PC Packet 04.16.19
AGENDA
HUTCHINSON PLANNING COMMISSION
Tuesday, April 16, 2019
5:30 p.m.
1.CALL TO ORDER 5:30 P.M.
2. PLEDGE OF ALLEGIANCE
3.CONSENT AGENDA
A. CONSIDERATION OF MINUTES DATED FEBRUARY 19, 2019
4. PUBLIC HEARINGS
A. CONSIDERATION OF ASITE PLAN, CONDITIONAL USEPERMIT,
PRELIMINARY AND FINAL PLAT, VACATION OF ALLEY AND
REZONE FOR ANADDITION TO PRINCE OF PEACE SENIOR
APARTMENTS LOCATED AT 301 GLEN ST SW, 306, 316 AND 326
FRANKLIN ST SW.
5. NEW BUSINESS
A. NONE
6. UNFINISHED BUSINESS
7. COMMUNICATION FROM STAFF
A. UPCOMING MEETINGS
8. ADJOURNMENT
MINUTES
HUTCHINSON PLANNING COMMISSION
Tuesday, February 19, 2019
5:30 p.m.
1.CALL TO ORDER 5:30P.M.
The February 19, 2019 Planning Commission meeting was called to order by Chair Fahey
at 5:30 p.m. Members in bold were present Chair Fahey, Vice Chair Wick,
Commissioner Garberg, Commissioner Wirt, Commissioner Sebesta, Commissioner
Hantge and Commissioner Forcier. Also present were Dan Jochum, City Planner, Kent
Exner, City Engineer, John Olson, City Public Works, John Paulson, City Environmental
Specialist, Marc Sebora, City Attorney and Andrea Schwartz, City of Hutchinson
Permit Technician
2. PLEDGE OF ALLEGIANCE
3. CONSENT AGENDA
A. CONSIDERATION OF MINUTES DATED JANUARY 19, 2019.
Motion by Commissioner Forcier,Second by Commissioner Garberg. Motion
approved.
Motion to Approve – Motion to Reject
4. PUBLIC HEARINGS
A. CONSIDERATION OF A SITE PLAN, VACATION OF EASEMENT, REZONE
FROM R-1 TO R-4, AND CONDITIONAL USE PERMIT FOR A 38 UNIT
ADDITION TO WOODSTONE SENIOR LIVING LOCATED AT 1015 AND
1025 DALE ST SW.
Dan Jochum, City Planner addressed the Commission and asked the applicant to
give a brief overview of the project. Mr. Jochum then covered the staff report.
There was discussion about replacing the fence presented along the SE side of the
property with a living fence (evergreens). Commissioner Wick questioned if the
fence would be on the property line or have a setback.Mr. Jochum explained that
there is not a setback requirement for planting trees/bushes. This will depend on
the topography and drainage.
There was discussion about the new pond and its capabilities. In the event of an
overflow all water would go along the SE side of the property and flow to
ClevelandAve. The City Engineering Department is confident that the new
proposed pond will be sufficient for the new addition and my help the current
Minutes
Hutchinson Planning Commission
February 19, 2019
Page 2
water situation. It was decided that it would be a good idea for the developer to
look over the overland overflow.
Joyce Krcil 1120 Keith St – questioned the depth of the pond and if a fence will
be placed around the pond. Also questioned the height of the inlet for the pond so
that the water can flow away faster.There was more discussion of the developer
looking more into the inlet and outlet. Joyce also asked if the lighting at the facility
can be more downcast so that it does not affect neighboring property.
Motion by Commissioner Hantge, second by Commissioner Wick to close hearing
at 6:10 p.m.
Commissioner Forcier will remove herself from any actions on this project as she
is a neighbor.
Motion by Commissioner Hantgeto approve with sixteen staff recommendations
with a substitute for recommendation number 14 from a fence to live screening
with a minimum starting height of 6 ft; and adding recommendation number 17
for the developer to review the overland overflow. Second by Commissioner Wirt.
Motion approved. Item will be on City Council consent agenda on 02/26/2019.
Motion to close hearing – Motion to approve with staff recommendations – Motion to reject
5. NEW BUSINESS
A. NONE
6. UNFINISHED BUSINESS
7. COMMUNICATION FROM STAFF
A. Former KFC site is working on starting their project this project.
B. There is a training opportunity for Commissioners to attend that Mr. Jochum will
send out to the Commission.
C.There will be an application for March for another senior housing addition.
8. ADJOURNMENT
Motion by Commissioner Wick,Second by Commissioner Wirt to adjourn at 6:21
p.m.
DIRECTORS REPORT –PLANNING DEPARTMENT
To: Hutchinson Planning Commission
From: Dan Jochum, AICP and City of Hutchinson Planning Staff
Date: April 10,2019, for April 16, 2019, Planning Commission Meeting
Application: Consideration of a Site Plan Review, C.U.P., Preliminary and Final Plat,
Rezoning and Vacation of Alley at 301 Glen St. SW (Including 306, 316, 326
Franklin St SW).
Applicant: Prince of Peace Senior Apartments Inc.
Site Plan
Prince of Peace Senior Apartments Inc. is requesting a Site Plan review for an 11-unit expansion
located at 301 Glen St SW (306, 316, 326 Franklin St SW). In addition to the site plan review,
the applicant has also applied for preliminary and final plats to combine the lots, a rezoning to R-
4, a Conditional Use Permit for aSenior Apartment in the R-4 Zoning District and a vacation of
the alley.
Prince of Peace Senior Apartments (301 Glen St SW)
Planning Commission – 04/16/19
Page 2
GENERAL INFORMATION
Existing Zoning: R-4 and R-2
Property Location: 301 Glen St., Lot 1, Block 1, Prince of Peace Addition; Lot 1, 2 and
3, Block 31, South Half City of Hutchinson.
Lot Size: 2.15 acres
Existing Land Use: Prince of Peace Senior Apartments/Vacant
Adjacent Land Use
And Zoning: R-2 (Medium Density Residential)
Comprehensive
Land Use Plan: High Density Residential/Mixed Use
Zoning History: A portion of property was rezoned from R-2 to R-3 in 1988.
Another rezoning was done in 1994 and was rezoned from R-2 to
R-4. A Conditional Use Permit was granted in 1994 for the Senior
Apartment Use.
Applicable
Regulations: Section 154.174, 154.175, 154.173, 153.035 – 153.051, City Charter
Section 13.05
Building: The proposed building is an 11 unit; two-story building that will
match the architecture of the existing building.
Site Plan:
The City Council deems it is necessary and appropriate to require site plan approval of
developments in certain zoning districts to preserve and promote attractive, well-planned, stable
urban conditions. The following is an overview of site plan considerations.
Setbacks:
All of the building and parking/driveway setbacks meet the requirement of the zoning ordinance.
Signage:
Any signage on the building will need a sign permit and will need to be residential in character.
Parking/Access/Circulation
The Zoning Ordinance requires Senior Apartment facilities to have .5 off street parking spaces
per dwelling unit, which means 5.5 parking stalls are needed. There are 14 parking stalls
proposed. There will be six tuck under parking spaces under the apartments, as well as an eight-
stall garage on-site.
Prince of Peace Senior Apartments (301 Glen St SW)
Planning Commission – 04/16/19
Page 3
rdth
Access to the site will be off Franklin St SW, 3Avenue SW, and 4 Avenue SW. The northern
rd
portion of the alley will be vacated.A new access will be built off 3 Avenue SW to access the
th
garage spaces. Access to the tuck under garages will be through the existing alley off 4
Avenue
SW or off the new access point being built off Franklin StSW.Visitors typically access the site
from Glen St. Overall, access to the site is good and shouldn’t be an issue.
There is an existing parking lot on the southeastern portion of the site that is utilized by Peace
Lutheran Church, as well as the Prince of Peace Senior Living facility. A shared use parking
agreement for this parking lot will be required and will have to be recorded with McLeod County
if this parking is to continue to be used by both Prince of Peace and Peace Lutheran Church.
Staff has concern about the turning radius for emergency vehicles traveling northbound in the
alley and having to make the right hand turn eastbound to continue to Franklin St SW. The NW
corner of the parking lot may need to be reconfigured to accommodate turning movements for
emergency vehicles.
Building
The building is proposed to an 11-unit expansion added on to the east of the existing building.
Staff understands the building will look very similar to the existing building. The addition will
also be 2 stories.
Landscaping and Lighting:
A landscape plan will be required to be submitted with the building permit plan submittal. There
are mature trees on the boulevard of Franklin Street that should remain and be protected during
construction. The final landscape plan will be reviewed at the time of building permit and
approved by the City Arborist.
A lighting must be downcast and not shine onto adjacent properties.
Stormwater Management:
A bio retention swale is proposed on-site to manage stormwater. A stormwater maintenance
agreement will be required between the applicant and the City. Trench detail shows 4” on each
side of the underdrain tile with no detail indicating the use of filtration media in the filtration
swale’s bottom. The use of this type of underdrain with in situ soils can be very problematic.
Filtering that much water through a 14” wide filter aggregate in what is classified as C soils that
are staying in place is not typical of what is recommended by the Minnesota Stormwater
Manual. More horizontal surface area to achieve the 24-48 hour drawdown requirement for
filtration practices may be needed. A cross section will need to be provided of the filtration
practice with proposed bottom media and underdrain necessary to comply with standards
identified in the attached design guide. Staff will work with the applicant through the building
permit process to determine the best approach regarding retention swales/ponding onsite.
Vacation of Alley and Easement:
The alley needs to be vacated because the proposed building is going to be built over a portion of
the alley. All of the utilities both public and private will need to be relocated from the alley and
it will be the responsibility of the applicant/developer to pay for these relocation costs. Staff is
Prince of Peace Senior Apartments (301 Glen St SW)
Planning Commission – 04/16/19
Page 4
comfortable with the alley being vacated if all necessary provisions are made to relocate utilities.
A drainage and utility easement of the west side of the alley also needs to be vacated.
Section 13.05 of the City Charter states: “A majority of the council may by resolution vacate any
street, alley or any public grounds within the city. Such vacation may be made only after
published notice and an opportunity of affected property owners and public to be heard, and
upon such further terms and by such procedure as is prescribed in MN Stat 412.851, and which
the council by resolution may prescribe. A notice of completion of such proceedings shall be
filed with the proper county officers in accordance with law.”
Rezoning:
The Comprehensive Plan guides this area as mixed-use development, which includes residential
use and rezoning to R-4 is in conformance with the comprehensive plan. The proposed
development also fits the density of the R-4 Zoning district.
Staff feels the R-4 zoning request is acceptable and fits in with the neighboring property zoning
designations, as well as the surrounding uses in this area.
Conditional Use Permit:
The Conditional Use Permit (CUP) is required for multiple-family buildings in an R-4 zoning
district. The buildings appear to meet all applicable zoning regulations.
The following are standards for granting a conditional use permit:
(a) The proposed building or use at the particular location requested is necessary or
desirable to provide a service or a facility which is in the interest of the public
convenience and will contribute to the general welfare of the neighborhood or
community;
(b) The proposed building or use will not have a substantial or undue adverse effect upon
adjacent property, the character of the neighborhood, traffic conditions, utility
facilities and other matters affecting the public health, safety and general welfare; and
(c) The proposed building or use will be designed, arranged and operated so as to permit
the development and use of neighboring property in accordance with the applicable
district regulations.
Conclusion:
1. The proposed project is desirable and will contribute to the general welfare of the
neighborhood in the subject location, as it will utilize land that is currently vacant.
2. The proposed project is not anticipated to have a substantial or undue adverse effect
upon adjacent property, the character of the neighborhood, traffic conditions, utility
facilities, and other matters affecting the public health, safety, and general welfare as
the project appears to meet all zoning requirements.
Prince of Peace Senior Apartments (301 Glen St SW)
Planning Commission – 04/16/19
Page 5
3.The proposed building(s) will be designed, arranged, and operated so as to permit the
development and use of neighboring property in accordance with the applicable
district regulations.
Recommendations:
Staff recommends approval of the site plan application, preliminary and final plats, rezoning,
conditional use permit, and vacation of alley and easements with the following
recommendations:
1. Staff Recommends rezoning the property from R-2 to R-4.
2. The proposed building and site improvements shall comply with the standards of the
R-4 district and the Zoning Ordinance, as well as all other City regulations.
3. Any reconstruction of existing infrastructure within City of Hutchinson right of way or
easement areas shall be the developer’s responsibility, including necessary
improvements and associated costs. This work shall meet all of the City’s engineering
standards and be approved by the City.
4. The City of Hutchinson must be notified 7 days prior to any roadway or utility work
that is going to be done within the City right of way. If the proposed work impacts
roadway traffic flow, a traffic plan must be submitted to the City Engineer for approval.
All roadway work must be fully completed to City standards within 10 calendar days
of the original disturbance. If the work isn’t fully completed within 10 calendar days,
the City reserves the right to have the work completed and invoice/assess the property
owner for all associated costs.
5. There must be emergency service access around the building. Fire hydrants must be
located no farther than 400 feet from the building.
6. Exterior refuse collection area must be fully screened.
7. A shared parking agreement between Prince of Peace and Peace Lutheran Church
needs to entered into and recorded with McLeod County for Prince of Peace to utilize
the parking lot on the southeastern portion of the lot.
8. The exterior of the building shall generally match the architecture of the existing
Prince of Peace building and be of residential character.
9. Franklin Street utility installations and necessary restoration to be limited to
established City roadway disturbance parameters.
10. Traffic control for all roadway and sidewalk closures/impacts as deemed necessary by
the City Engineer shall be the responsibility of the Developer.
11. Any needed roadway work will require a pavement patch section that must meet or
exceed existing thicknesses per City Engineer approval.
12. Relocation of all gas, electric and other private utilities shall be the responsibility of
the Developer.
13. Proposed bioretention swale performance must satisfy City stormwater pond
detention and treatment criteria/guidelines (City Engineer and Environmental
Specialist to review further).
14. Sanitary sewer service piping should be noted as PVC.
15. Storm sewer mains within City right-of-way shall be RCP (reinforced concrete pipe).
16. Staff recommends approval of the vacation of alley and easement as noted on the plat.
17. The Applicant must obtain all necessary permits for the construction of the proposed
project.
Prince of Peace Senior Apartments (301 Glen St SW)
Planning Commission – 04/16/19
Page 6
18.The final plat shall be recordedat the McLeod CountyRecorder’s Office within 270
days of approval.
19. Building permits will not be issued until the plat is recorded.
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>>
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>>
>>
>>
>
>>
%
FRANKLIN STREET
0
>>
1
.
3
3.18%
NOTE:INSTALL B618 DRIVE OVER CURBBEGINNING AT APRON FLARE
>>
SEE SHEET C4.01 FOR UTILITY PLAN
NOTE:
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%
5
EOF=1061.5
3
.
5
EOF=1062.0
>>
GRADING PLAN
POND TOP
DETAILED GRADING PLAN
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HAUGEN ARCHITECTURE, INC.
%
8
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71
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48
2
8
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.
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8
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.
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6
5
.52
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9
0
1
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.
9
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657
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.22
2
4
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6
8
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.
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8
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>
>
>>
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FFE=1064.46
FUTURE ADDITION
>
>
>>
%
0
0
.
3
%
2
5
.
7
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0
8.
14
2
>>
1960 PREMIER DRIVE
Phone: (507) 625-4171
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%
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6
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8
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GARAGES
FFE=1064.21
GRADE BREAK
.1
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404/02/2019
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.
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1
GGGGGGGG
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FFE=1064.46
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3
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3
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.
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JASON L. FEMRITE, P.E.LIC. NO.
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
%
4
9
.
2
GARAGES
1
FFE=1064.21
2
.
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7
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3
4
.
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5
.
2
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FFE=1074.00
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10
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SHEET
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S
>
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>
>>
>
>
>
>>
>
>
>
>
>
>
SEE SHEET C4.01 FOR UTILITY PLAN
NOTE:
POND TOP
>
>
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SEE SHEET C3.02
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>
6" CLEANOUT
E
>
>
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GRADING PLAN
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D
7
8
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4
5
.
.DETAILED GRADING PLAN
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.
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2
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E 8
14.06%
1
1
>
>>
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5
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4
.
7
8
4
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>>
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6
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0
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.
4
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5.48%
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0
5
.
>>
DATE
0
>>
>
%
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8
.
%92.3
3
1
>>
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ISSUED FOR
2
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25.00%
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>>
1.82%
>
>>
2.82%
JLF
AWPAWP
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E DESIGNEDDRAWNCHECKEDCLIENT PROJ. NO.
>
>>
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>>
GARAGES
>
FFE=1067.40
>>
E
1.80%
>
2.13%
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%
2
1
3
5
.
.
7
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E 6
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.
>CONCRETEVALLEY CURB& GUTTER7
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1
Phone: (507) 625-4171
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0
5
.
>>
0MANKATO, MINNESOTA 56001
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THIRD AVENUE
>
E
%
87.1
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FFE=1067.40
E
>>
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1.93%
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0
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9
3
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.
>>
6
0
.
1
E
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GG
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5 DATE
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9
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>JASON L. FEMRITE, P.E.LIC. NO.
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
%
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4
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1
4
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.
>>
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4
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AT 1074.00
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>>
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>>
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HORZ.
NE QUAD FOURTH AVE SW
>
>>
4/2/2019 9:35:20 AMH:\\HAUGENAR_PR\\M15118118\\CAD\\C3D\\118118C302.dwg
, All Rights Reserved2019 Bolton & Menk, Inc.
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>>
>
l
THIRD AVENUE
SHEET
>>
C4.01
l
>
>
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l
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l
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E
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l
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2 CY CL II RIPRAP
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>>
l
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l
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>
l
PRINCE OF PEACE ADDITION
>
>
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>
>
l
>
SANITARY SERVICE AND POND DRAINAGE PLAN
>>
>
l
>>
>>
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l
FFE=1067.40
>>
>>
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l
I=1058.65
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DATE
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l
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>
>>
>>
>>
>>
>>
>>
l
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>>
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>
>
>
>>
l
>
l
>>
>
>>
l
1960 PREMIER DRIVE
>
Phone: (507) 625-4171
www.bolton-menk.com
>
>
MANKATO, MINNESOTA 56001
Email: Mankato@bolton-menk.com
I=1056.11l
>
>
>
FRANKLIN STREET
>
>
l
)
Y
>>
F
FFE=1064.46
I
"TOP" ELEVATION INDICATES THE TOP OF THEHICKENBOTTOM INLET"GRD" ELEVATION INDICATES THE GROUND ELEVATION>
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l
E
FUTURE ADDITION
V
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E
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>>
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"
2
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0.40% MIN GRADE SANITARY PER LOCAL CODES
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l
0.40% MIN GRADE
>
CONST SANITARY CLEANOUT,X
MAX DISTANCE OF 100 LFFROM CONNECTION
R
TRACER WIRE NOTE:SANITARY SERVICE TRACER WIRE SHALL BESHEET C1.02 FOR TRACER WIRE DETAILS.E
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>>
FFE=1064.21
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>>
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>>
DATE
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>
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>
>>
>>
>>
>>
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>>
>>
>>
>>
>>
>>
l
JASON L. FEMRITE, P.E.LIC. NO.
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
>
>
>
l
DES 4020 - 48"
>
l
>>
CONST MH OVER EX STM
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l
>>
I=1058.38
R=1062.00
>
l
F&I: 6" CLEANOUT>>
l
>
>>
l
>
NOTE:MAINTAIN A MINIMUMCOVER OF 2' OVER DRAIN TILE
STORM SEWER CASTINGS-MH 1 & MH 2 - NEENAH R-1733-CB 1, CB 2, & CB 3 - 6" DIAMETER HICKENBOTTOM INLETS, SEE SHEET C1.02
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>
>
>
4/2/2019 9:35:22 AMH:\\HAUGENAR_PR\\M15118118\\CAD\\C3D\\118118C401.dwg
, All Rights Reserved2019 Bolton & Menk, Inc.
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SHEET
C6.01
>
>>l
D
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>>
>
>
>
>
>>
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>>
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>>
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>>
S
>>
3RD AVENUE
l
CONST 21 SY BITUMINOUS PATCH
>
CONST 50 SY 7" CONC DWY
CONST 46 LF B618 C&G
>>
l
>
>>
T
G
l
CONST 70 SF 4" CONC WALK
>
G
>>
EEEE
E l
E
T
E
E
E
E
E
>
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G
E
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CONST CONC DRAINAGE FLUME
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>
5
T>>
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9
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E
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l
>>
CONST 581 SF 4" CONC WALK G
T
FFE=1067.40
E
>
DATE
l
G
>
>
T
E
>
T
l
BITUMINOUS PAVEMENT
ISSUED FOR
>
T
>
CONST 37 SF 4" CONC WALK
E
DEVELOPER SHALL PROVIDE TRAFFIC DEEMED NECESSARY BY THE CITY DURINGBITUMINOUS PATCH AND SIDEWALK WORK.DEVELOPER SHALL FOLLOW CITY ROADWAYDISTURBANCE PARAMETERS WHEN WORKINGIN THE RIGHT-OF-WAY.
NO.
CONST 37 SF 4" CONC WALK
G
l
>
2.
1.
T
NOTES:
>>
E
JLF
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AWPAWP
>
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T
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E
>>
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>>
>
T
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1960 PREMIER DRIVE
G Phone: (507) 625-4171
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G
E
FFE=1064.46
T
>
>
MANKATO, MINNESOTA 56001
>
FUTURE ADDITION
Email: Mankato@bolton-menk.com
l
CONST 33 SF 4" CONC WALK
FFE=1074.00
G
E
FRANKLIN STREET
EXISTING BUILDING
>
T
FFE=1064.21
CONST 45 SY 7" CONC DWY
>>
l
G
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l
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G
E
T
>
'
l
5
.'
20
G>>
2
2
E
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20'R
PAVEMENT
T BITUMINOUSl
G
E>>
CONST 135 SF 4" CONC WALK
>
PAVEMENT
l
T
R
BITUMINOUS
G
E
>
T
>
>
l
G
T
>
>
l
>
CONST 34 LF B618 C&G
E
G
T
l
T
>
>>
04/02/2019
E
G
T
l
CONST 33 SF 4" CONC WALK
DATE
>
E
>>
110 SY BITUMINOUS PATCH
T
l
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G
>>
43869
T
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>
G
>>
T
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JASON L. FEMRITE, P.E.LIC. NO.
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
>
G
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>>
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4TH AVENUE
15
>
>
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>
>>
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>
1063.73
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>>
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>>>>
>>
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>>>
>>
>>>>
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>>
>>
>>
l
SCALE
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>
BM=
>
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>>>>>>>>>
>>>>>>>>>
>>>>>>>
AND FRANKLIN ST SW
HORZ.
NE QUAD FOURTH AVE SW
4/2/2019 9:35:24 AMH:\\HAUGENAR_PR\\M15118118\\CAD\\C3D\\118118C601.dwg
, All Rights Reserved2019 Bolton & Menk, Inc.
c