2a&b. Downtown Public Improvement Project North Side Parking Lot & Plans & Specs for North Side c:::7',.,--i. `i--
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CITY OF -
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CHANHASSEN
' 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
..„...• (612) 937-1900 _,,,t,o„ ,.,,,„;.;,_.,t,
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MEMORANDUM , '� a'
TO: Don Ashworth, City Manager , '- , 9
,3./? /S g
IFROM: Gary Warren , City Engineer
_<_-S; , ,
DATE: March 8, 1989 A-'' ~
ISUBJ: Public Hearing for the North Side Parking Lot
Public Improvement Project No. 87-17
INote to Council Members: Please bring your copy of the feasibi-
lity study to the meeting.
I On February 27 , 1989 , City Council accepted the feasibility study
for the North Side Parking Lot improvements . In order to keep
this project on schedule, the public hearing date had been set at
I an earlier City Council meeting for March 13 , 1989 . All property
owners affected by this project ana properties proposed to be
assessed as a part of this project have been notified in accor-
Idance with Chapter 429 requirements .
Staff has met with representatives from the Medicial Arts
development and Heritage Park Apartments to answer questions spe-
ll cifically on the proposed assessment policy contained in the
feasibility study. Although the formal assessment hearings for
this project would be conducted in all likelihood in 1990 , it has
I been beneficial , as on previous projects, to receive input on the
proposed assessment roll at this time. The actual adoption of
the final assessment roll would be done at the close of the pro-
ject when all costs have been determined. Attached is a revised
' assessment roll which has been prepared to address the input and
comments we have received. The most notable change on the roll
is the inclusion of the Town Square retail center just west of
I the Riviera. Storm drainage from a portion of the roof area and
the north alleyway drains to the north parking lot drainage
system and therefore a storm sewer assessment has been assigned
Ithem to recognize this benefit.
In addition, when parking demand was originally calculated for
I Town Square, a restaurant was not the intended use. With the Anh
Lee restaurant now present, a parking demand assessment for Town
Square was felt appropriate to recognize the increased demand on
the Town Square parking lot which results in fewer spaces being
I available for Riviera patrons who will now be using the City ' s
north side parking lot facility.
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Don Ashworth 1
March 8 , 1989
Page 2
There also are some probable changes to the proposed assessments
for the Heritage Park ( Town Square) Apartments . This will depend '
on how sanitary sewer and storm sewer service is actually pro-
vided for the site. These details are currently being worked out
between their architects and our engineers . The need for the
proposed watermain and fire hydrants which "loop" through the
parking lot has also been questioned by the Medical Arts and
Heritage Park Apartments developers , in light of the sprinkler
requirements for the Heritage Park Apartments. Attached is a
memorandum from Mark Littfin , the City ' s Fire Inspector , con-
firming the fire safety need for this element of the project.
It is intended that the proposed assessment roll will be further
revised once the Heritage Park Apartments ' utility service
questions are answered. This would be brought back to the
Council in the near future to firm up the assessment policy
although, as stated earlier, the actual adoption of the roll , by
necessity , must wait until the construction is completed and the
actual costs are known.
Also attached is a memorandum from Fred Hoisington which
addresses the criteria surrounding the curb cut proposed near the
Cenex service station property.
In order to keep pace with the construction schedules for the
Medical Arts building and the Heritage Park Apartments, and upon
closing the public hearing, it would be appropriate for City
Council to authorize the preparation of plans and specifications
for the North Side Parking Lot improvement project.
Attachments '
1 . Affidavit of mailing.
2 . Newspaper notices.
3 . City Council minutes dated February 13 , 1989 .
4 . Revised assessment roll dated March 9 , 1989 .
5 . Memorandum from Fred Hoisington dated March 9 , 1989.
6 . Memorandum from Mark Littfin dated March 9, 1989. '
cc: Fred Hoisington
Tom Krueger
Bloomberg Companies
Herb Mason
Loren Anderson
Roger Pauly '
Bernie Hanson
Donald Hanus
Chanhassen HRA
Heritage Park Apts . Ltd. Partnership
Chanhassen Retail Limited Partnership
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Manager' s Comments (March 9 , 1989 ) : When originally approved in
September, 1987, funding was anticipated to occur through a bond
1 sale in 1988 . The bonds were to be repaid through assessments
and tax increment. The 1988 tax increment financial projections
were modified to include both the expense and the assets of the
1 improvements to the Mason property, new medical arts and apart-
ment projects. As the project was not started, bonds were not
( could not) be sold. No change in financing has occurred with
1 the exception of dates. All of the development contracts for
West 78th Street redevelopment have been conditioned upon
completing the north side parking lot improvements as a public
improvement project. As noted b_y Mr. Hoisington, the property
1 owners benefitting from the project have been required, in the
development contracts , to donate the land for the parking impro-
vements . City control of the contract was considered imperative
1 to insure consistency in design, insure underground utilities
were properly extended, and to insure similar light standards ,
walkways , etc. , were completed across all individually owned par-
, cell .
1 This comment section is advisory only, i .e. insurin g that the
Council recognizes that our typical fall bonding program will
1 include this project assuming that the project is ordered.
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CITY OF CHANHASSEN I
AFFIDAVIT OF MAILING NOTICE
II
STATE OF MINNESOTA )
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COUNTY OF CARVER )
I
. I, Karen J. Engelhardt, being first duly sworn, on oath
deposes that she is and was on
the duly qualified and acting Deputy Clerk of the City of Chan- '
hassen, Minnesota; that on said date she caused to be mailed
a copy of the attached notice of �j 0,_`, 1 , j g I
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to the persons named on attached Exhibit "A" , by enclosing a copy
II
of said notice in an envelope addressed to such owner, and
depositing the envelopes addressed to all such owners in the I
United States mail with postage fully prepaid thereon; that the
names and addresses of such owners were those appearing as such II
by the records of the County Treasurer, Carver County, Minnesota,
and by other appropriate records . II
II
.„...A/) C\:_i '
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Karp J. Engelhardt, Deput Clerk I
Subscribed and sworn to
before me this ,;),E-Vir-1 day XAlA „:L\ canA4VA,Ana.'1,AAn4.>;,t.a LAAAAAAX I
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1 "� 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
-, (612) 937-1900
1 February 28 , 1989
1 '
Re: Notice of Public Information Meeting and Public Hearing
1 West 78th Street North Side Public Parking Lot
File No. 87-17
Dear Property Owner:
1 Notice is hereby given that the Chanhassen City Council has
scheduled two meetings for public input on the West 78th Street
1 North Side Public Parking Lot Feasibility Study accepted by the
City Council on February 27 , 1989 . The first meeting, an infor-
mal public information meeting, will be held Wednesday, March 8 ,
1 1989 from 7 : 00 p.m. to 9: 00 p.m. The purpose of this meeting is
to allow interested persons the opportunity to discuss specific
aspects of the project with City staff and their consultants .
1 The second meeting will be the public hearing for this project.
It will be held as a part of a regularly scheduled City Council
meeting on Monday, March 13 , 1989 . The City Council meeting com-
1 mences at 7 : 30 p.m.
The public information meeting will be held at City Hall in the
Manager ' s Conference Room (upper level ) and the public hearing
1 will be held in the City Council chambers . All interested per-
sons may appear and be heard at said times and places .
1 The project deals with the construction of sanitary sewer, water-
main , storm sewer, bituminous paving, landscaping, site lighting,
pedestrian walkways and building facade work . Said improvements
I are proposed to be financed by a combination of special
assessments to benefitting properties and tax increment funds .
The total project cost of said improvements is estimated to be
$837 ,500 .
IA copy of the feasibility study showing the project scope and
costs is available for review at City Hall during regular busi-
1 ness hours .
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February 28 , 1989 1
Page 2
We look forward to discussing this important project with you. ,
If you have any questions in the meantime, please call .
Sincerely,
CITY OF CHANHASSEN
)(Aki 4k-A
G: , . rren , P.E. '
Ci neer
GGW:ktm '
cc : Fred Hoisington, Hoisington Group, Inc.
Gary Ehret, BRW '
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1 Mr. & Mrs. Tom Krueger
7136 Utica LaneiIBI'r "A"
ItChanhassen, MN 55317
IBloomberg Companies
Attn: Mr. Herbert Bloomberg
P.O. Box 100
IIChanhassen, MN 55317
IM.B. Hagen Realty
Attn: Mr. Herb Mason
1014 Excelsior Ave. West
Hopkins, MN 55343
1
Mr. Loren Anderson
9960 102nd Street
Waconia, MN 55387
IIMr. Roger Pauly
17450 West 78th Street
IIEden Prairie, MN 55344
II Bernard & M. Hanson
480 West 78th Street
Chanhassen, MN 55317
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IMr. Dolnald Hanus
35 Widhurst Road
Excelsior, ICI 55331
City of Chanhassen Housing
Iand Redevelopment Authority
690 Coulter Drive
Chanhassen, MN 55317
Heritage Park Apartments
Limited Partnership
I7101 York Avenue South
Edina, MN 55435
IIChanhassen Retail
Limited Partnership
5775 Wayzata Blvd.
' Suite 820
St. Louis Park, MN 55416
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CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
NOTICE OF PUBLIC HEARING FOR '
WEST 78TH STREET NORTH SIDE PARKING LOT IMPROVEMENTS
CITY PROJECT NO. 87-17
NOTICE IS HEREBY GIVEN that the Chanhassen City Council will
meet in the City Hall Council Chambers located at 690 Coulter '
Drive on Monday, March 13 , 1989 at 7: 30 p.m. to consider West
78th Street North Side Parking Lot improvements . Said improve-
ments are proposed to be assessed to the property benefitting
from the referenced parking lot improvements. The total esti-
mated project cost including legal , engineering, administration
and financial costs is approximately $836 ,000 .
A plan showing the location of the proposed improvements is
available for public review at City Hall during regular business
hours . '
All interested persons are invited to attend this public
hearing and express their opinions with respect to these improve-
. ments . '
Gary G. Warren
City Engineer
Phone: 937-1900
(Publish in the Chanhassen Villager on March 2 ana 9 , 1989 )
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A-T ACAMEN T -4(3.
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CHANHASSEN CITY COUNCIL
REGULAR MEETING
FEBRUARY 13, 1989
IIj I Mayor Chmiel called the meeting to order at 7:30 p.m. . The meeting was opened
with the Pledge to the Flag.
ICOUNCILMEMBERS PRESENT: Councilman Boyt, Councilman Workman, Councilwoman
Dimler, Councilman Johnson and Mayor Chmiel
' STAFF PRESENT: Don Ashworth, Roger Knutson, Gary Warren, Steve Hanson, Todd
Gerhart, Lori Sietsema and Jim Chaffee
APPROVAL OF AGENDA: Councilman Johnson moved, Councilwoman Dimler seconded to
approve the agenda with the following additions and changes: Councilman Boyt
wanted to discuss the building and mechanical inspection department and comment
on Gary Warren's appointment at the State level; Councilman Workman wanted to
discuss the City's Softball Leagues; Councilwoman Dimler wanted to make an
announcement for a meeting on the Eurasian Water Milfoil, a question about the
' City's use of the Villager, having Roger draft a resolution for acceptance of
gifts for the City and that Council Presentations in the future be treated like
Visitor Presentations as far as following the same procedure for Council action,
' Mayor Chmiel wanted to discuss the Senior Community Services and serving on the
Board of Directors for Community Action for Surburban Hennepin County.
Councilman Johnson wanted to put the discussion on the Eurasian Water Milfoil
after the Visitor's Presentation on the agenda rather than under Council
Presentations.
' CONSENT AGENDA: Councilman Workman moved, Councilman Boyt seconded to add an
item (j) to the Consent Agenda to read as follows: Approval of the Alco-Sensor
donated by the BCA for use by the law enforcement agencies which protect the
City of Chanhassen. All voted in favor and the motion carried.
Councilman Johnson: A point of discussion. Our procedure requires us to have a
' written recommendation on any item within the Consent Agenda.
Mayor Chmiel: This was previously on the last Consent Agenda so therefore it
can be carried through to this one.
Councilman Boyt moved, Councilman Johnson seconded to approve the following
' Consent Agenda items pursuant to the City Manager's recommendations:
c. Resolution ##89-11: Authorize Condemnation Proceedings for Eckankar
Stormwater Detention Pond, Project 87-2.
d. Resolution #39-12: Set Public Hearing Date for West 78th Street North Side
Parking Lot Project, Project 87-17.
IIe. Resolution #89-13: Approve Change Order No. 2, City Hall and Fire Station t2 Expansion.
g. Resolution #89-14: Approval of Plans and Specifications for Audubon Road
and Authorize the taking of bids.
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Hoisington Group
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Land Use Consultants
MEMO
CITY OF CN NHASSEN
To: Gary Warren, City Engineer MOM
From: Fred Hoisington, Consultant MAR 0 0 1989
' Subject: Colonial Center Curb Cut
Date: 3-9-89 ENGINEERING DEPT.
Based on the very ligitimate concern raised once again by
' Councilman Bill Boyt at the February 27 City Council meeting, I will
give our rationale for including the right-in/right-out only curb cut
for Colonial Center as part of the north side parking lot improvement.
The original Feasibility Study included two alternative plans, one
showing a curb cut and the other providing no such cut. That was
' about the time we began to negotiate with the owners of Colonial
Shopping Center to encourage them to donate their parking lot to the
City to allow for public parking improvements. We were pitching the
alternative without an access to West 78th Street but they and their
tenants expressed significant concern over that exclusion. What we
indicated at that time was that we would go back and look at the
possibility of a design that could accommodate a curb cut and during
subsequent meetings agreed that a right-in/ right-out was the only
option that would be acceptable. They, of course, still favored an all-
movement entrance/exit to the shopping center from West 78th
Street.
Throughtout the course of negotiations, the Colonial Center owners
' agreed that a right-in/right-out only access would be provided and
that they would dedicate their land to the public parking project at
no cost to the City in reliance on that access. If, in fact, we were to
' eliminate that entrance to the parking lot, we would not have a
project or the City would be faced with having to purchase and
' perhaps condemn the Colonial Center lot. The curb cut was part of
that negotiation and its elimination would controvert all prior
understandings.
7300 Metro Blvd.
Suite 525
' ECIna, rvlN 55435
(612)835-9950
ATTQ< I4AARtJT *S
1
We know there has been considerable unhappiness associated with
the intersection of West 78th Street and Great Plains Boulevard and
if we had a choice we would prefer to have no curb cut to West 78th
Street at this location. We have continually made that position
known but we feel that a right-in/right-out access can be designed to
do what the owners of Colonial Center feel they need and yet satisfy
sound traffic engineering principles. ,
The intersection improvement preceded the relocation of Trunk
Highway 101 which means that it carries more traffic than it will
have to after Highway 101 is improved. Furthermore, the curb cuts
that presently serve the Cenex and Colonial Center sites are not in
the location of the proposed curb cut. They are also not of proper
width to accommodate access and the easterly one is located so that
left turns can be made from West 78th Street. I
Once the curb cut is positioned as per the public improvement plans,
left turns from eastbound West 78th Street into the Colonial Center
parking lot will be eliminated. The proper opening width will also
facilitate limited traffic movements in/out of the shopping center.
In summary, all negotiations with the shopping center owners have
been contingent upon the provision of a right-in/right-out access and '
we believe that access can be properly designed and positioned to
function at an acceptable level of service even with today's traffic
volumes. As time passes, and volumes are reduced on West 78th
Street due to the relocation of Highway 101, the level of service at
this intersection will improve and the Colonial Center curb cut will
have no effect on traffic flows,
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CITY OF
t SSEN
�\ 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900
MEMORANDUM
' TO: Gary Warren, City Engineer
' FROM: Mark Littfin, Fire Inspector
DATE: March 9 , 1989
SUBJ: Proposed Looped Water Main & Hydrants Through North Side
Public Parking Lot
' At this time I am still recommending the installation of the
looped ,cater main through the north side parking lot. Even though
the Heritage Park Apartment complex will be completely
sprinklered, fire hydrants will still be needed for fire fighting
tactics from the south side of the apartment complex or from the
north side of the proposed medical arts building. The existing
hydrants on Chan View and West 78th Street are inadequate for
laying fire hose through a possibly congested parking lot between
the two structures .
' cc: Dale Gregory, Fire Chief
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ATTN. OFI 4 T 4tb
March 13 1989
Lake Lucy Road Improvement
Dear Neighbor,
' The City Council has tabled the Lake Lucy Road parking issue presented at the last council meeting
until the next one on March 27, 1989, passing it on the Park Board for review. Several issues in
addition to the lack of parking were presented by residents at the meeting.These issues are:
• The road design is very unsafe for pedestrians, children on bikes, and other casual traffic
• The wide road design encourages speeding motorists, and esthetically creates an overdesigned
highway on what is evidenced as a low travelled road in a purely residential country setting
' • Keep the city trail designation, and make it a real trail (not just a line in the road)to join the park
system and the neighborhoods, as planned and paid for through your building permit fees
' • Create as little encroachment as possible on property(i.e. with retaining walls, septic systems,
trees and shrubs, above and below ground utilities) due to construction of the water main and by
addition of a trail on the easement
1 • Fears of possible unfair assessments due to more improvements
We expect these issues to be resolved through City funding since parking, trail, and safety features
' should have been incorporated in the road improvement done last year. Also, funding of the road
improvements resulting from the watermain construction would certainly be less expensive now
than putting in a trail after the excavation has been restored.
It is possible to take advantage of the water main construction at the same time and make the
necessary improvements most residents feel should be done to Lake Lucy Road that will resolve the
above issues. Several residents met after the Feb. 27th Council meeting to establish some road
' design options (attached) with varying advantages and disadvantages.These are for your review and
will be presented to the Council and the Park Board for review by them and the City engineering
dept. for feasability study. Timing and influence is crucial because if Options 2 or 3 (which are
favorites of the residents) are selected by the Council or Park Board, then the City has to change
' the plans for the water main. If they don't hear support for either of those options and the watermain
goes in as planned, it will cause severe encroachment disadvantages, and possibly higher costs.
The hearing on the feasability of the water main is Monday, March 13 at 7:30, and the Lake Lucy
' Road improvement hearing for the Park Board is on Tuesday, the 14th at 7:30, which are the best
chances to discuss the options that are feasable and best for us at this point.The Council hearing for
the Lake Lucy Road improvement isn't until March 27th,but the groundwork must be laid at
Monday's and Tuesday's meetings.To show your support, please either write a letter to the City,
discuss the options with the Council members and the Mayor, or better yet, come to the Council and
Park Board meetings and express your viewpoint.
' Send letters to: Phone numbers:
City of Chanhassen Mayor Don Chmiel 474-6446
Mayor& City Council Members Councilman Tom Workman 470-1755
Attn: Don Ashworth Councilman Bill Boyt 937-8661
' 690 Coulter Dr.
Chanhassen, Mn 55317 Councilman Jay Johnson 934-5680
Councilwoman Ursula Dimler 934-8974
'oh(t73.)
If you have any , Mary Cordell at 470-1465,Tom �""�
y y questions, call either w....
Steinkamp at 474-7547, or Eric Rivkin at 470-9726. We appreciate your participation in making the c rz a t
Lake Lucy area a pleasant and safe place to live. Thank you. Pia w,
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Option 1 Existing 36'blacktop Greenstrip
Paved trail
8' Parking 12' Autolane 12'Autolane
With existing
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Scale: North b.
1/10"=1' Up to 49'Encroachment 1-- --i
Advantages Disadvantages
• Watermain plan exists • Severe encroachment on some properties from watermain excavation
- Lose mature trees and shrubs
• On-street parking - Upset land contours
- Make the area more ugly
• Safe for pedestrians, esp. - Septic systems disturbance
children
• Road is too big and fast-unsafe motorist speeds
• Real trail joining parks and
neighborhood • Off-center center line may confuse motorists when road is covered by snow
• Cost may be more expensive than options 2 or 3
- Watermain has to jog around stone wall
- Digging on the off road contours is more difficult
- Disturbance to utility poles, buried cable, driveways, etc.
- Restoration cost for lost trees, shrubs, and land contours
• • • • • • • • • • • • — i• • • • • •
MO M = MI NM MI NM I♦ M I♦ I♦ In NM I IIIIIII MS NM MI
Option 2 Greenstrip
n Leave 32'blacktop Paved trail
r
8' Parking 12'Autolane 12'Autolane Leave existing
With watermain
property alone
moved 8'to so uth
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1 1
Exist.
1 1
Scale: North ® Curb Up to 39'Encroachment 1__ _
1/1 0".1' (37'with 11'autolane variance)
Advantages
Disadvantages
• On-street parking
• Off-center center line may confuse motorists
• Safer for pedestrians, esp. children when road is covered by snow
• Real trail joining parks and neighborhood • Road may still be percieved to be too big and fast
• Least encroachment from watermain excavation by moving it
8' to the south
- Little or no destruction of existing shrubs or trees, maintaining
esthetics
• May be same cost or less than options 1 or 4
- Watermain straightens out-no need to jog around stone wall
- Flat grade to work with, consistent depth
- Cleaner underground digging causing little or no disturbance to
existing utility poles, buried cable, driveways, etc.
- No restoration cost for lost trees and shrubs
-Top finished with new curb, simple greenstrip, and 4' paved trail
- Keeps existing pavement and south curb
NM NM MI MI NM INIII I• III MI MN NM MN — I• — MN I• NM —
Greenstrip
Option 3 Leave 24' Blacktop Paved trail
8'Parking
Greenstrip 12'Autolane 12'Autolane Leave existing
With watermain property alone
moved 8'to south
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Scale: North Move curb and
1/10"=1' change to
surmountable Up to 39'Encroachment _ _ —1
Advantages ' (37'with 11'autolane variance)
• On-street parking over surmountable curb Disadvantages
• Safer for pedestrians, esp. children
• Real trail joining parks and neighborhood • More expensive than option 2 due to
moving the south curb
• Least encroachment from watermain excavation by moving it 8' to the south
• Narrower road with parked cars will feel more like a residential street and
naturally slow down motorists
• Surmountable curb edges define road in winter
Road looks centered
• Parking shoulder adds another walkway on the south side and is more
esthetically pleasing (Low maintenance green seeded with clover)
• Same cost advantages as Option 2
- Watermain straightens out-no need to jog around stone wall
- Flat grade to work with, consistent depth
- Cleaner underground digging causing little or no disturbance to
existing utility poles, buried cable, driveways, etc.
- No restoration cost for lost trees and shrubs
- Top finished with new curb, simple greenstrip, and 4' paved trail
- Keeps existing pavement and south curb
Option 4 Existing 36'blacktop
8'Parking 12'Autolane 12' Autolane
With existing
No Trail
Watermain plan
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I 1
Scale: North ' 1 1
1/10'1=1' Up to 49'Encroachment 1 __ _
Advantages Disadvantages
• On-street parking • No on-street parking
• Watermain plan exists • Unsafe for pedestrians, esp. children
• No real trail joining parks and neighborhood
• Severe encroachment on some properties from watermain excavation
and with off-road trail added later
- Lose mature trees and shrubs
- Upset land contours
- Make the area more ugly
- Septic systems disturbance
• Road is too big and fast- unsafe motorist speeds
• Cost may be more expensive than options 2 or 3
- Watermain has to jog around stone wall
- Digging on the off road contours is more difficult
- Disturbance to utility poles, buried cable, driveways, etc.
- Restoration cost for lost trees, shrubs, and land contours
- Adding trail later will cost more
1
Road Section Comparisons
I
pa North ►
66-74'Easement
Existing Blacktop , 8 to 10'
Watermain 6'Bike 12'Autolane 12'Autolane 6'Bile trer�ch
Plan 1 f
I
1 ,
Wate �rmin
Up to 49'Encroachment 1_ __I I
Existing 36'blacktop Greenstrip I
Option 1 Paved trait
With existing 8'Parking 12'Autolane 1 12'Autolane
watermain plan
1
1 1
Up to 49'Encroachment _ _ 1
I
Greenstrip
Option 2 Leave 32'blacktop paved trail
With watermain I
12'12'Autolane
moved 8'to south 12 Autolane Leave existing
8'Parking
__ property alone
I
Exist. 1 1
Curb Up to 39'Encroachment 1_0__'
I
(37'with 11'autolane variance) I
Greenstrip
Option 3 Leave 24'Blacktop Paved trail
With watermain 8'Parking 12'Autolane A
moved 8'to south Greenstrip ane I 12' Leave existing
property alone I
I
� �„,c ,
Move curb and 1 I
change to
surmountable Up to 39'Encroachment ;__ -_;
(37'with 11'autolane variance)
I
Existing 36'blacktop
Option 4 12'Autolane 12'Autolane I
With existing 8'Parking
watermain plan No Trail
/4uC s. i °7"77,7 ca 'y'�"' YF.7:7-2,- ,--,�-+x^ R Sra,• tai-
1 1
I
1 1
Up to 49'Encroachment ;_•_
I