HomeMy WebLinkAboutAugust 16, 2005
CITY OF COLUMBIA HEIGHTS
590 40th Avenue N.E., Columbia Heights, MN 55421-3878 (763) 706-3600 TDD (763) 706-3692
Visit Our Website at: www.ci.columbia-heights.mn.us
MEMBERS:
Marlaine Szurek, Chair
Donna Schmitt
Rob Fiorendino
Mike Peterson
David Thompson
PLANNING AND ZONING COMMISSION MEETING
7:30 PM TUESDAY, AUGUST 16,2005
CITY HALL COUNCIL CHAMBERS
590 40TH AVENUE NE
1. Roll Call
2. Minutes from the Planning and Zoning Commission Meeting of
July 7, 2005
3. Public Hearings:
. Case 2005-0801- Final Plat and Vacation
550 39th Avenue
Schafer Richardson
4. New Business: NONE
5. Other Business: NONE
6. Adjourn
THE CITY OF COLUMBIA HEIGHTS DOES NOT DISCRIMINATE ON THE BASIS OF DISABILITY IN EMPLOYMENT OR THE PROVISION OF SERVICES
EQUAL OPPORTUNITY EMPLOYER
PLANNING AND ZONING COMMISSION
MINUTES OF THE REGULAR MEETING
JULY 6, 2005
7:00 PM
The meeting was called to order at 7:00 pm by Chairperson Szurek.
Roll Call:
Commission Members present-Thompson, Fiorendino, Schmitt, Peterson, and Szurek.
Also present were Perry Thorvig and Jennifer Haskamp (City Planners-from Dahlgren, Shardlow, and
Uban), Shelley Hanson (Secretary), and Tami Ericson Diehm (Council Liaison).
Motion by Schmitt, seconded by Fiorendino, to approve the minutes from the meeting of June 7, 2005.
All ayes. MOTION PASSED.
PUBLIC HEARINGS
The order of the cases was changed to allow the Planners to present the cases they each were responsible
for back to back (Planner Haskamp-cases 1 and 4, Planner Thorvig-cases 2 and 3).
CASE NUMBER:
APPLICANT:
LOCATION:
REQUEST:
2005-0701
Badreddin A. Alnizami
1330/1334 & 135244 % Avenue
Lot Split
PREPARED BY:
Jennifer Haskamp, Consultant Planner
Introduction
Badreddin Alnizami, the property owner of 134844 1/2 Avenue NE, has made an application to
subdivide the current lot into 3 lots: A, B, and C, where lot A would have the existing duplex (1348 and
1350). The current lot has approximately 33,172 square feet, and is zoned R-2. The applicant would
like to create two new lots on which a single family home or a twin home could be constructed provided
adequate soil conditions and lot size requirements are met. The Applicant should be aware of the
outstanding moratorium on the construction of twin homes that would prevent either of the created lots
to have a twin home constructed. The lots could be developed for single-family attached homes given
current zoning regulations. The moratorium expires on December 5,2005.
Planning Considerations
Consistency with Comprehensive Plan
The Comprehensive Plan designates this area as low-density residential emphasizing single-family
detached and attached homes. The City would like to encourage redevelopment of vacant parcels into
low-density residential uses to strengthen existing neighborhoods. The proposed lot split would allow
for the construction of single family or a twin home on each of the lots. Therefore, the proposed
development is consistent with the City of Columbia Heights Comprehensive Plan.
Consistency with Zoning Ordinance
The lot at 134844 Y2 Avenue NE is zoned R-2 One and Two Family Residential and is surrounded on all
sides by properties zoned R-2.
PLANNING & ZONING COMMISSION MINUTES
MEETING OF JULY 6, 2005
PAGE 2
The lot split meets all of the lot area, lot frontage and lot coverage requirements for the R-2 Zoning
District. Section 9.903 ofthe Columbia Heights Zoning Ordinance regulates lot area, setback, height and
lot frontage (lot width) requirements; and Section 9.603 regulates accessory structures and lot coverage.
Findings of Fact
The lot at 134844 Y2 Avenue NE is zoned R-2 One and Two Family Residential and is surrounded on all
sides by properties zoned R-2.
The lot split meets all ofthe lot area, setback, frontage and lot coverage requirements for the R-2 Zoning
District. Section 9.903 of the Columbia Heights Zoning Ordinance regulates lot area, setback, height and
lot coverage requirements and Section 9.603 regulates accessory structures and lot coverage
requirements. Applicable requirements are as follows:
. Minimum lot size shall be 6,500 sq. ft. for a single family home and 9,000 square feet for a twin
home. Currently, the lot at 134844 Y2 Avenue NE contains approximately 33,172 square feet.
After the proposed lot split, lot A will contain approximately 9,000 square feet, lot B will contain
approximately 10,000 square feet, and lot C will contain approximately 13,500 square feet. Lot
A must have a minimum of9,000 square feet to comply with the zoning ordinance. The lot areas
should be verified and calculated prior to approval ofthe subdivision. However, based on the
materials submitted each of the areas appear to meet the minimum lot areas.
. Minimum lot width shall be 60 feet for all of the proposed lots. After the lot split, lot A has
approximately 80 feet of frontage, lot B has 75 feet of frontage and lot C has 110 feet of
frontage. All of the lots as proposed meet or exceed the lot width requirements.
. Yard setbacks shall be as follows: Front yard - 25 ft; side yard - 5 ft.; rear yard - 20% oflot
depth; detached accessory structures - 3 ft. from side and rear property lines. All of the setbacks
ofthe existing duplex will continue to meet these requirements. Any new structures constructed
subsequent to the lot split must also meet these requirements.
. Lots greater than 6,500 sq. ft. in area may have a lot coverage of up to 30 percent: Currently, the
lot at 1010 43 Y2 Avenue NE has a lot coverage of 5 percent. After the proposed lot split, lot A
will have a lot coverage of 19 percent. Any new structures constructed subsequent to the lot split
must also meet the lot coverage requirement.
. A park dedication fee in the amount of $5,452 at final approval of the lot split.
Recommendation
Staff finds that the proposed lot split is consistent with the City of Columbia Heights Comprehensive
Plan and meets the regulations stated in the Zoning Ordinance for the R-2 district. Staff recommends
the Planning Commission recommend that the City Council approve the lot split conditioned on:
. That the applicant pays the park dedication fee in the amount of $5,452.
PLANNING & ZONING COMMISSION MINUTES
MEETING OF mL Y 6, 2005
PAGE 3
Peterson questioned what type of structure could be built on the lots if the split were approved. He was
told only single family homes could be constructed since the moratorium was passed prohibiting twin
homes from being built. Peterson then asked whether the construction of a twin home would be allowed
once the moratorium expires. Szurek said, no, as it was the Council's intent that the Zoning Ordinance
be amended to permanently prohibit the construction of twin homes as most ofthe lots in Columbia
Heights are too small to accommodate them.
Szurek asked the owner how long he had owned the property. He responded that he has owned it for
four years. She then asked ifhe was aware that Proposed Lot C had previously had a house on it. The
house was determined to be a "Sick House" and was removed due to the soil conditions and the affect it
had on the structure. She explained that at that time, the City Council was told that the soil was
contaminated and emitted gases that were dangerous and caused the previous owners to get very ill. She
said she does not want the City held responsible if someone spends a lot of money on this property,
possibly builds on it, and then finds out there are problems because they weren't aware of the possible
conditions of the site.
The owner's representative said they were aware of the house being removed. He said he believed it
was because the house had sunk and the sewer pipes broke and the sewer gas is what caused the
illnesses and the mold and mildew in the home. He said the soils report he had taken indicated that it
would take about $45,000 worth of pilings to make the property buildable. He said there is a lot of peat
in the soil, which makes it very soft.
Szurek noted that he only had soil samples taken from the four comers of the property, not in the middle
where a structure would be built, or where the previous house was located. She would suggest he have
more soil borings done, and to have the soil tested for contaminates, not just type of soil before
proceeding any further. Peterson also felt it would be irresponsible to proceed without more tests.
Planner Thorvig questioned what type of structure he had planned to build on the lots. He felt this is
something that should also be addressed that could have an impact on whether the owner would want to
proceed with his request. The owner's representative stated the plan was to build a twin home spread
over both the lots. He said he had already spent about $20,000 on having the soil tests done and drawing
up the plans for the twin home. He felt he should be "grandfathered" in as he had spoke with staff prior
to the moratorium being passed. He was told no, he would not be "grandfathered in", as an application
was not received prior to the moratorium going into effect.
Szurek then explained that the moratorium was passed in June, 2005 to prohibit construction of twin
homes or double bungalows, to allow time for the Zoning Ordinance to be amended which will
permanently prohibit this type of structure. She explained that he could possibly build two single family
homes on the properties, if the soil tests indicate that it is possible. She stated that he needs to be aware
that he cannot build what he wants, and she doesn't want him to expend more money into something
that may be unbuildable, or to try and dump the lots onto someone else in the future.
Fiorendino asked if the condition of the soil is relevant to the lot split being requested. Planner Thorvig
said no, it isn't. Fiorendino then said that the job of the commission was to follow policies and
ordinances in place, and there is no legal justification for denying the request. Approving the lot split
does not make the lot buildable or give permission to construct any kind of building.
PLANNING & ZONING COMMISSION MINUTES
MEETING OF mL Y 6, 2005
PAGE 4
Thompson, who is an Engineer, reviewed the soils report. He said the borings only tested the type of
soils present, not for possible contaminates. He said it indicates that pilings would be required at least
40 feet deep due to the soil type tested at the four comers ofthe property, not in the middle where a
structure would sit. He would recommend that further tests be ordered prior to any building permits
being issued for this property, if the lot split is approved.
Council member Ericson-Diehm stated this is very similar to the Kames case a few months back
whereby a lot split was granted after making it clear to the owner ofthe potential soil conditions. She
was aware of that fact and sold the property to a builder who now is limited as to what he can do with
the property also because of the expense of soil corrections needed to put a structure on it. As a
Commission and City Council, all we can do is make the owners aware of the fact, and to require
extensive testing before approving any building permits.
Peterson felt the City and the owners should both do independent soil borings to get a true analysis of
the soil conditions, which could be used for future decisions regarding the property.
Fiorendino asked whether they would be interested in splitting the parcel into two lots instead of three.
The owner replied that he would prefer three lots.
After making it clear, that if approved, the owner would be responsible for paying a park dedication fee,
even though the parcels may be deemed unbuildable, and that further tests will need to be provided prior
to allowing any building on the site. With that said, Szurek stated there are no grounds to deny the
request.
The Public Hearing was opened. No one spoke on this issue.
Motion by Peterson, seconded by Schmitt to recommend the City Council approve the lot split of 1348
44 ~ Ave NE into three lots, as the proposed lot split is consistent with the City of Columbia Heights
Comprehensive Plan and meets the regulations of the Zoning Ordinancefor the R-2 District, once the
precise lot size and structure coverage calculations of the lot where the existing home sits are provided
and the park dedication fee of $5, 452 is paid.
All ayes. MOTION PASSED.
REQUEST:
2005-0702
Schafer Richardson/Ryland Homes
Industrial Park Redevelopment Phase 1 & 2
1. Part of 39th Avenue east of 5th St NE
2. 38th Avenue from University to 5th St
3. Part of Lookout Place and part of adjacent alley
Vacations of above streets and alley
CASE NUMBER:
APPLICANT:
LOCATION:
PREPARED BY:
Perry Thorvig, Consultant Planner
PLANNING & ZONING COMMISSION MINUTES
MEETING OF JULY 6, 2005
PAGE 5
Introduction
The implementation of the master plan for the Park View project requires the assembly of property in
several blocks. Once assembled, the new development will encompass the several blocks and extend
across some existing streets. Those street and alley rights of way must be officially vacated by the City
of Columbia Heights before construction can begin.
Background
This is a request from the Schafer-Richardson development team to vacate the following:
1. Part of 39th Avenue NE east of 5th St. NE
2. 38th Avenue NE from University Avenue to 5th St. NE
3. Part of Lookout Place and part of an adjacent alley
The vacations are necessary for the orderly and efficient development ofthe Park View housing
development. Planner Thorvig displayed the maps for the members to help them visualize the areas
involved.
Analysis
The surrounding property to the south of this project is industrial and residential. University Avenue
forms the west border. Huset Park is to the east of part ofthe development and north of part of the
development. All of the vacated streets will be incorporated into the 28-acre redevelopment site.
There are no utilities that have to be preserved in the respective rights of way.
Kevin Hansen, Public Works Director, has reviewed the vacation requests and recommends approval.
No one has objected to the proposed vacations. Thorvig explained that two other vacations will be
coming before the Commission at the August meeting. Those being the east 30 ft. of the University Ave
Service Road and part of 5th St. These are the remaining two areas that need to be cleared up legally to
allow the development to proceed. The permission to vacate University Ave is being finalized with
MNDOT before it can be brought to the Commission, but they are willing to give up the 30 feet for the
development as it is already blocked off.
Conclusion
The street and alley sections that are proposed for vacation are no longer needed for any public purpose
and no one has objected to the vacations. Therefore, staff recommends that the Planning Commission
approve the proposed street and alley vacation requests.
The Public Hearing was opened.
Mike Gondek who owns 334 40th Avenue and 325 Summit asked if these vacations had anything to do
with Lookout Place and 40th Ave area. He was told no.
PLANNING & ZONING COMMISSION MINUTES
MEETING OF JULY 6, 2005
PAGE 6
Motion by Peterson, seconded by Fiorendino, to recommend the City Council approve the vacation of
the following parcels as shown and described to the Commission:
1. Part of 3fJh Avenue east of 5th St
2. 38h Avefrom University to 5th St
3. Part of Lookout Place and part of an adjacent alley
All ayes. MOTION PASSED.
CASE NUMBER:
APPLICANT:
LOCATION:
2005-0703
Schafer RichardsonlRyland Homes
Industrial Park Redevelopment Phase 2-West side of Huset Park
between 5th St and University Ave
Site Plan/Preliminary Plat
REQUEST:
PREPARED BY:
Perry Thorvig, Consultant Planner
Introduction
Schafer-Richardson has requested two approvals:
1. The preliminary plat for the Phase 2 of the redevelopment of the industrial area west of Huset
Park, and
2. The site plan for Phase 2.
Phase 2 contains 12.8 acres. It is part of a larger 28-acre redevelopment area known as Park View.
Phase 1 was reviewed by the Planning Commission and approved by the City Council in June of2005.
There are 5 two-story townhomes and 17 three-story carriage home buildings. There are 40 units in the
two-story townhomes and 118 units in the three-story carriage homes. Each unit has two parking spaces
in the building and two in the driveway. There are 87 additional parking spaces in parking bays or on
the private streets in Phase 2.
Planning Considerations
1. A concept site plan was prepared in 2004 by the developer as part of the preliminary development
agreement entered into with the City. The concept plan was found to be compatible with the
provisions of the Transit Oriented Mixed-use Zoning District.
2. This zoning district calls for a flexible mix of uses with a minimum residential density of 12 units
per acre and a maximum density of 20 units per acre, unless otherwise approved by the City Council.
The concept site plan showed a density of less than 20 units per acre. The subject property is located
adjacent to a transit corridor (University Avenue NE) and will include a trail connection linking the
new residential and mixed-use neighborhood to and through Huset Park. The trail will be
constructed as part of the parkway along 39th Ave NE.
The City Staff has prepared Design Guidelines to be applied to the redevelopment ofthe subject
property. These guidelines are directly based on the existing City Design Guidelines adopted in
PLANNING & ZONING COMMISSION MINUTES
MEETING OF JULY 6, 2005
PAGE 7
3. 2003. The guidelines include characteristics that are appropriate to the residential and mixed-use
character ofthe Industrial Park redevelopment area, and not those aimed at highway, strip or
suburban architecture and development.
4. The purpose ofthe Mixed-Use District is to promote efficient use of existing City infrastructure;
ensure sensitivity to surrounding neighborhoods, create linkages between compatible areas of the
City; provide appropriate transitions between uses; ensure high quality design and architecture;
create good pedestrian circulation and safety; promote alternative modes oftransportation; and
increase the quality of life and community image of Columbia Heights. The proposed Industrial
Park redevelopment will be designed as a pedestrian friendly mixed-use project that will accomplish
these goals.
5. The Transit-Oriented Mixed-Use District requires that the mix ofland use include two or more of the
following uses: residential, commercial and industrial. The proposed Industrial Park redevelopment
will meet this requirement by including predominantly residential uses with some mixed-use
commercial/residential uses.
6. Though the concept plan was previously approved for this project, the detailed site plan and
preliminary plat must comply with the specific requirements of the zoning ordinance. Several
zoning compliance issues are discussed below.
Findings of Fact
Preliminary Plat
Section 9.411 (6) of the Columbia Heights zoning code requires that the City Council make each ofthe
following findings before approving a preliminary plat:
1. The proposed preliminary plat conforms to the requirements of Section 14 of this ordinance.
Section 14 of the ordinance only requires that the streets conform to the Comprehensive Plan by
allowing the continuation of the appropriate projection of principal streets and that the plat
conform to the neighborhood plan.
In Phase 2, there are no existing streets other than the University Avenue frontage road, 38th
Avenue and Lookout Place. Street vacations are being proposed for 38th Street and part of
Lookout Place. Part of the University Avenue frontage road also needs to be vacated to
accommodate the new plat. Because of the unique location, these streets can be vacated without
disruption of the grid pattern that will adversely affect the area.
2. The proposed subdivision is consistent with the Comprehensive Plan.
The Comprehensive Plan has been modified to Mixed-Use Transit Oriented Development in
expectation of this kind of development. Therefore, the project is consistent with the plan.
PLANNING & ZONING COMMISSION MINUTES
MEETING OF JULY 6, 2005
PAGE 8
3. The proposed subdivision contains parcel and land subdivision layout that is consistent with good
planning and site engineering design principles.
The site layout has some of the same issues as Phase 1. They are as follows:
a) Ownershiv of the utilities not lvinf! within the rif!ht ofwav of a public street. Kevin Hanson,
Public Works Director, believes that it would be beneficial that the City take ownership of all
the 8 inch water mains and sanitary sewer that is in any private street that is 22' or greater
in width. This is the accepted practice in similar developments in the city. The utilities
would be built according to City specifications and there will be no confusion as to who is
responsible for maintenance and repair. Therefore, the preliminary plat should be approved
with a condition that specifically states that the City will take ownership of the utilities
described above and be responsible for repairs.
b) Svacing between buildings. No building will be closer than 25' to another building.
However, the distance from garage door to garage door across the private street is only
about 62 feet. Two, 20' wide driveways (parking spaces) in front of the garage doors and a
22 foot wide private street occupy the 62-foot space between the garage doors.
These dimensions are less than what is normally required. For example, the
The Columbia Heights code requires a 24-foot wide access drive. Section 9.612 (7) reads as
follows:
"b) Access and Circulation. Exceptfor parking accessory to one and two
family dwellings, each required off-street parking space shall have direct
access to an aisle or driveway no less than 24 feet in width and designed to provide safe
and efficient means of vehicular access to and from the
parking space without using public right-of-way for maneuvering. "
Staff is recommending approval of the driveway and private street dimension. Staff has
worked with the applicant to minimize the amount of hard surface space on the site in favor
of more green space between or infront of the buildings. Therefore, staff, including the fire
department, is comfortable with the 20-foot driveways and 22' private streets in the project.
c) Sidewalk connections. All units should be connected by way of sidewalk to the city's
sidewalk system and the new parkway. Most of this project has the required
sidewalks. Only the two-story units just off of the Lookout Place extension appear to
have no sidewalks. This is the same situation as in Phase 1. This should not be a
problem, however, because there are sidewalks just across the private street that
should serve the needs of pedestrians in the development and provide access to Huset
Park. The north-south sidewalk that runs mid-block between the buildings should be
continued in the block containing the two-story units. It should intersect with a
meandering trail that runs east to west between the two-story units. A tot lot should
be created at the intersection of the trail and sidewalk.
PLANNING & ZONING COMMISSION MINUTES
MEETING OF JULY 6, 2005
PAGE 10
d) Enf!ineering considerations. Kevin Hansen has reviewed the plat and found that
there are several technical changes typical with all plats that must be made in order
to assure that the utilities are installed properly and up to City and State
requirements. Several conditions of approval are included in the recommendation to
address Mr. Hansen's concerns. There is also the need to make sure that University
Avenue, 38h Avenue, and Lookout Place are vacated and the MnDOT has rescinded
their need for the easterly 30 feet of University Avenue.
1) Fire access considerations. Chief Gorman's June 24 memo describes the concerns
about maneuveringfire equipment around and through the looping street pattern. He
cites a recent experience in Fridley with a similar development where it was very
hard to gain access. He and the City Engineer will need to run more tests to make
sure that there is adequate turning radii for the city's fire apparatus.
Preliminary Plat Conclusions
There are two unresolved issues that need to be addressed before a final plat can be approved. They
include approval of street vacations and resolution of fire access. Some lots/units may have to be
removed from the final plat in order to resolve these issues. It is expected that the final plat will need to
be modified a bit between the time the preliminary plat is approved and the final plat is submitted for
approval.
Site Plan
Section 9.413 (4) of the Columbia Heights zoning code requires the Planning
Commission make each of the following findings before approving a site plan:
a) The site plan conforms to all applicable requirements of the Ordinance.
The Phase 2 site plan is consistent with the ordinance except for the following:
1. Internal street access drive widths are less than 24 feet in most of the project. In
circumstances such as Phase 1, this was judged to not be a problem. However, in this phase,
the Fire Chief has expressed concern. The site plan should not be approved at this time.
2. Ornamental trees must be 2" not 1.5' as proposed.
b) The site plan is consistent with the applicable provisions of the City's Comprehensive Plan.
The project is consistent with the general direction established in the Comprehensive Plan for a
mixed use/transit oriented development.
c) The site plan is consistent with any applicable area plan.
PLANNING & ZONING COMMISSION MINUTES
MEETING OF JULY 6, 2005
PAGE 11
A concept plan for the area has been accepted by the city and Design Guidelines have been
adopted. A shortened list of the Design Standards is attached. Staff has found the project to be
in substantial compliance with the standards. However, some discussion of various issues is
needed.
1. Setbacks: Buildings are 10 to 25 feetfrom the sidewalks. Some of the buildings may be a
little farther from the street than the standards suggest (20 feet maximum). However, the
spirit of the ordinance is certainly met by fronting units on the street with garages hidden to
the rear of the buildings.
2. Density: Overall, the project is supposed to be 19. 7 dwelling units per acre. Phase 2 has a
density of just over 12 units per acre. Therefore, units can be subtracted in Phase 2 without
falling below the 12-20 units per acre density range agreed on by the developer and the City.
3. Exterior Materials: The exterior materials proposed for the project are vinyl, brick, and
cultured stone. The developer has submitted drawings that show that the entire end wall of
selected units will be brick. (See the attached map showing these locations.) In addition, the
three-story buildings with seven or more units will have 3 units that have brick faces. The
other three-story buildings will have 2 units that have brick faces. The two-story units will
have brick to a height of about four feet above grade on the middle units and complete brick
fronts on the end units. The rear sides of all the buildings will be heavy. 042 gauge vinyl
siding.
4. Third Unit Type: One of the provisions in the development agreement between the
developer and the applicant is that there be at least three unit types. The applicants are not
quite sure how they will meet this requirement. One of the ways the applicants propose that
this objective be accomplished is by provision of a different kind of two-story unit in Phase 2
than in Phase 1. They have submitted renderings that depict the different unit. Pictures are
attached. The end units of the two-story buildings will contain single level living units in
contrast to the other units that have several floors. This should appeal to some of the city's
empty nester or elderly population.
The other way that they might achieve the variety requirement is if they develop a Craftsman
style front for the three-story carriage units. If they choose to go this way, they will need to
come back to the Planning Commission for approval of their plans since they do not have
any renderings ready for review at this time. Staff recommended that the Commission wait to
approve a third unit design until they have both design options available for consideration.
5. Landscaping and University Avenue Buffer: Overall, the landscaping plan is very good.
However, there are a couple of issues that need resolution - setbacks from University Avenue
and the fence design along University Avenue.
PLANNING & ZONING COMMISSION MINUTES
MEETING OF JULY 6, 2005
PAGE 12
This development will occupy part of the approximately 30' of vacated University Avenue
frontage road. The building's proximity to University Avenue is similar to the townhouse
project across University Avenue from the Fridley city hall. Private drives are proposed
between the remaining University Avenue and the units. However, the spaces between the
fence along University Avenue and the private drives, as well as the setbacks of the buildings
from the street, are very shallow. It is recommended that the buildings and the private drives
be set back further from University Avenue to allow adequate landscape buffering. At least
15 feet should be required as a setback from the private drive to the new University Avenue
right of way. This will mean that the end units on five of the buildings will have to be
removed.
The developers have suggested that they might use a cedar fence of some kind with brick
columns. Staff recommends that the fence along University Avenue not be a solid wood
fence. These kinds of fences deteriorate over time. Furthermore, there is no room to use
landscaping on the University side of the fence. Staff recommends the construction of the
same kind of wrought iron fencing, brick columns, and landscaping solution that was used on
the townhouses in Fridley that are across from Fridley city hall. This should give the whole
development a much nicer image than a wood fence.
There are several pictures attached that show the fence and landscaping in the area between
the fence and the private access drives in the Fridley project.
6. Fire Access: The discussion above related to the preliminary plat sets forth the possibility
that some units may have to be removed from the site plan in order to provide adequate
turning radii within the private street system. However, the basic site plan is not expected to
change appreciably.
7. Sidewalk Connections: The north-south sidewalk that runs mid-block between the buildings
should be continued in the block containing the two-story units. It should intersect with a
meandering trail that runs east to west between the two-story units. A tot lot (common area)
should be created at the intersection of the trail and sidewalk.
d) The site plan minimizes any adverse impacts on property in the immediate vicinity and the public
right-of-way.
The area is evolving from industrial to residential. The remaining industrial uses will be able to
function even as the new housing is developed because the housing is oriented in a way that
buffers it from the industrial uses. Likewise, there are only two single-family homes on the
north side of the project that are immediately adjacent to the new buildings. Therefore, impacts
on the existing homes north of the project should be minimized.
Site Plan Conclusions
The site plan is acceptable with the condition that the buildings be located 15' further from University
Avenue and that there be an attractive wrought iron fence and solid landscaped screening between the
highway and the project.
PLANNING & ZONING COMMISSION MINUTES
MEETING OF JULY 6, 2005
PAGE 13
Staff recommends approval of the Phase 2 Preliminary Plat and Site Plan with the conditions that were
discussed.
Fiorendino asked how much can a developer change the plans between the Preliminary Plat and Final.
He asked about how long it would be before the Final Plan is submitted for approval, and wondered if it
is advised to approve what has been submitted thus far. Thorvig explained that the Preliminary Plat is
about 90% final. There are always a few changes as the plan is tweaked. He stated that sometimes a
couple of units may be added or dropped. The members were told that the Final Plat for the first Phase
will be brought to the August meeting for approval and that it will be about 6 months before the Final
Plat for Phase 2 is submitted.
Thompson asked if that would affect the density per acre. Thorvig responded that it would not make
much difference as the overall density will be met once the proposed apartment/condo building is
approved. Thompson also was concerned about the lack of erosion control and site conditions of the
area now. Brian Sullivan from Ryland Homes said the present work is not being done by Schafer
Richardson, or by Ryland Homes. It is the City's Contractor for the soil corrections that were necessary
prior to the development starting.
Sullivan then addressed the 15 foot set back requirement along University Avenue. He felt this was
excessive and that a compromise could be reached that would include a shorter distance and a better
buffer of trees and shrubs and ornamental fencing that would be more aesthetically appealing.
Peterson would like to see continuity of landscaping from 37th_40th Avenue along University Ave. He
was told that they are not responsible for the properties north of the development area and when the
property at 40th and University is developed, any improvements may have to be removed anyways.
Sullivan then spoke to the third building type. He said he originally thought the third building type
would be a Schafer Richardson building. But since that is not necessarily the case, they are in the
process of re-designing the original Carriage townhomes that were shown in the Phase I documents.
They are changing the front facades to vary the look. The second option would be the addition of the
Heritage Townhome that has a different design from the two story townhouses. They actually combine
flats and two story townhouse units. The end units are flats, with the upper units having 1700 sq. ft. of
single level living space and the lower units having 1300 sq. ft. of single levelliving space. The middle
units are two story units with approx. 1600 sq. ft. This type of building appeals to a larger market group
and provides a variety of options. He wanted the commission members to approve this type of building
for the third design so they can move ahead with their plans. He said the plan would be to add five of
these buildings into the mix. However, the members and staff want to see both options before making a
final decision on which units should be added.
Schmitt asked about the sidewalk connection and the ornamental fencing that may be used. She was
concerned with safety and whether the fence would be climbable. Sullivan responded to her questions.
Peterson thanked Mr. Sullivan and his company for their efforts with this project and for the cooperation
they have received thus far.
PLANNING & ZONING MINUTES
MEETING OF JULY 6, 2005
PAGE 13
The Public Hearing was opened. Roger Nordeen of 4115 Jefferson St had a list of questions regarding
the development.
1. Is there a limit to the number of people per unit? Thorvig answered, no limit of people per
family, but there is a city ordinance addressing the number of unrelated members in a household.
2. How many cars per unit? Thorvig said 2 spaces in the garage and two spaces on the driveways.
3. Where will company park? Thorvig said, in addition to the driveway parking, there are 87
additional parking spaces on the streets throughout the development.
4. Where will the children play? He was reminded this development is next to Huset Park.
Thorvig also explained that experience shows that very few children are usually in developments
ofthis type.
5. How may units are in the development? Thorvig responded 118 carriage homes and 40
townhomes.
Peterson stated that this is a new concept for our community, but the east coast and west coast have been
doing this for some time. Compact use of space is a trend that is desired by a larger number of people
all the time.
Steve Jonak, a business owner from 533 37th Ave, pointed out that the dates were wrong on the notices
mailed out to affected property owners. He voiced his concern for the high density use ofthe 28 acre
site and the lack of privacy for families and lack of play areas for the children. He thinks the use of the
property is too intense, with rows and rows of homes, and it will cause the crime rate to rise. He is
concerned whether the properties will be able to be maintained properly and remain attractive for resale.
Thompson stated that the commission is making the best decisions it can based on the decision the City
Council has made regarding the re-development of this site.
The owner from 555 38th Avenue questioned whether 38th Ave will remain a dead end street. She was
told there are no present plans to change that.
Motion by Thompson, seconded by Peterson, that the Planning Commission approve the site plan based
on the following conditions.
1. The Planning Commission prior to issuance of building permits reviews any major
changes to the exterior elevations of the three-story carriage home units.
2. The vinyl siding be at least .042 mm thick.
3. The mid-block sidewalk is continued through the block along with the construction of
an east-west trail between the two-story units along with a tot lot.
4. The buildings and the private drives be set back 7-15 feet further from University
Avenue to allow adequate landscape buffering. An acceptable detailed landscaping
plan of the buffer area needs to be submitted and the fence detail should follow the
guidelines above and be approved by the Planning & Zoning Commission at a future
meeting.
5. Fire access issues are resolved to the satisfaction of the Fire Chief and City
Engineer.
6. The Planning Commission review and select an alternative design for a 3rd unit type
in either the 3 story Carriage Townhouse design or the 2 story Heritage Home design
at a future meeting.
All ayes. MOTION PASSED.
PLANNING & ZONING COMMISSION MINUTES
JULY 6, 2005
PAGE 14
Motion by Thompson, seconded by Schmitt, that the Planning Commission recommend the City Council
approve the preliminary plat based on following conditions of approval that have been found to be
necessary to protect the public interest and ensure compliance with the provisions of the Zoning and
Development Ordinance, including:
1. The development agreement must reflect an agreement between the City and the developer on
what utilities and streets within the project will be the City's long-term maintenance and repair
responsibilities.
2. The Common Interest Community documents clearly state the responsibilities of the City and
homeowners association related to streets and utilities.
3. All street vacations (by the City) should occur concurrent or prior to the final plat approval (by
phase) by the City Council and after MNDOT has rescinded their need for the approximately
easterly 30 feet of the University Avenue service road right of way.
4. The Street names must be included on the final plat and follow 'Street' for North-South and
'Avenue 'for East-West
5. All construction traffic must be controlled and shall be directed through the vehicle tracking
pads, as indicated on the SWPPP plan. Due to the traffic volumes, frequent street cleaning may
be necessary.
6. All erosion control measures shall be installed and inspected by the City prior to any site
activities beginning.
7. In areas of concentratedflow or where slopes exceed 3:1, silt fence shall be heavy duty (wire
backed).
8. Under Erosion Control Notes, note 10, the 14-day requirement is a maximum for restoration as
described.
9. Due to the Public construction of Huset Parkway and related timing/schedule, other erosion
control devices may be necessary. A temporary sedimentation pond (or other approved means)
shall be utilized until the offsite ponding is completed.
10. Wherever any of the proposed retaining walls exceeds four feet in height, the final plans shall
include a wall designed by a registered engineer. The wall shall also have protective fencing at
the top where the vertical height exceeds 48 inches.
11. Any site grading prior to final plat approval will require an excavation permit, obtained from the
Engineering department.
12. An NPDES permit will be required, at the time of construction. The City also reserves the right
to require additional erosion control measures during construction, as conditions warrant.
PLANNING & ZONING COMMISSION MINUTES
JULY 7, 2005
PAGE 15
13. All restoration of turf areas in the Public ROW shall be by sodded with 4 inches of topsoil.
14. All streets, storm sewer, signage and striping serving the development shall be privately owned
and maintained.
15. All utilities (water main, sanitary sewer and storm sewer), shall meet the City of Columbia
Heights specifications for materials and installation.
16. The developer must provide the City with locatable references for service lines, such as swing
ties and GPS coordinates.
17. The final plans should provide detail and design information on the proposed method, such as a
Stormceptor Chamber, or other approved means, as required by the City's Stormwater
Management Ordinance, to remove coarse-grained particles.
18. Additional 8" gate valves must be added in-line for isolation.
19. All sanitary service pipes shall be SDR 26 or Schedule 40 pipe.
20. All street signage shall meet MnMUTCD (latest version) requirements. For regulatory sign age,
the City requires VIP grade. Street name signs shall be a different color (for private streets), and
must be approved by Public Works.
21. All sidewalks shall meet ADA requirements for pedestrian ramps and grade.
22. At final plan submittal, the developer must provide planlprofile sheets for the utilities.
23. The developer shall provide the City of Columbia Heights with as-built drawings of all newly
constructed utilities, in both hardcopy and electronic (dwg) format.
All Ayes. MOTION PASSED.
Attachment
Industrial Area Redevelopment Design Guidelines
Building Placement
Well designed front fa~ade facing the street
Res. Buildings 10-20 ft. from sidewalk edge
Articulation in front facades encouraged
Primary Facades
Pitched roofs
One foot eves
Building Width and Articulation
Articulation through off-sets or different textures
Building Ht.
2-4 stories
Window and Door Openings
20% window and door openings in front
15% in sides
PLANNING & ZONING COMMISSION MINUTES
MEETING OF mL Y 6, 2005
PAGE 16
Entries
Face street or walkway
Or linked by sidewalk to the street or courtyard
Building Materials
Required brick (33 to 38%), natural stone, precast concrete or block (integrally colored), jumbo brick, -
40%, lower third
Glass for windows and doors
Synthetic wood (fiber cement, Hardie board) resembling horizontal lap siding
NO unadorned plain concrete block, tilt-up concrete panels, prefab steel or sheet metal panels, Aluminum,
vinyl, for commercial and mixed-use ), fiberglass asphalt or fiberboard masonite siding.
Accent materials on 15%
Front and rear should have similar materials
Res. Permitted - vinyl, heavy gauge, deep colors of gray, tan, olive, blue, or red.
Building Colors
Complement surroundings, warm toned, 2 principal colors per fa~ade,
Architectural Detailing
Ornamental cornices, arched windows, warm-toned brick, bands of contrasting colors,
CASE NUMBER:
APPLICANT:
LOCATION:
REQUEST:
2005-0704
John & Lillian Sarkinen
4446 Arthur St
Partial Vacation of 45th Avenue NE
PREPARED BY:
Jennifer Haskamp, Consultant Planner
Introduction
The Applicants, John and Lillian Sarkinen are requesting the vacation of a portion of 45th Avenue NE
for the purpose of building an addition onto their garage. The northern property boundary adjoins the
right-of-way owned by the city for the Minneapolis Water Treatment Facility. A portion of 45th
Avenue NE west ofthe proposed area has already been vacated, and the applicant proposes continuation
ofthe vacated right-or-way to extend across their northern property boundary.
Planning Considerations
The proposed partial vacation of 45th Ave NE will continue the vacated right-of-way east extending
adjacent to the southern property boundary of the Minneapolis Water Treatment Facility. The right-of-
way currently is not accessible and does not serve through traffic, or accommodate access points or
garages. The proposed vacation will allow the applicant the opportunity to consider an addition to their
existing garage. Vacating the right-of-way will not affect adjacent landowners or the existing traffic
flow. All structures constructed on the vacated right-of-way will need to meet all necessary setback
requirements, and will be reviewed prior to issuance of a building permit.
Consistency with Comprehensive Plan
The proposed vacation of 45th Ave NE is consistent with the Comprehensive Plan. The proposed
vacation will not adversely impact the adjacent property owners or impact traffic flow.
PLANNING & ZONING COMMISSION MINUTES
MEETING OF mL Y 6, 2005
PAGE 17
Consistency with Zoning Ordinance
The zoning ordinance requires the property owner to have a certificate of survey completed for the
portion of the vacated right-of-way and to submit a legal description. A certificate of survey was not
submitted with the application. A survey of the proposed vacated area should be identified prior to
approval ofthe vacation.
The applicant discussed the proposed vacation of 45th Ave NE with the Public Works Department, and
they find no objection to the vacation of the right-of-way on 45th Avenue NE. The Public Works
Department provided the following legal description of the proposed right-of-way vacation: That part of
southerly twenty (20) feet of adjacent vacated 45th Avenue between the northerly extension of east and
west lines of North Y2 of Lot 17, Block 2, Walton's Sunny Acres Addition to Columbia Heights
Minnesota, Columbia Heights, Anoka Co.
Findings of Fact
The applicant has proposed the vacation ofa portion of right-of-way that currently sits vacant and does
not serve any use. Portions of 45th Ave NE have already been vacated due to the proximity of the right-
of-way to the Minneapolis Water Treatment Facility. The proposed vacation will not adversely impact
adjacent properties. There are no utilities or other public easements that are necessary on the property
according to the Public Works Department. The proposed vacation of 20 feet will afford the applicant
the opportunity to construct an addition onto their existing garage thereby improving the current home
and lot. The proposed garage addition will need to be verified for setback requirements prior to issuance
of a building permit.
The applicant provided a legal description of the property and a list of adjacent property owners. The
applicant did not provide a certificate of survey. Prior to approval of the vacation ofthe right-of-way
the applicant should submit a legal survey to ensure that there is an accurate description ofthe property
and the vacated right-of-way.
Recommendation
Staff finds that the proposed vacation is consistent with the Columbia Heights Comprehensive Plan and
with the regulations stated in the Zoning Ordinance, and therefore recommends approval of the request
for vacation of the right-of-way on 45th Ave NE conditional on the following:
· That the applicant submit an official certificate of survey accompanied by a legal description.
Peterson asked how the adjacent property owners receive the property. Is it a gift or do they pay for the
vacated piece. Thorvig responded that it is usually at no cost to the adjacent owners. Peterson thought
maybe other options should be explored that would have more benefit to others in the community such
as a walking path along the water works, or a bike path, etc. Szurek felt there were other, more
important things to spend money on. Schmitt thought it would be too costly to maintain this area if
turned into a public path. She said it is a two block area that doesn't really go anywhere, and it would
be more prudent to allow the adjacent owner to improve his property and maintain it.
Todd Sarkinen-son of the owner, spoke for his father. He explained his father has maintained the
property for 40 + years and that the area to the west has already been vacated and added to that
PLANNING & ZONING COMMISSION MINUTES
MEETING OF JULY 6, 2005
PAGE 18
property. His father would like to add on to his garage and is unable to do so without the vacated
part being added to his parcel.
The public hearing was opened. No one spoke on this issue.
Motion by Fiorendino, seconded byThompson, to recommend that the City Council approve the request
to vacate the right of way on 45th Avenue as submitted on the condition that an official certificate of
survey accompanied by a legal description is provided by the applicants. Thompson, Fiorendino,
Szurek, Schmitt- ayes, Peterson-Nay. MOTION PASSED.
NEW BUSINESS
None
MISCELLANEOUS
Peterson asked whether ill Badges were available for the Commission members. He said it would be
helpful when he goes out to check on various cases that come before the commission. He was told that
he could obtain one through our Police Dept.
There was a discussion on Conditional Use Permits for the greenhouse/plant sales versus the Fireworks
tents which obtain Peddler Licenses instead.
Motion by Peterson, seconded by Schmitt, to adjourn the meeting at 10: 1 0 pm. All ayes. MOTION
PASSED.
Respectfully submitted,
Shelley Hanson
Secretary
CITY OF COLUMBIA HEIGHTS
PLANNING REPORT
CASE NUMBER: 2005-0801
DATE: August 16, 2005
TO: Columbia Heights Planning Commission
APPLICANT: Schafer-Richardson
LOCATION: South side of Huset Park from Jefferson/Madison Street to 5th
Street - Industrial Park Redevelopment Area (Park View)
REQUEST: Final Plat - Phase 1 and Vacation of a part of 5V;1 Street NE
PREPARED BY: Perry Thorvig, Consultant Planner
Introduction
Schafer Richardson requests approval of:
1. The final plat for the Phase 1 of the redevelopment of the industrial area south
of Huset Park, and
2. The vacation of parts of 5th S1. N.E. north and south of the new Huset Parkway.
Phase 1 is part of a larger 28-acre redevelopment area that the developers are now
calling Park View. Phase 1 contains 123 dwelling units on approximately 11 acres of
land (11.18 dwelling units/acre). There are 46 two-story townhomes and 77 three-story
carriage home units. There are no public streets proposed within the project.
Planning Considerations
1. The preliminary plat was approved by the city council on June 13, 2005.
2. The plat was approved based on the condition that the applicant revise the plat
slightly to account for the minor realignment of 5th St. N.E. where it intersects with
Huset Parkway and that a development agreement, be prepared that specifies the
responsibilities of the developer and the City.
3. In order to vacate a street, it must be found that the street is no longer needed for
any public purpose. Notice of the vacation was sent to the abutting property owners
and the utility companies. No abutting property owners object.
City of Columbia Heights Planning Commission
Huset Park Final Plat and Vacation of 5th St. N.E.
August 16, 2005
Case # 2005-0801
Qwest and CenterPoint Energy have facilities in the street that must be protected by
way of easement. Their responses are as follows:
Qwest has buried facilities along the east curb line of 5th Street. These facilities must
be protected by way of easement. The applicant's site plan does not show any building
over these facilities.
CenterPoint Energy has a natural gas main in the east half of 5th Street and needs to
have this facility protected by an easement. This is not in an area where the developer
proposed to build.
Findings of Fact for Final Plat
Section 9.412 (6) of the Columbia Heights zoning code requires thatthe City Council
make each of the following findings before approving a final plat:
1. The final plat substantially conforms to the approved preliminary plat.
The final plat does substantially conform to the approved preliminary plat. Only
the requested changes to the alignment of 5th Street N.E. have been made
pursuant to staff instructions.
2. The proposed subdivision conforms to the requirements of the Subdivision
Ordinance.
The final plat conforms to the requirements of the Subdivision Ordinance.
Findings of Fact for Vacation of 5th Street
The street is not needed for any public purpose and can be vacated provided
easements are retained for existing facilities in the right of way for Qwest and
CenterPoint.
Recommendation
Motion 1: That the Planning Commission recommends approval the final plat based on
the finding that the final plat substantially conforms to the preliminary plat.
Motion 2: That the Planning Commission recommends approval of the requested
vacation of 5th Street N.E. provided easements are preserved for Qwest and
CenterPoint Energy.
Attachments
· Figure 1: Final Plat
· Figure 2: Requested 5th Street Vacation
Page 2
. CenterPoint@
Energy
700 West Lincen Avenue
PO Box 1165
Minneapolis. ,'AN 55440-1165
Perry Thorvig
Senior Planner
City of Columbia Heights
590 40th Avenue N.E.
Columbia Heights, MN. 55441-3878
July 12, 2005
RE: Street vacation of 5th Street NE
Dear Mr. Thorvig:
With reference to the proposed street vacation mentioned above, C
does have an existing natural gas main in that portion 0
vacated.
Since this gas main is an important part of our distribution system for this area we
must object to this proposed vacation unless suitable easement rights are reserved to
CenterPoint Energy, pursuant MnSta 160.29 & MnRule 7819.3200.
Please reserve an easement to CenterPoint Energy, created by and within the
document establishing the street vacation and filed with the Anoka County
Recorders office, over the followin area of osed street vacation:
~:;::If of part of 5th Street NE as shown on the vacation sketch my RLK ,
~~~~ dated Ju~e 28, 2005. _ -d............_ :fli'-"'---""'~-~
We may consider removing our objection should the petitioner wish to reimburse
CenterPoint Energy the cost of relocating the existing gas main. To discuss this and
other options that may be available, please have the petitioner contact Andrew
Balgobin, Administrative Engineer at 612-321-5426.
In the future, please forward ail proposed street, aliey, and utility easement vacation
proposals to me at the address listed below.
In accordance with and pursuant to MnSta 160.29 & MnRule 7819.3200, CenterPoint
Energy will respond to all of your notices. If we have gas mains in the area, we will
forward a legal description for you to create an easement by and within the document
establishing the street vacation, as you did in this case.
Respectfully,
CENTERPOINT ENERGY
/ (
, , !
- - I
(;-- , /0/ '~I
-.... \- -,,~ v ~ c/J ......-
St~ven Von Bargen
Right-of-Way Administrator
pc: Jim Carey, CenterPoint Energy
GENERAL LOCATION ONLY. DO NOT USE TO LOCATE FOR EXCAVATION. CALL 1-800-252-1166 FOR ONSITE LOCATIONS AND STAKING.
,
/
,
/
,
/
,
/
,
/
,
/
,
/
,
/
,
/
,
/
,
I
,
Plotted by: gasread
Plot Date: 7/12/2005
Opent
, I
~
f
~
~!
!!
11'~ ~
11'-+,+-
w~
z::
I-en
(J)!l!
LO!
...-'-~-
508-017
-
.-
.-
-
-
-
....
....'
....
....
'ao
,..:,
U
I-
en
~
~
....
/'
/'
/'
/'
/'
,~'
#
~~
,/
/
/'
,
/
/'
,
/
,
/
....
,/'
..
~
en
~
U
I-
en
!l!
~
::l
en
20"
B 46199
~ -42'ECl---------------.-
\..'2' NCL
S8-AVENE----------- -
Field1:
Field2:
Scale: 1": 100 I
(j)
North
City of cOluJia ~eights
Planning and Z~ng Commission
590 40th A venue NE
Columbia Heights, NIN 55421-3878
-2
Q w est.
Spirit of Service".
1) Qwest does not oppose the vacation of 5th Street NE, between 38th Ave NE and north
of 39th Ave NE (as opened). However, Qwest does have buried facilities (including an
above-ground splice closure) along the east curb line of 5th Street NE, and we would
. our rights to ensure continued service to numerous customers to the north and east.
Any modifications to Qwest outside plant facilities WI
must be received by Qwest prior to construction.
2) Vacation Sketch #1: Qwest does not oppose the vacation of a tract of Mnd on the
south side of 39th Ave NE (as opened), and we have no facilities there.
3) Vacation Sketch #2: Qwest does not oppose the vacation of a tract of land (38th Ave N)
that runs due west of 5th St NE to University Ave NE.
4) Vacation Sketch #3: Qwest does not oppose the vacation of a section of Lookout
Place NE. However, Qwest does have buried facilities in this area and retains our rights
to ensure continuous service to nearby customers.
Any modifications to Qwest outside plant facilities will be billable to the customer and
must be received by Qwest prior to construction.
If you have any questions regarding this letter, please call me.
Respectfully YOu
~j ~~l
Reid Lassonde
Qwest Field Engineer
612381-5180
_..~"':.$:..J.._""""--..c:.._____ '.~..w..._
Vacation
Sketch
"
".0<'
"
SCHAFER RICHARDSON
4l
41
.:.:=
VIa
j;~
It'I;...
"p
~ 0 /
>,0
~ ('. -... (/)
~...'
, ~ f'.
,- ',,: ~ gJ 111
,-,'-' ~ 0
, '.' I CD
C fry Sr/JrF f;:I'v' tvOOb, '...~
/50"
rO/ZJ'? L/277~/l-I"./ Prz 6'/6~...
6'
fc:;LD1!~
500 Bonks Building
615 First Ave. NE
Minneapolis, MN 55413
..,.-;:- f t j
e. VT/l. /77
(Ot.s
Point of beginning "A"
.outh.o.t CO,"" ~k
/
/
, /
.. /
/
/
/
/
I
/
/
41
,. .s
r. -
.. >,
1:
r,
,
,
f'J ,.) e:, 1 ~
(,,'1$;; ~ e
DIl P-- 1;";(,'> A(l...e.;A
<1~ IJ/C S
1pY
PROPOSED VACATION DESCRIPTION "A"
w
z
l;J
Cl:
)".
l/)
q .,.
<a .1.
ot>. )..
~l()
~/ /
"fJ ~ d).
/ ~o.~.
~~~/~
'at? ;~~V /
o~~~ /'
...
, .
/ /'
/ //
~'
< .
. . ,
..,...... y
. -
,c, ~
< . ..
.." ."'....,
....' y ,..,....."
.. . (."
'J" C"'I."" /
'-'I.".
'-'
/
/
';., /
.... -
I'.
.
/
~~
/ ~oG
~<o
o
./ ~"S'~e<;"" \,~e ,_:,__:~.
~ ...~o .', ,_,
.... ( ... ","
.vl
(' .
, ~
.
1
1
w
z
/
, ./ ,.' ~
. "B" /
~ . /
, ./' // ,.' w
14-,a03/sq... ft. 0
..' / "',' I()
.' / ..<,/ " f'.
/ ..... __ 0
/ / ,. .. // b
' // /// .~--,' 0
/.' / Z
," .
-.!-Point of beginning "B" ,'.', ".'
northwest corner Block f" ....'
- ~ ,
, ,. ,
.... '\ '-'
( . ,
, ~ ,
, ... ...
~ '
,
.,
" \,...
- , ,
( .. .
· . I
,",....a'.. y
, "
'.'
,-,
,.t , ,
, .
,
o 50
I I I
SCALE IN f"EET
,
,-,'",,'
- , I
I _
'-'
,
.... .........
( . ,
, ~ ,
......' IV
, , .
... ...' "
, .
., ,
I, .
,
....
41
41
...
Vi
>. .'
,+I, /
/ 0,/ /~,,'!/
/, / /
.. C) / I./.' /'
/ ;5'" ..I....,
/>,1:" , "....
" .0,01 ....... ,
/ 'ij /,,, ~/
/'0;:/ ".... ,o/.
/ G).. .' /..
..... 0 .- ..
/0._/ / /
() .0',' /
~,E/tl)/
':J /
. G).;; /
/.00/'
0"';
~o
'"
.. ",
'0:
.oo
I..... _.....
... .y..... ,Y. : :~:)
'0, ....
.....:.:.:: ~
j;
It'I
T hv,:',::r
( I '\_,
. .,
, ,
t ( ~. I."
, ~ ,
. _, '\II'
, , .
, ,
, \.......
. ,
. "
,....' "; :~
\ ......
Cii
G)
j;
I
I
..
.....
, ..
.. .0
...
. .
.. .
/
/
.I'{ /,.
.-'&. /'
/ '
.. / ~..
, -..
,....'- ... I
I_,
./
.;'"
.' ". ,
..
,
- '.,.. -
, ,
- , ,
b:-':'L
L
\-South line of Block f"
"'.J.I'
~\ . ....
.... ".." . . .
. . . r-
It " ...
.-. . 1.-
. . r-
.,. III.
. . '--
PROPOSED VACATION DESCRIPTION "B"
Those ports of 5TH Street NE, os dedicated in the plot of,
COLUMBIA HEIGHTS ANNEX TO MINNEAPOLIS, Anoka County,
Minnesota, lying easterly of the westerly line of said 5th
Street NE (os dedicated), and northwesterly and southwesterly
of the following described line:
Commencing at the southeast corner of Block E of said
COLUMBIA HEIGHTS ANNEX TO MINNEAPOLIS; thence North 00
degrees 07 minutes 50 seconds East, assumed bearing along
the east line of said Block E, 0 distance of 6.76 feet; thence
northeasterly along' 0 non-tangential curve concave to the
southeast and along the northerly line of proposed Huset
Porkwoy, 0 distance of 55.28 feet, said curve has 0 radius of
815.00 feet, a central angle of 03 degrees 53 minutes 10
seconds, and 0 chord that bears North 49 degrees 27
minutes 35 seconds Eost; thence northwesterly, olong 0
non-tongential curve concave to the northeast, and along the
westerly line of proposed 5th Street NE, 0 distance of 133.00
feet to the said westerly line of 5th Street NE (os dedicated),
said curve has 0 radius of 248.53 feet, c central angle of 30
degrees 39 minutes 42 seconds and 0 chord that bears North
18 degrees 28 minutes 12 seconds West and described line
there terminating.
Those ports of 5TH Street NE (os dedicated) and 39TH
Avenue NE os opened, COLUMBIA. HEIGHTS ANNEX TO
MINNEAPOLIS, Anoka County, Minnesota, lying northerly of the
westerly extension of lhe south line of Block F of said
COLUMBIA HEIGHTS ANNEX TO MINNEAPOLIS, and lying westerly
and southeasterly of the following described line:
Beginning at the northwest corner of said Block f"; thence
North 00 degrees 07 minutes 50 seconds East, ossumed
bearing olong the wesl line of said Block f" and its northerly
extension 0 distance of 33.53 feet, to the southerly line of
proposed Huset Porkway. thence southeasterly, along soid
southerly line, and along 0 non- tangential curve concave to
the southeast, a distance of 85.39 feet, to the westerly line
of 5TH street NE (os dedicated) said curve has 0 radius of
735.00 feet, 0 central angle of 06 degrees 39 minutes 23
seconds, and 0 chord that bears South 44 degrees 48
minutes 14 seconds West and described line there terminating.
I hereby certify that this survey, plan or report was prepared by
me or under my direct supervision and that I om 0 duly Registered
L~~Ad~e Slole of M~unne:o~:: 2005
Kurt M. Kisch, MN License No. 23968 Dote
~ Duluth, MN.
RLI<~"" Hibbing, MN.
Ham Lake, MN.
Minnetonka, MN.
( KUUSISTO LTD ) Phone: (952) 933-0972
\. J Fax: (952) 933-1153
~ www.rlk-kuusisto.com
6110 Blue Circle Dr.. Suite #100. Mlnnetonka, MN. 55343
Jun 2B. 2005 B: 260m
G \Scholer Richordson\2004-898-L \dwg\700\04-0898-721-JRR.dwg
......1'iI. ~4;11pm
C; \Sello'" AiCftOr'_ \2004- ."-l \'" \700\2004-111-71 ~PH...sr: -11-.lM....
51 IF i ~
limn
1- Iii' ~
I - -'c
A !
II
P J
I .
! I
rr
!ll
ii!
!!..,.
Ii
it
I!
,ra
I(~
1.-
I~
Ii
"t
I
~ ~ ~i 11
: if~-o H
~ I~i 11
i n~ Ii
111 ir_
q ii
I . ~ H
f ~ II
t f ..t
H
1;
.1
.h
)f
01
t.,.
"I
;;
i
I
I
..
I
I
i
I
"11flll Inn; u U r ~ iff i i~H A !1J.11= Ii flU I
s:~..' 11 i UN!'I'I r ~. !,. · l1"JI 0 r i'~ I . J~ ~
ii~f.; Ij 1 ~I.ii It I ~! I ({ ! 111~1 ilfJ)~ r f ~ f !
~II~ Ilr I ihlll.J ~ ~ " 1 ,. i.. I. I.'i(h! i" ~ ..
~1Il1..1Il1~ rj i i 1 i J i i ~ ":11 fl~,:'~ I J 17 5
a . 1:1 ~ -I I I: I: 1 t I' i.. [! I! .d f.l ! X I
~llj~J.. Ii i . r I I j I: r i! i :I~i jd .: i ~ [f. ~
Illiljlrl ~I :Ii! ~ ~ i i; j: ! ~Iit II'llt~ ~ I ~ I'
r II p i rr I 0 ill! I t I' Ir J ' .
i~IJij ;1 ;JIJ I ~ ~ i f ii!1 Hf!! ~ [ II
1.,.1'1 el J.}h' I ~ i: I. !!_ Jl 'fl [
I. I 8 !.. ! 1 ;' "',." I -..t lr! w a.
J.'I.~fa il',~ II 1;1., ~(s 11.1'( Ii
I~I=I I t.da:! 1 1 I 'f. (I.' ~~,h i
1~1:1!l J I",i! i l!! IiI ~~!lfl 1.
!;!!! ~i Jill! ': ! i i I ii~ i;f!; ~ f
fIll Ie [I;:: ~ I ~ ~ I~t ~.[l.ls. !
ijH i! l;,I-" I f'~ ~ f. [ fit ~~l r f
Phil II 1!lf ~ Ii, i !~i n~l: J
.Iil -;.1 ~..II I I I: ~ Jilr ~I'I! I I
tlrf I fll !ifl~ J l I.; ~tl!l~ 1.1 I
'siI J f.lrJ:' S. I [ II . r,ir~ ~
HII' 1.-;' (IiI! Ii. Iii SI'(l ~f r
'If:! ~il a: ! I lif J/ iJ i
I.tI.. fll. hr, i ~ I .'f; fIlii J-
f,rl' -:. II 1., I II, I..'" 81.1 1 -
ji:~! I if!l r II J I{ hilt j
,jl=:! iiii ~ ~. hi {riii r
"IJ~! I I~U i ! f~1 ",U{I i
I. iI!" I r t . a[~ Ii ~ I I
!u a Ir I. f f!l il~lI' p
.S' I 0,_ i
~
I
C
(J)
m
-f
-0
)>
;0
^
!l - co N:r- n 0-;1 0 r- iJf: I iii~ ffr-
~ ~ ~ gO:r ~ l! 0 Ii. 2 1~!11
." ..&- :!. S'1!. z 1 . ....~;;l
0 3 3:::l . 1& ...
'" '\C.. 0 :::l ... dqi
.. '< !! '< -< r t .11. i
n - ~ - ~ E:~- iri!.
H!!.g
a ~~ 'X '" ~ II ~~ ~ f -t.ri ~ ~ !~ ,,:ft.i
-< ~ ;; ~ III i ~
S' - :Ill p~ ~ ~ 1 ~. ~ 'IlL
..,!!. ifl I I I'
Go - ::r a';- 'V i ! f~ll ;
~s: ~! ~ .. g'i ..
. i. f. 1(1 · l
5!. 5" ii> i if! [ fil~l
to I .
I [ t & . II ~ to '\C I
!{ ~ f Q als,tl
__ II- 3:!11 l- f .. ; Ir~ 1 I lil(l
0.. i i ~ ~!!.i II !I. fJ
I . "l i
0... '" l( - 11!1
8.:' ,,1 :> 9.tl 0 It t
I, ! .. ~ llU ~ i Jj; J Jlli
t~ E: a:ll! 51
~ - .. 5. Ii ! (.foe
:> fh i
. :r 1~ i !! jil ;~fI
!I" I r
o.!!. -- .. ...~ i I r,[ -I.!
~ 9i -." I
~ " i'~ i-U I 'I~I. H (ffl
.. ..
~: o. ' t "',. =hr
'< :r !i ~ I or ~ j ~Iil . I~
~o " ~f ;; CD '<- [;1' a t,hl
II-~ ~2 ~ ':< 0.:[ ." [Us
0- II :> 1- ~ ~a r iJ
'< '< !I-I ~;l~
0", t-< n... n !!.f&1 . ~
2~ -. '" H !fg 2 ~ ~gi;t Ii "' f-O
~~ :> ~ ';l! ii's: ~ 0-8 "II '1 !hi
'\Co. CD~ '< &1 :~
E:~ ~t d Ii :;' 0 i~ ii
5. 5. I 3 ~. ~f . ~ 5~a
:> :>~ I
.. ~ l! ~ i!l ill II I
to h
0 g-S ~ ~I... .. :..lo~
i> ~ i>~ :!. ...... .. ~ -c.
'<~ I '< ~
51 ~ 82.~ ~~t.t I".}
o. !!.1Il e, f 0" It ,t[;
2.!l ... ~ Q. ..~l! h't J
"1l . !l oJ!,o
3-
s: i i. "'l J' I r ~
or to ...
g. 2: ~' ~I ~
I I
~ a i 0..
to
!!.
g- ~
'< 1
(j) !!.
"
I ~
fT1
fT1 J (I~)
-t
~
0
."
N
(j)
I !:
fT1
fT1 f>o
-t
(j)
oMp'~~r-lU -9680-tO\OOL\OMp\ 1-969-tOO~\uospJO~O!~ J"jO~OS\ '0
UJo9~:9 <;OO~ 'Ill unr
€v€99 .NV\J 'B>fUOlElUUIV\J. 001..# ellns. 'Ja eIOJI::J enlS 01..1..9
WOO 'OlS!Sn n>f->fI-J' MMM
89 I- 1--886 (C;96) :xe=J
C;L60-886 (C;96) :auoLld
. N,^, 'e>fUOlaUU!,^,
'N,^, 'a>te.., weH
'NV\I '6u!QQ!H
'N,^, 'Lllnlna
~
( CLL '"I o.I.SISru"DI )
XllI
~
aloa g96rZ; 'oN asuaon N~ 'I./OS1)l .~ lJrt)l
SOOZ ::~o:ouun~~ )0 OlolS o~p~ ~l
p~J~\S!f>~~ "<Inp 0 wo I \01./\ pUO Uo!s!^J~dns p~J!P ..<w J~pun JO ~w
,{q paJDd~Jd SDM lJodaJ JO UDld ',{~^Jns S!I./l lDl./l ,{J!lJ~::> ..<qeJeHI I
~
'l)ul~OUIWJal aJall}
aU11 paqlJ:>sap puo lsaM spuo:>as ~ l sa~nulW S~ saaJl)ap 8l
4PON SJoaq ~041 PJ04:> 0 pUO spuo:>as ZiP' salnulw sr saaJl)ap
or ,0 al5uo 10Jlua:> 0 'laa, r~'8iP'~ JO sn!pOJ 0 S04 aMn:> P!OS
'(palo:>lpap so) 3N laaJ1S 41~ JO aU!1 ,{palsaM PI os a41 01 laaJ
oo'rr l 10 a:>uo~sIP 0 '3N laaJ1S 4~~ pasodoJd ,0 au!! ,{lJalSaM
a4~ 5uOI0 puo 'lsoa4Pou a41 01 a^o:>uo:> a^Jn:> IOHua5uo~ -uou
o I)uolo ',{\JalSaM41JOU a:>ua41 :ls03 spuo:>as ~r salnulw
L~ saaJl)ap SiP' 4PON sJoaq 1041 PJ04:> 0 pUO 'spuo:>as
Ol salnulw t'~ saaJl)ap t'O JO al5uo 10J~ua:> 0 'laaJ OO'~l8
10 snlPOJ 0 S04 a^Jn:> PI os 'laaJ S~'~~ JO a:>uolslP 0 ',{oM)tJOd
lasnH pasodoJd ,0 au!! ,{lJa4POU a41 I)uolo puo ~soa41nos
841 01 a^o:>uo:> a^Jn:> 10Hual)uol-uou 0 I)uolo ,{IJ81S0a4Pou
a:>U84~ :188' 9L'9 10 a:>uOlslP 0 '3 ~:>OIB pios JO au!! ~soa a41
5uOI0 5UlJOaq pawnsso 'lS03 spuo:>as O~ salnulW LO saaJl)ap
00 4PON a:>ua41 :SI10dV3NNlrt OJ. X3NNV SJ.H~13H Vl8rtmo::>
PI os JO 3 It:>OIB JO JaUJo:> lsoa4~nos a41 10 I)u!:>uawwo::>
:au!! paql):>s8p I)U!MOIIOJ a41 10
,{IJ81SaM41nos pUO ,{IJ81saM4POU puo '(palo:>lpap so) 3N ~a;ulS
41~ PloS 10 aU!1 ,(IJalSaM a41 10 ,(palsoa 6u!-<1 'olosauulrt
',{luno::> o~OUV 'SI10dV3NNlrt 01 X3NNV SlH~13H VIBt'lmO::>
'Jo 10ld a41 U! pa~o:>lpap so '3N laaJ1S Hl~ 10 SlJod as041
.6UHOUIWJa~ 8Ja41 8ulI P8QIJ:>sap puo lsaM spuo:>as iP'l salnUlw
SiP' saaJl)ap iP'iP' 41noS sJoaq 1041 PJ04:> 0 puo 'SpUO:>8S
r~ s81nu!w sr saaJl)ap 90 ,0 816uo 10Jlua:> 0 'laaJ OO'~rL
JO snlPOJ 0 s04 a^Jn:> PI os (palo:>lpap so) 3N 18aJ~s Hl~ 10
aU!1 ,(lJalSaM a4~ 01 'laaJ 6t"~8 10 a:>uolslP 0 'lsoa41nos a41
01 8^0:>UO:> a^Jn:> IOHu86uOl-uOU 0 6uol0 puo 'au!( ,(IJa41nos
PloS 6uOI0 ',(lJalSOa41nos a:>ua41 :,(OMltJOd lasnH p8sodoJd
JO au!! ,{lJa4~nOS a41 01 'laal t'~'t'r ,0 a:>uolslP 0 uOlsualxa
,(IJa41JOU Sl! puo .:I It:>018 P!OS ,0 au!( 15aM 841 l)uOIO I)U!Joaq
pawnsso 'ls03 spuo:>as O~ sa1nulw LO SaaJ68p 00 4PON
a:>u84~ :.:1 ~:>OIB PloS JO JaUJo:> ~S8M4POU a4~ ~o 6UluU!6aB
:au!I paq!J:>sap 6UlMOIIOJ a41 JO ,(IJalS084~nos puo
,( lJalsaM I)U!-<I puo 'SI10dV3NNlrt 01 X3NNV SlHDI3H V18rtnlO::>
PI os 10 .:I It:>018 JO aU!1 41nOS a41 ,0 uOlsua~xa ,(IJa~SaM
84~ JO ,{1J84POU I) u!-< I 'olosauu!rt ',(luno::> OltOUV 'SI10dV3NNIt'l
01 X3NNV SlH~13H VIBrm10::> 'pauado so 3N anua^v
HlSr puo (pa~o:>!pap so) 3N ~aaJ1S Hl~ JO spod as041
u8.. NOlldl~::>S30 NOll V::>V^ 03S0dO~d
I /::<q-
- , I
I , _
, I
.....,., -
I
n:: 1 I:'
" .
, .
... '\....' ,
^..\....\,
~ Jo ,
, . )
..,\ ,
'... ......
I _ <"::~" y
-----L::' ' --L
-~. .
... .,.
-~. ..
1-(
,- ~....
.,- '
......
",
~. .,
",
.:.;rr:'~.
u V u NOlldl~::>S30 NOll V::>V^ 03S0dO~d
-~ . . .
... " ,.,
_.I. . 9
. . . ""
~.. . ~., Ie
. . .'. " "
.:l )tOOI8 JO aU!I 41n05-,
/
//
, ,..
,.., t'
,'.;; ~/
, .
. ..
" .,.
/' "i.
,/ /
/ /
/
///'
....
,
I
.
~
en
-
/
/
/
/
/
/
/ ..
j
/
/
,
,
..
0'0'-1 /
,~ /
'0 /
./ 2oi"
, ./ c
/' ,'\/ 3'~ /
" ",,' ,0'" 0/
/ . .'. { , cr a
' '/,' /~ (II
/ .,':~,.~/;: ~
, r "" .o~'O'"
o ,.~'< ,
/r", r.o s: /
/ · ~/I . / (t,/
, J '/ '
/'-1' /9/
,...../
'<
:l..
'< "
- ,.
:r .....
It
/
~
(JI
:r
:1:: : 'W.......... ...
"...._.... t.
...
:..
,
. ~\
, '.
.. ,
, ,......
^ ..,....'..'
~ Jo .
I . )
.......... II
I
1-'
,-, -'
,"",'-'
,
z
o ,';.
0" /..,,, /
d r",
'-I,' y. J'
cfi /
q/.u ,';bs,.t09't~'
M" /
Z
fTl
,
, Jo.
^ .. ,
~ Jo ,
, . )
,-...', '
, .,. ,
, Jo. -
, ..' .:I )t:>018 JaUJo:> lS~M4POU
,- '.~' 8 6UIUu!1)8q JO lU!Od_i'
- -I ' II ..
"
( ..
.... .. ) .....
,-: ',- o~/",
- , , ..s::.~
" " - 'a~
- ..,., - '\'"
, 'a-v\~
o\~ ,0 ./
""') ./
!>
/
/ ./ 11~'~~,~"
./ ~~p~~ ~
/' / ~ \O~~
/ / / "~'a\'"......
/ / .~\O~
/ (J1~,
./ / ::~ ~
,/" .1. f:>
/' /
133.:1
I
O~
NI 31V::>S
I ~
o
,
,
, - , ",
\ -'
1.
r
,
Jo. ,
. ~)
/
/
!!!
...,
~
lD
-
/
,
"
I ,
" ,
'" '"....'" '
( .. .
, ., )
, , -
...,\ ~
'.
/.
."
- ...
''':'
HV" 6UlUUj58q 10 lUlod
/ . ':',
.. - .
,;to~ ,_) ...,
....-9
:g<.9
',OS<
' 0.00",
;to .
.. ~ .
l', .,)
'-) .
" ..........
'~V
. )
,
^
~ Jo
. )
~
"
( ..
..."", ~-)
,-, '
,-, '-'
, I
- ..,., -
,
....
..... ,
all
0.
. ~
C1Ien
'-1-
~
(J):l..
0'<
o=:
. :J
OlD
'!(JI
(J1:r
o
III)
=E~
It
It
,...
~ L vC;C; N~ .SlIOdD~UUl~
3N 'eJ^ 'V lS.J!..:I C; L 9
6UlPI!ns S>jUDS OOC;
NOSa~\iHOI~ ~3:1\iHOS
Z
fTl
".
')0'-
".
.. .
. .
..,
(n
..~
:t,
r!1
LI~:).a~s UO!:).e~e^
J.,or\ 21, 20054:11.,.,.
e \Schof. ltidl..4_\2004-...-L\ht\700\2004-.....715-PHAS[-1.-.M.....
L _ _ _ L _ _I~
U1
I
fT1
fT1
....,
N
o
..,.,
N
U1
I
fT1
fT1
....,
U1
q ~ _ _ _ .."......../_ _ _ ~ _ _ L-- 1_ 1_1_1
~ ,-_.. ..<:"::...- ..". ......__~YIlQMT-cr.......y
-" ., . ~ .. , .,.... . ...... UJC I'" IYMtT Nt
" ~~~ ~;: . . ,~~~';;"~RE;;"'NE N~Ol'E$'t: ~
........, (5\....~"'6 -'......- :1112.JO .'
" 'O\?O~~. J"','\.., .,
\ (5\0 ~..'" \...". ___ I
5: !"'WW 'V'l 'v_ ~'._"_I_'u.,.u~u \ \ \ \ . ._~- ~~~i~_~)e.o 1
z z z I z . ';Q '{ _: ~.'l otb~\!i'
liJl~- , ~ "';; ~~L" . (HH~ 01 ~ ."" ~ ClI'~., "::::\; -j.~ 't.~ ~,1'.}; ;:r~~~..~'~ .
~ II<< ~!o! /1:". c l:". I' !~.. N.. '-'~. ..... ... >>.~ '10~ ..,.. "'b'f,~-)
..r P R" ;;i..:r t"'.. .....r ':>,"(" \.. ~~""'\O ''b~~~' J. ...
'" ...... ~:.:. ...... ';.-, o..j..G>\O _.";', 'b",
-30.00 .,.. VI ~.. 'N::' ~~ '.=:> .~ .~' - -t,' ~~O \ .~ ...,
.-. 210.00 .I :' I . :... ,... ." - \. \<.0 ~ ' '\.
... NOO"01"J3'WI t, ,'.. ""t' .'~' . ...;:...;.... \. ~ ' '\
.-. ;"- ~ '-::";:.l~t. .\< : ....'" ~\.
-:t L ~ In IO,.1n.9' .... -', \8....r .... .<,<' ,<; .~ .;.: ~ \f\ '\.
." -:, N~m. utmty..........t', ,r, ..-. .. ~fo" . ~.~.
;.;:... - 1 ...,,:, ....tL.e; '. "'~, ~ -~ ..,_
~.OO ~ ~ ":":::"I'v,=--=-u.w ~ _ - ."~,, ~
J~ ~ m ~ ~ z ~z I ~ - ~., .'~ . -..0 ~
~~.- ~ r;:;~ - ~ ~ - ~ ~ - - ~ -;; - ~~ ~ . _' - \. ~ ~}.7' ~ \
~- <~ p- ~ ~ .. '~~ ~~Ol~O :,;: c.o _ ,,?;~. '~t,..."~
,nnn 30.00 '''_~I .-, ;;:; ~ "7 ~
'-- 210,00l1 r " ~ ',/ .'1 '\;J::'. ;..t.
NOO"O"~J w -1~cPO \~~. \ ..... ..!"%:.. ~ ~
~ ~' _ _I + ;," Noo;:.1~8'W "(~,:. '...:'.'> ~,:. ~'... t~.:>
, I ~. J--.Xo.. '6 ~..:..
\ ~.: ,. --.oo'OI.~ - - - .... .....,..
, ..:. \o\t,..~
>~sob~~.f;w -=11 '~:..~ t>-,~'$l1,.'<:i' --~~!~~tf s..~.<'<,~ '6
. " ,. f z '~u ! z "34....;--- <Ji1."t',,,, .~
I~ - - ~ I~~ N~:~a.w I~! ~% "'~6ti ~"',,,, 'J.~~~-' t>-~..,. \~ '!::~" \
. 0 ." . ,\..,....,-
- - ~ ::: "nn~";".,..~ '" " ~~",' ,r.,..~. O'''~ J '::':'. '. '..;
I '~~ ! 1----., / - ~'.. .;, ~ ':::". \.,.
L - :~ ~~i j ~~ :~; I ; if ~!:,: /" :,s o\~ \';:?:~~~~\~" \
_ _!j :~ ~1 \ ~~~ ..r ~.~""\\ o~ 'Qs,o;"~
U _ ~ ~ 1'1 :J'::: !~ ~j i ,- N..~' " 9." '":. ~~;~: '\
I I~UU!! ~'b c.o ,,'" / il; ~~ 1 ~ 43. 02
t:--=--=--=J I 3::: i ,J\ -;?: .,.-- / =~t''i'.~~..<r~.s4.:\Vl:00.W
~ _ '_.' ~ ~lt~,' NOO/~1,uu.28'W ; ~~o"~--- \" //,.:: _~J t, ""27"02' /\ t>-'.j \ 1\ \
u /.'r,'i,~<f.'" '--.__J.,35<.-,,~.-NOO-Q1'28.W
,'~~ ' ,~, ~~~
~ ... -J I~~I N~$:..~ 8~ \/' ~,1" N~~~~2S'W '/~~:::~I( ~ ~ ~ ': I' \
_ _ ,. I~UU ! ::: W'" '
Oti I NOO.8\'....W .'> ,0.uO. . . . . . . 30.00 i 5<' J NOO.01'2S-~ N z '.
1 _ ~ ~I ~. N :~~:..~ ! :.i!~ ~ ~ !~~ !~~!~~ !~~!:j~ !aI~!~~ ~~!~ ~! : ::.:;~ ~ \ II \
~.:_: ,~. I" 10.UU , '" '" .;! r-l ~ r-l ~ r-l ,. "- ~ ~
L ~ ~_____~_______~ ._<i>t ,;00 N~!tii~a'w JO.oo ~j~.. ~ 5".00 iW I
I - - I 75;~.., '\... '~ i~~ .~ ,: 1l:"."8 r->NOO"Ol'2'~r-> I \
r---------------;:r-----u--iuu I~' ::~8':"! :~~!fo,,~ iN~ N~~?8.W ,f/ ~..r ~ No;gi~.~~ ~ I
- - ~ , Noo",....~ C \ .u.uu . .... 0 JO.~ .~"" 18 "".oo..:ls 8 I ...
I ~ I;>.UU . ~ ! . ~. ~ ~ m II ~! ,:lNOO1J12'~!:,>
~ - -:- -1 : Noo~~"W n ~~ '~nn~ ~~l ~~~~~l :::~ ~~~S~~~~~ ~:~~ ~NOg~~.::; =':::i I::: :::
I I 8 .nn~.. !.. . 8 8 ':::t: I .::" .
~ =.. ~ ~. j~: ~ i it 'j'U ::.~.w '". ".00 ;l!~ ~:;:.: ~ II: ,':~;
1 ,,' _ "I I · "Ji~ !! t l~e! ,~ .~.llIi ll! :~!:IiH~ N "OO~;';;,.:. ~
1--:: - :- l l "-~.~ i! ~. - '~;\... ... '. ":'::~; I ,~ II
I_=- -I I~ ~-.-..~--- J ..","\ ~ i~~ NOO~1'2S'W 0,.ln.9' .n.._u_, ,_"0, ~~ NO<J~:\::i ~ Nl ~ ,I
7S~~..\II"""':::''''' ~~~~~... : _ 214.00 utilityea..mtnl \ II ,..! NOO'01.28~ ~ O'l ....
- - - -, T: : N~a'w-t ~ z .uuu I;"WW ~,uo ;.WW f z i z 00 ~ 30.0;.,.;;- No07;,~a~ ~ ~ ~
I _ ~ 'I.:",,:!:-'~}!i ~ !~&l~~!~IS!~"i .~~e! .~~~~ .00:';;,:: ., I\j~ II
I ". ~ ~ : Noo.Sh..w ~ I! ..r ,nnnl..nnl.. 21"00~ ~ 30rk! c.o 8; ~~ I
i ~. I '~UU ~ !.. ,~J NOO'O,'2S'W "~si~;9~s.w <::)I\i \
L - =-- ~ ~ ~ ; Noo,f~'.'w : ~ /f.5 +",~).,_ ~ i:;
*', I ~ I NiZ I' --i S~~1ifE "..... -'" ..( I
ill!:! I NOO~".'~ c ~ · ::: I
- - ~p ''l.;,UU l 8li .-- _~
...J:B ti '..r ;:. . ,~ I
L - =- -J I N001~~"w --, '~,~1~-, :::
~ - ~ ~ I ~::: I. ... ~ " ---.~~--li
\"~J' l~' ---- II
L - ~ ~~ [!~m=:,: :;, i1i :!' :;l~ jt
... -!~ ;:;, 0
.', ,.; I L'
~I/
,\
- :f;/
l
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
1
I
I
I
I
I
I
I
I
I
\
I
I
I
~
IO~
tJI"U
Cl:l~
!..i(J,
I\i\()
~
:'.., 1 .::;\ 1
'<,-, .. .'~i
"I"'" 21', I ' I ... I ..
? ......
--L _I _I ~I ~"I_ 1_ L
YACAT~~iJ A!.i.~~'( >
~;:..II
... ,...~~);:; I
\ ':'j.
\ I.:Z~~':" I
\'\1-
--l
EASltlll.Y RlCHl-Dr-WAY LINE. ~1H SlMEl HE
NOOTJ7'SO"c
275.80
..
o
/"
Noo"O,'33'W
210.00
~
~I,J\
'1\,)
~~
~
~
",
z
..,
",
",
-<
..
o
-
1-
I~;,.., I I
. .'
, ,
I -::'~... I I
LLL
I
I
I
I
m~;
ula-
Co" :r
. "
"'Z
"'0'"
. c
!" U;13
JO~
~III
~g,
0_
:r
2';;;.
~ l!!
.;~
E:"
5.-
~:r
" "
llz
-Il
0_
_. :r
III
,,'- i
~ '" ~
Q. 3' a.
39- 3
~cr g
"" C
0._ 3
!; ~
~~
~'g'
l'l3
o!l
,...c
1;-3
B
..-
"111
~~
o .
I
I
C
(j)
m
..,
11
)
;0
^
-
;u
r
;:r;
I (~~)
r
Ii
."
"
I
1
','
.<0.//
~~
~
"'.
"
,.,'
I ,.,
I
"'-L .
'\-
\
60
tr..
~".
.~~;.
"V
V'
.~
'.' ....~. .... r t:t:
\'T" .--,...... .,..
.. .,' ...... ".."
...... ,....... ....
..(
...
...
:-:1
.::
n.
60
----
J'0.$9
"?'''
S/~:s.".? ?
'" 8~~w
0":: ,::,:: :::....
------ ".. = .:: (.:....!
:. ...
-; :
--
--
--
--
--
--
--
--
--
03'
III "
l!! "
3 -
z.'"
-~.
0"
<T~
"II
go.
'"
'"
~
po
,...
"
~
0.
o
~
r-()I)
8