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7.3. SR 03-15-2021it ci Elk* River Request for Action To Item Number Mayor and City Council 7.3 Agenda Section Meeting Date Prepared by Public Hearings March 15, 2021 Zack Carlton, Planning Manager Item Description Reviewed by Riverwalk Apartment — Stonewood Chris Leeseberg, Senior Planner Reviewed by Development, LLC ■ Zone Change: FAST to Planned Unit Cal Portner, City Administrator Development ■ Conditional Use Permit: Establish Residential PUD ■ Easement Vacation: Zane Street Right -of - Way and Drainage and Utility Easements ■ Final Plat: Delta Addition Action Requested Adopt, by motion, an ordinance amendment changing the zoning from FAST (A) to Planned Unit Development, with the condition that the Conditional Use Permit (CUP) is also approved and recorded. Approve, by motion, the CUP establishing the PUD for Riverwalk Apartments with the following conditions to satisfy the standards set forth in Section 30-654: 1. Council approval of the associated applications - Zone Change (ZC 21-01), Easement Vacation (EV 21-02) and Platted Exemption (PE 21-01) 2. The CUP will not be recorded until a PUD agreement has been approved by the City Council. 3. All comments from the comment letter dated February 26, 2021, be addressed. 4. Comments from outside agencies, MnDOT and the DNR are addressed. 5. Staff approval of all site, civil, and architectural plans. �P 6. Park dedication shall be paid in accordance with city ordinances ti"y and fee schedule at the time of building permit release. Adopt, by motion, a resolution vacating certain portions of the right - Figure I of -way for Zane Street and existing drainage and utility easements upon condition that the associated plat, The Delta, is approved by the City Council. The Elk River Vision P I I E I E U I Y A welcoming community with revolutionary and spirited resourcefulness, exceptional [NATURE] service, and community engagement that encourages and inspires prosperity. Updated. August 2020 Adopt, by motion, a resolution approving the plat of The Delta upon condition that the plat will not be recorded until all conditions of approval for the associated CUP (CU 21-03) have been satisfied. Background/Discussion Case Nos. - ZC 21-01, CU 21-03, EV 21-02, & PE 21-01 The applicant, Stonewood Development LLC, is proposing to establish a high -density PUD that includes two 89- unit buildings. The project would be constructed in two phases, the first of which includes demolition of the former Saxon Motors building. The two -phased project is reflected in the proposed plat, The Delta, which establishes two lots in place of the existing three lots included in the subject area. To establish the PUD and construct the project, the property must be rezoned to from FAST to PUD. The project also includes an easement vacation and platted exemption that will be reviewed by the City Council. The last step will be approval of a PUD Agreement that outlines the project and provides a framework for the project, which includes materials and colors, building design and architecture, and deviations from ordinance standards. Comprehensive Plan The Comprehensive Plan guides the property for high -density residential uses within the FAST plan. The project complies with the Comprehensive Plan. Park Dedication The Park and Recreation Commission recommended cash dedication for all 178 units and a trail easement along the top side of the bluff. The City Council has also directed staff to amend the city's fee schedule and ordinance to cap Park Dedication Fees for multi -family projects at $500,000. This project will benefit from that change. Easement Vacation The applicant has requested vacation of certain portions of the existing Zane Street right-of-way. The vacation will facilitate development of a new cul-de-sac south of Elk River Residential Suites and improvements on the subject site. The applicant has also requested vacation of all existing drainage and utility easements to clean-up the site for development. Required easements, including those that preserve access to existing infrastructure, will be recorded as part of the new plat, The Delta. Applicable Regulations Easement Vacation Right-of-way and drainage and utility easements can only be approved if the City Council determines the vacation to be in the public benefit. The right-of-way vacation does not vacate an entire street, nor does it eliminate access that already exists. Instead, the vacation supports development of a cul-de-sac at the end of Zane Street, improving mobility for all uses along this segment of the street, and accommodates development of the unique site. The street vacation is in the public benefit. Vacation of the drainage and utility easements facilitates development of the subject parcel and all required easements will be dedicated with the new plat. Platted Exemption The applicant has applied for a platted exemption that combines three existing parcels into two, facilitating development of the two -phased Riverwalk project. City ordinances do not require a plat for a reduction in the number of lots as it does not meet state requirements for a subdivision of land. However, combining parcels across plat boundaries requires a plat per standards from Sherburne County. With dedication of easements and appropriate rights -of -way for the new cul-de-sac, the plat meets city standards. Financial Impact None. However, the applicant also applied for a TIF district which will be reviewed by the City Council on April 5, 2021. Mission/Policy/Goal ■ Responsibly grow ■ Meet changing needs - Agile Attachments ■ Planning Commission Packet dated March 4, 2021. ■ Ordinance Amendment — Zone Change ■ Resolution — Easement Vacations ■ Plat of The Delta ■ Resolution — Plat Approval Request for Action ver To Item Number Planning Commission 3.3 Agenda Section Meeting Date Prepared by Public Hearings March 4, 2021 Zack Carlton, Planning Manager Item Description Reviewed by Riverwalk Apartment — Stonewood Chris Leeseberg, Senior Planner Development, LLC Reviewed by ■ Zone Change: FAST to Planned Unit Development, Case No. ZC 21-01 ■ Conditional Use Permit: Establish Residential PUD, Case No. CU 21-03 Action Requested Recommend, by motion, approval of the Zone Change with the condition that the CUP is also approved and recorded. Recommend, by motion, approval of the Conditional Use Permit with the following conditions to satisfy the standards set forth in Section 30-654: 1. Council approval of the associated applications - Zone Change (ZC 21-01), Easement Vacation (EV 21-02) and Platted Exemption (PE 21-01) 2. The CUP will not be recorded until a PUD agreement has been approved by the City Council. 3. All comments from the comment letter dated February 26, 2021, be addressed. 4. Comments from outside agencies, MnDOT and the DNR are addressed. 5. Staff approval of all site, civil, and architectural plans. Background/Discussion The applicant, Stonewood Development LLC, is proposing to establish a high -density Planned Unit Development (PUD) that includes two 89- unit buildings. The project would be constructed in two phases, the first of which includes demolition of the former Saxon Motors building. In order to establish the PUD and construct the project, the property must be rezoned to from FAST to PUD. The project also includes an easement vacation and platted exemption that will be reviewed by the City Council. The last step will be approval of a PUD Agreement that outlines the project and provides a framework for the The Elk River Vision rNATUREE] I 1 E I E I s A avelcoming community With revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and insires pro perity. Updated. August 2020 project, which includes materials and colors, building design and architecture, and deviations from ordinance standards. Comprehensive Plan The Comprehensive Plan guides the property for high -density residential uses within the FAST plan. The project complies with the comprehensive plan. Site Plan The project includes two residential buildings constructed along Zane Street, which will now end in a new cul-de- sac. The project area will be accessed via three driveways — one for each phase and one shared driveway between the two sites. The majority of surface parking is located between the street and the buildings and remainder of the parking is provided beneath the buildings. There are no improvements proposed below the bluff, but the existing stormwater pond will be improved and repaired. A sidewalk will also connect the site to the sidewalk along Zane Street. Parking Ordinance requires parking to be provided at 2.5 stalls/unit — one of which must be within a parking garage. The project includes at least one covered stall per unit but does not meet the standard for total parking. The deviation varies between phases but is above two-stalls/unit which has been approved in the past. The project also includes multiple encroachments into the required parking setbacks. Staff suggested a few changes to improve site access/circulation and snow storage for the newly proposed cul-de-sac. The setback encroachments can also be approved as part of the PUD process. Architecture The materials proposed for the project are consistent with requirements for apartment buildings throughout the city. The final design of the building will be refined as the project approaches permitting. The final design and color selection will be improved in the PUD agreement which will be approved by the city prior to permit issuance. Environmental Due to the location above the bluff along the Mississippi River there are additional requirements from the DNR. Any deviations can be approved through the PUD process. Requirements of concern include impervious surface limitations, bluff setback encroachments, and building height. Impervious surfaces are proposed at 26.7% - or 1.7% over the limit of 25%. Ordinance includes a 30-foot buffer from the top of a bluff, the proposed fire -lanes will be removed, eliminating a majority of the encroachment concerns, but there are still a few encroachments from parking and drive lanes. Applicable Regulations Zone Change The property is consistent with the guidance from the Comprehensive Plan and Focused Area Study, both of which guide the property for high -density residential uses. The project is consistent with the Comprehensive Plan. Conditional Use Permit In approving a Conditional Use Permit, the council may impose such specific conditions with regard to the development or operation of the proposed use as it considers necessary to satisfy the seven standards set forth in Section 30-654 and the requirements contained in this article and to promote compatibility with and minimize any potentially adverse effects upon adjacent properties, the neighborhood or the city. The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: WIN not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience orgeneral n elfare of the neighborhood or the city. The property has been guided for residential uses since 2014. The guidance provides consistency with other residential uses in the area in an effort to reduce impacts to other properties in the immediate vicinity. Staff does not see a need to impose specific conditions to satisfy this standard. 2. mill be consistent n4th the comprehensive plan. The property is guided for FAST, which promotes high -density residential uses. The use will be consistent with the comprehensive plan. Staff does not see a need to impose specific conditions to satisfy this standard. 3. W1711 not impede the normal and orderly development and improvement of surrounding vacantpropery. The surrounding properties are fully developed, with many already constructed as high -density residential, and the proposal will not impede the normal and orderly development of surrounding vacant properties. Staff does not see a need to impose specific conditions to satisfy this standard. 4. Weill be served adequately by and will not adversely affect essential public facilities and services including streets, police and fare protection, drainage, refuse disposal, n ater and sen er systems, parks and schools; and will not, in particular, create traffic congestion or interference n4th traffic on adjacent and neighboring public thoroughfares. Essential public facilities are available for the subject parcel so the use will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. The Park and Recreation Commission has recommended additional trail easements along the bluff to support the city's park and trail master plan. Staff does not see a need to impose specific conditions to satisfy this standard. 5. WIN not involve uses, activities, processes, materials, equipment and conditions of operation that mill be detrimental to any persons or propery because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. As the proposed use is guided by the comprehensive plan, the use will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust, or vibrations. Staff does not see a need to impose specific conditions to satisfy this standard. 6. Weill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The Wild and Scenic standards for projects along the Mississippi River include numerous requirements for projects along the river. Some of these have been discussed earlier in the staff report. Regulating authorities understand that areas in urbanized sections of the river should be treated differently than undisturbed areas and as such, some deviations can be supported. Staff has included a requirement that comments from the comment letter be addressed prior to recording. 7. mill fully eo*ywitb all other requirements of this Code, including any applicable requirements and standards for the issuance of a license orpermit to establish and operate the proposed use in the city. The PUD process provides an opportunity for deviations from strict ordinance standards. These have been discussed and any additional deviations will be identified in the PUD agreement to be approved by the city. Included conditions of approval address deviations from city codes. If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. Financial Impact None Mission/Policy/Goal ■ Responsibly grow ■ Meet changing needs - Agile Attachments ■ Location Map ■ Applicant's Narrative ■ Site Plans ■ Architectural Plans and Renderings ■ Comment Letter dated February 26, 2021 S�CO3 4403 4pp 1 75-00 :3:310 175-73315 }. d )INw '1 k+ - a Stone`vood Development 3 +7'1'y =vx+ k Case No: ZC 2 1 -0 1 PE 2 1 -01 ClJ 21-03 Eli EV 21-02 Kivu ' DALE BUCHHOLZ �J CONSTRUCTION January 25, 2021 City of Elk River Attn: Zech Carlton, AICP 13O65 Orono Parkway, Elk River, MN 55330 Dear Zachary, For your review are Dale Buchholz Construction/Stonewood Development's application items for the Conditional Use Permit (CUP), Zoning Change, and Plat for the property located at 17354 Zane Street, Elk River 55330. Provided below are a list of contact information including nome(s), address(s) and phone number(s) of the: owner of record, authorized agents or representatives, engineer, surveyor, and any other relevant associates. Owner of Record: Patrick Briggs Sun Rae Apartments, LIE PO Box 719, Big Lake MN 55309 (612) 919-1561 patIthehripgscompanies.com Prospective Buyer/ Developer: Mark Buchholz Stonewood Development, LIE 4379 33" Avenue South, Suite 121, Fargo, ND 58104 (701) 371-1646 mdhuchholzNmail.com Architecture: Rhet Architecture (Rhet Fiskness) 27 II`h Street North, Fargo, ND 58102 (701) 388-2867 rhet5rhet-nrrhr.nm Surveyor: Craig Wensmann, PIS Bogart, Pederson 6 Associates, Inc. 13076 First Street Becker, MN, 55308-9322 (763)-262-8822 cwensmannLbouart-uederson.com Civil Engineer: Wayne Stark, P.E., LEED AP BD+C Stark Engineering, LIE 13070 Ist St, Becker, MN 55308 DALE BUCHHOLZ ,i CONSTRUCTION Way nes9starkengineer.com Narrative: Stonewood Development is proposing to continue to build on the concept and vision that the Briggs Companies had previously been pursing for the redevelopment of the former Saxon Motors site. The Saxon site's scenic Mississippi River views, excellent access to both the light rail and major commuter roads, and amenities within close proximity make the land a natural site for residential multifamily housing. The project the Briggs Companies recently submitted calls for the following improvements: (for reference purposes the Briggs Companies' application has been included as an addendum to this narrative) "It is our [Briggs Companies] intent to construct 2 phases of a New 89-unit, 4 story Apartment Building consisting of 58-- Studios, 84--1 Bedroom Suites and 36-- 2 Bedroom Suites.170 Total Units. 1st -4'h floor exterior fagade would include a combination of Horizontal 6 G" EDCD Steel siding 8 Cultured Stone. Aluminum Trim Coil for Accents on all balconies to include Steel Railings and Maintenance free decking, with a privacy wall on each balcony. All Trims including Garage doors, soffit, facia, to include Aluminum Wrap Accents. 180 indoor parking stalls,180 uncovered parking stalls." Stonewood Development's intentions are to maintain virtually the same site layout as well as the building footprint(s) and orientations found in the Briggs' site plan. It is our understanding that the site currently operates within the comprehensive plan set forth by the city of Elk River, but will require a conditional use permit along with a PUB approval. The buildings will provide contemporary feel and he aesthetically enhanced through varying parapet heights and wall depths, as well as through the use of timeless materials and colors. The building interiors will offer common area amenities such as a Wi-Fi lounge and a coffee bar, which will promote positive interaction among the residents and enhance their overall living experience. The secured entrances and video monitored entry points will provide reassurance of a secure living environment for the residents. The unit interiors will feature spacious open floor plans with designer -driven finishes, as well as other notable upgrades such as 9 foot ceilings, an elevator, quartz counter tops, stainless steel appliances, central air, LVT wood plank flooring, tile back splashes, complimentary in -unit washer 6 dryer, private balconies, and on -site property management. Stonewood Development is still in the process of evaluating the unit mix in the Brigg's proposal, however similar to the Brigg's proposal the buildings will consist of a mix of efficiencies, I bedroom, and 2 bedroom units with the precise number of each still yet to be determined. The Saxon site is truly a great example of what Redevelopment Tax Increment Financing programs was designed to accomplish as this redevelopment project would be economically unfeasible but for Tax Increment Financing. That being the case Stonewood Development's desire to complete the redevelopment is conditioned on receiving a Redevelopment TIF with terms similar to the Briggs Companies' request which included "a 26 year redevelopment TIF project at a 90% capture rate." Together Stonewood Development with the assistance of the City of Elk River will transform what has been a blighted site for several years into what will truly be an impressive development for the entire city of Elk River. Research has shown that there is strong demand within the Elk River market for this type of housing and the project itself will be a catalyst for local economic growth as a result of the labor and AA ' DALE BUCHHOLZ CONSTRUCTION material that will be sourced locally. With forty years of past experience the Buchholz group is well positioned to successfully complete a project of this magnitude and importance. Their history and ongoing commitment to constructing quality buildings and management will provide the residents with a superior living experience. Stonewood Development would like to thank everyone involved for their time and consideration as well as for the opportunity to he a part of the growth of Elk River \THE \\\ CROSSINNADS \ I EARKNG BUILDIN G \ ------ — — RLGEE I —A` -- — -t-- G _F_ v 11y 100 FT SETRACK FROM \ EKA GN 2 v EL .I BGGNGARr 11 I WOODED V 111\ I ) - - - - - - - - - - - � -- --- ---- 1- \ CROSSROADS \ V I 1 I ------ \\\A \ \ A- , --------------- \, \\\\ VFFA TRACT C V �` BLOCK 1 N N \\ -1\--------------- \ --- --- � 7 �---CURB & GUIEER L, BIrt1 RGUS PARKING 1 I 10G YR NBASE FF oRD— -- 1 \ / EL-8628 (NAW 88) \ e / P� \ WOODED \ � F. A ' 11 FT TO" OF BWFF SELBACK \ LTIT I k IF AN LOGU._\ 1 . TELEV, ,8 A BARKEI TT T, ' 1 I I ( i � I BGuw ER cAR RE�AiwAA_ RAr�P ALL 1 BLOCK 2 3E �a�uo�S11 L nry w — carvc�aEw�(rva) %oirv6 EXIT BUILDING ROOF=906.66 FIF— uorE w16siN6c6ie tww — — — — — — — — — -- — — — — — BNLory I SECONDS ADDITION RE ,GP �E K �=.�rvG o�Nrvo BLBF —__ � La, 11 ( If >F E NA IAIIRKIN,NG AR A I —,_� (N — B. ELEI — 893,7\ A S i ELETNI E, �F E *ro, •Ills yawl o NOTES: 1. BASE PLAN USED IS A SURVEY PREPARED BY BOGART, PEDERSON - & ASSOCIATES. =s P@ 2, ALL EXISTING UTILITY LOCATIONS AND ELEVATIONS SHOWN ARE -_ _ APPROXIMATE ONLY. CONTRACTOR SHALL CONFIRM ALL LOCATIONS AND ELEVATIONS PRIOR TO CONSTRUCTION, CONTRACTOR SHALL -mv` CONTACT UTILITY COMPANIES VIA GOPHER STATE ONE —CALL ONLINE OR BY CALLING 811 OR 1-800-252-1166. 3. ALL CONSTRUCTION SHALL CONFORM TO THE MOST RESTRICTIVE - OF THE PROJECT SPECIFICATIONS, THE STANDARD SPECIFICATIONS OF THE CITY OF ELK RIVER AND THE LATEST EDITION OF MNDOT _ STANDARD SPECIFICATIONS FOR CONSTRUCTION. Xi J a (N z ZO H Vl z w8 w zQ � 0 �o 0 �w w �z > �z w Q� 0 Y w O Q w W: - w Z > J .. O wwu° Vl REVIEW PLAN = C_1 NOT FOR CONSTRUCTION o •� 1 �^� i _ENCLOSURE i'eiTUMwous ( A vnU�RETE ` 1T TTS'ED .�.. I I I I I I I I ^I\ I \ I I ® LT • xll vwaa � OF I \ SOFww � B30 FT TOPLUFF SETDATIK�—� ,aw pT=E go� �V � as.o= PHASE 20 T_ 1 ` 89-UNIT \ o --EMEv = 893.1E ELEVATION OUNDART APARTMENT 1\ 1 BUILDING 1 1 I A-E-822 SF �a I wooDEO TT =879.50 I J L w( '� \ A " FE FNULUXN 1 aOIN �. m ----- �.� voe B sE NoaRoD ELIVAT _ EL=asze (nOiw 887 I\ \j ( _— _ _— C) E, t4 \ _ EaaED— � f WOODED R TT „Ta I — eesz �✓� 1 L�.R aCUPB 6 BLUFF SETBACK— 1 ass aoavc nceFr rzo' I sc ixri�.annox easry II I o I PHASE 1 \ L' I ` APARTMENT c / % BUILDING S V 1 1 1 A-27,743 SIF / DJ Ii 11 I PPE-887.00 GCE=878.50 A a , / TNr1 LEv ' \ nn H v NS m / �r 890.00 777 I � �k I 1 P �F BLUFF___ I e a NT, R 1� A NOTES: 1, BASE PLAN USED IS A SURVEY PREPARED BY BOGART, PEDERSON & ASSOCIATES. 2, ALL EXISTING UTILITY LOCATIONS AND ELEVATIONS SHOWN ARE APPROXIMATE ONLY. CONTRACTOR SHALL CONFIRM ALL LOCATIONS AND ELEVATIONS PRIOR TO CONSTRUCTION, CONTRACTOR SHALL CONTACT UTILITY COMPANIES VIA GOPHER STATE ONE —CALL ONLINE OR BY CALLING 811 OR 1-800-252-1166, 3, ALL CONSTRUCTION SHALL CONFORM TO THE MOST RESTRICTIVE OF THE PROJECT SPECIFICATIONS, THE STANDARD SPECIFICATIONS OF THE CITY OF ELK RIVER AND THE LATEST EDITION OF ARCOT STANDARD SPECIFICATIONS FOR CONSTRUCTION. 4, EXISTING ZONING: FOCUSED AREA STUDY (FAST). PROPOSED: PLANNED UNIT DEVELOPMENT (PUD). IMPERVIOUS SURFACE AREA (SF) RIVERWALK ARTS RIVERWALK ARTS 2 TOTAL EXISTING 130, 009 60,711 190, 719 PERCENT 64. 47. 15.87. 32.57. PROPOSED 74, 397 82, 225 156, 522 PERCENT 32. 29 23.27. 26.77 LOT AREA 231, 056 355,172 586, 228 PARKING STALL COUNTS RIVE R WALK APTS RIVERWALK APTS 2 COVERED 90 90 SURFACE 100 103 TOTAL 190 193 UNITS 89 89 RATIO 2,13 2,17 REVIEW PLAN NOT FOR CONSTRUCTION z J z z Q J N Z) C-2 � a a 'i , � i i ' i it i I, i I '�, III(\III i II it O�i( J'�>•' i ��rt�� r_ei uMiNous �� a >>>�\ � A I Ilk l ii�lii yin , �� a moo_ w ill ��u��A�LY�� A— ,� _-- _ _�\ �� 1 �1 ��}�oEV i o F, ii �� ' ii i I ' � �0, E, ' i i i l ii 1 ��A�V1,,,,, I DEE! Ali - \ , PHASE 2 - fl, BM VNH 0 I I \ 89-UNIT _ \ l , , E1 1 NOA NFAFPARTMENT BUILDING / "a��1 NOTES: A-27,822 sIr - 1. BASE PLAN USED IS A SURVEY PREPARED BY BOGART, PEDERSON `Y a 79. WOODEKv l , a N l I l l�i A OFE-8 & ASSOCIATES. IF Z,� 2, ALL EXISTING UTILITY LOCATIONS AND ELEVATIONS SHOWN ARE APPROXIMATE ONLY. CONTRACTOR SHALL CONFIRM ALL LOCATIONS AND ELEVATIONS PRIOR To coNSTRucTION, CONTRACTOR SHALL o CONTACT UTILITY COMPANIES VIA GOPHER STATE ONE —CALL R HE ,rye, - .�� ONLINE OR BY CALLING 811 OR 1-800-252-1166, ag W 3, ALL CONSTRUCTION SHALL CONFORM TO THE MOST RESTRICTIVE ° ��\ \ \ ( OF THE PROJECT SPECIFICATIONS, THE STANDARD SPECIFICATIONS s33 OF THE CITY OF ELK RIVER AND THE LATEST EDITION OF MNDOT a STANDARD SPECIFICATIONS FOR CONSTRUCTION. IS wm a ao-asoHDPI '�ssv z� 4. THE FOLLOWING SEQUENCE AND PROTOCOLS SHALL BE FOLLOWED d ) s a.x s�� .o si � FOR EROSION AND SEDIMENT CONTROL DURING THE SITE ♦ v— _F ,� DEVELOPMENT PROCESS: o e L, off " ( A. INSTALL PERIMETER CONTROLS (SILT FENCE & ROCK AHZ wee — — ( CONSTRUCTION ENTRANCE) AS SHOWN ON THE PLANS PRIOR TO START OF WORK. I � \ w<s, ry,v B. SOIL STOCKPILES OR CONCRETE WASHOUTS ARE NOT ALLOWED ON THE PPOJECT SITz E" C. MAINTAIN ALL TEMPO ARY EROSION CONTROL DEVICES IN PLACE p L R 0 WOO ) "v ass.° _ �._<_` aa��a az UNTIL THE CONTRIBUTING DRAINAGE AREA HAS BEEN jrZ fs „� -i - STABILIZED. INSPECT TEMPORARY EROSION CONTROL DEVICES W J ON A WEEKLY BASIS AND AFTER EACH 112" OR MORE RAIN Ad Q- Y ) <H _ I EVENT. CLEAN OR MAINTAIN THESE DEVICES AS NEEDED TO BE J �V e -sox sae, od so _ I ) EFFECTIVE. REPLACE DETERIORATED, DAMAGED OR ROTTED Z w EROSION CONTROL DEVICES IMMEDIATELY,Ei I D. REMOVE ALL SOILS AND SEDIMENTS DEPOSITED ONTO PUBLIC Q Z AND/OR PRIVATE PAVEMENT AREAS WITHIN 24 HOURS OF 0 0U DEPOSITION. REMOVAL OF TRACKING MATERIALS SHALL BE s �i) PHASECOMPLETED AT THE END OF EACH WORK DAY WHEN IT APARTMENT OCCURS. SWEEPING MAY BE ORDERED AT ANY TIME IF a BUILDING CONDITIONS WARRANT. A-27,743 SIF .J,: R° �T? E PERFORM SITE REMOVALS, GRADING, EXCAVATION AND IFFE 887W EMBANKMENT. SEED AND MULCH ALL DISTURBED AREAS 878.50 �_ A"S OUTSIDE OF PROPOSED PAVEMENT AND BUILDING AREAS WITHIN 72 HOURS OF THIS WORK 'W F. INSTALL BUILDING AND BITUMINOUS PAVEMENT SECTION. FINE z �,N GRADE SITE AND RESTORE GREEN AREAS WITH PERMANENT w � EEva" VEGETATION PER LANDSCAPE PLANS. z Q o �G. STORMWATER BAPS SHALL NOT BE EXCAVATED TO FINAL 5 O O r — GRADE UNTIL CONTRIBUTING DRAINAGE AREA HAS BEEN -w w I% ,I CONSTRUCTED AND FULLY STABILIZED, E z > H. REMOVE ALL TEMPORARY EROSION AND SEDIMENT CONTROL d z o DEVICES AFTER SITE HAS UNDERGONE FINAL STABILIZATION Q AND PERMANENT VEGETATION HAS BEEN ESTABLISHED WITH AT o LEAST 70% COVERAGE 0 �> w > J .. 0 67w °v, REVIEW PLAN a„ i — NOT FOR CONSTRUCTION C-3 ISILT TE �HED \ I I T \ I \ I \T \ I I sETaO I OF i 1 uFF re ELEVATION DOUNDAR DD R D ASE FLDDD--� WOODED V\ I 1 _----___ _ ---}--- T 100 HE BASE FLOOD I xn.vemm�nwxnnenm ngwix I � #- s ELEVATION BOUNDARY -- EL-ssze nuAw aaJ I S � � WOODED —11"., r I I ✓ e° FF TOR IIL AIH I �y IERVCEA NorLF - LF eeY � es�s�a;fsss 4'sss TOP �F aLgFF-_ F5 I F4i ..... 11 I I �ltjIL"-t yv ° L-_L1 - VA\\\ VA =19 TRACT C -- --------------- PHASE 2 89-UNIT APARTMENT BUILDING A=27,822 SF FFE=890.00 GFE-879. 50 PHASE 1 ' - =9k4PS4r✓X„,',;; 89-UNI7 APARTMENT BUILDING A=27,743 SF FFE=88T.00 E f GFE=8T6. 50 —_ I I III II — I� O r„rr yvy� v / 4E11 / ELEV H s / I A4�, \S uH 1I3\ PLANTING LEGEND �sDDEDLAwN LANE ROCIEEIc reDED ovEreWEED DArereIEre FRE E�rvoreosEEDeD LAwN N70SRACTOR IHALL EE COME FAMILIAR WI TH Exls.wrec THE LOCAL ON OF ALL e AND Eu.ureE urvoearelc ourvD serevEs� ANDND OTHER DELETERINUI MATERIAL ED G=D E Co MMEM C FAT CGTRU tE E PVC EDGING INITALL EDGING LEVEL ME EVEN PER NORMAL INDUITRI ITANDARD1 AND RE .RIRTE oRNN.ERPLANTNRNNTRACTORNRRRREIT-MEI,RNNR.NTRIEERRENECE�NRIND NDLNDEC EEADreICEDreAPPreDVAL A,DT OVENLANDEC E a6wEED�ArereIEDEEreIC=DDMIT=AMPLEDEreDCIE ECOMMENDEDDVMANDEACTDreEre RPERENNA,IORIDROVEDEQUALPREEMERGENTHERBCDEAPPLEDATRATE= a z > DED1TO RECEIVE 4DEPTH -EDDEDCEDAR WOOD MULCH RENDCATEDDELOw PLANTING DEDIMEL-NAREAE LMD'CAPE ARCH TECT'ITEOre,AODBE CONI IDERE RE PLA FOR APEreODALILEARUPON COMPLETION OFPLANTING DEAD R'DBEREPLACENT ED NTRACTORCONTRACTOR IHALLGURFANTEED RE P EAR DO AD a 3 z w > o � N AD " NET ' TO YTR` DART ' L—N AREA' IURFACEI osubdrvDiseo IV. Sec. "30;934-"Landscaping, TO BE OF GAT ED W THPo Up 'PRAYHE"'oToR' 'TRUE BED' To BE ,1la11—Mm^Dmum—.1-1mee e5",""":m""�„"e�"11 e��m"e ev 41. GRAPHIC SCALE REVIEW PLAN NOT FOR CONSTRUCTION HER HANSON DRAFTED BY JH FACE— BY JH DIE 1-26-21 RR 21001DE L1 ISILT TE �HED \ I I T \ I \ I \T \ I I sETaO I OF i 1 uFF re ELEVATION DOUNDAR DD R D ASE FLDDD--� WOODED V\ I 1 _----___ _ ---}--- T 100 HE BASE FLOOD I xn.vemm�nwxnnenm ngwix I � #- s ELEVATION BOUNDARY -- EL-ssze nuAw aaJ I S � � WOODED —11"., r I I ✓ e° FF TOR IIL AIH I �y IERVCEA NorLF - LF eeY � es�s�a;fsss 4'sss TOP �F aLgFF-_ F5 I F4i ..... 11 I I �ltjIL"-t yv ° L-_L1 - VA\\\ VA =19 TRACT C -- --------------- PHASE 2 89-UNIT APARTMENT BUILDING A=27,822 SF FFE=890.00 GFE-879. 50 PHASE 1 ' - =9k4PS4r✓X„,',;; 89-UNI7 APARTMENT BUILDING A=27,743 SF FFE=88T.00 E f GFE=8T6. 50 —_ I I III II — I� O r„rr yvy� v / 4E11 / ELEV H s / I A4�, \S uH 1I3\ PLANTING LEGEND �sDDEDLAwN LANE ROCIEEIc reDED ovEreWEED DArereIEre FRE E�rvoreosEEDeD LAwN N70SRACTOR IHALL EE COME FAMILIAR WI TH Exls.wrec THE LOCAL ON OF ALL e AND Eu.ureE urvoearelc ourvD serevEs� ANDND OTHER DELETERINUI MATERIAL ED G=D E Co MMEM C FAT CGTRU tE E PVC EDGING INITALL EDGING LEVEL ME EVEN PER NORMAL INDUITRI ITANDARD1 AND RE .RIRTE oRNN.ERPLANTNRNNTRACTORNRRRREIT-MEI,RNNR.NTRIEERRENECE�NRIND NDLNDEC EEADreICEDreAPPreDVAL A,DT OVENLANDEC E a6wEED�ArereIEDEEreIC=DDMIT=AMPLEDEreDCIE ECOMMENDEDDVMANDEACTDreEre RPERENNA,IORIDROVEDEQUALPREEMERGENTHERBCDEAPPLEDATRATE= a z > DED1TO RECEIVE 4DEPTH -EDDEDCEDAR WOOD MULCH RENDCATEDDELOw PLANTING DEDIMEL-NAREAE LMD'CAPE ARCH TECT'ITEOre,AODBE CONI IDERE RE PLA FOR APEreODALILEARUPON COMPLETION OFPLANTING DEAD R'DBEREPLACENT ED NTRACTORCONTRACTOR IHALLGURFANTEED RE P EAR DO AD a 3 z w > o � N AD " NET ' TO YTR` DART ' L—N AREA' IURFACEI osubdrvDiseo IV. Sec. "30;934-"Landscaping, TO BE OF GAT ED W THPo Up 'PRAYHE"'oToR' 'TRUE BED' To BE ,1la11—Mm^Dmum—.1-1mee e5",""":m""�„"e�"11 e��m"e ev 41. GRAPHIC SCALE REVIEW PLAN NOT FOR CONSTRUCTION HER HANSON DRAFTED BY JH FACE— BY JH DIE 1-26-21 RR 21001DE L1 II FL T'"YOTAc: -$N L ZJ IST FLOOR BASEMENT :AA STA.- :STB• �STB` 0 1B 1C _ 1C { '', 0 2B 2A _. Fr 2B 3 tw 1E _ c ; 'ems- t:? 2ND FLOOR _ _ - ' _, FLOOR 3,4 = - Riverwalk Elk River, Minnesota $:. dot t J r ql �1 ��i City of EIk ;z,; River 13065 Orono Parkway Elk River, MN 55330 February 26, 2021 Stonewood Development, LLC Mark Buchholz 4376 33Td Avenue S, Suite 121 Fargo, ND 58104 VIA EMAIL: mbuchholz@gmail.com RE: Zone Change, Conditional Use Permit Application, Easement Vacation, and Plat. Dear Applicant, Thank you for your submittal on January 25, 2021. Staff has reviewed the plans and drawings and have the following comments. Please address these comments in a response letter and on future submittals: General Comments: 1. The Parks and Recreation Commission reviewed the project on February 10, 2021 and recommends Park Dedication be satisfied through cash dedication and a trail easement along the top of the bluff. The City Council also discussed capping park dedication at $500,000 for large multi -family projects. This will be updated via ordinance later. ■ Add the trail easement to the plat and site plans in an updated plan set. 2. A formal access agreement for the shared driveway to Zane Street will be required. Staff can review this prior to releasing the plat for recording. 3. The minimum parking setback is 10' from property lines. There are numerous locations where this setback is not met. The deviation can be approved by the Planning Commission and Council through the PUD process. Changes to the submitted site plan may be required after their review. 4. Ordinance requires 2.5 parking stalls per unit, or 223 spaces for each of the two phases. Submitted plans identify a deficiency with both phases — 2.13 stalls/unit for phase one and 2.17 stalls/unit for phase two. The deviation can be approved by the Planning Commission and Council through the PUD process. Changes to the submitted site plan may be required after their review. 5. Ordinance requires one covered parking stall per residential unit. The proposed development meets this standard. Phone: 763.635.1000 POWERED 11`14A www.ElkRiverMN.gov 6. Submit lighting plans for review and comment. Review and approval of the lighting plan must be done prior to recording the CUP or releasing the plat for recording. 7. Staff approval of material/color selections along with final building elevations will be required prior to recording the CUP or releasing the plat for recording. Disagreements between staff and the applicant will be discussed with the City Council as part of the approval for the PUD agreement. 8. Proposed signage must be included on final site plans and elevations. 9. As both buildings proposed to be sprinkled, the fire lanes along the back of building are not required. The fire lanes should be removed to accommodate the recommended trail easement from the park and recreation commission. ■ Please address this change on future updates. 10. The existing stormwater pipes that convey water from Zane Street through the site must remain in a drainage and utility easement. ■ Update the plat to include the appropriate drainage and utility easement. 11. A formal agreement for the proposed shared storm sewer system between the two properties must be formalized in an easement and agreement. ■ Staff can review this prior to releasing the plat for recording. 12. Please submit a turning radius exhibit demonstrating a right -turn from the north exit for the parking lot in front of phase 2. 13. Eliminate the northern most parking stall from the lot in front of phase 2 (includes a number "9") and the eastern most stall in the lot north of phase 2 (includes a number "17). Adjust the curb and sidewalks appropriately. There should be as much buffer as possible between the R/W and the sidewalks to accommodate snow storage for the cul-de-sac. 14. Stormwater management requirements need to be met as listed in Ordinance Sec. 78-503. - Stormwater and urban runoff control. and Sec. 78-504. - Post construction stormwater management for proposed impervious surfaces. http://mn-\ elkriver.civicplus.com/Document Center/View/3180. ■ The stormwater plans continue to be reviewed by the engineering department and additional comments may follow when their review is complete. 15. Submitted plans note that proposed hardcover is 26.7%. City ordinances limit the hardcover to 25% for areas within the wild and scenic river district. The deviation can be approved by the Planning Commission and Council through the PUD process. Changes to the submitted site plan may be required after their review. 16. Section 30-2022 requires a 30-foot setback from the top -of -bluff. Plans identify parking and drive lane setbacks into this easement. The deviation can be approved by the Planning Commission and Council through the PUD process. Changes to the submitted site plan may be required after their review. Additional comments provided by MnDOT are attached and need to be addressed as part of an approved project. Unaddressed comments may be included as conditions for approval. Staff reserves the right to continue review of all site, building, grading and utility plans Thank you, and please let me know if you have any questions. Sincerely, Zack Carlton, Planning Manager 763.635.1035 DEPARTMENT OF Metropolitan District Waters Edge Building TRANSPORTATION 1500 County Road B2 West Roseville, MN 55113 February 19, 2021 Jennifer Green Senior Administrative Assistant City of Elk River 13065 Orono Parkway Elk River, MN 55330 SUBJECT: MnDOT Review # P21-008 Stonewood Development NW Quad US 10 & 173rd Avenue Elk River, Sherburne County Dear Ms. Green: Thank you for the opportunity to review the plat and plans for Stonewood Development. MnDOT has reviewed the documents and has the following comments: Noise: MnDOT's policy is to assist local governments in promoting compatibility between land use and highways. Residential uses located adjacent to highways often result in complaints about traffic noise. Traffic noise from this highway could exceed noise standards established by the Minnesota Pollution Control Agency (MPCA), the U.S. Department of Housing and Urban Development, and the U.S. Department of Transportation. Minnesota Rule 7030.0030 states that municipalities having the authority to regulate land use shall take all reasonable measures to prevent the establishment of land use activities, listed in the MPCA's Noise Area Classification (NAC), anywhere that the establishment of the land use would result in immediate violations of established State noise standards. MnDOT policy regarding development adjacent to existing highways prohibits the expenditure of highway funds for noise mitigation measures in such developed areas. The project proposer is required to assess the existing noise situation and take the action deemed necessary to minimize the impact to the proposed development from any highway noise. If you have any questions regarding MnDOT's noise policy please contact Natalie Ries in Metro District's Noise and Air Quality Unit at 651-234-7681 or Natalle.Rleskstate.mn.us. Bicycle/Pedestrian: This property falls within a Sherburne County Proposed Trail Corridor. The applicant should coordinate with Sherburne County to determine the appropriate location for a trail on this property An equal opportunity employer MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113 and to ensure development and fire access do not prevent future trail construction. Public access points between the trail and Zane St NW should also be considered. For questions regarding these comments, contact Jesse Thomsen, Metro Multimodal, at Jesse. Thomsengstate.mn.us or 651-234-7788. Water Resources: Assuming the portion of Zane St/Yale St where the cul-de-sac is proposed will have curb and gutter, no drainage permit will be required as all drainage runs towards the river and away from MnDOT right-of-way. If this is not correct then a drainage permit will be required. For questions regards these comments, contact Jason Swenson, Metro Water Resources, at jason.swensongstate.mn.us or (651) 234-7539. Permits: As mentioned above, a drainage permit would be required if the cul-de-sac does not have curb and gutter. Additionally any use of, or work within or affecting, MnDOT right of way will require permits. Permits can be applied for at this site: hllps:Holpa.dot.state.mn.us/OLPA/. Please upload a copy of this letter when applying for any permits. Please direct questions regarding permit requirements to Buck Craig of MnDOT's Metro Permits Section at (651) 775-0405 or Buck. Crai g(2state.mn.us. Review Submittal Options MnDOT's goal is to complete reviews within 30 calendar days. Review materials received electronically can be processed more rapidly. Do not submit files via a cloud service or SharePoint link. In order of preference, review materials may be submitted as: 1. Email documents and plans in PDF format to metrodevreviews.dotkstate.mn.us. Attachments may not exceed 20 megabytes per email. Documents can be zipped as well. If multiple emails are necessary, number each message. 2. PDF file(s) uploaded to MnDOT's external shared internet workspace site at: https://mft.dot.state.mn.us. Contact MnDOT Planning development review staff at metrodevreviews.dot(2state.mn.us for uploading instructions, and send an email listing the file name(s) after the document(s) has/have been uploaded. If you have any questions concerning this review, please contact me at (651) 234-7797. Sincerely, Cameron Muhic Senior Planner MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113 Copy sent via E-Mail: Buck Craig, Permits Lance Schowalter, Design Jason Swenson, Water Resources Ashley Roup, Traffic Jennifer Wiltgen, Area Coordinator Michael Lynch, Right -of -Way Mackenzie Turner Bargen, Multimodal Jesse Thomsen, Multimodal Russell Owen, Metropolitan Council Natalie Ries, Noise and Air Quality MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113 iver Ordinance 21 - Stfikethfoughs to be removed Underlines to be added An Ordinance Amending the Zoning Map of the City of Elk River, Minnesota, to Rezone Certain Property from FAST (A) to Planned Unit Development (PUD) The City Council of the City of Elk River does hereby ordain as follows: SECTION 1. That the duly adopted Zoning Map of the City of Elk River is hereby amended to rezone the property described on attached Exhibit A to Planned Unit Development (PUD): SECTION 2. That the rezoning approved by this Ordinance is based on the following findings: 1. The rezoning is consistent with the City of Elk River Land Use Plan adopted as part of the City of Elk River Comprehensive Plan. SECTION 4. That this ordinance shall take effect upon adoption and be published as provided by law. Passed and adopted by the City Council of the City of Elk River this 15th day of March, 2021. John J. Dietz, Mayor ATTEST: Tina Allard, City Clerk Last Updated Januaic= 2019 Stfikethfoughs to be removed Underlines to be added Exhibit A Lots 1 and 2, Block 1, THE CROSSROADS, Sherburne County, Minnesota And Lot 1, Block 2, THE CROSSROADS SECOND ADDITION, Sherburne County, Minnesota Last Updated Januaic= 2019 C' liry pry° EIk River City of Elk River City Council Resolution 2 1 - A Resolution of the City Council of the City of Elk River Granting a Petition to Vacate Public Right -of -Way Easements and Drainage and Utility Easements, Case No. EV 21-02 WHEREAS, a petition has been made by the adjacent property owner to vacate the public rights -of -way described in Exhibit A, and drainage and utility easements in Exhibit B, attached hereto; and, WHEREAS, a public hearing on said petition was held on March 15, 2021, before the City Council of the City of Elk River after published and posted notice had been given, and all persons interested were given an opportunity to be heard at the public hearing. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Elk River, Minnesota, as follows: 1. The petition to vacate the public right-of-way described in Exhibit A is hereby granted based upon the following Findings of Fact: a. Minnesota Statutes, Section 412.851, allows for the vacation of public right- of-way easements if it appears in the interest of the public to do so. b. The vacated portion does not prohibit public access along Zane Street and improves public mobility by facilitating development of a cul-de-sac. c. Vacation of the easements allows development of the vacant surrounding parcels as one project. d. Therefore, the City Council finds vacation of the right-of-way easements to be in the public interest. 2. Vacation of the public right-of-way easements described in Exhibit A shall be effective at the time of recording of the document. 3. The drainage and utility easements described in Exhibit B are hereby vacated as they are no longer needed or will be replaced with the recording of the plat of The Delta. Passed and adopted this 15th day of March 2021. John J. Dietz, Mayor ATTEST: Tina Allard, City Clerk Exhibit A That part of Yale Street as platted in THE CROSSROADS (and as described in Doc. No. 189867 being over, under and across part of the South 830.55 feet of Government Lot 1 of Section 3, Township 32, Range 26) and that part of Zane Avenue as platted in THE CROSSROADS SECOND ADDITION, Sherburne County, Minnesota, to be vacated lying westerly of the following described line: Commencing at the northeast corner of Yale Street as platted in THE CROSSROADS; thence North 90 degrees 00 minutes 00 seconds West on an assumed bearing along the north line of said Yale Street a distance of 58.57 feet to the point of beginning of the line to be described; thence South 20 degrees 05 minutes 13 seconds East, parallel with the easterly line of said Yale Street, a distance of 413.98 feet; thence 252.18 feet southerly, along a tangential curve concave to the west, having a radius of 229.15 feet and a central angle of 63 degrees 03 minutes 11 seconds to the intersection of the westerly right of way line of Zane Avenue as platted in THE CROSSROADS SECOND ADDITION and said line there terminating. Street Vacation Exhibit for Plat of THE DELTA \ \ STREET VACATION DESCRIPTION, \ 7hot port of Yale Street as platted in 7HE CROSSROADS (and as described in Doc. No. 189867 being over, under NE COR. OF YALE ST. I and across part of the South 830.55 feet of Government \ AS PLATTED IN THE I \ Lot 1 of Section 3, Township 32, Range 26) and that CROSSR_OADS_— part of Zone Avenue as platted in 774E CROSSROADS _ _ _ _ _ < — — — SECOND AD01770N, Sherburne County, Minnesota, to be r-NORT \ H LINE OF THE CROSSROADS \ vacated lying westerly of the following described line: \ \ Commencing at the northeast comer of Yale Street as platted in 7H£ CROSSROADS; thence North 90 degrees 00 minutes 00 seconds West on an assumed bearing along — the north line of said Yale Street a distance of 58.57 �58. 7 .,II \ \ feet to the point of beginning of the line to be N 90°00 '00" Eq described; thence South 20 degrees 05 minutes 13 L — _ seconds East, parallel with the easterly line of sold Yale I 55 Street, a distance of 413.98 feet; thence 252.18 feet / \ I southerly, along a tangential curve concave to the west, .iAREA TO BE VACATED = ^, \ having o radius of 229.15 feet and a central angle of 63 \ y degrees 03 minutes it seconds to the intersection of the westerly right of way line of Zone Avenue as platted In \ a \ 7HE CROSSROADS SECOND ADD17ION and said line there -------A I terminating. ---i _7 ' rt `�- THE wILY R.O.W. OF YALE ST. AS PLATTED \ I \ IN THE CROSSROADS00 N H \ �z NE COR. OF LOT 1, — � \ � � m BLOCK 2, THE v CROSSROADS SECOND ADDITION \\ I \N� ili I'll /A, \ ��z 0 \ THE WILY R.O.w. OF ZANE AVE. AS PLATTED IN THE 9 v o CROSSROADS SECOND ADDITION \ oz N - s----- I \ zc» \ \ \ \ c,U1n \ \ \ \ I O \ U1 I \\ I I �7-4b \ THE INTERSECTION — WITH THE W'LY R.O.W. / OF ZANE AVE. \ I / FIELD DATE: I hereby certify that this survey, plan, or BK/PG: report was prepared by me or under my DRAWN BY: CEG my direct supervision, and that I am a CHECKED BY: CAW duly Licensed Land Surveyor under the laws of the State of Minnesota. REVISIONS: �� Signed: Craig A. Wensmann Date: 1 /25 21 Lic. No. 47466 BOGART, PEDERSON & ASSOCIATES, INC. LAND SURVEYING CIVIL ENGINEERING MAPPING 13076 FIRST STREET, BECKER, MN 55308-9322 TEL 763-262-8822 FAX: 763-262-8844 STREET —VACATION 1 18-0060.00 1 FIELD DATE: I hereby certify that this survey, plan, or BK/PG: report was prepared by me or under my DRAWN BY: CEG my direct supervision, and that I am a CHECKED BY: CAW duly Licensed Land Surveyor under the laws of the State of Minnesota. REVISIONS: �� Signed: Craig A. Wensmann Date: 1 /25 21 Lic. No. 47466 BOGART, PEDERSON & ASSOCIATES, INC. LAND SURVEYING CIVIL ENGINEERING MAPPING 13076 FIRST STREET, BECKER, MN 55308-9322 TEL 763-262-8822 FAX: 763-262-8844 STREET —VACATION 1 18-0060.00 1 Exhibit B All Drainage, and Drainage and Utility Easements in Lots 1 and 2, Block 1, THE CROSSROADS, Sherburne County, Minnesota. AND All Drainage, and Drainage and Utility Easements in Lot 1, Block 2, THE CROSSROADS SECOND ADDITION, Sherburne County, Minnesota. LLc THE DEL TA �M anmh�t hay p re p p nnnfinemlln g m p p eant�t ,nmec A shED sId"'O —1,Io°�" m g T sxLxexca i% Raew Lot:lanaT, eloae 1, THE caossaoADs, shemwnee y, �Me=ora (east .rxx xoxLriNr) I AN Lot y eltle aez,TxEtlCROSSROADS ed1d. sEcoADDITION, THE Da ao h .11b ELTA ariOWy 1.11Id e c e ose lmreve mews y :em®t a: ONA, b Id bbib NT 1. -.1. whereof. -old The Del p mta LLe, .-dthe tomb I y III PILP11 Lffill h-C-E.1d, Dly 2 0— Th,/ \ \ mocha DON e�m®t S ATE OF COUNTYEso TA .1.OE �v.�nPer �'� M 1 �Manmh_t hay p eblf;,bed p y y t gg. �,d®1,s-leApa�tn•e.tLLC, e tore z —_ � OLLvem°`x m I,sl_ e — N ntedName v MyCL ware , 9Bhf9 f A I ?' CITY OF ELK RIVER SHERBURNE COUNTY, MN I herebyc tlhave.-yed andpla dine lmaor D"Lly supsnsetl me surveyingantl platfing ofine lma aesmbeaon this plat as THE DELTA, matthisplatisa ��me date ofw:een,fieaeon, all wn Iona: and watrebonnaane: and p �e y e:hownam labeletl as aefinea�n lwMe:old slamte:, semon sosol, P>-R'x'11 \ '� _ __-� 5� Imo___________, _ eY . \ ems',` T� uxlrzD 111 AI ATV 1� mUMe<om ucenae Numbre ma66 `V ` lax -- Een \ �l- xwow IT I \I STATE OF T 1 D-� 1B�8i COUNTY of eENTON o'a, 1 �\1 I� I 1Ls m'c Lh,-gn�ngren-a :..no g emre�ne y _ y, g w®:mann,uc®reaLaws y,Mnne=ora �\ - i �\ IS Er APttss uscu[xr-1 / ,b8 / rrt'Pw me cBPsmuos - N80'OObO'EI 8!7% 11 �"I �\ %-. .y �m��ix31, ••a _ Nora<y slgnatwe N ay meaNDne MyCL. c.e®tnncn y,MlMeanm CITY COUNCIL HED CITY Ih fy uyt prepre eNmcebIn e ®teay analh ype e th, pl. tL mknana w:eauon _ y 20 CITY FETTINDER I h-y eNy ma®mis pl tvas beev y office ofine y g .Dated _ y , COUNTY SUDAEYOR P- h CLdnty ONI-IONUU,b 006,Ih y eNfy matmis plat Nos be®meckeaavaapp,d-d as to cL,lI-,, im chapts 105, MUnn,.a S. -mis tansby fythOtm-dth. y - av esmbetl p In DID dmsearevotl q ttaxe d COUNTY oa e fy-w�5m,n EN—ddly aaeao omeeofu,e eonnty co eeo e y , /Nm nr wm'MT mE tRv re OE coa•r LPr t sEP s I� _ s>tirE (A. 1. x�Nnr L.xE P• a<ax 1. ..... 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C&V=,ww)n n txe Yuln line TMEn ma Plot eroea ® m m non mmm mmummt ammev Imam Deem BOGART,, PEDERSON & ASSOCIATEA INO City of Elk River Resolution 2 1 - A Resolution of the City Council of the City of Elk River Granting Plat Approval for THE DELTA, Case No. PE 2 1 -01 WHEREAS, application has been made for plat approval, pursuant to Section 30-352 (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 proposed final plat complies with each of the conditions set forth by the City Council in its approval of the plat of the Property; NOW, THEREFORE, BE IT RESOLVED It is hereby determined by the City Council for the City of Elk River as follows: A. The proposed subdivision is consistent with the Chapter of 30 of the City Code of Ordinances 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 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. The officers of the City are hereby authorized to sign the final plat for the Property and to issue a certified copy of this Resolution giving final approval of the plat. 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. 4. This final plat approval shall expire two years from the date of this resolution if the final plat is not recorded within that time. Passed and adopted this 15Ih day of March 2021. John J. Dietz, Mayor ATTEST: Tina Allard, City Clerk i EXHIBIT A LEGAL DESCRIPTION Lots 1 and 2, Block 1, THE CROSSROADS, Sherburne County, Minnesota And Lot 1, Block 2, THE CROSSROADS SECOND ADDITION, Sherburne County, Minnesota i Riverwalk Apartments ZC, CUP, Easement Vacation, and Plat \ .� � & 5 J1,14 0 10 5 7 .5 - 11 2� �.\¥ . ��^ \Z \�\ A�w ,Stc-)neNv-(--)(--)d Develc-)pment it . .� \� �� \ -fl, T "- W �7 -11 12 ;;&W7.7R. 2134! Case No: ZC 21 -01 PE 21 -01 CU 21-03 EI-L4k;-- EV 21-02 River -- Background ■ Re -develop Saxon Motors site ■ Two 89-unit apartment buildings ■ 4 stories tall ■ Underground and Surface parking ■ Constructed in two phases ■ Vacate portion of Zane Street ■ Add cul-de-sac ■ Comp. Plan guides property for high -density residential ■ Rezone to PUD ■ Plat three existing lots into two --�- ---—— —r---t � HE ExlrnNc �LDINC I + r—:--� _ -- ------- ------�II ----1— _----ID FT TOP OF I--- �� BWFF 5—_ 100 IT. 5E16A41( FROM � , } 2 ,r IOO YR BASE ROOD�� ELEVATIQN BOUNDARY + WOODED I CROSSROADS �� I , I \ 1 1 \ � 9M iNN 1 CAR RA I 1 1 ` I FuavF riirnxc newuw �nT I \ } M BLOCK 2 A �1�1'\ ----------------- TRACT C i BLOCK 1 ,`--CURE k Gtl1 i�R 1 pIiUMItiOUS PARKING \ 1 BO WAL RETA,NING WARLP �y VASE R000 ELCVLEVATiPDN BOUNDARY (NA� -- I WOODED a� r \ t n TRA�T D V ` FT 1oP '1 BUFF sE>IBAcv< U 'I � ram- 1 I11 Eg511HC BVII.BINC 1 IYDRANT LOO\.—\ ! FFE.&60.88 AL �- PR A� SEi VICES NOT 1 t`�.` �) i MARKED [uaY[ [xlsnlla to wr NO PPRNINC a I � SMH I I, I 1 S�COtiq �I + II �.�xorE asTNc PAlwc lni--- , TOP PF 6L46—_ , h I I I ,ryI WVT RAIL, —� ,� F�Y�E GRAPHIC SCALE I �.�Iu Faxo I n. NOTES: 1. BASE PLAN USED IS A SURVEY PREPARED BY BO( & ASSOCIATES. 2. ALL EXISTING UTILITY LOCATIONS AND ELEVATIONS APPROXIMATE ONLY. CONTRACTOR SHALL CONFIRM AND ELEVATIONS PRIOR TO CONSTRUCTION. CONTR CONTACT UTILITY COMPANIES VIA GOPHER STATE ONLINE OR BY CALLING 811 OR 1-800-252-1166. 3. ALL CONSTRUCTION SHALL CONFORM TO THE MOS OF THE PROJECT SPECIFICATIONS, THE STANDARD OF THE CITY OF ELK RIVER AND THE LATEST EDIT STANDARD SPECIFICATIONS FOR CONSTRUCTION. REVIE HOT FOR CONCRETE , f \ / 61TVMINOVS \\ r45HED VAULT Ir \� Fr TOP OF ig ,�x2.„a � SLUFF SETBAN,ACKI i 100 FT. SETBACK FROM,- ! ff 1 j PHASE 2 89—UNIT } 1aa r eASE EL000-'� APARTMENT x ` E—A— F—DARY y` I ' 1 BUILDING ` A-27.822 SF -. WOODED 'I ', r. if( ; s } FFE_a9aGG GFE-879 50 -MEDp P I 1 I I 1 1 1 RE I. -A a1 aAslxl 1w YR OA5E EEEVATION RY C 1 (NAW I� V � i C ux 1 + I \ a� B RT TO"or uEE sEwAcr- cwAa _ f f f Il PHASE 1 \ ' % \ f APAR7MENT BUILDING - A-27,743 SF f 1 FFE-87.00: GFE-276.50 `.K k 1 �_ r �! f I 1 f W/ ufs I I f f 1 f I 1 TOP6F BLyfE—, �} ` i If x sou GRAPHIC SCALE TK NOTES: 1. BASE PLAN USED IS A SURVEY PREPARED BY BOGART, & ASSOCIATES. 2. ALL EXISTING UTILITY LOCATIONS AND ELEVATIONS SHO APPROXIMATE ONLY, CONTRACTOR SHALL CONFIRM ALL AND ELEVATIONS PRIOR TO CONSTRUCTION. CONTRACTO CONTACT UTILITY COMPANIES VIA GOPHER STATE ONE - ONLINE OR BY CALLING 811 OR 1-800-252-1166. 3. ALL CONSTRUCTION SHALL CONFORM TO THE MOST RE! OF THE PROJECT SPECIFICATIONS, THE STANDARD SPEC OF THE CITY OF ELK RIVER AND THE LATEST EDITION C STANDARD SPECIFICATIONS FOR CONSTRUCTION. 4. EXISTING ZONING: FOCUSED AREA STUDY (FAST). PROPOSED: PLANNED UNIT DEVELOPMENT (PUD). IMPERVIOUS SURFACE AREA (SF) RIVERWALK APTS RIVERWALK APTS 2 TOTAL EXISTING 130,009 60,711 190,719 PERCENT 64.4% 15.8% 32.5% PROPOSED 74,397 82,225 156,622 PERCENT 32.2% 23.2% 26.7 - LOT AREA 231,D56 355,112 586,2211 PARKING STALL COUNTS RIVERWALK RIVERWALK APTS APTS 2 COVERED 90 90 SURFACE 100 103 TOTAL 190 193 UNITS 69 89 RATIO 2.13 2.77 I I REVIEW NOT FOR CON: `ENCLOSURE BITUMINOUS � �S H E D �y'�' 1 x IIRER TO 9E I IIACII 661 2 OLIRR °s � & GUTTER 77177 5' CONCRETE' SIDEWALK � �� 6' CONCRETE u SIDEWALK SAN_ MH CONNECT T4 EX- Wlul — RIM=992Z [j F_ IN V= 694, � TBA - W1 6' WET TAP & cV .+ ` r K WATER SERV CE �kT-vp j L=100LF T�`'p) PHASE26 f 89-UNIT J ELI APARTMENT � � �r � k� BUILDING77 ..:� FFE= 890.00 ` �, COORDINATE IAII III AF rl lb- A* A ft- AW City of ElLk*..- *ON% River Park Dedication ■ The Park and Recreation Commission recommended cash dedication and trail easements to support a future connection to downtown ■ Council directed a cap for the park dedication at $500,000 ■ CC review on April 5, 2021. ■ Park dedication paid with building permit. ■ Split between phases PUD Ordinance Deviations ■ Parking lot setback — Min. of 10 feet ■ Required parking — 2.5 stalls/unit required and —2.15 proposed • Wild and Scenic River District ■ Bluff setback — parking/circulation encroachment ■ Impervious surfaces — 25% permitted and 26.7% proposed ■ If approved — these will be included in the PUD agreement. Easement Vacation ■ Vacate portions of Zane Street to support site and roadway improvements. ■ Add cul-de-sac Street Vacation Exhibit for Plat of THE DELTA \ \ A STREET VACATION DESCRIPTION: \ I\ fiat part of Yale Street as platted in THE CROSSROADS \ (and as described In Doc. No. 189867 being over, under NE CDR. OF PALE ST. and across part of the South 830.55 feet of 0ovemment \ AS PLATTED A THE Lot 1 of Section 3, Township J2, Range 26) and that _ CROSSROADS - — \ part of Zane Avenue as platted In THE CROSSROADS \ --- I \ SECOND 4DD/770M. Sherbume County, Minnesota, to be vaca \\ ted lying westerly of the following described line: r-N0/7PH LINE Or THE CROSSROADS \ \ Commencing at the northeast comer of Yole Street as platted in THE CROSSROADS, thence North 90 degrees DO minutes DO seconds West on on assumed bearing along - — the north line of $ aid Yale Street a distance of 58-57 y58. 7 I \ \ feet to the point of beginning of the line to be N 90,00,001, E'I described, thence South 20 degrees 05 minutes 13 seconds East, parallel with the easterly line of said Yale Street a distance of 413.98 feet.' thence 252.18 feet / \ \ southerly, along a tangential curve concave to the west, AREA TO BE VACATED having a radius of 229.15 feet and a central angle of 63 ; degrees O3 minutes 11 seconds to the intersection of the \ \ westerly right of way line of Zane Avenue as platted in in 7 \ THE CROSSROADS SECOND ADDITION and all line there terminating. - ----- -� o v .s "r - TIED THE YALE S . R.O.W. \ I \ \\ PLATTED IN T (p I \ !N THEE CROSSROADS _ -- - ------/\ \emu O NE COR. OF LOT i, —BLOCK Z THE \ Iam \ CROSSROADS SECOND ADDITION \ \N zr o m \ (LO \ THE LWILA R.O.W. ZANE AVE. AS PLATTED IN THE "F-. 0 0 0 CROSSROADS SECOND ADDITION \ 7• oz pmm \ T \ M� v lr ' I / v�'N THE INTERSECTION I I MTN THE W1YR. O.W. OF ZANE AVE. III / Platted Exemption ■ Adjusting property lines or combining across plat boundaries requires a plat. ■ Proposed plat — The Delta — combines three lots into two. a dge&R vd uri Srea,�M,ah�m.neme du 4camp dS vR AWmmem LC, THE DELTA /ITS rftbefdlowing described properliee snared htlre rmeay of SM1eabame, Smre of _liime ant. YCDIX� �-� Ylivnesota. SHERaATHE (G6T IR(RF A2YR.N£NT) ;M1eb�un r.,nmy, hdim�exnra. 'A aM do hereby dedicate W dte pnblic for public use forever the walkway easemst as shown mld eaeanents az these prarn(s to be signed bV it proper officer beros a5 ,L tks &V d , 20 i //r ,;}"'r NGPRI LWE CF O0V7 LOT 4 b - .' day of . 20 by Pa➢uggs, PresidenS SwRaz nrty n�pexvieod Nye nuvcyngnnA pinrNng nfrM10 lnM Anc+i6ul an rhia plat es TF1P_DP.i,TA, tM1al rMc plat i.a PF�JI'Nn� \\ \, �O�, \ 1 waLrtbouvdlbl,aM allpublicd,,l ted on the Wa°dthatall motumante d,pktedmNeplathave been ' tgf •� 'e� \ -'>' \ ys ve sluwn and labeleJ as defined inlvfumesula Slalules, Section 505.01, Y" \\ \ WESTLNIE OF EAST50°Fi--_/ 6i iD\ \ �,4•<� \\ fAY'i'O�i M1RSECTttAV3 III-___________5L11°6___ Craig A. Wale Licensed Land Surveyor, Atirmesoh re aM exarmaedMma and l hereby approve t plates of and execnioedds day, the Gty Engineer. Dated this dery of , al attN(y Mettnis pin[ has neen eM1ceked vld gglmved as to compliance wi[M1 (;M1apter SITS, Nirmuore SmtW.ea [hix C,oumy Rttorde5 forraeorded tlue &s of .2120. , CITY OF ELK RIVER SHERBURNE COUNTY, MN VICINITY MAP sec 2 8 0, TwP. 32, R, ?u snerbNme coNnry, NN fr — --X-7 c^a\03 m N. 41 ,SRE RInR916uad UUINY Epe•nenle an seen I � W I I p NOT TO SCALE Deis ° 5 d mwi N. a de piot nI l III 10 hie d dni ' lq vtrwtullmv. et unlvu olidN bvrNiw indkand. y IEurrm PONse AssoaAr/uv NOT Pt.,ATTE[i \ \ EASEMENT PER OOLYNEM � � 4L IT 86 iT EASENEA'T \ � � N0. ID81J2 PARTML-- /'£R DOCUMENT N0. /OH10,-� ROADWAY! Uik]TY o\ \ C RFr I-ASE PER 1/SJSd l3)fB.Tt \ Ea,ENTT H�0, \ � /�J \\DOfMAKENi N0. I955/l �A �GEd Ui�M.�SNY £ASEMFf/'� l IHD�)- _ X PER OO4 N0. / \\ m Fr ACCESS EA Ov MALE 5]REEi AS slDrcNr /NDs I, PLArrm W Tr¢ masseDADs / N 90'00'00' £ 847% 1 / _ / v I_(2 `- NQRTH LRFE Qe THE BJ0.55 \ I PARr OF MALE \\\ FEET OF OOV'i LOTT t {SEC 3 r.::_ SS 1 y EVA ATED (Ma IX LME EtCfYi / \w • • •' VAGTN DRAINAGE ! _AuucE usLeFEnr—--itii�: is ;: ii4S`iiO p.iiP s`s\ _ • N u J\ z SCALE: I" = 100' oRaNAlx,g,,-UT�Iu„Tr Pm me nrn YA "7•"""_- \� _ _ .� GTED 8\tI LOTIONS uanE-r61TITN .v — _•,_,s—.srcaw ADwiFa'/aa.SNa r —T67A - )• fIN I �j 16. 61 -�C� — _ - �)A 15 / u I• �BLOp: A THETIC � ORAMAGE a (IIILITY N (` I OR�S05 �sEcK �. AODTILW A.K.A. 80UTH \}c 1 ORAINACE e \ OAK PER b q TI t \+ AUNT a BLOCK ONE ~�• 2 /96Y ' � 1 5 BB'� 5/� � SOf.Y4 _ _ _ _ x \ \u$e m AIXN110N t,1D'YI a c LOT TWO oa�rR.ATTm� jL ti9?\ (J £A.IEN�TS lR ITIfYE NOT TINL£NT\ I I c::rn.., a •• FA4AWAf•l •k UTNJTY EAIl CYNSSROA0.S AND IN£ J I�S \ (I-LROSSROADS SECOND-�' I uU p \ �z0B-5.5e__ � 5 '� •N 90'OObO' W SO4X of xI. _ / I r s i _Q� _sE caarvm of srcrlcw 4 r.Tzv. M ESS CCRNER SEC. A, TJON,-�� SWTN LIIE OF COV'T LOT L_ \ RP6W. SHF.PBWN£ INKMiY. MN F26W (GST RON -ENT) SECTION ; TJON, It— (GSi NroN MLWIMERT) (AK.A SWTX LINE OF SEC. J) \ \ LEGEND BARS OggF BEARINGS • Dnotx found Ins manumen: �HNO AM1em are booed en Me Retl Of THE CROSSNOA05 0 Denelw act iro sent WEST (N SD130'OD• Wlicn he sn nn ne of ama ales nenm 0 ron mmument Oanolav Ilmltvd vecavv BOGART,, PEDERSON & ASSOCIATES, INC. Planning Commission Meeting ■ The Commission asked about traffic and DNR standards ■ FAST plan and associated traffic analysis recommended high density residential. ■ Communicating with DNR regarding standards — city can approve deviations. ■ Commission unanimously recommended approval ■ Staff spoke with resident after the meeting ■ PA System ■ Lighting ■ Off -site improvements ■ Additional email comment regarding age restriction. Ordinance Requirements ■ Rezoning to PUD ■ High density uses are consistent with the Comprehensive Plan and the FAST study. ' With the conditions of approval included in the staff report, the analysis of the application shows compliance with all seven (7) of the standards required for approval of the CUP. ■ The Easement Vacation is in the public's benefit ■ The plat meets all required standards Action Requested ■ Approve, by motion, the zone change and CUP, with the conditions outlined in the memo. ■ Adopt, by motion, resolutions approving the easement vacations and plat of The Delta, with the conditions noted in the memo. CONCRETE , f \ / 61TVMINOVS \\ r45HED VAULT Ir \� Fr TOP OF ig ,�x2.„a � SLUFF SETBAN,ACKI i 100 FT. SETBACK FROM,- ! ff 1 j PHASE 2 89—UNIT } 1aa r eASE EL000-'� APARTMENT x ` E—A— F—DARY y` I ' 1 BUILDING ` A-27.822 SF -. WOODED 'I ', r. if( ; s } FFE_a9aGG GFE-879 50 -MEDp P I 1 I I 1 1 1 RE I. -A a1 aAslxl 1w YR OA5E EEEVATION RY C 1 (NAW I� V � i C ux 1 + I \ a� B RT TO"or uEE sEwAcr- cwAa _ f f f Il PHASE 1 \ ' % \ f APAR7MENT BUILDING - A-27,743 SF f 1 FFE-87.00: GFE-276.50 `.K k 1 �_ r �! f I 1 f W/ ufs I I f f 1 f I 1 TOP6F BLyfE—, �} ` i If x sou GRAPHIC SCALE TK NOTES: 1. BASE PLAN USED IS A SURVEY PREPARED BY BOGART, & ASSOCIATES. 2. ALL EXISTING UTILITY LOCATIONS AND ELEVATIONS SHO APPROXIMATE ONLY, CONTRACTOR SHALL CONFIRM ALL AND ELEVATIONS PRIOR TO CONSTRUCTION. CONTRACTO CONTACT UTILITY COMPANIES VIA GOPHER STATE ONE - ONLINE OR BY CALLING 811 OR 1-800-252-1166. 3. ALL CONSTRUCTION SHALL CONFORM TO THE MOST RE! OF THE PROJECT SPECIFICATIONS, THE STANDARD SPEC OF THE CITY OF ELK RIVER AND THE LATEST EDITION C STANDARD SPECIFICATIONS FOR CONSTRUCTION. 4. EXISTING ZONING: FOCUSED AREA STUDY (FAST). PROPOSED: PLANNED UNIT DEVELOPMENT (PUD). IMPERVIOUS SURFACE AREA (SF) RIVERWALK APTS RIVERWALK APTS 2 TOTAL EXISTING 130,009 60,711 190,719 PERCENT 64.4% 15.8% 32.5% PROPOSED 74,397 82,225 156,622 PERCENT 32.2% 23.2% 26.7 - LOT AREA 231,D56 355,112 586,2211 PARKING STALL COUNTS RIVERWALK RIVERWALK APTS APTS 2 COVERED 90 90 SURFACE 100 103 TOTAL 190 193 UNITS 69 89 RATIO 2.13 2.77 I I REVIEW NOT FOR CON: GRASSPAVE FIRE DEPT ACCESS 11SEkAEhdT FIRST FLOOD LEVEL GARAGE ACCESS —GARAGE ~" 4 � ACCESS `_-- 5' CONCRETE SIDEALK i �a, AREA TO BE RF—AIVIh;^, ' NF INRI_TRATION BASINY'VACATED J�AI_LS B612 CURB ' & GLITTER w $' 14 11 CURS is —UT L NYLON SIGN RETAINING D412 CURB_ + WALLS & GUTTER PROPOSO LOT LINE Y. 5 8612 CURB 1 — \11 GUTTER W n BASEMENT LEVEL 19612 CURB ; YY GARAGE ACCESS & {jUTfER Y 2 u' FIRST FLDOR GRASSPAVE GARAGE ACCESS '�r _ SE INFILTRATION BASIN FIRE DEPT ACCESS AL T. J GO YR SASE FLOCD CLCJAiION _OU 1JFl cY EL_8528 (JNo 88) 1 I .. rk°;r-Z 11AA r�l� rr}}C VA O V V OTF - 10-T TO' OF - RIIlFF 5 AACK - .�� N/ L HY YANT LOC NOT EIV .: I fi'� ITT G- SL..FF me n AWafCmlea Lda 1n'waiNoc rer. inermiv H Mapes Uzz'xfr �alll nLape ,ace na�I six x �CCEC �,nh r orros mmL— NOTES A S�TIE 01 fHCH u�vG lLCTHn THw. la Eo E.�l m � s RNo 00 0 1 1— 11CLE11 CS 0 G. G. u 1111 ET HCHe �osf E .,u1uv,HEls 11111 Ell PE jl�l IT O 0 os G R 5 11 LN11I—TON. KLLI-EFSFRA IT Subdivision IV Sec 30 934 Landscaping (3). Min m c C �a aenb iL 25% trees on emenla Lre . Cox,e cane c.sv a eec nca ecrocma�oac,e�sc xo 2s