HomeMy WebLinkAbout04/12/2016ANL6 �& 9
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100
FAX (763) 755 -8923 • WWW.ANDOVERMN.GOV
Andover Planning and Zoning Commission
Meeting Agenda
April 12, 2016
Andover City Hall
Council Chambers
7.00 p.m.
1. Call to Order
2. Approval of Minutes — January 13, 2016 Workshop and Regular Meetings
March 8, 2016 Workshop
3. Public Hearing: Preliminary Plat — Boulder Estates — 35xx 134th Avenue NW —
Boulder Contracting, LLC
4. Other Business
5. Adjournment
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100
FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US
TO: Planning and Zoning Commissioners
FROM: Stephanie L. Hanson, City Planner
SUBJECT: Approval of Minutes —January 13, 2016 Workshop and Regular Meetings; March
8, 2016 Workshop Meeting
DATE: April 12, 2016
REQUEST
The Planning and Zoning Commission is requested to approve the minutes from the January 13,
2016 workshop and regular meetings, and the March 8, 2016 Workshop meeting.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
PLANNING AND ZONING COMMISSION WORKSHOP MEETING
JANUARYI3, 2016
The Workshop Meeting of the Andover Planning
order by Vice Chairperson Nemeth on January 13
Hall, 1685 Crosstown Boulevard NW, AndovegA
Commissioners present:
Commissioners absent:
Also present:
CONTINUE
I& ra
that does
Wiled off.
Mr. Patch
would be
Kyle
Dean
Commission was called to
_p.m., at the Andover City
Koehler IV, and
Jeff Sims.
Dave Carlberg
DWELLING UNITS
Commission regarding accessory
;us should be on the detached unit and the
specifications, such as separate entries that are
ge the designation from IRC 1 to IRC2, noting that it
the units one.
Mr. Carlberg stated that the City only allows a single family home on a single - family lot
and does not allow for duplexes on that type of lot. He stated that staff is recommending
to residents that wish to have that type of dwelling addition to keep the addition attached
to the home and have a common access way in order to comply with the ordinance.
Mr. Patch stated that the home could have multiple kitchens and could have shared or
separate facilities as long as it is all connected. He specified that the Code would allow
for up to five unrelated individuals living in the home as a family and still be considered
a single family home.
Y
Andover Planning and Zoning Commission Workshop Meeting
Minutes —January 13, 2016
Page 2
1 Mr. Carlberg confirmed the consensus of the Commission to only consider detached units
2 and reviewed the proposed changes to the ordinances per the previous discussion of the
3 Commission. He referenced the requirement that specifies the owner must reside in the
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
home for no less than 185 days per calendar year and asked if the Commission would
want to include that in the ordinance. He confirmed that the state statute defines
residency as living in a place for no less than six months of the year and that statute
would remain in place to govern should this language not be included in the ordinance. It
was the consensus of the Commission to leave the first sentence stating "the property
owner must reside in either the primary residence or the ADU as their permanent
residence as according to state law" and delete the second sentence in its entirety.
Mr. Carlberg referenced the condition regarding bedrooms for the ADU, which limits
bedrooms at two.
Commissioner Koehler stated that he would be in favor of not including a number of
bedrooms as the City Code would guide that aspect and he would not want to limit the
design as long as code requirements are met.
Mr. Patch stated that it is important that the primary structure remain as the primary
structure in size. He noted that there are specifications for septic requirements that are
tied to the number of bedrooms as well.
Commissioner Koehler stated that is his point exactly; there are other specifications that
will limit that aspect on its own.
Mr. Patch provided an example of a pool house that a resident was building this past fall
that would be used for multiple uses. He stated that his worry would be that the person
could then load that small structure with a number of beds.
Commissioner Koehler stated that if a person is willing to invest the funds to enlarge the
septic to the required size to support the number of bedrooms and meet the other Code
requirements, the City should not care about the number of bedrooms.
Mr. Patch stated that he would like to think about that a bit further. He stated that he
believes that it would be self - limiting under the current building codes as well but just
wants to ensure that mass sleeping "bunk houses" would not be constructed. He noted
that there are safety concerns for that type of setup.
Mr. Carlberg stated that the City would have two opportunities to review the application
through the Conditional Use Permit (CUP) review and the building permit review. He
noted that it would be a large investment for a resident to build a structure of this size,
because of the minimum size of 500 square feet, and to go through the process that will
be required with a CUP. It was the consensus of the Commission to not include a
maximum number of bedrooms. Mr. Carlberg referenced the item regarding addresses
Andover Planning and Zoning Commission Workshop Meeting
Minutes.— January 13, 2016
Page 3
1 and it was the consensus of the Commission to follow up with the Fire Department to
2 determine their opinion on the matter.
3
4 Mr. Patch noted that it would also be difficult to add in additional addresses as that can
5 cause confusion for mail delivery and GPS use.
6
7 Mr. Carlberg stated that his intent would be to bring this item to the City Council at a
8 February worksession to review.
9
to Mr. Patch stated that in his opinion perhaps the minimum size for an ADU could be
11 reduced from 500 square feet to 400 square feet based on the availability and design of
12 construction materials. The Commission agreed.
13
14
15 OTHER BUSINESS.
16
17 Mr. Carlberg updated the Planning Commission on related items. He distributed a flyer
18 for an upcoming meeting on Tuesday, January 2611 and will be hosted at the Coon Rapids
19 City Center by the Alliance for Sustainability. He noted that staff will be attending the
20 workshop at 3:30 p.m. He noted that interested Commissioners could also attend or find
21 more information on the website. He stated that staff can collect literature and make a
22 short presentation to the Commission at a future meeting.
23
24
25 ADJOURNMENT.
26
27 Motion by Gudmundson, seconded by Koehler, to adjourn the meeting at 6:40 p.m.
28 Motion carried on a 3 -ayes, 0 -nays, 4- absent (Daninger, Cleven, Peterson, and Sims)
29 vote.
30
31
32 Respectfully Submitted,
33
34 Amanda Staple, Recording Secretary
35 Timesaver Off Site Secretarial, Inc. .
36
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
PLANNING AND ZONING COMMISSIONMEETING – JANUARY 13, 2016
The Regular Bi- Monthly Meeting of the Andover Plannult 7 d Zoning Commission was
called to order by Vice Chairperson Nemeth on J 13, 2016, 7:00 p.m., at the
Andover City Hall, 1685 Crosstown Boulevard N)do�r Minnesota.
Commissioners present: Commissione_ae Gudmundsc���Bert Koehler IV,
Kyle Neme Steve Peterson.
Commissioners absent: Chairperson Dea��g� d Commissirs Timothy
Chen and Jeff Sires
Also present: ComanY -��--,-lopmeirector Dave Carlberg
APPROVAL
December 8, 2015
econ Neni WPM-; p ve the December 8, 2015 workshop
as presentotio ied on awes, 0 -nays, 2- present (Gudmundson and
_3- absent (Daxger, C and Sims) vote.
CommissMIk oehler notWrlon page Yix, the third paragraph, it should state, "...south
side of the Mffftg because —ii` erwise then it will..."
Vice Chair Nemeth �_ =e page two, the second paragraph, it should state, "... Wier
zoning was on the other_ _operties..." On page five, the sixth paragraph, it should state,
"...stated there is a CUP request..." On page five, the seventh paragraph, it should state,
"...when do they..." On page five, the last paragraph, it should state, "...get goes to
one..."
Motion by Koehler, seconded by Peterson, to approve the December 8, 2015 regular
meeting minutes as amended. Motion carried on a 3 -ayes, 0 -nays, 1- present
(Gudmundson) 3- absent (Daninger, Cleven, and Sims) vote.
Regular Andover Planning and Zoning Commission Meeting
Minutes — January 13, 2016
Page 2
1 PUBLIC HEARING: Conditional Use Permit for Telecommunication Tower —16157
2 Round Lake Boulevard NW
3
4 Mr. Carlberg noted the purpose of this item is to hold a public hearing and take input on a
5 Conditional Use Permit amendment for a telecommunication tower. He reviewed the
6 proposed Conditional Use Permit amendment with the Commission.
7
8 Commissioner Koehler asked if there had been any complaints from the surrounding
9 residents since the tower was originally constructed in 1990. Mr. Carlberg replied that
10 there have not been any complaints to his knowledge.
11
12 Vice Chairperson Nemeth asked and received confirmation that the tower is located
13 within an industrial area and the neighboring properties are either industrial or
14 commercial in nature.
15
16 Motion by Koehler, seconded by Peterson, to open the public hearing at 7:09 p.m.
17 Motion carried on a 4 -ayes, 0 -nays, 3- absent (Daninger, Cleven, and Sims) vote.
18
19 Commissioner Koehler asked why the additional antennae on the tower are needed.
20
21 Alyssa Riemers, AT &T, stated that the additional antennas would help to provide
22 additional coverage.
23
24 Commissioner Peterson stated that the alternate to approving this request would be that
25 the coverage would not be improved or a new tower would need to be constructed.
26
27 Ms. Riemers stated that their policy is to co- locate on existing towers and noted that the
28 additional signal strength should clear up dead spots in the area.
29
30 Mr. Carlberg also stated that the City require co- location first before a new tower is
31 considered.
32
33 Commissioner Peterson asked the lifespan of the tower.
34
35 Ms. Riemers stated that their attempt is to use existing towers and noted that the towers
36 have a long lifespan. She noted that the structure would be improved if maintenance is
37 needed.
38
39 Mr. Carlberg stated that a building permit will be required and. the tower will be reviewed
40 for its structural integrity and a structural engineer will need to certify that the tower can
41 support the additional antennae.
42
43 Motion by Peterson, seconded by Koehler, to close the public hearing at 7:13 p.m.
44 Motion carried on a 4 -ayes, 0 -nays, 3- absent (Daninger, Cleven and Sims) vote.
45
Regular Andover Planning and Zoning Commission Meeting
Minutes — January 13, 2016
Page 3
1 Commissioner Koehler stated that this will be an expansion to what is already there and
2 did not see a downside, especially since staff would be reviewing and inspecting the
3 integrity of the tower.
4
5 Motion by Peterson, seconded by Koehler, to recommend to the City Council approval of
6 the Conditional Use Permit amendment request to allow three (3) additional antennas to
7 the existing telecommunication tower for AT &T, located at 16157 Round Lake
8 Boulevard NW, subject to the conditions in the resolution. Motion carried on a 4 -ayes, 0-
9 nays, 3- absent (Daninger, Cleven, and Sims) vote.
10
11 Mr. Carlberg stated that this item would be before the Council at the January 19, 2016
12 City Council meeting.
13
14
15 PUBLIC HEARING. Interim Use Permit for Land Reclamation —16563 Hanson
16 Boulevard NW
17
18 Mr. Carlberg noted the purpose of this item is to hold a public hearing and take input on
19 an Interim Use Permit for land reclamation. He reviewed the proposed Interim Use
20 Permit request with the Commission.
21
22 Commissioner Gudmundson asked and received confirmation that the nearby neighbors
23 have been notified. Mr. Carlberg noted that there were not any comments received.
24 `
25 Commissioner Gudmundson asked why the applicant is requesting this location near
26 Hanson Boulevard NW. Mr. Carlberg replied that the location was chosen for ease of
27 loading and access to a public road as the materials will be pulled from the site regularly.
28
29 Commissioner Koehler referenced the memorandum included in the packet, specifically
30 item seven regarding erosion control. He asked what type of erosion control measure
31 would be installed after the material is completely hauled. Mr. Carlberg replied that the
32 erosion control measure would include seeding to provide groundcover.
33
34 Vice Chairperson Nemeth asked and received confirmation that staff would inspect the
35 site from time to time to ensure that the slopes are in compliance. He asked if there are
36 any issues with the wind blowing the material onto the roadway or neighboring property.
37 Mr. Carlberg stated that there could be wind erosion but noted that the benefit in this
38 situation is that it would be uncommon to have an easterly wind. He noted that if there is
39 no activity on the pile for 14 days, seeding would need to occur.
40
41 Vice Chairperson Nemeth asked and received confirmation that staff would work with
42 the applicant to set a haul route.
43
44 Motion by Koehler, seconded by Peterson, to open the public hearing at 7:25 p.m.
45 Motion carried on a 4 -ayes, 0 -nays, 3- absent (Daninger, Cleven, and Sims) vote.
Regular Andover Planning and Zoning Commission Meeting
Minutes —January 13, 2016
Page 4
2 There was no public input.
3
4 Motion by Koehler, seconded by Peterson, to close the public hearing at 7:25 p.m.
5 Motion carried on a 4 -ayes, 0 -nays, 3- absent (Daninger, Cleven, and Sims) vote.
6
7 Motion by Koehler, seconded by Peterson, to recommend to the City Council approval of
8 an Interim Use Permit for storage of soil for the property located at 16563 Hanson
9 Boulevard NW, with the additional condition that if the applicant shall use City or
10 County roadways the applicant shall work with City staff to establish a haul route.
11 Motion carried on a 4 -ayes, 0 -nays, 3- absent (Daninger, Cleven, and Sims) vote.
12
13 Mr. Carlberg stated that this item would be before the Council at the January 19, 2016
14 City Council meeting.
15
16
17 OTHER BUSINESS.
18
19 Mr. Carlberg updated the Planning Commission on related items. He noted that at this
20 time there is no business to consider for a February meeting and therefore that meeting
21 could be canceled for lack of business.
22
23
24 ADJOURNMENT.
25
26 Motion by Koehler, seconded by Peterson, to adjourn the meeting at 7:30 p.m. Motion
27 carried on a 4 -ayes, 0 -nays, 3- absent (Daninger, Cleven, and Sims) vote.
28
29
30 Respectfully Submitted,
31
32
33
34 Amanda Staple, Recording Secretary
35 Timesaver Off Site Secretarial, Inc.
PLANNING AND ZONING COMMISSION WORKSHOP MEETING
MARCH 8, 2016
The Workshop Meeting of the Andover Planning and Zoning Commission was called to
order by Chairperson Daninger on March 8, 2016, 6:00 p.m. at the Andover City Hall,
1685 Crosstown Boulevard NW, Andover, Minnesota.
Commissioners present: Chairperson Daninger, Commissioners Bert Koehler IV,
Kyle Nemeth, and Scott Hudson
Commissioners absent: Timothy Cleven, Jeff Sims, Steve Peterson
Also present: Community Development Director Dave Carlberg
Associate City Planner Brett Angell
OATH OF OFFICE — COMMISSIONERS SCOTT HUDSON & BERT KOEHLER IV
Mr. Carlberg administered the Oath of Office to Commissioners Scott Hudson and Bert
Koehler IV.
DISCUSS SUBORDINATE CLASSROOMSTRUCTURES
Mr. Carlberg reviewed the information on subordinate classroom structures with the
Commission. These structures are utilized by schools and churches in the community. A
recommendation by the Commission was sent to the City Council and there was a split
vote. Subordinate classroom structures were originally allowed by a Conditional Use
Permit (CUP). The code amendment, adopted in 2014, made subordinate classroom
structures for both churches and schools allowed by the granting of an Interim Use Permit
(IUP). The Fire Marshall is inspecting them every two years. The City Council has
asked for additional review by the building official. Meadow Creek has requested 2
years, which would expire in 2017, because they are proposing to build an addition to
their church. The classroom structures will be looked at for any building code concerns
as well. Two other churches are coming up for review in 2018 and 2019. If deemed
unsafe they could be ordered to repair or remove them.
Commissioner Koehler asked for clarification as to whether or not the structures were
being reviewed based on the code that was in place at the time the structure was placed or
Andover Planning and Zoning Commission Workshop Meeting
Minutes — March 8, 2016
Page 2
current code. Mr. Carlberg responded that structures cannot be held to current code
unless modifications are made to the structure. Commissioner Koehler asked if there is a
"happy medium," and if the building department could recommend a gradient more than
black and white. Mr. Carlberg stated that when the two -year review takes place, a list of
items to be fixed can be given as a condition of being able to continue to use the
structure.
Commissioner Koehler noted that ADUs require a permanent foundation and inquired if
subordinate classroom structures had the same requirement. The response given by
Commissioner Nemeth was that the structures have to withstand wind loads and that
some do have blocks and they also do have to be anchored. He continued by expressing
concern over why the City would be so quick to let these structures live on in perpetuity
when the City requires ADUs to have permanent foundations. Mr. Carlberg noted that
there have not been any new subordinate classroom structures put in place for many
years.
Commissioner Koehler stated that if a building inspector goes out and deems a
subordinate classroom structure to be unsafe, he believes that a church or school should
not be allowed to keep it. However, if it meets the inspection, it should be allowed to
stay.
Chairperson Daninger stated that was why the vote was split by the City Council. The
Commission's recommendation to the Council was 5 years with a 2 -year extension.
Commissioner Koehler commented that if a structure is truly temporary, how could a
church or school come back again and again, requesting to continue to utilize the
structure and if so, then is it really considered temporary. Mr. Carlberg explained that
any church or school that came with a new request for a subordinate classroom structure
would need to plan for permanency right away, as it is designed to be a temporary
structure. Commissioner Nemeth noted that a subordinate classroom structure takes on a
more permanent look but it is not permanent, because of the underpinnings.
Mr. Carlberg stated in 2018, the City will need to know what direction to go with this
issue because that is when these structures will come back around next for a decision.
DISCUSSACCESSORYDWELLING UNITS
Mr. Carlberg reviewed the previous discussions related to accessory dwelling units
(ADU), stating that originally a resident approached the mayor at the Night to Unite
event about the issue. There were a series of several work sessions. The Council liked
the direction the Commission was going and advised against establishing a minimum lot
size because there are some smaller lots in the R -1 district of the City. In summary, the
Council felt the recommendations were solid. Since then Mr. Carlberg went to a housing
forum in New Brighton where he learned that the Minneapolis regulations are already
Andover Planning and Zoning Commission Workshop Meeting
Minutes — March 8, 2016
Page 3
being revised, noting that the city of Minneapolis is requiring separation of 20 feet
between the main house and the ADU. Mr. Carlberg asked the Commissioners if there
was a desire to add this provision to the draft regulations.
Commissioner Koehler inquired about the possibility of considering 10 feet between the
main dwelling and the ADU. Mr. Carlberg replied that there are potential fire code issues
if the dwellings are too close and windows might need to be eliminated. He also stated
that the Minneapolis code has restricted the height on ADUs as well. The current
restriction on residential dwellings in the City of Andover is 35 feet in height.
Commissioner Nemeth said that he would like to see the distance be more than 10 feet.
Commissioner Koehler wondered how this restriction might affect building plans for
someone with physical challenges.
Commissioner Hudson inquired if the language in the regulations would be dependent
upon the building code.
Mr. Carlberg indicated that if fire rated walls were needed, there could be no windows.
He further clarified by stating that if a wall is next to a wall, then it is almost an attached
unit. By having more distance between the dwellings, it would discourage breezeways or
carport structures.
Commissioner Koehler stated that he did not have a strong feeling on the matter of how
many feet.
Chairperson Daninger commented that based on city of Minneapolis, the distance of 20
feet allows a resident to pull a car up in between the two dwellings. A distance of 15 feet
would also allow this to occur.
Commissioner Koehler asked if consideration should be made to leave the distance
between dwellings out of the regulations or if it should be taken into account.
Commissioner Nemeth said that he felt that consideration should be made as to how the
lot is situated and wondered if there might be additional concerns with a narrow lot.
Chairperson Daninger suggested that there be no minimum number of feet, stating that he
would rather have a resident come in requesting a variance and they can show a practical
difficulty.
Chairperson Daninger posed the questions, "What drives this ?" and "What is the why ?"
Mr. Carlberg replied that it is for safety and windows. If a practical difficulty can be
identified, a variance and conditional use permit (CUP) can be utilized.
Andover Planning and Zoning Commission Workshop Meeting
Minutes — March 8, 2016
Page 4
Commissioner Hudson pointed out that an ADU could be grandma's house now and then
down the road it would become a pure rental.
Commissioner Koehler then recommended that 20 feet be a part of the regulation, since
the Commission seems to be in agreement that there should be a number, as long as there
is a mechanism to address individual challenges.
Commissioner Nemeth asked if Fred. Patch, Chief Building Official had reviewed the
proposed regulation. Mr. Carlberg confirmed it had been reviewed.
Commissioner Nemeth asked about the requirement of two off - street parking spaces. Mr.
Carlberg stated that two spaces are the minimum, but that more are permitted. He
concluded by commenting that many of these driveways in the rural area of the City are
very long and could accommodate multiple vehicles.
DISCUSS SOLAR ENERGY SYSTEM REGULA TIONS
Mr. Carlberg updated the Planning Commission on a request recently received by the
City, to install a freestanding solar energy system on a residential property. This request
prompted City staff to investigate regulations of other cities related to solar energy
systems. The one proposed would cover over 400 square feet and would be located in the
backyard on the ground.
Mr. Carlberg stated that the design is like a table facing south and that on a small lot it
would almost be as large as an accessory dwelling. Example regulations from the cities
of Lakeville and Rosemont were distributed. Both required screening and had height and
setback regulations. Mr. Carlberg recommended that staff draft regulations using the
examples presented. He continued by saying that commercial buildings utilizing solar
systems require screening, but there are no regulations for residential property.
Commercial rooftop equipment has to be screened from all properties. However, the
focus of this matter is residential solar energy systems.
Commissioner Nemeth asked if this would be handled as a CUP. Mr. Carlberg replied
that instead of requiring a CUP he believed this would be considered as part of a building
permit process instead. He stated that solar energy systems are becoming more popular,
noting that there are special rebates on solar energy systems.
Chairperson Daninger commented that this issue would be on the Commission's "radar"
now and they will be digging into the issue at future meetings.
Mr. Carlberg stated the staff will draft regulations for a future meeting.
Andover Planning and Zoning Commission Workshop Meeting
Minutes — March 8, 2016
Page 5
Commissioner Nemeth commented that he liked Rosemount's definitions and questioned
Lakeville's restriction of 120 square feet. He inquired if there was a set size for solar
panels. He also recommended providing a number that is easily divisible.
Mr. Carlberg stated that staff could call around to see what the standard square footage is
of solar panels and if there is an industry standard.
Chairperson Daninger confirmed that he liked the Lakeville regulations. He expressed
questions around whether in a residential application, if there could be more panels
allowed on a bigger lot and that the usage would be permitted only for the residence and
not for re -sale.
Commissioner Koehler agreed that the solar energy should not be for re -sale and
questioned if it could be utilized for a garage and that he would really want to understand
what the purpose is. He commented that some people use solar energy to power air
conditioners over the summer months.
Chairperson Daninger commented that if a natural gas or electric bill is high, it may be an
indication that a resident is growing something in their basement.
Commissioner Nemeth stated that solar systems can be strong enough to power a
residence through cloudy days by storing energy in batteries.
Commissioner Koehler inquired about battery storage and if there should be a limit on the
number of storage containers or how big the batteries can be, where they are stored and if
there should be a structure around the storage.
Commissioner Nemeth asked if there are any national or state electrical codes that would
come into play.
Mr. Angell stated that solar panels are often used to power water heaters and once
batteries are filled, they shut off.
Mr. Carlberg commented that square footage is going to be the key in determining the
regulations, along with the amount of solar panels that are intended for use on one
residential property.
Mr. Angell asked about liability for broken panels and whether or not solar system panels
could be installed in the front yard.
Mr. Carlberg recommended that solar panel systems be limited to the rear yard or rooftop
only, and that screening would be required.
Andover Planning and Zoning Commission Workshop Meeting
Minutes — March 8, 2016
Page 6
DISCUSS ANIMAL REGULATIONS
Mr. Brett Angell reviewed the draft ordinance on Animal Regulations. It came about as a
result of concerns raised by a resident of chickens that were wandering into the yards of
neighbors.
To address nuisance noise regarding roosters, the word "crowing" could be added after
the word "howling" in the regulations. It was noted that chickens are not allowed in R -4
housing areas.
Chairperson Daninger expressed that there needs to be a measurement tool in the
regulation.
Commissioner Koehler inquired if the issue of noise in the night from the loading dock at
Target applied in this case, with so many decibels over 10 minutes in a 60- minute period.
Mr. Carlberg replied that in that case, MPCA standards apply, and in this case, it would
be considered a nuisance.
Mr. Angell stated that the City receives about three complaints per year about roosters.
Chairperson Daninger described a scenario around enforcement if a neighbor reports a
dog is barking.
Commissioner Koehler asked what the "yardstick" could be in this case.
Chairperson Daninger commented that it is important for staff to know what they can
refer to when they get a call from a resident. Mr. Angell agreed that having a code
reference is helpful. At this time a courtesy letter is all that can be sent. He felt that it is
best to keep the code general and refer to all animals, and not call out chickens. He
mentioned that the City Council did talk briefly about the issue at their February
Workshop meeting.
Chairperson Daninger referred to previous discussions about invisible fences and how the
term restraint was part of that discussion.
Mr. Carlberg stated that poultry is permitted and when there is a complaint, the dog and
cat code is referenced, but there is not enough there in the code for enforcement. At the
Council Workshop meeting there was discussion about roosters and crowing.
Mr. Angell explained that if the City wants to do a chicken ordinance, then it would have
to be a separate chicken ordinance.
Commissioner Koehler noted that the city of New Brighton recently enacted a chicken
ordinance and there was a lot of negativity by residents around that process. He
recommended that staff consider getting a copy.
Andover Planning and Zoning Commission Workshop Meeting
Minutes — March 8, 2016
Page 7
Mr. Angell stated that if the City would seek to enact a chicken ordinance there would
need to be a public hearing.
Chairperson Daninger stated that under the current ordinance a resident could have 500
chickens, but if they are quiet and do not go across the road, it is currently okay.
Mr. Angell said that 95% of calls are for three chickens, and they usually cannot be seen.
Commissioner Nemeth inquired if the animals under section 5 referred to both domestic
and wild animals. He also noted that it refers to "barking" and wondered about the
sounds made by other animals kept by residents. Mr. Carlberg suggested adding the
language "and other similar noises."
Commissioner Nemeth asked about violations being a misdemeanor rather than a citation.
Mr. Carlberg stated that there is a need to talk to the attorney about that matter.
Chairperson Daninger indicated that this issue will come back to the Commission at
another work session.
OTHER BUSINESS
Mr. Carlberg asked the Planning Commission if they would like to continue to receive
paper copies of the City code and referenced that all codes are currently on the City's
website and that the cost to print the ongoing updates is significant.
Commissioner Nemeth requested to continue receiving paper updates while the other
Commissioners would utilize the website.
It was confirmed that the online version has a search function.
ADJOURNMENT
Motion by Nemeth, seconded by Koehler, to adjourn the meeting at 7:37 p.m. Motion
carried on a 4 -ayes, 0 -nays, 3- absent (Cleven, Sims, Peterson) vote.
Respectfully Submitted,
Marlene White, Recording Secretary
TimeSaver Off Site Secretarial, Inc.
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100
FAX (763) 755 -8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
FROM: Stephanie L. Hanson, City Planner
SUBJECT: PUBLIC HEARING: Preliminary Plat — Boulder Estates — 35XX 134th Ave NW
— Boulder Contracting
DATE: April 12, 2016
INTRODUCTION
The Planning and Zoning Commission is asked to review a Preliminary Plat for Boulder Estates.
The proposed preliminary plat contains 3 urban residential lots as proposed by Boulder
Contracting, LLC.
DISCUSSION
Conformance with Local Plans and Ordinances
1. The property is located in the Metropolitan Urban Service Area (MUSA).
2. The property is currently zoned R -4, Single Family Urban Residential.
Street Access
The 1.26 acre parcel abuts 134th Ave NW therefore all lots will be accessed by this road.
Sewer and Water Access
The sanitary sewer and water services are already available to each of the lots. Water and sewer
stubs were constructed as part of the 1986 street upgrade of 134th Ave NW.
Lots
Each of the 3 lots meets the minimum lot width of 80 feet, depth of 130 feet and the 11,400
square foot area requirement of the R -4 Zoning District. New structures will meet code
requirements for setback which include 30 foot front yard, 35 foot rear yard, 10 feet side yard,
and 6 feet side yard for the attached garage.
Easements
City code requires a 5 foot side, front and rear yard easements. The plat meets code
requirements.
Existing Structures
There are existing structures on the site that will need to be removed prior to the issuance of
building permits. The structures include a garage, shed and fencing. The attached Demolition
Plan shows the structures to be removed.
Existing Trees
There are very few existing trees on the site. Tree removal will occur in the building pad areas.
The attached Landscape Plan shows existing trees and required future plantings. The plan meets
planting requirements in city code.
Lower Rum River Watershed Management Organization ( LRRWMO)
A permit is not required from the LRRWMO because the disturbed area of the site is less than
one (1) acre.
Andover Review Committee (ARC)
ARC completed a review of the preliminary plat and submitted comments to the developer. The
developer has satisfied all of staff comments.
Park and Recreation Commission Recommendation
The Park and Recreation Commission reviewed the preliminary plat on April 7, 2016 and made
the recommendation to City Council to require a cash dedication in lieu of land.
ACTION REQUESTED
The Planning and Zoning Commission is asked to hold a public hearing, review the proposed
preliminary plat and to make a recommendation to the City Council.
Attachments
Resolution
Location Map
Preliminary Plat Plan Set
Respectfully Submitted,
Stephanie L. Hanson
Cc: Jim Cormier, Boulder Contracting LLC, 2322 171St Ave NE, Ham Lake, MN 55304
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO XXX
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "BOULDER ESTATES" FOR
PROPERTY LEGALLY DESCRIBED AS;
Unplatted Grow Township that part of the SW '/4 of the SE' /4 of 32- 32 -24, Anoka County, Minnesota,
described as follows: Beginning at the NE comer on Lot 1, Block 1 Weise's Addition; thence E on the
easterly extension of the N line of said Lot 1 a distance of 272.25 feet; thence S and parallel to the E line
of Lots 1 and 2, Block 1 Weise's Addition a distance of 200 feet to a point on the easterly extension of
said S line a distance of 272.25 feet to the SE comer of said Lot 2; thence N on the E lines of said Lots 1
and 2 a distance of 200 feet to the point of beginning. Subject to any easements, restrictions, or
reservations of record, if any.
WHEREAS, Boulder Contracting, LLC has requested approval of a preliminary plat for Boulder Estates;
and
WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and
WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning Commission has
conducted a public hearing on said plat; and
WHEREAS, as a result of such public hearing, the Planning and Zoning Commission recommends
approval of the preliminary plat to the City Council.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees
with the recommendation of the Planning and Zoning Commission and approves the Preliminary Plat of
Boulder Estates with the following conditions:
1. Park dedication shall be cash in lieu of land as recommended by the Park and Recreation
Commission at the April 7, 2016 meeting.
2. Fees for park and trails must be paid at the time of the issuance of building permits.
3. Building permits will not be issued until the final plat has been recorded with Anoka County.
4. Prior to final plat recording at Anoka County, a Development Agreement and Assessment
Agreement acceptable to the City Attorney must be executed by the Developer and all required
fees shall be paid.
5. Existing structures must be removed prior to the issuance of building permits as shown on the
Demolition Plan date March 9, 2016.
Adopted by the City Council of the City of Andover this day of , 2016.
CITY OF ANDOVER
ATTEST:
Michelle Hartner, City Clerk
Julie Trude, Mayor
AN,
�{di,r�,, Boulder
Estates Plat AF?rial
Date Created: March 28, 2016
Disclaimer. The provider makes no representation or warranties with respect to the reuse of this data.
N
IN 7E E
GRAPHIC SCALE
v�
(wrtn)
DRAINAGE AND U77UTY EASEMENTS ARE SHOWN THUS
�5
II
21 I- - -rrO
BEING 5 FEET IN W1D7H AND ADJOINING SDE, LOT
ONES, AND 10 FEET IN MOTH, AND ADJOINING
STREET AND REAR LOT ONES; UNLESS 07HENISE
SHOWN ON THE PLAT.
I I
I I
I I
I I
Sr------- �55r------- �55r-- - - - --�
I I I I I SB -3
.-- rD 1 I ro to I I ro rD I I rD
II II II II II II
o l I I I I (BLOCK 1
LOT 1' I I I LOT 2 85 j i I LOT 3 I I
IiI Ii I Ii
II II II 'I II II
;•t
5� JS 5L I — — — - — — J5 5i — — — — — — JS
e
90.75 1 gan 1—� 90.75
- - - -- I
1148?4722Yr 272.25
I
134TH AVE NW
I
I
I -
DLA:.01 ER,RACE1
I run 7TH A—T! ✓re I
I I
I � I
T t
RECEIVED
MAR 9 2016
CI T ' OF ANDO WEI
.:5 (•)
. I–
I� C)
q F1:
LEGAL DESCRIPTION (Per Anoka County GIS)
Unplatted Grow Township that part of the Southwest' Quarter of the Southeast Quarter of
Section'3Z Township 32, Range 24, Anoka County, Minnesota, described as follows:
Beginning at the Northeast comer of Lot 1, Block 1, Weise's Addition; thence East on the
easterly extension of the North line of sold Lot 1 a distance of 27225 feet; thence South
and parallel to the East line of Lots 1 and 2, Block 1 Wefse's Addition a distance of 200 feet
to a point on the easterly extension of the South line of Lot 2, Block 1 Wefse's Addition;
thence West on the easterly extension of said South line a distance of 272.25 feet to the
Southeast comer of said Lot 2,• thence North on the East lines of said Lots 1 and 2 a
distance of 200 feet to the point of beginning. _
Subject to any easements restrictions, or reservations of record, if any.
GITY OF ANLIUMIf
COUNTY OFANOKA
SEC. 3Z T. 34 R 24
OWNER /DEVELOPER
BOULDER CONTRAC77NG, LLC
2322 171ST Ln NE
HAM LAKE, MN 55304
ZONING
R -4 SINGLE FAMILY URBAN RESIDENTIAL
35' Front Setback
10' Side Setback (House side)
6' (Garage Slde)
3O' Rear Setback
LOT AREAS
Lot 1: 16,150 sq.ft. 10.42 acres
Lot 2. 18,150 sq.ft. 10.42 acres
Lot J. 18,150 sq.£t. 10.42 acres
TOTAL AREA 54,450 sq.f. 11.26 acres
EASEMENT AREA 9,654 sq.ft.1R22 acres
VICINITY MAP
NO SCALE"
SEC770N 32, TOWNSHIP 32, RANGE 24
ANOKA COUNTY, MINNESOTA
aCD
aCD
rn
En
C7 z
� N
z°
w 00
Z N
M O
Z X30
w
z
W U 0
aP.
w�
x
N
� N
0�
L H
FZ a O
z
w ¢ z_
w z
q � W
w
0.
C) z
4
al
s
d
x
0
�I_`el�lx
Pi
LEGEND
•
Duio)s RouxD RWUEraFr
m
DENOTES WSnNG 7aaWVE PII/6STAE
®
orsoas WSIZXG CAME P A7'
O
DWO)E9 WS77NO H)ASANr
®
DEN076 WSDNG CATCH BASIN
UNGUS WSBNG SAMTARY MANN"
DFHo7m WSWG MmIi PaE
DENOTES WSDNG POMR PME W/ WY WRE
i
DENO ES EXU WROAD SIGN
d
DENOTES EASBNG.MARBOX
VMMS W9DNG TRrE
DENOTES WSBNG CMFMMS TREE
ST
DENOTES UNADIGROM SAMTARYEEDW
OHU
DENOTES D4IImw Q MS PILG'✓E CABs:
— x —x
—x— mow WsnnG FENX uNE
OWNER /DEVELOPER
BOULDER CONTRAC77NG, LLC
2322 171ST Ln NE
HAM LAKE, MN 55304
ZONING
R -4 SINGLE FAMILY URBAN RESIDENTIAL
35' Front Setback
10' Side Setback (House side)
6' (Garage Slde)
3O' Rear Setback
LOT AREAS
Lot 1: 16,150 sq.ft. 10.42 acres
Lot 2. 18,150 sq.ft. 10.42 acres
Lot J. 18,150 sq.£t. 10.42 acres
TOTAL AREA 54,450 sq.f. 11.26 acres
EASEMENT AREA 9,654 sq.ft.1R22 acres
VICINITY MAP
NO SCALE"
SEC770N 32, TOWNSHIP 32, RANGE 24
ANOKA COUNTY, MINNESOTA
aCD
aCD
rn
En
C7 z
� N
z°
w 00
Z N
M O
Z X30
w
z
W U 0
aP.
w�
x
N
� N
0�
L H
FZ a O
z
w ¢ z_
w z
q � W
w
0.
C) z
4
al
s
d
x
0
�I_`el�lx
Pi
N
W *z
S
GRAPHIC SCALE
b o m ss
(w EECr )
POWER
(BY OTHERS)
0
i REMOVE
II /GARAGE
'7'7: ::::.. SIXTH II
A:.... •..... li
MAR 9 2016 "
CITY OF ANDOVER
. ------------ - - --
h 907 m ny_ 9R75n
' OHU
-IS
•
75o
-- - - - - --
- - -- — 5 - --
Sr
REMOVE POWER I EWSxc °'
m'
5r
I I
I S
► 1
(BY O
UNDIES WSHNG CIRW 9ASN
m
se -3
ExE SHED I
DENO)E9 Ezsnxc POMER PUE
E—F7
DEx01E5 Eat90NG POHER POW W/ MY WW
+
DENWE9 EMa)ING ROAD SGV
d
mow EV aJWACD02
DENOTES commit (REP
REMO U I 1
° I ' GARAGE 1
I °I I TREE ( it I ,I t i: 1
—�
% I I • I I (BLOCK 11 I I I I. y
o
LOT 1 I j'1 LOT 2! ; -� - LOT 3 I I N t:
----- ---- -- - - - - -- �� -- 11 T I T a, I I I I -1 I I Fes. C:
iu I II j I I
3: x lI' se -r II II I II REMOVE 11 c
G HOUSE.
EXISnNG
I I I• 1 1 I I I I FENCING I I I
HODS .,•'.•'. 4•
HOUSE , ; REMOVE _
x—xJ i I I CURBING* ...._.. --
I•
9
55 — — — — — — 5 9� 5
•� 90.75 ° ° 90.75 ° 75 ° -- - - - - -- - - - -_
NB9'4722•W 27 a i i
a
W WW w� w w
—s s °" s s
i
-------- - - - - -- ---- t-- -_ - - -=
---- r----- - - - - -- - -r - - - - - --
..�..., ...E REMOVE - - - -- — - - - -- - - - - -- - - -•
1
FOUR ! ' 1 TREE i SILT
FENCE
• CURB TO BE REMOVED AT 77ME OF BUILDING PERMIT OR WHEN
THE DRIVEWAY LOCA770N IS KNOWN. CURB CUT PERMIT FROM
BUILDING DEPARTMENT REQUIRED. CONTRACTOR SHALL CONTACT
7HE CITY OF ANDOVER IF ANY SIGNS NEED TO BE RELOCATED
FOR DRIVEWAY CONS7RUC770N. _
EXISTING COND1770N SURVEY PREPARED BY APA CONSULRNG
ENGINEERS & SURVEYORS 12115115
NOTE REGARDING UTILITIES
THE SUBSURFACE U77UTY INFORMA77ON DM07ED ON THIS PLAN IS
U77LITY QUAUTY LEVEL G THIS QUAUTY LEVEL WAS -DETERMINED
ACCORDING TO THE GUIDELINES OF C11ASCE 38 -02 AS 77U-ED
STANDARD GUIDEUNES FOR THE COLLEC770M AND DEPICRON OF
EXISUNG SUBSURFACE U77UTY DATA THE CON7RACTOR(S) SHALL
CONTACT GOPHER STATE ONE BEFORE COMMENCING ANY WORK.
UN
a
h
r� M]
v Z
Z :� ,- .
N
C5 r4
w �
w
C0,01
r L
V ai ai
rz U O
w�
x�
N
P
w H
aO
WA
W O
F
Q
w O
C Q Q
PQ 4
ff` k•
4I "I�,Ii
C4.
LEGEND
•
Orxo>F.sPIX/NDMOVUDExr '
m
OFNORS EM.9RNG 7ROW 6 PEDESTAL
m'
MOTES SoSONG VWX PEDTSTAc
o:
mow E NcxmaAxr
Is
UNDIES WSHNG CIRW 9ASN
m
LYNO)ES E]19RR0 54MTARY MAW"
DENO)E9 Ezsnxc POMER PUE
E—F7
DEx01E5 Eat90NG POHER POW W/ MY WW
+
DENWE9 EMa)ING ROAD SGV
d
mow EV aJWACD02
DENOTES commit (REP
'
mow Ewsmo erraEERaES 7mr
Sf
OEND)ES INdIRQTWNO S.AMTARY SEXSf
OHV
LEIN
DENDlES Ow=WG FWAN& CABfE
— X —,_,,
OENO)ES EXma EEN[E FINE
• CURB TO BE REMOVED AT 77ME OF BUILDING PERMIT OR WHEN
THE DRIVEWAY LOCA770N IS KNOWN. CURB CUT PERMIT FROM
BUILDING DEPARTMENT REQUIRED. CONTRACTOR SHALL CONTACT
7HE CITY OF ANDOVER IF ANY SIGNS NEED TO BE RELOCATED
FOR DRIVEWAY CONS7RUC770N. _
EXISTING COND1770N SURVEY PREPARED BY APA CONSULRNG
ENGINEERS & SURVEYORS 12115115
NOTE REGARDING UTILITIES
THE SUBSURFACE U77UTY INFORMA77ON DM07ED ON THIS PLAN IS
U77LITY QUAUTY LEVEL G THIS QUAUTY LEVEL WAS -DETERMINED
ACCORDING TO THE GUIDELINES OF C11ASCE 38 -02 AS 77U-ED
STANDARD GUIDEUNES FOR THE COLLEC770M AND DEPICRON OF
EXISUNG SUBSURFACE U77UTY DATA THE CON7RACTOR(S) SHALL
CONTACT GOPHER STATE ONE BEFORE COMMENCING ANY WORK.
UN
a
h
r� M]
v Z
Z :� ,- .
N
C5 r4
w �
w
C0,01
r L
V ai ai
rz U O
w�
x�
N
P
w H
aO
WA
W O
F
Q
w O
C Q Q
PQ 4
ff` k•
4I "I�,Ii
C4.
N
W -lt E
S
GRAPHIC SCALE
(IN RET)
EXISRNG
HOUSE N
JV iliT`i'
I fm r� . I ►� -_�I
OCK 1LOT Y LOT 2 - LOT 3
II II II
II /14 TSB -I I I I I I
II. II II II II III
I II II I
9� J L —. o - - -J L—
TREE PROITEC770N_.l �'v'riiOD ^.Ti: %D . E..RAC
FENCE 4a' TOTAL I �.::H ADDiiiii
I I
I I
NOTE REGARDING U771 -MES
THE SUBSURFACE U77U7Y INFORMA77ON DEPICTED ON THIS PLAN IS
U77UTY QUAUTY LEVEL C THIS QUALITY LEVEL WAS DE7ERMINED
ACCORDING TO 7HE GUIDELINES OF C/ /ASCE 38 -02 AS 7777 ED
STANDARD GUIDELINES FOR THE COLLEC7I0N AND DEPIC77ON OF '
EXISTING SUBSURFACE U77LITY DATA I. 7HE CONTRACTORS) SHALL
CONTACT GOPHER STATE ONE BEFORE COMMENCING ANY WORK.
=- 77NG
SHED
EATSDNG
GARAGE
F
4 `ti
iJ
T
SILT FENCE
TREES SHOWN. ARE FOR GRAPH /CAL
PURPOSES ONLY ACTUAL LOCATION
4MLL VARY.
BENCHMARK
7NH= 880.13
DD NOT CUT MAIN LEADER
NOT FLUSH WITH THE HARK,
INSTALL CORRUGATED PLASTIC
STEM PROTECTOR AROUND TRUNK -�
(OPTIONAL). .
SHALL BE PLANTED WITH THE
ROOT COLLAR LEVEL Ott SLDDRLY
ABOVE FINISHED GZAM
REMOVE TAGS AND LABELS.
PARTIALLY BACMU- WATER TO
SETTLE SOD.., FINISH BACIOILLING.
S' SHREDDED DARK OR'WDIUCHIP
MULCH. KEEP R' AWAY FROM STEM
.(AVOID DIRECT CONTACT).
REMOVE THE VDUNS, TWINE Ott ROPES
AND BURLAP FROM THE TOP AND SIDES
OF THE ROOT BALL FOR BAILED AND
DURLAPPED PLANTS
REHIVE CONTADIERS AND CUT CIRCLING
ROOTS S PLANTS ARE CONTAINER OROWN.
SDURDARD DRAWING
ND.
6088
Y �
C7 z
z�
W �
W � �
z N
O M
V t,7j
z H z'
W UO
W � �
w
x�
N
C� N
ryI G\
En
ti
w
Lq
Q
j
z
w
{�
¢
[�-
O
z
z_
W
o
s
e
HUN1115 4 .
W--.l I F
DENOTES RED MAPLE (ACER RUBRUM) 3 EACH i s NN E 1
'lI \`
co
DENOTES BLACK HILLS SPRUCE (PICEA GLAUCA DENSATA) 3 EACH
N
W E
5
GRAPHIC SCALE
w o s
J1sJ/T�J
o
F
I�x I
I
t:
FWO
FULL BAS6MPNT WALKOUT
x
I
UDDIRLE 9ON-12µLYK/RSE&15FMFNTBA sw
x
I'1
cz
I
LOT 1
SPLIT WIRY WAUf BASLIILR'T(5=RSE)
post OR O
POST OR
FLO
- - - - - -- �..`—
0
I 1
MWIRED (NW STANDARD) LOgKWT DASFAIFNT
i
, W
VARIABLE 5 -12 GWRSE BASEMENT
z
876 0
§?u" H
�Q�y
O
EX /STING
. I
I I � �WO
DIRECRDN W T
M-C A
d.
i D
TANPLD NATURAL
X
—xji I
TREE PROITECRON
FENCE 4q' TOTAL
INLET PRO7EC770N
2 TOTAL i
ALL LOTS REQUIRE 1 EX7RA STEP IN 77IE
GARAGE FOR ENTRY TO 77-IE FIRST FLOOR.
EXISTING SEWER AND -WATER SERVICES TO
BE USED FOR EACH LOT. VERIFY
LOCA77ON IN FIELD.
77-IIS SITE IS LOCATED WITHIN THE
BOUNDARIES OF THE LOWER RUM RIVER
WATERSHED MANAGEMENT ORGANIZATION.
RESTORATION WORK SHALL BE COMPLETED
WI7NIN 14 DAYS OF GRADING COMPLE770N.
SURVEY DA7UM BENCH — ANOKA Co
BENCHMARK #2070 NE QUAD ROUND LK
BLVD & S COON CR DR, ELEV 877.40
ADT TIlS 1i
...................... 6
/))" ....................-
IJ► I: EXlS71NG
GARAGE -
J 1
IN
I I sB -3
SHED
[ExIS77NG1 l .I
I LOT
EXISnNG I I
HOUSE V wo
4.
I I : ?878.8
ry vuu '�t TEcR,� LE j SIL T FENCE
1. i :)e) 7r. k%•LITr'17i1 I 850 FT TOTAL
CONSTRUCTION i MAILBOX CLUSTER T
i ENTRANCE FINAL LOCATION TO j
BE DETERMINE? AFTER
DRIVEWAY C0N67RUC77ON i
GRADED AREA = 0.82 ACRES
BOULDER ES
- --3.92
876
n
MAR 9 2016
CITY OF ANDOVER
BENCHMARK
TNH= 880. 13
iVA r NA
ECTOR PLATE
BUILDING TYPE LEGEND
F
ma DASTMFNT
FWO
FULL BAS6MPNT WALKOUT
AfM
UDDIRLE 9ON-12µLYK/RSE&15FMFNTBA sw
O
rY
POST OR STATUE '
SYM
SPLIT WIRY WAUf BASLIILR'T(5=RSE)
post OR O
POST OR
FLO
ma BASEMENT LOOKWT W 5 WURg
0
AILO
MWIRED (NW STANDARD) LOgKWT DASFAIFNT
ENpNEERWG FA6RIC
, W
VARIABLE 5 -12 GWRSE BASEMENT
z
110' BUILDABLE (ENGINEERED FILL)
RIW
RNISHEO GRADE
GRADING GRADE
K
0.51 TOP!
BASEMENT FLOOR o
MT To =o
AREA BEYOND 110' BUILDABLE REQUIREMENT MAY BE
UNSUITABLE FOR SUPPORTING FUTURE STRUCTURES.
10" HIGH -FLOW FILTER
NOTES
•WIMCO CG MODEL OR APPROVED EQUAL TO MATCH CAS77NG
•SILT FENCE I'ABRIC NOT ALLOWED TO BE USED AS INLET
x
t 1 rN
a O
Ln
C7 z
Z::��
y N
rn
z O
w 1 Go
Z G N
M
C7 w
W U O
w
x
o N
W
DVERfAP FA6RIC Z
Z MESH
R£INFp4CEMENT
Iw
C7 �
O
rY
POST OR STATUE '
post OR O
POST OR
(sDYIpGHT bINJ W
0
w
ENpNEERWG FA6RIC
, W
�y
z
STANDARD I
§?u" H
�Q�y
O
ANLNGRAG£ a
REGULAR
j
LY/ORAU
AR'NLYI RACIAL {NM
DIRECRDN W T
M-C A
d.
i D
TANPLD NATURAL
6 NW M .. N
6W-WN
NAT/RAL S 5
O
O
24YlEPRI am.) N
5INW MIN .
. 2
24 O£P
6 !NW MIN.
^Y
MR; Ro C
w
DVERfAP FA6RIC Z
Z MESH
R£INFp4CEMENT
METAL OR r
rY
POST OR STATUE '
(sDYIpGHT bINJ W
W=MZNG FABRN: r
~ H
HFJ.W DUTY }
§?u" H
HIGH FlAW AREAS M
ANLNGRAG£ a
a N
DIRECRDN W T
M-C A
re: ~
i D
6 NW M .. N
NAT/RAL S 5
24YlEPRI am.) N
5INW MIN .
. 2
NO)ELMPDlgN M
MR; Ro C
LW M Pam mmR l? � P
Mzl a
AFA -[no-ms
NOTE REGARDING UTILITIES e ;
THE SUBSURFACE U77LITY INFORMA770N DEPICTED ON THIS PLAN IS
U77LITY QUALITY LEVEL C. 77-IIS QUALITY LEVEL WAS DETERMINED
ACCORDING TO THE GUIDELINES OF GI/ASCE 3B -02 AS 7777ED
'STANDARD GUIDELNES FOR THE COLLECT70N AND DEPIC77ON OF
EXIS77NG SUBSURFACE U77LITY DATA" • 77-IE COAURACTOR(S) SHALL
CONTACT GOPHER STATE ONE BEFORE COMMENCING ANY WORK.