The URL can be used to link to this page

6.1. SR 12-04-2006 City of Elk River REQUEST FOR CITY COUNCIL ACTION Agenda Section Meeting Date Plannin Items December 4, 2006 Item Description Request by Elk River Holdings (Ed Dulak III) for the following: Land Use Amendment to extend urban services Rezoning from R-l a to PUD Conditional Use Permit to develop as a PUD Prelimina Plat a roval Item Number 6.1 A-D Prepared by erem Barnhart, Plannin Reviewed by Scott Clark, Community Development Director Location The project is located generally east of Cleveland Street (CR 40) and south of 197th Avenue (CR 33, Viking Boulevard). Attachments . Request for Action . Request for Action to Planning Commission, dated November 14th, 2006 . Supplement to Request for Action to Planning Commission, dated November 28, 2006 . Location Map . Preliminary Plat (11 x 17) . Project narrative . Minutes from Council Workshop dated January 9, 2006 . Lot table (colored) . Lot Breakdown (colored) . Tree Inventory (8.5 x 11) . Landscaping Plan (8.5 x 11) . NRI information sheets . NRI map . Memo from City Engineer dated November 9, 2006 . Memo from Sherburne County Public Works dated August 18, 2006 . Memo from Burns Township representative dated November 29,2006 . Memo from Environmental Administrator regarding Oak Wilt Action Reauested City Council decision regarding the 4 questions. Case File: 06-03 Page 2 Overview On November, the Planning Commission reviewed the Land use Amendment, Conditional Use Permit, Zone Change, and Preliminary Plat for Liberty Heights Estates. 1brough this review, the Planning Commission raised several issues, eventually recommending denial of all four applications. Only one item was not unanimous, the Comprehensive Plan amendment. This was a 6-1 vote to deny, with Chairperson Lemke voting against the motion. At the November 20th City Council meeting, the Council tabled the review of the preliminary plat, and requested the Planning Commission review the preliminary plat "as if the property was within the urban services district". The Planning Commission held this review at their workshop meeting on November 28th. Also at this meeting, the Council requested further information, including: intention of the school district for the subject property and plans for property in adjacent Burns Township. The Council also requested that additional notice be sent to inform adjacent property owners about the meeting on December 4th. This notice was mailed to all property owners within 350 feet of the plat boundary on November 22, 2006. In preparation for the November 28th meeting, Staff prepared a list of the concerns raised by the Commission, followed by additional information regarding these. This information is attached as the "Supplement to Request for Action to Planning Commission, dated November 28, 2006". The original, complete analysis can be found in the "Request for Action, dated November 14, 2006". Analysis Comprehensive Plan Amendment. The Planning Commission does not support the extension of the Urban Service Boundary because they felt no information was presented that sufficiendy proved that there was a benefit to the City for such an expansion. Members of the Commission felt that the lack of transportation options related to urban densities would create an unnecessary negative impact on the existing transportation system. The Commission also discussed their concern with the transition between the large lots of Burns Township, and the smaller lots of River Park subdivision to the west. The Commission felt that larger lots 11,000 minimum and 14,000 average was a better use for the property. Conditional Use Permit A Conditional Use Permit is necessary for a property to be rezoned PUD, versus standard zoning. 1brough the review and negotiation of the plat, Staff and the developer have worked together to minimize any potential negative impacts on the surrounding property, while preserving the character of the community. The Planning Commission does not support the Conditional Use Permit to allow the PUD zoning because of their lack of support for the Comprehensive Plan amendment. Rezoning The applicant proposes rezoning the property from R-1a to PUD. The Planning Commission does not support the rezoning of the property to a PUD because of their recommendation regarding the Comprehensive Plan Amendment. Preliminary Plat. The Planning Commission does not support the preliminary plat due in part to its belief that the urban service boundary should not be expanded. However, as requested by the City Council, the Planning Commission critiqued to plat, and offers the following comments: S:\pLANNING\Case Files\2006\Plat\P 06-03 Liberty Heights Estates\StaffReport 12-04-06 Council. doc Case File: 06-03 Page 3 Lot Size: The Commission felt a minimum lot size of 11,000 sq ft, with an average of 14,000 was more appropriate for the area. Trails: The Commission felt that more trails be added, specifically through block 9 and 1t. These trails would reduce the distance a resident would need to walk to get to the large park and school site. Open Space: The Commission felt that additional open space was necessary in the southern portion of the Plat. This seems to concur with the Park and Recreation Commissions recommendation to provide for a minimum of 2 useable acres along the southern edge of the plat. Recommendations: The Planning Commission reviewed the conditions recommended by staff, and after discussion, forwarded the following recommended 21 conditions, should the Council desire to approve the Plat (as proposed on plans dated October 30, 2006). 1. The 29.75 "School property" acres shall be dedicated to the City, to be used for future school building. Should the School district not use the property, the City shall retain ownership for park and recreational uses. 2. All comments and conditions of the City Engineer's memo dated November 9, 2006 shall be addressed. 3. All comments and conditions of the Sherburne County memo dated August 18, 2006 shall be addressed. 4. The location of the northern access onto Co Rd 33 may be adjusted to the east or west as required by Sherburne County. 5. The development shall meet all applicable fire codes. The Fire Chief shall verify the location of all fIre hydrants, and may require additional hydrants necessary to preserve the health and safety of the residents. 6. In addition to the easements shown on the preliminary plat, the following easements shall be provided: A. Trail easement over all easements located on private property, including those adjacent to County right-of-way, and through blocks 4,5, and 6. B. An easement of sufftcient width to preserve and protect the landscaping improvements located on private property serving the population at large, including those along County road 40 and 33. C. A 25 foot easement adjacent to the outside edge of delineated wetlands, to preserve and protect the required no-touch buffer. 7. A wetland buffer of 25 feet apply to all wetlands and a structure setback of 20 feet from the buffer applies. An exhibit shall be prepared to illustrate this to future land owners. 8. A NPDES permit is required prior to fInal approval of construction drawings. 9. The buffer planting program shall be extended to the north side of the plat, along the southern right- of-way line of County Road 33. 10. A detail of the fence within the buffer shall be provided. 11. Trafftc calming measures as adopted by the City Council be incorporated into fInal design drawings. 12. The northwest corner of the plat should be reconfIgured to provide opportunity for the exception pieces to be incorporated into the neighborhood, without irregular lot shapes. 13. A tree preservation plan be developed and accepted by the environmental administrator, to preserve, at minimum the following areas: A. The rear portion of lots 2-8, Block 25. B. The rear portion of lots 1-6, Block 24. S:\pLANNING\Case Files\2006\Plat\P 06-03 Liberty Heights Estates\StaffReport 12-04-06 Council. doc Case File: 06-03 Page 4 C. The rear portion of lots 4-9, 18-23, Block 9. 14. The following fees shall apply: a. A seal coat fee shall be paid at the time the Final Plat is released for recording. This fee shall be at the rate applicable at the time of final plat recording. b. Water and sanitary sewer trunk fees. The developer agrees to pay trunk fees at the rate established by Council from time to time. c. The Developer shall pay $1,000 per lot as their pro rata share of Cleveland Street improvements. d. A Surface water management fee shall be paid at the time of fmal plat recording. 15. Park dedication shall be provided in the following manner: a. 9.98 acre City Park south of the potential school. b. 2 acres of useable open space in the southeast comer of the plat c. The balance shall be form of cash in an amount relative to the percent of the requirement not provided, applied equally to the number of lots. Fee to be determined at the time each phase is final platted. 16. Covenants be prepared to regulate minimum house size, building materials, etc. 17. A Trunk Sanitary Sewer and Water assessment shall be levied over the entire parcel, exclusive of the County Road Right of Way and wetlands, at the time of the fttst fmal plat. The assessment rate shall be as established by the City Council for that year. When levied, none of the assessment shall be apportioned to the school site or park properties. 18. A letter of credit in the amount of 100% of the cost of the improvements shall be submitted prior to the releasing of the Final plat for recording. 19. The land use and bulk regulations for the subject property shall be incorporated into the Zoning Ordinance for administration purposed. This shall be completed prior to release of the initial Final Plat. 20. The applicant shall execute a developer's agreement outlining the terms and conditions of approval for the Final Plat. 21. All required subdivision/park information shall be provided in an electronic format (.dwg ftle) as required by the City Ordinance and Land Use Application prior to recording of the plat. 22. Wetland restoration shall be completed and the park properties graded and seeded as part of the first phase. Respectfully submitted Sart, AICP Planning Manager City Council Action Motion by _ Second by _ Vote Follow Up S:\PLANNING\Case Files\2006\Plat\P 06-03 Liberty Heights Estates\StaffReport 12-04-06 Council.doc FILE COpy City of Elk River REQUEST FOR PLANNING COMMISSION ACTION Agenda Section PI . Items Item Description Request by Elk River Holdings (Ed Dulak III) for the following: Rezoning from R-1a to PUD Preliminary Plat approval Land Use Amendment to extend urban services Conditional Use Permit to develo as a PUD . Item Number 5-6 - 5.9 Meeting Date November 14,2006 Prepared by er Barnhart, Plannin M Reviewed by Scott dark Location The project is located generally east of develand Street (CR 40) and south of 19~ Avenue (CR 31, Viking Boulevard). Attachments · Request for Action · Location Map . Preliminary Plat · Project narrative · Lot table · Reduced Tree Inventory · NRI information sheets · NRI map · Memo from City Engineer dated November 9, 2006 · Memo from Sherburne County Public Works dated August 18, 2006 · Memo from Environmental Administrator regarding Oak Wilt Action Requested Staff is suggesting the Planning Commission recommend approval, subject to. several conditions. Planning Commission Action Motion by _ Second by ~ Vote Follow Up Case File: 06-03 Page 2 location: Southeast comer of County Highways 31 13/40. Generally east and north east of the Riverpark neighborhood. Zoning: R1a land Use: Rural Residential Adjacent N - R1a Zoning: E - [City of Ramsey] S-R1a W - PUD residential Adjacent land Use: N -Rural Residential E - Rural Residential S - Rural Residential W - Urban Residential Proposed Zoning PUD Residential Proposed land Use Site Area: 276.82 acres, including 6.51 acres of County ROW Conforms: Land Use Plan - Yes Zoning Code - Yes Subdivision Code - Yes Urban Residential 120 Day Rule: Action must be taken on this.request by February 28, 2007. Overview Over the last couple of years, the developer approached the City about extending the urban service district to serve the subject property. In a January workshop, the City Council reviewed and discussed the plan for Liberty Heights Estates, which included the provision of a large (29.75 acre) parcel for future school needs, preservation of a large wetland in the 'center' of the development to serve as a natural amenity, and a 10 acre parcel to serve park needs of the neighborhood and surrounding area. In its review, the City Council outlined the following stipulations: Minimum lot size of 9,750 square feet An average lot size of 11,000 square feet Requirements for review The review of several land use applications were considered for this report, including Conditional Use Permit (to allow for a Planned Unit Development subdivision), Land Use amendment (to extend the urban service district into the subject property), rezoning (to rezone the property from R- 1a to PUD), and a prp,1;m;n~ry plat (to start the subdivision process). In an effort to reduce redundant statements and information, Staff consolidated the comments gathered from the review of these requests, and incorporated them into the review of the pre1;m;mry plat This is also done as the prel;m;nary plat more comprehensively illustrates the proposal. Staff is recommending approval of the prd;m;n~ry plat, subject to several conditions. Staff is also recommending approval S:\PLANNING\Case Files\2006\Plat\P 06-03 Liberty Heights Estates\St:il.ffReport 11-14-06.doc Case File: 06-03 Page 3 of the rezoning, comprehensive plan amendment, and conditional use permit subject to othe! conditions, including the approval of the prelimin~ry plat. Should the Preliminary plat not be approved., then all subsequent recommendations become null and void: the property would not be rezoned., or the urban service district be extended. Analysis Comprehensive pkn Amendment The subject property is located outside of the urban services district The applicant is requesting a comprehensive plan amendment to extend wate! and sanitary sewe! services to the property. In exchange, the applicant is proposing the dedication of 29.75 acres to the city, to be used for the construction of a future school The land would be graded and seeded for stabilization purposes. The!e has been some discussion that should the school district not use the land within a period of time (presently Undefined), the land would remain unde! city owne!ship, for park and open space purposes. An agreement should be completed between the School District and the City regarding this issue. Rezoning The subject property is zoned Rh. The applicant is proposing a PUD zoning, which permits g1:eate! design flexibility by allowing modification of lot and building area., among othe! options. The PUD development must remain consistent with the intent and purpose of the comprehensive plan, while not adve!sely affecting adjacent property. The plan as presented appears appropriate with an extension of the urban services area., and helps address a need for park land and school expansion in this area of the community. Conditional Use Permit A Conditional Use Permit is necessary for a property to be rezoned PUD, versus standard zoning. Through the review and negotiation of the plat, Staff and the develope! have worked together to minimize any potential negative impacts on the surrounding property, while preserving the cha.racte! of the community. Comprehensive Plan The subject propetty is guided for rural residential. With the proposed amendment to the comprehensive plan, the land use as proposed appears to be consistent with the surrounding area., which is predominately residential, with some pockets of institutional (School). Lots. The proposed preliminary plat includes 452 single family residential lots, and 6 outlots on 276.82 acres. Lots range in size from 9,750 to 36,887 square feet, with the average lot size being 12,815 square feet The g1:oss density proposed is 1.6 units pet acre. Net density, exclusive of the school and County Right of way, is 1.88 units pet acre. The lot size appears consistent with the direction given by the City Council, and of an area served by urban se!vices. The layout is largely consistent with the original concept plan reviewed by the Phmning Commission and City Council last winter. There are two exceptions in the northwest comer of the plat that should be addressed through the planning process. These exceptions are existing home sites owned by othe! parties, not requesting se!v.i.ces or platting at this time. The northern one of the two exceptions, owned by Mr. Ron Middlestadt, is in the extreme northwest comer of the plat. 'While not desired now, it is advantageous to provide some access to s: \PLANNThTG\ Case Files \2006\Plat\P 0~03 uberty Heights Estntes \StaffReport 11-14-06.doc Case File: 06-03 Page 4 the interior street system should the property wish to develop. The applicant has reserved some land via out lot F, for future access. It is suggested that Lot 1, Block 23 be included in this reservation, to allow future maximization of the land. This would make Lot 1, Block 23 an out lot, pending development of the 1v.liddlestadt property. The southern of the two, which is actually 2 parcels owned by Mr. and Mrs. Mordal and Mr. and Mrs. Sullivan, is located near the NW comer of the proposed school property. Access to this lot is reserved via out lot E. The adjacent Lot 2, Block 25 is irregularly shaped. It is suggested that Lot 2, Block 25 be 'squared up', allowing a more common connection to the exception piece in the future. Specific information regarding the anticipated buildings has not been provided., partly due to the builder not being identified at this time. Staff suggests that as part of the Planned Unit Development regulations and development agreement, appropriate covenants regarding housing size, building materials, etc, be developed. Natural Resources The Natural Resource Inventory provides the City with extensive data related to the location and quality of natural resources in the city. The Natural Resource Inventory does indicate several natural resources within the subject property. These features include: Oak woodland/ brushland (Generally southeast central portion of site) Oak Forest (Generally northwest comer of site) Nonnative wetlands (Generally southeast comer of site) Nonnative deciduous forest Generally, the layout of the plat attempts to preserve the natural resources found on site. The location of the wetlands in the middle and in the SE comer are preserved as public open spaces. Wetlands in the east central portion are preserved in rear yards. The Oak forest in the northwest comer will see some impact, as proposed. To help understand the impact grading, street, and utility improvements have on the existing vegetation, the developer has prepared a tree inventory, as requested by staff. The tree inventory identifies all trees over 8" in diameter, at breast height, plotted their locations on a map, and gave an indication on their condition. The developer has taken steps to preserve pockets of trees and timber area throughout the plat, including: · The rear portion oflots 4-9, 18-23, Block 9. Several trees in this area will be retained. · The rear portion of lots 1-6, Block 24. Several trees along the right of way with Twin Lakes Road will be retained, preserving a buffer depth of 15-25 feet. · The rear portion of lots 2-8, Block 25. Several trees in this area are not impacted with the utility, grading, or house construction, and can be retained. It is suggested that as Final Plat and construction drawings are submitted, a tree preservation plan showing tree protection fence be developed. Staff has also received correspondence regarding the potential for Oak wilt within the subject property. A copy of this letter is attached. Based on the tree survey, there is widespread evidence of Oak Wilt. The developer will work with the city on Oak wilt prevention and mitigation. An NPDES permit application for Stonn water Pollution Prevention Plan is required prior to Final Plat approval. S:\PLANNING\Case Files\2006\Plat\P 06-03 Liberty Heights Estates\StaffReport 11-14-06.doc Case File: 06-03 Page 5 Parks The Park dedication requirements for the subject property is equal to 10 percent of the land area, excluding the school property (29.75 acres), and the County Road ROW (6.51 acres). Total Plat size School Property County ROW Adjusted Plat Total 276. 82 acres 29.75 acres 6.51 acres 240.56 acres 10% of adjusted total acres = 24.1 acres Land dedicated: City Park City Park Total land dedicated - 9.98 acres - 1. 00 acres 10.98 acres Park dedication required Park dedication provided in land Balance to be paid as cash in lieu 24.1 acres 10.98 acres 13.12 acres Ratio of park dedication rp.mll;n;ng to be provided = 54% Prior to release of the final plat, each lot shall pay 54% of the park dedication fee established by the Council at the time of final plat recording. Example: In 2007, Final plat includes 67 lots. For 2007, the City Council has established $3,000 as the park dedication fee. $3,000 x 54% = 1,620.. Park dedication fee amount shall equal $1,620 x 67 = $108,540. Comprehensive Park Plan The Comprehensive Park Plan does not indicate any park target area, but does highlight the need for a trail corridor along the adjacent county highways. Parks and Recreation Recommendation The Park Commission reviewed the proposal at their meeting in June, and recommended mid block trails, and the provision of a 2 acre park on the south portion of the property. A 1 acre parcel is provided. Transportation Access to the subdivision is provided via several intersections with adjacent County highways, including two connections on the west side with County Highway 40, via Liberty Heights Drive and 189th avenue. It is possible that the intersection of Liberty Heights Drive and County Road 40 may require a stop light or other traffic control in the future. Access to the property from the north (Viking Boulevard, County 31) will be via a presently unnamed road. Additional right of way is being provided along the north property line to accommodate future expansion needs of County Highway 31. This plat does not prevent or inhibit the ability for the county to connect County 31 to County 33 in the future. S:\PLANNING\Case Files\2006\Plat\P 06-03 LtbertyHeights Estates\StllffReport 11-14-06.doc Case File: 06-03 Page 6 Additional local road connections are proposed to the east (via 196th, Liberty Heights Drive, and 189th Avenue) and to the south (Buc:h~11an Street). A portion of Liberty Heights Drive will include a 15 foot wide boulevard section. The interior treatment of this boulevard has not been identified.. Internal vehicular circulation will be provided via a series of curvilinear streets loosely based on a grid in the south portion of the plat. In the northern portion of the plat, a series of short blocks provide adequate access and traffic distribution. To help control higher than desirable speeding in the neighborhood, it is envisioned that a series of traffic C':~ lmt11g features will be implemented throughout the neighborhood, pending completion and adoption of traffic calming standards. These traffic calming features will likely be implemented within the proposed right-of-way and identified as part of the final plat. In an effort to stimulate development, and provide additional traffic distribution options, the City and County agreed to improve Cleveland Street (County Highway 40) The developer provided ROW to facilitate these improvements. A portion of the city's financial responsibility is being applied to developments in the area, including River Park and Liberty Heights estates. This portion is equal to $1,000 per single family residential lots. The traffic distribution options that Cleveland street provides are all the more important due to the development of Liberty Heights Estates. Pedestrian circulation is provided via a series of trails and sidewalks: Sidewalks. A sidewalk is provided on one side of each interior street, with exception of liberty Heights Drive, where a sidewalk is located on both sides of the street. Sidewalks are concrete, and a minimum of 5 feet in width. Trails. Per the direction of the Parks and Recreation commission, several trails are proposed throughout the development. Trails are proposed along the perimeter of the large wetland, with several connections to the adjacent street and sidewalk system. A trail is proposed along the eastern side of County Highway 40. A mid block trail is also proposed through blocks 4, 5, and 6. This trail will provide easier access for the lots in this area of the neighborhood with the large park, school, and open space portions of the development. The Park and Recreation department is currently reviewing potential trail head identifiers, including planting and crosswalk standards. All trails will be 10 feet in width and bituminous. An easement will need to be provided over all trails located on private property. The Planning Commission and City Council should provide direction regarding a trail along Co highway 13, or 33. utilities The developer is expected to pay the costs to extend water and sanitary sewer to the property, which includes the actual cost to put the infrastructure in the ground, and applicable water and sanitary sewer trunk fees. S:\PLANNING\Case Files\2006\Pla.t\P 06-03 Liberty Heights Estlltes\StaffReport 11-14-06.d.oc Case File: 06-03 Page 7 Water Municipal water will be provided to the site via. two connections from the west, one at Liberty Heights Drive, and another at 189th Avenue. Water will be circulated and looped throughout the site, providing secondary sources of water for emergency and water quality needs. Future connection points are provided to the south (Bur:h~mJn street). The City Engineer will need to approve the location of all hydrant locations as part of the formal approval of the construction documents; this may result in the provision of additional :fire hydrants. Sanit:a.1;y Sewer. Sanitary sewer will gravity flow throughout the project, to a new lift station in the northwest comer of Liberty Heights Drive and Bur:nl!1"HI11 Street. This lift station will direct flow to the Riverpark development, where it enters the municipal system.. A portion of the sanitary sewer will route through the school/ city property. Storm Sewer. Storm water will be collected via. a series of on street catch basins, and rear yard catch basins and route to one of several treatment ponds scattered throughout the project, before discharging ultimately in the wetland. The City Engineer has developed comments regarding the utility and grading plans. These comments are not expected to drastically alter the layout of the neighborhood. These comments should be addressed as part of the final plat and construction drawing development of the plat. Landscaping The developer has proposed a landscaping plan, with includes boulevard and buffer plantings: Street trees. Staff has encouraged the developer to plant street trees, in part to better enhance the neighborhood, define the streets cape, and calm traffic. As part of the PUD negotiation, staff had recommended 1 tree per 40 lineal feet of street frontage, to be planted by the developer at a given date. The plan does show boulevard trees, though not at the ratio suggested by staff. Staff feels that the plan as presented meets the goals stated above. Staff supports the Boulevard tree planting plan. The boulevard tree planting does not satisfy the individual yard trees planted by the property owners. Buffer trees. The developer also proposes buffer plantings along the ea.stem edge of County Highway 40 and a portion of County 33. This buffer helps define the "private" portions of the property from the public streets. The buffer plantings include a variety of over story (Maple, Oak, Linden), omamental (Birch, Crabapple, etc), evergreen (pine, spruce, etc) and large shrubs. The buffer area. along County 33 (Viking Boulevard) includes a 1-2 foot berm above the surface of the road. Along County 40, south of the park, the berm is more pronounced. A fence is also proposed along County Highway 40, though not detailed. This fence should be detailed prior to final plat approval. The ratio of plantings proposed along Co 40 are recommended by staff: lover story, 1 omamental, 1.5 evergreen, and 3 shrubs per 40 feet of buffer frontage. Staff suggests that the buffer planting be extended along the entire frontage of County Highways 33. North of the school/ city property, a new buffer is not recommended, as existing trees provide the separate of space. If, during construction it is agreed that the trees should be removed, a new buffer should be provided. Signage No entrance or neighborhood identification signa.ge has been identified. S:\PLANNING\Case Files\2006\PIat\P 06-03 Liberty Heightl; Esta.tes\StaffReport 11-14-06.doc Case File: 06-03 Page 8 Recommendations Staff recommends that the Planning Commission support the Land Use Change, incorporating the subject property into the Urban Services District, subject to: 1. Approval of the rezoning and preliminary plat approval 2. Developer agreeing to pay for water and sewer trunk assessments Staff recommends that the Phmning Commission support the rezoning from R-1a. to PUD, subject to 1. Development of a rezoning exhibit 2. Approval of the preliminary plat for Liberty Heights Estates, dated October 30, 2006 3. Development and incorporation of land use and bulk regulations for Liberty Heights Estates into the City Code of Ordinances Staff recommends that the Planning Commission support the Conditional Use Permit, permitting the property to be developed as a Planned Unit Development, subject to: 1. Plans dated October 30, 2006 2. Approval of the Preliminary Plat for Liberty Heights Estates Staff recommends that the Planning Commission support the Preliminary Plat application for Liberty Heights Estates, as illustrated on plans dated October 30, 2006. This support is subject to the following conditions, which should be made a part of the resolution to approve: 1. The 29.75 "School property" acres shall be dedicated to the City, to be used for future school building. Should the School district not use the property, the City shall retain o'Wnership for park and recreational uses. 2. All comments and conditions of the City Engineer's memo dated November 9, 2006 shall be addressed. 3. All comments and conditions of the Sherbume County memo dated August 18, 2006 shall be addressed. 4. The development shall meet all applicable fire codes. The Fire Chief shall verify the location of all fire hydrants, and may require additional hydrants necessary to preserve the health and safety of the residents. 5. In addition to the easements shown on the preliminary plat, the following easements shall be provided: A. Trail easement over all easements located on private property, including those adjacent to County right-of-way, and through blocks 4,5, and 6. B. An easement of sufficient width to preserve and protect the landscaping improvements located on private property serving the population at large, including those along County road 40 and 33. C. A 25 easement adjacent to the outside edge of delineated wetlands, to preserve and protect the required no-touch buffer. 6. A wetland buffer of 25 feet apply to all wetlands and a structure setback of 20 feet from the buffer applies. An exhibit shall be prepared to illustrate this to future land o'Wners. 7. A NPDES permit is required prior to final approval of construction drawings. S:\PLANNING\Case Files\2006\Plat\p 06-03 Ltberty Heights Estates\StaffReport 11-14-06.doc Case File: 06-03 Page 9 8. The buffer planting program shall be extended to the north side of the plat, along the southem right-of-way line of County Road 33. 9. A detail of the fence within the buffer shall be provided. 10. Traffic calming measures as adopted by the City Council be incorporated into final design drawings. 11. The northwest comer of the plat should be reconfigured to provide opportunity for the exception pieces to be incorporated into the neighborhood, without irregular lot shaped. 12. A tree preservation plan be developed and accepted by the environmental administrator, to preserve, at minimum the following areas: A. The rear portion of lots 2-8, Block 25. B. The rear portion of lots 1-6, Block 24. C. The rear portion oHots 4-9, 18-23, Block 9. 13. The following fees shall apply: a. A seal coat fee shall be paid at the time the Final Plat is released for recording. This fee shall be at the rate applicable at the time of final plat recording. b. Water and sanitary sewer trunk fees. The developer agrees to pay trunk fees at the rate established by Council from time to time. . c. The Developer shall pay $1,000 per lot as their pro rata share of Cleveland Street improvements. d. A Surface water management fee shall be paid at the time of final plat recording. 14. Park dedication shall be provided in the following manner: a. 9.98 acre City Park south of the potential schooL b. 2 acres of open space in the southeast comer of the plat c. The balance shall be form of cash in an amount relative to the percent of the requirement not provided, applied equally to the number of lots. Fee to be determined at the. time each phase is final platted. 15. Covenants be prepared to regulate minimum house size, building materials, etc. 16. A letter of credit in the amount of 100% of the cost of the improvements shall be submitted prior to the releasing of the Final plat for recording. 17. The land use and bulk regulations for the subject property shall be incorporated into the Zoning Ordinance for anministration purposed. This shall be completed prior to release of the initial Final Plat. 18. The applicant shall execute a developer's agreement outlining the terms and conditions of approvaL 19. All required subdivision/park information shall be provided in an electronic format (.dwg file) as required by the City Ordinance and Land Use Application prior to recording of the plat. o~ J Z"y ~ainhart, AICP . Planning Manager S:\PLANNING\Case Files\2006\Plat\P 06-03 Liberty Heights Estlites\StaffReport 11-14-06.doc SUPPLEMENT TO REQUEST FOR ACTION DATED NOVEMEBR 14, 2006 City of Elk River REQUEST FOR PLANNING COMMISSION ACTION Agenda Section Plannin Items Item Description Request by City Council to critique the Preliminary Plat of Libe He" hts Estates Item Number 2 Meeting Date November 28, 2006 Prepared by erem Barnhart, Plannin Reviewed by Scott Clark, Community Development Director Attachments . Supplement to Request for Action . Request for Action dated November 14, 2006 (Copy) . Preliminary Plat October 30, 2006 (Reduced) . Landscaping Plan (Reduced) . Lot table (Color) . Boundary Lot table . Tree Inventory (Reduced) . Applicant narrative dated October 24, 2006 . Memo from City Engineer dated November 9, 2006 . Synopsis letter ftom City Engineer dated January 17, 2006 . Memo to Planning Director McPherson dated July 12, 2005 . Minutes from City Council workshop dated January 9, 2006 . Memo from Sherburne County Public Works dated August 18, 2006 . Memo from Anoka County Highway department dated November 20, 2006 . Memo from Burns Township dated November 20, 2006 . Comparisons: Similar development Action Reauested At their meeting on November 20, 2006, the City Council opened and continued the public hearing for Liberty Height Estates until December 4th, deferring discussion until staff could provide further information regarding the Planning Commission comments, and the School Board could address their intention for the school property. Specifically, the Council requested the Planning Commission critique the preliminary plat, assuming that the property was within the urban services boundary. Planning Commission Action Motion by _ Second by _ Vote Follow Up Case File: 06-03 Page 2 Overview The purpose of this memo is to provide additional information or a specific response to items of concern identified by the Planning Commission at their meeting on November 14, 2006. The Commission may use this information on the evaluation of the Preliminary Plat and provide recommendation or comments to the Council for their meeting on December 4th. Concern: What does the City receive in exchange for extending the urban services boundary? Once a decision has been made to extend the urban service district (USD) boundary, the next question is where. It seems apparent that the present boundary may fluctuate over time, based on comments from the Planning Commission and City Council, in response to market demands and property owner desires. For the most part, the current boundary between urban and rural services has been defined and development completed. Established rural development abuts over 75% of the USD line. Of the remaining 25%, over half is frontage owned by Cargill, which is unlikely to be included in the future. Of the remaining land the subject property represents some of the best possibilities, in terms of cost-benefits based on incurred expenses for trunk line extensions. The City went to great expense to extending the urban services to this region. The City can enlarge the population to help pay these dollars with litde or no additional city cost. The developer will pay for lateral extensions, including the lift station, and pay trunk assessments, including the assessments for the school property. Lasdy, the developer has agreed to provide the 30 acre school site. The value of this land in the urban service district is conservatively estimated at 1.5 million dollars. Concern: What does the City receive in exchange for PUD Staff had not provided clear information as to what the City received in exchange for the property being developed as a Planned Unit Development (PUD). In addition to the concessions granted by the developer for extension of the urban semces boundary, the developer has agreed to: 1. Donate to the City the wedand credits created through the development. These credits, approximately 30 acres worth, can be sold on the open market, or used to offset wedand requirements on city projects. Projected worth is approximately $1 per square foot, or approximately $1.3 million. 2. Enhancing the existing wedands, which are presendy low quality wedands. 3. Provision of County Road right of way (33 and 40), totaling approximately 6 acres. 4. Provision of a 30 acre school site with trunk sewer and water paid. Concern: Density. Several comments were made regarding the density as too high. Density is total units/ total acreage exclusive of Co Rd ROW. Total acres School acres Park Acres Co Rd ROW 276 29.75 acres 10.98 acres 6 acres units / acres = density 452/270 = 1.67 While no density number has been established as a goal, the proposed density of 1.67 is considered very low for an area being served by urban services. While Elk River is not part of the Metropolitan S:\PLANNING\Case Files\2006\Plat\p 06-03 Liberty Heights Estates\StaffReport to PC workshop 11-28-06.doc Case File: 06-03 Page 3 Council, the Met Council strives for a density range between 3-5 units per acre in areas served by their sanitary sewer in order to maximize their investment in this utility. Additionally, the lot size and density is somewhat a function of the direction provided by the City. In July of 2005, then Planning Director McPherson received a memo dated July 12,2005 (attached) outlining the basis for the number of lots. This basis followed the methodology established by Staff. The density is based on the number of 14,000 sq ft lots plus adjacent street ROW (14,000 with an assumption of 20% for adjacent right of way), applied to the whole property, exclusive of the 40 acre wetland, which provided a mathematical possibility of 570 lots. The density is 2.6 units per acre. The developer then proposed a plan with 500 lots to the City Council in April of 2005. In January, a plan was presented with 469 units. With the Council direction regarding lot size minimums, the number of lots dropped to 452. Concern: Staff sensed that some concern regarding the density was based on the scale of the development, and the incomplete information provided to the Commission comparing this project to other projects in the community. The gross density proposed is 1.67 units per acre. Net density, exclusive of the school and County Right of way, is 1.88 units per acre. Staff has prepared an exhibit, imposing the layout of the subject plat over existing, established neighborhoods in the City's urban services district. Based on this review, it appears that the density and park/ school donation is consistent with these other neighborhoods. Concern: Lot size too small In January, the City Council discussed the project, and directed the applicant to provide an absolute minimum lot size of 9,750 square feet, and an overall average of 11,000 sq feet. A copy of the minutes are attached for the Commissions information. The developer made modifications to the plat, maintaining the minimums established by the City Council. The actual average is 12,815 square feet. Discussion requested comparisons to R-1b (12,000 sq ft), R-1c (11,000 sq ft) and R-1d (14,000 sq ft). The attached table shows the lots meeting these established standards. Concern: Transitional Lot size. There was discussion regarding the lot size along the east and north sides of the development. There was an apparent desire to create a transition between the urban district and rural areas. Some of this concern came from adjacent (Bums Township) property owners. There are 43 lots within the plat along the east boundary. These lots average is size 14,800 square feet, and only 2 are less than 11,000 sq ft. Assuming additional buffer or transition between residential uses is appropriate, additional landscaping could be required. Concern: A statement was made regarding the number of trees lots due to the development. It is clear that significant trees will be lost due to street and utility construction, lot grading, and eventually house construction. It is also clear that the City is not in a position to require all trees to be retained, due to the nature of development. Should the property be developed as a rural district, there is no guarantee that more trees will be saved. As a PUD, the City has more opportunity to negotiate the preservation of the trees. It should be noted that the City is working on addressing S,\PLANNING\Case Files\2006\Plat\p 06-03 Liberty Heights Estates\StaffReport to PC workshop 11-28-06.doc Case File: 06-03 Page 4 this regulatory weakness. Staffs focus throughout the review was how many trees could be saved through the design of the project. The recommended conditions include direction to the Environmental Administrator and other staff to locate appropriate tree protection fencing to preserve a maximum amount of trees. This fencing would be completed as part of the grading approval for the plat, and inspected periodically for compliance. With the implementation of the landscape plan, include street and buffer trees, there will be more trees on the site that were lost. Concern: Access and # of access A concern was noted regarding the number of accesses onto eXlsl1ng improved roads. Access to the subdivision is provided via several intersections with adjacent County highways, including two connections on the west side with County Highway 40, via Liberty Heights Drive and 189th avenue. It should be noted that the final location of the northern drive is undetermined, and will be based on where the County allows the access, after the final route of the road is determined. The access may shift from the middle (as presently shown) to the east, or to the west. A condition is suggested that the location of the drive remain flexible, and will be determined at the time of final plat approval of lots adjacent to the road. These are comparable to other, recently approved plats: River Park, 400 units 2 direct accesses, 4 via adjacent neighborhoods Trott Brook Farms, 500 units 3 direct accesses, 3 via adjacent neighborhoods Nordic Woods, 200 units 2 direct accesses, 0 via adjacent neighborhoods Since the review of the plat in January, the City and County have made progress is the provision of additional east-west collectors: 193rd Street is planned to be extended from its current location east to connect to Twin Lakes road. A public hearing is scheduled for mid January to select a final route. Construction on the road is expected between 2008 and 2010. Cleveland Street will be completed in 2007, and open for traffic. Many of the property owners, including the Liberty Heights Estates property owner, gave right of way for the road improvements. Concern: A concern was noted that pedestrian circulation was inadequate. Pedestrian circulation is provided via a series of trails and sidewalks: Sidewalks are located on at least one side of the street throughout the plat, and trails along the county roads, and in select locations throughout the plat. While there is no overpass linking the school district properties, the issues has been researched: An underpass was found to not be feasible, due to the high water table. It is unrealistic to require a developer to provide for an overpass. There is a controlled intersection at Twin Lakes, and Co Rd 40 for safe crossing. It is anticipated that upon final build out of the Development, a traffic signal will be added at Liberty Heights Drive and Co Rd 40. A trail should be added along Co Rd 33 and Twin Lakes; a condition is suggested. S:\PLANNING\Case Files\2006\plat\p 06-03 Liberty Heights Estates\StaffReport to PC workshop 11-28-06.doc Case File: 06-03 PageS Recommendation Staff recommends that the Planning Commission support the Preliminary Plat application for Liberty Heights Estates, as illustrated on plans dated October 30, 2006. This support is subject to the following conditions, which should be made a part of the resolution to approve: 1. The 29.75 "School property" acres shall be dedicated to the City, to be used for future school building. Should the School district not use the property, the City shall retain ownership for park and recreational uses. 2. All comments and conditions of the City Engineer's memo dated November 9, 2006 shall be addressed. 3. All comments and conditions of the Sherburne County memo dated August 18, 2006 shall be addressed. 4. The location of the northern access onto Co Rd 33 may be adjusted to the east or west pending final determination from Sherburne County. 5. The development shall meet all applicable fire codes. The Fire Chief shall verify the location of all fire hydrants, and may require additional hydrants necessary to preserve the health and safety of the residents. 6. In addition to the easements shown on the preliminary plat, the following easements shall be provided: A. Trail easement over all easements located on private property, including those adjacent to County right-of-way, and through blocks 4,5, and 6. B. An easement of sufficient width to preserve and protect the landscaping improvements located on private property serving the population at large, including those along County road 40 and 33. C. A 25 easement adjacent to the outside edge of delineated wetlands, to preserve and protect the required no-touch buffer. 7. A wetland buffer of 25 feet apply to all wetlands and a structure setback of 20 feet from the buffer applies. An exhibit shall be prepared to illustrate this to future land owners. 8. A NPDES permit is required prior to final approval of construction drawings. 9. The buffer planting program shall be extended to the north side of the plat, along the southern right-of-way line of County Road 33. 10. A detail of the fence within the buffer shall be provided. 11. Traffic calming measures as adopted by the City Council be incorporated into final design drawings. 12. The northwest corner of the plat should be reconfigured to provide opportunity for the exception pieces to be incorporated into the neighborhood, without irregular lot shaped. 13. A tree preservation plan be developed and accepted by the environmental administrator, to preserve, at minimum the following areas: A. The rear portion of lots 2-8, Block 25. B. The rear portion of lots 1-6, Block 24. c. The rear portion oflots 4-9, 18-23, Block 9. S:\pLANNING\Case Files\2006\Plat\P 06-03 Liberty Heights Estates\StaffReport to PC workshop 11-28-06.doc Case File: 06-03 Page 6 14. The following fees shall apply: a. A seal coat fee shall be paid at the time the Final Plat is released for recording. This fee shall be at the rate applicable at the time of final plat recording. b. Water and sanitary sewer trunk fees. The developer agrees to pay trunk fees at the rate established by Council from time to time. c. The Developer shall pay $1,000 per lot as their pro rata share of Cleveland Street improvements. d. A Surface water management fee shall be paid at the time of final plat recording. 15. Park dedication shall be provided in the following manner: a. 9.98 acre City Park south of the potential school. b. 2 acres of open space in the southeast comer of the plat c. The balance shall be form of cash in an amount relative to the percent of the requirement not provided, applied equally to the number of lots. Fee to be determined at the time each phase is final platted. 16. Covenants be prepared to regulate minimum house size, building materials, etc. 17. A letter of credit in the amount of 100% of the cost of the improvements shall be submitted prior to the releasing of the Final plat for recording. 18. The land use and bulk regulations for the subject property shall be incorporated into the Zoning Ordinance for administration purposed. This shall be completed prior to release of the initial Final Plat. 19. The applicant shall execute a developer's agreement outlining the terms and conditions of approval. 20. All required subdivision/park information shall be provided in an electronic format (.dwg file) as required by the City Ordinance and Land Use Application prior to recording of the plat. Respectfully submitted Jerem arnhart, AICP Planning Manager S:\PLANNING\Case Files\2006\plat\P 06-03 Liberty Heights Estates\StaffReport to PC workshop 11-28-06.doc 1\ I~~~~~ f~ V~ I--~' ","..I~ IL~~. ~l..- I ~:::J ~~~. ~ ~Jl~ ~ ~ ~ \\~~ ~ .. 7 ') ~ 1~ ';':;~. V ~~; ~!\r.f))~ U)-)J.-! t:- ~ ~ m ~~ dr i\. ~. fill[ iii. ~ I lrrv~~ 1//1 .. '" '~A ~ ~ ~A~:\ <> ~ ~ -i I J t::: ~~ ~ ;:s rl=i:: ;,,..' 1'1 -:. ---1:;' <;; ~~ ~ ~~" ~ _ ~'_ ~ ~ "''to W ,- ~ ~ i, ~J- /~~~'~~ ~J1Tr\t;;~~~t ~~u: '" ., ~ ~-( ~,%~171 ~\!IJ " ~f'i ~'f".-, > =~~~~" / f3 '" ,\i!Il, / ~y":--- .--1 ~ ?~'O; ~ ~ 01 - 1\- oU' - " ':-J Y.J - ~ '/-. r:A.'-<: >>.'" f-- "-1/1< ~ J>l1 ~_.I ,v. ~V I ~J [/},~W-Y T ~\ "-J / 1 ~ Y'" L 'I- t:: ~ ~ = 1--1 T ~>;j ...: 'X ,~ ~~ ~I ~~ - ~ 8~ ~f'l\ '<{jJ ~~ lV~ JII - 1 \~ ~~- "~~ ~ ~ r IPlf ____ ~ ~ ~ , r /Jf./lt ~\\~ Y " & ;-;,~"""" " \\\1 \\ ~ ~~ ~ '\ '-/ - "~ - I T:~;~~;0yW/ITl ~ I~ )r~v e~ ') IL~W ~~LJI ~ f ~~i1) mTT7 ~ ~ ~ ~S~~ ~ ltR ~~ ~ ~ 1/ ~ ~ /'.. _" lilli' ,I ~~ ~~;~, :x :~~'" 5ll~1 \J ~l\ ~ 0 0 : J ~~~~ -;} LL~ L \.6~ LLJ ,1 If I~\~/~ . ~ /" ~ I-H....:- "'.Jtl.>>l8l19~__ Q>"A\\ n ! ~ (/ tIl ~ ~ trill - r. Irr~~ ~ III I I t I U ~y: t; ""'On" 5~HLLII ~~ ~,~ ~~\\Itl ~ ~~::: ~~;\)~EJ~ ~\> ~'""~~::: ~ ~" ~ ~F~ ~ j\ ~~ I UL'''' "'" b C. <: [...tl "J-- I f I J \~I\.7 C> o I~ ~ Is ~ I""'" L - '---- - - r- f-- b:; ~ .. ~ e i J I--~/ h COllllT ...." "JO) Afl~ ta..ltny 1"'- \ 1/ II I .1lII iO iO u; Ul en '" =r =r :t - I < '"" [~ I ~8J ) I f-~ \~ ~y L~ co a; co m a; co m .... IV !:IJ ~ '" '" ..., (Xl Di iO iii iii z =r :t =r =r ~ t:l '" '" t:l ~ '" =r =r Ul E3 -; t:l -; IE-~ tJ~ RANGE 26 "U $HEMURI'~E CClItJTY '" ... :t S:\PlNlNI~ AIos\2IOllIIV'III.'I' 0lI-03 LberIy tteI!#a EIIlIIeIIj.-. MIp'-' 1I/U/2lt!11 U :!8:J5 AM. AdGbe P!lf.id 10/24/2006 13:22 7634415665 J OLIVER ELK RIVER PAGE 02/10 Civil Enffinccring Land Surveying L(i(Dd Planning .;,: John Oliver & Associates, Inc.. 580 Dod.l!'eA.vcnue, m River, MN 55330 ('J63) 441-2072 .. .F.-u.. (763) 44J-5665 eriver@u.jt>liverafl90c.cotn .~ _.... .' ,:",,".j If,........ -:I. ,~'-..,.. .....,...... . .iI:.......:""~~.. '~"::""i'"',.:u::'r"~''''' '...r~..'""lII'" . ,\1;:.," :;if ',1 ':'~,K.,':,"l",,:,- ""'_',,' October 24, 2006 Mr. JeremyBamhart, Planning Manager City of Elk River 13065 Orono Parkway Elk: River, MN 55330 Re: LIBERTY HEIGHTS ESTATES - Elk River, Minnesota Dear Mr. Barnhart: This letter shall serve as the proj ect narrative. Liberty Heights Estates is a proj ect consisting of a gross area of276.82 a.cres and a net area of270 acres (does n.ot in.clude right-of-way for County Roads). The project is being developed by Mr. Edward Dulak ofE.R. I-ioldings, LLP. TIle project site is comprised of parcels owned or previously owned by Patlick, Deborah and Emma Holzem, Ronald Midc1lestadt and Sharon Bauer. TIle fully developed project will have 452 lots, 011e of which is a. future school site (29.8 acres), city park (7.46 acres) and a restored wetland (37.8 acres). The project includes city services for sanitary sewer, watmnain, storm sewer and streets with concrete curb and gutter and sidewalks. Additional improvements include typical street lighting, boulevard tree(s) (two per lot), bituminous trailway and other associated landscaping. The site will be saved with natural gas, electric, telephone and cable TV. The site is proposed to be developed in eight phases of 50 to 60 lots per phase over as many years, progressing south to north. Earthwork grading will likely be completed in a much shorter time frame with the first phase commencing in 2007. Street accesses will be located at 189th Avenue NW Bud Liberty Heights Drive, both at County Road 40 and one access onto Viking Boulevard NW (County Road 33) along the east line ofthe Bauer Parcel. Liberty Heights Estates is proposed to be developed as a PUD versus standard zoning. The Owner/Developer is proposing to complete a number ofimprovements at his expense to support his request for PUD .zoning. These improvements include construction of a.trailway system, wetland restoration (37.8 acres) in which the City will receive wetland banking credits, landscaping along County Road 40 in conjunction with construction ofa trailway. earthen berm and decorative fencing. Wetland buffers are being placed along those wetlands that are not being fully impacted. Trees and vegetation are being preserved in selected areas to provide screening. The average lot size is 12,815 square feet based on 4511018. The minimum lot size is 9,750 square feet. The OwnerlDeveloper will develop a set of restrictive covenants to preserve the character of the neighborhood) identify building size and minimum design requirem.ents. The OwnertDeveloper will work with the City to develop those covenants. ()ffices in Ell( Rive;r .. Bu.rnsville III Brool{{yn Center e St. Cloud "\'""~~.i 0 1 i,,'c n:! s S () c. C () rn 10/24/2006 13:22 7634415665 J OLIVER ElK RIVER PAGE 03/10 Page 2 October 24, 2006 Mr. Jeremy Barnhart, Planning Manager \Vhen..completed, Liberty Heights Estates will provide the City of Elk River a neighborhood of high quality, single family hoole sites with amenities of paved and natural mAterial trailways, a school within walking distance and scenic vistas overiooking wetlands and natural areas. If you have any questions, please" call me. Sincerely, JOHN OLIVER & ASSOCIATES, INC. R~p.14I . Ross D. Abel, PE Project Manager RDAIhrw co: Ed Dulak, E.R. Holdings, LLP File: 8207.11-03 1"""'\UlI!I1yll~' P........ IIl21111r City Council Minutes January 9, 2006 Page 5 Community Development Director explained past discussions of this property, of the Council's desire for the land use to be for single-family residential and not townhouses, of the conceptual plan for bringing approximately 260 acres into the City's Urban Services District including a rezoning to a Planned Unit Development (PUD) Zoning District, the developer deeding a 30 to 40 acre parcel to the City to be used in the future for school use and the developer meeting normal park dedication requirements, in this case of land and cash. He explained that at this time, the Engineering Department is in the process of securing right-of-way for CR 40 and a significant length of the road follows along the west property line. If this property was brought into the Urban Services District, properties immediately to the south would also be processed at the same time to be brought into the Urban Services District. Mr. Clark stated that discussion was needed on the maximum number of units acceptable . and lot sizes. At this time dle preliminary plat illustrates 254 lots at or exceeding 11,310 sq. ft. and 215 lots at or exceeding 8,450 sq. ft. He stated that the Park and Recreation Commission is recommending accepting the park location and size on the condition that there is a trail adjacent to and completely encircling the wedand area and the remainder in cash dedication. Bob Wiegert of Paramount Engineering & Design reviewed the revised concept plan regarding enhancing and meeting the wedands requirements, discussions of location of a' schoo~ and location of the park. Ed Dulak, representing Meridian Development, distributed ipformation regarding K. Hovnanian Homes. Mr. Dulak stated that these 2,000 to 3,000 sq. ft. homes will fit on a 65 ft. lot and that the market is showing interest in this size home on a smaller lot. Mr. Dulak explained dlat it is proposed to preserve 4+ acres of woodland site, enhance the 40 acre wedand, to loop the wedand with the trail system tying it in with the sidewalk system, that CR40 right-of-way is to be dedicated to the City, that the City will receive the road fee from Mr. Dulak, and to have smaller lot sizes with single-family homes with double garages. Councilmember Motin expressed concerns of the impact on the water system stating that there is more density here than elsewhere in the City; and that he likes the ability of the School District to be able to have a junior high and an elementary in the same area. Councilmember Dietz stated that in the past Mr. Dulak said he could do this project on 14,000 sq. ft. lots and still donate the land for the school. Councilmember Dietz would like to see the School District's long-range plan for a middle school and whether it is needed and to have in a contract with the School District that if this land is not developed with a school in a certain time period that the land should go back to the City for parkland. He feels this preliminary plat has too many lots; Mr. Dulak wants this to be rezoned to PUD, and questioning what does the City get in exchange. Mr. Dulak stated that the market is not seeing the need for 14,000 sq. ft. lots now and that the trend is becoming smaller square foot lots even though people still want a large home. He suggested redoing at 7,500 across the board. City Council Minutes Page 6 January 9, 2006 ----------------------------- Councilmember Motin stated that he feels we’re getting into postage stamp size lots and that 11,000 sq. ft. makes sense. He stated that we need to look at a minimum lot size of 11,000 sq. ft. with keeping of the land dedicated for the school and park in this plan. Mayor Klinzing stated that a cluster development allows 11,000 sq. ft. Councilmember Dietz stated that he is willing to compromise and to have an average of 11,000 sq. ft. minimum with the park land and school land remaining and negotiation for road fees. It was the consensus of the Council to allow two distinct lot sizes with variation of the look and that the absolute minimum lot size is 9,750 square foot with the lot size average across the entire development of at least 11,000 sq. ft. 5.8.Cable TV Service Areas Government Access Cable Producer Kristin Thomas provided information regarding the possibility of extending cable service to the Windsor Park, Ridges of Rice Lake, and Rolling Hills developments within the City. Under the current franchise agreement, Charter Communications is required at their cost, to extend service to areas with a density of at least nine residential units per one-quarter cable mile of System, as measured from the nearest Cable System trunk line or distribution cable as of the date of such request for service. Cable is not obligated to assume the total cost to extend service to areas which do not meet this requirement. However, the City, residents, and Charter Communications can negotiate a shared cost for extension of service areas not meeting the requirement but desiring service. Ms. Thomas also provided information on four Internet providers available. It was the consensus of the Council that they did not wish to cost share with Charter Communications to extend cable service to these areas. 5.9.Personnel Issues A. Personnel Committee Pay Plan Structure Discussion City Administrator Johnson stated that the Personnel Committee consisting of Bruce West, Lauren Wipper, Joan Schmidt, Dave Potvin, who recently bowed out of this committee, and herself have been struggling to place the new division head positions and new department head positions into the existing pay plan. The City’s current play plan originally developed in 1995 and revised in 1999, structurally does not allow balancing the internal structure for all of these new and realigned positions. The Personnel Committee is asking permission to review and update the structure of the pay plan for the purpose of regaining and maintaining internal balance. She stated that the Committee is suggesting hiring on an hourly basis the Stanton Group Consultants to aid in this process. MOVED BY COUNCILMEMBER FARBER AND SECONDED BY COUNCILMEMBER GUMPHREY TO GO OUT FOR PROPOSALS AND AS PART OF THIS PROCESS TO LOOK INTO THE FUTURE SO WE DON’T HAVE THIS SAME PROBLEM. MOTION CARRIED 5-0. January 17, 2006 File: 226-046P Mr. Bob Wiegert Paramount Engineering & Design 1440 Arcade Street, Suite 200 St. Paul, MN 55106 RE: LIBERTY HEIGHTS ESTATES OF ELK RIVER Dear Mr. Wiegert 1bis correspondence is intended to document the discussion we had with you, Ross Abel from John Oliver & Associates, and Ed Dulak ofMeridan Development on Thursday, January 12, 2006. It will also document the discussion at the City Council workshop on Monday, January 9, 2006. At both of these meetings last week, the following items were discussed: 1. At the City Council workshop, the conclusion of the City Council was that your . development should have an average lot size of 11,000 square feet and a minimum lot size of 9,750 square feet, with a 75-foot frontage minimum. Attached are minutes from the City Council workshop which discuss this item. 2. I expressed concern that your project probably will not get to the City Council before Ap:ril, since the Environmental Assessment W orksheet(EA W) needs to be completed, reviewed by the City, and advertised by the EQB for 30 days prior to the Planning Commission meeting. Our Planning Commission will not act your development unless the EA W information is complete. With that being said, I express concern that the project may not get to the City Council before April. If this is the case, I will need the signed easement documents for the County Highway 40 right-of-way for both Liberty Heights Estates of Elk River and the Turner property prior to formal preliminary plat approval on either of these properties. As you are aware, I need to provide easement documentation to the Sherburne County Highway Department in March of this year. Ed indicated that he would talk to his legal counsel regarding this issue and get back to me. 3. We discussed the need for park trail access to the trail around the wetland in at least two locations; one near the north side of the wetland and one near the northeast side of the Liberty Heights Es1JJ.tes of Elk River January 17, 2006 Page 2 wetland. These park access trails should be a minimum of 30 feet wide with a 10-foot trail paved in the middle. 4. Sidewalks will be required on two sides of the main street and one side of all o~er streets within yow: development. 5. We discussed that the main street in yow: development will likely be the entrance off of County Highway 40 over to the east plat boundary. We discussed the need to change the access at the east plat boundary of this street to be more of a continuous flowing movement, rather than a 90-degree comer. Finally, we discussed that this road would likely be slightly wider, possibly 36 feet wide, just to give a little more room, given the potential higher traffic on it. 6. Street lighting will be required throughout yow: plat according to the Elk River Municipal Utilities street lighting guidelines. Rebecca Haug has requested that LED lights be considered in this development because of the Energy City designation that Elk River holds. 7. We discussed the need for some type of minimum house sizes in square footage to deal with the issue that the Council seems to have that smaller lots mean smaller houses. This was an issue raised by Scott Clark. Ed can certainly discuss directly with Scott how this issue could be best handled. 8. There will be a requirement for a 10-foot wide bituminous trail to be built along the County Highway 40 frontage. At this point in time, we are assuming that it will be built on the plat property because we cannot not be sw:e that Sherburne County will provide enough additional room in their County Highway 40 right-of-way. If in fact there is room within the County right-of-way, the trail can be moved to just into the right-of- way. 9. We discussed the need for some type ofberming and/or fence along the County Highway 40 right-of-way from yow: south plat boundary all the way to CSAH 13. The Planning Department provided photographs of two fence installations in the City; one a good example, and one a poor example. We suggested that you discuss this among yourselves and make a proposal back to the City how best to deal with this issue. 10. As you layout yow: plat, there will be a requirement for a wetland buffer. There will be a 25-foot "no cut - no grade" area (grading in this will be allowed because of the enhancement of the wetland) and a 20-foot minimum setback beyond the 25-foot. Since the wetland area is proposed to be provided to the City in an outlot, the rear lot lines of the lots adjacent to the wetland should be set at the 25-foot buffer line. 11. The park area to be given to the City must be rough graded to a useable grade for park land and then seeded. There is no requirement to grade the proposed school site, however we did discuss that since it will not be used immediately by the School District, we would like to see that 30-acre site seeded with a MnDOT prairie seed mix. S:\PLANNING\Case Files\2006\Plat\P 06-03 Ltberty Heights Es1JJ.tes\0117 06 Engr's memo.doc Liberty Heights Estates of Elk River January 17, 2006 Page 3 12. We discussed briefly the access onto County Highway 31 on your north plat boundary. I indicated that at the meeting with Sherburne and Anoka Counties, I was given assurance that an access would be allowed to this roadway. Most likely, it would be more to the center of your frontage, rather than on the east edge to coincide with the County Highway 22 to County Highway 33 connection planned in the near future. If you have any questions or clarifications regarding any of these comments, please contact me immediately at 763/635-1051. Sincerely, Terry J. Maurer, PE City Engineer cc: Ed Dulak, Meridan Real Estate Group Scott Clark, Community Development Director Ross Abel, John Oliver & Associates '. S:\PLANNING\Case Files\2006\Plat\P 06-03 Liberty Heights Estates\0117 06 Engr's memo.doc Key _Lots less than 11,000 square feet _ Lots between 11,001 and 13,999 square feet (R-1 C, R-1 b) _Lots more than 14,000 square feet (R-1d) Liberty Heights Square Block Lot Square Feet Block Lot Feet 1 1 25,285 3 14 10,165 1 2 19,890 3 15 9.~?.~1 1 3 18,762 4 1 12~ 1"45 1 4 17,386 4 2 9,906 1 5 15,812 7 3 10,098 1 6 17,047 4 4 10,091 1 7 17,288 4 5 10,0.8'9 1 8 16,77'9 4 6 10,080 1 9 14,536 4 7 10,064 1 10 "12 ~9'J':5 4 8 10,094 " ,,, , 1 11 12 916 4 9 9,892 ,I.., ,'" 1 12 13bt5 4 10 9,750 , , " 1 13 13;()54 4 11 9,750 1 14 13,:OQ4 4 12 9,Z?1,. 1 15 13 1.3;4 4 13 "1 t '873 , " " . """ .' 1 16 1'~, t 7.i.. 4 14 19,602 1 17 ',1,3,21.3' 4 15 r~' 347 ,,. , 1 18 14,961 4 16 10,784- 1 19 16,825 4 17 9,750 1 20 1?;767,' 4 18 9,803 1 21 10,578 4 19 9,815 1 22 11,322 4 20 9.,752 2 1 17, 146 4 21 9,771 2 2 13"OO~ 4 22 9,790 2 3 17,539 4 23 9,807 2 4 17,683 4 24 a,785 2 5 .1' 3~~7.90 4 25 9,781 2 6 14,099 4 26 9,78'0 3 1 12,2:(51 ,'/ 4 27 9,775 3 2 10,87?, 4 28 9,769 3 3 11,91~ 4 29 9,753 3 4 10,286 4 30 9,752 3 5 10,260 4 31 .9,7?O, 3 6 10,195 4 32 1,1.,:118, 3 7 10,151 5 1 11;54'5 ' 3 8 10,063 5 2 9,750 3 9 9,853 5 3 9,750 3 10 9,750 5 4 9,750 3 11 9,750 5 5 9,908 3 12 9,750 5 6 10,247 3 13 9,833 5 7 10,247 Liberty Heights Square Block Lot SQuare Feet Block Lot .Feet 5 8 10,247 6 15 10,.129 5 9 10,887 6 16 9,788 5 10 9,750 6 17 9,750 5 11 9,750 6 18 9,750 5 12 10.,?!~ 6 19 10,858,,", 5 13 11 2>.18" 6 20 16,073 .. ., .... ' 5 14 1'1:,797 6 21 15,061 5 15 10,903 6 22 9,78-6 5 16 19,4:54 6 23 9,921 5 17 "'1"2 9.5'9t 6 24 9,9'83"~ , , .. 5 18 10,173 6 25 9,883 5 19 9,750 6 26 9,78'8 5 20 10,669 6 27 9!81~. 5 21 10,772 7 1 1.2,"126 5 22 1 0,205 7 2 9,750 5 23 10,205 7 3 9,943 5 24 1 0,205 7 4 9,750 5 25 1 0 ,272 7 5 9,750 5 26 10,271 7 6 9,750 5 27 1 0,272 7 7 :;" 1 j~~~< 5 28 10,280 7 8 <11<S~.2 5 29 10,287 7 9 10,275 5 30 10,221 7 10 10, 166 5 31 10,205 7 11 10, 166 5 32 10,205 7 12 10,171 5 33 19,29~,~, . 7 13 10,2'69' 5 34 11 ,~118 7 14 10,275 6 1 9,761 7 15 ~,q,27,~ < 6 2 9,805 7 16 1.1::"SBOf ; " " 6 3 9,750 8 1 17,106 6 4 9,750 8 2 14',638 6 5 9 ~?.~q 8 3 t3,..fBJ" ~. .'\' -" 6 6 11 8Q3 8 4 1~,21? l. ...... 6 7 9,751. 8 5 .1 ~;4*8:< 6 8 9,751 8 6 '1"2"4,'1'8 . , ,.'l 6 9 10,664 8 7 15,325 6 10 t 1..,:1 {)5 8 8 10,607 6 11 10,051 8 9 12;674/' 6 12 10 I 051 8 10 1.1.41,t., l.., . 6 13 10,051 8 11 9,750 6 14 10,051 8 12 ~,750 Blue 14,000+ R1d Pink 9,750 minimum Green 11,000 - 11,999 R1c Yellow 12,000-13,999 R1b Liberty Heights Square Block Lot Square Feet Block Lot Feet 8 1 3 9,750 10 6 ...1'~} 075 8 14 9,.750 10 7 I,: 1'240f) 'c',~ , "', 8 1 5 9,855 10 8 11.i'3~" 'tI'.. "" 8 16 10,454 1 0 9 l1"za~,~: 8 17 10,622 1 0 1 0 1"2\412 ' :, ~.,... ".. " :,: 8 18 , 1';42'1 1 0 1 1 1'1'934\' , ",,:.c;; " 8 19 13"00'0 ' 10 12 12'~~7 " ',' " l, .. 8 20 ,10! 16q 10 13 13. $'3f1'" ," ,,_ -;;. ',...-i'-" 8 21 1'*1"'581" 1 0 14 17,619 , ., 9 1 t~2,930 10 1 5 2'5,673 9 2 '13, 1 t: 1 1 0 16 27,300 9 3 13' 9~'6' ; 10 17 20,43S , .' '. 9 4 14,888 10 1 8 14,548 9 5 16,250 10 19 ' 1::~~~,~:O2 9 6 17,61 3 10 20 1:9,t~~~ 9 7 18,975 10 21 " ~YjH+S8: .),. "~::.o. Ji;. ,(.":,.. .: ,~ 9 8 18,830 10 22 1~O, 71 1 9 9 17,042 10 23 17,034 9 10 17,103 10 24 27,2..45 9 1 1 16,688 10 25 '13;l)~,~i' ' 9 12 15,782 1 0 26 14,065 9 1 3 ,1 t 11f):,., 10 27 :1:1 'J,9~1~, 9 14 9,764 10 28 r'~' 2'0;1' ,'~~-"~~ ,1;,<'~ _\ , 't,''''" " 9 1 5 }O,905 10 29 <1:~ .la:SSr' , "", " 9 16 12S67 ;5 10 30 9,878 , 'h, 9 17 14,001 10 31 ",.~ ,?~P ~~ 9 18 18,039 10 32 ,1: 1::,544.,~' 9 19 18,336. 1 1 1 11,:.t052 l 15,293 - 1'1-;c3t)~ 9 20 1 1 2 9 21 26,743 1 1 3 1:'1",8"t8 9 22 23,087 1 1 4 1:2';0i6' : ~", ;'" -. if ' '~ .':' ,<: p' -,_, 1~'- 9 23 17, 177 1 1 5 12J~,20: 9 24 14,121 1 1 6 ::~-,t:~-';~:':'.-'~:':"i ~~> .:' ~12,".05;1 .c ',"'., 9 25 12' 5~2~ 1 1 7 '1'2'\0:55, , '" ,.:'",~/,', 'i"'~," 9 26 .1-~1,.432 1 1 8 (;:",fl.~O " ,I .l." 9 27 11965, 1 1 9 '.j~2';:Q~~.. !.." ., 10 1 1,3'j'8il ' 1 1 10 , '1:,t ;"ieit , .. '~::'t- 10 2 '4'1" 4:3,S 1 1 1 1 ;-1, 1~i~;1';O , .., " .,,1, 10 3 J,a<:o~o 1 1 12 ,1 1~<j\1 0' ~,~ :;. 10 4 17,562 1 1 13 ,1 1.,2:71 Liberty Heights Square Block Lot Square Feet Block Lot Feet 1 1 14 13 9.8'0 14 2 14,148 ., '-'" 1 1 15 1::'~_,695 14 3 1'9,648 1 1 16 t3e~~'62: 14 4 1i3,,:312 ./ ..~, - . " 1 1 17 14,342 14 5 1i1,:~39? 1 1 18 '''':; '1,2,437 14 6 11:,;:544 1 1 19 11,,33:8 14 7 ' ~".~""", 1,.2,..5$0." 1 1 20 1 1 i046 " 15 1 ' t~!:t46, 1 1 21 10,634 15 2 "t2i4;8ID , I ", 1 1 22 ~!959 15 3 1 ~~;448 1 1 23 l' '~''2'f;a 15 4 14:,764 ....;. , :F~'_:,",;l~i ,~,;- ( 'i 1 1 24 11 1'~;80- 1 5 5 17,910 1 1 25 1 1"2Q9' 15 6 22,932 " t;~ 1 1 26 .1 1 ,320. 15 7 14,423 1 1 27 .1 t~..314~a 15 8 1'7,884 "i t ~ - t 15,707 1 1 28 1 '1' 321 15 9 . '" "" , t1,9.tg~: 1 1 29 ", 1',1}~,~6, 15 10 1 1 30 11'31~ 1 5 1 1 '1:1 :~1 0>- "", 1 1 31 1'2,5:02 15 12 1;J,34 Q. . 12 1 18,9.04 15 1 3 1't ~1 0';' ~; '~I/ 1'-:; 'J \ ... 12 2 '1 1~465.', 15 14 : '1.t:3~~, tJ 12 3 1 ~:,317 1 5 15 1:~,,3'1';O 12 4 1,.:.1iAS4.: 15 16 J 3{~5,9s t,1:;5-86' '. .;..I;:.'.:."'.,~ 12 5 16 1 17,571 12 6 \1:,1,4'Q'1, ',I 16 2 1'2'-'94 i ,.., . ,'''" . 12 7 1 1,46t 16 3 14,836 12 8 ";1 1 ,434 16 4 19, 1 f)4 12 9 t1 310'" 16 5 19',,901 , " 12 10 <1 1 31;:~: 16 6 21 ,041 , .''I--~ 12 1 1 1 t,.3;;1l0 ., 17 1 16,695 1 3 1 1 1 ;''362' 17 2 13,3~i, 1'" '. 1 3 2 ,'12: jtl8' 17 3 14,215 13 3 14,875 17 4 ' 1.3;r56'9 1 3 4 14,400 17 5 : 1 Si;;!$1'" , 1 3 5 14,579 17 6 14,042 1 3 6 20,762 17 7 1:~':94~.'> .". ' ,i' 1 3 7 15,690 17 8 . 1~~i'~,~;6 1 3 8 1 ? ,290 17 9 'tj3~j;fi&27. ~. "',::. - . .~f_, 1 3 9 1'3 1'4'4: 17 10 ,'t3'!'S2', ,,) , ".' I " 13 1 0 13,279. 18 1 12i;i~61'f 14 1 1 t ,84.6\.. 18 2 10,466 18 3 ~13,196,9 Liberty Heights Square Block Lot Square Feet Block Lot Feet 18 4 t1"2aS. ,. 20 10 1.2.440, , '..,e" >:\-:,'l ~ /' 18 5 10,708 20 1 1 ,1J~', ~.41' 18 6 10,834 21 1 36,887 1 8 7 10,827 21 2 "'1~,,~O:~ ",' 18 8 1 0,829 21 3 !.'~"r~50~;_; " 1 8 9 t 1,,483: 21 4 "1r3;ig;B~" '::,: 18 10 1l"g42 21 5 17,371 .,' :1; 18 1 1 13"2g:2 " 21 6 21 ,095 , ?" 18 12 14,361 21 7 14,830 18 1 3 1'3,~09G., 21 8 17,747 " I . 1 8 14 f1 ,;926 21 9 i~'?:!4~g ," 18 15 \"1 1,;;9Q.r 21 10 '.' .'1,3,; 43,2" i./\_",~ .J;'''' '~'_" .". ~ 18 16 13 087 21 1 1 l~:;;'7'32 , .~, J ':' ,_ , ';'j" 18 17 14,020 21 12 1"1 "".;Yt'3" '; !',., "y 18 1 8 ",2,,'19,~ 21 1 3 1; ~;:(~~a.'., 18 19 . \.1:1',3:3;, 21 14 1 '135'l' '-'" _-~T'" - _ - '" {, ", , . ,., '. ''": .; /1'- 18 20 1"1 "f212~' 21 1 5 :1'2i'5,.~'O " 18 21 11~2:36 21 16 1.2 ~~~""~ ". ".!" i ~,.:")',. .:~~; ,:, ., 1 8 22 1 ~ 'i~,64', 21 17 ,36,1~! 18 23 1~1:,~,93~, 22 1 '13':795' , ,. 1 8 24 10,4~~ 22 2 13i~1;95i': ,.' 19 1 .1:3,.OQQ 22 3 ,'f 1,,3iiiSZe 1 9 2 .,1'.1-,310' 22 4 ...., ~9~'95 ," "1,'. "'~'. " '~", , -,,' ::1(:3';~r'~$" 1 9 3 16!639 22 5 19 4 ,10!~69 22 6 '11 e"-gg5~ l /,. ,'CO:: 'i: ;\~ :. \; 19 5 11 ,,31,Cl 22 7 'jl3~~9a ''-'' _",I' "~"0.''O ....'.0;- 'J;"; ^ ~,H 19 6 "12,:635> 22 8 'rJ3~~~95 19 7 .1:4.,:5:5;1 22 9 "~~;~Jj:3'~~'l 'j ,:; 1 9 8 43 ,~8.a 22 10 16,708 ,:' .,.' 1 9 9 1 t,42'S 22 1 1 17,235 19 1 0 ",1'::.31,Q 22 12 20,944 19 1 1 ~;1 334% , 23 1 21 ,586 " ;";r 20 1 15,600 24 1 20,514 20 2 15,600 24 2 15,730 20 3 12~"4j~ 24 3 14;229' 20 4 1'2;'48Cl 24 4 14,'830 , ,; ", 20 5 " 1'2;~9(rT:, , 24 5 19,372 20 6 17,266 24 6 24,582 20 7 14,O~5 25 2 14,094 20 8 12',,801' " 25 3 ; ~,3~4S.~ 20 9 , 12,325: ., , . Block 25 25 25 25 25 25 25 25 25 25 25 25 25 25 25 26 26 26 26 26 26 26 26 26 26 26 26 26 27 27 27 27 27 27 27 27 27 27 Lot 4 5 6 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 9 10 11 12 13 1 2 3 4 5 6 7 8 9 10 Liberty Heights Square Feet t3 2 fa: , ',-' ,f2;~95 10,1 '72~t " " '.103,'2:1~6 I. 12996, , p, t1 ,~;l4., 11 ,82:0 ,. "'\'" f1:;9~Cl '1 1"':906 '11-,386 .",1 Q,~~,~ ; ,'~ 2007 ,; he',' , 11 i1'5 ,,"; , ',- ~, :':. 1?,'2'~6;, " 'r2tr~1! :j;'t,'&3-92} " 11('\6;~a , .', 11 B~' ! " ',1rt2:::(} 3,9 'J'1" 5~?' " '1,1.;,536 11-,2~Q" 1 0,850 1 0,373 1 0,159 10,451 10,568 11> $iq:O' ; "r.4, ", 1 f,8Q.2'" '1,1,827 , 11;029 .,~. 10,908 10,920 10,924 f"'~O"Q5"":' "; . ,.,~;;:1 11 f~~1:0 ..: 1j:," 9$8. .. J,~; 12',1,38 Block 27 27 27 27 27 27 27 27 27 Lot 11 12 13 14 15 16 17 18 19 Square Feet l' 1(,'904 , .', """0:'1',.. _;;:,';;'i 1 ~,303 ,,1({1.;,3J <'l ,,' .,:1m,O~5, ," 14,358 15,500 15,811 15,530 15,849 ~ ~ "dA78 MIJIIA ~ (~ '{;w W W ) 6z:LlZ "ON.~ gOOt/gl./go :1flD(J 51 "WOle '" 'f.I~ ~ It.G.1f7.f- :;un}SlY6fS ...~~ "J~WI~~"Ut~:~ i !~T9lC-'l:O.!itt ,uDlt>>s toal"lOlS nn-'~""'i:'91. n# rJ.l1z-,,...-aJl. ,.,:~~:~.;:;'1."n: ~1~ 0&... "'0:.=; ;:;,'; :.~ ~filqll:~::d.<u~ ~~~J~ -:J~9;;;:J-O;;;V ,Y i9AiO ai/Of e h:: l';:~~ ;~h :~ I II ~ \ ~ \ :U~! ~i~Li \~ It ~ ~r:~ \\ \ il.e~: clI~~~; tl, ~ If \ \ " ~;~; I ~ 5<l,,~t I I ~ <6.<6. r: ~~~~5~ ,I ~ Qo-r \ ~Uh~ ,", " ~9.~ \ \ , _IT' - ~ -;; r-:--, ~ r---- _~1 '~~\- ~ ~ - ' ~ \ - ..~ \ Ii ' ~.. if .. r: - 1 T --,--..,..-- ".-:.- .. ~~"....' ln~"lli !!ll I II_)J .~ t'.j~\\ :.;;;.1 -1~, \ I I , \ "'... !~ l.__ ..!~~ ~ L "...." :~ ."v.. f~ \ I I ," ....". ,...... ....._- \._- -- __../, \ lil""""'d .\....., ~ '\ , I I rj n n__ ","..~ ""'",~ ,_J ,- - - --, ---I =-- _-~ (...<"''',J __.JL.__......-3:J \~:======~- IIIU ' , ~'"", ~ ,,' '~~"'ir-- ri~~~IS""~ '''''''R',::~-z ......~ - 1,-,.=-:.::-:==- I II / "....~\ ...... ~' ",", '" ...,...1 \~ 1lI1\~ t Iq l<: ~~ III / "",'" ~'\.~~:- "lZt.-"'.\t-~,~~, f\ II' r T .. F- [1"" :;, -Ii~' 1>-/ /", ~... ,,~ ...-:::-~~~I"k~l :::: Cl:;;:::;"~-;,,, ~',/~..,,'-' ~ '\ \. \ ~ ~ I t 1: _ , V" /":, '!;j ~~'1'a. \\!...." r"'''' I ~~...;; \ \ \ !:; \...! ~ I r--- I ..... ,', h' ""'" .. \:a.?' ill ' ~, ,'1 I I' 1..-- ~ I ".... ii.:~' ",' ,..;0'0 ~~~~ \\\ ". 1\1 I .1",,,," ....... \\ D"" \ \' \ ~ .... ... ~ ft I ,.......... L__ L__-~ ,...< "" \'! ..../. ;::... .1l1.__.J~-.,... L___.J"'_:':__~\... - ~\\ (Ii """,-, I I' /.... I , ....' :2 ",' ","'- ~.. _ ~'".''' __J --- - --- \ ~~ I I l... -1-...., ~ r-' ('''' ""... '''''t::\~< :: ~;:"" , _",' -.... ,:::-:::::~ --,r ,-- r--,c- __~ fI--~:~ I I r-_~-.J l~ I : ~, ~, -:.:. ~\ \..~.... ~ / ;~?tn-,.... "... 1"."'I~liG='_' ~'::GJr".., 1 L - :_J I II I '--- ".... I'" ' ,,' '" _ ""'~ ,,'" ~' 10 ft' iI 1 - I II 1 I I J tJ I I r T -, , ~~~ L...--- / )'- '/'.Affi!", ... ~ It I I" II III II Il :II I I '''''''"1 I ~ 1-+-11 !I~ ! rr--"'f!\V - P"'LI ~"~/'...... '''''~:l \a.~..:;::: -- - ....,1::-- -- ___J 1 I.. _;..l ~ I 11 n....: I ~~\\ ..".. " ,...4' .un III _ --Jc:l::;\r..-- ;;;--- r-[ -... I L..L ...J/,' ~~ I! ~J~..=_~' / w:o\ lll~ ~" ::'-::\~l" .. i'." [:J;- rJ:-l I : ,."'.,,~ I II I r-- 1 il I ~ .... ~ ~ '" '" l I II I I.. --""~ ~ I ,...'--::::::11 I,,,,,,! f---- :......!l..'.~,,' p~"~.',,,,~I"" n... "".:I..."".I".....ll"",1 i[----.., ~ I J""""'" If I e l ~~I---'Ir--.,Tr- r/ ...~/ "",..; \" "". ~4....1 __JL-_JjL__JL__J L__J -~ i L _~':::J ":: -1-..., , I :~~ 1 \~' iIJ"""':I~" ' //.. - """ ~,~:...-: - -.-, i[ ,~:;~ I' I ..'::~_JJ ~~~ \ ~\ ~i1 ~ ~~ ,,_,~ ~.."" "'~ ~- r--Ii -,It-- -,r--, r -,F---, I L =-- J I I L-----H 1 ll-" om ~ '-_ 11=_:111:--- '/5...::-.. "" "," ~ ~E'"lgg,~'''''''i11[.''' G 1 i --"! II I .-'"f'4 IIi I "''' ~_~~ -- ,J'..., 1>-, / 'Q 1 r' II I t "......::;1 II \-\ I ,'\', ..~ ,;!..., ..~' ~ .,. ," ,- "... I .. II.. "i'"' I L.. J If: I 't- -\- 1\ "........ \ \ ',"In .. , ~~.. "..... _~.J' _-. _ t:::=:l I J r: - -... l! \..-,.1...J J: llr~ Il ' ~' - ~..a" ,,'" (-''' "rmi,n - -rr-~'ll : JO""~ I I f_--_-_-_ ' I ...... ~"...,;~ "..... ..\ ~~ "",- , .. I""", iI I . 11 1 _J , " " - ,/. ...< \'~"1' ",' 8.l0uno 1 __~JJ I [u-:-:: I r T -, II' ""-_. /I~~/'" ' (.....,> ,," ....~\\ '" ."...., n I """'-1 II r+-I II !!1A~~ij " ~, //' ~~"'\ .. ' ~~1 ~ I(i-r~,~r::::...~ : ~"'-~ I ~[:~-~ II ~~=-Jl :L ~ ,,:, "'" ,."..~~<,' ..~ m' , ,-- ~: I - ~~-- ,.,....l..,.."m -"-11 ~ ......: __..lI' [[~ -::_~ I r-,..-~--/; ~ ... .. " ",... \ ..., .... "..-.I I "', " I I I- + f I " ,"', ~\ ~ \ ....",! """.1}1""" _ 1i:__JL__j[__ l.i!,....l - " I "....oof -I t' "....q , '/ \ \ - 1..- J L,~ ."""',, "r!)~ -...._J I L...-l..-J II :' "..cD ",", ~aG'''''' , \ ...,.n \ .....11..-- - ~- .....t... ~ ~ I IT~~ I -tl :~ -d.../: <.....'!!.~~" _ \' \..-;;--'> - _:::---~6'....t-~-'lr-....-1r_~ ... ( "... / II (- """.": I c::~:-\\ 1..:_-=-=_...... _~-::-:: ~ ~ , "''''''' .) ~_ ~_ r~~ ^_. "..... --... ...........',' '/] 'j)./~'-':--- I --4 .. "" ,I r-----~ ~ ,,- ~ _-""i """'" \ ... ,,:~.v,/j I ' -- -J ^ /" \ r-""""Es ......... '-'e:--____ ~ -' "..,'~ ~:! :! ~'''.. ...",,, -.11./,' -- ( X ) ~\ ~ -" "..' '~~~\ f--- 0"'" ....... \ ~ ~\\ ~ ~. - -d ~ ""~-/UL~/_ ::'. -j \ '< y ..-" : ~ /,V;~\~1\' \~ .. ~ 2 ik~~J.~ _-"f::,_~ \S.." >y;^,,~,~.-.=-s_~ \ v'~",,,- I,~ "'....a " //3\~~~\\ \\.:J.l ~~tJ- ~ ..." ~' ",'~/ '.#:'\.,~, ''''''.11 k \ ..... / Ii .",,: I). ~<~/\~'~I \ ~r~:::bQ~';;1'~ .. \~."nJl,,~t::::-->"'~~~~~~~~~~ P ~ {\. ~ '/'.. ''''~Am~:.:-.:u \ \ \ ",",.I~"OOl-&t'~j~~ ~/ ~".~ \\\\~\_\.~-"~~ h' ,,}.. l::!..!t / 1 ,,)IJt=I\ ,....' ~ ~~'"\~ ~~ ,,~.../, I tf ~- ~I ~ \ <: it M" r~ /' ,,"'" ~1l J IL~~~~-- t"t:J ...., \ ~ / 1 It "...." .11 'I · ~!' I " ~~ ::LII'I,.,.--=-c: ':::;::-~.:. "~f'~\i '\\\'_':~ -. ...: 'I:-:~- \ ~ II f;! ~ '/ (. "",'" .....' Il_. Ii""" I ~ _'--I r """1.. \ :! '!; _~ ~ r;-~- J I "... \' , I'~"": IJ ;r:~. ..~ 2 ,IT~";;~~ IOrE.jll "Il" ~:J:- ~-~i~ r- ~~: $e,,:: 1 ~-k[-:;;;:~l. \' I :.~ J ' L~ 0;" !L:~- ~ 1 k! _ _ I ~~ ~~~~~'" I.."" ,t I: · r. -....' L - "..... T:i\ \ ~ ,..."" 1- , r[-~ ~~_~~- -.~~~ rE ..,,~~:.;.-rr~ \\iH ".,..1 I,,_..~ II; , r:~-J....i I ~~ ,... I ,,"'... I " 31 j" ,-",,~, I n~/.~ l\i I I G: ".." r ,-~-~ '- /'" _ I I "....' .. ,,~ E t I - ;';-'~'l "...~ ""', _J.L-... L...__ L ,.' ",... II ~... l ..._... " I 1 ,'" ~ "... (\ n.../' '-_--....-- ----... .!:.::--.:.:_~ I . ! :011'"'' 1 rr~--"-~---:'--; :, :;-:!:- -...\ ~\/.. ~ ,J~:---. - -- . - ~-~l \~,... ~ 1 IlL ".... , rf' - ....... >..., .."".. s' ~--~t1J-- r- -,r---,r- - 1,'-":: .. ~ \ ~;_= ::; ~ ~[__- ~J I: "::~' \~ ~,"" " ~~~'--'"\~ ","'. /;;:;,iGJ""" dl'[0'~ 1/' ,. ....-r. \ I I I .. ,,1; ", "'~. \~ I~r>~": lil I I r -:T \.~ ' I n no. : I .. ..." : " ,~" ~ / 'H'''' \ :; \ ~ I d I;:;, ;tJJ1O I \ '\. .J I L._ ..:...._ _u O"''''I!I " '," ,\ "i( III -~ 1::-- C: - 1:_ -... 0.1.0 II , [~'=JlI : - --;:7111: 1: "...:"'" '",...,/~ ~,/ ".",~ ,~;:3!" \-:-.:: ~~ ,I I J L~-:"~11J " ,,/',' """~'\ "';, ~,,-.. lid~..,...,ltj\ \\ ~ " il'''~Jll' r ":=-"-J/!~':" ,~~'~'''''" ""~: ;;'" ,n"","'; ~ " -- It _..JL_",,_JC'::-" )\\" .n...... I: _.._",,,,..! r- -::.:_ lJ_... ,,_~" ' It.... "" ~, ,,-., Iv",' ~- - n \'\., " IT~ ' I ., I I --, I If' 'ol:l, /, .. '" ' -;.\t- .....,r---'r---,F--...~~ II :1 "..~ I L_'l ::::.: /, Ll"'~)r' I...,,....... w' ,,~.. ~\\\9 ",u']: ]f , \ \ I, rr=-- r\n,," I I rl ,., ..., 1/// .......... /I"/. ' \ I\~ "_nl .. I n.Jf-" Ii '--"\\ 'I !:..,,~ _~~ 1~\\#~rt}1 \ ~:~-l n:' ,,-,~, ~_,,<w~,//~/ <:~"'~ :,J'--- --- L~t:=:.::.-~-'.,.~.\l'lrllll -".~!1=" \ '\. 'I. _ I I I -_ , J.~~ I.. -l<l''' ~ I n--- \ \\~''''''J/ ~ ~'I! ;,Z~".." / ~~/ I ~p ..... :r, ~ .A \ \~\~<~~ '" : "",I ,/~,P =:." 11_ ../ :',.. ~.,../" ~~ I ~ \ <. "..... >J " .., ,..." I I ~ ~ ~\ '" no:' ~.... ", /f/I. /' "/P"V!, I ~ I ......,.,' ~ _ ---, , ," V,,4 / 'll~ ---, ,.. - ~ .. -=<iI'r....::~, ',' V , 'U.. ,..",' J ,..l ' : r T :\n ~ " ~~ :./', ....n!: / if! / I I ." ,...~ I IU""'~~rl..""'''\ _~/>y><::.~(:~_......~,>, '//',..,a-o I 1/=-- I , lV1d AMVNIV<1l3Md \ CYl :)11 dnO~~ 31 V 153 lV3~ NVlal~3V-; ... N~ 'm^IM ~13 ~ \ 003 ~ ~ 531 V lS3 SlH~13H AHJ381l ;:; " ! N & V ~ , 2 I '-1 I r!~ ~i H.:~5 ]8 ]H=i ~~~ ~Hh ~~ ~ Hili 111 f pot. 8"&l: on.:f 0 ~~H~ / iil~~ " ~ hu 0: :! h I~~ ) ~1- i: U !i~ 11.. J T1 : ! ~ ~ ~ ~ ~ ~ ~ ~ ~ II Ii:'; ~ ~ ! ~ ~ oJ / '" I ~ 'I' 'I' Il! li\ li\ ~ ! ~ ~ v j.01JfIO 'I' ., t.,\ I " l-. ,......- 1Ii,;., -~ ~ .:: ::: -=- -=- -= ~ '" SKl g~ g~ ~ ~ I ,r ,r ,r -,r -,r ,r ,r-- ,r- -,r- -, ~'r------f Ir--Ilr---Ilr---II.----Ilr---Ilr---Ilr--Ilr---i I "1,.fS lIrT1 ! ~ 'J, 561'r1 III 'l'H8L'rllll 'f' "''<:1''1 'j'; gJt'C1! '1,,(5 '6L'rt IIhs <l6l'\'1 !II 'jS 9lll'r1 III .5O",'" . I", · ~ III II, II, II. II. III II, I II, lij '1. "~h I~ '" '" III I I' Q I ... II ... II ... II IQ I ... II '" II "I II ... I Y~___J !___J ~___J k___ · ~___J~___J ~___J ~___J ~___J L I . I , I . ! I III .' I II, i I ! i' ! · Ii I I I II I' : 1 I II I ..~ ~ iF m- l1li alI__ /J 41 ~ I I I I I I I: I I I I I I I I I I I I I I I I I I I ~ r-:.---~;~--I ~:_I: .,:. :{ ~ i'.;, : ~ <;'t, "~'} ~ ;$ I -'- ~ :fii-- -< ~M~ ~ i (,_111oJ ~ __ !1 · \~ N\ LIBERTY HEIGHTS ESTATES ELK RIVER, MN FOR ER HOLDINGS LLP TREE SURVEY ;:::: ~' ~' ~f I' I ' I ! \ ;;:..,.., '92- ~.iU8 'ei" /!~:; t>1 ~,~: .1 oJ ,_ ,.1 'MJ <;6 :;"5)0 t/I 3/v'1i!'-I1)0 A~N "'-II )0 J"wo:; IS"M'-IlfPS "'-11 .11'.,.,,1 I;".. ,.f 'hI" NW '''4~~f 110.. Nt 1/.1 I I " I ,,:...:- J,NIOH1'fhN LAKES .. " ., ~f il '11 :1 " jl ~ : J: I I I I I I I 1 .: r ~I .1 .1 . I : I .,.1 . '} . 't: '\ I. . z: , . to . 1 . o. " .. . G . . ". . ~ ~~ 1 a~ " . rr . o. " -.li" " .. ~ g ~ .~' - . - . s 0 ~ -0-- ~ -< '" 01 01 <" '" . 01 -< ' )> r= OJ '9Z 'ouy John Oliver & Associates, Inc. CWtl E>'91num'lI. Lo-.ul s..........v/n,1. t,..nd Pl.","!", !jBG Dorfgr At'lInuP Elk Rivl'r, Mi",u~lIofo /.5330 ;8,~-"4 '-2072 FAX 7(13 4.1( !jffOJ; I h~...by c..rlilv thai (his pion. specif- cullt'n. Of re~,.,rl W'1S prepored by me DATE 10/13/06 fholl"ld~~ll m; :~l;ctics:'fse~isl~'~d~~'~pe BK/PG 'S3 f8 Ar<:hit...d unde, Sial". 01 MinnO!'scolo DRAWN B~' SMI. '5lo\ul~$ S~di<ms 326.02 32615 CHE'::KEtI SY. ,IH OWl:>. 8"07-IITFlEE.dwo TEXT. FILE. NO,; 8"07.11 14 OAT[ 11'8/06 DESCRIPTION ODW SHEET :2 OF 2 REV NO I Olliau tn:Elk Rtwl", 8uTnm-'ilw, S,gn"tur<!'" 8TO"klyJl L'mlt" &: Sf ('loud. Min""""'.... JOEL HlI~S')r~.;. L.A Dale 11/8/06 lie 14.... :1l~---~:---1 ~ I ,.I' ';':' : : .):. ..~. [ ':.' " ___ :1 ~i [ _ .-" ~a ;) . l",. '~;;'.l $ I . ~~:~'~~~t 1,0' :,::.: ~ ; , - w~ I' ~r~- :~L_~~__ ~e _-_ .< ~ z '\ ~ N\ 'I LIBERTY HEIGHTS EST A TES ELK RIVER, MN FOR ER HOLDINGS LLP TREE SURVEY !:::::: \:;:--' ~' I~: co , ' \ : ! ~ ~'~ 91;; ~~u,>{ n: _,i~:~ t/I ~;:f j .1 JM1 'qZ~"S)O t/I 3N,1,?41 )0 MN "41 )0 J"WO~ IS"M4{ffS "41 .1\'0,>$1 I."'~ ,./ ,,,.. NW I""-~f '''~ NE "~ I I I' , 01 H { i I I I I I I -:{ I i\ I ,"-, - ',:! , .c(-fl I ~ ~~~ ~ I I ',I z~2 Q I 1'111 g -< I I .. - (j) : "...__.. I' I ,Ii " I & '~:" jl I I, :1 I 1 ~I I 01 , I I , I I of I I , , I I , I I " , I I , I I , " .l I , .: T I ~ I I I :1 , I :J " , , I d , I ,I 1 , a: ,', I, ~ 6' , , ~ ~g W ~m ~ ~~ rr 01 " . 'J ,', ~ g ~, . g " 0 ~~!:l: -< Xl 01 fT1 ...... o ' 01 -< ' J> r "". ~~;. ~ o. 9Z '8uef 'n' 'dM1 'r;;z 'J;} John Oliver & Associates, Inc. CUotl EYlll'lnrtHfl,. Land. St.....ru("lF. t".,d Phrnn..... .;80 Dodgr Al'enu.f' Elk Rh,..r. Mi"neJ\'ata. 55.130 ;6.1-441-<1072 PA.\' 7(;3-4.Jf-.'j(UUj I h'!'lf!'b., ~l!'Jljry Ihol this pton. 'pecil- ClJtion. or rep"rl wos prepored I;oy mt> OATE 10/1'/06 f~O~,11d~'~1 m; 1d~;cL;S~fs~i8~~d:'~pe SK/P(: 2~.3 18 ^rchll~d u"d~r SIal'!' 01 Minn~!!oto DRAWN B\: SUI. Stalul~s Sections ,32602-326 15 CHE(:kW BY ,IH [)WI';' 8"207 llfREE.dwo TEXT: FILE. NO: 8:207.11 14 ,"H T" Of 2 DATE 11/8/06 DESCRIPTION r:r!;:~~~:1.: c:.'t~c~i-::'1/~=iU:;fnnuota SlgMlure' JOEL HUSSON';. LA Dole 11/8/06 lie r~(1 :'" V ~~-.I }/' '=31 ~1 o W( ! /~'... / '-,..., , , r J : I , , ! ! /) ! <' \ ~I ~~ II ~;~ " , ~ 1(--:- bgE.! . ~~:~! s~ 01 j ~!l ~b' ~f i; : ~~ g,., ~ w w ct: l- V) ::> o ::> o u w o I , , , , , , , , , , '~--' , , I /__) ~7-i~ L~' r---- ~ (::~~" ,) \r i /- --'--... / ;i '~'".,I' //-/ ~ ~ ,"----------._----'" -" , , if. / , 'I I I lb~-b,,__J': iii - =: r=r jl. jJ:' i ~-_-__ .__J ir n:l'll {'C'It I 1 I lrt~,j ! ___ _ __..J ~ L ---r1 I;L__-.J \ J..?_u_______J " ,// (' J, f \ ~ l'j'l ;' ! \.~ #/ I\i ~ / I";.~J_ i'\ . . _, .,..~,-"'~~,:;:;:;// ..~~ r'/'\ '7/ // ~ \, .".",1" .. "..","' .. ---'II ___ "'~,.,) o j.o1l-f\O L..., ." fll //-. ,,- If -------~-- ... ------ ------:.:.---..:-~ I f~-~------~--"-'-;:..-.,.. ~wl';.~ - --------- _!--:----.-_Ji::-_::c~_ - -+- ---\.- 7 l1F~~s:::-..C=-:--: ; ill~~.....-,.'.,r'>.. -~'- "" I" \\~ ~ '\.J 't-. "\-., -'-, , / / o , " "'''''---~ /............ z .' " X .L33HS 338 , \ , , , , , , , , , , .j/ ,1\1 )'~J____ .",-"".- -gf6~_..__~ ~' /---.... x<: ( I X I / / \; I t/ \ ---.. j I ! f 1 ! ~I/, ~ . \../ "'.sy8... ,", ' ~I / ~I ( c , z , ! I' //---------) lil ..---," ~" r/ '/ 1\ 'I "'-"" ^ ......~...... j I '----:::::::~--, 0 , ~/-' J .~ .-------- (tr ' ' / 0 >< I- LU LU 1: 1> LU LU 1> "'--'-... r-~=\-"'(,""" L___J \\ \ ",--,// / '1' 7f '1' %0 -" 11'1":),.<;1 _ -- :----- ~:-_- _:;;~-- ------~::::- ---}f::-..~-9_-?::::-~::;:____-:"~__~~~~~:: -; -+- ---l-_ r~ ,- - ----- --- ----- ---- -----,,----- '- ----- J j "f>\j---<~~l"~;,~:,~. ,':.~~~ :~~'\J ~-:-- -. - :. "~~fd:~o /4"' \..., \ \ ~ r-;-V "'''''' "'...., '\ \ (\ ~ 7f' 7f' \ 0 --D ! 'I \\ ) ,-.. I \ ""--- ---->, ..~" \ \ 0 \ 8cr /1 ..I..":~:--.J.~ co \ //~~"...:~\O\~ \ \ i'ft ~ \" -rr- ~ ~ _..L _'WI L _~~~I_ , , , , , " 1 {/- ~ ~ <Or! ~~ "\.. 6", (:~l P J If II " ;tt Community: Community Type: Qualitative Rank: Additional 25-6N Oak woodland-brushland o - Poor condition natural community Wetland(s) present Field Check Viewed the site from a distance - Restoration Potential: Medium MCBS Site: Biodiversity Threatened I E:ndangered Community Description: Unused pasture characterized by scattered, open-grown bur oak with nonnative pasture grasses underneath. No brush is evident. Restoration Comments: Replacing pasture grasses with prairie/savanna species would be relatively easy and inexpensive. Community: Community Type: Qualitative Rank: Additional 26-1 N Oak forest mesic subtype C - Moderate condition natural community Field Check Visited the edge of the site Restoration Potential: MCBS Site: Biodiversity Threatened I Endangered Community Description: Partially fragmented forest with oaks as the dominant canopy tree. Other trees are less common and fill gaps in canopy. Shrub layer is thick to very thick with prickly ash and European buckthom most co"mrryon~ Unable to effectively determine quality or restoration needs"for site due tcilack of access. " Restoration Comments: Community: Community Type: Qualitative Rank: Additional Field Check 26-2N C - Moderate condition natural community Site not visited Restoration Potential: MCBS Site: Biodiversity Threatened I Endangered City of Elk River, MN - Natural Resouce Inventory Bonestroo Natural Resources, September 2004 Community: Community Type: Qualitative Rank: Additional 25-2N Tamarack swamp A - High quality natural community Partially Drained/Ditched (d) Field Check Restoration Potential: MCBS Site: Biodiversity Visited part of the site Threatened I Endangered Community Description: This community occurs as part of a larger complex of tamarack communities/rich fens and partially drained wetlands. The community is characterized by large to small tamarack on floating mats in most areas, with no sphagnum evident at the locations visited. The shrub and herbaceous species present are characteristic for a nice swamp. There is good chance thatthis area supports unique and interesting plant species in locations that were not available for the inventory. Restoration Comments: It may be worth investigating hydrologic restoration: 4- Community: 25-3N Community Type: Oak forest Qualitative Rank: C - Moderate condition natural community Additional Field Check Visited part of the site Restoration Potential: Medium MCBS Site: Biodiversity Threatened I Endangered Community Description: Forest canopy is largely dominated by oaks, with aspen and other trees less common. May have been grazed in the past. Relatively thick shrub layer of prickly ash in some areas. Overall, this forest is of moderate quality. Restoration Comments: control nonnative shrubs City of Elk River, MN - Natural Resouce Inventory Bonestroo Natural Resources, September 2004 ~ Community: Community Type: Qualitative Rank: Additional Field Check 36-3N Cattail marsh - seasonally flooded C - Moderate condition natural community Viewed the site from a distance Restoration Potential: MCBS Site: Biodiversity Threatened I Endangered Community Description: . Site viewed from a distance appears to have reed canary grass, fungi, and cattail as the most common emergent vegetation. Duckweed is also apparent. Restoration Comments: NATURAL COMMUNITY DESCRIPTIONS South City Community: Community Type: Qualitative Rank: Additional 1-1S Oak forest dry subtype . C - Moderate condition natural community Wetland(s) present Field Check Visited the entire site Restoration Potential: Medium MCBS Site: Biodiversity Threatened I Endangered Community Description: This dry oak forest appears to be of somewhat recent origin and grazed in the past. Some areas are moderate to very good quality, while others show obvious signs of heavy past grazing by hosting grazing increasers like stinging nettle. The canopy is patchy to nearly continuous and is dominated by bur and pin oak. Although larger canopy trees tend to have a semi- open-grown form, there is a relatively dense second growth of younger trees dominated by pin and bur oak, with other species such as elm, green ash, and hackberry also present. The shrub layer varies from somewhat sparse to thick, with prickly ash and hazelnut most common. The ground layer includes species characteristic for overgrown savannas/oak woodlands in many areas, but also has areas where disturbance adapted grasses and forbs are present. Nonnative City of Elk River, MN - Natural Resouce Inventory Bonestroo Natural Resources, September 2004 MEMORANDUM TO: Jeremy Barnhart, Planning Manager FROM: Terry Maurer, City Engineer DATE: November 9, 2006 SUBJECT: Liberty Heights Estates of Elk River File #226-046P As requested, we have reviewed the revised submittal package for the Liberty Heights Estates plat prepared by John Oliver & Associates with a revision date of October 30, 2006. Based upon our review, we would offer the following comments: A. General · Tbis property has never been assessed for sanitary sewer and water. If it is to be included in the Urban Service District, it needs to accept the sanitary sewer and water trunk assessment at the rate established for the year that it is platted. Trunk. sewer and water assessments are levied against all land in the plat, excluding delineated wetlands not disturbed by construction. The area to be assessed will include the park land and potential school site. · As with the River Park addition, this plat should be required to pay $1,000 per single family residential unit towards the reconstruction cost of County Highway 40. · In response to our memo dated August 28, 2006, the developer has shown the lo-foot wide bituminous trail along the entire frontage of County Highway 40. They have also shown a landscape berm with decorative fence. Specific review of this landscaping and fence installation will be done when construction plans are submitted. · They have now shown the lo-foot wide bituminous trail around the edge of the large wetland basin. There are areas where the trail symbol is shown through ponding areas and over relatively steep slopes. Again, a more detailed review of the trail construction around the large wetland will be done when construction plans are submitted. · The wetland buffer has been indicated on the plans around all wetland areas to be avoided. It appears that all building sites meet the Wetland Buffer Ordinance. Liberty Heights Estates of Elk River November 9, 2006 Page 2 · The City is currently working on a traffic calming policy for residential areas. As this policy is developed and adopted by the CityCouncil, traffic calming elements may be required in the road construction in this plat. B. Grading Plan · City policy requires lowest opening on buildings adjacent to ponds and wetlands to be 1 foot above the emergency overflow elevation. There are a number of areas where the house elevations indicated would not provide this I-foot difference between the emergency overflow elevation and the lowest opening. Some of the lots in question are listed below: Lots 1 - 27, Block 6 Lots 18 - 26, Block 9 Lots 16 -24, Block 10 Lots 1 - 5, Block 12 Lot 1 - 17, Block 21 Lot 1, Block 23 Lots 1 and 2, Block 24 · Rear yard d.ra.inage needs a minimum of 1 percent grade. There a number of rear lot areas that appear to be less than 1 percent. All rear lot areas need to be reviewed and specific spot elevations added to ensure that the minimum 1 percent grade is maintained. · There is.a pond outlet along the south side of Lot 6, Block 24. South of this lot is a piece of property not currently in the plat. A d.ra.inage and utility easement will be necessary for this outlet. · There are no pond outlet pipes shown on the grading plan. · Eliminate storm sewer between Lots 5, 6, 22 and 23, Block 18. · There are a number of retaining walls shown on the grading plan. Any retaining walls necessary for the construction of homes on the proposed lots will be required to be built as part of the plat development. Any walls over 4 feet tall will require fencing along the top and a building permit. · A culvert is needed for County Highway 40 ditch under 189m Avenue. · The conceptual layout for the school! park site shows the existing pond being replaced with a little league baseball diamond. This pond must stay in existence, as it accepts d.ra.inage from a portion of River Park, or it must be replaced in a suitable location. C. Utility Plan · Move sanitary sewer located between Lots 2 and 3, Block 25 to Lots 3 and 4, Block 25. · Extend watermain and sanitary sewer along unnamed street from 19~ Avenue to County Road 33. · Extend watermain to County Road 33 between Lots 9 and 10, Block 3. · There is no specific design information shown for the lift station. S:\PLANNING\Case Files\2006\Plat\P 06-03 Liberty Heighrs Estates\ll 09 06 Engr's memo.doc Liberty Heights Estates of Elk River November 9, 2006 · Show force main conneaion to County ffighway 40 along Liberty Heights Drive. · Extend watermain south from east end of 189th Avenue to south plat line. Page 3 D. Drainage Calculations · The drainage calculations do not include the school site. They should be revised to include the school site and an adequately sized ponding location on the school site. However, the infrastructure for the school site does not need to be constructed as part of this plat, but it will need to be accounted for in the overall ponding calculations. · Pond oudet details need to be shown. If you have any questions regarding any of these comments, please contact me. S:\PLANNING\Case Files \2006\Plat\P 06-03 Liberty Heights Estates \11 09 06 Engr's memo.doc 13880 Highway 10 West Elk River, MN 55330 763241-7013.800-594-5208 Fax 763-241-7001 Sherburne County PUBLIC WORKS DEPARTMENT August 18,2006 John Oliver & Associates Attn: Rick Blom& Ross Abel 500 Dodge Avenue Elk River, MN 55330 RE: Liberty Heights Estates Dear Sirs: We have reviewed the drawings dated 6/26/06 for Liberty Heights Estates submitted by John Oliver & Associates located within the City of Elk River and adjacent to CSAH 13, CSAH 33 (identified as Co. Rd. No. 31 on the plat) and County Highway 40. Benshoof & Associates completed a traffic impact study in February, 2006 for this residential development. Anoka County and Burns Township must be provided an opportunity to comment on this proposal. Each of these three highways has a collector designation with limited access; in addition CSAH 33 has been identified by MnDOT as a possible east-west Truhk Highway. As a condition of plat approval, we require the donation and dedication of right of way in fee title (along your property) as follows: 60 feet and 75 feet, from "the traveled centerlines of CSAH 13 and CSAH 33, respectively. Right of way along CH 40 is 50 feet and has been satisfied with Sherburne County Right of Way Plat No. 30. If trails are proposed or planned within or adjacent to County Highway rights of way, ten additional feet are required. The limited access symbol must be applied to the drawing along each County Highway. We require complete clearing, grubbing and restoration (as necessary) of the right of way along county highways to match the dedicated right of way. The Liberty Heights Drive and 189th Avenue accesses to CH 40 have been incorporated into the CH 40 reconstruction design plans. These accesses align with the approved access points in River Park located west of CH 40. Sherburne County will construct auxiliary traffic lanes at CSAH 13 & CH 40 and CSAH 12 & CH 40 as part of our CH 40 reconstruction project. In addition, the County will be responsible for all construction activities (curb and gutter, storm sewer, auxiliary traffic lanes, etc.) within the right of way at the intersection of CH 40 & Liberty Heights Drive. The developer's construction activities would then begin at the radii on Liberty Heights Drive; permits are not required for this intersection area. The school will not be allowed to access CH 40. At the intersection of CH 40 & 189th Avenue the developer must field locate the access point of 189th Avenue and coordinate with the County for the construction of the right turn lane. The County will construct the right turn lane as part of the road project. The developer will be required to construct the 189th Avenue access to CH 40 with 40' radii and account for drainage. A permit and sign age fees are required. If a culvert is necessary, it must be RCP with a minimum 18" diameter and be installed with 1:6 safety aprons and grates. We support the proposed access of 19ih Avenue (Jarvis?) to CSAH 33 aligning with Twin Parkway to create a four legged intersection at the County line. We recommend that the present access for Twin View Ridge to Anoka County Highway 65 be cul-de-saced, because of insufficient spacing. Another access to this alignment should be avoided. If it is determined by others that the closure of the Twin View Ridge access is not possible, the proposed access of 19ih Avenue (Jarvis?) to CSAH 33 "."ill be recommended for denial. The traffic to/from this plat would be required to access Anoka County Highway 65 thru Twin View Ridge. The developerwill be required to construct a right turn lane to county standards on CSAH 33 for the proposed access. This construction may affect drainage which your engineers must also address. A minimum 18" diameter RCP culvert with 1:6 safety aprons and grates is required and the access must have 40' radii. A permit and sign age fees are required. We require that the developer upgrade the CSAH 13 & CSAH 33 intersection with the construction of a northbound right turn lane on CSAH 13 and a second approach lane (right turn lane) for westbound CSAH 33. This construction may require easements from the affected landowners. A permit and signage fees are required. How do the City and the school propose to handle the parking and pedestrian traffic issues for the fields located north of the drainage ditch? Access, stopping and parking along CSAH 13 will not be permitted. Can the proposed drainage and utility easement between Lots 2 & 3, Block 23 for sanitary sewer and watermain serve as a trail access for park and school pedestrian traffic? There are two "Exception" areas shown on the drawing; existing accesses to CSAH 13 may remain; however provisions for internal access must be provided for each for future redevelopment needs, since the existing accesses to CSAH 13 will be eliminated. The appropriate access will be determined by the City. If approved, the developer shall satisfy all conditions of Anoka County, Burns Township and the City of Elk River. To minimize noise and fast traffic complaints, we recommend increasing the required building setback from all county highways. The developer will be required to obtain three permits from Sherburne County to clear and grub the right of ways, construct the approved accesses and right turn lanes, install culverts and remove all existing accesses within the boundaries of the plat. In addition we request that the proposed construction within the county right of ways be indicated on the drawings, including the removal areas. If you have any questions or comments call me at 763-241-7013. Respectfu lIy, ~;:U- Richard D. Corbin Sherburne County Public Works Cc: Terry Maurer, City Engineer Jane Rose, Anoka County John Menter, Public Works Director Rhonda Lewis, County Engineer Burns Township Edward Dulak, Developer NOV. 29. 2006 5:16PM NO. 482 P.2/3 111 Hakanson Anderson 1 Assoc., Inc. 30 [~ .;.r:')'r":.\ ~.'~,>m1 ~ L.:\I,~~ 3601 Thurston Avenue, ArHka, MN 55303 Phone: 763/427.5860 Fa:~ 763/427-0520 November 29, 2006 Lori J ohoson City of Elk River .,' ,.. 13065 Orono Parkway Elk River, MN 55330 Re: Liberty Heights Estates City of Elk River, MN, Dear Ms. Johnson, Weare in receipt of the preliminary plat for Liberty Heightll Estates, dated 6/26/06, prepared by John Oliver and Associates, Inc. and understall:l that the application is under consideration for preliminary plat approval. We would off~ r the following: Road Interconnects We recognize the need for future road connections and are l'n agreement with the proposed locations of Liberty Heights Drive and 189lh A vex Lue NW at the Bums Township / Elk River border. The preliminary plat depicts a new connection to Viking Be ulevard at Jarvis Street NW, which is centered on the Elk River / Bums Township borde~ to create a four-legged intersection with Twin Parkway. Currently, no right-of..ws;', exi~ in Burns Township for this proposed street location. If approvedJ the developel shall be responsible for obtaining the necessary rights from the existing property O'~ 'Iler to construct said road. Vikine: Boulevard Access Issue We under$tand that the connection of the proposed Jarvis S' :reet NW to Viking Boulevard would require the closing of Halas Street NW in Bums To'~nship to meet spacing requirements on Viking Boulevard. The cons~ction of a iC w-de-sac on the north end of Halas Street NW would require additional right-of..way to 'be obtained by the developer. Also, 1961h Avenue NW was platted with Twin View RidgeJ but was not constructed. It would be necessary to construct 196th Avenue NW within 1 win View Ridge to provide access to existing Bums Township residents. If approved, the developer shall be respollsible for all cost~ lSsociated with closing Halas Street NW and providing access to Twin View Ridge. Any improvements shall be in accordance with Township standards. '. NOV.29.2006 5:16PM NO. 482 P.3/3 Ms. Lori Johnson Page 2 of2 The closing of Halas Street NW and the construction of 191i1h Street NW have only been discussed with Township officials in a preliminary fashion; If the preliminary plat of Libeny Heights Estates receives council approval, Bums It 1wnship will stut!y this issue further and provide additional comments to all parties. WI" will continue to work with the City of Elk River, Sherburne County, and Anoka County m an effort to reach a solution that is agreeable to all that are involved. ", " Lot Size / Densitv The minimum lot size allowed in Burns Town~hip in the Rll1'al Resit!ential Agriculture district is two and one half (2 I~) acres. The maximum Qe~i dty allowed is one lot per five (5) acres. There are no other resiclential zoning districts tha t would allow for .smaller lot sizes or increased density. The Township Planning and ZOlling Commission has indicated that there are no plans for a future municipal seWI ~r collection ant! treatment system, and therefore they do not foresee the minimum lot i lize or the maximum density ch~ging significantly in the future. The Planning and Zonhlg Commission discussed this appliration at their November 28, 2006 meeting. The commission respectfully requests that !lfleasures be taken to the extent possible to provide a "transition area" near the Bums To~ship / Elk River border. More specifically, the Planning and Zoning Commission requests that larger lot sb;e::;/decreased density be provided near the Bums Township / Elk River bllrder. We appreciate the opportunity to provide our comments on this application. Please feel free to call me at (763) 427-5860 if you have any question~, Since~ely. Hakanson Anderson Associates, Inc. ~~~ ,J~~- Shane Nelson, P .E., Burns Town Engineer cc: COlTie LaDoucer, Town Clerk Terry Mauer, City of Elk River, City Engineer Jeremy Barnhart, City of Ell' River, Planning Mana~;er Rhonda Lewis. Sherburne County Highway Department, County Engineer Richard Corbin, Sherburne County Public Works Doug Fischer, Anoka County Highway Departmeo1:~ County Engineer lane Rose, Anoka County Highway Department Ross Abel, John Oliver and Associates, Inc. Edward Dulak, E.R. Holdings III Hakanson Anderson 1 Assoc.,rne. MEMORANDUM TO: Jeremy Barnhart, Planning Manager FROM: Rebecca Haug, Environmental Administrator DATE: August 21, 2006 SUBJECT: Oak Wilt identified at the proposed Uberty Heights Estates Plat Oak wilt is an aggressive disease that affects many species of oak trees, and is threatening the urban and rural forests of Minnesota. Recendy, the Sherburne County Forester identified oak wilt at the Liberty Heights Estates plat using aerial photography. As a condition of plat approval, the developer should be required to do the following: ). NO pruning of oak trees between April 1 and July 1; if accidentally wounded, non- toxic paint or dressing to wounds shall be applied. ~ The developer must hire a qualified tree inspector to determine the presence of any oak wilt and/or develop an oak wilt control! prevention plan. o If oak wilt is identified, remedies to control it must be provided to the city for approval as well as the oak wilt control plan. o All remedies to control oak wilt must be conducted in a timely manner. ). Developer must inform buyers of any active oak wilt known to exist on the property and any oak wilt suppression work known to have occurred on the plat as a condition of plat approval ). The above conditions should be required for all plat approvals. It costs money to control oak wilt, but doing nothing can be much more expensive. Costs of ignoring oak wilt include increased heating and cooling costs for homes, cost of additional dead tree removal and decline in property value and quality of life. ,.... G:\Land Projects\8207-1 1\dwg\PRELIMINARY\8207.11PPLAT ALL.dws. 1013112006 2:28:28 PM, Karl Anderson :a~[~~g: ~!r~g ~s..;-[ ~~;:~~~~ g'c m ~ -g (J) ~ ;::1. H~~!H~ ~~ W;~~~.g ~~g:~;:g[[ ~ ~~~3~fil ~ ~mg~~~Q:~ ~:ff~lr~~it tU~H ;~ n~5:g~~~~ ~~~;j~~~~ ':.<:Jr+Ol(Dio~ f~~~~~;l ~~~f~~~~ '[~fl[~~'a' CD lil V)n .......:J .-+ ol1l/l)o~ ~ls:~~:~ [;[g~~~ ~.~!~~~~ 1~~Hr ~~!g~[~i~K CD o(il g:;::1.o ::J tIl r+ 0(11 111 (II ()~c:;"O [i:~~g'~"6'~~ j.~H;~J;~~ . \1l ttlll g n <C..../T1 :ell! fi;S=.1l ~tll g III l!~g.[i ~~1; ~a~2~~~~~ 8fr~~2.~~g:ii' i~~' ~l!~;~ :J:-8~~gg~: ;~~~~~~~; ;~~~~g,~~~ ~~~2,~g.~ ~: g2,~~~~~~g r+U~vHl) Q. 2.0 ~~~gi[l~ff ;::1.- -:::I UJ .- ~i9,,():~g~2. :;;~~~~[~ i g;~-g ~~~~~ fHHi~!~ ~s.~~'~ll~[ i[~::~~g.g'~ [~~~i~~~tIl ~ lDM-ltI(D .:10- Q~ ~'~~~~l~ ~ g:g~;::1.3g:a-z- ~~:~ ~!~~! t 2~~e:~gb'gs. ~ 0" l\l~u3C:-...... 1- ~~g~~~';gi ~ 2.~g.~g2.~itl ~ a g:gg;~~~~: ~ o ;J (b (Il.r+N:E ~"'gs ~ a ~ ~2.a~l!~?~o 3:: ~. -< ~~~1f~~~~~ ~ o ~ [~g:~!!t~9:~ ~ tJ o....,(IlO.....O~n!:s, ^' ~ "tl ~&s.~~g9:~s: 13 ~ ~():] ~~~g; ! i HiiHH~ .~ ~oCD.g'~2~.g:r ~ [;~~~~;~: $'~:g g ~g.~~ dllOllI.....llIC1':;I1ll ~!l:?2~ ~~~ ~~9:3-~~:~ 8m~:g~5As. lt~a. -g>3 ~-:J.. ~~.~ ~~~i~ ;~~~8]'~1 llIo(J1~~c ~ o g~..... .....*~ s. ~ UHHnn ~ ~~~~~~lt~i~ ~ ~igg>g~::q~ f ~;~9:~~~;~.s. ~ s.s:~~wg-~ ~Ng ~ ~~~s.g.~()g~~ ~ a-~()9.~~~i~[ : 32,1f~~;ni'g2 o ;!ga;~~~~~ ~ ~~:s:g~~~Ng~ ~ :~[~~g~'~~~ ~ ~'[![g~s.~~i ~ ~~~'~~~i a~ ~ ':s:~~~~irp~ ~~~g;g ~~l ~';~2,~S:1~ <i ~1lI:::r UJCD.....-.-.. .a~og:~ l:?~9.~ . 9.[ og;~(lI::":-" ~]"g[~:B[~ ~g.~~f~:!~ ;~~~;~~s.; ;~~~~irl -0 <5 " " i 9.g~~~ g ~~ ~o= r ~~~~~1fa'; , 2 ~!!g~~~i3. 9, ~ ....~2,Ng -~2, > ;~~~;~~~ ~~~iD'[~2,a.~ ~ ;;~~~~[~~ ~ 1f!~g~~b'!! ::0 :;I (j(ll(t"'C co : ~~~~~~~ ~~~i~;f'~ : [;i:~~~ C a. CD :E It . z iilill!! ~.~:~~g~~ ~"!!i9,~!:f ~(lI~c~l: 2, ~ - ~~~~[ ~ ::;tI::;tI\lJ ~ - -l 1II1ll(ll(O)\) ~~~a 3- ~ ~~~~ 2, 6 gg2,\lJ s: (j ~~s:~ ~ I -<-<1ll.....0 ~ o 0 I ~~~~ [ ~ ~~~~~ ~ ~~~~ ~ ~~[:g, : "''''0 ~ U) ~~;2,a ~ "tl"tl a::T g u rrUlll N :I: ~~[W.(J1 ~ ~~f~~ ,., lolU.....(Jl~ ~ ~Pg~.g: ~~~~ g g ii g ::Iii a. 0 \lJ ~~;~ <00:' ~~l:?~ ~[~~ ,4>>~ ~ ~ -ob> o 0 ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ -0 !; ~ ~ g1 i o ~ '" .: I " Ul Y' I ~ ~ l h 2 g -< o o ~~~~~~~ --< I[ z 3 ~i [ ",8 ~ [! 'il -;)~ .... .f>o .f>o lol ::;tIll ~ ~ ~ ~ ~ ~ ~; ~ Pit ~g: '" ~~~~~~ '" o ~ tj o z !; o 6 U> o o "'0 ,",0 '"c _z ,,-< .8-< ~~~6 ^NlIIr ~~~~ "'l> . "'< '" ~Vi ~ ZUJ ~ ",-< "'z .. ~~ ~ I., '" ~ ~ e~p ;:!!"'F;:i <".: "'l>' "'<" ~Vi> ZVl~ (J1-1n "'z'" ~:eR' , " " '" " '" ~ ~ e~~ ~-PJ ~~E z" ~~~ ~a~ "",l> )>05 "z", O::!:-l " i" "'0 -lQZ-l1Tl "tl a O::Jooo a " ~~9:~ ~ " Y' :.~g:~ Y' ~ -I.....~-l~ ~ 1.. ~~g~~ 1- g '1 ~;:1 g, 8 --0 ~g:G~g: ~ ~ ![~!: ~ ~ Jj21Jj~ ; ~ ]~1f][ ~ ~ II 2,:E(lI ~ ! ~ -I...... ~ -I ~ ,., 6 g~:g~ ~ ~ l~~l~ ~ x (II CD x N ~~~~2. . 0_ Z ~g ~g ITl ~~~~~ 3 g,9:;; ~W~g;;; ~ ~ ~W ~ .....::J ~ III g ~ -l.....~ ~ggp~ :;I - 3 0 :J [1 g ~1 p ;~:: ~~;~ i lCN ~" g'[ ~2. - ~~ ~ . g-z ~ ~~ ~ ~ ~ ~t b'~ I 9,9: [~ ~ w~ ~ ~ ;;0 ~[ f~ ~ ~2. ~~ ~ ~~ ~ t ~ ~~ ~~ ~ :: :~ ~ !->Ig i~ ~ ~t i3. ~ i ~o a (D , N- :~ :~ ~~ !~ ~.[ 0- ~ f ~'~ n..... lol-l [g ] ~ ~~ ~.g: ~'2. t;: ~s: :<- Pf '" o , '" o ~ .... ~:~ 7~l'~'1 I \:, 1\. >\' '" 1,....1. '" ~.I. ~':'\ \\ I; ,~, \)~i/ F( , I \ I J' \, III I '. '. . '" ;J ~~r- ~i I 'r~", I: I ( I I * l ~ .I. ~~'/~4:~' ","[fi'~'f~~~j -l' //''''- t.~~.li I I;'i ,,\ '.~ '( > ".; ~{'~_~ Jc ~ ' '--. ~il-:=:~\) ~;;;~t I ~, \.'" J~.j" \~ \ ' "'). \ - ';;.;;:;:,l , " ,. i ' ~ \. d" !Y':-'~!,': ] I,:IOL:U, ~~~~:">' 1'1"~ I'l' J ('::'~ "~ 'r II ""-..auriO'F j) . , '~ I {I ~ ~ q, 'I . /, ~,I. . eel':: I "~-'I" I,ll K'~ "(;,/ i' . I-- f . ,;;~j,K I ,: ~ _ ' , ';J!,~~ ", 'c::;,~~"_,,,,".I;:~11 I f' : i I'-~ ' -', .J(~:~ . ! ~-=~.l~;;~-:: '1Ii~..! ,I '. ,," ,.. . . _ \ " ....... '.' I,~ ., i / -- "', ,:,'\'.J I; . -....... mi. I ElN.. t\\'\~ I" > \ .", .:~~ ': ( '. J\\~;0! ,./ ,\ ; 'j . '" ~J;,~ 1;':,,:7[, ,-:y;;~' I ': ".,~ , :~\: ~~\ "'1' r II! ,}:?:i:,'/. .1' i' .... w jB, :_:~ ~;, ,\~. \'c\~;!(i,<i~:!i \1 Iw~~"": 1'1 " I \ \,~ '"<;> iI'" - -, ' '/.' ":"!';" ..,,- "'1/ q, \ I't: ' I ,/ "",,. II )/ r\5 /" /~ <<r /' .I I~:I! \ ~I,' ,/ \ / /lfI~' ./ " ; 1~lr ',,' I j II 1:' r)\B[~CHMARK I' I 11r: _I' .,.' ill ~/~V;9~80;.I:f\:~~~J~~-'/~~l?-!,~}=t?>/ -<.: . '. _~'# '\ tJ.~ ~-~ ...~~ ,~.....' ~.k IQ._PAJJIQ(.DEIIIIE ;r,~'~~t~'<~>~"~< I ". ", r~'"", ..~~ /(IJ;~"_.7" /~ . O".~ '\ ! ~/ , "i}1 // /. '. I,. - -J, q,{~~\ ~ I ' / il:f~.t U~ SpQCH~1 L:>~'j!IJ- 1f :t:- \ \" '-" ", 1[1 I' r::~~~} ~ -I \, - I. I J~ ' \--I~~'~ ,!Iv /~)~/ '. I j! ~~.,... : ,,' -- : ::,1['1 '_ ," , , '\1 \ cr- L _ ..r:!: --=- ' , \ ~ -=-L. _ '''~, ~"~i~::~-i,~:/f;'~~~~ '. ''\ .''' "'::'''''''''j 'J f :"iO- , '\'>', :-\ ,.~~~~~ ::;1;1.'/ i' :~j.. 1 , '\-'" .,. ". ,-, '....r II \ '\\~~',-~<~~~ 1\ '. ,i'. '(:,~ ". ~~, , i ~( ~ ~~~~~~ ;; z~;;1~ ~ g ~ ~~z ~ ~C}~~> ~ ;:0 IOO ~ 0 o."g ~~~~~ (J1 Z ITlZ Z ~ ~r-~ ~~~~5 _0 ~~:e ~.:5 t'1;:o-l ~~~~ 1II ~Z~ '< p!~rt ~ ~~~ z "", :eSil; -l 'l ~if ji "" !->Ie: gg "'- 00 ~; ",0 "z a.~ 3i" o ~ o~ 00 00 ~3. . 0 .:' I'; :<0 Pf fi~ ~ ~.~ '" , 0'" cr ~o~ ~ -~~ ~ ~3 ~ ~.[ z ~f". 1~i . ~~g. !J'~ ;", ~[ 9./t ~~ \' \1 ii I, I., , ,',.j [: " 1)::\..... ( I :1' ),'-;)':-,1 I I iLr::.,,~ \' Li>,';' '! ',: j~~,,_, \' ').i \1 "~~ 0'" i[ ~~ e~~ :3!CXlS:] <Vi' "'....'" "'>:L ~~~ (JlSZ ~~~ o~ ~ j;38 z VI::!: ~ 0> l> C'" " -<" ~ Io yi ~F ~ ~~ '" -< '" '" ~ ~ DUMllEII...aDY...._ ~~- ) I 0"", ;::;::;ux '< oUi 0"-< ;:;~~ ;;;:01 ~l~ o "l> , C: io " o '" '" !~~ ~ :1....... n " '" (J1 ~ N':':::-U 000 .~.......l '\ .... ~~ ~ 00' .0 .p~ ?~ ~a ~ ~ g,~ '" o cr o _,.J ',J, H,," .,-::,1,,',' .;U "jiJid; . ,i/. ,II f I ~I " ("I L ~II . rj .f t', ~... ,'j'7-~~ : I" ~~.... .! f: j :,~Z ~ " ~I ~ !,~//~~~.:~: , , ",:'tll: ~'~l., . ii.' .:, ,:,~: ( , 7;::-~: '. \- ..~... ,i/0~~~:i C/ .. -- ~ I I ' II~._(.\._. '-'1 i _' . ~ is I ~ I, (.--" \, ,!" 'I .~ \ 'I Ii I -' ~, \ " ,.~"\,~ J~ .C.: I . " ,'/ :' 1 l , I !',~; I" j , \ " :;;:. l' \.'.) \~.. W 'I- A ~\I \,:.\ ,). . -."11 rf;T"~ ~ i i\ I '~"Iin ' " ,. :c....:.. '~'->A' - F '\, ,.' /;:'1' If" ,//~, I,' \ ","'''' ." ~/ .ccC - .J" ,/ I '1\ //;'Q . f i rIt .\' : I"~ I~ 7 J~ *,Gt-M1J .,. ' II pI: ~ ~ :i ~;! ~: '/1 ~./t " '. ; ,,::~j~" "~] 'l / / II I;;' -+ ~ 9.. _ \ ~ ,! II I. I \ )~ \ -~ ; ./\: oU"-"'O !/' , ~, - - .~ -\ -;, ...~' I ) .-:-'/> . u.... I , -;- / I'. I 11'1 I i ;. '1;/ .'~/--"" ~ ; . I I I I. II { . ! ' I i n~, : I ':"U\~ , I ' I I " . , ,~ I ...... / ~I/ ",-' JI I : : '!/I,"., , ' ~. /! A ~ .r-:- '..,j \- I 'Ii \ ,I, . I . :0:\ 'f j i " i '" "~ :>~'1~\ ~':;;;j~, ~ ;\ I,':';~ , \ i'~~\. I :v .....'"t ~~'\',I ~ .' \, .:. .. " '. { " I' ~i: . \ ~ . 'I \ J I~ ;~: :~ ~~ ';(I. .' ". ~ ~ \ 1 I / I ~. I ,~, "" "'--.. " , ~ ,--' / , ,\ i ".-" ;it>~;fi """""" /,'- .1- <~ -;~I:.~"'-' j i i :/,;? (j) C1 o ::J o z I i I ~ I WI. i .: ' : " : ." (':/llbi.' i C,:,: ': I ) 1iJ~;1 I>:> ~ .'" :'/.> ~,~ r. ~.' I ,1,'1 I , >~ -. l'll\iillr I . . I"','" lill!'III'i>>>, _:.~! ~ :~: rf"-I" . !I!: 1:1- ~ ~,':.\ ~.t":";: ,:-;" , . k :1/111,1 ,i _ ' .. ;c. I ':/111./ ,~\\@, ;:,,111', l, . " . 11'11, I, OfC \ _: "\ \\\ .J 'J.l.1"" ~I'" "",'/:'-;./)\'11': '. - ,/ rt . ," ", . . '~-;.::,;'~ Ii;,\ ;x ~ _'0" ~ ...... ~ \' '. , ~~y~\ \ \ \ ~~~;t~ ~(~~, -f ++ -(- + 7 ~ /; :)\\'~;<tj, \. I": _ _;, I... ~. \ ,r.-;' \ "~, I I \ \ I / /):: - j lfi::'.:::J., ~~ '~, · \. L~A~~o{/ / \ 'l'~~~.'.. I t, l:~~r'~~~~:'-~' _' I .. j; .' .',c:=; :/~. '",': : - ~ ~ \R/~\~" ""'"_'" \ fi~-':~: 'fl 'I; ~J'" "'~,r, I ~~e!I'+, I F \". -\ "'\" · " · '~, .. ~,~.~ · " . . fW 1'."7 'I :1,1 . J >, I!,- 5'SJ("j Ii ~~_C - " 1 ~ _;. ~,,/ \'.' ~ -:3" "li'II:,,\~ I'" ..1. ~Ii." ": ~ · \,,\~ .~ ' " . ,.__" ,.1. I '1-.-- !-ceoc '~f~ ' " ijl'l: I:P/ ',.. 7\\1' \" . .;~..- ;V '. I I~ j :I~~'" .,~. C.\ ~.' .~. ~\...'~" I', . : \ "I \','.1 "'\ '.,', .."-1... /\ . \ J' ", ~ .'" ~ !I " .. .' ''::.'' :::!l.:t; " ~~\ _~""~':1:1 .~' '." '," ",-.....:.( - ,- I.. r'j.~..i~\\,.\ r:IJ\! i~~lb;~:"" f"j , < , ......"\. I ')Jii~: i'l I'~II . I ~..~.~C;'(!:\, '.' 1(:[ ~ i, ~IJI'" .:.J~. ~0\ ""'~:;;lli'''\ \/", "\~r~",-i""/,;~\' -~ I"""I\\!\"'~- i ,~\. \~~~: \ _ ..,':,\ \ "s' . ~V: 'I I: . ,~' 'I, \ \,t~\ ~~~~J i, ,I,],:: ~\ ; -"~.: ,'- \,,~ (\., /. ) <. YQ~;~ ,i,1 ~ ~ .'\'"1 \ i::~ \ J / X. ./" ;;;:'J..l /" ~ \" \ \ \ "r; " ':\" ,.:>~:~' >, ", " '" . '."' ......... !::l ~. II!! \ _~ '-- .. . \ t::l : 1 '\ . .. . \ . o ~a ~5' ~~ _-.:....c:.J . /_' :_-.-C '/c ,-/~ .-.,/\;' . I . /1\\ ',1/' I . " \' I I I,: ,,,\\.. \ . ",\ \" \ '--- i,.\ '.... <~\ . foo ~!f :~m f ~i! ~.... 5. 0_ -8~ H!H ~ ;~~.:: ~~.a c ~ ~~~[; o~glllQ.~ iHn o 0, oo~ ~~ '" o . J . .' i 11 TI . ." ~ , I I ~ I 0 I ~/ ~"". ~ " o . - ..,~. J / 1:1 Y -"- "!', }":' 'lll/i ~Jl ; ~~" m lID ___~"""" ~ (;Jill" U _,," Z oO-'JS-",fl i""~ (j) I '0 .-: '::._ ''b'\ . , ,I f:;';~'~~~:' ~\ V"" ',,~) v' l:~~J.<:rJ) i / l /i /../ N '" ~</. " / ~ Q z -j --< .. -)I~, /I_~~.I. li"~ I ~ .../ -l.., I ,~ '-\:..., ~, " \, '" '" ;s:: )> -0 \ ;u l> Z C) C1 N m I '" '" Vi \-~ o ~ <0\ LIBERTY HEIGHTS ESTATES ELK RIVER. MN FOR MERIDIAN REAL EST ATE GROUP llC John Oliver & Associates, Inc. Civil Engineering, Land Surueying. Land Plcm.ning 580 Dodge Avenue Elk River, Minnesota 55330 763-441-2072 FAX 763-441-5665 I hereby certify that this survey pion or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under Stote of Minnesota Statutes Sections 326.02-326.15. DESCRIPTION PRELIMINARY PLAT DATE 10 30 06 REVISED LAYOUT Offices in: Elk River, Bu:rnsviUe. Brooklyn Center &: St, Cloud. Minnesota -1L..l?r; ~ Signature: Rick M. 810m, LS Date, 06/26/2006 Lie. No. 21729 G:\Land Projects\8207.1l\dwg\PRELIMINARY\8207.11 PPLAT.dwg. 1013112006 2:29:09 PM, Karl Anderson I o. OJ ~","<>~@~q ~~~~l'~> ",,,, ~~ aa ~~ ~P1 ::jra <::r: ~~ e;" ~~ ~~ ~ @ o ~ n >- " z . ^ "'''' ~~ aa ~~ ~~ 3J~ "" Iil" ~~ '" ~ a '" '" ~ ~ ~ o 00 r ~ ~ ~ ~ ~~~(5 ~ ~ ~ ~~~ ~ :-'I S;;; ::ti n l;j ~ p ~ ~ ~ g <: <: i==! 0 l'1i ~ ; ~ ?i ~~~~ 0000 ~~~~ ~~~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ PJ ~ ~~~~ ~ ~ ~ ~ ~ ~ ..., ~ ~ S}~ " ~~l:~llll I I ~: I ~ I r ~,Iill nn~ ll.E iiJ~ ~ . 0 :~~f~ ::T CD lC C .-+ ~~ ~~; o~:glfja. H~U '" '>' a 01 '" !!; OJ ~ OJ ~ t:l t:::l CJ l;) \;,) l;) \;,) ~~~~~~~ 0000000 ffi~~~~~~ ~~~~~~~ ~~~~~::j::j t::j <: <: <: <: ~ ~ :b. C)C)C) C) "J .., R~m~~~~ ~~f!j~Sl~~ ~ ~ C) ~ ~ r- 0;) ~ ~ t:l ~ ~ ti1 ~ f!! ~ :h f11 ~ ~ a ~ ~ ~ ~ " "'" "''''" . 0 ~~ ~ 0:<3 " """ . ~-g'~ 0'" ;1~~ , 0 ~. . llW[ [']~ . ~. '" g "'~ , "';>. ~6-~ ~H p: " " -g' c !o " 0 " ~.... . u ~~ ~ '" ~~~~~ <D " I ~~N[j '" ~ z ~~~~ ~~,.t~~ 'i ~ >tnc::tl ~~g~~ '" 0 ~:j>:~0 ~ Pi ~e "'., 0 II ;;u :1:08 lO 0 o"Tlc Z " :t^ ~ ~. ~ ~ ~ z '" '" ., z:e ~r-~ '" '" " u '" ~~~~5 ... '" 0 '" ., 0 _02l/l::e t5~?;i3~ ~ Z rr1)>rr1 '" Z" aJ Mzi: u '< p:l:E ~ 0 !=l Z)>rr1 0 "'Z". Z "'" ::e ~ -l 0 >. " t;! '" '>' a 01 '" ~ i:J >. ii '" ~ t:;j ~ '" ~ o \) ~- 4 of 4125' Twp, 33, Rng, 26, The North lineWr ~N~'-y<f dtdJ ~I II: t i ~~~~, I' \ of the NE 1/ fe, '2~, II '/ I n- O ~ ~ Twp, 33, RnQ, lli '_J 118~ 0 Ire I 4 of t ~~;~4::~~\ en l!l Cen terline as Tl ra :: jk' 0 Ii r Rn 6 CJ- ( ,\, :5 DUANE H, & J-OY A. HUFF 01 q 1tj 1"- 110 e:r \ TI , ' f~\\ ~~,k'.:;,~i,DOC, NO, 368829 !::~ ~~7'II"E 961.1~~ II ==w=rt' ,~ -"'-' ,... ~r~ -----ffi~ ~ ' ""<of 7 ~~ -, >;,-,::<. =- . T ~\Vv. IW. 1VV. -~t:.- S89;~~~ 0 ,\-/ lo~44,30 _ _VIKIHC BLV.lJ. -.lYIY _ _ -~ "'\-+~58'~ 'Ff~lf~r4'~' '-~"'2 Lr,--""'- r ~rl" '1-""- ,Ie -""- -'r =-=, F4JL I = 1E~:lIlr F::-"- '~'~' -~ -, 0 MA~ III II 1\:)11 I III '11 v""OIV ! 'I~II I i'ir----in II II II II II I 11.Iol.i.825F I C iii:: '" "I:: '" ~I:: "ill: I 11'" i:::1 l() :: :t41 <5<ij' / :;')-,'9-1 ~In ~ I - : :l- '" :::- '" ,~ ": :'iA '" : :I~ '" : :I~ " : :I~ '" : ili: l() : :,~<5 ~ s.l'.;1:137955FUil:,""5F il:137955F ill 13795 SF 11(:.:.J3317SFI11~/ II hj ~ II t rt:J'16695SFII~"7S~llillll! <4<4,,22115555FFI 13'5685FI11':957SF :liI40425F :11139495F :1L:J'38565F Ili'''625F :llul .!..III ~"Il II' II II 11167085FjAl ILl 1 ~I "". II I;L--J. II II jl~1 II II II I I I I 111---1 I I I71f5F 112O""Sfl~ c.l I I ~I. I I I I I _.JL_=_.JL_=_.JL_=_.JL___ 4_~_JL~_" }-\~ III -, I",..JL _.JL~~-, ..J -L .JL __ .JL _~ .JL __. .JL___.JL~~-' ~ - f- ~~N~~--: ,~~-r-~ I -L---- '/ ~~' -, r -.J.>\L~1ilrf~ Ir~~"'i r -~~ ~ .~ - --r-~-;l!r ,1i "-~--H-""-lr-""--' r -~~ -, ~Ti n- -, J: D15600 'l I I Ejlil~' ",105Fr"639 ~-" ~ ~~'~l "'\~~~-~ II \",111 ",I: -111:\, 1:11J'202SF::P~EJ3'090SF ~ "I :I-~l I ~I I3OOOSFII' IIJl5 / ~J. ,\ 10 8345 E.. "'II "'II liill - I -II II - I.... ~I -" II'" '"I II _II '" ~ 'I ~~.......-d IOfI'8F~\ 'Il\\'082::FIII082:"SF"II,"3SFIIII942SF~::1 ell: :ill-"'" ..J i II II '-.J B<L..J L_ _ ~- ~i ~_~_.J I /L :r'~)\ 1128~ ;, I ~I I ~ ~ ~l()_~IL'-:::--<L.1 11 _! 1~IUi I, "2 -" L.L 130 lJ ~lurEli r--5TI 1'44 7 r!~"RI ;1 i\ (.1 \~~~~e-...,-::=:~..:Jrr,..:.:",--,r.:..-~.--:~~ - :n 11926SF l ~"I S I 12,480 Sf ~ I I~ r~ -... \ ......~ )\y'~~~,\\~11 i::5---1~!/~_ ;<--r1r::::.- -. _-$b-_ 114:: ~ I I '" I 113345F _I' 10.," SF J'" I 3,960 SF \Xl.4;..\ 0:::--'.' ;----l:l\I~ 11- - II l() Ii' c-~ L~ I, il\' ,2+" SF I II - I ,,'" At-", w,~ Ilkll236SFIIt: I" Ii '" II~,'T-~~ I "'d ~ JJCL ~ L..l:u.. ,t)1 L '//'\ "rl( 32\ 11264sr\\P I 1I,212SF ~~3iSf II fi 1.1 ...... lib 71 L II ~ UrB~i r--R'I 1I~'05FI'I - I :DO ~ \\ ml \_-~\::-- D<_JL_"'_J~ ' I 12192 SF II~ I '" 119575F, / I ~-::~~::LJ 'Ill 12,,"OSF i 11,310 SF I~ I I - I ~ ~9:"" ..l I.-~ - ~JL...~ 1S;;:.14'0205F / U.'?'~ '~~}: II 'I I" I I I <5 I U ~J I ~'''-'''''5F \ ~ ......".- _ ~-.JL ;. 1 ~~ 1 148365F it !J 13O..J L...J.lll l . , I ~ N ~ _ :.---iiiii '- ~ ~4.! '" -0/ II i~ ~ '" i f r i~~]" I-Bn~ ~ i if?"," I I ft';;.-~ -" .. li - ~ ------- v,<. 130875F I "Ir:I.~~ II I I I 1I.'285F I~ -''t. ,SF, _, I :l.-~ I. ~(-.. l~rJ.8 lr--;C,~~~'",- I I" "'''''''~.!J I 12907 Sf b 1 r I Q) ~ r-~ ,,\! 201 ,,-,- \ 'Ir--~""" ~ ( ~~ I I'''' I L 132 Ii ~~ ,; \\:}.,/"';'K. ,." 1\ 12039 SF \I\\~ II I536SJF~/i~ --.......1f:.~ '~,/ /'" 1919'~ Il ~ il -' r ~l' :::.~- \\ ~.>A, " ,,"-!I' ^ 118855F II ~ 1111,,567 SF" f f!,: -II) r"'~' 0) I ~ ~ ~wI32' \ I.\r I 581 SF It: , ~ '.f,; /" ~^ I I~ ... .JI\l.._",-.J _ '" 11",265 SF!1j1 ", /'" :::~<: "! I II 17266 SF \ I,~, 133335F...~ 'l~'\)' "', ~^ ) -- ~ _" II o 8505 F,;.% 'lr' ,< '''''''-JI ~ \ '" ~I \\ l\0- .~J <,--~ \'~ 6285F\^.... ~~/?h-~ ~1!l.../~<37HF:^ -<;. "~\:99O'5F ~yr ~ I /..-l~ --:-: - ~~~89'" ~ ,~~" ~ \0::~/ I: " \// -"""I' ^ L: --=--, - ~ ";J0(,9 SF > \/ ~y : l . ,J 100" ll5"'G.... X 12317 "'~\~ ~..l =~,;::(J \~ '~",~'"'\ '"\ 21'04lSF~:f -- ..............","I\r I 1715SOrl \\ ~~ tM - t..1 ..../ ~ I /" ~\ \0 \ 12,OC17SF Jl "Ui\ 12296SF....~\ ... /) ~__"V\ -- 11\ XI /A\: '&. 'x ~ Q) I /tf> ^108835FJ\ !!II, 1!1I1 ~ I ~/ ~ (]) ,/" \, 10,'51 SF \ ~ -- J /,,( _~~x '''II. ,,",,,,,II 1_ II __- > v ., ~ ~ ,/" ;.j \;:_'1":::.--; L__~~__ ~ --/ "'~ ~-t -tSo_.J -,'~ ~ IQq -- -'" ? ~'-::-1] ~ ~^ 11,388 sJ. \~S. /,7/ .p,. Idf Q - ~ , /, ''--1 ~":.84.5 Itl I IHI'H , 956 F~:\ ...): -- (... I /0) CI) ,r I.JO _ _ I~ ~ .., -- ~ ~ ~~/ ~~ i I // // i s: ~ ~. ~ -; ~ iJ;~5205F 1 Ft126SF i ~:;o ::>"> -:; -" ~ <: ~ 1 74-125-110' -'" (]) ..... 0 II I - I L ~ [f , ,~- ~~ : ill ";tr611;'E:'" i ~~ ~ ~: -, d) '~i ' {C] '~ """ 0 11 :- -I- _1- - - - ~ ::>" ~ IE L Q/.J 161-=0 4 s:::: I'r / :J: Q.. , I I 11I827SF 7 lIS 13448SF",~ i 4 ~ ii I' v ~ ~,,~ ( I' chl.!O II I, ~j:L-::~~l~ I'-~ - - -1-- .Y/J ~ /" z!'1 - - - - - - - - - -;-t- - - - - ~ f - - - /'" --::-: I. I 14"'~ 'I ~ ~! r ,oj ~ ,- \::::J The South Line Jf9<th I ~ I.. '1629 SF i8 I" ~'ll ~ en !.. ., ~.;:j .. e \ ~ @o I r-/--':::."",~ '" . "tI o Q~ t;; I 0' = Nor~ 12/0 feet of Sit he I ~ I" ~:::::~::/ -"'-:::il , j &\. ~p I 't ~ olJ-Nf{f '/4 of Al!l I f> \ I"~ J I' ;:~:::,j.~ "'~ I ,- ~Jj7 tjl c..: V'llI \:;a /'709205F ~y~ / -::'-::';:::I~Jl~ /;77/0/ I ;: ~ I "1 / ",,~ 1 s- 229325F "1 ~. II 1J/1 :J,~' /<::92.~:~)~j / If': ~'>~<~~ "'~ -=-=-= ~ ",__ ~];) - - 7' %;1 <~,o~~ ", 'v/ </ 14423 Sf ~/~':..::-..::-..::-..U I f'5 ,~,~~ / ~ / ~'~~> /' " h~';'1 '" "~~~ . '/--c@:Q"I.~"- /"/ \ L. _ ~ / co ~~'\, ~ / ~p "~% 17884 SF rl .' , "-'~20'WldeD""'-'-' -:;f- ~,~3105F \v '/~ ^ "~~< ~~:&p 'W,d' DiI"--......../' . '\ I~ /~ ~~, ", r/' , ~ ~~~~,. ! ~ 12 __~.... xl ~ (~ 988 Sf JY/ / ~\" 14148 SF " 'f% 15707 srC011 ~' I I. r1 I "",~ ~ / ~ '" '" ~ \ ~ U . -'Ol' ^ I ,~~ / ",' / ,.~:? /~^' \ ~ . --~^~ I "",ofOolloID =',989,969 SF !7JW /_'2138 SF ';';i" <,,/r ~'" /" il-"";:_--l ---- I iX 4568 Qcres // It.....z. ~ - x,r-.. :< 11.846 Sf '::> / \ ) HOLZEM, PATRICK & DEBBIE ~ .' ~I,J" -J I ~""',,-_" ,,"$' \ 11975 SF I 75-125-1100 I /?, 0;/~. ^~ ~~,J~~ ",/:, /",196485F I <51! (j}, ~ rl'fl) 12590SFII <::-..- I L ~ II ~~______ " __ r-- :% 1""j1,904 SF I / x !.Z 01 ,~" ~ ,=" .... \ I __ -- -- I J - -- L.. - a 1'1 ~ "" """'" I I \ ........,., ::;: "'II" r--_~ ,~~-J..Jo I':;' " ~~ l"S44SF/'h' I ~ 11310 SF Ii I ",'''585Fa 12,045 F,II <:lS-"' ~ ,;: ",' !;.&,..J.z. /'h '" ..J I - I \ I t::J I" '1\111 11,310 SF II _ -t'1~'f/!~ /'h %:.::. L '30- ~ ! ~ fT'j :Jj r l1) :-i ~'> ~ 6:---1-1/1 ii//15'30r"SF 1 . I~~' vZ" 11397 SF ;.~~ "l r- :::1'1 ~ ~ \ g ~ ~ (]) : ~ ii /ISS005F jj';''/jv r--::::- C_ _./1.. I /J;%I I/~I ~~, " ~ZI3372SF ~. I 'l3'05F_Q if: I 2.~ ::r:~ I ll~fT'j /~ JKI J ~1!Jw;..~ ~- _...//}'J 1270as),Ir--.::, ';;l~ JI ~ ~"'" N.. Cl Q 0l I .p,. Q L ,00 ::-, .;00 ~ I c_ '" ! I~ ~ I :::1-1 ~ 0 ~ ~ ~ ::;; ..... I 0 ~ \-:O-=\'~)~/L~~~~'/J~f'-' ,::,::!t}':"~/I~ ')".. ~ I 113WSF_lr 1 I ~ g: 0 r- I X" ~ r--- '\ 158I1S.F. ~ r-- -.,( ........ // I 11362 SF f ;"6.,4875 SF y;~, -. L 130 t.:l ,.. ::> """:s' I /. ~ :s' \-;. ''l----\ X 5849:':: / ;77; '- - 1",1 ,%~ ~~r- ----:n::: I 'I::r Q.. (]) I ~ (]) \',>>', ~I \ x '/.1 ~ ''11 , %i\l' I 1 I I 7 s: I. \D \ 'VI/' 15530 SF ~~,{td 1/ r--- ---'N ~%I IHOOSF ,II l I 11,310 SF 1 (]) ~ ' <: ~ 'v'?1- - ~~Z:1f1; k~ <5 ")), ~--J. ~ " ,I ~ 14,579 S I I i: I - ~;a i:i S' , II", S' - -- !---, ~::t &1' ~ 1/ · om ~Z! ; - "5.,,,-,"'0)// - J ~l = ~ "y ~ (]) I j# ~ (]) ~ ;7 a J r / b;;..~--"t '31', 5Ff-:.~l ';;~I.;~i ,I ~ II3I05F..lr ~7I .p,. I. '~~ Vi iHr/ ~.- 7,~~ 17,2905F~V :'0000 II ~g~ 11 'f? J b 7//1 rll ~(' ,,'l~:/\.~, 20762 SF : ~ J 130895F_: ,,/ I I' r:;? Ij I, I " "" > .,}\' ~ I I 1 '" I ! . t1 % f.,.. "> I f'.......... ~ r ""'" ~\\~ I I I !//:: ~.-li' 1 r-......., < 1S69OSF x' J t L_~_J I ~ 'J II ~'titl/"" ....,,' ~ '\.- Th~' South L~e of the r-_ ,I I I _ '111i,2695'~F '", ,,,", ~ /),-- _'r I "!: I - -, l.rJf...~ "II 'I1l'%/ '\:,\\' \./ IE 1/2 of th&}, NE 1/4 /...',310 SF I % IIrl,t -JI;....~..~ ,,%/ , / .c,lr, 'JAPI . Q.. l';""-,,' I /P ~r; -J./, ,c' /,\- \\-: I 11 1:J,r-~ I I I' /.ijr ~ 13,8625 ) // \1 1I.365F 11~13.0805.F I ill ~ g~! __'_!tf. ie" Wi "~, 0""'" ':~ ' /rc1l310 SF I 1_I2,4375F I / ~ 129655F '> "'~~ \ SW 1/4 of the NE 1(,41. ~ ~_ 1 I 11310 SF I '" I /'<", ~/~/^'\' .\;'\ h~Y,.'" ~ 1 - , ,^:~:~7 :'~:~.~rr::71~f,f/~l rL;o}1~w~,;~:A~~~:\;rfr:;f ~ i IY0>L ^~'~F~;,I / 'I/'<r~.'?'<::<::; i~2:j II 1 12609 F n ~;"",,"F-""~\-\ \ \ r-r:.0755F ~ _) ~ ~ // .~ /J. ,x I ~ '/t..'''''AO....../ I l.... I~ _~ p \ I~ 0),1 _T'-1. ;j' : i' I 0 I (JI ii Lnl c in rn ; I U1 ~ i1 l I 'YI NIT . , ,. ~ ~ liE 3" 0., 'f i" Oc ,.... ,.... '-. (-\ I_J ~ G S-> ::t ::J ~ I\, o ], ~ \~~ o ' " <0\ LIBERTY HEIGHTS ESTATES ELK RIVER, MN FOR MERIDIAN REAL ESTATE GROUP LLC DATE 10 30 06 REVISED LAYOUT PRELIMINARY PLAT John Oliver & Associates, Inc. Civil Engineering, Land Surveying, La:nd Planning 580 Dodge Avenu.e Elk River, Minnesota 55330 763-441-2072 FAX 763-441-5665 I hereby certify that this survey plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under State of Minnesota Statutes Sections 326.02-326.15. Signature: ~?1? ~ Rick M. Bjorn, LS Date: 06/26/2006 Lie. No. 21729 DESCRIPTION Offices in: Elk River, BUTn8viUe, Brooklyn Center ok St. Cloud, Minnesota DATE: 06 26 06 ~~ BK/PG: 253 8 1 RAWN BY, MDN HECKED BY, RMB DWG: 8207 -11 PPLAT,DWG EXT: NONE FILE NO., 8207.11 ~03 G;\Land Projects\8207-11\dwg\PRELIMINARY\8207-11 PPLA T.dwg. 1013112006 2;28:57 PM, Karl Anderson III '" (") -l 0 Z N Ul -l < 0 :e Q z Z III :I: :::j '6 -< VI ~ ;:: VI )> ;V \l )> z CO) '" N '" .a nt I. ~ "!. ~ o ~ " ,,~0~o~ o >- ~ ~~ ~ ~ l . ~ ~ ~ ~ ",,,, "'''' ~'~ ~ ~ '" ~ ~ ~~ ~~ ~ c>C> C>c> Q Q C C C> C> C> r;; n1M ~~ ~ ~ ~ ~ ~ ~ ~ "'''' lil ~~ ~~ ~ ~ ~ ~ ~ ~ ~ z ~f1j 1.I)l.i)V)V) 0 31::; ~ ~ ~ ~ ::; ~ ~ ':!' J: r)~ " ,,~ ~ <;) C) C) " " " "n, IQ" ~~~~ ~ ~ is e;." ,,),. ~ "" ::-i r- \) ~ ~ ~ i'iitl to ?) 21~ ~ ~~ ~ ~ \) ~ ~ ~ ~ ~ ~ ltlt ~ ~ -. ~ ~ g " " Sl to ;::J C> n, ~ n, ~ ~ -< ~ ~~j II I I I I~ I ~: I j ~ ~(I I I 1 C> ~ C> t:::lt:::lt:::lt:::l '" C> ~ ~ ~~~~ ~ ~ C> C> C> cccc C> C> ~ ~ ~ M~~M n1 M 1.I)V'jV'j(;j '" '" ~ ~ c- ~~~~ ~ ~ ::; ;::J !;: ~ ),. M ::::!::::!::::!::::! ~ l1 ::; 6 '" ~<:<:<: ~ ),. C)C)<;)C) " <0 " ~m~~ C> ~ ),. ~ " ~ ~ [;J ~2 ~ ~ ~ Sl '" ~ ~~<;)~ c- ~ ~ ~~ '" ~ ~ k til~ ~ e5 ):..!:'l ~ ?o a~ ~ " Oi " '!1 " 11m ::'~li ::T(t<.Cc;r+ ~~~f; o2.gwa. U~n "0 . a 1J , . I I I I Ul ~ ~ ~nl n_ [~ in Tn- H; I ~ . :~ f I ~ "OO N ~l2 0;;0 Z ~[ 0 ^. OO" ~. g: , -0 i= " -0 . oo~" ~~~ 0 I ~if [W[ g "'~ ~~j -0 ~. " 0 C ~~ , ~ ~~ ~ ~ ~'5~ [~~~ .0> ~~eJ~ ....::t:oQ ~cz ~~~ ~ :u ::: -l '" " ~ ~~~~~ ~~~~~ g)> UlrZ za~~> 11;;0 ::t:og lD 0 o"Tlc (i))> "Tl-tOJ ~ ~ ~~; Z :e~r- ~~~~5 o rfTI~ ti:5~:~ ~ ~~~ " ZO (D ;;:jz~ ,<~:E~ ?Z>fT1 "'z> Z 0", :E ~ -l ~ o o ) ~ z '" o o " '" '" -l '" 8 ,-----, , ,--~ I I ~-I I , 00 I I I k 1--1 0 :' , , V I 10 I 'I 1 r---I \Q I I J~- I 'I' ~- _:.J 10 [ r , / '\ \0'--' I, 1----'"\ ~~:I I_-C) ~~ ~f-_n_n- I~ 1 1__' KEVIN A. " DENISE o O~b OOd~1 ~R' I ~~ I <: ::::e:'l o ::::e: m!2!1 o _ ~ I ~~-il r?=--'--;:~iS~'OI . I I i _j-Q--::f -,., 0 ~ I L':rJ Om ""'-"'d'" I o ""'U)::J- ~ I ~~;/i n n - -Ifj f-l"'t - --f t '-I -~~ I~: ~.-.-~ 10 I , I o 8 l" I I -,.,..., ", I U) ~ ~ ,,{ : ~ ...,~ I" I . 0 '" ~ -,.,~ I ,Ul SF I mRl --t ~<: .::::e: G.J" ,G.J ~ ::tJ ::J l.C:l % ----I i 1 I-r--_J 4 4 4 0 -,., 4 00 4 4 0 4 4 4 4 4 10 0 <..N ~ -J::>. (j) r--COUNTY HWY / NOAO Ul ~~ " o -" (Q\ LIBERTY HEIGHTS EST A TES ELK RIVER, MN FOR MERIDIAN REAL EST A TE GROUP LLC John Oliver & Associates, Inc. Civil Engineering, La:nd Surueytng, Land. Planning 580 Dod.ge A venue Elk River, Minnesota 55330 763-441-2072 FAX 763-441-5665 PRELIMINARY PLAT Of/ieeB in: Elk River. BUrnBvilte, Brooklyn Center & St. Cloud. Minneaota. corner 0; 4 \\ 4 4 \\ 4 4 4 4 '. ili ~ - 4 &80\\ 0/.1. o .Q/18"C.M.P ." J.E=920_29 """ o tT o -"'0 S:-,., m i ~ Cl (J) (J) ,..,. .-.- \ G.J=::: Cl)::J \ I \..>.im ~I I -1 CjO J.. --- Cj-'" I J.. --- (j)'S: m m .-.- '/ / !~~ I fJ- j I ~( Oil"'--""-. -- ------,r: }: ,,'Wid' ....---- AT, --~' , ~' I I .~ II ~' I ; HOlZEM, PATRICK" DEBBIE I"~: 75-125~1I00 ~ ~ ~ I r.~ ,..,. ll- ~ ~ I I,~ or-- I .-,., -,., s' I m I I s: i; ! r. ~ - m I ~ ~ ~. I I, ,: rJ Sc ,E~/2 1 II ,Tuuu-~~~- ;>, \ I .....- JO' Wide Ditch / ~I '-'<:ll ~o ("j' ..., '-2f ~ ~~::J_" Q 'G-_ ::::8 '- Q3 ~. . ~ ~mll)7 -Q),. '\ \) ~ J.! ~ . ~ CJ Cb s: toCb o Q 5 (b 0..0.. Q ~ ~ ~g 0.. I hereby certify that this survey plan or report was prepared by me or under my direct supervision and that I am a duly Licensed land Surveyor under State of Minnesota Statutes Sections 326.02-326.15. Signature: U '?11 ~ Rick M. 810m. lS Dote: 06/26/2006 Lie. No. 21729 DESCRIPTION 10 30 06 REVISED LAYOUT BY: DWG: EXT: FILE NO.: , /-r:~d 'WI/ '11 I ,I.)<;,'Q. 111r;~'<;;;'138~25), _~'_;-~.,o~ 11;::"5.F. \11~13.0805.F I j - ' II , - ~ ~ Li... L ;'J{A:..I itJJ '" <: "61\\ II I 6 71 ~ ' /7. /'""'-- ~'f'I "", , 13,1875.'. \~~ Il I ...u - --e- - ' I Cl,,31O SF I , '8- o-J , ::;14,342 SF I/' C\.~ ~ '<>,' I I - _ _ _ _ _ _ _ _ -' _ _ _ _ _ _ _ _ . / 1131~ ~ _ ') ,]C' "'~, '\.~)\\... _= ~ ~~, ' - 2633. 79- " -- -~ I :0 -__ "-"fJ',, '" " ," """ ~!l- , . ",II 310S , ,-_::::'-' 'tJ ~,J I J' \. \, ~?"" \ ,,\W SW 1/4 of the NE 1(4 r-::::::::-I, flj '-- _r.., ~ ~ ~~" \~~~'\~ '--'%\ ~ , , I J t--- .....,f:1-- ~ .~~:/ \~\.\ (' ~7956SFOIP ~ I.\,..,. \ t\ /C01l434 SF / :~J I -:::::::c'-J 11338;;-~ ~ 11432S.FI i7 I \~ \ \ I 11111111111 I IT ,; I /"":"~""",' ~ 'ik 1I,5895~ ;~.. /';: ~~~ 1129265'\ ~ 1\\' \__::::::~~ ~, ~ ~ J~llkL ~ -. ~ ~I -^,~,,~'~' / /~~.r--~~~rgO'-5~-~~/J. rfJ,,:j" ~1\\}\. (~075SF""~1 ,^,." f1'] r---- ~l1r ~~a rof Wetland--- '" "" "~"" I ~'/jIV( 120535_~' ~", 8 / ~~_tll I I 1315151 \ t' I 11,,._-'J '~'01 Q~:--i , ~' .7 - ~"'I461SF V I/),~-,.. '" "-J I"~~ "l '" 84' J L- c., (!) (J):::T' \ ~--=-=-=1I~i---' -- 1 ;, \ "'~" ;; '//" r~, ',":: (1300,SF -, r ~ r-+-\D a f1l 'I \ \ ..... 111l4ts'SF II Co,) II ~JI\d. \~ / //. x ...........~ _lo634sKr :""....... 1 I 12,40QSF (1)\:'.- r- -..., Q \18904 SF wll~ lib-: ~!ii:! :.1=\1r586SF./ /~..;' "A< 1204 r-- ~--.J1!1... ~ 139035 t "'\,I ~ (, :::;. C3 ~ (J) II \ "I ~ ,"" ~~' ~'" ~~~ 1 -, '. I I C'^'('DO)(,) ('),..,. IL--, J~~'\_I 1"377SF'li~\~_-r:.;~..-:-/ / ~"" ~~J I, "," '" '83_l.J L Q9 :h ,,"'" g ~ II "b~' ~.J'--.-JL -~- J -~ JL-_,. .J\~ /' ~< "\"w ~~.9S9SF / !~ 18344S' ' =0 ~r-' r- 1 () ~,-"r-::J"" III v::::=:-::::;/ ~ 120555/ ~o4t ~?tJo d Ll 1 ,. 11830SF ..., -,-,..,. ~ 1'1.'" - - ~ ( ~~ 'Y"'; I I .'~ .~F 1)lI,M'l5 I I "" I ~ ,..,. c.,::J' "" ::0 I ' -~ ' ~ _~-"\" '''" ~~ !:i263 {. I' ~ J '" ~' IIL"po" "':::T' <1l II \ ~ ~ ( ~~, R """:::::::""NJ _<..J78...J <1l:h ::0<.6 ~--",,-. I r l,~l\i -- , I" 12051 SF ~ ~'{>.. ~,., 23087 SF '>" r; == -, I ,====-" () 0 o:::T' I I \" :~I---; ,~I I'......"" ~" Ir~'" 0 I"![ I 1 I ..., a"'" I I u'052 5 I lir 'II "" I" ~ ~ "I ,~~ I 16,250 SF . '!! 11830 SF <b ~ Q () I 94,319 SF r1lbll30 Sfll 11818SFIl \\\",j2.02~S~ ,// ~~ 11280 SF ') ( ~~~ I CJ) 0 x I I rc I (J) s: '-j II I l!j115 II I 1"12,090 SF \~~ --y'~ ,'''~ f~! l.M_ L JJ<L_ <1l <: -" rt I ) I ~II I'" II '" II "'- c::-~ ~,tll \ / " 26,j' SF ;;,t~",l r. C-=F ~ I ':EJil ~, O'S: :-,.11 'L ~L'::: ---, ,~II299S' wi, -.. 'Y'~~~=-~ l' .", . a: I I I;~.=' ,.:.-:..... ..,.-:::;\ :;:::::--- Il tll ,f /)l '\ 15293 SF "', ~ I I7:t:SF' ~ ~ ~ 12472 SF , \-,\ {>."" II oLl1\-Ofe ,( rl'""~l~>-- I" ~ 1~"32OS' ~i\./"" ~'ft, ~'\;i;::, '" I, 'b J I I C:l ~\\-, C) r- I! ~ :: ~ :' ~ \~ tlil :\~II"3SF\ /5 \ ~% ~~, ~,' L IQ 2'0. ~ L..PO.. \ \\,\'\ S' ..3 "oj' I 12502"i ,fj II 312 SF :~II298SF \ II.301~ ~/ ~\ ,~1"/ 18336! ~~uffOlQ,:";9.n1 I f=::::'l \,\ ....... "Pi L_~ .JL,""~_JL_= JL -- ~~ ..-..:~ 15,3255' \ ~ I~ ~~li~_ g lJI f I ~~ \ \. ' .L u~~ I ____ - -"'(//'~~'#>.....r! ~\ I~ -=?l ~.;:- I r ===t'f ~ 7=- ...!JI ~ C;>61\"";~,\ t-~ - -"/81- ~ ~-\~,-.., ~rl2,'185.' \" / ""...r 1--- '3 :_i~ Lrr Q88305' 1 r ~ - ~ ~ If 2 ~ /72 -~~~-"" I 1244BS( Il"f,~~ ~'(J-I I~ I 0 ~ I :.J<>f3' 0 I 12327 SF -~.: '"." " H I --:JlNI~ /' ,iT liT"'-" lr~"" '122125' II.. I~ ""/ ,,"// \"t rll~ 18,075, It "" ~~ 2..!Q.,j:2.J L ~ ;;:'./ oCP' 1r-I_.tJ 25397 SF 81MI rfQ~I~1 !-------,ll \\ \\l' ~~,/ 10607 sri ~ l 81. ..J ---= ~ ~ lJ.e t\) ~~/ "'...~~ ~ -=3'"", -~_ I~ /0 B,581SF 1'1 I I 1"788 SF III 'I~ :~ "'___1\~.z0'1ti "" ~ J I~X;]' """~ Q3-V,l ,rp~:::_J 00 j~n \\ 1 ;1 r~.J I ~ 1/16986>'1 I '1Ilt""75' '\\ ~X~-..::.r 0/ Ii r. y I 11Jr-~~ ~0 I I I """i ' /..-:;rOJ~~ \\ I~ - -- --J~- ~--- ~ I I Ill' \~\.~:::.::~:::\,~ \'IIR~ 1 ~ 14,OOISF '~I ....~~7042Sf fJ I \ {;fY ll'~ II I L19,890SF J it- 1::: ::2 I WIlL ~~1:J;::-::::.:-I\1 1I'il'SF\I,!I,),"74" ~ I - ~j &1~ '~~~~ '7~ L 13,831SF I. \ \\' ~ -~ i fI ""OSF~lll I I '" ~~~:J--- II::: \1'<;, 1f'1 .J It 1llfJ~ ~f'''~ "';."'~'A r- _ I ~ I. \ \~\ ,r ~I-~ (I ;-::l!!-=-. ~:II~~~:-;\~l~\<;l\\\:.;,i\l 1~~'~75OSf~~~JL-~ ~ 12567,\ ~I~J "~" 171O~'/,,;jI' j:-~:;:~:::': \ ~\\ I\r 1676IS' ~ J --ill~\~\I:;: \''<;, ~1~r~9'75OSFI 'j\\..~~ ____-=- I I _1'.1.. JJ[::: ~~~~ '/,1 1 17,6I9SF n ~ 0 \ \' '~__1!l'-__.J I 3000SF ./~).<' IW~~ \,'<;, ~1~f,~750SF 1 j\.. - ---- ------- ]l"1, ~ 16688SF " J lI/~ /111.. ~ -" \ i I~ /.x / A",1",'54 SF \ Ir;; ~~1f'9750 SF 1 j \.. :::----:::: -- -..., \ I ~ ", / /1 I ~" ,..,. 'r :]" I~%/ ~'1;;; 11';8555 I j\..- ... ~~2 I ~ 8905 ~{Q ;; ~'W ~~d~ ~I V-' '" :::T'[ \ I I I", 17392Sf 11\ \ %~\1O~5".~~~ ..-I I.. J\.. _,;---------:;...-::,,\\I..:~;--I\ l142q5fl'\ I ~ ~~~ ~ '/~'~,""II ,'" .$Jl~o I I J I ,," ~~" ~~) ~~ ~\\ 1 1\\9.7505'\'1, ~ I x , ~"J." ~ 0 U) '> \, ,~::::-)--. ~ ~,,~1> )l..~ - 4'\\ 1 I 9750 SF II~ I~' 1 1 ~,'835 '" /// r>;,'" 25673SF I ::0 f1'] I -- I~' "" '<"~' y ~r I 9750 Sf 1\;; I n>^J f\ \ " ' / ,-,,-" I ::J ~" . \ II i 158"SF.> Pjv / ~~--...,\ 19943SFI~ 1\\ ;,1"" '.1_ -I "l\~-~- -- \ ~/-", '/" '~~ 'I 0 'Sl ";: " ...-\ \ \ ,'" - / ~ - I 9750 SF \ \~ \ .J ~ ~ ~ I 70 SJf <;l y"" / " ~ . ~, ~ Iii gJ {>. ,..1(,-.) \: I ~~~:::::01~' '....... ,~~~,I"26SF~\~ '" \1 -,/)1 ';"'-~;:"'I~ '" \\~^I-': \ _ ~~ (/ ""~ 27:00SF <-~~~:uv~ ~ .r.... .~ I ~ 17,047 SF ~~ ~~ ~1,::::0~2=""'-J t1\\ Q \\ \\11,8425 \ \~~,......~~~ A :> ~ ~ N --://). I b--~------ </A'W"80li!~/o/--"":::'r.:::.-....;~ea"\\r~~II:::: 11% II 10275 SF I o)-j~\,,\,~::::----~-"~ ~C) _ '1 " - / '^ r7 '/" - I~~ r;:'---'\I ~ II II 10,166 SF I jl..-" ~'\~(': "=~ _ :IE .\// ^ ;A" I x l.... 17.288 SF /,,/ '''~O,278 ';,dl/i:; :;: :: <;l II~~ 11101665' \ jl-Jll- ~.-:: -\;:-, - -- _ _ ;l ..............2, IJj ......;. <:iJJj,o \\ 10171 SF \ J.,- -- ----~~ ..J.3302 SF I . I 1"-1l1lI I "- - J '/;' ~I'~ -..It ~ JL jl~____:::----::::-'-- _-,l'> ~ \ 1\ Y:::?/ - - ',' 0 1\ V I 11:0'l1li '''''167795' }- ~"05SF)~ ~ - - -.,,- ~~- ~~s~--, ~ \,~" cy'"'-:. I 27,245SF '; :>l \.J-------, Il:>, I ;'" '>. - ~ 4.\' " (,:073SF >. '~~~.733SFl!l I 76;.rw f/;1 I) ~ II______.J I ~ L 178 (/1( 1,-, -------. 4,,\~1 %% '" '\~ I I ~A ~ r I ~ r-~ J \...~~/~,05lSF~/'f-.........'1r-7 _ Q.\~\ I 975OSFI~I0858SF~\ ft" , II ,~;>, U I v.~ '" 'I r- -, I I I J' .,;, 1 ~O,05lS17 kl1/~rr 70-lr,.,lIf I 9750SF~~ \\\\ '" 0~", ,," , './ 1I,158SF~ % ~,......--:='~" : /',1-+-/ I I~" :"':::38SF J I ",,~~A ~ /')005l5'7'woo5lSFII::-:'I,.'\~ ~'t"')' ~~~"",,,,---)~,v ~'v"~%~*'V tll~~ L I I'~ >=-.=-- >rfj" '" f1 I~ r" I I. II ~ '.1 ":'aD % IJ'" \ 13012S',~ ~I- ....L. -J I ",-1' ~ 10,66,'.;' I~ '~/I _ :1 - l'l~j " 'x / '-"< 10711 SF I~'t,\ E I ~'- ----1 ~~ 1~'293S 5Qj J L "'.-c;! _ ~.:Ir=i/~J ~ ___ 6 ~ '/ ') /' ~ L___ J II I I ,.... ~ L - _.J I ~ 9,75' SF I ~ I C l_ _ ___ -,__,--------r "/; ~'~'" , ~'/;P903 5';>' , v ~ ~~,ff ~ I, ~~~ gl ~ :'~i2.~~'-1] 1::::~I~rl~==~_~- ---:-~,,;:=. ~ ~83:~'~9192" "::; / 1'\< /.,~ 3 ?'{r'~' ~~\:149:~'- I : I L..L --.1 ~I ~;" ~ r --- /~::..-()fJTLOTB rfJ""~\~). / < ~\':"'?~O'45'SF "~~\ 11987SF~~\ tll...-'J I -I ~ 't-J..i75Isr.:.:; .,. ,:-"Cf!33SF:-\ w/ ~ ^ ~11797Sf/.~ _ /'~" >. f\,)\:,\""""'-:<L ~I ----I ~ i-: -J - r -- -. ~r '\ :\ I / ~ ~ 0'lI i"~ ~ 'l '''~_'J>~'-" L'____J ('):E, -"1i\lI~~;'l:_' _U=__L, .CL _.../>-~_..JL.,-~ Y---I~~SF~~~ ^( "~,~ \ /? 12959s(', \ \.:'S?~~/II II -I~ i4-a4-=1'L ~r;:.....:... r;: r;::~\19.lllsSFI ~ '" '~"~\:;: ~ '0"':;04 "~ ~ I: I ..- -I r>- -Oll ~:J~ I "" II ~ I I '" 119~SFI1980!l->s,11 ~ I I" \ __ / ^'~ ~ ~ II,"'" ~" _I_"~ ~(~3201SF'" \ ' ~ 0 ' _I.J ,,: ( 11B03 SFII~ I '"" II - II III" - 10..,c, ,~~ (;l > :;] :;]IL- -, '" \ r-\- -" '" ~ '~I'l'oS4SF ~l II I ~ Ill!: II 11"i7~~1 ~h 1: "~'~272SF\,~ /:iI~11 II I '42..,..~ II .J--3- ~I ~ ~'~'~(J I~ \' I 19750SF 97;"SF "-;!='~jl-~/~ "'"9,'.':os,~l i\l;.> \\;.~ l'fj<C ii1if ~ I' 1::~:-~ Ll-- \..- <1l 1 I ~ r -r/" I~",.( L~~J L~~J L~~J L__JL ~ - -:/'L",1: ~~ 'b ~~O/ /~~, ~ 11f: 11975OS'I:I:<0173i'" \ I j II -----.., ~ I 1/ ~ I ~~/./"~9750SF\:\ ::: ~~0772SF\I0669SFI I \ 1I059S~ I rl------~ ~ I 1<:'30941~, I l--- L;;- :v-\ ~~___o~,> ~ ~~ ~~, ~ ~'( J\..-.oo-JL.JlLJIL_.il_-' L __O!J I r--....,.... ~ ~ L w-f --' 10 ::..-n-., ~ <0887 SF ~\ <:> ~~O,205 5 ~ "- ~ 'E:J I I /-- ':"I~ I I r T t -Ii-='- I fL" l l ~""ll, LO 11r8\~ r - l.. I I~ I ~ / ~~, ~O,2055' ~'v;; , ~ 9878 SF", I -!- )-( 1_13)34SF__.--t,..(,j I j 'i~ I I \ 10247 SF\\cs,I0247 5 ,I ~ :\:-.~ i\~/~~ <::) 'I L.... --'J.c I '#'/,7./ - + ":":"5.'.. ~,750SFI ~.750SFllil;750SF!l:9'908SF:I:'IO'247SFi\~ II ?#~~,~"^ 5 /~ lr '30 --, L o!J I -J....-Jt~ L r. ~ 11j[j-., I ~ 110 !/!Iw !I!j[j " II ~ '" ~02055~~)fv / ~~ 125 U0602SF I ~ '~75OSF 0----, <1ll:l , ~ I C rI3"i I ~II-", "'II~I!IO", II "" I~ ...._'C"~'./ ",'" ~ 5~/ ...,(, 11873SF I I "'~ / ------J HQ~ I 1,,\13173,5 t~lt::~_::II~ -- ~c.:-!'~ tll "~IO,272S ~ wJ / ~ ~\ ~\ ~..J L ~o!J / -I I ~\:::rlJL -l I _'b!._ f-J'L. :;"\ ~ 0272 5 271 S :\ ~ ./ -40~ 9,751 SF ~ :\ ~ /' I . ,- T I !a '" I:Fl~1 ~t'] :;]9~\\ '" \\-~ 3~)~h '\ \-__c__~\ ~ ~:-;/ /~, -"7SF I Ir;,,~,~;::-r: / ~tt~- ."...~~ I ~ U"3~' L ~ ~ I'fj l:l I~ ~ ,: fj ~ :~ ~ ::;;~ I..'" ~I~ -~j ,.,/ ~ ~...,( \ Y,2OS'\~ / / ~ ,\'f$~ b, ~.~; 'I , I N J7 f ,..., II II 11~0280SFI~, / .///"-":~9750SF\"" ~~ ~,,,,, I, f, L J I~~....J ~~ l!:918 S.F I 10205 SF 10,205 SF I 10205 SF I 10221 SF \ IO.287SF\~.J\- ~ '~:\~ \ ''(:'* ..... \~I0784S.F\ ..-~J --.~- 1} --!1l.. _ I I I II L ~ J L za. L..1lL.J L J&....J L 82 J L ~ L- <";sf "9192 SF ~\ C:l : > ~"' ....~, )^' -r-t--. / !_14961 SF ~ ~ /\'\ ,:\ '\ ~~fJ,9750S :'\ ___ ~-.j ~ \J 1 . I I"" J m-...... ,... 4!> ,,,,0945'~" '" ~ ~,~ ~, ~"- Gl Q ~ Q · I ~--~ '*--il-I/, :;.2'- -;- c"'" I' I' ~~ \~9,8035 ~ ,..... ~- ~ l,--l Ic., ~ '1 ~..., 1 I ~---\~ ' , .."" ,- 10064 SF I' "" ~.A'l..--~\y ~ ".~\ "," ;;"l\\ "' J -:'--1.::. 0' 2: I r- >l\ ~l\\~-' \' -~. ..,r 77 II 73 l'" v I 80,..,. I' -/ "~"8155;\ ).....5 / (: 4i:0165SFljll~'794S_~: ~r::'1 ::; (tl I :~<c6825SF -' \\I_"776S'~ ~ "i46Sf1't[.---'---;li~ III '~'ll.l7i ~\I....~ / ~"'~ ~, )''v~/ '" 833SFII~ III l!:, ~ ~ I ~ I ?Sf' ~~ ---. \'~I~ %'~ I 906SFII III< , ":. I\- d' ISF ~S69,7525 ).... /A 1: ~, II III ~ II j;,._<1l S'~ I 1..-_--:::"'>0 ~\ ,\\ ","~"",~~: II 10098SF11,[10091 SFII "'.~'~, ,~,l ,>,'v / "'750SF\:\b~I<::JI~ f)--~ <1l s: I I r--pll ~I0578"%> .<'\''-<'''~7505~-''!,,,,~~1 '" 1~1~~~~~1~905;\~ 3~)1/ ",1: \'16 ~ ~ ii5r ?, 0 k:;~ 't.' \ % ';;- S I ~ 6!.>l YlI>-:"'::':" ...- :;\ 0 ~- "'.~ I '" \ I ',)'/ <' ~ ,~, ~Jr (!) ..... -... ""'1 " ~I - ~ 'fI.~ - '" ,,~ ~~9807 SF 'v ~,~ 9750 SF )l ~~ U)ii 12!7675'~(\~"32~' ,'\""'-V(752SFZ@~ II", II", II \'''' ~1C?JIj"'J'/ / ~ ~Mi750SF",,:;:y;';.y //L/~/ OIl <1l i" L_-'.\J ....:..~ .>- '" ~Z, "M'" 11-.... Illb"'\~ 0\1\ 0"\ ~ I ~ .". .......- '" 853 SF~ !€> or/ CX)--.1 () () I L~' J\~_",_- """'.........-....:::: ,,/~~7535.'1119.769SFII~775SFIIi~,\ 97815FjI IPj\..- _______~ ~/ ~,_ \, C:l ~~_ ...s;,., ~<1l-J / / ~ '-....:: '( ---"""";1 I I Jl.- J ___ _______ r '" 0063 SF " If> ," ,/,;;;;r-- ----,_ ~ -i-:-=-==--=-=--O:...:::r- "It\~ - ~ "~"' ~-Sl_J l ~ I Jl J ~ ____06.... ~~ '~ \, '" .J ;:7 ,) '" ::J"'" A' ~ ~ ______ ........: 0151 SF' ;:;; (\ 0 ~ \Q __--'\>--- \ ,~ '<'-, ~ -,--,.D-Fl "'~'" "" ') c,/?/ 0'0 I\@ ---,-=~"'I ~ \ ~-,r ?'T- 'i'~1 Q7$83SF r- ~ '1'V~ \ 10195S,Il~ " ;:j:-/ ,/' @V. iD' v, ~ ~ ZEM I M~ at CK:~:l ~ 7 -- J>.-- -w-- 0260S I 1- \l r .,;:;..!3;::9 pO~ @,<l8I540->#01"a <1l I I \ \1 ~'.'0. ~7~46 ~ 13008~' I 7hl-2 I' z, Yr5!:i [122':', Sf -1: ~0286 SF it>. \~ y)\~ ~p \* ~ ~ oLlI\.. ~:;:j ~ I I '~ '. -:"l. I~' II~II l\l~l... IZr..I790SFIiI4,09'}" I I \0l>#)5~ 1",91BS'J'e \~~ o,)lk;-~)~/.? .ili \'@ /~';/' ~ \, <l I....... " I 11;.'5}'..'h \I~:'\'\J ~,:l"t.f6 0 (< ~ liiiP-~ 1176!1lro '" k'O~~~ -~vO 4 /, ~/ I I ,~ "I I :AcO~ '" I -, (~ l III II )\'!r' ~;;"'~~ij ~/ ~_ L--___}~~l:-~-'L~~::J _,,,,,-"~h'" '?f ",,\11er i--"~III/'" 1\\\",13\~.s' ""4'~~;:;;: ...d~ I ~~ " '~tURNEfi;/t~ ~TR~TEE\ ~~ '1 '~! . -Z7 Z1, X~~1.90 nCH':TENSE6Z' BRENT ~ \ \'"":- \\ \\ \\ \ '~'\ '\ r- "'''''0;0", ",'N89"12'42"W &AHlBAU.4,D f~ \' ...,--- ~ ~ ~~g2~~n 0 \ '" ,~ 0 " ~ \ II ' --- " J ,-.". r " r "~c..O(j\ ~ 1\\. g~~~z~ )t ~.g3'~.~ :is? ~ \ /j. 0 0 ~ z ~ ~ ffl ~ ~ () AJ N :;(J Vl"Tl Vl : ~." ~ (I) 0- 9: ~ -. 0 ~ \ -0 0 ~ I '1'\ ~~",~'";ii ~~~'i\g" '~--'~ii.!..j H~~Y'. i ~~.~ (r].P-I~ I ~~ : \ 0' "<; I ~ ~(Jlg;o55 ~t;~~~ ,.,'" " '" ~lr[ ~S'9.~g I lil[ ~ I~ ~~~cob ~ -'" Z I'IZ "'Ill ;;0'-+ p.~~~: I ~c \ \" ~ II~ Pi ~~p ~a~~ ~[~~~ ~ ~~~ ~:[ffl~ L II ~~ LThe South line\o t e\SE 1/4 ~ lit: ~ ~^~ .0 ~[;l" ' ~ t ~,.~ ~j:~~ i T1 ~ 25 T ..., LA, 26 I Bl i. ~~~~~ t::J 2o.~ ~[:. ;lC(i'lIlgl._ I V' ~ of Sec. , W!\ 1\ 'V g. . ~ II * S ~~E;~"8 ~ 1f; g!:~~ 11 ~ \ '=Ill] \ ~ 1I11. ~~~~ .g~ ~~;h: i= : ~~~ g ~~sm'l :E ~ -l ~ G:\Land Projects\8207-11\dwg\PRELIMINARY\S207-11PPLAT.dwg, 1013112006 2;29:24 PM, Karl. Anderson I j ......,~ --_/ ' g z N o o ~ ... '" o o \~: ~ . (0\ LIBERTY HEIGHTS EST A TES ELK RIVER, MN FOR MERIDIAN REAL EST A TE GROUP LLC 06/26/06 ~1fi 253/8 1 KGA/MDN RMB 11 PPLALDWG NONE 8207.11 03 DATE 10 30 06 REVISED LAYOUT I hereby certify that this plan, or report was prepared by me or under my direct supervision and that I om a duly licensed Land Surveyor under State of Minnesota Statutes Sections. 326.02 326.15. Signature: u.. '?17 ~ Rick M. Blom, LS Oat.: 06/26/2006 Lie. Na.21729 DATE: BK/PG: DRAWN BY: HECKED BY: DWG: 8207 EXT: ILE NO.: John Oliver & Associates, Inc. Civil Engineering, Lund Surveying. Land P(Qnmng 680 Dodge Avenue Elk River. Minnesota. 65330 763 441 2072 FAX 763 44/-5665 PRELIMINARY PLAT Offices in: Elk River. Burnsvilte. Brooklyn Center &- St. Cloud" Minnesota. o ;! -" <1l S:U) <1l 0 ~l~~ - Q (J) "",..,. () o :3 <1l ..., ~~ "'---I(]> ~ f1'] c.,'S ,c., 9 ::0 :>. ::J ,,~ 1,Q 2.g [j ~" t'0 .. 0) f . r o ~[ U)f1'] <1l Q ~ (J) ,..,. t'0 5--1l S' <1l o ... 3" ,,~ Q"< .." 3~ " ; o ;! -"<1l U)U) <1l 0 ~ c: t'0S: ,v, ~ (J) "'---I"'" ~ g :3 (]> ..., c., ,c., ::00 ::J -" 'Sl i ,..,. :::T' t'0(]> 5Jl fq ~ {>. l ~ f ~~ " ~"'<#t) ~-o,./, .~ DESCRIPTION