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Item 5.1 & 5.2 &L- - -- tik Item # 5.1. & 5.2. River 13065 Orono Parkway MEMORANDUM Elk River,MN 55330 TO: Planning Commission FROM: Scott Harlicker, Senior Planner DATE: November 27, 2001 SUBJECT: I. Case No. LU 01-10 Request by Dynamic's Design and Land Company to Add Land to the Urban Service District prior to 2007 2. Case No. P 01-13 Request by Dynamic's Design and Land Company for Preliminary Plat Approval — Park Pointe Request • The applicant, Dynamic's Design and Land Company, requests that the Planning Commission consider their requests for the following: 1. A land use amendment to bring a 79 acre parcel into the Urban Service District prior to 2007 and, 2. A preliminary plat of Park Pointe Attachments • Location map • Memo from the City Engineer • Preliminary plat • Preliminary grading plan • Preliminary landscape plan • City Ordinance regarding park dedication requirements Location NW corner of 175`h Ave & Filmore Street Zoning/Land Use R1e (Single Family Residential) / MR (Medium Density Residential) • Phone:763.441.7420 Fax:763.441.7425 www.ci.elk-river.mn.us Memo to Mayor and City Council/P01-13 November 27,2001 Page 2 • Overview Existing Conditions The subject property is 79 acres and has rolling wooded topography covering most of the site with the exception of the southeast corner. The entire western edge includes a portion of Kliever's Marsh and a 50-foot wide utility easement traverses the property from east to west along the north property line. The property includes 2,620 feet of frontage on 175th avenue and 1,312 feet on frontage on Filmore Street. The 40 acre parcel to the north recently received preliminary plat approval to be platted as Eagles Marsh, a 39 lot single family development serviced by municipal sewer and water. There are also two 20 acre parcels north of the project. One is undeveloped and the other is a single family residence.The single family residences on the east side of Filmore Street are zoned Rla(Single Family Residential) and are not within the Urban Service District.The property on the south side of 175th Avenue is owned by Cargill, zoned AR (Agricultural Research) and is also not within the Urban Service District. Kliever's Marsh is considered a Natural Environment Lake by the Department of Natural Resources;therefore,the Shoreland Ordinance will provide additional lot restrictions above those required by the underlying zoning of R1e (Single Family Residential). Analysis • Land Use Amendment The applicant is requesting that this parcel be eligible to receive urban services prior to the 2007 date indicated on the utility plan in the City's Comprehensive Plan. The developer is proposing to extend sewer and water east along 175th Avenue from Twin Lakes Road to the proposed plat. During its decision-making process for establishing the 2007 date,it was the Council's intent that utilities and assessments would not be forced into the eastern area,but that a property owner wishing to request services could petition the City for such services. Staff has no objection to extending services to this area prior to the 2007 date. Preliminary Plat Overview The preliminary plat is comprised of 97 lots, an exception and 9 outlots on 64.13 developable acres. The outlots include cul de sac islands and median islands at the entrances to the plat and shoreline along Kliever's Marsh.The plat is comprised of 4 cul-de-sac streets and 3 through streets.There is an existing single family residence on the property that will remain on one of the newly platted lots. 1110 Memo to Mayor and City Council/P01-13 November 27,2001 Page 3 . Analysis Lots As stated earlier,Kliever's Marsh is classified as a Natural Environment Lake. Therefore, the Department of Natural Resources and the City of Elk River's Shoreland Ordinance provides additional restrictions for plats adjacent to shoreland areas. The underlying zoning district of Rte, Single Family, allows a minimum lot area of 12,000 square feet, with a minimum lot width of 80 feet. The Shoreland Ordinance requires lots adjacent to Natural Environment Lakes to be 40,000 square feet in area if they are riparian lots(lots adjacent to the water),or 20,000 square feet in area for non-riparian lots(lots not directly adjacent to the water). The minimum lot width for these lots must be 125 feet at the front setback. These standards apply to all lots within 1,000 feet of a Natural Environment Lake's ordinary high water level. The lots in the plat range in size from 12,025 square feet to 138,952 square feet. The plat shows a 5 acre lot as an exception to the plat. This lot should be platted as an outlot. It will have to be replatted as a formal lot prior to future development of the parcel. Lot 9, Block 8, located on the north side of 176th Lane will be a difficult lot to build on. Because of the power line easement along the rear property line and it's odd shape,there is a limited area in which to locate a home and still meet the setback requirements and stay out of the easement.The Commission may wish to consider combining Lot 9 and Outlot C with adjacent lots. At a minimum, Outlot C should be combined with Lot 9. • Access As described earlier,the preliminary plat will include 3 through streets. Ivanhoe Street,the only access to and from 175th Ave on the south side of the property and 176th Lane,which runs parallel to the north edge of the property, connects with Filmore Street to the east. 175th Lane and Grant Street are internal streets that connect Ivanhoe Street with 176th Lane. 176th Court will connect to the Eagles Marsh development located north of the property. Grading The City Engineer has addressed grading in his memo. The site will require some heavy grading on a portion of the north side of the plat to allow 176th Lane to meet the city's ordinance requirements for allowable slopes. The remainder of the site grading will be minimal along the proposed streets to minimize tree loss. Utilities The City Engineer has addressed utilities in his memo. Landscaping The developer has submitted a landscape plan, which complies with the ordinance requirement for one street tree and one yard tree per lot with two of each on corner lots. ill Memo to Mayor and City Council/P01-13 November 27,2001 Page 4 • Park Dedication The Park and Recreation Commission reviewed this plat at it's November 14,2001 meeting. The Commission recommended that that 10%of the gross area(including Kliever's Marsh) or approximately 7.4 acres of land be dedicated to meet the park dedication requirements. The plat shows approximately 5.51 acres of land along the east shore of Kliever's Marsh dedicated as park. The Commission preferred that the additional land abut the proposed 5.51 acres in order to provide area for a neighborhood park. The area shown as an exception,which will be platted as an outlot, has been excluded from the park dedication calculations.Park dedication for the outlot will be required when this outlot is platted as a lot. Recommendation Staff recommends the Planning Commission recommend approval of the request to amend the Land Use Plan to provide sewer and water to this property prior to 2007 and preliminary plat of Park Pointe with the following conditions: 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. SIDEWALKS SHALL BE CONSTRUCTED ALONG EACH OF THE STREETS. • 3. STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK RIVER MUNICIPAL UTILITIES. 4. A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 5. A LETTER OF CREDIT IN THE AMOUNT OF 100% OF THE COST OF THE IMPROVEMENTS SHALL BE SUBMITTED PRIOR TO RELEASING THE PLAT FOR RECORDING. 6. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF APPROVAL. 7. THE APPLICANT SHALL PAY $300 PER UNIT TO ELK RIVER MUNICIPAL UTILITIES FOR WATER AVAILABILITY CHARGES. 8. THE DEVELOPER WILL BE RESPONSIBLE FOR PROVIDING THE FINAL GRADE FOR THE PARK AND ESTABLISHING VEGETATIVE COVER. 9. THE DEVELOPER SHALL BE RESPONSIBLE FOR MARKING PARK BOUNDARIES WITH THE CITY'S PARK BOUNDARY SIGNS. II Memo to Mayor and City Council/P01-13 November 27,2001 Page 5 10. THE PARK SURVEY INFORMATION SHALL BE PROVIDED IN THE • REQUIRED ELECTRONIC FORMAT. 11. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED BY THE CITY, A WARRANTY BOND IN THE AMOUNT OF 25% OF THE IMPROVEMENT COSTS SHALL BE SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR. 12. 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. 13. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 14. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 15. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 16. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO III RELEASING THE PLAT FOR RECORDING. 17. ANY TREES OFF SITE OR ON SITE,NEAR THE LIMIT OF GRADING THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT GRADING, COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF SHALL INSPECT FENCING PRIOR TO GRADING COMMENCING. 411/ S:\PLANNING\SCOTT\P01-13.DOC i © CDPV ORDINANCE 00-0 7 CITY OF ELK RIVER AN ORDINANCE OF THE CITY OF ELK RIVER AMENDING SECTION 1008.18 OF THE CITY CODE OF ORDINANCES CASE NO. OA 00-1 The City Council of the City of Elk River does hereby ordain as follows: Section 1. Section 1008.18 of the City of Elk River Code of Ordinances shall be amended to read as follows: 1. In every plat, replat or subdivision of land to be developed for residential, commercial, or industrial uses, or as a planned unit development which includes such uses or any combination thereof, it is reasonable to require that an amount of land equal in value to ten percent [10%) of the undeveloped land proposed to be subdivided shall be set aside and dedicated by the tract owner or owners to the City for parks, playgrounds, trails, or public open space. 2. If the City Council, in its sole discretion, determines that the land proposed to be dedicated is unsuitable for parks, then the tract owner or owners shall contribute to the City, in lieu of park land dedication, an amount of cash not to IP exceed the fair market value of the undeveloped land required to be dedicated, as the City Council shall determine by resolution from time to time. 3. Previously platted Residential Property on which park dedication has not been received by the City, being replatted with the same number of lots and the same number of dwelling units, shall be exempt from all park land dedication requirements. If the number of lots or the number of dwelling units is increased, then park dedication shall be made based on the number of additional lots or the number of additional dwelling units. 4. Prior platted Commercial and Industrial land on which park dedication has not been received by the City, being replatted with the same land area, shall be exempt from all park dedication requirements. If land area is being added to a previously recorded plat, then additional park dedication requirements shall be based on the additional land being added. 5. Any monies paid to the City in lieu of park dedication shall be placed in a special fund and used only for the acquisition of land for parks, playgrounds, trails, public open space; for the development of such areas and sites; and for debt retirement in connection with land previously acquired or developed for such public purposes. Any monies specifically paid to the City for trails shall be used only • for the acquisition of land for trails and for the development of such land. 6. For purposes of this Ordinance, "fair market value of the undeveloped land" is defined as the fair market value of the land within such plat, replat, or subdivision as of the date the plat, replat, or subdivision is presented to the City 0 Council for approval of the final plat, as determined by the City Assessor in the same manner as he determines the fair market value of land for tax purposes. (17)* In addition, in every plat, replat, or subdivision of land, the land required for public streets, regional storm water holding ponds and wetlands shall be set aside and dedicated on the plat by the owners to the City for these purposes. These areas will not be credited towards park dedication requirements. 8. The suitability of land proposed to be dedicated for park and recreational purposes shall be determined by reference to the following criteria: a) reasonably located and suited for its intended use. b) shall have frontage on public or private roads as determined by the City. c) size, shape, topography, geology, hydrology, tree cover, access, location. d) consistency with the goals and objectives of the Master Park and Recreation Plan. 9. As part of the subdivision or plat approval, the tract owner or owners shall be responsible for making certain improvements to land dedicated for park, trail and public III open space purposes including, but not limited to, finish grading, ground cover, construction of trails and clearly identifying park and trail boundaries with City approved markers. 10. Park dedication credit shall not be granted for the construction of recreational facilities unless specifically approved by the City Council. The submission for review by staff and the Park and Recreation Commission shall include an estimate of installation costs, equipment specifications and a site plan. The Park and Recreation Commission shall review such improvements for appropriateness with the Park and Trail Master Plan. 11. As part of the application procedure at the time of preliminary plat, the tract owner or owners are encouraged to confer with City staff and the Park and Recreation Commission to secure a recommendation as to the location of any property that should be dedicated to the public for park and recreation purposes. 12 . As part of any park dedication of land, a survey at a scale of 1 inch = 50 feet shall be provided with topographic data, based on City datum, including contours at vertical intervals of at least (2) feet, water courses, wetland, marshes, rock outcrops, easements, utilities and vegetative • �'� ti ' I • I V I L PQ • f V A Illo V ■ - JTlO,[ oror t' • Tgor ..DT l T 1 10 t { F ;74 --'4 \MI .1.-- -.1.4- ..4 t maty +tom 1,,, ,...Ll'amcw°11,i-ilL4-44..-111:7-5...41-41:- Y : ri- mi , ,bo ai7i � rIII. jtjam" ,.,' ' 1 1 >, 0i.1 , 1 HILLSIDE � 1 J �'f< _— CITY PARK i I ' I L 1 mil+ P , 1 2 iik0, 4, ,C 1 e4;47- er r Ilibbillikal Ira IL*42' 1 . rirAmmok kt If Oi. r#11: P • .... 114.. ,. , Ic',40000114 ' \',. IL. \Mir,. ;., IP Mil _,_ _, AI , \is 1.--igiria 7 , _ T IL ' \ i .11. . i VAtq I I rm.,- I VMZ N • - -1,1,/ Location Map of Elk � Case Number: P 0 I- 13 River • Howarc R. Green COT oany November 19, 2001 File: 815360J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: PARK POINTE PRELIMINARY PLAT REVIEW Dear Ms. McPherson: As requested, we have reviewed the submittal package for the Park Pointe preliminary plat. As you are aware, this is the plat of the Scott Mitchell property along 175th Avenue. The submittal package consisted of the following items: • A plat set prepared by John Oliver and Associates containing seven sheets with the latest S revision date of October 29, 2001. The seven sheets included a cover sheet, existing conditions, preliminary plat, preliminary grading plan, preliminary utility plan, preliminary landscape plan and a preservation plan, and a detail sheet. • A wetland delineation report prepared by Kjolhaug Environmental Services Company dated September 21, 2001. • Storm drainage calculations prepared by John Oliver and Associates dated November 8, 2001. Based on our review, comments received at the staff review meeting, and a meeting with the Developer, we would offer the following comments: A. PRELIMINARY PLAT • The development consists of approximately 80 acres of land of which a few acres are in Klievers Marsh. That leaves approximately 71 acres of developable property. The preliminary plat indicates 93 total lots, but a count of the lots indicates 95 total lots with one of these lots — Lot 7, Block 8 — being a fairly large parcel where the existing home resides. A ghost plat is shown how this lot could be further subdivided into a total of six lots at some point in the future. In addition, there is a fairly large exception shown on the west side of the plat with shoreline adjacent to Klievers Marsh. We understand this piece of property is for the current Owners to retain. • The exception for the current Owners should be shown as an outlot in the plat, and drainage and utility easements should be given over this outlot along the perimeter • abutting other lots and/or street rights-of-way. Ltr 11-19-01 McPherson.rev 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • Ms. Michele McPherson November 20, 2001 Page Two • Klievers Marsh is designated a natural environmental lake. Therefore, according to the Shoreland Ordinance, all lots within 1,000 feet of the shoreline of Klievers Marsh must be 20,000 square feet minimum size. All lots falling in this area appear to meet or exceed this zoning requirement. • The site is zoned R-1E with a zoning regulation requiring the lots to be 12,000 square feet minimum size with 80 feet of frontage (100 feet for corner lots). All lots appear to meet this zoning requirement. • The City is currently working on plans to reconstruct 175th Avenue. These plans include necessary additional land acquisition to complete the improvements. A condition should be placed on the development of Park Pointe requiring that all necessary right-of-way for 175th Avenue be given as a part of the final plat. B. GRADING PLAN • The grading plan shows a street which is relatively steep accessing the proposed Eagle's Marsh development in the northwestern corner of Park Pointe. This is the development where the Elk River Municipal Utilities is currently constructing a new elevated water tower. This connection point from Park Pointe Addition is an essential part of the transportation plan. This connection will give vehicle trips the . opportunity to exit from this area to the south utilizing 175th Avenue over to TH 10. Without this connection, all traffic north of Park Pointe would be forced to exit along CSAH 12, ultimately ending up at the intersection of Main Street and TH 169, which is fairly congested currently without the addition of new trips. • There are a number of locations on the grading plan where the proposed grading and proposed building site elevations cause either relatively steep driveways or relatively flat driveways. In addition, there is a question as to how the bulk of the rear lots in Block 6 will drain. City staff is currently working with the Developer to rectify these situations. • Generally, the proposed grading plan tries to minimize the grading and therefore the tree loss outside of the right-of-way. There are some locations where additional grading outside of the right-of-way should take place with the mass grading. An example of this would be Lot 6, Block 6, which currently shows no grading outside of the right-of-way of this corner lot. However, the existing grades indicate that the lot is a hole which will require several feet of fill in order to construct a home at the elevation shown on the grading plan. In situations like this, the Developer should correct the lot grade through the mass grading operation. City staff will work with the Developer to rectify these situations also. • Storm drainage calculations have been submitted and are currently being reviewed. We will be prepared to comment in more detail at the Planning Commission public hearing. In general, the concept of the storm drainage that is laid out on the grading plan appears adequate to service the development. There are some issues, though, relative to the high water levels predicted in the storm drainage ponds and the • surrounding properties. For instance, on Lot 10, Block 7, the high water level is shown at 897. This contour would be approximately 10 feet outside of the building Howarc R. Green Com3any Ltr 11-19-01 McPherson.rev CONSULTING ENGINEERS Ms. Michele McPherson • November 20, 2001 Page Three pad shown. If a home is built large enough to fill the entire pad, during a 100-year storm this residence would have water 10 feet outside their back door. Some modification to the drainage plan or a restriction on the house pad for this lot and any others in a similar situation should be made to make the minimum distance from a 100-year flood to a residence 20 feet. There is also a question that needs to be addressed relative to the existing culvert under Fillmore Street and the high water level predicted. The 897 high water level appears to back up through the existing culvert and potentially endanger an existing residence on the east side of Fillmore Street. More detailed information will have to be submitted proving that there will be no backup of the flood elevation from Park Pointe endangering any existing residences off of the project site. • In an effort to minimize tree removal from the site, there are some locations where drainage from one lot across another will not follow normally prescribed easements around the perimeter of the lots. In these locations, additional easements will need to be provided on the final plat. • The relatively steep street connection to Eagle's Marsh causes a couple of difficult lots to build on, namely Lots 1 and 2, Block 4. Currently, the types of houses shown would be tuck-under garages with relatively steep back yards ending in a retaining wall with a maximum height of 12 feet. This is an undesirable situation. We will • continue to work with the Developer to try to find a compromise that makes a more attractive lot for construction of a residential home. • There are a number of islands shown in the cul-de-sacs and other locations throughout the plat. City staff from the Public Works Department is currently trying to develop standards for these types of islands to ensure that they do not compromise snow-plowing activities or emergency vehicle access. Once the standards are developed, all of the proposed islands will either have to meet these standards or be eliminated. C. UTILITY PLAN • This development is currently in the City's Urban Service Area but is shown in the City's Comprehensive Plan as obtaining sanitary sewer and water services no earlier than 2007. In order to develop this plat at this time, a Land Use Amendment will be required to allow this development to move forward prior to 2007. • In order to provide sanitary sewer and water services to this site, it will need to be extended along 175th Avenue from the intersection of Twin Lakes Road. This can be accomplished with the planned upgrade of 175th Avenue in 2002. City Council will need to deal with this issue and determine if the Developer will need to petition for these improvements and what portion of the improvements up to the entire cost will be borne by the Park Pointe development. • The preliminary layout of sanitary sewer in the development calls for a lift station to service the easterly portion of the plat. This is necessary prior to deeper gravity • sanitary sewer being extended to this portion of the plat from the north. The layout of the sewer and the location of the lift station needs to be re-evaluated in an effort to Howarc R. Green Comoany Ltr 11-19-01 McPherson.rev CONSULTING ENGINEERS • Ms. Michele McPherson November 20, 2001 Page Four locate the lift station near the northeast corner of the development. This will allow the lift station to be phased out at a time in the future when sanitary sewer deep enough to provide gravity service can be extended from CSAH 12 down to this portion of the plat. It is our understanding that the Developer plans to petition the City to provide for the internal utilities and streets in this development. With this being the case, the City can deal with this issue at the time that final plans are developed for these improvements. • It will be necessary to provide a trunk watermain through this development connecting to the new elevated tower to the north and the trunk watermain proposed on 175th Avenue to the southwest of this development. This oversizing of the watermain through the development will result in a trunk watermain credit back to the development. • The property proposed for this development has not yet been assessed for trunk sanitary sewer and water service. If they are allowed to gain these services prior to 2007, the entire assessable portion of this project should immediately bear the trunk sewer and water assessments at the current rates established by the City. If you have any questions regarding these comments, please call. • Sincerely, Howard R. Green Company Terry J. surer, P.E. TJM:tw 1111 Howarc R. Green Company Ltr 11-19-01 McPherson.rev CONSULTING ENGINEERS • • 0 ------ --------- t IJ it V .— �'''� ' ' J. — WtI— eort1/ SW1/ Sac 1, Tp32Rg26�• � ' 0 1�1 © 1� t� A ll!3.• i1— `� S01°31'24"W 1316.43 A Z o t I w •/ �1. 15. c o` !Pall; ,1t j 1300.73 - - _ N 3 /\ �/T''W I 'r N 111 : i F 1 t > , 1 �o _ gS 14 ,,mir ‘ IO N �� •....... UI 5 1 / A C N O1 r ``a:X Tar- . 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N o s�C � "W I J i t o l• ", 8 : I �1 A �� I • \CA N I hereby certify that this survey, REV "' DATE' 9/21/01 DATE DESCRIPTION n PARK POINTE John Oliver & Associates, Inc. plan, or report was prepared by me No. = ELK RIVER, MN Co, s.yu...n,y,Land Surveyng,Land Planning or under my direct supervision and BK/PG BK/PG: 1 9/77•[01 RFVISFD IDT I INF OUDOT A & I OT 17 o 580 Dodge Avenue that 1 am a duly Licensed Land DRAWN BY. TGL 7 18/11/81 CII(COMMENTS FOR Elk River, Minnesota 55330 Surveyor under the lows of the state 3 10/79/01 CITY C.OMMFNTS 0( Minnesota. CHECKED BY RMB 4 11/19 O1 REVISED IAYOIIT \ Dynamic's Design & Land Company DWG 8058PLAT DWG Offices in. Elk Rorer. Burnsu,Re t PRELIMINARY PLAT Brooklyn Park, Mrnausota Signed• CI 7.12 4 TEXT NONE Date 9/21/01 Reg No 21729 FILE NO. 805810-03 • • • lir osa� I 3o i I 17 1 �. S01°31'24"W 1316.43 . 4 'SII o11111:a il • l ' . Iii ,i„ le `:7... 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I j A 'm ->iA m o Z O /'I� O,TLOT B r"--.1-'11 I �'.l =_� "— ,I 11 ►'-L- • o t�i+m `� Wim = c>>A _,_ 0, � 1 \ ;/ \� °o L-- Ali Will'�_ -'-°'''''''•-- — - L-= b to O 1 m x 1 '°12 0 \ r -,,;;;,,_,,,,..yr.,,/ ,- I' `\ illi . �,_it r z N z m '{v z S s (� ' \ `" 'l/; Vt I I IFS__ i'r "F �c� z� m �m c>,/ ca o 11�J1 \ i/i' ' ' �(/ 1 1 P III ?I 11 - 1IIr ', • I I tv m > to x m r '//' 11' m V I i3 n, > mm >� mm z ` 0 1111 �`� I II CO eII tv 1111 '' „ L > oo z �rn A 3;\ o G , �---- J1L� L. �---cl .1I II` i•„__' o - ” 0z Z z L I I �- m o n1 z > -1 > w I 11 I ' m m m car 1 1 K j. _ -_ ; � o - - 7 ——- rn ...-,v) �� r� aril S01°45'08"W 1312.35 �� ---7."1711111111111111.,77,\ FIs z p �-I !i J I L �� t�i - // C3 I • I -' / L'""' _ y, n7 CJ' (;�% 11 Cl C3C) 4L - \ it, PARK POINTE 1 her certify that this plan,p DATE: 9/24/01 No DATE John Oliver hAssociates, Inc. spen, or report was prepared DESCRIPTION Z ELK RIVER, MN C4+'tt 2^e1.Ymna,Lend say-snarls.cent PYnnny by me er my direct supervision DESIGN BY: TOL 580 Dodge Avenue and that a Licensed Professional 1 10/11/01 CITY COMMFNTS o FOR Elk River, Minnesota 55330 Engineer u f*�/r A laws of the State DRAWN BY: TGL 7 1177111 1 01 EVI ED LAYOU Dynamic's Design & Land Company 763-441-2072 FAX 763-441-5665 of Minnesota.` //A/� CHECKED BY: TM 3 11/z"01 REVISED LAYOUT -^\ PRELIMINARY LANDSCAPE PLAN & °»i°•°in mElk-k River, Rurnay.tte k "/ ,q^ DWG. 8058LANO DWG Brooklyn Park, Minnesota Signed / TEXT: NONE TREE PRESERVATION PLAN Dote. 9/24/01 Reg No XI r FILE NO.: 805810-03