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HomeMy WebLinkAboutPC PACKET 08.08.2024 � �V Agenda EST.w06 Hugo Planning Commission Thursday, August 8, 2024 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. July 25, 2024 D. PUBLIC HEARING 1. HW1, LLC c/o Summit Management, LLC—Site Plan, Zoning Amendment, Comprehensive Plan Amendment, Conditional Use Permit, Variance, and Preliminary Plat applications to construct a 89-unit apartment building to be known as "Frenchman Place 51h Addition." E. NEW BUSINESS 1. Highway 61 Visioning Study Open House —Thursday, August 15, 2024 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, July 25, 2024 Acting Chair Derr called the meeting to order at 7:00 pm. PRESENT: Andress, Arcand, Derr, Kelly, Petty ABSENT: Granger, Kleissler, Lessard STAFF: Rachel Juba, Community Development Director Max Gort, Associate Planner Pledge of Allegiance. Approval of Minutes for the Planning Commission Meeting of July 11, 2024 Commissioner Petty made a motion, seconded by Commissioner Andress, to approve the minutes for the Planning Commission meeting of July 11, 2024. All ayes. Motion carried. Public Hearing: Fenway Land Company—Site Plan, PUD Amendment, and Preliminary Plat requests to construct five 12-unit apartment buildings to be known as "Oneka Fields." Community Development Director Juba presented background on the requests from Fenway Land Company to construct five 12-unit apartment buildings to be known as "Oneka Fields," located on Outlot C of The Shores of Oneka Lake development. The Shores of Oneka Lake PUD General Plan was approved in 2022, originally planning for 218 lots with a net density of 2.2 units per acre, and the development plans had exceeded ordinance standards in a number of ways. Included with the PUD General Plan was a future apartment project on Outlot C, which was planned for 100 units, although the current request is for 60 units. The Shores of Oneka Lake received a PUD Amendment with the development of the 41" addition, which had originally been planned to be constructed as 24 twin home units, but was changed to 25 detached products in 2024. With the 2024 PUD Amendment and the request for the apartments, the total number of units for the PUD would be 279. The apartment project's management will maintain the property including lawn care and snow removal. The request for a PUD Amendment is consistent with the 2040 Comprehensive Plan's land use designation for the area as low-density residential (LD). The Site Plan for the apartments includes five buildings that each include 12 units, and each unit having its own driveway and exterior entrance. The plan shows 1591" Street being extended from its current intersection with Goodview Avenue to the north property line. Two access points are proposed for the site, one of which on 1591" Street and the other on Goodview Avenue. The site plan meets parking requirements for multifamily, and includes construction of a trail along 1591" Street. Staff is encouraging the applicant to construct some internal sidewalks to connect to the trail. The landscape July 25, 2024 PC Minutes Page 2 plan currently exceeds ordinance standards, with landscaping being used to create buffer from adjacent properties and between each building. The site plan includes a monument sign and a small outdoor play area. The applicant is proposing some grading, and stormwater management via pipes that would direct stormwater to the existing pond to the southeast, which was designed to take drainage from the apartment site as it develops. The applicant is also proposing stormwater reuse for irrigation. The architectural plan includes various building materials, which must meet the city's Multifamily Design Guidelines, which are generally intended to improve overall quality and avoid monotony. The applicant is showing all five buildings to have the same exterior, while staff is encouraging the applicant to expand the color palette to provide visual variety. The final color palette and physical building materials need to be reviewed and approved by staff prior to the issuance of a building permit. The Preliminary Plat application includes all buildings on one lot, which would be platted as Lot 1, Block 1, Oneka Fields. The applicant will need to ensure easements for public systems are included in the plat. After reviewing the applications for consistency with the City Code and Comprehensive Plan, staff recommended approval of the Site Plan, PUD Amendment, and Preliminary Plat Applications. The applicant, Mark Guenther of Fenway Land Company, introduced himself to the Planning Commission. Guenther stated that when designing the overall Shores of Oneka Lake development, that the intention of an apartment project on this parcel was to provide a transitional use between the single-family homes in the development and the commercial and industrial uses along Highway 61. Guenther stated that they added landscaping to create a more visually appealing entrance from major collector roads. Commissioner Petty asked about management, Guenther responded that they are still determining whether they will directly manage the property or contract with an external property manager. Petty asked who will maintain the private play area and whether there will be a way to deter outside users. Guenther stated that they will own and maintain the play area, and that the buffer created by the landscaping and stormwater pond should be enough to create a barrier. Juba showed the Planning Commissioners a map of the overall Shores of Oneka Lake development and pointed to the commercial and industrial areas along Highway 61 that were previously mentioned, as well as the recreational trail being constructed along the shore of Oneka Lake that connects to City park land to the south, serving as recreational amenities for the neighborhood. Commissioner Arcand asked about the staff-encouraged internal sidewalks and where they'd connect. Juba points to the circular area of pavement in the center of the project, and said that staff has been encouraging the applicant to revisit the geometry of the drive aisles to improve access to the onsite play area, and that internal sidewalks would provide safer pedestrian access to the trails leading to the rest of the development. Acting Chair Derr asked if the onsite play area would be included with park dedication. Juba said that the park dedication for the Shores of Oneka Lake PUD was included with the trail along Oneka Lake, and that the applicant will still need to pay park dedication but with a reduced fee. July 25, 2024 PC Minutes Page 3 Acting Chair Derr opened the Public Hearing at 7:17 PM. Ellie Portis, 15737 Goodview Ave N, asked when the construction on the apartments would start. Maria Andrews, 15725 Goodview Ave N, asked for more landscaping to create a buffer between the apartments and adjacent properties, and asked that the landscaping be mature at the time of planting. Andrews asked about the process for approving rental applications, and how the property will be maintained. Giulia Palumbo, 15740 Goodview Trail N, asked for additional landscaping, and asked to consider removing the access point onto Goodview Avenue, stating that she is concerned about potential for accidents and visibility. No one else spoke. Acting Chair Derr closed the Public Hearing at 7:24 PM. Mark Guenther returned to the podium to answer questions. Guenther stated that the company's intention is to begin construction in the fall of this year and have leasing begin in the spring of 2025. Guenther stated that these would be market rate apartments with rental qualifications being fairly difficult, and that the management company would hire a professional vetting service for rental applications. Guenther stated that he would be willing to consider landscaping such as replacing some deciduous plantings with evergreen plantings to create more of a year-round buffer. Commissioner Arcand asked what the rents could be for the apartments. Guenther stated that depending on the bedroom number in each unit and market rates at the time of leasing, that rents could range from $1,700 - $2,400 per month. Arcand asked if any of the units would be subsidized, Guenther says no. Juba stated that staff has been discussing the access points for some time, and that the City Engineer prefers the two access points, but if there were to be a single access he'd prefer the access onto Goodview Avenue. Juba stated that the access point location on Goodview Avenue was intended to provide enough stopping distance for the stop sign at the 1591" Street intersection. Maria Andrews and Giulia Palumbo came back to the podium and stated that there has been a lot of traffic and speeding on Goodview Avenue, and Palumbo asked if the City Engineer had been observing traffic on the street. Juba said that the City Engineer has been out to the site on several occasions, and that staff recommendations come from the development review committee which includes input from the City Engineer as well as the Public Works Director and several other perspectives within city staff. Juba said that Goodview Avenue is designated in the Comprehensive Plan as a collector street, which is designed to have a higher traffic volume than other nearby streets, and that the current construction traffic in the neighborhood is not going to be permanent. July 25, 2024 PC Minutes Page 4 Commissioner Andress stated that he drove by the site before the meeting, and is glad that staff is encouraging higher quality design elements for the buildings considering that they will be the first visible part of the development for traffic coming from the roundabout. Commissioner Petty stated that the building elevations make them look like nice buildings. Commissioner Petty made a motion, seconded by Commissioner Arcand, to recommend approval of the Site Plan, PUD Amendment, and Preliminary Plat requests. All ayes. Motion carried. The requests will be on the agenda for the City Council meeting of August 5, 2024. Public Hearing: Ordinance Text Amendment— Egress Windows Associate Planner Gort presented background on the application from city staff to consider a text amendment to Section 90-47 Exceptions to Yard Regulations of the City Code. Currently, the code allows for lot setback exceptions for several typical house features such as window wells/egress windows, decks, porches, and air conditioners. While reviewing this section of code, staff found that the allowance for window wells/egress windows to encroach two feet into the side yard setback does not align with building code, which requires egress windows to have a depth of three feet. This discrepancy has occurred in a few building permits over the past year, including a variance that was approved for an egress window that had been erroneously approved and constructed. Staff recommended that the Planning Commission hold a public hearing and take public comments, and that the Planning Commission recommend approval of the proposed text amendment for egress windows. Acting Chair Derr opened the Public Hearing at 7:36 PM. No one spoke. Acting Chair Derr closed the Public Hearing at 7:36 PM. Commissioner Arcand asked about the previous variance approval for an egress window. Juba stated that the variance approval in 2023 was for a unique situation where an egress window had already been built, but that there have been other situations where a home is already built on the side yard setback line and the homeowner wants to convert a basement room into a legal bedroom with an egress window. Arcand asked if there's a concern with decreasing the distance between the egress window and the side property line. Juba said that the intent of a minimum side yard setback is to allow for adequate space between adjacent buildings, but that the intent is still met with egress windows since the majority of them are constructed at-grade. July 25, 2024 PC Minutes Page 5 Commissioner Petty asked if staff could foresee any concerns with allowing the other items permitted under this subsection to encroach an additional foot into the side yard setback, Juba said that the other items typically aren't constructed on the side of a house. Commissioner Petty made a motion, seconded by Commissioner Arcand, to recommend approval of the proposed text amendment. All ayes. Motion carried. The text amendment will be on the agenda for the City Council meeting of August 5, 2024. New Business None. Old Business None. Adjournment Commissioner Petty made a motion, seconded by Commissioner Arcand, to adjourn at 7:41 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: HWI, LLC, c/o Summit Management, LLC —Frenchman Place 511 Addition. Comprehensive plan amendment, rezoning, preliminary plat, site plan, conditional use permit, and variance, for a 89 unit three story apartment building located west of Everton Avenue and south of Rosemary Way. DATE: August 5, 2024, for the Planning Commission meeting of August 8, 2024 ZONING: General Business (C-2) COMPREHENSIVE PLAN: Commercial (COM) 120-DAY REVIEW DEADLINE: September 28, 2024 1. DESCRIPTION OF REQUEST: The applicant is requesting a comprehensive plan amendment to change the land use from Commercial (COM) to High Density Residential (HD). The applicant is requesting to rezone the property from General Business (C-2) to Medium Density Multiple Family Residential (R-5). The applicant is requesting approval of a site plan and conditional use permit (CUP) for an 89 unit three story approximately 100,000 square foot apartment building including attached and detached parking garages. The foot print of the building is approximately 46,000 square feet. 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 preliminary plat of the property to have the apartments on a separate parcel from a proposed public park. 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 approximately 13 acres with some wetlands on site. The buildable acreage 8.9 acres. Because the density the density of the proposed land use and zoning district only allows ten units per buildable acre the plans shall be revised to have only 89 units in the apartment. 2. CONTEXT: A. Surrounding Land Use and Zoning Frenchman Place 51 Addition Page 2 The property to the north is zoned Medium Density Multiple Family Residential (R-5) and is occupied by an apartment. The property to the east, south, and west are zoned General Business (C-2) and is occupied by a medical office buildings and a daycare. The property to the west is zoned Planned Unit Development (PUD) and is occupied by a grocery store, restaurant, and retail uses. B. Existing Site Characteristics The property is vacant and has some wetlands on site. The property is bisected diagonally by a 50-foot wide utility transmission line easement. The property also has a sanitary sewer easement running north to south through the site. 3. BACKGROUND: The applicant proposed the rezoning and a different plan with the sketch plan review process in late 2022. The EDA, Planning Commission, and City Council all commented on the plans and rezoning of the property from commercial to multi-family residential. The EDA generally agreed that a multi-family residential use on the property may be more viable than commercial uses, since the visibility is not great. They stated that there is commercial along CSAH 8 and it does fulfill the vision of the City to have commercial uses along CSAH 8. They states that the property is the back side of the commercial uses and would allow residents to walk to the adjacent commercial uses. The Planning Commission and City Council generally felt comfortable with an apartment use on the commercially-zoned property. They did have concerns about the sketch plan in regards to building placement, circulation, and access points. They stated this is an important location in the area. The existing development in the area is well planned and has quality architecture and building materials. They encouraged the creation of a plan that blends in with the surrounding development. The proposed plans seems to have addressed the concerns the Commission and Council expressed. The applicant attend a Parks Commission meetings this year to discuss the proposed public park. The update for that is in the Park Dedication/Openspace section of this report. 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 Frenchman Place 51 Addition Page 3 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 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. 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 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. 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. 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 Commercial (COM) 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 Commercial (COM) in the 2040 Land Use Plan. The property is between property that is guided Commercial (COM) and Medium Density Residential (MD) in the 2040 Land Use Plan. Allowing High Density Residential (HD) between commercial uses will provide a good transitions between the land uses. Previous attempts of commercial development on the property have not been successful, and that the portion of more buildable property where the apartment is proposed to be located, facing Rosemary Way, is more viable for residential development than commercial. Neighboring properties to the south that are zoned and Frenchman Place 51 Addition Page 4 guided for commercial use are currently occupied by commercial uses, generally following the spirit and intent of the land use designation to provide commercial uses along CSAH 8. 2. Is the requested amendment needed to allow reasonable use of the site? The proposed amendment to High Density Residential (HD) is compatible with the commercial uses and the apartments and townhomes to the north. Allowing an amendment to High Density Residential (HD) is reasonable use of the site. 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. 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. Allowing the High Density Residential (HD) between commercial uses and existing apartments will provide a good transitions between the land uses. The shopping center to the east is part of the Victor Gardens North mixed-use development that includes commercial uses and multi-family housing. Proving the mix of uses is consistent with the development in the area. 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 Commercial and 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, and these amendments would be reviewed by MCES staff administratively. Frenchman Place 51 Addition Page 5 C. Parks and Open Space; This development is in Neighborhood Park Service Area 4 which includes Lions Volunteer Park, Heritage Ponds Park, and Frog Hollow. The surrounding properties are a mix of commercial and higher density residential. The need for a park in the area was raised by residents in the Victor Gardens townhouses when Rosemary Apartments were constructed north of the proposed apartments. The applicant is proposing an approximately 2 acre public park with the development. d. Capital Improvement Program (CIP). There are no public streets in the proposed project. 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 of land 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 Washington County), and the City is its own LGU for stormwater, the adjacent jurisdictional review can be waived. Staff did provide the plans to Washington County for review and comment. Staff received comments from Washington County and the project will be required to comply with the letter. It is in staff s opinion that the proposed land use changes meets the criteria necessary to approve the comprehensive plan amendment. Rezoning The applicant is requesting to rezone the property from General Business (C-2) 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 Frenchman Place 51 Addition Page 6 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 Rosemary Way. Rosemary Way is designated as a Major Collector in the 2040 Comprehensive Plan. The property can be adequately served with the accesses proposed. The property is served by city sewer and water. 4. The proposed zoning classification will not have unreasonable negative impacts on neighboring properties The shopping center to the east is part of the Victor Gardens North mixed-use development that includes commercial uses and multi-family housing. Proving the mix of uses is consistent with the development in the area. The access is proposed on Rosemary Way which is classified as a Major Collector road in the 2040 Comprehensive Plan. Rosemary Way is designed to accommodate and has the capacity for additional traffic. The proposed zoning will not have unreasonable negative impacts on the neighboring properties. S. 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. Conditional Use Permit The developer is requesting an apartment use to be allowed on the property. Apartment communities are allowed in the R-5 zoning district with a conditional use permit. Frenchman Place 51 Addition Page 7 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 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 a shopping center, apartments 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 Rosemary Way. 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. The proposed use would not damage or reduce the benefits from any public waters. 9. The use of watercraft on public waters. Frenchman Place 51 Addition Page 8 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. The impacts are required to be approved by the Technical Evaluation Panel (TEP). Early indications from the TEP state that they will be approved. 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 89 unit three story approximately 100,000 square foot apartment building including attached and detached parking garages. The foot print of the building is approximately 46,000 square feet. The building and parking lot area located in the on the western portion of the site. The building is located next the drive-through window of the coffee shop. The city code requires drive-through to be located away from residential property, however, this project is proposed after the existing drive-through. The developer should provide sound abatement for the units adjacent to the drive-through. The access to the site is proposed from Rosemary Way. Building Setbacks The R-5 zoning district requires a 25-foot front and rear yard setback and a 15-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. Staff used these standards to review the variance request and finds that it meets the standards as follows: Frenchman Place 51 Addition Page 9 (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 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 approximately 13 acres, with 8.9 buildable. The zoning district allows apartment development up to 10 units per buildable acre. The property is unique in that the location of the apartments is adjacent to commercially zoned property which allows a building height of 35 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 commercial zoned property. There are three easements on the site that bisect the property as well as wetlands. These property constraints are unique in that there is a limited amount contiguous property to develop to meet the allowed density of 10 units per acre. A three story building compacts the foot print to allow the density. c. Character o Neighborhood. The variance, if granted, will not alter the essential character of the neighborhood. The site is located between a shopping center, apartments, and townhomes. 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. Rosemary Apartments received approval of a similar variance request. Allowing an additional 4 feet to improve the design will not change the essential character of the neighborhood. 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 Frenchman Place 51 Addition Page 10 apartment building is compatible the surrounding development, and will not alter the character of the area. 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 staff s 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. Streets and Access There are two access points located on Rosemary Way. The access points are located in acceptable locations. Parking Frenchman Place 51 Addition Page 11 The developer is proposing to satisfy the parking requirements with a combination of parking lot 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 205. The developer is proposing 201 parking spaces. The developer will need to add 4 additional parking spots to the plan. This is a conditional of approval. The developer is proposing parking on the north side of the building and within attached and detached garage areas. As noted in the Multi-Family Development Design Guidelines, garages should remain open for vehicle parking and the apartment contracts should include language to this effect. The vehicle circulation within the parking lot works well. 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, 93 overstory deciduous trees, 93 coniferous trees, 46 ornamental trees, and 101 shrubs are required to be installed. The developer is proposing 42 overstory deciduous trees, 56 coniferous trees, 37 ornamental trees, and 315 shrubs. The developer needs additional trees on the plan to meet the ordinance requirements. 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. The required amount of landscaping per City Code Section 90-181. b. Include foundation landscaping behind the garages for the apartments. c. Screen the trash enclosure on all sides with evergreens. d. Landscaping shall be added to screen any ground mounted mechanical equipment. 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 1/2 foot candle measured at the property line or 1 foot candle measured at the street's centerline. The developer has not provided examples of cut sheet for the lights. Shields will be required on the proposed lights to reduce glare. Staff recommends adding decorative lighting to the walls of the building. Prior to the installation, the pole and wall mounted fixtures will need to be reviewed and approved by staff. Frenchman Place 51 Addition 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. 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 siding. The windows and doors will include a white and black 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 main entrance is on the north 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. However, the developer should add cast stone up the corners and at the main entrance points to meet the intent of the design guidelines that states 25% of the building material shall be high quality material, other than lap or vertical siding. The applicant is proposing attached and detached garages. The plans show the garages having windows, cast stone, and architectural roof elements to match the overall design of the building. The design and placement of the detached garages provides a site plan is not garage dominate. The colors of the garage doors shall blend in with the colors of the building and shall not be white. The design guidelines state that buildings should be designed with high quality materials on all sides 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 facade 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: Frenchman Place 51 Addition Page 13 1. Add cast stone to the elevations to meet the intent of the design guidelines, specifically the corners and main entrance points. 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. Staff will continue to work with the developer on the building material colors. 5. The applicant shall submit building materials for review and approval by staff. 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 covered 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 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 entire site including the park area is proposed to be mass graded. Stormwater management for the site is being met through the use of previously constructed stormwater management facilities intended for this property. The existing facilities are adequate for the development. Stormwater reuse is not proposed to be utilized for this site as stormwater storage is handled offsite. Utilities Frenchman Place 51 Addition Page 14 Utilities were previously provided to the site to accommodate development of this parcel. Existing 8" sanitary sewer, 8"watermain as well as a 21" storm sewer along Rosemary Way are being utilized to serve the property. Wetlands The project does include wetland impacts that are proposed to be replaced through purchase of wetland credits from a wetland bank. The comment period for the wetland replacement closed on August 1, 2024, with no comments received. Park Dedication/Openspace At the current fee of$3,400 per unit with 89 units, the total fee dedication requirement would be $302,600. The there are 8.9 buildable acres. At the density of 10 units per acre, 17% of the buildable acres would be required with a park land dedication totaling 1.58 acres. The developer is required to dedicate land,pay a fee, or a combination of land and fee to satisfy park dedication per Sec. 90-324 of the City Code. The applicant is proposing to dedicate 1.8 upland acres of parkland and additional openspace. The developer is proposing to grade, construct a trail system, and provide landscaping in the public park area. This development is in Neighborhood Park Service Area 4 which includes Lions Volunteer Park, Heritage Ponds Park, and Frog Hollow. The surrounding properties are a mix of commercial and higher density residential. The need for a park in the area was raised by residents in the Victor Gardens townhouses when Rosemary Apartments were constructed north of the proposed Lambert Apartments. A small playground was constructed at Rosemary Apartments for their private use. Rosemary Way to the north of the property has sidewalks on both sides of it. When the road extends, a trail is proposed to be connected to the trail on 147th Street providing access to Lions Volunteer Park. There is a regional trail on the north side of Frenchman Road which provides substantial connections to Hugo's trail system. Sidewalks in the commercial areas would provide a connection between the apartments and the trail on Frenchman Road. The developer is proposing to utilize the existing sidewalks on Rosemary Way N and Victor Hugo Blvd. N on the north and west side of the properties. No additional sidewalks or trails are shown to be constructed except for internal circulation. At its June 26, 2024, meeting the Parks Commission considered the park dedication proposed. The Commission unanimously recommended approval of the park dedication request of the 1.8 acres of upland, including the grading, trails, and landscaping. The also recommended a trail easement on the south side of the property along the private drive into the shopping center. They discussed considering active improvements at a later date that would use funding from a future Capital Improvement Plan (CIP) that could include playground, shelter, and benches. They recommended the City evaluate and consider allowing parking on the south side of Rosemary Way for access to the public park, since currently there is no parking along Rosemary Way. Frenchman Place 51 Addition Page 15 Final grading and layout of the trail and landscaping within the park shall be reviewed and approved by staff prior to installation. Preliminary Plat The preliminary plat include one lot and one outlot. The lot would be for the apartment development and the outlot would be for the public park. The applicant will be dedicating easements on the plat for the required utilities and future trail. 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 5. Ordinance for rezoning 6. Engineers Memo Dated August 5, 2024 7. Washington County Letter Dated July 25, 2024 8. Developer Narrative 9. Previous Sketch Plan 10. Site Plan Submittal Package 11. Building Elevations 12. Letters received by staff r� o �. 102 • f �1 # { A - Kit ? q • ., e t' tyyc j a T { RX Y f• Fy � A r N O � A q.F fc f 1 yq x� r t4 � cw ]:g " r Site ,, . t r..3 Parcel Boundary selection a� Parcel Boundary i • sk s. . Roads Frenchman Place ��CFTTY aF Apartment Proposal n � ��� ���eet uT Location Map A, E6T.190d _ _ Hugo, Minnesota 1 in = 300 feet CITY OF Frenchman Place 2040 Land Use Map Hugo, MN 1 z GSubject Parcel ,-.. —Right of Way s —Roads pParcel Boundary LandUse =Agricultural (AG) Large Lot Residential (ILL) k Very Low Density (VLD) C Low Density Residential - (LD) Medium Density Residential (MD) _High Density Residential (HD) 0 Business Park (BP) J =Commercial (COM) Industrial (IND) • W1Mixed Use (MIX {, Public/Quasi-Public .. "` (PQ) Site 0 500 Feet 1 in=500 feet CITY OF wwn EST.1906 Frenchman Place 1000 Existing Zoning Hugo, MN QSubject Parcel Right of Way Roads Parcel Boundary Zoning Districts (LA)Long Term Agricultural (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 (NS)Neighborhood Service (RC-1)Restricted Commercial .: �• (C-1)Central Business (C-2)General Business JJ (FCB)Future Central • Business (BP)Business Park (RI-1)Restricted Industrial (1-3)General Industrial (FUS)Future Urban Service (PUD)Planned Unit Development Water N Site n 0 500 Feet 1 in=500 feet RESOLUTION 2024- APPROVING A COMPRHENSIVE PLAN AMENDMENT CHANGING MAP 3-1, 2040 LAND USE PLAN WHEREAS, HW1, LLC, c/o Summit Management, LLC has proposed a comprehensive plan amendment to change the land use from Commercial (COM) to High Density Residential (HD) on property legally described as; OUTLOT B, Frenchman Place 2nd Addition WHEREAS, the City of Hugo Planning Commission, at a public hearing on August 8, 2024, reviewed the proposed map amendment and recommended approval of the application to the Metropolitan Council for the Comprehensive Plan Amendment. WHEREAS, on August 10, 2024, the City Council reviewed the Planning Commission's recommendations, and 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 19th day of August, 2024. Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk RESOLUTION 2024- APPROVING FINDINGS OF FACT FOR REZONING HW1, LLC c/o SUMMIT MANAGEMENT,LLC FOR PROPERTY LOCATED SOUTH ROSEMARY WAY AND WEST OF EVERTON AVENUE WHEREAS, hwl, LLC c/o Summit Management, LLC, has requested reclassification of the zoning from General Business (C-2) to Medium Density Multiple Family Residential (R-5). The property is legally described as follows: OUTLOT B, Frenchman Place 2nd Addition WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hearing and recommends approval, and; WHEREAS, the City Council has adopted an ordinance rezoning the affected parcels from C-2 to R-5; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does support the request by Premier Bank, have requested reclassification of the zoning from General Business (C-2) Medium Density Multiple Family Residential (R-5), based on the following findings: I. If the comprehensive plan amendment is approved, the zoning will be in compliance with the comprehensive plan. 2. 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. The property is adjacent and gets access from Rosemary Way. Rosemary Way is designated as a Major Collector in the 2040 Comprehensive Plan. The property can be adequately served with the accesses proposed. The property is served by city sewer and water. 4. The shopping center to the east is part of the Victor Gardens North mixed-use development that includes commercial uses and multi-family housing. Proving the mix of uses is consistent with the development in the area. The access is proposed on Rosemary Way which is classified as a Major Collector road in the 2040 Comprehensive Plan. Rosemary Way is designed to accommodate and has the capacity for additional traffic. Resolution 2024- Page 2 5. The proposed zoning will not have unreasonable negative impacts on the neighboring properties. 6. No floodplain areas are proposed to be impacted with the project. ADOPTED by the City Council this 19th day of August, 2024 Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk RESOLUTION 2024- APPROVING A PRELIMINARY AND FINAL PLAT, SITE PLAN AND CONDITIONAL USE PERMIT FOR HWI, LLC, C/O SUMMIT MANAGEMENT, LLC, FOR AN APARTMENT BUILDING ON THE PROPERTY LOCATED SOUTH OF ROSEMARY WAY AND WEST OF EVERTON AVENUE WHEREAS, HWI, LLC, c/o Summit Management, LLC, has requested approval of a site plan and conditional use permit for an 89 unit apartment building on the property legally described as; OUTLOT B, Frenchman Place 2nd Addition WHEREAS, the Planning Commission has reviewed said preliminary plat, site plan, and conditional use permits at a duly called a public hearing on August 8, 2024, 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 preliminary plat, site plan, and conditional use permits for HWI, 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 preliminary plat. 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 August 5, 2024 shall be met. 3. The development shall be consistent with the plans submitted on July 11, 2024 and as amended by this resolution. 4. The plans shall be revised to include only 89 apartment units. 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 shall be satisfied by dedication of land. The total buildable acreage of land is 1.8 acres. a. A trail easement shall be dedicated along the south property line of the plat. b. The applicant shall grade, construct trails, and landscape the park area. c. Final grading and layout of the trail and landscaping within the park shall be reviewed and approved by staff prior to installation. 8. All SAC and WAC (connection and trunk) fees per the fee schedule shall be paid. Resolution 2024- Page 2 9. Stormwater trunk fee per the fee schedule shall be paid. 10. The lighting plan shall be revised based on staff s comments. The lighting plan shall be reviewed and approved by staff. Decorative lighting shall be added to the walls of the building. 11. The developer shall provide cut-sheets for the pole and wall mounted light fixtures and they will need to be reviewed and approved by staff. Shields shall be added to the lights to reduce glare. 12. Cross access agreement shall be reviewed and approved by staff for all common elements. 13. The plans shall be revived to include the following, and shall be reviewed and approved by staff: a. 205 parking spaces. Landscaping 14. The landscape plan shall be revised for review and approval by staff to include the following: a. The required amount of landscaping per City Code Section 90-181. b. Include foundation landscaping behind the garages for the apartments. c. Screen the trash enclosure on all sides with evergreens. d. Landscaping shall be added to screen any ground mounted mechanical equipment. 15. The developer shall revise the landscape plan to be reviewed and approved by staff. Architecture 16. Add cast stone to the elevations to meet the intent of the design guidelines, specifically the corners and main entrance points. 17. The internal air conditioning unit vents shown on the plans shall match the color of the adjacent siding or stone. 18. The developer shall provide details on the locations and colors of the gutters and down spouts. 19. The applicant shall submit building materials for review and approval by staff. 20. The developer shall revise the architecture plans to be reviewed and approved by staff. Prior to issuance of a Certificate of Occupancy: Resolution 2024- Page 3 21. All improvements for the plan shall be installed and constructed. 22. All required landscaping shall be fully installed. 23. Drainage and utility easements shall be dedicated to the City over the stormwater management facilities and wetlands 24. 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 19th day of August, 2024 Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk RESOLUTION 2024- APPROVING A VARIANCE FOR HWI,LLC, C/O SUMMIT MANAGEMENT, LLC,FOR AN APARTMENT BUILDING ON THE PROPERTY LOCATED SOUTH OF ROSEMARY WAY AND WEST OF EVERTON AVENUE WHEREAS, HW 1, 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; OUTLOT B, Frenchman Place 2nd Addition WHEREAS, the Planning Commission has reviewed said variance at a duly called a public hearing on August 8, 2024, 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 HW 1, 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. The applicant is requesting to use the property in a reasonable manner. 3. The property is approximately 13 acres, with 8.9 buildable. The zoning district allows apartment development up to 10 units per buildable acre. The property is unique in that the location of the apartments is adjacent to commercially zoned property which allows a building height of 35 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 commercial zoned property. 4. There are three easements on the site that bisect the property as well as wetlands. These property constraints are unique in that there is a limited amount contiguous property to develop to meet the allowed density of 10 units per acre. A three story building compacts the foot print to allow the density. 5. The site is located between a shopping center, apartments, and townhomes. 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. Rosemary Apartments received approval of a similar variance request. Allowing an additional 4 feet to improve the design will not change the essential character of the neighborhood. Resolution 2024- Page 2 6. 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. 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. 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 19th day of August, 2024 Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk ORDINANCE 2024- 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 SOUTH OF ROSEMARY WAY AND WEST OF EVERTON AVENUE 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: OUTLOT B, Frenchman Place 2nd Addition Section 2. Effective Date. This amendment shall take effect upon its passage. ADOPTED BY THE HUGO CITY COUNCIL ON AUGUST l 9, 2024 Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk wsb August 5, 2024 Ms. Rachel Juba Community Development Director City of Hugo 14669 Fitzgerald Avenue North Hugo, MN 55038 Re: Hugo West Apartments WSB Project No. 024864-000 Dear Ms. Juba: We have reviewed the submittal for the Hugo West Apartments (Frenchman 5th Addition). We have reviewed the following information related to this application: o Hugo West Apartments— Civil and Landscape Plans by Larson Engineering dated July 9, Y 2024 z • Stormwater Management Plan by Larson Engineering dated July 9, 2024 m 0 Frenchman Place 5t"Addition Final Plat by E.G. Rud& Sons dated July 8, 2024 Lo Based on the review of the documents submitted, we offer the following Engineering comments co related to this application: co N General/Access/Grading/Plat 1. The site is located south of Rosemary Way, north of Victor Hugo Boulevard and east of Festival Foods. 2. Two access points to the parking lot are proposed from Rosemary Way with acceptable locations. 3. The entire site including the park area is proposed to be mass graded. z 4. A 12-ft easement along Victor Hugo Boulevard needs to be included to accommodate a future trail providing access to the park immediately east of the Hugo West Apartments. a 5. Drainage and Utility Easements will need to be provided over existing wetlands on the site. a Z Utility Plan a 6. Utilities were previously provided to the site to accommodate development of this parcel. Existing 8" sanitary sewer, 8"watermain as well as a 21" storm sewer along Rosemary Way are being utilized to serve the property. Other storm sewer extensions into the site that are LU not needed are proposed to be abandoned. 7. The City Fire Chief has reviewed emergency access and fire coverage for the site. Stormwater Management W W 8. Stormwater Management for the site is being met through the use of previously constructed = stormwater management facilities intended for this property. Verification of adequacy of existing facilities has been reviewed. W 9. Stormwater reuse is not proposed to be utilized for this site as stormwater storage is handled oo offsite. M:\024864-000\Admin\Docs\2024.07.11-SubmittalITR-r juba-Hugo West Plat-08052024 Final.docx Ms. Rachel Juba August 5, 2024 Page 2 Wetlands 10. The project does include wetland impacts that are proposed to be replaced through purchase of wetland credits from a wetland bank. The comment period for the wetland replacement closed on August 1, 2024, with no comments received. Detailed redline comments have been documented on the plans and sent to the applicants engineer so they can be addressed in future submittals. Thank you for the opportunity to provide comments on this project. If you have any questions, please do not hesitate to contact me at 612-360-1278. Sincerely, WSB Mark Erichson, PE City Engineer cc: Scott Anderson, Public Works Director(email only) Liz Finnegan, Senior Engineering Technician (email only) M:\024864-000\Admin\Does\2024.07.11 - Submittal\LTR-r juba-Hugo West Plat- 08052024 Final.docx Washington ADMINISTRATION Kevin Corbid,County Administrator County Jennifer Jan Lucke,Deputy County Administrator Wagenius,Deputy County Administrator July 25, 2024 Rachel Juba Community Development Director 14669 Fitzgerald Ave N Hugo, MN 55038 RE: Hugo 2040 Comprehensive Plan Amendment Ms.Juba: Washington County has reviewed the documents regarding the Hugo 2040 Comprehensive Plan Amendment request to change land use guidance of a property between Rosemary Way N and Frenchman Road from Commercial to High Density Residential. The documents provided were reviewed by the county's Office of Administration, as well as the Public Works and Public Health and Environment departments. Comments can be found below. Public Health and Environment's comments for Hugo's Comprehensive Plan Amendment is below: • When development occurs, BMPs must be utilized to protect the water quality, quantity, and habitat of wetlands present. If any wetland loss were to occur, developers must follow requirements of the Wetland Conservation Act. Consider planting native, deep root species in proposed park space to filter any excess nutrients or pollutants before any entry into the wetland area. • Development of this parcel would occur in a high vulnerability Drinking Water Supply Management Area. Best management practices should be utilized if construction nears the water table and when contaminative or pollutive byproducts are produced. Thank you for the opportunity to comment. Sincerely, Kelli Matzek Senior Planner Washington County-Office of Administration Cc: Emily Jorgensen, Washington County Planning Manager A great place to live, work and play...today and tomorrow Government Center 1 14949 62nd Street North I P.O.Box 6 1 Stillwater,MN 55082-0006 P:651-430-6001 1 F:651-430-6017 1 TTY:651-430-6246 www.co.washington.mn.us Washington County is an equal opportunity organization and employer Summit Management is proposing 89-unit three-story high-end market rate apartment building together with 31 attached indoor heated garages and 31 detached garages that will be situated between Victor Hugo Boulevard and Rosemary Way alongside Festival Foods and Blue Heron Grill. The apartment mix will have variety of studios, one, two- and three-bedroom units with screen porches, quality finishes, and include numerous amenities such as free internet, electronic door access, an expansive community room, exercise room,massage chair room, indoor car wash area,pet spa, electric car charging stations, office for on-site staff,multiple camera security, mail and a package room and well spacious outdoor patio and grill area. In addition, if the development is approved, Summit Management will donate approximately 7.2 acres of parkland(1.8 acres buildable)and open space(5.4 acres)together and internal public walking trail system to allow access between Rosemany Way and Victor Hugo Boulevard. Construction is targeted for 2025 but we are requesting a 2 year approval in event that the interest rate environment does not improve as quickly as predicted. Erin Lambert IS elambert@summitre.net Corporate Counsel 0 651.705.3310 Summit Management, LLC O 6770 Stillwater Blvd N, Suite 110, Stillwater, MN 55082 summitre.net UMMIT I11"ANAGEMENT L U ®®®®® fa 93 fo a ®®®® O� �L U Previous Sketch Plan VON 03" N o o 00 Reviewed byPlanningCommission 11 . 10 . 2022q)>- Ln POND CALCULATIONS cU = U Ln EXISTING POND = 28,050 SF > i —o a) QL p u WETLAND CALCULATIONS N Q L WETLAND-3 = 5,314 SF F . WETLAND-5 = 3,139 SF I i EXISTING POND /' E ❑ WETLAND-6 = 5,479 SF Q a � E / U AL ZF ❑ WETLAND-7 = 10,366 SF aQ _ sm AL -Iru J I DO L t U74- EXISTING BUILDABLE AREA = o I Q Cl) x ROSEMARY WAY 337,736 SF (7.75 ACRES) \ TOTAL EXISTING POND I \\\ 3� B0/�p� 0 (PUBLIC ROAD) = 28,050 SF , o ,,NGSFjBgcle Uy . > TOTAL PROPOSED FILLED r CCES a,a o WETLAND = 24,298 SF ;-- __ \\ i U� , N y NEW BUILDABLE AREA = 3 ---- 390,084 SF ( )8.95 ACRES I PLAY \ l ,------ — - '' v Z GROUND I ..� ��----- L _ r — TARGET PROPOSED FILLED I ° �` a WETLAND = 54,304 SF I TARGET BUILDABLE AREA REF, = 392,040 SF (9 ACRES) COURT F�Q AL ° " o YARD / I 4 �� }, to a } v — 0 LU vi LLJ 1i LU ADDITIONAL WETLAND co ' 34 a CALCULATIONS •'-� �oe�� ,- ,- POSSIBLE PUD . Ica � WETLAND-3 = 2,037 SF ' o� � �, r 41 TOTAL PROPOSED FILLED < WETLAND & EXISTING PONDLU = 54,385 SF aAk 66 ao 0 NEW BUILDABLE AREA - �p�P �o ,'� �,oAL 392,121 SF (9 ACRES) N I REF. �° `��oG' N i AL .ALfa 4 c /' /'p� �� ��/� //�o�PS • . o ° s I' AL30' I I -0 BUl(D/NG i AL AL Cl� AL o 20 I E a — ----- ---------- -- O b �/ / 83 WETLAND-2 � / too N AL N w� SITE PLAN SCALE: 1:30 ` z q)r- U / AIL / ,I, � m z� Ua �, W _: AL AIL 0 W LIJ o W UU ' SITE PLAN SCALE: 1" = 60'-0'' / FNT AL AL wq Sys A LU _ ' N / TON Dvn/ WETLAND-1 i � vv T / Y EXISTING POND N AL / AL AL� AS— RENC R/GN 7- \ L su tiM,q N 0p N. . AL LU R0 A ` `NAD P WETLAND-2 N0 zoz No AL N g� 4S � n LU AL83 Cie 0 0 N roet N . AL 0 2 4 N `" Issue D to w - J oc m nt Set: relimmarg Maps N of for st uctior+ N 1 rn 0 w 0 J 1 i HUGG WEST APARTMENTS • am ■ _ • ,.' `■ ram r. , 1 - r PRELIMINARY PLAT OF: D r\ r- n 1 /♦ I A n n I r\ n r_ / -I- n r\ I \ -I- i\ I \ S F< F- I\I I- 1I'll 1 /_\ 1\I 1 1 /_\ I F- / I I- I /_\ I I I I 1 1\ I V \/ I I I I / \ I V I L_ / \ I L- -t I I I / \ L/ L/ I I I I I V FRENCHMAN PLACE 5TH ADDITION PIN No. 19-031-21-21-0017 z I i Owner: NORMAN WOOD LTD PTSHP Address:4828 Rosemary Way N. DEVELOPER CIVIL ENGINEER ARCHITECT ��55°1$35 SUMMIT COMMONS, LLC LARSON ENGINEERING, INC COLE GROUP ARCHTECTS, LLC o �°� �` o \ / 6770 STILLWATER BLVD. 3524 LABORE RD. 215 PARK AVE. S. o�s��N Q� 7, 5a°a - -- -_, ' "W ' , D \ e�\I/ \ L/ L- / 11 1 SUITE 110 WHITE BEAR LAKE MN 55110 SUITE 102 — \ 7 — — \ EXISTING POND STILLWATER, MN 55082 (651) 481-9120 ST. CLOUD, MN 56301 $9�3244 E ° (612) 689-2202 (320) 654-6570 a __ Ta � S F_ r z r ——ems Ap M / w 01 ! , del, T/ D w= o S' ' M - - - / NORTH i ,. r_ 1 e i / t20 Y R 15.0 �I I BENCHMARK PROPERY DESCRIPTION MNDOT GEODETIC STATION #9 4800S Outlot B, FRENCHMAN PLACE 2ND ADDITION, Washington, County, Minnesota. 1� ul P STATION NAME: PAUL MNDT RESET ELEVATION: 932.38 (NAVD88) NOTES __ ��� &V�� Field survey was completed by E.G. Rud and Sons, Inc. on � . 7/15/2022. LEGEND / • DENOTES IRON MONUMENT FOUND AS LABELED Curb shots are taken at the top and back of curb. � �FF�' ��� / �� DENOTES IRON MONUMENT SET, MARKED RLS# 41578 - Parcel ID Number: 19-031-21-21-0016. (UNLESS OTHERWISE NOTED) _T_ " LOT ` T` �/ °Pv � All/ o O DENOTES BOLLARD -1- ys�, /C �30ti r / 4.67 =�1 x c1 R 1 - Address of the surveyed premises: 14755 Victor Hugo ❑ DENOTES CATCH BASIN N89°26'44"W °� �� � � v ` /°PS �A � Boulevard North, Hugo, MN 55038 OE DENOTES ELECTRICAL MANHOLE c T �� NO / I ; S ' DENOTES GUY WIRE w 5ti 5 ; ; i PIN No. 19-031-21-21-0014 --- - Bearings shown hereon are based on the Washington County L 1 J6 $�yti� / Owner: CHRIST EV LUTHERAN CHURCH OF N L J y DENOTES HYDRANT F: nPnRr93UNITMENT BUILDING �P�o°�� c,� gtiti Address:4790 Rosemary Way N. Coordinate System. FFE=922.00 , \< G� DENOTES LIGHT POLE - Surveyed premises shown on this survey map is in Flood Zone 71) DENOTES POWER POLE o ,� ''/ FF�°Fry/ X (Areas determined to be outside the 0.2% annual chance (S) DENOTES SANITARY SEWER MANHOLE ��� WET ''�� / GA- • F ti Q floodplain.), according to Flood Insurance Rate Map DENOTES SIGN \ / \ '�' • Ps / °P��� e� WET \ Suffix E by the Federal Emergency Management Agency, effective date Community No. 270504 Panel No. 0117 Su DENOTES STORM SEWER APRON \ 66 February 3, 2010. OD DENOTES STORM SEWER MANHOLE _1_ WETLAND-7 ''1'' ® • M `�'—' AFT �� \ O DENOTES WATER SHUT OFF =-- ® c,P/ s Boundary area of the surveyed premises: 564,614f sq. ft. N DENOTES WATER VALVE �i w L� • !'' 20 \ (12.96 acres). 3 O / D "—~�-�_ '- — \ DENOTES RETAINING WALL / / o ,PER \ � �Al ° CD wE� ali, PLAN / __ J - Location of utilities existing on or serving the surveyed > DENOTES EXISTING SANITARY SEWER _ P<) \Q z w WET \NE property determined by: >> DENOTES EXISTING STORM SEWER �,� P� / �o _ \ 13M o S > I � > o� \ Observed evidence collected pursuant to Section 5.E.iv. DENOTES EXISTING WATERMAIN \NOS WET----- — Markings requested by E.G. Rud and Sons, Inc. per OHU DENOTES OVERHEAD UTILITY o ti� / / /' Q Gopher State One Call Ticket No. 221812454. 920.2 _ / a 1 o ! WET LIJ FND-PKNAIL110.1 «��j p GAS DENOTES UNDERGROUND GAS LINE v - _� % o� °0� / �'� ����� ��"'s, - �- 110. z ali, ���� \ Record drawings provided by the City of Hugo s /_\ engineering department. WET DENOTES EDGE OF DELINEATED WETLAND L 8Q 9199 20 FNDIPK NAI I r _ DENOTES BITUMINOUS SURFACE z c (�" „ ` v _ _--_ - ��_ _ - - _� L FT �9• Wetland delineation completed by Stantec. E- - - � a _ 83 \ - - J DENOTES CONCRETE SURFACE r; N / �18o a' „ l I i D Soil borings completed by Chosen Valley Testing, Inc. o°= _ _ S s m 9O{ L1J PIN No. 17-119-22-14-0008 DENOTES ADJACENT PARCEL OWNER INFORMATION ^'o o - _ 3,�2. 2 9 D.6 w ���, - o (7 _ R 974.50WETLAND-2 n _Owner:City of X N cs F o- u z 1 \ WETLAND 2 F� PER WASHINGTON COUNTY TAX INFORMATION 7 - Site Plan provided by Larson Engineering Inc. Address: Unassigned ( ) L 1_ N=> -- Win+ I 1 1 I N ' .,pC\�(�'L/ / Q"9 OT `C, \\ \ 915.1 /\ \ Z / / lG���3� / I O Q QT — / \ I- T T FNDIP-43999 I L 1 J c�9 O OUT LOT Q AREAS / Q�Q�° PIN No. 19-031-21-24-0050 / /o�� ��� / / dSst�`�cc Q,Qf. �.\\ \-\ BG�� ,,\.\\ M Owner: DOC-14688 EVERTON AVENUE MOB LLC <�1 PROPOSED LOT 1, BLOCK 1 - 238,589 SQ. FT. (5.48 ACRES) / 0�5 r�_'n �%,LL�< / \ \ \ w Address: 14688 Everton Ave.N. PROPOSED OUTLOT A = 326,025 SQ. FF. (7.48 ACRES) VICINITY MAP PART OF SEC. 19, TWP. 31, RNG. 21 I N N I EXISTING ZONING/SETBACKS r, F w 1 1 < I\i I\ I/ y '// .I \ • rr \ \ 1 M .11, L 1 J , , \ \, ,� , , PIN No. 19-031-21-24-0122 \ < •`Q� 1JM �1 L 1_ID / © \_//^ Owner: EF MSP HUGO LLC \ , 0 d1 1 A zoning endorsement letter was not furnished to the surveyor. A �� �^ Address: 14689 Victor Hugo Blvd.N. / \ �StB'� �\N660 43'� O Li_ I Lill search of the City of Hugo's web site indicates that the surveyed �'_, _ PIN No. 19-031-21-24-0120 1 premises shown on this survey is currently zoned C-2 (General Owner:TEAM TWO INVESTMENTS LLC -\' '�\� \ �TIgI/V �oo O L1J Business District). Address: 14701 Victor Hugo Blvd.N. / 7FAN w C-2 Lot Standards: < '� W v i \WET--_ W F ` Minimum Lot Area = 20,000 sq. ft. SITEAll Minimum Lot Width = 100 ft. at front setback line \ \ / �, `' i \ `\ w \ FNDIP-43999 Minimum Lot Width for Corner Lots = 130 ft. Minimum Lot Depth = 250 ft. x ry� ^ ; Q as„� 4\oo �TO Maximum Building Height = 35 ft. \ ; s66�19, A 6si, Maximum Area of Building Coverage = 35% \ i �� l� I v Maximum Impervious Surface Coverage = 80% Minimum Area of Princepal Building = 2,000 sq. ft. Minimum Building Setbacks: 0 " \ _ M --; - P jNgG E E I Q \ z i' /« --- WETLAND-1 C. NO 3562 r S Front = 30 feet ©p ' oN R D� & UT SIT Side - 30 feet 0 " °"U Y e� EXISTING POND SOg FNT o �� v Rear = 30 feet ( �© ' \- '\, , a i _--_----- _ __ w N89 33 56 yl' 296.19 V ° z i ali,- Ali, ali, m 912.2 FNDIP-43999 \ DPP PROPOSED ZONING/SETBACKS L. r, �� ~� � n � °" 4.35 � � � ���ov�� CITY OF HUGO A V �' ' ' ' r , , M �i, w�v A -- The parcel is proposed to be re-zoned R-5 (Medium Density WASNINGTON COUNTY, MINNESOTA \ ;��% ��; �y �TE� °"`' 13M 1� `,' z \\ �o �V�1\ Multiple Family Residential District). r. \\\ (NO SCALE) \ \ �� �c�\ °"° \ � t r � AS TES I \. \ I L ON D /V�4o O �� R-5 Lot Standards: \ - ' `� . ,!I ti � ," � .� � n ^ °AS TEL gp�'ST•I,y 3 \\ ��Z WETLAND-2 v Minimum Lot Area = 1 acre. Minimum Lot Width = 150 ft. at front setback line I hereby certify that this survey, plan ^ „ 'BAss�ca �O�^^ p \ \ / _,.:BAS6 918. "\\ d�l / W 83 \/ Minimum Lot Wit or Corner Lots = 150 t. or report was prepared by me or under _ ' Minimum Lot Depth = 150 ft. my direct supervision and that I am a \ ;"\� , 8AS6 GAS TES ° CQ Maximum Building Height = 35 ft. o duly Registered Land Surveyor under \ a ��� O Maximum Area of Building Coverage = 40 /o \ r c4s rE °"U 24, Maximum Impervious Surface Coverage = 70% the laws of the State of Minnesota. \ \ _t \r\o"u I' 914.7 p 5002 2 - x,g1j ('qs FNDIP-25341 Minimum Area of Principal Building - 960 sq. ft./unit \ \ �^' eqs' 9182 F14.g FI6 -- -- —R S 40.01I,�,+,/ BgSj TEC N0 ADD NDjl Minimum Building Setbacks: \ GAs \ 0/1 \o"P�S4j �' 85 4311 Front = 25 feet JASON RU \c TES o"u "(/ 2024 Rear 25 feet 7 8 Side = 15 feet Date: / / License No. 41578 qs �r �I, = E G, HIM ME \ \ DRAWN BY: BAB JOB NO: 220763PP DATE: 3/26/2024 \ \ EST.1911 Professional Land Surveyors CHECK BY: JER FIELD CREW: DT/CT / 1 5/22/24 CLIENT COMMENTS/NEW SITE PLAN BAB www.egrud.com 6776 Lake Drive NE, Suite 110 REVISE INTERIOR LOT LINES / � \ Lino Lakes MN 55014 2 7/8/24 /NEW SITE PLAN BAB NO. DATE DESCRIPTION BY Tel. (651) 361-8200 Fax (651) 361-8701 22.0763PP I \ I\r \ DEMOLITION NOTES KEY NOTES GENERAL o d 1 r 1. Verify all existing utility locations. O REMOVE AND DISPOSE OF BITUMINOUS PAVEMENT — — PROPERTY LINE I,- T_ 5D EASEMENT LINE .. l 2. It is the responsibility of the Contractor to perform or coordinate all necessary utility 2 REMOVE AND DISPOSE OF CONCRETE PAVEMENT RIGHT-OF-WAY LINE z - 18" RCP (PER RECORD DRAWING)/ demolitions and relocations from existing utility locations to all onsite amenities O M a -0 2 LO o Q I / r and buildings. These connections include, but are not limited to, water, sanitary O REMOVE AND DISPOSE OF CONCRETE CURB AND GUTTER - - SETBACK LINE O '0 sewer, cable tv, telephone, gas, electric, site lighting, etc. Q� o 2 0REMOVE AND DISPOSE OF STORM SEWER PIPE AND/OR STRUCTURE SYMBOL LEGEND o M o r 3. Prior to beginning work, contact Gopher State Onecall (651-454-0002)to locate L .� m � L 6 / utilities throughout the area under construction. The Contractor shall retain the O5 REMOVE AND DISPOSE OF TREE, STUMP, AND ROOTS REMOVE AND DISPOSE OF _3 m � 00 services of a private utility locator to locate the private utilities. BITUMINOUS PAVEMENT SECTION r N o CAP EXISTING STORM SEWER TO REMAIN IN ACCORDANCE WITH CITY W M Lo � � co B-07 (PER CORD DRAWING) 4 r \ 4. Sawcut along edges of pavements, sidewalks, and curbs to remain. O REQUIREMENTS. J " . . REMOVE AND DISPOSE OF o 5. All construction shall be performed in accordance with state and local standard 'p CONCRETE PAVEMENT SECTION \ � 0 specifications for construction. 8" PVC (PER RECORD DRAWING) PROPOSED WETLAND IMPACT (18,726 SF) r ) O INV: 905.89 (PER RECORD DRAWING) J \ 1 REMOVE AND DISPOSE OF TREE, STUMP, AND ROOTS J W WETLAND-6 IMPACT: 5,484 SF APPROXIMATE BORING LOCATION — N 00 SEE PROJECT GEOTECHNICAL REPORT O 18" (PER RECORD DRAWING)\ � Lo 0 5 4 Z 6 \ � / RO INV (S): 914.8( � � ( SEM Y WAY W N. � INV (N): 914.70 m 3 w / G ILL] _ 24" (PER RECORD DRAWING) / W ~ Q INV: 917.81 (PER RECORD DRAWING) 0 (D _J I Z Q J 4 4 21 RCP (PER RE_C0R WIUG)-• r � 2 � � � v Z o INV: 915.17 (PER RECORD DRAWING) co B-08 5 vJ / Z B-06 I / C'� ' / B-02 -A` WETLAND-3 IMPACT: 4,351 SF �"� B-1 � / LL Cn 5 I / GPS VJ /�/ / B-14 r^ co O / z O M O W z W LO z 5 5 B-04 I , / / / V 5 WETLAND-5 IMPACT: 3,138 SFco I / / �• j � G B-09 i B-03 G AS I / — o _ I / U • • �GPS GPI ,���'\ I •• / -/ B 15 WETLAND-7 IMPACT: 5,753 SF • / N I hereby certify that this plan, �► / / I specifications or report was prepared << - / • GP P5 \ 0 by me or under my direct supervision B 11 G / N and that I am a duly licensed / 0 Professional Engineer under the laws 41 O of the state of Minnesota. o 49 / O ,L CAPIB 16 Bryan D. Miller, P.E. / IB-17 / O P /' / I Date: xx.xx.2024 Lic. No.: 54950 / C9 Off •/ , � Rev. Date Description / G � \ :9 o / I W Project#: 12246027.000 CD Vi \ C, OF' / I Drawn By: NJN CT • � O/� NU // I Checked By: BDM C) � Issue Date: xx.xx.2024 Vp _ •.- � . .off- • / Sheet Title: DEMOLITION PLAN >> >> >> • ' • o� _��- - P •'• NORTH Sheet: X, �J \ \ 0 15 30 60 P:\Projects\Projects-2024\12246027- Hugo West Apartments\2. Design\b. Drawing Files\12246027-C100- Demo.dwg i SYMBOL LEGEND KEY NOTES GENERAL o 10 C) C14 O1 NEW LIGHT-DUTY BITUMINOUS PAVEMENT, DETAIL 1/C600 12 NEW BOLLARD, DETAIL 9/C600 — — PROPERTY LINE 6 \ PROPOSED PARK SPACE u7 apEASEMENT LINE .. u7 . TOTAL AREA= 79,707 SF± (1.8 ACRES) O NEW LIGHT-DUTY CONCRETE PAVEMENT, DETAIL 3/C600 13 NEW BITUMINOUS TRAIL PAVEMENT, DETAIL 4/C602 z - P RIGHT-OF-WAY LINE 2 11 / TOTAL TRAILS = 1,120 LF± (L.00 o Q - - SETBACK LINE .� cB _ 5C / 10 r GARAGE STALLS: 77 O NEW HEAVY-DUTY CONCRETE PAVEMENT, DETAIL 4/C600 14 NEW 4 BLACK VINYL FENCING W/SLATS, DETAIL 5/C602 SYMBOL LEGEND O o 17 SURFACE STALLS: 124 o st- TOTAL STALLS: 201 O4 NEW B612 CONCRETE CURB AND GUTTER, DETAIL 5/C600 15 NEW SINGLE SWING GATE, 4' OPENING, DETAIL 6/C602 L N o M rn o r NEW LIGHT-DUTY L � � m L ' 4 NEW IMPERVIOUS (APARTMENT): 2.6 ACRES± O NEW SIGN AND POST, DETAIL 8/C600 16 NEW HEAVY-DUTY BITUMINOUS PAVEMENT, DETAIL 2/C600 BITUMINOUS PAVEMENT J m 00 Co w —"—"—"—"— — NEW IMPERVIOUS (PARK): 0.2 ACRES± _A: ADA PARKING DETAIL 1/C600 N o O 2 4 TOTAL NEW IMPERVIOUS: 2.8 ACRES± =B: ACCESS AISLE 17 NEW SURMOUNTABLE CURB AND GUTTER, DETAIL 6/C600 W M r � P J r C: STOP SIGN NEW HEAVY-DUTY v NEW PET WASTE BAG DISPENSER AND SIGNAGE, CONFIRM FINAL BITUMINOUS PAVEMENT N 16 \ / \ 6 MATCH EXISTING PAVEMENT SECTION, RESTORE PER CITY LOCATION WITH OWNER DETAIL 2/C600 N O1 O REQUIREMENTS O \ 19 NEW PERPENDICULAR CURB RAMP, DETAIL 2/C602 MATCH EXISTING PAVEMENT SECTION O O \ \C O7 TRASH ENCLOSURE, SEE ARCHITECTURAL RESTORE PER CITY REQUIREMENTS O8 MONUMENT SIGN, SEE ARCHITECTURAL U O 17 3 O O O �, NEW BITUMINOUS TRAIL PAVEMENT J T_ O O 1 \ O NEW PARALLEL CURB RAMP, DETAIL 7/C600 DETAIL 4/C602 J Lu 9 O \ 4 10 NEW PERPENDICULAR RIGHT OF WAY CURB RAMP, DETAIL 1/C602 .� ~ 00 4 O 16 \ S a - NEW LIGHT-DUTY O 11 NEW COMMERCIAL DRIVEWAY, DETAIL 3/C602 CONCRETE PAVEMENTLO a O \ 8 DETAIL 3/C600 � Z 0 Z 4 ROSEMq y Wqy a NEW HEAVY-DUTY W m 2 N. a 7 O r , v CONCRETE PAVEMENT d 1 _ 10 11 6 / DETAIL 4/C600 5 w 2 2 1 ` G W �' T� O — — 10 I / STRUCTURAL STOOP W Q Q 15' " 7 O — 4 I _ SEE ARCH/STRUCTURAL Z 4 aj 0 - _ U P O U I>P 2 _J irk O O 2 _ ® PAVEMENT MARKINGS (WHITE) U Z (n 2 4 O O 5C GP — Q O 3 ILO O O O O O O 4 17 // ,� 9 O O 16 O O / GPS / 13 U 1 � O O O _\ U O 2 P5 O / G // / PA`Q•$ f/ U a 4 LPG 3 GPS \ 3 / 411 O � c5 17 GP / F, QO 11111 ,w / 3 W o / C. LO Z WLO OR z 4 1 z \�'- ' Z . - 'o -- 5' 19' � 1 12 / EXISTING 3 00 18 /• GP WETLAND 2 2 4 19 2 '�r p0 2 GPS C T L.L 3 , 1313 93 UNIT PI j / P5 APARTMENT BUILDING a1 9 o G / FFE = 922.00 (ARCH 100'-00") J����G� // O 5B 2 GAS 20 4 • P 14 GPS 2 / N I hereby certify that this plan, specifications or report was prepared 2 / GP P5 \ C) by me or under my direct supervision O G / 13 and that I am a duly licensed V 14 / O 15 Professional Engineer under the laws of the state of Minnesota. / I o 15 / C) r 14 P� I Bryan D. Miller, P.E. Date: xx.xx.2024 Lic. No.: 54950 O P 15 co Lu Z 13 Rev. Date Description G� O 14 \44 J 05 ,` ui � EXISTING \ / ;9 WETLAND 2 CAP I N 3 Project#: 12246027.000 V� Drawn By: NJN v •cTOR yv ,. / 4 I Checked By: BDM GO B� 13 Issue Date: xx.xx.2024 Sheet Title: " » • » . ._ SITE PLAN NORTH I`aq_ \ Sheet: 0 15 30 60 200 P:\Projects\Projects-2024\12246027- Hugo West Apartments\2. Design\b. Drawing Files\12246027-C200-Site.dwg I \r ! ! SYMBOL LEGEND GENERAL o PROPERTY LINE PROPOSED PARK SPACE _ . _ . . _ . . _ . . _ . . _ . EASEMENT LINE LID � / \ TOTAL AREA = 79,707 SF± (1.8 ACRES) z - LM RIGHT-OF-WAY LINE TOTAL TRAILS = 1,120 LF± SETBACK LINE .� 2i c o Q r I 0 c ADDITIONAL CONVEYANCE TO THE O - � J o \rr \ CITY OF HUGO N L CV a \v ? r OD I TOTAL AREA = 237,037 SF ± (5.4 ACRES) 0 c� 0 �, 6 00 L 00 ICU / r \ / J O _N W ---EXISTING POND /.• / i ! v CV O l i O O QQQ /\ \ .�_. _ / � /\ zx CD Q Q ® \ ROSEMI Y WAY N. / o / / I J LU II OQOQ O QOQO O OQ Z 0 z O OQOQO O 00 O O / \ /i W J GP5 Q O O O 00 ! w` L / ♦ I I I Z co 00 / O 0 _ Q " / 93 UNIT d FF E l I y/ / •/ / J / I �y C �1J I _ APARTMENT BUILDING y (jPQ`PO00 � P I / •\ � • `. FIFE=922.00(ARCH 100'-00") J�\�e'G� / •Y'� �. d0 OOP •• // J /) GAS • I i / I J IN, I Z \ U 00 i V/ — _ `\ GQh/� %. : I ! .III. _` t •\' ,_ � ' L►J cTOUGO R N / -••-.. s ...... _ r WETLAND-2 •\ * i L I m / I hereby certify that this plan, specifions or rt was prepared by me l ortunder my d�ect supervision W N and that I am a duly licensed / / \ \,_*�.�� ! \ Professional Engineer under the laws of the state of Minnesota. W O I I \ Bryan D. Miller, P.E. 011" I `\� \#�` �, I ! Date: xx.xx.2024 Lic. No.: 54950 ` + ' ••_ ! Rev. Date Description EXISTING POND \ Project#: 12246027.000 CHRDrawn By: NJN • •\ �' •/A\/ >,` \GAS H ,,\i CIE I // ! Checked By: BDM GA ' (C Oq D » S GAS T T °E \ I I Issue Date: xx.xx.2024 ' 1 •s GAS �T \°E , L WETLAND-2 •q.H GAS Sheet Title: A.�•\•\ • ,O GAS\\T\ \••, i 8) \GAS y\7' °E\ OVERALL I • GAS T� °E I \GAS�GAS\ SITE PLAN \ �•� �U GAS �\°E \GAS T\ AGE I NORTH • , v � GAS T\ \' N \GAS T\ I Sheet: E\°E\ D4 ! 0 30 60 120 I 7 Gqs\�T °E •� �• GAS�GAS A GE I • / / \ •_ �� \GAS 201 P:\Projects\Projects-2024\12246027- Hugo West Apartments\2. Design\b. Drawing Files\12246027-C200-Site.dwg 921.75* C ^ \ . 922.35*TC 92182* C 92 85* GL GRADING NOTES KEY NOTES GENERAL o 922.33 C o cN 922.38 C 921.96*TC/GL 1. Tree protection consisting of snow fence or safety fence installed at the drip line 1:20 MAXIMUM SLOPE IN PATH OF TRAVEL AND 1:50 MAXIMUM CROSS - - PROPERTY LINE � oo shall be in place prior to beginning any grading or demolition work at the site. SLOPE ALONG BITUMINOUS TRAIL. MODIFY PROPOSED CONTOURS AS EASEMENT LINE .. u7 �, 922.13 TC/GL \ JJ \ , OO NECESSARY TO HELP SITE EARTHWORK. COORDINATE WITH OWNER z RIGHT-OF-WAY LINE U-) �N / / \\ \ 922.06*TC/GL 2. All elevations with an asterisk (*)shall be field verified. If elevations vary AND ENGINEER DURING CONSTRUCTION. _ _ -0 co rn / significantly, notif the En sneer for further instructions. SETBACK LINE O .� o (D L \ \ Y g L � 4-- \ 922.15 TC/GL co C:)922.80 TC �\\\\ 3. Grades shown in paved areas represent finish elevation. UPLAND AREA CALCULATIONS SYMBOL LEGEND L ( / / 922.47 GL 922.23 TC/GL \�\ \ L rn 921.48* C \ \ \ _ mCZ 922.53*TC � � � L J \\ 4. See Sheet C500 for restoration. UPLAND AREA - 8.11 AC± (1) 950 EXISTING CONTOURS 'D w 923.13 TC -��- -. - \ \\ \\\ 922.03* G IL �� _ I- \\ * DEVELOPED STORMWATER AREA SOUTH = 0.75 AC± 2 950 PROPOSED CONTOURS - MAJOR INTERVAL 922.80 GIL \ \� \ \ 922.67 C 5. All construction shall be performed in accordance with state and local standard ( ) ( ) J � r P \\ 1 p DEVELOPED STORMWATER AREA (NORTH) 0.52 AC± (2) 949 PROPOSED CONTOURS - MINOR INTERVAL � W c� co co 921.49* C \ \ 922.24 TC \ \ g22.75* C r specifications for construction. J 921.74 GL \ \ \ TOTAL UPLAND/DEVELOPED AREA = 9.38 AC± ----------- GRADE BREAK LINE N 922.18 TC �� \ 6. Pavement grades within ADA parking stalls and access aisles shall not exceed % GRADE SLOPE 921.68 GL NOTES: \ 2.0% in any direction. 1 AREA INCLUDES IMPACTED PORTIONS OF WETLANDS 3, 5, 6, AND 7. O ( ) SPOT ABBREVIATIONS: I \ o, - \ \\ \ \ \ (2)AREAS INCLUDE DEVELOPED STORMWATER BASINS RECEIVING RUNOFF 902.00 TC TC-TOP OF CURB I I / \ ) \ \ \ FROM THE SITE. 901.00 GIL 921.60 TC/GO\ \ \ \�� / 921.81 C/B 921.51 C/B / / \ \ �� / GL- GUTTER LINE � GO- GUTTER OUT � * / 922.43 TC \ 921.65 C < \ \ T- B - BITUMINOUS � 921.55 C I 922.10 GL \ 921.55 TC/GO \\ \ \ \ v -�> _ \ _ - _ - - - - _ C - CONCRETE I \ - 921.96TC rn�� - - T� - - - -_ - - CC - CURBCUT N \ \ 921.46 GO / I I I » �� - OF - OVERFLOW '� 00 \ \ / , I 921.38* C \� �� - C)I \ 922.03 C / TW-TOP OF WALL U) LO \ 921.86 TC/GO 921.81 C 921.79 TC 921.20 TC I 921.32* C 920.20 TC BW- BOTTOM OF WALL F/G LO \ \�� 921.29 GL 920.70 GO I 919.96 TC \ ( ) 0 \ u \ ^ - 919.46 RIM 921.02 C 919.70 RIM (*)- EXISTING TO BE VERIFIED � Z \ \ 921.86 C 921.45 TC 920.98 TC ROSEM Y WAY N. 919.60 TC/GL w m 922.00 C 920.30 TC ^ \ \( 18 920.95 GO 920.48 GO=�92 9 1� 921.85 C � // 919.80 GL \ \ ,- i I 919.44 TC/GL / � � 919.51 TC/GL * 920.60 RIM 921.48 C 921.52 C / O v 921.44 TC 5 921.32* C 1 / 921.16 TC / �920 °'2 920.94 GIL 919.81*TC 919.59*TC/GL P5 / G W LLJ 921.88 C / - - \ W ~ Q I / 920.66 GO 920.65 TC/GO - 919.31 GL - � 920.24*TC / I 922.00 FFE 921.50 ' 921 09 C 921.08 TC 920.12 TC/GL ^ �/\ \�� i - _`� 920.08 TC �t= 920.15* C - N 919.74* GL I / / / L 3: 921.50 / 921.00 RIM 921.23 C / �\ 920.58 GO 921.08 TC _ _ / / - - 919.58 RIM - 920.23* C o� * P� \ ' O (D >J J_ ____ 920.45 C _ 920.39 GO 920 58 GO . \ ��� I I / / / �? \ - - - - 920.53* C / J N 921.67 TC ) / / I I I 1 ` \ �\ _ 920.66 TC 919.73 TC/GL - �' _ ~ Cn ( - I / 921.17 GO - 922.00 TC/GO \ / \r\ �O 919.78 TC/GL �� 920.12 C Z 920.96 C \ I I I \ \ 9 \ - 920.16 GIL g20 ) - -G - - \ / \ O 920.75 TC/GO / i / / `9�1 I\ I�� / \ \ \ - - - 921.00 TC - �- - - \ - - - 920.09* C I _ Q I` 920.00 RIM i I / / I ( I / 921.10* C I / I / I I - 920.82 C� \ I / 920.94 TC 920.67 GL / I 921.34 C 920.72 C \ \ \ I \ \ \ 921.75 TIC I / G //• �\ v 920.44 GIL 921.27 TC 921.97 TC \\ \ 921.25 GL 921.52 TC I ( i 921.80C1 920.77RIM L \ o / \ \ \ \, 1 I - - � \ 921.19GL 9 ^ 1 921.50 921.50 \ - 921\.37 B 921.22 TC 8 / Z \ 920.89 GL 91 ' 921.47G \� O * \ 922.OC 1 922.00TC/GL � ) / I rn 020 5� / •$ ) - - - - - - - 1 \ / 6 \ � �\� JJ / P/ _ - 920.03 B \ ( l 921.07 C 921 / \ 921.23 GL I / 922.00 TC ( / I I ,� NO / gu4921.67 GL \\ L.L \ 919.65RIM i � � \ - � � - / / 922 - - �/ / / .o� ` 919.73 B 921.00 RIM _ - / 922.00 TC/GL 1 -9 ^ / i GP /� / / �� I / °j / 920.65 C 921.86 B " - I I ?7 / / \ \ I I / \ \\\ � 920.68 C / N / - - - - 922.00 C I _ / ) 921.50 ( / l p47 TIC `' / j j / / �i i 9 \ - / / l l °j 00 rn - - � - � 1 \ 921.14GIL G �c. \ / / i - i 1 / / / \ O / ) 3 / i \_ _ / / / / II \ � O w co 1111111 �� � / 920.58 TC �- \ - 921.42 RIM I i / '�'/ 922 / / _ _ - -_� � � 920.69* C I ' / o,, 920.08 RIM ^ I // _ 922.00 TC \ 921.74 TC / / \ \���92�0> / �L - _ _ rJ / / \ Ln 11 921.13 C II �. \ I I I I \ 921.67 GIL \ / / 1 \ �•/. i 921 \ / 1/ ` go-' W 920.64* TC/C I ^ 921.06 TC 921.34 TC I / t�?' \ / \ 921.41 GL \ Gp / j/ i j/ \ \ \ 917.62 B I \\ LO 920.56 GL 920.84 GL I J / 1 \ z \ I \ �921.86 B \ I 922.00 TC/GL \ 921.86 C o - /� Q� /// 1 \ \ 919 I 917.50 B ' 921.92 TC // . I 1 I ►-` / I / \ I/Y / ' ^ \ J 920.62 C ` 921.42 GO -421.59 TC I 922.00 C O,�jl O�)\ \ ) I // / / GP5 \ // \ j// / \\ \ 920. I \ I I916l I Q Q O \'J21 .55 C - - - \� 921.00 921.73 i 921.09 G L 921.42 RIM G �O `�� 11L - - - ) 921.92 C 921I.50 ^ I I' / \ / // // 91 \ 917 915 I r L.L (� 921.50 1 921.32 TC Q- I / \ 921.85 C I - / Q \ ` a 921.23 TC/GO 920.82 RIM d0 / \ r I O p5 � \ N 919.35\ � I 02 •) / / I �.�\ \ IG 921.83 C \ 921.57 TC �, � / l / �I 921.76 C 921.50 _ _ - - 922.00 FIFE \ \ 921.86 B F / / I / I 920.00 B �' I _l I l 1 I I coQ 93 UNIl 921.07 GL �� F / G�/ / / J 921.70C /Q r - - - - - �v \ J I APARTMENT BUILDII 921.95 C \/ / �/ / \ I I \ 920.95 TC �(- i 919.88 B I / SATISFACTORY FILL BORROW PIT AREA \ EF-E = 922.00 (ARCH 100--G �� \ \ 921.05 B / / / 919.3/0* ®'� ® - 922.00 C _ - - ' g21.50 `J \ ° 920.45 RIM / / / �OJQ� \\ // I I I / (TO BE FILLED BACK IN WITH THE EXISTING TOPSOIL 2/o MAX SLOPE / / / �\ // I /•/ P� \ \ / STOCKPILE ONCE SATISFACTORY FILL IS FINISHED) � 921.41 C IN ADA AREA I / � ,� � // 919.62 B 921.50 _ \ 922.00 TC/GO / / / I ) / -_O� I 921 921.34 TC/GO / \ 1 � / A � 921.33 C � 921.75 TC // / �. / � / ��S I. ;� n 921.25GL 919.50B / 921.70 C 921.26 TC/GO 920.00 RIM 00 C,P 921.76 C �r _ �ryo / I / \ \ // °� • GP 1 � \I . • 920.0 B 1 / /- ) I ( \ \ I ( / / • / / / / I I 1 I / I \ N I hereby certify that this plan, / 921.69 TC \ 921.00 RIM / \ \ - J / I 1 / 1 I I \ specifications or report was prepared << // \ 921.19 GO rr / \I \ ( / GpG' c� l I 2 Y Y p b me or under m direct supervision (// \ 921.82 C g21 92 C / \ ` GP \ 920.31 B / _ // °� / // I 11 I / // \ \ (N and that I am a duly licensed Professional Engineer under the laws \ 922.00 FIFE I // / I 1 \ \ / \ \ / / ) / I 920 / I / / _ C) of the state of Minnesota. I� �� /// 917.83B \\ 921.00 �/ \ / \ o // / 921.50 \ / / �z / I I ` - - - / 1 917.71 B -�@�? / // I II Bryan D. Miller, P.E. 919.35O / 2 / I • P / / I I I / / - i i - , \ Date: xx.xx.2024 Lic. No.: 54950 Ile // / ,�g / // 921.50 b '\ I / / O �_/ ,\gl i i g °ui�// F� O/ / / I 1 / y24 4o I � �� - I / G� ' _ / I 1 � z I �� % � ��/� ' ��g�gl /� Rev. Date Description % OF' _ - -ji��i fro / - \ \ / / / / /�_- - g1� l / -_ g g WL 9190I 919 `v .90B o O o / \� _ , \ 920.15*TC 921.50 / / \ 1 oP / I I / /% i i i i - ��\\\I I I I / // Project#: 12246027.000 917.16B / Drawn By: NJN QR HU /�. _ / \ I �� ) r -� j%/ 2g - - - __/II 11 \ 917.04 B i Checked By: BDM GQ // J / I \ - \ \ \ / Issue Date: xx.xx.2024 ..� • � �F, // \ /�\ / � � � - - - _ J 917.88 B \( / Sheet Title: * Off' • -•. _ ./\�_� � ` � � - �, � /^,`,j � � / \\ \� \�� 924 - - 919.03 , 919.60 TC919.03B - �_- - 922 - _ � - - / 9117.76B I / » - - I `\ 919.15 B - �' / ► I i I GRADING PLAN - ter - » _ � �� - - � � - - - •• -••, \ �� I � I .,••, ... ' o s�� _ � _ - NORTH Sheet: / - . . - . . - \ \ I Co I I ( II 0 15 30 60 /o TIC P:\Projects\Projects-2024\12246027- Hugo West Apartments\2. Design\b. Drawing Files\12246027-C300-Grading.dwg ^ ^ 1 � . I \\ 3 r EROSION CONTROL NOTES KEY NOTES GENERAL o CD CN —� 1. See Sheets C600-C601 for Erosion Control Notes. O SEDIMENT LOG, DETAIL 2/C601 — — PROPERTY LINE � T 3 / \ r EASEMENT LINE .. u7 � \ \ \ \\:Q �� \ , ROCK CONSTRUCTION ENTRANCE (LOCATE DURING CONSTRUCTION), RIGHT-OF-WAY LINE z — /cV DETAIL 1/C601 -0 c`no o Q SETBACK LINE .� o 4 L INLET PROTECTION, DETAIL5/C601 SYMBOL LEGEND V♦ a� � Co � •� L L � C: EROSION CONTROL BLANKET, DETAIL 6/C601 L .� � ai rn SEDIMENT LOG, DETAIL 2/C601 - CO °0 cz w a) \ \ \ \ O00 0 O \\\\\\ O SILT FENCE, DETAIL 3/C601 13 SILT FENCE, DETAIL 3/C601 r N o LO \ ROCK CONSTRUCTION ENTRANCE W M � v 2 \ \ \ o°o°o°o (LOCATE DURING CONSTRUCTION) No DETAIL 1/C601 � / N / \ \ \ I ) \ \\ \ \\ \ �� • \ °°°°°°° � O INLET PROTECTION, DETAIL 5 C601 CONCRETE WASHOUT STATION C:) LOCATE DURING CONSTRUCTION N\ J W I \ °) I 3 EROSION CONTROL BLANKET, ~ 00 DETAIL 6/C601 O 1 \ I I I Lr) s � � Z \ \ 3 \, » \ ROSEM, 921\ 3 / / / \ / Wq Y N. w m CC w � I _ b 1 3 I / / / \ > J 3 9�O \ / \ U U) 00°00 920 O"— / i /� - - - - - -I D 0 o 0° o 0 0 o o - - -\ �/ ° (0 I �/ I I \ \�\ \ I \ \ \ \ 1 1 \ I I / Gp`� 5\ 0 � , \� 3 v co \ 916 0 5 $ \ � — — 2 \\\\ / / ��� \� �\ J� / _ � 92,4 _ / � / 1 3off,'` • /// GPi� 922 L.L 3 O GP`' I / / i / � / ► .� F�° o� �� - - _ I I I 9�� / / / / / / � /ice � � � �\ \ / I / // �\\\\\\ \\ \\ � vJ \ \ 0 w O 921 \ / 5 \ z w LO Z \ I 1 I�•'l \ \ / I • / \ 5 \ J P`� \ �/ \ // /� \ \ 920- 1 I 916 I Q O O I / 918 \ 917915 I V 1..` 0 3 11 G I 1 I / / / 1 / / I �-/ D co 93 UNIT APARTMENT BUILDING \ / �/ i / / / 92 FF- = 922.00 (ARCH 100--0'�\ 5 3 Fit / 921 ` \ \\ III // \ \ 3 o/ F / / — \I. 1 / � \ \ III \ a / / \ I` — � �ryo 1 / 1 \ // • GP 1 /5 ) I I I r I I I\ V 3 / \ � I \ I I / • / / I 1 1 1 / I I hereby certify that this plan, C< /// \ — �\ rr � \\ I— /.J / GP5 .� � /� I I \ / / — \ / � i � 1 1 I I / ( \\ N specifications or report was prepared / o� / I I / O b me or under m direct supervision / �"- \ \ / _ GP /" _ \ I I \ N and that I am a duly licensed Professional Engineer under the laws / / / O of the state of Minnesota.920 O 5 -�@�? / I II II _ _ / / ` Bryan D. Miller, P.E. / -' 2 —\ / /// \ / Date: xx.xx.2024 Lic. No.: 54950 / I I 5 Z % / I %% 1g �i Rev. Date Description Iii��i9y1t � -w` (o W \ # 918 / / — � � I I / \ p 91 7c - - (\ � I I 1 0919 \ 919 P/ / \ QP Jill I \ / Project#: 12246027.000 Drawn By: NJNVICOR / 928 _ Checked By: BDM 5 r Issue Date: xx.xx.2024 VO \ \1 \\ \ c926 \ \ — — — — — — — I J\I\ r // Sheet Title: 5 >r — . . — . _ .. _— I / EROSION » . .. . .. ZZ — » - - - - s2o\\ � — \� �� / / I I I I CONTROL PLAN >> \\ /' \\ I I I I NORTH / — � - - — � > — I \ � / "• — •• _ �\ � \ \ I I I ( / I � II Sheet: co _ .. _ \ \ I I I I I P:\Projects\Projects-2024\12246027- Hugo West Apartments\2. Design\b. Drawing Files\12246027-C300-Grading.dwg I \ I\r IN, KEY NOTES GENERAL o CD 0 \ . CLEANOUT, DETAIL 10/C601 — — PROPERTY LINE \ ^r O EASEMENT LINE .. � IT �\RCP PER RECORD DRAWING / O2 GATE VALVE AND BOX, DETAIL 11/C601 r o RIGHT-OF-WAY LINE � � � � ) - - SETBACK LINE O .� o � 0 L U C SYMBOL LEGEND o 10 N o i L N r •— M CO " 0) � _3 a) °0 — w WATERMAIN PIPE \ \ SANITARY SEWER PIPE � o r \ co o CLEANOUT (CO), DETAIL 10/C601 W M co 8" (PER CORD DRAWING) N \\� � ►t GATE VALVE & BOX, DETAIL 11/C601 0 CONNECT TO \ O EXISTING 8" STUB CO . INV: 907.33 `--0--l' 8" PVC (PER RECORD DRAWING) \� CONNECT TO EXISTING 8" PVC STUB\ U O USE VERTICAL BENDS AS NEEDED [INV: 905.89* \ J 8" GV& BOX _ J LL] 00 O 45' BEND 450 BEND 18" (PER RECORD DRAWING)--______ U� LO ROSEM INV(S). 914.8( Y WAY N. UTILITY NOTES LJJ m INV (N): 914.70 S > — \ r , I I / 1. It is the responsibility of the contractor to perform or coordinate all necessary CC ` � w •/ G w � _ 24" (PER RECORD DRAWING) I utility connections and relocations from existing utility locations to the proposed Q Q I I I building, as well as to all onsite amenities. These connections include but are Z W not limited to water, sanitary sewer, cable TV, telephone, gas, electric, site rn NV: 909.02 1 C _ lighting, etc. o �+/ v J J >> 21 RCP (PER RECORD-Bi�A�/ING) I _ — J — — F, 2. All service be in state local ~ \ \ — � servce connections s e per n accordance w e an oca � � Cn standard specifications for construction. Utility connections (sanitary sewer, U Z �. y \ / / watermain, and storm sewer) may require a permit from the City. O0 o = GP / ~ _oo o / 3. The contractor shall verify the elevations at proposed connections to existing L.L C CO J C'i LL GP / . utilities prior to any demolition or excavation. v G U)v, N / / / / 4. The contractor shall notify all appropriate engineering departments and utility companies 72 hours prior to construction. All necessary precautions shall be Z O made to avoid damage to existing utilities. o INV: 910.05 � / / 5. Storm sewer requires testing in accordance with Minnesota plumbing code 4714.1107 where located within 10 feet of waterlines or the building. 6. HDPE storm sewer piping shall meet ASTM F2306 and fittings shall meet ASTM o D3212 joint pressure test. Installation shall meet ASTM C2321. LL '^ 7. All RCP pipe shown on the plans shall be MN/DOT class 3. C/) 00 8. Maintain a minimum of 7 'h' of cover over all water lines and sanitary sewer lines. o Z MO Where 7 '/2 of cover is not provided, install 2" rigid polystyrene insulation Z W Lo O , / Q05 (MN/DOT 3760)with a thermal resistance of at least 5 and a compressive 2 8 GV& BOX o / O strength of at least 25 psi. Insulation shall be 8' wide, centered over pipe with 6" Z O 45 BEN / OF; / Q� ' " sand cushion between pipe and insulation. Where depth is less than 5, use 4 ^ J ^ COORD. W/ MECH. O01 I Pc� Vol, / of insulation. o INV: 913.33 I I 450 BEND / . Q � o > ^ / / 9. Install water lines 12" above sewers. Where the sewer is less than 12 below the 0 COORD. W/ MECH. �' / / water line (or above), install sewer piping of materials approved for inside Q INV: 913.33 ®� 1 CO Op GPG' / / building use for 10 feet on each side of the crossing. O1 CO INV: 911.95 INV: 913.33 ®� , F� 1 / / �. j / 10. All watermain piping shall be class 52 ductile iron pipe unless noted otherwise. 100 Q 93 UNIT APARTMENT BUILDING \�GPr�O 11. See Project Specifications for bedding requirements. FIFE = 922.00 (ARCH 100'-00") J� �G v) 12. Pressure test and disinfect all new watermains in accordance with state and local requirements. GAS I. / / 13. Sanitary sewer piping shall be PVC, SDR-35 for depths less than 12', PVC 0 ' / ;• SDR-26 for depths between 12' and 26', and class 52 D.I.P. for depths of 26'or a r LL LL Gp`o P� I more. / • I 14. A structure adjustment shall include removing and salvaging the existing casting N I hereby certify that this plan, / / specifications or report was prepared assembly, removing existing concrete rings to the precast section. Install new << \ /O CAP GQ� / CN by me or under my direct supervision rings and salvaged casting to proposed grades, cleaning casting flange by mechanical means to insure a sound surface and install an external chimney N and that I a duly licensed / O Professional Engineer under the laws seal from casting to precast section. Chimney seals shall be Infi-Shield Uni-Band of the state of Minnesota. or an approved equal. O Oo / O Bryan D. Miller, P.E. Date: xx.xx.2024 Lic. No.: 54950 ILLJ z Rev. Date Description G L JJ / sue � I ° I GP / / WI L/ / I 0 ° / I Project#: 12246027.000 v . \ Drawn By: NJN /cToR yv , . I I Checked By: BDM \ Go /�� . - JJ / CAP I Issue Date: xx.xx.2024 V / / I Sheet Title: � •off• — _ • • . . � ./ I SANITARY AND >> >> » » . ,..� \ WATERMAIN PLAN o - _ NORTH Sheet: / 0 15 30 60 - - i / /o- / 00 _ .. _.. 1 . . _ .. _ . . _ .. _ . _ P:\Projects\Projects-2024\12246027- Hugo West Apartments\2. Design\b. Drawing Files\12246027-C400- Utility.dwg I \ I\r IN, KEY NOTES GENERAL C) CD \ . CATCH BASIN MANHOLE, DETAIL 8/C601 - - PROPERTY LINE \ ^r O _A: NEENAH R-1642, TYPE B LID EASEMENT LINE .. LO �, �\RCP PER RECORD DRAWING / _B: NEENAH R-2501, TYPE C GRATE RIGHT-OF-WAY LINE r z o Q I / r - - - SETBACK LINE . o C: NEENAH R-3067, TYPE L GRATE O (D /� cJ o O INLINE DRAIN, DETAIL7/C601 SYMBOL LEGEND V♦ a� o J N L L � I \ O CLEANOUT, DETAIL 10/C601 � � °� U r •- � CO " \ / \ >> STORM SEWER PIPE -1 0 - "-"-"-' -"- - - - - \ �� ROOF DRAIN CONNECTION, DETAIL 9/C601 M 3 w \ O (COORDINATE FINAL LOCATIONS WITH MECHANICAL &ARCHITECT) O CATCH BASIN (CB), DETAIL 8/C601 J � 3 r Q INLINE DRAIN DETAIL 7/C601 W M v 8 (PER CORD DRAWING) 5 N \ � O PIPE INSULATION, DETAIL 12/C601 0 \ O STORM MANHOLE (STMH), DETAIL 8/C601 O o ROOF DRAIN CONNECTION, DETAIL 9/C601 8" PVC (PER RECORD DRAWING) o CLEANOUT (CO), DETAIL 10/C601 ' ` v O INV: 905.89 (PER RECORD DRAW NG) �� PIPE INSULATION, DETAIL 12/C601 J T_ I T_ CB-12 / 1 C RIM: 919.46 \ -» j�'C .. 000 1B CB-10 \ INV: 916.08 r , >> U) O RIM: 920.60 1 B CB-11 ° ,42�18" (PER RECORI)CB 13XA/1K1 1C LO INV: 917.02 ERIM: 921.00 40) @ 0•50/0 7s„ 0 _ INV: 916.68 12�12" PVC »CH >, @OSpy�P WV: 915.870 / RO ( ): 0 " , ° F919.70 SEM �, WAY N. INV S 914.8( - UTILITY NOTES w J 45° BEND 58 LF 8" PVC @ 0.58% INV (N): 914.70 m 56 LF 6" PVC 0.5III I I , - CB-8 1 B -- 2 LL]0 W @ O �F21 NO 24" PER RECORD DRAWING I 1. See Sheet C400 for Utility Notes. O CO &45° BEND - RIM: 920.00 `L \ _ _ INV(SW): 916.50 0�� PF@ p ( ) / �' z � wQa INV: 917.30 INV(SE): 916.33 QQ' , 36/ _ I 4 O CO �� 83 LF 21" HDPE o - _ 4i @ 0.50/o P J_ 4 INV: 917.22 '` 3 0 > -21" RCP (PER RPCORD-Bi�A�VING) J COO \ �, ~ � ^ 26 LF 6" PVC SCH 40 1.00% 4', INV: 918.00 RIM: 920 521A \ CB-19 1C - r , (n II ( ) @ RIM: 919.58 / GP �/ O II 4 24 LF 8" PVC @ 1.00% 4 W INV (S): 916.18 21 RCP INV(N): 915.10* / Z Q I` 80 LF 6" PVC @ 0.50% 46 LF 6" PVC (SCH 40) @ 1.00% CB 9 1C ^ INV (W,E): 915.52 ' a� 5 r / P5 U 4 - RIM: 920.77 70 LF 6" PVC @ 1.00% iV G O4 45° BEND INV (SE): 916.99 O / / 42 LF 6" PVC @ 1.00% CO & (2)45° BENDS �� INV (W): 916.09 RIM: 921.161A v, .. INV: 916.96 - ^ 1 0� 31 LF 6" PVC INV (NE,SW): 916.08 4 INV: 916.74 I GP / / z 3 4 COO �5G��0 @ 1.00% 4 32 LF 8" PVC @ 1.00% O CO, (3)45° BENDS, &WYE 3 O°° O CO 4 INV: 917.43 INV:917.30 QJG INV: 917.70 ��'' S "1 _ � � � 1.00%o 3 CO, (3)45° 45° BEND BENDS, &WYE F 43 LF 6 PVC @ Cj O \NQ I I NV.917.01 NN O I CO63 \ JNr4 CB-6 1BO 4 ,t.��-, INLINE DRAIN-16 /RIM: 919.65 INV: 917.7 F 2 RIM: 920.15 I / o i INV W : 916.73 4 INV: 917.06 / / / 21 LF 6 PVC @ 1.00/o 80 LF 6" PVC 0.50% 4 INV(S): 916.56 4 Oo�° 4 I / GPS / `����� O M -��---- 4 1C CB- �-n 19 LF 8" PVC @ 1.00% O� CB-15 1B I / / // �.O 7 w � RIM: 920.08 �,� �Q�� RIM: 921.42 / / GP5 / QOg�O Z W LO INV: 916.37 L 4 ti`Z`�� INV: 917.12 / / O CC Z I ^ F ^ 67 LF 6" PVC 1.00% 01 I ' / / J @ Y 4 // O 4 i I 70 goo I / . Q o 4 > _ 1 C ,. / / v 3 CO O IM4 2 2O CB-14 1 B / / / Q 5 INV: 918.10 O CO - ®` 1C CB-5 Aso 9 0 8 RIM: 921.42 4 INV: 917.68 RIM: 920.45 o INV: 916.88 INV (SW): 917.92 4 ®� INV: 916.73 ° 15 LF 8" PVC @ 1.00% INV (NE): 917.42 4 CO� Q °� 4 INV: 918.80 / / / m 93 UNIT ``5 \ PG O / p S� 67 LF 6" PVC @ 0.50% ' O� APARTMENT BUILDING \ FFE = 922.00 (ARCH 100'-00") 4 ; 4 \ J��PQ, ® O CO �Q -oG 4 CO 3 tk0 00� Q ��C� INV: 918.26 �� 01,`L' 4 INV: 917.35 % o CO 37 LF 6" PVC @ 1.00% oo C , INV: 917.63 / o I4 1 B CB-3 � \ \ ��' • G GPI �,Q� OCO RIM: 920.00 4 / • I / N I hereby certify that this plan, INV: 916.98 4 20 LF 6" PVC @ 1.00% / / specifications or report was prepared INV: 917.97 < 4 CB-2�� i i '� Q)I 5 < C) by me or under my direct supervision RIM: 921.00 O I (V and that I am a duly licensed 36 LF 6" PVC @ 1.00% Professional Engineer under the laws I JJ 4 CO 3 INV (NE,SW): 917.43 / � � / � I � of the state of Minnesota. \ INV: 917.50 INV (N): 917.26 4 / / I CDO CO � � GP I 16 LF 6" PVC @ 1.00% 4 INV: 917.34 4 O dL \ 4 290 LF 6" PVC @ 1.00%% I O /80 LF 6" PVC @ 1.00% 4 Q Bryan D. Miller, P.E. 4 ,q� � I 'J L / ' O <c.� C� \ • P I I Date: xx.xx.2024 Lic. No.: 54950 OCO4 I W Rev. Date Descri tion 4 Cj .. z P INV: 917.17 L�/ GP OF, I � 4 / I 0 I JJ / PS / /�� • I oI U I 4 4 (STMH-1 1A ^ 0 \ 80 LF 6" PVC @ 1.00% OPRIM: 921.00 J Z INV (SW,NE): 915.90 J / 6cP�ZxINV (SE): 915.40 �P / I Project#: 12246027.000 CD V \ P v . \ G j Drawn By: NJN �cT�R yv CO &45° BEND _ / `,Xx / Checked By: BDM GC) INV: 916.37 / JJ A / �P I Issue Date. xx.xx.2024 \BL VQ 45° BEND / I Sheet Title:/ See ' 47 LF 6" PVC @ 1.00% O� - _ // oo r�P. .CORE DRILL EXISTING MH • / WATERTIGHT CONNECTION _ - - . . _ n_ _ STORM SEWER / // �- S (GROUT RING TYPICAL) >> >> - ., PLAN INV: 914.70 >> ' NORTH Sheet: � 0 15 30 60 P:\Projects\Projects-2024\12246027- Hugo West Apartments\2. Design\b. Drawing Files\12246027-C400- Utility.dwg SHRUBS TREES '`- PLANTING CALCULATIONS PLANTING LEGEND C Symbol Qt Common Name Size Symbol Qty. Common Name Size v o CD CN ' r o'• PARKING & LOADING AREA CALCULATIONS 90 Anthony Waterer Spirea 15 � 9 American Red Maple 2.5 , B&B LAWN AREAS — "' 0 w u7 � INTERIOR PARKING LOT AREA = 60,688 SF± MNDOT SEED MIXTURE #25-131 Z 1 ++ REQUIRED INTERIOR LANDSCAPING 5% x 60,688 SF 0 90 Little Princess S irea 15" 8 Sugar Maple 2.5" B&B 0 + ++f . +y+ REQUIRED = 3,035 SF P W g p •— o `+ ` PROVIDED = 3,427 SF± W - - - LAWN AREAS O o o • � � • - �� PLAN * 50 Isanti Dogwood 24" 0 11 River Birch 2.5', B&B .'.W W'.'.'.' SOD o � o TING CALCULATIONS: ® L a -a u ............. . — — 1 DECIDUOUS TREE PER UNIT _ 93 DECIDUOUS U '� _ CO co r REQUESTED/PROVIDED 42 if p „ + + + + + + + + NATIVE SEED MIX �_, 1 CONIFEROUS TREE PER UNIT = 93 CONIFEROUS 85 Scandia Juniper 15 8 Hackberry 2 5 B&B ++++++++++++++++ MNDOT SEED MIXTURE#33-261 � LO 3 U) ® REQUESTED/PROVIDED = 56 W M co 5 + \ \ 1 ORNAMENTAL PER 1,000 SF BLDG 46 ORNAMENTALS 6 Red Oak 2.5", B&B o REQUESTED/PROVIDED - 37 Note: Approximate planting locations and quantities are shown on WOOD MULCH PLANTING BED N - •W-�-`- ��� 1 SHRUB PER 200 SF BLDG = 230 SHRUBS the plan. Final species and locations shall be approved by Owner OVER GEOTEXTILE FABRIC \� REQUESTED/PROVIDED = 315 prior to planting, in accordance with City planting requirements. w 24 Colorado Spruce 6', B&B SEE MULCH BED & SHRUB PLANTING DETAIL Z U 0 32 Black Hills Spruce 6 , B&B o + + W + W + 0 LANDSCAPING NOTES J 18 Red Jule Crab 1 .5" B&B J � -Ak` ` ` ` Q 1. All work within the public ROW shall be restored in accordance with City of _ (v ~ Hugo standard specifications and construction requirements. '� 00 W.W.W.W.W. ^c Z \ - � ����� 15 Firebird Crabapple 1 .5" B&B U) o� + W W ❑ Q �� pp 2. All other disturbed areas shall be restored with 4" of good quality topsoil LO + + Z / and seed, or as otherwise specified. ; z _ 0 4 Purple Leaf Plum 3 GAL w J p 3. All areas shall be seeded and fertilized in accordance with the MnDOT m Seeding Manual, latest edition. LJJ LLJ H ` o - o + ♦ i'� _ 4. Landscape contractor to provide services for design-build underground w Q ♦ _ irrigation system. All lanscaping including Lawn Areas (seed & sod), z Q shrubs, and trees shall be irrigated unless otherwise directed by Owner. OU) ^ r >J _J _J _J U) + + + + + + + co + + + + + + + + + + wL + + + + + + + + + + + + + + . . + + + + + + + + + J+ + + + + + + + + + + + + + + + � �^ + + + + . + / + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + Z GPS + + + + + + + + + + + + + + + + + + + + + + + /+++++ ++++++++++++++ ++++++++++++++++++++++++++++ + + +/+ + + + + + + + + + + + + + + + + + + + + + + + O + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + J + + + + + + + + + $ + + + �+ + + + + + + + + + + + + + + + + + + + + + + J �/• �•� + + + + + + + + + + + / + + + + + + + + + + + + + + + + + + + + + + + + + + + + P + + + + + + + + + + + + + + + + + + + + + . . . . . . . . . . . . . . N + + + + + + + + + + + + + '� + + + + + + + + + + + + + + + + + + + + + I..L+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + . + + + + + + + + + + + + + \ . . . . \ + + + + + + + + + + + + + + + + + + + + + • ` + + + + + + + + + + + + / + + + + + + + �` + + + + + + + + y + + + + ` + + + + + + + + + + + + + + + + + + + + + + + + + + + /fi+ + + + + �- + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + CO + + + + + + + + + + + + + + + + + + + + + + + + + + `.' + + + + + + L('� + + + + + + + LO + + + + + + + + + + + + + + + + + + + ` ` + + + + + + LU+ + + + + + + + + + + + V++ + + + + + + + + + + ,fir + + + + + + + + + ` + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + ++ + + + + + + + + + + + � + + + + + + + c + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + 1 + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + O ` + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + I..` . + + + + + . . . .Ca + + . . . . . . . . . . . + + + + + + - + + + + + + \I. + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + v �G '�+ + + + + + + + + + + + + + + + + j/. + + + + + + + + + + + + + + + + + + . . . . + + + + + + + . . . + + + + + + + . + + + + + + + + + + + + + ®\ - . . . . . + . . . . . . + + . . . . . . . .. . .. . + + + + . . . . . . _ . + + + + . + + + . . . . . + . + + + . . . . . . . . . . . + . . . . . . \ 00 + + + +4 + + +G + + + + + + + + + + + + + + /+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + f � _ + + + + + + + + + + + + + + + . + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + '� + + + + + + y ! ! + + + + + + + + + + + + + + + + + + + + + +�+ + + + + + + �tr� + + + + + + �'�/'� Q V + + + + + + + + + + +/�' + + + + + + + + . + + + + + + + + + + + + + 120 1 P(j Op\ + + + + + + + + + + + + . . . . . . . + + + + . . . + . . . . . . V 93 UNIT + + +. + + + + + + + + + + + + + + + + + + + + + + + e + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + APARTMENT BUILDING \ / �GP� O + + + + + + . + . + . + + + + + + + + �: + + � !+ + + t ++++++++++++ + . + + + + . + + + + + + + + + + .+ + + + + + + + + + + + + + + + + �^ �\ FFE = 922.00 (ARCH 100'-00") J�� �G� ,+ + + + + + .�'j/ + + + + + + + + + +�+ + + + + + + '+' + + + + + + + + �J, + + + + + + + + + + + .+ + + + + + + + + + + + + + + + + + + + + + + . + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + r + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + . > + + + + + + + + + + + + + + +fir + + + + + + + + + + + + o GAS + + + + + + + + + + + + + + + + + + + + + + + — o + + +,�+ + + + + + + + + 1�+ + + + + + + + + + + + + + + + + + + + + +` + . + + + + + + + + + + + + + + + +'.`+ + 'n' + + + + + + /. + • G Gp + + + + + + + + + + + + + + + + + • / + + + + + + : + + + + + + + + + + + + + + + + + + + +*+ + + + + + + + I herebycertifythat this Ian J+ + + + + + + + + + + + specifications or report was prepared + + + + + + + + + + + + + '%I GP 5 * + * * * * * * * * * * (0 by me or under my direct supervision . . . . . . ., + + I + ` ® + + + 3 (V and that I am a duly licensed + + + + + + + + + + + + + + + + + + • . . . . . . . . . + ti + + + + + Professional Engineer under the laws U-; + « • + + of the state of Minnesota. c� + . * . . . . . +P +++++++++*++ �'+ +*+*+*+*+*+*+ �+ + + + O + G I + + : + + + + + + + + + + + . . . . . . . . . . . . . . . . + / I . + : + . + . + . . + . + . + . + + + + + + + + + + + + + + + + + + + C) ! + + + + + . + + + + + + + + + + . + . + + + . + . + . + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + Bryan D. Miller P.E. vn . . . . . . . . . . . . . . + + + + + + + + + + + + + + + . . . . . . . + . . . . . . . . . Date: xx.xx.2024 Lic. No.: 54950 -++ p / I . . . . . . � . + . + . + . + . + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + 3 ,�. + + p + + + + + + + + . . . . . . . . . . . . . . . . + + + + + + + + + I + + + + + + + . . . . . . . . . . . . . . . . . . . . . . / . . . . . + + + + + + + . . . . . + + Rev. Date Description +� �+ + / n + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + -`M- + + + + !` I + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + •O yt + + + + + + + + + + + + + + + + + + + + + + + + + + + - + + + + WL + + + + + + + + + + + + + + + + + + + + + + + + + + + + + ,L + + + + + + + + . + + + + + + + + + + + + + + + + + . + + + + + + ` + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +I + + + + + + + + + + + + + + + + + + + + +++ + + + (� I + + P + + + + + + + + + + + + + + + + + + ++ + + + + + :J + + + + + + + + \ + ++ + + + + + + i + + + + + + + `+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + ... + + 'fie' Q, / Q . . Q. . . . . . . . . . . + + + + + + + + + + + + + I . + ,, ' . + . + + + . . . . . . . . . + . + + + +x. + + + . + + + + + + . . . . . . . . . . + + + + + +l+ + + + j + + + + + + + + + + + + + + + :J + + + + + + + + + + + + • - W . . + + + + + + V V I l + + + + + + + + + + + + + + + + + + + + + +++++ ++++ +++++ + �j + + + + + + + `. GP / I * * * * * * * * * * * * * * * Project#: 12246027.000 +. .* *.*+*.* +* +*+++*+++ +*+*+*+* *+*+*+*+*+*+* Vi +w\ t + . . P+ + + + + I . . . . . .I . . . . . . . . . . . Drawn By: NJN . + . + . + . + + + + + + + + + + + + + + + + + + ORy . �. .�:� + + + + + + + + . . . . . . . . . . _. . . . . . . . . . + + + + + + + � I � + + . + . + . �+ . - + . + . + . . Checked By: BDM //110 . + . + . + . + +I}+ + + + + + . + + + .�. . + + + + + . SOILDECOMPACTIONNOTES BC '. .` + + , . .I. . . . . . . + . + + `,. . . . Issue Date: xx.xx.2024 Vp + + . + �, + + +.+ + + + + + + + + + + + + + + . �`. + + + + + + + . + + . 5 + + + / + + + + + + + + + + + + + + + + + + + ++` + + + + + + + Sheet Title: + . . + + +' •+ . _ _ �, . . . ... . . . . . . . . . . . . . . . . . . . . . . 1. Soil surfaces compacted during construction to remain pervious upon + + + + + / . + . + . + . + . + . + . + . + . + . + + + + + . + . + . + + * * * * * * * * * * * * * * * * * * * * * �' * * * * * completion of construction shall be decompacted prior to final seeding and +++++++++ +++++++++++++++++++++++++++++++++++++ +++++++++++++ — — — — * + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + landscape establishment. LANDSCAPE . + + + . + . + . + + + . + . + . + + + + + + + . + . + . + . + 2 d t Id» >> * * '` "` * * * �* * * * * * * * * * * + + * * * * * * ++ These soils shall be scarified and/or amended to restore soil structure an PLAN . . . . . . . . . .. . . . . . . . . . . + . . . . . . . . . . . . . NORTH » * + * ' * ' "+* .*+++*+++*+++* .+..++.*++.*++.*++.*++.*.+.*.+.*.++ promote permeability of post-development conditions. O + . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. + + + . . . . . . . + + + + + + + + + + + / — — — — * * * * + * + * + * + * * * * * * * * * + 3. All decompaction and soil amendment methods shall be in accordance with> + + + + + + + + + + + + + + + + + + + + + + + + Sheet: — * + . + . + . + . + . + . + . + local watershed and/or Minnesota Stormwater Manual recommendations + *' '.`. .+ ' ` ' for alleviating compaction from construction activity. 0 15 30 60 -------------- . + . o — — — _ — — — — 1 . . — • — — — �. 4. Avoid decompacting soil surfaces that may compromise the integrity of any utilities, buildings, pavement, existing tree roots, slope stability, etc. P:\Projects\Projects-2024\12246027- Hugo West Apartments\2. Design\b. Drawing Files\12246027-C500- Landscape.dwg PER PLAN]� NEW 4" BITUMINOUS PAVEMENT (� o �rn PLACED IN 2 EQUAL LIFTS BACKFILL PER PLAN 8" 12" Q 00 LO 6" a 6"0 SCH. 40 CONCRETE FILLED a 0) Z STEEL BOLLARD WITH NEW!" ( Q SLOPE NEW BITUMINOUS a THICK BOLLARD COVER (IDEAL O '� o Y 3r4' PER FT. PAVEMENT SHIELD), COLOR TO BE COORD. G� N QQQQQO� O W/ARCH./OWNER o 6, o O�o�ooO�o�ooO�o�ooO�o�ooO�o�ooO�o�ooO�o�ooO�o�ooO�o� �� L, = I=III=1 I a ° .: SIGN L �, U 0 0 0 0 0 0 0 0 0 NEW 8" BASE r .- m 00 AGGREGATE I I I I I ��, e a d°.°.. .a a o0o C�oOo C�oOo O (PER PLAN) CONCRETE FOOTING r ,t o III=1 1=III=1 1=III=1 1=III=1 1=III=1 1=III=1 I=1 I—III=1 I o 0 o w J w cLn III=1 I I=III=1 I I=III=1 I =III=1 I =III=1 I =III=1 I =III =III- III=1 I Q o00 00 000 00 000 0o Q 2.5 LB./FT. FLANGED CHANNEL SIGN POST N 1 I I1 I1 I I1 I1 I I1 I1 I I1 I1 I I1 I1 I l i i l l 11 o0 0 00 0 0 o �o �o o �o o �o o �o A oo �o 0 0 � a : .: o OOf (MNDOT 3401) `"I I I III I I IIII I I I I I I III 1 1= eg � �� � � �o ��o o NEW BASE oop oo a , 000p LJ III= p�OQ �OQ o�OQ o�OQ o�OQ o�OQ o�OQ o�OQ AGGREGATE 00 0 0 00��o c _ j° •e ° APPROVED SUBGRADE SOIL III=III=III=' _I=III=III=III=III=III=III=III=1II _I=1 1 ° I=III= —III IIII -IIIIIIIIIIIIIIII I IIIIII—III a -I .III • . ' .° I I I—III U o I—I LIGHT-DUTY BITUMINOUS APPROVED SUBGRADE SOILo =III III °. III—III PAVEMENT SECTION 6 1=111 : 11=III= J w csoo `� =1II III ': tr III=III .. ~ o NOT TO SCALE NOTE: TIP OUT GUTTER WHEN NEEDED TO ENSURE POSITIVE DRAINAGE. LO LO �, B612 CONCRETE NEW X BITUMINOUS PAVEMENT PLACED IN 3 EQUAL LIFTS 5 CURB & GUTTER DETAIL18"0- W J m NOT TO SCALE 1��50 \�%i�%i�% %i�%i�%i�%i�% %i�%i�%i�%i�%i�%i�%i�%/ G W w BA KFILL PER PLAN Z Q LIJ Q O���O���O��g0��80��80��80��g06P,31189 0 � 12" 12" M 9 BOLLARD DETAIL O (n ( � _J 000Q000Q000Q000Q000Q000Q000Q000Qoo o — Q J J Q�ooO�Q�ooO�Q�ooO�Q�ooO�Q�ooO�Q�ooO�Q�ooO�Q�ooO�Q�oo Q� SLOPE NEW BITUMINOUS C6OO NOT TO SCALE � 0 0 0 0 0 0 0 0 0 NEW 8" BASE 3�q' PER FT. PAVEMENT r , U) AGGREGATE III I I=III= ° d v z —III III—III D ti III—III—III—III—III—III—III—III—III—III—III—III—I A d _ Q III—I I—III III=III=III=III=III=III=III=III=III=III=III=III=III d ° o0 0 00 0 III=III=III=III=III=III=III=III=III=III=III-III=I I—I i I- —ITI Q�go��go NOTES: III=III=III=III=III=III=III=III—III=III=III=III=III �O p �O p �O p �O p �O p �O p �O p �O p 1. ALL SIGNS TO BE INSTALLED IN ACCORDANCE WITH MMUTCD AND MNDOT CURRENT STANDARD SIGNS MANUAL. vJ APPROVED SUBGRADE SOIL 2. SEE PROJECT MANUAL FOR SIGN TYPES AND SPECIFICATION. Z =III- �oQQ� oQQo�oQQo�oQQo�oQQo�oQQo�oQQo�oQ N 3. ALL SIGNS SHALL BE REVIEWED AND APPROVED BY OWNER/ENGINEER PRIOR TO CONSTRUCTION. O 7 4. SIGN POSTS TO BE 6" BEHIND THE BACK OF CURB, UNLESS OTHERWISE DIRECTED. _ _ _ _ _ _ _ U =III III=III III=III=III=III=III=III=III=III=1 I I� 5. SHARE POST WHERE APPLICABLE. HEAVY-DUTY BITUMINOUS III=III III= I=III=III=III=III=III=I =III III=III- NEW BASE 6. SIGNS WITHIN CONCRETE SIDEWALKS SHALL BE SURFACE MOUNTED WITH APPROVED BREAK-AWAY DEVICES. — AGGREGATE 2 PAVEMENT SECTION 6„ APPROVED SUBGRADE SOIL PARKING SIGN AS PER P PLANS NEW TREE O C600 NOT TO SCALE s AND POST DETAILLL NOTES: NOTE: TIP OUT GUTTER WHEN NEEDED TO ENSURE POSITIVE DRAINAGE. C600 NOT TO SCALE � U 7 00 3" LAYER OF SHREDDED PROVIDE AND INSTALL PLANT MATERIALS THAT O L 0 NEW 4" PORTLAND CEMENT CONCRETE SURMOUNTABLE CURB - �� - �� HARDWOOD BARK MULCH MEET SPECIFICATIONS AND ARE OF THE SIZE 7 LU Lo (AFTER SETTLEMENT) TYPE, AND SPECIES GIVEN. I > � L . . .. PLACE TO FORM � > � z 6 & GUTTER DETAIL SAUCER-4' DIAM REMOVE DEAD OR DAMAGED BRANCHES. RETAIN J d ° ° C600 THE NATURAL FORM OF THE TREE OR SHRUB. d.. ° d 4 NOT TO SCALE _ - Q O O C000� C000� C000� C000� C000� C000� C000� C000� Co O� C - _ — FINISH GRADE DO NOT CUT THE LEADER. 0 � � Q NEW 6" BASE LANDING I I zo BALL Z III PLACE WEED BARRIER. DIG PLANT HOLES 12" MIN. — ^ sZ VAR. _ LARGER THAN BALL, ALL SIDES. BACK FILL WITH L.L AGGREGATE 2% MAX SLOPE IN -III ��' I—III- - ANY DIRECTION I—III — _ III= PLANTING SOIL. SCARIFY BOTTOM OF PLANTING =III—III=III=III—III—III=III=III—III—III=III—III—I HOLE. REFER TO SPECIFICATIONS FOR 00 III=III=III=III=III=III=III=III=III=III=III=III=III �Q��1 -III—I I�, II II I II II I II I� PLANTING SOIL, ADDITIONAL INFORMATION. III—III—I I—III—III—III—III—III—III—I I M I I I—III—I Q��� SEE SPEC. Cn I= I I=I I I=III=III=III=III=III=III= =III=III=III / ALL TREES ARE TO BE AT LEAST 2.5 IN DIAMETER AT 1 FOOT OFF THE GROUND AT TIME OF // / REMOVE TOP 1/2 OF BURLAP PLANTING, UNLESS SPECIFIED OTHERWISE. ~ APPROVED SUBGRADE SOIL / // AND WIRE CAGE FROM ROOT BALL a o�P+ �o TYPICAL TREE PLANTING DETAIL U LIGHT-DUTY CONCRETE / // ti;� c600 V I hereby certify that this plan, PAVEMENT DETAIL / 2 \ NOT TO SCALE N specifications or report was prepared 3 / 2% MAX SLOPE IN C600 AFR / ANY DIRECTION O and by e or rl under a m direct supervision NOT TO SCALE �4, A) LANDING FOLD BURLAP FROM TOP OF N Y ti/�i��N \ 2% MAX SLOPE IN ROOT BALL DOWN INTO GROUND; PREPARE SOIL IN THE ENTIRE BED Professional Engineer under the laws ANY DIRECTION SET TOP OF BALL SLIGHTLY of the state of Minnesota. AIR \ ABOVE FINISH GRADE A 4" DEEP MULCH (DO NOT O 'rJ PUT MULCH AGAINST NEW 6" PORTLAND CEMENT CONCRETE THE BASE OF THE PLANT) CONTAINER-GROWN PLANT Bryan D. Miller, P.E. �.�2 OVER APPROVED WITH ROOTS PULLED OUT OF BALL - Date: xx.xx.2024 Lic. No.: 54950 LANDSCAPE FABRIC. COMPLETLY REMOVE CONTAINER. .4. ° a P / _ d d ° d A4q 0,1 /' 12" TO 18" (FOR = — = =� Rev. Date Description Mi ti 1=III=III = — - p D O D O D O D O D O D O D O D O D O �J �P LARGER SHRUB - _ _ — _ = BEFORE PLANTING, ADD 3" TO 4" p op op op op op op op op op / Q �� -III—III—II :; ::.::.. - ` III—III—II. ROOT BALLS, i =III=I I :' I I=III=III= OF WELL COMPOSTED LEAVES AND e ' RECYCLED YARD WASTE TO BED NEW 6" BASE / MAKE DEPTH I =III=III I I=III=III— P 6 OF / MINA DEEPER =III=III=1 III= =III AND TILL INTO TO AGGREGATE A� / THAN BALL) I =I ;.`'.:I I=I I I I I PREPARED SOIL I- =1 I I=I I- -11 I—III—III—III—III—III—III—III—III—III—III—III—III MggN _ _ _ III=IIIIII=IIIIII=IIIIII=IIIIII=III=I I —I I I—I SCARIFY ALL FACES AND BOTTOM OF III=I I I=I I I=I I I=I I I=I I I=I I I=I I I=I I I1 1 I I=1 I I=I I I A EXCAVATED HOLE 8" TO 12" Project#: 12246027.000 BALLED AND BURLAPPED PLANT REFER ALSO TO Drawn By: NJN APPROVED SUBGRADE SOIL il!� PREPARED SOIL FOR SHRUBS SPECIFICATIONS FOLD BACK BURLAP AND REMOVE ALL Checked By: BDM TIES &WIRES FROM TOP 1/2 OF ROOT BALL. Issue Date: xx.xx.2024 PARALLEL NOTES HEAVY-DUTY CONCRETE 1. FOR CONTAINER-GROWN SHRUBS, USE FINGERS OR SMALL 3. IF PLANTS ARE TO BE PRUNED, BRANCHES SHALL BE Sheet Title: ACCESSIBLE RAMP DETAIL HAND TOOLS TO PULL THE ROOTS OUT OF THE OUTER LAYER PRUNED AT THE BRANCH BARK RIDGE, NOT FLUSH WITH THE PAVEMENT DETAIL 7 OF POTTING SOIL; THEN CUT OR PULL APART ANY ROOTS THAT BARK. 4 C600 NOT TO SCALE CIRCLE THE PERIMETER OF THE CONTAINER. DETAILS C600 NOT TO SCALE 2. INCORPORATE COMMERCIALLY PREPARED MYCORRHIZA 4. ALL SHRUBS MUST BE AT LEAST 18" TALL WHEN PLANTED, SPORES IN THE SOIL IMMEDIATELY AROUND THE ROOT BALL EXCEPT FOR CERTAIN LOW, CREEPING SHRUBS. AT RATES SPECIFIED BY THE MANUFACTURER. Sheet: MUCLH BED AND 600 11 SHRUB PLANTING DETAIL P:\Projects\Projects-2024\12246027- Hugo West Apartments\2. Design\b. Drawing Fi1es\12246027-C600- Details.dwg C600 NOT TO SCALE "--- FpC'�, CLEANOUTS IN LANDSCAPE AREAS 2 BASKETS WITH 400 MICRON FILTER TO BE SET 2" BELOW FINISH GRADE INSTALL METER BOX AND COVER (FORD A-1) o PLO �pP� BAGS. TO BE CHECKED PERIODICALLY AND PRECAST INVERT SHOULD BE 1/2 o a p 400 MICRON FILTER OR APPROVED EQUAL OVER ALL PVC CLEANOUTS Q 6�\G o 0 0 0 o S BAG IN EACH BASKET CLEANED OUT AFTER EACH RAIN EVENT DIAMETER OF PIPE AND BENCHES o 0 O' SLOPED 2" TOWARD INVERT. 0 0 0 0 o M/ FITS NEENAH 1642 AND Z E /M(iM 1733 FRAMES OR EQUAL LO o a Q MANHOLE STEPS SHALL BE PLACED \j�\/\\/�\/\\/\\/\\/\\/\\jam\ O -S 0 00 00 00 00 00 0 o a. SO THAT OFFSET HOLE I N TOP S LAB \//\j\\// / / / / /�\//�\ J N /////////////////// P.V.C.SOLVENT WELD BY IS FACING DOWNSTREAM. \\\\\\\\\\\\\\\\\\\\\\\\\\\\\ L r 0 M rn o MIN. 6" OF 1" TO o � o0 0 0 0 // cn 2" DIA ROCK o 0 0 0 0 o v F.I.P. SEWER ADAPTOR J \ \ \ \ \ \ \ \ \ \ m O o 0 0 0 0 ::'.•. ..' a 0 NO BLOCK STRUCTURES ARE ALLOWED \\�/// / / / / / / //\ w 0 •••• d a — // //�/%/%/%/%/%/%/% N o 0 0 .:.::...•.,....:.. ... :. ••••••• a.. '• ° S U BG RAD E Jco co EXISTINGLo MNDOT STANDARD SPECIFICATION p ��� "' ••••••• a \j\\�\\�\\� o 3733 TYPE V PERMEABLE `L GEOTEXTILE FABRIC BENEATH ROCK VARIES: GRADE 1" BELOW 10' TRANSITION. \\/�\\/�\\/�\\/�\\/�\\/�\\/�\ ID FULL WIDTH OF EXISTING d / / / / / /// DRIVEWAY OPENING OR a MANHOLE FRAME & COVER: SOLVENT JOINT 18" MIN. HIGH CUT-OFF BERM TO 20' MIN. WIDTH. d a' d NEENAH R-1642, TYPE B LID (STMH, SOLID CLOSED, CIRCLE) MINIMIZE SILT RUNOFF FROM SITE "' a. NEENAH R-3501-TB, TYPE L GRATE (CB, SURMOUNTABLE) U O a NEENAH R-3067, TYPE L GRATE (CB, BARRIER) ROCK CONSTRUCTION ENTRANCE NEENAH R-2501, TYPE C GRATE (CB, ROUND OPEN GRATE) 1 NEENAH R-3067-C, TYPE C GRATE (CB, FLUSH CURB) J W C601 NOT TO SCALE NEENAH R-4353, BEEHIVE GRATE (CB, ROUND BEEHIVE GRATE) cV PROFILE PLAN *UNLESS OTHERWISE NOTED '� 0 " CLEANOUT DETAIL z d L0 8 CURLEX SEDIMENT LOGS WOOD STAKE OR SAND BAG MINIMUM OF 2, MAXIMUM OF 5 1� � Z � N F RASAF E INLET CONCRETE ADJUSTMENT RINGS WITH FULL C601 > z BED OF MORTAR BETWEEN EACH AND NOT TO SCALE W m 0 o WOOD STAKE TO ONLY A 4" COLLAR ON THE OUTSIDE. NO SHIMS PENETRATE NETTING, ® 5 PROTECTION DEVICE (OR EQ.) OF ANY MATERIAL ALLOWED. 2i 2 w 0 o NOT CURLEX MATERIAL C601 a INSTALL NEW EXTERNAL CHIMNEY SEAL. NOTES: LLJ NOT TO SCALE D UJ Q Q ��c� 6" PRECAST REINFORCED CONCRETE SLAB. 7 FLOW o o GROUND SLOPE INSTALLATION 1.) GATE VALVE SPECIFICATIONS PER CITY STANDARDS. Z I� 1Z g SEAL WITH 2 BEADS OF RAM-NEK. v O 3o cm) ALL JOINTS IN MANHOLE TO HAVE 4.) "MEGA LUG" THRUST RESTRAINT GLANDS ARE REQUIRED ON J J ALL GATE VALVE LEAD JOINTS BACK TO THE WATERMAIN. < I-_ • (5cm-12.5cm) 6„ 'O' RING RUBBER GASKETS. 1 U) cz (15cm) ° ° 5.) HYDRANTS SHALL BE MARKED WITH APPROVED "OUT OF SERVICE" O 1 O C PROPYLENE TAGS WHEN INSTALLED. N , y 4 6„ O 5" MIN. MANHOLE STEPS, COPOLYMER POLYPROPYLENE �.•.:••,•:•'::'•,:•:"• ((15 cm) PLASTIC, WITH 1/2" GRADE 60 STEEL ::::,ff,•:•••:::::•:::.:::• N G • • • • • • • • • • a. REINFORCEMENT OR EQUAL, 16" O.C. 7.)WHEN INSTALLING A VALVE ROD EXTENSION, THE NON-BREAKABLE - ..•"' ' COUPLING SLEEVES GO ON THE BOTTOM AND THE BREAKABLE SLEEVES U V V W W V V W W V V W W ♦ V V W W V W 3B w VARIABLE PRECAST CONCRETE SECTION GO ON THE TOP OF THE EXTENSION ROD. VERIFY "TOP AND BOTTOM" NOTES: ^ ^^ ^^ Q OF BREAKOFF SECTION. z 1. STAKE OR SAND BAG SPACING SHALL BE 2 FEET O.C. ^^^ d „ Q a 8 PRECAST SEGMENTAL CONCRETE BLOCK O d TO TOP OF THE PIPE SHALL BE USED 5. CONTRACTOR SHALL ADJUST TOP BARREL SECTION FLUSH TO FINISH GRADE 2 SEDIMENT LOG DETAIL 3" WITH SIZE AND DEPTH PROHIBIT THE a U 3A FABRICATION OF PRECAST UNITS. a. C601 0 Q NOT TO SCALE OAP'. ° d . 8 MINIMUM SLAB THICKNESS WIRE MESH REINFORCEMENT 6' MINIMUM DIAMETER PRECAST O a 3'-5' FROM TEE :.�:..�': ...:' P a d SCREW TYPE HIGH FLOW AREAS :;�:.�:. ::::..:.. CONCRETE SLAB REINFORCED L.L Q. a NOT IN WHEEL TRACK _ d a a d ° WITH 4 REBAR " E.W. 00 a # 8 ENGINEERING FABRIC Q. a. z �^ 00 GROUT BOTTOM V J T 2 M O Z O METAL, WOOD POST, OR STAKE. WATERTIGHT CONNECTION � � L(� 8' MAX. SPACING, 2' INTO GROUND SECTION ti Z w � (BOOT/GROUT RING, TYPICAL) 1. PREPARE SOIL BEFORE INSTALLING ROLLED EROSION CONTROL PRODUCTS(RECP's), INCLUDING ANY NECESSARY APPLICATION � � z FABRIC ANCHORAGE OF LIME, FERTILIZER,AND SEED. CATCH BASIN I 2 TRENCH. BACKFILL WITH NOTE:WHEN USING CELL-O-SEED DO NOT SEED PREPARED AREA. CELL-O-SEED MUST BE INSTALLED WITH PAPER SIDE DOWN. � ^ TAMPED NATURAL SOIL 2.BEGIN AT THE TOP OF THE SLOPE BY ANCHORING THE RECP's IN A 6"(15 CM)DEEP X 6"(15 CM)WIDE TRENCH I Q O O WITH APPROXIMATELY 12"(30cm)OF RECP's EXTENDED BEYOND THE UP-SLOPE PORTION OF THE TRENCH. ANCHOR THE MANHOLE DETAIL fn RECP's WITH A ROW OF STAPLES/STAKES APPROXIMATELY 12"(30 CM)APART IN THE BOTTOM OF THE TRENCH. 8 V TION BACKFILL AND COMPACT THE TRENCH AFTER STAPLING. APPLY SEED TO COMPACTED SOIL AND FOLD REMAINING 12"(30 CM) C601 — — — — — _5 DIRECT _ _ PORTION OF RECP's BACK OVER SEED AND COMPACTED SOIL. SECURE RECP's OVER COMPACTED SOIL WITH A ROW OF NOT TO SCALE �_ ^ OF RUNOFF { , —III—III STAPLES/STAKES SPACED APPROXIMATELY 12"(30 CM)APART ACROSS THE WIDTH OF THE RECP's. I..L MAIN .�,.�t,� III=III—III 3. ROLL THE RECP's(A.)DOWN OR(B.)HORIZONTALLY ACROSS THE SLOPE. RECP's WILL UNROLL WITH APPROPRIATE SIDE GUTTER M •'+s. _ AGAINST THE SOIL SURFACE. ALL RECP's MUST BE SECURELY FASTENED TO SOIL SURFACE BY PLACING STAPLES/STAKES-III—III—III—I III—III—III IN APPROPRIATE LOCATIONS AS SHOWN IN THE STAPLE PATTERN GUIDE. WHEN USING THE DOT SYSTEM ,STAPLES/STAKES DOWNSPOUT I_I I I— —III I I = I—III—III— SHOULD BE PLACED THROUGH EACH OF THE COLORED DOTS CORRESPONDING TO THE APPROPRIATE STAPLE PATTERN. "MEGA LUG" _ II—II I—III—III—III— I 4.THE EDGES OF PARALLEL RECP's MUST BE STAPLED WITH APPROXIMATELY 2"-5"(5 CM-12.5 CM)OVERLAP DEPENDING GATE VALVE ./ NATURAL SOIL 1IIIIIIIIIIII—III ON RECP's TYPE. -III—III-III IIII 5.CONSECUTIVE RECP's SPLICED DOWN THE SLOPE MUST BE PLACED END OVER END(SHINGLE STYLE)WITH AN APPROXIMATE INSTALLATION DETAIL 3"(7.5 CM)OVERLAP. STAPLE THROUGH OVERLAPPED AREA,APPROXIMATELY 12"(30 CM)APART ACROSS ENTIRE 11 ~ RECP's WIDTH. C601 NOT TO SCALE o NOTE: DEPENDING UPON CONFIGURATION, ATTACH FABRIC TO WIRE MESH *IN LOOSE SOIL CONDITIONS,THE USE OF STAPLE OR STAKE LENGTHS GREATER THAN 6"(15 CM)MAY BE NECESSARY TO r ' 0- WITH HOG RINGS, STEEL POSTS WITH WIRES, OR WOOD POSTS WITH STAPLES. PROPERLY SECURE THE RECP's. 6" PVC TYP FINISHED SURFACE V SILT FENCE (PER PLAN) EROSION CONTROL BLANKET N sperebycortsorrtthtwas , 6 specifications or report was prepared INSTALLATION DETAIL C601 —III-1 I I I I II I—III I C) by me or under my direct supervision 3 NOT TO SCALE and that I am a duly licensed III—III—III—III—III—III—III—III N _ _ _ _ _ _ _ Professional Engineer under the laws C601 NOT TO SCALE —III—III—III—III—III—III—III DUCTILE IRON GRATE 12" STANDARD H-20 11—I I I—I I I—I I I—I I I—I I I—I I I o of the state of Minnesota. —I I IIIII I IIIII I IIIII I I COMPACTED BACKFILL I I=III=III=III=III=III=III— MECHANICALLY =III=III=III=III=III=III— COMPACTED Bryan D. Miller, P.E. ��//����� ���� �� �� I I— _ _ _ _ _ = BACKFILL MATERIAL TO i l �//�i/�i/\i/�i/�i/�i/ >/�i/ SLOPE VARIES III 95% OF MAXIMUM SPECIFIED DENSITY. Date: xx.xx.2024 Lic. No.: 54950 —III—III—III—III—III— I—I III—I —III III- ' NYLOPLAST 12" x 8" —III—I I I I—I — - Rev. Date Description INLINE DRAIN 45' PVC. BEND NEW 6" PIPE BEDDING MATERIAL p \\ (MNDOT 3149.2 ) —III—I I II NOTES: —III= z 1. INCLUDE NECESSARY 6" PVC PIPE, BENDS, AND WYE FOR :. :i:.,:....,••;::., : NEW 4" DOW HI-40 INSULATION OR EQUAL = — z Q 8:: PVC PIPE :.;`:;.:' •:::: —I I : ' < :': .• : ; '.:III—I I CONNECTION TO MAIN LINE, SEE SHEET C401 FOR ROUTING. PIPE '.::.:•.; :•`' ;: ',::.::=`',: -III •. � 2. COORDINATE FINAL LOCATIONS WITH MECHANICAL AND ARCHITECT. • `• '.':':; '-• "� ;: ` .• :' III=1 ui 6" PIPE BEDDING MATERIAL (MNDOT 3149.2F). DEPTH SHALL BE =III= '':.; ': :" : : • I o —I >'.•: III ROOF DRAIN 8' MECHANICALLY COMPACTED & LEVELED Project#: 12246027.000 SULATION BOARD. CONNECTION DETAIL IN PERMIT PROPER DRAINAGE FOR Drawn By: NJN 9 Checked By: BDM GRANULAR BEDDING =III I =III=III=III=III=III=III III= C601 Issue Date: xx.xx.2024 AND ENCASEMENT 1=III=III=III=III=III=III=III III=1 i NOT TO SCALE ;III III1 I I1 I I1 I I1 I I1 I I1 I III= 12 PIPE INSULATION DETAIL Sheet Title: =1 11111111I, ,III;III=III1 i=1 I I„ I I , C601 NOT TO SCALE O.D. + 24" MIN. DETAILS WYE 4 GRANULAR BEDDING DETAIL Sheet: C601 NOT TO SCALE 7 INLINE DRAIN DETAIL 601 P:\Projects\Projects-2024\12246027- Hugo West Apartments\2. Design\b. Drawing Files\12246027-C600- Details.dwg C601 NOT TO SCALE A JJ amw NEW 3" BITUMINOUS PAVEMENT 3 3_3 PLACED 1 LIFT o a) 3� CD N zoo O in F P zo _ 2% � 00 4 S STRAIGHT MAYGBE USED FORMS 0 MAX. z 2) 3N WALK a��ga��gac��gac���acgKo��ac�gac��gac��gac��ga _0 o W /FL FLARE �' O Q S �00��00��00��00��00��00��0c)_ C)_ �0 O .— O BACK OF CURB F '� " 8%-10% FLARE OO�oO�OO�oO�OO�oO�OO�oO�OO"-'". O�oO�OO�oO�OO�oO�Oo�o OO L O - �w FLOW LINE O 0„ 0„ 0 O9 0 0 0 0 0 0 0 0 0 NEW 8" BASE a� L N ~o FRONT OF GUTTER © 8 NON-WALKABLE AGGREGATE (0 � OR WALKABLE DIAGONAL L A F SURFACE 2% I III IIIIIIIIIIIIIIIIIIIIIIIIIII •— m OC)� Co PERPENDICULAR MAX. ° SHALL ONLY BE USED AFTER ALL J a) W a FANQo Q OTHER CURB RAMP TYPES HAVE BEEN III—III—III—III—III—III—III—III—III—III—III—III—III +- 2� EVALUATED AND DEEMED IMPRACTICAL M (D C0 F —I I—I —I I—I —I I—I —I I—I —III—III—III—III— L N 0 8%-10% FLARE NOTES: IIIIIIIIIIIIIIIIIIIIIIII—IIIIII1 IIII—III N LANDINGS SHALL BE LOCATED ANYWHERE THE PEDESTRIAN ACCESS ROUTE (PAR)CHANGES o a� O 311 Oil DIRECT AND IFIOTHEAAPPROACHING THE TOP FWALK IS INVERSE VGRADENGREATERING PTHANR2�TER THAN 5.0%, APPROVED SUBGRADE SOIL Q a INITIAL CURB RAMP LANDINGS SHALL BE CONSTRUCTED WITHIN 15'FROM THE BACK a OF CURB,WITH 6'FROM THE BACK OF CURB BEING THE PREFERRED DISTANCE,ONLY NON-WALKABLE OR S NON-WALKABLE OR APPLICABLE WHEN THE INITIAL RAMP RUNNING SLOPE IS OVER 5.0%. WALKABLE SURFACE ® 4 WALKABLE SURFACE SECONDARY CURB RAMP LANDINGS ARE REQUIRED FOR EVERY 30" OF VERTICAL RISE FLARE FLARE WHEN THE LONGITUDINAL RUNNING SLOPE IS GREATER THAN 5.0%. BITUMINOUS TRAIL U o CONTRACTION JOINTS SHALL BE CONSTRUCTED ALONG ALL GRADE BREAKS WITHIN THE PAR.1/4" DEEP 10 Q3 Oil Q3 Q1 Q VISUAL JOINTS SHALL BE USED AT THE TOPS OF CONCRETE FLARES ADJACENT TO WALKABLE SURFACES PAVEMENT SECTION J p I F ALL GRADE BREAKS WITHIN THE PAR SHALL BE PERPENDICULAR TO THE PATH OF TRAVEL.THUS BOTH SIDES OF A SLOPED WALKING SURFACE MUST BE EQUAL LENGTH.(EXCEPT AS STATED IN © BELOW. 4 TIERED PERPENDICULAR 7 TO ENSURE INITIAL RAMPS AND INITIAL LANDINGS ARE PROPERLY CONSTRUCTED,LANDINGS C602 J LJJ SHALL BE CAST SEPARATELY.FOLLOW SIDEWALK REINFORCEMENT DETAILS ON SHEET 6 AND NOT TO SCALE THE ADA SPECIAL PROVISIONS - PROSECUTION OF WORK (ADA). C14 a C 7 2 3�� MODIFIED FAN Qo TOP OF CURB SHALL MATCH PROPOSED ADJACENT WALK GRADE. OD n ®� USED WHEN RIGHT-OF-WAY WHEN THE BOULEVARD IS 4'WIDE OR LESS,THE TOP OF CURB TAPER SHALL MATCH THE RAMP LID O o © F Oil USED CONSTRAINED SLOPES TO REDUCE NEGATIVE BOULEVARD SLOPES FROM THE TOP BACK OF CURB TO THE PAR. CHAIN LINK TOP RAIL a BLACK PRIVACY SLATS L0 S 5 S 2 8 �/ ALL RAMP TYPES SHOULD HAVE A MINIMUM 3'LONG RAMP LENGTH. FENCE FABRIC BOTTOM RAIL z 4 MINIMUM WIDTH OF DETECTABLE WARNING IS REQUIRED FOR ALL RAMPS.DETECTABLE WARNINGS 212 O.D. J C 2 F SHALL CONTINUOUSLY EXTEND FOR A MIN.OF 24" IN THE PATH OF TRAVEL.DETECTABLE 3" O.D. TERMINAL POST 10' MAX. LINE POST LLJc mF WARNING TO COVER ENTIRE WIDTH OF SHARED-USE PATHS AND THE ENTIRE PAR WIDTH OF m c (�� THE WALK. DETECTABLE WARNING SHOULD BE 6" LESS THAN THE PAR/TRAIL WIDTH.ARC n/ F LENGTH OF RADIAL DETECTABLE WARNINGS SHOULD NOT BE GREATER THAN 20 FEET. I-E- 1Q Oil I Oil 10 - RECTANGULAR DETECTABLE WARNINGS SHALL BE SETBACK 3" FROM THE BACK OF CURB.RADIAL w \ i DETECTABLE WARNINGS SHALL BE SETBACK 3" MINIMUM TO 6" MAXIMUM FROM THE BACK OF CURB. w ai C LO - 0 1Q MATCH FULL HEIGHT CURB. TENSION BAR 7 LIJ Q� a PARALLEL Oil Q2 4'MINIMUM DEPTH LANDING REQUIRED ACROSS TOP OF RAMP, !!!A L Ql 3" Q3 3" HIGH CURB WHEN USING A 3'LONG RAMP,4" HIGH CURB WHEN USING A 4'LONG RAMP. TENSION BANDS SPACED >(D 3 CURB OR VAR. 4'0"MIN. 4 SEE SHEET 4 OF 6,TYPICAL SIDE TREATMENT OPTIONS,FOR DETAILS ON FLARES O J J RAMP REQUIRED LANDING O MAXIMUM OF 15 APART _ J CURB AND GUTTE AND RETURNED CURBS,WHEN INITIAL LANDING IS AT FULL CURB HEIGHT. � 1/4" R. _ _ _ O1 Q5 DETECTABLE WARNINGS MAY BE PART OF THE 4'X 4'MIN.LANDING AREA IF IT IS NOT FEASIBLE TO CONSTRUCT THE LANDING OUTSIDE OF THE DETECTABLE WARNING AREA. THE GRADE BREAK SHALL BE PERPENDICULAR TO THE BACK OF WALK. THIS WILL ENSURE III a —IIIIIII III —III— I —III III v ° 0.02 FT./FT.MAX. S THAT THE GRADE BREAK IS PERPENDICULAR TO THE DIRECTION OF TRAVEL.(TYPICAL FOR ALL) III—III—III—III I I—III—III—III— I III _ C) = 6" ° >0.05 FT./FT. O WHEN ADJACENT TO GRASS,GRADING SHALL ALWAYS BE USED WHEN FEASIBLE.V CURB, III —III—III—III— I III—III—III—III II —II ' < IF USED,SHALL BE PLACED OUTSIDE THE SIDEWALK LIMITS WHEN RIGHT OF WAY ALLOWS. ifl o CONCRETE 0.083 FT./FT PREFERRED WALK WHEN ADJACENT TO PARKING LOTS,CONCRETE OR BITUMINOUS TAPERS SHOULD BE USED = _ III—III—III—III II—III—III—III— I III N y� a OVER V CURB TO REDUCE TRIPPING HAZARDS AND FACILITATE SNOW & ICE REMOVAL. A 7IN TOP RAIUS G SECTION A-A Q MIN BREAK REQUIRED TO BE CONSTRUCTIBLE. e g G 9 PAVE FULLWALK WIDTH. III —III—III—III—I I III—III—III—III I I—I 1 . Q PERPENDICULAR/TIERED/DIAGONAL - - - zz , — 6 O" OO "S" SLOPES ON FANS SHALL ONLY BE USED WHEN ALL OTHER FEASIBLE OPTIONS HAVE BEEN c� o CURB OR O EVALUATED AND DEEMED IMPRACTICAL. e. p CURB AND GUTTER VAR. 4'0"MIN. 5 — p 1/4" R. RAMP REQUIRED LANDING LEGEND THESE LONGITUDINAL SLOPE RANGES SHALL BE THE STARTING POINT.IF SITE O o CONDITIONS WARRANT,LONGITUDINAL SLOPES UP TO 8.3% OR FLATTER ARE ALLOWED. ti g � 12" DIA. X 5' CONCRETE U o a a,: . 4 0.02 FT./FT. INDICATES PEDESTRIAN RAMP - SLOPE SHALL BE BETWEEN c) z 6, ° 0 5.0% MINIMUM AND 8.3% MAXIMUM IN THE DIRECTION SHOWN FOOTING (TYPICAL) � >0.02 FT./FT.AND G AND THE CROSS SLOPE SHALL NOT EXCEED 2.0%. o � ¢ CONCRETE <0.05 FT./FT PREFERRED i� F INDICATES PEDESTRIAN RAMP - SLOPE SHALL BE GREATER NOTE: FENCE TO BE BLACK VINYL. J � O THAN 2.0% AND LESS THAN 5.0% IN THE DIRECTION SHOWN O SECTION B-B 4'0"MIN. Q AND CROSS SLOPE SHALL NOT EXCEED 2.0%. REQUIRED LANDING LANDING AREA - 4'X W MIN.(5'X 5'MIN.PREFERRED)DIMENSIONS AND MAX 5 FENCE DETAIL FAN 1/4" R. ® 2.0% SLOPE IN ALL DIRECTIONS.LANDING SHALL BE FULL WIDTH OF INCOMING PARS. — — — — — — — — — — DEPRESSED CORNER X" CURB HEIGHT o C611 NOT TO SCALE /1 REVISED' �J J 00 w w REVISION: CURB OR 6" ° t PEDESTRIAN CURB RAMP DETAILS O Z M g CURB AND GUTTER CONCRETE 0.02 FT./FT.MAX. ? 10. W 7 i z APPR VED:JANUARY 23,2017 WALKr 1�A Appppy� CHAIN LINK L LU Lf�WJ � SECTION C-C �II Lf� OPERATIONS ENGINEER PARALLEL/DEPRESSED CORNER STATE DESIGN ENGINEER 1—2 3—2 017 STANDARD PLAN 5-2 9 7■2 5 0 1 OF 6 FENCE FABRIC 1 5 z RIGHT OF WAY CURB RAMP ALL TS SHALL E BLACK PRIVACY SLATS WEL RIGID FRAMDDEDED ME TO PROVIDDE A Q O C602 NOT TO SCALE 4' OPENING 11 Ur 3" O.D. FENCE POST MG W NOTES: 1. ALL CONCRETE MATCH POINTS SHALL BE SAW CUT AND HAVE EXPANSION PAD UNLESS OTHERWISE DIRECTED BY THE CITY ENGINEER /'� 2. ALL CONCRETE SHALL HAVE A SLUMP OF 3"OR LESS,A 7-DAY STRENGTH OF AT LEAST 2,000 PSI AND A 28 DAY COMPRESSIVE �J STRENGTH OF 3,900 PSI Qj 3. ALL BITUMINOUS MATCH POINTS SHALL BE SAW CUT OR MILLED AND TACKED PRIOR TO PATCHING.ON ROADS WERE BITUMINOUS IS 3"THICK OR GREATER THE TOP 1.5"SHALL BE MILLED A MINIMUM OF 18"BEYOND THE SAW CUT AS A MATCH POINT. 4. GRAVEL AND BITUMINOUS IN ROADWAY AREA SHALL BE REPAIRED TO A(LIKE NEW CONDITION MATCHING EXISTING THICKNESS. v 5. BITUMINOUS PATCH WORK DONE PRIOR TO JUNE 1ST AND AFTER SEPTEMBER 30TH SHALL BE HEATED WITH A RADIANT HEATER TO SEAL THE EDGES. o 6. ALL DRIVEWAYS WITH A GRADER GREATER THEN 10%MUST OBTAIN CITY ENGINEER APPROVAL. PROVIDE CROSS BRACING U 0- / \ 7. ALL DRIVEWAYS MUST MEET CITY CODE FOR LOT COVERAGE AREA. �, FOR GATES AS RECOMMENDED / 8. NO DRIVEWAY SHALL BE WITHIN 40'OF A STREET END RADIUS UNLESS WRITTEN APPROVAL IS OBTAINED FROM THE CITY \\ ENGINEER. BY MANUFACTURER 9. WHERE SIDEWALKS/TRAILS EXISTS OR ARE PROPOSED,THE DRIVEWAY SHALL EXTEND THROUGH THE SIDEWALK/TRAIL AREA ^ ' I hereby certify that this plan, / \\ WITH PEDESTRIAN CURB OPENINGS PLACED(SEE MNDOT PEDESTRIAN CURB RAMP DETAILS).A MAXIMUM 2%CROSS SLOPE ON `V specifications or report was prepared SIDEWALK/TRAIL AREAS CROSSING THROUGH DRIVEWAYS. O by me or under my direct supervision / \ RAMP LANDING 10.CONTRACTOR TO CALL CITY ENGINEERING DEPARTMENT(651)762-6316 PRIOR TO CONSTRUCTION. and that I am a duly licensed 2% MAX SLOPE I N — N Y O D O D O D O D O D O � Professional Engineer under the laws Q� ANY DIRECTION III—III IIIIIIIIIIIIIII—III : III—III o of the state of Minnesota. 1=1 I I •' : I I 1=1 11=1 11=1 11=1 11=1 I I . ' I I 1=1 I I ti z CURB RADIUS 10III—III III—III—III—III—III—III—I I—III—I o � PER PLAN(20'TYP.) � IIII I I a IIIIIIIIIIIIIIII I I � o• IIII I \ N \\\ FELT EXPANSION III—III III—III—III—III—III—III—I I—III—I Bryan D. Miller, P.E. FELT EXPANSION - _ °p 20 \\ PAD PAD III—III—III—III—III—III III—III Date: xx.xx.2024 Lic. No.: 54950 MAINTAIN GUTTER WITH 3/4" _ F F o LIP ALONG WIDTH OF _ I I—III—III—III—III—III—I I—III—I "rC DRIVEWAY OPENING. , — �Fo °T ��+ \\\ 1 III1 I I1 I I1 I I1 I I1 I I 1 111 /O T° O� Rev. Date Description SAW CUT EXISTING BITUMINOUS Q Q� MILLED AREA 24"MIN 12" DIA. X 5' CONCRETE 6 �,O �,� 18"MIN. FOOTING (TYPICAL) 5 1�J RADIANT HEAT PATCH AREA ON ALL NOTE: FENCE TO BE BLACK VINYL. PATCHES PLACED PRIOR TO JUNE 1ST OR AFTER SEPTEMBER 30TH CONCRETE CURB 6"CONCRETE SINGLE GATE DETAIL &GUTTER PAVEMENT(3F52A) 6 'OF,Q CROSS SLOPE WHEN SIDEWALK/TRAIL DRIVEWAY SLOPE VARIES, e C6O2 '�•-• � NOT TO SCALE Project#: 12246027.000 =„•e Drawn By: NJN c<Op<C CROSSES DRIVEWAY%a"F'ER FOOT^' Imo—2'MIN.�I 3/4"LIP >. ' _ :,�. .. T cFFO .1 TO Checked By: BDM 6"CLASS 5 OR Issue Date: xx.xx.2024 STREET PATCH 2'BY LENGTH OF CURBING SALVAGED/RECYCLED REMOVED AND REPLACED(MATCH EXISTING MATERIAL MEETING CLASS 5 CONTRACTION JOINT SIDEWALK Sheet Title: THICKNESS) GRADATION(MnDOT 3138) CROSSING ONLY SAWED OR PREFORMED DETAILS Special Details �� CITY OF COMMERCIAL/MULTI FAMILY PERPENDICULAR ) CONCRETE DRIVEWAY DETAIL oa-o1-15 ReVsed, HU-STR-15 2 ACCESSIBLE RAMP DETAIL EST. 03_12_20 Sheet: c602 NOT TO SCALE COMMERCIAL DRIVEWAY DETAIL 3 C O2 NOT TO SCALE 602 PAProjects\Projects-2024\12246027- Hugo West Apartments\2. Design\b. Drawing Files\12246027-C600-Details.dwg PROJECT SPECIFIC SWPPP INFORMATION: U*) 0 I. GENERAL CONSTRUCTION ACTIVITY INFORMATION PROJECT LOCATION AND RECEIVING WATERS MAP: 0 Z U Q PERMANENT STORMWATER MANAGEMENT (SITE SPECIFIC ITEMS) SWPPP TRAINING (SECTION 21). 0 ._ 2 L PROJECT NAME: HUGO WEST APARTMENTS L PROJECT LOCATION: UNASSIGNED (SEE MAP) _J N a) HUGO, MN 55038 I 1. Will the project result in one acre or more of new impervious surface or result in one acre or more of new SWPPP PREPARER: COMPANY: CARBON ENGINEERING, INC. impervious in total if the project is part of a larger plan of development? CONTACT: NATHAN NOHNER, 612-224-6725, 0 rn ' PROJECT CONTACTS Yes. NNOHNER@LARSONENGR.COM •- _ m � t If yes, a water quality volume of one inch of runoff from the cumulative new impervious surfaces must be COURSE, INSTRUCTOR: DESIGN OF SWPPP, ONLINE COURSE � _? � w MARK LAMBERT N v o 6770 STILLWATER BLVD N, SUITE 110 I retained on site (Section 15)through infiltration unless prohibited due to one of the reasons in item 16.14 TRAINING ENTITY: UNIVERSITY OF MINNESOTA Lo � � �`� through 16.21. If infiltration is prohibited, identify other methods of stormwater treatment used (e.g. filtration, EXPIRATION: MAY 31, 2026 IJ.I co c� � STILLWATER, MN 55082 � �'� CONTACT: 612-689-2202 �p `x wet sedimentation basin, regional ponding, or equivalent method): o MLAMBERT@SUMMITRE.NET - Stormwater volume will be provided in two previously constructed wet sedimentation basins that SWPPP CONTACT: CONTRACTOR: (TBD) U were constructed for this future impervious. CONTACT: NAME, PHONE, EMAIL 8 COURSE, INSTRUCTOR: ENGINEER: LARSON ENGINEERING, INC. 3524 LABORE ROAD I 2. Attach design parameters for the planned permanent stormwater management system, including volume TRAINING ENTITY: `-- I calculations, discharge rate calculations, construction details including basin depth, outlet configurations, EXPIRATION: WHITE BEAR LAKE, MN 55110 location, design of re-treatment devices, and timing for installation. r , =`,_ g P g V O CONTACT: BRYAN MILLER, P.E., 651-481-9120, J '� BMILLER LARSONENGR.COM �� i~ �- =Ir '�rl I See the project plans and stormwater calculations. This SWPPP was prepared by personnel certified in design of construction SWPPP's as listed above. Copies of J r�' �'=� respective certifications are available upon request. In accordance with Section 21 of the permit, the following 3. For infiltration systems, provide at least one soil boring, test pit, or infiltrometer test in the location of the individuals must receive training, and the content and extent of the training is commensurate with the individual's J LLI CONTRACTOR: COMPANY (TBD) I infiltration practice for determining infiltration rates. job duties and responsibilities with regard to activities covered under the permit: N ADDRESS _=- I I 00 See the geotechnical evaluation reports contained within the stormwater calculations. Additional a. Individuals preparing the SWPPP for the project. CITY, STATE, ZIP y.. in-field testing and geotechnical observations are planned during construction to verify soil b. Individuals overseeing implementation of, revising and/or amending the SWPPP, and individuals F_ U) LO CONTACT: NAME, PHONE, EMAIL -_ wir st J - characteristics at the proposed basin location. performing inspections for the project. �' L0 L --_ CITY WHERE WORK WILL TAKE PLACE: HUGO, MN I -- -=___ +L c. Individuals performing or supervising the installation, maintenance and repair of BMP's. Z COUNTY WHERE WORK WILL TAKE PLACE: WASHINGTON I T � �� m 4. For projects that discharge to trout streams, including tributaries to trout streams, identify method of w 1 2 a R� I U I D incorporating temperature controls into the permanent stormwater management system. Individuals must receive training from local, state, federal agencies, professional organizations, or other entities m LATITUDE/LONGITUDE OF APPROXIMATE CENTROID OF PROJECT: 45' 09' 53" N, 93' 00' 51"W N/A with expertise in erosion prevention, sediment control, permanent stormwater treatment and the MN C 2 Of w [ I NPDES/SDS Construction Stormwater permit. Individuals shall attend a refresher-training course every three (3) G LIJ PROJECT TYPE (CIRCLE ONE): < RESIDENTIAL COMMERCIAL/INDUSTRIAL Cr � o-a -N SEQUENCE OF CONSTRUCTION ACTIVITIES years. w P Q ,; � z � Q ROAD CONSTRUCTION RESIDENTIAL & ROAD CONSTRUCTION 0��64 I � J 1. Install stabilized rock construction entrances. SWPPP IMPLEMENTATION RESPONSIBILITIES: 0 (f� V _J J 2. Install perimeter erosion control BMP's (silt fence, bio-logs, etc). OTHER (DESCRIBE): I 3. Install temporary construction fencing at infiltration areas and other areas not be disturbed. 1. The Owner and Contractor are Permittee(s) as identified by the NPDES permit. \` % 4. Install inlet protection throughout project area and downstream inlets. 2. The Contractor shall be responsible for all on-site implementation of the SWPPP, including all U z U) U) DATES OF CONSTRUCTION (ESTIMATED): _ v_ gd$i St;= 1dth St 5. Construct temporary sediment basins/traps as necessary. Subcontractor activities. O Construction start date: 09/2024 (TBD) ' F -,��' f - 6. Strip and stockpile topsoil. 3. The Contractor shall provide knowledgeable and experienced person(s) in the application, installation, Construction completion date: 12/2025 (TBD) 7. Complete rough grading of site. and maintenance of Erosion and Sediment Control BMP's throughout the project. CD ~ 8. Stabilize denuded areas and stockpiles. 4. The Contractor shall provide person(s) meeting the training requirements of the NPDES permit to condu PROJECT DESCRIPTION: {, i `ti�i _ ., 9. Install site utilities. inspection and maintenance of all erosion prevention and sediment control BMP's in accordance with ��//••�� v This project will consist of the construction of a new multi-family apartment complex located between ,` � -== �% 10. Install temporary inlet protection at newly installed catch basins/inlets. permit requirements. One of these individuals must be available for an on-site inspection within 72 hoursuJ Rosemary Way and Victor Hugo Boulevard just east of Festival Foods in Hugo, MN. The project will y * fiR ` _'i 11. Install curb and gutter and pavement sections. upon request by the MPCA. z consist of the construction of a new apartment building, garages, parking lots, drives, sidewalks, and __ = 12. Place topsoil and final grading of areas to be vegetated. 5. The Contractor shall provide training documentation for all individual(s) required by the permit. This related erosion control and utilities. 13. Remove accumulated sediment from basins/ponds. training documentation shall be recorded in the SWPPP prior to construction, or as soon as personnel fo0 14. Final grade pond and infiltration areas, including soil de-compaction as specified. the project have been determined. Documentation shall include: U PROJECT LIMITS: 15. Complete stormwater basin as-built surveys (as required by project specifications and/or local a. Names of personnel associated with the project required to be trained (as listed above and See the project plans, in particular the grading &erosion control plans, for site disturbance limits. jurisdictional authorities). under Section 21 of the permit). 16. Complete permanent stabilization including plantings, seeding, and mulch. b. Dates of training, name of instructor, and entity providing training. O SITE DISTURBANCE SUMMARY (to nearest tenth acre): III. PROJECT PLANS AND SPECIFICATIONS 17. Upon completion of construction activity and satisfactory vegetation establishment, remove remaining c. Content of training course or workshop including number of hours of training. Total number of acres to be disturbed: 5.9 temporary erosion and sediment control BMPs. LL Pre-Construction acres of impervious: 0.0 Refer to the project plans, specifications, geotechnical report, and stormwater calculations which depict various 18. Reseed /restore any areas disturbed during BMP removal. INSPECTIONS AND MAINTENANCE: Post-Construction acres of impervious: 2.8 features that are relevant to this project. Such features may include, but are not limited to, the following: V) QO Total new impervious acres: 2.8 SEEDING NOTES AND REQUIREMENTS: O w Z c' 1. The Contractor shall provide person(s) meeting the training requirements to conduct inspection and C:) • Project location and construction limits. maintenance of all erosion prevention and sediment control BMP's under this project in accordance with Z W `o II. RECEIVING WATERS • Existing and final grades, including dividing lines and direction of flow for all pre and post-construction 1. The Contractor is responsible to salvage and preserve existing topsoil as necessary for final stabilization. permit requirements. LO stormwater runoff drainage areas located within the project limits. All topsoil to be salvaged and re-used shall be processed as necessary to meet project specifications. 2. An example MPCA construction stormwater checklist can be found at the link below. Note: This template 75Z • es RECEIVING WATERS (WITHIN ONE MILE OF PROJECT PROPERTY EDGE): Soil types at the site. 2. Prior to final seeding, all areas to be vegetated shall be scarified/decompacted and amended as specified inspection report does not address all aspects of the NPDES Permit. The completion of this checklist J • Locations of impervious surfaces. in the plans and specifications. does not guarantee that all permit requirements are in compliance; it is the responsibility of the O O NAME OF WATER BODY TYPE SPECIAL WATER? IMPAIRED WATER? • Locations of areas not to be disturbed (e.g., buffer zones, wetlands, etc.) 3. Unless otherwise noted, all seed mixes and applications shall be in accordance with MNDOT Seeding Permittee(s)to read and understand the full permit requirements. Clearwater Creek Creek No Yes • Steep slope locations. Manual, latest edition. 8 Onsite Unamed Wetlands Wetland No No • Locations of areas where construction will be phased to minimize duration of exposed soils. 4. See the project plans and specifications for seed mixtures, mulch, slope stabilization, and all other https://www.pca.state.mn.us/sites/defauIt/files/wq-strm2-36.docx Q • Locations of all temporary and permanent erosion control and sediment control best management practices landscaping requirements. TOTAL MAXIMUM DAILY LOAD (TMDL)WATERS (BMP's). RECORDS RETENTION: N/A • Buffer zones as required in item 9.17 and 23.11 of the permit. FINAL STABILIZATION: Q • Locations of potential pollution-generating activities identified in Section 12 of the permit. The SWPPP, including all changes/amendments, and inspections and maintenance records shall be kept on co IDENTIFY WETLAND IMPACTS: • Standard details for erosion and sediment control BMP's to be installed at the site. D Ensure Final Stabilization of the site. Final Stabilization is not complete until all of the following requirements are site during normal working hours by individuals who have operational control of that portion of the site. •� 1. Will construction result in any potential adverse impacts to wetlands, including excavation, complete: vJ degradation of water quality, draining, filling, permanent inundation or flooding, conversion to a The anticipated erosion prevention and sediment control BMP quantities needed for the life of this project g q Y g g P g 1. All soil disturbing activities at the site have been completed and soils are stabilized by a uniform perennial All Owner(s)shall keep the SWPPP, along with the following additional records, on file for three (3)years after stormwater pond? include the following. These quantities are estimated only and shall be verified by the Contractor. vegetative cover with a density of 70 percent of its expected final growth over the entire pervious surface submittal of the NOT as outlined in Section 4: Yes. BMP Estimated Quantity Final Quantity area, or other equivalent means necessary to prevent soil erosion under erosive conditions. a. The Final SWPPP; If yes, describe impacts and mitigation measures that were taken to address the impacts and include 2. The permanent stormwater management system is constructed and operating as designed. Temporary or b. An other stormwater related permits required for the project; 0 P 9 Y P 9 g P rY Y P q P 1 copies of permits ora approvals from an official state wide wetland program issued specifically for this Rock Construction Entrance 3 EA U P P PP P 9 P Y permanent sedimentation basins that are to be used as permanent water quality management basins c. Records of all inspection and maintenance conducted during construction; project or site: Silt Fence 3,325 LF pro 1 have been cleaned of any accumulated sediment. All sediment has been removed from conveyance d. All permanent operation and maintenance agreements that have been implemented, including all The j roect includes +/-18,726 SF of wetland im act and will be miti ated via wetland credits. Sediment Log 325 LF P P g systems and ditches are stabilized with permanent cover. Right-Of-Way, Contracts, Covenants, and other binding requirements regarding perpetual maintenance; � I hereby certify that this Ian, Wetland impact is preliminary and permits/approvals rovals will be provided once finalized. Inlet Protection 22 EA Y Y P P P Y P PP P 3. All temporary synthetic and structural erosion prevention and sediment control BMPs (such as silt fence, and CAI specifications or report was prepared Concrete Washout 1 EA P P P P 0 ENVIRONMENTALLY SENSITIVE AREAS: Turf Seeding3.1 ACRE bio-logs, etc.) have been removed from the site. BMPs designed to decompose on site may be left in e. All required calculations for design of the temporary and permanent stormwater management systems. by me or under my direct supervision place. N and that I am a duly licensed 1. Identifyadjacent public waters where the MN DNR has declared "work in water restrictions" during Erosion Blanket 1,125 SY 1 P 9 4. Upon correction of all erosion and sediment items and achieving vegetative cover, temporary erosion Professional Engineer under the laws fish spawning timeframes: prevention and sediment control BMPs will be removed and properly disposed/recycled. O7 of the state of Minnesota. None identified. 5. Within 30 days of final stabilization, a notice of termination shall be submitted to the MPCA(see Permit C) SOIL INFORMATION Termination Req's) . 2. Describe any stormwater mitigation measures that will be implemented, as a result of an environmental review, endangered or threatened species review or archeological site review: Refer to geotechnical report for site specific soil information. GENERAL SWPPP NOTES: C) N/A Bryan D. Miller, P.E. TEMPORARY SEDIMENT CONTROL (SITE SPECIFIC ITEMS) 1. The Contractor and all Subcontractors involved with construction activity that disturbs soil, or implements Date: xx.xx.2024 Lic. No.: 54950 a pollution control measure as part of the Storm Water Pollution Prevention Plan (SWPPP)for this project, 1. Is the project required to install a temporary sediment basin due to 10 or more acres draining to a must comply with the requirements of the National Pollution Discharge Elimination System (NPDES)/ common location, or 5 acres or more if the site is located within 1 mile of a special or impaired water? State Disposal System (SDS) Program, General Permit MNR10001, Dated August 1, 2018. Rev. Date Description No. If yes, describe (or attach plans)showing how the basin will be designed and constructed in accordance 2. The Contractor and all Subcontractors shall be responsible for reviewing the NPDES Permit in its entirety, with Section 14. to ensure that all SWPPP measures are in place and permit requirements fulfilled throughout the duration N/A of the project. 2. Will the project include dewatering, basin draining? No. If yes, describe measures to be used to treat/dispose of turbid or sediment-laden water and method to prevent erosion or scour of discharge points (see Section 10 of the permit): N/A. Based on soil boring results, dewatering is not anticipated. Project#: 12246027.000 3. Will the project include use of filters for backwash water? Drawn By: NJN No. Checked By: BDM If yes, describe how filter backwash water will be managed on the site or properly disposed of: Issue Date: xx.xx.2024 N/A Sheet Title: SWPPP Sheet: C700 P:\Projects\Projects-2024\12246027- Hugo West Apartments\2. Design\b. Drawing Files\12246027-C700-SWPPP.dwg GENERAL SWPPP REQUIREMENTS AND NOTES: o r LO 00 � SWPPP AMENDMENTS (SECTION 6): TEMPORARY SEDIMENT CONTROL PRACTICES (SECTION 9) INSPECTIONS AND MAINTENANCE (SECTION 11) PERMIT TERMINATION (SECTIONS 4 AND 13) LO 1. One of the individuals described in item 21.2.a or 21.2.b of the permit or another qualified 1. Sediment control practices must be established on all down gradient perimeters and be located 1. Owner and Contractor shall ensure that a trained person (as identified in item 21.2.b) of the permit will 1. Permittees must submit a NOT within 30 days after all termination conditions listed in Section 13 (Loo 0 Q individual must complete all SWPPP changes. Changes involving the use of less stringent BMPs upgradient of any buffer zones. The perimeter sediment control practices must be in place before inspect the entire construction site at a minimum: are complete. O •i o 0 must include a justification describing how the replacement BMP is effective for the site any upgradient land-disturbing activities begin. These practices shall remain in place until Final - Once every seven (7) days during active construction, and J C,:) C: characteristics. Stabilization has been established. -Within 24 hours after a rainfall event greater than 1/2 inch in 24 hours 2. Permittees must submit a NOT within 30 days after selling or otherwise legally transferring the L 2. The SWPPP shall be amended to include additional or modified BMPs as necessary to correct entire site, including permit responsibility for roads (e.g., street sweeping)and stormwater L a -o ai a? UO) problems identified or address situations whenever there is a change in design, construction, 2. If downgradient sediment controls become overloaded, based on frequent failure or excessive 2. Inspect all erosion prevention and sediment control BMPs and Pollution Prevention Management infrastructure final clean out, or transferring portions of a site to another party. The permittees' /� '- _ CO00 � operation, maintenance, weather or seasonal conditions having a significant effect on the maintenance requirements, additional upgradient sediment control practices or redundant BMPs Measures to ensure integrity and effectiveness during all routine and post-rainfall event inspections. All coverage under the permit terminates at midnight on the submission date of the NOT. \V =_ discharge of pollutants to surface waters or groundwater. shall be installed to eliminate the overloading concerns. All changes shall be recorded in the nonfunctional BMPs must be repaired, replaced, or supplemented with functional BMPs by the end of the LO 3 3. The SWPPP shall be amended to include additional or modified BMPs as necessary to correct SWPPP. next business day after discovery, or as soon as field conditions allow access unless another time frame 3. Permittees may terminate permit coverage prior to completion of all construction activity if they Jw M � � co is specified below. Investigate and comply with the following Inspection and Maintenance requirements: meet all of the following conditions: N problems identified or address situations whenever inspections or investigations by the site owner o or operator, USEPA or MPCA officials indicate the SWPPP is not effective in eliminating or 3. Temporary or permanent drainage ditches and sediment basins designed as part of a sediment a. Construction activity has ceased for at least 90 days; and significnatly minimizing the ischarge of pollutants to surface waters or groundwater or the containment system (e.g., ditches with rock-check dams) require sediment control practices only a. All perimeter control devices must be repaired, replaced, or supplemented when they become b. at least 90 percent (by area) of all originally proposed construction activity has been completed discharges are cuasing water quality standard exceedances (e.g., nuisance conditions as defined as appropriate for site conditions. nonfunctional or the sediment reaches one-half(1/2)of the height of the device. These repairs must and permanent cover has been established on those areas; and in Minn. R. 7050.0210, subp. 2 or the SWPPP is not consistend with the ofjectives of the USEPA be made by the end of the next business day after discovery, or thereafter as soon as field conditions c. on areas where construction activity is not complete, permanent cover has been established; approved TMDL. 4. A floating silt curtain placed in the water is not an acceptable sediment control BMP except when allow access. and r 1 working on a shoreline or below the waterline. Immediately after construction activity (e.g., b. Temporary and permanent sedimentation basins must be drained and the sediment removed when d. the site complies with items 13.3 through 13.7 of the permit. v O installation of rip rap along the shoreline) in that area is complete, upland perimeter control the depth of sediment collected in the basin reaches one-half(1/2)the storage volume. Drainage and J � BMP SELECTION AND INSTALLATION (SECTION 7): practices shall be installed if exposed soils still drain to a surface water. removal must be completed within 72 hours of discovery, or as soon as field conditions allow access. After permit coverage is terminated under this item, any subsequent development on the remaining c. Inspect and photograph dewatering discharges at the beginning and at least once every 24 hours portions of the site will require permit coverage if the subsequent development itself or as part of J LLI 1. All BMPs identified in the SWPPP document and construction plans shall be selected, installed, 5. Re-install all sediment control practices that have been adjusted or removed to accommodate during operation. the remaining common plan of development or sale will result in land disturbing activity of one (1) ~ � and maintained in an appropriate and functional manner in accordance with relevant manufacturer short-term activities such as clearing or grubbing, or passage of vehicles, immediately after the d. Surface waters, including drainage ditches and conveyance systems, must be inspected for evidence or more acres in size. 00 specifications and accepted engineering practices. short-term activity has been completed. Complete any short-term activity that requires removal of of erosion and sediment deposition during each inspection. Remove all deltas and sediment U) LO 2. Do not disturb more land (i.e., phasing)than can be effectively inspected and maintained in sediment control practices as quickly as possible and re-install sediment control practices before deposited in surface waters, including drainage ways, catch basins, and other drainage systems, and 4. Permittees may terminate coverage upon MPCA approval after submitting information Z 0 LO accordance with Section 11. the next precipitation event even if the short-term activity is not complete. restabilize the areas where sediment removal results in exposed soil. The removal and stabilization documenting the owner canceled the project. > Z must take place within seven (7) days of discovery unless precluded by legal, regulatory, or physical w J 2 TEMPORARY EROSION PREVENTION PRACTICES (SECTION 8) 6. All storm drain inlets must be protected by appropriate BMPs during construction until all sources access constraints. Use all reasonable efforts to obtain access. If precluded, removal and stabilization 5. Permittees must complete all construction activity and must install permanent cover over all areas m with potential for discharging to the inlet have been stabilized. Inlet protection may be removed for must take place within seven (7) calendar days of obtaining access. Contact all local, regional, state prior to submitting the NOT. Vegetative cover must consist of a uniform perennial vegetation with a 2 0� 0� a particular inlet if a specific safety concern (street flooding/freezing) has been identified by the and federal authorities and receiving any applicable permits, prior to conducting any work in surface density of 70 percent of its expected final growth. Vegetation is not required where the function of a LLJ LU 1. Prior to beginning any construction work at the site, locations of areas not to be disturbed must be delineated inns with flags, stakes, signs, silt fence, snow fence, etc.)throughout the project site. Permittee(s) or the jurisdictional authority (e.g., city/cou nty/township/M n DOT engineer).The waters. specific area dictates no vegetation, such as impervious surfaces or the base of a sand filter. w I_ Q Permittee(s) must document the need for removal in the SWPPP. e. Construction site vehicle exit locations must be inspected for evidence of off-site sediment tracking Z 2. Minimize the need for disturbance of portions of the project with steep slopes. For those sloped onto paved surfaces. Tracked sediment must be removed from all paved surfaces both on and off site 6. Permittees must clean the permanent stormwater system of any accumulated sediment and must O r n J >J areas which must be disturbed, use techniques such as phasing and stabilization practices 7. Temporary soil stockpiles must have silt fence or other effective sediment controls, and cannot be within 24 hours of discovery, or if applicable, within a shorter time. ensure the system meets all applicable requirements in Section 15 through 19 of the permit and is designed for steep slopes e. slope draining and terracin placed in any natural buffers or surface waters, including stormwater conveyances such as curb f. Streets and other areas adjacent to the project must be inspected for evidence of off-site operating as designed. Q 9 p p ( 9�, p g g)� and gutter systems, or conduits and ditches unless there is a bypass in place for the stormwater. accumulations of sediment. If sediment is present, it must be removed in a manner and at a frequency 1 Z w Cn 3. Stabilize all exposed soil areas (including stockpiles). Stabilization must be initiated immediately to sufficient to minimize off-site impacts (e.g., fugitive sediment in streets could be washed into storm 7. Permittees must remove all sediment from conveyance systems prior to submitting the NOT. v 0 limit soil erosion whenever any construction activity has permanently or temporarily ceased on any 8. Where vehicle traffic leaves any part of the site (or onto paved roads within the site) install a sewers by the next rain and/or pose a safety hazard to users of public streets). D portion of the site and will not resume for a period exceeding 14 calendar days (or 7 days if within vehicle tracking BMP to minimize the track out of sediment from the construction site. Examples of 8. Permittees must remove all temporary synthetic erosion prevention and sediment control BMPs < ti one mile of an identified impaired water). Stabilization must be completed no later than 14 vehicle tracking BMPs include (but are not limited to) rock pads, mud mats, slash mulch, concrete 5. Inspection frequency adjustment: prior to submitting the NOT. BMPs designed to decompose on-site may be left in place. a C.0 calendar days (or 7 days if within one mile of an identified impaired water)after the construction or steel wash racks, or equivalent systems. Use street sweeping if such vehicle tracking BMPs are a. Inspections of areas with permanent cover can be reduced to once per month, even if construction c� activity has ceased. not adequate to prevent sediment from being tracked onto the street. activity continues on other portions of the site; or 9. For residential construction only, permit coverage terminates on individual lots if the structures are U) b. where sites have permanent cover on all exposed soil and no construction activity is occurring finished and temporary erosion prevention and downgradient perimeter control is complete, the Z 4. Stabilization is not required on constructed base components of roads, parking lots, and similar 9. The Permittee(s) must install temporary sedimentation basins as required in accordance with anywhere on the site, inspections can be reduced to once per month and, after 12 months, may be residence sells to the homeowner, and the permittee distributes the MPCA's "Homeowner Fact surfaces. Stabilization is not required on temporary stockpiles without significant silt, clay or permit requirements. suspended completely until construction activity resumes. The MPCA may require inspections to Sheet"to the homeowner. O organic components (e.g., clean aggregate stockpiles, demolition concrete stockpiles, sand resume if conditions warrant; or stockpiles) but sediment controls must be placed at the base of the stockpile. 10.Minimize soil compaction by restricting vehicle access in areas where final vegetative stabilization c. where construction activity has been suspended due to frozen ground conditions, inspections may be 10.For construction projects on agricultural land (e.g., pipelines across cropland), disturbed land must will occur, unless otherwise infeasible. suspended. Inspections must resume within 24 hours of runoff occurring, or upon resuming be returned to its preconstruction agricultural condition prior to submitting the NOT. n/ 5. For Public Waters that the Minnesota Department of Natural Resources has promulgated "work in construction, whichever comes first. O water restrictions" during specified fish spawning time frames, all exposed soil areas that are within 11.Discharges from BMPs shall be directed to vegetated areas unless infeasible. 11.When submitting the NOT, permittees must include either ground or aerial photographs showing water feet restrictions" the watdurier's edge, and drain to these waters must complete the stabilization activities 3. All inspections and maintenance activities within 24 hours of being conducted must be recorded and vegetative cover requirements have been met as listed above. All submitted photographs shall LL 0 �/'� within 24 hours during the restriction period. 12.Preserve a 50 foot natural buffer or(if a buffer is infeasible on the site) provide redundant (double) retained in the SWPPP. These records must include: include the date and specific site location. U) perimeter sediment controls when a surface water is located within 50 feet of the project's earth a. Date and time of inspections '^ 6. Stabilize the normal wetted perimeter of the last 200 linear feet of temporary or permanent disturbances and stormwater flows to the surface water. b. Name of person(s) conducting inspections �J, M drainage ditches or swales that drain water from the site within 24 hours after connecting to a c. Findings of inspections, including the specific location where corrective actions are needed O W Z O surface water or property edge. Stabilize remaining portions of temporary or permanent ditches or 13.Perimeter sediment controls shall be installed at least 5 feet apart unless limited by lack of d. Corrective actions taken (including dates, times, and party completing maintenance activities) Z UJ p p Y g g p p Y p LONG TERM OPERATION AND MAINTENANCE: � swales within 14 calendar days (or 7 days if within one mile of an identified impaired water)after available space. Natural buffers are not required adjacent to road ditches,judicial ditches, county e. Date and amount of all rainfall events greater than 1/2 inch (0.5 inches) in 24 hours. Rainfall amounts3:ditches, stormwater conveyance channels, storm drain inlets, and sediment basins. If preserving must be obtained b a properly maintained rain gauge installed onsite, a weather station that is within 2 Z connecting to a surface water or property edge and construction in that portion of the ditch y p g Y p P Y 9 g 1. Upon the completion of construction activity and NPDES permit termination, in accordance with � temporarily or permanently ceases. the buffer is infeasible, the reasons for which shall be recorded in the SWPPP. 1 mile of your location or a weather reporting system that provides site specific rainfall data from radar summaries. Sections 4 and 13, the Property Owner shall become the responsible party for long term operation J O � � O 14.The use of polymers, flocculants, or other sedimentation treatment chemicals, if used on the f. If an discharge is observed to be occurring during the inspection, a record of all points of thepropertyand maintenance (O&M)of all permanent stormwater management features under this project. 7. Temporary or permanent ditches or swales being used as sediment containment systems during p y Y 9 9 9 p p construction (with properly designed rock-ditch checks, bio rolls, silt dikes, etc.) do not need to be project, shall be used in accordance with accepted engineering practices, dosing specifications, from which there is a discharge must be made, and the discharge should be described (i.e., color, �J and sediment removal design specifications provided b the product manufacturer or supplier. Use odor, floating, settled, or suspended solids, foam, oil sheen, and other obvious indicators of pollutants) 2. All associated operations, inspections, maintenance, and record keeping shall be performed by Q stabilized during the temporary period of use as a sediment containment system. These areas g p p y p pp g° p p ) must be stabilized within 24 hours after no longer being used for as a sediment containment conventional erosion and sediment controls prior to the chemical addition to ensure effective and photographed. trained individual(s)familiar with the site stormwater management system. system. treatment. Chemicals may only be applied where treated stormwater is directed to a sediment g. Any amendments to the SWPPP proposed as a result of the inspection must be documented within control system which allows or filtration of settlement of the floc prior to discharge. seven (7) calendar days. 3. Record keeping of inspections and maintenance items shall be maintained by the Owner in v� accordance with applicable Maintenance Agreements/Declarations as required by local I..n�o 8. Applying mulch, hydromulch, tackifier, polyacrylamide or similar erosion prevention practices is not jurisdictional authorities. acceptable within any portion of the normal wetted perimeter of a temporary or permanent 15.If the proposed project as shown on the plans has 10 or more acres draining to a common location 4. All infiltration areas must be inspected to ensure that no sediment from ongoing construction activity is drainage ditch or swale section with a continuous slope of greater than 2 percent. or 5 acres or more if the site is within one mile of a special or impaired water(as identified in reaching the infiltration area. All infiltration areas must be inspected to ensure that equipment is not being U) Section II - Receiving Waters and Environmentally Sensitive Areas), then a temporary sediment driven across the infiltration area. a; 9. Pipe outlets must be provided with temporary or permanent energy dissipation within 24 hours basin must be constructed as shown on the plans. Temporary sediment basins will have a after connection to a surface water or permanent stormwater treatment system. minimum of 3,600 cubic feet of storage per acre draining to the basin. The basin outlet shall POLLUTION PREVENTION MANAGEMENT MEASURES (SECTION 121 provide for discharging water from the surface to minimize discharging of pollutants. A stabilized o 10.Route water around unstabilized areas on the site and to reduce erosion, unless infeasible. Use emergency overflow shall be constructed. Implement the following pollution prevention management measures on the site: U a erosion controls and velocity dissipation devices such as check dams, sediment traps, riprap, or routed ri ra at outlets within and along the length of an constructed stormwater conveyance 1. Storage, Handling, and Disposal of Construction Products, Materials, and Wastes shall comply with the g rip rap 9 g Y Y I hereby certify that this plan, channel, and at an outlet, to provide a non-erosive flow velocity, to minimize erosion of channels following to minimize the exposure to stormwater of any of the products, materials, or wastes. Products (V Y P Y specifications or report was prepared and their embankments, outlets, adjacent stream banks, slopes, and downstream waters during DEWATERING AND BASIN DRAINING (SECTION 10) or wastes which are either not a source of contamination to stormwater or are designed to be exposed to C) by me or under my direct supervision discharge conditions. stormwater are not held to this requirement: N and that I am a duly licensed 1. Discharge turbid or sediment-laden waters related to dewatering or basin draining (e.g., pumped Professional Engineer under the laws 11.Unless infeasible due to lack of pervious or vegetated areas, direct discharges from BMPs to discharges, trench/ditch cut a. Building products that have the potential to leach pollutants must be under cover(e.g., plastic of the state of Minnesota. s for drainage)to a temporary or permanent sediment basin on the vegetated areas of the site (including any natural buffers) in order to increase sediment removal project site unless infeasible. Discharge from the temporary or permanent sedimentation basins to sheeting or temporary roofs)to prevent the discharge of pollutants or protected by a similarly effective C) and maximize stormwater infiltration. Use velocity dissipation devices if necessary to prevent surface waters if the basin water has been visually checked to ensure adequate treatment has means designed to minimize contact with stormwater. erosion when directing stormwater to vegetated areas. been obtained in the basi b. Pesticides, herbicides, insecticides, fertilizers, treatment chemicals, and landscape materials must be n and that nuisance conditions will not result from the discharge. If the under cover(e.g., plastic sheeting or temporary roofs)to prevent the discharge of pollutants or water cannot be discharged to a sedimentation basin prior to entering the surface water, it must be protected b similar) effective means designed to minimize contact with stormwater. 12.Infiltration areas shall not be excavated until all upstream areas have been stabilized and/or p y y g Bryan D. Miller, P.E. treated with the appropriate BMPs, such that the discharge does not adversely affect the receiving c. Hazardous materials, toxic waste, (including oil, diesel fuel, gasoline, hydraulic fluids, paint solvents, upstream BMPs are in place to properly prevent sediment deposition. Only low impact equipment water or downstream properties. ( g g y p shall be allowed in infiltration areas which shall be clearly identified, staked, and marked/fenced petroleum-based products, wood preservatives, additives, curing compounds, and acids) must be Date: xx.xx.2024 Lic. No.: 54950 off. properly stored in sealed containers to prevent spills, leaks or other discharge. Restricted access 2. Discharge water that contains oil or grease, must use an oil-water separator or suitable filtration storage areas must be provided to prevent vandalism. Storage and disposal of hazardous waste or device (e.g. cartridge filters, absorbents pads) prior to discharging the water. hazardous materials must be in compliance with Minn. R. ch. 7045 including seconds containment Rev. Date Description 13.Project phasing shall be implemented to ensure land disturbance and temporary erosion control p g secondary p measures can be effectively inspected and maintained throughout the duration of the project in as applicable. 3. All water from dewatering or basin-draining activities must be discharged in a manner that does ro of collected and disposed Solid waste must be stored, osed properly Hance with Minn. R. ch. 7035. accordance with the Inspection and Maintenance requirements of Section 11. not cause nuisance conditions, erosion in receiving channels or downslope properties, erosion or d. p p p y in compliance e. Portable toilets must be positioned so that they are secure and will not be tipped or knocked over. scour in the immediate vicinity of discharge points, or inundation in wetlands causing significant Sanitary waste must be disposed of properly in accordance with Minn. R. ch. 7041. adverse impact to the wetland. 2. Fueling and Maintenance of Equipment or Vehicles; Spill Prevention and Response: Take reasonable 4. The use of filters with backwash water, haul the backwash water away for disposal, return the steps to prevent the discharge of spilled or leaked chemicals, including fuel, from any area where backwash water to the beginning of the treatment process, or incorporate the backwash water into chemicals or fuel will be loaded or unloaded including the use of drip pans or absorbents unless the site in a manner that does not cause erosion. Discharge backwash water to the sanitary sewer infeasible. Conduct fueling in a contained area unless infeasible. Ensure adequate supplies are available Project#: 12246027.000 if permission is granted by the sanitary sewer authority. Replace and clean the filter media used in at all times to clean up discharged materials and that an appropriate disposal method is available for dewatering devices when required to retain adequate function. Drawn By: NJN recovered spilled materials. Report and clean up spills immediately as required by Minn. Stat. § 115.061, using dry clean up measures where possible. Checked By: BDM Issue Date: xx.xx.2024 3. Vehicle and equipment washing: Wash the exterior of vehicles or equipment on the project site, washing must be limited to a defined area of the site. Runoff from the washing area must be contained in a Sheet Title: sediment basin or other similarly effective controls and waste from the washing activity must be properly disposed of. Properly use and store soaps, detergents, or solvents. No engine degreasing is allowed on site. SWPPP 4. Concrete and other washouts waste: Provide effective containment for all liquid and solid wastes generated by washout operations (concrete, stucco, paint, form release oils, curing compounds and other construction materials) related to the construction activity. The liquid and solid washout wastes must not Sheet: contact the ground, and the containment must be designed so that it does not result in runoff from the washout operations or areas. Liquid and solid wastes must be disposed of properly and in compliance with MPCA rules. A sign must be installed adjacent to each washout facility that requires site personnel to utilize the proper facilities for disposal of concrete and other washout wastes. C701 P:\Projects\Projects-2024\12246027- Hugo West Apartments\2. Design\b. Drawing Files\12246027-C700-SWPPP.dwg i� - --. •l'sys„"r is —��Iry�' � � _ Ito fnii wi LIS �, �•, �:t7� t � ' t �Ir�, r- I •1• • g 1 II _— .• ♦ � .1IQ •�, •.i+ . _.. ,�• .. - to 1 ••tL_. �� �I '"'� �V7• •: -1 � � .T 1 ►,• _ � .....___.. 'Z f•�1ti. •�z - i, ...... i jib i�t G: f. :•y `� I. , - 'W I J+117 7 ' - - '� Cy •iNv: +T' _ �f , 3001 .� ► � 'r,� Of/?S/ - ■ w7( r-- .. ,'^T .�---- ... .tit '`. ••p•,, '-'- \. � M! if 4R1. 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I �,•,Il \► .. 1a , . : s 1 � -' ~` t1' s • � •w� 411, '!a. - 'k� tip.,( -• {:► s. �, �•. � � `�; •�•{•� 1w�/�V!'+j�,�_ �1 t .VJ� . , �.`'�]. � 2 . �.7� •� '�•�'. •Iv, i �1 r ' • � �a r.d" � r =�`Y� •• �'.. >>y'��� ��� � • '� 1 '� n•, v�' '+` •�� ��, J4 ••'1.r14` ,• .., A .� ` "Ark vrt�j� w . `w , t �' ■ , ' - ` /,�•"•:I •A� �~ • �t , * ,r�'_�i �• �� /� ,'• , • ` ••A •!r'r>ti�'• • v�ilt a�� �� •�K R 1. 3 / w�i •. /- _R - .•• e r ' �. 4. aI ■■■■■■■■■■■■■■■■■■■■■ PI W U .Inr Mao rQrill rA IFNI so NEIL \PL 11 A In WEI Irl it IL 191 v l it I A �7■■O`irlNl■i■i■`rl■II■i`r■�lii■■ IMMEMME NONE MEMO MEMO mom on 9 OLO VAI k I ■I■N■■■NO■E■■■N■O■N■■O■■■NOON■■ ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ o , -22 12 p� ■■■ U 12 ASPHALT SHINGLES �u 0 -j In 6" FASCIA �O H IF w pN E 0 CORNER TRIM 6" CORNER TRIM ( W 0 Al- El ❑ ❑ ❑ _ ❑ ❑ ❑ ❑ El ❑ ❑ ❑ ❑ ❑ ❑ ❑ _ _ ❑ ❑ ❑ ❑ - ❑ ❑ ❑ ❑ _ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ El El — _ ❑ ❑ ❑ ❑ 10 u► �0 = Q I a - -=-�_ = ❑ ❑ ❑ ❑ Er ❑ ❑ ❑ ❑ ❑ ❑ ❑ El El � - ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ - ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ nc �- o GARAGE "A" LP SMARTSIDE VERTICAL SIDING ° w =' 3 SIDE GARAGE "A V(VERIFY STYLE)O OVERHEAD DOOR 3 Q SCALE: 1/8" = 1'-0" 20 STALL GARAGE FRONT„ = ELEVATION SCALE: 1/8 I O 20 STALL GARAGE E ui Q VtA %%%I v �v1 SED o o Am rrF-cr ASPHALT SHINGLES 12 6" FASCIA 0 IT O 6" CORNER TRIM ❑❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ u Hi ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ - - ❑ ❑ ❑ ❑ _ ❑ ❑ ❑ ❑ = - a tnY 9'-0" x -1'-0" OVERHEAD DOOR LP SMARTSIDE VERTICAL SIDING �`' � �-' 1 v ZGARAGE Lu Q (VERIFY STYLE) REAR ELEVATION 0= � � r SCALE: 1/8" = 1'-0" 20 STALL GARAGE p4 �_ E Q yQ °' Q- 01 � Q) r / a vt Z, O E Q a w —, C .yi a ----------- a c _ ------ --------------------- --------------------- --------------------- --------------------- --------------------- --------------------- --------------------- --------------------- --------------------- ---- m E N!a = C % ` 1'-4" X 1'-0" THICKENED a a t, C SLAB W/(2 #5 CONT. N - °1 t 1 �� w I I I I v CJ EACH PARTY 2x4 WALL T P. EA. UNIT 1 v • WAL (TYP.) w/ 1/2" DIA. KWIK BOLTS .1 48" O.C. INTO SLAB N v N I I I I r O �O i of M I to 0 I � I CV¢ I Z � I I ap I <"- O IL------ ----------------- --- --------------------- --------------------- --------------------- --------------------- --------------------- I v I r v I------- ----------------- --- --------------------- --------------------- --------------------- --------------------- ----------------- 41 ---- ---------- ---------- --------------------- --------------------- -----------------+ O v v I I - I y I I r U - I a - I I d N I U U I v I I 3 y I I I I q r 4" CONC. SLA W/ 6x6 10-10 Z 2 W.W.F. OR FIBS MESH REINF. I E ON 6" COMP. GRAN FILL. 1 0 T.O. SLAB = I 0'-0" "1 N I I v I I Ul- I I v O I >U I I I v0 I I N O I I v I -----------------' �'� ------ --------------------- --------------------- --------------------- ------------- ------- --------------------- --------------------- --------------------- --------------------- --------------------- sr �v Rl "1 N� 5'-8" II'-O" * II'-O" II'-O" II'-O" II'-O" II'-O" II'-O" * II'-O" II'-O" II'-2" y bo 115'-10" 1 GARAGE "A"Fr L, -.,k OOTING FLAN i� L,� l� N LQ E 030 SCALE: 1/8" = 1'-0" 20 STALL GARAGE U a w 0 115'-10" V) w3 O. II'_2" II'-O" II'-O" II'-O" Ill-Oil II'-O" II'-O" II'-O" II'-O" II'-O" 5'-8" Q v 12) 1 3/4 x 9 1/2 LVL';s t2) 1 3/4 x 9 1/2 LVL"� 12) 1 3/4 x 9 1/2 LVLis t2) 1 3/4 x 9 1/2 LVLis 12 13/4 x 9 1/2 LVLis t2) 1 3/4 x 9 1/2 L Lis 12) 1 3/4 x 9 1/2 LVL';j t2) 1 3/4 x 9 1/2 LVLis 12) 1 3/4 x 9 1/2 LVLis t2) 1 3/4 x 9 1/2 LVLs w o \ w/ (2) 2x4 BRG. w/ (2) 2x4 BRG. w/ (2) 2x4 BRG. w/ (2) 2x4 BRG. w/ f ) 2x4 BRG. w/ (2) 2x4 BRG. w/ (2) 2x4 BRG. w/ (2) 2x4 BRG. w/ (2) 2x4 BRG. w/ (2) 2x4 BRG. / I I I I I O 41 t (2) 2x4 KING (TYP.) t (2) 2x4 KING (TYPJ I t (2) 2x4 KING (TYPJ t (2) 2x4 KING (TYPJ I t (2 2x4 KING (TYPJ� d (2) 2x4 KING (JS PJ I t (2) 2x4 KING (TYRO I t (2) 2x4 KING (TYPJ I It (2) 2x4 KING (TYPJ i t (2) 2x4 KING (TYPJ I I � i i i it i i li i i ` U'— \ In 9'-O"xl'-O" O.H.D. 9'-O'xl'-O" O.H.D. i l i 9'-O"xT-O" O.H.D. l 9'-O"xl'-O" O.H.D. i i 9'-O"xl'-\O" O.H.D. i 9'-O"xl'-O" O.H.D. i i 9'-O"xl'-O" O.H.D. l 9'-O"xl'-O" O.H.D. i l i 9'-O"xl'-O" O.H.D. 9'-O ac/1'-O" O.H.D. --�------------ ---------------- ---------------- J ---------------- --------� -------/-- ---------------- ————- J`---------------- --- ------------ I 1/2" COX\PLYWOOD O \ / 1/2" COX P YdOOD OR ° O.S.B. SHTG. s\END WALL 3 YP. \\ // 3 YP O.S.B. SHT END WALL. �O \ 030 \\ ,/ A030 ,/ I&4 / / I 1 / I 2 \ Lu 2 m Q 2 OB OB N OB OB OB N o // OB OB / W Lu ui 11'-0" 11'-O" II'-O" 11'-0" \\ 11'-O" 11'-0" 11'-O" 11'-O" \\ 11'-O° , -----------------, J ---- ---------/-------, -------�---------, , ----------------- J - ---� ---------- O"xl'-O" O.H.D. 9'-O"xl'-O" O.H.D. I 9'-O"xl'-O" O.H.D. 9'-O"xl'-O" O.H.D. 9'-O"xl'�O" O.H.D. I T-O"xl'-0' O.H.D. I 9'-O"xl'-O" O.H.D. 9'-O"xl'-O" O.H.D. 9'-O"xl'-O" O.H.D. 9'-O '-O" O.H.D. II I II 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 / 3/4 x 9 1/2 LVL s i(2) 13/4 x 9 I/2 LYL1� �2) 13/4 x 9 I/2 LYL?s (2) 13/4 x 9 I LVL a I2) I /3/4 x 9 I/2 LVL's I2) 13/4 x 9 I/2\\LVL s (2) 1 3/4 x 9 1/2 LYL'>� (2) 13/4 x 9 I/2 LVL's (2) 13/4 x 9 I/2 LYL's (2) (1 3/4 x 9 I/2 LVL s r ) 2x4 BRG. ,w/ (2) 2x4 BRG. w/ (2) 2x4 BRG. w/ (2) 2x4 BR w/ �1) 2x4 BRG. w/ (2) 2x4 BRG. I w/ (2) 2x4 BRG. w/ (2) 2x4 BRG. / (2) 2.4 BRG. w/ (2) 2x4 BRG. \ roe t No. / 2x4 KING (TYP.); ;t (2) 2x4 KING (TYP.);I ;t (2) 2x4 KING (TYP.); I;t (2) 2x4 KING (TYP.); ;t ) 2x4 KING (TYP.); t (2) 2x4 KING (TY�'.); ;t (2) 2x4 KING (TYP.);I ;t (2) 2x4 KING (TYP.); I;t (2) 2x4 KING (TYP.); ;t (2) 2x4 KING (TYP)' - - - - - - - - - - - - - - - - - - - - 2 '4 ub It Q11 Date: II'-O" II'- " 11'-O" 11'-O" 11'-O" 11'-O" 11'-O" 11'-O" 11'-O" 5'-8" J n 2 t , O 4 oc m nt Set i 115'-10" _ CITYU IT L V1/2" COX PLYWOOD OR 030 GARAGE "A" O.S.B. SHTG. FRONT WALL. WALL KEY 0I Not f 8t uC 1 FLOOR FLAN --�T I HOUR RATED FIRE BARRIER 5.09-1 S.F. FROM TOP OF FLOOR SLAB OR DECK BELOW 0 SCALE: 1/8" = 1'-0" 20 STALL GARAGE TO UNDERSIDE OF FLOOR OR ROOF DECK ABOVE DO NOT PROVIDE ELECTRICAL IN WALL UNLESS IN RATED BOX. o 0 J O L 0 ■-,w NMI ME ■ = MEM mmmm IL IMMMM SMB L %0! UNIT Cl 0 d) d) UNIT A3 UN t= UNIT �11X 7777:.= _00 IT BI in- U5 UNIT Cl 7,i-,ul U --- TYPE F L R FLR F L R. TOTA S F TOTAL 0. F-- DO C= i= -6 Al (STUDIO) 18 5 0 (I BATH) STUDIO 00 > 1 XL c 28 = .1 U I '2 0 A2 (STUDIO) I 1 1 3 523 SF 77 --------- (I BATH) 30.1% 10 A3 (STUDIO) 2 0 0 2 510 SF E (I BATH) (L 4A ------ ST ST AGE ---------- --------• -------- ---------------------- UNIT AS Ill 1: A-4 (STUDIO) 0 1 1 2 582 SFcc cv (I BATH) UNIT DI --------------- A S (STUDIO) I 1 1 3 738 SF UNIT BI (I BATH) E ILI BI (I BED) (I BATH) 30 66s S.F. aARM rrFCr 0[ B2 (I BED) I BATH) 0 1 1 2 795 S.F. UNIT A, UNIT B4 I BED ► 39 111 B3 (I BED) 0 2 2 .4 812 S.F (1 BATH) Ulm c to d) ------------ B 4 (I BED) I 1 1 3 16:3 S.F. _G A=- U (I BATH) Z >- 0 C 1 (2 BED) ------ 3 3 3 9 1'1146 S.F. 93 = a = (2 BATH) Q3 UNIT Al 03 0 C 2 (2 BED) 1 0 0 1 10 7_1 S.F. ZiN (2 BATH) < UNIT BI C 3 (2 BED) Q3 LL '5_ Q3 Q) Q3 I 1 1 921 S.F. M (2 BATH) 2 BED 4- 20 C4 (2 BED) _Q3 4=1 UNIT BI 0 1 1 2 12 9,4 S.F. _= 1 BATH) 2L;% LL >d) to C S (2 BED) 0 1 1 2 1,218 S.F. X UNIT Al Q)C Q3 1 BATH) '�2 U X ix X3_ Qu cc C� (2 BED) qj I 1 1 3 1,039 S.F- _X3(2 BATH) Q3 U3 0 ------ 10 [\/I DI (3 BED) 1 2 2 5 1,410 S.F. (2 BATH) 3 BED > Ll Ll UNIT A2 B D 2 (3 BED) 1 0 0 1 1,399 S.F. (2 ATH) UNIT BI —2 TOTAL 29 32 32 93 -�mc 2 TOTAL TYPE "A" UNITS ARE REQUIRED 0 MECHANICAL CEILING FEATURE ABOVE > LU — MAIL 11 TOTAL TUC 0_ 0) 41 ir - OVERALL FIRST FLOOR PLAN U R GARAGE S I C MASSAGE - 20 P CKAG S CHAIRs . FITNESS V T. SCALE: I/V F0" LL In I 41 LU LOBBY E E ix ---GAS X U 00 v ELE >0 31 TOTAL BAY d) 0 GARAGE STALLS H. PET _d) 'I) colt SPA UNIS LLU RESTROOM X-0 ITCHE O UNIT BI tu LU V) UNIT BI UNIT Al 41 r C R WASH 0 B Y U. 4' tu OL 14� 0) UNIT C2 UNIT Al UNIT C3 STAR B O UNIT BI ST Au E Cl UNIT Al UNIT D2 lu 0 Ce UNIT BI UNIT BI O Ln UNIT A3 Pro,, e t N 22 4� Sub it al at UNIT Cl June 218tb, 10 4 Document Set:1 c\j CIT'Y' SUB ITT L i Not for Co r struti 00 O A CE Ld O _71 a_ S 11 16 v �� ®®®®■ UNIT CI 0 r- N UNIT A2 UNIT 62 t= UNIT MIX vN UNIT CI — �`1' O m W UNIT IST 2ND 3RD °� r TOTAL S.F. TOTAL o -= 0 Q TYPE FLR. FLR. FLR. v� .� Suj— O STAR B 3jy :1 _ o B Al (STUDIO) 6 6 18 5i0 SF n Q (I BATH) STUDIO 00 = Q a o B A2 (STUDIO) I I I 3 523 SF 28 O O O (I BATH) 3O.I% > ' W p v °- 0 0 A3 (STUDIO) 2 O 0 2 510 SF 41 E Q (1 BATH) AC s` ST RAGE A------ - 4 (STUDIO) v . UNIT A5 t 4 O I 1 2 5 8 2 S F UNIT DI (I BATH) E- I N ------------- A 5 (STUDIO) o U 1111 IIr� UNIT BI 0 B (I BATH) I I I 3 �38 SF V ���10 ° o u }_ B BI (I BED) 10 10 10 30 66s S.F. (1 BATH) '°= e o o a B2 (I BED) o B O 1 1 2 -195 S.F. UNIT Al EUNIT 64 (1 BATH) I BED u 39 = o� �lll Illy _$_ B B3 (1 BED) 0 2 2 4 812 S.F. 41,9% �L Mill ' — .{� B B4 (I BED) 1 1 1 3 -163 S-F- �;, � „a g (I BATH) 1 B CI (2 BED) 3 3 3 1,146 S.F. N -- � (2 BATH) a Y su UNIT Al �~ q V � � z a vL B C2 �� BBEADH) I O O I 10-11 S.F. UNIT BI O+' E Q i '4 C3 (2 BATH)BED) a 1 1 1 3 92-1 S.F. 4� a =i= - 2 BED �� w 1 C4 (2 BED) 20 _ UNIT BI g O 1 1 2 1294 S.F. ---- (I BATH) UNIT Al B C5 (2 BED) O I I 2 1,2�8 S.F. a 10 > (I BATH) N a — O sN c a s 1. F-C6 (2 BED) s (2 BATH) I I I 3 1,039 S.F. DI (3 BED) 1 2 2 5 1,410 S.F. ao (2 BATH) 3 BED UNIT BI B [--)2 (2BATH> 1 O O 1 1,399 S.F. 6 0 _-u UNIT BI TOTAL 29 32 32 93 a� o " 2 TOTAL TYPE "A" UNITS ARE REQUIRED______ =-% L., ar- O Yj STOR. O av �- OVERALL SECOND THIRD FLOOR PLAN s� d-N O u UNIT B3 "v UNIT c4 = SCALE: VIC = I'-�° a ELEV. Eo CL LOBBY o ELEV >U 4 vo a uvi � we vo au O x v-u u� UNIT BI �E Uv W L Am L LJ _� Q�[3 UNIT BI O UNIT Al (L as O �� ,•X W O UNIT C5 UNIT Al UNIT C3 INNI UNIT BI O `. 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CEM.rlrlr.Inrl, lMMM '10 1 �MMMMMMj::jjjj[ Iffi,,F Aj2jMMMMMMr■■NEMMMMMMMEMMMMMMEM■NOW.1qMMMMMMjWMM Moor■ No 11 -N I / St. Croix REAL ESTATE,INC. 101 Main Street N E,Suite 2 Minneapolis, MN 55413 August 5, 2024 City of Hugo 14669 Fitzgerald Avenue North Hugo, M N 55038 RE: Letter of support for 93 unit apartment project (Summit Management) On behalf of Victor Hugo Boulevard LLC,the owner of the Victor Marketplace Shopping Center, I would like to express my strong support for the 93 unit apartment project proposed by Summit Management. In addition to diversifying the housing choices in Hugo,this project will provide additional grocery and retail customers for the shopping center. Many of the tenants are small businesses who rely on consistent customer traffic to sustain themselves. The addition of 93 housing units adjacent to Victor Marketplace will go a long way in reaching this goal. Mr. Lambert has kept me advised of the process and progress related to your review of this project. He has been a great communicator and has addressed my concerns in a spirit of cooperation and professionalism. This project will provide the highest and best use of this property, enhance customer traffic at Victor Marketplace and provide attractive housing for residents of Hugo. I hope you will approve this project. Sincerely, rn ,Z � Mary S. �"fCNeWs Chief Manager Victor Hugo Boulevard LLC cc: Mark Lambert a.- F 2. 4s1 V O August 6, 2024 To : City of Hugo Subject : New Apartment Complex We are writing on behalf of our locally family-owned and operated grocery store, Festival Foods of Hugo located at 14775 Victor Hugo Boulevard. We have been a proud part of the Hugo community since we started building the store in 2005 and opened our store June 1 , 2006 . We have seen many changes over these nineteen years as we watched our neighborhood grow. We have been following the development on the property adjacent to the east of our grocery store . This development continues the opportunity for more housing growth that helps to continue to support the local community and the retail marketplace that allows us to make Hugo a destination location to call home . The proposed development by Mark Lambert with 91 new apartments units would be a good addition to our neighborhood and the broader Hugo community . We respectfully offer our support and recommendation to allow this project to move forward in a consistent manner with other developments to bring more new neighbors home . Sincerely, ?:Z; ason H. Herfel President Knowlan' s Super Markets, Inc . Dba Festival Foods 111 County Road F E Vadnais Heights, MN 55127 Highway • Visioning Study Join us for an Open House! Please join us at an Open House at Hugo City Hall on August 15th to review outcomes from the Highway 61 Visioning Study.Through stakeholder Meeting Details engagement,traffic, planning,and land use analysis,Washington County, When: Thursday,August 15, 2024 MnDOT, and the City of Hugo worked in partnership to identify a long-range 4:30-6:30 p.m. vision for the corridor that will be used to guide future improvements. Where: Hugo City Hall (Oneka Room) 14669 Fitzgerald Avenue N Study Goals: Hugo, MN • Define a corridor vision that supports economic growth,community investment,and Open House materials �■ �■ long-term transportation goals while increasing safety for all users. will be available online • Evaluate access and intersection locations onto Hwy 61 and recommend future following the meeting— improvements at key locations. visit the project webpage • Determine right-of-way needs for the corridor based on the needs of each travel for more information! �■ mode(e.g.,cars,trucks,transit,pedestrians,bicyclists). • Identify pedestrian and bicycle safety and connectivity improvements. www.co.washinston.mn.us/hiehway 61 MadelineDahlheimer, Senior • • 1 . • - • . • •