5.2. PCSR 12-13-2005
.
Item #5.2.
MEMORANDUM
TO: Planning Commission
FROM: Chris Leeseberg, Planner ~
DATE: December 13, 2005
SUBJECT: Case No. CU 05-22
Request by Saxon Auto World for a Conditional Use Permit for
Automobile Sales
Request
The applicant is requesting a Conditional Use Permit for automobile sales out of the old
. NAPA Auto Parts building.
Location
.
17315 Zane Street
Old NAPA Auto Parts building
Zoningl Land Use
C3 (Highway Commercial) / 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 December 30, 2005
Attachments
.
Location Map
Memo from City Engineer
Site Plan
Grading, Drainage and Erosion Control Plans
Utility Plan
Landscape Plan
.
.
.
.
.
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
.
.
.
Planning Commission / CU 05-22
December 13, 2005
Page 2
. Building Elevations
Overview
The applicant will be converting the old NAPA building into a sales office and show room.
Initially the applicant will be selling automobiles with the desire to sell motorcycles in a
separate structure or in an addition in the future.
Analysis
There will be minor changes to the parking area and major changes to the exterior/interior
of the building. Some of this building work has already been completed.
The applicant will be expanding the parking lot slighrly to the east as well as providing a
concrete plaza area, between the building and Highway 10, to display two automobiles.
This Conditional Use Permit will be for the sale of automobiles only. The applicant will be
required to amend the Conditional Use Permit in the future for motorcycle sales.
The two areas above the entrance doors (one on the north side and one on the east side) will
contain signage for the building. There is an existing freestanding sign along Highway 10. If
this sign is to be changed in any manner, other than the face plates being switched, it shall
require a sign permit and be relocated on the property. It currenrly is to close to the
property line.
Parking and Circulation
Two existing access points off of Zane Street provide circulation for the site. The ordinance
requires 14 parking stall be provided, 45 parking stalls are proposed. The plan does not
indicate which stalls will be used for staff parking and which will be for the for-sale vehicles.
There have been issues with the existing Saxon dealership (17354 Yale St) parking vehicles in
the public right-of-way and on sidewalks. All vehicles shall be parked on an approved
surface (not landscaped areas) within the property per setback requirements. No vehicles
shall be parked in the public right-of-way or on sidewalks. This requirement shall be
required at both sites (17354 Yale St & 17315 Zane Street).
Landscaping
The landscape plan meets the ordinance requirements.
Grading. Drainage and Utilities
Grading, Drainage and Utilities are addressed in the City Engineer's memo.
S:\PLANNING\Case Files\2005\CU 05-22 Saxon\CU 05-22]C.doc
Planning Commission / CU 05-22
December 13, 2005
Page 3
.
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, il'!jure or detrimentallY qffect the use and el'!Jqyment if other properry in the
immediate vicinity or the public health, srifety, morals, comfort, convenience or general welfare if the
neighborhood or the city.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderlY development and improvement if surrounding vacant
properry.
4. Will be seroed adequatelY fry and will not adverselY qffect essential public facilities and seroices
including streets, police and fire protection, drainage, refuse disposal, water and sewer !)Istems, parks
and schools; and will not, in particular, create trtiflic congestion or intetjerence with traffic on
acfjacent and neighboring public thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions if operation that will
be detrimental to a'!Y persons or properry because if excessive trtiflic, noise, smoke, fumes, glare,
odors, dust or vibrations.
6. Will not result in the destruction, loss or damage if a natural, scenic or historic feature if mqjor
importance.
7. Will fullY complY with all other requirements if this Code, including a'!Y applicable requirements
and standards for the issuance if a license or permit to establish and operate the proposed use in the
city.
.
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.
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. All comments of Sherburne County shall be addressed.
3. No more than two vehicles shall be parked on the concrete plaza area.
4. All vehicles, at the 17354 Yale St & 17315 Zane Street sites, shall be parked on
an approved surface within the property per setback requirements.
5. No vehicles at 17354 Yale St & 17315Zane Street shall be parked in the public
right-of-way or on sidewalks.
6. A plan indicating which stalls will be used for staff parking and which will be
used for the for-sale vehicles shall be provided prior to City Council submittal.
7. If the existing freestanding sign along Highway 10 is being changed in any
manner, other than the face plates being switched, it shall require a sign
permit.
.
S:\pLANNING\Case Files\2005\CU 05-22 Saxon\CU 05-22]C.doc
--
--"'\
.RD
2ND
LBrB13VB.B
SBCOr-lD
ADD
171ST
Location Map
1r
N
Case Number: CU 05.22
SAXON AUTO WORLD
13065 Orono Parkway
Elk River, MN 55330
November 21, 2005
File: 266-102P
Mr. Chris Leeseberg
City of Elk River
13065 Orono Parkway
Elk River :MN 55330
RE: SAXON AUTO WORlD SITE PLAN REVIEW
Dear Mr. Leeseberg:
.
As requested, we have reviewed the submittal package for the Saxon Auto W orId used car
facility at the old NAPA building ~m Zane Avenue. The plans we reviewed were prepared
by John Oliver & Associates and had a revision date of November 16, 2005. Based upon
our review, we would offer the following comments.
1. The existing building currently uses on-site septic and well facilities. The plans show the
building being connected to City sewer and water located within Zane Avenue. Services
are proposed to be extended with a six-inch sanitary sewer line and a four-inch water
line. Based on the potential uses of the building, I would recommend that a sampling
manhole be required in the sanitary sewer line.
This property has previously been assessed for sanitary sewer and water when the
utilities were installed in Zane Avenue.
2. The property owned by Saxon Autb W orId still has a cartway easement across the
southern portion, one rod wide each side of the section line n.mning from the east
property line to the west property line. Since there is no expansion of the existing
building proposed, the cartway easement will have no affect on the proposal.
3. Although there is a small expansion of the parking lot and there is grading proposed
south of the building, mostly for aesthetics and visibility, there should be no affect on
the storm drainage. The property should drain just as it has with its previous user. The
grading and expansion of the parking lot are well under an acre in area, therefore, do hot
.
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.mn.us
Saxon Auto World CUP
November 21,2005
Page 2
.
meet the threshold for a NPD ES permit. A very small portion of the grading is shown
to take place in the highway right-of-way. Either a permit for work within the highway
right-of-way or adjustments of the grading plan to eliminate work in the right-of-way
should be pursued.
4. The existing septic system is shown to be abandoned. The septic tank itself must be
pumped prior to abandonment.
With these minor comments, we would recommend approval of the Saxon Auto W orId
request for a conditional use permit for auto sales in the former NAPA Auto Parts building.
If you have any questions, please call.
Sincerely,
T~~auuu
. City Engineer
.
.
S: \PLANNING\Case Files \2005\CU 05.22 Saxon \ 11 21 05 engr's m=o.doc
G:\land Proleds\6799-10'dwg\PREl\fl799-1o-SJTE.dwg.. laYOUI1, 1011012005 11 :20:38 AM. drnckmn
.
.
.
( I'
'I I
)>:;:z
Vl"'::;;
:rZo
a.~3
c _ '"
3 ..............,
Cb..~ 8.,
OVl
o '" ~
C ("J :T
::l . '"
':<=z
. ::;;
b'~_
~u';:-
- '"
~. 0
o _
::l ;U
( I'
'I I
rTl
, I ,
(
,
"
/
r-,
-- '_/
I:.~
i ..'.,~
_ I..:.~ :" -~""~ .-'; ~r. ~
_--__ '> -'............ .I-~~
_ _ - ------ -------- ~!lJv:' b --~~~,-'.:;"::
3~p' /' / ~ - - - - - - - - - _ _ _ ~ ,_ _'~~_,...~.::/:.;".~
J2S'Rods) :Ii'/// _--':.;;.:--:-------- ."-.... '~,_<;;<...~
~// //;:;:;::::---'.:;c /_::::::::._, "-.... ' ,
/::::1' J~~oo~/ ,--~r~-------~,(-- --"""~~~~~~,' "" '~~~>,~:~;>,,: ""
/;./ I //; // ,1 ,,', ':::' ~ '<::.' '::::-..
../;/ ./~/ ./// /1/ \~\ .................. ",' _. '':........ ~
I ../ I ........" , "A .<, . .;b. ~ _
/;/ ......-1 /.>' ( (I \~', "", -''::'11/1;-, <>_,....~
/;/ '" I (0)) // "~', ", "', ',~/I>, ',~, --:
/'> // J':/ I " ", ,_ '" <I:VUb"_
"/;// // /'>r/ I I' "",,,~, ".,,~' "~-,
/'//''<, / . / : ql ':::::"" \", -
//o.;'s 'X' // I I II '-<:::-, ' I 1'''---, ~
/-:::-/ '''" /<// I I ............................ " I ,........
/./ , / 1-- I I .................................' .......':............. .............
/j./ ,. '-->, /;>' -r: I II ............................ ...... II .......~..............
/:./ /~v "x// r II ',', ',iI ;',
/j.../ /' ^"~ /~~x"...., 'II ......................................_r-;.:/.............. / ____-'.::-
/./ ~~ //vs.... I II --', ..........:::::':--
--;/ /" r_ //// """ I d' II '........ / / ........
/ At Y /" I I -(:: > r '\ ....... /
/ /,^v// //^~ //;> '/'1 : ;' ;~f'.-,-:-,,,_,,1 r-, __'l. ~T~ ir'",
//"....-2.s /^~ .// /1 I ~O'~"..,,',..,........,', \) ,,'\) \\ .......
// ;X 'Y':.J' / / I I " ",',,' ., , r-, (" "-=--=--="--"-
// /// "'" / //./.-<{'/ / II I .__(1":,',1 ['...... \ ) , / I '-
'........ 1('.' \ / I I'
"","'S 't' , : : 'i: J ~ :: '1 - - i C / -: :
",j, (=; I 1 (r.'.I\ I' Z ~5:: ~~ { I' I
,'f..., ,-- I , . 1'" C ci (jj::E, I I I
1'\ ",,' , I IT'" <'. CD fTl 1;z:I: ( " -t g - T, I
I ~ ;... , / ~-1 I
II --1 I I I, '1 C X 01'1 __". ~"/
I i-- I 'f.. I - - 5i~ ()I'1::o..!;!!PI' ( " I
\\ ,-, I : i': :;0 I if) 1'1 ~ !5 ~ !2 ~ - - ;-l fll ' _ / :
'-\ I ." ", : 1 t. II 0 -j g Z15 w ~ ~ i5 :'> I
"', ~)<.:~ --1 : :~: &i Z Z 1'1 \ 1G)1'1 ;;'i r-, :: /
~ "">\.// '~~~.~, '\ -,> j u: f: ~ G) G) / / CC '..~ ~, "i U/~~//J I -///
" / \" I IgTr~,' 0 . , .q....:.>....X,.< . .',,'>., s
,~, ,./ ./' . ,\ ',I 1 ,~ _ _, --- _____ ~.Q
" ,~, / /;1:\ \, \ :~: /'
,,>> 0. \ '\ \1 I "'" ". " " .???
X/ ", rv\ \\ < ;
// ",' V ' \ \
. '\ '\, \ \ \
, \ \
\" '\ \\
\' \ \
\ ,\ ))/'
\ , \ c.S /' I I TO
\ ,\ ~///- 1\
\ \ ,/ \ I
\ \\ ~'i;/' 1\
\- /\\/ ~ \ \\
,/( \\ <') \ \\
\ \ . \ \ \
\ 1\ \ \\
\ 1\ 1\
\ \ \ \
\ \ \ \ 1\
I \ 1\
\ \ \ \ \ \
\ \ \ \ I
\ \ \ 1\
\ \ \ \
\ \\ \ - I..,
'\\ .-y - 't~
\ \ \ - - \\,
1--- y.. ~J
,- ~~r \:\ \.
s:'"
g en
c
3
<D
::l
( "
'_/
" ,
, ""
--".
..
~--
- -,
-
-
I
--I
-T-
_.1_
rTl
I ' I
--------
- -=- -=- - - - - - - - - ---- -
---
--------------
-----
- -".
/
,
( I'
'I I
" ,
, '"
, ,
_ A,
( I'
'/al
( I'
'I ,
-T'
\ )
/
/'
"
'"
'",
__'l.
.>
.....
1
78.0'
-T,
~"/
rTl
, ' I
n
'tJ
::0
o
'tJ
o
lfJ
1'1
CI
()
C
::0
W
\
J --""\ ./~
\ ',I , ....
, ~
_\~
\ \
\' \ \
r~ \ }. \1'" I
,.... \ \..... f
\ '....) ....J
_\~
~
r-,
, )
( "
'J /
,"
'/ ,
I
,-' ,
I \ \1'" ',,~)
\\yo' "
-----
/ \
-------- .... \ 'y""
'----,',' \
- , "'" "
______ to.. y""' .....1
.---- ,.....', ,'~', \ \
\ " I
). .
I ...
-----
(-
)
-----
/ -
. I \
\ \
\
-----
-
-
-
-
-----
,.\\
'.... J r/
-
/
.--------: (...
_ ;'1 ....""
_____ I)
/~y':; ,I' ~
~\ V
,... ':.."A \
'(, _J "
,I
-
-
~
-----
-----~-----/
I
W
".
'"
'"
"""
~.!!..!!.
~~"{
; ~~
," -4>-:::
"
, Sti Vi
, ::: ;;ci"
)
z
~z
a?;
-t
-<
-u
1'1
()
o
z
()
::0
1'1
-I
1'1
()
C
:;0
w
PI'
G)
C
-t
-t
1'1
::0
www
~~2?
,."''''
~
u>
('>
~
"
....
, '-':'il!!~
............ 0
""'. -0
"'.'.' '"
'. '"
. ~
, "
~l ~
.:\ ~ ~
,.-. . ;0
, )
- .,'~ .
, .
"
I
"
<:
".
-l
'"
o
,.
o
, .:~
i
'~,l.
~
'"
-l
7-1/2"
7-1/2"
'"
'~."-l.
r .. ~
~
',l.' ..,:xi
-~
r--
".,
6"
'"
o
13_1/211
13-1/2"
;;;
I
o
.e
~
C)
lJ) SAXON MOTORS USED CAR CENTER
\ I
'" ELK RIVER, MN
~
z FOR
0 0
" SAXON MOTORS
~\
SITE DIMENSION PLAN
John Oliver & A ssociatesl Inc.
Ciuit Enginurlng. La.nd Surt'eying. La.nd Plantting
580 Dodge Avenue
Elk River. Minnesota 55330
763-44/-2072 FAX 763-44/-5665
I hereby certify that this plan, specif-
cotion. or report was prepared by me
or under my direct supervisIon and
that I am a duly Licensed Professional
Engineer under State of Minnesota
statutes Sections 3" 2--326.
DATE:
DESIGN BY:
DRAWN BY:
CHECI<ED BY:
DWG: 6799 10
TEXT,
FILE NO:
REV
NO.
DATE
DESCRIPTIO~
Offices in: Elk River, Burnsvitle.
Brooklyn Center &- St. Cloud, Minnesota
Dale'
10 '10 '05
MCB
DM
MCB
SITLdw
NONE
6799.10 03
Land ProJec'ls\679Q..10'dwg\PREL\6799.1Q.PGRAO.dwg, Layout1, 1011012005 11:21 :04 AM. dmcl8M
.
.
.
)
'i
"
L
i,
i'
I!
I Ii:
Ii J'
I
1
ii: JI: \ \
c _ '" \
' ", ~
~~~ g~~T 1u'~\ \ \
~ ~ ~ _ ~ 0+ ~ -z-\ _ f i'
--1.:::~ -\:::::. r-.;, r \"
[:~ >Zf\ tf-~~ i;i \ \'"
_N / - / '\ \
! ',"'" ~ "",/ ' / i~
go> ~::~ \ \l."~
~ //_ -- -..... "':_ :\_' ~91 ,_
..... I~ -- ___ r -, I I ___4-----
---z ~ -..... \ _) - -1..--' -;-- ._ ", .
~,""'-::,''J'' -:::~~--~---------~~_ I~ ::--....' ) L - -"'-:r:--- '",
_---.;:---- \... '.....-.... .1
, - -- A~ -__:--...
/ ,,-;:-- ,~ .ft/-11--.-.. . '.' .If :--... r T 1
'- - /" "--. . A.." ., ,'>" 'A ~ ' ~
.-4'-'-"_- \ ::e::::: - ~f- --- '> "'.;:...... -.~ .......
- " ,/ _.~ -......:... ~,~ --------- <-AJv: '~, "'.'
- - - 'J-::=::< ,,-'-1_ -;l ;'1------.. ' ~, - ----::..'Ji: '~, f . ~ :;--.,.
-.\ ;::] IL-:l-~'-~"-~:~__ ~,~--;- ~ ~ - ~'.::r" '-'--,,,,---
, ~-...::- c"':' 'r--------i"O.:.:::::.fJ>-:::._, ~;;;~'>-. I ~,;'''f~
y I /...~ '~'----.: '~,.~ ~
----'-!. I I ,___" ,. ....~
- .~\ cP --I...... -,1 <, . ~ .
\ __-.'~,+-~--g:-----~ 1 <go_ z, ',~.: ______. ',<" >:~
--\_. 'I'll" \\'--"'- II ,,' '-...::::.,. ~
It I f ~ \\ --~ ~ .~~, - )-.~', :.",~
i\ I, f \\ ~ ',(0 <r~,' ",. ~"'~''- "
D:I ! fl/ \\ co Ul...... .p ", .'- <":::,,' ~............
9 )1-11; I \ \ m "-..I....... ',,- .... '............... '::-s...,. '. . ~
"""1 ''-.', ",' '" ~'!....~ '. '''. ::-...
"///\ ',,', ""....., ~ ......~ "~'.......
1./ ". ',,,' , " ~''-- --z.:
, i / \ '.....,.....' , ' ......~ ~
, ,-' '........., '. '"",:" ......., ....~...)-.
, " .... , ...... ~,' ..........., 'I ......~....
'1 ' ''1;,--' "'" "~ -~
~[II ","., ~''....':.::'' "',. '~\"~" ~v'--
I L~, f: ~ '.....~..... ....~, I:' ,.......':;-.... .............. ..............
I II ~ ........... ""-........ ....."'..... .............
I II ....................... ~...... f I.:' ~... ,...........
: :: ~~ ~ .......................................... '/f \ /1...........,
I ~ ~--=-"-":"'?1 'i["" ..--::.--,
I 0'(9. I g: l~ ~ ...........,.... /.... ..-:::. ~::::......
I ~)l ... io 01 "':::-', r7/ U~6'''''''
/ I ...,..", FT1 (:: > to / - '\ ~. f' ..' is
J . '.,.. / I I . '" fij , / r:,-&8Q.
~rlc~-.;::-"",--o;:- . .^ ," 'q, <go ;:;:::! r-, --~ -T' 1\ 1.9,
tG-f:k(d. " " " '... '- m: '. '. '. '. '!J.'dO ~ z \ ) ..."\) \(___~.......,
, Il, ,\5 6 Z G) r-, / '\ ---'I6'6'~.>:-......,
...---J;q!! k" 0 G"> ~ \ ) '" ' / : I ~ -
i,]'l,' 5e ---~ ((~ II
'Iii, '1 -;~ --~ioT'l(/l :;'\/( ",I:
kl'~~l< t....." z g ~~ mf " ~!I
f ; k rn ~ (J) / '\ -t () ~\. I , ~ I 1
:j' 'f" I'l ~ ,/ ~~ -n "':1
t.." '1 ex ~ ~",) ~II
l.' r I (j) ~~".,. ())R> ( , ~I:
I , ::::0 ~ Rl \ - / \~I
t', II 0 --I ~ ~ :'> ~ n
'x f, (Xl Z Z i'ii ~ &: II
ill:~. .... '"' '"' ---- L r - , : I l.-:::-
;!"I' (Xl \J)\J') ~""':::\"A'--- \) --,I--~"
J"'l" ill '" ." (/~ _--";..k"B&'27 ,
:g 1', 0 8~ " \' '_--
, I'- 0 0 G"> '~.' ,'\, ...,.,
I ' ;u}> .",
!<,., -7~.Q) ~
,
-----
j ~"-
, ",
, , '-
'- '-
, ,
"
-----------;---
--~
'"
....
( / ~
\ / /
( I ~
\ / I
" ~
I ,,/
, ,
,A,
R>:tj
;J'~
01
~R
~i::E
fT1, l....
).
"'.
....v'3'3"
-T'
~",)
" 1;;;\
...
;
ij "-
..g'3'3....
,.4}
'"
'"
"'.J ,_
~// _ ~J'
. .. ,\ .
\' ,\ '
r,,""Jo\":'I~
!~\-.\ ~ "" ~
.e.-"{ ,_, -
.. >-
.//r"~'"
....J....
r-,
\ )
I
z
fT1
~
a
e
;u
rn
( ,
\ J /
rTl
I ' I
" ,
" ,
,~~Q.>/... fill
fTl r--- . .,
c- r'-l'" ...
- '1.. ,...
\, ~....... "'1IlIf~.;fI/J
----~... ;'::'~"','. .
--------- . ..
'~
, '-..
r::J
,~~:. 2j
rrI
,
."' .-'''
, ",;.-........ ,;(. ~
/' 1-~'" .. OJ
~~ ",.... ::g
N
..
-----
-----~------
I
.---: "
- ,~ ,,-..
~ (J
~ ., - - I
_ 7"
~\ .J
-- ," ~'.A \
WO....") _I "
~,-
______ - \',1
~ ~ ~
, ..
\ ",,\ \
\....J"
-----
~~/-\
~ \,
----- - , '-:,)~'
- \
---- ,\....\
_____ \ ,...., \ 'r" \ .. .
.. .. \.....i" "'"....1 \ \ .
,,~\. \ \
I
--~
,
\
\
I
. J
-----
.'
--~<,
.if 't-
i:/
-----
~
fT1 -;
I ;u
" 0 -<
x " VJ VI -0
~ ~& '" w '" :~ () 6 0
l> }>
'" 0 '" J;; z
'" 0 '" r
"
in I a ,t ~. -0
r 0 }> (--
ITI N Z <
0 -;
G) AI fT1
~ ~ !!! 'U ~ I 0::' ITI ~ 0 ;;::
;+ 1 ~ it z z Z r 'U fT1
1 g' '" z )>
~ ~. ~. 0 0 -; 'U
':l VI Q '"
;= VI 0
.g' g '"
0 VJ .", n .. -; I rrI '"
". 0" " ~. 0 0 vi a 0
~ ;l ? , [ ;::] "''U -; '"
'" 0 "'" F
~r '" ,,- ~ z "'0 -< 6 ffi
,,- 9- a )>'U VJ Z "
9- ~ zo -< '"
fT1 7.V1 )>
~. "'" 0 0
~r -< ",0 ". '"
z
m -< ."
0 l>
'"
'"
i'i
Offices in: Elk River. BurnsviUe.
Brooklyn Center & St. Cloud, Minnesota.
I hereby certify that thiS. plan, spedl-
cation. or report was prepared by me
or under my direct supervision and
that I am 0 duly Licensed Professional
Enr,Jineer under Stale of Minnesota
statutes Sections 3 2-326.
Signat" 4
1~oel
Date: 10/10/05
DATE: 10 10 05
DESIGN BY: MCB
DRAWN BY: DM
CHECKED 8Y: MCB TLH
DWG: 6799-10-PGRAD.dw
TEXT NONE
FILE NO.' 6799,10-03
REV
NO.
DATE
m Iv -
P ~ "
'"
l';, '" m
VJ =< =<
VJ C C ..,.,
"
)> " z
" z 0
" 0 c -
'" c VJ
'" VJ r-
" z '"
l> '"
... 0 ?;;
'" z
'" I ,.,
'"
l> '"
VJ l>
'" '"
~
DESCRIR
~\
SAXON MOTORS USED CAR CENTER
ELK RIVER, MN
FOR
SAXON MOTORS
GRADING, DRAINAGE
& EROSION CONTROL PLAN
John Oliver & Associates, Inc.
Civil Eng{nurlng. Lrnul SuMJRying. La.nd Planning
580 Dodge Avenue
EUe River, Minnesota 65330
763-44'-2072 FAX 763-44(-5665
l/l
\(N~
o
"
G~Land Projoclll\B799.,lJ\dwg'j'9.,0-PUTIL.dwg, Layout1, 1011012005 11 :21:51 AM, dmdean
;~~
::rzo
a-~3
c - ro
~~~
()U1~
~ ~ ~
.:;,- = Z
. '"
~;-I-
'" '-..
.-."'.".
_N
o ~ ~
:l ;U
;;: t"
g ?l
c
3
ro
:l
--~
(
--~
( "
\ I I
( "
\' ,
" ,
I ",I
, ,
,A-
( "
\'[)'
( "
\' I
-T'
\,/
I
I
I
I
I
I
I
I
I
I
I
I
,~
~1.1
i'
I
.r.
, -,
,-,
,--
,
I
--,
r--
,
,-,
'-'
'\,
,"
,"
" .
" '~' /
" ;/
X/ ....',
/~ "\\
- \ \\
\ \ \
\\
\ \ \
\ \
"
,
"
"
\
,
\
\
\
\
\
,
\
\
\
~
I
--,
:(; ,.
., ~ \
,',
"~\
\ \
\ \
\ '
\ \
\ ,
, I
, I
II
-T,
~"\)
r-,
\ )
I ,
'J /
rTl
I ' I
--'>.
,.~,
" .
qq
/
/(t
-----
--~------
~ i
~ ('"
:$ 8
0
,., ~
c ~
z
,., \l
~
~
~
~
i
U1
\~~
o 0
"
~\
SAXON MOTORS USED CAR CENTER
ELK RIVER, MN
FOR
SAXON MOTORS
580 Dodge Avenue
Elk River, Minnesota 55330
763 44/ 2072 FAX 763 44/ 5665
John Oliver & Associates, Inc.
Civil Bngfneering. Land SunJeying, La.nd. Plo:1\1'ling
PRELIMINARY UTILITY PLAN
Offices in: EUe River, Burrunrille,
Brooklyn Center /k St. Cloud, Minnesota
.
)> :!J :;;: o.
z",)>O
or--lz
o",z
2<:;0'"
<",,,,,~
"':;0'"
~"lf)--I
Ul-<:EO
r"'",
O:;O~
orlf)
)>---1
--Iz-
_",z
0lf)G)
Z
\
\
\
\
\
\
r
( "
\' ,
\ '
v \
\ ~
\l.
.1
\:" ~
rTl
I ' I
, ,
\ /
, ,
'-,I
-
~
--~
"
"'--
.
---
---
1= .-
! __J __.--
1--' -- '" .-'
L. --- "L"'T=--- -.' .'-
_.l_
rTl
I ' I
~: I'-~ I{
~I-- -__ \ I
-,\--
\ \ ---
\\ -.......(.
\ \ ............
'.' '.......
\~ .......,
., ,
, , ,
'. " ,
'- , "
..."..::---....... "-
......~...... '"
, , '-
.......:::--, ......
............ ......
..... ...... ,
''- '-
, , ...
..................., ,I i
"~'....... ~/../Z
.....................-........ / ......
--- .......
,
I' ~.............. /1/
, , ft,
,'. ~~4......~"-.'- ~
.....:::"...............-------. .............,".', .~~.
'" . ~ ... ..~
" " " .~
'~, ,o? ~~..... ....:;. ~
", '-~~).. . ,0...
" , " ~''-~ ,,~ 0...
',':", ."-.:.~'~' "..'i'
" ....... .......~
'", " ' ',~
'" ............, ......:~~.......
, , "...........-'"
" " ....... . ~v .
\ r":':..." ~ ~
I ............ ........
, ,
, ,
, ,
, ,
I',
/ "
......-- ........
........ ............:::::::::
-
r-,
\ )
-
-
'-.
-I'
u:,
iTi~
<0"
"<
~()
-I'll)
--I
C
W
w
",
Z
UlO
",
"\:: >
'- ,
'- , , ,
OJ
en 'l
'"
0 z
ill rrl
'l C X
I I (f)
:::0
II 0 -l
-
(Xl Z Z
(Xl C) C)
to
0
0
70.0
"- '. , '- , " , "
,
'" .""bo',.
r-,
\ )
--'>.
r-,
, I
r
--I
, ,
, /
--~
"
"'--
(i-------
________..J I
_________..J
\.
------
"
-T'
~"\)
II "
\\ "
,----.,
--~I
I
,
~
-
~
, ,
,-,I
( "
\ I I
( "
" ,
-T'
~'\)
/ ,
'-'
:(: >
r-,
\ I
\ \
\' ,\ \
.... ,"", \..Jo \.,t " I
, ~ ~ '-,)
~\- '
--I",
ox
wUi
",::!
z
)>G)
~~
z"
8::!
zO
tJ~
",
)>
,
"'"", ,.~
,\:-: ,....
, .
-'-
,
, I
loJ ~)
-----
- ,
---- - ' 'y""
.----- \',' ,
____ - to ' "" ~...I \'
.-----. I ~,I';- \
\ ',1 I" "-
~ .
, ,
\
1 ' \,,1
\'"" "
-----
-----
,....\ \
\.1 t/
-
~('
_ ...1 ....'"
--- '--)
--- oJ' "
_ .7"
_____, oJ
-;- ~~,
Y'...~ _' "
---
I I I I
I I ...
I I
I I ...
I I I I
...
I I I I ~
I
"
'" Q ;J: Q
~ in 0 in
-< " -<
0 z 0 z
u> '" 8 '"
8 ., u>
., ,. U1 ,.
,. -< ,. z
-< '" z ::;
,., ;u ::; ,.
'" " ,. '"
s:: ,. '" -<
,. z -< u>
Z l(l ,.,
.,
., ,.,
!;J '"
I hereby certify that this plan, specif-
cation. or report was prepared by me
or under my direct supervision and
that I om a duly Licensed Professional
Engineer under State of Minnesota
statutes Sections.) 2 326
REV
NO
10 10 05
MCB
DM
MCB TLH
PUTll.dw
NONE
799.10 03
DATE
DATE:
DESIGN BY:
DRAWN BY
CHECI<ED BY:
DWG; 6799 10
TEXT:
FILE NO.;
Date;
---
-----
-----
(-
,I
,-
1 1
\
\
u>
"
l'
,.,
"
o
z ~Z
...
o
""
'"
'.':1
'"
o
...,
-
r-
rrI
~
c::)
DESCRIPTIO
.
.
.
.-"""'~~---"~-..-.......,.-...............--~- .......~........--..'....,......'-"-~"""'.......
., I I
-$-
~~
~ ~.
a.. ..~
. .q",~
'. .':'~'tl
., ,
....
~
~.
t)
.\
It I .
~ . J;}\~
\.,,~~..~ .- .
Q~ "
I
I
II
r
"
'-
~. I; I
I: ! I
I . I
I I
! !
1 :,
i I H
~ 11 i i
; I..
.1
i
!~
.J i<<
Ii
.. , .
'.
Sl-'-'
--
f )[ SA~I~
]
I ..... CItmPY THAT -1IffI DftAWJNQ wAs PRlMMD IY MI OR UNDIIt lIT "
DtftICT IUPt'lMIICJIIf ,AND THAT I AM A. A!:GIST!MO MCHnICT ~
_Ill TIfI! LA'" ., ... ITm" I"'\IN""S-.-^ . .
OMI.. t/j~~ &&1" "/\c,lti1~
~ "".. ftEG.NO. DATE
DOUGLAS A. MOE
ARCHITECTS ...
INCORPORATED -
I'
s 'l!! :
~rn
! H
{~
!<'
~
~,
~,
. .., --.
, : ;tJ Z'
. ~O
. :b
, ,~
I. m'
~,
o
z,
IJI~
~i r
i .-'
v
... '..!;l'
'lJ it ~
oj %(..
"1\) l, J!
.
I
I,
i If ~t
" I !
'.,,"
.
.
, . ~~ ~ ~~ .
. . .
~. . '.", :.. ~
..----- .-.- ...- . -.... ..........- "'- .
." 0'\ . . :
. rb.. .
. ~~~.
~' .
-iI' Jl-nlt " ~~. I~i ~
.~Jt .... - u~w ~f)> -.. ..... . .~.~
, '. . r~1 '
, . ~.J '. H' "l~~f ~('. i'
>_ ~ " , .n. !r} 1 fl
" . .......
i. ..:1. (, ~. '.'~.' . i '-.
'!~ '~. ,I,
.' ;::;
r- I::!
II Q
-/Z
.1- .
Ilr
, j'
wm
! ....
t~,
, .~
~
o
z
..
,;....
, .1
III
'~~
'f ,1-4
~ ...
.. ....
It:".
.! ti. ~f
tJ,1
-.....- - .. - ,I...I:~'..,
,...'..1. .
j,I ~"..
. -;.,~.
.. .' .
. ...., ',:..-r
.1
: ---y
: .'/. .
, . 1', I 5::
I' t, z
" . Q I ~ ~
J' i I
,
,
I
"
j!' .' i:
~
";
..
i~ .
II '. ii
i
'I
I; ~.
II ,.
II
..
.1f
,,~ 'l~:
. !' rl
.1.
I
, i
I
~ . " , ,
')
~l~
~Ii
i,B'
.c
*1
I
.1-
.-"-
'J}
:II:~
lh-
i~ .f
,~ I
~
! :
. I
. f
. . ,
!:
...,O'_';'~
.; r
. ',",' ,-~;.,- ';':~~-'-'~":~!!'~-""';
, ... r~~ ... ~'r~ . IM1'W' ,".. ~.- ,"" ~~-:-- "
nn..