5.1. PCSR 08-23-2005
Item #5.1.
MEMORANDUM
TO:
FROM:
Planning Commission
Chris leeseberg, Planner (t,
DATE: August 23, 2005
SUBJECT: Case No. CU 05-15
Request by Tractor Supply for a Conditional Use Permit to
Construct a Commercial Retail Building
Request
The applicant is requesting a CUP to construct a Tractor Supply commercial retail sales
facility.
location
Elk River Crossing 6th Addition
Lot 1, Block 1
Zoningl land Use
PUD (planned Unit Development) / HB (Highway Business)
60 Day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on this request by September 21,2005
Attachments
· Location Map
· Memo from the City Engineer
· Applicant's Narrative
· Time Magazine Article
· Elk River Crossing Design Standards
· Civil Drawings (1 through 5)
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
Planning Commission I CU 05-15
August 23, 2005
Page 2
. Building Plan (A-l)
. Elevations (AE201)
. Rendering of Building
Overview
The 23,630 sqft proposed'retail building will have a fenced-in outdoor storage area on the
east side of the building. Parking will surround most of the north and west sides of the
building. The main access to the site will be shared with Maxsun Furniture from 179th
Avenue with a secondary access for deliveries from Industrial Circle.
The surrounding uses consist of Business Park to the south and the Elk River Crossing PUD
with retail businesses to the north. The furniture store will occupy the lot directly to the
east, which will share access to the sites.
Analysis
The 23,630 sqft building will be 22'-8" tall in the front and taper down towards the back.
Integrally colored split-face concrete masonry units (CMU) scored to 8" x 8" units will
comprise the 10-foot wainscot. The area above the wainscoting will be integrally colored
split-face CMU. Red brick pilasters are provided around all four facades with brick columns
at the entrance. A single 8" high painted red band is proposed around the entire building,
separating the two different CMU materials. The Elk River Crossing design guidelines do
not allow "architectural features to be painted". This band will need to be integrally colored or as
a glazed tile CMU. There will be forest green accents on the coping, the standing seam
metal roof of the entrance and the aluminum storefront entrance.
The design guidelines requite that 'Jacades should be articulated to reduce the massive scale and
uniform impersonal appearances if large retail buildings and provide visual interest. Buildings over 100 feet
in length should incorporate recesses, r!ffsets, Pilasters or angular forms so that no uninterrupted length
exceeds 50 feet. The wall prqjection or recess should be a depth if approximatelY 3% if the length if the
uninterrupted building length." The west, south and east elevations do not comply with this and
staff recommends that at least an 18" off-set occur in these elevations. This could be
accomplished by "bumping out" the pilasters.
Located directly to the east of the building is a proposed fenced-in side lot. This will be used
to store merchandise and seasonal equipment for sale. Indicated on the preliminary grading
plan are areas for seasonal display. Staff recommends that seasonal displays not be allowed
outside of the fenced in area with the exception of the area between the parking and the
north side of the building.
The design of the trash enClosure was not indicated but will need to comply with the design
guidelines which state, "shall be an enclosure constructed if the same materials and colors as those used in
the building. "
S:\PLANNING\Case Files\2005\CU 05-15 Tractor Supply\CU 05-15]C.doc
Planning Commission / CU 05-15
August 23, 2005
Page 3
Signage was not indicated on the elevation drawings, but did show on the rendering. The
applicant is requesting two walls signs in lieu of an allowed monument sign. This condition
has been allowed on other buildings in this development and staff supports this request.
Parking and Circulation
The primary access to the site is on the north side of the site and will be at a shared entrance,
opposite the Home Depot entrance. A secondary shared access will be on the south side of
the site off of Industrial Circle. The parking lot indicates 105 parking stalls, which does not
meet the requirements of one stall for every 200 square feet of floor area (118 are required).
Landscaping
The landscape plan complies with the ordinance requirements.
Grading. Drainage and Utilities
Grading, Drainage and Utilities are addressed in the City Engineer's memo.
Standards for Issuance of a Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed
location:
1. Will not endanger, ityure or detrimentallY ciffect the use and el'!jqyment 0/ other properry in the
immediate viciniry or the public health, srifery, morals, comfort, convenience or general we!fare 0/ the
neighborhood or the ciry.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderlY development and improvement 0/ surrounding vacant
properry.
4. Will be served adequatelY !?J and will not adverselY ciffect essential public facilities and services
including streets, police and fire protection, drainage, refuse disposal, water and sewer !}stems, parks
and schools; and will not, in particular, create trqfJic congestion or intetjerence with trqfJic on
acfjacent and neighboring public thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions 0/ operation that wzjl
be detrimental to al'!Y persons or properry because 0/ excessive trqfJic, noise, smoke, fumes, glare,
odors, dust or vibrations.
6. Will not result in the destruction, loss or damage 0/ a natural, scenic or historic feature 0/ mcgor
importance.
1. Will fullY complY with all other requirements 0/ this Code, including al'!Y applicable requirements
and standards for the issuance 0/ a license or permit to establish and operate the proposed use in the
ciry.
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.
S:\PLANNING\Case Files\2005\CU 05-15 Tractor Supply\CU 05-15_PC.doc
Planning Commission / CU 05-15
August 23, 2005
Page 4
Recommendation
Staff recommends that the Planning Commission recommend approval of the request with
the following conditions:
1. All comments of the City Engineer shall be addressed.
2. The west, south and east elevations shall provide at least an 18" off-set in the
elevation.
3. The trash enclosure shall be within an enclosure constructed of the same
materials and colors as those used in the building.
4. Two walls signs shall be allowed in lieu of a monument sign.
5. The number of parking stalls shall meet the ordinance requirements.
6. With the exception for the area between the parking and the north side of the
building, no outdoor display shall be allowed outside of the fenced-in area.
7. The accent band shall be integrally colored or as a glazed tile CMU.
S:\PLANNING\Case Files\2005\CU 05-15 Tractor Supply\CU 05-15_PC.doc
Location Map
Case Number: CU 05-15
TRACTOR SUPPLY
p.
HillSIDE
CITY PARK
DOT
PROPERTY
~
N
13065 Orono Parkway
Elk River, MN 55330
August 9, 2005
File: 226-063P
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, :MN 55330
RE: 'TRACTOR SUPPLY COMPANY PROPOSAL
Dear Ms. McPherson:
As requested, we have reviewed the submittal package for the proposed Tractor Supply
Store to be located on Lot 1, Block 2 of Elk River Crossing Sixth Addition. The submittal
package was prepared by John Oliver & Associates and consisted of a preliminary site plan,
preliminary grading plan, preliminary utility plan, preliminary landscape plan, preliminary
Storm Water Pollution Prevention Plan, and two pages of details. Based upon our review
and comments received at the staff review meeting, we would offer the following comments:
1. There is a fairly large drainage and utility easement on this site from the original plat
of Elk River Business Park. One of the requests of Tractor Supply Company is the
vacation of this easement. On September 9,2004, the Technical Evaluation Panel
(TEP) made a site visit to review for potential wetlands in this area. It was the
determination of the TEP that any wetlands that still existed within this easement
were only approximately 2,000 square feet in area, which is within the de minimis
amount which can be filled. In other words, there is no need for the drainage and
utility easement to protect a wetland area. Therefore, I would recommend approval
of the request to vacate the easement with the following two conditions:
· A ten-foot drainage and utility easement be left along the perimeter lot lines of
Elk River Crossing Sixth Addition and a five-foot drainage and utility easement
be left along both sides of the intemallot line between Lots 1 and 2.
· Unless Maxsun Furniture, the owner of Lot 2, Block 1 join this request for an
easement vacation, only the portion of the easement within Lot 1, Block 1
(Tractor Supply Company site) be vacated.
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.mn.us
Tractor Supply Company
August 9, 2005
Page 2
2. As you are aware, Elk River Crossing Sixth Addition was the replatting of a portion
of Elk River Crossing and Elk River Business Park As such, there used to be a plat
boundary running east and west across Lots 1 and 2. The Elk River Crossing
drainage facilities has a ponding area in the northeast comer of Lot 2. It previously
had an emergency overflow that ran down the common plat line. That common plat
line is no longer in existence; therefore, an emergency overflow must be maintained
along the south boundary of Elk River Crossing Sixth Addition. This emergency
overflow has been designed into the Maxsun Furniture site at a maximum elevation
of 882.0. This emergency overflow must be continued through the Tractor Supply
site at a similar maximum elevation. Also a 20 foot wide drainage and utility
easement must cover this emergency overflow route. Currently, the Tractor Supply
plans show the common driveway off of Industrial Circle at an elevation of
approximately two feet higher than the Maxsun Furniture site plan. These
differences in elevations must be rectified.
3. The Tractor Supply site has an existing eight-inch water service off of 179m Avenue.
It is proposed to be extended into the building, including providing a hydrant for fire
protection in the parking area. A drainage and utility easement must be provided
over that portion of the water service up to and including the fire hydrant. Policy is
that watermains with hydrants are considered public so that the Municipal Utilities
can maintain and operate the hydrants to ensure workability.
4. There is no sanitary sewer service to this lot due to the replatting of the area. The
current preliminary utility plan shows connecting to the existing manhole in 179m
Avenue. This is not an approvable solution. First of all, City policy states that
"sanitary sewer services shall not be extended from manholes". Second, the
manhole the sewer service is shown connecting to is over 38 feet deep. Making this
connection would necessitate closing of 179m Avenue, which is not a viable solution,
given the existing commercial businesses in this area. Therefore, we would
recommend that the sewer service be required to hook up to the existing sanitary
sewer in Industrial Circle.
5. Storm drainage from the site is shown to go two directions;. The front of building is
collected in a storm sewer system and conveyed to the existing storm sewer in 179m
Avenue. The rear of the building is also collected in a storm sewer system and
conveyed to the existing storm sewer in Industrial Circle. This proposed storm
sewer at the rear of the building crosses Lot 2, Block 1 (Maxsun Furniture site).
Therefore, an easement must be provided from the owners of Lot 2, Block 1 in
favor of the owners of Lot 1, Block 1.
If you have any questions regarding any of these comments, please call.
Sincerely,
~~
T eny J. Maurer, PE
City Engineer
S:\PLANNING\Case Files\2005\CU 05-15 Tractor Supply\08 09 05 Engx's memo.doc
July 22, 2005
NARRATIVE OF PROJECT
ITEM ONE:
This location is to be used for the construction of a commercial retail sales facility.
Tractor Supply Company (TSC) is the largest operator of retail farm and ranch stores in
the United States with over 540 stores in 32 states, focused on supplying the lifestyle
needs of recreational farmers and ranchers. The company also serves the maintenance
needs of those who enjoy a rural lifestyle, as well as tradesmen and small businesses.
The Company offers a comprehensive selection of merchandise:
. Livestock and pet products, including everything necessary for their health, care,
growth and containment.
. Maintenance products for agricultural and rural use.
. Hardware and tool products
. Seasonal products, including lawn and garden power equipment
. Truck, trailer and towing products
. Work clothing for the entire family
TSC was recently recognized and highlighted in a June '05 Time magazine article (see
Time Magazine Article. pdf)
ITEM TWO:
To construct the approximate 24,000 square foot building and attached approximate
20,000 square foot sidelot, we request a vacation of the Drainage and Utility Easement as
indicated on the Lot 1 Final Plat. (see site plan)
ITEM THREE:
In lieu of the allowed monument sign, we request a second wall sign on the building.
The second wall sign will conform to current wall signage requirements and
specifications. (see artist rendering)
AMT Minnesota, L.L.C.
.:. BY KRIS.TIN KLOBERDANZ BURLINGTON
Every morning at 5, Barb Bakshis chugs some
coffee and feeds her animals-including 30 sheep, 14 chick-
ens and a horse-before slipping on heels and heading to the
bank she co-owns. After work, she and husband Mike Zang, a
54-year-old boat salesman, stay up late doing chores on their
150-acre f.um in Burlington, \Vis. "Yes, I do
this for enjo}ment," says Bakshis, 4'3, and
laughs. Former suburbanites. the l.;ouple
bought their century-old farm in 1993 and
are learning as they go. \\'hcn they have
questions about lamb birthing, they call
their neighbors. And 'when they need fenc-
ing materials or a pressure washer breaks
dm\TI or they run out of feed. they head to
their local 'fractor Supply Co. (TSC) store.
Given the work required, hobby farm-
ing sounds a hit Uke hobby coal mining, but
it turns out there are a lot of amateur sod-
busters like Bakshis and Zang. Which is
one reason TSC, based in Nashville, Tenn.,
expects sales to increase to $2 billion this
year. In 2004 profits rose 10%, though in
April quarterly net income fell. The com-
pany blamed higher costs. The stock,
which has roughly doubled since 2003,
tumbled briefly but recovered. "We have
zeroed in on hobby funners;' says chair-
man Joe Scarlett. TSC has revived itself
by expanding into exurban areas where
there's a deepening pool of wealthy cus-
tomers who farm but are not dependent on
agriculture for a living.
TSC's road to the ag lifestyle was not
exactly a straight one. Tractor Supply Co.
TIME INSIDE BUSINESS JUNE 2005 l'\27
. WHAT PLOWf A 260-cc
20-h.p. Manco All Terrain
Vel1icle, just what the
farmer ordered lor a quick
zip around the fields
~ WHEAT WRAPS To
neatly COVet' your hay
bales-What would the
neighbors say?-TSC sells
sleeves. Box of 25: $79
.. SEABISCUIT UVES
For children of hobby
farmers, a hobby
horse-a $35 model
of the legendary
Thoroughbred
~ ORNAMENTAL A
decorative windmill
is perfect forthe
landowner who wants to
create an envlronment-
friendly ambiance
. FAUX-rARMER HEAVIN Oul
went the tractor parts. in came the
pet supplies anc:llawn trinkets
"LAWN UMO
Lifestyle farmers
are willing to
spend more on the
basits. Here:TSC's
$1.500 Huskee
Supreme 22-h.p.
lawn tractor
"WE STARTED LOOKING AT PEOPLE WHO ENJOYED THE RURAL LIFESTYLE." -JOE SCARLETT
was founded in 1.938 as a haven for farm-
ers who needed tractor parts (hence the
catchy name). Over the De1.1: four decades,
TSC strayed off the farm and started ped-
dling everything from sporting goods to
Crock-Pots. In the 19705, conglomerate
Fuqua Industries acquired TSC, further
diluting the retailer's focus. Scarlett
participated in a leveraged buyout in 1982
and floated TSC as a public company in
1.994; he owns 14.5% of the common
stock, worth about $233 million today.
In the mid-1990s, management began
to reassess TSC's market positioD. "'The
number of farmers was shrinking," Scar-
lett says. "'We started looking at people
who enjoy the rural lifest}ie." Baby
boomers were beginning to migrate from
cities to rural areas, and these new ree
farmers were spending $5.5 billion annu-
ally on supplies. "Lifestyle" positioning
demanded big changes in merchandise.
Fanners raise livestock. Lifestyle farmers
have pets and ride horses fur fun. Farmers
buy feed in quantity and cheaply. Faux
farmers buy pet "food" and spare no ex-
pense. So TSC stocked up on equine
products, bird supplies and pet chow.
Outurent the cheaper-by-the-ton stuff. In
A28 TIME INSIDE BUSINESS JUNE 2005
came funcierfoods like Hill's Science Diet.
The focus on pets coincided with a
greater focus OD women. Before the
switch, only 32% of the customers were
women. Yet they purchase 80% to 90% of
the horses in the U.S. Improving the se-
lection of pet and equine supplies
bumped the percentage of women ens-
tomersta 50%.l!t also helped same-store
sales increase 9.9% in 2004. Analyst Eric
Marshall of First Dallas Securities says of
TSC, "They've really figured out how to
provide a lifestyle concept and address
certain needs of their customers outside
the realm of big-box retailers."
TSC is benefiting from another trend:
the growth of exurbia, as more cities ex-
tend their reach into what were once rural
areas. The company has more than 500
stores in 34 states yetplans to open 62 new
stores this year and 75 in 2006 in such
places as Enfield, Conn., and Dundee,
Mich., that have proximity to urban areas.
Although theres risk in that zapid expan-
sion, CEO Jim Wright says the store growth
is a reflection of greater numbers of do-it-
yourselfers vdlo want ta get back to nature
yet still commute to an office. "We are p0-
sitioned in the path oftbat gruwth:' he says.
A trip around Bakshis and Zang'shome
store in Burlington shows that TSC is clear-
ly a sanctuary for the affluent lawn warrior.
Horse-racing helmets are displayed near
hummingbird feeders, and outdoor paint,
in John Deere Green for antique tractorcol-
lecti.ons, fills the shelves.KIVS share thecen-
ter aisle with shiny lawn mowers. Udder
cream comes in pretty cIO\'er tins (women
have discovered its charms for chapped
lips), and lawn trinkets are the hot item for
spring. In the pet center, an aluminum bin
full of chirping baby chickens is adjacent
to model plastic horses for the kids. "The
60-year-old fiumer in his bib overalls is not
buying toys for his pets," says Marty
Thrselic, Midwest regional store managez;
"Their dogs work off their excess energy;"
For less-motivated, unemployed dogs, TSC
sells training devices.
Bakshis and Zang like the fact that
the store staff includes welders, farmers,
horse owners and ranchers. "It's not only a
hardware store but it's a farm store and a
pet store; Bakshis says. She estimates that
they spend about $3,000 a year at TSC.
"It's a lifestyle. It's fun and frustrating and
a lot of work-and very satisfying:' And for
the right kind of retailer, very profitable. .
DEVELOPMENT STANDARDS
Architectural Character
1. Facades and Exterior Walls
The Elk River Crossing development will represent the eastern terminus of
the Main Street corridor which connects Highway 169 and the Central
Business District. As such, the exterior appearance of the buildings should
include elements of buildings found along the corridor and in the Central
Business District.
Facades should be articulated to reduce the massive scale and uniform
impersonal appearances of large retail buildings and provide visual interest.
Buildings over 100 -feet in length should incorporate recesses, off-sets,
pilasters or angular forms so that no uninterrupted length exceeds 50 feet.
The wall projection or recess should be a depth of approximately 3% of the
length of the uninterrupted building length. Buildings should have
architectural features and patterns that provide visual interest at a
pedestrian scale. The features should be an integral part of the building
fabric, and not be applied trim, graphics or paint. Variations to roof lines and
cornice details should also be used to add interest to buildings.
Exterior building materials and colors comprise a significant part of the
visual impact of a building. Therefore, they should be aesthetically pleasing
and compatible with materials and colors used in the Central Business
District and along east Main Street. Facade colors should be subtle, neutral
o.r earth tone colors. The development shall use a consistent palate of
materials and colors throughout. Facades of a building which are visible from
adjoining properties or public streets shall include certain design elements
found on the front facades.
Predominant exterior facade materials should include, but not limited to, one
or more of the following:
. brick
· native stone
· tinted, textured, integrally colored concrete masonry units.
· stucco
· tilt-up concrete panels with exterior facades as referred to in these
standards
Predominant exterior building materials shall not include the following:
· smooth faced concrete block
· smooth faced or raked faced tilt up concrete panels
· prefabricated steel panels.
2. Entryways
Entrances should be clearly defined and visible. They should incorporate
devices such as canopies, overhangs, recesses/projections, arcades, raised
parapets over the doors, peaked roof forms, display windows, architectural
details such as tile works and moldings which are integrated into the
building design.
Lighting
General site and street lighting (excluding general parking lot lighting) shall
be a design that is compatible and connects with the lighting utilized in the
Central Business District. It shall be at a pedestrian scale. Wall lighting
fixtures shall be consistent with the pedestrian and general site lighting.
General parking lot lighting shall be at a height no greater than 30 feet.
Poles and fixtures shall be a design that compliments the street and general
site lighting standards and fixtures.
(
Loading Areas, Trash Collection and Outdoor Storage
Loading docks, truck parking, HV AC equipment, and other service functions
should be incorporated into the overall design of the building and screened
from view of adjoining properties and streets. Trash compactors and
dumpsters should be within an enclosure constructed of the same materials
and colors as those used in the building. Outdoor areas used for the sale
and/or display of seasonal inventory shall be permanently defined and
screened with walls and/or fences and landscaping. Outdoor sales and display
areas, except for garden centers, shall not exceed 5% of the ground floor area
of the building.
Canopies
Canopies located over pump islands are allowed provided the architectural
design, colors and character of the canopy shall be consistent with the
principle building on site. The fascia of the canopy shall not be illuminated.
Canopy lighting shall consist of canister spot lights recessed into the canopy.
No portion of the light source or fixture may extend below the bottom face of
the canopy.
Signage
Signs shall be an integral part of the overall architectural design of a
building and the project, rather than contrasting with it. They must consist
of materials and design which compliments the architectural elements of the.
building and project. Signs must not be visually distracting or tend to
dominate by means of location, size, color or lighting. All signs shall be
internally illuminated.
All freestanding signs shall be setback a minimum of 10 feet from all
property lines and shall not obstruct visibility or encroach in any drainage or
utility easements.
Development Sign
One freestanding development sign identifying Elk River Crossing will be
permitted at the corner of Mai~ Street and Highway 169. The sign shall be a
monument style sign with a maximum height of 30 feet and a width of 16
feet. The number of tenants allowed on this sign shall be limite-a to 4. Total
sign area shall not exceed 225 square feet and shall not exceed 10 feet in
width. The sign shall be constructed of brick, face brick or colored rock faced
block and may include decorative brick and/or decorative glazed block as
accents.
Entrv Signs
Two entry signs shall be allowed, one at the Main Street and Zane Street
intersection and one at the Tyler Street and 179th Avenue intersection. These
signs shall be a monument style sign with a maximum height of 8 feet and a
width of Hi. feet. Total sign area shall not exceed 128 square feet. The sign
shall be constructed of brick, face brick or colored rock faced block and in may
i!1clude decorative brick and/or decorative glazed block as accents. These
entry signs may identify no more than 4 tenants.
Monument Signs for Freestanding Sites
Each of the freestanding buildings within Elk River Crossing will be allowed
to have a freestanding sign. The freestanding sign must be a monument style
with a maximum height of 10 feet and a maximum area of 100 square feet.
The sign shall be constructed of brick or face brick and in may include
decorative brick and/or decorative glazed block as accents.
Wall Signs for Freestanding Sites
\Vall signs for each freestanding building must consist of individual letters
and shall not have more than 1 wall sign for each principle building, except
that where a principal building abuts 2 or more public streets, 2 wall signs
will be allowed. Awning signs and canopy signs, including canopies over gas
pumps, shall be included as wall signs. Awning and canopy signs shall not be
illuminated. The sign area shall not exceed seven (7) percent of the area of
the building wall, including doors and windows, to which the sign is to be
affIxed
Wall Signs Retail Building- North Side of Home Improvement Store
Wall signs for the retail building attached to the north side of the proposed
home improvement store shall consist of individual letters. Capital letters
shall not exceed 36" high, lower case letters shall not exceed 24" high. Signs
shall be for store identity only and shall not be allowed on the rear or side of
building. Signs shall not extend closer than 3 or 4 feet from the projected
lease line. If the space is leased by a single tenant, sign area shall not exceed
10 percent of the area of the building wall, including doors and windows, to
which the sign is to be affixed
Maior Tenant Wall Signag-e
/
I.,
Total wall sign area for major tenants should not exceed 7% of the front
facade of the principle structure and must consist of individually mounted
letters and corporate logos. Lett~rs shall not exceed 6 feet in height and logos
shall not exceed 10 feet in height. All signage shall be internally illuminated.
Other Signs
All other signage that may occur within Elk River Crossing and not
specifIcally mentioned herein shall comply with the City of Elk River Sign
Ordinance. All requests which are not consistent with conditions, character
~nd intent of the Elk River Crossing PUD may be denied by the City.
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Vl TRACTOR STORE ~~eerlitY lhal lhis plan. speeit- DATE: 7/20/05 REV DATE DESCRIPTION
\- I John Oliver & Associates. Inc. report was prepared by me NO.
B ELK RIVER. MN Citl'f.l Engint'ering, La;nd Surveying, Land PlBnning or U - direct supervision and DESIGN BY: DC
z 580 Dodge Avenu.e that I ~1 Licensed Pratessional DRAWN BY: CSA
~ FOR ELk River, Minnesota. 55330 Engineer r !lJt.ot Minnesola
0 Statutes See 7J\126.15. CHECKED BY: DC/WJM
" AMT MANAGEMENT. LLC 763-44'-2072 FAX 763-44'-5665
~\ r L1 DWG: 8136 17PSITE
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ELK RIVER, MN Civil Bngi:nuring, Mm.d Surveying. Lam.d Pln:nni.ng or u dIrect supervision and DESIGN BY DC
680 Dodge Avenue that I ~1 L,censed ProfessIonal DRAWN BY, ERW
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PRELIMINARY UTILITY PLAN Xxx xx x. Xxxxxx, p xr FILE NO,
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TEXT NONE
xr FilE NO' 8136.17-03
John Oliver & Associates. Inc.
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680 Dodge Avenu.e
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