6.3. SR 02-20-2001City of
E
River
MEMORANDUM
Item #
6.3.
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Scott Harlicker, Senior PlanneF'~
February 20, 2001
Case No. P 01-01
Request by Dynamics Design & Land Company and Thomas
Hartman for Preliminary Plat- Fox Haven
Request
Consider a request by Dynamics Design and Land Company for a single family
residential preliminary plat of Fox Haven (19 lots).
Location
The property is located north of 185th Avenue, south of Lake Orono and west of
Guardian Angels West.
Zon~q/Land Use
Rlc (Single Family Residential) / MR (Medium Density Residential)
At~chmen~
· Location map
· Preliminary plat
· Preliminary grading plan
· Memo from the City Engineer
Overview
The applicant proposes to plat 24.33 acres into 19 single family lots and 6
outlots. There is an existing single family residence on the property that will
remain on one of the newly platted lots. The property is fairly level with woods on
the east and west sides. The central portion of the property and the north end of
the site are open. There is a small hill at the north end of the property on which
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone (763) 441-7420 · Fax (763) 441-7425
Memo to Mayor and City Council/P01-01
February 20, 2001
Page 2
the existing house is located. The property has frontage on Lake Orono and on
185th Avenue.
Access into the site is from 185th Avenue. The general layout of the plat is a loop
road with the lots fronting on the outside of the loop and the inside of the loop
being common open space. Five lots and one outlot will have frontage on Lake
Orono. The property is within the urban service area and the lots will be
connected to municipal sewer and water.
Layout
Streets
The main street through the plat is a loop road with a formal divided entrance and
exit from 185th Avenue. The applicant is proposing one-way traffic flow around
the loop. There will be a connection about midway through the loop to allow for
cross-over traffic. This connection will allow residents that live near the exit of the
development an opportunity to avoid driving all the way around the loop to get to
their driveway.
The applicant is proposing a 50 foot wide right-of-way and 20 foot wide roadway.
By having a narrower right-of-way, the developer is able to keep the house pads
out of the trees and preserve more of the trees on site. The 20 foot wide roadway
is wide enough to allow for one-way traffic. Typically with two-way traffic the city
requires roadways that are about 32 feet wide. The development will have
concrete curbs and gutters. The developer is proposing a 6 foot wide concrete
sidewalk on the dwelling side of the loop road.
Lots
The development includes 19 single family lots. The existing house will be
located on one of the lots. All of the lots exceed the 11,000 square foot minimum
lots size. Most of the lots(16) exceed 20,000 square feet in size. All of the lots
have frontage and access from the loop road. Six of the lots and one outlot have
lake frontage.
Five of the six outlots will be owned and maintained by a homeowners
association. Outlots A and E will provide a landscaped buffer along 185th
Avenue. Outlot B is the median on the entrance drive. Outlot C is the center
island of the loop road and will include a stormwater retention pond. Outlot D will
provide access to Lake Orono. Residents will be allowed to launch watercraft,
such as canoes, from this outlot. The number of boat slips and docks allowed on
this outlot is controlled by the Shoreline Ordinance and is based on the width of
the lot. Outlot F will be platted at some time in the future as two single family lots
and will be owned by the developer.
S:\PLANNING\SCOTT~P0101 CC. DOC
Memo to Mayor and City Council/P01-01
February 20, 2001
Page 3
Shoreline Manaqement Ordinance
The project has been compared to the rules and regulations found in the
Shoreline Management Ordinance. The project complies with those rules and
regulations. Outlot D is being proposed to allow property owners that do not have
lake frontage access to the lake. It will have to be widened so that it measures 80
feet wide at the front yard setback. Six property owners will have deeded access
to the lake from Outlot D. The applicant has indicated that the first six property
owners that would like the boat slips included in the purchase price of their lots
will be the ones allowed dock space on Outlot D. The number of boat slips or
docks allowed on Outlot D is six. The plat was also sent to the DNR for
comments.
Grading, Drainage1 Utilities and Erosion Control
The City Engineer has reviewed the grading and drainage plan. Issues relating
grading, drainage, utilities and erosion control can be found in his attached
memo. The lots will be connected to municipal sewer and water.
Tree Preservation
Most of the trees located near the center of the site will be removed with
construction. The trees to be saved are located in the rear of Lots 3, 4, 5 and 6,
Block 1 and the rear of Lots 2, 3, 4, 5 and 6, Block 2. Lots 3, 4, 5 and 6, Block 1
will also be custom graded which should allow for additional tree preservation on
those lots. The preservation plan should be revised to include the area that will
be graded for the enlarge stormwater pond located on the east boundary of the
plat. All trees shown as preserved shall be protected prior to site clearing or
grading by fencing the drip line of protected trees and grading limits with a snow
fence to prevent unnecessary grading, compaction or storage of debris or
equipment.
Parks and Trails
No parks or trails are proposed for this 'project. Park dedication requirements will
be met with a cash dedication for 18 lots.
Landscaping
The proposed landscape plan includes a mix of red maples and white ash trees.
One street tree is proposed for each lot. The zoning code requires one street tree
and a front yard tree for each lot. An additional front yard tree will be required on
each of the lots. Trees are also proposed for the entrance drive median and the
berm along 185th Avenue.
S:\PLANNING\SCO'CI'~P0101CC.DOC
Memo to Mayor and City Council/P01-01
February 20, 2001
Page 4
Planning Commission Meeting
At the January 23rd Planning Commission meeting one neighboring property
owner spoke at the public hearing. Miles Knutsen, 18631 186th Avenue,
questioned when Naples Street will be improved and when sewer/water will be
extended to his property. There were no other comments from the public.
Recommendation
The Planning Commission and staff recommend that the City Council approve
the preliminary plat for Fox Haven with the following conditions:
1. A DEVELOPERS AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE PLAT
APPROVAL AND INSTALLATION OF IMPROVEMENTS BE PREPARED AND EXECUTED
PRIOR TO RELEASING THE PLAT FOR RECORDING.
2. ALL COMMENTS OF THE CITY ENGINEER BE SHALL BE ADDRESSED.
3. A HOMEOWNERS ASSOCIATION DOCUMENT BE PREPARED SUBJECT TO THE CITY
ATTORNEY'S REVIEW AND APPROVAL PRIOR TO FINAL PLAT.
4. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES
5. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE
COSTS OF THE PUBLIC IMPROVEMENTS.
6. 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.
7. PARK DEDICATION FEES IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF
FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
8. 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.
9. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID
PRIOR TO RELEASING THE PLAT FOR RECORDING.
10. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
11. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE
ISSUANCE OF BUILDING PERMITS.
12. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
13. ALL MAILBOXES BE CLUSTERED.
14. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR
RECORDING.
S:\PLANNING\SCOT'r~P0101CC.DOC
Memo to Mayor and City Council/P01-01
February 20, 2001
Page 5
15. ANY TREES OFF SITE OR ON SITE, NEAR THE LINtlT OF GRADING THAT ARE 3'0 BE
PRESERVED, SHALL SE FENCED WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT
GRADING, CON~PACTION, OR STORAGE OF EQUlPN~ENT, DEBRIS OR NtA?ERIAI. S.
STAFF SHALL INSPECT FENCING PRIOR TO GRADING CON~N~ENCING.
16. ANY OFF SITE GRADING WILL EEQIJIRE EASENtENTS FRONt ADJACENT PROPER?Y
OWNERS.
17. OU3'LOT D WILL BE WIDENED SO ?HAT IT IS 80 FEET WIDE AT THE FRONT SETBACK.
18. ALL CONtNtEN?S OF ?HE DNE SHALL BE ADDRESSED.
1 ?. THE NIJNtI~ER OF BOAT SLIPS OR DOCKS ALLOWED ON OIJ?I. OT D IS LINtlTED TO 6.
20. COVENENTS OIJTLINING THE USE OF OUTLOT D SHALL BE RECORDED WITH THE PLAT.
21. A REVISED LANDSCAPE PLAN SHALL SE PROVIDED WHICH INCLUDES ONE STREET
TREE AND ONE FRONT YARD TREE ON EACH LOT.
22. OUTLOTS A, I~, C, D AND E SHALL BE OWNED IN CONINtON AND NtAINTAINED BY THE
HONtEOWNERS ASSOCIATION.
S:\PLANNING\SCO'I-I'~P0101 CC. DOC
ORONO
ORONO
LOCATION
~ o~ MAP
River
J13065 Orono Parkway. P.O. Box 490 CASE: l-t 0 1-0 1
Elk River, MN 55330
Edge of
Setback
of the South
\1005 feet (~
The North
975 feet , ~ ~ 4.00
-- I
l
21. 732 .~'
F. & B. GUO(
3
2~/40SF
I I
J i S89°O5'I2'W
I ,
?: ,:.',
C UT. LOT
R=550.00
Flood Plain
20. JlO"\~'
Edge of Wetland
Foot .
SetbacJx ~ ",:, ;
',.! ·
Outlot~ ~oa be o~ne~ in
common ~ ¢~1 Lpt~.
;~ OutJots A & E ~re f~-
26.~ S~,~. ',, /'
'~ - / pricey b~mtng
0 lO0 2O0 500
SCALE IN irE:ET
For the purposes of this plot the West line
of the Northwest Ouorter of Sec. 32. Twp.
Rng 26 is assumed to bear S00°45'50"E.
OWNER:
T~'~ Hot tmon
18675 Macon St. NW
Elk River. MN 55330
(763) 932--9111
DEVELOPER:
D~lo~nic's Design & Land Company
555 5cd Street
(763) 44i-8591
ZONrNG:
Existing RI-C
Proposed RI--C/P.U.D
Building Bert)acks: 30' Front Yard
I0' Side Yard
20' Rear Yard
Drainage and Utility Easements shall
be shown thus: Ill
-'-°L-- ~' ___~t
I
Being l0 feet in width and adjoining
right--of--way lines, unless otherwise
indicated, also being 5 feet in width
and od~oining lot lines, unless other-
wise indicated, os shown on the plot.
GROSS AREA 24.333 ACRES
OUTLOTS 4.123 ACRES
NUMBER O~ LOTS 19
22.85
22 86
E.\'CEF TiC.?..:
Point
67 66
I/4 camm-.
32, T 33. R. 26. "
A ~e~butTle County -
Monument
U.S. HI&H-H~Y- ~
LEGAL DESCRIPTION
PARCEL 'A*:(Torrens Property)
That port of the Northwest Quarter of Sectio~ 32, Township 33.
Range 26, She~ourne County, M~nnesoto. described as commencing at
the Southwesi corner of said Northwest Quarter; thence North 69
degrees. I6 minutes. 4~ seconds East along the So~th line of said
Northwest Ouorter fo~ 567.66 feet to a point to be hereafter know~
os Point 'A" for the purposes of this description; thence co~tlnue
North $9 degrees. 16 minutes. 46 seconds East along said South line
for 313.~ feet; t~ence North I degree. 4~ minutes. 0{3 s~conds West
for 90.63 feet, more o~ less. to intersect the Northerly line of
the right--of--way of U.S. Highway NO. 10. said point of intersection
also being the actual Point Of Beginning of the land to be hereby
described; thence continue No-th I degree. 4~ minutes. DO seconds
West for ~pproinmateiy 1827 feet to intersect the thread of the
Riv~; thence westerly along said thread of the Elk River to
intersect a Ih3e bearib(~ North I degree. 4~ minutes. DO seconds
West ~rom said Point A"; thence South I degree. 4~ minutes. 00
seconds East for approximately 1829 feet to intersect sold
Ncrtherly line of the highway rlght--of--woy, said lost point Of
intersection also bemg a distance of 33.84 feet. mo~e or less.
no,~th of said Pmnt #A' OS measured o)ong said line bearing North
~ degree. 4~ minutes. Od seconds West; thence northeasterly along
said highway rigl3t--of-- way. being a non--tangential curve concave to
the north, radius 2179.33 feet. fo.- o centro~ angle of 8 degrees.
~1 minutes. 19 seconds, and length 3i78( feet. more o~ less. to
the Point Of Beginning. For the purposes of this description the
West line of the Southwest Quarter of said Section 32 is assumed to
bear SOuth 0 degrees. 4~ minutes, 3l seconds East.
EXCEPT that port plotted as FOX HAVEN COMMERCIAL, Sherbume County.
Minnesota.
PARCEL "B":(To~ens Property)
That port of the Northwest Quarter of Section 32, Township 33.
Range 26, Sherbume County. Minnesota, described os Commencing at
the Southwest co~3er of said Nocthwest Quorte~-; thence No~h 89
degrees 16 minutes 46 seconds East along the South line of said
Northwest OuarteF for 367.66 feet to a point to be hereof'teK known
as Point 'A" for the purposes of this description; thence Nmlh I
degree 48 minutes O0 seconds West for 33.84 feet, more oF less, to
intersect the Northerly line of the right-of--way of U.S. Highway
NO. 10, said point of intersection also being the actual Point of
Beginning of the land to be hereby described; thence cont~ue N~rth
I degree 4~ minutes (30 secomds West for approximately 1829 feet to
intersect the thread of the Elk River; thence westerly olcng said
thread of the Elk River to intersect the West line of said
NOrthwest 0uorter of Section 32; thence South 0 degrees 4-5 minutes
50 seconds East a~ong smd West line of the Northwest 0uarter
opproxlm0tely 1905 feet to intersect said Northerly line of the
highway right--of--way, said last point of intersection also being a
distance of 22.85 feet. more or less. north of smd Point of
Commencement. os measured along said West line of the Northwest
Quarter; thence North 89 degrees 50 minutes 42 seco~lds East along
said highway right-of-way for H4.11 feet; thence continue easterly
o~ong said highway right--of-way being a tangential curve concave to
the no~'th, rodibs 2179,33 feet. fo~ o central angle of 6 degrees 39
minutes ~ seconds, and length 253.33 feet more or less. to the.
Point of Beginning. For the purposes of this description the West
line of the Southwest Quarter of said Section 32 is o~sumed to bear
South 0 degrees. +8 minutes. 31 seconds East. Together with the
East 24 feet of the South 975 feet; and the East 20 feet of the
North ~0 feet of the SO~th 1005 feet; oll of the East Half of the
Northeast Ouorter of Section 3[. said Township 33. Range 26. said
County and State.
Excepting therefrom alt that port of said East 24 feet of the South
975 feet toke~ for said U.S. Highwoy No. I0.
Also togethes* with oil that part of the East 191 feet of said East
Half of the Northeast Quarter of Section 31 lying southerly of said
thread of the FIk Ri~er. and I~n9 north of the north line of said
South 1005 feet of the East Half of the Northeast Quarter.
EXCEPT that port platted os FOX HAVEN COMMERCIAL. ~erbume County.
Minnesota.
AND (To,Tens Property)
That port of Outlot A. FOX HAVEN COMMERCIAL. ~-~e~rne County.
Minnesota. lyibg Easterly of the West Ime of the East 24.00 feet
of the Southeast Quarter of the No, east Ouorter of Section1
Township 33. R~ge 26.
AND (Absb'oct Property)
That port of Outlot A, FOX HAVEN COMMERCIAL, She~burne County,
Minnesota. lying Westerty of the West line of the Fast 24,00 feet
of the Southeast 0uorter of the Northeast 0uorte~' of Section
Township 35. Range 26
Z
n
SHEET NO
3
Edge of
50
Setback
w I00 Yeti
Flood Plain
I
of WeU~nd
Private
LEGEND
F~ . Full ~sement
WALL
Feet
· ;%~.~ _-..,..
MOUNTABLE CONCRETE CURB &: GUTTER
Lo~ 4,5,6,7, BIk I will be Cu~tofrl
5~e time of houle co~
OVERFLOW
SWALE
I
I
0 JO0 200 500
SCALE IN FEET
TYPICAL STREET SECTION W/ MOUNTABLE: CURB
~m.eo
X ~- b- ~__l ~-
SHEET NO /
Edge of WeUond
e of Wetland
Pilate
/
50
Setback
'{- "OUTLOT F
/,,I/'
U.S. HI~Y- ~
Foot
Setback
/
MATE]~IALS
GENERAL NOTES
I. All overstory trees shall have a minimum caliper of 2.5 inches,
Balled & Burlap
2. Ail Omomantal or unde~story trees shall have a minimum cdiiper
of 1.5 inches, Balled & Burlap.
3, Ail calciferous trees shall hove a minimum planting height of 5 feet,
Balled & Budap.
a,, Coniferous shrubbery shall be the following minimum sizes:
a. Spreading -- I gallon, potted
b. Medium - 5 gallon, potted
c. Upright - 3.5 to a, feet, Balled & Burlap
5. Deciduous shrubbery shall be the following minimum sizes:
a. Dwarf- I gallon, potted
b. Medium -- 3 gallon, potted
c. ToJI- 24 to 50 inches, potted
6. Ail mulch used around planting beds should be rock unless shrubs
being used in the bed produce new plants through the roots.
Rower beds are not required to hove rock mulch. Professional
HDPE edging shall be used around all ~planting beds and shrub
plonting~
7. Ail open ore~s of site not occupied by buading, parking, wolkways,
ar storage areas shall be sodded or seeded by othefl.
8. NI landscape material shall be guaranteed far a period of one
ye~. This guarantee is to insure for prope~ installation and sub-
sequent vigarous growth of the landscape alement
9. Ail landscape material shall be installed and maintained as per
Minneeota Nurseryman Association Standards, latest edition. The
landscape material shall be nursery quality stock.
I0. Backfill far pla~t material shall consist of topsoil (Dee of lumps,
twigs and rocks), peat moss and fertilizer applicable to species.
II. Plant material shall be planted as per the planting details.
12. If any plant species is unav~Uobie ar in the opinion of the nursery-
man a substitution would be mare appiicabie (due to soii
Iocatian). the angineer and ovmer shall be contacted prior to
accept~ce of the substitution.
15. Spacing between plant m~teriol shall be industry standard. Plants
are show~ at approximate full growth diameter.
la,. Tree wrap - Ail 'Thin Skinned= and arnomental trees shall be
wrapped in accardonce with MNLA Standards.
LANDSCAPE LEGEND
KEY QUANTITY COMMON/BOTANICAL
~ 19 RED MAPLE/
ACER RUBRUM - NORTHWOOD
t~ 19 WHITE ASH/
~.^xl.us ~E~,c~^
TRFF PRESERVATION UNE
NOTE:
DECIDUOUS TREE - PRU~E BACK
I/4" WITH ANllDESICCENT
CONIFER TREE - GROUNO LiNE
TO ~ SAME AS EX]STING AT
THE NURSER Y
X
tOO
/ 3 GUY WIRES OF ~0 GA. WIRE
120 DEGREES APART
TURNDUCKLE
TOP OF BAII
I 24"x2'x2" STAKE DRIVEN
LOO~/D ~S~L' ~ mwm~ BA~ DIA.
TREE PLANTING DETAIL
Howard R. Green Qompany
QONSULTING ENGINEERS
January 16, 2001
File: 810640J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: FOX HAVEN ADDITION
Dear Ms. McPherson:
As requested, we have reviewed the submittal package for the Fox Haven Addition. The
submittal package consisted of a preliminary plat, preliminary grading plan, and preliminary
landscape plan, all prepared by John Oliver and Associates, with a revision date of January 10,
2001. As you are aware, the Fox Haven Addition is the proposed plat of the Tom Hartman
property north of TH 10, just west of the Guardian Angels site on the Elk River. It consists of 19
lots, including a lot which contains the existing Hartman house. Based upon our review and a
meeting with the Developer, we would offer the following comments:
The road serving the 19 lots accesses 185th Avenue. The ingress and egress off of 185th
Avenue is divided by Outlot B. Towards the river, the road goes around a large Outlot C
intended for ponding purposes. It is our understanding that the traffic around Outlot C is
intended to be one-way only. There is a cross-over between Outlots C and B that will allow
vehicles to cross over and continue their tdp around Outlot C or exit the plat. The road has
some relatively sharp curves and comers in it, but the intent is to create a unique
neighborhood with the Outlots being landscaped to screen the majodty of the lots' view of
185th Avenue and TH 10. Given the limited number of lots off of this road system and the
lack of any cut-through traffic, we believe the road system will operate effectively and safely,
even with the sharp curves and comers.
No drainage calculations have been provided at this time. However, the drainage concept
consists of a large pond in Outlot C where most of the street drainage will be conveyed.
From Outlot C, where the quality control and rate control of the runoff will take place, the
overflow will be conveyed eastedy to an expanded pond on the boundary between the
Hartman and Guardian Angels properties. From here, there is an existing, large diameter
pipe that carries flows from this pond to Lake Orono.
3. Sanitary sewer service will be provided by extending service into the plat from 185th
Avenue. Given the elevation of some of the lots adjacent to the Elk River, a lift station will
be necessary to provide service to these homes. Watermain will be looped through the site
from 185th Avenue and connecting to the existing watermain to the east in the Guardian
Angels development. VVatermain should also be stubbed westerly between Lots 6 and 7,
Block 2, to provide for looping to the west at some point in the future.
O:~PROJ~810640J\0240~.tr 01-16-01 McPherson.doc
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Ms. Michele McPherson
January 16, 2001
Page Two
4. The grading plan provides for minimal grading outside of the street and outlot area. Outlots
A and E will provide for berming along 185th Avenue. Lots 4, 5, 6, and 7, Block 1, are
indicated to be custom graded lots at the time of home construction. This area is heavily
wooded with evergreen trees. The proposed contours are shown on these lots to indicate
how full basement or split walkouts could be constructed. It is reasonable to leave the
grading on these lots until the time at which the home style and size can be determined to
minimize the tree removal.
Outlot D is intended to provide access for the plat to the Elk River. It is the intent to
construct a dock and boat slips for use by the residents in the addition. The Developers are
working with the DNR to determine what will be allowed with regard to boat dockage.
The typical street section shown on the preliminary grading plan is adequate for its width
which is 20 feet face to face. This is the minimal width for a one-way street due to
maintenance requirements and emergency vehicle requirements. The street cross-section
should show 2 inches rather than 1% inches of bituminous base course. Also, the sidewalk
shown on the street section should be six feet wide rather than five feet wide.
Outlot F, which is in the comer of Naples Street and 186th Avenue could accommodate two
additional lots. We have talked to the Developers and indicated that if they pursue the
platting of these lots at this time, we would recommend paving Naples Street across the
frontage of these two lots. The two lots would also require the extension of sanitary sewer
and water along Naples for approximately 230 feet to service them. Apparently, the
Developers are going to wait on the platting of these two lots until a project can be
undertaken for the whole Naples Street/186th Avenue neighborhood.
o
It is our understanding that there will be a Homeowners Association for the care and
ownership of Outlots A, B, C, D, and E so that the City will have no responsibility for
ownership or maintenance of these areas. We assume that Outlot F will be held by the
Developers for the future platting of the two lots in this area.
If you have any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
TJM:tw
O:~PROJ\810640J\0240~tr 01-16-01 McPherson.doc
Howard R, Green Company
CONSULTING ENGINEERS