HomeMy WebLinkAboutPC Packet 10.12.17AGENDA
HUGO PLANNING COMMISSION
THURSDAY, OCTOBER 12, 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. September 14, 2017
D. PUBLIC HEARING
1. Kevin Muramatsu — 5611 152nd Street North Unit #3 — CUP Request
E. NEW BUSINESS
1. The Lincoln Group - Creekside Heights Concept Plan
2. Discussion on 165th Street N. Improvements
F. OLD BUSINESS
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, September 14, 2017
Chair, Kleissler called the meeting to order at 7:01 p.m.
PRESENT: Arcand, Kleissler, Lessard, Tjernlund.
ABSENT: McRoberts.
STAFF: Bryan Bear, City Administrator
Rachel Juba, Planner
Rachel Leitz, Community Development Assistant
Approval of Minutes for the Planning Commission Meeting of August 10, 2017
Commissioner Arcand made a motion, seconded by Commissioner Tjernlund, to approve minutes for the
meeting of August 10, 2017.
All Ayes. Motion carried.
Lakeview Family Dental —14475 Forest Blvd. N. - Variance
Leitz presented on a variance application for Carrell Properties, LLC to allow a five foot side yard setback,
where City ordinance requires ten foot setbacks from all property lines, to construct a new monument sign on
the property. Leitz stated the existing monument sign was approved and permitted in 1993 with a side yard
setback of three feet. No variance was required at that time. The landscaping around the base of the existing
sign encroaches onto the neighboring south property as well as the MnDOT right-of-way. The applicant is
proposing to extend the setback to five feet and is proposing to reduce the non -conformity by accommodating
all landscaping on their own property. Leitz explained the standards staff uses to review variance requests
including reasonable use, unique circumstances, character of the neighborhood, spirit and intent, prohibited use,
hazard consideration, and septic and well compliance. Leitz stated that it was in staff's opinion that the
applicant meets all the criteria necessary to approve the variance request and recommended approval of the
variance request for a side yard setback of five feet in order to construct the new monument sign.
Commissioner Arcand asked if the setback was being increased from the west property line, along TH 61.
Leitz stated that the structure will be further back from TH 61, however, the landscaping and illuminated tooth
will be about the same distance from the road as the existing sign.
Chair Kleissler asked the applicant if they would like to speak.
Drew Carrell, applicant, approached the podium. He stated the current sign is five feet from the right-of-way
and they will be moving the new sign to approximately seven feet from the right-of-way.
Chair Kleissler opened the public hearing at 7:09 p.m.
No one was in the audience.
Chair Kleissler closed the public hearing at 7:10 p.m.
Commissioner Lessard made a motion, Commissioner Arcand seconded, to recommend approval of the
variance, subject to the conditions listed in the attached resolutions.
All Ayes. Motion carried.
Planning Commission
September 14, 2017
Page 2
Appointment of Planning Commissioner to Board of Zoning
Commissioner Lessard made a motion, Commissioner Tjernlund seconded, to recommend Commissioner
Arcand be appointed to the Board of Zoning.
All Ayes. Motion carried.
Adjournment
Commissioner Arcand made a motion, Commissioner Lessard seconded, to adjourn at 7:21 p.m.
All Ayes. Motion carried.
Respectfully Submitted,
Rachel Leitz, Community Development Assistant
Agenda Number P,._.
CITY OF HUGO COMMUNITY
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING
APPLICATION STAFF REPORT
TO: Hugo Planning Commission
FROM: Rachel Leitz, Community Development Assistant
SUBJECT: Kevin Muramatsu. CUP Request for 5611 152nd Street North, Unit 3.
DATE: October 4, 2017 for the Planning Commission Meeting of October 12, 2017
ZONING: General Industrial (I-3)
LAND USE: Industrial (IND)
REVIEW DEADLINE: December 28, 2017 (Extended)
1. DESCRIPTION OF REQUEST:
The applicant is requesting approval of a conditional use permit (CUP) for retail space as a
supplementary use to the gunsmithing facility located at 5611 152nd Street North.
2. BACKGROUND:
The property is within the Peloquin Industrial Park and currently has four units within an
approximately 6,500 square foot building. Village Pine Custom Gunsmithing plans to take over
the unit that once held Jim's Motorcycle Shop, which is a 2,000 square foot facility. In addition
to the gunsmithing work, a permitted use within the General Industrial (I-3) zoning district, the
applicant would like to utilize 25% of the floor area for retail sales of products. This request
requires approval of a conditional use permit (CUP).
2. PARKING EVALUATION:
There are a variety of uses occurring within the units of the property. Staff evaluated the parking
for the approximately 6,500 square foot building being used half as manufacturing and half as
warehouse. Based on our ordinance, one parking space per 1,500 square feet of floor area is
required for warehousing and one parking space per 500 square feet of floor area is required for
manufacturing. For the 6,500 square foot building, approximately nine spots are required. With
the addition of a retail component encompassing 400 square feet of the applicant's unit, two
additional parking spaces would be required.
Muramatsu CUP
The west and east side of the building currently have space for approximately 36 parking spots.
There is also some on street parking available on Francesca Avenue for any overflow parking. It
is in staff's opinion that the parking is adequate for the general use of the building and that
adding a small retail component to the building will not adversely affect the parking needs on
site.
3. LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City's discretion in approving or denying a conditional use permit is limited to whether or
not the proposed application meets the standards outlined in the Zoning Ordinance. If it meets
these standards, the City must approve the conditional use permit.
4. CONTEXT:
A. Surrounding Land Use and Zoning
The property is within the Peloquin Industrial Park and is currently zoned General Industrial (I-
3). The property is guided for Industrial (IND) in the 2030 Land Use Plan. The surrounding
properties are also zoned General Industrial (I-3) and are generally occupied by industrial
business users.
B. Natural Characteristics of Site
The property is approximately 0.77 acres and is relatively flat. The building on the site is
approximately 6,500 square feet and has four separate units within it. The property has a gravel
parking/loading area surrounding the west, south, and east sides of the building.
5. ANALYSIS OF CONDITIONAL USE PERMIT:
A. Conditional Use Permit
The Planning Commission must review the application for a conditional use permit with the
standards provided in Section 90-37 of Comprehensive Land Use Regulations. Staff used these
standards to review the application and found that the request meets all applicable standards as
follows:
1. The proposed use is permissible by law.
The proposed use is permissible by law.
2. The proposed use is keeping with the spirit and intent of the ordinance.
The spirit and intent of the ordinance is to allow applicants the ability to offer a small area of
retail, rental, or service to accompany the primary use of their business. The applicant's proposed
business meets the purpose and permitted uses required in the General Industrial zoning district.
Muramatsu CUP
It's in staff's opinion that the request for a CUP for retail sales meets the spirit and intent of the
ordinance.
3. The proposed use is compatible with the City's Comprehensive Plan and the character of the
surrounding area.
The use is appropriate for the property. The applicant's property and the neighboring properties
are all industrial users within the Peloquin Industrial Park and offer a variety of services to the
community. It is in staff s opinion that the use would not alter that the character of the area.
4. The proposed use has adequate drainage, water supply, electrical, gas, and sewage treatment
facilities.
Staff does not foresee any problems with utilities or drainage.
5. The proposed use has adequate road access.
The property has adequate access to both Francesca Avenue N. and 152nd Street N.
6. Technical Evaluation of Floodplain.
The applicant is not proposing to impact any floodplain.
7. The proposed use should not increase the potential for flood damage.
The proposed use would not obstruct the floodplain or increase the potential for flooding.
8. The proposed use will not damage or reduce the benefits the public receives from public
waters.
The proposed use would not damage or reduce the benefits from any public waters.
9. The use of watercraft on public waters.
The proposed use would not involve the use of watercraft on public waters.
10. All structures shall be screened from view of public waters.
The proposed use would not be visible from public waters.
11. Wetland impacts.
The use would not impact any wetlands.
12. All state and local permits shall be acquired for the conditional use.
r
Muramatsu CUP
The applicant would be responsible for obtaining all state and local permits.
13. Adequate screening and buffering from non -compatible uses and public rights-of-way.
The use occupying unit #3 will have no exterior storage and the building is completely
surrounded by similar industrial uses.
6. CONCLUSION
The applicant would like to obtain a conditional use permit for 25% of the 2,000 square foot unit
to accommodate retail space for their gunsmithing business. This request would not be out of
character with the surrounding area. The applicant is asking to use the property in a reasonable
manner.
7. RECOMMENDATION:
It's in staff s opinion that the applicant meets all requirements necessary to approve a conditional
use permit.
Staff recommends approval of the conditional use permit for 400 square feet of retail space
located in unit #3 of the property located at 5611 152nd Street North.
ATTACHMENTS:
1. Resolution
2. Site Map
3. Applicant Narrative
4. Applicant's Proposed Unit Layout
5. Conditional Use Permit
RESOLUTION 2017 -
APPROVING A CONDITIONAL USE PERMIT FOR KEVIN MURAMATSU TO
ALLOW RETAIL SPACE FOR THE PROPERTY LOCATED AT 5611152ND STREET
NORTH, UNIT #3
WHEREAS, Kevin Muramatsu has requested approval of a conditional use permit to allow up to
25 percent of retail space for the property located at 5611 152nd Street North, Unit #3.
WHEREAS, the property is legally described as follows:
(Please see attached)
WHEREAS, the Planning Commission has considered the request on October 12, 2017, at a duly
called a public hearing and recommends approval.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY
OF HUGO, MINNESOTA, that it should and hereby does approve the conditional use permit to
allow up to 25 percent of retail space for the property located at 5611 152nd Street North, Unit
#3, subject to the following findings:
1. The proposed use is allowed by conditional use permit.
2. The proposed use is allowed in the I-3 zoning district and will keep with the spirit and
intent of the ordinance, which is intended to allow applicants the ability to offer a small
area of retail, rental, or service to accompany the primary use of their business. The
proposed use is compatible with the surrounding development and will not alter the
character of the area.
3. The proposed use as adequate drainage, water supply, and utilized to the site.
4. The property has adequate access to both Francesca Avenue N. and 152nd Street N.
5. The proposed use would not obstruct the floodplain or increase the potential for flooding.
6. The proposed use would not damage or reduce the benefits from any public waters.
7. The proposed use would not involve the use of watercraft on public waters.
8. The proposed use would not be visible from public waters.
9. The proposed use does not impact any wetlands
Resolution 2017 -
Page 2
10. The applicant would be responsible for obtaining all state and local permits.
11. The proposed use is compatible with the adjacent developments.
12. This conditional use permit amendment shall supersede all prior conditional use permits
and they shall no longer be on force or effect.
ADOPTED by the City Council this 6t' day of November, 2017.
Tom Weidt, Mayor
ATTEST:
Michele Lindau, City Clerk
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VILLAGE PINE Requested Narrative for Conditional Use Permit at
5611 152"d St. N, Unit 3, Hugo, MN 55038
Village Pine Custom Gunsmithing is a small, currently home-based, gunsmithing business in White Bear
Township. We have been in business and federally licensed for almost seven years and desire to move into a
commercial location. The largest portion of our revenue involves refinishing or OEM finishing of firearms by means of
two types of industry specific paints. This includes work for three local manufacturers who sell their products across the
nation and worldwide. Currently, a lesser portion of the revenue is based on more traditional gunsmithing work, such as
cleanings, minor upgrades such as sight or scope installations, basic repairs, and accurizing, with roughly equivalent
revenue generated by retail sales. Both the latter sources of revenue are expected to grow significantly with a
storefront. The greatest obstacle to expansion is the lack of space, followed by public exposure. As such, the square
footage at the unit in question is desirable, and generally more than adequate for our current and projected needs.
As it is understood by VPCG, the previously noted sources of gunsmithing revenue are in line with the current
zoning of the unit and building (Industrial). The CUP is understood to be necessary for the inclusion of a retail space for
the supplementary sales of parts, firearms, and as an authorized display area for JP Enterprises (next building to the
south). It should also be noted that official arrangements for this display are under negotiation and are not final, largely
due to the absence of an actual, well assembled space in which to put the display. The objective is to provide a space
where customers and potential customers can come and inspect JP merchandise, as getting hands on experience with an
item generally results in a higher chance of a sale. Being adjacent to JP will certainly be a bonus as the only other
"showroom" currently in existence is located at a store in Eden Prairie, and is also quite inferior to our planned display.
JP has for years desired such a space, staffed by knowledgeable people. Previous attempts at other retail locations, such
as Scheels and Joe's Sporting Goods were ineffective as the staff at those locations made no attempt to learn or sell the
product, even discouraging its sale. Even if official arrangements are not authorized, having worked at JP Enterprises for
six years prior to self-employment, being a JP authorized distributor, and having the desire to increase sales of JP
products, we will still install a lesser display and proceed accordingly.
Specific retail products will be tailored largely to the competition disciplines rather than to the general hunting
or shooting environment, in which customers already have plenty of options. However, competition shooting is growing
rapidly in Minnesota and Wisconsin, particularly in the disciplines of 3 -Gun (heavily serviced by JP) and Precision Rifle
Series, which is a long -ranged type of event. Furthermore, trap and skeet shooting, always popular at any outdoor
range, has also taken firm hold in Minnesota high schools. Thus, aftermarket high end parts such as triggers, optics,
handguards, barrels, recoil compensation parts, and other upgrades will compose the bulk of the retail items. A small
number of firearms manufactured for these events, particularly JP Enterprises rifles, will also be displayed and sold. In
due time, we intend to showcase in lesser glory selected other local manufacturers' products, and if possible formal
arrangements with these companies will also be pursued. This is the niche in which we believe success will be attained.
It is the intent of VPCG to build an internal roofed retail structure inside the building with a standard ceiling
height to measure no more than 400 square feet in area, out of a total of 2000 square feet. The remainder of the space
will be dedicated to gunsmithing and machining work, and storage. This will not include office space, which is currently
approximately 110 square feet, but may include a small hallway to allow access to the restroom as required under code.
This final arrangement has yet to be specifically determined. It may also be necessary to move the office space to a
different location in the building. We have provided updated floor plans to this effect. It is not expected that this
restroom will see a great deal of use by the public as most customers will likely stay less than 15 minutes, long enough to
drop off or pick up a work order, and/or to peruse the items for sale, much of which will be displayed behind the retail
counter. Furthermore, to maintain an inviting, friendly, and productive working environment, the presence of loitering
"hangers-on", "stool -sitters", and "gun -buddies", common in other small businesses of this type, will be pro -actively
discouraged. We have always found this type of behavior and environment counterproductive and it often has the
effect of alienating new customers.
There is currently a substantial amount of parking available, if unmarked. There are approximately five to six
spaces directly in front of the building for customer use and at least that many in the rear for staff use. Staff currently
numbers two, and will grow, provided walk-in business increases as expected, although we do not foresee staffing to
exceed four at any particular time. As the next unit in the building (unit 2) is currently unused for business, overflow
parking can be placed in front of that unit as well, numbering another approximately three or four equivalent spaces. As
of now, planned hours open to the public will be limited until business justifies a more expanded schedule (subject to
any minimum hourly requirements the city may have concerning retail spaces).
If the landlord allows it, and the city approves, a minimal external fagade, designed to elicit the feel of a small
Japanese shop will eventually be considered, as will corresponding internal decoration. Otherwise, proceeding to
replace the current motorcycle sign and corresponding sign on the street display will be required in relatively short
order.
If further information is required, please do not hesitate to contact me to obtain it. Such information will be
amended to this letter and resubmitted.
Best Regards,
Kevin Muramatsu, Owner
651-815-5261
kevin@villagepinecustom.com
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CITY OF HUGO
CONDITIONAL USE PERMIT
DATE OF APPROVAL: November 6, 2017
APPLICANT: Kevin Muramatsu
1714 Pioneer Lane
White Bear Township, MN 55110
OWNER: Terry Granger
4900 Gallivan Court North
White Bear Lake, MN 55110
ADDRESS FOR WHICH CUP IS GRANTED: 5611 152nd Street North Unit #3
LEGAL DESCRIPTION: See Exhibit A
ZONING DISTRICT: General Industrial (I-3)
THIS CONDITIONAL USE PERMIT ALLOWS FOR THE FOLLOWING:
A retail area that will accompany the primary business use and is no larger than 25
percent of the 2,000 square foot unit.
THIS CONDITIONAL USE PERMIT IS APPROVED SUBJECT TO
COMPLIANCE WITH THE FOLLOWING SPECIAL CONDITIONS:
1. No more than 25 percent of the total square footage of the unit may constitute retail
space.
2. The applicant shall pay the applicable sewer and water charges.
3. The applicant shall apply for necessary building permits for any exterior or interior
building modifications. These modifications shall meet all building code
requirements.
4. There shall be no exterior storage for the gunsmithing operation.
5. The unit shall maintain at least nine (9) parking spaces for the use of the business.
Four (4) of these spots for the future planned growth of staff members and five (5)
spots for customers.
Tom Weidt, Mayor — —
STATE OF MINNESOTA )
COUNTY OF WASHINGTON) ss.
On this day of _
Public, personally appeared Tom Weidt, MCity of the olof Hugo, a, beforeeMinnesota
municipality within the State of Minnesota, and that said instrument was signed on behalf
of the City of Hugo by the authority of the City Council of the City of Hugo, and Tom
Weidt, mayor, acknowledge said instrumentof said Cit
to be the free act and deed
Hugo.y of
Notary public
Dated: , 2017.
Title
STATE OF MINNESOTA )
) ss.
COUNTY OF WASHINGTON)
On this day of , 2017, before me, a Notary Public within and
for said County, personally appeared , to me known as the
person described in and who executed the foregoing instrument, who stated that they are
the owners of the property this permit applies to, and acknowledged that they executed
the same as their free act and deed.
Notary Public
This document was drafted by: Hugo City Council
14669 Fitzgerald Ave N
Hugo, MN 55038
This Conditional Use Permit supersedes any Permits for this use that were previously
recorded.
CITY OF HUGO COMMUNITY
DEVELOPMENT DEPARTMENT
Planning Application Request
TO: Hugo Planning Commission
FROM: Rachel Juba, Planner
SUBJECT: The Lincoln Group. Request for a sketch plan review of "Creekside
Heights" consisting of 251 residential homes on 132 Acres east of
Highway 61 and west of Oneka Lake.
DATE: October 3, 2017 for the Planning Commission Meeting of October 12,
2017
REVIEW DEADLINE (120 -days): December 29, 2017
1. DESCRPTION OF REQUEST:
The applicant is requesting comments on a sketch plan for a subdivision of the 132 -acre site and
development of 251 housing units. The housing units are proposed to be a combination of single
family, villas, and townhomes. The gross density is 1.9 units per acre and the net density is 3
units per acre. The property is currently vacant and does contain some challenges regarding
wetlands, an existing drainage ditch and high ground water. The applicant would like to get
feedback from the City Council on the project in regards to the general layout, road circulation,
park dedication, and access.
2. CONTEXT:
A. Level of City Discretion in Decision -Making
The City's comments on a sketch plan are advisory only and non-binding.
B. Land Use and Zoning
The subject property is located within the Metropolitan Urban Service Area (MUSA) boundary.
The property is currently zoned Single Family Detached Residential (R-3) and Future Urban
Service (FUS) with a portion of the property along Highway 61 zoned General Business (C-2).
Most of the property is guided as Low Density Residential (LD) with a small portion along
Highway 61 guided as Commercial (COM).
C. Natural Characteristics of the Site
The subject property is located within the shoreland overlay district for Oneka Lake. Floodplain
areas are located on the site generally near the drainage ditch. There are approximately 25 acres
of wetland and a significant stand of trees to the south.
3. BACKGROUND:
A. Previous Sketch Plan Review
The Planning Commission and City Council have reviewed a number of sketch plans for this
property, including developments to be called "Del Webb" and "Oneka Shores". The previous
projects were significantly larger and included additional property to the south and north of 165th
Street.
During the previous sketch plan review processes, the City discussed the importance of access to
Highway 61 with the development and determining the proper intersection design. There were
portions of commercial property within the sketch plan and the City encouraged the applicant to
incorporate and plan the commercial property into the project. The City also encouraged the
preservation of the natural resources, including the stand of trees on the southern portion of the
project.
B. Environmental Assessment Worksheet (EAW)
Due to the size of the project, the previous applicant was required to complete an Environmental
Assessment Worksheet (EAW) for the proposed development on this site. The purpose of the
EAW is to identify potential environmental impacts for a specific development and to determine
whether or not a more extensive Environmental Impact Statement (EIS) is required.
Environmental impacts include impacts to surface waters, natural areas, utilities, transportation
systems, historic sites, noise impacts, etc.
The EAW for the proposed development of this site was completed in February 2006 and
distrusted to various agencies for public comment. The City Council reviewed the EAW and the
comments received at their May 1, 2006 meeting and determined that an EIA was not needed for
the project.
Since this plan is similar, but much smaller, a new EAW will not be required. However, as this
project progresses, staff will need to ensure that the assumptions of the EAW are still valid.
4. ANALYSIS: Consistency with Ordinance Standards
A. Process
The applicant is requesting sketch plan comments prior to formal submittal. The next steps for
the applicant would be as follows;
Submit a request for approval of the following Preliminary applications:
a. PUD General Plan/Rezoning to PUD
b. Preliminary Plat
The applicant would develop plans based on the sketch plan comments and submit the
abovementioned applications. The application would require a public hearing at the Planning
Commission and City Council action.
2. Submit a request for Final Plat and PUD Final Plan
If the City approves the preliminary requests the applicant may submit final plans. The final plat
would only be approved by the City Council.
B. Sketch Plan
The Lincoln Group is planning to develop five parcels of land, which are owned by various
property owners. The applicant has submitted affidavits that they have secured agreements for
the Premier Bank property (68 acres), the Michael Riopel property (59 acres), the Thomas and
Sandra Dreshar property (3 acres), and the Xcel Energy property (3 acres). The total project area
on the sketch plan shows 132 acres.
The applicant is proposing to subdivide the five parcels for a residential development. Staff will
be working with the applicant on how to best plan the remaining outlots as far as use and
ownership. The applicant will be requesting a Planned Unit Development (PUD) for the
Creekside Heights development. The plan shows 251 proposed residential lots, stormwater
ponding areas, openspace, sidewalk and trail connections, and road connections. Although it is
not shown on the plans, the applicant has indicted that there would be a dock constructed to
extend into Oneka Lake for public use. The developer has indicated that an HOA will be
established for the development to maintain community areas and landscaping.
The sketch plan shows three housing product types: single family homes, maintenance provided
villas, and maintenance provided townhomes. The townhomes are shown to the northwest of the
site. Staff does have concerns on the buffer between the townhomes and the industrial uses to the
west. Although the landscape plan shows a landscape buffer, staff recommends the applicant
review the townhome lot layout to provide further separation from the industrial uses. The villa
product is shown along Oneka Lake and on the west side of the project. There is not a good
transition from the villa product and single family homes. Staff recommends the applicant
consider clustering the villa products to a section of the project and provide appropriate
transitions between the product types.
Planned Unit Development
The Lincoln Group will be requesting an approval of a PUD for the Creekside Heights
development. PUD's offer enhanced flexibility to develop a site through the relaxation of zoning
district standards. The use of the PUD zoning also allows for a greater variety of uses, internal
transfers of density, construction phasing, and a potential for lower development costs. In
exchange for this enhanced flexibility, the City has the expectation that the development plan
will result in a significantly higher quality and more sensitive proposal than would have been the
case with the use of other, more standard zoning districts.
The applicant is proposing to subdivide the 132 -acre site to create 251 residential home sites.
The R-3 zoning district requires a minimum lot width of 80 feet. The applicant is proposing a
combination of product types and lot widths listed below:
Product Type
Proposed Lot Width
Proposed No. of Lots
Single Family Homes
65 feet
136
Villa Homes
55 feet
76
Townhomes
30 feet
44
The applicant is proposing the following setbacks:
Single Family and Villa Homes
Yard
R-3 Zoning District Minimum
Proposed Setbacks
Front
30 feet
25 feet
Side
10 feet
7.5 feet (15 feet total between homes)
Rear
30 feet
25 feet
It's unclear from the sketch plan and information provided by the applicant how the setbacks
would be applied to the townhomes. Further, it is hard to determine the setbacks because the
townhomes are usually surrounded by common open space. Staff will continue to work with the
applicant on the setbacks for the townhomes. However, staff does recommend at least 30 feet
between multi-level townhome buildings. This is consistent with other townhome projects in
Hugo.
The maximum development density for a PUD in the R-3 zoning district is 4 units per 1 acre.
The applicant is proposing a residential net density of 3 units per 1 acre, which fits the
requirements of a PUD. Although the applicant is requesting flexibility on lot sizes and
setbacks, the density meets the ordinance standards.
The shoreland district comes in effect for all homes located within 1000 feet of the ordinary
high-water (OHW) level of Oneka Lake. Oneka Lake is classified as a natural environment lake.
The City's shoreland overlay district ordinance requires 20,000 square foot minimum lot size,
125 -foot minimum lot width, maximum 25 -foot building height, and maximum 25 percent
impervious surface coverage for non -riparian lots. The proposed lots do not meet the
requirements, but flexibility may be allowed with a PUD. The DNR PUD standards also apply to
this development and the applicant will be required to demonstrate they have satisfied the
requirements. It should be noted that all of the lots shown on the sketch plan are non -riparian lots
as the applicant has retained public open space and a trail adjacent to the lake.
Detailed review of any flexibility would be required as part of the PUD General Plan review.
In exchange for the proposed PUD, the sketch plan offers a proposed trail along the road and a
connection that will link to the existing trail in the Oneka Ponds development. The project will
offer additional sidewalk connections within the development, as well. The plan shows open
space along Oneka Lake with multi -use trails and a dock extending into Oneka Lake. The
applicant has indicted that the trails and dock would be public.
Although the applicant has done a good job incorporating public uses within the development,
more detail on how the applicant exceeds City standards and meets the requirements of a PUD
will be required with the Preliminary Plat and PUD General Plan.
Phasing
It's unclear how many phases there will be with the development, however the applicant is
proposing what would be completed in the first phase. Phase one includes 44 townhome lots on
the northern portion of the site with a connection to Highway 61. Phase one also includes 71
residential lots on the southern portion of the site with a connection to Goodview Trail. The
southern portion of phase one would not have a connection to Highway 61. Because the
proposed phasing includes a substantial portion of the site being developed with the majority of
phase one traffic traveling south on Goodview Avenue and Goodview Trail, it is in staff's
opinion that all lots in phase one should include a connection and access out to Highway 61.
Wetlands
The site has approximately 25 acres of wetlands. A wetland delineation has been approved by the
Technical Evaluation Panel (TEP) for a large portion of the site. There is an application for a
wetland delineation for the Michael Riopel property which is west of Oneka Lake. Final
approval of the delineation is expected in the near future. Additionally, there is a portion of the
sketch plan, along Highway 61, where a wetland delineation has not been completed. A wetland
delineation will need to be approved for all properties within the development for Preliminary
Plat and PUD General Plan approval.
The proposed development will impact a small portion of the wetland areas. An impact and
mitigation plan will need to be submitted for review and approval by the City.
Woodlands
There is a large stand of pine trees along the southern boundary of the sketch plan, adjacent to
the Oneka Ponds development. A portion of the trees appear to be shown on the plan. However,
it is unclear how or what amount that will be removed or preserved.
The applicant will be required to submit a tree inventory and a tree preservation plan with the
Preliminary Plat and PUD General Plan. In exchange for PUD flexibility, the City should expect
this development to preserve a significant portion of the trees on the site, particularly along the
southern boundary.
Floodplain
A portion of the property is located within the floodplain district. The FEMA floodplain map
designates the area around the ditch on the site as a "Zone AE" area with a regulatory floodplain
elevation of 930. It is likely that the proposed grading will impact the floodplain and the
applicant will need to work with City Engineer during the permit process to mitigate any
proposed impacts.
Housing Types
The plans indicate that all of the villa homes and townhomes will consist of slab on grade units
with no basements. The single family homes are proposed to be constructed with walkout and
lookout basements. The applicant has provided preliminary elevations, but no material details or
samples. These items would need to be reviewed as part of the preliminary plat. The applicant
will be required to comply with the Multi -Family Design Guidelines for those portions of the
development.
Streets & Access
The applicant is proposing one access onto Highway 61 at 159th Street. Per the City's
Memorandum of Understanding (MOU) with MnDOT and Washington County, this intersection
is planned to be a full intersection, with no median, when Highway 61 is expanded. The
applicant has completed a traffic study for the proposed development. The traffic study
concluded that traffic control improvements may be necessary at Highway 61 and 159th Street, as
the project reaches full build out. As the development project proceeds, improvements to
Highway 61 may be required based on the anticipated traffic. Potential improvements may
include turn lanes on Highway 61 or improvements to existing intersections, and would be based
on the traffic study and input from MnDOT. Staff has been working with the applicant and
MnDOT on what improvements would be needed for the intersection. The sketch plan shows a
roundabout as the intersection improvement. Staff agrees that this improvement is the best option
for the intersection.
The following primary issues have been identified for further discussion if the project moves
forward:
• An Intersection Control Evaluation (ICE) shall be completed for the intersection.
MnDOT has stated that if traffic control improvements are needed at the Highway 61 and
159th Street intersection by 2023, they may support the installation of a roundabout. If
not, the improvement would be the installation of turn lanes, which would be setting the
intersection up for a traffic signal (not a roundabout) in the future. If turn lanes are
required to be installed as the traffic control improvement, it will be a requirement that
access into the development has direct alignment across from 159th Street. The
roundabout option allows for some flexibility with this alignment.
• The applicant must receive a permit from MnDOT and Washington County for the
intersection improvement. This means, these entities will need to review and approve the
improvement, alignment, and design.
• The property along Highway 61, that is zoned commercial with industrial uses, should be
planned with the development. This is important not only because access to the properties
needs to be provided, but this is the main entrance into the development from Highway
61. The applicant does not necessary need to have commercial incorporated in the
project, but staff will need to fully understand how the properties continue to, or will
function with the proposed development.
The applicant is proposing to connect to Goodview Trail and Goodview Avenue from Oneka
Ponds on the south side of the development to extend to the northern boundary. The applicant
should work closely with staff to limit access from residential lots to Goodview Avenue, as it's a
collector road, and provide good screening for the yards that would abut the street. The City and
applicant should also discuss streetscaping along Goodview Avenue and 1591h Street as the main
accesses into the development.
The sketch plan shows 159th Street and Goodview Avenue directly abuting the neighboring
property to the northwest. This is a long length of road to be constructed without lots connected
to them. There may be a more efficient way to connect the development to the neighboring
properties. Staff has recommend that all of phase one should have an outlet to Highway 61. One
idea is to cross the ditch at a different location so the length of the road to be constructed with
phase one could be shortened. Staff recommends the applicant continue to work with staff on the
road alignments and connections.
Although not entirely clear to staff, it appears that all of the proposed streets within the
development are public streets. The City typically requires 80 -foot right-of-way for collector
streets and 60 -foot right -of way for new local streets. However, the right-of-way and street
widths will need to be reviewed in detail with a preliminary plat.
The sketch plan shows a road crossing the private ditch to access the eastern portion of the
development. The applicant will need to work with the Rice Creek Watershed District (RCWD)
on the design of the road crossing. The applicant may be required to install a bridge or culvert.
Coordination with RCWD should be completed as soon as possible to ensure the City and the
applicant understands what will be required by RCWD.
Utilities
The applicant will be required to provide municipal water and sewer to the site. Services are
available to the south.
Sanitary Sewer
The site is all in one sewer district in the City's Comprehensive Sanitary Sewer Plan. Municipal
sanitary sewer service is available for the site by direct connection to the existing systems within
Goodview Trail and Goodview Avenue from the Oneka Ponds development.
Water
Municipal water service is available by connecting to the existing system along the south side of
the site. The development of this site will provide an opportunity to complete an additional east -
west trunk loop as outlined in the City's Comprehensive Water Supply Plan.
Utility Line
The plans show a 50 -foot utility line easement bisecting the site. However, the utility line is not
an easement. It is actually a separate lot of record, owned by Northern States Power/Xcel
Energy. The utility company will need to be part of the plat. The applicant must work with the
utility company to receive all necessary approvals. Its staff's understanding that the applicant has
been in contact with the energy company.
Stormwater Management
There is a private ditch that runs through the site. Groundwater within the site has the potential to
be relatively high, which will require additional analysis to be completed before finalizing the
grading plan and low -floor elevations.
Ponding for water quality and rate control will be required on site and must be compliant with
City standards. In addition, staff has discussed with the applicant the option of using stormwater
for irrigation of landscapes and yards. The applicant has indicated that they did not incorporate
water re -use into the project. Staff encouraged the applicant to incorporate water re -use into the
project, using stormwater for irrigation, especially the areas with common space and shared
maintenance.
Open Space / Park Dedication
The development will include approximately 38 acres of open space, but it's unclear how much
usable open space is provided. The applicant intends to dedicate a portion of the open space
along Oneka Lake to the City as public parkland. Staff recommends all of the open space along
Oneka Lake be dedicated as public open space. The open space will function as an extension of
the public park to the south of the site and provide a green corridor along Oneka Lake.
The ordinance requires 10 percent of the net land to be dedicated as public park or cash -in -lieu of
land. The Parks Commission will need to review and comment on the desirability of the
proposed park dedication.
Sidewalks and Trails
The applicant is proposing approximately 1.5 miles of trails within the development. Sidewalks
will also be required within the development, per City Code, for all streets with lots less than 80
feet wide. This means that nearly all of the streets within the development would have
sidewalks. The sketch plan is showing a trail to be constructed along Goodview Avenue,
connecting to the existing trail in the Oneka Ponds development to the south. The trail is then
shown to connect to the Hardwood Creek Trail along Highway 61. The sketch plan also shows a
trail along Oneka Lake that would provide a connection to the public park to the south. The trail
is shown to extend from both main entrances into the development, from Highway 61 and
Goodview Avenue, to the lake front trail. The applicant has indicated a dock would be
constructed on Oneka Lake and a connection would be made to the lakefront trail. The sketch
plan is showing a trail running between two lots to connect to the lakefront trail. Staff likes this
idea, however, would recommend that the areas be further planned to create a visual opening to
the lake. This may mean widening the space and planning the area.
Landscaping
The applicant has provided a landscape plan. The plan generally exceeds the ordinance
standards. In exchange for PUD flexibility, the City could expect a landscape plan that goes
beyond the minimum requirements to provide street trees, entrance streetscaping, plantings
around a monument sign, plantings in openspace, etc.
3. CONCLUSION/ RECOMMENDATIONS:
Staff believes that the layout of the proposed development is generally good. The applicant has
done a good job providing a mix of housing products, openspace, and trail connections.
However, staff does recommend the following to be incorporated into the plan:
1. Clustering of the Villa Home product and/or providing adequate transitions
between product types.
2. Provide a more significant buffer for the townhomes to be separate from the
industrial uses to the west.
3. The phasing should be revised to include the connection and development outlet
to Highway 61. Evaluation of the phasing of the full built out should be provided.
4. Stormwater Re -Use for irrigation.
5. The applicant should continue to work with staff on the road alignments, more
specifically on the northwest portion of the site.
6. Planning of the commercial properties along Highway 61, adjacent to the main
entrance to the development.
7. The trail corridor that meanders through two residential lots should be widened to
provide a view of the lake to create an entrance to the lakefront trail.
8. Provide a tree inventory and plan for what trees will be preserved and removed.
Specifically on the south boundary.
9. Full description of the park land dedication request.
Staff recommends the Planning Commission review and discuss the sketch plan and provide the
applicant with informal comments.
ATTACHMENTS:
1. Location Map
2. Applicants Narrative
3. City Engineers Memo dated October 6, 2017.
4. Sketch Plan
5. Elevation Examples
Creekside Heights
Concept Plan 9 Site Map W
S
v_ •4 � Ml..ass a.. a..
AUG 3 0 2017
NARRATIVE
CONCEPTUAL PLANNED UNIT DEVELOPMENT APPLICATION
CREEKSIDE HEIGHTS DEVELOPMENT
The Lincoln Group, Inc., a Minnesota Corporation, is proud to present for your consideration
the Conceptual Plan for a new Planned Unit Development in Hugo, Minnesota called Creekside
Heights. This assembly of three properties totaling approximately 127 acres is located between
State Highway 61 and Oneka Lake at 15911 Street. One parcel (68.2 acres) is currently owned by
Premier Bank, Inc., and two parcels (19.57 and 39.6 acres) currently owned by Michael Riopel.
The existing parcels are currently zoned Agricultural and guided R1. Currently there exists
tillable agricultural on the Riopel parcels and non -tillable agricultural on the Premier parcel.
The properties are maintained and the property taxes are current.
The Lincoln Group, Inc. is an association of local professionals with an extensive background in
real estate acquisition, development, entitlement, design build and new construction sales.
The Lincoln Group's vision is to create a diverse and exciting neighborhood consisting of 44
multi-level townhomes designed to meet the needs of the first time home buyer, 136 single
family homes situated on 65' wide lots designed to meet the needs of a wide array of buyers,
and finally 76 age -targeted villa homes featuring main -level living situated on 55' wide lots
designed to accommodate the needs of our aging demographic.
Planned Unit Development Zoning
The Lincoln Group, Inc. is requesting a Planned Unit Development due to the varied product
type designed to satisfy an array of housing needs in the City of Hugo, which the typical R-3
zoning would not readily accommodate. Additionally, the site presents unique challenges and
non -typical physical characteristics including the Oneka Lake shoreline, the lake itself, extensive
wetlands, the existence of a major drainage channel and an Xcel Energy transmission line
easement bisecting the site. Flexibility in zoning is therefore critical to the successful
development of this property.
The Lincoln Group is specifically asking for reduced minimum lot sizes and widths, reduced
front and side yard setbacks, and increased lot coverage primarily to deal with the constraints
of the site layout and to improve our ability to preserve and accentuate the site's physical
characteristics and natural features.
Reduced lot sizes and adjusted setbacks will allow us to save additional trees and provide the
lot size and types that today's buyers are seeking, as well as helping provide multiple housing
types and diversity of construction.
As part of this proposal, Lincoln Group is seeking to maximize the amount of naturally occurring
wetlands and open spaces that will remain undisturbed by this development. Of the more than
25 acres of existing wetlands on this site, we are currently estimating that less than 1 acre of
wetland will be impacted by development. We are currently proposing to mitigate this loss by
1
creating an additional 1.7 acres of new wetland in protected areas. In all, the completed
development will feature more than 43 acres of public and common open space area. The
Lincoln Group is also proposing to construct multi -use trails along the Oneka Lake shoreline and
along selected other areas of the development. In all, over 1.7 miles of new asphalt trails are
proposed as part of this conceptual plan, as well as a new dock on Oneka Lake.
The proposed Planned Unit Development will meet city standards required for approval by
dedicating to the City additional open space, trails and outlots as shown on the conceptual plat
in exchange for a credit against future Park Dedication fees.
This application meets the density requirements according to City ordinances.
The following table outlines the requested variances to be include in the PUD.
Maintenance and Governance
The Lincoln Group, Inc. proposes a Master Homeowners Association governing the entire
development consisting of sub -associations governing the Villa and Townhome neighborhoods.
The intention of a master would be to provide continuity for regulating the areas common
features and maintaining neighborhood monuments, trails, docks and assistance with storm
water management. In addition the Master Association covenants would govern and regulate
access to adjoining wetlands.
SINGLE
R-3 SINGLE
VILLA
FAMILY
TOWNHOME
CRITERIA
FAMILY
PUD
PUD
LOT
STANDARD
LOT j
FRONT
30 FT
25 FT
25 FT 0 FT
SETBACK
SIDE
10 FT
7.5 FT
7.5 FT
5 FT
SETBACK
REAR
30 FT
25 FT
25 FT
10 FT
SETBACK
LOT WIDTH
80 FT
55 FT
55FT
30 FT -
AT SETBACK
LOT AREA
10,400 SF
8,090 SF
7,420 SF
1950 SF
MAXIMUM
BUILDING
30%
31%
39%
85%
COVERAGE
Maintenance and Governance
The Lincoln Group, Inc. proposes a Master Homeowners Association governing the entire
development consisting of sub -associations governing the Villa and Townhome neighborhoods.
The intention of a master would be to provide continuity for regulating the areas common
features and maintaining neighborhood monuments, trails, docks and assistance with storm
water management. In addition the Master Association covenants would govern and regulate
access to adjoining wetlands.
The sub -association for the townhome neighborhood would provide maintenance of common
areas and building exteriors, including a reserve fund, underground sprinkler system, snow
removal and lawn care, sanitation removal and hazard insurance.
The sub -association for the Villa neighborhood would provide maintenance of common areas,
underground sprinkler system and sanitation removal.
Development Phasin
Creekside Heights would include five phases (see phasing plan) with the primary entrance to
the townhomes being off of Highway 61 at 159th Street. Accommodation for this entry requires
continued negotiation with the property owners on either side of the existing connection
between the PUD parcel and Highway 61. The goal would be to limit construction and sales
traffic to that entrance in an effort to minimize the effect to the neighborhood adjoining
Goodview Avenue and Goodview Trail to the south of the site.
The second part of Phase 1 would consist of single family homes and villas along the south
property line which would temporarily access from Goodview Avenue and Goodview Trail until
the northerly connection of 159th Street from Highway 61 to Goodview Avenue, which would
be included in Phase II.
At the recommendation of the Minnesota Department of Transportation (MnDOT), we are
currently proposing the intersection of the entrance road at Highway 61 to be constructed as a
roundabout of similar design to the intersection of 170th and Highway 61 (North Forest
Boulevard) located just 1.25 miles to the north. The proposed roundabout will vary somewhat
in that it will feature five legs instead of four, one of which is the commercial entrance to the
Industrial Utilities site.
We invite your questions and or concerns and look forward to discussing this matter in further
detail.
Sincerely,
Daniel P. Lincoln
President, The Lincoln Group, Inc.
",d1;JJ
Building a legacy — your legacy.
October 6, 2017
Ms. Rachel Juba
City Planner
City of Hugo
14669 Fitzgerald Avenue North
Hugo, MN 55038
Re: Concept Plan Review
Creekside Heights
WSB Project No. 3288-12
Dear Ms. Juba:
701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
We have reviewed the concept plan for the proposed Creekside Heights Development located east of TH 61
near 159th Street. The property's south border is at the northern extent of Goodview Avenue and Goodview
Trail. Our review is based on the Sketch Plan submitted by the Lincoln Group with the "last plotted date" of
7/25/17. 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 extensive wetlands. A wetland delineation was performed on April 4, 2017
with revisions dated July 24, 2017 and August 29, 2017 based on the Technical Evaluation Panels
comments. Wetland boundaries have been modified to meet the Technical Evaluation Panels comments.
An approval based on the revised delineations is expected to be issued in the near future. The applicant
will need to continue to work with the TEP and the City Water Resources Engineer as the project moves
forward to obtain the necessary permit(s) related to the wetland delineation, sequencing, and mitigation
within the site.
A trail is proposed along the top of the ice ridge on the east side of the property along Oneka Lake. the
wetland boundary is located at the toe of the slope on both the east and west edges of the ice ridge
where the trail is proposed. Approval of the trail, will be contingent on the design. If it can be designed
in a way that is doesn't impact the existing wetlands, a trail could be feasible in this location.
Site Grading/Low-floor Elevations: The site is relatively flat. A private lateral ditch discharges through
the center of the site from north to south. The proposed crossing of this ditch will need to meet all RCWD
permitting requirements. The groundwater within the site has the potential to be relatively shallow
which will require that additional analysis be completed before finalizing the grading plan and low -floor
elevations.
Equal Opportunity Employer
wsbeng.com
S: �Users�RJuba�RacheADEVELOPMENT PROJECTS�Arcand North�Creekside Heights�Concept 8.30.17�Engineers Memo 10.6.17.docx
Ms. Rachel Juba
October 6, 2017
Page 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. There is a high likelihood that the site can support water reuse, and this should be
explored in greater detail moving forward. Credit to the trunk area water fees is determined based on
the amount of water reuse utilized within the project area.
Transportation/Traffic
1. Roadway Connections: As we review the roadway connections within the area, there are a number of
current roadways (Goodview Avenue and Goodview Trail) that will be connected to the proposed
development that were anticipated when previous development occurred. This will result in changes to
traffic volumes on roadways within the adjacent neighborhoods, which will be reviewed as part of the
traffic study.
2. Highway 61: The long-range plan for Highway 61, completed in 2008, includes the following for Highway
61 adjacent to the proposed development:
Four -lane divided roadway
150 feet of total right-of-way width, with an additional 39 feet required within the development
property
• Full access at 159th Street
As the development proceeds, improvements on Highway 61 will be required based on anticipated
traffic. Improvements would include the addition of a northbound right turn lane and a southbound left
turn lane on Highway 61 or a roundabout at the 159th and TH 61 intersection. Continued information
gathering on traffic and associated Intersection Control Evaluation is ongoing by the applicant and
coordination with MNDOT and the City will be necessary. The location of Industrial Utilities makes the
intersection improvements somewhat challenging. A roundabout allows more flexibility for the
intersection alignment, provided it meets MNDOT criteria.
Sanitary Sewer Service
1. City Sewer Districts: Sanitary sewer service is available for the southerly portion of the site by direct
connection to the existing systems within Goodview Avenue, Goodview Trail and the trunk main located
in the SW corner of the property.
Water Service
1. Trunk Watermain Improvements: Water service is available by connecting to the existing systems along
the south (Goodview Avenue and Goodview Trail), and west side of the site at 159th Street. The
development as proposed will provide an opportunity to complete additional trunk loop from Goodview
Avenue to 159th Street as outlined in the City's Comprehensive Water Supply Plan.
Phasing
1. The phasing proposed includes a substantial portion of the site being developed with the majority of
phase 1 traffic being required to travel to the south on Goodview Avenue and Goodview Trail due to no
connectivity of road infrastructure to TH 61 with phase 1. It is recommended that phase 1 include
connectivity to TH 61.
S: �Users�RJuba�RacheADEVELOPMENT PROJECTS�Arcand North�Creekside Heights�Concept 8.30.17�Engineers Memo 10.6.17.docx
Ms. Rachel Juba
October 6, 2017
Page 3
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
Danny Lincoln, Lincoln Group, Inc.
S: �Users�RJuba�RacheADEVELOPMENT PROJECTS�Arcand North�Creekside Heights�Concept 8.30.17�Engineers Memo 10.6.17.docx
Sketch PUD Plans
for
Plat, Grading, Streets, Utilities,
and Landscaping
for
Creekside Heights
Hugo, MN
PREPARED FOR:
The Lincoln Group, Inc.
7475 Flying Cloud Drive, Suite 202
Eden Prairie, MN 55344
Contact: Danny Lincoln
Phone: 651.955.7172
PREPARED BY:
Kaskaskia
Engineering Group, LLC
PROFESSIONAL REGISTRATIONS
Minnesota Professional Design Firm
2550 University Avenue West, Suite 161S
St Paul, Minnesota 55114
615.337.5652phone
618.233.5977 fax
w Jmskaskiaengwra
LICENSE NO.
688435000021
1.\2 \N'/
Sheet Number Sheet Title
1
COVER
2
EXISTING CONDITIONS
3 - 6
SKETCH PLAT
7
SKETCH PHASING AND EXISTING
OWNERSHIP PLAN
8
WETLAND MITIGATION PLAN
9
SHORELAND AREA PLAN
10
FLOODPLAIN AREA PLAN
11 - 17
SKETCH GRADING, DRAINAGE AND
EROSION CONTROL PLAN
18-24
SKETCH STORM SEWER PLAN
25-31
SKETCH UTILITY PLAN
32-50
SKETCH STREET PLAN AND PROFILE
51 -54
SKETCH LANDSCAPING & LIGHTING PLAN
55 -61
DETAILS
VICINITY MAP
PROJECT SITE
(NOT TO SCALE)
NOT FOR CONSTRUCTION
Sketch PUD Plans
for
Plat, Grading, Streets, Utilities,
and Landscaping
for
Creekside Heights
Hugo, MN
Date: 7/21/2017 Sheet: 1 of 61
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h� Located approximately esti feet South of 159th street west of
Highway 61. Across the street from the existing substation and
feet East of Bike Trail.
U y
j �
qqq
Be
Elev.= 935.12 feet
200 0 200 400
Qy
La
Q" HORIZONTAL: 1"=200'
ti� PROPERTY DESCRIPTION
V
w
Parcel A:
s All that part of the Northeast Quarter, lying East of Minnesota Highway No. 61 of Section No. 17, Township 31 North,
Range 21 West, in the City of Hugo, County of Washington, State of Minnesota, described as follows:
Commencing at the center of Section No. 17; thence East along the East and West Quarter line for 157.4 feet to the
�r point of beginning of the description; thence continuing East along sold East and West Quarter line for 2152.6 feet more
d
r less, to its intersection with the West line of the East half of the East half of the East half of the Northeast Quarter
(NE 1/4) of said Section No. 17, as described in Book 74 of Deeds, page 174, Document Number 50181; thence North
along sold West line of the East Half of the East Half of the East Half for 1971 feet, more or less, to the Southeast
V �1
comer as described in Document Number 338569; thence West along the South line as described in said Document Number
338569 for 1350.10 feet to the Northeast corner as described in Document Number 400503 for 464.92 feet to the
rT,
r -•Y
Southwest corner thereof. This point also being on the Easterly right of way line of Minnesota Highway No. 61; thence
Southerly along said Easterly right of way line of Minnesota Highway No. 61 for 61.4 feet to the Northwest comer as
described in Document Number 319846; thence East the North line described in Document Number 319846
�. r
along as said
for 464.92 feet to the Northeast comer thereof; thence southerly along the Easterly line as described in said Document
fA
Number 319846 for 300.00 feet to the Southeast corner thereof. This Pont being also the Northeast corner as described
Q P 9
thence Southerly along the Easterly line as described o said Document Number meat N for
n Document Number Southeast
600.00 feet to the Southeast corner thereof. This point being also the Northeast corner as described in Document Number
P 9
W
274865; thence South along the East line of said Document Number 274865 for 393.62 feet to the most Easterly comer
W
of the Southeast corner as described in said Document Number thence East. This point being also in the North line c
Document Number 220825 and Book 246 Deeds, page thence East along said North line described in Document
W
fk
Number 220825, and Book 246 Deeds, page 567, for 5.9 st
feet, more or less, to the Northwesterly line of St. Croix Falls,
6.
tate
Minnesota Improvement Co., now known as Northern State Power Co., as described in Document Number 33210, and Book
60 Deeds, page 553, for 700.4 feet, more or less, to the point of beginning.
SEAL
Excepting the St. Croix Falls, Minnesota Improvement Co., now known as Xcel Energy, Inc., and also excepting property
contained in Document Number 869311.
(Abstract Property)
Parcel B:
Government Lot Six 6 in Section Sixteen i6 'n Township Thirty -One 31 North of Range Twenty-one 21 West
() ( P( ) 9 y -ib ( )
excepting therefrom the South One (1) rod thereof, and excepting therefrom that certain easement described in Deed
f,
tri of land described in Warrant Deed
recorded in Book 142 of Deeds Pae 205 and exce tin also that certain strip
recorded in Book 63 of Deeds, Page 626, and also excepting and reserving to the part of the first part an easement over
Signature:
and across said premises, running in an E'ly and Wly direction to Lake Onska, for the purpose of maintaining, repairing and
replacing a certain the drainage system now existing and running over and across said property.
Expiration Date: 00/00/20XX
Parcel C:
The East Half of the East Half of the East Half of the Northeast Quarter (E%2 of EW of E% of NEX) of Section Number
Seventeen (17), in Township Number Thirty-one (31) North of Range Number Twenty one (21) West, containing Twenty (20)
acres, more or less, according to the United States survey thereof except:
REV. DATE DESCRIP
A strip of land 50 feet in width the center of said strip being located and staked out as follows, viz: Commencing at
a stake in the East line of Section 17, 350.5 feet South of the Northeast comer thereof; running thence South 43
Q
degrees 31 minutes West, 3011.9 feet; thence on a 10 degree curve to the right from said course as a tangent, 459.5
feet; thence South 89 degrees 28 minutes West parallel with the East and West quarter line through sold Section,
Q
157.4 feet to a stake which is 25 feet South of the center of said Section, reserving the right of 3 crossings over
said 50 foot strip.
Also excepting the South rod thereof and an easement over and across said premises running in an Easterly and
Westerly direction to Lake Oneka for the purpose of maintaining, repairing and replacing a certain tile drainage system
now existing and running over and across said property, said asement being limited to a strip of land 25 feet in width
on each side of said drain the line as presently installed, subject to easements of record, if any.
Parcel D:
That part of the Northeast Quarter of Section 17, Township 31, Range 21, Washington County, Minnesota described as
above described parcel commencing at the intersection of the Easterly right of way line of the Minnesota State Trunk
Highway No. 61 and the East-West X line of said section 17; thence North 11 degrees 51 minutes 01 seconds East, on a n
assumed bearing,along said Easterly right of way line a distance of 1633.76 feet to the point of beginning of the parcel
9 Y 9 Y P 9 9 P
(/]
be described; thence continuing North 11 degrees 51 minutes seconds East a distance of Song feet; thence North
minutes et feet alone a non-tangential
89 degrees seconds East distance of feet; thence westerly
8
f201 eet a
ve i degrees
oncave to the south having a radius of 278.50 feet a central angle of
u degrees 57 minutes 26 seconds and the
O
a
chord of said curve bears North 82 degrees 37 minutes f seconds East; thence South 75 degrees n minutes 36
seconds West, tangent to the lost described curve, feet; thence westerly 85.87 feet along a tangential curve,
Q
tan
concave b the North, having a radius of 321.50 feet and a central angle of 15 degrees 18 minutes 14 seconds to the
point of beginning.
rh-,
7 SURVEYOR NOTES
1) Field work was completed on December 9th, 2016.
C)
O C)
2) The soil boring #'s 2,3,4 and 6 also had piezometers. Braun Intertec did the geotechnical
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work site.
3) Parcel D E Peterson Environmental 2004. The
Wetlands delineated on and were done by in
the delineated by Kjolhaug Environmental in 2015.
rest of site was
IIIIIIIIIIIIN LEGEND
~
U
® BOLLARD
0 LIGHT POLE BITUMINOUS SURFACE
W
SIGN
POWER POLE O
CONCRETE SURFACE
Elan® CATCH BASIN
a DECIDUOUS TREE
GRAVEL SURFACE
CONIFEROUS TREE
F"
Ts TELEPHONE BOX uT UNDERGROUND TELEPHONE
E
F
W WATER VALVE " o SANITARY SEWER
F"
• FOUND IRON MONUMENT - p° °s - STORM SEWER
E"
ti
• SET IRON MONUNEMT GHE OVERHEAD ELECTRIC
W
o
O ELECTRIC BOX 'G, GAS LINE
Cn
per„
QO MANHOLE WETLANDS EDGE
xx
FIRE HYDRANT 502
CONTOUR
CONTROL PANEL
N TREELINE
W
TRY CABLE N BOX
WATERLINE
• SOIL BORING
BY: RPA
BY:
I hereby certify t this smvry, plan or report was prepared by me or
order my direct supervision
and chat 1 am a duly.IyLicensed Land Surveyor order the laws of the state of Minnesota.
DATE 3-247 LIG NO. 53528
Scott C. Alwin
DESIGNED DLF
SHEET
BY:
DRAWN SA
BY:
2
BY: RPA
BY:
DATE OF PRELDNNARY
4/24/2017
DATE OF FINAL:
00/00/20XX
SHEET NO. 2 OF 61 SHEETS
PROJECT NUMBER 16-1067
Michael Riopel
Busy B Enterprises LLC 6421 165th St N,
1200 Foss Road, New Brighton, MN I I MN / r �a�
c pm r y turn arca
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_ 1
27 26 25 24/
� • / e�ty ° i\ I utlot
23 16/ _T \ t ��rV PROPERTY DESCRIPTION
15� / ,y y �+ Rlange 21I that part West, in theortheast Quarter, City of Hugo. County of Washington, State East of Minnesota of Minnesota, described s1 of Section o follows:
the
31 North,
/2 / all f Outlot D
13 r nage Commencing at the center of Section No. 17; thence East along the East and Wast Quarter line for 157.4 feat to the
' o 1 / U'0 Easerrs point of beginning of the description; thence continuing East along said East and Wast quarter line for 2152.6 feat more
Z I I 11 }' 21 12 I' /" / /,•, less, to its intersection with the West line of the East half of the East half of the East half of the Northeast Quarter
28 20 1/ ,0 % (NE 1/4) of said Section No. 17, as described in Book 74 of Deeds, page 174, Document Number 50181; thence North
/ �/ along said West line of the East Half of the East Half of the East Half for 1971 feet, more or less, to the Southeast
comer as described in Document Number 338569; thence West along the South line as described in said Document Number
2 / I 19 /.. 338569 for 1350.10 feet to the Northeast corner as described in Document Number 400503 for 464.92 feet to the
/ I / 14 15 r10A y Southwest corner thereof. This point also being on the Easterly right of way line of Minnesota Highway No. 61; thence
I �t Southerly along said Easterly right of way line of Minnesota Highway No. 61 for 61.4 feet to the Northwest comer as
16 /17 9 �•., described in Document Number 319846; thence East along the North line as described in said Document Number 319846
o / Q," for 464.92 feet to the Northeast comer thereof; thence southerly along the Easterly line as described in said Document
City of Hugo ' I / 13 \ r Number 319846 for 300.00 feet to the Southeast corner thereof. This point being also the Northeast corner as described
I ('• in Document Number 340482; thence Southerly along the Easterly Iine as described in said Document Number 340482 for
600.00 feet to the Southeast corner thereof. This point being also the Northeast corner as described in Document Number
Enterprises LLC ///1
' 7 • r 274865; thence South along the East line of said Document Number 274865 for 393.62 feet to the most Easterly comer
1200 Foss Road, New Brighton, MN (� ow�c//, ( of the Southeast comer as described in said Document Number 274865. This point being also in the North line of
' OoA°Ce 1 l2 11 �` ` I - - ) Document Number 220825 and Book 246 Deeds, page 567; thence East along said North line as described in Document
Q e 10 9 Number 220825, and Book 246 Deeds, page 567, for 25.99 feet, more or less, to the Northwesterly line of St. Croix Falls,
Oudot oeb It I�11 e c Minnesota Improvement Co., now known re Northern State Power Co., as described in Document Number 33210, and Book
/ Thomas and Sandra Dresher I "Ce oAeoe� 1 tl 4 ma 60 Deeds, page 553, for 700.4 feet, more or less, to the point of beginning.
- I'2t?3 Quail Creek Drive NE oxe 44 X11 of Ou° d Utlllty 5 a O Excepting the St. Croix Falls, Minnesota Improvement Co., now known as Xcel Ener Inc., and also excepting
Minneapolis, MN - <J� 45 43 I Z) y droinc9e � I ] 2 3 4 6 3 r P 9 Dr Energy, ep g property
Troy & Gina -- / •vk' 3 42 > O Outlotnen / 42 7 2 '°° / contained in Document Number 869311.
Duncanson 1 �1rlv?'O j "8" 41 (Abstract Property)
5850 159th St, GO 6 5 41 % 1 �'••;,
7 J / AND:
39 I16 Government Lot Six (6) in Section Sixteen (16). in Township Thirty -Ona (31) North, of Range Twenty-one (21) Wast,
\3 2] 20 19 18 excepting therefrom the South One (1) rod thereof, and excepting therefrom that certain easement described in Deed
r 22 recorded in Book 142 of Deeds, Page 205, and excepting also that certain strip of land described in Warranty Deed
�l 8 1717 15 lI ' recorded in Book 63 of Deeds, Page 626, and also excepting and reserving to the part of the first part aneasement over
Cindy Reese (^ 6 C Jc J� I-� /� '� r� l r and acro said premises, running in an E'ly and Wly direction to Lake Oneka, for the purpose of maintaining repairing and
5895 Foxhill I. 7 , 1 /' 03m �•� \36 7 2 ' / 16 `14 9 / replacing across
certain tile drainage system now existing and running over and across said property.
' Industria ilit"'
' 1 �Q foo \35 Y I 12 13 13 r J AND:
obin Barbee PO Box 76, Hugo, MN 20 _ �ais \34 6 15 / The East Half of the East Half of the East Half of the Northeast Quarter (E% of Eye f E% of NEU) of Section Number
115881 Foxhil 6 / IV \ 12 I
_ `21 ` /-'•�`-- F'wq< ,`j 33 J 5 \ 11 /�- /� �I • /' Seventeen (17), in Township Number Thirty-one (31) North of Range Number Twenty one (21) West, containing Twenty (20)
s Donald Bai rl �� / / and ,{� `3'2\ /`'1 .3 �f 14 / 11 I acres, more or less, according to the United States survey thereof except:
15775 Forest Blvd N, O \\ ° asement O F \ 4 `F 1 r
ego. MN - 2 r Iity a oy 31 y 10 ,a A strip of land 50 feet in width the center of said strip being located and staked out as follows, viz: Commencing at
45 - 3 - /\ I:• a stake in the East line of Section 17, 350.5 feet South of the Northeast comer thereof; running thence South 43
9 degrees 31 minutes Wast, 3011.9 feat; thence on a 10 degree curve to the right from said course a a tangent, 459.5
I Ti 24 25 2g 2 9 1 /� / feet; thence South 89 degrees 28 minutes West parallel with the East and West quarter line throughssaid Section,
Outl b \ 3\ I ' 26 \ �r 8 �8 I 157.4 feet to a stake which is 25 feet South of the center of said Section, reserving the right of 3 crossings over
27 28 `v/ 9 1 1 2 r said 50 foot strip.
Lightening Leasing OaOg �- f 7
15717 Forest Blvd N, o`� 21 7 ? ` Also excepting the South rod thereof and an easement over and across said premises running in an Easterly and
1 ' ' Hugo, MN / % I 1 r Westerly direction to Lake Oneka for the purpose of maintainin i and replacing certain file drains system
I _/ I g, repairing sit ac ng a feet
ys em
,� 7 5 13 6 �// / 111 existing and running over and across said property, said easement being limited to a strip of land 25 feet in width
q 5 / aneachside of said drain file line as presently installed, subject to easements of record, if any.
19\ / / J And:
I / 18 l Ou lot ' 13 3 4 y y I, That part of the Northeast quarter of Section 17, Township 31, Range 21, Washington County, Minnesota described as
I / 17 A 16 15 I / 4 4 5 a above described parcel commencing t the intersection of the Easterly right of way line of the Minnesota State Trunk
\y/ `I , / �\ r I /\ Highway No. 61 and the East-West X line of said section 17; thence North 11 degrees 51 minutes O1 seconds East, on an
16 \ / / a\7� 114 12, �( 1 \ I� ' ( as umed bearing, along said Easterly right of way line a distance of 1633.76 feet to the point of beginning of the parcel
4 fMMM___ ]] 2 )�/,(/y/ is / tosbe described; thence continuing North 11 degrees 51 minutes 01 seconds East o distonce of 32.24 feet; thence North
`7/ y 3 /ter 89 degrees 36 minutes 02 seconds East a distance of 201.30 feet; thence westerly 67.84 feet along a non-tangential
' IS - drain -f/� / 10 \ ,/ a/ I m ° r I!• curve, concave to the south having a radius of 278.50 feet a central angle of 13 degrees 57 minutes 26 seconds and the
/9e qr;d 'l C� �'�/ 3 n W chord of said curve bears North 82 degrees 37 minutes 19 seconds East; thence South 75 degrees 38 minutes 36
Rock Ridge, LLC 14 w ut ity e m nt 2 a y seconds West, tangent to the Inst described curve, 57.57 feet; thence westerly 85.87 feet along a tangential curve,
J _ ' 9 \ \ \' I concave b the North, having a radius of 321.50 feet and a Central angle of 15 degrees 18 minutes 14 seconds to the
.Rock
Ridge, CL 20L5- I 1 �')v41 � I � '• ' l i
ll point of beginning.
' White Bear Lake, AN 13 7 8 f y
' / e
? '
IT Buildings I II, i =2 m' t`\\t�y a° ewt '� 5 1 Ou. I I .
15627 Forest Blvd. m I, I u I /`li "D"I e a
Hugo, MN w n r l 11 10 7 6 /
' 3 n I I \..�� 1 11- 24 1 25 I '\ 7 1 \ I
1 ' Lauren McCullough `� 10' 9 -11 26 \a ` 2 11 4�
Well Drilling �� B 1c f 23 L /\ 3 1 3
1 PO Box 418 9 \���111 i q ;
' Hugo• MN / t l3 �22� 27 ��6 / Qi
__ ■Notes
Micro Properties, LLC B 3 1 4 1 2 r. /•
- ' 2022 144th Lane HE 6 6 3 21 28 5 is 1) Townhome area to be a Common Interest Community (C.I.C.). Privately
\ _ Andover, MN G I5 20 -'Y 2 - J I /1 o{ utlot a W owned association made up of homeowners. All of Lots 1-45, Block 1.
'� r New Skelgas, Inc 5 ✓ e n I'
5 1 nd l Utatl casement 2) Part of the property along the ditch is in floodplain AE where the
1557HU Forest Blvd 4 4 l6 / \ owageween`°w determined flood plain elevation is 930.0 feet.
N p= 3 �'\ ]9� I 30 \ dt `\�y ° C T lJ I: 3 The Ordinary High Water Level for Lake Oneka is 931.2 ft.
r z ria F irye Tre s i 1 - 3 r ,"g, GE o ) y 9
II 414CNLcollet gMall 1 ]B `' 30. J 4) Building setbacks are per detail unless otherwise shown.
ea
v Minnpolis, MN / � 1 \ v32�'•, 5) Street names to be determined by city.
aCation - City of Hug _
Peter Lovelan Jill Meath atter Benjamin Laurie Fr City of Hugo
/ Glori Borowskia o62 Good vie 6066 Goodvie vory 128 Goodv'e`p 15490 Goo
o 548 Goodview T 0°`" �t� .p. Trl Bay I Trl Bay s \ Trl Cir. I Ave a
HCEL En}rgy 15A7 �0;e / (s �� ,� T, -a e I /� William
_E ' 414 el Mall a atom Y/�S6 y 1 /�+°OL `�/ / Slowikow�
' Menne cies, MN I /�o� y Chri t Ooj\Go 1, Bo coo v (� / e4 15470 Goodvi •�
9 70768 Good
a65 0 a �i�i d° K -a J b Z 1
4 r m'61pwiatkowski �-Andrew Brumm c5
I / abPti 10 V, �.„ =�C^,L 6r Gootiview 6122 Good `w
m III I i� \moo <o Cir. Trl Cir. _I
a' ✓-• Owner / Developer Engineer & Surveyor
aPUD Standards (Lake Front)
The Lincoln Group Kaskaskia Engineering Group ■ Lot Summary
7475 Flying Claud Drive 2550 University Avenue West Single Family 133 Lots Min. Lot Width 55'
ATYPICAL LOT- Suite 202 Sults 161 S villas 74 Lots Mtn. Corner Lot Width 65'
Typical easements unless otherwise noted. Eden Prairie, MN 55334 St. Paul, MN 55114 Townhomes 44 Lots Min. Lot Depth 200'
(651)337-5652 Total: 251 Lots Front Setback 25'
REAR LOT Density is 1.9 lots per acre Side yard Setback 7.5'
Municipality. City of Hugo
Proposed Utilities: Net Density 3.0 lots per acre ■PUD Standards (Non Lake Front)
T7
j T« (using total buildable area)
0
w uT Sewer: City Utilities (available) Min. Lot Width 65'
- I v Water: City Utilities (available) Min. Corner Lot Width 75'
G - m Min. Lot Depth 130
I a o ■ Area Summary Front Setback 25'
-x'15 + � 5 a' m Total Buildable Area 3,617,658 sq. ft. or 83.05 acres Side yard Setback 7.5'
x °cParcel Area: 5,722,478 sq. ft. 131.37 acres I hereby of that this survey, J y cer y sion plan or report was prepared by me
-17C 51'� � � Existing Wetland Area: 1,105,861 sq. ft. 25.39 acres (199,) ■Wetland Impact or under my direct supervision and that I am a duly Licensed Lond
I Right-of-way Area: 985,678 sq. ft. 22.63 acres (17%) Total Wetland: 1,105,861 sq. ft. or 25.39 acres Surveyor under the laws of the state of Minnesota.
I - Common Open Space: 176,177 sq. ft. 4.04 acres (3%) Mitigated Wetland Area: 75,359 sq. ft. or 1.73 cores
setback- Public Public Open Space: 1,703,549 sq. ft. 39.11 acres (30%) Impacted Wetland Area: 27,878 sq. ft. or 0.64 acres
�] Townhomes: 94,894 sq. ft. 2.18 acres (2%) ■Zoning Summary
n 200 0 200 400 line N of Villa Lots: 1,044,087 sq. ft. 23.97 acres (18%) Current Zoning: (FUS) Future Urban Service
- �f
Single Family. 1,718,093 s ft. or 37.53 acres ■ Impervious Area Calcis Pro posed Zoning: PUD Planned Unit Development)OwT6 3-2-17 uc.No. 53528
g y q. (309.) Total Impervious surface = 1,376,470 sq. ft. (31.6) 24% Current use: 9 Wooded and agricultural Scott C. Alwin
i HORIZONTAL: 1"=200' STREET Total pervious surface = 4,346,008 sq. ft. (99.8 Acres) 76% Proposed use: Residential
y
1 LAST PLOTTED: 7/21/2017 10:39 AM OPERATOR: SMS
XI
W
a
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sigrwture:
Expiration Date: 00/00/20XX
REV. DATE DESCRIP
DESIGNED DLF
SHEET
BY:
a
x
F�
�C)
0
ATE OF PRELIMINARY
Q00
4/24/2017
DATE OF FINAL:
00/00/20XX
F+i U v
0
PROSECT NUMBER 16-1067
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-
E-
F
a
F
E
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P4
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flee
DESIGNED DLF
SHEET
BY:
DRAWN SA
BY:
CHECKED RPA
BY:
ATE OF PRELIMINARY
4/24/2017
DATE OF FINAL:
00/00/20XX
SHEET NO. 3 OF 61 SHEETS
PROSECT NUMBER 16-1067
100 0 100 200
HORIZONTAL: 1"=100'
/ I)
I I � i �• o
' %w (D) 41-)fi'
Michael
I Ripe,
421
N 88°46HuM41.
09" 6N�
9 / _' /�'/:
IX2,9.93 .--- S 89g�4� y ;:
t°re ter erun .fes' // / ip/
0• afi T?o� 70 las - ie - _ _ ,oa,ri II t 6tare setback /rr m
27 25 0/ •I �) a<o`Oo0°�aR`g3\l� V.;omnd o-lo/d tri
^I 26I/2a 7 \ \ dPtY 1�et9,078 0 13,405 of23
o / __
I I^ I IItO/) I� I' / 3z, 230 sf a �t.000 a\oo -.-/ \� (P RK4DED�f�o 4
Q 9��7U _ 70 2 Js '1415 7=. �s��s IGA�10� )y
O ' % / `rS / 11.000 ai /00 1� lex=_+!`a={�� r ppp
o m / 4 '4
o
P M I / / 9 / / i I i /\
I 90 , 104/22 5 \ S /11.479 s� 0 // r / 91ry .�
S u
CO ��A z3.fisa ar / ss 's / 13.723 a ��/ I /////
w 2 2V `ii / 12 \ 1
of ' 13,723 sf P�(\ outlot o t';'O
/
J I E 4\99 0 C /00� " dra age etyn
1 O , en .66E -f //� '.`e�! ti0 12.330 of / 119 28 938
/ I / 1O �I 13."'23/§f
N I� 29 l9 i zoo r
/ / 0 36.6$1 of I / / 14 rnl 15 /\ �4 \ 10//961 of 10 /4
O / 37,666 of / $4 I\1941 / /
/ / IN, I 17,294 of I /1 6$ �� / 13,723/af
O Il Js �� II ,% 5 _ _
200
`) / / /
/8 844'.f 6.aa f
` / IR la 9,749
30.560f N 6g�/l �- 6$ I / `° /� \ eolp , 00
\ ��f / / /.•.
// ut7ftyeasee and J$ y♦
Busy B En terpris 1ppIs Lk 11,000 I 11 l / ' l �� y�/ � )� /f 11,000.4
1200 Foss Road, New ®righto MN
76
f� 89°19'12 E 1350.13 ;; / ,/ o�� e°��� 12 ^a JS
\ Q/ o0' mk t / 11 p to ^ / / M {/' \11.000
41.825 afsf/ + ( 0 \
= 5
10,074 of ^/ 9,159 of / / / \ Y ) 0� °°'
58,388 of '� // //� I / J 11 /� `\J I ,5 9of / 5 / Op� 'O^ °
/ h1, 11,000 e /
�utlot� 'o / 7 50 19/ 511 of
\ �/ S. 0
1 C w 65 65 75ar"m I y / /1 �O 3 1O 72 / J4 /` �$ sb' r� 4 20�
p � � I 2a75af z.zlno LJI / // C
as I I / r a to I� s
' / /� /�/O• /JiII / / ^1°° /] /I oI a1o1nennt ote/ qduand Uty I8,853 f 19,17 /1Y-/
- I/ 3
11,047f/// 9 95af3aye / 3 11,0
\D
0f Ease42 s1,170 734 f
3242i -Y-
63 / 36 47 17 O
/ / �BtOLl
q
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/
/
/
57313 sf
7
�J4J 0
N'0e39 / • / �/ FFF/ /////� // / / /% // / / \ L 9-28 (13.1�aerg1 s) h /l/y38\39 ',t; �JSJJ
I 27\0
934 21 9,28 8\ \f 19 .t1
fi92 74ofA ^\iyz/ \\16108,49
11.07 f Y�00 f
of O / 11,000 sf
9,712 of °3
35 38' X22 1\ 13p
.y0= 3 de l �i / / / 930 - O er `1' c3`. 11.348 of I \ ro \ y I /
37 JS\ by 6 67 \ 45 17 \ 11 1000 of
9 \J°f O 13.437 of I =6 1 rr 2 \ y1
16 p 35 35 �6 //�/ / s / J X113 \� 10450 sf /n \ /
36 ? y L J ^ 9s \ 7
T �`5, 17 +6 O '�,/O(�/ /'O CJS\ y0 0� y°'` 7 *O 1sa 11 'o \ la zpo \ rn 6o /
"A/� .5 vE,3 F32 l / .�/ Q/ fi/� X35 Y oA 9,467 of \ ;O a /� 16 11.000 of f�
i �u�30 5 5 ��i ! �� / 9h \
O y,y '6S+N�29 g �_�fL6_ //% 4/ //✓ / / / / yy \/� \�\ sf oo p \6 1o1\
II p\12 14312 I^ 13 v/l 8,450 '0 a\h \
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SPRING OF YEAR 1 GROWING SEASON:
4/24/2017
SATURATED/MOIST SOIL ZONES — NATIVE SEDGE/WET MEADOW SEED
.05 ACRE
£
SHEET NO. 8 OF 61 SHEETS
MIXTURE (BWSR SEED MIX: W2) AT 5 LBS/ACRE
DRY BUFFER ZONES — NATIVE MESIC PRAIRIE SEED MIX (BWSR SEED MIX:
US) AT 15 LBS/ACRE
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SHEET NO. 9 OF 61 SHEETS
PROJECT NUMBER 16-1067
BUILDING SIDE ELEVATIONS
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REFER TO THE SITE PLAN/RECORD PLAT FOR MOST CURRENT HORIZONTAL SITE
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4/24/2017
UTILITIES AND TOPOGRAPHICAL FEATURES WITH THE OWNERS AND FIELD -VERIFY
150 0 150
300 PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE
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ALL CONSTRUCTION SHALL CONFORM TO LOCAL RULES. POSITIVE DRAINAGE FROM
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DESIGNED DLF
SHEET
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11
CHECI�D RPA
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ATE OF PRELHIINARY
4/24/2017
DATE OF FINAL:
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SHEET NO. 11 OF 61 SHEETS
PROJECT NUMBER 16-1067
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SHEET NO. 18 OF 61 SHEETS
PROJECT NUMBER 16-1067
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LEGEND
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4/24/2017
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SHEET NO. 25 OF 61 SHEETS
PROJECT NUMBER 16-1067
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