HomeMy WebLinkAboutPC Packet 08.07.17AGENDA
HUGO PLANNING COMMISSION
THURSDAY, AUGUST 10, 2017
HUGO CITY HALL
7:00 p.m.
A. ROLL CALL (Arcand, Kleissler, Lessard, McRoberts, Tjernlund)
B. PLEDGE OF ALLEGIANCE
C. APPROVAL OF MINUTES
1. July 27, 2017
D. PUBLIC HEARING
1. Fable Hill 41h Addition Amendment to the Preliminary Plat and PUD
E. NEW BUSINESS
F. OLD BUSINESS
1. Comprehensive Plan Update
G. ADJOURNMENT
If you need accommodations for the Planning Commission meeting please contact
Rachel Juba at (651) 762-6304 or riuba(&ci.hugo.mn.us, thank you.
Minutes for the Planning Commission Meeting of Thursday, July 27, 2017
Chair, Kleissler called the meeting to order at 7:09 p.m.
PRESENT: Arcand, Kleissler, Lessard, McRoberts.
ABSENT: Tjernlund.
STAFF: Rachel Juba, Planner
Sarah Rumppe, Community Development Intern
Approval of Minutes for the Planning Commission Meeting of June 8, 2017
Commissioner Lessard made a motion, seconded by Commissioner Arcand, to approve minutes for the meeting
of June 8, 2017.
All Ayes. Motion carried.
Public Hearing: Xcel Energy Inc. Site Plan and Conditional Use Permit (CUP)
Juba presented Xcel Energy Inc.'s request to approve the site plan for a 12,000 square foot building addition to
the previously approved training barn. The addition would be used for indoor training exercises to compliment
electric and gas field training. The plan also includes an expanded location northwest of the building for small
house simulators used for gas leak training.
Juba noted concern with this project regarding storm water management, but stated the city will continue to
work with Xcel to resolve these issues before the plan goes to the City Council next week.
Kleissler opened the podium for Xcel representatives to make additional comments.
Lee Stokes, Xcel property services and project manager approached the podium. Stokes stated he had no
additional remarks, and asked the Commission if they had any further questions.
The Commission had no additional questions.
Kleissler opened the public hearing.
In absence of comments, Kleissler closed the public hearing, returning the discussion to the Commission.
Lessard stated Xcel's plans are a simple and this is an easy decision.
McRoberts moved to approve Xcel Energy Inc.'s Conditional Use Permit, Arcand seconded.
All Ayes, Motion carried.
New Rusiness
Juba asked the Commission if there are any additional matters to discuss.
McRoberts stated in light of the Eastern Hugo workshop he has questions in regards to conservation easements.
He suggested a presentation be made to explain conservation easements and aid in understanding of residents
options.
Planning Commission
July 27, 2017
Page 2
Juba stated the Minnesota Land Trust provides such workshops and can provide the information to the
Commissioners.
McRoberts suggested a brief presentation be made to the Commission by an outside representative, then judging
on how it goes, another workshop be provided to the public.
The Commission agreed a workshop would be a valuable idea to pursue.
Juba gave a brief update on upcoming events like the Parks and Trails Comprehensive Plan Workshop on
August Stn
McRoberts requested a reminder be made to the Commission leading up to the event.
Adiournment
Commissioner McRoberts made a motion, Commissioner Lessard seconded, to adjourn at 7:31 p.m.
All Ayes. Motion carried.
Respectfully Submitted,
Sarah Rumppe, Community Development Intern
Agenda Number:
CITY OF HUGO
PLANNING AND ZONING
APPLICATION
STAFF REPORT
TO: Hugo Planning Commission
FROM: Rachel Juba, Planner
D I
SUBJECT: Elmerest Investments, LLC. Request for an amendment to the
preliminary plat and PUD for "Fable Hill 4th Addition" to add 3 lots to the
preliminary plat.
DATE: August 4, 2017, for the Planning Commission meeting of August 10, 2017
ZONING: Planned Unit Development (PUD)
DEADLINE DATE: August 25, 2017
1. DESCRIPTION OF REQUEST:
The applicant is requesting an amendment to the preliminary plat and PUD to add 3 lots to the
existing preliminary plat approval. The previous approval consisted of 46 detached villa lots 14
single family home lots for a total 60 lots. The applicant is requesting for 54 detached villa lots
and 9 single family home lots for a total of 63 lots. In 2015, the applicant final platted 26 of the
detached villa lots.
2. BACKGROUND:
In 2003, the City Council approved the PUD General Plan for Fable Hill. Since then four phases
have been developed. The first phase included 52 single family home lots and a lot split in 2009
made it 53 lots. The second phase included 24 single family home lots. The third phase included
5 single family home lots. The fourth phase included 46 detached villa lots 14 single family
home lots and modified some setback PUD standards to accommodate the detached villa home
product.
The PUD allowed flexibility on the following:
1. Minimum lot size — the PUD allows smaller lots
2. Minimum lot width — the PUD allows narrower lot widths
Page 2
3. Reduced Setbacks — the PUD allows reduced front, side, and rear yard setbacks
The developer is requesting the amendment to the forth phase to include 63 lots, where 60 lots
were previously approved.
3. CONTEXT:
A. Surrounding land Use and Zoning
The properties to the north and west are zoned Single Family Detached Residential (R-3) and are
occupied by single family homes. The properties to the south are zoned PUD and are occupied by
single family homes in the Fable Hills development. The property to the east is zoned Large Lot
Single Family Residential and is the City owned Clearwater Creek Preserve Park.
B. Natural Characteristics of Site
The site is rolling terrain including some trees along the edges, with pockets of wetlands. The site
has been previously rough graded.
4. ANALYSIS:
C. Level of Discretion in Decision Making
The City's discretion in approving or denying a preliminary plat is limited to whether or not the
proposed plat meets the standards outlined in the subdivision regulations in the City Code. If it
meets these standards, the City must approve the preliminary plat.
The City has relatively high level of discretion in approving PUD amendments. A PUD
amendment must be consistent with the City's comprehensive plan. The City may impose
reasonable requirements in a PUD amendment not otherwise required if the City deems it
necessary to promote the general health, safety, and welfare of the community.
D. Consistency with the PUD and Ordinance Standards
Preliminary Plat and PUD
There are minor revisions to the plan that include 3 additional units and a slight shift of Fable
Hill Road North, adjusting it to the south. The development is required to meet all of the
conditions from the previously approved preliminary plat and PUD. The proposed plans meet
the intent of the previously approved preliminary plat and PUD.
The 63 homes proposed by the developer will result in a net density of 2.49 units per acre. This is
less than what would be allowed in a straight zoning single family development (3-4 units per
acre) and what would be allowed with a PUD (Up to 4 units per acre). The density is consistent
with City requirements.
Page 3
Grading and Stormwater Management
The grading for the site was partially completed with the previous phases of development. There
will be an expansion of an existing pond on site. The pond has an outlet to the east that drains
into Clearwater Creek Preserve Park that has caused some flooding. The City is working with the
development team to correct this problem.
Park Dedication
The remaining lots will be required to pay the full park dedication fee of $88,800 (37 lots x
2,400).
5. CONCLUSION:
The site is currently within the Fable Hills PUD and the plan layout maintains a development
pattern that complies with the approvals for the Fable Hill PUD.
Staff has reviewed the PUD amendment and preliminary plat for consistency with the standards
outlined in the City Code and finds that the application is consistent with all the standards, except
as outlined in the report and included as recommended conditions.
6. RECOMMENDATION:
Staff recommends approval of the amendment to the preliminary plat and PUD, subject to the
conditions listed in the resolution.
ATTACHMENTS:
1. Resolution Approving the Amendment to the Preliminary Plat and PUD
2. Previously Adopted Resolution 2015-29
3. Location Map
4. Engineers Memo dated July 31, 2017
5. Applicants Narrative
6. Previously Approve Preliminary Plat
7. Proposed Preliminary Plat Graphics, dated June 26, 2017
8. Building Elevations
RESOLUTION 2017 -
APPROVING AN AMENDMENT TO THE PRELIMINARY PLAT AND PUD FOR
ELMCREST INVESTMENTS, LLC, FOR "FABLE HILL 4TH ADDTION" ON
PROPERTY LOCATED EAST OF ELMCREST AVE NORTH OF FABLE HILL
PARKWAY
WHEREAS, Elmcrest Investments, LLC, has requested approval of a PUD Amendment and
preliminary plat to add 3 lots to the preliminary plat property legally described as follows:
Outlot C, Fable Hills 4t' Addition
WHEREAS, the Planning Commission has reviewed the preliminary plat at a duly called Public
Hearing and recommends approval, and;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY
OF HUGO, MINNESOTA, that it should and hereby does approve the request by Elmcrest
Investments, LLC, for an amendment to the preliminary plat and PUD, subject to the following
conditions:
1. A preliminary plat is approved to allow the creation of 54 villa units and 9 single family
homes, in accordance with the plans and application received by the City on June 26, 2017,
except as amended by this resolution.
2. The development shall comply with the Fable Hill PUD standards in Resolution 2002-40 and
2015-29, as amended.
3. The applicant shall comply with all conditions in the City Engineer's letter dated May 6,
2015 and July 31, 2017.
ADOPTED by the City Council this 21" Day of August 2017
Tom Weidt, Mayor
ATTEST:
Michele Lindau, City Clerk
RESOLUTION 2015-29
APPROVING A PUD AMENDMENT AND PRELIMINARY PLAT FOR ELMCREST
INVESTMENTS, LLC, FOR "FABLE HILL 4TH ADDTION" ON PROPERTY
LOCATED EAST OF ELMCREST AVE NORTH OF FABLE HILL PARKWAY
WHEREAS, Elmerest Investments, LLC, has requested approval of a PUD Amendment and
preliminary plat to allow a subdivision for 60 lots and on the 32.3 acre property legally described
as follows:
Outlot A, Fable Hills Yd Addition
WHEREAS, the Planning Commission has reviewed the preliminary plat at a duly called Public
Hearing and recommends approval, and;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY
OF HUGO, MINNESOTA, that it should and hereby does approve the request by Elmcrest
Investments, LLC, for a PUD amendment and preliminary plat, subject to the following
conditions:
1. A preliminary plat is approved to allow the creation of 46 villa units and 14 single family
homes, in accordance with the plans and application received by the City on February 11,
2015, and revisions received May 1, 2015, except as amended by this resolution.
2. The development shall comply with the Fable Hill PUD standards in Resolution 2002-40, as
amended.
3. The applicant shall comply with all conditions in the City Engineer's letter dated May 6,
2015.
4. The applicant shall provide staff with the homeowner association documents for review and
approval. The documents shall include language to ensure architectural review and
development sign maintenance.
S. The setbacks for the development shall be as follows:
Setback
Proposed
House Setbacks:
Front yard
15 feet
Side yard — facing street
15 feet
Side yard — interior
5 feet
Rear yard
25 feet
Garage Setbacks:
Front yard — garage door side
f 25 feet
Front yard — non -door side
[ 15 feet
Resolution 2015-29
Page 2
Side yard — garage door side 25 feet
Side yard — non -door side _ 5 feet
Rear Yard -- non -door side S feet
Setback around site perimeter (exterior property 30 feet
Setback from OHW of Clearwater Creek 50 feet
6. Outlot A and B will be used for stormwater management and will be dedicated to the City.
Outlot C will include a portion of a wetland and will be dedicated to the City.
7. A minimum of two parking stalls shall be provided for each lot. The minimum length of each
driveway shall be 22 feet.
8. Right-of-way for public streets shall be 50 feet wide.
9. The public streets shall be 28 feet wide face of curb to face of curb.
10. The applicant shall install improvements to the park (Outlot A, Fable Hill) as shown on the
plan dated May 8, 2015, and approved by the Parks Commission at its May 13, 2015,
meeting. The approval includes improvements to the park in lieu of a park dedication fee for
the first phase .of 26 lots. The estimated cost of the improvements will be $77,472, which is
approximately $15,000 more than the required park dedication fee .for the first phase. The
required park dedication fee (currently $2,400 per lot) shall be paid for all lots platted in
subsequent phases.
11. The park (Outlot A, Fable Hill) improvement shall be completed with the first phase of the
development, along with the roadways and utilities.
12. The development shall comply with the Fire Chief s requirements regarding fire flow
calculations, the location of fire hydrants, fire department connections, and fire lane signage.
13. The applicant shall correct the building locations for lot 13 and 14, block 2, to ensure the
required sewer pipe clearance is met.
14. The location for the development signs shall be reviewed and approved by staff:
a. The signs shall comply with ordinance standards in place at the time of permit
application.
b. Signage is proposed two private lots, the applicant will be required to provide a sign
easement.
c. The sign shall be installed and paid for by the applicant and the home owners
association shall be responsible for all sign maintenance, including landscaping.
15. Exterior lighting shall be consistent throughout the development. The developer shall
comply with the City standards for street lighting within the public right-of-way and
match the existing decorative lighting in the Fable Hills development.
Resolution 2015-29
Page 3
16, The location and species of all landscaping materials within the development are subject
to further review and approval by the City staff Two overstory shade trees are required
for each .lot.
17. An 8 -foot wide bituminous trail shall be provided along the west side of Fable Hill Road.
The construction will be completed during each corresponding final plat. The applicant
shall provide a grading plan showing the location of trails. There shall be a buffer
between the trail and back of street curb and a buffer between property lines and the trial.
Staff will continue to work on the location of the trail and shall review and approve the
location prior to installation.
18. An 8 foot wide bituminous trail connection to Clearwater Creek Preserve Park shall be
constructed with the first phase. The exact location and grading plan for the trail
connection to Clearwater Creek Preserve Park shall be reviewed and approved by staff
prior to installation.
1.9. The applicant shall provide detailed drawing and plans for the retaining walls for review
and approval by staff.
20, The following conditions shall be met prior to release of the final plat for filing:
a. The plat shall comply with the City's street naming system, except as otherwise approved
by the City Council. Staff will continue to work with the applicant on the street names.
b. The applicant shall enter into a development agreement for each phase of development,
shall agree to complete all improvements, and pay all fees as required by the agreement.
21. The following conditions shall be met prior to issuance of building permits:
a. The applicant shall record the final plat, development agreement and all other
documentation at Washington County and provide the City with proof of recording.
ADOPTED by the City Council this 1 st Day of June, 2015
Tom Weidt, Mayor
ATTEST:
i +
Michele Lindau, City Clerk
N
Fable Hills 4th Addition
Amendment to the Preliminary Plat and PUD Site Map W+>E
S
4111M All
All
V.
11C 20 %x
ry?.- OUTLOT CSr
~tet 'SFUTURE PHASES%; w
e
-_ _ •- OUTLOT A
_
Joni
� _c
a
OUTLOT B
V6,
90
. ,
s •.
Site
Legend
Parcel Boundary
26 Villa lots - Final Plat
Right -of -Way
A
WSB
477 Temperance Street I St. Paul, MN 55101 1 (651) 286-8450
July 31, 2017
Mr. David Hempel
Construction Coordinator/Project Manager
Westwood Professional Services
7699 Anagram Drive
Minneapolis, MN 55344
Re: Preliminary Plat and PUD Review
Fable Hill 41' Addition
WSB Project No. 1904-78
Dear Mr. Hempel:
We have reviewed the preliminary PUD site plan submittal and drainage analysis for the above -
referenced project. In particular, we have reviewed the following plans related to this particular request:
• Plan Set (9 sheets) dated June 26, 2017, prepared by Westwood
• Preliminary Stormwater Runoff Narrative dated July 12, 2017, prepared by Westwood
Based on the review of the application materials, we offer the following comments related to this
application.
General
1. Final plat will require project specifications which include all current applicable City standard
details and reference the most recent edition of the City's general specification, MnDOT Standard
Specifications for Construction, and the City Engineer's Association of Minnesota Standard
Specifications.
2. Provide the utility, grading, and street profile plan updates as requested in the red -lined plans
attached to this memo.
Utility Plan
3. The watermain is shown as approaching the right of way line at several locations along Fable
Road North. Consider modifying the location of sanitary manholes to allow for the watermain to
be shifted more into the roadway at the following locations:
a. In front of Lot 15 Block 3
b. In front of Lot 3 Block 3
4. Provide a plan sheet (not as part of the construction set) that shows a 250' range from each
proposed hydrant location to demonstrate coverage. Provide additional hydrants throughout the
development where minimum fire protection requirements are not met.
5. There are a few conflicts where catch basins are conflicting with the watermain location. Confirm
that the structure depths do not conflict with the watermain or modify the watermain layout at the
following locations:
a. Between Lots 12 & 13 of Block 3
b. Between Lots 2 & 3 of Block 3
Building a legacy — your legacy.
Equal Opportunity Employer I wsbeng.com
KA01904-7801AdminTons LTR -d hampW-FableHiUth PP 07 91 17.doo
Mr. David Hempel
July 31, 2017
Page 2
Grading, Drainage, and Erosion Control Plan
6. Provide additional drainage/utility easements to accommodate proposed drainage swales;
a. Lots 1-3 Block 1
b. Lots 1-2 Block 2
7. Provide a drainage easement for the Fable Road North EOF located on Lot 5 of Block 4.
8. Provide the natural EOF elevation for Lot 4 of Block 1. Verify if compliant with adjacent low floor
elevation.
9. The City requires 3 feet of freeboard between the lowest building opening and the 100 -year HWL.
The City/Watershed District requires 2 feet of freeboard between the lowest building floor
elevation and the 100 -year HWL. Provide the HWL for the previously constructed pond (Outlot A),
and ensure freeboard requirements are met for all adjacent lots in Block 3.
Street Profiles / Details
10. Design vertical curves to meet 30 mph design speed for stopping sight distance. Specifically,
confirm that the sag curve at station 28 on Fable Road North meets the design speed
requirements.
11. Curb type shall be the Modified S design shown on the Hugo detail.
Stormwater Management
12. Label the location and provide the invert of the Filtration Pond outlet pipe on the plans. What
happens to the outlet flow at this location? The City owns the adjacent land to the east, and there
is an existing trail near the property line (running N -S along Clearwater Creek) that is currently
being inundated by runoff from this existing basin. The City will require that discharge from the
Filtration Pond outlet pipe does not flow overland across the trail. A culvert crossing may be
necessary to correct this problem.
13. Provide a detail of the revised Filtration Basin's outlet control structure.
14. Clarify the function of Device #6 in Pond 10P: Revised Pond with Filtration in the HydroCAD
model. What happens at the weir elevation of 922.50? The plans show the riprap overflow at
923.50.
15. Time of concentrations typically include a maximum limit of 150' for sheet flow. Generally, runoff
becomes concentrated after this distance, and should be modeled as shallow concentrated flow.
Revise the following time of concentrations in the HydroCAD model to reflect this limit:
a. Existing Subcatchment 8S
b. Existing Subcatchment 10S
c. Proposed Subcatchment 9S
Wetlands
16. Provide an electronic shapefile to confirm the most recent wetland delineation.
17. No wetland impacts are proposed as part of the Phase 4 improvements.
We will continue to work with the developer to address technical design and other minor issues related to
the project as the project moves forward.
Thank you for the opportunity to provide comments on this project. If you have questions, please do not
hesitate to contact me at 651-286-8463.
K:1D19047801Admin\D-1LTR-d hempel-FableHiNth PP 07 31 17.docx
Westwood
Memo
JUN 2 u 2917
i7.o17-
BY
_ 7 C11
7699 Anagram Drive
Eden Prairie, MN 55344
Main (952) 937-5150
Fax (952) 937-5822
westwoodps.com
(888) 937-5150
Date: June 26, 2017
To: Rachel Juba, City Planner, City of Hugo
From: David Hempel, Westwood Professional Services
Re: Project Narrative — Fable Hills PUD Amendment and Preliminary Plat — Fable Hills 5h Addition
Executive Summary —
Request PUD Amendment to remaining development of Fable Hills PUD. This request corresponds
with market demand for the villa style dwelling currently being constructed in Fable Hills. As a
result, the PUD Amendment proposes replacing 5 single family lots, in the future phases, with 7 villa
style units and alter a short segment of the street, specifically curvature which improves sight lines.
Enclosed is an application for a PUD Amendment and Preliminary Plat for the remaining phases of
Fable Hills. If you have any questions, please feel free to contact me.
Grading, and Drainage —
The grading for the site was partially completed with previous phase/s of Fable Hills. Only minor lot
grading is anticipated for this street and lot configuration and expansion to the existing pond. No
impacts to the existing wetlands are proposed.
Storm water management will follow the original PUD plan for Fable Hills. Detailed drainage and
ponding data will be provided with the final plat submittal for the city/watershed to review and
approve.
Utilities —
Sanitary Sewer and Water mains will be extended in accordance with the previous utility plans. Only
changes will be providing additional services for the additional lots.
Streets -
The street configuration follows the previously approved PUD with the exception to the sharp curve
along lots 6-10, Bk 3 of the previous preliminary plat of Fable Hills Fourth Addition. The PUD
Amendment proposes to lessen the curvature of the street in this area which will improve sight lines.
Multi -Disciplined Surveying & Engineering
TBPLS Firm No. 10074302 westwoodps.com
June 26, 2017
Page 2
Landscapinu -
Landscape will follow the previously approved PUD with similar number of trees per lot and species
as permitted by city code. Final landscape plans will be provided with each final plat.
Lot Phasin- -
It is anticipated that the remaining development area will be platted in two phases (5th & 6th). The
Fifth Addition is anticipated to have 21 villa lots final platted after approval of the PUD
Amendment.
E
PRELIMINARY PLAT OF:
FABLE HILL FOURTH ADDITION
OUTLOT A, FABLE HILL THIRD ADDITION,
RIENARD !KAREN g64EB SECTION 30, TOWNSHIP 31 NORTH, RANGE 21 WEST,
WASHINITON COUNTY, MINNESOTA
BLO"I B - I / /` I > 7
� /�v J�� � / so
2211111 k
J IIF 6IF , BUCK �-4 j +V,-
2 -
aolieoi a6o5„ - `Li TLC T A
' ��. .i• ` e,, VET
5, BLO'...... 1
UV 5, BLOCK 1,` K '
\`/\ n,` fnBLE /CLL TXIRO
�'�1 ,p00IT100 SIE'S5'96'E I. p
N.
+1O u
4
X\
EIMO EW INY LLC ^ I
� / a0u}taz4aw g
l �
n: �BF
�
,i..,.,✓�
i
4"" OUTLOT B
os+/_ AOE51 7.
n. ua i
i
9RER Y MOLLY WA1EK
9009191310050
100 0 100 3m3Im9loosf
scale 50 feet /
ORIENTATION OF THIS BEARING
SYSTEM IS BASED ON THE WASHINGTON
COUNTY COORDINATE SYSTEM (NAD 83/1986).
DRAWN BY: UJW
SURVEYED BY: TZ
CHECKED BY: RH
SURVEY TEAM NO. BY DATE REVISIONS
/ K/,
I
2
1N10 rt
_ WFC_
1W
IOU A�W
5 I k
008.
B li
PARCEL CURVE DATA
C1 55.00' 59.35-1 56.51 S 87'39'38- W 061-49-39-
C2
B.
1 47,55-1
46.08
S 3118'42' W 049-32-13-
C3
2
n: �BF
�
,i..,.,✓�
i
4"" OUTLOT B
os+/_ AOE51 7.
n. ua i
i
9RER Y MOLLY WA1EK
9009191310050
100 0 100 3m3Im9loosf
scale 50 feet /
ORIENTATION OF THIS BEARING
SYSTEM IS BASED ON THE WASHINGTON
COUNTY COORDINATE SYSTEM (NAD 83/1986).
DRAWN BY: UJW
SURVEYED BY: TZ
CHECKED BY: RH
SURVEY TEAM NO. BY DATE REVISIONS
/ K/,
I
2
1N10 rt
_ WFC_
1W
IOU A�W
5 I k
008.
B li
PARCEL CURVE DATA
C1 55.00' 59.35-1 56.51 S 87'39'38- W 061-49-39-
C2
55.00'
1 47,55-1
46.08
S 3118'42' W 049-32-13-
C3
55.00'
1 23.74'
23.56
5 0509'25' E 024'44'01"
C4
55.00'
45.05'
43.80
5 57'10'28' E 046'55'59-
05
55.00'
50.89'
49.09
N 72.51.OV E 05300'55"
Cfi
::F5
N 3226'46- W 016'46'41'
49.68
N 19'29'40' E 053'41'53'
C7
22500'
19.77'
19.76
N 5305'34' E 00502'03"
C9 22500'
63.90' 1
63.68
N 2653'11' E 1 016'16'18'
C10 225.00'
17.65'
17.64
N 16'30'14" E 004'29'36"
C11 225.D0'
21.14'
21.14
N 11'33'55' E 005'23'03'
-C12 22500'
67.22'
66.97
N 0018'51' E 01707'05'
C13 225.00'
62.03'
81.63
N 1608'34" W 015'47'46"
C14 225.00'
66.02'
65.78
N 3226'46- W 016'46'41'
C15 22500'
20.32'
20.32
N 43'26'24" W 005'10'31'
C16 20.00'
27.32'
2624
5 06'53-57' E 07815'25'
C17 175.00'
24.90'
24.87
N 28'09'14' E 0080904'
I CIO 175.00'
61.69'
81.37
N 1358'48' E 020'11'52'
CIO 176DO'
8.53'
8.53
N 02.29.01 E 01
I C20 425.00'
43.03'
4.101
N 01'48'48" W 005'48'01"
C21 425.00'
20.00'
20.00
N 08'03'42' W 002'41'47'
C22 375.00'
10.00'
10.00
N 01'55'41' W 001-31-41-
C23 375.DO'
32.06'
32.05
N 05'08'27' W DD453'52-
C24 125 -OV
67.38'
66.66
N 16'31'42' E 030'52'59'
C25 125.00'
56.25'
55.78
N 44'51'45" E 025'47'05"
C26 20.00'
26.50'
24.68
N 8408'11' W 07613'03'
C27 175.00'
161.06-1
146.41
N 2117'56' W 049-27-27-
028 175.00'33.07'
SIDE YARD FACING STREET=15 FEET
SIDE YARD INTERIOR=5 FEET
33.02
N 08'50'37' E 010'49'38'
C29 75.D0'
18.49'
15.48
N 1657'22' E 00523'50'
C30 17600'
68.19'
87.76
N 30'49'05" E 022719'38"
031 175.00
41.83
41.53
N 4847'44' E 073'37'42'
C32 55.00'
15.54'
15.48
S 25'36'57' E 010-11-03-
C33 110.00
88.59
67.48
N 7303-41 E 03543'27"
C34 175.00'
43.78'
43.68
5 340338 E 01420'00'
7 /" E' "-1
NY
74629 RII.-CE TO CR[EK
,J �
PARCEL
LINE DATA
KCaWWI ,alclx MKoonW1
LI 50.59 3 32'14.43' E
L2 64.70 S 07'26'44' W
L3 72.60 S 01'11'10' W
L4 86.74 S 13'20'13' E
L5 44.72 S 01.06'49' E
L6 35.64 S 32'14.43' E
L7 46.99 S 32.14'43' E
LB 43.62 S 23'35'56' E
L9 59.52 S 22'21.08' E
LSO 6520 S 22'21'08' E
1-11 51.13 S 59'19'13' E
L12 28.77 S 32'14'43' E
L13 37.87 S 58'01'48' E
L14 45.78 S 80'52.21' E
L15 67.12 S 62'41'04' E
L16 29.85 S 86'07'10' E
L17 47.40 S 71'37.26' E
L18 147.05 S 89.52'26' E
L19 I 143.15IS 89'52'26' E
L20 1 55.38 S 86'13'48' E
PARCEL
LINE DATA
ca- q43.81
00K:Cr0N
1_61 N 69'11'20' E
L62 S 60'49'49' E
L63 S 81'43'52' E
L64 S 48'01'07' E
L65 S 65'49'29' E
L66 S 80'06'43' E
L67 S 67.5511' E
L68 35.32 N 22.0419' E
L69 84.97 N 22'04'59' E
L70 127.06 S 6B'11'41' E
1_71 61.54 S 68'1141' E
L72 37.50 S 47'09.11' E
L73 28.65 S 32'14'43' E
L74 33.87 S 32'14'43' E
L75 52.15 S 67.57.08' E
L76 111.32 S 44.51'33' E
L77 18.70 S 55.36'35' W
L78 18.70 N 55'36'35' E
L79 29.52 N 14'15'26' E
L80 29.52 S 14'15'26' W
Prev i ou slY Ir4ppavea
PARCEL
LINE DATA
IEOOR "IN MHOCTM
L21
41.72 S 65'55'18' E
L22
27.08 N 50'19.45' E
LES
29.68 N 87.26'51' E
L24
136.99 S 89.52'26' E
L25
83AB S 89.52'26' E
L26
42.96 N 87'26'51' E
L27
3028 N 65.57'33' E
1.28
44.31 N 81'45.18' E
L29
35.99 N 77'55'15' E
L30
57,68 S 89'52.26' E
L31
77.10 S 89'52.26' E
L32
35.49 N 66.51.29' E
L33
27,53 S 81'07'37' E
L34
161.76 N 71.14'58' W
L35
169.51 S 71'36'21' E
L36
68.96 S 23'11'45' E
L37
29.29 S 51.58'40' E
L3B
31A3 S 39.25'27' E
L39
43.26 S 18'25'24' E
Loo
312.29 5 33.02'20' E
Prev i ou slY Ir4ppavea
PARCEL
UNE DATA
NOTES
1_81
728 N 01'05'13' E
L82
7,88 N 01.05'13' E
L83
51.94 5 63.56'16' V
L84
33.79 S 89'00'36' E
L85
133.15 N 55'15'57' E
L86
180.50 N 41'47133' E
L87
110.53 S 57'41'47' E
LBB
290.08 S 40'19'54' E
L89
61.74 N 84'00'46' E
Prev i ou slY Ir4ppavea
y.l
4
PROJECT LOCATION
s?7.
y� C'<23n7
111u11`C
VICINITY MAP
J f Ye9•ar36'_C 22u0.0•a°o (NOT TO SCALE)
i SECTION 30, TOWNSHIP 31 NORTH, RANGE 21 WEST,
RVE8.80 - WASHINGTON COUNTY, MINNESOTA
B4E98
BF 1 VILLA LOT SINGLE FAMILY
BLOCK 2 ", �:� LEGEND
.:l
1D
NOTES
PARCEL
1. THE PROJECT AREA FALLS WITHIN ZONE X AS
+' 04846
OF
LINE DATA
SHOWN ON THE FIRM 2716300119E, WITH AN
25' FRONT
GARAGE
EFFECTIVE DATE OF FEB 3, 2010.
uaKNr
,.KNcrN mxnRN
ZONE Xis AN AREA DETERMINED TO BE
L41
20999 S 11.56'42- E
OUTSIDE OF THE 0.2% ANNUAL CHANCE
L42
23.86 S 16'51'48' E
FLOODPLAIN
L43
39.15 S 40'18'11' E
2.OUTLOT A AND B INTENDED FOR USE AS A
L44
3080 S 09'21'32' W
RETENTION POND.
L45
50.35 S 48'29'35' W
•. '� 15' FRONT DCK 15' FRONT D&U
L46
108.75 S 24'23.57' W
PROPERTY OWNERSIDEVELOPER:
L 77
96:67 S 39'16'13' W
ELMCREST INVESTMENTS, LLC
L48
53.30 S 69'43'06' W
3500 WILLOW LAKE BLVD
'2•800.00
n•,6.44•ee• 2 ``
VADNAIS HEIGHTS, MN 55110
L49
4096 S 49.40'36' W
TOTAL PLAT ACREAGE: 32.3+/ -ACRES
L50
3682 N 82.47.25• W
NAME OF SURVEYOR/DESIGNER.-
URVEYOR/DESIGNER:L51
L51
37.03 N 70'36'17' E
ua
5' SIDE
5' SIDE SETBACK
I
O&U EASEMENT
DENNIS J. WARNER, LIC. NO. 42656, SEH
L52
196.08 5 87.53.36' E
1200 25TH AVE SOUTH
L53
27,93 S 85.39'48' E
ST. CLOUD, MN 56301
L54
39.25 N 69.1120' E
ZONING: PUD (PLANNED UNIT DEVELOPMENT)
L55
82.15 N 37.07'45' W
SETBACKS
L56
59.31 N 70.17.24' W
HOUSE SETBACKS:
L57
35.24 S 33'15'12' E
L58
90.44S 57'37'33' E
FRONT YARD MIN. SETBACK --15 FEET
L59
75.59 N 69'11'20' E
SIDE YARD FACING STREET=15 FEET
SIDE YARD INTERIOR=5 FEET
L60
68.58 N 69.11'20' E
REAR YARD=25 FEET
GARAGE SETBACKS:
FRONT YARD GARAGE DOOR SIDE= 20 FEET
FRONT YARD NON GARAGE DOOR SIDE=15 FEET
SIDE YARD GARAGE DOOR SIDE -25 FEET
SIDE YARD NON DOOR SIDE -5 FEET
REAR YARD -25 FEET
SETBACK AROUND SITE PERIMETER (EXTERIOR
PROPERTY LINES) --30 FEET
ROAD RIGHT OF WAY -_50.00 FEET
y.l
4
PROJECT LOCATION
s?7.
y� C'<23n7
111u11`C
VICINITY MAP
J f Ye9•ar36'_C 22u0.0•a°o (NOT TO SCALE)
i SECTION 30, TOWNSHIP 31 NORTH, RANGE 21 WEST,
RVE8.80 - WASHINGTON COUNTY, MINNESOTA
B4E98
BF 1 VILLA LOT SINGLE FAMILY
BLOCK 2 ", �:� LEGEND
.:l
1D
:r �. DETAIL
LOT DETAIL
+' 04846
OF
W G: [ nCK
3l.C.A.r. 1
25' FRONT
GARAGE
FOUND MONUMENT
'R"3MOONM 45WM^^amu
r
SETBACK
• DENOTES
N. e 5
�1fj1,'
15' FRONT SETBACK
O DENOTES SET 5/8" REBAR W/ CAP,
I
'DEQ+ WErLAxn
•. '� 15' FRONT DCK 15' FRONT D&U
LIC. NO. 42656
+
4
ce=;;eoi+ii•v
L433.73 ,!•;
EASEMENT I
EASEMENT
X DENOTES COMPUTED POSITION
'2•800.00
n•,6.44•ee• 2 ``
LOT NUMBER
LOT AREA
I
TOTAL PLAT ACREAGE: 32.3+/ -ACRES
9F
I
„4S f
`• N 89.52'25• V 27646
,Wyp, a aANn>l p4111ffi LOT NUMBER
'00121'0060 (SQUARE FEET) LOT AREA
TOTAL AREA OF WETLANDS WITHIN PLAT= 7.0.1- ACRES
doNAn1AN CHN EE OP9 EAe,E Nlu
Your uoEA 9oa91amoau 3oostzf3laaI
w4a¢ nECN
/
ua
5' SIDE
5' SIDE SETBACK
I
O&U EASEMENT
(SQUARE FEET)
5' SIDE
TOTAL AREA OF RIGHT OF WAY WITHIN PLAT=3.6+/-ACRES
9oo9tztstaotz / `-'*
F71 '?:iia'
I
SETBACK
5 ' SIDE D&U
ZONING: PUD (PLANNED UNIT DEVELOPMENT)
/ I
EASEMENT
!
NUMBER OF UNITS IN PROPOSED SUBDMSION
CULVERT
T CONTOUR
1'CONTOUR
PROPOSED BOUNDARY
PROPOSED RIGHT OF WAY
LOT LINE
SECTION LINE
U'FD.ITY EASEMENT (D&U)
SETBACK LINE (SB)
DENOTES WETLANDS
PHASE 4 TOWNHOMES: TOTAL - 26
25' REAR SETBACK 25' REAR SETBACK / PHASE SINGLE FAMILY: TOTAL -14
10' REAR D& U EASEMENT 10' REAR EASEMENT J PHASE TOWNHOMES: TOTAL -20
1 HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT I AM A DULY LICENSED LAND SURVEYOR HUGO,TELMCREST
PRELIMINARY PLAT FOR: FILE No. 1
UNDER THE LAWS OF THE STATE OF MINNESOTA.
P200 25TH OAVENUEOSOUhiELMCR 130939
DENNIS J. WARNER. LS. SEH ST. CLOUD, MN 56301-1717 MINNESOTA INVESTMENTS, LLC 4
Date: 05/08/2015 Li.. Na. 42656 Ln Www.sehinc.com
o 2017 Westwood Professional Services, Inc.
for
loll mitt
Preliminary Plat, Grading,
and Landscape Plans
for
Fable Hill 4th Addition
Hugo, MN
Prepared for:
El crest Investments, LLC
3500 Willow Lake Road
Vadnais Heights, Minnesota 55110
Contact: Len Pratt
Phone: 651-429-8032
Prepared by:
Westwood
Phone (952) 937-5150 7699 Anagram Drive
Fax (952) 937-5822 Eden Prairie, MN 55344
Toll Free (888) 937-5150 westwoodps.com
Westwood Professional Services, Inc.
Project number: 0010423.00
Contact: David Hempel
Utilities, Streets,
Sheet List Table
Sheet Number
Sheet Title
1
COVER
2
EXISTING CONDITIONS
3
PRELIMINARY PLAT
4
PRELIMINARY PHASING PLAN
5
PRELIMINARY GRADING, DRAINAGE, AND EROSION
CONTROL PLAN
6
PRELIMINARY UTILITY
7
STREET PROFILES
8
PRELIMINARY LANDSCAPE PLAN
9
PRELIMINARY LANDSCAPE NOTES & DETAILS
10
DETAILS
Vicinity Map
(Not to Scale)
NO. DATE REVISION SHEETS
Preliminary PUD Plans
for
Preliminary Plat, Grading, Utilities, Streets,
and Landscape Plans
for
Fable Hill 4th Addition
Hugo, MN
Date: 06/26/17 Sheet: 1 of 9
0010423CVP01.d
n 9017 Wcc+uinnrl Prnfcccinnnl Ccr%Ar•cc Inn
94Z'
\ o, 940 1—
g3¢
17" 18
C>
O
r'
o J
� �
N N
\7
928 rn rn
940 J I ^ry .930
9341 < 8 Q �IL
9
936 ( 36 ��
co
V g38 — \\ — —
11-01
1 94S9srR J 9 O
IceQ2 �`L \ \ \ 4 0
ebb 946 \ J / ali, °� \ ali, / 922 \ \
0
\ 924 \ Ali,
S8p° 30, 34„ W
/ \ 9 I \ r
/� \
-� 1 \ 9
r- L
26
iIV
930940
932
00
193
\ 1 �v6 R Q
\ 3 g�b( \ 936
10
3
O—
�°
O 942 ` I
\ O
--EDGE OF WETLAND
A I
f � 940 -L � _ N
I,JL cNpl I I
942 r
\ / \ \ / ►` o
N
° � � I I o
\ _
\ t r s \ \ LO
-EDGE F WETLANDI, `g40_ ~ \\ C%P a'I
ON X I
'940— i \ 938 lu
j I I rn
.`53 ' 930 \ \ \ \
EXIST INv �� 1 r'6' e I ISTI 18"
K 26 -STU
,IE 9A2 / \ \
J UB � 2030
EXI Ie �(g40�'
1
S H TI f8 F S \ \ ali, \ 938 i 9 „
011 h RE S
X55
IE — 9 .4
— `
o o 43, 21 ��Q a O�� N 91 7
j \ I
_cam / k �, o LAI .
cl 0 00 \ J \ g� \ � U, O
1 303.79 \ \ \
a \ ` — S88�."W 161.67 0' a
S8� 00 36 E ��'' / / \ 9 — — � �°50'10�
L EXISTING f1" �6P E�CISING 8" PVC SDR z
co _6 STUB --@--O.4 % Q
_ STAB @ 0.V_ / rn ;TUB IE �4 7 v'
1 J / STU IE = 93P�2 \ �C _ \ •� ►� I c�
N 05 1 055'36"E 93$ I
6 46
584" �� � � 56�°�$
Westwood I I hereby certify that this plan was prepared me or under IRevisions
direct supervision and that I am a duly licensed PROFESSIONAL
Mi
ENGINEER under the laws of the State of nnesota
Phone (952) 937-5150 7699 Anagram Drive
Fax (952) 937-5822 Eden Prairie, MN 55344
Toll Free (888) 937-5150 westwoocips.com
Westwood Professional Services, Inc.
john Bender, PE
Date: 07/05/17 License No. 43358
L5` IE = 211105
EXISTING A A t MH 1-1 N�'
RE = 95 .7
IE = 9
'V' I
00
lar Prepared for:
Checked: DCH, K1tT
Elmcrest Investments, LLC
Drawn DW, SRS
3500 Willow Lake Road
Remora Draw* bydate: Vadnais Heights, Minnesota 55110
Property Description
Outlot C, FABLE HILL FOURTH ADDITION, according to the recorded plat thereof, Washington
County, Minnesota
Fable Hill
4th Addition
0' 60' 120' 180'
0010423EXP01.dwg
Date: 06/26/17 sheet•. 2 OF 9
Existing
Conditions
Call
48 Hours before digging:
GOPHER STATE ONE CALL
Twin
City Area 651-454-0002
Mn.
Toll Free 1-800-252-1166
Legend
0
BUSH/SHRUB
ST
STORM MANHOLE
CONIFEROUS TREET❑
TELEPHONE BOX
DECIDUOUS TREE
TELEPHONE MANHOLE
'
WETLAND
®
TRAFFIC CONTROL BOX
®
STEEL/WOOD POST
HH
HAND HOLE
—o—
SIGN-TRAFFIC/OTHER
TRAFFIC LIGHT
SIGN-TRAFFIC/OTHER
D4
GATE VALVE
MAIL
MAIL BOX
�(5
HYDRANT
HANDICAPPED STALL
9
WATER METER
O
PER TEST
❑s
CURB STOP BOX
Mw
MONITORING WELL
WATER MANHOLE
Tv
CABLE TV BOXwO
WELL
GAS METER
CTV
CABLE TV
STREET LITE
—GAS—
GAS LINE
r
GUY WIRE
POH
POWER OVERHEAD
K)j
POWER POLE
—PUG—
POWER UNDERGROUND
❑E
ELECTRIC BOX
—FOP—
FIBER OPTIC
ELECTRIC METER
—SAN—
SANITARY SEWER
ELECTRIC MANHOLE
—STO—
STORM SEWER
®
ELECTRIC TOWER
—TOH—
TELEPHONE OVERHEAD
Q
SANITARY MANHOLE
— TUG—
TELEPHONE UNDERGROUND
co
SEWER CLEANOUT
—WA T—
WATERMAIN
®
BEEHIVE CATCH BASIN
x
FENCE LINE
®
CATCH BASIN
rt� —
DECIDUOUS TREE LINE
®
FLARED END SECTION
CURB & GUTTER
®
CULVERT
BITUMINOUS SURFACE
SOIL BORING
CONCRETE SURFACE
O
Denotes 1/2" x 14" Iron Pipe
marked with Plastic Cap
inscribed with Lic. No. 23021,
unless otherwise noted
•
Denotes Iron Monument Found
as noted
Denotes Cast Iron Monument
Property Description
Outlot C, FABLE HILL FOURTH ADDITION, according to the recorded plat thereof, Washington
County, Minnesota
Fable Hill
4th Addition
0' 60' 120' 180'
0010423EXP01.dwg
Date: 06/26/17 sheet•. 2 OF 9
Existing
Conditions
o2017 Westwood Professional Services, Inc.
// �-------�� 1318.13
11, I
- - - - - - - - - - - - - - - -790
1 1
4//
-----------7 -----------4 -----EDGE% F WETLAND -7 24,920 sf i 1
all, �i � all, 1 y �
\ R 1 a�l. - 1 �,�I, / / I /
/ 27,251 sf - / - / I
-� _ � � / a�l, I 4
___8' TRAIL
F - _ -! -� \ / I I / // 0II-EDGE OF WETLAND
' 2 % / /
-�2 - - J i�� 23,458 sf�/
B -S /
2 ► o I \ all, 23,747 sf
J / I <
20,325 sf /
7
v 15,710 sf 14,468 sf 9 I
Im 1 / / / 18,221 sf l l I I 30,873 sf \ \
/4
11 II
r 2z /1129
� 28 W / / ,72e sf 190.99
1 \\\ 3 \ � o // I I 34, 035 sf
22,857 sf
8 10 / \
54,937 sf \
61
26 \��� \�/ 59 so
ti
�Pr _ - - - -- s¢ 2s 8' TRAIL-
21
164 78 44,382 sf \
9
all, 23,642 sf / / -6'
all, II
1s,o� of � a,�s sf \ 2� 75
\ I I so I 10 /
10,020 sf
/ I 5 /
14,542 sf I 9 \ \ �/� /2 - \\✓//
11,185 sf I / \ 76,636 sf
2 . I
I 13,095 sf 8
Il a�l, �� ,� \ "`
_ - _ \ \ I I Ffl I ry"
J _j
- I I 3 3g 9,205 sf 10,194 sf _ 10,955 sf // /6 0 �fb3
80 7 N I 2 all, w /`., / / s -- � I (O
I I / � � 13 4 I
� Y / � , �� s \ 3 I , // ,1 p 10,913 sf
S 3 cp I all, all A 13,031 sf 13,103 sf / rn
CQ I F- I - \ I � / / JJ
II 20,452 sf / all, / - \ / 68 \ I / / /' \\ / /�/
80 26 2> \ � - // 28 � I
14
3p 1 ii �- �/ 5ti T 13 / \ i 8,998 sf
0� N \ \ ,OS `EDGE OF- 98 \ < all, 11,771 sf / 2�
o \ / WETLAND
1 a \ /G - all,
50 \
77,756 sf \ RD / \ sr> all. /)
- / 14 15 1
EDGE OF - 9,635 sf / \ B / 70,31p Sf 1 X71
I
�-�\ � sr> /
WETLAND
159, 308 s112 2
f
0
12,876 sf / 1 &JMOT A
\776 sf \ all, I
\ il,
�_l-� / o - 16 7
/ - N�
17p / ( \ 12,051 sf
/ 4 /
01 1,
161.67 '
;- 25.06
�0
05
614 S9 \
o �o
O��X'
,y�k
Westwood
Phone (952) 937-5150 7699 Anagram Drive
Fax (952) 937-5822 Eden Prairie, MN 55344
Toll Free (888) 937-5150 westwoocips.com
Westwood Professional Services, Inc.
I hereby certify that this plan was prepared by me or under myI Revisions:
direct supervision and that I am a duly licensed PROFESSIONAL
ENGINEER under the laws of the State of Minnesota
john Bender, PE
Date: 07/05/17 License Na 43358
Setbacks:
STREET
House Setbacks
SF Lot
Detail
Front yard
15
feet
Side yard (facing street)
15
feet
Side yard (interior)
5
feet
Rear yard
25
feet
Garage Setbacks
N \ \
Drainage &
Front yard (garage door side) 25
feet
Front yard (non -door side)
15
feet
Side yard (garage door side)
25
feet
Side yard (non door side)
5
feet
Rear yard (non door side)
5
feet
Exterior Boundary
30
feet
OHW of Clearwater Creek
50
feet
lar Prepared for:
Checked: DCH, K1tT
Elmcrest Investments, LLC
Drawn DW, SRS
3500 Willow Lake Road
Remora Draw* by�date: Vadnais Heights, Minnesota 55110
h
�0
Call 48 Hours before digging:
GOPHER STATE ONE CALL
Twin City Area 651-454-0002
Mn. Toll Free 1-800-252-1166
Property Description
Outlot C, FABLE HILL FOURTH ADDITION, according to the recorded plat thereof, Washington
County, Minnesota
Development Data
Existing Zoning: PUD
Proposed Zoning: PUD
Gross Site Area: 19.58 ac
Existing Wetlands: 3.56 ac
Net Developable Area: 16.02
Proposed Residential Lots: 37
Detached Villas 28
Single Family 9
Overall Gross Density
(37 un/19.58 ac) 1.89 un/ac
Overall Net Density
(37 un/16.02 ac) 2.31 un/ac
Project Street R/W.• 2.16 ac
Outlot A: 1.99 ac
Side -Load Villa Lot Detail
(No Scale)
�
0
\\ N �\ �\ ----�
5
\\ \
17,
Drainage & /'� \
Utility Easement- h / L \
Setback Line - y 7,386 sf 7,411 sf \ \
\
Lot Number - - - ,
Lot Area ---� /
Lot Dimension - --� - -
Side Loaded Garage - - - - - -
Driveway - - J /
STREET
Front -Load Villa Lot Detail
(No Scale)
55 0 55
- - - 5 �5
I I I \I
T 2� N
5,850 s
I I I,850s�
5 5
L---
55 41 55
Fable Hill
4th Addition
T)
-Drainage &
Utility Easement
-Setback Line
Lot Dimension
Lot Number
- Lot Area
-Front Loaded Garage
- - Driveway
I�
0' 60' 120' 180'
0010423PPP01.dwg
Date: 06/26/17 Sheet•. 3 of 9
Preliminary Plat
STREET
Typical
SF Lot
Detail
(No Scale)
74
51-�
�5
N \ \
Drainage &
Utility Easement
Setback Line
0
N
0
1 N
R
- Lot Dimension
8,880
sf
7.5
Lot Number
IF
-Lot Area
L N
Ln
N
74
STREET
Fable Hill
4th Addition
T)
-Drainage &
Utility Easement
-Setback Line
Lot Dimension
Lot Number
- Lot Area
-Front Loaded Garage
- - Driveway
I�
0' 60' 120' 180'
0010423PPP01.dwg
Date: 06/26/17 Sheet•. 3 of 9
Preliminary Plat
o 2017 Westwood Professional Services, Inc.
980
—
66.30
DENOTES SOIL BORING
DENOTES SILT FENCE
DENOTES HEAVY DUTY SILT FENCE
DENOTES EXISTING CONTOURS
DENOTES PROPOSED CONTOURS
DENOTES PROPOSED SPOT ELEVATION
DENOTES BIO—ROLL EROSION CHECKS
Westwood
Phone (952) 937-5150 7699 Anagram Drive
Fax (952) 937-5822 Eden Prairie, MN 55344
Toll Free (888) 937-5150 westwoocips.com
Westwood Professional Services, Inc.
❑—�� DENOTES
EXISTING STORM SEWER
■--i►►� DENOTES
PROPOSED STORM SEWER
DENOTES
EXISTING TREE LINE
DENOTES
APPROXIMATE TREE
REMOVAL
LIMITS
x 856.3 DENOTES
EXISTING SPOT ELEVATION
DENOTES
EMERGENCY OVERFLOW
E.O.F. ELEVATION
I hereby certify that this plan was prepared by me or under my I Revisions:
direct supervision and that I am a duly licensed PROFESSIONAL
ENGINEER under the laws of the State of Minnesota.
John Bender, PE
Date 07/05/17 License No. 43358
EROSION CONTROL NOTES:
ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN—PLACE
PRIOR TO ANY EXCAVATION/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL
VIABLE TURF OR GROUND COVER HAS BEEN ESTABLISHED. EXISTING SILT FENCE
ON—SITE SHALL BE MAINTAINED AND OR REMOVED AND SHALL BE CONSIDERED
INCIDENTAL TO THE GRADING CONTRACT. IT IS OF EXTREME IMPORTANCE TO BE
AWARE OF CURRENT FIELD CONDITIONS WITH RESPECT TO EROSION CONTROL.
TEMPORARY PONDING, DIKES, HAY BALES, ETC., REQUIRED BY THE CITY SHALL BE
INCIDENTAL TO THE GRADING CONTRACT.
ALL STREETS DISTURBED DURING WORKING HOURS MUST BE CLEANED AT THE END
OF EACH WORKING DAY. A ROCK ENTRANCE TO THE SITE MUST BE PROVIDED
ACCORDING TO DETAILS TO REDUCE TRACKING OF DIRT ONTO PUBLIC STREETS.
Checked: DCH, KIT
Drawn DJW, SRS
Record Drawing by/date:
Prepared for:
GENERAL GRADING & DRAINAGE NOTES:
ALL CONTOURS AND SPOT ELEVATIONS ARE SHOWN TO FINISHED SURFACE/GUTTER
GRADES UNLESS OTHERWISE NOTED.
REFER TO THE SITE PLAN/RECORD PLAT FOR MOST CURRENT
HORIZONTAL SITE DIMENSIONS AND LAYOUT.
THE CONTRACTOR SHALL VERIFY THE LOCATION AND ELEVATION OF EXISTING
UTILITIES AND TOPOGRAPHICAL FEATURES WITH THE OWNERS AND FIELD—VERIFY
PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE
ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM PLAN.
ALL CONSTRUCTION SHALL CONFORM TO LOCAL RULES.
POSITIVE DRAINAGE FROM THE SITE MUST BE PROVIDED AT ALL TIMES.
Elmcrest Investments, LLC
3500 Willow Lake Road
Vadnais Heights, Minnesota 55110
I
I
CN '00
Side -Load Villa Lot
(No Scale)
Call 48 Hours before digging:
GOPHER STATE ONE CALL
Twin City Area 651-454-0002
Mn. Toll Free 1-800-252-1166
DRAINAGE &
UTILITY EASEMENT
SETBACK LINE
FINISHED GRADE ELEVATION
LOT NUMBER
MINIMUM BASEMENT FLOOR ELEVATION -
FRONT GARAGE SLAB ELEVATION
SIDE LOADED GARAGE
DRIVEWAY
STREET
Front -Load Villa Lot
(No Scale)
STREET
Typical SF Lot
(No Scale)
— DRIVEWAY
LO = GRADED FOR 5.0' DIFFERENCE FROM
FINISH GROUND ELEVATION AT REAR OF PAD
TO FRONT GARAGE SLAB ELEVATION.
WO = GRADED FOR 8.0' DIFFERENCE FROM
FINISH GROUND ELEVATION AT REAR OF PAD
TO FRONT GARAGE SLAB ELEVATION.
WO = WALKOUT
LO = LOOKOUT
R = RAMLER
SOG = SLAB ON GRADE
(1) = DENOTES ADDITIONAL STEPS IN GARAGE
Fable Hill
4th Addition
DRAINAGE &
UTILITY EASEMENT
SETBACK LINE
NISHED GRADE ELEVATION
T DIMENSION
,T NUMBER
NIMUM BASEMENT
OOR ELEVATION
=RONT GARAGE SLAB ELEVATION
FRONT LOADED GARAGE
ZIVEWAY
DRAINAGE &
UTILITY EASEMENT
SETBACK LINE
LOT DIMESNION
LOT NUMBER
MINIMUM BASEMENT
FLOOR ELEVATION
FRONT GARAGE SLAB ELEVATION
TES GARAGE LOCATION
0' 60' 120' 180'
0010423GDP01.dwg
Date: 06/26/17 sheet: 5 OF 9
Grading,
Drainage, and
Erosion Control
Plan
o2017 Westwood Professional Services, Inc.
8" PVC PLUG
8" DIP PLUG
STUB -18-
\ IE=924.87
MH-17�`'
RE = 937.79
IE (N) = 924.79 /
- - - - IE (S) = 924.69 /
r----------- D=13_1
2 I
I I
I I
I I
_J
1 MH -10 \\
/ \\ 3 RE = 947.70
IE (N) = 923.46
\ \ SIE (SW) = 923.46
� D=24.2
i
I 4
I �
I I
I I
I I
MH -14
RE = 945.15
IE(W)=925.44
IE (E) = 925.34 °, DIP M
D=19.8
8" DIP PLUG j
STUB -15
IE=925.52
F_ MH -20
8" PVC PLUG RE = 946.75 \
IE (N) = 928.40 \
IE (SE) = 928.30
D=18.4,
STUB -19
�IE(NW)=928.26 \
r 2 �
i
I REMOVE PLUG &
I CONNECT TO EX.
FVC SANITARY SEWER
Westwood
Phone (952) 937-5150 7699 Anagram Drive
Fax (952) 937-5822 Eden Prairie, MN 55344
Toll Free (888) 937-5150 westwoocips.com
Westwood Professional Services, Inc.
-------------------7/ I
I �
I �-----7 � F----------- --------
I------------
MH -16 \ / ��� \ / / / I I I 4 ice/
/ RE = 942.66 \ 2
I IE (N) = 924.16\>
I I IE (S) = 924.06 i JI -7
D=18.6 i � 3
iZ/l I 8 I I
7 9 �\
6
4
Ii 1 I MH -6 / / / / I I MH -5
- - _jL _ i _ I JI RE = 940.39 / I I I RE = 940.03/
RE =9 944.83 I (W) = 920.98 / /l /l I I IE (W) = 92Q4/9 10
\IE (W) = 923.74 I AE (E) = 920.88 / / I I IE (SE) = 9 .39 / /
►► lE, (SE) = 922.87 // D-19.5 / / _ J _ - _ �I I I D=19.6 / / / \\ EXISTING STORMWATER POND
� \ M H' 7 J / / / RE = \
D=�'2 0 � / RE = 939.04 \
/'- RE =8.92 �', -� / // IE (NW) = 920.02
--- \��/ IIEE (E) - 921.44 �/ - -_►�� \�� � / //// IE (SE) - 919.9
-
D=17.5 21
RE = 944.07 _1/ / / D=19.1 \
'(IH -11 I
I II �� i =� ----- ��• \ /// 11 \ �\
� IE (SW) = 923.961 I %
22 -- .
-- ° A
IE (NE) = 923.861 I / ���\ �Q - 00
` D=20.2 3 I I 4 / / - X \
_ I 1 I I \ 23 � � � I I 10
R = 94 I I / i�, I I I I / // / /\ �\ \ J
S= 924.42- 1 I / 5 I I 12 X
gE( ) - J I I R� 940.15 1 ` \ I I 9 I / / / \ �' MH -3
NE = 924.32 1 - � � I /
=19.9 2 I J / IE (NW)I 1922.07 \\ 7 1 1 I I I I // // \ RE = 938.07 I J
�H-13 1� L� -IE E 1 921.97 I I 8 I I I / / / / IE (NW) 919.55 J
E = 948.49 1 �� )I I D=18.2 \ \ I I I I I I \ IE (SE) = 919.45_ - - - -
W= 924.86 J J I \\ I I I I I I // i �� \ D=18.6 ---924-7
-----�
L23.7, REMOVE PL 1 \ \ I I I I I I / / // \ �' - MH -2 13 `�' I
\ I & CONNECT TO I 6 \\ \ I I I I I I / / 111112 // RE = 936.82
MH- 1 II EX. 8" DIP I \ I L - - - I I I / / / / / / IE (NW) = 918.97 J
RE = 94 61 WATER MAIN I \\ \\ ) I I / // //// // // �i ,\ \ IE (S) = 918.$7-
\ IE (S) = 128. D=180���'�/14
D=20.0 --� �� �/ / // �_ Tom,/ 13
EXISTING 8' PVC SDR / 14 , �'� \ ' ; �' 15 \ EXISTING 18" RCP
/ 26 STUB @ 0.40 I \ �' , \ �' STUB @ 2.03
\ / STUB IE = 928.26
REMOVE PLUG\ & � STUB -1
\ STUB IE = 926.59
\ / EXISTING 8" DIP / \ _ 15 CONNECT TO EX. 8" \ IE(N)=91 4
PVC SANITARY SEWER \
EXISTING SANITARYAH \ \ �� �3 _ _ _ - - - \ �EXISTING 18" F S
RE = 935.4\\� _---- -�1 i \ ��� oo IE = 921.05
IE SW = 935.40/ &JMOT A � r - REMOVE PLUG
\ ��O IE SE = 9117 17 I 16 & CONNECT TO I
_ EX. 8 DIP
WATER MAIN I
\ U
EXISTING 21" RCP / / ` - - J �� EXISTING 8" PVC SDR z
STUB @ 0.14% \ �' 26 STUB @ 0.40% Q
STUB IE = 936.82 �/ \ / STUB IE = 918.44 '
CL
"Po - 00
ODK
I hereby certifythat this plan was prepared by me or under my I Revisions. I KIT I Prepared for
o •
direct supervision and that I am a dulylicensed PROFESSIONAL
ENGINEER under the laws of the State of Minnesota
Checked. DCH. K rr
Drawn DJW, SRS
Record Drawing by/date:
John Bender, PE
Date: 07/05/17
License No. 43358
EXISTING SANITARY MH
RE = 953.78
IE = 917.91
Elmcrest Investments, LLC
3500 Willow Lake Road
Vadnais Heights, Minnesota 55110
Call 48 Hours before digging:
GOPHER STATE ONE CALL
Twin City Area 651-454-0002
Mn. Toll Free 1-800-252-1166
General Utility Nota
THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO CONSTRUCTION
AND NOTIFY THE OWNER OF ANY DIFFERENCES.
UNLESS OTHERWISE NOTED, ALL MATERIALS, CONST. TECHNIQUES AND TESTING SHALL
CONFORM TO THE CITY OF CHASKA ENGINEERING GUIDELINES & THE 1999 ED. OF THE
"STANDARD UTILITIES SPECIFICATIONS FOR WATER MAIN AND SERVICE LINE INSTALLATION
AND SANITARY SEWER AND STORM SEWER INSTALLATION BY THE CITY ENGINEERING
ASSOCIATION OF MINN." AND TO THE "STANDARD SPECIFICATION FOR HIGHWAY
CONSTRUCTION" MINN. DEPT. OF TRANS., AUGUST 31, 2005 INCLUDING THE CURRENT
ADDENDUM. THE CONTRACTOR SHALL BE REQUIRED TO FOLLOW ALL PROCEDURES AS
OUTLINED BY THE LOCAL AGENCY.
THE CONTRACTOR SHALL RECEIVE THE NECESSARY PERMITS FOR ALL WORK OUTSIDE OF
THE PROPERTY LIMITS.
VERIFY EXISTING INVERT LOC. & ELEV. PRIOR TO BEGINNING CONSTRUCTION.
THE WATER SERVICE SHALL BE INSTALLED WITH A MIN. OF 7.5 FT. OF COVER. THE
CONTRACTOR SHALL VERIFY THE CITY AS -BUILT CONSTRUCTION PLANS TO CHECK
LOCATION AND MATERIAL TYPE.
THE CONTRACTOR SHALL CONTACT "GOPHER STATE ONE CALL" FOR FOR UTILITY
LOCATIONS PRIOR TO UTILITY INSTALLATION.
MAINTAIN MINIMUM 18" VERTICAL SEPARATION BETWEEN WATER MAIN & SANITARY
SEWER.
Legend
EXISTING
SANITARY SEWER
WATER
HYD. W/VALVE
STORM SEWER
Fable Hill
4th Addition
��
PROPOSED
SANITARY SEWER
WATER
HYD. W/VALVE
STORM SEWER
0' 60' 120' 180'
0010423UTP01.dwg
Date: 06/26/17 sheet•. 6 of 9
Preliminary
utility
o2017 Westwood Professional Services, Inc.
Preliminary Plant Schedule Single Family Landscape Requirements
SYMBOL QTY.
OVERSTORY TREES 74
COMMON/BOTANICAL NAME SIZE SPACING O.C. MATURE SIZE
Autumn Blaze Maple
/ Acer x freemanii 'Jeffersred'
2.5"
BB
AS
SHOWN
H
50'-60'
W 40'
Sienna Glen Maple /
Acer x freemanii 'Sienna'
2.5"
BB
AS
SHOWN
H
50'-60'
W 40'
Red Sunset Maple /
Acer rubrum 'Franksred'
2.5"
BB
AS
SHOWN
BB
H 45' W
35'
Fall Fiesta Maple / Acer saccharum 'Bailsto'
2.5"
BB
AS
SHOWN
H
50'-75'
W 50'
Autumn Gold Ginkgo
/ Ginkgo biloba 'Autumn Gold'
2.5"
BB
AS
SHOWN
W
H 50' W
30'
Northern Pin Oak /
Quercus ellipsoidalis
2.5"
BB
AS
SHOWN
H
50'-60'
W 45'
Red Oak / Quercus
rubra
2.5"
BB
AS
SHOWN
H 60'-80' W
40'-50'
Swamp White Oak / Quercus bicolor
2.5"
BB
AS
SHOWN
H
50'-60'
TREES
W
40'-50'
Frontyard
Linden / Tilia americana 'Frontyard'
2.5"
BB
AS
SHOWN
H
60'-70'
W
30'-40'
Boulevard
Linden / Tilia americana 'Boulevard'
2.5"
BB
AS
SHOWN
H
50'-60'
W
25-30'
Discovery
Elm / Ulmus davidiona var. japonica 'Discovery'
2.5"
BB
AS
SHOWN
H
35-45'
W
35-45'
Princeton
Elm / Ulmus americana 'Princeton'
2.5"
BB
AS
SHOWN
H
60'
W
40'
Accolade
Elm / Ulmus japonica x wilsoniona 'Morton'
2.5"
BB
AS
SHOWN
H 70' W
40'-50'
Skyline Honeylocust
/ Gleditsia tricanthos var. inermis 'Skycole'
2.5"
BB
AS
SHOWN
H 50' W
30'-35'
NOTE:
QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES
SEE FINAL PLANS FOR TREE SELECTIONS AND QUANTITIES.
IN THE EVENT
OF A DISCREPANCY.
Westwood I hereby certify that this plan was prepared me or under my Reviston&-
direct supervision and that I am a duly licensed PROFESSIONAL
LANDSCAPE ARCHITECT under the laws of the State of Minnesota
Phone (952) 937-5150 7699 Anagram Drive
Fax (952) 937-5822 Eden Prairie, MN 55344
Toll Free (888) 937-5150 westwoocips.com Kevin Teppen
Westwood Professional Services, Inc. Daft 07/05/17 License No. 26980
SINGLE FAMILY RESIDENTIAL REQUIREMENTS: 74 TREES
* 2 OVERSTORY TREES PER SINGLE FAMILY LOT
(37 PROPOSED SINGLE FAMILY LOTS)
Single Family Landscape Provisions
TOTAL SINGLE
FAMILY LANDSCAPING PROVIDED:
74
TREES
* OVERSTORY
DECIDUOUS TREES:
74
TREES
NOTE:
OVERTSORY TREES SHOWN ON PLAN ARE FOR ILLUSTRATIVE PURPOSES ONLY, SUBJECT TO
FIELD AND SITE CONDITIONS, AND SHALL BE PLANTED IN A LOCATION THAT DOES NOT
INTERFERE WITH CURBSTOPS, INDIVIDUAL SEWER & WATER CONNECTION OR DRIVEWAY
LOCATIONS.
Planting Notes
1. CONTRACTOR SHALL CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TO VERIFY LOCATIONS OF ALL
UNDERGROUND UTILITIES PRIOR TO INSTALLATION OF ANY PLANTS OR LANDSCAPE MATERIAL.
2. ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS.
3. NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA.
4. ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO SUBMISSION OF ANY BID AND/OR QUOTE
BY THE LANDSCAPE CONTRACTOR.
5. CONTRACTOR SHALL PROVIDE ONE YEAR GUARANTEE OF ALL PLANT MATERIALS. THE GUARANTEE BEGINS ON THE DATE OF
THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTEN ACCEPTANCE OF THE INITIAL PLANTING. REPLACEMENT PLANT MATERIAL
SHALL HAVE A ONE YEAR GUARANTEE COMMENCING UPON PLANTING.
6. ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA -GROWN AND/OR HARDY. SPECIMEN GRADE SHALL ADHERE TO, BUT IS
NOT LIMITED BY, THE FOLLOWING STANDARDS:
ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, WOUNDS, SCARS, ETC.
ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES.
ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES.
ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING.
CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH RATIO OF NO LESS THAN 5:3.
7. PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2014 OR MOST CURRENT VERSION) REQUIREMENTS
FOR SIZE AND TYPE SPECIFIED.
8. PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES.
9. PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL -IN MATERIALS IF NECESSARY;
TEMPORARY ONLY.
10. PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR/ROOT FLAIR IS LOCATED AT THE TOP OF THE BALLED & BURLAP
TREE. IF THIS IS NOT THE CASE, SOIL SHALL BE REMOVED DOWN TO THE ROOT COLLAR/ROOT FLAIR. WHEN THE BALLED
& BURLAP TREE IS PLANTED, THE ROOT COLLAR/ROOT FLAIR SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE.
11. REMOVE POT ON POTTED PLANTS; SPLIT AND BREAK APART PEAT POTS.
12. PRUNE PLANTS AS NECESSARY - PER STANDARD NURSERY PRACTICE AND TO CORRECT POOR BRANCHING OF EXISTING AND
PROPOSED TREES.
13. WRAP ALL SMOOTH -BARKED TREES - FASTEN TOP AND BOTTOM. REMOVE BY APRIL 1ST.
14. STAKING OF TREES OPTIONAL; REPOSITION, PLUMB AND STAKE IF NOT PLUMB AFTER ONE YEAR.
15. THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONS PRIOR TO PLANTING. LANDSCAPE
CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR THE NEED OF ANY SOIL AMENDMENTS.
16. BACKFILL SOIL AND TOPSOIL TO ADHERE TO MN/DOT STANDARD SPECIFICATION 3877 (COMMON TOPSOIL BORROW) AND TO
BE EXISTING TOP SOIL FROM SITE FREE OF ROOTS, ROCKS LARGER THAN ONE INCH, SUBSOIL DEBRIS, AND LARGE WEEDS
UNLESS SPECIFIED OTHERWISE. MINIMUM 4" DEPTH TOPSOIL FOR ALL LAWN GRASS AREAS AND 12" DEPTH TOPSOIL FOR
TREE, SHRUBS, AND PERENNIALS.
17. THREE INCHES OF SHREDDED HARDWOOD BARK MULCH SHALL BE USED AROUND ALL TREES WITHIN TURF AREAS.
18. INDIVIDUAL TREE BEDS TO BE SPADED EDGE, UNLESS NOTED OTHERWISE.
19. ALL DISTURBED AREAS TO BE SODDED OR SEEDED, UNLESS OTHERWISE NOTED. SOD TO BE STANDARD MINNESOTA GROWN
AND HARDY BLUEGRASS MIX, FREE OF LAWN WEEDS. ALL TOPSOIL AREAS TO BE RAKED TO REMOVE DEBRIS AND ENSURE
DRAINAGE.
20. PROVIDE IRRIGATION TO ALL PLANTED AREAS ON SITE. IRRIGATION SYSTEM TO BE DESIGN/BUILD BY LANDSCAPE
CONTRACTOR. LANDSCAPE CONTRACTOR TO PROVIDE SHOP DRAWINGS TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO
INSTALLATION OF IRRIGATION SYSTEM. CONTRACTOR TO PROVIDE OPERATION MANUALS, AS -BUILT PLANS, AND NORMAL
PROGRAMMING. SYSTEM SHALL BE WINTERIZED AND HAVE SPRING STARTUP DURING FIRST YEAR OF OPERATION. SYSTEM
SHALL HAVE ONE-YEAR WARRANTY ON ALL PARTS AND LABOR. ALL INFORMATION ABOUT INSTALLATION AND SCHEDULING
CAN BE OBTAINED FROM THE GENERAL CONTRACTOR.
21. CONTRACTOR SHALL PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THE PLANT IS FULLY ESTABLISHED OR
IRRIGATION SYSTEM IS OPERATIONAL. OWNER WILL NOT PROVIDE WATER FOR CONTRACTOR.
22. REPAIR, REPLACE, OR PROVIDE SOD/SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD AREAS ADJACENT TO THE SITE
DISTURBED DURING CONSTRUCTION.
23. REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER.
Planting Detail
PRUNE OUT MISDIRECTED BRANCHES.
PROVIDE ONE CENTRAL LEADER.
GUYING AND STAKING, (OPTIONAL),
FOR ONE (1) YEAR ON ALL
4 DECIDUOUS AND CONIFEROUS TREES:
TOP STAKES 5' ABOVE GROUND
(MAX.) OR TO FIRST BRANCH.
o e BOTTOM OF STAKE 3' (MIN.)
�$ BELOW GROUND. STAKING POSTS
TO BE 2"X2" STAINED WOOD OR
PAINTED STEEL DELINEATOR
or omoQ ° ° POSTS. PLACE 3 POSTS
siP�°g� coca EQUIDISTANT AROUND AND
OUTSIDE ROOT BALL. SECURE
TREE TO POSTS WITH 16" LONG
POLYPROPYLENE OR
POLYETHYLENE, 40 MIL., 1.5"
WIDE STRAP.
a TREE WRAP MATERIAL FROM
GROUNDLINE UPWARD TO FIRST
BRANCHES, AS REQUIRED.
PLACE MULCH, DEPTH AS SPECIFIED,
2X BALL L OVER PLANT PITS - DO NOT PILE
[DIAMETERJX AGAINST TRUNK.
FORM 3" DEEP WATERING BASIN.
BACKFILL PLANT PIT WITH SPECIFIED
BACKFILL SOIL.
SCARIFY SIDES AND BOTTOM OF HOLE.
III III- REFER TO AMERICAN STANDARD FOR
I=III=� SII=III NURSERY STOCK FOR MINIMUM BALL
SIZE. ROOT FLARE TO BE PLANTED
AT OR NEAR FINISHED GROUNDLINE.
SET ROOT BALL ON UNDISTURBED
SUBSOIL OR COMPACTED SOIL MOUND
MATCHING TREES NATURAL
GROUNDLINE WITH FINISHED SITE
GRADE. N.T.S.
LAST REVISED:
Vkwltwood DECIDUOUS TREE 06/05/13
PLANTING LA28 El
NOT FOR CONSTRUCTION
N,U Prepared for:
Checked- Kff Elmcrest Investments, LLC
Drawn: NTM
Rerora ��� 3500 Willow Lake Road
Vadnais Heights, Minnesota 55110
Fable Hill
4th Addition
L !I
0' 60' 120' 180'
Call 48 Hours before digging:
GOPHER STATE ONE CALL
Twin City Area 651-454-0002
Mn. Toll Free 1-800-252-1166
0010423PLP01.dwg
Date: 06/26/17 sheet. 8 of 9
Preliminary
Landscape Plan
2017 Westwood Professional Services, Inc.
o n A n Cl for A n r
3GRADE ELEV.
)TEXTILE FILTER AGGREGATE
IDOT 3149.2H)
PERF. PVC PIPE SDR 35
�JTEXTILE FABRIC—TYPE II
(MnDOT 3733)
PERFORATED UNDER DRAIN DETAIL
INSTALL AT LOW POINT AS DIRECTED BY THE ENGINEER
NOTE•
DRAINTILE INSTALLED
50' IN EACH DIRECTION
FROM CATCH BASIN
R/W
PERFORATED
DRAIN TILE
1/-/- SD -12
22' (STA. 15+87 TO 29+32)
TRANSITION 22'-25 (STA. 29+32 TO 31+31)
25(STA. 30+30 TO 30+67)
7' (STA. 15+87 TO 29+32)
TRANSITION 7'-10' (STA. 29+32
TO 31+31)
10' (STA. 30+30 TO 30+67) 15'
DWY VARIES 8% MAX.
TURF VARIES 15% MAX.
'a
6" TOPSOIL AND SEED
R/W
10'
IIII I
60,�O
� O,RFC
Mn/DOT B 618
00
FOey Na q&
Y_
4�.
00000rr�)))o�'O�%�oo 'Q��tko.
8" 18"
1/2" r
IIIII III �p.;,.�o
3" r
,b1
2" WASHED COARSE
AGGREGATE
e --SLOP E 314'/FT.
<
6"MIN.DEPTH
NOTES:
1. CRUSHED CONCRETE NOT ALLOWED.
2. LENGTH AND WIDTH SUBJECT TO CHANGE BY ENGINEER
3. FABRIC REQUIRED UNDER ROCK FOR DRIVEWAYS
LARGER THAN 24 FEET, HEAVY TRAFFIC, OR AS
DIRECTED BY THE ENGINEER.
28" r FACE OF CURB
t8"
PLATE NO. HU -EC -1
1/2"� TOP OF BITUMINUS MAT
`v
REVISION
MODIFIED'S' DESIGN
28
DATE
HUGO
ROCK CONSTRUCTION
3" r
3
" 112" r
ENTRANCE
Mn/DOT B 612
50'
CL ROAD
28' (STA. 15+87 TO 29+32)
TRANSITION 28'-25' (STA. 29+32 TO 31+31)
25' (STA. 30+30 TO 30+67)
13' (STA. 15+87 TO 29+32)
TRANSITION 13'-10' (STA. 29+32
TO 31+31)
15' I 10' (STA. 30+30 TO 30+67)
R/W
6" Distance to CL Variable
1/2" r e•
3" r
" � 3
Q SLOPE 314"IFT.
Mn/DOT B 618
e—
8" 18"
1/2" r
g" Distance to CL Variable
3" r
,b1
3 1/2" r
e --SLOP E 314'/FT.
<
Mn/DOT B 624
8" 24"
28" r FACE OF CURB
t8"
12"r�
68" r
1/2"� TOP OF BITUMINUS MAT
`v
o
:BASE
MODIFIED'S' DESIGN
28
g'•
1/2Distance to C �(ariable
" r
3" r
3
" 112" r
LOPE 3/4"IT
f—
Mn/DOT B 612
M
a
8" 12"
NOTES:
1. MINIMUM OF 3" CLASS 5 AGGREGATE BASE UNDER
ALL CURB AND GUTTER
PLATE NO.HU-STR-2B
REVISCONCRETE DATE ION 10/05/06
HUGO
CURB & GUTTER
R/W
7'
A) Installation
WIRE FENCING
POST .� SET POSTS AND STAPLE THE WIRE
EXCAVATE A MESH FENCING TO
6"X 67RENCH EACH POST
TRENCH UPSLOPE ALONG THE
6"X 6" \ LINE OF THE POSTS
1111=1111�NIII= \Y �1=1�I�IIIs 11111=1111=41m_
1=11111=1111
11111-11111=11_111 Mlle -111 1111=-111IIIII_IIIII
11111-111111 III= --
1111
11
FILTER FABRICt-3TTACH THE FILTER 4 BACKFILL THE TRENCH
ABRIC TO THE AND COMPACT THE
IRE FENCING AND EXCAVATED SOIL
HE TRENCH
COMPACTED
BACKFILL
11111=111111111=11111-1111111 IIIII111
111 11111
BOTTOM
OF
DRAINAGE WAY
uB A–' A
ELEVATION:
POINTS "A" SHOULD BE
HIGHER THAN POINT 'B'
B) Maintenance
1. FILTER BARRIERS SHALL BE INSPECTED IMMEDIATELY 3. SEDIMENT DEPOSITS SHOULD BE REMOVED AFTER
AFTER EACH RAINFALL AND AT LEAST DAILY DURING EACH STORM EVENT. THEY MUST BE REMOVED WHEN
PROLONGED RAINFALL. ANY REQUIRED REPAIRS SHALL DEPOSITS REACH APPROXIMATELY 1/3 THE HEIGHT OF
BE MADE IMMEDIATELY. THE BARRIER.
2. SHOULD THE FABRIC DECOMPOSE OR BECOME
4. ANY SEDIMENT DEPOSITS REMAINING PLACE AFTER
INEFFECTIVE PRIOR TO THE END OF THE EXPECTED THE SILT FENCE OR FILTER BARRIER IS
NO LONGER
USEABLE LIFE AND THE BARRIER STILL BE NECESSARY, REQUIRED SHALL BE DRESSED TO CONFORM WITH THE
THE FABRIC SHALL BE REPLACED PROMPTLY. EXISTING GRADE, PREPARED AND SEEDED.
5. WETLANDS ARE TO BE PROTECTED BY TWO ROWS OF
H.D. SILT FENCE. DOUBLE H.D. SILT FENCE IS REQUIRED
AROUND WATER BODIES, STEEP SLOPES, AND HIGHLY
ERODIBLE SOILS.
22'
PLATE NO. HU -EC -2—
PLACEMENT AND REVISION
DATE
HUGO
CONSTRUCTION OF A
SILT FENCE
15'
50'
CL ROAD
15'
28'
Material:
1. The Road Drain -Curb & Gutter model consists of a reusable, open topped receptacle that
sets inside the Strom sewer grate. An incorporation rear deflector plate is connected
to the receptacle directing the water into the basin for filtration.
2. The Road Drain -Curb & Gutter model has a replaceable filter cartridge.
3. The Filter media shall meet all local specifications for inlet protection.
Maintenance:
1. Check Filter media after each rain event. Clean or replace if sediment clogs filter.
2. Remove sediment and debris from the receptacle after each rain event
ZkRy
Y
PLATE NO. HU -EC -4
HUGO WIMCO Curb &Gutter REVISION
DATE
Inlet Protection
(Model CG23)
13'
-
4' 8' 4' 8'
BIT TRAIL DWY
VARIES 8% MAX. BIT TRAIL
TURF VARIES 15% MAX. DWY VARIES 8% MAX.
2.0% SLOE (WITH TRAIL) ("THOUT TRAIL) TURF VARIES 15% MAX.
2.0% SLO E
2% SLOPE 2% SLOPE 2% SLOPE 2% SLOPE
a
6" TOPSOIL AND SEED
BIT. TRAIL (STATION 15+87 TO 26+48)
NO TRAIL (26+48 TO 30+67)
FABLE ROAD NORTH TYPICAL STREET SECTION
25'
15'
50'
CL ROAD
15'
25'
10'
DWY VARIES 8% MAX.
DWY VARIES 8% MAX. TURF VARIES 15% MAX.
TURF VARIES 15% MAX. (WITHOUT TRAIL)
R/W
Westwood
Phone (952) 937-5150 7699 Anagram Drive
Fax (952) 937-5822 Eden Prairie, MN 55344
Toll Free (888) 937-5150 westwoodps.com
Westwood Professional Services, Inc.
STREET 2 TYPICAL STREET SECTION
I hereby certify that this plan was prepared by me or under myI Revisions:
direct supervision and that I am a duly licensed PROFESSIONAL
ENGINEER under the laws of the State of Minnesota
John Bender, PE
Date 07/05/17 License No. 43358
STREET 1 TYPICAL STREET SECTION
-
1 1/2" BIT. WEARING COURSE
MNDOT SPEC 2360, TYPE SP
9.5 WEAR COURSE (3.B)(SPNWEA340B)
TACK COAT, MnDOT 2357
2 1/2" BITUMINOUS BASE COURSE
MNDOT SPEC. 2360, SP12.5 NON WEAR
COURSE (3.B)(SPNWB330B)
12" CLASS 5 AGGREGATE BASE
(100% CRUSHED)
24" MNDOT 2211 CLASS AGGREGATE SUB—BASE
(100% CRUSHED)
GEOTEXTILE FABRIC, FOR CLAY
SUBSOILS — MIRAFI 50OX
TYPICAL PAVEMENT
NO SCALE
lar
Checked:" DCH, iar
Drawn: DJW, SRS
Record Drawing by/date:
Prepared for:
R/W
/2" BIT. WEARING COURSE
)OT SPEC 2360, TYPE SP
WEAR COURSE (3.B)(SPNWEA340B)
CLASS 5 AGGREGATE BASE
J% CRUSHED)
��tvIPACTED SUBGRADE
BITUMINOUS TRAIL
NO SCALE
Elmcrest Investments, LLC
3500 Willow Lake Road
Vadnais Heights, Minnesota 55110
Fable Hill
4th Addition
Call 48 Hours before digging:
GOPHER STATE ONE CALL
Twin City Area 651-454-0002
Mn. Toll Free 1-800-252-1166
0010423DTP02.dwg
Date: 06/26/17 Sheet: 9 OF 9
Details
The
Conifer On -Grade
• 2 Bedroom
• 2 Bath
BR2 Screen
House -1793 sq.ft. I MasterB�droom Porch
Mechanical - 47 sq -ft.
Garage - 690 sq.ft.._—��
r
,
° 1 Great Room
CMas)r Bath oast
I ,-
0 Bath
- H O M L S-
i.ots s or a or oiocrr r in i ne v►iras or raoie r w
Master
' Closet
Mechanical
Room
Three Car Garage
{- t -
I_
r'zc ry
li
Mud
Room
— — . -1
Dining Area
Kitchen
I
! Office
rn minht PRATTHOMFR 9017 - Plana ruihiant to rhanna wbnirn nMra . rroitart Saha Ranroaantativa fnr n amnt infnrmalinn
I I ITS
FRANK[
Total tal 1, 595 Sq. F
• 2 Bedroom
•2Bath
M.A' Builder LiC['ntie s�
One Level 1595 Sq. Ft Copyright PRAT HOMES 2017 - Plans subject to change without notice - Contact Sales Representative for current information
The
FRANKLIN
Tota/ 2,198 Sq. Ft.
• 2 Bedroom
• 3 Bath
P
MN &rffdcr Lkeme #z
Main Level 1586 Sq. Ft. Upper Level 612 Sq. Ft.
Copyright PRAT HOMES 2017 - Plans subject to change without nofice - Contact Sales Representative for current information
The
KRISTIN,
Total 2,968 Sq. Ft.
• 3 Bedroom
• 3 Bath
Three Car Garage
a
h}'
First Floor 1605 Sq. Ft.
Master Closet Master Bath 73 W
Q Master Bedroom P
Screen Porch
`Laundry py t Bath
Mud Room
Kitchen
G. L
IDining Area
Frons Foyer
i Porth L GrealIRQovk
Den/
Office
F"
4
ARTIST RENDERING RENDERING ONLY, MAY INCLUDE OPTIONS NOT INCLUDED IN BASE PRICE
Lower Le
Copvriuht PRATTHOMES 2017 - Plans subied to change without notice - Contact Sales Representative for current information
The
0AKW001
Total Z560 Sq. Ft.
(2776 with Optional Garr
• 3 Bedroom
•3Bath
GARAGE
I 11
- _ _ _ _ _ - _ - - - _ _ _ --
Main
Main Level 1446 Sq. Ft.
STALK
NPD
MASTER
MASTER
BATH
BEDROOM
orr7-
�I
�II
aR
GRILL J
OEGK 1
I
I
SCREEN
PORCH
PRATT
UN NrrOde r License #r
OPT GAME
�f11
III
FAMILY ROOM
UNEXCAVATED ROOM
�I
�II
r.
}
n�
UTILITY
— —
SUM yyN
Iorr
weT Bars
Lower Level 1114 Sq. Ft.
(1330 with Optional Game Room) - - -
BEDROOM
#2
PRATT I
Main Level 1654 Sq. Ft. Lower Level 1110 Sq. Ft. Copyright PRATMOMES 2017 - Plans subject to change without notice - Contact Sales Representative for current infortnation
P �f T
,YIN Budde, license 41
The
4
iiDELINE
Irv-
! ., :6
-ledroom (Master Up)
}
yr 7.141 JCI. PC. aecona rloor %4o/ Ja. rt. LDWA
MAKE
fo to l 3, 375 Sq. Ft.
• 4 Bedroom (Main
• 3 Bath
II
0❑0
■
-F101 M E ss
�I
CI
❑ C� III 1111
;III 11{j
First Floor 1787 Sq. Ft.
Lower Level 1588 Sq. Ft.
I
I
I
I
I
I
I
Rear Elevation
/`.......:..M DDATTWf)R GQ ')n17 - DI.......k; M In nMennn uriN....d —H..n QaI— fn. --f inin.m ff—
L A N D F O R M
From 5ite to Finish
105 South Fifth Avenue
Suite 513
Minneapolis, MN 55401
TO: Planning Commission
FROM: Mary Matze through Kendra Lindahl, Landform
DATE: August 2, 2017 for the August 10, 2017 Planning Commission Meeting
RE: 2040 Comprehensive Plan — Land Use Study Areas
1. Background
•
■
Tel: 612-252-9070
Fax: 612-252-9077
www.landform.net
As part of the 2040 Comprehensive Plan update, the City has held several meetings with residents,
Commissions, and Council to gather feedback and understand community priorities. As a result of
the feedback, staff has been meeting with individual property owners and neighborhood groups to
understand specific Land Use issues.
Staff met with the Planning Commission on June 1, 2017 to provide a summary of findings from the
Open House and the Council and Commission Kickoff.
The purpose of the August 10th meeting is to:
1. Review and approve the proposed study areas
2. Affirm the recommended direction proposed by staff.
On October 12, 2017, the Planning Commission will review a draft of the 2040 Comprehensive Plan
and on December 14, 2017 the Planning Commission will hold a public hearing on the final
document.
2. Summary
Land Use Study Areas and Land Use Issues
Since June 1, 2017 staff has identified a preliminary list of land use study areas. These are specific
locations that should be reviewed as part of the Land Use Plan update. Several landowners also
have requested that the City consider specific changes to the status of their property. Possible
changes might include the future land use designations or utility staging. The following is a list of
potential land use study areas, which are also identified on the attached Land Use Study Area Map:
Landform®, SensiblyGreen° and Site to Finish° are registered service marks of Landform Professional Services, LLC.
•
Description
2030 Plan
Issues
Mixed Use Districts:
Must be developed as a PUD
• Comp Plan does not provide a distinction
• Hwy 61 & 170th
Includes a combination of retail,
between the mixed-use districts.
• 170th & Elmcrest
office, cultural or entertainment
• Transitions: Mixed Use Districts
• Downtown (Hwy 61
uses with higher density residential
compatible with nearby districts?
& Frenchman
use. However, these uses can
Road)
occur without housing and still be
Recommendation: Evaluate characteristics of the
considered mixed use.
three mixed-use district areas and the transitions
between the district and neighboring land uses.
Provide policy recommendations for each mixed
use district.
1651h & Fenway
Industrial / Medium Density
• Interest from landowners in developing
Residential
properties.*
• Currently in District Q of Sanitary Sewer
Plan. Services have not been extended
yet.
*Staff meeting with landowners in August to
understand desired plans
Recommendation:
Review Land Use designation to see if still
appropriate for desired development. Evaluate
timing and feasibility of extending services.
Elmcrest north of Frenchman
Range of Land Uses
• Future County Road Washington / Anoka
Road
County Road Plans to upgrade and
connect Otter Lake Road
• Future Land uses may be incompatible
with Lino Lakes Future land uses.
Recommendation:
Evaluate if uses are still appropriate and transitions
between land uses. Provide policy
recommendations to reduce potential conflicts
between incompatible land uses.
Eastern Hugo
Agriculture and Large Lot
• No services planned by Met Council
residential
• Additional study needed to determine if
service is possible
• Resident feedback supports future study
and keeping development options open
Recommendation:
Staff recommends no change to the land use plan,
and that the feasibility study be included as an
implementation step
Planning Commission - 2040 Land Use
August 10, 2017
■
•
•
Planning Commission should discuss the following questions:
■
- Should study areas or other issues be added?
- Should any of the study areas be deleted?
- Are there additional concerns or issues for each area that should be addressed for each
area?
Next Steps
Staff received a handful of additional land use comments from individual property owners. Staff has
contacted the property owners and will meet with them over the summer to discuss their concerns.
Next Meeting
Based on the feedback we've received at the Open Houses and meetings with Commissioners, staff
will proceed with preparing a draft of the Comprehensive Plan for review at the October 12, 2017
meeting.
3. Action Items:
Approve land use study areas and recommended next steps for implementation in the 2040
Comprehensive Plan update.
04fnrhmnnfc
a. Eastern Hugo Open House Feedback dated June 13, 2017
b. Land Use Study Areas: 2040 Update
Planning Commission - 2040 Land Use 3
August 10, 2017
fCITY OF Hugo 2040
W-W Comprehensive Plan Update
EST. 1908
Participant Responses
June 13, 2017 Eastern Hugo Open House
The following is a summary of the responses received at the Eastern Hugo Open House Workshop
on June13, 2017. Staff estimates that approximately 40 people attended the Workshop.
1. Are there any primary concerns about your property or about development in
Eastern Hugo?
- Internet service is VERY limited. I've called the City to determine if there are additional
options. Last fall (2016) Century Link was installing a fiber service. I've contacted them
and nothing is available to our property. —Doug and Diane Anderson, 9815 17011 Street
N
- The development of "Future Irish Ave Park." We would like to see it stay open public,
non -motor space. -Niki Anderson, 14107 Hyde Ave N
- No increase in density beyond 10 -acre minimum. -Anonymous
- Sewer not needed since that drives density. -Anonymous
- I think Cluster Development is useful in certain areas that are already on path to
development. To me, cities are best served with diverse offerings. Hugo has
development in the West, open space in the East. We shouldn't open the door to
density in the east with cluster development. Keep 10 -acre minimum to discourage
development. This will do a better job of protecting farmland and resources than
planning developments. -Jim Dropps 9783 122nd St N
- Would like to keep 10 -acre minimum. -Carol Swiden, 9250 13011 St. N
- 1. Internet service is poor.
2. When the county was resurfacing Cty 8, there were plans to expand it because of
federal/state $. Then it suddenly changed and it was just milled/overlay. Was this
change a knee-jerk response, is it a temporary fix, or??
3. Allow ATVs in Eastern Hugo. I will help draft the regulations. -John N Bartunek,
13936 Isleton Ave N
- I want to divide my land, total 17.65 acres with a lot of lakeshore: 2 separate lots of
appox 7.65 and 10 acres. The 10 acre would be a new building site, on a hill sloping to
lake shore. I would also like to try and make a combo driveway to eliminate a new
access into Co Rd 7 for safety reasons. —Juanita Lovegren, 8355 122nd St N
- No Cluster homes — Sue & Ron Bragg, 15649 Jeffrey Ave N
June 13, 2017 CITY DF
Eastern Hugo Open House
As a landowner of a family farm (137 acres) that is surrounded by acre developed lots,
my concern is to reclaim the value (development potential) of my property, which in my
opinion can only be achieved by reducing minimum lot size from 10 acres to 5 acres.
This is my family's legacy and retirement asset. -David Wlaschin, 12140 Illies Ave N
- Preservation of the rifle and archery range. Preservation of the woodlands for hunting
and natural resources.
- If property is bordered on most sides by 5 -acre lots why should the 1/10 acre be
maintained? — Cathy Scobie, 7676 120th St & 12140, Illies Ave N
- What sets Hugo apart from other cities is that it does not at this time feel over-
crowded, packed with people and have "cookie -cutter" filled wall to wall homes. I love
the rural feel. We need better internet service. We would not like it if parcels went
below 10 acres for rural development. -Gina and Steve Sadowski, 15960 Jeffrey Ave N
- Can the definition of Eastern Hugo change? I.e."zoning" of what is considered Eastern
Hugo? (map) — Bart Cuthrie, 8991 13011 St. N
- My primary concern is to plan for sewer in Eastern Hugo and allow flexible options for
future development which does not have primary purpose of protecting natural
resources. Sewer connection pipes have been increased since first constructed. -John
Waller, 14010 Homestead Ave N
- Just would like lots of space for parks & recreation; outdoor activity — Already on the
list.
- I enjoy our "rural living" on the east side of Hugo, except for the dirt roads. Paving our
remaining dirt roads would be my request. -Neil Fagerhaugh, 9511 140 St N
- It is a worry about fire department services with no hydrants. Water could be an issue.
Does water come with the sewer? - Kathy Brevig, 14120 Hyde Ave N
2. What should Hugo look like in 20 years? 40 years?
- 20 -Some development but preserve the small town feel and farm/ hobby farm lifestyle.
40 -small developments with land conservation plans in place, promote small town
feel. —Doug and Diane Anderson, 9815 17011 Street N
- We would like to have more rec space on our side of town. More paths, or paths in
general. There is no save pavement areas to run or bike from our home. (Dump trucks
drive 50+ mph down 14011) -Niki Anderson, 14107 Hyde Ave N
- 10 -acre home sites. That is why most of us moved out here. -Anonymous
- Density in West, the same in the east. Farmland will become more scarce in the future,
we should preserve it by discouraging development on it. -Jim Dropps, 9783 122nd St N
- It should reflect what the residents of Hugo want in 20 and 40. -Carol Swiden, 9250
13011 St. N
- SAME — Richard Verdick, 13561 Homestead Ave
CITY OF
Eastern Hugo Open House, June 13, 2017. Page 2
i�y�y
1W
You cannot stop development for very long. Lot sizes of more than 4-5 acres on good
land is adequate for septic systems. — Juanita Lovegren, 8355 122nd St N
- Multiple cluster developments based on a density of 2.5-3.5 acre lots. No sewer and
water in eastern Hugo. -David Wlaschin, 12140 Illies Ave N
- I like how it is now. — David Arcand, BESA 5775 12511 St
- Lots of open space with clusters on 2-3 acre lots. No future development on outlots.
Preserve natural resources & farmland. There is a large demand for small parcels of
farmland for organic farming. — Cathy Scobie, 7676 12011 St & 12140 Illies Ave N
- I hope it is still rural, with large lots, beautiful landscape, nice roads. -Gina and Steve
Sadowski 15960 Jeffrey Ave N
- Hugo is located near metro center and will need to provide land use change to provide
for population growth. A possible change may be need to expand rail line connection
near south east corner of city to be industrial job centers. Currently over 500 jobs
depend on rail service in south west Hugo. -John Waller 14010 Homestead Ave N
- Same as now. -Neil Fagerhaugh 9511 140 St N
- More restaurants! Get downtown developed. Can rules for development of downtown
be relaxed a bit? - Kathy Brevig 14120 Hyde Ave N
3. Based on the information provided in the presentation, should we plan for Sewer
Services after 2040 in Eastern Hugo? Please rank the following options, with 1
being the most preferred and 4 being the least preferred option:
All Responses"
Options
Rank Choice
Rank Choice
Rank
Rank Choice
1 *
2 *
Choice 3*
V
Plan for Sewer Services — Keep 10 acres;
2
0
5
14
Consider allowing Flexible Residential
Development to preserve options for future
development
Plan for No Sewer Services — Keep 10
13
6
3
3
acres; Consider allowing Flexible
Residential Development to preserve
natural resources
No change to existing plan — Keep the
13
5
4
3
same classifications and keep options open
for the future
Combination of Options— Provide services
1
10
7
2
for a portion of Eastern Hugo
*Indicates the number of people that ranked the option as 1, 2, 3, or 4
**Not all participants ranked all of the options. Does not include response from attendee indicating that
they were not a resident
CITY OF
Eastern Hugo Open House, June 13, 2017. Page 3
yW
���
-
Responses from property owners with more than 40 -Acres
Options
Rank Choice
Rank Choice
Rank
Rank Choice
11
1*
2 *
Choice 3*
V
Plan for Sewer Services — Keep 10 acres;
2
0
3
0
Consider allowing Flexible Residential
Development to preserve options for future
development
Plan for No Sewer Services — Keep 10
3
1
0
2
acres; Consider allowing Flexible
Residential Development to preserve
natural resources
No change to existing plan — Keep the
2
0
1
2
same classifications and keep options open
for the future
Combination of Options— Provide services
0
3
1
0
for a portion of Eastern Hugo
*Indicates the number of people that ranked the option as 1, 2, 3, or 4
**Does not include response from attendee indicating that they were not a resident
4. Please tell us how big your property is:
Property Size*
L L ji—a
# of ppi
Less than 2.5 acres
3
2.5 -10 acres
11
11-40 acres
7
More than 40 acres
8
*Property sizes were verified using Washington County GIS.
Eastern Hugo Open House, June 13, 2017. Page 4
im
N W
H
W
q
CITY OF
EST. 1906
Land Use
Study Areas:
2040 Update
DRAFT
Legend
Streams/Ditches
MUSA Line
i 0 0.25 0.5 1 O
Miles NORTH
L 8/1/2017 Figure XX
Agriculture (AG)
Large Lot Residential (LL)
Very Low Denisty (VLD)
Low Density Residential (LD)
-
Medium Density Residential (MD)
-
High Density Residential (HD)
Business Park (BP)
Commercial (COM)
-
Industrial (IND)
Mixed Use (MIX)
-
Public/Quasi-Public (PQ)
ftt* Areas
i 0 0.25 0.5 1 O
Miles NORTH
L 8/1/2017 Figure XX
N W
F
W
CITY OF
EST. 1906
Land Use
Study Areas:
2040 Update
DRAFT
Legend
Streams/Ditches
MUSA Line
i 0 0.25 0.5 1 O
Miles NORTH
L 8/1/2017 Figure XX
Agriculture (AG)
Large Lot Residential (LL)
Very Low Denisty (VLD)
Low Density Residential (LD)
-
Medium Density Residential (MD)
-
High Density Residential (HD)
Business Park (BP)
Commercial (COM)
-
Industrial (IND)
Mixed Use (MIX)
-
Public/Quasi-Public (PQ)
ftt* Areas
i 0 0.25 0.5 1 O
Miles NORTH
L 8/1/2017 Figure XX