HomeMy WebLinkAbout2001-091 Council Resolution01-91
Council Member O'Donnell introduced the following resolution and moved its adoption.
CITY OF LINO LAKES
RESOLUTION NO. 01-91
RESOLUTION APPROVING THE PRELIMINARY PLAT
FOR HIGHLAND MEADOWS 3rd ADDITION
WHEREAS, the City has received an application for preliminary plat approval for
Highland Meadows 3rd Addition; and
WHEREAS, A public hearing was held before the Planning & Zoning Board on June 13,
2001; and
WHEREAS, the proposed preliminary plat meets the requirements of the City's zoning
ordinance and subdivision ordinance,
NOW, THEREFORE, BE IT RESOLVED that the City Council of Lino Lakes hereby
approves the preliminary plat for Highland Meadows 3rd Addition with the following
conditions:
1. Any existing structure not located on a proposed lot within required
setbacks is to be removed at the time of final plat approval.
2. All grading, drainage and utility plans are subject to review and approval
of the City Engineer. -
3. Outlots A and D, minus the area of land necessary to replace existing park
land lost with extension of Arlo Lane, are dedicated in partial satisfaction
of park dedication requirements. The balance of required parkland
dedication will be provided in the form of cash fee in lieu of land as
prescribed by the Subdivision Ordinance.
4. Outlots B and C are conveyed to the appropriate landowners for access
and a buffer strip, respectively.
5. Comments of other Commissions and City Staff.
Passed by the Lino Lakes City Council this 9th day of July 2001.
Johp/J. Berson, Nbyor
E T:
iger, Deputy Cler
The motion for adoption of the foregoing resolution was duly seconded by
Council Member Reinert and upon vote being taken thereon, the
following voted in favor thereof:
Bergeson, Carlson, Dahl, Reinert and O'Donnell
The following voted against same: None.
Whereupon said resolution was declared passed and adopted.
Environmental Board Comments
Highland Meadows West 3`d Addition, Preliminary Plat
The Environmental Board made the following comments:
• Tree Preservation Plan numbered, no species indicated. The Environmental Board
requested a complete inventory.
• The Tree Preservation Plan is a Tree Removal Plan. There is nothing the developer is
proposing to save that is of any value.
• There is no conservation consideration to this subdivision.
• Historic oak savanna and oak woodlands can be preserved by building a different
type of house in areas where oak savanna and woodlands exist. Walkouts, from a
conservation consideration, are inappropriate.
STAFF ORIGINATOR:
CITY COUNCIL
MEETING DATE:
TOPIC:
ACTION REQUESTED:
BACKGROUND
AGENDA ITEM 7-B
Daniel Licht (NAC)
July 9, 2001
Resolution 01-91 Preliminary Plat
Highland Meadows 3rd Addition
3/5 Vote
TSM Development, Inc.has submitted an application for a preliminary plat entitled Highland
Meadows 3rd Addition. The subject site is located south of Main Street and west of Lake Drive.
The property is planned for low density residential uses and is zoned R-1/PDO and R-1 Districts.
The proposed preliminary plat is a re -plat of a portion of Highland Meadows 2nd Addition and
incorporates an additional 25 acres as part of the project. The Highland Meadows 2nd Addition
included both single family and townhouse dwelling units in a subdivision based on coving
design principals. The present application includes only single family residential lots.
The following analysis is based upon a review of the following plans revised as of June 19, 2001:
Preliminary Plat
Preliminary Grading Plan
Preliminary Utility Plan
Tree Preservation Plan
ANALYSIS
Erosion Control Plan
Existing Drainage Map
Proposed Drainage Map
Details and Notes
Project Data: Site Total 33.39 acres
Wetlands 0.74 acres
Upland 32.65 acres
Right -of -Way 6.53 acres
Outlots 0.94
Number of Lots 70 lots
Gross Density 2.09 units/ac
Net Density (Upland Only) 2.14 units/ac
Land Use and Zoning. The subject site is guided for single family residential uses by the
current and draft Comprehensive Plan (1-3 du/ac.) and it is included within the current MUSA.
Consistent with the land use plan, the subject site is zoned PDO/R-1 and R-1 District. The PDO
Zoning was applied to the site to facilitate a previous subdivision concept based on coving
design principals with flexibility on front yard setback standards. No such flexibility is being
processed as part of this subdivision design. Single family lots and uses are a permitted use of
these Districts.
The following are surrounding land uses. The proposed subdivision is anticipated to be
compatible with existing and planned uses in the area.
Access. Access to the subdivision is provided via Marilyn Drive from the south and Arlo Lane
from the west. Traffic from this neighborhood must use these routes to reach collector or arterial
streets due to access limitations onto Main Street to the north.
Local streets within the preliminary plat have been designed with a 60 foot right-of-way,
consistent with the Subdivision Ordinance. There are three cul-de-sacs within the project,
necessitated by existing development and wetlands. The cul-de-sacs have a 60 foot radius as
required.
Blocks and Lots. The subdivision includes 70 single family lots with an average size of 16,150
square feet within five blocks. The subdivision Ordinance limits block length to not more than
1,500 feet. The lengths of Blocks 1 and 2 exceed 1,500 feet, due to existing development,
wetland and drainage areas, and limitations on access to Main Street.
The R-1 District minimum lot size is 10,800 square feet of buildable land. The lots have been
modified to provide for a minimum of 10,800 of upland per lot.
Lots within the R-1 District must also have a minimum width of 80 feet (100 feet for corner lots)
and minimum depth of 135 feet (145 feet for double frontage lots). All of the lots meet or
exceed these provisions.
Existing Structures. There are four existing single family dwellings within the project area.
The submitted plans do not identify those that are to remain or those that may be removed. The
proposed subdivision design has been laid out such that each dwelling would be located on an
individual lot within required setbacks. There is a detached accessory building in the area of
Lots 2 and 3, Block 1 that must be removed as it overlays lot lines and encroaches into the right-
of-way.
Natural Features. The subject site includes several large stands of trees throughout the
property. A tree preservation plan has been submitted that indicates trees to be protected and
those to be removed as part of the development. Trees to be preserved are a large stand in the
Highland Meadows 3rd
Page 2 of 4
Comprehensive Plan (Existing)
Comprehensive Plan (Draft)
Zoning
Site
Single Family Residential
Low Density/Residential
PDO / R-1
and R-1
North
Single Family Residential
Low Density/Residential
R-1
East
Single Family Residential
Low Density/Residential
R-1
South
Single Family Residential
Low Density/Residential
R-1
West
Single Family Residential
Low Density/Residential
R
Access. Access to the subdivision is provided via Marilyn Drive from the south and Arlo Lane
from the west. Traffic from this neighborhood must use these routes to reach collector or arterial
streets due to access limitations onto Main Street to the north.
Local streets within the preliminary plat have been designed with a 60 foot right-of-way,
consistent with the Subdivision Ordinance. There are three cul-de-sacs within the project,
necessitated by existing development and wetlands. The cul-de-sacs have a 60 foot radius as
required.
Blocks and Lots. The subdivision includes 70 single family lots with an average size of 16,150
square feet within five blocks. The subdivision Ordinance limits block length to not more than
1,500 feet. The lengths of Blocks 1 and 2 exceed 1,500 feet, due to existing development,
wetland and drainage areas, and limitations on access to Main Street.
The R-1 District minimum lot size is 10,800 square feet of buildable land. The lots have been
modified to provide for a minimum of 10,800 of upland per lot.
Lots within the R-1 District must also have a minimum width of 80 feet (100 feet for corner lots)
and minimum depth of 135 feet (145 feet for double frontage lots). All of the lots meet or
exceed these provisions.
Existing Structures. There are four existing single family dwellings within the project area.
The submitted plans do not identify those that are to remain or those that may be removed. The
proposed subdivision design has been laid out such that each dwelling would be located on an
individual lot within required setbacks. There is a detached accessory building in the area of
Lots 2 and 3, Block 1 that must be removed as it overlays lot lines and encroaches into the right-
of-way.
Natural Features. The subject site includes several large stands of trees throughout the
property. A tree preservation plan has been submitted that indicates trees to be protected and
those to be removed as part of the development. Trees to be preserved are a large stand in the
Highland Meadows 3rd
Page 2 of 4
southwest corner, a stand in the northeast corner and a small stand in the northwest corner of the
property. All other significant trees are to be removed from the central areas of the property as
part of the grading plan and development of the site.
The existing conditions sheet and grading plan identify a 0.74 acre wetland in the center of Block
2. This wetland area is not to be disturbed as part of development of this project. The wetland
will be included within a drainage and utility easement that also covers drainage ponds adjacent
to the wetland.
Grading. The applicant has submitted grading and drainage plans for the proposed subdivision.
The grading plan is subject to the review and approval of the City Engineer.
Parks and Trails. Outlots A and D are proposed to be dedicated as partial satisfaction of park
land requirements. Outlot A provides a desired trail corridor from Main Street to the
neighborhood. Connections to the park abutting the southwest corner of this parcel will be
provided over the local streets. Outlot D is land dedicated to add to the existing park.
The amount of the land required to be dedicated is 10 percent of the gross area of the plat or 3.37
acres. An additional amount of land must also be dedicated to offset the loss of existing parkland
caused by the extension of Arlo Lane to serve the plat. The area of Outlots A and D is 0.72
acres, from which the replacement park land must be subtracted. The balance of required park
dedication will be required to be satisfied in the form of a cash fee in lieu of land based upon the
formula outlined in the Subdivision Ordinance.
Outlots. The preliminary plat includes Outlots B and C, in addition to those being provided for
park dedication purposes.
Outlot B is a parcel of land fronting Street A that is intended to provide access to a land locked
parcel to the south east. This land locked parcel is also intended to have frontage to 79th Street
via a reserve strip that was to be dedicated to the City. Staff will need to follow up on resolution
of this matter.
Outlot C is a 0.07 acre parcel of land that abuts the expanded park. The outlot is being conveyed
to the abutting property to the east in order to create a buffer between that lot and the park land.
Utilities. Water and sanitary sewer are both proposed to be provided to serve the single family
uses. Sanitary sewer and water service are shown within the rights-of-way. Storm sewer
facilities are also shown on the plan. Easements have been provided at the perimeter of each lot
and over all drainage facilities. All utility plans are subject to review and approval of the City
Engineer.
Environmental Board. Comments from the Environmental Board have been received and are
attached.
Highland Meadows 3rd
Page 3 of 4
RECOMMENDATION
The Planning and Zoning Board reviewed this request and they recommended approval of the
application subject to the following conditions:
1. The preliminary plat is revised to align Street A and Street D, subject to review and
approval of the City Engineer.
2. The preliminary plat is revised such that all lots have 10,800 square feet of buildable
area, as defined by the Zoning Ordinance.
3. Any existing structure not located on a proposed lot within required setbacks is to be
removed at the time of final plat approval.
4. All grading, drainage and utility plans are subject to review and approval of the City
Engineer.
5. Outlots A and D, minus the area of land necessary to replace existing park land lost with
extension of Arlo Lane, are dedicated in partial satisfaction of park dedication
requirements. The balance of required parkland dedication will be provided in the form
of cash fee in lieu of land as prescribed by the Subdivision Ordinance.
6. Outlots B and C are conveyed to the appropriate landowners for access and a buffer strip,
respectively.
7. The streets shall be allowed to be constructed with a 28 -foot width.
Since Commission review revised plans have been submitted and conditions 1 and 2 have been
satisfied. The attached resolution does not include these two conditions.
Highland Meadows 3rd
Page 4 of 4
14. igiatiiet
„am,
tfiga,„(4. NMI
111110:
SION
T
14
UM;
ESTIMIE111111MI
1111111111111191
saismi6_
•"'•
I
Jth, •
fre
h.
NCC L1_IvV1
VV
T
4111 ANNUS
Rid
I 1 1 I 1 / \v/
1 1
L 1 J L__�, iv._ --\\
F--I--F-1--T--1-'7'N\ \
1 1 1 1 1 1 1 \\ \
I I I I I I 1 \ \
I I I I x; ^.I„vC
SCI r
1 II•.�_JI 1
MRCO DUCK 1R.
D
z
1n
P1
m
m
n
I IJ
(MI 3DVNIVIIU DMLLSIX3
NV'Ia 1011,LMO3 NOISo1I3 9
NV'Id NOLLVA1iasaud asu
I 1
1 11
IL�
1 1
1
Of P A
NVld NOLLVAH2S Ud aZ LL
PRELIMINARY UTILITY PLAN PLAN
NV'Id DMIQYUD A2IVNINIITE3 Jd
SMOLLIQNOD
malls a'LLII.
X [NI Iaais
SEL1`,1,I7,i'l
y./v � /1 11
\
\
111\111
1 1 II . I
1 1 1 1
y ./� I 1 I I
S3Wirl OM, KLIO
HIGHLAND MEADOWS WEST 3RD ADD.
UNO LAKES. MINNESOTA
TITLE SHEET
TSM DEVELOPMENT
222 MONROE STREET. ANOKA. MN 55303
I hereby certify that this pan.
gaddaaUan or report an
prepared by me or under my
duralpervleia^ d that 1
o duly Registered and
Engine under the tars el the
State of Minnesota
Dale Reg Na
10
2
0
z
F.1
cnw
cn
CD
ZZ L6-9LS (£9L) :XVJ
N
0
z
O
P1
PI
.71
NW `V>IONV
H
cn
tmi
GNVIHMH
r0James R. Hill, Inc.
PLANNERS /ENGINEERS /SURVEYORS
2500 W. CTE Ra 42, SulE 120, &IMAM NN 55337
PHONE: (952)890-6044 FAX (952)890-6244
I FILE NO.
DRAWER
I PROJECT NO.
20196
I CAD FILE
20196TS
111111111m
REVISIONS
0 KV Loa 111012
NC
a
DRAWN BY
TDL
SEL1`,1,I7,i'l
y./v � /1 11
\
\
111\111
1 1 II . I
1 1 1 1
y ./� I 1 I I
S3Wirl OM, KLIO
HIGHLAND MEADOWS WEST 3RD ADD.
UNO LAKES. MINNESOTA
TITLE SHEET
TSM DEVELOPMENT
222 MONROE STREET. ANOKA. MN 55303
I hereby certify that this pan.
gaddaaUan or report an
prepared by me or under my
duralpervleia^ d that 1
o duly Registered and
Engine under the tars el the
State of Minnesota
Dale Reg Na
10
2
0
z
F.1
cnw
cn
CD
ZZ L6-9LS (£9L) :XVJ
N
0
z
O
P1
PI
.71
NW `V>IONV
H
cn
tmi
GNVIHMH
r0James R. Hill, Inc.
PLANNERS /ENGINEERS /SURVEYORS
2500 W. CTE Ra 42, SulE 120, &IMAM NN 55337
PHONE: (952)890-6044 FAX (952)890-6244
1 ,1
r `—I --`1 1
1 .1, I 1
/
f
' J L ` \"
1 BIfUEBII.L PbNDS " N
�f
0
0
0
ba
\
7\....„.:\ \
1 1 :''''.\.r ---) -
;j,,
1
1 1 11.!:'I
I 1
I I
1 I1 I
I L 1 i. 4-
I I 1
1 I [ 1'
I 1 - I / ,.,
TWILIGHT\ ACRES 1ST & 2ND 1
30VAI0S 13AV2I0
30Y48f1S 11YHdSY
mmm
X X X
1R N !n
H
zzz
O O O
Z�
E yt^rl <
z m
XI A
ISHEET 2 OF 11 1
oM
nm,
Az
73O
I PROJECT NO.
20196
I CAD FILE
20196EX
m
m
o
z
N
o
isp
-D
0M
0
I DRAWN BY
TDL
u x rA X O
,mil to N F
r z z
,En
m
z O O O A
mom-az
z r_ O 0
oz -t
m
m
N �
m
O D
Z
0
1
m
Z
Z
pcc • D
D r
Om
cx
zt^
N O
O t/1
r O
cw
c
r�
A
v
P1
z
0
-♦
rn
(1)
--
1
L_J Lj
—_J
1 I 1 T — -�
I /
--c ,1
0
3 8g
8 8
8
HIGHLAND MEADOWS WEST 3RD ADD.
UNO LAKES, MINNESOTA
EXISTING CONDITIONS
FOR
TSM DEVELOPMENT
222 MONROE STREET, ANOKA , MN 55303
1 hereby certify that this plan.
padfleadan or report me
prepared by me ar under my
direct aupiNabn and Mat 1 am
▪ duly Registered Profeotand
&gleam under the low of the
State of Me,npata
D ate
Req.No.
8
James R. Hill, Inc.
PLANNERS / ENGINEERS / SURVEYORS
2500 W. CTE Ra 42. SmE 120, BIRR6NIE. MN 55337
PHONE: (952)890-6044 FAX (952)890-6244
C� -
AAI/ll'A 1 /\r 11%1-1-\ /I 11/\1114/A\/ )/\I IT
Q L) OF
14/A\/ �)1 AT AI/'\ 1-),r
r11VVI`\r1 ./1._/1_/1,1 I 1 fll\7fl YVrl1 1\IVfl1 O WAY I L./'1I 1V\J. L-...)
1NOo°3326"EA.
MAIN STREET
q 10.00 ��\
- 300.00 S89°33'46"E 360.00 S89°33'46"E
f N00°33126"EJ,
10.00 T
330.00 S89°33'46"E
r 86.67 i r '°>� -
II II //
ly I - I I: /
r IIS co IIS ! - l l$
I n c II II 11
J L --J L_
7186 79.77 7.34 47 36
STREET "A" I '
180.97
105_67 13135 6113
7
A
O
cn
W
N
S89°33'46"E
30.00,--
)
0.00,--
80.00_io 3-1_ 6 J
1 589°33'46"E
125.0361.7r-
S89°33'46"E
165.00
C)
(:)
A)
C
\ 8.a9
123.87
IV
N .0,/ .\ \ 1 1 1'$ 11
0) \ \ w I I"
No ' \ \ .1 co
O1 \\
%
ico " \."-- - ...sf -
I.
N J°'�3'j� ...cor, /cn
1Ci --:_iarN I
`` iI I
I I fTlsxx g ,
-� \ t. 73 f--11•if-- NI
I g 1 I -
\ _ r- °-x1- -7 t~ I $I I
/ %� . _ S-1--4.2, � 1- 1 1 i1-„ I
I / // /- \477 C � a� $� 1R 1 � 1 1 k° I
i, / ;"°3 / / >:� / \ 4/ s I- I 1 I I
/`9 /4 "y. r.
ii --4_.100.70 L 86.x6 --11, IO�B000
m
SPO
L36 220.77 -Se•
g�
0.09 '41. C3.9:1 15_ IN) 1 15 il\)80.00211.4780.58I I i ji 19-0-a if -: Mg- Fs:. : 1 ...4 eL - - I I-
--... 80.00 to 1--i• 6 c 'c glil--t- -I-- - 7x1_11 pFri r -ii i Li- - - 7...--, __ICA104.1340.00 fat
1 1 I
I 10000 -J L_ m �'010�80.00 -J L. -1 L- - - _J / - 1
1 A A 1 r\
LrIVL_ 4'
\ I3\
8 1 N89°30'01 "W
A L)I t\
/\I \L_V
$
8 54.94 I
1>
C7
i>
r1
U)
Q N u0)0000.0.(AO u0
•mmuw�cm4m0mamc�o
d'°osr` 09° o .o
:5-.1 Jim SOC°° 1-'7 0
'O a90� NO mAN PN m90
mum m Cs •1 CAA O
0 1_ 04.0 s'E .7;m 00.m 2,,+
Y mOmpmc.@ :' �'ap',.
"11 aOy,Cm.^O]dm Om
• OPO n' 0 m 0 m m O x
nn
66610`1 6090P 0OY WOp 0
D 1 ) ��� I�:41.0•yw0 r.
O upO'•ea m o0q
No,
mdmm1am� •v
82
'm.a. P.t,"....Ir m m 1p 5.0
0 0i9° Ig p a '- G •< o • IX9 1-F ''
.,0.W 0,, , 0rt.m^
9Aiwu O`er p,w..-
(009 NO.
344.94 N89°30'01"W
flivflL-/�1wv
2
40
ti
A
tip? 1-O �r
N.-
> c79NX^7
0. 0 ONM "m'1 m
., 0 m06S7
C)Xu CBa
TSom 1--o"
ig„..g
1 0o
0
m
o pmr'.mo
1+m�M
0 01 05 LI a1-".0..
0. m 0 0 p m
x�
'O. Ko mQl m
°o,nM0M
O la
e•
m y o
x
_,0,,.CO OYb p 0
-I N1r6O
N w: 0 a
0G tly�p •m°
O m r<'m'•
C• I
E.
mm
IVIr A 1-1 I°A/^ 1A/r-csT
NoLLd1113sa0 1VD31 aasodosd
i
7
1
CCWWZMC
zzmmjpz
CC .9310
}L-1- Oo N
O Oy p z
k O m p x
53 2
eTA%
n
o�nm
m �
>x
0tn 171
' .P
oo`"
ID
yfin
7171
S3a3V 6srt
N89°3�01 "W
0311- o -1-m
b O m0
O.N -1 I>'
y O
N
0
m
m
CA
z
Z
Pi
(/ )
1 SHEET 3 OF 11'
_
')
1 I-
m
o Z
°
I PROJECT NO.
20196
ICAD FILE
20196pp.dwg
111
D
to
I DRAWN BY '
PLM
HIGHLAND MEADOWS WEST 3RD ADD.
UNO LAKES. MINNESOTA
PRELIMINARY PLAT
FOR
TSM DEVELOPMENT
222 NONROE 51REET, ANOKA. MINNESOTA
/
'I e1Nr:tl.or.°;7 .t i,:'"
9�ir wpaMgan mw mal i 1-I..
awl Bpirter.d Prl)11.4p101o
F"gMw "n6n 610 un °f .r
51410 9f Minnesota.
James R.
PLANNERS / ENGINEERS
2500 W. C►r. Ra 42. SURE 120. Bu9xs\u[.
PHONE: (952)890-6044 FAX: (952)890-6244
H'
i 11, Inc .
/ SURVEYORS
MN 55337
Do1i 8aq'rO
/ )
ANV1N311313 S3NV1
D O
t0 A
A -0
O v
99)W1 ONI1 AO Alt?
U1
z
Is 1 ONI1 10 A10 NONA
>18VINHON3
N
IZ
0
DiZ
D
D
11I4 ONV113M 03S0d0ad
J. L
I; I i I I j '\\
Of
(1
0
cn
A A
C D
0 230
z '0
O
z,
Z
cn
D m m
Z A
m
VVa01S O3S0d08d
11111111-
rncn
rn
I PROJECT NO.
20196
I CAD FILE
20196PG
gasri
A-
o
I DRAWN BY
CMR/TDL
A
555 (6.1
t,m
n1
1
Iia
o
211101N0D ONLLSIX3
0
0
0
}
3NIl a3MOd
3DV3?Jf1S 13AV210 ONIISIX3
3DV4 f1S 313IDN00 ONLLSIX3
3DV4NfS 11VHdSV ONLLSIX3
mmmmm
xxxxx
HIGHLAND MEADOWS WEST 3RD ADD.
UNO LANES, MINNESOTA
PRELIMINARY GRADING PLAN
TSM DEVELOPMENT
222 MONROE STREET, ANOKA, MINNESOTA 55303
1 hereby <edify Mut this plan.
.p.dgaa1an or most was
prapsed by ms or under my
direct .upr4ebn and that I ern
e duly Registered Professional
Engineer under the laws of the
Stale of Minnesota.
Dole Reg No.
I I .I
I I I
I I I
1 1 1 7-- -I
0
S
James R
R
R. Hill, Inc.
PLANNERS / ENGINEERS / SURVEYORS
2500 W. Cm Ra 42. SUIE 120, BIXgsllgiz NN 55337
PHONE: (952)890-6044 FAX: (952)890-6244
N
L I L__� �---
/
I' I I I I I 1 ��
I I I I I I
q`.
I
81
pc
81
e3
tr
•
•
\\44..,,
I ffi 1
iI
taLL
I
1
1 I
0 1011flOr
g%
� z Z
g�{
a s"
SHEET 5 OF 11
I PROJECT NO.
20196
I CAD FILE
20196U
3m
a 0
s Z
gin
i O
s'
o�
>
'
-<
T
S3)IV1 ONI 1 AO
a3AI3O3I
\ 1 I 1 I T I'
\ 1 1 1 1 1 1 1
\ 1 1 1 1 1 I
\ l i
\ I I I I
I 1
HIGHLAND MEADOWS WEST 3RD ADD.
UNO LAKES, MINNESOTA
PRELIMINARY UTILITY PLAN
FOR
TSM DEVELOPMENT
222 MONROE STREET, ANOKA. MINNESOTA
I hereby certify that the plan,
specification or reload MOS
prepared by mea under my
direct supervIsien odd that Ian
duly Registered ProfessionalEngineer ander the loos or th.
Stat. al Minnesota.
Dole Re9.Na
•
•
r r
i
D
A
m
A
v
v
(irlf
James R. Hill, Inc.
PLANNERS /ENGINEERS /SURVEYORS
2500 W. Cir. Ra 42, Sum 120, Rwatlua MN 55337
PHONE (952)890-6044 FAX: (952)890-6244
SHEET 6 OF 11
I FILE NO.
DRAWER
I PROJECT NO.
20196
I CAD FILE
20196EX
axiO
m
iu)
5Z4 En
i
S? o
0>
g"�r
I DRAWN BY
TDL
HIGHLAND MEADOWS WEST 3RD ADD.
LINO LAKES. MINNESOTA
TREE PRESERVATION PLAN
TSM DEVELOPMENT
222 MONROE STREET. ANOKA . MN 55303
I hereby certify that era pan.
specification or report nn.
Prepared by me or under my
erect supervision and that 1 am
a duly Registered professional
Engineer under Ne labs of the
State ef Minnesota.
Date
I �
t
I®O
6n01N00 ONLLSIX3
-u ��X X X X
m
v m ( (�;
o v z zzz
m A L7 L7 n n
oC
O n m m Zm
n3
, O - C mm
o
O Z O 2 A
m
O
A mZ• m � gg1
n :lt m fl
M m
N A
3—
Z Z
m
03A01
30V321f1S 11VHdSV ONI1SIX3
James R. Hill, Inc.
PLANNERS / ENGINEERS / SURVEYORS
2500 W. Cir. Ra 42, Stn[ 120, BwR€swt. MN 55337
PHONE: (952)890-6044 FAX (952)890-6244
file
7#b7INIkOIN:4
O
01
HIGHLAND MEADOWS WEST 3RD ADD.
UNO LAKES, MINNESOTA
TREE PRESERVATION PLAN
TSM DEVELOPMENT
222 MONROE STREET, ANOKA . MN 55303
I hereby erWy that this pion.
p.eiReotlon or report was
prepared by me r under my
Sweet supe llm and that 1 am
. duly Registered Professional
Engines under the lase of the
01.t. of Minnesota.
Dale
Reg.Na.
1tne&`1M•M!gA•/:1 :!:
• 0
0
4
4
P1
m
0
O
m
Z
m
m m mm
x x xx
N VI (/)(/)
z zz
Z ZZ Z
0 0 00
mO
m z5
rn
m=
Z >
m0ED
XI m g
an m
5,3
i
Z
m
z
v
James R. Hill, Inc.
PLANNERS / ENGINEERS / SURVEYORS
2500 W. Crit RA 42, SURE 120, Buasw . MN 55337
PHONE: (952)890-6044 FAX (952)890-6244