7.7. SR 07-15-1996 I~1~ 7.7.
MEMORANDUM
City of
iver To:
FROM:
Mayor and City Council
Steven B. Ach, City Planner~~_~
DATE:
July 15, 1996
SUBJECT:
Preliminary Plat Request for Country
Ridge Partnership, Public Hearing
Hearing Case No. P 96-2
Request
Country Ridge Partnership is requesting a preliminary plat approval to
subdivide approximately 30 acres into 70 single family lots.
Location
The southwest corner of County Road No. 30 and Joplin Street (bounded by
Macon Street on the west and Riverview Drive on the south).
Zoning/Land Use
Rld (Single Family Residential) /MR (Medium Density Residential)
Attachments
· Letter from residents
· Report to the Planning Commission dated June 25, 1996
Overview
The proposed plat involves approximately 30 acres of property that is
currently zoned Rld which requires a minimum lot size of 14,000 square feet
with 90 feet of lot frontage. The property is currently vacant and
occasionally used for agricultural purposes. A line of existing trees bisect the
property from east to west extending from Joplin to Macon Street. The trees
are relatively healthy and consist of a variety of conifers and deciduous trees.
The proposed preliminary plat includes an internal street which has two
access points onto Joplin Street. Each of the access points align with streets
that have been extended to develop Heritage Landing 1st and 2nd Addition.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to the Mayor and City Council/P96-2 Page 2
July 15, 1996
24 of the 70 lots proposed in the plat will be fronting onto Macon Street and
Riverview Drive. The use of Macon and Riverview Drive as a residential
street and having lots front on them is consistent with the existing
subdivisions on the west side of Macon Street and south of Riverview Drive.
All of the lots in the proposed subdivision meet the minimum lot size
requirement of 14,000 square feet. The average lot size within the plat is
15,750 square feet, with the smallest lot being 14,028 square feet and the
largest 35,882 square feet.
Lots Along Macon Street and Riverview Drive
It is anticipated the developer will not include on the final plat those lots
which front onto Macon and Riverview Drive. The lots along Macon and
Riverview need to be served with utilities from those two streets. Therefore,
development of those lots will occur when an improvement project is ordered
which includes Macon and Riverview.
Existing Trees
As mentioned earlier, there is a row of existing trees that extend between
Macon Street and Joplin Street. It was discussed at the public hearing that
efforts be given to try and save these trees and make them part of the
proposed lots. Based on the proposed grading plan, all of the trees except
those found within the park would probably have to be removed due to the
amount of grading. However, staff will discuss with the developer the
possibility of modifying the grading plan to make a better effort in trying to
save the existing trees.
Road Improvements
As typically the case, the developer will be responsible for improving the
streets that are internal to the proposed plat. However, Joplin, which
borders the plat on the east side is a road that is currently a rural section
and is need of upgrading. Staff is recommending that the developer, as part
of this proposed plat, reconstruct Joplin Street to an urban section from
Mississippi Road (County Road No. 30) south to Riverview Drive. The other
two streets (Macon and Riverview Drive) which border the plat, are also in a
condition which need to be upgraded. However, the logical time to upgrade
these streets would be at the time of water and sewer being extended to serve
the existing homes in the Grandview and Riverview Heights Additions. It is
expected the developer be responsible for their fair share of these
improvement costs.
s:\counci]\p96-2.doc
Memo to the Mayor and City Council/P96-2
July 15, 1996
Pedestrian Circulation
Page 3
Staff believes Joplin Street south of County Road No. 30 will carry a majority
of the traffic from the proposed subdivision and surrounding area. Therefore,
it is recommended that a sidewalk be included with the Jophn Street
improvements along the west side of the street (east side of the plat) from
County Road No. 30 south to Riverview Drive. This sidewalk would also be a
logical extension south of the sidewalk system that extends north of County
Road 30 along the west side of Jophn. Lastly, the sidewalk will provide safe
means of access for pedestrians wanting to access the proposed park along
Joplin.
Landscaping
The developer has provided a landscaping plan for the lots along County
Road No. 30. The proposed landscaping includes a combination of conifer
trees and clusters of dogwoods to help provide for some buffering and
aesthetics for the homes adjacent to County Road No. 30. As set forth in the
subdivision ordinance, front yard trees will also be required throughout the
plat for each of the lots.
Planning Commission Recommendation
The Planning Commission recommended approval of the prehminary plat
request by Country Ridge Partnership with the conditions outlined in the
staff report and by modifying condition no. 3 regarding the landscaping along
County Road No. 30 by specifying the conifer trees be a minimum of six feet
in height. The Planning Commission also requested the Park and Recreation
Commission give consideration to establishing trail corridors in the
northwest and southwest corners of the plat to allow the residents hying west
and southwest of the proposed development to have convenient access to the
proposed park.
Park and Recreation Commission Recommendation
The Park and Recreation Commission had recommended a three acre park on
the 30 acre parcel. This request for the land was made at the time Country
Crossing 1st Addition was platted, at which time the entire park dedication
requirements for Country Crossing 1st, 2nd and 3rd Additions were
reviewed. The Park and Recreation Commission will be reviewing this plat
at their July 10th meeting. Staffwill update the City Council of the
Commission's recommendation.
Residents were present at the public hearing to express their concern with
the lots sizes along Macon and Riverview. In addition, there were questions
s:\council\p96-2.doc
Memo to the Mayor and City Council/P96-2
July 15, 1996
Page 4
regarding the type and value of homes proposed in the development. The
developer indicated the price of homes would range between $130,000 and
$150,000, with homes along Macon and Riverview being comparable to the
existing homes.
Recommendation
It is recommended that the City Council approve the preliminary plat
request by Country Ridge Partnership to subdivide 30 acres into 70 single
family lots with the following conditions:
All comments outlined in the City Engineer's memo dated June 19,
1996, be incorporated into the revised preliminary plat, development
plan and grading plan.
A developer's agreement be prepared and executed outlining the terms
and conditions of required improvements to serve the development.
A landscaping plan be provided to the city for approval illustrating the
landscaping along County Road No. 30 and each of the front yard trees
that are required throughout the development. All conifers along
County Road No. 30 have a minimum height of 6 feet.
The final plat should be prepared illustrating a restricted access along
County Road No. 30.
A grading plan be submitted for review and approval by the City
Engineer prior to commencing any work on site.
Prior to issuance of building permits, the developer's engineer shall
submit a letter certifying the grading of the site has been done in
accordance with the approved grading plan.
A development plan be submitted illustrating types of homes and
lowest floor elevations be approved by the City Engineer prior to
issuance of building permits.
o
Joplin Street be upgraded to an urban section from County Road No.
30 to Riverview Drive.
10.
A six foot sidewalk be provided along the west side of Joplin Street as
part of the improvements to Joplin Street.
A storm water management impact fee be paid prior to releasing the
final plat for recording.
s:\council\p96-2.doc
Memo to the Mayor and City Council/P96-2
July 15, 1996
Page 5
11.
12.
13.
14.
15.
Payment of sealcoating of the streets in the amount as determined by
the City Engineer be paid prior to recording the plat.
Street lights be provided throughout the plat as requested by Elk
River Utilities. These street lights should be made part of the
improvements to the plat.
Appropriate permits from Sherburne County shall be obtained for any
work to be done within County Road No. 30 right-of-way.
Water availability charge of $300.00 per lot be paid to Elk River
Utilities prior to releasing the plat for recording.
Recommendation from the Park and Recreation Commission be
incorporated into the final plat.
s:\councfl\p96-2.doc
Stme 24, 1996
To: plannlnE Commission
Subject: Country Crossing Third Addition
We pemeive ti, at the value of our ~ will be reduced by. the prc-~-~! lot dem~ along
Macon and Rivorv'iow Drive. '
The lot density, along Macon should be reduced by two lots between lots 36 and 49.
~ would increase tl~ lot frontage on Macon fi'om 90 t~t to about 106 feet. This
would also increa~ the lot size for 14,040 square t~et to about 16,510 square ti~t
The lot density along Riverview Drive should be decrease by one lot between lot~ 26
and 34. This would increase the lot frontage on Riverview Drive fi'om 94 feet to about
106 feet. ~ would al~o increase the lot size for 14,006 square feet to about
15,700 square feet.
-~ity of
iver
FROM:
DATE:
SUBJECT:
MEMORANDUM
TM 5.7.
Planning Commi ssion
Steven B. Ach, City Planner~f-~
June 25, 1996
Preliminary Plat Request for
Country Ridge Partnership, Public
Hearing Case No. P 96-2
Request
Country Ridge Partnership is requesting preliminary plat approval to
subdivide approximately 30 acres into 70 single £aml]y lots.
Location
The southwest corner of County Road No. 30 and Joplin Street (bounded by
Macon Street on the west and Riverview Drive on the south).
Zoning/Land Use
Rld (Single Family Residential) / MR (Medium Density Residential)
Attachments
Memo from the City Engineer dated June 20, 1996
Location map
Zoning map
Prelimin ary plat
Overview
The proposed plat involves approximately 30 acres of property lying south of
County Road No. 30 and west of Joplin Street. The plat is also bordered by
two existing subdivisions on the south (Grandview Addition) and the west
(Grandview 2nd Addition).
The property currently is vacant and is occasionally used for agricultural
purposes. A line of existing trees bisects the property between Macon Street
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to the Planning CommissionfP96-2
June 25, 1996
and Joplin. These trees are relatively healthy and consist of a variety of
conifers and deciduous trees.
Page 2
The topography of the site has a gentle grade change of approximately 20 feet
rising from north (County Road No. 30) to the south (Riverview Drive).
Zoning/Lot Size
The present zoning is Rld (Single Family Residential) which requires a
minimum lot size of 14,000 square feet with 90 feet of lot frontage. All of the
lots in the proposed subdivision exceed the minimum standards outlined in
the City's ordinance. The average lot size within the plat is 15,750 square
feet, with the smallest lot being 14,028 square feet and the largest 35,882
square feet. The lots adjacent to County Road No. 30 are on the average
about 156 feet in depth which provides an increased separation away from
the county road. This lot depth is comparable to the lots in Heritage Landing
which also abut County Road No. 30. The corner lots in the plat have
increased width dimension to accommodate the 35 foot ~ront yard building
setback which also applies to the side of the lot adjacent to the street. Given
the dimensions shown on the corner lots, an adequate building site can be
provided even with the increased setback requixements.
Transpo rtatio n/Access
Two streets extending west off of Joplin Street are proposed to serve access to
the proposed development. Each of the proposed streets align with existing
streets that have been constructed in the Heritage Landing development.
The proposed plat will also have a short cul-de-sac of approximately 300 feet
within the interior of the development.
All of the streets surrounding the proposed plat are currently existing rural
section streets. The City Engineer is currently in the process of preparing a
feasibility study to assess the costs associated with utilities extended to serve
the existing subdivisions towards the west and south, while at the same time
upgrading the existing streets to an urban section. The two streets that are
exnmined in the feasibility study are Macon Street and Riverview Drive.
Staff believes Joplin Street, which is currently a rural section, should be
upgraded along with this development to a urban section. Please refer to
Terry Maurer's memo for additional information on this subject.
Lots along Macon Street and Riverview Drive
The proposed lots fronting onto Macon and t~iverview Drive are required to
be serviced with city water and sewer. The most likely time this will occur is
s:\pl-nnin g\pc\p96-2x.doc
Memo to the Planning Commission/P96-2
June 25, 1996
when Macon and Riverview Drive are upgraded to an urban section and
utilities extended to serve the Grandview Additions.
Page 3
The lots along Macon and Riverview Drive will not be part of the final plat
unless they are served with city water and sewer.
Pedestrian Circulation
The pedestrian circulation system in this area consists of a trail along the
north side of County Road No. 30 that currently terminates within Country
Crossing 1st Addition; however, is planned to continue further west along
Country Crossing 2nd Addition. There is also a trail extending north along
the east side of Joplin Street, as well as a sidewalk on the west side of Joplin.
Staff believes Joplin Street south of County Road No. 30 will act as a
collector for the trsffic in Country Crossing 3rd and the other surrounding
subdivisions. In addition, there is also a park proposed in Country Crossing
3rd Addition that will have access off of Joplin Street. Given these
surrounding conditions, staff is recommending that a sidew~llr be provided
along the west side of Joplin Street from County Road No. 30 to Riverview
Drive. This sidewalk should be constructed along with the improvements
recommended for Joplin Street.
Landscaping
Similar to the plantings that have been done in Country Crossing 1st and
2nd Addition, it is recommended a similar planting scheme be provided along
the north limits of Country Crossing 3rd Addition. The one diference
Country Crossing 3rd Addition will have will be a lack of a berm, given the
grade difference between the property and County Road No. 30.
Furthermore, each of the lots within the subdivision will be required to have
a front yard tree as prescribed in the subdivision ordinance.
Park and Recreation Commission
The park dedication requirements for this plat were approved when the first
addition was originally submitted to the city. At that time, three acres of
land were to be dedicated on this 30 acre parcel for park purposes. The
development as it was previously designed was presented to the Park and
Recreation Commission for their review. At that meeting, the Park and
Recreation Commission approved the three acre park land dedication and
_also recommended a sidewalk along the west side of Joplin Street. This
revised plat reflecting the park land configuration will be presented to the
Park and Recreation Commission at their meeting in July. Their
recommendation will then be forwarded to the City Council along with the
Planning Commission's recommendation.
s:\pl~nnin gkpc\p96-2x.doc
Memo to the Planning Commission/P96-2
June 25, 1996
Page 4
Recommendation
It is recommended the Planning Commission recommend approval of the
preliminary plat request by Country Ridge Partnership to subdivide 30 acres
in 70 single family lots, with the following conditions:
All comments outlined in the City Engineer's memo dated June 19,
1996, be incorporated into the revised prelimin ary plat, development
plan and grading plan.
A developer's agreement be prepared and executed outlining the terms
and conditions of required improvements to serve the development.
A landscaping plan be provided to the city for approval illustrating the
landscaping along County Road No. 30 and each of the front yard trees
that are required throughout the development.
The 6n al plat should be prepared illustrating a restricted access along
County Road No. 30.
A grading plan be submitted for review and approval by the City
Engineer prior to commencing any work on site.
Prior to issuance of building permits, the developer's engineer shall
submit a letter certifying the grading of the site has been done in
accordance with the approved grading plan.
A development plan be submitted illustrating types of homes and
lowest floor elevations be approved by the City Engineer prior to
issuance of building permits.
Joplin Street be upgraded to an urban section from County Road No.
30 to Riverview Drive.
A six foot sidewalk be provided along the west side of Joplin Street as
part of the improvements to Joplin Street.
10.
A storm water management impact fee be paid prior to releasing the
final plat for recording.
11.
Payment of sealcoating of the streets in the ~mount as determined by
the City Engineer be paid prior to recording the plat.
s:\planning\pc\p96-2~' .doc
Memo to the PlAnning Commission]P96-2
June 25. 1996
Page 5
12.
Street lights be provided throughout the plat as requested by Elk
River Utilities. These street lights should be made part of the
improvements to the plat.
13.
Appropriate permits from Sherburne County shall be obtained for any
work to be done w~thin County Road No. 30 right-of-way.
14.
Water availability charge of $300.00 per lot be paid to Elk River
Utilities prior to releasing the plat for recording.
s:\pl~nnin g\pc\p96-2x.doc
CONSULTING ENGINEEI~ June 20, 1996
File: 230-314-11
1326 Energy Park Drive
St. Paul, tAN 55108
612-6~-4389
1-800-888-2923
Fax: 612-64~-9446
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: COUNTRY CROSSING THIRD ADDITION
Dear Mr. Ach:
CIVIL ENGINEERING:
ENVIRONMENTAL
MUNICIPAL
· PLANNING
h~SOLID WASIE
STRUCTURAL
SURVEYING
TRAFFIC
TRANSPORTATION
ELECTRICAL/MECHANICAL
ENGINEERING:
HVAC
POWER DISTRIBUTION
SCADA
SYSTEM CONTROLS
OFFICES IN:
MINNEAPOLIS
PRIOR LAKE
ST, PAUL
WASECA
As you requested, we have reviewed the submittal for the Country Crossing Third
Addition. The submittal was prepared by John Oliver and Associates and had a revision
date of June 14, 1996. It contained a preliminary plat, preliminary grading plan, and a
preliminary utility plan. Based on our review, we would offer the following comments:
A. PRELIMINARY PLAT
The preliminary plat contains Outlot A along Macon Street and Riverview
Drive. These areas are proposed to be platted into single family lots when
Macon and Riverview Drive are upgraded and utilities constructed. We
believe the preliminary plat should show the lots in these areas such that,
when the street and utility projects move forward, all that has to be done
is for Outlot A to be final platted.
Lot 7, Block 2, is a comer lot and should be 100 feet.
Lot 3, Block 3, is also a comer lot and it is questionable whether the 100
feet of width is provided for.
At the north and south ends of Kent Street, there are eyebrow cul-de-sacs
proposed. These cul-de-sacs are not specifically precluded by the City
ordinance; however, from a maintenance standpoint they are undesirable.
If there is some other way of configuring the lots and eliminating the
eyebrow cul-de-sacs, we would recommend it.
230/314-2005.jun An Equal Opportunity Employer
Mr. Steve Ach
June 20, 1996
Page Two
B. PRELIMINARY GRADING PLAN
On the western edge of Block 1, the grades from south to north are
adequate until they get to the very north end; then the drainage veers across
Lot 8, Block 1, outside of the drainage and utility easements, across the
rear yard. The drainage should be kept in the drainage and utility easement
or another easement across this lot provided.
Across Lots 3 through 7 of Block 1, the rear yard drainage again is outside
of the drainage and utility easements. Also, on these five lots the drainage
has two feet of fall. This is not sufficient grade to provide adequate
drainage in this area.
The storm sewer which flows between Lots 7 and 8, Block 1, should be
provided with an emergency overflow. It appears that is what is indicated
here. We would suggest that it be labeled as such and a specific highest
spot elevation be provided.
Lot 11, Block 1, has a relatively flat rear yard. We would suggest that the
building pad elevation on this lot be raised.
The symbol for the landscape planting area for screening purposes that was
shown along County Road 30 (Mississippi Road) is still shown in the
legend but has been removed from the grading plan.
The storm sewer manhole located at the rear of Lots 7 and 8, Block 1,
should be moved slightly to the north and provided with an inlet casting,
such that it can pick up any drainage along County Road 30 in this location.
C. PRELIMINARY UTILITY PLAN
The watermain on 179% Circle into the cul-de-sac should be looped either
to the north to 180% Avenue or directly east to the watermain in Heritage
Landing First Addition.
The watermain on 179th Avenue should be provided with a means to
extend to the south along Joplin. It is anticipated that when the
neighborhood to the south receives sewer and water, there will be a need
to loop the watermain in this location.
230/314-2005.jun
Mr. Steve Ach
June 20, 1996
Page Three
D. MISCELLANEOUS
Joplin Street on the east side of this plat, which is the main road for ingress
and egress, is in relatively poor condition. It is my understanding that this
road will be reconstructed without any participation from the Developer of
Country Crossing Third Addition. The Developer will participate,
however, in the cost of street and utility improvements on Macon Street
and Riverview Drive. When Joplin Street is reconstructed, it should
contain a sidewalk along the west side which would line up with the
existing sidewalk located along the west side of Joplin north of County
Road 30 and also provide access to the park within Country Crossing Third
Addition. The intersection of Joplin and Mississippi Road should be
provided with a culvert for overflow storm drainage from the southeast
coruer of this intersection westerly to the storm sewer proposed as part of
the Country Crossing Third Addition.
There will be a need to provide street lights within this plat. Glenn
Sundeen from the Elk River Municipal Utilities will be making a
recommendation on their location.
If you have any questions regarding any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
TJM:tw
230/314-2005 .jun
LOCAT
ORONO
R1¢
ZONING
~l~ ' MAP
, ~;~ R~ver .
13065 Orono .Parkway. P.O. Box 490 CASE.
ORONO
LOCATION
LOCATION
//,/ :.)Iv /I E
~'1 I
-----~zzeut N.~. ~
14
II
20.681 lq. ti.
.3
16.3
I ::1'"" .... ':1/':;:'; I
n i/ T
I .41 D ..
~; I :: I :': I :;' I
/~ /-I':: c: ~: I ..
""/ I
I'"
I ',:=.:
I
· .~. ;;. ,,'; ;:
I .~;
I
I
I
I
,C,' L~.j t
~ .c:
I I
I I
:.:.:,_ ('.,OK i 2 ~
I
: :,,,,~,,:,?: ,;I'.
,..~. ~ :>,,(,'~'/~.:,
/ 't--,
I '~-'
't3 I
· I I
:'.: '"l b I 7
::., i
';~w,, I c',"' I
:.:.L ;.;;.;K ~ :;-
I
· ~ ~..;j Il';,' .':
I. D.:~/;."E
/ ' .
N
pROPERTY O£SCR1P TION:
'n therefrom that port plotted. Sectio~ 5, To,reship 5~,
OWNER & DEVELOPER: Country Ridge partnership
ZONING: RI-D
No. OF LOTS: 70
AVE~IAC~ LOT ~IZE: 15.750 S~
§' $ideyard. qoro9e side;
50' reor
Oroinage ond Utility Easements ore shown
thus: I~
5 5
Beinq Ia feet in width end adjoining right-
of-way lines, also being 5 feet in width
~ndiceted, OS shown on the plot.
SCALE
I00
IN
200
~z
· ~ acr-,.F
L
c- Z
0 0
0 C) _
~eet .o.
I
I :
I :-::
I '-- I
I t-. 2
I
I
I
I ;...
I
I
I
I
I I
I
I\1
I\1 d.
I
I
I
....... ~ ?.,;
I
I
I
F.L 0 :ZK i 2
I
I '~.'
I
· I
~"-~ I ~.-~'
/ Q.? ~-.
EL :,JCF:
LEGEND
.--~ Exbting Contours
Elev,
~ Proposed Storm Sew~
Sol Bol'i~9
SCALE IN FEE1
SHEET NO. /
I .,"
~ C.~.~.~ I ~o. SO
I In I Iii
I 8 ~i 7 I 6 I, 5 I
,I a~ ~ I I ~ I I I II I I I
I :~'~ Il I l~ I I [m~ll l
m m ~l i Il Il I~:~ I ~ [ I ~ll : l~
: ~ ~Jl: I I L I Il l
II E aT~J~j ~----- u___~ L----_~ .... ~ ..... c .... I~ II/mE':
--~ ~ /~__.~ ' ~ ;-~ ~ il~ -
~ ....... Jill /// Il il I
r ;l~f/(/ ~ '1',
I :11111 I Ill II
c ...... ~llll I L ..... JIL___ ~ L___ ~L1----~ .......... l
I .Jll~l i II
~ I II ~l Ill I i i~ l'l III Il i-1
II I I 1
I ~ I 7 Il Il II l
/ F ...... ~1 IIII I ii i~i ¢' I ~ I
/~',11111 ~ il .~ .~ .~ ~ ..U__
~- ..... nY ~ - ~ : ; ~: I
: ~::::~~~ .......... ~~ ~ ~1 '
i 15 [ ~o~q !~ w ...... ~ '~ ~ ; ).. I ::; ,'
I ~ll II I x ::: ......
L ....... ~11, ]~ z ~ ~ ~'
IIIII
I
l
..... ;~]l l~lll ~i ~ Il ~ II ~ Il ~ I ~ l
~ e ........ ~ i i Il i ~ ::.
' ~ 71r-' : I ' : ~1 ~:
// ',
~ ~1~ -~ .............. I~ .... ~ I .
~ JJ~
]~ , ,..,I,.,;,
I ': I :,"
I
I
..... :?2'""
· ;'/.'?';;:t E
/;:. H.~
I
I
.... (;CF/ t
I
-,T,1° I
?.:: .:
~ .4
I
I
u:.r, I
I
I
I
~ ¢.c:'.'/..7
i
'*" ~--,
~o~.~ I-
I
,,.,II I
i ."-:. .~ I
:." I I
--~.:~.~]-' I,~'~. z-'.:-~. I
I
"' ,.'.::'.'.~,' I
I
· I
I") I
· s,~ ........
:!p % I Q.- ~
/ ~ /~F-- ' "-i ~ i I 1 i :. I ,,., ]'t' :;
I /:' rv '::/''' '"' ri '" ::: :'/ I I J [ "' :--
N
LEGEND
Denotes P~opoaed Sanlto~y
Oe~oles Proposed Hydront
o Ioo 2OO
SCALE IN FEET
<
__--
$1.-IEEI NO. /