HomeMy WebLinkAbout2014.02.13 PC PacketAGENDA
HUGO PL.AAMING CO.MNIISSION
THURSDAY, FEBRUARY 13, 2014
HUGO CITY HALL
(651) 762-6300
7:00 p.m.
A. ROLL CALL (Arcand, Gwynn, Kleissler, Knauss, Lessard, McRoberts, Rosenquist)
B. PLEDGE OF ALLEGIANCE
C. APPROVAL OF MINUTES
1. January 9, 2014
D. PUBLIC HEARING
1. Preliminary Plat for "Fox Meadows" - Meridian Land Company
2. Conditional Use Permit Amendment — Randy Nugent
E. OLD BUSINESS
F. NEW BUSINESS
�1�3\moi IZI : ►lU �
NHNUTES
HUGO PLANNING COMMISSION
January 9, 2014
Call to Order
Chairman Gwynn called the meeting to order at 7:00 pm.
PRESENT: Arcand, Kleissler, Knauss, McRoberts, Rosenquist
ABSENT: Gwynn and Lessard
ALSO PRESENT: Rachel Juba, Planner
Approval of Minutes
McRoberts motioned, Arcand seconded, to approve the Planning Commission minutes of
December 19, 2013.
All Ayes, motion carried.
Appointment of Vice Chair
Arcand motioned, Rosenquist seconded, to appoint Bronwen Kleissler as Vice -Chair of the
Planning Commission.
All Ayes, motion carried.
O'Reilly's Auto Parts — Sketch Plan, 14777 Forest Blvd N
Planner, Rachel Juba, presented the sketch plan to the Planning Commission. She explained that
The applicant is requesting informal comments on a sketch plan for commercial development on
a 0.64 acre parcel for a 7,385 square foot auto parts store. The property is located on the
northeast corner of 147` Street and Highway 61 (former Ricci's property). The property is zoned
Central Business (C-1) and is located in the area of the City where development is guided by the
downtown plan and design guidelines. She explained that the applicant would be asking for two
setback variances and one parking variance. She stated that because of the building orientation
and placement, site plan layout and design, and building architecture and design, does not meet
the intent of the downtown plan and design guidelines. Staff recommended the Planning
Commission provide feedback to the applicant on the following:
1. Orientation of the building on the property as it relates to the design guidelines
2. Building Architecture
3. Variance from parking requirements
4. Variance from building setback requirements
Planning Commission Minutes — January 9, 2014
Page 2
Mark Wold, the applicant, explained to the Planning Commission that they realize the site is
tight, but they like the location. He stated that they have not been able to meet the guidelines in
regards to building orientation or placement. He stated that he has presented other building
orientations and placements to O'Reilly's Real Estate Committee, as staff has suggested, and
they have stated that will not work.
The Planning Commission generally agreed that the building was too large for the site and they
were uncomfortable with all the proposed variance requests. They encouraged the applicant to
reduce the building size to eliminate the yard setback variances and to provide an adequate
amount of parking for a typical retail user.
The Planning Commission discussed the building placement and stated that they understand the
desire for a retail user to place the building in that location, but questioned whether it met the
downtown design guidelines. Commissioner Knauss questioned whether having buildings placed
at the street is a good idea in downtown because most of the users will have the back side of the
building towards the street. There was also discussion on reviewing the downtown plan and
design guidelines in regards to building placement and how it will affect site plans on other
properties in downtown. The Planning Commission recognized that this project and site is
important on what will be expected in the rest of downtown. They wanted to make sure it meets
the downtown design guidelines.
There were also concerns about the buffering from the adjacent residential uses, snow removal,
and landscaping.
Adjournment
Bronwen motioned, Rosenquist seconded, to adjourn at 8:36 pm.
All Ayes, motion carried.
Meeting adjourned.
Respectfully Submitted,
Rachel Juba
Planner
Agenda Number
CITY OF HUGO COMMUNITY'
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING
APPLICATION STAFF REPORT
TO: Hugo Planning Commission
FROM: Rachel Juba, Planner
SUBJECT: Meridian Land Company. Request for Preliminary Plat for "Fox Meadows"
consisting of 57 single family homes on 21.97 acres and an Interim Use Permit
for a temporary off-site directional sign.
DATE: February 4, 2014 for the Planning Commission Meeting of February 13, 2014
ZONING: Single Family Detached Residential (R-3)
LAND USE: Low Density Residential (LD)
REVIEW DEADLINE: April 18, 2014
1. DESCRIPTION OF REQUEST:
The applicant is requesting preliminary plat approval for 57 lots on 21.97 acres to be known as
"Fox Meadows". The applicant is also requesting approval of an interim use permit for an off-
site directional sign for the residential development. The proposed development is located off of
125'}' Street east of Highway 61, south of Beaver Ponds development.
2. CONTEXT:
A. Surrounding Land Use and Zoning
The property is zoned Single Family Detached Residential (R-3) and is a vacant parcel. The
property to the north is zoned R-3 and is occupied by the Beaver Ponds residential development.
The property to the east is zoned R-3 and is a vacant parcel. The property to the south is zoned
R-3 and is occupied by the Oneka Ridge Golf Course and the City's well house #6. The property
to the west is zoned R-3 and is occupied by large lot single family homes.
B. Natural Site Characteristics
Fox Meadows Preliminary Plat
Page 2
The property is vacant and was previously farmed. The property is generally flat and has a slope
on the east side of the property. There is one wetland that is in the center of the property.
3. ANALYSIS:
A. Level of City Discretion in Decision -Making
The City's discretion in approving or denying a preliminary plat is limited to whether or not the
proposed plat meets the standards outlined in the Comprehensive Land Use Regulations. If it
meets these standards, the City must approve the preliminary plat.
The City's discretion in approving or denying an interim use permit is limited to whether or not
the proposed application meets the standards outlined in the City's Comprehensive Land Use
Regulations. If it meets these standards, the City must approve the interim use permit.
B. Consistency with Ordinance Standards
PRELIMINARY PLAT
Development Phasing
The applicant has stated that the development will be completed in two phases. Phase 1 is
proposed to include 34 lots and the street connections north to the Bever Ponds development and
to 125th Street. Phase 2 will include the remaining 23 lots and will connect the street loop within
the development. The applicant has stated that is a preliminary phasing plan and may change
prior to the submittal of the Final Plat.
Lot Size
The R-3 zoning district requires a minimum lot size of 10,400 square feet and a minimum lot
width of 80 feet. The lot sizes range between 10,561 and 35,915 square feet, with an average lot
size of 13,427 square feet. The lots comply with the ordinance standards. The final easement
dimensions will be reviewed as final plats are applied for.
Setbacks
The R-3 zoning district requires a 30 -foot front and rear yard setback and a 10 -foot side yard
setback. The plans would comply with the setback requirements.
Landscaping/Lighting
The landscape ordinance requires two over story shade trees in the front yard of each Iot. The
applicant is proposing trees in the boulevards along the streets. The boulevard trees are proposed
to be installed all at the same time with each phase, either by the builder or the developer. The
proposed landscape plan meets the code requirements for single family home developments.
Fox Meadows Preliminary Plat
Page 3
The applicant has not submitted a lighting plan for the development, but shall meet the
requirement for street lighting in residential zoning districts. The street lighting shall be reviewed
and approved by City staff prior to installation with the final plat for each phase.
DrainagelGrading
The storm water management plans are consistent with the storm water permit requirements, and
include a storm water management pond within the southeast corner of the site and infiltration
areas throughout the development.
The City's goals and policies related to water resource management are to "Reduce, Reuse, and
Replenish" when it comes to the use of drinking water as well as the management of storm
water. The vision behind the policy is to minimize the volume of drinking water used for
irrigation, as well as to provide cost-effective, regional means to infiltrate water to protect
downstream water bodies.
The RCWD has recently modified their storm water management rules to allow:
• Irrigation using storm water to qualify as an infiltration strategy
• Regional infiltration through storm water irrigation or traditional infiltration/groundwater
recharge strategies
The ability to take credit for infiltration/storm water irrigation installed within a large
drainage area, and apply the credit elsewhere within the drainage area in lieu of
constructing individual infiltration areas like those included within the Fox Meadows
preliminary development plans
The City is currently partnering with the Rice Creek Watershed District (RCWD), Oneka Ridge
Golf Course, and the State of Minnesota through the Board of Water and Soil Resources
(BWSR) to construct a storm water reuse facility within the golf course property. The facility
will allow the golf course to utilize storm water runoff to irrigate the golf course, once
construction is completed in the spring of 2014. The revised rules as outlined above will allow
the City to take credit for the infiltration accomplished within the golf course, and apply them to
the Fox Meadows development. The infiltration areas within the development could then be
eliminated from the plans. City staff is currently working with the RCWD to develop a system
for tracking and valuing the infiltration credits, and the particulars can be outlined within the
Development Agreement for the first phase of the project.
The plans include a 20 -foot wide access easement to allow for access to the storm water pond
that is shown on the east edge of the plat, as well as sufficient drainage and utility easements to
allow for access to the rear -yard drainage systems.
Runoff from the existing 125'h Street is directed into the City's Well #6 property located on the
south side of 125th Street. This drainage pattern will continue following the paving of 125th
Street, which will include some minor grading and erosion control to be completed within the
City property as part of the development project.
Fox Meadows Preliminary Plat
Page 4
Wetlands
The applicant submitted wetland delineation for the project, which has been approved by the
City as the Local Government Unit (LGU). There is one wetland within the plat, and the
applicant is proposing to fill the wetland with the development. A wetland fill/replacement plan
will need to be approved at the time the future phase is developed. No other LGU approvals are
necessary to move forward with the first phase of development.
Utilities
Water service is available to the property via the existing Beaver Ponds development along with
the water system adjacent to Well #6. A portion of the development will include the
construction of an oversized watermain, and oversizing credits will apply.
The sanitary sewer will be connected to the existing Beaver Ponds South system to provide
sewer service to the development. This will require the reconstruction of a segment of sewer
within Fondant Avenue within Beaver Ponds South so that adequate depth can be achieved.The
sewer plans include an extension to the southwest corner of the plat which, when combined with
existing sewer stub extensions, provide sewer availability to rhe existing properties located west
of the development and north of 125"' Street.
The sewer from the proposed development eventually flows into the Beaver Ponds Lift Station.
The applicant will be required to contribute to the cost of the lift station. The cost related to this
will be included in the Development Agreement for the project. Water and Sewer trunk fees will
apply to the project, and will be included within the Development Agreement.
Streets/Access
Street access will be provided by via 125' Street, as well as making connections to the existing
roadways within the Beaver Ponds South development. Traffic generated from this
development, as well as a portion of the Beaver Ponds development, will use 125th Street to gain
access to Highway 61. There will be an increase in the volume of traffic using 1256' Street
compared to the current dead-end roadway.
The applicant is proposing to extend 125 ' Street as a rural—section paved roadway between
Northern Pines and the west boundary of the proposed plat. The roadway would transition to an
urban section at the west plat boundary line. The roadway segment located east of Northern
Pines will be relocated slightly so that it is located in the center of the existing right-of-way.
The City's Comprehensive Transportation Plan includes the extension of 125' Street, to the
south, through the Oneka Ridge Golf Course property in the fixture if the property is ever
developed. The plat for Fox Meadows includes sufficient right-of-way at the southwest corner
of the plat to allow for reconfiguring the 1250' Street/Fondant Trail intersection as necessary to
allow future development.
Fox Meadows Preliminary Plat
Page 5
The 125th Street access at Highway 61 is an uncontrolled intersection. Highway 61 has a right -
turn lane on the northbound side that will accommodate traffic turning east (right off of Highway
61 to enter the development as well as other properties in the area. 125th Street has a single
approach lane to access Highway 61 which should generally be adequate to accommodate traffic.
The expected traffic volumes using the intersection following the development of the property
will not be such that intersection controls will be warranted; however, staff does anticipate
vehicles will line up to some extent during peak periods to gain access to Highway 61. As a
result, drivers may choose to take alternative routes to gain access to 120th Street or 1300' Street
which are both signalized intersections designed to accommodate higher traffic volumes.
Parking
The City requires each home to provide a minimum of 2 parking spaces. We have included this
as a condition of approval.
Building Height
The maximum building height is 35 feet. The elevations should be provided and dimensioned in
order to insure this requirement is being met. This item will be reviewed with the building
permits.
Sidewalks/Trails
The City code does not require sidewalks for residential developments. The applicant is not
proposing sidewalks within the development. The applicant is proposing an 8 foot trail along the
west side of Fondant Trail as it extends to the south.
Park Dedication
There is no public or private park land proposed within the development. The park intended to
serve this site is located in the Beaver Ponds development north of this site.
The City Code requires either park dedication of 10 percent of the buildable land area or cash -in -
lieu of land (currently $2,400 per lot). Cash -in -lieu of land would be $136,800 at the current
rates ($2400 x 57 lots). The Parks Commission will consider accepting cash -in -lieu of land at its
February 26, 2014, meeting.
INTERIM USE PERMIT — OFF SITE DIRECTIONAL SIGN
The applicant is requesting approval of an off-site directional sign on property located at 12493
Forest Boulevard North. The property is located at the southeast corner of Highway 61 and 125th
Street. The sign will be placed on the west property line, along Highway 61, approximately 340
feet south of 125th Street. The sign shall be located at least 5 feet from the property line and right
of way.
Sign Ordinance Standards
Fox Meadows Preliminary Plat
Page 6
Signs such as to direct traffic to a residential development may be approved by interim use
permit if the following conditions are met:
1. The development does not have frontage on an arterial road
The Fox Meadows development is not located on an arterial road would not be easily noticeable
without a directional sign.
2. Each development is limited to one sign.
The proposal is for one sign located on a property on the southeast comer of 125' and Highway
61.
3. The sign shall be removed when 90% of the lots are purchased
The sign shall be removed from the property once 51 out of the 57 lots have been sold.
4. The sign shall be limited to 32 square feet and 8 feet in height.
The sign is 32 square feet and meets the ordinance requirement. It's in staff's opinion that the
sign meets the intent of the ordinance and is comfortable with the size and height of the sign.
5. There shall be permission from the property owner where the sign is located.
The applicant has permission from the property owner of where the sign is located,
A. Interim Use Permit
The Planning Commission must review the application for an interim use permit with the
standards provided in Section 90-37.1 of Comprehensive Land Use Regulations. Staff used
these standards to review the application and found that the request meets all applicable
standards as follows:
1. The use shall conform to all zoning regulations
The use is allowed in all zoning districts with an interim use permit.
2. The use will not delay the permanent development of the site or prevent the orderly
development of surrounding sites.
The sign is temporary and once 90% of the lots are sold the sign shall be removed. The sign will
not delay any permanent development or orderly development of the surrounding properties.
3. The use will not adversely impact implementation of the Comprehensive Plan.
Fox Meadows Preliminary Plat
Page 7
The sign will not adversely impact the implementation of the Comprehensive Plan. If the
property on which the sign is located is developed, the City will re-evaluate the location of the
sign.
4. The use will not be in conflict with any provisions of the code.
The sign meets all standards of the City Code.
5. The use will not adversely impact nearby properties through characteristics including
but not limited to, nuisance, noise, traffic, dust, or unsightliness and will not otherwise
adversely impact the health, safety and welfare of the community.
The sign is simply used to direct traffic to a residential development. The sign meets all the
location requirements of the code and does not pose a sight distance problem for drivers.
6. The date or event that will terminate the use has been identified with certainty.
The sign is temporary and once 90% of the lots are sold the sign shall be removed.
7. The use shall not cause or impose additional costs to the City of Hugo.
The sign will not impose any costs to the City.
4. CONCLUSION:
Staff finds that the development is consistent with comprehensive land use regulations and the
subdivision regulations necessary to approve a preliminary plat and interim use permit.
kTKI lI;WiWlIF.
Staff recommends approval of the preliminary plat and interim use permit subject to the findings
in the attached resolution.
ATTACHMENTS:
1. Resolutions
2. Location map
3. Engineer's memo dated February 5, 2014
4. Temporary off-site directional sign and location
5. Project narrative by applicant and examples from proposed home builder
6. Development plans stamped with the date February 4, 2014
RESOLUTION 2014 -
APPROVING PRELIMINARY PLAT FOR MERIDIAN LAND COMPANY FOR
"FOX MEADOWS" ON PROPERTY LOCATED EAST OF HIGHWAY 61 AND
NORTH OF 125TH STREET
WHEREAS, Meridian Land Company has requested approval of a preliminary plat to
allow construction of 57 homes and on the 21.97 acre property legally described as
follows:
See attached
WHEREAS, the Planning Commission has reviewed the preliminary plat at a duly called
Public Hearing and recommends approval, and;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the
request by Meridian Land Company for a preliminary plat, subject to the following
conditions:
I. A preliminary plat is approved to allow the creation of 57 single family homes, in
accordance with the plans and application received by the City on October 31, 2013
and revisions received February 4, 2014, except as amended by this resolution.
2. The development shall comply with the R-3 district standards.
3. Phase 1 shall include the Fondant Trail and Foxhill Avenue connections to the north,
as well as the connection to 125"' Street.
4. No development signage is currently proposed.
a. If future signage is proposed, it must comply with ordinance standards in place at
the time of permit application.
b. The applicant will be required to provide a sign easement and maintenance
agreement if signage is proposed on one of the lots.
5. A minimum of two parking stalls shall be provided for each lot.
6. The developer shall comply with the City standards for street lighting within the
public right-of-way.
7. Exterior lighting shall be consistent throughout the development. All lighting shall be
shielded to prevent glare and light trespass, as required by Section 90-239 of the
ordinance. Lighting details should be submitted for City review and approval.
Resolution 2014 -
Page 2
8. The landscaping planned for the development shall be installed all at the same time
during each phase. The developers shall take proper precautions to protect the trees as
the homes are being built.
9. The following conditions shall be met prior to approval of a Final Plat:
a. The applicant must submit a wetland replacement plan to the City of Hugo for
review and approval.
b. The applicant must obtain all necessary wetland permits from the City of Hugo.
c. The development shall comply with the Fire Chief's requirements regarding fire
flow calculations, the location of fire hydrants, fire department connections, and
fire lane signage.
d. The plat shall comply with the City's street naming system, except as otherwise
approved by the City Council.
e. The applicant shall comply with all conditions in the City Engineer's letter dated
February 5, 2014.
10. The following conditions shall be met prior to release of the final plat for filing:
a. Park dedication shall be cash in lieu of dedication and shall be required for the 57
new lots created by this plat, subject to the park dedication fees in place at the
time of filing. If the development is completed in phases, the park dedication will
be for the number of lots being created at that time.
b. The developer shall enter into a development agreement for each phase of
development, shall agree to complete all improvements, and pay all fees as
required by the agreement.
c. The applicant shall pay their portion of the costs for the Beaver Ponds lift station.
11. The following conditions shall be met prior to issuance of building permits:
a. The existing temporary cul-de-sacs on Fondant Avenue and Foxhill Avenue in
Beaver Ponds South shall be removed and the roads should be extended into the
development. The developer shall restore the area of the temporary cul-de-sacs.
b. A 8 -foot bituminous trail shall be provided along the west side of Fondant
Avenue as shown on the plans. The trail shall be constructed by and paid for by
the developer with this plat.
Resolution 2014 -
Page 3
c. The applicant shall be required to construct 125"' Street from its current
termination point west of the site to within the development as shown on the
plans. The road improvements shall be at the developer's expense and in
compliance with City street standards.
d. The applicant shall record the final plat, development agreement and all other
documentation at Washington County and provide the City with proof of
recording.
ADOPTED by the City Council this Yd Day of March 2014
Tom Weidt, Mayor
ATTEST:
Michele Lindau, City Clerk
RESOLUTION 2014 -
APPROVING AN INTERIM USE PERMIT FOR A TEMPORARY OFF-SITE
RESIDENTIAL DEVELOPMENT DIECTIONAL SIGN TO BE LOCATED ON
PROPERTY AT 12493 FOREST BOULEVARD NORTH
WHEREAS, Meridian Land Company has requested approval of an interim use permit to
allow a temporary off-site directional sign on property located at 12493 Forest Boulevard
North.
WHEREAS, the property is legally described as:
See Attached
WHEREAS, the Planning Commission has reviewed said interim use permit at a duly
called public hearing, and recommends approval.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the
interim use permit for Meridian Land Company to allow a temporary off-site directional
sign on property located at 12493 Forest Boulevard North, subject to the following
conditions:
1. This approval is limited to one, 32 square foot sign for the Fox Meadows development
located at 12493 Forest Boulevard North
2. The sign shall be removed from the property three years from the approval date or the
event when 90% of the lots are sold.
3. The sign shall be located at least 5 feet from the property line.
4. If the property on which the sign is located is developed, the City will re-evaluate the
location of the sign.
ADOPTED by the City Council this 3'd day of March 2014.
Tom Weidt, Mayor
ATTEST:
Michele Lindau, City Clerk
Resolution 2001- 75
Page 2
Meridian Land Company N
Fox Meadows Site Map W B
Preliminary Plat +
S
1,
Rol
WHE
AIR
A
WSB
Asw1r� engineering • planning - environmental • construction 701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763541-1700
February 5, 2014
Ms. Rachel Juba
City Planner
City of Hugo
14669 Fitzgerald Avenue North
Hugo, MN 55038
Re: Preliminary Plat Review
Fox Meadows Development
WSB Project No. 1904-57
Dear Ms. Juba:
We have re,%dewed the preliminary plat submittal and drainage analysis for the above -referenced project.
In particular, we have reviewed the following plans related to this particular request:
Fox Meadows Preliminary Plat, Grading Plan, and Utility Plan dated October 25, 2013 and
revised February 4, 2014.
Preliminary Fox Meadows Development Hydrologic Model.
Based on the review of the preliminary plans and models, we offer the following comments related to this
application:
Preliminary Plat
1. The plans include a 20 -foot wide access easement to allow for access to the storm water pond that is
shown on the east edge of the plat, as well as sufficient drainage and utility easements to allow for
access to the rear -yard drainage systems.
Gradine. Drainase, and Wetlands
1. The storm water management plans are consistent with the storm water permit requirements, and
include the following:
Storm water management pond within the southeast corner of the site to meet the rate control and
primary (NURP) treatment requirements
• Infiltration and biofiltration areas to meet the site infiltration (volume control) requirements
The City's goals and policies related to water resource management are to "Reduce, Reuse, and
Replenish" when it comes to the use of drinking water as well as the management of storm water.
The vision behind the policy is to minimize the volume of drinking water used for irrigation, as well
as to provide cost-effective, regional means to infiltrate water to protect downstream water bodies.
St. Cloud • Minneapolis • St. Paul
Equal Opportunity Employer
wsbeng.com
n_,01 904-5 70' ldx, :),,, crx-r ° � � wusra-i ..� .r,..._
Ms. Rachel Juba
February 5, 2014
Page 2
The RCWD has recently modified their storm water management rules to allow:
Irrigation using storm water to qualify as an infiltration strategy
Regional infiltration through storm water irrigation or traditional infiltration/groundwater
recharge strategies
The ability to take credit for infiltration/storm water irrigation installed within a large drainage
area, and apply the credit elsewhere within the drainage area in lieu of constructing individual
infiltration areas like those included within the Fox Meadows preliminary development plans
The City is currently partnering with the Rice Creek Watershed District (RCWD), Oneka Ridge Golf
Course, and the State of Minnesota through the Board of Water and Soil Resources (BWSR) to
construct a storm water reuse facility within the golf course property. The facility will allow the golf
course to utilize storm water runoff to irrigate the golf course, once construction is completed in the
spring of 2014. The revised rules as outlined above will allow the City to take credit for the
infiltration accomplished within the golf course, and apply them to the Fox Meadows development.
The infiltration areas within the development could then be eliminated from the plans. City staff is
currently working with the RCWD to develop a system for tracking and valuing the infiltration
credits, and the particulars can be outlined within the Development Agreement for the first phase of
the project.
2. Runoff from the existing 1250' Street is directed into the City's Well #6 property located on the south
side of 1256h Street. This drainage pattern will continue following the paving of 125t" Street, which
will include some minor grading and erosion control to be completed within the City property as part
of the development project.
3. The applicant submitted a wetland delineation for the project, which has been approved by the City as
the Local Government Unit (LGU). There is one wetland within the plat, and a wetland
fill/replacement plan will need to he approved prior to filling the wetland. No other LGU approvals
are necessary to move forward with the first phase of development.
Roadways
I. Street access will be provided by via 125"' Street, as well as making connections to the existing
roadways within the Beaver Ponds South development. Traffic generated from this development, as
well as a portion of the Beaver Ponds development, will use 125"' Street to gain access to Highway
61. There will be an increase in the volume of traffic using 125th Street compared to the current dead-
end roadway.
2. The applicant is proposing to extend 125th Street as a rural—section paved roadway between Northern
Pines and the west boundary of the proposed plat. The roadway would transition to an urban section
at the west plat boundary line. The roadway segment located east of Northern Pines will be relocated
slightly so that it is located in the center of the existing right-of-way.
3. The City's Comprehensive Transportation Plan includes the extension of 125th Street through the
Oneka Ridge Golf Course property in the future if the property is ever developed. The plat for Fox
Meadows includes sufficient right-of-way at the southwest corner of the plat to allow for
reconfiguring the 125th Street/Fondant Trail intersection as necessary to allow future development.
K -101904-5,.r id id',M, �%,R-rjzd-0203:4-FoyU,:. roc
Ms. Rachel Juba
February 5, 2014
Page 3
4. The 125th Street access at Highway 61 is an uncontrolled intersection. Highway 61 has a right -turn
lane on the northbound side that will accommodate traffic turning east (right off of Highway 61 to
enter the development as well as other properties in the area. 1256' Street has a single approach lane
to access Highway 61 which should generally be adequate to accommodate traffic. The expected
traffic volumes using the intersection following the development of the property will not be such that
intersection controls will be warranted; however, we do anticipate vehicles will line up to some extent
during peak periods to gain access to Highway 61. As a result, drivers may choose to take alternative
routes to gain access to 120x' Street or 130th Street which are both signalized intersections designed to
accommodate higher traffic volumes.
Utilities
1. Water service is available to the property via the existing Beaver Ponds development along with the
water system adjacent to Well #6. A portion of the development will include the construction of an
oversized watermain, and oversizing credits will apply.
2. The sanitary sewer will be connected to the existing Beaver Ponds South system to provide sewer
service to the development. This will require the reconstruction of a segment of sewer within
Fondant Avenue within Beaver Ponds South so that adequate depth can be achieved.
3. The sewer plans include an extension to the southwest comer of the plat which, when combined with
existing sewer stub extensions, provide sewer availability to the existing properties located west of
the development and north of 125`h Street.
4. The sewer from the proposed development eventually flows into the Beaver Ponds Lift Station. The
applicant will be required to contribute to the cost of the lift station. The cost related to this will be
included in the Development Agreement for the project.
Water and Sewer trunk fees will apply to the project, and will be included within the Development
Agreement.
We will continue to work with the developer to address technical design and other minor issues related to
the project as the project moves forward. It is recommended that approvals related to this application be
subject to resolving the issues outlined within the "red -line" detailed engineering comments that will be
sent directly to the applicant's engineer.
Thank you for the opportunity to provide comments on this project. If you have any questions, please do
not hesitate to contact me at 763-287-7192.
Sincerely,
WSB & Associates C.
nnedy, PE
t ngineer
cc: Scott Anderson, Public Works Director
Steve Duff, Senior Engineering Technician
Bob Barth, Water Resource Engineer (email only)
F:101904 -SOON, -F D—LTX-rpb.-0apl14-FaMdw-
\ WON
. �
�
0
}
a
I inch= 80 feet
n
Site Map -E
' r �
- r
t '
r 4 ,
\'
Legend
Right of Wi
_ r• Parcel Bour
Y'! r
1 `+
a,
S ' u-
n
Site Map -E
' r �
- r
t '
r 4 ,
\'
Legend
Right of Wi
_ r• Parcel Bour
Example: Do Not Print
48"
Meridien Fox MEADOWS
�, L ld o HUGO, MINNESOTA
United
A S4 sidia+Y of�opea Residential Development
FOX MEADOWS INTRODUCTION
2
ROBERT THOMAS HOMES
3
NEIGHBORHOODS
4-6
THE BIRCHWOOD
%-B
THE BROOKVIEW
9-10
THE SOMERSET
11-12
THE ST. CHARLES
13-14
THE SUMMERLIN
15-16
THE WOODBRIDGE
11-18
FEATURES & BENEFITS
19-21
COMPANY OVERVIEW
22-23
RECEIVED
OCT 3 1 7013
Per 13- OZ10
Fox Meadows
Presented by
Meridian Land Company
Fox Meadows is a Single Family Detached Residential (R-3) subdivision located
east of State Highway 61 at the eastern end of 1251h Street just north of the Oneka Ridge
Golf Course. Fox Meadows will be platted into 57 single family lots ranging in size from
10,680 sq ft. to 35,915 sq. ft. This is consistent with the single family lots in the Beaver
Ponds subdivision on the north boundary. The eastern boundary is a large wetland
complex owned by TJ Land Trust Company V, LLC. The southern boundary is the Oneka
Ridge Golf Course. The neighbors to the west are Gerald Hauble and Constance Stohler.
The project will be completed in two phases. The first phase will be improved
from the west to the northeast connecting 125th Street and Fondant Trail North,
incorporating the northwestern cul-de-sac, Fondant Court N, and 125th Lane North
connecting with Foxhill Avenue North in Beaver Ponds. This first phase will consist of 36
single Family lots with construction starting in the Spring of 2014. It is expected that the
second phase, along the Oneka Golf Course will be constructed in the Spring of 2016
incorporating the remaining 21 lots.
All utilities will be public improvements and each lot will be served with both
sanitary sewer and municipal water lines. An off-site sanitary sewer extension, north on
Fondant Trail North to the sewer manhole at the intersection of 1261 Street, will be
necessary to avoid the system requiring a lift station to get the affluent to the same
location. The watermain system will be oversized for a short portion in 12511, Street
North to accommodate future water system plans. There will be a credit for this
oversizing. Storm water ponding is supplied with 4 ponds onsite. These ponds collect
run-off and direct it to the storm sewer system which is piped to the east to the large
ponding and infiltration system before exiting the site into the wetland complex on the
eastern boundary.
The public streets will connect in the southwest corner of the site to 125th Street
North and the northern boundary at Fondant Trail North and Foxtail Avenue North. An
off-site improvement to 125th Street North will be made to extend the asphalt mat from
its existing terminus at Fiona Avenue North to the site. This will include an improvement
to the right-of-way for 125th Street North placing both ditches within the right-of-way
and centering the asphalt mat. A result of the improvement of 1251h Street North will be
to provide asphalt to the City water tower site on the east end of 1251h Street North.
The site will have an entrance monument located in the southwest corner
between the Oneka Golf Course and 1251h Street North. A subdivision informational sign
(8X8) will be located on the Gallivan Insurance Agency property at the corner of 125th
Street North and State Highway 61 providing the public directional and marketing
information to the site and the Model Center.
The builder selected for the Fox Meadows subdivision is Robert Thomas Homes,
Inc. Attached to this is a representative selection of homes which they expect to offer in
Fox Meadows. There is also a brief description of the company and directions to their
website for locations and other housing products they offer.
2 Fox MEADOWS
APPRECIATING THE
Robert Thnmas Homes. Inc., a m.mber of the
Tradition Family of Companies draws upon four
generations of successful construction and development
experience. We at Robert Thomas appreciate the past
and look to the future by combining Innovation and
practicality with wality materials and craftsmanship
to build homes of lasting comfort and value. You can
see our commitment to Quality not only by the homes
we build but the neighborhoods we choose to build in_
All Robert Thomas Neighborhoods share a harmonious
sense of community and continuity of land planning
and architectural style.
At Robert Thomas Homes our team of experienced professionals are
simply- the best in the business. From your first visit to our model home,
through the building process and following closing our train will guide
y+u every step of the way.
Ifyou appreciate the very best in architectural design, home cwahy,
located In an exceptional neighborhood Robert Thomas Homes a local
family owned company Is the natural choice.
Et1 & HOLN1113 OPMRTUNITY 0'1019 MbertTlWmm Homro MN LIC HC844819M S
3 Fox MEADOWS
CAA Todey 951029$700
_ Rn Curmmer Oars rman4ng Ohs&og p:�sroibn Canle4 Ua
wTaeeturuTtwwrrrnrLrrtrrx PUR'TORY LUMMl1NITIE% tiOMLPL%7,S MpvE]NRE.d).HOMF¢ FlNDYO41RNFWW.wlE
COMMUNITIES
CCfe'di� nTY OWR,,.; E_�F PnINfS OF WTEREST
e, um
VIEW HOLE PLANS
SCHOOLB NEIL WA*4000 K 10
r,-
A Sense CI F rich HL-ulr"
Spm of Bmnd#en Fee- is a dts*tMva neighborhood development thatibetala a true sense of
co menmty by hr draagn it emboilm i rich same at hrs%ry. ,neWing the a•ipinel tram ruetmad
anihthe mgkrel C dMma mci%nnd arH a wnrrnuNty center We, nnghbms entarte,n pwndE and
farm) in rear -,mind.
Earn haft- s'r, e w neegrd between vines of walking paths, leeae amt on woundence ort open apace
erd,dng a t m ra=ndy garden. pk"a arse, pre pds aria yWgmund- Errlov On 24 -hoar gym or take
r reheating dip In gn Poor dump the sunnier Lasered in the ewers- warm Rosemaunl-Apple
Vahy-Eagan 6&ml Oi ildn 11 8V Igft the naighbmhomd is plane b2m,wry siofe• . reeTealn9, arM
M&rhmlmweat
Phone plumber. 95-412-00o
Bayd,eq twth Robel 2hima: Homes yr%. rfL, rtysrreat
Raba t 7hamas Honr mot Orr igva mie to make tie
peed;np a ,*7w nwipfea,pwidble Z. addition >A natW
how b:qu hw-.maltmyouru*whddif4aieyto
rskmamadute aur tegtx:.6 She be,tpmtattardaq tt afdr rtra
fe'dmg lily a.e Admne'
-Kann T. splrn dt4sndgan Fenn Mlahbe[
REQUEST A TOU�
CALL 952.4124M
r•Jpl6ljNw Dgrjuw
Outdoor Swimming Fool
24+inur Fdnas Center
Fke PILE
wblkbtg PAW
Sand Yolteyboll
Baakelbal caul
elaygmis d
Ovedhmneb OxnmwdV Fab
sough to Oa Rd. 4e; ent m
Pfat Knob Road, soupy b
170& Street east b Orap
gorse Blvd
SHARE
a I' Mounky All"Ttf
TTA ITiR f
r
4 Fox MEADOWS
.�...��....s,.. _ter. _.�.a,..-�.-:.,.•....w - -- CsII T—inf 25'd.37Z E7^Q ...�.�_,.
ClalwWCars PInanvnp Cur6log PwwtlGw Carpool Us
1`n ra�rl+nvu:ertsyissrca pa. ULIRSTORY COMFdIMl16r NOMEPLANS f.ICNF-INREADYIIOMES FlND-'1X*N,.1`s'110ME
FC}ONiMUNITiES qvr rp
:L7 At 1.4{•
7 s.. A 'K �. L.'7
COMMUNli r OVERVIEW POINT' OF IN rkFfrr SCMwLS
I
'° Ir
leg•.y1& s41[„ 5C'.c<dy I. - 4I1t l
Argenta Hills it hrvar Grows HnlWr nsweal most altrarWa neghbortraor'. YWth the help of MoQlor
N-NrP Ala 00ninnmd"v.as de^°Weed wlh° saremly m mkW. Our homes am 'ruined tN tray
walling tmlM wetlands end pwsr.Ned apPo spare Argenta NO, f autres a'inwq ll wilrip Asea to
dewatoWp am: the tillrra area R10, hpl far Rom c otlon
'.ocalad In me renmmed Apple Valley-Ruaamoant-Eagan BdroN dialpn (iBR 198,1 Amieft Nil, Is
Just mmutee �AW Rom Super Targe, WVularl racaeador. 1`r itauranle and major Nghoinya
Phase Numbe1` 612.701.41bd
Badding r1`dM Rnurt ]Trome.r rlamrr r: rs8A83'rgueruoora•
B,.nrr•T/M nue Hnnva rrKnl7lu axe n. raife to mak-r+�e
bnddlbyP'.R..xmr;p,elY�n: 'rrfbiF 7n a.H01`on ne aratm•
Aow d1`g a .rowamaHeweryonr rnorbrd afbgeattly 1`o
'rc.emm�smrr n:dV.:r, 7T1`a 6aearurtgf'b�ilnpdr Rprrit 1`a
iardra9 h'ke roe jklangl,
- Kiran T, j.dr M Rra Wqm PIM neprbsr
54a-ERIpdaLi
�3
ARGENTA HILLS
�':MIi"—alk�k�=
VILOY117ME -LrMS
REQUF_ST.0 TOUF
CALL 1`112-701-°88
1`q
C MMIINITYIDET{ILe
11ralmm Raga
VMlend-
Troaknea mess
Aeaeas b major NphwaK
NearTarvat.M'nerl,
owotl
RmbFoe, Cub Fpada,
AMC 3hr.wplees and Yeegarr
Promenade
iprT:
OUeclionslo^ommumly 6494
to Rodd Road, an Wr b Hwy
'f_' seat 10 Bond, Rel Trall
--aaww
OAA T) north to Alaana Trek
nelrTrM l
6FLARE:
.JL vwurml AM=
Hage ,�.. : �•y k.,
5 Fox MEADOWS
:aa Today V'1-32? 8700
:.w4omer Care Rrmnmg aur Blot Pnmobone 4arlect Ua
r.;noatW. snuae.xur sk,rs uss CURSTM COMMU14ITL95 HOMliPLANS MOVE4NREAUIHUM" FRDMURNEWHOME
COMMUNITIES
^DMMUhrry CNERiIIEW MNTS uF IN EREdT
¢t.HOJLB
E ,iii+,+b 11.0s a- i W, lj,145 Ytt IUA a $IOHf Y fl1ruw fwsn &) t±' -
Hampton Htla is roharr wr dan[opment ns# k wrLdinB wallo;W Pmha raa•ral wetarrdr.
(Po•.mrleau Lakm). ar,d mi. abandancs of •woded wws The: wgbborhood is We idyllic place to call
homy
Ther cawerdent [owban has easy aac.las a mqw highways and ll )w Mina ea 4wal, R'am
shopping mets, areeery seems. msraumnte. and rowhtawh Minneapolis.
Phone Number f162+eDAM
7f . RohrlThoaaveu flamrs hmn u.asrohe�yW t4wl.yhnut
car pnne #NW,,% hwm bawe Wrurew
p4vkfi.e hu grrponeu'he r•.-rm•ln9hetp14lP ac fins :.ad
build au• dr eom a rms
-Windy 4 soplmlk H%mp—Yah nghbar.
as im .. 7esbme.a.b
ll,..l rw.— H ao,
6
(ha roma. rS..6.
HAMP"ION H11.1S
NEW HOME PL..N:
REQUEST A TOUR
CA,L 482.9213757
rMLUAuNn /DLRAa9
Mhss ofa-nlkhV paths
Parka
NaMal wagarrm
YVauded Brew
aheCmna to tkin wo n ,d r,1-484
h, Cc Rd, 81Rock ford RoaM;
rmM to Vicksburg Lane N.;
nodh to fislh Aye N.; Pool W
Polens Larne; eightto S08!
PMN N.
SHAHS'
wr WAta]ty SIFPMT,
rS.t�'
Tr duk-r C.l"a. AF%
Fox MEADOWS
I "- [';, I.P;,t ' "1.14. 'u I I-VIlL
-IYfM A and Imilit In medi, rnlfh e(
I -.-
V
co
0
0
4 - 101VES
IN TWE SPIRIT OF TRADMON S)NCE 006
22. [,it I -' I 4'It I' Gh IgG
-F-
--ROBERT M
-,R
IN THE SrtRn CV TMDMON SWCi! 19M
%taKi ird -A: F la.d"
010—J Lf Mr.d.m
Fox MEADOWS
Ill.!. ..V
Gm -ft
IN
Ij
cr.EE XR n= ROM
wic
RMW
Co
rum.,
IBLOROC' <
i,jrijpn,,,
cu[TE
Mi.CIIAWC.IRW :;
Fox MEADOWS
cu[TE
Mi.CIIAWC.IRW :;
Fox MEADOWS
REV
Ll
re"vS
.4 la-fy 5� m'A '54 v0posEs
IN THE SPIRIT OF TRADITION SINCE 1906
t .,in
I
I I- IF. llK(,)0KN% VV I I If I ll'KfTe\( IF C01-1 I C I 10N
13 S
NL
14
IN THE MATT OF TRAPITMN SINCE 1906
9 Fox MEADOWS
10 Fox MEADOWS
1�.l HOMES
IN THE SPOUT OF TRADITION SIZY4-P 190b
wov - i yN ; tthonlJShome3nor :om
I a -11 - �() N. -I 1- RS FT HII 111-'IN'ITA(.-1f-C4)tJ-LCTt0N
St ... Lad-A"Iknalim
r-z;-ROBERTM
THE SPLUT 01F;�MOITCON SlNff. 4909
11 Fox MEADOWS
ILIAM
am I a
I 3f.'v Ove-
I 'I I !,-FtVhr-,n-s I 3C-ra:,raj,
aylii FLd1M UONICIU KLV.l
■
12 Fox MEADOWS
I r cap.
-XIMRING
lV.Nl.wxrA
ROOM
umv nick
I 'I I !,-FtVhr-,n-s I 3C-ra:,raj,
aylii FLd1M UONICIU KLV.l
■
12 Fox MEADOWS
Wlffi Ul L-
U :..DMV
In hea.)l hivi-im
IN THE $PnUT OF TRA131TIlON SIN" 1906
VjM-LL '.0berithomashant�shic :jrn
I I B-- �rsc-r"-- :?nJj 3 Car GT.i:k
-"gq9 qqu.�-.
50d.,O-A fk,,Ato.
Al A.
T
�--,,-ROBERTW
HOMES
M TM SFWJT Of TMDMON SINCE l9ft
13 Fox MEADOWS
.1 CUVA D LXX
L "I Juj
9
)U eau,
W -41 -Ft 1
": it IN
ICmul
LITTI K 's. I.OW R I I VI I :�f
NN KRn
61 ]iilllN
IL■
FVH
=1
14 Fox MEADOWS
ROBE RT
IN THE SPIRIT OF TRADITION SINCE 1906
;4' Ph L11 -A -w dm
'E[%'& D Xg
fu , , . ,j :.
ti! ;'�' ' —'. 1,W' rkt, mo ww Ri
sftftj"A Ek -m-
--.�,-r--ROBERT
MI
IN THE SPIRTY C; TRADITION SINCt 190
15 Fox MEADOWS
MAIN LP0 I
KU, �
vi T
I
4v AGO
Nlljl,k,wlj
Knmtj
L Li
rL�us: it
16 Fox MEADOWS
.W73 f%Sl
[Z -A
31.r:' kjb:a,T
HAW
91
BLJ-ouPA
CK" -'WS
SUTr
U0
FLffud
wk 41.
rL�us: it
16 Fox MEADOWS
-2
IN ME SPIRWOF TRADITION SINCF 1006
with "d eJ hearth, & Oe
� baflt 4. moara
f1l" MAI.
CL1oLkL'.'CK CXTHLI
r-3 I
a '.1ki. reel
Path!r;,T:. I Coi r,:ror�L
F1 6"
ra
r'41 17!
SHONES
IN TUX SPIRIT Of TRADITION SINCE 19%
17 Fox MEADOWS
18
ciliats C&
I 1
S -i7 ',�;s1 S Stlare ! �e! � _ (��Irs•��i4 0 _'4 R:nJi.�on� j Z Czar Cisd,-}
i1W14.'.h � 11
AfD`LxMI
44
ti � Lu.u'YKFIFrI
Ax—
� r_ LL�'INl4'il ,l
' e. 31 F 'NGL 4•.2.
FOX MEADOWS
THE HERITAGE COLLECTION
FEATURES & E
'S
9' Ceiling Height on Main Floor and 8' Ceiling Height on Upper Level Floor, per plan
8' Interior Door Height on Main Floor and 6'-8" Door Height on Upper and
tower Levels, per plan _
Engineered Floor Truss System
Knockdown Ceiling Texture with Flat Texlured Architectural Soffit Detailing, per plan
Architectural Arched Drywall Soffits, per plan
Princeton Style Whfte Pointed Millwork
Choice of Two or Six Panel White Painted Passage and Closet Doors
Choice of Kwikser Satin Nickel or Oil Rubbed Bronze Interior Door Hardware
with Cov^nobsets
Spacious Walk -In Closet in Owner's Suite, per plan
Free Slide Wire Shelving In All Closets _!
Designer Light Packages in a Brushed Nickel Finish
Choice of Designer Selected Premium Carpet with 61b Pod, and Premium Vinyl,
per plan
Choice of 5' Width Hand Scraped or Smooth Finish Urban Floor= Engineered
Hardwood Flooring in Mchen/Dining and Foyer Areas
Interior Walls Finished with Sherwin-Williams SherScrubtr High Durable Interior Paint
Complete Stairway Finish to Lower Level
Exterior Wall R-19 Botts i Blown Ceiling Insulation R-44
20 Exterior Walls
Minnesota Manufactured Hayfield' LowE Vinyl Windows with Screens -
Decorative Grills Between Window Panes (all elevations), per plan
Spray Foom Insulation around all Windows, Doors and Rim Joists
All Exterior Wail Electrical Boxes Seated with Air Tight Boxes and Gasket
Complete Certified Dupon m Tyvek" Homewrap System with a 10 Year Warranty
Panasonic" Whole House Ventilation System
Energy Heel Roof Trusses
Passive Radon Mitigation System
19 FOX MEADOWS
Insulated Steel Garage Door with Architectural Profile, per plan
Fiberglass Entry Door with Kwikset Handleset with Deadbolt
butch Duality Stone `/Stone Veneer Accents, per plan and elevation
TAMKO" Heritage Series* Laminated Asphalt 30 -year Shingles
LP SmartSide Pre -finished Siding on front Elevation Only
Low -Maintenance Aluminum Soffit and Fascia
Cedar Front Porch with Wood Steps and Lattice, per plan and elevation
Two Exterior Weatherproof Outlets and Two Water Spigots
Final Grade Staking to Insure Proper Engineered Site Drainage
Profess€onat Designed Landscape Packages Including Landscape Plant Materials,
Full Yard Sod and Full Yard Underground Irrlgation System with a Value of $8,500.
Poured Foundation Walls and Footings with 8' Lower Level Ceiling Height
Watchdog Waterproofing- a True Waterproofing System with a 10 Year Limited
Warranty Against Leakage.
Professional Interior Design Selection Service and Design Studio
Onsite Robert Thomas Homes Project Manager During Construction Process
Detailed Home Construction Documents Including Homeowner Plans
Preoonstruction Meeting with Project Manager and New Home Consultant
Pre -Drywall Meeting with Project Manager
Whole House Professionally Cleaned
Customer Home Orientation with Project Manager Upon Completion of Home
Final Home Acceptance Meeting with Project Manager Prior to Closing
90 Day frost Closing Warranty Review Meeting with Project Manager
One Year Drywall Touch -Up
1 -Year Builder Limited Warranty on Workmanship and Materials
2 —Year Builder Limited Warranty on Mechanical Systems
10 -Year Builder Limited Warranty on Structural Components
Robert Thomas Homes Experienced Project Management Team
20 Fox MEADOWS
Custom Birch Kitchen Cabinets with 42' Upper Cabinets, Shaker Style Doors,
Crown Moulding with Choice of Stain Color and Hardware
GE' Kitchen Stainless Steel Appliance Package Including Electric Range,
Dishwasher, Disposer and Microwave (over -the -range) Exterior Vented
Water Softener Loop and Ice Maker Line
Upgraded Pull -Out Integra, Kitchen Faucet by Moen'
Full Kitchen 3cm Granite Island and Granite Perimeter with Choice of Calors
and Undermount Stainless Steel Sink
Custom Birch Vanity Cabinets with Choice of Stain Colors and Cultured Marble
Vanity Tops - Tall Vanities in owner's Suite
Double Lever Chrome Chateau" Bathroom Faucets by Moen"'
Choice of Ceramic Tile in Owners Bath Shower Walls and Floors
Slip in Soaking Tub with Choice of Ceramic Tile Splash and Mosaic Tile Accent
200amp Electrical Service
Recessed Lighting, per pian _
Calling Fan Rough -in in Owners Suite
92% Energy Efficient Bryani', Furnace
13 -Seer Energy Efficient Bryant" Air Conditioner Using PurorO Refrigerant
Rheem" 80 -gallon Electric Water Heater with EverKloW, Self Cleaning
Honeywell" Digital Thermostat
Sump Pump
3/4 Bath Rough -in in Lower Level
Washer and Dryer Hoak -Ups
Electric Service to Dryer
Electric Service to Range
Combination Smoke & Carbon Monoxide Detectors
Technology Package Including Innerduct from Attic to Mechanical Room,
1 Media Jack with 2 TV and 1 Phone In Gathering Room, 1 Phone Jack in Kitchery
1 Dual Jack with 1 TV and 1 Phone in Flex Room or Resource Center, and
1 Dual Jack with 1 TV and 1 Phone in Owners Suite.
1011!
IN THE SPIRIT OF TRADITION SINCE 1906
21 Fox MEADOWS
YOUr guide to value creation, Innovation and
risk sharing for residential land development
Meet Meridian Land Company
k'9:ishan Land i ccnpanv pro,.'-5in 3tivFi i+Iiafli•i01 Jutions,
repusitioinng stpateq5r and property mamVerrentoversrghtW re4talrze
stated cernmunities and maximize the potentiad of new proleotec
With ve am of banking and rad est:Ad management e, perienae,
thetsam rorn f•iendian Land t.ompans can help dav,^lropers, home
builds a and financial institutions imora ee asset quality and generate
I qurdity, th-u tqh strategiso that include completing and sellinz na-,.,r
lots and homes.
Meridian Land Gunpany it prepared to acquire, dw elop, and build
new residerw4al rrmmunities, or partner with banl^s, home buildwc
and developere, to there in the rl^ks and re,vaids.
Our c ompan;' value- the relationships it hao cultivated with home
builders and der elopera v.'tu have auccesstully na"igrted the real
estate drr,rTturn, and we stand ready to offer innovative solutions to
capitalize on a rapidly improving houaing market.
Some of our program offerings include:
• Residential lot banking
• Fee -build prograrno
Land development joint ventures
• Lot or project aoquisition:
B&iks continue to find thamsc:lves burdened with heightened le•rels of
non-performing residential reat estate assets. Nwidian Land Company
has botn the experience and expertise to reposition troubled pro,ects,
mange REO properties, drive reel e2tate :,aleo, and mast importantk•.
me-: imine realization.
We are able to:
* F.e;P c_ `a mu! ..te ird vidua azcet urate;- es, ' :'.. n; ce Whic'd a ;zlytic
* Manage and complete partial.,-, finished homes ancktoi lot df..c'opment
* Coordinate assFt sales 3otivity
• Mark. -A "as is` properties for sere
22
LOCATIONS
s. t,'.. IFJZ...
hu .: '5D.
,, { r zi. A.: , PJIN !;:4,s t
Glenn A. McCabe
Executive Vice President/
Regional Manager
Glenn currently manages Meridian Land
Company activities in Minnesota, Wisconsin,
Arizona and Florida. He has had a 30 -year
banking and finance career, holding positions
with both US Bank and Wells Fargo. Prior to
joining the Pohlad organization, Glenn was
senior vice president and lending manager for
the National Builder Division of Wells Fargo
Home Mortgage.
Glenn holds a B.A. in Business
Administration & Finance from the University
of St. Thomas, St. Paul, MN. In addition to his
Meridian Land Company duties, Glenn serves
on the Board of Directors of Second Harvest
Heartland, the Upper Midwest's largest
hunger -relief organization.
be(@wrid'mr.!anskornnare+,°.com
23
Rick D. Murray
Senior Vice President
Property/Manager
Rick spent the last 30 years
working residential land
development. He has acquired,
entitled, constructed and sold
residential properties in five
states and 15 cities.
He joined the Meridian team in 2008 to assist
with repositioning assets.
Rick is a graduate of the University of South
Florida, Tampa, FL. with a degree in Finance
&Business Administration.
R!cjc_i,:ia:,rat,,@meri�ianlandcompany.com
Chris Wold
Property Manager
111111R+1, , Chris has been working for
one of the Pohlad Companies
for more than 10 years in a
variety of roles including Loan
Officer and REO Manager. He
joined MLC in 2012 as Property
Manager.
He graduated from Gustavus -Adolphus College,
St. Peter, Minn. in 2003 with a degree in
Economics.
rarid ian andcom!;Lr -%com
FOX MEADOWS
HUGO, MINNESOTA
VICINITY MAP
at.
xdl
$,gh,r so+ u•4' `SITE
g
3
SHEET INDEX
,ta
1. GONER
2. PRELIMINARY PLAT &
EXISTING CONDITIONS
CALL Mum 3-4. PRELIMINARY SITE &
Fee BENCHMARKS UTILITY PLANS
5. GRADING INDEX
,y ,.sa n.e afhyd..t lemted.ppr... as % 6-7. PRELIMINARY GRADING &
1h/a.umeo.Wy .f the --woes!
-r .r .lb las..- 941-94 pow at) EROSION CONTROL PL1NS
2z nut W hyyd—t located nt the 8. DETAILS
wu,h—t mm er of Let 4, Wk. 4, Bearer
Know whaft below. amd. seem- r].:- 94a.0 (NAW Ba) L1—L2. PRELIMINARY PLANTING
C811 before you dig. PLAN
Cr z4eAp.lmorl�,ws.lreiso ,herel,wklfvthhdml-pbn,epxekelkn pl�tNeme: s4rn,KrK�'fi'y.P.E, 110 Re���°^-° MERIDIAN LAND COMPANY 1
al IS�11 en.ta. mkal .n. Lakes, MN 55014 or mpok r pope etl W me or antler my 1. y' '14 b- rxSM1eets t-3, 5 as FOX MEADOWS COVER of
,an9kltefing Phone: !]63)489•]900 dlrectmpervbkmandul .maauly �Igmmre 0ul9netl: WK 3500 American Blvd. W. - Suite 200 Hugo, MN
McCaineu veyh Y - (7637 484-7959 lacenzetl P.ft -lorcl Engineer and. 9 g
ww.odsanmcdn,00m thelaws ofine Stamof Mlnnesote p.or, Ir L5113 Urt as: zs F; L—i ,cz•,a Minneapolis, MN 55431
e of me scram G d the soamaoss I I n le al n At n L'. I S A 1 t 1 I I
F=,". the Nartheeet air, S.a 3z 7np. r �,� CL Mwe[ 1 F'1 I J� R I V Ip L.J I V V 1
r s, N. Rq 21 ~�~-'�
Iloe'� �... I North line d 1h. South 852 of Ike Sa+Neeet 1 I \�
�}- L�uuss% I x "'d I 14� u j 4uartx o} III
Northreet Quartr. See 9 T6(t� 31 1
' OAliA: �' 1/LJ41IL,, I�+ I 01RIEA: I icec.e✓u ( u ` 'f's.,susJ' `Guue�� \ Gu �.� j,( 222rrr /
~� I 59953'44-E\ Jet` IMNIAt k oTx _; JUTA7k1ANwAt ANNt1N� � � `l �II p �,p) I GINNER: i �' p91� �I pap,p! I ✓ f7k- ""�-} O"NO: I GYTER 111J- �I �( , N. R9e. 2��
�qse 1 T �1 } �� ( 4pq,gy k SMA f SARAN AN NIFER I NATHAN BEMARS NpNAkp t YlLIIEEN R� 5 YAAY N Y7I�SF� R45S 9ERLIER I` L1Aw t KRISTIN NMI9FN 1 '
gV ms 7 4 I 1 UAA9� d!R SOEWNG UHGW f
145.vv I � I I � � - •f' r , L
" I
, 5k
�wv-� \ 1315.63 �� eu-e•Lep
/ - B0.a �BLi5 8k5 85.5 5 ass 9.5.0 M0 30.4
_35A, r -'6Q0^ \ >Y 30 30 r--- ----I r----- ---- ��- r�-- --� r -----� r-- - l ,�
arng set I 2 I I I I I I
WFe Pani I A L JY' I -Fe d 11 Ih
\I I iLmdecapinq y I h I
t 14&00-------------I Si.. Fre rn-1��, • 4 ` ,c.za I' 1 1 II 1 1\
L- \ \• �T , I I' I' I I ^ I I' I 14" I I' I I� I I' I I' I �I 4 so
'-woad Fnn 1 I 1 tI 'Iy
�• '�\ 11 I 1' >• E 1= 13 i~ -- � 'I 1 I I ry�r' I I 3 {_ 4 I I? 5 I IK 6 I P 7 I I 8 j' I^I� g -i-' e \
2' 13
r 1 1,,230 4q.Ft� I -OWNS .:.Ft. I I 14885 Sq Ft. I iQ6a5 Sq -Ft- I IQ665 9q.Fi I ! 1QB05 9q.Ft. I I 14.801 9q.Ft. I I 1Q8a5 99�Ft �I I , 127 9 SaFt. 1
\
�� I I I \
I I I I I I �- I I I I � arl
L I ---__-J t, J L__ J L1 __-__J L____ -__J L_______J L__ -A,.37 -__J L_ -___J L__5 __J L;----11,.9 ___J '� ul I 2 I I I V
80.4 83.3 915 83.7 93.5 a,,--
iS I \
\ V `28 \; 70.1 2a2 I Z i } 113 Sg41
110 > E
J 14,486 s4Ft /ry/ T rj. Rj ` 125TH LANE N. \ �� I __
C \---------------------------------- ------ ___
t -
t:•,0. 120A 84.4 904 e4.o ea4 04.4 ea4 e0.4 I ,2D. 4!
--------,1010`'------, r------1 r-----'� r\ '---1 r-------1 r------1 r'-�---1 r -r------
z w1 FZ II
"L�-- I f I I III I e
1 , 9 e/ I +1, I 3��1! I I J -
14,
r/ I 14,aT2?4n. ,/� \ 6,g �' 7 1 I 1.045 It^ i��� I I 5 I I 6 r l 7 I 8 1 1 g A1C-- I I I 11 r I 11yP I
\ Y 13,395 Sq.Ft. I I d1 10.690 SaF\ I 1'd 1]•680 Sq.FL 1 1*1 14690 SalFt I Id 10,690 5aFt. 1 ��46eo Sq Ft, I I.� 14880 SaFL I.i 1o.5r4 SaFt 1M 11,954 .q.Ft. !^� ' rr `�- 8 4
=1 I 1= I I� I 1=' I I� I i- I I" I f'- ` 1 ! r 4 11
It^ O-___-_--_-____, i- I I I I \\ I I I I I
0 �r I
_ r _- {R� ¢ ,206 ; I I I \/r -I I `\ I I I I I I I I I i ~ /I �I 1 4Y # I 5 MI S CIS 5Si \
k I +,
1 _ __ ` ---------- L
f I o I/' " 20.48 FL ! 7 f\ 1 1 1 1 I I I I 1 1 1 I I 1 I I r `48044F
4 ff O 1z �4_ / f \ L____- = "'__J L___ __J L._-__�-J L____-L��"
/ I o E _-1 �r 1 -- 7 h
Z r��� � \ � ! I I $ !a o aa4 e4.4 as eao 84.4 �a0 80.4 80.7
1 / /O Lz 11.124 Sgrt. try 10.884 m 170.7 I 9 1 f F .f
�- 1=-----� �-� =T- r------� r- ---� r------ 1 ! �\ o 'O� ° ����
! /-- Z ----- /�� j I
/ e I I I I I I
P' T� 1 1 1 1 L. \'� /G• .j �` O I f �'I I �' }
�� 1 ; 1qq-' S91Rz6� "'�'T " a 7 _ JI 1 ._ --J I I I 1 I/- Ijr� I I \� I I 5 11 I♦ l� I- 1
-- - 377 --- , 12
� I 1 I' �,
5 1 �.�1 I,= I' I �1 I Im I I I IK 1 7 I f ii �\ 1
10.955 2G.me p.Ft.
, J94 L ' i I I I I I I I I 13 i
�\-----a x �! 18 ! ! 17 1 I 16 I i 146. .tL ,4.68444, I i / e m/�
1 1 1 1 10,50.5 4p.FL ) !
10.8&1 Sq.FI. 14.6'0 5q.Ft. 10.880 wt. /"
I I \ I I I I I /r' 1 �'
-_''-"-- _ '10 IOL_ ___J L______J L_ ---__J L_____ t L_---��
4 \ 2Q8 1463 o a0.o a0.0 00.0 80.0 -� 2].2 73-2 6
-3 -- 145.CO-�\ ----I r<
I \ I \ \ 11A'2 Sq.Ft / _. Sj / \\\\ 35.915 4q.F! \ b
nr \\ \\- I \� \ ,a/ i1 ' _ \ FOXHILL AVENUE N. /' 1 3 0 [ I I
-_ /r5 \ /---------------- 4
\ A \ f 515 `� \ �� 3 \\ \ / 1 t �
0
12.2a15q.F1. \ \ , 5715
" 7
\ \I 0 -i ,}3 84.4 a0.0 eao eo.o eao 94.4 ea4 7a.e-�-� r
\ - 1
----- \ 22.971 Sq.F,. / 1 I 1 I
CNV i 'fit \h � a's�'i , � \� rr 1 r------, 7- - r------ { 1 /� i I 1 I 1 r 5 j 1 -� \ '' 4 IST l 1 l \\ 1
v 1 5 � r I I I 1 1 I l 1 I 5 I\ \ ) 2 I y 1
12.947 Sq.Ft \ /%, � /' \ T-- I I I I 1 { 1 11 r I I I I I! 5 \
' I I' ~ I I 1 I S I I I I 11 I I I I! 5 5 8
1 5 '\ / 4 11 \ 1 1 11 1 k 15.745 sq.Ft
I ,,c G'
I 1� I I \I I 4 1 1 I I I I I I
1 I lo, I l0 1C JI
N..t 400`1.` Dom -, /' I I 16 15 1 I� 14 I I' 13 I Im 12 11 I� ,g.eF3 Sq.R.
I I { ,1.200 SaFt 1 11,204 SµFt 1 ig 11.244 59•Ft I 1$ 11.204 SaFt. I 1 11,200 Sp.1 I IS 11.2170 9q.Ft. I 1� 11.200 Sg.St� I
-Sea 32, Yw . 31 N. , L ` I I 'a
R9e. m W ramPuteeI- I I� I I� /
I I /
L----r-J L___� _J L___--_-
NArgACE t unu I I I I en L- f 11RAINA t unurr i€ASLMENT ; `
t"~ I [ l t \
P rr, ----� L :�- ent
72.8 313` 181.9 8oA _6QA 80.0 80.0 aoA 80.0 80.0 107.4 11Ns W,.+ 4.5
9hert Ed.RbbN,s I-- _- diard 'Pvlh - �- _--_-�.@--- I
p!-- I
N. a�SR9 "%, I CYOYeI ftooa i��____k�--
��1-' \���. \ W89. `S.i W �` \_ _ th.2. it the t Wortm. [ �I Prts 031 N.
- elg r -E /� /1✓6 �.�J , �\_` ��� �7qp-� � \�Saa 32. �.�YN�Rp 41Nr .-q��v/ ���J I I I I I I 2, TrN. 31 N.
oNOEA REM LLC , ER:
\.r Q r--�1Ji /I 1 I I iII IONENA OSE LLC ,
an % IT /Ly9a,rf«auk /I i ; /4 T 4 f/ 9 / (O *A RI� Calf Catem)
SETS DATA1
TOTAL SITE AREA 421.97 AC. T. ML D062TION
TOTAL ROW AREA *4.40 AC. (Par T.Be Cp tment No. 409826, do6d L.,pL 5, 2013 ak7:o0 AM., prepared by Stuart 75114
BENCHMARKS TOTAL LOT AREA 417.'57 AM Gaomnty Company, .. beuFg agent for Land nue. Im)
TOTAL NUMBER OF LOTS 57 the Scum 962 k.t d the Squlh.aet aaarter of the Nathwuet 4uaiar of S..U- 32,
1.Tap nut al hy5wt Iawted apprvu. 83 It SMALLEST IAT Ikl%561 S.F. Ta.rMp 31 Nmtth Range 21 Weal, Wwhingtm County, Minamoto.
eM,lh/- he.et.dy d 0.r eaume..t LEGEND PROPOSED DRAINAGE AND U11UTY LARGEST LOT *35,915 SF.
aomr 0.F .,t0. E>.r.-1141.1KMat It. s0.) r „ MIPNG �qa ditN C ®- 6MM SSV81 a,w 9AtiY EASEMENTS ARE SHOWN THUS: AVERAGE LOT SIZE *13,427 SF. Nd4
,L Up MIL d h7mmk lawtetl al Har -- IeYowrnvuno 8 - 1118pIr011a Ba71 , , The Fat 145.04 feet of me South 884-70 het of me South-' Ouankr df the Narthwe.t N
sameuet. I-er at Lot 4, 01. 4, Beowr - "
Par,oh Scum. D.r.- 94444 QIAw 80.) -. f]]lgNp ,0.W IggfO 1E1k1q�W,. 8 - IF>Fw�N�.481C g4e GRO55 DENSITY 2U4 1A75�AC. Baume, Off I/4 d Nw IIS) d Seellon 32 Tv.r,shiP 31 Norlly Rmae 21 1YeeC YhehFglan
F33sMr9 rartatvmufn Nus 4- S33sMn: aM�l I NET DENSITY -&24 LOTS/AF-WAYC. Count.♦ umn.m,a.
I f (TOTAL 517E AREA LESS RIGHT-OF-WAY) (Abetnct)
-. IDISFING Raver �- 61etumm; Fo4l,T FG6r ! ! E705TING ZgVWG-�-3
QILL 9tfoRE YOU Ela - ' --- sa96u s7eArK bac IS - ad"M MALear ------ PROPOSED M"ND R-3
n'1' 1-1-,'\. D18MIo ,lei 3abF 0 - SIPMI 869MI Sar. m6NG eY aRltms ---- UTU r ES AVAILABLE 1) Utility E46ament G5 wtatned In Back 142 at QeedL Pate 224 MI need to be porkhuy
` • - meta ave taMA1669rr, AS NOTED being 5 beet 1. arm. and adyhW,g rd. MINIMUM HOUSE SETBACK DATA: ralewud and m*Agt.d to Ue actual ,vUlh and usage.
/ - O -BET WM4 BMn.Uwr YAww WIN R,S 48361 lot IFA and to MI F wdm, and adjaFhq 0 b W 5.0
FRONT 30 F7: F d I1llNt Eoe.ment oe contained h, ox. Na 839579 will need fo be
N - 6N9A'ICIaV GGIMIY YOMNe9/T t W eoy IFw edd res lot 91188 unleq 2) 9A+e. Egrex on y
,.. .rd.. SIDE 10 Fr.
r.dhatud an tN. pm. MOE CORN 30 FT. r.lw..a.
KnowRyhars below. REAR SETBACK " FT. 83, 9886 Ad 9etr,lent hereon are bored M me 1Venhinglan County C-a,wte Slattern. NAD
Y
Call beforeyou dig. MiN. LLOT WIDTH (at aatW*) 70 EGD e�G Fr.
MIN, GD FT.
249 Ap410 Or. SU. 100 Lhreby •:.SfY mar ale Plan, epxlgcaddn pint Nanw: lhom.: a. eavf. L:. L.. a. a: 1e'don" MERIDIAN LAND COMPANY FOX MEADOWS Z
Llno Lakes, MN 550]4 ft ares prepared M me ar under my a t-:- 4114 ,dd x d.rc�s Of
�n "InaIt Phone: (763)469-7900 11.1 wp,MSl0...d Metl em-nPV 54nutu,e: EP /. / 4wanea: tare 3500 American Blvd. W. - Suite 200 PRELIMINARY PLAT
McCain Lk.neetllrafeeehmell nd5u e. orange - Hugo, Minnesota 8
gprypM Fes: (763)489- in.c thelrwsaforeStere.fFVnnesod. Pete: 1035113 ureneo4: 40-.1 4awioa��'L3 Minneapolis, MN 55431
wFrr.cadsonmccain.c4m P
` 1 MINE WIDEIL
80OT
cCxF�eT TO ETEsmD Lw w
REMOVE EI9S2NC DDTSOE QRCP CCWECKION f \ 4 3C REAR SETBACKe CC NECK TC EpSIDIC INVERT /
I EIOST. INV. ELEV 917.0 (FIELD VQdFY) ! !�
SLE YARD SETBACKS
— 1.
r f ! W 44. NOISE: 10 FY.
C°RNM JD Fr.
I I \ I
1 _ S a JC' FRONT SEIBFCK
EXISTREMOVE a RESTORE
IN KINI6' RDFDAAr a WRB R�'V
(01¢01 w"M •?, n Nro. �-- 14--1
J , REN°,E E)wnNG a' ~ �- — .._ ._. %I = TIPICAL SEANCE'S SHALL BE:
SAwRETTER
— I Sa MAWk
L 1341[4: 1' T11PE K COPPER 1
SETM 4' PC SCHAD
REOCINECT >EIIIFR SC UNE AS PROPOSED I — i — ' — i — — — Y — J — — i —. .—. I fl I w Wlrs 910P TO BE PLACED AT RM
_NECT TO
Dp ; AF.aN I FIEMO; : TING " ...... a F'— j
WST°ZE � M.VS I I I I I I I z
AS FIEC,IRED +
E7>snAe CCNECT
ownNo e' I -
Vu-- DCO RNIETaAN
60' 0 13
R/W p i
i /Ila I ,5 8 X111 i ItL 1 s\
11113 -E3s j 1 2 3 4 5 6 7 8 g 1�
12
I _ _
•I �`�~ ~ E 919.08 N —f 930.40 Y! IE 971.70 JO' FR°N giaACN LIME IE 9M930 W 5r
r IE 919.,9 N E 930.50E IE 971.80E IE 932.80 N,5 1 I '1
RT LAN 4 I`
I°�ovi
10 i� FONpT La I I i. p PD
I� 'ode
IE 9 RS
f I uNE! 3C SIDE SETBACK UNE 30' FRCx uNE �- --------- --------- ------
E 933.32
1 311 SaIE ycTB _ # — — — — — --------------------- — ---
7 j 3 4 5 6 7 8 9 10 11
✓' I 1
9TCRx Sim/ g �
1107 % ,1 1 4
MM SQWR
6 j 2 COMN CONN C"
0106 /lm 9104
FES IC 84 Nr
92 94 SW ° �� I STUN
12
Lr elluWx°us � + 13 �. � 1 �•
IUML % 1 1$ 17 16 15, 141
i _
L_—_—_—_—_—_—_—_ _--_—_—_ _--_—_—_ _—_—_--_ _—_—_ _—_ _—_ _�_�_ [934. / J/
I 3O' SDE SETBACK TINE 30 FRONT SETBACK U J '
IE 931.7] E 6 !
4 1112 '�.
E .03 SAE �
i
3 0113 FOXHILL AVENUE N. 7 wTt� o N7R .
/ E 930.93 w 5 r i STRUOTMKE 1129
}y IE 931.°3 E HE 933.53 N _�' / `\
HE 9
ET!AK —- _—_---_—_ _—_—_—_—_ _z _—_—_—_2
/$ POND °
1 / I
/ 17 g °1
16 15 14 13 12 10 ` f° °
--- ------ I°
® ®21 a°° a
aPAAIEAMAN $�,lr$r� `i'�A 9 .111xx COMM 11N '—�_�. �
CO
® Mx sCON 0111 ,.y
W -----r—�rlai-- 1 i'a°P� a 11M 0123 r N� - —
_ -----------------------------------
------------------
INSTALL
-------- IN
ETO TAPER ATOI PIMP HC15E6iIVE NYnRANT i I �'
3♦' B� � TO MATCH NEA
BE011 GUIM e I MM CET ' I i
L09R
( IN FEET j
24IAp"NPDr,yea,sweamD
Kharebyn,b:yMrtEhlspIDn,specMnDPn
PRn[xeme P.ian].Krvnflak,P.E.
Oiawn: im
n=�"'1:
A'
MERIDIAN LAND COMPANY
FOX MEADOWS
3 /
Carlson
envlrpnmenkpl
U- k-, 55°14
phone: (763)489-79°0
°r.e L —prep—d by me°runder mj
dlrectwpervL-I.. ndlhallamad*
K°naam/' _
°."nr.: 0.,N
1,:4114 AM We11iN5 A.-:M•'D.�+:r++rn
3560 American Blvd. W. -Suite 200
PRELIMINARY SITE 88 UTILITY PLAN
McCai•
Sen9ineerin9
F.: (1763) 489-7999
I __I PmYal°-1 E glnwr unda
Hu o, MN
9
8
n
M Ye}�"°
y.calwnmrseln.wm
Nelarn°rit,sumamhm,°la
0aa: 11;`«13 Lir ,,4: 15C.i3
11Nr 1015+13
Minneapolis, MN 55431
m
EXISTING ROADWAY
r jI ,
Z I
�i
a I ;
r r
v
^�J4=-vY-I� `+r.+�..fL �_—���_T� w - _ T�'-fi' "� F_.>^gr w =?=T E++•+�+� `�':'�lf
125TH STREET N.
_� `f a'^+`wi.�.\ ��; w b _ 'r ��e•iNOa^* - r— J--` NR r
----"---"--------------------------
BITLLNMS
I
I
e
I
I I i
i z
UJI i j PROPOSED ROADWAY
I z I j
I a I
3
L/ O 1IVEEMY3, C DT S
_ � •�,� . � .L � F — .� — l To raw xaww�xWAY f \
SA11 T�M;EEVT
EIOSONB S ------125TH N. m-='==�M�p�_ ----_- -- -_ --- _- -----------
-----------
F ___
--- _ - m m
-_�
-`- ----------------------EII ------------------�"----------
I '\ CENTOF EASERENT
` \
1 51iE PLAN LEGEND
' ••\ ` ��
DOSMO PROPOSED
'\ • PROPERTY UNE
yEIBAOE EINE
CURB
MNMINOU6
CONCRETE
I SwTA SENER
.TER MAIN
— ----- I
STORfe SE",
I MOE
— ^ —
OYFAHEAII ETEO711C
— •'• — a•—
YNOaOTOUNo TFIEPNONE
' .NO TELEVISION—
UNOENCROMO CAS
w—
LMT POLE
ELEOEYf1O Bax
❑
iF1EPElOEIE BWI
a
7E EVIOON BON
14
POW POLE
'*
243 App110 OrI:G Sults 1ep I [ hereh; rerrK; [ME tFls qan, vpndRa[bn P.Ht xamr, elan J, xry� Mk. D.E. I7.a 'n: JJO I �N(lona:
(a/� 1 aEN Ixt)rv: £mr. L Ono Lak; :, MN SSOl9 mreport wee preparedh memunder mY III[ f'
M •� •EN•:INEEPoNG E7 one: `3J 9E9•19o0 U,cF ape !bn and Ma[ 1 em a duly sBnetute: O �9 f: HJN
f�'a(�tIY^B, •�R E, -- Elr e1... Pf th. St.W a MjY, r antler a
•".[9lbenmcral n.mm etre la•s pF one Beate of Mlnnmo[e t epc tp'+F'f3 LUa:nee M: -MG3 Oab: L4 L,73
MERIDIAN LAND COMPANY
3500 American Blvd. W. - Suite 200
Minneapolis, MN 55431
�*.
vt "'
IIZE-j
ad
2
OEM TAPER TO CONNECT �"rf
YAT81 YRSl1N 9ECTR1 L -- .. — U1�
rn° w'M°V Ir �SSZ1Li ;
i
--I---- -----
I- - -�-- ,---I-----I-- -I-- _ - m .
- m-
-— — — l
- RESTORE
ENO TAPER ATLTI PINI 1BX1$ OPoYE
-� ' 0-8 70 MATOI NE1E
_ BMW OIIFa
xa � QXiB CLT
OnSfae
�iEcauiaav�
N
CALL X 7011010
m
zs a 1co
Koowwws below.
( IY FEET 0811 before you dig.
FOX MEADOWS 4
Hugs, MN PRELIMINARY 5ITE S< UTILITY PLAN of
8
PROPERTY UNE — — —
EASEMENT UNE
CURB UNE
BITUMINOUS [ _ _ 3
CONCRETE
SANITARY SEWER -----
STOIN MIER ----- —
WATER MAN ----- —
m
OIfZWEUTILITY — ••. —
AO
�m
sTow CATCH vsN
STORM MANHOLE
OUTLET PJNTROL STRt1CRIRE
O
MANHOLE
FYORANT
G1Ii %ALME f
'
TEL SPONBOX O
TELEPHONE :OX 7
URUTY POLE `w
RETAINING WALL =
FENCE—•—• -
10' CONTOUR
E' CONTOUR
------
FORA FLOW PLAN
WE1LANO UNE
TOT ELEVATION +—•
E.QF.
EMERGENCY OVERFLOW
•♦•
��2
TREE FENCE
.........
i 1REELNE rYl"Yl
N
T
I
GTL 110n CIM
BENCHMARKS
1. Top
I'll,
W wmreen.
w of Hta, G—P 441.94 (NAw 8W)
1 T•, It Nhydrmt I—t.d at 2,. 50 100 N10
.. 0-A m..r •r Lnt 4, 111. 4, B11— Know what s belOW.
Ponds swm. �... 949.M INAw RB)
(N PEEL, Call b0ore you dig.
248 AF 010 DI -1"111100 1herebya Ifl OwL thL PbP, spndAurtnn N. N.— Bri-1. w: P,k. P.E. MERIDIAN LAND COMPANY FOX MEADOWS 5
�(� LI.. L.k.., MN 55014 rt was P�.P—d by MB M °Mer my O mom, ,U I4 Atltl 4 -d.rc. Of
Ca + ;.-9 ;;'" o Pn..: (�a3i4es-raoG — vpe�rann.ndm.tl.m.d°r, :, a,°2: /G o.a,nm: .k 3500 American Blvd. W. -Suite 200 Hugo, MN GRADING INDEX
McCain I • F..: 7E3 4N9- 959 LI-I—i P,.M I. -I B ¢n. nn..r �� g
�.Nrvdylnq vrv-.cRllsonmr ein.com m. I.—m.st &Mb..s 0— 1r zE 13 U—w 4: :sP� o: x: tazta Minneapolis, MN 55431 8
i UML fwj21
1 a, Awe. N`W= T UNE E1°- PROP05m
+ULAND FLL: EASEMENT uxE ------ ------
I
/ Nolo 11E71AND IIERACENE,T ONm119 TO N PURMUS® cure uNE ------
` C N u6r OF GNsirt,Qumolcffimmus O
\ f0Coomm
\ S4N1rANT SENR ----�- _
I - - M NM --- y� F u,
I \ OYEM" uluTV
STM CATCH 9A9N
•'y �' VMM ANI
NIUE
' MUT CGNTAOL HIMIGAM O
NANNIME
I
\ NT9NNNT
I \ \ CAR VALE
y 70"9ON =
i! \ TEliPFM 9=
Umly ME
RETAINNO 110.01E -- .
FENCE
BEAVER
I, , ^JI n h, C I S n :: T I I -- _- I - - - - - - - - - FOAANLiLAIEI WE
G n v` rG : v v I v v I I�� I J _
�' nmt.le 1 9as,e I FF �T h� -F ERF.
4 A � anw SPOT ElCVAnu1
WAMAM
\ �,l• • • • • • • • • • • • \ 1 •auu[ j i LI-�F- I \..' �S"`1, r �' :'.� . I -h` •s I I �. I � � � � __ 1 '� it . _. L wpc � t � , l_ EOt 97e1O
--.3 -- I I 4 1 g I I I 7 1 v +
11 1 1 - 1 ii I `I I I I I
j \\ s44v 9475 I 1 44x6 9476 rias 946.0 1 (9446) I 1FR
5) I 1 914 1 + (%40) 1 (9430) I 7✓r
i \\ \♦ (4+6 of (9460? (94x9) I ( I I I II I I I s
I I I I 11 K
I„ WO LO(1) LO(1)` LO(1) 1 LO(1 11 R I I I I R I I R t- 11 I I i I II B 861.0 I 961.5 6 9bl,b 6 11 961.6 p, r I pyyp p I I 9620 6 I I p
* 0 ' _
F I
• I \ / r J - j 4
J L____---.J L______-J L-______J L__�__ J L____,�___J `'\ I O : b B36
RET�JNING WALL #4
' - _�_ 0. O 213 --�r�-_ -i I - ,J • '�
�,: - 0-am
6 ------
L rp I �- -r r----- I ' •. k
r _6 - OURT, 4s �I a r --, X56 +90 +psc I o 13r t' e, 3a.o
.n- ....-' �+ I �I
I
.11ss r I 1 n j -- - 0 1 1951.6 0 1 1 9�.5 0 1 1 96YA 0 I 9 9520 I 6 951.5 I I 0 961.6 .1 C 961.6 1 , I ,! j• + B10F1LTRATION BENCH
o^ 1 I 11 I I I I w I I W6 - BTM EL - 931.0
i S �
d i i p r I01 %L wot' ?r o' +1 A� FlLTiiATiON BASM1 2
-.a L- `" J 944.0 f . �� 1 1 B- ETU mir - 9�s
7 ®I I 8 F i 9 1 I 10 i 11 �/ i, E `, r f y 1 100 YR',HW- • 942.4
-O ~ ' ( AG,LTFENCE
J _ ING)
r---
j /INRLTRA7ION SWALE ''� u f � f 1 c 2 I I I I METLAND 1U 1 13 12 \
(INSTALL sila FENCE f - r f I 18 1 I 17 " + .1 16 .. _ .1 1 15- . - r4aso
\1 AFTER GRADING) ff
i '
WO WO WO •F I I r \{ o lr I
0 961.
951.0 '11.. 1951.0 0 .951.6 0 1 \ ! rNWL
c y 11 L - 9319.
L______J _J L_ L ____J L_----�� \ I l ��^• , J 0l1TLE1' Ek - 932.4
l
�'
700 YR HWI 934.4
� 1 � \ 1. /
N
41.6 f
I -i -r. rte\ \ / /`i
2 ILL
11
ll� �� f / C p 950.0 1 p 9600 960.0 p 9600 p I 951.0 p 11961.0 0 1 1951.0 p 1 pp ? /
1 1 ! I I \
WO LO 1 i LO I 1 LO i I LO I LO LO LO I LO \ \ 1 c IN FEET)
9 y 9+3s4)
I 1 w �. 0 NCHMARKS
° 90
nut 4T hINrOM IornN4 ww9r. 471E
-91/••NP,,S.lu.0u B., 9411.24Or9411.24- u(uNl.A-w1
M16 15 _____-
1 t 6..•�
- . • , • ---- - --- NFIE i10N T3ASIM 3 _ - - e • I 1XL C1ET°U 9A
o+s
REAh1F(INC a4..9 IIVNItIG WEU.
•.r•Jt=- E - f •• 940.0 ^ \
I , A� QQ�N-VR-H1hl n' 940.3 J' RETANUNC WAIL 2
} .� ENTRANCE '` AF7ER�-(.11ADINGFEN�
j 1 Miall WWO you dip.
24B Ap .GMIN 5ure cao .hn.eF-m[y n,at nN�pan, sOecNkWm Pyre hrm.: sn..7. N,wmn•...a MERIDIAN LAND COMPANY FOX MEADOWS PRELIMINARY GRADING SE 6
�'►�y� I •.m8 anma td um Lahey, NlY ssma vprrt w- p=, 6y me a undx my L a w ede w.N..e• Of
�+�/1 � � Ian..; 4763) 4e.-,9cc dY 2wpervhWn end UW F.. a ayy s4..n �i o•.a.a: m. 3500 American Blvd. W. - Su'ite 200
McCam.an9naerny Fan (767)499-7959 Lkemedcfmo sWk-dw � Hugo, MN EROSION CONTROL PLAN 8
°arv•ynO www.nrlmnmaam.eam OT'^asra�.rF�..�rs Ne t. &Vn Ixmu+: 25 3 Wu: l4'W' 73 Minneapolis, MN 55431
Lwdm
EA�TINE-------
n UPIE ��----
911ltEIW4
cmwm
SMIARY WM ----y—
STd S N ----
ITATR
�a---
ovalske Ynl7Y
SIM CATCH ■A3W
I 1
SMN 114M1nE
�..
amn amllwL ■Isec11NE
O
YAMOLE.
9
111L14/Mr
QUE VALVE
11
VELISN" sm -
I
I
mF1NVE M
VnyTI ME
jLrAmw KU
FEM —•—•-
1er L1an01N1 .. ... .
T caan
rn1A rtam RAm
EnArd
•I
spoT n€ALTgM
M
ee-
F38i7rCY OIgs117S
r usso •
iT FENNME
+ • :: • -
FEWE
sm m
i
pf
1
1
i
1
1
' f rF FEET )
BENCHMARKS
1.7.p nut of hyd,ant Iaaeter — a
uautll/uwlM•Rudy el ow epFN..
rn a! ft Flaw NAt.e{ QIAw eei
ETap nut a( hy*.t lau•ted ul U-
P-&
ealmr W I1rk 1 af- h
1 Pn6 Sautll. Bax- 9N.M UdANI set
1
1
I
CMLEVMIMM
1 ,
1
1
I Nrtotr wheYa b8i01A1.
'MLCell before you dig.
1
i
I I I
I �
I ! ;
I f I
I I '
1
I �
� EI_
alA*
w
3L9•_ ______ - - T'
... — — — —atlas '� - -' �+�� � •--ea7+rt e_ �iti7 I' 3'
.. �- Nom,.-"• L -- _ auia.raaa as.
— — — — — — — — — — —
1
1
34e ll ..-.1111 .- IITI I 1 h=y s<'FFY tl a[ lhk Plan. sPerlbllwr Rim Nnr: Ban 3. Klnlall.h. P.E
I . ervvmcnnlv.^ Ilno lakes. rN 55019 rc d: p. Prepared try me ar antler my
.'" Ph..e: (763)98�7911e aFea supervEbn ena lAet ram.a.h symmrc:_
McCam • FSI < a) 4= Ikercea P ureas wd E,yA— under
NwM dz In.. [helsweoTlh•5[amei p i ID/M, 13 LYelae.: 24163
1
I':e Ta -•Y"- ,.-.-i.". Tfti r!<e �.T �Tl1.Tr11�TT
Y 31 �7e.7
i iu au CLEAR 7REE5 `J
IN R/W
AcvlSba::
1.
CLEAARRIIN IRRFES
y
36.6 37. :37.5 -
...--- -'
SILT FENCE P�rIDING AREA . ..... ..... .. SILT FENCE'
rO .00ORRMAIM
MERIDIAN LAND COMPANY
3500 American Blvd. W. - Suite 2DO
Minneapolis, MN 55431
FOX MEADOWS
Hugo, MN
8
FILTRATION SWALE-
WALL SILT FENCE
AFTER GRADIMM- i
1.5
3
CE
1
rvv;-
PRELIMINARY GRADING & /
EROSION CONTROL PLAN of
8
r\
I
11
I
I
\
\
SIT
•I
\\ 6
\Y
8
FILTRATION SWALE-
WALL SILT FENCE
AFTER GRADIMM- i
1.5
3
CE
1
rvv;-
PRELIMINARY GRADING & /
EROSION CONTROL PLAN of
8
WALKOUT
NO SCALE
(FRONT SETBACK)
� NSHEG GRADE
CRACKINGFIFlNII GRACE
I
'-0.5' TOPSOIL
MODIFIED WALKOUT
k NG SCALL
BB
t(FRONT SETBACK)211��
1 6 FINISHER GRADE
! d I C.ADING GRADE
Lo.5''TOPSOOIL
UTCALE
k NOSO
GRADING PLAN LOT KEY
I
I
DRAINAGE R UTIUTY �BLOCKNUMBER
EASEMENT I M�:
LOT NUMBER
I LONEST FLOOR ELIYATION
It
MODIFIED LOOKOUT
t NO SCALE k
F (�4lBACI() 5 I 1
F
L0111) )
1
GRADE
GRADE
RAMBLER
FR
NO SCALE
(FRONT SETS CK) I I FINISHED ONARE
cRAONc GRADE
R
I
DmIrnNO
PROPOSED
PROPERTY LINE —
1
,4
..
1
SUBSOILS TO BE SUSCU' DOWN TO EXISTING GRANULA
B1UNI C----7
1
u.
O
SANITARY SERER ---->—
D.s' TOP�3L
STORII SERER ---->.—
MODIFIED
RAMBLER
oo.
IH(FR�aFNr SETBACK)
NO SCALE
STOW CAT04 BASIN
'
I -
FINIS® GRADE
GRADING GRADE
TOPSOIL
ROCK CONSTRUCTION ENTRANCE
k
SUBGRADE CORRECTION RURAL STREET SECTION
RAN 661 R/W — 24' BITUMINOUS R/W
AS NOTED
}}l—I-4.I�3'-II� �
I I 17 20% WN
G. MN. CSS 1
SURFACE ORAINACEHOUSE TYPE
` r 500 W/4' OF TOPSOIL'
I I R —F WE LER OR SPLIT ENTRY / 4' BEHIND SHOULDER
GROUND ELEVATION I LO—R� BLE qUT ON SPLIT SEED & MULCH REM'INING R/W'
O BULONC Al:(961. LAOKMT 6' uN 0.5' TOPSOIL PA'0MENT SECTION
wo—N'"EI 1YFLLKM-r ASS OWING GRADE 15' -TYPE YY 3, MVWE35030C BTUMINOUS NEAR COARSE
sA SDE RAMBLER MAI KOUTBRUMNOUS TACK COAT
RFOPOSm FINISHED GRADE 34 2.5'-1`WE MY 3, NON HEAR, NNNWd5030C BITUMINOUS BASE COLRSE
N�. 2' 12' GLASS 5 AGGRDCATE RASE (YOOFlEO) (MNDOT 3138)
_ E175TKG GRADE 24' MIN SELECT GRANULAR BORROW (YNDOT 3146)
DENOTES STEP CONDITION ON FEET) 127 SUSCRADE EXCAVATION
LEGEND
DmIrnNO
PROPOSED
PROPERTY LINE —
EAy1:11ENTLINE------_
..
CLM LANE .-----
SUBSOILS TO BE SUSCU' DOWN TO EXISTING GRANULA
B1UNI C----7
1
CONCRETE 12—:=
O
SANITARY SERER ---->—
STORII SERER ---->.—
WAIER MAIN-----I—
OYERREAD UTUTY—
1ilElN FA900 (38" MAIN. Hpa1T)
OPENING IB FA9.c YIEAVE i 212
STOW CAT04 BASIN
'
STOMA MANHOLE
pm
MNET CONTROL STRUCTURE
A MON-SELECT BA{OB1LL MATERIAL 60' R/W - 30' B/B
MANHOLE O
HYDRANT 17
COMPACTED SACKFlIA.
GATE VALLE A
TELEV" am 11
BACKFILL YATEAML
TIRPHOE OM o
� ¢ �
uTIMTY F43LE ,
RETAINING WALL
COMPACTED BACKFILL
FENCE-
10'GOYTCIR
15' 15' 15' 10' S'
2" CONTOUR
FEMA FLAW PLAIN
AELMNO UNE ---
a
13 �
SPOT ETEYAIKM tA—rx
GOLD
E.17
EMERGENCY OVERFLOW
rNY z RHI•
EFppNNC�E
(STMMM UR y2ON)
n -l!
-
TREE FENCE
.........
TREELIKE %
DIRECTION OF FLOW
SOIL BDBNG
TN
SILT FENCE
309 ORGANIC LEAF COMPOST
GALVANIZED GRATE (SPLIT)
4"X42 OPENINGS
SUBSOILS TO BE SUSCU' DOWN TO EXISTING GRANULA
UNIT OF SU13G DE ENDAVARGN
F� SOF3 AND BACNFlLLEDWTiH ON91E GRANULAR-ATERALS.
fill THE SACKFUL MATERIAL SHALL NOT BE COMPACTED.
.
SELECT BACNFLL
MATERIAL SamMATERIAL BACKFILL yy
OJT'
tl A
YATWAL
. \
1ilElN FA900 (38" MAIN. Hpa1T)
OPENING IB FA9.c YIEAVE i 212
COMPACTED BAa01LL �4 Ff - _
TYPICAL STREET SECTION
ANCHOR W/ METAL
T -POST OR WONT
pm
A MON-SELECT BA{OB1LL MATERIAL 60' R/W - 30' B/B
2'f2' STAKE
COMPACTED SACKFlIA.
R/YY R/Y
BACKFILL YATEAML
�
1.TrGM
� ¢ �
COMPACTED BACKFILL
IBRO
15' 15' 15' 10' S'
a
13 �
OF UNSTABLE MATERIAL
20019 YNI
E•XS" TRENCH
DIRECTION OF FLOW
(COMPACTED BACKFLL)
SM Di TOPSOIL —
LOT BENCHING DETAIL
N N
SEER & MULCHHRENAWNG A/W
t
w
MOVFFO 'S'
PAVEMENT SECTION
,
7
j
=
CONCRETE CURB
SUITE
1.5' -TYPE LV I LVWFinamc BITLENINOUS WEAR COURSE
IINOISMIBFD SOIL
9
g
g
TO -'�
®TONPNOus TACK GOAT
25" -TYPE LV 3. NoWEAR. LYNWS03OG BIIMMpDIS BAS£ COURSE
M ED 313
NOOT) )
eoRRax
LOT PROF(
.. ,.'....., ". }.'
N T 31 4B
21V�I�BGRA E](19'µ ,ICN
12'
1. DDIIIGA•G"%"' TRENCH ALONG THE INTENDED SILT FENCE UNE.
.. _,,
� •�
�rR�� 'IeOT)'" ,.'�.' - ,•
r r
2 DRIVE ALL AN POSTS NTD THE GROUND AT THE DOWNHILL SIDE Or THE
TRENCH. �
aaErnIXN GF Flow (STRr•a D.s
TYPICAL STREET SECTION
J. PasTs SHAD BE SPACED A MAXIMUM OF B FEET APART.
0.5,
4, LAY OUT 51 LT FENCE ALONG THE UPHILL SIDE OF THE ANCHOR POSTS AND BACK
FILL B"XS" TRENCH.
60' R/W — 34' B/B
R/W
5, SECURELY ATTACH SILT FENCE TO ANCHOR POSTS W/ MINIMUM OF DHRFE ATTACHMENTS PER POST.
R/Yf
£
8. SEX MNDOTREE FENCE ECIFICATIONS -373 & 35511
TURF ESTABLISHMENZ
B 4'� 17'
��•
313• aas/FT
17' 13'
-
2.09 IDN
e
NRF ESTAeuSITYENT SHALL APPLY TO ALL DISTURBED AREAS AND SHAD. BE
ACCORD NO TO NnDOT STANDARD SPECIFICATIONS FGR MNSLRUCMON (2D05)
O' BIIUFINMS TRAIL —
EXCEPT AS MODIFIED BELOW.
2' 235D TYPE 4 BIT. NEM
DDPDLYUER 9ARRER mNaNc
8" CT. 5 AcG. loos s13D w/a^ GF TOPSOIL
ANCDR W/ META1
�(� HEIGHT)
TURF ESTAULSHMENT SHALL OCCUR AS SOON A5 POSSIBLE BUT IN NO CASE
moMi THAN 7 GAYS.
CRUSHED UMES70HE OR 4' BEHIND aft6
RECYCLED EQUAL (MNDOT 3135) SEED IN MULCH REMAINING R/W
T -POST OR IRMO
YKY STAIR
L—
NOTE o
uNDISTURBm SOL
% TREE FENCING SHAM BE PLACED A MINIMUM GF 1 FOCI PER CAl1PER INCH OF TREE DIAMETER
FROM TREES) THAT IS/AFE TO BE SA:E0.
2 ANCHOR POST MAY BE SPACED UP TO 10 FEET APART.
TYPICAL POND SECTION 3 SECURELY ATTACH TREE FFTAE TO ANCHOR POS73 W/ MINIMUM OF TWO ATTACMENTS PER POST.
4. SEE MHOOT SPECIFICATION 2572,
1 4
I I
I 10:1 N.W.L
V ----�— SEE BIOFILTRATION BENCH DETAIL
3 � 3
1 g 1
IG' '
BOTDM
e I
I I---YMIES^H
1 BIOFILTRATION BENCH
I
1
VI W/ MNDOT SEED MIX 30
EROSION LAKK
CON RSL BET �D&o
I ERY
SIMON EL - II
POND ,•
PI ANIING MEDIUM
7"H MOCIENEMS SAND
309 ORGANIC LEAF COMI
PERFORATED W AINTILE
WIT. FILTER SOCK
GRY3S PRE-TREATMENT STRIP
�I
3Oz RC�EL� �
1' - 2' wASHEO STONE
'E
CONCRETE CIRiO
SEER MnDDT MIKIORE 250 AT 70 POUNDS PER ACRE. MOOIFlED 'S" PAVEMENT SECTION
DORMANT :Em: SHALL BE APPLIED AT TACE THE NORMAL RATE AFTER CMITERONCRCONCR 1.$ -TWE LV J. L1TAE35O30C BITVNINOVS WEAR COURSEN0:'E11BER 1ST. TC - F -.10 BITUMNMM TACK MAT
25" -TYPE LV 3. NON WEAR, LWNW3503DC BT111101 uS 9ASE CMRSE
MILCH: TYPE 1 AT 2 TONS PER ACRE (DISK ANCHORED).B" CLASS 5 AGGREGATE BANE (MODIFIED) KMNOIT 3138)
24' YN SELECT GRANULAR III (MND 3149)
FE MR TYPE 24-12-24 AT 300 POUNDS PER ACRE. 12' AIBGRAOE E.11.
INFILTRATION BASIN
goo wTH MIK TOLERANT OF
IHUNDAnDN AND BROUGHT.
UNLET CONTROL STRUCTURE
I_- I L=1I I LETT:
GRASS PRE-TREATMENT STRIPTF
.,I •,'^ I I- 1
FILTRATION BASIt`L
SEED wTH MX TOLERANT OF
INUNDAl10N AG OIOUGHT.
salt AND BACKnu.m WTH ONSITE GRANULAR UAM
THE SACKFUL MATERIAL _HALL NOT BE COMPACTED,
pI ANnxr. MECUM
7aS MINFNEMS SMO
309 ORGANIC LEAF COMPOST
GALVANIZED GRATE (SPLIT)
4"X42 OPENINGS
SUBSOILS TO BE SUSCU' DOWN TO EXISTING GRANULA
935.5
F� SOF3 AND BACNFlLLEDWTiH ON91E GRANULAR-ATERALS.
fill THE SACKFUL MATERIAL SHALL NOT BE COMPACTED.
.
y. -W TGEOII FABRIC 931.0
3w; }
_ — NWL93L0 _
1' MIN.
,or
J
L W
I -
i2• RCA
4' PERFORATED DRANTLE
LOTH FILTER SOCK 9715.13
CC11'�50n 248ApIIloDrlve,5Mte]OD Ihereb7ceryrUUYmisplan,.p.dcrtm PnntName: eHaeT,K..Pp.k,P.E. p:.:1: DD Rte, MERIDIAN LAND COMPANY FOX MEADOWS $ �
ti•►� une urKes, NN ssaN4 eF report vas Pmpamd EN me m untic my L' DETAILS of
0• •ENGINEENIN ,L Phone: {]G3J494]9O] tllreslalpelvT•InnandMatlamadulY .4..�El� Tedgnetl: WK 3500 American Blvd. W. - Sulte 200
McCain :�R E.1ND aKi [ 63}429]S59 UcensedPeksslPnMEngYes untle P }1U9Ur MN
.oarisonmrmin.cem the laws orMleSOW ofamn,.M Gale) 11 25113 Year: GSIr' C -x:: IC FS: 13 Minneapolis, MN 55431
i --
� IANAMArrm >:x.c
r 6i
� La•dmpeA:d:Maet�
pkw Ada"
612.548.5706
r�
PLANT SYMBOLS
KEY QTY
ITREE SYMBOLS / COMMON NAME/Bofardcal Name
26
LENLEVE 1 LINDEN 1 TILIA CORDATA
27
ACKBERRY / CELTIS OCCIDENTALIS
22
WAMP WHITE OAK 1 QUERCUSBICOLOR
r3UFRCUO 01 @--A
�26
26
ER CAN LINDEN TILIA AMERICANA
13
LACK HILLS SPRUCE/ PICEA GLAUCA DENSATA
10
USTRIAN PINE! PINUS NIGRA
15
PRAIRIEFIRE CRAB/ MALUS'PRAIRIEFIRE
r:
II
i
mail�'�a7
MWAM
aoa: �'..f� •�lYn �.. 16� _a.\r -\i �i1. .1f.\� :.�: -�lr af:a��. ate. �_ __� �f. —1 ��
i r -moi ���t1-[��aa.�
fQ'MM
� ����
/�� f► • • h +phi+��r�hsah�� ��1 �ry-� •�d 4111�111�
♦� , , �� ,� .;���' , ��,--. � O tri'';' `��J � -.� .1
j r y 1
�' ' �� � r� • �4P r ti�� � �� • �� • hal • NI ���� ���t � -.� �
Mim
• � �,. .� r►�_t�� J►.'i i.3 �►.�:�1.G.�,►�s�'�i.._��.�i�.MG i4 _fie__ -_ .--�!►, •
1�� ��4-.;•;— rr. :ii=-:►• �►� -.. mow► w►� w► �► �►� R,i� [.*� ,
a+ ��pgoUfa ��a .rte ... S� is +�
VA
-
T
I
• MERIDIAN•1 COMPANY FOX MEADOWS
PRELIMINARY PLANTING PLAN
• 11 200
: Q-461A-1>�,EAENTILL
McCan 1-�R.F,T�
PLANTING NOTES
1. ALL PLAITS DUST BE HEALTHY. 1tCW011S MATFAN. NFE ff
FEM ARM OM E AM BE mITLIR O0011N Olt BAALED AMB
AS NCOAIM N THE LANDSCAPE LE0111,
R. ML TRW MUST E grRWff W0E0 AM FULL MMM AIR
ILEI ALL RENTS SPONM
L THE 1NRSCAPEAROBQ.T ) RESERVES 11% RIBLT 70 REST
MY PLANTS NICM ARE MM (NSAISFACTOEY
AN. at
MOOR I9ROME.
DUNEEALLATKK
L N7 SLIBSURRM Of PLANT MATERIAL SAL E ACCEPTED
UNLESS
AF ROPED N WIMOIG BY SHE LAMaCW WPETECE
S. ALL RA1WIN SOC1 SILL CMIFG M TO THE 'AMERICAN
STLRMp POR N UPM W BAWL- ATE-ZM LATEST MMOL OF
THE AMERICAN RICAN ASBOPATCI OF NLR MMV ML MG LAI WALL
mESTTUTE 1NNRN TAUNT 1EOIUEIb11S FOR PLANT
MIOEAL.S
L EMOTING TAM AM SRNLS TO EI1AN SMAL E PROffiTED
TO IM OW UTE FROM ALL m61MX" IMIRC. STORAGE OF
MIENALS LRC Elm W NT. DAMAGE FLA= SAM FOK M
AOCM ARLLY SPPMM OY STEEL FENCE POSTS N O.Q. MINBLIIII
SPAOIL
7. ALL (SANT MTOML pIM WIND SIMM OF BD05 AND
Lam' I= 3NM1 ME L7RMWA1L C)OMfRACINt SHALL E
RESPONSIBLE FOR COMPLETE COYi1ACE OF ALL RANT EDS AT
WAtMC SPIN AIN AOAIBTD 10 CORON TO 11E OACT
OCOIIICB O THE SIL THE LANDSCAPE ARCITWT SHALL
APPROVE THE STAMG LOCATION OF ALL PLAIT M67MA S PRIOR
TO NAAUAlUL
L ALL TREES MUST tE PRAM M IILCHED. AND STATED AS
RUIN N THE DUALS.
I ALL !PLANTING AREAS MUST E Am COMMY MOAS
REM SNE)® HARDWOOD MILOL GLEAM AM FREE W
now= Lea CI OTHER DELETERIOUS MATERIAL N ALL MASS
RAUIU40 SS AM FSR 11@9 OOLSS MpgED AS ROC[
YILCH ON
MVM
OUW SALVE ID Ilill®OAPEANCSFCT
Pam 10 Oviww CI-STE FOR APPROVAL DELIVER NUU M ON
DAT Or SESTMLAWON. E UC FOR IOML SILO BWL AIR r
Put PaveaA fOORO Covell mm UHC= ODiRNg
OFLRL.
11. TE PLAIN TNU PRECEDENCE OVER THE UEmsAPE LOWS
OF FFAXMDM
OOVER°RBE R�WOFGNONOW 90110ALTHE .NOIE�L
IL THE CMTRACEN SILL E 1EWOISA.E FOR ALL NOOFS
MID R.MI7O SOL CIANRES TO mptm THE WORK SAWN OM
BOB RAL WWY ALL WARR= OM ON THE UYOSCKE
IEIDN.
Ia MIND -1811011 SONCRACE OF MAIORILS OR SUPPLIES UE SM
WILL EOV E ALLOWED.
N. THE GONRAGTO SHALL BEER PAVEMENTS. F W11 M AND
NL1MM5 CLEAN AM tNSANED. ALL MESSIAH NO 11100E
ACC Nim KNANrMEO UVHN Odlf CMMRuu Ido PUM ALL
NRSILS SILL LE PIUIFLY RE WM FRO 711E MIL ANY PLANT
SIOC1 NOT PLANTED 111 DAY OF OELYFAY SHALL E IIID N
AMWATELND UNTIL NSFMLAIM. PLAITS NOT NMRASFD N
IIS MANNOR JILL E EGECI D. ANY DAMA09 1O EMMM
rAOU10 SWILL E MPA4m AT THE m11imAcra S EIPULE
IL TE ONCOV COOK SHALL E FE WUO FOA C MPLINF
SIM ALL A1RIdILLE OOPM REG LATOIL AND FEFAM
OD4OONIC THE WORK.
ld LIC'AIE AM 1191FY ALL UTR1E5. NCLWIM e00 IM ALES.
WIN THE GEAR FOR PMPRETARIF UlLnIM AND WARS MME
CE GAUL AT 464 -MM (THEN CITIES UETRO NEA) OR
E00 -292 -IM (DEARER N OMMA) 46 NOUN BMW MW-
CONTRACTOR SILL E RESO4SME POl OE PIROTOCIM AM
REPAIR 4F ANY IMAMAM TO SATE TOM TE LANDSC P
WNW Or ANY COMICI9 TO FACILITATE RAR RVJ 7MML
17. RTE ANTI -S'L'ANT (gTPnF Cot
AM
tll
ORLWUS RANTS MPID n LEAF AND FOR N
.1 APPLY AS PER UIMWACRRE'KS INSIRWOOL ALL
E1LURmIS SHALL E SPRATW N IE UTE FALL FM MM
PRWEDIM DWRO WARRANTY PEMM
16 PLANTING SOL POR 111001. SHRL B AND GMM OCRT@
FETTLE FNAfAE LOW C TAIN40 A LNDILL AMOUNT OFTAI UNI
NO CHANE E S15TA1lOIO Y<i>mld PLANT C00WUH. IT SHALL
4a my WN SWRTYPE B >EQE 1470.
MUITNE
SI®. SINES.
04 MGL.5. MOMOIS TAE95 EVIL SOL MRM SHALL HAYS A PH
WTOM 4.7 AND 73 AR 1040-40 FBMJZEN AT THE RATE OF S
IgRpS PER OM YARD. N PLANT EDB IMMO WATE TLA
MMM TNtlE MT THE ENTIRE Bm BY ROTORUEIO R INTO THE
TOP Or OF WDa.
IL ALL PLANTS SOUL E GUARANTEED FOR CE COMPLETE
PUUWIMC SEASON (MR_ 1 - NOIE7NEE
FA IL UNLESS C*OM
SPECIFIED, THE FE SHALL COYER THE FULL COST W
EtEAmEBIr walpxa LM00R AM RMI1L
TL COORAcwm SHALL NOWT OE "'NaBCAPE AA=I1ECr AT
LEASE a DAIS PIMA W PLAWO DWYM THE CCIIRWM
SHALL N)TBY THE LANDSCAPE AVADffR f AT (PAST X IUIM IN
AOLONLE OF NEMA RANT MQTM AMOL
E1. WA70AO/11ME OF PUNFNR MOR. 1 E WNTRACTOT NAY
EIELT TO PLANET N OF-WASSIS E1nOMY AT HM/HR R1SL
DBTRUCLIS POTTED PLANTS!
APRIL 1-4)E 1v AUC 21 -NOL 1
N3COUAIS B
ALEIL 1-AUE 1• ALIO 21-10011. 1
[MONSOON! ForRAMM
ARLL 1-4IIE 1- AUL 21-000 1
EAEROEOI N
APRIL 1-4IAY 15; LTO• $IST. 10
22. MANMERYITE 04AL M MMAIMY AFTER EACH POffam
OF IN wm IS N RACE. RANT MAlSWII1L lIAIL fE PROIEGRO
ALIO UAIMAMED UNG, THE NUA LATIOE OF THE PIAN75 N
pORLEM NgWN NW 9 MADE M00 PLAMTHM ME
Al UMM EXCURSIVE OF THE GUARANTEE. UMTEMARIE SILL
BEAU E 1EATOENO. OLIMTRC, IRUL1CMK RBKML OF EM
WIOWS. E-7EnN0 PLANTS 10 PORT ORAE AM IFf.PU1C
AAIB N A FUM P0811CL AFTTR ACM"AI TIE OWER
STALL ASRRE MAN784AIIE RES'ONSNLIIEL MNE1F71. THE
OMIRACIW STALL CONTINUE TO E MENIMM FOR OE@LN THE
Tim PLUMB TM NMff TIE WMWNIE PER=
a MFY PLANT MATERIAL M= OEL TURNS S(OML OR mCIATES
((ppNNpp11 EO TOTAL AC�FLILE OF lE SHALL E P#K FILY
Oa4oED FTICI 7XE SE AMD RESIGICOI ATRIAL BE TETE SALE
SIECOm
CAB ROOM 4L ' AND SZE AM 1EETM ALL LANDSCAPE LEWD
Tk
54. YRTERMR WUIITAN A MTEIAIG 9G RDIRE NINA WILL
THURUMLV ULM ALL FRAMES ORW A AM N E%1101FLY NOT
OT' IEA71Ni, FA YCLy HFREM AS REARED IIT ROMTKNO OF
HEA7%ASRE36 SWILTM IFMIYlS. CLEC( MOM= ULIOA
MULCT PMOL TO MlElO1C m 017[P.M HAW. OCORAUrM
MALL MAKE IE 110CION9ARY AM� FDIC MISL
M CONTRACTOR SHALL FEWEST N NN6NL A FOAL
AmPANCE NWIPECTON.
25. HOME G IE9P•RME FOR ANY FUT1E INNIOL
27. ALL CSTU1SED MFRS 10 E SOCCW, ARE TO gM3M 4' TTP
SOL. SM WRLM AND WATER UNTIL A IELTHY STAND OF
WADS W OGTINEO.
JMM* CRIT ASSBABLY IFI O
BUT CORPA= ASRAES FULL
ROPpEIMMY FOR WNUNNG TREE
M A MINOR POSH FOR TIE
DURATION OF THE G RRARNE PERIOD
GER figw ,Y- C' P0.T4ROFRENE
OR F L*TWLM (O ML) 1-I/Y
NNE SURF DTA) DOUBLE STIGND 10
Ot TRE. 2-7- ROUEN STIR POSTS
(MdKW ]401) 6 INTI GC (SEE
SILRD COCOA)
DOON ONOE STARM
W E UNOWI
A OEND.RE.
TIR W CW
UNES AND SAES
ADr�
AR SUE YIIX WEfNM
FUND- ONE FUR MIE
-4'-r SIVI DOFD BALE MULCH
-2X2124' WOOD STAKE MY AT
AME- STAGE TOP BMW GRACE
•UNTWIG CTRIDE
-MILAN 1%I WIDTH OF ROOT BILL
-FWAMNG SOL LNMUE (SFE SPEC.J
-UNDISTURBED OR SABLM
Y4a Apollo0FM4SFdtd log 1b.rcby.'GMNAtthNM••. R..:AvRIUW PH�t x.m.; NaNN.n OfmGdl Drc.n: RG REMS4.5:
Una Wltesr NN 99014 re port wasP�epared bym -I, nR 1.
Pix,-; (753)4a9 -79m *.t -MIp...d MSE I.m a duty sOrumrc: O.np,eM: W
Pox: (753} 4a9-7599 Lk.n P r -d. -I EnglIM under
-YMIy.GFllsonnttCafn.epn N,b- MEbestLeMNEmmaO NM: ID WI3 Lla.x: F: 30x63 Ones: 1E12413
LANDSCAPE REQUIREMENTS / CALCULATIONS
MINIMUM TWO OVERSTORY DECIDUOUS SHADE TREES IN FRONT YARD
PER CITY CODE: 57 LOTS X 2 TREES =114 SHADE TREES REQ..
SHOWN ON PLAN: 127 SHADE TREES, 15 ORNAMENTAL TREES & 23 EVERGREENS
EY QTY
ECIOUOUS TREES I COMMON NAME/SoMnW Han a
SIZE
CONT.
26
LENLEVEN LINDEN I TILIA CORDATA
2.5" CAL
B.B.
27
14ACKBERRY i CELTIS OCCIDENTALIS
2.5" CAL
B.B.
OAK! QUERCUSBKDLOR
2.5" CAL.
S.B.
2.5" CAL.
B.B.
TILIAAME A
2.5 -CAL
B.B.
MBC
KEYTR
S 1 COMMON NA arae
SIZE
CONT.
SPRUCES PICEA GLAUCA DENSATA
(i' HT
B.B.
E/ PINUS NIGRA
B' HT
B.B.
Name
elm
15
PR RIEFIRE CRABi MALUS'PRAIRIEFIRE
NOTES
LANDSCAPE WORK TO BE COMPLETED AFTER FINISH
GRADING IS COMPLETED BY OTHERS
LANDSCAPE CONTRACTOR WILL WSST THE SITE BEFORE
SUBMITTING A ENO TO FULLY UNDERSTAND SITE CONMiIONS
ALL PLANTS AND MA19RIALS SHALL COMPLY WITH THE
LATEST EDITION OF THE AMERICAN STANDARD FOR
NURSERY STOCK, AMERICAN ASSOCIATION OF NURSERYMEN.
ALL TREE TRUNKS SHALL BE SURROUNDED BY A MINIMUM
OF 2 FOOT RADIUS hMTH S' THICK SHREDDED HARDWOOD
MULCH.
ALL PLANTS WILL BE GUARANTEED FOR FULL REPLACEMENT
A MAXIMUM OF AT LEAST TWO FULL CROWING SEASONS
(600 DAYS) AFTER INSTALLATION ON 97E.
IF THE CONTRACTOR FEELS THERE MAY BE AN ERROR.
IHEJSE NS REQUIRED TO CONTACT INE LANDSCAPE
ARCHITECT.
PLANT SYMBOLS SHOWN ARE FOR LOCATING THE POSITIONS
FOR PLANTING, STYES SHOWN DO NOT NECESSARILY
REFLECT THE TRUE PLANT SIZE EITHER AT TIME OF
INSTALLATION OR MEN FULL GROAN.
LANDSCAPE CONIRACTOR WILL REPAIR ALL DAMAGE TO
PROPERTY FROM INSTALLIATON ACTIATES AT NO ADDITION
EMPENEE TO THE PROPERTY OWNER
BEFORE PLANTING TREES AT STREET. DRIVEWAYS SHOULD
BE ADJUSTED 50 TREES ARE NO MOSER THAN W FROM
DRIVEWAY SURFACE
MERIDIAN LAND COMPANY
3500 American Blvd. W. - Suite 200
Minneapolis, MN 55431
ADDITIONAL PLANTING NOTES
1. SCMNY BCGOR ANO sm OF HOE PRIOR 10 PLANNING.
3. TRI OUT DFM WOO ALIO WAR ADAR DMOBED TAILS.
JM..EY CUT A LEAM MJZ PAM CNS
3. SER RAG ON INOIS URGED MONS SOL OR TINROCHLY
WIIPACED NO(PLL WL NSIAL PLANT SO TIE ROT FARE
O M OR W TO 2' AOHE THE FINISHED PUDE
4. PLANE PLANT N PL FM HOLE NIH ARM AM WINE
DIAIh7, 7(IFP 105201, WT D SWI TPN APPROUIME Y 12'
OF TIE OF THE BASSET OF OR THE TINE TWD HMPOCSL ROCS. YNKIEYEA
6 OMATOL FEM09 ALL SURF AILS HMS FROM TOP
0 OF THE BILL. FEMME ALL TANS
i RWe NO BECKFU 111TH BAONLL SDI.
L WATER M SETTLE PLUGS NG ML YOM
t. WIDER WITHIN TWO MORN O INSTALLATION. aRERNC
MAST BE SUFRCIEW TO THOROUC LY SOURCE RDW UAL
ANO PIANRM HOLE
a. PLUS MULCH WOWS 49 HOUR OF W SSCCIND NDENHG
uNASB sOL MNSIUE E EVEERNE
FOX MEADOWS
Hugo, MN
LAND. AI.4Tms LLC
Lvr.* ;diAr&2w&-
)-nDAIrbI v
fh- 612.598.5706
N
30100
( IN FEET)
L2 i
PRELIMINARY PLANTING PLAN
2
Agenda Number
CITY OF HUGO COMMUNITY
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING
APPLICATION STAFF REPORT
TO: Hugo Planning Commission
FROM: Rachel Juba, Planner
SUBJECT: Randy Nugent. Request for a CUP amendment to allow a motor vehicle
repair business on the property located at 15183 Freeland Avenue North
DATE: February 5, 2014 for the Planning Commission Meeting of February 13,
2014
ZONING: General Industrial (I-3)
COMPREHENSIVE PLAN: Industrial (IND)
REVIEW DEADLINE: April 18, 2014
1. DESCRIPTION OF REQUEST:
The applicant is requesting approval of a conditional use permit (CUP) amendment to allow a
motor vehicle repair business to locate on the property. A motor vehicle repair business is
allowed on the property with a conditional use permit.
2. BACKGROUND:
The applicant currently has a CUP for exterior storage on the property. The applicant is
requesting to amend the CUP to allow a motor vehicle repair business on the property. The
building totals 9,600 square feet and has 8 bays (overhead doors) on the north side of the
building. The applicant currently leases out half the building, 4,800 square feet, to a motor
vehicle repair business called ATR Auto Repair.
Staff received a complaint that there may be an illegal business being operated on the property.
The complainant did not specify what bothered them about the business. Staff inspected the
property and found that the motor vehicle repair business was located in the building. Staff
contacted the applicant and he stated he was unaware that the business required CUP approval
Nugent CUP Amendment
Page 2
from the City, but agreed to apply for a CUP amendment to allow the business to operate on the
property.
ATR Auto Repair
Staff met with the owner of the motor vehicle repair business and he provided an overview of the
business operations. The business has 6 employees including the owner. The business occupies
4,800 square feet using 4 service bays and office space. The business is full automotive service
and repair with a majority of the business involving repairing vehicles for a wholesale
automotive retailer. There are small parts of the vehicles being painted, but not enough for the
building code to require a paint booth.
The vehicles are either driven, picked up, or towed to the property. There are up to 25 vehicles
that are stored on the property at one time, not including the employee vehicles. The vehicles are
stored at the southeast comer of the property, in a portion of the area where the exterior storage
is allowed by the existing CUP. The property owner leases an area to the repair business owner
that can accommodate the 25 vehicles. Because a majority of the business is wholesale, most of
the vehicles are not licensed when they are stored on the property. If the cars are driven off of the
property, they have "in transit" plates on them that allows them to be driven to and from the
repair shop legally.
3. CONTEXT:
A. Surrounding Land Use and Zoning
The properties to the south, west and north are zoned General Industrial (1-3) and are located in
the Peloquin Industrial Park. The properties to the east are zoned Single Family Detached
Residential (R-3) and is occupied by the Sweet Grass Meadows residential development.
B. Natural Characteristics of Site
There are no significant natural features on site.
4. ANALYSIS:
A. Level of City Discretion in Decision -Making
The City's discretion in approving or denying a conditional use permit is limited to whether or
not the proposed application meets the standards outlined in the City's Comprehensive Land Use
Regulations. If it meets these standards, the City must approve the conditional use permit.
B. Conditional Use Permit
The Commission and Council must review the application for a conditional use permit with the
standards provided in Section 90-37 of Comprehensive Land Use Regulations. Staff used these
standards to review the application and found that the request meets all applicable standards as
follows:
Nugent CUP Amendment
Page 3
1. The proposed use is permissible by law.
The proposed accessory building is allowed by conditional use permit.
2. The proposed use is keeping with the spirit and intent of the ordinance.
The proposed motor vehicle repair business is consistent with the current general industrial
zoning classification, which is intended to encourage the development of industrial parks where
uses of varying types and scale of operations can be located. Such businesses may include,
office, distribution, light industrial, warehousing, wholesaling, and repair businesses.
3. The proposed use is compatible with the City's Comprehensive Plan and the character of the
surrounding area.
The use is consistent with the character of this general industrial zoning classification. The City's
Comprehensive Plan identifies this area as Industrial. The character of the area will not change
noticeably.
4. The proposed use has adequate drainage, water supply, electrical, gas, and sewage treatment
facilities.
All utilities are already connected and the drainage system is currently constructed. Staff does
foresee any problems with utilities or drainage.
5. The proposed use has adequate road access.
The use has adequate road access into Freeland Avenue from the property.
6. Technical Evaluation of Floodplain.
The applicant is not proposing to impact any floodplain.
7. The proposed use should not increase the potential for flood damage.
The proposed use would not obstruct the floodplain or increase the potential for flooding.
8. The proposed use will not damage or reduce the benefits the public receives from public
waters.
The proposed use would not damage or reduce the benefits from any public waters.
9. The use of watercraft on public waters.
The proposed use would not involve the use of watercraft on public waters.
10. All structures shall be screened from view of public waters.
Nugent CUP Amendment
Page 4
The proposed use would not be visible from public waters.
11. Wetland impacts.
The proposed use would not impact any wetlands.
12. All state and local permits shall be acquired for the conditional use.
The applicant would be responsible for obtaining all state and local permits.
13. Adequate screening and buffering from non -compatible uses and public rights-of-way.
There is a graded berm and landscaping along the east side of the property. This does provide
screening and a buffer between the property and the residential development to the east.
4. CONCLUSION:
There are several items that have been deleted from the CUP with this application. Staff
conducted inspections and found that these items were completed.
It's in staff's opinion that the application meets all the necessary criteria to approve a conditional
use permit amendment to allow a motor vehicle repair business on the property.
5. RECOMMENDATION:
Staff recommends approval of the conditional use permit application to allow a motor vehicle
repair business on the property located at 15183 Freeland Avenue North.
ATTACHMENTS:
1. Location Map
2. Resolutions
3. Amended CUP with Exhibit
4. Site Plan of the Property
Randy Nurgent N
15183 Freeland Ave N Site Map
CUPAmend w $
s
i
��
;I°ISI
CR
r,.
4
f
4
� Vii'• ,�.�'
1911
-
RESOLUTION 2014 -
APPROVING A CONDITIONAL USE PERMIT AMENDMENT FOR TO
ALLOW A MOTOR VEHICLE REPAIR BUSINESS USE ON THE PROPERTY
LOCATED AT 15183 FREELAND AVENUE NORTH NORTH
WHEREAS, Randy Nugent, requested approval of a conditional use permit amendment
to allow a motor vehicle repair business use on the property located at 15183 Freeland
Avenue North, legally described as follows;
That part of the west half of the southeast quarter of Section 17, Township 31, Range
21, Hugo, Washington County, Minnesota, describer) as follows: Commencing at the
south quarter corner of said Section 17, thence north 0 degrees 36 minutes 16 seconds
west, assumed bearing, along the quarter section line a distance of 1321.70 feet,
thence north 88 degrees 55 minutes 41 seconds east a distance of 796.66 feet, thence
south 1 degrees 29 minutes 36 seconds east a distance of 200 feet to the point of
beginning of property herein to be described: thence south 1 degrees 29 minutes 36
seconds east a distance of 145 feet; thence north 88 degrees 66 minutes 41 seconds
east a distance of 517.88 feet; thence north 0 degrees 36 minutes 27 seconds east a
distance of 145 feet along the east line of west half of said southeast quarter; thence
south 88 degrees 55 minutes 41 seconds west a distance of 520.22 feet to the point of
beginning.
WHEREAS, the Planning Commission has reviewed said conditional use permit
amendment at a duly called public hearing on February 13, 2014, and recommends
approval subject to the conditions listed in the conditional use permit.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the
conditional use permit amendment for Randy Nugent to allow a motor vehicle repair
business use on the property located at 15183 Freeland Avenue North with the following
findings:
1. The proposed motor vehicle repair business is consistent with the current general
industrial zoning classification, which is intended to encourage the development
of industrial parks where uses of varying types and scale of operations can be
located. Such businesses may include, office, distribution, light industrial,
warehousing, wholesaling, and repair businesses.
2. The use is consistent with the character of this general industrial zoning
classification. The City's Comprehensive Plan identifies this area as Industrial.
The character of the area will not change noticeably.
3. There is a graded berm and landscaping along the east side of the property. This
does provide screening and a buffer between the property and the residential
development to the east
Resolution 2014 -
Page 2
ADOPTED by the City Council this Yd day of March 2014.
Tom Weidt, Mayor
ATTEST:
Michele Lindau, City Clerk
deaki V-CVSA o►n
CONDITIONAL USE PERMIT
DATE OF APPROVAL: March 3, 2014
OWNER: Pavement Guys Holding, LLC
LEGAL DESCRIPTION:
That part of the west half of the southeast quarter of Section 17, Township 31,
Range 21, Hugo, Washington County, Minnesota, described as follows:
Commencing at the south quarter corner of said Section 17, thence north 0
degrees 36 minutes 16 seconds west, assumed bearing, along the quarter section
line a distance of 1321.70 feet, thence north 88 degrees 55 minutes 41 seconds
east a distance of 796.66 feet, thence south 1 degrees 29 minutes 36 seconds east
a distance of 200 feet to the point of beginning of property herein to be described:
thence south 1 degrees 29 minutes 36 seconds east a distance of 145 feet; thence
north 88 degrees 66 minutes 41 seconds east a distance of 517.88 feet; thence
north 0 degrees 36 minutes 27 seconds east a distance of 145 feet along the east
line of west half of said southeast quarter; thence south 88 degrees 55 minutes 41
seconds west a distance of 520.22 feet to the point of beginning.
ZONING DISTRICT: General Industrial (I-3)
THIS CONDITIONAL USE PERMIT ALLOWS FOR THE FOLLOWING: For exterior
storage and a motor vehicle repair business, subject to the following conditions:
1. The site plan is approved according to the plans received on June 2, 2005, except as
amended by this resolution.
2. All required landscaping shall be fully installed.
3. The 29 proposed parking spaces are adequate for the proposed use, but any change to
the building use will require review of the parking requirements in the ordinance.
The City may require construction of additional parking spaces at that time.
4. There shall be no more than 25 vehicles related to the motor vehicle repair business
stored on the property, not including employee vehicles.
5. Unlicensed vehicles related to the motor vehicles repair business are allowed to be
stored on the property. The vehicles shall have "in -transit" license plates on them
when they are driven to and from the property.
6. The applicant shall obtain a hazardous waste generators license from Washington
County.
7. No junk or debris shall be stored on site. No exterior storage of trash, recycling or
trash/recycling materials shall be allowed outside. All such materials must be stored
in the trash enclosure.
8. Concrete curb and gutter must be provided around the entire perimeter of the
parking/storage area, including the east edge. At the City Engineer's discretion, curb
cuts may be allowed to provide surface drainage to the eastern infiltration area.
9. Outside storage shall only be allowed on the blacktop area shown on the approved
site plan, Exhibit A, and Exhibit B.
10. The exterior storage area shall be screened. A fence shall be installed on the east,
north and south sides of the outside storage area to provide screening from adjacent
properties.
11. The asphalt tank and the area that it is shown in on the plans comply with all federal,
state and local standards.
Tom Weidt, Mayor
STATE OF MINNESOTA )
) ss.
COUNTY OF WASHINGTON)
On this day of , 2013, before me, a Notary
Public, personally appeared Tom Weidt Mayor of the City of Hugo, a Minnesota
municipality within the State of Minnesota, and that said instrument was signed on behalf of
the City of Hugo by the authority of the City Council of the City of Hugo, and Tom Weidt
acknowledge said instrument to be the free act and deed of said City of Hugo.
Notary Public
Randy Nugent
STATE OF MINNESOTA )
) ss.
COUNTY OF WASHINGTON)
On this day of , 2013, before me, a Notary Public within and
for said County, personally appeared Randy Nugent, owner, to me known as the person
described in and who executed the foregoing instrument, who stated that they are the
owners of the property this permit applies to, and acknowledged that they executed the
same as their free act and deed.
Notary Public
THIS INSTRUMENT WAS DRAFTED BY THE CITY OF HUGO
14669 Fitzgerald Avenue North
Hugo, MN 55038
1UlavlZed tlp v&vdlo
CONDITIONAL USE PERMIT
DATE OF APPROVAL: March 3, 2014
OWNER: Pavement Guys Holding, LLC
LEGAL DESCRIPTION:
That part of the west half of the southeast quarter of Section 17, Township 31,
Range 21, Hugo, Washington County, Minnesota, described as follows:
Commencing at the south quarter corner of said Section 17, thence north 0
degrees 36 minutes 16 seconds west, assumed bearing, along the quarter section
line a distance of 1321.70 feet, thence north 88 degrees 55 minutes 41 seconds
east a distance of 796.66 feet, thence south 1 degrees 29 minutes 36 seconds east
a distance of 200 feet to the point of beginning of property herein to be described:
thence south 1 degrees 29 minutes 36 seconds east a distance of 145 feet; thence
north 88 degrees 66 minutes 41 seconds east a distance of 517.88 feet; thence
north 0 degrees 36 minutes 27 seconds east a distance of 145 feet along the east
line of west half of said southeast quarter; thence south 88 degrees 55 minutes 41
seconds west a distance of 520.22 feet to the point of beginning.
ZONING DISTRICT: general Industrial (I4-3)
THIS CONDITIONAL USE PERMIT ALLOWS FOR THE FOLLOWING: For mite
xterior stora a and a motor
vehicle repair business, subject to the following conditions:
1.The site plan is approved according to the plans received on pM 19, 2005 and April
25 0$Junc 2,2005, -,-except as amended by this resolution.
4-.2.All re wired landscgping landscapingshall be fully installed.
she;Vim en 4 plans. The bleek must be integral eelefed-.
2A.The 29 proposed parking spaces are adequate for the proposed use, but any change to
the building use will require review of the parking requirements in the ordinance.
The City may require construction of additional parking spaces at that time.
4. There shall be no more than 25 vehicles related to the motor vehicle repair business
stored on.the property, not including employee vehicles.
5. Unlicensed vehicles related to the motor vehicles repair business are allowed to be
stored on the property. The vehicles shall have "in -transit" license plates on them
when they are driven to and from the property.
6. The a licant shall obtain a hazardous waste generators license from Washin ton
Co- unto•
7. No junk or debris shall be stored on site. No exterior storage of trash recycling or
trash/recyclingk4A/recycling materials shall be allowed outside. All such materials must be stored
in the trash enclosure.
allowed euWde. AU stieh materials must be stefed in the eiadestwe leeaW on the
RaY_
loild
OEM
Y_
eFdiamr.e. The requested sethae4vefianee would afiew &e building to be set baek-a
building,
wMeh is allowed in the 13
MW FM
ORY.
v. A eeftdifiena4 use 0
plans,the
plans to be submitted for eity re -;4 and approNcal pfieff- to iss-1—mae-e ef building pemits;
CUP The Pavement Guys
Page 3
a-.8.Concrete curb and gutter must be provided around the entire perimeter of the
parking/storage area, including the east edge. At the City Engineer's discretion, curb
cuts may be allowed to provide surface drainage to the eastern infiltration area.
b�.-9.Outside storage shall only be allowed on the blacktop area shown on the approved
site plan, -and-Exhibit A, and Exhibit B.
X10. The exterior storage area shall be screened. A sefeen-fence shall be installed on
the east, north and south sides of the outside storage area to provide screening from
adjacent properties. Fence an+Waln 1,Fn+ be eAV1ige f _ FeYi Vw .,1 n l b City
d<l I.
by"City.The asphalt tank and the area that it is shown in on the plansUis area
comply with all federal, state and local standards.
a. Park de4icatien sIWI be cash in lieu of Mad ($4,15242,400m 1 .7.1 A
landseaped,seeded
A QAJdAd
CUP The Pavement Gwfs
Page 4
Mary Ann "ge , Vit ---'Ur- t
Tom Weidt, Maw
STATE OF MINNESOTA )
)ss.
COUNTY OF WASHINGTON)
On this day of 2013 before me a No
Public, personally_ appeared Tom Weidt Mayor of the City of Hugo, a Minnesota
municipality within the State of Minnesota, and that said instrument was signed on behalf of
the City of Hugo by the authority of the City Council of the Cjjy of Hugo, and Tom Weidt
acknowledge said instrument to be the free act and deed of said City of Hugo.
Notary Public
Randy Nugent
STATE OF MINNESOTA )
)s_
COUNTY OF WASHINGTON)
On this day of :.. 2013, before me a Notary Public within and
for said County, personally appeared Randy Nu;zent, owner, to me known as the person
described in and who executed the foregoing instrument,_ who stated that they are the
owners of the property this permit applies to, and acknowledged that thev executed the
same as their free act and deed.
NolyaPublic
THIS INSTRUMENT WAS DRAFTED BY THE CITY OF HUGO
14669 Fitzgerald Avenue North
_ Hugo, MN 55038
x
15183 Freeland Avenue Exhibit A
W
CUP 1 inch = 100 feet s
All
IT r -W
-
..
WI
_ r ,{yam•
' i 1u a
a,
4 ��
ti q
� 1 •� �' 111
I I I:• M, � � f �
w rrraN
%Oro
a
AL;
Approved Exterior Storage Area F
®Motor Vehicle Repair Business
Storage Area
---HYDRANT
TOP NOT 935.88
.-INSTALL 6-" GATE
VALVE 0 PROP, LINE
290
2.0%
�+--� SAN SAN
I (EOF) �'-0 An'
2 %
932'50 O
, i richb} B
BITUMINOUS
/_____45 L.F. 1 SILT.FENCE ALVG
RCP 0 0.5%. _, �' . . _�-
I y i. , PROPERTY LINE (460 L.�.)
CATCH I ASIN �_- -- -- --- - - - __945�; LIGHT
1 ! RIM 93300, INV. 930.50 %'ti�- >f '' ; POLE"
- - L
SAN
118 L.F.
�01[.. -CONCR
. rd CURB AND 3.
r, GUTT R
"
---42-
. 7F
11,000 CUBIC -EET
' RIP RAP SIDE AND BOTTOM
,
�y
GRAVEL
r
3.3% -
AREA
Ln
i PRO
' (60.. X 160---->9,600
OStB�BUILDI
G
S.F.)
LL_
fO .
a
x�
0
Lo
to
w
�
AFFIC
4.0%
0.5%
5%
1 6" DIP
934 TRAFFIC 2.9%-
-60
9i-6" PVC SEE MECHANICAL/
ARCHITECTURAL PLANS
FOR UTILITY CONNECTION
.90 934.90
\ j 1 Sl�i�3Zl1J "r - "%%
375 L.F. BITUMINOUS ,rl % TRAFFIC
CURB AND GUTTER- Ln .0%
I
I f _8X16 DUMPSTER
1 1 ENCLOSURE
934.90.1,
INFILTRATION BASIN
f
11,000 CUBIC -EET
' RIP RAP SIDE AND BOTTOM
�'
GRAVEL
r
AREA
Ln
i PRO
' (60.. X 160---->9,600
OStB�BUILDI
G
S.F.)
W I �_
go I
•r�Gj)-3:13
(014
� %-
TIOM
ELEV. 934.
0
�a
H.C.
�
I
¢ !j
�¢
-20-�--
/
PROPOSED 5 FT SIDEWALK
F20—
t
390 L.F. CONC
CURB AND GU
- � �.w TRAFFIC ' " ' "y'.w`*'w
j-934— 13.1 % 0 1.0%
R~ `x...933.67 0.5%
V__CATCH BASIN -
—933 —RIM --g33-.00. '}M.J. g 0.5 0
_CATCH BASIN OUTLET by. f
RIM 931.00, INV. 929.10 (6"' PVC)
F*X1ST1Nf: RI 111nINf:
SILT FENCE ALONG
PROPERTY LINE (460 L.F.)---'
1-L � -
` LIGHT POLE
932-- ._-
►5REENING ITO FENCE -a
�-
f
�'
GRAVEL
AREA
W I �_
go I
•r�Gj)-3:13
3
�a
¢ !j
�¢
F20—
r%j1.1
x
xJ
of
En
QIN
o1y'
1.0% rl vi m
02 ti w
Q
c
$o
---------------- 107---- -----
INFILTRATION
SWALE -
�
_
(4,900 C. F.
'
A
-1-0-
150 FEET OF PROPOSED SCREOWNG FENCING ,
f