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ITEM 4.2ITEM 4_2 TPC The Planning Company PLANNING REPORT 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com TO: Otsego Planning Commission FROM: D. Daniel Licht, AICP REPORT DATE: 29 May 2018 ACTION DATE: 21 July 2018 RE: Otsego — Pleasant Creek Farms; 5th Addition (Lennar) 1001111911111 111191%, BACKGROUND The preliminary plat of Pleasant Creek Farms was approved on 14 April 2003 to include 324 townhouse dwelling units. Lennar constructed townhouse dwellings through Pleasant Creek Farms 4th Addition. The undeveloped portions of Pleasant Creek Farms 4th Addition north of 77th Street were preliminary platted as single family lots with City Council approval on 13 January 2013. There are 11 dwelling units within three buildings unbuilt south of 77th Street that remain owned by Lennar. Lennar has submitted plans for construction of these three buildings. The revised plans are subject to site and building plan review in accordance with Section 2-9-2 of the Zoning Ordinance. A revised final plat and vacation of existing drainage and utility easements is also required as the footprint of the proposed buildings are larger than the unit lots established with the Pleasant Creek Farms 4th Addition final plat. The Planning Commission will consider the applications at their meeting on 4 June 2018. Exhibits: ■ Site Location Map ■ Existing buildings ■ Proposed building exteriors and floor plans (4 pages) ■ Townhouse Landscape Plan Details ■ Site Plan ■ Final plat 1 ANALYSIS Comprehensive Plan. The Comprehensive Plan guides the subject site for medium -to -high density residential uses. Development of townhouse dwellings provides for housing options within Otsego other than traditional single family homes. Townhouse dwellings are an appropriate land use within areas guided for medium -to -high density residential uses. Zoning. The subject site is zoned R-6, Medium Density Residential District. The R-6 District allows for townhouse dwellings as a permitted use. The subject site is also governed by a PUD - CUP allowing for development of townhouse uses in a unit/base lot configuration with multiple principal buildings within a base lot as approved on 14 April 2003. Surrounding Land Uses. The subject site is surrounded by the existing and planned land uses shown in the table below. The proposed townhouse buildings are consistent with the land use approved with the original development plan for Pleasant Creek Farms and will not cause combability issues with surrounding uses. Direction Land Use Plan Zoning Map Existing Use North MHD Residential R-6 District Undeveloped East MHD Residential R-6 District Single family dwellings W-WWTF South Park/OpenSpace Commercial A-1 District Otsego Creek Undeveloped West MHD Residential R-6 District Back/back townhouses Row townhouses Building Plans. The proposed townhouse buildings are row structures with each dwelling unit having a front/rear exterior wall. The dwelling units are 1,719 square feet or 1,774 square feet in area and each has three bedrooms. The buildings are two stories and have a similar profile to the previous row -style buildings built by Lennar south of 77th Street west of the proposed buildings. The proposed buildings are slightly larger than the previously approved townhouse dwellings that had floor areas ranging from 1,517 square feet to 1,633 square feet. Each dwelling unit has an attached garage that is at least 428 square feet in area. The exterior of the proposed buildings including horizontal lap siding of vinyl or LP smartside and a brick wainscoting. The exterior materials are similar to that of the existing buildings. Colors for the proposed buildings must be coordinated with that of the four color packages offered with the existing buildings to ensure visual harmony. Storm shelter. Section 20-17-12 of the Zoning Ordinance requires construction of a storm shelter for any dwelling unit without a basement. The proposed dwelling units are all to be constructed on slab -on -grade foundations. A storm shelter will be required for each of the dwelling units, with their construction subject to review and approval of the Building Official. 2 Landscape Plan. The developer has provided a landscape plan for the foundation of each building. The landscape plan includes a variety of shrubs and evergreens of sizes that comply with the requirements of Section 20-19-2.B.3 of the Zoning Ordinance. The developer must add deciduous shade trees along 76th Street and Lambert Avenue consistent with the existing front yard plantings to the west and in the yard along 77th Street consistent with the approved landscape plan. Access. The proposed buildings will be accessed from 76th Street and Lambert Avenue. These public streets were constructed with the Pleasant Creek Farms 4th Addition final plat. Lot Requirements. Lot requirements for lot area per dwelling unit and lot coverage for Pleasant Creek Farms were established based on the overall development plan as shown in the table below. The three proposed buildings to be constructed within the revised final plat also comply with the setback requirements shown below. Minimum Total Lot Area Minimum Lot Area Per Unit Maximum Bldg. Coverage Setbacks Front Side Rear Between Bldgs. Pvt. Street Otsego Creek Required 15,OOOsf. 5,000 sf. 30% 35ft. 10ft. 20ft. 20ft. 25ft. 50ft. Proposed 41.2ac. 5,545 sf. 22% 35ft. 25ft. 25ft. 30ft. 25ft. 50ft. Utilities. There are sewer and water connections in place for each of the proposed dwelling units. Connection of sewer and water utilities will be subject to review and approval of the Building Official as part of the building permit. The developer must pay sewer and water connection charges for each dwelling unit at the time a building permit is issued for each building in accordance with the City's current fee schedule. Grading Plan. The revised building plans will not significantly alter the approved grading plan. Any modifications of the grading plan will be subject to review and approval of the City Engineer as part of the building permit process. Storm water area charges have already been paid for the final plat. All grading, drainage, and erosion control issues are subject to review and approval of the City Engineer. Easements. Outlot F, Pleasant Creek Farms 41h Addition is overlaid by drainage and utility easement as the base lot surrounding the three buildings. The revised final plat increases the area of the unit lots for each building absorbing a portion of Outlot F. The revised final plat requires vacation of the existing drainage and utility easement, which will be rededicated over Outlot A of the proposed Pleasant Creek Farms 5th Addition final plat. Due to timing for consideration of the applications, the City Council will hold the required public hearing for consideration of the drainage and utility easement vacation. All easements are subject to review and approval of the City Engineer. Park and Trail Dedication. The final plat of Pleasant Creek Farms 41h Addition included payment of park and trail fees in lieu of land dedication. No additional dwelling units will be created by the Pleasant Creek Farms 5th Addition final plat. Therefore, no additional park and trail dedication is required for the proposed final plat. Development Agreement. There are no public improvements being installed with the revised final plat and the subject site remains subject to the development agreement for Pleasant Creek Farms 4th Addition. As such, no new development agreement will be required for the revised final plat. Homeowners Association. The proposed townhouse dwellings will be included in the existing Homeowners Association for Pleasant Creek Farms. The developer has notified the Homeowners Association of its intent to construct the proposed buildings. RECOMMENDATION The proposed site and building plans, vacation of existing drainage and utility easement, and proposed Pleasant Creek Farms 5th Addition final plat comply with the requirements of the Zoning Ordinance and Subdivision Ordinance. Our office recommends approval of the applications as outlined below. POSSIBLE ACTIONS A. Motion to recommend approval of site and building plans, vacation of existing drainage and utility easements, and final plat for Pleasant Creek Farms 5th Addition subject to the following conditions: 1. Colors for the exterior materials for each of the proposed buildings must be coordinated with that of the existing buildings, subject to approval by the Zoning Administrator. 2. A storm shelter as required by Section 20-17-12 of the Zoning Ordinance shall be constructed within each of the dwelling units, subject to review and approval of the Building Official. The landscape plan shall be revised to add deciduous shade trees along 76th Street and Lambert Avenue and in the yard along 77th Street consistent with the approved landscape plan, subject to review and approval by the Zoning Administrator. 4. The developer shall pay utility connection charges in the amount established by the City Code for each dwelling unit at the time a building permit is issued. 0 All utility issues are subject to review and approval of the Building Official. 6. All grading, drainage, and erosion control issues are subject to review and approval of the City Engineer. 7. All easements are subject to review and approval of the City Engineer. B. Motion to recommend the application be denied based on a finding that the request does not comply with the requirements of the Zoning Ordinance or Subdivision Ordinance. C. Motion to table. C. Adam Flaherty, City Administrator/Finance Director Tami Loff, City Clerk Andy MacArthur, City Attorney Ron Wagner, City Engineer "N -:NMI rrrn rrr-1 rr 01111 oll tO-SA -Y! Orm,71 - wi CO L.j un u ME@ ly El u C r On ro 'If I I Li Om LA mu I--- 15 F,-,-, F 5'1, Fw, a.OWN- k--4,4 � I�r - -- - - ------ LEWMAR The St. Croix LENNAR.COM 952-249-3000 1,774 Sq. Ft. • Z Stories • 3 Bedrooms • 3 Bathrooms • Z Car Garage 11 TWIN CITIES #1 YEARS HOMEBUILDEV Elevations of a home may vary and we reserve the right to substitute and /or modify design and materials, in our sole opinion and without notice. Please see your New Home Consultant and home purchase agreement for actual features designated as an Everything's Included feature, additional Information, disclosures, and disclaimers relating to your home and its features. Plans are artist's renderings and may contain options which are not standard on all models. Lennar reserves the right to make changes to plans and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding `under air" or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. Visit Lennar.com or see a Lennar New Home Consultant for further details and important legal disclaimers. This is not an offer in states where prior registration is required. Void where prohibited by law. }Source - BATC, 2016 Top 25 Builders List. Copyright © 2018 Lennar Corporation. All rights reserved. Lennar, the Lennar logo, Everything's Included and the Everything's Included logo are U.S. registered service marks or service marks of Lennar Corporation and/or its subsidiaries. U.S. Home Corporation d/b/a Lennar — License No. 20464871. Lennar Sales Corp. — Broker. MN Bldr. Lic # BC001413.(22847) 02/07/18^- 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 0 DINING 15'-3" x 11'-10" e'-1" Ceiling FOYER Tv�st«y Ceiiig N GARAGE Main Level BEDROOM 2 13'-6" x 10'-0' BEDROOM 3 10'4" x 12'-2" __ g BATH2O ------- 2 -g1 LAUN OWNER'S O BATH Open to Below ----------------- OWNER'S SUITE W1O 13'-7" x 16'4" I Opt. Tray Calling Upper Level Opt. DECK Extended Oeck ICHEF;, 1' Ceiling FAMILY 15'-6" x 14'-7" 9'-1" Ceiling DINING 15'-3" x 11'-10" e'-1" Ceiling FOYER Tv�st«y Ceiiig N GARAGE Main Level BEDROOM 2 13'-6" x 10'-0' BEDROOM 3 10'4" x 12'-2" __ g BATH2O ------- 2 -g1 LAUN OWNER'S O BATH Open to Below ----------------- OWNER'S SUITE W1O 13'-7" x 16'4" I Opt. Tray Calling Upper Level 2 Stories 13 Bedrooms 13 Bathrooms 12 Car Garage 1,719 Sq. Ft. f 1,719 Sq. Ft. • z Stories • 3 Bedrooms • 3 Bathrooms • 2Car Garage 11 TWIN CITIES #1 YEARS HOMEBUILDERI Elevations of a home may vary and we reserve the right to substitute and /or modify design and materials, in our sole opinion and without notice. Please see your New Home Consultant and home purchase agreement for actual features designated as an Everything's Included feature, additional information, disclosures, and disclaimers relating to your home and its features. Plans are artist's renderings and may contain options which are not standard on all models. Lennar reserves the right to make changes to plans and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air" or "finished area" or any other description or modifier Of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. Visit Lennar.com or see a Lennar New Home Consultant for further details and important legal disclaimers. This is not an offer in states where prior registration is required. Void where prohibited by law. tSource - BATC, 2016 Top 25 Builders List. Copyright © 2018 Lennar Corporation. All rights reserved. Lennar, the Lennar logo, Everything's Included and the Everything's Included logo are U.S. registered service marks or service marks of Lennar Corporation and/or its subsidiaries. U.S. Home Corporation d/b/a Lennar — License No. 20464871. Lennar Sales Corp. — Broker. MN Bldr. Lic # BC001413.(22847) 02/07/18 W°=^ 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 0 OPT. EXTENDED DECK DECK DINING ' FAMILY 16'-1' z 18'-71' a® ITCHEN _______--_ ��� PAW FOYER PWDR MUD is 0 ROOM: ENTRY PORCH GARAGE 21'-6' Main Level BEDROOM2 BEDROOM 3 13'-6' z 10' 10'4' x i 1'-1' 0 O LAUNDR' BATH C OPEN OWNE TO BAT BELOW ----------------- -------------- OWNER'S BEDROOM 13'-C7''Gz 10'-9' Va,4ed�ig ----------------- Upper Level o2018 Westwood -H Inc. V -:� , &6 — I L —7— :7777 93' DD D-1, FT--.- -7---- 7 --..-TI JL ------ A J, 7' F + I DD D-1, A---7- +— J--, 2 2 21 20 L tD 0401 FOOTPRINT W BLDG JS' FOOTPRINT 3/ LO INTERNAL' LOT UNE \--NEW INTERNAL LOT UNE 0 EXTERNAL LOT LIN.. EW EXTERNAL LOT UNE/ VU I L III I OUTLOT A Westwood am Prepared for. ph— �952�,937�51W 4270IWhitewatr0d",SWW0300 cW Lennar F. 052 a 22 Minnotonka, MN M343 D- CLM TOR. (880)93 Mftvwp#� Cory L Meyer R—d D..1- Wdt. 7599 Anagram Drive Ixt. Wftwod Fmfml�l Sr*.k 1� 1 ��05/17/18 _, , 26971 Eden Prairie, Minnesota 55944 0. 40' 80, 120' Pleasant Creek 5th Addition Minnesota Call 48 Hours before digging: 811 or ca11811.com Common Ground Alliance 0015507SPP01. Data 05-17-18 Sheet. I OP I Site Plan FT--.- -7---- 7 --..-TI z J, 7' F + I + A---7- +— J--, 2 2 21 20 L tD 0401 FOOTPRINT W BLDG JS' FOOTPRINT 3/ LO INTERNAL' LOT UNE \--NEW INTERNAL LOT UNE 0 EXTERNAL LOT LIN.. EW EXTERNAL LOT UNE/ VU I L III I OUTLOT A Westwood am Prepared for. ph— �952�,937�51W 4270IWhitewatr0d",SWW0300 cW Lennar F. 052 a 22 Minnotonka, MN M343 D- CLM TOR. (880)93 Mftvwp#� Cory L Meyer R—d D..1- Wdt. 7599 Anagram Drive Ixt. Wftwod Fmfml�l Sr*.k 1� 1 ��05/17/18 _, , 26971 Eden Prairie, Minnesota 55944 0. 40' 80, 120' Pleasant Creek 5th Addition Minnesota Call 48 Hours before digging: 811 or ca11811.com Common Ground Alliance 0015507SPP01. Data 05-17-18 Sheet. I OP I Site Plan 02018 Westwood Professional Services, Inc. Typical Townhome Planting Detail - 4 Unit Legend QUANTITY SUN ALTERNATIVE SHADE ALTERNATIVE 1 NORTH VARIES 0' 10' 20' 20' Townhome Plant Schedule - By Builder 11000001 TYPE CODE _ 0TY_ • QN• COMMON/BOTANICAL NAME SIZE SPACING D.C. SHRUBS & PERENNIALS 5hode no no NOTES: • QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY. • CONTRACTOR TO SUBSTITUTE USING SHADE ALTERNATE SPECIES AS DETERMINED BY SOLAR ORIENTATION OF BUILDING (IE NORTH S1DE PLANTS RECEIVE SHADE ALTERNATE PLANTS), SEE RESPECTIVE PLANT KEY FOR ALTERNATE SPECIES SUBSTITUTIONS. • TYPICAL DETAIL IS AN EXAMPLE. CHECK EACH INDIVIDUAL BUILDING FOR DIFFERENCES IN LAYOUT THAT WILL AFFECT PLANTING PLAN. • DOUBLE SHREDDED HARDWOOD BARK MULCH TO BE USED AT 3" DEPTH WITH VINYL EDGER ON ALL LANDSCAPE PLANTING BEDS. • SEE LANDSCAPE PLAN FOR STREET AND BOULEVARD TREE LOCATIONS. Westwood PM. (952)9375150 12701 Wnnewacr0M ,$UIW0300 raM (952)837-5922 Minnolonke, MN 55343 TdFrta (080)937.5150 wertw.,dpa.com Wartwood Prohal9n l faMcet, Inc. r ba.br «ny wt uu• yw, ..�. y,.a.d y m. ar w,a< ar a.wwoe an+at N am that (� .car naa,,,d rxorunoNAt LANoecArs Aaa¢tncr cad- w Mw• a 1c. eMt• a Wnea••u • Nicholu T. Meyer Dae« 05/17/18 Goma No, 53774 Planting Details NTMI I Prepared for, Ch#'W : NIM Dn NTM R—d Dra•H1y by/data Planting Notes 1. CONTRACTOR SHALL CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TO VERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO INSTALLATION OF ANY PLANTS OR LANDSCAPE MATERIAL. 2. ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS, 3. NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. 4. ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO SUBMISSION OF ANY BID AND/OR QUOTE BY THE LANDSCAPE CONTRACTOR. FIELD SUBSTITUTIONS MUST BE APPROVED BY LANDSCAPE ARCHITECT AND/OR CITY PRIOR TO INSTALLATION. S. CONTRACTOR SHALL PROVIDE ONE YEAR GUARANTEE OF ALL PLANT MATERIALS, THE GUARANTEE BEGINS ON THE DATE OF THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTEN ACCEPTANCE OF THE INITIAL PLANTING. REPLACEMENT PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEE COMMENCING UPON PLANTING. 6. AT TIME OF PLANTING ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA–GROWN AND/OR HARDY. SPECIMEN GRADE SHALL ADHERE TO; BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS: ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, OPEN WOUNDS, SCARS, ETC. ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES. ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES. ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING. CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH RATIO OF NO LESS THAN 5:3, 7. PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2004 OR MOST CURRENT VERSION) REQUIREMENTS FOR SIZE AND TYPE SPECIFIED, 8. PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES. 9. PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL–IN MATERIALS IF NECESSARY; TEMPORARY ONLY. 10. AT CONTRACTOR DISCRETION, TWINE AND TOP OF BURLAP MAY BE LEFT ON FOR INITIAL YEAR AFTER INSTALLATION ONLY IF BIODEGRADABLE TWINE AND BURLAP ARE USED. CONTRACTOR TO VERIFY TWINE AND BURLAP DEGRADATION AFTER ONE YEAR PERIOD AND REMOVE ANY REMNANT MATERIAL AS NECESSARY, 11. WHEN THE BALLED & BURLAP TREE IS PLANTED, THE ROOT COLLAR/ROOT FLAIR SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE. 12. REMOVE POT ON POTTED PLANTS; $PUT AND BREAK APART PEAT POTS, 13. PRUNE PLANTS AS NECESSARY – PER STANDARD NURSERY PRACTICE AND TO CORRECT POOR BRANCHING OF EXISTING AND PROPOSED TREES. 14. STAKING OF TREES IS OPTIONAL AT CONTRACTOR DISCRETION; REPOSITION AND PLUMB IF NOT PLUMB AFTER ONE YEAR. NON–PLUMB TREES TO BE SUBJECT TO WARRANTY REPLACEMENT OR REPAIR, 15. THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONS PRIOR TO PLANTING. LANDSCAPE CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR THE NEED OF ANY SOIL AMENDMENTS. 16. BACKFILL SOIL AND TOPSOIL TO ADHERE TO MN/DOT STANDARD SPECIFICATION 3877 (COMMON TOPSOIL BORROW) AND TO BE NATIVE TOP SOIL FROM SITE FREE OF ROOTS, ROCKS LARGER THAN ONE INCH, SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED OTHERWISE. MINIMUM 4” DEPTH TOPSOIL FOR ALL LAWN GRASS AREAS AND 12" DEPTH TOPSOIL FOR TREE, SHRUBS, AND PERENNIALS. 17. MULCH TO BE AT ALL TREE, SHRUB, PERENNIAL, AND MAINTENANCE AREAS, TREE AND SHRUB PLANTING BEDS SHALL HAVE 4" DEPTH OF SHREDDED HARDWOOD MULCH. SHREDDED HARDWOOD MULCH TO BE USED AROUND ALL PLANTS WITHIN TURF AREAS. PERENNIAL AND ORNAMENTAL GRASS BEDS SHALL HAVE 2" DEPTH SHREDDED HARDWOOD MULCH. MULCH TO BE FREE OF DELETERIOUS MATERIAL. MULCH AND FABRIC TO BE APPROVED BY OWNER PRIOR TO INSTALLATION. 18. EGGING TO BE COMMERCIAL GRADE VALLEY–VIEW BLACK DIAMOND (OR EQUAL) POLY EDGING OR SPADED EDGE, AS INDICATED. POLY EDGING SHALL BE PLACED WITH SMOOTH CURVES AND STAKED WITH METAL SPIKES NO GREATER THAN 4 FOOT ON CENTER WITH BASE OF TOP BEAD AT GRADE, FOR MOWERS TO CUT ABOVE WITHOUT DAMAGE, UTILIZE CURBS AND SIDEWALKS FOR EDGING WHERE POSSIBLE. SPADED EDGE TO PROVIDE V–SHAPED DEPTH AND WIDTH TO CREATE SEPARATION BETWEEN MULCH AND GRASS. INDIVIDUAL TREE, SHRUB, OR RAIN–GARDEN BEDS TO BE SPADED EDGE, UNLESS NOTED OTHERWISE. EDGING TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE). 19. ALL DISTURBED AREAS OR PREVIOUSLY TILLED AREAS TO BE SODDED OR SEEDED AS INDICATED EXCEPT POND AREAS AND WETLAND BUFFERS (SEE GRADING PLAN / EROSION CONTROL). SOD TO BE STANDARD MINNESOTA GROWN AND HARDY BLUEGRASS MIX, FREE OF LAWN WEEDS. ALL TOPSOIL AREAS TO BE RAKED TO REMOVE DEBRIS AND ENSURE DRAINAGE. SLOPES OF 3:1 OR GREATER $HALL BE STAKED. IF NOT INDICATED ON LANDSCAPE PLAN, SEE EROSION CONTROL PLAN. 20. PROVIDE IRRIGATION TO ALL PLANTED AREAS ON SITE, IRRIGATION SYSTEM TO BE DESIGN/BUILD BY LANDSCAPE CONTRACTOR. CONTRACTOR TO PROVIDE OPERATION MANUALS, AS–BUILT PLANS, AND NORMAL PROGRAMMING. LAWN SPRINKLERS/IRRIGATION SYSTEMS SHALL ALL HAVE RAIN SENSORS TO LIMIT UNNECESSARY WATERING. SYSTEM SHALL BE WINTERIZED AND HAVE SPRING STARTUP DURING FIRST YEAR OF OPERATION. SYSTEM SHALL HAVE ONE–YEAR WARRANTY ON ALL PARTS AND LABOR, ALL INFORMATION ABOUT INSTALLATION AND SCHEDULING CAN BE OBTAINED FROM THE GENERAL CONTRACTOR, 21. CONTRACTOR SHALL PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THE PLANT IS FULLY ESTABLISHED OR IRRIGATION SYSTEM IS OPERATIONAL. OWNER WILL NOT PROVIDE WATER FOR CONTRACTOR, 22, REPAIR, REPLACE, OR PROVIDE SOD/SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD AREAS ADJACENT TO THE SITE DISTURBED DURING CONSTRUCTION. 23. REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER. Lennar 7599 Anagram Drive Eden Prairie, Minnesota 5534 Pleasant Creek 5th Addition Minnesota Call 48 Hours before digging: 811 or call811,com Common Ground Alliance 0015507PLFOI–TH Dat« 05-17-18 Sheet 1 OF 1 Townhome Landscape Details PRUNE OUT MISDIRECTED BRANCHES. PROVIDE ONE CENTRAL LEADER. GUYING AND STAKING. (OPTIONAL) FOR ONE (1) YEAR ON ALL e �I� DECIDUOUS AND CONIFEROUS TREES: TOP STAKES 5' ABOVE GROUND ,.t,' (MAX.) OR TO FIRST BRANCH. BOTTOM OF STAKE 3' (MIN,) •. {+'t•" BELOW GROUND. STAKING POSTS t TO BE 2"X2" STAINED WOOD OR s PAINTED STEEL DELINEATOR POSTS. PLACE 3 POSTS r"! ,"'✓nl EQUIDISTANT AROUND AND r OUTSIDE ROOT BALL. SECURE TREE TO POSTS WITH 16" LONG POLYPROPYLENE OR POLYETHYLENE, 40 MIL., 1.$" WIDE STRAP. PLACE MULCH, DEPTH AS SPECIFIED, A OVER PLANT PITS – DO NOT PILE DIAMETER AGAINST TRUNK. FORM 3" DEEP WATERING BASIN. BACKFILL PLANT PIT WITH SPECIFIED r.l BACKFILL SOIL. 'iti?•, ''4�' •' SCARIFY SIDES AND BOTTOM OF HOLE. •�"•� REFER TO AMERICAN STANDARD FOR I _ NURSERY STOCK FOR MINIMUM BALL SIZE. ROOT FLARE TO BE PLANTED AT OR NEAR FINISHED GROUNDUNE. SET ROOT BALL ON UNDISTURBED SUBSOIL OR COMPACTED SOIL MOUND MATCHING TREES NATURAL GROUNDUNE WITH FINISHED SITE GRADE, N. T. S. WeatDECIDUOUS 3NOod TREE RMSECI uSrmnl LA28 PLANTING PRUNE OUT MISDIRECTED BRANCHES, PROVIDE ONE CENTRAL LEADER, GUYING AND STAKING, (OPTIONAL) FOR ONE (1) YEAR ON ALL GECIDUOUS AND CONIFEROUS TREES: TOP STAKES 5' ABOVE GROUND (MAX.) OR TO FIRST BRANCH, + BOTTOM OF STAKE 3' (MIN.) BELOW GROUND. STAKING _! 80*+• `' POSTS TO BE 2"X2" STAINED WOOD OR PAINTED STEEL DELINEATOR POSTS. PLACE 3 �!"I'•""'' POSTS EQUIDISTANT AROUND AND OUTSIDE ROOT BALL. SECURE TREE TO POSTS WITH 16" LONG POLYPROPYLENE OR i POLYETHYLENE, 40 MIL, 1.5' c _ WIDE STRAP. • .. i". PLACE MULCH, DEPTH AS SPECIFIED, OVER PLANT PITS – `I'• DO NOT PILE AGAINST TRUNK, a FORM 3" DEEP WATERING BASIN. BACKFILL PLANT PIT WITH ` SPECIFIED BACKFILL SOILL, SCARIFY SIDES AND BOTTOM OF {i'.i,•':• _ HOLE. REFER TO AMERICAN STANDARD – FOR NURSERY $TOCK FOR MINIMUM BALL SIZE. ROOT FLARE TO BE PLANTED AT OR NEAR FINISHED GROUNDUNE. SET ROOT BALL ON UNDISTURBED SUBSOIL OR COMPACTED SOIL MOUND MATCHING TREES NATURAL GROUNDLINE WITH FINISHED SITE GRADE. N,T,S, W.,,, Od EVERGREEN TREE REVI— LAST pyl-'t LA29 PLANTING REMOVE CONTAINER, SCARIFY SIDES, AND SET SOIL MASS ON COMPACTED SOIL BASE MOUND, MATCHING SHRUBS NATURAL GROUNDUNE WITH FINISHED GRADE �•„o'l, MULCH AS SPECIFIED (AND FILTER FABRIC, AS INDICATED) t'S EDGING AT PLANTING BEDS, AS >T h!�„ „M• SPECIFIED, ADJACENT TO LAWN w AREAS r�z SCARIFY SIDES AND BOTTOM OF ,�. T 'J. •5 'e ' HOLE. DEPTH PER CONTAINER SOIL _' _ DEPTH c BACKFILL PLANT PIT WITH SPECIFIED PLANTING SOIL OR AS APPROVED SET CONTAINER ROOT SOIL ON UNDISTURBED SUBSOIL OR MILD COMPACTED SOIL FOR DEPTH TO MATCH FINISH GRADE N.T.S. YYaat..W SHRUB & PERENNIAL USt REMSEM LA27–C CONTAINER PLANTING NTMI I Prepared for, Ch#'W : NIM Dn NTM R—d Dra•H1y by/data Planting Notes 1. CONTRACTOR SHALL CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TO VERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO INSTALLATION OF ANY PLANTS OR LANDSCAPE MATERIAL. 2. ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS, 3. NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. 4. ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO SUBMISSION OF ANY BID AND/OR QUOTE BY THE LANDSCAPE CONTRACTOR. FIELD SUBSTITUTIONS MUST BE APPROVED BY LANDSCAPE ARCHITECT AND/OR CITY PRIOR TO INSTALLATION. S. CONTRACTOR SHALL PROVIDE ONE YEAR GUARANTEE OF ALL PLANT MATERIALS, THE GUARANTEE BEGINS ON THE DATE OF THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTEN ACCEPTANCE OF THE INITIAL PLANTING. REPLACEMENT PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEE COMMENCING UPON PLANTING. 6. AT TIME OF PLANTING ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA–GROWN AND/OR HARDY. SPECIMEN GRADE SHALL ADHERE TO; BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS: ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, OPEN WOUNDS, SCARS, ETC. ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES. ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES. ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING. CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH RATIO OF NO LESS THAN 5:3, 7. PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2004 OR MOST CURRENT VERSION) REQUIREMENTS FOR SIZE AND TYPE SPECIFIED, 8. PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES. 9. PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL–IN MATERIALS IF NECESSARY; TEMPORARY ONLY. 10. AT CONTRACTOR DISCRETION, TWINE AND TOP OF BURLAP MAY BE LEFT ON FOR INITIAL YEAR AFTER INSTALLATION ONLY IF BIODEGRADABLE TWINE AND BURLAP ARE USED. CONTRACTOR TO VERIFY TWINE AND BURLAP DEGRADATION AFTER ONE YEAR PERIOD AND REMOVE ANY REMNANT MATERIAL AS NECESSARY, 11. WHEN THE BALLED & BURLAP TREE IS PLANTED, THE ROOT COLLAR/ROOT FLAIR SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE. 12. REMOVE POT ON POTTED PLANTS; $PUT AND BREAK APART PEAT POTS, 13. PRUNE PLANTS AS NECESSARY – PER STANDARD NURSERY PRACTICE AND TO CORRECT POOR BRANCHING OF EXISTING AND PROPOSED TREES. 14. STAKING OF TREES IS OPTIONAL AT CONTRACTOR DISCRETION; REPOSITION AND PLUMB IF NOT PLUMB AFTER ONE YEAR. NON–PLUMB TREES TO BE SUBJECT TO WARRANTY REPLACEMENT OR REPAIR, 15. THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONS PRIOR TO PLANTING. LANDSCAPE CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR THE NEED OF ANY SOIL AMENDMENTS. 16. BACKFILL SOIL AND TOPSOIL TO ADHERE TO MN/DOT STANDARD SPECIFICATION 3877 (COMMON TOPSOIL BORROW) AND TO BE NATIVE TOP SOIL FROM SITE FREE OF ROOTS, ROCKS LARGER THAN ONE INCH, SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED OTHERWISE. MINIMUM 4” DEPTH TOPSOIL FOR ALL LAWN GRASS AREAS AND 12" DEPTH TOPSOIL FOR TREE, SHRUBS, AND PERENNIALS. 17. MULCH TO BE AT ALL TREE, SHRUB, PERENNIAL, AND MAINTENANCE AREAS, TREE AND SHRUB PLANTING BEDS SHALL HAVE 4" DEPTH OF SHREDDED HARDWOOD MULCH. SHREDDED HARDWOOD MULCH TO BE USED AROUND ALL PLANTS WITHIN TURF AREAS. PERENNIAL AND ORNAMENTAL GRASS BEDS SHALL HAVE 2" DEPTH SHREDDED HARDWOOD MULCH. MULCH TO BE FREE OF DELETERIOUS MATERIAL. MULCH AND FABRIC TO BE APPROVED BY OWNER PRIOR TO INSTALLATION. 18. EGGING TO BE COMMERCIAL GRADE VALLEY–VIEW BLACK DIAMOND (OR EQUAL) POLY EDGING OR SPADED EDGE, AS INDICATED. POLY EDGING SHALL BE PLACED WITH SMOOTH CURVES AND STAKED WITH METAL SPIKES NO GREATER THAN 4 FOOT ON CENTER WITH BASE OF TOP BEAD AT GRADE, FOR MOWERS TO CUT ABOVE WITHOUT DAMAGE, UTILIZE CURBS AND SIDEWALKS FOR EDGING WHERE POSSIBLE. SPADED EDGE TO PROVIDE V–SHAPED DEPTH AND WIDTH TO CREATE SEPARATION BETWEEN MULCH AND GRASS. INDIVIDUAL TREE, SHRUB, OR RAIN–GARDEN BEDS TO BE SPADED EDGE, UNLESS NOTED OTHERWISE. EDGING TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE). 19. ALL DISTURBED AREAS OR PREVIOUSLY TILLED AREAS TO BE SODDED OR SEEDED AS INDICATED EXCEPT POND AREAS AND WETLAND BUFFERS (SEE GRADING PLAN / EROSION CONTROL). SOD TO BE STANDARD MINNESOTA GROWN AND HARDY BLUEGRASS MIX, FREE OF LAWN WEEDS. ALL TOPSOIL AREAS TO BE RAKED TO REMOVE DEBRIS AND ENSURE DRAINAGE. SLOPES OF 3:1 OR GREATER $HALL BE STAKED. IF NOT INDICATED ON LANDSCAPE PLAN, SEE EROSION CONTROL PLAN. 20. PROVIDE IRRIGATION TO ALL PLANTED AREAS ON SITE, IRRIGATION SYSTEM TO BE DESIGN/BUILD BY LANDSCAPE CONTRACTOR. CONTRACTOR TO PROVIDE OPERATION MANUALS, AS–BUILT PLANS, AND NORMAL PROGRAMMING. LAWN SPRINKLERS/IRRIGATION SYSTEMS SHALL ALL HAVE RAIN SENSORS TO LIMIT UNNECESSARY WATERING. SYSTEM SHALL BE WINTERIZED AND HAVE SPRING STARTUP DURING FIRST YEAR OF OPERATION. SYSTEM SHALL HAVE ONE–YEAR WARRANTY ON ALL PARTS AND LABOR, ALL INFORMATION ABOUT INSTALLATION AND SCHEDULING CAN BE OBTAINED FROM THE GENERAL CONTRACTOR, 21. CONTRACTOR SHALL PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THE PLANT IS FULLY ESTABLISHED OR IRRIGATION SYSTEM IS OPERATIONAL. OWNER WILL NOT PROVIDE WATER FOR CONTRACTOR, 22, REPAIR, REPLACE, OR PROVIDE SOD/SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD AREAS ADJACENT TO THE SITE DISTURBED DURING CONSTRUCTION. 23. REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER. Lennar 7599 Anagram Drive Eden Prairie, Minnesota 5534 Pleasant Creek 5th Addition Minnesota Call 48 Hours before digging: 811 or call811,com Common Ground Alliance 0015507PLFOI–TH Dat« 05-17-18 Sheet 1 OF 1 Townhome Landscape Details VlciW Map Nol to Scale 80711 STREET BE D � 771fI STREET NE r WI I li WI rr I 12 r_ L 7- W W`-LAMB RT AVENUE NE Y ml I I� SE— 'I .... ;i•'r I I 70TH 57REET HE (CR 3R) SEC77ON 25, TOWNSHIP 121, RANGE 24 N27o29 29'W PLEASANT CREEK FARMS 5TH ADDITION r -An fT I 1 C I I I _ N O!7 h0 / �17r Gf h `M O• I � J ( 2 I / an Dap \L- I V hO moi' 0� Y + c� t0� DO 4-qi rA IV 7 A^ v- �u Trvi-<l •i � to y toil i. n \ _ iI \V O 589�0126wW 94.00-,Va6 OszS w N89001 26 12200 O h nuj 1 l'if 2 �\ V vvii_vT F N89026 33'W 269.99 IA/Ltn\1 r_A L)!/ AL1 l irl Afl rl/Tr/�A/ \rII r11\IV/ ii\L r L/lJI11VIV KNOW ALL PERSONS BY 7HESE PRESENTS That U. S Home Co pwnliwl, o Del owwe .eryooliw+, fee..I- of the following des-bedpyerfy sit—led in No Cwmty of Iwighl. Stale of Minnesota, to wit: Lot t through Lot 4, incl-ive, Black 22, PIEASAN7 CREEK FARMS 41H ADDIDINI, accardt ,g to the recorded plot thereat, wiight County, Minnesatn Has cursed the ..,an to be svrwycd and plat/ed ns PLEASANT CREEK FARMS 5THAM77OV and does hereby dedente to rhe public tar public use forever the drainage and .1,711yeasements as created by this pial. /a witness whereof said U.S Han, Corporation, o Delaware capwnffm, has caused these preserfts to be signed by its proper afRcws this day of 20_ US HOME CORPORABov By Jonathon A—a, Dhisinn Vice President STA 7E OF MINNESOTA COUNTY OF R+is inslmment •as acknaw/dgd bet me (his day of 20— by Jonathan Aurae, Ohisian lice P -, s ideal of US flame Cwparali-, a OO.— corpwatian, an behalf of the covie—lion. Natnry Publly My Commission Expires SURVEYORS CE107ITCA7E e� raanry, Mmnesarn 1, Craig W. Mwse, do hereby certify that this plat was I—pa ut by me w under my direct .suPavision; that 1 am a duly Licensed Land Sury in the State of Minnesota; that this pint is o correctrepreswl(atinn of the boundary survey, (hot al1 malhematicol data and labJs are —,fly designated an this plot; that all mwumumis dcpiatd on this plat hew been, w will be correctly sol within one )car; that ail water boundaries and wet lands, as defind in Minnesota Statutes, Section 50501, Subd. 3, as of the data at this —liftt. are shown and labeled on this plot; and all public ways are sham and lobated on this plat. Craig W. Mnrso, Land .Swwynr k(one—tor License No. 23021 STATE OF MINNESOTA COUNTY OF the foregoing Sarw)or's C'ertiffcate wa.s —k—Ledged before me this day of . 20— by Craig W. M--, Land Sa—yvr, Minnesota License Na 23021. N.1—y Public, My Co-nd-fon Expires trr�w•f Maw Canaly, AM -1. CITY COUNCIL, CITY OF OTSEGO, MINNESOTA This plot of PLEASANT CREEK FARMS SIB ADD/ROM was approved and arcepfed by the City Colmci/ of the City o/ Otsego, Minnesota, at a meeting held this day of 20— ..(1 Easement awe off of vlc.vl J I I 1 t i 1 i q q O V 001'26-W 146.00 1 D EL�90' v NRIGHT COUNTY SURKYOR z M� 1-N-th line o/ Ouflof F, PLEASANT .Section 505021, Subd ll, this plot has been reviewed and apprnvd this day of u ?• CREEK FARMS 411 ADDiRON 20 O i r` < h 1 xz `C �\ '-50.00---- w° O O e f ��^ J`) *RIGHT COUNTY AUDI7-IM/7REASURER vvTi.vT F l nF`ITIUnq ap f C4 u� 41 J. Pursuant to Minnesota Statutes, Secfton 505021, Subd. 9, taxes vt b i..r A f n 7'; ; _L-fr\ _-Found Iron Pipe .� _ l LS 6'23021 \ ) ry r l r__ f N J S 612j PF a0 Irj'� (.j 6800 , O \� Ok 4 BY. 0 0 BEARING ORIENTA770N- north line of OUtlot F, PLEASANT CREEK FARMS CJ / o N eNo B�O36f 6800 N.W 4TH ADDITION, is assumed to bear S 89°01 26' W 1 heresy certify that mtc t stmment was Tiled in the office of the Ce-ly Recorder for racwd en this day of 20 of � Denotes i/2 inch by 14 inch iron rebar set ^+ 2o/o B Slamn as Decueneat Number op • Denotes 1/2 inch by 14 inch iron rebar Might County Aadlor 2 e�2 p_--58_�tssi'w'y'zni '` "Go Ifeend Iron Pipe 40 0 40 80 120 / LS }23021 Scale in feet — ory o - OUMOT A� r7 � / Dra7noge & U(7ify 019 r J r -An fT I 1 C I I I _ N O!7 h0 / �17r Gf h `M O• I � J ( 2 I / an Dap \L- I V hO moi' 0� Y + c� t0� DO 4-qi rA IV 7 A^ v- �u Trvi-<l •i � to y toil i. n \ _ iI \V O 589�0126wW 94.00-,Va6 OszS w N89001 26 12200 O h nuj 1 l'if 2 �\ V vvii_vT F N89026 33'W 269.99 IA/Ltn\1 r_A L)!/ AL1 l irl Afl rl/Tr/�A/ \rII r11\IV/ ii\L r L/lJI11VIV KNOW ALL PERSONS BY 7HESE PRESENTS That U. S Home Co pwnliwl, o Del owwe .eryooliw+, fee..I- of the following des-bedpyerfy sit—led in No Cwmty of Iwighl. Stale of Minnesota, to wit: Lot t through Lot 4, incl-ive, Black 22, PIEASAN7 CREEK FARMS 41H ADDIDINI, accardt ,g to the recorded plot thereat, wiight County, Minnesatn Has cursed the ..,an to be svrwycd and plat/ed ns PLEASANT CREEK FARMS 5THAM77OV and does hereby dedente to rhe public tar public use forever the drainage and .1,711yeasements as created by this pial. /a witness whereof said U.S Han, Corporation, o Delaware capwnffm, has caused these preserfts to be signed by its proper afRcws this day of 20_ US HOME CORPORABov By Jonathon A—a, Dhisinn Vice President STA 7E OF MINNESOTA COUNTY OF R+is inslmment •as acknaw/dgd bet me (his day of 20— by Jonathan Aurae, Ohisian lice P -, s ideal of US flame Cwparali-, a OO.— corpwatian, an behalf of the covie—lion. Natnry Publly My Commission Expires SURVEYORS CE107ITCA7E e� raanry, Mmnesarn 1, Craig W. Mwse, do hereby certify that this plat was I—pa ut by me w under my direct .suPavision; that 1 am a duly Licensed Land Sury in the State of Minnesota; that this pint is o correctrepreswl(atinn of the boundary survey, (hot al1 malhematicol data and labJs are —,fly designated an this plot; that all mwumumis dcpiatd on this plat hew been, w will be correctly sol within one )car; that ail water boundaries and wet lands, as defind in Minnesota Statutes, Section 50501, Subd. 3, as of the data at this —liftt. are shown and labeled on this plot; and all public ways are sham and lobated on this plat. Craig W. Mnrso, Land .Swwynr k(one—tor License No. 23021 STATE OF MINNESOTA COUNTY OF the foregoing Sarw)or's C'ertiffcate wa.s —k—Ledged before me this day of . 20— by Craig W. M--, Land Sa—yvr, Minnesota License Na 23021. N.1—y Public, My Co-nd-fon Expires trr�w•f Maw Canaly, AM -1. CITY COUNCIL, CITY OF OTSEGO, MINNESOTA This plot of PLEASANT CREEK FARMS SIB ADD/ROM was approved and arcepfed by the City Colmci/ of the City o/ Otsego, Minnesota, at a meeting held this day of 20— ..(1 Easement awe off of V " O,B.t A V D EL�90' v NRIGHT COUNTY SURKYOR I hereby certify that in accordance with Minnesota Slobrtes, .Section 505021, Subd ll, this plot has been reviewed and apprnvd this day of , Cr < 20 i r` < `C �\ Nright County Suveyw J`) *RIGHT COUNTY AUDI7-IM/7REASURER Snd It— Pipe tr�9• Pursuant to Minnesota Statutes, Secfton 505021, Subd. 9, taxes p>nble for the year 20_ oa the land hereinbefore described hove been paid. Also,. ry pursuant to Minnesoro Statutes, Section 27212, there we no delinquent foxes and transfer entered this _day of ZO, }} Ok NYight Comely AuditorDeputy BY. 0 BEARING ORIENTA770N- north line of OUtlot F, PLEASANT CREEK FARMS *RIGHT couNTr RECORDER 4TH ADDITION, is assumed to bear S 89°01 26' W 1 heresy certify that mtc t stmment was Tiled in the office of the Ce-ly Recorder for racwd en this day of 20 of � Denotes i/2 inch by 14 inch iron rebar set o'clock .M, and was duly recordd in Cabinet No. Slamn as Decueneat Number and marked by License No. 2JO21 • Denotes 1/2 inch by 14 inch iron rebar Might County Aadlor found and marked by License No. 17255, unless noted otherwise 40 0 40 80 120 Scale in feet Scale: 1 Inch = 40 Feet Westwood Professional Services, Inc.