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HomeMy WebLinkAboutPC PACKET 102722 � �V Agenda EST.w06 Hugo Planning Commission Thursday, October 27, 2022 Hugo City Hall 7:00 PM A. ROLL CALL: Andress, Arcand, Derr, Kleissler, Lessard, Petty B. PLEDGE OF ALLEGIANCE C. APPROVAL OF MINUTES 1. September 22, 2022 D. PUBLIC HEARING 1. TPP, LLC c/o Summit Management, LLC— Hugo Estates Apartments and Manufactured Home Community expansion. Comprehensive Plan Amendment, Zoning Amendment, Site Plan, Conditional Use Permits, Variance, and Minor Subdivision. E. NEW BUSINESS 1. Peter Stalland, Knute Development LLC. —Sketch Plan for Oneka Commons 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 22, 2022 Chair Kleissler called the meeting to order at 7:00 pm. PRESENT: Andress, Arcand, Kleissler, Lessard, Petty ABSENT: Derr STAFF: Rachel Juba, Community Development Director Max Gort, Associate Planner Pledge of Allegiance. Approval of Minutes for the Planning Commission Meeting of September 8, 2022 Commissioner Petty made a motion, seconded by Commissioner Arcand to approve minutes for the meeting of September 8, 2022. Ayes: Andress, Arcand, Kleissler, Petty Abstain: Lessard Motion carried. Public Hearing: Premier Banks—Site Plan, Zoning Amendment, CUP, and Variances for commercial building at 5616 147th Street North Staff provided a background on Premier Banks' proposed site plan for a commercial development at 5616 147th Street North, along with the requested zoning amendment, CUP, and two variances. The site plan includes an approximately 4,500 square foot commercial building with a drive-through located on the 0.76 acre parcel. The proposed use is to be a bank and 1,000 square feet for another tenant. The property is located on the northwest corner of 147th Street and Highway 61, currently occupied by a residential home. The property is zoned Future Central Business (FCB) and is located in the area of the City where development is guided by the downtown plan and design guidelines. The applicant is requesting to rezone the property to Central Business (C-1) to accommodate a commercial use. Additionally, the applicant is requesting approval of a conditional use permit to allow for a drive- through teller lane to be within 200 feet of a residentially zoned property. The applicant is requesting two variances. The first variance is to allow for 115 feet and 4 inches of space for vehicle stacking, where 180 feet is required by ordinance. The second variance is to allow for the drive-through main entrance to be located on Flay Avenue, a local street, where access to a state highway, county road, or city commercial collector street is required by ordinance. September 22, 2022 PC Minutes Page 2 The surrounding properties on the other three corners of the intersection are all zoned C-1 and occupied by commercial uses. Surrounding properties in the neighborhood to the north and south are primarily zoned FCB and occupied by residential uses. This property and surrounding properties are guided Mixed-Use (MIX) in the 2040 Comprehensive Plan, allowing for a mix of residential, commercial, office, retail, and public/quasi-public uses.The property is currently vacant, flat, and does not appear to have wetlands. The property is landscaped with several overhead deciduous trees and lines of coniferous trees providing screening from the property to the north. On April 28, 2022, the Planning Commission gave informal comments on the applicant's Sketch Plan, agreeing with staff that a neighborhood meeting should be held with the property owners to provide background on the FCB zoning district and how the area may develop. At the neighborhood meeting held on June 9, 2022, neighbors who were concerned about the guidance of their neighborhood asked what could be done to prevent future commercial uses in the area, and staff stated that a petition could be made to consider rezoning the area to a residential district. Staff had not received a petition to the date of this meeting of the Planning Commission. The applicant is requesting to rezone the property from Future Central Business (FCB) to Central Business (C-1). Staff has analyzed this rezoning based on the four criteria in the City ordinance under Section 90-40,Zoning Amendments. The primary factors in Staff's analysis of the four criteria were the fact that the FCB zoning is designed to allow for future rezoning to C-1, and that the applicant had worked closely with staff to design the project with minimal impacts on neighboring residential properties. Staff found that all of the necessary requirements for approval of a zoning amendment were met. The applicant is requesting approval of a conditional use permit (CUP) for a drive-through lane to be within 200 feet of a residentially-zoned property. Staff has reviewed the CUP application subject to the required findings outlined in Sec. 90-37 Conditional use permits of City Code. The primary factors in Staff's analysis of the criteria were whether the request is within the spirit and intent of the ordinance, and whether the request is compatible with the City's Comprehensive Plan and the character of the surrounding area. Staff found that all of the necessary requirements for approval of a CUP were met. The site plan complies with all building setback, height, and lot coverage requirements. The applicant's landscaping plan meets ordinance requirements; however, staff has provided that the maintenance of an existing row of evergreen trees along the north property line be a condition to be met in the CUP. The applicant meets lighting and screening requirements; however, screening of rooftop mechanical equipment is listed as a condition in the resolution. The applicant is requesting a variance from the requirement that drive-through businesses have their main entrance located on a State Highway, County Road, or city commercial collector street, in order for their access point to be located on the residential street of Flay Avenue. The primary factors Staff must consider are practical difficulties and spirit and intent of the ordinance. Due to traffic engineering concerns, the proposed drive-through entrance location is the most optimal for minimizing vehicle collisions, and is therefore a reasonable use. The property has few practical options for the location of September 22, 2022 PC Minutes Page 3 an access point, and it is in staff's opinion that the request for the variance is due to unique circumstances not created by the landowner. A drive-through business with its access point onto Flay Avenue North would be within the character of an eventual central business district. The other corners of Highway 61 and 147th Street are occupied by commercial uses. It is in staff's opinion that the proposed access point location will not alter the essential character of the neighborhood. It is in staff's opinion that there are practical difficulties in meeting the ordinance standards. This area is expected to be developed with commercial uses consistent with the downtown plan, and it is in staff's opinion that the location of the access point meets the spirit and intent of the code and comprehensive plan. Staff found that the request meets all standards required for a variance. The applicant's site plan is showing 115 feet and 4 inches for vehicle stacking for the drive-though, where 180 feet is required by the ordinance, therefore a variance is required. The primary factors Staff must consider are practical difficulties and spirit and intent of the ordinance. If the vehicle stacking goes beyond the 115 feet and 4 inches it will be within the parking lot on the site and will not go into a public street. The drive-through business with a reduced area of vehicle stacking is a reasonable use. In order to meet the 180' of vehicle stacking required by ordinance, the applicant would need to reorient the building placement so the drive-through is to the north adjacent to the existing single-family home to the north. It is in staff's opinion that the drive-through lane oriented to the east towards Highway 61 is the best location on the site for the service window. Allowing for a reduction of vehicle stacking would not alter the essential character of the neighborhood more significantly than if the drive- through lane was constructed with 180' of stacking per ordinance. It is in staff's opinion that there are practical difficulties in meeting the ordinance standards. It is the spirit and intent of the ordinance to ensure that vehicles queuing for a drive-through business are given ample space to do so without overflowing into other traffic areas such as public streets. Since the provided vehicle stacking will not go into a public street and there is a bypass lane for vehicle circulation, it is in staff's opinion that the variance requested meets the spirit and intent of the ordinance. Staff found that the request meets all standards required for a variance. There is a City trail along 147th Street North as well as a County trail Highway 61. The site plan does not propose any impact to either trail. The Downtown Design Guidelines encourage pedestrian connection with development. The plans show a pedestrian connection to the existing trail along 147th Street that is landscaped. According to the Comprehensive Plan and the downtown plan, the site falls within an area that shall follow downtown design guidelines. The submitted architectural plans describe a 4,500 square foot building that is roughly 23 feet tall. Elevations for the building are given along with renderings of how the site will look once completed and in use. The exterior is articulated on all four sides, leaving no blank space. The walls are designed using a combination of brick masonry and stone to create aesthetically pleasing, yet contrasting tones to highlight entrances and windows. The guidelines identify the intersection of 147th Street and Highway 61 as a key entry point into downtown encouraging the area to be designed with gateway elements, which could include open space, unique landscaping, walls or gates, water features, and City signage. September 22, 2022 PC Minutes Page 4 It is in staff's opinion that the architectural plans meet the downtown design guidelines. Staff will continue to work with the applicant to implement appropriate gateway elements, as a condition of approval. The applicant's site plan has met all requirements for signage, provided that gateway elements are incorporated into their proposed monument sign on the corner of 147th Street and Highway 61. The applicant has also met all requirements for drainage, grading, and utilities. Staff has found that the proposal meets all the requirements necessary for the City to approve the site plan, zoning amendment, CUP, and variances as outlined in the City Code and zoning district regulations, subject to the conditions listed in the attached resolutions. Staff recommends approval of the site plan, zoning amendment, CUP, and variances for Premier Banks located at 5616 147th Street North. Members of the applicant's development team were in attendance and addressed the Planning Commission. Joseph Houle, the Branch President of Premier Banks located at 14815 Forest Boulevard, and Chad Haller, Architect from 10K Architecture, highlighted the work that the team has put in to creating the proposal as it stood. Haller showcased material board samples of the building materials, and gave some emphasis to the large windows that create an open environment both inside and outside the building. Commissioner Arcand asks if staff has reviewed the building materials. Community Development Director Juba responds that staff has comprehensively reviewed the architectural elevations and renderings. Chair Kleissler opened the Public Hearing at 7:23 PM Alex Rooney, of 14816 Flay Avenue North, addressed the Planning Commission stating that she and her neighbors were still working a petition for rezoning the neighborhood from FCB to a strictly residential zoning district. Furthermore, Rooney expressed concern that children play in the residential street, and that a danger may be posed if drive-through traffic to the commercial building was entering the street. Bob Shields, of 14770 Flay Avenue North, stated that he was not opposed to the commercial building on the property, but was concerned about the traffic being directed to Flay Avenue. Instead, he suggested locating the driveway onto 1471h Street North and used the traffic moving in and out of Subway as a comparison. Frank Puleo, of 6375 165th Street North, states that he has been a customer of Premier Banks for several years, and points to the lack of parking availability at the bank's current location. Puleo also states that he believes that the project supports the City's stated goals of promoting the growth of business and aiding existing businesses. Shane Rooney, of 14816 Flay Avenue North, stated that he was concerned about the traffic that may be generated by the second tenant. Rooney further stated that the drive lane being located on Flay Avenue could be argued as promoting business at the expense of residents. September 22, 2022 PC Minutes Page 5 Mr. Houle responded to the public's concerns, stating that it is difficult to find a solution that minimizes impacts, and that it is difficult to please everyone with a project. Mr. Haller also responded to the public's concerns, stating that the team worked with staff to find other entrance options, but ultimately the proposed access point on Flay Avenue was the safest from a traffic engineering standpoint. No one else spoke. Chair Kleissler closed the Public Hearing at 7:32 PM. Commissioner Lessard asked about whether an entrance onto 147th Street would create issues with pedestrian traffic using the city trail. Lessard states that he understands the concern with the entrance on Flay Avenue, but does not see a better option. Commissioner Arcand added that an access point onto 147th Street might make the existing traffic to and from Subway worse. Juba adds that there is not a great option to access this site in particular, and that staff is comfortable with the proposed location since it is best from a traffic standpoint. Juba states that Subway's access onto 147th Street was due to their inability to receive a permit from MnDOT to access Highway 61, and that the current access point is not ideal. Chair Kleissler asks about the small bend in the direction of 1471h Street and whether its straightening has been considered. Juba states that the bend was evaluated, but the city needs to ensure that lines are perpendicular with the other side of the intersection. Commissioner Andress asks whether the vehicle stacking issue is of great concern, and whether an overflow situation would be likely. Juba responds that banks have been given stacking flexibility in the past as part of a Planned Unit Development. Commissioner Arcand states that 3 out of the 4 corners of the intersection with Highway 61 and 147th Street are occupied by commercial uses, and that placing a commercial use on the proposed location would complete the intersection. Arcand also states that the design of the building is residential in nature, creating a good transition to the neighborhood along Flay Avenue. Arcand asks about the gateway elements that would need to be provided, and Juba states that staff will work with the applicant on the details, including that encroachment on the Washington County Regional Rail Authority right-of-way may be needed. Commissioner Andress asks about the bank's hours of operations. Mr. Houle responds that the bank will not be open on Saturday, and highlights the shift toward digital banking meaning fewer vehicle trips to the bank in-person. Commissioner Arcand asks if the applicant knows who their second tenant will be, which they do not. September 22, 2022 PC Minutes Page 6 Chair Kleissler asks if the site will have an ATM. Mr. Houle says that they're considering options, but not feeling that an ATM is necessary, and that any potential ATM would be inside the building and not standalone outside. Commissioner Petty made a motion, seconded by Commissioner Arcand, to approve the site plan, zoning amendment, CUP, and two variance applications for Premier Banks for the property located at 5616 147t" Street North. All ayes. Motion carried. New Business None Old Business City-Wide Bus Tour: Juba gives background on the event taking place on October 1st. Those interested in attending should contact City Clerk Michele Lindau to RSVP. Adjournment Commissioner Petty made a motion, seconded by Commissioner Lessard, to adjourn at 7:46 PM. All ayes. Motion carried. Respectfully Submitted, Max Gort, Associate Planner Agenda Number: D.1 CITY OF HUGO PLANNING AND ZONING APPLICATION STAFF REPORT TO: Hugo Planning Commission FROM: Rachel Juba, Community Development Director SUBJECT: TPP, LLC, c/o Summit Management, LLC - Hugo Estates Apartments and Manufactured Home Community Expansion. Comprehensive plan amendment, rezoning, site plan, conditional use permits, variance, and subdivision for a three story apartment building and an addition of 16 manufactured homes for the properties located at 15135 Forest Boulevard and 15057 Forest Boulevard. DATE: October 20, 2022, for the Planning Commission meeting of October 27, 2022 ZONING: Low Density Multiple Family Residential (R-4) and General Industrial (I-3) COMPREHENSIVE PLAN: Medium Density Residential (MD) and Industrial (IND) 60-DAY REVIEW DEADLINE: November 8, 2022 1. DESCRIPTION OF REQUEST: The applicant is requesting a comprehensive plan amendment to change the land use from Medium Density Residential (MD) and Industrial (IND) to High Density Residential (HD). The applicant is requesting to rezone the property from Low Density Multiple Family Residential (R- 4) and General Industrial (I-3) to Medium Density Multiple Family Residential (R-5). The applicant is requesting approval of a site plan and conditional use permit (CUP) for a three story approximately 60,000 square foot apartment building and expansion of the manufactured home community with 16 additional homes for the property. The applicant is requesting a CUP for the Apartment use. Apartments are allowed the multi-family zoning district with a CUP. The applicant is requesting a CUP for the expansion of the manufactured home community. Manufactured homes are allowed in any multi-family zoning district with a CUP. The applicant is requesting a subdivision of the property to have the apartments on a separate parcel. The common driveways and facilities will have a shared access and use agreement for all of the parcels. The applicant is requesting a variance to allow the apartment building to be 39 feet in height, where 35 feet is allowed by the ordinance. The property is 7 acres with no wetlands on site. The density of the project would be ten units per acre, meeting the proposed zoning district regulations. Hugo Estates Apartments and Manufactured Home Community Expansion Page 2 2. CONTEXT: A. Surrounding Land Use and Zoning The properties to the north are zoned General Industrial (I-3) and are guided as Industrial (IND) in the 2040 Land Use Plan. The properties are occupied single family homes and industrial uses. The properties to the east and south are zoned Low Density Multiple Family Residential (R-4) and are guided as Medium Density Residential (MD) in the 2040 Land Use Plan. The properties are occupied by residential townhome developments and the existing manufacture home community. The property to the west across Highway 61 is zoned Single Family Detached Residential and is guided as Medium Density Residential (MD) in the 2040 Land Use Plan. The property is occupied by North Star Elementary School. B. Existing Site Characteristics The property zoned industrial is occupied by a single family home that will be demolished with the project. The other property is vacant. The properties are generally flat and do not contain any wetlands. 3. BACKGROUND: The applicant currently owns the Hugo Estates manufactured home community to the south and owns the properties that are proposed to be developed. The manufactured home park was developed in the 1970's and does have approval to expand with additional manufactured homes on the property. The applicant would like to expand the manufactured home community and develop a 54 unit apartment building on the west side of the property. 4. ANALYSIS: A. Level of City Discretion in Decision-Making The City has discretion in approving or denying a comprehensive plan amendment on whether or not the proposed project has impacts on regional systems including transportation, wastewater and regional parks. The City has a higher level of discretion with a comprehensive plan because the burden of proof is on the applicant to show that they meet the standards. The City has discretion in approving or denying rezoning applications, based on whether or not the proposed project meets the standards outlined in the Comprehensive Plan and Zoning Ordinance requirements. If the City finds that all the applicable standards are met, the rezoning application must be approved. However, if the City finds that any of the applicable standards are not met, the application may be denied. The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with the Comprehensive Plan and Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan. Hugo Estates Apartments and Manufactured Home Community Expansion Page 3 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 City's Comprehensive Land Use Regulations. If it meets these standards, the City must approve the conditional use permit. The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that they meet the standards in the ordinance. The City has limited discretion in approving or denying a subdivision application. The City's discretion is limited to whether or not the proposed subdivision meets the standards outlined in the Comprehensive Land Use Regulations. If it meets these standards, the City must approve the subdivision. B. Consistency with Ordinance Standards The applications comply with the ordinance standards as follows: Comprehensive Plan Amendment The applicant is requesting a comprehensive plan amendment to change the land use from Medium Density Residential (MD) and Industrial (IND)to High Density Residential (HD). In review of the request, staff used the following criteria: 1. Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including but not limited to whether new information has become available since the Comprehensive Plan was adopted that supports re-examination of the plan, or that existing or proposed development offer new opportunities or constraints that were not previously considered by the Plan. The property is currently guided as Medium Density Residential (MD) in the 2040 Land Use Plan. The property is between property that is guided Industrial (IND) and Medium Density Residential (MD) in the 2040 Land Use Plan. Allowing High Density Residential (HD) between industrial uses and the manufacture home community will provide a good transitions between the land uses. The small property that is guided Industrial (IND) has a natural barrier from the remaining property that is guided Industrial (IND) by a drainage ditch. The property is small (1 acre) and is not likely to be developed with an industrial use. 2. Is the requested amendment needed to allow reasonable use of the site? Industrial users in the industrial park are allowed exterior storage and buildings up to 50 feet in height. The proposed amendment to High Density Residential (HD) will provide a good transition between the properties guided Industrial (IND) and Medium Density Residential (MD). Allowing an amendment to High Density Residential (HD) is reasonable use of the site. Hugo Estates Apartments and Manufactured Home Community Expansion Page 4 3. The relationship of the proposed amendment to the supply and demand for particular land uses within the city and the immediate vicinity of the site. Multi-family development is allowed with the current land use, however at a lower dentistry than proposed by the applicant. The applicant is only asking for two additional units per acre for the development. There are not a lot of areas in the City that are guided for High Density Residential (HD) that have City sewer and water available. This is an area of the City where a change the land use to High Density Residential (HD) may be reasonable. 4. A demonstration by the applicant that the proposed amendment has merit beyond the interests of the proponent. The property is currently guided as Medium Density Residential (MD) in the 2040 Land Use Plan. The property is between property that is guided Industrial (IND) and Medium Density Residential (MD) in the 2040 Land Use Plan. Allowing High Density Residential (HD) between industrial uses and the manufacture home community will provide a good transitions between the land uses. The small property that is guided Industrial (IND) has a natural barrier from the remaining property that is guided Industrial (IND) by a drainage ditch. The property is small (I acre) and is not likely to be developed with an industrial use. S. The possible impacts of the amendment on all specific elements of the Comprehensive Plan as may be applicable, including but not limited to: a. Transportation Plan; Based on trip generation calculations for the existing and proposed land use, the change in land use will not adversely impact the transportation system. b. Sanitary sewer flows and water supply; The applicant is proposing a land use change from Industrial and Medium Density Residential to High Density Residential. Staff has reviewed sewer flows generated and have determined there is an increase in sewer flows generated from the proposed land use change. The increase is nominal, and the City's sanitary sewer system can accommodate the additional flow. The change is land use does not have a system impact. This change will require a comprehensive plan amendment, however early indications are that due to the minor nature of the proposed change, these amendments would be reviewed by MCES staff administratively. Hugo Estates Apartments and Manufactured Home Community Expansion Page 5 C. Parks and Open Space; This development is in Neighborhood Park Service Area 10 which includes Oneka Ponds Park and city-owned properties. The community is immediately north of Hugo Elementary School which has a playground, hockey rink, and ball diamond. Immediately east of the community is a vacant property. In 2021, 40 townhomes to be known as Oneka Lake Reserve was proposed on that site and approved. The development has not been constructed. The approval included a small city park with a small playground and small shelter which would be adjacent to the community. North Star Elementary, on the west side of Highway 61, offers a playground,ball fields and more. d. Capital Improvement Program (CIP). There are no public streets in the proposed project. MnDOT has commented on the proposed comprehensive plan amendment. In addition, the developer would be responsible for the full cost of the infrastructure improvements needed to serve the property. No impacts will be made to the CIP with this project. The park dedication and trunk fees will be paid with the project. 6. Consideration of the impact of the proposed amendment upon current and future special assessments and utility area charges, future property tax assessments or other fiscal impacts upon the City of Hugo. The development would generate sufficient utility hookup funds and property taxes to cover the demand on City services. There is a requirement for adjacent jurisdiction review for comprehensive plan amendments. Staff has discussed the comprehensive plan amendment with the City's Sector Representative from the Met Council. Since the property is less than 40 acres, does not change the growth forecasts or TAZ allocations, and it more than one quarter mile from an adjacent jurisdiction (besides MnDOT), and the City is its own LGU for stormwater, the adjacent jurisdictional review can be waived. Staff did provide the plans to MnDOT for review and comment. Staff received comments from MnDOT and the project will be required to comply with the letter, get all permits required from MnDOT, and will be responsible for the full cost of the infrastructure improvements needed to serve the property. It is in staff s opinion that the proposed land use changes meet the criteria necessary to approve the comprehensive plan amendment. Hugo Estates Apartments and Manufactured Home Community Expansion Page 6 Rezoning The applicant is requesting to rezone the property from Low Density Multiple Family Residential (R-4) and General Industrial (1-3) to Medium Density Multiple Family Residential (R-5). Staff has analyzed this rezoning based on the four criteria in the City ordinance under Section 90-40, Zoning Amendments: 1. The requested amendment is in compliance with the city's comprehensive plan If the comprehensive plan amendment is approved, the zoning will be in compliance with the comprehensive plan. 2. The proposed zoning classification is appropriate for the property given the topographic, environmental and cultural limitations of the site. The buildings and site area arranged to accommodate the proposed use in regards to parking, access, and building placement. The proposed zoning classification is appropriate for the property because there are no topographic, environmental, or cultural limitation of the site. 3. Existing public infrastructure is adequate to handle the development that can reasonably be foreseen on the site The property is adjacent and gets access from Highway 61. The site currently has four access onto Highway 61 and will be eliminating two with the project. The property can be adequately served with the access proposed. The property is served by city sewer and water. 4. The proposed zoning classification will not have unreasonable negative impacts on neighboring properties Industrial users in the industrial park are allowed exterior storage and buildings up to 50 feet in height. The proposed amendment to High Density Residential (HD) will provide a good transition between the properties guided Industrial (IND) and Medium Density Residential (MD). The proposed zoning will not have unreasonable negative impacts on the neighboring properties. 5. The floodplain designation on the official zoning map shall not be removed from floodplain areas unless it can be shown that the designation is in error or that the area has been filled to or above the elevation of the regulatory flood protection elevation and is contiguous to lands outside the floodplain. No floodplain areas are proposed to be impacted with the project. It is in staff s opinion that all of the necessary requirements for approval of a zoning amendment are met. Hugo Estates Apartments and Manufactured Home Community Expansion Page 7 Conditional Use Permits The developer is requesting an apartment use and manufactured home community to be allowed on the property. Apartments and manufactured home communities are allowed in the R-5 zoning district with 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 the City Code. 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 allowed by conditional use permit. 2. The proposed use is keeping with the spirit and intent of the ordinance. The proposed use is allowed in the R-5 zoning district and will keep with the spirit and intent of the ordinance, which is intended to allow an apartment building and manufactured home community with a CUP as long as they comply with the regulations. 3. The proposed use is compatible with the City's Comprehensive Plan and the character of'the surrounding area. The proposed use requires a comprehensive plan amendment to have a land use of High Density Residential (HD). The property is located within and area that is adjacent to an industrial park, manufactured home community and townhomes. If the comprehensive plan is approved it will be compatible with the comprehensive plan and character of the area. 4. The proposed use has adequate drainage, water supply, electrical, gas, and sewage treatment facilities. The proposed use as adequate drainage, water supply, and utilized to the site. 5. The proposed use has adequate road access. The property has access to Highway 61. 6. Technical Evaluation of Floodplain. The developer 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. Hugo Estates Apartments and Manufactured Home Community Expansion Page 8 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 proposed use does impact wetlands. 12. All state and local permits shall be acquired for the conditional use. The developer 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 proposed use is compatible with the adjacent developments. Landscaping will be installed with the development. It's in staff s opinion that the developer has met the criteria to approve the CUP requests. Site Plan The site plan is for the three story approximately 80,000 square foot apartment building including underground parking. The foot print of the building is approximately 19,500 square feet. The building is located in the on the western portion of the site and the parking lot is on the east side of the building. The site plan also shows an expansion of the manufactured home community. The plan shows the addition of 16 manufactured homes with attached garages on the front. The access to the site is proposed from Highway 61. Building Setbacks The R-5 zoning district requires a 25-foot front and rear yard setback and a l 5-foot side yard setback. The site plan complies with the setback requirements. Building Height The R-5 zoning district has a maximum building height of 35 feet. They are proposing the height of the apartment building to be 39 feet tall, where 35 feet is required by ordinance, therefore a variance is required. Hugo Estates Apartments and Manufactured Home Community Expansion Page 9 Staff used these standards to review the variance request and finds that it meets the standards as follows: (1)Law. The variance as requested is permissible by law. The proposed variance is permissible by law. (2)Practical Difficulties. The applicant for a variance shall establish that there are practical difficulties in complying with the provisions of the zoning regulations. The term "Practical Difficulties"as used in the granting of a variance means: a. Reasonable Use. The property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance and; The applicant is requesting to construct a three-story apartment with a pitched roof The architecture of the building is consistent with the Multi-Family Design Guidelines (if the conditions are met in the resolution) and other townhomes developments in the City. The zoning district allows apartments with approval of a site plan and conditional use permit. The request is reasonable. The applicant is requesting to use the property in a reasonable manner. b. Unique Circumstances. The plight of property owner is due to circumstances unique to the property not created by the landowner and; The property is 7 acres. The zoning district allows apartment development up to 10 units per acre. The property is unique in that the location of the apartments is adjacent to industrial zoned property which allows a building height of 50 feet. The impact of the building being taller than what is allowed by ordinance is minimized because of the location of the building and its proximity to the industrial zoned property. c. Character o Neighborhood. The variance, if granted, will not alter the essential character of the neighborhood. The site is located between and industrial park, manufactured home community and, townhome development. The City Multi-Family Design Guidelines have specific design requirements for multi- family buildings. The applicant has a good start in meeting the intent of the design guidelines. The residential zoning districts adjacent to the property allows building to be 35 feet in height and the industrial zoned properties allow a building height of 50 feet If the variance is not granted, the building design would change significantly and would likely result in a compact pitch roof that would be architecturally unattractive. The apartment building is compatible the surrounding development, and will not alter the character of the area. Hugo Estates Apartments and Manufactured Home Community Expansion Page 10 It is in staff s opinion that the applicant has practical difficulties in meeting the zoning requirement. (3) Spirit and Intent. The granting of the variance would be in keeping with the spirit and intent of this chapter and with the policies of the City's Comprehensive Plan. The spirit and intent of the ordinance is to allow a certain building height without adversely impacting the character of established areas and ensuring the building is consistent with the surrounding development. The height of the building will not adversely impact the character of the area and will be consistent with the surrounding development. The granting of the variance will keep with the spirit and intent of the ordinance. (4) Prohibited Use. The variance, if granted, shall not have the effect of allowing any use prohibited in the district. An apartment is allowed in the Medium Density Multiple Family Residential (R-5) district with approval of a conditional use permit. The applicant has applied for a conditional use permit. (5) Hazard Consideration. The variance, if granted, shall not permit a lower degree of flood protection than required by this chapter. The variance shall be determined the minimum necessary, considering the flood hazard, to afford relief, and the variance shall not be issued within any designated regulatory floodway if any increase in flood levels during the base flood discharge would result. The property is not located within a floodplain designated by FEMA. (6) Septic and Well Compliance. The sewage treatment system and water system of the subject property is in compliance with city and state codes. The property is served with municipal sewer and water. It's in staffs opinion that the applicant has met the criteria to approve the variance request. Building Coverage and Lot Coverage The R-5 zoning district limits maximum lot area to be covered by a building to 40% and maximum lot area to be covered by impervious surface to 70%. The site plan complies with the coverage requirements. Parking The developer is proposing to satisfy the parking requirements with a combination of ground and garage parking. According to the Section 90-253 PARKING of the City Code, based on the use and the size of the building the total number of parking spaces required is 119. The developer is proposing 122 parking spaces, which meets the ordinance standards. The developer is proposing parking on the east side of the building. The vehicle circulation within the parking lot works well. The developer meets the ordinance standards. Hugo Estates Apartments and Manufactured Home Community Expansion Page 11 Landscaping Section 90-181 of the Zoning Ordinance provides landscaping requirements for developments. The site plan includes tree and shrub locations and species. In order to meet the landscape requirements, 54 overstory deciduous trees, 54 coniferous trees, 54 ornamental trees, and 101 shrubs are required to be installed. The developer is proposing 39 overstory deciduous trees, 54 coniferous trees, 21 ornamental trees, and 155 shrubs. The developer is asking for credit for overstory shade trees in the amount of 15 for existing trees on site, which is allowed by ordinance. The number of trees and shrubs meet intent the landscape ordinance. Although the landscape plan meets the ordinance in regards to counts, the developer shall revise the landscape plan to comply with the following: 1. The landscape plan shall be revised for review and approval by staff to include the following: a. Stagger the evergreen trees along Highway 61. b. Include landscaping behind the garages for the apartments. c. Screen the trash enclosure on all sides with evergreens. d. Relocate any landscaping on slopes or drainage swales. e. Landscaping shall be added to screen any ground mounted mechanical equipment. f. The developer shall provide staff with planting details for landscaping proposed on the slopes of the property. Staff will continue to work with the developer on revisions to the landscape plan. The developer is proposing the ground cover to be seeded with grass and the property will be irrigated. Lighting The ordinance requires lighting to consist of cut-off fixtures. Light cast on adjacent property and roads is not to exceed '/2 foot candle measured at the property line or I foot candle measured at the street's centerline. There are areas of the lighting plan that do not meet the ordinance standard, but can easily be revised. The applicant shall revise the lighting plan for review and approval by City staff. The developer is proposing pole mounted cut-off light fixtures within the parking lot area. The developer is also proposing wall mounted downcast cut-off light fixtures on the building. The developer has provided examples of cut sheet for the lights. Shields will be required on the proposed lights to reduce glare. Prior to the installation, the pole and wall mounted fixtures will need to be reviewed and approved by staff. The applicant has provided cut-sheets for the wall lighting. Staff recommends adding decorative lighting to the walls of the building. Hugo Estates Apartments and Manufactured Home Community Expansion Page 12 Fencing and Screening The developer is not proposing any fencing at this time. If fencing is proposed in the future, the location and type shall be reviewed and approved by staff. The developer is not showing the location of any roof top mechanical equipment. The applicant is has now shown where ground mounted equipment would be on the property. Landscaping shall be added to those areas to screen the equipment. Streets and Access The development as adequate access from Highway 61. Staff received comments from MnDOT and the application will be required to comply with the letter, get all permits required from MnDOT, and will be responsible for the full cost of the infrastructure improvements needed to serve the property. The applicant has submitted a response letter to the MnDOT letter. Staff will work with the applicant and MnDOT as the project moves forward. Additional right-of-way shall be dedicated for the future expansion of Highway 61. Staff will work with the applicant on the dimension and easement documents. Trails/Sidewalks The Existing and Proposed Trails Map does not show a trail in the area. The developer has shared an interest in working with the Hugo Good Neighbors Food Shelf, located northeast of the proposed apartments, to provide a pedestrian route to Francesca Avenue North and 152nd Street. There is a controlled intersection at 152nd Street N and Highway 61. On the west side of Highway 61 is North Star Elementary and the Hardwood Creek Regional Trail. With the approval of Oneka Lake Reserve, a sidewalk was proposed on the north side of 1501h Street which would connect to the south east corner of the Hugo Estates Community. Building Architecture In 2005, the City Council adopted the Multi-Family Design Guidelines and the developer has provided building elevations and a building rendering for review. The majority of the building will include steel siding, with accents cast stone along the bottom, at the main entrance, and building corners. There seems to be is a good color variation in the design. Staff will continue to work with the developer on the building material colors. There will be a stone sill along the top of the stone as the material transitions to cement board siding. The windows and doors will include a white color frame around the edges. The architecture includes a pitched roof with asphalt shingles. The building has horizontal and vertical projections, which are encouraged by the Multi-Family Design Guidelines. The sides of the building are broken up by the projections, windows, and color variation. The peaked roof sections could be wider to create a more balanced design, as they are tall and skinny and widening them will help breakup the fagade of the building. The Hugo Estates Apartments and Manufactured Home Community Expansion Page 13 main entrance is on the south side of the building and includes a significant amount of cast stone and a canopy with pillars, creating a clear main entrance. Staff recommends that cast stone be added to the pillars for a more cohesive design. The developer has done a good job of wrapping the cast stone around the corners of the building with the corner design elements. The design guidelines state that buildings should be designed with high quality materials on all sides of the building. The west elevation seems to be missing some of the architectural elements that are on the east elevation (front of the building) Staff recommends that the developer add architectural elements and add the cast stone, to the elevations to match the other elevations of the building. Staff will continue to work with the developer on the architecture on that portion of the building. It is in staff s opinion that the developer has attempted to comply with the spirit and intent of the design guidelines. They have done a good job at breaking up with fagade of the building with projections and bends in the building. Staff recommends the following revisions to the building elevations to further comply with the design guidelines: 1. Add cast stone to the elevations of the building to match the rest of the building and meet the intent of the design guidelines, specifically elevation F, G, and H. 2. The internal air conditioning unit vents shown on the plans shall match the color of the adjacent siding or stone. 3. The developer shall provide details on the locations and colors of the gutters and down spouts. 4. The peaked roof sections/dormers should be evaluated on whether they could be widened to create a more balanced design. 5. The main entrance shall be revised to be larger, more dramatic, and architecturally compatible with the building. 6. The applicant shall submit garage and trash enclosure elevations for review and approval by staff. The elevations shall use the stone from the building. 7. The applicant shall submit building materials for review and approval by staff. 8. Staff will continue to work with the developer on the building material colors. The final design shall be reviewed and approved by staff prior to the issuance of the building permit. Apartment Management and Amenities In addition to underground parking, on site amenities would include: secure access, in unit laundry, on site management including a manager's office, a lounge area, a community room, a fitness center, and an outdoor gathering space. Signage Monument signs are permitted for residential subdivisions and multi-family developments of nine or more units. Monument signs shall be a maximum of 32 square feet per face. The sign shall be a maximum of six feet in height, measured from the grade of the ground, and shall be setback at least ten feet from all property lines and five feet from the right-of-way. The sign shall Hugo Estates Apartments and Manufactured Home Community Expansion Page 14 be designed to be architecturally compatible with the project, and shall be located within a landscaped area extending at least three feet around the base of the sign. The developer is proposing a freestanding sign at the entrance of the property. The developer has not provided any details on the design of the sign. The developer has not proposed any wall signs. Prior to the installation of any sign a sign permit shall be approved by the City. Drainage/Grading The site is proposing to meet stormwater management requirements through the use of onsite infiltration basins; one large centrally located infiltration basin and one linear long basin behind the proposed lots on the east side of the site. Due to concerns over difficult future maintenance, it is recommended the site consider removing the linear basin and draining the rear lot area through storm sewer to the proposed central infiltration basin. Site design would need to be confirmed to be in compliance with rate control and water quality requirements if modifications are made. Water reuse is not proposed for the site and is not recommended based on the limited amount of runoff from the site available for reuse Utilities City water and sewer utilities are available. The utilities are sufficient to serve the development. The applicant will serve the apartments and additional manufactured homes with City sewer and water. Additional hydrants will be available on the property. The developer will be responsible for the City's water and sewer trunk fees, as well as the water (WAC) and sewer (SAC) connection fees to be paid at the time of the building permit. The developer will also be responsible for the Met Council sewer connection fee. Wetlands There are no wetlands on the property. Park Dedication The City Code requires either park dedication of 17 percent of the buildable land area or cash-in- lieu of land (currently $3,400 per unit). Cash-in-lieu of land would be $108,000 at the current rates ($3,400 x 45 units). The Parks Commission considered accepting cash-in-lieu of land at its October 24, 2022, meeting and recommended approval to the City Council. Lot Split The applicant would like to subdivide the parcel to have separate parcels for the apartments and manufactured home community. The proposed lots meet the minimum lot size for the Medium Density multifamily residential (R-5) zoning district. The conditional use permits and development agreement will have a maximum overall density for the projects. Hugo Estates Apartments and Manufactured Home Community Expansion Page 15 5. CONCLUSION: The developer has done a good job with the overall site plan and the general design of the building. Staff will continue to work with the developer on the required revisions to the plans and architecture. Staff finds that the proposal meets all the requirements necessary for the City to approve the application's as outlined in the City Code, if the conditions are met in the attached resolution. 6. STAFF RECOMMENDATION: Staff recommends approval of the applications subject to the conditions listed in the attached resolution. ATTACHMENTS: 1. Location Map 2. Existing Land Use Map 3. Existing Zoning Map 4. Resolutions and Ordinance 5. CUP's 6. Engineers Memo Dated October 20, 2022 7. MnDOT Letter Dated October 19, 2022 8. Applicants response to MnDOT letter 9. Developer Narrative 10. Site Plan Submittal Package 11. Colored Rendering of Building 12. Letter Comment from Business Owner on Project yy , l 152nd Street North ;P - — If -40 CU ® ..e z- e 1® "LL !� JAD " ;. _ mc t. If , ` s _ T L ;WARoads ■� �� Parcel Boundary selection Hugo Border Parcel Boundary — 14 t �' CITY OF IWGO EST.1906 Hugo Estates 2040 Land Use Map Oe" Hugo, MN —Right of Way —Roads pParcel Boundary' LandUse =Agricultural (AG) Large Lot Residential (ILL) Very Low Density 0(VLD) Low Density 0 Residential - (LD) Medium Density Residential (MD) High Density Residential (HD) 0 Business Park (BP) =Commercial (COM) t 11111110 Industrial (IND) 11:71 Mixed Use (MIX Public/Quasi-Public (PQ) i N Site n 1 in=317feet CITY OF EST.1906 Hugo Estates jHU Existing Zoning Hugo, MN QSubject Parcels —Right of Way Roads r Parcel Boundary Zoning Districts 111111E(LA)Long Term (AG)Agricultural (RR)Rural Residential (R-1)Large Lot Single Family Residential (R-3)Single Family Detached Residential (CR-3)Central Residential (R-4)Low Density Multiple Family Residential _(R-5)Medium Density Multiple Family Residential (NIS)Neighborhood Service (RC-1)Restricted Commercial (C-1)Central Business 111111E(C-2)General Business _(FCB)Future Central Business M (BP)Business Park =(RI-1)Restricted Industrial 111111E(I-3)General Industrial Site k W (FUS)Future Urban Service (PUD)Planned Unit �'I F I I I Development Water • III�� 111 N n ' �J „ •' T '� 1 in=313 feet RESOLUTION 2019-20 APPROVING A SITE PLAN AND CONDITIONAL USE PERMITS FOR TPP, LLC, C/O SUMMIT MANAGEMENT, LLC, FOR AN APARTMENT BUILDING AND EXPANSION OF THE HUGO ESTATES MANUFACTURED HOME COMMUNITY ON THE PROPERTY LOCATED EAST OF HIGHWAY 61 AND SOUTH OF 152ND STREET NORTH WHEREAS, TPP, LLC, c/o Summit Management, LLC, has requested approval of a site plan and conditional use permit for an apartment building and expansion of the Hugo Estates manufactured home community on the property legally described as; See attached WHEREAS, the Planning Commission has reviewed said site plan and conditional use permits at a duly called a public hearing on October 27, 2022, and recommends approval subject to the conditions listed in this resolution. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the site plan and conditional use permit for TPP, LLC, c/o Summit Management, LLC with the following findings and conditions: 1. Approval is contingent upon City Council approval of a comprehensive plan amendment, rezoning, variance, and minor subdivision. 2. All items on the Engineer's memo and "red-line" detailed engineering comments that have been sent directly to the developer's engineer dated October 20, 2022 shall be met. 3. All items in the MnDOT comment letter dated October 19, 2022, or other improvements approved by MnDOT. The developer will be responsible for the full costs for all infrastructure improvements required. 4. The development shall be consistent with the plans submitted on August 5, 2022 and as amended by this resolution. 5. Prior to the installation of any signs, the developer shall obtain a sign permit. 6. The developer is responsible for obtaining all local, State, and Federal permits. Prior to subdivision and the issuance of a building permits: 7. Park dedication fee of$238,000 ($3,400)per unit shall be paid. 8. All SAC and WAC (connection and trunk) fees per the fee schedule shall be paid. 9. Stormwater trunk fee per the fee schedule shall be paid. Resolution 2022- Page 2 10. The developer shall meet the storm shelter requirements in the State Building Code. The developer shall complete and will be responsible for the full costs for all improvements required. 11. The lighting plan shall be revised based on staffs comments. The lighting plan shall be reviewed and approved by staff. Decorative lighting shall be added to the walls of the building. 12. The developer shall provide cut-sheets pole and wall mounted fixtures will need to be reviewed and approved by staff. Shields shall be added to the lights to reduce glare. 13. Cross access agreement shall be reviewed and approved by staff for all common elements. 14. The plan shall be revised to show any ground mounted mechanical equipment and screening. Landscaping 15. The landscape plan shall be revised for review and approval by staff to include the following: a. Stagger the evergreen trees along Highway 61. b. Include landscaping behind the garages for the apartments. c. Screen the trash enclosure on all sides with evergreens. d. Relocate any landscaping on slopes or drainage swales. e. Landscaping shall be added to screen any ground mounted mechanical equipment. f. The developer shall provide staff with planting details for landscaping proposed on the slopes of the property. 16. The developer shall revise the landscape plan to be reviewed and approved by staff. Architecture 17. Add cast stone to the elevations of the building to match the rest of the building and meet the intent of the design guidelines, specifically elevation F, G, and H. 18. The internal air conditioning unit vents shown on the plans shall match the color of the adjacent siding or stone. 19. The developer shall provide details on the locations and colors of the gutters and down spouts. 20. The peaked roof sections/dormers should be evaluated on whether they could be widened to create a more balanced design. Resolution 2022- Page 3 21. The main entrance shall be revised to be larger, more dramatic canopy, and architecturally compatible with the building. 22. The developer shall submit garage and trash enclosure elevations for review and approval by staff. The elevations shall use the stone from the building. 23. The applicant shall submit building materials for review and approval by staff. 24. The developer shall revise the architecture plans to be reviewed and approved by staff. Prior to issuance of a Certificate of Occupancy: 25. All improvements for the plan shall be installed and constructed. 26. All required landscaping shall be fully installed. 27. The developer will be responsible for maintaining stormwater facilities and vegetation proposed as a part of the project. A maintenance agreement between the City and the developer shall be reviewed and approved by the City then recorded against the property prior to the start of grading activities on the site. 28. Drainage and utility easements shall be dedicated to the City over the stormwater management facilities and wetlands 29. All roof top and ground mechanical equipment must be screened from view of adjacent properties. Staff shall review and approve the locations. All ground-level mechanical units shall be low profile and located to the side or rear of the building and shall be screened from view of adjacent properties. Staff shall perform an inspection when equipment is installed to ensure compliance with City code. ADOPTED by the City Council this 7ch day of November, 2022 Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk RESOLUTION 2022- APPROVING A COMPRHENSIVE PLAN AMENDMENT CHANGING MAP 3-1, 2040 LAND USE PLAN WHEREAS, Summit Management, LLC has proposed a comprehensive plan amendment to change the land use from Medium Density Residential (MD) and Industrial (IND) to High Density Residential (HD) on property legally described as; See Attached WHEREAS, the City of Hugo Planning Commission, at a public hearing on October 27, 2022, reviewed the proposed map amendment and recommended approval of the application to the Metropolitan Council for the Comprehensive Plan Amendment. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve a Comprehensive Plan Amendment changing the land use on Map 3.1, 2040 Land Use Map. ADOPTED by the City Council this 7th day of November, 2022 Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk ORDINANCE 2022 - CITY OF HUGO AN ORDINANCE WITHIN THE CITY OF HUGO, MINNESOTA AMENDING CHAPTER 90 (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LANDS LOCATED EAST OF HIGHWAY 61 AND SOUTH OF 152ND STREET NORTH THE CITY OF HUGO ORDAINS: Section 1. Amendment of the Cites Chapter 90 of the City Code of the City of Hugo,Minnesota, is hereby amended by changing the classification on the City of Hugo Zoning Map to Medium Density Multi-Family Residential (R-5) with respect to the property legally described as follows: See Attached Section 2. Effective Date. This amendment shall take effect upon its passage. ADOPTED BY THE HUGO CITY COUNCIL ON NOVEMBER 7, 2022 Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk RESOLUTION 2019-35 APPROVING A VARIANCE FOR TPP, LLC, C/O SUMMIT MANAGEMENT, LLC,FOR AN APARTMENT BUILDING ON THE PROPERTY LOCATED EAST OF HIGHWAY 61 AND SOUTH OF 152ND STREET NORTH WHEREAS, TPP, LLC, c/o Summit Management, LLC, has requested approval of a variance to allow an apartment building to be 39 feet, where 35 feet is required by ordinance on the property legally described as; See Attached WHEREAS, the Planning Commission has reviewed said variance at a duly called a public hearing on October 27, 2022, and recommends approval subject to the findings listed in this resolution. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the variance for TPP, LLC, c/o Summit Management, LLC to allow an apartment building to be 39 feet, where 35 feet is required by ordinance with the following findings: 1. The proposed variance is permissible by law. 2. The applicant is requesting to construct a three-story apartment with a pitched roof. The architecture of the building is consistent with the Multi-Family Design Guidelines and other townhomes developments in the City. The zoning district allows apartments with approval of a site plan and conditional use permit. 3. The applicant is requesting to use the property in a reasonable manner. 4. The property is 7 acres. The zoning district allows apartment development up to 10 units per acre. The property is unique in that the location of the apartments is adjacent to industrial zoned property which allows a building height of 50 feet. The impact of the building being taller than what is allowed by ordinance is minimized because of the location of the building and its proximity to the industrial zoned property. 5. The site is located between and industrial park, manufactured home community and, townhome development. The apartment building is compatible the surrounding development, and will not alter the character of the area. 6. There are practical difficulties in meeting the zoning requirement. 7. The spirit and intent of the ordinance is to allow a certain building height without adversely impacting the character of established areas and ensuring the building is consistent with the surrounding development. The height of the building will not adversely impact the character of the area and will be consistent with the surrounding development. The granting of the variance will keep with the spirit and intent of the ordinance. Resolution 2022- Page 2 8. An apartment is allowed in the Medium Density Multiple Family Residential (R-5) district with approval of a conditional use permit. The applicant has applied for a conditional use permit. 9. The property is not located within a floodplain designated by FEMA. 10. The property is served with municipal sewer and water. ADOPTED by the City Council this 7t'day of November, 2022 Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk RESOLUTION 2022-XX APPROVING A MINOR SUBDIVISION FOR TPP, LLC, C/O SUMMIT MANAGEMENT,LLC, ON THE PROPERTY LOCATED EAST OF HIGHWAY 61 AND SOUTH OF 152ND STREET NORTH WHEREAS, an application has been filed by TPP, LLC, c/o Summit Management, LLC that requests approval of a minor subdivision for property located east of Highway 61 and south of 152"d Street North. WHEREAS, the subject property is legally described as follows: See Attached WHEREAS, the Planning Commission has reviewed said request at a duly called Public Hearing on October 27, 2022, and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the minor subdivision for TPP, LLC, c/o Summit Management, LLC, subject to the following conditions: 1. A minor subdivision is approved to allow the creation of two lots, in accordance with the plans and application received by the City on August 5, 2022 ADOPTED by the City Council on this 7th day or November, 2022 Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk CITY OF HUGO CONDITIONAL USE PERMIT DATE OF APPROVAL: November 7, 2022 OWNER: TPP, LLC c/o Summit Management 6770 Stillwater Blvd. N. Suite 110 Stillwater, MN 55082 ADDRESS FOR WHICH CUP IS GRANTED: LEGAL DESCRIPTION: See attached Exhibit A ZONING DISTRICT: Medium Density Multiple Family Residential (R-5) THIS CONDITIONAL USE PERMIT ALLOWS FOR THE FOLLOWING: Manufactured Home Park Expansion THIS CONDITIONAL USE PERMIT IS APPROVED SUBJECT TO COMPLIANCE WITH THE FOLLOWING CONDITIONS: 1. The building and all site improvement shall be constructed as shown on the Site plan attached as Exhibit B. 2. All conditions listed in Resolution 2022- , shall be met, as attached as Exhibit C. 3. The manufactured home park shall have on-site management. 4. The maximum number of units for the property is 54 units. Tom Weidt, Mayor STATE OF MINNESOTA ) ) ss. COUNTY OF WASHINGTON) On this day of , 2022, before me, a Notary Public, personally appeared TOM WEIDT, Mayor of the City of Hugo, a Minnesota 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 instrument to be the free act and deed of said City of Hugo. Notary Public STATE OF MINNESOTA ) ) ss. COUNTY OF WASHINGTON) On this day of , 2022, before me, a Notary Public within and for said County, personally appeared of TPP, LLC 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 CITY OF HUGO CONDITIONAL USE PERMIT DATE OF APPROVAL: November 7, 2022 OWNER: TPP, LLC c/o Summit Management 6770 Stillwater Blvd. N. Suite 110 Stillwater, MN 55082 ADDRESS FOR WHICH CUP IS GRANTED: LEGAL DESCRIPTION: See attached Exhibit A ZONING DISTRICT: Medium Density Multiple Family Residential (R-5) THIS CONDITIONAL USE PERMIT ALLOWS FOR THE FOLLOWING: Apartment THIS CONDITIONAL USE PERMIT IS APPROVED SUBJECT TO COMPLIANCE WITH THE FOLLOWING CONDITIONS: 1. The building and all site improvement shall be constructed as shown on the Site plan attached as Exhibit B. 2. All conditions listed in Resolution 2022- , shall be met, as attached as Exhibit C. 3. The apartment shall have on-site management. 4. The maximum number of units for the property is 54 units. Tom Weidt, Mayor STATE OF MINNESOTA ) ) ss. COUNTY OF WASHINGTON) On this day of , 2022, before me, a Notary Public, personally appeared TOM WEIDT, Mayor of the City of Hugo, a Minnesota 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 instrument to be the free act and deed of said City of Hugo. Notary Public STATE OF MINNESOTA ) ) ss. COUNTY OF WASHINGTON) On this day of , 2022, before me, a Notary Public within and for said County, personally appeared of TPP, LLC 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 wsb October 20, 2022 Ms. Rachel Juba Community Development Director City of Hugo 14669 Fitzgerald Avenue North Hugo, MN 55038 Re: Hugo East Apartments and Manufactured Homes Conditional Use Permit Review WSB Project No. 020726-000 Dear Ms. Juba: We have reviewed the Conditional Use Permit submittal for the Hugo East Apartments and Manufactured Homes development. We have reviewed the following information related to this application: Conditional Use Permit Submittal dated August 5, 2022 by Larson Engineering, Inc. ° 0 Stormwater Calculations dated August 3, 2022 by Larson Engineering, Inc. c� ui Z m Based on the review of the documents, we offer the following Engineering comments related to this application: CD General/Access LOCo 1. The subject property is located east of Forest Boulevard/US Highway 61 between 1501h and N 152nd Streets. 2. Access will occur using the existing entrances from Forest Boulevard/US Highway 61. Two 0 of the 4 total entrances are proposed to be removed. LO 3. The applicant has provided sidewalk easement to accommodate a future sidewalk north to Francesca Avenue. Additional easement may need to be obtained from the property owners to the north. The applicant has indicated they intend to work with the property to the north to implement the construction of the sidewalk connecting to Francesca Avenue. a 4. Detailed comments have been provided on the plans and sent to the applicants engineer so Q they can be addressed in future submittals. rn 5. MnDOT has reviewed the proposed development related to impacts on TH 61 and provided N a letter to the City dated October 191h. Several comments regarding pedestrian W improvements, traffic flow accessing TH 61, and signing were provided. A copy of this letter D is attached to this memo along with a response memo from the applicant. Staff, MNDOT, U) and the applicant will schedule a meeting to discuss further. The applicant will be responsible for all costs associated with any potential improvements required by MNDOT. W W 6. There is an increase in traffic generated by the proposed change in land use, however it is U) minor. The proposed increase in traffic will not adversely impact the overall transportation m system. W 00 C:\Users\rachel.juba\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\07PY7DSU\LTR-r juba-Hugo East Apartments-Pre Plat-PUD- 20221020.docx Ms. Rachel Juba October 20, 2022 Page 2 Utility Plan 7. There will be an 8"watermain looped through the site by connecting to the existing 12" DIP in Forest Boulevard/US Highway 61 and to the existing 8" DIP stub on the west end of 150t" Street. Additional future watermain stubs will also be provided to the Hugo Estates manufactured homes to the south. A 20' easement is being provided for the entire length of the looped watermain. 8. Sanitary sewer is proposed to be extended south from the existing sanitary sewer manhole in the Francesca cul de sac. An easement will need to be coordinated with the adjacent property to the north for extending the utility. The applicant could also evaluate connecting to the sewer further to the west of Francesca Avenue. 9. The applicant is proposing a land use change from Industrial and Medium Density Residential to High Density Residential. Staff has reviewed sewer flows generated and have determined there is an increase in sewer flows generated from the proposed land use change. The increase is nominal, and the City's sanitary sewer system can accommodate the additional flow. This change will require a comprehensive plan amendment, however early indications are that due to the minor nature of the proposed change, these amendments would be reviewed by MCES staff administratively. Stormwater Management/Wetlands 10. The site is proposing to meet stormwater management requirements through the use of onsite infiltration basins; one large centrally located infiltration basin and one —1,000 linear foot long basin behind the proposed lots on the east side of the site. Due to concerns over difficult future maintenance, it is recommended the site consider removing the linear basin and draining the rear lot area through storm sewer to the proposed central infiltration basin. Site design would need to be confirmed to be in compliance with rate control and water quality requirements if modifications are made. Water reuse is not proposed for the site and is not recommended based on the limited amount of runoff from the site available for reuse. 11. It should be confirmed no work is proposed within the floodway in the northwest corner of the site. This should be determined by referencing the floodway elevation from the FEMA FIS rather than just the shapefile boundary for the area. No work is proposed within the RCWD regulated floodplain. 12. It should be confirmed if a MnDOT drainage permit is required for the work within the MnDOT Highway 61 right of way. 13. Drainage and utility easement is required over the proposed stormwater management basins up to the high-water level at a minimum. 14. Three feet of freeboard between basin high water levels and adjacent building low openings is required but is not currently being provided for all proposed buildings. 15. Additional detailed redline drainage comments have been provided to the applicant and will need to be addressed prior to the approval of the preliminary plat plans and issuance of the stormwater permit. 16. A MN Joint Application was submitted for a wetland boundary and type approval for the parcel on September 9 and the field review was completed on September 13. The delineation resulted in no wetlands which was confirmed during the field visit. A notice of C:\Users\rachel.juba\AppData\Local\Microsoft\Windows\I NetCache\Content.Outlook\O7PY7DSU\ LTR-rjuba- Hugo East Apartments - Pre Plat-PUD - 20221020.docx Ms. Rachel Juba October 20, 2022 Page 3 decision approving tis will be issued the week of October 24 and no additional WCA reviews are anticipated. Thank you for the opportunity to provide comments on this project. If you have any questions, please do not hesitate to contact me at 651-286-8463. Sincerely, WSB Mark Erichson, PE City Engineer cc: Scott Anderson, Public Works Director(email only) Liz Finnegan, Senior Engineering Technician (email only) C:\Users\rachel.juba\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\O7PY7DSU\ LTR-rjuba- Hugo East Apartments - Pre Plat-PUD - 20221020.docx DEPARTMENT OF Metropolitan District M h TRANSPORTATION 1500 County Road West Roseville, MN 55113 October 19, 2022 Rachel Juba City of Hugo 14669 Fitzgerald Ave N Hugo, Minnesota 55038 SUBJECT: Hugo East Apartments MnDOT Review S22-034 Location: SE Quad TH61 and 152nd St N Control Section: 8206 Hugo, Washington County Dear Rachel Juba, The Minnesota Department of Transportation(MnDOT) has reviewed the above-referenced site plan. Please address the following issues before any further development: Noise MnDOT's policy is to assist local governments in promoting compatibility between land use and highways. Residential uses located adjacent to highways often result in complaints about traffic noise. Traffic noise from this highway could exceed noise standards established by the Minnesota Pollution Control Agency (MPCA), the U.S. Department of Housing and Urban Development, and the U.S. Department of Transportation. Minnesota Rule 7030.0030 states that municipalities having the authority to regulate land use shall take all reasonable measures to prevent the establishment of land use activities, listed in the MPCA's Noise Area Classification(NAC), anywhere that the establishment of the land use would result in immediate violations of established State noise standards. MnDOT policy regarding development adjacent to existing highways prohibits the expenditure of highway funds for noise mitigation measures in such developed areas. The project proposer is required to assess the existing noise situation and take the action deemed necessary to minimize the impact to the proposed development from any highway noise. If you have any questions regarding MnDOT's noise policy,please contact Natalie Ries in MnDOT's Metro District Noise and Air Quality Unit at Natalie.Rieskstate.mn.us or 651-234-7681. Multimodal The developer should coordinate with the City of Hugo and MnDOT to provide a safe crossing across TH61 to connect Hardwood Creek Trail to the development. The developer should consider sidewalks or a sidepath connection between the apartment complex and the manufactured homes area. For any questions regarding these comments,please contact Sara Dunlap, in MnDOT's Multimodal Planning Office at Sara.Dunlap@state.mn.us or 651-366-3312. Page 1 of 4 Program Support With the change of use, we recommend closing the south access to the mobile home park and only allowing access to the park and the new apartment building from the north access point. This should include re-establishing the ditch at the south access so it cannot be used as an illegal access. Multiple access points create additional conflict which has been shown to increase crash rates. The right turn lane should be extended to the north access. This may require reconstruction/restriping, depending on the thickness and width of the shoulder in this location. We recommend a dedicated southbound left turn lane over the current bypass lane at the access as they have been shown to be a much more effective tool for reducing conflicts and reducing crash rates. If you have any questions regarding this comment,please contact Kaare Festvog in MnDOT's East Area Traffic Safety Unit at Kaare.Festvog@state.mn.us or 651-234-7814. Work Zones The plan will need Traffic Control pay item and notes on the plan sheets on traffic control for TH61 work and associated impacts. If you have any questions regarding this comment, please contact Kevin Farraher at Kevin.Farraher@state.mn.us or 651-775-1270. Signal Design The fiber optic cable (36sm) in conduit running on the East side of TH 61 between the signal at 152nd street north to 147th street south will have to replaced and tested if damaged during construction of this project. Include the fiber optic layout showing work along with the fiber optic testing sheets. Show in place fiber optic cable on layout. If you have any questions regarding this comment,please contact Stephen Kuralle at Stephen.Kuralle@state.mn.us or 651-234-7802. Signing A stop sign should be 36x36 and installed on 2.5 square tube according to MnDOT standards hqp://www.dot.state.mn.us/trafficeng/signing//lans.html please include the correct needed details in the plan with appropriate base according to surface type. If you have any questions regarding this comment,please contact Joe Bruer at Joseph.Bruer@state.mn.us or 651-234-7837. Water Resources A MnDOT drainage permit is required before development occurs. The permit applicant shall demonstrate that the off-site runoff entering MnDOT drainage system(s) and/or right of way will not increase. The drainage permit application, including the information below, should be submitted online to: https://olpa.dot.state.mn.us/OLPA/. Upload a copy of this letter when applying for any permits. Page 2 of 4 The following information must be submitted with the drainage permit application: 1. Grading plans, drainage plans, and hydraulic calculations demonstrating that proposed flows to MnDOT right of way remain the same as existing conditions, or are reduced. 2. Existing and proposed drainage area maps with flow arrows and labeling that corresponds with the submitted calculations. 3. Hydro CAD model and PDF of output for the 2, 10, and 100-year Atlas 14 storm events. For questions regarding this comment, contact Jason Swenson, Water Resources, at Jason.Swenson@state.mn.us or 651-234-7539. Permits Access, drainage, and a miscellaneous work permit(for water service)will be required. Any use of, or work within or affecting, MnDOT right of way will require a permit. Permits can be applied for at this site: https://olpa.dot.state.mn.us/OLPA/. Please upload a copy of this letter when applying for any permits. For questions regarding this comment, contact Buck Craig, Permits, at Buck.Craig@state.mn.us or 651- 234-7911. Review Submittal Options MnDOT's goal is to complete reviews within 30 calendar days. Review materials received electronically can be processed more rapidly. Do not submit files via a cloud service or SharePoint link. In order of preference, review materials may be submitted as: 1. Email documents and plans in PDF format to metrodevreviews.dot&state.mn.us. Attachments may not exceed 20 megabytes per email. Documents can be zipped as well. If multiple emails are necessary, number each message. 2. For files over 20 megabytes, upload the PDF file(s)to MnDOT's Web Transfer Client site: https://mft.dot.state.mn.us. Contact MnDOT Planning development review staff using the same email above for uploading instructions, and send an email listing the file name(s) after the document(s)has/have been uploaded. You are welcome to contact me at 651-234-7785, or Jake.Schutt@state.mn.us with any questions. Sincerely, Jake Schutt Principal Planner Copy sent via email: Jason Swenson, Water Resources Alexander Hogan, Traffic Buck Craig, Permits Stephen Kuralle, Signal Design Mike Lynch, Right of Way Joseph Bruer, Signing Kaare Festvog, Traffic Kevin Farraher, Work Zones Page 3 of 4 UMMIT �,kVMANAGEMEiqT October 20, 2022 Via Email to: Rachel Juba, Community Development Director rjuba@ci.hugo.mn.us RE: Hugo East Apartments MnDOT Review S22-034 Ms. Juba: We are in receipt of the MnDOT review letter dated October 191h, 2022 regarding the Hugo East project. Please find our responses to MnDOT's comments herein: Noise We recognize our responsibility to assess the existing noise situation and take action that may be necessary to minimize the impact of any highway noise to the proposed development. As part of our standard construction process, we use Thermo-tech windows and doors, which provide for a low level of noise penetration into our building and resident units. At all of our properties, we prioritize our residents' experience, and are sure to assess and mitigate any potential noise that could come from nearby roadways. Multimodal We intend to make the connection from the development to Hardwood Creek Trail through Francesca Avenue N. We also do currently have sidewalks within the development drawn into our plans. Program Support and Work Zones The proposed project has existing right of way access to TH61 which we are using for this new phase. This north access is suitable for the proposed development and has no bearing on the south access to the Hugo Estates community, which is needed for their access. While we generally understand MnDOT's concerns about increased crash rates due to more access points onto busy roads, these concerns are misguided as it pertains to this project. As you will see outlined in blue on the attached map (see Exhibit A), the proposed project site is made up of two parcels that currently have a total of three access points onto TH61. In addition,the existing Hugo Estates community(south of the project site)has one access point(the south access). The proposed project will eliminate the two most northern accesses leaving only the middle access between the expansion site and the existing Hugo Estates community as its access point. Accordingly, MnDOT's traffic concerns are satisfied by the project's already proposed reduction in access 6770 Stillwater Blvd.N. Suite#110, Stillwater,MN 55082 PHONE: 651.689.2200 points from four to two. Given the foregoing,the request that we close the southernmost and hardly travelled access is unreasonable. Is also has been requested that we extend the right turn lane off of TH61 and construct a new, dedicated southbound left turn lane to the north access. If our understanding is correct, it appears as though the extension of the right turn lane would be accomplished through striping. If this is the case, we would be willing to extend the right turn lane up to the north access. However, the request that we add a south bound left turn lane is unreasonable. As is shown on Exhibit B, southbound TH61 widens from one to two lanes for an approximately .5 mile stretch along where the north access to the proposed project and the southernmost access to the Hugo Estates community lie. Given the existing southbound bypass lane, the addition of a dedicated left turn lane is unnecessary, and it is unreasonable for MnDOT to request we undertake that work. Signal Design We recognize our responsibility to repair and/or replace any damage to the fiber optic cable that could be done during the construction of the project and will be mindful of its location. Signing A stop sign will be installed in accordance with MnDOT standards and is included in our plans. Water Resources We intend to obtain all necessary permits, including a drainage permit, prior to construction. Grading plans, drainage plans, and hydraulic calculations demonstrating that proposed flows to the MnDOT right of way will remain the same or reduced from existing conditions will be provided to MnDOT with the drainage permit application. As a part of that submittal, we will also supply the existing and proposed drainage area maps showing flow direction as well as a Hydro CAD model and .pdf of output for the 2, 10, and 100-year Atlas 14 storm events. Permits As previously confirmed, we will obtain all required permits prior to construction, including access, drainage, miscellaneous work permits, and any required permits for work done within or affecting the MnDOT right of way. Please feel free to contact us with any questions at(651) 705-3310, or mlambert&summitre.net. Sincerely, SUMMIT MANAGEMENT, LLC /s/Mark Lambert Mark Lambert President 2 EXHIBIT A ��.. w 1 A Wiwi ,r � �• � � i :� -� I, , ray. 'r. x_ " ,�, .� 7fit . 77- ii i y Site Parcel Boundary selection 7 • Roads � x Hugo Border �1 Parcel Boundary o "r•=� A. Hugo Estates r .CITY O 15135 and 15069-15099 Forest Blvd. M 0 100 1' Location Map ®Feet '� Hugo, MN 1 in=333 feet (J� • f r ! i f EXHIBIT B North access . proposed . . South access to Hugo ,5a5, 1 1' ugo Estaty� � �• ;� � � 7� J: ,r 4 ..7yQ57 '.GCS- ?5G5� 1sG5' Hugo East Proiect Narrative Summit Management is a renowned property management and development firm that owns and operates several properties throughout the state of Minnesota. With over 25 years of expertise in the industry and serving thousands of residents annually, Summit Management prides itself on providing exceptional management services and outstanding properties and amenities. The existing Hugo Estates Community located at 15057 Forest Blvd. N. in Hugo, MN is owned by Erin Lambert (TPP, LLC) and managed by Summit Management. Summit Management has seen great success in maintaining affordable housing for Hugo residents while also ensuring the Hugo Estates community is one which all residents can be proud to have as a part of the community. The proposed location is currently a 6-acre vacant multifamily lot with a single-family home that will be demolished. The proposed Hugo East project will be constructed alongside the existing Hugo Estates Community and will consist of an additional 16 manufactured home sites that will expand the existing community,plus a new state of the art 54-unit,three story apartment building. The exterior materials of the apartment building will be a mixture of brick, steel siding, trim and window shutters, with decks and screening incorporated around the entire building. The colors will consist of earth tones that complement the palette of the surrounding neighborhood. (See colored rendering attached as Exhibit A). Some of the proposed uses and amenities of the 54-unit apartment building include the following: • Spacious, bright apartments • Full kitchens with all appliances in every unit • Washer and dryer in every unit • Maintenance of apartments, common spaces and all appliances • Digital cable TV programming/Internet Access • Utilities including gas, electric, water, waste and recycling • Individual climate control in every apartment • Community Room • Exercise Room • Outdoor patio with grills and lounge space The manufactured homes sites will be occupied by high quality manufactured homes with attached garages, each having its own green space accompanied by manicured landscaping. (See colored rendering attached as Exhibit B). The projected approximately 25 residents of the additional 16 home sites will have access to the storm shelter located in the existing Hugo Estates Community, which has remaining available capacity for up to 181 additional individuals. Summit Management looks forward to bringing another vibrant community to the City of Hugo. Pagel of 3 Ryan Coddington, Area Engineer Kimberly Zlimen, Transit Adam Josephson, Area Manager Tod Sherman, Planning Lance Schowalter, Design Cameron Muhic, Planning Mike Samuelson, Ped/Bike Planning Faith Xiong, Planning Sara Dunlap, Multimodal Planning Bethany Brant-Sargent, Metropolitan Council Natalie Ries,Noise and Air Quality Jed Hanson, Metropolitan Council Page 4 of 4 • I / l N N I29. 1 1 11 i1 / 11 I x g31.1 I x 929. n 29.9 9930.E I // O Z /l II I ` 1 1 Q m I I 931..2 V ON,) � I� ` I I 29. 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INV=923.3 NW x I ro ��_- 4 / 9 2 / \ '.••':••::�•::�•: INV=923.55 \ x931.4 x931.4 x931.3 \�3g- I xs33.3 11I x J x93.3/x932.8 rr ---�892.9-_- g�-vf 932.7 J/ 1.2 \\ •• ••;'•• / \ ---� I 111 W n e / -- ><53So�J33-932 9--_ 932.0`---93L9---- 931.8 \ :' ": ••:;SC•:l� / \ 931.2 \ m W 932.Ox 930.9 931.0 / 931. .9 \ x n 929.8 / 930.9 x 9 1.8 x 932.9 932 � 931.1 931.2 \ �3<!A �'�• 929.8 930.4 \ 931.1 931.0 �\ x 932.2 I x 2.7 \_---/ � � 931.1 x931.4 931 �� jj 3 x 931.2 931.1 •y hY'k 4 x 932.7 x 932.8 x 932.8 x 932.6 \ \ i 931.3 931.3 \ x 933.0 x 932.E x 932.2 x 931.8 x 931.8 _/ 931.3 o _ x 932.4 \ \ �n / x 931.4 931.1 x \ m M 932.3 P'N �'933.0 i of /^ q x931.5 x931.3 x931.4 x931.3 x931.5 x931.6 x931.9 J J1 /q O / / x 931.6 h x 931.4 -��- 931.3 \ 932.0 J Q� m + .� \ / x 931.5 �'931.0 x 930.5 y x 930.6 x 931.3 x 931.6 / 931.6 J d � \ \ W x 931.5 x 931.3 � x 931.5 x 931.5 x 932.0�--�\ / / i x 931.1 x 931.2 x 931.4 x 931.3 x 931.4 \ x 930..d x 931.1 \ U x931.7 x931.2 x931.4 \ m M m c m x932.9 x932.7 Ix) I x932.5 9X1.9 x 933.2 x 933.4 x 933.5 x 933.1 ) x 932.9 / n / \ x 931.2 x 931.3 x 931.3 x 931.2 x 931.2 x 931.2 x 931.2 x 931.1 x 931.2 x 931.2 x 931.2 x 931.3 x 931.E v) x 932.4 x 932.20 n x 931.3 x 931.1 x 931.1 x 931.7 931.x x I x931.7 xg31.7 / \ xg31.3 x931.1 x931.3 Im/./ a /// / x931.6 x931.6 x931.6 x931.3 SMH x931.2 - x9�1.L x930.9 \ x931.1 x931.4 x931.4 x931.4 x931.5 x931.4 x931.4 x931.1 / ��J� INV=930.8 N,S 931.6 931.3 931.1 931.3 931.4 931.E 931.7 931.9 2.0 931.9 931.7 931.E 931.7 931.9 932.0 931.9 931.8 931.E 931.4 931.4 931.5 931.7 931.7 931. 931.7 2.5 /32.2 933.1. -- 932.3 \ 1. 931.4 9 i 7INV=924.3E 30.5 30.E 93].0- 3 9 931.7_ 931.8 931�8 931.8 CB. O 93 n/ 11 9324 1� 933.0 - -- / / _ 7 .. 7 _ /� _ \ 1_ 932x Q '��� / �� « « C< 12 RCPS !! 931.E• 12 RCP INV=925.6E _ - _ - ;INIV-921;.7 P93.4 32.0 x / x933.1 x833.1 � - - INV=925.5 W E,W - \ 531� g- �i1' 1(a9 �31L �31. xT1.'.!• 44m 932.9 C/J x 932.8 x 932.4 x 932.3 x 932.2 •=x9320 x.31.7 x931.5 x (� 15RCP CB \ 931.2 << << 12"RCP ST S << « « C< - 12 RCP ST S T� 11931T x 93 C) _ 932.8 -_ 931.3 x 931.1 �_ x 930.8 x 930.8 x 930.4 x 930.3 ,gA�1 x ` TOP=929.9 x 930.4 x 930.6 x 930.6 x 930.7 \ x 931.1 x 931.4\ ---- INV=924.1 N x931.6 INV=929.0 NE •y'L• 933. -�3'- y3,'iL- _ 932.7 932.4 \ \ 931.5 931.1 =:931,4 931.4 931.5 931.E 931.8 931.7 9 1.8 931.E 931.8 931.8 931.8 931.7 931.7 931.5 31.E 931.4 931.5 31.4 931.5 931.5 9311. 93. 0 932.0 93 0 OE OE ® OE --- _ 931.7 930.7 930.2 INV=924.3 S 30.7 930.9 \ 9x1.7 931.5 SMH -- - ��•` ii _ \ 931 1.3 931.7 x x 933.4 ---- 931.0 931.4 933.1 xNi33.1 OE _ x �E ?f3Y. FF -- ---- 931.' TOP-931.4 / \ / _..:�:... ' F' //kx 1932.8 x932.3 x931.6 x V6 OE OE - f i 1 \ \ \ 931.E 931.E n INV=925.0E / \ / • \\_ �- "\\ 931.9 / R°6 I`O 933.3 x 933.0 x 933.8 \ 15 RCP // 932.4 932.0 932.3 932.3 932.2 32.0 \_ n -x 932.(U /o nl INV=925.05 S 932.29,32.1 ^ Im I ry x 9 2. \ \ 931.L./ 932.1 n /I O 932.5 \ \ \ STS / x931.7 x931.2 931.7 INV=924.85 W 931.9 931.E // 32.0 932.4 932.5 932.2 \ O1 933., � 1� 11 I I I I I / I I I I I I I I I x 932.5 \ x w 933.0 31.8 x 931.4 / \ / n I \ �933_5 \ 32.0 x 932.3 Y x 932.1 x 932.3 x 932.3 x 932.5 7 T xn ( / 933.9) �7 33.7 \\ 932.FJ 93 •y / 931.9 0 M n x931.g x931.9 / POLE SHED PUMP x932.5 932.2 I M x932. ` 1 /`c�i / \ 900.2 / G) �B x> 9 3. > > > > 93i.o^> T c 0 m / GARAGE - xm I O vDi D T / x // 931.s > > > < < w / 1557 SQ.FT. x 93z.a /x C I yL x 0 N x931.3 �31,2 T` < 931.4C 9311 1 1 1 / 1 1 1 1 - 3z.3 n 93. 933.4/ - 931.7 / 932.9 1 O ____ n� Ix N x \ // / ® ® <lal» 3 p 31.9 1 / 932.2 932.5 II // 933.2 /// 93 01 932.4 932.4I / x Z D / C p> / C ® m�2z n g 4 �:.g�1.8 x9 1 34.0 < < C < < x932A N > / x31.2 H- xA31_ Vt OE OE 1 11 933.6x L.L / (n / / OI.I G7 931 C .5 V<t < < 931.8 / C < 32.8 9 ,Cv ___.� 0 933.4 C I I O Q O Ll I 1I \ D/�--- c0 D D s31.7 4 OY urn � 1n / l5f -- I I to of Im 932.8 931.7 931.6 ro O 931.4 Cl) / ` N (1�� 931.2 (n 931.5 G) mil/ / / ' r � > "`+ Im 932..2�_ 931.4 931.4 931.5 931.5 D 931.4 93p 931. 931.3 931.E 1 V 0i 1 932.4 931.8 J 31.4 931.4 931.3 931.2 I I I I I I , I I I \ x 931.E '^ Ix x/ 932.8 32.1 9 1.9 (� 931.4 931.2 / Y J k 932.4 932. 931.4 _ �! 931.4 931.2 931.7 931.7 -- - _ 1'r 931.4 931.4 / 932.4 93 I93 /� 932.8 GAS932•e � U�' UE UE UE ��� -- 11L U� �- --UE-- UE - U_E UE U UE y s31.7 � 0 a GAS GAS 0.7 930.8 9 0 -i 9 930. fi� C� � I� x931.5 �-1 T _ x9 .1 / CFI 932.7x a,L•� 931.E 931.3 GAS 1,0 S �a�1S 1 j> J S G S x 931.1C'A � �'931.4 931.5 G S 931.9x GAS v1 / T 932.3 T -932.7 �x 933.1 � � T T / � � '^ 932.7 N 930. CB 930.5 '� x930.4 930.7 _ 931.4 W ,,/ '\ x931.8 Y/ 2.7 931.8 931.5 \ TOP=930.5 - �g�1- STS 9 1.2 931.E 931.5� 930.9 15PEP - p �` x932.1 / x933.1 x933.2 x 33� 4 32.5 \ 31.9 931.8 931.3 \30 INV=926.2 931.2 931.3 930.9 STS 930.9 �931'1 931.E 931.7 931.7 932.8 932.8 / / x 932.8 I O \ (n (n --- \ N W CB 931.8 0, 932.9 / 932. Q Q - (n 93�<y- x 931.1 931.1 (n W O�TOP=930.3\ r x 930.7 931.3 931.4 931.4 Q M 932.E /- O Q \ r w -932.0 Q� x 931.8 O // x 932.4 / f� x 933.2 1 G) 932.4 / I..L/ \ 0 (.O ---x 931. O O Q IN 924.4 N \ g�1.8 (.J C.O 931.6 931.5 W 1 :a L.L 932\ o INV=924.6 W,SE W \ �31.2 / ClP n / 933.1 x 933. \ -_ W I 'o \ 3.1 x 931.E A x 93� - --g3'�.0 932.4 n y 1 c� I Iy35 d O O 932.8 933.3 x 933.2 --_ I I I I 4 I I 'F 1 ( v 932.1 932.2 932.8 N i 933.3 933.3 933.8 �1 933.1 1 ) V J - 33.2 �\ W 31.5 / � 930. \ 932.E 932.8 932.7 932.8 933.5 933.5 933.8 933.8 931.4 1 - 933.4 933.7 9q21 x 932.1i \ � \ / \ 932.3 932.2 \ N - -- 932.2 F �x ` 933.3 W 933.4 / � O U $�� •xo 933.4 \ - fn x 931.E \ x ® \ I I 93.2 \ , x 931.0 31. \ t'L O (.' / 932.E 9 49 \ L.L�i x 933.2 \ x 931.7 / `--9��z- x 1 > > > > j > \ M 31.e I Ix /' \ / D SV. YJ SV VD Sb�f Q - S SVO G AS AS III T a 93x'3 933.7 933.5 933.6 L� `\\ 93x.6 O I �Il \ 930 6 93 4 -- \ U E U E I 1 v, x 932.61 pp T 932.3 9 2,1 931.9 932.E ( I 93. 931.3 931.4 31.5 �31.9 932.0 932.3 932.5 932.4 932.7 .9 932. \ .1 9 933.3 933.4 933.4 ,2 933.0 i 33.1 932.9 I I II 1 1 7 O O •33.5 i t > x > 1.9 C < < 1 CB n - C \\ 931.31 , ��` \ �'� I 1 i L C) / �-x 933.5 I / 931.7 1 II 1 4� I ,( 32.3 1 STORY CONCRETE \ v x 930.7 // x 931.4 x g31.6 931.9 x x g31.9J x 932.4 x 93 x 932.6 9�3 0 933.3 x 933.4x 933.1x l x 932.8 x 932.8 2i7 11 L J II 933. 932.4 TOP=930.3 96 933.7/ I 931.6 \ x 931.9 / \ / / x I / x933.6 <.13 932.3 / 932.5 x INV=925.3 N1V I I x932.1 STORM SHELTER \ 931.a - -/ _/ \ zli i 1 r x /931 / \ INV=925.4 S I 1 -I 932'I �. 931.9 931.2 B31'2 / 33.1\ g31'6 31.7 931.9 g321 932.0 932.3 932.4 932.5 932.5 327 932.7 932.8 932 Q 933.2 933.4 g33.3 933.3 933.3 933.3 933.0 933.0 933.0 933.0 1 111 1 / / I --IUJ 936 SQ.FT. x 932.a __ _ I 1 o.8- .L�� 932.5 \ O n TOP=930.7 I I 1 1 1 933.a / y / 931.6 \ 93x.4 1 -1 932.5 -�- INV=926.2 N,S \ / O I x-9d3•&933.7 932.7 / 931.7 x I x 932.1 ) --I x 932.4 932.7 9 .8 1 I -- -- -- _ - -- $ I 1 / 931.5 \\ 9�1.4 I I 932.8 t'�\ � I 932.5 932.fi 933.3 933.3 I 933.7 x 933.5 93�' I xb.11I x 937.9 O 7 �tf/•/� '^ 933.7 L `lOJ 1 931.E 931.5 932.7 932.5 933.0 933.1 933.2 933.1 933.4 947.E /' 932.8 PUMP HOUSE \ / 1 - 1 34.1 933.8 I - 933.1 934.0 933.9 933.E I L O / 1 933.E 31 JI 5931.8 .3 XX y J 93 x A34.2 933.5 . 1017 SQ.FT. \\ 1 1 932.3 C / ` ( 931.8 `�O / I 93� \ (n I 1 I I n 3. of 932.E of 1 GE GE \ / 9325 933 V xr 932.8 3 --x 933.7 933.4 931.9 931.8 \ I 933 1 \ I 37.E _ 1 I U .1 I I 93t.1 x 933.4 \\ 932.3 1931. --I `!x 932.4 `,1g33. x 932.4 I I 9 N \ / / I 931-9•` 932.1 1 •n II x 932,Y/ � / \ U x 933.4 x �x x 933.6 933.4 1 / / x 932.4 931.8 - y -+ / x 932.2 I 931.7x 9321 932.Sx \ \ x 93 7 i \ 19� 3 T I I I I 932.0 �-- -1 932.ex 1 931.8 Y I I 931.8 W 932.5 \\ ,Y' 32.5 932.7p�� T I I I U 931.E 931.2 W 933.0 \ v x 932.E x 931.E 1 931.E 931.6 931.7 R \ ( x 9 .4 T T x 93 T T T T $-T T �93. .I O \ ••`-x 933.fi 1 x 932.8 I ® x 931.8 x 931.4 931.4 931.E 931.4 30.9 ^'x 931.2- 11) 1 ~ \ 933.9< 933.9 x x 933.7 933.9x 933.8 932 I 913�,p O ' 932.E 932.E I 93 1 x 931.3 931.1 x 9S$.3 932.5 / 1 O Q I I I I I Illi x 937.7 933.0 / x 931.2 1 \ i x �• \ p32�L 931.8 932.7 932.3 I O 06 I \ / 932.E 931.8 x 931.8 \ 932.x 0 \ .( \ x 1 / 931.E 931.5 SAN 932.2 932.5� x 932.5 x 932.5 1 x / r 932.E \ 9� I I p9.i I ' I 933.5 931.5 OP=931.4 �]I 932.3 I I 1..1..1 \ > > > n > > > 931.5 INV=926.6 W\ 1 \ n / <T < �< < < < < \ < < <� <T .9 �31' I ' 95`3.0 933.0 932.E �' / / 33.2-x 933.3 /,� I 's 933$ x931.3 > > 932.1 x932• \ / 1 T \ 932.4 / x9323 / 1 / �' \ / \ 1 1 1 / it I I hereby certify that this plan, I / 1 / ,( 931.7x 931.9 / 1 \ 1 11 932.3 I / 9314 / x 932.4 x 931.1 \ x 932.E / s �.5x I 1/ x931.3 x931.5 933 x932.2 \ SAN y I \ x932.7 d > I specifications or report was prepared x 932.9 \x / 931.5 x 932.E x 932.8 932.1 I x 933.1 P `J _ 932.8 J2. I x 937.5 x 932.3 - I ® / ® CB TOP=932.1 x 932.9 x x 932.01� x 932.7 C.J �33.0 93x.2 -�33�_J 1nil TOP=931.1 x 931 2 \ INV=924.2 SW,N y I \ I x933.5 ( 93 / I II*935. by me or under my direct supervision \\ 3/3.1 932.1 + �_--I -- I INV=926.1 SW L INV=924.4 W , �- U I 934� x933.7 x933.3 \x 2'@ / \ \✓ 931 g INV=925.95 N \INV=924.6 NE �j I N 1 9a \ x 932.s / g�.� \ I I \ and that I am a duly licensed 931.9 931.4 931.E 31.5 �31' 0 (,) 0 0> pj 931.8 x931.7 \ / / 1 x � \ xg32.7 / x933.2 \ Im 1� Professional Engineer under the laws \ / G) p'j D G7 L7 x 932.2 x 932.3 1 \ 934.3 g D D D D D x 932.5 4 932.E / / 931.7 316 N (n (n D - - - D (n N (n 931.2 -x 3. x932.0 //\ I I I I I I x I I I I I I I 3`\ 9328 1/ of the state of Minnesota. 931 g 932.7 / 931.5 931.3 931.3 931.1 931.2 31.4 93 1 930.9 1 LCT 9 "1 / 9x \ 1m .7 ! x 932.3 930.8 931.0 931.0 -$�31•\ 931.3 931.3 31. 931.3 31.3 931.3 931.5 / / x 932.1 / \ / x 932.1 \ / 933.0 I g 1�932.9 U - UE \ UE y�C g UE ex -' E UE S - E UE __ �12""PEP 931.E 931.8 x / -----/ \ 3z�V.� SVD SV JVS Sd� Sd.� S\/ ® S "J\!� CHn 3 91:6 STS 93 8 / \ - 0 935.1 / \ CB > 12RCPSTS >j 6V » / _x 32.0 932.7 932.9 1933.0 933.1 / 1 ROD CARTWAY EASEMENT I M I I x 932.3 932.3 \ 931.8 931.3 931.1 931.0 TOP 930.2 / ' \ x 931.8 x 931.8 1 933.1 933.0 33.0 PER K 31 DEEDS, PG 334 931.7 932 0 933.2 933.0 933.2 933.4 ri 1 93�8/ 1 --932.7 932. ` •0 9 1.2 �3L0 931.0 931.0 INV=926.1 930. 931.3 931.2 -/ x 931.5 \ 932.1 x 931.E 1 n j33•y--- �\ SHOWN PER PLPe3fs3.1 m 1 931.5 931.5 x 931.2 931.1 L x 931.9 n \ - 3-- - 932.8 _- =1912.7 933.9 934.0 I 931.1 - 930_8 930.8 931.702.2 / 933.1 \ I 931.3 I x . Q 1 CB I 931.6 - - - \ 3. 932.E 932.4 932.2 Q - Q (n -i 931.5• 931.2 x 932.3 931.5 - - -\ \ / - / 33.2 \ C.O 31.9 rn INV=925.af W UNDERWATER x931.8 932.4 933.4 933U- . 932.3 932.2 32.0I I I � (/ O � 93. x 931.5 (.J 931.8 � I 931:fi / 932.E 932.9 832.3 932.7 93�1� 931.4 931.9 931.5 0 INV=926.3 NE 931.9 \\ x931.6 x931.5 CB \ \ - 932.3 932.8 932.E 1C� 32.9 &q�, 934.8 $ \ TOP=931.0 CC��<9323 �« «� 12RCPSTS « (< « / « \ '3.01 Date: Lic. No.: I / _ - I I I I 931.E 932.2 32.1 C� N931.5 9 N,E g31.4 _ x933.2 x xg32.4 gx TOP=931.T 1 xg33.1 932.8 (1i 9 .4 932.9 �� _ _ 931x9 V 931.fi 932.0 \ 932.9 931.7 INV3929.3-5� x 932.® V 32.� 9 3.1 x 932.9 932.5 - L \ 931.5 \ x 932.2 x 932.E I x > \ > > x 932.2 < < < < < < x 931.3 x 931.9 x932.0 / �32.0�\ f, \ Z--- "IFrV=929.2 W \ ry 932.3 932.3 x 932.3 931.9 G1 931.2 - I 935.0 1 O x 932.9 ----_ 3p /-$33.0 \ 932.9 932.7 932.4 932.3 932.3 932.3 932.3 932.7 932.6 932.E 932.8 932.9 932.8 932.7 932.8 - x 933 935.7 I _ , SHED � - I�EQs _��9�/jk}�/ 931.E 1 / BPVC / \ `°' _ x � 1 -1 1 \\ _ 932.5 932.7 \l \ x 933�5 934.2 _ _ _ _ 1 _ _ _ _ _ _ _ e x 932 x 932.5 _ 931.4 931.x __SHED 1 -931'2 33.8 \ 932.1 _ 932. / X- - 931.E 31.7 7- 1 �931.5 - RJR �x9 ��-X ` X X 933.4- g \- - 932.7 932x 6 x932.3 932.9 _ 933.2� 932.8 x�932.5 932.5 -g32.3x I,/ T Rev. Date Description d3 X ' 933 ..x933.4 _ ra. 933. �X 933.1 ra- Ui-`- '� - -- 9 932.3 IN 921. 1 ` _ x 933.5 x 933.3 / \ \ J 9314.4 1 _ 93 x 933.4 1r 3Q X 9 •p SAN 931.3 1 _` x 9 .1 x 932.E x 932.2 / 4. 933.3 ® 3 �� 30 30 943.8 932.0 �31'9 TOP=93�5 1 /\ 9� 933.8 I x 932.2 x 931.8, 9.3.3.2 x 9 1,r1_-x 931.6 x 931.3 1 x 932.3 x 932.4 x 932.8 x 932.6 x 932.7 x 932.4 x 932.4 x 9�1e� x 93t.9 932. SA 1`50T - I \-------- \\ 1 x932.2 x932.3 f9932.0 1 0 4 °D 1 933.7 x 933.9 x 933.8\x g�2 g (-\ x 931.8 `Q32 •P34 INV 23.3 931,932. 932 --- I \ 934.E -g 933.1-xr 7(•• k-- -Ay30.7 x 931.3 x 931.4 \ i ZQ 930.8 930.6 930.5 930.7 x 931.2 \ 1 193.7 9 4-8-a- x 931.2 x 931.0 931.9 932.8 \ 9 1. g / 931.7 x 931.1 x 931.5 \ 1 < x 931.5 x 931.E x 931.5 1 � x 931.7 x\ IPA x/' . i,.., •93i•ZP. \ j 9*.9 x 932.3\ / / / L m 932.7 931.5 30.4 \ \ I r 931.6 d Project#: 12226070.000 Drawn By: BDM Checked By: MJW Issue Date: 08.05.22 Sheet Title: EXISTING CONDITIONS PLAN NORTH Sheet: 0 30 60 120 P:\Projects\Projects-2022\12226070-Hugo East Apartments& Manufactured Homes\C. Design\Drawing Files\12226070 C000- Existing Conditions.dwg SYMBOL LEGEND do � O� Cn REMOVE AND DISPOSE OF EXISTING LOoo BITUMINOUS PAVEMENT SECTION ............. a' z - (LDO o Q 'i Y - U. REMOVE AND DISPOSE OF EXISTING O o", M o i C GRAVEL SECTION a) J N a) doom -0 m rn o ■� J coOC) SOIL BORING LOCATION (APPROX.) \V = N a JW 3: M J N N KEY NOTES N O OEXISTING STRUCTURE TO BE DEMOLISHED. REMOVE AND DISPOSE OF BUILDING AND FOOTINGS IN ACCORDANCE WITH LOCAL AND STATE REGULATIONS. O T_ OCOORDINATE WITH LOCAL UTILITY COMPANY FOR REMOVAL. W O CLEAR AND GRUB EXISTING TREES AND BRUSH AS NECESSARY ~ 00 FOR CONSTRUCTION. O U `)O Lo REMOVE AND DISPOSE OF EXISTING STORM SEWER PIPE / IO L0 STRUCTURE. J > z O REMOVE AND DISPOSE OF EXISTING PAVEMENT AND CURB AS J m 2 NECESSARY FOR UTILITY WORK. SAWCUT ALL EDGES OF ■�PAVEMENTS AND CURB TO REMAIN. n W W � z Q �� oP=929.2 I I 6 REMOVE, SALVAGE, AND RE-INSTALL EXISTING FENCE AS I..L aQ I I l 1 1 l l 1 00 z 5� INV=925.6 INV=925.6 S O NEEDED TO COMPLETE THE WORK. I / a g I I J mld> V W - O REMOVE AND DISPOSE OF EXISTING SIGN & POST. 0oZ 10 ( I (n W LEEN I I O CUT AND PATCH EXISTING ROADWAY AS NECESSARY FOR 0 � :a N I WATERMAIN INSTALLATION. MATCH EX. PAVEMENT SECTION. ti PSTS ' 11 / l / I LL00NSMH � 0- ° ti N TOP=927.4 SAN p a 00, / _ I I O REMOVE AND RESTORE ADJACENT SIDEWALKS AND 11 54- / / / / INV=921.9 W INV-9117.9 BOTH 929.1 00 9 U / RCP ST/S�'<< // LANDSCAPING AS NECESSARY ALONG ROADWAY. O SAN INV=923.3E NO FLOW . TOP=928.4 - INV=919.1 NW&SW LL - . . - . . INV_918.7 E > > 15 > > > I I 10 REMOVE AND REINSTALL EXISTING SIGN. rn Qa^RAP s ... M H U �/ DITCH << << �< « « « 24"RCP ST S < o TOP=928.8 I 11 REPLACE AND/OR SPADE & REPLANT EXISTING TREES. EDGE OF (' SMH a 2 INV=924.9 S UJ O MOWED GRASS SANS �, INV=924.8 W I O MATCH EXISTING SPECIES, SIZE, AND LOCATION. B-01 :: Co� INV=925.0 N Z C 5 PO PROTECT EXISTING TO REMAIN. � � � 928.0 _928.0 �� B 05 CB I �/� O z TOP=928.2 06 BLDG OGW: 921.0 OGW: 923.0 929 5 INV= W vJ = O [sETBACK , 3 OGW: 922.5 10 CB INV=925.1 N z z 4 I ° IN956OE P V= . I OTYP QO - ,E 00 WOOD I - 11 I z J M CONCR95 EXISTING DEMOLITION NOTES J S BUILDING - - ° END HAS BEEN I I O CoLJ•J z GAS �n - - BLOCKED AND/OR 1. Verify all existing utility locations. LL S 1 ° DAMAGED. CANNOT FIND -� -L _ L {'•'•'•:•:•:•:• 2 O TYP - OUTLET FOR PIPE. I 2. It is the responsibility of the Contractor to perform or coordinate all C , Cn LL 0 •:•••:•••:•• , SMH I necessary utility demolitions and relocations from existing utility locations O v w TOP=931.4 3 I U) 4 .'. .'.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.: Act I 3 INV=923.15 N = to all onsite amenities and buildings. These connections include, but are Q O 0) � .................... INV=923.2 E TOP�`� _J 928.E I not limited to, water, sanitary sewer, cable tv, telephone, gas, electric, site Z ILL IL c _ ' C. �S-S � INV= N I lighting, etc. � ILL � � 4 INV=923.15 W {�' { ' { C. INV=923.20 SE _ _ _ 3. Prior to beginning work, contact Gopher State Onecall 651-454-0002 to 7 f` N I " locate utilities throughout the area under construction. The Contractor) < L � O O o I shall retain the services of a private utility locator to locate the private • � � � w �,` �� h + utilities. z 95'RCP .� ."' > ."' FOOT TRAIL srs g_pg CDI o 4. Sawcut along edges of pavements, sidewalks, and curbs to remain. ) L4J `r^� 4 SMH OGW: 922.5 W o {;� TOP=930.0 w w 5. All construction shall be performed in accordance with state and local J o 4 'r B-04 ', ' ' ', ', ', ", ti.✓ ', ti.✓ INV=923.3 NW w I w O 933.0 INV=923.5 S standard specifications for construction. w ' OGW: 923.0 w I w I hereby certify that this plan, 3 B-03 3 w I w specifications or report was prepared 932.5 ^ Lu z by me or under my direct supervision 0 TYP OGW: 922.5 TYP J J and that I am a duly licensed TI U Professional Engineer under the laws v, Q Q of the state of Minnesota. CDqU < I < ' B-08 931.0 B-10 -H B-06 OGW: 924.0^ 931.0 931.5 7 B-07 TOP 930.2 OGW: 92440 Date: Lic. No.: OGW: 921.5 931.0 INV=923.8 N,S 4 OGW: 924.0 INV=924.3 E 4 -.'.'.'.'.'.'.' .'.'.'.'.'.'.' .'.'.'.'.'.'.'.'...'.'.'.'.'.'.....'.'.'.'.'.'.....'.'.'.'.'.'.....'.'.'.'.'.'T''.'.'.'.'.'.'.................................................................................................... ......- ... :f.............'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'.'. �. ' .......................................................................................................................................................................................................................... _ :.. « ...........=r..rr..:ssrrsr,,-r..Tr..-'r..-",-'r,-.,-r...-....-.... �.. �..�.. ............r.••...••..... �..�.. _ « 92'4CPSTS _ 11 �'..... -.................................................................................................. - Rev. Date Description .. ... ..... ................................................................................................................................................................................... - ... ...................................................................................................................................................................................'.5�5'... T 92�: ................................................................................................................................................................................................................................. M. g N :.'.'.':.'•'..4�.,... -.OE. .OE..........................................................................':.'.'.':.'.'.':.'.'.':.'.'.':.'.'.':.'.'.'..'.'.'..'.'.'..'.'.'..'.'.'..'.'.'. 4 NV=9 4 S 7 CE of '.'.'.'.'. ..... 9 OE OE OE OE 0 9 TYP TYP 95'RCP STS 1 O El1 1 1 1 Project#: 12226070.000 Drawn By: BDM C) T I Checked By: MJW o D T > > > > > �C �? Issue Date: 08.05.22 c cn I T7 0 O < cry M � T� < < 1 N Sheet Title: ro M N c6 ��Cn O ° Z " 11 11 DEMOLITION I El 0 D PLAN NORTH Sheet: .77 1 0 20 40 80 P:\Projects\Projects-2022\12226070- Hugo East Apartments& Manufactured Homes\C. Design\Drawing Files\12226070 C100- Demo.dwg I i i SYMBOL LEGEND CD N II SEE SHEET C101 FOR LEGEND AND KEY NOTES. u7 rn z � E a � � ( o a I 'L o X X X X X X X X X X X O c� o c Q� J _ a) M L �r - -X� - - X u— _� o m � o . — . . — . . — . . — . . . . — . . — . . — . . — _ — — . . — . . — . . — . . — . . — . . — . . — . . — . . — . . — . . — . . — — . . — . . — . . — . . — — — — B-11 — B-13 '� J m 00 w 0 0 OGW OGW: 924.5 I J W � � CU GW: 924.0 ;n J U U N 0 wlw L I C/) B-12 w w 931.0 U) U w I w OGW: 924.0 'z z_ O J J r 2I75; I ~ CO U0 cn o > LO 'V: 924 0 4 4 f ,,� J z J .. .. .. .. .. ... .. 12'RCP INV=925.6E .. .. - ^ w < 12'RCPSTS « INV=925.5 W •pV=0 .7 E,W CB w — — — — — — — — — — — — — — — — — 1 — — — — — — SOP=931.0 — — — — — — << « 12'RCP ST S « « .• « « «- 12'RCP SST S —« <7— 1 N INV=929.0 NE e J SMH $ # 6 J J OE OE OE OE TOP=931.4 INV=925.0 E INV=924.85 W o ^ O U 0 POLE SHED PUMP GARAGE U < < < 1 MN- 1 1 1 1 1 1 1 1 1 Z) � W 00 OCO mm M N 0 7 5 » 1 ❑ zz OE OE OE 1 OE ao 1 OE 1 1 O D O ~ O JIQ UE h o--1 T GA AS G S GAS , T T '� T T T T U Z fn 00 lE UE UE J M U LC) > � L0 wz w 1LL' m CD v D ; U) op U w C� F o w C� Qo0) E O S 0 SVO 9 Svc VO SVO 0 S S OSVO GA AS GAS S ;.;:};. z L.L LL LO E E UE UE W � Ln CO 1 STORY CONCRETE p Z Ln (STORM SHELTER 1 Q Q p 1 1936 SQ. FT. CB CD Z 1 ^ TOP=9 .2LJ J)LF IIL--Fj U J C INV=92626. N,S L LJ06 5 c -DLG ~ T / ~ a V) W I I I I I `� I I I I `� • ^ ` CD ; I hereby certify that this plan, �0 specifications or report was prepared / r under my direct T T T T T T ��-T T T ;;;I; and that am a duly licensed supervision Professional Engineer under the laws Q L7 : I of the state of Minnesota. ^mil T <T < �< < < < < < < <� <� ; I 1 1 •'' Date: Lic. No.: IRev. Date Description 1 ROD CARTWAY EASEMENT I' PER BK 31 DEEDS, PG 334 �. SHOWN PER PLAT CB S A N D Project#: 12226070.000 TOP=931.0 « << « « 12'RCP_STS CB 8 Drawn By: BDM INV=926.9 N,E « « « « TOP=931.7 1 INV=929.3 SE I Checked B MJW INV=929.2 W I Y� L e°Pvc Issue Date: 08.05.22 Sheet Title: 1 — 1 — — � X� X X X DEMOLITION P I PLAN 150TH ST. N. NORTH ... 934� :fNv 9123.3 3 II Sheet: 0 20 40 80 P:\Projects\Projects-2022\12226070-Hugo East Apartments& Manufactured Homes\C. Design\Drawing Files\12226070 C100- Demo.dwg III I II l 11 SITE AREA TABULATION SYMBOL LEGEND C /rL IRIC! o I = 11� l 1 j I I TOTAL SITE AREA = 314,938 SF± DESIGNATED RECREATIONAL SPACE OC) 4 II j I / I I a I TOTAL AREA= 43,950 SF± Z PROPOSED APARTMENT SITE = 150,026 SF± o Q p l I I I II I I I BUILDING COVERAGE: •— ai II j I 1 I MAX ALLOWED = 40% O L o 1� l 1 j PROPOSED = 30,230 SF (20%) L IMPERVIOUS COVERAGE: = — . . — . . _ . . _ . . _ . . _ . . _ . . _ . . � I MAX ALLOWED = 70% capper 11 I I I I DITCH .. _ 0 J (vLU • 11 / 'I I / EDGE OF �.. I PROPOSED - 82,439 SF (55/0) �: ,_� MOWED GRASS LN ! O 10 PROPOSED MHP SITE = 164,912 SF± LO W ch cfl 3 CU J iLIDBUILDING COVERAGE: o c� 11I II 1 I TACK I I MAX ALLOWED = 40/o • 11/ �/ � 1 SETBACK I l I I l l l l PROPOSED = 41,280 SF (25%) II I 15135 15 IMPERVIOUS COVERAGE: FOREST BLVD —_ I I _ w I MAX ALLOWED 70°/D I PROPOSED = 61,636 SF (37%) 4 _ 1 �o EXISTING I I I ' M BUILDING == O 1 1 ' 2� I JI 54 UNIT I LL LL o APARTMENT g z I I BUILDING LLLI FFE=934.50 I I O I r_ L X X X X X X X X X X X _ . . _ . . _ . . I X v v v U) _I C)) -fir-�-mil"` .T— — X R�i V C I Lr) U Ln T NEWFFE 12 N933.50 IT GAGE a - -, � . . _ . . _ . . _ . . — . . � I J J m � "15097 15095 15093 15091 15089 15087 15085 15083 15081 15079 15077 15075 15073 15071 15069 15067 Lu I I I L 27'x76' 27'x76' 27'x76' r 8 HOME PAD HOME PAD HOME PAD (TYP) (TYP) (TYP) >< ! 22 22 12,250 SF I I J ' 13 I J J I I 22'x24' I . . - -H H 22'x2a' 22'x2a' GARAGE GARAGE GARAGE I ( U) (TYP) (TYP) (TYP) NEW 10 UNIT GARAGE NEW 10 UNIT GARAGE I I I O ® _ . . - . .FFE=933.50- FFE=933.50. A 1 O — — — — — — — — — — — — — — — — — — — — —LO — — — — — — '— 1 U U) W POLE SHED PUMP Z L GARAGE I I W O 1557 SQ.FT. I 'w 06 z � _ � o 00 0 I I U W z J o . fn __ • U wL0 Ij � � QOo = 'U ——— ❑ —— 1 STORY CONCRETE • I LL LL L`7 STORM SHELTER LO W O —— 1936 SQ.FT. I =) CO 1 PUMP HOUSE 0 LO 1017 SQ.FT. I -- - 0j5 1 I W I hereby certify that this plan, 23,400 SF I I I specifications or report was prepared by me or under my direct supervision and that I am a duly licensed • I I Professional Engineer under the laws of the state of Minnesota. —— • I 1 ROD CARTWAY EASEMENT • PER BK 31 DEEDS, PG 334 SHOWN PER PLAT I I I I �02 �o aG • • Date: Lic. No.: SHEDS do I 8,300 SF I SHEDS OSHED _ SHED I —X X - -X�� — ��—x X if- — � � A �C� — R - — ZC� - -X�= —X X- - X - - - - - - - - - - - - - - - - - - - - - - - - I — — Rev. Date Description I V77 I 1WT I i F Project#: 12226070.000 Drawn By: BDM Checked By: MJW Issue Date: 08.05.22 Sheet Title: OVERALL SITE PLAN NORTH Sheet: 0 30 60 120 20 P:\Projects\Projects-2022\12226070-Hugo East Apartments& Manufactured Homes\C. Design\Drawing Files\12226070 C200- Paving.dwg SYMBOL LEGEND C V o N _ u � 00 w NEW LIGHT-DUTY U BITUMINOUS PAVEMENT z SEE DETAIL 1/C600 2i (L.00 0 Q O 0 `~ L U L � c NEW HEAVY-DUTY �0 BITUMINOUS PAVEMENT 0 J No SEE DETAIL 2/C600 = Q CCU) rn (on CU CITY STREET CUT & PATCH REPAIR 0 a) ' MATCH EX. PVMT SECTION & _ � L 3In RESTORE PER CITY REQ'S WC) � CV N NEW LIGHT-DUTY N CONCRETE PAVEMENT SEE DETAIL 3/C600 a ; e NEW HEAVY-DUTY CONCRETE PAVEMENT O Id SEE DETAIL 4/C600 STRUCTURAL STOOP LLI SEE ARCH/STRUCTURAL ~ N ::) CO UU) LO O LIGHT POLE LO SEE ARCH/ELECTRICAL z NEW SURMOUNTABLE CURB J (SEE GRADING PLAN FOR FURTHER DETAIL)1 Z w/I 1 I � l /1 1 I � w � I� I I ,-ll I w �— I I a �/ Z Q h�5 LEGEND Q � TOP=929.2 > In \ � INV=925.6 S >J I Irnrn Q I I — — PROPERTY LINE �' J J II II Q W 0-> U w — RIGHT-OF-WAY LINE Moz U � I I BUILDING SETBACK LINE U) Q12 �Q u, I I o P ST S ' 11 / l CcSMH (n a- LL: 00 ° TOP 927.4 SAN v o KEY NOTES Z II l4 Rcp ST/ /l l 11 I INV=921?9 W If°V=917.9 BOTH 40 00, I I U / ° I / << // 1 TSAN OP 928.4 INV=923.3E NO FLOW . O II O ADA PARKING SIGN, SEE DETAIL INV=919.1 NW&SW LL - - - . . - . - - - _ . INV_918.7 E > >�-> > > DITCH « « — 2 MH _ I 2 CITY STREET CUT & PATCH REPAIR- MATCH EX. PAVEMENT& ^ � �< « S << << 24"RCP ST S < TOP-928.8 I O CURB SECTIONS AND RESTORE PER CITY REQ'S V, e SMH o Q INV=924.9 S w EDGE OF SAN U' INV=924.8 W o — — MOWED GRASS— Co INV=925.0 N I I O STOP SIGN (R1-1, 30"x30") Z � _ f—B . . . TRASH ENCLOSURE - SEE ARCH. � LL] O 0 — g SETBACK I O APARTMENT MONUMENT SIGN - SEE ARCH. z _ = O I I I I I I I I I I O MANUFACTURED HOME PARK SIGN - SEE ARCH. O Q O Q 15135 15 - - II FOREST BLVD I — _ 10 O7 DESIGNATED AREA FOR MOTORCYCLE / BICYCLE PARKING W z J � / Q - - I Q l W a 0 95' v EXISTING O8 SCREENING FENCE - SEE ARCH. L.L J ' ~M S BUILDING = = I END HAS BEEN I I O uJ z ' I O PEDESTRIAN FOOT BRIDGE - BY OTHERS Q C ' 18' 26' Z � BLOCKED AND/OR c �w I DAMAGED. CANNOT FIND O 25' x/�/ 54 UNIT w LL SMH h I OUTLET FOR PIPE. I I 10 POTENTIAL SIDEWALK CORRIDOR 1 w L v I o APARTMENT 9 z TOP=92 .1 I I I O v I < O ° BUILDING INV=93. 5 N I / O �q INV=923.2 E j FFE = 934.50 I>5'Pvc PARKING CALCULATIONS Q LL � LO o UJN 9'TYP STS a PROPOSED LO PROPERTY LINE APARTMENT UNITS = 54 - Cn GARAGE STALLS = 42 Q O O SURFACE STALLS = 80 O 1 24' .I : —� —. — _� � TOTAL STALLS 122 Z � V � y _ ® NEW 12 UNIT GARAGE 9 --�,. —I— — — — ❑ FIFE=933.50 I I C) I p H ' bo 14 I I 122 STALLS/54 UNITS = 2.26 STALLS PER UNIT o T ® wI w J �S d / N 9' TYP 9' TYP N I I = = w W I U) 15097 15095 15093 ' 6' Lu W HOME PAD I hereby certify that this plan, specif reprt was prepared 18' I 24' 24, I I W I z (TYP) ~ by me or a deor my dire t supervision J J and that I am a duly licensed IProfessional Engineer under the laws O 13 w 22 I I of the state of Minnesota. o ' J ui 22 x24 5 7 I I GARAGE N 24' 4 (TYP) 3 3 NEW 10 UNIT GARAGE NEW 10 UNIT GARAGE 3 1 STORMWATER BASIN I - - - � i / •24 . FFE=933.50— FIFE=933.50. ��� / W Date: Lic. No.: 0 — — o « — « — — — — 12'RCPSTS Rev. Date Description 0 M co 'I it ,AUEe OE OE OE OE OE OE OE OE OE OE OE CD 0 moo. c 95'RCP STS may" 1 1 1--I 11 s 0 1 1 1 Project#: 12226070.000 Drawn By: BDM c> ! T I Checked By: MJW o D >T > > > > > > > L> < C Issue Date: 08.05.22 c I �� cDi> T 0 T� < < < < 1 �N� Sheet Title: P7 N N Z II II7 0 0 II PAVING AND zz I D cn�o� DIMENSION PLAN NORTH Sheet: 0 20 40 80 2 1 P:\Projects\Projects-2022\12226070-Hugo East Apartments& Manufactured Homes\C. Design\Drawing Files\12226070 C200- Paving.dwg i SYMBOL LEGEND z II SEE SHEET C201 FOR LEGEND AND KEY NOTES. LO LO rn z � E I U-) o a I X X X X X X X —X- —X- —X—X 'L o Y �, 0 10� M — 7 a� J� . — . STORMWATER BASIN '�'I 0) CU L Jm � w ( N- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - — I _ � olo27 � I JW � � � � CU H I- 25' I o W I W N W W � O U I U7 15097 15095 15093 15091 15089 15087 15085 15083 15081 15079 15077 15075 15073 15071 15069 15067 W W 27'x76' 27'x76' 27'x76' fn I (n HOME PAD ro HOME PAD HOME PAD W z (TYP) (TYP) (TYP) I p J J r H W < I < N 22'x24' 22'x24' 22'x24' �7 CO GARAGE N 24' U GARAGE cV � GARAGE � � (TYP) (TYP) 24 (TYP) ^ Ln Aff 20 NB 20' I lcl� INV=925.6E TOP=931.4— 12'f7CP INV=925.5 W INV=926.7 E,W LULJJ 92 4CPSTS l l a �i — — - - _V=9 /4B P=931.0 « << >2'RCPSTS << « << << <<- 92'RCPSSTS —<< <7 � VT *"W e INV=929.0 NE SMH J OE DE OE OE TOP=931.4 # I J INV=925.0E .i� . INV=924.85 W I I I o LJ —J Ll 1 I zco OU 0 POLE SHED PUMP I — GARAGE < � 1557 SQ. FT. I U < < < 1 �N� 1 1 1 1 1 1 1 1 1 W 00 M N C4 m m 0) Q�» 1 1 oZZ I Cn O ° < OE T< O E OE < 1 < < OE < n GE < < < 1 �< < 1 < < W 06 D � JE UE UE UE h o--1 T GA AS G S GAS �, T T '� T T T T I U W Z J M op p N > � L0 Qw � I I mwz CD -D w �, I Q 0 `� I O U E � � 0 t> > > F w � Qoo = 0 E G S G SVG E � ES V VIE SVUE G S S SVG GA AS GAS S I z L.L LL Ln >- W =) I N M L.L �1 STORY CONCRETE v O Z Ln r ISTORM SHELTER 1 CO Q � p 1 1936 SQ. FT.l CB z 0 T- TOP=9 . C INV=92626.2 N,S I Li Ll L Jc I D D -:L)JF LJ Q U W / ` I 1 hereby certify that this plan, 4, ^ specifications or report was prepared / T T T T T T ��-T T El T I by me or under my direct supervision I ` (DI and that I am a dulylicensed Professional Engineer under the laws I/ Q I of the state of Minnesota. �O / I ^�1 T <T < �< < < < < W < < < <� Date: Lic. No.: 11-13 Rev. Date Description I 1 ROD CARTWAY EASEMENT PER BK 31 DEEDS, PG 334 �. SHOWN PER PLAT n CB S A N D Project#: 12226070.000 TOP=931.0 « « « « 92'RCP_STS CB INV=926.9 N,E << << << << TOP=931.7 Drawn By: BDM 1 INV=929.3 SE I y Checked B MJW INV=929.2 W I L e°Pvc Issue Date: 08.05.22 Sheet Title: X PAVING AND DIMENSION PLAN > > I � 150TH ST. N. NORTH 934 9123.3 I I � 2 I Sheet: 0 20 40 80 2 P:\Projects\Projects-2022\12226070-Hugo East Apartments& Manufactured Homes\C. Design\Drawing Files\12226070 C200- Paving.dwg LEGEND C V o _ 950 - EXISTING CONTOURS 00 950 PROPOSED CONTOURS - MAJOR INTERVAL Z 949 PROPOSED CONTOURS - MINOR INTERVAL �� ^ o Q - - - - GRADE BREAK LINE O L o 0 10� GRADE SLOPE 2 L (N oc>s � (on SILT FENCE .� M 00 " w 04 _E 0 0000000 RIP-RAP/ ROCK CONST. ENTRANCE W In o � O O O O N N EROSION CONTROL BLANKET (TYP ALL SLOPES GREATER THAN 4:1) O INLET PROTECTION O r '111 CONCRETE WASHOUT STATION LL] LOCATE DURING CONSTRUCTION ~ N CO SPOT ABBREVIATIONS: Cn O 950.00 TC TC-TOP OF CURB d LO 949.50 GL GL - GUTTER LINE J � Z GO - GUTTER OUT J J I / I B - BITUMUNOUS < I I I z I I C - CONCRETE '� I� w w I �` EO - EMERGENCY OVERFLOW W GQ CB _ TW-TOP OF WALL Q Za ,,,� b I I Q o o w 0 ``'� INV=925.6 W BW- BOTTOM OF WALL (F/G) Q z� I INV=925.6 S I I (*)- EXISTING TO BE VERIFIED J J W (j I / � 17)- II „ I z q GRADING NOTES o PSrS ' II lI I l ll l \ \ \ \ \ � I a � 00Q \ LL: d O / \ \ \ \ TOP=927.4' \ \SAN / v o�� I 1. Tree protection consisting of snow fence or safety fence installed at the Z O INV=92 3 S \ }OP=929.1 °0, I I - II I \ Z \ \ •• iNV-921� i V-917.9 POTH ! I drip line shall be in place prior to beginning any grading or demolition \ G O I l / STIS r< l� / +/ _ \I S / / �. ;::• :j y ' 'Ste:' INV=923.3E \ f 0 FLOW I 4 work at the site. •� I:•.•••. •riv �ie?i`6 /> > � 'T ' -`- '• • / - Za„ROPST - y MH I 2. All elevations with an asterisk (*) shall be field verified. If elevations ( , rn ' ll �' / / / // _ _ c" - _ _ - •-: �'d'�- ; < �� -� I TOP=928.8 I vary significantly, notify the Engineer for further instructions. v "+ II l ! I/ /I lI / \ - - •r' / ;-•�; < \ - < 24"RCP ST S J I - / ° Q INV=924.9 S w '� owed gAs �• •�' •I•• •J' .SAN'S�'•�', - - �• - �v� I INV=924.8 W 1 :�. _?� �'''�� • •••': C - - ' - � / INV=925.0 N I 3. Grades shown in paved areas represent finish elevation. N 5 /� // /I ( • • s•�. 6.9`L� '.929•'••• _ • ''�`�•�• • '••. ••933.83 TC• / I L.L Z L �`'' .t•� � • / I/ l l l l ` •'.•�. ..:•;r+T ;( 930.931 •• '�' 933.50GL' •' ;• ;� / II� / �y`: :�; ';• �� ;932 933.78 TC / I I 4. All construction shall be performed in accordance with state and local W O •�' 933 -L - / �/1 06 •--•y/• �'dt7g�� VV� / 934.00 TC 33.45 GL g33.50 C S�`L� standard specifications for construction. v) = O II CK 0, 934.00 934.00 933.50 GL •'�'' L i Z \` 922.5 S I / I I I I �I / I - I I 5. Pavement grades within ADA parking stalls and access aisles shall not Z ~ - - I I exceed 2.0% in any direction. Q 1595--- - - / \ �::. I - - 0 0 0o '�+ / / ' / FQRtST BLVD - I I / I 6. At the completion of the protect and prior to turf establishment and W Im O 933.00 RIM 932.91 RIM ' � W� , '�;.^ , \- I seeding, the Contractor shall de-compact the soils in areas that were Q LC) > \ 9 1< o,,w^': ;\•^ 5• v EXISTING I I disturbed as a result of construction activities. De-compaction shall 934.13 C / 1 7 T "'c➢ Q Lq.'c^:'• BUILDING \ - consist of ripping, cultivating, or scarifying the to 12" in attempt to J I 933.25 GIL \ M ;. \ S - - I END HAS BEEN I I pp g, g, Y g p P Im W z ?M :t / J BLOCKED AND/OR improve the infiltration characteristics of the soils. The Contractor shall Q IU/ 934.50 934.50 I _ - J x o�� 934.50 934.00 T o-, •,: - I DAMAGED. DFORANNOT FIND I use low impact earth moving equipment to prevent compaction of the 933.40 GL LL.• underlying soils, for both temporary and final grading and smoothing of 0 54 UNIT - 934.39 C I I y g p y g g g U) _ J / 'c / UJ 934.13 C - 934.00 TC v w SMH c APARTMENT g34.o5 Tc »-a3� , I the topsoil prior to seeding. See Landscape Plans for additional / 933.92 C 933.50 GIL z TOP=931.4 ` ^ I O ti BUILDING 1 933.30 TC -933.36 B /^ INV=923.15 N = decompaction notes. a O O x p 932.78 GL/RIM ^• ENV=923.2E Z I / / / ( •� � �FQF�E�= 934.50 4. T .:• - - �_ _ � L LL � 0 2 / _ 933.50 GL 933.80 TC I \\ '' - - __ _ _911G=_- _-U_ - I Ln 933.50 C ;:: - - - - - - $_ - - , OVERFLOW=930.20 VERFL W= .7 934.00 933.20 GL`9\.30 GL gg3 933.00 RIM T . /. _ Ek 8'x25'±CL3 RIP-RAP \ \' ` / 9'x18'±CL3 RIP-RAP EROSION CONTROL NOTES UJ 934.50 933.80 TC - _ W/TYPE 4 GEOTEXTILE - - - - f _W/TYPE 4 GEOTEXTILE 933.85 TC I 933.00 G - - - - - - - _ - - - - =9z __ N 933.30 GIL 929 931.25 C 931.25 C- L.L O 4.2 933.35 GL z CU 933.76 INV g34.45 TC 933.74 TC 933.90 TC ••• 31930 :• ' ` O ( � 933.24 GIL 933.40 GL 932 932.47 C - - - - - - - - - - - - - - 1. See Sheet C600 for Erosion Control Notes. 0 ' •zg \ ..�/ 933.95 GL 933.74 B 933.30 B 933;. -•f "'� E� o o - = -_ - = - �' ' - --- �931'. 934.50 / 4. _ ___ \ _ °° 930' ° 2 Z V / \ \ NEW 12 UNIT GARAGE 933.00 G: 929 1.15 C 930 9 9 4. 4. T T 933.45 C 928 \ 931 0 932 931 IT L 933.53 GL 933.10 GL U / FIFE=933.50 933.50 C g33.50 C ;:' g27 934.33 C v ••: U 2. 932.50 G 2. 934.00 RIM 933.35 GL .74 T 933.65 TC / 4 T L.• co ' �••':: ': H H 931.50 931.50 p / I T - ^ 933.24 GL 933 I/ \ •o,. 2.5 W I W \ -�+ -04 4. - i / �� 933.15 GL 3'TAPER:• .c :�; : W W I ` - LIJ 934.00 934.45 TC 933.54 TC J 933.69 TC I 933.69 TC �' ;; _ _ - - - - ;.' / � I U \ 15097 15095 15093 A - - - - - 933.95 GL 933.04 GL_ - 933.19 GL 933.19 GL �;• �;:: Lu �\ GW: 923.0 - - - 933 933 / 2Tx76' I 934.50 co 933.65 TC ` - / \ HOME PAD I hereby certify that this plan, I� o 03 933.15 GL 933.00 TC / T specifications or report was prepared 0 932.50 RIM 932.65 RIM - - .7 T 932.67 RIM / -W W (TYP) �4 93 933.83 TC - - _ _ - INFILTRATION BASIN - -Z_ Z by me or under my direct supervision 933.00 RIM » 933.25 GL >> » - _ : 922.5 933.33 GL 933.65 TC 928.50 BTM=927.00 _J J and that I am a duly licensed OUTLET=930.20 = 2 Lv / _ - _ _ � 4.1 T 933.15 GL 1 933.75 TC U U Professional Engineer under the laws q�/ I Q HWL=930.23 I I o � 4.1 \934.08 C 933.63 GL ` 933.25 GIL H < - of the state of Minnesota. / / I I w 933.45 TC/GL 933.54 TC T 1 1 2. 932.50 G 2. 932.20*B I ' 934.00 934.07 C 933.50 TC/GL 933.04 GL 933.69 TC I I _ 933.19 GL I B-08 933.80 ro 933.19 GIL / 932.25 932.25 p933.7 934.18 C � 932.91 TC/GL � I T 4. T I 931.0 FF= FF- FF= 3'TAPER 4. T » >> » » 933.50 C/GL 933.33 TC / B-10 I 933.00 933.00 933.00 933.50 C/GL 4 T -- 933.00 GL OGW: 924.0 / I\\ 931.0 y I 932.09 B ' �o�,/ 3 a 933.29 GL 933.60 TC NEW 10 UNIT GARAGE 1. 933.50 C/GL EW 10 UNIT GARAGE E g33.10 GL _ - - g27928 / 931.15 C OGW: 92410 9 936 J,o FIFE=933.50 FFE=933.50 0 929 I 32 co °' °' TC/GL - 935 G 92 933.00 G 930 931 - o o m W 5'TAPER 934 933 - 931 o a Date: Lic. No.: 932.45*B - 930.60 B* 930.80 C/B* 1. B* 1. B* 931.7 B* 1 0 / 933.3 B _ _ - - 932.72 C/TC 932.36 TC 931.15 TC , / <\ 12'RCP ST S l l 932.39 GL- 2 4 T 931.86 GL 0 6070 930.65 GL T -0 6% ' TC/GL• « - - - - \ - - - Rev. Date Description 930.32 GL/RIM I I 932.21 GL 931.95 GIL i 930.56 GL T � 930.41 GL 933.0 B 9S3- 932.10 GL _ '932 _ _ _ - g3� ` 930.00 GL/RIM 932.45 B 933- - 930.33 TC/GL I \\ \ OE 933.63 TC - - E \ - - - - � 9cc9\ 933.30GL �\ _ - �\ �E 930.50B* - - - �-E - - - - - - OE OE 0 /32.70*B 0 \ \\ \ 951RCP 1 i 932.75*B *TC/GL \ \ ST S 5'TAPER I I I I \ I I I 1 1 ^ 11 Il I 0 Project#: 12226070.000 T I Checked yBy: MJW D >T > > > > > > � > > c,�,C (0 Q Issue Date: 08.05.22 c� /4 - �� > T� < < 1 GNU) Sheet Title: o o I ZMN" GRADING AND I I / �ozZ EROSION CONTROL D ,// I I I � �, I ,/I � �; I I I I I I I I � � NORTH PLAN Sheet: 0 20 40 80 301 P:\Projects\Projects-2022\12226070- Hugo East Apartments&Manufactured Homes\C. Design\Drawing Files\12226070 C300-Grading.dwg I i i LEGEND ti O z I I SEE SHEET C301 FOR LEGEND AND KEY NOTES. L-0 0 u7 Z (.0 U Q OVERFLOW=930.75 \ ��I INFILTRATION BA IN 1 ■ � U BTM=928 9'x18'±CL3 RIP-RAP X X X X X X X X X X .50 \ O L O Y \ J 0) J _W/TYPE 4 GEOTEXTILE v v V ) \ - - - - C\ OWL TLE=930. $0.75 co O C \ - -\ N I L OO - - - - - - - - - - - - - - - - - - - - - - - - - - - - � (U w o - - -13 J - - - - - - - - - - - - - - - - - - = - -- - - -- - - - - -- - - -- . - _ - _ _ _ - - - - - - - - - - - - - - - - - - - _ O O 932 931 930 931 930 931 930 O �� W U > O J 932.50 G 932.50 G 932.50 G 2. 932.50 G 2. 2.7 932.75 G 2.7 932.75 G 2.7 \ - III933.00 G 933.00 G 933.00 G 933.00 G / w� cv W Lu \ 931.50 931.50 931.50 931.50 931.50 931.75 931.75 931.75 1.7 J� 932.00 932.00 932.00 932.00 932.00 0 w l Lu \ U I � \ 15097 15095 15093 15091 15089 15087 15085 15083 -1 15081 15079 15077 932 15075 15073 - -15071- 15069 15067 \ W W 27'x76' 31. 27'x76' 27'x76' \ co (n HOME PAD T T T T T T T GV 92 HOME PAD T T T T T HOME PAD T \ T T \z I W / (TYP) (TYP) (TYP) \ I \ 93N2 -9 _ 2. 932.50 G 932.50 G 2. 932.50 G 2. -- 2.7 932.75 G 2.7 932.75 G 2.7 933.00 G 933.00 G 933.00 G 933.00 G (V 932.25 932.25 932.25 932.25 932.25 9:3 .25 932.50 32. 932.50 932.50 932.50 932.75 932.75 932.75 932.75 932.75 I O FF= FF= FF= FF= FF= FF= FF= FF= FF= FF= FF= FF= FF= FF= FF= FF= I r 1 � Ln 0 933.00 933.00 933.00 933.00 933.00 933.00 933.25 933.25 933.25 933.25 933.25 933.50 933.50 933.50 933.50 933.50 I \I v LO 'V: 92410 9 / I J Z 32 CD M rn co to ao 9 00 W ao o 0 0 �° 0D / O A co O I G1 I A 2 O O U1 A ? o _ o B a 31 0 o a o a 1932 o I�8 I �o / m \ 931.5 B* 931.8 B* 931.7 B* 931.3 B* 931.2 B* 931.4 B* � * 12'77CP 5.6 E 1.7 B* 1.7 B* 931.6 B*F 1.8 B� 931.8 B* '� 931.5 B* 931.5 B* 931.5 B 931.6 B* 931.8 B w w 92'4CPSTS - 11 - - INV=925.5 W - - - - - - �17_926.7 LJ - - - - - - .o = - - - - - - �OP=931.0 \ << « >2'RCP ST S << << << << << 92'RCP SST S -« <� - I N N INV=929.0 NE \ SMH - - -932 \ # J J -0-E - - - - - - OE OE TOP=931.4 / / - � _ INV=925.0E \ _ _ INV=925.05 S INV=924.85 W / 0 0 / POLE SHED PUMP - / GARAGE / 1557 SQ. FT. U V J < < < 1 �N� 1 1 1 1 1 // W 9a3, CO c6 rnrn� / � / ° �oZZ < � OE < OE 1 OE < 1 < < �, OE < 1 OE < < < 1 < < 1 < < I �/ (� UJ O 06 � 07 / T T _ \ c ) Z J 0000 lE UE UE UE h o--1 T I �.J _ GA AS G S GAS - 'f T T V 0� > LID Im / Z _ ri FM D - �-, I r� L' I � � O I I II r (� w U_ 00 ` � LdF / III Q O o 2 2- II z Q Lo \� - S 0 SVO E ESV VIE SV UE O S - S SVO GA AS GAS i I I Ir\ LO j �\ �9�� III.II\1 �/ 1 STORY CONCRETE \ v `c ,// / \ / I I I'I I 1 O UJ LO O (STORM SHELTER \ - - - / \ - - - - / \ - - I I I Q O II I z n4 LO 1 1936 SQ. FT. \ p \ - - - _ _ a \ `J TOP=930.7 I \ � Q III I C �p 1 c?� INV=926.2 N,S I I \ - _ - - - - / � i CO I - - - - \ �p IIII _Li O6 0_ -T Q IIII J `� I I I I I I ti 1 U--� \ i i I I I hereby certify that this plan, � / I specifications or report was prepared I \ \ p\\ T T T T � T T ��-T T T I I I I and thatby me rI am under duly licensed my direct supervision Q I Professional Engineer under the laws I \ �, Q I I � IIII g �p \\ l c� ( - I III .I I of the state of Minnesota. / \ III � I Date: Lic. No.: I�� Rev. Date Description I 1 II ) I 1 ROD CARTWAY EASEMENT I I PER TK 31 DEEDS, 334 SHOWN PER GPLAT � TC13OP=931.0 « \ « \�« «� 92'RCP_STS « « « / « � \ I \ SAND Project#: 12226070.000 C INV=926.9 N,E `� TOP=931.7� \ I I � Drawn By: BDM INV=9 9.2 W INVI\ I I \- / \ - - - - Checked By: MJW 1 L _ 81PVC -) o Issue Date: 08.05.22 1 - 1 - 1 - Sheet Title: T � -x� \� X , _ X X Imo\ T /? GRADING AND --, - - - EROSION CONTROL �� _ r I I 150TH ST. N. TOP 934> NORTH PLAN INV 9123.3 777 Sheet: 0 20 40 80 P:\Projects\Projects-2022\12226070-Hugo East Apartments& Manufactured Homes\C. Design\Drawing Files\12226070 C300-Grading.dwg SYMBOL LEGEND O STORM MANHOLE M CABLE UNDERGROUND LINE 00 Lo O GE ELECTRIC OVERHEAD LINE Z � CATCH BASIN U E ELECTRIC UNDERGROUND LINE (Loo 0 CURB INLET FO FIBER OPTIC UNDERGROUND LINE O •i 0 Y GAS NATURAL GAS UNDERGROUND LINE co o o ® FLARED END L a� c SANITARY SEWER PIPE o ca o O ■� -.0 � L SANITARY MANHOLE �� STORM SEWER PIPE m00 � HYDRANT T TELEPHONE UNDERGROUND LINE J a? WATERMAIN PIPE J W M 3: ('0 � ►t GATE VALVE & BOX DRAINTILE PIPE J N N ® WATER SHUTOFF LIGHT POLE O LLJ � N UTILITY NOTES Wo 00 U L0 1. It is the responsibility of the contractor to perform or coordinate all necessary utility connections and 0 LO relocations from existing utility locations to the proposed building, as well as to all onsite amenities. J > Z These connections include but are not limited to water, sanitary sewer, cable TV, telephone, gas, J J electric, site lighting, etc. Im 2. All service connections shall be performed in accordance with state and local standard 0. W W LU �_ CB specifications for construction. Utility connections (sanitary sewer, watermain, and storm sewer) I..L z 'a ��5 GQ I I Q Q it f th Cit TOP=929.2 may require a permit e y. I I l I l l l 1 > z `� INV=925.6 S >J 0o W 0 ` I INV=925.6 W �� Q J I 3. The contractor shall verify the elevations at proposed connections to existing utilities prior to any J J m °> ilw _ demolition or excavation. o Z c� a� ^ I (n U w I�' I 4. The contractor shall notify all appropriate engineering departments and utility companies 72 hours Q I prior to construction. All necessary precautions shall be made to avoid damage to existing utilities. / L TOP"-927.4 SAN LL `� o I I 5. Storm sewer requires testing in accordance with Minnesota plumbing code 4714.1109 where Z U O II 54. I I INV=922.3 S TOP=929.1 = EX SAN MH / RCP ST T/ / INV=921.9 W INV=917.9 BOTH located within 10 feet of waterlines or the building. O II IS/ CC / TSAN SANOP=928.4 INV=923.3 E No FLOW . CORE DRILL & INV=919.1 NW&SW �� CONNECT TO EXISTING INV_918.7 E > > -> > > I 6. All roof drainage storm sewer piping shall be Schedule 40 PVC, unless noted otherwise. �^ �pSTS RIM = 929.10* V J DITCH 6" PVC ROOF LEADERS (TYP EACH g� << �� <� Qa�24"RCP ST S < ° INV = 917.90* I 7. HDPE storm sewer piping shall meet ASTM F2306 and fittings shall meet ASTM D3212 joint v, O COORD. LOCATIONS W/MECH &ARCH SMH ° a 11 a�4.9 S p p g g t W 151 LF 8" PVC /SANS 66 LF 8 PVC CB 12 .8 W I pressure test. Installation shall meet ASTM C2321. ' ��� ^� @ 0.40% RIM = 928.2* .0 N CO o CO � z � _ INV- 930.77 @ 0.40/o INV- 830.17 8 LF 8" PVC @ A INV _ 925.3* (W) 8. All RCP pipe shown on the plans shall be MN/DOT class 3. I / 8 LF 6" PVC 0.40% � � o INV - 925.1 N � � INV= 930.66 9. Maintain a minimum of 7 /z of cover over all water lines and sanitary sewer lines. Where 7 /2 of v CO 1 1 `�L 10 LF 15" RCP @ 3.0% 7 _ Z I cover is not provided, install 2" rigid polystyrene insulation (MN/DOT 3760)with a thermal L INV = 930.81 CO 68 LF 6" PVC 0.50% I I I ( I SAN MH 1 75 LF 8" PVC @ 0.40% A @ � - CB 13 * I resistance of at least 5 and a compressive strength of at least 25 psi. Insulation shall be 8'wide, I I INV= 930.14 I I I I I I I I RIM = 930.00 15135 I-III CB 7 I1 I RIM = 928.2 I centered over pipe with 6" sand cushion between pipe and insulation. Where depth is less than 5, 0 � ID I INV= 918.16 INV= 925.6* use 4" of insulation. J co 00 N .. FOREST 53 LF 12" HDPE RIM = 932.91 Z 60 LF 6" PVC 0.40% n S BLV[ p0 STMH 2 @ 0.40% INV= 930.32 (NE) _ = I I n/ m O I / CLEANOUT RIM = 933.70 10. Install water lines 12" above sewers. Where the sewer is less than 12" below the water line (or IJ_ �/ LO i � INV= 929.82 (W/S) I I I.J� � � / INV= 925.95 INV = 929.84 �> 15' EXISTING above), install sewer piping of materials approved for inside building use for 10 feet on each side ofi-1 J O 'LLJ CO 9 LF 8" PVC @ 2.0% 88 LF 6" PVC CB 8 67 LF 12" HDPE S BUILDING - - I I 107 LF 8" PVC N I I the crossing. 0 m w CZ INV = 931.05 INV = 930.19 @ 0.40% RIM - 933.00 @ 0.40/o - - @ 0.40% NNOOT FIND U- c / I 11. All watermain piping shall be C-900 PVC, or class 52 ductile iron pipe, unless noted otherwise. O 54 UNIT INV= 930.03 U- - OUTLET FOR PIPE. I w O LjJ ILL APARTMENT • )> rillV w SMH CB 11 L TOP=931.4 RIM = 828.60* I I 12. Pressure test and disinfect all new watermains in accordance with state and local requirements. 0 o - - �- � QO c BUILDING CB 5 CB 6 INV=923.15 N O 15 LF 10" PVC INV=923.2E INV = 823.35* N O = I FFE = 934.50 o RIM - 932.78 RIM - 933.00 * 13. Sanitary sewer piping shall be PVC, SDR-35 for depths less than 12, PVC SDR-26 for depths Z LL 6 o @ 0.40/o INV - 929.78 INV - 930.05Ev INV = 923.15 W/SW I I rY p p g p p 3 ' CO COORD. W/MECH - - ) ) 44 LF 15" I SAN MH 2 I between 12 and 26, and class 52 D.I.P. for depths of 26 or more, unless specifically noted ` LO INV = 929.55 N/S - 290 LF 8" r INV = 931.07 INV= 926.13 RCP @ 0.52% h RIM - 931.15 otherwise on plans. M ° 78 LF 8" PVC @ 2.0% PVC @ 2.0% I I �/ � 83 LF 6" PVC @ 0.40% 8" GV& BOX 45 INV= 918.59 - LL COORD W/ MECH BEND (2) > > > > > �" Q O Z O O / 66 LF 6" PVC CO SAN MH 3 - . . - . . - . . - . . 7 r Q L o INV = 930.32 47 LF 6" PVC 0.50% _ STMH 5 Z v @ JNIT GARAGE INV- 929.40 5 L @ 0.40/o RIM = 933.26 � G t RIM = 93138 INV = 930.29 FFE=933.50 I I I O �o C H STMH 1 INV= 924.39 C) � c 11i I I v 64 LF 6" PVC 0.50% INV = 923.38 rT202 U U a' CO RIM = 934.06 T \ J v @ 94 LF 15" RCP W I Lu J o 06 INV= 930.06 106 LF 15" w w INV= 930.74 0 84 LF 12" HDPE CB 1 @ 0.52% w w a 40 LF 10" _ HDPE @ 0.40/oUJ 8 LF 6" PVC 00 @ 0.40% RIM = 932.67 „ U) (� 15097 15095 15093 o PVC @ 134 LF 10" CB 3 INV= 928.58 (W/E) 19 LF 24 HDPEw I w @ 0.40/o 0 /73 LF 18" HDPE @ 0.40% w w 27'x76' I hereby certify that this plan, 040/o SCH40PVC RIM = 932.50INV = 929.08 (SW/N) W W HOME PAD CO o 0.40% INV- 929.36 @ 0.40% FES INV - 928.50I specifications or report was prepared INV = 930.71 @ - SUMP = 924.58 „ z z (TYP) 4"x8"WYE TYP 16 Y Y p » » » » 62 LF 16 SCH 40 �_ _ ( ) b me or under m direct supervision JJ ° I- ~ J J COORD. LOCATIONS and that I am a duly licensed 3 Itl � CB4 38 LF 18" HDPE @ 0.40% CB 2 PVC @ 0.52/o Z = _`O 70 LF 6" PVC RIM = 933.00 85 LF 20 HDPE w U U W/MECH & OWNERProfessional Engineer under the laws I I 0.40% U STMH 3 RIM = 932.65 � _ I 0.40% 22.5° BEND w 2 I of the state of Minnesota. @ INV = 929.90 6 HYDRANT ,� / �� RIM = 933.02 INV = 928.92 �� N U w a Q FES INV= 930.10 ' CO STMH 4 CB 10 Q Q 83 LF 8" PVC 0.40% 6" GV& BOX INV= 929.21 270 LF 6" PVC 0.50% z w SAN MH 4 INV= 930.43 @ @ RIM = 931.00 RIM = 930.00 Q 22.x24� CONNECT TO 8 LF 6" PVC 6"x8" TEE » » » �> INV= 923.87 INV= 924.19 o I RIM = 932.37 GARAGE - 16 LF 12" RCP @ 0.81% INV= 920.61- (TYP) EX. 12" WM @ 0.40% - - INV = 930.43 io uNlr GARAGE I� - I �I 6 PVC ROOF LEADER 6 x8 TEE L ® CO FFE=933.50 o I INV 930.40 - TYP 12 TOTAL BETWEEN 4 GARAGES) I I I I I-8"WM I Date: Lic. No.: L . . . - . �� \ 6" HYDRANT <<_ 92RCPSTSco l( Rev. Date Description �I I--8"WM-1 I �8"WM I - �- - - 6" GV& BOX - - - - - - - p // 1IIIIIIIIIIIE I I STMH X 12"x8" TEE 8"x8"TEE - 22.5° BEND RIM = 930.25 FUTURE 8" x 8" TEE 12" PLUG OE - OE 8" GV& BOX - � INV= 924.32* 8" GV& BOX H e STUB TO 8„ GV& BOX OE OE OF OE 29 LF 15" RCP @ 0.52% OE OE OE OE WELL#1 60 LF 15" CMP @ 0.50 % � � CB9 FES INV = 930.40* w 15'RCP RIM = 930.00 O , t N Lu 1_� srs INV= 924.35* z w O 1 1 1 1 Project#: 12226070.000 Drawn By: BDM c� T I Checked By: MJW o D >T > > > > > > > L> GEC Issue Date: 08.05.22 cn I T7 0 < cry CO > T < < < 1 N`� Sheet Title: ro M N� m�CY) 0 0 Q�» I D I I I � �, I I � ; I I ,., I I I I I I � � ��� UTILITY PLAN NORTH Sheet: 0 20 40 80 01 P:\Projects\Projects-2022\12226070-Hugo East Apartments& Manufactured Homes\C. Design\Drawing Files\12226070 C400- Utility.dwg SYMBOL LEGEND 1 � o SEE SHEET C401 FOR LEGEND AND KEY NOTES. 0 L0 z c I 2 � I X X X X X X X X X X X .- o �U �, M - N L CO . . _ . . — . . — . . . . — . . — . . . . — . . . . _ . . — . . _ . . — . . _ . . — . . _ . . _ . . — . . — . . _ . . — . . . . _ . . — . . _ . . — . . _ . . _ . . _ . . V/ J C. LL N � � Cl Jw � � � � Jo U U N W I W I N W W ~ OU _ = J 0 15097 15095 15093 15091 15089 15087 15085 15083 15081 15079 z 15077 15075 15073 15071 15069 15067 W W W 27'x76'W 27'x76' O Lu 2 27'x76' (7) U) HOME PAD HOME PAD N W W HOME PAD �z 1 z (TYP) 4"x8"WYE (TYP 16) SAN MH 5 (TYP) Q Q SAN MH 6 (TYP) SAN MH 7 p J J 300 LF 8" PVC RIM = 932.40 1" COPPER WATER j300 LF 8" PVC z W RIM = 932.65 300 LF 8" PVC RIM = 933.50 T— COORD. LOCATIONS @ INV= 923.61 SERVICE (TYP) @ INV= 926.61 @ INV= 929.61 2 = � 1.0% 1.0% Q 1.0% � U I U W/MECH & OWNER W ~ < < <�—< < < < < < < < < < < < < < < < N 1 CC)SAN MH 4 22'x24' 22'x24' 22'x24' RIM = 932.37 GARAGE GARAGE I GARAGE U LO INV = 920.61— (TYP) — — — — — — — — (TYP) — — — — (TYP) — — Q LO "x8" TEE CD I-8"WM I I I I I I I I I I 1�8 WM—I I I I I I I t. 7 I I I I 18"WM I I "x8" TEE I I I I I I I I 45 BEND _ B . 92'RCP INv=925. 6" HYDRANT INvZ6. ,W CB W LJJ 12'RCPSTS « INV=925.5 6 HYDRANT — — 6" GV& BOX 12'RCPSTS « « «- 92'RCPSTS —« 6" GV& BOX SOP=931.0 — — — — << FUTURE 8 x 8 TEE <�— INv=929.�0� NE N ~ >a STUB TO 8" GV& BOX I �j SMH WELL#2 8" PLUG # J J - OE QE QE OE TOP=931.4 INV=925.0 E INV=924.85 W I I � O " 0 POLE SHED PUMP GARAGE I< f�, r 1557 SQ. FT. n I I v �+ < < 1 �N— 1 1 1 1 1 1 1 1 1 D U J co I'7NCd ozz 0° < OE < OE OE < 1 < < `7 OE < OE < < < 1 �< < 1 < < - v� w O U) I I I z Z D � - I O ~ D o M lE UE UE� UEI h o--1 T GA AS G S GAS Q) T T '� T T T T - - I W Z a Q J � - I > � Lo wLL I - J U) Z 1 D �' I U) O � - ~ (� W U- �- w II O U) E � � > 0 z Quo = E G S VG SVG E VG ESV VUE SVUE G S S SVG GA AS GAS S LL LO LO 20' I I I w � CO 11 STORY CONCRETE v DRAINAGE/ UTILITY- — 7 LO r 1STORM SHELTER 1 Q EASEMENT Q O O 1936 SQ. FT. (D _ I QLO 1 CB _ z v 1 TOP=930.7 0 ai 1 INV=926.2 N,S I I J D L J J L-F U06 ` Q C/') I � w I hereby certify that this plan, I � ^ -�b � specifications or report was prepared El/1 T T T T T T T ��—T T by me and that r I am a under my direct supervision duly licensed I I I Professional Engineer under the laws Q - of the state of Minnesota. 1 ^mil T <T < �< < < < < < < <� 1 Date: Lic. No.: Rev. Date Description 1 ROD CARTWAY EASEMENT I PER BK 31 DEEDS, PG 334 SHOWN PER PLAT _ I 1 I CBS A N D Project#: 12226070.000 CB I TOP=931.0 Drawn By: BDM « « « « 92'RCPSTS « « « « TOP=931.7 _ INV=926.9 N,E 1 INv=929.3 SE - — Checked B MJW INV=929.2 W I y 1 L s'PVC I _ o Issue Date: 08.05.22 - -1 - - - - - - - - - - - - - - - - - - - - - - - - - - - - l — Sheet Title: � � X� X X x _ 1 - UTILITY PLAN 8" x 8"TEE SA 150TH ST. N. NORTH 8 PLUG TOP 934> > 8 GV& BOX INV 9123.3 � I777Sheet: CONNECT TO EX. 8" DIP 0 20 40 80 I— P:\Projects\Projects-2022\12226070- Hugo East Apartments&Manufactured Homes\C. Design\Drawing Files\12226070 C400-Utility.dwg FOLD BURLAP FROM TOP OF PLANTING CALCULATIONS PLANTING LEGEND C CD ROOT BALL DOWN INTO GROUND; PREPARE SOIL IN THE ENTIRE BED i r CD Cn SET TOP OF BALL SLIGHTLY ABOVE FINISH GRADE PARKING & LOADING AREA CALCS INFILTRATION BASIN AREASLO INTERIOR PARKING LOT AREA = 35,550 SF± MNDOT NATIVE SEED MIXTURE #33-261 NEW TREE 4" DEEP MULCH (DO NOT REQUIRED INTERIOR LANDSCAPING = 5% x 35,550 SF o a �> AS PER PLANS PUT MULCH AGAINST REQUIRED = 1,778 SF O •i o THE BASE OF THE PLANT) CONTAINER-GROWN PLANT LAWN AREAS Qf co o � NOTES: OVER LANDSCAPE FABRIC, WITH ROOTS PULLED OUT OF BALL - PROVIDED = 1,878 SF± MNDOT SEED MIXTURE #25-131 m J N C c SEE SPECIFICATIONS. COMPLETLY REMOVE CONTAINER. -0 m rn o MANUFACTURED HOME SITE REQ'S: '� Co m 00 w 3" LAYER OF SHREDDED PROVIDE AND INSTALL PLANT MATERIALS THAT - - - -' _ _ _��'�°���>°�= - • -•°•-� 2 DECIDUOUS PER HOME SITE - 32 TREES MEET SPECIFICATIONS AND ARE OF THE SIZE - — ::=`v'" '''..' >°.''-: ": ;="`�';^ '''-III=III= "= HARDWOOD BARK MULCH 12" TO 18" (FOR _ - - =I 1 I=III - . . -- � TYPE, AND SPECIES GIVEN. �" - - BEFORE PLANTING, ADD 3" TO 4° PROVIDED - 32 MULCH PLANTING BED L L o (AFTER SETTLEMENT) LARGER SHRUB -I I =I I =I ;,:` :: \ III=III= LLB � o J PLACE TO FORM ROOT BALLS, I I=III=III I I=III=III= OF WELL-COMPOSTED LEAVES AND N REMOVE DEAD OR DAMAGED BRANCHES. RETAIN =III=I I= : :`;;.: =III=III=III= RECYCLED YARD WASTE TO BED APARTMENT SITE REQ S. o SAUCER-4 DIAM MAKE DEPTH I =III=III I I=III=III= 1 DECIDUOUS TREE PER UNIT = 54 DECIDUOUS THE NATURAL FORM OF THE TREE OR SHRUB. MIN. 4" DEEPER - - - = AND TILL INTO TOP 6 OF _ =III=III=1 III=III—I - _ - - - - - PROVIDED 39 PREPARED IL SO THAN BALL) � I I—III—I�I- TREES �- - - DO NOT CUT THE LEADER. FINISH GRADE -III-III-III ICI III- II-III 1 CONIFEROUS TREE PER UNIT = 54 CONIFEROUS Symbol Qty. Common Name Size -I 12" 1 1 1_ ' -III I I PROVIDED = 54 -I R° TBAI III— PLACE WEED BARRIER. DIG PLANT HOLES 12" MIN. SCARIFY ALL FACES AND BOTTOM OF sZ vAR LARGER THAN BALL, ALL SIDES. BACK FILL WITH EXCAVATED HOLE 16 American Red Maple 2.5", B&B -ICI -ICI PLANTING SOIL. SCARIFY BOTTOM OF PLANTING 8" TO 12" 1 ORNAMENTAL PER 1,000 SF BLDG = 21 ORNAMENTALS ' PROVIDED = 21 -III I I-1 I-1 I" HOLE. REFER TO SPECIFICATIONS FOR BALLED AND BURLAPPED PLANT REFER ALSO TO 14 Sugar Maple 2.5", B&B Lli � PLANTING SOIL, ADDITIONAL INFORMATION. PREPARED SOIL FOR SHRUBS SPECIFICATIONS FOLD BACK BURLAP AND REMOVE ALL _ g p — (N SEE SPEC. TIES WOR WIRES FROM TOP OF BALL. 1 SHRUB PER 200 SF BLDG _ 101 SHRUBS00 ALL TREES ARE TO BE AT LEAST 2.5" IN DIAMETER PROVIDED - 155 O AT 1 FOOT OFF THE GROUND AT TIME OF 11.OFOR CONTAINER-GROWN SHRUBS, USE FINGERS OR SMALL 3. IF PLANTS ARE TO BE PRUNED, BRANCHES SHALL BE a 13 River Birch 2.5TES ', B&B U d LO REMOVE TOP 1/3 OF BURLAP PLANTING, UNLESS SPECIFIED OTHERWISE. FROM ROOT BALL HAND TOOLS TO PULL THE ROOTS OUT OF THE OUTER LAYER PRUNED AT THE BRANCH BARK RIDGE, NOT FLUSH WITH THE J > z OF POTTING SOIL; THEN CUT OR PULL APART ANY ROOTS THAT BARK. 12 Hackberr 2.5", B&B J J 2 CIRCLE THE PERIMETER OF THE CONTAINER. y m TYPICAL TREE PLANTING DETAIL 2. INCORPORATE COMMERCIALLY PREPARED MYCORRHIZA 4. ALL SHRUBS MUST BE AT LEAST 18" TALL WHEN PLANTED, w W 50 NOT TO SCALE SPORES IN THE SOIL IMMEDIATELY AROUND THE ROOT BALL EXCEPT FOR CERTAIN LOW, CREEPING SHRUBS. , 16 Red Oak 2.5 , B&B � Q AT RATES SPECIFIED BY THE MANUFACTURER. 15 Colorado Spruce 6', B&B J J MUCLH BED AND J 2 SHRUB PLANTING DETAIL 17 Black Hills Spruce 6', B&B c IQ 50 NOT TO SCALE ti 24 White Pine 6', B&B z v �� 11 Red Jule Crab 1 .5", B&B — — . . — . . — . . — . . — . . — . . . . . — I U DITCH « « « « ' << << << < I 10 Purple Leaf Plum 3 GAL LLI 0 EDGE OF � MOWED GRASS I I • �'�'• I I I.`.`. . '���` g I I UJ O 06 ' CDG �• REPLACE OR SHRUBS 5 T = O F�st-;ji .e / a " I I I I I I I TRANSPLANT EX. z L i z II l I l I l • . • . . . ° I I I I I I I TREE(TYP5) :I I I Symbol Qty. Common Name Size 15135 I — — :j I 38 Anthony Waterer Spirea 15" (� z: > 00 / FOREST BLVD - - {{ I JJ C D II I l b • . wrn ` > r 1..� Lo g` �`: � BUIILDIING — — �}:� 32 Little Princess Spirea 15" O J U) z * � ' �W _ 33 Isanti Dogwood 24" U) p oL L J ;•�•; ; ' •' 54 UNIT v I r 1 W H O '�' ' ' APARTMENT 11 o BUILDING 9 z : I 52 Scandia Juniper 15" Q p r • o = o = FFE 934.50 7 Z LL Ln L 33 �: \ * Approximate locations and quantites shown. Final species UJ AWN, AlIftl- • _ :`` .`. . _ _ s and locations to be approved by Owner prior to planting in O z L0 (fl '` 93 � accordance with City planting requirements. Q W Yp g qLO '933'.'.' .o O _. ems. �3a: r n z _ iv NEW 12 UNIT GARAGE •��• `J31' "9�' - d ❑ - s CC ❑ G FIFE-933.50 932 LANDSCAPING NOTES R 14 c.i•' t• 0 +P 106 9 33 ❑ 1. All i r r in I in h n h wn n h I n h II d stu bed a eas cud t ose of s o o t e a s s a be <m .�' 9 P J o_ J M restored with 4" of good quality topsoil and seed or as otherwise g q Y p I..I.J w ' ' 15097 15095 15093 specified. . ._.:. . a+ 933 r933 •G� 27'x7 6' 1 �'1' I herebycertify that this ` ✓ Y plan, / F• lIl'''d]}'.' P• HOME PAD 2. All construction shall be performed in accordance with state and local specifications or report was prepared a p ^ p P p p • TYP L.L ) `+. � nim `�?`1••d1• by me or under my direct supervision >> standard specifications for construction. s and that I am a duly licensed 4 a Z' 'Z W »� t 3. Landscape contractor to provide rice for design-build under round Professional Engineer under the laws O •.i'. � � . / /'� p p pg`*� e` ` Ui 22 22 , 1 sg 3 ,�, of the state of Minnesota. w.`. V. •U.`. irrigation system. ♦ ee +p , rv�s•(a• 'g•'•' L` 22'x24' f J'. } GARAGE- G G c )� t t -ir $ TYP`.` .� ° 933 NEW 10 UNIT GARAGE NEW 10 UNIT GARAGE SOIL DECOMPACTION NOTES FIFE-933 50 e FIFE-933.50 e '3. I 9 • . . . . . . . . J W '94; *' J3 " ' ` Date: Lic. No.: ' �" • 1. Soil surfaces compacted during construction and to remain pervious ►� \ upon completion of construction shall be decompacted prior to final seeding and landscape establishment. Rev. Date Description g33 g32 g31 2. These soils shall be scarified and/or amended to restore soil structure e I and promote permeability of post-development conditions. OE OE OE OE OE OE OE OE OE OE OE OE CD 3. All decompaction and soil amendment methods shall be in accordance with local watershed and/or Minnesota Stormwater Manual t recommendations for alleviating compaction from construction activity. CD O 1 1 1 1 4. Avoid decompacting soil surfaces that may compromise the integrity of Project#: 12226070.000 any utilities, buildings, pavement, existing tree roots, slope stability, etc. Drawn By: BDM O T I Checked By: MJW o D T > > > > > L < �C Issue Date: 08.05.22 � (o D T Q G) < < � M to T� < < 1 Sheet Title: -71 ° LANDSCAPE I D I I I G, I I I I PLAN NORTH Sheet: 0 20 40 80 501 P:\Projects\Projects-2022\12226070- Hugo East Apartments& Manufactured Homes\C. Design\Drawing Files\12226070 C500- Landscape.dwg I i i SYMBOL LEGEND NCD N z SEE SHEET C501 FOR LEGEND AND KEY NOTES. LO 0 LO rn z ' E I LO o a I X X X X X X X X X X X 'L o Y 0 c - c ■� r L — _ M Ti�.T- !—� �4—.T- fir.rs�r W C :::'>': J a0 __ W ♦�y>� y�y� ♦'F♦'Y'.��+ .. F.'S1i�Z'.'i .. .}R'rT'r.'s'.'r'.'TF±�+'.��i'.riTTT'i'.'Ti.«' � 1!>3•-f3.'•'Lt.die'�i'Lt.}iii� W�t i. •� .} 2 1�. ` �� `�>7 Cy+` 3L1�i i i i 2 �] J F'i'i'i'i'i'i'i'i'i`i'i'i'i`i'i'i'i'i'i'i'i'i'i'i'i i�i'i i'i'i'i'T' F— r::93'0. .530 = o N rg 932. W �. N . .' e> . . .• . U. . O ' ' �'•'•'•'• •' 15097 15095 15093 15091 15089 15087 15085 15083 15081 15079 15077 :gM I.. 15075 15073 15071 15069 15067. . ._. . . (� 27'x76' .'.' 27'x76' 27'x76' UJ ' ! HOME PAD L11'.' e• HOME PAD HOME PAD TYP TYP TYP . . . .:...'.'.'. 32'' $Z. . T >� .. . . .'.'.'.'.'. .' N �. g . . �. . . . . . . . 22'x24' �. �a� 22'x24' 22'x24' e a e a e GARAGE kxt$ n . a . 3 n• GARAGE x • xLO et GARA E L0 G ' . n t t 44 t :t: � U TYP — TYP .� 'r .� TYP 0 z J J 3• C •'I f I •t• G I F' J j � W W � << <<- << << << << < —J —J - OE OE OE OE � � I I I o 1 I z OU 0 POLE SHED PUMP — GARAGE 1557 SQ. FT. U V) U) < < 1 1 1 1 1 1 1 1 1 w < (n O ° < OE < OE OE < 1 < < OE < OE 1 1 W O D � lE UE UE UE GA AS G S GAS o--1 00 r T T '� T T T T I W z J O ^ — mLr) LLFM Ld W < C: J U) z Lo O U� U F-- w Q o o E G ILL. Lo > > S F G SV9 E O ES`d d�E Sd UE G S S Sb'G GA AS GAS S Z LO w � Cy, � 11 STORY CONCRETE v LL Z LO r STORM SHELTER 1 Q Q O CD 11936 SQ. FT. QLO CL z � 1 5 F D L—F U �o _ J �S / ~ Q W (D I I hereby certify that this plan, ^ �O a_ specifications or report was prepared LP/ T T T T T T ��—T T T by me and thatrI am under duly licensed my direct supervision 1 I Professional Engineer under the laws Q of the state of Minnesota. 1 Date: Lic. No.: Rev. Date Description 1 ROD CARTWAY EASEMENT PER BK 31 DEEDS, PG 334 �. SHOWN PER PLAT n S A N D Project#: 12226070.000 Drawn By: BDM 1 - I Checked By: MJW o Issue Date: 08.05.22 1 — 1 — — Sheet Title: � —X X X x 1 LANDSCAPE 150TH ST. N. PLAN 7- bg > > NORTH I I Sheet: 0 20 40 80 P:\Projects\Projects-2022\12226070-Hugo East Apartments& Manufactured Homes\C. Design\Drawing Files\12226070 C500- Landscape.dwg Q®®® � 1 � 5 ®®®®® ®® BEEN ROOF MID-POINT ®®®® ELEV. 139-8 1/8 ®®® U jk N ROOF TRUSS BEARING NVELEV. - 8 WINDOW HEAD . ELEV. l'-8" A.F.F. ulp m = Q i a THIRD FIN. FLOOR U ELEV. 122'-5 1/4" WINDOW HEAD Q ELEV. l'-8" A.F.F. FF FE EE] I SECOND FIN. FLOOR illu ELEV. III'-2 5/8" LA 1 12 3 WINDOW HEAD --- ELEV. l'-8" A.F.F. - - _ - _ EH a ::::�: FIRST FIN. FLOOR -_-_=- ___- ELEV. 100'-0" 2160 SF WALL AREA E g ~ 1298 SF SIDING/TRIM AREA a _ N LU 8 0 SF STONELAND WINDOW/SCREEN PORCH AREA ELEVATION TRIM ",4�� � � � � Z 40 % OF WALL STONE AND WINDOW/SCREEN PORCH SCALE: 1/8" = 1'-0" E - Tv a N N � � C � — � - E ROOF MID-POINT IRVELEV. 139'-8 1/8" � r w � 12 5 jj*ROOF TR. BRG. 'RVELEV. 131'-4 1/8" JkWINDE E�Wl H8'ADA.F.F. S. . ± ± EE LL— I[` - :1 ::1 Eli THIRD FIN. FLOOR -_ __- -_ -_ -_ -_- -_ -_- -_ -_- -_ -_- -_ _- -_ _- -- _-- _ - Hill IV ELEV. 122'-51/4" WINDOW HEAD --_ - -_ ---_ -_ -_ - -_ _ -_ _ __ _--_ _ -_ _ __ _-- VVELEV. T-8" A.F.F. rr FF T FF Ell A E L-1 SECOND FIN. FLOOR - _ - _- - _ =- - - _ - __ _ - LEV. III'-2 5/8" VEST. RF. TR. BRG, WINDOW HEAD - - _- =- = I =_ _ _ _= ENTRY CAN ELEV. OPYY IIO I/8 - - - - ELEV. T_8" A.F.F. L----AL FIRST FIN. FLOOR --- STAIR ENTRY MAIN ENTRY TOTAL BUILDING AVERAGE 4635 SF WALL AREA 24529 SF WALL AREA 1438 SF SIDING/TRIM AREA 11139 SF SIDING/TRIM AREA 31 % OF WALL SIDING/TRIM - - 45.5 % OF WALL SIDING/TRIM 3191 SF STONE AND WINDOW/SCREEN PORCH AREA ELEVATION ��B�� 13390 SF STONE AND WINDOW/SCREEN PORCH AREA 69 % OF WALL STONE AND WINDOW/SCREEN PORCH 54.5 % OF WALL STONE AND WINDOW/SCREEN PORCH SCALE. I/8' - I 0 14 ROOF MID-POINT ELEV. 139'-9 l/8" I �5 ROOF TR. BRG. AdI ELEV. 131'-4 1/8" WINDOW HEAD ELEV. l'-8" A.F.F. WINDOW HEAD Z U N Ll L� Li THIRD FIN, FLOOR ELEV. 122'-5 1/4" THIRD FIN. FLOOR ,u ... .. .. .. ... .. .. . ELEV. 122'-5 ... .. .. .. ... .. .. . WINDOW HEAD ELEV. T-8" A.F.F. WINDOW HEAD LEI... .. . .. ...... .......... ..... . .. .. ... ::H LE E[l Ll Ll Z 0 U -Lid SECOND FIN. FLOOR _ z ELEV. 111`2 5/8 - - _ _-_ _ _-_ = SECOND FIN. FLOOR AL qj -- _ -- _ -- -- -_ - - ELEY. III'-2 5/8 0 WINDOW HEAD - - - _-__ _-__ _- _- - _-_- _- - ac ELEV. T-8" A.F.F. w - _ - _ - -_ - - -_ _ - -_ - -- WINDOW HEAD - - _- --_ mii _ __ _ _ _ _ 2 19-_- -_- -_- FIRST FIN. FLOOR - _ _-— - - - _- _- _-— - - _ I su D to ELEV. 100'-0" --_ - ___- - _-_ -__- =_- =_- - =__- --_ --_ =__- --_ - FIRST FIN. FLOOR - ELEV. 100'-0" N ocilm nt Set: 1484 SF WALL AREA Ui) IT u IT Al 641 SF SIDING/TRIM AREA/TRIM 2194 SF WALL AREA I 843 SF% STONE AND F WALL INWINDOW/SCREEN PORCH AREA ELEVATION "C 1, 114011 5% OFF WALL SIDING/TRIM TRIM �� �� 0 51 % OF WALL STONE AND WINDOW/SCREEN PORCH SCALE: 1/8" = 1'-0" 1411 SF STONE AND WINDOW/SCREEN PORCH AREA ELEVATION D 60 % OF WALL STONE AND WINDOW/SCREEN PORCH SCALE: I/8" = I'-0" 0 J d ®4®® ®® ROOF MID-POINT 5 ®®®®® ELEV. 139-8 1/8 12 5 � 12 I �5 N ROOF TR. BRIG. ELEV, 131'-4 1/8" �,W �EILE OW H8'AD.F.F. FF . ■ F11 m 7 11 -17 L11 Ll THIRD FIN. FLOORHill U vm INV ELEV. 122'-5 1/4" pC p Q.. .. .. .. .. .. .. ... .. . WINDOW HEAD ELEV, T-8" A.F.F. ... .. .. .. ... .. .. LL LL LE .. .. .. .. .. .. L [ILI, Ll,ii I. LJ SECOND FIN. FLOOR ll�ELEV. III'-2 5/8" WINDOW HEAD ELEV. T-8" A.F.F. _ FF TLI :d ... .. -LLLL � F7 7 Ll FIRST FIN. FLOOR E g 4499 SF WALL AREA a N 1832 SF SIDING/TRIM AREA \ / I _ 2841%SF STONE AALL D SIDING/TRIM NDOW/SCREEN PORCH AREA ELEVATION " Z 61 % OF WALL STONE AND WINDOW/SCREEN PORCH SCALE: 1/8" = 1'-0" s -- — N - `` a 12 5 1 C � - _ E ROOF MID-POINT ROOF MID-POINT ELEV. 139'-8 1/8" ELEV, 139'-9 1/8" H � R Zia! I ROOF TRUSS BEARING � ROOF TR. BRG. _ ELEV. 131'-4 1/8" ELEV. 131'-4 1/8" 1 -1 \ WINDOW HEAD WINDOW HEAD ELEV. 1,_8" A.F.F. ELEV. l-8' A.F.F. Ll —1 THIRD FIN. FLOOR THIRD FIN. FLOOR ELEV. 122'-5 1/4" ELEV. 122'-5 1/4" WINDOW HEAD JkWINDOW HEAD FF-LLL ILLL1 E E ELEV. 1'-8" A.F.F. ELEV. 1'-8" A.F.F. EE E . 3 I� SECOND y INI, 2 0$R SECOND FIN. FLOOR . ELEV. III 2 5/8 WINDOW HEAD WINDOW HEAD ELEV. l'-8" A.F.F. ELEV. l'-8" A.F.F. FIRST FIN. OOR FIRST FIN. FLOOR ELEV. 100'-0" ELEV. 100'-0" - - - - - - - - - - - - - - COMMUNITY ROOM EXIT 21LO SF WALL AREA 1298 SF SIDING/TRIM AREA 2123 SF WALL AREA 1533 SF SIDING/TRIM AREA 8602 SF STONELANDI WINDOW/SCREEN PORCH AREA ELEVATION "Ell 1190 S FSTONE AND WINDOW/SCREEN PORCH AREA ELEVATION "G 11rq 40 % OF WALL STONE AND WINDOW/SCREEN PORCH SCALE: 1/8" = 1'-0" 44 % OF WALL STONE AND WINDOW/SCREEN PORCH SCALE: I/8" = I'-0" ell ROOF MID-POINT ELEV. 139'-8 1/8" 12 �5 ROOF TR. BRG. ELEV. 131'-4 1/8" i .. .. ... .. .. . ELEV. -W F. WI HEADOL 1' 8" AF U Ll z N THIRD FIN. FLOOR ELEV. 122'-5 I/4" WINDOW HEAD Hill 11 Hill 11 Ll 11 am lllll� 0 U N SECOND FIN. FLOOR II ELEV. 111'-2 5/8 - - WINDOW HEAD _.- � � - -- N roe t No. -ILLIki LL t� H k 11 H k 11 �LJ I i k 11 1 H k L- SOUTH BUILDING ,4 I su D to PATIO CANOPY ELEVATIONS - _ --- --- _ - - - - FIRELEV. 1OO'OR N oc m nt Set: j LH SCALE: 1/8" = 1'-0" IT U IT L FF 00 0 ELEVATION "H" w SCALE: 1/8" = 1'-0" 0 J qm*mm, m ELEI F 4mmmmm d) Q° r T N I Ln I m u1 1 -+- El U I --- 6° -- 1 ----------I "'-------- ( 0 I Q ------ QI IL s d1 at r� P 9 �1 e I i - I 7 - -I- -I- O . i t I � QO ____ICE'_ y-i_ _�____ i I I i �r II I�I F1 77q i--- R O sl FH I ------- i I —� -- -- - T 1 d) LD i �_ v •' v v Z -a 0 2 w � E Q a N w �mj i �.+ E a �o i °Ir ---Ei v — i ® a a q i L no B / O0 ELEI i i \ I � I � I O Ll ^ a FIRST FLOOR PLAN SCALE: 3/32" = 1'-0' 19AO SF Id UNITS SECOND FLOOR = 19 UNITS THIRD FLOOR = 19 UNITS vh O UNIT MIX 0 UNIT IST 2ND 3RD TOTAL S.F. % TOTAL = < TYPE FLR. FLR. FLR. O B Al (STUDIO) 1 2 2 5 5-10 SF 9.2% (I BATH) O B A2 (STUDIO) - - - - 452 SF - �� (I BATH) q = A A3 (STUDIO) 2 I I 4 510 SF 14% 16.6% (I BATH) B R4(I BATTH)) - - - - 635 SF - a - � B A5 (I BED) I I 2 57 SF 3.�% (I BATH) B BI (I BED) 5 4 4 13 665 S.F. 24,1% (I BATH) B 132 (I BADTH) - 2 2 4 �96 S.F. �.4% 22 = A B3 (I BED) 665 S.F. 40.8% (1 BATH) - - - - - ', 134 (I BATH) I I I 3 648 S.F. 5.6% eLu O B CI ((2 BATH) 4 4 4 12 1.146 S.F. 22.1% _ B C2 (2 BED) U ' (2 BATH) I I I 3 903 S.F. 5.6% N z A C3(2 BATH) - - - - 1,130 S.F. - 20 = W B C4 �2 BBATH) _ I I 2 1,130 S.F. 3.1% 31.0% O/ B C5 (2 BATH) - - - - 1,013 S.F. - B C6 �2 BATH) I 1 I 3 1,188 S.F. 5.6% z B DI (3 BED) 1 1 I 3 1,410 S.F. 5.6% 3 - (2 BATH) U TOTAL 14 19 19 54 z I� ;k 2 TOTAL TYPE "A" UNITS ARE REQUIRED 0 °' ro e t No. 0 N 2 19 w I sur De to J LL cv OC ill Set: N ITr SUBtl[T L LO 0 Ip 0 0 w 0 J IZ r ELEV F u � r u v M Qo = Q I U v topFp�rl�4 fl�� � �1111l:����� o O V Ilin limGO i 0 O ® ---- - 1�^I ¢ LJ e i it 1 i I li it 1 p I I�I 0 IF 0 o --- �'---��-, QO Fin > I ® b To --------- IQI IOU-- ----• �---- ----iil— f--- I ElI y l fu go ui * �► v V Z 15 ———— Iq w a F* E Q I -a A LDL A �- w � N I CEO a � a v� < > I I ELEI D l --- ---- ----- � I e i I i SECOND FLOOR FLAN SCALE: 3/32" = 1'-0" 19AO SF I6 UNITS SECOND FLOOR = 19 UNITS THIRD FLOOR = 19 UNITS 10 O �O m UNIT MIX N W UNIT IST 2ND 3RD TOTAL S.F. % TOTAL a TYPE FLR. FLR. FLR. O B Al (STUDIO) 1 2 2 5 5-10 SF 9.2% ll BATH) _ B A2 (STUDIO) - - - - 452 SF - �� (I BATH) 9 = A A3 (STUDIO) 2 1 I 4 510 SF -1.4% 16.6% (I BATH) B A4(I((STUDIO) - - - - 635 SFBATH) I - ,T� B A5 (I BED) - 1 I 2 5l-t SF 3.-t% (I BATH) B BI lI BATTH) 5 4 4 13 665 S.F. 24.1% a B B2 (I BED) - 2 2 4 7% S.F. 7.4% 22 = --- A B3 (I BED) - - - - 665 S.F. - 40.8% (I BATH) H O� B B4 (I BATH) I I I 3 648 S.F. 5.6% z CI (2 BED) 4 4 4 12 I,146 S.F. 22.1 O (2 BATH) U I 1 I 3 903 SF 56% _ C2 (2 BED) . . . 5& (2 BATH) C3 (2 BED) _ _ _ _ _ A (2 BATH) 1,130 S.F. Lu 20 Oc y. B C4 (2 BED) - I I 2 1,130 S.F. 31% 3-1.0% (2 BATH) B C5 (2 BED) - - - - 1.013 S.F. - (2 BATH) z B C6 �2 BATH) 1 1 I 3 1,188 S.F. 5.6% _ DI (3 BED) I I I 3 1,410 S.F. 5.6% 3 = U < > B (2 BATH) 5.6% z TOTAL 16 19 19 54 2 TOTAL TYPE „A" UNITS ARE REQUIRED O U °' ro e t No. ,x 2 19 Lv I su D to J L� N ocmntSt: `iC Mr SU ITTAL 00 I 0 w 0 J a_ U ®® N H r o --tLL 9 ELEI F 0) cr qj-- .+ u 4° = Q LT d rl U It 41 0 Ln 03 E (L O u d � M B JUL I h I �-----------� I c rL --------- L-i h- ---- p q rV I I V1 ___----- L— i 1 0 on � I I�I--I -I I l a I n _ _ �r Q F" O O U I -� CL I a w O p _a — a I __ .+ 7 1 E ----------- T v v v Z — N U ` 4;3 ❑ --I-- ILJJ `` w E Q FT �v O 2 L i � Q- si p o = = c g U b a 9 O = r QI C� 03F" w to no - ELEI D -1:� I ` I I I , I , ------------ Lc THIRD FLOOR PLAN SCALE: 3/32' = 1'-0" MAO SF Id UNITS ` SECOND FLOOR = 19 UNITS O THIRD FLOOR = 19 UNITS O , �� ,k UNIT MIX ~ a TYPE FLR. FLR. FLRR. TOTAL S.F. % TOTAL B Al (STUDIO) 1 2 2 5 5-t0 SF 9.2% (I BATH) O B A2 (STUDIO) - - - - 452 SF - (I BATH) q A A3 (STUDIO) 2 1 1 4 510 SF 7.4% 16.6% (I BATH) a - - A4 - -(I BAD 0) 635 Sr - B A5 (I BED) _ I I 2 5-T1 SF 3.7% (I BATH) ' N B BI (I BED) ) 5 4 4 13 (.0 S.F. 24.1% ( BATH) B B2 (I BATH) - 2 2 4 196 S.F. 1.4% 22 = a B3 (I BED) - - - - 665 S.F. - 40.8% (1 BATH) B B4 (I BED) I 1 1 3 648 S.F. 5.6% BATH) O B CI (22 BED) 4 4 4 12 1,146 S.F. 22.1% Z (2 BATH) s ✓(�°+ Lu B C2 �2 BBEED) I 1 1 3 903 S.F. 5.6% U O +►, °� A C3 (2 BED) - - - - Z 1,130 S.F. - (2 BATH) 20 = C4 (2 BADTH) 3�.0% Lu I 1 2 1,130 S.F. 3.7% B C5 (2 BED) 1,0-13 S.F. (2 BATH) B C6 (2 BED) I 1 1 3 1,188 S.F. 5.6% (2 BATH) z DI (3 BED) I I I 3 1,410 S.F. B (2 BATH) TOTAL 14 19 19 54 U N 2 2 TOTAL TYPE "A" UNITS ARE REQUIRED WN 0 OC o e t No. k N 2019 e I me. 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AIL_�� - ................................... ............................... ,,lr.::::::::::::`T _ :Tii eee _ - - — :::e'aetunnmisue®ur.::: ~� — �nnnnmunnle::::::::::I..T:::::::::::::� - E2:Tuo:::' m m m = m - - _ - - aetunnnnuue®nr.::: �e® tea® ® =G �=_ n _ ___ ___ __ _ _ _ ____ __ ___ v ❑ ❑ 1111111111111111111111101111111m. „IL:::::::::::•r :::Tuo::: ❑ - :::e'aetunnnuuuu®num �N crtV :t ._rNy - Wit{' 11':y - .—r:4_ rL1 I 0 m® 0 I� o m ve em _ - __� - - �®tee ---si ry �Q �g .�� a.v� �c g� ■ . . •'llllllllll" ■� __ m m m m m m e_ ■ r m- ' — m ■m—_ I-- _I - �1 .1 [PRE:.t{IIIIIIIIII IIIIIIh Illl _ r _ Apartments Page 2 of 3All 1J FIRST FLOOR PROPOSED HUGOAPAATMENTS COVERED PATIO COMMUNITY ROOM CFNFITNESS TER COLOR KEY: BUILDING TOTALS: MAIN ENTRANCE STUDIOS 9 OFFICE 1BEDROOMS 18 � � 2 BEDROOMS 24 3 BEDROOMS 3 UNIT TOTAL: 54 SECOND FLOOR -L-J] PROPOSED HUGO APARTMENTS �a �n COLOR KEY, STUDIOS I BEDROOMS 2 BEDROOMS � 3 BEDROOMS THIRD FLOOR PROPOSED HUGO APARTMENTS L'J a COLOR KEY, STUDIOS I BEDROOMS 1* 2 BEDROOMS 3 BEDROOMS Exhibit B— Manufactured Home Sites Pabe 3 of 3 STATEMENT OF SUPPORT FOR THE EXPANSION AND DEVELOPMENT OF HUGO ESTATES Dear Chair, Commissioners and Staff: I own and operate a location of Tjernlund Products at 5564 152"d St N; nearby the parcels proposed for development. This proposal provides additional affordable living options and matches the character of the surrounding area. More affordable options, with several employers within walking distance,will further strengthen this neighborhood which borders downtown Hugo. It is also important to understand that this parcel no longer makes sense as an 1-3 designation based on the surrounding character. 1-3 can potentially be developed into junkyards or semi-truck terminals among other industrial applications.Any nearby residents that oppose this should recognize this re- zoning opportunity as a chance to create a further buffer between their neighborhood and nearby industrial locations. I support this proposal as written and encourage the Planning Commission to approve it. Sincerely, /s/Andrew Tjernlund Tjernlund Products EA CITY OF HUGO COMMUNITY DEVELOPMENT DEPARTMENT Planning and Zoning Application Staff Report TO: Hugo Planning Commission FROM: Rachel Juba, Community Development Director SUBJECT: Peter Stalland- Oneka Commons Sketch Plan DATE: October 21, 2022, for the Planning Commission meeting of October 27, 2022 REVIEW DEADLINE (120-days): November 23, 2022 1. ECONOMIC DEVELOPMENT AUTHORITY (EDA) UPDATE: The EDA reviewed the sketch plan at their October 18, 2022, meeting. It was understood by the EDA that the only development the applicant wanted to complete on the site was the apartment project. The EDA did not like the idea of changing the land use to allow the apartment in the location proposed. The stated that it is proposed to be a key intersection in the City and highly visible and best fit commercial uses. They encouraged the applicant to find a better place on the property, behind the commercial areas for an apartment use. 2. DESCRIPTION OF REQUEST: The properties are generally located in the area south of Frenchman Road/CSAH 8 and west of TH 61. The property owner, Marvin LaValle, as signed a contact with the applicant, Peter Stalland(Oneka Commons, LLC), to develop the properties. The proposed sketch plan includes 8 parcels totaling approximately 92 acres. The parcels are currently vacant and vary in elevation with several constraints including wetlands, floodplain/floodway, ditches, and the Met Council sewer interceptor. The applicant is requesting review and comments on a sketch plan for development of the properties with residential and commercial uses. These are informal nonbinding comments to the applicant on the plan. 1 Oneka Commons Sketch Plan 2022 EA 3. CONCEPT PLAN: Current Zoning The properties are located in three zoning districts, Low Density Single Family Residential (R- 3), General Business (C-2), and Central Business (C-1). Current Land Use The properties are guided in three land use categories: Low Density Residential (LD) The Low Density Residential designation identifies residential land uses developed between 2 and 4 units per net acre. Commercial (COM) The Commercial designation provides areas for service retail, highway, and neighborhood- oriented retail establishments to develop. This designation includes commercial, office, and retail uses and is generally concentrated along key transportation corridors. This designation does not include residential development. Mixed-Use (MIX) The Mixed-Use designation provides opportunities for multiple compatible uses on a single site. These uses can include residential, commercial, office, retail, and public/quasi-public uses. The MIX land use designation allows residential development at a minimum density of 10 units per net acre and maximum density of 60 units per net acre. General Layout The applicant is showing development of 8 parcels of land into separate residential and commercial lots, to be developed separately. The uses proposed are single family homes, multi- family townhomes, apartments, senior housing and various commercial business. In discussions with the applicant the proposed apartments, would be the first phase. The sketch plan is proposing different zoning districts and land use than what is guided and required for the properties. The total number of proposed units and total buildable acreage of the development is not clear and is not consistent between the proposed sketch plans provided. The plan shows access to the sites from the extension of Victor Path, crossing Oneka Parkway, and connecting to the proposed extension of Fenway Boulevard from the south to the north connecting to Frenchman Road/CSAH 8. The frontage road is intended to relieve traffic and reduce the number of access points along Frenchman Road/CSAH 8. The properties are guided Low Density Residential (LD), Commercial (COM), and Mixed-Use (MIX). The developer has stated that they would like to increase the amount of residential and decrease the amount of commercial. The developer has stated that the existing market for residential is greater than the commercial market. Staff understands the residential market has 2 Oneka Commons Sketch Plan 2022 EA been on the raise. The City's zoning districts and comprehensive plan includes several acres of property to accommodate residential development throughout the City. The applicant has not clarified if they will be applying for a Planned Unit Development(PUD), but it is likely. PUDs offer flexibility to develop a site through the relaxation of most normal zoning district standards. The use of PUD zoning can allow for a greater 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. PUD approval may be granted if the applicant can demonstrate compliance with the following criteria: 1. The establishment of PUD zoning districts in appropriate settings and situations, to create or maintain a development pattern that complies with the City's comprehensive plan. 2. The mixing of land uses within a development when such mixing of land uses could not otherwise be accomplished. 3. Variations to the strict application of the land use regulations in this chapter in order to improve site design and operation, while at the same time incorporating design elements (e.g., construction materials, landscaping, lighting, open space, etc.)that exceed the City's standards to offset the effect of any variations. 4. A more creative and efficient approach to land use within the city, while at the same time protecting and promoting the health, safety, comfort, aesthetics, economic viability, and general welfare of the City. 5. Preservation and enhancement of natural features and open spaces, including but not limited to the width expansion of greenway corridors, conservation of wooded areas, development of buffer areas, reduction of impervious surface, and utilization of joint facilities and utilities. 6. Maintenance or improvement for the efficiency of public streets and utilities. 7. Establishment of appropriate transitions between differing land uses. It's unclear from the sketch plans, but it seems application is proposing the mixed-use land use designation to be extended to the west, generally where the apartment complex is shown in the sketch plan. Compliance with City Code, Comprehensive Plan, and Downtown Design Guidelines The way that the properties are zoned and guided for land use in the Comprehensive Plan is intentional. Through the Comprehensive Plan process it was determined that the areas along CSAH 8 are designated for commercial and mixed-use development. The areas further to the south(south of the proposed frontage road) are designated for residential uses. The areas that are guided mixed-use are within the boundaries of the downtown plan and are subject to the downtown design guidelines. The areas that are guided mixed-use are in highly visible areas of the City and, consequently, development in these areas will be expected to provide a higher level of site design and architectural design than other areas of the City. Typically, mixed-use development includes a combination of retail, office, cultural, or entertainment uses with the ability to integrate higher density residential uses as part of an overall master planned 3 Oneka Commons Sketch Plan 2022 EA development. Any change of the land use designations as proposed by the developer would require approval of a Comprehensive Plan Amendment. Any change in zoning for the property would require approval of a zoning amendment. The applicants plan does not comply with the existing land use designated for the properties, in the following ways: • The mixed-use area is proposed to be extended to the west, where the apartments are shown on the plan. • Unclear how the development would meet the Mixed-Use development policy and Downtown Design Guidelines. Staff recommends that the existing land use designations be followed when developing these properties. However, staff may be able to support allowing higher density residential, which could accommodate an apartment use, in the areas that are guided as Low Density Residential (LD). Allowing higher density residential in that area would provide an appropriate transition from single family residential uses to commercial development. Alternatively, staff could see the potential of a multi-family residential or apartment complex that is integrated in to a mixed- use development. The proposed sketch plan shows each parcel being developed separately. It is in staff s opinion that the applicant is not showing a vision for a mixed-use development that blends the uses together. Based in the information provided and discussions with the applicant these plans have been put together to find a location for a seven acre lot for the three-story apartment development. The apartment is shown in an area that is zoned partially in General Business (C-2) and Central Business (C-1) and partially in the Commercial (COM) and Mixed-Use (MIX) land use designation. There is some conflicting regulation on multi-family residential development, apartments included, for what uses and densities would be for zoning districts and land use. Apartments are allowed, with a conditional use permit (CUP), in the C-1 and C-2 zoning districts. The base density as outlined in the Multi-Family Residential Development performance standards (City Code Section 90-251) is 10 units per net acre. The performance standards anticipates allowing higher densities with a CUP, but no maximum density is outlined in the ordinance. The COM land use designation does not allow residential development and the MIX land use designation allows residential development at a minimum density of 10 units per net acre and maximum density of 60 units per net acre. The apartment development proposed on the seven acres would be at a density of 20 units per net acre. Any development of residential in the COM land use area, would not be consistent with the Comprehensive Plan, therefore, the applicant would need to propose the MIX land use designation to accommodate the apartment development. However, it is in staffs opinion that the apartment is not part of a mixed-use development, since the uses are not blended or integrated on one site, but rather as standalone sites to be developed separately. The east side of the properties are a part of the downtown and therefore the Downtown Design Guidelines should be met by the development. The intent of the guidelines is to provide a baseline for quality in order to revitalize and expand the downtown business district. Some of the guidelines for downtown Hugo include: 4 Oneka Commons Sketch Plan 2022 EA • Enhancement of the public realm to maintain a pedestrian-oriented downtown. • Creating a sense of arrival in downtown by placement of gateway elements. • Blending of commercial and residential development as a master planned mixed-use development. • High quality architecture, with specific emphases on French architectural elements, traditional downtown design and/or relating to existing buildings in the downtown. The downtown plan shows a mixed-use development blending commercial/office and multi- family housing uses in a master plan development. It does not show this area being planned as separate individual lots, but a plan that integrates/blends both uses together with an intentional site design. Although the uses shown on the proposed sketch plan are generally reasonable, the applicant is showing this area as developing as individual lots and planned separately. This property is ideal for planning a mixed use development blending commercial/office and multi- family housing uses in a master plan development since the there are several acres with one property owner. The applicant has not provided information on how the development would meet or exceed the Downtown Plan and Design Guidelines. Architecture The applicant has indicated that the design of the buildings in this area would be consistent with the building styles in the Victor Gardens development. They have stated the architectural theme would be required for all commercial and mixed-use areas of the proposed sketch plan. This does not include proposed residential areas. The applicant did not provide a narrative on how the buildings would related to the Victor Gardens development, meet the design guidelines, or what materials would be use on the buildings. Although it seems the buildings will be designed to be cohesive, the developer shall provide a design palette, including elevations, colors, and materials for the buildings, to ensure they are compatible and meet the guidelines. Commercial Buildings All commercial buildings are required to meet the Commercial and Industrial Design Guidelines and if the downtown area, the Downtown Design Guidelines. The applicant has not shown any building rendering example for the commercial uses. All of the buildings within the project shall have four sided architecture, with equal treatment and visual qualities, and shall meet the requirements of the guidelines. It is hard to know whether the proposed buildings would meet the guidelines as one side was shown in the rendering. However, if it exudes the quality of the Victor Gardens development, it will likely meet the guidelines. Multi-Family Residential/Apartments The applicant has provided building renderings for the three-story apartment buildings. All of the buildings within the project shall have four sided architecture, with equal treatment and visual qualities, and shall meet the requirements of the Multifamily Design Guidelines. The building rendering shows the building design with horizontal and vertical projections. Although the 5 Oneka Commons Sketch Plan 2022 EA applicant did not provide information on the building material, it looks like there would be varying materials and colors. The guidelines encourage using a mix of materials and the ordinance states that the exterior of three-story structures shall have a high percent of brick, stone, or comparable material. The apartment includes underground parking. Parks/Trails Because of the residential density proposed and proximity to future businesses special attention should be paid to the trails and sidewalks for both recreation and transportation purposes. Additionally, the development is adjacent to the Hardwood Creek Regional Trail, which connects many of Hugo's trails and parks. According to the Parks, Trails and Open Space Plan trails and sidewalks are to be built with new developments that connect the community and ensure safe access to parks, downtown, and other important areas in the City. The developer shows the trails that were built in 2017 with Clearwater Cove on Oneka Parkway North and along the ditch. The developer is proposing a trail connecting these existing trails east to the Hardwood Creek Regional Trail along the ditch. This would provide a scenic and desirable recreational amenity. There is a trail on the west side of Fenway Avenue North in the Oneka Estates neighborhood. According to the Existing and Proposed Trails Map, this trail is planned to be extended to Frenchman Avenue with the extension of the roadway. This needs to be included in the development plans. Additionally, the planned trail on the south side of Frenchman Avenue needs to be included in the development plans. Per the city code, sidewalks are required along all county roads, state highways, city collector streets, and along all city residential streets where abutting lots have a width of less than 80 feet. The developer has not shown where sidewalks would be constructed. Sidewalks have been constructed along both sides of Victor Path, which should continue. Additionally, sidewalks would be required along residential streets. Park Dedication The developer is required to dedicate land,pay a fee, or a combination of land and fee. The developer has indicated that there may be a 4.2 acre park dedicated however it is shown to primarily be stormwater ponding and a ditch, which is not acceptable. The remaining dedication would be paid in fee. These are the assumptions used in order to provide an example of what the park dedication calculations could be,based on the information provided by the developer: Units Developable Acres Density Low Density Residential: 85 units 43.7 acres 1.9 units/acre Apartments: 140 units 7 acres 20 units/acre Mixes-use: 130 units 16.8 acres 7.7 units/acre Total: 355 total units 67.5 acres 5.3 units/acre Park land dedication is preferred and 10-17% of the buildable land shall be dedicated based on the density of the development. With the assumptions above, the overall density of the proposed 6 Oneka Commons Sketch Plan 2022 EA development would be 5.3 units per acre and would therefore require 11% of the buildable land to be dedicated. Currently, the fee is $3,400 per unit. This fee is set annually, and the current rate at the time of building permits would be paid. Required Park Dedication6 *Land OR • d Calculations 11 % of the developable acres 7.4 acres 4.2 acres (56%) $3,400 per unit $1,207,000 $531,080 (44%) The above assumption is only if the entire property is master planned and uses park dedication overall. If each parcel is developed separately, the park dedication would be calculated separately. Only buildable land is accepted for park dedication. The City may accept wetlands,ponds, or other undevelopable land areas that could be incorporated in the park system but dedication credit will not be given for these areas. Trail construction is required,but park land dedication credit is not given for trail corridors. Only contiguous buildable park land is granted credit for park dedication. Based on the wetland survey for the property, not all of the proposed 4.2 acres of parkland is buildable. In 2020, Parks Commission reviewed the sketch plan from the applicant with showing generally the same proposed park and trail plan, and provided comments to the applicant. The Parks Commission provided the following feedback: • The Commission stated that the trails shown were generally in a good location as long as they were in a buildable area, not within a wetland or stormwater pond. Some off road trails were desired. • Continue the paved trail along west side of Fenway Avenue to Frenchman Road/CSAH 8. • Construction of a paved trail on the south side of Frenchman Road/CSAH 8. • Construction of sidewalks where required. • Incorporation of the greenway corridor per the 2040 Comprehensive Plan. • Incorporation of the Downtown Design Guidelines. • The Commission would consider a park in the area closer to the higher density residential development. They would also consider a combination of land and fee for park dedication satisfaction. o Any land used to satisfy the park dedication requirement shall be buildable. o Could be located within the greenway corridor. o Medium sized park with active amenities. 7 Oneka Commons Sketch Plan 2022 EA Streets and Access Generally the proposed access locations and street locations meet the intent of the Comprehensive Plan. The applicant is showing a right-in/right-out access to Frenchman Road/CSAH 8 that is not on Washington County's corridor plan and would need to be approved by the County. Washington County plans show future traffic signals at the prosed access points along Frenchman Road/CSAH 8 at Fenway Boulevard and Oneka Parkway. Developer contributions to the cost of the traffic signals will be considered with the development of these properties. The development of this property result in in the construction of Victor Path (frontage road) and Fenway Boulevard. This would require connecting to Fenway Boulevard to the south to the Bald Eagle Industrial Park and easements acquisitions will be required. The applicant has not shown the connection on the proposed sketch plan. The sketch plan shall be revised to include the street connection. Although a phasing plans has not been provided, the developer has indicted that the apartments would be the first phase of the development. The applicant has indicated that the access to Frenchman Road/CSAH 8 would be constructed and a small section of Victor Path to the apartment entrance would be constructed. It's in clear in the plan how and when the other streets would be constructed. Floodplain/Floodway The property has several acres that include the floodplain and floodway. Rice Creek Watershed (RCWD) rules and City Ordinance prohibit fill within the floodway and state that no structure will be allowed in the floodway, and that any floodplain fill will require replacement somewhere else in the property. Letter of Map Revision(LOMR) or comparable will be required to be submitted to MnDNR/FEMA for approval of any modifications to the floodway/floodplain. Typically, no habitable structures are allowed to develop in the floodway. The developer has not shown the floodplain on the plans, which limits the development of the site. Shoreland A portion of the property is within the Shoreland Overlay District for Clearwater Creek. Any property within 300 feet of the creek/ditch is subject to the shoreland ordinance regulations under City Code Section 90-137 Shoreland District. The MnDNR also has regulations for PUDs in the shoreland district. The shoreland ordinance regulates items such as setbacks, lot size, impervious surface, etc., above the standard zoning regulations. To meet the shoreland district regulations the development along Clearwater Creek will likely be limited and revised. Stormwater Management/Water Reuse The plan is not showing how stormwater management would be handled. The applicant has indicated that regional stormwater management for the site, instead of individual stormwater management for each site as it develops. This will allow for efficient use of property and is 8 Oneka Commons Sketch Plan 2022 EA encouraged for the properties. Staff has not evaluated if the stormwater management, but is supportive of regional stormwater management. Conditions for stormwater reuse for the site is ideal and should be incorporated into the development. Stormwater reuse can aid in meeting the stormwater management requirements for the development. The applicant has not indicated if stormwater reuse would be incorporated into the development. Environmental Review Any development of these sites would most likely trigger an environmental process, for example an Environmental Assessment Worksheet(EAW) or an Alternative Urban Areawide Review (AUAR). City staff have been talking to the applicant and the property owner's representative on conducting an AUAR, which will take care of not only EAW requirements, but also cover land use planning, traffic analysis, stormwater management, and environmental issues. This process will help with the development of these pieces of land in the future. The environmental review process at a minimum can take nine months or more to complete. Utilities Municipal sewer and water is available to the site. Once development phasing is proposed, staff can better determine the best means for servicing the site. The Metropolitan Council sewer interceptor runs through the property. There is an easement along this sewer line. Development of the property will need to be outside of the easement area, however, it is likely streets can cross the sewer line easement. 4. CONCLUSION/RECOMMENDATIONS: Because of the constraints of the property including wetlands, floodplain/floodway, and creeks/ditches, it is likely the buildable area of the property is less that what has been shown on the plans and the proposed sketch plan will likely change significantly when these items are evaluated. Staff recommends the applicant evaluate the wetlands, floodplain/floodway, and shoreland district regulations to determine the buildable area of the property, then prepare development plans for the property. It is unclear if this was taken into consideration with the proposed overall sketch plan. The proposed sketch plan shows each parcel being developed separately. It is in staff s opinion that the applicant is not showing a vision for a mixed-use development that blends the uses together. Staff recommends discussion on the following: • Develop the property using the existing land use plan/designations for the property, but it may be reasonable to consider: 9 Oneka Commons Sketch Plan 2022 EA o The residential area south of Victor Path (frontage road) may be able to accommodate higher density residential that would provide appropriate transitions from single family residential to commercial uses. o The apartment complex could be integrated into a mixed-use development blending the various uses with the buildings relating to each other or could be located in areas with residential land use. o The EDA should comment specifically on the location of the apartments in the area designated commercial in the 2040 Land Use Plan. • Incorporate the Downtown Design Guidelines into the development. • Incorporate the Parks Commission comments into the development. • Incorporate stormwater reuse into the development. • Incorporate regional stormwater management into the development. • Phasing of road construction for the property. The applicant is requesting review and comments on a sketch plan for the properties showing residential and commercial uses on the property. The applicant would like comments on the following: • The proposed land use designations and proposed uses • Proposed park dedication • Building architecture • Street locations and access points ATTACHMENTS: 1. Location Map 2. Existing Zoning Map 3. Existing 2040 Land Use Map 4. FEMA Floodplain Map 5. Downtown Plan 6. Applicants Narrative Dated July 8, 2022 7. Applicants Sketch Plan 8. Applicants Sketch Plan over Existing 2040 Land Use Map 9. Applicants Sketch Plan for the Apartment Complex with Proposed Architecture 10 Oneka Commons Sketch Plan 2022 ; .. olo IA IJO l� 0 r n i v r-. e !4, e ��t ■ GV\ Met Council Interceptor Parcel Boundary selection Roads Site Hugo Border -'r Parcel Boundary ` N CITY OF Oneka Commons T Location Map 0 700 11V� EST.,eos Hugo, MN Feet 1 in=700 feet CITY OF IWGO � M- EST.1906 ,i - �` _ Oneka Commons Existing Zoning ' Hugo, MN 4 QSubject Parcels Right of Way Roads Parcel Boundary Zoning Districts (LA)Long Term Agricultural (AG)Agricultural 1 (RR)Rural Residential (R-1)Large Lot Single Family Residential (R-3)Single Family Detached r , Residential ■ (CR-3)Central Residential (R-4)Low Density Multiple Family Residential _(R-5)Medium Density r•; Multiple Family Residential (NS)Neighborhood Service (RC-1)Restricted Commercial (C-1)Central Business (C-2)General Business _(FCB)Future Central Business (BP)Business Park (RI-1)Restricted Industrial (1-3)General Industrial (FUS)Future Urban Service (PUD)Planned Unit 1 Development a Water N 0 500 Feet 1 in=500 feet t CITY OF fWGO EST.1906 1 J Oneka Commons Land Use - ' Hugo, MN 1--­11.1. 1 QSubject Parcels ' —Right of Way —Roads Parcel Boundary LandUse Agricultural (AG) Large Lot Residential (ILL) C Very Low Density(VLD) Low Density Residential -(LD) Medium Density Residential (MD) High Density Residential (HD) ' C Business Park(BP) Commercial (COM) :f Industrial (IND) Mixed Use (MIX Public/Quasi-Public (PQ) a N 0 500 i Feet E 1 in=500 feet 147th Wn:; ilh. f O t � A4 pp �- - m ..•• . .• - •. �.., 146th x , m. a. - 14 t t-No 0 - 143rd 004rt-Nortt3. c . c o --' co w a: 142nd Street North ~ �Q a NOrfh, / I 142nd Street North T s ' L 141st Street North w 3 . - LL c i LL :E sue" ,5.tr ..,a Hugo Downtown Framework Plan Final Plan&Design Guidelines The Downtown Plan mom Improved park with future community center ❑ � , _ City park with trails,gazebo, Traditional o dock, pedestrian bridge residential blocks C r Shared public parking ° od ❑ ❑ t Carpenters on the Lake New mixed-use B development with housing,offices and complementary retail/commercial uses Walkable community spaces ;�. along trail ROW Re g rr • New mixed-use r development blending T Additional downtown office and multi-family y , senior housing housing uses �7 _ ❑ t �] J Ll a g � —a -- L-1Cdaiof QIQ Proposed trail connections f [ old �'❑I p ! Q LID p EIQ 11a �� ❑a �n ® l \ LANDFORM Hugo Downtown Framework rNorth Page 6 of 23 ENGINEERING F'G_ Cubed SURVEYING PLANNING July 8,2022 City of Hugo Attn: Rachel Juba, City Planner 14669 Fitzgerald Ave.North Hugo,MN 55038 RE: Knut Development LLC - Sketch Plan Dear Ms. Juba, Please accept the application and packet for review and discussion of the Sketch Plan for the LaValle property specific to a proposal for two conceptual 70 unit apartment buildings (140 total units)which would be three stories in height plus understory parking garages. We are looking for Hugo's support of this concept and to determine a path forward for construction of the necessary facilities to allow construction of the apartments. At this time it is not economically feasible to invest in the infrastructure for future commercial/mixed uses which are speculative at this time. We see getting an apartment project kick starter for the single family residential development. Once there is positive growth in the residential area, the commercial/mixed use developments will come. The sketch plan is quite similar to a plan submitted and reviewed in early 2020. The main difference being a single 150 unit apartment is now there are two - 70 units apartment buildings. The apartments would be upscale, market rate buildings similar to what developer Peter Stalland has built in many locations in the greater metro area. Mr. Stalland has a purchase agreement in place for the apartment location and the mixed use area to the east (approximately 28 acres). Three existing building examples are provided to show the quality in architecture and interior finish that is proposed. Please accept this application and let us know if there is additional information needed to start the discussion to move the development of this project forward. Thank you, Mark R. Welch, PE 14070 Highway 52 Southeast, Chatfield, Minnesota 55923 Phone 507-867-1666 ♦ Fax 507-867-1665 ♦ www.ggg.to Current Zoning Acres Proposed Net Density Apartment Parcel 7 140 20 Low-Density Res. 43.7 85 Lots 1.9 Mixed Use 16.81 130 Units 7.7 Total 67.51 355 5.3 Notes: Apartment: (1)Apartment parcel is currently 5.2 acres commercial and 1.8 acres mixed use Mixed Use: (2)Two mixed use resideintial structures are depicted totaling 130 apartment units 7/20/2022 ? �NORTH LINE OF SW1/4 of NW1/4 `I g 6 5 4 3 2 1 6 5 4 3 2 1 is rn 4/17/15 12 9? 4TH AVENUE Z }}< 6 5 4 3 2 1 6 5 4 3 2 1 z FREN�HM 66 7 8 9 10 1 7 8 9 10 11 12j s RpAp EASEMENT PER p A N R g D z z = G °o No 7 PER 146TH STREET NORTH W _ \ 254009, 254011, 254014. 25 ~ yA O zz _ 4p15, & $�; O O �17 4018 z 63J.23 6 5 4 3 2 1 j b 5 4 3 2 1 __ _ Way wx C O Right of Se vcr E- / InB Per Was =e,z.ac Z 19ht Wo sarn nt LLJ oe hington unt UN 7 Y > r Coc N.o - Y Right of Pla No. R R Q `' shln9ton ountY R, t 147—CS, Oq D V 'J W M M E t)AL J Right of Plat o. ,47_ �69. �.� -.- .1�� ,og A.N.e acr s f/ ��/ CSAH38 � —~��� o02Meps Q 7 8 9 10 11 12 7 8 9 10 11 12 / / oNc°'" v 7/ 5/ LL li V SON, p gym. � �x 0< - 146TH STREET NORTH �- R °� COM ER A ,.59 acres ± 6 5 4 3 2 1 7 T A vs COMMERCIAL p0C N 1.5 acres f 32425p r COMMERCIAL N 5.5 acres f Q 7 8 9 10 11 12 n 8 olnt o gining of a terllne D� S 0 RES 145TH STREET NORTH 16 l 1 ii eon T—A P°�so r �C1W'A ,1 eO'4 O � o 9� S°7we aw yo 0 P Cre 911 0 of aaa✓ o `40. 07 LIDESIDENTIA N n .9 acres f sue_ _ efr \ Jig HUGO INVESTMENTS LLC (� n eraep a� C .` Sewer 3.5 acres f ease�enr AP e� TRq/4 N° ej95a I a 9�� C) T I0 ��- ��' APARTMENTS/MIXE U 1.0 res f / J ° _ 6.1 acres ' x R STA gf �, °•, s1 �- TR AI L I PARK OF E j9p 2� O� �� �� \� GRAPHIC SCALE 1 19 2� �i�_ 9// / a 200 0 100 200 400 00 �S s ( IN FEET ) s 2 9 1 inch = 200 ft. 142NP 5T. N. O Z SE ING 1 Lij W '03 \ Q a1 Q > Y ti� z 15 s z 24. 3 COMMERCIAL LAND USE P AN 9� C/ � � 4� w 14 F 14 \ _ + ✓ 9`�ry 13 Fs, PAR 43. 7 ACRES LD RESIDENTIAL LA D USE PLAN Q 12 .I N 16 . 8 ACRES MIXED USE LAND USE PLAN C C 7 10 9 8 6 ` NC�- 141ST COURT NORTH BEACON 5 DATE: 6/28/22 REVISED BY DATE I HEREBY CERTIFY THAT THIS PLAN, CITY OF HUGO SKETCH SPECIFICATION, OR REPORT WAS PREPARED Prepared For: BY ME OR UNDER MY DIRECT SUPERVISION DESIGNED MRW AND THAT I AM A DULY LICENSED On eka Commons LLC O O PROFESSIONAL ENGINEER UNDER THE LAWS OF r� DRAWN AJK WASHINGTON COUNTY SITE PLAN THE STATE OF MINNESOTA. 19356 Meadowridge Trail N. MARK R WELCH Marine on St. Croix. MN 55047 CHECKED MRW BENCHMARK: 1 DATE REG. NO. 42736 SHEET 1 FILE NO.: 20-004 OF 1 SHEETS II / a I■I���� PF 65 S % -1 AcrA RO ' . 53 ':Z3 .. yam .0-y IMINIr • ,,- it COMMERCIAL1.5 acres , fi \ •� i•.�� I s•i •!ice!• �.�•' ice" �-( ��� � � • � i �� �- •� � i .. •� i260.65 LID RESIDENTIAC' 36.9 acres ���• •��: 1••i) -1 acres 180.00 100.00 297.49 moAl TR—A I LPARK �I /•/ \ , ` 1 n�4.! y • - •� .7 1 HEREBY CERTIFY THAT THIS PLAN, EE�l 74, 7 SPECIFICATION, OR REPORT WAS PREPARED Prepared For: CITY OF HUGO LAND USE PLAN BY ME �I•l1 I /I • <` �l o,�• ■ ` � L L ,I:• � L L � r r I/I• OR UNDER MY DIRECT - • AND THAT I AM A DULY LICENSED Oneka Commons LLC PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. 19356 Meadowridge Trail N. WASHINGTON COUNTY SITE PLAN MARK R WELCH Marine on St. Croix. MN 55047 BENCHMARK- SHEET 1 DATE REG. NO 42736 FILE NO.: • ••♦ OF M COMMERDAL GRAPHIC SCALE 50 0 25 50 100 5 . 5 acres + (IN FEET) 1IN=50FT 7 . 04 ACRES 0 o s�o PARKING OA 192 SURFACE SPOTS 140 COVERED SPOTS 308 SPOTS REQUIRED 332 SPOTS PROVIDED 6 HANDICAPPED REQUIRED 8 HANDICAPPED PROVIDED I RIMH 0 s�o O � erc O , ep �o 0) der �a 0 sere 'der Oo c � 0 2 S8 GAO STAT O DATE: 6/28/22 REVISED BY DATE HEREBY CERTIFY THAT THIS PLAN, CITY OF HUGO APARTMENT SPECIFICATION, OR REPORT WAS PREPARED Prepared For: DESIGNED MRW BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED On eka Commons LLC O O PROFESSIONAL ENGINEER UNDER THE LAWS OF o DRAWN AJK WASHINGTON COUNTY SKETCH PLAN THE STATE OF MINNESOTA. 19356 Meadowridge Trail N. MARK R WELCH Marine on St. Croix. MN 55047 CHECKED MRW BENCHMARK DATE REG. NO. 42736 SHEET 1 1 FILE NO.: 20-004 OF 1 SHEETS V6 .. - • +'Arm HUGO i N HOUSING HUGO, MN RENDER 1 7-8-2022 CR ■■ _x . . _ 13 IDED :5ar 7 r - _ a. .. v. 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