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08.b1 Rolling Acres 61 Rezoning and Preliminary Plat1 | P a g e Date of Meeting: January 17, 2023 To: Mayor and City Council From: T.J. Hofer, Consultant City Planner Re: Rezoning (OS-PUD) and Preliminary Plat for Rolling Acres 61 Applicant: Doug Shultz - Grandmoore Homes, Inc. Zoning: AG-C Shoreland Overlay District Owner: Larry and Kim Reese Future Land Use: Agricultural Core Location: PID 30.032.20.22.0004 Review Deadline March 14, 2023 The applicant is requesting approval for a preliminary plat and rezoning to subdivide a 61-acre parcel into a single-family residential development and preserved open space. The proposed subdivision would create seven lots for development and two outlots. Access to the subdivision would be via Keystone Avenue on a new road proposed as 198th Street North. The subdivision would be developed as an open space conservation development. The recently adopted Unified Development Code (UDC) permits these developments within the newly created OS-PUD overlay zone. To approve the subdivision both the preliminary plat and rezoning must be approved. 2 | P a g e BACKGROUND The existing site is a 61.03-acre parcel that is zoned Agricultural Core (AG-C) and guided Agricultural Core by the 2040 Comprehensive Plan. The southeast portion of the site is currently used for agricultural purposes, while the remainder of the site is undeveloped with grassland and some intermittent trees within the northern portion of the site. There are several wetlands located on the site and the applicant has submitted a wetland delineation. The southwest portion of the property is higher ground. The northern portions of the property are within the Shoreland Management Overlay District (SM-O) due to its proximity to Lake Keewahtin to the north. Parcels to the east and north are zoned Rural Residential General (RR-G) which are either single family homes or vacant. Parcels to the south are zoned AG-C and are currently traditionally farmed and a solar farm. The parcel also lays on the edge of the city limits and borders Forest Lake on the south part of the west property line. Properties to the north contain powerlines that run southwest to northeast. EVALUATION OF REQUEST Rezoning The subdivision would be an open space development permitted through the OS-PUD standards, as described in Chapter 153.200.050. In order to be able to be rezoned into this, a site must be zoned either AG C or RR-G, and be 40 or more acres in size; the subject property meets these requirements. As a condition of the OS-PUD zone, a part of the total project area needs to be preserved as open space. Outlot A will be entirely covered by a conservation easement that will preserve the open space. The north part of Outlot A will remain undeveloped and the south portions will be continued to be used for agricultural purposes. Seven lots are proposed for single-family dwelling construction. The OS-PUD allows flexibility from the base zoning standards. The AG-C zone has a density of four units per 40 acres. In exchange for the preservation of open space, a density bonus of up to 75% is permitted. The AG-C zoning district allows four units per 40 acres. With a 75% increase, this allows the proposed development a maximum of seven lots. In addition to the density increase, the OS-PUD allows smaller lots than typically is permitted in the base zoning districts. The table below summarizes the standards of the current base zone and the OS-PUD zone. 3 | P a g e Table 1: Zoning District Standards AG-C OS-PUD Density 4 units / 40 ac. or quarter/quarter section Base Density plus up to 75% density bonus Minimum Lot Size (ac.) 2.0-5.0, or 20 or more acres 1.5 Minimum Lot Width (ft.) 2-3 ac. lot 160 160 3-4 ac. lot 240 240 Cul-de-sac lot 60 60 Buildable Area One acre One acre Setbacks (ft.) Front 40 30 Side 20 15 Rear 50 30 10 for accessory structures Maximum Lot Coverage 25% 35% In addition to the preserved open space, there are a number of criteria that must be met for approval established in Section 153.500.060. The standards are listed below in italics with staff comments. 1. The PUD is not in conflict with the Comprehensive Plan. The site is identified as Agricultural Core in the future land use map, which corresponds to the AG-C zoning district. The future land use section of the comprehensive plan notes that the areas within this designation are meant to preserve and protect farmlands in the city. As an OS-PUD, portions of the site will be placed within a conservation easement and remain undeveloped natural areas or agricultural land. The PUD is not in conflict with the Comprehensive Plan. 2. The PUD meets the Purpose of Planned Unit Development as stated in this Section. The purpose of the OS-PUD zone is to allow for more flexibility and greater density than the Base Zoning District and conventional subdivision process. The proposal would create seven developable lots and preserve 40.74 as natural open space and agricultural farmland. 3. The PUD or phase of development thereof is of sufficient size, composition, and arrangement that its construction, marketing, and/or operation is feasible as a complete unit without dependence upon any other subsequent phase of development. The proposed development is for seven lots that will be developed with single-family homes. There are no plans for future development and the project will not be dependent 4 | P a g e on future development. Staff has included a condition to facilitate further development in the future with widening Outlot A Access. 4. The PUD will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The PUD will not create excessive burden on parks, schools, or streets. The development will create a greater demand on the City with Outlot B being deeded to the City. Staff does not consider this an excessive burden. City maintenance of the stormwater areas will be discussed in future budget discussions. The City will determine how funds will be used for necessary repairs, maintenance, and long-term reconstruction projects with the additional drainage facilities that will be owned and maintained by the City. 5. The PUD will not have an adverse impact on the reasonable enjoyment of the neighboring property. The proposed development will not adversely impact neighboring properties. 6. The quality of the building and site design shall substantially enhance the aesthetics of the site. The PUD does not have currently have a builder associated with the entire development so building design is unknown. The site design is typical of other subdivisions within the City. The PUD will enhance what is currently vacant land. 7. The PUD will create a public benefit that is greater than what would be achieved through the strict application of the zoning and subdivision regulations. Strict application of the UDC would limit the number of lots on the property and could possibly result in less land being preserved as open space or maintained as farmland. The PUD will bring greater benefit than the Base Zoning District would allow. Preliminary Plat Lot Standards The preliminary plat shows seven lots for development. The lots vary in size between 1.51 and 3.55 acres. Table 2 below shows the breakdown of the dimensions of the lots. 5 | P a g e Table 2: Proposed Lot Dimensions Block Lot Area (ac.) Lot Frontage (ft.) Setback (ft.) Buildable Area (sq. ac.) Front Rear Side 1 1 1.80 309 40 50 20 1.61 2 2.53 328 40 50 20 2.31 3 3.55 120 40 50 20 2.37 4 2.65 60 40 50 20 1.80 2 1 2.85 104 40 50 20 2.65 2 2.22 217 40 50 20 2.01 3 1.51 270 40 50 20 1.34 Outlot A 40.74 Outlot B 1.43 Outlot A would remain as undeveloped land and agricultural land. Outlot A would have access to the new road via a 30-foot wide strip of land noted on the plans as “Outlot A Access”. Outlot B would contain stormwater facilities for the site. Staff has included a condition of approval that would require “Outlot A Access” be expanded to 60 ft. to accommodate the right-of-way for a road if future development were to ever occur to the east or south. No development is currently proposed in those areas. Utilities Each lot would be served by a septic system and well. Soil borings have been submitted to the City. Streets will be constructed using the rural street section. Stormwater will drain to a stormwater treatment pond in Outlot B. A drainage and utility easement must be placed along Outlot B where it adjoins street right-of-way (along the west and north lot lines). City staff initially believed there may be issues with the City maintaining the pond. Staff discussed the issues and believe that for long term maintenance, the best option would be for the City to take ownership of Outlot B. Staff has included this as a condition of approval. Streets, Access, and Parking The subdivision would include a new road, shown as 198th Street North on the plat. Washington County has noted that this road alignment is 20 feet closer to 199th Street North than they would prefer, though the County understands the developmental difficulties with moving the road further south. Staff has included a condition of approval that the application comply with the comments provided by of Washington County. 6 | P a g e Parking is required to be provided at a rate of 2 spaces per single family dwelling (UDC, Table 153.400.080-1). Parking will be provided on each lot. Landscaping Table 153.400.060-1 of the UDC establishes landscaping requirements for single-family residential uses and requires five trees per dwelling unit. 35 trees are required for a development of seven single-family residential use lots. A landscaping plan was submitted by the applicant and shows 11 deciduous trees and 20 evergreen or coniferous trees, for 31 total trees. The UDC does allow for an applicant to request a reduction in the required number of trees if the landscape plan reflects the natural landscape. The submitted narrative does not include this request, however, staff feels that with the conservation easement and 31 proposed trees, the natural landscape will be preserved. Wetlands and Natural Resources A wetland delineation has been submitted. Multiple wetlands exist on the north and east side of the site. All of these wetlands are located within Outlot A and will be under the conservation easement. The conservation easement must be reviewed by the City Attorney. The northern edge of the property is located within the Shoreland Management Overlay District (SM-O). This area covered by the SM-O is not within the developable area. Signs No sign has been proposed. Any signs, such as a monument sign, proposed in the future will be subject to 153.400.100 of the UDC. Architectural Design Standards. The proposed subdivision will fall within the Character Area: Agricultural Districts (A-P and AG-C). While no architectural or building plans were proposed as part of the application, structures constructed in the subdivision will be subject to the standards established within the Design Guidelines. Parks and Trails The Scandia Comprehensive Trails Master Plan Report (Trails Master Plan) and Comprehensive Plan do not show any plans for trails or parks within the project area. The Trails Master Plan Figure 1: Trails Planning Map shows a County Road Trail on the west side of C.R. 50 within Forest Lake. Parkland Dedication Creation of new lots through the subdivision process triggers the park land dedication requirements of the UDC (153.500.090 Subd. 5). This requirement calls for either 5% of the land in the subdivision be dedicated to the city for parks, or a cash payment in lieu of land be paid to 7 | P a g e the city. The amount of cash to be paid in lieu of land dedication shall be based on the fair market value of the land to be subdivided at the time of final plat approval, multiplied by the percentage of land required to be dedicated. If cash in lieu is pursued, the following options are listed in the UDC: 1. The City and the developer may agree as to the fair market value; or 2. The fair market value may be based upon a current appraisal submitted to the City by the subdivider at the subdivider’s expense. The appraisal shall be made by appraisers who are approved members of the SREA or MAI, or equivalent real estate appraisal societies. 3. If the City disputes such appraisal the City may, at the subdivider’s expense, obtain an appraisal of the property by a qualified real estate appraiser, which appraisal shall be conclusive evidence of the fair market value of the land. 4. The developer may pay a cash fee of $3,000 for each residential unit created as the presumptive fair market value of the land for which cash is paid. 5. Cash and Land Combination. The City, upon consideration of a particular development, may require that a lesser parcel of land should be dedicated due to particular features of the development. In such cases, a cash contribution shall be required in addition to or in lieu of the land dedication in order to ensure that the development contributes to the park system in rough proportion to its impact. The parkland dedication can be determined during the final plat phase. Planning Commission Review The application was reviewed by the Planning Commission at their December 6, 2022 meeting. The Planning Commission held a public hearing where three residents spoke. All three residents were looking for more information on the proposal including who the developer was, what the estimated value of structures would be, and questions regarding the conservation easement. The public hearing was then closed. Commissioners discussed the topic and questioned the applicant about the proposal. The applicant discussed the application with the Commission and gave answers to questions from the public hearing and responded to questions from the Commission. The Commission discussed the conservation area and Outlot A Access. One Commissioner brought for a motion that would require a HOA and the motion failed for lack of a second. Another motion was made to approve with conditions to include “outlot” in the first finding and to require Outlot A Access to be 60 ft. in width. The motion passed with a vote of 5-0. After further review, staff identified numerous issues that needed to be addressed such as access to the infiltration pond in Outlot A, the ownership and maintenance of Outlot B, and a new comment letter from the County. Staff has addressed these issues through conditions of approval. 8 | P a g e Staff Analysis Staff finds that the proposed plan is generally consistent with the Comprehensive Plan and Zoning Ordinance. Where the plan is not consistent, staff has included conditions to bring the proposal into compliance. Staff believes that the proposal for the OS-PUD is generally in compliance with the requirements outlined within the UDC. PUDs are generally used to allow for flexibility and the applicant is not requesting additional flexibility other than what is allowed through the standards in the UDC. Staff has reviewed the plan for consistency with the applicant standards outlined in the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. Staff noted in the staff report the outstanding issues that must be addressed and has included conditions in the attached draft resolutions to address these issues. The City Council may modify these conditions. Comments The submittal was sent to city staff and other regulatory agencies for review and comment. Engineering Department The City Engineer has provided a memo with comments. To address these comments, changes will be required to the preliminary plat. Outlot A contains an area that is being used for stormwater control. Staff will require access to this area for maintenance. Staff noted that the Outlot B should be deeded to the City for future maintenance. Fire Department The Fire Chief noted that he had no issues/comments with the preliminary plat. Public Works Department The Public Works Director stated that they prefer that boulevard trees to be no closer than 75 feet from edge of asphalt. Watershed The Comfort Lake Forest Lake Watershed District (CLFLWD) has received an application, but it has not been deemed complete. CLFLWD commented that a maintenance agreement is required for all permits with stormwater management or buffer requirements. This agreement will be with the City. CLFLWD also commented that the project will need to comply with the rules related to the CLFLWD permit. 9 | P a g e Department of Natural Resources At the time of writing this staff report, the DNR Area Hydrologist had not provided comments. Washington County Keystone Avenue is County Road 50 (C.R. 50), so access onto the road will require approval from the county. The proposed 198th Street North currently sits 530 ft. south of the existing 199th Street North. The County has provided comment on site plan and has noted that while they would like to see the proposed road 550 ft. south of the existing 199th St. N., they understand the limitations of the site. The County requires 60 feet of right-of-way from the centerline of Keystone Avenue and the plat will need to be adjusted to show this requirement. Finally, the County asked that the City consider a ghost plat of the area to show how it may develop and connect to existing roadways in the future, however, the County is not requiring a ghost plat. COUNCIL ACTION The City Council can do one of the following: 1. Approve, with or without conditions 2. Deny, with findings 3. Table the request for further review/study Staff recommends that the City Council approve of the request for a rezoning of a parcel to OS- PUD overlay for an open space conservation development and a preliminary plat for a major subdivision known as “Rolling Acres 61”. The following conditions of approval are recommended: 1. The applicant is permitted to create seven lots and two outlots, as shown on the plans submitted to the City and reviewed with this request. 2. The parcel shall be rezoned to the OS-PUD special district. 3. The development shall adhere to the requirements and dimensional standards of the OS- PUD section of the UDC. 4. The required number of trees will be reduced from 35 trees to 31 trees in accordance with 153.400.060 Subd. 2 (D)(III). 5. Outlot B shall be deeded to the City before building permits can be issued. 6. The proposed road shall adhere to city requirements. 7. The applicant shall comply with the comments provided by the City Engineer. 10 | P a g e 8. All easement documents, including conservation easements, must be reviewed by the City Attorney before Final Plat approval. 9. The applicant shall acquire any required permits from the Comfort Lake Forest Lake Watershed District and comply with their requirements. 10. The applicant shall secure any other applicable Federal, State, County, and local permits required for the project. 11. A development agreement shall be executed between the City and the Developer with the Final Plat. 12. The applicant shall pay all fees and escrows associated with this application. Attachments A. Resolution 2023-05 B. Resolution 2023-06 C. Ordinance 2023-02 D. Engineer’s Letter dated January 10, 2023 E. Engineer’s Update dated January 17, 2023 F. Zoning Map of the Subject Property G. 2040 Future Land Use Map H. Applicant’s Narrative I. Preliminary Plat J. Site Plan CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 2023-05 APPROVING PRELIMINARY PLAT FOR A MAJOR SUBDIVISION FOR “ROLLING ACRES 61” LOCATED AT PARCEL ID 30.032.20.22.0004 WHEREAS, Grandemoore Homes, Inc (the “applicant”), on behalf and with consent of the property owners Larry and Kim Reese, has requested approval for a Preliminary Plat for a Major Subdivision to be known as “ROLLING ACRES 61”, located at Parcel ID 30.032.20.22.0004 and described as follows: See Attachment A; and WHEREAS, the Planning Commission reviewed the request at a duly noticed Public Hearing on December 6, 2022, and recommended that the City Council approve the request with conditions; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that the Scandia City Council hereby approves the request for preliminary plat, subject to the following conditions: 1. The applicant is permitted to create seven lots and two outlots, as shown on the plans submitted to the City and reviewed with this request. 2. The parcel shall be rezoned to the OS-PUD special district. 3. The development shall adhere to the requirements and dimensional standards of the OS-PUD section of the UDC. 4. The required number of trees will be reduced from 35 trees to 31 trees in accordance with 153.400.060 Subd. 2 (D)(III). 5. Outlot B shall be deeded to the City before building permits can be issued. 6. The proposed road shall adhere to city requirements. 7. The applicant shall comply with the comments provided by the City Engineer. 8. All easement documents, including conservation easements, must be reviewed by the City Attorney before Final Plat approval. 9. The applicant shall acquire any required permits from the Comfort Lake Forest Lake Watershed District and comply with their requirements. 10. The applicant shall secure any other applicable Federal, State, County, and local permits required for the project. 11. A development agreement shall be executed between the City and the Developer with the Final Plat. 12. The applicant shall pay all fees and escrows associated with this application. Whereupon, said Resolution is hereby declared adopted on this ___th day of January 2023. Christine Maefsky, Mayor ATTEST: Anne Hurlburt, City Administrator Attachment A THAT PART OF THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30 AND THAT PART OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF SECTION 19, ALL IN TOWNSHIP 32 NORTH, RANGE 20 WEST, WASHINGTON COUNTY, MINNESOTA, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF SECTION30; THENCE ON AN AZIMUTH FROM NORTH OF 179 DEGREES 54 MINUTES 19 SECONDS, ORIENTED TO THE WASHINGTON COUNTY COORDINATE SYSTEM, NAD 83, ALONG THE WEST LINE OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30, A DISTANCE OF 699 86 FEET TO THE POINT OF BEGINNING OF THE PARCEL TO BE DESCRIBED; THENCE CONTINUING ON AN AZIMUTH OF 179 DEGREES 54 MINUTES 19 SECONDS, ALONG SAID WEST LINE, A DISTANCE OF 602.00 FEET TO THE SOUTHWEST CORNER OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30; THENCE ON AN AZIMUTH OF 89 DEGREES 50 MINUTES 19 SECONDS, ALONG THE SOUTH LINE OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30, A DISTANCE OF 2032.36 FEET TO ITS INTERSECTION WITH THE WEST LINE OF THE EAST 934.00 FEET OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30; THENCE ON AN AZIMUTH OF 01 DEGREES 42 MINUTES 32 SECONDS, ALONG THE WEST LINE OF SAID EAST 934.00 FEET OF THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30, A DISTANCE OF 934.50 FEET TO ITS INTERSECTION WITH THE NORTH LINE OF THE SOUTH 934.00 FEET OF THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30; THENCE ON AN AZIMUTH OF 269 DEGREES 50 MINUTES 19 SECONDS, A DISTANCE OF 253.37 FEET; THENCE ON AN AZIMUTH OF 02 DEGREES 00 MINUTES 39 SECONDS, A DISTANCE OF 1087.52 FEET TO THE SOUTHWEST CORNER OF LOT 1, BLOCK 1, PHEASANT HILLS, ACCORDING TO THE PLAT THEREOF, ON FILE AND OF RECORD IN THE OFFICE OF THE COUNTY RECORDER, WASHINGTON COUNTY, MINNESOTA; THENCE ON AN AZIMUTH OF 02 DEGREES 00 MINUTES 39 SECONDS, ALONG THE WEST LINE OF SAID LOT 1, BLOCK 1 OF SAID PLAT, A DISTANCE OF 267.24 FEET; THENCE ON AN AZIMUTH OF 224 DEGREES 23 MINUTES 02 SECONDS A DISTANCE OF 2365.72 FEET; THENCE ON AN AZIMUTH OF 269 DEGREES 54 MINUTES 33 SECONDS A DISTANCE OF 200.65 FEET TO THE POINT OF BEGINNING. RECORDS OF WASHINGTON COUNTY, MINNESOTA. CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 2023-06 APPROVING FINDINGS OF FACT FOR REZONING FOR THE PROPERTY LOCATED AT PARCEL ID 30.032.20.22.0004 WHEREAS, Grandemoore Homes, Inc (the “applicant”), has requested approval to rezone 61.02 acres legally described as follows: See Attachment A; and WHEREAS, the Planning Commission reviewed the request at a duly noticed Public Hearing on December 6, 2022, and recommended that the City Council approve the request with conditions; WHEREAS, the City Council has adopted an Ordinance 2023-02 rezoning the affected parcels from Agricultural Core (AG-C) to Open Space Planned Unit Development (OS-PUD); NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should and hereby does support the request for the reclassification of the property, based on the following findings and conditions: 1. The site is identified as Agricultural Core in the future land use map, which corresponds to the AG-C zoning district. The future land use section of the comprehensive plan notes that the areas within this designation are meant to preserve and protect farmlands in the city. As an OS-PUD, portions of the site will be placed within a conservation easement and remain undeveloped natural areas or agricultural land. The PUD is not in conflict with the Comprehensive Plan. 2. The purpose of the OS-PUD zone is to allow for more flexibility and greater density than the Base Zoning District and conventional subdivision process. The proposal would create seven developable lots and preserve 40.74 as natural open space and agricultural farmland. 3. The proposed development is for seven lots that will be developed with single-family homes. There are no plans for future development and the project will not be dependent on future development. Staff has included a condition to facilitate further development in the future with widening Outlot A Access. 4. The PUD will not create excessive burden on parks, schools, or streets. The development will create a greater demand on the City with Outlot B being deeded to the City. Staff does not consider this an excessive burden. City maintenance of the stormwater areas will be discussed in future budget discussions. The City will determine how funds will be used for necessary repairs, maintenance, and long-term reconstruction projects with the additional drainage facilities that will be owned and maintained by the City. 5. The proposed development will not adversely impact neighboring properties. 6. The PUD does not have currently have a builder associated with the entire development so building design is unknown. The site design is typical of other subdivisions within the City. The PUD will enhance what is currently vacant land. 7. Strict application of the UDC would limit the number of lots on the property and could possibly result in less land being preserved as open space or maintained as farmland. The PUD will bring greater benefit than the Base Zoning District would allow. Whereupon, said Resolution is hereby declared adopted on this ____th day of January 2023. Christine Maefsky, Mayor ATTEST: Anne Hurlburt, City Administrator Attachment A THAT PART OF THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30 AND THAT PART OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF SECTION 19, ALL IN TOWNSHIP 32 NORTH, RANGE 20 WEST, WASHINGTON COUNTY, MINNESOTA, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF SECTION30; THENCE ON AN AZIMUTH FROM NORTH OF 179 DEGREES 54 MINUTES 19 SECONDS, ORIENTED TO THE WASHINGTON COUNTY COORDINATE SYSTEM, NAD 83, ALONG THE WEST LINE OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30, A DISTANCE OF 699 86 FEET TO THE POINT OF BEGINNING OF THE PARCEL TO BE DESCRIBED; THENCE CONTINUING ON AN AZIMUTH OF 179 DEGREES 54 MINUTES 19 SECONDS, ALONG SAID WEST LINE, A DISTANCE OF 602.00 FEET TO THE SOUTHWEST CORNER OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30; THENCE ON AN AZIMUTH OF 89 DEGREES 50 MINUTES 19 SECONDS, ALONG THE SOUTH LINE OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30, A DISTANCE OF 2032.36 FEET TO ITS INTERSECTION WITH THE WEST LINE OF THE EAST 934.00 FEET OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30; THENCE ON AN AZIMUTH OF 01 DEGREES 42 MINUTES 32 SECONDS, ALONG THE WEST LINE OF SAID EAST 934.00 FEET OF THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30, A DISTANCE OF 934.50 FEET TO ITS INTERSECTION WITH THE NORTH LINE OF THE SOUTH 934.00 FEET OF THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30; THENCE ON AN AZIMUTH OF 269 DEGREES 50 MINUTES 19 SECONDS, A DISTANCE OF 253.37 FEET; THENCE ON AN AZIMUTH OF 02 DEGREES 00 MINUTES 39 SECONDS, A DISTANCE OF 1087.52 FEET TO THE SOUTHWEST CORNER OF LOT 1, BLOCK 1, PHEASANT HILLS, ACCORDING TO THE PLAT THEREOF, ON FILE AND OF RECORD IN THE OFFICE OF THE COUNTY RECORDER, WASHINGTON COUNTY, MINNESOTA; THENCE ON AN AZIMUTH OF 02 DEGREES 00 MINUTES 39 SECONDS, ALONG THE WEST LINE OF SAID LOT 1, BLOCK 1 OF SAID PLAT, A DISTANCE OF 267.24 FEET; THENCE ON AN AZIMUTH OF 224 DEGREES 23 MINUTES 02 SECONDS A DISTANCE OF 2365.72 FEET; THENCE ON AN AZIMUTH OF 269 DEGREES 54 MINUTES 33 SECONDS A DISTANCE OF 200.65 FEET TO THE POINT OF BEGINNING. RECORDS OF WASHINGTON COUNTY, MINNESOTA. CITY OF SCANDIA ORDINANCE NO. 2023-02 AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP TO REZONE THE PROPERTY WITH PID 30.032.20.22.0004 FROM AGRICULTURAL CORE (AG-C) TO OPEN SPACE CONSERVATION PLANNED UNIT DEVELOPMENT (OS-PUD) The City Council of the City of Scandia, Washington County, Minnesota hereby ordains: Section 1. Amendment. The official Zoning Map, as adopted in 153.200.020 Subd. 1 of the Unified Development Code of the City of Scandia is hereby amended to change the designation of the following described property from Agricultural Core (AG-C) to Open Space Conservation Planned Unit Development (OS-PUD): See Attachment A; and Section 2: Effective Date. This ordinance shall be effective upon its passage and summary publication according to law. Passed and adopted by the City Council of the City of Scandia this ___th day of January, 2023. ____________________________________ Christine Maefsky, Mayor ATTEST: Anne Hurlbert, City Administrator ATTACHMENT A THAT PART OF THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30 AND THAT PART OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF SECTION 19, ALL IN TOWNSHIP 32 NORTH, RANGE 20 WEST, WASHINGTON COUNTY, MINNESOTA, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF SECTION30; THENCE ON AN AZIMUTH FROM NORTH OF 179 DEGREES 54 MINUTES 19 SECONDS, ORIENTED TO THE WASHINGTON COUNTY COORDINATE SYSTEM, NAD 83, ALONG THE WEST LINE OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30, A DISTANCE OF 699 86 FEET TO THE POINT OF BEGINNING OF THE PARCEL TO BE DESCRIBED; THENCE CONTINUING ON AN AZIMUTH OF 179 DEGREES 54 MINUTES 19 SECONDS, ALONG SAID WEST LINE, A DISTANCE OF 602.00 FEET TO THE SOUTHWEST CORNER OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30; THENCE ON AN AZIMUTH OF 89 DEGREES 50 MINUTES 19 SECONDS, ALONG THE SOUTH LINE OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30, A DISTANCE OF 2032.36 FEET TO ITS INTERSECTION WITH THE WEST LINE OF THE EAST 934.00 FEET OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30; THENCE ON AN AZIMUTH OF 01 DEGREES 42 MINUTES 32 SECONDS, ALONG THE WEST LINE OF SAID EAST 934.00 FEET OF THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30, A DISTANCE OF 934.50 FEET TO ITS INTERSECTION WITH THE NORTH LINE OF THE SOUTH 934.00 FEET OF THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 30; THENCE ON AN AZIMUTH OF 269 DEGREES 50 MINUTES 19 SECONDS, A DISTANCE OF 253.37 FEET; THENCE ON AN AZIMUTH OF 02 DEGREES 00 MINUTES 39 SECONDS, A DISTANCE OF 1087.52 FEET TO THE SOUTHWEST CORNER OF LOT 1, BLOCK 1, PHEASANT HILLS, ACCORDING TO THE PLAT THEREOF, ON FILE AND OF RECORD IN THE OFFICE OF THE COUNTY RECORDER, WASHINGTON COUNTY, MINNESOTA; THENCE ON AN AZIMUTH OF 02 DEGREES 00 MINUTES 39 SECONDS, ALONG THE WEST LINE OF SAID LOT 1, BLOCK 1 OF SAID PLAT, A DISTANCE OF 267.24 FEET; THENCE ON AN AZIMUTH OF 224 DEGREES 23 MINUTES 02 SECONDS A DISTANCE OF 2365.72 FEET; THENCE ON AN AZIMUTH OF 269 DEGREES 54 MINUTES 33 SECONDS A DISTANCE OF 200.65 FEET TO THE POINT OF BEGINNING. RECORDS OF WASHINGTON COUNTY, MINNESOTA. 14727 209 th St. N. PO Box 128, Scandia, Minnesota 55073 Phone (651) 433-2274 Fax (651) 433-5112 http://www.ci.scandia.mn.us January 10, 2023 Brenda Eklund City Clerk 14727 209th Street N Scandia, MN 55073 RE: Rolling Acres 61 Preliminary Plat Review Dear Ms. Eklund, We have completed our review of the submittal for Rolling Acres 61 Preliminary Plat received November 14, 2022, from the representatives of Grandemoore Homes, Inc. The following submitted documents were reviewed: · Preliminary Plat – Rolling Acres 61, dated November 15, 2022, by Loucks Inc. · Preliminary Plan Set – Rolling Acres 61, dated November 14, 2022, by Loucks, Inc. containing 10 plan sheets including: Existing Conditions, Site Plan, Grading Plan, SWPPP Plan, Details, and Landscape Plan. · Preliminary Stormwater Management Plan – Rolling Acres 61, dated November 14, 2022, by Loucks, Inc. · Sub-surface sewer treatment system site evaluation at Rolling Acres, dated December 23, 2022, and received January 10, 2023. We provide the following comments for the proposed improvements: Preliminary Plat 1. Street connection, right of way, and any associated turn lanes at Keystone Avenue N (Co Rd 50) will need to be coordinated with, approved, and permitted by Washington County (refer to attached County preliminary plat comment letter for details). a. It is highly recommended to initiate coordination with Washington County early in design. b. County will be requiring 60’ right of way from centerline of Keystone Ave N (Co Rd 50), see grading plan comments related to Pond 1 grading. 2. Proposed street names shall be reviewed and approved by Washington County. 3. All conservation easements shall be shown on the plat and shall be reviewed and approved by the City Attorney. 14727 209 th St. N. PO Box 128, Scandia, Minnesota 55073 Phone (651) 433-2274 Fax (651) 433-5112 http://www.ci.scandia.mn.us 4. A 10’ wide drainage and utility easement shall be provided along the west and north sides of Lot 1, Block 1. 5. A 10’ wide drainage and utility easement shall be shown along the west and north sides of Outlot B along the right of way. 6. Outlot A access between Lot 4, Block 1 and Lot 1, Block 2 shall be increased to 60’ wide to allow for future access to Outlot A. 7. A 30’ wide drainage and utility easement shall be provided between Lots 3 and 4, Block 1 (15’ wide on each lot) to provide access to proposed infiltration pond 2 (also see grading plan comments). 8. Verify drainage and utility easements are shown for all low areas, ponds, and wetlands up to the 100-yr High Water Level, including maintenance access benches. 9. Drainage and utility easements shall be shown over any drainage swales crossing multiple lots. 10. All non-typical drainage and utility easements shall be labeled on the plat. Preliminary Plan Set Sheet C2-1: Site Plan 11. Coordinate street connection details for 198th St N at Keystone Avenue N (Co Rd 50) with Washington County. 12. Update the “Septic Areas…” note in the lower right corner of the sheet to include the name and date of the review/report. Provide a copy of the report to the City. a. Soil and perc tests will need to be conducted to ensure proposed building sites are able to accommodate on-site septic systems that will allow for a primary and secondary drainfield location approved by Washington County Environmental. Sheet C3-1: Grading Plan 13. The project is located within the Comfort Lake-Forest Lake Watershed District and will require a permit. Plans shall be submitted to the watershed district for review and approval. a. It is highly recommended to initiate coordination with CLFLWD early in design. 14. Lots shall be graded to drain to adjacent drainage and utility easements. Drainage shall not flow directly onto an adjacent lot, unless an appropriate drainage and utility easement is provided. 15. Ensure ditch drainage is contained within the right of way and does not flow onto adjacent property, particularly along the south side of Lot 1, Block 1. 16. As noted in the preliminary plat comments, the County will be requiring a 60’ right of way on Keystone Ave N (Co Rd 50), revise grading of Pond 1, including maintenance bench, so it is located entirely within the revised Outlot B. Also revise grading as noted in the Stormwater Management Plan comments. 17. As noted in the preliminary plat comments, revise the grading of the 30’ wide drainage and utility easement between Lots 3-4, Block 1 to provide a maximum of 10% longitudinal slope for the maintenance access to Infiltration Pond 2. 18. Site grading shall be revised for the eastern low area to include an access path with culvert to Outlot A and grading of the eastern low area north and south of the Outlot A access shall be revised as necessary to provide adequate treatment of stormwater. 14727 209 th St. N. PO Box 128, Scandia, Minnesota 55073 Phone (651) 433-2274 Fax (651) 433-5112 http://www.ci.scandia.mn.us 19. Provide soil borings for Infiltration Pond 2 to verify MPCA required separation to groundwater table of 3’ is achieved. If it is not, basin shall be redesigned/moved to achieve the required separation or replaced with a filtration feature. 20. A concrete outlet control structure shall be provided for Pond 1. 21. The outlet pipe for Pond 1 shall be Reinforced Concrete Pipe (RCP). 22. Rip rap shall be provided at all culvert outlets. 23. Proposed driveway grades shall be shown on the plan. 24. All emergency overflow elevations shall be noted on the plan. 25. Label 100-yr High Water Level (HWL) for the southwest and east low areas and ensure drainage and utility easements encompass this elevation. 26. Plans shall include both plan and profile views of the storm sewer and street. 27. The septic field for Lot 3, Block 1 is proposed in an area with clayey fill down to approximately 4’ depth per Boring B-01, verify design of septic system can meet the requirements of Mn Rule Chapter 7080. 28. The proposed septic field for Lot 1, Block 2 is partially located within the 100-yr HWL of the eastern low area basin. It is recommended to revise grading to eliminate this or relocate the septic system outside of the 100-yr HWL area. Sheets C3-2 and C3-3: SWPPP Plan and Notes 29. Show proposed turf establishment methods, i.e. seed/disc anchored mulch, seed/EC blanket, etc. and culvert inlet protection. 30. Erosion control measures shall be implemented downslope from the disturbed areas for the proposed septic fields. 31. Note 29 on sheet C3-3 shall be updated to reflect “infiltration” basins. Sheet C8-1: Civil Details 32. The detail for typical rural street section shall be revised to show the 12” Select Granular Sub- base extending across the entire roadway and a note added to extend the sand sub-base (or provide draintile) to the ditch at all low points. 33. Add a detail for a proposed concrete outlet control structure for Pond 1. Sheets L1-1 and L2-1: Landscape Plan and Details 34. Landscape plan shall meet the requirements of the Development Code and as determined by the City. Stormwater Management Plan Southwest Low Area (SWLA) 35. The project is proposing an increase in the 100-yr HWL of the SWLA. Proposed Pond 1 grading and fill in the existing low area shall be revised to match or reduce the existing 100-yr HWL elevation for this basin. 36. The SWLA is a closed basin with no outlet pipe. It is recommended to model the back-to-back 100-yr storm events. 14727 209 th St. N. PO Box 128, Scandia, Minnesota 55073 Phone (651) 433-2274 Fax (651) 433-5112 http://www.ci.scandia.mn.us a. If roadway overtopping occurs, then expand the model to incorporate all areas that contribute to the closed basin. b. Report the back-to-back 100-yr HWL elevations in relation to the lowest existing and proposed structures within the closed basin. 37. Provide infiltrometer testing or additional soil borings for Pond 1 to ensure the NURP basin will be able to maintain a permanent pool. A liner may be required. Eastern Low Area (SWLA) 38. As noted in the grading plan comments, additional grading of the eastern low area north and south of the Outlot A access shall be completed to provide adequate treatment of stormwater. 39. This basin should be designated as a stormwater basin, as it is contributing towards the water quality volume requirements and is being modelled as such. 40. A drainage and utility easement shall be provided which encompasses the 100-yr HWL of the basin. General Comments 41. This project will be responsible for development fees/permits as required by the City, Washington County, and Watershed District (CLFLWD). 42. Well systems will be permitted by the Minnesota Department of Health. 43. Septic systems will be permitted by Washington County Environmental and shall fulfill all other state and local permit requirements. 44. All stormwater management facilities shall be owned and maintained by the City after final project completion and acceptance. 45. Developer shall anticipate having to execute a maintenance agreement as part of the Watershed’s permit requirements to fulfill the maintenance requirements for the stormwater management features. 46. The plans shall clearly identify removals necessary, specifically at the exiting road connection. Full depth saw cut will be required the connection. 47. Street lighting plan shall meet the requirements of the Development Code and as determined by the City. 48. The specifications for construction shall be submitted for review with final plans. 49. Site improvements shall be coordinated with the private utility owners. Conduit crossings for private utilities shall be shown on the construction plans. 50. A fully executed developer’s agreement must be in place prior to commencing work. 51. Developer shall provide proof of MPCA NPDES/SDS construction stormwater permit approval prior to construction. 52. A preconstruction meeting is required to be held prior to any construction activity starting on site. The developer shall invite representatives from the City, Watershed and the private utility owners. 53. Monuments. All lot corner pipes or iron rods must be a minimum of one half (1/2) inch in diameter, 18 inches in length, and shall be inscribed with the registration number of the land surveyor performing the survey. 14727 209 th St. N. PO Box 128, Scandia, Minnesota 55073 Phone (651) 433-2274 Fax (651) 433-5112 http://www.ci.scandia.mn.us 54. After final restoration and turf establishment reaches 70% coverage applicant shall request final inspection through the City of Scandia. 55. Revised documents shall be submitted for review and acceptance prior to any construction activity starting. 56. Please respond in writing as to how the above comments will be addressed. Please do not hesitate to contact me at 612-597-7140 with any questions or comments you may have regarding this memo. Sincerely, Ryan J. Goodman, P.E. City Engineer Enclosures PUBLIC WORKS Wayne Sandberg, P.E., Director, County Engineer Frank D. Ticknor, P.E., Deputy Director December 29, 2022 Evan Monson City Planner City of Scandia 14727 209th St N, Scandia, MN 55073 Comments on Rolling Acres 61 Preliminary Plat Thank you for the opportunity to review and provide comments for the Rolling Acres 61 preliminary plat along County Road 50 (CR 50/199th St N) in the City of Scandia. Our development review team has reviewed the plans and performed a site review and offers the following comments. The Washington County 2040 Comprehensive Plan has identified the need to preserve a total of 120 feet of right-of-way along this segment of County Road 50, with 60 feet on either side of the roadway centerline. The preliminary plat plans indicate that 50 feet of right-of-way has? been dedicated to the project. The plans should be updated so that a total of 60 feet of right-of-way from the centerline will be dedicated by the development to meet this requirement prescribed by the comprehensive plan. County Road 50 is currently classified as a “Minor Collector” roadway. The Washington County 2040 Comprehensive Plan contains access criteria for county roads related to spacing, sight lines, and availability of local road connections. With respect to spacing, collector roads are guided for full-access intersections at a minimum spacing of 1/8 mile (660 feet). The County understands that locating the access point to the south presents problems due to the design of the storm water pond and to preserve the existing drainage properties. The proposed access is located 530 feet from 199th St N and presents intersection sight distance concerns. The AASHTO Green Book 7th Edition indicates the Intersection Sight Distance should be a minimum of 555 feet for a 50 mph design speed. The posted speed limit on this segment of County Road 50 is 50 mph; however, the roadway geometry to the north makes it likely that most, if not all traffic approaching this proposed intersection from the north is traveling at a rate of speed less than 50 mph. It is imperative that the access point not be moved any farther northward, as this location does still exceeds the minimum value for Stopping Sight Distance in the AASHTO Green Book 7th Edition. With that condition being met, Washington County would support the proposed additional access onto County Road 50. The County is interested in how the city plans to provide access to the parcels to the south and east of this property in the event they develop. Any access that is ultimately approved for this proposed development should be compatible with any future access to the south and east. The County suggests the City work A great place to live, work and play…today and tomorrow Government Center | 14949 62nd Street North | P. O. Box 6 | Stillwater, MN 55082-0006 P: 651-430-6001 | F: 651-430-6017 | TTY: 651-430-6246 www.co.washington.mn.us Washington County is an equal opportunity organization and employer with the developer to develop high-level ghost plats for future development to see how they align with this development. Thank you again for the opportunity to provide comments on the preliminary plat for Rolling Acres 61. We look forward to continuing to work with the City of Scandia to ensure that development in this area is successful and well-served by the transportation network. If you have any questions, please contact me at 651-430-4307 or daniel.elder@co.washington.mn.us Sincerely, Daniel Elder Planner II Wayne Sandberg, Public Works Director/County Engineer Frank Ticknor, Deputy Director Public Works Lyssa Leitner, Public Works Planning Director Joe Gustafson, Traffic Engineer Kevin Peterson, Design Engineer Mitch Bartelt, Assistant Traffic Engineer See County Comment Letter:60' ROW required from CL of Co Rd 50Concerns with location of proposedstreet versus 199th St NStreet Names to bereviewed and approvedby Washington CountyShow additional drainage andutility easements (DUE) as notedon sheet C3-1: Grading Plan.Provide 10' DUE westand north sides of lot 1Show 10' DUE west andnorth sides of Outlot BCounty requiring 60'ROWIncrease to 60' wideProvide 30' wide DUEcentered on propertyline for Inf. Pond 2access Coordinate streetconnection details withWashington CountyUpdate Note Label EOF ElevationLabel NWL Elevationapprox 956?Verify 3' separation togroundwater table isacheivedShow 100-yr HWLElevation and adjustD&UE to encompass Outlot A Access pathwith culvert shall beconstructed andproposed infiltrationbasin expanded tonorth and south toprovide treatmentvolumeAdd DUE for pondHWL and swaleacross lotsAdd DUE for pondHWL and outlet swaleacross lotsSeptic Field in 100-yrHWL of pond,consider gradingrevisions or relocateoutside of DUEGrade to drain alongDUE so Lot 3 doesn'tdrain onto Lot 2Add DUE for swaleacross lots.Relocate septic out ofDUEProvide profile views ofstreet and storm sewerpipes.Add Rip Rap at culvertoutletsShow driveway gradesEnsure drainage fromROW is contained inthe ditch and doesnot flow onto adjacentproperty Add 982 contour byFES-101?Label 100-yrHWL elevationGrade to drainalong DUERevise Pond Gradingper SWMP commentsAll pipe should beRCPProvide concreteoutlet controlstructureRevise PondGrading soaccess is outside60' ROWRevise grading toprovide max 10%slope for access toInf. Pond 2 Add Erosion Controlmeasures downslope ofareas disturbed by septicfields Infiltration?Typo Sub-base shallextend the entirewidth of the roadwayand shall daylight tothe ditch at low points(or provide draintileoutlet to ditch at lowpoints)Overlapping TextAdd Pond 1 OutletControl StructureDetail Landscape plan shall meet therequirements of theDevelopment Code and asdetermined by the City. Landscape plan shall meet therequirements of theDevelopment Code and asdetermined by the City. City of Scandia Engineering Updates 1/17/2023 Engineering italics = old information · 2022 Street Improvement Project (Melanie Trail N and 238th Street N)  Wear Paving was completed on 9/8 on 238th Street and 9/12 on Melanie Trail N. Shouldering will take place in the afternoon on 9/15 or 9/16 depending on contractor’s schedule. Striping is not yet scheduled.  All punchlist items have been completed apart from a final restoration inspection in spring 2023, and potential pavement maintenance on small portion of Melanie Trail near the southern most crossing culvert if necessary, after inspection. Watershed punchlist items have also been completed.  December pay application to be a part of the next council meeting agenda. This will include full payment of all construction work for the year, while withholding 3% retainage. · Pay application #4 was signed/approved by the city on 12/30/2022 and completes payment for all quantities apart from retainage on this project.  Restoration Punchlist is to be checked in the Spring.  Watershed Punchlist items have been completed and approved by the CLFLWD.  A final pavement inspection will take place in the Spring to determine if corrective action is required on a small portion of Melanie Trail towards the South end.  Final Pay Application will be completed in the Spring once all punchlist items have been completed. · 2023 Street Improvement Project  City Council authorized Plans & Specifications for the 2023 Street Improvement Project at the August 16th City Council Meeting.  Water resources has been provided with areas of potential wetland impacts and they are planning to perform the necessary wetland delineations in mid-October to begin permitting process. Coordination with the Watershed District will begin upon completing the inspections of culverts and once scope of project is more refined.  Crossing and driveway culvert inspections have been completed, and wetland delineation was completed on site October 13th. Coordination with the Watershed will progress next week once delineation line work has been produced.  Wetland delineation has been completed and obtaining permits is currently in progress.  Project limits and scope of work were sent to CMSCWD. An updated plan set was sent to the watershed for comments on Monday, December 5th.  Plans/Specs are in progress and we will review with Public Works on November 22nd to go over state of the project and get the City’s input. Another plan/spec discussion meeting was held with Public Works on December 7th to go over the latest plan set/specs.  City Council approved plans and specifications and authorized ad for bid at the December 20th City Council Meeting.  Washington County ROW permit has been obtained. Only remaining item for this permit is to have the contractor fill out a registration form for Washington County once the project has been awarded.  CMSCWD Permit Application has been submitted for review/approval at the January 11th meeting.  Ad for Bid was run in the Finance and Commerce and Country Messenger on December 28th, 2022; and will run a 2nd time on January 18th, 2023.  Plans and Specs were posted to QuestCDN on December 30th, 2022.  Bid Opening is scheduled for January 25th at 9:00am. · Bliss Drainfield System  Both the 2020 permit application for this system and the “final report” for nitrogen mitigation have been completed and submitted to the MPCA. The memo which serves as a final report doesn’t present final solutions for the nitrogen issue, but instead outlines the issues that have been found and solved in this treatment system, as well as some additional testing that will now be recommended to get a handle on the nitrogen, BOD, and TSS entering and leaving the facility. The hope is to gain us a little more time from the MPCA before they mandate action. We’ll use this time to perform the aforementioned testing and evaluate options for removing nitrogen at Bliss.  City received on February 22, 2021 a Pre-Public Notice Review of Draft Permit - Bliss Collector WWTP (#MN0054119) that also included a statement of basis outlining any changes or new requirements to the draft permit. This 30 day pre-public notice review period starts on February 22, 2021 and ends on March 24, 2021. Once your pre-public notice review is complete the draft SDS permit will be placed on public notice for 60 days. · First thing that needs to be done is complete a Facility Evaluation Report within 180 days of issuance of the new permit they requested. Based on the report, MPCA will then ask the City to follow either Track 1 or Track 2. Track one is the new monitoring well. Track two is a facility upgrade. There are a few other changes to the permit, they include some additional monitoring required over this permit. Also, MPCA is requesting flow monitoring at WS 004, WS 005 and WS 006. These are to each of the infiltration trenches. We are in the pre-public draft notice stage where just the City received these draft documents and can comment. We can review and suggest changes or modifications prior to March 24th. · Current updates: Under track 1, the requirement to abandon GW 008 is included because using this well for monitoring is problematic, since we have no information on the well’s construction nor well boring records. Based on the limited information we do have, it is the opinion of MPCA hydrologist, Steven Stark, that this well is too deep to be used as a monitoring well and may be sampling a confined aquifer. All monitoring wells should be sampling the surficial aquifer and have well screens that bisect the watertable. · The justification for proposed timeline is sufficient and the new timeline will be incorporated into the draft permit. Shown below (last page of this report) is a revised compliance schedule. Flow monitoring requirements at WS 004, WS 005, and WS 006 will become effective upon installation of the flow monitoring equipment. The permit will continue to the 60-day Public Notice period.  The final permit has been issued. The assumption is that we’ll end up on Track 2, with required system improvements due to the nitrate issue. Only thing that needs to take place in the next 6 months (February 28, 2022) is for new flow meters to be installed at the system, something we’ll begin working on. At the one year mark (September 1, 2022), we’ll need to have a Facility Evaluation Report drafted to summarize the system’s ability or inability to meet the nitrate limit.  New flow meters were installed by Public Works at the beginning of 2022 and specific flows to the three drainfield cells is now being monitored. Some additional nitrate testing was also performed in August 2022 to provide additional data points and to get an idea of how much nutrient removal is currently taking place through the sand filters.  As of September 1, 2022, the Facility Evaluation Report has been sent to the MPCA. We await their review, but based on the monitoring well samples taken throughout the last year it appears we’ll be on Track 2, with improvements to the system needed to deal with the nitrate issue. Assuming this is the case, the next step will be to complete a full Facility Plan by August of 2023 which evaluates the facility and its performance as a whole and provides options/recommendations for improvements to be made. This is required by Track 2 but is also the next step in obtaining PFA funding for the project.  We met with MPCA on December 16, 2022 to discuss funding options and laid out a schedule to complete a facility plan and apply for Point Source Implementation Grant (PSIG) funding.  City Council authorized work to complete the facility plan on January 4, 2023. Facility plan to be submitted by March 3, 2023. Also, Council authorized BMI to complete permit documents for permit modification due to added treatment for nitrate removal.  Bolton & Menk currently working on Facility plan and permit modification. · Floodplain Risk Assessment  The Watershed Board approved applying for the MPCA Small community planning grants for stormwater, wastewater, and community resilience grant last night. Application is due October 18. Grant application was submitted, Watershed District should know the results in about four more weeks, so approximately week of December 5, 2023.  Watershed District has received notification from the MPCA they did not receive the grant that was applied for. · Bliss Addition Stormwater Planning  Watershed Administrator presented summary of input and potential projects to the City Council on August 3, 2022.  Public Engagement Meeting scheduled for August 17, 2022 at 6:00pm at the Scandia Community Center.  Emmons and Olivier Resources (EOR) staff will be out in the neighborhood over the next week staking “rough” BMP locations for utility location marking. EOR staff will continue to collect additional topographic survey between now and when the utility locations are marked.  Watershed District planning a field tour of our draft final proposed locations in October. EOR staff plans to stake the locations of the final proposed water quality practices the week of October 10th and we plan to meet with landowners to review each location on October 13th and 14th. The purpose of these meetings will be to answer questions and make any final changes as we move to 90% plans. Project staking tour with residents completed. Met with City Staff to review draft 60% plans in October. Working toward 90% plans and final agreement in November.  Watershed still working toward 90% plans based on City Staff input received in November 2022.  City has been working on the MOU agreement between the Watershed District and the City. · CLFLWD & Scandia Staff Quarterly Meetings  Meeting held on October 19, 2020.  Meeting on February 9, 2021.  Meeting on May 11, 2021 covered the following topics: · Permitting Update (Nick) · Roadway Projects (Ken) · Bone Lake projects status: SE wetland restorations, NE wetland restoration, agricultural practices (Blayne) · FY22 Clean Water Fund grant award – Moody Lake projects (Emily/Blayne) · Greenway Corridor Planning & Parks Update (Nick) · CMSCWD Management Plan (Mike Isensee) · Regional Update – Highway 243 Osceola Bridge  Project website: http://www.dot.state.mn.us/metro/projects/hwy243osceola/index.html  Three build options continue to be considered for the new bridge. The Wisconsin Department of Transportation (WisDOT) is currently working along with MnDOT conducting an environmental assessment of the choices. The project team is using a three-step process to thoroughly review the options. Step three in the review process is currently underway. The three bridge crossing build alternatives include building on the existing bridge alignment, building the new bridge to the north of the current bridge or building to the south of the existing alignment. During step three, the project team will now closely assess considerations such as geology, trails and road width. They’ll also look at reducing potential impacts to the St. Croix River, the Wilke Glen Cascade Falls area and nearby bluffs. Once step three evaluation is complete, another public meeting will be held to share the results and gather input from the public and regulating agencies on the recommended preferred alternative.  Schedule: · Environmental documentation and preliminary design: 2021 through 2023 · Final design: 2023 through 2025 · Anticipated construction: 2025 through 2026 Denise Workcuff Dmitry Tomasevich Communications and Engagement Project manager denise.workcuff@state.mn.us dmitry.tomasevich@state.mn.us 651-775-0025 651-245-4406 · County Roads – Swing-Away Type Mailbox  Every winter, Washington County Public Works get a number of calls from residents whose mailboxes have been damaged by the heavy snow and ice that is forced out by the blade of passing snowplows. Although we are sorry for the inconvenience this damage causes, clearing the entire roadway is essential for public safety.  When a mailbox owner decides to replace their mailbox and post, Washington County recommends a Swing Away type, (standard plate specs shown in link below) which is designed to minimize the risk of damage from plowed snow. The resident’s driveway must be connected to a County Road, if so, contact Washington County Public Works for ordering and payment options. It can be purchased from Washington County and installed for $75.00. A form and payment is required for this work.  https://www.co.washington.mn.us/2178/Swing-Away-Type-Mailbox 75 2.3 © Bolton & Menk, Inc - Web GIS 0 Legend Map Name This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information, and data located in various city, county, and state offices, and other sources affecting the area shown, and is to be used for reference purposes only. The City of Scandia is not responsible for any inaccuracies herein contained. Disclaimer: 1/11/2023 9:51 PM 527 Feet City Limits Parcels (10/1/2022) Lot Lines Parks Shoreland Overlay Lakes Mining Overlay Saint Croix River District Zoning Agricultural Core Agricultural Preserves Rural Residential General Village Neighborhood Rural Commercial Rural Residential Neighborhood Village Historic Core Village Center Industrial Park PUD Overlay Scandia_2022.sid Red: Band_1 Green: Band_2 Blue: Band_3 m i n n e s o t a RL Ate' m 1IqmIp E: y n _ 95 4 kz/1 Mfg i i / Z"] / iii - 1 _ 1 PROJECT NARRATIVE November 15, 2022 Scandia Planning Commission City of Scandia, MN Re: Application for Residential Development ROLLING ACRES 61 The Developer, Doug Schultz with Grandemoore Homes, Inc. along with the property owner, Larry and Kim Reese are pleased to submit this application for preliminary plat review of ROLLING ACRES 61. This narrative is intended to generally describe the project and address specific development topics. Location / Current Use The existing site is a vacant 61.0 acre parcel. It is bordered by residential lots on the east and north sides, Keystone Ave. (CR 50) on the west side and a large, farmed area to the south. The southeast portion of the site is used for agricultural purposes. The remainder of the site is idle to other uses. The site is basically grassland with some intermittent trees located within the northern portion of the site. There are several wetlands located in the low portion of the site. These have been delineated and are shown on the plans. The southwest portion of the site is high ground and void of trees. This is the location of the proposed improvements. The site is currently zoned Rural Residential General (RR-G). This zone is established to provide for principal residential use with large lots. Proposed Zoning The site is proposed to be developed under the Open Space Conservation Planned Unit Development (OS-PUD). This will allow flexibility from the dimensional standards of the RR-G base zoning requirements. Goals for the development are to reserve large areas of land for agricultural use, preserve existing open space to promote natural resources and habitat, preserve existing wetlands, and create a neighborhood which establishes local identity and community interaction. The OS-PUD will reduce the area needed for the development and will preserve open space. Since the site is zoned RR-G and is over 40 acres in size, the OS-PUD district is applied. Specific parameters of the OS-PUD zone are as follows: Density Bonus Additional lots above the base zoning standards is allowed up to a 75% maximum increase. The RR-G zone allows four lots per 40 ac. therefore, the maximum number of lots is seven. Criteria for density bonus for this development are: Preservation and protection of ecologically sensitive features such as wetlands, native plants and natural habitats – 25% bonus – one additional lot. Preservation of agricultural land – 25% bonus – one additional lot. 2 Creating accessible open space – 25% bonus – one additional lot. The total proposed number of lots is seven. Lot Dimensional Standards The OS-PUD zoning allows flexibility to the RR-G lot dimensional standards. RR-G OS-PUD Lot Density 4 7 Lot Size, Min. 2.0 ac 1.5 ac Lot Width, min. (2-3 ac) 160 ft 160 ft 3-4 ac) 240 ft 240 ft At cul-de-sac 60 ft 60 ft Buildable Area, min. 1.0 ac 1.0 ac Front Setback, min. 40 ft 30 ft Side Setback, min. 20 ft 15 ft Rear Setback, min. 50 ft 30 ft Table 1 shows the proposed lot dimensions: Block Lot Area Ac) Lot Frontage Front Setback Rear Setback Side Setback Buildable Area (Ac) 1 1 1.80 309 40 50 20 1.61 2 2.53 328 40 50 20 2.31 3 3.55 120 40 50 20 2.37 4 2.65 60 40 50 20 1.80 2 1 2.85 104 40 50 20 2.65 2 2.22 217 40 50 20 2.01 3 1.51 270 40 50 20 1.34 Outlot A 40.74 Outlot B 1.43 Proposed Access Access to the project will be a city cul-de-sac street, 198th Street N., connected to Keystone Ave. (CR 50). The street will be a rural type of roadway including a bituminous surface and roadside ditches to collect stormwater runoff. The road will be designed per the city’s requirements. The County Highway Dept. has offered several comments: one, that the road connection should be made at 199th Street to align with the existing road. This is not an option since that connection area is a different landowner and purchasing additional property is not probable. Second, that the proposed road connection be made as far south as possible. The location of 198th St. is as far south as we can go. The reasons are: the southwest corner of the site is a low area where stormwater runoff from the site collects today. This low area is landlocked and has no outlet. This low spot drains dry and has no evidence of standing water and did not show any wetland characteristics (as shown on the wetland delineation report). Therefore, this 3 low area needs to be preserved as much as possible to utilize the existing drainage properties. The proposed stormwater pond is built around the low area and because of the landlocked condition it is required to be sized larger than a typical pond. All of these design requirements position 198th St. as far south as possible. Ownership and Management of Open Space Outlot A will be designated as the open space and will be subject to a permanent conservation easement. The current landowner will retain ownership of Outlot A. Stormwater Management Currently the majority of the site drains to the east and towards the north low area. The southwest portion of the site is high and drains towards the low spot in the southwest corner. The proposed road and lot areas are within the southwest drainage area with only a small portion of the house pad areas draining to the north. The proposed improvements will maintain the current drainage pattern. All of the road runoff drains to a treatment pond which provides rate control, volume control and water quality. The treatment pond is located within Outlot B. Since there is no homeowners’ association (HOA) Outlot B will be deeded to the city for the pond maintenance. The treatment pond conforms to the requirements of the Comfort Lake-Forest Lake Watershed District (CLFLWD). A Stormwater Management Plan is included with the submittals and provides a more detailed drainage narrative and hydrology modeling. The plans will be submitted to the CLFLWD for permit review and approval. The project will require an NPDES permit from the MPCA for the grading activities and for stormwater pollution prevention. The NPDES permit will be acquired by the Contractor prior to the start of the site grading. Wetlands There are several small wetlands within the site. The wetlands were delineated by SEH, Inc. The wetlands have been reviewed and approved by the Technical Evaluation Panel (TEP). A copy of the wetland report and approval letter are included in the submittal. All of the wetlands are located in the low area further east and north and are not located within the proposed development project area. No wetland impacts are proposed. Thank you for considering this development project. We look forward to your recommendations and approvals. Doug Schultz, Grandemoore Homes, Inc. Larry & Kim Reese, Owner LEGEND PLANNING 10/07/22) 0 FOUND 1/2 INCH OPEN IRON as OVERHEAD UTILITY MONUMENT UNLESS ENVIRONMENTAL Washington County, Minnesota, described as follows: SHOWN OTHERWISE r ------ MAPPED UNDERGROUND FIBER OPTIC Q FOUND WASHINGTON COUNTY R------ MAPPED UNDERGROUND TELEPHONE CAST IRON MONUMENT x x BARBED WIRE FENCE O SET 1/2 INCH X 14 INCH IRON 0-0— CHAIN LINK FENCE MONUMENT, MARKED "1553642" seconds, along said West line, a distance of 602.00 feet to the Southwest corner of said North TEE POST SPLIT RAIL FENCE 0 POWER POLE WETLANDASDELINEATED BY North Half of the Northwest Quarter of Section 30; thence on an azimuth of 01 degrees 42 SHORT ELLIOT HENDRICKSON INC. PER MAPPING Northwest Quarter of Section 30, a distance of 934.50 feet to its intersection with the North CONTOUR line of the South 934.00 feet of the North Half of the Northwest Quarter of Section 30; thence 972s SPOT ELEVATION azimuth of 02 degrees 00 minutes 39 seconds, a distance of 1087.52 feet to the Southwest CONIFEROUS TREE corner of Lot 1, Block 1, Pheasant Hills, according to the plat thereof, on file and of record in CEDARC11 DECIDUOUS TREE distance of 267.24 feet; thence on an azimuth of 224 degrees 23 minutes 02 seconds a distance o BOXELDER 01 \ 1- n\ 1461 1 \ \\\ 11111\' IIS 1/4 fSe -19 T.32 R.20 Also,M NL- fD7e N1 2 c m, nr ne NW 1/4 or Sec30, T32. R,21--.--- G i sw ca. oree r5,, 19, T32 R20aiswuouaaozaw7y _- o, W NSPransms sPi LJ-Eiasement Par ooc. No. em6a2- - SW Cc . 0 Me N 1/2 of oy Me NW 1/4 of q Sec.30, 1:32 R.20 M Ie Qol W 1/4 C. of Sec.30, T.32 R.20 S Lire of Me N 1/2 of Me NW 1/4 of 5ec30, T.32, R20 UASL- 13/ 2K i I / LEGAL DESCRIPTION m. Lo v C `J Per Schedule A of the Title Commitment by Burnet Title file No. 2167022-10047 issued on PLANNING 10/07/22) CIVIL ENGINEERING That part of the North Half of the Northwest Quarter of Section 30 and that part of the South LAND SURVEYING LANDSCAPE ARCHITECTURE Half of the Southwest Quarter of Section 19, all in Township 32 North, Range 20 West, ENVIRONMENTAL Washington County, Minnesota, described as follows: 7200 Hemlock Lane, Suite 300 Commencing at the Northwest corner of said North Half of the Northwest Quarter of Section Maple Grove, MN 55369 30; thence on an azimuth from North of 179 degrees 54 minutes 19 seconds, oriented to the 763.424.5505 Washington County Coordinate System, NAD 83, along the West line of said North Half of the www.louckslnc.com Northwest Quarter of Section 30, a distance of 699.86 feet to the point of beginning of the parcel to be described; thence continuing on an azimuth of 179 degrees 54 minutes 19 seconds, along said West line, a distance of 602.00 feet to the Southwest corner of said North Half of the Northwest Quarter of Section 30; thence on an azimuth of 89 degrees 50 minutes 19 seconds, along the South line of said North Half of the Northwest Quarter of Section 30, a distance of 2032.36 feet to its intersection with the West line of the East 934.00 feet of said North Half of the Northwest Quarter of Section 30; thence on an azimuth of 01 degrees 42 minutes 32 seconds, along the West line of said East 934.00 feet of the North Half of the Northwest Quarter of Section 30, a distance of 934.50 feet to its intersection with the North line of the South 934.00 feet of the North Half of the Northwest Quarter of Section 30; thence on an azimuth of 269 degrees 50 minutes 19 seconds, a distance of 253.37 feet; thence on an azimuth of 02 degrees 00 minutes 39 seconds, a distance of 1087.52 feet to the Southwest corner of Lot 1, Block 1, Pheasant Hills, according to the plat thereof, on file and of record in the Office of the County Recorder, Washington County, Minnesota; thence on an azimuth of 02 degrees 00 minutes 39 seconds, along the West line of said Lot 1, Block 1 of said plat, a distance of 267.24 feet; thence on an azimuth of 224 degrees 23 minutes 02 seconds a distance of 2365.72 feet; thence on an azimuth of 269 degrees 54 minutes 33 seconds a distance of 200.65 feet to the point of beginning. Records of Washington County, Minnesota. i1n/zz clTrsueMlrT 11/1R/2z SURY.Y S5u m so 03 \\\ GENERAL NOTES S/ll= _ SURVEYOR: OWNER/DEVELOPER: Loucks Grandemoore Homes, Inc. II \\ \ 7200 Hemlock Lane, Suite 300 2201 107th Ln. NE soon n \ Maple Grove, MN 55330P Blaine, MN 55449 ne,eEr ==rtM tnm m.•,.rer Pay , ,ePom wa, 763-424-5505 ., d1h.1763-248-0099 m , aulr cap. u a S-- ae, m. laws m 1. Prepared October 24, 2022. uments P Y Y roes w,412660 — -_-' . — } \/ j ,\ — 2 observed while conThe address, if ducting osed in thecfield orkrs unassigned. obtained d East of theintersectionof License No. 536427 J 17Keystone Ave N and 199th St. N In Scandla, MN 55025. Date r M 11/10/22rAN`n0 __ 2 __ 3. The bearings for this survey are based on the Washington County Coordinate System NAD 83 (1986 Adjust). AZ indicates a north based azimuth. Loucks Project No. 22510 Project Lead LILA" vrm wo.vzzozr000r \ \ I II 4. Benchmark: Metal Rod (with removable ID Disk) "Harrow" located in Forest Lake, 3.4 mile Drawn By SEK 1 I IIChecked By JJIIDIIEast -Southeast along Trunk Highway 97 from the junction of Trunk Highway 97 and Trunk A I Highway 61 in Forest Lake, at Trunk Highway 97 milepoint 5.85, 42.5 feet Southwest of Field Crew MJA J J I 1 I (t Trunk Highway 97, 0.1 mile East -Southeast of the western most junction of Jewel Lane North and Trunk Highway 97, 1.5 feet Northeast of a witness post. J1266 \\ Elevation = 909.90 feet (NGVD29)., Site Benchmark: Cast Iron Monument located at the West quarter corner of Section 30,L / ELme o[Bi NJ Township 32, Range 20. j JNWsfElevation = 991.35 feet (NGVD29). Shown hereon. R,9 5. This property is contained in Zone X (areas determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map No. 27163C0132E, Community Panel Nos. 270693 0132 & 270582 0132, effective date of 02/03/10. 6. The field work was completed on 10/05/22. — " SITE 7. See Sheet 2 for proposed lots. 0 200 400 SCALE IN FEET SITE DATA Block 1 455,082 +/- square feet or 10.44 +/- acres Lot 1 78,541 +/- square feet or 1.80 +/- acres) Lot 2 110,152 +/- square feet or 2.53 +/ -acres) Lot 3 154,735 +/- square feet or 3.55 +/- acres) Lot 4 111,654 +/- square feet or 2.56 +/- acres) Block 2 286,602 +/- square feet or 6.58 +/- acres) Lot 1 124,359 +/- square feet or 2.85 +/- acres) Lot 2 96,601 +/- square feet or 2.22 +/ -acres) Lot 3 65,642 +/- square feet or 1.51 +/- acres) AOutlot 1,774,613 +/- square feet or 40.74 +/- acres Oudot B 62,401 +/- square feet or 1.43 +/- acres 198th Street N 49,451 +/- square feet or 1.14 +/- acres Keystone Ave N 30,098 +/- square feet or 0.69 +/-acres Total Property Area = 2,658,247 +/- square feet or 61.02 +/- ZONING INFORMATION Current Zoning: Rural Residential General (RR -G) Proposed Zoning: Rural Residential General (RR -G) with open space conservation planned unit development (OS -PUD) Lot Dimensions: Min. size (RR -G) (4 Lots) 2 ac Min. Buildable Area 1.0 ac Min. Frontage (RR -G) 2.0-3.0 BE size -160 feet 3.0-4.0 ac size- 240 feet Min. Frontage (OS -PUD) 160 feet Min. size (OS PUD) (3 Lots) 1.5 ac Min. Frontage - Cul-de-sac 60 feet Front setback (RR -G) 40 feet Front setback (OS -PUD) 30 feet Rear setback (RR -G) 50 feet Rear setback (OS -PUD) 30 feet Side setback (RR -G) 20 feet Side setback (OS -PUD) 15 feet 0 60 120 SCALE IN FEET DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: (NOT TO SCALE) T s 5IoIo BEING 5 FEET IN WIDTH ON THE SIDE LOT LINES ANO BEING 10 FEET IN WIDTH ON THE FRONT ANO BACK LOT LINES AND ADJOINING RIGHT-OF-WAY LINES, AS SHOWN ON THE PIAT INSETA LEGEND FOUND ENT UNLESSHOPEN IRONMONUMSHOWNOTHERWISE FOUND WASHINGTON COUNTY CAST IRON MONUMENT O SET 1/2 INCH X 141 NCH IRON MONUMENT, MARKED "LS 53642" TEE POST POWER POLE CONTOUR I\ / / \ 1 \ \ \ \ 1 l \ \ \ \ / / \ \ V I I 1/' `\ \ •' \ \ \ \ .5 SPOT ELEVATION y\ CONIFEROUSTREE 0 N jJ 1 cB CEDAR ' DECIDUOUS TREE CC.WW"'11 ao BOgbkOk!R' GRANDEMOORE\ OVERHEAD UTILITY HOMES 1 \ \ \ \\ \ _ - - \ \ \ \ _ / / J /^.`` i / `.G 1Y/ / / / I I I I I I --- rm------ MAPPED UNDERGROUND FIBER OPTIC ra ------ MAPPED UNDERGROUND TELEPHONE X-X- BARBED WIRE FENCE 2201 107TH 0-0- CHAIN LINK FENCE I \ J SPLIT RAIL FENCE p9 \ / I `I I _•_•__ WETLAELINEATED BYSHORTEDIOTASHEDRICKSN i X/ SHORT ELLIOT HENDRICKSON INC. I I Il/K PER MAPPING `O V V I \S PLANNING CIVIL ENGINEERING 1 ' 1 \ \ / / \ \/ _ / /9 / / ;X i/3h, \\• \ \\ \ \ \ \ > 5 / \' \, - LAND SURVEYING LANDSCAPE ARCHITECTUREy 1 ENVIRONMENTAL I 1 A / / \ V`} - y /' / j 6 < VA V\ V wAA\V _ vAvV vA AA AAAA \ \ v _- 7200 Hemlock Lane, Suite 300 Maple Go, MN 55369NSPTronsmisslonIT!- fi/ 33 763.424.5505EasementPerDoc. No. 907602 `/ / // °o / \ \ \ \ \ \ \\\ \ \ _ \ \ \ \ \ VA www.loucksinccom 1 9TH S'f N • i ; / v ° v v A v v v v , v v\ v vvv\v vv „v v965 154,735 +7- q. v v VAA • \ vY_ _ / / . ar 3.53+/otx 62s,i e° AZ -269°54'33' 110,152 +/- squore feet I A\\\ / A \ \\ \ VvA // , o bo 589°51.33W 200.65 V or 2.53 +/- ocres / 1 \ \ m e 7 7 A . A i „• ,.,. m .°a e , I 2IIII I I8W f I I I ICK I ! I E I I I I I y11 cw/12e6o 25 / < Ym+ A A I/ ' \\\\ ` 77777/ 111.6514 + square feel 11/1S/22........ 1.SV9M TT,Qh Te \ or 56 + acres ................... m \ \ 4°g36" \ \ \ \ wA \ \\ ae"c°9i51+/- square fet 2'e 3a, or U. So 0bo ash' o n 1 d=28°5 18" ..... ..... ... L-30. e L A J oD s 6r p \/ \ \> / hereby ee Y Met M's su y pen e, report wee 1 X /esev N46 R_So:00 mss 1 ` p.,ed br me o, e°ae, mr a,emeper;ee sea Me, m 6 \ 9 agar Laes ti ed me Isws wI \ / I\ / a J. A.e beck p s B / \ License No. 536421 a43 y` -= . Oo \ _ - s G7, / / / \ Ves rM ...................... 1/10/22 BSBL BBBL ' \ U» eC O, 3 / Date 1/10/ I V I l O L--------__ i-_- 38' 1' 0 p_23°_- L-78.94 Bs 3s L= 59.52 4=13 5 R= 70p o X JJN89°5418E 150.00 - 297 C NIIleIrrls I uI r E r 23 R=30.00 \\ \ - sed / J Loucks Project No- 22510 198TH WW a3 R>b30p0 4 /1 \ •,<•'ieSS 1,,2 \ L-25.23 \\\\\ //\ / o Drawn By ect ad JJA SEK N89°54'18"E 150.00 1 L=.i02- d-2IrlS 5'-\ L-31.95 ` \ \ \ / / / ( 5 /Checked By JJA reaune ar Roao As mAVE c _ _ _ _ _ _ L_270 48 ' \ r 1 / Field Crew MJA LLJ 1 IN v ` 1 v1 N >n `vA a, / - RBB. .= • rnlryEQ squ\ore feet o acres or 2. 851 fflAw or 2.24,359 square feet 12uore ee6.812/+ \ / 51+%/acyes \ / O 1 or p SRE ease a°a. 12aB 62.401 +/- square feet / / / / / v v\ V v vvw/ ao or 1.43,+/- acres i• a yeB.62' eo oo; zzeo 40ao ro I BSBL \\\\ es<3L\ \ Bs1eL \\\\ J asBL__ - asBL 4 a o _ is e•eo'i + 1oe eo / / 1 A A IEn. 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