12. Resolution Authorizing Condemnation of Parkland Area in the Hertiage Development Company's Propsed Creekside Subdivision1
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CITY OF
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690 COULTER DRIVE 0 P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM
TO: Don Ashworth, City Manager
FROM: Todd Hoffman, Park and Recreation Director
DATE: February 6, 1995
Action by City Administratot
Endors �w
Modifie
t
Dale submitted to Commisalrnl
Deft Si,'tn ;tted to Council
SUBJ: Resolution Authorizing Condemnation of Property Interests for Park Purposes,
Proposed Creekside Addition
As you are aware, the city council approved tie pr6 ninary plat of the aforementioned
addition on January 9, 1995. The following,,xcerpt $ Taken from the motion made that evening
pertains to park and trail acquisition and d�elopmentq ithe entire motion is attached for your
reference):
1;x
9. Park and Recreation cotdtions as
a. The land bonded by Bluff Creek o a ,the east, the railroad on the south,
the exterJ 1A of Stone Creek Drive Outlot B on the west, and the
arm Iffiuff Creek on the north be s ' wn as parkland. Said property
' through
t i � l b� me t ed on this to proceed
Oak
F
b. 'tr,1, easement shall be dedicated alon&o etluff Creek
' Corridor /wet fiiii M *ex al p9 66 portions of the plat.
C. The alignment of the 8
'f bituminous trail be amended to reflect the
' direction given the app s , t by staff, specifically that the trail shall
depart the creek corridor, enter the parkland and meet the road
extension at the southern wetland prior to its connection with the
railroad underpass. Said trail to be constructed with the first phase of
improvements completed by the applicant with a lump sum cost for the
trail being reimbursed by the city. Note: The applicant shall supply the
Mr. Don Ashworth
February 7, 1995
Page 2
city with three quotes for the construction of said trail with the final
alignment being staked for approval by the City's Park and Recreation
and Engineering Departments prior to construction.
Item 9a requires that an area of land (2.62± acres) on the southern end of the plat be acquired
for park. Said property to be purchased through a combination of park dedication, fee credit
and cash. If a resolution cannot be reached on this item to proceed with condemnation. This
office has extended a proposed purchase price to Heritage Development of $30,000 per acre.
Heritage Development has rejected this offer and has not, proposed a reasonable counter offer.
The City Attorney's office has now informed me that counsel for Heritage Development
would like to move this process forward.
RECOMMENDATION
Staff has exhausted its resources in an attempt to draft a development agreement which
includes the acquisition of the subject park area and trail corridor through conventional
means. Therefore, this office recommends that the resolution authorizing condemnation of
property interests for park purposes from Heritage Development Company be approved as
drafted.
ATTACHMENTS
1. City Council minutes dated January 9, 1995.
2. Letter from City Attorney's Office dated January 26, 1995.
3. Proposed Resolution.
4. Letter to Winthrop & Weinstine dated February 3, 1995.
c: Kate Aanenson, Planning Director
Charles Folch, City Engineer
Bob Generous, Planner II
City Council Meeting - January 9, 1995
Councilman Senn: ...that those were all resolved. I didn't really hear any issues, other than the one over the
condemnation.
John Dobbs: Yeah, the only one I guess I'd like to know is about number 25. Whether it should be a private or
public cul -de- sac...
Kate Aanenson: We can work that out at the time of final plat, unless you have specific.
Mayor Chmiel: Yeah, that can be all worked out before it comes back. Okay. And also the rezoning from A2
to RSF. Wetland alteration permit to fill or alter wetlands and conditional use permit for replacement of fill and
excavation within a flood plain. Each of those as indicated within the staff report for that. Did you move that
Mark?
Councilman Senn: Yep. I move it and with the caveat that Charles give us back those options by the final plat
time with the costs attached to them. And that the city undertake maybe a final attempt at negotiation. If not,
proceed with condemnation on the wooded property.
Mayor Chmiel: Okay. Is there a second?
Councilman Berquist: I'll second that.
Mayor Chmiel: Discussion. Okay, Mike.
Councilman Mason: Well I just, now where do we stand then with, I just want to make this real clear. Where
do we stand with the sewer going along the ravine?
Councilman Senn: It's still an open issue.
' Councilman Mason: It's still an open issue, alright.
Councilman Senn: And that doesn't impact anything the developer is doing at this point.
' Councilman Mason: Right, right. Okay. That's, okay.
Councilman Berquist: Specifically we're talking about Block 2, Lots 8, 9, 10 and 11, right?
Mayor Chmiel: Yes. Colleen.
' Councilwoman Dockendorf: Two comments. Condition 21. I'd really like to see the lots spelled out so we
know what we're talking about. Which ones we're talking about. And just another comment, when we see this
coming back for final, I don't want to see those four lots there. I want to see that as open...
' Mayor Chmiel: I'm song, I didn't get what you said the last part of it.
Councilwoman Dockendorf: When I see it come back for final, I don't want to see those 4 lots there.
' Councilman Senn: Oh yeah, that's already in the motion.
35
City Council Meeting - January 9, 1995
Councilman Senn moved, Councilman Berquist seconded to approve Rezoning #94 -4, rezoning 39.5 acres from
A2, Agricultural Estate to RSF, Residential Single Family Residential, consistent with the City of Chanhassen
Land Use Plan and approve Preliminary Plat of Subdivision #94 -7, Creekside Addition, subdividing 39.5 acres
of land into 44 lots and 4 oudots subject to the plans dated November 8, 1994 and subject to the following
conditions:
1. The applicant shall attempt to retain the natural topographic features to preserve the rolling terrain effect
and drainage characteristics with the final grading plan.
2. A woodland management plan will be required as part of the platting process.
3. Revise Grading and Drainage Plan to indicate lowest floor elevation, top of foundation elevation and
garage floor elevation. Revise the Grading and Drainage Plan to show standard designations for
dwellings. This should be done prior to final plat approval.
4. Submit street names to the Public Safety Department, Inspections Division for review prior to final plat
approval.
5. Submit street names to Chanhassen Fire Marshall for approval.
6. A ten foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs, bushes,
NSP, NW Bell, cable television, transformer boxes. This is to insure that fire hydrants can be quickly
located and safety operated. Pursuant to Chanhassen City Ordinance Section 9 -1.
7. Submit plans to Fire Marshal showing the connection to either existing or proposed streets at the north
end or south end of the proposed road.
8. Fire hydrant locations are acceptable.
9. Park and Recreation conditions as follows:
a. The land bounded by Bluff Creek on the east, the railroad on the south, the extension of Stone Creek
Drive and Outlot B on the west, and the arm of Bluff Creek on the north be shown as parkland. Said
property to be purchased through a combination of park dedication, fee credit and cash. If a
resolution cannot be reached on this item, to proceed with condemnation.
b. A 30 foot trail easement shall be dedicated along the Bluff Creek Corridor /wetland complex along the
north and east portions of the plat.
The alignment of the 8 foot bituminous trail be amended to reflect the direction given the applicant
by staff specifically that the trail shall depart the creek corridor enter the parkland and meet the road
extension at the southern wetland prior to its connection with the railroad underpass. Said trail to be
constructed with the first phase of improvements completed by the applicant with a lump sum cost
for the trail being reimbursed by the city. Note: The applicant shall supply the city with three
quotes for the construction of said trail with the final alignment being staked for approval by the
City's Park and Recreation and Engineering Department prior to construction.
36
' City ouncil Meeting - January 9 1995
ty g ry ,
10. The applicant shall revise the development plans to include a 100 foot setback buffer around Bluff Creek
' and a 50 foot setback buffer along the tributary to Bluff Creek.
11. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc-
' mulched or wood -fiber blanket or sod within two weeks of completion of each activity in accordance with
the City's Best Management Practice Handbook. The applicant will need to develop a sediment and
erosion control plan in accordance with the City's Best Management Practice Handbook and the Surface
Water Management Plan requirements for new developments. The plan shall be submitted to the City for
review and formal approval by the City Council. Type III erosion control will be required adjacent to all
wetlands except where storm ponds will intercept runoff prior to discharging into the wetlands. In these
areas Type I erosion control is required.
' 12. All utility and street improvements shall be constructed in accordance with the latest edition of the City's
Standard Specifications and Detail Plates. Detailed street and utility plans and specifications shall be
' submitted for staff review and City Council approval.
13. The applicant shall provide detailed storm sewer calculations for 10 year and 100 year storm events and
provide ponding calculations for storm water quality /quantity ponds in accordance with the City's Surface
' Water Management Plan for the City Engineer to review and approve. The applicant shall provide
detailed pre - developed and post - developed storm water calculations for 100 year storm events and normal
water level and high water level calculations in existing basins. Individual storm sewer calculations for a
10 year storm event between each catch basin segment will also be required to determine if sufficient
catch basins are being utilized. In addition, water quality ponding design calculations shall be based on
Walker's Pondnet model.
' 14. The applicant shall enter into a development contract with the City and provide the necessary financial
security to guarantee compliance with the terms of the development contract.
' 15. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Carver
County Watershed District, MWCC, Health Department, PCA, DNR, Army Corps of Engineers and
MnDot, and comply with their conditions of approval.
' 16. Prior to final plat approval the applicant shall submit to the City soil boring information. On lots with fill
material that have been mass graded as part of a multi -lot grading project, a satisfactory soils report from
a qualified soils engineer shall be provided to the Building Official before the City issues a building
permit for the lot.
17. The appropriate drainage and utility easements should be dedicated on the final plat for all utilities and
' ponding areas lying outside the right -of -way. The easement width shall be a minimum of 20 feet.
Consideration should also be given for access for maintenance of the ponding areas.
' 18. No berming or landscaping will be allowed within right -of -way areas.
19. The lowest floor elevation of all buildings should be a minimum of 3 feet above the high water level
calculated according to the shoreland ordinance guidelines.
37
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City Council Meeting - January 9, 1995
20. The proposed storm water ponds shall be designed with side slopes of 10:1 for the first ten feet at the
normal water level and no more than 3:1 thereafter or 4:1 throughout for safety purposes. The storm
ponds shall be constructed with the initial site grading.
21. Individual grading, drainage and erosion control plans will be required for each wooded lot prior to
issuance of a building permit.
22. Water quality fees will be based in accordance with the City's SWMP. If the applicant constructs the
water quality ponds as proposed, these fees will be waived.
23. Water quantity fees will be based in accordance with the City's SWMP. Storm sewer trunk fees will be
evaluated based on the applicant's contribution to the SWMP design requirements. The fees will be
determined by staff upon approval of the construction plans.
24. The applicant shall report to the City Engineer the location of any drain tiles found during construction
and shall relocate or abandon the drain tile as directed by the City Engineer.
25. The southerly cul -de -sac shall be re- evaluated for a private driveway in an effort to pull the house pads
away from the tree line. A turn around in accordance with the Fire Marshal's recommendations shall be
provided.
26. The applicant shall be required to extend an 8 inch sanitary sewer line to the westerly edge of the plat
along the Bluff Creek tributary (Lots 21, 22, 23, 24, and 25, Block 3).
27. The northerly proposed interim storm pond shall be shown on the grading plan. Details such as contour
lines and the outlet control structure shall be included.
28. The north/south street shall be extended through to the frontage road within three years after the final plat
is approved. The applicant shall provide the city with a financial security to guarantee the roadway
extension will be completed. A temporary cul -de -sac (42 foot radius) shall be constructed until such time
as the roadway is extended. At that time, the temporary cul -de -sac shall be removed. A barrier shall be
erected at the end of the paved right -of -way. A sign indicating that THIS STREET WILL BE
EXTENDED IN THE FUTURE" will be erected upon the barrier. The developer shall file a notice in the
chain of title of each lot notifying each owner that the north /south road is to be extended in the future.
29. The trail alignment around the wetlands (Bluff Creek corridor) shall be determined in the field after
walking the site and consulting a soils engineer. I
30. The final plat shall dedicate the appropriate utility and drainage easements for access and maintenance of
the storm sewer lines as well as ponding areas and wetlands. The wetlands and ponding areas may be I
deeded to the city as outlots as well.
31. The applicant shall employ the use of retaining walls along the east side of the southerly creek crossing to
minimize tree loss.
32. Adjust the lot lines for those properties that abut the Bluff Creek tributary to use the tributary/bottom of
ravine as the lot line.
38
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City Council Meeting - January 9, 1995
33. The applicant shall investigate modification of the landscaping plans to further intensify planting along
' the northern Timberwood property line to enhance the screening effect from existing Timberwood
development, particularly those dwellings at 8001 Acorn Avenue and 2050 Oakwood Ridge.
34. Applicant shall adjust the alignment of the roadway at the southern end of the parcel to adjust the
roadway alignment at the southern end of the parcel within the right -of -way to minimize the impact to the
existing wetland in that area.
35. Staff will present to Council the different options and costs available for sewer extension to Timberwood
at the time of final plat.
' All voted in favor and the motion carved unanimously.
Councilman Senn moved, Councilman Berquist seconded to approve Conditional Use Permit #94 -4 to permit the
' placement of fill and excavations and alterations within the flood plain subject to the following condition:
1. The applicant shall comply with the wetland fill /excavation and wetland mitigation conditions as stated in
Corps of Engineers Section 404 permit. Mitigation work shall be implemented prior to or concurrent with
' wetland fill activity in future phases of the project. All mitigation work shall be limited to the Bluff
Creek corridor and not in the wetland located at the sduthwest corner of the site.
All voted in favor and the motion carried unanimously.
Councilman Senn moved, Councilman Berquist seconded approval of Wetland Alteration Permit #94 -4 to permit
' filling and replacing wetlands on the site subject to the following conditions:
1. All buffer areas shall be surveyed and staked by the applicant in accordance with the City's wetland
ordinance. The City will install wetland buffer edge signs before construction begins and will charge the
' applicant $20.00 per sign.
2. Wetland buffer areas are required around the wetlands in accordance with the City Wetland Ordinance.
The applicant shall revise the development plans to include a 50 foot buffer around Bluff Creek with a
100 foot building setback and a 10 to 30 foot buffer with a minimum average of 20 feet around the
tributary to Bluff Creek with a 50 foot building setback.
' All voted in favor and the motion carried unanimously.
REVIEW OF LAKE ANN PARKING FEES.
' Todd Hoffman: Mr. Mayor, members of the Council. Thank you. Section 14 -59, Parking Permits of your city
code requires that Lake Ann Park fees be established by resolution each year. So following each summer
' season an annual report of gate attendant activities, gate receipt activity is prepared. That's presented to the Park
and Recreation Commission in the fall and is then reviewed by the commission in order to make a determination
or to at least initiate the discussion for the subsequent establishment of...fees. Those items took place at the
November and December meetings by the Park and Recreation Commission during 1994. As you may be
' aware, the debate over the Lake Ann gate program is spirited and lively on an annual basis simply because the
number of public comments which are received both by commissioners, Council members, staff members and
' 39
City Council Meeting - January 9, 1995
then obviously the first source of attack, the gate attendants or the employees that work the gate. So we receive
a number of comments throughout the year. Specifically, the negative comments which we hear are, this is just
another user fee. We've already paid taxes for these services so why are you charging us again. And when we
have out of town visitors, our parks are free. Speaking specifically to most municipal parks, why do we have to
pay to get into yours? On the other hand, it is a positive, it has a positive impact on the city because it is a
revenue source. It grosses about $25,000.00 a year, netting approximately $15,000.00 on an annual basis. It
creates some employment for the city of Chanhassen, specifically our youth. However, now with Target and
Byerly's and Festival, we're not quite as worried about that as we were 6 or 7 years ago. We can't find
employees any longer. And then it does provide, and the one which is most intangible but most discussed is
that it does provide a gate keeper type security to the entrance of Lake Ann Park. So the Park Commission, to
cut right to the chase, finally took the dive and would like to make a recommendation that the fees be struck in
their entirety but then to attempt to retain this gate keeper effect, they would like to see some sort of park patrol
maintained within the city of Chanhassen. That does not have to be exclusively for Lake Ann Park but could be
for the park system in it's entirety. That motion passed unanimously. At first glance this may seem severe.
This action. But again as my prelude pointed out, they've been debating it year in and year out since I've been
here. Really what it comes down to is the financial impacts. If the City Council endorses would be that you'd
lose approximately $20,000.00 to $25,000.00 in revenue from the revenue stream for '95. We'd save about
$1,500.00 in printing costs for the entrance passes and then by their recommendation, keeping a gate attendants
or this park patrol if you will, you would still need to retain some expenditure of approximately $7,200.00. So
in other words, we operate to the good now about $15,000.00 and they want to put you in the red about
$7,000.00 to $10,000.00. For your information I did attach an annual budget, which is part of the general fund
budget for Lake Ann Park which totals $63,000.00 so you can see the $15,000.00 in revenue offsets that by a
percentage, but nearly enough to pay for the entire operation of Lake Ann Park. So again the recommendation
from the Park Commission is to strike the entrance fees in their entirety and retain the gate attendant program
modifying it to a park patrol. You will note the manager's comments, which I accept and which I knew this
issue would come up. In that the adopted 1995 budget includes those gate receipts so that revenue is included
in our budget. Should the Council wish to change something, we would have to cut an item so the item should
have really been included in the 1995 budget request but the process just on an annual basis does not work that
way so we either have to amend our budget or set ourselves up for the 1996 budget.
Mayor Chmiel: Okay, thank you. Colleen
Councilwoman Dockendorf: I don't even go to my husband's softball games anymore. I get such an earful on
this issue. I would agree with the Park and Ree's recommendation. However, I know that we are used as
regional park. There are a lot of non - residents and did the commission discuss just a non - resident fee?
Todd Hoffman: No, they did not.
Councilwoman Dockendorf: Is there anyway it could be worked into softball fees or any other league fees? To
somehow offset our costs for the gate keeper.
Todd Hoffman: Sure. At present we charge the softball players $2.00 per person on top of their regularly
charge to go into the parking fee so we already charge the adult softball. By policy we do not charge youth or
youth participants or youth spectators so anybody coming into the park involved in a youth swimming lesson or
a youth ballgame or spectator, drives in free anyway..
Councilwoman Dockendorf: So it would just be the spectators of the adult softball?
40
Mr. Todd Hoffman
Park Recreation Director
City of Chanhassen
690 Coulter Drive
Box 147
Chanhassen, MN 55317
Re: Park Acquisition in Creekside Development
Dear Todd:
Enclosed herewith please find a proposed Resolution authorizing condemnation
of the park land area in the Heritage Development Company's proposed Creekside
Subdivison. I have drafted this Resolution as best I can to identify the parcels to be
acquired. I do not have a legal description of the property nor of the Creekside
Subdivison and so the description of the property to be acquired in this Resolution is
the best I can do for the time being. The description will suffice for resolution
purposes but will not be sufficient in the event I start condemnation. In that event, a
specific legal description (probably metes and bounds) will be necessary. I checked
with Bob Generous before drafting this Resolution and understand that the property to
be acquired for park land purposes has not yet been identified as any specific outlot.
It is possible that approval of the preliminary plat would give us an outlot description
to use.
Please have this Resolution placed on the next City Council agenda. I am
getting phone calls from the attorneys' representing Heritage Development and
understand that there is some interest in seeing this matter proceed as quickly as
possible.
RECEIVED
jAN 9 ,7 1995
CITY OF CHANhH-:)OtN
Suite 317 • Eagandale Office Center 0 1380 Corporate Center Curve • Eagan, NIN 55121
CAMPBELL,
KNUTSON, SCOTT & FUCHS, P.A.
Attorneys at Law
Thomas J. Campbell
(612) 472 -5000
Roger N. Knutson
Fax (612) 45_ -5550
Thomas M. Scott
Gary G. Fuchs
Janus R. Walston
Elliott B. Knetsch
January 26, 1995
Elizabeth A. Lun_er
Andrea McDowell Poehler
Mr. Todd Hoffman
Park Recreation Director
City of Chanhassen
690 Coulter Drive
Box 147
Chanhassen, MN 55317
Re: Park Acquisition in Creekside Development
Dear Todd:
Enclosed herewith please find a proposed Resolution authorizing condemnation
of the park land area in the Heritage Development Company's proposed Creekside
Subdivison. I have drafted this Resolution as best I can to identify the parcels to be
acquired. I do not have a legal description of the property nor of the Creekside
Subdivison and so the description of the property to be acquired in this Resolution is
the best I can do for the time being. The description will suffice for resolution
purposes but will not be sufficient in the event I start condemnation. In that event, a
specific legal description (probably metes and bounds) will be necessary. I checked
with Bob Generous before drafting this Resolution and understand that the property to
be acquired for park land purposes has not yet been identified as any specific outlot.
It is possible that approval of the preliminary plat would give us an outlot description
to use.
Please have this Resolution placed on the next City Council agenda. I am
getting phone calls from the attorneys' representing Heritage Development and
understand that there is some interest in seeing this matter proceed as quickly as
possible.
RECEIVED
jAN 9 ,7 1995
CITY OF CHANhH-:)OtN
Suite 317 • Eagandale Office Center 0 1380 Corporate Center Curve • Eagan, NIN 55121
Mr. Todd Hoffman
January 26, 1995
Page 2
Please call me when you get a chance.
Very truly yours,
CAMPBELL, KNUTSON, SCOTT
&1
GGF:cjh
Enclosure
cc: Mr. Don Ashworth
I Date
I Motion By
RESOLUTION
Resolution No.
Seconded By
I RESOLUTION AUTHORIZING CONDEMNATION OF PROPERTY
INTERESTS FOR PARK PURPOSES
' WHEREAS the City ouncil of the City of Chanhassen does hereby determine
Y Y Y
' that it is necessary and for a public use and purpose to acquire the property located in
' the West One -Half of the Northwest Quarter of the Southeast Quarter of Section 15,
Township 116, Range 23, that is identified on the plans dated 7/18/94 and revised
' 11/8/94 and re ared by RLK Associates Ltd. for Heritage Development Company as
P P
' a preliminary plat plan of the subdivision to be named "Creekside ", said property to
' be acquired lying on the east side of the road to be platted in said subdivision and
south of Lot 7, Block 2 and southerly of Outlot C and northeasterly of Outlot D on
the preliminary plat plans for the subdivision, containing a total of approximately
' 102,250 square feet, or 2.35 acres; and
WHEREAS, the City has been unable to acquire the property through
negotiation with the landowner; and
' WHEREAS, the City Council finds that development and construction
I conditions related to development of the area make it necessary to acquire title to, and
1 20684
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
possession of, the subject property as soon as possible in order for development to
proceed in an efficient, cost effective and expeditious manner;
NOW, THEREFORE, be it resolved by the City Council of the City of
Chanhassen, Minnesota:
1. That the City Attorney is authorized to commence eminent domain
proceedings pursuant to Minnesota Statute Chapter 117 to acquire fee title to the
property described above.
2. That the City Attorney is authorized to acquire the necessary property
interests pursuant to the "quick take" provisions of Minnesota Statute § 117.042.
3. That the Mayor and the City Clerk /Manager are authorized to execute all
documents necessary, in the opinion of the City Attorney, to effect the acquisition of
the necessary property interests.
ADOPTED this day of 1995, by the City Council of
the City of Chanhassen.
ATTEST:
Don AshNvorth, Clerk /Manager
Donald J. Chmiel, Mayor
20684 -2-
KNUTSON, SCOTT & FUCHS, P.A
D
D
Feb 5 , 95 10:59 No . 005 P.02/02
CAMPBELL, KNUTSON, SC"'( & FUC I RA.
Attorney. at Law
I hom'1a J. Catail +I +ell
Roger N. Knut� +vtt
Thunws M. Scutt
(131 (". I'uchs
jame" R. wahtun
Elliott B. KnctNch
(612) 452 -5000
Fax (612) 452 -5550
February 3, 1995
BY FAX AND MAIL
Lloyd W. Grooms, Esc}.
Winthrop & Weinstinc
3200 Minnesota World Trade Center
30 East Seventh Street
Saint Paul, Minnesota 55101
RE: CREEKSIDE ADDI IO:�
Dear Mr. Grooms:
Andrra NIrpow•cll 1'u0hlrr
'I oll 1.. Niscn
Margocritc NI. McCarron
Gcorge T. Srophmv.,m
The thirty (30) foot wide trail corridor along the eastern side of the plat, together
with the twenty - five (25) foot wide trail connection between Lot 11, Block 1 and Lot 1,
Block 2 will satisfy the City's park dedication requirements, The 2.62* acres of land on
the southerly end of the plat will be acquired by the City through negotiations or
condemnation. The 2.62± acres should be designated as an outlot on the final plat.
Very truly yours,
RNK:srn
' cc: Bob Generous
CAMPBELL., KNUTSON, SCOTT
& Fi.JCH P.A.
BYL _
Roger`N � .. on
Suitc 317 • Eaca Office (enter • 1380 Corporate CCIMI' Curve • Eaaan, N1N 55121