7.3. SR 06-06-2005
Item # 7.3.
MEMORANDUM
TO:
FROM:
Mayor and City Council
Michele MCPherso~ctor of Planning
DATE:
June 6, 2005
SUBJECT:
Case No. P 04- 19
Consider Resolution for Final Plat Approval - Jackson Place
Request
The City Council is asked to approve the attached resolution granting final plat approval for
Jackson Place. This will allow construction of a 32-unit apartment structure with 10,000
square feet of commercial on the first floor.
Attachments
. Location Map
. Resolution Granting Final Plat Approval
· Memo from the City Engineer dated April 18, 2005
. Final Plat
location
Southeast corner of Highway 10 and Jackson
land Use/Zoning
DD Downtown District/Old Town
Background
The preliminary plat of Jackson Place was approved by the City Council on October 18,
2004 with seven conditions. Earlier in the evening, the City Council will have vacated the
Jackson Place, P 04-19
June 6, 2005
Page 2
public interest in Jackson Square, thereby setting the stage for final plat approval and the
transfer of the property to the developer.
The final plat comprised of one lot is consistent with the preliminary plat previously
approved by the City Council.
Park dedication is recommended in cash.
An issue raised by the Lead Building Inspector during the building code review of the
project is that, as the City is requiring zero lot line construction, portions of the building will
encroach into the public right of way. These encroachments include the footings, the
canopies, and doors that swing into the public right of way. The City of Ramsey is
experiencing this similar situation in their new downtown area and has approved a policy to
allow these encroachments with the requirement that the property owner maintain liability
insurance indemnifying the City from any claims from injuries which may occur as a result of
these encroachments. A condition will be placed on the approval authorizing these
encroachments and requiring similar liability insurance in favor of the City.
Recommendation
Staff recommends that the City <::ouncil approve the attached resolution granting final plat
approval with eight conditions:
1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL
PRIOR TO RELEASING THE PLAT FOR RECORDING.
2. SURFACE WATER MANAGEMENT FEE BE PAID IN THE AMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT PRIOR TO
RELEASING THE PLAT FOR RECORDING.
3. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE
CITY BE PAID TO ELK RIVER MUNICIPAL UTILITIES PRIOR TO
RELEASING THE PLAT FOR RECORDING.
4. THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE
PLANS.
5. 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 THE
FENCING PRIOR TO GRADING COMMENCING.
6. ANY ITEM OR CONDITION FOUND THAT INDICATES THE SITE IS
LIKELY TO YIELD INFORMATION IMPORTANT TO PRE-HISTORY OR
HISTORY SHALL BE REPORTED TO THE CITY IMMEDIATELY.
FURTHER, THE CITY RESERVES THE RIGHT TO STOP WORK
AUTHORIZED IN ITS APPROVAL UNTIL THE SITE IS APPROPRIATELY
INVESTIGATED AND WORK IS AUTHORIZED.
S,\PLANNING\Case Files\2004\P 04-19 Jackson Place\06 06 05 FP cc memo. doc
Jackson Place, P 04-19
June 6, 2005
Page 3
7. CASH SHALL BE PAID FOR PARK DEDICATION.
8. THE CITY COUNCIL ACKNOWLEDGES THAT CERTAIN PORTIONS OF
THE BUILDING WILL ENCROACH INTO THE PUBLIC RIGHT OF WAY.
THESE ENCROACHMENTS WILL BE ALLOWED FOR FOOTINGS,
CANOPIES, AND DOOR SWINGS INTO THE PUBLIC RIGHT OF WAY, AS
THE CITY IS AUTHORIZING ZERO LOT LINE CONSTRUCTION TO
FURTHER THE TRADITIONAL DEVELOPMENT PATTERN OF THE
DOWN AREA. THE BUILDING OWNER SHALL MAINTAIN LIABILITY
INSURANCE TO INDEMNIFY THE CITY FOR ALLOWING THESE
ENCROACHMENTS.
S:\PLANNING\Case Files\2004\P 04-19 Jackson Place\06 06 05 FP cc memo.doc
s\o~
~o.
Location Map
<if
N
Case Number: P 04-19
METROPLAINS
RESOLUTION NO. 05-
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Jackson Place
Case No. P 04-19
WHEREAS, application has been made for final plat approval, pursuant to Section
1008.08 (l)(c) of the Elk River City Code of Ordinances, of the property legally described on
attached Exhibit A and hereinafter referred to as "the Property"; and
WHEREAS, the application for preliminary plat approval has been referred to the
Planning Commission which has given its advice and recommendation to the City Council;
and
WHEREAS, a preliminary plat of the Property was approved by the City Council on
October 18, 2004; and
WHEREAS, the proposed final plat is consistent with the preliminary plat as
approved by the City Council; and
WHEREAS, the proposed final plat complies with each of the conditions set forth
by the City Council in its approval of the preliminary plat of the Property;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF ELK RIVER, as follows:
1. It is hereby determined by the City Council for the City of Elk River as follows:
A. The proposed subdivision is consistent with the Zoning Ordinance and
conforms with all of its requirements.
B. The proposed subdivision is consistent with all applicable general and
specialized city, county, and regional plans including, but not limited to, the City's
Comprehensive Development Plan.
C. The physical characteristics of the site, including, but not limited to,
topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to
flooding, and drainage are suitable for the type and density of development and uses
contemplated.
D. The proposed subdivision makes adequate provision for water supply, storm
drainage, sewage transportation, erosion control and all other services, facilities and
improvements otherwise required herein.
E. The proposed subdivision will not cause substantial environmental
damage.
F. The proposed subdivision will not conflict with easements of record or with
easements established by judgment of a court.
G. The proposed subdivision will not have an undue or adverse impact on the
reasonable development of neighboring land.
2. Final plat approval is hereby granted for the Property, subject to the conditions set
forth in attached Exhibit B.
3. The officers of the City are hereby authorized, once the conditions set forth in
Exhibit B are met and complied with, to sign the final plat for the Property and to
issue a certified copy of this Resolution giving final approval of the plat.
4. The owner of the Property is authorized to record the final plat as required by law
and shall file proof of said recording with the City. No building permits will be
issued for the Property until the final plat is recorded.
5. This final plat approval shall expire one year from the date of this resolution if the
final plat is not recorded within that time.
The foregoing resolution was introduced by Council Member and
duly seconded by Council Member . The following voted in favor
of the Resolution.
The following voted against the Resolution:
The following were absent:
WHEREUPON the resolution is adopted.
Passed and adopted this _ day of
,2005.
ATTEST:
Stephanie Klinzing, Mayor
Joan Schmidt, City Clerk
s: \PLANNING\Case Files \2004\P 04-19 Jackson Place \Final Plat Resolution.DOC
Page 2
EXHIBIT A
Legal Description:
That part of Princeton Street, now known as Jackson Avenue, lying between Blocks 2 and 3,
Village of Elk River, according to the recorded plat thereof, Sherburne County, Minnesota,
described as follows:
Beginning at the southwest comer of Lot 1, Block 3, Village of Elk River, according
to the recorded plat thereof; thence northerly along the West line of said Lot 1 to the
northeast comer of said Lot 1, being a point on the southerly right of way line of
Trunk Highway No. 10; thence northwesterly along said southerly right of way line
to intersect a line 80 feet easterly of and parallel with the East line of Block 2, Village
of Elk River, thence southerly parallel with said East line of said Block 2 to the
westerly extension of the South line of said Block 3; thence easterly along said
westerly extension to the point of beginning.
S:\PLANNING\Case Files\2004\P 04-19 JacksonPlace\Final Plat Resolution.DOC
Page 3
EXHIBIT B
Conditions:
1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL
PRIOR TO RELEASING THE PLAT FOR RECORDING.
2. SURFACE WATER MANAGEMENT FEE BE PAID IN THE AMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT PRIOR TO
RELEASING THE PLAT FOR RECORDING.
3. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE
CITY BE PAID TO ELK RNER MUNICIPAL UTILITIES PRIOR TO
RELEASING THE PLAT FOR RECORDING.
4. THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE
PLANS.
5. 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 THE
FENCING PRIOR TO GRADING COMMENCING.
6. ANY ITEM OR CONDITION FOUND THAT INDICATES THE SITE IS
LIKELY TO YIELD INFORMATION IMPORTANT TO PRE-HISTORY OR
HISTORY SHALL BE REPORTED TO THE CITY IMMEDIATELY.
FURTHER, THE CITY RESERVES THE RIGHT TO STOP WORK
AUTHORIZED IN ITS APPROVAL UNTIL THE SITE IS APPROPRIATELY
INVESTIGATED AND WORK IS AUTHORIZED.
7. CASH SHALL BE PAID FOR PARK DEDICATION.
8. THE CITY COUNCIL ACKNOWLEDGES THAT CERTAIN PORTIONS OF
THE BUILDING WILL ENCROACH INTO THE PUBLIC RIGHT OF WAY.
THESE ENCROACHMENTS WILL BE ALLOWED FOR FOOTINGS,
CANOPIES, AND DOOR SWINGS INTO THE PUBLIC RIGHT OF WAY, AS
THE CITY IS AUTHORIZING ZERO LOT LINE CONSTRUCTION TO
FURTHER THE TRADITIONAL DEVELOPMENT PATTERN OF THE
DOWN AREA. THE BUILDING OWNER SHALL MAINTAIN LIABILITY
INSURANCE TO INDEMNIFY THE CITY FOR ALLOWING THESE
ENCROACHMENTS.
S:\PLANNING\Case Files \2004\P 04-19 Jackson Place \Final Plat Resolution.DOC
Page 4
13065 Orono Parkway
Elk River, MN 55330
April 18, 2005
File #: 813325J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: JACKSON PLACE FINAL PLAT
Dear Ms. McPherson:
As requested, we have reviewed the final plat for the Jackson Place Addition which will be
the site of one of the proposed redevelopments in downtown Elk River, previously known
as the Jackson Block. The plat was prepared by John Oliver and Associates. Based on our
review and comments we noted in our September 22, 2004 preliminary plat review, we
would offer the following comments:
1. The plat leaves an 80-foot right of way for Jackson Avenue. This will provide sufficient
room to expand the sidewalk in front of the proposed building to be located in Jackson
Place for easier pedestrian movements.
2. The plat provides limited access along the Trunk Highway 10 right of way, however, it
does not provide limited access along J ackson Avenue as requested in the review of the
preliminary plat. This should be added to the final plat.
3. The sanitary sewer line which runs along the easterly property line of this addition has
been televised and reviewed with Gary Leirmoe, Chief Operator of the Wastewater
Treatment Plant. It is both Gary and my conclusion that this line can be abandoned.
4. In my review of the preliminary plat, I noted that there are a number of small utility lines
and facilities located within this area. I recommended that before a final plat can be
approved, which does not contain easements for these facilities, there will need to be
documentations from the owners of the various small utilities that they can and will be
relocated outside of the plat boundary. This should be a condition on the final plat.
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.mn.us
5. Since there is no easement provided for it, it is assumed that the public storm sewer
which currently drains the existing parking lot within the Jackson Place Addition will be
removed and not needed for development of a building in this area.
6. The final plat should be reviewed by MnDOT since it has frontage along Trunk
Highway 10 to determine if they have any concerns or comments.
7. Even the though the site is under one acre in size and will not require an NPDES
Construction Permit, erosion and sediment control is a major concern in the downtown
area. Any development on this site should be required to adopt the City's general Storm
Water Pollution Prevention Plan (SWPPP) and follow it prior, during, and after
construction.
If you have any questions regarding any of these comments, please call.
Sincerely,
r-,p;~
T~urer.PE
City Engineer
S:\PLANNING\Case Files\2004\P 04-19 Jackson Block\04 1805 engr memo.doc
~
o
~
~
a
'""
"",
<::':
~
'i
~
~
Cf)
Cf)
o
C':l
"",
~
<"'i-
~
Cf)
'f.:
:~
t
o
~
'9
0;
~
ro
J
;u
~
~
0;
0-
07
o @
c ,
3 @
$ <Y
0'<
~o
20;
o ~
-CZ'
7
o
7
"'-
~
3
~
~
0-
7
$
o
~
~.
s,
7
o
o
~
,:z
ii'
~
0;
o
"
~
7
"'-
0.
o
'<
S,
'"
o
o
1
1
I
~
0.
o
~
1
1
1
I
1
'"
g
0.
g.
"
o
o
~
0.
~
0.
W
'9
0;
~
"
()
!
'<
[
'"
0.
~
-;
~
~
7
&
o
"
~
o
$
~
~
g.
"
5-
7
ro
~l
o
1
1
I.
g
g
0.
W
7
~
5-
0.
~
[
0.
"
~
0:
5-
~
o
co
0.
7
$
ro
0.
~
o
o
0.
~
5-
.0
C
~
o
x
.~
o
o
0.
7
a
g
W
$
.
~
$
co
$
ro
0.
g
"'-
0.
0.
'<
S,
()
g
o
"'~
0'<
00
I 3-
I 3"
~
f
o
ro
()
~
'<
~
'<
~
~
0.
co
0-
!9
ro
<Y
c
,
co
"
2
~
0;
o
o
.m
,,-
0;
ro
<Y
'<
o
~
~
7
0.
,,-
"'-
"
~
,,-
a
w
<Y
m
~
o
7
ro
"
^
~
0.
o
0.
a
"
"
~
0.
a
w
0-
o
3
I
~
rl
'"
~
<
ro
()
q
;;:
~
@
'<
.
Sc
']
o
"
~
'"
o
.'"
'"
~
~
~
o
Ul
g
~
7
"'-
g-
'<
s,
,,-
ro
,
:l-
'<
"
$
~
,,-
~
"
o
~
~
0:
~
S,
"
,,-
o
w
<Y
ro
~
"
~
~
~
0-
o
o
0.
~
0.
3
5-
~
0-
'<
3
ro
g
0.
,,-
'"
~
0-
'<
.g
"
~
'"
,,-
"'-
"
~
~
0-
o
'3
0.
o
0.
~
[
g"
,,-
"'-
g-
'<
s,
N
o
o
1
1
I-
[
'"
c;.
()
~
'"
0.
~
~
"
~
'"
0.
0.
co
0.
0.
g
~
0-
'<
,,-
"
()
~
g
co
!2
s,
,,-
'"
()
;+
'<
s,
rl
T
~
<
"
~
3
'"
()
~
.;-
~
~
0-
~
3
"
~
<0
,,-
$
0:
,,-
Ci
0.
0.
'<
S,
'"
o
o
1
1
1
'"
'<
o
0.
3
3
~.
g
~
"
,,-
~
o
~
~
2
~
~ 3
o
w
~
;!'
a-
c-
-;
:Y
'"
a
~
5-
<0
~
'"
'<
~.
o
~
=<;
~r
it
.
~
~
o
.
"
2-
~
a-
~
~
"
3
'"
7
,,-
0.
o
'<
S,
'"
o
o
1
1
I
0-
'<
;U
~
'"
m
0-
3
g-
o.
~
'"
'<
::
'"
~.
~
~
0.
,
0-
~
2
0.
'"
:::J
'"
<0
Ul
o
it
S,
'"
~.
~
~
!'
o
~
'<
s,
'" ;U 1
5' 0"
0"1
~ ~I
b 921
,01
2'.3 !
~ 6"1
;6-1
? VlI
~~ I
~61
"', 1
1
1
1
1
1
1
1
1
1
"---
-- '"
",,,,,,-
,,-~O
. '
00.'"
,<coo-
w 0.'<
~,,-o
~~ ~
ro ~~
o.o.~
ro~"-
-6" ~;?.
coo-
~--t-.::r
~o~
-'"
0. 0
:J~~
g <
_ ~$
'" "-'<
~ ~~
o
.-+~g
0. 0.
~g~
, co 0
:;3 ~
0.,,0.
:J~.-+
oW"-
W ,,- $
wo"
,,- < '
or:t>.g
. <y ro
:J (t);::i-
og,<
w 0.
0.0$
~ ~ Q
:J (1) -.
"o<y
O-!:!: m
,<0.
3"2.g
",0
_. n .-+
o ro ,,-
co 0.-
o W
g; 5'~
og:~
UlOo.
€'3 :
;:.. c ):>
000
wo.^
Ul
'" a 0
ow z
"'w
0"-"
"'0'
. .)>
~"~ J~~
g:g:.-+
0"-
~~
7~
",,-
Ci-
a
~~
~;
:So
C n
~~
, ro
'<::;
5" """'\
~~
a ro
, w
'" ~
o ~
Q ~
, 0
a~
'<-
o.~
$"-
w ro
<D' (J)
o C
0,
;b;ij
a..,;<;
o
o g
~a
,,-~
$ 0.
,,=
e:~
o~
~~
g:~
o 0
~,
~ro
"-0
0; 0
ro ~
~~
'<
~~
~ ~
,,0
00
&co
wg
~ 0
,,'2-
co
gri-
n S'
s:
'<
o
o
3
~.
g'
~
~.
f~
o @
.g. 0'
e.~
() 0 s:
~~ ~
~ S" '"
g q- -~
? 3
g~
".
" 0
;SW
::;;g
0"
-0
~o.
,,-.
@"
02-
0. '"
-a 0.
3g-
gg-
? @
3
@
0.
~
s,
o
~
~ 2
o
s: 0
~. '<
o ~
Q n'
'"
o
o
1
1
I
0-
'<
Ul
it
-g.
o
co
~-
~
5-
;p
i
~
L
o
g
~
3
~
o
;+
'<
o
~
S,
,,-
@
"
'<
s,
rl
'"
~
"i
'"
~.
~
~
~
~
'"
s,
~
'<
s,
,,-
"'-
;;:
~
o
~
'"
0.
'<
~
o
~ ~
~ ~
rl w
,
^
;1J
<
rl w
::0 <go
~
s-
I
~
"
~
0.
{y <"0 IJJ
{\l ~o ro
-e. 0 S"<.Q
:J<.,O '-+:J
0'" 0
,g'S,g~
- ~
"'''-0
~(!) .-+
:;:oW g:
<' g m
,,~
, ,,- w
." ~ g
g:-.<g:
~~.~
(() ;:r r+
g S, Q
g:::E:~
~ Q ,
,,<
-<S-~
-gro6
~~r+
~-;
~. ~ ~
S:^9-
~~ _eN
(i~<
~i~ .1
~~~ ] .f
9.~~ ~
a.g.~ 'i
~ g g ~
o , 0
:~~
cdLE'
r+~r+
~-<o
~9..S=
(\l OS ro
;t<J:) q:
, ~ "
-:ZQ. Q
([) D- g- ..8
~:g a. (Jl
coc"
~.go
O(\lr+ fT1
:J::l.r+ T
~~[ 31
~1~ .~
.
~
~
$
S,
W
Q
0:
,,-
'"
w
o
~
;0-
a-
$
"
'<
s,
w
c
"
<
@
~
~ Q.
0;
'"
T
7
~
~
w
ro
"-
o
co
0.
"
~
~
~
,,-
~
L
)>
o
^
VJ
o
2
;!!
)>
()
f'l
;0-
a-
o
a-
'<
,;;
"
Q
-0
0;
8:
0-
~
"
"'-
g-
'<
s,
UlO~
0-"-
S=~~
'< '"
S' =-::J
(\l~3-
O~,,-
;~.~
9.2.-'<
"-roo
gJ~g
00<0
9-~
N
o
o
1
1
1
0"-
~_(D
g:~. ~
~ 00 ~
"o~
(\l ....., S'
(\l % (\l
Q ~ 0
~(\l -+-
~~~
'< ~-
o~Q
g~~
<O~
[~s- g
~ 'D:::; ::J
(\l a (D ':<
~3:J
~ ~ Q
-:z-......
~~~
~,,- w
~ ~
~~
~.~8
o ~
co ",co
6~~
r+:s.
:::; S.
(1) (\l ~
<:loa.
0_
iQ;l~
0:;_
-".
N<Y
. ro
5-
<0
;'
~
"
o
~
s,
~
~.
g
~
'"
~
co
o
.
"
~
o
~
~
L
Q
~
g
m
~
'"
o
~
0.
o
.'" 0
-a
~
~r
~
s,
a
"
o
~
0.
5-
'"
;0-
,,-
: ~
~ ~
~ "-
~ "
-0 .g
8: 1
7 '<
~
~
'9
~
[
'"
'"
~.
~
~
!'
0.
~
[
~
Q.
0-
~
UNCHECKED PLAT
SUBJECT TO CHANGE
REV: 4/4/05
SHEET I OF 2 SHEETS
^
2
o
>:
~
"
'"
;u
VJ
o
2
Ul
m
-<
~
I
rl
Ul
rl
-0
;u
01
Ul
'"
2
-;
Y'
;'
~
,,-
@
o
'"
'<
s,
'"
'"
s:
~.
~
~
0-
-0
co.
ro
ro
o
~
~
s,
,,-
'"
o
o
!-
o
<0
w
[
~
5-
,,-
@
o
~
'<
s,
'9
i
.'"
~
~
@
s,
s:
5-
~
~
o
.0
;0-
.
if
~
~
CIj
a
~
~
~
~
000
:r:-
m-i
::0-<
mo
C"TI
::0
zm
mr
o^
o;!!
c<
zm
-i::O
-<
~
Z
<:...;
o
~
;::1
C)
'"""
"".
~
(\)
""l
R;o
~
Cf)
Cf)
o
C)
"".
~
""'"
(\)
Cf)
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
42.5
-C.
, f
0<:'
.
:~
I
425
I
I
I
I J: 425
_C...
I
'-
-
-
__ __ /'-~ost line
__ __ / A/so L4CE' oJf Lot 5
__ __ --If West line~; R;v~ock 2
__ __ Jackson Ah
_ Suo e.
- ~8~'W
-
t-. \
I '-,/
en
o
-
, ,
.} ,(.\ /' \ I " .- ~
'..- /"', ..." /...., It. /
'..- ,) /',/
'.
" .
, \ ,I_I
,/:\ ~ / r-_ ....
I V t~ /'/: /::_
...':- TeF:-f~- 7-: "-, L. ~
, ,
I
I C/,
~-1
-, , l:(:j
-'-,
r'l
'"
/ "j ~ ~
C a
~ ~
I
........
"""'"
I "\\
Ii'! '>J ')
~O:~
:1:l-\<C'
I ~ ,lv l
'lJ IJ
I ~~
tD
I X?:]
~
"ta
I i
/'"'" ::
ii""
, I
S I i$0J
~ t:8
" I ;;) S
a f'rj::::-
--., ~i?'
Qj:' I
$_ f:!J f2,
" I '\Ql
~ ~R
" o:.>c
~ I- ~~
425
'T7
1 I
1
;:-
1'",
-,./
I \
\ ^ I
'" - -
,
"7
I , I
----
----
----
1'",
- './
I,
.. -
"\ ----
"-East L' ----
of Lot I~e of the ---
West 30
feet
I \
,,^ ,/
----
----
----
/'-
\ \
- /
, \
I ,,-'
, 7
I I
----
----
----
----
----
1
\
I
\ /8
c__1t; 0.74
est /:
v/LLAd;e of Lot
OF ELi( I, BlOck
RIVER J
--"
",--
,
,...-
/
----
,...-
/
----
----
----
'-
I'
- - ""
/'-
\ \
J ,/
"7
I , I
So
/
/
/
----
/
/
/
..
a? 6~~ ~ I
~ o-~' Q. 0
~ g;::> s= ~ I
I =(tI
co
V1<1>"O
Ul 0 C S'
~ ~s,~ g. 0
f ~~ ~ ~ I
~ ~~s.. 0 ~
0' ~ -;,-+ OJ' ~
z ~[~ ~ ~
~ ~w'~
U> 0
~5i~
U> ~
C :>'
3 <1>
<1>
0.
So /
I
/
/
/
-
UNCHECKED PLAT
SUBJECT ,0 CHANGE
REV: 4/4/05
SHEET 2 OF 2 SHEETS
, ."
C / I
/
/
/
/
/
/
/
- --./
/
I
I
I
I
I
I
I
I
I
I
I
I
t---- /,... -
I --------
I
I
I
I
I
I
I
I
I
I
I
'--
I
I
I
'---
I
/
/
/
/
/
/
/
/
/
/
/
/
-----;
/
/
/
/
/
/
/
/
/
/
/
/
---- _/
/
/
/
/
/
/
/
-j~~
/
/
/
/
/
/
/
/
/
----;
-
-
-
-
-
-
-
-
-
-
/
/
!
/
en
o
/
!
!
/
/
/
/
/
/
-,
I -
I ~ ' I
0\
f~) >_
IfR \/ ~)-
//~,y/~ ,';-~~ So
'/ ~~ 0" "
/I~ /
'/ rl\j !i
0$>.0,0
f il:
fO ~: . ,-~~:
/
/
,-
,
/
/
-"
~- ... \
"
/
/
/
/
N
0
Q
(J) o ::0
('] ~
~ 'l:I
~:r:: ~Z
z 0"'"
0
t;J NUl
M 00
..., ~
r
M
...
0
'3
;+
<1>
0.
o
"
"
~
/
/
~
~
CIj
a
~
~
t
~
cno
< ffi~
Q ::0
mO
CIl
-< ::0 m
s::: Z I'
)> m"
."
8~
C<
Zm
w~ ::0
~
Z