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HomeMy WebLinkAbout[05] Preliminary Plat, Industrial Park CITY(W ST,JO Keil Council Agenda Item 5 MEETING DATE: March 4,2019 AGENDA ITEM: Preliminary Plat Approval Request—CLC Partners LLC SUBMITTED BY: Community Development BOARD/COMMISSION/COMMITTEE RECOMMENDATION: The Planning Commission(4-0) recommends approval of the Preliminary Plat with conditions as presented. PREVIOUS COUNCIL ACTION: In 2007,the City Council approved the preliminary plat of Parkway Business Center which encompassed the subject property. The Parkway Business Center plat encompassed 54 acres with 22 lots,which was the first phase of a 280 acre development project on the property known as the Feld/Prom Farm. BACKGROUND INFORMATION: Applicant Information: CLC Partners,LLC,Owner/Developer Existing Zoning: LI Light Industrial District Land Use Plan: Light Industrial Location: Southeast of CR 133 and east of 19th Ave.NE Access: Access to the plat would be derived from County Road 133 and from 19th Ave.NE(SW boundary of the plat extending west on Lot 9,Block 2, Rennie Addition. The public right of way will need to secured and dedicated to the City. WCA/Wetland: Wetlands have been delineated. Engineering Department: Comments attached. Stearns County: Comments attached. Public Input: Randy Schmitz, owner of Rolling Ridge Wedding and Event Center located west of the property at 31101 CR 133, St. Joseph, questioned the visual appearance of the development, including landscaping,building materials,and outside storage and suggested having standards for buildings, landscaping and screening. He voiced concerns about noise from industrial uses and traffic(traffic count, access, and speed issues). He stated that it is hard to get on CR 133,especially in the morning and questioned if there is anything that could be done to slow traffic down and address the access issues. Steve Gohmann, 8881 315 St., St.Joseph,voiced concerns about his irrigation system and relocating that, along with the City getting his property for the North Corridor. He questioned the location of the North Corridor. Overall Plat Information: Size Use Block 1, Lots 1-18 43,417 SF— 102,849 SF Industrial Block 2,Lots 1-3 63,131 SF— 126,268 SF Industrial Block 3, Lots 1-6 97,552 SF—435,826 SF Industrial Internal streets(labeled Street A,B, C and D)- 80 feet wide will be dedicated for public right of way. North corridor(labeled Street E)— 150 feet wide will be dedicated for public right of way. Lot Requirements would follow LI-Light Industrial District. Lot Width and Size: The minimum lot width in the LI District is 100 feet and the minimum lot size is 43,560 SF. The lot width requirement has been met but Lots 14, 15,and 16,Block 1 are under 43,560 SF and therefore, do not meet the minimum size requirement. Lots 14, 15,and 16, Block 1 must be revised to meet the LI Industrial District Ordinance or a variance request must be made. Lot Requirements for LI Industrial District- Front Yard Setback 30 feet Side Yard(interior) Setback 25 feet Side Yard(street) Setback 30 feet Rear Yard Setback 20 feet Maximum Building Coverage 50% Maximum Lot Coverage 85% Height Limitation 55 feet Park Dedication Information: Parkland dedication in the form of payment in lieu of land dedication is required in accordance with the City's Subdivision Ordinance. Drainage and Utility Easements: According to the City's Subdivision Ordinance, drainage and utility easements are to be 6 feet on interior lot lines(12 feet total), 12 feet along roadways and over ponding areas. The plat proposes 10 foot drainage and utility easements along roadways. The proposed plat does not meet the city requirements and must be revised meeting the City's Subdivision Ordinance. North East/West Corridor: In October 2005,the City along with Stearns County received federal funding through the St. Cloud Area Planning Organization to study and locate a North East/West Corridor for planning purposes. This process included considerable public input and when the study was completed in 2008 a preferred corridor was established. The following map identifies the corridors that were approved by all participating agencies and have been used in planning documents since. The corridor extending west of CR 133 included a couple of alternatives;however,the segment extending east connecting to St. Cloud only included one option. In fact the City had already started the environmental review process but this was during the down turn in the economy and that process was stopped. ATTACHMENTS: Request for Council Action Resolutions 2019-017 and 2019-018 City Engineer's Comments/Drainage Exhibit Stearns County's(Highway Department)Comments Preliminary Plat Proposed Subdivision of Lot 9,Block 2,Rennie Addition(ROW) North Corridor Exhibit REQUESTED COUNCIL ACTION: Motion 1: Authorize the Mayor and Administrator to execute Resolutions 2019-017 and 2019-018. ��r•• m' new � � .. ..w,. �I • di \ teY 3 • 4 R c Alternative 2; — �4 '` Alternative 1 � ?,,r �� North Corridor-East • or�_a co,der +. 3` Stud limns ��� L \ Via\����\?� �� 1 •i 1 - • -*41-''''' at° P g : %-,800,r,,t‘‘,),,t,f,,,,\*\ �. CSAH 2 �R<, ...,.. as e Realignment „' ,1 1 i`, t• { ,'°" :>~.:<4."'7,T� � t v� f ..,� : .; .; t x` ti 7;211,‘..,‘21,:*:, Oripinsl Conwor. r f study Wmds r r �vlr \ , ' i r� ; # ` iie Eaux rWx3 p eli .c< MFV� ti e F� ;.r, r,�o I'r T µ. ! 3 /- 1 o IN��'y N2 GorttlwE Bow WH sa W104.40, n - es —... / � Otlrr Row AFRrreVree L,',,,,beme'' • <' 1' / f j pocaJ lmaread an BtuRy Ame / /4" _. - Mgr M1 noKJ WeYerUs s rt / NORTH CORRIDOR SCOPING ALTERNATIVES t. Figure 2 ST.JOSEPH NORTH CORRIDOR SCOPING DOCUMENT City of St.Joseph • ciryof.tp rp{i.coil CITY OF ST. JOSEPH Resolution 2019-017 RESOLUTION APPROVING THE PRELIMINARY PLAT St.Joseph Business Park WHEREAS, the St. Joseph Planning Commission held a public hearing on the preliminary plat for St. Joseph Business Park on February 28, 2019, at which time all persons wishing to be heard regarding the matter were given an opportunity to be heard; and WHEREAS, on February 28, 2019, the St. Joseph Planning Commission reviewed the proposed preliminary plat and recommended approval; and WHEREAS,the proposed plat has been reviewed by the city engineer; and NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF ST. JOSEPH,MINNESOTA: That the preliminary plat of St. Joseph Business Park be approved with the following conditions: 1. The proposed plat is named St. Joseph Business Park, which is already a recorded subdivision in Stearns County. The preliminary and final plat must be renamed so as to not duplicate an existing subdivision. 2. The public right of ways from CR 133 and at the southwest corner from 19th Ave. NE must be obtained and dedicated to the City. Such public right of ways shall be approved by the City. The public right of ways must be shown on the plat(preliminary and final). 3. All engineering comments must be met and approved by the city engineer. 4. A grading and drainage plan must be submitted to the City and approved by the city engineer. 5. Streets names shall be approved by the city engineer and labeled on the final plat. 6. Drainage and utility easements must be six feet along interior lines, 12 feet along roadways and over ponding areas meeting the City's Subdivision Ordinance. 7. All lots must meet the LI Light Industrial District Ordinance, including but not limited to meeting the minimum lot size of 43,560 SF. Lots 14, 15, and 16, Block 1 will need to be revised to at least 43,560 SF or a variance must be requested and obtained. Label the lot sizes on the final plat. 8. Final evidence of Title ownership, such as a Title Commitment or Abstract of Title shall be submitted to the City prior to preparation of the mylars. 9. The developer shall enter into a developer agreement with the City prior to final plat approval. 10. Direct access to individual lots will not be allowed on the north corridor roadway. 11. Site plan approvals must be obtained prior to developments and building permit applications and will need to conform to City ordinances. 12. Upon future development, any Outlots will be required to go through final plat approval. Whereupon said resolution was declared duly passed and adopted by the St. Joseph City Council this 4th day of March, 2019. CITY OF ST. JOSEPH By Rick Schultz, Mayor By Judy Weyrens, City Administrator • ax+.c+tgnf sjucq+�.com CITY OF ST. JOSEPH Resolution 2019-018 RESOLUTION APPROVING SUBDIVISION Lot 9,Block 2,Rennie Addition WHEREAS, the St. Joseph Planning Commission held a public hearing on the preliminary plat for St. Joseph Business Park on February 28, 2019, at which time all persons wishing to be heard regarding the matter were given an opportunity to be heard; and WHEREAS, on February 28, 2019, the St. Joseph Planning Commission reviewed the proposed subdivision for purposes of public right of way on the property legally described as follows: Lot 9,Block 2,Rennie Addition, according to the recorded plat thereof, Steams County,Minnesota "Subject Property" WHEREAS, on February 28, 2019, the St. Joseph Planning Commission reviewed the proposed preliminary plat of St. Joseph Business Park and recommended approval contingent on access extending on the Subject Property to be dedicated as public right of way; and NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF ST. JOSEPH, MINNESOTA: That the subdivision of the Subject Property be approved with the following conditions: 1. The public right of way shall be dedicated to the City and shown on the preliminary and final plat of St. Joseph Business Park(to be renamed). 2. That the residual northern portion of Lot 9, Block 2 will be attached to the adjacent parcel of Lot 8,Block 2,Rennie Addition. Whereupon said resolution was declared duly passed and adopted by the St. Joseph City Council this 4th day of March, 2019. CITY OF ST. JOSEPH By Rick Schultz, Mayor By Judy Weyrens, City Administrator ii SEH Building Aa Better World for All of Us` MEMORANDUM TO: Therese Haffner, Community Development Director FROM: Randy Sabart, PE City Engineer DATE: February 26, 2019 RE: St. Joseph Business Park, St. Joseph, Minnesota Preliminary Plat and Final Plat Review SEH No. STJOE GEN G169 14.00 I reviewed the preliminary and final plats dated February 20, 2019,from Westwood Professional Services, Inc. and have the following comments: Preliminary/Final Plat 1. The preliminary plat should illustrate the proposed street rights of way of the North Corridor(Street E)to CR 133, and Street A to 19th Ave. Street A to 19th Ave, at a minimum, should be included on the final plat. 2. Street names shall be identified on the plat consistent with the City's street name grid template and Stearns County's policy. See attached template for street name prefix letters and numbering. 3. The dedication of the public street rights of way as illustrated on the preliminary plat(Street A, Street E, and Street C)should occur completely with the proposed final plat given the need to extend municipal utility stubs or to extend storm sewers to proposed storm water treatment areas. 4. Given the timing uncertainty for the development of the next phase of the industrial park, stub streets should terminate at a temporary cul-de-sac.The appropriate easements for the temporary cul-de-sacs should be dedicated. 5. Side yard and plat perimeter drainage and utility easements should be dedicated in accordance with the ordinance. Public drainage and utility easements for municipal utility purposes should also be dedicated at the following locations: a. Between Lots 3 and 4, Block 1 —30 feet wide b. Parallel to CR 133 at Lots 3 and 4, Block 1 —30 feet wide c. Rear lot line of Lots 1, 2, and 10, Block 3—20 feet wide(also see note 5) d. South side lot line of Lots 2 and 10, Block 3—20 feet wide e. Rear lot line of Lots 4-6/7-9, Block 3—20 feet wide 6. The drainage plan for the industrial park(currently in design) plans for storm water treatment ponds to be located across Lot 2, Block 2; and across the back of Lots 1,2, and 10, Block 3 will require dedication of a drainage easement if the ponds will be considered privately-maintained ponds, or an outlot if the ponds will be publicly-maintained ponds. 7. Depending on the continued residency of the farmstead southeast of Outlot A, an ingress/egress easement may need to be dedicated. Engineers I Architects I Planners I Scientists Short Elliott Hendrickson Inc.,1200 25th Avenue South,P.O.Box 1717,St.Cloud,MN 56302-1717 SEH is 100%employee-owned I sehinc.com I 320.229.4300 I 800.572.0617 I 888.908.8166 fax 2019 St. Joseph Business Park February 26, 2019 Page 2 8. The radius and throat of the cul-de-sac at Street D may need to be adjusted to reflect the final pavement design width. 9. The document numbers for the existing power easement along the west plat line should be referenced on the plat. If the power easement cannot be vacated,the public drainage and utility easement dedication should occur parallel with, but outside of, the power easement boundary. rjs/mrb c: Judy Weyrens, City of St. Joseph Terry Thene, City of St. Joseph \\sehsc\projects\pt\s\stjoe\common\general numbers\g169 2017 industrial park east\1-gen1114-corAm city preliminary plat review-022619.docx ^ '';;;;;;;;'-;;;N;'-';*N‘NN.C.1... ;;;'; ;'> W \ PQS // \� � \ � \ _leo / / " a ( 0.0 1 M % a \\ / yf / /// • w / / �\ C / 0Gro 24 ' 7 i / - � \ / ...` ` R _ _ J ____, ..--"---H II / / r -II 7 —11, __m 1 2 • r W I I rc Z I ii I 7J _ r.7.3J I it, w II ; F , ea I I 1... _ _ — — J e j PERMANENT EASEMENT w s, I T - a 1 P 4 / // TEMPORARY EASEMENT 0 1 O-45_ I a II I i. gk //�� / N // / ,',-‘,.' 0 '..5_ 200 0 I — 200 400 n — E scale 100 feet F,_ JFILE NO. EASEMENT LAYOUT PHONE:320.229.4300 STJOE-148807 EXHIBIT Pi AVENUE SOUTH NE INDUSTRIAL PARK P.O.BOX 17 DATE: NO. 1 a ST. n CLOUD,MN 56302-1717 SAINT JOSEPH, MINNESOTA www.sehinc.com 02/28/2019 'r COUNTY OF STEARNS fik in_,....., ...;:.. Department of Highways 4 o Imo�I PO Box 246 • St Cloud, MN 56302 RECEIVED (320) 255-6180 • FAX (320) 255-6186 FEB /' dr s 282019 JODI L.TEICH,P.E. February 26, 2019 City of St. Joseph Highway Engineer JEFF MILLER,P.E. STEARNS COUNTY HIGHWAY DEPARTMENT Asst.Highway Engineer COUNTY PLAT REVIEW MATT ZINNIEL PLAT: ST. JOSEPH BUSINESS PARK Maintenance Superintendent The basic criterion for this plat review is provided for in the Steams County 2040 Transportation Plan.This Road Certificate shall be recorded with the Final Plat. Location The general location of the plat is southeast of County State Aid Highway (CSAH) 133 in Section 2, T124N, R29W in the City of St. Joseph. CSAH 133 is classified as a minor arterial in the area of the plat. The 2017 traffic volume on CSAH 133 in this area is 6,800 ADT. Right of Way Sufficient right of way exists along CSAH 133 for County purposes. No additional dedicated right of way is required. The City should review their needs for any additional right of way requirements. All private facilities such as signs, fencing,parking lots, curbs,etc. shall be placed/constructed outside of the permanent county right of way. Access Management: No direct access to any of the lots adjacent to CSAH 133 will be permitted. All access shall be via the public street system. The Street E connection to CSAH 133 shall be subject to approval by Steams County Highway Department and will require construction of a right turn lane and by-pass lane by the developer. The owner confers all"rights of access"to Stearns County for the property frontage along and adjacent to the County right of way upon the recording of this document with the final plat. Drainage Facilities: #875-8898 Affirmative Action l Equal Opportunity Employer" Stearns County Plat Review Plat Name: St.Joseph Business Park Page 2 Storm water drainage facilities should be designed in accordance with the Steams County Right of Way Ordinance No. 478, and in such a manner as to not exceed the current maximum storm water runoff flow onto county right of way. The analysis should be based on a minimum 100- year design storm. The design/analysis of storm water runoff effects on the existing drainage system should be based on both the proposed development and planned future development impacts. Traffic and Public Safety: A utility permit will be required if utility construction activities are within the county right-of- way. Mailbox supports installed within the County right-of-way shall conform to the latest Steams County Mailbox Support Policy. I have reviewed the above plat at the request of the municipality, for concerns relating to standard engineering practice and policies as commonly applied to County Roads and Rights-of- Way. (I^ „,\13,,,.... Assi sta Dunt Engineer DaZ Z1'jfi I concur in the above review and recommendations. ' k.-"C•..1 t-----,, '2 7Z /747/ ---1 Stearns�unty Engineer Date Distribution: City of St.Joseph,Attn.Therese Haffner(original) Westwood Professional Services,Inc.Attn.Christopher Foley(copy) M:SFIAREDIOFFICE-Admin'Plat Reviews+reviewsSt Joseph Business Park.docx ©2018 Westwood Professional Services,Inc • 'W` N. 'y` / LEGAL DESCRIPTION OF AREA TO BE PLATTED GENERAL NOTES (ACINI TY MAP I I 1 3f, I (NOT TO SCALE) I I \ .0�1. \O0p 3 , 1 The NofMnast Qwter of the Northeast Owner of Section ll Township 124 North Rangy 29 1.)This survey was prepared without the benefit of a title Commitment - I - - .'1��('�yhp� 'fl NM Steward Courcy,Minnesota. x ............ 1 ACME PROPERTIES LLC b b� l� Ng 2)FkvaOons al own re bared. upon/JAW 88 and IT It 1-foot contour%tenaLC 0 M ihr 4thedthe Sadh Ha8dthe 5autlreast QartrdSecUm2TowssMlr'124 North S Q / P P 3)Sufyectproperty areX683,853 SQ.FT,/81.S7ACRES ges R•ga m wast seaamr cavmy A4mn4a dre wdr 6 3owr \� SI TE 1 44ti illy- / sv,, et the Sash Quern,comer dsrdSecUon 3-thence o ,oRItMdggthe west line of 4.)As scaled from the FEMA Flood Zone Map Number27145C0610E having en elective I >y .�. / ) / \)r P ( 1 Stjh Hat �brres ld 89332 feet Southeast Quarter on a,me Northwest corner med bowing d"orth 00 the Sort Quarter of Zrees 10 minutes Zoonex(a determined to be 12 the cats,,,,,,,,i,,,,,,,,,.,chanceual o i dplainAreas• i sYL r , ', 1 UNSouthe t Quarter,Mrsn Nath ea deg 15 minutia 17secondsEast Moog the north line1.1 c� e4.1'o , ilk(('J /_' (-P �� ddson�Mes 50 01 Southwest Quarter dthe ond�rc �s fetoms et 36 fee6 thence South 55 '7,1St Ionto ,.'. 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Ica __. / 63,150 SF 2899 AC \ BSy / 1450 AC `P` 3 / / .v �� �� �� a AMCON CONCRETE r, _,I .i. PROCNICIS LLC _ . PROPOSED DRAINAGE AND UTILITY I• / ' 1� - -1 BLOCK / '// // I _ 1 '[-_.-_--�\\•� \\,...,,, \ \��_ - ' \ ! 8 I C� PEASEMENTS ARE SHOWN THUS: i IP 6 / s ` _. �\ \ - - - g \ svossF 61'3073 I J 2S )R - / / 201 1i \ �� �, A I I �1. I (NO SCALE) I \ / / �. 1 AC / 1, fA� - 5r A _ m IN WIDTH- ¢ / .f j �' Cj 1 \ '� \, \ " I 1 �S .- __\ .,\\� N F ADI aE G S REE LINE AS SI/WNN RAE vRAT. yJ ` STEVEN r.ONMANN 1 I , I ' \ \ / / ( \ _ ✓ I ` ^ a yy rT 1387 AC d b // - (�� ?I� \�\ _ \� \� l��` V\ ` W 64425 SF ',4%. GGGG \ �\ : (, / - 117,363 SF 2 K Z R `t `-- _ __ \\ 4 N 5 6 A• i BEARINGS SHOWN ARE BASED UPON THE Pv 1 < \ I •--\ / I — STEARNS COUNTY COORDINATE SYSTEM :1 \ I\: 2 ? // 'Q \ ‘NN �� ` -\ 1 g\ - 9450'3' r 2291 AC - NAD 83-HARN 96 ADJUSTMENT I,>, " r �s.� / 97fS7SF "�,. 1761 AC 4 � '6 1`v / 14 )JwK , \� �N �� K ) 2791 AC i (-, \ 535695E / O „ G I \ I ` \ l I \ *.t. 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R CS:P• \ 62073 ss SOI6SF SUNS, 544385F 64750SF img ^ 1.676 AC 1686AC \ I u29 SURVEYOR/ENGINEER: a ON ii �O� ISM a�s K 1366K 12lDKr _ 1257K 3 435485E 411873 4.14173 \ - Westwood Professional Services, Inc. e\ v ` K 1000 AC 2998 AC 0.997 AC 9G1 3701 12th Street North, Suite 206 u' �, • 10tt03 \ V 446ie s �� ` 5296� \� '\ I<Uig I \ St. Cloud, Minnesota 56303 g `� \ \ 1.255 AC I / I / / -" __� - LWE OFTHE ; s aA \ I \ I \ EVA Ph- (320)253-9495 \ \ N�ivt L_ 2s / \ `\\��,\�IZW.1M RhG19 ,-DOTING 50 FOOT ,.SOE/RfNES'fCOMNfR ar THE i i �l�^�'•' 1 �_ �V`1 �" _ PaWER FASEMOVT NM7N-NELM SEC]Z 1%E 7?4 RMi29_ i :! A � N1 / �� -T--tib-.-�r �-�:- Il�-_ -1I7 r-- --�= _ . 25, 1---4- - - - - - � N 23730 -•7.,.. -T- h1001019'W 106555 ��,1{', -- - I N010'4 1 - -I OWNER/APPLICANT: 3 : ` v U �'.\ -\__A80I 3267 )Y' ,, s10U77LQUARTER I 1 ,. I I r X t 1 n r,r, ,h n i I 1 ,,,-,-,-,,,L,1._--,7,- anima 793 Partners wF1TL8N/E OFT1:E51/1-SFINSFCZ TIW.].4 RNa19- COIIN9f - MO/d116fLLC t,L_ rL_ i���r r 7939 Ridgewood Rood D At0Y11HINS'f -'r "� �'^ a r r n r_. rr nr1 v r'm/ I y SEfJ21WP.124 ANS 29 'T 'PRECISE ohm r n r n N,.,. u n r 9 1 tmcmw r r v L. _/J r i,Ir,L. St. Joseph, MN Minnesota 56374 g OF THE SICAFSE1/4 SIX 2 TM.1.1(9N6 29 IIIr7/r L_r� PPnvC7 L,L.v..r t-rs..% PROWBt7FSLLC oi MNSPROPEIMESLIP ENTERPRISES Uri r /1 / ). UNNBNANLARE PRECISE LLC ,r, I \ I \ I L2.v v 1,1 L I BJVESTME/JIS I r .,\ 1 1 3 \,, I d Z INITNLISSUE 2/20/2079 I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY SHEET NUMBER DESIGNED: DULY LICENSED LAND TSURVEYORb HOER TN AND HE(ANS OF THE REVISIONS: PREPARED FOR: CHECItED. CRF STATE Of MINNESOTA DRAWN: NM - CLC Partners St. Joseph Business Park Westwood Phone (320)253-9195 3]0112thStrMNont Suite 206 Preliminary Plat OF Fax (320)358-2001 St Cbud,MN 56303 FIELD CREW. Td Fee (800)270-9195 aallewa0kaearl FIELD WORK DATE: St.Joseph,MN 1Meod lis~rr% � St.Joseph,MN Christopher R Foley P DATE 2/20/19 LICENSE NO. 55343 DATE: 2/20/2019 0014445PPF01 ®2018 Westwood Professional Services,Inc Call 48 Hours before digging: I 811 or caII811.com I ^r--,,,,-, / Common Ground Alliance .:L_vll\J/ v I / LIJ -. I r%t' " t. P.4 't 1 LIQ '�/ /\/�le, LIJ \ <� r� < ` / n T U f �C L.v r 1: sr- I--- R/W L.EQ4L DESORPTION 0) Li r �� The south 66 feet of Lot 9, Block 2, R£NNI£ T/1 I A/A/^r r/�) 7 A ADDITION, accordingto the recorded plot thereof, lvvvlv._I7/, r � -i- NORTH LINELOT9,BLOCK2- Stearns County, Minnesota. RENNIENXIX)N \% 'ca. i Area: 22,341 Sq. Ft./0.51 Acres __I F A._ ,.._ �a .. I `. EAST W ELOT9,BLOCK 2-,\ REAWIEADDITION • WESTLNNELOT9,BLOCK2 / /1 T • `` RENNEAD I77ON L.v I .- 1 � 1 41X A r1 /-V i—I L/I IU v D t A_ L •i I •71 • r• 2- li _ _ _ .7''I If •I • % L. n / \/-I/ V\7L_ 3 =MINNIM=MI /-1 ),Nc L)7- I C L L. k. I \ \7 L_I \ t 0' 40' 80' D 5 I Ir ' /^TL)/ A I I t 1/ V . / / \//—IL_ a 3 I f ti il PREPARED FOR DESIGNED: � � SHEET NUMBER: CHECKED: NAs Right of Way I DRAWN: CRF CLC Partners I St. Joesph Business Park I Phone (320)253-9495 3701 12th Street North Suite 206 Fax (320)358-2001 St.Cloud.MN 56303 Sketch and Description OF FIELD CREW St.Joesph,MN 7a Free (800)270-9495 .�ergodpsoors 1 FIELD WORK DATESt.Joesph,MN A100d f> rNiM R DATE: 02/19/18 0014445SKF19