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ITEM 3.3TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Otsego Planning Commission FROM: D. Daniel Licht, AICP REPORT DATE: 31 May 2017 ACTION DATE: 7 July 2017 RE: Otsego — Crimson Ponds West 4th Addition TPC FILE: 101.02 BACKGROUND ITEM 3_3 Benzinger Properties has submitted plans for development of Crimson Ponds West 4th Addition located east of Odean Avenue and north of 75th Street. The preliminary plat of Crimson Ponds West was approved by the City Council on 10 October 2005 consisting of 187 single family lots. The developer is proposing to amend the preliminary plat to include 39 detached townhouse dwelling units at the southwest corner of the plat. The changes to the preliminary plat require consideration of a Zoning Map amendment rezoning the area to R-5, Single and Two Family District, a PUD -CUP for subdivision of unit and base lots, and preliminary/final plat. The developer is also proposing to final plat 25 single family lots consistent with the layout of the approved preliminary plat as part of Crimson Ponds 4th Addition. A public hearing to consider the applications has been noticed for the Planning Commission meeting on 5 June 2017. Exhibits: • Site Location • Detached townhouse plans (14 sheets) • Preliminary Plat • Site Plan • Final Plat (2 sheets) ANALYSIS Comprehensive Plan. The Comprehensive Plan guides the subject site for low density residential uses. Development of single family dwellings is consistent with the land use designation and development density of less than 3.0 dwelling units per acre. Zoning. The subject site is zoned R-4 District. Single family dwellings are a permitted use within the R-4 District. The developer is proposing to revise the approved preliminary plat to include 39 detached townhouse dwellings within Blocks 1 and 2 of the proposed final plat. The development of the proposed detached townhouses with a unit and base lot configuration requires consideration of a Zoning Map amendment rezoning Blocks 1 and 2 to R-5, Single and Two Family District and a PUD -CUP. Consideration of the Zoning Map amendment and PUD - CUP is to be evaluated based upon, but not limited to, the criterial outlined in Section 20-3-2.F and 20-4-2.F of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the Otsego Comprehensive Plan. Comment: The Comprehensive Plan guides the subject site for low density residential uses. Detached townhouse dwellings provide life cycle housing options for those seeking the lower individual maintenance requirements of a townhouse with the independence and separation of a single family dwelling. The City has found detached townhomes to be a desirable use within this land use category that serves to expand housing choice within the community in addition to traditional single family dwellings consistent with the following policies: • Encourage housing styles and development techniques that conserve land and increase efficiency provided that guided densities are not exceeded. • Establish single family dwellings as the primary type of housing maintained and developed within the community through designation of a variety of single family lot sizes to create potential for added diversity in the housing supply and create housing opportunities for all segments of the population. 2. The proposed use's compatibility with present and future land uses of the area. Comment: Blocks land 2 are surrounded by the existing and planned uses shown in the table below. The proposed detached townhomes are located adjacent to the intersection of two residential collector streets and do not abut any existing single family lots within Crimson Ponds West. The inclusion of the detached townhouses provides a desirable land use transition from the traffic impacts along Odeon Avenue and 75th Street to the lower density single family lots on the interior of Crimson Ponds West. N Direction Land Use Plan Zoning Map Existing Use North LD Residential R-4 District Undeveloped Rural single family East LD Residential R-4 District Undeveloped Single family (CRW) South LD Residential A-1 District 751h Street Rural single family West LD Residential A-1 District Undeveloped The proposed use's conformity with all performance standards contained within the Zoning Ordinance and other provisions of the City Code. Comment: The proposed detached townhomes will comply with all performance standards of the Zoning Ordinance, Subdivision Ordinance, Engineering Manual and conditions of the PUD -CUP. 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. Comment: The subject site is accessed by Odeon Avenue and 75th Street, which are designated by the 2012 Transportation Plan as residential collector streets. These roadways have adequate design capacity to accommodate the additional traffic generated by the 12 additional dwelling units proposed with Blocks 1 and 2. 5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity. Comment: The subject site is located within the East Sewer District established by the 2012 Comprehensive Plan and there is adequate public services and facilities in place to accommodate the proposed 12 additional dwellings within Blocks 1 and 2. Single Family Lots. The proposed final plat includes 25 single family lots subject to the lot requirements of the R-4 District. The number and design of lots within Blocks 3, 4, 5 and 6 are consistent with the subdivision design for the Crimson Ponds West preliminary plat, although Blocks 5 and 6 include one less lot each than shown on the preliminary plat. The single family lots within Blocks 5 and 6 are designed to a minimum width of 100 feet as required by conditions of approval for the Crimson Ponds West preliminary plat to provide a transition to the acre lots to the north within Deer Field Acres and Hidden Valley. The other single family lots are designed to meet a minimum width of 75 feet, and all lots have at least 12,000 square feet in area as required within the R-4 District. The single family lots within Blocks 3, 4, 5, and 6 are subject to the following setback requirements: Detached Townhouse Lots. The developer is proposing to revise Blocks land 2 to develop 39 detached townhouse dwellings. The Crimson Ponds West preliminary plat had planned for 27 single family lots within Blocks 1 and 2. The detached townhomes are single level structures, although Lots 19-25, Block 1 and Lots 3-5, Block 2 are shown as lookout basements. The square footage of the detached townhomes range from 1,702 to 1,979 square feet. The plans include a three stall, 698 square foot garage. The detached townhomes are to be platted within unit lots that are 65 feet wide surrounded by a common base lot to be owned and maintained by a homeowners association. The City requires detached townhomes to provide a minimum of 5,000 square feet of lot area per dwelling unit. There is 11,743 square feet of lot area per dwelling unit within Block 1 and 10,678 square feet of lot area per dwelling unit within Block 2 meeting this requirement. Setbacks for the detached townhomes would be subject to the requirements of the R-5 District as outlined below: Setbacks Odean Ave/ 75th Street Front Side Rear Interior 65ft. 35ft. 10ft. 20ft. Corner 35ft. Detached Townhouse Lots. The developer is proposing to revise Blocks land 2 to develop 39 detached townhouse dwellings. The Crimson Ponds West preliminary plat had planned for 27 single family lots within Blocks 1 and 2. The detached townhomes are single level structures, although Lots 19-25, Block 1 and Lots 3-5, Block 2 are shown as lookout basements. The square footage of the detached townhomes range from 1,702 to 1,979 square feet. The plans include a three stall, 698 square foot garage. The detached townhomes are to be platted within unit lots that are 65 feet wide surrounded by a common base lot to be owned and maintained by a homeowners association. The City requires detached townhomes to provide a minimum of 5,000 square feet of lot area per dwelling unit. There is 11,743 square feet of lot area per dwelling unit within Block 1 and 10,678 square feet of lot area per dwelling unit within Block 2 meeting this requirement. Setbacks for the detached townhomes would be subject to the requirements of the R-5 District as outlined below: The developer is requesting a 25 foot front yard setback to accommodate the proposed 55 foot deep dwelling units and the layout of the proposed streets defined by the original preliminary plat approval. A 25 foot setback is adequate to accommodate off-street vehicle parking behind the sidewalk; on the opposite side of the street there will be 35 feet between the building front and back of curb to accommodate off-street parking. We recommend that the setback of Lots 19-25, Block 1 be increased to 30 feet to be more consistent with 35 foot setback for the single family dwellings within Blocks 4, 5, and 6 along 77th Street. All other setbacks comply with R-5 District requirements. Landscaping. Section 20-19-3.13 of the Zoning Ordinance requires installation of buffer yard landscaping within the yards abutting Odean Avenue and 75th Street. A landscape plan for the buffer yard along Odean Avenue was previously submitted. The buffer yard landscape plan must be expanded to include the yards abutting Odean Avenue. A separate landscape plan must also be provided for the common lot and foundations of the proposed detached townhomes. Attention must be given to installation of shade trees in front yards, incorporation 4 Setbacks Odean Local or Ave./ Side Rear 75th St. Street Required 65ft. 25ft. bldg/ 7ft. 20 ft. 30 ft. garage face Proposed 65ft. 25ft. 7ft. 20 ft. The developer is requesting a 25 foot front yard setback to accommodate the proposed 55 foot deep dwelling units and the layout of the proposed streets defined by the original preliminary plat approval. A 25 foot setback is adequate to accommodate off-street vehicle parking behind the sidewalk; on the opposite side of the street there will be 35 feet between the building front and back of curb to accommodate off-street parking. We recommend that the setback of Lots 19-25, Block 1 be increased to 30 feet to be more consistent with 35 foot setback for the single family dwellings within Blocks 4, 5, and 6 along 77th Street. All other setbacks comply with R-5 District requirements. Landscaping. Section 20-19-3.13 of the Zoning Ordinance requires installation of buffer yard landscaping within the yards abutting Odean Avenue and 75th Street. A landscape plan for the buffer yard along Odean Avenue was previously submitted. The buffer yard landscape plan must be expanded to include the yards abutting Odean Avenue. A separate landscape plan must also be provided for the common lot and foundations of the proposed detached townhomes. Attention must be given to installation of shade trees in front yards, incorporation 4 of evergreen and shade trees in rear yards, and planting shrubs at the foundation of each dwelling. Section 20-19-2.B of the Zoning Ordinance requires planting of two shade trees per single family lot. The landscape plans are to be subject to review and approval of City staff and the developer is required to provide a security as part of the development agreement. Access. The proposed 4th Addition is accessed from 75th Street and Odean Avenue. Both roadways are designated by the 2012 Transportation Plan as residential collector streets to carry traffic to/from neighborhoods to arterial roadways. The developer will pay a collector street access fee of $1,515/lot as part of the development contract minus an outstanding credit of $4,520 from previous additions for construction of 75th Street. Streets. The final plat provides for extension of 77th Street and Odell Lane from prior additions to provide connections to Odean Avenue and 75th Street. The final plat also includes construction of Ogden Avenue and Odell Circle within the subdivision. Ogden Avenue is connected to an existing street stub at the north plat line abutting Deer Field Acres to provide neighborhood connections consistent with the preliminary plat. Streets within the proposed final plat are designed with a 60 foot right-of-way and 28 foot street section with concrete curb and gutter, with a five foot wide sidewalk on one side except Odell Circle, which has a 50 foot right-of-way with abutting townhouse base lots on either side. The design of the rights-of-way and street sections is consistent with the Engineering Manual. All street construction plans are subject to review and approval of the City Engineer. Park and Trail Dedication. Park and trail dedication requirements for Crimson Ponds West include a credit for land south of 75th Street dedicated with the initial final plat. The 2012 Future Parks and Trails Plan does not identify acquisition of additional park land from the area of the final plat. Park and trail dedication requirements for the proposed final plat are at 57.7 percent of the cash fee in effect at time of final plat approval. The current park dedication fee for residential uses is $3,486 per dwelling unit. The required park dedication fee in lieu of land for the 64 dwellings within Crimson Ponds West 4th Addition is $128,731. Easements. The final plat illustrates drainage and utility easements at the perimeter of each single family lot as required by Section 21-7-15 of the Subdivision Ordinance. There are oversize easements where needed to accommodate stormwater drainage basins within Blocks 3 and 4. Drainage and utility easements are also dedicated over all of the common space lots for the detached townhomes platted as Lot 26, Block 1 and Lot 15, Block 2. All drainage and utility easements are subject to review and approval of the City Engineer. Utility Plan. The developer has submitted utility plans for the proposed final plat. All utility plans are subject to review and approval by the City Engineer. The developer is required to pay Utility Availability Charges of $1,663 per dwelling unit for water and $2,382 per dwelling unit for sewer as part of the development agreement. A utility connection charge for sewer and water utilities is required to be paid at the time a building permit is issued for each lot in accordance with the City's current fee schedule. 5 Street Lighting. Section 6-8-4 of the City Code specifies installation of street lighting for new subdivisions. Street lighting will be required to be installed at all street corners and at the corners of Odell Circle as specified by the City Code. The development contract will provide for payment of the street light operation fee of $500 per fixture as established by the fee schedule. Grading Plan. The developer has submitted grading and drainage plans for the proposed Crimson Ponds West 4th Addition final plat. All grading and drainage plans are subject to review and approval by the City Engineer. The developer is required to pay a Stormwater Impact Charge for LeFebvre Creek at the time of final plat approval calculated at $2,310/gross acre. Existing Structures. There is an existing single family house and a detached accessory building within the subject site that are to be demolished. We recommend adding demolition of the existing structures as a condition of preliminary plat approval Development Agreement. The developer is required to enter into a development agreement with the City by Section 9 of the Subdivision Ordinance to provide for construction of the project, completion of all public improvements, establishment of required securities and payment of applicable fees. The Development Agreement is to be drafted by the City Attorney and adopted by resolution of the City Council concurrent with the final plat approval and executed prior to recording of the final plat. RECOMMENDATION The proposed development of Crimson Ponds West 4th Addition, including revisions to incorporate detached townhouse dwellings, is consistent with the 2012 Comprehensive Plan and requirements of the Zoning Ordinance, Subdivision Ordinance and Engineering Manual. Our office recommends approval of the applications as outlined below. POSSIBLE ACTIONS Decision 1— Zoning Map Amendment A. Motion to approve a Zoning Map amendment zoning Blocks 1 and 2, Crimson Ponds West 4th Addition to R-5 District based on a finding that the request is consistent with the 2012 Comprehensive Plan. B. Motion to deny a Zoning Map amendment based on a finding that the request is inconsistent with the 2012 Comprehensive Plan and the approved Crimson Ponds West preliminary plat. Decision 2 — Preliminary/Final Plat and PUD -CUP A. Motion to approve a preliminary/final plat and PUD -CUP for Crimson Ponds West 4th Addition, subject to the following conditions: Approval of the preliminary plat shall not guarantee access to sanitary sewer service. The City shall only allocate sanitary sewer capacity to approved final plats with signed development contracts to assure the City of timely development. 2. The lots within Blocks 3, 4, 5, and 6 shall be subject to the following setbacks: Odean Ave/ 75th Street Front/ Corner Side Rear 65ft. 35ft. 10ft. 20ft. 3. The dwelling units within Blocks 1 and 2 shall be subject to the following setbacks: 4. The developer shall submit a landscape plan for the residential buffer yards required along Odean Avenue and 75th Street and yard and foundation plantings for Blocks 1 and 2 as required by the Zoning Ordinance. Two shade trees shall be installed with development of the lots within Blocks 3, 4, 5, and 6. The landscape plan is subject to review and approval of the Zoning Administrator. 5. The developer shall pay a collector street fee as established by the City fee schedule with the development agreement less the remaining credit from Crimson Ponds West 3rd Addition. 6. All street construction plans shall be subject to review and approval of the City Engineer. The developer shall satisfy park and trail dedication requirements as a cash fee in lieu of land per dwelling unit at 57.7 percent of the cash fee established by the City fee schedule. VA 77th Other Odean Ave./ 75th St. Street Local Side Rear Street 65ft. 30ft. 25ft. 7ft. 20 ft. 4. The developer shall submit a landscape plan for the residential buffer yards required along Odean Avenue and 75th Street and yard and foundation plantings for Blocks 1 and 2 as required by the Zoning Ordinance. Two shade trees shall be installed with development of the lots within Blocks 3, 4, 5, and 6. The landscape plan is subject to review and approval of the Zoning Administrator. 5. The developer shall pay a collector street fee as established by the City fee schedule with the development agreement less the remaining credit from Crimson Ponds West 3rd Addition. 6. All street construction plans shall be subject to review and approval of the City Engineer. The developer shall satisfy park and trail dedication requirements as a cash fee in lieu of land per dwelling unit at 57.7 percent of the cash fee established by the City fee schedule. VA S. All drainage and utility easements shall be subject to review and approval of the City Engineer. 9. All utility plans shall be subject to review and approval by the City Engineer. 10. The developer shall pay Utility Availability Charges per lot/dwelling unit as established by the City fee schedule as part of the development agreement. 11. Street lighting shall be installed in accordance with Section 6-5-4 of the City Code and the developer shall pay an operation fee for each fixture as establish by the City fee schedule as part of the development agreement. 12. All grading and drainage plans shall be subject to review and approval by the City Engineer. 13. The developer shall pay a Stormwater Impact Charge for LeFebvre Creek at the time of final plat in accordance with the City fee schedule. 14. Existing structures within subject site shall be demolished and all debris properly disposed of as required by the City Code. 15. The developer shall enter into a development agreement with the City as required by Section 9 of the Subdivision Ordinance, subject to review by the City Attorney and approval of the City Council. B. Motion to deny the application based on a finding that the request is not consistent with the requirements of the Zoning Ordinance, Subdivision Ordinance and approved Crimson Ponds West preliminary plat. Adam Flaherty, City Administrator Tami Loff, City Clerk Ron Wagner, City Engineer Andy MacArthur, City Attorney Jeff Benzinger, Benzinger Properties Overview Legend Roads — CSAHCL — CTYCL — MUNICL — PRIVATECL — TWPCL Highways Interstate — State Hwy — US Hwy City/Township Limits 0 F1 CoParcels 'suold asay} uo E(MVLI016ZL£-BZ6-S9L auoyd — eaosauufW'We6oa-4Nory anuanV JSi n 9'M 4 / f suolssfwo puo s'0'. uoj aIq-odsai aq 1}0�1i3 n ,uJ 4 lou IIlM uosuaPutl '8 r PUD uo P 6 uv 6.,Z) 4N� Cos 0 U r. 1F- voi}anu}suoe a�o;aq } 1 j Ir } P. 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MOSTWG LEGAL DESCNIPSIDN: SEE ATTACHED 2 PROPOSED CEO& DE XWTiON: CRIMSON PONDS WEST 3. BENgtMAtRK: Top wt of ttm hydrant Located near the wmer of the neer �Id Amu. North os shown. El" - -X= [City of Datumj• S. PROPOSED EASWRM NOT TO SCALE DRANASE ANG VIUTY rlwla"TS Ali SHOWN THUS 11 5 I 11 lo' 10' BERG 5 FEET IN Y,1DTH. LNL65 OTNDiME 1EINEl�t�c!N wloix, t OnVWI'e INDICATED, ANO ADMNNG ffl -OF--WAY UHE,, AS SHOWN ON THE PLAT. Additional Easements ore labeled and dimanebned on tole plan. 00 n 00 200 SCATX IN FEET NORTH 7 ' ,!.\1r1[lA\n41 R7..\.-1.. ,.�\r'i.,:I\r'c1❑1R7C •1 1 .l..,.. 1 -,......H ol1C/wirer ri.'li.�L AAA ..,t..• DncDnc 11 .. 17fil -1—Y1 1.'1 r1Aari CRIMSON PONDS WEST OTSEGO, MINNESOTA Owner/Developer Name; BACKES COMPANIES -_ 7026 Brob Boulevard Bropklyn Center, MN 55429 Professiona Servicer. 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LO 13 12 11 lo I M I fi—by "'ry6—hep'— 61, U— IMlaws of she Susa of Mn:leswaty ", ��.�h - PC 4 -.10irv- - Licans Kww M uwm rax raurW D.09 I 25' r--_—__--- -- --1 t 23 Loucks Project No. NI -E Project Lead 'o Lp Drawn By 2 S A44)n LO Checked By q 5p Review Date -24 15 *' .— — Or— 25' 0 II —J z¢¢¢' rarGxHw ,. ----------- — - 1-35,L 6ROW )' 25' 9 g 25 14 leg SS9L— EIS13L cl leg Dmk7ag, & W &I f t 0- Al Of f 26 (iF 9165 GF 921.0 GG 92]5 OF 92BA 0 CO -1 GG 938.1 79 qI-.J EXISTING CO L09265. L092T.D 1091)3 -11 C3-1 STREET ;�IiAD*11` ............ SW 13 12 11 lo 1 81 0- .. ...... ................... I-----------/ 10 2- Odean Ave. NE -E FSMM M, —T —T F U r 1 tv F a n Lor wrnx STREET 0 CO -1 COVE qI-.J EXISTING CO 6 C3-1 STREET ;�IiAD*11` ............ SW CS -i - CS 3_ 26 6-2 . -STRE STORM SEW 65, .. .... PT4MDmkvekApfty 0- .. ...... ................... I-----------/ 10 2- Odean Ave. NE -E FSMM M, —T —T F U r 1 tv F a n Lor wrnx STREET CRIMSON PONDS WEST 4TH ADDITION KNOW ALL PERSONS BY THESE PRESENTS: That Thomas R. Corbin as Trustee of the Thomas R. Corbin Revocable Trust Agreement, dated September 8, 2010, owner of the following described property situated in the City of Otsego, County of Wright, State of Minnesota, to wit' Oudot A, CRIMSON PONDS WEST 3RD ADDITION, according to the recorded plat thereof, Wright County, Minnesota. And The West 330.00 feet of the South 330.00 feet of the North 915.98 feet of the South Half of the Northeast Quarter of Section 28, Township 121, Range 23, Wright County, Minnesota. Has caused the same to be surveyed and platted as CRIMSON PONDS WEST 4TH ADDITION, and does hereby dedicate to the public for public use the public ways and the drainage and utility easements as created by this plat. In witness whereof said Thomas R. Corbin, Trustee of the Thomas R. Corbin Revocable Trust Agreement, dated September 8, 2010, has hereunto set his hand this day of 201_ THOMAS R. CORBIN REVOCABLE TRUST AGREEMENT Thomas R. Corbin, Trustee of the Thomas R. Corbin Revocable Trust Agreement, dated September 8, 2010 CITY COUNCIL, CITY OF OTSEGO, MINNESOTA This plat of CRIMSON PONDS WEST 4TH ADDITION was approved and accepted by the City Council of the City of Otsego, Minnesota, at a meeting thereof held this day of , 201_, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2. By: Mayor City Clerk WRIGHT COUNTY SURVEYOR I hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, thi i plat has been reviewed and approved this day of 201_ Wright County Surveyor STATE OF WRIGHT COUNTY AUDITOR COUNTY OF Pursuant to Minnesota Statutes, Section 272.12, there are no delinquent fazes on the land hereinbefore described on This instrument was acknowledged before me this day of 201_ by Thomas R. this plat and transfer entered this day of 201 Corbin, Trustee of the Thomas R. Corbin Revocable Trust Agreement, dated September 8, 2010. By... Wright County Auditor Deputy (Signature) ' (Printed Name) Notary Public County, My Commission Expires SURVEYORS CERTIFICATION 1, Henry D. Nelson, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this _day of 201 Henry D. Nelson, Licensed Land Surveyor Minnesota License No. 17255 STATE OF MINNESOTA COUNTY OF HENNEPIN The foregoing Surveyors Certificate was acknowledged before me this day of , 201_ by Henry D. Nelson, Land Surveyor, Minnesota License No. 17255. (Signature) (Printed Name) Notary Public Hennepin County, Minnesota My Commission Expires January 31, 2020 Elf l 01 JC'KS WRIGHT COUNTY TREASURER Pursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable for the year 201_ on the land hereinbefore described have been paid this day of , 201_. Wright County Treasurer Deputy WRIGHT COUNTY RECORDER I hereby certify that this instrument was filed in the office of the County Recorder for record on this day of 201_, at- o'clock- M., and was duly recorded in Cabinet No. Sleeve , as Document No. Wright County Recorder SHEET I OF : CRIMSON ' / I PONDS WEST .: �-�.�-� t-- l, ... I I Lm23.56- 1W*00'00 - \ \ r1 c 1: .., ,i L.... 1.. 4TH ADDITION ' R=15.00 ) 1 � \ 1049'21"W 133.13 \ , L i I L 1 J 1 NO°49'21"W 155.7/ 60,05 _ \ \ \ � - � J¢az Jaw -f � \ \ LL 10'49'21°W 1$9.27 L----So',9'2rE----J `F---!1500 I /5905 0 60 �IIIIII, SCALE IN FEET 1 INCH= 60 FEET BEARING ORIENTATION THE NORTH LINE OF OUTLOTA, CRIMSON PONDS WEST 2NO ADDITION IS ASSUMED TO BEAR NORTH 89°21'46° EAST O DENOTES 1f21NCH X 14 INCH IRON MONUMENT MARKED 'RLS 26724" THAT WILL BE SET WITHIN 1 YEAR OF RECORDING THIS PLAT. 0 DENOTES FOUND'TK NAIL° • DENOTES IRON MONUMENT FOUND DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: I Ir r_ .9 5 �{ I 117 I I ID BEING 5 FEET IN WIDTH UNLESS OTHERWISE INDICATED AND ADJOINING LOT LINES, AND BEING 10 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, AND ADJOINING RIGHT-OF-WAY LINES, AS SHOWN ON THE PLAT. 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