HomeMy WebLinkAbout2008-04-30 NAC Planning ReportPLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: April 30, 2008
RE:
BACKGROUND
NORTHWEST ASSOCIATED CONSULTANTS, INC.
FILE NO: 798.02 08.05
ENCLOSURE 3
4800 Olson Memorial Highvvay, Suite 202, Golden Valley, MN 56422
Telephone: 763.231 .2555 Facsimile: 76-3.231 .2561 planners@nacplanning.com
Oak Park Heights - Valley Senior Services Alliance (VSSA)/
Presbyterian Homes -- PUD General Plan Review, Preliminary and
Final Plat, and Design Standards Review McKean Square
Historic Village and 58th Street Tunnel and Parking
Allen Black, representing VSSA and Presbyterian Homes, has made application for
PUD general plan review, preliminary and final plat, and Design Standards review for
the McKean Square Historic Village site and the Boutwells Landing 58 Street tunnel
and parking. The proposed general plan is consistent with the concept plan approvals
granted by the City Council at their November 22, 2005 meeting, with the condition that
allowed for approval to extend through December 31, 2008. The concept approvals in
2005 included the following:
® 106 Unit Care Center
® Historic Village site including school, band shell, and chapel
O Memory Care Center, 28 unit
• Conservatory connection to existing Town Center
i Tunnel under 58 Street to business district
General plan approvals for the 100 bed skilled care addition was approved on April 24,
2007. That building is currently under construction. The memory care center and
conservatory connection will remain in concept approvals at this time. VSSA and
Presbyterian Homes also plans to bring forward concept plans for the development
north of 58 Street at a later date.
On December 13, 2005, the City Council approved a conditional use permit to move the
historic school house onto the Boutwells Landing campus. The general plan for this
building will be reviewed as part of the current application for the McKean Square
Historic Village.
Attached for reference:
McKean Square Historic Site
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Boutwells Landing 58 Street Tunnel and Parking
Exhibit 10:
Exhibit 11:
Exhibit 12:
Exhibit 13:
Exhibit 14:
Exhibit 15:
Exhibit 16:
Exhibit 17:
Exhibit 18:
Exhibit 19:
Exhibit 20:
Exhibit 21:
Exhibit 22:
Exhibit 23:
Exhibit 24:
Exhibit 25:
ISSUES ANALYSIS
Cover Sheet
Existing Conditions and Demo Plan
Layout Plan
Grading Plan
Utility Plan
Lighting Plan
Architectural Plans
McKean Square Revised Plan
Project Narrative
Cover Sheet
Existing Conditions and Removal Plan
Layout Plan
Grading and Utility Plan
Tunnel Plan and Profile
Traffic Control Plan
Traffic Control Details
Detail Sheet
Detail Sheet
Lighting Plan
Landscape Plan
Tunnel /Elevator Building Elevation
Boutwells Landing 2nd Addition
Project Narrative
Memo from City Arborist
Memo from City Engineer
Project History /Existing Campus. Ten years ago, Lakeview Hospital recognized a
need in the St. Croix Valley for additional older adult housing and services. Three
organizations, Presbyterian Homes and Services; Lakeview Hospital; and Croixdale
Residence, joined together to form Valley Senior Services Alliance (VSSA), a non-profit
organization to meet the needs of older adults in the Valley.
The organization envisioned a community that would provide a continuum of care that
would meet the needs of older adults as they age in the community where they lived
and worked. That vision became Boutwells Landing which now includes:
2
• Fifty -six village homes (side -by -side townhomes), completed in 2000.
• Ninety-four assisted living apartments in the Commons building, completed in
October 2001 (since July 2004, 29 of these units are dedicated to memory care).
• The Gathering at Boutwells Landing, a residential hospice service in the Commons,
founded in 2004 in partnership between Lakeview Hospital and Boutwells Landing.
• One hundred one units of independent living apartments in the Terrace, completed
in February 2002.
• A Town Center that links the Commons and the Terrace, and provides convenient
services and opportunities for community, both for residents and members of the
larger St. Croix valley community. Features include a town hall /chapel, a general
g
market, cafe, museum, bank, barber /beauty shop, educational classrooms, theater,
library, fitness center, two pools, and locker rooms.
• A Boutwells bus to transport residents within Boutwells and into town for shopping,
medical appointments, and other activities. The bus provides more than 350 rides
each month.
• Seventy-eight brownstone units (one level independent living homes) six coach
y
homes (detached single family homes), and 75 additional village homes (side -by-
side homes).
• A skilled memory care facility, that is now in construction, is located at the north side
of the existing Town Center and is to be a total of 106 units.
• A 28 unit memory care center, located at the east side of the Town Center, wilt be
reviewed for general plan at a later date.
Proposed Project.
McKean S ware Historic villa e. The historic village includes a local historic school
house which is already in place at the site adjacent to Norwich Parkway, a chapel
replicating the Second Presbyterian Church of Stillwater, a gazebo, and assorted site
p g
improvements. The school house will be refurbished and is planned to be utilized as a
demonstration site for area school children. The exterior renovation includes
replacement of siding, trim, doors, windows, shutters, roofing, foundation strengthening,
front stoop and steps, and the addition of a replica of the original bell tower. The interior
will also be restored. The chapel and gazebo will be new construction.
The chapel will be a wood frame structure with lap siding and asphalt shingles. The
buildin g is designed as a chapel and gathering space for special events and will be
designed for year round use. The building will contain restrooms that are accessible
from the interior and exterior. The gazebo will be utilized as a shaded sitting area as
well as band shell for special events.
The school house renovation will begin in the Spring of 2008. Construction of the
chapel and gazebo is anticipated to occur within the next two years.
Boutwells Landing 58 Street Tunnel and Parking. The general plan submittal is for
consideration of a new tunnel below 58 Street that will connect the new care center to
the undeveloped land north of 58 Street. A new parking lot, with 113 stalls at this time,
will be constructed on the undeveloped land north of 58 th Street.
3
The proposed tunnel has been designed with a secured access building which will be
for the Boutwells' campus use only. The tunnel will provide access for staff who will
park in the proposed parking lot, and residents to cross 58 Street to access the retail
shops on the north. There will be both a stairway and an elevator in the access
building. The building will be connected to a proposed office /residential building in the
future, providing access for residents to professional services, as well as the new
business district.
Construction on the tunnel would begin after Stillwater High School begins Summer
break so not to cause an issue with the traffic associated with the school. The traffic is
proposed to be re- routed during construction of the tunnel to provide increased safety
and to speed the construction. A stop sign would be placed on 58 Street at both ends
of Norwich Parkway, directing traffic onto the detour of Norwich. In addition, advanced
warning signs would be placed on 58 Street, describing the temporary traffic change.
Comprehensive Plan /Zoning. The area south of 58 Street has been designated for
high density use which is consistent with the senior housing campus. The area to the
north of 58 Street is designated for business /residential transitional uses. The area will
eventually be developed with office space and residential units.
The area south of 58 Street has been zoned PUD District. When zoning property as
PUD, the City designates an underlying district as the basis for compliance with the
ordinance. In that the principal use is a mixture of residential and business use, the
appropriate underlying zoning has been designated as R -B, Residential Business
Transitional District. Within that district, multiple family dwellings are allowed as a
permitted use and nursing homes and similar group housing is allowed as conditional.
The area north of 58 Street is zoned B -4, Limited Business District. Although on a
separate property, the parking lot, elevator building and tunnel are considered to be
accessory to the Boutwells Landing campus. The City anticipates that the area north of
58 Street to be constructed with office space and residential units in the future. This
portion of the project will be considered under the PUD general plan of development
approvals that tie it to the remainder of the Boutwells Landing project.
Subdivision. The applicant has provided a plat of Boutwells Landing 2 Addition for
preliminary and final plat review and approval. The plat creates Lots 1 and 2 of Block
One of Boutwells Landing 2 Addition from the area that had previously been platted as
outlots. The subdivision shall be subject to review and approval by the City Engineer
and City Attorney and all requirements easements shall be dedicated.
Setbacks. The Zoning Ordinance under the R -B District requires 30 foot front and rear
yards and 10 foot side yard setbacks. The school, chapel and gazebo are all set back
at least 30 feet from the Norwich Parkway right -of -way and the chapel is 10 feet from
the east property line.
The B -4 District requires a 40 foot front yard setback, 20 foot rear yard setback, and 10
foot side yard setback. The elevator building for the tunnel is proposed to be set back
4
40 feet from the 58 Street right -of -way. The parking lot is well beyond the 10 foot
parking setback requirements.
Parking. The parking requirements for each aspect of the Boutwells Landing campus
is as follows:
Existing Units (Phase 1) Independent Living
Elderly Housing — one stall required per unit 91 X 1 = 91
Existing Units (Phase 1) Assisted Living 1 Alzheimer
Five spaces plus one for each three beds 101 ÷ 3 + 5 = 39
Existing Units (Phase 1) Town Center
Three spaces plus one space for each 200 square feet
27,923-1O%=25,131 � 3
Approved Units (Phase 1 1 1 I n Construction)
Care Center - five spaces plus one for each three beds
105- -3 +5=
129
Existing Units (Phase 11 Constructed) Independent Living
Elderly Housing — one stall required per unit 78 X 1 = 78
40
Total Requirement for All Main Campus 377
The plans, as currently approved, include a total of 334 standard stalls, 22 accessible
stalls, and 14 proof -of- parking stalls for a total of 370 stalls. The previous parking deficit
was approved under the PUD in that it was anticipated that additional parking would be
constructed with subsequent phases.
The tunnel addition would not add any requirements for new parking. North of 58
Street, a 113 stall parking lot would be utilized primarily for staff of Boutwells Landing.
By moving staff parking to the new lot, additional parking for residents and visitors in the
lot adjacent to the main campus buildings is realized.
The school building could accommodate approximately 25 persons, and the chapel 60
persons. At three persons per parking stall, the school would require eight stalls and
the chapel 20 stalls. There are 17 stalls, two of which are accessible, in the lot adjacent
to the proposed historic village. Additionally, there is significant on-street parking in
front of the historic village and parking within the lots at the main campus.
Access. Access for the parking lot will be constructed directly across from the new
entrance to the main campus on 58 Street. A crosswalk would be placed at this
location to access the parking lot and, with a new trail connection, to the shopping area
at veal Mart and Lowes.
For the historic village, a drop -off would be constructed on Norwich Parkway. Access
from the sidewalks in the historic village should be made to the parking lot to the east.
5
Traffic Control Plan. As part of the submittals, the applicant has provided a Traffic
Control Plan to address the closing of 58th Street while the tunnel would be constructed.
Traffic would be routed on Norwich Parkway while 58 Street is closed. Construction
would not begin until Stillwater High School is in Summer break. The Traffic Control
Plan is subject to review and approval of the City Engineer.
Landscaping. A landscape plan has been submitted for the area north of 58 Street.
There are no existing trees that would be impacted by the tunnel construction or the
parking lot. The applicant has proposed landscaping the berm along the north side of
58 Street. In that the area will be developed in the future, and the parking lot
expanded, this level of landscaping for the area is adequate.
As part of the historic village, a significant number of red pine trees would need to be
removed. The remaining pines would provide the back drop for the village. The
applicant has proposed minimal landscaping for the area in keeping with the historic
look that is desired for the area. Staff is in agreement with this concept.
The tree removal, tree replacement, and landscape plans are subject to review and
approval of the City Arborist.
Grading and Drainage. Grading and drainage plans have been submitted for both the
historic village and tunnel /parking lot projects. The grading and drainage plans shall be
subject to review and approval of the City Engineer and the Browns Creek Watershed
District.
Utility Plans. The utility plans shall be subject to review and approval of the city
Engineer.
Sidewalks/Trails. The plans for the area north of 58 Street include a crosswalk from
the main campus to the driveway extending to the parking lot and then north to the
existing trail between Wal Mart and Lowes.
Sidewalk /trail connections for the historic village should be made to the parking lot to
the east.
Lighting. A lighting plan has been submitted with the location of fixtures for both the
tunnel /parking lot and the historic village. The parking tot light fixtures wilt be utilized
that includes a tens that complies with City standards. The photometric plans meet all
City requirements.
Signage. The plans indicate one new site sign to be located at the existing drive on
the north side of 58 Street. The sign is in conformance with Zoning Ordinance
requirements. The sign would direct employees to the parking lot.
Trash Handling. Trash generated from the school house and chapel would be stored
within the chapel in a separate room designed as such.
6
Building Design. The elevator building for the tunnel would be constructed as a one
story building with face brick and accent bands to match the existing buildings of the
main campus. The structure will be constructed with significant glass area for visibility
and security. The door to the building and tunnel would be secure with access only by
residents and staff. The building would be consistent with Design Standards.
The school and chapel structures, as part of the historic village, would be
constructed /reconstructed with a historic appearance dating to the time they were first
constructed. The buildings would have lap siding and architectural detailing to match
the appearance of the original structures. Both structures would have asphalt shingles.
The gazebo would be a wood frame structure.
Building Height. The building heights of both the chapel and school would be under
the 35 foot building height limitation. The tower of the chapel would be 53 feet, four
inches in total height. The school house tower would be 34 feet, four inches The
Zoning Ordinance allows for building height exceptions, but limits tower elements to 45
feet or no more than five feet of the maximum height of the building, unless granted by
conditional use permit. The building height of the chapel tower can be allowed as part
of the PUD approvals.
CONCLUSION/RECOMMENDATION
Based upon the submittals and review herein, City staff recommends approval of the
PUD general plan of development, preliminary and final plat and design standards
review for the McKean Square Historic Village at 58 Street Tunnel and Parking. The
applications are recommended with the following conditions:
1. The PUD general plan of development approvals shall be extended to June 1,
2010.
2. The preliminary /final plat shall be subject to review and approval of the City
Engineer and City Attorney. All easements as required by the City Engineer shall
be dedicated.
3. The Cit y Engineer approval ineer shall a roval all driveway and crosswalk locations on 58th
Street.
4. The City Engineer shall approve the drop off location proposed on Norwich
Parkway.
5. Access from the sidewalks in the Historic Village shall be made to the parking lot
to the east subject to approval of the City Engineer.
6. The traffic control plan is subject to review and approval of the City Engineer.
7
7. The tree removal, tree replacement and landscape plans are subject to review
and approval of the City Arborist.
8. The grading and drainage plans shall be subject to review and approval of the
City Engineer, Middle St. Croix Watershed District and Browns Creek Watershed
District.
9. The utility plans shall be subject to review and approval of the City Engineer.
10. All newly installed freestanding light fixtures shall include a conforming full cut off
lens. A detailed lighting plan for the building light fixtures shall be submitted for
City staff approval prior to installation. Alt new light fixtures shall comply with the
requirements of the Zoning Ordinance.
11. All signage installed on site shall comply with the requirements of the Zoning
Ordinance.
12. The Planning Commission and City Council shall comment on the proposed
building materials and architecture of the Historic Village and elevator building for
the tunnel.
13. As part of the PUD approvals, the Planning Commission recommends and the
City Council approves a conditional use permit allowance for tower elements to
not exceed 55 feet in height.
14. The Police Chief and Fire Chief should comment on any safety vehicle access
issues of the access points, driveways, or of the general site plans.
15. A development contract amendment, if required, shall be subject to review and
approval of the City Attorney.
15. A tunnel easement, to allow placement of a private access under the City right -
of -way, shall be executed with the applicant subject to review and approval of the
City Engineer and City Attorney.
8
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April 23, 2008
Amendment to April 10, 2008, Submittal for
Presbyterian Homes 1 VSSA
McKean Square Historic Village
General Plan Submittal Discription
Presbyterian Homes is pleased to submit the enclosed application for the Boutwell's McKean Square
Historic Village. The general plan being submitted is consistent with the concept plan previously
approved by the city. The Historic Village includes a local historic school house which is already in
place at the site, a chapel replicating the 2nd Presbyterian Church of Stillwater, a gazebo, and associated
site improvements.
The school house currently on site will be refurbished and is planned to be utilized as a demonstration
site for area school children. The exterior renovation of the building includes repair and replacement of
existing lap siding, exterior trim, doors, windows and shutters; replacement of roof sheathing and
asphalt shingles; cultured stone foundation to resemble original stone foundation; addition of front stoop
and steps; and the addition of the bell tower to replicate the original building bell tower. Interior
renovation includes repair and/or replacement of existing plaster walls and ceiling; repair and refinishing
of existing floor; new floor, wall and ceiling insulation; reinforcement of existing roof structure where
deteriorated; and a new furnace with heating and air conditioning located in the crawl space or attic.
The proposed chapel and gazebo will be new construction. The chapel is modeled after the original 2nd
Presbyterian Church of Stillwater built in the mid 1800's. It will be a wood frame structure with lap
siding and asphalt shingles. The building is designed as a chapel and gathering space for special events,
and is designed for year around use (I{VAC equipment located within the building). This building will
contain rest rooms that are accessible from the interior and exterior so they will be available for use by
visitors to the school and site even when the chapel is not in use.
The gazebo . will be utilized as a shaded sitting area for Boutwell and area residents, as well as a
`bandstand' for special events.
Renovation of the school house is beginning this spring with the help of AN construction and resident
volunteers. Site work preparation and improvements will also begin this spring. Construction is
anticipated to occur within the next two years for the chapel and gazebo
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April 23, 2008
EXHIBIT 2 3
Amendment to April 10, 2008, Submittal for
Presbyterian Homes 1 VSSA
Boutwell's Landing 58 Street Tunnel and Parking
General Plan Submittal Description
Presbyterian Homes is pleased to present the enclosed application for the Boutwell's Campus. This
general plan submittal is for the construction of a new tunnel below 58 street that will connect from the
new Boutwells Landing Care Center to the undeveloped land north of 5 Stn Street, and a new parking lot
p p g
north of 58 Street for Boutwells Landing and Presbyterian Homes staff.
The new parking lot is for 80 -100 cars, and will be expanded as the north property develops in the
future.
The proposed tunnel has been designed with a secured access building which will be for the Boutwell's
campus use only. The tunnel will provide access for staff who will park in the proposed parking lot, and
residents to cross 58 Street to access the retail shops on the north. There will be both a stairway and an
p �
elevator in the access building. The building will be connected to a proposed office /residential building
in the future, providing access for residents to professional services as well as the new business district.
Construction on the tunnel would begin after Stillwater High School begins summer break so not to
cause an issue with the traffic associated with the school. The traffic is proposed to be re- routed during
construction of the tunnel to provide increased safety and to speed the construction. A stop sign would
be placed at on 58 Street at both ends of Norwich Parkway, directing traffic onto the detour of
Norwich. In addition, advanced warning signs would be placed on 58 Street describing the temporary
traffic change.
2
Julie Hultman
From:
Sent:
To:
Subject:
OPH Staff -
I have reviewed the revised tree removal plan for the Boutwell's Landing and McKean Square Historic Site. The pines
have been tagged and a list generated of trees which will be removed and those which will remain. Twenty -two trees,
mostly Scots pine, will be removed. The diameter inches removed approximately equal the surplus diameter inches
planted for the previous projects (280), so no tree replacement will be required. No landscape plan for this area has been
submitted.
Indications are that landscaping will be kept to a minimum, as would befit a replica historic site. At the site review meeting,
there was some discussion by the developer of possibly putting in "boulevard"
trees which may come from the Kiefer property in Baytown Township. Any trees planted along the street should be
planted on private property.
These trees should also be "landscape" grade trees of good form and structure. I would like to inspect any trees to be
moved to be sure that the trees are healthy and of good form (many of the trees previously moved from that property to
Boutwell's Landing and McKean Square are "park" grade trees of poor form and and structure. Trees with poor form will be
more prone to storm damage and failure in the future.
Please forward my comments to the developer. Contact me if you have any questions regarding this review.
Kathy Widin
Arborist
City of Oak Park Heights
K.D. Widin [kdwidin@comcast.net]
net]
Wednesday, April 30, 2008 3:17 PM
Eric Johnson; Mark Vierling (E- mail); Dennis Pastier (E- mail); Scott Richards; Jimmy Butler;
Judy Hoist; Julie Hultman; Tom Ozzello
Boutwell's Landing Historic Site Tree Removal /Replacement
1
EXHIBIT 2 4
Julie Hultman
From:
Sent:
To:
Subject:
O P H Staff
Kathy Widin
Arborist
City of Oak Park Heights
K.D. Widin [kdwidin a@comcast. net]
Thursday, May 01, 2008 7:44 AM
Eric Johnson; Mark Vierling (E- mail); Dennis Pastier (E- mail); Scott Richards; Jimmy Butler;
Judy Hoist; Julie Hultman; Tom Ozzello
Boutwell's Tunnel Landscape Plan
1 have reviewed the landscape plan for the proposed " Boutwell's Tunnel"
from Boutwell's Landing, under 58th St., to a parking lot proposed for the N side of 58th St..
1. The landscape plan is acceptable and appropriate for the type of project.
2. The tree species proposed are acceptable, except for Colorado blue spruce (Picea pungens). Due to the disease
problems
experienced with this species, Norway spruce or Fraser fir should be substituted.
3. Tree sizes are appropriate.
4. No tree replacement, beyond the landscape plan, is required.
5. A "Planting Detail ", which shows how trees are to be planted, should accompany the landscape plan.
Please contact me if you have any questions regarding this review.
1
Julie Hultman
From: Eric Johnson
Sent: Thursday, May 01, 2008 2:15 PM
To: Julie Hultman
Subject: FW: Tunnel Easement Description and Exhibit
Attachments: Tunnel Easement Exhibit.pdf; Tunnel Easement Description.pdf
From Pastier, Dennis M [mailto:Dennis.Postler@bonestroo.com]
Sent: Thursday, May 01, 2008 11:43 AM
To Mark Vierling; Eric Johnson
Cc: Erickson, Karen 5
Subject: FW: Tunnel Easement Description and Exhibit
Mark & Eric:
Comments specific to the Easement exhibit and description:
e In the first sentence of the description, add "for private pedestrian tunnel purposes" (or words to
that effect) between "width" and "over" [i.e. A strip of land 52.00 feet in width for private
pedestrian tunnel purposes over,
O The City may want to give consideration to including a vertical element for the easement
description to limit the easement to a certain distance above and below the tunnel limits also.
Preliminary comments related to the Tunnel design:
® Due to the tunnel length, it will (obviously) require lighting, Should also have security cameras.
• Mechanical System with air exchangers will be necessary due to being a closed system.
O At only 8' high in the center (and 6 - 7' high along the edges) the tunnel may feel confining to
users.
® A code compliance review for Life safety should be completed by the designer.
A The system must be designed to be water tight.
O We will need to see design drawings, structural calculations and a geotechnical report addressing
the items noted above. We will reiterate these comments in our formal plan review (of the
recently submitted plans) that will be sent out this week.
Preliminary comments related to a Development Agreement or Letter of Credit:
O We can/will determine a dollar value for the tunnel improvements within the public right-of-way,
as well as the street, utility & boulevard restoration items required, once we get a preliminary
estimate numbers from FFE. If they are needed in a more expeditious time frame, we can
estimate costs ourselves.
Thanks much.
Dennis M. Pastier, PE
Principal
Tel 651 -604 -4815
dennis.postler@bonestroo.com
5/1/2008
Bonestroo
Page 1 of 1
EXHIBIT 2 5
FoIz,Freeman, Erickson, Inc.
E
April 21, 2008
LAND PLANNING 4 SURVEYING 4 ENGINEERING
PROPOSED EASEMENT DESCRIPTION
A strip of land 52.00 feet in width over, under, and across a part of 58 Street North, as shown
and dedicated on the plat of BOUTWELLS LANDING, according to the plat thereof on file and
of record in the Office of the Registrar of Titles, Washington County, Minnesota.
The centerline of said strip of land being described as follows:
Commencing at the northeast corner of Tract A, REGISTERED LAND SURVEY No. 125,
according to the survey thereof on file and of record in the Office of the Registrar of Titles,
Washington County, Minnesota; thence North 89 degrees 26 minutes 54 seconds West, bearings
oriented to said REGISTERED LAND SURVEY, along the north line of said Tract A, a distance
of 344.75 feet; thence northwesterly, continuing along said north line, .a distance of 26.45 feet
along a tangential curve concave to the northeast having a radius of 550.00 feet and a central
angle of 02 degrees 45 minutes 20 seconds to the point of beginning of the centerline to be
described; thence North 00 degrees 00 minutes 00 seconds East, along said centerline, a distance
of 80.16 feet to the south line of Outlot C, OAK PARK COMMONS, according to the plat
thereof on file and of record in the Office of the Registrar of Titles, Washington County,
Minnesota, and said centerline there terminating.
1 hereby certify that this legal description was prepared by me, or under
my direct supervision, and that 1 am a duly Licensed Land Surveyor
under the laws of the State of Minnesota.
Timothy ' ee an
Minnesota Acense N . 16989
04 -21 -2008
Date
12445 5 Street North, Lake Elmo, MN 55042 + Phone: (651) 439-8833 Fax: (651) 430-9331 4 We&fte: w w.f e- inc,com
&uce A. Fab LS Timodiy Principal . Fryman, LS Todd A. Erickson, FE
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