6.3. SR 03-11-2002River
13065 Orono Parkway
Elk River, MN 55330
TO:
FROM:
DATE:
SUBJECT:
Item 6.3.
MEMORANDUM
Mayor and City Council
Michele McPherso~rector of Planning
March I I, 2002
Case No. P 01-13
Request by Dynamic's Design and Land Company for Final Plat
Approval - Park Pointe
Request
The applicant, Dynamic's Design and Land Company, requests that the City Council
consider their requests for final plat approval of Park Point
Attachments
· Location map
· Memo from the City Engineer dated March 6, 2002
· Applicant's Letter dated February 25, 2002
· Resolution No. 02-
· Preliminary plat
· Final plat
Location
NW corner of 175th Ave & Filmore Street
Zoning/Land Use
Rle (Single Family Residential) / MR (Medium Density Residential)
Overview
Existing Conditions
The subject property is 79 acres and has rolling wooded topography covering most of the
site with the exception of the southeast corner. The entire western edge includes a portion
of Kliever's Marsh and a 50-foot wide utility easement traverses the property from east to
Phone: 763.441.7420
Fax: 763.441.7425
www. ci.elk-river, mn.us
Memo to Mayor and City Council/POI-13
March 1 i, 2002
Page 2
west along the north property line. The property includes 2,620 feet of frontage on 175th
avenue and 1,312 feet on frontage on Filmore Street.
The 40 acre parcel to the north recently received preliminary plat approval to be platted as
Eagles Marsh, a 39 lot single family development serviced by municipal sewer and water.
There are also two 20 acre parcels north of the project. One is undeveloped and the other is
a single family residence. The single family residences on the east side of Filmore Street are
zoned Rla (Single Family Residential 2 ~ minimum lot size) and are not within the Urban
Service District. The property on the south side of 175th Avenue is owned by Cargill, zoned
AR (Agricultural Research) and is also not within the Urban Service District.
Kliever's Marsh is considered a Natural Environment Lake by the Department of Natural
Resources; therefore, the Shoreland Ordinance will provide additional lot restrictions above
those required by the underlying zoning of Rle (Single Family Residential 12,000 square foot
minimum lot size).
The City Council approved an amendment to the Comprehensive Plan to include the
property in the Urban Service District prior to 2007 on December 17, 2001. The City
Council approved the preliminary plat for Park Point on January 22, 2002.
Analysis
Final Plat
Overview
The plat is comprised of 95 lots and 8 outlots on 64.13 developable acres. The outlots
include cul de sac islands and median islands at the entrances to the plat and shoreline along
Kliever's Marsh. There is also a 5.6 acre parcel (Outlot E) that will likely be replatted in the
future as a residential lot and a 1.15-acre parcel (Outlot G) for a neighborhood park. The
plat is comprised of 4 cul-de-sac streets and 3 through streets. There is an existing single
family residence on the property that will remain on one of the newly platted lots.
Analysis
Lots
As stated earlier, Kliever's Marsh is classified as a Natural Environment Lake. Therefore,
the Department of Natural Resources and the City of Elk River's Shoreland Ordinance
provides additional restrictions for plats adjacent to shoreland areas. The underlying zoning
district of Rle, Single Family, allows a minimum lot area of 12,000 square feet, with a
minimum lot width of 80 feet. The Shoreland Ordinance requires lots adjacent to Natural
Environment Lakes to be 40,000 square feet in area if they are riparian lots (lots adjacent to
the water), or 20,000 square feet in area for non-riparian lots (lots not directly adjacent to the
water). The minimum lot width for these lots must be 125 feet at the front setback. These
standards apply to all lots within 1,000 feet of a Natural Environment Lake's ordinary high
S:\PLANNING\Case FileskP 01-13 ParkPointe\P01-13 Final 3 11 02.doc
Memo to Mayor and City Council/P01-13
March 11, 2002
Page 3
water level. The lots in this plat comply with Shoreline Ordinance and the underlying Rle
zoning district.
The proposed lots are consistent with the preliminary plat approved on January 22na.
Access
The plat will include 3 through streets. Ivanhoe Street, the only access to and from 175~h
Ave on the south side of the property and 176th Lane, which runs parallel to the north edge
of the property, connects with Filmore Street to the east. 175th Lane and Grant Street are
internal streets that connect Ivanhoe Street with 176~h Lane. 176~ Court will connect to the
Eagles Marsh development located north of the property.
The proposed street layout is consistent with the preliminary plat approved on January 22na.
Grading, Drainage and Utilities
The City Engineer will address grading, drainage and utility in his memo. The City Engineer
also notes the following:
· The City Council should authorize the inclusion of sanitary sewer and water in the
175th Avenue improvement project.
The developer's costs relating to sewer and water assessments and need for the
installation of water in 175~h Avenue.
Landscaping
The developer has submitted a landscape plan, which complies with the ordinance
requirement for one street tree and one yard tree per lot with two of each on corner lots.
Park and Recreation
A total of 5.51-acres will be accepted as park dedication, which is to include Outlot A and a
1.15-acre parcel (Outlot G) for a neighborhood park with space for a playground structure.
Recommendation
If the City Council authorizes sewer and water be included in the 175~ Avenue improvement
project, staff recommends that the City Council approve Resolution No. 02- granting
final plat approval for Park Point with the following conditions:
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
2. SIDEWALKS SHALL BE CONSTRUCTED ALONG EACH OF THE
STREETS.
S:\PLANN1NG\Case Files\P 01-13 ParkPointe\P01-13 Final 3 11 02.doc
Memo to Mayor and City Council/P01-13
March 1 I, 2002
Page 4
3. STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK
RIVER MUNICIPAL UTILITIES.
4. A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
A LETTER OF CREDIT IN THE AMOUNT OF 100% OF THE COST OF
THE IMPROVEMENTS SHALL BE SUBMITTED PRIOR TO
RELEASING THE PLAT FOR RECORDING.
6. THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT
OUTLINING THE TERMS AND CONDITIONS OF APPROVAL.
7. THE APPLICANT SHALL PAY $300 PER UNIT TO ELK RIVER
MUNICIPAL UTILITIES FOR WATER AVAILABILITY CHARGES.
THE DEVELOPER WILL BE RESPONSIBLE FOR PROVIDING THE
FINAL GRADE FOR THE PARK AND ESTABLISHING VEGETATIVE
COVER.
9. THE DEVELOPER SHALL BE RESPONSIBLE FOR MARKING PARK
BOUNDARIES WITH THE CITY'S PARK BOUNDARY SIGNS.
10. THE PARK SURVEY INFORMATION SHALL BE PROVIDED IN THE
REQUIRED ELECTRONIC FORMAT.
11.
UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING
THEM ACCEPTED BY THE CITY, A WARRANTY BOND IN THE
AMOUNT OF 25% OF THE IMPROVEMENT COSTS SHALL BE
SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR.
12.
SURFACE WATER MANAGEMENT FEE IN THE AMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID
PRIOR TO RELEASING THE PLAT FOR RECORDING.
13.
A GRADING AND EROSION CONTROL PLAN BE APPROVED BY
THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
14. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
15. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS.
16. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO
RELEASING THE PLAT FOR RECORDING.
S :\PLANNING\Case Files\P 01-13 ParkPointe\P0 I- 13 Final 3 11 02 .doc
Memo to Mayor and City Council/P01-13
March 11, 2002
Page 5
17. ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING
THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW
FENCE AT THE DRIP LINE TO PREVENT GRADING,
COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR
MATERIALS. STAFF SHALL INSPECT FENCING PRIOR TO
GRADING COMMENCING.
18. A TRAIL CONNECTION BE PROVIDED FROM 176TM CT. TO OUTLOT
A.
19. PARK DEDICATION SHALL BE MET BY DEEDING OUTLOTS A & G
TO THE CITY FOR PARK PURPOSES.
20. THE DEVELOPER SHALL PAY FOR THE COSTS OF INSTALLING
SEWER AND WATER ALONG 175TM AVENUE.
S:\PLANNING\Case Files\P 01-13 ParkPointekP01-13 Final 3 11 02.doc
Howard R, Green Company
March 7, 2002
File: 815360J-0240
Honorable Mayor and City Council
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: PARK POINTE ADDITION
Dear Council Members:
City staff and Bryan Adams from the Elk River Municipal Utilities have had an opportunity to
review the attached memo from Cascade 1 Land Company regarding the extension of utilities
along 175th Avenue and trunk assessments to the Park Pointe Development. We have also
had several discussions with the Developer as their memo was being prepared. Based on
these reviews, we would offer the following comments relative to the three items listed in the
Developer's memo:
We agree that the Developer should pay for the lateral sanitary sewer proposed to be
extended down 175th Avenue from Tyler Street to Park Pointe Addition. This is a lateral
line, eight inches in diameter, and without it Park Pointe will not be able to develop
because of no sanitary sewer service. With regard to the Developer's not paying for
water service, we would offer the following comments:
· The water line is clearly a trunk facility, being 12 or 16 inches in diameter from
the trunk line on Tyler Street to the Park Pointe Addition. The trunk line will
continue through the Park Pointe Addition northerly to the new water tower site
located just north of Park Pointe in the preliminary plat of Eagles Marsh.
· Given that there is a water tower and trunk watermain facility located just north of
Park Pointe Addition, clearly Park Pointe can develop without the watermain
being constructed under 175th Avenue. Without the loop from Tyler Street down
175th Avenue to Park Pointe, their water service will not have any redundancy.
In other words, it will essentially be a long dead-end running through the Park
Pointe development until such time that a loop is completed by extending water
down 175th Avenue to Tyler Street or looping northerly back to Kliever Lake
Fields Addition.
· Allowing a development such as Park Pointe for a period of time to be served by
a long dead-end watermain extended from the water tower raises some potential
problems. First of all, should there be a watermain break, the development will
be without water for a period of time. Typically, in a watermain break situation,
an emergency repair can be completed within 24 hours. The likelihood of a
watermain break occurring on newly constructed watermain is relatively Iow.
There are also potential problems with the quality of water, especially as new
Ltr 3-6-02 Council
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Honorable Mayor and City Council
March 7, 2002
Page 2
users come on line in the beginning. When the volume of water being used is
Iow and the line is a dead-end with little or no circulation, the Water Utility tends
to get water quality complaints. These can be remedied if they occur by simply
flushing the watermain through one of the hydrants in the development. The final
concern would be fire-fighting capabilities should a watermain break occur or on
the extreme dead-end portion of the watermain system. This should pose a
relatively small problem since the fire department can easily fight a residential fire
in an area that has no water service.
Staff's conclusion in our discussion relative to the Developer's desire not to fund any
water improvements on 175th Avenue is that there are three options. They are as
follows:
Proceed with the water improvements under 175th Avenue from Tyler to Park
Pointe Addition, requiring the Developer to pay for these improvements. The
Developer would pay for the lateral equivalent with trunk oversizing funded by the
City.
Eliminate the detached trail on the north side of the 175th Avenue improvement,
not install the watermain at this time, and wait until there is demand for water
service from the properties abutting 175th Avenue on either the north or the
south. The watermain could be easily installed in the future in the corridor left
vacant by the elimination of the detached trail without damaging the newly
constructed road surface. The difficulty would be in extending water services
under 175th Avenue to service the south side of the road. These would have to
be directionally bored under the road at a slightly higher cost than if they were
constructed with the road project.
The watermain could be installed as discussed with the road improvement, but
not have the Developer of Park Pointe Addition pay for the improvements. We
would recommend that if this option is chosen, the Elk River Municipal Utilities be
asked to fund the improvement until such time as the abutting properties can be
assessed for water service, and they would be reimbursed for their expenditure.
This is similar to the trunk watermain construction planned in 2002 from Kliever
Lake Fields to the new water tower site in Eagles Marsh.
In discussing the need for the water line under 175th Avenue with Bryan Adams, relative
to the benefit of the overall water system, he indicated that he is concerned about future
developments such as Elk River Station and the ability to provide large quantities of
water for peak domestic demand and fire fighting needs. Without the loop from Park
Pointe to Tyler Street, essentially large quantities of water contained in the new water
tower will have to flow northerly to CSAH 12, then along through Trott Brook Farms to
Tyler Street and south along Tyler Street to the area of Elk River Crossing, rather than
coming out of the water tower to Park Pointe down 175th Avenue, which is a much
shorter route to the area of the Elk River Station development. If the City Council
chooses option "b" described above, then the watermain becomes an Elk River
Municipal Utilities issue if they desire it to be included in the 175th Avenue
improvements.
Ltr 3-6-02 Council
Howard R, Green Oompany
QQNSULTING ENGINEERS
Honorable Mayor and City Council
March 7, 2002
Page 3
This item in the Developer's memo states that they agree to pay for 55 acres of trunk
sewer and water assessment at the current 2002 rate of $6,556 per acre. This is a point
on which the Developers and City staff have agreed to disagree. The 55 acres
referenced in the Developer's memo covers the 95 newly created residential lots in the
development. It does not include, according to our understanding, Lot 7 of Block 7
which is the relatively large lot which contains the existing Mitchell homestead, nor does
it include Outlot E which is proposed to be retained by the Mitchells. When the Mitchell
property requested inclusion into the Urban Service Area prior to 2007, it was the entire
80-acre_+ parcel that requested and was approved. Also, Lot 7, Block 7 and Outlot E are
part of the plat of Park Pointe. Therefore, it is staff's recommendation that the entire plat
area outside of Klievers Marsh be assessed for trunk sanitary sewer and water service
at the rate of $6,556 per acre. This is consistent with how the City has assessed 'other
developments in similar circumstances. For instance, when Kliever Lake Fields Addition
was brought into the Urban Service Area, even though their first final plat only consisted
of about a third of the preliminary plat, the entire preliminary plat area was assessed for
trunk utilities. The same happened in the case of Trott Brook Farms when they brought
in the first four final plats, the entire 300+ acre development was assessed for trunk
utilities.
Staff has discussed Several times with the Developer the concem about the 429
improvement and has indicated that if the City exceeds their maximum bonding level of
$10,000,000, additional interest would have to be charged to Park Pointe, not only on
the portion of the bond for Park Pointe improvements, but also on the entire $10,000,000
bond sold for other purposes. The Developer understands this and realizes that if the
City exceeds their $10,000,000 bonding level by doing a 429 improvement in Park
Pointe, which is anticipated to happen, the cost of interest on the money would make the
429 improvement unfeasible.
An item not mentioned in the Developer's memo but discussed with the Developer was
the issue of a potential street assessment against Park Pointe Addition for improvements
on 175th Avenue. City staff has made it clear to the Developer that the City Council has
authorized a feasibility study for the improvements on 175th Avenue. At this state, the
feasibility has not been brought forward to the City Council and likely will not be brought
forward until land acquisition issues are further along toward resolution.
If you have any questions regarding these issues, I will be in attendance at your March 11,
2002, City Council meeting.
Sincerely,
Howard R. Green Company
Terry J. Maurer, P.E.
TJM:tw
Ltr 3-6-02 Council
Howard R, Green Company
CONSULTING ENGINEERS
555-3RD STREET ELK RIVER, MN 55330
Phone: 763-441-8591
Fax: 763-441-8604
DATE:
TO:
FROM:
February 25, 2002
Honorable Mayor Klinzing
Elk River City Council Members
Cascade I Land Co. Land Company
"Trunk Line Extension Cost for Park Pointe'
CC:
Lori JOhnson, Pat Klaers, Terry Mauer, Michelle McPherson
In an effort to move forward, Cascade I is asking, the City Council to consider the following
language as part of the Park Pointe Developer's Agreement with the City of Elk River. We have
met with staff on this request prior to the council meeting in order to clarify each item.
Developer will pay for the sanitary sewer pipe (not trunk line water) to be installed
along 175t~ Ave to serve Park Pointe and nearby properties. The 'developer' has been
informed that the sewer line will be bid with the street and water imProvements and
thi.q cost will be itemized out and assessed against the developer. This assessment
will be paid in addition to item # 2 below and will be paid offin the same manner as
#2.
Developer agrees to pay the area wide assessment for sewer and water for the 55
acres they will own and develop at the per acre rate of $6,556 for 2002. Developer
to pay this cost as each lot is sold per the.formula prescribed by the City of Elk River.
o
If the City is to exceed the 10 million dollar bonding limit, the developer understands
this will affect the interest rate &the entire bonding package and may not be feasible
for either party.
RESOLUTION NO. 02 -
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Park Point
Case No. P 01-13
WHEREAS, application has been made for final plat approval, pursuant to
Section 1008.08 (1)(c) of the Elk River City Code of Ordinances, of the property
legally described on attached Exhibit A and hereinafter referred to as "the
Property"; and
WHEREAS, the application for preliminary plat approval has been referred
to the Planning Commission which has given its advice and recommendation to
the City Council; and
WHEREAS, a preliminary plat of the Property was approved by the City
Council on January 22, 2002; and
WHEREAS, the proposed final plat is consistent with the preliminary plat
as approved by the City Council; and
WHEREAS, the proposed final plat complies with each of the conditions
set forth by the City Council in its approval of the preliminary plat of the Property;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF ELK RIVER, as follows:
It is hereby determined by the City Council for the City of Elk River as
follows:
The proposed subdivision is consistent with the Zoning Ordinance
and conforms with all of its requirements.
The proposed subdivision is consistent with all applicable general
and specialized city, county, and regional plans including, but not
limited to, the City's Comprehensive Development Plan.
The physical characteristics of the site, including , but not limited
to, topography, soils, vegetation, susceptibility to erosion and
siltation, susceptibility to flooding, and drainage are suitable for the
type and density of development and uses contemplated.
The proposed subdivision makes adequate provision for water
supply, storm drainage, sewage transportation, erosion control and
all other services, facilities and improvements otherwise required
herein.
The proposed subdivision will not cause substantial environmental
damage.
The proposed subdivision will not conflict with easements of record
or with easements established by judgment of a court.
The proposed subdivision will not have an undue or adverse impact
on the reasonable development of neighboring land.
Final plat approval is hereby granted for the Property, subject to the
conditions set forth in attached Exhibit B.
The officers of the City are hereby authorized, once the conditions set
forth in Exhibit B are met and complied with, to sign the final plat for the
Property and to issue a certified copy of this Resolution giving final
approval of the plat.
The owner of the Property is authorized to record the final plat as required
by law and shall file proof of said recording with the City. No building
permits will be issued for the Property until the final plat is recorded.
This final plat approval shall expire one year from the date of this
resolution if the final plat is not recorded within that time.
The foregoing
resolution was introduced by Council Member
and duly seconded by Council Member
The following voted in favor of the Resolution.
The following voted against the Resolution:
The following were absent:
S:\PLANNING\RESOLUTI\P01-13.DOC Page 2
WHEREUPON the resolution is adopted.
Passed and adopted this ~ day of
,2O02.
Stephanie Klinzing, Mayor
CERTIFICATE
STATE OF MINNESOTA
COUNTY OF SHERBURNE
CITY OF ELK RIVER
I, the undersigned, being the duly qualified and acting Clerk of the City of
Elk River, Minnesota, hereby certify that the above resolution is a true and
correct copy of the resolution as adopted by the City Council of the City of Elk
River on ,2002.
WITNESS my hand officially as such Clerk and the corporate seal of the
City this __ day of ,2002.
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
Sandra Peine, City Clerk
The foregoing instrument was acknowledged before me this __
, 2002, by Stephanie Klinzing, Mayor, City of Elk
Minnesota.
day of
River,
Notary Public
S:\PLANNING\RESOLUTI\P01-13.DOC Page 3
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this day of
,2002, by Sandra Peine, City Clerk, City of Elk River, Minnesota.
Notary Public
S:\PLANNING\RESOLUTI~01-13.DOC Page 4
EXHIBIT A
Legal Description:
The north half of the southwest quarter of Section 1, Township 32, Range 26,
Snerburne County, Minnesota
S:\PLANNING\RESOLUTI\P01-13.DOC Page 5
EXHIBIT B
Conditions:
o
o
10.
11.
12.
13.
ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
SIDEWALKS SHALL BE CONSTRUCTED ALONG EACH OF THE
STREETS.
STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK RIVER
MUNICIPAL UTILITIES.
A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE PLAT
FOR RECORDING.
A LETTER OF CREDIT IN THE AMOUNT OF 100% OF THE COST OF
THE IMPROVEMENTS SHALL BE SUBMITTED PRIOR TO RELEASING
THE PLAT FOR RECORDING.
THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT
OUTLINING THE TERMS AND CONDITIONS OF APPROVAL.
THE APPLICANT SHALL PAY $300 PER UNIT TO ELK RIVER MUNICIPAL
UTILITIES FOR WATER AVAILABILITY CHARGES.
THE DEVELOPER WILL BE RESPONSIBLE FOR PROVIDING THE FINAL
GRADE FOR THE PARK AND ESTABLISHING VEGETATIVE COVER.
THE DEVELOPER SHALL BE RESPONSIBLE FOR MARKING PARK
BOUNDARIES WITH THE CITY'S PARK BOUNDARY SIGNS.
THE PARK SURVEY INFORMATION SHALL BE PROVIDED IN THE
REQUIRED ELECTRONIC FORMAT.
UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING
THEM ACCEPTED BY THE CITY, A WARRANTY BOND IN THE
AMOUNT OF 25% OF THE IMPROVEMENT COSTS SHALL BE
SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR.
SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY
THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO
RELEASING THE PLAT FOR RECORDING.
A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE
CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
S:\PLANNING\RESOLUTI\P01-13.DOC Page 6
14.
15.
16.
17.
18.
19.
20.
A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGiNEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING
THE PLAT FOR RECORDING.
ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING
THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW
FENCE AT THE DRIP LINE TO PREVENT GRADING, COMPACTION, OR
STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF SHALL
INSPECT FENCING PRIOR TO GRADING COMMENCING.
A TRAIL CONNECTION BE PROVIDED FROM 176TM CT. TO OUTLOT A.
PARK DEDICATION SHALL BE MET BY DEEDING OUTLOTS A & G TO
THE CITY FOR PARK PURPOSES.
THE DEVELOPER SHALL PAY FOR THE COSTS OF INSTALLING SEWER
AND WATER ALONG 175TM AVENUE.
S:\PLANNING\RESOLUTI\P01-13. DOC Page 7
KLIEVER'S
~ARSH
.. j
176-TIl
0UTLOT A
ou'n.oT c ~
?
OUTLOT E
I' I
~-
I I
~C'~ION I, rOWl~'llm .~2. RANGE 26
I
I
200 300
i,i
>
PARK
POIN
KNOW ALL PERSONS BY THESE PRESENTS: That Cascade ] Land Co_ LLC, a Minnesota limited liability company, fee owner of the folio,ring described
property situated in the County of Sherburne, State of Minnesota, to wit:
The North Half of the Southwest Quarter of Section 1, Township 32, Range 26, Sherburne County, Mmnesota,
Has caused the se_me to be surveyed and platted as PARK POINTE and does hereby donate and dedicate to the public for public use forever the
streets, avenue, lanes and courts as sho~n on this plat. Also ded:cating to the public for public use forever the easements as shown on this
plat for drainage and utility purposes only.
In witness whereof said Cascade I Land Co,, LLC has caused these presents to be signed by its Managing Partner this __ day of 200__.
CASCADE I LAND CO., LLC
Marion Ghnes, Manager
State of ~nnesota, County of
The foregoing instrument was acknowledged before me this _____ day of
Land Co., LLC, a Minnesota limited liability company, on behalf of the company
My Comnnssion expires:
200__, by Marion Glines, Manager of Cascade I
__ Notary Pubhc
County, Minnesota
1 hereby certify that I have surveyed and platted the property dqscribed on this plat as PARK POINTE; that this plat is a correct representation
of the survey; that ali distances are correctly shown on the plat in feet and hundredths of a foot; that all monuments have been or will be
correctly placed in the ground as sho~n within one year after recording, or sooner, as specified by the approving local governmental unit; that
the outside boundary lines are correctly designated on the plat; ~md that there are no wet lands or public highways to be designated other than
as shown on the plat as defined in Minnesota Statutes 50502. Suud. 1
Rick M. Blom, Land Surveyor
Minnesota License No. 21729
State of Minnesota, County of
The foregoing Surveyor's Certificate was acknowledged before me :.his ......
Surveyor, Minnesota License No. 21729.
day of
200___, by Rick M. Blom, Land
Notary Public
County, Minnesota
My Commission expires:
Approved and uccepted by the City Council of the City of Elk River, Sherburne County, Minnesota at a meeting held on the ____ day of
200___.
By:_._ Mayor
Attested: Clerk
I hereby certify that proper evidence of title has been presented to and examined by me and I hereby approve this plat as to, form and execution
this .... day of 200 ....
Elk River City Attorney
Pursuant to Sherburne County 0rdin~mce Number 006, I hereby curtify that this plat has been checked and approved as to compliance with Chapter
505, Minnesota Statutes th~s __ day of 200__.
Sherburne County Surveyor
I hereby certify taxes payable in the year ____ on lands herein described are paid in [uti, and there are no delinquent taxes, and that
transfer was entered this __ day of 200__.
Sherburne County Auditor/Treasurer
____ day of
I hereby certify that this mstrmnent was filed in the Office of tLe County Recorder for record on this
200___, at ___ o'clock .... M. and was duly recorded as Document No
Sherburne County Recorder
UITY OF ELK RIVER,
SHERB URNE CO UNTY, MN.
John Oliver & Associates
CURVE TABLE
CURVE LENGTH RADIUS DELTA CURVE LENGTH RADIUS DELTA
CI 48.44 120.00 25"07'48" CI6 36.54 25.00 83°44'51''
C2 48.76 180.00 15°31'10'' CI7 43.04 480.00 5"08'17"
C3 23.91 180.00 7-36'38" CI8 2L29 420.00 2°54'16''
C4 21.95 170.00 7°25'55'' CI9 39.2'/ 25.00 90°00'00''
C5 52.98 570.00 8012'18" C20 39.27 25.00 90°00'00"
C6 39.2~ I00.00 22°27'50" C2~ 39.27 25.00 90°0O'00"
CT 23.05 I00.00 [5"11'45" C22 59.27 25.00 90*O0'00"
C8 45.;57 I00.00 25°59'45" C23 t6.34 I00.00 9°2¢45"
C9 16.87 I00.00 9°39'47`` C24 61.46 I00.00 55°12'48''
CIO 58.52 25.00 87°4gq4'' C25 30.70 82.50 21"19'25"
CII 39.79 25.00 91°11'11'' C26 50.25 180.00 9";57'20"
CI2 57.25 470.00 4°32'21" C27 3.57 120.00 1°42'21''
C16 39.6~ 500.00 4°32'21'' C28 18.26 255.00 4°06'11"
CI4 41.99 530.00 4"32'21" C29 49.08 180.00 15°57'26"
CI5 36.54 25.00 $3°44'51" C30 50.16 82.50 20°56'54`'
DETAIL
175TH COURT
R=lO O0
175TH
-89'52'20"E 175TH LANE N.W.
?
20.5
AVE. N.W.
DETAIL
FALL5 IN POND.
S.W CORNER OF THE--'" J
NORTH i/2 OF THE 6.W I/4
Of SEC. I, T. 32, R. 26. J
N
1 O0
PARK
GRAPHIC SCALE
0 50 100 200
( SCALE IN FEET )
WITNESS CORNER TO WEST I/4
CORNER OF SEC I, T. 32, R. 26.
/'"' ...... A SHERBURNE COUNTY MONUMENT
'"'- 114.~7 ~ ~ J
Wet Land
OUTLOT A
PO/NTE
Scale: I inch ~ lO0 feet
For the purposes of this plot, the West
Line of the S.W. I/4 of Sec. I, T. 52, R. 26,
is assumed to bear South 01%1'24" West.
a Denotes I/2 inch x 14 inch iron pipe set
with o plastic plug stomped R.L.S. 21729.
~) Denotes ~/2 inch x 14 inch iron pipe with
a plastic plug stamped R.L.S. 21729 to be
set within I year of recording this plat.
'/-- ssg°39'27"E
Wet Land ~
OUTLOT E
Drainage and Utility Easements shall
be shown thus:
Being IO feet in width and adjoining
right--of-way lines, unless otherwise
indicated, also being 5 feet in width
and adjoining lot lines, unless other-
wise indicated, as shown on the plat.
........-~ NORTH LINE 0¢ &W.I/4 OF SEC I, T. 32, R. 26.
"' 2625.27 ~ ~
2
4
2
11
8
Nsg"52'20"E 483.14
; /
~57oZ 7 ~,~./
,"bi_ _ ~s~s_ J L _ 1~5._oo_ _ ,66.7o
-~c~ .~.'6~'~o'E ~.~ ~
.," UTILITY EASEMENT '"%/
I
23.4B 5
4
3
2
~ N89'52'26#[ 274.75
22
175TH COURT g g 175TH LANE
[25.00
175TH AVENUE ~ N.W.
6
CITY OF ELK RIVER,
SHERB URNE CO UNTY,
SEC. I, TWP. .:52, RNG. 26
\
\
\
6
5
626.00
21
20
~Z = ~ - :75~ A','?:UE .... N6¢~Z~0"6 .~,'.;V. ",,, ---- S8904~'¢8"E 2620.12 ---
.... SOUTH LINE OF THE NORTH I/2 OF S.W. l/4 OF SEC. I, T. 32, R. 26.
6
19
\
\
/
/
MN.
John Oliver & ~ssociates
~HFFT '2 F)F ~ ~;{-IFFT¢;
CURVE TABLE
CURVE LENGTH RADIUS DELTA
CI 59.2? 25.00 90°00'00"
C2 59.27 25.00 90°00'00''
C3 61.29 60.00 58°3¢30"
04 31.71 I00.00 18°10'00"
C5 6.98 60.00 6°59'46"
C6 56.77 200.00 16°15'51"
C7 25.59 260.00 5%8'18"
C8 16.46 280.00 3o37'41''
C9 40.95 25.00 93°50'41"
CIO 37.59 25.00 66°09'19"
CII 21.55 330.00 3°44'28"
CI2 34.79 270.00 7°23'00''
CI3 42.93 25.00 98°23'54'
CI4 55.71 530.00 9°40'24''
05 55.25 330.00 6°07q0''
CI6 1940 270.00 4°07'00"
CI7 59.98 270.00 12°43'58''
CI8 1993 330.00 5*27'55"
CI9 19.76 350.00 3°25'49"
C20 55.85 270.00 11°51'07"
C21 59.27 25.00 90°00'00"
C22 12.69 270.00 2o41'32"
C25 40.90 270.00 8'40'47"
C24 54.82 25.00 79°48'28"
C25 22.02 180.00 7°00'29'`
C26 53.62 I00.00 50°43'23''
C27 30.11 I00.00 17°15'14''
C28 47.71 82.50 33°07'55''
C29 50.80 82.50 35°16'46''
630 50.49 82.50 35°05'44''
C31 47.34 I00.00 27°07'24''
C32 28.01 I00.00 16°03'00''
C33 1508 25.00 54"33'46"
C34 16.17 25.00 57°05'42'`
C35 20.39 330.00 3°52'26''
C36 45.11 330.00 7°49'53''
9
40
/
DETAIL
DETAIL
PARK
$89°39 '27"E 2625.27 - - '"",,
222-92 297.53
PO/NTE
12
N86°Sg'23"W
4
NSS'SD'23"W
,~?
8
176TH
OUTLOT G
NS':)"39'27"._~W ___391.34
LANE
578.46
12
~ N.W. N89o39,27.W
3~
I
N~87°_.535 16"w
/
5/
/
r'
NBg°44'5B"W ~83.05 ~ i
175TH LANE N.W. ~;i
38L00
o
9
230.98"
175TH AVENUE N.W.
862.98
__- $89o4~,.~8vE "-.~gq2'~o"E 2620.12----
\
8 \\
10t
AVENUE N,;;'.
" ...... SOUTH LINt OF THE NORTH I/2 OF .~W t/4 0¢ ~C. I, T 32, R 26.
LOT I, BLOCK 2
"~ N.F. CORNER OF' THE
OF SEC. I, T 32, R. 26.
S.E. CORNER 0¢ THE
NORTH I/2 CF THE $.W. I/4
..~ OF SEC. I. T. 32, R. 26.
CITY OF ELK RIVER,
SHERBURNE COUNTY, MN.
N
GRAPHIC SCALE
100 0 50 100 200
( SCkLE iN FEET )
Scale: I inch : I00 feet
For the purposes of this plat, the West
Line of the S.W. I/4 of Sec. I, T. 52, R. 26,
is assumed to bear South 01%1'24" West.
o Denotes I/2 inch x 14 inch iron pipe set
with o plastic plug stamped R.L.5, 21729.
® Denotes I/2 inch x 14 inch iron pipe with
a plastic plug stamped RES. 21729 to be
set within I year of recording this plat.
Drainage and Utility Easements shall
be shown thus:
Being lO feet in width and adjoining
right--of--way mines, unless otherwise
indicated, also being 5 feet in width
and od joining lot lines, unless ether--
wise indicated, os shown on the plot.
John Oliver & Associates
SHFIFT ~ OF -z, qhFFtR