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HomeMy WebLinkAbout2004-084 Council Resolution1 CITY OF LINO LAKES RESOLUTION NO. 04-84 RESOLUTION DENYING AN AMENDMENT OF THE COMPREHENSIVE PLAN, WHEREAS, the City has received applications for developing an area known as Fox Den Acres; and WHEREAS, the development requires approval of: an amendment to the comprehensive plan, R zn1 g from. al t. R -1 Sin le Fam : - ' • - • ' - • - allocation of ban a , WHEREAS, the City Council makes the following findings: 1. A public hearing was conducted before the Planning & Zoning Board. The Board opened the public hearing on April 14, 2004, continued it, and closed the hearing on May 12, 2004. The City's growth management policy and subdivision ordinance prohibit development outside of defined growth boundaries. The proposed plat extends beyond the stage 1 (pre -2010) growth area, the MUSA, the Low Density Sewered Residential land use area, as defined by the comprehensive plan. The project also extends beyond the R -1 zone. The proposer requests amendments to the comprehensive plan airing rap to accommodate the extra 3 -4 acres of development. It also would require the vacation of parts of a ponding and flowage easement. There is no clear justification for these actions other than to increase developable area. • 3. Section 1002 -6 of the subdivision ordinance lists criteria for determining if a proposed development is premature. These include consistency with the land use plan, including the staged growth area boundaries. A project that is inconsistent with these criteria is premature. 4. We do not yet know if water service is adequate to serve the development. Without adequate service, the project is premature. NOW, THEREFORE, BE IT RESOLVED that the City Council of Lino Lakes hereby denies the application for an amendment of the comprehensive plan to change land from Low Density Unsewered Residential to Low Density Sewered Residential and to change the stage 1 growth area boundary. • • ., • D, at e i y ounce a..- - -89- Passed by the Lino Lakes City Council this ( 1 day of 2004. ATTEST: • s Berg son, ayor • • AGENDA ITEM 6 E STAFF ORIGINATOR: Jeff Smyser C. C. MEETING DATE: June 14, 2004 TOPIC: Resolution 04 -84: Denying Application for • Comprehensive Plan Amendment • Rezoning • Allocation of MUSA Reserve • Preliminary Plat Fox Den Acres VOTE: 3/5 BACKGROUND Royal Oaks Realty has requested approval of single family residential development called Fox Den Acres. The comprehensive plan guides the majority of the site for low density residential use and it is zoned R -1. The request includes an amendment of the comprehensive plan, rezoning, MUSA reserve allocation, and a preliminary plat. This would allow the development to extend beyond the boundary of the area currently guided for development to provide for an additional eight lots. There are several challenging design issues including a "ponding and flowage" easement, single access point due to past development designs, the growth management policies, and wetlands. The City must consider these issues in the project design while acknowledging that most of the property is guided and zoned for development, and has been for some years. There is usable upland outside of the growth boundary and the applicant wishes to utilize this upland. To accommodate the proposal, the following approvals are necessary: 1. Comprehensive Plan Amendment for areas outside current Low Density Sewered Residential and Stage 1 growth areas 2. Rezoning of areas outside current R -1 zone, from Rural to R -1 3. Allocation of MUSA Reserve to areas outside current growth boundary 4. Preliminary Plat ANALYSIS Comprehensive Plan, Land Use and Zoning The table below identifies the existing land use and zoning as well as guided land uses for the area. • • • Fox Den Acres page 2 Location Existing Land Use Guided Land Use Existing Zoning Site * vacant 40 acres: Low Density Sewered Resid. and Low Density Unsewered Resid* 40 acres: R -1, outside the 40 is Rural* North radio tower and other communication facilities Low Density Unsewered and Sewered Residential R -1 South wetland Low Density Unsewered Resid. Rural East wetland Low Density Unsewered Resid. Rural West single family residential Low Density Sewered Resid. R -1 *The majority of the site, a 40 -acre square, is guided for Low Density Sewered Residential land use (up to three units per acre), is within the stage 1 growth area (pre2010), and is zoned R -1. However, the proposed plat extends beyond the growth area, MUSA, LDSR area, and R -1 zone. Areas outside of the 40 acres is guided Low Density Unsewered Residential and is zoned Rural. The following is a summary of the of the proposal's density: Gross Site Area 50 acres Upland Area 38 acres Total Lots 64 Gross Density 1.28 units /acre Net Density 1.68 units /acre Growth Management: MUSA Reserve: The comprehensive plan and the growth management policy establish a specific number of MUSA acres for residential growth for stage one (prior to year 2010). Most of the site is within the current MUSA. However, the plat extends beyond the existing MUSA on the east and south edges, so MUSA reserve allocation is needed for those areas. On the southwest edge, approximately two acres of the house lots are outside the MUSA and growth area (parts of Lots 9 -13, Block 4). On the eastern edge, about two acres of lots are outside the MUSA and growth area (Lots 23 -27, Block 4). Therefore, about 4 -5 acres of MUSA reserve would be needed. As shown in the table at the end of the report, MUSA allocation is possible in 2005 without exceeding the annual goal. Growth Management, Units /Year: The comprehensive plan and the growth management policy establish a specific number of dwelling units of residential growth for stage one (prior to year 2010). The goal is 147 per year. The City Council has the flexibility to exceed the limit by 20% (29 units) in a year without amending the comprehensive plan. • Fox Den Acres page 3 The goal for 2004 has been exceeded and the additional 20% also has been used. This means that additional new development cannot be final platted until 2005 and then would need the extra 20 %. This applies to this project. As seen in the table at the end of this report, no more than 34 lots could be allowed for year 2005 if other applications proceed. This is about half of the project. Premature Subdivision Criteria: The subdivision ordinance is one of the City's official controls designed to implement and support the policies in the comprehensive plan. Section 1002 -6 of the ordinance lists criteria for determining if a proposed development is premature. These include consistency with the land use plan, including the staged growth area boundaries. The applicant's position is that the growth area boundaries area likely were drawn to approximate the developable area. There is usable upland beyond those mapped lines, and it is reasonable to utilize the upland, which includes the area proposed for parkland. The City currently is beginning a discussion of the comprehensive plan and the implementation tools such as the growth management policy and the subdivision and zoning ordinances. With the strict controls that currently are in place, it is difficult for staff to support development beyond the mapped growth boundaries, particularly with the ponding and flowage easement that is there and the City's desire for some greenway. These two issues are discussed further below. Lots: The minimum lot size in an R -1 zone is 10,800 sf. Minimum lot width is 80', minimum lot depth is 135'. All lots meet these requirements. As noted above, several lots are outside the growth area and MUSA. Streets, Access, Parking: Fox Road is the only access point for this site. Extending Fox Rd. as proposed would exceed the maximum cul de sac length of 500' unless a future outlet/connection is included. Wetland extends to the east and south for more than 1000'. There is no possible additional connection on the west because the existing homes of Reshanau Lake Estates South 4th Addn. (Hindsight shows that Deerwood Lane should have been designed to provide a connection to the east at its southern end instead of curving west into a cul de sac. This is no longer an option, however.) The 500' radio tower on the north is likely to stay. The proposed road stub to the north of the plat avoids the tower property. Land to the north of the stub does have on it several communication facilities such as satellite dishes and the like, but nothing so imposing as the tall tower. It seems possible that a road could extend to the north where pictured if these facilities were removed in the future. That area includes upland, though it is impossible to know how much without an actual delineation. A "ghost plat" of the area indicates there is the possibility of fitting in a road and some lots. The City typically does not allow islands in cul de sacs due to maintenance and plowing issues. In addition, the northern road stub must accommodate a temporary cul de sac. • • Fox Den Acres page 4 Fox Road leads to Deerwood Lane and West Shadow Lake Drive. Both lead to Birch St. Deerwood is a local street, West Shadow Lake Drive is a collector which runs from Birch St. to 62nd St., both of which are collectors. Traffic: The developer submitted a traffic study. The original study did not recognize the completion of West Shadow Lake Drive through to 62nd. St. or the reconstruction of 62nd St. The study assumed all traffic from the new development will follow Deerwood Lane to Birch St. The amended study takes into account the current and planned roadways. The result is that the Birch St. approach and intersection will continue to operate at a level of service C. Parks, Open Space: The proposal includes the dedication of 6.79 acres of parkland. The current (1992) park plan does not anticipate a park in this location. The plan does envision a "linear trail corridor" from the neighborhood on the west, across the northern part of the site, and leading to Birch Park to the east. This trail was envisioned to be part of what we currently refer to as a "greenway ". A greenway is a corridor of protected open space managed for conservation and recreational purposes. The comprehensive plan includes a greenway map (see attached detail). The City has no automatic ownership rights within areas envisioned as greenways. Greenway corridors on the map are conceptual and are to be refined through the development review process. The greenway map includes the entire project site within a greenway. The City has begun the process to update the parks and trails plan. The new planning effort will address open space that is not part of active use parks. The planning process will include discussion on the different types of open space— active recreation parkland and passive space with natural resource preservation goals —and how they do or don't fit into the community's future. The goal is to complete that plan in 2004. The 1992 park plan has not been implemented as envisioned, largely due to the lack of consensus on how to accomplish its goals. The lack of consensus on how to achieve the greenway vision laid out in the comprehensive plan is further manifestation of the need to address these concepts. The intent of the new parks and open space planning effort is to resolve these issues. We can say that it would be physically possible to retain some greenway along the south and east edges of this site and make progress on the creation of a linear trail corridor. This could involve cooperating with the developer and possible granting some flexibility on lot sizes and/or other design elements. The proposed plan substitutes the park (Parcel B). This would provide a possible connection to the northeast. The Park Board discussed the project at its May 3rd meeting and recommended only a cash dedication. The subdivision ordinance includes park dedication requirements. Park dedication is $1665 per residential unit. The Park Board's view was that the proposed park is marginal land and can't be used for active park purposes. • • Fox Den Acres page 5 Utilities: Sanitary sewer and water service will connect to existing facilities in Fox Road. As of May 6th, the analysis of the water system was pending to determine if pressure and circulation are adequate for this development. If not, this project is premature. Grading and Stormwater Management: Stormwater ponds will be created in several locations on the site. There are unresolved questions regarding if the ponds will function as proposed due to high water elevations relative to surrounding wetlands. This requires geotechnical tests to determine ground water elevation. As of May 5th, we have not test data. The drainage design along the western edge must not impact the existing homes. Several lots are noted for "custom grading." However, we do need to ensure that the grading plan establishes fundamental grading parameters in these areas. Further information must be supplied. Drainage and utility easements will need to cover the ponds and stormwater facilities. Easements also must be platted along all the external property lines. The project requires the approval of the Rice Creek Watershed District. The District approved the wetland delineation, but we have no documentation of further project approvals. Existing City Easement: The project also proposes the partial vacation of an existing ponding and flowage easement held by the City. This easement covers most of the land to the east and south of the site, which comprises a large wetland area. A 100' strip (approx. one acre) of the easement would need to be vacated on the eastern side of the plat. This also would include triangle on the south (about 0.8 acre, within the 40 -acre area), and some narrow strips elsewhere in the proposed plat. This easement vacation is an issue because of the additional area proposed for development outside the existing MUSA and growth area. The vacation of the flowage easement would be necessary if the additional growth area is approved. The City looks carefully at requests to vacate such easements. We require that the applicant prove that the easement is not necessary and that the vacation will have no negative effect. The only reason to vacate the portion of the easement on the east edge of the project would be to provide for the additional lots outside the growth area and MUSA. On the south, lots can be created within the growth area with the easement in place, though perhaps fewer of them. It does not appear that the vacation is justified with the proposal as submitted. ENVIRONMENTAL BOARD The Environmental Board reviewed this application on March 31St. Recommendations are attached. The recommendations include pursuing a conservation development, with design flexibility, to facilitate a greenway corridor along the south and east sides of the site. • • Fox Den Acres page 6 PLANNING & ZONING BOARD The P & Z held a public hearing and voted to deny the application at its May 12 meeting. OPTIONS 1. Approve the project, including the four elements: a. Comprehensive Plan Amendment b. Rezoning c. Allocation of MUSA Reserve d. Preliminary Plat 2. Deny the project by approving Resolution 04 -84. 3. Return to staff with direction. (The deadline for city action is July 9. This would allow only the June 28 city council meeting for a final decision unless the applicant extends the review.) RECOMMENDATION Option 2 • The City's growth management policy and subdivision ordinance prohibit development outside of defined growth boundaries. The proposed plat extends beyond the stage 1 (pre - 2010) growth area, the MUSA, the Low Density Sewered Residential land use area, and the R -1 zone. The proposer requests amendments to the comprehensive plan and zoning map to accommodate the extra 3 -4 acres of development. It also would require the vacation of parts of a ponding and flowage easement. There is no clear justification for these actions other than to increase developable area. • Section 1002 -6 of the subdivision ordinance lists criteria for determining if a proposed development is premature. These include consistency with the land use plan, including the staged growth area boundaries. A project that is inconsistent with these criteria is premature. • We do not yet know if water service is adequate. If it isn't, the project is premature. • LOTS /UNITS Development Name Prelim Plat Phasing plans by year (lots /units to be final platted) year end 2002 2003 2004 2005 2006 2007 2008 2009 approved prelim. plats 2003 -09 TOTAL maximum 1029 Stoneybrook 103 51 0 2nd Addn 0 52 52 Century Farms North 249 56 65 52 43 33 249 Keefe: preliminary plat 1 1 1 Morton (minor subdiv) 0 1 0 1 Ravens Hollow 56 0 56 56 Haley Manor (10 new lots) 10 10 0 10 Crystal Cove 3 3 0 3 Millers Crossroads 152 22 47 51 32 152 Lakeview Estates (2 new) 2 2 2 Snell (minor subdivision) 0 1 1 Pheasant Hills Pres. 13th 1 1 1 proposed Justin's Preserve 1 1 1 Marshan Estates 4 4 4 Rice Creek Church duplex 2 2 2 Rice Church: Oakwood View 10 10 10 Highland Meadows East 2nd 18 18 18 Pheasant Hills 12th island 8 8 8 Rick Carlson /Rehbein lot 1 1 1 Fox Den Acres 64 34 30 64 Junes Addn 2 2 0 total 51 148 176 176 105 33 0 0 638 remaining of annual 147 remaining of 1029 for pre -2010 exceeds target of 147 by percent -1 -29 -29 42 114 147 147 391 1 29 29 0.7% 19.7% 19.7% 00 exceeds target by • • • RESIDENTIAL MUSA ALLOCATION 2003 2004 2005 2006 2007 2008 2009 TOTAL annual target 36.0 36.0 36.0 36.0 36.0 36.0 36.0 252.0 27.7 55.0 20.9 3.7 1.4 0.7 5.0 Stoneybrook 27.7 Century Farms North 15.3 11.4 13.5 5.4 9.4 Ravens Hollow 20.9 Justin's Preserve 3.7 Junes Addition 1.37 West Shadow Ponds 2nd Addn 0.74 Fox Den Acres 5.0 total 43.0 36.0 20.6 5.4 9.4 0.0 0.0 114.4 remaining -7.0 0.0 20.4 30.6 26.6 36.0 36.0 137.6 20% of 36 is 36 +20 %= 7.2 43.2 19% Memorandum DATE: April 9, 2004 TO: Jeff Smyser FROM: James E. Studenski, City Engineer j4 RE: . Fox Den Acres Attached is the TKDA review dated April 8, 2004, of the submitted documents for the proposed development. The following comments must be addressed prior to final approval given for this project. Please contact me with any questions. 600 Town Center Parkway - 9 1 -akes, Minnesota 55014-1182 Phone: 651 -982 -2400 • Fax: 651- 982 -2499 • TDD: 651 - 982 -2410 TKDA • ENGINEERS • ARCHITECTS • PLANNERS MEMORANDUM 1500 Piper Jaffray Plaza 444 Cedar Street Saint Paul, MN 55101 -2140 (651) 292-4400 (651) 292 -0083 Fax www.tkda.com To: James E. Studenski, P.E. Reference: Engineering Review of Copies To: Fox Den Acres City of Lino Lakes, Minnesota From: Scott A. Brink, P.E. Owner/Developer: Royal Oaks Realty Date: April 8, 2004 Comm. No. 12976 -002 A review for the above proposed development has been conducted, based upon the following: 1. Full -size and half -size Plan sets (six sheets) that include the following: a. Certificate of Survey dated March 10, 2004 (E.G. Rud and Sons, Inc.). b. Resource Inventory Survey dated March 10, 2004 (E.G. Rud and Sons, Inc.). c. Preliminary Plat dated March 10, 2004 (E.G. Rud and Sons, Inc.). d. Grading Plan dated March 10, 2004 (E.G. Rud and Sons, Inc and Plowe Engineering, Inc.). e. Preliminary Tree Preservation Plan dated March 10, 2004 (E.G. Rud and Sons, Inc.). f. Preliminary Utility Plan dated March 10, 2004 (Plowe Engineering, Inc.). 2. Storm Sewer Design Worksheet dated March 10, 2004. 3. Pipe Calculation Worksheet dated March 10, 2004. 4. Proposed Storm Drainage Area Map received March 11, 2004. 5. Wetland Delineation Report dated October, 2003 (Earth Science Associates, Inc.). 6. 2 -year, 10 -year, and 100 -year Drainage Calculations dated March 4, 2003 (Plowe Engineering, In 7. Proposed Site Drainage Area Map received March 11, 2004. 8. Existing Site Drainage Area Map received March 11, 2004. 9. Traffic Input Report for Fox Den Acres prepared by TDI (March 2004). General 1. The proposed project area is located south of Birch Street and east of Deerwood Lane, at the east termination point of Fox Road. The total property area is 50 acres. It is proposed to install streets, sanitary sewer, water, and storm sewer to serve 64 single family residential units. 2. Of the 50 acres, approximately 75% is upland or developable, while the remainder is pockets of . wetlands scattered throughout the property or portions of DNR Wetland No. 565P, which borders the south and east edge of the properties. According to the information provided, the Ordinary High Water Level of the wetland is 893.0, and the Flood Zone limits have been indicated on the survey in An Employee Owned Company ) - 9 2 - Affirmative Action and Equal Opportunity Engineering Review Page 2 April 8, 2004 Fox Den Acres .City of Lino Lakes, Minnesota accordance with the local Flood Insurance Rate Map. A ponding and flowage easement in favor of the City of Lino Lakes, corresponding roughly to the Flood Zone limits, is also indicated on the Plan. A Letter of Map Amendment (LOMA) will ultimately be required to perform the improvements as proposed. 3. Ordinary and High Water Elevations for the remaining wetlands on the site have been provided. The wetland sizes and water elevations vary throughout the site. The wetland boundaries were performed by Earth Sciences in September 2003. 4. A Resource Inventory Survey has also been prepared for this site. The site is generally undulating with mixtures of wooded areas, pasture, and wetlands. Soils are generally fine sands and fine sandy loams with the exception of areas of muck in the vicinity of the lower flood plain areas. The soils indicated are from the Soil Survey by the USDA Soil Conservation service. However, actual soil borings, including groundwater elevations have not been provided. 5. MUSA Boundaries: A majority of the proposed subdivision is within the MUSA Boundaries. However, Parcel B along with Lots 23, 24, 25, and 27 in Block 4 on the easterly side of the subdivision are not within the MUSA service area. Thus, utility services can not be provided to these four lots at this time based on current MUSA Boundaries. The Developer will need to discuss with City Staff the implications of the MUSA restrictions. For example, the location of a temporary cul- de -sac and/or other utility placement may be necessary. Also, Parcel C along with portions of Lots 9, 10, 11, 12, 13, and 18 are outside the current MUSA service area. The MCES staff will need to be consulted to determine if there are service restrictions in these circumstances. Grading and Drainage 1. A General Stormwater Discharge Permit, Minnesota Pollution Control Agency (MPCA), will be required in accordance with the most current requirements of NPDES Phase II and State of Minnesota regulations. All NPDES regulations and requirements in accordance with the MPCA shall be adhered to, including submittal to the City of a Stormwater Pollution Prevention Plan (SWPPP). 2. Sedimentation and Erosion Control must be enforced at all times during the course of all grading and utility work. This includes the establishment of silt fence around all graded and disturbed areas, and the sweeping of streets on a regular basis, and as directed by the City. In the event the Contractor does not maintain erosion control as required, any costs incurred by the City as a result will be withheld from escrows or other monies due. It is strongly suggested that a note be added to all construction Plan sheets (including grading, streets, and utilities) reminding the Contractor to address erosion control requirements be added to all grading and erosion control sheets. The Grading Plan indicates that wetlands shall be replaced at a 2:1 ratio per requirements of the Wetland Conservation Act. At this time, it does not appear that any filling into the Flood Plain is proposed. The Plans also must be approved by the Rice Creek Watershed District (RCWD). A permit application has been submitted to RCWD (Permit No. 04 -039, dated March 12, 2004). RCWD has determined the application to be Incomplete, pending the receipt of several additional items. All requirements of the RCWD must be met. Engineering Review Page 3 April 8, 2004 Fox Den Acres • City of Lino Lakes, Minnesota 1 4. Minimum grades and slopes must be provided and shown on the Plans as follows: 0.5% for streets (including curb and gutter), and 2.0% for turfed/non -paved areas including all swales and slopes. 5. Proposed house pad information, including floor elevations are provided on the Plans, including the City's requirements for floor elevations. The minimum lowest floor must be the greater of 2 feet above the HWL, 4 feet above the NWL, 4 feet above the groundwater elevation, and 1 -foot above the emergency overflow. The emergency overflow elevation and location is shown on some but not all ponds. In addition, it appears that at least some of the units do not meet the minimum 4 feet separation from the NWL. The emergency overflow information must be provided at all locations on the Plan, and the proposed floor elevations shall be reviewed and adjusted as needed. The Grading Plans shall specify that all house pads on filled areas shall be designed by a registered Professional Engineer (per geotechnical recommendations) and approved by the City of Lino Lakes. 6. The submittal of a geotechnical and groundwater investigation and report is essential for determining pond capacities and minimum low floor elevations. For example, the Ordinary High Water Elevations of many of the existing wetlands are higher than the lower elevations of some of the proposed NURP /detention ponds. This must be investigated further to assure that drainage will function as required. 7. At Lot 17, Block 4, it is indicated that a future retaining wall will be needed. A wall location and additional information to clarify must be provided. On the Preliminary Plat, drainage and utility easements along all property lines shall be provided per typical detail provided. In addition, drainage easements shall be provided around all wetland and detention areas to cover the 100 -year levels and provide access for maintenance vehicles /equipment. 9. At least three of the lots are indicated as "custom graded ". Additional grading information shall be submitted. 10. A Certified As -built Survey shall be provided by the Developer's Engineer upon completion of grading, certifying that all grading complies with the Grading Plan. This Certification shall be required prior to the issuance of any building permits. Final certification that the grading meets City requirements for adequate drainage and minimum slopes will be required prior to the issuing of building permits. Percent grades shall be shown on the Plan. 11. Storm Sewer System and Drainage Calculations: a. Existing condition computations are acceptable. Proposed condition curve numbers and time of concentration are acceptable. However, the discharge rates from the proposed 2 -, 10 -, and 100- year design rainfall events cannot exceed the existing conditions discharge rates. It is helpful to provide a discharge rate comparison table with the revised discharge rate calculations. b. The City Standard for storm sewer systems is the 5 -year rainfall event for this type of residential development. However, a 10 -year design storm system will also be accepted. c. Minimum storm sewer pipe .full velocity is 3 feet per second; 2.5 feet per second was used on the submitted Plans and calculations. Engineering Review Page 4 April 8, 2004 Fox Den Acres • City of Lino Lakes, Minnesota d. The following storm sewer structures do not have enough cover: 3, 4, 22, and 23. Streets and Trails 1. Access to this property is proposed from only one location, from Fox Road just east of its intersection with Deerwood Lane. This essentially results in a very large "cul -de -sac" or single point access for the entire Development. The extension of Fox Road through the property considers further extension to the north in the future. However, it is unknown at this time when and if such a second access into the site would happen. Traffic levels of service, safety, and impacts to existing streets and intersections shall be addressed to the City's satisfaction. Comments regarding the Traffic Study are provided further in this report. 2. A park and trail loop are proposed in the northeast corner of the property (Parcel B). The City's Comprehensive Plan provides for a regional trail linkage between Reshanau Lake Estates and Birch Park in this area. It is recommended that provisions for the trail link be investigated further as part of this Development. 3. The street layout as proposed on the Preliminary Plat appears to attempt to limit impacts to existing wetlands. However, some filling of wetlands is proposed, and mitigation will be required. As previously mentioned, the Plans shall be subject to the review and approval of the Rice Creek Watershed District in accordance with the Wetland Conservation Act. 4. Further details regarding the streets and trails shall be provided on the Plans, including a typical street section, pavement section required, street widths, radii, type of curb, etc., all in accordance with City of Lino Lakes standards. As mentioned in comments under Utilities, a Detail Sheet that includes all applicable City standard plates and additional requirements of the City must be provided. 5. "Islands" are shown in the center of the proposed cul -de -sacs. Such islands shall be permitted only if allowed by the City. Construction details (turf, landscaping, etc.), and long term maintenance responsibilities shall be addressed by the Developer with the City. 6. The cul -de -sac at the north end of the subdivision on Fox Road is not drawn per City engineering standards (92' diameter). However, it is recognized that this cul -de -sac may be considered temporary, pending extension of Fox Road to the north at a later date. The cul -de -sac as proposed may therefore be considered acceptable. In addition, as previously mentioned, a temporary cul -de- sac at the end of Fox Hollow may be appropriate since the properties (Lots 23 -27) are outside of the MUSA boundary. Utility Plan 1. It is proposed to connect sanitary sewer to an existing 10 -inch sanitary sewer stub that extends easterly from the intersection of Fox Road and Deerwood Drive. The rim elevation for MH 18 appears to be incorrect. Engineering Review Page 5 April 8, 2004 •CiiyFox Den Acres of Lino Lakes, Minnesota 1 2. It is proposed to connect 8 -inch watermain pipe from an existing stub extending from the intersection of Deerwood Drive and Fox Road. However, records indicate that this stub may be 6 -inch. The size of the existing stub must therefore be confirmed. Adequate water pressure and circulation into the proposed Development shall be verified by the Developer, as there is no loop or secondary feed available to serve the Development. 3. Notes addressing private utilities, and erosion and sedimentation control must be provided on the Utility Plan. 4. A note shall be provided on the Utility Plan stating that utility installations shall meet the requirements of the Standard Specifications of the City Engineers Association of Minnesota (CEAM) and the City of Lino Lakes. 5. The Developer shall provide to the City of Lino Lakes a copy of the completed Minnesota Department of Health (MDH) Permit for watermain installation and MPCA/MCES Sanitary Sewer Permit, upon completion of the Utility Plans and prior to construction. 6. Information shall be provided on the Plans showing the location of individual services for sanitary sewer and water, including stationing and elevations. 7. The Developer shall provide a televised inspection tape of all sanitary sewer pipes upon completion of the roadway and utilities. Any subsequent cleaning of the sewer pipes after construction shall be the responsibility of the Developer. 8. The number and location of all hydrants and gate valves shall be subject to the review and approval of the City Fire Chief. 9. Trench and roadway compaction shall meet the requirements of the City of Lino Lakes, including 100% of Standard Proctor Density for the upper three feet directly beneath the roadway, and 95% of Standard Proctor from utility encasement zone to three feet below the surface. As stated in previous reviews, it is critical that geotechnical information and direction be followed as construction activities progresses. It is recommended that a geotechnical investigation be conducted, and that a geotechnical consultant be utilized throughout construction. 10. The Utility Plan is incomplete with regards to storm sewer information, including pipe sizes, materials, slopes, structure elevations and inverts, etc. Details A Detail Sheet must be provided that includes all applicable City of Lino Lakes standard plates. Additional information shall also be included on the Utility Plans and/or the Detail Sheet as follows: Gate Valves shall be Mueller A- 2370 -20 with mechanical joints, meeting AWWA Specifications C500 -61. Valve Boxes shall be Mueller H -10357 with H -10361 drop lid, and extensions shall be Mueller H- 10363. Hydrants shall be Ah Waterous Pacer WB -67 with a bury depth of 8' - 6 ". Services shall be Type "K" copper with Mueller H- 15000 corp stop. Curb stop and curb box shall be Mueller H -15154 Mark 2 oraseal, and Mueller H -1300 w/Mpls. Top. Storm sewer details and standard plates (including structures and outlets) shall also be provided. Engineering Review Page 6 April 8, 2004 Fox Den Acres City of Lino Lakes, Minnesota Traffic A Traffic Report for Fox Den Acres has been prepared by TDI, March 2004. Because the majority of generated traffic is expected to access to and from County Road 10 (Birch Street), the report essentially addresses expected impacts to Deerwood Lane, and the intersection of Deerwood Lane with County Road 10. However, the report does not address the impact of the smaller percentage of traffic that will utilize other routes, particularly Fox Road to the newly completed West Shadow Lake Drive and soon to be completed 62nd Street. Although the traffic volumes in this direction are expected to be relatively minor, it is recommended that the report still address potential impacts. Regarding the intersection of County Road 10 and Deerwood Lane, the report states that the Level of Service (LOS) of the Deerwood Lane northbound approach will ultimately (year 2009) operate at a LOS D under the build scenario. Table 2 in the report states that the same approach lane currently operates at LOS C and will continue to operate at LOS C under the year 2009 no -build scenario. As a result, it is recommended that additional work on the Traffic Report be conducted to address the following: 1. Impact resulting from generated traffic utilizing access to and from the southwest. 2. Level of Service changes at the intersection of Deerwood Lane and Birch Street resulting from Fox Den Acres, and assessment of any specific improvements that may be needed as a result. Other Issues In accordance with City requirements, a Landscaping Plan shall be submitted. The Tree Preservation Plan shall be subject to further review and approval of the City. Memo: C I T 1 To: Jeff Smyser CC: Michael Grochala From Marty Asleson Date: April 7, 2004 Re: ,: Recommendations of the March 28, 2004 Environmental Board Environmental The Environmental : Board met on : March 28, 2004 and made : the following recommendations: Junes Subdivision: The North and West Edge of the property abutting the wetland should be planted with a native City Specification Native plant mix. There should be no importing or exporting of soils without City approval.. • Applicant should demonstrate there is an adequate separation-: between the bottom of the proposed pond and the seasonally high water table:. RCWD issues should be resolved. Request the applicant plat as park or provide a conservation easement for the remaining wetland areas on the plat.. (This is in a proposed greenway area and adjacent to City owned parkland) Motion by O'Connell, 2nd by Bauman. Motion to recommend approval with staff and Environmental Board suggestions, otherwise recommend denial. All approved. West Shadow Ponds 2nd Addition Parcel developer Mr. Richard Carlson tabled this item for having more time to set up a conservation easement with Rice Creek watershed: • Page 1 -9 Fox Den. Acres • The Environmental` Board recommended that this plat be denied under the current zoning, that this would be an excellent property to develop with a greenway corridor. (If approved than other considerations of Environmental Board and Staff should be looked at). The following recommendations were made :. Recommend this development be considered as a PUD and /or Conservation Development that would allow for variability in lot sizes and street widths. Suggest that the developer work with the Saddle Club site, or look at purchasing the Saddle Club site, for developing together with the Fox De n Acres site, so that the two sites could be planned concurrently. That the proposed NURP ponds and infiltration ponds be evaluated for adequate separation and filtration to the seasonally high water table. That the developer works with staff to identify trees that can be saved in buffer areas and designated clear areas. That the development should .allow for the creation of a greenway corridor from the South West comer to the South East corner, and up along the East side of the property.. No soils should be imported or exported without City approval... Soil protection areas should be designated and fenced off. Rock entrances should have additional stockpile of rock on hand to top dress entrances when initial rock entrance fills up. Storm water from roofs and back yards should follow some sort of a designed • treatment train before water flows into existing wetlands. The developer should be required to use the City native seed mix, in 'NURP. and infiltration . pond restoration- work. That , the .. seeding of , these ` areas be accomplished with the services of an approved contractor that is knowledgeable in native plant restoration. That the developer be required to hire such a native plant contractor to manage the restoration areas fora minimum of three years. •,Page 2 -99- Iy, \. NlAO • rim HALLS • PPE 11111111r3ESSImami ''o m..741747QOrOa� MC 1ii1IU111 • -t.J • JAN. 1987 MAY 1988 .AUG. 1989 FEB. 1991 FEB. 1992 FEB. 1993 MAY 1994 REVISED NOV. 1994 REV. JAN.1996 REV. . JULY 1997 JULY 1998• AUG. 19.99 SEPT. 2000. MAY 2001 2002 REIT. :REV. REV. • REV. REL. • MAF IES OF • PROPOSED LAND USE PLAN (DETAIL) LINO LAKES COMPREHENSIVE PLAN • Low Density Sewered Residential Low Density Unsewered Residential ZONING MAP DETAIL -102- PROPOSED LAND USE PLAN WITH GREENWAYS (DETAIL) LINO LAKES COMPREHENSIVE PLAN • • 1=1;REt..11" 1INARY' PLAT OF. FOX »EN ACRES J' 1•\ •i + -=��•. `'" /e_.. Al& Mr= OAKS AMITY &VIM J DID'd£YAILf .41`. l i t �a r ROW c TEST MEWL- 16.4-41"3-i514 — - -- 119f5i?I•Y f1 11J,� ww•a,c mm.y'�______ WYw1...i..i O. Mo.w. PO ZcitUa '• M - oo*StlCMJMR AbtlY �.'LT ..Y..KYA...I WE LFI :'1-- -.. 7 - p_ NI KN. t .Lt. • ant ...v.* Y/..411 - s11n..e.n 11r••`�Y1/. (awl - ....i..1 Ae. C.1.4 - 40.H U A.-ev A... _J..14 .CUw./ Y ■1y•Ao-6i .,..r tom: _��,�� YArti ,o - M. 9w. M AO *wan} I.. SOI AO wm ra. �00 Yaw. laa w_..a".A.P. .1Ri17.S A1.1•.AMR21 Mal MOW 80111 1 " lwrw 0.w, Owl ar Mamma( Maim M1.a 11Wb.wA Y.Y- .►.n�.rbf J.faY.‘ Me thaw m..64 prr �.. forte p��� Iti•M M K.+r! I. iv •l ..r. Rot YE fQ" WK.s..a., Emaym, AKan aemb l•. •''� 1w1MKaW..�F.1a J/.a. • Jrlw iM W A iw.rl M. Nom. ooso. Some ad.. NO root* IN _.�._ w4•1111 L Y Ysa. V• AK o01 A:IR MI • ama sot to aV jiVr.0 'J ^ 4-1 10: �.f '{ i . ' sw1•n914a AYa1r ZIA 362 rYlw _ r M, le f1 Mow iv Y0 A0 OAR . Y.0.11••Vy PM R.i t it n1lVYUt rm... MmtL..glb• 4.61.4•04. bF Id }14-11... 0. 1.-OL v-n-w r=. w ,L 1s % Ole es.8.d4 Mar 1W bow. 1nY..s f— I A.aJ o v r - sink - Iq.l • E .•A1.! 4.1 • - NOM' • W C 4 11. t.W. Ow. Away. • mema.moro IN Ma Oa. rwF,..e1 ahem A. 0 t -- 9 0 0 0. CERTIFICATE OF 5LiRVEY OF: FOX DEN ACRES Q- POE ROYAL OAKS REALTY (OWNER & DEVELOPER) I0o0 O WTY ROAD S. WEST STAY I O Q PHONE: (65 NN 55126 PHONE: (65iJ- I83 -55lR D952'21'W ya""'7y e J 1100.9.341 1100.9.341 51Im r �rr1 • 546.mm0 H us.eeern s j .. m+em.a Al8510'22'W 0. .1307.07 s89'52'27•S. 450.00 39.61 00+00 PARCEL B `gL4 ^, ZONED R _ /� / -x_.2 6.79 004300 `•� � -�:.'Q ,[- 0> • -a. 4:= 1 41��' z pl `. `-.. ♦ N. y / °RAMC SCALE s_ _.r- war VICNTY MAP P091901.59C.33.l.R. ;MME ©.; 6 P':_ 0 - 0 0 _0-0, 0 p 7. Pa 008 SCrilt, TLE PROPHLTY CESS 120% Dm Nara.. Amtir as the xum0.4 Guon. of 5.1m 33. 7.,..• * v. r.5. 72 Mo. Co u.tn 6 u of Me .... a .a "°M:a6 a 0.4 "er tuo g am..o. w ama rot a n .sww 01411.1 r•a.9R. .„m tr . or� .f fi 1 e.0..0. mmm of xR. ..tar f x or Hi ms Coat rar ma:aa i2*fet Bdog•e. uKno. ox xa. .. m n ..n Sms .oe m .t m Mt e e t as sold Coat; 910a°wbw e r woa 0m owu n .M. . e T tet „ea r ° >am.. . . •.w ..•t x... wt...x Pavel at port of u• sa,r..rt Gunder of u• Nerl rest None m *.7102 u. r.mrtap 0l. .roSaUST. l .opt County. North. n° Ov ner w ss..0 s at s 111 earner ..me. smt mer.rw e..u. a.re u. a.r R"".a to s =st x.0..01 06...r R..34 0.0 s of 40 6"• h 0 i22 doses themes 0 ,,0 w u. em I9 .m..u. 57 tot .. hence .0Mot°. eo a.... *ate. .tance of _m.61R1 at a sera e.... MyN7 ere lot m e•gN T a,.atm 28 Neat Wong erw.m et 722.37 1.1 i• el 35 sew.. Met the we•10 *.t thence Ne • miatn 21 °ssi.een a Wert tWe. solo °..t Kw 310. ell pa.l�of 0.11 Fq MOM • Oenelm SN 1/2 FM. by 10 i.a am Py. M.aai x • 0..0202 reed .on . 253aa Orioles Calmly Coat M 1 0.notes renew Praia. . L- 0 a:_.r764 .Ixbx,1%.;1 7.00 Llovedory Awe s 2.10036 (00.0 Aram) 6101 Ward ns 0.002.407 (MN Aom) rota 0.Ram . 517.510 (11.6 Arm) Omnam arc . tarred re Earth Deno. 6.15e of 04°0.'.5 N RN a.P. _.. _.. _ prppaa.e LONA le w saturnine 1. FE. at .... CZM omam 0,awp. atea 100 non Aral Area tom. MIA Maps ,pow 59sil -rm> a am CNyy`at meal Lakes tun ` tea. .1046 0a7a0a�a� - truntl70 (sent. tss !or *wraap. >l Orly overuses wa err earner .eam an Ow Wat. f 103.063 sq{ Ft. 2.37 0o-n5. vParrra afie09.001 renal - 5990004 0 .met roe Rmx0F Hasa. Para, zJ w n '0_000 Malta - e°�"r. Leo.. 1..M a ...Is ,wd a. Mamma/ mm Mal MO, r °`'�' gi o w. m�piv "I Iraral°. =:1i"0p.i MOO R as an Rua a/ Mans e..r wed.. 73NN - Rawl A is Ian. 00*4a mN Pare. 9 a.J C la a =1.� 14 - Panel 0s ••a 0 proposer l Au° Naught into Sy F6 we . rm. ere >es 757...t- 2a -a1. - w ..ea as M. .aim:.: 0039, �.-a2.a m 0.A *.a mM ..w r..-, �5180 LE TOM A'.000426 NE. CIRCLE PINGS, HV. 59014 -0608 • RECVMD (t \n 1 1 2004 CO OF LINO LAKES 1■189761?2r1i, re'1:41%. Na9.49.3rE vicivrr MAP manner ses. M. t8eZ�Cfl GRAPHIC' SCALli ANOKA COLfier.MbeeSOTA P91.1.0 SCALD 'Istrw!" • stU, ' 0 mmges twly one Iran Hommel Form. Um per bred Mete Oenetee bbelabe es Oefinealed by Earth Spence by teibe Camervernen Sas. See Send Se, Sue, for deberbel. of 4pos. Dena SW /pa from Sell Survey ' PRESS. IMO Bond, Amy e 2,177,918 (500 T.., Worm 1.262.427 0116 now NOM* - 510.519 (11.0 Amvs) • 1,14618if. ...1S0 740 AlOk/Cif pPE5 es .0.:4123 agc ?: 3 RECEIVED MAR 1 1 2004 CITY OF LINO LAKES EENC:Httl 11,7 MI HO/. et lbe Nareferebt corner grluiper2., end Hay Prfve. - en* ore en NAV abet. - beet Its by Fruo. (650-824-01146.781. 6-19 a 2040 646.tr54pr2.38,1 50 782. 2.m.419.1 7 Dia, lift implore 21.76.2. - Grodf. P. end nom*. Stan, far Np.bgle atesacleria. - • Orseareel •• 5;2 RED • eC/Ne. INC. IMO LaxiNGT••• AVENUE NE. AM — ----_CIP-CL.WPINESJIN.3501<-3029 /1.,311,1,416-4001 InmeLem0. e7.414=8.rs...= :dm a fm sfa. .r /LP 98888429834448..52261.. ). - 1-- N09.50.21"V ( .-4307.07 FREI-11'11N OF:.,FOX DEN AC, FOR ROYAL ORES. REALTY MODER) 1508,0710MITY ROAD E .- 71 1t15:?: SaD52'ReE 5g151)-8311 450 ` NB9E2'21W - 54806 / \ re- s.ohsy 31- 1.00/ e• roams gamma arm FAT -e=441-f. • • • . • •,„: RECEIVED L. R 1 1 2004 a c) F LiN0 LAKES V 1 '2' NO/Lie ....daer.156 A_ 5)75519l5. 75 • *21. .• ". 74). • - NOTES, • - slum* ann on NAII 113 deb. - Ccnieur, ore of 2 feel iderezie. - 81.1 1..0 y EC Rua 50n2 - 11.1181,0010.5)20. =mg.. 8, 9-24-0E - ropey-awry pearled by AlerldAva (.7)-420-0606 ea 1,17-01 - tan Inn, commitment by C1.00 laravenee Len.. 4 . .;) 1. tS:4 1 --_1 1,; T 1-- • .., .. -, t' ; , ,,,,---- 52.e.it.174-SON5 , INC. .-"' 0. Fe L / ', --' ..1.-,.-- ,...-., , -pi slam LEKEIGTONAVIZAILIE NIL \ -----..._aaRcILEI PINES. ral. 65014-362p 51391933W Jot ...Aswan, C". MiOnre-ERQBMELOgigae:Mta renenawn‘nanocnnolnannannecccownonce.....nsonmon tuna.. am. as *area ern. el sawn 13. roarer • • • - zgme - ls 0-1 - C ore Zoned R. Rec.. Oreerbeerr kr "Weer 9 and C 9-1. - A fa, roll. E 1. - rota Plat area 90201.! - Upland Ai. - .111 A., (79. - 6.1 Roamed Aviv font/ Ws - 5091e F.. Lek 36.01 Au. (716220 - Pa* e• Ste Acres ()8.. - 009 05.5 0E104 - Arer. Lei 0.97 acme - ownsify 1.28 Lals / .e - to la. Publicly Mar. LOT AREAS/ 12.1 A .00 reel Rear 20.00 . Sfee moo (m) - Soo reel 40,4 ter A. • ELMO R. 0.1.2) Lei Day. i.00 .1 Lai WM .00 feel Lel 1.1. 100.00 (...1 LEIrPal 1/2 IT Ad, tred ty .Ar. 25401 ihne. Lear Men leanurnent Oenbles Aerld Mao. .1=1,7 ErslingE. pecZLIP we . Deneres Welland beefed by Eurib - 1.20. Ed.. a WeVana by Ea. Senn« be Dr■Zsc'otnntrallfrti=1"". trk E 0.6* %Pl. PP Arse r":9;:;17 :Ur en:14= MercIZ". cm. so. P.N.. 91.0005101 .- • - Permed to be. mewed WI. loc FON 0. ACRES plot tne trinTrruild :""Y f3gLCIMI.! 11.1.1 el Ins ParPoreul comer eivin=Ver.O. 7 -VCV.Er-M Frent9 MC. 93. WV. ARM TYPICAL AA.90 eL;;;I:LeA,.,;;;12 • 5 he A re010, Wear mare. brecatea. and .0.9 lot a. nor end 10 leer P. old. and eratereng street rhea as rhe r. flrarnebe and Ofiery Oa easensenrs la be dedavred own. LEEL rmials v. Pon. wee; .10 leel on alrer elds stm..andary. a. *0 wit. pub. P/Ks. or re be det.f. upon line sas deaf^ M.E22:1P - 75000 0910099 Lew 17.1. E.. 09112 - Per. 0 C gelded Rurer - 5.500009 and C 10 1*! Oen. Single re., A. yid& Op. 25.10- 0 55A SCALE 'i� CLLQ N89.52 ;EP ,.,;1307.07 C.7K4.11JtJ OF: FOX DEN ACRE Q FOIL ROYAL OARS ROAD DEVELOPER) f0o0 COUNTY ROAD ® - SUITE 750 p SNOREVIhT A3 12 PRONE: (661) -eR3- 0e: 0 7400 tzit �� 741.( `h , gip. Q11 Q, J p 0 O PROPOSED HOUSE PAO I.FORM471014• . e... +o a..AnAe.ow11 \am t't ✓f EgQPOSEL MMAN)Eil. - 32.594 el of wean WE *I 4'•D Mi1F' REUREW R' a k • meln - 29 ..74,0.00,1 ,epu0ee (643920) 12 ..ale 0020..05.6 R2000su , wen_ANJ Mnq,Alrx3 - 21 .eplecO..ml .. 42.2 (65.359,0 ComM1I 1_ - Pub. s. 2w Gw02 70770004 Mee) ° 20.0200! tale 9.3555,.. SNp. n Moir 74,070080 (PE) ° 342700 Atka nM 0220.7072 S4 6 oM.epbeemml 74.574000+ MEN. .1.1fen - OEPOIES PULA. ILL AREAS • _ ocxOrzS IIEn.w9 Wne.non (NEC) oflb1E5 9E5A10 SNEER AREAS 0,C) MA al Mx6 PLAN BY EA/1171 SOME ASSOCIATES RECEIVE() ( 1 1 2004 CIT 00 LINO LAKES Pe a11 b lteh;.M • .solve bend ma.menl Denalu [ EE Cue/ Iran Monument .x ) 0emAlhW leeefed by Emlb Ihrolee EE9e of 2e1.0 IxWN mOut. z 2 hwl aanlaui r.Ial°aempleY br xehrA,.d 9MEHW _20 Denotes Salbsek Woe - '‘'.Oeneles M 0w per aerial photography 0 Denote. .x Denote, Imposed 00,00 "Wed lot °"°''w T c9,e .,meand e5 fence Denotes Premed stem. Lme Denotes MO Enure Easement <P2 oue.5n. (20 E) Oe.ples xz bn f deinege OG4N0 E 5 OOUrr n JL Betg 5 lee! x .x14 bdes, nlhs.be Indbm.4 and 0 m1 Mdrenereedpn6q ,heel :a. • 0r 9e r��ITly ep,00 b to he ddedlealed our. ,Ide el d (0.5 a0n edlr,: r .040 20 n,4 Var., Wblle 814'. o I was a deny.. Ehnen, Calf... nine..SCE ELUSIONS BY OCSLWVIZON 109 AMPS/ Fwl AVIV yy.. i Iesi(haerl Iof 0 01 1. lL, 11(upaM) b1 x.sh fat. (evens) M2DOE - 9emF91 s.m se en PAO 93 ealmn - Contours M daletai edby EP. Sue h Sons Ina (>53)- >e5 -S. m n -4,-01 comale.ee by Este S4Amce Inc (251) -92, -5200 oe 2 -22_01 - �oplry.mMeee e, xe5hse (763 }420 -9509 an 12 -17-02 - survey we przorod tarn 1ele Cemmttmee by Ch.., tale le.eaeee Cenwmy - Webs. Ce nerwlbe Easement le W. ter meiet of ponds end Am. PLOWEdNG,f2(_.E I c fVC cm, psors Ime .95014-3623 Aae OAO -560 w ms -tan fTON . VE4UE NE. - ' - - - - C I R EE- P I I ` E S N31050 00014.362- (9157.50 727200729) In.en .m.o Ave A .e. ms q brevet gel .7044 sen w Mot aav CE]2T-ICA9n4 re lets amy OA p^ . Ar eew.M 0 22.601 .5 Aiy f )rn ale 21 07 E4 Wnwn. .25901. r m=..lI'"1- 114,ca1'<T TR !'RE5ER VAT 1ON LoAN. OF FOX DEN ACRES FOR MEAL OAKS REALTY (OWNE�PEFJ 1000 �oONT)' ROAD E. WEST S1f)TE 150 P HOR6.- (0 -Z 5.5128 PHONE' (651 }483 -5518 Nnpw- r A189'52'21 "W 1307.07 5189'52'21.W 546.06 t) r, t2: _y�• f:. 4 RE ) !WI) MA ° ? 2004 TY Or LINO LAI(P5 CRSPIRC SCALE VIG.TV MAP .30. CON, fase+ESOTA NOT TO PC.e. ';„—„t= ,w.V °: ^`loa 9. aA 14betteomn9 Nee proles r lone. Swa a b pe s. sat 6.,./Ithe sal reran fence N ,xwnm eN NNer lln IMee l ,Nm w.. ol.. (wew .. �„. b„ ow.ke in OM' n44,9 a pre.. end repto<.`4 4, dtsturbed pet S.eiim 10044 Le 6, to Fn. the (4. sone). J1 Slle lo 44 Added. Av w.s dm,. Mg wall, ,e be Rented per S.. toes. 4) 9* 6.... J`emnp r moan` • by 14...144 w u.e w me.ey er Mptlgry pmmit - S) Purl Aedbg p1ecedor.0 b 63o, Seth. ,009. Yn 9rodn9 prmN. e e w s .. R n:n.47^ _0, Deno. fence County bon Monnerrew - Denotes Pell.. ma Oepnen,ed by Eerlb Science Denotes Rae a•or^9 Zone w.�•. 0,4, 4..4 Are L. pee A .:f TRE°a0ETAII meee. •mr 0:111hT"`.nd. 1. a11:,,T e! Nees by Nu Me Cmprwy SPCC IN 5L- ) Total Boundary AREAS 3 _ x49,.990 (540 .4.,) Tel. 0Pa 4'. ,.bairn Pa* Acre:) Telw valrme a 54143,9 (II.0 4v..) —Cosa Aso 4,45401514 u.: ORM •ben '0140 .1 WWI NeXtereALeenter - 544.444 Nan rem N4pdwb.n igaEa 1 San Ise..- rnrbru an re. 44,4 w 2001 — Ada w. iii a a.w. �Awp • - 544. 444444 — 5« dn.d.a Man we GnMwl..r SoC ..yII w nye.. d,e rcledela mwp ploy :ice:AmY.°° " DANAT mw PO new 114 �,.e..r 06_YJi PRELIM! LrTY PLAN FOX ACRES LIN ES, MN POND 3 — V.' PLOWEL9VGREERWO /VC [mar }WM. IAAA. GRAPHIC SCALE RECEIVE° l'AAR 1 i Z004 CITY OF LiWO LAKES • VICINITY MAP 77.5....rrze.... rorn.....mereemw rem et 117=10091:14.10.1.1.17.9.1 .17.7' rweiriVE417477.111fV241'ore"Waree LEGEND: 1 Denotes Erls1110 Soon,. Sewer Denotes EMslies koMPP011 Ilmotee 01•109 Storm Donates Proposed SeeItory Sewer 5 —1— Deno!. Mope.. Welarmain 5 Derwin 513,13 7 • Denelee Sanitary Sewer Porthole a C oe.we 0E5919 9 0 Denote: Vroler 0033 Off Wm 10 0 Denotes Col. 0313t 11 4 Denolee Storm Sewer Apron 11 • Demolee 111p-Rop IS 0 Denotes 510011 Sewer SPocture enIEPARED FOP 111003. ONCE FEALTY, INC. CVAAVII 03 (30011 RIM 750 SM1CREHLIg A,T,36 "MA, 405-5078