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HomeMy WebLinkAbout2001-12-05 NAC Planning Memorandum NACNOKT1 TEST ASSOCIATEL C( ISULTANTS, I.NC,. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9836 Facsimile: 952.595.9837 planners@nacplanning.com MEMORANDUM TO: Kimberly Kamper FROM: Scott Richards DATE: December 5,2001 RE: Oak Park Heights—Oak Park Station: Final Plat,Planned Unit Development,Vacation of Easements and Planned Unit Development/Conditional Use Permit Approval FILE NO: 798.02—01.11 Please find attached a resolution for approval of a final plat, planned unit development, vacation of easements and planned unit development/conditional use permits for the Oak Park Station development on property located south of 58th Street between Highway 5 and Memorial Avenue North. As you are aware,the Planning Commission recommended the project with a public street at their meeting of November 8, 2001. Additionally,the City Council approved the preliminary plat at their November 27,2.001 meeting. Three issues have been raised related to the site plan for the S & C Bank with the change from a private to public street for this development. The first is the request for two access drives onto the public street. As you are aware, the Zoning Ordinance requires that: "each property shall be allowed one (1) curb cut access for each one hundred twenty-five (125) feet of street frontage." The actual proposed frontage is approximately 217 feet on the proposed street, 205 feet on 58th Street and 214 feet on Highway 5. Additionally,the PUD section of the Zoning Ordinance indicates that for non-residential projects "there shall be no minimum frontage on a public street required for a tract of land for which a PUD project is proposed." While the PUD provides a significant degree of flexibility in design of a project as it relates to standard Zoning Ordinance requirements, the City must determine whether a project is practical and safe and will best serve the area it is proposed. Staff has worked with the applicant in design of the subdivision, street location, and the specific bank site plan and is comfortable with the current design. The second issue is the access setback from 58th Street for the bank. The bank site plan indicates that the northerly access point is 45 feet from the property line and 75 feet from the drive lane of 58th Street. The Zoning Ordinance requires that"no curb cut access shall be located less than sixty(60)feet from the intersection of two(2)or more street rights-of-way." Further,the City Engineer has specified a preferred separation of 150 feet from the drive lane to access points. This is an issue that has been reviewed by the City Engineer and although he has expressed concerns, has indicated that it would be acceptable in this location. The access issue can be addressed through the PUD approvals. The third issue is the location of the drive-through tellers and proximity to the proposed street. The Zoning Ordinance lists conditions for approval of drive-throughs at banks. One of the conditions reads as follows: "not less than one hundred eighty(180)feet of segregated automobile stacking lane(s)must be provided for the service window." The applicant has provided a revised site plan that adds an additional 11 feet of stacking distance between the drive-through and proposed street. With that change,there would be adequate space for approximately 18 cars at one time in the drive-through lanes. The applicant has also indicated that the southerly drive-through would be constructed with a pneumatic tube to allow conversion of the ATM to an additional drive-through lane if found to be necessary in the future. Again,this issue can be addressed through the PUD approvals. Please find the following site plans for your review of this matter: Exhibit A: Oak Park Station—Preliminary plat Exhibit B: Oak Park Station—Final Plat Exhibit C: Revised Site Plan—S&C Bank pc: Kris Danielson • 2 Kris Danielson From: Paulette Parrott Sent: Wednesday, December 05, 2001 10:23 AM To: Kris Danielson Cc: 'AICP Scott Richards' Subject: S&C Bank Drive Through Kris, As of December 3rd 2001, we were able to redesign the receptionist area and move the drive through lanes and teller windows eleven feet closer to the front of the bank building. The drive through lanes will have 3 vacuum tubes and will be plumed for a fourth in the ATM lane, with four lanes fully operational the drive thorough design will now handle up to 18 cars stacked. Peek time estimates are as follows, on a Friday end of month after being in operation for one year the maximum amount of drive through traffic between five and six PM would be no more then six cars at one time. Thank you, Brad Coats GOLDRIDGE GROUP MINNESOTA, LLC 3021 Harbor Lane North,#206 Plymouth,MN 55447 763-557-9445(Office) 763-577-1540(Fax) pparrott@,goldridgemn.corn 12/6/01 t " Clif,i • rig 'ei P. . 43-.., I d g LTJ • y EEn Ci) tri wa LtJ * rt., 1� n. a i�1 H1 Co sZ tio4k1 01 0 g_ a'fil riggi is%. oCC-1)) 8.-- -.: g it .. .(12.i . I 5.--.: I i .....,.....::: .:. . 5: o I- ,� '�>� -4 if ' . 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I hereby certify that this pion,specification or report R os prepared by me ar under my diract supervi.io. ' - that 1 am a • angled Professional Engineer ----- - the ROD . •ate .rtTmresata. Dem an EXHIBIT C A .. .- f•C. ! i No.11546. .. Om O.I •--'• I „............1.........-.----------- - . RF-Th-T7'7UV OAK PARK STATION OCT 25 2001 PRELIMINARY GRADING AND DRAINAGE PLAN ''' 4 '•=0.- ;• • ..• • FOR,GOLDIRIDCE GROUP,INC. ..' .';'.. .• ....,... 1- 3021 Harbor Lane,Suite 206 - • .• ..,,,.., '”. ,••)., '.,... ,-",l'''. '0.: Plymouth,MN 55447 ,..--.. .. ...," • - . Telephone(763)367-3443 .:.P -.1-- ";_:2 ......?:. Fa V (763)577-1540 :;' i IN 'IF •!:' ,,,,,::A• Il • -----I :..-.I. m a -c' ems ill ' ,.., „ ., _____%. 114__ILEY.12_RIAL - maape -...a.VM2&.....n§M.1.. ........,.,,.... -11.1dillii,V..; __ AT,....... • .:,.7r-inumantiver...... .' 1111- / .-___,,, •- 'I'k....11MEiligli I\ t„.1 \ ------,41re- --77-:iWil..-,_-,•,337.,-2:,,,,,i,.'',.1-1F, %.4. 1.1. :17'-":-"... -- ' •''.:- . 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II' and that I am a dal icensed Professional Engineer rem or 000 Mk 7JOI.Z.-.J.I.,I I un 10/0/01 REX EX WOO.lo *ea. p.;lithe awe of 1 q tal.of lekinesota. 3FCHIAI ; .0/0011,1 if,i0 P.10 IEiED.J11 I G 1 m0. 0Aa aitrotoons or Ojoll C../•IW., Lie,No. 11548 -1,7 .11...4. Ji,i V ,,, . " OAK. P..-11K SlAtION 1 • OCT 2 5 7001 p1TfiNARY UTILITY PLAN 1 ...... - t•.. I I .• I •:.. ....... FOR GOLDRIDGE ciiour,0- '-...•---7-r I - s -, I INC. 3021 Harbor Lane,Suite 206 Ptymouth,MN 55447 •.,:::, -,-- ,,:. 4". -:- ..,-- s '-:-% -.s. ,a• . 7, -.. 1 ...?.. 1 Telephone(763)557-9445 .-1.)` FaX (763)577-1540 .-. 1 1 1 .'a .,,A / .•"1 fe t, - -..". I `.1, .] _ _ I • , _ •-• — — , - --- -„-7. ,... — -- , • .„ _ _____ itirme.... ............oup • mpsigim...E.EN ---N-IlirarglE=111=1=======M=1.1111111. 5t, - ,....-w . -, _ 31111111•1117"1- L-1241,,,or....."...71M19110111M11 , . .. . INIIIIIIIIIIMix . ___ _ A IR e TIN MI i t — . 1 _--th1 • ' - X' 1 • •• . , • GV 9254 I • L L L . 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CEF1IFICA110N ,0 - EXHIBIT C 1 hereby certify that this pion,speclfleoliOn or tepai ...i •: , was prepared by me or under my direct supervision r ‘-. 1' Nth 1 KU allot 1 arn 9 duly sed Professional Engineer 0 -.....,_ .,,--,.-,.., ii tut LIND SURVEYING .., at e he I we.of0e.e •e of innesota. . .41111.is teal Gay Awl Etklittla CA.JA MA 55117 Ii 1 741.0264(65071-01i2 1,04(410712-71212 • C.4910109 . , ce-meelle larnevenwiravrom •. , ...~4.88/__ ic.No. 11545 1 1-0-0,f 'LT.i1 V'142,.) OAl'. 1-ARI).. U IA1.1UIN OM 2 5 2001 RUNOFF WATER MANAGEMENT PLAN 1 '�__.-- _ _I PRE DEVELOPMENT RUNOFF AREAS FOR GOLDRIDGE GROUP,INC. • a 1 3021 Harbor Lane,Suite 206 I '+., 1 -:.>, I - I 1' 1 Plymouth MAI 55447 _ 'hl I _ .i. I I - I J I •� Telephone'(763)557-9445 $ I I I - I 1 .' I Fax (763)577-1540 1111 .—.—.J'y ���p,... (AL.LIENS!`�t1s.n1_—. — -- gliP1/11118111 . --"'-- - ' .....- ,.-.,:a1K _. : r r . a . -lb ii) a �] `ur` /r I I ! 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Y ' EEa 9E 4�. cn swot aE•s. v'1 IS,.., aHc�' STATE HIGHWAY NO.5. �_.� ___ _________ ii,,, __ ""'_*•_=1'7"- -''''':::;.1".— - _—_____ .1- WM ----- 4y�.y d BiGWElR111G CER CATION s = EXHIBIT D I hereby certify that tide plon,specification or report was prepared by me or under my direct supervision DO,w en oaI dl9 rt:r,w Ia/,10/1001that.1 om a d ly licensed Professional Engineer It. ra ra r1 cc coos the lies of St.,. of Minnesota. . . R W P L - Jo., .J, No. core ewmv Or o ff: • of i•/ csrnLic.No.11546 frr,a-c,ro 7Tc.,D OAK PARK STATION OCT 2 5 7001 RUNOFF WAlLK MANAGEMENT PLAN LY:_ POST DEVELOPMENT RUNOFF AREAS FCR GOLDRIDGE GROUP,INC. I 3021 Herber-lane.Suite 206 -.-1 _ I e I •44�` • r I PI rnoutl MN 55447 I �:a -. I • I I �� I \ Telephone(763)557-9445 Iq ,,o- �� I I �/ i Fax (763)577-1540 IImnNN 1101 ! Z �� \ MEMONI •- a C •____ rt- ►m�X� ______ �� �.. _ - d��Y --- — F �� ` --� , �p.�s .� �� - .,,.,.;- - migir .F. �� i P,:`-___ cy.__ ii �.IIIb if I / ��II � I / I !� I _1 ! GRe\PRIG SCALE [ II[ i £ -'., n I 111 Aar max, I 1 _ — _. G y;Iona) �lll: IE y. 0. I It - AREA 2,'I l 1 ; ll. l , 11 - /1:11/17. 1 .1 : ,ll II II Y 1 461,716 $ i 1'Jy�,� f 1 s i \ I s / '_ m , d�;i I kiii `:•a -c,'' SI ` t SYMBOLS y ,-.•% i ' I •- ..... /er \`-' - I 411N4401 .‘ - I�"'IMIl ti�k.1 il,^INEWCGNTWaS ti �I 111 S3XaaSx !fY SPOT ELEVAaeN4- • V IT �D'• WA,EN LINE/•I /�_ I 1 �211111111.1" L` 2111 ��e�W�,r pPMNAGE BWNOANr 4.; ;i - 1i1 � 3 � 1111rrffigeal �— , i/ r.Site - ill ...inn � Nva ►.,I, ��/// II rWW�. .,..,4,,„,, � 1_1,:/ NVA9288 Ilf�,' f/ ,�__I hi /7 _ II /DEQ-•Z ,'� ,;, 10212: S_ 2.345 AC tl Ii I 14 , /...,_______ ___ __. .... _,___,.„ _ ____ _,..____,. . .....„ .....„ ,. ...._9. I �dYP " IllibkvrrA Vii. I �[ S p!y sF/ iJ•+rr.T• el. naw- 'r4P7,t 2' PL 210.01 1 It, cane a1N.o i STALE MICH*"N0.5p �� y'• �'I „ ' err.swrrz_—_--- �_� :_ ' MEMO --- --'—•—'---- -- • —•—•—•—• * 5.'`r,.. 6 4. N. ter-eeW-- LANDSURVEYING NPN 6 ¢ 0 �Iz e.,r cenwr.uwl u uul.ca .12 XN ee CERTIFICAl1ON �$ 1 Tn1,2.21021)/ee-0112622-(021)7211-nnl: e-� a.2rmWm•tre,r.c2m I hereby certify that this plan,specification or report nes preparedbya me a antler my direct supervision OWnMI Ie.4 00i{IM4 re/roim and •I amduly lin d Professional Engineer """uW• I:a o 70aif eat 1 I r R W M P, z...0",-;• ary ser sus 1 us : er l7A�'(-u�a. Ils+s ..MUY,M.cwrorcrsle.B6-66W WgMr.N.-,W., •......-_-.-..-... _ • OCT 2 5 7(101' ' OAK PARK STATION EROSION CONTROL DETAILS FOR:GOLDRIDGE GROUP,INC. • BALE CHECK DETAIL 3021 Harbor Lane,suite 206 Plymouth,MN 55447 P,. P. Telephone.(763)557-9445 IFIa raw (763)577-1540 Q —,"6"0"e w.I A SU T.L1 A BELOW ..RIA Tn.,',',:'4.a.1 P1,10 -- HUE: R.+vv1 Ann v " + a 1q R R' NOTES ROW q PRIOR TO ROUGH GRADING,INSTALL SILT FENCE IN LOCATMWS SHOWN 81•111081111•818 STREET OR AS DIRECTED BY TRE ENGINEER. ADDITIONAL SILT FENCE WILL BE SECTION REQUIRED WIIFRE LOCAL CONDITIONS REWIRE. HO SCALE SILT FENCE SHALL BE THE COLOR ORANGE f AODIRONAL SILT PENCE BILL BE REQUIRED ALONG THE PERIMETERS OF THE POND1. S AT THEIR GRADINGGH IS R LCOMLLETE. IRE SITF FENCES ALL BE p1 0100(1EO SPACING DESIGN CRITERIA(BALES); BETWISIi DITCH CHUBSI -14' Oals1 dAOE(q soia,c(rt.) I"Av •v wi TSPIy�i.�' 11• ROUGH GRADING SHALL PROCEED ON AN AREA BY AREA 8A45 TO I, f6IS6 Um AM.•gr .a 1 Bae CONC.CURB I I MINIMIZE UNCOMPLETED AREAS. 1 Y6 MAA q.M� 00007 B61B AS EACH AREA OUTSIDE THE STREET IS GRADED,PROVIDE NATIVE AO TOPSOIL SEED.AND MULDI ANCHORED WITH A STRAIGHT SET DISC lo _. WITHIN 48 HOURS OF NNE GRADING. :•:, 1 MAINTNN AND REPAIR SILT FENCES(INCLUDING REMOVAL OF • ACCUMULATED LLT)UNTIL VEGETATION IS ESTABLISHED. I SEED TO BE MADOT TYRE SOA MODIFIED(50 LBS/HERE). I-1/1.23.1 WEARING COURSE SEED USED WITH FIBRE BLANKET 10 BE MHOOT TYPE 00A MODIFIED(100 Las/ACHE). FERTILIZER TO BE 21-5-10.NPR.(200 LRS/ACRE). 2.CL]i BASE COURSE MULCH TO BE TYPE I(2 TINS/ACRE). B•CL 5 100.CRUSHED STONE SEED FOR FORDING AREAS TO BE MADOT TYPE 25A MODIFIED(OD LBS/ACRE). PROM TOPSOIL TO BE IONS OF 10 A DEPTH OF fi ETCHES ON THE FRONT E4,I•L-1,5. SLIMS 6R .WD REAR PORTIONS OF THE LOTS i Watt —.A=vo wMtnP.) ROCK CONSTRUCTION ENTRANCE SILT FENCE EOUAL-FA1STENSYO STA6ERIC OR ,r. 1,'.V raYxA'W00p --T �T 4 s1AKE5 si OC u y y; EMmNG GRADE _ 41, METRO "� I J �`" § I I Yaw 0£ CERTIFICATION low 1 a erioweenma VEAMiliraff Mari,' LAND SURVE,IN° .,„,,,,;(1*I. -0y .. - I R lulC v c Rmea 1M.om Cv BULL MN 5¢: SI+yI�T t - a Tv ePHenvu.v4 •x'1661)966-081 ISIr. T ) _ e-mull s • j^,{TI�' ,sFR•,i PROPOSED EMBANKMENT I hereby certily lhol this plan,specification or regal �,t� .1 �R'!II:, (pn ' sad that um a by me or lIR neeunder Prolessdirect 50 Engineersign o- IDIS itihl N' Unl The a sal' •tole of Minnesota. 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'''''* -J ' '•• '‘.i/ Y--- 7, 4.. .1. It f . :•.',';':L- N.N.N.,,,1 ... / 3 , .;\,.. i 1 r: q ,g.,._ _ o . cc' -J I.- i ".• •4/N, r-. I ,,• , I 0,i..' ',* i I •t --,__,., ' 0 K1 ri l''''ti•-.....F.O.,...A, o U't \ '" i' 3,, .q N - . t ...,, 0 • i 11 z . 1_—_-.3.—, , •., M > i s 0 i 1 \ a g . • . . SITE ALAN FOR: 05V.A. P SIR.% sTg SON ,; , �, �; ti - �J L. \ \--..,.....) I1' OCT 2 S X001 --- GRAPHIC SCALE — ‘...--.,30.77 4 4.01 a�er�t 1 20 '1 w ,. ,v,--- 2: R= 200,001 N35%16'16"E ",::To). I N23°42 43 E ....„.0 ___ — —— 114 \ _ \ I 22512 R�.�5 _ r R-5 I '— R_5� 23195 \ • R�15 \IIIIIIIIIIIIaCEI ••� 1 I ' 1 1010(_ 1 / I 50 Ifs 24.39 20 � , I I .\\\\\ 526 co 2 1 4:5N, , � � I 11 I •11 �h 23419151 3195 © PAL•DS O0OT9]CYE0 I moi' 1 .^ II 10 r .:R� V 1 0� III I r-\ J . 80. 0 -Mtr • ay I - 176.23 55111 N E:5 220.36 � I S37°04'32"PV 38 STATE HIGHWAY NO. 5 EXHIBIT F I Ncv2Dr WON'T T MIS PLAN.saccvwrxN. OR REPORT VAS PREPARED BY K ON UNDER Nr OINECT SUPERVTSIDI AND THAT I AN A DULY LICENSED ENGINEER UNDER TK LAV or THE STATE Or • NI of 4 DAA: xR= var'°r, METRO �1-ae7m:§eeewr' wm slmvEvwa ,Dx � ,rNCDmaxwa S 1 DA+�• ., If Na usxs art asoma - n Ta HAI mw�y x..x D,uw.n..u., x»I la e�m:u NdOltrA IIZ'F":emlvaD!Ur 8VNOJLcrf8.m-Fu0GS*0r-;EWEN..y-NC...A.w w-076021S0.a .2/21/222I Ilu.a..CDT T I II , 1 I ♦ __.. -- - B/ 1 S C I I I,r r.+ ;PRELIMINARY GRADING & D12AINAGE B� } ' I OCT 25 Olii 1 AND UTILITY PLAN 10__ a 206R GOLDRIDGEGROUP,I C_ 0i _, hlii.1111 1 `I 9021 Hertwr Lerle Sutt- - __ Ptymoulh,MN 55417 �I KeI%(763)1577315A0 9415 _ y������•• �I {{{u��� GRAPtIIC SCALE ii I $ + I''�I�I 1 SIO ���___4 1 9I9 , m y'-``�~J' y..1�p I� I ,-T' I loan_aG ,t Dsx 6 7 1 QIs ,, J� I I • a va �L S I wIIIIIII NOTES I a4 Y wgnfN4 SF-MAO(INFORMATION O' I O FRONT SETBACK 40 FEET - � itt, `• 11/ I'. 1 I "-/ REAR SERMON'20 FEET - L 11- 1 f-I SIDE FARO SEM..<10 FEET i, v I 1 _ PARKING 10T SETBACK INFORMATION ) ........-AA -- ' D 9l9 IP a. • ; , FRONT SETBACK 10 FEET '� 1 REAR SETBACK 10 FEET •� '.i. p 1 SIDE YARD SETBACK 10 FEET I MINIMUM LOT IMOIH AT SE mALX LINE IOD FEET B 1 .. I DRAINAGE AND UTIL1tt EASEMEN lS ANL BE FRONDED AS I ; REQUIRED BY WY 1 S FNISRNO]pNWQ I_ A 8 i � �YI� I B-� .,Ai DRIVE 11 ECULVE SYMBOLS [-_/ - _ DRIVE AND WINERY I ��� - B]p EXISTING COlTipMRS B30 NEW CONTOURS d1 I , 1 86.2 NEW SPOT ELEVATIONS P.�1 !_!�"� _a DENOTES CAS UNE e 4�p I , I %' ENOiES uuOFAGKWPIO IELEPnOIIE IF •+ n OElIOTES SANIETARYNOSEWER ECTRIC LINE j1 9 DENOTES WATER ISAIN n ISI 9it, �� 1��' L --- O DENOTES CAS MARKER ` i ,vol /'39� ® OENO1E5 OVERHEAD UNE POLE + 4:,.10% tEmySR nn OE IOiES CATLHOTES FIRE YBPS NT i 1 --"y E._-- ---- 0 IIMI I B DENOTES DENOTES CATC'ARYAIAArHOLE b i , 'DB I ��"a : I ed CERTIFICATION BDeI _ 1' i 'hy—____—___jffltei• Lea- ,� _ -p - `\ �r - 1 ?v 3 J _ n of M I Jo "__ __'_ .. _ _r II 10 L _ Oa .J O Moe 115.16 T 'I I 11- I ...--- .-1.rur 0 fi-SAM F B DSII -;f: 1 3A 1 �� _x-11 __♦ _..__ v.1a %�5E ear y METRO U 'ArJ k� l 3� �� :,: NANO SURVEYING > P. 1181�APA1611 &MPNGWEDIiwN $1 r. c "'..,:...716-......11=:-"41' fca m,L ca.mr 1m,n az 1. :.I., sslrr THNO 5 K .Fh.A.:(G.1;GG..IT (ofiljynG-omx 1 • I EXHIBIT k _ I oacr122/60.00.1.p4 G-wJG/za�I — _ — — — _ _ n�ro.rt �u.Al G&U _. OCT 257001 ■ rSr. 6' DIRECT MOUNT ,L AC MOUNTING HEIGHT, 25' AEG Ia. Ia L RC AND SE3 MOUNTING HEIGHT, 14' AFG '/ OV MOUNTING HEIGHT. 23' AEG b,to b }i ,!• . • ALL FIXTURES HAVE NO TILT y L%5.1. Sr L b 'b- L PROPOSED POLES MEET t20 MPH SUSTAINED WINDS i 23' L IA biL 50 As, L\V`:�" POLE HEIGHT. - J 1•••• I. L S. Lr.,,sia .is ti isl b is -'L 00 I. L bi/L to t..L.'y`Si T. , 6• id..,...is -• t.:-.4.1,,,,,,.. Ay I. . . L YiY a.{.,.L y L y L b to 4 ti L p ,i%b ire 0,•L b L bL .LJ,L:u~ 4!... '\� L .N L L L.:-,...0.b u L b L b I. b b '1fw L L""'h% ' I .i.....-.-0., '''''',.•• • J b; HAIM ...... —T_ --- -- -- GRAPHIC SCALE. — 1 11 C PLANTNAME MU B9O-L OCT 2 J 71101 €151. • } n •` r I CODE_ I v•ea A a BLACK HILLS SPRUCE 6' BB .. / Pkr y SS _ NORTH 1 w..m n. 1 dm.N j i''(: —__._ B 4 GRP/INSPIRE LINDEN 15• BB _..,...._.._..___ _..._... :... W � Ills aorategramarra. Ja c a AUM+W BLAZE MAPLE 7.5" BB �,. Au x Re mull Wrenn& 1 D 2 COLORADO GREEN SPRUCE 6' 0H u • _ - ?kr pw{w I • fi 4 PATMORE ASH 2.5" HB - - Fmslw pem.ykura Lamm• D _--- - ,14•SPISAINrior.Vic---1\40 s" HB ..� / p s sP11PKSPawcRAB I _P1VP� ;� J% �/ 12 21 '''Al IA 10.2." .SPOT -.I� P 411p. �1 �/j I BSI..'Arcadia'21 BLUE ius S JUNIPER IE-21" a5 POT d' S I- l` W :if1/1116. /1 _ /A/7 /• H 5 DMaker harhuotrIs AMG UNIPE'EN/chip' -'- ��- A /�• - _ I /! % I 1 MAPLE Aux glanaleDwarT 21" NS POT W 2 - - d iii%i%% ( 'I n AwSPIRBA la• POT aaeooavlw I _�' V SIYu.h.m.CESSSP1REAlda'Aubrey Warred ♦ Sc 2a LITTLEPIUNCE996YIREA 1s Por _ Y I� �I � Ic 1 L 6 Se'IG TFD HOSTAMr."". MI POT __ ,r I 99_ Mi /. / HaftELLA wird.Alba YLILLE3 N � W I 'P1rP �&.f././' l c1,/ M ]6 STELLA DE ORA DAYLILIE9 61 POT .,� fit v I , 1 / I Hcmao a ll�'Sulk a ao r (1) Ilia) z; ,', i;. ' I 162 410 ej hi O11 11 :410 / % wI J I] i . , 1 6 EVERGREEN TREE DETA1 u 410 1 1 0 I s"'� !� r"Prnr ;ileo, i 0 -., I1 tr;, 0 ts 1 ,.. ., . ../ F 1 .0 c..) AUL CA .31 W 4^ cn wir P. ';.--.. .V. ''/f.•/• ...il IMM 1- -1111111111- g p � �I". 0. J`'!/,-- % ffA - /• I 155E DETAa P N g os 4 V to U I \ m w�Lb� 1 �Eo� 3 � /mmn�c0'.....ro rau U p N STATE HIGHWAY NO. 5I rm»mm.'mm... SeilENAMEMOnnti / AREAS TO RECEIVE IRRIGATION AND SOD AR ...Lam aulanala ma maw anal. WSHRUB DETAIL —'-',1 7 4 110 PIAORY014.1.11{114.1.11111 WM ALL n ..K...me.m EXHIBIT I L 1 ........,,, -.01•N f! t I ..1 4 0,'" 4 i „",',A.4:;;.,:".",..**°*•,,, 1 ii ' ._ . . zf,' f t_-",i , 1' -,- . ...:: . '• x i •-•,.. -.4 IA ,4 , .• 4T , . ,. A; -.... , .. • Ai i . ../-1, , m ., .., , . , .. . ., , . ... ...:. ,. , ,.. } • , ... , .... , .. 11 ' , ' ..' t • - .. ' ,,......„. ir,,':'• >.Z,''. ' -..' t '#•4'.:1S' Pi.'.q•','',, ,t,' .2•.?.' ' , .,, I ' `' • 1 : -' t .. .y. . ; 1 ' - 5.11 ..: ,.• 1 i ::. ' —;:l. ;1.4ftp -,-4 ,.. - -, 1: ; ,.. . . „ . • ' '. .''1,..--q• - ,. ,... , I , , . At' -‘,.. 1 . ., c NN= , - &iv,'',,,-,. .,.• -'4,1/4 7-'01kr„__:;T: 4,'-" r-r7.,,,•-•:-. i ,,* 4 • *..i1.0. 4".a%4. ..‘-' 1 * 1 1 _'''t . 11110;. ,.,Li" „21%., ' I,7..6, 4 ' ; -_1,.t., IinJ ... - #.• -4. It _ ,0‘ i .. . I •:•;;,- - ' -,, - 1`. '" " "*.'"• 11 * .. • ''. ...1; il •it ',. ), ' p ' .- * ' . c4. ' * ' - - ,* -7 ' i - ••• e# * * • es ' —No* • ,',. . '"'„, ', 0.- , , , .,"',,-,,,t's",..., .. • 1 t -,, — , . , 4,i; . •se ' ' ,'•fr, . A _ , EXHIBIT K