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5.7.-5.10. PCSR 08-23-2005 Item # 5.7. - 5.10. MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Planner DATE: August 23, 2005 SUBJECT: Case No. lU05-05, ZC05-03, CU05-172 and P 05-16, Request for a land Use Amendment, Zone Change, Conditional Use Permit and Preliminary Plat (Heritage Maples) Request The applicant has requested the following: . Land Use Plan amendment from CC (Community Commercial) to UR (Urban Residential) . Zone Change from C3 (Highway Commercial) to PUD (Planned Unit Development) . Conditional Use Permit for the PUD . Preliminary Plat for a 52 unit townhouse development 60 Day Rule and 120 day Rule In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be taken on the land use amendment, zone change and conditional use permit by September 24, 2005 and the preliminary plat by November 24,2005. Location The project is located between the West Oaks subdivision and Highway 10, East of Big Lake Township and west of Waco Street. Zoning/land Use R3 (Townhouse District) & C3 (Highway Commercial) / CC (Community Commercial) Heritage Maples August 23, 2005 Page 2 Attachments Location Map Development Plans Memo from the City Engineer Letter from the applicant Overview The applicant is proposing to develop 13.82 acres into a 52 lot townhouse planned unit development. The topography of the site is rolling with medium tree coverage and a large wedand complex. Most of the tree coverage is in the southwest and central portions of the site. There is a power line esement and transmission line the The site is bounded by Highway lOon the north, a 5 acre single family parcel of the east, West Oaks development to the east and south and Big Lake Township to the west. The southern part of the site, south of the power line easement, was included in the West Oaks plat as an oudot. Land Use Amendment A land use amendment is required as part of this project. The property is currendy guided as CC (Community Commercial). The applicant is requesting a change the land use to UR (Urban Residential). Given the surrounding residential land uses and access, staff does not foresee a reason not to recommend approval of the proposed Land Use Plan amendment. Zone Change A zone change is required as part of this project. Most of the property is currendy zoned C3 (Highway Commercial). The southern portion, the area included as an oudot in the West Oaks plat, is currendy zoned R3 (Townhouse District). The applicant is requesting that the zoning be changed to PUD (planned Unit Development). The applicant has provided a narrative explaining why a zone change to PUD should be approved. Staff does not feel that the applicant has provided a strong enough case to justify the proposed zone change. The applicant could develop the property as a townhouse development with an R3 zoning. Conditional Use Permit Townhouse Elevations A conditional use permit is required for the proposed PUD. As part of the CUP process a review of the townhouse elevations is required. They are approved as part of the CUP; no elevations have been provided. Lots Typically, a minimum of about 20 level usable feet is required on the back of each townhouse unit. That is not provided on most of the units that abut the wedand. The right S:\PLANNING\Case Files\2005\P 05-16 Heritage Maples\p05-016PC8-23.doc Heritage Maples August 23, 2005 Page 3 of way for the Service Road will have to be widened from 50 to at least 60 feet, and possibly 70 feet. This will impact the location of those units adjacent to the Service Road. The units on the east side of Yankton Street will have to be adjusted so that there is no access to the Service Road. The layout of the units may have to be adjusted to address the City Engineer's comments about access to manholes. The units in the center of the project are very close together. Along the front of the units there is about 10 feet between units. Streets A Service Road is proposed along Highway 10 from Raven Lane in Big Lake Township to the east boundary of this plat. Yankton Street is proposed to be extended as a public street ~ from the north boundary of West Oaks to intersect with the proposed Service Road. There is a private loop drive through the center of the site; 48 units will have access from this road, four units will have access from Yankton Street. No sidewalks are shown on the plat. Sidewalks should be provided along all public streets and possibly, since the project is proposed for seniors, there should be sidewalks along the private street. Preliminary Plat A preliminary plat for 52 townhouse lots is being proposed. The plat includes platting Yankton Street from the north boundary of West Oaks to intersect with the proposed service road. The plat is consistent with the current plans but will have to be changed as the site plan evolves. Action Staff recommends that these items be tabled to the September 27th Planning Commission meeting. The applicant should be submitting revised plans, building elevations and a revised narrative supporting the request for a PUD. Staff recommends that the Commission extend the 60 Day rule another 60 days to November 24,2005. S:\PLANNING\Case Files\2005\P 05-16 Heritage Maples\P05-016PC8-23.doc ........ W I- <( > CY 0... '--' I- W W a: I- (j] >- o a: I- BUSINESS CENTER DRIVE COUNTY COURT ELK ~AlrNTER BUSINES HOUSE a ~ h COURSE Location Map 1r N Case Number: P 05-16 HERITAGE MAPLES 13065 Orono Parkway Elk River, MN 55330 August 15,2005 File: 226-082P Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: HERITAGE MAPLES ADDITION Dear Mr. Harlicker: As requested, we have reviewed the suhmitt>! package for the Heritage JVlaples Addition. The submitt>! package was prepared hy Schoell and JVladson, Inc. and consisted of a fourteen page plan set dated July 22, 2005, and storm draimge calculations dated July 25, 2005. Based on out review, comments received at the staff review meeting, and a meeting with the developer and his engineer, we would offer the following comments: A. Existing Conditions Plan . The existing conditions plan shows a 50-foot roadway easement adjacent ro TH10 that runs from the northwest coroer to the southeast coroer and through the comer of the Beck property. Is this an easement of record and does a 5O-foot easement exist through the Beck property? There is also an area labeled "existing easement" adjacent to TH10 approximately centrally located in the property that appears to be 66-feet wide hy 220-feet long. Who is this easement in favor of and what is it for? . B. Preliminary Plat . The preliminary plat ooly shows 50-feet of tight-of-way width for the service road adjacent to THIO. City Ordinance requires a minimum of 60-feet of right-of-way width for this public roadway. We Mve placed a call to Terty Humbert, the MnDaf project mJU'aget for the TH 10 Interregional Corridor, to question him regarding the impolW'ce of future frontage roads in this area- If this is deemed to be a collector roadway in the future, the right-of-way width will he regutted to he 70-feet according ro City Ordin=ce. phone: 763.635.1000 Fax: 763.635.1090 Page 2 DB Heritage Maples Addition August 15, 2005 -------------- . There is an existing, access to TH10 that is noted to be removed in the existing conditions plan. The preliminary and final plat will need to provide access control along the entire TH10 frontage. . The preliminary plat should acquire the necessary property from the Beck parcel to continue the service road from the southeast corner over to the old Waco Street alignment, ultimately coming out to the intersection of new Waco Street and Business Center Drive. c. Preliminary Grading Plan . There is a fairly large wetland complex in this development. As of the date of this memo, we have not seen the wedand report. There was a submittal for filling a portion of the wedand for roadway purposes submitted on August 11, 200S. That application has been forwarded to the Technical Evaluation Panel (TEP) members. If no members object, the filling can be allowed by Rebecca Haug through the diminious portion of the Wedand Conservation Act. Ms. Haug may have an answer to this issue prior to the Planning Commission meeting. . This project should provide a minimum 20-foot setback from the wedand boundary. This 20-feet should be an area of no gradinK and no cutting of native vegetation. The development should also be required to have signs placed along the buffer area to identify it so that the adjoining homes do not encroach into this area. Building 37-40 does not meet this no grading in the setback area. Also, the corner of building 41-44 would not meet this requirement. D. Preliminary Utility Plan . Sanitary sewer is shown to be extended from the West Oaks subdivision with a manhole jogging around building 37-40. This is unacceptable. The city's design criteria states that "manholes are not allowed in rear or side yards". This is due to the fact that the Sewer Department needs to get their large, heavy jet truck to each manhole at least once annually. There will need to be a different route determined for this sanitary sewer which does not require manholes in rear or side yards. The easement over this sanitary sewer line will need to be a minimum of 30-feet wide since the depth of the line is approximately 1S-feet deep. . There is also a similar water connection around the southwest side of building 37-40. This water main installation will need a 20-foot easement, which it currendy does not have. According to city design policy, this section of water main will need to be HDPE pipe with valves at both ends and no service connections. . All water mains in this development need to be a minimum of eight inches in diameter. . Hydrant locations will be reviewed with the Fire Chief during the final plan review process. . Building 1-4 shows a driveway off of the service road adjacent to TH10. This should not be allowed. The building should be reconfigured so that all driveways are off of Yankton Street. Heritage Maples Addition August 15, 2005 Page 3 of 3 . Sidewalk should continue up Yankton Street from West Oaks and east and west along the south side of the service road. E. Miscellaneous Items . Storm drainage calculations have been submitted and are currently being reviewed. The concept for storm drainage from this development is a system of ponds that will discharge to a wetland through an existing culvert under TH10 to the Elk River. Based on some of our previous comments about the development, the drainage calculations may need to be revised and resubmitted. . MnDOT has previously contacted the City of Elk River regarding the potential for a local initiative project to build the service road adjacent to TH10. With local initiative projects, MnDOT participates in the funding. If the developers and MnDOT are still willing to proceed with this, the city could pursue a local initiative project for the construction of this service road. The city would need to be involved since MnDOT policies do not allow these types of agreements with individuals. It is unclear whether or not MnDOT would allow a project to proceed and simply reimburse the city for the construction. . The portion of this project which is Outlot A of West Oaks has previously been assessed for trunk sewer and water. The remaining portion of the project has not been. It should be a requirement of the development that the portion not previously assessed be assessed for trunk sewer and water at the current rate. The 2005 assessment rate for trunk sewer and water is $7,163.87 per gross acre minus any delineated wetland area that is not proposed to be filled. . This project will require a NPDES permit and a Storm Water Pollution Prevention Plan (SWPPP). The submittal package included a written text for a SWPPP and an exhibit showing where silt fence and other erosion and sediment protection methods would be utilized. . The project assumes that construction traffic would enter the site through the West Oaks subdivision. This will likely not be an acceptable route depending on how many buildings are constructed and occupied in the West Oaks area. It would be better to have access through the Waco Street route through the comer of the Beck property so as not to impact the West Oaks area. If you have any questions regarding any of these comments, please call 763.635.1051. Sincerely, ~;p1. T~:"'er, PE~ City Engineer S:\Fnj.;-1nccr\2005 ].('ttcrs\1l8 IS 05 I JcritflgL' \bplc~ .\.jJirion.d:,c Schoell & Madson, Inc. Engineering · Surveying · Planning PROJECT NARRATIVE HERITAGE MAPLES ELK RIVER, MINNESOTA Project Description: New Century Land Development is proposing the Heritage Maples multi-family residential development on the 13.82-acre triangle parcel located adjacent to Highway 10 on the South Service Road between Raven Lane and Waco Street NW. Heritage Maples will be a Planned Unit Development (PUD) consisting of 48 units on the west parcel and 4 units on east parcel with a combined total of 52 units. Because of the properties' location and current market demand it was envisioned that the site should be developed as a senior living age 55 plus development with mix of housing types take advantage of the natural topography and ecological features within and surrounding the site. The site will provide an attractive residential enclave surrounded by natural and recreational enjoyment with spacious and scenic Views. As a PUD the development incorporates the following design: I. 3 types of residential housing units utilizing a slab on grade design. 2. Clustering of units to preserve existing wetlands and wildlife areas 3. Clustering the residential units minimizes the amount of road that is needed and lessens impacts to the surrounding area. 4. Providing enhanced mitigation areas for stormwater management. 5. A plaza area is provided for a central gathering area and passive recreation. 6. Enhanced landscaping with a mix of overstory, understory and coniferous trees along with building foundation plantings. 7. Landscaped bermed areas along the South Service Road to provide screening from traffic. 8. Proposed Monument sign at the entrance of the development Existing Conditions The 13.82-acre site consists of a rolling topography with medium tree coverage and wetlands. The South Service Road and Waco Street N. W. border the north and east side of the property while an existing multifamily development is located directly to the south and southeast along Yankton St. N.W. The western edge is bordered by the Elk Dale single-family addition. Although the topography is rolling, water generally drains from west to east and southeast into a large wetland basin located along Yankton Street and the south end of the site. The site consists of a medium canopy coverage primarily located on the south portion of the property along the existing wetland basin. A overhead electric power line running east to west is located in the central portion of the property. 544 Third Street Northwest, Suite 100 . Elk River, MN 55330 Office (763) 241-0108 . Fax (763) 241-0108 www.schoellmadson.com Proposed Development The proposed PUD development will consist of 52-slab on grade multi-family units catering to the senior 55 plus age living. This development will require a rezoning from an existing commercial district to a PUD development and a guide plan change from commercial to urban residential. As a residential PUD, we feel this development will complement the surrounding residential properties instead of a proposed commercial use the property is guided and zoned for. The majority of the units will be clustered along the north and central portion of the west parcel, four residential units will also be located along Yankton Street as an extension of the existing multifamily development. This will allow the large wetland basin to be located along the east and southeast of the property to be preserved. Enhanced landscaping is provided with a mix of overstory, understory and coniferous trees along with foundation plantings. A plaza area is proposed in the large open area located at the south end of the private drive. The plaza will complement the development by providing a focal point for a central gathering area and passive recreation. The entrance into the site will be enhanced with landscaped berms and an entrance monument sign that will reflect the high quality and character of the development. Access to the 48 ~nits located on the west parcel is from a private drive while access to the 4 units located on the east parcel is from Yankton Street and a private drive from the South Service Road. The road will have curb and gutter to provide an urban feel and enhanced stormwater control. Grading throughout the property will be quite extensive to accommodate slab on grade housing units. The grading impacts will affect the tree portion located on the southern end of the site, however the existing wetland basin was preserved. Three stormwater ponds are proposed for this development to provide an enhanced mitigation area for stormwater management. The stormwater retention ponds will treat and provide rate control for the stormwater generated on the public road and proposed development. Sewer and water is proposing to use existing city services. Conclusion Weare excited and look forward to working with city staff on this development in efforts to provide a high quality development. r~IECIEIII~O c;'-- PROJECT NARRATIVE HERITAGE MAPLES ELK RIVER, MINNESOTA FILE COpy Project Description: New Century Land Development is proposing the Heritage Maples multi-family residential development on the 13 . 82-acre triangle parcel located adjacent to Highway lOon the South Service Road between Raven Lane and Waco Street NW. Heritage Maples will be a Planned Unit Development (PUD) consisting of 48 units on the west parcel and 4 units on east parcel with a combined total of 52 units. Because of the properties' location and current market demand it was envisioned that the site should be developed as a senior living age 55 plus development with mix of housing types take advantage of the natural topography and ecological features within and surrounding the site. The site will provide an attractive residential enclave surrounded by natural and recreational enjoyment with spacious and scenic VIews. As a PUD the development incorporates the following design: 1. 3 types of residential housing units utilizing a slab on grade design. 2. Clustering of units to preserve existing wetlands and wildlife areas 3. Clustering the residential units minimizes the amount of road that is needed and lessens impacts to the surrounding area. 4. Providing enhanced mitigation areas for stormwater management. 5. A plaza area is provided for a central gathering area and passive recreation. 6. Enhanced landscaping with a mix of overstory, understory and coniferous trees along with building foundation plantings. 7. Landscaped bermed areas along the South Service Road to provide screening from traffic. 8. Proposed Monument sign at the entrance of the development Existing Conditions The 13 . 82-acre site consists of a rolling topography with medium tree coverage and wetlands. The South Service Road and Waco Street N.W. border the north and east side ofthe property while an existing multifamily development is located directly to the south and southeast along Yankton St. N.W. The western edge is bordered by the Elk Dale single-family addition. Although the topography is rolling, water generally drains from west to east and sout4east into a large wetland basin located along Yankton Street and the south end of the site. The site consists of a medium canopy coverage primarily located on the south portion of the property along the existing wetland basin. A overhead electric power line running east to west is located in the central portion of the property. Proposed Rezoning The proposed PUD development will consist of 52-slab on grade multi-family units catering to the senior 55 plus age living. This development will require a rezoning from an existing commercial district to a PUD development and a guide plan change from commercial to urban residential. As a residential PUD, we feel this development will complement the surrounding residential properties instead of a proposed commercial use the property is guided and zoned for. The majority ofthe units will be clustered along the north and central portion of the west parcel, four residential units will also be located along Yankton Street as an extension of the existing multifamily development. This will allow the large wetland basin to be located along the east and southeast of the property to be preserved. Enhanced landscaping is provided with a mix of overstory, understory and coniferous trees along with foundation plantings. A plaza area is proposed in the large open area located at the south end of the private drive. The plaza will complement the development by providing a focal point for a central gathering area and passive recreation. The entrance into the site will be enhanced with landscaped berms and an entrance monument sign that will reflect the high quality and character of the development. Access to the 48 units located on the west parcel is from a private drive while access to the 4 units located on the east parcel is from Yankton Street and a private drive from the South Service Road. The road will have curb and gutter to provide an urban feel and enhanced stormwater control. Grading throughout the property will be quite extensive to accommodate slab on grade housing units. The grading impacts will affect the tree portion located on the southern end of the site, however the existing wetland basin was preserved. Three stormwater ponds are proposed for this development to provide an enhanced mitigation area for stormwater management. The stormwater retention ponds will treat and provide rate control for the stormwater generated on the public road and proposed development. Sewer and water is proposing to use existing city services. Purpose for pun Rezoning: New Century Land Development is requesting the proposed Heritage Maples development to be rezoned from an existing commercial district to a PUD Development. The PUD is requested to allow flexibility in the required building setbacks for the front yard setback and building separation. We are proposing a 15- foot front yard setback for the residential building instead of the required front yard setback of 20- feet from the back of the curb. The design ofthe unit has the garage tucked back into the unit and will have the 20-foot setback enabling a useable driveway. Also, the required separation between units is 25-feet, we are requesting lO-feet for garages and 20-feet for the residential units. The reduced setbacks and building separations are needed due to the larger footprints required for single level living. We feel that the outcome of the Heritage Maple Development will enhance and benefit the City of Elk River for the following reasons: A. A unique housing product consisting ofthree types of housing units. A four unit building is being provided instead of an 8 unit building, which is aloud per city code. This will greatly enhance the character and the overall look of the development. B. The overall design consists of 4 units per acre. C. Single level living Senior housing for in town life cycle housing. D. Enhanced landscaping is proposed throughout the development. An enhanced front entranced sign is also being proposed for additional visual character. E. A 30,000 square-foot wetland enhancement is proposed for the existing lower quality/degraded wetland basin located on the eastern portion of the site. F. A plaza area is provided for a central gathering area and passive recreation. This area is intended to be a shared amenity for the entire development. G. The construction and expansion of the Highway 10 Service Road has been requested by the City of Elk River and is being proposed as part of this development. This will provide a key access route for the proposed site and surrounding areas along the service road for further development. H. An extension of utility services as requested by the City of Elk River is also being proposed as part of this development. This will greatly enhance future growth to the west side ofthe City. The overall design/development of Heritage Maples had many constraints as well. However, New Century Land Development feels the overall design best fits the existing site due to the current conditions while providing an attractive residential enclave. Some of the existing site constraints are as follows: A. The site is currently odd shaped in a triangular fashion and is bisected by an overhead electric power line. The current design reflects clustering of residential units lessened site impacts to the surrounding area. B. The service road also proposes difficulty on the proposed development. Additional right-of-way taking has been requested for the advancement of the existing service road. The site is already small in nature and proposes many environmental difficulties, such as the existing wetland/low area located on the east and southeast portion of the site. Altering the current design to meet current setback requirement for the proposed right-of-way taking will greatly impact overall function of the proposed development. Conclusion As mentioned earlier, New Century Land Development is requesting the site be rezoned to a PUD Development for the flexibility in the required setbacks. We feel the Heritage Maples development will provide added character and enhanced residential living in the City of Elk River. Weare excited and look forward to working with city staff on this development in efforts to provide a high quality development. i ~ -W;- I Schoell & Madson, Inc. Engineering · Surveying · Planning Soil Testing · Environmental Services WINW.schoellmadson.com I'llt COPt August 17, 2005 Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 Dear Mr. Harlicker, Enclosed are the revised plans for Heritage Maples. I apologize for the miscommunication on when you expected these plans back to you for the planning commission meeting. I was hoping to get some feedback from Rebecca regarding the wetland impacts prior to resubmitting revised plans, but I recently learned that we was out of the office until today. The changes to the plan are very minor. We increased the service road right of way to 60 feet and added a sidewalk to the south side of the service road as requested. In regard to the originally proposed 50-foot right of way, your R-3 zoning does allow the right of ways for the public streets to be reduced to 50 feet. We did not modify the location of any of the units, but we are instead asking for additional setback flexibility as part of the PUD. The setback from the service road will be a side yard setback, so it should not have an impact on the functionality of the project. The other change that was completed was to the sanitary sewer system. We have revised the southern sanitary sewer connection in order to have all of the manholes located in a paved surface as required by the City. If this is an acceptable solution to this issue, we will make sure that the proposed paved driveway in this location is designed to carry the required weight of the City maintence vehicles. As part of the wetland permitting, we have proposed it enhance the existing wetland. The wetland is currently a degraded Type 1 wetland. The existing vegetation is chiefly reed canary grass. We have proposed to eradicate the reed canary grass and replant the wetland with a native wetland seed mix. Affirmative Action Equal Opportunity Employer 554 Third Street NW, Suite 100, . Elk River, MN 55330 Office (763) 241-0108. Fax (952-546-9065 I understand that you are going to be out off the office tomorrow and that you will need to complete your staff reports today. I would deeply appreciate it if you could complete the staff report for this project based upon these revised plans. If you have any questions, please contact me at 763-241-0108. Sincerely, Schoel! & Madson, Inc. ~~-' Jay R. 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'-~' j. .~ " " , !-...J r~ ,~ :f '01 .- :~ i , , , , 'I (~.. ~ Revisions Dale: ClIent. -e- b1$:'ic' ~~~?\; ,. '-, Designed By: JRH ;.,! ,=.,: ,.} ; 'i.:....::: :.~ '';; Schoell & Madson, Inc. engineering . Surveying. Planning www"choelm8docn,,,,,," 554 11*'d street NW, SuIt. fOO Elk Rver, MmeaoI. 55330-1409 , (7631 241-1)108 - fIX' (e52) 546-9065 B. Descri lion: NEW CENTURY LAND DEVELOPMENT 18140 Zene Str..t, Suite 177 Elk Rive" MN 55330 763-232-9088 Drown Bv: WS Checked By: JRH (6 ~ ~! /,/A ,,/ / / ~ / / I / /,1 / ---------- ,-, ( n ,J, / /tl: ( ^ / /~/ / ,-, -~ 'J' .., , /~ SW / 1/4 1/4. OF NW 6 1. 00 " ~/ (/?'i '^it:, :::~~/-(' ,"','".:/ ; flJ)/ .' . i:k~;' 7 ! ..,' i l' I': i I " # ///,i~;>l l / f I/! /// ,11/ f . j.... i/ j . )'! III /::~f~t~ } i . ~! ,..:.. / .' ;' / / .I t.: / I .I ( t-! : j , /~~:;~ ~/ /j~/}- " i ,r ; / .//// . 1/,1 f . -..! I / i I ! / I I / ! I ! I I.. 1'-.. I '-.. ! I I I ; ;' I I I I I , i , I /$ .............. I 1 .I I '-'"'''- ,1 '/ I ! 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No. 24552 "''''J> J>rr ",or ,.,n "'''0 ,., ~ zro r :-l -0 '" "'-I 0 l::IUl "'- J> -'" t>- ~ Zr J>o "'n "''' N p- o c" -I -r ro (';) ~-I -<~ - " '" 0 ....... .mm~_.~+:; .m - ---::-4<:=-'-::.~"'<l> ....---::- / / // JJU::INE:::: ,/ ! " 'l: _'''.'_'~~ )!. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION. OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY UCENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. Revisions Date: 6/11/05 CIent. Projocl Neme/Localloll' HERITAGE MAPLES ELK RIVER, MINNESOTA Designed By: JRH -e- schoe.....II~~_~~dson, Inc. EnglMer':::':~ . PlannIng ~ W""~,~jfta fkl~t)~WJ"':::t 8Li!k>: 55411*"d Street NW, QiI.1OO ~\'lfl~, MnMOO~, $5:k"15~1S25 Ek RIver, Mi"neeota 55330-1409 phorw', {%2:;$4e<'oo, "~T (9S1; S4f.HKlf% (783) 241-OKJB - fax: (952) 54&-908S Descri lion: H : REVISED PER CITY COIIIIEN'l'S JRR NEW CENTURY LAND DEVELOPMENT 1B140 Z.n. 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Prcjoct N..../l.ocaIIoIl' HERITAGE MAPLES ELK RIVER, MINNESOTA Revisions Date: Descri tion: 8 11 05 REVISED PER CITY COIIME NEW CENTURY LAND DEVELOPMENT 18140 Z.n. 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