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CC Staff Report 6-14-04 CITY OF CHANHASSEN Administration Building Inspections Engineering 1 Finance 9'12.2271140 952 227 111!i Park & Recreation Planning & Natural Resources CJ52.2271 227111 i! Public Works 1591 Senior Center 1 11 Web Site The City of Chanhassen . - - __1_ ~ ~....~--_..------_..._..~---- MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Sharmeen AI-Jaff, Senior Planner DATE: June 14,2004 SUBJ: Final Plat Approval to Replat Outlot C with an area of 13.43 acres, Bluff Creek Corporate Center into 26 lots and 2 outlots, Stone Creek Town Offices, Eden Trace Corporation Planning Case No. 04-15 EXECUTIVE SUMMARY The preliminary plat was approved by the City Council on May 24,2004. ACTION REQUIRED City Council approval requires a majority of City Council present. PLANNING COMMISSION SUMMARY The Planning Commission held a public hearing on May 4, 2004, to review the proposed development. The Planning Commission voted to unanimously approve the proposed development. RECOMMENDA TION Staff recommends adoption of the motion approving the final plat as specified in the staff report dated June 14,2004. A TT ACHMENTS Staff Report Dated June 14,2004. g:\plan\2004 planning cases\04·15 - stone creek town offices\executive summary for final plat.doc ~ z < u ~ ~ ~ ~ < - PC DA~: CC DATE: June 14,2004 CITY OF CHANHASSEN REVIEW DEADLINE: June 1,2004 CASE #: 04-15 Stone Creek Town Offices BY: AI-Jaff ST AFF REPORT PROPOSAL: Final Plat Approval to Replat Outlot C with an area of 13.43 acres, Bluff Creek Corporate Center into 26 lots and 2 outlots, Stone Creek Town Offices, Eden Trace Corporati on LOCA TION: Outlot C, Bluff Creek Corporate Center APPLICANT: Eden Trace Corp/Stone Creek Office Group LLC 8156 Mallory Court Chanhassen, MN 55317 (952) 361-0722 PRESENT ZONING: Planned Unit Development - Industrial Office Park 2020 LAND USE PLAN: Office/Industrial - Parks/Open Space ACREAGE: 13.43 Acres DENSITY: N/A SUMMARY OF REQUEST: Replat of Outlot C into 26 Lots and 2 Outlots. Staff is recommending approval of the request. < LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving ~ or denying a preliminary plat is limited to whether or not the proposed plat meets the standards < outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City Q must approve the preliminary plat. This is a quasi-judicial decision. ~ ~ ~ 00 - - Stone Creek Town Offices Planning Case No. 04-15 June 14,2004 Page 2 BACKGROUND On May 24,2004, the City Council approved the preliminary plat for Planning Case 04-15 for Stone Creek Town Offices as shown on the plans received April 13, 2004, subject to the following conditions: 1. The total SWMP fee, due payable to the City at the time of final plat recording, is $64,268. This condition still applies. 2. A park fee of $94,010 shall be paid for the 13.43 acres at the time of the replat. This condition still applies. 3. Submit a private cross-access and cross-parking easement against all lots at time of final plat recording. Cross-access easements for the shared driveway accesses must be obtained and recorded against all lots. This condition still applies. 4. Add the following City ofChanhassen Detail Plate Nos. 1004, 1005, 1006,2001,2101, 2103,2201,2204,3101,3102,5201,5203,5207,5214,5215, 5216, 5300 and 5302. This condition has been met. 5. Prior to final plat approval, a professional civil engineer registered in the state of Minnesota must sign all plans. This condition has been met. 6. Prior to final platting, storm sewer design data will need to be submitted for staff review. The storm sewer will have to be designed for a lO-year, 24-hour storm event. This condition has been met. 7. Staff recommends that type II silt fence be used adjacent to the storm pond and the creek. This condition still applies. 8. Any off-site grading will require easements from the appropriate property owner. This condition still applies. - - Stone Creek Town Offices Planning Case No. 04-15 June 14, 2004 Page 3 9. Installation of the private utilities for the site will require permits and inspections through the City's Building Department. This condition still applies. 10. The site has previously been assessed for utility and street improvements. The remaining assessment due payable to the City is $103,521.12. This assessment may be respread against the newly platted lots on a per-area basis or paid at the time of final platting. Sanitary sewer and water hookup charges will also be applicable for the new lots. The 2004 trunk hookup charge is $1,458 per unit for sanitary sewer and $2,814 per unit for water-main. The hookup charges are based on the number of SAC units assigned by the Met Council for the new lots. Sanitary sewer and water-main hookup fees may be specially assessed against the parcel at the time of building permit issuance. This condition still applies. 11. All of the public utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Upon completion of the utility improvements, the public utilities will be turned over to the City for maintenance and ownership. The applicant is required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that public utility improvements will require a preconstruction meeting before building permit issuance. Installation of the private utilities for the site will require permits and inspections through the City's Building Department. Permits from the appropriate regulatory agencies must be obtained, including but not limited to the MPCA, Department of Health, and the Watershed District. This condition still applies. 12. On the utility plan: a. Show the existing and proposed utility easements. b. Add a storm sewer schedule. c. Revise the Sewer Note No.1 to be, "All sanitary services shall be 6" PVC SDR26. d. Add a note "any connection to existing structures must be core drilled." e. Remove the existing 24-inch storm stub to the north and bulkhead the invert at the manhole. f. Delete the sanitary sewer connection at the southwest comer of the site and utilize the existing sanitary stub in the cul-de-sac. g. Revise the proposed storm sewer within the cul-de-sac from a 12-inch to a 15-inch pIpe. - - Stone Creek Town Offices Planning Case No. 04-15 June 14, 2004 Page 4 This condition has been revised. 13. On the grading plan: a. Show all existing and proposed easements. b. Show the benchmark used for the site survey. c. Show a minimum 75-foot rock construction entrance. d. Revise the side slope to 3: 1 maximum along the northeast side of the parking lot and at the southeasterly comer of lot 25. This condition has been revised. 14. The 8-inch water and sewer mains will be considered public utility lines since they serve multiple lots. As such, minimum 30-foot wide public easements will be required over the portion of the public utility lines that are outside of the right-of-way. This condition still applies. 15. The Stone Creek Drive cul-de-sac must be built with a 48-foot radius and B-618 concrete curb and gutter. This condition still applies. 16. The private street must be built to a 9-ton design, paved to a 26-foot width, and contained within a 40-foot private easement. The developer will be required to submit certification reports from a soil testing company which show that the private street was built to these standards. This condition still applies. 17. Lot 26 may be used for parking purposed only. This condition still applies. 18. The applicant shall execute a cross parking agreement with the Family of Christ Lutheran Church which shall encompass the 60 parking spaces shown in attachment 7. This condition is a duplicate of condition 19, there for it has been deleted. 19. The applicant shall execute a cross parking agreement with the Family of Christ Lutheran Church which shall encompass the 60 parking spaces shown in attachment 6." This condition still applies. - - Stone Creek Town Offìces Planning Case No. 04-15 June 14, 2004 Page 5 FINAL PLAT The applicant is proposing to subdivide 13.43 acres into 26 lots and 2 outlots. Lots 1-25 are proposed to house town offices. Lot 26 is a shared parking area. Outlot A will house a future development (staff is unaware of any pending development on that portion of the site). Outlot B is a remnant parcel. The property is zoned PUD-IOP, Planned Unit Development-Industrial Office Park. Access to the site is gained via Stone Creek Drive. Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the Zoning Ordinance. PARK DEDICATION The replatting of Outlot B, Bluff Creek Corporate Ceber requires the payment of full park dedication fees in lieu of land dedication or park construction. The current park fee rate for commercial/industrial properties is $7,000 per acre. A park fee of $94,010 shall be paid for the 13.43 acres at the time of the replat. SUBDIVISION - FINDINGS 1. The proposed subdivision is consistent with the zoning ordinance; Finding: The subdivision meets all the requirements of the PUD-IOP, Planned Unit Development-Industrial Office Park District and the zoning ordinance. 2. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; Finding: The proposed subdivision is consistent with the comprehensive plan and subdivision ordinance. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; Finding: The proposed site is suitable for development subject to the conditions specified in this report 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; Finding: The proposed subdivision is served by adequate urban infrastructure. 5. The proposed subdivision will not cause environmental damage; - - Stone Creek Town Offices Planning Case No. 04-15 June 14,2004 Page 6 Finding: The proposed subdivision will not cause significant environmental damage subject to conditions of approval. The proposed subdivision contains adequate open areas. 6. The proposed subdivision will not conflict with easements of record. Finding: The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. 7. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate storm water drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision will have access to public utilities and streets. GRADING/DRAINAGEÆROSION CONTROL The current plans show five buildings of three units and two buildings of five units with a total of 26 lots on Block 1 and two outlots. The applicant is proposing to grade all of Block 1 to prepare the site for the parking lot and building pads. The future buildings on Block 1 are shown with proposed pad elevations that vary from 944.50 to 964.50. A maximum slope of 3: 1 is allowed on the side slopes along the southeasterly comer of Lot 25 and along the northeast side of the parking lot. The site has been designed so that storm water from the buildings will drain toward each of the proposed catch basins. The parking lot storm drainage will be conveyed via storm sewer to an existing stormwater regional pond at the southwesterly comer of the site for treatment. This pond has been previously designed to accommodate drainage from the site. Staff recommends that type II silt fence be used adjacent to the stormwater pond and Bluff Creek. A minimum 75-foot rock construction entrance must be added to the plans per City Detail Plate No. 5301. The applicant should be aware that any off-site grading will require an easement from the appropriate property owner. UTILITIES Municipal sewer and water service are available to the site from the south side on Stone Creek Drive. The applicant is proposing to connect to the existing water and sanitary sewer lines and extend them to serve each of the lots. The 8-inch water and sewer mains will be considered public utility lines since they serve multiple lots. As such, minimum 30-foot wide public easements will be required over the portion of the public utility lines that are outside of the right- of-way. - - Stone Creek Town Offices Planning Case No. 04-15 June 14, 2004 Page 7 The site has previously been assessed for utility and street improvements. The remaining assessment due payable to the City is $103,521.12. This assessment may be re-spread against the newly platted lots on a per-area basis or paid at the time of final platting. Sanitary sewer and water hookup charges will also be applicable for the new lots. The 2004 trunk hookup charge is $1,458 per unit for sanitary sewer and $2,814 per unit for watermain. The hookup charges are based on the number of SAC units assigned by the Met Council for the new lots. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of the public utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Upon completion of the utility improvements, the public utilities will be turned over to the City for maintenance and ownership. The applicant is required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that public utility improvements will require a preconstruction meeting before building permit issuance. Installation of the private utilities for the site will require permits and inspections through the City's Building Department. Permits from the appropriate regulatory agencies must be obtained, including but not limited to the MPCA, Department of Health, and the Watershed District. STREETS AND PARKING LOT The applicant is proposing to remove the existing temporary cul-de-sac turnaround and construct a new cul-de-sac at the end of Stone Creek Drive to serve Block 1 and Outlot A in the future. City standards require this cul-de-sac to have a 48-foot radius with B-618 concrete curb and gutter around the perimeter. The main drive aisle through the site is a private street since it serves multiple lots. As such, the private street must be built to a 9-ton design, paved to a 26- foot width, and contained within a 40-foot private easement. The developer will be required to submit certification reports from a soil testing company which show that the private street was built to these standards. The plans show a full access to the site from the cul-de-sac. It should be noted that the drive aisle turning radii along the western side of the site will not allow the City's pumper fire truck (WB-50 semi-trailer equivalent) to drive through the site. This will require the turning radii to be revised to accommodate a WB-50 design vehicle (48-foot radius). LANDSCAPING Minimum requirements for landscaping include 9,082 sq. ft. of landscaped area around the parking lot, 36 trees for the parking lot, and bufferyard plantings along all property lines. The applicant's proposed as compared to the requirements for landscape area and parking lot trees is shown in the following table: - .- Stone Creek Town Offìces Planning Case No. 04-15 June 14,2004 Page 8 Required Proposed Vehicular use landscape area 9,082 sq. ft. 89,133 sq. ft. Trees/vehicular use area 36 canopy trees 20 canopy trees Hwy. 5/North Prop. line 17 canopy trees 9 canopy bufferyard C - 7' width x 28 understory trees 9 understory 550' length 45 shrubs o shrubs 10' widths and less require, by No structure (fence) shown ordinance, that a structure be installed South property line 3 canopy trees 4 canopy trees bufferyard B - 15' x 230' 7 understory trees 4 understory trees 75% of totals shown 10 shrubs o shrubs East property line 3 canopy trees 8 canopy trees bufferyard B - 20' x 220' 5 understory trees 6 understory trees 75% of totals shown 8 shrubs o shrubs West property line 4 canopy trees 2 canopy trees bufferyard B - 10' x 290' 9 understory trees 2 understory trees 75% of totals shown 13 shrubs o shrubs Applicant does not meet minimum requirements for the buffer yards along any property lines. Because of the proximity of the west property line to Bluff Creek, native planting will be required in the bufferyard. Staff recommends that Norway maple be removed from the planting schedule and a more suitable selection identified. WATER RESOURCES Wetlands Three wetlands were identified as a part of the overall plans for Bluff Creek Corporate Center. The first wetland was filled under a de minimis exemption (under 2,000 square feet) following preliminary plan approval. The second is a replacement wetland that was constructed along Bluff Creek by the City of Chanhassen. This wetland is just west of the Family of Christ Lutheran Church property and is therefore not a part of this project. The third is on the east side of the property and is not within the construction limits. Bluff Creek The proposed project is situated between the main branch of Bluff Creek to the west and a tributary of Bluff Creek to the east. However, only Outlot B is within the primary or secondary corridors of the Bluff Creek Overlay District. No alterations are proposed in this area. - - Stone Creek Town Offices Planning Case No. 04-15 June 14, 2004 Page 9 SURFACE WATER MANAGEMENT PLAN (SWMP) All exposed soil areas must have temporary erosion protection or permanent cover for the exposed soil areas year round, according to the following table of slopes and time frames: Type of Slope Time Steeper than 3: 1 10:1 to 3:1 Flatter than 10: 1 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. Street cleaning of soil tracked onto public streets should include daily street scraping and street sweeping as-needed. Surface Water Management Fees Water Quality Fees Because of the impervious surface associated with this development, the water quality fees for this proposed development are based on industrial development rates of $5,955 per acre. Based on the proposed developed area of 5.56 acres, the water quality fees associated with this project are $33,110. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average citywide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Industrial developments have a connection charge of $5,604 per developable acre. This results in a water quantity fee of approximately $31,158 for the proposed development. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $64,268. Other Agencies The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Ri ley-Purgatory-B luff Creek Watershed District, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources (for dewatering)) and comply with their conditions of approval. RECOMMENDA TION Staff recommends the City Council adopt the following motions: - - Stone Creek Town OffIces Planning Case No. 04-15 June 14, 2004 Page 10 PRELIMINARY PLAT "The City Council approve the final plat for Planning Case 04-15 for Stone Creek Town Offices as shown on the plans received May 24, 2004, subject to the following conditions: 1. The total SWMP fee, due payable to the City at the time of final plat recording, is $64,268. 2. A park fee of $94,010 shall be paid for the 13.43 acres at the time of the replat. 3. Submit a private cross-access and cross-parking easement against all lots at time of final plat recording. Cross-access easements for the shared driveway accesses must be obtained and recorded against all lots. 4. Staff recommends that type II silt fence be used adjacent to the storm pond and the creek. 5. Any off-site grading will require easements from the appropriate property owner. 6. Installation of the private utilities for the site will require permits and inspections through the City's Building Department. 7. The site has previously been assessed for utility and street improvements. The remaining assessment due payable to the City is $103,521.12. This assessment may be respread against the newly platted lots on a per-area basis or paid at the time of final platting. Sanitary sewer and water hookup charges will also be applicable for the new lots. The 2004 trunk hookup charge is $1,458 per unit for sanitary sewer and $2,814 per unit for water-main. The hookup charges are based on the number of SAC units assigned by the Met Council for the new lots. Sanitary sewer and water-main hookup fees may be specially assessed against the parcel at the time of building permit issuance. 8. All of the public utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Upon completion of the utility improvements, the public utilities will be turned over to the City for maintenance and ownership. The applicant is required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that public utility improvements will require a preconstruction meeting before building permit issuance. Installation of the private utilities for the site will require permits and inspections through the City's Building Department. Permits from the appropriate regulatory agencies must be obtained, including but not limited to the MPCA, Department of Health, and the Watershed District. 9. On the utility plan: - - Stone Creek Town Offices Planning Case No. 04-15 June 14, 2004 Page 11 9. On the utility plan: a. Show the existing and proposed utility easements. b. Add a note "any connection to existing structures must be core drilled." c. Remove the existing 24-inch storm stub to the north and bulkhead the invert at the manhole. 10. On the grading plan: a. Show all existing and proposed easements. b. Show a minimum 75-foot rock construction entrance. c. Revise the side slope to 3: 1 maximum along the northeast side of the parking lot and at the southeasterly comer of lot 25. 11. The 8-inch water and sewer mains will be considered public utility lines since they serve multiple lots. As such, minimum 30-foot wide public easements will be required over the portion of the public utility lines that are outside of the right-of-way. 12. The Stone Creek Drive cul-de-sac must be built with a 48-foot radius and B-618 concrete curb and gutter. 13. The private street must be built to a 9-ton design, paved to a 26-foot width, and contained within a 40-foot private easement. The developer will be required to submit certification reports from a soil testing company which show that the private street was built to these standards. 14. Lot 26 may be used for parking purposes only. 15. The applicant shall execute a cross-parking agreement with the Family of Christ Lutheran Church which shall encompass the 60 parking spaces shown in Attachment I." A TT ACHMENTS 1. Exhibit showing location of cross-parking area. 2. 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