HomeMy WebLinkAbout2019.03.20 Parks PacketAgenda
Parks, Recreation, and Open Space Commission
Meeting of March 20, 2019
Hugo City Hall, 7:00 pm
7:00 pm 1. Approve Minutes from January 16, 2019 Meeting
7:05 pm 2. The Meadows at Hugo Sketch Plan
7:35 pm 3. Rosemary Apartments Park Dedication Proposal
8:00 pm 4. Adjournment
Page 1 of 2
Parks Commission Agenda
March 20, 2019
Background
Parks, Recreation, and Open Space Commission
Meeting of March 20, 2019
Hugo City Hall, 7:00 pm
Approve Minutes from January 16, 2019 Meeting
Staff recommends approval of the minutes of the Parks Commission meeting of January 16, 2019. The
meeting of February 20, 2019 was cancelled due to weather.
PLEASE SEE THE ATTACHED MINUTES.
The Meadows at Hugo Sketch Plan
A request for a sketch plan review has been received from Golden Valley Land Company for "The Meadows at
Hugo" The applicant is requesting review and comments on a sketch plan consisting of 84 residential lots on
33.41 acres north of 159th Street and west of Highway 61. The applicant is not proposing to dedicate land
and the park dedication fee would total $201,600. The developer is requesting use of city -owned property
for construction of a road. Specifically, the developer is proposing that the City construct the public street
and utilities through the City property at the City's expense. As an alternative, they are proposing to
construct the public street at their expense, if they could develop single family lots along the north side
of the street. The applicant is looking for informal comments from the Parks Commission and a
recommendation is not needed at this time.
PLEASE SEE THE ATTACHED MEMO.
Rosemary Apartments Park Dedication Proposal
A park dedication proposal has been received from MWF Properties. Park Dedication proposal for a multi-
family housing to be called "Rosemary Apartments". The applicant is requesting approval of a Final Plat and
Site Plan for a three-story apartment building with 45 housing units on approximately 4.8 buildable acres.
Staff recommends that the Parks Commission recommend approval of the proposal to pay park dedication
fees in the amount of $108,000 with the 45 units of Rosemary Apartments in lieu of land.
PLEASE SEE THE ATTACHED MEMO.
Upcoming Recreation Programs
Kidz 'N Biz April 6
Park Play Days Starting June 10
Fridays with Fire Fighters June 14, July 12, August 16
Family Concert August 9
Tech Tac Toe June 24-27, August 5-8
Memory Cafes Ongoing (4th Wednesday of every month)
Preschool Story Time Ongoing (2" d Monday of every month)
Tour de Hugo September 21
Page 2 of 2
Parks Commission Agenda
March 20, 2019
Minutes
Parks, Recreation, and Open Space Commission
Meeting of January 16, 2019
Hugo City Hall, 7:00 pm
Present: Dave Strub, Roger Clarke, Mat Rauschendorfer, Nicole Schmid, Ranell Tennyson
Absent: Cathy Moore — Arcand, Shawn Haag
Staff Present: Scott Anderson, Public Works Director
Shayla Denaway, Parks Planner
Debi Close, Secretary
Strub called the meeting to order at 7:00 pm.
1. Approval of Minutes from the December 19, 2018 Meeting
Tennyson made a motion, Rauschendorfer seconded to approve the minutes of the December 19, 2018 Parks
Commission meeting.
All Ayes.
Motion carried.
2. Adelaide Landing Future Park
Shayla Denaway, Parks Planner reviewed the approvals and recent construction progress in Adelaide Landing.
The park dedication approval included 7.8 acres of land $1,128 per unit in fees. The developer is in the
process of constructing 1.5 miles of trails which includes boardwalks.
Ben Schmidt, Excelsior Group informed that Adelaide Landing 15Yand 2nd Additions are nearly complete and
that the 3rd Addition is ready to start. Excelsior Group is proposing a partnership with the City to complete
the park. The City of Hugo will finish planning the park. Excelsior Group will construct paved areas within the
park as a part of their pavement projects in exchange for a reduction in their park dedication fees. They are
also responsible for the buffer landscaping in the park. The City of Hugo will finish the park plan and
construct the park features.
The Parks Commission discussed the partnership with Excelsior Group and the sketch of the park site shown
in concept designs. Having a sufficient amount of parking was a priority. They compared it to other Hugo
parks and found 30-40 spots would be good. They looked at the configuration and wanted to look at having a
drop off area adjacent to the southern ball field. They also discussed utilizing the power line easement areas
as much as allowable. They talked about having strong trail connections between the north and south areas
of the park. A large multi -purpose playground with equipment for all ages is desirable. The Commission
agreed with Schmidt that a pickleball court would probably be desirable for residents. The court could be
multi -purpose and also have a basketball hoop. A large picnic shelter is also desirable given the size of the
neighborhood and total reach of the development.
Parks Commission directed City Staff to move forward with the partnership and to continue working with
Westwood to draft the park site plan.
3. Recreation Program Update
Movie Nights — February 8, March 8
Fantastic Beast (story time) - February 15
Kidz 'N Biz —April 6
Tot Time/Family Time —Tuesdays & Thursdays and Sundays starting December 3
Memory Cafes — Ongoing (4th Wednesday of every month)
Preschool Story Hours — Ongoing (2nd Tuesday of every month)
Schmid informed of Oneka Elementary hosting a movie event for all students on February 8.
Scott Anderson, Public Works Director stated we would cancel our event and look to re -schedule it.
4. Update on YMCA
Tennyson informed that the campaign to donate which is held annually for the YMCA is now a year round
encouragement.
5. Adjournment
Rauschendorfer made a motion, Clarke seconded to adjourn the meeting at 8:05 pm.
All Ayes. Motion carried.
Agenda Number:
CITY OF HUGO
PARKS COMMISSION REPORT
TO: City of Hugo Parks, Recreation and Open Space Commission
FROM: Shayla Denaway, Parks Planner
SUBJECT: Golden Valley Land Company. Request for a sketch plan review for a
development called "The Meadows at Hugo" consisting of 84 residential
lots on 33.41 acres north of 159th Street and west of Highway 61.
DATE: March 15, 2019 for the Parks Commission meeting of March 20, 2019
1. INTRODUCTION:
A sketch plan application has been received from Peter Knaeble of Golden Valley Land
Company. The applicant is looking for informal comments from the Parks Commission
prior to submitting a formal application. A recommendation from the Parks Commission
is not needed at this time.
2. DESCRIPTION OF REQUEST:
The applicant is requesting review and comments on a sketch plan for 84 residential lots
on 33.41gross acres. The property is located north of 159th Street and west of Highway
61 and is zoned Future Urban Service. To the south of the property is Creekview
Preserve which has existing single family homes. The property is bordered on the west
by city -owned property, which a portion of the property was dedicated for park purposes
with the Oneka Place development. The properties to the north and east are large lots,
some occupied by homes, and are zoned Future Urban Service and Restricted Industrial.
The property is owned by Thommes and Thomas Land Clearing. The property has
existing wetlands and ditch is located on the east side. The property is currently vacant.
The property is guided Medium Density Residential and the developer is proposing to
meet the density guidelines with a density of 3.04 units per acre. However, the applicant
is requesting a Planned Unit Development (PUD) to allow for a reduction in the setbacks
and lot sizes. PUDs offer flexibility to develop a site through the relaxation of most
normal zoning district standards. The use of the PUD zoning also allows for a greater
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The Meadows at Hugo
March 20, 2019
variety of uses, internal transfers of density, construction phasing and a potential for
lower development costs. In exchange for this 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.
In exchange for the flexibility to allow smaller lot sizes and decreased setbacks, the
applicant is proposing the following:
• Preserve to the maximum extent possible the site's natural environmental features
• Provide trail connections within the development and to the future city park
• Utilization of stormwater reuse for site irrigation.
3. BACKGROUND:
At the Parks Commission of May 16, 2018, dedication of a 43 acre outlot was approved
with the Oneka Place development. At the meeting, the owner of two properties to the
east of the outlot addressed the Parks Commission regarding the impacts of Oneka Place
on her property. Her residential parcel would be land locked if she sold her industrial
parcel first. She inquired about access through the city -owned outlot being dedicated.
"The Meadows at Hugo" is being proposed on the residential parcel discussed.
At the May 16, 2018 meeting, the Parks Commission requested a portion of the southeast
corner be split off from the park area to allow for potential access. It was discussed that
any connection including construction of the road would be built by the property owner
to the east, but the Commission stated that they were comfortable with that. With Oneka
Place, 9 acres of buildable land was required to be dedicated to satisfy park dedication
requirements. As requested, 4.5 acres was separated from the 38 acre future park area.
The 38 acre future park includes approximately 16 acres of buildable land.
The Parks Commission has not yet planned the future park. Discussion at the May 16,
2019 meeting included concern over the lack of parking for the future park and the
possibility of a parking lot off of Farnham Avenue North. The future park was discussed
as being passive with trails, at least in the short-term. There was not a strong interest in
active park features such as a playground or ball fields in the near future. Additional
planning and discussion is needed for the park.
4. ROAD CONNECTION ON CITY OWNED PROPERTY
The developer is proposing that the City construct a public street and utilities through the
City property (received with Oneka Place) at the City's expense. As an alternative, they
are proposing to develop single family lots on the north side of the street as shown on the
sketch plan and build the road.
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The Meadows at Hugo
March 20, 2019
5. CONSISTENCY WITH COMPREHENSIVE PLAN:
Parks
According to the Parks, Trails, and Open Space Plan, the property is in neighborhood
park service area 3. There are no existing parks in the area besides the park land that was
recently dedicated with Oneka Place which is adjacent to the development. Currently,
there is not a plan for the park but a passive trail system has been discussed. Frog
Hollow, in neighborhood park service area 4, may be considered to be within walking
distance.
Trails and Greenways
The Trail Plan shows an existing trail extending from Farnham Avenue North through the
northeast corner of the property. The entire property is shown as a part of the greenway
corridor that follows the ditch. The developer has indicated that they would extend the
City's trail system through the subdivision and make connections to the trails in the
future park.
6. PARK DEDICATION REQUIREMENTS:
The developer is required to dedicate land, pay a fee, or a combination of land and fee.
At this time, the developer has not indicated how they propose to satisfy the park
dedication requirement, but it is assumed that they will pay the fee because they are not
showing a land dedication.
The park dedication section of the City Code requires the applicant dedicate 10% of the
developable acres for park land with a density of up to 3.99 units per acre. The developer
has indicated that there are 27.31 acres of buildable land in the development. Therefore,
the developer would be required to dedicate 2.73 acres of park land. The current park
dedication fee is $2,400 per unit. If a fee is preferable, with 84 units, the park dedication
fee would be $201,600.
Park
Dedication
Calculations
10 % of the developable acres
2.73 acres
$2,400 per unit
$201,600
$201,600
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The Meadows at Hugo
March 20, 2019
7. DISCUSSION:
The developer is requesting informal comments on the concept plan. The Parks
Commission should discuss the concept and provide input on the following:
Proposed Trail System:
• Trail along the future roadways
• Connections to the west into the future park area in Outlot J
• Greenway areas
Public Street through the City property:
• Making land available for construction of the proposed road connection
• Building the street and utilities at the City's expense
• Access to the future park and potential park improvements
• Option to sell a portion of the land for development
• Possible cost -share arrangement for utilities in the road
Proposed Park Dedication
• Payment of a fee vs. land
8. STAFF RECOMMENDATION:
Staff recommends that the Parks Commission support the proposed extensions to the
City's trail system through the development and to the future city park. Staff
recommends that the Parks Commission request that park dedication be satisfied with
payment of the fee instead of dedication of land. Staff also recommends that the
Commission offer to make land available for construction of the road but not build the
road at the City's expense.
No formal action is required at this time.
ATTACHMENTS:
1. Location Map
2. Applicant's Narrative dated February 28, 2019
3. The Meadows at Hugo Concept Plan dated January 25, 2019
4. Oneka Place Preliminary Plat dated February 5, 2018
5. Park Dedication Policy
6. Trail and Sidewalk Plan
7. Neighborhood Park Service Areas Plan
8. Greenway Plan
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The Meadows at Hugo
March 20, 2019
Hugo Meadows Location Map
A
It-HUGO
1 inch = 752 feet
March 15, 2019
Map Powered by DataLink
from WSB & Associates
The Meadows at Hugo
Sketch Plan PUD Narrative
2/28/19
Over the past couple of months, we have coordinated with City staff in designing the Meadows at Hugo
PUD project. Prior to the current submittal, we reviewed several alternatives which were determined
non -feasible or less preferential. We're pleased to submit the Meadows at Hugo PUD Sketch Plan for
your consideration.
The development site is 33.41 acres (gross) and has 6.10 of delineated wetlands, for a net area of 27.31
acres. The current site is used as agricultural land. The site is bordered on the west by City undeveloped
park property, on the north by undeveloped agricultural land, on the east by County Ditch #3 and
undeveloped agricultural land, and on the south by a single family subdivision. The property is currently
zoned Future Urban Service (FES), and is guided in the City's 2030 and 2040 Comprehensive Plans as
Medium Density Residential (MD).
We are proposing a Planned Unit Development (PUD) for this project. Our Sketch Plan shows a total of
84 single family lots consisting of two different lot sizes and housing types. 70 lots will be for villa homes
on 50' x 140' (7000 sf) lots. We are proposing 30' front setbacks, 30' rear setbacks, and 5' side setbacks
for these villa lots. In the Shoreland Overlay District (300' from County Ditch #3) we are showing 14
single family lots at 80' x 170'. These lots will meet all Shoreland Overlay District single family lot
standards.
Our proposed PUD maintains a significant amount of wetland area, natural environmental features, and
public open space. We will be designing an internal trail system that will connect to the future trails in
the City park property to the west. We plan on providing a stormwater reuse system as part of our
stormwater management plan.
Our PUD will connect to Farham Ave. N. to the southwest with a public road through the City property.
The Sketch Plan also shows a future street connection to the north, that will ultimately connect to 1651n
St. N. We are not showing a street connection to the east as this property is zoned Business Park (BP)
and guided as Industrial (IND).
Our development plan will provide several benefits over the existing vacant condition including:
1. An efficient use of land for single family residential construction that enables greater community
engagement and interaction.
2. A variety of product types appealing to different home buyers and enhancing visual interest of
the proposed neighborhoods.
3. Open space that promotes outdoor engagement and visual connectivity between residential
units and their surroundings.
4. The extension of the City's trail system thru the subdivision.
5. The design of a new stormwater reuse system for this development.
These design details all demonstrate our commitment to providing a high -quality development worthy
of receiving the PUD designation. The creation of non-standard setbacks and lot sizes for the villa lots
requires the PUD zoning designation, which is the primary reason for our PUD request. The proposed
PUD subdivision creates a variety of different lot types allowing for a diverse type of housing. Thus, the
proposed subdivision facilitates the mixed -use development goals sought after in the PUD Planned Unit
Development zoning standards. In addition, the proposed PUD will preserve to the maximum extent
possible the site's natural environmental features, provide for trail connections to the City park, and
utilize a unique stormwater reuse system for site irrigation.
As part of our Sketch Plan review process by the City Park Commission, Planning Commission, and City
Council, we would like clarification/approval for the following issues:
1. Public street through City property to the southwest.
We would propose that the City construct the public street and utilities through the City
property to our west property line at the City's expense. As an alternative, we would
propose to construct this public street at our expense, if we could develop single family lots
along the north side of the street as shown on the Sketch Plan.
2. Connection to interceptor sewer.
As shown on our Sketch Utility Plan, we are proposing to connect to the Metropolitan
Council's interceptor sewer at our northwest property corner. We would then extend the
City's 33" trunk sanitary sewer line to our northeast property corner. This would require an
update to the City's 2030 and 2040 Comp Plans.
3. Overall street layout.
We are proposing a single entrance to our project from Farnham Ave. N. to the southwest,
with a future street connection to the north and no future street connection to the
industrial guided property to the east.
4. Wetland fill and mitigation.
We will be requesting a preliminary TEP panel to approve our approximately 2.4 acres of
wetland fill and mitigation. This wetland fill is necessary due to the unique shape of the
existing wetlands and our goal to meet the City's minimum residential density of 3.0
units/acre.
5. Future assessments for 165t" St. N. improvements.
We understand that the City is interested in future upgrades to 165t" St. N. We are
requesting that this development will not be assessed for any future street and utility
improvements to 165t" St. N.
6. Villa lot design standards.
We are proposing developing approximately 70 villa style single family lots. These lots will
be 50 feet wide with 5 foot side setbacks. These villa lots will also be maintained under a
homeowner's association.
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G R O U P
THE MEADOWS AT H UGO
HUGO, MINNESOTA
SITE DATA
Gross Site Area: 33.41 Ac.
Existing Wetland Area: 6.10 Ac.
Net Developable Area:
(Lots & Local Roads, Ponds)
Existing Wetland Area:
Wetland Removed:
Wetland Saved:
Shoreland Overlay District:
300' from ditch
Min. Lot width:
Structure setback from ditch:
Min. Lot size:
Max. hardcover
Building FFE:
Overall Residential Units:
Villa SF lots 80' x 170'
Villa SF lots 50' x 140'
Setbacks:
80' lots 50'10ts
30' front 30' front
30'rear 30'rear
21'side 5'side
All areas approximate. Developable area
estimated from County GIS topography as
measured against local codes.
27.31 Ac.
6.10 Ac.
2.41 Ac. (40%)
3.69Ac. (60%)
80,
100,
10,400 sf
25%
4'above OHW
83 lots (3.04 u/a)
14 lots
70 lots
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SKETCH PLAN
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Property Description Develovment Data 8t t Open Space: 61.57t oc. Ownershln: Use: 74
Ou flat A 5. 63t ac. City Open Space/Ponding STREET
Parcel A: Existing Zoning: FUS: Future Urban Service Outlet B 1. 57t cc. City Open Space/Ponding N07E- NOTE:
South One -Half of the Southeast Quarter of Section 7, Township 31 North of Range 21 West, Outlet C 2. 75t cc. City Open Space/Ponding The lot dimensions and areas on this plan are Lot width varies from 55', 65' & 70'
Washington County, Minnesota. Proposed Zoning: PUD approximate. Refer to the Final Plat and supporting
Ou flat D 389t cc. City Open Space/Ponding PP PP 9
EXCEPTING. The South 225 feet of the East 350 feet of the Southeast Quarter of the Southeast Gross Site Area: 117.5f cc. Outlot E 1.14t cc. City Open Space/Ponding data for exact lot dimensions and areas.
Quarter of Section 7, Township 31 North, Range 21 West, Washington County, Minnesota. Outlot FIG 0. 96t cc. City Open Space/Ponding Motional delineation provided b Earth Science
major Road Right of Way., 25f cc, P Y
Oneka Parkway North 2.5t cc. Ouflat 1.20t c. City Open Space/Ponding Associates, Inc. Wetland delineation report dated
Abstract Property Y J
Outlet 1.41t cc. City Open Space/Ponding July 2017 and amended December 14, 2017.
Parcel B:
Outlet K 38.48t cc.
City Open Space/Ponding
South One -Half of the Southwest Quarter (S 1/2 of SW 1/4) of Section Number Seven (7), in Township
Existing Wetlands:
25.Ot ac.
Outlet L 4.54t cc.
City Open Space/Ponding
Number Thirty-one (51) North, of Range Twenty-one (27) West, and containing according to the United
Net Developable Area:
90, 01- ac.
States Survey, eighty-three and seventy one -hundredths (83.70) acres, Washington County, Minnesota.
Proposed Residential Lots:
171 lots
Proposed Lot Standards:
65' SF
70' SF
EXCEPTING: The Southwest Quarter (SW 1/4 of Southwest 1/4 ) of Section Number Seven (7), in
65' Single Family
105 lots
Township Number Thirty-one (31) North, of Range Number Twenty-one (21), and containing forty-three
70' Single Family
66 lots
Lot Width @ setback (min.)
65'
70' •
and seventy one -hundredths (43.70) acres, more or less, Washington County, Minnesota.
Lot Depth (min.)
130'
130'
Overall Gross Density
1.46 un_/ac
Minimum Lot Area
8,600 sf
9,563 sf
ALSO EXCEPTING: The South 225 feet of the East 350 feet of the Southeast Quarter of the Southwest
(171 un / llZ5 cc Gross Area -Future
Development Parcels)
Average Lot Area
10,419 sf
11,680 sf
Quarter of Section 7, Township 31 North, Range 21 West, Washington County, Minnesota.
Maximum Lot Imp. Coverage
50%
507
Overall Net Density
1.90 unlac,
Maximum Building Height
35'
35'
Torrens Property
(171 un / 90 cc Net Developable Area)
Front Setback - House
25'
25'
Parcel C.
Front Setback - Garcae Face
25'
25'
The South 225 feet of the East 350 feet of the Southeast Quarter of the Southwest Quarter of
Project Street R/W
10.7 t cc.
Side .Sethprk
75; 7.5' (15' total)
7.5'175' (1.5' totals
Section 7, Township 31 North, Range 21 West, Washington County, Minnesota.
Side Setback - corner lot
25'
25'
Renr Sethnrk
30'
30' 0' 15u' 300, 450'
Torrens Property
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Oneka Place
Hugo, Minnesota
NOT FOR CONSTRUCTION
Latest Revision Date:03/19/18
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Sec. 90-324. - Park dedication.
(a) General dedication standards. In order to develop a system of parks within the community to serve
the public's health and recreational needs, a percentage of the net buildable acreage based on the
density of all land subdivided for residential purposes shall be dedicated to the city as public
parkland. The city finds that the more dense a development is, the more demand for park land it
creates since lots can be smaller affording less private recreational space and more occupants per
acre. The following formula will be used to determine the dedication requirement where a land
dedication is required:
Density
Percentage of Land to be Dedicated (of the buildable [and)
0-3.99 units per acre
10 percent
4.00-5.99 units per acre
11 percent
6.00-7.99 units per acre
13 percent
8.00-9.99 units per acre
15 percent
10.00 < units per acre
17 percent
The land so dedicated shall be subject to approval by the city council in accordance with the city's
Comprehensive Plan for parks. At the city council's discretion, a parkland dedication fee may be accepted
or required instead of or connection with land dedication. The parkland dedication fee shall be set annually
by the city council and adopted as part of the city's fee schedule. The parkland dedication fee shall be
charged for each dwelling unit originated by the subdivision or development of any property in the city, not
including any dwelling unit that may be in existence at the time of the adoption of the ordinance from which
this article is derived, or which is subject to an approved development agreement with the city that includes
a parkland dedication provision.
(b) Appeal process. The parkland dedication fee may be appealed to the city council before the city
council makes a decision on the final plat and shall be calculated as follows: The percentage of land
to be dedicated will be multiplied by the fair market value of the net buildable acreage.
The fair market value shall be determined by the city council, following their review of a current
appraisal submitted to the city at the developer's expense. The appraisal shall be made by appraisers who
are approved members of the SREA or MAI, or equivalent real estate appraisal societies.
If the city receives written notice of a dispute over the parkland dedication fee before approval of the
final plat, the developer shall pay the fee into an escrow account pending a decision of an appeal of the
fee. If an appeal is not filed within 60 days following approval of the final plat, or if the person aggrieved by
the fee does not prevail on the appeal, then the funds paid into escrow must be transferred to the city.
(Prior Code, § 1215-040.1; Ord. No. 2010-449, § 1, 11-15-2010)
1 of 1 10/5/2012 2:23 PM
DRAFT Mar29-18
Greenway Corridor
Map
Proposed Greenway
Prairie & Mesic Savanna
Ground Water Priority Areas (Land
and Water Legacy Program)
High Quality Wetlands
High Quality Wooded Areas
_ Natural Wooded Areas (Forest,
woodlands, forested wetlands)
Wetlands
Parks
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Municipal Boundary
0 2040 MUSA Boundary
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DRAFT
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Undeveloped City Property
City Facility
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Municipal Boundary
M 2040 MUSA Boundary
L Parcel
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1. Paul Hugo Farms WMA 15. Rice Lake Park
2. Lions Park 16.Oneka Lake Boat Launch
3. Beaver Ponds Park 17. Irish Avenue Park
4. Tower Park 18. Cove Park
5. Frog Hollow Park 19. Aspire Park
6. Victor Square Park 20.Oneka Lake Park
7. Arbre Park 21. Bald Eagle Lake Access
8. Clearwater Creek Preserve 22. Bernin Property
9. Heritage Ponds Park 23. Sunset Lake Access South
10. Val Jean Park 24. Sunset Lake Access North
11. McCollar Park 25. Goodview Property
12. Diamond Point Park 26. Plaisted Property
13.Oak Shore Park 27. Property North of St. John's Cemetary
14. Hanifl Fields Athletic Park 28. 1920 School House Site
0 0.25 0.5 1 T
Miles
NORTH
1/30/2018 Map 6-4
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F
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EST. 1906
DRAFT
Existing and Proposed
Trails Map
City Park
DNR Park
Undeveloped City Property
Regional Trail - Existing
Regional Trail - Proposed
City Trail - Existing
City Trail - Proposed
Sidewalks
Municipal Boundary
2040 MUSA Boundary
Parcels
Open Water
Streams and Ditches
Street
0 0.25 0.5 1 ■
Miles NORTH
1 /30/2018 Map 6-5
DRAFT Mar29-18 for review only
Agenda Number:
CITY OF HUGO
PARKS COMMISSION REPORT
TO: City of Hugo Parks, Recreation and Open Space Commission
FROM: Shayla Denaway, Parks Planner
SUBJECT: MWF Properties. Park Dedication proposal for multi -family housing to
be called "Rosemary Apartments"
DATE: March 15, 2019 for the Parks Commission meeting of March 20, 2019
1. DESCRIPTION:
The applicant is requesting approval of a Final Plat and Site Plan for a three-story multi-
family housing project. It would consist of 45 housing units in a three-story apartment
complex with underground parking. The property is currently vacant and totals 18.15
acres, however a majority of the site is either wetland or covered by a conservation
easement that prohibits construction. This leaves the total buildable acreage of 4.787
acres. It is generally located north of Rosemary Way.
The property is zoned Medium Density Residential (R-5). The proposed development is
consisting with the existing zoning classification.
The property to the north, across 130th Street, is zoned Agricultural and is currently
occupied by single family homes on 10+ acre lots. The property to the east is zoned
Medium Density Residential and is occupied by a church. The property to the south is
zoned General Business and is occupied by a daycare and medical building. The
property to the west, is occupied by townhomes. Also nearby is a large grocery store and
retail stores.
2. CONSISTENCY WITH THE PARKS PLAN:
Trails and Sidewalks
Currently, there are sidewalks on the north and south side of Rosemary Way which will
serve the housing development. There are no planned trails in the area specified in the
Trail and Sidewalk Plan.
-1-
Rosemary Apartments
March 20, 2019
Parks
The property is in Neighborhood Park Service Area 4 (NP-4) which is served by Lions
Park, Frog Hollow Park, and Heritage Ponds Park. The developer is proposing to build
an outdoor children's play area on site.
3. PARK DEDICATION REQUIREMENTS:
The developer has proposed paying the full park dedication fees. With the current park
dedication fee of $2,400 per unit, the developer would be required to dedicate $108,000
for the proposed 45 units. The developer will be required to pay the park dedication fees
prior to the issuance of building permits.
4. STAFF RECOMMENDATION:
Staff recommends that the Parks Commission recommend approval of the proposal to pay
park dedication fees in the amount of $108,000 with the 45 units of Rosemary
Apartments.
ATTACHMENTS:
1. Location Map
2. Rosemary Apartments Narrative, Site Plan, Grading Plan, Site Pan w/ Adjacent
Buildings, Elevations
3. Park Dedication Policy
-2-
Rosemary Apartments
March 20, 2019
X,
1
1=1L ■
Narrative
Introduction
This application is for a conditional use permit, final plat, and site plan approval of the property
identified by PID: 1903121210013.
Statement of zoning classification
The site is zoned R-5 Medium Density Residential. The proposed development is consisting
with the existing zoning classification.
Background on site
The current use of the property is raw land. The total property consists of 18.15 acres, however
a majority of the site is either wetland or covered by a conservation easement that prohibits
construction. This leaves the total buildable acreage of 4.787 acres acres (excluding any
potential wetland credits).
Proposed project
MWF Properties is looking to pursue the development of a three-story multifamily housing
project that would consist of 45 housing units in a three-story apartment complex with
underground parking. The anticipated unit mix is 6 1-bedroom, 18 2-bedroom, and 21 3-
bedroom units. The number of units is allowable with a conditional use permit that will be
submitted in the fall of this year.
The project will consist of a mixture of surface and underground parking that will equate to at
103 stalls, over 2 parking stalls to every residential unit.
In addition to underground parking, on site amenities would include: secure access, in unit
laundry, on site management including a manager's office, a community room, a fitness center,
and an outdoor children's play area. The project would be rented to working class families
("workforce housing") who earn 60% of the area median income or less. This equates to
$40,000 to $65,000 depending on household size.
Nw comer Add. Frenchman Place 15[ 0nente CITY OF HUGO SITE SPECIFIC NOTES: (C E' gaRo ge
1. RESERVED FOR CITY SPECIFIC NOTES.
aAIEn9meehn9-Sarreym9 Uend p.-Iftecixre
1„ I PARCEL ID. 1840 EVEa0001 4931 W. 35th Street, SO, 200
ADDRESS: 1SONI EVERTON AVE N
St. Louis Park, MN 55416
_. .- --- `-----.-.-- owNER: RossINl sTEVEN J OPERATIONAL NOTES: ololl'ioa ooP..om 612-615-006o
a 7m. 6 N87°30'30"W 1196.83 096 „W
n
,I r 91
w slm zms rzN�i s z
w<� SNOW REMOVAL:
v �✓ w wwv S�� W �✓ �✓ �w �� -.��� _ _ -_.-.. -. -..- -'�, ° - 279..9 - sn ALL SNOW SHALL OCCUR X)XXX.
wtr ------------------23' Rear Setback Line -�+yy� \ par sad - - /W
w xsle, - "c'_..Z r vvC°(RASH REMOVAL:
- Nti / TRASH REMOVAL SHALL OCCUR:XXXXX.
x'vs. J� �'°z.w w v1 w yt%
DELIVERIES SHALL OCCUR XXXXX.
Wetlantl Covenant Area per Doc.
II Wry w w W �' w w w w �✓ w w �✓ �✓ v w w Y% uPLAN AREA w i w w %w 2., . y, �, i ,S' No. V66372 ,k i 15.) U, .__i _-w � � tip;/a x ��°z DELIVERIES: � as
WETLANDS o �. ��a ; ����
w w n w '1 w w w w w /� w �, w WE7t1AND w
V' �wt. '� Ss .SJ s6a" sE °$ITE LAYOUT NOTES: I L L E R
1' J, N W w,\ W W �I' J' J' W X' J' W W �I' J' W W y' J' J' ��� W vY 3a�e `O J' •'• W W N6yo3� O
mz� Xsisa 2�. ^1
rl zON.R w w w .I' w w w .1` w w .� w .� w w x a.. x' w .� w - w- - w- w �- -w- --- - .k- w -- ",r''� - w w .� w .� w `z ` -w SwF �' se,gT x' ,k w ° r y 1. CONTRACTOR SHALL VERIFY LOCATIONS AND LAYOUT OF ALL SITE ELEMENTS PRIOR TO BEGINNING CONSTRUCTION, (1�
v x a, , �. �L- sz to INCLUDING BUT NOT LIMITED TO, LOCATIONS OF EXISTING AND PROPOSED PROPERTY LINES, EASEMENTS, N A N V O N
X((--`� SETBACKS, BUILDINGS AND PAVEMENTS. CONTRACTOR IS RESPONSIBLE FOR FINAL LOCATIONS OF ALL
w w } r, -� w - W--- . w" /� \Ss,�y>�1 569° 'S4 E��r - W - �- - L ELEMENTS FOR THE SITE. ANY REVISIONS REQUIRED AFTER COMMENCEMENT OF CONSTRUCTION, DUE TO
N, ` Wetland Covenant Area 0J3�
w w W � - -'> ss• aa.2� �4y N89°58'54"W 251.28 we. LOCATIO SHALL
NVED BY THE
NGINECTEDATNOAD ARCHITECT
PRIOR TO INSTALLATION
LLATIOMENTSTOTHE Q f C h t @ C t 5
;; Per DB,r No a0,V619 s4V76za U, __ _--„U y U, w� E , p3, °e LAVOUT SHALL BE APPROVED BY THE ENGINEER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OF MATERIALS.
ml
NTH STAKE LAYOUT FOR APPROVAL
w- _ w_------ w w �/ W iL7 j w w w w w �� w w �✓ w w �i w v� w w \------__ � I 2. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION, INCLUDING A RIGHT-OF-WAY
w -- AND STREET OPENING PERMIT.
3. THE CONTRACTOR SHALL VERIFY RECOMMENDATIONS NOTED IN THE GEO TECHNICAL REPORT PRIOR TO
INSTALLATION OF SITE IMPROVEMENT MATERIALS.
wI �' ✓ � PxpcNrr `R w �✓ w � w w j � �x rca, w w �✓ � � w l w � � � v' ,T�,� 'y �✓ � �' w
Nao" 4. CONTRACTOR SHALL FIELD VERIFY COORDINATES AND LOCATION DIMENSIONS OF THE BUILDING AND STAKE FOR
gar I REVIEW AND APPROVAL BY THE OWNERS REPRESENTATIVE PRIOR TO INSTALLATION OF FOOTING MATERIALS.
wlll I IIIJ, 6. LOCATIONS OF STRUCTURES, ROADWAY PAVEMENTS, CURBS AND GUTTERS, BOLLARDS, AND WALKS ARE
w �' 9{ ma IIT w ( FWZRCEL IDV 190312/210013k wRRR w% wR, xxE20°.'-RR I 11 MAPPROXIMATE AND SHALL BE STAKED IN THE FIELD, PRIOR TO INSTALLATION, FOR REVIEW AND APPROVAL BY THE
c I zeef UPLAND AREA ( ENGINEERNOSCAPE ARCHITECT.
J' W.zae ^R ^R ^✓ .� ^R x ma$ X' J' W X' ^✓ J' 'Kb, /
6. CURB DIMENSIONS SHOWN ARE TO FACE OF CURB. BUILDING DIMENSIONS ARE TO FACE OF CONCRETE
�, y I .I, y y y, .I, y ,1, ,1, I y yT- I Imo, �, y 4, y ,), ,1,o-r 4, .rcr.l, (, ,1, 9, 4, y �, I 1 N FOUNDATION. LOCATION OF BUILDING IS TO BUILDING FOUNDATION AND SHALL BE AS SHOWN ON THE DRAWINGS.
w \ w w- z io<s w w �' �H �wJ li w W w w w w W w 'Kra w w w w I,� 7. THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OR SAMPLES AS SPECIFIED FOR REVIEW AND APPROVAL BY THE Z
zo.l za J r m ENGINEERMNDSCAPE ARCHITECT PRIOR TO FABRICATION FOR ALL PREFABRICATED SITE IMPROVEMENT
3 a z�--,m+z--
.o r ` + �/AIN D`1' w `I'�III1L5.0'Ij�+ MATERIALS SUCH AS, BUT NOT LIMITED TO THE FOLLOWING, FURNISHINGS, PAVEMENTS, WALLS, RAILINGS, W
15: 'F-v, '---- - --------------------------- -� W I I'o� BENCHES, FLAGPOLES, LANDING PADS FOR CURB RAMPS, AND LIGHT AND POLES. THE OWNER RESERVES THE RIGHT
���1117d gs,a.a I, tVVI,,, N?U 589°59S0E 233. :1 ` J� W W �V J� V� W; W J� �V W ytI ',W �✓ J� W W - (h
AA"zz I o TO REJECT INSTALLED MATERIALS NOT PREVIOUSLY APPROVED. N
w �✓ w� -� i w .p w w w �' i w w w �✓ '1 w w �✓
8. PEDESTRIAN CURB RAMPS SHALL BE CONSTRUCTED WITH TRUNCATED DOME LANDING AREAS IN ACCORDANCE
EXISTING WETLA F i z 110 �'` I I N w w WITH A.D.A. REQUIREMENTSSEEbETAIL. NO
BOUNDARY2 <ti ��L/-�"� p Qom M Z
1� . �W ,I• Y'c s,s.a ( d 9. CROSSWALK SHALL BE 24" ORDE REWUIITE PAINTED RED BY ADALIRE, SPACED 48"ONC eNTDE�PERPENDICULAR TO THE
_ S SHALL BE WH TE IN
{I
on
D �,
w F t� CURB TYPESSEE DETAIL
x sl..�
0 � y y, �, ,R '� y, � "( COLORU SS OTHERWISE NOTED Q 0 LOCAL GOVERNING BODIES. W
f-�„ O I 10 SEE SITE PLAN FOR CURB AND GUTTER TYPE TAPER BETWEEN � � � O
I� �-� �\ v " m 11. ALL CURB RADII ARE MINIMUM 3' UNLESS OTHERWISE NOTED. O
NI WETL�N v,�-/1.zL,z ROrs �, y�y \'2rca� w �y gv �w �\ �� �R w ,v ,`°,v u, w v, m N' a O W
O 12. CONTRACTOR SHALL REFER TO FINAL PLAT FOR LOT BOUNDARIES, NUMBERS, AREAS AND DIMENSIONS PRIOR TO 7 a Z_
II �.
w w `bL-' `I'L' �• .I' F T� I . w y', 1
♦� •' EXISTIIiiG WETLAKID SITE IMPROVEMENTS. a 2
'k w BOUNDARY(2012) w Tw W w w O
ti I 13. FIELD VERIFY ALL EXISTING SITE CONDITIONS, DIMENSIONS.
CONSTRUCTION LIMITS 1 W
o
EXSTING WETLAND � �' \ �' `✓ `I' O I\ I �' `I' `I' `I' w `J 1 14. PARKING IS TO BE SET PARALLEL OR PERPENDICULAR TO EXISTING BUILDING UNLESS NOTED OTHERWISE.
1, BOLIND;Y(2018) V
w `✓ `✓ w `I' 'Lz},o ♦ x� e z `I' i w w `✓ ^ ��JI w `I' `11, `I' w w 15. ALL PARKING l,O AINT STRIPPING TO BE WHITE, 4" WIDE TYP. ILL
Q
iFING.rr /� 1�%I
♦♦ , 4 `I' `I' ,� x la .I' �' lam, `I' `I' �' �' ) `I' `I' `I' �' 174 16. BITIWN6y.4 VING TO BE "LIGHT DUTY" UNLESS OTHERWISE NOTED. SEE DETAIL SHEETS FOR PAVEMENT
�� V rr ♦♦ 1� �____ �'_ w _ �_-_ �s w \ �' w w >G w �✓ .o�y� /SECTIONS. LU
I I ��w✓✓� �, `- w N83 s•ls^E 11 39 �' 3 / 17. AUL TREES AT ARE TO REMAIN ARE TO BE PROTECTED FROM DAMAGE WITH A CONSTRUCTION FENCE AT THE DRIP U) z
I o222.0' �, �•. `"'S, / '' LINE. SEE LANDSCAPE DOCUMENTS.
> ��- �' �� m Jr m ✓� a y y ��.�w F�4 / / �/
W
�p
SITE AREA TABLE: ■I/w'
U)'afna9e 0dtllity E,,*,,,t N' 1 / Y' /y /\,W, / // /
perD rvn. 3s WL7D w Vy`- ® O - 1 ¢zadb'\•`\ i/ EXISTING CONDITION PROPOSED CONDITION O
I� ® O sus A �z6a / �. / BUILDING COVERAGE 0SF 0.0% 20,616SIP 2.6% w
w �I% ® ® } w w W w w / AT �5 //, ALL PAVEMENTS O SF 0.0% 27,200 SF 3.4% 'p
ALLNON-PAVEMENTS 790,5325E 300.0% 742,7165F 94.0% a
I HEREBY CERTIFY THAT THIS PLAN,
a / ® - - - '^' / .,�j aW W W 1 N ;' / / / � TOTALSITE AREA 790,532 5E 100.0% 790,532 5F 100.0% SPECIFICATION, OR REPORT WAS
w w ✓(' r ' PREPARED BY ME OR UNDER MY DIRECT
I. - ___--B __ �I , Xelr..a v�N� ��/� \ ; / / , SCENSE6IONAND THAT AMADULY
W' -P `I' xmN-szre w , ® 1 /!'*ter `I' `I' `I' J' `I' `I' `I' `I' I / // IMPERVIOUS SURFACE LICENSED E LAWS OIONALF THE
ENGINEER
U
I U00 W '�,I, � x o _+/ �4115' wl � /;� / � /� EXISTING CONDITION OSF 0.0%
PROPOSEDCONDITION 47,8165E 6,0% UNDER THE LAWSSOT. STATE OF
z «W MINNESOTA.
T W W v� ��� W W �✓ �I' W W �✓ J' '
// DIFFERENCE (EX. VS PROP.) 47,816 SF 6.0%
LION LIMI'YS %� w w W , I � 1� W w W W I / ' / 1. ew R. Pavek
a\ZS'OS W\,(Y�91a.e W ,19�/ 2/15/19 LICENSE NO. 44263
zay' y' 4' J' J' V' y' .I' V' V' y' y' % '
�°� A., �r ♦. °z �♦ r INv I �, ISSUE/SUBMITTAL SUMMARY
8136 DESCRIPTION
SITE PLAN LEGEND: CITYSU
09 - Noes -a 'fir NV I �, / i LIGHT DUN BITUMINOUS PAVEMENT. SEE
_ ,UPLAND AREA i»' GEOTECHNICAL REPORT FOR AGGREGATE BASE&
t; >t ♦ EXISTII� WET Dg' " / '
_ ,I, / ; " ./ / j i WEAR COURSE DEPTH, SEE DEATIL.
¢ 3'�0 '� tb /� '� r9 BOUNDARY (2012} j BERM `y? 1�R .vi III �'
zoos �k lne / -" r 7`- -tea' I?/ i ' 0� HEAVY DUTYBITUMINOUSREPORT
PAVEMENT. SEE
EXISTIi�G WETLRWD �' z1l` -'/' �`IE'0 NSPsransm ssuan L'ne x' �%�I'.' - i 1
,azel Easement i GEOTECHNICAL REPORT FOR AGGREGATE BASE &
B�INDARY�016,os� wer Doc No ss37s4a pzxc , u' t .I' - / '
,/ .; X�K - i WEAR COURSE DEPTH, SEE DETAIL.
L -_ - T��\k•4 /- / .I' .1,R ' wv w w v ��'w\\ e�Oa4 �G ', i� CONCRETE PAVEMENT AS SPECIFIED (PAD OR WALK)
6Z WE7LAN0 POND 10 ' / 7i'.'' I c
\ Xsarz v SEE GEOTECHNICAL REPORT FOR AGGREGATE BASE
oa X, N' .y .I' NSP TraMsm ss oMt ne
s /
&CONCRETE DEPTHS, SEE DETAIL.
s z \ CONS UG�d'�II�TS , m I� N, �, w pea,Doc. rvo.I3sS7s6z.I. / 0 v' w .Is'' 6 PROPERTY LINE
,.e
915.,
PARCEL IS 90 ROSEMARY
a � � � M � CONSTRUCTION LIMITS
n
OWNER GHRIST EVANGELICAL LUTHERAN CHURCH
CURB ^ems Ne 0 zaas _ J -v ' ' w I w I-----,o------ GUTTERNWH RE APPLICABLE -SEE PLAN
P OUT
Admeee: a790 RosEMARv war NORTH
D GUTTER -SEE NOTES (TO.)
DRAWN BY:BN REVIEWED BY: DK
`_ `I' INw I INV= PROJECT NUMBER 18125
91,7 I 9 1$ t t TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGS REVISION SUMMARY
-•mooDATE DESCRIPTION
��/lam ✓ / ".•sas.ao xw ss rc- s.a �clnT- °'may •4' ° sa �~
- �- `�/ me �� -4 9 SIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.
soar rc" 'r \ ! HC= ACCESSIBLE SIGN
NP= NO PARKING FIRE LANE
ssU� 117 ST=STOP
PARCEL IT: 1903121210016
Owner. LAKE AREA BANK 6� CP=COMPACT CAR PARKING ONLY
i� i
OVERALL SITE PLAN
14DD.
W/ EX. WETLAND
i/ �a e° •
,' � /j '-' �� \ • BOUNDARIES
�.OKnowbelow. Cal l beforeyou dig. 1,• , so,-B„
25'-0" 0 50'-0"
C
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27.0y[/
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I
CONSTRUCTION
LIMITS
26.4.512
R
v GENERAL GRADING NOTES: �fl�g��g��
OUT Js E'
\ 1. SEE SITE PLAN FOR HORIZONTAL LAYOUT 8 GENERAL GRADING NOTES.
\ CAD LIS CD p
\ 2. THE CONTRACTOR SHALL COMPLETE THE SITE GRADING CONSTRUCTION INCLUDING BUT NOT OAI En Sarre Laadsca Wre
( 9meede9� rma� paA.hft
\ LIMITED TO SITE PREPARATION, SOIL CORRECTION, EXCAVATION, EMBANKMENT, ETC.) IN 4931 W. 35tN Street, Suite 200
` CONSTRUCTION LIMITS \\ ACCORDANCE WITH THE REQUIREMENTS OF THE OWNER'S SOILS ENGINEER. ALL SOIL TESTING St. Louis Park, MN 55416
' \ SHALL BE COMPLETED BY THE OWNER'S SOILS ENGINEER. THE CONTRACTOR SHALL BE avllsuegroup.cpm 612-615-0060
mz �I' � �`W �I' �1' �I' � /N/ 0\ W � W RESPONSIBLE FOR COORDINATING ALL REQUIRED SOIL TESTS AND INSPECTIONS WITH THE SOILS
v / ENGINEER.
3. GRADING AND EXCAVATION ACTIVITIES SHALL BE PERFORMED IN ACCORDANCE WITH THE
NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT REQUIREMENTS 8
I PERMIT REQUIREMENTS OF THE CITY.
92 •� / `,,/ 4. PROPOSED SPOT GRADES ARE FLOW -LINE FINISHED GRADE ELEVATIONS, UNLESS OTHERWISE
NOTED.
I�
2
5. GRADES OF WALKS SHALL BE INSTALLED WITH S%MAX. LONGITUDINAL SLOPE AND I%MIN. AND
•� Y s TERMQF ` /' me4 \ 2%MAX. CROSS SLOPE, UNLESS OTHERWISE NOTED.
I'
.. \15 y�--j \I/'`\ / 6. PROPOSED SLOPES SHALL NOT EXCEED 3:1 UNLESS INDICATED OTHERWISE ON THE DRAWINGS.
\W \
x -� ILLER
MAXIMUM SLOPES IN MAINTAINED AREAS IS 4.1
Y
T-sA51N 28
PROPOSED RETAINING WALLS FREESTANDING WALLS OR COMBINATION OF WALL TYPES
� 1 �
oE=s2o.60/ GREATER THAN 4 IN HEIGHT SHALL BE DESIGNED AND ENGINEERED BY A REGISTERED RETAINING
EOF=922.1 � \` I
i
' ' " ♦ '-�; � 1o0-YR HWL sz1.5z .r" - - - `, WALL ENGINEER. DESIGN DRAWINGS SHALL BE SUBMITTED FOR REVIEW AND APPROVAL PRIOR TO
r c h I t e c t
\ Q 5
`CONSTRUCTION.
B. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTENANCE OF GRADE STAKES THROUGHOUT
st - THE DURATION OF CONSTRUCTION TO ESTABLISH PROPER GRADES. THE CONTRACTOR SHALL
T��pRM
1 _ �� ■ 2Z0g5
ALSO BE RESPONSIBLE FORA FINAL FIELD CHECK OF FINISHED GRADES ACCEPTABLE TO THE
��
92918 91 • \ �\ ENGINEER/LANDSCAPE ARCHITECT PRIOR TO TOPSOIL AND SODDING ACTIVITIES.
921 s \\ p� 9. IF EXCESS OR SHORTAGE OF SOIL MATERIAL EXISTS, THE CONTRACTOR SHALL TRANSPORT ALL
DOOR
�29.41 \ EXCESS SOIL MATERIAL OFF THE SITE TO AN AREA SELECTED BY THE CONTRACTOR, OR IMPORT
\� ��� 92 "pH_,
SUITABLE MATERIAL TO THE SITE
s 920
I EXCAVATE TOPSOIL FROM AREAS TO BE FURTHER EXCAVATED OR REGRADED AND STOCKPILEN
AREAS DESIGNATED ON THE SITE THE CONTRACTOR SHALL SALVAGE ENOUGH TOPSOIL FOR
.1
e
' 920" r-(T�� • ��� \a RESPREADING ON THE SITE AS SPECIFIED EXCESS TOPSOIL SHALL BE PLACED IN EMBANKMENT
921 vAT AREAS, OUTSIDE OF BUILDING PADS, ROADWAYS AND PARKING AREAS. THE CONTRACTOR SHALL
r
\ „vao
923 _ SUBCUT CUT AREAS, WHERE TURF IS TO BE ESTABLISHED, TO A DEPTH OF 6 INCHES. RESPREAD
\
v
LP �TOPSOIL IN AREAS WHERE TURF IS TO BE ESTABLISHED TOAMINIMUM DEPTH OF 6INCHES. Z
11:. FINISHED GRADING SHALL BE COMPLETED, THE CONTRACTOR SHALL UNIFORMLY GRADE AREAS UU
cs �
2e 50 I I WITHIN LIMITSOF GRADING, INCLUDING ADJACENT TRANSITION AREAS. PROVIDEASMOOTH 5 M
FINISHED SURFACE WITHIN SPECIFIED TOLERANCES, WITH UNIFORM LEVELS OR SLOPES C4
] \ 2550 I BETWEEN POINTS WHERE ELEVATIONS ARE SHOWN, OR BETWEEN SUCH POINTS AND EXISTING 'n
- I GRADES. AREAS THAT HAVE BEEN FINISH GRADED SHALL BE PROTECTED FROM SUBSEQUENT
9 M Z
FFE 93O.OS ;- � \ \ _ I : � CONSTRUCTION OPERATIONS, TRAFFIC AND EROSION. REPAIR ALL AREAS THAT HAVE BECOME
GFE 919 00 \ - RUTTED BY TRAFFIC OR ERODED BY WATER OR HAS SETTLED BELOW THE CORRECT GRADE. ALL Y� u7 W
>y
�l� 29.41 -\ `I - _ , I ' ,�� _ \ I O1 AREAS DISTURBED BY THE CONTRACTOR'S OPERATIONS SHALL BE RESTORED TO EQUAL OR Z _ J
I BETTER THAN ORIGINAL CONDITION OR TO THE REQUIREMENTS OF THE NEW WORK. Q P
30.06 c435 \ \ \ \ \ j �r PRIOR TO PLACEMENT OF THE AGGREGATE BASE, A TEST ROLL WILL BE REQUIRED ON THE 1••V CO9 W W
l 29.97\ �,y, y\\ - �I { STREET AND/OR PARKING AREA SUBGRADE. THE CONTRACTOR SHALL PROVIDE A LOADED W iL
I ' Z TANDEM AXLE TRUCK WITH A GROSS WEIGHT OF 25 TONS. THE TEST ROLLING SHALL BEAT THE a = m /iDIRECTION OF THE SOILS ENGINEER AND SHALL BE COMPLETED IN AREAS AS DIRECTED BY THE } O
I III III ..�� \ \ \ SOILS ENGINEER. THE SOILS ENGINEER SHALL DETERMINE WHICH SECTIONS OF THE STREET OR `} Q D)
3o0s
1 1 I 29.41 �(�Q \\\ \\ PARKING AREA ARE UNSTABLE. CORRECTION OF THE SUBGRADE SOILS SHALL BE COMPLETED IN / a W
I I I
1 1 I 29.41- - - N
I I 1 T. r.' �/' ACCORDANCE WITH THE REQUIREMENTS OF THE SOILS ENGINEER. TEST ROLL SHALL OCCUR Ii } Q
I I I I g 2958 _ \ 1 1' DOOR 1.1�
i2 3 29. P9,ds 2906 �` � 2 2 i i� zsso 24.31 ' ' �. WITHIN 10'OF ANY UNDERGROUND STORM RETENTIONIDETENTION SYSTEMS. Q � W
I I I I I I I 9.82 0 \ '�2 /' �/ ii / �..' j �/ 13. TOLERANCES Q Q
-�S.41
I I I I I C 2 \ 2
2
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28.9�
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26.64 �
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14.15
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19.36 25.50
18 86 25.501
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13.1. THE BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN U C zZ
0.30 FOOT ABOVE, OR 0.30 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHERE •�•� 0 J
MEASUREMENT IS MADE. of
13.2. THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY � �
c0
BY MORE THAN 0.05 FOOT ABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION OF
� & � 92� ANY POINT WHERE MEASUREMENT IS MADE.
g10 ,y 13.3. AREAS WHICH ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 0.30 FOOT ABOVE OR O
922 BELOW THE REQUIRED ELEVATION, UNLESS DIRECTED OTHERWISE BY THE ENGINEER. w 13.4. TOPSOIL SHALL BE GRADED TO PLUS OR MINUS I/21NCH OF THE SPECIFIED THICKNESS.
14. MAINTENANCE a
/� i .• HEREBY CERTIFY THAT THIS PLAN,
14.1. THE CONTRACTOR SHALL PROTECT NEWLY GRADED AREAS FROM TRAFFIC AND EROSION
SPECIFICATION, ME ROR UNDERM WAS
AND KEEP AREA FREE OF TRASH AND DEBRIS. PREPARED BY A D UNDER MY DIRECT
/ ' // .• /tea �/ �/ �/ �/ LICENSE PROFESSIONATHAT L
AMANEER
14.2. CONTRACTOR SHALL REPAIR AND REESTABLISH GRADES IN SETTLED, ERODED AND RUTTED LICENSED PROFES310NAL ENGINEER
AREAS TO SPECIFIED TOLERANCES. DURING THE CONSTRUCTION, IF REQUIRED, AND DURING UNDER THE LAWS OF THE STATE OF
THE WARRANTY PERIOD, ERODED AREAS WHERE TURF IS TO BE ESTABLISHED SHALL BE MINNESOTA.
RESEEDED AND MULCHED.
14.3. WHERE COMPLETED COMPACTED AREAS ARE DISTURBED BY SUBSEQUENT CONSTRUCTION
___�_.. j _ j- ��on F OPERATIONS OR ADVERSE WEATHER, CONTRACTOR SHALL SCARIFY, SURFACE, RESHAPE, Ma ew R. Pk
AND COMPACT TO REQUIRED DENSITY PRIOR TO FURTHER CONSTRUCTION. DATE 2/15119 LICENSE NO. 44263
W W // W W W "cT
ISSUE/SUBMITTAL SUMMARY
DATE DESCRIPTION
OF
M/ �✓ fit' W W r W /-" UPLAND AREA
---
/ NSP
I • Ir � �% � � �-� ,,,-'� - �'- �1Y Ea�eme�l
. per Dac. I
ERQGION CONTROL NOTES:'/ GRADING PLAN LEGEND:
I i I • 1% s,o, zSEE SWPPP ON SHEETS SW1 0-S
-, �5"�J/ - 1125-- EX. 1'CONTOURELEVATION INTERVAL
11371.0'CONTOUR ELEVATION INTERVAL
i GROONDWATER INFORMATION: \-4726 SPOTGRADEELEVATION (GUTTERffLOW LINE
Tjw � / RERGEOTE NICAL REPORT � 8 UNLESS OTHERWISE NOTED)
T81'CHOSEN VALLEY TESTING, INC., DATED 11-'f916 DRAWN BY:BN REVIEWED BY: DK
IGROU�PWATER WAS OBSERVED AT ELEVATIONS RANGING FROM 907.00 TO 915.00 891.00 D SPOT GRADE ELEVATION GUTTER PROJECT NUMBER: 18125
'TT WETLANDIPONO
TH%ORINGS&ZOUNDWATER ARE ASFOLLOWS: 891.00 TC SPOT GRADE ELEVATION TOP OF CURB REVISION SUMMARY
d9
f mr a=sls.o A/ B 1 91 . \/ \/ easa 891.00 BS/TS SPOT GRADE ELEVATION BOTTOM OF STAIRS/TOP OF STAIRS DATE DESCRIPTION
i�s�sza w L
B 2 914.00 per
i i.rs�3.sa ac CURB AND GU -TIPO
B 3 9914.00 14 50 -_ TIER (T.0 - OUT)
/ CONSTRUCTION LIMIT B-F TO
B-Q5v/ 914.00
/ m B.
NOT ENCOUNTERED EMERGENCY OVERFLOW
Boa B-07 NOT ENCOUNTERED EOF=1135.52
= o, B- 8 903.00
TOP OF B�9 N TOME COUNTERED GRADING PLAN
i BERM *�' <'zz�
23.15 _ _ _ _ - LLLIII
I _ C�6F HUGO-GRADINGNOTES:
IT ---- `P /1. RESERVED_ FOR CITY SPECIFIC GRADING NOTES. - -- _
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