B82 Qrot. •m. '•,•!...0,__:z •.:. d'•J' •_a..��^'•' x �, I•� ''�t'a_ �dilaz .i:.- _';•••'' ��i s!� ��. q .� •m• .OX ,• •� t'0 4Y.00 11..„•... ��,' ��i11 'wim. h• \—/ •hw•• ;s4�.. woa ma•l•wbS', •N\v ...Av., "`��- •.•. �■ — • '•;.,,,.....p,,- m a tr•• •a9A��► � /' 884:8:.., 0. B a ”. •�w 1 fin . •1. u i1� �.� 1,.�_ • ;_■ '0. •�[o�, •�,a;,�-mY•w y1•' 7 a, !v/•1•• aL. /� � , 1. �'; . w °' - 8:0� '1 886.0 'm.« ..a«•°�9„ . . k,,, \ �j o.I.r7.. i 1 "'rill � ma __'' 41 .'d.q "° 6c0! 01. •«l a �/ .�%� °.•:M■'a1• (IiiiCCT1of• ou ou I a. '9P 41A -.. o.�+ � — e8e •.0.•• )1 c e„ a. a. Il: -p,w' aoti •, , s 117 , 10'91- ____ C0-- --- a• -.'891.4 a. .• a 9 S . �� I 'tI'I•X.., ,1 aa.1. — a.'9'.. a, _•�11�II��ing , �oaY41l _- _ .;o.12 8915 —( 91.0.a....'J• oa", •na a. on ,891.1•• FW" ', _"/ '� E1' •:a°. a'aa •Yn:'m. �� ` � 1,5 X01.5 1 ll �p'a a '- ' ' .oS' . .i ,��' �; , :o�,o 1 ii96. , .d��:.r•.. lit.: '4:1 J y •a . •1.4 .o,° •m'.a ? ��' % r121 P •c- ; oto ..i.'. ,aa •� ra •�0 mY ''92021 �" • apt.rC'.•• .q •i.4'9$.rr9 ••�.a�'v ��/� /yI� W� ' Ai c- 4�8 �•b7o'/ •• 41 '•il' ' •Oil • /� '��•� FigEraaril '�� ° pia. A.. ��ll as • •.0 �. A °4• - �1 iglu, 2 -.' x BSI ��- - '„fir ;yii..�J.:. �,. .•Yak,: I ain • ....,x 8 P1)OL goo •��/� .1.11.E 1 .�o1■■�■ gmQ:a Il �\ .�., \\x\ \ I 14111111.11111111.1101V 0 —• 1111112 11Illi 1 O.sx , 9k . // ��p '��.. ■ 1. 9 1 ritilliM5'_--• • lilt :1,11 ei1 /07 0 IR 108 Ers , ----- 89a0 ' '''' 3 VOLii......4 .-.4, YB.1LC • TEP PINS _e _ [� .� / Li.. .:11.0writlatiA. \<L�/ ��'• 4 1/ .��p.�.ir. =swi_if s, filar, � r s ATION LOOKOUT I�'� 4 ._ ,A l �1; NI �: t1.....1,-1 „: ..,,.. ...,...,:. „.,,, ) jiiI � �� r / • / 9.,jAto,lit —'•297 1 V illia \ ii ___ N :: I .1,/ OP ,!�+�>� ° ,1,10 . ' j�+hbVL 887.3..‘7.55 / g� . v.411_1111111. • ' . .0. 4.00\ `90 a�%-Nil,0. ... 11111/ �:.. ► .-‹� '�' IIS IINI Ili 11� Mill* �-- P ‘41 / m' , -.: lif --1��_�.. NMI., - I �►��_^-_ i 9� .� ��. I �� III • ., •—, - � Ili ammimEmiami# - IMIMI II ■ �.o.i ®�■.�■ � ,i � 04 �; Alien"' \.1 Illa Ir i—mir.ilifOi 4:53iMir- 439ritdi til ":. 1 *mime 92 111 Romani - ,-----_ -___J ° ,imp r!! IIDt $mf9ip ! piMi;t • � �•1 �ieno �d.'.4�� • 2..91F/ 'Eh 117riiiimil 4 11� 4 - Wil 111.111111 ! '*1', ' ,. •___,____„,____„....„,, ��J J I SILT fE7 cf - -• h� --- - - `', /I• C 9h105396-0Z-DAUM VII0 83.1.1),0100 96-0Z -0,L73r0tki / I (1331iS.LI X JO 13:14 001•••I-000 l 'x / W11111011101111.1.1%\\‘ /,-,ir;:- . 4" / / ./..." .; IA.._ i 111111111.10'---"--(' 7' ) M C123Fig.1•£X..ZZ)1-710 GC=HON I 133.4 NI 3710X liliSeill -7-4 ---il 'CZ. ii-• • e • • a 3 vi. ;..,.3 •47%.„.::::1_494*. ....... --'I...a'• \ , , / cj i.' k - V, / fi 41rAirZ. Illitt Og' ••,' • • ,.../ A ' 4:3111* 7 1 ' k •. ./ - Z' - -:' -' -I W • ,4%. -'-..- / % - • ma • - . . 0 IW • ‘ -40 te- : -7•1: - - • i li 'T '-' '' ': / --vAkt°r - 4111# - • -7...: .- '4 ' 1 iiimm\I . ' • f li 3 ;II ;I 5 , A r' 1,- •-• : • cb ' .1' & 6 11 I 4., -• ' • •:. .7; .' • zA>7. 7.1•.;,. . - '-',) ... , . 3 /:,- N:/- . ''‘.1 • ;". •,V: ' /-. ...... %11r422 j4% :1161e Illlounirsil ! • 1 iql t 4 ill I d3;-_---i..1110c,* • N,,, .. ./-4„, ., iii4iiiiiiihrii, -1 "Or l--- ii mmumwommirrasig•t I II 1 11110117.111/4 I er;";i•'...-:31- . , _1 40....""s'-:•irN f // 4104/4V4/ , i s mil N ,,t- • • . .1.- ? A."' , 0 ,i1 illboat, *Eel ,,,,,! ,.. / ...... ,. ,0„ -.---1 „ . , • - a • ' .3t..- ' ; 7 ' . - 1: la:' ... -- iiii litilitilati' , I r/Siati 'R EMI I id i / ..- ' - -:-• -- .1''71 , '- ." ':„; ,..1 f . ... . .., , 5 i t,a.:::" • : ..-/R-----frrett•:› .7 61.3:alik ., 1,-.,z1.-0- 1 41,111111 .10 .:-- gip „:),..7,,,,. ,,.. ...-. c5 ..r. ., • ,o-, * ' ,,,,t,!,1 Illisri51111111141111 11111°".... lir- 11411 a. .v.. .. ,.. 14' • it!' a cc84&: , '' !z-- -71 .-•..".:3 tz.. 4 - !___...I 41.__' .....,4 i . -_,-,...-ratty` -4111t. , 4.1 ftmbh.-._ftionNiThTher---""" LoomP21 011111jatirilibl ' T •• • ir - ' • WM" I 4111111r4 "--...u.4.„ !Malt vomiliwil Ili 4,12 ]I 4:-.14: . 1*/,_ 'iv ilIllffiw.Amaw..•,Qotaik ..,,,lowpro umormimm mmomm'r , III CI le' /••••• 1 li '4tif' 14r !7 l„:: ---.::f ..!,';-::'s/ ,,/ %•- ' 1 P-pre-s-t1--. -4A-NN 4 Ititil , melli" 7 ....:a. 1 z1 . : li r .: ..••-:-- g -•,•'-!/ •g/ .,..-, . : I _1 :0111111°-• -- amilis - 44zt_NvaNip......„. 4,11,111.,1111111 rn .. •••-. • .. , 1 Sr31 I . =-; 'eri01140%,..,4 • ..' "r .' •Y...' - / • -.v.4-4 ....risa,..;• a - t2 6:-" , -.......___. t Co) • ill.....110. i? 1 ..T:-••:*• --- ' y411: : : gft,'-J; ; ', .---,-7--,-7, i ,,_7 ,,. .e.4% ...L....... , 1,) , -3- ---, -giamp . . ilL 7.p 1_lafa...'w:,:a.::•. , ; ,. . / , , * AIM , , , In 1 g 61 A , 1 itioraftik..:-. ... i,/ . F .g ,i glik ,I III •'•-• ,.-''''.1. ... -.....,„„ma .L i , • : , ; Abit&W -- ._ a. 2 - --:•11 : 1 ) A .... : ‘og1:,.,-ge'$::*;m-tI.I i,.'I:>--:.-•--I-:•.*,•-•-;17,",•-:•,47'.4tft4..--"-.--,i,Pr-'-g§--:'._a•,'g,7;,;1''g,.,.g•;:-:_;-•-'-f;,V_g7.,-.4.-,.._.„'_.,'I-r1..1.1t.-1.-7t._..-0,1.-.z-\ .c,,f11f ,;...•'••'•2•_. 1jpk1 i ;•§ 1--3 g Y" .e./•,i.i/'. I Nl//161114k-i11l,°:?LI.,4'1 4 k Pg`1,1-.;2.44'A0.4I1l.r1 -7-7-•7-7-7,--7.-.1 .j-4r14"..4Ai,.,1•%.,..1 / 'I P'l..l.4A tI%g,.i ilfiililaciI"1-tghF.5_iaZizi.W_s-IM-m11i1-.--6*M1,l.,-u14-".:.I2-6lN--hai11m/1Co4-1-lliif..ri13-ti •_T.-r..:,,:: -----,- - .,,-•,' ,.. • . --- IMMIMMIIIIIIION •• °C 4Cjtkk 1 1 , "1 F' • c‘i P5,/ 'ilai g ..;'••■•••:i.__._::__ •_. -4 , , ,...„.„...,. ... /4 , ....... , . -.?:.11 . .it rt , c.„-tn !,,Vir: :*. ?-.1•:! . .11v'---,k /r119911W 114%%4044... *i ril 3 If L °Z . -1:1 :-.:. ;V .. ". : - . ' ,...-:-1 a 4'' _ -,,,•sa. 54 .-., .., )......< • •t-E . 1 • 0, - • °E. 7.--.1%, A• • Iiii6;ii-s ' • / ; : 5---4441111111,ii ' V 5--- 7-1' -i-° - ., • .. .,..., „ r------ • • V. - 1 , Aft--it •% -4= tvaillA._ 44HilleL- 4:44%).11M2"1-1:111. 1,17-i 11. , . , la 9z 1 --1 ...........rai_.4.__ .. , 3 la ILLZI"awringui.letati ,..il - r i i • , if :':a'? . 11 • ' i g 1! •g-- ,' - F.'. i lk-i (ifirikb-wisiN :. ------._...,_.„,,___-' e • III . : . --... ...et-a-4 • ----____11 - •- 6 i.4 • i,.- ,'' 69' :41 rif- ' 4 I! 1 .• gp .f.i. . .,. . , 2' , ° .: _://, ,„.,,/, ., .,,t, , ,,- . ,-., , _ - i i ,....., • ,1,_-__A 979. ,z ,.. . ,,,,,,, ,, ,,,,,,„i, ., , , . ,... , . , , „ [gig a t I '' i i"61'.7 .' ' 1•,i,y Pea _F..-j---s- a .0/ • gtr9 , .4 : ,5,1k- , I 1 i %.-i , iiri. 6' ...... .N...iiiffa a lii 4 sio$,\ iillinall T 1 , 0. .•,50 1,. , .4?___- 0 ...••• • . : ...,...07. , i i . V7-- 'zio,'":11----t--—•--- ------ 1- ‘iiriimimin i C i -----, 1'47 " ' g ' ' .. \ lel • Vali A. . ' A li•.. u, ,1 • . , , -_- ...-. tu A ..-• 4 2 z,/,-\•1; jb:;1;44*,_.-41•!'-9:- '-,-----..-- ------"I''._-- ---------A----.-"' - -....**1411.1111.1.1" ' r -IIIV -/7.4119ft-°'*\ •. - '14* `--747,‘Millt.i, - AV* • . 4 9 , . r—ill... ONMIMM/8.•.- 41: ' .. I ...--,I... 00001011,1111111. IIP --- IN -...1111114111111111P- --.------' . - ...' •''S. , ! :-. ..,.. M /,01'" 7 • i .--' /00! /. .....-- - o ! ,.././ , r. 30: ,,,y -' , ' ,- . 7Z1 ,, _., , / / 4'. ' r''' .'• t ) 0 E 0 0 - , \ ./ X. , . / •4 , " .----_ k/,5,,./.7 0/ .,-/ \\.,4 II - -14.41' ke il 3 ) • i § . ' / / . . ./.. , ,• t ", !I . •• 1p ,//,,,,iC.r,, i 1 1 ' , ...: I , i 1 / / / i, ' z : ..1 ilik . , N \) . ........n „="• 0 'I 'N•k '\11:.' .0..(‘\ /1"\ ,,, cC-P___ a, k I.: I \ .• \.\-' V....v‘ \ /' N \Zcln z 1 1). 1 . I ouvegluemo5oassed 71VW3 vlosvwOY:04161 X113 Jo A O __________e______ 0039-09L(E9U XVj 0011-092(69U 3NOHd .... E6BB V10S3NNIW S170dV3NNl{Y 31V 01 YI VMH01N pO 1191 ""tl""� �1111.0.., =`—" &wog Joiallifile ProanZfardPailai0pANUe # /// meYIPCJv1M A LYJC iY q Sv1Poe fJu/Nn 0,00 MfFn1MMY MAT, n/✓e W amn YDMM Iv...W.=ram MY 04050 OVY rr,NO Aldi D IIDY yy WWI .-414/).)-i#49 -it- d NO/1 /1S 1:13,111:1)/73 allO I° .:A" 5:.„ my, YI .14YJ,Lidf hYY SMJYf.1311•73'J lG1?H I MIM`A9 SNOlSM 31Y0 11 VC, / I W a TFJ k _ter .ti 8 4 ,_ I 3 1N I z \ \ y 1 , ` / , • \\s/ /; - ------"\- -- - -, ;l �. ' - N ..,,illt,' , :%.,\ ,' . \ . \ I \ ,il(, , ,il \ \� \ .., '. 111J \ 876.1 11.1 1 � \ � :=_ „ -= 3.0_t�ts-t- % � ''-liti-, ,--77:2"---,..,,,1/4-- -72'... s q ,111, I i \ \ 9A •goNki I/ � � • '<. `y`• \ 111\\ z • �'� \\` l 4N\ \ •'•- . ......N.,\\-:\.:t'....:.4\ 44, ''.--- -. -..' --- ' '-' * • --• . -- - -- --_, ' , iC • R • Ai \ it Ga 0 y ,1a ate;;_ �'. '� AV \11- '46* ' tp_.... . � . `\ \ 7 `• • ,`i 11111111VrA‘s. 870 towcEv 8.!''' � \ o; • ' ,,* \ 97.0 FR. t; ;'., 1,,;. \ f , 111 Y • I ` • 'ti,9A 4 • �.. 95.0 FF • - lit 1 ,1 j�--_"—'890-----"'• , --JY ' I i; ---- 950 \ i -900--- .A. i, • • • =,. • ( ;' 915` \ 9a0 F �I ' + .. ••w , / lf 44A / "• • 7 / 94 \ \ -v, - I .:' , . . .. / , . - 6 .., 1 1 • .: —7' ."5-11c* , NI N • 5 ,,,,.•:,?-:;".'7 ••::X''6V•.;:--.' , ./ ibt 2 • . .I.>., - ! / \ `_ i • • ---l-f- - , '111‘ ,'' 1 .1' , , . , \ e , c.: ,9' . ‘..,. 80,0 9�0• .920 — — �� /_(--.----- t • I O :Z:Ox eoti`! o r r 692' 93.0 RF�\5 / I 1 DEVELOPMENT STANDARDS Architectural Character 1. Facades and Exterior Walls The Elk River Station development will be located southeast of the Central Business District where Highway 10 and Twin Lakes Road intersect. The exterior appearance of the buildings should include elements of buildings found in historic rural railroad stations. The project will have a transportation theme. Facades should be articulated to reduce the massive scale and uniform impersonal appearances of large retail buildings and provide visual interest. Buildings over 100 feet in length should incorporate recesses, off-sets, pilasters or angular forms so that no uninterrupted length exceeds 50 feet. The wall projection or recess should be a depth of approximately 3% of the length of the uninterrupted building length. Buildings should have architectural features and patterns that provide visual interest at a pedestrian scale. The features should be an integral part of the building fabric, and not be applied trim, graphics or paint. Variations to roof lines and cornice details should also be used to add interest to buildings. • Exterior building materials and colors comprise a significant part of the visual impact of a building. Therefore, they should be aesthetically pleasing and compatible with materials and colors used elsewhere in the City of Elk River. Façade colors should be subtle, neutral or earth tone colors. The development shall use a consistent palate of materials and colors throughout. Facades of a building which are visible form adjoining properties or public streets shall include certain design elements found on the front facades. Predominant exterior façade materials should include, but not limited to, one or more of the following: - brick native stone - tinted, textured, integrally colored concrete masonry units - stucco - tilt-up concrete panels with exterior facades as referred to in these standards Predominant exterior building materials shall not include the following: smooth faced concrete block - smooth faced or raked faced tilt up concrete panels prefabricated steel panels. 07/16/01 2. Entryways Entrances should be clearly defined and visible. They should incorporate devices such as • canopies, overhangs, recesses/projections, arcades, raised parapets over the doors, peaked roof forms, display windows, architectural details such as tile works and moldings which are integrated into the building design. 3. Lighting General site and street lighting (excluding general parking lot lighting) shall be architecturally integrated with the building style, material and colors. It shall be at a pedestrian scale. Wall lighting fixtures shall be consistent with the pedestrian and general site lighting. General parking lot lighting shall be at a height no greater than 30 feet. Poles and fixtures shall be a design that compliments the street and general site lighting standards and fixtures. 4. Loading Areas, Trash Collection and Outdoor Storage Loading docks, truck parking, HVAC equipment, and other service functions should be incorporated into the overall design of the building and screened from view of adjoining properties and streets. Trash compactors and dumpsters should be within an enclosure constructed of the same materials and colors as those used in the building. Outdoor areas4111 used for the sale and/or display of seasonal inventory shall be permanently defined and screened with walls and/or fences and landscaping. Outdoor sales and display areas, except for garden centers, shall not exceed 5% of the ground floor area of the building. 5. Signage Signs shall be an integral part of the overall architectural design of the project, rather than contrasting with it. They must consist of materials and design, which compliments the architectural elements of the project. Signs must not be visually distracting or tend to dominate by means of location, size, color or lighting. All signs shall be lighted directly or indirectly to be readable at all times. 6. Development Sign One freestanding development sign identifying Elk River Station will be permitted at a corner of the project. The sign shall be a monument style sign with a maximum height of 30 feet and a width of 16 feet. The sign shall be constructed of brick, face brick or colored rock faced block and may include decorative brick and/or decorative glazed block as accents. 0 07/16/01 IP 7. Entry Signs These signs shall be a monument style sign with a maximum height of 8 feet and a width of 16 feet. Total sign area shall not exceed 128 square feet. The sign shall be constructed of brick, face brick or colored rock faced block and may include decorative brick and/or decorative glazed block as accents. 8. Monument and Wall Signs for Freestanding Sites Each of the freestanding buildings within Elk River Station will be allowed to have a freestanding and/or wall sign. The freestanding sign must be a monument style with a maximum height of 10 feet and a maximum area of 100 square feet. The sign shall be constructed of brick or face brick and it may include decorative brick and/or decorative glazed block as accents. Wall signs for each freestanding building must consist of individual letters and shall not have more than one wall sign for each principle building, except that where a principal building abuts two or more public streets, two wall signs will be allowed. Awning signs and canopy signs, including canopies over gas pumps, shall be included as wall signs. Awning and canopy signs shall not be illuminated. The sign area shall not exceed seven (7) percent of the area of the building wall, including doors and windows, to which the sign is to be affixed. 0 9. Major Tenant Wall Signage Total wall sign area for major tenants shall not exceed seven (7) percent of the front facade of the principle structure and must consist of individually mounted letters and corporate logos. Letters shall not exceed 6 feet in height and logos shall not exceed 10 feet in height. All signage shall be internally illuminated. 10. Other Signs All other signage that may occur within Elk River Station and not specifically mentioned herein shall comply with the City of Elk River Sign Ordinance. The City may deny all requests that are not consistent with conditions, character and intent of the Elk River Station PUD. • 07/16/01 Howarc R. Green Company August 9, 2001 File: 812620)-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, Minnesota 55330-0490 RE: ELK RIVER STATION Dear Mr. Harlicker: As requested, we have reviewed the revised submittal package for the Elk River Station development. The package consisted of a preliminary plat, preliminary utility plan, preliminary grading plan in both 50 scale and 100 scale, storm sewer design calculations for the pipe system, and a draft environmental assessment worksheet. All of the revised plans were dated August 6, 2001 and were prepared by Passe Engineering Inc. Based upon our review and comments received at the staff review meeting, we would offer the following comments: A. Traffic/Transportation Issues 1. At full development, this project is expected to generate over 5,200 trips per day. Approximately 4,000 of these trips will come from the area east of Tyler Street. In several meetings with the developers and their traffic engineer, we insisted that a development generating this much traffic would need two full access points on the east side of Tyler Street. Several options were discussed for the second full access. Through negotiation, it was determined that a compromise would be to allow the development to plat enough property to generate 2,000 trips per day total. Any trips beyond 2,000 trips per day would require the development of a second full access. No revised traffic analysis was submitted with this revised package, nor was there any information regarding what the developers propose to plat in the first phase to cap total trips generated on the east side of Tyler Street at 2,000 per day. One of the suggested alternatives for a second access was to build a frontage road up to the intersection of 173rd Avenue with Tyler Street. This is the location of the second (northerly) access to the Northstar Corridor parking lot. We asked the developers to show on their revised plan how this second access could be developed in the future without impacting any of the proposed buildings/parking lots anticipated in the first addition. We also asked that they show how the 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Mr. Scott Harlicker 111 August 9, 2001 Page Two second initial access, the right-in/right-out onto Tyler Street, could be closed and made to fit with the second full access. None of this information was provided on the revised drawings. The only additional information that is shown is a 50-foot roadway easement immediately adjacent to Tyler Street that makes a 90-degree intersection with the northerly internal road. We believe that this easement is unacceptable and that any development of 173`d Avenue as the second full access should have a curve included that would accommodate traffic at a reasonable speed. We also believe that, if 173`d Avenue is to be developed as the second full access point and if the northerly right-in/right-out at Tyler Street is to act as an interim second access (eventually being closed), it should not be allowed to be developed as a three-quarter access with a southbound left turn. This movement should be eliminated from this interim access. 2. No access should be allowed from Outlot C onto Tyler Street with the exception of the two access points anticipated for the Northstar Corridor parking area. 3. No left turn is shown being developed for southbound Tyler Street at the southerly full access into Elk River Station. S4. The right-in/right-out off of Tyler Street into Outlot B has been eliminated. There still is a right-in only off of the access road into Outlot B approximately 100 feet from Tyler Street. This is a reasonable traffic movement to allow; however, the possibility of a right-out must be totally eliminated through the redesign of this access point. 5. The development proposes a traffic circle on the main access route to Tyler Street approximately 200 feet east of the Tyler Street intersection. No traffic information was provided to document how this traffic circle will operate safely and improve vehicle movement on this roadway. Typically, traffic circles are utilized at intersections in lieu of signalization. At this point in the development, it can hardly be considered a candidate for signalization. In fact, it really is not I even an intersection; it only has two driveways abutting the main access road at the point of the traffic circle. Therefore, this traffic circle can only be considered an architectural statement for the development and should only be allowed if sufficient traffic information can be provided to show that it will operate as efficiently and as safely as a roadway with no traffic circle. Just as a point of reference, numerous projects in the City of Elk River have been allowed to plat an outlot at the project entrance to be developed as a median with the width determined by the developers. The outlot then has been utilized for development monuments and landscaping to create the entrance statement. • Howard R.Green Corn oany CONSULTING ENGINEERS Mr. Scott Harlicker August 9, 2001 Page Three 6. No traffic information has been provided relative to the proposed widths of the roadways and the narrower rights-of-way contained within the development. In fact, none of the submittal documents even indicate the proposed width of the internal roadways. By scale from the preliminary plat, it appears that most of the roadways are proposed at 28 feet wide with the roadway around the park/pond in Lot 6 being 20 feet wide in a 50-foot right-of-way. Clearly, this width is not wide enough for two-way traffic; however, the submittal does not indicate that one-way traffic is anticipated around Lot 6. 7. This most recent submittal appears to change the first north-south street in the development from a proposed public street to a private street. It appears that there is a lot line through the middle of the street, and no right-of-way is provided. This change is perfectly acceptable to City staff. The Street Department had a concern with the original submittal regarding maintenance of a street that would act more as a parking lot, given the amount of head-in parking provided. B. Drainage Issues 1. A detailed design summary of the internal storm sewer has been provided with the most recent submittal. There are a couple areas where the storm sewer • design calculations do not match the grading plan. These areas should be revisited, and the storm drainage calculations resubmitted or the grading plan revised. There are several drainage areas where areas sized from 0.50-1.86 acres drain to a single catchbasin. From our experience, it is difficult to get more than 0.5 acres of drainage area into a single catchbasin. Any area with more than 0.5 acres should be revisited and additional inlet capacity provided. Also, there still are a couple of areas where additional catchbasins need to be provided to pick up drainage before it sheets onto the internal public roadway system. An example of this would be by Buildings 104-112 and, likewise on the west side of the street, the parking area for Buildings 16, 18, 20, 22, and 24. 2. The grading plan has been revised around the two major pond areas to eliminate the retaining wall from the north side of each of these ponds. The north side is now a 3:1 slope with a ten-foot bench at the normal high water level. Both of these ponds would still need some type of fencing around the three sides that have retaining walls due to the fact that there is sidewalk immediately adjacent to the retaining wall. However, the fence could be more of a decorative nature just to eliminate accidental falls off of the sidewalk over the retaining wall. The secondary smaller ponding area south of the east pond/park area still has a double six-foot high retaining wall around its entire perimeter. We still question • whether or not this type of installation should be allowed, and if so, we would recommend a five- to six-foot high cyclone fence around the entire perimeter to Howarc R.Green Cornoany CONSULTING ENGINEERS Mr. Scott Harlicker August 9, 2001 Page Four preclude access to the pond since there is no way for a small child to exit from the pond. We also question how maintenance will be accomplished in this pond since the double retaining wall around the entire perimeter seems to preclude maintenance access to the pond itself or the area between the two retaining walls. We question the construction material for these retaining walls. The normal water level in all these ponds would be at the base of the lowest retaining wall. The high water level in these ponds would overtop the lowest retaining wall. It is our experience that modular block walls will not withstand exposure to this type of water. Are these walls to be poured in place, or will some other measure be taken to counteract the exposure to water? 3. The drainage pond on the west side of Tyler Street also has a double retaining wall around its entire perimeter. There is no outlet shown from the pond nor was this area included in the drainage calculations. Also, there is no way possible to build this pond as shown on the grading plan. There is a grading difference of over ten feet across this pond. Plus, it is built immediately adjacent to an existing wetland. Either one side of the retaining wall • is ten feet above natural ground, or the other side is 16 feet into the ground. 4. We still question the overall storm drainage design for this development. As I have indicated in my past memos, when the ponds reach the hundred-year flood elevation of 887.3, there will be a number of catchbasins in this system where water will be surcharged to within one foot of the casting. As you are aware, in all developments we require an emergency overflow route to be provided so that in the event of a larger frequency storm or back-to-back storms the route for stormwater flow can be determined such that no buildings will be endangered. In this development, if the emergency overflow route needs to be utilized because of a larger frequency storm or back-to-back storms, a major portion of the roadway system will be flooded and access may actually be cut off to the eastern part of the development. The attached drawing indicates the area according to the grading/drainage plan that would be flooded in the event that the emergency overflow route needs to be utilized. C. Utility Issues 1. No design analysis has been provided to indicate to determine whether an eight- inch water main loop through the development can deliver sufficient water necessary for domestic consumption and fire fighting capabilities. In addition to the water main loop shown through the public street area, additional water main loops need to be provided through the buildings themselves in order to strategically place hydrants for fire fighting capabilities throughout the development. • Howarc R. Green Corn pang CONSULTING ENGINEERS Mr. Scott Harlicker • August 9, 2001 Page Five Bruce West, Fire Chief, has indicated that on the four apartment buildings he needs the ability to get a fire engine within 150 feet of all areas on the building perimeter. The building scale of approximately 330 feet long which means that a fire access road needs to be provided along the sides of the building and at least partially along the back of the building. City policy states that any water main containing hydrants is a public facility and, therefore, must fall within easements so that the Elk River Municipal Utilities can maintain and operate the water system. Therefore, the common areas either need a blanket drainage and utility easement or specified easements need to be provided on all utility routes. 2. The row houses and back-to-back units either need to be provided individual sanitary sewer and water services to each unit or the association needs to be the responsible party for sewer and water use fees. D. Grading Plan Issues 1. The access roads to all of the row houses and back-to-back units should include concrete curb and gutter. 1111 2. We have been working with the developer's engineer on grading plan issues, most of which have been addressed. There are still a few minor issues such as missing contours or mislabeled elevations. These issues can be corrected as the project moves forward. 3. On the south property line behind building units 8-15, there is a single retaining wall shown. By elevation, that wall would reach a maximum height of six feet. The wall should be tiered. 4. In the same general location, the existing topography indicates a line of power poles. Is there an easement to a utility company for these power poles? Can the retaining wall and potentially the buildings encroach into the power line easement? 5. All sidewalks within the development should be six feet wide. If you have any questions regarding any of these issues, please call. Sincerely, Howard Green Company Terry J. ur�.E. • Howarc R.Green ComGany CONSULTING ENGINEERS • 0 0 (.' , , . _, r . , ,-.• ... . , .,, . ; (.,. , .' %..,) ,. . .. . , ... . - ..., .. Nct:; '''An 129 R la , -- -.,_ , _.,0„._____ - ' ..,,,, ! -,,. .,,,..,,, ,.,, , ,,,,, ,..- , .. • .,-:.:-. ,t.,-: — ''• . - ‘. - ...e. •,--'‘,---A ' '', i'331N 41 1"; , - - - -- ----- .7/- - -i -'-'''-,,-;-.....;•,.- -P:--R!RAe!,',::,.- - ' ---- - --:-; - ,''''', :::‘,-;.,, ; (--;:::)1 ...ps,„.4 P . \ ' `,'• 2 4F, \ ','-___ _ ._ __. -7'12' .0?) ', :,.--'r-- ..-/-1.2......,....9-. ', . •/,, _ . _. •!, s_. \-:...•-) / 443W _,_ ,.. \‘ :, , ,---;,:• r.,-.-_, • , ., /••,-: _ A ,‘24! iq PI 7 ,, ._A • , , .„. _, _: A" R '• 64- - )7:,,.:-," / .•_..C,":---.-----.., , 1 : (7, ,7:*- -.',,, 7,' ••-•1 - • -=:4 - -,- - _,-- .7 , , 1 • - -- - ', - - - ' ;:- , ; -,' (>•-• . - - , > .$1 •tt ,.... b t. .z.1: , „ r \ K:;,-- .. ., _,..:;„,..,.. .„4:\ ,,,,,:. 00.k 1 I ICI iri 1 i Illii llii k 4 -gi:N§ pA N-p 1 . , , ,, . . , „,,,,-• 'T•i, ,,, ''- ‘•,. • .•- ' '. • - -' ".- ''''/‘'01r..\ITI : 1 '• ' '-: 0 r. , ."..,„e i ,;.!--- -,1,, 41.,*) ',';,,, ...,. , -...: . -r.,- --400 1,- . . , _ • , • i - , , Zo. 1 •, ''.. - ''',, ''iii: • .•-•::,1,, ----'' ''':\ \‘`.., .(v)1 ' / -- / ' • „.. . tol; ,h2 k-,, - X' ' : - „::'d,, • -, 'k\,..., • -, •:,., - .,.: :,\,‘, .,.- ''- z's. 4 • '1 § k0 @ g s20 t OF§ .... , %IX mi:,:k tt 0 %:',4 0-; u -•- ,. \\.‘.\\,, .•.-•,..-, -- . ,..) .,-- . ,, . ,, , , , .4 AN s4T ';i 2 V tr 1 z •.., • /.' •'• ••ci&'S,'\ C, \ .-7,/,• 0 , IF 411Fir , i,,, • ! / JO. •V l& §rx itx •., g • i ti " c < g,. • ii . r 4-00 -iroo,o0/ ._ :., \ ',.•,V., ,_%,,fe - , ‘,, 14 ' Air .1 i . , 0. 1.qP 'il I A 1 I-10' 1 t .N-'-•.: g,,, A Ai RLA.: . ,,,g,1. 'lib g., W. P,7X.. \ 141111k, , , / 1, ., gi * t3 im -4 t, 30 tk lir i ... . N \. . . \ li \a" c). • • ,A) .,./.,-;....,/ // ;8' ! r5' '4 : ;it: 1 • ; kii ''' 4 1 '0! al .31 1. 1\ ' .,:1,1),VA • ,`- _Sftp\..-.7r-_--_ . _ - ,. , _ _,,- '...,.„_ ' ,i ',....)", ,,,p;/ 4 0: -••.1 . _1. L.,' jPremr," \Vs _ .,/jial. --- ...v......,-- ,...-- ._ ., , ....„ . . :2 a.,,.....- ,b t. c.... ,,i: '.----., s•Nlyir --___2"777_...__st------..,___,,---,:::-„- • , ,;',‘,.,../A., „;,/ e itatt,. ,,,_,,,\\4 ,,_#._t,_ i e -_, _:‘_ ifiletralt . ............__.. :,..--_,..; :-.-:-•-• __,-..--, v s It •- t P 1%1 1 11 1 l' rl cll w , r m 1 r SINN x , 1 111InVit ). *a*.-':: ''.-,11 .*/'% •1114141- 1---- 1- 1- 1-‘ki_______,JAL- -* 4 4 P M ,,,..,,o, g - • 711 Slairl 1:31 k i ,17,-NO.-1' 4' ,.,:le&ill.%111 .,_ ,:ir i , 4,, ;;ft 4 6-. 2 g4.., 1 1 iiiiniilla 1 : gIoNggoil 1: 111... cl Aczkx. ,,r---- /-wwistimi .fisf4, . • i) 1 . I • ; 14 0 - _.. ,.. oz,..--.,.=--1 fir eg----444r--_,-*' 091)-iri/ ‘ 2.".- -'4) '4' •'fr: -iiti; :i :I I' ?, i 4 0 R • !! iiNFAIlist -,•----7"- .-4Trz----0-.. -. -.417-0- -,. pi?if 117::1;3'. 3?"'-i . 4" ' /PI Z 1 igi Meal ki a 671 441 Oil ' -‘,.r. A -.1,0*--- To i Itiv-v3r# - )•-z ' i- k rialral ET i , ft * -;_---11.1,VI h ,/, ,--•.1))ir,,,,, !..iii .., ta, ;:1... a i'--4) rTi lg.0 11 : inabli.,. 1 tel . ,(1 :. :::‘ 1. ,........w„:4,1,1, ,,, .. , ,,. ii ,,_ ii,ii_..14. , -: i I . • 1---- L ,. ,, lipase ii ,,, ,, -_ ,: •., ,..i4. --- --.._:-.401.44, ii, , •,11,i,.,:; , , \ , _ . 6, 2 • 11,41m:41 I, • 4 r--1 r\-,., ' --o's Tiligv---i--1 -',.....-.. ..---,-...„.,.._.___.._•._, . „! if r J -.'jii.r. .111.1'ilsiti i nil}: et itr-clgi g! 11,1 !.,i,11E',,. t - i: It 1.---12.:1„..........,r--,-')-,,,,%...,-/Isrliibit-,'''-z-- rret---- 1-..1 ti flit"; ,.:.;./-:./1••-,„_.--411,41-10,111,11: I Z:l --- ,,(L,4Rp'" !4g M 8 g gtr,dg i r,` t ,r i 1 a '‘tM 1 _1 111114ZU.,:-... ,„ '''! ,•••••:......L.•S_LaWir,,lit011 I... ,i, cili i!..,-: r; i. p,. .f, NI...11c RgR gi'll g4i 1-4111iA° . Allitirair \ Ellikirr"VelY1--;-'41tillelP-11411-11,1:*. : -----:-...,;4 ?,4*';' /It-. 0- P. ...,.....1 I I F 60 ,i!lx ,,dM ZA,„413-4 9* ink- -aa-.4: iiiiiilcatil , --.. _,-- -- Th-' F-----.7:T. 'l " $ . an. *mime ......- .1 Jaw L1 :,),..1 1 ii_ic/ •L 45 il N - 1- 1), Vtif:lki=1,,4 . . , -'' --- -' 4- / ; lg , Cr) fiter**Ii. ,• )/ i .- ./jc,-i- ' . -... : lituapj \ trilArelvia j Athetelfw ...410.-19" I i -1.,.. ! .1.. . • i. , :1111181 ill ‘ V Tg"141L-6P71A. 1:. ffi 4.s ' • 's 44 4 • II :'7'.1-4-4 k• 1 EZ: --''' '' 1 -'' !itiiriiiiiiim \s, It----- -- -- -- -,. -_- , 4bit.../ i_Li-:a. ' ....: 1 , 1= ii c.L / nava 4010":"1" ‘.1. -----'w'-4v. • - . i•PP:i •. .,i'i.-\i !:li 1 .. mil //7--- __ill. ., .k,i ‘,,, •,.: I: 1,-- •:. 4,____ValliE. :=NT,i '//; :TO( irlalk;11, '1 01•2 :i '_.'4 LI ft 4..f , rl— ET : ij' 4 11 -•,.,,mi Env imil IP 1,110.0.110.,, li 1 77 ,A ili,.;,i A • !Milt 1 •sc, •, A ' • A ---- riZali 1 PII, r i. fi--r%-iiiiiipiltilli ' 1 O, A . r 1 - lArau t--:_'-d• ittty a i '""' ' gm . , , . illirjtid .(,-...-.7.--..4,...-3ii.....-.-..73, , ,...,..........,-.,,.......,. Nolt s,, .,tio, 1 1 A,g\ .4,,t, Azwe,Honimilis ; in.B.:04m-- _........... iilf,s1.-iii,_111.=,A1: -..- tr . i!,,e,i;i,,, ,,&,.,,,,,,':i.st;, ",11 6 1-6-011 1111611111P4(441,-,et) ''''. '. rak'.:1 • •1 t‘ 117.,-,m • .,-_,,,, - '4 Aiiii. 40010PML4\ :1 r iii, . . 4 v ___ ' • 0 '• i fil iiiiiirs uni >„ 3 „ 1 -.441$V l-Lit ggi• :5" 1 , N-4,..... Ai.,,,,,09 (re,„ . ) 1115151111, 114 ,-1`41) # littr.zi -1-7...vtatii%: ) ,-71,1i- ,t, k 11 `41-'1r---- --- ___Itl_r_ wiiiirdr\ \tort k r 111:3,011* tiDniri, I, ,..\4.'i__.; .1 ,F). ;IN HA E. ,}I• ,_mi_— / k 11111:11111:11 :./V. - _,,, e, *,„ _ verrIVIIrkilAIIIMINI ---7--"--Iin.1:, -:-12t-11- die71 rl:3A.: Ir.i..4 • 3 iminimmifillimillealk 4 MEM -ma im .0444t -_,:s.1 ), dtr!!_.../ r a r 51 ; 141pil - 1 - ---- iftlinorini limit', aLII -Intl firi19- gillunailli t i w 'li Vilki .11.A' A E'll i 13 , Alit Ai ill -iP • - eliZato ' inowolni tinituil i_Jig:16mi* 11_1' MOP' t \,L. -,-1-41ittqa" ). ' r'', , ID q li i . _._ _-inihnelic•- 1 — wiiiamim- r) d p , ' 1111.111111.11Via 7176.11.1111.4 lij I II 111 raLlal=1111=1•11.....' -I. i Ill i li ;N lc ,_ _. ____ , .Ira -1 II-16- .c411111d• 4..-eiWA..' .....___.m..1=.e. — -- i 1,41.i-7-• - , tir Al 1 .' t ,_, . 2 ii I 4:,1 fi / i i.,„11` it ii011-'4i. " ' ' \r2". '4 -.- , ,----- ,-. - .. , P ' . - ---- . GATE REVISIONS 87;•• I 1...ar caw,nor nos PUN,Snar.NOV, ELK RIVER STATION fitif pi44.e., 6,14,a4,:.sif 14,e,. I/20/01 RCVS LA101a 0•11 IVICCIIIFICRMSC,Am,nor r AL,A OM, IfireCED IRMA...OICIIIER MOM ME 11111 LA.CV Mt SIAM CI 1.4.010. Isiihreirinpd Prearatanal linglmer. Cia /911W7 10-Pt CAW 4,4"' REd Na PREUAIINARY GRADING PLAN Linered Lind Sarmors 1611 CO.HIGHWAY 10 NE MINNEAPOLIS MINNESOTA 55432 041,,E0 PHONE(763)780-4100 FAX(763)780-5200 OEMCK.1 PAM City of Elk irtiVEMAIL-passeogokiengatenet RECORD DRAWING J AO,VOAEC er,Minnesota • City of Elk River Police Department MEMORANDUM TO: Planning Commission FROM: Cheryl) Edinger, Elk River Police Department DATE: August 8, 2001 SUBJECT: Elk River Station We see a positive opportunity for the police department to utilize its Community Oriented 1111 Policing (C.O.P.) services in a development as unique as this. Programs such as foot patrol, bike patrol and other neighborhood crime prevention units could be utilized in this environ- ment. We do,however,have a concern about providing parking spots in the tennis and volleyball courts as well as the pool area. We realize that this development is designed to encourage people to walk to these areas,but know it will not happen all the time and that some parking must be provided. The police department would like to review detailed plans of the apartment complexes and surrounding parking areas. We will be looking for safety concerns such as lighting and security. CE • ______, .(*-- •lk River Municipal Utilities 322 King Avenue phone: 763.441.2020 Elk River,MN 55330 Fax:763.441.8099 August 8, 2001 , To: Michele McPherson—City Planner/City of Elk River From: Bryan C. Adams Subject: Elk River Station This memo is in follow-up to our plan review meeting on August 8, 2001 for Elk River Station. The latest revision to these drawings are dated August 6, 2001. My comments are as follows: Water—Drawing C-2 . 1) Due to the size of the project, calculation to verify the proposed main size of 8" and 6" should be provided. 2) Main location and sizes are only shown for the main streets (`Bowtie") Water Main System must also be looped through the townhouse areas and apartment complex areas. Proposed location for valves and hydrants should also be shown. 3) Revised water main layout should also take into account appropriate fire hydrant locations and spacing to satisfy fire code and fire chief requirements. 4) Will the townhouses be metered individually or through 1 building meter paid by the association. Latter is typical for Elk River. 5) Is underground lawn sprinkling being considered and if so, where are the feed points. Electric 1) Connexus Energy will be the electric utility provider for this development. 2) Street Lighting plan should follow ERMU standards. 3) Utility easement are only shown adjacent to the main roads ("Bowtie"). How will the townhouses and apartment complex be served. 4) Adequate easements must be provided to all townhouses and apartments for electric, telephone, cable TV, gas, etc. See attached pictures for typical easement installations. Keep in mind there may be 2 or more different telephone providers and cable TV providers. • ! •'x ,'-Y". , .•':`.../,,,,, 1, _ • 044 ....t.ya •--�` ' w "- 3j� .1.-k: ''T' • a�''� °.lQtt, 2 '�✓mit.lam`; ''' ' ,tt -_ ,,s,) ,r,,!.,,,,. f.:_,! . — - .----; , ,,,,,:-_ ,,,__.-- \-.,,,,, _ ....,:".„.:,...,, . „,,,../. ,_,... ,.... .„,,,,, ,, ,,,,or• 'n. r+ ,' IN " ,.....,,,,,,,,,.-4 `y+_-c _-_—_ r < 1trK 2": ia}tii��..1 - _ om- n Y f' .11i.n� k" F ,�p'—‘5-- '-- ,� wr 7. `. .'� �, 1' . , _ ‘ .,,w,-...ia.: �.x :::s::.�..:rtf-_.�a.c i: F.v i ::,. ••.r.;pL:...L • Jaz::^�.L- z '''-`'-'--1-1`-;j--7.-.44} , ;,...4...,,,,,,..--.='-,- -_ ._.�;.,;,---.,,;-.1-4---. -.1-' ->.y,-c-44' ,,,.- —, . "-''+, R . µms .,� ,,'.;- �3.-�`.,7s�Yr ._.w.a. +r, _ .-,. -�_ �.'r..,n r -- _ - --- ' - --- -',-,:rw'7n.-v g, ,: ,s x<.. , ;v %.F:.:+i, .Ao:�':ct4 , .. ,- }" �ky�"p, „,„_,17,-"*-- _. 'R_"�X' -r�s..+^i (�`.',--.�,v``D.,_ ..§"� _ .11 ifg,3,,;,�' S.4' L:+a.• "hoz-.1. '� S'ix`,.•l'` ic, '-i't" - T' L .I'3s”q ;?::�,_»,:t;" , .1:R: >... .y,._,,,,_1_ 4:41, _ —„ - .r s %,' - 3�" 4?-' f„' q .. •'i+ sill;',... ., ?;r mow.,;.=':. " 5 - _- i'sµ-;� ' • :y.'z`^.+±: = ''-' -4''-P;''' "'os ,,- _ s ,,t---,,ham% -t t -_.,, s :.;rW z-;'- '-,sr''%�-Jr �:x,:; is,a-Y Ff >4 +'I1 n,'-',�71.t. -.--- "'' ,4"` 4*, - ,;:....--•'.•.T.:',.,:-- J".,,...'..F.••••• „3-:- -'9.4-�"•;,i c t s-'!"--4'''.11-''..-. _ �o It k ,,4,:,.,.-44.'A: �-- __ �s -`4`' ,/,-:'.Y 4 s F -�_ :7,,,-,3,-',;',, },`G. " , �, � ['say _Y.r '' -- ' - E "=.; '.-''''e;17-:A3-1N--.4 fir' ti;. ;:..r Nix _ ; . -t,- - - - �C`�1':. - _ a.::i. '+'^'�t,,y'6`�'J -u.ree ':-4-.1z,,..-.-.,:s.„,,+. - F,',+"� pi,-;i-,,,,,. ;,:”" .L,' vk+s,-.'=„,;.:.4.-,"tc, a*",wr -wt. �i. i,53 't� -H:t`�1 �jv_ _/.�'^ af� � 4'��Ttx'_" >,,-,;1,,,i ."tea a*� �_i,'+: i `�:S�SYF.IAI�. (t.�yA-y •4, {. ;-aaMu�tl ,}” •F,N. ry .•'`a 'xS v♦�§? ` (.As—,...1, 14',..-&.<i"Yiv,2:?y5: '-�-,:6._ - "— (,, �{k� a.F."."" !3 -:�•':,..4,,,,.;,..„-,,,,,„...-,,.,!.'::: ',.....f- „, ,FLr�” .y..,ns „,,,..-=.7" _ :-M, :.j 'a a '�}T,;,,,. s-a”' s�y'^c`r��•+�cs� i `�;T`S;,^tc�\,r:- at�A+ •`-fr /. n k,n;-i:i.i,, .. � <; Y :JSP .�x�'• '''''4,,',. i - - 4;;; ,`4`.4A?'.:.;�-« ;1"4: '_'; ,t.P1.:' :C,+,• _.1:' :,J ,`4 a a` --lir';+r,'_ °.�'+,.,.�, - _ - -,.%-''''-'. -•.411 „'—'4.:''''4."''',' 4}•-q.1 :jlt?ice;f.. „ -,.;r W;11..r_ ,, "�F' ',-.1'0,;'''''!} --�:''I';• j -''''`d},-;;;'.�," a....-'1(11 .0.4 z-'�'�.::, C;,--' iif; s- - .^_.",;,-- m ,. , .�Y ad--9`,'.a, - .y ,-;y,,, 'a'_r_ _ ;xF:1' �Ffi.-t.i ._t,:'i s+r; •• °i -a-F-.. - vx,- u��• ;:ems; 0 ",:; -=l''p,v', !;: ,_r=:` _ _ 74-N.'a>. _+-I-t`:Y,L.'Cr.,,,''•>.'.4 �a"1: "n,-- :2 5!-1.:x - ";_ t---c--v,_ — .r._, -'-%-Z,'- 1Isi-.-i '� y�� r _ .`.'ti"•'y,r°�' - 's _ -'�',i.- _�,(�'r�• r..i >„� •'� .- Z:---"` „�� _-"-SC�r_ .,'a4�'3i.:�i ,mak , y j. Y.- y'0,--4 iij kifr-,3?t".: .•a_:z;,-4.774,+. -,"�,:µsga,a.=.:-' „i<eF,' '-% 'Is6. «Xn•'"."'i-'' .'i- X' _ '.G `,d,' n„$- = J,t.S.3,1.c,'ai,`-,',,�£a _:.,tent,&„.;,;7': -.n. 7, {_k�'ti� -:f'::-� -44k.t .-,••::-:•-`,,,•:,: -4, "fi x;C„ 4 ” rz,''S,. ''-�.•"'''E -.1'.•^.-,4'.'-':'-', - 'k:''::<.='h""^Nk; ."F•` :,3 .t 1.•'-'. .i ce E,. ;;>' ;:1�,e;.,,."'"v r`-.�' ,-`a--4" -r.. ,` -' w;. _ vfia.k '�.•'%:'. .C3.�fit^.•,e-, �[,r., h1S.:s� '.�.z�tl�" .. - :f�, : ',vr.y� s" _ 3 'r:rr, i.'e�ii,Y-,.. 2i' t";Y c: . 5I.Z:rE''_ --/''''''. ;''s .1 d .„ _ '; +"'t;,':sr. `"�"t�_ar= ,.f_ -' 4�'"t• scs `:-. v. '.ja' ' '�:% 7-1,70;,:;:",,,:�93 i 'aa ,,Y»y {�,, ",�.•,,'-•,:tom-„ � :.,, d.,.-. . sr;S}o.=`�` a•e`,'.'- •.4?z'+': t .K. �+'y1'7f li,,��.�"N�'' t .qaY"h'�"^�•vh'„'.J•,i`?r `P�i. • ^�..r� N,, �jll,re a: - 'i%. !!l i`:"]:' "r� Ma`. ,•"a psi_i`,, - t .• S" �'-:-".7-- --i V'-&40-g...,,.' Yaw; k ytjj,,,,air>.4yi., t ". r -�r. I`f " l , ,,e" . ' : -:'r,}'.- ".. -�'- t,'i i,4- t �. r.k : rte- •z,, - -a...: 1Mj"�il:J. } t' +R,�'u.0 a:.7t �r;,1 r•.` - il�ti _ bi,4... ti: v.RG^jf ,. - •.`�",4„� h< 3'as:�'s�+R'�'" t .:+�?�,}ai ac:�K .•L` x_ IF' `'�. �.b`'- _ .,;ai•.e {,.'r F,{.r`-n•�,}s S�i�"�.".%, 'J�y'.}.,.•'•;. -C; .'• ,- - +1`�'+a z',}�, • • ,i ...a.,-_,,,1,4;a':'4:,"II",T, t�;.e ,. e. :c.7!x «t.`..'•4 ^-y�`0i',' : t $, " ...„4,........:,,.„:. .i.; :„r ',y�,` -F_ -. .� N!•,. ,' ya ....• w p r .« • A+ 1, «t-„Ri 'F r - - } (OA7Y �,- ' `!F ky w :'°- •.;«t-,*A• N•A�"Ai � • ,3`' A. Z•S ''fir 's " .4.,; ; ``,v� «�;.. ay' ', `;C' it 7, .,+.-, 4';'' '=Z=.'R,s iia •''- `s..' -:. "' r» !° �T t-t. fit,,,..,t' ,.5 ,,, .,�1,' ,",•' ..5,-,, „"�',.•�.f4_= fit" , -r;« l' .1.'44'. »:'is-•- - �ir ,.ryhi -,�yh �i :. ft� F .,.qR, 'k��^ .-• 1.� h• 'i.�yl- 'S ''�i'`.:ft i -..-- .11,4,..,„,. r i * t .1. j 1 TF1 F.'h'?‹.•'}..• --,A F - 'R�� . . •:".w" .1,,T14,- .. G . _ i ; i,..4ii6 i�3y� i#:-, t\ ih'ri' '-* � _ .-•} ,�'` "''-'-'^:-. T�.s�. .s' •� ` ,.t't ana �i.31.`3L`h- /iS-."-;:f , `;•,.,to t. a;, . yrs! k H a, til .1. i,h.Y ��k k-{ �.'1�1• f-' �"''°'"-�.,i;�l�-✓).•,« 'l.�,�{�� ,r ¢�rt,,,tPfx }; 'i t-,..-2,4.1;k\--_,_,:,%„,,:::,... t,x :: - -.- - 4tf ,'-,...�,y. - "t. ,'y , -,:its-i,-,-t-' :,!: +,� "r_.7 y`.,0 ;= "`" +'- c, q r x: <.` ' 4 ;'�44E, -: kr-ti _ i 4 F;Ar '• is F`ri' - '.`:-ice ,,��` ti ' •••` ,. ..i•=44.•:-.,',-4!F-..,-. a - 'c,� - •�,;5. •+-za3 ._.'?-_ ti �"tr ir',i., Rj," ^a't4'^:;,tr! _ - Myf; T T . . ; • • • • tom' ;`,.1,,v,'"'''' - _ -;''-...=,-t1.---,_----_-_=---_,-..- - - =`x �;;:�=- - � :_� ,.ern_u .�. - - -- - �=,--''''ky'� -'=:i�k'�r. P, '�:x'�a._ �.a.` ..$.�._S.`c`-, ..»�i-.,ri_.-� - ,.,�5�"��-' '.-�,,:.'�'M 4_ „� -,-:.:t17.: _ _ - .Yd, :per .s y .- 't' _ - - _ � u .341.' - �..._. .+�, -_ �•_�;:..z'-FEW. . _ _ -_ __ _ +rte -.�. te :X`y �se r�v ,,.„:„...?..,-..,::,.---1.„;„-s.„„ _ - �-tib-=�= _ a- � - _ •;`G ,, kyr .,.._ ,:-Cid __ -- �',. Ye, yt-y5= '�•'s-s .. '=`� -spy ':�. 'a.;.r .C.+e- vc•. ..� -.-.,�yf 's K_^- - - .:'fit. - .._.Z�.r, '- y<�.n' :�.`-:s{t: '�,f-i..3+_:K - - ti..A Wit`.+ - �.�t_ r�-` »...e.`�` --.11,... -..it-4-411..p-s.,.., ,,,,,,--- 'c�-v - , ieC;i t` %�h, - L`e x,:'x4. :'�»+ ':sT 9 i•lh �. Wiz' .k_ ::'� `,., _...� - ..�..:�:-4.�._.y`<_..>',Qc,-______._,—.:_ :�''`�.��_sx.....,.��,.... _,..xY}:,"'_'. �._.,,..,x�_.,'+'d.��c,.�'?.:..k^t+r'_- �='�'�''',-.�n '^ - -+�e..,,-a. vie+>J'�,��cz.�...t.a.,+.�L.4: • • • . , .2 .$.°- *411041*..4106,10.."." J.! • ,••VI •,-,-.C•44, �'h' r"•1•,;,, .4, i --44- `•F 'C,-Y',. .NSG.'.`�.• - .•�._' «• N _ ' ••.. . err, '1,4.1. ..-_'Z irs _`��• i s i 1'_ ``",-' _ ` - r„`r �. --yam ,;`. _,r_+v:,' .: ...i ' `,. i+7. ! • _ rt.-_- --- - `:`;' :.':la: .^•..- 'fl•`vs _•,t'_ .;:1-•'^ _ -....3,4:1„, z•-•,•. .q,,-:,,,•;„.1,,,[...„. ,'Ya:o•' ',' `!F'-.;,,�5. y ' r'`'q?',' K:1 "` :'p`cs •-.� `.`t `-y`�. -a.y�;,_ .3 - .*'•:_ - _ '.. .c - - " ,•.. _ ns y�. .yam .• •, "',-7! ... '.*<? o y >.4 •i�':,:'<':••�' • - • •,a `,''�.4;f:,"',-•',`1 s• ,,-_ , . • r .:.r •-r", -,,r,,-,!.-:.,...-;07-..-- �-'"�'`�"w't,.,ain�'^ 75,,i-.4,:.\<,V,' 4�s'ev`r�x'7,7•;:,44-4-4--•-- Vr�,v�t. � .t2?t-,.,t'.ti'� ';1'.':-...4',.t-'4..---4-2 - ' - - _ ,i-.- - ''c,{. - - - :;.•:,,, :'' :'-.' ,-^�,h."+' a:. - - - ;t yri,;-Y,._n. •``�c e war tiVi ,.., , -. - .,.�=, `F'•" wt - - "it-�';'-_ ', "x=�, ::�;"�;�,�^I'_ -••�'. `'c:v,:t�is Va`'-.�z "�- ' .x x — - ' : - - : '''''..:• •',•:---4--''-i%•--,;4)14'•';:i!'S•;-"MT ?"-:•';',-.:-...-..,`;.-gSf•'•!'•_•'•''-:,-• -''..-4:;:i.-Z.:,=•'';',•-•: ..-,-.=:pga,,;:;,41.49,",,,1",:t31,44,. 1,7-,„:•,..2, ,_- -:- .,,.;•..rti,_ ---7,zi'..i-N ..!k,z,„•••,• .:"t':^ •:;i»s_a-••._, - .. - =-y :'f}":_l.:rti.,iix k,..3r• ,1.4;,,. r__.2.147----.;;:',.:.•-...... .t.,-.-'!—:�.;.<s• =-01 • • City of El -„.. River MEMORANDUM TO: Michelle McPherson, Director of Planning FROM: Phil Hats, Street/Park Superintended( DATE: August 10, 2001 SUBJECT: Elk River Station Issues that concern me regarding this plat are as follows: Streets: ➢ Developer provide adequate right of way to permit snow storage between curb and sidewalks. ➢ All City maintained sidewalks be a minimum of 6 feet in width. > City administration consider adding an additional maintenance person to provide snow removal for the streets, sidewalks and bituminous trails. • ➢ Group mail boxes. ➢ Homeowners association mow boulevards. Parks: ➢ City maintain the bituminous pathways. > City maintain park areas 4, 7 and 8. > Homeowners association maintain the pool (9), tennis court, volleyball court and ponding area (5), ponding area (6), ponding area(3), ponding area (2), and monument area (I). > Homeowners association maintain the irrigation system. 0 1 � Gty of Elk -�-� River MEMORANDUM TO: Michele McPherson, Director of Planning FROM: Bruce A. West, Fire Chief DATE: August 10, 2001 SUBJECT: Elk River Station Under the 1997 Uniform Fire Code, 5902 Fire Department Access, I would like to highlight a couple of issues the Planning Department should consider that pertain to the proposed Elk River Station. 5902.2.1 Required Access for a Fire Apparatus Access Road states, fire apparatus access roads shall be provided in accordance with 5901 • and §902.2 for every facility, building or portion of a building here- after constructed into or within the jurisdiction when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150' from fire apparatus access as mea- sured by an approved route around the exterior of the building or facility. See also 5902.3 for Personnel Access to Buildings. Under 5902.2.2 Specification for Fire Department Access Roads, 5902.2.2.1 Dimensions states, fire apparatus access road shall have an unobstructed width of not less than 20' and an unobstructed vertical clearance of not less than 13'.6". Also take into consideration §901.4.2 Fire Apparatus Access Roads as stated, when required by the Chief approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both. • i p I also want to address 5902.3.1 Required Access to Building Openings which states, • exterior doors and openings required by this code or the building code shall be maintained readily accessible for emergency access by the Fire Department. An approved access walkway leading from the fire access apparatus road to exterior openings required by this code or the building code shall be provided when required by the Chief. Maintaining the required access under 5902.2.1 shall be an issue of Fire Department access to any portion of the buildings within Elk River Station. Under the provisions of the fire code the turning radius and dead-end fire apparatus access roads in excess of 150' in length shall be provided with approved provisions for turning around a fire apparatus. The turning radius of fire apparatus access roads shall be approved by the Chief. Water supplies and fire hydrants shall be in accordance with 5901 and 5903 of the 1997 Uniform Fire Code. An approved water supply capable of supplying the fire flow for fire protection shall be provided to all premises within the proposed development Elk River Station. The proposed water supplies and fire hydrants shall be reviewed by the Fire Chief along with the City Engineer for approval by the Chief. If you have any questions with these issues, please feel free to call me at the Elk River Fire Department, 763.441.4919. • S/offsite/fire/elkstation III • • '± . -iui ..mit.aa.0I riiiaiaiiii4ai"-`:i` 7'ii"'sY iiiYaii■`iiitc c--" A0 1I ppriira■i -6r laYtar��■yr7�r aMINIni flltfftw l./ aaf��rr�U L r aamaaua�l t■'iliQltli� l' -■■■,��Alla■■114161=1=11,11 1•lu.p w MUMSEC■■ R1YIIlk • ■ �!'h i!■Y 1�FF■■llll��■ri■�r I�QRt�ium a pi■!mp■■ ■MYP !R®!Q■15Q�1P!■Q�S!f. • i �jY' vaaMai■Iaatrl�r■�s■M➢1/■I••••• tA.•--.�!■r�i.Lff■ir`rl r■ i,1fl■�■■f!■■■■�■jls". �'lJf1l/■!r ' mat 11■raallrrlalaOIYrM Iro�rrrra�p�arrlara■rrarcv� •Mow S MAO•a�2raa oar r . I I V.-4.,....,f,;.•.,.., ..‘1.12. i s ••w IgnElggeMaran aq0' f--�c, •�■7{ ■■:w0 amp:; __ ��r:! . ■s" _ -��Y� mom S■fa�Gi/f --. - - _ u�� r�aa MOM =. . r - aa■a r 1 o/arM.1.4 _ .— I 7airtelai'nnelts 1c• tib, ,��■i■d� �R Y wRK/. twain. � .3—'��: �1"' t=-='ice � ' !/� fiieirtiiiir�wte�Itt;iiiiiFiYiillii/iiti ..ararlrYraYarrr. rr�artaczaac➢rl! • aY C i ,i.®.a..... 'To., .� 5 1 1 ■ r 1 D-i1■ ■■ nr, '�-•. C t0 T1 II�'a .r 'i■��ifi-i I rl 6 ■ �■ „w _!,,,.„,-7...........,....1=1,111111i- p a^tea ■ Y � I �I�L•t1<■! 6!■ ■lffa ■■C C — � ��. Vii...-.. .1■i #ii2 ■ E�j��I .�� _J r�. I�� 1{..'i w re< .wrsar>. .u�1 Min - •• I=<"F�:- �F'�. ® arc ,.. .51=---:' Mal 0 3 •��nas I. �■,'� - I "`'_-�L}" �s n•�w•r•��, �Nii.inirnUi-ii+ Imo_ ".M�ilftff ®!aaam.1s-Po_ aqui Knox I :ao••� r .-�.:�:-.-. -.-.I_. _ IL i.rnsavrairi.wrfiw µi71 .« {aal■'laalW■ fN■� ''f\ � • .w a w r��ar r�r.rte+' .�/�fes.`_.. .. wrw.ar�.wr....o ;,y�� a■u�■.�riii,,. \i1 L`s__ - i loaria c-•snag is��i.itini�i.iiei..rrSana rrr�.w....�........ tars.i- ,.'t'',6_, .•4.y: � pial- -. ---1 - ar.l :au.itYtafiru6lt>I�121MMlalMIUM. _ - ♦F—IIUII1 "."'.-.-H;; ii. �� ' --... i �� i�aewaw�aii.ffY r�'i■saY__ 1 • --:.74":j4,'1\'111_,..... ,' . , :s�'Y..�I 1 i ji I114�=.:1Cp n ` Tia. _ +awewr i.��` 14'31 _ — F—c- p� _ t-=� ��__- /I ,`'.�9 1 ��.lj■7 -� f )�+/`'��Imikilillzil- ft4Ii11_- •- � t,rica�Ww�___ _ ,- -�gieeie/■da/+•t!a•■iuiY■eir .�;...,.. ■ • ■ i .,'; �. .a aff�:ae=1if: .�, � rra :111,;:::: - A,n . : rrr� lil�lelel i I�I�pl !(Illll�ldll f 6i�i� rmmmir °`� - -- _ ...a f 2arrr 1 = _ �: .. ! I r ; r i Bill t'ltliiYltlll!lii,il�ll,i -�= _-�� s Ip;:.; ittaw .�.�� y' { - =raw}za=AT■.... _...__._ a1 _ .raaw e ==,. $ , i■r.r:r.. �- 7 1_ ■r\Caf=Aq""7.1 ..�. 1 •f i�� `- -r .. . [- ._ waawarr. '• amu■el. 8•``.. `� ,. mei via - __' 1'�!ti•- •- �..�.. _ .-�- wnsa. .. w�-ora _:=� .cvTi/o.-' !/!■I.I G�.7'.i i -j:r - j..+...a.wcw.F....+ nsN.. .-tr�.a�� .i/-,s►-1",�inumemmis�ue.l.c.,..rr .r.rlu��iyr;.:............. .,..�-.-1•,i�. s..r�-1.,2, rk� �_. - .! ' �'.-�t.a��j �;"vl. --- y-- _� __ _�_�.a!•s-._Tz-a+ i "'. -�..M _ . ^= t � �' nZ:Fr--.....air. :x _ _ .,2,! ,e,,i��.,1.7.:.:_.._ • Wrill Lt -,„4, f r-c i `^'- itt «..`�li - .. t•.< i /'` r 1� ie 1� � __ sjt IIRlI■r��i•L:��s.0 t r' " ,z. •...,:r/� •'a;.:i., .■ 1 ■ 1 ! f s ■ i!i■ If ■ ■ ■ ■ia i - rl'-.'{ � - ' 11 •-i .c--,...k.;;441::IL i•1 -.•i,....t.!W-n-• - ',• . .:-' !-.... ..■w...,,.. .J.-_ .f,a`_ '-7 II ) '+ "� f � � �'.'�, la �.I. �aYf.a :- ..iti v� I 1 1 `vim ' r ea._'�' =-?r IIIII �� ■ I r ! _. s 1!'afas a■a■ 1■ r laa ralaa�i� IN I -■r i �' �Y' '� 'a� - -__ s-.��' I�ii�sn�a�l spaa 11/1 '"s'' : 1i _- • �Iri� I �fi�i�i■ ! ! ��0�rrrl �.i �► � 'h'-�: F ', , �'/1�" f.:fa'�-"�ir l�l.■�■.�0 -2✓� i I1l11I �-� 44 /r -- it .' E „1,:.,— ;•0110!,,w 1.'a'■I ■■I�■ievse.'.f mini; .• .e---� �� ma III IIIII ��.- 21• ! } -��_ i"~R ir�,.t d 4 IIIII:„:Ill!1117_111 tk. :!III"),s,„,)11,,_i_„,„!!!,,,,,,,, -,-4---.–;-- 4"' -- _ -. ,.. /-'� „..,.:,:„...-.„.f.,-, —„,---__,___,, l*' - -,..--1.- ---.' -A9 e” - _ --:-_,1,7- .� .,,,- ,_ , _- _- _ __ - _•i� 1. � I•.I-� ra; - - .r -•- .,- -.; -.>:��;s.. i' . ,.,;us» ::L" .;,- rip '+c; r. - -+t. = '< .-a=:�;� You ":. r,� sa:";'' ^ :'i^` r' - •- 't'i -'-." xa�K ';•,x,-F'Y.i _cu?c. 4- - < r� /� r „'sv�� i�'`r" • i l ~r.~cam.. •• I > • • a�r�r i�1r�■�-w��a ira�Nal�.ir., _.awwwR_i►', _ -•• -ire! ORIUN ThOMPSON -• �RIRIRfDIIiIR��!•IRrRl • - - w_a..r.wroawow_V■■/ R IZIm7��~v-v wi�wwwws._w_w_iww Yi`r'��-ei i_ ■IM r Wmmewi �Gr�w -_ _ - ,---T.:a.- ..a..-.7.r.n.'"1- - _ Iv't� S -- "-_U+!!��Esi1: JL4 _ '- `saa�'_�SIG li,♦i:',1 C'^.....'' ,J,V-4>• r. • hAg:._zL,,,,..Tsr, ----.91..g.- < Ilia 'Him Minnesota Calls Us Home 1 ( --- : ` '�`.".'FiT'•g11C 200L•U.S.Home . :yam . - ,,,i,,-.,......—. .;�iEL}' , . ,a_W...-...crei•�•w er�uir ..a..^` ,..,------„,.......-_5.,-* `' --t.'-'-'-'2-1 .�`=r :'- •-_'mal■ - .anima- .-7YraYYneramm■� -"'''''11."''"r r Irv` 4,-31. _ r�+`. 0-,, _ ` f<. -r-u�� '.r SO C{F:." --_ , �.1�!r+iw imil IR, -r,_r�.Y y■ :4,7TIii 'S� G tgi_�7:. _:.-.E„.. ..-:,..;-4,4 I:4 IT k f. - -'FS`??:* - ...,. �� _—�,.'s,.^.II r -'-`-'.i 1i EE :p3:191 ..41 ,t _:..g1 :,. .. d-,. 't z"+'i'°`e-ti=./,j1 -'tl+ i'^9 ��.�.� 3E :'.t1111111=1;r:41-9:5...;:: `t' 9i _—�i_ �I.E .4* A� �- ` C "'F)._ _.Rri -=1��3f - }i ( alb I =! € �� I%/ -- _ � a,' ilk : 3 l ..�......� =�� .e._, . - .l'. • • ' _ i:,,-:'-''''- 1A `'.S `= ;� 'zt - ---_1-140:-1 ----.7.-, - --,:;.,Y.•.,' ,-7 y _ - _ir ' > _ � i ..`=::s;� `, , ' _ _ - = ' ' , • j / • • - . • i �N�� lilB,.' II�.cR � # - - - !i /i'�7Y1i�■ burttMI � -�41siQ3EZ'INLW -.- Iif i1i NAY 1NIlN1IIN'Ii U ` Mrair `I !"AIMI",3 I INIf�i:Y =NhN1 - - - 1i:3 - i '` L ! MSHISTE11-7- `iralkillmU @6/1 1 L NNINI YIi�NN YNNiNNNf■ AEIal MRS _ RMSIMINIIII _ANIUMMILIMICITIMMIEMANIIIAIIIRAPINA11111 pm .:3. I1114Uiiill®�Yi liNiNil211111ilf■f Ai0�!!■1MINE � 1I��s2•��li.EM■I11 IN r[i�N1iillaWilleMidliiiilliiriliiiliWI�1 'i,31111:i NdI=ON��I7.�MIr4�; IK OINI : IrNIWYN1 ; L iii;.�EN3 E :Ne:s JIINE:�C31�MIWZIKN I 2u ® AYf lNi r 71TILJNNIONEC iIN lr YIC]Ed_r:-m�k asp W�t�sre:!+u MENIN NMI GEMMA. �'SN�MI fC 1Cir NENI■71111NggN `I K m.gull �I!1Ni^1Mubrinoi !� rliZZZi'.''l�PlYPSIM EIMIZO INIVA if�MIiR51.1122 -_� II a.. .:2 i,�-wa-fleDai �o NE am s, _01(^ 11'"s_;N6k i :MCYtI i ' -,, AMIE YNI1111 NSit1l�■ " IBM ill NN� 111@9iISi■■III,k li'4icimNf'1isrui ii!'• €'iialerni `m ira rr' Irl, l l�11i .iii: -,:,,,,,4.,,-,...,,,sit.�_ • ,._R Yw* -' N�i7 c'9!11��►i■ N rw�lia;ii��Y�a�fi"s11!!�, IIN5.7G111sisrl X31 Nid-liii■ f . " - llimi p �:��N'I "1Y� � :.wio�.Mniiyil "� �r E�1ir Nh l #AC AGNN *wF NI/ Y�fi.NII i 1�NNi 1 UI II INL- {y'�IE�S�NE-�3inN5iii.„iN1N; �``�..� �91WIIJ W.9:3;' -... Irslf.�1'N1mNifid 4i1Ca1�=1'EaCNI4�^oiMINIL:Y� �iMliri m• I i2 *t I II i.:�WICl.G:..h� .e'-'-I�� i1r.,lY^!•-_ _�-_ � . 1�G.�C� `L 11'.S 7- i___ _ --:Mahal:'111N-/- ' -•.,L_>re�..za�.:zroeiit:rSMw�2 'i,z.....%), ..<74 lilimmi1�s1.; rr1.i.3• gin ;11 fi r..'0 tE.Y3 l.111 ^!�rMIIIUs11! I - S r- r < 1712111_:141.11L-MCBAE'.J el_',---'-. Ca f�1lfa�l EM, . r. f!IF Pur. sexisss�!'-7-1J4"si i;+' C3 def sr 1i� i` ■=Sf 3: f mo F.i 'i. LA •�{1• • 31�� -'.q,',�/.�s .Yral�it-15a��lin�_ ��r,�y a., ' '.../As MITA lil_M.0s�_= 4, .. r.11W:rssf'arra t7`W�--_—__ - �"`�!'rat rre, .-roingmomma..vs. • la Ruin so1imam a nu 41i 1 3:Gn:IL W.:'I:.;.1:'-d hl�s!�Y si."1- _ _ _ CYf�{iECir�r■ FEMME-I rE.j 111=1•111•11111111111111111•1/ ._ 11M-1 - le km r.mum. ni ............„_ __• , . . „ tr _ ii; .. .ea,-n1111.1.1111i111 MINNE vi%— i y IArI�A• s1INI= I I IL1119.1 IMO =MIMI 7 � IlMil � .= yl �� A'l1141lit si ......... u. �M+C- = � I—äfr____ I till * MMINNINIMINIM r,i,__,, , �5i� C 11111 friiiam. ct ; r'• P1!hd III Z i.>; rind Ir+IF_]M •f s1i !!PiC�J�i s lk! .._/ . - -- ,: __ 4'S Y [ _ _,�_ - �_ iYfs�=C—na■ ' _ �,I �Lz�,i� E s• n lYl!` "z9-i_ • oll >= }�. �i� �.�t r c ¢. ._4 E *N 11� - 6..s,. �.it �,,� �I I� 'I c;P� # .f£p,, r"""1 ` ,y�"' �� `! Ynom — "�' _ '� _ a�•�"�-�-.nom..,�_'�r�•' _ _ e•Ly - C",.i., .ti- 'lljj��l _ii '�•.`� = .. �� `! ; _ ��lWi �— cl�Get I- '.! �, it I I I a�� ` t.. i, 4v-• ��_�� l.v - .1�`i.� liY�l 1_L'� ➢!nt 1� t s� • F 4.. .� ' - c ci �I� _ t� >„ ' .r'+ter . ♦ _ �_ mL _ �I'� _ __ r:7240 1 -_ w ;.,---_:iii,-_■ _ _____:! _.__iced 1.7 # �F' - �� 7,r._ _ y-�� rte' �1 I;�c `'-z.-. is:-;=i_� :.<I l� in---w,..24.- �' .; ° 4--_ _--�.; `I cc ';rte, °'� � � ==_j K I � i I _ _' ' „I� i a d( ;il�Y ,1 _=.., '11� :�`i r r11� [J!r `�_ C ` � � I --i► 1 . i ■. _ _ , .�.. �,;ç4; �i.A f :'1, - =,t'"e,+`-'i_ `- r.� �` ,_ - � '... ,- s,S• ,n:- " *�., _-' -P T4s°_ ,e '_-� s. _ =:4'Yt• �� . ,:�2#Q � y�--�- +. . �O"" r - _ � - _'x:1 „ .:Arse--.ir•s--:_��. .,'1"��.�- � - ,. - 'tiy1=. ✓ �c� 4 _ �� "• , n'tt-'F` ✓fii:�' _ �"F1 " ' 1� ��: {...,_'?�� . -- -- —�----- �- ? -, . ;. ... "� sI` Ss' s_�� _ '. Y` ; sk 'K_ka . j " a: ,� ', F44-M u ^ � a:� - ":�: �• '� - Ys � `„ '-«-_:; ; -w ' _ _ -- w 1 ! I River Row Homes HOMES Minnesota Calls Us Home A D v,sion of U S Home ©Copyright 2001,U.S. Home • • • ,‘,”.:Til- ''.. 'w I•IwaNeiwrl111.ii , �. w -'itIYINIMiIiYIIIN1nli 1;433!1111wrswwow c='11.411111111 Ili 4��1Id Milli �Iw to iwiilA� --„„41,-„,;Ea.11.ga2'prdi'471 unisr Taw-sir �P ��li'�iiUruliril-i mouto im ili!immumi is, -Ai'�ti,wlii■imilw-igilt11.111,1•1111,111W0111-- 'qt.illimlicuitiik t... -1rrA;LOIs11' • 1fl' ipeogiam 11:-. CI __. -�J�Isr_iwi.»;w�� ,.�I�s�� r v/:' a Il9YC�Gs�G�r,CS - ,w,ioT-,::-,_,-%,4, s-' �a,r��AL'Y _ EB:.iC;a�a�ltadi, ;iii�c �—, (��y w, l_ . �'.�;�'- -ix' itw �� my in i�ik�Eyc�� ---- , k f wFE a„w . :, 111 ifillii"rill�l�llll! ``` _ � r� � g� -1-1:_3 .4*,•', *,r _ .S -7 1iY r 1� '�. k4. . .tZAiiom :' - 1 � a. 7� II-1— �.7 ') ��+1:-. •i �-aAi. - E2 �i--�F I t.i II ��a � E: ' = .-...r . , .".:.,..”: 1', '..; t : -,_4. L -:".- jii Lik mom It c ,11111' ik 4`_,R. 1:-,..,4ff- ciat''' - ' ' ''f-.4 - ami ummet i, IL 7., -..i_i •rtfi,„- :,_ -- -_ ::. :'., - `^ r i, 1.'- 0( �.,1. • _ C'- •Z \ i= 4.-.P)",r„& Pr.,,...,t-'_ ,' xV.' - +' ''-L" `-—'r•.' " > .- --u _ -. .y,-±.i` ` -.iffy - ,,"f---4,iii`a%i '`�'a ''T.`'i v-...- -'4`411:..%-2-,'-.:..--44'''°4,-' ii.`'2_,v'ti, ..•- -- - .4 :F.w:,# x -_..-. zFt •...-,:.: Jam= •,,s �;%" : p- r - - ..t-.'" :•� '''''F !- .k. . .'*1. H !2-.,,,•- . � -r'-- -,ii- ']', •'"•`•c• n - �% 'L?C ' c - - } ^-s� "7*. 40 ,^' .V•4- -." vs:J.. �. i.a_. 'w•.;:- _ -•1,-...+•• r'- • ORR N THOMPSON Elk R .fiver ow oma. HOMES Minnesota Calls Us Home A Division of U S.Home ©Copyright 2001,U.S. Home • . • PraW :-_ :Ram:tare- -- - oirglogn=p1 mmilii --Z116.1-4 iimmow 4__ Won eimwswairwm3 FAIME1111WOHNIWIW WI E-WWW*TEI r -1111111111 MAORIS remeiNIMIE a-• - - '-'1D-Lt.__,._- I- 12 ,Tr- 3v3-4R. gi-a.=MIMI -,t-r- AUL 1111111.11111111EURMINE-_1-1111faglen- .NgrummallIEMENMEMIIIImemINIE xi . animmamumNi.tamsnufkL.tzr-If j-t'a_L.1 w--- El- ' --7 Maria@ igrainliMMII ,.-- PMMINIMMOIMIMIIIIIMINISEMI i'5, 1111kMaingjal ME :-, '4.1 -41-.-I- if7: f.m.- m7r, iiiii- lisnommaamemmu - es nummiralligumMinem _7 ..........,11.11M ..- - , -- ...EIRIMME411119r111111117NOIMICOMMIll OS NSA *.Allink_...111, ;11111=1111-- :, -.,. s.1:1 -4 -- --nonv.-;.31410E9111k, abanntlin fin., --- unialinuna Inimininznonnisno lonnolin : .:1 w _.~ MIOLWII MN 4- irx.y - - „-- - - .. AnArait.riap -,r-:. . ----.1-Lrli 1 --..-1a,,, *-----r!-L „_--,[:_': L -1,71ur, .,:iistartimliiiuin:i --I 1 1 1.„1- 1T-',* I ,44,1-,T, __camaromemnemiti, , . , ,, - 111WAYI 0 ' 4_1 -,,i 44;f_ti -.._.Lt.-..j:. , ILPSEINIMEIMEMIN ' ;--• i---,-,]=;:.-1 ...,-.r.-:,LTLE.-*._-1=H __:iii_. ;go__is.,,....:(. -..,.L,,,...,..rmitti.-- _sr Enstywaminum , imita Sal t_UMIIII1.54111W L Ti___. ... ...........iyar-v liiii .-E-...- r 17• t in.; lui., - --1 -r- -- - r ,-,IE,- -,.: -J-3.„ 'zinstarawasamouro. Ear- ,.s, ,,,___- -wi .- _ - min,..miii,-- _.•_ ? __ . lir mainetsaimmt AIIIMMIMSWIlir.911; ...c., T.li ii.--, 1 - wes. MIMIIMIGININ -r.,." _ . , '.- - - I 1-1... 0111Mbi , - mi. ha - n," ILI 13‘,5,11111,1113tilellialag I' f f-,-.,1- 4-R-4-1 _viz...1::. -ma ganim I, i -1, J - MIMI IiilltaniVi -I 1- -- .•rt :17-,"- ,,TILMAINWEaliu",r' ,:,-_-07----_,A..t.,--.4. _ -:] t,-'. , -cri- .,- ,. Call. 1••• - -5 16:k11.21lik rviraMMElir I -.1_ La - -• • 11111111111M sicti --_,-..--,:z- 4,fflimmileationmegrAinitrinnmsegt,,i ....._____ ...._ __ ZtggZSC,iE.,gs'r:---,' ,..--......,,,............4 -,•:--c N• N --- ,,,,,,. -....,..,..;;...........,,-,...---,--z.-AII 11..o.,e".k, ........,-...-...... ,,,...,--...,Z4........,_„1 ,....,,,,...„,i, —_3C::-.--.--==.:--......".... "'.."..45-,-.4„..-.,....---X..... .M.., ,FX,„2„. 4 r•-,....7 .--.%•;:, 1,!6;'1Mii HAIM ... i, 11 111E in NS= MIAMI __ IN ni mu •.--1......----• ---....a...-----..- II-h-4c imk P- -1-:-,=....... — = I , ,, = •-f„g GM .__11.1111111111111.1111111.1.= i - immummi mil 1111 I -_,: 1 =1.1mmillimil imilt 1,, _1:2 mitmli z sr, moms i,sz. -, ..... ,%„„. .... ,•,,,„. ._„..4! •_ _____ ,,,‘,..,, -.'"-;: ..e. '...... .. '' ' Emmil g. i I 1 J ____. Liuji op. .mommempi El 5,..., f...1...........1 - v, - /Wilt EA- E•' t... n• S.. ,1.1....nu 0)- •• t • _' _. --..-- . _,,,r,.. 1111111 re MINIIIIM I !, imm.mi ,,,:i., =1'frill El ill WWI.71....1,MOM • marz.. , ,, ..... WI a I ' = si el_ INE illy MIME 11 '"il ini !gm IV ..:12 ..,11 . -,:, al•Elmilimmim illirR rlrt,IMIIP ) '- _ .71 I I ---- • : --..----_______,-----...--__— •,---...- —.— ,„. =, ,. , i if ,I. 1111111 El nu iiiimiliv limiliquipi! ii,r,..:„i , 1 L'-' 6 MIN 10 II Mill : I' 1 1 11131MIMMIR i !.. ...- 4rq...,„ 6........11111Illill 11111....... Hill ,,i, .5L-, 1 . izillillill I ID 111111111111311111111111111 Hit MI I 11 I 1 0111111111 111111111111111 sr= ". . , VL 1 1 Illeir-Ea iw immommissili ---- -- .7" ,I um p. aim.... .I.S.,.-- i)-71- ---Nmsm--,1 ar—ommp-rorlwns.r.,,,,,,,eralwas.r.crzacipm- . = -:.‘IMIIMMIM •••••••••.... ...•..•••••.•••••......1••••••..i.mmon-sp.{... . ..m. .: MI no r,Esi mom ,:,, Fr,: , ).,,,...;. ii..iii. ,,t,pwAimm.,_......inims,": :,,„,.-4, iii '-i.mmatimsn 11..7••• -.,,,1.1 ii a 1 II !4,immeimi --, .1-;4:..A,,, ,,.._. "' R4 _ I- I:1.IIII ;I Li 11111•11111111111111111 I I i!IMMUNE... ; ,- -: NM Wit Ille la :Li MEMINIIII :.:.:• : ti:--...,---2-------, puitilipm i.„Iinium . 11E E.,? in 1 I: it LWIWill 1111111111111111.1 11/1111111111111.11.111 21 R !Ii ___ l'_Wiwom .- .‘,---4 .7'''. -47kt ,- 1 r., 1111141/1111111111111111M"MI fikl4-7-0 -1151 1 11111111111111111n 2 U aiimimmuno _ _., ___.-... _ . L4.11111111.11 I L..:Linnimp A .1.".MMINOMFON- W. . --7.:.=--- -,, , e41.1111114SWIlt ' .1 - - 1.,, 11.$L- --_• '77 .7 ' -•,... ;.. " _._--- ----. / /i ._.---- '',-,'':.-,-....,`,-, -f,. •,..^'- •, - ' - -,c45%. ORRIN THOMPSON itik River Row Homes HOMES Minnesota Calls Us Home A Div,sion of U.S.Home ©Copyright 2001,U.S. Home --- __• . . ... . . . .. • , ii 2,6 -, '4 . K Z \k ------------- ,. ..fi' -I%-,,,,,c2. -,-,-........-•...,-, ......�%�, 77.7 ,, 17;x,, I �aqi■,.�. ! O .r ,. ��:ii r /i ' �3'q�i; e GREAT ROOM e•h y MECH. ; GARAGEft 4 MASTER BEDROOM % 0 0 r'; r),� ,r■�.� / I/ r•' �� .! • li r)qt STORAGE r) � a� .�� n11U / � � . ,.. DNi y, ::;, 7 111 V/ r ri '>t�.:� _� -N ;_ _ _ ;� 4 1111111 DN � �� ►i --- rl ',..iti te -• UP rim; III ,• DINING `' 1. it ia fiiii all I illilill LIP 1 / Iii-Nii. ii,,,iiiari,:,.._:...„,,, :rt.',....--.111..r.01,, • .'i ) h 45, ".........--..4.- ��__� _:,, ri ll, ....... 1 .. 1�11�11� '' '��f1i1triatia�.� RN '" ita tt r% I �A..:...., �w fit; .�,V %III I' R'■41 BEDROOM 2 N I ,/, if pp ` A '/ r STUDY BELOW e,, BEDROOM 4 i --411111111111M _ ii.�*Iap�+ r� STUDY .� 3 E� ,111111111'�' '0? C'. BEDROOM / 1 a.1 ur .<:v.:� i Yj-)�Pre. \ r(_- .err .•,:721.., i-� -�rr i , fr Z•n2Z UNIT 1 tiomEs Minnesota Calls Us Home A Division of U.S Home ©Copyright 2001,U.S.Home ,.,,____._________ -! / . , ___________J/ • 1 Ts fir - - - - , nrrt( 1 - o /. i. ' A BEDROOM 3 ,ias• �� P 1 E` _ .�� i'" - KEEP NG �, � 'BEDROOM 2 , 'n �, �.Y.;�� r .,, ,� ■ ii.r. \�llii'/ i, 6 6• ■■ a OK raI MEn DN r� / %=1n:111Y M„• ',fr �Iu■miiIIIMI■ ,4 & 4 GARAGE nM%, ' �� 11.M / ��pi. ltMIII5�. „I_ o' :i.-_l,..i:,-t_-_i•l,7l ,r 1n 'i��i1.1�� / ►. �' , i!$1iWIE!LJiI ; ill ; j '� a•; / / _, ',,u1WILFili, ......, • li r \ �� frg tr-=-:' DININGf, cfloar.:AI •?ALS' \ 1,,n, ,77.7..-. ..,.•,..:2., ; rs:��,....___-•., , 73. ixi••••,....-c.,..4— i ii 'Ii • ;. DN • sat II Ull __ �� - --- ,, III; _- 't ice% _'s��.� � .� iiiNEM MASTER i��si� imam .�'. ;/ '� 1 FAMILY mow mi'j BEDROOM i:iv ; ......- U -/ LIVING 1 .E ,/ i ei �" a� UM ; __j___ :.:i;. .✓i/t��7':! .7-17.1•••••:17:::.-:..•:::::4 .�� . -. ,� ,SL,. ., .: v�i.Iii�wt 3�LLZ Lz, /sTLe -- Or -- - UNIT 2 GRIN THOMPSON HOMES Row Hornes Calls Us Home A Divaton of U S Home ©Copyright 2001,U.S. Home • 26-0„ ,! !! -4--— -- 6-� r--- - = —Ilk: b Igilei El 20-0 26!_0!! o CK ` it ' :i:.. ' 11111111111111111111 fs ;.. z--.• i 11 i. III 0.....im ---------„i4:;.„a.m.. .......... \ . ,,...,.. ,,. . / i ,/ ON Y 1 lail hrls. vim ,i III I ,,,, ,A" MASTER BEDROOMq.E.- . ........ T `� Cdr ' /71 •■.�- 1INU 1 Ell ; rip Eir. i. LJili$ iiiiIIi;i�O ' ;, i :! r GARAGE rI . f)m to ;) \ rmJu m� tt�1r..... ,„ %�� I-i/'llt:imarla- is�'� C�nap l■uin 1 ,1 , 'i ,, c�.r„ice - LINEN ' .0• ' DN :i44r''rla�11 _ liiiii 11111 DN ,, —i0 11 T at Qfii': • �� :., fiou ;= , co �1rT�.ilk- p liv_i,, I DINING ��ir -v� :=M COMP.CTR BROO!d ms,• i:,- + `, �,■ � 1-- UP • a” iiP'Jçdrj �� r �Y� Iii ii✓:.;:.'� '%viii ��UM.:.Gi...:,: �/�it.� .� :.✓i1111111111.ia.:/ —ia '� movirs i; BEDROOM 2 ; -'!% BEDROOM 3 'Y „ '��"i LIVING �..IPI!EtJVI1I1■ t-- :; ��\ E jji STUDY { .• it-1!I• ill) .ais:ef�.G.'I' ;~_7 ':.i%9.:,%!//.%iC/•..'�%:�:�-�f .=5:".,_I i' 1• i. �, -_ ,� UNIT 3 ORRJ 11-10MPSO , Elk R . Minnesota Calls Us Home A Division of U S.Home ©Copyright 2001,U.S. Home