HomeMy WebLinkAboutReport No. 3 Housing & Redevelopment Authority, East Area Concept Plan i
a k
TDcirk
• - eights
fYflAAClOto
housing and redevelopment authority
report no.3 east area concept plan
:UV Dim/AC
nor by associated consultants, inc.
NORTHWEST ASSOCIATED CONSULTANTS INC.
1.5 June 1981
TO: Oak Park Heights Housing and Redevelopment Authority
RE: HRA Report No. 3 - East Area Concept Plan
This letter accompanies Report No. 3 - East Area Concept Plan, which is
the physical development plan for the East Area Improvement District . This
Plan is the culmination of the preceeding stages of the study project, that
is, the survey of conditions and needs and the development of goals and
policies. These preceeding documents as well as this report are highly inter-
related and must be used in conjunction with one another. This report will
be followed by a large scale, colored plan for presentation purposes.
It is our hope that this plan can be utilized for the ideation of specific imple-
mentation projects that will ultimately serve to improve the East Area.
Respectfully submitted,
NORTHWEST ASSOCIATE' L . .14/T I ► C.
David R. Licht, AIC'
President
Anne Bronken
4
4820 minnetonka boulevard, suite 420 minneapolis, mn 55416 612/925-9420
• TABLE OF CONTENTS
Page
INTRODUCTION 3
LAND USE 4
CIRCULATION 8
CONCEPT PLANS 10
•
•
.� I s
CO Fj. /-'�I
'C N /
C
N
y
N
O
H
L ° m
' Q. b
ii � ,°n 3
, N
gam ^� � b e
YG . al
N,c.1 d
v
{.r n
N CI„,..,
I '
6;`-' 1
V� YI
P P j 1-
,P
do' - - Picket/...„------___
1
E I n. , `-- -il
cIUc• y_ / 101111P111 - a.....,.,. - Penfield s*'w` �
nd Q -,�it11 J 1 r ` \
, u f I FI I �Id S ' Penrose
Uu'I h I h I Y � \
711111111111111111111VA1111E1 I I \ -
� IIIII�I WINE illlllf
. !i" . I... �. . Peabody
.`r r Y t 1 t 1
h LI in
d.
7
•
• INTRODUCTION
Throughout the proceeding stages of this report, the inventory, analysis, issue
identification, and development of goals and policies, it became increas-
ingly evident that the basic need of the East Area is the refinement and preser-
vation of the existing patterns of land development. Essential to the preserva-
tion of the Area is also the need to enhance the existing unique character-
istics that give the East Area its definition and identity. Accordingly, refine-
ment, preservation, and enhancement are the foundation concepts of this Plan.
The map on the following page depicts the major natural and manmade elements
that have affected and will continue to affect the development of the East Area.
These elements are mainly in the form of barriers to development. This illustration
begins to define distinct subareas and patterns in the East Area. It is from the
determination of these patterns that basic land use potential is realized.
Also included in this report are graphic plans that illustrate ideal develop-
ment patterns, improvements to the circulation, and reclamation and maintenance
of the natural elements of the East Area. The illustrations were developed with
consideration for the existing conditions and future expectations for the Area.
However, It must be remembered that the plans are conceptual only and are
• not intended to dictate exact development, or to be considered the only solu-
tions to the Area's problems. The plans are intended to demonstrate general
concepts to be applied throughout the neighborhood where possible and practical
(as determined by detailed study) as development and redevelopment occurs.
•
3
. / CO■
N --../ C
7a.13 1 O
1/
o
N 8 (Z
II
OO !n
16.
ry I
glii CL N I ■�
G y
i M r
r1 I
Ilis.r 6 c k 1 (3...)
0 41.11 2.) 4 ,0 H c°
a
°+ '�,d� "i,'.„ „
a.
b;
5 i 4' jl h.
I, •
• \ k�Z+ °IO I
I1 01 4 o c ` h
� t, "
\ `\ I1 /�
VA
414 SY
��y,\ \�\ y� II > 9 a � '
\ a., II fi �' ' R IiI ��•
II I
W
on
��.A��r �; l�w� .Cr I•'ll ���;� f�1 1•\\\\h�'e �II'I G�;;�di�l i'e— 'r El 4 FiEJ
4 I'0l• CP dn2.'IIl Ii 31 Ii1 PP` 11 -- -
r `` ee.1:1°)06.' nali_11�191N,'i �si 111111lI Mil, �*
uit 411..111 ■i,,,r„1 \\
a CIl-ICI F. ��\S\e 44 " aq.1«! f° k . 34t,z K •'*•,�
•
. _�V�.4.I _� �� li f lit. A`v&(/
..• ■
C C
,_
C
o CD O a) O
v.-0 0
. •
L W .— LU L L °'o 4— a o a)
U N .0 V .C_ N
U — J U J O
C_ a C 4- p N
• O
O O
•- O - Q•N• F-
•o 9 a In -
.ii
• O 0
�
Ft.
4
• LAND USE
A. RESIDENTIAL
In any redevelopment or improvement project, it is essential that the major
function of the area be maintained to ensure the stability of the project.
The fact that 60 percent of the homes in the East Area were noted as being
in sound condition is a definite indication of the vitality of the area. It is
these homes that will serve as the needed continuity and therefore the pre-
servation of these homes should be the highest priority and any other blight-
ing influences should be eliminated.
It is envisioned that the area will tend toward the construction of medium
density residential structures such as two-family homes, quadraminiums and
townhouses, mainly due to the need for more affordable housing and to reduce
energy costs. This increase in density, while viewed as healthy, should occur
in an organized pattern. The conceptual illustration of the East Area on
page 11 of this report proposes three residential densities that should prevail
in different situations, specifically, low, low to medium, and medium density.
Low density residential is proposed in areas where good structural conditions
currently prevail . The specific density that is implied is three to six units
per acre. This density allows for single and two-family homes. It is recom-
mended that this density continue to make up the largest housing stock in the
area.
Low to medium density residential, which represents six to eight units per
acre (duplexes, quadraminiums, and townhouses) has been proposed in two
areas, the first being the area south of 57th Street extending to the wet area
of Valley View Park. The amount of development in this area will depend upon
the topography. A higher density (than 6-8 units per acre) would not be
desirable due to the amount of traffic generated through an existing low -
density neighborhood to get to and from the collector street.
The second area with potential for low to medium density is the existing
single family neighborhood east of Stagecoach Trail . The area contains a
wide variety of housing conditions and is very likely to have sites available
for new construction. Due to its semi-isolation, independent of other neigh-
borhoods, this area has potential for an even higher density than proposed
on the Concept Plan. As sites become available, medium density structures
should be encouraged in order to begin a slow, natural transition to a higher
density.
•
5
• Medium density residential (approximately 8-10 units per acre), the highest
density recommended for the East Area, has been proposed in areas that have
access to roadways with collector status or with higher intensity to ensure
that lower density neighborhoods are not impacted with extraneous traffic.
One of these areas is proposed for a part of what exists as the NSP slag
deposit area west of Beach Street. This use is proposed to continue for 15
years, at which time NSP plans to sell the site for development. It is
recommended that at least part of the site be utilized for medium density
residential . Provisions for buffering the residential use should be planned for
in the case that the rest of the site is used for another type of use.
The area north of 59th Street and fronting on Penrose Avenue includes a con-
centration of structures that are in generally poor condition, and is likely to
see some sites become available for redevelopment. Due to the structural
conditions and the proximity to Stagecoach Trail and 59th Street, which serve
as the collectors, medium density residential has been recommended for this
area.
Medium density residential development would also be appropriate along the
east side of Highway 95. The first phase of Sunnyside Development, which
includes medium density townhouses and condominiums, currently exists near
the northern end of this corridor. Plans to complete Phases II and III of this
project are still active.
• The site and general vicinity of the old Oak Park Heights Sewage Treatment
Plant has potential for residential development. The exact density and design
will be subject to the regulations of the State Flood and Scenic River Ordinances.
B. COMMERCIAL
Only one commercial use currently exists in the East Area, a tavern, located
at the intersection of Highway 95 and 59th Street. Because of the grade change
between this commercial use and the adjacent residential uses, as well as the
singularity and low intensity of the commercial use, no major compatibility
problems exist. However, no additional commercial uses should be introduced
to the area, as they would generate traffic volumes unsuitable for a residential
area and may compete with the existing commercial center in Oak Park Heights.
•
6
C. INDUSTRY
• The treatment of the industrial usages in the East Area, the second major use,
briefly summarized, should include the elimination of the activity where in-
compatible with residential uses and encouragement of the activity in non-
conflicting areas. In the upper bluff area, it is recommended that two specific
industries be removed, C&P Construction from its site on Stagecoach Trail
and Johnson House Moving Company from 59th Street and Peller Avenue.
The Stagecoach Trail site should then be preserved as open space and the 59th
Street site should become developed as home sites. The existing slag and fly-
ash deposit field west of Beach Street, now zoned for industrial use, could be
at least partially utilized for residential development after it is filled and sold.
The use of the balance of the site is still uncertain at this time and could be
the subject of study at or prior to that time.
Most of the industrial land in the East Area will continue to be in connection
with the NSP Power Plant. However, some land which is appropriate for
industrial use, that is, having direct vehicular access and separated from other
land uses, is available below the steep rise of the bluff. Although NSP owns
most of the land on either side of Highway 95, vacant sites exist that could be
utilized by small industry. A good example is the existing Dahl Tech Company,
located south of the old Sewage Treatment Plant, which leases land from NSP.
The old sewage treatment plant and adjacent parcels, which havebeendesignated
• on the Area Plan for use as medium density residential, could optionally be used
for industrial development, or relocation. Again, the natural site factors of
slope, soil and wetlands will need to dictate the intensity of development in
these areas.
A City-owned parcel of land located west of Stagecoach Trail in the southern leg
of the East Area has been under study for use as potential industrial relocation.
However, the site which was a land fill at one time was found to be still smoldering
below grade. It may be several years before the site will be useable for any
development.
A large part of the flood plain has been designated for industrial use. This is
only because of the existing use of the flood plain as a temporary flyash storage
area, representing a very low intensity use. NSP has no plans at this time to alter
this use, however, if the land does become available, it should be allowed to
remain as open space for the obvious reasons of erosion control and flood hazard.
•
7
• D. PARKS AND OPEN SPACE
The conceptual plan for the area exposes several opportunities to gain additional
recreational/open space in the East Area. A high priority should be the reclama-
tion of the steep slopes and natural drainage areas. One such area, a ravine,
exists in the upper bluff area and crosses Upper 59th Street. It represents a
significant interruption in the land and warrants the realignment of roadways
around it and its use as a natural division between residential types/densities.
The homes located on the east side of Stagecoach Trail represent some of the
poorest structural conditions in the area. It would be highly desirable to
eliminate these structures and restore the natural vegetation to prevent further
erosion and slumping problems.
Due to the excess amount of street right-of-way in the upper bluff of the
East Area, the vacation of the least utilized and most hazardous of these
streets is desirable. Rather than the usual practice of dividing the vacated
right-of-way between adjacent land owners, the City could opt to keep the
land for recreational/open space. This option should be exercised where the
existing density of structures creates the need for additional open space. In
some instances, the vacated right-of-way may open up new residential con-
struction sites.
• The NSP transmission line easements designated as area plan, are available to the residents for al types mof open paceeuse,� and ual
have to some extent been utilized as such. Increased usage could be encouraged
by way of planning and implementing recreational facilities, gardens, and trails.
The connecting of green spaces is also a highly practical and desirable achieve-
ment. Linking of trails with natural open space and small parks to other parks
and service areas of the community can actually take the form of a secondary
transportation system for pedestrians, cyclists, joggers, etc., and reduce the
frequency of vehicular/nonvehicular interface. The City should keep abreast
of Washington County Trail System plans and coordinate the inter-city reen-
way system with the County system. y g
8
CIRCULATION
Two major circulation problems have been identified in the East Area, the high
traffic flow through the center of the neighborhood and g
dedicated for street right-of-way. g the excess amount of area
coordinated planning efforts between the City and residents.problems will require
The East Area was platted in the late 1800's utilizing a nonhierarchical grid system
of local streets. Since then, the rest of the City and surrounding areas have developed
creating the need for special transportation patterns. One highly travelled corridor
has developed, utilizing Stagecoach Trail, 59th Street and Beach Street and
been classified as a collector. This route is narrow, contains sharp corners and is
intersected by several local streets, creating generally undesirable, hazardous is
conditions. The Policy Plan has stated that an alternative route should be implemented
if possible. However, while a new route would be ideal, the feasibility is questionable.
If it is necessary that the existing route through the East Area must be maintained,
several modifications should be imposed to improve the efficiency and reduce the
hazards and the impact on the surrounding neighborhood. As illustrated on the East
Area Concept Plan, slight realignments at the intersections of the road
the sharp corners will facilitate smoother flowing traffic and will reduce confusion
ng
at intersections. The road may also require widening, at least to accommodate
lanes. The number of local streets intersecting the collector should be reduced.
• Finally, a 20 to 50 foot wide buffer zone should be acquired where feasible along
sides of the collector when fronting a residential use. The zone should consists o side-
walks,
grass, trees and other vegetation, and mass transit facilities. This buffer will
reduce the aural and visual impact of the corridor on the residential neighborhood and
provide for the safety and convenience of pedestrians and bus riders.
The obvious solution to the second problem, the excess of road right-of-way is t
elimination of the most underutilized streets and some realignment of other streets.
Some potential alternatives for vacations and realignment are shown on the Area
Concept Plan. It must be stressed that the plan is only a concept. Any re-
design must be coordinated with actual development patterns. However,tthe ttrans-
portation goals and policies in the East Area Policy Plan should act as guidelines.
Some additional and common design standards that should be utilized are as follows:
• An ideal amount of street right-of-way to strive for is 20 to 25 percent of
total residential area serviced. p
• The local streets should be designed to inhibit use by through traffic.
• A limited number of local streets should intersect with the collector.
• Streets should intersect at right angles.
•
9
• • All streets should have a right-of-way width of at least 60 feet.
• Turn arounds (cul-de-sacs) should be provided at all street endings.
The street pattern can be utilized to define subneighborhoods. The major transporta-
tion corridors (collectors, arterials, and railroads) provide a very definite division
between the neighborhoods. The transmission line ecsement also creates a division
between neighborhoods, although somewhat less strongly. The local street
serve to define these subneighborhoods, s further
•
•
10
C)
_L N .
Q U•
n 0
ah
: 0 mmlim
H$ w ,:,:::i,
W I .....: ,"Yk° `cu„L'� ....„ 0,,d �llllllltllll l II! Fc,``a '.s.. ..`r.�. ...x k (7
�s 3 i 4 a U o1 ( t „ i w „., ,, ?40� r 3 ui 4
(Q o\t < • 4q...`• x�3 stir.:1�,31r° v,v .�ai0 ��':.: an
6: Ys;a Sax:,i `�;x.m1115 '"�� : r�,.. C 5 t z _ N 0'' >.�., �3� „. o •a
r• v "
4 hme •, g4, o J
• , y s
,
k
Il
a rpri
: ,• ; ? ..C�i;<.sc rip I t : .
• 111
uC
.:.p.).0:%:::::::;::, II i .E 'i ° a • :.. 4d„tea ,: ��..� II 1 - lruu u
;)r . :; :: k.:?.:: 1� 1 � , nYpm Ilmtlu
: . I .i y � .. s 0 1oi „ w uN: c �-5 ,- -oft-- i opf n� 4
. , - i i � � / y�I �
I
°� � 1,/, // .. P , is '
,
%� %:-/�=7 y l II % � • gp® s I j l�lpd eho�I 1I •i" I i a I N�In,IFLf�fl P A
_= As 1I •� 1`�� 'i / _H:c.� i r"<ir< . I I� Iiliii11i1 � F fIry blVI 14141 8 .: !a:!1
-- ------ -----�-�ilIO CW S�� , eC<`1I �I�.I Ip I� 1i�d, 11I�{,ryj1,N1 ' , 1 gE�f 9�,� ; • J 9.m� � Ia 1 i ' :.
a a)S i j1 ' !1 6� In :1•a) a) + 1
a cu
ao a� t a) a
•X 3 0 .4■ X a ° a L an
E •o -
Q
o i C a
H • _ s _
A > y- 4.- 4- a a in a . 4.
.
) a • �_ a
a) a U L 0 a4- a- L U
a) 4- a). L a L C U } a a) a)
0 C 3 } L Q y o a E a) a a O O V a C. a) a)
aQ a. o 1.. • N Q
0 o a L a 4-L L U N •_(I) � a) a _
"- = a C 0 +- L (1) •
V)▪ • H > o CO' 0.. .-
a U)
• U
_ 3
E ° a) o 8 3 a o E - E U \ a) •
L G an en O a C 0 146 a o ` os o ao
in o a) 1s a a —
a L -a
H > • o a s F •
D
.� � v• o a� s D a v �N a o o L in a)▪ c a) a" L o a a) N a) a
+- (1)
a } a) w OL N C y an +. L W 0 U a U
a) y
U-,- > m $ a x a fli -a ' a o L Q o �c n
> -0 w .c w e 7
11
•
KEY TO EAST AREA CONCEPT PLANS
Low Density Residential
A=��. Low to Medium Density Residential
r*:41 Medium Density Residential
Commercial
`;„ 4`7,-2, Parks/Open Space
Semipublic
• ..
........::
...... e
••�I!!! Public
fplOral Industrial
KIZIAttia
Indicates that an existing
street or use has been removed.
150 O 300'
•
12
'.'111‘. IN, ' •II.*.•• a
• •::...sans
••/ ••.......;••
•rb .•;
•
f'Ufur,G u5c of ihe-fined, N5P
4r0 fIV 4111 G11 0q1 gift 6
uncer1 jr-i. low for. 4s,s n
1tc A Bring 7rorn 44,1a-
II cent i4n4 ugh.
1 rimer j-oe-tvadway5 to
ellirirI4t hgzar4#u,inter- troris.
ftKroaer rl�ht-
v44bi
A t+onai/gra-►mate lin .
- 1 , 3 '�'tr19h1-oF•waY
_-- _
. fiLeservallen of steep Slo i�
. 1 INS Disposal 0 " :•::: I a k'
•! Site
l 1 }gim nlivail ArAi
$ito 4!... •:. ••s: w I Ii Y.g rate 1 r ref 1 �••
. Ntt\ - •• • •- %.:.:.:,::::,:: . r7iern.
I •••...•-0%1;144**•,* ‘I\ - .. , , ' ••.4..%O.% .0.1•
' ► l P �tarel r� hq�Zea e 1 f .1......1:::•:::::::.;:.•.:.•.::',.,.' . -414• 1;11ZO,,,,,; „ , aG• a rI 'eP'1erf 'kgr•. • ••••.. .. ! --46 i •:° • ••:•••• i• °• • • • ,.� • ; : .:,.. , ,• • ••• ..,,,,°. •••••::• 7.17: 1 Yli Sextrq vrri5 in LDi��-
I :•:.:•:•;•:.. •••.• f for F�ovhfc e 1-q wic#thA►><#
Exist. 14 Brim
°°'• , Park
.....„1 .. L imitate�irrts on�0112�or__LI. . .
AA c Irapp ib*ir>Atth ial uses -
1 C'e ith. N61..NNII ..,.. ,,,. r.:
r ,, .,,„N„ ti,„„N,It,vkisgki,. ... ...:A - -
__ransmission Line Easement • — — ` UiiliZefirgrl��rnlyi1 li
—_� — ; 1-or oPcn ACP f1Ai q Q`�arlerff
—` imination oFur +--u ll►�d raidv y
3 Sly `��"�"`�i� Oren} hau5irj fib Park&
r c i 0 i ,,` poniblc, lire ink
1► L - 9
fr (71 ,:. Ike, . N r �� °����` , �� 71 =limirwre �renelw
Valley View °° ` �►�;A, ..►w.� Nay L,wt0 medium.4eh511- r -
+�°°°� �' i'°��`�����f'� ` ` fLSPILfi'fGr'/i�TYr(Jj"�tl n`�'1cLEY4�►
I Park ;' ,'.°40.�♦�°�♦�,`'O.♦°.i'.�°.j►.` A
'� ''�°• :•:�. `..!.!•!°!°!!±,` east area concept
`) �•!.°.�.. .�*� °���♦ ♦♦ �. .• west-cent
!''', °♦°�°°°i��. No .� west-central section
14
• •••�•••••••••••••• :,� rH •f U' I fo►'rne4i
• •• • • •••a..r••i.•.•• 14't I., �I 1001 • `�✓I rn ? ' iGt`� fin/ �j-
• I I ',„•••• .. \ • •••••::•••••''••••0:••• IWAN,
r•le o �•ryi • •• \ '� r••••• • • Y V Vi1en r( .�/��•
-1111 11,• • t '•:•46•1•••► • • r� •r ••'a_ • ••••• ••+•••• .
•• •• •• '1 ••• •�'
•• •4r•• e '!a ••••• • •• ° • •• W•
,,,,,,r . , /�../�/nom'/ylU ry
•1. _ 1 :: �c1 .,u; .;. �`. .� .�z" ' ASS'"';,�x s �' ;xE�1k3 S' �i [f�!
1.:
t r ^a ds , \ t If1.0 in�p,7 q I e Ind
• ,yS a- s ' tea �`3� £z, y x 4
! k
•
�+ 1•• K ` s ,y: n y A FY 3 s ,xs= ,� ,x. F f .s y Wo
w.� : 4%.1,m..,"Cs • #Y 'ys;`S3'tt"s? a y ku�q m a s. £ •
Transformer ; f � £ �)!r ln�U�i�1
i �� 1 �'�s �,�i's'Y�:'4u'Y,F��ssw ny \ 3 r .�ysac*;#ex .a r a
•^----'- �. Y SI`sw`sY7• �l ad# .3 Ym z,r� ia .z� b� .: a,'� ''wt.
t £`£c a..h.:.' Er 8f$'� 'lY. ,Zi L.h'i N @*l x
(\�\ T.-.-•..-- �" ;�v '.. S Sx` k\ t:' ) e . & :i#,rw h tt # :::,„. \ '. i s�`... kx.•., . -.
k �,, '.g��� +� �������' � ��. � �� � *�rig
..___ . . 0 ,,\ 44 ,” As . 3 ., ,,
.. ,,..":„,:4004 \ Iie,„4..:!..?;*.,0,4:::::,.;;:!.:,-..:z.e.7,„
4444s, . . ��,° a o a41' i6 r x t ,, i++ � £ ' 3 x� :♦ _ .. , ,,.•,*, . .. .••••L. i
..
* -• . • ••••• 4, ci-,•• ..
- \-"1 '....... ..t' '
,„;,....ii ,.. ..... , mai ■u■omm„,,,momm........... likOk.''..40.461,4.''',,, \'VA 4,,,:-,;:::AROAP,
�` ! Transmission
..—.� _ Line Easement `11 z , ,��; Eh tai
.m� t. :
M•o. ■•.ur■■B ■■1■fr1■.�•wrwr.It■10■r1■.r
______:___..r: . , r■w• rr • .r r.rr■...�ia■r■•■ .r.. . ■ ■.. . z E €■
11L•. y ..r..,r..Zr.•n�/.r■.r�riuu■r�irrirri�l
n.�.f■rut'rrtllsrr■.. ... . ffini
■■�.rr/.r.1... ■r•■■rtraliiiirTiiiilia mama Man
■. gw•■Ir'.I•�■Q.la■ ■1 �. •. �. .�
.■�; inc,...■r.u..■.•.. ■ UQ4..._-_/I��A��rr•Irra Mani
du•t_ r•.,l ■qrr■ r. .■. ...rr 1■. :ii■■■•■ 4Q�1 xg �
'.'iIii1ITh; Q+Ar■e*rrrr.M■■rrr•w 4•.rif■■■rrrlr� • �, .■ ■Th•MOW
iiaa pi' r�lIlwalinir..fr a !
•
°•■•■ ■+1 ••.- R,.. Minnesota State Prison 'Ifs lamau..r •..
uuuuo� nlrl u�ri1i=ru ••• •
r■w•••w.r . /.aar�a.. .r...■..... .r... �rrsOr..�/. r.., east area concept
■■••■f*•■i,., r='!:!r■a�,r.wr.irr,.■runrrrC• iii�� ■w. . . .... 1...■i■...
,� .. RRgTw.'�w•K..^ „ ��rr�'Z:.�i.3'Irlrulrw 1! .��,
eastern section
I5
�T
�..., ..___ _ :1111
{{ - ' ? `�: ......r. -__-._ 4� _ •ir■•; 'i11■■arplN■/■ p • u•r■vu..
'■ ■r..
Val ley View Park - salpa■ .s1( CII '::::_::::.I'um ■.■■s to •.■r_.i.
-- ,ar�asTa:, 1r ■stu1/11111 Oe■
1 l N C _ ect !a■C'1■.00rrIt�U�lrlsrl•.I=.■■Mira::
�r' t` •1 ■i M. dotes uG::..•iii iiiiiii=i1111• °iii..!.
e P '73
t' - < .err •■■ •r=-1ii;� sob Ii■ur■f•■u -■■. ■ •r.r.
P .a:r.=. 1111::S::oQ.1;11: t. ��� . ..
> -- -- --- .uri ...onwr �'L':•uC at■■■r:ri Minnesota State Prison is
.. '.. r •• i1u1� Ia11lra:a1 =1 inli■■■O.�'�:;;=rluuu■r■l•■gir
/ret
.3. 0 rr�;
[Transmission Line Easement 3:, �'-- �R--! •-
yiirlrr■•.
MOM .rOa M+■■�
L__ .R•.• Cef ILI.1.ru■t
�1. ■ ••r. •■•r■■II.■ ■r. .■rL.
■: •:.r■■ litill!^ZS..:•ra=■:=111:i '1riii::r •f■ 41
uaq■ r�K .... ........ . ■■ ! r
O ■ r■•..•1.■uuor=so■a11••••■Z••■ ■•cur r..�y
j..■••u:rr a . Wetland LIUL::i=r' Mtn..... �rrr _!• r.lrar•l.■=.iii=jig::....!■rims ....a ■■t 1■r 11 ■ u■■:11:11�
M .1.�■.■.�i...•■■■■ ■.■I�.a i Cis
■
1
•or•1•.•.•r..•.H•■■ .0 •■ r■■ ■ O ro■•• ri'
Eir
El [I ....z_
�iuurao■■es..=•r■.•.. C C=••■■'i�ii�Iaviltr�...ano
•■u.. ..•. ..0 .. • ■U •ru
rrra.rl!rl■rl■Mr'11:=r.■r■ r-• -••
••....11 .■ ■.•• • r■r=eae�l!!■■��i■.i'il..■. _it
.uueer L. ■■_ :: easnoti:l.•....r
••r••■.a■■.• 1.rt/.tu■■!1■■./•.■ ■••r•■t■ p ,
Am:UMW rt.■...4111a� IIIIN
■.•r■.■•.. ur •r ...•■.■ •■■uu.■.u■■u.. ii
i• ■t�.••r �
..i ...1111 State Prison Propert ;lilt
...mum, •... .43:1 Min
r=fl
I= _ _:: :l: : m; :: : sm r : i :: . :.: ialn/fruruarrr■■. ... ■.r ....n...... ■u11•11
.••••• 11•1•1• aC:::11 Mom .•.•• aeon :<t••.r.:11:.: :::.;
•seam•■ • ! .. r■ •u•••amii aeon emeeaumasimt
•!■rO�i•.r'i■==..3C0��i�ati:=:.r..:•�.�i• .��iur.rw■\■.�1 i;
• ■.•■• era■■■\a •1. err !!=.CSC:i ':i'�:
. ■ •r Mrr =its/• . /■ ...r■ ■ ■ U �• U� h lar1el�►e
Haar= =un�i=■evil. ■err= ulit■=1 ■r■iru
t■= 1111.rrr.rtjtr•�iiii�t■a.rrierr■ar■■ -:.■r 1�,9y9: �Jdem
.. nN■ . =wiiC:i w■•irr••.■=L:1r.�rrri. N�q i Ave S J �`„�`ca.�S
■1= 4.1111/ rM■11• ■1■1fi1• ■■ .:�■re1 .Mess �a 3 :. sx .
aaralir■�a•=r.• r.■ ■..r■1■/�■er■rttale�■■N/
��qq ... ■■ r.••. IM■. Neal■■�� . .ar ■•■■ ■ ~• t�� ���'��t�Ps `` uk >s 3�
inarra;r sts■N■.■■aM�rMIN••�r • .Q1.■aNI NO�1 a ns�'t s' i ,x C.
.■■:.,•... r. ■1 ■/11-::`.11 ' a hii -devdoprncrrt an weHar
•■■■..aN■:■.rrrlNr■•=�■■.r■r.26,,l=1i■1r■rr... •.1 S g+r�g s � Xk 3
0
:•. •.r...■.■.•■■ 11 •. •- 3 F r,.,t� ,', "�act 3 �.
t�t�.rrr/a■••■r.■■.■s ■.=./11114• • S■u a ;=K
■1= ■111■o•�ir=we�•o •..•uue■./o■■■ niurnm il
•
i fir■ .i ■r.• ■r■s w■ • ri � •■
■.■=1•rarlarnirillein i■■•=■ingaaii =��t etti j
■.iuu;.=ouea=■r =■Cla1�u1••! etr■ ,
i■r■■to■t:�iGe�■i■retui::r.�i.or■.■■11+�I■r ■..■ r•�i�a��j�•�.,'::G' �
■`iorp fi.Ni�Mp::�iie/�■�lis isma/i-�ilarmejr!=a■ p ■'
1••t•r ■ .■■ 111■r 111 1■■ s11•■ • �I r 1.■.
•� •..•rnu■rA■=1era=r.i/!•=■ RCZ=t='p`�lGi:lrar =.!'■11.1 •. rr
a�i naa.:r.•r•::M.urr■■■ r•f:.Mar■ rI i i; .=M� iiiii:i. a;■1■%
..==nr=�•/1.r.■•q■ ■•S�.1■ir:r■.r=.■.y�•l: •aa=/. E + ..
.•..N.•. •/ ...■■......... ■..4\ .. •• a �- ... ea■af'
i�C. .. •....■r•r. • j N■.0"...g1a11Ac..\Q■■11.1 • ....mealy
■■ ■ Mara :��.: �11. ■Mrrt=��i:•■■•.■• ■ ills■ . r
...........br • �I .., rau �� ilrl �i�1i■■ 111 ;
$le•r on:II r■augrl.■1 ear.ar'en::1i1 . 1 ` 7•� •■■a■ . t'
.....1■.■_ ■•. .e ■nu ■.u■ ii, ' •�ranin .:.r marai1! i r
i Ir■u.an■.ms al out■• ses ■. ``Z...!.. C its 10stt. ia■=ii61"
/MN...N4lrr rut:: trl.Oar■ in 1i ■ i ■ ■l■ S a■■ 1 iii
.■.N■ \.■ ...r.0 � �� �=1111
ll �.r..r....::::g:.r..■.r:L:::::3: B•ea::: �1 i s .I .11111
■■■••r. •.•!.■u:lio45 o.o. �tt�■. sti a . ■• 111"4"111311111111+�
i:l:S��r.b ■■• •rrr:iii.■:a.ii ���ir: IR•�I� M�I� ire itn
sermo4r.: t! C/isiu -ate un,
j�ru■44I1e.►�N..p4r.ser.r■ella.arlfl�ae■ �'.r8NO a UMW 11 •l:OM
i■ wr•••.' nau...■.■■r.r.r.■a..:Nwi.a..• 11larr ■■ ■u■$r 1 • ..
■1.•.11■r.■•a ■ ��/ran■■ =HMV ri u..uu.uIr
: rur.. S=!�■r=• ...NUr. .r•rI ■ ■..:■1111 i
.Mini • rr •I•i::rr1■..., •�i ' `.iii:��:: Mr: ■ rr..
.:1=1a- Un••rr.•N•■_.•.luruu • n C. ■e.el
r•• ■•••.•■.■ .•.■.•err//=:.■a!■.d=:•a=: .(� I==I'.a! .0 :11161:111
111::.:::' •:..... -m.: ..i . . ./ E . .
.......- ,....-, :.i..:;� tj�aul•...� .., .. i1r r ..
trr=■ti1.■n■uoarooLsne. 1.444nn■r n=■■■ i ■■ a=a ■■r r 11%
i1r ait,■a/■=s or.s.uu•... ...■. ■.e.. 11 /:.Il�io..... :1 aj ra
lir u•■ r •aura■ rti•or: GS ,■N� a _■ 1 •Q. . ■ :446■■■i.:siOS. •e. ■ ..1.10.:51118111' = •III e:•..1 sI.
!e . ■ ■ .-- ■` r e' 11fi:'�Q�' 1..r■ r�:1':r�tTit■I�!Ll1lLearr na : :1r•• ••;_ r :•• : p,i:•=t�:Q$iea=Z::: f Van:An lii:;lif V/ ;ii:�=iimmill I� Ia ' &un ssisara=Brio.■■ t i ■ ■ ram
any ■• u■ r. •:11.11-•:rirt % :SC•w:int. W ran t� ter
sera �i e iunam.:.�■■:::a, i•.1:L a=u111I1•ruu..sp 11irr,, j;
.■ ilr.lii$ a:::::: .Fain i.r■ C::=:;1111. :; : iri;a��a.■• ■ iTi! [! S�
.4s .■u:ilia'"-�i `�••
.4111......1 ••■■1Qu1 e■ r.r i ■■. . ■■.4 a rm.!.■1. .II 1 11!=�•1i
:1111a 1■�■ .■ aril■ r UMW_� ..• M.i• ! ...u.1G�t/ S••I
.111■■ ■ .rr.r■■rzr••■..• •••� •■■■■1�i■■ =1�1 ■
.... � ■• =..iii i i•.gie • r:a•ri••! amiss■ • • ■■ •■I
�1f=u�i�:i.'i•sm .!'■.■'i�'1r�"� '" •C li�.Z■uu■ 1./1..11=a=tll=1�fSl��
.• r. a . .■. .•■ r■ ■ ■r. 11111..1■. . ■■`.1. •11-1!. eor�tr:=■s■cla east area concept
• • ■■ r■N.o..um•Z.. ..s.a:..suU.•4•I . ■Ir • r •r iii,
!i.*!!!_4:=:'Z:::.. a,.e'i.'aiitly i'1 :i .iii �i�l1 l:�••: �i! �, �=�r._"i'r�i,
southern section
16