HomeMy WebLinkAbout6.b. Request by Lennar Corporation for the Approval of the Cliff Property Preliminary Plat, Planned Unit Development Master Development Plan with Rezoning & Lot Split
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: January 23, 2018
Tentative City Council Meeting: February 20, 2018
AGENDA ITEM: Case Numbers 18-03-PP, 18-04-PUD,
and 18-08-LS Request by Lennar
Corporation for the Approval of the Cliff
Property Preliminary Plat, Planned Unit
Development Master Development Plan
with Rezoning, and a Lot Split
AGENDA SECTION:
Public Hearing
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 6.b.
ATTACHMENTS: Site Location Map; Existing Conditions
Preliminary Plat; Preliminary Utility Plan
Preliminary Grading Plan; Detail Sheet;
Preliminary Street Profiles; Preliminary
Phasing Plan; Landscape Plan; Tree
Preservation Plan; Park and Recreation
Director’s Memorandum dated January
16, 2018; City Engineer’s Memorandum
dated January 23, 2018; WCA Pre-
application Memorandum dated January
11, 2018; Lot Split Exhibit
APPROVED BY: KJL
RECOMMENDED ACTION: Staff recommends the Planning Commission make the
following motions:
1. Motion to recommend the City Council approve the Preliminary Plat for the Cliff
Property and the Planned Unit Development Master Development Plan with the
Rezoning of the Property from AG – Agriculture to R1 PUD – Low Density
Residential Planned Unit Development, subject to conditions:
a. Conservation easements shall be recorded over all wooded areas, wetlands,
and wetland buffers. Markers indicating the location of conservation
easements and wetland buffers must be installed on all affected properties.
Fences are not permitted within conservation easements.
b. Drainage and utility easements shall be dedicated over all stormwater ponds,
buffers and outlets.
c. All areas within the wetland buffers that do not have natural vegetation shall
be seeded and established with a wetland buffer seed mix.
d. Payment of $5,043 for AUAR study.
e. Approval of a WCA application and replacement plan.
f. Payment of $105,500 in-lieu of tree replacement.
g. The front building elevation design shall include one of the following elements:
i. Three and a half (3.5) feet of brick or stone wainscoting, excluding
doors, windows or the wall behind the front porch;
ii. A front porch with railing that extends at least 30% of the width of the
front elevation, including the garage;
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iii. A side entry garage;
iv. Or, no more than 70% lap siding, excluding doors and windows.
h. A deviation from City Code Section 11-4-5 F.1. to reduce the interior lot
minimum area of 10,000 to 7,800 square feet and corner lot minimum area
from 12, 000 to 10,500 square feet.
i. A deviation from City Code Section 11-4-5 F.2. to reduce the minimum lot
width from eighty (80) feet to sixty-five (65) feet for interior lots and from
ninety (90) feet to seventy-five (75) feet for corner lots.
j. A deviation from City Code Section 11-4-5 F.4. to reduce the front yard
setback from thirty (30) feet to twenty-five (25) feet.
k. A deviation from City Code Section 11-4-5 F.5. to reduce the side yard
setback from ten (10) feet to seven and one half (7.5) feet except in areas
where existence of larger drainage and utility easements require additional
setbacks.
l. A deviation from City Code Section 11-4-5 F.9. to increase the maximum lot
coverage from thirty percent (30%) to forty-five percent (45%) for the three
lots less than 8,250 square feet in area, forty percent (40%) for twenty-nine
lots between 8,250 square feet and 9,750 square feet in area, and thirty-five
percent (35%) for the thirty-three lots between 9,750 square feet and 11,250
square feet in area.
m. Create and record a restrictive covenant on the retaining walls located on
private property that ensures that it is the homeowners cost and responsibility
to maintain the retaining walls.
n. Development beyond the first phase cannot take place until the lift station
located on Outlot C is built and sanitary sewer is available to future phases.
o. Extension of sanitary sewer and watermain to service the existing properties
at 12523, 12605, 12637 Akron Avenue.
p. Drainage and utility easements with storm sewer infrastructure may contain
fences but shall be required to include gates to provide truck access; shall
prohibit sheds or other accessory structures; and shall prohibit landscaping
that would impede drainage.
q. Each corner lot will have two overstory trees, one fronting on each road and
all interior lots will have one boulevard planting.
r. Road rights-of-way will be 80’ for Street A, 60’ for all other internal roadways
and an additional 75’ of right-of-way dedicated for Akron Avenue.
s. Conformance with all requirements of the City Engineer as detailed in the
attached memorandum dated January 23, 2018.
t. Conformance with all requirements of the Parks and Recreation Director as
detailed in the attached memorandum dated January 16, 2018.
u. The applicant meets with staff on the site to assess areas for further tree
preservation prior to issuance of a site grading permit.
2. Motion to recommend the City Council approve the lot split of the Cliff Property,
subject to conditions:
a. Dedication of perimeter standard drainage and utility easements over both
properties.
b. Dedication of seventy-five (75) feet of half right of way along Akron Avenue
south of Street A and fifty (50) feet of half right of way north of Street A.
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SUMMARY
Lennar Corporation has requested a preliminary plat, planned unit development (PUD) master
development plan with rezoning to R-1 PUD: Low Density Residential Planned Unit Development, and a
lot split for a residential development containing 153 lots on approximately 80 acres. The preliminary plat
provides legal entitlement to a certain number of lots, but actual developable lots would not be created
until a final plat is approved. Lennar plans to develop the first phase of 65 lots in the southern and eastern
portions of the site that are able to be served by gravity sewer. The applicant is requesting the lot split to
allow them to purchase the first phase property, allowing the remainder of the property to be held by the
Cliffs. In other words a lot split is needed to allow for the sale of the first phase of development. Final
platting of the first phase will occur later this spring.
Owners: Richard and Dixie Cliff
Residential Developers: Lennar Corporation
Preliminary Plat Acres: 79.5249
Met Council Net Acres: 41.2666
Residential Lots Created: 153 plus one existing home site.
Gross Density: 2.2108 Units/Acre
Net Density: 2.8216 Units/Acre
Comprehensive Plan Guiding: R1-Low Density Residential
Current Zoning: AG-Agriculture
Requested Zoning:
Surrounding Land Uses
North: Rural Residential
East: Agriculture (Owned and maintained as a buffer by Flint Hills Resources)
South: Agriculture
West: Agriculture
The land to the west and south of the site is guided for Low Density Residential and is located within the
MUSA.
BACKGROUND
Legal Authority
Preliminary plats and lot split requests are quasi-judicial decisions for the Planning Commission meaning
that the Planning Commission is acting as a judge to determine if the regulations within the
Comprehensive Plan, Zoning Ordinance, and Subdivision ordinance are being followed. The Planned
Unit Development Master Development Plan is a rezoning activity and therefore is a legislative decision.
Legislative decisions give the Planning Commission more latitude, but consideration should be given to
the ordinance criteria for granting of PUDs and the PUD standards of other developments that have been
approved in the vicinity. The recommended standards are similar to the Prestwick Place PUD standards
and, to a lesser extent, the Greystone PUD standards.
Alternative Urban Area -wide Review
The subject property falls within the CSAH 42/Akron AUAR that was adopted in 2007, updated in 2012,
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and is currently being updated for renewal. An AUAR is an environmental review document that
anticipates development over a larger area. The benefit is that an environmental review is not required for
each development within the AUAR boundaries. The proposed development is located in an area
anticipated to develop as low density residential at a density of two to four units per acre. Property owners
within the AUAR boundaries must reimburse the City for the AUAR either at the time the AUAR is
adopted or when the property is developed. The current owners of the property had opted to defer
payment for the AUAR until development. The amount due is $5,043 ($67 per acre x 75.27 acres).
General Subdivision Design
The development is approximately 80 acres and located along the western side of Akron Avenue, one half
mile north of Bonaire Path. Access to the development is provided by a minor collector that runs from
Akron to a stub on the eastern border of the site. A second stub is located along the southern border of
the site to provide access to future development to the south. The street system contains four cul-de-sacs.
Use of cul-de-sacs versus connector streets is necessitated by onsite wetlands and stormwater ponding.
Right of way for the minor collector should be 80’ with the interior roads 60’. Seventy-five feet of
additional right of way is required for Akron Avenue. Although Akron Avenue alignment might be
modified in the future, the location of the access point for the minor collector has been found acceptable
to the County.
There are approximately 4.5 acres designated as outlots to contain wetlands and a future lift station.
Initially the preliminary plat places stormwater ponds and steep slopes within outlots to be deeded to the
City. The City does not typically take stormwater ponds that are in-place for localized project drainage
only, which is the case in this project. While the City maintains the functionality of stormwater ponds, we
do not want to take on additional maintenance responsibilities for upkeep of the site. This policy results in
a plat which has elongated lots to encompass ponding areas, although these lands are restricted. Often the
ponding areas can be put into an outlot that is owned by the HOA. Unfortunately, the developer is not
planning on a HOA. The property contains three pipeline easements. One 50ft. easement runs along
Akron Avenue on the eastern border of the site. Another 50ft. easement diagonally crosses the southeast
corner of the site. The third easement is 66ft. wide and diagonally crosses the northwest corner of the site.
Planned Unit Development Master Development Plan with Rezoning
The subject property is currently zoned AG-Agriculture. The proposal is inconsistent with the standard R-
1 zoning district standards but is consistent with recent small lot single family neighborhoods in the Akron
Avenue area. To facilitate the project, Lennar is requesting rezoning to R1 PUD-Low Density Residential
Planned Unit Development. The deviations from the R1 standards requested by Lennar include a
reduction in the minimum lot size from 10,000 square feet to 7,800 square feet, reduction in the minimum
lot width from 80 feet to 65 feet, reduction in the front yard setback from 30 feet to 25 feet, reduction in
the side yard setback from 10 feet to 7.5 feet. Additionally, the applicant has requested that the maximum
lot coverage be considered for entire site as a whole given that the development as proposed falls below
30%. Staff is proposing that the lot coverage maximum is based on lot size similar to the standards in
other PUDs as follows: the maximum lot coverage of forty-five percent (45%) for lots less than 8,250
square feet in size, forty percent (40%) for lots between 8,250 square feet and 9,750 square feet, thirty-five
percent (35%) for lots between 9,750 square feet and 11,250 square feet. The standards proposed by the
applicant accommodate the proposed preliminary plat and are acceptable to staff.
Comparison of Lot Requirements and Standards
Category Standard R-1 Zoning Cliff Property Greystone Falmoor Glen
Min. Lot Size 10,000 sq. ft. 7,800 sq. ft. 8,600 sq. ft. 8,970 sq. ft.
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Min. Lot Width 80 ft. 65 ft. 60 ft. 65 ft.
Min. Front Yard Setback 30 ft. 25 ft. 25 ft. 25 ft.
Min. Side Yard Setback 10 ft. 7.5 ft. 7.5 ft. 7.5 ft.
Min. Rear Yard Setback 30 ft. 30 ft. 25 ft. 25 ft.
Max. Lot Coverage 30% 30% to 45%a 35% to 40% 35% to 43%
a. A maximum lot coverage of forty-five percent (45%) for lots less than 8,250 square feet in size, forty percent (40%) for lots
between 8,250 square feet and 9,750 square feet, thirty-five percent (35%) for lots between 9,750 square feet and 11,250 square feet.
Phasing and Lot Split
Development on the site will take place in at least two phases. The first phase will accommodate 65 lots in
the portion of the development that can be served by gravity sewer. This is located south of Street A and
east of Street E. Subsequent phases will proceed as the market will bear. The applicant has provided a
parcel for a future lift station to serve the needs of future development phases. The City’s Project engineer
has included a condition requiring more information regarding the design of the future lift station.
Included with this proposal is an application for a lot split. The applicant would like the opportunity to
purchase the property as development occurs, but is not ready to apply for a final plat of the first phase at
this time. Approving the lot split will allow the applicant to purchase the first phase will leaving the
remainder owned by the Cliffs. This differs from the method used in other developments of creating
separate outlots for each phase. Staff is supportive of the split, which creates two lots that conform to the
current and future zoning. Consistent with other lot division actions, staff is recommending dedication of
perimeter standard drainage and utility easements over both lots and dedication of Akron Avenue right of
way. These easements shall be recorded with the lot split.
Street and Sidewalk System
The applicant indicates the site will be served by seven streets including five cul-de-sacs. Staff had
requested the applicant make an effort to reduce the number of cul-de-sacs included in the street system.
Two cul-de-sacs were replaced with a single through street, Street E. Steep slopes and wetlands make
connectivity more difficult. At the onset of development the site will be accessed from Akron Avenue via
Street A, a minor collector running east-west midway through the site. A stub on the western terminus of
that street as well as a stub at the southern terminus of Street G will accommodate access to the site from
future development.
The Parks and Recreation department has reviewed the proposed development as it relates to the City’s
Trail and Sidewalk Plan. The plans submitted by the applicant indicate a trail along the southern side of
Street A. Parks and Recreation staff believes the development meets the City’s goal of having connected
neighborhoods, but staff is recommending that a sidewalk be added on the east side of Street E along lots
195-198.
Parks
In addition to the sidewalk and trails plan, Parks and Recreation staff reviewed the proposed development
in relation to the City’s Parks Master Plan. The Plan does not identify having a public park on the
property. Therefore staff recommends the City collect cash in-lieu of land to meet the parks dedication
requirement for this development. The dedication for 153 lots is $520,200 ($3,400 per unit x 153 units).
Park dedication fees will be paid in phases coinciding with the phased final plats.
Wetlands
Three wetlands have been identified on site. The largest wetland, located along the northern boundary of
the site, is a classified as both a shallow marsh and open water. It is 2.43 acres in size. The second largest
wetland is classified as open water, and it is located on the western boundary of the site. It is one-half acre
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in size. Both of these wetlands are classified as Manage 1 in the Rosemount Comprehensive Wetland
Management Plan. This is the second highest classification, and it is based on the functional value of the
wetlands with regards to floral diversity, water quality protection, fish and wildlife habitat, and other
categories. A 50’ buffer zone must be maintained around Manage I wetlands. In addition, a 30’ structural
setback applies to properties adjacent to a wetland. A conservation easement shall be placed over all
wetlands and wetland buffers. A condition stating that markers indicating the wetland buffer must be
installed on all affected properties is included in the recommendation.
The third wetland, a seasonally flooded basin, will be impacted by the development. This wetland,
identified as Wetland D on plans provided by the applicant, has been part of agricultural production in the
past and is currently surrounded by agricultural fields. Wetland D, classified as a Management II wetland,
is of lower quality than the two other wetlands on site. Due to the elimination of the wetland, the City’s
comprehensive wetland management plan requires replacement to take place, preferably on site. If on site
mitigation is not feasible, siting within the same subwatershed area or replacement within the city are also
preferred. Typically, the least preferred method of replacement is through the purchase of credits from a
wetland bank within the same major watershed. The applicant has provided plans to mitigate the impacted
Wetland D on site, but this mitigation would be detrimental to the existing wetlands and surrounding
upland buffer, causing more grading and tree removal. Staff is recommending that the applicant pursue
off-site mitigation for the replacement of Wetland D to preserve additional trees on the site as well as limit
impacts to the other existing wetlands. In the past, staff has supported trying to create a wetland within the
community. That process has not been overly successful and the developer doesn’t have access to a lot of
other land options in the community and therefore staff supports purchase of wetland credits.
Tree Preservation
The applicant has provided a tree preservation plan indicating how many trees are to be removed for site
development as well as which trees will remain. The applicant has indicated that trees on steep slopes and
surrounding the wetlands on the site will remain. Additionally, there is a line of trees along the western
border of the property, the majority of which will be saved. A total of 15,515 caliper inches of trees are
located on the site. The applicant is permitted to remove 25%, or 3,878 caliper inches without
replacement. A total of 9,549 caliper inches are proposed to be removed or 5,671” more than permitted
without replacement. This includes 107 caliper inches of heritage trees, which must be replaced at a 1:1
ratio. The rest of the caliper inches over the threshold must be replaced at a 1:2 ratio. The total inches to
be mitigated is 2,943. There appear to be areas where additional trees can be saved. Staff is recommending
walking the site with the applicant to determine areas for future preservation. These areas would be fenced
off so they are not disturbed during site grading.
The applicant has provided a landscaping plan that meets the requirements of the City Code for one tree
on every interior lot and two trees on every corner lot. Additional trees are indicated on the collector
Street A as well as around the storm water retention ponds and the pipeline easements. Two hundred and
fifty-three trees (759 caliper inches) are required in addition to 2,943” of replacement trees as mitigation.
The landscaping plan provided by the applicant indicates a shortage of 1,055 caliper inches. If full
replacement cannot be conducted on site, the ordinance permits payment in lieu of replacement so that
tress can be planted in public spaces. The payment would be $105,500.
Stormwater Management
Stormwater will be managed on site with three stormwater ponds. The area containing the ponds will be
incorporated into the plat, similar to what has been done in other recent developments. The City’s project
engineer has reviewed the Stormwater Management Plan provided by the developer. Several comments
included in the attached memo relate to the need for more information regarding technical details, such as
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the depth of stormwater utilities, and documentation that discharge volumes to Wetland B and E will not
increase as a result of the development. An engineer’s memo dated January 23, 2018 is included in the
attachments.
Utilities
The City’s utility plan indicates a lift station on the adjacent property to the west. Because of development
occurring out of sequence the city’s sanitary sewer plan is being modified to accommodate this project. An
outlot is provided on the western boundary of the site along Street A for that lift station. As proposed, the
lift station appears to be designed to serve only the Cliff Property. This is a critical issue to the City as the
lift station is being relocated from the planned site to permit property development. To ensure the
applicant is prepared to have utility work that serves the subregional area, revised documents are required
prior to City Council approval illustrating the correct plans for the lift station, forcemain, and sanitary
sewershed to be serviced. Costs greater than that currently planned, those associated with utility
modifications to permit development of this property, deepening of the lift station and piping, dual force
mains, and gravity sewer extension will be borne by the developer.
Water will also be brought up to the site along Akron Avenue and serve the development via a 12” water
main located within Street A. Staff is recommending that the developer extend service of both sanitary
sewer and water to the existing properties at 12523, 12605, and 12637 Akron Avenue. Additional
conditions are detailed in the Engineer’s Memo dated January 23, 2018.
CONCLUSION
There are several issues associated with the plat primarily relating to provision of utilities, site grading, and
tree removal. Staff believes these items can be addressed without significantly affecting the plat as proposed.
However, the provision of utilities is important aspect of the project since it proposed modifications to the
City’s adopted sanitary sewer plan, and therefore revised plans are being requested prior to the City Council
taking final action.
RECOMMENDATION
Staff recommends that the Planning Commission recommend approval of the Preliminary Plat, Planned
Unit Development Master Development Plan with Rezoning to R-1 PUD: Low Density Residential
Planned Unit Development subject to the conditions stated in the Recommended Action. Staff is also
recommending a lot split approval with conditions.
00-ENG-117254-SHEET-EXIS
3EXISTING CONDITIONS
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20OFCLIFF PROPERTY
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
12-19-2017
BNM/PJC
BNM/MSN
Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
12-19-2017 PLYMOUTH, MINNESOTA 55446
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Surveyor
under the laws of the State of Minnesota 42299
Peter J. Hawkinson
WETLAND E
POND 200
POND 100
WETLAND B
POND 300
OUTLOT A
OUTLOT BOUTLOT C
00-ENG-117254-SHEET-PLAT
4PRELIMINARY PLAT
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20OFCLIFF PROPERTY
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
12-19-2017
BNM/PJC
BNM/MSN
Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
12-19-2017 PLYMOUTH, MINNESOTA 55446
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Surveyor
under the laws of the State of Minnesota 42299
Peter J. Hawkinson
WETLAND E
POND 200
OUTLOT A
00-ENG-117254-SHEET-GRAD
9PRELIMINARY GRADING PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
20OFCLIFF PROPERTY
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
12-19-2017
BNM/PJC
BNM/MSN
Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
19860 12-19-2017
Paul J. Cherne
PLYMOUTH, MINNESOTA 55446
POND 200
POND 100
WETLAND B
POND 300
OUTLOT B
OUTLOT C
00-ENG-117254-SHEET-GRAD
10PRELIMINARY GRADING PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
20OFCLIFF PROPERTY
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
12-19-2017
BNM/PJC
BNM/MSN
Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
19860 12-19-2017
Paul J. Cherne
PLYMOUTH, MINNESOTA 55446
WETLAND B
OUTLOT B
00-ENG-117254-SHEET-GRAD
11PRELIMINARY GRADING PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
20OFCLIFF PROPERTY
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
12-19-2017
BNM/PJC
BNM/MSN
Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
19860 12-19-2017
Paul J. Cherne
PLYMOUTH, MINNESOTA 55446
WETLAND B
OUTLOT B
00-ENG-117254-SHEET-SSWR
6PRELIMINARY SITE, SANITARY SEWER
& WATERMAIN PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
20OFCLIFF PROPERTY
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
12-19-2017
BNM/PJC
BNM/MSN
Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
19860 12-19-2017
Paul J. Cherne
PLYMOUTH, MINNESOTA 55446
POND 200
POND 100
WETLAND B
POND 300
OUTLOT B
OUTLOT C
00-ENG-117254-SHEET-SSWR
7PRELIMINARY SITE, SANITARY SEWER
& WATERMAIN PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
20OFCLIFF PROPERTY
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
12-19-2017
BNM/PJC
BNM/MSN
Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
19860 12-19-2017
Paul J. Cherne
PLYMOUTH, MINNESOTA 55446
WETLAND E
POND 200
OUTLOT A
00-ENG-117254-SHEET-SSWR
8PRELIMINARY SITE, SANITARY SEWER
& WATERMAIN PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
20OFCLIFF PROPERTY
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
12-19-2017
BNM/PJC
BNM/MSN
Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
19860 12-19-2017
Paul J. Cherne
PLYMOUTH, MINNESOTA 55446
·
·
·
·
·
·
00-ENG-117254-SHEET-DTLS
14DETAILS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
20OFCLIFF PROPERTY
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
12-19-2017
BNM/PJC
BNM/MSN
Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
19860 12-19-2017
Paul J. Cherne
PLYMOUTH, MINNESOTA 55446
LEGEND
00-ENG-117254-SHEET-DTLS
15DETAILS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
20OFCLIFF PROPERTY
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
12-19-2017
BNM/PJC
BNM/MSN
Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
19860 12-19-2017
Paul J. Cherne
PLYMOUTH, MINNESOTA 55446
Street A
Street B
00-ENG-117254-SHEET-ROAD-PROF
17STREET PROFILES
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
20OFCLIFF PROPERTY
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
12-19-2017
BNM/PJC
BNM/MSN
Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
19860 12-19-2017
Paul J. Cherne
PLYMOUTH, MINNESOTA 55446
Street C
Street D Street F
00-ENG-117254-SHEET-ROAD-PROF
18STREET PROFILES
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
20OFCLIFF PROPERTY
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
12-19-2017
BNM/PJC
BNM/MSN
Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
19860 12-19-2017
Paul J. Cherne
PLYMOUTH, MINNESOTA 55446
Street E
Street E
Street E
00-ENG-117254-SHEET-ROAD-PROF
19STREET PROFILES
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
20OFCLIFF PROPERTY
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
12-19-2017
BNM/PJC
BNM/MSN
Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
19860 12-19-2017
Paul J. Cherne
PLYMOUTH, MINNESOTA 55446
Street G
00-ENG-117254-SHEET-ROAD-PROF
20STREET PROFILES
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
20OFCLIFF PROPERTY
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
12-19-2017
BNM/PJC
BNM/MSN
Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
19860 12-19-2017
Paul J. Cherne
PLYMOUTH, MINNESOTA 55446
00-PLAN-117254-SHEET-LAND
L1LANDSCAPE PLAN
c
OFCLIFF PROPERTY
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
12-19-2017Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
PLYMOUTH, MINNESOTA 55446
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 44763
Jennifer L. Thompson 1
TML
TML
00-PLAN-117254-SHEET-TREE
T1TREE PRESERVATION PLAN
c
OFCLIFF PROPERTY
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
12-19-2017Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
PLYMOUTH, MINNESOTA 55446
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 44763
Jennifer L. Thompson 1
TML
TML
MEMORANDUM
To: Kim Lindquist, Community Development Director
Kyle Klatt, Senior Planner
Anthony Nemcek, Planner
Brian Erickson, City Engineer/PW Director
Mitch Hatcher, Project Engineer
From: Dan Schultz, Parks and Recreation Director
Date: January 16, 2018
Subject: Cliff Property Preliminary Plat
The Parks and Recreation Department staff recently reviewed the development plans for the Cliff
Property Preliminary Plat and has the following comments:
PARKS DEDICATION
The City’s Parks Master Plan does not identify having a public park on this property. The Master
Plan identifies a future public park (N8) just west of the Cliff Property. Staff is recommending the
City collect cash dedication in-lieu of land to meet the parks dedication requirement for this
development. The plan identifies 153 new units. The parks dedication for 153 lots is $520,200
($3,400 per unit x 153 units = $520,200). The parks dedication fees for each unit will be paid once a
lot has gone through the final plat process.
SIDEWALKS and TRAILS
The trails and sidewalks that have been proposed appear to meet the City’s goal of having connected
neighborhoods. Staff is recommending that a sidewalk be added on the east side of street E along
lots 195-198.
The Parks and Recreation Commission will be reviewing this item at their meeting on Monday,
January 22, 2018.
Please let me know if you have any questions about this memo.
MEMORANDUM
DATE: January 23, 2018
TO: Anthony Nemcek, Planner
CC: Kim Lindquist, Community Development Director
Brian Erickson, Director of Public Works/City Engineer
Stacy Bodsberg, Planning & Personnel Secretary
FROM: Mitch Hatcher, Project Engineer
RE: Cliff Property - Preliminary Plat Review
SUBMITTAL:
Prepared by Pioneer Engineering, the Cliff Property Preliminary Plat, dated December 19, 2018. The
following review comments were generated from the following documents included in the submittal:
Preliminary Plan comprised of the following:
▫ Existing Conditions
▫ Preliminary Plat
▫ Utility Plan
▫ Grading Plan
▫ Erosion Control
▫ Details
▫ Street Profiles
▫ Phasing Plan
▫ Landscape and Seeding Plan
Stormwater Management Plan and Calculations
GENERAL COMMENTS:
1. The development fees below are estimated based on the current Schedule of Rates and Fees.
These fees are due with the final plat and subdivision agreement.
Sanitary Sewer Trunk Charge: $1075/acre
Watermain Trunk Charge: $6500/acre
Storm Sewer Trunk Charge: $6865/acre
2. Prior to submittal of the final plat, the developer should notify the city if they would like to
privately install the infrastructure or if a public process is desired. Preparation of the
subdivision agreement cannot begin until a public or private process is selected.
3. Dakota County is currently working on the design for the improvements of Akron Avenue
adjacent to the property. Grading and utility work near Akron Avenue will need further
coordination with the county as both project move forward in design and construction.
4. Right-of-way dimensions should be shown on the preliminary plat.
5. Conservation easements are required over all stormwater ponds, infiltration basins, wetlands,
and buffers. Signage for conservation easements shall be provided by the developer and an
extended 5-year maintenance warranty shall be required to ensure establishment of the
naturally vegetated areas. Costs associated with the establishment of the naturally vegetated
areas and the 5-year maintenance period shall be a cost of the development.
6. Several areas of the site have substantial fills. Information regarding the earthwork balance
for the site should be included in future submittals.
7. Retaining walls are shown on Lots 102-104, 205-208, and 228-231. Retaining walls required
to be installed by the developer with the mass grading of the site and owned and maintained
by the developer or individual property owner. Retaining walls exceeding 4’ in height require
a plan prepared by a licensed engineer to be reviewed and approved by the Building Official.
8. The developer is required to coordinate with the gas pipeline owners to obtain all permits
and agreements for grading and utility work within the easements. The city will need a copy
of these agreements prior to construction.
9. More information regarding the gas pipelines and easements are required on the plan.
Contact information, pipeline sizes and material, and warnings are typically required. The
developer is required to meet the plan requirements of the gas pipeline owners.
10. Pothole elevations shall be provided during final design at each gas pipeline location to verify
the plans can be constructed as proposed.
STORMWATER COMMENTS:
11. Wetland B should include the label:
CSWMP # WL-1403
Wetland Plan # 266
Preserve Wetland
10 YR HWL = 919.32
100 YR HWL = 921.22
Snowmelt HWL = 920.91
12. Wetland E should include the label:
CSWMP # WL-1250
Wetland Plan # 180
Preserve Wetland
10 YR HWL = 910.52
100 YR HWL = 912.16
Snowmelt HWL = 913.32
13. Volume control summary table in section V should summarize the 100 YR runoff volume
for the entire development (all subcatchments), proposed basin live pool volume provided,
offsite drainage areas that are routed to proposed basins, and volume that is discharged
offsite. Currently the table only lists some of the catchment areas and does not list the
provided storage volume. It appears the ponding is short 0.424 ac-ft.
14. Developer should document that discharge volumes to Wetland B and E will not increase as
a result of the development. Drainage areas B1 and 6A have new impervious draining to
these wetlands, but it appears to be offset by the proposed regional basins. Please include the
narrative discussion.
15. Offsite flows should be linked together to show total offsite discharge in the HydroCAD
model.
16. DA 1A should be connected to Pond 300.
17. Wetland buffers minimum and average widths should be summarized in the report and
comply with the VRWJPO requirements.
18. Engineering Guidelines do not allow exfiltration to determine HWLs. Please describe what
the purpose of the discarded outlets are in the HydroCAD model.
19. Outlet control structure locations are not shown on the plan
20. Pretreatment prior to wetland discharge in not shown.
21. Storm sewer design information is required to complete the Stormwater review and ensure
functionality of the system. Pipe sizing, material type, invert elevations, top of casting
elevations, etc.
22. The width of drainage and utility easements cannot be verified until further storm sewer
information is received. Minimum easement widths are 20’ wide for pipe depths less than 10’
deep. For larger pipe depths, easement widths shall be twice as wide as the pipe depths.
23. Lining of NURP ponding areas is not required by the City; however, the developer may want
to consider this as ponding areas will likely not maintain vegetation below the NWL.
24. Show EOF routes for all low points.
25. All EOF locations should have a minimum 1’ clearance to all building openings. Lots 200-
201 and 125-126 do not appear to meet this requirement.
26. Storm sewer is proposed along the side and back lot lines of many properties to convey rear
yard drainage. Drainage and utility easements along these lines shall prohibit the installation
of sheds to ensure that access can be provided for storm sewer maintenance. Fences are
allowed but shall not restrict drainage and are required to include gates for truck access over
the drainage and utility easement. Also, landscaping that will block access should be
prohibited. These restrictions should be added as a restriction on the property deed.
27. The developer is required to obtain a NPDES Construction Stormwater Permit and provide
a copy of the approved SWPPP to the City prior to the start of any construction activity.
STREET & UTILITY COMMENTS:
28. The proposed lift station on the site appears to be designed to service only the Cliff
Property. The City’s Comprehensive Sanitary Sewer Plan proposed this lift station in a
different location and would service the entire North Central sanitary sewer shed. The City
worked with the property owner and developer to allow for deviations from the
comprehensive plan, given that the service area in the North Central sewer shed is
unchanged. The city will need further design documentation and details for review of the
proposed lift station and forcemain.
29. Dual forcemains may be required to pump from the proposed lift station to the gravity
sewer system. A smaller diameter forcemain would be used early on to handle the lower
flows and a larger diameter forcemain would ultimately be used at the full capacity of the lift
station.
30. All utilities and drainage paths should be within a drainage and utility easement. Drainage
and utility easements should be displayed on the preliminary site, sanitary sewer, and
watermain plans.
31. Sanitary sewer and watermain extensions are requires to extend to service the existing
properties at 12523, 12605, 12637 Akron Avenue.
32. All utilities should have adequate spacing away from retaining walls. The storm sewer and/or
retaining wall will need modifications on Lots 102-104.
33. Storm sewer and sanitary sewer does not appear to have proper separation between Lot 200-
201.
34. Watermain within Street a should be 12” DIP CL 52.
35. Existing sanitary sewer within Akron Avenue is 20” PVC DR 18.
36. Collector roadway typical section should be included on the detail sheet.
37. Concrete sidewalk should be extended along Street E cul-de-sac.
38. Additional street lights are required between Lots 207-208 and at the intersection of Street A
and Akron Avenue.
39. Trees are not allowed to be planted within drainage and utility easements, over the proposed
storm sewer, or within pond access locations. Trees located on individual properties shall
not be planted near the sanitary sewer and water service lines.
Should you have any questions or comments regarding the items listed above, please contact me at
651-322-2015.
701 Xenia Avenue South | Suite 300 | Minneapolis, MN 55416 | (763) 541-4800
Building a legacy – your legacy.
Equal Opportunity Employer | wsbeng.com
\\gvfiles01\projects\02235-340\Admin\Docs\Cliff Property - Lennar\2235-340 - MEMO - Lennar Cliff Property Pre-application Summary - DRAFT.docx
Memorandum
To: Anthony Nemcek, City of Rosemount
Cc: Mitch Hatcher, City of Rosemount
From: Roxy Franta, WSB
Andi Moffatt, WSB
Date: January 11, 2017
Re: Lennar Cliff Property – WCA Pre-application Siting Review Summary
WSB Project No. 02235-340
As the Wetland Conservation Act (WCA) Local Government Unit (LGU) for the City of Rosemount, WSB
has provided guidance on WCA and the City of Rosemount Comprehensive Wetland Management Plan
(CWMP) to the Lennar Corporation as they plan a residential development within the City. The following
is a summary of the communications between WSB, Lennar, and the City that are associated with the
proposed development prior to the submission of a completed WCA application and replacement plan.
Wetland delineation and MnRAM assessments for wetlands within the site were reviewed and approved
by the LGU on November 29, 2017. Three wetlands were identified onsite:
Wetland B (0.50 acre within review area) – Type 5 Open Water (PABH); Manage 1
Wetland D (0.22 acre within review area) – Type 1 Seasonally Flooded Basin (PEMA); Manage 2
Wetland E (2.43 acres within review area) – Type 3/5 Shallow Marsh/Open Water (PEMC/PUBH);
Manage 1
Lennar developed preliminary plans and the proposed development of the parcel would likely eliminate
hydrology to Wetland D due to topography and site elevations even if the wetland were physically
avoided. Prior to applying to WCA, Lennar asked WSB for guidance on wetland replacement siting
requirements within the City. WSB fist suggested that Lennar investigate whether or not Wetland D was a
WCA-regulated wetland by performing a historic aerial review as far back as possible to evaluate whether
the wetland was incidentally created in upland. Per WCA, an incidental wetland would not be regulated
and no replacement would be necessary. After further investigation, the Wetland D was present in a
historic aerial photograph from 1937 which indicated that the wetland is likely regulated and incidental
status would not be an option (Photo 1).
January 11, 2018
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\\gvfiles01\projects\02235-340\Admin\Docs\Cliff Property - Lennar\2235-340 - MEMO - Lennar Cliff Property Pre-application Summary - DRAFT.docx
Photo 1. Aerial photograph of the Cliff Property from 1937showing Wetland D.
With Wetland D being regulated by WCA, the replacement of any impacts to Wetland D would need to be
replaced following the siting criteria outlined in the Rosemount CWMP which has specific wetland
replacement siting criteria that override those in WCA. The siting criteria in the CWMP includes:
1. Wetland replacement within the project site;
2. Wetland replacement within the same City subwatershed drainage area as the impacted wetland;
3. Wetland replacement within the City;
4. Wetland replacement through a BWSR approved wetland bank within the major watershed. The use of
wetland banking must be approved by the City Council and will only be considered if Items 1-3 are
deemed unfeasible.
Wetland D is currently a temporary flooded basin that has been included in agricultural production in the
past and is currently surrounded by agricultural fields. Wetland D is a lower quality wetland that Wetlands
B and E. Lennar developed a preliminary wetland replacement plan that would replace for Wetland D
within the project site, following siting criteria 1. The mitigation would be provided as an expansion of
Wetland B located in the southwest corner of the project site, and as two expansions of Wetland E
located at the north side of the project site. The Wetland B mitigation area would be 6,276 square feet
and would require the removal of a small wooded buffer around the wetland (Photo 2). The tree survey
indicated that the trees to be removed are native, higher value species such as: black willow, bur oak,
hackberry, American elm, black cherry, and pin oak (Photo 3). Only a few of the trees surveyed were
lower quality box elder. Wetland B was classified as a Manage 1 wetland which generally provides high
functions and values.
January 11, 2018
Page 3
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Photo 2. Preliminary on-site mitigation area at Wetland B.
Photo 3. Wooded areas surrounding Wetland B.
The Wetland E mitigation areas would be 7,506 square feet expanded to the northwest and 5,355 square
feet expanded to the southeast. The construction of the northwest mitigation area would not require much
tree removal while the mitigation area to the southeast would require the removal of a small tree buffer
along a slope adjacent to Wetland E. The tree survey indicated that the trees to be removed include
mostly black cherry and some box elder. Wetland E is also classified as a Manage 1 wetland.
January 11, 2018
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Photo 4. Preliminary wetland mitigation areas at Wetland E.
Photo 5. Wooded areas surrounding Wetland E.
Space for the mitigation is available on-site but will result in removing vegetated tree buffers around high
quality wetlands to replace for the lower quality, Manage 2 Wetland D. Some of the tree removals will also
occur on slopes. The proposed onsite mitigation plan seems to be the only feasible option to account for
the square footage needed to replace for Wetland D. The benefit of the on-site mitigation is that the
functions and values that would be lost from the impacts to Wetland D would be retained onsite within the
January 11, 2018
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new mitigation areas. The implications of this plan are that the developer would need to remove higher
quality native trees that currently protect the perimeter of high quality wetlands as well as stabilize the
slopes at Wetland E. These removals would require that the developer replace for these trees on site.
The developer would also need to replace an upland buffer adjacent to the mitigation areas to provide the
same protections that the existing mature tree buffers provide. The onsite mitigation would require a five-
year monitoring plan to establish and maintain the planted native vegetation and will be subject to
meeting vegetation establishment performance standards.
Moving forward, Lennar will need to submit a complete replacement plan application which includes
alternative options for avoiding impacts to Wetland D, methods of minimization to reduce impacts to
Wetland D, and if impacts are proposed to Wetland D, a discussion about why each of the CWMP siting
criteria are feasible or not for this project. Considerations should weigh the implications and benefits of
on-site replacement vs. other siting options. Given that the on-site mitigation option will require
disturbance to native tree stands and high quality wetlands, WSB suggested that Lennar consider other
siting options as well, but that the City Council would have the decision making authority on replacement.
Lennar should briefly investigate any options for mitigation within the same sub-watershed or within the
city if Lennar owns additional property elsewhere. Based on past WCA project reviews, most of the city is
not suitable for wetland mitigation due to a lack of hydric soil and lack of appropriate site conditions to
maintain wetland hydrology long-term. If CWMP siting criteria 1-3 are deemed unfeasible, Lennar should
consider wetland replacement through the purchase of wetland banking credits which is the suggested
method of replacement by the Board of Water and Soil Resources (BWSR). Ultimately, once the complete
application is submitted, it will be reviewed by the LGU and a decision regarding the replacement plan will
be determined by the City Council.
SheetPurchase Sketch for:1 of 1c 2015 Pioneer Engineering, P.A.
LENNAR
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914
www.pioneereng.comFax: 681-9488
Cad File:117254-PURCHASE
SKETCH.dwg
Folder #: 8172
Drawn by: TSS
Date: 12/26/17