Loading...
HomeMy WebLinkAbout2013-11-19 - Parks & Trails Agenda PacketAgenda Corcoran Parks and Trails Commission November 19, 2013 7:00 PM 1. Call to Order /Roll Call 2. Pledge of Allegiance 3. Approval: a. Agenda b. Minutes of 10.15.13* 4. Open Forum 5. Presentations 6. Reports /Information -None 7. Old /Unfinished Business 8. New Business a. Parks and Trails Commissioner Application — Sharon Meister* b. Lennar Preliminary Plat for "Ravinia" for 427 homes on 267 acres in Section 36, Township 119, Range 26 (city file 13 -025) 9. Subcommittee & Miscellaneous Reports a. City Council Liaison — Rich Asleson b. Athletic Association c. Park Dedication Fund* 10. Other Business 11. Announcements 12. Adjourn *Includes Materials Materials relating to these agenda items can be found in the House Agenda Packet by Door. DRAFT Minutes Corcoran Parks and Trails Commission Tuesday, October 15, 2013 7:00 PM 3b. Present: Commissioners Trish Krueger, Kevin Dale, Tom Anderson, Val Nybo, Chad Robran, and Deb Regan; Student Commissioners Camryn Monzo and Laura Minkoff Absent: Rachel Tessmer and Judith Strehler Others attending: Council Liaison Guenthner, Lieutenant John Hamilton, City Administrator Martens 1) Convene Regular Parks & Trails Commission Meeting — Chair Krueger called the meeting to order at 7:00 pm in the Corcoran Community Center. 2) Pledge of Allegiance 3) Approval of: a) Agenda. Motion by Robran and seconded by Nybo to approve agenda. Voting aye: All (Motion carried 6:0) b) Minutes of 08.20.13 Meeting. Motion by Anderson and seconded by Dale to approve minutes as presented. Voting aye: Krueger, Dale, Anderson, Nybo, Regan. Robran abstained (Motion carried 5:0) 4) Open Forum: None 5) Presentations: a) Public Safety Presentation: Lieutenant John Hamilton gave a recap on the past year of police activity related to the parks providing statistics. The Parks & Trails Commission passed on concerns about cars parking in no parking areas as well as the speed limit around the park. 6) Reports /Information: None 7) Old/Unfinished Business: None 8) New Business. a) Site Plan and Conditional Use Permit for Rockford School District Baseball Field at 20400 County Road 50 (PID 23- 119 -23 -34 -0001) (city file no. 13 -023): Rockford School Superintendent provided background on the proposed varsity baseball field to be constructed in Corcoran as well as requested the City assist financially by paying for costs to construct the parking lots as required. The Parks Commission discussed the proposed project in detail including site materials and the use of Park Dedication funds to assist in financing the project. Motion by Robran and seconded by Dale to support the construction of a baseball field on the school property contingent upon a long -term lease agreement approved between the city and the School District. Voting aye: All (Motion carried 6:0) Motion by Anderson and seconded by Nybo to support use of Park Dedication Fund to pay for a parking lot amenity of a similar material of that existing in the surrounding parking areas. Voting aye: All (Motion carried 6:0) Motion by Robran to have the Park Dedication Fund pay for up to fifty percent of the parking lot if the City Council requires asphalt. Motion failed for lack of a second. Motion by Robran and seconded by Anderson stating the Parks and Trails Commission prefers a gravel lot and requests the Council allow the gravel lot through variance or change of code. Voting aye: All (Motion carried 6:0) Parks and Trails Commission Minutes, August 20, 2013 9) Subcommittee & Miscellaneous Reports a) City Council Liaison: Mayor Guenthner reported on activities from the September 26, 2013 and October 10, 2013 City Council meetings b) Athletic Association: Kevin Dale provided updates to the Commission. c) Park Dedication Fund: Park Dedication Fund balances were reviewed. 10) Other Business: a) The Parks and Trails Commission briefly discussed the role of commissioners. Staff was requested to have this topic for discussion on a future agenda. 11) Announcements: None 12) Adjourn. Motion by Dale and seconded by Krueger to adjourn. Voting Aye: All (Motion carried 6:0) Meeting adjourned at 9:57 p.m. Next Meeting: November 19, 2013 at 7:00 p.m. Respectfully Submitted, Brad Martens City Administrator DRAFT 2 8200 County Road 116, Corcoran, MN 55340 763.420.2288 — Office 763.420.6056 — Fax E -mail - oeneralCNCi.corcoran.mn.us / Web Site - w .ci.corcoran.mn.us C0101i'iIjiI &W*11 :7J11114f-AINjLl Please indicate by order which of the following you are interested in (1,2,3, etc.): Parks and Trails Commission Meets the 3rd Tuesday of the month at 7:00 p.m. - City Hall Planning Commission Meets the 1� Thursday of the month at 7:00 PM - City Hall Watershed Commission Meets the 2nd Wednesday of the month, 11:30 AM - Maple Grove City Hall Other We welcome you as an applicant for one of the City's commissions. Residents of Corcoran are eligible for nomination to any of the City's commissions as established by the City Council. Please complete the following information, attach extra sheets if necessary, and return. Accommodations will be provided, upon request, to allow individuals with disabilities to participate in the application process. DATA PRACTICES ADVISORY We are required to provide the following information to you. Under Minnesota law, your name and home address are public information, which must be provided to anyone who requests it. If appointed to a commission, the following information will also be public: education and training background, previous work experience, work location, a work telephone number, and any expense reimbursement. The other information requested below is classified as private. This information will be used by the Commissioners, and the City Council in determining whether you should be appointed to a commission. Therefore, all of the information will be provided to the Commissioners and City Council in a public forum and will be reviewed in public. Failure to provide the requested information may result in your not being considered for an appointment. H: \City Hall Information \Forms\Administrative Applications Information \2012 Commission Application.doc Please complete the information below: Name: 5 lui'/ro Vl 1 5 Address: Phone: (h) ILO _i7 (w) (c) Fax: E -mail: I S Vt fir. -a`?7n r'4t p,t S��Y�� �.. Ybt..�wtfef, rL2'x.i j =�u"rvl Please answer the following questions (use the back side if more space is needed): 1) How long have you been a Corcoran resident? 5i`V�_Ce 2-OoS 2) Please list any city committees/ commissions you have served on in the past, either for the City of Corcoran or another community. Please include the dates of service and if you held any positions such as Chair or Secretary. �61.4i�fLiVlVl 3) Please describe why you feel qualified to serve on the Commission for which you are applying, including any other relevant experience with the issues faced by the Commission. F'` s ck. A- L c 0-?= iti ; !1Gi(GYI.IL�y cY 1 w V � klt I �i G o" C6i'Ufe6- 0- ; re (x5 i�U ��'�.�` [� �� �c.,.i F f✓i` '� CLy�. �L` 1�'t, -'V � C7. � �iv'k�l_X , 4) Why �are you interested in serving on this Commission? ( y ,, S \A) ) -kid U� I V u- (Pit -r o- J + -aA J H: \City Hall In formation\Forms\Administrative Applications Information\2012 Commission„/ll✓1/l_/ Application.doc If appointed, I agree to disclose any conflict of interest I might have in reviewing or approving any contract, license, permit, application, appointment, land use decision, public improvement, or other matter that comes before me? Please sign and date this Application and return to: City of Corcoran 8200 County Road 116 Corcoran MN 55340 U\ , Z�n P Date—....] C> A plicant Signature`" H: \City Hall Information \Forms\Administrative Applications Information\2012 Commission Application.doc Agenda Item: • ti L A N D F 0 R M Fr n n`I Site try Fini.4i • • 105 South Fifth Avenue Tel: 612 - 252 -9070 Suite 513 Fax: 612 - 252 -9077 Minneapolis, MN 55401 www.landform.net TO: Corcoran Parks and Trails Commission FROM: Kendra Lindahl, Landform DATE: November 12, 2013 for the November 19, 2013 Parks and Trails Commission Meeting RE: Preliminary PUD Development Plan, Preliminary Plat and Rezoning to PUD (Planned Unit Development) for U.S. Home Corporation (dba Lennar) for a residential development called "Ravinia" at Gleason Road and County Road 101 (PID 36 -119- 23 -13 -0007, 36- 119 -23 -13 -0005, 36- 119 -23 -14 -0005, 36- 119 -23 -14 -0003, 36- 119 -23- 14 -0006, 36- 119 -23 -43 -0001, 36- 119 -23 -41 -0002, 36- 119 -23 -41 -0003, 36- 119- 23 -24- 0001, 36- 119 -23 -24 -0003, 36- 119 -23 -21 -0001) (City File 13 -025) Application Request Lennar has submitted a request for approval of Preliminary PUD Development Plan, Preliminary Plat and Rezoning to PUD to allow 422 single family detached homes on 266.57 acres. A public hearing on this request will be held at the Planning Commission meeting on December 5, 2013. The Parks and Trails Commission is asked to make a recommendation on park dedication in advance of that meeting. 2. Context Zoning and Land Use The property is zoned RSF -2 (single family residential 2) Rural Residential and is Low Density Residential, which is planned to be developed at 3 -5 units per acre. Surrounding Properties The surrounding properties to the west and northeast are guided Existing Residential and zoned Urban Reserve (UR). The property to the north is zoned RSF -2 and UR and guided Low Density Residential and Agriculture Preserve. The property to the east (across County Road 101) is located in the City of Maple Grove. The property to the south (across Hackamore Road) is located in the City of Medina. Natural Characteristics of the Site The 2030 Comprehensive Plan shows a number of wetlands scattered around the site. A High Quality Natural Community (maple basswood forest) is located in the northwest area of the site. Landfori SensiblyGeen and Site to Finish are registered service marks of Landform Professional Services, LLC. • 3. Analysis of Request Parks and Trails • 0 The applicant is proposing 5 pieces of land (totaling 50.46 gross acres /28.27 net acres) for park or other public use and requesting park dedication credit for the following: 1. A new open space park in the northwest portion of the site (41.64 gross acres) 2. A new central public park (2.85 gross acres) 3. A private neighborhood park (0.67 gross acres) 4. Public trails (4.3 gross acres) 5. Land for a future underground water tank (1.0 acres) Under the current ordinance, park dedication is required at 11 % of the net land area for developments like this with between 3 -5 units per acre. In this case, the PUD plan shows 211.78 net acres, which would require park dedication of 23.30 net acres. Credit would be given for dedication of public park, public trail easements and may be granted for up to 20% of the net area of a private park. (NOTE: The City Council is considering changes to the net density calculation at the November 25t`' meeting, so the exact acreage numbers may change slightly.). Park dedication shown on the plans exceeds ordinance requirements. Open Space/ Nature Park The Comprehensive Plan shows an Open Space /Nature Park generally over the northwest 40 acres of this site as Outlot G. This should be platted as "park" and deeded to the City. In these parks, recreational uses are secondary to the preservation of natural open space and the conservation functions of these areas. Compatible recreational uses include hiking, picnicking and nature study. Staff recommends acceptance of this land. Neighborhood Park A public park to serve as the neighborhood park is shown as Outlot N. This should be platted as "Park" and deeded to the City. Neighborhood parks are intended to provide for the passive and active recreational needs of neighborhood residents but these parks typically do not provide organized athletic programs. The Comprehensive Plan notes the following general design standards for neighborhood parks and staff finds that these goals are met with the proposed concept: About 1 -2 acres of neighborhood parks per 1,000 people - The 2.85 acres would be adequate to serve the approximately 1,200 residents of Ravinia and adjacent properties Located so that they are within about % mile of any residence in the designated neighborhood. - The park is centrally located to provide access to most development residents within this spacing goal Neighborhood parks should be about 5 -10 acres in size. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) November 19, 2013 r 0 The neighborhood park is slightly smaller, but given the private park, open space park and water tower site on this property, staff believes that purpose and intent of this goal is met with the proposed park plan. Typical neighborhood park design elements include the following: Play equipment, Open tun` areas with informal play fields for softball, soccer, and /or football, Hard court (half -court basketball or game area), Internal trails and connections to the neighborhood, Landscape plantings, Limited off - street parking area, Site furnishings such as benches, bike racks, drinking fountain, trash containers and signs - The developer has provided a concept plan showing how a mix of these uses could be provided on site. Ultimately, it is the City's role to design and construct the park, but the developer must grade the site and make it ready for development. The concept plan provided by the developer shows a good mix of uses appropriate for a neighborhood park. While staff has concerns about the layout, especially the location of the basketball court so close to the parkway, we find that it provides a good mix of uses expected in a neighborhood park. Staff recommends that that concept be updated to provide a small amount off - street parking in addition to the available on street parking. Private Park The applicant is requesting park dedication credit for the private park. Consideration should be given to giving credit for the private park as it does serve a recreational need for the approximately 1,200 residents of this development. The ordinance states that "At the City Council's discretion, Park dedication credit may be given where private parks and facilities are provided in a proposed subdivision, and such space is to be privately owned and maintained by the future residents of the subdivision. Credit may be considered when the City Council finds it is in the public interest to do so, and that the following standards are met:" a. Such credit may be given only for park areas within the proposed subdivision that are designed on the Parks and Trails Map as Neighborhood Parks. The proposed private park does provide for neighborhood park needs for the approximately 1,200 new residents. This is in addition to the public neighborhood park proposed. b. The facilities proposed for the private parks and facilities shall be in substantial accordance with the provisions of the Parks and Trails Plan, and approved by the City Council. The private park includes a pool and clubhouse. While these do provide recreational needs for the neighborhood, they do not meet the wide range of recreation uses typically expected in a neighborhood park. C. In no circumstances shall such credit for private facilities exceed 20 percent of the amount required to be dedicated to the public under this chapter. The council and Parks Commission will consider the proportion of neighborhood park needs provided by the proposed facility, and the proportion of new neighborhood residents to be served by the facility in determining the credit to be given for private park facilities. The developer's application erroneously indicates that up to 30% of the private park area may be calculated to meet the park dedication requirements. What the ordinance actually states is that the City may give credit for up to 20% of the park dedication requirements for a Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) November 19, 2013 • . i i private park —in this case, the city could accept up to 5 acres of private park to meet the park dedication requirements. Staff believes that this was intended to reflect circumstances where a developer provides a much larger neighborhood amenity with a full range of neighborhood park facilities rather than a small HOA park as proposed in Ravinia. d. Yards, court areas, setbacks and other open space required to be maintained by the zoning ordinance shall not be included in the computation of such private open space. The applicant is not requesting park dedication credit for any of these areas. e. The private ownership and maintenance of the parks is adequately provided for by written agreement. The developer indicates that the private park will be maintained by the HOA. They have not yet provided the details of how this would be accomplished. The private parks are restricted for park and recreation purposes by recorded covenants that run with the land in favor of the future owners of property within the subdivision and which cannot be modified without the written consent of the City Council. This will be accomplished by the HOA covenants, but the applicant has not yet provided details for review and approval by the City Attorney. g. The proposed private parks are reasonably adaptable for use for park or recreation purposes, taking into consideration such factors as size, shape, topography, geology, drainage, access, and location of the proposed facilities. The site is well suited to the provide park proposed. However, staff recommends that a small off - street parking lot also be provided. However, the park has a very limited park service purpose. While staff finds that the private park will absolutely serve a portion of the park and recreation needs for the neighborhood, we find that it does not meet all of the park and recreation needs typically required for a neighborhood park, does not fully comply with all of the private park criteria for public park credit and, therefore, while staff supports the private park as part of this project, we do not recommend park dedication credit be given for the private park. Public Trails /Sidewalks The plans indicate that 4.3 acres of trail provided. The ordinance requires that the applicant provide a 20 -foot wide easement for off -road trails in order to accommodate a minimum 8 -foot wide bituminous trail. The applicant is showing a mix of 8 -foot and 12 -foot wide off -road trails. Where wider trails are provided, a 30 -foot easement is required. The applicant must either provide this wider easement or reduce the width of the trail to the standard 8 -foot trail The required easements must be shown on the plans. Additionally, 8 -foot wide trails are proposed on both sides of the new parkway. These show what appears to be an 8 -foot boulevard behind the curb and then an 8 -foot trail. The applicant must provide details to show compliance with City Engineering detail plates. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) November 19, 2013 • • • The developer is required to provide finished grading and ground cover for all park, playground, trail and public open spaces within their developments. No credit toward the required dedication shall be given for this work. Given the limited staff and limited funds available for park improvements, the City should work with the developer to complete paving of these trails in as part of the project. The Comprehensive Plan notes "Policy 11: Trails that are integral to larger scale developments will be installed and paved at the developer's expense. These trails will connect to the existing and proposed extensions of the City's trail system." Unfortunately, the park dedication ordinance has not yet been updated to reflect this requirement. Because of this, the City cannot require paving of trails as part of a standard subdivision. The subdivision ordinance requires all trails and sidewalks to be installed by the developer at the time of street construction, but the responsibility for the cost of these improvements is not required by the ordinance to be paid for by the developer. However, as part of a PUD, the City Council can negotiate these improvements. Staff recommends that we work toward this improvement as a condition of the project for the trails that are located within the development, but not off -site improvement in the public parks. Staff recommends approval of the trails shown on the plans with the following conditions: a. The applicant must revise the plans to show this trail easement for each of the public trails shown on the plans. b. The trail adjacent to Lot 118 is located within the wetland buffer and cuts through lot 118. This trail should be relocated outside of the lot and the wetland buffer. Although the ordinance does allow trails in the wetland buffer, developers should work to limit these impacts where possible. C. The trail should extend from this site along 63rd Avenue to Hunter Road d. Details about the proposed trail wetland crossing in Outlot F must be provided. e. The trail crossing of "road 27" in Outlot D should be shifted on both sides of the road to be located outside of the wetland buffer. Although the ordinance does allow trails in the wetland buffer, developers should work to limit these impacts where possible. It appears that the trail could be relocated outside the buffer. f. Curb ramps must be provided for all sidewalks and trails at street intersections. g. The trail along the parkway must be extended the entire length of the parkway between CR 101 and CR 116. h. A trail connection must be made between the parkway and Hunter Lane to the south. Five -foot wide sidewalks are required to be provided on one side of each public street. Generally the plans show compliance with these requirements. However, details must be provided to ensure compliance. On the west side of Outlot N, which is proposed as a public park, a sidewalk must be provided within the "road 6" right -of -way to provide access to the park. There will be a sidewalk on both sides of the public street for this block. Public sidewalk must be provided on the east side of "road 5" to provide direct access to the public park. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) November 19, 2013 • Water Tank Site • 0 The applicant is asking for credit to be given for the acre water tank site. Staff does not recommend that park dedication credit be given for the water tank site because this open space is for infrastructure use and not park land. Summary The City should accept park dedication in the form of land where shown on the maps. The City may accept cash -in -lieu of land at 11 % of the value of the land with a maximum rate of $3,000 per unit for each new unit located outside of the MUSA (Metropolitan Urban Service Area). Staff recommends that the city accept the park land dedication as proposed by the developer. The additional land dedication should be considered as one of the benefits to the City in exchange for the development flexibility requested by the applicant. The City Council will analyze the full development plan and evaluate the PUD flexibility requested as well as the benefits to the City and negotiate the final details with the developer. Should the City Council wish to limit park dedication only to the minimum land dedication required, the City should direct the applicant to remove the excess acreage from the northwest open space park, as recommended by the Parks and Trails Commission during their concept plan review to total the 23.3 acres between the trails, neighborhood park and open space park. Next Steps The application is tentatively scheduled for Planning Commission review on December 5th and Council action on December 23rd If the application request is approved by the City Council, the applicant would be able to proceed with the Final PUD Development Plan and Final Plat for each phase. The final plat is not reviewed by the Parks and Trails Commission. 4. Action Staff recommends that the Parks and Trails Commission recommend approval of the following, subject to the findings and conditions in the staff report: 1. Accept park dedication for 26.6 net acres where 23.30 net acres are required to satisfy park dedication requirements for this site for the following: a. The new open space park in the northwest portion of the site (41.64 gross acres /19.57 net acres) b. A new central public park (2.85 gross acres /2.73 net acres) c. Public trails (4.3 gross acres /4.3 net acres) 2. Encourage development of the private neighborhood park (0.67 gross acres /0.67 net acres). 3. Accept the one acre water tank site as needed for infrastructure improvements not park dedication. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) November 19, 2013 • Attachments a. Location Map b. 2030 Park & Trail Map c. Applicant's Narrative d. Site Graphics Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) November 19, 2013 0 Hennepin County GIS - Printable Map Interactive Maps, �r i C r _ Parcel 36- 119 -23 -21 -0001 A -T -B: Abstract ID: Owner The Estate Richard J Deziel Market $468,000 Name: Total: Parcel 52 Address Unassigned Tax $7,681.54 Address: Corcoran, MN 00000 Total: (Payable: 2013) Property Sale $1,140,000 Type: Price: Home- Non - Homestead Sale 05/2012 stead: Date: Parcel 41.68 acres Sale Vacant Land Area: 1,815,501 sq ft Code: 10 Page 1 of 1 Property Map 00 ft Print Date: 6/6/2013 A, r: �w 76 This map is a compilation of data from various sources and is furnished "AS IS" with no representation or warranty expressed or implied, including fitness of any particular purpose, merchantability, or the accuracy and completeness of the information shown. COPYRIGHT © HENNEPIN COUNTY 2013 t&i —1 Green." http: / /gis.co.hennepin.mn.usI Property /printldefault.aspx ?C =45 853 8.0516891034,4991317.3 ... 6/6/2013 I1 � 19 • '��� 111111111�� I r 1 o LA �" 1 cL `, p ly , 1 ! , 1 , 1 ' , 1 , � r' ,ham r 1 LU .. m T ••�.. „J .0SP , 1 1 1 1 1 � • � r - , •� �r- ,VIII,°°° ME •ii ` -- > Of SCHUTT 1 Tj ■ ■ ■•2 ROAD Lu J a it QSP g a IM L -. IEEE 0,9P L MEISTER R AD :I_v\II ,0000 1.� ■ 1�'I♦Illl ■��� p 11111 •ii ` -- > Of SCHUTT 1 Tj ■ ■ ■•2 ROAD Lu J a it QSP L ' ` -- > Of SCHUTT 1 C, ROAD Lu J a ` -. 0,9P L MEISTER R AD 7.1 lip women,_, _ LAR tN IG/'/.l�jS& mm.., Ml �Raw*arM01FaX.A ,SCOTT T_ . --- -,� , ,' LADE ,' � �' J , ! '..' , � f' , ,r 4 __ •,�, JUBERT e, � LAKE _ ��`'t•^'i, ^. D -- z .�, �' , \ J i , `, a \_, - -- ��� •' ,, ! � ' .,, �__r I ■ r ICOOK & I �nL o•.•••�•••••♦ SP ........... 0 QLEASON -• • A C Parks & Trails Plan 2030 Comprehensive Plan N W 4O �I` E �s 3,000 1,500 0 " ":1 City Limit 2030 MUSA Open Water Wetlands Existing Parks and Trails Regional Trail Existing On Road Trail 0 Community Park 0 City Hall /Memorial Park 0 Existing Ball Fields /School Property Existing Park (Private /Lion's Park) ® Golf Course Proposed Parks and Trails Proposed County Bike Trail - - -- Proposed On Road Trail Off Road Trail 3,000 Feet Off Road Trail outside 2030 Development Area - - -- Horseback Trail Proposed County Road 50 ■■■■t Natural Gas Pipeline Easement Trail (Potential) City Square osP OSP /Nature Park • ASA - Athletic Search Area Neighborhood Park 0 Trailhead Search Area Greenway Corridor (Bonus Eligible Resource Corridor) *Proposed park and trails locations represent the general search areas for parks and trails. The City will work with developers and landowners to identify the exact location and size of parks and trail alignments as development or park acquisition is proposed. June 2, 1011 4 Bonestroo I:/ 504 / 50408144 /GIS /ComPlan /Maps /Final Maps /2030 parks and trails.mxd Ravinia City of Corcoran Introduction EEC EWE PP ka w. W-- - � 13 -o',X5" U.S. Home Corporation, d /b /a Lennar is proposing to carefully orchestrate the development of several parcels of land in Southeast Corcoran in a mamler that is sensitive to the environment and surrounding area. Our vision creates a dynarnic neighborhood that will stimulate growth and vitality within the City of Corcoran. City Standards • Comprehensive Guide Plan designation Corcoran's comprehensive guide plan designates this property for residential development at 3 -5 units per acre. At the concept review City Council identified the need to maintain a density of at least 3 units per acre. Lennar has worked closely with staff to meet the 3 units per acre guideline. The current plan is slightly above 3 units per acre. • Surrounding Land Uses The surrounding properties to the West and Northeast are guided Existing Residential and are zoned as Urban Reserve (UR). Properties to the North are zoned RSF -2 and UR and guided for Residential and Agricultural Preserve. To the East is the Bonaire /Fieldstone Meadows community built by Lennar in the City of Maple Grove. Property to the South is located in the City of Medina. • Zoning Classification The property is currently zoned RSF -2 (single family residential 2), Rural Residential. As part of this application Lennar requests a zoning change to PUD. PUD As defined by the City Zoning Ordinance, the purpose of a PUD is to promote creative and efficient use of land by providing design flexibility in the development of residential neighborhoods that would not be possible under a conventional zoning district. The zoning ordinance goes on to describe the intention of a PUD to: A: Provide for the establishment of PUD districts in appropriate settings and situations to create or maintain a development pattern that is consistent with the City's Comprehensive Plan. The target density far this area is 3 -5 units per acre. Our plan is slightly above 3 with a variety of lot sizes. 1 B: Allow for the mixing of land uses within a development when such mixing of land uses could not otherwise be accomplished under the existing zoning and subdivision regulations. The underlying zoning requires 80 foot wide homesites with a minimum area of 11,000 square feet. Given the natural topography, wetlands, and stormwater requirements, maintaining 3 units per acre is not feasible without allocating a section with very high density (10 units/ acre). The Council, market conditions, and the existing neighbors all seem to agree that higher density is not appropriate in this location. The PUD process allows the ability to offer a variety of homesite sizes which essentially translates to a magnitude of values and a diverse streetscape that will include two clusters of single - story (with basement), detached townhomes. C: Provide for variations to the strict application of the land use regulations to improve site design and operation, while at the same time incorporating design elements, e.g. construction materials, landscaping, lighting, etc., that exceed City standards to offset the effect of any variations. A number of design elements have been incorporated into planning of the community and can be found within the landscape plan sheets. The parkway will include several center islands and will be irrigated through a system that uses recycled water from stormwater ponds. The system will also provide water to the neighborhood amenity center as well as the centrally located public park. Monumentation with functional landscaping will be added to establish neighborhood identity. This will include entrance monuments at significant intersections as well as secondary monuments along the parkway. Trail markers and mailbox designs that incorporate the monument materials and Ravinia logo will also be added to further accentuate the identity of the community. PUD flexibility is necessary to accomplish this as standard zoning typically allow one monument for the entire neighborhood fff r. Rr9VINIR i IIIIIIIIII = l�lllllflillllllll 2 ........ . I�--0 I!A Additionally, we will include a neighborhood amenity center that will provide a gathering place for social events and a pool to be used by members of the neighborhood. Conceptual plans of the neighborhood amenity center are included with the submission. The amenity center will be privately owned and operated by the Ravinia Homeowners Association. D: Promote more creative and efficient approach to land use within the City, while at the same time protecting the health, safety, comfort, aesthetics, economic viability, and general welfare of the City. Ravinia will effectively create a thriving, dynamic neighborhood that the City of Corcoran will be proud of The street system emphasizes the front of the home as pedestrian friendly with elements that help calm traffic. The roads are proposed in a manner that is curvilinear in nature and creates visual queues that slow traffic and generate less hard surface. Cul -de -sac islands are included to provide visual interest and allow for snow storage. With careful planning we are effectively meeting setback requirements with house plans that generally include front porches, and covered stoops to encourage interaction in the front of the home and to promote neighborhood socialization. Fountains are planned for two large ponds along the parkway that will further enhance the aesthetics of the neighborhood by adding a visual element of interest as well as providing white noise to the adjacent homes. E. Preserve and enhance natural features and open spaces As part of this application we are proposing to preserve and dedicate a large portion of the Northwest Corner of the site to the City for public park. The extensive trail system throughout the neighborhood enhances the natural features of the site. Additionally, we are providing a scenic overlook along the trail that will provide expansive views of a large wetland complex. F. Maintain or improve the efficiency of public streets and utilities. The development ofRavinia will bring infrastructure capacity to the Southeast quadrant of the City. We are committed to working with the City engineer to reduce the amount of infrastructure needed to effectively serve the site. We have identified the ability to reduce unnecessary sanitary sewer and watermain by eliminating redundant lines that ran through the parkway in favor of lines that run through interior streets providing lateral benefit. Our site plan has identified a location that allows the City to construct necessary water improvements to serve a greater area of the City, If the City finds this location acceptable we request the City will consider an underground tank system in favor of a water tower. The underground system will have less visual detriment to the natural feel ofRavinia and the existing Neighborhood to the South. G. Ensure appropriate transitions between differing land uses. Stands of existing trees have been preserved where feasible to help maintain a thoughtful transition between neighborhoods. Areas where trees do not currently exist have been planned for upgraded buffer plantings. This is particularly true along the Northwast segment of the Lifestyle neighborhood. 3 Building PlansfProduct Information Extensive research on housing availability and market conditions in the area has guided us in putting together a product portfolio that includes an architecturally interesting variety of horries, prices points, and services to meet several buyer niches. We are committed to providing housing that meets the RSF design requirements with one exception, We are requesting the requirement relating to ,garage not exceeding 55 °rho of the Front of the hone be removed. The reason for this request is gc;nc rated from our site plan. In today's market conditions single family detached homebuyers demand a three car garage, Developing with efficiency through the use of smaller lots creates a situation where it becomes problematic to create house plans that effectively use land acrd provide three garage stalls. For demonstrative purpose: a typical three car game is 32 feet. A home footprint not exceeding the 55% guide would need to be 59 feet wide. When the standard side setbacks of 15 11 are added the minimum lot size at front setback would need to be 74 ft. The adjustment in size is significant enough that densities would be affected. We have offset this concern with the use of covered front porches and garage fronts that are Rush with the primary home. Architectural elements above the garage have also been included to de-emphasize the doors and bring the garage into the home. The St. Croix II The Lansing 2 8116.3.7551 q. Ft. - 4 -5 Sedra ms- 34 RaMrooms 2, 921 -21876 PC - 4-5 a - 45 BawctQms The Madrid Lifestyle Collection 1,952 - 12 17 54E -2&d roams •2EUMmams (Cl -, Lifestyle Detached Town.homes — The Lifestyle product is proposed to provide housing for an under staved market in the Twin Cities, the `empty nester'. Designed for single levc;l living, the Lifestyle humcs offer a spacious first floor that includes a master suite, fireplace, open living room, gounnet kitchen, and study. Two of the plans include a finished lower level and two clYer the ability for the purchaser to finish the lower level at a future time. A deck or three season porch is included with the home to allow the opportunity to enjoy the natural features of Ravinia. Multiple elevations and color packages will be incorporated to reduce monotony. Based can today's market research we anticipate these homes to start with pricing in the inid $300,010. 4 • Landmark Series - Designed with efficiency in mind, the Landmark series meets the demands of today's challenging housing market by offering a fantastic value. A relatively new concept, the Landmark series is planned specially for 65' wide homesites. Typical footprints are 50' wide allowing the ability to maintain setbacks designated by RSF -2 zoning standards. A variety of houseplans and elevations make up this series offering square footages ranging from 2,200 sq ft to 3,400 sq ft plus the ability to finish the basement to add footage to the home, With families in mind, the homes typically include four bedrooms, a large open living space on the main level, a master suite, mud room, and three car garage. Sixty -five foot wide lots allow the ability to preserve open space without compromising the integrity of the neighborhood. An interesting streetscape will be maintained through the incorporation of a variety of elevations, materials, and color packages. Lots are arranged in a manner to maximize open space views and will include an assortment of walk -outs, look -outs, and flats. Based on today's market research we anticipate these homes to start with pricing in the mid $400,000's. • American Heartland Series - The recently upgraded American Heartland series is designed for the 75' wide homesites with the move up buyer in mind. A variety of house plans will be offered ranging from 2,600 sq ft to 3,800 sq ft. plus the ability to finish the basement to add additional footage to the home. These well thought out plans homes typically include four+ bedrooms, a large open living space on the main level, master suite, craft room, and three car garage. An interesting streetscape will be maintained through the incorporation of a variety of elevations, materials, and color packages. Based on today's market research we anticipate these homes to start with pricing in the mid $500,000's. • NextGen Series — This revolutionary series is a multi - generational home plan designed specifically to accommodate two adult generations living under one roof with privacy and convenience. This new home allows for a separate first floor living space that includes its own entrance, living area, kitchenette, attached garage and laundry. It is not a detached guesthouse or simply an extra bedroom, but a separate space to be locked from the main house, or to offer easy access depending on the families needs. The result is a 5 bedroom, 5 bathroom home that creatively satisfies a variety of housing needs while fitting with the architectural styling of the neighborhood. The market ultimately dictates what price people looking for a new home are willing to pay and what features they want included in with that price. All house plans fallow Lennar's signature "Everything you want, Everything you need" marketing platform which includes features built into the home that may typically be considered 'upgrades'. Homeowners Association(s) A Master Homeowners Association will be established to maintain the open space monumentation and amenity center. All housing types will be part of the Master Association. Two Sub - Associations will be created to take care of the common elements within each cluster of lifestyle product. Both Townhome Associations will be E `full maintenance' in nature to include, professional management, mowing, plowing, and exterior upkeep of the buildings. Homeowners Association documents will be submitted with Final Planned Development Application materials or as requested by staff. Owners of detached single family homes will be responsible for their own upkeep and maintenance subject to City Ordinance and Architectural Controls established within the Master Association_ Park dedication and Open Space The City has identified a number of park, trail, and open space improvements in the approximate area of Ravinia. 17 P P - r''r j The plan addresses the City's request for a variety of trail connections including a trail along the Parkway. City ordinance allows for park dedication for public trails that are outside of public right of way. We have calculated this amount to be 4.3 acres. The City also identified a neighborhood park in this area, We have provided a 2.85 acre park for public purpose, Additionally the City has identified the Diezel property in the Northwest corner of the property for passive park. The net area shown on the plan is 19.57 acres. City ordinance also allows for the consideration of private parks for dedication not to exceed 30% of the usable acreage. The Amenity Center private park is 67 acres, therefore we are requesting consideration of .201 acres. Lastly, the City has identified the need for a water improvement that requires approximately I acre. By ordinance, the City has the right to require 11% orusable land to be dedicated for public .1 use. The usable acreage of Ravinia is 211.78, therefore the maximum land the City can require for dedication is 23.296 acres. Based on City comments, our plan provides 27.801 for an excess of 4.51 acres. With this application we are requesting reimbursement for the excess based on an agreed upon 2013 value of land in the area. The following table summarizes the acreage break down. RAVINIA PARK AND OPEN SPACE SUMMARY Total Gross Acres 264.65 Total Wetlands 52.87 Net Area 211.78 Park Requirement @ 11 % 23.2958 Public Park #1 NW Corner Gross Acres 41.64 Wetland Acres 18.61 Net Park # 1 19.57 Public Park # 2 Central Gross Acres 2.85 Wetland Acres 0.12 Net Park # 2 2.73 Neighborhood Park Gross Acres 0.67 Wetland Acres 0 Net Neighborhood Park 0.67 30% credit 0.201 Proposed Public Trails 4.3 Proposed Water Tank 1.0 Total Park Consideration 27.801 Park Requirement based on 11% 23.30 Excess Park Acreage 4.51 VA Environmental Impacts Pursuant to Minnesota State Statute an EAW was prepared. On September 26t' of 2013 the RGU determined no need to complete an EIS. The EAW report addressed a variety of topics including Traffic, Noise, and Wetlands. No significant items were highlighted in the report. • Wetlands - There are a number of wetlands scattered throughout the site. Every effort was made to minimize the impact to existing wetlands. In order to maintain adequate vehicular circulation wetlands were impacted in three locations for internal streets and in four locations for the parkway. The total amount of wetland impact is 80,957 square feet. We will attempt to mitigate for the impacts on site at a rate 2:1. Any shortage will be resolved through the purchase of wetland banking credits in conformance with BWSR regulations. Adequate buffering will be provided. We will be proposing buffer averaging at the time of final PUD approvals. As part of this application we are requesting consideration for the construction of decks within the 15' wetland buffer setback. • Water Quality — Water quality will be managed through the incorporation of on- site ponding and other appropriate erosion control measures. Lenriar is committed to following stormwater policies enacted by the City of Corcoran and the Minnesota Pollution Control Association (MPCA). Hackmore Rd Ravinia provides a connection to Hackmore Road at the Southern boundary of the property. We are willing to contribute to the necessary turn lane improvements that allow for the safe flow of traffic in and out of Ravinia. We understand that the City of Corcoran and the City of Medina intend to eventually upgrade the design of Hackmore. With a Parkway that connects from County Rd 116 to County Rd 101 we do not feel Ravinia will contribute enough use to justify a contribution of 50% of Corcoran's portion of the project. We are very interested in the ultimate design and costs associated with Hackmore and look foreword to continued dialogue on this subject. Neighborhood Meetings Existing residents surrounding Ravinia are very important to the success of the Community. While not required, representatives from the various neighborhoods surrounding the property have been contacted in an effort to meet to discuss our plans. i White Tail Lane Parcels located in Ferrell Addition 1 currently have an easement for driveway purpose awned by Ravinia properties including a cul -de -sac and a connection out to County Rd 101. Our intention is to maintain the driveway access to County Road 101 until a road connection is made via public right of way to the Parkway. At that time the access to t01 would be vacated and incorporated in the adjacent lots of the Ravinia lifestyle. The cul -de -sac area would then be dedicated as pubiN. right cif way. Based on the location of the sewer extending to the site, it is probable that the vacations and dedications will take place in conjunction with the first phase final plat of Ravinia. Below is a portion of the ALTA that demonstrates the existing arrangement. y Jul s Y is At ,►t :% - - \ -_ „ _— !, M r% I-rL n h I i '� - ,rrc+�t c �r mac+ .�e • l 12 E _" t!J. Vj M � V r. r' � W) K; r:L rfAIAX a VM-M nw 01 Access to the Tabor property Kevin and Denise Tabor currently have a 1300 foot non- exclusive driveway and utility easement over a portion of the property. Out intention is to allow the Tabor's to maintain use of the driveway until development occurs. When the; read heading North off the Parkway is constructed, the Southern portion of the driveway would be converted to public: trail, leaving the Northern segment available for continued driveway access. Sewer and water stubs as well as right of way are provided through the cul -cle -sae. If the Taber property develops this would be the logical connection paint at which time the remaining portion of the driveway easement could be vacated and converted to trail. Billboard on 101 The existing billboard is included on land within this application. Recognizing the biilboard impedes our ability to make the Parkway connection to County Rd 1011 our intention is to remove the Billboard with the initial phase of development. Ravinia Team Municipality: City of Corcoran Developer. !U.S. Horne Corporation Builder: Letmar Corporatioa Primary Contact: Joe Jablonski Planner /Engineer /Surveyor: Sathre- Bergquist, Inc WetlandSpecialist: Arrowhead Environmental Consulting Landscape Architect: Westwood Professional Services Legal Council: Leonard Street and Deinard Association Manager: TBD Lennar has a long history of building successful Communities in the Twin Cities. We are very excited for the opportunity that lends itself through the careful development of this assemblage. We are confident Ravinia will provide the City of Corcoran and Lennar with a neighborhood in which residents will be proud of. We appreciate your support. 10 p o8y2 O m D n � m -z m N��zmcz Do$ o z - m < Z > - m - o _nz oxA 0 0_ o m -�z { ° z. ;�� ° $ Q1 q °n m �n D RAz 1, m■ o ooh ,z,■ "= m ■S m■ oLDE sruBRrocc DR. >= L o � -8 ag 5 <_ i "o. o nr�� Z m I I I I I Fwm ,6 l A m D p D D -0 m m a ,/ pp y �r 3Axm 0oxoz° -z CD m x� � �\ � � -- �Y f� I mmc�mpp \ HUNTER RD LN nDm mm >.. m r ✓ . o mo <A i �.% in zmpi - DzmO O mm m I .a �, ,��, ', • it zzz m z D , — j I JI � Apm p r / JI, N . s 4 o � c 9�i as - -��_ \L •i ` i - Rs 4 � I m D o LI r-- - - - - -- om M D� z �c v) �--j oZ �o z� 1 z m n o cn O m O� D Z o ?zm i mj$m$ i y m m ° Cn r_ C A �m m D D zm z < z] m� O 0 D z ° D ,Z7 D < —I O m r z O m D z Z 04 0 /� f � m z O u imz _QD S �xp n$2 _m � m doy °m b.i TATI m g uDp C 3 n J< D 3 o n 0 ON Oo W � p c0 � � z � �N� � � D W =oo � m o m n 3 5401 -655 CORCORAN r Avcmi��� —y O .J ON ON Oo N c0 � � rn cn a? o m m o � M m x � D D C D C p r y r Jm w w w n D opi opi opi (1 r m�� � ��? P m V O p> m' °° O n � rte. 5401 -655 CORCORAN r Avcmi��� —y -rim D� 1 c0 � � rn cn a? m M m D Jm w w w n Zm opi opi opi m�� � ��? m V O p> m' °° O n � .� m 3 J� m J m J � m N� O J � N N J 5401 -655 CORCORAN T� r+ oil � ..1111 � �� ♦�♦ �� _.,- P � ♦ III /� - � . o ° D Du'D T1 Oov y x�Z N(/1= V �s�� EN�•ro d f N A m ADD FRS sao 3 o m o o ZJ 8 m D m z 3�0- � D ' D s rn {� m M LO-;TUI 3 C7 ° r N aH qzs m N= ws z m w y oy z x N ay gz c ooh gw N y o z > m> � w t y z w � ti -1 o � z d d N m m w m w `�°^� [ref o. e ro ro w ro m = y 0 0 D o n m kq ° n E r n -' E -� ° n m _ e. n [� c o �. n m n m F r n a a y'B ro w� m yyy 9 a �'e o °° 0 5 k ". S a o s t', m v m0 v z r p .-. .- 3 row �. 3 S. 3 �. a '_' �. p o .- „ .- °� 9. ro '3 �' 3 S' �. y a '�' B �, �. .0 m c c w° z c 9 z o v p 51 { 'a 3' a ^ w z 8 r ws �w z R z 2? 5� 7 r b r of b r b og �g w b ° ti ww y� a C ° ? .. c t .. & a •i .. `^ m S •i •• m i a r .o a n. •i°• a a A w N IP w fP w in yy w Iw wIw m s o Nw a° ccx > g s cc 5 a� a o [D c D F O n O y �. O e: �, n O oN n » a :••- tl �' �' y R G o �. K O m o �,' a E z °' `,� G. '� n � C°.. a " •. �, a c g' 9 = O D m " o o 6' a x? S e< w. R a' ❑ H. 6° w ''3'' m m Ip gy p �� n oar �w €° Gg� a y w I Ip OPo z `"GT tO,vo y !� I O6�O' m 'd.� ''� t3 V'� , °OO'er C w 0. t3 .� b a' m m � tf � p, yC� �' p •°' V Ar C C Y v°ii R °. 4vNi R G P p ��' °� A p� yH UC0 b �y O 0.0 d H N n P, rf y Iom (n �. ° A° m c m c g ° o �, .. I p< P c n m n m n n g o ° n S� z N C 9 o o " m w 1 6 v B e^r III�I�N �Q R aG m b F w z w g z o z E 0° O F �, a m D p D D T (Cii p, H P, 'H ." "w P• 'd .� ° z a o a S. '� .A 4 Ei > Pp mzc myn m m'�x war P• v '^ v'"', w 3k ❑� F �. PL G) p0Opoo g A F F �x°D;i°ZZ a o G a o D�O =�OpO H r m1 � � T O �. w mm5c, m p(n�0 °� 'a_. a. C �� m z A N C H m a y a jnpznp� mmc 'm mo0 nyN Xm Op�Hc 9 AH.z] z <zmm wm 0 w wvc 03 N. D N m� m z% A 0 0Om Fr Icy c �p �m {z �ro ro A° <ro aro ro ro �ro °ro A " m ro aro ro ro �ro A m OD =r�"�avo " <° c PP �0 0 C) '� y 6_c d R c c ° = n°A° y P c oO m m 'm-O m m I l 1 V 1 O S S c p 'A� a �R ° k% » e -` ^ F m ". ° a» �R � e °° m tt A0 M> Dk r Leo F ❑.S �S° S Fo oz. zzoFz mr N ?xm o .. "�'.v 5 �, E: °-g �, .. o u, °„ ""a'a 5'a C E: °•� R c° a m� ��c� wE vpmi z m m O _ r p a g " '� R c y F °°° ° y e a y F °• ° w j H od ? °P no P Q6°o P• J�ry O N C } 1 000 �• d C' ° �+, ti R y. V 9. w F Ei w on o° a E° c o° a R 3 r) z $, •, 18. d a Ei � � N TL � N E., �5�'4 ENS � o � C7 '.' E c' d o o o & p w Lai 1-1 1 11 SaO*�d E z C m N 0 S AM M n. ❑❑. .i tiq p, C � 6 w ta4 °'c °•`'T SwP �N mir ORF 0 w0 y< N W ti O y(ao n�cN�o.k Z^ 0 O Om� mc°„ z z m w b S cv1 N in �r C) s 'nom m0 O @n sD a x », c° z a C V) c C c N r 0 A, •1 z x x G'1 0 G1 M m� m A x n m f1 m P o �' i� a °o � � z n zm E °- x ��' �a i-0 zzzc"i`r�ic"i��x mom-0 (Ac�ma�vc�i�v�sm(n(A xzxm� -0Zm= M°rXmr�c�n �o��ogdb R �R —R g� °n m Om rt� ° oo• �- E Dowx O mz oP y� 300 0000 00000000000 00000 00 0000 00 000 00 80R00 0000000 000000 80R0000 00 [/r/� D X m A R G R R P R R R S R R R G R R R G R R C R 0G D R R O P R R R R R R R O P O R O G 0 0 0 D Z X n A y t" P"� ^y 7CCCCCCCyHV�, wwrn rnx'�o w o C";p xG�G� �G� G7� ^y�mmm_m_m t7nni?n� mmnnm as a R vc " P B �p o� °lac, P PR. xa R, r. w o B n n a C 3 o tom, 'd °0 00 o r 3 C 1 0 R ' rt 3n6. Z E 3?• z, � x� aaccP. �^ P o °C.,y .. Fr� o Ra? �v� {�7 ao G odd R rn � ro w � � m n 0 60 c w qi p � � °P R m � ° w � �' ° °' o � � IS ° -L D 0 —I 1zf as d 6d. P d wws ^o� = v, D Ei zmz0 (n G m T O m z p rnz a CrOp� ARE a m D 77 P n D o z oo o � 0 D Z C NF z �w O o Z a &o cz Y �. Ut 0. 0 1 m m Nz D O P e' � � � ❑ � P a is wm is ss�aw m is mmsa ss s. rs ss �•sx m mia is mmmsa m�mmsa assmmm� mm � Z A N w ° o '° iYb ����� fi PIN k fi n P � n n NIg� � � n MIN � �N �] m \ \ L-- ---- --- - -7 N O m n p> y o 91mvmovzFp� �, o < { I \0 z o I 111111 ° I m Q f o IAl, r n Inl A /1"yY 1^ rry vLrvlvvl r�.��L -,:' I I -nr%n f -i 1 1 ..:�..ylVl 2015.711 I '. 671.92 -i � I IIIIII o C o _ a. a. ;=.i..a IIIIII 0 +� IIIIII I C3����� IIIIII y, �ai� cs): ;z=TO=mpm Pp m?c myn ,o+ ° <' •� -I cip�opoo `"�111 &M 51__� `- " m czi p v j. pZ go P• k, .i .e_._� Tm02111 IS � nmzvmoN° m ozpAZ I id d o f d d Omm� '01 m m�Z 11 # F nor.+ '3 y I \ :r J. •Q .�. �66 x o a R' It eoil m x N m O w Z I a�'J Z' 1' u 1H 4 OF BOO -myo� II •'% _ =_�. •e: `� a +i 9 . ) -, °Vi=m I j °y�, t' -� e e e �.' O. a\ v / mm >cc� 1 •3 21 r e \ I' Q.'aa c- m I i +1'~ y NO 0 34 ; • Ej � m o —— — — -- _— 1- A L 5 L 3 „L4,�£p00S o < s 00 a O Ae U11 19 `y 0 IM IM Z N m N ° I O _, IJ V � \5Sa ENe -c°--- - -- --- ----- CA < c � Z 9 00 , 2�FRS wore _al _D'�-- -- -- lI •'S�0 � e - - -1 o � NO3'�. 1 33.31 0 m 0 > om D I oo >A o M �I l�Joz G) r_ ' z� 1 ra I w Z I C) i i o n m I ° I � 0Oxv r 20 0� Z z n XT G I � O °m ra II OX oow+ x =��I I I, x 13 r to N 1 200.00 ��N$00 °34'05 -W j z N o I� 0l1 0 � L I D I = z D o I w1 O M m�c °j o �–n D �' n I! 40'34'05"W 2oo W z m WO n TI �r ml I D n uD °! = m z o M S. z -;Uu CmA�� D n D 1 m - E`5 z o m r m0 (n -. BIT. a AD AX }� n D C �- z �-< m IoyT \\ D IM z I I : I I co o o Do CA I 1 e m a I o 0 Ci D °C7 w - I m � CD o 0 O c o I0 is a o i a •a'L � j o I 0 1 SO°48 X4.73 `J C ER L ov I 0 i o i ANA I O 0 Z, d _woo s / � I ops _I Z5 m I o 3'48” > n f \ I rn o CID, C7 o 000. i i in 00° 8 N) Iz A D S o 0 o z -p4.9 g W I )n — — — — — — — — — — — — — — — — — — — — — • - -1 T z a C. C v rn z ? o o °Vi=m I j °y�, t' -� e e e �.' O. a\ v / mm >cc� 1 •3 21 r e \ I' Q.'aa c- m I i +1'~ y NO 0 34 ; • Ej � m o —— — — -- _— 1- A L 5 L 3 „L4,�£p00S o < s 00 a O Ae U11 19 `y 0 IM IM Z N m N ° I O _, IJ V � \5Sa ENe -c°--- - -- --- ----- CA < c � Z 9 00 , 2�FRS wore _al _D'�-- -- -- lI •'S�0 � e - - -1 o � NO3'�. 1 33.31 0 m 0 > om D I oo >A o M �I l�Joz G) r_ ' z� 1 ra I w Z I C) i i o n m I ° I � 0Oxv r 20 0� Z z n XT G I � O °m ra II OX oow+ x =��I I I, x 13 r to N 1 200.00 ��N$00 °34'05 -W j z N o I� 0l1 0 � L I D I = z D o I w1 O M m�c °j o �–n D �' n I! 40'34'05"W 2oo W z m WO n TI �r ml I D n uD °! = m z o M S. z -;Uu CmA�� D n D 1 m - E`5 z o m r m0 (n -. BIT. a AD AX }� n D C �- z �-< m IoyT \\ D IM z I I : I I co o o Do CA I 1 e m a I o 0 Ci D °C7 w - I m � CD o 0 O c o I0 is a o i a •a'L � j o I 0 1 SO°48 X4.73 `J C ER L ov I 0 i o i ANA I O 0 Z, d _woo s / � I ops _I Z5 m I o 3'48” > n f \ I rn o CID, C7 o 000. i i in 00° 8 N) Iz A D S o 0 o z -p4.9 g W I )n — — — — — — — — — — — — — — — — — — — — — • - -1 T x m m a N D D 0 111111 -_ -_ 111111 I I / \� I 1 1 1 1 1 1 N- IIIIII z _L m c 10 m� &z m p.1m =�o � o <�cpO -;o O CG) ppo�N mm9�X z <zmM-.Nw z <o I I I O 111 n� // — -- \ I L•i room m= °o oomp�< o r Nom I I I // I I 'l I I \ `�5 I I • 'e ,' z7z�z I ; I III III // I Iu (:) �o � N ?o xm mm G) O'er n p = r - - - -- - -- - 129 . .87 i < o I % f e 3 , � 1/4 F Sit I E SE z dam_ LL � ) DR ri o 1I e f 0 'e �• s °m � co D z °� lS Id m ri ° - - _� - - 1 e p n�I q. too--- - r0 SSG eroOry�A I -- __ _ j� fil m �• e \ `S S Pe(J� ' :e. 1 ym f N � !/. �':'•.%�•• �' o-o'� °' E e'� d ' ?.(�.� I dam• i, , E rye. P ° ::,'° 'e.b.S.i :�� $ S �a N cn So 33 0 > m m I s N i yi I i CJ CD �" -31>1 w I I I l 1 w r E * 1= I 1 / % ( 1 _ —_'" a �• S' ' e 1 •4 n . i — r Z AJ x III 0 v nm how y X` i i o i I ; - - °- o-------- - - - - -- -- - - - - -- ;;-s 1 z N 1 m I 'i x o •* I I i t- y Z I I '� I� 200.00 I I �� N00 °15'20'E � i I 900934'05"A Z s I _ i Q 215_49 I I —1 i I I I I o e I i 2 z r I / D O � �1 � % � - - -- s 5sa � I � i� .Zl = VJ D I I %� I °° i �S z ab02oarz°o�w n D2 C7 I / I BIN, teD C� /� : S e I I r— Z "' O / I I �r 1 1 ; t� 6 1 a) r ' It rr m z p m z / I �\I I : i. ♦ t.\ X11 o I e: S °\; ' i 1 ,p Ill I / \. I I : • �(,�} 'I , GNE'06 /4: ' D (n . O\ J I � I 1 I I \ _ I I PP SEC: R.23 L _ e r O — _ — I ' eV c-��I xe II fn J M O — =1- - - -- — — _ •ROAD Y ..' BIT. Pf- RDA 0 mT Z Cn slr. _ O D -- - - -_- - -- -T I - — - - - -- — 0 - - - -- I 3 LL -___ —_ o O - ---- - ___ITIGH AY D U EN Dad. N /� L �I I O � I I D Z W N z I o f I \ O o � $ m N m x m z Dr m T m T z r p O T CV)z (n (qZ Om I-M �mm C �zx�p =p= Pp m?c mDz mTm�xm�c OD pyOp Op �Z Z D�0=�000 �r C.1CT() mmv m_N�_ m D Fn nvz A p 0� m O p H m X pc m �mwmx0� Z< z m m G' nmO��Nc �y.aN�� �p M.m {z p = Tm. D XO'Zo m zm O (miiO�NAmm moo —mDp{ pz�z §8 Z N< pXm M , = O O v m P m T m— m wn m �m x m < C y o D m c Z T m m SSG Eryv a ti ym om� 9 � a FRS sao* 0D c I_ m 0 D m p 1� >G) o t C) o O x m z z 'm z X 1 A m O O m O w o y xz� D? X w 1 , i Z >0 � � C 7 5 D = n m O Cl) nm�mr D izpmz a , ;o M. 6 = r O 0'--, m >0� r- .05 m i T z CO �D C z 7 IT T m N z � a O �• Y �c �f I i r S00°3105'E 237 II ® m p06 { I $ i •- 5 r I i S00°34O5 237.80 _ 34'05'E 200. ' r F' I r a S00°34'05'E 200.00 !I I �h I �I p I II S00'34'05'E 200.00 Ii4 •26.51. Gs ra I .—CDJ I C) o S00 °34'05'E 200.00 ❑ CD d n L y — 1° ee Q1 ° a Ys 91 f s O x 000�, d i N00°15'20'E 215.49 I, II � II I' I; ;I 2- k F4 3 ; e — — — — — O 0 I ❑ � o GRAVEL ,S•' -. 0 NNbBb c. AL — £Y9Z ❑- � b'96 im � m d WE d !i y o � I o M � r i Ja D z v L y — 1° ee Q1 ° a Ys 91 f s O x 000�, d i N00°15'20'E 215.49 I, II � II I' I; ;I 2- k F4 3 ; e — — — — — O 0 I ❑ � o GRAVEL ,S•' -. 0 NNbBb c. AL — £Y9Z ❑- � b'96 im � m d WE d !i y m ° m N m m z ° m z M { Z 1 1 1 1 1 1 TC fpz4141ZC OfNil1 °D1 TfNIi PA m3�m Dm m gy{m ppC 3 X O> X O Z 2 D = m c n p 00 T z mzoce O° m ° N X C m � m � c M T 0 1 tziimnytmiimm D m c mxT_gT m D Fq 07 �22 F2m�z ° O A q Z { ° 9�m�c AA D 0 0 m x m m O m 0 ;o om K m {m Im� M mm M c '0 mG) m� z m m O c1 < S O A D D ' _ m m y D -M- M. 'm �G D m m – �T ° m C D m T ° Z 3 T ° � zomx z O A m NN« O ° Z D Om � O 7 r z O z zcm ZmI m Zzz m z D A°w mx m %FRS sti�*�c o � ND s 2 o� 0 Dm {W Dm G) z fJ �c ;Cn �__j oZ �o z� 1 z m n o C/) O m Z 0 L r as > M D Z <_ /z'� Tz z UJ N D z v 2 � m z 2 O tV °8 J! I i —yam � I y 401 sn 0 n M o o x x Nm a A m W X aD v N m m m X wD o T O H D x mn o w m z_N m o o o X X a ti m Ain m c_ m d d O O d d d d d 00 0 0 0 0 0 0 0 x x z m a a a m m m m m m m m en 5401 -655 CORCORAI Z O o N D ME o zm T m� M: NIL tV °8 J! I i —yam � I y 401 sn 0 n M o o x x Nm a A m W X aD v N m m m X wD o T O H D x mn o w m z_N m o o o X X a ti m Ain m c_ m d d O O d d d d d 00 0 0 0 0 0 0 0 x x z m a a a m m m m m m m m en 5401 -655 CORCORAI m m Z D 0 W 0 j p m �� o h N D O SJ zip m D d H 7� N oN oN oo N - V! z � =tip z - - m 5 m ono z c� w5y z � y 1 1 1 1 1 1 Via' L_ _1 lN -- I l l l l l 1I o a 0 1 1 1 1 1 1 m e I—O °o m z� 1 1 1 1 1 1 111111 111111 �� o m■ M■ >� >� 1 1 1 1 1 1 m $? m 'CO N Z C HUM D� m m K "Mom m_ m A m j A m Z Z D D X - m m O� OH=O N � Z m 8 9 (0 5 mrOx z -;u mAOC -mOo m o Nmmcxc� O ,Zmj� mom j. m m n y m m m m c m=,?p�o OmDr�o? xrm��D am N� a m O a 0 0 D� o 0 M. O z m x- O A O C m D m m D 01 zoz�o mm mm m,Oq m� �m� S m m O � C � o � ° v i? zy a time �mm f UL vy��RS S�o*a�c o ND o� s o� 0 Dm �WM D UJ 2 �r `_ o` 1 _ S � m z m z x m M A z m (n o nN O z ��m TV N m r_ m > z z D z ;u �l D r D m � O I ow o i , D , x0 Ml- E c m a_ Sn.. j p m �� o h N D O SJ zip m D H 7� N oN oN oo N - V! z � =tip z - - m 0 ono 3 i z I N i 5 U N x y m* O' zZ5�5 Z�Z mm N�o N mm nmm zm m� z �a 7� N oN oN oo N - V! 0 m - - - 0 ono n 0 x U) >� >� $? m D n r A A mm m z D O 0 C, m r 1 r \ uj I I I I I I� -- 5001_ s'ZZI 1 1 1 1 1 1 I I 11 rt / T \ ''\' \\ C E E ` \`\ N /�•^ �- \� \\ I I I I I I v b 1 --757 - -J L�`�` I I I I I I N 1 1 1 1 1 1 C\ If N < \\\ . 41 G> PORHH mmmlxm�c 1 0-04 D�DxDOOC �� - / j s� °o \ \ °� \ El om \\ m' z n z G) oj vl / ° \\ ///11 \� \\ \\ cp\ mO Onmz m mo i \> /// mmn�'mc 1 / / / /// \ CO \ \ \\ \\ N =OZUJo \ o�>mm r A�AOZ <o D0 0 �O� —1 �- ___103.6__ —I rn mxNmom Z •1; - -o A6?m�o{ I I 10 j LIh O� °6a z z� :z ___.} --- - - - - -1 M F z o m I m I I — h vI rflj --139.6• o N W I Iw 11` i A D m O v W W I O I w W N m I 1 �O M _� O Cm mo �N I I / 1 O / / / I ° �I I 1 _ne— I I � S'9001 OOF- E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E \I E E E E E E E E E E E E E E E E E E E E E E E ti( /�/` p b I Vl ym S/❑� ,\\ ,/ '� `mob so `G J ° cn yj W\\ \\ r e r E r o D E E E E C 6 �\\ y \ \\ O \ \I i E E E E E c E F E E E S / °\ \\ // 1 j jo, \' — _— O'SbP —� \ � E E o w W D /�/ / n\ 1� I, .N M { 'W a6v \�\�\ / / \\ Q� j / / ° \ \ \ \\� N . y /�� O N IA\ N I z C) 0 \\ \\ / \\ o u C \\ LQ �/ \ ; / i \�/ /✓6\ \� \\ `\ /'lam /Q9 ,�� \ 'l, �� / /q� m`�S \ \� \�0� N V A\ y " / / /S� /// /v v �� 2� �� 1� N Z AJ m � \�.// /�V .9'L/ / /6q _ \ \ .'- / /97 ? � r �i / � s9 \ / \ �/ / gN / •�.� ` \ m z cn O onN aQ\ / / C/ N �\/ o \ \ \ O D ow / /^ / W� n \� / G) zm � �Cn O D Z / / r ~ v t 50.1— \\, \ W/ _ N 0 \ \�. 61.2 911 6 �Z, > 3g� \ / // o Flo for J \ \a'' M > a/ ///4 ow / \ .\ �\ \\� \`\ / j n0 Iw I W I Ul Z G Z �N / F.' I Z D / //i �n�i / D o IOL__ -__ -- - �J D - - - - -- _ _JI I J LIZ 0 I�l _ _- -- 061-• II � \ \\ I I . \.\ \ o ° ,\ z: E \�� �r m■ NIL �mmm�zD(� N o r rpm < < ° 0 1 1 1 1 1 1 0 � y C) z 1 1 1 1 1 1 C) 1 1 1 1 1 1< M ° z� I l l l l l o m■ I I I I I I m 9'961 0 -09 0 "9L _0'9L__ b IL--, — 0'02 -- 002 0'08 9 "001 �g c------------ - - - - -� r------ r- - - - - -1 r- lr--- - r- �r- - - - - -� r------- �r--- - - - - -- n'� 111111 , \\ II II II 0 II D II 0 II D 1, D II � I N I U V N °1 O '00 00 �m CO OJ ° I I I I I I 1 1 I l l l l l o of ` \ \\ I I I I I I I I I I I I I I -- sao- I I- 41125 - 1 I I I I I I N -� , \ \\\ rt art �� azo I__ �xo __ I I vxo _ I I-- -n4 - -- I I --- °° - ° - -_ - -___- - -- _`- I ; aao _ I_� = = = =J L__ —- -75. -7 --/ L_ 1 1 1 1 1 1 1 p5 \ \ I �- -76.3 - �_ __ 699 ob1 �j 61 10.0 —68. -j L- -- -- -J L T -6bs 1 1 1 1 1 1 1 00 /) [ �/ J �' 4- Fog 6 sz 183.62 6 Aa,nZanZm I , II I Om�mo��m I �J 0 °�0c6r" 6OZ1— 226 8'8L _ n -1 - - -- �_ 7 5g -5 1 1 Qz 0� rpm 3 m > o - - - - \\ \ ss \ ' - - - - -_ I-. 8o Z b9 _�-1 i —= mom< =mac I \`�8 s i���� T.�- _, �" -- - -� r- I eao �p00 �I \\ \ \� /i / \\ mN 1 1 o I I' _ �I I ITZ 1 1 WN I 1 cn� i°' "S1i /,,, \ \\ N I oN I I aN I I aN 1 I �� 1 1 v c� <0 I I CO <. 4iz mac\ mmpwmoo r" 1- - - - - -- 7 '` 1%7 /// �s // wmcZW, mDro? I 1 ox-m: D I I v 11 1 / // /\ v / - -J - -- -- A - 0 m E-< z rt I l \ s4 o Z S4 08 a 80.5 -J o =m�z o L I , // / \\ 3,\ s "bb o_� m c p -- 140.3 -__ II _I� - _ l 1I / _ \ \ - -� 02 - --.I C -- >po MO ;CU) I'i- _____� -- J�; ,( A", o / \ \ /� _ 130.—_ N 8Lfi — L —J LJ mx Nm OwZ I I 1 _ — �I I� /\ oN \ \\ /� / 1 I O �o, r 63.0 — 34.9 19.9 /L °1Qwa1,Af< I I -^' /l7 0l ll/ �(0 I \\ v / D I I 1'N I , C- __loss E A� -D�Oj I ID NN // / a L /1/ _ o <oZ�o I -I I n Oo t�MIs /• \\ I // // N I \\ / /� 1 \\ D 1 1 0 M = o m _ rnl I 00 0/, (1 \,2g 1 /�� I w w \\ /♦ / 1 1 0 \ \ I I mm Dcco _� // l I / \ 0 \I / / cn w m� �m� \ C0O ♦' j I \ Z m m o - 42.7 70.8 -v / / / // / % \\ / T��=1 1- // `\ 1 0 \ W az. i \ z CO/ / / 0 / \302 \\ / /' /o° �/ K\ I \\ \� Pw \ \ n IM j W \\ \ +!�- L - -- it 1 °p \ `\/ 1 1 TI i 70. W /I I j ml 11 iig ro WO i I Lj6® v' , \��ZL c - -- -- -- 4z1 J iee IS- ��22s\ 2 _ - /.� r82 ✓ y I 1 1 a 0°0 _\�\ as °I 1 \ mO / / \ \ \ \� 1��-sos.zs� \ Z 1 � r � I 1 o Y•\ a CO / / � Qrr \\ � r`\ >1 I 1�I 1�1�1� �i?�- J " _ 71.6__ 9"1L _-\ rte- \ \ ° W \ \\ �.1 On co Ss° e,, \ 363. �• J L' l I I D 1 1 0 1 1 . fi 0 593.2 \,' tiFRS S60 \ F.� \• \ \' \• \'e. \ E F t < \ " \ � 253.fi \ \ \v\ E E E E E E E o E E E E E E E E E E E E E E E E E E E E E E E E E E E E V� V\ \ `x E \� E - E E E E E E F E E E E E E F E E E V A A E\ E E E E E E E E E E E E E E E E,\ E_ _0 63 E \ \, E E E ji CD C.0 I \ o \\\\4t m� \ \/ - 132.4- _f / /' \\ \� z om - F �oC-0 /-1 z� Z° m z m z V�AA \ E 11 � N o�� D m �\\\ \ E \ \ \ \w+ n\ \ S z E E \. \. ' \ / m \ \ / / \� \ /A \ E E I f�fl E E E z D 128.9- \3 °s 0 0 \-7 r -- s -6� -� \\ 1 10 - -_ -- 1 1- IIlp I 1 1 \ \ 1 �- U - - - --/ 1 W ° m / w / - 0 1 1 1 Z rtG7 , / / / ��N 1 1 -� \\ 1 I \ �w \ 1 �° 1 1 J1 \ Ln < z 1, �il // 'i /", ) �p / C) C, g', Zp ;29.5 'Loll 7\77 m 1\ 7 \ \ \' F 4 77777M\=\\ #A I d, 1 ;101 PQ 1 0 IF V 01 C), O C k E' C C:) CA) CA) �7 m r%J w 4�, Cl) Toq < k k z I V\\. I 0 N) 9 ol rn J7 & V W \ A & m. AV CA) 40 6, � m N) 1100 m m xm -o z, _o\ P C,) CJj J_ Ao -4 z Ox-ml CA) 4 > > CA) G) m Ji k mzm . . w o8 5 oGF� - ;o m om R L-U Q,, Z Z - � Z ' p r- - - - -- - - - --I \ / \\ i9 \ / / \ \\ \\ w ozmo 6t < < w w mm Al m M, Y,00 C� 1 11 G) >WC, 01 w IN cn m CA) m m o C) CI) Va. V� V, 4 L 00 1L O 185.4 DRAINAGE A UTILITY 9 .— '132.5'._._ UTILITY EASEMENT 8 5,9 �11 115.7 CA) O -4 CA) 41 CA) AM \ \\ �+ \ \, J\ o \\ ;; ���, ''��1 E < < x % -o -0 '(4 k ZE C,) A) CO L, \T I a5 .4 o — Lrl CA) Q) ___143_6.L -- k _mow - -528 4 k 11 E� q Tj k r C.0 CA) c) NJ J I - — \6 & & \ I I .99 Ir ;f 9,99 60 - - - - - - - - -- L CA) - < W X (P r - - - - - - j > v I rnl \ \\ \ U) K3 �11 I I L, CA) o x o u C,) 71; > lu) Nd > /> z cz CA) C-n C:) . gn o 4, _4 _j x Cn L_--�-rq - .11 _o 00 rt Z < -4 99 1v c) z < CA) \v o m z m z vQ 0 OW r.;r m 3 � • \ z z C/) 0 bow G) z 0 X o L, > K) o P C,) o m 00 At e 40P y U IQ ♦ LCRJ 9 08 Tdi; rQ o R M A, FROW �AJY cV /A Lll M > z < > k C:) > �: ;u > _< / 1b r A? c� > c� A loco I P 0 ____150,3 z z❑ I mE] El 1. z p PQ 0 CO I 1 ir <- N00 *33'48 " � G n °m x n ° < I I \\• \ \\ \\ - \\ \ \\ I I I I I I O / 11,7_1 I I I I I I m / / � � M m■ / I I I I I I z■ / I I 1 I I I " m■ CZOZ / a Ni A,�° 9_69 I I I I I I I NN N I l l l l l m N I I CO I I I I I I 00 IIIIII o IIIIII N of �• - - -- / rt � / \ \ / / < , � o ► w \\ 1 1 �''� U I I I I I I 5L- ss.g <� // \ / /\ ♦ - W 1 I ^-' W \ 1 w W CA) W /� u' W W 1 1 N I I I I I I ��__�_� z89go° v �\ � \� oo � /// \\ / tiw � / % / /' \ \\ \ �•��'- J 1�e� T � 1 1 rt \ 1 / 6.0\ mmm <xm�c -CA) CJl om n�n=vooc� \ �� / \ \\ \9 N� -mz c=-n< w \�, /.nom \\ \ \� -r�L L1�- ,- - - -r�� 1rn / / / 1 01 _00�1� � ` E'oo'U°OOM2 ° \ _ -- / "' u \ \\ \ - �' - J? / / Lam- - \ o mo.V 7 \ \2 mm� c� z <zmm�� \ \\ / / \\ N /� \ /�`° }. 'o °o9�ta �� 36 / oOm u mnyv mm \` / / / cE roc 3 / C 1 \ m -66 ��m�c x 4 \ ./ / - -/--\ riw OozmxxOO / - /� / \ w 3 / s2 4L i/ v \ \ \ mxN Ow �,/ \ mW �, \\ Ao =m�'o1 •\ / `v 0 // °% x \ /S'� � 9\ .v°j / Z_a n -4 - sz�zQ?z '� \❑, „w / % / / /// \ \\ // nW �,� oofi Ly4c \\ �� m< °z�c tC // \ \ > 1 \ w p x m \ 9 / \ T / �� �� > /' \ 3 11 v ° n m / \ \� / / / / /'' 9 m \ \\ / / J / �� -- 67.8 ' 0 1� \ \�''_1 �8'6Z\� \ \I I r 11 x / \ \\ / w �\ / 1 \\ \a \\ \\ b, c CA ° M � / // / J , / / \ \/ Q1 CA) -160 o � g\I \� \� \\\ \� \ X \ \ , W g ., of 11 � � � / n \ \. \\ • \ \ \ \ '\ � � \ v I I 53a fNG / / -4 �\\ \ - �\--- - - - - -- J L_ \ \\wg$ /❑ E E E \ \\ . \\ \� \� O �' -- z_'6ei <�- W j \, / �\ E E E E E \ \ \. \• V 011 I " co I t_ _ _ /E E z E E E \. \ \l cn Q°'1 I O III I - U -- __C8L_-i o " /// / �'% / \ d E g E E E \ \.\ \� \L 1CLbl ----I 1Ja v rr E Z n~ i / V w ,. I- E E.,�.S <o \.� E E E E E \ \ \� \\ \.\ \\ \ \� I O I o W iR 1 I° 1 11 O) I I N 63 \\ \\ �\ ' I ^ 1, z- j�5 00 Z °m z / .' fT o \\ o \ \ \\ E E E E \ \ \\ \ . \ \ ` // \ W \ \,6 J\ .4�\ 1 \ \� ^ \ \ \\ \ ^s/ Z /.. m O 1 \' \\ \. / m Ill n � / � IGe \. \, E E E E E \. \ \, \, \ / � \ � 00 In 0° o w \.� / I W a7I I u > 1 1 1 e. \ \\ 0\ o/ / I `/ I� 1 I I \. E E E E E \\ 9s' \� \'<. \\ �/ / \ \ \ \ \ss D o Z �+ \ l��l T / 11 im L4L___ IV \�. E E E E E E E \\ \� \�� \ i r�\ \� �0 \ r l 1 r \ D \ 8\ \ / p D z \ \\ 1-- 4\4- l - \�\ \ N ��� /�/ -123.2 I -_ {' \\ E E E E o E E \ \\ �'S \ / CA) k k- I I f l / l / /� t \ \ . \ \�. \ \ \\ E E \\ I / O / c0 \\ \ o o L rt b� cn r / ate\ :\ \.. : \ \� t' \• \ \. \ . \ .Y / /\ -1,1403,` / l l / / /// -y34 B - -•C-" / �/ 1 \ 0 \•.� . \ \ .4 / / \ a O IW I I \ co YA% OD l �� / 0 /// r r j I� yl Nj ltil� wry rt i / �\ /' / 11 =i M D �_ I I / h� oo �i /i� —'236, _ - -�- - I L! —T_ __ t / Z z __ - aL__ ' _ L/ / / - -i z z D L9Z- 83.7-- .� ❑N / \\ \\ /'�/ h D W / / / \ // /0 r i > - F/32. /s ° 9� / / % W , I I �o 11\ I / w \ \ ci i --/ / / O {► ,� / C9Z___ Sg 929-- / / 'fn, ✓r 123.0 j/ / 0 / l / l If/ c'4l 1 a / (V J/� // 1 S /�� - % r-- -52.9 a° </ /7 ♦ / 1 1 0/ II _\X/ O /n I A W o \ \88i CO 1100 W Ik 1 Im 7p / L I l 00 A o ~ , lv / / /nom / �O % �: \�u��n �. \ \�. //� \ \\V (--- 011aan__ I 1 I Gn°mx`;�yO raw_ % /. �\ •\ - \\ / n „\\ °mvm ° {° �/ 4 23.s /� \ \�\ yl/�i L \7 / 01 /jN QI 1 \ l j� _ LII\ O / I I 1 I I I " 1 RI 1 1 1 1 1 1 % 4��52.s23a °° "// )f \\ \♦ / /o / I N I/ o / G % r > -> K /y / I W I I / / CO O W 1� /2` \ \ / ^ -- - -- / AC Ni I I I I I I V W // A / / \�\ \ \\ �\ \ /� \\ / / I I I f o .3 -� o 0 \ \ \`� t- -- 01 j 1 v 1 I i - -- --110 \/ 45.0 - -- J vl I I N I 3 58.3 wl 111 I 1° p / \\ \\, �\ /f - - - --7 r -- 86 -� -; "I I II` v pp I to to I I I I I - - -Jro -I I I I - - - �\- --- -o'sv1 - - - — 101 m I I Av,DODnTm ml Ommlmo�Om 4.� / / �\ / \ a\ n I aw -Omz cm3 \p n I I V —__J nmcmm O� �zo�zo ° I I I r F. V5 - - - - - - - 1, .. \ -J 2 6 mm zxm " 96L 69 ° w AAp -9 W I� �I�I� i L- - - - - -- -- z< z m m m \�\ Q\ / / \ /f� cn 4T��\ i /.\ S ' r 9Ib1-I - - ---7 m=ozp�o \'\ / \�� / cn' / /.���\`, r -59.7— 9'9 9 6L OAS m��D \' \� / %� _ D�mJn�o \ \' \\. > N z x° \ \ I 1 o o 1 1 O -c A� ozzp�D r \ \ \� \ \\ �� ��/ O o i �J \\rt m1 °z =o \ \' \\ c� \ / / -- me xeoo 1-Q - - -- mM, DNS A _ m :<1 r--- 20.2 a-77-- W S99£ 519 _, �' yn� �1iv I NI Illy I h 40 r' y a4 I I I I I I m r �' ��= I I I I I I 1 1 1 IQ/ N I Im IAI U1 - - - - -J 0 ' y � ' y Z - I o N rol p'VII 25.1 30.0 O �` �' .\ KO / 1 1° I Lam' y - - - - - -� - - - - -4 - - - -- �0 1 'u rt 1 n �_ —� 55.1 n a O \. O O I N ONmi I A I U 11 `° ? 3 I 11 d/ // �N 1 1 9N I I N 1 1 'co 1 /�i / O '" �W I I N I I I I °O 1 1 rt 11ii l m 5g6 _ -_J_1 X5.1 T-- �m I =dso_ I I rtdad 11 = =o_J \ £ZZ 43.7 Q2 o L, 9 66.0 S S'LZ L9 °ObZ9� i 1; '10� -Pi_I till N b vv 7. ai/ 159.9 i > — L to h � -- - -___- I q _���✓/ timr �mN f 6�\ 9y�Fas s //ti^�o *ate < � I Q9 / m �n \ o C \ \\ E E - E E E E E n E E E m E E E Z 'M. m Z m� E E.� E m O z o n w O G)° E Eo E D Z D Z 0 E E E E E E E E E E E E E E E E E E Z o I I I I L ° I I I I 1 -_ -_ �1 i� o N 1 i 1 io I w Ip I I I I .-I I+- c - - - -_ 177.3 -L� I I I III O 1 1 3 -- - - - - -- -- I III rl I I I In L-- -_ - - -- I I I I� _ ri1 - -- s's£I - -T 1 r 00 00 ii of t o N I of I Im U I III w I I I (A o N o I I I of 1 ll� � N of I I II of III O CD pIII c I i L I - 177.4 -� _� - -- �� I l rt I 111� wl 1# n 0 O I li--- - - - - -1 /� fg �p O \ \ \ -4 1 166.6 I C /\ �/ w/ / \\ \ / / / \ \u 111 N r // A \ \\ R BOo �'�� w ��S V / •� 6'(24 X. 1 C) I / A, O \ \ 24 M 20 k \. N / o ° I L - - - - -- / ----------- - - --I- I - - - -- q�- -- = - -s -- E -C- - / > E E \\ \\ t" p \ \• IoL - - - - -J --------- - - - - -J L_ a 169.0 35. \ _- t1.R�1Y\ \ \\ E E E \\ 66.8 2s '. \ �3n64 \\1 - J \\ • `O �\` M D 119 � Z G Z D — ;u �J D i -- -_� r D r ,1 Z o I I I I L ° I I I I 1 -_ -_ �1 i� o N 1 i 1 io I w Ip I I I I .-I I+- c - - - -_ 177.3 -L� I I I III O 1 1 3 -- - - - - -- -- I III rl I I I In L-- -_ - - -- I I I I� _ ri1 - -- s's£I - -T 1 r 00 00 ii of t o N I of I Im U I III w I I I (A o N o I I I of 1 ll� � N of I I II of III O CD pIII c I i L I - 177.4 -� _� - -- �� I l rt I 111� wl 1# n 0 O I li--- - - - - -1 /� fg �p O \ \ \ -4 1 166.6 I C /\ �/ w/ / \\ \ / / / \ \u 111 N r // A \ \\ R BOo �'�� w ��S V / •� 6'(24 X. 1 C) I / A, O \ \ 24 M 20 k \. N / o ° I L - - - - -- / ----------- - - --I- I - - - -- q�- -- = - -s -- E -C- - / > E E \\ \\ t" p \ \• IoL - - - - -J --------- - - - - -J L_ a 169.0 35. \ _- t1.R�1Y\ \ \\ E E E \\ 66.8 2s '. \ �3n64 —� -- - -- � N x I zo I \ m� I • `O �\` 119 � i r ,1 o z 000 iv o� cn cn � —� -- - -- � N x I zo I \ m� I n °m x m m m z r n y :� 1 1 1 1 1 1 z I ` 1 1 1 1 1 1 S D I I \ r \'\ F F \.'\ ' \N ° - -- E_szi - - -- r -- a -- 08L , - - ° -s _ -, sac_ -, r- s'bs---- z_sol - - -� 1 1 1 1 1 1 �� p \' \ \\ \` \\ E F E F\ \ \' \ I I 1 1 1 1 1 1 " v� \� \ ?' \ \• 4 I-___ 1 IO \, C0 i--� I- -� °' N 1 1 1 1 1 1 \\�� \ \� \�\ m o f N �\ \\ n CO I I W I I I I �C11 oar I I o_v[- _I I 4, I I \ I l l l l l o \ .�\ \�6� \ \.' 66a)'�\ ' \\ 0 N \ \\ N I - -=a_ -- I — sL J e� / L - -5_2.6 _ - . J g oo oo= a 6 L i �`FZD•P4�- o0 osz =a �� 88 bL8 _ -- .3 r , 3 — I I a.� —/ -1 l- -__ 77 OL �\ - omZCm�z r fir`,? �' Y' I•K 1 1 <o� I I w3 I I 1 I _ \ n�n=n °oc� \ \• \ \, \a \ \y\ m ��/ 0Z /' o\ =SAS_ n \ \\ \� y \ °/ / 9/ /% rn� 1 \ I p OD I I �� 1 CO \/ mMmm -mom \ 1 58 \ // i 'L\ / // \ \ w ro rt w 1 w l l o \ /�Z �� i��� \ \ 'n 11 - -__° I I h00 n I C1 rn T - - -- N_ , _ \\ mmc�moo \� / A / , / /// \ °00 �mm�xcm vs // i / 4,/ ♦// \ \ � � � \'' 1 I I / , I l 0 � z <zmm \ 00 M T z $ _ Z-_ m = \. / / " / !i 1 K \ z s� a'tz 909 L'I A o A m m D o , \3� 00 99 = ti► - p 67« js ,1 o uAE A m W e G, —1 z � N c)ozm =xo _`6o vm=oa cAmz oll 1 111 5.1� /Q\S�_�i IJi' 1 I 10 / / / / \' v I 11 1 ��� v I - - - - -- �'7 oQ�� \v \� �I II 11W �- nzmm \ �I I1 I a OD Cfl am >wc \ �\ \ \. � I �I I N 10 /J 0 NN 1 ; NCO I I SOD m m o s'oZ io.� l rtO p� o 01 0 j 1 \ Olt,— 00 i g boo Zs6. a s4 4�J / CC n 1 4.`���?__ —_ —\ 52 R r -- _ s 74.8 \ ' �' / \ \ \\ \s 9 6�1, � '� —__— �• - -_ — =�`l f���BpQi i �1��� o s \,,� /� n'� o g_' �X,/ 0 CA o rvr ° 00 \�\ 2p 635 v o O 1300 . Ill I 1 - 1- izaz- - -i-+1 all, to ,2j �N al� Im rte_- -�o,'� �j AA>�X\;, VGA A VAVA�: /� AVA. _ \ V�VA. p 20.4 {I D J1 J I l \\ \\ a %' //� \ \ / \ \\ �'.. \` OV cn 1 w All Im N 11 CJl I N Cfl /// ��) `! E E F E I1 1 I of 1., -9 O \ W y \ o \ \� z / E r 00 00 9 Ak fZ z z cA I I \ O m C/) 33 _ =000sr _ - - - - -- - - - - -- s. I I I Iw 5.8 60.0 IT w I m I M_ I Cil ss3 - - -1 I \`\ /`2�R ' \>\ �Za/ / W U, \ \' N o I 11 o I I OD 1 I m o 01 rfl I I ° A i w / i �� �S� 6: \ i 1 s o\ cn 1 1 rt ,vy r I w-4 I w rn I �� !/ o �zB `\ 0' 2q8\ \ 1 1 \\ T 1 1 - - -- - - - -- I -- - cn \ - - --- J L--- - - - -�� I \ / / W x r\ \ \�\ I \\ \ ZQB,; J `_ oj9 -J L s L� —s oc 0 06 UU-S 7 n R Q -J L -- _J L D 33.4 9 \/ \\ X\ \ �7 \ OL --\ - -- ------ - - - - -7 I (0 I I� \-4 m \• \ \\. \\ 3S \\. \ ,C s 1 \II \� I O \ \ �./ ate o ARM, onWx��yO $► \ \\ L�� o / m1 \ U \ _� o a» 1 1 w I N I P� / / {,4 m v m° m 1 \♦ /��R s\ i // �� 1 1\ �\ \ N 1 �� l 1 C)1 � I pp I I A/ rt-4 1 1 o \\ Uji 11 1 rt 1 I inc z / / o °'1's �\ 62' 2g8 \� 1 1 °O U7 \ \ 1 1 - -18B I I I I I I o / / \ a� -J - - - -J L--- - - - -�a 006 V V z 9z I I I I I I j �\ // -\� \ \\ �3\ 1 ♦� %`, \x'059 I by L'99 I -r• /3 50.9° �, c•L > —s091 W 1 1 1 1 1 1" £- 99-- - - - -- S- ---1 L I I I I I I j j \ \\ / ' N � � X�♦ � � ' \� �� ot_ --\ ` --------- - - - - -� I �' 1 _ a5 s ��� (--------- - - - - -- I I - - 7 > � \ azly NO 11 I I I I I I o I z hk I I I I I 1 1 1 1 1 1 s \\ 0 1\ \� � \\ /• aim cso / I I I I I I * Q � \. \.'^\ m� :11j11 j� 1 _ 1 \\ \�. � \ \. \•`L�a• // j .6 .�.1 \ � � � \� 1 1 1 1 1 1 rn •� \\\ `�\y 11 'rt' O 11 I I n S'69 L'8£I �] •L. 91 - - -a 9 -Z 69O o co cn 2 �. �Dmma� o o w \�.\ °mW ,� 1 oz - D N p Z Z .. \\\ti O /// I 00 c°i o� owe II UU° n� m 5 0� \\\ n Onvz om��A� 0 / N m�F,o? NoNM. AWO f. mF = 0 n \ J / ° / n ° \o \� A 3OOS ' O \ // /1 1 \\ E E E E mm nvc$° �?y / U m ti -4 n O W I / / O m m o / A\ o \VAE E E E A -4 ? dj a'°• c Q \ �� ° W I Im 1 N - - -o \ \ / / ° \ \6' l "\ 9\ o �\\ 00 // �\ C \ \ \ \\ \\ E \ \ \\ E E \ E \ \\ E E -9 �� 1 \ E E E as I E � z 59 v \ \\ \�\ � I 0/ \ n r �\ \�\ \ \" �1 ms II � _- 9'951•- . 8'IS \ \�• g m W W ION U UI O I I I\ \ O\ % F\ \1 �' v I s° Nmr e Nc L � c r- _ n - _ y S9 V ��I 1 II w m - 8 w Al \ mss\ 9y�``as sti °ram vsl-40 L6£ 9'IS i'"� o T \ \\ 1 R_ is J L-_ -_ '6 LS \ \ \ l 618 c \. C-- __ - - --1 r _ -���\ \ o \\ \ NO I \\��' -_ 5.4 o m 'BBI V w / \ I 00 I o N \ NQ N 1 ! �� \ o /� \ \ \ I I 6 -- — 00 o5z =a / w° II m II aB7.0 II%�i'ii m \ N Ig� \\ I I v �� I -9.�_ W \ I -la > 77 > 9 £ o 67.1 --J a uJ T // \ 62.6 16.4 ollb 69Z 7 12. 53.9 W / /'- y� ----7 ° -1 r- / / \ .' \\ . e \.' �t� - �'• \ \.' cn. I I N 1 1 k a O r 1 / \ \ \ ' \ ' is 7.s • fez/- \.' \ �u I \ ^� cz Io, S •� \\ `?•3\ \\ \\ / / 1 1 / / \ \ \. -E E E E „QOO ��'/s v 1 \\ \. E 'D E E E E E E E E E E \ E Dl 0 z o \ �\ E E E E E E E \, ° o \ \6/ �� 1 E E E E E E E E E \ \\\ cow O z I�oco \ \. \\ \\ owe \\ L //I 1 °•�\\ \' N / - \ \ 1 _50.8_ / •ry9 - �. \ ) \ \\ \. \\ E - -�`I Bvo -\ \ In O N ------ ------ - ---J, \ . Z < Z z D 7L - - - - - -- I---- Z 62.5 0 81.3 -- - - - - -� 4 �- D - 123.0 3.5 =- A. A • ` 714 8 �l D .� r D 4 m Z O N00 °15'20 "E 1321.68 — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — T - � I m \ z� m� \ L' o n n y o Z m�m�z�C, o m r I l l l l l o I I I I I I< m� o I l l l l l o m■ _ 1 1 1 1 1 1 1" ��o %j / //g •P \ \\�\\ I —s8sl— \ - - - - -- 1I V I li Cw L rt i Q —4 O / \ mcmZrnmZC Xj // av \ � 0 /�6 �pc�inA�3z MC w 01 m O Wmpo mA m = z A z per mn G) E Xz m \\ wp r om D Ia \. "\ � Dm m co c � m sc O z corn co co Ln oo� I \ - \ 0 N8 \\ > V \.' . v: ' \.'VA. A VAS A \• A� AA. P\ \\ v v r- o \ \\ p m I N E E E E E E \I30 D__ o \ \ \\ \ \\ \\\ E E E E E E E E E E 1XMIX l\ \ 0\' //� i \ I� \ / 1 E I w � � E m °. � • \\ \\ y 0j // \ \ \\ '�'/ � \\ top � Etr/ /' � \\ i- � ju / o � \\ \• - S /r 0/ . \ p L - -- / \ I rix � < \ \ cn OD \C o I ?3 \\ / E E E E E 4h, k G' i ov 000sz E E E E E E E \'\ \ 0 / \ I\ / o e'v . \\ . \\ . .\ .' // \ rt /I /` \-':�� g5'bL `S. L'� — 104.5 - -.LJ f E E E E E . " \ \.' \ ti � / ° CD \\ \I/ ,ti0� T✓ Z.S .�/ /// I � �I 0 / � �// /o� \ \\ E l0\; +J E __gig D CD o O \ - p \ F, n p o m 125.2— �� \• off'' FO If P, UsI o sz 772 s 13s.3, 20.4 11 N C \\ \ / / -_ 1 2s.o _ Y I I I " I L //_/ __ 130.1•- 0 -/ �/� s - 5s - s - - 7- s.0 - -� r- - 7- 5.0 - 75.0 -- . L 01 I - - - - -� - I + - r- - -s sz1 - -I - \ v�. / / I II I -•, I ° � I I I w �1 � I I °I I 11 1 01 -I I p I II ' Ip I III I I I I I �' ' s ►' J O ' �� x� \:\ �� � '---- '--- - - -i�° I =ail --- L2sl -�Q -� ' ___ o ❑- A _- -__N i � ' 1I °,'''; - -� \�-� m� \ . 1 1 r I I I N O r \ U \ m m `,° \ \\ \ I - I I N I I I I N I I a p I I O I I p Z �_ \ \\ 1 I w I I I u I I I I V /2\ \ \\ / NI I II I II U� I a0 rt �O m O ? n N Rs\ \�� l co I' -I ' It v p I I� I I I _�_° I I I I CID I I \ O \\ o w oti \ \\` 1 I CD �1 I '� I 1 011 I I� _moo_ _I �= -- _=I I _rso _� I Z u v '�\ I IN �I I1 I ❑ ' r__ -1 _� =�_1 I __rso D z z I I I I T _ _J L - -g SL szs -_� Ac ' \ X L L'6Z -- - - \.S9 R= 300.00 /' //f \�\ \� —a —mil bo'LI�1 —�I�I 8BZy— 9'bS— 63R 80po�1 -s.a so.o -I oo�osi° aZ'/ . 6 lot 386 =i_ — 0 -- __—_ZI I 5I .8 I r — � 60.- 0 - — �_ IS I A — N - "- - -- I w s I I �I I - = - 0 gS�7 A If a CJl I O / i / / O I I I rt I m I I I I N I I w 00 I U � ' p 1 i M D Z $ % _ It - - =___ \\ \ L: - - - -I II II t -___ I II Z D Cn / 0 I - -1 \ N o f I'� - -i I 0 I I D 1 1 0 1 1 - --I - - - - - --T Z O)/ / b �L I I I I I I I I ID 1 IQ / D i t i j II Ih ��£ i i t / / L - - - - -J �------ - - - - +� I 47° L- - - - - -J L- - - - - -J L- - - - - -J L- - - - - -J L- - - - - -J L - - -J r �1- - - - - -� 0 £'`S01 8 6Z1 1 6Lti 0 008 0'08 008 0 08 83.6 49.8 d \ D 133.4 m O \\ \\\ m m o r m r I N Axo I -- en0 — - - -- - - -/ / a \ \\ .\ \\ `� \l // o / �� 1'' o N 1 ° cn cn / ° ♦ /` \v s)\ \Y / W U 1 �/� \ \ N 0 1 I I a 11 { I I I I I o 0) I I N I I I I % vfJl oQO pp 2 LC - - - -- - �.�\ \ \ I s J o5 1 1 1 1 1 1 < i / /1 o �3 \J (\\ i�� /i \/ /�c', 5 L- - - - - -J L- - - - - I I 1 I I I 008 0'OE 83.6 49 8 0 - -- I -- / 111111 ' NN- � 11111V1 l O 111 I ^ I 1 \ Y 1 1 1 1 1 1 \\ .• \ \. rte, m \ \' s'y 1 rt 11 11 L---- - -ot,. ! J - 0 8'66 0� S "69 A fA D p D D 0 9 6m 6m 3;p \ \\ \'. \V Y I o to mmm ���z� �m cn �� l��J I m Czix OCZivz O /` cn� Z. S N O' � ZU mA mA C �mpp WMOWWWM mo�� 392 I Z mm dz � Mm�F 2,2 \� S � n 01 °Zim V A� \ i /3S9 mF m oo a \`y m m D c c CJ x `/{ ;a 0 / /N tp/ O \\ / / coo V.\ > \\9 -130.0 '/ ^ °'' c�_� / !n♦ V /// ^`k' "rte \ \��� I ncn �I I I fill \ Nlv \Z o £tb'ao 1 Z 59 a. \ \\ 1 I \ \ \ \ \16 x S9 6b �Z e a 9,\ \ I ° ° co w a o — /' � 01 Mt 5�a fN�ra KD i I ° I 1 `° N CID I IySB_, - - - -- - -- — �J S. Loll -F J L_..;^__J L- -5�9 �^ 21.81 Z'qq `_ -- �° NIA W I _ as9 j of oL /,99 o 3.7i 6ZL L'6£_ W, D �: /�S6_ = =� lz -- 1 r __��i\ \ o \\ \ N(o 61.8_ 5.4 67.0 Eo o � \ /BgL co A \ // \ N Dp \\ Ill 3.7 -�- -_ �\ �L,a �� \y �N 1i _ \\ \\ 1 I Ilv 1m I1 W r y N �! \ \ \ \� \ W \\ 1 1 �\ \� \ \\ I I�\����I I I I m I /�1 k ` \ \ y\ 62.6 -1 L 6 9Z t os s 1 10 11- a UJ � ~ + \/N 16.4 — Sllq __ - -7 13.2 53.9 ^ 6� 1 IC z JC.J �."- / ^'a \ \ •- -\- _ 79_0 0 r - _ - / / \ \ \' \ \�. cz 1 1.91 U1 j40 n 4.V, f C) r \\ O /` � z rt \ cv o VA U ( O n w IN m R D z 0 \\ \ \\ \ \ ?\�\ / v /0/'— 41 `l�f =r °wI II� a I�> i ------ - — — — — T -------- O ---- - - - - -T --------- D o m� ZE-1 m❑ m ,E] 00 IM 1 ICE I / T I / m o o m I z G z L ` 62.5 0 81.3 -_J - - -- 123.0 - - -, 415 \ D z ;u �J D D i ------ - — — — — T -------- O ---- - - - - -T --------- D o m� ZE-1 m❑ m ,E] 00 IM 1 ICE o o VI at L ` 62.5 0 81.3 -_J - - -- 123.0 - - -, 415 i ------ - — — — — T -------- O ---- - - - - -T --------- D o m� ZE-1 m❑ m ,E] m m z a n rm 1 1 1 1 1 1 0 � x m 111111 �n I I I I I I< m■ I l l l l l o m� I I II I l l l l l m m� lor I I I I I I I I I I I I I I I I I I r, 2_2 L a 0Ll I l l l l l m w m C m Z m m Z C O m> c D m m 3 'T. z m_ m m m c x mr'zm�zm< n v z <. mz. -mac m A�c�m 8o m o mmm�xc15 O,Zmj�Sm�1 m m n m m m m m c mX°0z Xo mac��z A�cmm�z mA�z <o a a a m 0 m°zm =�o NONC70.1 W Z A6P m-- D 01 ooz =o wp m am >c m� rm� x m m O � C � o °-: a c° rq �b a a � n a L(e �mm f vy��RS S�o*a�c 0D o � x m o 0 Dm < 6�37 D � u D UJ 2 N C S c) C z O oZ, M m ° m 0 ? z m C/) o N Do "Zm D ? T m r M > <_ z D r D � m � O NCI / 0 OD �I I v /,P� co ' ao ❑ / / /\ \ v9 Z 3 r .3 0o a y n C:) o \ / w0) 0 wj 0) l 1 rt \\ \\ \� \ \. \\ \ o0o O4� III% oOO I I \ \\ �I Ill N 1 I \ m 10.7 f7-I 43.7 bC \ 0 i' _Q �(� m/ io Z 411 I �`\ /\ ^ _ >� / m /\ `9x9 ❑" / \ \\�j \V \ \\ D I \ \ \ \ \ \ \\ o \\ ED \\ \O \ \ \\ \ m OD \ 0 sr 0O z [0 0 ° rn cc � J (_1 — oocn �m D D � Z oc \ \, m E E E mE \ • \ \\ ti5� // / \ \� \E °I Co I I� O b l I OD co \ E \ \� a� /yY \\ \0 p / /)° x ° \\ \� 1 NI I N ODI cn E .\ \ \� N off.'$ (o / , \ \\ 9 2s0 0 42 5 31.5 i 1 42.51 CO \ \\ \ \ \ t L'Ll 6p / / /� � 6.4 � \ � \ \ \\ \\ \ t \ I / / �/ / // O, T I P W \ \ � --- \ \\ \ \ \ ! cn \ \ \ \ \ \ \\\ \\ \� \ \ \ \�� �l ❑ 1 %l! to -J - - - L-- - - - -- J i I I / r - - - ' Sol s'sz1 +- v-\t t\ — I —S'861— \-- - - - -'� \ 1 11 �v 1 h 1 L I cn� 146.0 NCI / 0 OD �I I v /,P� co ' ao ❑ / / /\ \ v9 Z 3 r .3 0o a y n C:) o \ / w0) 0 wj 0) l 1 rt \\ \\ \� \ \. \\ \ o0o O4� III% oOO I I \ \\ �I Ill N 1 I \ m 10.7 f7-I 43.7 bC \ 0 i' _Q �(� m/ io Z 411 I �`\ /\ ^ _ >� / m /\ `9x9 ❑" / \ \\�j \V \ \\ D I \ \ \ \ \ \ \\ o \\ ED \\ \O \ \ \\ \ m OD \ 0 sr 0O z [0 0 ° rn cc � J (_1 — oocn �m D D � Z oc \ \, m E E E mE \ • \ \\ ti5� // / \ \� \E °I Co I I� O b l I OD co \ E \ \� a� /yY \\ \0 p / /)° x ° \\ \� 1 NI I N ODI cn E .\ \ \� N off.'$ (o / , \ \\ 9 2s0 0 42 5 31.5 i 1 42.51 CO \ \\ \ \ \ t L'Ll 6p / / /� � 6.4 � \ � \ \ \\ \\ \ t \ I / / �/ / // O, T I P W \ \ � --- \ \\ \ \ \ ! cn \ \ \ \ \ \ \\\ \\ \� \ \ \ \�� �l ❑ 1 %l! to -J - - - L-- - - - -- J i I I / r - - - ' Sol s'sz1 +- F I / ^ c 2013 Westwood Professional Services, Inc. Overall Preliminary Plant Schedule SYMBOL QTY. COMMON /BOTANICAL NAME OVERSTORY 660 Sugar Maple / Acer saccharum Autumn Blaze Maple / Acer x freemanii 'Jeffers Red ALT OVERSTORY 61 ORNAMENTAL 311 EVERGREEN 406 SHRUBS 2744 1 00., Sienna Glen Maple / Acer x freemanii 'Sienna' Northwood Maple / Acer rubrum 'Northwood' SIZE River Birch / Betula nigra 2.5" BB Whitespire Birch / Betula populifolia 'Whitespire' 2.5" BB Niobe Weeping Willow / Solix alba 'Tristis' 2.5" BB Prairie Cascade Willow / Salix 'Prairie Cascade' 2.5" BB Imperial Honeylocust / Gleditsia triacanthos var. inermis 'Impcole' 2.5" BB Skyline Honeylocust / Gleditsia triacanthos var. inermis 'Skycole' 2.5" BB Northern Pin Oak / Quercus ellipsoidalis 2.5" BB Red Oak / Quercus rubra 2.5" BB Swamp White Oak / Quercus bicolor 2.5" BB Redmond Linden / Tilia americana 'Redmond' 2.5" BB Greenspire Linden / Tilia cordate ' Greenspire' 2.5" BB Discovery Elm / Ulmus davidiana var. japonica 'Discovery' 2.5" BB Princeton Elm / Ulmus americana 'Princeton' 2.5" BB Accolade Elm / Ulmus japonica x wilsoniono 'Morton' 2.5" BB Autumn Gold Ginko / Ginko biloba 'Autumn Gold' 2.5" BB Thornless Cockspur Hawthorn / Crataegus crusgalli ' Inermis' 1.5" BB Japanese Tree Lilac / Syringa reticulate 6' HT., BB CLUMP Allegheny Serviceberry / Amelanchier laevis 6' HT., BB CLUMP Quaking Aspen / Populus tremuloides 1.5" BB Prairie Rose Crab / Malus 'Prairie Rose' 1.5" BB Prairiefire Crab / Malus ' Prairiefire' 1.5" BB Profusion Crab / Malus 'Profusion' 1.5" BB Black Hills Spruce / Picea glauca densata 6' HT., BB Colorado Green Spruce / Picea pungens 6' HT., BB Norway Pine / Pinus resinoso 6' HT., BB White Pine / Pinus strobus 6' HT., BB Scotch Pine / Pinus sylvestris 6' HT., BB Ponderosa Pine / Pinus ponderosa 6' HT., BB Techny Arborvitae / Thuja occidentalis 'Techny' 4' HT., BB Techny Globe Aborvitae / Thuja occidentalis 'Techny Globe' 36" HT., POT Mint Julep Juniper / Juniperus chinensis 'Monlep' 24" SPRD., POT Mugo Pine / Pinus mugo pumilio 24" SPRD., POT Taunton Yew / Taxus medii 'Taunton' 24" SPRD., POT Red Gnome Dogwood / Cornus alba sibirica 'Red Gnome' 36" HT., POT Nannyberry Viburnum / Viburnum lentago 36" HT., POT Arrowood Viburnum / Viburnum dentatum 36" HT., POT Black Chokeberry / Aronia melanocarpa 36" HT., POT Compact American Cranberrybush Viburnum / Viburnum trilobum 'Compacta' 24" HT., POT Annabelle Hydrangea / Hydrangea arborescens 'Annabelle' 24" HT., POT Limelight Hydrangea / Hydrangea paniculata 'Limelight' 36" HT., POT Anthony Waterer Spirea / Spiraea x bumaldo 'Anthony Waterer' 24" HT., POT Renaissance Spirea / Spiraea x vanhouttei 'Renaissance' 24" HT., POT Snowmound Spirea / Spiraea nipponica ' Snowmound' 24" HT., POT Little Princess Spirea / Spiraea japonica 'Little Princess' 18" HT., POT Fire Light Spirea / Spiraea 'Fire Light' 18" HT., POT Red Prince Weigela / Weigela florida 'Red Prince' 36" HT., POT My Monet Weigela / Weigela florida 'My Monet' 18" HT., POT Wine and Roses Weigela / Weigela florida 'Alexandra' 24" HT., POT NOTE: QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY. Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 www.westwoodps.com I hereby certify that this plan was prepared by me or under my I Revision: direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota Cory Meyer Dam 10/23/13 Limse No. 26971 Planting Notes 1. CONTRACTOR SHALL CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TO VERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO INSTALLATION OF ANY PLANTS OR LANDSCAPE MATERIAL. 2. ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS. 3. NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. 4. ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO SUBMISSION OF ANY BID AND /OR QUOTE BY THE LANDSCAPE CONTRACTOR. 5. CONTRACTOR SHALL PROVIDE TWO YEAR GUARANTEE OF ALL PLANT MATERIALS. THE GUARANTEE BEGINS ON THE DATE OF THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTEN ACCEPTANCE OF THE INITIAL PLANTING. REPLACEMENT PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEE COMMENCING UPON PLANTING. 6. ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA -GROWN AND /OR HARDY. SPECIMEN GRADE SHALL ADHERE TO, BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS: ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, WOUNDS, SCARS, ETC. ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES. ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES. ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING. CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH RATIO OF NO LESS THAN 5:3. 7. PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1 -2004 OR MOST CURRENT VERSION) REQUIREMENTS FOR SIZE AND TYPE SPECIFIED. 8. PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES. 9. PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL -IN MATERIALS IF NECESSARY; TEMPORARY ONLY. 10. PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR /ROOT FLAIR IS LOCATED AT THE TOP OF THE BALLED & BURLAP TREE. IF THIS IS NOT THE CASE, SOIL SHALL BE REMOVED DOWN TO THE ROOT COLLAR /ROOT FLAIR. WHEN THE BALLED & BURLAP TREE IS PLANTED, THE ROOT COLLAR /ROOT FLAIR SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE. 11. OPEN TOP OF BURLAP ON BB MATERIALS; REMOVE POT ON POTTED PLANTS; SPLIT AND BREAK APART PEAT POTS. 12. PRUNE PLANTS AS NECESSARY - PER STANDARD NURSERY PRACTICE AND TO CORRECT POOR BRANCHING OF EXISTING AND PROPOSED TREES. 13. WRAP ALL SMOOTH- BARKED TREES - FASTEN TOP AND BOTTOM. REMOVE BY APRIL 1ST. 14. STAKING OF TREES AS REQUIRED; REPOSITION, PLUMB AND STAKE IF NOT PLUMB AFTER ONE YEAR. 15. THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONS PRIOR TO PLANTING. LANDSCAPE CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR THE NEED OF ANY SOIL AMENDMENTS. 16. BACKFILL SOIL AND TOPSOIL TO ADHERE TO MN /DOT STANDARD SPECIFICATION 3877 (SELECT TOPSOIL BORROW) AND TO BE EXISTING TOP SOIL FROM SITE FREE OF ROOTS, ROCKS LARGER THAN ONE INCH, SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED OTHERWISE. MINIMUM 4" DEPTH TOPSOIL FOR ALL LAWN GRASS AREAS AND 12" DEPTH TOPSOIL FOR TREE, SHRUBS, AND PERENNIALS. 17. MULCH TO BE AT ALL TREE, SHRUB, PERENNIAL, AND MAINTENANCE AREAS. TREE AND SHRUB PLANTING BEDS SHALL HAVE 4" DEPTH OF SHREDDED HARDWOOD MULCH. SHREDDED HARDWOOD MULCH TO BE USED AROUND ALL PLANTS WITHIN TURF AREAS. PERENNIAL AND ORNAMENTAL GRASS BEDS SHALL HAVE 2" DEPTH SHREDDED HARDWOOD MULCH. MULCH TO BE FREE OF DELETERIOUS MATERIAL AND COLORED RED, OR APPROVED EQUAL. ROCK MULCH TO BE BUFF LIMESTONE, 1 1/2" TO 3" DIAMETER, AT MINIMUM 3" DEPTH, OR APPROVED EQUAL. ROCK MULCH TO BE ON COMMERCIAL GRADE FILTER FABRIC, BY TYPAR, OR APPROVED EQUAL WITH NO EXPOSURE. MULCH AND FABRIC TO BE APPROVED BY OWNER PRIOR TO INSTALLATION. MULCH TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE). 18. EDGING TO BE COMMERCIAL GRADE VALLEY -VIEW BLACK DIAMOND (OR EQUAL) POLY EDGING OR SPADED EDGE, AS INDICATED. POLY EDGING SHALL BE PLACED WITH SMOOTH CURVES AND STAKED WITH METAL SPIKES NO GREATER THAN 4 FOOT ON CENTER WITH BASE OF TOP BEAD AT GRADE, FOR MOWERS TO CUT ABOVE WITHOUT DAMAGE. UTILIZE CURBS AND SIDEWALKS FOR EDGING WHERE POSSIBLE. SPADED EDGE TO PROVIDE V- SHAPED DEPTH AND WIDTH TO CREATE SEPARATION BETWEEN MULCH AND GRASS. INDIVIDUAL TREE, SHRUB, OR RAIN - GARDEN BEDS TO BE SPADED EDGE, UNLESS NOTED OTHERWISE. EDGING TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE). 19. ALL DISTURBED AREAS TO BE SODDED EXCEPT POND AREAS & WETLAND BUFFER AS NOTED ON THE GRADING PLAN. SOD TO BE STANDARD MINNESOTA GROWN AND HARDY BLUEGRASS MIX, FREE OF LAWN WEEDS. ALL TOPSOIL AREAS TO BE RAKED TO REMOVE DEBRIS AND ENSURE DRAINAGE. SLOPES OF 3:1 OR GREATER SHALL BE STAKED. IF NOT INDICATED ON LANDSCAPE PLAN, SEE EROSION CONTROL PLAN. 20. PROVIDE IRRIGATION TO ALL PLANTED AREAS ON SITE. IRRIGATION SYSTEM TO BE DESIGN /BUILD BY LANDSCAPE CONTRACTOR. LANDSCAPE CONTRACTOR TO PROVIDE SHOP DRAWINGS TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATION OF IRRIGATION SYSTEM. CONTRACTOR TO PROVIDE OPERATION MANUALS, AS -BUILT PLANS, AND NORMAL PROGRAMMING. SYSTEM SHALL BE WINTERIZED AND HAVE SPRING STARTUP DURING FIRST YEAR OF OPERATION. SYSTEM SHALL HAVE ONE -YEAR WARRANTY ON ALL PARTS AND LABOR. ALL INFORMATION ABOUT INSTALLATION AND SCHEDULING CAN BE OBTAINED FROM THE GENERAL CONTRACTOR. 21. CONTRACTOR SHALL PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THE PLANT IS FULLY ESTABLISHED OR IRRIGATION SYSTEM IS OPERATIONAL. OWNER WILL NOT PROVIDE WATER FOR CONTRACTOR. 22. REPAIR, REPLACE, OR PROVIDE SOD /SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD AREAS ADJACENT TO THE SITE DISTURBED DURING CONSTRUCTION. 23. REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER. Designed: CLM Checked: CLM Drawn: SYE Record Drawing by/date: Call 48 Hours before digging: 811 or call811.com - -r i 1 i i i Prepared for: Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Ravinia Corcoran, MN Overall Landscape Plan c 2013 Westwood Professional Services, Inc. W Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under my RevWone: 7699 Anagram Drive direct supervision and that I am a duly licensed LANDSCAPE Eden Prairie, MN 55344 ARCHITECT under the laws of the State of Minnesota PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 Cory Meyer Westwood www.westwoodpLcom Dam 10/23/13 Lieense No. 26971 > a: CLM Prepared for: Che&ea: Drawn: S1lS Record Drawing jW to Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Ravinia Corcoran, MN Preliminary Landscape Plan W Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 Westwood www.westwoodps.com I hereby certify that this plan was prepared by me or under my I Revision: direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota Cory Meyer Dam 10/23/13 Limse No. 26971 Designed, CLM Prepared for: Checked: CLM Drawn: SYE Record Drawing by/date: Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Ravinia Corcoran, MN Call 48 Hours before digging: 811 or ca11l cd7m- Common Groun Allian e I I i i I / / I / / / I) / L NCE MENT I I I I I) I' x (�' I 100' 200' 300' 0002528PLP03.dwg Date: 10/23/13 Sheet: 3 of 7 Preliminary Landscape Plan W Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 Westwood www.westwoodps.com I hereby certify that this plan was prepared by me or under my I RevWonm direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota Cory Meyer Dam 10/23/13 Limse No. 26971 Designed, CLM Prepared for: Checked: CLM Drawn: SYE Record Drawing by/date: Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Ravinia Corcoran, MN Preliminary Landscape Plan c 2013 Westwood Professional Services, Inc. Median & Buffer Detail Island Detail (TYP.) 41, MEMO I s I l._ ................... . .... . ................ --- ------------------------------------- :• 6,11ti Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 www.westwoodps.com I hereby certify that this plan was prepared by me or under my I RevWonm direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota Cory Meyer Dam 10/23/13 Limse No. 26971 ENTRANCE' MONUMENT 0 r 0 u 1 1 1 1 1 1 1 1 1 I' Entry Detail ................: ::::. 2 -3' SOD EDGE (TYP.) D1........................................ WETLAND NOT FOR CONSTRUCTION > a: CLM Prepared for. CLM Lennar Drawn. sY8 16305 36th Avenue North, Suite 600 Remora DM"dft tiy�'a� Plymouth, MN 55446 Ravinia Corcoran, MN Call 48 Hours before digging: 811 or call811.com Common Ground Alliance EES PARKWAY MEDIAN PLAN INGS,,.. • Perennials • Orn. Grasses • Shrubs • Ornamental & Overs ory Trees 3 -5' SHRUBS & ORN. GRASSES 0002528PLP05.dwg Date: 10/23/13 sheet: 5 of 7 Landscape Plan Details c 2013 Westwood Professional Services, Inc. City Park Detail Scale: P =20' Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 www.westwoodps.com I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota Cory Meyer Dam 10/23/13 Limse No. 26971 PERNNIALS/ ANNUAL BED Private Pool Detail 1 1 1 I: 1 ! 1 1 I 1 EXISTING TREE \\ j TO REMAIN \ j\ 11 1 WETLAND `\ FIREPIT 1 \ - PAVER SEATING AREA 11 •\ ARBOR SHELTER j \ 11 ` •\ 11 •\ \ \._._._._._._._._._._._ — — ' WET `4 RIIP- FR Designed, CLM Checked: CLM Drawn: SYE Record Drawing by/date: Prepared for: I I 1 \ \ \ \ \ \ 1 \ \ \ r Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Call 48 Hours before digging: NOT FOR CONSTRUCTION 811 or cal1811.com Common Ground Alliance 0002528PLP06.dwg Ravinia Corcoran, MN Date: 10/23/13 sheet: 6 of 7 Landscape Plan Details c 2013 Westwood Professional Services, Inc. Main Entry Monument Scale: 1/2" = 1'-0" Cluster Mailbox Station Scale: 1/2" = 1' -tt R.S. CEDAR DECORATIVE BRACKETS 4x6 R.5. CEDAR OR055BAR —METAL SUPPORT BRACKETS _ 11 C= [717 = / A GT / A L7 -7' -6 3' -6" s -6.. L -T L PRECA5T GAP CEDAR CORBELS MANUF. STONE VENEER (TBD) 36" DECORATIVE FENOIN6 Mailbox Unit (Post Mount) u. r 1P All Aluminum Construcion R:.K. W Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under my RevWone: 7699 Anagram Drive direct supervision and that I am a duly licensed LANDSCAPE Designed, CLM Eden Prairie, MN 55344 ARCHITECT under the laws of the State of Minnesota Checked:- CLM PHONE 952 - 937 -5150 FAX 952 - 937 -5822 Drawn: SYE TOLLFREE 1- 888 - 937 -5150 Cory Meyer Westwood www.westwoodps.com Dam 10/23/13 Lkmw No. 26971 Draw*S ty�da� Prepared for: Sub - Neighborhood Monument Scale: 1/2" = 1'-0" ao=i A ST i A o Trailhead Monument Scale: 1/2" = 1'-0" 3' -6 I. a' I. --=- A r T i A 0 2' -6" + Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Call 48 Hours before digging: NOT FOR CONSTRUCTION 811 or ca11811.com Common Ground Alliance 0002528PLP07.dwg Ravinia Corcoran, MN Date: 10/23/13 sheet: 7 of 7 Landscape Plan Details ,I• . I F.: s. r , ILLUSTRATIVE NEIGHBORHOOD PLAN FOUNT AIN PON 1 .: BUFFER PLANTINGS mw 7 y!� .... i ■ -r Ir Gr ���. �a qrR �1 ., 1. III III' • 6 'W f �. t� k P,1 F" � • � ,i Y I '_ . �,' , •,/ •, -�. • � ;III � ` �� ,tl _�_.. -tom. _•\ a7 ��'[dnT �; ��'.�::''. � � � `� ' � .. ' :: � t I ...f �l (�, X�I p ��..`.f° :, l� �a�• iei �f ^.v�w �1 %r, � / 1L��� �� /'^/ ,`�� � � � t r '•,, 'y,� - • I i' o� __ _ �' mow! -"' � '. '� -. � I � - � � fi� � ,�� , �P `+ j` I! WETLAND r'• `` I �11� ,� s.. �I � \ 110\ � / • • �� e� >m�._� • ♦` 4r \yam,. �� : ./ �. ��'�° f D felt 1 ►,i � qlr a. X WETLAND , • w'au� �9` a .0 • Y a r . F 0 r , 1 _ ` s �� - i, .,! �a:. a p!, v �yil 'i•i, ` u "a, aw E. W 1 l.H a. y� �'1. o, r I.. -•a - '" � o r_ ,�! rD7 �� k � �. ��f ".' "'C �lr � •r s. t : r� � J �.. ¢. y. Js- � Iii' ( 1. •y l t _ � V♦ �•�i� •. 11�� � AA , r r i 1-�. r � �♦ N r'. \ a!��_ � ___ vl� A!• , yr �.. :.Y • �� ^�4. �' :�a, , ' ,•:• CITY POND' ` : z: N ,..'ic .4a•.! : e> .... - ®t ..' ' +, r �. �j i e w: - !l •, F.4 - ,� -tt ,�[�• % -`SJ. � ^r � PARK ti A' � r GY��r .. � _ _. - � •�f _ SCENIC ,!♦ , ,�.. u,. + -. -� � r �. Y ,(►• � • ., yi/ Oi yid ,:•'' ,.. - _ • D � ^ ,;. ,: . 3 � ,. .+<� � � .. '�!` <.. ':rte ° '�°� �.. ' '�' �, •a r 6. III Ir. +•. ., ♦ '.� - 1 r �, _ ,. �,�;, .,� ':� °- '' � •,r r` r:i' "�; -' � ;� •� y'� � =•.• I,a � �. s LOTS EN%iiA E a N• • 4 MO ' T I r� / 7 _. ,.. ice- -. / 'i' • _.• - r .: v ,', - - c. e. .r _ 1'yh j //. •� i `a - . '�� - i i� ° '/ ern - _ _ '� � t '' lk I�� • a � IIII p � � ` 1 � _ _ _ � / r III II ul4iii 11 I• """ i , 1 •SI n i 'k •i �r �' '. i r e+� �� Ar ••• ,,. fl. i '� Sao r k _ I Y L ♦ V : SHAMROCK` \\ GOLF COURSE WETLAND i �, %'" �� ��� `' ���9 •,�� �.. dr c �' ra, �I, 1 � `.../►� ate. v. '� •�a. ;) 1 1 - 1 WETLAND ��p� q�d� \.� a•�' * t V CITY ! ;♦+ yi.`a \„ �M "S* j X r� \4 ?. a� oAV; r,..±�t'- �A y• `- ''1 .Y-" - ^(` /9 �N.. .a�. '" ''r<y. y /:. .. _ •,� .. �w r F , PARK �'�♦_ y a..�►.'.' r _ \, s ''� 0 �- ' �J � i.- \ ;`� `I' ,:♦, w� �i� �� .Z 1•. ,�, ��s yK', A♦ 'S J � - r � �. ,, -_" - -„ .:: — .`.,, 4. "� !I. .� s ��:: �� �-`` p. ` � - .� `� �: - -'•` ' �.I'' . , o_ .: y, -Z`e ..1. D :: -. 1` J', Y '1�.. 1 �' ...rev. /e i r. 'R .ey � - �r, i -'�4 y. i— -h �1 r _T rx }�• Iy'. ... ;t. TRAIL -� � • •p .-,'_ • � � N I� to • I 0 44 _ 'Q. • *' '`- L►C `'AI` III '. li '. � �(, , p .V: - '� r... \: � .r : ' , IR I I � \ a,., tw W /i:��.- tee. -: :i ♦ � ."�, 1 � � 1 '� ♦• a �V. .' a t fF'• 3�^' 1 ?) 4 r i • � I, ..: d�' �`'• v ego RI E, i - %ay a + .1'N -•, u_ �F ' ., 11W, re ! J y4♦ � r: i;. �r �. m;-.. 1. J� \D ,, ✓,w "� �ti -,y. _ �. , r - v ,w, � , ' �:�';: 111 a ILLUSTRATIVE DETAIL EXHIBIT ENTRY SECTION/ ELEVATION a 1'* n i` Westwood Professional Services 7699 Anagram Drive IN Eden Prairie, MN 55344 PHONE 952- 937 -5150 FAX 952- 937 -5822 TOLL FREE 1- 888 - 937 -5150 Westwood www.westwoodps.com SCALE: I "=20' 10 -29 -2013 LENNAR' 0002528 r PARKWAY $t MEDIAN DETAIL � MAIN ENTRY MONUMENT SCALE: 1/2"= I ' R.S. CEDAR -0" DE60R,4TIVE SRAGiCETS 4x6 R.S. CEDAR �r CR0555AR r METAL SUPPORT SRfy+C<ET5 lab .1aY 'lii - 64 1 1 5' -6„ 41& it - &" - FREG,A5 T t SUB MONUMENT SCALE: 1/2"= I'�O; +� PRECAST r-AF' 4 INSET NEIGHBC 56" DECC ,r r� M, ROF. STONE" - VENEER - ,:. Nubia RAVINA CORCORAN, MN M 20'STREET 24' STREET W/ TURN LANE ,r �� k rp +' ' - -- - I 1 I TRAILHEAD MONUMENT SCALE: I"= 501 L FIELDSTONE BLVD N F MANUf'.5TONE VENEER (75D) (75D) 4 ,1 ^' ti NTS INC \I ILLUSTRATIVE BUFFER EXHIBIT CONTEXT MAP - �� .�� '*-,. SCALE• 1 150' • k �'�14 r ,�� ,� _ r' � 'r { � r �J I �I Westwood Professional Services 7699 Anagram Drive Eden Prairie, MN 55344 10 -29 -2013 PHONE 952- 937 -5150 0002528 FAX 952- 937 -5822 TOLL FREE 1- 888 - 937 -5150 Westwood www.westwoodps.com LENNAR f 1., I` I� I I �I _ I i i o. V L I' I I l k ��r I I I 2) NORTH EAST BUFFER SECTION SCALE: 1 10' (3) SOUTH EAST BUFFER SECTION SCALE: 1 10' I RAVINA CORCORAN, MN \I ,r +i,,� ,� �.. .�� ��_, � - - ,� i �-' �,.. -;''may - ��,,�,f 4 a- 'iGr:ti`'; _ "�'r} ``` V •� � �_ nom_. �. �� _ y w _ .. /� �_ c }� T` CITY OF CORCORAN PARK CAPITAL FUND REPORT jheinecke November 13, 2013 9c. CASH FUNDS PROJECT DETAIL Date Park Dedication Memorial Park Maintenance 2013 BEGINNING BALANCE 332,139.56 10,669.25 Jan -13 Memorial Brick 100.00 Jan -13 Stone & Steel (67.00) Mar -13 Interest Earned 116.80 Mar -13 Interest Earned 5.26 Jun -13 Interest Earned 5.32 Jul -13 Park Dedication (Heinz) 3,000.00 Aug -13 Chelsea Caye (287.50) Aug -13 Park Dedication 3,600.00 Sep -13 Interest Earned 1.65 Oct -13 Chelsea Caye (430.00) Oct -13 Stone & Steel (67.00) Oct -13 Stone & Steel (29.44) Oct -13 Memorial Brick 50.00 Oct -13 Park Dedication (Mattson) 3,000.00 Oct -13 Memorial Brick 100.00 Nov -13 Chelsea Caye (310.00) 2013 YTD ACTIVITY 10,293.36 (1,505.27 ) 0.00 0.00 0.00 0.00 ENDING BALANCE 342,432.92 1 9,163.98 0.00 0.00 0.00 0.00 1 of 2 CITY OF CORCORAN FARMERS STATE SAVINGS November 13, 2013 Savings Date Expense Interest Revenue Balance 12/2007 Year end balance (8.13) 1,540.94 1,532.81 3/2008 3.83 1,536.64 6/2008 4.30 1,540.94 6/2008 Milbrandt Donation 5,000.00 6,540.94 9/2008 12.38 6,553.32 12/2008 9.57 6,562.89 3/2009 8.10 6,570.99 6/2009 6.84 6,577.83 7/2009 Milbrandt Donation 5,000.00 11,577.83 9/2009 16.81 11, 594.64 12/2009 17.55 11, 612.19 3/2010 15.63 11, 627.82 6/2010 14.50 11, 642.32 9/2010 13.98 11, 656.30 12/2010 11.76 11, 668.06 3/2011 11.51 11, 679.57 6/2011 11.65 11, 691.22 9/2011 9.45 11, 700.67 12/2011 7.21 11, 707.88 5/2012 Garden Maintenance (727.77) 10,980.11 3/2012 7.38 10, 987.49 6/2012 Garden Maintenance (231.36) 10,756.13 6/2012 7.30 10, 763.43 7/2012 Garden Maintenance (107.40) 10,656.03 8/2012 Garden Maintenance (70.00) 10,586.03 10/2012 Garden Maintenance (420.00) 10,166.03 9/2012 - 10,166.03 12/2012 13.22 10,179.25 3/2013 5.26 10,184.51 8/2013 Garden Maintenance (287.50) 9,897.01 6/2013 5.32 9,902.33 9/2013 1.65 9,903.98 10/2013 Garden Maintenance (430.00) 9,473.98 10/2013 Garden Maintenance (310.00) 9,163.98 $ (2,592.16) $ 215.20 TOTAL $ 11,540.94 $ 9,163.98