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HomeMy WebLinkAbout2016.06.23 PC PacketAGENDA HUGO PL.ANNING CONIMISSION THURSDAY, JUNE 23, 2016 HU GO CITY HALL 7:00 P.M. A. ROLL CALL (Arcand, Kleissler, Knauss, Lessard, McRoberts, Patzner, Rosenquist) B. PLEDGE OF ALLEGIANCE C. APPROVAL OF MINUTES 1. April 28, 2016 D. PUBLIC HEARING 1. Bald Eagle Industrial Park 6t1' Addition — Preliminary Plat E. NEW BUSINESS 1. Terre De L'eau — Sketch Plan F. OLD BUSINESS G. ADJOURNMENT If you need accommodations for the Planning Commission meeting please contact Rachel Juba at (651) 762-6304 or rinba(a)ci.hugo.mn.us, thank you. Minutes for the Planning Commission Meeting of Thursday, April 28, 2016 Chair, Kleissler called the meeting to order at 7:00 p.m. PRESENT: Kleissler, McRoberts Patzner, Rosenquist ABSENT: Arcand, Knauss, Lessard STAFF: Bryan Bear, City Administrator Rachel Juba, Planner Rachel Leitz, Community Development Assistant Approval of Minutes for the Planning Commission Meeting of February 25, 2016 Commissioner Patzner made a motion, seconded by Commissioner Rosenquist, to approve minutes for the meeting of February 25, 2016. All Ayes. Motion carried. Approval of Minutes for the Planning Commission Meeting of April 14, 2016 Commissioner Patzner made a motion, seconded by Commissioner Rosenquist, to approve minutes for the meeting of April 14, 2016. All Ayes. Motion carried. Victor Gardens North Village 71" Addition — PUD Amendment & Preliminary Plat Juba described that the applicant is requesting approval of a PUD amendment & preliminary plat for 33 townhome units (27 detached units and 6 attached units) on a property located north of Frenchman Rd. (CSAH 8) and east of Elmcrest Avenue. Juba stated that there was a previously approved plan from 2008, for the same site, which allowed for 64 units. The PUD amendment is required as the type of proposed home is changing from the original approval. Juba presented on topics regarding building materials, architecture, setbacks, landscaping, park dedication, parking, streets/access, sidewalks/trails, stormwater, wetlands, grading/drainage, and utilities. Juba concluded be saying that it was in staff's opinion that the proposal is generally consistent with the ordinance standards, with the conditions listed in the resolutions. She stated that the developer complies with the intent of the original PUD approvals to provide a traditional neighborhood development. She expressed that the proposed architecture of the buildings meet the minimum standards expected within the PUD and multi- family design guidelines. Staff recommends approval of the draft resolutions approving the PUD amendment and preliminary plat, subject to the conditions listed in the attached resolutions. Chair Kleissler invited the applicant to the podium to speak. Richard Kettler, owner of Kettler construction, approached the podium. He stated that he had developed in Hugo previously and had built 38 units (19 twin homes) in 2003-2004. This development is called Fenway Place and is located off of Fenway and 140th Street. Mr. Kettler stated he is excited about coming back and working in Hugo again and offering this product to the community. Chair Kleissler opened the public hearing at 7:41 p.m. Planning Commission April 28, 2016 Page 2 Gary Sikes, 4410 Rosemary Way Unit #3, approached the podium. Mr. Sikes spoke about the previous developer, Rottlund Homes, who was originally developing these sites. He stated that Rottlund Homes was originally going to form an HOA out of the entire site, however, they only build the one building and then went out of business. He stated that now there are only four homeowners in their HOA and their HOA fees are the highest in Victor Gardens. There is a concern that the HOA may fail. Mr. Sikes believed that the previous development agreement implied that the entire site must be part of one HOA and would either like to be added to Mr. Kettler's newly formed HOA or Mr. Kettler's proposed development be added to the already existing HOA. Juba stated that in all of the Victor Gardens approvals, the City has a condition in the development agreement that they have a HOA. The City does not get involved with how the HOA's are split up for their sub associations. Juba stated that if there is a problem with sub association, the master association is the best resource to use to figure out the situation. Commissioner Patzner asked if the original development agreement had any legal binding for the outlots. Juba stated that the outlots are described as part of the final plat and that they have to be part of an HOA, but the development agreement does not dictate which one. Gary Sikes stated that he doesn't see why they can't all be one association because there are two different style of homes in this proposed development anyways. Steve Cheerhardt, the current owner and partner on this site, approached the podium. He stated that he has always had good communication with the owners in the four -unit building. He described that Mr. Kettler and himself had their attorneys look closely at this issue, because they did want to incorporate their HOA with this new development, but it won't work with this new development. He stated that Mr. Kettler has planned to make a commitment to include the four -unit building in all competitive bidding so they get a better rate on snowplowing, mowing, etc. Mr. Cheerhardt also stated that it is a goal of his to get another four -unit building constructed in the property to the north since the market seems to be coming back for that type of product. Patzner asked how the HOA will work with the two twin home units alongside single family units. Mr. Kettler stated that the HOA will be responsible for anything exterior, including new shingles, siding, driveway sealing, etc. for all units. The interior is the homeowner's responsibility. Mr. Kettler stated that his attorney stated that the HOAs should be kept separate because of the age difference in the construction of the properties. He stated that he is trying to sell these units and a potential resident may have an issue when they are paying their HOA dues and that money is going towards a building that was built ten years ago. Juba stated that the discussion that was occurring sounded like more of a private issue that the City would not normally get involved in. She described that something like this would normally be a discussion between the existing sub association and the master association or could even be a conversation between the existing sub association and the applicant privately. Ted Erkenbrack, 4410 Rosemary Way #2, approached the podium. He stated that he is the president of their association. The association passed a resolution to support the development of lots A and B. He stated that they believed this would assist in those lots developing and therefore, there would be more homes added to the existing HOA. Mr. Erkenbrack said that their dues are the highest of anyone's in the Victor Gardens Planning Commission April 28, 2016 Page 3 development and the size of their sub -association is not taken into consideration. He agreed that the association matter was best held in a private manner, but wanted to express the difficulty they are having. Chair Kleissler closed the public hearing at 8:04 p.m. Commissioner Rosenquist stated that the HOA discussion should be left out of their discussion, but he really likes the development and agrees with the conditions listed in the resolution. Commissioner McRoberts stated that he would like to remain transparent by saying that he was the property owner to the north of the proposed development. He said that Rottlund made an agreement with him that they would retain all of the trees along the most northern property line. He stated that this agreement was made because the property was designated as medium density, while his property is agricultural. He stated a buffer was necessary to separate these uses from one another. He asked the developer, Mr. Kettler, if he would be willing to keep all existing trees within ten feet of the property line. Mr. Kettler stated that he would be willing to do that. Commissioner McRoberts stated that he has a concern about the newly proposed road coming out onto Elmcrest. He stated that he would like someone to look into this and make sure that there weren't too many intersections too close together along Elmcrest. Mr.Cheerhardt approached the podium. He stated that the roadway was always proposed there, even with the Rottlund plan, which had twice the density. Commissioner McRoberts stated that when that road was approved before, they didn't know how much traffic would be generated from other development in the area, but now we do. He stated that we could learn some lessons from what we may not have done right in the past. Juba stated that the City Engineer had looked at this situation when Rottlund proposed their development and has since looked at it again with this proposed development. He stated that he is comfortable with the proposed entrance onto Elmcrest, as proposed. Juba reminded the Commission that at some point, Elmcrest Avenue will be upgraded and through fixture development of Lino Lakes, to the west, there will likely be a lot more accesses points onto Elmcrest connecting to County Road 8. Commissioner Patzner asked the applicant if they will be building all of the units at once and then selling them. She stated that their proposal includes a variety of colors and architecture, but if owners are able to decide, there could be the same colors or designs next to one another. Mr. Kettler stated that there will be many different options of colors and building materials to pick from. He stated that he will be transparent in letting buyers know that they are not allowed to "match" a home next to theirs. He believes the variety he offers will allow the homes to have different appearances. Juba added that the conditions of approval do require the development to have an architectural review committee established with the HOA as more homes are built. Chair Kleissler stated that there were three things that still needed to be worked on with the applicant, which included exteriors, mailboxes, and mechanical units. She asked the applicant to comment on those. Planning Commission April 28, 2016 Page 4 Mr. Kettler stated that he has been working with staff and he understands what the exteriors should look like. He stated that there will be a variety or both horizontal and vertical batten boards, shakes, brick or stone, different colored sidings, gables, etc. Chair Kleissler asked if the materials will be carried throughout all sides of the home. Mr. Kettler stated that the materials and colors will be on all sides of the home and there will be a coordination between all sides. Juba stated that she has discussed with applicant that there needs to be a variety of materials, colors, and architectural elements carried throughout all sides of the buildings. She understands that the different elevations proposed will lend hand to the architecture that can be done on the homes and is comfortable to continue to work with the applicant on those designs. She stated that it will be necessary to get something more detailed before it goes to the City Council and Final Plat. Commissioner McRoberts asked about the cost range of these homes. Mr. Kettler stated that he hopes to market these homes for right around $300,000. Commissioner McRoberts asked if there is a date of completion for the project. Mr. Kettler stated that he believes the entire project will take around 2.5 years. Chair Kleissler asked if there has been any consideration into screening the condenser units. Mr. Kettler stated that they will be using shrubbery to screen those from view. Chair Kleissler inquired as to the condition regarding the mailbox area. Mr. Kettler stated that he has one area currently planned for a mailbox area with a pergola and some nice landscaping. He said that he needs to check in with the post office to see what they would require for a development this size and if one area for mail would suffice. He stated that if the post office requires another mailbox, it would need to be planned into the site. Chair Kleissler asked the applicant if he knew where the second location for the mailbox would be if the post office requires him to have another. Mr. Kettler stated that the post office is pretty strict in their requirements and would generally tell him exactly where it would need to go. They would plan around that. Commissioner Rosenquist made a motion, Commissioner Patzner seconded, to recommend approval of the preliminary plat and PUD amendment subject to the conditions listed in the resolutions and addition of retaining the existing trees on the northern most boundary of the property. All Ayes. Motion carried. Adi ournment Planning Commission April 28, 2016 Page 5 Commissioner McRoberts made a motion, Commissioner Rosenquist seconded, to adjourn at 8:24 p.m. All Ayes. Motion carried. Respectfully Submitted, Rachel Leitz, Community Development Assistant Agenda Number G. CITY OF HUGO COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT TO: Hugo Planning Commission FROM: Rachel Juba, Planner SUBJECT: Excelsior Group. Request for a sketch plan review for the "South Arcand property" for a development called Tcrre De L'eau consisting of 296 residential lots on 197.5 acres east of Highway 61 and north of 1301h Street DATE: June 16, 2016, for the Planning Commission Meeting of June 23, 2016 ZONING: Single Family Detached Residential (R-3) LAND USE: Low Density Residential (LD) REVIEW DEADLINE: July 24, 2016 I. DESCRIPTION OF REQUEST: The applicant is requesting review and comments on a sketch plan for 296 residential lots on 197.5 acres. The gross density of the project is 1.5 units per acre and the net density is 2.5. 2. CONTEXT: A. Level of City Discretion in Decision -Making The City's comments on a sketch plan are advisory only and non-binding. B. Land Use and Zoning The subject property is zoned R-3. The properties to the north, south and east are zoned R-3 and are occupied by townhomes to the north and single family homes. The property to the west, across Highway 61, is zoned I-3 (general industrial) and occupied by industrial uses. Terre De L'eau - Sketch Plan Page 2 C. Natural Characteristics of Site The subject property has some significant stands of trees and has 35 acres of wetlands. A small portion of the wetlands in the northeast corner are classified as DNR wetlands. A private ditch runs through the site and a portion of the site is designated as floodplain. 3. ANALYSIS: Consistency with Ordinance Standards Process The applicant is requesting sketch plan comments prior to a formal submittal. The next steps for the applicant would be to submit a request for approval of the following applications: a. Rezoning from R-3 to PUD, b. PUD general plan and c. Preliminary plat. Following the preliminary approvals would be applications for final plat of the first phase. Environmental Review The applicant is proposing 296 new homes on this property. The minimum threshold for a mandatory Environmental Assessment Worksheet (EAW) is 250 units, because the request is for more than 250 units, an EAW is required. The applicant has indicated they will continue to work with City staff on this process if the project moves forward. Sketch Plan The applicant is proposing to subdivide the existing 197.5 -acre site to create 296 residential home sites. The R-3 zoning district requires a minimum lot width of 80 feet. The applicant is proposing a combination of product types and lot widths listed below: Product T e Proposed Lot Width Proposed No. of Lots Villa Homes (maintenance provided) 45 feet 91 Detached Townhomes (maintenance provided) 50 feet 51 Single Family Homes 65 feet 33 Single Family Homes 70 feet 60 Single Family Homes 90 feet 61 The applicant is proposing the following setbacks: Yard R-3 Zoning District Minimum Proposed Setback Front 30 feet 25 feet Side 10 feet 5 feet/ 10 feet 15 feet total between homes Rear 30 feet 30 feet Terre De Ueau - Sketch Plan Page 3 The applicant has done a good job providing a mix of housing products and providing connections between the adjacent neighborhoods as encouraged by the neighborhood pattern and housing goals section of the Comprehensive Plan. The transitions between product types has been thought through and generally works well. The applicant has also provided natural buffers between the proposed development and the existing neighborhoods as to not have lots directly back up to the existing lots. In general staff is comfortable with the mix of hosing products and where they are located on the site. The City has approved smaller lot size and lot widths for detached townhomes and villa housing products. There are several natural resources on the site that the applicant is trying to preserve by the development layout. There is also development difficulty with the powerline and pipeline easements. Therefore, reduced setbacks and smaller lots sizes would allow the developer to maintain the natural topography, trees, and wetland features of the site. Since the product types have not been submitted for review by staff, it's difficult to determine whether all of the proposed lot widths would work with the proposed setbacks. As the project moves forward, the applicant will need to provide the elevations of the product types and show how they will fit on the proposed lots. The City Council and Commissions should comment on the proposed lot size and lot widths. Zoning Change The applicant will be requesting a rezoning from R-3 to PUD. The developer is requesting a PUD to allow development flexibility for lot width, lot size, and setbacks. In exchange for this flexibility, the city expects a higher level of design and amenities within a project. The applicant has indicated that they will provide landscaped streets, decorative lighting, trails, a public park and stormwater reuse system to irrigate the park and home sites. Density The proposed development would have a gross density of 1.5 units per acre and a net density of 2.5 units per acre, but the final calculation must be provided by the applicant with the preliminary plat. The City's Comprehensive Plan allows up to 4 units per acre with a PUD in the R-3 zoning district. Building Materials/Design The applicant did not provide building elevations or material samples at this time. Although the applicant stated that the Villas and Detached Townhomes would be maintenance provided, they did not submit details about association maintenance with this application. These items would need to be reviewed as part of the preliminary plat application. Wetlands The site contains approximately 35 acres of wetlands of various qualities. The majority of the wetlands are jurisdictional to the State Wetland Conservation Act (WCA), but a small portion in the northeast corner of the site is identified as a public waters and regulated by the Minnesota Terre De L'eau - Sketch Plan Page 4 Department of Natural Resources (DNR). The wetlands have been delineated within the site and Technical Evaluation Panel (TEP) has approved the delineation. The applicant will need to work with the TEP and the City Water Resources Engineer as the project moves forward to obtain any necessary permit(s) related to the wetland delineation, if impact or mitigation is proposed with the development. Floodplain A portion of the property is located within the floodplain district. The FEMA Floodplain map designates the area around the private ditch on the site as a "Zone A" area with the regulatory floodplain elevation of approximately 930 - 931. It is likely that the proposed site grading will impact the floodplain and the applicant will need to work with the City Water Resources Engineer during the permit process to mitigate any proposed impacts. Grading/Drainage There is a private ditch that runs through the site. The groundwater within the site has the potential to be relatively high which will require that additional analysis to be completed before finalizing the grading plan and low -floor elevations. Ponding for water quality and rate control will be required on site in compliance with City standards. In addition, the applicant has indicated that the stormwater ponds will be used for irrigation through a water reuse system. Sanitary Sewer The site is divided into two separate sewer districts in the City's Comprehensive Sanitary Sewer Plan. Sanitary sewer service is available for the southerly portion of the site by direct connection to the existing systems within 130'h Street and the Beaver Ponds development. The northerly portion of the site can be served by the existing systems west, north and east of the site. The existing 130th Street lift station will serve a portion of the site. The lift station was constructed and financed by the developer of the Beaver Ponds Development. All fees for the list station have been satisfied. Water Municipal water service is available by connecting to the existing systems along the north, south, and west sides of the site. The development of this site will provide an opportunity to complete an additional north -south trunk loop as outlined in the City's Comprehensive Water Supply Plan. Streets/Access The applicant is proposing two access locations onto 130'' Street on the south and connections to 135'h Street to the east, Flay Avenue to the north, and 137'3' Street on the west. There will be a need for a traffic analysis so that the intersections and roadways can be evaluated in light of the Terre De Ueau - Sketch Plan Page 5 anticipated increase in traffic. The applicant should show how access could be made to the property to the east, south of 135t' Street (Atkinson Property). The property is located within the northeast quadrant of the Highway 61 and 130th Street intersection. The intersection is signalized, and the signal/intersection was designed assuming the development of this property. Staff does not expect improvements to the intersection itself as a result of the proposed development. A long-range plan was developed in 2008 for Highway 61 that includes the following for Highway 61: • Four -lane divided roadway • An additional 40 feet of right-of-way required within the development property. • Full access at 137th Street • Right-in/right-out access at 134" Street As the development proceeds, improvements to Highway 61 may be required based on the anticipated traffic. Potential improvements may include the addition of turn lanes on Highway 61 or improvements to existing intersections, and would be based on the information in the traffic study and input from MnDOT. If the proposed development moves forward, nearly all of the roadway segment between Highway 61 and Goodview Avenue will be developed on the north and south sides. 130t' Street is currently a two-lane, rural section roadway. Staff recommends that the City Council and Commissions discuss the possible upgrade of 130'h Street to an urban -section collector between Highway 61 and Goodview Avenue as outlined in the City's long-range plans. This developer may be responsible for these improvements. The applicant is showing a long road connecting the north and south portions of the development. It's in staff opinion that traffic calming measures should be taken into consideration on the proposed long roadway. The goal of traffic calming is to reduce speeds, reduce cut through traffic, and improve safety including non -motorized traffic. Although, the applicant has designed the road with slight curves, the roadway will need to be further analyzed in regards to creating turns within the roadway and the access to home sites directly off the roadway. Park and Trails The Master Park Plan indicates a public park in this area. The City owns 18 -acres of land, consisting of some wetlands, on the west side of the site, which is adjacent to the parkland proposed by the applicant. The outlot is not included in the parkland dedication calculation. The applicant is showing a large public park area on the plan central to the development with trail connections to provide access to the park. The park area is 10.2 acres excluding the wetlands and easement areas. The proposed park includes passive areas, as well as, a playground, shelter, soccer field, and potential playfield. It's unclear what would be included in the playfield and it seems disconnected from the rest of the active park area. The applicant may consider relocating the playfield area to be accessible from the active park area in order to be considered for parkland Terre De L'eau - Sketch Plan Page 6 dedication. The applicant has done a good job in locating the park in a central area for access not only for this proposed development, but existing adjacent neighborhoods. Trails and sidewalks are strongly encouraged throughout the development to provide access to parks and other recreation. Sidewalks along City streets are required in developments with lot widths less than 80 feet. The applicant is showing a trail system that connects the residential areas to the park, as well as, to the adjacent neighborhoods and other nearby parks. The trail system is shown to provide a recreational experience that takes advantage of the view sheds of the natural areas. There is a trail shown along the north side of DO' Street in the City's Trails Plan. With the reconstruction of 130'h Street, this should be included in the plans. This would make connections to future trails including the Hardwood Creek Regional Trail and trail along Goodview Avenue. The applicant would like the City Council and Commissions to consider allowing the developer to use and make improvements to a portion of the existing 18 -acre outlot for a passive park area, additional trails, and for a stromwater pond. The outlot was deeded to the City for public purpose/use. In discussions with the City Attorney, the proposed use would be allowed and can be considered. Staff is generally comfortable with the proposed use of the outlot. The City Council and Commissions should discuss the proposed use and provide feedback to the developer. Park dedication is proposed to be a combination of land dedication and fee. The park dedication section of the City Code requires the applicant is dedicate 10% of the developable acres for park land. The applicant has indicated that there are 121 acres of developable land, therefore, would be required to dedicate 12.1 acres of park land. The applicant is showing (per a revised park land calculation) 10.2 acres of park land, excluding wetlands and easements. In this case the applicant would have 1.9 acres remaining to meet the required land dedication, which is 15.7% of the requirement. In this case a fee could considered by the Park Commission for the remaining 15.7% and is calculated at $111,533 (296 units * (15.7% * $2,400). The Parks Commission will review this item at their July 15th meeting. Landscaping The applicant is showing a general landscape plan for the development. More detail will be required with the preliminary plat. The applicant is showing landscaped main entrances into the development and landscaped streets. The site includes a few significant stands of mature trees that the applicant is proposing to preserve with the development. The applicant is also providing landscape and tree -lined buffers between the proposed lots and the existing neighborhoods. The plan shows a landscape and pond buffer along Highway 61 from the Villa Homes. The plan also shows a landscape buffer along 1301h Street. Both of these areas should include dense landscaping, possibly a berm, and the buffer areas may need to be increased. Terre De L'eau - Sketch Plan Page 7 4. CONCLUSION/RECOMMENDATION: The applicant is proposing a creative and efficient use of the property, while reducing impacts to the natural features of the site. The applicant has done a good job with the development layout and proposed added amenities. The plan meets the intent of the comprehensive plan in regards to land use, parks, and transportation. Staff recommends the Planning Commission provide feedback to the applicant on the following: 1. Proposed lot size and lot width 2. Proposed use of City 18 -acre outlot 3. 130'h Street improvements to an urban section road 4. Proposed long roadway connecting the north and south portions of the site 5. Proposed landscape buffers along Highway 61 and 130th Street ATTACHMENTS: 1. Location map 2. Applicant's Narrative dated June 12, 2016 3. City Engineer's memo dated June 15, 2016 and March 9, 2011 4. Letter from a Resident dated June 11, 2016 5. Colored sketch plan dated May 25, 2016 6. Revised Parks Plan dated June 10, 2016 TERRE DE LTAU Hugo, Minnesota PROJECT NARRATIVE June 13, 2016 {Nestled among wetlands, Terre De L'Eau demonstrates an appreciation for the natural environment. Preservation of the wetland system enhances connections with nature. The extensive trail system meanders organically throughout the site allowing one to appreciate the open views and wildlife. Both street and trail connections are created to neighbors, to nature and to the surrounding community. Trails lead to the centrally located park which is a gathering space for families to picnic, kids to play or individuals to simply enjoy nature. Curved streets follow the edges of wetlands and ponds to create a design where a majority of the homes back to open space. A variety of lot sizes craft a community for those at different life stages and income levels. Home styles will attract first time bomebuyers, families with children as well as empty nesters. LOCATION The site is located at the northeast intersection of CSAH 61 and 130`h Street North. GENERAL, DESCRIPTION OF REQUEST Prior to preparing the Preliminary Plat, a Sketch Plan review is requested for this 200 -acre Planned Unit Development of nearly 300 housing units with a mix of lot sizes: 45', 50', 65', 70' and g0' widths. The PUD is a tool that will allow flexibility firom the R-3 District standards to create a better overall design that introduces a mix of product styles for first time homebuyers, families and empty nesters. Further, it will create much needed connections to open and play spaces for the surrounding community. HOUSING The variety of lot sizes allow for a variety of home styles to meet the needs of many different buyers. The 45' wide lots are planned for Villas which offer main level living with association maintained grounds mostly geared toward empty nesters. The 50' wide lots could be similar one level living with grounds maintenance or smaller lots ideally geared toward first time homebuyers. The remaining lot sizes would offer different home styles to meet the needs of buyers at different price points. in all, there will be about five different home series. STREETS, SIDEWALKS & LANDSCAPING There are number of access points to the site, which also creates connections to the surrounding community. The curved tree -lined streets will help to calm traffic is this pedestrian friendly neighborhood. The street design allows for many of the homes to not directly back another home creating many premium lots with wetland, open space or park views. While the site is generally open, there are a few stands of trees intended to be preserved. Most notably, the easterly entrance along 130`x' where the road is split around the trees to create a more dramatic entry. in the Villa (45' lot) area, the trees create a neighborhood green which becomes the focal point of this sub -neighborhood. Other existing treed areas will be reviewed for preservation where possible. TDL Concept - Narrative Landscaping will be reviewed in more detail during the platting process. However, extensive landscaping is planned along 130`h Street and Highway 61. A large monument at the main intersection will create identity for the neighborhood as will other features throughout, including an overlook area and pocket green spaces. WETLANDS A wetland delineation has been completed and approved in 2015. Generally, the site layout protects the approximately 70 acres of wetlands. There are a couple smaller incidental wetlands that may be impacted, but the larger ones are amenities creating vista views and spaces for trails to meander through. The existing ditch through the site is intended to be enhanced to become a site amenity, similar to a small creek or brook. PONDING Due to the groundwater levels, the site needs to be raised. As a result, ponds will be created to not only generate material to raise the building sites, but to also manage storm water. Additionally, the ponds will be used for irrigation to meet water reuse and infiltration requirements. PARKS We are requesting the adjacent city outiot be incorporated into the site design. The outlot will be used for ponding and passive open space. This will allow for a more contiguous useable public park, anticipated to be nearly 15 acres with a soccer field, shelter/picnic area and playground. Trails provide connections for the adjacent neighborhoods to access the park. We will work with the City in calculating parkland vs cash dedication. In all, the site proposes nearly 65 acres of park, open space, ponding, wetland buffer and wooded area. CONSTRUCTION SCHEDULE Following Sketch Plan review, the preliminary plat will be advanced along with the Environmental Assessment Worksheet (EAW). The goal is to begin grading the south portion of the site as early as Fall 2016. Utility and street construction for the is' phase of development would follow in Spring 2017. TDL Concept - [Narrative A, WSB BuCcling a legacy —your legacy. 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 June 15, 2016 Ms. Rachel Juba City Planner City of Hugo 14669 Fitzgerald Avenue North Hugo, MN 55038 Re: Concept Plan Review Arcand Property—Terre de Lreau WSB Project No. 3288-040 Dear Ms. Juba: We have reviewed the concept plan for the proposed Terre de Lreau Development located on the Arcand property at the intersection of Highway 61 and 130th Street. Our review is based on Sketch Plan #4 submitted by the Excelsior Group and received by the City on May 25, 2016. We will provide a more in-depth review of this project once detailed plans are provided by the applicant. Based on our review, we offer the following comments regarding the concept plan: Gradinit and Drainage 1. Wetlands: A wetland delineation was performed on October 14, 2014. The site contains approximately 35 acres of Type 1/3/6 wetlands as well as DNR Public Water 82-260W. The site was reviewed on Thursday, May 14, 2015, by the Technical Evaluation Panel (TEP), and there were modifications made to the wetland boundaries. The applicant will need to continue to work with the TEP and the City Water Resources Engineer as the project moves forward to obtain the necessary permit(s) related to the wetland delineation, sequencing, and mitigation within the site. Site Grading;/Low-floor Elevations: The site is relatively flat, and is bordered by 137th Street on the north, 130th Street on the south, Country Ponds Development and TH 61 on the west, and Birch Tree Ponds Development and other private large -tract parcels on the east. A private lateral ditch discharges through the center of the site from south to north and ultimately discharges under TH 61 and into the Branch 2 of JD 3. The groundwater within the site has the potential to be relatively shallow which will require that additional analysis be completed before finalizing the grading plan and low -floor elevations. 3. Floodplain Impacts: The FEMA Flood Insurance Study designates the area around the private ditch on- site as a "Zone A" area with the regulatory floodplain elevation of approximately 930-931. The site grading within the property will likely have an impact on the FEMA regulatory floodplain. In addition, Rice Creek Watershed District rules require that floodplain impacts be mitigated through compensatory storage. The applicant will need to work with the City Water Resources Engineer during the permit process to determine if there is a need to modify the FEMA floodplain and/or provide compensatory storage for floodplain filling. Equal Opportunity Employer wsbeng.com C.JUsemiclolwuntyj0e5kropl3288-090 COM LTR-rju6m-0615I6-Ter. e0eLe uCoxeptdo Ms. Rachel Juba June 15, 2016 Page 2 4. Storm Water Management: The applicant will need to obtain a permit from the City for their Storm Water Management Plan within the site, including the appropriate storage, rate control, treatment, and volume reduction. The prevailing soil and groundwater conditions, along with the fact that the site is within a High -Vulnerability Drinking Water Supply Management Area (DWSMA), will discourage the use of standard infiltration as a volume -reduction strategy. There is a high likelihood that the site can support water reuse, and this should be explored in greater detail moving forward. Tra nsportation/Traffic 1. Highway 61/130th Street Intersection: The property is located within the northeast quadrant of the Highway 61/130th Street intersection. The intersection is signalized, and the signal/intersection was designed assuming the development of this property. We do not expect any need for further improvements to the intersection itself as a result of the proposed development; however, there will be a need for a traffic analysis so that the intersection and other intersections/roadways can be evaluated in light of the anticipated increase in traffic. 2. 130th Street: 130th Street is currently a two-lane, rural -section roadway beyond the intersection with Highway 61. If the proposed development moves forward, nearly all of the roadway segment between Highway 61 and Goodview Avenue will be developed on the north and south sides. With this in mind, there should be a discussion about the upgrade of 130th Street to an urban -section collector between Highway 61 and Goodview Avenue as outlined in the City's Comprehensive Plan, including right-of-way needs. Improvements to 130h Street are included in the City's Capital Improvement Plan, and 130th Street is part of the City's State -aid roadway network. 3. Roadway Connections: As we review the roadway connections within the area, there are a number of current roadways that will be connected to the proposed development that were anticipated when previous development occurred. This will result in changes to traffic volumes on roadways within the adjacent neighborhoods, which will be reviewed as part of the traffic study. 4. Highway 61: The long-range plan for Highway 61, completed in 2008, includes the following for Highway 61 adjacent to the proposed development: • Four -lane divided roadway • 150 feet of total right-of-way width, with an additional 40 feet required within the development property Full access at 137th Street Right-in/right-out access at 134th Street As the development proceeds, improvements on Highway 61 may be required based on anticipated traffic. Potential improvements would include the addition of turn lanes on Highway 61 or improvements to existing intersections, and would be based on the anticipated traffic and input from Mn DOT. Sanitary Sewer Service 1. City Sewer Districts: The site is divided into two separate sewer districts in the City's Comprehensive Sanitary Sewer Plan. Sanitary sewer service is available for the southerly portion of the site by direct connection to the existing systems within 1301h Street and the Beaver Ponds Development. The northerly portion of the site can be served by the existing systems west, north, and east of the site. We CSUsenlelnbountylOesktop43288-090 COM LTR-rjubo-062516-TeoetleLmuConcept.docx Ms. Rachel Juba June 15, 2016 Page 3 have attached a copy of a letter from March 9, 2011, that contains additional information regarding sanitary sewer service to the property. Water Service 1. Trunk Watermain Improvements: Water service is available by connecting to the existing systems along the north, south, and west sides of the site. The development as proposed will provide an opportunity to complete additional trunk loops as outlined in the City's Comprehensive Water Supply Plan. Thank you for the opportunity to comment on this issue. If you have any questions or items you wish to discuss, you can contact me at 763-287-7192. Sincerely, W58 & Associates, c. nedy, PE t ngineer Attachment cc: Steve Duff, Senior Engineering Technician, City of Hugo Scott Anderson, Public Works Director, City of Hugo Katy Thompson, Water Resources Engineer Deb Ridgeway, Excelsior Group jk/srb cjuseatidabounty4Desktap432B8-040 COM LTA-rJuba-061516-terreDeLeauConcept.do "'Izi & AssaaaW a` Engineering 1 Planning 1 Environmental 1 Construction 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel; 763-541-4800 Fax: 783-541-1700 March 9, 2011 Mr. Bryan Bear Community Development Director City of Hugo 14669 Fitzgerald Avenue North Hugo, MN 55038 Re: Preliminary Sanitary Sewer Re -view Arcand Property (1300i Street N and TH 61) WSB Project No. 1904-00 Dear Mr. Bear: As you requested, we have reviewed the Arcand Property with respect to sanitary sewer service in accordance with the City's Comprehensive Sanitary Sewer Plan. It is estimated that approximately one third of the Arcand Property can be served by the gravity sewer, if the sewer was extended from the 1300' Street/TH 61 intersection. The sewer flows from the retraining two thirds of the parcel and will need to be directed to a lift station prior to entering the gravity sewer within Subdistrict E3. Please find the attached figure that details the portion of the Arcand Property as it relates to the City's Comprehensive Sanitary Sewer Plan. The above referenced property is located at the northeast corner of the 13001 Street North and Trunk Highway 61 intersection and is within the City's Sewer Subdistrict E4. As shown, a portion of the property is in Sanitary Sewer Subdistrict E4, which was planned to be served via Subdistrict E3, and eventually outletting to the MLES Interceptor sewer. We preliminarily evaluated the existing elevations within the Areand Property and the existing elevations of the sanitary sewer within Subdistrict E3. Sewer flows from Subdistrict E4 can either be directed to the gravity sewer within Subdistrict E3 or to Lift Station No. 4 located -A ithin the eastern portion of Subdistrict E3, depending on the final grading plan of the Arcand Property. The attached figure also details the approximate areas to be served by gravity sewer versus a lift station. However, during site phasing, it is recommended that as site elevations are finalized and the feasibility of gravity sewer be evaluated in greater detail_ Minneapolis 1 St. Cloud •.;e•+nu-oaw.m•n�ya ;�r.,rarrorr•nnwd.k�r•t:,t� Equal opportunity Employer Mr. Bryan Bear March 9, 2011 Page 2 We appreciate the opportunity to be of service to you, and if you have any questions or need additional information, please contact me at 763-541-4800. Sincerely, mc*p x A _-,.. J -4-s, Inc. %-Illy "irouaca Enclosure cc: Scott Anderson, City of Hugo Jamie Wallerstedt, WSB & Associates, Inc. (e-mail only) srb June 11, 2016 City of Hugo Planning Commission Rachel Juba, City Planner 14669 Fitzgerald Ave. No. Hugo, MN 55038 Dear Ms. Juba: In the June 9, 2016 publication of The Citizen, the article "Bullish on Hugo" discussed a concept plan to develop 296 units of housing on Highway fit and 130th. As a resident of both Hugo and the Fable Hill neighborhood, I am very concerned about any development east of Fable Hill that will contribute to increased motor vehicle traffic through this neighborhood as commuters and, in some cases trucks and other service vehicles, find their way to and from 1-35 E and surrounding neighborhoods. In my opinion, the roads through Fable Hill were designed to meet the Met Council's definition of "Local Streets", as found in Appendix D of the Met Council's Regional 2030 Transportation Policy Plan. (http: //www, metrocounci I .org/Transportation/Publications-And-Resources/2030-Transportatlon-Policy-Plan- Appendix-D-Functio.aspx) Current utilization clearly shows that is not the case, Fable Hill Parkway North and Fable Hill Way North are being used as "Collector Streets". The additional traffic from any commercial, industrial, or residential development that will flow through Fable Hill will result in very significant safety concerns for drivers and local residents, deterioration of the roadways, and congestion. In Chapter 8 `Transportation" of Hugo's Comprehensive Plan, it is clear that the city recognises this problem. I urge you take this situation into consideration not only for this development plan but any plan that would involve new property development to the east of Fable Hill. A well designed east - west collector street between Otter Lake Road and Fenway Ave. No, needs to be in place or traffic must be routed to Frenchman Road in order to maintain or improve our Hugo neighborhoods in this area. Hugo is a wonderful place to live and we need to carefully consider how to support new development that will not negatively Impact existing residential and commercial properties. Thank you for your consideration. Sincerely, Art Anderson 4453 Fable Hill Parkway No. Hugo, MN 55038 651-482-0695 Cc, Bryan Bear, Hugo City Administrator Bronwen Kleissler, Planning Commission Chair Fable Hill HOA y � a Y WIT NO • T � �.- -ii r. i T:.:. R, .l .� , I: 1' R. � ~�i IL • •C' 4, 1 } _ 'Ifs r~ -� >✓.,` y 91I` +_ •"'S,..�7 -. 5E Y..- t rlSf _ - -�"� ffj f r �-- ['�' - �"�'�, �41 I'1 s ' r _ yy _ , 1 _ '} y �I f$~' " ' • '� ` ! _ 0 - =,+rt• j it ti' "� y~ r - , -x - rj { aLa �` �. r G rre�raAve I I � '• s I I h .✓! ,r P ti f , ,l 1Y, ',�. i � `. ,s � 5 •�' ST'4 � li .i��. 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T rt Jr 7 41.- - ' }y/l.[(Jf1I as Ponding /nFy Soil Borro Pu^IR?I'rulfPonclingi 1 ti • Moyfidd Soil Borrow I } � tiry • , I RR Villa Homes (91 lots) �. r '� --, �.�. - . , --- •,i Single Family ' r '�i � `• J3314ts) � `y -c' �� _ preserve&- reg Agenda Number V 1 - CITY OF HUGO COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT TO: Hugo Planning Commission FROM: Rachel Juba, Planner SUBJECT: Gary Michalski. Bald Eagle Industrial Park 6°i Addition — Preliminary Plat DATE: June 15, 2016, for the Planning Commission Meeting of June 23, 2016 ZONING: General Industrial (1-3) LAND USE: Industrial (I) REVIEW DEADLINE: July 15, 2016 1. DESCRIPTION OF REQUEST: The applicant is requesting approval of a preliminary plat to allow for a 9.42 acre parcel to be split into two 4.71 are parcels. According to the City Code, all subdivisions in zoning districts that are eligible for municipal sewer and water, which create two or more lots or parcels shall be platted. At this time, the applicant is simply asking for the lot split. No approval for development is proposed. At the time the applicant or its successors decide to develop the property a site plan shall be reviewed and approved by the Planning Commission and City Council. Staff has not reviewed any development concept plans for of the sites in regards to compliance with City Code. 2. CONTEXT: A. Surrounding Land Use and Zoning The properties to the north, east, and south are zoned General Industrial (I-3) and are occupied by industrial uses. The property to the west, across Fenway Boulevard, is zoned Medium Density Multiple Family Residential (R-5) and is occupied by the Townhomes of Bald Eagle development. BEIP 6th Preliminary Plat Page 2 B. Natural Site Characteristics The property is generally flat and does not contain any wetlands. There are not significant stands of trees on 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. B. Consistency with Ordinance Standards Preliminary Plat Lot Size The I-3 zoning district requires a minimum lot size of 15,000 square feet, a minimum lot width of 100 feet, and a minimum lot depth of 150 feet. The lots comply with the ordinance standards. Setbacks The I-3 zoning district requires the following minimum setbacks: Front Yard: 30 feet Side Yard: Equal to the height of the building, in no case less than 10 feet Rear Yard: 50 feet The applicant is not proposing a development or building placement at this time. All proposed buildings shall meet the required setbacks. Wetlands In 2013, the Technical Evaluation Panel (TEP) determined there are no wetlands on the property. Drainage/Grading The proposed plat does not include any site grading, or proposed construction of impervious surface. As such, no stormwater management plan is required at this time. The specific stormwater management will be required at the time construction occurs within each parcel. The applicant may wish to plan their stormwater management collaboratively between the two parcels for efficiency; however, this is not required. BETP 6th Preliminary Plat Page 3 The property is within the drainage area of the Bald Eagle Industrial Park Pond project completed when the Industrial Park was developed. As a result, a portion of the stormwater storage and treatment requirements are met. The Rice Creek Watershed Districts (RCWD) rules have changed since the Industrial Park was developed, and the volume reduction requirements will apply as the sites develop, as well as providing storage for larger rain events. This will be reviewed as development is proposed for each parcel. The City storm.water trunk fee will apply to these parcels, and will be calculated and collected at the time of building permit. Utilities Sanitary sewer sen ice is available within Fenway Boulevard via the Met Council Environmental Services (MCES) Forest Lake Interceptor. Direct connection to the MCES sewer is not allowed; however, the plat documents show sewer stubs near the south property line of Lot 2 and the north property line of Lot 1. These stubs should be verified by the applicant before any development occurs on site. One or both stubs could be used to provide individual service to each lot, or a public sewer extension could be extended from one of the stubs to provide service to both lots. This issue will be reviewed in detail once development of one or both lots occurs. Water service is available to both properties from within Fenway Boulevard. The specifics of the connections will be reviewed as development of the lots occurs. All utility connection fees will apply to both lots within the subdivision, and will be calculated/collected at the time a building permit is issued. StreetslA cc ess The property has direct access to Fenway Boulevard, and driveway connections can be made at the time the properties are developed. The specific driveway locations and details will be reviewed at the time the properties are developed. The properties have a 60 -foot wide roadway easement across the east property line, and the easement continues south to 130'h Street as Farnham Avenue. The easement currently does not have an improved roadway between 130'' Street and the property. The easement could be used to provide access to the site; however, a roadway to City standards would need to be constructed to do so. Park Dedication Park dedication fees do not apply to industrial properties. 2. CONCLUSION/RECOMMENDATION; It's in staff's opinion that all necessary requirements have been met to approve a preliminary plat. BET 6th Preliminary Plat Page 4 Staff recommends approval of the Preliminary Plat for Bald Eagle Industrial Park 6`1 Addition, subject to the conditions listed in the attached resolution. ATTACHMENTS: 1. Location Map 2. Approving Resolution 3. Engineers Memo Dated June 15, 2016 4. Preliminary Plat Bald Eagle Industrial Park 6th Addiiton Site Map Preliminary Plat jot Adi t K u✓ N W+H S y RESOLUTION 2016 - APPROVING A PRELIMINARY PLAT FOR GARY MICHALSKI FOR `BALD EAGLE INDUSTRIAL PARK 6TH ADDITION" LOCATED NORTH OF 130Th STREET AND EAST OF FENWAY BOULEVARD WHEREAS, Gary Michalski has requested approval of a preliminary plat to split a 9.42 acre parcel into two 4.71 acre parcels to be known as `Bald Eagle Industrial Park 61' Addition" located north of 130'1' Street and east of Fenway Boulevard and is legally described as follows: Lot 1, Blockl, Bald Eagle Industrial Park 4" Addition WHEREAS, the Planning Commission has reviewed said preliminary plat 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 preliminary plat to Gary Michalski for "Bald Eagle Industrial Park 6a' Addition" subject to the following conditions: 1. A preliminary plat is approved to allow the creation of 2 lots, in accordance with the pians received by the City on May 16, 2016 except as amended by this resolution. 2. The properties are subject to the General Industrial (1-3) district standards. No variances are granted or implied. 3. Any development shall comply Aith the comments in the Engineer's memo dated June 15, 2016. 4. Park dedication is not required for industrial development. Prior to issuance of a building permits: 5. A site plan shall be reviewed and approved by the Planning Commission and City Council. 6. All development fees shall be paid. 7. The applicant shall pay the City's Stormwater trunk fee for each lot. 8. The applicant shall pay the City's sewer and water trunk fees and SAC and WAC fees for each lot. Resolution 2016 - Page 2 ADOPTED by the City Council this 51 day of July 2016. Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk Alk PYS.S Buildbg a -e�aCV YOcx'cgacy. June 15, 2016 Ms. Rachel Juba City Planner City of Hugo 14669 Fitzgerald Avenue North Hugo, M N 55038 Re: Preliminary and Final Plat Review Bald Eagle Industrial Park 6th Addition WSB Project No. 3288-050 Dear Ms. Juba: 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 We have reviewed the application materials for the Bald Eagle Industrial Park 6 1 Addition project including the following: Preliminary Plat prepared by EG Rud and Sons, dated May 13, 2016, revision date June 6, 2016 Final Plat prepared by EG Rud and Sons, dated June 6, 2016 Based on our review, we offer the following comments regarding the concept plan: Stormwater Management The proposed plat does not include any site grading or proposed construction of impervious surface. As such, no stormwater management plan is required at this time. The specific stormwater management will be required at the time construction occurs within each site(s). The applicant may wish to plan their stormwater management collaboratively between the two parcels for efficiency; however, this is not required. 2. The site is within the drainage area of the Bald Eagle Industrial Park pond project completed when the Industrial Park was developed. As a result, a portion of the stormwater storage and treatment requirements are met. The RCWD rules have changed since the Industrial Park was developed, and the volume reduction requirements will apply as the sites develop, as well as providing storage for larger rain events. This will be reviewed in detail as building plans move forward. The City stormwater trunk fee will apply to these properties, and will be calculated and collected at the time of building permit. Street and Utilities 1. The property has direct access to Fenway Boulevard, and driveway connections can be made at the time the properties are developed. The specific driveway locations and details will be reviewed at the time the properties are developed. Equal Opportunity Employer wsheng.com HjGty of HugolLettem and memoyi3288-050 COM LTR -r jubo-06I516-8EWth.do" Ms. Rachel Juba June 15, 2016 Page 2 2. The properties have zi 60 -foot -wide roadway easement across the east property line, and the easement continues south to 1301h Street as Farnham Avenue. The easement currently does not have an improved roadway between 130th Street and the property. The easement could be used to provide access to the site; however, a roadway would need to be constructed to do so. Sanitary sewer service is available within Fenway Boulevard via the Met Council Environmental Services (MCES) Forest Lake Interceptor. Direct connection to the MCES sewer is not allowed; however, the plat documents show sewer stubs near the south property line of Lot 2 and the north property line of Lot 1. These stubs should be verified by the applicant before any development occurs on site. One or both stubs could be used to provide individual service to each lot, or a public sewer extension could be extended from one of the stubs to provide service to both lots. This issue will be reviewed in detail once development of one or both lots occurs. 4. Water service is available to both properties from within Fenway Boulevard. The specifics of the connections will be reviewed as development of the lots occurs. 5. Utility connection fees will apply to both lots within the subdivision, and will be calculated/collected at the time a building permit is issued. Thank you for the opportunity to comment on this issue. If you have any questions or items you wish to discuss, you can contact me at 763-287-7192. Sincerely, WSB & Associates, Inc. nedy, PE t ngineer cc: Steve Duff, Senior Engineering Technician, City of Hugo Scott Anderson, Public Works Director, City of Hugo jk/srb H:Scty of Hugo4letten and memwj3289-050 COM LTR- juba-061516-BEIP6th.dou f ' I PRELIMINARY PLAT PRDPERTYDESCRIPTION: + Lol 3. Bi'�ck 1, P.,LD EAGLE iNOUSTR'AL PARI( 4TH :.l! , i»chingltn Cwnt, l -of-- BALD EAGLE INDUSTRIAL PARK 6TH ADDITION +;' f -for- JOSEPH W. MICHALSKI TESTAMENTRY TRUST NOTES -v f r r- ! - FI_"J rvrvey was co:.,pletcd b;. E,G. Rud and Cin., ln:. an 70,`:•'13. re I Bearings aiawn o on the Washington Count; Cc'.vdinate S •_tem. GRAPHIC SCALE l ID N: 30-031-21-44-0014. P fF 1 r 1 rm�i — — ,'c•- y„ r* F- Boundo,, urea rf the sur -:,cd premi ze: 410.453 =q.f . (9.42 cere`y $ ! ar re c`, reo eluding F' fact road. s. ea .ement. :'9,789 ill (8.7' a t� ES ! �! ,§+ x�ew •`°''" - �,� ,n, ' ,• I L PEET j Curb -hots ore token of the tno and buck of curb. ' �� y I! ` •ou.y 1 '� —Im a;e N78-W53„w jal 40 This rut e, rrasapreparzd •.Ath, it the tsneflt of curre,nl title w ,I:. rdd"tianal en' , re-tr'utir +s urd ur er .umb,til may a dst other than thse -howl hc.'c'- -u - bt L re_sn upon receipt of o 1 j' �6,' !1 rF, �rtre,a +"L.!,wacxT '' - '_"~'`• -�-` NORTH ,l title commitment a on odor a itI p ca. EENCHM;RK: MND07 Ctetian R'.M. Elr--oti_r = 933.13 fL (N.4 068) + i` + • — _ =ur e+ed premise: shot en this �ur.r, map i; in Ficod Zan'- X (.yeas ,.�' r J ! .,nvo cvt,• V e ~ � Jr '"""' :+.•.F„ de[crminsd to be outsiae the l cnnuo uhaIyce floc,lplain), ac_:rding to Flood In rurance Rate Ifo, Ccmmu„it' Panel Nom_ 271E:'OI1GE Ly the FeJeral Emxl Management Aoency, eff-eti � cote, Februor; 03, 2016. The City of Hugo has indicated that the s -y:J premiers shown , n this survey Is ..menu tuned a_ General h:dwtrial (13). 132ND STREET ; 1 r • cn1°*w — ~`�f Building and Parking settcck• for this zcninj are: NORTH „ •]` m• `may ~tel r Buildinc Front .d ft. Sid2 setbock from Fr.,perty nyt zoned Industrial 40 ft. �•, r 1, •� "„ w "'•" I! ru sa (Sitldefketbe hl froom bJrop. 9}, zoned Industrial is the mil r� f ti. Bear 30 Ft. Porl Y ' • 205,145 S.F. . Ir£ = All sides 1C ft. I- • (4.71 ACRES) n + I� �I 1 E' - Utilities shuhereon ere from ober id eddcnce and lconstruction y t.lan= lby the Cit; engineer. EKca +ti.ns wc;. not mach duri,ig the I / 1 "�„ pn -ess of this sur e,- to locate underyrour.d utilities and; x strucwre._ The l f ! �— c y ^� •ax° - I <� I y,t location of undergraul utilities and/or siru_tures me, or, from location: j E9,f' -how- heron and addlt: nal underground utilities ond,rnr siructurz3 may to _ .1 r-- — — .0 v ••'� -•ww Ivo-% p`.vly f Vit$ •,ncciuntcred. C,nla:tCt.; her State One Coll Nctifi.ation Center (6E1) 454-0001 for verific,h n of utility typ: and field io_atiun, prior to LEGEND: 1 1t 6 � ®� —� — — j • DENOTES IRON HGNUIIENT FCUND .".a L.'.BELED Baa — — C,11 h'p DENLTES S,.NITF.RY MANHOLE f }; ! ••rw •ww .~ _•, _ _ 1 ❑ lCATCH l _a ,.EN7TEP, FIRE HYDG:.NT +,A4,r FT '" r `Y. — _ — — 1 � �V pd 7ENOTE_ CATS ' AL'.^e �y'Y — — Y�r DENOTES UGHTPOLE - J f I! 'Sz """ •+,,.,� r\ — _ "% .rem„ DENOTES P6WER POLE NC 0:'ERHEAO WIRES -- DENOTES GUY WIRE DENOTES FENCE 1 rmr •�„ 4 - 1 W 3��z+_� _y- urs DENOTES BITLM{NOUS 1 I + ! ® •m ® 2 11 .h —i +-- DENOTE:. WATERMAN 1 205,308 S.F. •� w ! Z —� � >— DENOTES SF;JIi,RY :EWER + •.rte •wm (4.75 ACRES) + DENO-EC STORM SEWER DENOTES EXISTING :.FOT ELE: ATION DENOTES EXISTING CONTOUR l FT. INTER"f.L) 1¢1 1 _ ""'• 1! ® DENOTES SOIL EORING (BY OTHERS) ! ••A — — r 1 $ w -31 +� �d,'''°�• I he certify that thi: fur 3y�, Plan tT, a. �• 3�� N i , _..v.. ` ,v,x,uaM.ssn — .0 r +f �. T � IN �°ti „r• a mryrpdirect wsuperr sione and that by me or until ' a al R_gi;.tered Lend Sur c•. r under r VICINITY MAP: ° w" 144 �U� A A w��� ihz aw. of the 'tote of Winner oto. 1 4 t1Wl IVP Sh! 1 PART OF SEC. 30. TWP. 31, RNG 21 e.N I a:�p—� —_ _ _ (n j "'l 173r----- A us SSI -9q Date: u5.�06/2Ji° License Nc. 415-0 '^;N - ' ..•..r ! f �y� "O Ei- — ~ ary enure wnr rswx� - 1 `Y V ! y OFAW 8:: £'+ JOB NO: 08:70PP DATE: t75/73/ifi !%� '" /ter r.sr a Gr urr 111 1 T/ ` CHECK Bl. JEP ;SCAii.YEO ❑ S II 1 °I'r,rr_ ,,0., I r l lid cnanyed Frit -til FN A- -3- ;,D. :a. D,TE OE,"'R1PTtc : 6Y '�• w... fJ I DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: _ I+ g .a-sc2l If L SONS, INC. ` s.. >e Professional Land Surveyors BEING 6 FEET IN WDTH AND ADJOINING SIDE LOT LINES ! rnwcx.:y,Pe .t•TATT uC !r f - " " www.ep[ad.com 6776 Lake Drive NE, Suite 110 WASHNGTON COUNTY, MNNESOTA AND 12 FEET IN WIDTH AND ADJOINING STREET LINES AND r lxa-±i-.:,-�.- r.= 1 + Lino Lakes, MN 55014 M Sl REAR LAT LINES. UNLESS OTHERWISE SHOWN ON THIS PLAT. 1 , 1 Tel. (651)361-8100 Fmc(651) 361.6701