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HomeMy WebLinkAboutPC PACKET 12.14.23 � �V Agenda EST.w06 Hugo Planning Commission Thursday, August 24, 2023 Hugo City Hall 7:00 PM A. ROLL CALL: Andress, Arcand, Derr, Granger, Kelly, Kleissler, Lessard, Petty B. PLEDGE OF ALLEGIANCE C. APPROVAL OF MINUTES 1. August 24, 2023 D. PUBLIC HEARING 1. Minor Subdivision and Variance — Larry and Louann Hanson, 14565 Irish Avenue North. E. NEW BUSINESS F. OLD BUSINESS 1. Update on the Highway 61 Visioning Study 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, August 24, 2023 Chair Kleissler called the meeting to order at 7:00 pm. PRESENT: Arcand, Derr, Granger, Kelly, Kleissler, Lessard ABSENT: Andress, Petty STAFF: Rachel Juba, Community Development Director Max Gort, Associate Planner Pledge of Allegiance. Approval of Minutes for the Planning Commission Meeting of July 13, 2023 Commissioner Petty made a motion, seconded by Commissioner Lessard, to approve the minutes for the Planning Commission meeting of August 10, 2023. All ayes. Motion carried. Public Hearing: Minor Subdivision —Heidi Harvieux,Jody Avenue North Staff gave background on the proposed Minor Subdivision for property on Jody Avenue North. The property owner, Heidi Harvieux, requested to split the 40.06 acre property into two parcels at 30.06 and 10.00 acres in size.. The property is zoned and guided in the Comprehensive Plan as Agricultural (AG). Properties in the AG zoning district have a minimum lot size of 10 acres. Staff is of the opinion that the proposal meets the necessary criteria of approval, and recommended approval of the Minor Subdivision subject to the conditions listed in the resolution. Chair Kleissler opened the Public Hearing at 7:04 PM No one spoke. Chair Kleissler closed the Public Hearing at 7:04 PM. Commissioner Arcand stated that the proposed minor subdivision looked good. Commissioner Arcand made a motion, seconded by Commissioner Granger, to recommend approval of the Minor Subdivision request for the property located on Jody Avenue North All ayes. Motion carried. August 10, 2023 PC Minutes Page 2 The Minor Subdivision request will be presented at the City Council meeting on September 5, 2023. New Business None. Old Business None. Adjournment Commissioner Derr made a motion, seconded by Commissioner Lessard, to adjourn at 7:06 PM. All ayes. Motion Carried. Respectfully Submitted, Max Gort, Associate Planner Agenda Number D.1 CITY OF HUGO COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT TO: Hugo Planning Commission FROM: Max Gort, Associate Planner SUBJECT: Larry and Louann Hanson, 14565 Irish Avenue N. Minor subdivision request to split a 20-acre parcel into two 10-acre parcels, and a variance request to allow the created parcel to the south to have a lot width of 226 feet, where 300 feet is required by ordinance. DATE: December 11, 2023 for the Planning Commission meeting of December 14, 2023 ZONING: Agricultural (AG) REVIEW DEADLINE: January 19, 2024 1. DESCRIPTION OF REQUEST: The applicants, Larry and Louann Hanson, are requesting approval of a minor subdivision to create two lots out of a 20-acre parcel into two parcels, each 10 acres in size. The applicants are also requesting a variance from the minimum lot width requirement to have the created lot to the south be 226 feet wide, where a lot width of 300 feet is required by ordinance. 2. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has limited discretion in approving or denying a minor 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. 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. Hanson Minor Subdivision and Variance— 14565 Irish Avenue North Page 2 3. ANALYSIS: A. Surrounding Land Use and Zoning The surrounding properties are zoned and guided in the 2040 Land Use Plan as Agricultural (AG). The surrounding properties to the north, south, and west range from 7 to 34 acres in size and are occupied by residential and agricultural uses. The property to the east is 64 acres in size and occupied by a shooting range. B. Natural Characteristics of the Site The property has some rolling hills with its highest point on the north side. The property has wetland in the rear towards the east property line. There are rows of trees along each property line providing screening from the road and adjacent properties. 4. MINOR SUBDIVISION REQUIREMENTS: Minor Subdivision Request Lot Size The Agricultural zoning district requires a minimum lot size of 10 acres with a 300-foot minimum width and a minimum depth of 480 feet. The two proposed lots will meet these requirements, except that the southerly proposed lot will have a lot width of 226 feet at the front setback line. The applicant is requesting a variance from the minimum lot width requirement for this proposed lot. VARIANCE STANDARDS: The Planning Commission must review the requested variances with the standards outlined in Section 90-38 of the land use regulations. Staff used these standards to review the variance request and finds the following: (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; Residential lots that are 10 acres in size and have a minimum depth of 480 feet are permitted in the Agricultural zoning district. The variance request is due to the property's unique shape, as well as existing buildings on the lot that would not meet setback 2 Hanson Minor Subdivision and Variance— 14565 Irish Avenue North Page 3 requirements from a property line that evenly splits the lot. A lot with a width of 226 feet will not look noticeably different than a lot that meets the lot width requirement. The applicant is proposing 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 unique in that it is a 20-acre lot with a lot width of 554 feet, which is less than the typical 600 feet, and a lot depth that is greater than what would typically be seen for a 20 acre lot that is split into two 10 acre lots. The existing buildings on the property cause the property line to shift further south to accommodate the minimum setback requirements for these buildings. The proposed lots would be 226 and 328 feet wide, respectively, at the front setback line. Due to the lot's greater depth, the created parcels would maintain the minimum lot size of 10 acres. It is in staff s opinion that the need for a variance is due to the existing dimensions of the site and not due to circumstances created by the landowner. c. Character of Neighborhood. The variance, ifgranted, will not alter the essential character of the neighborhood. Lots of 10 acres in size are common in the AG zoning district. The minimum lot width of 300 feet is to maintain a character of large lots with a greater distance between homes than in an urban single-family residential district. A lot width of 226 feet at the front setback line will not noticeable change the character of the area. It is in staffs opinion that there are practical difficulties in meeting the lot width requirements for the AG zoning district. (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 for a minimum lot width is to create large lots with a greater distance between buildings. It is in staff s opinion that there would be a reasonable amount of distance between a proposed home on the site and neighboring homes, and that the lot will not be noticeably narrower from the view of the road. The variance as requested meets 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. Lots of at least 10 acres in size are permitted in the agricultural zoning district. (S)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. 3 Hanson Minor Subdivision and Variance— 14565 Irish Avenue North Page 4 The property is not located within a FEMA designated floodplain. (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 proposed parcel to the north is served by existing well and septic. The proposed parcel to the south will need to have an approved septic permit prior to the issuance of a building permit. The applicant has submitted a soil test indicating that there is sufficient space on the new parcels that is suitable for a septic system on both proposed parcels. The locations have been approved by Washington County. Conclusion It in staff s opinion that the applicant meets all the criteria necessary to approve the variance request. Utilities The property is currently outside of the Metropolitan Urban Service Area(MUSA), which means the property is not eligible to receive City sewer and water. Services are not currently available to the site or planned for the site in the future. Any parcel proposed to be future home sites and would need a new well and septic system. The applicant has submitted a soil test indicating that there is sufficient space on the new parcels that is suitable for a septic system on both proposed parcels. The locations have been approved by Washington County. Grading and Wetlands A grading plan will have to be submitted to the City prior to the issuance of a building permit for the proposed lot. The applicant shall demonstrate the building sites will comply with the City's regulations regarding building elevation related to groundwater. A permit will need to be obtained from the City for the location of the new driveway. Prior to the issuance of any building permit the applicant shall demonstrate that the proposed home and buildings will not impact any wetlands. Stormwater management Prior to the issuance of any building permits the applicant shall demonstrate that the proposed parcels meet the Rice Creek Watershed District Rules regarding stormwater management and erosion control. Streets 4 Hanson Minor Subdivision and Variance— 14565 Irish Avenue North Page 5 The proposed parcels have access to Irish Avenue North, an existing city street. At the time of application for a building permit, the applicant shall apply for a driveway permit and dedicate a 30-foot wide right-of-way easement. Sidewalks/Trails There is a proposed trail in the 2040 Comprehensive Plan along Irish Avenue North. Prior to the issuance of any building permit, the applicant will need to demonstrate that the proposed trail will not be impacted. Park Dedication and Open Space A park dedication is required of all land subdivided for residential purposes. The applicant will not be dedicating parkland with this project, and would therefore be responsible for the parkland dedication fee, currently set at $3,400 per lot. The applicant is only responsible to pay for the creation of 1 lot. 6. CONCLUSION AND RECOMMENDATION: It is in staff s opinion that the requests meet the necessary criteria to approve a minor subdivision and a variance. Staff recommends approval of the minor subdivision and variance requests subject to the conditions in the resolution. ATTACHMENTS: 1. Location Map 2. Variance Resolution 3. Minor Subdivision Resolution 4. Site Plan 5 T y' n it v 1 z i rr. wP1. % ` lli A . 4$ y Sr .P r '•' Ot '• i •T i Site r� Parcel Boundary selection Parcel Boundary Roads CITY CIF 14555 Irish Ave N N 0 250 500 T A Feet 11�.J Location Map EST-1906 � _ Hugo, Minnesota 1 in = —483 feet RESOLUTION 2024-XX APPROVING A VARIANCE FROM THE MINIMUM LOT WIDTH REQUIREMENT FOR PROPERTY LOCATED AT 14565 IRISH AVENUE NORTH WHEREAS, Larry and Louann Hanson have requested approval of a variance to allow for a created lot to be 226 feet wide at the front setback line, where a minimum lot width of 300 feet is required by ordinance, on property legally described as follows: See Attached WHEREAS, the Planning Commission has reviewed said variance at a duly called public hearing on December 14, 2023, and recommends approval with the following findings and conditions: 1. The proposed facilities shall be in adherence to the site plan dated October 10, 2023. 2. The proposed variance is permissible by law. 3. Residential lots that are 10 acres in size and have a minimum depth of 480 feet are permitted in the Agricultural zoning district. The variance request is due to the property's unique shape, as well as existing buildings on the lot that would not meet setback requirements from a property line that evenly splits the lot. A lot with a width of 226 feet will not look noticeably different than a lot that meets the lot width requirement. The applicant is proposing to use the property in a reasonable manner. 4. The property is unique in that it is a 20 acre lot with a lot width of 554 feet, which is less than the typical 600 feet, and a lot depth that is greater than what would typically be seen for a 20 acre lot that is split into two 10 acre lots. Due to the lot's greater depth, the created parcels would maintain the minimum lot size of 10 acres. It is in staff s opinion that the need for a variance is due to the existing dimensions of the site and not due to circumstances created by the landowner. 5. Lots of 10 acres in size are common in the AG zoning district. The minimum lot width of 300 feet is to maintain a character of large lots with a greater distance between homes than in an urban single-family residential district. A lot width of 226 feet at the front setback line will not noticeably change the character of the area. 6. There are practical difficulties in meeting the ordinance standards. 7. The spirit and intent of the ordinance for a minimum lot width is to create large lots with a greater distance between buildings. It is in staffs opinion that there would be a reasonable amount of distance between a proposed home on the site and neighboring homes, and that the lot will not be noticeably narrower from the view of the road. The variance as requested meets the spirit and intent of the ordinance. 8. The use is allowed in the AG zoning district. Resolution 2024-XX Page 2 9. The property is not located within a floodplain area. 10. The property is served by City sewer and water. 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 request for Larry and Louann Hanson to create a 226-foot wide lot, where the minimum lot width is 300 feet, for the property located at 14565 Irish Avenue North. ADOPTED by the City Council this 8ffi day of January, 2024. Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk RESOLUTION 2024-XX APPROVING A MINOR SUBDIVISION FOR LARRY AND LOUANN HANSON FOR PROPERTY LOCATED AT 14565 IRISH AVENUE NORTH WHEREAS, an application has been filed by Larry and Louann Hanson that requests approval of a minor subdivision for property located at 14565 Irish Avenue 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 December 14,2023, 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 Heidi Harvieux, 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 November 3,2023. 2. Prior to recording the minor subdivision: a. The park dedication shall be cash-in-lieu of dedication for a total of$3,400. 3. Prior to issuance of any building permit: a. The applicant shall provide a grading plan that reflects the current topography and proposed grading. b. The applicant shall demonstrate that the parcels are able to meet the Rice Creek Watershed District Rules. c. The applicant shall demonstrate the building sites will comply with the City's regulations regarding building elevation related to groundwater. d. The applicant shall demonstrate that the proposed home and buildings will not impact any wetlands. e. The applicant shall demonstrate that the proposed trail along Irish Avenue North will not be impacted f. The applicant shall obtain a driveway access permit. g. The applicant shall dedicate a 30-foot right-of-way easement for Irish Avenue North. h. The applicant shall obtain drainage and utility easements over the wetlands on site. i. The applicant shall obtain a septic permit from Washington County ADOPTED by the City Council on January 8', 2024 Tom Weidt,Mayor ATTEST: Michele Lindau, City Clerk CERTIFICATE OF SURVEY , / \\\��- N 1/4 corner of o Sec. 23, Twp. 31, Rng. 21 MINOR SUBDIVISION 1 i \\ ` S89°19'40"E 1574.01 Found 1/2" iron pipe monument I I I I 1 I / ' �\\ w/cap 6617 0.80' NW of property corner 38.90 - / I I I 1 I J I OHE OHE�- OHE OHE i OHE 1 OHE OHE OJiE o \ 1 439.77 , I \ -- , - 1 584.61 \ , � � i I � i --- -- -\I -- -- �---r--T---�---�-�Tlr- �- -- --�-- -- � -- -- -- -- ' -- -� --T-- / --�--- I -- ------�-- -- _ � 510.73 1 I . i-- l-L i I Fence corner /�' T / \\\ 1 , , - I , , / , / , , I on property x 1 1 I , / Barbed wire -� \ \ a line i I \\ i North line of the South 20 acres -�� fence on o �\\ Fence corner is 0.8' 00 1 I I1J / I / / / , ,' I 1 I I , / property line i I _______________ SW of property corner 1 / , I I I of the East 64 1/2 acres of the P P Y , , Found 1/2" iron pipe monument I rn i o i / / i ,'� l i i i E 1/2 of the NW 1/4 and the ,' �,/ >; w/cap 12043 Weber 11 -50-- i I ' ,' \\ 111 West 15 1/2 acres of the SW 1/4 \ /� 13 foot wide / / / !�EBEVj 1022.3 1 I of the NE 1/4 I / ,. ���, 1 access gate - --T----------------�. i I w I �/ % j //� I ' SB B2 / / I .��' / I I / I ELEV= 1016.2/ / I /x , / ^o`Z / _ i / ,' / �xx x x x x ,o Q) .' I v � I / I I / � Soil test area ___ I�/ SB B1 7,963 Sq. ft. // I / I �/ I i `� l / ,' l I / + _ 137.00 I - - - - 1 I I / x I / / / I N / 21'SOE - r7 1 1 ELEV=1018.6/ - / r- House j j 1 1�____� --- ij x /'SB B4 ob`O / �� ,,1022 �'/ / ,---�\ / / /4 -- / I N 1 1 / -- -_____1�I Ln ELEV=1024.5 , , `.�`�.�� - , �- East line Of the E 1/2 , , t�,\ -�C14 � End of fence / _ I 36.5 1 I I I / / ,. / ,moo' �� �� �� ' / 'i�o �� w i / / 0.9' east of LO 1 1 / x , / 0 1 of the NW 1/4 'co line N Jam, I/ / I / o',o I 1 �I / // . / / PARCEL A ; ,o I ,' Also, the West line of the 1-� / o�h y/ property z -10.1 1 1 `\ I ;/ ; // , , SW 1/4 of the NE 1/4 , , ;/ �'o/ \\ .II, Lq a; �'14.0 1 1 11 1 r l i i �� / l l - ,�+ 1 . \ a� LLI_ 01 0) I \ 1 1 I I I ' ' North line of the South 299.00 feet - \ / / o / Drainage a \ CD � z 1 \ 12.5� I \ ` o of the E 1/2 of the NW 1/4 1 \ / \ I \ �_____� �� ►�, �, ^oti / / 11 \ �- North line of the South 299.00 feet CO 4, 111 Utility N LO M LL1 V vv i � 1 v , i i v I + Co o Easement \� > I E _ \ ` \\ -- -- -- -- -- _ \ , of the SW 1/4 of the NE 1/4 0 / co I - - ` �24.1' V vv t° r' -- --�-- - - 1 �` l ` + / o� Lq w LL1 �- -� I ---I--- -- -- ---�-- -� /-�^ , ML Z n w 1 I /oN� \ 4.3` o \`, 35.7 \ _ ,, /I", N 583.51 i' - 40 E 1094.24- / i I / -- Lo �/ S89°19' w -C \ mN "� NE m rri 'Shed ---------------------------------- -- - ----- + -�' N89'19'40"W 203.10 ;�\ /I cn -C 0 1 = = I / Silo /,�-- S89°19'40"E 307.63 1 1/ 2 _ , 4' 1 o I 32.5 -- - -- -- I _ _ 583.50 ----;--------------------- -----� �510.73 , ,- - 4, 1 ll O I I ° '47.0 23.6 I 1 - --- -- -- --�--- -- -- -- -- --J----�-- + /'1 � 1, / O O 4_1 _ O / i A �- _ 1 i A \ % Z O i -40- 1 I I I o- West line of the East 583.50 feet o -` N o Barn \ 0 o O O ` ---- x-�-x-v �L III, I - �, N N of the E 1/2 of the NW 1/4 i C, r� I I I S�° ,II v � \ o -- A 1v v �� � I `\ O i i x ^ 001, _ CV I \�� . od I \ \ 0. . 00 N W II 1 \\ I \ ---4--�-- �\ - -- _CVI I I �� `� co I \ \ �L�� O � N 37.91. i \1441.86 �\ 1 �\ _ 1 01 - - - - I 11 \ N Ln- I 1 >k --_ \ �\ 0) c cn cn + �� -- -_- \ - - - -- - r - - - - - - - - - - - - - - L - - - _----- -�� I 1 w 1 lii ' ' _ \ N89°19 40 W 479.77 ' 1 __-- --- --T _ I / - - - - - - -------- \I \ xl - 00-� cal o I V I o \\ -- - �\--�\\- x � SB B5~ -- -- \ SB B6 I I `�i `�i i- I I / I O 11 \� - \I / W O N ELEV= 1018.7 I v v /I `._� I / I I ` �' ` / C I ��� ELEV= 1014.9 ------ �\ I \ 1 N d \ I / North line of the x \ \ ; / South 226.00 feet of _ \ I \ w .� I the E 1/2 of the NW 1/4 X��\\ `\ ________-- \\ i `�\\ \\\ i 0 xl // (J o r� = 1 I \� -- \ SB B7 \\ \`� O / �\ �� I Z O /' I I /� O N \I I ��\ I x \ Soil test area �� ELEV=1014.3 ` i t \ I __- �----_-__ O x I / I ---------- Possible ` _ 13,767 Sq. ft. `� \ 6 PARCEL B / \ I rn _� r O \ °// /\III, 4 1 \ I I f N 6 3 3 \ -60x60 �' - /' �`� 70 N i' i 1 I rn \� oo� r7 a) I 1 ------- I �� house pad �� �/ `�\ �\ 78,1_�� / 1 I r' N \\ \\ N '` 1 00� N o I I o i x location I I \ \\ \\i " I 2tii Possible 66• 1 1 I I 1 / \ 0 00'00'E /' I 0 0 / I co \\�� I -y' N8 40.00- S 30• X -- a� N N Proposed -f_-----'��`gs O0•, / `� �\ 1 1 I o 1 I 1\ I / c N/ �� I N driveway BOO i' ��00 E .�. '/ .\\ `� zo I 1 \\ x I/ �- Drainage III, o L I location o o y x .� ; _ �o 's, I 1 I N i �- Southwest corner of I \ I , f , & o b o• _ �/ N I \ / i / Y O I ��� i `,� off-- III, / i \� w °�8 / s6 68 �� �` I i 1 / the SW 1/4 of I \ " i / Utility w I wT= Drainage \ �2 �� I \ , the NE 1/4, i \\ I II X / / Easement L \ �\ j i,'poO 9 1 x p ELEV=1009.5 \ 7 ` --` I \ / III, ---_ 0 I '70 I o _ �' & 1 I -o `� s \ �` i ---' \ 1 ` I / / Also the southeast i \\ I \ 1 / ° w ---- 1 1 °� �y� ,��, o i �' Utility \\ i Zo 79� ° i �� \ \ I ; / corner of the E 1/2 i \� 1 N�\� , � ° j 0 w h / I , \ 1 I N o 10 10. �� �� I \ \\ \\ I / / I I I cP 0 co , Easement 0 I �\ ^ / I_ , \III, ! \ Ix / c� ,� l�_� �\ ` i �/ of the NW /4 I o_\ I 1 `\ �i __ _ / '� ----- \ \ 1 '-- _S89°19'40"E 166.45 - I ` I `� \ ` `� / I I \� 0 (� 1\ w �' Z x x�x Ilx ;�x�Lxx )maxxx-z -,,\ `}- --- - --T-r 1- --\j --T-- -- -- -i- -- -- -- - 1� - j 1 `\ _�\/ \� 12.57 I- ---------- '- 1568.10 \ _ - y _ / _ _t I � � \ 162.00 / �\ � �/ �13.4- � \ � I / /� -I- -o-- open1/2" 1 I 350.00 -�- _- ron _ -� -`a\ \\ 514.05 I I �- i )-xx I x xx-� ��\ \\\ \� \ Found monument \ \�I i \\ .�� --------- \ -� / 498.16 \ \ �\ 1 / - 2115.93 I A \ _ --- / V 169.00 - 7 I -37.23 - 1026.05 \\ ` �� \ -/ -- / I South line of the E 1/2 �\ \\ N89°19'40"W 1574.01 ` \ _ / \\ \ of the NW 1/4 �� v v ` v \\ `. `� ,__-- ---- . '� South line of the SW 1/4 -�� \\ -.I �.�� _- ---- N89°19'40"W 5258.02\ of the NE 1 4 LEGEND SURVEY NOTES: l / • DENOTES FOUND 1/2" IRON PIPE 1. Orientation of this bearing system is based on the Washington Coordinate System NAD83 (1986 adj.) SOIL BORING TEST AREAS: Parcel B GROUND ELEV. MOTTLED SOIL VICINITY MAP 1 00 Performed by: Josh Putt- Lic#4063 Dated: September 13, 2023 SOIL BORING NO. 5 1014.9 1013.7 MONUMENT W/ CAP MARKED 6617 2. Vertical control: MNDOT BM "Paul Reset" Elev = 932.38 (NAVD88 Datum) i � Parcel A GROUND ELEV. MOTTLED SOIL SOIL BORING NO. 6 1018.7 1017.6 UNLESS LABELED OTHERWISE 11 SOIL BORING N0. 7 1014.3 1013.1 SOIL BORING NO. 1 1018.6 1017.5 ° O DENOTES SET 1/2" IRON PIPE 3. Property address: 14565 Irish Ave N. Hugo, MN 55038 PID: 2303121240002 \\ N SOIL BORING N0. 2 1016.2 1015.0 SOIL BORING NO. 8 1009.5 1008.5 S 1/4 corner of \ 1 MONUMENT W/ CAP 49021 Sec. 23, Tw 31, Rn 21 \\ SOIL BORING NO. 3 1022.3 1021.2 Minimum Low Floor Elevation must be 2 feet above 1008.5 per Soil Boring No. 8. 4. Existing Acreage: 871,187 Sq. Ft. or 20.00 Acres p g SOIL BORING NO. 4 1024.5 1023.5 If building outside of the test area, additional borings shall be required for floor elevation. DENOTES SECTION CORNER MONUMENT 147TH ST. N``+ °z s6 5. Proposed Lot Areas: Minimum Low Floor Elevation must be 2 feet above 1015.0 per Soil Boring No. 2 DENOTES SOIL BORING Parcel A : 435,595 Sq. Ft. or 10.00 Acres uj Q ® SEPTIC CLEANOUT Parcel B : 435,605 Sq. Ft. or 10.00 Acres EXISTING PROPERTY DESCRIPTION:(per Warranty Deed Doc. No. 722259) PROPOSED PROPERTY DESCRIPTIONS: PARCEL B co SITE ELECTRIC METER 6. The property is zoned as (AG) Agricultural (per City of Hugo Zoning Map) - The South twenty (S 20) acres of the following described lands, to-wit: The East sixty-four and one-half (E 64-1/2) acres of the East The South 226.00 feet of the East 64.50 acres of the East Half of the Northwest Quarter and the North 73.00 feet of the South 299.00 feet of the n GAS METER Building Setbacks: (per City of Hugo Zoning Code) Minimum Parcel Requirements: G Front yard: 40 feet Minimum Parcel Size: 10 Acres half of the Northwest Quarter (E 1/2 of the NW 1/4) and the West fifteen and one-half (15-1/2) acres of the Southwest Quarter East 583.50 feet of the East Half of the Northwest Quarter and the South 299.00 feet of the West 15.50 acres of the Southwest Quarter of the FENCE POST y (SW 1/4) of the Northeast Quarter (NE 1/4) all in Section twenty-three (23), Township thirty-one (31) North, of Range twenty-one Northeast Quarter, all in Section 23, Township 31, Range 21, Washington County, Minnesota. ELEC POLE Side yard: 20 feet Minimum Parcel Width: 480 feet (21) West, according to the United States Government Survey thereof on file and of record in the office of the Register of Deeds in Rear yard: 50 feet Minimum Parcel Depth: 480 feet TOGETHER WITH DENOTES WETLAND AREA Wetland: 25 feet and for Washington County. �, 1 r• An easement for drainage and utility purposes over that part of said Southwest Quarter of the Northeast Quarter described as follows: DEED LINE PROPOSED PROPERTY DESCRIPTIONS: 7. Contours shown are LIDAR derived on NAVD 88 datum rovided b MNDNR. Commencing at the southwest corner of said Southwest Quarter of the Northeast Quarter;thence North 00 degrees 21 minutes 20 seconds East, ------------------- EASEMENT LINE p y PARCEL A EZ The electronic LiDAR data was ordered and received on 09/14/2023. assumed bearing along the West line of said Southwest Quarter of the Northeast Quarter, a distance of 299.00 feet to the North line of the South BOUNDARY LINE The South 20.00 acres of the East 64.50 acres of the East Half of the Northwest Quarter and the West 15.50 acres of the Southwest Quarter of 299.00 feet of said Southwest Quarter of the Northeast Quarter;thence South 89 degrees 19 minutes 40 seconds East, along said North line of - - - - - CENTERLINE 8. The current Cityof Hugo regulations governing building elevations are as follows: the Northeast Quarter, all in Section 23, Township 31, Range 21, Washington County, Minnesota except the South 226.00 feet of said East NOT TO SCALE g g g g g 64.50 acres of said East Half of the Northwest Quarter, also except the North 73.00 feet of the South 299.00 feet of the East 583.50 feet of said the South 299.00 feet, a distance of 307.63 feet to the point of beginning of the easement to be described;thence continue South 89 degrees 19 14oTH sT. N. PROPOSED LOT LINE p minutes 40 seconds East, a distance of 203.10 feet to the East line of the West 15.50 acres of said Southwest Quarter of the Northeast Quarter; -- -- BUILDING SETBACK LINE Lowest Building opening elevations shall meet the following criteria: East Half of the Northwest Quarter, also except the South 299.00 feet of said West 15.50 acres of the Southwest Quarter of the Northeast Quarter. thence South 00 degrees 21 minutes 20 seconds West along said East line of the West 15.50 acres, a distance of 299.00 feet to the South line SEC.23, T31 , R21 QUARTER LINE At(east 3 feet above the hall year high water elevation it adjacent surface waters of said Southwest Quarter of the Northeast Quarter;thence North 89 degrees 19 minutes 40 seconds West along said South line of the RIGHT-OF-WAY LINE Lowest floor elevations shall meet all of the following criteria CITY OF HUGO At least 2 feet above the 100-year flood elevation of adjacent surface waters TOGETHER WITH Southwest Quarter of the Northeast Quarter, a distance of 169.00 feet; thence North 22 degrees 00 minutes 30 seconds West, a distance of WASHINGTON COUNTY, MINNESOTA OHE OHE OVERHEAD ELECTRIC At least 1 foot above the emergency overflow of adjacent wetlands or ditches 81.00 feet;thence North 26 degrees 00 minutes 00 seconds East, a distance of 170.00 feet;thence North 53 degrees 00 minutes 00 seconds WETLAND EDGE At least 4 feet above the currently observed groundwater elevations in the area An easement for drainage and utility purposes over that part of said Southwest Quarter of the Northeast Quarter described as follows: West, a distance of 100.00 feet;thence North 17 degrees 00 minutes 00 seconds East, a distance of 11.84 feet to the Point of Beginning. WOOD FENCE (based on a soil boring at the building site) TOGETHER WITH = At least 2 feet above the elevation of any known historic high groundwater elevations for the area Commencing at the southwest corner of said Southwest Quarter of the Northeast Quarter;thence North 00 degrees 21 minutes 20 seconds East, x x x x x BARBED WIRE FENCE assumed bearing along the West line of said Southwest Quarter of the Northeast Quarter, a distance of 299.00 feet to the North line of the South An easement for drainage and utility purposes over that part of said East Half of the Northwest Quarter described as follows: 9. The property lies within Zone X, areas determined to be outside the 0.2% annual chance floodplain 299.00 feet of said Southwest Quarter of the Northeast Quarter;thence South 89 degrees 19 minutes 40 seconds East, along said North line of Commencingat the southeast corner of said East Half of the Northwest Quarter thence North 89 degrees 19 minutes 40 seconds West BUILDING WALL HATCH per FEMA Map No. 27163C0143E, effective date February 2, 2010. the South 299.00 feet, a distance of 307.63 feet to the point of beginning of the easement to be described;thence North 17 degrees 00 minutes g 00 seconds East, a distance of 88.16 feet;thence North 40 degrees 55 minutes 30 seconds East, a distance of 66.00 feet;thence North 80 assumed bearing along the South line of said East Half of the Northwest Quarter, a distance of 514.05 feet to the point of beginning of the 0 60 120 degrees 21 minutes 50 seconds East, a distance of 137.00 feet to the East line of the West 15.50 acres of said Southwest Quarter of the easement to be described;thence continue North 89 degrees 19 minutes 40 seconds West along said South line of the East Half Quarter of the GRAVEL SURFACE 10. This survey was done without the benefit of a title commitment. 9 There may be additional easements that affect the subject properties that are not shown on the survey. Northeast Quarter;thence South 00 degrees 21 minutes 20 seconds West along said East line of the West 15.50 acres, a distance of 159.50 Northwest Quarter, a distance of 350.00 feet; thence North 18 degrees 30 minutes 00 seconds East, a distance of 56.00 feet;thence North 46 SCALE ( IN FEET ) CONCRETE SURFACE feet to said North line of the South 299.00 feet; thence North 89 degrees 19 minutes 40 seconds West along said South line of the North 299.00 degrees 00 minutes 00 seconds East, a distance of 60.00 feet;thence North 84 degrees 00 minutes 00 seconds East, a distance of 40.00 feet; 11. The field work was performed on September 13, 2023. feet, a distance of 203.10 feet to the Point of Beginning. thence South 66 degrees 30 minutes 00 seconds East, a distance of 45.00 feet; thence South 06 degrees 30 minutes 00 seconds East, a distance of 63.18 feet;thence South 89 degrees 19 minutes 40 seconds East, a distance of 166.45 feet;thence South 59 degrees 19 minutes 0 DATE: October 10,2023 DATE AMENDMENTS BY PREPARED FOR: LARRY HANSON SCALE: AS SHOWN 10/12/23 ADDED SOIL BORING ELEVATIONS, LOWEST FLOOR ELEVATIONS AND PROPOSED DRIVEWAY SMK I HEREBY CERTIFY THAT THIS SURVEY,PLAN,OR REPORT WAS PREPARED BY � 40 seconds East, a distance of 40.00 feet to the Point of Beginning. ME OR UNDER MY ECT SUPERVISION AND THAT I AM A DULY LICENSED DRAWN BY: JAS LAND SURVEYOR ER THE LAWS OF THE STATE OF MINNESOTA. IrAr CHECKED BY: SMK ' IDSET how ARCHITECTS ■ ENGINEERS ■ SCIENTISTS ■ SURVEYORS FILE NUMBER: 2023-1 1544 Shawn M.Kupcho L.S. DATE:10/10/2023 LIC. NO. 49021 © 2023 WIDSETH SMITH NOLTING&ASSOCIATES, INC.