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HomeMy WebLinkAboutPC Packet 06.28.18AGENDA HUGO PLANNING COMMISSION THURSDAY, JUNE 28, 2018 HUGO CITY HALL 7:00 p.m. A. ROLL CALL (Arcand, Derr, Kleissler, Lessard, Luchsinger, Tjernlund) B. PLEDGE OF ALLEGIANCE C. APPROVAL OF MINUTES 1. May 10, 2018 D. PUBLIC HEARING 1. TGK Automotive and Premier Bank - Property Rezoning TGK Automotive - 13891 Forest Boulevard North - Site Plan E. NEW BUSINESS 1. Shlayba Inc. (Cheldon Frank) - The Preserve on Sunset Lake — 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 rjuba(a ci.hugo.mn.us, thank you. Minutes for the Planning Commission Meeting of Thursday, May 10, 2018 Chair Kleissler called the meeting to order at 7:00 p.m. PRESENT: Arcand, Derr, Kleissler, Lessard, Luchsinger, Tjernlund. ABSENT: None. STAFF: Rachel Juba, Planner Rachel Leitz, Community Development Assistant Approval of Minutes for the Planning Commission Meeting of April 26, 2018 Commissioner Derr made a motion, seconded by Commissioner Tjernlund, to approve minutes for the meeting of April 26, 2018. All Ayes. Motion carried. Abstained by Commissioner Luchsinger. Oneka Place — Preliminary Plat & Planned Unit Development (PUD) Juba described that the applicant is requesting approval of a preliminary plat and planned unit development (PUD) for three parcels, totaling 117 acres, for 177 single family residential lots and 10 outlots. This lot is to be known as "Oneka Place." Juba explained the request for a PUD, including the items the applicant is requesting flexibility on, which are lot sizes, lot widths, front and side yard setbacks, and right-of-way width. She stated the applicant is proposing to design a more sensitive application, with less density, provide additional upland for a park that exceeds City standards, provide public trails along roads, provide landscaping that exceeds City standards, preserve existing significant trees on the east side of the property, create a stormwater irrigation reuse system, and incorporate architectural design guidelines for homes within the development. Juba went into detail regarding the PUD and plat, including density, phasing, landscaping, streets/access, sidewalks and trails, drainage/grading, water reuse, wetlands, park dedication, and utilities. Juba concluded by stating that staff believes the layout of the proposed development exceeds the City's standards for residential developments. The developer has offered a more creative and efficient approach to the existing constraints of the property through the site design layout. It was in staff's opinion that the applicant meets all requirements necessary to approve the PUD and preliminary plat. Juba stated that staff recommends approval of the PUD and preliminary plat for the development to be known as "Oneka Place," subject to the conditions in the resolution. Juba also recommended the Planning Commission open the public hearing and take public comment. Chair Kleissler invited the applicant to the podium. Len Pratt, developer, and David Hempel, project engineer with Westwood, approached the podium. Mr. Pratt stated that he has owned this property for a long time and has been planning this development since the fall of 2017. He also stated that they have tried to be efficient and cognoscente of natural resources on site and have less of a density than what would be allowed with the existing land use. Mr. Pratt stated that there will be a variety of builders within the development, so the homes in the development will be diverse. Mr. Hempel reiterated the time spent on planning this project and he believes the plan is efficient, environmentally friendly, and serves the needs of the community with diverse housing options. Mr. Hempel thanked staff for the work put into the project so far and stated that they still have some minor changes to make to the plans. Mr. Hempel thanked the Planning Commission and stated that they are willing to answer any questions the Planning Commission or public has on the project. Planning Commission May 10, 2018 Page 2 Commission Tjemlund asked what the likelihood was of the eastern 40 acres developing into medium density residential with the wetlands and natural resources on site. He also inquired as to the allowed density and the proposed density of the project. Mr. Hempel stated that development of the eastern 40 acres was extremely difficult and cost prohibitive with the wetland impacts, length of street, and number of lots able to be planned on those streets. Mr. Hempel also discussed the AUAR, which indicated the pristine wetlands and variety of wetland species within this area, which the developer wanted to continue to preserve. Mr. Hempel stated that they could have followed the designated land use and had a higher density than proposed with the currently proposed project. Commissioner Luchsinger asked how the development, especially the three lots off of Falcon Ave., will interact with one another when the park is developed. Mr. Pratt stated that utilities are stubbed at the end of Falcon Ave. currently, and their plan is to extend utilities and the road and to finish off that street with a cul-de-sac. Juba stated that there are 25 acres of wetlands within the entire development and 22 of those acres are in Outlot J. She stated that those wetlands make it very difficult to develop that property, as developers will need to construct long stretches of road with few lots on them and developers just don't do that. She then answered Commission Luchsinger's question regarding the three lots off of Falcon and how they will interact with the park. Juba stated that there is a plan for where trails could be constructed within the park area and how everything connects to different areas within the development via trails and sidewalks. She stated the Parks Commission has thought of this park as more of a passive area, however, it will be further reviewed at the Parks Commission meeting next week. Juba then showed the park land dedication map and the trail connections to the developments as well as the paths meandering through the park. Chair Kleissler opened the public hearing at 7:46 pm. Arda Rider, 16075 Elmcrest Ave., approached the podium. She stated she lives west of the proposed development and asked for the developer to consider installation of a fence along her east property line to keep people from trespassing on her property. Ms. Rider also expressed a concern with water drainage onto her property from the development. She lastly stated that she would like to see a better map within the public notice for a development, especially one showing what the developer is proposing to do on the property. Joanna Benick, property owner of PID 08.031.21.33.0001, approached the podium. She stated that she and her husband own the property east of the proposed development. She stated that the concept plan showed Farnham Ave. extending north and connecting to their property to the east and since they are looking to sell, they want to make sure their parcel has proper access. She inquired as to what the options are with the proposed park dedication of Outlot J and the wetlands on site. Glenn Steffens, property owner of PID 07.031.21.31.0003, approached the podium. He inquired as to where Oneka Parkway would end with this development and where utilities would be stubbed. He also liked the idea of the developer installing something as to keep people from the newly proposed development off their property. Kathy Ave'Lallemant, 4839 Prairie Trail N., approached the podium. She expressed her concern with traffic and wondered if Elmcrest and Oneka Parkway can handle the traffic from the proposed development without Planning Commission May 10, 2018 Page 3 another outlet. She also stated that she did not like the three lots coming off of Falcon Avenue because they seemed disconnected from the rest of the development. Lee Ann Steffens, property owner of PID 07.031.21.31.0003, approached the podium. She stated that currently Everton Avenue comes off and goes south from 165th St. N., however, that is a small gravel road. She wanted to know if Oneka Parkway was planned to connect to Everton Avenue and if people will be using this as an outlet from the proposed development. Mrs. Steffens also inquired as to the future plans for extending Oneka Parkway up to 165th as well as the utilities. Chair Kleissler invited the applicant to the podium to address public concerns and questions. Mr. Pratt stated that he would suggest all surrounding property owners get a wetland delineation of their properties so they can understand what future development opportunities they have. Mr. Hempel stated that they are not planning on building Oneka Parkway any further than the north property line and utilities would be extended to all stubbed roads, as well. He stated the City has a lift station proposed to service the properties to the north. Mr. Hempel stated that they could look at temporary barricading the end of Oneka Pkwy. onto Everton Ave. to prevent traffic outletting to 165th St. N. Mr. Hempel stated he sympathizes with property owners to the west regarding trespassers, however, doesn't believe a fence would prevent that from happening. He stated that the northwest quadrant of the development has a large wetland complex separating the proposed lots from the property to the west, which hopefully will eliminate some trespassing issues. Mr. Hempel also stated that currently, a storm sewer pipe comes from Prairie Village and discharges into a wetland on the proposed development site. He stated that with this project, the pipe will be redirected to discharge stormwater into their stormwater pond, which will be used for stormwater irrigation. Lastly, Mr. Hempel stated that the City requires that the runoff from the currently existing, predeveloped site, maintains the same amount, rate, and flow even after development occurs so that it does not affect adjacent property owners. Mr. Pratt stated that the use of stormwater for irrigation is very expensive to design and install and adds approximately $3,600 per lot. Commissoner Arcand asked what percentage of new homeowners put in a new irrigation system. Mr. Pratt stated that he has discussed this with contractors and most of the new homeowners purchasing lots in new developments install automatic lawn irrigation systems. Commissioner Arcand stated that no matter if its stormwater reuse or use of potable water, the homeowner would be paying for installation of a system either way. Juba stated that she would like to address other concerns. She stated that the concept plan had road stubbed to the east, however, it was a concern of the Planning Commission that the lots along that road were completely disconnected from the rest of the development. The developer had indicated that they couldn't afford installation of that road without putting any lots along it, therefore the road was removed. She stated that Mrs. Benick asked what her options were for the future and Juba stated that if the property to the east develops and the City owns Outlot J, there could be a discussion with the developer, at that time, on how that road is constructed. Juba then discussed that Everton Ave. is a public street, but doesn't continue all the way to the edge of the proposed development, therefore wouldn't connect to Oneka Pkwy. and would not be used as an outlet. She stated that barricades at the end of Oneka Pkwy. can be discussed as the project moves forward. Planning Commission May 10, 2018 Page 4 Juba also stated that when properties to the north of the proposed development decide to develop, Oneka Pkwy. will be connected to 165th St., however this connection is not needed with the proposed development. She stated that there is currently enough capacity with local roads for the lots proposed. Commissioner Arcand asked staff to discuss Oneka Pkwy. narrowing as it extends north through the proposed development. Juba stated that Oneka Pkwy. will have less traffic as it continues north, therefore, the developer has proposed to narrow the road and eliminate the median. Juba stated that staff is working with developer on that transition. Chair Kleissler closed the public hearing at 8:12 pm. Commissioner Arcand commended the developer and staff on the planning of this development. Commissioner Derr stated he drove around the proposed development and believes it will be a smooth transition between the developments to the south. Commissioner Luchsinger stated that the preservation of natural resources, variety of lot types and housing products, and the trails and sidewalks are all quality aspects of the plan. Commissioner Lessard stated that he liked the design of the proposed development, including utilizing a lot of the property for open space. Chair Kleissler stated that she liked the design and flow of the applicant's site plan. She would like the developer to look at Ethan Trail, to the east of Oneka Pkwy., to see if there can be any bends added to the road to help break up the mass of houses along that stretch. She stated that she would also like the developer to look at a transition and buffer to the adjacent properties. Chair Kleissler also requested to hear the Parks Commission's input on the plan. Commissioner Tjernlund motioned, Commissioner Luchsinger seconded to approve the preliminary plat and PUD for the development to be known as "Oneka Place", subject to the conditions listed in the resolutions. Ayes: Arcand, Derr, Kleissler, Lessard, Luchsinger, Tjemlund. Nays: None. Motion carried. Adiournment Commissioner Arcand made a motion, Commissioner Derr seconded, to adjourn at 8:17 pm. All Ayes. Motion carried. Respectfully Submitted, Rachel Leitz Agenda Number D.1 CITY OF HUGO COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT TO: Hugo Planning Commission FROM: Rachel Juba, Community Development Director SUBJECT: TGK Automotive and Premier Bank. Property Rezoning from Neighborhood Service (NS) to General Business (C-2) TGK Automotive. Site Plan review for a 11,270 square foot auto repair building located at 13891 Forest Boulevard North DATE: June 20, 2018, for the Planning Commission Meeting on June 28, 2018 COMPREHENSIVE PLAN: Commercial (COM) ZONING: Neighborhood Service (NS) REVIEW DEADLINE: July 28, 2018 1. DESCRIPTION OF REQUEST: TGK Automotive is requesting site plan approval of a 11,270 square foot auto repair building located at 13891 Forest Boulevard North. The property is currently zoned Neighborhood Service (NS) and is approximately 3 acres in size. Previously on the site contained a blighted restaurant and hotel buildings formally known as the "End Zone" that was demolished. The applicant would like to expand their business from an existing leased space at 5241 130th Street in Hugo. The subject property is currently vacant and zoned Neighborhood Service (NS). In order for the use to be located on the property it would need to be rezoned to General Business (C-2). The City has received applications from two property owners to rezone five parcels from Neighborhood Service (NS) to General Commercial (C-2). Premier Bank owns four parcels and TGK Automotive has a contract on one parcel. The parcel under contract with TGK Automotive is also requesting site plan approval for the auto repair business. The rezoning, if approved, would allow for all permitted uses in the C-2 district. This request is not specific to the proposed use. Page 2 2. BACKGROUND: In February 2018, TGK Automotive presented a sketch plan to the Economic Development Authority (EDA), Planning Commission, and City Council for the auto repair business. They asked for comments on the site layout, architecture, and rezoning of the property. The Commissions and City Council were generally comfortable with the rezoning of the property to General Business (C-2), but stated the transition and buffer to the residential properties to the east is important and that the following items should be incorporated into the site plan: • The number of cars parked/stored outdoors should be limited and screened from the residential properties to the east and Highway 61. • The architecture is important as it's on Highway 61. The building should be built out of quality materials. • Any roof top or ground mechanical equipment should be screened from view. The roof top mechanical equipment should be screened with the extension of the parapet walls of the building. • The lighting should be directed away from the residential properties to the east. • The transitions between the land uses should include ideas on how to abate noise. For example, the overhead doors should remain closed as work is being completed on the vehicles. They agreed that the rezoning seemed reasonable, however the site plan will be essential in making that decision. At that time staff was comfortable with the request, as long as there are proper transitions between the land uses and the impact on the surrounding residential properties is minimized. Staff stated that if the rezoning of the property is supported, then it may be reasonable to expect other property owners to the north and south of this site to request the same zoning. Staff was also comfortable with these properties also being rezoned to C-2 as well. 3. LEVEL OF DISCRETION IN DECISION-MAKING The City has discretion in approving or denying rezoning applications, based on whether or not the proposal meets the standards outlined in the Comprehensive Plan and Zoning Ordinance requirements. If the City finds that all the applicable standards are met, the rezoning application must be approved. However, if the City finds that any of the applicable standards are not met, the application may be denied. The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with the Comprehensive Plan and Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan. 2 Page 3 4. CONTEXT: A. Surrounding Land Use and Zoning The subject property is zoned Neighborhood Service (NS) and the land use is identified as Commercial (COM). The property to the north is zoned General Business (C-2) and is occupied by an outdoor equipment sales and repair business. The property to the south is zoned Neighborhood Service (NS) and is occupied by a residential home. The properties to the east are zoned Low Density Multiple Family Residential (R-4) and are occupied by the Pineview Meadows Development. The property to the west, across Highway 61, is zoned General Industrial (I-3) and is occupied by industrial uses. B. Natural Characteristics of Site The site is currently vacant. There were other older buildings including a restaurant, two hotel buildings, and a house on site that have been removed. There is a wetland on the northeast portion of the site. There are also trees on the east and south portion of the site. The applicants site plan shows some of those trees being preserved. 5. ANALYSIS: A. Rezoning Staff has analyzed this rezoning based on the four criteria in the City ordinance under Section 90- 40, Zoning Amendments: 1. The requested amendment is in compliance with the City's Comprehensive Plan The City's Comprehensive Plan identifies the subject parcels as Commercial. The Comprehensive Plan identifies three types of commercial land uses that are reflected in the zoning regulations. The regulations specifically list three types of commercial zoning as; Neighborhood Service (NS), Central Business (C-1), and General Business (C-2.) The purpose of the Neighborhood Service (NS) zoning district is to provide a location for commercial and service businesses to conveniently serve the needs of an identified residential neighborhood. The NS District provides for those neighborhood commercial uses, but it does not allow for restaurants, auto sales, or other uses intended primarily to draw traffic from outside the neighborhood. The NS district does allow for neighborhood food service, different from restaurants, which has several regulations in regards to hours of operation and outdoor noise. The purpose of the Central Business (C-1) zoning district is to provide for the establishment of a downtown which is a blend of cultural, recreational, civic, entertainment, retail, sales, and office uses. The C-1 district allows restaurants and taverns as well as a series of other uses that are not allowed in the NS District. The C-1 District allows more commercial uses, with a lesser amount 3 Page 4 of restrictions than the NS district. A motor vehicle repair business is not allowed in the C-1 zoning district. The General Business (C-2) is the zoning that is being proposed by the applicants. The purpose of the C-2 zoning district is to provide for the establishment of service and freestanding commercial businesses, including retail sales, offices, and restaurants, which are oriented toward motorists and require high volumes of traffic and visibility from major roads. The C-2 district allows restaurants and auto oriented businesses as well as a series of other uses that are not allowed in the NS District. The C-2 district allows more commercial uses, with a lesser amount of restrictions than the NS district. A motor vehicle repair business, excluding an auto body shop, paint shop, or tow lot, is allowed in the C-2 zoning district. The NS and C-2 zoning districts have different permitted, accessory, and conditional uses. The C-2 district allows for more intense commercial uses that may include additional traffic, lighting, and noise. The construction limitations are the same, except the lot coverage requirements. The applicants have stated that they would like the property to be zoned C-2 because of the expanded uses, which allows for the motor vehicle repair business, compared to the NS zoning district. The property to the north at Highway 61 and 1401h St (CSAH 8) was rezoned to C-2 from NS in 2012. The property to the west across Highway 61 has a conditional use permit for an auto body shop, but is zoned NS. These uses would be allowed in the C-2 zoning district. The properties have been marketed for sale as a NS zoning district. One of the properties now has a purchase agreement for a use that is not allowed in the NS district. The expanded uses may help occupy the vacant property. The property is close to an important intersection adjacent to Highway 61 and 1401h Street (CSAH 8), with high traffic counts. Any use on the property would likely draw people from several areas of the City, other than the surrounding neighborhoods. The area is consistent with what would be desired for uses in the C-2 district to locate. Rezoning the property General Business (C-2) would be in compliance with the land use guide plan. 2. The proposed zoning classification is appropriate for the property given the topographic, environmental, and cultural limitations of the site. The property is generally flat. There is a small wetland to the north and a wooded area on the southeast portion of the property. The building and the site are arranged to accommodate the proposed use in regards to parking, access, and building placement. The proposed zoning classification is appropriate for the property because there are no topographic, environmental, or cultural limitations of the site. 3. Existing public infrastructure is adequate to handle the development that can reasonably be foreseen on the site Sewer and water services are available to the property. In addition, a traffic signal and intersection improvements have been installed at the intersection of 140th Street (CSAH 8) and Highway 61. Currently there is a full access into the site from Highway 61. Long term, the Page 5 expansion plans for Highway 61 show a median at this location. This would mean that access to the site would be right -in and right -out only after the expansion of Highway 61 is constructed. There is no timeline or funding for the road expansion project. 4. The proposed zoning classification will not have unreasonable negative impacts on the adjacent properties The rezoning of the property will allow for more intense uses on the property that may include more traffic, noise, and lights. While the properties to the east are developed with town homes, they are separated from these properties by a wooded area. With proper transitions in the site layout the wooded area could help serve as an acceptable transition to a proposed commercial development. There are several situations in the City where properties zoned General Business (C-2) are adjacent to residential uses. Staff has evaluated site layouts and landscaping as a way to buffer commercial uses from the residential uses. It's staff opinion that this property can accommodate the expanded uses without having an adverse impact on the surrounding properties. B. Site Plan The applicant is requesting a site plan approval of a 11,270 square foot auto repair building at 13891 Forest Boulevard. The applicant is showing area on the site plan for a future building expansion. The applicant would be required to formally apply for site plan approval for any building expansion for review and approval by the Planning Commission. The application complies with the ordinance standards as follows: Building Setbacks The City's Comprehensive Land Use regulations require a 30 foot front yard setback, 30 foot side yard setback, and 30 foot rear yard setback. The site plan meets all setback requirements. Parking The City Code states that an auto repair business is required to have 1 parking space for every 250 square feet of floor area. With this calculation the applicant is required to have 45 parking spaces for the retail building. The applicant is proposing to have 46 parking spaces, which meets the parking requirement for the development. The future "proof of parking" is not needed until the expansion is built. The parking areas will be evaluated at the time the applicant would apply for site plan approval for the expansion. The applicant has stated that they will be repairing personal vehicles and medium duty trucks. The three overhead doors are on the north and east side of the building, with one being on the east side of the building. The applicant has stated that the medium duty trucks will be using the overhead door on the north side. The applicant has stated that any car that needs to stay overnight at the shop would be stored inside the building. There will be occasional situations where cars 5 Page 6 are parked overnight outdoors. The applicant has stated the location of the parking is would likely be on the north side, which is planned to have seven parking spaces. The plans do not formally show a storage location and vehicles shall not be stored on site. Building Height The zoning ordinance limits building height to 35 feet. The applicant is proposing the building, at its highest point to be 30 feet. The applicant meets the building height requirements. Building Coverage and Lot Coverage The ordinance limits lot area to be covered by a building up to 40% and lot area to be covered by impervious surface up to 70%. The building will cover 8% of the lot and impervious surface will be 40%. The proposed site plan complies with the coverage requirements. Lighting The applicant has submitted a lighting plan for the project that includes two pole light that are in the parking lot. The pole lights shall be no taller than 20 feet in height, per City Code. There are also exterior wall lights proposed for all sides of the building. The lights are proposed to be downcast fixtures. Attached to the report are the pole and wall lights that have been proposed for the building. Staff will continue to work with the applicant on the fixture types and locations to ensure they are directed away from the properties to the east. All lighting for the project shall be downcast cut-off fixtures to direct light away from adjoining properties and public streets. Landscaping Based on the type and size of the proposed building and the dimensions of the site, the landscaping plan should include a minimum of 15 deciduous shade trees, 8 coniferous trees, 8 ornamental, and 47 shrubs. The applicant is proposing to substitute 7 deciduous trees for 7 additional coniferous tress to buffer the use from the residential properties to the east. It's in staffs opinion that this is a good substitution. The applicants landscape plan meets all of the City's landscape requirements for a commercial development. The landscaping surrounds the building on all sides and is located within the parking lot in the islands. The applicant is also preserving some trees that exist on the site in the south east corner. Staff recommends the applicant include additional trees along the west side property line. There is a row of mature coniferous trees on the east side of the east property line that are not on the property in question. They will remain to buffer this project from the townhomes to the east. The applicant is proposing additional trees to further buffer the uses. The applicant is showing proposed grading that is close to the existing trees. Staff has recommended that the applicant have an arborist look at the grading plan and ensure that the tress will not be damaged at all due to the proposed grading. The entrance area and foundation is landscaped with shrubs and perennials that exceeds the City's landscape requirements. The plan also the site to be mostly seeded. 71 Page 7 Fencing and Screening The applicant is not proposing any fencing for this development. There is additional landscaping, from the existing mature trees on the east property line, that is being proposed for the east side of the site to screen the building from the residential uses to the east. The applicant is proposing to have the trash enclosure on the northeast potion of the building. The trash enclosure will be constructed of the rock face block used on the building with metal gates that are a bronze color. There will be a cover on the trash enclosure. Architecture and building materials The building material consists of a buff colored split -face block at the base of the building in the office area. The stone at the main entrance is proposed to be rectangular in shape and the color is Prairie Bluff Newbury. The office area is proposed to be EFIS in a color that matches the pre -cast concrete wall panels used for the auto repair area of the building. The precast concrete wall panels are proposed to have a texture combining a smooth and raked finish in a buff color. The overhead doors are proposed to be a bronze color. The main entrance of the building is clearly defined and provides a focal point that will be highly visible to the public. There are several widows on the building and with architectural canopies at the main entrance. There is a cornice detail along most of the roof lines. The eastern portion of the building consists of the repair shop and has varying wall heights. The applicant has stated that the proposed precast concrete panels provides a durable exterior finish as well as energy efficient and structurally sound building shell. Natural daylighting is planned with high bay windows that are evenly spaced within the wall panels. There are three main overhead doors for vehicle entrances, two on the north side and one on the east side of the building. It's in staff's opinion that the overhead door placement is good. The Commercial and Industrial Design Guidelines state that precast concrete wall panels (tip -up concrete panels) are a prohibited material, except when used for industrial building construction. This is a commercial building in a commercially zoned area. The intent of the prohibition was to discourage box shaped buildings, long walls with no details, and an industrial park feel in a commercial zoning district. The applicant has done a generally good job of creating a building footprint that is not shaped like a box and has provided several windows, horizontal and vertical projections, and is providing a cornice along the rooflines, all of which are typical details to commercial buildings. The applicant is proposing architectural elements to the precast concrete wall panels. For these reasons staff is comfortable with the use of precast concrete wall panels for a portion of the building. The building architecture complies with the City's construction standards and guidelines for commercial buildings. 7 Page 8 Signage The applicant is showing on the plans a wall sign on the building and a proposed location for a monument sign. The location seems acceptable, but there are no details for what the monument sign will look like or proposed landscaping around the sign. Sign permits shall be approved for all signs that will be on the building and monument signs. All details will be reviewed and approved at the time a sign permit is applied for. Ponding and stormwater management The proposed plans are consistent with City storm water management requirements with regard to the building elevation, storage, treatment, and infiltration. Staff is working with the applicant to make a few minor modifications to the storm water management plans; however, none of the modifications will require a change in the overall site plan. Utilities Sanitary sewer service is extended from existing infrastructure located on the east side of the property with a 6" service extended into the site. Water service is available by connecting (wet tap) to the existing watermain located along the east side of Highway 61. Streets and Access There are three existing access points into the property. The applicant is showing the elimination of two access and one proposed access for the site. MnDOT has a plan to expand Highway 61 into a 4 -lane divided Highway. The plan shows a median at this access location. The short term the access into the site would be a full access, but long-term the access into the site will be right- in/right-out only. As the project moves forward MnDOT will be provided the opportunity to comment on the plan. They may require turn lanes on Highway 61 to access the site, as per the comments received from another project previously proposed on this site. It will also be required that 39 feet of right-of-way along Highway 61 be dedicated to the City for the future expansion of the highway per the Memorandum of Understanding (MOU) between the City and MnDOT. Past planning efforts by the City included the coordination of access with the properties to the north and south of the site. The site plan is configured in a manner to allow for future interconnection of the adjacent properties. An easement or other agreement should be drafted to allow for the connection to the adjacent sites as they develop in the future 6. CONCLUSION: It is the Staff's opinion that the criteria for rezoning of the property have been met. Therefore, the Staff recommends approval of the rezoning of the properties. N. Page 9 Staff has reviewed the site plan for consistency with the applicable standards outlined in the City Code and finds that the application is consistent with the standards with the conditions of approval as recommended in the attached resolutions. 7. RECOMMENDATION: Staff recommends approval of the applications subject to the conditions listed in the attached resolution. ATTACHMENTS: 1. Location map 2. Resolution 3. Ordinance for Rezoning 4. Engineers Memo 5. MnDOT Comment Letter 6. Applicant Narrative 7. Site Plan Documents 9 ORDINANCE 2018 - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HUGO AMENDING CHAPTER 90 (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LANDS LOCATED SOUTH OF 140TH STREET AND EAST OF FOREST BOULEVARD THE CITY OF HUGO ORDAINS: Section 1. Amendment of the City Code. Chapter 90 of the City Code of the City of Hugo, Minnesota, is hereby amended by changing the classification on the City of Hugo Zoning Map to General Business (C-2) with respect to the properties legally described as follows: See Attached Section 2. Effective Date. This amendment shall take effect upon its passage. ADOPTED by the City Council this 2nd day of July, 2018 Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk The following Legal Description is as shown on the First American Title Insurance Company title commitment number NCS -8971 77-PHX1 , dated March 22, 2018: All that part of the North Half of the Northwest Quarter of Section 29, Township 31, Range 21, described as follows: Beginning at the intersection of the south line of said tract and the east line of State Highway No. 61, as now widened to 1 1 1 feet; thence North 1 1 degrees 51 minutes East, along said Highway line a distance of 501.4 feet to the actual point of beginning of the tract to be described; thence easterly and parallel with the south line of said North Half of the Northwest Quarter a distance of 400 feet; thence northerly at right angles to the last course a distance of 357.26 feet; thence westerly and parallel with the south line of said North Half of the Northwest Quarter a distance of 325.23 feet to its intersection with the east line of State Highway No. 61 as now widened to 1 11 feet; thence South 1 1 degrees 51 minutes West along said Highway line a distance of 365.0 feet to the actual point of beginning. (Abstract property) Parcel A: A411hat nam c)f the Norti% Half of the Northwest Quarter of 5actian 29juwnsnip 31, Ranged, de5rribed as follows; Cornrnendng at INP intersection of the North fine of saki Seal on 29 with the fastariy line of State Trunk Higtrwalr No. 61r as now wldened to 121.010, aald {)nlrtl: of intersection beirEg 1103.76 feet fast from the N-orthwest corder of Sold SecthDn 2%, thence due East aIDrlg the Nafth limit 4f Saio 5ectlon 29 a distance of 285,6 feet; thence South at a nght angle to said North line a distance of 278,89 feet; thence West and parallvE wikh said North IIiie a d15tance of 58.14 feet to the llcteaI point ei beginning of Ike tract to be d{rwrib <d, therroe conti?wIng on said paraliel Irne a. dlsta5re of 285,57 feet to its interswzon w1th lbe Easterly Ime of State frank Hi ghv¢ay No. fit; thence south 11 degrees U minutes 14 seconds West along said Easterly line a &i tance of 1193,51. feet to a p4il1C Llfl said Easterly line distant 866,4 feet Northerly, as measured along said €aMer'ty lite, from its Intersection with the South limo of sakd North +{elf of the Nor-thw l; Quarter; thence Easterly and p;avaliel with the South line of said Norkl1 Half of the Northwe5t Quarter a distance of 323-2A feet; thence N orthuiv 4C right angios to last caume a dl4tance ❑f 183.94 feet to the artiml 00irPt of berinnirrgr Washington County, Skate of Mrnnesora. P;afcel 6: That part of the Northwest !412f the Northwest % of 5vttiorr 29, TuwnshlR 31, Range 21, YVashington County, rAlrinesota, clscribed a5 tullows: Commenting atihe hritersectirm of the South line of 5aild trayt and the East right-of•way State Trunk Highway No. 61 as now wideoed tb 111 feels thence Nort#rerly aloha, said highway right-bf-wdy line a clMance -of 3139.33 feet to the aituat point of beginnlrig of the fand to be d'ercrlbed; ther,p continuing Northe6y along sgla highway ri ght-alf- ray Ma-istance of 102,17 fei2t; thenvR East parallel to the South lirbe of paid Northwest lL of thio Northwest % a distance of 131-56 feet;thente Easterly on a straight linre and its extenslan to a pairs# distant 176.36 feet East as measured along said parallel line from the East right-Gf-way line of 5kateTrunk Hlghhuay No. 151 -and S-45 feet South from wird para liell firm for a distance of 21.68 Peet, thence South on -a line drawn at right ar+gles tri the South liite of said Naithuynt K of thin N.orthWe5t YA for a d15121`1 CU of 96,74 feet; thenW West paraiiei to the South 111le of said Nortb west % of the Northwest 34 ;a dMante of 178.93 fa et W she artUal• ptrlrrt Of begoining- Parcel C. - Th at .That Taft of the Norfh,uest Quarter of the Northwest garter, Section 29, Township 32, Range 21, des�-fibed ai. f01lgrW$= 1�ommendhg at the Intersecirlon of the St}uth Ilria of said tract and the East rlgnt n* WEV rine of smte Trunk Highway Nn. 51 Bnd rSOW WdWned to 111 fee L. ther++r0 North 11 degrees 51. rnrnutes East alorgg said tughway nghi of w av iine, a dittar4oc P079. I feet, jo the actual palr+t of beginning of the landto be dmcrib ed; thence con kinuin8 North It degrees 51 mInlites East -along Sxld Highway fight of wsy line, a dLstante of 212-a f -+et; thenctj Easy parallel to the 5iDuth line of said Mo±thwest Quartef of the NoFttmest Quarter a diatarice of 400 feet; thiince Soutb et right an&s to the last dewriliwd fine a distance of 218 feet; theme West parallel to the South line a# said NOFfhWest I LAder of the Northwest Q,jarter a distance of 44SAS feet to the arcual point of IneginnIn6, EXCEPT thjit part of the KWthwest Quarter of the Northwest Quarter of Se WOO 29, Town. fWp 31, Range 7. 1, described as follows: Comma ndng at the intersectlon of the Strutt+ line of said trar=t and the East right of Way of State Trunk Highway No. 61 as naw widened t,a 111 feet; khence Northerly 01 -Ung said high w,�w TI.& of wary line s distance of 395.23 f -m to the actual pQ�nt. of beginning of the land #q be dewf4ad; thence continuing Northerly &6ng said Highway fight of way Ime a distance of 102.17 fet*t; tbtnce Iast parallel to the Smnh line of Bald Northwest Quarter of the NorthwestQua!rteradistanre of 135, 56fuat, thence Easterly on a s#raight line Grrd Its extensi Dm to a Rplhi: dim wt 17335Int East of State Trust Highway No 61 8 n 5.45 feet South From said parallel line for a distance of 21,68 feet, thence South orl a tine dawn at right angles to the South fine of sa[d Northwest Quarter of the 4Drthwest Quarter ror a cl%tanrx of 98.74 feet; %herrn► West parallel to the South line of said Northwev Quarter of the Northwest Quarter a dimnc� of 179.93 feet; to the actual paint of Ueglnnln& Wa-ihingtorl County, M.ImPsota. parcef D,. Thet part of the Soutrl 20 acres lying East of S.T.H. N0- 51 or toe North05g-Raaf of the Nor im9st quarter of 5�ctivr. 29, TownshiQ �1, Raroge 21, Washingkar~ County, fwlinnesota� dtterrlbed e3 follt�wS; Begitrnin� a� me Intersection of the EasteTly RfgM-af Way 44xe of ttie new S.T.H. 61 and a line 249 feet South or the North IIne of said South 70 acre%; tfrerwe Faeriy acrd parallei to the North Ilne of said 20 acrK, 384.08 fum: thence South at right angles, 140 feat, thence Westerky to a polr{t Oh said Easterly Right -inf-W ey Iirie being 111,81 feet SobtbWe5terly ofthp point cf baUirin[ng; thence NMV10r1y alonyf Said AIRM-of-WOV lute 108.81 feet to paint of haginn[ng. Abstrart Property RESOLUTION 2018 - APPROVING A SITE PLAN TGK AUTOMOTIVE ON PROPERTY LOCATED AT 13891 FOREST BOULEVARD NORTH WHEREAS, TGK Automotive, has requested approval of a site plan for an approximately 11,270 square foot building and is legally described as follows: See Attached WHEREAS, the Planning Commission has reviewed said site plan 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 site plan for TGK Automotive, under the following conditions: 1. A site plan is approved in accordance with the plans submitted on June 1, 2018, and June 25, 2018, except as amended by this resolution. 2. Prior to the installation of any signs, the applicant shall obtain a sign permit. 3. Any expansions of the building will require review and approval by the Planning Commission and City Council. Prior to the issuance of a building permit: 1. All items on the Engineer's memo and "red -line" detailed engineering comments that have been sent directly to the applicant's engineer dated June 25, 2018, shall be addressed. 1. All items in the MnDOT comment letter shall be addressed. 2. An easement shall be dedicated for right of way for the future expansion of TH 61. Architecture/Building Material 4. The applicant shall provide a material sample in the proposed color for the E.I.F.S proposed for review and approval by staff. 5. The applicant shall provide details for the glass for review and approval by staff. 6. The elevations shall be revised to include a stone sill, or comparable material, between the split -face block and EFIS to provide a transition between the different materials. Resolution 2018 - Page 2 7. The application shall provide details for the awning for review and approval by staff. Landscaping 8. The applicant shall continue to work with staff on revisions to the landscape plan. The applicant shall provide a landscape buffer between the site and the residential use to the east. The final design shall be reviewed and approved by staff. Streets and Access 9. An access easement shall be dedicated across the property for the benefit of adjoining properties to the north and south. The easement language is subject to review and approval of staff. Miscellaneous 10. The grading plan shall be revised to move the grading along the east property line further to the west to ensure the existing trees on the adjacent property to the east will survive. 11. The site shall not be used as a tow lot. 12. The site shall not have vehicles stored on the property, except for overnight parking for client cars to be repaired. 13. The applicant shall continue to work with City staff on the lighting plan and type of lighting fixtures. Prior to issuance of a Certificate of Occupancy: 14. Landscaping shall be fully installed per approved landscape plan. 15. All roof top mechanical equipment must be screened from view of adjacent properties. Staff shall perform an inspection when equipment is installed to ensure compliance with City code. 16. Drainage and utility easements shall be dedicated to the City over the stormwater management facilities. 17. The applicant will be responsible for maintaining stormwater facilities and vegetation proposed as a part of the project. A maintenance agreement between the City and the applicant shall be reviewed and approved by the City then recorded against the property. Resolution 2018 - Page 3 ADOPTED by the City Council this 2nd day of July, 2018. Tom Weidt, Mayor ATTEST: Michele Lindau, City Cleric The following Legal Description is as shown on the First American Title Insurance Company title commitment number NCS -8971 77-PHX1 , dated March 22, 2018: All that part of the North Half of the Northwest Quarter of Section 29, Township 31, Range 21, described as follows: Beginning at the intersection of the south line of said tract and the east line of State Highway No. 61, as now widened to 1 1 1 feet; thence North 1 1 degrees 51 minutes East, along said Highway line a distance of 501.4 feet to the actual point of beginning of the tract to be described; thence easterly and parallel with the south line of said North Half of the Northwest Quarter a distance of 400 feet; thence northerly at right angles to the last course a distance of 357.26 feet; thence westerly and parallel with the south line of said North Half of the Northwest Quarter a distance of 325.23 feet to its intersection with the east line of State Highway No. 61 as now widened to 1 11 feet; thence South 1 1 degrees 51 minutes West along said Highway line a distance of 365.0 feet to the actual point of beginning. (Abstract property) to ghway nghl of wav iine, a dittar4oc DO ?% l feet; Jo the actual palr+t of beginning of the land to be described; thlenc>e con kinuin8 North It degrees 51 mInlites East -along Sxld Highway fight of wsy line, a dLstante of 212-a f -Det; thenctj teas[ parallel to the South line of said fda±thwest Quartef of the Nortt}west Quarter a diatarice of 40D feet; thtsnce Soutb at right an&5 to the, last dewriliwd Grie a distance of 218 feet; thence West parallel to the South line a# said NOFt-hWest 17,uarter of the Northwest Q,iarter a distance of 44SAS feet to the arcual point of IneginnIn6, EXCEPT thjit part of the KWthwest Quarmr of the Northwest Quarter of SeWOO 29, Town. fWp 31, Range 7. 1, described as follows: Comma ndrlg at the intersectlorl of the Strutt+ llnc� of said trar=t and the East right of Way of Stag Trunk Highway No. 61 as naw widened to 111 feet; khitnce Northerly al -Ung said high w,�w TI.& of wary line s distance of 395.23 fee[ to the actual pQ�rt• of beginning of the land tG be dewfbad; thence continuing Northerly &6ng said Highway fight of way Irne a distance of 102.17 fet*t; tbtnce Iast parallel to thff Smnh lige of Bald Northwest Quarter of the NorthwestQua>-teradistanre of 135, 56fuat, thence Easterly on a s#raight line aMd Its egten!S zn to 3 polht d[Stw 17335Int East of State Trust Highway No 61 8 n 5.45 feet South From said pararleo line for a distance of 21,68 feet, thence South orl a tine dawn at right angles to the South fine of sa[d Northwest Quarter of the 4Drthwest auarker ror a cl%ta ce of 96.74 feet; %herrn► West parallel to the South line of said Nnrthwpst [warier of the Northwest Quarter a dNunc� of 178,93 feet; to the actual powt of Ueglrinln& Wa-ihingtorl County, M.ImPsnta. parcel D,. That part of the Svutrl 20 acres lying East of S.T.H. N0- 61 or toe Horth nv-Harf of the Nor ;wast quarter of 5�ctivr. 29, TownshiQ �1, R�roge 21, Washingtarr County, itirlinnesota� dtterrlbed e3 folltlwS; Begitrnin� a� me Intersection of i; EasteTly RfgM-of-Way 44xa of ft new S.T.H. 61 and a line 249 feet South or the North Ilne of said South 70 acre%; tfrenre Faeriy acrd parallei tD the North Ilne of Said 20 acrK, 384.08 fuet: th-Lincr= South at right angles, 140 feat; thence Westerky to a po[rtt Oh said EasteOy Right -inf-W ey line being 101,81 feet SobtbWe5terly ofthp point cf baUirin[ng) theme Nt tVierly alonli Said AIRM-of-WOV litre 108.81 feet to paint of haginn[ng. Abstrart Property Joseph B. Houle Hugo Branch President Premier Banks 14815 Forest Blvd. Hugo, Minnesota 55038 ihouleCal oremierbanks.com Office (651)-429-1280 Fax (651)-653-4918 NMLS ID #500881 Confidentiality and Privacy Notice — This message and any attachments may contain information that is confidential or subject to privilege under applicable law. If you believe you are not the intended recipient, please notify the sender immediately and delete all physical and electronic copies of this message and any attachments. Premier Bank, Premier Bank Rochester, and Premier Bank Minnesota — Members FDIC. Building a legacy—your legacy. June 25, 2018 Ms. Rachel Juba City Planner City of Hugo 14669 Fitzgerald Avenue North Hugo, MN 55038 Re: Final Site Plan Review TGK Automotive WSB Project No. 011574-000 Dear Ms. Juba: 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 We have reviewed the final site plan for TGK Automotive located on the east side of Highway 61 approximately 600 -ft south of 140' Street. In particular, we have reviewed the following plans related to this particular request: • Construction Plans for Site Grading, Sanitary Sewer, Watermain, Storm Sewer, Concrete Curb and Gutter, Bituminous Pavement, Restoration and Miscellaneous Construction for Sullivan Day Construction submitted on June 25, 2018. • Rational Method Storm Sizing Spreadsheet submitted June 25, 2018 • Stormwater Management Plan dated June 1, 2018 • Geotechnical Report prepared by CVT dated May 31, 2018 Based on our review, we offer the following comments regarding the concept plan: Site Grading 1. The applicant will need to apply for an MPCA NPDES permit due to the size of area disturbed. The City will need to receive a copy of this permit in advance of any work taking place. 2. Staff had reviewed the submitted soil borings for the site and noticed that a petroleum odor was observed at two of the locations. This was brought to the development teams attention. The applicant is now performing a Phase 1 Environmental Site Assessment and will be completing laboratory testing on the material to determine the extent of any potential contaminated material, if any. 3. Slight modifications to the grading plan are being made along the eastern property line to protect trees in that area. Equal Opportunity Employer wsbeng.com Ms. Rachel Juba June 25, 2018 Page 2 Stormwater Management 4. The applicant is proposing to utilize a pretreatment pond and infiltration basin to conform with stormwater management requirements. Treated stormwater is discharged to the conveyance way to the north. 5. Required freeboard from groundwater, 100 -year high water levels, and emergency overflow elevations with respect to the lowest floor elevation are met. 6. City staff is working with the applicant on maintenance agreement requirements for stormwater features that will be their responsibility. Stormwater features will be required to have drainage and utility easements. Transportation/ROW 1. Access Locations: A single access from Highway 61 is proposed with the final site plan. This access will require an access permit MnDOT before construction can begin in MNDOT right-of-way. The applicant is including a TH 61 northbound right turn lane into the site that will require MNDOT approval. 2. Right -of -Waw The site plan includes 39 -ft of right-of-way to be dedicated along the west edge of the site in accordance with the Highway 61 corridor plan. Sanitary Sewer Service 1. Sewer Improvements: Sanitary sewer service is extended from existing infrastructure located on the east side of the property with a 6" service extended into the site. Water Service 1. Watermain Improvements: Water service is available by connecting (wet tap) to the existing watermain located along the east side of Highway 61. We have provided the applicants engineer additional detailed written and redlined plan comments that they are currently working to address. All engineering comments will need to be addressed prior to final approval of plans. Thank you for the opportunity to comment on this site plan. If you have any questions or items you wish to discuss, you can contact me at 651-286-8463. Sincerely, WSB & Associates, Inc. Mark Erichson, PE City Engineer Attachment cc: Steve Duff, Senior Engineering Technician, City of Hugo Scott Anderson, Public Works Director, City of Hugo DEPARTMENT OF a TRANSPORTATION April 6, 2018 Rachel Juba City Planner City of Hugo 14669 Fitzgerald Avenue Hugo, MN 55038 SUBJECT: TGK Automotive Shop MnDOT Review #S 18-026 East of US 61 and North of 138th St N Hugo, Washington County Control Section 8206 Dear Rachel Juba, Metropolitan District 1500 County Road B2 West Roseville, MN 55113 The Minnesota Department of Transportation (MnDOT) has reviewed the plans for the proposed TGK Automotive Shop and has the following comments: Traffic: Maintaining safety on US 61 as development and traffic continues to increase is a priority for MnDOT. MnDOT will require a right turn lane (RTL) for northbound traffic. Please contact Kaare Festvog at 651-234-7814 or kaare.festvoggstate.mn.us with any questions. Design: Please submit construction plans for review of the proposed access. The attached detail provides some construction guidance for the access. Please contact Nancy Jacobson at 651-234-7647 or nancy.l.jacobsongstate.mn.us with any questions. Drainage Statement: A MnDOT drainage permit will be required to ensure that current drainage rates to MnDOT right-of-way will not be increased. The drainage permit application, including the information below, should be submitted to: Minnesota Department of Transportation Metropolitan District - Permit Office 1500 W. County Road B-2 Roseville, MN 55113 The following information must be submitted with the drainage permit application: 1. A grading plan showing existing and proposed contours. 2. Drainage area maps for the proposed project showing existing and proposed drainage areas. Any off-site areas that drain to the project area should also be included in the drainage area maps. The direction of flow for each drainage area must be indicated by arrows. 3. Drainage computations for pre and post construction conditions during the 2, 10, 50 and 100 year rain events. An equal opportunity employer 4. Time of concentration calculations. 5. An electronic copy of any computer modeling used for the drainage computations. 6. See also the attached Drainage Permits Checklist for more information. Once a drainage permit application is submitted, a thorough review will be completed and additional information may be requested. Please direct questions concerning drainage issues to Bryce Fossand (651-234-7529) or (bryce.fossandkstate.mn.us) of MnDOT's Water Resources section. Permits: In addition to a drainage permit, an access permit is also required. Any other impacts to MnDOT right of way will require a permit. Permit forms are available from MnDOT's utility website at http://www.dot.state.nm.us/utility/index.html Please include one to one set of plans formatted to 11X17 with each permit application. Please submit/send all permit applications and 11X17plan sets to: metropermitapps.dot(c�r�,state.mn.us Please direct any questions regarding permit requirements to Buck Craig (651-234-7911) of MnDOT's Metro Permits Section. Review Submittal Options: MnDOT's goal is to complete the review of plans within 30 days. Submittals sent in electronically can usually be turned around faster. There are four submittal options. Please submit either: 1. An electronic .pdf version of the plans. MnDOT can accept the plans via e-mail at metrodevreviews.dotkstate.mn.us provided that each separate e-mail is less than 20 megabytes. 2. A compact disc with the plans in .pdf format. The disc can be sent to: MnDOT — Metro District Planning Section Development Reviews Coordinator 1500 West County Road B-2 Roseville, MN 55113 3. A .pdf version of the plans sent to MnDOT's external shared workspace site located at: https://mft.dot.state.mn.us Please contact MnDOT development review staff gain access to the shared workspace site. Also, please send a note to metrodevreviews.dot(kstate.mn.us indicating the file name and stating that the plans have been submitted on the shared workspace site. 4. If you are unable to send the plans electronically, please submit a set of full size plans to the above address. If you have any questions concerning this review, please contact me at (651) 234-7795. Sincerely, Josh Pansch Senior Planner Copy sent via E -Mail: Buck Craig, Permits Nancy Jacobson, Design Russell Owen, Met Council Bryce Fossand, Water Resources Ashley Roup, Right of Way Kaare Festvog, Traffic Ryan Coddington, Area Engineer Adam Josephson, Area Manager MnDOT Drainage Permits Checklist Purpose of the MnDOT Drainage Permit MnDOT Metro District regulates activities that impact its drainage systems and its MS4 regulated area. The purpose of the Drainage Permit is to protect State of Minnesota investment in infrastructure including but not limited to roadways, storm water treatment basins, ditches and storm sewer systems. Excess storm water and/or sediment laden storm water added to MnDOT's drainage systems leads to degradation of these assets. Negative impacts include but are not limited to: sediment deposition, loss of flood storage capacity and also loss of hydraulic conveyance capacity. These impacts may cause premature flooding of the road surface and/or erosion damage on State right-of-way. Technical Requirements of the MnDOT Drainage Permit The permit applicant shall demonstrate that offsite runoff coming to MnDOT drainage system and/or right-of-way will not increase as a result of the proposed project. This is quantified as a "no increase in discharge" criteria for the 2 -year, 10 -year and 100 -year storm events. Compliance is demonstrated by applying hydraulic/hydrologic software models. HydroCAD and XPSWMM are the approved models to compare the pre and post project discharge values. Typically, HydroCAD is sufficient to model most proposed projects. However, XPSWMM may be required if the project contains extensive storm water pipe systems connected to MnDOT storm sewer or if HydroCAD cannot in MnDOT's judgment effectively model pressure flow, complex junctions and/or backwater effects that are present. The 2 -year, 10 -year and 100 -year storm events shall be based upon Atlas 14 runoff amounts per the NOAA website. In addition, Drainage Permit Applicants shall meet all applicable water quality treatment requirements established by the local Watershed District(s) and the MPCA. Permit applicants should anticipate that specific projects that seek to divert runoff to another sub -watershed or watershed will be denied. It is MnDOT practice to avoid such watershed diversions whenever practicable. Submittal Requirements: • Readable/legible watershed maps that show pre and post project drainage conditions. These two separate contour maps shall be large enough in scale so that approximate flow paths can be determined for verifying the Time of Concentrations used in the models. The drainage/watershed maps shall include enough detail so that Curve Numbers used in the hydraulic models may be verified by MnDOT. April 2014 • Surface water flow direction and storm water pipe water flow direction shall be indicated on the pre and post project watershed maps. • Minimum recommended watershed map scale is 1" =100'. Project applications submitted with smaller scales (e.g., 1"=500') may be rejected and returned to the applicant. The same would apply for project watershed maps that do not include topographic contours or basic land use information such as the location of buildings, pavement and "green space". Watershed maps submitted as pdf files or CAD files shall be readily printable at scales that allow for good readability. • Pre and post project watershed maps shall be clearly linked to the drainage models such that the names of the sub -watersheds, ponds and drainage structures are the same in the models as shown on the watershed maps. In addition, watershed and sub -watershed boundaries shall be clearly shown. • Submission of the actual pre and post project HydroCAD or XPSWMM models is required: pdf copies of the drainage model simulations are unacceptable. In the event that the models cannot be transferred readily by electronic mail or electronic repository site, a hardcopy CD shall be provided. • Curve numbers shall be determined per NRCS methodology and should be modified as needed based upon detailed knowledge of soil type and specific conditions on site. HydroCAD modeling software includes NRCS guidance for determining curve numbers based upon land use and condition. • Time of concentration (Tc) computations and assumptions that in MnDOT's assessment clearly overestimate or underestimate this critical runoff parameter will be rejected. Two common assumptions that lead to overestimating Tc include: using the "Lag/CN" method to determine peak runoff from watersheds that have a relatively long and/or diverse flow path, and assuming that sheet flow occurs for a distance exceeding100 feet. Conversely, pre -project Tc shall not be underestimated to offset post project increases in peak discharge. • Available freeboard for existing and proposed treatment ponds shall be shown on the watershed maps as well as the normal and 100 -year high water levels. All proposed pond treatment systems along MnDOT right-of-way shall have a minimum freeboard of 2.0 feet between the road surface and the proposed 100 -year HWL. • Infiltration basins, filtration basins and ponds adjacent to MnDOT right-of-way shall be designed to provide at least 2 feet of elevation difference between the 100 -year HWL and the crest of the basin berm. The berm crest shall be at least 5 feet wide. The emergency overflow shall be lined from crest to toe of slope with Turf Reinforcement mat or Category 6 or 7 Erosion Control Blanket. April 2014 • Best management practices (BMP's) including infiltration/filtration sites, storm water ponds, etc. shall be clearly labeled on the pre and post project watershed maps. • Plan sheets submitted as watershed maps shall be evaluated as such. They shall be readable and legible and meet all the same requirements including clear delineation of watershed boundaries, readable map scale, and land use shown by an aerial photo background map, or that is clearly depicted based on details on the plan sheet or sheets submitted. • Project plan sheets relevant to the Drainage Permit are required and include: existing site conditions, the proposed grading plan as well as proposed site drainage system plans and profiles. The plans shall include applicable wetland impact/mitigation features and temporary sediment and erosion control measures for the project. In addition, erosion control blanket will be used to stabilize disturbed area on MnDOT right-of-way unless other methods such as rip -rap treatment are called for in the plans and approved by MnDOT. • Pond and basin special structures including weirs and orifices shall be consistent with what is used in the HydroCAD or XPSWMM models submitted and include relevant calculations/details. • A table summary of existing versus proposed site discharge to MnDOT drainage system/right-of-way is required for the 2 -year, 10 -year and 100 -year Atlas 14 rainfall events. • Post project storm water discharge to MnDOT ditches or other open channel shall be limited to flow velocities of 6 fps or less for a 50 -year Atlas 14 rainfall event. • Project discharge points that will connect to MnDOT ditch or channel shall be located such that they do not cause erosion or conflict with the grade of the existing ditch or channel. • Proposed access road culverts on MnDOT right-of-way shall be designed for the 10 -year Atlas 14 rainfall event unless they are part of a significant drainage ditch along the roadway in which case a 100 -year or 50 -year design will apply. • Direct connections to MnDOT storm system shall be avoided. Connection to open ditch, or channel is preferred. If direct storm sewer connections cannot be avoided, it is the applicant's responsibility to provide a good connection typically via a new structure. Furthermore, MnDOT offers no warranty that there will not be a hydraulic backwater effects on the new storm line upstream that is connected to MnDOT's existing storm sewer. April 2014 • For all disturbed areas that sheet flow to MnDOT right-of-way and any disturbed areas within MnDOT right-of-way, either Erosion Control Mat or Bonded Fiber Matrix shall be used for temporary/permanent erosion control. • Silt fence shall not be used for erosion control at the proposed project site perimeter. Rather, continuous Wood Chip or compost Sediment Control Logs shall be implemented. Permit applicants are encouraged to contact MnDOT Metro Water Resource Engineering with questions/concerns. Questions posed early in the permit application process help to avoid project delays. This is particularly true for large project Drainage Permits with significant complexity. April 2014 71 - HIGHWAY C - 30' ` 30 L VARIABLE SHOULDER 25'R. BITUMINOUS SURFACING 321 O' TO 1.5' �- I'..•,•::.I•.• .•..•.;I R/W LINE COMMERCIAL - INDUSTRIAL -I -FARM ENTRANCES HIGHWAY rL VARIABLE SHOULDER 30' 12'TURN LANE /i 35'R. 16' ,16'� BITUMINOUS SURFACING O' TO 1.5' 0 v f""` 1 1 R/W LINE-N,,I 24' I 1 I I _ LOW VOLUME ROAD 74' VARIABLE HIGHWAY 37' I SHOULDER T BITUMINOUS` r T 4 SURFACING O' TO 1.5' Q I 25'R. 1 � 24' � -R/W LINE RURAL RESIDENTIAL ENTRANCE 80' HIGHWAY 40' rVARIABLE I SHOULDER 4 20' 20' R. •` '.'� R/W LINE FIELD ENTRANCES OI SURFACING TO MATCH EXISTING CONDITIONS. WHERE THERE IS NO SURFACING, PLACE GRAVEL BEYOND BITUMINOUS SURFACING TO R/W LINE. O2 PLACE 2 FT. WIDE BITUMINOUS SURFACING AS DIRECTED BY ENGINEER. 30 8% MAXIMUM COMMERCIAL; 15% MAXIMUM RESIDENTIAL. ® THE USE OF PAVING SIMILAR TO COMMERCIAL ENTRANCES MAY BE APPROPRIATE FOR SOME RESIDENCES - AS SHOWN IN PLANS OR DIRECTED BY THE ENGINEER. 0.5' MIN. NOTE: USE 1:6 SIDE SLOPES VAR. CUT SECTION-) ^ 50' RECOMMENDED FOR ROADS - ( 25' MIN. ) 25'RECOMMENDED FOR ENTRANCES - (15'MIN. ) FILL SECTION VA 0.5' NOTE: USE 1:6 SIDE SLOPES CULVERT IF NECESSARY CROSS SECTIONS HIGHWAY HIGHWAY APPROVED SEPT. 27, 2012 STATE OF MINNESOTA SPECIFICATION STANDARD DEPARTMENT OF TRANSPORTATION REFERENCE PLATE NO. _ APPROACHES AND ENTRANCES STATE DESIGN ENGINE RECOMMENDED STANDARDS 9000E It, MA ARCHITECTS I DESIGNERS I ENGINEERS May 7, 2018 Rachel Juba Planner - City of Hugo 14669 Fitzgerald Ave. N Hugo, MN 55038 RE: TGK Automotive Specialists — New Building @ 13891 Forest Blvd North Site Plan Review and Zoning Amendment Application Dear Rachel, KOMA is pleased to submit this application on behalf of TGK Automotive Specialists for the construction of their new facility in Hugo, MN. TGK owns several auto repair shops throughout the Twin Cities (including one in Hugo). They employ ASE Certified technicians who've been providing top-notch services to the community for over 21 years. Their commitment to automotive excellence is supported using state of the art tools and equipment which complement their skills and experience. The proposed building is approximately 11,270 square feet and will include some office space at the front near the customer area as well as an auto repair shop. The building is located on a previously developed site on the east side of US Highway 61. No buildings remain from the former development. The eastern portion of the building consists of the repair shop and has varying building heights ranging from 30'-6" to 24'-6). Architectural precast concrete panels are proposed which provide a durable interior and exterior finish as well as an energy efficient, structurally sound building shell. Natural daylighting is planned with high bay windows spaced evenly within the wall panels. There are two main overhead doors for vehicle traffic (one at the north and one at the east). The shop will have heating and air conditioning therefore the need to have these doors open all the time goes away. A separate truck repair bay has its' own overhead door, also on the north side. The western portion of the building consists of the customer entry and check-in area. There are also offices and conference space as well as other business support spaces. The front entry has great visibility towards Highway 61 as well as an abundance of natural light. A combination of glass, EIFS, and stone with complementary colors to the architectural precast provide an inviting experience to TGK's customers. Currently the land is zoned as NS (Neighborhood Services) which does not allow a motor vehicle repair business. After conversations with the city of Hugo Planning Department, we are requesting a change to the zoning of this parcel to C-2 (General Business) to allow this type of use. The parcels directly to the north and south are zoned NS and the owners have interest in re -zoning to C-2 as well (although not a part of this submittal). The parcels directly across from Highway 61 are zoned I-3 General Industrial. The parcel to the east of ours is zoned R-4 Low Density Multiple Family Residential. We look forward to working together with the city to make this a successful project for TGK Automotive Specialists and the community of Hugo! Sincerely, .� Sphevn T. Iaria, AIA KOMA 6115 CAHILL AVENUE I INVER GROVE HEIGHTS, MN SS076 I KOMAINC.COM Received by City of Hugo 06/01/2018 w', 13891 FOREST BOULEVARD NORTH HUGO, MN 55038 SITE PLAN REVIEW AND ZONING AMENDMENT APPLICATION ------------------ SHEET SCHEDULE Al COVER SHEET A2 ARCHITECTURAL SITE PLAN A3 FLOOR PLANS A4 EXTERIOR ELEVATIONS - PRESENTATION A4.1 PROPERTY LINE PERSPECTIVES A5 ROOF PLAN Cl CIVIL TITLE SHEET C2 CONSTRUCTION NOTES, PROJECT LEGEND AND DETAILS C3 DETAILS C4 DETAILS C5 DETAILS C6 EXISTING TOPOGRAPHY AND REMOVALS PLAN C7 GRADING, DRAINAGE AND EROSION CONTROL PLAN C8 UTILITY PLAN C9 RESTORATION AND PAVING PLAN C10 HIGHWAY 61 TURN LANE CONSTRUCTION PLAN C11 HIGHWAY 61 TURN LANE CROSS SECTIONS C12 HIGHWAY 61 TURN LANE TRAFFIC CONTROL PLAN LP1 LANDSCAPE PLAN LP2 LANDSCAPE PLAN LP3 LANDSCAPE PLAN PAGE M SITE PHOTOMETRIC PLAN SURVEY ICERTIFICATE OF SURVEY SULLIVAN I DAY C O N S T R U C T I O N Iqp k, 14 A ARCHITECTS I DESIGNERS I ENGINEERS 6115 CAHILL AVE, INVER GROVE HEIGHTS, MN 55076 P. 651.451.4605 KOMAINC.COM THE DESIGNS AND PLANS INDICATED ON THIS DRAWING ARE THE PROPERTY OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT THE WRITTEN PERMISSION OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. ri�►1 _ I17 - s wra■ ■ _ i _ ■_ is � ( `�WYy�l7 P�7k{/tA j Stephen T.'fariA;# DATE: 06/01/2018 REG. NO.: 46705 REVISIONS: SITE PLAN REVIEW AND ZONING AMENDMENT APPLICATION Al Vl H J a� H � O �V W a �� W W> > w H J H O 0 m � tie O cn Ln W X27 Z) 07 i a O 00° V PROJECT: 18014 DRAWN BY: SJB CHECKED BY: STI DATE: 06/01/2018 REVISIONS: SITE PLAN REVIEW AND ZONING AMENDMENT APPLICATION Al W J U 00 T_ FOUND 1/2" IRON PIPE AT PARCEL CORNER N8905828" W --- 825.28 LINE PARALLEL WITH THE SOUTH LINE OF THE N 1/2 OF THE NW 1/4 OF SECTION 29, T31, R21 PROPERTY LINE — — — — — — — — — — — — I PARKING SETBACK 1 ' I I J MONUMENT SIGN (6'W X 6'H) a ON 8'W BASE, TOTAL HEIGHT Lu W NOT TO EXCEED 10' O I ' a () / FUTURE DRIVEWAY Q JO PROJECT BM: TNH=933.48 UTILITY POLE (NO WIRES) ARCHITECTURAL SITE PLAN (UPDATE 111 = 201-0117:�u I 5 FUTURE (PROOF OF PARKING) — — — — — — — — — — — — — — — — — — — PARKING CALCULATIONS 1 SPACE PER 250 GROSS SF (CURRENT) REQUIRED: 45 (CURRENT) PROVIDED: 46 N N ;PROPOSED) REQUIRED: ;PROPOSED) DEMO'D: ;PROPOSED) PROVIDED: 9 FUTURE (PROOF OF PARKING) I' PROPOSED ADDITION 2,937SF M 0 z U O 0 0Y W 0- z z W 75 W U) Q W H J_ H i 4 FUTURE (PROOF' OF PARKING) 2 FUTURE ( PROOF OF PARKING) —PROPERTY LINE— UTILITY INE UTILITY POLE 400.00 I ITII ITV CAQCRACAIT I")CI!-) rlf-\t� AIP1 07Al)nO -- PARKING SETBACK 00 ('14 M 0 UI of wl �I z WI U)I Q WI �I J �I �I z a a_ w z U) 0 u z J a_ w <Y z a U) 0 SULLIVAN I DAY C 0 IN S T R u C T l 0 N I(-IrIA ARCHITECTS I DESIGNERS I ENGINEERS 6115 CAHILL AVE, INVER GROVE HEIGHTS, MN 55076 P. 651.451.4605 KOMAINC.COM THE DESIGNS AND PLANS INDICATED ON THIS DRAWING ARE THE PROPERTY OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT THE WRITTEN PERMISSION OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. 'err` AVe ` i t w'a��_ 1 _ ■_ ia�Q j Stephen T.'fariA; DATE: 06/01/2018 REG. NO.: 46705 Z Q J a NORTH W � � o tie W z a V Wa >w W �J �o OmaO U O Lu Ln Va Z) 0z LL tie 0)O PROJECT: 18014 DRAWN BY: ALS CHECKED BY: STI DATE: 06/01/2018 REVISIONS: L C� C L LL SITE PLAN REVIEW AND ZONING AMENDMENT APPLICATION NORTH 3 4 20' - 0" 22' - 0" w IV kD En v 0 N 0 o00 M ' O M LT13'-05'-0 -0 13'-005'-0 -0 13'-0 2' - 61120' - 0.- 0„ 3 4 FLOOR PLAN - MEZZANINE 1/8.. = 1'_0�� I D VIESTIBUILE BO E FLOOR PLAN 1/8" = 1'-0" INTERIOR LAYOUT FOR REFERENCE ONLY 3 4 25' - 2" 20' - 0" 89' - 0" 6'-0" 10'-0" 6'-0" 0 M M N kD Ln TRUCK BAY M I 20' - 0" a0 i0 OFFICE MEDIUMOFFIC SMAL CONFERENCE '-' I ROOM o M CLIENT M RECEPTION AREA o - M �I I OFFICE L -j"LARGE \\ OFFICE - - � — — — — —N\N 50 — _ O N\N 00 L -1 �O RESTROOM M OFFICE i PRINT/ MAIL/ iO STORAGE I - M RESTROOM I� ao 1 Lr, 1 N O L I L� CMU -- 40' - 4" 1'- 4" 3'-4" 10'-0" I I I I I EXTRA REGULAR HOIST (OR STORAGE)L I - I e I REPAIR SHOP 34' - 0" CLIENT OFFICE UTILITY ROOM/ WAITING AREA MEDIUM STORAGE N IOR- %D 8'_0" 8'_0" 20' - 0" 51' - 0" 10'-0" 34'-0" 89' - 0" N M O ' O B H RECYCLE � O o 1 U U 0 -15'- 4" CMU C 0 N TIRE 00 FORAGE o 3 A4 20'-011CMU o CD N 0 0 CD M N — — D 00 — — E 0 CDM NORTH 717 SULLIVAN DAY C O N S T R U C T l D N 6115 CAHILL AVE, INVER GROVE HEIGHTS, MN 55076 P. 651.451.4605 KOMAINC.COM THE DESIGNS AND PLANS INDICATED ON THIS DRAWING ARE THE PROPERTY OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT THE WRITTEN PERMISSION OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. r?►► .VI - Stephen T.'fariA; DATE: 06/01/2018 REG. NO.: 46705 DRAWN BY: ALS CHECKED BY: STI DATE: 06/01/2018 REVISIONS: SITE PLAN REVIEW AND ZONING AMENDMENT APPLICATION J Q � VO W z Z �� a W a J > H w J a � o Q m 00 tie evi 07 Ln 0 Z) 0 O a J ��(D ,� LL M T� T 1� 18014 PROJECT: DRAWN BY: ALS CHECKED BY: STI DATE: 06/01/2018 REVISIONS: SITE PLAN REVIEW AND ZONING AMENDMENT APPLICATION EIF9 EIFS - "DEMANDIT SMOOTH" KALWALL SEMI-TRANSLUSCENT PANELS Lst1l MANUFACTURED STONE cMu1 SPLITFACE CMU & SILL Atl PRECAST WALL PANELS - SMOOTH FINISH & CORDUROY RAKE FINISH NORTH EXTERIOR ELEVATION - PRESENTATION 1/811 _ V-011 BUILT UP I CORNICE � BRONZE M COPING OPEN CANT PEN CANOPY ARCHITECTURAL GRADE OPEN BLADE CANOPY SOUTH EXTERIOR ELEVATION - PRESENTATION ALUMINUM WINDOWS (2) 1/811 _ 11-011 M IT T I In f1n\/\/TT /^r -\n nI/ Tr 1 7111 EAST EXTERIOR ELEVATION - PRESENTATION 1/811 _ 11_011 "KALWALL" GLAZING PANELS SULLIVAN I DAY C O N S T R U C T l D N I(-IrIA ARCHITECTS I DESIGNERS I ENGINEERS 6115 CAHILL AVE, INVER GROVE HEIGHTS, MN 55076 P. 651.451.4605 KOMAINC.COM THE DESIGNS AND PLANS INDICATED ON THIS DRAWING ARE THE PROPERTY OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT THE WRITTEN PERMISSION OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. w r DATE: 06/01/2018 REG. NO.: 1 (A Z a > Z J a� W O u J W ao z W �a ceLu W Lu O H H H � O �■■� Z �~� � W O� WVi Z) LU o Ln H W aLL xt ��O W PROJECT: 18014 DRAWN BY: SJB CHECKED BY: ALS DATE: 06/01/2018 REVISIONS: SITE PLAN REVIEW AND ZONING AMENDMENT APPLICATION A4 SULLIVAN DAY C N S T R U C TI O N Adpl- lAA ARCHITECTS I DESIGNERS I ENGINEERS 6115 CAHILL AVE, INVER GROVE HEIGHTS, MN 55076 P. 651.451.4605 KOMAINC.COM THE DESIGNS AND PLANS INDICATED ON THIS DRAWING ARE THE PROPERTY OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT THE WRITTEN PERMISSION OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. w err - e i t kl \ •� UAW - = DATE: 06/01/2018 REG. NO.: h i WEST PROPERTY LINE PERSPECTIVE SOUTH PROPERTY LINE PERSPECTIVE W 1 NOT TO SCALE 2 NOT TO SCALE m Fm V W a tic W a W a� Z u Wz CL C) Wj > w H � co tie OmM x I— o W o U-), w Ln Li 70 0 w2 7 Z) Op �I � m �+ (D I 0 00 � � a PROJECT: 18014 DRAWN BY: SJB CHECKED BY: ALS -- DATE: 06/01/2018 REVISIONS: SITE PLAN REVIEW AND ZONING AMENDMENT APPLICATION EAST PROPERTY LINE PERSPECTIVE NORTH PROPERTY LINE PERSPECTIVE 3 NOT TO SCALE 4 NOT TO SCALE ■ ,Er ROOF PLAN 1/8" = V-0" SULLIVAN I DAY C O N S T R U C T l 0 N kqp i lAA ARCHITECTS I DESIGNERS I ENGINEERS 6115 CAHILL AVE, INVER GROVE HEIGHTS, MN 55076 P. 651.451.4605 KOMAINC.COM THE DESIGNS AND PLANS INDICATED ON THIS DRAWING ARE THE PROPERTY OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT THE WRITTEN PERMISSION OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF 1 2 3 4 S THE STATE OF MINNESOTA. dll—j'err` /'e - i t ( `!Wy%'W I'll D"AA j Stephen T.'fariA; DATE: 06/01/2018 REG. NO.: 46705 (K) -- J Q � u O W z ao Z W> - i w Q H J J 0 000 a mM �F--o �Ln LL o w L, O Z)o� Q O�oc)o ce PROJECT: 18014 DRAWN BY: ALS CHECKED BY: STI DATE: 06/01/2018 REVISIONS: SITE PLAN REVIEW AND ZONING AMENDMENT APPLICATION A5 w J 0 TGK AUTOMOTIVE CONSTRUCTION PLANS FOR SITE GRADING, SANITARY SEWER, WATERMAIN, STORM SEWER, CONCRETE CURB AND GUTTER, BITUMINOUS PAVEMENT, RESTORATION AND MISCELLANEOUS CONSTRUCTION FOR SULLIVAN DAY CONSTRUCTION IN THE CITY OF HUGO ,i]Hakanson Anderson Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763-427-5860 FAX 763-427-0520 THE SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ASCE 38-02, ENTITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." BENCHMARK: 1. TOP NUT OF HYDRANT LOCATED 29' WEST OF THE SOUTHWEST PROPERTY CORNER. ELEVATION =933.48 (NAVD 88) VI I 1 VI 1 IVVV, WASHINGTON COUNTY, MINNESOTA 500 0 500 1000 SCALE IN FEET GOVERNING SPECIFICATIONS THE 2016 EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" SHALL GOVERN. THE 2013 EDITION OF THE CITY ENGINEER'S ASSOCIATION OF MINNESOTA (CEAM) "STANDARD SPECIFICATIONS" SHALL GOVERN FOR SANITARY SEWER AND WATERMAIN WORK. ALL FEDERAL, STATE AND LOCAL LAWS, REGULATIONS, AND ORDINANCES SHALL BE COMPLIED WITH IN THE CONSTRUCTION OF THIS PROJECT. ALL TRAFFIC CONTROL DEVICES AND SIGNING SHALL CONFORM TO THE LATEST EDITION OF THE MINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES, INCLUDING THE LATEST FIELD MANUAL FOR TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS. C1 C2 C3—05 C6 C7 C8 C9 C10 C11 C12 SHEET INDEX THIS PLAN CONTAINS 12 SHEETS DESCRIPTION TITLE SHEET CONSTRUCTION NOTES, PROJECT LEGEND AND DETAILS DETAILS EXISTING TOPOGRAPHY AND REMOVALS PLAN GRADING, DRAINAGE AND EROSION CONTROL PLAN UTILITY PLAN RESTORATION AND PAVING PLAN HIGHWAY 61 TURN LANE CONSTRUCTION PLAN HIGHWAY 61 TURN LANE CROSS SECTIONS HIGHWAY 61 TURN LANE TRAFFIC CONTROL PLAN I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 43362 DATE 5/7/18 TIMOTHY A. EGG RI HAKANSON ANDERS DESIGN ENGINEER P. E. DATE REVISION 6/11/18 1 PLAN REVISIONS PER CITY REVIEW LIC. NO. SHEET C1 OF C12 SHEETS 4251.01 1d711h Se 41 �ffr}V/ajUr �' Lower 147e 5x city or m4u, mjv A z z URPet 1451h St N T a� 74711h 5t ha c Lz L �i 1461h 5r N. 146th Sr N- #r Ourrrrrrn's Pura 1 5th 5r hd 145th Sr N 1Ukrh St N .i4 ,fid --e J �?i1tJP1 pf z. qj � Z dj. t 141,;f M N2. p' C1 rf •C w 91.41'1StCtN 4+7 AA 140th Sr N 1441th St IN ,10 0 HeJgo Fgt4ML3 rr t6 company z LL PROJECT �z LOCATION 139th 5C �l Se z �r 1i3�tt� 54 1� d � w „ ,i]Hakanson Anderson Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763-427-5860 FAX 763-427-0520 THE SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ASCE 38-02, ENTITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." BENCHMARK: 1. TOP NUT OF HYDRANT LOCATED 29' WEST OF THE SOUTHWEST PROPERTY CORNER. ELEVATION =933.48 (NAVD 88) VI I 1 VI 1 IVVV, WASHINGTON COUNTY, MINNESOTA 500 0 500 1000 SCALE IN FEET GOVERNING SPECIFICATIONS THE 2016 EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" SHALL GOVERN. THE 2013 EDITION OF THE CITY ENGINEER'S ASSOCIATION OF MINNESOTA (CEAM) "STANDARD SPECIFICATIONS" SHALL GOVERN FOR SANITARY SEWER AND WATERMAIN WORK. ALL FEDERAL, STATE AND LOCAL LAWS, REGULATIONS, AND ORDINANCES SHALL BE COMPLIED WITH IN THE CONSTRUCTION OF THIS PROJECT. ALL TRAFFIC CONTROL DEVICES AND SIGNING SHALL CONFORM TO THE LATEST EDITION OF THE MINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES, INCLUDING THE LATEST FIELD MANUAL FOR TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS. C1 C2 C3—05 C6 C7 C8 C9 C10 C11 C12 SHEET INDEX THIS PLAN CONTAINS 12 SHEETS DESCRIPTION TITLE SHEET CONSTRUCTION NOTES, PROJECT LEGEND AND DETAILS DETAILS EXISTING TOPOGRAPHY AND REMOVALS PLAN GRADING, DRAINAGE AND EROSION CONTROL PLAN UTILITY PLAN RESTORATION AND PAVING PLAN HIGHWAY 61 TURN LANE CONSTRUCTION PLAN HIGHWAY 61 TURN LANE CROSS SECTIONS HIGHWAY 61 TURN LANE TRAFFIC CONTROL PLAN I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 43362 DATE 5/7/18 TIMOTHY A. EGG RI HAKANSON ANDERS DESIGN ENGINEER P. E. DATE REVISION 6/11/18 1 PLAN REVISIONS PER CITY REVIEW LIC. NO. SHEET C1 OF C12 SHEETS 4251.01 0 T) N i c� z ry w w Ez n 00 z L w N 0 n D .. GENERAL CONSTRUCTION AND SOILS NOTES: 1. CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE 2016 EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION". 2. UNLESS OTHERWISE RECOMMENDED IN THESE PLANS, THE GRADING SUBGRADE SHALL BE CONSTRUCTED OF SUITABLE GRADING MATERIAL. THE FILL SHALL BE PLACED IN 8" TO 10" LOOSE LIFTS, AND COMPACTED TO 100% OF THE STANDARD PROCTOR MAXIMUM DRY DENSITY. 3. CONTRACTOR SHALL REVIEW THE GEOTECHNICAL EVALUATION REPORT FOR ADDITIONAL SITE PREPARATION REQUIREMENTS. 4. PROVIDE A SAW CUT WHEN PLACING NEW PAVEMENT ADJACENT TO INPLACE PAVEMENT AND AT TERMINI OF CONSTRUCTION TO ENSURE A UNIFORM JOINT. 5. BITUMINOUS AND CONCRETE ITEMS DISTURBED BY CONSTRUCTION SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF IN ACCORDANCE WITH MN/DOT SPEC. 2104. 6. USE TACK COAT BETWEEN ALL BITUMINOUS MIXTURES. THE BITUMINOUS TACK COAT MATERIAL SHALL BE APPLIED AT A UNIFORM RATE OF 0.05 GAL/SY TO 0.07 GAL/SY BETWEEN BITUMINOUS LAYERS. THE APPLICATION RATES ARE FOR UNDILUTED EMULSIONS. 7. PERFORMANCE GRADED (PG) ASPHALT BINDER PG 58S-28, SPEC. 3151, SHALL BE USED FOR ALL BITUMINOUS MIXES ON THIS PROJECT. 8. THE BITUMINOUS MIXTURES SHALL MEET THE REQUIREMENTS OF SPECIFICATIONS 2360 AND 3139. 9. ALL DISTURBED AREAS SHALL BE RESTORED WITH A MINIMUM OF 3" OF TOPSOIL. SEE RESTORATION AND PAVING PLAN FOR ADDITIONAL INFORMATION. GENERAL EROSION CONTROL NOTES: 1. EROSION CONTROL SHALL CONFORM TO THE MN/DOT EROSION CONTROL HANDBOOK. 2. PRIOR TO ANY CONSTRUCTION ACTIVITIES, THE CONTRACTOR SHALL ACQUIRE THE NECESSARY MPCA NPDES STORMWATER PERMIT. 3. THE CONTRACTOR SHALL INSTALL EROSION AND SEDIMENT CONTROL FACILITIES (BMP'S) PRIOR TO GRADING AND REMOVAL ACTIVITIES. BMP'S SHALL BE MAINTAINED FOR THE DURATION OF CONSTRUCTION ACTIVITIES AND POTENTIAL FOR EROSION HAS PASSED. 4. THE CONTRACTOR SHALL SCHEDULE HIS OPERATION TO MINIMIZE THE AMOUNT OF DISTURBED AREA AT ANY GIVEN TIME. 5. BMP'S SHALL BE INSPECTED DAILY BY THE CONTRACTOR. OBSERVATIONS SHALL BE RECORDED IN THE INSPECTION LOG. 6. ALL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE PROPERLY DISPOSED OF WITHIN THIRTY (30) DAYS AFTER FINAL SITE STABILIZATION. 7. THE CONTRACTOR SHALL FILE A NOTICE OF TERMINATION WITH THE MPCA AFTER FINAL STABILIZATION HAS BEEN APPROVED. REFERENCE NOTES: 10 PAVEMENT SECTION SHALL BE VERIFIED BY A GEOTECHNICAL ENGINEER. 02 THE EXISTING TRAVEL LANE IS EXPECTED TO BE APPROXIMATELY 10" OF BITUMINOUS PAVEMENT OVER 9" OF CONCRETE PAVEMENT OVER AGGREGATE BASE. 03 THE EXISTING SHOULDER CONSISTS OF AN UNKNOWN DEPTH OF BITUMINOUS PAVEMENT OVER AGGREGATE BASE. LEGEND 0 SOIL BORING LOCATION B—X aX �—DETAIL NUMBER )qw—SHEET NUMBER CE 12' 2" TYPE SP 9.5 WEARING COURSE MIXTURE (SPWEA240B) BITUMINOUS MATERIAL FOR TACK COAT 2" TYPE SP 12.5 NON WEARING COURSE MIXTURE (SPNWB230B) 6" CLASS 5 AGGREGATE BASE PLACED ON APPROVED SUBGRADE BITUMINOUS PAVEMENT SECTION O EXISTING TRAVEL LANE (2 SAWCUT NO SCALE 1210' PROPOSED TURN LANE 10'-11' go EXISTING SHOULDER �3 0.025'/, -------------- INSERT C TYPICAL SECTION -RIGHT TURN LANE INSERT C I hereby certify that this plan, specification, or report was DESIGNED BY: EXISTING RIGHT—OF—WAY LINE — — — — PROPOSED RIGHT—OF—WAY LINE am a duly Licensed Professional Engineer under the laws PROPERTY LINE DRAWN BY: of the State W =M*ta. ETAE APPROXIMATE WETLAND LINE TACK COAT CHECKED BY: EASEMENT LINE ------931----- (SPWEB330C) EXISTING CONTOUR 931 PROPOSED CONTOUR G BURIED GAS MAIN T—BUR BURIED TELEPHONE LINE P—OH OVERHEAD UTILITY LINE > EXISTING SANITARY SEWER EXISTING WATERMAIN >> EXISTING STORM SEWER DD UTILITY PEDESTALS POWER POLE GUY WIRE ® UTILITY PEDESTAL TELEPHONE MANHOLE �s EXISTING SANITARY MANHOLE a EXISTING APRON —u SIGN EXISTING HYDRANT Da EXISTING WATERMAIN VALVE DECIDUOUS AND CONIFEROUS TREES (8" DIA. AND GREATER) EDGE OF BRUSH > PROPOSED SANITARY SEWER I PROPOSED WATERMAIN » PROPOSED STORM SEWER M PROPOSED WATERMAIN VALVE 99 PROPOSED CATCH BASIN ® PROPOSED POND OUTLET STRUCTURE Q PROPOSED APRON PROPOSED HYDRANT 0 SOIL BORING LOCATION B—X aX �—DETAIL NUMBER )qw—SHEET NUMBER CE 12' 2" TYPE SP 9.5 WEARING COURSE MIXTURE (SPWEA240B) BITUMINOUS MATERIAL FOR TACK COAT 2" TYPE SP 12.5 NON WEARING COURSE MIXTURE (SPNWB230B) 6" CLASS 5 AGGREGATE BASE PLACED ON APPROVED SUBGRADE BITUMINOUS PAVEMENT SECTION O EXISTING TRAVEL LANE (2 SAWCUT NO SCALE 1210' PROPOSED TURN LANE 10'-11' go EXISTING SHOULDER �3 0.025'/, -------------- INSERT C TYPICAL SECTION -RIGHT TURN LANE INSERT C I hereby certify that this plan, specification, or report was DESIGNED BY: COURSE MIXTURE prepared by me or under my direct supervision and that I TAE MATERIAL FOR am a duly Licensed Professional Engineer under the laws 2" TYPE SP DRAWN BY: of the State (SPWEB330C) =M*ta. ETAE MATERIAL FOR TACK COAT CHECKED BY: Date 5/7/18 Lic. No. 43362 CJJ (SPWEB330C) 1.5' H SHOULDER 6" 04 c° 6.00% M 899 11 I INTAKE B612 CONCRETE CURB AND GUTTER PER MN/DOT STANDARD PLATE 7100 1 7 B612 CONCRETE CURB AND GUTTER PER MN/DOT STANDARD PLATE 7100 TIPOUT 2 CONCRETE CURB DETAILS C2 NO SCALE PROPOSED EDGE STRIPING 6" MAX. 3" I 3„ 3„ MATCH EXISTING SLOPE (1:4 MAX.) MIN. 3" FTOPSOIL APPROVED � \ SUBGRADE EXISTING � GROUND SUITABLE GRADING MATERIAL APPROVED \ SUBGRADE EXISTING � GROUND SUITABLE GRADING MATERIAL 2" TYPE SP 12.5 WEARING COURSE MIXTURE (SPWEB330C) BITUMINOUS MATERIAL FOR TACK COAT 2" TYPE SP 12.5 WEARING COURSE MIXTURE (SPWEB330C) BITUMINOUS MATERIAL FOR TACK COAT 2" TYPE SP 12.5 WEARING COURSE MIXTURE (SPWEB330C) 18" CLASS 5 AGGREGATE BASE PLACED ON PREPARED SUBGRADE HIGHWAY 61 TURN LANE DETAIL NO SCALE Hakanson Anderson Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763-427-5860 FAX 763-427-0520 www.hakanson—anderson.com TGK AUTOMOTIVE CONSTRUCTION NOTES, PROJECT LEGEND AND DETAILS CITY OF HUGO, MINNESOTA SHEET C2 OF C12 SHEETS 4251.01 0) Ui I _ Q W 0 Ln N z I III z L Qz � w o I � 0 N 0 N w �Q i7; > C/ 100—YR HWL I 1 CONTRACTOR SHALL REMOVE ANY ORGANIC SOIL IN INFILTRATION AREA AND REPLACE WITH SIMILAR NATIVE SANDS WITH UNITED SOIL CLASSIFICATION OF SP, SM OR SP—SM. COMPACTION SHALL BE MINIMIZED TO THE MAXIMUM EXTENT PRACTICAL. �6� PLAN TEE BOTTOM OF BASIN TOP OF EXISTING SOILS 3" TOPSOIL PER MN/DOT SPEC. 3877.2.G INFILTRATION BASIN DETAIL O 2003 d I hereby certify that this plan, specification, or report wasDESIGNED prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Mi ta. BY: TAE Hakanson A Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763-427-5860 FAX 763-427-0520 www. hakanson—anderson.com TGK AUTOMOTIVE DETAILS CITY OF HUGO, MINNESOTA •d 6 1 18 PLAN REVISIONS PER CITY REVIEW 1 —6 DRAWN BY: TAE TIMOTHY A. (ZIUWS Date 5/7/18 Lic. No. 43362 D \� 6» NO SCALE MIN 3D UNDISTURBED SOIL iNy UNDISTURBED SOIL - PLAN 45° OR 22.5° BEND THAN 6" SECTION TEE NO SCALE NOT LESS THAN 6 tt SECTION 45° OR 22.5° BEND WATERMAIN THRUST BLOCKING DETAIL NO SCALE 1'-6" u D/2 D MIN 3D D/2 REFERENCE NOTES: 10 CONTRACTOR SHALL PROTECT THE INFILTRATION BASIN WITH 48" HIGH ORANGE SAFETY FENCE PRIOR TO THE START OF CONSTRUCTION. 02 CONSTRUCTION EQUIPMENT SHALL BE MINIMIZED OVER THE FOOTPRINT OF THE BASIN. ONLY LOW PRESSURE, WIDE TRACKED EQUIPMENT SHALL BE USED FOR CONSTRUCTION. 03 SEE SHEET C9 FOR RESTORATION REQUIREMENTS. ® ALL PIPE BENDS AND FITTINGS REQUIRE THRUST BLOCKING AND SERIES 1100 MEGALUG MECHANICAL JOINT RESTRAINTS AS MANUFACTURED BY EBBA IRON, INC. OR APPROVED EQUAL. OVERFLOW ELEVATION HWL=930.14 ELEV=929.00 ELEV=928.40 HAALA PS48-58SWH GRATE OR APPROVED EQUAL ELEV=931.00 HWL=930.14 48" Z" DIA. ORIFICE SECTION A—A 48" A ELEV= INV= 929.00 929.00 INV= 928.40 INTEGRAL BASE «�(INC. RC APRON) 15" RCP @ —5.23% APRON INV=927.25 CONCRETE WEIR PRECAST MANHOLE SECTIONS PER MN/DOT STANDARD PLATE 4020 L-1 51-F (INC. RC APRON) 15" RCP @ 0.33% 6" CONCRETE APRON INV=928.95 WEIR POND OUTLET STRUCTURE NO SCALE OUTLET NOZZLES & THREADS: TWO 2-112" HOSE CONNECTION AND ONE 4-1/2" PUMPER CONNECTION. (NATIONAL STANDARD THREADS) 5' CAPS TO BE CHAINED (PENTAGON NUT ON CAPS) VALVE BOX AS SPECIFIED STREET WATERMAIN PRECAST CONCRETE BASE AS SPECIFIED "HYRRAFINaER" (CANDYGANE) FIRE HYDRANT LOCATOR WATEROUS WB --67 AS SPECIFIED BURY 8.9 GEOTEXTILE FABRIC MnDOT 3733 TYPE 3 1' WASHED COARSE GRAVEL OR CRUSHED ROCK TO B' ABOVE WASTE OPENING MIN.113 CY BRACING AS REQUIRED PRECAST CONCRETE BLOCK 2' DIAMETER BY 3' DEER PIT UNDER HYDRANT FILLED WITH GRAVEL FOR ALL INSTALLATIONS. NOTES: 1. HYDRANT COATINGS DAMAGED DURING CONSTRUCTION SHALL BE REPAIRED AFTER THE BASE COURSE OF BITUMINOUS IS INSTALLED. PRIME AND PAINT HYDRANTS PER AWWA AND MANUFACTURER'S STANDARDS. 2. ALL HYDRANT LEADS SHALL BE TIED WITH 314" TIE RODS. TIE ROD SHALL EXTEND FROM TEE TO VALVE AND VALVE TO HYDRANT. MEGA LUGS MAY BE USED IN LIEU OF TIED RODS. 3. HYDRANTS SHALL HAVE A 160 BREAD OFF TRAFFIC FLANGE A. ALL RODS AND RETAINERS TO BE COATED WITH BITUMASTIG. 6. RED ORYELLOW *OUT OF ORDER" TAG TO BE INSTALLED ON THE PUMPER CONNECTIONS AFTER BACKFILL 8. THE INITIAL & FINAL RAISING OF VALVE BOXES SHALL BE CONSIDERED INCIDENTAL TO THE PROJECT. Special Details r cIT� CDF • TYPICAL HYDRANT Chan: Q4-01-15 INSTALLATION H(J—W-1 F9rr 194)6 01-20-17 DATE REVISION I hereby certify that this plan, specification, or report wasDESIGNED prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Mi ta. BY: TAE Hakanson A Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763-427-5860 FAX 763-427-0520 www. hakanson—anderson.com TGK AUTOMOTIVE DETAILS CITY OF HUGO, MINNESOTA SHEET G3 OF C12 SHEETS 6 1 18 PLAN REVISIONS PER CITY REVIEW DRAWN BY: TAE TIMOTHY A. (ZIUWS Date 5/7/18 Lic. No. 43362 CHECKED BY: CJJ 4251.01 a a a POLYESTER SLEEVE MANHOLE COVER ASSEMBLY FILTER ASSEMBLY ISOMETRIC VIEW IN-PLACE ELEVATION VIEW STORM DRAIN INLET PROTECTION TYPE 1 O PRE -CURB 1 VL I LV I LI \ 1 IL I LI STORM DRAIN INLET PROTECTION TYPE 2 (2 POST—CURB kSSEMBLY W. ENTRANCE WIDTH AS REQUIRED STABILIZED CONSTRUCTION EXIT 05 1 "X2"X24" LONG WOODEN STAKES AS NEEDED. STAKES SHALL BE DRIVEN OVER THE SEDIMENT CONTROL LOG AT AN ANGLE OF 45 DEGREES WITH THE TOP OF THE STAKE SEDIMENT POINTING UPSTREAM © /— CONTROL LOG 45°8"-10" FLOW EMBEDMENT 01- ( 11 z DEPTH SEDIMENT CONTROL LOG TYPE STRAW (2 PLASTIC ZIP TIES (50LB TENSILE) LOCATED IN TOP 8" .l-_ zz mw M 0 w o M w N H 0 O o_ DIRECTION OF RUNOFF FLOW POST LENGTH, 5 FT. MIN. AT 6 FT. MAX. SPACING GEOTEXTILE FABRIC, 36" WIDTH MACHINE SLICE 8"-12" DEPTH STANDARD MACHINE SLICED 4 SILT FENCE DETAILS C4 TO PROTECT AREAS FROM SHEET FLOW (SEE SPEC. 3886) REFERENCE NOTES: 10 TYPE 1 INLET PROTECTION SHALL BE INSTALLED AS NECESSARY TO MINIMIZE PONDING OF WATER DURING CONSTRUCTION. �2 TYPE 2 INLET PROTECTION SHALL BE INSTALLED ON ALL CASTINGS RECEIVING RUNOFF FROM THE PROJECT AREA. 03 MINIMUM LENGTH SHALL BE THE GREATER OF 50 FEET OR A LENGTH SUFFICIENT TO ALLOW A MINIMUM OF 5 TIRE ROTATIONS ON THE PROVIDED PAD. MINIMUM LENGTH SHALL BE CALCULATED USING THE LARGEST TIRE WHICH WILL BE USED IN TYPICAL OPERATIONS. ® PROVIDE RADIUS OR WIDEN PAD SUFFICIENTLY TO PREVENT VEHICLE TIRES FROM TRACKING OFF OF PAD WHEN LEAVING SITE. (5) MAINTENANCE OF CONSTRUCTION EXITS SHALL OCCUR WHEN THE EFFECTIVENESS OF SEDIMENT REMOVAL HAS BEEN REDUCED. MAINTENANCE SHALL CONSIST OF REMOVING SEDIMENT AND CLEANING THE MATERIALS OR PLACING ADDITIONAL MATERIAL OVER SEDIMENT FILLED MATERIAL TO RESTORE EFFECTIVENESS. © PLACE STAKES AS NEEDED TO PREVENT MOVEMENT OF SEDIMENT CONTROL LOGS PLACED ON SLOPES OR AS NEEDED DUE TO OTHER FACTORS. 07 SEDIMENT CONTROL LOG SHALL MEET THE REQUIREMENTS OF MN/DOT SPEC. 3897.2.A DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I a duly Licensed Professional Engineer under the laws of the State of Mi ta. ��;_ Er t DESIGNED BY: TAEG4 Hakanson Andersonam Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763-427-5860 FAX 763-427-0520 www.hakanson–anderson.com TGK AUTOMOTIVE DETAILS CITY OF HUGO, MINNESOTA SHEET OF C 12 SHEETS DRAWN BY: TAE lIMUIHT A. 1131015 Date 5/7/18 UTLic. No. 43362 CHECKED BY: CJJ 4251.01 Ln N c� z w w z Qz Q0111 d o I � 0 N 0 N w Q �> MANHOLE COVER SHALL BE TYPE II WITH 27" ECCENTRIC OPENING FOR HS 25 LOADING (REF. MnDOT STD. PLATE 4020) H 0 O O W cV 0 Q O z z �aLJ W N J Li C N V) w a IL r z Co CASTNG AS SHOWN ON PLANS GROUT PERIMETER �OF CASTING AND ADJUSTING RING ADJUSTING RINGS(j) ALL INTERIOR JOINTS SHALL BE GROUTED TO A SMOOTH FINISH MANHOLE TO BE CONSTRUCTED OF PRECAST CONCRETE SECTIONS VARIES WITH WALL REINFORCEMENT SUMP DEPTH VARIES VARIES CONTRACTOR SHALL CONSTRUCT CONCRETE COLLAR AROUND OUTSIDE OF PIPE TO FILL ANNULAR SPACE PRECAST CONCRETE MANHOLE BASE PER MN/DOT STANDARD PLATE 4011 STANDARD SLAB -TOP MANHOLE WITH SUMP (STORM SEWER) NO SCALE nnnnnccrn LI`I%.rF1JL 1V I L IN CONCRETE NAH R-1975 TING OR 'ROVED EQUAL )UPLING BY THREAD) PVC CAP. ING ON BLOCKS CAP AT THE ENDS OF THE SEWER MAIN SANITARY SEWER CLEANOUT NO SCALE GROUT PERIMETER OF CASTING & ADJUSTING RINGS SPRING REFERENCE NOTES: 1� ADJUSTMENT HEIGHT SHALL BE BETWEEN 4" AND 8". 02 ALL PIPE SYSTEMS SHALL BE PROTECTED DURING CONSTRUCTION BY A COVER SUFFICIENT TO PREVENT DAMAGE FROM PASSAGE OF EQUIPMENT. �3 CONSTRUCTION SEQUENCE SHALL BE PER MN/DOT 2451.3D. ® WHERE THE TRENCH BOTTOM IS UNSTABLE, THE CONTRACTOR SHALL EXCAVATE TO A DEPTH REQUIRED BY THE ENGINEER AND REPLACE WITH SUITABLE MATERIAL PER MN/DOT 2145.3D. 05 SUITABLE MATERIAL SHALL BE PER MN/DOT 2105. COMPACTION SHALL MEET THE REQUIREMENTS OF MN/DOT 2105.3F1 "SPECIFIED DENSITY". THE MIDDLE 1/3 BENEATH THE PIPE INVERT SHALL BE LOOSELY PLACED. © SUITABLE MATERIAL SHALL MEET PROJECT SPECIFICATIONS FOR EXCAVATION AND EMBANKMENT. 2" CLEAR CASTNG AS SHOWN ON PLANS — #4 REBAR ADJUSTING RINGS 10 - 5" WALL REINFORCEMENT CONTRACTOR SHALL CONSTRUCT ,,,,—CONTRACTOR � CONCRETE COLLAR AROUND OUTSIDE OF PIPE TO FILL ANNULAR SPACE STANDARD CATCH BASIN (REF. MN/DOT STANDARD PLATE 4006 DESIGN H) NO SCALE 12" MIN. 4" J O.D. PLUS 24"� SS B BEDDING ( TABLE INDATION POLYPROPYLENE PIPE TRENCH DETAIL (Z(3) DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I a duly Licensed Professional Engineer under the laws of the State of Mi ta. ��;_ Er t DESIGNED BY: TAEC5 Hakanson Andersonam Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763-427-5860 FAX 763-427-0520 www.hakanson—anderson.com TGK AUTOMOTIVE DETAILS CITY OF HUGO, MINNESOTA SHEET OF C 12 SHEETS 6 1 18 PLAN REVISIONS PER CITY REVIEW DRAWN BY: TAE Date 5/7/18 UTLic. No. 43362 CHECKED BY: CJJ 4251.01 C� z i= Un X W O T) N C7 z ry W W Ez n 0-) z L W / N O n 0 O= /---� I / I I 'FES m L — LL L \ I ' LL LL o SAWCUT LL LL L ° \' LLL\ \ BITUMINOUS L LLLL LI L LLL L PAVEMENT _LL LL LL L LLL LL L^ LLLLL LLLL� - _931_ ' - _LL LL tLLL LLLLLL LLL LLLLLLLLLL / I_L LLLLLLLLLL REMOVE STORM F6ti92924 /L LLLLLLLLLLL SEWER PIPE 1 1 Or j J O ' m W (O I� X EXISTING LANE LINE cv I I( LLLLkL�-LLLLLL OH f 0)o) o o �,� LLLLLLLLLLLLL LLLLLLLLLLL LLL LLLLLLLLLLL LLL CIO LLLLLLLL LL LLLL -LLLLLLLL-LL LLLL LLLLLLLLL-LL LLLL I: / LLLLLLLLLLLII I I I LLLL LLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLL LLLLLLLLLL LLLLLLLLL LLLLLLLLLLLLILLLLLLLL 1 / LLLLLLLLLLLLLLL LLL LLLLLLLLLLLt LLLLLLLL LLLLLLLLLLL LLLLLLLLLI LLLLLLLLLLLLLLLLLLLL LLLLLLLLL�,LLLLLLLL I 1 ! D „ _ LLLLLLLLLLLLLLLLLLL I I V/ 1 , LLLLLLLLLLL LLLLLLLL -(k LLLLL LLLLLLL / LLLLL LLLLL LLLLLLL 1 \ ILLLLLLLLLLL�LLLLLL I /I (T LLLLLLLLLLLLLLLLLLL LLLLLLLLLLLJLLLLLLL I 1 LLLLLLLLLLL LLLLLLI [-LLLL ILLLLLLLLLLLLLLLLLLLLL LL I \\ I�I m REMOVE LLLLLLLLLLLLrLLLLLBITUMINOUS L I L LLLLLLLLLLLLLLLLL\ FES LLLLLLLLLLLI-LLLLL' PAVEMENT LL IE=929.43 LLLLLLLLLLLLLLLLL LL�L LLLLLLLLLLL LLLLLI L L LLLLLLLLLLL LLLL SAWCUT ' IILLLI� LLL L LLL LLLLLLLLLLL LLLL BITUMINOUS LLLLLLL LL'LLL cL LLLLLLLLLLL LLLL PAVEMENT LLLLLLL L LLLIaLLLLLLLLLLLLLLILLLL1 ' LLLLLL LL LLI j1-L1-L1-LL1-L1-LL1-L1-L'I� LLLLL L'LL L LLLLLLLLLLLLLLLLL L1LLLI, LL LLL LLQ- LLLLLLLLLLLLL LLLLL ' LLLLL LL/LLLLL L LLLLLLLLLLL LLLL' I�LLL ILLLL ALL LL41 LLLLLLLLLLL Lh LLLL LL LL LLLLLLLLLLL LL LLLLLLLLLLL, L LLL / ^ o --�_�_ LIrLLL / LL FES a IE=929.r46 4 L L / / / / % / GaA Marker 1 / LLL / I oM� - 2� I / ILL ' / / t I / g3 / LL l / / 1 ' / I REMOVE STORM B-8 LL L —1— L LrLL LLL LLL LLL L/LLL I�LLL L I'L / I� LLL I LL L / LLLL /I l L L ,moo LLL �/ ,/ // I l = SEWER PIPE LL 1, / - J/ L L V 0"90) LL L L/ ! SEE SHEET C10 FOR HIGHWAY 61 TURN LANE REMOVALS I hereby certify that this plan, specification, or LLLL L L / /Aban oned �/ L / L I_ L L L L L L LFL LL L L cJ s9�post �Mo / L-LLLJLL Professional Engineer under L rn'/0� / LLLLL LL L1—LLLL TAE 0) LLLLLLLLLLLL CHECKED BY: Date 5/7/18 Lic. No. LLLL CJJ FES I-LLI-LLL LLLLLLL L L V 0"90) LL L L/ ! SEE SHEET C10 FOR HIGHWAY 61 TURN LANE REMOVALS I hereby certify that this plan, specification, or report was DESIGNED BY: prepared by me or under my direct supervision and that I TAE am a duly Licensed Professional Engineer under the laws BY: of the State=M*ta.EDRAWN TAE CHECKED BY: Date 5/7/18 Lic. No. 43362 CJJ P -OH P -OH CLEAR AND GRUB BRUSH (TYP.) \9 CLEAR AND GRUB TREE (TYP.) ;an MH I ;E=931.04 =917.4 D D LEGEND EXISTING BITUMINOUS PAVEMENT EXISTING CONCRETE PAVEMENT GENERAL NOTES: 1. REMOVE MISCELLANEOUS WOOD POSTS, BOLLARDS AND SIGN POSTS AS NECESSARY TO COMPLETE CONSTRUCTION. / aan Mniiv aper pians San MH - _A 20 0 20 40 RE=932.16 RE=932.34 L� / IE=918.3 IE (W)=917.9 IE (N)=917.8 X Top 4" PVC Drop SCALE IN FEET I I Inlet Pipe=927.6 Hakanson Anderson EXISTING TOPOGRAPHY SHEET Civil Engineers and Land Surveyors TGK AUTOMOTIVE AND REMOVALS PLAN 3601 Thurston Ave., Anoka, Minnesota 55303 of 763-427-5860 FAX 763-427-0520 C12 www.hakanson-anderson.com CITY OF HUGO, MINNESOTA SHEETS 4251.01 i S 0 Ln N i c� z w LLJ z CD �z W Ln ,- 0 N o N W Q Lc > N � ' - 3.2 CY CLASS II N =o I RIPRAP OVER 18 SY rn� D412 CONCRETE �\ I TYPE IV GEOTEXTILE CURB AND GUTTER to FILTER 03 CONSTRUCT ' I 1 = PER MN/DOT - I do ,� 8 WIDE BERM o STANDARD PLATE o r� ENDgD4112/ \ I I AT ELEV=931.0 7102 _ _015 CY) END B612 \ 1 1 ��- - - ' 9 9- -- -1W Milli, I / 1Z wW 930 931 ' I E.O.F. 931 `30 =931.0 931 o= GL=932.03/ GL= , '� 930 -� rn\' END B612/ - -1 - i 932.61 9�0 \ 929----, M U a \\ BEGIN D412 \ 9 30 / \ // 928 0)I 927 ,� / o r m '931-- B \� I I I 933\ B-2 rn m GL= 1 I _ 929 928 931.90 / >> >> > 931 0 / 93 �M' 9,37 933 II ,� a GL=L= C 933 �D 933.01 932.65 P -OH ' Z ,,� O p 1 P -CH P -OH GL= O j C� 1 GL- 933.04 GL=932.75 933.82 END B612/ 93 BIT= / BEGIN D412 �j I -�► / ! / / � � _ 9L2.88 933.67 934.00 934.00 � BIT= BIT= �/ GL= GL- - - - - - - 933.52 - - lo 933.52- 932.59 / O o I / 932.88` / ' ca / 1, / 1 GL= CONC= 0 933.7 B-3 / Bxi -IT= \ CONC 0 I 933.51 n GL- 9 BIT= \\ 933.52 X930 933.70 n 933.84 934.00 �� a O / / ( ' GL= \ BIT= - ° GL= 932.90 \ 934.00 a ° 932.86 ! / d ° _ � \ BIT= ' / / / I / m GL- \ 934.00 co l l I l I 1 933.32 CONC= rn Y I BIT- / 934.44 i ° BLDG= I \ n � / 0 ° m ' �O� B-4 935.200 n ---JI 1 \� I B-5 ° °, IT=DOWNSPOUT E ° , %� 612 CONCRETE CURB BLDG= 934.50 L - j\\ E ❑❑ ° ° AND GUTTER PER / GL= 934.20 MN/DOT STANDARDDOWNSPOUTI�/ 932.44 `9 BIT= - - I' �34.00PLATE 7100 (TYP. 931 CONC= A 934.00 n 2 933..332 FINISHED FLOOR BIT=\�933.81 ELEVATION=934.0 C w BLDG- `932 934.36 n / CONC= BLDG= B-6 934.00 GL=932.85 1 934.36 BLDG= (END CURB) _ 934.60 932 GL= GL 933.32 933931.98 GL= 1 ° A ° GL= 932.21 932.91 ' / a 1 STABILIZED ,9 G32 / 3 933.32 � TC=9 CONSTRUCTION / 3 BIT= BIT J 932.91 GL=9 ' EXIT ® / 932.49 J A A ° TC=933.51 TC=933.77 GL-_ GL --933.51 BIT= 932.80 BIT= BIT= / 933 933.06 TC=933.95 933.41 C5 �� a / GL= GL=933.45 933 931.95 GL 932.85 r-932 i � � » » (E� D CURB `-932 � / l B-8 1� 933 � GL=932.21 1 / I ! ! I l \ I = END B612/ 1 JI/ ! D412 CONCRETE =g 1 11932'710 I I II Jo BEGIN D412 \ CURB AND GUTTER END D412 - -I -I- - - I PER MN/DOT BEGIN 8612 �TA-NJDARD PLATE 931 i) 17102 930 ^�Ov 1 1 \ / \ 929 I l 0) ' °� / \\ / 928 o 1 (Da / /I GL=932.67 END D412/ - BEGIN B612 BLDG= MM 934.80 GL= -934.00 B-7 n --- n GL=� / GL= 933.77 / 932.43 GL= \\ 932.31 �y GL=932.40 GL= GL= END B612/ 932.93 933.23 BEGIN D412 >> » A A INFILTRATION BASIN 102 BOTTOM=927.5 OUTLET=929.0 100 -YR HWL=930.9 nl)o 930 J L V 929 M M rn \\-93 I: •7 /n n n n A cD U4 A w .0.F. 31.0 A I/ LEGEND San MH 1. VERIFY BUILDING DIMENSIONS WITH ARCHITECTURAL PLANS. EXISTING BITUMINOUS PAVEMENT 34.27 33.77 PROPOSED CONCRETE PAVEMENT 3. STREET SWEEPING MUST BE PERFORMED DAILY IF SEDIMENT IS TC=933.51 TC=933.77 GL-_ GL --933.51 BIT= 932.80 BIT= BIT= / 933 933.06 TC=933.95 933.41 C5 �� a / GL= GL=933.45 933 931.95 GL 932.85 r-932 i � � » » (E� D CURB `-932 � / l B-8 1� 933 � GL=932.21 1 / I ! ! I l \ I = END B612/ 1 JI/ ! D412 CONCRETE =g 1 11932'710 I I II Jo BEGIN D412 \ CURB AND GUTTER END D412 - -I -I- - - I PER MN/DOT BEGIN 8612 �TA-NJDARD PLATE 931 i) 17102 930 ^�Ov 1 1 \ / \ 929 I l 0) ' °� / \\ / 928 o 1 (Da / /I GL=932.67 END D412/ - BEGIN B612 BLDG= MM 934.80 GL= -934.00 B-7 n --- n GL=� / GL= 933.77 / 932.43 GL= \\ 932.31 �y GL=932.40 GL= GL= END B612/ 932.93 933.23 BEGIN D412 >> » A A INFILTRATION BASIN 102 BOTTOM=927.5 OUTLET=929.0 100 -YR HWL=930.9 nl)o 930 J L V 929 M M rn \\-93 I: •7 /n n n n A cD U4 A w .0.F. 31.0 A I/ n1 i TOTAL AREA= 2.97 ACRES TOTAL DISTURBED AREA= 2.49 ACRES BUILDING AREA= 0.26 ACRES PRE -CONSTRUCTION IMPERVIOUS AREA= 0.31 ACRES POST CONSTRUCTION IMPERVIOUS AREA= 1.20 ACRES J 11 931 -\_' �' I/ 9121-1 / / I ,- f1 2•• Post (t>p) -.bl) I /\ � IMl I ! o 932 SEE SHEET C10 FOR HIGHWAY 61 E=91on 8.3 10" (per plan) San MH 20 0 20 40 RE=932.16 RE=932.34 ALS E (W)=917.9 IE TURN LANE CONSTRUCTION PLAN x Too N4'-PVCBDroo SCALE IN FEET DATE REVISION I hereby certify that this plan, specification, or report was DESIGNED BY. GRADING, DRAINAGE AND SHEET 6 1 18 PLAN REVISIONS PER CITY REVIEW prepared by me or under my direct supervision and that I TAE Hakanson A 6 13418 PLAN REVISIONS PER MN DOT REVIEW am a duly Licensed Professional Engineer under the laws C7 6/22/18 PLAN REVISIONS PER CITY REVIEW of the State of Mtta.EDRAWN BY: Civil Engineers and Land Surveyors TGK AUTOMOTIVE EROSION CONTROL PLAN of TAE 3601 Thurston Ave., Anoka, Minnesota 55303 Ir f_0 CHECKED BY. 763-427-5860 FAX 763-427-0520 C12 TIMOTHY A. �Gjq?IUWS Date 5/7/18 Lic. No. 43362 CJJ www.hakanson-anderson.com CITY OF HUGO, MINNESOTA SHEETS 4251.01 LEGEND San MH 1. VERIFY BUILDING DIMENSIONS WITH ARCHITECTURAL PLANS. EXISTING BITUMINOUS PAVEMENT RE=931.04 IE=917.4 2. DISTURBED AREAS SHALL BE STABILIZED WITHIN 7 DAYS OF PROPOSED CONCRETE PAVEMENT 3. STREET SWEEPING MUST BE PERFORMED DAILY IF SEDIMENT IS PROPOSED TIPOUT CURB PER 2 C2 TRACKED ONTO HIGHWAY 61. SILT FENCE PER 4 C4 (INCLUDING STOCKPILES). STABILIZATION MUST BE INITIATED SEDIMENT CONTROL LOG PER C4 INFILTRATION DRAINAGE ARROW BASIN 1 (FOREBAY) 02 END D412/ CEASED ON ANY PORTION OF THE SITE AND WILL NOT RESUME BOTTOM=927.0 INLET PROTECTION DEVICE 10 OUTLET=929.0 AFTER THE CONSTRUCTION ACTIVITY IN THAT PORTION OF THE 100 -YR HWL=930.9 GL= GUTTER LINE ELEVATION xxx.xx 7. CONTRACTOR SHALL DETERMINE A LOCATION FOR CONCRETE AND TC=TOP OF CURB ELEVATION TO EACH WASHOUT FACILITY THAT REQUIRES SITE PERSONNEL TO 6.2 CY CLASS II BLDG= GROUND ELEVATION AT BUILDING RIPRAP OVER 30 SY xxx.xx TYPE IV GEOTEXTILE CONC= CONCRETE ELEVATION FILTER 03 xxx.xx I 1 KBIT= BITUMINOUS ELEVATION xxx.xx THE INFILTRATION BASIN. E.O.F. 03 PLACE RIPRAP PER MN/DOT STANDARD PLATE 3133. D412 CONCRETE CURB =XXX.X EMERGENCY OVERFLOW ELEVATION AND GUTTER PER AND GUTTER PER EXIT PERK-3. MN/DOT STANDARD MN/DOT STANDARD C4 I PLATE 7102 n1 i TOTAL AREA= 2.97 ACRES TOTAL DISTURBED AREA= 2.49 ACRES BUILDING AREA= 0.26 ACRES PRE -CONSTRUCTION IMPERVIOUS AREA= 0.31 ACRES POST CONSTRUCTION IMPERVIOUS AREA= 1.20 ACRES J 11 931 -\_' �' I/ 9121-1 / / I ,- f1 2•• Post (t>p) -.bl) I /\ � IMl I ! o 932 SEE SHEET C10 FOR HIGHWAY 61 E=91on 8.3 10" (per plan) San MH 20 0 20 40 RE=932.16 RE=932.34 ALS E (W)=917.9 IE TURN LANE CONSTRUCTION PLAN x Too N4'-PVCBDroo SCALE IN FEET DATE REVISION I hereby certify that this plan, specification, or report was DESIGNED BY. GRADING, DRAINAGE AND SHEET 6 1 18 PLAN REVISIONS PER CITY REVIEW prepared by me or under my direct supervision and that I TAE Hakanson A 6 13418 PLAN REVISIONS PER MN DOT REVIEW am a duly Licensed Professional Engineer under the laws C7 6/22/18 PLAN REVISIONS PER CITY REVIEW of the State of Mtta.EDRAWN BY: Civil Engineers and Land Surveyors TGK AUTOMOTIVE EROSION CONTROL PLAN of TAE 3601 Thurston Ave., Anoka, Minnesota 55303 Ir f_0 CHECKED BY. 763-427-5860 FAX 763-427-0520 C12 TIMOTHY A. �Gjq?IUWS Date 5/7/18 Lic. No. 43362 CJJ www.hakanson-anderson.com CITY OF HUGO, MINNESOTA SHEETS 4251.01 GENERAL NOTES: San MH 1. VERIFY BUILDING DIMENSIONS WITH ARCHITECTURAL PLANS. RE=931.04 IE=917.4 2. DISTURBED AREAS SHALL BE STABILIZED WITHIN 7 DAYS OF ROUGH GRADING. 3. STREET SWEEPING MUST BE PERFORMED DAILY IF SEDIMENT IS TRACKED ONTO HIGHWAY 61. 4. THE CONTRACTOR MUST STABILIZE ALL EXPOSED SOIL AREAS (INCLUDING STOCKPILES). STABILIZATION MUST BE INITIATED IMMEDIATELY TO LIMIT SOIL EROSION WHENEVER ANY GL=933.29 CONSTRUCTION ACTIVITY HAS PERMANENTLY OR TEMPORARILY END D412/ CEASED ON ANY PORTION OF THE SITE AND WILL NOT RESUME BEGIN B612 FOR A PERIOD EXCEEDING SEVEN CALENDAR DAYS. STABILIZATION MUST BE COMPLETED NO LATER THAN SEVEN CALENDAR DAYS D AFTER THE CONSTRUCTION ACTIVITY IN THAT PORTION OF THE SITE HAS TEMPORARILY OR PERMANENTLY CEASED. 5. SEE SHEET C8 FOR THE UTILITY PLAN. 6. SEE SHEET C9 FOR THE RESTORATION AND PAVING PLAN. 7. CONTRACTOR SHALL DETERMINE A LOCATION FOR CONCRETE AND OTHER WASHOUT WASTE. A SIGN SHALL BE INSTALLED ADJACENT TO EACH WASHOUT FACILITY THAT REQUIRES SITE PERSONNEL TO UTILIZE THE PROPER FACILITIES FOR DISPOSAL OF CONCRETE AND OTHER WASTES. REFERENCE NOTES: 1 2 10 INSTALL INLET PROTECTION DEVICES PER C4 AND C4 AT ALL CATCH BASINS THAT MAY RECEIVE STORMWATER RUNOFF FROM THE SITE. I 1 02 CONSTRUCT INFILTRATION BASIN PER C3 ONLY LOW PRESSURE TYPE EQUIPMENT SHALL BE ALLOWED WITHIN THE FOOTPRINT OF THE INFILTRATION BASIN. 03 PLACE RIPRAP PER MN/DOT STANDARD PLATE 3133. N ® PRIOR TO IMPORTING OR EXPORTING MATERIAL FROM THE SITE, 0-) D412 CONCRETE CURB CONTRACTOR SHALL CONSTRUCT A STABILIZATED CONSTRUCTION AND GUTTER PER EXIT PERK-3. I MN/DOT STANDARD C4 I PLATE 7102 n1 i TOTAL AREA= 2.97 ACRES TOTAL DISTURBED AREA= 2.49 ACRES BUILDING AREA= 0.26 ACRES PRE -CONSTRUCTION IMPERVIOUS AREA= 0.31 ACRES POST CONSTRUCTION IMPERVIOUS AREA= 1.20 ACRES J 11 931 -\_' �' I/ 9121-1 / / I ,- f1 2•• Post (t>p) -.bl) I /\ � IMl I ! o 932 SEE SHEET C10 FOR HIGHWAY 61 E=91on 8.3 10" (per plan) San MH 20 0 20 40 RE=932.16 RE=932.34 ALS E (W)=917.9 IE TURN LANE CONSTRUCTION PLAN x Too N4'-PVCBDroo SCALE IN FEET DATE REVISION I hereby certify that this plan, specification, or report was DESIGNED BY. GRADING, DRAINAGE AND SHEET 6 1 18 PLAN REVISIONS PER CITY REVIEW prepared by me or under my direct supervision and that I TAE Hakanson A 6 13418 PLAN REVISIONS PER MN DOT REVIEW am a duly Licensed Professional Engineer under the laws C7 6/22/18 PLAN REVISIONS PER CITY REVIEW of the State of Mtta.EDRAWN BY: Civil Engineers and Land Surveyors TGK AUTOMOTIVE EROSION CONTROL PLAN of TAE 3601 Thurston Ave., Anoka, Minnesota 55303 Ir f_0 CHECKED BY. 763-427-5860 FAX 763-427-0520 C12 TIMOTHY A. �Gjq?IUWS Date 5/7/18 Lic. No. 43362 CJJ www.hakanson-anderson.com CITY OF HUGO, MINNESOTA SHEETS 4251.01 Ln N 0 z w III _z L n 0111 I I I I I I I I I I I I I I I I I I I I � I I CONNECT TO EXISTING WATERMAIN 10® CB/MH #5 48" DIA. (R -3250 -DVS P) FL=932.65 (W)INV=928.46 1 (SE)INV=928.46 1 1 SUMP=924.46 1 I >> 1 48L 15" PP @0.30% P -OH P -OH - DIP CL 52 6 " ( ) 6" GATE VALVE AND BOX WATERMAIN, _ 6" GATE VALVE AND BOX AND HYDRANT( 1 r 6"-22.5° AND CIO i T I m 64LF (INC. (2) METAL ' SAFETY APRONS) 18" CAS ® 0.05% I °j (N)INV=929.43 (S)INV=929.46 I '� I -^ 0 I I i a I I I / X I o i a I _ o I I i = 1 I o C) a I I I� 0 1 i Ia I Io I) m � I ' I DATE REVISION 6 1 18 PLAN REVISIONS PER CITY REVIEW 6413418 PLAN REVISIONS PER MN DOT REVIEW 6/15/18 PLAN REVISIONS PER MN DOT REVIEW = 6" DIP (CL WATERMAIN 1 CB #1 ® 1 27" DIA. (R-3250-DVSP) FL=931.98 INV=928.98 1 1 1 0 1 I 1 1 1 1 1 1 1 I 11.250 DIP BENDS 6"X6" DIP TEE 2" Post (typ) -. p i 15" RC APRON INV=928.95 15LF (INC. RC APRON) 15" RCP @ 0.33% 0 POND OUTLET STRUCTURE (SE)INV=928.40 (NW)INV=929.00 22LF (INC. RC APRON) 15" RCP @ -5.23% 0 15" RC APRON INV=927.25 28LF (INC. RC APRON) 24" RCP ® 0.30% 0 73LF 18" PP ® 0.30% CB/MH #6 (3 48" DIA. (R -3508-C) FL=932.59 (NW)INV=928.24 174LF (S)INV=927.58 18" PP (NE)INV=927.58 A L J SUMP=923.58 ® 0.20% ^ A, d d p dp ❑❑� de p m A p o❑ ❑❑ d 61 LF 6" PVC---_,';° p (SDR 26) ® 5.00% 9 LF 6" PVC ---\; (SDR 26) ® 5.00% 6"X6" 6" PVC PVC WYE INV=924.70 JA !dj p O d d d p 52LF r / I 12" PP CSD 1.17% 6"-45° (2) 6"-45° 221 LF DIP BEND DIP BENDS 15" PP @ 0.20% >> >> >> >> >> >> 5. �I I I I II II I I I I I II II I I I I I II _ 0 a C CL 2 L-24" RC APRON INV=927.50 SANITARY SEWER CLEANOUT Q7 (INV=921.20) f >+7 Son MH A RE=931.04 A IE=917.4 '�7\1 6"X 6" PVC WYE 24" RC APRON INV=927.00 CONNECT TO EXISTING SANITARY SEWER MANHOLE 09 INV=919.00 44LF 6" PVC ^ (SDR 26) A @ 5.00% , 160LF (INC. (2) RC APRONS) 24" RCP @ 0.31 i A SANITARY^ A SEWER A CLEANOUT (2 (INV=924.25) A ^ A ^ A II ^ A ^ CB/MH 2� �__� __�_� CB/MH 3� # 48" DIA. (R -3508-C) FL=931.95 (NW)INV=928.37 (E)INV=928.37 SUMP=924.37 o O O I hereby certify that I I report was = 0 prepared by me or Ia and that I TAE am a duly Licensed Professional Engineer under the laws of the State of Mi ta. R -3508-C CASTING ASSEMBLIES SHALL INCLUDE A 6" FRAME CIO (ESS BROTHERS). I CORRUGATED POLYPROPYLENE PIPE (PP) FOR STORM SEWER ~ SHALL BE DUAL -WALL CONFORMING TO ASTM F2881, OR I - = 1 Date 5/7/18 Lic. No. 43362 CJJ CORRUGATED COUPLINGS SHALL NOT BE ALLOWED. PIPE a BEDDING SHALL BE PER(_4__. C5 o 0 I - U VERIFIED PRIOR TO THE START OF CONSTRUCTION. �2 TIE ALL PIPE JOINTS. 03 CB #4 --� I 27" DIA. Z CONSTRUCT CATCH BASIN PER _2 m (R-3250-DVSP) 1 © CONSTRUCT POND OUTLET STRUCTURE PER 2 C3 07 o FL=931.90 ® WET TAP THE EXISTING 12" DIP WATERMAIN FOR THE 6" INV=928.90 � CORE DRILL EXISTING MANHOLE AND INSTALL A WATERTIGHT a J CONSTRUCT HYDRANT AND VALVE PER CITY SPECIAL DETAIL HU -W-1, SHOWN ON SHEET C3. m 1 P-0 JL_ 1 ar � o _ m � N 1 I ' I I - m I 1 CONNECT TO EXISTING WATERMAIN 10® CB/MH #5 48" DIA. (R -3250 -DVS P) FL=932.65 (W)INV=928.46 1 (SE)INV=928.46 1 1 SUMP=924.46 1 I >> 1 48L 15" PP @0.30% P -OH P -OH - DIP CL 52 6 " ( ) 6" GATE VALVE AND BOX WATERMAIN, _ 6" GATE VALVE AND BOX AND HYDRANT( 1 r 6"-22.5° AND CIO i T I m 64LF (INC. (2) METAL ' SAFETY APRONS) 18" CAS ® 0.05% I °j (N)INV=929.43 (S)INV=929.46 I '� I -^ 0 I I i a I I I / X I o i a I _ o I I i = 1 I o C) a I I I� 0 1 i Ia I Io I) m � I ' I DATE REVISION 6 1 18 PLAN REVISIONS PER CITY REVIEW 6413418 PLAN REVISIONS PER MN DOT REVIEW 6/15/18 PLAN REVISIONS PER MN DOT REVIEW = 6" DIP (CL WATERMAIN 1 CB #1 ® 1 27" DIA. (R-3250-DVSP) FL=931.98 INV=928.98 1 1 1 0 1 I 1 1 1 1 1 1 1 I 11.250 DIP BENDS 6"X6" DIP TEE 2" Post (typ) -. p i 15" RC APRON INV=928.95 15LF (INC. RC APRON) 15" RCP @ 0.33% 0 POND OUTLET STRUCTURE (SE)INV=928.40 (NW)INV=929.00 22LF (INC. RC APRON) 15" RCP @ -5.23% 0 15" RC APRON INV=927.25 28LF (INC. RC APRON) 24" RCP ® 0.30% 0 73LF 18" PP ® 0.30% CB/MH #6 (3 48" DIA. (R -3508-C) FL=932.59 (NW)INV=928.24 174LF (S)INV=927.58 18" PP (NE)INV=927.58 A L J SUMP=923.58 ® 0.20% ^ A, d d p dp ❑❑� de p m A p o❑ ❑❑ d 61 LF 6" PVC---_,';° p (SDR 26) ® 5.00% 9 LF 6" PVC ---\; (SDR 26) ® 5.00% 6"X6" 6" PVC PVC WYE INV=924.70 JA !dj p O d d d p 52LF r / I 12" PP CSD 1.17% 6"-45° (2) 6"-45° 221 LF DIP BEND DIP BENDS 15" PP @ 0.20% >> >> >> >> >> >> 5. �I I I I II II I I I I I II II I I I I I II _ 0 a C CL 2 L-24" RC APRON INV=927.50 SANITARY SEWER CLEANOUT Q7 (INV=921.20) f >+7 Son MH A RE=931.04 A IE=917.4 '�7\1 6"X 6" PVC WYE 24" RC APRON INV=927.00 CONNECT TO EXISTING SANITARY SEWER MANHOLE 09 INV=919.00 44LF 6" PVC ^ (SDR 26) A @ 5.00% , 160LF (INC. (2) RC APRONS) 24" RCP @ 0.31 i A SANITARY^ A SEWER A CLEANOUT (2 (INV=924.25) A ^ A ^ A II ^ A ^ CB/MH 2� �__� __�_� CB/MH 3� # 48" DIA. (R -3508-C) FL=931.95 (NW)INV=928.37 (E)INV=928.37 SUMP=924.37 o O O I hereby certify that this plan, specification, or report was DESIGNED BY: prepared by me or under my direct supervision and that I TAE am a duly Licensed Professional Engineer under the laws of the State of Mi ta. R -3508-C CASTING ASSEMBLIES SHALL INCLUDE A 6" FRAME DRAWN BY: (ESS BROTHERS). 0 CORRUGATED POLYPROPYLENE PIPE (PP) FOR STORM SEWER TAE SHALL BE DUAL -WALL CONFORMING TO ASTM F2881, OR - CHECKED BY: Date 5/7/18 Lic. No. 43362 CJJ 0 1. MAINTAIN A MINIMUM OF 7.5 FEET OF COVER OVER THE 0 2. 0 PROPOSED BUILDING PRIOR TO CONSTRUCTION. x s > San MH RE=932.16 IE=918.3 # 48" DIA. (R -3508-C) FL=932.31 (W)INV=927.93 (N)INV=927.93 SUMP=923.93 D > > > > 10" (per plan) Hakanson Anderson Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763-427-5860 FAX 763-427-0520 www.hakanson-anderson.com > A A San MH S 5r, A� RE=932.34 c IE (W)=917.9 IE (N)=917.8 Too 4" PVC DroD TGK AUTOMOTIVE I 20 0 20 40 SCALE IN FEET GENERAL NOTES: 1. MAINTAIN A MINIMUM OF 7.5 FEET OF COVER OVER THE WATERMAIN. WATERMAIN THRUST BLOCKING SHALL BE PER 4 C3 2. VERIFY SEWER AND WATER SERVICE LOCATIONS AT THE PROPOSED BUILDING PRIOR TO CONSTRUCTION. 3. R-3250-DVSP CASTING ASSEMBLIES SHALL INCLUDE A 4" FRAME. 4. R -3508-C CASTING ASSEMBLIES SHALL INCLUDE A 6" FRAME (ESS BROTHERS). 5. CORRUGATED POLYPROPYLENE PIPE (PP) FOR STORM SEWER SHALL BE DUAL -WALL CONFORMING TO ASTM F2881, OR AASHTO M330 AND STRUCTURAL REQUIREMENTS OF AASHTO LRFD BRIDGE DESIGN SPECIFICATIONS -SECTION 12. 24" RC APRON CONNECTIONS SHALL BE MADE WITH BELL AND SPIGOT JOINTS. CORRUGATED COUPLINGS SHALL NOT BE ALLOWED. PIPE INV=927.50 BEDDING SHALL BE PER(_4__. C5 REFERENCE NOTES: 0 SIZE AND LOCATION OF EXISTING WATERMAIN SHALL BE VERIFIED PRIOR TO THE START OF CONSTRUCTION. �2 TIE ALL PIPE JOINTS. 03 ALL WATERMAIN SHALL BE ENCASED IN POLYETHYLENE. POLYETHYLENE SHALL CONFORM TO THE REQUIREMENTS OF CEAM 2611.2E. ® CONSTRUCT CATCH BASIN PER _2 05 CONSTRUCT MANHOLE PER 1 C5 © CONSTRUCT POND OUTLET STRUCTURE PER 2 C3 07 CONSTRUCT SANITARY SEWER CLEANOUT PER(_3_'. C5 ® WET TAP THE EXISTING 12" DIP WATERMAIN FOR THE 6" WATER SERVICE. _ 09 CORE DRILL EXISTING MANHOLE AND INSTALL A WATERTIGHT BOOT. 10 CONSTRUCT HYDRANT AND VALVE PER CITY SPECIAL DETAIL HU -W-1, SHOWN ON SHEET C3. UTILITY PLAN SHEET C8 OF C12 CITY OF HUGO, MINNESOTA SHEETS 4251.01 i P ti Ir n V SEE BELOW I + ++ 1++++ ++ + +++\ + + + + + + + + + + + * + t t + t t t 4+..+ + + + + + t t t t+ +�� 4 ++ +1 + +++ ++++4+++ + + + + + + + + + + 4 + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +t+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +1+ + + ++ + + + + + + + + + + + + + + + I+ +9) + + + + + + + + + + ++++++ + ++++++44+ ++ ++++++++++++44 ++ ++++++++++++++ +++++++++++++++++4+ I / 1 Il 1 i +++++++++++++++++ c# / ^ + +++++++++++++++�+ / + + + + + + + + + + + +++++++++++++++1+ + 4444+++�+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +1 + +++++4 4 4 4 4 + 4 ++ + +1 ++ 44 ++++ +++++++++++++++ + + +++++[+++++++++++++++++++++ +++++++++++++++ 1 > + + + + + + + + + + + + + + + + +1+ + + + + + + + + ++++++++++ + + + + + + + + + + + + + + + + + + + +1++ t t 4 4 4 4+++ t + + + + 4 t t t t + 4 4 4++ la's+4 + +' ++++ ++ A6 n 91 I Z I I I 1 1 / 1 I � W CHECKED BY: CJJ I I � 1 I I 41 1 I � 1 I 0 ++ / Lel 1 � 1 / I I I 1 I I I 1 1 I 1 1 � I I (0 1 1 / 44# I � / / + + + + Q / 3 / + 41 0 / I = i 4444++f- 4 � vvvvv v I I _ SEE BELOW I + ++ 1++++ ++ + +++\ + + + + + + + + + + + * + t t + t t t 4+..+ + + + + + t t t t+ +�� 4 ++ +1 + +++ ++++4+++ + + + + + + + + + + 4 + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +t+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +1+ + + ++ + + + + + + + + + + + + + + + I+ +9) + + + + + + + + + + ++++++ + ++++++44+ ++ ++++++++++++44 ++ ++++++++++++++ +++++++++++++++++4+ I / 1 Il 1 i +++++++++++++++++ c# / ^ + +++++++++++++++�+ / + + + + + + + + + + + +++++++++++++++1+ + 4444+++�+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +1 + +++++4 4 4 4 4 + 4 ++ + +1 ++ 44 ++++ +++++++++++++++ + + +++++[+++++++++++++++++++++ +++++++++++++++ 1 > + + + + + + + + + + + + + + + + +1+ + + + + + + + + ++++++++++ + + + + + + + + + + + + + + + + + + + +1++ t t 4 4 4 4+++ t + + + + 4 t t t t + 4 4 4++ la's+4 + +' ++++ ++ A6 n 91 DESIGNED BY: TAE I I I 13/18 PLAN REVISIONS PER MN DOT REVIEW 1 / 1 I 1 CHECKED BY: CJJ I � / I I W ----------/ 9) 1 ++ I / / / I I I 1 I I I I 1 1 I 1 1 / I 1 1 +ttttttt 44# 4 + + + + + + + 41 1 9) 4444++f- 4 ii vvvvv v -L _ SEE BELOW I + ++ 1++++ ++ + +++\ + + + + + + + + + + + * + t t + t t t 4+..+ + + + + + t t t t+ +�� 4 ++ +1 + +++ ++++4+++ + + + + + + + + + + 4 + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +t+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +1+ + + ++ + + + + + + + + + + + + + + + I+ +9) + + + + + + + + + + ++++++ + ++++++44+ ++ ++++++++++++44 ++ ++++++++++++++ +++++++++++++++++4+ I / 1 Il 1 i +++++++++++++++++ c# / ^ + +++++++++++++++�+ / + + + + + + + + + + + +++++++++++++++1+ + 4444+++�+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +1 + +++++4 4 4 4 4 + 4 ++ + +1 ++ 44 ++++ +++++++++++++++ + + +++++[+++++++++++++++++++++ +++++++++++++++ 1 > + + + + + + + + + + + + + + + + +1+ + + + + + + + + ++++++++++ + + + + + + + + + + + + + + + + + + + +1++ t t 4 4 4 4+++ t + + + + 4 t t t t + 4 4 4++ la's+4 + +' ++++ ++ A6 n 91 DESIGNED BY: TAE 1 18 PLAN REVISIONS PER CITY REVIEW 13/18 PLAN REVISIONS PER MN DOT REVIEW DRAWN BY: TAE Date 5/7/18 Lic. No. 43362 CHECKED BY: CJJ 4 4 + 4 W ----------/ ++ 44444 ++ +++4 ++ 44 +444444444+++444+44+ 4 +++t++4++++++++++++ ++ 444 +ttttttt 44# 4 + + + + + + + 41 4444++f- 4 +� vvvvv v . 4 + \i \i \i ./ ./ \/ \i \ \i ./ \/ + I CNN4 4 g3D u �/ �/ �/ �/ \� \� \� \� I + 4 4 4 t t ++++4 4 + 4 v v v u u u u uGc/ u +1+ I u u v v v v v v v v v v + + +4 + t 3 + u u u u u u u u u u v u u I4 \ X, IV�\�\�vv��� \ +++ \/\/ +5 + +++ + +/+ 933 ++ ++++ +++t+++++1+++ ++ +/ + + + + ++++ 1+ + ++ + +t + + + / + + + + + + + + + + + + + + + + + + + + + 7+++++4444+y+I++++++++ t++++t+++�++++ ��++++++++++++++++ ++ + +t+++++t+++++++++++++,+++++t+++++++++++++t++++++++.+++t++++++++++++ 4444+ y +/+ + + + + + + + + + + + + + + + + + + + t + + + + + + + + + + + + + + + + + + + + + + + + + + + + + v v + * .. t + + + + + t + + +/* + + + + + + + + + + + + + + + + + + + t + + + + + + + + + + + + + + + + + + t t + + + + + + v v + + + + + + + + + .. + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + v v v v v v v v ++- +tttt+t ++\++++++ttt+++++++++++4444++++++++++4444++ +++ + + + + + + + + + + + + + +\ + + + + + t t/�. + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + 4444+++ +t+ + +t+t+++t+++++++414 4\t++t+ttt t + + + t + + + + + +l+J+ t I t\+ + + + t IF 4 +\+ t vvvvvvvvvvvvvvvv \�uu\ \ u�vv�uuuuu \ / / vv u v \�\� vvvvvuvN/N/vvu\' t + + + + + t + t + �/ \ + t IM t 4 ././vv./` t+ + + + + + + +(� \ t t u uuuu�vv�uuuuu�vv��uuuu� + + ++7+++++++++++++++++ + + + + +//vvuvvvvv./vvuuvvvv.//vvvvvvvv./vv././vvvvv./vvvvvvvv./vv./vvvv�cd + + +++ +++++++++++ / \./vvvvvvvv./vv././vvvv././vvvvvvvv./vv././vvvvv./vvvvvvvv./vv./vvvv�� ;:::+ +++++++++++ +/++++ ++++++++t* / 1 // v + + + + + + + + + + /\A.6+ + + + s ++++++++++++++++++ �+++ +y 1 \/ 2" Post (typ) ` 00 / J / �p U.S. HIGHWAY 61 (FOREST BOULEVARD N.) --------- 933 ----------------- ---------- 933 �k� ---= \,17 I 11 11 1 I 1 1 1 I 1 1 1 I 1 1 1 I 1 1 1 I 1 1 I ATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the Stateof Mi ta. f_/9 DESIGNED BY: TAE 1 18 PLAN REVISIONS PER CITY REVIEW 13/18 PLAN REVISIONS PER MN DOT REVIEW DRAWN BY: TAE Date 5/7/18 Lic. No. 43362 CHECKED BY: CJJ /�.� � ,��_�� _ /1�/1 i�tc"t';►\o/1111�(%i►1ls'(/I �� '11 �u o � ,,-932-- --�.�------------------- �jJ.r--------------------------------------- 077 *+ +*++*4444*4444**}+}+� ++*+++ *+++ *+++ *+++ *+ + + ++++*+*++*+ ++ +++*++ *+++++++++ *4444*4444 +++ ++*f} ++ + +I r +++* ++* 4444* +* ++* +++ }+�\+++* +++++++* i ++ 4444 ++*+ ++*4444*4444*+++4. 4- Hakanson Anderson Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763-427-5860 FAX 763-427-0520 www.hakanson-anderson.com 30 0 30 60 SCALE IN FEET LEGEND PROPOSED BITUMINOUS PAVEMENT PER 1 ` C2 +++++++++++++++++ SEED MIX 25-131 (220 POUNDS/ACRE) +++++++++++++++++ BONDED FIBER MATRIX (3500 POUNDS/ACRE) TYPE 1 FERTILIZER (300 POUNDS/ACRE) SEED MIX 25-141 (59 POUNDS/ACRE) CATEGORY 0 EROSION CONTROL BLANKET TYPE 1 FERTILIZER (300 POUNDS/ACRE) SEED MIX 33-261 (35 POUNDS/ACRE) vvvvvvvvvvv BONDED FIBER MATRIX (3500 POUNDS/ACRE) TYPE 1 FERTILIZER (300 POUNDS/ACRE) n I SOD �i TYPE 1 FERTILIZER (300 POUNDS/ACRE) GENERAL NOTES: 1. SEE SHEET C10 FOR TURN LANE PAVING INFORMATION. 2. PLACE A MINIMUM OF 3" OF TOPSOIL OVER ALL DISTURBED AREAS. SEEK1 FOR INFILTRATION C3 BASIN TOPSOIL REQUIREMENTS. 3. SEE THE LANDSCAPE PLAN FOR PLANTING AND RESTORATION DETAILS ADJACENT TO THE BUILDING. - — --932---. ----- 3� _-----,--_-- 3 - -_ **++ ++** **+ *++* **++ **+* W + + + * + + + * + } + + + + * + * + * + * + * + * + * + + + * * + + ** + + * 4-+ * * + + * * + + * + + t * + + + 4444 **+* *++* **++ +++* +*++ +*+* +*++ +++* +*++ ++*+ + + + + * + * + * + * * * * + * 4-* + * * * +++* *+* }*++*++*++}+++*++*++}++* *++**+}++* *++**+++**+++**+++**+}*+*+++ + * ++ *+*+ **++ *+*+ +*++ *+++ 4444 *++* +*++ *++* ++++4444+AL *+++*+ \++ 30 0 30 60 + 1► SCALE IN FEET SEE ABOVE TGK AUTOMOTIVE RESTORATION AND PAVING PLAN SHEET C9 OF C12 CITY OF HUGO, MINNESOTA SHEETS 4251.01 T) 70 F.r. 0+00 M 1+00 REMOVE EXISTING LANE LINE -------- -----------------932----1 30- - /I z T -BUR _930- T -BUR T -BUR T -J ldR G G T� BUR G T -BUR / T -BUR G FP-d41R®IRS �R P-0nF�-817R� P -OH FO -BUR P -OH - I I I I I I LEGEND EXISTING BITUMINOUS PAVEMENT SEDIMENT CONTROL LOG PER C4 DRAINAGE ARROW 1+00 -----------------------932------Q, i IR T -BUR T -BUR T-�l�R G G SUR T- BUR G T -BUR / T -BUR i ? -F@H-Ei iR P-0 0-BC7F� _ p -OH FO -BUR P -OH - I I I I I 18"CMP I �. T -B 1 1 1 1 1 1 >> 18"CMP I Y U.S. HIGHWAY 61 (FOREST BOULEVARD N.) 4+00 SAWCUT AND REMOVE BITUMINOUS PAVEMENT 0 N + 11 CL W 5+00 5+20 1 1 1 1 r�-rj�� - - - - - - l r� 1 �� �� �1 r r �1 r �� (��� — �T �� 1r 1r � 1 N------------------- ---------------- 1 1 1 --_--------�_ 932-- g3 _ 932- -930 3Z - = __ — -- — _ _-- _-���_- =-g — ---� --931 �--------------- -930 --^N 1�cnn�� -W J \ r s, \ y EE�292 �rr�l E=929.53 931--_- - _ — — - \ \ n� i ' 1 1 r j — — — — — — r r�� F�--929.4` ----------- G J q �1 r 931-------_ � — FES �r�1 r � \ x1 1 G T -BUR -BURR -��� G T( BUR - UR � "�____GP�,932\ E=929.4 T -BUR CD UR T -BUR T -BUR T -BUR �\ �T-BUR - R T -BUR - T_ \ / G G G T—RHR G _ RG Q1 IP FO- R P -OH FO-g� OH 1-n� \ /R �� P -OH P- P -OH P -OH P`"OH P-0 j� H a IT i Cr�C i 1 �� REMOVE STORM C r��� �r�� �Cr rC�� SEWER PIPE ��� ����� �C -C do EXISTING TOPOGRAPHY AND REMOVALS PLAN PROPOSED o 4" SOLID LINE TURN LANE N WHITE-EPDXY U.S. HIGHWAY 61 (FOREST BOULEVARD N.) + 3 II C2 0 3+00 4+00 5+00 5+20 I -.` -------------932-- ------ ------ -932 =_ \ 930 �----------------930 -- ----------_931-- -- �'91�\ T -BURT -BUR T -BUR T -BUR T -BUR UR P- H \ FO -BUR P -OH FO -RIR OH Fn I \ /P 7 1 1 I RECONSTRUCT 1 1 1 GRAVEL DRIVEWAY 1 1 1 1 1 1 1 1 1 1 1 , I' • —930 -�- • 1�ArmmrwArm •« �_ 00T -BURT •, . . P -OH 44LF (INC. (2) METAL SAFETY APRONS) 18" CAS ® 0.14% (S)INV=929.53 (N)INV=929.47 GRADING, DRAINAGE AND EROSION CONTROL PLAN P -/OH co w _ _w co I --\\932--'/\\ N C W w __Jt_1W000'0� 20 0 20 40 SCALE IN FEET T -BUR T 10 T-71 DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Mi ta. DESIGNED BY: TAE Hakanson A CIVII Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763-427-5860 FAX 763-427-0520 www.hakanson-anderson.com TGK AUTOMOTIVE HIGHWAY 61 TURN LANE CONSTRUCTION PLAN CITY OF HUGO, MINNESOTA SHEET C 1 0 of C 12 SHEETS 6 1 18 PLAN REVISIONS PER CITY REVIEW 6 13 18 PLAN REVISIONS PER MN DOT REVIEW DRAWN BY: TAE 6/15/18 PLAN REVISIONS PER MN DOT REVIEW Date 5/7/18 Lic. No. 43362 CHECKED BY: CJJ 4251.01 :■ O LO N CD z w Li z E C 0-z Ln w N � O I Ln c N O N LJ _Q �> 4251.01 1+50 3+00 4+50 936 936 936 936 936 936 932 — — — 932 932 \ 932 932 _ 932 928 928 928 928 928 928 9261 1 1 1 1 1926 9261 1 1 1 1 1926 9261 1 1 1 1 1926 0 20 40 0 20 40 0 20 40 1+00 2+50 4+00 936 936 936 936 936 936 932 932 932 932 932 932 \ _ _ 928 928 928 928 928 928 926 926 926 926 926 926 0 20 40 0 20 40 0 20 40 0+50 2+25 3+50 936 936 936 936 936 936 932 \ 932 932 932 932 932 928 928 928 928 928 928 926 926 926 926 926 926 0 20 40 0 20 40 0 20 40 0+00 2+00 3+38 5+00 936 936 936 936 936 936 936 936 \ 932 932 932 \ 932 932 — 932 932 932 — 928 928 928 928 928 928 928 928 926 926 926 926 926 926 926 926 0 20 40 0 20 40 0 20 40 0 20 40 DATE REVISION I hereby certify that prepared by me or a duly Licensed this plan, specification, or under my direct supervision Professional Engineer under report was and that I the laws DESIGNED BY: TAEC Hakanson Andersonam HIGHWAY 61 TURN LANE SHEET 1 1 of the state of Mi ta. 3601 Civil Engineers and Land Surveyors Thurston Ave., Anoka, Minnesota 55303 763-427-5860 FAX 763-427-0520 www.hakanson—anderson.com TGK AUTOMOTIVE CROSS SECTIONS CITY OF HUGO, MINNESOTA of C12 SHEETS DRAWN BY: TAE Date 5/7/18 Lic. No. 43362 CHECKED BY: CJJ 4251.01 V=0 - - 15"R« 00 \ - N \ W \ I I 1 1 1 � I 1 1 1 1 1 1 1 1 1 1 1 1 1 600' 600' 50' 50' 50' 1------------ ----------- - 50' U.S. HIGHWAY 61 (FOREST BOULEVARD N.) 375' ------933---------------------------------933-- ----------- ---- N 933 933 - - = - - - - - - - - - -- - » 18"CMP °----`------- =932— 931 -- --�� —� 930 > 930 ---__1 ____ , 1� �- — ------------------930 _ i 930- ----------------- 93-� ------ 1T o I 1 1 1 =00 o 0 I 11 1 1 I 1 1 opo I 1 1 1 I 1 1 1 I 1 1 1 I 11 1 1 I 1 1 1 I 1 1 I 1 1 1 I 11 1 1 EXISTING TRAVEL LANE PORTABLE PRECAST CONCRETE BARRIER PER MN/DOT STANDARD PLATE 8337 BARRIER PLACEMENT DETAIL FOG LINE 375LF PORTABLE PRECAST CONCRETE BARRIER PER MN/DOT STANDARD PLATE 8337. PIN CONNECTION SHALL INCLUDE RETAINER BOLT AND NUT. 1002 1-----------� r---------------------------------------- /r 1 // \ / to N M 25' 1 25' 1 25' 1 25' 1 25' - — — ^ _ _ =�33 _-----------932--- 932 ---- J3� -- — — ice _----- - 3�------ ---- -g �\ 931---- '--- -- �_----X30--- ----�9 930-7,—, ---- - -18CMP '93o- J3(�930 _ ^�\ /--------931--------------19 931—� / I I --- ---- -- -- r - C_ 3 3'' \ �30J LEGEND WORK ZONE • TYPE B CHANNELIZER (DRUM) GENERAL NOTES: 1. SHOULDER CLOSURE SHALL BE PER LAYOUT 8 OF THE TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS FIELD MANUAL. 2. MAINTAIN A MINIMUM LANE WIDTH OF 9 FEET ON NORTHBOUND HIGHWAY 61. REFERENCE NOTES: 10 SEE(-1'FOR BARRIER PLACEMENT DETAIL. C12 02 CONTRACTOR SHALL INSTALL A TEMPORARY CRASH CUSHION ON EACH END OF THE BARRIER. CRASH CUSHION SHALL MEET THE REQUIREMENTS OF THE QUADGUARD CZ SYSTEM AS MANUFACTURED BY ENERGY ABSORPTION SYSTEMS, INC. OR APPROVED EQUAL. DESIGN LENGTH OF THE CRASH CUSHION SHALL BE DETERMINED BY THE MANUFACTURER'S ENGINEER AND SHALL BE DESIGNED FOR A 45 MPH SPEED LIMIT. -930-\ 30 0 30 60 SCALE IN FEET DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Mi .ta. aul DESIGNED BY: TAE \ TGK AUTOMOTIVE HIGHWAY 61 TURN LANE TRAFFIC CONTROL PLAN CITY OF HUGO, MINNESOTA SHEET C 1 2 of C 12 SHEETS 6 1 18 PLAN REVISIONS PER CITY REVIEW 6 13/18 PLAN REVISIONS PER MN DOT REVIEW DRAWN BY: TAE 6/15/18 PLAN REVISIONS PER MN DOT REVIEW TIMOTHY A.4CHECKED Date 5/7/18 No. 43362 BY: CJJ 30 0 30 60 SCALE IN FEET DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Mi .ta. aul DESIGNED BY: TAE Hakanson A Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763-427-5860 FAX 763-427-0520 www. hakanson-anderson.com TGK AUTOMOTIVE HIGHWAY 61 TURN LANE TRAFFIC CONTROL PLAN CITY OF HUGO, MINNESOTA SHEET C 1 2 of C 12 SHEETS 6 1 18 PLAN REVISIONS PER CITY REVIEW 6 13/18 PLAN REVISIONS PER MN DOT REVIEW DRAWN BY: TAE 6/15/18 PLAN REVISIONS PER MN DOT REVIEW TIMOTHY A.4CHECKED Date 5/7/18 No. 43362 BY: CJJ 4251.01 ' I �Fi= r.nt11 i=nR I 11, FES IE=929.43 I I I I I a 1 I 1 1 I 1 1 1 I 1 1 = 1 1 o I 1 I I 1 I I I I 1 / 1 20 10 0 10 20 40 NORTH SCALE IN FEET DRAWING NAME NO. BY DATE REVISION Landscape Plan 01 MK 01JUN18 REVISED PER CITY COMMENTS DRAWN BY MK CHECKED BY KN DATE USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE) OF INFORMATION OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT NORBY & ASSOCIATES LANDSCAPE ARCHITECTS INC.'S EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY NORBY & ASSOCIATES LANDSCAPE ARCHITECTS INC. OF ALL RESPONSIBILITY. NORBY & ASSOCIATES LANDSCAPE ARCHITECTS INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITIMATE USE. F I hereby certify that this plan, specification or repo was prepared by me or under my direct supervision and that I am duly registered Lan sc e Architect under the laws of the State of Min a Signed: Date: 06-01-18 Registration #: 20144 I I ASI a Populns trew7doides 2.5" BB \\ SINGLE STRAIGHT LEADER HLI 1 G}editsia triacont}jos 'skOine' S 2 m RBI '=929.18 Betarla nigra 8' BB 2 MULTI - STEM IO "' Swamp Whit Oak Onercrrs bicolor 2 1 I SINGLE STRAIGHT LEADER TOTAL S CONIFEROUS CODE COMMON BOTANICAL CONT QTY DETAIL BHI Black Hills Spruce rn 6' BB 6 NSI Norway Spruce picea abies 6' BB < RPI Red Pine pines resinosa 6' BB 4 WPI White Pine pima strobrrs N �O .1 TOTAL 15 ORNIMENTAL CODE COMMON BOTANICAL CONT QTY DETAIL CA Harvest Gold mrallrs x "ha,go_aw' 2.5" BB n SINGLE STRAIGHT LEADER TOTAL S C, o s c� o F / IE 92 .24 a P—OH 1 I _ m � c� I 1 / N M rn Z ~ ' 1 1 ' I �Fi= r.nt11 i=nR I 11, FES IE=929.43 I I I I I a 1 I 1 1 I 1 1 1 I 1 1 = 1 1 o I 1 I I 1 I I I I 1 / 1 20 10 0 10 20 40 NORTH SCALE IN FEET DRAWING NAME NO. BY DATE REVISION Landscape Plan 01 MK 01JUN18 REVISED PER CITY COMMENTS DRAWN BY MK CHECKED BY KN DATE USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE) OF INFORMATION OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT NORBY & ASSOCIATES LANDSCAPE ARCHITECTS INC.'S EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY NORBY & ASSOCIATES LANDSCAPE ARCHITECTS INC. OF ALL RESPONSIBILITY. NORBY & ASSOCIATES LANDSCAPE ARCHITECTS INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITIMATE USE. F I hereby certify that this plan, specification or repo was prepared by me or under my direct supervision and that I am duly registered Lan sc e Architect under the laws of the State of Min a Signed: Date: 06-01-18 Registration #: 20144 I I ASI Quacking Aspen Populns trew7doides 2.5" BB \\ SINGLE STRAIGHT LEADER HLI 1 G}editsia triacont}jos 'skOine' 2.5" BB San MH A RE=931.04 B 1 A IE=917.4 / A J r PH \ n \ RP \ N 1 \ tp C \ (DA \ cN \ A NSA \ / \ H1 A \ A A A A A ,/III fill 9,312 A Norby & Associates Landscape Architects, Inc. 100 East Second St Suite 200 Chaska, MN 55318 (952) 361-0644 / www.norbylandscape.com TREE SCHEDULE DECIDUOUS OVERST DRY CODE COMMON BOTANICAL CONT QTY DETAIL ASI Quacking Aspen Populns trew7doides 2.5" BB 3 SINGLE STRAIGHT LEADER HLI Honey locust G}editsia triacont}jos 'skOine' 2.5" BB 2 SINGLE STRAIGHT LEADER RBI River Birch (Clump) Betarla nigra 8' BB 2 MULTI - STEM W01 Swamp Whit Oak Onercrrs bicolor 2.5" BB I SINGLE STRAIGHT LEADER TOTAL S CONIFEROUS CODE COMMON BOTANICAL CONT QTY DETAIL BHI Black Hills Spruce picea glanca densata 6' BB 6 NSI Norway Spruce picea abies 6' BB 2 RPI Red Pine pines resinosa 6' BB 4 WPI White Pine pima strobrrs 6' BB .1 TOTAL 15 ORNIMENTAL CODE COMMON BOTANICAL CONT QTY DETAIL CA Harvest Gold mrallrs x "ha,go_aw' 2.5" BB S SINGLE STRAIGHT LEADER TOTAL S PLANTING REQUIREMENTS: DECIDUOUS: 1 TREE PER 200LF= 8 TREES CONIFEROUS: 1 TREE PER 100LF= 15 TREES ORNAMENTAL: 1 TREE PER 200LF= 8 TREES SHRUBS: 1 SHRUB PER 30LF= 47- (10%) 42 GENERAL NOTES: ALL TREES SHALL HAVE A MINIMUM DEPTH OF 6" HARDWOOD BARK MULCH 6' DIAMETER RING AROUND THE BASE OF THE TREE. KEEP MULCH OFF TREE TRUNK. ALL TREE PITS AND BACK FILL SHALL BE FREE OF CLASS V OR SIMILAR MATERIAL. TREES ARE TO BE BACKFILLED WITH NATIVE ON SITE TOPSOIL. WIDTH OF 56" OF SOD BEHIND CURB. TREE CALCULATIONS ARE BASED UPON CITY CODE AND ONE TREE EQUALS 2.5 CALIPER TREE INCHES. FOR TREES SMALLER THAN 2.5 CALIPER TREE INCHES MULTIPLE TREES USED TO GET EQUAL CALIPER TREE INCHES. THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED TO BE UNSATISFACTORY BEFORE, DURING OR AFTER INSTALLATION THE LANDSCAPE CONTRACTOR SHALL REPAIR ALL DAMAGE TO THE SITE CAUSED BY INSTALLING THE LANDSCAPE ELEMENTS AT NO COST TO THE OWNER THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FIELD VERIFICATION OF ALL EXISTING UTILITIES, BY CALLING GOPHER ON STATE PRIOR TO BEGINNING WORK. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF ALL DAMAGED UTILITIES AS A RESULT OF LANDSCAPING CONSTRUCTION AT NO COST TO THE OWNER FOR TREES/ SHRUBS SCHEDULES, IF THERE ARE DISCREPANCIES BETWEEN THE NUMBER SHOWN ON THE PLAN AND THE NUMBER SHOWN ON THE SCHEDULE, THE PLAN SHALL TAKE PRECEDENCE SEE CIVIL FOR GROUND COVER CITY PROJECT NO. HUGO) MINNESOTA FILE NO. LANDSCAPE PLAN XX -XX TGK AUTOMOTIVE LP1 SULLIVAN-DAY CONSTRUCTION I LP3 10 5 0 5 10 20 NORTH SCALE IN FEET DRAWING NAME NC Landscape Plan 01 DRAWN BY MK CHECKED BY KN DATE 05/07/18 INSTALATION SPECS: PLANTING BED SQUARE FOOTAGE (SQFT) BARK MULCH- 1950 SQFT ROCK MULCH- 675 SQFT EDGING LINEAR FOOTAGE (LF): VINYL EDGING- 100 LF BY I DATE I REVISION MK 01 JUN 181 REVISED PER CITY COMMENTS INSTALATION NOTES: CONTRACTOR SHALL EXCAVATE SOIL IN LANDSCAPE BEDS, REPLACE WITH UNSCREENED TOP SOIL AND 3" OF DOUBLE SHREDDED HARDWOOD BARK MULCH, CHOCOLATE IN COLOR ALL EDGING TO BE STAKED 7' ON CENTER HORIZONTALLY AS SHOWN ON DETAIL ALL MULCH SHALL BE MIXED WITH A PRE -EMERGENT HERBICIDE BEDS WITH ROCK MULCH AND PLANTS, ROCK MULCH SHALL NOT BE PLACE OVER ROOT BALL OR TOUCHING PLANT, BARK MULCH SHALL USED IN THOSE AREAS, SEE PLANTING DETAIL.S USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE) OF I hereby certify that this plan, specification or repor was prepared by me or under my direct INFORMATION OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT NORBY supervision and that I am duly registered Lanqsca4De Architect under the laws of the State of & ASSOCIATES LANDSCAPE ARCHITECTS INC.'S EXPRESS WRITTEN Min sofa AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY NORBY & ASSOCIATES Signed: LANDSCAPE ARCHITECTS INC. OF ALL RESPONSIBILITY. NORBY & ASSOCIATES LANDSCAPE ARCHITECTS INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES Date: 06-01-18 Registration #: 20144 OR LOSSES RESULTING FROM ILLEGITIMATE USE. Norby & Associates Landscape Architects, Inc. 100 East Second St Suite 200 Chaska, MN 55318 (952) 361-0644 / www.norbylandscape.com CITY PROJECT NO. HUGO) MINNESOTA SCHEDULE PERENNIALS CODE COMMON BOTANICAL CONT QTY DETAIL AJ sedum'Autuini iov S'edvia_e '.-frrrrrf?mJor' I GAL 43 Plant 18" O.C. CB Coral Bells 'Plumb Pudding' 1'rrcldin' 1 GAL 12 Plant 24" O.C. HF Hosta'Frances 1Villiams' Hocra meboldfaira 7•rances ft{lliafrrs` 1 GAL l Plant W' Q.C. KF Karl Foersters 0danragrosris i ucrrfilfrff cr 'Kaf•1Foeryler` I GAL 33$ Plant 24" O.C. LR Ligularia'Lirtle Rocket' IJ,gXlhrri.a 'J_irrle Rocker' l GAL -1 Plant l8" O.C. My Moonshinc YaiToN% Achifle" '-Woonshme' I GAL 95 Plant 18" O.C. SA Salvia'iklav Night' SaY0a x supeiha 'nrainachr' l GAL 143 Plant 34" O.C_ SHRUB CODE COMMON BOTANICAL CONT QTY DETAIL AH Annabelle Hydrangea 'Annabelle, 5 gal 2 BB Compact Bw7ring Bush _rr0rr;•rrrrrs alaIum 'C'orripacrrr.s 5 gal I BN Birds Nest Spruce Picea farariana '1:ricohles' 5 gal 2 ❑BH Dwarf Bush Honevsucle Dien•illialonicec -a 5 gal 330 NWR Nearly Wild Rose Rosa z '. eorli- 1t iId' 5 gal 2 PJN1 PJk1 Rhododendron Rfroclojendron'1'_JAf , 5 gal 2 5B servicebem Andechier•abriji)Iia 5 gal 1 = STEM W1\1 N-Tinuet Wie,ela lliigelio flopwla 'Alunfei' 5 gal 2 TOTAL 42 *perennial place holders are visual representations and should not be counted, see plant leaders and schedule for plant quantities. Plant leader count, takes precedence if there are discrepancies between plant leaders and schedule. LANDSCAPE PLAN TGK AUTOMOTIVE SULLIVAN-DAY CONSTRUCTION FILE NO. xx-xx LP2 LP31 Tree Pan tin q Detail NOT TO SCALE Perennial P antin NOT TO SCALE tion View Straight leader with even branching. Maintain tree in a plumb position throughout warranty period. Tree wrap to first branch. Match grade at which tree was originally grown with proposed grade. Install mulch — as noted on plan, 6" diameter (NO contact with tree trunk). Proposed grade. Remove burlap from top Y4 of root ball. Overdig hole a minimum of 6". Backfill with native soil. Undisturbed subgrade. Scarify bottom and sides of planting hole. Set root ball on subgrade. iew Top of root ball. Install mulch — as noted on plan Proposed grade — slope away from plant. Hand loosen roots of ALL containerized plant material. Undisturbed subgrade. Set root ball on subgrade. Detai 3'$ 12" 4— Shrub P antinq Detai NOT TO SCALE Section View Top of root ball. Overdig hole minimum of 9". Intsall Mulch — 3" depth (NO contact with shrub stems). Proposed grade. Hand loosen roots of ALL containerized plant material. Backfill with native soil. Undisturbed subgrade. Scarify bottom and sides of planting hole. Set root ball on subgrade. Section View Vinyl Edger Detai NOT TO SCALE Mulch as noted on plan. 6" vinyl edger. Proposed grade. Spikes installed horizontally 5' O.C. (5 stakes per 20' section). Backfill with native soil. Undisturbed subgrade. DRAWING NAME NO. I BY DATE REVISION USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE) OF INFORMATION OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT NORBY & ASSOCIATES LANDSCAPE ARCHITECTS INC.'S EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY NORBY & ASSOCIATES LANDSCAPE ARCHITECTS INC. OF ALL RESPONSIBILITY. NORBY & ASSOCIATES LANDSCAPE ARCHITECTS INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITIMATE USE. o was prepared by me or under my direct I hereby certify that this plan, specification or �Scp( supervision and that I am duly registered Lan e Architect under the laws of the State of Min a /' Signed: IAS4001 Date: 06-01-18 Registration #: 20144 Norby & Associates Landscape Architects, Inc. 100 East Second St Suite 200 Chaska, MN 55318 (952) 361-0644 / www.norbylandscape.com CITY PROJECT NO. LANDSCAPE PLAN TGK AUTOMOTIVE SULLIVAN—DAY CONSTRUCTION FILE NO. XX -XX Landscape Plan 01 MK 1 JUN 18 REVISED PER CITY COMMENTS --- DRAWN BY H U GO, MINNESOTA LP3 L P 3 MK CHECKED BY KN DATE 05/07/18 f� cn ■u LU 44 cn c E 0 U m cu 0 cu cc Revisions . m ON m � N C: � N m U U V. 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O 4--+ x LU 0 Q (D Y Page M of 1 TREE SIZE COMMENTS 5279 9 UNKNOWN DECIDIOUS 5280 9 UNKNOWN DECIDIOUS 5292 10 TWIN 5300 11 POPLAR 5301 12 POPLAR 5302 13 POPLAR 5303 11 POPLAR 5304 10 POPLAR 5306 8 POPLAR 5307 9 POPLAR 5308 8 POPLAR 5310 14 POPLAR 5319 12 POPLAR 5322 9 POPLAR 5323 9 UNKNOWN DECIDIOUS 5324 10 POPLAR 5325 9 POPLAR 5326 11 POPLAR 5328 9 POPLAR 5329 12 POPLAR 5330 10 POPLAR 5332 9 DEAD? 5338 8 POPLAR 5339 9 POPLAR 5340 12 POPLAR 5341 9 UNKNOWN DECIDIOUS 5342 10 UNKNOWN DECIDIOUS 5343 8 POPLAR 5344 9 POPLAR 5350 10 POPLAR 5357 10 POPLAR 5417 14 RED PINE 5418 12 RED PINE 5419 17 CEDAR 5420 12 RED PINE 5421 12 RED PINE 5422 12 RED PINE 5423 12 RED PINE 5424 13 RED PINE 5425 14 RED PINE 5426 12 UNKNOWN DECIDIOUS 5428 12 RED PINE 5429 12 CEDAR 5431 15 ASH 5432 8 CEDAR 5433 8 CEDAR 5434 8 CEDAR 5435 12 RED PINE 5436 8 RED PINE 5437 12 RED PINE 5438 12 RED PINE 5439 16 RED PINE 5440 12 RED PINE 5446 9 CEDAR 5448 9 CEDR 5449 8 CEDAR 5451 10 CEDAR 5452 10 CEDAR 5453 11 RED PINE 5454 9 RED PINE 5455 9 RED PINE 5456 9 DEAD TREE SIZE COMMENTS 5457 12 CEDAR 5459 10 CEDAR 5460 13 CEDAR 5462 8 CEDAR 5463 9 CEDAR 5464 8 CEDAR 5465 10 CEDAR 5466 9 CEDAR 5468 12 RED PINE 5469 12 RED PINE 5470 12 RED PINE 5471 9 RED PINE 5472 9 RED PINE 5473 12 RED PINE 5474 8 UNKNOWN DECIDIOUS 5475 12 RED PINE 5476 9 RED PINE 5477 15 RED PINE 5479 12 TWIN 5480 10 RED PINE 5481 8 ASH 5482 10 RED PINE 5483 15 RED PINE 5484 10 RED PINE 5485 9 RED PINE 5486 12 RED PINE 5487 13 RED PINE 5492 12 CEDAR 5493 12 UNKNOWN DECIDIOUS 5494 8 UNKNOWN DECIDIOUS 5495 10 CEDAR 5496 15 RED PINE 5498 13 RED PINE 5500 14 RED PINE 5501 8 UNKNOWN DECIDIOUS 5502 9 CEDAR 5503 9 CEDAR 5504 13 UNKNOWN DECIDIOUS 5505 9 RED PINE 5521 54 MAPLE 5528 30 MAPLE 5529 15 SPRUCE ALTA TABLE A NOTES: 8. SUBSTANTIAL FEATURES OBSERVED WHILE CONDUCTING THE FIELD WORK ARE SHOWN ON THE SURVEY. 16. NO EVIDENCE OF RECENT EARTH MOVING WORK OR BUILDING CONSTRUCTION WAS OBSERVED WHILE CONDUCTING THE FIELD WORK. 17. SURVEYOR IS UNAWARE OF ANY PROPOSED CHANGES TO STREET RIGHT OF WAY LINES. 18. NO WETLAND DELINEATION MARKERS SET BY A QUALIFIED SPECIALIST WERE OBSERVED WHILE CONDUCTING THE FIELD WORK. 19. PLOTTABLE OFFSITE EASEMENTS OR SERVITUDES, IF ANY ARE KNOWN TO THE SURVEYOR, ARE SHOWN ON THE SURVEY. 05 I I C61� ex o I I ' 4 --LINE _X_ FENCE PARALLEL WITH THE SOUTH LINE OF Q1 THE k THE NW 1/4 OF SECTION >a 2q, T31, 12,21 x g3o.7 o> CV o`er W � Xg2q.6 N89058'28" W I o ° FOUND 1/2" 1/2" IRON 325.23 +° �27q c� _� x PIPE AT PARCEL CV Pia g26.7X CORNER EX FES a the south line of said North Half of the Northwest Quarter x929.9 INV=g2q.2-` ro---- line of State Highway No. 61 as now widened to 1 1 1 feet; NW 1/4 OF SECTION 2q, T31, R21 I UT UNDERGROUND TELEPHONE 13 Hugo, as contained in the Utility Easement Grant, I 05 I o VICINITY MAP 4 --LINE _X_ FENCE PARALLEL WITH THE SOUTH LINE OF Q1 THE N 1/2 OF THE NW 1/4 OF SECTION >a 2q, T31, 12,21 O o> CV o`er W TRAFFIC SIGN Xg2q.6 N89058'28" W „ I 928 4x bh °�^� 325.23 +° �27q t - z _� X9283 X1128.4 Xg2q.0 P27.,6­-�-,, fl Pia g26.7X Xg2g.4 932,5 - A- X 5 X930.2 O X1129.6 29.8 929.4 I- 930 � ��j q2�' 5310 5322 VA 5350 m 932.5 4 9 931.0 �' 0 Xg2q.q 9� 5280 o0 �!i g30.g T�'E o° TREES LESS N 8" DIAMETER (0 o5, k 5308 V85323 hO P o E L/NE AND BRUSH IN S AREA �� P° + Xg2g8 53 0' g -- X930.7 g30.8rnti q 24 5343 66 - w o ` _ + T(zEE LINE �k 5306 9 0 s-APPROX. LOCATION OF U ' V� rn3 9310 AND UG (NOT FIELD M KED) x 45 � 932 5 A�\h o 931.1 EX FES 931.0 NV=g2q.2- o QU / o-) ou ou - k X 934.5 931.2 i6 X931.6 Qz q312 o ' + 831.2 J X g31.6 'z � g31.5� a 1 ' CVCID CQ 9 4 4 o x 1 -CUT OPP 831.3 ou 831.4 931.7 g31.7 g3Lq IGz U �O q31.5 j SIGN POST O� ♦ X 832.0 W 931.1 * co 1131.11 830.1 931.6 hJ I ' M - x6" POST 832.7 6 T o - (TYP.) J 932'7 / M X1131.9 QJ P°'./ 0( 34 X g2q.7 X g30.6 0535325 930 h�a o ? 1.5 )30 ? 4 98 93 533Q 929.6 X I I o VICINITY MAP SANITARY MANHOLE _X _X_ FENCE ® FLARED END SECTION Q1 X931.4 X �Q) a \6- >a WATER VALVE BITUMINOUS SURFACE O BOLLARD CV o`er W TRAFFIC SIGN oQ� „ I I 1 oao LEGEND: t - z _� " �1 fl 1 g31.3 1011 -1 -; McGrath the south line of said North Half of the Northwest Quarter 1 z Mo line of State Highway No. 61 as now widened to 1 1 1 feet; NW 1/4 OF SECTION 2q, T31, R21 FOUND MONUMENT UT UNDERGROUND TELEPHONE 13 Hugo, as contained in the Utility Easement Grant, I iv CABLE TV PEDESTAL o;l .� � E__ GUY WIRE UG UNDERGROUND GAS 14. Easement for utility purposes in favor of the city of Xg2q.8 v _; 9S X X q31. J N 1 Ico o� 5302 O' 340 Xg30.0 I ' m I 326 Xg2q.6 X1129.7 9 r g30A q30. Xg2q. C?o 0 ti° 5338 q 93/ 9"0 a\� 301 %��'� 0� L----�-----� 9a 5328 *SEE TREE NOTE Xg31.7 93 9@ 0 O +q? Xg2q.7 OU oUo 5300 6 hb our- OU - N UTILITY q 1.5 6 POLE + + 5332 Xg2q.7 m o ao X g2q.6 030 l X 92q.q X q 1.2 g30.O Xg31.q 831.5 N TREES LESS THAN 8" DIAMETER 831.7 AND BRUSH IN THIS AREA 932 X93Lq 932 9 X 0.7 �j X931.8 Xg3L5 X g30.6 X 930.9 q 1.4 0� Xg31.8 A 9311 / 931.9 ' X W I 931.9 c 1p V X 4 rn��0 XV 931.8 o 6 LLJ _z 931.7 �� �+ a 6 x931.8 APPROX. LOCATION OF UT ' OA3 I JLLJ a ,� 6 , AND UG (NOT FIELD MARKED) cl- x ♦ a Vvo� o BITUMINOUS 931.8 ♦ 932.8 n 0 �� 161 3? "1 o ° GAS o ' \�q3 6 I �7� �' X931.3 LL' ' P"' -AB DONED Xg31.6 0 0 0 SIGN ST 932.2 o C`v 'CL/ Ln O Q +953 9�!8 q31. Xg32.1 6 W N CV 9!11 z X N Q W Q W �� wz x 3a �V) o 932 XLIJ _ Z p Z o X 930.8 1= X 831.6 q3 g31.q m ; - APPROX. LOCATION F UT Q O o m AND UG (NOT FIELD MARKED) X931.5 � 31. m j g31.q �� 55280 2.7 O o 9 93 9 ' LL CV BlTUr11N0 -------- Xg31L4 X931.2 O 2.0 5929 3 X1131.7 03 Q U 3� oh. + j 9 q'!e 2" POST q32 550: ' Z = ti 932.7 93/ 011320 4 931.8 1131.8 (TYP. Xg3.7 C5Z 6 / o r---------- 1 )_X�� w + T 1 I PROJECT BM: 1 1 0 r> h x931.3 I -- I I CONCRETE PAD \ + o n �o v� I TNH=933.48 I ° 934. �O W ° d• 03' i \ L ---------J X931.7 90,?0 *1 32. 11\ ' w 3 ux z ___ q3\5 (NO WIRES) E 589 58 ' 28 E 113 �, E I U ILITY �1 -�UTILITY o >> " \a I I _ � � q32 k ---FOUND I/2" IRON _--LINE PARALLEL WITH THE SOUTH LINE OF Is xg30s + PIPE AT PARCEL THE N 1/2 OF THE NW 1/4 OF SECTION 5 f 831.4_ CORNER 211, T3, R2 x� -/ X931.6 x X\ ' 1 -UT AND UG PER ' 66 j FIELD MARKINGS 931.7 1 I 45 �\ O PARCEL AS SHOWN ON --� WASHINGTON COUNTY q3 e) HALF SECTION MAPPING cs I / Wa a TELEPHONE PEDESTAL WATERMAIN VICINITY MAP SANITARY MANHOLE _X _X_ FENCE ® FLARED END SECTION 1230 CONTOURS X931.4 X �Q) a w Q >a WATER VALVE BITUMINOUS SURFACE O BOLLARD CV o`er W TRAFFIC SIGN CONCRETE SURFACE X 850.0 SPOT ELEVATION ! � LEGEND: t - z _� " �1 fl z: - T 1� g31.3 i 6 McGrath the south line of said North Half of the Northwest Quarter SOUTH LINE OF THE N 1/2 OF THE z Mo line of State Highway No. 61 as now widened to 1 1 1 feet; NW 1/4 OF SECTION 2q, T31, R21 FOUND MONUMENT UT UNDERGROUND TELEPHONE 13 Hugo, as contained in the Utility Easement Grant, S89 058 "2Cg ��E iv CABLE TV PEDESTAL ou OVERHEAD UTILITY .� � E__ GUY WIRE UG UNDERGROUND GAS 14. Easement for utility purposes in favor of the city of X 831.0 r Z -0- POWER POLE 2 SANITARY SEWER ' 03-28-18 PRELIMINARY ISSUE O TELEPHONE MANHOLE >> STORM SEWER L a TELEPHONE PEDESTAL WATERMAIN VICINITY MAP SANITARY MANHOLE _X _X_ FENCE ® FLARED END SECTION 1230 CONTOURS X931.4 X HYDRANT w Q >a WATER VALVE BITUMINOUS SURFACE O BOLLARD CV -u- TRAFFIC SIGN CONCRETE SURFACE X 850.0 SPOT ELEVATION ! � CONIFEROUS TREE t - z thence easterly and parallel with the south line of said DECIDUOUS TREE fl X g31.8 NO BUILDINGS L ------------ J \x 11320 X 831.5 X 931.3 14 o 9� Q VICINITY MAP The following survey related exceptions appear in 1 6 g31.2 1 z HUG 0 M N American Title Insurance Company title commitment X931.4 X number NCS -8971 77-PHX1 , dated March 22, 2018: w Q All that part of the North Half of the Northwest Quarter of X 831.1 16 Beginning at the intersection of the south line of said CV Io widened to 1 1 1 feet; thence North 1 1 degrees 51 minutes w ! � the actual point of beginning of the tract to be described; t - z thence easterly and parallel with the south line of said CONTACT: fl z: - T 1� g31.3 i 6 McGrath the south line of said North Half of the Northwest Quarter .Jack z Mo line of State Highway No. 61 as now widened to 1 1 1 feet; 1 113. Easement for utility purposes in favor of the city of MINNESOTA 13 Hugo, as contained in the Utility Easement Grant, dated January 29, 1974, recorded June 26, 1974, as J 831.61 � Xg3L5 � REVISIONS: 14. Easement for utility purposes in favor of the city of X 831.0 r Z 14 Hugo, as contained in the Utility Easement Grant, A DATE REVISION o 03-28-18 PRELIMINARY ISSUE � X }� L 0„j 9? e+ 1998, as Doc. No. 969655. (AFFECTS ENTIRE SUBJECT PROPERTY. UNABLE TO BE SHOWN --EX. SMH 16. Subject to the terms and conditions of the g30.5X Development and Assessment Agreement, between RIM=g31.0 the city of Hugo, and Zina Minich, dated July 27, NORTH 831.7 INV=q 17.4 832.0 �I a3` 2 L -1 %r%=MM 14 TGK AUTOMOTIVE LEGAL DESCRIPTION: VICINITY MAP The following survey related exceptions appear in +�3oa TV HUG 0 M N American Title Insurance Company title commitment X931.4 X number NCS -8971 77-PHX1 , dated March 22, 2018: w Q All that part of the North Half of the Northwest Quarter of O ao z o Section 29, Township 31, Range 21, described as follows: 16 Beginning at the intersection of the south line of said � tract and the east line of State Highway No. 61, as now widened to 1 1 1 feet; thence North 1 1 degrees 51 minutes I East, along said Highway line a distance of 501.4 feet to � the actual point of beginning of the tract to be described; N thence easterly and parallel with the south line of said CONTACT: North Half of the Northwest Quarter a distance of 400 ��9 9 � � McGrath the south line of said North Half of the Northwest Quarter .Jack z Mo line of State Highway No. 61 as now widened to 1 1 1 feet; 1 113. Easement for utility purposes in favor of the city of MINNESOTA 13 Hugo, as contained in the Utility Easement Grant, dated January 29, 1974, recorded June 26, 1974, as w Doc. No. 324293. (SHOWN ON SURVEY) � Xg3L5 � REVISIONS: 14. Easement for utility purposes in favor of the city of X 831.0 r Z 14 Hugo, as contained in the Utility Easement Grant, A DATE REVISION 6 Q 03-28-18 PRELIMINARY ISSUE Doc. No. 324380. (SHOWN ON SURVEY) X }� 15. Subject to conditions contained in the Special Use Permit by the City of Hugo, recorded March 13, 1998, as Doc. No. 969655. (AFFECTS ENTIRE SUBJECT PROPERTY. UNABLE TO BE SHOWN GRAPHICALLY.) 16. Subject to the terms and conditions of the Development and Assessment Agreement, between the city of Hugo, and Zina Minich, dated July 27, NORTH 2010, recorded August 19, 2010, as Doc. No. 832.0 0 30 60 UNABLE TO BE SHOWN GRAPHICALLY.) %r%=MM A z � z IDQ o o= X g31.6 X X1131.5 d z w [q32.2 I 6 PEDESTAL r POSSIBLY X931.6 ABANDONDED--� ���� 932 1 *2.4 C,1132.1 � 1i +q w TP e q ')D , a A 14 z �v �hNq hN h 5!x83 h 9 9� n a X 932.3 94 OL y 8 q D 2.4 h�o0 SRj �s F 5411\ ?�Q L - TREE NOTE R '%�2.1 5485 M -` 544 5421 Q w S 93 00 \ + v Q w s �` pq hpo sRs6 °h�c�°h° huh off` Q o w o1 'Poo n °� 5496 9Q 9 5468 N 93 2.4 X 932.4 �X I d o Ul0 S S v �hq \ R� C11. PIO O �R �^� X g 32.5 1. 5 aX h50\ o R6R �� RS 5X5 hph h X32.0 -X9323 x32.3 i 1.6 5995 3?/ 9 9 Sso� 32.0\ UTILITY POLE 9 400.00 9'� ?� ?s 9326x// X932.4 �{ g32�x (NO WIRES) o UTILITY EASEMENT PER DOC. NO. 324293 ��_\ �, 1 3 I �EX. SMH> > 1 > 10" SANITARY (PER PLAN) �� 0� RIM=932.3 RIM=932.2 13 I 1 �„ INV=gl7.g(W) INV=q 18.3 lI 1 ALS INV=q 17.5(N) 1 n ------------------- TOP 4" PVC DROP F_ INLET PIPE=827.6 I I I I I I I I I I I I I I FLOOD INFORMATION: 1 1 + THIS PROPERTY LIES WITHIN THE UNSHADED ZONE X, AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN, AS SHOWN ON FEMA FLOOD INSURANCE RATE MAP NUMBER 271 63C01 38E HAVING AN EFFECTIVE DATE OF FEBRUARY 3, 2010. I I EXISTING PARKING: I I + THERE ARE 0 VISIBLE PARKING STALLS DESIGNATED ON THIS PARCEL INCLUDING 0 HANDICAP STALLS. BENCHMARKS: I I + UNDERGROUND UTILITIES NOTES: THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THE INFORMATION AVAILABLE. THE SURVEYOR HAS NOT PHYSICALLY LOCATED THE CALL BEFORE YOU DIG! UNDERGROUND UTILITIES. GOPHER STATE ONE CALL LOCATE TICKET Gopher State One Cal NUMBER(S) 1 80790766. SOME MAPS WERE RECEIVED, WHILE OTHER UTILITIES "YV TWIN CITY AREA: 651-454-0002 DID NOT RESPOND TO THE LOCATE REQUEST. ADDITIONAL UTILITIES OF TOLL FREE: 1-800-252-1166 WHICH WE ARE UNAWARE MAY EXIST. OTHER UTILITIES MAY EXIST ON THIS SITE THAT WERE NOT MARKED UP. ELEVATIONS BASED AN ASSUMED VERTICAL DATUM USING GPS DERIVED VALUES. PROJECT BENCHMARK SHOWN ON THE SURVEY NEAR THE SOUTHWEST CORNER OF THE SUBJECT PARCEL. (NAVD 88) TREE NOTE: INDIVIDUAL TREES LOCATED ON THE SUBJECT PROPERTY ARE 8" CALIPER DIAMETER AND GREATER AND SHOWN ON THE SURVEY. THE TREE SIZE CRITERIA WAS SET FORTH BY THE CITY OF HUGO PLANNING DEPARTMENT. thence South 1 1 degrees 51 minutes West along said Highway line a distance of 365.0 feet to the actual point of beginning. (Abstract property) COUNTY/CITY: q!NnEr WASHINGTON CO U IVTY AREA: TOTAL AREA = 129,552 SQ.FT., MORE OR LESS, BEING C TY O F 2.97 ACRES, MORE OR LESS ■■ U G O EASEMENT NOTES: TGK AUTOMOTIVE LEGAL DESCRIPTION: VICINITY MAP The following survey related exceptions appear in The following Legal Description is as shown on the First HUG 0 M N American Title Insurance Company title commitment , number NCS -8971 77-PHX1 , dated March 22, 2018: w Q All that part of the North Half of the Northwest Quarter of O ao z o Section 29, Township 31, Range 21, described as follows: (NOT TO SCALE) ' Beginning at the intersection of the south line of said 140 sT N `vim <qK� tract and the east line of State Highway No. 61, as now widened to 1 1 1 feet; thence North 1 1 degrees 51 minutes ti East, along said Highway line a distance of 501.4 feet to z\_S7 EI the actual point of beginning of the tract to be described; �(V 61 Q L- --J thence easterly and parallel with the south line of said CONTACT: North Half of the Northwest Quarter a distance of 400 ��9 feet; thence northerly at right angles to the last course a SULLIVAN-DAY CONSTRUCTION distance of 357.26 feet; thence westerly and parallel with McGrath the south line of said North Half of the Northwest Quarter .Jack a distance of 325.23 feet to its intersection with the east Project Manager line of State Highway No. 61 as now widened to 1 1 1 feet; P:612-387-9278 thence South 1 1 degrees 51 minutes West along said Highway line a distance of 365.0 feet to the actual point of beginning. (Abstract property) COUNTY/CITY: q!NnEr WASHINGTON CO U IVTY AREA: TOTAL AREA = 129,552 SQ.FT., MORE OR LESS, BEING C TY O F 2.97 ACRES, MORE OR LESS ■■ U G O EASEMENT NOTES: VICINITY MAP The following survey related exceptions appear in Schedule B, Section Two on the First American Title z Insurance Company title commitment number Q NCS -8971 77-PHX1 , dated March 22, 2018: w Q O ao z o 1 1 . The right to erect and to maintain temporary snow (NOT TO SCALE) ' fences on land adjacent to State Highway 61, as 140 sT N `vim <qK� acquired in the Final Certificate by the state of Minnesota, recorded September 26, 1966, in Book ti 292 of Deeds, at page 513. (AREA DESCRIBED IN z\_S7 EI DOCUMENT LIES WITHIN THE STATE HIGHWAY 61 �(V 61 Q L- --J RIGHT OF WAY) z ��9 12. Easement for utility purposes in favor of the city of IL 12 Hugo, as contained in the Utility Easement Grant, A dated January 29, 1974, recorded June 26, 1974, as Doc. No. 324291. (SHOWN ON SURVEY) SEC. 29, TWP. 31, RNG. 21, CITY OF HUGO, WASHINGTON COUNTY, 113. Easement for utility purposes in favor of the city of MINNESOTA 13 Hugo, as contained in the Utility Easement Grant, dated January 29, 1974, recorded June 26, 1974, as Doc. No. 324293. (SHOWN ON SURVEY) REVISIONS: 14. Easement for utility purposes in favor of the city of 14 Hugo, as contained in the Utility Easement Grant, A DATE REVISION dated January 29, 1974, recorded July 1 , 1974, as 03-28-18 PRELIMINARY ISSUE Doc. No. 324380. (SHOWN ON SURVEY) 04-06-18 INITIAL ISSUE 15. Subject to conditions contained in the Special Use Permit by the City of Hugo, recorded March 13, 1998, as Doc. No. 969655. (AFFECTS ENTIRE SUBJECT PROPERTY. UNABLE TO BE SHOWN GRAPHICALLY.) 16. Subject to the terms and conditions of the Development and Assessment Agreement, between the city of Hugo, and Zina Minich, dated July 27, NORTH 2010, recorded August 19, 2010, as Doc. No. 3803703. (AFFECTS ENTIRE SUBJECT PROPERTY. 0 30 60 UNABLE TO BE SHOWN GRAPHICALLY.) %r%=MM SURVEY NOTES: 1 . BEARINGS ARE BASED ON COORDINATES SUPPLIED BY PROJECT LOCATION: THE WASHINGTON COUNTY SURVEYORS OFFICE. 2. UNDERGROUND UTILITIES SHOWN PER GOPHER STATE ONE CALL LOCATES AND AS-BUILTS PLANS PROVIDED BY THE CITY OF HUGO. 3. THERE MAY BE SOME UNDERGROUND UTILITIES; GAS, FOREST BLVD NORTH ELECTRIC, ETC. NOT SHOWN OR LOCATED. PID#2903121220001 CERTIFICATION: Suite #1 To: First American Title Insurance Company: This is to 6750 Stillwater Blvd. N. certify that this map or plat and the survey on which it is Stillwater, MN 55082 based were made in accordance with the 2016 Minimum Phone 651.275.8969 Standard Detail Requirements for ALTA/NSPS Land Title Fax 651 .275.8976 Surveys, jointly established and adopted by ALTA and dan@ NSPS, and includes Items 1, 2, 3, 4, 7(a), 7(b)(1), 7(c) 8, cssurveynet 9, 1 1 , 16, 17, 18, and 19 of Table A thereof. The field work was completed on March 22 and 27, 2018. CORNERSTONE LAND SURVEYING, INC. Dated: 4-06-18 Revised: By CORNERSTONE Daniel L. Thurmes Minnesota License No. 25718 The First American Title Insurance Company title LAND SURVEYING, INC. commitment number NCS -8971 77-PHX1 , dated March 22, 2018 as listed on this survey was relied upon for FILE NAME SURVZZ108A matters of record. Other easements may exist that were PROJECT NO. ZZ05108A not shown in this commitment and are not shown on this Survey. CERTIFICATE OF SURVEY Agenda Number E.1 CITY OF HUGO COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT TO: Hugo Planning Commission FROM: Rachel Juba, Community Development Director SUBJECT: Shlayba Inc. (Cheldon Frank). Request for a sketch plan review for a residential development called The Preserve on Sunset Lake consisting of 13 residential lots on 135 acres east of South of 125th Street west of DATE: June 21, 2018, for the Planning Commission Meeting of June 28, 2018 ZONING: Rural Residential (RR) LAND USE: Large Lot Residential (LL) REVIEW DEADLINE: July 20, 2018 1. DESCRIPTION OF REQUEST: The applicant is requesting review and comments on a sketch plan for subdivision of the 135 acre site for the development of 13 single family homes to be known as The Preserve on Sunset Lake. The property has existing wetlands, but is primarily farm fields. The homes will be located on 5 - acre to 10 acre lots located off a cul-de-sac in the center of the site. Each lot would have its own well and septic system on site. The applicant would retain a 23.4 acre site as open space owned by the Homeowners Association (HOA) and dedicate an outlot north of 125th Street to the City for an expansion of an existing City owned park parcel. The overall density of the project is 1 unit per 10.38 acres. 2. BACKGROUND: In 2006, a request from Benchmark Properties for a Rural Preservation Program Preliminary Plat was approved for "Sunset Shores" consisting of 39 single family homes on these properties. That ordinance allowed density bonuses, but has since been rescinded. At that time, the City accepted a park dedication proposal which included expansion of the existing City owned park property on Sunset Lake and a 35 acre outlot that included wetlands, park improvements, and trails. The Preserve on Sunset Lake- Sketch Plan Page 2 3. 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 surrounding properties are outside of the MUSA and are zoned rural residential and consist of single family homes on large lots. Sunset Lake is located northeast of the site. C. Natural Characteristics of Site The majority of the site consists of gently sloping uplands that has been previously farmed. The site consists of one large high quality wetland on the east side, adjacent to Sunset Lake, and two smaller wetlands located on the southeast corner and eastern edge of the site. A small portion of the site is located on the eastern side of 125th Street with frontage along the southwest portion of Sunset Lake. The site contains significant variation in elevation, with portions of the site significantly higher than the water elevation of the lake. There are two existing single family homes on the site that will remain. The single family home on the eastern side will be incorporated into the development. 4. 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 RR to PUD, b. PUD general plan and c. Preliminary plat. Following the preliminary approvals would be applications for final plat of the first phase. Sketch Plan The applicant is proposing to subdivide the existing 135 -acre site to create 13 residential home sites. The RR zoning district required a minimum lot size of 10 acres and a minimum lot width of 300 feet. The maximum density on in the RR zoning district is 1 unit per 10 acres. In this zoning district smaller lots are allowed with a Planned Unit Development (PUD) provided that the maximum density stays at 1 unit per 10 acres. The Preserve on Sunset Lake- Sketch Plan Page 3 The applicant is proposing a minimum lot size of 5 acres with a lot width of 300 feet, except the lot width would be reduced in the cul-de-sac. As the project moves forward the applicant would need to request PUD flexibility to allow the following: • a minimum lot size of 5 acres, and • a reduced lot width minimum for the lots off of the cul-de-sac The maximum density shall remain 1 unit per 10 acres to meet the ordinance requirements. The applicant is proposing three outlots: • Outlot A — Homeowner's association (HOA) owned and maintained open space. • Outlot B — Dedicated to the City • Outlot C — Lake access lot for Lot 4, Block 1 Zoning Change The applicant will be requesting a rezoning from RR to PUD. The applicant would need to request a PUD to allow development flexibility for lot size and lot width. 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 preserve open space and high quality wetlands, create walking trails meandering the open space, and implement architectural standards for the single family homes. Density The proposed development would have an overall density of 1 units per 10.38 acres, but the final calculation must be provided by the applicant with the preliminary plat. The City's Comprehensive Plan allows up to 1 unit per 10 acres with a PUD in the RR zoning district. Setbacks Building pad sites have not been shown on the plans. The proposed setbacks shall comply with the RR zoning district requirements: Front: 40 feet Side: 20 feet Rear: 50 feet Homeowners' Association A homeowners' association (HOA) should be established in order to permanently manage and maintain the open space proposed as Outlot A. The open space is proposed to be owned and maintained by the HOA. At this time, the applicant has not shared with staff a detailed plan outlining the structure of the HOA and how the open space would be maintained. The HOA documents including bylaws, deed restrictions, covenants and proposed easements will be reviewed at the time of preliminary plat. The Preserve on Sunset Lake- Sketch Plan Page 4 Building Materials/Design The applicant did not provide building elevations, proposed materials, or architectural covenants at this time. These items would need to be reviewed as part of the preliminary plat application. Wetlands The site contains approximately 15 acres of high quality wetlands that are part of the preserved open space. There are additional small wetland pockets located along the northeast of the site located along Sunset Lake. The wetlands were delineated within the site and the Technical Evaluation Panel (TEP) approved the delineation in 2005. With a preliminary plat, the applicant will need to update the wetland delineation with the TEP since it has been over five years since the approval. 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) if wetland impact or mitigation is proposed with the development. Floodplain A portion of the property is located within the floodplain district. The floodplain is located entirely in the open space and is classified as Zone A special flood hazard area by FEMA. Zone A floodplains do not have an established base flood elevation. No improvements are shown in this area. Shoreland The adjacent Sunset Lake is a DNR protected water body. The shoreland overlay boundary extends 1,000 feet from the ordinary high water level of the lake. There are some lots along the east side of the proposed road that are within the boundary. The minimum lot size is 40,000 square feet and minimum lot width is 150 feet in the shoreland district. The proposed single family homes must not exceed 25 feet in height. The proposed lot dimensions comply with all shoreland district requirements, with the lot width measured at the front setback line. Grading/Drainage The applicant is proposing to utilize swales, culverts and ponding for stormwater management. The applicant is showing a stormwater pond between Lots 1 and 2, Block 1. There were no drainage calculations to show if the pond would meet City requirements for storm water management. The applicant will need to work with the City Engineer on their stormwater management plan for the development. The applicant will need to meet all City stormwater management requirements, including appropriate storage, rate control, treatment, and volume reduction. With a preliminary plat, the applicant will be required to submit a grading plan for the development. The applicant will need to show that each building pad will meet the low floor separation requirements from the ground water elevation and the floodplain elevation. The Preserve on Sunset Lake- Sketch Plan Page 5 Water and Sewer Systems Municipal water and sewer are not currently available to the site and are not planned to be provided in the near future. The applicant is proposing to have on-site wells and septic systems for each lot. The locations of the septic systems will be reviewed and approved by Washington County. The applicant will need to show the locations and approvals with the preliminary plat. Streets/Access The applicant is proposing a public roadway access directly across from Hilo Avenue to the north. The roadway will be a cul-de-sac with a majority of the lots accessing off of the proposed roadway. There is an existing homestead along Illies Avenue (CSAH 7) that will continue to have access off of the County Road. The applicant is proposing the Lot 4, Block 1, to have driveway access onto 125th Street. The driveway shall be directly across from Homestead Avenue. The applicant is proposing a very small outlot (Outlot C) to have access to Sunset Lake, which may include a private dock. With the preliminary plat the applicant will be required to dedicate additional right-of-way for 125th Street and CSAH 7. Further analysis will be completed at the time of preliminary plat to determine the dimensions of the right-of-way needs. Park, Trails, and Open Space The City Code requires either park dedication to be 10 percent of the buildable land area (approximately 135 acres) or cash -in -lieu of land (currently $2,400 per lot). The cash -in -lieu of land would be $31,200 at the current rate. The applicant has indicated that they would dedicate a 1.20 acre strip of land along the south side of Sunset Lake to expand on an existing City owned park property (.71 acres) that was dedicated to the City with the Royal Haven Estates development. The City has not improved this property to provide access to the lake. The remaining park dedication is proposed to be satisfied with fees. The applicant is also proposing Outlot A to be HOA open space with mulch trails meandering through the open space. The trail would not be maintained by the city and would not be available for public use. The applicant will be required to provide a maintenance plan for the open space with a preliminary plat application. There will need to be language in the HOA documents about maintenance of the open space and a deed restriction, or similar, to limit the outlot from being built on for a home site or sold. The Parks Commission reviewed the sketch plan at its June 20, 2018, meeting. Staff recommended dedication of the outlot adjacent to the City owned property. There is not a public boat launch on Sunset Lake. The Parks, Trails, and Open Space Plan does not identify a need for a neighborhood park in this area because it is outside of the Metropolitan Urban Service Area (MUSA). However, the Parks Plan states that "providing access to and protecting Hugo's water resources including wetlands, lakes, and streams is encouraged to build a connected, multi- function parks system". With the 2040 Comprehensive Plan updates, residents expressed a desire to see "natural water amenities for outdoor activities such as boating and winter fishing." The Preserve on Sunset Lake- Sketch Plan Page 6 At this time, Staff does not think that the city park property would be suitable for a boat launch because of the parking that would be needed. Staff does think that with an expansion, a City park could offer a fishing pier, walk-in canoe access, or such features. A small parking lot could be constructed with a park expansion to accommodate that level of use. Not all residents within walking distance of the City park property currently have lake access. Staff also recommended that Outlot A remain HOA owned and maintained. Staff has discussed with the developer a trail on the south side of 125th Street North. City -owned trails are shown in the trails plan along 125th Street North and CSAH 7 which is also named Illies Avenue North and 120th Street. There are no existing trails in this area. To the south, neither the City of Grant nor Washington County show a future trail on County Road 7 in their trail plans. Staff has recommended a trail to be constructed along 125th Street to provide access to the future park from the proposed development and existing neighborhoods. The Parks Commission provided comments to the applicant on the proposal. The Parks Commission stated that they would accept the outlot adjacent to Sunset Lake for park dedication and expansion of an existing City park property. Further, the remainder of the required dedication would be dedicated in fee. They agreed that Outlot A should remain HOA owned and maintained as proposed by the applicant. They also suggested the applicant provide a trail along the south side of 125th Street per the trails plan. Landscaping A landscape plan has not been submitted at this time and the applicant has not indicated whether there will be a landscape theme for the development. The development will need to provide two overstory trees per front yard of each residential lot. Staff recommends that the applicant provide additional landscaping along the perimeter of the site to provide buffers from the roadways. Staff also recommends that the maintenance plan for the HOA owned open space include planting and seeding details. 5. CONCLUSION/RECOMMENDATION: Staff recommends that the Planning Commission review and discuss the sketch plan and provide the applicant with informal comments. Any opinions or comments provided to the applicant by the Planning Commission are considered advisory only and shall not constitute a binding decision on the request. ATTACHMENTS: 1. Site Map 2. Engineers Memo 3. Letter from Washington County 4. Applicant's Narrative 5. Sketch Plan The Preserve on Sunset Lake Sketch Plan '�� .�,L yd. J,• _ 125th MR, \ N Site Map W+E S A� am*. n ,- Legend Right_of_Way r Parcel Boundary &W "'d';JJ Building a legacy— your legacy. 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 June 19, 2018 Ms. Rachel Juba City Community Development Director City of Hugo 14669 Fitzgerald Avenue North Hugo, MIN 55038 Re: Concept Plan Review The Preserve on Sunset Lake WSB Project No. 012185-000 Dear Ms. Juba: We have reviewed the concept plan for the proposed Preserve on Sunset Lake located south of 125th Street, west of Illies Avenue, and north of 1201h Street. The proposed development consists of the original 136 acre Wlashin parcel. The proposal includes maintaining the original homestead as a 10 -acre parcel that will maintain access on Illies Avenue, adding 1 -acre to 7755 125th Street, and adds 12 lots on the remaining 125 acres. Our review is based on the Sketch Plan submitted by Cheldon Frank dated May 21, 2018. 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: Grading and Drainage 1. Wetlands: The site contains wetlands on the east -central portion of the site and are proposed to be entirely located in an Outlot and not be impacted by road construction or future home sites. A wetland delineation will be needed to identify the wetland boundary as a proposed trail will extend around the wetland and cross in one location. The applicant will need to to work with the TEP, the City Water Resources Engineer and Environmental Scientist as the project moves forward to obtain the necessary permit(s) related to the wetland delineation and sequencing/avoidance. It appears wetland avoidance is achievable and mitigation will not be needed. 2. 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 applicant proposes to utilize swales, culverts and ponding. Stormwater management requirements are listed below: The site must meet volume reduction requirements of treating 1.1 inches off new impervious areas. Rate control from the site must be less than existing for the 2 -year, and 10 -year rainfall event. Rate control for the 100 -year event must be limited to 0.1 cfs/acre. Equal Opportunity Employer wsbeng.com K:�012185-000�Admin�Docs�Sketch Plan X012185 concept review 061918.docx Ms. Rachel Juba October 6, 2017 Page 2 c. Lowest building opening must be 3 feet above the 100 -year HWL of the existing wetlands and/or stormwater BMP's, 3 feet above the highest known groundwater elevation and 4 feet above the flood plain. d. An easement must be established over stormwater management facilities, stormwater conveyances, ponds, wetlands, on-site floodplain up to the 100 -year flood elevation. e. Any offsite drainage must be included in the submitted drainage maps and models. Transportation 1. Access Locations: The proposed public roadway access location is appropriately aligned with the access point located directly across from Hilo Avenue. The private driveway access to Lot 4, Block 1 should align with Homestead Avenue North. 2. Trail location/crossing: The applicant is currently showing a trail being constructed with access to Outlot B and C located on Sunset Lake. A detailed sight distance analysis will need to be performed by the applicants engineer to identify a safe crossing location for pedestrians. Sanitary Sewer and Water Service 1. Sewer and Water: The property is not located in the MUSA. The property is proposed to have individual sewage treatment systems and individual wells for the proposed 12 parcels. Thank you for the opportunity to comment on this concept plan. If you have any questions or items you wish to discuss, you can contact me at 651-286-8463. Sincerely, WSB & Associates, Inc. Mark Erichson, PE City Engineer Attachment cc: Steve Duff, Senior Engineering Technician, City of Hugo Scott Anderson, Public Works Director, City of Hugo Cheldon Frank, Summit -Mortgage K:�012185-000�Admin�Docs�Sketch Plan X012185 concept review 061918.docx Washington -County June 13, 2018 Rachel Juba Community Development Director City of Hugo 14669 Fitzgerald Avenue North Hugo, MN 55038 RE: The Preserve on Sunset Lake Dear Rachel: Public Works Department Donald I Theisen, P.E. Director Wayne H. Sandberg, P.E. Deputy Director/County Engineer We have reviewed the concept plan of The Preserve on Sunset Lake which is a 12 lot subdivision on 125 acres of land with access to 125th Street. The proposed local street ends at a cul-de sac at Blk 2, Lot 8. Washington County would allow the street to extend to County State Aid Highway (CSAH) 7112511 Street North and align with Honeye Avenue. A Washington County access permit would be required for access to CSAH 71125th Street North. No center left- turn lane will be required, however a right -turn lane on CSAH 7 will be necessary. Plan details will be required as part of the access permit application. There is a box culvert located at the intersection of 125th Street North and CSAH 7 near the wetland. Please locate the culvert and identify it on the preliminary plat to verify that it is outside the plat. Please consider any feasibility of including future access to the "Exception" parcel as well as the parcel to the southwest to the new local street. Thanks again. Regards Com- ;� W W-ZAV Ann Pung-Terwedo Senior Planner Cc: Carol Hanson, Right -of -Way Specialist 11660 Myeron Road North, Stillwater, Minnesota 55082-9573 Phone: 651-430-4300 • Fax: 651-430-4350 - TTY: 651-430-6246 www.co.washington.mn.us Equal Employment Opportunity 1 Affirmative Action The Preserve on Sunset Lake Planned Unit Development - Concept NARRATIVE June 22h, 2018 A) PROJECT CONTACTS: DEVELOPER: Cheldon Frank Phone: 612-232-1872 cfrank@summit-mortgage.com AUTHORIZED AGENT: Project Contact/Engineer: Todd A. Erickson, PE EricksonCivil 333 North Main Street, Suite 201 Stillwater, MN 55082 Phone: 612-309-3804 todd@tericksonllc.com B) SITE DATA: Address: 12140 Illies Avenue North Current Zoning: Rural Residential Parcel Size: 135 Acres PID No's.: 3403121430001, 3403121340001, 3403121310001 (Less One Acre), & 3403121420001 THE PRESERVE ON SUNSET LAKE CONCEPT NARRATIVE Page 2 of 4 C) PROPOSED SUBDIVISION DESCRIPTION: Located next to Sunset Lake, the Wlaschin Family has decided to sell their land which Cheldon Frank, a City of Hugo resident is the buyer and is moving forward to subdivide the 136 acre property. The project as proposed is an open space concept utilizing a 5 acre minimum lot size. The overall density would remain as 10 acres, netting 13 lots for the subdivision. The open space concept will allow us to preserve 23.4 acres of open space area and an additional 1.20 acres is proposed to be donated to the City as an extension of their current park parcel that is owned on Sunset Lake. The 24.6 total acres of open space equates to roughly 18.2% of the total area of the parcel to be subdivided and will offer trails for the residents for walking and horseback riding if desired. The open space has been designed to preserve the high valued natural wetland resource, while allowing homes to be built on the existing farm fields of which would remain relatively untouched except for where the roadway needs to be constructed. Prior to subdividing the parcel, we propose to split off a one acre parcel to be given to the family member on the northern portion of the lot, which will except them out of the final subdivision and association. With the proposed donation of land for the City Park expansion and the design of the project which allows for the preservation of the high value wetland on the site meets with the intent of the PUD ordinance allow for a lot size variation from the rural residential 10 acre standard lot size. The design also utilizes existing road access and a cul de sac design to reduce the overall impervious cover and subsequent impacts to the water resources. During the Park Board Meeting that we presented at on June 20`', we learned that the City had taken a census of the city to learn what was needed in the City concerning parks, etc. and the census indicated that lake access was a definite need. We subsequently revised the plan slightly to allow for additional land to be added to the existing park land to provide for adequate room for a small off road parking area for canoe and kayak access to Sunset Lake. This access will also provide for winter access for ice fishing which the Park Board had indicated was also a request by the residents. Any disturbed area on site will be planted with either a native seed mix appropriate for the location or a fescue mix for lot areas. Minimal grading is planned for the project with grading THE PRESERVE ON SUNSET LAKE CONCEPT NARRATIVE Page 3 of 4 for just the roads and storm water ponding areas, following the natural contours of the land. The project is also proposed to be planted with deciduous and coniferous trees along the proposed roadway and around the proposed ponding area. These plantings will help naturalize the existing farm field and provide some interest as you drive into the development. D) PROPOSED LOT INFORMATION: Table of Proposed Lots: Outlot A: Open Space, Association Owned, Association Maintained Trail Outlot B: Land Donated to City for Park Extension (1.20 Acres) Outlot C: Lake Access Lot 4, Block (Existing Boat Launch) Lot 1, Block 1 8.29 Acres Lot 2, Block 1 7.42 Acres Lot 3, Block 1 10.08 Acres Lot 4, Block 1 11.77 Acres Lot 1, Block 2 6.26 Acres Lot 2, Block 2 5.20 Acres Lot 3, Block 2 5.00 Acres Lot 4, Block 2 6.53 Acres Lot 5, Block 2 6.67 Acres Lot 6, Block 2 5.32 Acres Lot 7, Block 2 7.83 Acres Lot 8, Block 2 10.19 Acres Lot 9, Block 2 10.68 Acres Total Property Area: 136 Acres, 1 Acre Lot Split, Nets 135 Acres Total Proposed Units: 13 Proposed Density: 10 Acre Density Open Space Creation: 24.6 Acres, 18.2% E) CONCERNS OF NEIGHBORING PROPERTIES This is a similar use and the proposed lot sizes are compatible with the surrounding neighborhoods providing for no impacts to neighboring properties. Access to this parcel is THE PRESERVE ON SUNSET LAKE CONCEPT NARRATIVE Page 4 of 4 from the north onto 125" Street North at the Hilo Avenue North intersection, which should also lessen any impact to the neighboring parcels and perception of traffic increases. All of the subdivision parcels will access the proposed cul de sac onto the local road with less traffic than County Road 7 to the south. F) CONFLICTS WITH NEARBY LAND USES: As stated previously this is the same land use as the adjoining parcels and does not create any conflicts with the proposed use. G) PROPOSED PARKS AND OPEN SPACE: The list of the outlots can be found above with proposed uses listed. The project provides for open space that can be actively used by the future residents of this subdivision. We are proposing that 1.20 Acres be donated to add to the current park land that the City owns on Sunset Lake to allow for the creation of a small parking lot for access to the lake. This area is identified as Outlot B on the proposed concept. The small Outlot C is proposed to be retained and owned by Lot 4, Block 1 to allow for a private dock to be installed to use for access to the lake. H) PROPOSED INFRASTRUCTURE: The project is proposed to connect to 125" Avenue North and extend a rural city street section south, ending at a cul de sac. Each of the proposed lots would have their own well and septic. Storm sewer would be handled for rate, water quality and infiltration in swales, culverts and ponding. The existing low points of the project would be used for ponding to limit the amount of earthwork moving for the site. I) CONSTRUCTION SCHEDULE: We would like to move this project along as fast as the city's meeting schedule and review time will allow. We would anticipate construction to start this year with a model home being built for the spring parade of 2019. 2 / 1 U / I 5.00 + ll 1 1 „o $ City Park Addition �o»Exi in�a°�� 829A res Q Not art PI p $ A e Oudot C. A X sPreserved Lake Access for Lot 4 1 0.'16 Acres Q V D&U Wetland oao� ,° 4 � � � ss ��se°•row• �� 3AcreG ,r t l o } 1, A_ �4/ OU and -23 40 A res \ - (/ { 9 $ �+000 �p �z soa 9� ���seav �z 900 og �i r N y vl a m orl 5.32 cre $ �� _ s xist g H me Site T R ain _ oo 10.6 Acr I +o,e e 10. 9 Acr s , e l-oze oxo ozz '8 � °oz� oll— ooa - �- - - - - a , ' Jam`— �� � � 120th Street North