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6.4. SR 08-15-2005 Item #-6-...4 . MEMORANDUM TO: Mayor and City Council FROM: Chris Leeseberg, Planner W DATE: August 15, 2005 SUBJECT: Case No. P 05-11 Request by Dennis Wurm for a Preliminary Plat - Kingdom Estates 2nd Request Consider the Preliminary Plat of Kingdom Estates 2nd, Addition. Location 10511 209th Ave North of County Road 33 at the Olson Street alignment Zoningl Land Use RIa (Single Family Residential) / RR (Rural Residential) 120 Day Rule In order to comply with Minnesota Statute 15.99 (120 - Day Requirement), action must be taken on this request by October 25, 2005 Attachments . Location Map Memo from Former Land Owner Memo and Attachments from City Engineer Memo from Sherburne County Public Works Preliminary Plat Preliminary Grading Plan Preliminary Landscape Plan . . . . . . Planning Department Mission: the orderly development of a livable and sustainable Elk River community. City Council / P 05-11 August 15, 2005 Page 2 . Park Trail Exhibit A Overview The proposed plat is an extension of the existing Kingdom Estates subdivision. It will consist of 14-lots along a cul-de-sac street. A connection to the west is being provided along 214th Avenue for future development. Analysis The site consists of a ridge line which follows the proposed road alignment and a significant portion of the site is wedand. All of the lots comply with the dimensional requirements for the R1a zoning district and range in size from 2.5-acres to 5.29-acres. The City Engineer did raise a concern with the buildable area of Lot 10, Block 1. Parking and Circulation The proposed Olson Circle cul-de-sac exceeds the City ordinance maximum length by approximately 300-feet. However, the ordinance allows the lengths to be exceeded when '1.t has been clearlY shown that, f?y reason of unfavorable land form or the irregular shape of the land, a normal pattern cannot be established or land would be wasted if the additional length were not allowed': In this case, an extension of the road to the north or east property lines cannot occur due to the floodplain of the Trott Brook. Landscaping The landscape plan meets the ordinance requirements. Grading. Drainage and Utilities Grading, Drainage and Utilities are addressed in the City Engineer's memo. Parks and Recreation The Parks and Recreation Commission recommended that park dedication be in the form of cash for 14 lots. They also recommended that a trail easement be placed over the entire delineated wedand and 25-feet beyond the delineation line and also along the south property line on Lot 14. They also recommended that the developer construct a bituminous trail as indicated on Park Trail Exhibit A. s: \PLANNING \ Case Files \2005 \P 05-11 Kingdom Estates 2nd\P 05-11_ CC.doc City Council / P 05-11 August 15, 2005 Page 3 Planning Commission Action At the public hearing, and adjacent resident stated that the drainage problems from Kingdom Estates First Addition have not been taken care of, and the ditch cleaning has not been done. It was stated that these issues must be addressed before any work on the second addition can begin. Also discussed was the possibility of connecting this plat with the property to the north. Due to flood plain issues with the Trott Brook, a connection to the north is not feasible. The Planning Commission unanimously recommended approval of the request. Recommendation Staff and the Planning Commission recommend the City Council approve the request with the following conditions: 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. ALLCOMMENTSOFSHERBURNECOUNTYSHALLBE ADDRESSED. 3. A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 4. 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. 5. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF APPROVAL. 6. PARK DEDICATION SHALL BE IN CASH FOR 14 LOTS. 7. A BITUMINOUS TRAIL BE CONSTRUCTED AS INDICATED ON PARK TRAIL EXHIBIT A. 8. THE PLAT SHALL COMPLY WITH THE RlA SETBACK REQUIREMENTS. 9. A SIGN SHALL BE PLACED AT THE 214TH AVENUE CUL-DE-SAC TO ADVISE FUTURE PROPERTY OWNERS OF ITS TEMPORARY STATUS, AND THAT A FUTURE ROAD CONNECTION IS PLANNED. S:\PLANNING\Case Files\2005\P 05-11 Kingdom Estates 2nd\P 05-11_CC.doc ,/,,(PRIVA1E) ~ ~~ \!.:~ , ~ II' w~ If II r-- NLY'~ I-fE;.<\VE_ ?n7TH ^'C.."C I l~ BILLSf ~,,~~ J] / ~t= - ::.-- 1< B E 13LAC (il08T~1 AIlENUE R Y' f/ I 208TH AVENUE 1 '" z o '" ~ dILLS ~~ n J ~ ~ --;"f ," ~ , \ I. TRAILS LEGEND I I - - EXISTING SIDEWALK . . . . . . . . FUTURE SIDEWALK 000000000000000000 EXISTING PAVED TRAIL - - - - - FUTURE PAVED TRAIL 000000000000000 FUTURE TRAIL . . . . . . . . . . . . . . . . _ FUTURE ~DENED SHOULDER SITE tAL w '" '" ~ ::> en, Imv n~ o J; I ~ ~ 151" ~ --"I C~J ~ Location Map >- W ~ c-- AV ~ L ..AJY tt--"~ \ ~=; ~(e...m ~1i'F-l"Y ~~ ;(.~ LL~ n Case Number: P 05-11 DENNIS WURM ",,0 11 12 3 rnu TY L /. \\ ~ , u '.=- f-- - t'\\ r ~ '" Z :t: IS \ ( qr N Page 1 of 1 Mcpherson, Michele From: Mayorer@aol.com Sent: Tuesday, July 26, 20052:31 PM To: mmcpherson@cLelk-river.mn.us Subject: Kingdom Estates 2nd Michelle, I hope you received my rather lengthy e-mail about Kingdom Estates 2nd. I would ask a few favors of you before the meeting tonight. I need a copy of the access permit issued for the Olson Street if you have a copy in the file. I do not have a copy. I will be at the city hall prior to the meeting tonight to give Dennis somethings and I would like to have a copy of the access permit for him so that he can show that the permit has no limitations on it. I would also appreciate if each of the commissioners received a copy of my e-mail to you - that is if the issue about improvements at the intersections will be raised. And, also if the issues will be raised at the meeting, please have the commissioners get a copy of the developer's agreement from Kingdom Estate 1 st so that they can see that there is no requirement for intersection improvement in there since there was no agreement then or now. Thanks Michelle, Stephanie 7/26/2005 Page 1 of2 Mcpherson, Michele From: Mayorer@aol.com Sent: Tuesday, July 26, 2005 9:28 AM To: mcmpherson@cLelk-river.mn.us Subject: Kingdom Estates 2nd Michelle, I had a conversation with Dennis Wurm the developer of Kingdom Estates 2nd. He showed me a letter sent from the Sherburne County Highway Dept. (Dick Corbin) having to do with asking the city to require improvements at the intersection of County Rd. 33 and Olson Street as a condition of the plat of Kingdom Estates 2nd. I, of course, was the previous owner of this property but now have no attachment to it or contingencies concerning the sale. So I speak about this issue with the county as mayor and not as a developer. The county is completely out-of-line to be asking the city to require this developer to improve the intersection as a condition of his plat approval. Wurm's property does not border on County Rd. 33; it is an extension of Olson Street. If we require this developer to respond to a request by the county to improve an intersection some 1500 feet from his property line, don't we open up a can of worms for the county to be requesting this of other developers in similar situations. The county could use this to force improvements of all of its intersections with city streets simply because a developer is adding to the traffic counts in the area. I have seen many examples of existing city street intersections with county roads in Elk River not being required to be improved by developers platting other areas along the city street feeding into the county road. Also, the access permit issues by the county when the first phase of Kingdom Estates was developed does not have any limitation on it and the final plat of Kingdom Estates does not require any improvements to the intersection of County Rd. 33 and Olson Street. Also the developes agreement, which is now the responsibility of Wurm, does not required any improvements to the intersection. We have many discussions with the county highway staff, as you know, during the development of Kingdom Estates 1st Addition. As as result of these discussions, we moved the access point of Olson Street several feet to the west of the originally proposed point. This was to satisfy the county's concern that the street intersected the county road on a curve. That change considerably increased the cost of the development since another wetland was impacted. But this was done to create a better situation for the county. No agreement was reached by me or my husband that we would do the improvements with the 2nd addition. We simply had exhausted any further discussion with the county (they refused to discuss it further) and the county highway engineer issued the access permit. We neither agreed nor signed anything saying that we would improve the intersection with the 2nd phase. Besides we are not developing the 2nd phase and the one who is does not have property that borders on a county road. He should not be required to abide by something the county is requesting when it has no direct relation to the property he owns and is developing. Our major concern with improving the intersection with County Rd. 33 and Olson Street was (and still is) that there are wetlands on both sides of the road. Impacting these wetlands would not be in the best interest of the people living in the area. Also, I would think that protecting wetlands is a municipal responsibility. To be requiring unnecessary negative impact is just not in the best interest of the city and requiring a bypass lane and a turn lane for a road that will potential serve 20 homes is simply not necessary and a case of over-development. Also the county has not been consistent in apply the standards it is saying they need to apply to this intersection. Also constructing a bypass lane and a turn lane in an area of steep slopes and wetlands is an extremely expensive venture. These improvements would put undo handship on the developer of the project. Also the city's transportation plan calls for the extension of a state highway just to the south of this area with the county road eventually being turned back to the city. This section of County Rd. 33 is not anticipated to carry large volumes of traffic in the future. The cost of making these improvements to the intersection of County Rd. 33 and Olson Street will eventually be lost. Also, the county shows no interest in improving the safety of County Rd. 33 in any other way. Wanting these improvements at the intersection with Olson Street pales in comparison to the need for the county to improve the road by realigning it to remove the two 90 degree curves, which have been the cause of many accidents over the past 20 years. It doesn't seem that the county is all that interested in improving the safety of the traveling public on County Rd. 33 when they ignore the real major safety issues on the road. My request is that the city not include any improvement at the intersection of County Rd. 33 and Olson Street in the plat of Kingdom Estates 2nd. I do not believe that the city needs to be the county's henchman. The county needs to take care of county business. The developer needs to be free to deal with the county on the merits of the issues and not be held hostage by the city. I will oppose any condition in the plat of Kingdom Estates 2nd Addition that refers to the county's request for 7/26/2005 Page 2 of2 improvements at the intersection of County Rd. 33 and Olson Street. Thanks for your ear, Stephanie P.S. Thanks for applying for the community development director's position. I am sorry that you do not qualify at this point in your career. As you probably know, I am supporting Steve for the position over all outside applicants. I just feel for the time, he is better suited for the position than anyone from the outside. Michelle, I hope that you will remain at the city and continue your career with us. It would be good to have another qualified candidate to hire from within the city when this position becomes available again. 7/26/2005 Babcock. Neilson Mannella · Klint P.L.L.P. ATTORNEYS AT LAW 118 EAST MAIN STREET. ANOKA, MN 55303 FEUX A. MAl'INE~ THOMAS A. K~IN'T RANDAlL J, FULLER f. ANTrlOl'"Y MANNELLA' MATTHE'OV ^. ANDERSON COLUN J. CAll.L.STEDT-JOHNSO:-i \1VILUA."1 J. MARSHALL ANDReW J. H1PP[R1' .. DF COUNSEL JAMES M. NEILSON' ~OBElcr F. MANNELLA Phone: 763.421.5151 Fax: 763.421.3618 lawycrs@bnmklaw.com . EDMUND P. BABCOCK. R..;,cd July 26, 2005 VIA FAX AND U.S. MAIL (763) 635-1090 Michele McPherson Director of Planning City of Elk River Elk River City Hall 13065 Orono Parkway Elk River, MN 55330 Re: Preliminary Plat Approval for Kingdom Estates 2nd Addition Cecilia Scheel 10271 - 213th Avenue N.W. Elk River, MN 55330 I am the attorney for Cecilia Scheel, the owner of the East Half of the Southeast Quarter ofSectio!l 11, Township 33, Range 26, Sherburne County, Mirmesota, as well as other land. In reviewing the PreliminaIy Plat of Kingdom Estates 2nd Addition, we wonder whether the Planning Department and the City Engineer have studied the possibility of extending Olson Circle to the north line of the plat to provide access to Cecilia Scheel's property in the Southeast Quarter of the Southeast Quarter of said Section 11. There would be a public benefit providing public access from Kingdom Estates 2nd Addition into the Cecilia Scheel property. Thank you for your consideration. Very truly yours, .. . // r. '?;/ll71i,/, f !f.l1't~~~~ J l \. 1~.'{[...6-cI-'\. /ames M. Neilson JMNllba cc: Cecilia Scheel Celebrating over 50 years of service. 7fArAII or- T . n....' . R...J I'ro!'..ty L:l.w Spc,i:alisl ,~rrifi.rl hy ,he MillllC'l"r~ ,'i,:>,cc .B~r A,_"..ci~,i,m ,-":;lI...... I T.........-n I , 'U I I 10.1 t"T 13065 Orono Parkway Elk River, MN 55330 July 15, 2005 File: 226-078P Mr. Chris Leeseberg City of Elk River 13065 Orono Parkway Elk River :MN 55330 RE: KINGDOM ESTATES SECOND ADDITION Dear Mr. Leeseberg: As requested, we have reviewed the submittal package for the Kingdom Estates Second Addition. The package consisted of a set of plans prepared by Bogart, Pederson & Associates, Inc. consisting of a preliminary plat, preliminary grading plan, and preliminary landscape plan. Also submitted were drainage calculations for the Second Addition dated June 23,2005 and the original wetland identification and delineation report dated Apri116, 2003. Based on our review and comments received at the staff review meeting, we would offer the following comments: 1. This project proposes to replat Lot 3, Block 2 of Kingdom Estates into 14 lots, ranging in size from 2.5 acres to 5.3 acres. This is accomplished by extending Olson Street approximately 1,000 feet further north into the property. 2. 214th Avenue is platted from Olson Street to the west property line. Until 214m Avenue is extended into the property lying west of the plat, this entire plat, including the first and second phase, will be on a extremely long dead-end. The area of Olson Street up to 214m Avenue could be considered a temporary situation, however, most of the Second Addition lies on a permanent cul-de-sac which exceeds the City ordinance maximum length of dead-end streets by approximately 300 feet. 3. Wetlands were delineated in the development of the first phase of Kingdom Estates. It appears that there will be no encroachment in any wetlands with the development of the second phase. 4. Lot 10, Block 1 has very small buildable area, although the lot is 2.74 acres. The buildable portion of the lot outside of drainage and utility easements/wetlands is approximately 0.5 acres. It is questionable whether this is sufficient buildable area to Phone: 763.635.1000 Fax: 763.635.1090 www.cLelk.river.mn.us Kingdom Estates/P 05-11 July 15, 2005 Page 2 support a house, well, primary and secondary septic sites. Typically, the City looks for a buildable area of approximately 1 acre in size. 5. 214th Avenue should be built with the Second Addition all the way to the west plat including a cul-de-sac. It is City policy that developments fully construct all public roads within their plat boundary so that there is not a question when the property to the west develops as to who is responsible building 214 th Avenue within the Kingdom Estates subdivision. 6. The storm drainage calculations submitted are currently being reviewed. The storm drainage concept is acceptable with the street and home site runoff being collected and conveyed to quality/detention ponds and then ultimately discharged to the wetland which flows to Trott Brook. 7. The project will require an NPDES permit and Storm Water Pollution Prevention Plan (SWPPP) be submitted, reviewed and approved. It should be noted that there are several items that need to be addressed relative to sediment and erosion control in the first phase of the development. It should be made a condition of the approval of the second phase that no work is done on development of the second phase until the sediment and erosion control issues remaining in the first phase are adequately addressed. If you have any questions regarding any of these comments, please call. Sincerely, ~~ Terry J. Maurer, PE City Engineer S:\PLANNING\Case Files\2005\P 05-11 Kingdom Estates Zrrd\07 15 05 engr's memo.doc 13065 Orono Parkway Elk River, MN 55330 August 2, 2005 File: 226-078P Mr. Chris Leeseberg City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: KINGDOM ESTATES SECOND ADDITION Dear Mr. Leeseberg: On July 26, 2005, the day that this project was considered by the Planning Commission, Michele McPherson received an email from the former land owner, questioning Sherburne County's request that a right-turn lane and bypass lane be constructed as part of the Second Addition. I met with the Sherburne County Engineer, Rhonda Lewis, and Dick Corbin that day and asked them to research their files for any documentation specific to the Kingdom Estates plat and/or to any statutory authority the County has to request the right-turn lane and bypass lane. Because it was the day of the Planning Commission meeting, the County's response was not available that evening. Therefore, the Planning Commission recommended approval of the plat with the condition that "All comments of Sherburne County shall be addressed." I have subsequently received the attached packet of information from Mr. Corbin. The highlighted areas and the attached notes are as I have received them. I see nothing in this packet that deals with any statutory authority the County may have to require the right-turn lane and bypass lane. The other issue that was raised at the Planning Commission meeting was whether or not Olson Street should be extended to the north plat boundary for a future extension into properties further north. Attached are two maps. First is a portion of the Flood Insurance Rate Map for this portion of the City. The second is an aerial photo from the Sherburne Phone: 763.635.1000 Fax: 763.635.1090 www.cLelk-river.mn.us Kingdom Estates Second Addition August 2, 2005 Page 2 County GIS System with the FEMA Floodplain for Trott Brook highlighted. As both of these maps depict Trott Brook flows along the north boundary of Kingdom Estates and the associated floodplain to Trott Brook would make it virtually impossible to construct a road from Kingdom Estates Second Addition to the property to the north. If you have any questions regarding either of these issues, please call. Sin~ T~~ City Engineer S:\PLANNlNG\Case Files\2005\P 05-11 Kingdom Estates 2nd\08 02 05 engr's memo.doc UUL % 9 ZOO; 13065 Orono Parkway Elk River, MN 55330 +f~28, 2OQ3 ,Dynamics Land & Design Co. Attention: Marly Glines 555 yd Street NW , Elk River :M:N 55330 Re: Kingdom Estates, Case No. P 03-02 Dear Mr. Glines: On Thursday, February 28,2003 staff met to review the preliminary plat of Kingdom Estates. Included in the staff meeting were members of Elk River city staff, as well as Dick Corbin, representing the Sherburne County :Highway Department. Please note the following comments from our meeting: 1. There was discussion regarding the access from County Road 33 to the proposed site. The County will be supplying its own review letter, outlining its conditions;'bO"W'~t''' ooted the followiI\: the site distances due to the presence of a hill in the vicinity, the distance between driveways will not meet County minimums, 50 feet of right-of-way fr, om cent, e, r, ,lin,' e will,' ,need to be dedica:, ted in fee title to the County',md, ',".. ' .'aby.pass~, ',',' t!!l eastbound left tumsand a right-turn lane for traffic traVeling west~will'be ~r 2. There was a question if appropriate right-of-way exists from the lot to the south, owned by William and Stacy Snetsinger, in order to construct the proposed Olson Street. Please verify that the County has adequate right-of-way or that you have obtained access easements to cross this property in order to construct the street as drawn. 3. Trott Brook has a substantial floodplain over a large portion of the property per the Federal Emergency Management Agency Flood Maps. Drainage and utility easements will be required to be dedicated over the floodplain area. 4. There is a question as to the total number of dwelling units proposed for Lot 5. City Code allows one dwelling unit per lot. Please clarify the number of dwelling units on LotS. Phone: 763.441.7420 Fax: 763.441.7425 ~ " // U I/.::!/>f www.cLelk-river.mn.us MAR-06-03 12:13 PM DYNAMICS DESIGN and LAND 6124418604 P.02 555.3RD STREET NW .. "t<I Fax: 763-44'-8604 .. March 6. 2003 Scott Harlicker. City Planner Please find enclosed a revised drawing for Kh'lgdorn Estates tkat.w includes a to.ac", parcel to the nsW The number of lots has changed from 6.7. The property. owner has m(t.'Yith County Highway staff regarding their initial commcl1ts f2r this proposal nnd~ additional paroel hasbcen added in order to move tht: prfJposedrold (Olson Street) 7. further away from the road curve and t(l etimina.te an additional driveway on County · Road 33. We hove ~\lled tlfal& did not change due lothis additiol\lll ~~ 7.. Respectfully. -z cc: Stephanie Klinzing Sherburne County Highway Depilrtmo:nr jJur ~-L- -- I: ;;J r€.- .a. tLJA1~ J J'}/!Iry , ;if.,... b b- Wb dil55t1""J I + f/h ~~ 1Yt~ ;; c,4 ~!fl, ,? Ctl,r7rW~/,j cf,j Mf It.. .eS~ {~~-) ~ /~1! .--- -- ::r- .J/ t" J' B . nn rown Dave Schwarting Rhonda F. Lewis, P. E. 425 Jackson A venue Elk River, MN 55330 (763) 241-7030. 800-594-5208 Sherburne County PUBLIC WORKS DEPARTMEI\TT April 18, 2003 Stephanie Klinzing's Plat We received this different proposal from Jim Brown sometime agq; His position is that "they can only do so much" and this is their compromise. .They...areunwillin8:tobuil<f turn lanes. . . I talked with Stephanie and she doesn't listen. I talked with Scott Harlicker, Terry Mauer and Michelle McPherson and said we stand by our letter as requirements. The new 1>rop()~alis not as good as the original- a. '!'he site Une has been compromised b. Thesitedisuu1ce to the top -Of.tl;1e bill has been reduced by 200' +J c. Constructing the right tUIl11ane with 1:4 slope will require a slope easement and requite fillin!S nearly to the existing house>" I gave my opinion to Jim Brown and said we stand by our comments. And that any change or reduction in our position must come from you and/or the City of E.R. I know of no action, , Cc: RFL ;Jale-5 YJ ~ ?;b. ;/-R-- -- f!bJ.e..Y- v;1~L- r~ 11115 d,,1 v-k- Url.Jld.z/ trUVlI1 Cl-<::Le5.5 !LJ I r1-f- , russion or City Council. Dick drl7 ~ .1 ;\ \ \ ~ ~L.J-'-" _CJ--- ... 11lI.l" w w w w " '.0.1 0\ f \ W '<60.3 W . W W w / ..... w w w .. '.0.) W ,I, ..:...nu / "- w I w w ~ 0 .w. U16 ./ / .I. W 6 / 8.2"c I W ~ I C w w .I. _, ,I. J 200 r SCAL' KINGDOM E ELK RIVER STATES ZACZKO . MN WSKI PROPERTY CONCEPT MAP IN Sherburne County PUBLIC WORKS DEPARTMENT Rhond<> 1= I .o1A/;<- 0 C . 425 JE. Elk Ri\ (763) ; / / ( kffiy- t/rJ'/ ~C;)..I IJ t?/L ~~ -/- tfk{ r r~CtPmrn€#L.cid.f/M j, ;/-~ City of Elk River Attn: Michele McPherson 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 C^~ VI RE: Kingdom Estates Dear Ms. McPherson; County Highway 33 has been identified in the Sher urne County Transportation Plan as a major urban collector. With the construction of the interchange t CH 33 and T.H. 169 and the rapid development of this area, it is imperative that we balance the safety d mobility of the community with the rights of the landowner to develop his/her property 'c~s s~ch th~pro~e~tion?f,this corridor i~.~~~,~~(9;l'~,JP.r addition to auxiliary lanes, the only way this street' ccess Wilt m~! spacing requi~In~~isto relocate ' the private driveways to the proposed Olson Stree herburne County will allow;aCcess forOls8n Street to County Highway 33 as proposed only if all the following conditionS are satisfied: 1. Pay the required permit and signage fees ($550) to bring this segment to standards. 2. We require SO' of right of way along CH 33 be dedicated in fee title to Sherburne County. 3. We will require ~;right turn lan' on CH 33 for Olson Street built to MnDOT standards. 4. We will require a:'bypass 1_15ml to Sherburne County Standards; see enclosed detail. a. Please be advised that these auxiliary lanes are in areas where there is only 33' of right of way. In orderto build the turn lanes to meet standards slope easement agreements a.tl necessary~ b. Before access permits will be granted we require a signed slope e$~elJ agreement(s) with the affected landowners. c. With this required construction, wetland issues may need to be addresset. d. There may be a centerline culvert Uhdet'ett'~ that would need to be extended if applicable. . 5. The driveways both east (Crawford & Albert) ~west (Snetsinger) _.be<telocattfl to the proposed Olson Street to meet spacing requirements. These existing 'accesses must be removed by excavation not merely abandoned. 6. The developer is responsible for pavement marking correction as necessary. 7. If a culvert is proposed within our right of way for Olson Street It must have 1:6 safety aprons and grates with slopes constructed to match. Page 2 Any further negotiations regarding this plat need to be made with Dave Schwarting and the City of Elk River staff. If you have Questions or concerns call me at 763-241-7030. Sincerely, Rhonda F. Lewis, P .E. Assistant County Engineer Cc: James & Stephanie Zaczkowski, Developers Dave Schwarting, Public Works Director . Richard Corbin - Re: county road-33:zacJ(owski From: To: Date: Subject: :.~,~artingi Jim Browri" 6f8103' 4:30PM Re: county road 33 zackowski Jim: Page 1 I I reviewed the plat that you submitted and would agree with the layout under the condition that (as ..J"i...."'.f discussed):/'f" .." In the event that a~y additional lots are added to the proposed street, that a bypass lane and Ieftiftlfnfan, 1)$' ....<~aild~an~ClSerttent10r-lhe access to the property to the souttrtJfthe propOS~(rJ5llfbe Pi'.aervecf fot iiJt residence to aCcess 'the proposed street within the plat. I don't have time to write a letter, so I will copy Dick Corbin this email for him to follow up on any other conditions contained in the original review letter. Dave Schwarting Public Works Director/County Engineer (763)241-7005 Voice (763)241-7001 Fax dave.schwarting@co.sherburne.mn.us >>> "Jim Brown" <iimbrown@sherbtel.net> O5I28IOS03:5SPM :; Hello Dave I would like to inform you that since we met several months ago we have re-designed the plat which has added a lot of cost but I higway concerns. The added costs are more road, a center island due to the curv additional wetland mitigation and grading. -;1,15 />01 as /J~o f; ~-h~rl. vVd..-..5 &Ur- .-C/l~ff- f/C./,t1vK. r1 . jAJ~ dv,c:le.. ~ ,< ) D~t{e.r' - 1"7115 r~"-L'5~vt.td- !?,dJt/! '*zd. /J'11-; t<. n~- ~~L7 J>t )#VL- .6.-rtd. -J ~ bJP4 l- The positives are that we can now take'S existing driveway permits and replace them with one access onto the new road (Olsen). L. J i .. ." 1 _ . J ~ _ ll4Jr d-J ;JIJ'dE rten r..,.f!'J~ . Furthermore, we have moved the access off of the curvEffin the road and kept the lot count to 7 which is less than 10 as previously discussed, thus deferring the need for a turn lane. I am asking your assistance in obtaining one access permit and eliminating the other three. ,is' further developed, the property .~h<>uld be reviewed again for any the need for turn lanes, as exceMd the .10 lot pOltCfpreviously discussed~ Per the last highway comment letter can you please contact me and we can meet again with Stephanie and finalize a new letter. I will provide the new plat drawing to you at that time. thank you Jim Brown Director of Development Dynamics Design & Land Company phone # 763-*4"'l-85~ 1 U-z. - L-( 25 fax # 763-441-8604 cell # 612-670-8021 Sherburne County PUBLIC WORKS DEPARTMENT June 3, 2003 ~tS 1hCJ~~ I~ ~ J, 0/1 r11 f)/'I I ~..f /7'17 drtcL r,gv/~~ ~v'~ /1- N~5 /vv City of Elk River Attn: Michele McPherson 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 /k5h f 5Jf1'<?5:St'~ I RE: Kingdom Estates Revisl Dear Ms. McPherson; s, P.E. 9nue 5330 · 800-594-5208 ). \} :- qj! \ )vf' \( 'I ~ tf lV l ~ \'J\ We have reviewed the new proposal for Kingdom Estates and offer the following comments regarding the relocation of Olson Street to the east and do not support this locatiof. By moving the access from the P.I of the curve (in the original drawing) it removes the site lines from the tangent,.' '~sthef site line distance in each directio~ We find that this location reduces the si@t4i~~c , " o"fi~ DjJJ1:tr224 feel. With the cOnStt'U<;tion of a reqWred right turrt1ane'With 't:':it"~'~lQpe$ifffiiS]' t6cationthe impact tothe CatlSOll. property wotlld be seve~. Also the right turn lane would also impact the next property to the east. Whilethislocation increased thedistancet9,th~Snetinger drivewayitf ,reduces the safety of the access and still does not meet om: requirement of 660 feet. 'lf County Highway 33 has been identified in the Sherburne County Transportation Plan as a major urban collector. With the construction of the interchange at CH 33 and T.H. 169 and the rapid development of this area, it is imperative that we balance the safety and mobility of the community with the rights of the landowner to develop his/her property. As such the protection of this corridor is essentialii~~ i~ additi()llt()~qxiJi~J8;I1c;s,~~ only way thi~,s!teet access will meet spacing requiremeDtSi$~relocattf the private tlriveways to ~f~<>>sonS'treef. Sherburne County will allow access for Olson Street to County Highway 33 as proposed only if all the following conditions are satisfied: 1. Pay the required permit and signage fees ($950 revised fee schedule) to bring this segment to standards. 2. We require 50' of right of way along CH 33 be dedicated in fee title to Sherburne County. 3. We will r~uire a rightturn lane on CH l3 for Olson Street built to MnDOT standards. 4. We will teqtiire a bypass lan~built to Sherburne County Standards; see enclosed detail. a. Please be advised that these auxiliary lanes ar~"in areas where there is~y33'i?~rigbtofP way. In order to'''Ij,~tum 19;1A.~andardsslopeeasement.eM"aitsat' necessm)'. b. Before access permits will be granted we require a signed slope easementa~en~) with the affected landowners. . c. With this required construction, wet1atW. issues r:nayn~ to be.ad~s~ d. There may he a centerlineeulvert unQ& CFr~~' tlilit.woUld need tcilieextended." . applicable. 5. The driveways beth e~(Crawford & Albert) and wedt (Snetsinger) must be relocated..,thl proposed Olson Street to meet spacing requirements. These existing accesses must be removed by excavation not merely abandoned. 6. The developer is responsible for pavement marking correction.as necessarf. 7. If a culvert is proposed within our right 6fway for Olson Street It must have 1:6 safety aprons and grates with slopes constructed to match. Any further negotiations regarding this plat need to be made with Dave Schwarting and the City of Elf River sta.t1 If you have Questions or concerns call me at 763-241-7030. . Sincerely, Rhonda F. Lewis, P .E. Assistant County Engineer Cc: James & Stephanie Zaczkowski, Developers Dave Schwarting, Public Works Director Rhonda F. Lewis, P.E. 425 Jackson Avenue Elk River, MN 55330 (763) 241-7030.800-594-5208 June 9, 2003 City of Elk River Attn: Michele McPherson 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 Sherburne County PUBLIC WORKS DEPARTMENT RE: Kingdom Estates Revised Dear Ms. McPherson; We have reviewed the new proposal for Kingdom Estates and offer the following comments regarding the r~loca~dh of Olson St:eet.to the east.~rIIl?ving}he access ftO~~~.~.I,,~!,~~~~; in theori,gi~ drawm.g) it,H"'eoves the Site 1 ~the_ertt, this reduces the Site hne chstance me" ~.,_'_Imfl&ation red.,tn~~~.~~.gi$tooce ~~ the ~n .QfJhc;JUlU)X~~ " " " ~easedthe di~tance to the SnefSmg~t driveway it reduces the safety of the accessand'not~ tneet our reqUired spacing of 660 feef~ . County Highway 33 has been identified in the Sherburne County Transportation Planas a major urban collector. With the constplGtj9ltoftbe ~terchanie~6.1millioIl)atc;l!}3and 17.H.169theprotection 01 this corridor is"essential to meetthe transportationrieeds of the connn.wl1;J. It is imperative that we balance the safety and mobility of the community with the rights of the landowner to develop his or her property. While staff is not in complete agreement;~~~~9~P ~ounty will allowaccess-rQt'Ol$i)nStret to County Highway 33 .as proposed with the followiBg.:COntii~ If you have questions or concerns call me at 763-241-7030. 1. Pay the required permit and signage fees $750. Sherburne County will install all road signs. 2. We require 50' of right of way along CH 33 be dedicated in fee title to Sherburne County. 3. We will require an easement for the access to the property to the south (Snetsinger) of the proposed plat be preserved for that residence to access Olson Street within the plat. 4. The driveway east (Crawford) must be relocated to the proposed Olson Street to meet spacing requirements. The existing access must be removed by excavation not merely abandoned. 5. If a culvert is proposed within our right of way for Olson Street It must have 1:6 safety aprons and grates with slopes constructed to match. '.' -r L' 6. When any additional lots are created a bypass and right tuii...l-n tJt{r st!->rem wkl- /-s cffrtlv.ed Jp ...(/.,-L fJ/~rll' ~qf/~)C)^ ~ Ct?/lfj &~d /~ t!~1- II 15 . 1h~ W-.Lr-AC- c1t1r /ttW~5--I ,S~rcl~J: Sincerely, Rhonda F. Lewis, P .E. Assistant County Engineer Cc: Dave Schwarting, Public Works Director Jim Brown, Dynamics Design \ September 15,2003 Sherburne County PUBLIC WORKS DEPARTMENT James & Stephanie Zaczkowski 10511 209th Avenue Elk River, MN 55330 425 Jackson Avenue Elk River, MN 55330 (763) 241-7034.800-594-5208 FAX (763) 441-2264 Re: Access Permit Nos. 03-33-54; Kingdom Estates Dear Mr. & Mrs. Zaczkowski; The access permit that you applied for to County Highway 33 has been approved with the payment of the required permit and signage fees ($850). One required item remains to be completed by the developer; an easement must be provided for the Snetsinger property to access Olson Street. All highway signs will be installed by the public works department. It is the responsibility of the developer to notify the public works department for sign installation. Two existing driveway accesses (Zaczkowski & Crawford) must be removed by excavation. The removal areas must match the existing section and be restored. The slopes of the access for Olson Street (within county right of way - 50') must be constructed at 1:6, have 4" oftopsoil applied, be seeded, mulched and disc anchored to meet county standards. All requirements are listed on the back of the permit. Your permit expires on September 1, 2004. Enclosed is the original Access to County Highway Permit Application. Please carefully read the backside of the Permit. All requirements must be met for fmal inspection approval. After construction is completed, date and sign the bottom portion of the application and return it to Sherburne County Public Works. Upon final inspection and approval by our department the $500.00 Access Bond Fee will be returned to you. NOTE: Please check your return address for proper bond fee return! If you have any questions, please call me at 241-7034 Sincerely, Enc DId /l41- rr?f!n -h'"" ,-// a~ .6~5...s/ J~ It- ~.:L..s /VI- ~f- d:l' Y1ztj ,/ke. Richard D. Corbin Sherburne County Public Works Cc: Jim Brown, Dynamics Design City of Elk River Attn: Michele McPherson 13065 Orono Parkway P.O. Box 490 Elk River, MN55330 13880 Hwy 10 West Elk River, MN 55330 (763) 241-7030.800-594-5208 July 7,2005 Sherburne County PUBLIC WORKS DEPARTMENT ~t?~ RE: Kingdom Estates ThirdlAddition Dear Ms. McPherson; We have reviewed the proposal for Kingdom Estates Secon<!'Addition and offer the following comments. Access for Olson Street to County Highway 33 has been approved and constructed; however there are drainage issues in this area that are still being resolved with the City of Elk River. It may be possible that those issues will need to be readdressed as part of this proposal. One of the original conditions for plat approval of Kingdom Estates was that a bypass and right turn lane were required on CH 33. It was later negotiated that when any additional lots are created the auxiliary lanes would be required; therefore with this proposal Sherburne County will require the construction of both a bypass and right turn lane constructed to. County standards. There is a centerline culvert under CH 33 in the bypass area that must be extended. Please see enclosed detail for standards. As stated in our initial review letter dated MarchA, 2003these auxiliary lanes are located in areas where there is only 33' of right of way. We will require a signed slope easement agreement from the affected landowners before an access permit will be granted. Because the access is already constructed with the first phase we suggest the slope easement language be changed to "... before preliminary plat approval is granted". It was also noted that wetland issues may need to be addressed. An access construction permit and signage fees $700 are required. Sherburne County will install all highway signs. If you have questions or concerns call me at 763-241-7013. Sincerely, ~~dJ- Richard D. Corbin Sherburne County Public Works Cc: Rhonda F. Lewis, County Engineer Terry Maurer, City of Elk RiverEngineer Bogart, Pederson & Associates 14 \J ~ I ! I I I 12 11 ZONE X 213TH AVE N City of Elk River 270436 208TH AVE NW ;ON ~W s Z f-- UJ UJ ill UJ UJ ~ ~ f-- UJ ill U :z ~ [ill 209TH AVE NW r} C ,::;~ o 13 @] ZONE X D A' I i: Map Output Page 1 of 1 Legend o Townships Roads o patc:els FEMA Flood Zones 2004 Orthophotography Disclaimer: Every attempt has been made to ensure that the information contained on this web site is valid at the time of publication. Sherburne County reserves the right to make additions, changes, or corrections at any time and without notice. Additionally, Sherburne County disclaims any and all liability for damages incurred directly or indirectly as a result of errors, omissions or discrepancies and is not responsible for misuse or misinterpretation. Data is updated periodically. For the most current information contact the appropriate county department. Contacts: For questions about valuation or classification contact: Assessors Dept.. ?J>_~ssor@co.sherburne.rnnps. phone (763) 241-2880 For questions about taxes due contact: Auditorrrreasurer. alJdilo[@co.sherburne.rnn.us. phone (763) 241-2590 For address or mapping questions contact: Public Works Dept. . gis@Wstlerburne.mn.us . phone (763) 241-7000 For questions on, or to request a copy of, the last recorded deed contact: Recorder. recorder@cQ.sherburnernn.us. phone (763) 241-2915 http://www.sherbume.mn.promap.comlservlet/com.esri.esrimap.Esrimap?ServiceName=Sh... 8/2/2005 City of Elk River Attn: Michele McPherson 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 13880 Hwy 10 West Elk River, MN 55330 (763) 241-7030' 800-594-5208 July 7,2005 Sherburne County PUBLIC WORKS DEPARTMENT RE: Kingdom Estates Third Addition Dear Ms. McPherson; We have reviewed the proposal for Kingdom Estates Second Addition and offer the following comments. Access for Olson Street to County Highway 33 has been approved and constructed; however there are drainage issues in this area that are still being resolved with the City of Elk River. It may be possible that those issues will need to be readdressed as part of this proposal. One of the original conditions for plat approval of Kingdom Estates was that a bypass and right turn lane were required on CH 33. It was later negotiated that when any additional lots are created the auxiliary lanes would be required; therefore with this proposal Sherburne County will require the construction of both a bypass and right turn lane constructed to County standards. There is a centerline culvert under CH 33 in the bypass area that must be extended. Please see enclosed detail for standards. As stated in our initial review letter dated March 4, 2003 these auxiliary lanes are located in areas where there is only 33' of right of way. We will require a signed slope easement agreement from the affected landowners before an access permit will be granted. Because the access is already constructed with the first phase we suggest the slope easement language be changed to "... before preliminary plat approval is granted". It was also noted that wetland issues may need to be addressed. An access construction permit and signage fees $700 are required. Sherburne County will install all highway signs. If you have questions or concerns call me at 763-241-7013. Sincerely, ~dJ- Richard D. Corbin Sherburne County Public Works Cc: Rhonda F. Lewis, County Engineer Terry Maurer, City of Elk River Engineer Bogart, Pederson & Associates LN .... -.... ............r__ _s_ s' ./ ./ S./ ./ ./ s./ r- ;.> ~ ,0 M,f:'- >~ - - s - - [1/4 of SI/l';. 14, TW{). JJ. Rng. 26 / '2 "' - Wes' line of f 1(2 of the 1 81 ck 2 KINGDOM ESTA rES So... Also the Wesl Ilnfl of Lor . 0 . / \_.-""......0..----- ./ S./ --$_ s- -$- -- 1 " '~~ ~~ ~r i~ ~~. 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B '" o o tii! ijj':TO 0 ~ol...... ~5.~ ~ 2 8.:;::3' OCl~~ g.o Q.::T ~~:g~ ~!!t ....:3......::::1 ~~!.c u. ~ ~S? o ~. ;~ c 0 !'!~ , I 15 l- I I ~ _ ~L _ ~ I-l~ g L I 10 0 I ;; I , wi q --I i :;; ,. ~~g~ ~ ....~ ' ~ g- ! ~ "' ~ 5' ~ -;J~o~ ~ ~~~~ ~~'~; . 1~S=p:- ~~~~ ov.'~ ~~g . ~ ~ ~ ""0:'"" i ~~~~. ~ 0"," Cl;)~i;j':-I '"tl ~_o ;:)-. ~~~ R:> ' ~<:;b.g ~~!i';) ~<:o I\)::it~ ~ ~ ..~ " =<> l:i: ~ ,. ~ ," ~~ I~ :~ ~ ~~ '. ~ i:' ~~=<> I;; " ~ ~ ~ ~ -.-! --T~-~--: u....;...: ,:...:...'q"\.,:. ;1 .- ~ I'- 0}., ~ = I :._ I '=:.:. : .""-:::~~th-- -'-1 -- ,"',., ~"',,,,,,,: 3 o <I ~ " ~ t: ~-o-" " ~ KINGDOM ESTATES 2ND z City of Elk River, Mn. 9 Denn is T. Wurm ADD REV NO. BOGART, PEDERSON & AS~C?C?I~!~~, INC. ..... ..........-................... OATE, OS/22/05 DESIGN BY,--..!1Q DRAWN BY:--.MQ CHECKED BY, DS JKB DWG FILE, '_PRE_PLAT FILE NO.' 05-0356.00 DATE OESCRIPTlON t.ANO 5l.RVEY1NG CIVil ENGINEERING MAPPING gJ22 ~1~~6 7~~~~6~:~~Ti BE~i;R.7~~_i~i~~1l" Signed: Date:_ Reg. 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Q.1Il:J 00 3 ~ 2.. ~ x' flI 2.. g, ~f; e,a. :i ~~ 3.~ . ~ '" c:; ~ ~ ~ > '" '" n '" o JD ~ ( '" -t '" ~ " o ;l) l> ;l) -< :IE l> Ul :I '" o ;l) o () " 8 z Ul -t ;l) C () -t 6 z ;l) o ~ :IE l> -< Ul '" () -t 6 z ~ ~ ~~~ ~ ~ II ~ ~ :-'il;:Jt'i ,.,., tj~~ 5 ~ ~~ ~ ~ tt)~ F.1~t:j ~ l:1r-~ " "'~ t:I ~~ g n, 1-::--1 ~ ~~~ ~ "-< '" o ~ o . ~ \~ a\ ~. ~~ l A ;e I ::J g" )" ~ jG' iil' - S4 , Jf Z -t ~ KINGDOM ESTATES 2ND r:1 f Elk River, Mn. N -I City 0 6 . T Wurm . DenniS . ADD EDERSON BOGART, P INC. ... .q...~l~y~GC?I~"!~~~.m__mm i;~P ENGINEERING -'321 MAP:~:ST STREET. fJf:;::i:R'7:~_i~i~M44 ~-TI; 763-262-6622 Signed: d' 9 Plan Preliminary Gra In Dote:_ w ~ , 1) r ~ :: If t w W,..~~> '"" ~ ~ ~_.. -~~~ I 't ~::':"mmm .-..... ': "-~::P'" /I~j-" .J .__ ) Ii:- L..A.AJ,J Ii:- "',...,........ ~rvvvvvv ) x Ii:- ~~ Ii:- w /' f- ~/ Ii:- ,~~ -13"'-x -J3"'__ / /,-- -_....,..- /'\ --1. / ~ / / ,0 ,,0 /'./ !5 '" f'> '" '" ~~~ ~~g ~.~.[ ::Joo ~.~: ~,~ ~;~ ~.... 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I 1;1 I I El" '" ,., '" R ~ II I~ "'"'~~~~gg~~~ :~~~~g!!!!~~I?~~i::;66~~~ ~ ~~~~~~~~~~~~~~~~~~l1~~~~8 a ~ ~ ~ 0 ,., ,., ~ '" '" ~ ~ ~ ~ ~ ~"''' ~" 1!!!';iiii!!~!'!1 ~il ~i ""'''~iQ~~:;,., ~>:~ i';~" ~'" " " l1 f;; -< ~ -< 10 ~ ~ i5 i) ~ OJ ~ ~ ~ g h ~ -< ~ ~ ~ ~ " ~ ~ OJ C " '" ~ " :t"~~~~8J:;R~~o~ ili~ O;~ P1 ~~"'~~~ ~~~~~ ~~ ~~ ~ k! ~ >( :t ""' -< iri ill ~ ,,-< -< >, " '" , ~ " " g ;;J ':1 I \ .11 \ nf "' o ~ ~~ ::::;I 'a ,,~ "'"' ~~ ,,~ ~~ 0-< ~" ~~ l1f::l ~8 g~ Yl~ '1-< '- z OS/22/05 MG DESIGN BY:---;;;G DRAWN BY:----osJKB CHECKED BY: ~ OWG FILE:LGRD_ FILE NO.: 05-0356.00 REV NO. DESCRIPTION DATE: DATE Reg. No. g '" g '" o o x ~ ~ ~ x M~ ~) / " (~ ~ , f \," ~ ~ -w- ~ "''Of ~ CO", ....j::j :-l :>1 ~ ". ~~ g~ ",g, ~~ ~,., ~~ ~OJ ,,-< ~~ "'-< ~~ ~~ ~t'1 ,,~ l=:~ ~~ ~~ ):l~ g~ "l1 ~~ ~~ "- "" ~f) " l1 "' >: Ii '" l1 in 8 ~ f;; ~ ~..,., II:- ~ \,_,.,.......,....-~Ot6-./ ';' f: ~ ~!) ~ ~ ~ . I 1/ l ~~~""=t."" )\\._~~ J I~~r __ __ -.::-=-:: ---.. r' / II:- ~""cv-~"-, ~ ~ !' 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I. ~ "''''~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ g ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~~OCQ~~~~~~~~..., C)r>;)::til:;jc:,r-~~:it ~~~~II~~~~~IIII;~~~i~~_~~ . ~ a a a ~ ~ ~ ~ ~ ~ ~ M ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 8 !); !Q ~ I? ~ ~ I? ~ ~ : f; '" ~ ~ '" ~ ~ ~ g n ~ ~ ~ f; ~ ~ ~ ~ 8 ~ 6 ~ ~ ~ ~ ~ ~ '" ; ~ ~ ~ ~ g ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ r- ~ 0 ~ ~ ~ ~ ~ ~ ~ ~ ..., ~ 0 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ g ~ ~ ~ r., ~ f"t) ~ VI..., Q) ~ l>.::"'1 t:> ~ "'< ~ ~ ~ "'.. !g ~ g b ~ "" 6 ~ ... ~ g i .j:'l. ~ 2- ~ Ilo ).. ~ ill' lil' Sb ff lI}'"'l1i "tl C:::iE:tJo 2 oSij ~ ~ II a i53 M C)~ r;; tj~ ::t: l:) a~ 2 ~~a ~ ~i2~ ~ 1:Jr-PJ t:I '" "'~ t:) ~~ g ~ ~~ ~ ;::~ ~ '" i '" "'.. ~~ ~~ "'''' ,h ~~ ~'" 0"' ~'" ::!~ ~~ ~8 o~ 00 ~~ 22..... Vl () ~ z ~..... '" g .,., '" '" -I '" o o III I (N6 z p KINGDOM ESTATES 2ND ADD. City of Elk River, Mn. Dennis T. Wurm l-ANO SI..RVf.:YING CIVil ENGINEERING MAPPING ~1:~~6 7~1~~6~:~~~ BE~i:R'7~i~~~~~~22 Reg_ No. BOGART, PEDERSON 8& ASSOCIATES, INC. ....mm............_m.............................m......... DATE: OS/22/05 %~V DESIGN BY: ~ DRAWN BY:--.!1Q CHECKED BY: DS.JKB DWG FlLE:3_LND_PLAN FILE NO.: 05-0356.00 DESCRIPTION DATE Signed: IN Preliminary Landscape Plan Dote: ~~;' ~;:~ I Iii b' ..) ~ f ~ ~ ;;j g R<. )", l:l Cl ~, Ql' .fJl :s- p Ii'- I I . I) )~~~: . ~-_. Ii'- rvvvvv-vv-.~ f- Cv--J Ii'- ~Ii'-.~ : Ii'- ,~~ I" JF ~ ~ ~~ Ii'- ,~~ I~ -131\7 -.13"1__./ ~ ~ ': x \._..............ririOt6_..... Ii'- f- . ~ ~ X " ~ . . x ~ in ._..../......m_ ......-/1,,-"/.... f- ~- ~,; ~ . x ~ Ii'- ~ ,~ " x '\,'iO }'.9a " .~...- ~L__' f' r'~~ ,'~\;.", . 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Wurm Signed: Dole: Reg. No. DATE: OS/22/05 ~~v DATE DESIGN BY:--M!1 DRAWN BY:--MQ CHECKED BY: DS.JKB DWG FILE:3_LND_PLAN FILE NO.: 05-0356.00 DESCRIPTION BO.GART, PEDERSON & ASSOCIATES,..J~~.:__. --...-- -------.--. t ANQ 5W:VE:YJNQ CIVil ENGINEERING MAPPING i1:~~67~~=~6~:.~)i [lEgi~'7:~_i~~~t~;l!2 Preliminary Landscape ~ x ~ % .... " =1 ~ ,