HomeMy WebLinkAboutPC PACKET 12.11.25If you need accommodations for the Planning Commission meeting please contact
Rachel Juba at (651) 762-6304 or rjuba@ci.hugo.mn.us, thank you.
Agenda
Hugo Planning Commission
Thursday, December 11, 2025
Hugo City Hall
7:00 PM
A. ROLL CALL: Andress, Derr, Fahey, Granger, Klein, Kleissler, Petty
B. PLEDGE OF ALLEGIANCE
C. APPROVAL OF MINUTES
1. October 23, 2025
D. PUBLIC HEARING
1. Kwik Trip, Inc. – Requesting approval of a Comprehensive Plan Amendment,
Zoning Amendment, Conditional Use Permit, Preliminary Plat, and Site Plan for a
gas station and convenience store with attached carwash on property located
north of 159th Street North and east of Forest Boulevard North.
E. NEW BUSINESS
1. KLG Holding, LLC. – Requesting site plan approval for a 9,088 square-foot
commercial building located at 13845 Forest Boulevard North to be known as
“The Dance Unit.”
F. OLD BUSINESS
G. ADJOURNMENT
Minutes for the Planning Commission Meeting of Thursday, October 23, 2025
Acting Chair Derr called the meeting to order at 7:00 pm.
PRESENT: Derr, Fahey, Granger, Klein, Kleissler, Petty
ABSENT: Andress
STAFF: Rachel Juba, Community Development Director
Max Gort, Associate Planner
Pledge of Allegiance.
Oath of Office
Jordan Fahey took the Oath of Office and was sworn in as a new Planning Commissioner.
Approval of Minutes for the Planning Commission Meeting of September 25, 2025
Commissioner Klein made a motion, seconded by Commissioner Petty, to approve the minutes for the
Planning Commission meeting of September 25, 2025.
AYE: Derr, Granger, Klein, Petty
NAY: None.
ABSTAIN: Fahey, Kleissler
Motion carried.
Public Hearing: Minor Subdivision – Jody Avenue North
Associate Planner Gort presented background on the proposed Minor Subdivision for property on Jody
Avenue North. The property owner, Heidi Harvieux, requested to split the 30.06-acre property into two
parcels at 20.06 and 10.00 acres in size. The property is zoned and guided in the Comprehensive Plan
as Agricultural (AG). Properties in the AG zoning district have a minimum lot size of 10 acres. Staff is of
the opinion that the proposal meets the necessary criteria of approval, and recommended approval of
the Minor Subdivision subject to the conditions listed in the resolution.
Chair Kleissler opened the Public Hearing at 7:04 PM
No one spoke.
Chair Kleissler closed the Public Hearing at 7:06 PM
September 25, 2025 PC Minutes
Page 2
Commissioner Klein reviewed some items from the packet and listed some items needed before a
home could be built on the newly created parcels. Klein said he’s in favor of approving the minor
subdivision.
Commissioner Klein made a motion, seconded by Commissioner Petty, to recommend approval of the
minor subdivision to the City Council.
All ayes.
Motion carried.
The request will be reviewed by the City Council at their November 3, 2025 meeting.
New Business
Juba remined the Planning Commission of the rescheduled Citywide Bus Tour on Saturday, October 25,
2025.
Old Business
None.
Adjournment
Commissioner Klein made a motion, seconded by Commissioner Petty, to adjourn at 7:10 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: Max Gort, Associate Planner
SUBJECT: Kwik Trip, Inc. – Comprehensive plan amendment, zoning amendment,
preliminary plat, conditional use permit, and site plan for a gas station and
convenience store with attached carwash on two parcels located north of 159th
Street North and east of Forest Boulevard North.
DATE: December 8, 2025, for the Planning Commission meeting of December 11, 2025.
ZONING: General Business (C-2) and Planned Unit Development (PUD)
COMPREHENSIVE PLAN: Commercial (COM) and Low Density Residential (LD)
120-DAY REVIEW DEADLINE: February 3, 2026
1. DESCRIPTION OF REQUEST:
The applicant is requesting site plan and associated approvals that would allow for the construction
of a gas station and convenience store with attached carwash. There are two parcels of interest, the
easterly of which (Parcel 1) is zoned and guided for single-family residential use, and the westerly
of which (Parcel 2) is zoned and guided for commercial use. The parcels are located northeast of
the roundabout intersection with 159th Street North and Forest Boulevard North (Highway 61).
The comprehensive plan amendment request is to change the land use designation for Parcel 1 in
the 2040 Land Use Plan from Low Density Residential (LD) to Commercial (COM). The zoning
amendment request is to change the zoning of Parcel 1 from Planned Unit Development (PUD) to
General Business (C-2). The preliminary plat request is to adjust the property line shared by the
two parcels. The conditional use permit request is to allow for the attached carwash, and to allow
the convenience store to operate 24 hours. The overall site plan includes a 9,126 square foot
convenience store, 1,931 square foot one-bay attached car was, and fuel canopy with ten fuel
dispensers. The entirety of the Kwik Trip development would be located on Parcel 2, with Parcel
1 reserved for future commercial development. The applicant is showing a “ghost” plan on Parcel
1, but no approvals for development on Parcel 1 are being requested at this time.
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2. CONTEXT:
A. Surrounding Land Use and Zoning
The properties to the east and southeast are zoned Planned Unit Development (PUD) and are parts
of the Shores of Oneka Lake development which includes single family homes and apartments.
The properties to the south along Forest Boulevard are zoned General Business (C-2) and are
occupied by industrial-type businesses. The properties to the west are zoned Single-Family
Detached Residential (R-3) and are occupied by single-family homes in the Creekview Preserve
development. The property to the north is also zoned R-3, is currently vacant, and is guided for
low density residential development..
B. Existing Site Characteristics
The properties are currently vacant, having been graded with the Shores of Oneka Lake
development. There is a berm along the north property line that was created with the grading of
the development, and there is some terrain sloping downwards toward the east. There are no trees
or wetlands on the site.
3. 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 zoning amendment 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 zoning
amendment 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.
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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 of Parcel 1
from Low Density Residential (LD) to Commercial (COM), matching the current land use
designation of Parcel 2.
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 Low Density Residential (LD) in the 2040 Land
Use Plan. The property is directly adjacent to Parcel 2 which is guided Commercial
(COM), and across 159th Street North from property that is guided Low Density
Residential (LD).
With the creation of the Shores of Oneka Lake development, 159th Street was brought
through this area and separated two sections of land that were guided LD. Amending
the designation of the separated parcel (Parcel 1) to match its adjoining parcel (Parcel
2) would allow for continuity throughout the site and create a better transition of land
uses by separating commercial uses to one side of the street and low density residential
uses on the other side of the street.
2. Is the requested amendment needed to allow reasonable use of the site?
The proposed amendment to Commercial (COM) is compatible with the existing
commercial land use designation on the adjoining parcel, and allows for a separation
between land guided COM and LD by having them on opposite sides of the street. The
proposed amendment would allow for a more reasonable use of the site by creating
more continuity of compatible land uses.
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.
The site is at the northeast corner of the intersection of Forest Boulevard (Highway
61) and 159th Street North. The 2040 Land Use plan outlines the development
characteristics of the COM land use designation, which includes being located at the
intersections of arterials and major collectors, and requires a location with effective
buffering and careful transition to uses of less intensity. The site exhibits
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characteristics that would create greater demand for land guided for commercial
development.
4. A demonstration by the applicant that the proposed amendment has merit beyond the
interests of the proponent.
Allowing Parcel 1 to be guided COM will create continuity with the adjoining Parcel
2 and allow for the road to create a quality buffer to the Low Density Residential uses
to the east.
5. 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 Low Density
Residential to Commercial. 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.
c. Parks and Open Space;
This development is in Neighborhood Park Service Area 10 which
includes Oneka Lake Park, Bernin Park, and the Oneka Lake Boat
Launch. The surrounding properties are a mix of commercial and low
density residential. The proposed amendment would change the
designation of the property from LD to COM, which does not increase the
need for a park in the area. The proposed amendment does not have an
impact on the Regional Parks System.
d. Capital Improvement Program (CIP).
There are no public streets in the proposed project. In addition, the
applicant 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 trunk fees will be paid with the project.
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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 MnDOT for review and comment. Staff received comments from
MnDOT and the project will be required to comply with the letter.
It is in staff’s opinion that the proposed land use change meets the criteria necessary to approve
the comprehensive plan amendment.
Zoning Amendment
The applicant is requesting to rezone the property from Planned Unit Development (PUD) to
General Business (C-2).
Staff has analyzed this rezoning based on the four criteria in the City ordinance under Section 90-
40, Zoning Amendments:
1. The requested amendment is in compliance with the city’s comprehensive plan
If the comprehensive plan amendment is approved, the zoning will be in compliance with
the comprehensive plan.
2. The proposed zoning classification is appropriate for the property given the topographic,
environmental and cultural limitations of the site.
The buildings and site area arranged to accommodate the proposed use in regards to
parking, access, and building placement. The proposed zoning classification is appropriate
for the property because there are no topographic, environmental, or cultural limitations 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 to and is accessible from 159th Street, which is designated as a
Minor 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.
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4. The proposed zoning classification will not have unreasonable negative impacts on
neighboring properties
The property is immediately adjacent to commercially-zoned property, and across 159th
Street from residentially-zoned property. The proposed zoning classification will buffer
noncompatible uses with the street between them, thus minimizing the impact on
neighboring properties. The access is proposed on 159th Street which is classified as a
Minor Collector road in the 2040 Comprehensive Plan. 159th Street is designed to
accommodate and has the capacity for additional traffic.
The proposed zoning will not have unreasonable negative impacts on the neighboring
properties.
5. The floodplain designation on the official zoning map shall not be removed from floodplain
areas unless it can be shown that the designation is in error or that the area has been filled
to or above the elevation of the regulatory flood protection elevation and is contiguous to
lands outside the floodplain.
No floodplain areas are proposed to be impacted with the project.
It is in staff’s opinion that all of the necessary requirements for approval of a zoning amendment
are met.
Conditional Use Permit
The developer is requesting a carwash use to be allowed on the property, and for the gas station
and convenience store to operate 24 hours per day, both of which uses are allowed in the C-2
zoning district with approval of a conditional use permit.
The Planning Commission must review the application for a conditional use permit with the
standards provided in Section 90-37 of the City Code. Staff used these standards to review the
application and found that the request meets all applicable standards as follows:
1. The proposed use is permissible by law.
The proposed uses are allowed by conditional use permit.
2. The proposed use is keeping with the spirit and intent of the ordinance.
The proposed uses are allowed in the C-2 zoning district with a CUP, and will keep with the
spirit and intent of the ordinance. The carwash and 24-hour operation are conditional uses since
they have the potential to generate a greater impact on any adjacent noncompatible uses. 159th
Street creates an adequate buffer between the proposed commercial site and the residential
properties to the east. Highway 61 will create an adequate buffer for properties to the west. The
site incorporates landscaping to create a visual buffer from neighboring properties on all sides.
The carwash is located on the west side of the property towards the highway of Forest
Boulevard, directing the noise it generates further away from adjacent residential properties.
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Additionally, there will be landscaping between the carwash and highway creating a visual
buffer from view of the highway. The CUP request for the carwash meets the spirit and intent of
the ordinance.
Section 90-219 of City Code outlines specific requirements and performance standards for
convenience stores and gas stations, including that the hours of operation shall be limited to 6:00
AM to 11:00 PM, unless amended as part of a conditional use permit. The applicant is requesting
for the hours of operation to be 24 hours. The convenience store and gas station will receive the
majority of their business traffic from the Highway 61, and the site is designed to keep traffic
contained to the gas station and convenience store parking lot and away from the nearby
neighborhood. The CUP request for 24-hour operation meets the spirit and intent of the
ordinance.
3. The proposed use is compatible with the City’s Comprehensive Plan and the character of the
surrounding area.
The proposed use requires a comprehensive plan amendment to have a land use of Commercial
(COM) on Parcel 1. The property is located within and area that is adjacent to a commercial
businesses, apartments, and single-family homes, all of which are appropriately separated from
each other by streets and transitional uses. The uses will be contained to the site with the buffer of
159th Street, and generally will not have an impact on the character of the surrounding area.
If the comprehensive plan amendment 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 159th Street.
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.
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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 not impact wetlands.
12. All state and local permits shall be acquired for the conditional use.
The developer would be responsible for obtaining all state and local permits.
13. Adequate screening and buffering from non-compatible uses and public rights-of-way.
The proposed use is compatible with the adjacent developments. Landscaping will be installed
with the development.
It’s in staff’s opinion that the developer has met the criteria to approve the CUP requests.
Performance Standards
Sec. 90-213 of City Code outlines performance standards for carwashes, which includes:
(a) It is unlawful for any person to construct or operate a commercial carwash in the city, except
in conformance with this chapter
Carwashes are allowed in the C-2 zoning district with approval of a conditional use permit. If the
CUP is approved, the carwash will be in compliance with this chapter of the zoning code.
(b) Carwashes must be served by a public sanitary sewer system.
The carwash will be served by City sewer and water.
(c) Parking, or stacking space, must be provided to accommodate the number of vehicles that may
be washed in a 15-minute period. A minimum of 180 feet of stacking lane shall be provided
separate from all parking areas.
The site plan provides approximately 200 feet of vehicle stacking space separate from parking and
loading areas, satisfying the requirement.
(d) Operation of the carwash shall not disrupt or degrade the quality of service provided by the
municipal water system to other users or for fire flow.
The carwash will not disrupt the municipal water system for other users or fire flow.
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Sec. 90-219 of City Code outlines performance standards for convenience stores and gas stations
with prepared food and/or motor fuel sales, grocery, food operations, and/or convenience motor
fuel with no vehicle service or repair. These performance standards include:
(1) Convenience/deli food is of the take-out type only and that no provision for seating or
consumption on the premises is provided. Furthermore, that the enclosed area devoted to such
activity, use and merchandise shall not exceed 15 percent of the gross floor area.
The site plan generally meets these requirements, except that the interior floor plan shows a small
countertop seating area with six seats. Staff is comfortable with this seating area, since its overall
footprint is minimal and the only food that can be consumed there is individually packaged and
take-out type, meaning that dine-in services resembling a restaurant will not be involved.
(2) The storage, preparation and service of food items are subject to specific written sanitary
requirements based upon the applicable state and county regulations.
The applicant is responsible for obtaining any necessary permits from the state and county health
departments.
(3) The proximate area and location of space devoted to nonautomotive merchandise sale shall be
specified in the application and in the conditional use permit.
The interior of the convenience store is primarily dedicated to the sale of nonautomotive
merchandise. Staff will work with the applicant to determine approximate areas and location of
automotive merchandise.
(4) The off-street loading space and building access for delivery of goods shall be separate from
customer parking and entrances shall not cause conflicts with customer vehicles and pedestrian
movements.
There is a separate loading zone on the north side of the building that will not cause conflicts with
customer vehicles and pedestrian movements.
(5) The hours of operation shall be limited to 6:00 a.m. to 11:00 p.m., unless amended by the
council as part of the conditional use permit.
The applicant is proposing hours of operation to be 24 hours, which is requested as part of the
conditional use permit. The application meets this standard with approval of the hours of operation
in the CUP.
(6) Motor fuel facilities shall be installed in accordance with state and city standards. Additionally,
adequate space shall be provided to access gas pumps and to allow maneuverability around the
pumps. Underground fuel storage tanks are to be positioned to allow adequate access by motor
fuel transports and unloading operations which do not conflict with circulation, access and other
activities on the site. Fuel pumps shall be installed on pump islands.
There are 20 parking spaces located within the fuel area, with adequate space between them to
allow for the movement of traffic. The underground storage tanks are located north of the fuel
Kwik Trip – 159th Street
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canopy in a location that will not interfere with general vehicle movements on the site. All fuel
pumps are proposed to be installed on pump islands.
(7) A protective canopy located over pump islands may be an accessory structure on the property
and may be located 20 feet or more from the front lot line, provided adequate visibility both on
and off site is maintained.
The site plan shows a canopy located over the pump islands. The architecture of this canopy was
revised based on staff comments to match the architecture of the building, utilizing brick on the
columns and a pitched roof with asphalt shingles. The placement of the canopy meets the setback
requirement.
(8) All canopy lighting for motor fuel station pump islands shall be recessed or shielded to provide
a 90-degree cutoff. Illumination levels for pump islands shall not exceed 30 footcandles.
The applicant will need to demonstrate that this condition is met with an updated photometric pl an
and cut sheets for lighting fixtures. In the previous photometric plan, pump island lighting did not
exceed 30 footcandles at any point.
(9) Litter control. The operation shall be responsible for litter control from the premises and litter
control is to occur on a daily basis. Trash receptacles must be provided at a convenient location
on site to facilitate litter control.
The applicant has not indicated the location of trash receptacles for litter control on the site plan.
Staff will work with the applicant to ensure that trash receptacles are provided at convenient
locations, and staff will ensure that litter control is occurring on site after the commencement of
operation.
It is in staff’s opinion that the application meets all performance standards for the carwash,
convenience store, and gas station.
Site Plan
The site plan is for the gas station and convenience store with an attached one-bay carwash.
The access to the site is proposed from 159th Street.
Building Setbacks
The C-2 zoning district requires a 30-foot front, side, and rear yard setbacks. The site plan
complies with the setback requirements.
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Building Height
The C-2 zoning district has a maximum building height of 35 feet. The applicant is proposing the
height of the convenience store to be 24 feet, the carwash to be 14 feet, and the fuel canopy to be
15.5 feet. These meet the building height requirements.
Building Coverage and Lot Coverage
The C-2 zoning district limits maximum lot area to be covered by a building to 35% and maximum
lot area to be covered by impervious surface to 85%. The applicant is proposing a building
coverage of 15% and a total impervious surface area coverage of 70%. The site plan complies with
the coverage requirements.
Streets and Access
There are two access points located on 159th Street. The easterly access point is a full access with
the driveway leading toward the fuel pumps and front entrance of the convenience store. The
westerly access point is a right-in, right-out only access located behind the median of 159th Street.
This second access location was recommended by staff to reduce the congestion of traffic
attempting to turn left into the site with two full accesses close to each other. These access points
are in sufficient locations.
The westerly access point is intended to only allow for vehicles exiting the property to turn right
onto 159th Street. The geometrics of the access point currently allow for a vehicle to turn into the
site at this access point. The applicant will be required to update the plans to only allow for right
turns out of this access point, and staff will continue to work with the applicant and review the
geometrics of the proposed access.
MnDOT has reviewed the access configuration and is comfortable with the additional traffic that
will be utilizing the roundabout at Highway 61.
A cross-access easement for future commercial development on Parcel 1 will need to be dedicated.
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 45. The applicant is proposing 58 parking
spaces on the east, south, and west side of the convenience store building, which satisfies the
parking requirement. Additionally, the applicant has indicated that 20 spaces will be available
within the fueling area.
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.
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In order to meet the landscape requirements, 15 overstory deciduous trees, 8 coniferous trees, 8
ornamental trees, and 50 shrubs are required to be installed. The applicant is proposing to meet the
tree planting requirements exactly, and would exceed the shrub planting requirement with 153
shrubs.
Staff will continue to work with the applicant on potential 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 ½ foot candle measured at the property line or 1-foot candle measured at the
street’s centerline. In an earlier plan set submission, the applicant included a photometric plan that
met these requirements. An updated photometric plan was not included in the most recent
submission. The applicant will need to update the photometric plan to be consistent with the final
site layout and ensure that the light cast requirement is met.
The applicant has not provided cut sheets for the light fixtures, which need to be shielded and
downcast. The applicant has previously provided a rendering of how the lighting may look across
the property, which demonstrates that it will generally be contained to the site.
Fencing and Screening
The applicant 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 applicant is proposing some exterior ground-mounted mechanical equipment and a trash
enclosure, both of which shall be screened by architectural materials compatible with the building
and by landscaping.
Building Architecture
In 2011, the City Council adopted the Commercial and Industrial Design Guidelines and the
developer has provided building elevations and a building rendering for review.
The majority of the building will be constructed with red brick, along with tan stucco used for
accents, particularly within gables of the roof line. These materials are all encouraged by the design
guidelines, and the architecture does not include any prohibited materials.
The original design included a pitched roof on the convenience store made of a green metal
material, and a flat roof above the fuel canopy, both of which are discouraged by the design
guidelines. Based on the recommendation of staff, the applicant revised the plans to show the
convenience store and fuel canopy to both have a pitched roof with asphalt shingles, and portions
of the columns in the fuel canopy to be lined with brick have more consistency with the building
architecture. These revisions were a good step to bring the architecture into compliance with the
design guidelines.
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It is in staff’s opinion that the applicant has made a good effort to create a plan that meets the spirit
and intent of the Commercial and Industrial Design Guidelines. The final design shall be reviewed
and approved by staff prior to the issuance of the building permit.
Signage
The applicant is proposing signage through a monument sign located near the highway of Forest
Boulevard, along with wall signage on three of the four sides of the building and on the fuel
canopy. The monument sign can have a maximum size of 40 square feet per face, and shall be a
maximum height of ten feet measured at the grade of the ground. Wall signs can occupy a
maximum of 10 percent of the wall area and one wall sign is allowed per side of the building. The
canopy signage shall be considered wall signs and regulated as such.
Prior to the installation of any sign, a sign permit shall be approved by the City.
Drainage/Grading
The entire site is proposed to be graded. The site is proposed to be raised to balance the existing
material, but it creates some driveways and sidewalks with a slope that may be steeper than
expected. Based on comments from the City Engineer, staff will continue to work with the
applicant on a grading plan that is more conducive for movement between the site and the road.
Stormwater management for the site is being met through the use of previously constructed
stormwater management facilities with the Shores of Oneka Lake development. The existing
facilities will be adequate for the site.
Stormwater reuse is not proposed to be utilized for this site as stormwater storage is handled
offsite.
Utilities
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 159th Street are
being utilized to serve the property.
Wetlands
The project does not include any wetland impacts.
Park Dedication
Park dedication is not required with commercial development.
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Preliminary Plat
The preliminary plat includes two lots, both of which are existing currently. The preliminary plat
would adjust the shared property line between the two parcels to accommodate the development
plans. The applicant will be dedicating easements on the plat for the required utilities and future
trail.
4. CONCLUSION:
The applicant has done a good job with the overall site plan and the general design of the building.
Staff will continue to work with the applicant on the required revisions to the plans.
Staff finds that the proposal meets all the requirements necessary for the City to approve the
applications as outlined in the City Code, if the conditions are met in the attached resolution.
5. 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 December 8, 2025
7. Applicant’s Narrative
8. Preliminary Plat
9. Site Plan Submittal Package
10. Building Elevations
Document Path: S:\Mapping\Site Maps\2025 Site Maps\8,5x11_portraitborder Date Saved: 11/7/20250 250125
Feet¯Kwik Trip Site
159th St N
Location Map
Hugo, Minnesota
Subject Parcels
Parcel Boundary
Roads
1 in = 200 feet
Site
Document Path: S:\Mapping\Site Maps\2025 Site Maps\8,5x11_portraitborder Date Saved: 11/6/20250 250125
Feet¯Kwik Trip Site
159th St N
Location Map
Hugo, Minnesota
Subject Parcels
Parcel Boundary
Roads
2040 Land Use
COM
LD
MD
1 in = 200 feet
Site
Document Path: S:\Mapping\Site Maps\2025 Site Maps\8,5x11_portraitborder Date Saved: 12/8/20250 250125
Feet¯Kwik Trip Site
159th St N
Location Map
Hugo, Minnesota
Subject Parcels
Parcel Boundary
Roads
ZONING
C-2
PUD
R-3
1 in = 200 feet
Site
RESOLUTION 2025-__
APPROVING A COMPRHENSIVE PLAN AMENDMENT CHANGING
MAP 3-1, 2040 LAND USE PLAN
WHEREAS, Kwik Trip, Inc. has proposed a comprehensive plan amendment to change
the land use from Low Density Residential (LD) to Commercial (COM) on property
legally described as;
OUTLOT B, The Shores of Oneka Lake, Washington County, Minnesota.
WHEREAS, the City of Hugo Planning Commission, at a public hearing on December
11, 2025, reviewed the proposed map amendment and recommended approval of the
application to the Metropolitan Council for the Comprehensive Plan Amendment.
WHEREAS, on December 15, 2025, 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 15th day of December, 2025.
_______________________________
Tom Weidt, Mayor
ATTEST:
__________________________________
Michele Lindau, City Clerk
RESOLUTION 2025-__
APPROVING FINDINGS OF FACT FOR REZONING KWIK TRIP, INC. FOR
PROPERTY LOCATED NORTH OF 159TH STREET NORTH AND EAST OF
FOREST BOULEVARD NORTH
WHEREAS, Kwik Trip, Inc. has requested reclassification of the zoning from Planned
Unit Development (PUD) to General Business (C-2). The property is legally described as
follows:
OUTLOT B, The Shores of Oneka Lake, Washington County, Minnesota.
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 parcel from
PUD to C-2;
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 Kwik Trip, Inc. have requested reclassification of the zoning from Planned Unit
Development (PUD) to General Business (C-2), based on the following findings:
1. If the comprehensive plan amendment is approved, the zoning will be in compliance
with the comprehensive plan.
2. The buildings and site are 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 limitations of the site.
3. The property is adjacent to and is accessible from 159th Street, which is designated as
a Minor 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 property is immediately adjacent to commercially-zoned property, and across
159th Street from residentially-zoned property. The proposed zoning classification
will buffer noncompatible uses with the street between them, thus minimizing the
impact on neighboring properties. The access is proposed on 159th Street which is
classified as a Minor Collector road in the 2040 Comprehensive Plan. 159th Street is
designed to accommodate and has the capacity for additional traffic. The proposed
zoning will not have unreasonable negative impacts on the neighboring properties.
5. No floodplain areas are proposed to be impacted with the project.
Resolution 2025-__
Page 2
ADOPTED by the City Council this 15th day of December, 2025.
______________________________
Tom Weidt, Mayor
ATTEST:
__________________________________
Michele Lindau, City Clerk
RESOLUTION 2025-__
APPROVING A PRELIMINARY AND FINAL PLAT, SITE PLAN AND
CONDITIONAL USE PERMIT FOR KWIK TRIP, INC. FOR A GAS STATION
AND CONVENINCE STORE WITH ATTACHED CAR WASH ON THE
PROPERTY LOCATED NORTH OF 159TH STREET NORTH AND EAST OF
FOREST BOULEVARD NORTH
WHEREAS, Kwik Trip, Inc. has requested approval of a site plan and conditional use
permit for a gas station and convenience store with attached car wash on the property
legally described as:
See Attached
WHEREAS, the Planning Commission has reviewed said preliminary plat, site plan, and
conditional use permits at a duly called a public hearing on December 11, 2025, 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 permit for Kwik Trip, Inc. with the
following findings and conditions:
1. Approval is contingent upon City Council approval of a comprehensive plan
amendment and rezoning.
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 December __, 2025 shall be
met.
3. The development shall be consistent with the plans submitted on December __, 2025
and as amended by this resolution.
4. Prior to the installation of any signs, the developer shall obtain a sign permit.
5. The developer is responsible for obtaining all local, State, and Federal permits.
Prior to subdivision and the issuance of a building permits:
6. All SAC and WAC (connection and trunk) fees per the fee schedule shall be paid.
7. Stormwater trunk fee per the fee schedule shall be paid.
8. The applicant shall provide an updated grading plan based on staff’s comments. Staff
will continue to work with the applicant on a grading plan that generally lowers the
site and makes it more consistent with the elevation of neighboring properties.
Resolution 2025-__
Page 2
9. The applicant 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.
10.
11. Cross access agreements shall be reviewed and approved by staff for all common
elements.
Prior to issuance of a Final Certificate of Occupancy:
12. All improvements for the plan shall be installed and constructed.
13. All required landscaping shall be fully installed.
14. Drainage and utility easements shall be dedicated to the City over the stormwater
management facilities and wetlands
15. 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 15th day of December, 2025.
_______________________________
Tom Weidt, Mayor
ATTEST:
__________________________________
Michele Lindau, City Clerk
ORDINANCE 2025-__
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 NORTH OF 159TH STREET NORTH
AND EAST OF FOREST BOULEVARD NORTH
THE CITY OF HUGO ORDAINS:
Section 1. Amendment of the City Code. 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 General Business (C-2) with respect to the property legally described as
follows:
OUTLOT B, The Shores of Oneka Lake, Washington County, Minnesota.
Section 2. Effective Date. This amendment shall take effect upon its passage.
ADOPTED BY THE HUGO CITY COUNCIL ON DECEMBER 15, 2025
______________________________
Tom Weidt, Mayor
ATTEST:
_____________________________
Michele Lindau, City Clerk
178 E 9TH STREET | SUITE 200 | SAINT PAUL, MN | 55101 | 651.286.8450 | WSBENG.COM
December 8, 2025
Ms. Rachel Juba
Community Development Director
City of Hugo
14669 Fitzgerald Avenue North
Hugo, MN 55038
Re: Final Site Plan Review, Preliminary and Final Plat Review
Kwik Trip
WSB Project No. 13857-000
Dear Ms. Juba:
We have reviewed the final site plan submittal for the above-referenced project and in particular,
the following plans related to this request:
• Revised Preliminary Plans and Plat dated 12/04/2025, by Carlson Engineering
• Stormwater Management Memo dated August 8, 2025, by Carlson Engineering
• Traffic Impact Analysis dated August 2025, by Kimley Horn
Based on the review of the revised plan documents, we offer the following comments related to
this application:
Site Grading
1. The applicant will need to apply for an MPCA NPDES permit due to the size of area
disturbed. The City will need to receive a copy of this permit in advance of any work
taking place.
2. Staff has provided comments related to the grading plan and modifications will be
required prior to plans being approved for construction.
Stormwater Management
3. As part of the Shores of Oneka Lake development, the planned stormwater management
for this site was accommodated in the original design. We have confirmed the
assumptions for the site at the time of initial design are in accordance with current plans.
Water quality and rate control requirements are met through the existing stormwater
ponds within the Shores of Oneka Lake development which are used for water reuse.
4. Drainage from the site will tie into the storm sewer stub within 159th Street that
discharges to the Shores of Oneka stormwater pond.
5. Detailed redline comments have been provided to the applicants engineer related to
storm sewer design and emergency overflow elevations.
6. No wetlands are present on the site.
7. Andy projects adjacent to MNDOT ROW will require a MNDOT drainage permit.
Ms. Rachel Juba
December 5, 2025
Page 2
Transportation/ROW
8. The plan proposal is for two access points along 159th Street. Staff have worked with the
applicant on access location. Revisions have been made that have resulted in the
current plan. The main full access point is located as far east of the roundabout at TH 61
and 159th Street. The other drive is shown as a right in/right right/out. This will require a
minor extension of the 159th Street center median to prevent left-turning movement
attempts. The applicant could also make this drive a right out only and modify the plan
slightly. Both options are acceptable to staff.
9. The traffic impact analysis has been reviewed by WSB and MNDOT and the applicant
has incorporated comments into the plan. It should be noted that the roundabout is
expected to continue to operate at an acceptable level of service. As area traffic
continues to grow over the next twenty years, the operational level of service for the
northbound leg will decrease as expected.
10. A cross-access agreement for the easterly entrance will need to be prepared, reviewed,
and approved by the City to accommodate future access for the parcel directly to the east
of the proposed Kwik Trip.
Sanitary Sewer Service
11. An existing 8” PVC sanitary sewer service to the property was installed as part of the
Shores of Oneka Lake development and will be extended to provide service to the
proposed building.
Water Service
12. An existing 8” DIP watermain service to the property was installed as part of the Shores
of Oneka Lake development and will be extended to provide service to the proposed
building.
13. A fire hydrant is required to be added to provide adequate fire protection as requested by
the fire chief.
Thank you for the opportunity to provide comments on this project. Detailed, red-lined plan
comments have been provided to the applicant ’s engineer. These comments will need to be
addressed prior to approval of the construction plans. If you have any questions, please do not
hesitate to contact me at 612-360-1278.
Sincerely,
WSB & Associates, Inc.
Mark Erichson, PE
City Engineer
cc: Scott Anderson, Public Works Director (email only)
Liz Finnegan, Senior Engineering Technician (email only)
Max Gort, Associate Planner (email only)
Ms. Rachel Juba
December 5, 2025
Page 3
KWIK TRIP 1922
159TH STREET NORTHKWIK TRIP 1922VICINITY MAPSITE
SITESITEC001COVER SHEET KWIK TRIP STORE #1922BID SET - Submittal Rev1DRAWING INDEXC001TITLE SHEETC010EXISTING CONDITIONS SURVEYC011PRELIMINARY PLATC020DEMO PLANC100SITE KEYNOTE PLANC180SITE CIRCULATION PLANC181SITE DIMENSION PLANC200GRADE PLANC300STORM SEWER PLANC301STORM SEWER NOTES & DETAILSC400UTILITY PLANC401UTILITY NOTESC500SITE PLAN DETAILSC501SITE PLAN DETAILSC502SITE PLAN DETAILSC600EROSION CONTROL PLANC601EROSION CONTROL NOTESC602EROSION CONTROL DETAILSC603EROSION CONTROL DETAILSC700LANDSCAPE PLANC701LANDSCAPE PLANC702LANDSCAPE PLANC800PHOTOMETRIC LIGHTING PLANC801PHOTOMETRIC RENDERING PLANSSITE LOCATION MAPAERIAL LOCATION MAPCITY OF HUGOWASHINGTON COUNTY, MINNESOTAHUGO, MINNESOTA
WITH 1-BAY CARWASH
CONVENIENCE STORE #1922 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.ADB11312-002025-08-08GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:08/08/25License #:Aaron D. Briski, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.578113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489.7900 \ FAX 763.489.7959CARLSON-ENGINEERING.COMU.S. HIGHWAY 61 & 159TH STREET NAdd Trail Per City Comment10/07/251Bid Set10/13/252Revise Entrance Per City 12/04/253OWNERKWIK TRIP, INCNATE BYOM1626 OAK STREETLA CROSSE, WI 54602PHONE: 608-791-7448EMAIL: nbyom@kwiktrip.comCIVIL ENGINEERCARLSON ENGINEERING, LLC.AARON BRISKI3890 PHEASANT RIDGE DR NE, #100BLAINE, MN 55449PHONE: 763-489-7940EMAIL: abriski@carlson-engineering.comSITE DESIGNERCARLSON ENGINEERING, LLC.AARON BRISKI3890 PHEASANT RIDGE DR NE, #100BLAINE, MN 55449PHONE: 763-489-7940EMAIL: abriski@carlson-engineering.comSURVEYORCARLSON ENGINEERING, LLC.THOMAS BALLUFF3890 PHEASANT RIDGE DR NE, #100BLAINE, MN 55449PHONE: 763-489-7916EMAIL: tballuff@carlsonmccain.com159TH ST NGOODVIEWFOREST
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NOTES & DETAILS 6.50"25.00"20.00"24.00"9.00"Ø22.00"27"14.18"R9.00"14.18"R12.00"R10.00"Ø18.00"1" PVC ANTI-SIPHONPIPE ADAPTERREMOVABLE WATERTIGHTACCESS PORT, 6" OPENINGBMP, INC.53 MT. ARCHER ROAD, LYME, CT. 06371(800) 504-8008 FAX: (860)434-3195DESCRIPTIONSCALEDRAWING NUMBERDATE18R SNOUTOIL & DEBRIS STOP09/06/99NONE18RFRONTSIDEPLANU.S. PATENT #6126817ADDITONAL PATENTS PENDINGDESIGNED TO FIT48"-60" DIAM.STRUCTURESRECOMMENDED SUMP DEPTH 2.5 TO3X OUTLET PIPE I.D.HUGO, MINNESOTA
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HUGO, MINNESOTA
WITH 1-BAY CARWASH
CONVENIENCE STORE #1922 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.ADB11312-002025-08-08GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:08/08/25License #:Aaron D. Briski, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.578113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489.7900 \ FAX 763.489.7959CARLSON-ENGINEERING.COMU.S. HIGHWAY 61 & 159TH STREET NAdd Trail Per City Comment10/07/251Bid Set10/13/252Revise Entrance Per City 12/04/253
C401UTILITY NOTES “”HUGO, MINNESOTA
WITH 1-BAY CARWASH
CONVENIENCE STORE #1922 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.ADB11312-002025-08-08GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:08/08/25License #:Aaron D. Briski, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.578113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489.7900 \ FAX 763.489.7959CARLSON-ENGINEERING.COMU.S. HIGHWAY 61 & 159TH STREET NAdd Trail Per City Comment10/07/251Bid Set10/13/252Revise Entrance Per City 12/04/253
C500DETAILS 6"6" MIN.CONCRETESLAB-ON-GRADEWITH #3 REBARCOMPACTEDAGGREGATE BASECOMPACTEDSUB-GRADEGEOTEXTILE FABRIC (TYPE V)AS DETERMINED BY GEOTECHNICAL ENGINEER(I.E. OVER TANKS & AT ENTRANCES) HEAVY DUTY INCREASE TO 8" THICK (AND MIN. 8" THICK AGG. BASE)W/ #4 REBAR SPACED 36" O.C. AS NOTED ON PLANSNOTE:PAVEMENT SECTION TO BE VERIFIED W/GEOTECHNICAL REPORT.SPACED 36" O.C.SAND SUBBASE & DRAINTILE ASDETERMINED BY GEOTECHNICAL ENGINEER1'-0"DIA5'-0"8"1'-6"OR PAVEMENTCONCRETE FOOTINGBLUE HDPE BOLLARD COVERFINISH GRADEVANACCESSIBLESTEEL BOLLARDADA ACCESSIBLE SIGNAGE-ADHESIVE STICKER, WHITELETTERS WITH BLUEBACKGROUND, ADHERE TOHDPE BOLLARD COVERDIA.VANACCESSIBLEBOTTOM OF SIGN DELIVERYVEHICLESUNLOADINGIN FRONTOFACCESSIBLESPACESARE INVIOLATIONDELIVERYVEHICLESUNLOADINGIN FRONTOFACCESSIBLESPACESARE INVIOLATIONADD STORE PHONE # TO BOLLARD(MUST BE VISABLE)STORE # XXX-XXXXVEHICLE IDREQUIREDUP TO $200 FINEFOR VIOLATIONVEHICLE IDREQUIREDUP TO $200 FINEFOR VIOLATIONNO PARKINGHUGO, MINNESOTA
WITH 1-BAY CARWASH
CONVENIENCE STORE #1922 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.ADB11312-002025-08-08GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:08/08/25License #:Aaron D. Briski, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.578113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489.7900 \ FAX 763.489.7959CARLSON-ENGINEERING.COMU.S. HIGHWAY 61 & 159TH STREET NAdd Trail Per City Comment10/07/251Bid Set10/13/252Revise Entrance Per City 12/04/253
C501DETAILS
HUGO, MINNESOTA
WITH 1-BAY CARWASH
CONVENIENCE STORE #1922 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.ADB11312-002025-08-08GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:08/08/25License #:Aaron D. Briski, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.578113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489.7900 \ FAX 763.489.7959CARLSON-ENGINEERING.COMU.S. HIGHWAY 61 & 159TH STREET NAdd Trail Per City Comment10/07/251Bid Set10/13/252Revise Entrance Per City 12/04/2531'-6 716"4516"1'-6716"3'-01516"1'-6716"3116"11316"112"
C502DETAILS
HUGO, MINNESOTA
WITH 1-BAY CARWASH
CONVENIENCE STORE #1922 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.ADB11312-002025-08-08GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:08/08/25License #:Aaron D. Briski, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.578113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489.7900 \ FAX 763.489.7959CARLSON-ENGINEERING.COMU.S. HIGHWAY 61 & 159TH STREET NAdd Trail Per City Comment10/07/251Bid Set10/13/252Revise Entrance Per City 12/04/253
159TH STREET NFOREST BOULEVARD N(U.S. HIGHWAY NO. 61)AVENUE NGOODVIEWNO
PARKING
LOADING
ZONE
15' PERIMETER POTENTIAL OVER DIGCAR
WASH
CARWASH
Know what'sbelow.before you dig.CallRC600EROSION CONTROL PLAN
HUGO, MINNESOTA
WITH 1-BAY CARWASH
CONVENIENCE STORE #1922 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.ADB11312-002025-08-08GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:08/08/25License #:Aaron D. Briski, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.578113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489.7900 \ FAX 763.489.7959CARLSON-ENGINEERING.COMU.S. HIGHWAY 61 & 159TH STREET NAdd Trail Per City Comment10/07/251Bid Set10/13/252Revise Entrance Per City 12/04/253
C601EROSION CONTROL NOTESI, Aaron Briski, hereby certify thatI have completed designer SWPP-Erosion and Stormwater ManagementCertification ProgramMy certification expires May 2027SWPPP DESIGN CERTIFICATIONI hereby certify that I have completed Installer SWPP- Erosion andStormwater ManagementCertification ProgramsignedexpirationSWPPP INSTALLER CERTIFICATIONI hereby certify that I have completed Inspector SWPP- Erosion andStormwater ManagementCertification ProgramsignedexpirationSWPPP INSPECTOR CERTIFICATIONHUGO, MINNESOTA
WITH 1-BAY CARWASH
CONVENIENCE STORE #1922 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.ADB11312-002025-08-08GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:08/08/25License #:Aaron D. Briski, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.578113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489.7900 \ FAX 763.489.7959CARLSON-ENGINEERING.COMU.S. HIGHWAY 61 & 159TH STREET NAdd Trail Per City Comment10/07/251Bid Set10/13/252Revise Entrance Per City 12/04/253
C602EROSION CONTROL DETAILS
HUGO, MINNESOTA
WITH 1-BAY CARWASH
CONVENIENCE STORE #1922 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.ADB11312-002025-08-08GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:08/08/25License #:Aaron D. Briski, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.578113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489.7900 \ FAX 763.489.7959CARLSON-ENGINEERING.COMU.S. HIGHWAY 61 & 159TH STREET NAdd Trail Per City Comment10/07/251Bid Set10/13/252Revise Entrance Per City 12/04/253
C603EROSION CONTROL DETAILS
HUGO, MINNESOTA
WITH 1-BAY CARWASH
CONVENIENCE STORE #1922 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.ADB11312-002025-08-08GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:08/08/25License #:Aaron D. Briski, P.E.I hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Professional Engineerunder the laws of the State of Minnesota.578113890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489.7900 \ FAX 763.489.7959CARLSON-ENGINEERING.COMU.S. HIGHWAY 61 & 159TH STREET NAdd Trail Per City Comment10/07/251Bid Set10/13/252Revise Entrance Per City 12/04/253
159TH STREET NFOREST BOULEVARD N(U.S. HIGHWAY NO. 61)AVENUE NGOODVIEWNO
PARKING
LOADING
ZONE
15' PERIMETER POTENTIAL OVER DIGCAR
WASH
CARWASH3SB3BL 3BF5WP1JL2WO1WO1WO3RM3CA3FM1JL5WOKnow what'sbelow.before you dig.CallRC700LANDSCAPE PLAN
HUGO, MINNESOTA
WITH 1-BAY CARWASH
CONVENIENCE STORE #1922 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.11312-002025-08-08GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:License #:Ryan J. Ruttger, RLAI hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Landscape Architectunder the laws of the State of Minnesota.56346RJR08/08/253890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489.7900 \ FAX 763.489.7959CARLSON-ENGINEERING.COMU.S. HIGHWAY 61 & 159TH STREET NAdd Trail Per City Comment10/07/251Bid Set10/13/252Revise Entrance Per City 12/04/253
6ARB3KFG4DBH4JSG4MKL5NBS4MKL3KFG4DBH4JSG1CWH3VBC3ARB3VBC1CWH3DBH6JSG7JSG6DBH4DBH3KFG4JSG4DBH3KFG2JSG5SPG7RTD7BCB7RTD10RTD20KFG8DBH16SPGHUGO, MINNESOTA
WITH 1-BAY CARWASH
CONVENIENCE STORE #1922 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.11312-002025-08-08GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:License #:Ryan J. Ruttger, RLAI hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Landscape Architectunder the laws of the State of Minnesota.56346RJR08/08/253890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489.7900 \ FAX 763.489.7959CARLSON-ENGINEERING.COMU.S. HIGHWAY 61 & 159TH STREET NAdd Trail Per City Comment10/07/251Bid Set10/13/252Revise Entrance Per City 12/04/253C701LANDSCAPE PLAN PLANTREE WRAPBACKFILL MIXPAINTED FLUORESCENT ORANGEWHITE FLAGGING (TYP.)DOUBLE STRAND 12 GAUGE WIRE8" 2-PLY NYLON STRAPS8' STEEL TEE POST-4 INCHES HARDWOOD MULCHFROM TOP 1/3 OF THE BALLREMOVE BURLAP & ROPEUNDISTURBED SUBSOIL4 INCH DEEP SAUCERNOTE: SEE PLANTING NOTES FOR THE TYPE OF MULCH MATERIAL TO USE.12"6"
2'(MIN.)
6"
6"3 REQUIRED AT 120EXISTING GRADEGUY WIRE WITH WEBBINGFLAGGING- ONE PER WIREPLANTING SOIL MIXTURE (SEE SPEC.)MINIMUM 1/2 WIDTH OF ROOT BALL4"-6" SHREDDED BARKMULCHUNDISTURBED OR STABILIZEDSUBSOILNOTE: GUY ASSEMBLY OPTIONAL BUTCONTRACTOR ASSUMES FULLRESPONSIBILITY FOR MAINTAINING TREEIN A PLUMB POSITION FOR THEDURATION OF THE GUARANTEE PERIODGUY ASSEMBLY- 16"POLYPROPYLENE OR POLYETHYLENE(40 MIL) 1-1/2" WIDE STRAP (TYP)DOUBLE STRAND 10 GA. WIRE, 2-7"ROLLED STEEL POSTS (MnDOT 3401)@ 180° O.C. (SEE STAKING DIAGRAM)COORDINATESTAKING TO INSUREUNIFORMORIENTATION OF GUYLINES AND STAKES2. TRIM OUT DEAD WOOD AND WEAK AND/ORDEFORMED TWIGS. DO NOT CUT A LEADER. DONOT PAINT CUTS.4. PLACE PLANT IN PLANTING HOLE WITHBURLAP AND WIRE BASKET, (IF USED), INTACT.BACKFILL WITHIN APPROXIMATELY 12" OF THETOP OF ROOTBALL, WATER PLANT. REMOVETOP 1/3OF THE BASKET OR THE TOP TWOHORIZONTAL RINGS, WHICHEVER IS GREATER.REMOVE ALL BURLAP AND NAILS FROM TOP1/3 OF THE BALL. REMOVE ALL TWINE.3. SET PLANT ON UNDISTURBED NATIVE SOILOR THOROUGHLY COMPACTED BACKFILL SOIL.INSTALL PLANT SO THE ROOT FLARE IS AT ORUP TO 2" ABOVE THE FINISHED GRADE.6. WATER TO SETTLE PLANTS AND FILLVOIDS.5. PLUMB AND BACKFILL WITHBACKFILL SOIL.7. WATER WITHIN TWO HOURS OFINSTALLATION. WATERING MUST BESUFFICIENT TO THOROUGHLY SATURATEROOT BALL AND PLANTING HOLE.8. PLACE MULCH WITHIN 48 HOURS OFTHE SECOND WATERING UNLESS SOILMOISTURE IS EXCESSIVE.1. SCARIFY BOTTOM AND SIDES OF HOLEPRIOR TO PLANTING2'(MIN.)
6"12"UNDISTURBED SUBSOIL( SEE LANDSCAPE NOTES FOR TYPE OF MULCH )REMOVE BURLAP & ROPEFROM TOP 1/3 OF BALLIF SHRUB IS B & B, THENBACKFILL MIX4 INCHES MULCH
SYMBOLCODEQTYBOTANICAL NAMECOMMON NAMESIZE CONTAINERTREESRM3Acer rubrum `Northwood`Northwood Red Maple2.5" Cal. B&BFM3Acer x freemanii `Sienna`Sienna Glen Maple2.5" Cal. B&BWO9Quercus bicolorTransplant Existing Boulevard TreeSwamp White Oak2.5" Cal. B&BBL3Tilia americana `Boulevard`Boulevard Linden2.5" Cal. B&BCONIFEROUS TREESBF3Abies balsameaBalsam Fir6` Ht.B&BWP5Pinus strobusWhite Pine6` Ht.B&BORNAMENTAL TREESSB3Amelanchier x grandiflora `Autumn Brilliance`Clump Form, 1.5" Cal EquivalentAutumn Brilliance Serviceberry7` Ht. B&BCA3Malus x `Prairifire`Prairifire Crabapple1.5" Cal. B&BJL2Syringa reticulata `Ivory Silk`White FlowersIvory Silk Japanese Tree Lilac1.5" Cal. B&BSHRUBSBCB 7Aronia melanocarpa `Autumn Magic` Autumn Magic Black Chokeberry#5 Cont.RTD 24Cornus sericea `Alleman`s Compact`Dwarf Red Twig Dogwood#5 Cont.DBH33 Diervilla loniceraDwarf Bush Honeysuckle#5 Cont.CWH 2Hamamelis virginianaCommon Witch Hazel#5 Cont.NBS5Physocarpus opulifolius `Seward` TMSummer Wine Seward Ninebark#5 Cont.SPG 21Spiraea x bumalda `Goldflame`Goldflame Spirea#5 Cont.MKL8Syringa patula `Miss Kim`Miss Kim Lilac#5 Cont.VBC6Viburnum trilobum `Bailey Compact`Bailey`s Compact American Cranberry Bush#5 Cont.EVERGREEN SHRUBSJSG 27Juniperus chinensis `Sea Green`Sea Green Juniper#5 Cont.ARB9Thuja occidentalis `BailJohn`Technito Arborvitae6` Ht.B&BGRASSESKFG32Calamagrostis x acutiflora `Karl Foerster`Feather Reed Grass#3 Cont.GROUND COVERSROCK4,509 sfRock MulchNon-Woven Geotextile Incidental1.5" Trap Rock Mulch4" DepthSOD50,345 sfTurf Sod BluegrassKentucky BluegrasssodTI61,144 sfType I - Turf Seed MixRefer to notes for acceptable seeding methodsSeeding Rate 180 lb/acMnDOT Seed Mix 25-151seedPLANT SCHEDULEHUGO, MINNESOTA
WITH 1-BAY CARWASH
CONVENIENCE STORE #1922 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.11312-002025-08-08GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEETDESCRIPTIONDATE#Name:Signature:Date:License #:Ryan J. Ruttger, RLAI hereby certify that this plan, specification or reportwas prepared by me or under my direct supervisionand that I am a duly Licensed Landscape Architectunder the laws of the State of Minnesota.56346RJR08/08/253890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449TEL 763.489.7900 \ FAX 763.489.7959CARLSON-ENGINEERING.COMU.S. HIGHWAY 61 & 159TH STREET NAdd Trail Per City Comment10/07/251Bid Set10/13/252Revise Entrance Per City 12/04/253C702LANDSCAPE PLAN
Agenda Number E.1
CITY OF HUGO COMMUNITY
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING
APPLICATION STAFF REPORT
TO: Hugo Planning Commission
FROM: Max Gort, Associate Planner
SUBJECT: KLG Holding, LLC. Site Plan for a dance studio located at 13845 Forest
Boulevard North
DATE: December 8, 2025 for the Planning Commission Meeting of December 11,
2025
ZONING: General Business (C-2)
LAND USE: Commercial (COM)
REVIEW DEADLINE: January 23, 2026
1. DESCRIPTION OF REQUEST:
The applicant is requesting approval of a site plan for a 9,088 square foot commercial building on
the property located at 13845 Forest Boulevard North.
2. BACKGROUND:
In October, 2020, the applicant first opened a dance studio in the Victor Gardens South Village
building at 14643 Mercantile Drive, known as The Dance Unit. Since then, the businesses has
grown larger than the space allowed and has proposed to develop a commercial building for use
as a larger dance studio. The studio currently holds dance classes for kids and adults.
In 2019 the Planning Commission previously reviewed and approved a site plan and CUP for a
daycare on the property. The applicant withdrew the request and the project has not been
constructed.
There are two parcels of interest on at this site. The applicant will need to combine the two parcels
into one parcel prior to construction.
The Dance Unit Site Plan
Page 2
2
3. LEVEL OF CITY DISCRETION IN DECISION-MAKING:
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.
4. CONTEXT:
A. Surrounding Land Use and Zoning
The property is currently zoned General Business (C-2) and guided for Commercial (COM) in the
2040 Land Use Plan. The surrounding properties the north and south are also zoned and guided
for commercial use, with the property to the north being occupied by an automotive repair shop.
The property to the west, across the highway of Forest Boulevard, is zoned and guided for
industrial use, and is currently an outlot in the Bald Eagle Industrial Park. The property to the east
is zoned and guided for medium density residential development, and is occupied by a single
family home.
B. Natural Characteristics of Site
There are two parcels, totaling 2.12 acres. The property has some gently rolling terrain but is
overall flat, and there are existing woods throughout much of the site. There are no known wetlands
on site.
5. SITE PLAN APPROVAL REQUIREMENTS
Building Setbacks
Sec. 90-104(e) outlines minimum requirements for the C-2 zoning district, and requires that
buildings have a minimum setback of 30 feet from the front, side, and rear yard property lines.
The proposed building meets these setback requirements.
Building Height
Sec. 90-104(e) requires a maximum building height of 35 feet int eh C-2 zoning district. The
proposed building has a height of approximately 19 feet, satisfying this requirement.
Building and Impervious Surface Coverage
The C-2 zoning district allows for up to 35% of the lot area to be covered by buildings and 80 %
of the lot area to be covered by impervious surface. The site plan proposes approximately 10%
building coverage and 43% impervious surface coverage, satisfying these requirements.
The Dance Unit Site Plan
Page 3
3
Parking
Sec. 90-235 outlines minimum required parking for specific uses. Based on the requirement for
retail sales and service business to provide one parking space per 250 square feet of gross floor
area, the 9,088 square foot building requires 37 parking spaces. The applicant is proposing to
construct 59 parking spaces, satisfying this requirement. The applicant provided an estimate on
the amount of vehicles parking on site at particular times of the day, and staff is comfortable with
the provided parking accommodating the estimated parking demand.
Landscaping
Section 90-181 of the Zoning Ordinance provides landscaping requirements for developments.
The site plan includes tree and shrub locations and species.
Based on the perimeter of the site, the landscape ordinance requires 13 overstory deciduous
shade trees, 7 coniferous trees, 7 ornamental trees, and 43 shrubs. The applicant is proposing 13
deciduous trees, 6 coniferous trees, 6 ornamental trees, and 87 shrubs including perennials and
topiary. While this does not meet the planting requirements for coniferous and ornamental trees,
the number of shrubs greatly exceeds the ordinance requirement. The ordinance allows for
substitutions to be made for minimum landscape requirements, including an equivalent of up to
50% of required ornamental trees may be substituted with at least 20 shrubs per tree. The
landscape plan has enough shrubs to substitute two ornamental trees. Staff will continue to work
with the applicant on a landscape plan that meets all ordinance requirements.
The site is planned to be seeded with a combination of turf grasses and native prairie grasses.
The areas planted with prairie grasses are required to be managed and maintained. The applicant
has not provided a vegetation management plan at this time. Staff will continue to work with the
applicant on a plan that will establish how these planting will be maintained.
Lighting
The ordinance requires lighting to consist of cut-off fixtures. Light cast on adjacent property and
roads is not to exceed ½ foot candle measured at the property line or 1 foot candle measured at the
street’s centerline. The applicant’s photometric plan meets these requirements. The applicant has
also provided cut sheets of proposed lighting fixtures, demonstrating that they will be shielded and
downcast to contain exterior lighting to the property.
Fencing/Screening
The applicant 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 applicant is proposing roof-mounted mechanical equipment, and shall demonstrate that the
parapet height is sufficient to adequately screen the equipment from view. There is also a trash
enclosure proposed at the rear of the building. The applicant shall provide an elevation of the
The Dance Unit Site Plan
Page 4
4
trash enclosure and demonstrate that waste containers are adequately screened from view with
materials compatible with the architecture of the building.
Building Architecture
In 2011, the City Council adopted the Commercial and Industrial Design Guidelines, and the
applicant has provided building elevations, building renderings, and a material sample board for
review.
The intent of the Commercial and Industrial Design Guidelines is to improve the overall quality
of development, encourage unified development, and ensure compatibility of development with
surrounding land uses. The guidelines require four-sided design, building materials that are
attractive, durable, and high-quality, and compatible colors that tie building elements together.
The layout of the building is a four sided rectangle with a bump-out in the front of the building
making up the entryway. The majority of the building is proposed to be constructed with painted
stucco, with block and metal panels providing accents. The stucco will mostly be tan with a
darker shade making up vertical column elements to break up the façade. The block is dark gray
in color and comprises the bottom areas of the front façade of the building, and wraps around the
front corners of the building.
The metal panels come in a few different colors and provide accents in several areas of the
building. A silver metal panel will be placed on vertical elements of the entryway and a
horizontal element along the walls near the top. A dark metal band forms horizontal elements
across the top of the windows and across the perimeter of the parapet, creating a defined building
cap. An iridescent metal panel that changes color at different angles is proposed above the
entryway and above the front windows.
The applicant has not provided an elevation of the trash enclosure that is proposed at the rear of
the building. The applicant shall demonstrate that the trash enclosure will effectively screen
waste containers from the view of adjacent properties with building materials that are
architecturally compatible with the building. This is a condition of approval in the resolution.
It is in staff’s opinion that the applicant has made an effort towards meeting the intent of the
Commercial and Industrial Design Guidelines, but some revisions should still be made to bring
the plan into compliance. The elevations, renderings, and material sample board the applicant has
provided are not consistent with each other, making it more difficult to have a clear
understanding of how the building will actually look. Staff has requested that the applicant
provide an updated colored elevation that reflects the colors shown on the material sample board,
and has labels that are consistent with the intended design. Staff will continue to work with the
applicant on revisions to the architectural plan, which is a condition of approval in the resolution.
The Dance Unit Site Plan
Page 5
5
Signage
The applicant is proposing signage through a monument sign located near the highway of Forest
Boulevard, and a wall sign above the building entrance. The monument sign can have a
maximum size of 40 square feet per face, and shall be a maximum height of ten feet measured at
the grade of the ground. Wall signs can occupy a maximum of 10 percent of the wall area and
one wall sign is allowed per side of the building.
Prior to the installation of any sign, a sign permit shall be approved by the City.
Drainage/Grading
The applicant is proposing to grade the entire site. The applicant will need to apply for a grading
permit prior to the commencement of work.
Stormwater management for the site is proposed with the construction of an onsite pond. The
applicant’s stormwater management plan meets the City’s rate control and volume control
standards. The applicant will need to receive approval of a stormwater permit from the City.
Utilities
The site is able to be served by an existing 10-inch sanitary sewer that extends through the
property. The site plan is oriented in a way that avoids needing to relocate this sewer. Water is
accessible via an existing stub from the 6-inch watermain in the right-of-way in Forest
Boulevard.
Streets and Access
The site currently receives access from a gravel access point onto Forest Boulevard, which will
need to be removed. The site will instead receive access from the existing access point at the
neighboring property to the north, which is currently occupied by TGK Automotive. There is a
cross-access easement on the TGK property for the access to this property. The applicant will need
to coordinate with TGK throughout the construction process, and provide evidence to the City that
this communication is occurring. MnDOT reviewed the proposed site plan considering additional
traffic that would be utilizing the access point, and is not requiring any additional improvements
to Forest Boulevard.
The property will also need to provide access to the property to the south. The site plan shows a
future private drive to be constructed for that future access. A cross-access easement will need be
dedicated for the future access to the property to the south.
Wetlands
The project does not include any wetland impacts.
The Dance Unit Site Plan
Page 6
6
Park Dedication
The proposed use does not require park dedication.
8. CONCLUSION/RECOMMENDATION:
It is in staff’s opinion that the application meets the criteria to approve a site plan, provided that
the applicant continue to work with staff on revisions that will bring the project into compliance
with ordinance requirements and design guidelines.
Staff recommends approval of the site plan subject to conditions in the resolution.
ATTACHMENTS:
1. Site Map
2. Resolution
3. City Engineer’s memo dated December 8, 2025
4. Site Plan
5. Architectural Plans
6. Civil Plans
7. Landscape Plan
8. MnDOT comment letter dated August 8, 2025
Document Path: S:\Mapping\Site Maps\2025 Site Maps\The Dance Unit - 13845 Forest Blvd N Date Saved: 12/8/20250 12060
Feet¯13845 Forest Blvd N
Location Map
Hugo, Minnesota
Subject Parcels
Parcel Boundary
Roads
1 in = 100 feet
Site
RESOLUTION 2025-__
APPROVING A SITE PLAN FOR KLG HOLDING, LLC. FOR
CONSTRUCTION OF A COMMERCIAL BUILDING ON PROPERTY
LOCATED AT 13845 FOREST BOULEVARD NORTH
WHEREAS, KLG Holding, LLC. has requested approval of a site plan for a commercial
building on the property legally described as:
See Attached
WHEREAS, the Planning Commission has reviewed said preliminary plat, site plan, and
conditional use permits at a duly called a public hearing on December 11, 2025, and
recommends approval subject to the conditions listed in this resolution.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the site
plan for KLG Holding, LLC. with the following findings and conditions:
1. All items on the Engineer’s memo and “red-line” detailed engineering comments that
have been sent directly to the developer’s engineer dated December 8, 2025 shall be
met.
2. The development shall be consistent with the plans submitted on December 5, 2025
and as amended by this resolution.
3. Prior to the installation of any signs, the developer shall obtain a sign permit.
4. The developer shall coordinate with the property to the north on the shared access,
both during construction and once operation has commenced. The developer shall
demonstrate to the City that this communication is taking place.
5. The developer is responsible for obtaining all local, State, and Federal permits.
Prior to the issuance of a building permit:
6. All SAC and WAC (connection and trunk) fees per the fee schedule shall be paid.
7. Stormwater trunk fee per the fee schedule shall be paid.
8. The applicant must provide an updated architectural plan based on staff’s comments.
Staff will continue to work with the applicant on an architectural plan that generally
meets the intent of the Commercial and Industrial Design Guidelines, is labelled and
colored correctly, and provides an elevation of the trash enclosure that meets
ordinance requirements.
Resolution 2025-__
Page 2
9. The applicant must provide an updated landscape plan that meets ordinance
requirements, and describes how vegetation on site will be managed and maintained.
10. Cross access agreements shall be reviewed and approved by staff for all common
elements.
Prior to issuance of a Final Certificate of Occupancy:
11. All improvements for the plan shall be installed and constructed.
12. All required landscaping shall be fully installed.
13. Drainage and utility easements shall be dedicated to the City over the stormwater
management facilities.
14. All roof top and ground mechanical equipment must be screened from view of
adjacent properties. Staff shall review and approve the locations. The parapet of the
building shall be such that the view of roof-top mechanical equipment is adequately
screened. Staff shall perform an inspection when equipment is installed to ensure
compliance with City code.
ADOPTED by the City Council this 15th day of December, 2025.
_______________________________
Tom Weidt, Mayor
ATTEST:
__________________________________
Michele Lindau, City Clerk
S:\Users\R_Juba\DEVELOPMENT PROJECTS\The Dance Unit\Engineer's Memo and Redline Comments\LTR - Dance Unit - Site Plan Review - 120425 (003).docx 178 E 9TH STREET | SUITE 200 | SAINT PAUL, MN | 55101 | 651.286.8450 | WSBENG.COM
December 8, 2025
Ms. Rachel Juba
City Planner
City of Hugo
14669 Fitzgerald Avenue North
Hugo, MN 55038
Re: Final Site Plan Review
The Dance Unit
WSB Project No. 031496-000
Dear Ms. Juba:
We have reviewed the final site plan submittal for the above-referenced project and in particular,
the following plans related to this request:
• Site Plan Construction Plans (received October 7, 2025) by Plowe Engineering, Inc.
• Stormwater Drainage Report dated July 22, 2025, by Plowe Engineering, Inc.
• Geotechnical Exploration Report dated October 17, 2025, by Haugo Geotechnical
Services
Based on the review of the revised preliminary plan documents, we offer the following comments
related to this application:
Site Grading
1. The applicant will need to apply for an MPCA NPDES permit due to the size of area
disturbed. The City will need to receive a copy of this permit in advance of any work
taking place.
Stormwater Management
2. Applicant is proposing to meet water quality requirements through a proposed stormwater
pond onsite, however per RCWD Rule C.6.d.2 if infiltration is feasible onsite, onsite
volume control through either infiltration or water reuse must be used to provide the
required water quality volume. If it not feasible for infiltration to provide all of the required
water quality volume and alternative BMPs are proposed to provide water quality volume,
it must be documented why that is the case.
3. Rate control and freeboard requirements are shown to be met with the current design but
should be confirmed once comments on water quality and modeling ha ve been
addressed.
4. Drainage and utility easement should be shown over the proposed stormwater
management basin HWL and access pathways to the basin.
5. A maintenance agreement will be required for the stormwater management facilities.
6. Water reuse on this site is not intended, nor practical given the site characteristics.
7. Detailed redline comments have been provided to the applicants engineer related to the
stormwater plan and modeling.
8. The applicant will need to apply for a MnDOT drainage permit to ensure that current
drainage rates to MnDOT right-of-way will not increase. The city will need to receive a
copy of this permit in advance of any work taking place.
Transportation/ROW
9. Access Location: The plan proposes the removal of an existing gravel access to Highway
61 in front of the property and the utilization of the existing access in front of and through
the existing adjacent parking area of TGK Automotive to the north with the final site plan.
The applicant will need to apply for a MnDOT Miscellaneous Work Permit for the removal
of the gravel access in Highway 61 right-of-way. The City will need to receive a copy of
this permit in advance of any work taking place. MNDOT did not require any additional
improvements to TH 61.
10. Right-of-Way: The site plan includes 17-ft of right-of-way to be dedicated along the west
edge of the site in accordance with the Highway 61 visioning study.
11. A cross-access agreement will be required to be prepared for City review and approval to
allow access to the property to the south. A location of this future access is shown on the
plans.
Sanitary Sewer Service
12. Sewer Improvements: An existing 10” sanitary sewer extends through the property. The
improvements are oriented in a way that avoids needing to relocate this sewer pepe. A
sanitary sewer service will be extended from the sanitary infrastructure located on the
north side of the property with a 6” service extended into the site.
Water Service
13. Watermain Improvements: Water service is available by connecting to an existing water
service stub from the watermain located along the east side of Highway 61.
14. The applicant will need to apply for a MnDOT Miscellaneous Work Permit for the
connection to the water service/main in Highway 61 right-of-way. The City will need to
receive a copy of this permit in advance of any work taking place.
Thank you for the opportunity to provide comments on this project. Additional detailed, red-lined
comments have been provided to the applicant ’s engineer. These comments will need to be
addressed prior to approval of the construction plans. If you have any questions, please do not
hesitate to contact me at 612-360-1278.
Sincerely,
WSB & Associates, Inc.
Mark Erichson, PE
City Engineer
cc: Scott Anderson, Public Works Director (email only)
Liz Finnegan, Senior Engineering Technician (email only)
Max Gort, Associate Planner (email only)
ABBREVIATIONSACTACOUSTICAL CEILING TILEADJ.ADJUSTABLEA.F.F.ABOVE FINISHED FLOORALUM.ALUMINUMALT.ALTERNATEBD.BOARDBLDG.BUILDINGBM.BEAMBOT.BOTTOMBSBACKSPLASHCLCENTERLINECLGCEILINGCLR.CLEARC.M.U.CONCRETE MASONRY UNITCOL.COLUMNCONC.CONCRETECONT.CONTINUE (OUS)DBL.DOUBLEDET.DETAILDWG.DRAWINGELEV.ELEVATIONELEC.ELECTRICALEQ.EQUALEXT.EXTERIORF.F.FINISH FLOORFIN.FINISH (ED)FLRFLOORF.O.C.FACE OF CONCRETEF.O.M.FACE OF MASONRYF.R.P.FIBERGLASS REINFORCED PANELGA.GAUGE OR GAGEGWBGYPSUM WALL BOARDGL.GLASSGYP. BD.GYPSUM BOARDH.C.HOLLOW COREHDWRHARDWAREHT.HEIGHTH.V.A.C.HEATING/ VENTILATING/AIR CONDITIONINGINSUL.INSULATIONLAV.LAVATORYLT. (G)LIGHT (ING)MAS.MASONRYMAX.MAXIMUMMECH.MECHANICALMIN.MINIMUMMISC.MISCELLANEOUSM.O.MASONRY OPENINGMTD.MOUNTEDMTLMETALO.C.ON CENTERPLYWDPLYWOODPT. (D)PAINT (ED)REF.REFER, REFERENCEREINF.REINFORCINGRM.ROOMS.C.SOLID CORESCHED.SCHEDULE (ED)SHT.SHEETSIM.SIMILARSPEC.SPECIFICATION (S)S.S.SOLID SURFACESSTSTAINLESS STEELSTD.STANDARDSTL.STEELSTRUCT.STRUCTURE (AL)TBD.TO BE DETERMINEDTEMP.TEMPEREDTHK.THICKTYP.TYPICALU.N.O.UNLESS NOTED OTHERWISEV.C.T.VINYL COMPOSITION TILEVIFVERIFY IN FIELDW.C.WATER CLOSETWD.WOODW.H.WATER HEATERW/WITHPROJECT NOTESGENERAL NOTES:• ITEMS LISTED BELOW ARE APPLICABLE TO ALL CONTRACTORS, SUBCONTRACTORS, VENDORS, SUPPLIERS AND MATERIAL HANDLERS.• THE CONTRACT DOCUMENTS INCLUDE WORKING DRAWINGS, ADDENDA, MODIFICATIONS AND THE CONDITIONS OF THE CONSTRUCTION CONTRACT.• THE CONTRACT DOCUMENTS ARE THE INSTRUMENTS OF SERVICE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT WHETHER THE PROJECT FOR WHICH THEY ARE PREPARED IS EXECUTED OR NOT. THE CONTRACT DOCUMENTS ARE NOT TO BE USED FOR OTHER PROJECTS OR EXTENSION TO THE PROJECT NOR ARE THEY TO BE MODIFIED IN ANY MANNER WHATSOEVER EXCEPT BY AGREEMENT IN WRITING AND WITH APPROPRIATE COMPENSATION TO THE ARCHITECT.• STANDARD FORM OF AGREEMENT BETWEEN OWNER AND CONTRACTOR AIA DOCUMENT A105 SHALL BE MADE PART OF THESE DOCUMENTS BY REFERENCE.• ALL WORK SHALL COMPLY WITH THE APPLICABLE CODES, AMENDMENTS, RULES, REGULATIONS, ORDINANCES, LAWS, ORDERS, APPROVALS, ETC. THAT ARE REQUIRED BY PUBLIC AUTHORITIES. IN THE EVENT OF CONFLICT, THE MOST STRINGENT REQUIREMENTS SHALL COMPLY. REQUIREMENTS INCLUDE, BUT ARE NOT LIMITED TO THE CURRENT APPLICABLE EDITIONS OR PUBLICATIONS.• RUST ARCHITECTS, P.A. RELIES UPON THE PROFESSIONALISM AND ACCURACY OF WORK DESIGNED BY OTHER SUBCONTRACTORS AND RELIES THAT THE SYSTEMS DESIGNED BY OTHERS WILL PERFORM AS REQUIRED AND PER INDUSTRY STANDARD. CONTRACT DOCUMENT NOTES: • THIS SET OF DOCUMENTS IS NOT ALL INCLUSIVE AND IS MEANT TO SHOW THE INTENT OF THE SCOPE OF WORK, THE CONTRACTOR SHALL BID ALL WORK INVOLVED WITH A NORMALLY ANTICIPATE SCOPE OF WORK.• ALL SHEETS LISTED IN THE DRAWING INDEX COMPRISE THE CONSTRUCTION DOCUMENTS FOR THIS PROJECT. THE CONTRACTOR IS RESPONSIBLE FOR ALL THE WORK DEFINED IN THESE CONSTRUCTION DOCUMENTS INCLUDING DISTRIBUTING DRAWINGS TO SUB-CONTRACTORS FOR BIDDING PURPOSES. IT IS NOT RECOMMENDED THAT INDIVIDUAL SHEETS BE GIVEN TO SUB-CONTRACTORS FOR BIDDING OR CONSTRUCTION. THE ENTIRE SET OF DRAWINGS, NOT ANY INDIVIDUAL SHEETS DEFINE THE WORK REQUIRED UNDER THE GENERAL CONTRACT.• IN THE EVENT OF CONFLICT BETWEEN DATA SHOWN ON DRAWINGS AND DATA SHOWN IN THE SPECIFICATIONS, THE SPECIFICATIONS SHALL GOVERN. DIMENSIONS NOTED ON DRAWINGS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. DETAIL DRAWINGS TAKE PRECEDENCE OVER DRAWINGS OF SMALL SCALE. SHOULD THE CONTRACTOR AT ANY TIME DISCOVER AN ERROR IN A DRAWING OR SPECIFICATION, OR A DISCREPANCY OR VARIATION BETWEEN DIMENSIONS ON DRAWINGS OR OTHER INFORMATION, IT SHALL BE BROUGHT TO THE ARCHITECT'S ATTENTION AND SHALL NOT PROCEED WITH WORK AFFECTED UNTIL CLARIFICATION OR RESOLUTION HAS BEEN MADE.• "SIMILAR" MEANS COMPARABLE CHARACTERISTICS FOR CONDITIONS NOTED. CONTRACTOR TO VERIFY DIMENSIONS AND ORIENTATION.• "TYPICAL" MEANS IDENTICAL FOR CONDITIONS NOTED.• DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS GOVERN. VERIFY DIMENSIONS WITH FIELD CONDITIONS PRIOR TO CONSTRUCTION. IF DISCREPANCIES ARE DISCOVERED BETWEEN FIELD CONDITIONS AND DRAWINGS OR BETWEEN INDIVIDUAL DRAWINGS CONTACT ARCHITECT FOR RESOLUTION BEFORE PROCEEDING.• HORIZONTAL DIMENSIONS INDICATED ARE TO/FROM FINISHED FACE OF CONSTRUCTION EXCEPT AS NOTED.• VERTICAL DIMENSIONS INDICATED ARE FROM TOP OF FLOOR SLAB/TOPPING EXCEPT WHERE NOTED TO BE ABOVE FINISHED FLOOR (A.F.F.).• DIMENSIONS ARE NOT ADJUSTABLE WITHOUT APPROVAL OF ARCHITECT UNLESS NOTED +/-.• ALL SYMBOLS AND ABBREVIATIONS USED ON THE DRAWINGS ARE CONSIDERED TO BE CONSTRUCTION STANDARDS. IF THE CONTRACTOR HAS QUESTIONS REGARDING SYMBOLS AND ABBREVIATIONS USED OR THEIR EXACT MEANING THE ARCHITECT SHALL BE NOTIFIED FOR CLARIFICATION.• THERE SHALL BE NO SUBSTITUTION DURING BIDDING OF MATERIALS WHERE A MANUFACTURER IS SPECIFIED. WHERE THE TERM "EQUAL" IS USED ARCHITECT AND OWNER SHALL DETERMINE EQUALITY BASED UPON INFORMATION AND COSTS SUBMITTED BY CONTRACTOR. • CONTRACTOR TO COORDINATE CONSTRUCTION NEEDS FOR PHONE, POWER, DATA, LIGHTING, ETC. WITH OWNER PRIOR TO NEGOTIATING PROJECT COST.• CONTRACTOR SHALL ORDER AND SCHEDULE DELIVERY OF MATERIALS IN AMPLE TIME TO AVOID DELAYS IN CONSTRUCTION. IF AN ITEM IS FOUND TO BE UNAVAILABLE THE CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY TO ALLOW A REASONABLE AMOUNT OF TIME TO SELECT AND APPROPRIATE SUBSTITUTE.• ONLY NEW ITEMS OF RECENT MANUFACTURER, OF STANDARD QUALITY, FREE FROM DEFECTS, WILL BE PERMITTED ON THE WORK. REJECTED ITEMS SHALL BE REMOVED IMMEDIATELY FORM THE WORK AND REPLACED WITH ITEMS OF THE QUALITY SPECIFIED. FAILURE TO REMOVE REJECTED MATERIALS AND EQUIPMENT SHALL NOT RELIEVE THE CONTRACTOR FROM THEIR RESPONSIBILITY FOR QUALITY AND CHARACTER OF ITEMS USED NOR FROM ANY OTHER OBLIGATION IMPOSED ON HIM BY THE CONTRACT.• ALL FINISHED WORK SHALL BE FIRM, WELL ANCHORED, IN TRUE ALIGNMENT, PLUMB, LEVEL, WITH SMOOTH, CLEAN, UNIFORM APPEARANCE WITHOUT WAVES, DISTORTIONS, HOLES, MARKS, CRACKS, STAINS OR DISCOLORATION. JOINTINGS SHALL BE TIGHT FITTING, NEAT AND WELL SCRIBED. THE FINISH WORK SHALL NOT HAVE EXPOSED UNSIGHTLY ANCHORS OR FASTENERS AND SHALL NOT PRESENT HAZARDOUS, UNSAFE CORNERS. ALL WORK SHALL HAVE THE PROVISION FOR EXPANSION, CONTRACTION AND SHRINKAGE AS NECESSARY TO PREVENT CRACKS, BUCKLING AND WARPING DUE TO TEMPERATURE AND HUMIDITY CONDITIONS.• ATTACHMENTS, CONNECTIONS OR FASTENINGS OF ANY NATURE ARE TO BE PROPERLY AND PERMANENTLY SECURED IN CONFORMANCE WITH BEST PRACTICES AND THE CONTRACTOR IS RESPONSIBLE FOR INSTALLING THEM ACCORDING TO THESE CONDITIONS. THE DRAWINGS ONLY SHOW SPECIAL CONDITIONS TO ASSIST THE CONTRACTOR, THEY DO NOT ILLUSTRATE EVERY SUCH CONDITION AND DETAIL.• USE OF MOISTURE RESISTANT TREATED WOOD BLOCKING IN CONSTRUCTION SHALL USE THE FOLLOWING GUIDELINES: CARBON STEEL, ALUMINUM AND ELECTROPLATED GALVANIZED STEEL FASTENERS AND CONNECTORS SHOULD NOT BE USED IN CONTACT WITH TREATED WOOD. HOT DIPPED GALVANIZED FASTENERS COMPLYING WITH ASTM A153 AND CONNECTORS COMPLYING WITH ASTM A653, CLASS G185, GENERALLY ARE ACCEPTABLE. TYPE 304 OR TYPE 316 STAINLESS STEEL FASTENERS AND CONNECTORS ARE RECOMMENDED FOR MAXIMUM CORROSION RESISTANCE. FASTENERS WITH PROPRIETARY ANTI-CORROSION COATING MAY BE ACCEPTABLE FOR USE WITH TREATED WOOD. ALUMINUM FASTENERS, FLASHINGS AND ACCESSORY PRODUCTS SHOULD NOT BE USED IN DIRECT CONTACT WITH ANY TREATED WOOD. ACQ-TREATED WOOD IS NOT COMPATIBLE WITH ALUMINUM. UNCOATED METAL AND PAINTED METAL FLASHING AND ACCESSORIES, EXCEPT FOR 300 SERIES STAINLESS STEEL SHOULD NOT BE USED IN DIRECT CONTACT WITH TREATED WOOD. METAL PRODUCTS, EXCEPT STAINLESS STEEL MAY BE USED IF SEPARATED FROM TREATED WOOD BY A SPACER OR BARRIER SUCH AS SINGLE-PLY MEMBRANE OR SELF-ADHERED POLYMER-MODIFIED BITUMEN MEMBRANE MATERIAL. THE USE OF NON TREATED, CONSTRUCTION GRADE WOOD IS SUITABLE FOR USE AS BLOCKING OR NAILERS, PROVIDED REASONABLE MEASURES ARE TAKEN TO ENSURE THE NON-TREATED WOOD REMAINS REASONABLY DRY WHEN IN SERVICE. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO COORDINATE BLOCKING REQUIREMENTS WITH EACH SUB-CONTRACTOR AND IT SHALL BE UP TO THE SUB-CONTRACTOR TO SELECT SUITABLE METHODS FOR INSTALLING BLOCKING MEETING THE STANDARDS REFERENCED ABOVE.• NO WORK DEFECTIVE IN CONSTRUCTION OR QUALITY, OR DEFICIENT IN ANY REQUIREMENTS OF DRAWINGS AND SPECIFICATIONS WILL BE ACCEPTABLE IN CONSEQUENCE OF OWNER'S ARCHITECT'S FAILURE TO DISCOVER OR TO POINT OUT DEFECTS OR DEFICIENCIES DURING CONSTRUCTION, NOR WILL PRESENCE OF INSPECTORS ON WORK SITE RELIEVE CONTRACTOR FOR SECURING QUALITY AND PROGRESS OR WORK AS REQUIRED BY CONTRACT. DEFECTIVE WORK REVEALED WITHIN TIME REQUIRED BY GUARANTEES SHALL BE WHETHER PARTIAL OR FINAL SHALL BE CONSTRUED AS AN ACCEPTANCE OF DEFECTIVE WORK OR IMPROPER MATERIALS.• CONTRACTORS, SUB-CONTRACTORS OR SUPPLIERS SHALL NOT PROCEED WITH ANY WORK FOR WHICH HE EXPECTS ADDITIONAL COMPENSATION BEYOND THE WRITTEN AUTHORIZATION FROM CONTRACTOR OR OWNER. FAILURE TO OBTAIN SUCH AUTHORIZATION MAY INVALIDATE ANY CLAIM FOR ADDITIONAL COMPENSATION.• THE CONTRACTOR IS TO COORDINATE AND SCHEDULE PUNCH LIST TO TAKE PLACE A MINIMUM OF 5 WORKING DAYS BEFORE SCHEDULED OCCUPANCY DATE. PROVIDE NOTIFICATION TO ARCHITECT AND OWNER WHEN PUNCH LIST ITEMS HAVE BEEN COMPLETED OR WHICH ITEMS REMAIN AND WHY. COORDINATE REQUIRED WORK WITH OWNER AND PROTECT AND/OR MOVE ANY OWNER ITEMS AND FURNITURE IF NEEDED. PUNCH LIST ITEMS MUST BE COMPLETED WITHIN 30 CALENDAR DAYS OF PUNCH LIST DATE.• A "CERTIFICATE OF OCCUPANCY" SHALL BE OBTAINED PRIOR TO MOVE IN DATE AND PRESENTED TO OWNER AT TIME OF PUNCH LIST WALK THROUGH. • ALL CONTRACTORS AND SUB-CONTRACTORS ARE RESPONSIBLE FOR PAYING FOR AND OBTAINING ALL THEIR OWN PERMITS AS MAY BE REQUIRED BY GOVERNING AUTHORITIES.• ALL CONTRACTORS AND SUB-CONTRACTORS ARE RESPONSIBLE FOR OBTAINING ALL THEIR OWN PERMITS AS MAY BE REQUIRED BY GOVERNING AUTHORITIES.• CONTRACTOR SHALL BE RESPONSIBLE FOR CHECKING CONTRACT DOCUMENTS, FIELD CONDITIONS AND DIMENSIONS FOR ACCURACY AND CONFIRMING THAT WORK IS AS SHOWN BEFORE PROCEEDING WITH CONSTRUCTION. CLARIFICATIONS REGARDING ANY CONFLICTS SHALL BE ACHIEVED PRIOR TO RELATED WORK BEING STARTED. CONSTRUCTION NOTES: PROJECT DIRECTORYCLIENT:ARCHITECT OF RECORD:RUST ARCHITECTS, P.A.4744 WASHINGTON SQUAREWHITE BEAR LAKE, MN 55110WILLIAM E. RUST, AIAPRINCIPALT: 651.429.1913EMAIL:BRUST@RUSTARCHITECTS.COMERIC JELSMAPROJECT MANAGERT: 651.429.1913EMAIL:EJELSMA@RUSTARCHITECTS.COMTHE DANCE UNIT13845 FOREST BLVD. N.HUGO, MN 55038KYLE GROSSCONTACT/OWNERT: 651.468.4441EMAIL:KYLE.GROSS33@GMAIL.COM7. EXITING & EGRESS REQUIREMENTS (SPRINKLED)A.EGRESS WIDTH REQUIRED 73 OCCUPANTS X .2" = 14.6"•NUMBER OF EXITS REQUIRED: (2) EXITS•TOTAL EGRESS PROVIDED: (3) EXITS = 180"B.EXIT ACCESS TRAVEL DISTANCE (TABLE 1017.2)•250' MAXIMUM WITH SPRINKLER SYSTEM (A-3 OCCUPANCY)C. EXIT WIDTH•EXIT DOORS (1010.1) = 32" MIN. CLEAR / 48" MAX.•CORRIDORS (TABLE 1020.2) = 44"•EXIT PASSAGEWAYS (1024.2) = 36"D.DOORS•SWING (1010.1.2) -SIDE-HINGED SWINGING TYPE•THRESHOLDS (1010.1.7) -1/2" MAX. HT. (1:2 BEVELED EEDGE IF 1/4" OR HIGHER FLOOR CHANGE)•CONSECUTIVE DOORS (1010.1.8) -48" + DOOR WIDTH APART•DOOR OPERATIONS (1010.1.9) -ALL SWINGING DOOR HARDWARE SHALL BE LEVER TYPE AND BE READILY OPERABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT •BOLT LOCKS (1010.1.9.4) -MANUALLY OPERATED FLUSH BOLTS OR SURFACE BOLTS ARE NOT PERMITTED•PANIC & FIRE EXIT HARDWARE (1010.1.10) -NOT REQUIRED AT EXIT / EXIT ACCESS DOORSCODE INFORMATION1. APPLICABLE CODES• 2020 Minnesota Building Code w/ MN Rules Chapter 1305• 2020 Minnesota Accessibility Code• 2020 Minnesota State Fire Code• 2020 Minnesota Mechanical and Fuel Gas Code• 2020 Minnesota Energy Code• 2020 Minnesota Plumbing Code• 2023 Minnesota Electrical Code2. BUILDING OCCUPANCY & CLASSIFICATION• BUILDING OCCUPANCY & CLASSIFICATIONA. EXISTING BUILDING (GARAGE & OFFICE AREA) = ART GALLERY (A-3)B. ACCESSORY OCCUPANCIES (508.2)C. NON-SEPARATED OCCUPANCIES (508.4)3. ALLOWABLE AREA• NO CHANGE TO EXISTING = EXISTING BUILDING TO REMAIN4. CONSTRUCTION TYPE• TYPE 'II-B' (SPRINKLED)5. SEPARATE & DEFERRED PERMITS• EXTERIOR SIGNAGE TO BE SUBMITTED UNDER SEPARATE PERMIT• FIRE SPRINKLER TO BE SUBMITTED AS A DEFERRED PERMIT6. FIRE-RESISTANCE & RATED CONSTRUCTIONA.BUILDING ELEMENTS (TABLES 601 & 602)C.EXTERIOR WALL OPENINGS (705.8)• NO CHANGE -EXISTING TO REMAINC.FIRE WALLS (706)• NONE REQUIREDD.FIRE BARRIERS (707)• SEPARATION OF OCCUPANCIES (TABLE 508.4)•INCIDENTAL USE AREAS (TABLE 509)E.FIRE PARTITIONS (708)• CORRIDOR WALLS (TABLE 1020.1) NO RATING REQ'D (SPRINKLERED)ELEMENTSTRUCTURAL FRAME INCL. COLUMNS, GIRDERS, TRUSSEXTERIOR BEARING WALLSINTERIOR BEARING WALLSEXTERIOR NON-BEARING WALLSINTERIOR NON-BEARING WALLSFLOOR CONSTRUCTION (SUPPORTING BEAMS & JOISTS)ROOF CONSTRUCTION (SUPPORTING BEAMS & JOISTS)RATING (II-B)0 HOUR0 HOUR0 HOUR0 HOUR (10 < X < 30)0 HOUR0 HOUR0 HOURBUILDING COMPONENTEXIT PASSAGEWAYSCORRIDORSROOMS AND ENCLOSED SPACESFINISH CLASSGROUP A-3 = CLASS BGROUP A-3 = CLASS BGROUP A-3 = CLASS C10. ACCESSIBILITYA.ACCESSIBILITY PER 2020 MINNESOTA ACCESSIBILITY CODE•BUILDING IS ACCESSIBLE11. OTHERA.FIREBLOCKING & DRAFT STOPS (708)•NOT REQUIRED PROVIDED THAT AUTOMATIC SPRINKLERS ARE INSTALLED IN COMBUSTIBULE ROOF/CEILING SPACES (708.4.6) B.VENTILATION (1203)•ATTICS (1202.2) -REQUIRED (EXISTING TO REMAIN)•FLOORS (1203.3) -NOT REQUIREDC. ATTIC ACCESS (1208.2)•20"x30" OPENING REQUIRED (EXISTING TO REMAIN)D. ROOF ACCESS (1208.3)•NOT REQUIREDC.SAFETY GLAZING (2406)•SAFETY GLAZING SHALL BE INSTALLED IN HAZARDOUS LOCATIONS AS SPECIFIED PER 2406.412. FIRE STOPPINGPROVIDE FIRE-RATED FIRE STOP SEALANT AND MATERIALS AS TESTED PER ASTM E814 FILLING ALL HOLES IN RATED PARTITIONS AND HOLES AROUND ALL MECHANICAL, PLUMBING, AND ELECTRICAL PENETRANTS. PENETRATIONS AROUND ALL FLOORS SHALL ALSO BE SEALED WITH FIRE-RATED FIRE STOPPING. SEE CODE PLANS FOR LOCATION OF FIRE-RATED PARTITIONS. FIRE RATED WALLS SHALL BE SEALED WITH FIRESTOPPING AS SPECIFIED FOR THAT PURPOSE AT TOP OF WALLS.8. OCCUPANT LOADREFER TO LIFE SAFETY PLAN AND EGRESS CALCULATIONS ON SHEET A1039. INTERIOR FINISH REQUIREMENTSA.MINIMUM WALL AND CEILING FINISH REQUIREMENTS (TABLE 803.13)RUST ARCHITECTS, P.A.4744 WASHINGTON SQUAREWHITE BEAR LAKE, MINNESOTA 55110PHONE (651) 429-1913 FAX (651) 429-7561DRAWN BY: DESIGNED BY:PROJECT NUMBER:CRUST ARCHITECTS, PACOPYRIGHT2025www.rustarchitects.comnorthI hereby certify that this plan, specification, or report was prepared by me, or under my direct supervision and that I am a duly Licensed Architect under the laws of theState of Minnesota. William E. Rust:Date:11/26/25License No:1362613845 FOREST BLVD. NORTHHUGO,MN 5503811/26/2025 12:29:59 PMA001DEKWERRA25003THE DANCE UNITTITLE SHEETTHE DANCE UNIT13845 FOREST BLVD. NORTHHUGO, MN 55038LOCATION MAPDRAWING SCHEDULESheet Number Sheet NameA001 TITLE SHEETA100 SITE PLANA101 FOUNDATION PLANA102 FLOOR PLANA200 REFLECTED CEILING PLANA300 EXTERIOR ELEVATIONSA400 ROOF PLANA401 BUILDING SECTIONSA500 TOILET ELEVATIONS & DETAILS13845 FOREST BLVD NHUGO, MN 55038No.DateRevisionDescription
PROPOSED BUILDING(93' X 96')(9088 SF)US HWY 6181011222'-0"445'-0"218'-0"400'-0"EXPANDED HIGHWAY 61 R.O.W.24' - 0"10' - 0"17' - 0"EXIST SANITARY LINEEASEMENT30' - 0"16PROPOSED PONDING AREA14SETBACK35' - 2 5/8" (VIF)SETBACK87' - 11 3/8" (VIF)DUMPSTER/TRASH ENCLOSUREAREALIGHTING,TYPAREALIGHTING,TYPPROPOSED ACCESS EASEMENTPRIVATE ROAD EASEMENTPRIVATE ROAD EASEMENTFUTURE FRONTAGE ROADPROPOSED MONUMENT SIGNRUST ARCHITECTS, P.A.4744 WASHINGTON SQUAREWHITE BEAR LAKE, MINNESOTA 55110PHONE (651) 429-1913 FAX (651) 429-7561DRAWN BY: DESIGNED BY:PROJECT NUMBER:CRUST ARCHITECTS, PACOPYRIGHT2025www.rustarchitects.comI hereby certify that this plan, specification, or report was prepared by me, or under my direct supervision and that I am a duly Licensed Architect under the laws of theState of Minnesota. William E. Rust:Date:11/26/25License No:1362613845 FOREST BLVD. NORTHHUGO,MN 5503811/26/2025 12:29:59 PMA100EGJWERRA25003THE DANCE UNITSITE PLAN1" = 20'-0"1SITE PLANNo. DateRevisionDescription
A3001A3003CBAA3004A30021A4012A401D36' - 0"20' - 0"40' - 0"14' - 1"15' - 6"15' - 6"15' - 6"15' - 6"15' - 6"15' - 6"15' - 6"15' - 6"15' - 6"4" CONC SLAB W/FIBER MESHREINFORCED OVER6" GRANULAR FILL4" CONC SLAB W/FIBER MESHREINFORCED OVER6" GRANULAR FILL5" CONC SLAB W/#4 @ 16" OCEA WAY, SEE STRUC2A402LINE OF CONC. FOOTINGSHOWN DASHED, TYPCMU FOUNDATIONWALL, TYPRUST ARCHITECTS, P.A.4744 WASHINGTON SQUAREWHITE BEAR LAKE, MINNESOTA 55110PHONE (651) 429-1913 FAX (651) 429-7561DRAWN BY: DESIGNED BY:PROJECT NUMBER:CRUST ARCHITECTS, PACOPYRIGHT2025www.rustarchitects.comnorthI hereby certify that this plan, specification, or report was prepared by me, or under my direct supervision and that I am a duly Licensed Architect under the laws of theState of Minnesota. William E. Rust:Date:11/26/25License No:1362613845 FOREST BLVD. NORTHHUGO,MN 5503811/26/2025 12:30:00 PMA101EGJWERRA25003THE DANCE UNITFOUNDATION PLAN1/8" = 1'-0"1FOUNDATION PLANNo. DateRevisionDescription
A3001A3003CBAA3004A30021A4012A40136' - 0"20' - 0"40' - 0"D96' - 0"OFFICE100STUDIO #5106STUDIO #4105STUDIO #3104COSTUMES101STUDIO #1102MECH/PROPS107STUDIO #2103RESTROOM1RESTROOM3RESTROOM4LOBBY1083' - 8 5/8"9' - 0"10' - 3 3/8"9' - 0"4' - 0"15' - 8 1/8"4' - 3 7/8"4' - 0"8' - 0"16' - 0"12' - 0"RESTROOM2A1031A1032A3022A30216' - 2 3/4"26' - 6 1/4"19' - 0"28' - 1"9' - 2"4' - 0"1A4024' - 0"6' - 0"2A40293' - 0"RUST ARCHITECTS, P.A.4744 WASHINGTON SQUAREWHITE BEAR LAKE, MINNESOTA 55110PHONE (651) 429-1913 FAX (651) 429-7561DRAWN BY: DESIGNED BY:PROJECT NUMBER:CRUST ARCHITECTS, PACOPYRIGHT2025www.rustarchitects.comI hereby certify that this plan, specification, or report was prepared by me, or under my direct supervision and that I am a duly Licensed Architect under the laws of theState of Minnesota. William E. Rust:Date:11/26/25License No:1362613845 FOREST BLVD. NORTHHUGO,MN 5503811/26/2025 12:30:01 PMA102EGJWERRA25003THE DANCE UNITFLOOR PLAN1/8" = 1'-0"1FLOOR PLANNo. DateRevisionDescription
CBA1A4012A401DEQEQEQEQEQEQEQEQ2X2 ACT@ 13'-6" AFFOPENCEILING2X2 ACT@ 13'-6" AFF2X2 ACT@ 10'-0" AFF2X2 ACT@ 8'-0" AFF2X2 ACT@ 8'-0" AFF2X2 ACT@ 10'-0" AFF2X2 ACT@ 13'-6" AFF2X2 ACT@ 13'-6" AFF2X2 ACT@ 13'-6" AFF2X2 ACT@ 13'-6" AFF2X2 ACT@ 10'-0" AFF2A402RUST ARCHITECTS, P.A.4744 WASHINGTON SQUAREWHITE BEAR LAKE, MINNESOTA 55110PHONE (651) 429-1913 FAX (651) 429-7561DRAWN BY: DESIGNED BY:PROJECT NUMBER:CRUST ARCHITECTS, PACOPYRIGHT2025www.rustarchitects.comnorthI hereby certify that this plan, specification, or report was prepared by me, or under my direct supervision and that I am a duly Licensed Architect under the laws of theState of Minnesota. William E. Rust:Date:11/26/25License No:1362613845 FOREST BLVD. NORTHHUGO,MN 5503811/26/2025 12:30:01 PMA200EGJWERRA25003THE DANCE UNITREFLECTED CEILING PLAN1/8" = 1'-0"1REFLECTED CEILING PLANNo. DateRevisionDescription
CBALEVEL 1100' -0"LEVEL 1100' -0"DBO FOOTING96' -0"GRADE99' -6"BO CANOPY111' -0"TO PARAPET119' -0"SIGNAGE,OWNER'S LOGOANNODIZED METALPANEL "DARK"ALUCOBOND PANEL,"SPECTRA SAKURA"CANOPY, ANNODIZED METAL "MOCHA"ALUMINUM FRAMEENTRY SYSTEMEXPOSED BLOCK,"SHADOW #302"ANNODIZED METALPANEL "MOCHA"ALUCOBOND PANEL,"SPECTRA SAKURA", TYPWALL CAP TO MATCHANNODIZED MTL "MOCHA",TYP2' - 6"4' - 6"4' - 0"6"4' - 6"3' - 0"ALUCOBOND PANEL,"SPECTRA SAKURA"ALUCOBOND PANEL,"BRILLIANT SILVER"6" LIGHT BAND, ANNODIZED METAL"MOCHA", TYPSTUCCO, PAINTED"CABIN FEVER"STUCCO, PAINTED"BED OF FERNS"CBALEVEL 1100' -0"DBO FOOTING96' -0"GRADE99' -6"TO PARAPET119' -0"ALUM FRAMEEMER. EXIT DOOR6" LIGHT BAND, ANNODIZED METAL"MOCHA", TYPANNODIZED METALPANEL "MOCHA"STUCCO, PAINTED"BED OF FERNS", TYPWALL CAP TO MATCHANNODIZED MTL "MOCHA",TYPSTUCCO, PAINTED"CABIN FEVER", TYPEXPOSED BLOCK,"SHADOW #302"13LEVEL 1100' -0"42BO FOOTING96' -0"0GRADE99' -6"BO CANOPY111' -0"TO PARAPET119' -0"ALUM FRAMEDOORALUM FRAME9X9 OHDANNODIZED METALPANEL "MOCHA"STUCCO, PAINTED"BED OF FERNS"CANOPY, ANNODIZED METAL "MOCHA"EXPOSED BLOCK,"SHADOW #302"ALUCOBOND PANEL,"BRILLIANT SILVER"WALL CAP TO MATCHANNODIZED MTL "MOCHA",TYP2' - 6"STUCCO, PAINTED"CABIN FEVER", TYPSTUCCO, PAINTED"CABIN FEVER" TYPSTUCCO, PAINTED"CABIN FEVER"6" LIGHT BAND, ANNODIZED METAL"MOCHA", TYPTRASHENCLOSURE13LEVEL 1100' -0"42BO FOOTING96' -0"0GRADE99' -6"TO PARAPET119' -0"ANNODIZED METALPANEL "MOCHA"STUCCO, PAINTED"BED OF FERNS", TYPCANOPY, ANNODIZED METAL "MOCHA"EXPOSED BLOCK,"SHADOW #302"STUCCO, PAINTED"CABIN FEVER", TYPALUCOBOND PANELS,"BRILLIANT SILVER"WALL CAP TO MATCHANNODIZED MTL "MOCHA",TYP6" LIGHT BAND, ANNODIZED METAL"MOCHA", TYPRUST ARCHITECTS, P.A.4744 WASHINGTON SQUAREWHITE BEAR LAKE, MINNESOTA 55110PHONE (651) 429-1913 FAX (651) 429-7561DRAWN BY: DESIGNED BY:PROJECT NUMBER:CRUST ARCHITECTS, PACOPYRIGHT2025www.rustarchitects.comI hereby certify that this plan, specification, or report was prepared by me, or under my direct supervision and that I am a duly Licensed Architect under the laws of theState of Minnesota. William E. Rust:Date:11/26/25License No:1362613845 FOREST BLVD. NORTHHUGO,MN 5503811/26/2025 12:30:02 PMA300EGJWERRA25003THE DANCE UNITEXTERIOR ELEVATIONS1/8" = 1'-0"1EXTERIOR ELEVATION - FRONT (WEST)1/8" = 1'-0"2EXTERIOR ELEVATION - REAR (EAST)1/8" = 1'-0"3EXTERIOR ELEVATION - SIDE (NORTH)1/8" = 1'-0"4EXTERIOR ELEVATION - SIDE (SOUTH)No. DateRevisionDescription
A3001A3003CBA13A3004A30021A4012A4014D202A402RTU-1RTU-2RTU-3RTU-4SLOPESLOPERUST ARCHITECTS, P.A.4744 WASHINGTON SQUAREWHITE BEAR LAKE, MINNESOTA 55110PHONE (651) 429-1913 FAX (651) 429-7561DRAWN BY: DESIGNED BY:PROJECT NUMBER:CRUST ARCHITECTS, PACOPYRIGHT2025www.rustarchitects.comnorthI hereby certify that this plan, specification, or report was prepared by me, or under my direct supervision and that I am a duly Licensed Architect under the laws of theState of Minnesota. William E. Rust:Date:11/26/25License No:1362613845 FOREST BLVD. NORTHHUGO,MN 5503811/26/2025 12:30:02 PMA400EGJWERRA25003THE DANCE UNITROOF PLAN1/8" = 1'-0"1ROOF PLANNo. DateRevisionDescription
S89°58'28"E384.08120.13 102.17N11°50'50"E222.30 S89°58'28"E400.00N89°55'16"W445.55 measN00°01'32"E
218.00 929930EXISTING PONDHWL 931.1(100-YR)NOPARKING931.34SB-3932.24SB-2932.07SB-4932.82SB-1(22" x 34")S:\PLOWE\CAD\25PROJ\2203 DANCE STUDIO (HUGO)\2203 CAD\2203 BASE 3.DWGFriday, September 5, 2025 4:38:37 PM1 INCH = 40 FEETHORIZONTAL400204080SHEET INDEXCOTITLE SHEET & LEGENDVICINITY MAP ( NOT TO SCALE )ARCHITECTRUST ARCHITECTS4744 WASHINGTON SQUAREWHITE BEAR LAKE, MN 55110BILL RUST651-429-1913BRUST@RUSTARCHITECTS.COMENGINEER PLOWE ENGINEERING, INC.6776 LAKE DRIVELINO LAKES, MN 55014ADAM GINKEL, P.E.651-361-8234ADAM@PLOWE.COMTITLE SHEET & LEGENDTHE DANCE UNITHUGO, MINNESOTAAN MPCA NPDES CONSTRUCTION PERMIT IS REQUIREDPRIOR TO THE START OF CONSTRUCTIONSURVEYOR E.G. RUD & SONS LAND SURVEYING, INC.6776 LAKE DRIVELINO LAKES, MN 55014JASON RUD651-361-8225JRUD@EGRUD.COMFAX: (651) 361-8701
PHONE: (651) 361-8210
LINO LAKES, MN 55014
6776 LAKE DRIVE
SUITE 110
SITE PLANNING
& ENGINEERING
PLOWE
ENGINEERING, INC.
PREPARED FOR: RUST ARCHITECTS, P.A.
THE DANCE UNIT
HUGO, MN
8
7
5
4
3
2
1
6
MQA
AG
CHECK BY:
DRAWN BY:
25-2203
DATE:
JOB NO:
05/21/25DESCRIPTIONDATENO.SHEETSWPPPC2.2 - C2.3UTILITY PLAN - SANITARY SEWER & WATERAMINC3.1C1.1CIVIL SITE PLANC1.2REMOVALS PLANDETAILSC4.1 - C4.3C3.2UTILITY PLAN - STORM SEWERC0Date: License No. 43963
ADAM GINKEL
09.08.2025
I hereby certify that this plan was prepared by me
or under my direct supervision and that I am a duly
licensed professional engineer under the laws of
the State of Minnesota.GRADING, DRAINAGE & ESC PLANC2.1TITLE SHEET & LEGEND ALL PERMITS, INCLUDING BUT NOT LIMITED TO PERMITSFROM CITY OF HUGO, MNDOT, AND THE MINNESOTADEPARTMENT OF LABOR AND INDUSTRY, SHALL BEOBTAINED PRIOR TO ORDERING OF MATERIAL ANDSTARTING OF CONSTRUCTION. NO INSTALLATION OFUTILITIES SHALL BE PERMITTED UNTIL ALL APPLICABLEPERMITS ARE RECEIVED BY CONTRACTOR. INSTALLATIONOF UTILITIES SHALL BE CONSTRUCTED TO MINNESOTADEPARTMENT OF LABOR AND INDUSTRY STANDARDS ANDCITY STANDARDS AS IDENTIFIED IN THE PUBLICWORKS/ENGINEERING STANDARDS.PRELIMINARY
NORTH
25-2203SITEWEXISTING CONCRETEEXISTING CATCH BASINEXISTING TREESEXISTING HYDRANTGV
HYD lEXISTING WATER MAINEXISTING GATE VALVE>>EXISTING STORM SEWEREXISTING TELEPHONE PEDESTAL(GUTTERLINE, BITUMINOUS SURFACE,OR GROUND SURFACE UNLESSOTHERWISE INDICATED)920.99PROPOSED SPOT ELEVATIONEXISTING SPOT ELEVATIONPROPOSED SILT FENCES930928PROPOSED CONTOUREXISTING CONTOURLEGENDlPROPOSED WATER PIPEEXISTING OVERHEAD ELECTRICOHWGEEXISTING UTILITY POLEEXISTING SANITARY SEWER>PROPOSED SANITARY SEWER PIPE>PROPOSED INLET PROTECTIONTFEEXISTING UNDERGROUND ELECTRICEXISTING LIGHT POLE>>PROPOSED STORM SEWER PIPEPROPOSED STORM MANHOLEDPROPOSED CATCH BASINEXISTING FIBER OPTIC PEDESTALEXISTING SANITARY SEWER MANHOLEEXISTING GRAVELPROPOSED RIP-RAPEXISTING FLARED-END SECTIONPROPOSED FLARED-END SECTIONEEXISTING ELECTRICAL BOXEXISTING UNDERGROUND FIBEROPTICFIBERSPROPOSED DIRECTION OF DRAINAGE930FMEXISTING FORCEMAIN4.0%EXISTING UNDERGROUND GASGASEXISTING GUY WIREEXISTING SIGNEXISTING MAILBOXEXISTING WELLEEXISTING FENCE932.50PARKING SETBACKPRGSBSITE LAYOUT ADJ.06.27.25PROPOSED SILT FENCEBLDSBPONDING ADJ.07.22.25
SITE LAYOUT ADJ.09.08.25932.24SB-2SOIL BORING LOCATIONS (HAUGO GTS)C1.3TREE REMOVALS TABULATION
N11°50'50"E108.81
S00°01'32"W
140.00 S89°58'28"E384.08120.13 102.17N11°50'50"E222.30
S89°58'28"E400.00N89°55'16"W445.55 measN00°01'32"E
218.00
PRGSB PRGSB PRGSB PRGSB PRGSB PRGSB PRGSB 929930EXISTING PONDHWL 931.1(100-YR)17' EXPANDEDHWY 61 R.O.W.16101424.0'TYP20.0'TYP24.0'TYPNOPARKING10.0'5.0'10.0'5.0'59 STALLSTOTALPROPOSED BUILDINGFFE=934.5018.0'TYP8BLDSBBLDSBBLDSBBLDSBBLDSB30.0'30.0'30.0'30.0'PRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBPRGSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSBBLDSB18.5'B612 CONCRETECURB AND GUTTER (TYP)PROPOSED ACCESSEASEMENTDUMPSTEROVERHEADDOORPROPOSED DRAINAGE & UTILITYEASEMENT FOR SANITARY SEWERFUTURE ACCESS ROAD(BY OTHERS)(22" x 34")S:\PLOWE\CAD\25PROJ\2203 DANCE STUDIO (HUGO)\2203 CAD\2203 BASE 3.DWGFriday, September 5, 2025 4:38:37 PMNORTH1 INCH = 30 FEETHORIZONTAL300153060FAX: (651) 361-8701
PHONE: (651) 361-8210
LINO LAKES, MN 55014
6776 LAKE DRIVE
SUITE 110
SITE PLANNING
& ENGINEERING
PLOWE
ENGINEERING, INC.
PREPARED FOR: RUST ARCHITECTS, P.A.
THE DANCE UNIT
HUGO, MN
MQA
AG
CHECK BY:
DRAWN BY:
25-2203
DATE:
JOB NO:
05/21/25DESCRIPTIONDATENO.SHEETC1.1Date: License No. 43963
ADAM GINKEL
09.08.2025
I hereby certify that this plan was prepared by me
or under my direct supervision and that I am a duly
licensed professional engineer under the laws of
the State of Minnesota.
CIVIL SITE PLAN PRELIMINARY25-2203GENERAL NOTES1.THE INFORMATION SHOWN ON THESE DRAWINGS CONCERNING TYPE AND LOCATIONOF EXISTING UTILITIES IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE.THE CONTRACTOR IS RESPONSIBLE FOR MAKING HIS OWN DETERMINATION AS TOTYPE AND LOCATION OF UTILITIES AS NECESSARY TO AVOID DAMAGE TO THESEUTILITIES.2.CALL "811" AT LEAST 48 HOURS PRIOR TO ANY EXCAVATIONS FOR EXISTING UTILITIESLOCATIONS.3.THE CONTRACTOR SHALL FIELD VERIFY SIZE, ELEVATION, AND LOCATION OFEXISTING UTILITIES AND NOTIFY ENGINEER OF ANY DISCREPANCIES PRIOR TO THESTART OF INSTALLATIONS.4.ALL UTILITY AND STREET INSTALLATIONS SHALL CONFORM TO THE CITY STANDARDSPECIFICATIONS AND DETAIL PLATES.5.ALL WORK SHALL BE PERFORMED DURING CITY APPROVED WORKING HOURS.6.STORAGE OF MATERIALS OR EQUIPMENT SHALL NOT BE ALLOWED ON PUBLICSTREETS OR WITHIN PUBLIC RIGHT-OF-WAY.7.NOTIFY CITY A MINIMUM OF 72 HOURS PRIOR TO THE COMMENCEMENT OFCONSTRUCTION.8.ALL ELECTRIC, TELEPHONE, GAS, ETC. EXTENSIONS INCLUDING SERVICE LINES ANDRELOCATIONS SHALL BE COORDINATED BY THE CONTRACTOR AND CONSTRUCTEDTO THE APPROPRIATE UTILITY COMPANY SPECIFICATIONS. ALL UTILITYDISCONNECTIONS SHALL BE COORDINATED WITH THE APPROPRIATE UTILITYCOMPANY.9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING, MAINTAINING TRAFFICCONTROL, SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMENAND LIGHTS, AS NECESSARY TO CONTROL THE MOVEMENT OF TRAFFIC.RCallbefore you dig.below.Know what'sSITE LAYOUT ADJ.06.27.25
8
7
5
4
3
2
1
6
PONDING ADJ.07.22.25
SITE LAYOUT ADJ.09.08.25
N11°50'50"E108.81
S00°01'32"W
140.00 S89°58'28"E384.08120.13 102.17N11°50'50"E222.30
S89°58'28"E400.00N89°55'16"W445.55 measN00°01'32"E
218.00 929930EXISTING PONDHWL 931.1(100-YR)TREE TO BE REMOVED(TYP)FENCE TO BE REMOVEDREMOVE EXISTING ENTRANCEAND 18" CULVERT - REGRADEFOR DRAINAGECURB TO BE REMOVED(SAWCUT)PROVIDE TREE PROTECTION FENCINGFOR THOSE TREES TO REMAIN (TYP)6001CED56002COT136003COT5-8"6004COT86005COT126006COT86007COT66008COT106009COT86010COT76011CED46012COT8931.34SB-36014ELM206015CED166016POP106017POP86018POP2-6-8"6019POP66020POP66021ELM186022CED46023COT126025MAP246026APPLE126027MAP28932.24SB-26029POP106030POP106031POP106032POP126033MAP4-6-8-12-206034ELM66035ELM86036POP86037POP86038POP106039POP66040POP86041ELM66042ELM66043ELM2-6-86044ELM4-6-2-8"-12"6045MAP86046MAP2-10-266047MAP4-2-6"-2-8"6048MAP2-14-166049MAP3-2-6"-8"6050MAP126051MAP2-8-106052MAP2-6-126053MAP2-6-126054MAP3-2-10"-14"6055CED56056MAP5-2-10"-12-2-8"6057MAP10-5-12-14-3-10-22"6058MAP126059MAP66060MAP66061MAP66062MAP106063MAP146064MAP126065MAP166066MAP226067MAP86068MAP86069BOX66070MAP86071MAP106072BOX166073ELM126074ELM146075ELM66076ELM66077ELM126078ELM86079MAP386080ELM66081ELM146082ELM126083ELM66084ELM106085ELM106086MAP66087ELM126088COT406089MAP2-6-86090MAP126091CED14932.07SB-46093PIN106094PIN126095CED46096CED86097ELM86098ASH10-HALFDEAD6099PIN146100PIN146102CED106103POP66104POP66105PIN106106POP66107POP106108POP106109POP86110POP86111POP106112POP86113POP86114POP106115POP2-6-86116POP86117PIN146118CED56119CED146120CED106121POP106122POP66123POP66124POP106125POP66126POP66127POP66128POP86129POP66130POP86131POP106132POP86133POP106134POP106135POP106136POP106137POP106138POP86139POP66140POP106141POP86142POP86143POP106144CED46145POP126146CED46147CED66148POP126149POP86150POP8932.82SB-16151POP106152POP106153POP66154POP126155POP66156POP86157POP66158POP106159POP86160POP86161POP106162POP106163POP86164POP86165TREE66166POP86167POP66168POP66169POP86170POP86171POP86172POP86173POP86174POP66175POP66176CED4REMOVE UTILITY POLEAND GUY WIRE(S)S:\PLOWE\CAD\25PROJ\2203 DANCE STUDIO (HUGO)\2203 CAD\2203 BASE 3.DWGFriday, September 5, 2025 4:38:37 PMFAX: (651) 361-8701
PHONE: (651) 361-8210
LINO LAKES, MN 55014
6776 LAKE DRIVE
SUITE 110
SITE PLANNING
& ENGINEERING
PLOWE
ENGINEERING, INC.
PREPARED FOR: RUST ARCHITECTS, P.A.
THE DANCE UNIT
HUGO, MN
8
7
5
4
3
2
1
6
MQA
AG
CHECK BY:
DRAWN BY:
25-2203
DATE:
JOB NO:
05/21/25DESCRIPTIONDATENO.SHEETC1.2Date: License No. 43963
ADAM GINKEL
09.08.2025
I hereby certify that this plan was prepared by me
or under my direct supervision and that I am a duly
licensed professional engineer under the laws of
the State of Minnesota.
REMOVALS PLAN PRELIMINARY25-2203GENERAL NOTES1.THE INFORMATION SHOWN ON THESE DRAWINGS CONCERNING TYPE AND LOCATIONOF EXISTING UTILITIES IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE.THE CONTRACTOR IS RESPONSIBLE FOR MAKING HIS OWN DETERMINATION AS TOTYPE AND LOCATION OF UTILITIES AS NECESSARY TO AVOID DAMAGE TO THESEUTILITIES.2.CALL "811" AT LEAST 48 HOURS PRIOR TO ANY EXCAVATIONS FOR EXISTING UTILITIESLOCATIONS.3.THE CONTRACTOR SHALL FIELD VERIFY SIZE, ELEVATION, AND LOCATION OFEXISTING UTILITIES AND NOTIFY ENGINEER OF ANY DISCREPANCIES PRIOR TO THESTART OF INSTALLATIONS.4.ALL UTILITY AND STREET INSTALLATIONS SHALL CONFORM TO THE CITY STANDARDSPECIFICATIONS AND DETAIL PLATES.5.ALL WORK SHALL BE PERFORMED DURING CITY APPROVED WORKING HOURS.6.STORAGE OF MATERIALS OR EQUIPMENT SHALL NOT BE ALLOWED ON PUBLICSTREETS OR WITHIN PUBLIC RIGHT-OF-WAY.7.NOTIFY CITY A MINIMUM OF 72 HOURS PRIOR TO THE COMMENCEMENT OFCONSTRUCTION.8.ALL ELECTRIC, TELEPHONE, GAS, ETC. EXTENSIONS INCLUDING SERVICE LINES ANDRELOCATIONS SHALL BE COORDINATED BY THE CONTRACTOR AND CONSTRUCTEDTO THE APPROPRIATE UTILITY COMPANY SPECIFICATIONS. ALL UTILITYDISCONNECTIONS SHALL BE COORDINATED WITH THE APPROPRIATE UTILITYCOMPANY.9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING, MAINTAINING TRAFFICCONTROL, SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMENAND LIGHTS, AS NECESSARY TO CONTROL THE MOVEMENT OF TRAFFIC.(22" x 34")NORTH1 INCH = 30 FEETHORIZONTAL300153060RCallbefore you dig.below.Know what'sSITE LAYOUT ADJ.06.27.25
PONDING ADJ.07.22.25
SITE LAYOUT ADJ.09.08.25
Trees to be RemovedPoint #6010601160146015601760186019602060226026602760296030603160326033603460356036603760386039604060416042604360446045604660476048604960506051605260536054605560566057DescriptionCOT7CED4ELM20CED16POP8POP2-6-8"POP6POP6CED4APPLE12MAP28POP10POP10POP10POP12MAP4-6-8-12-20ELM6ELM8POP8POP8POP10POP6POP8ELM6ELM6ELM2-6-8ELM4-6-2-8"-12"MAP8MAP2-10-26MAP4-2-6"-2-8"MAP2-14-16MAP3-2-6"-8"MAP12MAP2-8-10MAP2-6-12MAP2-6-12MAP3-2-10"-14"CED5MAP5-2-10"-12-2-8"MAP10-5-12-14-3-10-22"Trees to be RemovedPoint #6058605960606061606260636064606560666067606860696070607160726073607460756076607760786079608060816082608360846085608660876088608960906091609360946105610661076108DescriptionMAP12MAP6MAP6MAP6MAP10MAP14MAP12MAP16MAP22MAP8MAP8BOX6MAP8MAP10BOX16ELM12ELM14ELM6ELM6ELM12ELM8MAP38ELM6ELM14ELM12ELM6ELM10ELM10MAP6ELM12COT40MAP2-6-8MAP12CED14PIN10PIN12PIN10POP6POP10POP10Trees to be RemovedPoint #6109611161126113612161226123612461256126612761286129613061316132613361346135613661376138613961406141614261436144614561466147614861496150615161526153615461556156DescriptionPOP8POP10POP8POP8POP10POP6POP6POP10POP6POP6POP6POP8POP6POP8POP10POP8POP10POP10POP10POP10POP10POP8POP6POP10POP8POP8POP10CED4POP12CED4CED6POP12POP8POP8POP10POP10POP6POP12POP6POP8Trees to be RemovedPoint #61576158615961606161616261636164616561696170617161726173DescriptionPOP6POP10POP8POP8POP10POP10POP8POP8TREE6POP8POP8POP8POP8POP8BOX= BOXELDERCED = CEDARCOT= COTTONWOODELM= ELMMAP= MAPLEPIN= PINEPOP= POPLARS:\PLOWE\CAD\25PROJ\2203 DANCE STUDIO (HUGO)\2203 CAD\2203 BASE 3.DWGFriday, September 5, 2025 4:38:37 PMFAX: (651) 361-8701
PHONE: (651) 361-8210
LINO LAKES, MN 55014
6776 LAKE DRIVE
SUITE 110
SITE PLANNING
& ENGINEERING
PLOWE
ENGINEERING, INC.
PREPARED FOR: RUST ARCHITECTS, P.A.
THE DANCE UNIT
HUGO, MN
8
7
5
4
3
2
1
6
MQA
AG
CHECK BY:
DRAWN BY:
25-2203
DATE:
JOB NO:
05/21/25DESCRIPTIONDATENO.SHEETC1.3Date: License No. 43963
ADAM GINKEL
09.08.2025
I hereby certify that this plan was prepared by me
or under my direct supervision and that I am a duly
licensed professional engineer under the laws of
the State of Minnesota.
TREE REMOVALS TABULATION PRELIMINARY25-2203SITE LAYOUT ADJ.06.27.25
PONDING ADJ.07.22.25
SITE LAYOUT ADJ.09.08.25
ROCK CONSTRUCTIONENTRANCENOPARKING934.20934.20934.30934.302%934.30FLUSH933.60GUTTER934.10T.O.C.934.205%933.95GUTTER934.20T.O.C.934.30933.60GUTTER934.10T.O.C.934.202%3.9%TYP933.85933.80933.85934.50934.50934.502%TYP934.30934.30933.60934.10GUTTERT.O.C.934.20TRANSITION TOZERO CURB HT. @GARAGE DOOR934.30934.20T.O.C.933.95GUTTER934.20933.70T.O.C.GUTTERTRANSITION TOZERO CURB HT. @GARAGE DOORZERO CURB HT.932.07SB-4N11°50'50"E108.81
S00°01'32"W
140.00 S89°58'28"E384.08120.13 102.17N11°50'50"E222.30
S89°58'28"E400.00N89°55'16"W445.55 measN00°01'32"E
218.00 929930EXISTING PONDHWL 931.1(100-YR)17' EXPANDEDHWY 61 R.O.W.2.9%1.6%1.5%>>>>>>>>>>>>>>1.7%0.7%2.9%NOPARKING>
>WVllllllllllllPROPOSED BUILDINGFFE=934.50D9329329329302.5%>>>>>>>>>>>>>>>>>>>>ENTRANCE5-FT CURB DRAINOPENING (SEE DETAIL)PROVIDE INLET SEDIMENTPROTECTION FOR EXISTINGSTORM SEWER INLETS (TYP)PROVIDE INLET SEDIMENTPROTECTION FOR NEWSTORM SEWER INLETS (TYP)PROPPONDHWL=931.5PROVIDE RIP-RAP W/ GEOTEXTILEFILTER FABRIC AT ALL PIPEDISCHARGE POINTS (TYP)EOF 932.50T.O.C.EOF 932.50T.O.C.EOF 931.505-FT CURB DRAINOPENING (SEE DETAIL)932934934 932S S SSSSSSSSSSSSSSSS S S S S SSSSSSSSSSSSSSSS932930929928926HWL=931.5926928929930 932932932 932
9329329309326001CED56002COT136003COT5-8"6004COT86005COT126006COT86007COT66008COT106009COT86012COT8931.34SB-36023COT126025MAP24932.24SB-2932.07SB-46095CED46096CED86097ELM86098ASH10-HALFDEAD6099PIN146100PIN146102CED106103POP66104POP66110POP86114POP106115POP2-6-86116POP86117PIN146118CED56119CED146120CED10932.82SB-16166POP86167POP66168POP66174POP66175POP66176CED4932932.73933.60932.00932.00932.80932.80930.90931.30933.70933.60933.80933.00933.20932.65932.30932.00933.60932.50934.50934.50934.32934.50932.50932.70933.60933.00932.90933.20933.20932.95933.40933.15930.50933.60933.80933.60933.35S:\PLOWE\CAD\25PROJ\2203 DANCE STUDIO (HUGO)\2203 CAD\2203 BASE 3.DWGFriday, September 5, 2025 4:38:37 PMFAX: (651) 361-8701
PHONE: (651) 361-8210
LINO LAKES, MN 55014
6776 LAKE DRIVE
SUITE 110
SITE PLANNING
& ENGINEERING
PLOWE
ENGINEERING, INC.
PREPARED FOR: RUST ARCHITECTS, P.A.
THE DANCE UNIT
HUGO, MN
8
7
5
4
3
2
1
6
MQA
AG
CHECK BY:
DRAWN BY:
25-2203
DATE:
JOB NO:
05/21/25DESCRIPTIONDATENO.SHEETC2.1Date: License No. 43963
ADAM GINKEL
09.08.2025
I hereby certify that this plan was prepared by me
or under my direct supervision and that I am a duly
licensed professional engineer under the laws of
the State of Minnesota.
GRADING, DRAINAGE & ESC PLAN PRELIMINARY25-2203GENERAL NOTES1.THE INFORMATION SHOWN ON THESE DRAWINGS CONCERNING TYPE AND LOCATIONOF EXISTING UTILITIES IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE.THE CONTRACTOR IS RESPONSIBLE FOR MAKING HIS OWN DETERMINATION AS TOTYPE AND LOCATION OF UTILITIES AS NECESSARY TO AVOID DAMAGE TO THESEUTILITIES.2.CALL "811" AT LEAST 48 HOURS PRIOR TO ANY EXCAVATIONS FOR EXISTING UTILITIESLOCATIONS.3.THE CONTRACTOR SHALL FIELD VERIFY SIZE, ELEVATION, AND LOCATION OFEXISTING UTILITIES AND NOTIFY ENGINEER OF ANY DISCREPANCIES PRIOR TO THESTART OF INSTALLATIONS.4.ALL UTILITY AND STREET INSTALLATIONS SHALL CONFORM TO THE CITY STANDARDSPECIFICATIONS AND DETAIL PLATES.5.ALL WORK SHALL BE PERFORMED DURING CITY APPROVED WORKING HOURS.6.STORAGE OF MATERIALS OR EQUIPMENT SHALL NOT BE ALLOWED ON PUBLICSTREETS OR WITHIN PUBLIC RIGHT-OF-WAY.7.NOTIFY CITY A MINIMUM OF 72 HOURS PRIOR TO THE COMMENCEMENT OFCONSTRUCTION.8.ALL ELECTRIC, TELEPHONE, GAS, ETC. EXTENSIONS INCLUDING SERVICE LINES ANDRELOCATIONS SHALL BE COORDINATED BY THE CONTRACTOR AND CONSTRUCTEDTO THE APPROPRIATE UTILITY COMPANY SPECIFICATIONS. ALL UTILITYDISCONNECTIONS SHALL BE COORDINATED WITH THE APPROPRIATE UTILITYCOMPANY.9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING, MAINTAINING TRAFFICCONTROL, SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMENAND LIGHTS, AS NECESSARY TO CONTROL THE MOVEMENT OF TRAFFIC.(22" x 34")NORTH1 INCH = 30 FEETHORIZONTAL300153060RCallbefore you dig.below.Know what'sGARAGE DOOR DETAILSCALE = 1:10 (THIS DETAIL ONLY)SITE LAYOUT ADJ.06.27.25
PONDING ADJ.07.22.25FRONT ENTRANCE DETAILSCALE = 1:10 (THIS DETAIL ONLY)SITE LAYOUT ADJ.09.08.25
S:\PLOWE\CAD\25PROJ\2203 DANCE STUDIO (HUGO)\2203 CAD\2203 BASE 3.DWGFriday, September 5, 2025 4:38:37 PMFAX: (651) 361-8701
PHONE: (651) 361-8210
LINO LAKES, MN 55014
6776 LAKE DRIVE
SUITE 110
SITE PLANNING
& ENGINEERING
PLOWE
ENGINEERING, INC.
PREPARED FOR: RUST ARCHITECTS, P.A.
THE DANCE UNIT
HUGO, MN
8
7
5
4
3
2
1
6
MQA
AG
CHECK BY:
DRAWN BY:
25-2203
DATE:
JOB NO:
05/21/25DESCRIPTIONDATENO.SHEETC2.2Date: License No. 43963
ADAM GINKEL
09.08.2025
I hereby certify that this plan was prepared by me
or under my direct supervision and that I am a duly
licensed professional engineer under the laws of
the State of Minnesota.
SWPPP PRELIMINARY25-2203SITE LAYOUT ADJ.06.27.25
PONDING ADJ.07.22.25
SITE LAYOUT ADJ.09.08.25 4.1 TERMINATION OF COVERAGE. [MINN. R. 7090]4.2 PERMITTEES MUST SUBMIT A NOT WITHIN 30 DAYS AFTER ALL TERMINATION CONDITIONS LISTED IN SECTION 13 ARECOMPLETE. [MINN. R. 7090]4.3 PERMITTEES MUST SUBMIT A NOT WITHIN 30 DAYS AFTER SELLING OR OTHERWISE LEGALLY TRANSFERRING THE ENTIRESITE, INCLUDING PERMIT RESPONSIBILITY FOR ROADS (E.G., STREET SWEEPING) AND STORMWATER INFRASTRUCTURE FINALCLEAN OUT, OR TRANSFERRING PORTIONS OF A SITE TO ANOTHER PARTY. THE PERMITTEES' COVERAGE UNDER THIS PERMITTERMINATES AT MIDNIGHT ON THE SUBMISSION DATE OF THE NOT. [MINN. R. 7090]4.4 PERMITTEES MAY TERMINATE PERMIT COVERAGE PRIOR TO COMPLETION OF ALL CONSTRUCTION ACTIVITY IF THEY MEETALL OF THE FOLLOWING CONDITIONS:A. CONSTRUCTION ACTIVITY HAS CEASED FOR AT LEAST 90 DAYS; ANDB. AT LEAST 90 PERCENT (BY AREA) OF ALL ORIGINALLY PROPOSED CONSTRUCTION ACTIVITY HAS BEEN COMPLETEDAND PERMANENT COVER HAS BEEN ESTABLISHED ON THOSE AREAS; ANDC. ON AREAS WHERE CONSTRUCTION ACTIVITY IS NOT COMPLETE, PERMANENT COVER HAS BEEN ESTABLISHED; ANDD. THE SITE COMPLIES WITH ITEM 13.3 THROUGH 13.7.AFTER PERMIT COVERAGE IS TERMINATED UNDER THIS ITEM, ANY SUBSEQUENT DEVELOPMENT ON THE REMAINING PORTIONSOF THE SITE WILL REQUIRE PERMIT COVERAGE IF THE SUBSEQUENT DEVELOPMENT ITSELF OR AS PART OF THE REMAININGCOMMON PLAN OF DEVELOPMENT OR SALE WILL RESULT IN LAND DISTURBING ACTIVITIES OF ONE (1) OR MORE ACRES INSIZE. [MINN. R. 7090]4.5 PERMITTEES MAY TERMINATE COVERAGE UPON MPCA APPROVAL AFTER SUBMITTING INFORMATION DOCUMENTING THEOWNER CANCELED THE PROJECT. [MINN. R. 7090]6.1 SWPPP AMENDMENTS. [MINN. R. 7090]6.2 ONE OF THE INDIVIDUALS DESCRIBED IN ITEM 21.2.A OR ITEM 21.2.B OR ANOTHER QUALIFIED INDIVIDUAL MUST COMPLETEALL SWPPP CHANGES. CHANGES INVOLVING THE USE OF A LESS STRINGENT BMP MUST INCLUDE A JUSTIFICATIONDESCRIBING HOW THE REPLACEMENT BMP IS EFFECTIVE FOR THE SITE CHARACTERISTICS. [MINN. R. 7090]6.3 PERMITTEES MUST AMEND THE SWPPP TO INCLUDE ADDITIONAL OR MODIFIED BMPS AS NECESSARY TO CORRECTPROBLEMS IDENTIFIED OR ADDRESS SITUATIONS WHENEVER THERE IS A CHANGE IN DESIGN, CONSTRUCTION, OPERATION,MAINTENANCE, WEATHER OR SEASONAL CONDITIONS HAVING A SIGNIFICANT EFFECT ON THE DISCHARGE OF POLLUTANTSTO SURFACE WATERS OR GROUNDWATER. [MINN. R. 7090]6.4 PERMITTEES MUST AMEND THE SWPPP TO INCLUDE ADDITIONAL OR MODIFIED BMPS AS NECESSARY TO CORRECTPROBLEMS IDENTIFIED OR ADDRESS SITUATIONS WHENEVER INSPECTIONS OR INVESTIGATIONS BY THE SITE OWNER OROPERATOR, USEPA OR MPCA OFFICIALS INDICATE THE SWPPP IS NOT EFFECTIVE IN ELIMINATING OR SIGNIFICANTLYMINIMIZING THE DISCHARGE OF POLLUTANTS TO SURFACE WATERS OR GROUNDWATER OR THE DISCHARGES ARE CAUSINGWATER QUALITY STANDARD EXCEEDANCES (E.G., NUISANCE CONDITIONS AS DEFINED IN MINN. R. 7050.0210, SUBP. 2) OR THESWPPP IS NOT CONSISTENT WITH THE OBJECTIVES OF A USEPA APPROVED TMDL. [MINN. R. 7050.0210]7.1 BMP SELECTION AND INSTALLATION. [MINN. R. 7090]7.2 PERMITTEES MUST SELECT, INSTALL, AND MAINTAIN THE BMPS IDENTIFIED IN THE SWPPP AND IN THIS PERMIT IN ANAPPROPRIATE AND FUNCTIONAL MANNER AND IN ACCORDANCE WITH RELEVANT MANUFACTURER SPECIFICATIONS ANDACCEPTED ENGINEERING PRACTICES. [MINN. R. 7090]8.1 EROSION PREVENTION PRACTICES. [MINN. R. 7090]8.2 BEFORE WORK BEGINS, PERMITTEES MUST DELINEATE THE LOCATION OF AREAS NOT TO BE DISTURBED. [MINN. R. 7090]8.3 PERMITTEES MUST MINIMIZE THE NEED FOR DISTURBANCE OF PORTIONS OF THE PROJECT WITH STEEP SLOPES. WHENSTEEP SLOPES MUST BE DISTURBED, PERMITTEES MUST USE TECHNIQUES SUCH AS PHASING AND STABILIZATION PRACTICESDESIGNED FOR STEEP SLOPES (E.G., SLOPE DRAINING AND TERRACING). [MINN. R. 7090]8.4 PERMITTEES MUST STABILIZE ALL EXPOSED SOIL AREAS, INCLUDING STOCKPILES. STABILIZATION MUST BE INITIATEDIMMEDIATELY TO LIMIT SOIL EROSION WHEN CONSTRUCTION ACTIVITY HAS PERMANENTLY OR TEMPORARILY CEASED ON ANYPORTION OF THE SITE AND WILL NOT RESUME FOR A PERIOD EXCEEDING 14 CALENDAR DAYS. STABILIZATION MUST BECOMPLETED NO LATER THAN 14 CALENDAR DAYS AFTER THE CONSTRUCTION ACTIVITY HAS CEASED. STABILIZATION IS NOTREQUIRED ON CONSTRUCTED BASE COMPONENTS OF ROADS, PARKING LOTS AND SIMILAR SURFACES. STABILIZATION IS NOTREQUIRED ON TEMPORARY STOCKPILES WITHOUT SIGNIFICANT SILT, CLAY OR ORGANIC COMPONENTS (E.G., CLEANAGGREGATE STOCKPILES, DEMOLITION CONCRETE STOCKPILES, SAND STOCKPILES) BUT PERMITTEES MUST PROVIDESEDIMENT CONTROLS AT THE BASE OF THE STOCKPILE. [MINN. R. 7090]8.5 FOR PUBLIC WATERS THAT THE MINNESOTA DNR HAS PROMULGATED "WORK IN WATER RESTRICTIONS" DURINGSPECIFIED FISH SPAWNING TIME FRAMES, PERMITTEES MUST COMPLETE STABILIZATION OF ALL EXPOSED SOIL AREAS WITHIN200 FEET OF THE WATER'S EDGE, AND THAT DRAIN TO THESE WATERS, WITHIN 24 HOURS DURING THE RESTRICTION PERIOD.[MINN. R. 7090]8.6 PERMITTEES MUST STABILIZE THE NORMAL WETTED PERIMETER OF THE LAST 200 LINEAR FEET OF TEMPORARY ORPERMANENT DRAINAGE DITCHES OR SWALES THAT DRAIN WATER FROM THE SITE WITHIN 24 HOURS AFTER CONNECTING TO ASURFACE WATER OR PROPERTY EDGE. PERMITTEES MUST COMPLETE STABILIZATION OF REMAINING PORTIONS OFTEMPORARY OR PERMANENT DITCHES OR SWALES WITHIN 14 CALENDAR DAYS AFTER CONNECTING TO A SURFACE WATEROR PROPERTY EDGE AND CONSTRUCTION IN THAT PORTION OF THE DITCH TEMPORARILY OR PERMANENTLY CEASES. [MINN.R. 7090]8.7 TEMPORARY OR PERMANENT DITCHES OR SWALES BEING USED AS A SEDIMENT CONTAINMENT SYSTEM DURINGCONSTRUCTION (WITH PROPERLY DESIGNED ROCK-DITCH CHECKS, BIO ROLLS, SILT DIKES, ETC.) DO NOT NEED TO BESTABILIZED. PERMITTEES MUST STABILIZE THESE AREAS WITHIN 24 HOURS AFTER THEIR USE AS A SEDIMENT CONTAINMENTSYSTEM CEASES. [MINN. R. 7090]8.8 PERMITTEES MUST NOT USE MULCH, HYDROMULCH, TACKIFIER, POLYACRYLAMIDE OR SIMILAR EROSION PREVENTIONPRACTICES WITHIN ANY PORTION OF THE NORMAL WETTED PERIMETER OF A TEMPORARY OR PERMANENT DRAINAGE DITCHOR SWALE SECTION WITH A CONTINUOUS SLOPE OF GREATER THAN 2 PERCENT. [MINN. R. 7090]8.9 PERMITTEES MUST PROVIDE TEMPORARY OR PERMANENT ENERGY DISSIPATION AT ALL PIPE OUTLETS WITHIN 24 HOURSAFTER CONNECTION TO A SURFACE WATER OR PERMANENT STORMWATER TREATMENT SYSTEM. [MINN. R. 7090]8.10 PERMITTEES MUST NOT DISTURB MORE LAND (I.E., PHASING) THAN CAN BE EFFECTIVELY INSPECTED AND MAINTAINED INACCORDANCE WITH SECTION 11. [MINN. R. 7090]9.1 SEDIMENT CONTROL PRACTICES. [MINN. R. 7090]9.2 PERMITTEES MUST ESTABLISH SEDIMENT CONTROL BMPS ON ALL DOWNGRADIENT PERIMETERS OF THE SITE ANDDOWNGRADIENT AREAS OF THE SITE THAT DRAIN TO ANY SURFACE WATER, INCLUDING CURB AND GUTTER SYSTEMS.PERMITTEES MUST LOCATE SEDIMENT CONTROL PRACTICES UPGRADIENT OF ANY BUFFER ZONES. PERMITTEES MUSTINSTALL SEDIMENT CONTROL PRACTICES BEFORE ANY UPGRADIENT LAND-DISTURBING ACTIVITIES BEGIN AND MUST KEEPTHE SEDIMENT CONTROL PRACTICES IN PLACE UNTIL THEY ESTABLISH PERMANENT COVER. [MINN. R. 7090]9.3 IF DOWNGRADIENT SEDIMENT CONTROLS ARE OVERLOADED, BASED ON FREQUENT FAILURE OR EXCESSIVEMAINTENANCE REQUIREMENTS, PERMITTEES MUST INSTALL ADDITIONAL UPGRADIENT SEDIMENT CONTROL PRACTICES ORREDUNDANT BMPS TO ELIMINATE THE OVERLOADING AND AMEND THE SWPPP TO IDENTIFY THESE ADDITIONAL PRACTICES ASREQUIRED IN ITEM 6.3. [MINN. R. 7090]9.4 TEMPORARY OR PERMANENT DRAINAGE DITCHES AND SEDIMENT BASINS DESIGNED AS PART OF A SEDIMENTCONTAINMENT SYSTEM (E.G., DITCHES WITH ROCK-CHECK DAMS) REQUIRE SEDIMENT CONTROL PRACTICES ONLY ASAPPROPRIATE FOR SITE CONDITIONS. [MINN. R. 7090]9.5 A FLOATING SILT CURTAIN PLACED IN THE WATER IS NOT A SEDIMENT CONTROL BMP TO SATISFY ITEM 9.2 EXCEPT WHENWORKING ON A SHORELINE OR BELOW THE WATERLINE. IMMEDIATELY AFTER THE SHORT TERM CONSTRUCTION ACTIVITY(E.G., INSTALLATION OF RIP RAP ALONG THE SHORELINE) IN THAT AREA IS COMPLETE, PERMITTEES MUST INSTALL ANUPLAND PERIMETER CONTROL PRACTICE IF EXPOSED SOILS STILL DRAIN TO A SURFACE WATER. [MINN. R. 7090]9.6 PERMITTEES MUST RE-INSTALL ALL SEDIMENT CONTROL PRACTICES ADJUSTED OR REMOVED TO ACCOMMODATESHORT-TERM ACTIVITIES SUCH AS CLEARING OR GRUBBING, OR PASSAGE OF VEHICLES, IMMEDIATELY AFTER THESHORT-TERM ACTIVITY IS COMPLETED. PERMITTEES MUST RE-INSTALL SEDIMENT CONTROL PRACTICES BEFORE THE NEXTPRECIPITATION EVENT EVEN IF THE SHORT-TERM ACTIVITY IS NOT COMPLETE. [MINN. R. 7090]9.7 PERMITTEES MUST PROTECT ALL STORM DRAIN INLETS USING APPROPRIATE BMPS DURING CONSTRUCTION UNTIL THEYESTABLISH PERMANENT COVER ON ALL AREAS WITH POTENTIAL FOR DISCHARGING TO THE INLET. [MINN. R. 7090]9.8 PERMITTEES MAY REMOVE INLET PROTECTION FOR A PARTICULAR INLET IF A SPECIFIC SAFETY CONCERN (E.G. STREETFLOODING/FREEZING) IS IDENTIFIED BY THE PERMITTEES OR THE JURISDICTIONAL AUTHORITY (E.G.,CITY/COUNTY/TOWNSHIP/MINNESOTA DEPARTMENT OF TRANSPORTATION ENGINEER). PERMITTEES MUST DOCUMENT THENEED FOR REMOVAL IN THE SWPPP. [MINN. R. 7090]9.9 PERMITTEES MUST PROVIDE SILT FENCE OR OTHER EFFECTIVE SEDIMENT CONTROLS AT THE BASE OF STOCKPILES ONTHE DOWNGRADIENT PERIMETER. [MINN. R. 7090]9.10 PERMITTEES MUST LOCATE STOCKPILES OUTSIDE OF NATURAL BUFFERS OR SURFACE WATERS, INCLUDINGSTORMWATER CONVEYANCES SUCH AS CURB AND GUTTER SYSTEMS UNLESS THERE IS A BYPASS IN PLACE FOR THESTORMWATER. [MINN. R. 7090]9.11 PERMITTEES MUST INSTALL A VEHICLE TRACKING BMP TO MINIMIZE THE TRACK OUT OF SEDIMENT FROM THECONSTRUCTION SITE OR ONTO PAVED ROADS WITHIN THE SITE. [MINN. R. 7090]9.12 PERMITTEES MUST USE STREET SWEEPING IF VEHICLE TRACKING BMPS ARE NOT ADEQUATE TO PREVENT SEDIMENTTRACKING ONTO THE STREET. [MINN. R. 7090]9.13 PERMITTEES MUST INSTALL TEMPORARY SEDIMENT BASINS AS REQUIRED IN SECTION 14. [MINN. R. 7090]9.14 IN ANY AREAS OF THE SITE WHERE FINAL VEGETATIVE STABILIZATION WILL OCCUR, PERMITTEES MUST RESTRICTVEHICLE AND EQUIPMENT USE TO MINIMIZE SOIL COMPACTION. [MINN. R. 7090]9.15 PERMITTEES MUST PRESERVE TOPSOIL ON THE SITE, UNLESS INFEASIBLE. [MINN. R. 7090]9.16 PERMITTEES MUST DIRECT DISCHARGES FROM BMPS TO VEGETATED AREAS UNLESS INFEASIBLE. [MINN. R. 7090]9.17 PERMITTEES MUST PRESERVE A 50 FOOT NATURAL BUFFER OR, IF A BUFFER IS INFEASIBLE ON THE SITE, PROVIDEREDUNDANT (DOUBLE) PERIMETER SEDIMENT CONTROLS WHEN A SURFACE WATER IS LOCATED WITHIN 50 FEET OF THEPROJECT'S EARTH DISTURBANCES AND STORMWATER FLOWS TO THE SURFACE WATER. PERMITTEES MUST INSTALLPERIMETER SEDIMENT CONTROLS AT LEAST 5 FEET APART UNLESS LIMITED BY LACK OF AVAILABLE SPACE. NATURALBUFFERS ARE NOT REQUIRED ADJACENT TO ROAD DITCHES, JUDICIAL DITCHES, COUNTY DITCHES, STORMWATERCONVEYANCE CHANNELS, STORM DRAIN INLETS, AND SEDIMENT BASINS. IF PRESERVING THE BUFFER IS INFEASIBLE,PERMITTEES MUST DOCUMENT THE REASONS IN THE SWPPP. SHEET PILING IS A REDUNDANT PERIMETER CONTROL IFINSTALLED IN A MANNER THAT RETAINS ALL STORMWATER. [MINN. R. 7090]9.18 PERMITTEES MUST USE POLYMERS, FLOCCULANTS, OR OTHER SEDIMENTATION TREATMENT CHEMICALS INACCORDANCE WITH ACCEPTED ENGINEERING PRACTICES, DOSING SPECIFICATIONS AND SEDIMENT REMOVAL DESIGNSPECIFICATIONS PROVIDED BY THE MANUFACTURER OR SUPPLIER. THE PERMITTEES MUST USE CONVENTIONAL EROSIONAND SEDIMENT CONTROLS PRIOR TO CHEMICAL ADDITION AND MUST DIRECT TREATED STORMWATER TO A SEDIMENTCONTROL SYSTEM FOR FILTRATION OR SETTLEMENT OF THE FLOC PRIOR TO DISCHARGE. [MINN. R. 7090]10.1 DEWATERING AND BASIN DRAINING. [MINN. R. 7090]10.2 PERMITTEES MUST DISCHARGE TURBID OR SEDIMENT-LADEN WATERS RELATED TO DEWATERING OR BASIN DRAINING(E.G., PUMPED DISCHARGES, TRENCH/DITCH CUTS FOR DRAINAGE) TO A TEMPORARY OR PERMANENT SEDIMENT BASIN ONTHE PROJECT SITE UNLESS INFEASIBLE. PERMITTEES MAY DEWATER TO SURFACE WATERS IF THEY VISUALLY CHECK TOENSURE ADEQUATE TREATMENT HAS BEEN OBTAINED AND NUISANCE CONDITIONS (SEE MINN. R. 7050.0210, SUBP. 2) WILLNOT RESULT FROM THE DISCHARGE. IF PERMITTEES CANNOT DISCHARGE THE WATER TO A SEDIMENTATION BASIN PRIOR TOENTERING A SURFACE WATER, PERMITTEES MUST TREAT IT WITH APPROPRIATE BMPS SUCH THAT THE DISCHARGE DOES NOTADVERSELY AFFECT THE SURFACE WATER OR DOWNSTREAM PROPERTIES. [MINN. R. 7050.0210]10.3 IF PERMITTEES MUST DISCHARGE WATER CONTAINING OIL OR GREASE, THEY MUST USE AN OIL-WATER SEPARATOR ORSUITABLE FILTRATION DEVICE (E.G., CARTRIDGE FILTERS, ABSORBENTS PADS) PRIOR TO DISCHARGE. [MINN. R. 7090]10.4 PERMITTEES MUST DISCHARGE ALL WATER FROM DEWATERING OR BASIN-DRAINING ACTIVITIES IN A MANNER THAT DOESNOT CAUSE EROSION OR SCOUR IN THE IMMEDIATE VICINITY OF DISCHARGE POINTS OR INUNDATION OF WETLANDS IN THEIMMEDIATE VICINITY OF DISCHARGE POINTS THAT CAUSES SIGNIFICANT ADVERSE IMPACT TO THE WETLAND. [MINN. R. 7090]10.5 IF PERMITTEES USE FILTERS WITH BACKWASH WATER, THEY MUST HAUL THE BACKWASH WATER AWAY FOR DISPOSAL,RETURN THE BACKWASH WATER TO THE BEGINNING OF THE TREATMENT PROCESS, OR INCORPORATE THE BACKWASHWATER INTO THE SITE IN A MANNER THAT DOES NOT CAUSE EROSION. [MINN. R. 7090]11.1 INSPECTIONS AND MAINTENANCE. [MINN. R. 7090]11.2 PERMITTEES MUST ENSURE A TRAINED PERSON, AS IDENTIFIED IN ITEM 21.2.B, WILL INSPECT THE ENTIRE CONSTRUCTIONSITE AT LEAST ONCE EVERY SEVEN (7) DAYS DURING ACTIVE CONSTRUCTION AND WITHIN 24 HOURS AFTER A RAINFALLEVENT GREATER THAN 1/2 INCH IN 24 HOURS. [MINN. R. 7090]11.3 PERMITTEES MUST INSPECT AND MAINTAIN ALL PERMANENT STORMWATER TREATMENT BMPS. [MINN. R. 7090]11.4 PERMITTEES MUST INSPECT ALL EROSION PREVENTION AND SEDIMENT CONTROL BMPS AND POLLUTION PREVENTIONMANAGEMENT MEASURES TO ENSURE INTEGRITY AND EFFECTIVENESS. PERMITTEES MUST REPAIR, REPLACE ORSUPPLEMENT ALL NONFUNCTIONAL BMPS WITH FUNCTIONAL BMPS BY THE END OF THE NEXT BUSINESS DAY AFTERDISCOVERY UNLESS ANOTHER TIME FRAME IS SPECIFIED IN ITEM 11.5 OR 11.6. PERMITTEES MAY TAKE ADDITIONAL TIME IFFIELD CONDITIONS PREVENT ACCESS TO THE AREA. [MINN. R. 7090]11.5 DURING EACH INSPECTION, PERMITTEES MUST INSPECT SURFACE WATERS, INCLUDING DRAINAGE DITCHES ANDCONVEYANCE SYSTEMS BUT NOT CURB AND GUTTER SYSTEMS, FOR EVIDENCE OF EROSION AND SEDIMENT DEPOSITION.PERMITTEES MUST REMOVE ALL DELTAS AND SEDIMENT DEPOSITED IN SURFACE WATERS, INCLUDING DRAINAGE WAYS,CATCH BASINS, AND OTHER DRAINAGE SYSTEMS AND RESTABILIZE THE AREAS WHERE SEDIMENT REMOVAL RESULTS INEXPOSED SOIL. PERMITTEES MUST COMPLETE REMOVAL AND STABILIZATION WITHIN SEVEN (7) CALENDAR DAYS OFDISCOVERY UNLESS PRECLUDED BY LEGAL, REGULATORY, OR PHYSICAL ACCESS CONSTRAINTS. PERMITTEES MUST USE ALLREASONABLE EFFORTS TO OBTAIN ACCESS. IF PRECLUDED, REMOVAL AND STABILIZATION MUST TAKE PLACE WITHIN SEVEN(7) DAYS OF OBTAINING ACCESS. PERMITTEES ARE RESPONSIBLE FOR CONTACTING ALL LOCAL, REGIONAL, STATE ANDFEDERAL AUTHORITIES AND RECEIVING ANY APPLICABLE PERMITS, PRIOR TO CONDUCTING ANY WORK IN SURFACE WATERS.[MINN. R. 7090]11.6 PERMITTEES MUST INSPECT CONSTRUCTION SITE VEHICLE EXIT LOCATIONS, STREETS AND CURB AND GUTTER SYSTEMSWITHIN AND ADJACENT TO THE PROJECT FOR SEDIMENTATION FROM EROSION OR TRACKED SEDIMENT FROM VEHICLES.PERMITTEES MUST REMOVE SEDIMENT FROM ALL PAVED SURFACES WITHIN ONE (1) CALENDAR DAY OF DISCOVERY OR, IFAPPLICABLE, WITHIN A SHORTER TIME TO AVOID A SAFETY HAZARD TO USERS OF PUBLIC STREETS. [MINN. R. 7090]11.7 PERMITTEES MUST REPAIR, REPLACE OR SUPPLEMENT ALL PERIMETER CONTROL DEVICES WHEN THEY BECOMENONFUNCTIONAL OR THE SEDIMENT REACHES 1/2 OF THE HEIGHT OF THE DEVICE. [MINN. R. 7090]11.8 PERMITTEES MUST DRAIN TEMPORARY AND PERMANENT SEDIMENTATION BASINS AND REMOVE THE SEDIMENT WHENTHE DEPTH OF SEDIMENT COLLECTED IN THE BASIN REACHES 1/2 THE STORAGE VOLUME. [MINN. R. 7090]11.9 PERMITTEES MUST ENSURE THAT AT LEAST ONE INDIVIDUAL PRESENT ON THE SITE (OR AVAILABLE TO THE PROJECTSITE IN THREE (3) CALENDAR DAYS) IS TRAINED IN THE JOB DUTIES DESCRIBED IN ITEM 21.2.B. [MINN. R. 7090]11.10 PERMITTEES MAY ADJUST THE INSPECTION SCHEDULE DESCRIBED IN ITEM 11.2 AS FOLLOWS:A. INSPECTIONS OF AREAS WITH PERMANENT COVER CAN BE REDUCED TO ONCE PER MONTH, EVEN IF CONSTRUCTIONACTIVITY CONTINUES ON OTHER PORTIONS OF THE SITE; ORB. WHERE SITES HAVE PERMANENT COVER ON ALL EXPOSED SOIL AND NO CONSTRUCTION ACTIVITY IS OCCURRINGANYWHERE ON THE SITE, INSPECTIONS CAN BE REDUCED TO ONCE PER MONTH AND, AFTER 12 MONTHS, MAY BESUSPENDED COMPLETELY UNTIL CONSTRUCTION ACTIVITY RESUMES. THE MPCA MAY REQUIRE INSPECTIONS TO RESUMEIF CONDITIONS WARRANT; ORC. WHERE CONSTRUCTION ACTIVITY HAS BEEN SUSPENDED DUE TO FROZEN GROUND CONDITIONS, INSPECTIONS MAY BESUSPENDED. INSPECTIONS MUST RESUME WITHIN 24 HOURS OF RUNOFF OCCURRING, OR UPON RESUMINGCONSTRUCTION, WHICHEVER COMES FIRST. [MINN. R. 7090]11.11 PERMITTEES MUST RECORD ALL INSPECTIONS AND MAINTENANCE ACTIVITIES WITHIN 24 HOURS OF BEING CONDUCTEDAND THESE RECORDS MUST BE RETAINED WITH THE SWPPP. THESE RECORDS MUST INCLUDE:A. DATE AND TIME OF INSPECTIONS; ANDB. NAME OF PERSONS CONDUCTING INSPECTIONS; ANDC. ACCURATE FINDINGS OF INSPECTIONS, INCLUDING THE SPECIFIC LOCATION WHERE CORRECTIVE ACTIONS ARE NEEDED;ANDD. CORRECTIVE ACTIONS TAKEN (INCLUDING DATES, TIMES, AND PARTY COMPLETING MAINTENANCE ACTIVITIES); ANDE. DATE OF ALL RAINFALL EVENTS GREATER THAN 1/2 INCHES IN 24 HOURS, AND THE AMOUNT OF RAINFALL FOR EACHEVENT. PERMITTEES MUST OBTAIN RAINFALL AMOUNTS BY EITHER A PROPERLY MAINTAINED RAIN GAUGE INSTALLEDONSITE, A WEATHER STATION THAT IS WITHIN ONE (1) MILE OF YOUR LOCATION, OR A WEATHER REPORTING SYSTEMTHAT PROVIDES SITE SPECIFIC RAINFALL DATA FROM RADAR SUMMARIES; ANDF. IF PERMITTEES OBSERVE A DISCHARGE DURING THE INSPECTION, THEY MUST RECORD AND SHOULD PHOTOGRAPH ANDDESCRIBE THE LOCATION OF THE DISCHARGE (I.E., COLOR, ODOR, SETTLED OR SUSPENDED SOLIDS, OIL SHEEN, ANDOTHER OBVIOUS INDICATORS OF POLLUTANTS); ANDG. ANY AMENDMENTS TO THE SWPPP PROPOSED AS A RESULT OF THE INSPECTION MUST BE DOCUMENTED AS REQUIRED INSECTION 6 WITHIN SEVEN (7) CALENDAR DAYS. [MINN. R. 7090]12.1 POLLUTION PREVENTION MANAGEMENT MEASURES. [MINN. R. 7090]12.2 PERMITTEES MUST PLACE BUILDING PRODUCTS AND LANDSCAPE MATERIALS UNDER COVER (E.G., PLASTIC SHEETING ORTEMPORARY ROOFS) OR PROTECT THEM BY SIMILARLY EFFECTIVE MEANS DESIGNED TO MINIMIZE CONTACT WITHSTORMWATER. PERMITTEES ARE NOT REQUIRED TO COVER OR PROTECT PRODUCTS WHICH ARE EITHER NOT A SOURCE OFCONTAMINATION TO STORMWATER OR ARE DESIGNED TO BE EXPOSED TO STORMWATER. [MINN. R. 7090]12.3 PERMITTEES MUST PLACE PESTICIDES, FERTILIZERS AND TREATMENT CHEMICALS UNDER COVER (E.G., PLASTICSHEETING OR TEMPORARY ROOFS) OR PROTECT THEM BY SIMILARLY EFFECTIVE MEANS DESIGNED TO MINIMIZE CONTACTWITH STORMWATER. [MINN. R. 7090]12.4 PERMITTEES MUST STORE HAZARDOUS MATERIALS AND TOXIC WASTE, (INCLUDING OIL, DIESEL FUEL, GASOLINE,HYDRAULIC FLUIDS, PAINT SOLVENTS, PETROLEUM-BASED PRODUCTS, WOOD PRESERVATIVES, ADDITIVES, CURINGCOMPOUNDS, AND ACIDS) IN SEALED CONTAINERS TO PREVENT SPILLS, LEAKS OR OTHER DISCHARGE. STORAGE ANDDISPOSAL OF HAZARDOUS WASTE MATERIALS MUST BE IN COMPLIANCE WITH MINN. R. CH. 7045 INCLUDING SECONDARYCONTAINMENT AS APPLICABLE. [MINN. R. 7090]12.5 PERMITTEES MUST PROPERLY STORE, COLLECT AND DISPOSE SOLID WASTE IN COMPLIANCE WITH MINN. R. CH. 7035.[MINN. R. 7035]12.6 PERMITTEES MUST POSITION PORTABLE TOILETS SO THEY ARE SECURE AND WILL NOT TIP OR BE KNOCKED OVER.PERMITTEES MUST PROPERLY DISPOSE SANITARY WASTE IN ACCORDANCE WITH MINN. R. CH. 7041. [MINN. R. 7041]12.7 PERMITTEES MUST TAKE REASONABLE STEPS TO PREVENT THE DISCHARGE OF SPILLED OR LEAKED CHEMICALS,INCLUDING FUEL, FROM ANY AREA WHERE CHEMICALS OR FUEL WILL BE LOADED OR UNLOADED INCLUDING THE USE OF DRIPPANS OR ABSORBENTS UNLESS INFEASIBLE. PERMITTEES MUST ENSURE ADEQUATE SUPPLIES ARE AVAILABLE AT ALL TIMESTO CLEAN UP DISCHARGED MATERIALS AND THAT AN APPROPRIATE DISPOSAL METHOD IS AVAILABLE FOR RECOVEREDSPILLED MATERIALS. PERMITTEES MUST REPORT AND CLEAN UP SPILLS IMMEDIATELY AS REQUIRED BY MINN. STAT. 115.061,USING DRY CLEAN UP MEASURES WHERE POSSIBLE. [MINN. STAT. 115.061]12.8 PERMITTEES MUST LIMIT VEHICLE EXTERIOR WASHING AND EQUIPMENT TO A DEFINED AREA OF THE SITE. PERMITTEESMUST CONTAIN RUNOFF FROM THE WASHING AREA IN A SEDIMENT BASIN OR OTHER SIMILARLY EFFECTIVE CONTROLS ANDMUST DISPOSE WASTE FROM THE WASHING ACTIVITY PROPERLY. PERMITTEES MUST PROPERLY USE AND STORE SOAPS,DETERGENTS, OR SOLVENTS. [MINN. R. 7090]12.9 PERMITTEES MUST PROVIDE EFFECTIVE CONTAINMENT FOR ALL LIQUID AND SOLID WASTES GENERATED BY WASHOUTOPERATIONS (E.G., CONCRETE, STUCCO, PAINT, FORM RELEASE OILS, CURING COMPOUNDS AND OTHER CONSTRUCTIONMATERIALS) RELATED TO THE CONSTRUCTION ACTIVITY. PERMITTEES MUST PREVENT LIQUID AND SOLID WASHOUT WASTESFROM CONTACTING THE GROUND AND MUST DESIGN THE CONTAINMENT SO IT DOES NOT RESULT IN RUNOFF FROM THEWASHOUT OPERATIONS OR AREAS. PERMITTEES MUST PROPERLY DISPOSE LIQUID AND SOLID WASTES IN COMPLIANCE WITHMPCA RULES. PERMITTEES MUST INSTALL A SIGN INDICATING THE LOCATION OF THE WASHOUT FACILITY. [MINN. R. 7035, MINN.R. 7090]13.1 PERMIT TERMINATION CONDITIONS. [MINN. R. 7090]13.2 PERMITTEES MUST COMPLETE ALL CONSTRUCTION ACTIVITY AND MUST INSTALL PERMANENT COVER OVER ALL AREASPRIOR TO SUBMITTING THE NOT. VEGETATIVE COVER MUST CONSIST OF A UNIFORM PERENNIAL VEGETATION WITH A DENSITYOF 70 PERCENT OF ITS EXPECTED FINAL GROWTH. VEGETATION IS NOT REQUIRED WHERE THE FUNCTION OF A SPECIFIC AREADICTATES NO VEGETATION, SUCH AS IMPERVIOUS SURFACES OR THE BASE OF A SAND FILTER. [MINN. R. 7090]13.3 PERMITTEES MUST CLEAN THE PERMANENT STORMWATER TREATMENT SYSTEM OF ANY ACCUMULATED SEDIMENT ANDMUST ENSURE THE SYSTEM MEETS ALL APPLICABLE REQUIREMENTS IN SECTION 15 THROUGH 19 AND IS OPERATING ASDESIGNED. [MINN. R. 7090]13.4 PERMITTEES MUST REMOVE ALL SEDIMENT FROM CONVEYANCE SYSTEMS PRIOR TO SUBMITTING THE NOT. [MINN. R. 7090]13.5 PERMITTEES MUST REMOVE ALL TEMPORARY SYNTHETIC EROSION PREVENTION AND SEDIMENT CONTROL BMPS PRIORTO SUBMITTING THE NOT. PERMITTEES MAY LEAVE BMPS DESIGNED TO DECOMPOSE ON-SITE IN PLACE. [MINN. R. 7090]13.6 FOR RESIDENTIAL CONSTRUCTION ONLY, PERMIT COVERAGE TERMINATES ON INDIVIDUAL LOTS IF THE STRUCTURES AREFINISHED AND TEMPORARY EROSION PREVENTION AND DOWNGRADIENT PERIMETER CONTROL IS COMPLETE, THE RESIDENCESELLS TO THE HOMEOWNER, AND THE PERMITTEE DISTRIBUTES THE MPCA'S "HOMEOWNER FACT SHEET" TO THEHOMEOWNER. [MINN. R. 7090]13.7 FOR CONSTRUCTION PROJECTS ON AGRICULTURAL LAND (E.G., PIPELINES ACROSS CROPLAND), PERMITTEES MUSTRETURN THE DISTURBED LAND TO ITS PRECONSTRUCTION AGRICULTURAL USE PRIOR TO SUBMITTING THE NOT. [MINN. R.7090]14.1 TEMPORARY SEDIMENT BASINS. [MINN. R. 7090]14.2 WHERE TEN (10) OR MORE ACRES OF DISTURBED SOIL DRAIN TO A COMMON LOCATION, PERMITTEES MUST PROVIDE ATEMPORARY SEDIMENT BASIN TO PROVIDE TREATMENT OF THE RUNOFF BEFORE IT LEAVES THE CONSTRUCTION SITE ORENTERS SURFACE WATERS. PERMITTEES MAY CONVERT A TEMPORARY SEDIMENT BASIN TO A PERMANENT BASIN AFTERCONSTRUCTION IS COMPLETE. THE TEMPORARY BASIN IS NO LONGER REQUIRED WHEN PERMANENT COVER HAS REDUCEDTHE ACREAGE OF DISTURBED SOIL TO LESS THAN TEN (10) ACRES DRAINING TO A COMMON LOCATION. [MINN. R. 7090]14.3 THE TEMPORARY BASIN MUST PROVIDE LIVE STORAGE FOR A CALCULATED VOLUME OF RUNOFF FROM A TWO (2)-YEAR,24-HOUR STORM FROM EACH ACRE DRAINED TO THE BASIN OR 1,800 CUBIC FEET OF LIVE STORAGE PER ACRE DRAINED,WHICHEVER IS GREATER. [MINN. R. 7090]14.4 WHERE PERMITTEES HAVE NOT CALCULATED THE TWO (2)-YEAR, 24-HOUR STORM RUNOFF AMOUNT, THE TEMPORARYBASIN MUST PROVIDE 3,600 CUBIC FEET OF LIVE STORAGE PER ACRE OF THE BASINS' DRAINAGE AREA. [MINN. R. 7090]14.5 PERMITTEES MUST DESIGN BASIN OUTLETS TO PREVENT SHORT-CIRCUITING AND THE DISCHARGE OF FLOATING DEBRIS.[MINN. R. 7090]14.6 PERMITTEES MUST DESIGN THE OUTLET STRUCTURE TO WITHDRAW WATER FROM THE SURFACE TO MINIMIZE THEDISCHARGE OF POLLUTANTS. PERMITTEES MAY TEMPORARILY SUSPEND THE USE OF A SURFACE WITHDRAWAL MECHANISMDURING FROZEN CONDITIONS. THE BASIN MUST INCLUDE A STABILIZED EMERGENCY OVERFLOW TO PREVENT FAILURE OFPOND INTEGRITY. [MINN. R. 7090]14.7 PERMITTEES MUST PROVIDE ENERGY DISSIPATION FOR THE BASIN OUTLET WITHIN 24 HOURS AFTER CONNECTION TO ASURFACE WATER. [MINN. R. 7090]14.8 PERMITTEES MUST LOCATE TEMPORARY BASINS OUTSIDE OF SURFACE WATERS AND ANY BUFFER ZONE REQUIRED INITEM 23.11. [MINN. R. 7090]14.9 PERMITTEES MUST CONSTRUCT THE TEMPORARY BASINS PRIOR TO DISTURBING 10 OR MORE ACRES OF SOIL DRAININGTO A COMMON LOCATION. [MINN. R. 7090]14.10 WHERE A TEMPORARY SEDIMENT BASIN MEETING THE REQUIREMENTS OF ITEM 14.3 THROUGH 14.9 IS INFEASIBLE,PERMITTEES MUST INSTALL EFFECTIVE SEDIMENT CONTROLS SUCH AS SMALLER SEDIMENT BASINS AND/OR SEDIMENTTRAPS, SILT FENCES, VEGETATIVE BUFFER STRIPS OR ANY APPROPRIATE COMBINATION OF MEASURES AS DICTATED BYINDIVIDUAL SITE CONDITIONS. IN DETERMINING WHETHER INSTALLING A SEDIMENT BASIN IS INFEASIBLE, PERMITTEES MUSTCONSIDER PUBLIC SAFETY AND MAY CONSIDER FACTORS SUCH AS SITE SOILS, SLOPE, AND AVAILABLE AREA ON-SITE.PERMITTEES MUST DOCUMENT THIS DETERMINATION OF INFEASIBILITY IN THE SWPPP. [MINN. R. 7090]15.1 PERMANENT STORMWATER TREATMENT SYSTEM. [MINN. R. 7090]15.2 PERMITTEES MUST DESIGN THE PROJECT SO ALL STORMWATER DISCHARGED FROM THE PROJECT DURING AND AFTERCONSTRUCTION ACTIVITIES DOES NOT CAUSE A VIOLATION OF STATE WATER QUALITY STANDARDS, INCLUDING NUISANCECONDITIONS, EROSION IN RECEIVING CHANNELS OR ON DOWNSLOPE PROPERTIES, OR A SIGNIFICANT ADVERSE IMPACT TOWETLANDS CAUSED BY INUNDATION OR DECREASE OF FLOW. [MINN. R. 7090]15.3 PERMITTEES MUST DESIGN AND CONSTRUCT A PERMANENT STORMWATER TREATMENT SYSTEM TO TREAT THE WATERQUALITY VOLUME IF THE PROJECT'S ULTIMATE DEVELOPMENT REPLACES VEGETATION AND/OR OTHER PERVIOUS SURFACESCREATING A NET INCREASE OF ONE (1) OR MORE ACRES OF CUMULATIVE IMPERVIOUS SURFACE. [MINN. R. 7090]15.4 PERMITTEES MUST CALCULATE THE WATER QUALITY VOLUME AS ONE (1) INCH TIMES THE NET INCREASE OF IMPERVIOUSSURFACES CREATED BY THE PROJECT. [MINN. R. 7090]15.5 PERMITTEES MUST FIRST CONSIDER VOLUME REDUCTION PRACTICES ON-SITE (E.G., INFILTRATION OR OTHER) WHENDESIGNING THE PERMANENT STORMWATER TREATMENT SYSTEM. IF THIS PERMIT PROHIBITS INFILTRATION AS DESCRIBED INITEM 16.14 THROUGH ITEM 16.21, PERMITTEES MAY CONSIDER A WET SEDIMENTATION BASIN, FILTRATION BASIN OR REGIONALPOND. THIS PERMIT DOES NOT CONSIDER WET SEDIMENTATION BASINS AND FILTRATION SYSTEMS TO BE VOLUME REDUCTIONPRACTICES. [MINN. R. 7090]15.6 FOR PROJECTS WHERE THE FULL VOLUME REDUCTION REQUIREMENT CANNOT BE MET ON-SITE, (E.G., THE SITE HASINFILTRATION PROHIBITIONS), PERMITTEES MUST DOCUMENT THE REASONS IN THE SWPPP. [MINN. R. 7090]15.7 PERMITTEES MUST DISCHARGE THE WATER QUALITY VOLUME TO A PERMANENT STORMWATER TREATMENT SYSTEMPRIOR TO DISCHARGE TO A SURFACE WATER. FOR PURPOSES OF THIS ITEM, SURFACE WATERS DO NOT INCLUDE MAN-MADEDRAINAGE SYSTEMS THAT CONVEY STORMWATER TO A PERMANENT STORMWATER TREATMENT SYSTEM. [MINN. R. 7090]15.8 WHERE THE PROXIMITY TO BEDROCK PRECLUDES THE INSTALLATION OF ANY OF THE PERMANENT STORMWATERTREATMENT PRACTICES REQUIRED BY SECTIONS 15 THROUGH 19, PERMITTEES MUST INSTALL OTHER TREATMENT SUCH ASGRASSED SWALES, SMALLER PONDS, OR GRIT CHAMBERS, PRIOR TO THE DISCHARGE OF STORMWATER TO SURFACEWATERS. [MINN. R. 7090]15.9 FOR LINEAR PROJECTS WHERE PERMITTEES CANNOT TREAT THE ENTIRE WATER QUALITY VOLUME WITHIN THE EXISTINGRIGHT-OF-WAY, PERMITTEES MUST MAKE A REASONABLE ATTEMPT TO OBTAIN ADDITIONAL RIGHT-OF-WAY, EASEMENT OROTHER PERMISSION FOR STORMWATER TREATMENT DURING THE PROJECT PLANNING PROCESS. DOCUMENTATION OF THESEATTEMPTS MUST BE IN THE SWPPP. PERMITTEES MUST STILL CONSIDER VOLUME REDUCTION PRACTICES FIRST ASDESCRIBED IN ITEM 15.5. IF PERMITTEES CANNOT OBTAIN ADDITIONAL RIGHT-OF-WAY, EASEMENT OR OTHER PERMISSION,THEY MUST MAXIMIZE THE TREATMENT OF THE WATER QUALITY VOLUME PRIOR TO DISCHARGE TO SURFACE WATERS. [MINN.R. 7090]16.1 INFILTRATION SYSTEMS. [MINN. R. 7090]16.2 INFILTRATION OPTIONS INCLUDE, BUT ARE NOT LIMITED TO: INFILTRATION BASINS, INFILTRATION TRENCHES, RAINWATERGARDENS, BIORETENTION AREAS WITHOUT UNDERDRAINS, SWALES WITH IMPERMEABLE CHECK DAMS, AND NATURALDEPRESSIONS. IF PERMITTEES UTILIZE AN INFILTRATION SYSTEM TO MEET THE REQUIREMENTS OF THIS PERMIT, THEY MUSTINCORPORATE THE DESIGN PARAMETERS IN ITEM 16.3 THROUGH ITEM 16.21. PERMITTEES MUST FOLLOW THE INFILTRATIONPROHIBITION IN ITEM 16.14 ANYTIME AN INFILTRATION SYSTEM IS DESIGNED, INCLUDING THOSE NOT REQUIRED BY THISPERMIT. [MINN. R. 7090]16.3 PERMITTEES MUST DESIGN INFILTRATION SYSTEMS SUCH THAT PRE-EXISTING HYDROLOGIC CONDITIONS OF WETLANDSIN THE VICINITY ARE NOT IMPACTED (E.G., INUNDATION OR BREACHING A PERCHED WATER TABLE SUPPORTING A WETLAND).[MINN. R. 7090]16.4 PERMITTEES MUST NOT EXCAVATE INFILTRATION SYSTEMS TO FINAL GRADE, OR WITHIN THREE (3) FEET OF FINAL GRADE,UNTIL THE CONTRIBUTING DRAINAGE AREA HAS BEEN CONSTRUCTED AND FULLY STABILIZED UNLESS THEY PROVIDERIGOROUS EROSION PREVENTION AND SEDIMENT CONTROLS (E.G., DIVERSION BERMS) TO KEEP SEDIMENT AND RUNOFFCOMPLETELY AWAY FROM THE INFILTRATION AREA. [MINN. R. 7090]16.5 WHEN EXCAVATING AN INFILTRATION SYSTEM TO WITHIN THREE (3) FEET OF FINAL GRADE, PERMITTEES MUST STAKE OFFAND MARK THE AREA SO HEAVY CONSTRUCTION VEHICLES OR EQUIPMENT DO NOT COMPACT THE SOIL IN THE INFILTRATIONAREA. [MINN. R. 7090]16.6 PERMITTEES MUST USE A PRETREATMENT DEVICE SUCH AS A VEGETATED FILTER STRIP, FOREBAY, OR WATER QUALITYINLET (E.G., GRIT CHAMBER) TO REMOVE SOLIDS, FLOATING MATERIALS, AND OIL AND GREASE FROM THE RUNOFF, TO THEMAXIMUM EXTENT PRACTICABLE, BEFORE THE SYSTEM ROUTES STORMWATER TO THE INFILTRATION SYSTEM. [MINN. R. 7090]16.7 PERMITTEES MUST DESIGN INFILTRATION SYSTEMS TO PROVIDE A WATER QUALITY VOLUME (CALCULATED AS ANINSTANTANEOUS VOLUME) OF ONE (1) INCH OF RUNOFF, OR ONE (1) INCH MINUS THE VOLUME OF STORMWATER TREATED BYANOTHER SYSTEM ON THE SITE, FROM THE NET INCREASE OF IMPERVIOUS SURFACES CREATED BY THE PROJECT. [MINN. R.7090]16.8 PERMITTEES MUST DESIGN THE INFILTRATION SYSTEM TO DISCHARGE ALL STORMWATER (INCLUDING STORMWATER INEXCESS OF THE WATER QUALITY VOLUME) ROUTED TO THE SYSTEM THROUGH THE UPPERMOST SOIL SURFACE ORENGINEERED MEDIA SURFACE WITHIN 48 HOURS. PERMITTEES MUST ROUTE ADDITIONAL FLOWS THAT CANNOT INFILTRATEWITHIN 48 HOURS TO BYPASS THE SYSTEM THROUGH A STABILIZED DISCHARGE POINT. [MINN. R. 7090]16.9 PERMITTEES MUST PROVIDE A MEANS TO VISUALLY VERIFY THE INFILTRATION SYSTEM IS DISCHARGING THROUGH THESOIL SURFACE OR FILTER MEDIA SURFACE WITHIN 48 HOURS OR LESS. [MINN. R. 7090]16.10 PERMITTEES MUST PROVIDE AT LEAST ONE SOIL BORING, TEST PIT OR INFILTROMETER TEST IN THE LOCATION OF THEINFILTRATION PRACTICE FOR DETERMINING INFILTRATION RATES. [MINN. R. 7090]16.11 FOR DESIGN PURPOSES, PERMITTEES MUST DIVIDE FIELD MEASURED INFILTRATION RATES BY 2 AS A SAFETY FACTOROR PERMITTEES CAN USE SOIL-BORING RESULTS WITH THE INFILTRATION RATE CHART IN THE MINNESOTA STORMWATERMANUAL TO DETERMINE DESIGN INFILTRATION RATES. WHEN SOIL BORINGS INDICATE TYPE A SOILS, PERMITTEES SHOULDPERFORM FIELD MEASUREMENTS TO VERIFY THE RATE IS NOT ABOVE 8.3 INCHES PER HOUR. THIS PERMIT PROHIBITSINFILTRATION IF THE FIELD MEASURED INFILTRATION RATE IS ABOVE 8.3 INCHES PER HOUR. [MINN. R. 7090]16.12 PERMITTEES MUST EMPLOY APPROPRIATE ON-SITE TESTING ENSURE A MINIMUM OF THREE (3) FEET OF SEPARATIONFROM THE SEASONALLY SATURATED SOILS (OR FROM BEDROCK) AND THE BOTTOM OF THE PROPOSED INFILTRATIONSYSTEM. [MINN. R. 7090]16.13 PERMITTEES MUST DESIGN A MAINTENANCE ACCESS, TYPICALLY EIGHT (8) FEET WIDE, FOR THE INFILTRATION SYSTEM.[MINN. R. 7090]16.14 THIS PERMIT PROHIBITS PERMITTEES FROM CONSTRUCTING INFILTRATION SYSTEMS THAT RECEIVE RUNOFF FROMVEHICLE FUELING AND MAINTENANCE AREAS INCLUDING CONSTRUCTION OF INFILTRATION SYSTEMS NOT REQUIRED BY THISPERMIT. [MINN. R. 7090]16.15 THIS PERMIT PROHIBITS PERMITTEES FROM CONSTRUCTING INFILTRATION SYSTEMS WHERE INFILTRATINGSTORMWATER MAY MOBILIZE HIGH LEVELS OF CONTAMINANTS IN SOIL OR GROUNDWATER. PERMITTEES MUST EITHERCOMPLETE THE MPCA'S CONTAMINATION SCREENING CHECKLIST OR CONDUCT THEIR OWN ASSESSMENT TO DETERMINE THESUITABILITY FOR INFILTRATION. PERMITTEES MUST RETAIN THE CHECKLIST OR ASSESSMENT WITH THE SWPPP. FOR MOREINFORMATION AND TO ACCESS THE MPCA'S "CONTAMINATION SCREENING CHECKLIST" SEE THE MINNESOTA STORMWATERMANUAL. [MINN. R. 7090]16.16 THIS PERMIT PROHIBITS PERMITTEES FROM CONSTRUCTING INFILTRATION SYSTEMS IN AREAS WHERE SOILINFILTRATION RATES ARE FIELD MEASURED AT MORE THAN 8.3 INCHES PER HOUR UNLESS THEY AMEND SOILS TO SLOW THEINFILTRATION RATE BELOW 8.3 INCHES PER HOUR. [MINN. R. 7090]16.17 THIS PERMIT PROHIBITS PERMITTEES FROM CONSTRUCTING INFILTRATION SYSTEMS IN AREAS WITH LESS THAN THREE(3) FEET OF SEPARATION DISTANCE FROM THE BOTTOM OF THE INFILTRATION SYSTEM TO THE ELEVATION OF THESEASONALLY SATURATED SOILS OR THE TOP OF BEDROCK. [MINN. R. 7090]16.18 THIS PERMIT PROHIBITS PERMITTEES FROM CONSTRUCTING INFILTRATION SYSTEMS IN AREAS OF PREDOMINATELYHYDROLOGIC SOIL GROUP TYPE D SOILS (CLAY). [MINN. R. 7090]16.19 THIS PERMIT PROHIBITS PERMITTEES FROM CONSTRUCTING INFILTRATION SYSTEMS WITHIN A DRINKING WATER SUPPLYMANAGEMENT AREA (DWSMA) AS DEFINED IN MINN. R. 4720.5100, SUBP. 13, IF THE SYSTEM WILL BE LOCATED:A. IN AN EMERGENCY RESPONSE AREA (ERA) WITHIN A DWSMA CLASSIFIED AS HAVING HIGH OR VERY HIGH VULNERABILITYAS DEFINED BY THE MINNESOTA DEPARTMENT OF HEALTH; ORB. IN AN ERA WITHIN A DWSMA CLASSIFIED AS MODERATE VULNERABILITY UNLESS A REGULATED MS4 PERMITTEEPERFORMED OR APPROVED A HIGHER LEVEL OF ENGINEERING REVIEW SUFFICIENT TO PROVIDE A FUNCTIONINGTREATMENT SYSTEM AND TO PREVENT ADVERSE IMPACTS TO GROUNDWATER; ORC. OUTSIDE OF AN ERA WITHIN A DWSMA CLASSIFIED AS HAVING HIGH OR VERY HIGH VULNERABILITY, UNLESS AREGULATED MS4 PERMITTEE PERFORMED OR APPROVED A HIGHER LEVEL OF ENGINEERING REVIEW SUFFICIENT TOPROVIDE A FUNCTIONING TREATMENT SYSTEM AND TO PREVENT ADVERSE IMPACTS TO GROUNDWATER.SEE "HIGHER LEVEL OF ENGINEERING REVIEW" IN THE MINNESOTA STORMWATER MANUAL FOR MORE INFORMATION. [MINN. R.7090]16.20 THIS PERMIT PROHIBITS PERMITTEES FROM CONSTRUCTING INFILTRATION SYSTEMS IN AREAS WITHIN 1,000 FEETUPGRADIENT OR 100 FEET DOWNGRADIENT OF ACTIVE KARST FEATURES. [MINN. R. 7090]16.21 THIS PERMIT PROHIBITS PERMITTEES FROM CONSTRUCTING INFILTRATION SYSTEMS IN AREAS THAT RECEIVE RUNOFFFROM THE FOLLOWING INDUSTRIAL FACILITIES NOT AUTHORIZED TO INFILTRATE STORMWATER UNDER THE NPDESSTORMWATER PERMIT FOR INDUSTRIAL ACTIVITIES: AUTOMOBILE SALVAGE YARDS; SCRAP RECYCLING AND WASTERECYCLING FACILITIES; HAZARDOUS WASTE TREATMENT, STORAGE, OR DISPOSAL FACILITIES; OR AIR TRANSPORTATIONFACILITIES THAT CONDUCT DEICING ACTIVITIES. [MINN. R. 7090]17.1 FILTRATION SYSTEMS. [MINN. R. 7090]17.2 FILTRATION OPTIONS INCLUDE, BUT ARE NOT LIMITED TO: SAND FILTERS WITH UNDERDRAINS, BIOFILTRATION AREAS,SWALES USING UNDERDRAINS WITH IMPERMEABLE CHECK DAMS AND UNDERGROUND SAND FILTERS. IF PERMITTEES UTILIZEA FILTRATION SYSTEM TO MEET THE PERMANENT STORMWATER TREATMENT REQUIREMENTS OF THIS PERMIT, THEY MUSTCOMPLY WITH ITEMS 17.3 THROUGH 17.11. [MINN. R. 7090]17.3 PERMITTEES MUST NOT INSTALL FILTER MEDIA UNTIL THEY CONSTRUCT AND FULLY STABILIZE THE CONTRIBUTINGDRAINAGE AREA UNLESS THEY PROVIDE RIGOROUS EROSION PREVENTION AND SEDIMENT CONTROLS (E.G., DIVERSIONBERMS) TO KEEP SEDIMENT AND RUNOFF COMPLETELY AWAY FROM THE FILTRATION AREA. [MINN. R. 7090]17.4 PERMITTEES MUST DESIGN FILTRATION SYSTEMS TO REMOVE AT LEAST 80 PERCENT OF TSS. [MINN. R. 7090]17.5 PERMITTEES MUST USE A PRETREATMENT DEVICE SUCH AS A VEGETATED FILTER STRIP, SMALL SEDIMENTATION BASIN,WATER QUALITY INLET, FOREBAY OR HYDRODYNAMIC SEPARATOR TO REMOVE SETTLEABLE SOLIDS, FLOATING MATERIALS,AND OILS AND GREASE FROM THE RUNOFF, TO THE MAXIMUM EXTENT PRACTICABLE, BEFORE RUNOFF ENTERS THEFILTRATION SYSTEM. [MINN. R. 7090]17.6 PERMITTEES MUST DESIGN FILTRATION SYSTEMS TO TREAT A WATER QUALITY VOLUME (CALCULATED AS ANINSTANTANEOUS VOLUME) OF ONE (1) INCH OF RUNOFF, OR ONE (1) INCH MINUS THE VOLUME OF STORMWATER TREATED BYANOTHER SYSTEM ON THE SITE, FROM THE NET INCREASE OF IMPERVIOUS SURFACES CREATED BY THE PROJECT. [MINN. R.7090]17.7 PERMITTEES MUST DESIGN THE FILTRATION SYSTEM TO DISCHARGE ALL STORMWATER (INCLUDING STORMWATER INEXCESS OF THE WATER QUALITY VOLUME) ROUTED TO THE SYSTEM THROUGH THE UPPERMOST SOIL SURFACE ORENGINEERED MEDIA SURFACE WITHIN 48 HOURS. ADDITIONAL FLOWS THAT THE SYSTEM CANNOT FILTER WITHIN 48 HOURSMUST BYPASS THE SYSTEM OR DISCHARGE THROUGH AN EMERGENCY OVERFLOW. [MINN. R. 7090]17.8 PERMITTEES MUST DESIGN THE FILTRATION SYSTEM TO PROVIDE A MEANS TO VISUALLY VERIFY THE SYSTEM ISDISCHARGING THROUGH THE SOIL SURFACE OR FILTER MEDIA WITHIN 48 HOURS. [MINN. R. 7090]17.9 PERMITTEES MUST EMPLOY APPROPRIATE ON-SITE TESTING TO ENSURE A MINIMUM OF THREE (3) FEET OF SEPARATIONBETWEEN THE SEASONALLY SATURATED SOILS (OR FROM BEDROCK) AND THE BOTTOM OF THE PROPOSED FILTRATIONSYSTEM. [MINN. R. 7090]17.10 PERMITTEES MUST ENSURE THAT FILTRATION SYSTEMS WITH LESS THAN THREE (3) FEET OF SEPARATION BETWEENSEASONALLY SATURATED SOILS OR FROM BEDROCK ARE CONSTRUCTED WITH AN IMPERMEABLE LINER. [MINN. R. 7090]17.11 THE PERMITTEES MUST DESIGN A MAINTENANCE ACCESS, TYPICALLY EIGHT (8) FEET WIDE, FOR THE FILTRATIONSYSTEM. [MINN. R. 7090]18.1 WET SEDIMENTATION BASIN. [MINN. R. 7090]18.2 PERMITTEES USING A WET SEDIMENTATION BASIN TO MEET THE PERMANENT STORMWATER TREATMENT REQUIREMENTSOF THIS PERMIT MUST INCORPORATE THE DESIGN PARAMETERS IN ITEM 18.3 THROUGH 18.10. [MINN. R. 7090]18.3 PERMITTEES MUST DESIGN THE BASIN TO HAVE A PERMANENT VOLUME OF 1,800 CUBIC FEET OF STORAGE BELOW THEOUTLET PIPE FOR EACH ACRE THAT DRAINS TO THE BASIN. THE BASIN'S PERMANENT VOLUME MUST REACH A MINIMUMDEPTH OF AT LEAST THREE (3) FEET AND MUST HAVE NO DEPTH GREATER THAN 10 FEET. PERMITTEES MUST CONFIGURE THEBASIN TO MINIMIZE SCOUR OR RESUSPENSION OF SOLIDS. [MINN. R. 7090]18.4 PERMITTEES MUST DESIGN THE BASIN TO PROVIDE LIVE STORAGE FOR A WATER QUALITY VOLUME (CALCULATED AS ANINSTANTANEOUS VOLUME) OF ONE (1) INCH OF RUNOFF, OR ONE (1) INCH MINUS THE VOLUME OF STORMWATER TREATED BYANOTHER SYSTEM ON THE SITE, FROM THE NET INCREASE IN IMPERVIOUS SURFACES CREATED BY THE PROJECT. [MINN. R.7090]18.5 PERMITTEES MUST DESIGN BASIN OUTLETS SO THE WATER QUALITY VOLUME DISCHARGES AT NO MORE THAN 5.66 CUBICFEET PER SECOND (CFS) PER ACRE OF SURFACE AREA OF THE BASIN. [MINN. R. 7090]18.6 PERMITTEES MUST DESIGN BASIN OUTLETS TO PREVENT SHORT-CIRCUITING AND THE DISCHARGE OF FLOATING DEBRIS.BASIN OUTLETS MUST HAVE ENERGY DISSIPATION. [MINN. R. 7090]18.7 PERMITTEES MUST DESIGN THE BASIN TO INCLUDE A STABILIZED EMERGENCY OVERFLOW TO ACCOMMODATE STORMEVENTS IN EXCESS OF THE BASIN'S HYDRAULIC DESIGN. [MINN. R. 7090]18.8 PERMITTEES MUST DESIGN A MAINTENANCE ACCESS, TYPICALLY EIGHT (8) FEET WIDE, FOR THE BASIN. [MINN. R. 7090]18.9 PERMITTEES MUST LOCATE BASINS OUTSIDE OF SURFACE WATERS AND ANY BUFFER ZONE REQUIRED IN ITEM 23.11.PERMITTEES MUST DESIGN BASINS TO AVOID DRAINING WATER FROM WETLANDS UNLESS THE IMPACT TO THE WETLANDCOMPLIES WITH THE REQUIREMENTS OF SECTION 22. [MINN. R. 7090]18.10 PERMITTEES MUST DESIGN BASINS USING AN IMPERMEABLE LINER IF LOCATED WITHIN ACTIVE KARST TERRAIN. [MINN.R. 7090]19.1 REGIONAL WET SEDIMENTATION BASINS. [MINN. R. 7090]19.2 WHEN THE ENTIRE WATER QUALITY VOLUME CANNOT BE RETAINED ONSITE, PERMITTEES CAN USE OR CREATE REGIONALWET SEDIMENTATION BASINS PROVIDED THEY ARE CONSTRUCTED BASINS, NOT A NATURAL WETLAND OR WATER BODY,(WETLANDS USED AS REGIONAL BASINS MUST BE MITIGATED FOR, SEE SECTION 22). THE OWNER MUST ENSURE THEREGIONAL BASIN CONFORMS TO ALL REQUIREMENTS FOR A WET SEDIMENTATION BASIN AS DESCRIBED IN ITEMS 18.3THROUGH 18.10 AND MUST BE LARGE ENOUGH TO ACCOUNT FOR THE ENTIRE AREA THAT DRAINS TO THE REGIONAL BASIN.PERMITTEES MUST VERIFY THAT THE REGIONAL BASIN WILL DISCHARGE AT NO MORE THAN 5.66 CFS PER ACRE OF SURFACEAREA OF THE BASIN AND MUST PROVIDE A LIVE STORAGE VOLUME OF ONE INCH TIMES ALL THE IMPERVIOUS AREA DRAININGTO THE BASIN. PERMITTEES CANNOT SIGNIFICANTLY DEGRADE WATERWAYS BETWEEN THE PROJECT AND THE REGIONALBASIN. THE OWNER MUST OBTAIN WRITTEN AUTHORIZATION FROM THE APPLICABLE LGU OR PRIVATE ENTITY THAT OWNSAND MAINTAINS THE REGIONAL BASIN. [MINN. R. 7090]20.1 SWPPP AVAILABILITY. [MINN. R. 7090]20.2 PERMITTEES MUST KEEP THE SWPPP, INCLUDING ALL CHANGES TO IT, AND INSPECTIONS AND MAINTENANCE RECORDSAT THE SITE DURING NORMAL WORKING HOURS BY PERMITTEES WHO HAVE OPERATIONAL CONTROL OF THAT PORTION OFTHE SITE. [MINN. R. 7090]21.1 TRAINING REQUIREMENTS. [MINN. R. 7090]21.2 PERMITTEES MUST ENSURE ALL OF THE FOLLOWING INDIVIDUALS RECEIVE TRAINING AND THE CONTENT AND EXTENT OFTHE TRAINING IS COMMENSURATE WITH THE INDIVIDUAL'S JOB DUTIES AND RESPONSIBILITIES WITH REGARD TO ACTIVITIESCOVERED UNDER THIS PERMIT:A. INDIVIDUALS PREPARING THE SWPPP FOR THE PROJECT.B. INDIVIDUALS OVERSEEING IMPLEMENTATION OF, REVISING AND/OR AMENDING THE SWPPP AND INDIVIDUALSPERFORMING INSPECTIONS FOR THE PROJECT. ONE OF THESE INDIVIDUALS MUST BE AVAILABLE FOR AN ONSITEINSPECTION WITHIN 72 HOURS UPON REQUEST BY THE MPCA.C. INDIVIDUALS PERFORMING OR SUPERVISING THE INSTALLATION, MAINTENANCE AND REPAIR OF BMPS. [MINN. R. 7090]21.3 PERMITTEES MUST ENSURE INDIVIDUALS IDENTIFIED IN SECTION 21 RECEIVE TRAINING FROM LOCAL, STATE, FEDERALAGENCIES, PROFESSIONAL ORGANIZATIONS, OR OTHER ENTITIES WITH EXPERTISE IN EROSION PREVENTION, SEDIMENTCONTROL, PERMANENT STORMWATER TREATMENT AND THE MINNESOTA NPDES/SDS CONSTRUCTION STORMWATER PERMIT.PERMITTEES MUST ENSURE THESE INDIVIDUALS ATTEND A REFRESHER-TRAINING COURSE EVERY THREE (3) YEARS. [MINN. R.7090]24.1 GENERAL PROVISIONS. [MINN. R. 7090]24.2 IF THE MPCA DETERMINES THAT AN INDIVIDUAL PERMIT WOULD MORE APPROPRIATELY REGULATE THE CONSTRUCTIONACTIVITY, THE MPCA MAY REQUIRE AN INDIVIDUAL PERMIT TO CONTINUE THE CONSTRUCTION ACTIVITY. COVERAGE UNDERTHIS GENERAL PERMIT WILL REMAIN IN EFFECT UNTIL THE MPCA ISSUES AN INDIVIDUAL PERMIT. [MINN. R. 7001.0210, SUBP. 6]24.3 IF THE PERMITTEE CANNOT MEET THE TERMS AND CONDITIONS OF THIS GENERAL PERMIT, AN OWNER MAY REQUEST ANINDIVIDUAL PERMIT, IN ACCORDANCE WITH MINN. R. 7001.0210 SUBP. 6. [MINN. R. 7001.0210, SUBP. 6]24.4 ANY INTERESTED PERSON MAY PETITION THE MPCA TO REQUIRE AN INDIVIDUAL NPDES/SDS PERMIT IN ACCORDANCEWITH 40 CFR 122.28(B)(3). [40 CFR 122.29(B)(3)]24.5 PERMITTEES MUST MAKE THE SWPPP, INCLUDING ALL INSPECTION REPORTS, MAINTENANCE RECORDS, TRAININGRECORDS AND OTHER INFORMATION REQUIRED BY THIS PERMIT, AVAILABLE TO FEDERAL, STATE, AND LOCAL OFFICIALSWITHIN THREE (3) DAYS UPON REQUEST FOR THE DURATION OF THE PERMIT AND FOR THREE (3) YEARS FOLLOWING THE NOT.[MINN. R. 7090]24.6 PERMITTEES MAY NOT ASSIGN OR TRANSFER THIS PERMIT EXCEPT WHEN THE TRANSFER OCCURS IN ACCORDANCE WITHTHE APPLICABLE REQUIREMENTS OF ITEM 3.7 AND 3.8. [MINN. R. 7090]24.7 NOTHING IN THIS PERMIT MUST BE CONSTRUED TO RELIEVE THE PERMITTEES FROM CIVIL OR CRIMINAL PENALTIES FORNONCOMPLIANCE WITH THE TERMS AND CONDITIONS PROVIDED HEREIN. NOTHING IN THIS PERMIT MUST BE CONSTRUED TOPRECLUDE THE INITIATION OF ANY LEGAL ACTION OR RELIEVE THE PERMITTEES FROM ANY RESPONSIBILITIES, LIABILITIES,OR PENALTIES TO WHICH THE PERMITTEES IS/ARE OR MAY BE SUBJECT TO UNDER SECTION 311 OF THE CLEAN WATER ACTAND MINN. STAT. SECT. 115 AND 116, AS AMENDED. PERMITTEES ARE NOT LIABLE FOR PERMIT REQUIREMENTS FORACTIVITIES OCCURRING ON THOSE PORTIONS OF A SITE WHERE THE PERMIT HAS BEEN TRANSFERRED TO ANOTHER PARTYAS REQUIRED IN ITEM 3.7 OR THE PERMITTEES HAVE SUBMITTED THE NOT AS REQUIRED IN SECTION 4. [MINN. R. 7090]24.8 THE PROVISIONS OF THIS PERMIT ARE SEVERABLE. IF ANY PROVISION OF THIS PERMIT OR THE APPLICATION OF ANYPROVISION OF THIS PERMIT TO ANY CIRCUMSTANCES IS HELD INVALID, THE APPLICATION OF SUCH PROVISION TO OTHERCIRCUMSTANCES, AND THE REMAINDER OF THIS PERMIT MUST NOT BE AFFECTED THEREBY. [MINN. R. 7090]24.9 THE PERMITTEES MUST COMPLY WITH THE PROVISIONS OF MINN. R. 7001.0150, SUBP. 3 AND MINN. R. 7001.1090, SUBP. 1(A),1(B), 1(C), 1(H), 1(I), 1(J), 1(K), AND 1(L). [MINN. R. 7090]24.10 THE PERMITTEES MUST ALLOW ACCESS AS PROVIDED IN 40 CFR 122.41(I) AND MINN. STAT. SECT. 115.04. THEPERMITTEES MUST ALLOW REPRESENTATIVES OF THE MPCA OR ANY MEMBER, EMPLOYEE OR AGENT THEREOF, WHENAUTHORIZED BY IT, UPON PRESENTATION OF CREDENTIALS, TO ENTER UPON ANY PROPERTY, PUBLIC OR PRIVATE, FOR THEPURPOSE OF OBTAINING INFORMATION OR EXAMINATION OF RECORDS OR CONDUCTING SURVEYS OR INVESTIGATIONS. [40CFR 122.41(I)]24.11 FOR THE PURPOSES OF MINN. R. 7090 AND OTHER DOCUMENTS THAT REFERENCE SPECIFIC SECTIONS OF THIS PERMIT,"STORMWATER DISCHARGE DESIGN REQUIREMENTS" CORRESPONDS TO SECTIONS 5, 6 AND 14 THROUGH 21; "CONSTRUCTIONACTIVITY REQUIREMENTS" CORRESPONDS TO SECTIONS 7 THROUGH 13; AND "APPENDIX A" CORRESPONDS TO SECTIONS 22AND 23. [MINN. R. 7090]
S:\PLOWE\CAD\25PROJ\2203 DANCE STUDIO (HUGO)\2203 CAD\2203 BASE 3.DWGFriday, September 5, 2025 4:38:37 PMFAX: (651) 361-8701
PHONE: (651) 361-8210
LINO LAKES, MN 55014
6776 LAKE DRIVE
SUITE 110
SITE PLANNING
& ENGINEERING
PLOWE
ENGINEERING, INC.
PREPARED FOR: RUST ARCHITECTS, P.A.
THE DANCE UNIT
HUGO, MN
8
7
5
4
3
2
1
6
MQA
AG
CHECK BY:
DRAWN BY:
25-2203
DATE:
JOB NO:
05/21/25DESCRIPTIONDATENO.SHEETC2.3Date: License No. 43963
ADAM GINKEL
09.08.2025
I hereby certify that this plan was prepared by me
or under my direct supervision and that I am a duly
licensed professional engineer under the laws of
the State of Minnesota.
SWPPP PRELIMINARY25-2203SITE LAYOUT ADJ.06.27.25
PONDING ADJ.07.22.25
SITE LAYOUT ADJ.09.08.25 PERMANENT STORMWATER MANAGEMENT FEATURES WILL INCLUDE A STORMWATERBASIN - SEE STORMWATER DRAINAGE REPORT FOR FURTHER DISCUSSION.13845 FOREST BLVD NHUGO, MN 55308WASHINGTON COUNTYTHE DANCE UNITSITE IMPERVIOUS AREASPROJECT TITLEPROJECT LOCATIONNARRATIVE - PERMANENT STORMWATER TREATMENT SYSTEMSRECEIVING WATERS WITHIN ONE MILEWATERWATERNAME OF WATER BODYSPECIALIMPAIREDTYPE OFWATER BODY2.1 ACRESTOTAL ESTIMATED PERVIOUS0 ACRESTOTAL ESTIMATED IMPERVIOUS2.1 ACRESSITE AREAAFTERBEFORECONSTRUCTIONDEVELOPER0.9 ACRESTOTAL DISTURBED AREA~ 1.8 ACRESADAM GINKELPLOWE ENGINEERING, INC.6776 LAKE DRIVELINO LAKES MN 55014(651) 361-8234adam@plowe.com1.A COPY OF THE APPROVED EROSION AND SEDIMENT CONTROL PLAN AND SWPPPMUST BE AVAILABLE ON THE PROJECT SITE AT ALL TIMES.2.CONTRACTOR SHALL INSTALL SILT FENCE AS SHOWN ON PLAN.2.1.ADDITIONAL SILT FENCE MAY BE NECESSARY IF LOCAL CONDITIONS REQUIRE.2.2.THE CONTRACTOR SHALL MAINTAIN SILT FENCE, INCLUDING THE REMOVAL OFACCUMULATED SEDIMENT, THROUGH COMPLETION OF BUILDING CONSTRUCTION.2.3.SILT FENCE SHALL REMAIN IN-PLACE UNTIL SITE HAS BEEN STABILIZED.3.CONTRACTOR SHALL INSTALL A ROCK CONSTRUCTION ENTRANCE AT ALLLOCATIONS WHERE CONSTRUCTION TRAFFIC WILL ENTER/EXIT SITE.4.CONTRACTOR TO INSTALL TREE PROTECTION FENCING AS APPLICABLE.5.CONTRACTOR SHALL PERFORM SITE GRADING ON AN AREA-BY-AREA BASIS TOMINIMIZE UNSTABILIZED AREAS.5.1.CONTRACTOR MUST IMMEDIATELY INITIATE STABILIZATION OF EXPOSED SOILAREAS, AS DESCRIBED IN ITEM 8.4 OF THE PERMIT, AND COMPLETE THESTABILIZATION WITHIN SEVEN (7) CALENDAR DAYS AFTER THE CONSTRUCTIONACTIVITY IN THAT PORTION OF THE SITE TEMPORARILY OR PERMANENTLYCEASES.5.2.CONTRACTOR TO PROVIDE TEMPORARY SEDIMENTATION BASINS AS REQUIRED INSECTION 14.1 THROUGH 14.10.6.CONTRACTOR TO SHALL PAY SPECIAL ATTENTION TO ADJACENT PROPERTY LINES TOENSURE THE EROSION CONTROL PRACTICES INPLACE IN THOSE AREAS PREVENTMIGRATION OF SEDIMENT ONTO ADJACENT PROPERTIES.7.ALL EROSION AND SEDIMENT CONTROL MEASURES SHOWN ON THE PLANS ORIMPLEMENTED IN THE FIELD SHALL BE IN ACCORDANCE WITH THE CITY/TOWNSHIPAND NPDES PHASE II PERMIT REQUIREMENTS.8.CONTRACTOR TO PROVIDE ADDITIONAL SILT FENCE, BIOROLLS, EROSION CONTROLBLANKET, OR OTHER APPROVED EQUAL FOR ANY SLOPES THAT APPEAR TO BEFAILING9.CONTRACTOR TO STABILIZE SOIL STOCKPILES; STABILIZATION SHALL BE INITIATEDIMMEDIATELY10.CONTRACTOR SHALL FINAL GRADE SWALE AREAS UPON STABILIZATION OFUPSTREAM AREAS.11.CONTRACTOR SHALL BE RESPONSIBLE TO SWEEP/SCRAPE ADJACENT STREETSWHEN MATERIALS OR DEBRIS HAVE WASHED/FLOWED ONTO ADJACENT STREETS ORAS DIRECTED BY CITY/TOWNSHIP12.COORDINATE SMALL UTILITIES INSTALLATIONS (GAS, PHONE, ELECTRIC, CABLE,FIBEROPTIC, ETC.) AFTER PAVEMENT INSTALLATION.CONSTRUCTIONLATITUDE:LONGITUDE:45.15011-92.99517SILT FENCELINEAR FEETRIP-RAP W. GEO-FABRICCUBIC YARDSCATCH BASIN INLET PROTECTIONEACHSTABILIZED (SODDED) OVERFLOWEACHSEED & MULCH (GENERAL)ACRETYPEUNITQTY1.2 ACRESBIO-ROLLSEACHROCK CONSTRUCTION ENTRANCEEACHNARRATIVE - TIMING FOR INSTALLATION OF EROSION AND SEDIMENT CONTROL MEASURESQUANTITIES - ESTIMATED QUANTITIES FOR EROSION AND SEDIMENT CONTROL MEASURESSITE MAP W/ EXISTING AND FINAL GRADES AND DESIGN CALCULATIONSSEE "STORMWATER DRAINAGE REPORT" FOR EXISTING AND PROPOSED AREA MAPS,DENOTING DRAINAGE AREA BOUNDARIES, DIRECTIONS OF FLOW, AND DISCHARGE POINTSWHERE STORMWATER LEAVES THE SITE.BUFFER TO SURFACE WATERIF THE SITE DRAINS TO A SURFACE WATER, IS A 50-FT NATURAL BUFFER ADJACENT TOTHE SURFACE WATER PRESERVED?NOTE: NATURAL BUFFERS ARE NOT REQUIRED ADJACENT TO ROAD DITCHES,JUDICIAL DITCHES, COUNTY DITCHES, STORMWATER CONVEYANCE CHANNELS,STORM DRAIN INLETS, AND SEDIMENT BASINS.YESNOTEMPORARY SEDIMENTATION BASINSIF TEN (10) OR MORE ACRES OF DISTURBED SOIL DRAIN TO A COMMONLOCATION, IS A TEMPORARY SEDIMENT BASIN PROVIDED FOR TREATMENT OFTHE RUNOFF BEFORE IT LEAVES THE CONSTRUCTION SITE OR ENTERSSURFACE WATERS?INFILTRATION FEASIBILITYARE THERE ANY INFILTRATION RESTRICTIONS FOR THE SITE (SEE 16.14THROUGH 16.21?ADDITIONAL STORMWATER MITIGATION MEASURESARE THERE ANY STORMWATER MITIGATION MEASURES PER:·ENVIRONMENTAL REVIEW DOCUMENT?·ENDANGERED SPECIES REVIEW?·ARCHAEOLOGICAL REVIEW?·OTHER LOCAL, STATE OR FEDERAL REVIEW?IF YES TO ANY OF THE ABOVE, DESCRIBE THE MITIGATION MEASURES. FORPURPOSES OF THIS PERMIT, MITIGATION MEASURES MEANS ACTIONSNECESSARY TO AVOID, MINIMIZE, OR MITIGATE FOR IMPACTS RELATED TOEROSION PREVENTION, SEDIMENT CONTROL, THE PERMANENT STORMWATERTREATMENT SYSTEM, POLLUTION PREVENTION MANAGEMENT MEASURESAND DISCHARGES ASSOCIATED WITH THE PROJECT'S CONSTRUCTIONACTIVITY. [MINN. R. 7090]YESNOA.INDIVIDUAL WHO PREPARED THE SWPPP:DOCUMENTATION OF TRAINED INDIVIDUALSB.INDIVIDUAL(S) OVERSEEING IMPLEMENTATION OF, REVISING AND/OR AMENDING THESWPPP AND INDIVIDUALS PERFORMING INSPECTIONS FOR THE PROJECT. ONE OFTHESE INDIVIDUALS MUST BE AVAILABLE FOR AN ONSITE INSPECTION WITHIN 72HOURS UPON REQUEST BY THE MPCA. [MINN. R. 7090]C.INDIVIDUAL(S) PERFORMING OR SUPERVISING THE INSTALLATION, MAINTENANCE ANDREPAIR OF BMPS. [MINN. R. 7090]N/AYESNON/AYESNON/ALONG TERM OPERATION AND MAINTENANCE OF PERMANENT STORMWATER FACILITIESTHE PROPOSED STORMWATER MANAGEMENT FEATURE(S) FOR THIS SITE IS ONESTORMWATER BASIN. THIS WILL BE PRIVATE AND THE DEVELOPER WILL TAKE OVER THELONG TERM MAINTENANCE AND OPERATION OF THIS FEATURE.** SEEDED AREAS SHALL BE EITHER MULCHED OR COVERED BY FIBROUS BLANKETSTO PROTECT SEEDS AND LIMIT EROSION.* MOW A MINIMUM OF: RESIDENTIAL TURF - ONCE PER 2 WEEKS COMMERCIAL TURF - ONCE PER 4 WEEKS3885 (CATEGORY 2)WOOD FIBER BLANKET3881FERTILIZER3882 (TYPE 1 - DISC ANCHORED)MULCH* FOR TURF ESTABLISHMENTITEM3876SEED **3878SODMNDOT SPECIFICATION/NOTESMNDOT MIX 25-131 (220 LBS/ACRE)MNDOT MIX 25-131 (120 LBS/ACRE)TEMPORARYMNDOT MIX 21-112 (100 LBS/ACRE)FALL COVERMNDOT MIX 21-111 (100 LBS/ACRE)SPRING/SUMMERMNDOT MIX 22-111 (30.5 LBS/ACRE)1-2 YEARS COVERMNDOT MIX 22-112 (40 LBS/ACRE)2-5 YEARS COVERCOMMERCIAL TURFRESIDENTIAL TURFMNDOT MIX 21-113 (110 LBS/ACRE)SOIL-BUILDING COVERREVEGETATION SPECIFICATIONSFOREST LAKELAKENOUNNAMED WETLANDSWETLANDNONOEROSION CONTROL BLANKETSQUARE YARDS3884HYDROMULCHGENERAL CONTRACTORA)THERE ARE NO SURFACE WATERS TO MAINTAIN A 50-FT NATURAL BUFFER TO.A)BECAUSE THIS SITE IS WITHIN ONE (1) MILE OF AN IMPAIRED WATER, THISREQUIREMENT BECOMES FIVE (5) ACRES. HOWEVER, THE ANTICIPATEDDISTURBED AREA (1.8 ACRES) IS WELL BELOW THIS THRESHOLD.A)THE SITE HAS A HIGH WATER TABLE - INFILTRATION IS DEEMED INFEASIBLE.YESCONTACT NAME:KYLE GROSSCONTACT PHONE:(651) 468-4441CONTACT E-MAIL:KYLE.GROSS33@GMAIL.COMCONTACT NAME____________________________________CONTACT PHONE____________________________________CONTACT E-MAIL:____________________________________CONTACT NAME____________________________________CONTACT PHONE____________________________________CONTACT E-MAIL:____________________________________"BEST MANAGEMENT PRACTICES (BMPS)" MEANS THE MOST EFFECTIVE ANDPRACTICABLE MEANS OF EROSION PREVENTION AND SEDIMENT CONTROL, AND WATERQUALITY MANAGEMENT PRACTICES THAT ARE THE MOST EFFECTIVE AND PRACTICABLEMEANS OF TO CONTROL, PREVENT, AND MINIMIZE DEGRADATION OF SURFACE WATER,INCLUDING AVOIDANCE OF IMPACTS, CONSTRUCTION-PHASING, MINIMIZING THE LENGTHOF TIME SOIL AREAS ARE EXPOSED, PROHIBITIONS, POLLUTION PREVENTION THROUGHGOOD HOUSEKEEPING, AND OTHER MANAGEMENT PRACTICES PUBLISHED BY STATE ORDESIGNATED AREA-WIDE PLANNING AGENCIES. [MINN. R. 7090]"CONSTRUCTION ACTIVITY" MEANS ACTIVITIES INCLUDING CLEARING, GRADING, ANDEXCAVATING, THAT RESULT IN LAND DISTURBANCE OF EQUAL TO OR GREATER THAN ONEACRE, INCLUDING THE DISTURBANCE OF LESS THAN ONE ACRE OF TOTAL LAND AREATHAT IS PART OF A LARGER COMMON PLAN OF DEVELOPMENT OR SALE IF THE LARGERCOMMON PLAN WILL ULTIMATELY DISTURB EQUAL TO OR GREATER THAN ONE ACRE. THISINCLUDES A DISTURBANCE TO THE LAND THAT RESULTS IN A CHANGE IN THETOPOGRAPHY, EXISTING SOIL COVER, BOTH VEGETATIVE AND NONVEGETATIVE, OR THEEXISTING SOIL TOPOGRAPHY THAT MAY RESULT IN ACCELERATED STORMWATER RUNOFFTHAT MAY LEAD TO SOIL EROSION AND MOVEMENT OF SEDIMENT. CONSTRUCTIONACTIVITY DOES NOT INCLUDE A DISTURBANCE TO THE LAND OF LESS THAN FIVE ACRESFOR THE PURPOSE OF ROUTINE MAINTENANCE PERFORMED TO MAINTAIN THE ORIGINALLINE AND GRADE, HYDRAULIC CAPACITY, AND ORIGINAL PURPOSE OF THE FACILITY.ROUTINE MAINTENANCE DOES NOT INCLUDE ACTIVITIES SUCH AS REPAIRS,REPLACEMENT AND OTHER TYPES OF NON-ROUTINE MAINTENANCE. PAVEMENTREHABILITATION THAT DOES NOT DISTURB THE UNDERLYING SOILS (E.G., MILL ANDOVERLAY PROJECTS) IS NOT CONSTRUCTION ACTIVITY. [MINN. R. 7090]"DEWATERING" MEANS THE REMOVAL OF SURFACE OR GROUND WATER TO DRY AND/ORSOLIDIFY A CONSTRUCTION SITE TO ENABLE CONSTRUCTION ACTIVITY. DEWATERING MAYREQUIRE A MINNESOTA DEPARTMENT OF NATURAL RESOURCES WATER APPROPRIATIONPERMIT AND, IF DEWATERING WATER IS CONTAMINATED, DISCHARGE OF SUCH WATERMAY REQUIRE AN INDIVIDUAL MPCA NPDES/SDS PERMIT. [MINN. R. 7090]"EROSION PREVENTION" MEANS MEASURES EMPLOYED TO PREVENT EROSION SUCH ASSOIL STABILIZATION PRACTICES, PERMANENT COVER OR CONSTRUCTION PHASING.[MINN. R. 7090]"GENERAL CONTRACTOR" MEANS THE PARTY WHO SIGNS THE CONSTRUCTIONCONTRACT WITH THE OWNER TO CONSTRUCT THE ENTIRE PROJECT DESCRIBED IN THEFINAL PLANS AND SPECIFICATIONS. WHERE THE CONSTRUCTION PROJECT INVOLVESMORE THAN ONE CONTRACTOR, THE GENERAL CONTRACTOR IS THE PARTY RESPONSIBLEFOR MANAGING THE ENTIRE PROJECT ON BEHALF OF THE OWNER. IN SOME CASES, THEOWNER IS THE GENERAL CONTRACTOR. IN THESE CASES, THE OWNER SIGNS THE PERMITAPPLICATION AS THE OPERATOR AND BECOMES THE SOLE PERMITTEE. [MINN. R. 7090]"GROUNDWATER" MEANS THE WATER CONTAINED BELOW THE SURFACE OF THE EARTHIN THE SATURATED ZONE INCLUDING, WITHOUT LIMITATION, ALL WATERS WHETHERUNDER CONFINED, UNCONFINED, OR PERCHED CONDITIONS, IN NEAR SURFACEUNCONSOLIDATED SEDIMENT OR REGOLITH, OR IN ROCK FORMATIONS DEEPERUNDERGROUND. [MINN. R. 7060]"HOMEOWNER FACT SHEET" MEANS AN MPCA FACT SHEET AVAILABLE ON THE MPCACONSTRUCTION STORMWATER WEBSITE FOR PERMITTEES TO GIVE TO HOMEOWNERS ATTHE TIME OF SALE. [MINN. R. 7090]"INFEASIBLE" MEANS NOT TECHNOLOGICALLY POSSIBLE OR NOT ECONOMICALLYPRACTICABLE AND ACHIEVABLE IN LIGHT OF THE BEST INDUSTRY PRACTICES. [MINN. R.7090]"INITIATED IMMEDIATELY" MEANS TAKING AN ACTION TO COMMENCE SOIL STABILIZATIONAS SOON AS PRACTICABLE, BUT NO LATER THAN THE END OF THE WORK DAY,FOLLOWING THE DAY WHEN THE LAND-DISTURBING ACTIVITIES TEMPORARILY ORPERMANENTLY CEASE, IF THE PERMITTEES KNOW THAT CONSTRUCTION WORK ON THATPORTION OF THE SITE WILL BE TEMPORARILY CEASED FOR 14 OR MORE ADDITIONALCALENDAR DAYS OR 7 CALENDAR DAYS WHERE ITEM 23.9 APPLIES. PERMITTEES CANINITIATE STABILIZATION BY:A. PREPPING THE SOIL FOR VEGETATIVE OR NON-VEGETATIVE STABILIZATION; ORB. APPLYING MULCH OR OTHER NON-VEGETATIVE PRODUCT TO THE EXPOSED SOILAREA; ORC. SEEDING OR PLANTING THE EXPOSED AREA; ORD. STARTING ANY OF THE ACTIVITIES IN A - C ON A PORTION OF THE AREA TO BESTABILIZED, BUT NOT ON THE ENTIRE AREA; ORE. FINALIZING ARRANGEMENTS TO HAVE STABILIZATION PRODUCT FULLY INSTALLEDIN COMPLIANCE WITH THE APPLICABLE DEADLINE FOR COMPLETING STABILIZATION.[MINN. R. 7090]"IMPERVIOUS SURFACE" MEANS A CONSTRUCTED HARD SURFACE THAT EITHERPREVENTS OR RETARDS THE ENTRY OF WATER INTO THE SOIL AND CAUSES WATER TORUN OFF THE SURFACE IN GREATER QUANTITIES AND AT AN INCREASED RATE OF FLOWTHAN PRIOR TO DEVELOPMENT. EXAMPLES INCLUDE ROOFTOPS, SIDEWALKS,DRIVEWAYS, PARKING LOTS, AND CONCRETE, ASPHALT, OR GRAVEL ROADS. BRIDGESOVER SURFACE WATERS ARE CONSIDERED IMPERVIOUS SURFACES. [MINN. R. 7090]"NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES)" MEANS THEPROGRAM FOR ISSUING, MODIFYING, REVOKING, REISSUING, TERMINATING, MONITORING,AND ENFORCING PERMITS UNDER THE CLEAN WATER ACT, AS AMENDED (33 U.S.C. 1251 ETSEQ. SECTION 1342 AND 40 CFR PARTS 122, 123, 124 AND 450). [MINN. R. 7090]"NATURAL BUFFER" MEANS AN AREA OF UNDISTURBED COVER SURROUNDING SURFACEWATERS WITHIN WHICH CONSTRUCTION ACTIVITIES ARE RESTRICTED. NATURAL BUFFERINCLUDES THE VEGETATION, EXPOSED ROCK, OR BARREN GROUND THAT EXISTS PRIORTO COMMENCEMENT OF EARTH-DISTURBING ACTIVITIES. [MINN. R. 7090]"NOTICE OF TERMINATION (NOT)" MEANS THE FORM (ELECTRONIC OR PAPER) REQUIREDFOR TERMINATING COVERAGE UNDER THE CONSTRUCTION GENERAL PERMIT. [MINN. R.7090]""OPERATOR" MEANS THE PERSON (USUALLY THE GENERAL CONTRACTOR), FIRM,GOVERNMENTAL AGENCY, OR OTHER ENTITY DESIGNATED BY THE OWNER WHO HAS DAYTO DAY OPERATIONAL CONTROL AND/OR THE ABILITY TO MODIFY PROJECT PLANS ANDSPECIFICATIONS RELATED TO THE SWPPP. THE PERMIT APPLICATION MUST LIST THEOPERATOR AS A PERMITTEE. SUBCONTRACTORS HIRED BY AND UNDER SUPERVISION OFTHE GENERAL CONTRACTOR ARE NOT OPERATORS. [MINN. R. 7090]"OWNER" MEANS THE PERSON, FIRM, GOVERNMENTAL AGENCY, OR OTHER ENTITYPOSSESSING THE TITLE OF THE LAND ON WHICH THE CONSTRUCTION ACTIVITIES WILLOCCUR OR, IF THE CONSTRUCTION ACTIVITY IS FOR A LEASE, EASEMENT, OR MINERALRIGHTS LICENSE HOLDER, THE PARTY OR INDIVIDUAL IDENTIFIED AS THE LEASE,EASEMENT OR MINERAL RIGHTS LICENSE HOLDER; OR THE CONTRACTING GOVERNMENTAGENCY RESPONSIBLE FOR THE CONSTRUCTION ACTIVITY. [MINN. R. 7090]"PERMANENT COVER" MEANS SURFACE TYPES THAT WILL PREVENT SOIL FAILURE UNDEREROSIVE CONDITIONS. EXAMPLES INCLUDE: GRAVEL, CONCRETE, PERENNIAL COVER, OROTHER LANDSCAPED MATERIAL THAT WILL PERMANENTLY ARREST SOIL EROSION.PERMITTEES MUST ESTABLISH A UNIFORM PERENNIAL VEGETATIVE COVER (I.E., EVENLYDISTRIBUTED, WITHOUT LARGE BARE AREAS) WITH A DENSITY OF 70 PERCENT OF THENATIVE BACKGROUND VEGETATIVE COVER ON ALL AREAS NOT COVERED BY PERMANENTSTRUCTURES, OR EQUIVALENT PERMANENT STABILIZATION MEASURES. PERMANENTCOVER DOES NOT INCLUDE TEMPORARY BMPS SUCH AS WOOD FIBER BLANKET, MULCH,AND ROLLED EROSION CONTROL PRODUCTS. [MINN. R. 7090]"PERMITTEES" MEANS THE PERSONS, FIRM, GOVERNMENTAL AGENCY, OR OTHER ENTITYIDENTIFIED AS THE OWNER AND OPERATOR ON THE APPLICATION SUBMITTED TO THEMPCA AND ARE RESPONSIBLE FOR COMPLIANCE WITH THE TERMS AND CONDITIONS OFTHIS PERMIT. [MINN. R. 7090]"PROJECT(S)" MEANS ALL CONSTRUCTION ACTIVITY PLANNED AND/OR CONDUCTEDUNDER A PARTICULAR PERMIT. THE PROJECT OCCURS ON THE SITE OR SITES DESCRIBEDIN THE PERMIT APPLICATION, THE SWPPP AND IN THE ASSOCIATED PLANS,SPECIFICATIONS AND CONTRACT DOCUMENTS. [MINN. R. 7090]"PUBLIC WATERS" MEANS ALL WATER BASINS AND WATERCOURSES DESCRIBED IN MINN.STAT. SECT. 103G.005 SUBP. 15. [MINN. R. 7090]"SEDIMENT CONTROL" MEANS METHODS EMPLOYED TO PREVENT SUSPENDED SEDIMENTIN STORMWATER FROM LEAVING THE SITE (E.G. SILT FENCES, COMPOST LOGS ANDSTORM DRAIN INLET PROTECTION). [MINN. R. 7090]"STABILIZE", "STABILIZED", "STABILIZATION" MEANS THE EXPOSED GROUND SURFACEHAS BEEN COVERED BY APPROPRIATE MATERIALS SUCH AS MULCH, STAKED SOD,RIPRAP, EROSION CONTROL BLANKET, MATS OR OTHER MATERIAL THAT PREVENTSEROSION FROM OCCURRING. GRASS SEEDING, AGRICULTURAL CROP SEEDING OR OTHERSEEDING ALONE IS NOT STABILIZATION. MULCH MATERIALS MUST ACHIEVEAPPROXIMATELY 90 PERCENT GROUND COVERAGE (TYPICALLY 2 TON/ACRE). [MINN. R.7090]"STORMWATER" MEANS PRECIPITATION RUNOFF, STORMWATER RUNOFF, SNOWMELTRUNOFF, AND ANY OTHER SURFACE RUNOFF AND DRAINAGE. [MINN. R. 7090]"STEEP SLOPES" MEANS SLOPES THAT ARE 1:3 (V:H) (33.3 PERCENT) OR STEEPER INGRADE. [MINN. R. 7090]"STORM WATER POLLUTION PREVENTION PLAN (SWPPP)" MEANS A PLAN FORSTORMWATER DISCHARGE THAT INCLUDES ALL REQUIRED CONTENT UNDER IN SECTION 5THAT DESCRIBES THE EROSION PREVENTION, SEDIMENT CONTROL AND WASTE CONTROLBMPS AND PERMANENT STORMWATER TREATMENT SYSTEMS. [MINN. R. 7090]"SURFACE WATER OR WATERS" MEANS ALL STREAMS, LAKES, PONDS, MARSHES,WETLANDS, RESERVOIRS, SPRINGS, RIVERS, DRAINAGE SYSTEMS, WATERWAYS,WATERCOURSES, AND IRRIGATION SYSTEMS WHETHER NATURAL OR ARTIFICIAL, PUBLICOR PRIVATE, EXCEPT THAT SURFACE WATERS DO NOT INCLUDE STORMWATERTREATMENT SYSTEMS CONSTRUCTED FROM UPLAND. THIS PERMIT DOES NOT CONSIDERSTORMWATER TREATMENT SYSTEMS CONSTRUCTED IN WETLANDS AND MITIGATED INACCORDANCE WITH SECTION 22 AS SURFACE WATERS. [MINN. R. 7090]"WATERS OF THE STATE" (AS DEFINED IN MINN. STAT. SECT. 115.01, SUBP. 22) MEANS ALLSTREAMS, LAKES, PONDS, MARSHES, WATERCOURSES, WATERWAYS, WELLS, SPRINGS,RESERVOIRS, AQUIFERS, IRRIGATION SYSTEMS, DRAINAGE SYSTEMS AND ALL OTHERBODIES OR ACCUMULATIONS OF WATER, SURFACE OR UNDERGROUND, NATURAL ORARTIFICIAL, PUBLIC OR PRIVATE, WHICH ARE CONTAINED WITHIN, FLOW THROUGH, ORBORDER UPON THE STATE OR ANY PORTION THEREOF. [MINN. STAT. 115.01, SUBP. 22]"WATER QUALITY VOLUME" MEANS ONE (1) INCH OF RUNOFF FROM THE NET INCREASE INIMPERVIOUS SURFACES CREATED BY THE PROJECT (CALCULATED AS ANINSTANTANEOUS VOLUME). [MINN. R. 7090]"WETLANDS" (AS DEFINED IN MINN. R. 7050.0186, SUBP. 1A.B.) MEANS THOSE AREAS THATARE INUNDATED OR SATURATED BY SURFACE WATER OR GROUNDWATER AT AFREQUENCY AND DURATION SUFFICIENT TO SUPPORT, AND UNDER NORMALCIRCUMSTANCES DO SUPPORT, A PREVALENCE OF VEGETATION TYPICALLY ADAPTEDFOR LIFE IN SATURATED SOIL CONDITIONS. WETLANDS GENERALLY INCLUDE SWAMPS,MARSHES, BOGS, AND SIMILAR AREAS. CONSTRUCTED WETLANDS DESIGNED FORWASTEWATER TREATMENT ARE NOT WATERS OF THE STATE. WETLANDS MUST HAVE THEFOLLOWING ATTRIBUTES:1.A PREDOMINANCE OF HYDRIC SOILS; AND2.INUNDATED OR SATURATED BY SURFACE WATER OR GROUNDWATER AT AFREQUENCY AND DURATION SUFFICIENT TO SUPPORT A PREVALENCE OFHYDROPHYTIC VEGETATION TYPICALLY ADAPTED FOR LIFE IN A SATURATED SOILCONDITION; AND3.UNDER NORMAL CIRCUMSTANCES SUPPORT A PREVALENCE OF SUCH VEGETATION.[MINN. R. 7050.0186, SUBP. 1A.B]NPDES DEFINITIONSMAP OF SURFACE WATERS1 MILETBDIMPAIRED STREAM: CLEARWATER CREEKASSESSMENT UNIT: 07010206-834APPROVED TMDL PLAN FOR: NONEADDITIONAL IMPAIRMENTS: DONEW IMPAIRMENTS: NONEIMPAIRED STREAM:HARDWOOD CREEKASSESSMENT UNIT: 07010206-595APPROVED TMDL PLAN FOR: NONEADDITIONAL IMPAIRMENTS: DONEW IMPAIRMENTS: NONE
N11°50'50"E108.81
S00°01'32"W
140.00 S89°58'28"E384.08120.13 102.17N11°50'50"E222.30
S89°58'28"E400.00N89°55'16"W445.55 measN00°01'32"E
218.00 929930EXISTING PONDHWL 931.1(100-YR)17' EXPANDEDHWY 61 R.O.W.>>>>>>>>>>>>>>NOPARKING>
>WVllllllllllllPROPOSED BUILDINGFFE=934.50D>>>>>>>>>>>>>>>>>>>>EXTEND WATER ANDSEWER INTO BUILDINGAT LOCATIONDETERMINED BYOWNERCONNECT 6" PVCTO EXIST. SAN. MH@ IE 923.00 & INSIDE DROP;ADJ. RIM TO MATCH NEW BIT.END IE 923.58(ADD RISER @ END)CONNECT 6" DIP (CL 52)TO EXIST. WATER SVC STUBW/ NEW 6" GATE VALVEAND 6"-45 DEG. BEND(FIELD VERIFY SIZE & LOCATIONOF EXIST. WATER SERVICE)FIN. GRADE 932.0TOP W.M. 924.5INV STRM 928.8EXIST. SAN. MHRE 932.17IE 918.93(W)IE 918.86(N)6"-45 DEG. BEND6"-45 DEG. BENDS58'-6" PVC SCHEDULE40 @ 1.00%FIN. GRADE 933.1TOP W.M. 925.6BOM W.M. 925.1INV SAN 923.4TOP SAN. 923.910-FT MIN. OUTSIDETO OUTSIDEFIN. GRADE 933.0TOP W.M. 925.5BOM W.M. 925.0INV STRM 928.45931.34SB-3932.24SB-2932.07SB-4932.82SB-1EXIST. SAN. MHRE 932.33IE 918.46(E)IE 918.57(S)EXIST. SAN. MHRE 931.81IE 919.38S:\PLOWE\CAD\25PROJ\2203 DANCE STUDIO (HUGO)\2203 CAD\2203 BASE 3.DWGFriday, September 5, 2025 4:38:37 PMFAX: (651) 361-8701
PHONE: (651) 361-8210
LINO LAKES, MN 55014
6776 LAKE DRIVE
SUITE 110
SITE PLANNING
& ENGINEERING
PLOWE
ENGINEERING, INC.
PREPARED FOR: RUST ARCHITECTS, P.A.
THE DANCE UNIT
HUGO, MN
8
7
5
4
3
2
1
6
MQA
AG
CHECK BY:
DRAWN BY:
25-2203
DATE:
JOB NO:
05/21/25DESCRIPTIONDATENO.SHEETC3.1Date: License No. 43963
ADAM GINKEL
09.08.2025
I hereby certify that this plan was prepared by me
or under my direct supervision and that I am a duly
licensed professional engineer under the laws of
the State of Minnesota.
UTILITY PLAN - SANITARY SEWER
& WATERMAIN PRELIMINARY25-2203GENERAL NOTES1.THE INFORMATION SHOWN ON THESE DRAWINGS CONCERNING TYPE AND LOCATIONOF EXISTING UTILITIES IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE.THE CONTRACTOR IS RESPONSIBLE FOR MAKING HIS OWN DETERMINATION AS TOTYPE AND LOCATION OF UTILITIES AS NECESSARY TO AVOID DAMAGE TO THESEUTILITIES.2.CALL "811" AT LEAST 48 HOURS PRIOR TO ANY EXCAVATIONS FOR EXISTING UTILITIESLOCATIONS.3.THE CONTRACTOR SHALL FIELD VERIFY SIZE, ELEVATION, AND LOCATION OFEXISTING UTILITIES AND NOTIFY ENGINEER OF ANY DISCREPANCIES PRIOR TO THESTART OF INSTALLATIONS.4.ALL UTILITY AND STREET INSTALLATIONS SHALL CONFORM TO THE CITY STANDARDSPECIFICATIONS AND DETAIL PLATES.5.ALL WORK SHALL BE PERFORMED DURING CITY APPROVED WORKING HOURS.6.STORAGE OF MATERIALS OR EQUIPMENT SHALL NOT BE ALLOWED ON PUBLICSTREETS OR WITHIN PUBLIC RIGHT-OF-WAY.7.NOTIFY CITY A MINIMUM OF 72 HOURS PRIOR TO THE COMMENCEMENT OFCONSTRUCTION.8.ALL ELECTRIC, TELEPHONE, GAS, ETC. EXTENSIONS INCLUDING SERVICE LINES ANDRELOCATIONS SHALL BE COORDINATED BY THE CONTRACTOR AND CONSTRUCTEDTO THE APPROPRIATE UTILITY COMPANY SPECIFICATIONS. ALL UTILITYDISCONNECTIONS SHALL BE COORDINATED WITH THE APPROPRIATE UTILITYCOMPANY.9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING, MAINTAINING TRAFFICCONTROL, SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMENAND LIGHTS, AS NECESSARY TO CONTROL THE MOVEMENT OF TRAFFIC.1.PROPOSED SANITARY SEWER PIPE SHALL BE:1.1.SERVICEPVC SCHEDULE 402.INFISHIELD CHIMNEY SEALS REQUIRED FOR ALL SANITARY SEWER CASTINGS.3.FIELD VERIFY SIZE, ELEVATION AND LOCATION OF EXISTING SANITARY SEWER ANDNOTIFY ENGINEER OF ANY DISCREPANCIES PRIOR TO ANY INSTALLATIONS.4.CONTRACTOR TO CONTACT CITY ENGINEERING DEPARTMENT AT LEAST 72 HOURSPRIOR TO CONNECTION TO EXISTING PUBLIC SANITARY SEWER.1.PROPOSED WATERMAIN PIPE SHALL BE:1.1.SERVICEDIP CL 522.FIELD VERIFY SIZE, ELEVATION, AND LOCATION OF EXISTING WATERMAIN ANDNOTIFY ENGINEER OF ANY DISCREPANCIES PRIOR TO ANY INSTALLATIONS.3.MAINTAIN A MINIMUM OF 7.5 FEET OF COVER OVER ALL WATERMAIN PIPE.4.PLACE HYDRANTS 5-FT OFF BACK OF CURB OR 5-FT OFF EDGE OF BITUMINOUS.5.MAINTAIN A MINIMUM 18" SEPARATION BETWEEN WATERMAIN AND STORM SEWER ORSANITARY SEWER. PROVIDE INSULATION PER DETAIL HU-W-5 WHERE SEPARATION ISLESS THAN 36".6.WATERMAIN SHUTOFF REQUIRES A MIN. 72 HOUR NOTICE TO PUBLIC WORKS AND ALLAFFECTED PROPERTY OWNERS.SANITARY SEWER NOTESWATERMAIN NOTES(22" x 34")NORTH1 INCH = 30 FEETHORIZONTAL300153060RCallbefore you dig.below.Know what'sSITE LAYOUT ADJ.06.27.25
PONDING ADJ.07.22.25
SITE LAYOUT ADJ.09.08.25
N11°50'50"E108.81
S00°01'32"W
140.00 S89°58'28"E384.08120.13 102.17N11°50'50"E222.30
S89°58'28"E400.00N89°55'16"W445.55 measN00°01'32"E
218.00 929930EXISTING PONDHWL 931.1(100-YR)17' EXPANDEDHWY 61 R.O.W.>>>>>>>>>>>>>>NOPARKING>
>WVllllllllllllPROPOSED BUILDINGFFE=934.50D>>>>>>>>>>>>>>>>>>>>CBMH 3 (DIA=48")RIM 931.90IE 928.28NEENAH R-2553CBMH 2 (48" DIA)RIM 931.90IE 928.07NEENAH R-3067VBFES 115" RC APRONIE 928.00CBMH 4 (48" DIA.)RIM 931.90IESE 928.90IESW 928.60NEENAH R-3067VB111'-12" PVCSCHEDULE 40 @ 0.36%FES A12" METAL APRONIE 928.50(ANCHOR METAL APRONS PERMANUFACTURER'S RECOMMENDATIONS)115'-14" PVCSCHEDULE 40 @ 0.27%FES 512" RC APRONIE 930.50147'-12" RCP @ 1.09%18'-15" RCP @ 0.39%68'-15" HDPE @ 0.30%POND OCSRE 931.45IE 928.90(ALSO SEE RIMDETAIL THIS SHEET)931.34SB-3932.24SB-2932.07SB-4932.82SB-1S:\PLOWE\CAD\25PROJ\2203 DANCE STUDIO (HUGO)\2203 CAD\2203 BASE 3.DWGFriday, September 5, 2025 4:38:37 PMFAX: (651) 361-8701
PHONE: (651) 361-8210
LINO LAKES, MN 55014
6776 LAKE DRIVE
SUITE 110
SITE PLANNING
& ENGINEERING
PLOWE
ENGINEERING, INC.
PREPARED FOR: RUST ARCHITECTS, P.A.
THE DANCE UNIT
HUGO, MN
8
7
5
4
3
2
1
6
MQA
AG
CHECK BY:
DRAWN BY:
25-2203
DATE:
JOB NO:
05/21/25DESCRIPTIONDATENO.SHEETC3.2Date: License No. 43963
ADAM GINKEL
09.08.2025
I hereby certify that this plan was prepared by me
or under my direct supervision and that I am a duly
licensed professional engineer under the laws of
the State of Minnesota.
UTILITY PLAN - STORM SEWER PRELIMINARY25-2203GENERAL NOTES1.THE INFORMATION SHOWN ON THESE DRAWINGS CONCERNING TYPE AND LOCATIONOF EXISTING UTILITIES IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE.THE CONTRACTOR IS RESPONSIBLE FOR MAKING HIS OWN DETERMINATION AS TOTYPE AND LOCATION OF UTILITIES AS NECESSARY TO AVOID DAMAGE TO THESEUTILITIES.2.CALL "811" AT LEAST 48 HOURS PRIOR TO ANY EXCAVATIONS FOR EXISTING UTILITIESLOCATIONS.3.THE CONTRACTOR SHALL FIELD VERIFY SIZE, ELEVATION, AND LOCATION OFEXISTING UTILITIES AND NOTIFY ENGINEER OF ANY DISCREPANCIES PRIOR TO THESTART OF INSTALLATIONS.4.ALL UTILITY AND STREET INSTALLATIONS SHALL CONFORM TO THE CITY STANDARDSPECIFICATIONS AND DETAIL PLATES.5.ALL WORK SHALL BE PERFORMED DURING CITY APPROVED WORKING HOURS.6.STORAGE OF MATERIALS OR EQUIPMENT SHALL NOT BE ALLOWED ON PUBLICSTREETS OR WITHIN PUBLIC RIGHT-OF-WAY.7.NOTIFY CITY A MINIMUM OF 72 HOURS PRIOR TO THE COMMENCEMENT OFCONSTRUCTION.8.ALL ELECTRIC, TELEPHONE, GAS, ETC. EXTENSIONS INCLUDING SERVICE LINES ANDRELOCATIONS SHALL BE COORDINATED BY THE CONTRACTOR AND CONSTRUCTEDTO THE APPROPRIATE UTILITY COMPANY SPECIFICATIONS. ALL UTILITYDISCONNECTIONS SHALL BE COORDINATED WITH THE APPROPRIATE UTILITYCOMPANY.9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING, MAINTAINING TRAFFICCONTROL, SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMENAND LIGHTS, AS NECESSARY TO CONTROL THE MOVEMENT OF TRAFFIC.STORM SEWER NOTES1.PROPOSED STORM SEWER PIPE SHALL BE:1.1.REINFORCED CONCRETE PIPE (RCP) WITH R-4 GASKETS1.2.HIGH-DENSITY POLYETHYLENE (HDPE)2.FIELD VERIFY SIZE, ELEVATION, AND LOCATION OF EXISTING STORM SEWER ANDNOTIFY ENGINEER OF ANY DISCREPANCIES PRIOR TO ANY INSTALLATIONS.3.STORM SEWER LENGTHS INCLUDE THE LAYING LENGTH OF THE FLARED-ENDSECTION. LAYING LENGTH OF APRON TO BE DEDUCTED FROM PAYMENT LENGTH OFPIPE.4.PIPE FLARED-END SECTIONS SHALL INCLUDE TRASHGUARD AND RIP-RAP.(22" x 34")NORTH1 INCH = 30 FEETHORIZONTAL300153060RCallbefore you dig.below.Know what'sSITE LAYOUT ADJ.06.27.25
PONDING ADJ.07.22.25
SITE LAYOUT ADJ.09.08.25ELEV = 931.45NEENAH R-4341APOND OCS RIM DETAIL
S:\PLOWE\CAD\25PROJ\2203 DANCE STUDIO (HUGO)\2203 CAD\2203 BASE 3.DWGFriday, September 5, 2025 4:38:37 PMFAX: (651) 361-8701
PHONE: (651) 361-8210
LINO LAKES, MN 55014
6776 LAKE DRIVE
SUITE 110
SITE PLANNING
& ENGINEERING
PLOWE
ENGINEERING, INC.
PREPARED FOR: RUST ARCHITECTS, P.A.
THE DANCE UNIT
HUGO, MN
8
7
5
4
3
2
1
6
MQA
AG
CHECK BY:
DRAWN BY:
25-2203
DATE:
JOB NO:
05/21/25DESCRIPTIONDATENO.SHEETC4.1Date: License No. 43963
ADAM GINKEL
09.08.2025
I hereby certify that this plan was prepared by me
or under my direct supervision and that I am a duly
licensed professional engineer under the laws of
the State of Minnesota.
DETAILS PRELIMINARY25-2203PONDING ADJ.07.22.25
S:\PLOWE\CAD\25PROJ\2203 DANCE STUDIO (HUGO)\2203 CAD\2203 BASE 3.DWGFriday, September 5, 2025 4:38:37 PMFAX: (651) 361-8701
PHONE: (651) 361-8210
LINO LAKES, MN 55014
6776 LAKE DRIVE
SUITE 110
SITE PLANNING
& ENGINEERING
PLOWE
ENGINEERING, INC.
PREPARED FOR: RUST ARCHITECTS, P.A.
THE DANCE UNIT
HUGO, MN
8
7
5
4
3
2
1
6
MQA
AG
CHECK BY:
DRAWN BY:
25-2203
DATE:
JOB NO:
05/21/25DESCRIPTIONDATENO.SHEETC4.2Date: License No. 43963
ADAM GINKEL
09.08.2025
I hereby certify that this plan was prepared by me
or under my direct supervision and that I am a duly
licensed professional engineer under the laws of
the State of Minnesota.
DETAILS PRELIMINARY25-2203
RIP-RAPSPILLWAY6"8"3'SEE PLANGEOTEXTILE FILTER FABRICRIPRAP (CL III)FLOW LINECURB CUTSEE PLAN1.5" WEAR - TYPE SP 9.5WEAR COURSE MIXTURE (SPWEA240C)ORDINARY COMPACTION METHOD1.5" BASE - TYPE SP 12.5NON-WEAR COURSE MIXTURE (SPNWB230C)ORDINARY COMPACTION METHODTACK COAT6" CLASS 5 AGGREGATE BASEPAVING SHALL CONFORM TO THE LATEST EDITION OF MNDOT'S STANDARDSPECIFICATIONS FOR CONSTRUCTION AND THE CITY'S STANDARDS FORSTREET AND UTILITY CONSTRUCTION.APPROVED GRANULAR SUBBASE ASDETERMINED BY GEOTECHNICAL ENGINEERPAVING SECTION SHALL BE REVIEWED AND APPROVED BY GEOTECHNICALENGINEER PRIOR TO ANY INSTALLATIONS.CURB DRAIN OPENINGN.T.S.PAVEMENT SECTIONN.T.S.7"
6"
13.5"8"1/2"R6"3"R12"311/2"/FT.3/4"/FT.1/2"R1312"3"R6"1/2"R8"13 1/2"
6"
7"& GUTTER (TIP-OUT)N.T.S.B612 CONCRETE CURBCURB & GUTTERN.T.S.B612 CONCRETENOTES:1.PROVIDE MIN. 4" CLASS 5 UNDER CURB (TYP)2.FOR MECHANICALLY LAID CURB, SHOE MAY BETILTED.1/2"RNOTES:1.PROVIDE MIN. 4" CLASS 5 UNDER CURB (TYP)2.FOR MECHANICALLY LAID CURB, SHOE MAY BETILTED.S:\PLOWE\CAD\25PROJ\2203 DANCE STUDIO (HUGO)\2203 CAD\2203 BASE 3.DWGFriday, September 5, 2025 4:38:37 PMFAX: (651) 361-8701
PHONE: (651) 361-8210
LINO LAKES, MN 55014
6776 LAKE DRIVE
SUITE 110
SITE PLANNING
& ENGINEERING
PLOWE
ENGINEERING, INC.
PREPARED FOR: RUST ARCHITECTS, P.A.
THE DANCE UNIT
HUGO, MN
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7
5
4
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MQA
AG
CHECK BY:
DRAWN BY:
25-2203
DATE:
JOB NO:
05/21/25DESCRIPTIONDATENO.SHEETC4.3Date: License No. 43963
ADAM GINKEL
09.08.2025
I hereby certify that this plan was prepared by me
or under my direct supervision and that I am a duly
licensed professional engineer under the laws of
the State of Minnesota.
DETAILS PRELIMINARY25-2203
Metropolitan District
Waters Edge Building
1500 County Road B2 West
Roseville, MN 55113
An equal opportunity employer
MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113
August 8, 2025
Max Gort
Associate Planner
City of Hugo
14669 Fitzgerald Avenue North
Hugo, MN 55038
SUBJECT: MnDOT Review # S25-027
The Dance Unit
NE Quad US 61 & 137th St
Hugo, Washington County
Dear Mr. Gort
Thank you for the opportunity to review the plans for The Dance Unit. MnDOT has reviewed
the documents and has the following comments:
Access:
The plans presented show access to the proposed development using an internal shared
connection to the existing TGK Automotive driveway on the east side of US 61. This will add
more left turns being made by vehicles exiting onto southbound US 61 . These additional left
turns are a safety concern due to the high volumes and speed of traffic on US 61 in this
location. Additionally there will be more vehicles in both directions on US 61 that will be
slowing and stopping to wait for oncoming traffic to clear before making left turns into the
entrance driveway. This will likely create more instances of through-drivers attempting to pass
on the right on the shoulders.
MnDOT recommends that the city work closely with the property owner(s) to develop and
implement improvements to signage and sight lines at the driveway entrance to improve driver
safety. The City should also take into consideration any highway improvement plans that were
discussed as part of the latest Highway 61 Visioning Study to ensure that the access aligns with
future development plans for this area.
Please direct questions concerning these comments to Kaare Festvog, MnDOT Traffic, at 651 -
440-2855 or kaare.festvog@state.mn.us.
MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113
Pedestrian/Bicycle:
MnDOT agrees with Joe Gustafson’s comments about anticipated behavior change with added
left turns on US 61. The trail facility that runs along US 61 ends at the intersection north of this
development and cyclists often ride in the shoulders through this area. With the increased
volume of risky maneuverers and cars making rushed turns, there is concern with the additional
risk posed to multimodal users on the shoulders.
Questions about these comments should be directed to Suzy Scotty, MnDOT Multimodal at
651-366-4191 or suzanne.scotty@state.mn.us.
Water Resources:
A drainage permit may be required. Any projects adjacent to MnDOT Right of Way (ROW) or
connecting to MnDOT drainage facilities will require a MnDOT drainage permit to ensure that
current drainage rates to MnDOT right-of-way will not be increased. The calculations and plans
as prepared will meet MnDOT requirements for the drainage permit submittal. The drainage
permit application, including the information below, should be submitted online to:
https://dotapp7.dot.state.mn.us/OLPA/.
The following information must be submitted with the drainage permit application:
1) A grading plan showing existing and proposed contours.
2) Drainage area maps for the proposed project showing existing and proposed drainage areas.
Any off-site areas that drain to the project area should also be included in the drainage area
maps. The direction of flow for each drainage area must be indicated by arrows.
3) Drainage computations for pre and post construction conditions during the 2, 10, and 100
year rain events.
4) Time of concentration calculations.
5) An electronic copy of any computer modeling used for the drainage computations.
6) See also the attached Drainage Permits Checklist for more information.
Once a drainage permit application is submitted, a thorough review will be completed and
additional information may be requested. Water Resources Engineering will work with the
applicant to ensure acceptable outlets to the ROW.
Please direct questions concerning drainage issues to Jason Swenson, MnDOT Metro Water
Resources at (651-234-7539) or Jason.Swenson@state.mn.us.
Permits:
A Miscellaneous work permit will be required for the access removal and for water-main hook-
up. Additional permits may be required as plans evolve. Any other use of, or work within or
affecting, MnDOT right of way will require a permit.
MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113
Please direct questions regarding permit requirements to Buck Craig of MnDOT’s Metro Permits
Section at 651-775-0405 or Buck.Craig@state.mn.us.
Review Submittal Options
MnDOT’s goal is to complete reviews within 30 calendar days. Review materials received
electronically can be processed more rapidly. Do not submit files via a cloud service or
SharePoint link. In order of preference, review materials may be submitted as:
1. Email documents and plans to metrodevreviews.dot@state.mn.us. Attachments may
not exceed 20 MB (megabytes) per email. Documents can be zipped as well. If multiple
emails are necessary, number each email.
2. Files over 20 MB can also be uploaded to MnDOT’s Web Transfer Client site:
https://mft.dot.state.mn.us. Contact metrodevreviews.dot@state.mn.us, and staff will
create a shared folder in which files can be uploaded. Please send an accompanying
email with a narrative for the development.
If you have any questions concerning this review, please contact me at (651) 234 -7797 or
Cameron.muhic@state.mn.us.
Cordially,
Cameron Muhic
Principal Planner
Copy sent via E-Mail:
Buck Craig, Permits Mohammad Dehdashti, Design
Jason Swenson, Water Resources Kaare Festvog, Traffic
Keith Jakober, Surveys Michael Kowski, Maintenance
Dmitry Tomasevich, Area Manager Matthew Schleusner, Area Engineer
Suzy Scotty, Pedestrian/Bicycle Amrish Patel, Transit
Ben Klismith, Right-of-Way Joe Widing, Metropolitan Council