01-17-06 PCITEM 3_1
NORTHWEST ASSOCIATED CONSULTANTS, INC.
-,4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone. 763.231.2555 Facsimile: 763.231.2561 plan ners(cvnacplanning.com
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 12 January 2006
RE: Otsego — Rottlund Homes
NAC FILE: 176.02 — 04.36
The Rottlund Company, Inc. has requested that their applications for a Zoning Map
amendment and PUD-CUP/Preliminary Plat for the property northeast of TH 101 and
CSAH 37 be continued until the Planning Commission meeting on 6 February 2006.
The reason for the request is to allow the developer to submit additional information and
revised plans in response to issues identified in the initial planning and engineering
reports.
City staff recommends that the Planning Commission open the public hearing, take any
comments from the public in attendance and then continue the meeting to 6 February
2006.
City staff will forward a letter to the developer extending the 60 -day review period an
additional 60 days to allow time for City staff, the Planning Commission and the City
Council to consider the revised plans and additional information.
C. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Theresa Greenfield
Review No. 1
ENGINEERING REVIEW
Hakanson Residential Subdivision
Anderson for the City of Otsego
Assoc., Inc. by
Hakanson Anderson Associates, Inc.
Submitted to: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, City Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
Bruce Pankonin, The Rottlund Company, Inc.
Brian J. Krystofiak, P.E., Pioneer Engineering
Reviewed by: Ronald J. Wagner, P.E.
Shane M. Nelson, P.E.
Brent M. Larson
Date: January 10, 2006
Proposed
Development: The Darkenwald Property
Street Location A portion of the S '/2 of S26, T121, R23. 82.12 Acres
of Property: southwest of CSAH 42, east of Hwy 101 and north of CSAH
37.
Applicant: The Rottlund Company
3065 Centre Pointe Dr.
Roseville, MN 55113-1130
Developer: The Rottlund Company
Owners of Record: The Rottlund Company
Purpose: The Darkenwald Property is a proposed 153 lot single-family
residential development on 82± acres in the City of Otsego,
Wright County, Minnesota. The proposed development will
be served with municipal water, sanitary sewer, storm sewer,
and public streets typical of an urban setting.
Jurisdictional Agencies: City of Otsego, Wright County, Minnesota Department of
(but not limited to) Health, Minnesota Department of Natural Resources,
Minnesota Pollution Control Agency, Wright Soil and Water
Conservation District.
Permits Required: NPDES, Minnesota Department of Health (water), and
(but not limited to) Minnesota Pollution Control Agency (sanitary sewer)
TABLE OF CONTENTS
INFORMATION AVAILABLE
EXISTING CONDITIONS
STREETS
PRELIMINARY PLAT
TRAFFIC/ACCESS ISSUE
GRADING, DRAINAGE & EROSION CONTROL
WETLANDS
SURFACE WATER MANAGEMENT
SANITARY SEWER COLLECTION SYSTEM
WATER DISTRIBUTION SYSTEM
ENVIRONMENTAL
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
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INFORMATION AVAILABLE
Existing Conditions of Crimson Ponds West, 12/14/05 revision, by Pioneer Engineering
Preliminary Plat of Crimson Ponds West, 12/14/05 revision, by Pioneer Engineering
Preliminary Utility Plan for Crimson Ponds West, 12/14/05 revision, by Pioneer Engineering
Preliminary Grading, Drainage & Erosion Control Plan for Crimson Ponds West, 12/14/05
revision, by Pioneer Engineering
Details for Crimson Ponds West, 3/11/05, by Loucks McLagan
Preliminary Sketch Plan of Crimson Ponds
City of Otsego Engineering Manual
Trunk Stormwater Facilities Study for Portions of Lefebvre Watershed, March 1999
City of Otsego Zoning and Subdivision Ordinances, October 14, 2002
National Wetland Inventory Map, 1991
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EXISTING CONDITIONS
1. Label the existing 100 -yr HWL and NWL of the wetlands in and adjacent to the plat.
(21-6-2.B.9)
2. Depict any existing culverts under driveways along C.S.A.H. 37 or C.S.A.H. 42 within
150' of the proposed plat. Location, size, and elevations are required. (21-6-2.B.5)
3. Label the zoning of the existing land surrounding the proposed plat. (21-6-2.B.2)
STREETS
1. A street connection from Street D to C.S.A.H. 42 will be required tat or west of Street
E.
2. Soil borings need to be preformed and geotechnical data certified by a geotechnical
engineer shall be submitted. The report shall include a recommended pavement
section for the development and groundwater data. (21-6-2.6.11)
3. The public, private and driveway typical sections have MV -wear and nonwear
bituminous. Generally, MV bituminous mix is not required for local city streets.
4. Local to collector street intersections shall be rounded by a 30' radius.
5. Streets shall be named in accordance with the Wright County Grid system.
Street A = 72nd Street NE, Street B = Quenroe Avenue NE, Street C = 72nd Court NE,
Street D = Quigley Avenue NE, Street E = 74th Street NE, Street F = 73rd Street NE,
Street G = Quigley Avenue NE.
6. Street A from Street B to the west and Street B shall be 33' wide streets. Please see
Otsego Standard Plate #101 for a 33' back -back Local Residential Urban Street (Pre
2003).
PRELIMINARY PLAT
1. A phone number and contact person for the developer are required.
2. It will be required that all the association retains ownership of all outlots. The site
plan depicts trail and storm sewer crossings of the Outlots. Drainage and utility
easements will be required.
3. The lots abutting CSAH 42 shall have an extra 10' of depth overlaid by drainage &
utility easement to allow room for screening through bufferyards (20' total drainage &
utility easement). (20-16-7.D.1)
4. The required setback is 65' from CSAH 42.
5. Lots located at the intersection of two roads shall have a minimum 25' setback along
the side and 30' setback (to the garage face) along the front.
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6. Depict the building pads for each lot. (21-6-2.C.9)
7. Drainage and Utility easements shall be depicted in the preliminary plat and grading
plans. All utilities outside of the R.O.W. shall be covered with a minimum 20'
easement centered over the pipe. Drainage swales and emergency overflows shall
be covered by drainage and utility easements. Outlots shall have drainage and utility
easements depicted and called out on the plat and grading plan. Drainage and utility
easements in multi -family areas shall cover all shared utilities and private roads.
8. The R.O.W. shall be rounded with a 10' radius at all intersections to allow for the
small utility installation.
9. Access must be provided to the property to the west of Outlot H.
10. A 20' "no disturb zone" protective buffer is required around all wetlands and a 40'
building setback or 20' setback from the buffer easement, whichever is greater shall
be provided. (20-16-9.E)
TRAFFIC/ACCESS ISSUE
1. Access to the proposed plat will be required at two locations via CSAH 42. Final
access locations will determine if a full intersection is allowed at Street A. Access to
the proposed plat will also be provided via a street connection to CSAH 37.
GRADING, DRAINAGE AND EROSION CONTROL
1. Erosion control measures shall be in accordance with the Best Management
Practices as published by the MPCA and shall meet all requirements of the permit.
2. Concrete skimmer structures are required for all sedimentation basins. (See Standard
Plate No. 402 & 403)
3. Earth berms (minimum 4' high) shall be provided within the drainage and utility
easement for buffer yards for lots abutting CSAH 42. (20-16-7.D)
4. Maintenance access must be provided to all backyard pond areas and structures.
Access paths shall be at a maximum slope of 10% and shall be overlaid by a
minimum 20' easement. Label access routes on plans.
5. 1.5' of freeboard is required from the 100 -year elevation or overflow elevation of all
ponding areas to the lowest openings. 3' of freeboard is required for landlocked
basins.
6. We would recommend that any retaining walls that are shared by two or more
properties should be owned and maintained by a HOA.
7. There is grading onto the adjacent property to the west shown on sheet 14. Grading
on adjacent property will require permission from the property owner.
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8. It appears that the retaining wall labeled "by others" depicted on sheet 14 west of
DRWY-J will have to be constructed before the private street can be constructed.
9. It appears that the retaining wall labeled "by others" depicted on sheet 14 east of
Street B should be constructed before the street is constructed.
10. All ponds shall be constructed per City of Otsego Standard Plate No. 404.
11. Sedimentation basins that are adjacent to wetlands or other natural drainage systems
shall have rip rap overflows.
12. Minimum street grade for urban streets is 0.60%.
WETLANDS
1. A wetland report must be submitted for review.
2. Existing and proposed NWL, 2 -yr HWL, 10 -yr HWL, and 100 -yr HWL's are needed on
the construction and grading plans for the ponds and wetlands. A HWL for a back-to-
back 100 -yr storm is required for the large western wetland.
SURFACE WATER MANAGEMENT
1. Concrete skimmer structures are required for all sedimentation basins. (See Standard
Plate No. 402 & 403)
2. Storm sewer design shall provide a minimum velocity of 3.0 fps through the pipes,
use an intensity of 5.8 in/hr for a 10 minute time of concentration (Tc) and provide
justification for Tc's longer than 10 minutes.
3. Inlet spread calculations shall be provided. The allowable inlet spread for catch
basins at low points is half the drive lane. The allowable inlet spread for a catch basin
on a grade is two-thirds of the drive lane.
4. Proposed discharge of 11.00 cfs to the north will be reviewed for impact to the
existing storm sewer system and the downstream pond.
5. The City will be constructing trunk sanitary sewer and watermain along the SW side
of C.S.A.H. 42. The proposed storm sewer/pond outlet may need to be revised to
avoid a conflict with these utilities. The developer will be responsible for obtaining
additional easement from the property owner for the storm sewer.
6. Curve numbers shall be in accordance with the City of Otsego Engineering Manual.
A minimum curve number of 85 is required for townhome areas and a minimum curve
number of 75 is required for single family.
7. The west pond and the adjacent wetland must be designed for back-to-back 100 -year
events, as there is no outlet.
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SANITARY SEWER COLLECTION SYSTEM
1. 0.1' of fall shall be provided across all sanitary sewer manholes for 8" lines.
2. It appears that the extra depth of the sanitary sewer manhole between Lot 11, Block
3 and Lot 1, Block 4 being built by the City of Otsego is not necessary. Please
maintain minimum grade (0.4%) on the 8" sanitary sewer line to the down stream
manhole being installed by the city. This will raise the down stream invert to
approximately 863.3.
WATER DISTRIBUTION SYSTEM
1. Hydrant coverage in the townhome area is insufficient. The City requires a maximum
spacing of 500' (250' radius) for single-family areas and 300' (150' radius) for
multifamily and commercial areas.
ENVIRONMENTAL
1. A statement certifying the environmental condition of the site including the presence
of any hazardous substances as defined in Minnesota Statues 11513.02, Subd. 8 is
required. (21-6-2.B.10)
OTHER CONSIDERATIONS
1. Benchmarks need to be shown on each sheet. The benchmark NGS Station 8608E
has an elevation of 861.71 on some sheets and 860.71 on other sheets. Neither
elevation matches the NAVD88 elevation of 860.81 for this station found on the
MN/Dot Geodetic Database.
2. Mailboxes will be required to be located in clusters. The side of the street that the
clusters are located on shall be determined by the local mail carrier/USPS.
3. Fencing or landscaping is required across the underground gas easements where
they intersect public streets to discourage snowmobile use along these easements.
SUMMARY AND/OR RECOMMENDATION
We cannot recommend approval of the preliminary plat due to an incomplete submittal.
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NORT44WEST ASSOC1AT-ED C004SUkTANT11, 1140.,
4800 Olson Memorial Highway. Suite 202. Golden Valley, MPJ 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners-a%nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Laurie Shives / Daniel Licht
RE: Otsego — 12867 83�d Street NE; Rezoning and CUP
REPORT DATE: 5 January 2006 APPLICATION DATE: 21 December 2005
NAC FILE: 176.02 — 06.01 CITY FILE: 2005 - 70
BACKGROUND
Eugene and Dawn Goenner own an 80 acre parcel located along 87th Street between
Mason Avenue and Nashua Avenue. The subject site includes a farmstead and
agriculture fields. The property owners desire to subdivide a 3.4 acre parcel
encompassing the farmstead and the balance of the property. The existing parcel is
currently zoned A-1, Agricultural -Rural Service District. The A-1 District requires a
minimum lot size of 20 acres. The A-2 District allows for lots less than 20 acres by
approval of a conditional use permit (as well as greater potential density). As such, the
property owner is requesting a rezoning to A-2, Agricultural Long -Range Urban Service
District and a conditional use permit to allow for the proposed subdivision.
Fxhihits-
A. Site Location
B. Site Plan
ANALYSIS
Zoning. The subject site is currently zoned A-1, Agricultural -Rural Service District and
the minimum lot size for lots established after October 2002 is 20 acres. The applicant
is requesting a rezoning of the existing 80 acre parcel in order separate the farmstead
from the balance of the property as part of a 3.4 acre parcel.
Density. The allowed density within the A-1 District is one dwelling unit per 40 acres.
With a rezoning to A-2 District, the allowed density increases to one dwelling unit per 10
acres. As such, the subject site will be allowed up to eight development rights, including
the existing farmstead dwelling. The minor subdivision establishing the 3.4 acre
farmstead will include a deed restriction on that parcel prohibiting further resubdivision
until rezoned again for urban use and a restriction on the parent parcel allowing for up
to seven development rights under the proposed A-2 District zoning.
Lot Requirements and Setbacks. The following table outlines the setback
requirements of the A-2 District and displays the proposed use's compatibility with the
requirements.
Lot
Lot
Setbacks
Area
Width Front
Side Rear
Required 20 acres
450 ft. 35ft.
1 Oft. 50ft.
Proposed 3.4 acres
460 ft. 63ft.
99+ft. 75ft.
The proposed lot meets all A-2 District lot requirements and setbacks, except for the
minimum lot area. Section 20-52-5.H of the Zoning Ordinance allows for the creation of
lots less than 20 acres in area within the A-2 District by conditional use permit. The
approval of the CUP is to be based on compliance with the following criteria:
1. All other applicable requirements of Section 20-52-6 of this Chapter
are complied with.
2. A concept plan utilizing all development rights allowed by Section
20-52-6.8 of this Chapter is submitted and recorded with the
subdivision.
3. Lots are to be clustered and the overall subdivision designed in
such a manner so as to provide for logical future street and utility
extensions.
4. No lot shall be less than one (1) acre in size or 150 feet in width.
5. The maximum lot size for clustered lots in the Urban Service
Reserve Area shall be two and one-half (2.5) acres except if one of
the following conditions is met:
a. Topography, soils, wetlands, or other natural features dictate
a larger minimum lot area.
b. The location of existing buildings cannot be fully
accommodated in compliance with applicable setback
requirements of Section 20-52-6.0 of this Chapter.
C. One (1) development right as allowed by Section 20-52-6.8
of this Chapter is used for a dwelling located on the present
parcel outside of the residential cluster.
2
6. A resubdivision plan for future division of each lot with availability of
municipal sanitary sewer service is submitted and recorded on the
deed for each lot. Principal and accessory buildings shall be
located on each lot in conformance with all present and future
setback requirements based on the resubdivision plan.
7. A deed restriction is placed on the parcel exercising development
rights and all subdivided lots to prohibit additional subdivision
unless is conforms to applicable zoning district requirements.
8. Each lot is capable of accommodating a private well and septic
system.
9. The provisions of Section 20-4-2.F of this Chapter are considered
and satisfactorily met.
The proposed 3.4 acre parcel to be subdivided is consistent with the applicable
requirements set forth above. The proposed parcel currently accommodates a private
well and septic system as well as all of the existing buildings within applicable setback
requirements. City staff does not believe a resubdivision plan for the 3.4 acre parcel or
the balance of the 76.6 acre remaining parcel is necessary as the proposed subdivision
design is based specifically on the location of existing buildings.
Access. The existing farmstead will continue to access off of 83`d Street upon approval
of the requested subdivision.
Minor Subdivision. The proposed subdivision qualifies as a minor subdivision that can
be approved administratively by the Zoning Administrator. The property owner has
submitted the necessary survey and legal description for the proposed lot. City staff will
approve the subdivision upon City Council approval of the Zoning Map amendment and
conditional use permit.
Park and Trail Dedication. The minor subdivision creates the opportunity for an
additional dwelling unit to be constructed on the remainder 76.6 acre parcel. As such,
the property owner is required to pay one park and trail dedication fee of $3,059.00 as a
condition of approval for the minor subdivision. Additional park and trail dedication
would be required if additional lots are subdivided in the future based on the current
land or cash fee in lieu of land requirements in effect at that time.
Criteria. Consideration of the requested Zoning Map amendment and conditional use
permit applications is to be based upon (but not limited to) the criteria outlined in
Section 20-3-2.17 and Section 20-4-2.1= of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
3
Comment: The Comprehensive Plan guides the site for low density residential
uses. The proposed rezoning will allow for a large single family residential lot,
which is consistent with the future land use plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: Surrounding land uses currently consist of primarily all agricultural -
rural service area uses. The surrounding area is guided for low density
residential uses. As such, the proposed use will be compatible with the existing
and planned land uses surrounding the subject site.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: The proposed use will conform to all requirements of the Zoning
Ordinance, Subdivision Ordinance and Engineering Manual.
4. The proposed use's effect upon the area in which it is proposed.
Comment: Currently the site is surrounded by similar residential and agricultural
uses. In the future it is anticipated that the site will be surrounded by similar low
density, residential uses.
5. The proposed use's impact upon property values of the area in which it is
proposed.
Comment: Although no study has been completed, the proposed use is not
anticipated to negatively impact area property values.
6. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Comment: The proposed use is not anticipated to generate any additional traffic.
7. The proposed use's impact upon existing public services and facilities including
parks, schools, streets, and utilities and its potential to overburden the City's
service capacity.
Comment: The proposed use is not anticipated to have a negative impact to the
City's service capacity.
2
RECOMMENDATION
The applicant has submitted the required materials for rezoning and conditional use
permit for the establishment of a 3.4 acre farmstead from an existing 80 acre parcel.
The lot split and rezoning will allow for the continued use of the existing farmstead as a
single family residential property and interim use of the remaining 76.6 acre parcel for
agriculture use reserved for future development. Our office recommends approval of
the rezoning and conditional use permit subject to the following conditions and any
comments of other City staff.
POSSIBLE ACTIONS
Decision 1 —Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning the subject site from A-1
District to A-2 District based on a finding that the request is consistent with the
Comprehensive Plan.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan.
C. Motion to table.
Decision 2 — Conditional Use Permit
A. Motion to approve a conditional use permit allowing a residential lot size of 3.4
acres within the A-2 District, subject to the following conditions:
The proposed minor subdivision shall comply with all requirements of the
Zoning Ordinance and is subject to review and approval by City staff.
2. The 3.4 acre parcel shall be deed restricted to prohibit further subdivision
unless there is a change in the Comprehensive Plan or the property is
rezoned to allow a more intensive use.
3. The 76.6 acre parcel shall be deed restricted to not more than seven
potential dwelling units subject to necessary zoning and subdivision
approvals unless there is a change in the Comprehensive Plan or the
property is rezoned to allow a more intensive use.
4. The applicant shall satisfy applicable park and trail dedication
requirements for one new development site as a condition of approval for
the minor subdivision.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan, Zoning Ordinance and/or Subdivision Ordinance.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Eugene and Dawn Goenner, property owner
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ITEM 4.7
N,QRTHMtE,RT A,S4Q0ATE:O. CQt4SUkTAHT*,, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 7e3.231.2555 Facsimile: 763.231.2561 planners,' nacplanning.com
PLANNING REPORT
TO:
FROM:
RE:
REPORT DATE
NAC FILE:
BACKGROUND
Otsego Planning Commission
Laurie Shives / Daniel Licht, AICP
Otsego — Waterfront East Building E; Revised Building Plans
6 January 2006 ACTION DATE:
176.02 — 05.34 CITY FILE: 2005 — 57
Landcor Construction, Inc. has submitted revised plans for Building E located within the
Otsego Waterfront East development. Approval of the PUD development stage plan for
construction of the building was granted by the City Council on 14 November 2005. The
subject site is located at the northwest corner of future 90th Street and Quantrelle
Avenue, east of TH 101. The applicant is now requesting approval of revised plans to
alter the building design slightly.
Exhibits:
A. Site Location
B. Building Elevations
ANALYSIS
The general layout and design of Building E have not been altered from the approved
plans. The submitted plans show that the primary exterior fagade material for the "L"
shaped building will continue to be brick, which is consistent with the PUD District
guidelines. The original building plans illustrated the construction of a tower and
ornamental roof at the building's center section. This architectural element was
intended to provide visual significance to the building at the east end of 90th Street
entering the development and would be anticipated to be mirrored by a similar element
on a future building to the southeast of the 90 Street/Quantrelle Avenue intersection.
However, the revised plans submitted by the developer have eliminated the tower
feature. The revised plans show that the former tower structure has been replaced with
an EFTS cornice and parapet, similar to the remainder of the building's roofline. Further,
the proposed building design is consistent with the approved design standards for the
Waterfront East development. Because of the intended aesthetic significance of the
tower element, it was City staff's preference to have the Planning Commission and City
Council review the modification.
RECOMMENDATION
The proposed revision is consistent with the Waterfront East PUD Concept Plan
previously approved and is compliant with applicable ordinances and design standards.
The proposed modification is considered to be an aesthetic change subject to approval
by the Planning Commission and City Council. We therefore offer no specific
recommendation.
POSSIBLE ACTIONS
A. Motion to approve revised plans for Building E based on a finding that they are
consistent with the Zoning Ordinance and PUD District guidelines, subject to the
following condition:
1. All other plans and conditions approved as part of the PUD Development
Stage Plan for Building E on 14 November 2005 remain in full force and
effect.
B. Motion to deny the request.
C. Motion to table.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Bob Fields, Landcor
John Brickley, Landcor
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MCCOY ARCHITECTS
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�^^ — _. _ q — > d
s -1 -sans
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1944 CEDAR LAKE PARKWAY
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MINNEAPOLIS, MN 55416
5
(612) 927-8546
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Q
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12-19-2005
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