10-05-09 PCITEM 3_7
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Riverbend Manufactured Home Park; Office expansion
REPORT DATE: 30 September 2009 ACTION DATE: 1 November 2009
NAC FILE: 176.02 — 09.10
BACKGROUND
Darkenwald Real Estate is proposing a 3,000 square foot addition to the 5,320 square
foot existing office building located within the Riverbend Manufactured Home Park.
The proposed project would be subject only to administrative review except that the
expansion of the office building will encroach within the required setback from the
property line dividing the manufactured home park property from the property on which
the private sewage treatment system serving Riverbend is located. The applicant is
requesting consideration of a PUD -CUP to allow the proposed building to encroach to
within two feet of the common property line.
The Riverbend Manufactured Home Park is located at the southeast quadrant of TH
101 and CSAH 42. The subject site is guided by the Comprehensive Plan for Low to
Medium Density Residential uses and is zoned R-3, Long Range Urban Service Area.
Riverbend exists as a legal non -conforming use approved by Wright County prior to
incorporation of the City of Otsego and establishment of local zoning controls.
Exhibits:
A. Site Plan
B. Building Elevation
C. Building Floor Plan
D. Riverbend North Commercial Plat
ANALYSIS
Non -Conforming Use. Riverbend Manufactured Home Park operates as a legal non
conforming use subject to the provisions of Section 15 of the Zoning Ordinance. As a
non -conforming use, the manufactured home park is allowed to continue operating in
the same manner as when it was legally established, but may not be expanded. City
staff recommends that expansion of the use in the context of Riverbend Manufactured
Home Park would be increasing the number of dwelling units within the development.
The existence of an building used for office or storage purposes is incidental to the
principal use of the property. Therefore, expansion of the office building may be
allowed without conflict with the non -conforming use provisions of the Zoning
Ordinance.
Setback. The proposed building expansion would encroach within two feet of the
property line dividing the manufactured home park from the separate property on which
the private sewage treatment system serving Riverbend is located. This lot line runs
generally east -west between the TH 101 and CSAH 42 rights-of-way but is irregularly
shaped and is defined as a side lot line by the Zoning Ordinance. The required setback
from side lot lines in the R-3 District is 10 feet. The applicant is requesting flexibility
from the R-3 District side yard setback through a PUD -CUP, which may allow for
deviations from standard lot requirements provided the intent of the regulation is
maintained.
In that the manufactured home park and sewage treatment system properties are under
common ownership and the use of the properties inter -related, there is no need to
maintain what is in effect internal separation of the office building. However, the
applicant has established a preliminary plat for redevelopment of the sewer treatment
system property with commercial uses anticipating future connection of the
manufactured home park to the City's sanitary sewer system. The preliminary plat and
concept plan for Riverbend North provides an outlot to the northeast of the existing
office building that would be encompass a stormwater basin. Given the undeveloped
character of the planned outlot, there would no future compatibility issues caused by the
location of the expanded office building two feet from the common property line.
Building Construction. The applicant has provided elevations for the expanded office
building. The exterior materials are to be vinyl horizontal lap siding consistent with that
of the existing building. The use of this material is appropriate given the principal
residential use of the property and existing building. The R-3 District allows a maximum
building height of 35 feet. The height of the proposed building expansion measured to
the midpoint of the pitched roof conforms to this standard and also does not exceed that
of the existing structure.
Off -Street Parking. The proposed building expansion would be anticipated to require
seven additional off-street parking stalls based on ratios of 1 stall / 200 square feet for
office uses and 1 stall / 1,000 square feet for storage specified by the Zoning
Ordinance. Although not delineated as a parking lot, there is a 7,000 square foot
bituminous surface to the south of the office building that provides more than sufficient
parking space for the facility.
Grading Plan. No grading plan has been submitted in relation to the proposed office
expansion. The City Engineer will review grading issues related to the proximity of the
building to the property line as part of the building permit application.
Criteria. Applications for a PUD -CUP are to be evaluated based upon, but not limited
to, the criteria established in Section 20-4-25 of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: Riverbend Manufactured Home Park is a legal non -conforming use
anticipated to continue as part of the Future Land Use Plan. The expansion of
the existing office building is considered incidental to the operation of the
principal use of the property and therefore consistent with the Comprehensive
Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The existing office building is located adjacent to the property
encompassing the private sewage treatment system serving Riverbend
Manufactured Home Park. The area within the sewage treatment property
adjacent to the expanded office building is anticipated to be utilized for a future
stormwater basin in relation to the Riverbend North commercial development.
The location of the expanded office building within two feet of the common
property line presents no compatibility issues with the present or planned future
use of the sewage treatment system property.
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance and other provisions of the City Code.
Comment. The proposed office expansion will conform to all other applicable
requirements of the Zoning Ordinance and City Code.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: Riverbend Manufactured Home Park is accesses from CSAH 42,
which is designated as a Minor Arterial Street by the Transportation Plan. This
roadway has sufficient capacity to accommodate traffic generated by Riverbend,
although no increase related to the office expansion is anticipated.
5. The proposed use can be accommodated by existing public services and
facilities and will not overburden the City's service capacity.
Comment: The proposed office expansion will have no impact to existing
public services.
RECOMMENDATION
Our office recommends approval of the requested PUD -CUP. The location of the
proposed office expansion to the property line dividing the manufactured home park
from the related sewage treatment facility and future stormwater pond for Riverbend
North is in effect internal separation and will not present any compatibility issues now or
in the future.
POSSIBLE ACTIONS
A. Motion to approve a PUD -CUP allowing expansion of the existing Riverbend
office building to encroach to within two feet of a side lot line subject to the
following conditions:
All grading and drainage issues shall be subject to review and approval by
the City Engineer.
B. Motion to deny the application based on a finding that the request is inconsistent
with the intent of the Comprehensive Plan and Zoning Ordinance.
C. Motion to table.
C. Mike Robertson, City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Casey Darkenwald, Darkenwald Real Estate
11
1 INCH = 30 FEET
NORTH
7
Office Addition Exhibit
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Darkenwald Real Estate
7335 NE River Road
Elk River, MN 55330
SITE DETAIL
I hereby certify that this survey, plan or report was prepared by
me or under my direct supervision and that I am a duly Registered
Land Surveyor under the laws of the State of Minnesota.
September 11, 2009
Kurt M. Kisch, MN License No. 23968 Date
Duluth, MN
Ham Lake, bII\i
Hibbing, MN
Minnetonka, MN
Drawing Rle: 2006-356—M-718 DWG RLK Oakdale, MN
mconroxnr o Phone: 952 933 0972
Project No. 06-356-M V Fax: 952 933 1153
www.rHdnc.com
6110 Blue Circle Drive - Suite 100 - Minnetonka, MN 55343
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1 ��F:: •.��'k} -�i�� TOTAL ACREAGE: *13.7 AC
`{.-II-''n.,-tI FUTURE TRAFFIC 51GMAL
' ' } ` _ IMPERVIOUS AREA: *B.4 AC
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-- APP.ROMMATE AREA OF M00T TAKING
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SITE DATA
LOT/ LOT INFORMATION
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,� ` ' �/ 9��• 1 @ 5.500 S0. FT.
BUILDING AREA -
1 it :1P � REWIRED PARKING SPACES - 22 SPACES
\ a j PROPOSED PARKING SPACES - 34 SPACES
`;�'•,I N"a 2 BUILDING AREA_ 6.300 SO. FT.
STORE
PONDLOT i ] REWIRED PARKING SPACES - 47 SPACES
,
_ PROPOSED PARKING SPACES - 49 SPACES
APPROXIgA'IE AREA SPF (INCLUDES 10 SPACES AT THE FUEL PUMP ISLANDS)
ti `•�• MnbOT TAKING
FUTURE TRAFFIC SIGNAL 3 FAST F0o0 3,4W SO FT
`,'•.� I°q I BUILDING AREA -
1 i I REWIRED PARKING SPACES - 62 SPACES
�4 T 82 SPACES
PROPOSED PARKING SPACES -
•� ,\ 4 COFFEE S40P 1.200 50. R.
BUILDING AREA - 22 SPACES
REWIRED PARKING SPACES -
PROPOSED PARKING SPACES - 15 SPACES
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S9.200 S0. 5 BUILDING AREA - R.
y G SPACES_49 SPACES
REQUIRED PARKINPROPOSED PARKING SPACES - 54 SPACES
I I Am LOT 7 a
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6 3 STORY HOTEL
MPPR�*ATE IAF A C--- BUILDING AREA - 45,000 W' R'
,Nn00T TAKING, \ \ REWIRED PARKING SPACES - 105 SPACES
1 - �- ,4 PROPOSED PARKING SPACES - 110 SPACES
• y\\ \ 7 RESTAURANT 5.000 S0. R.
1 i l LOT 6 i/ BUILDING AREA -
1i1I 1' I t 1I WTLOT C REWIRED PARTING SPACES - 90 SPACES
'!I it ' L 4 ,v' POND PROPOSED PARKING SPACES - 91 SPACES
CONCEPT SITE PUN INWLDES THE MNDOT TAKE AREA AND
-- .I 1I '1 u�m• 0 AREA FOR TURNBACK. THE FINAL BOUNDARIES OF THE
j i i Oit it (\�\\V�O� 0 O TURNBACK AND RIGHT OF WAY ARE STLL BEING DETERMINED.
I V CSAR 42 FUTURE ENENTS HAVE BEEN OBTAINED FROM
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ON THIS PLAN.
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ITEIM 3_2
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — GRC; Twin Cities Orthopedics Medical Office
REPORT DATE: 30 September 2009 ACTION DATE:
NAC FILE: 176.02
BACKGROUND
Frauenshuh Otsego LLC has submitted plans for development of a 11,485 square foot
medical office building on Outlot D, Great River Centre Second Addition. The subject
site is located between Quaday Avenue and TH 101, just north of 85th Street. The
Comprehensive Plan guides the subject site for commercial land uses and the property
is zoned PUD, Planned Unit Development District in accordance with the ordinance and
standards approved by the City Council on 13 March 2006. The submitted plans are
subject to site and building plan review pursuant to Section 9 of the Zoning Ordinance
and GRC PUD District. A public hearing is not required for site and building plan review
applications. Approval of a final plat to establish the lot upon which the office building is
to be located is also being requested.
Exhibits:
A. Site Location
B. Final Plat
C. Project Booklet dated September 16, 2009 (by reference)
ANALYSIS
Comprehensive Plan. The subject site is guided for commercial land uses by the
Comprehensive Plan as part of the City's primary retail and service business area
surrounding the TH 101/CSAH 39 interchange. Medical office uses are consistent with
the intended character of the area as a location for businesses that provide service to
local and regional patrons.
Zoning. The GRC PUD District approved 13 March 2006 established allowed uses as
the same as allowed within the B-3, General Business District. Medical office uses are
a permitted use within the B-3 District and therefore allowed within the GRC PUD
District.
Building Design. The proposed building is a one story structure with a flat roof. The
primary exterior materials include a masonry block base, EIFS walls and face brick
sections on all four sides. The submitted plans also include elevations for a proposed
expansion of the building to the east that would continue the architecture of the initial
building. The proposed building materials and overall design of the building is
consistent with the requirements of the Zoning Ordinance and GRC PUD Design
Guidelines.
Landscape Plan. A landscape plan for the subject site has been submitted illustrating
installation of boulevard plantings along Quaday Avenue, parking lot perimeter
landscaping and foundation landscaping. Open lawn areas are required to be irrigatd in
compliance with Section 5-7-3.B.4 of the City Code. The plant list does not specify size
of materials to be installed, which must comply with Section 20-16-7.C.2 of the Zoning
Ordinance.
Lot Requirements. There are no minimum lot area or width standards established by
the PUD District with the adequacy of the lot based upon compliance with applicable
setbacks and provision of a functional site plan that provides adequate access,
circulation and off-street parking. The gross lot area is 2.38 acres and the lot width
(measured from the front setback line to Quaday Avenue) is 210 feet.
Setbacks. A 30 foot setback is required from Quaday Avenue and a 10 foot setback is
required the north, east and south property lines. Parking areas and drive lanes are
required to be setback 10 feet from public rights-of-way. The site plan shows that the
proposed building and parking areas (including possible future expansion) conform to
the setback requirements established by the PUD District.
Pedestrian Access. A 10 foot wide bituminous trail is to be constructed along the east
side of Quaday Avenue. The site plan shows extension of a sidewalk along the north
side of the driveway to the subject site and along the front of the office building to allow
for pedestrian access.
Vehicle Access. Vehicle access to the subject site is provided via a single driveway to
Quaday Avenue. The location of the driveway is approximately 55 feet from the south
lot line and 110 feet from the north lot line. The driveway location conforms to spacing
requirements in Section 20-21-4.1-1 of the Zoning Ordinance in relation to the planned
extension of Quaday Avenue south of 85th Street. The internal layout of the parking lot
provides circulation necessary for vehicles to enter and leave the site without
obstructing traffic on the public street.
2
Off-street Parking. Section 20-21-9.N of the Zoning Ordinance requires that medical
office buildings provide three off-street parking stalls plus one parking stall per 200
square feet of net building floor area. The calculation of required parking for the
proposed building is shown below:
Proposed Building = 3 stalls + 11,485sf. x 10% / 200 = 55 stalls
Future Expansion = 11,500 x 10% / 200 = 52 stalls (additional)
The submitted site plan provides 73 parking stalls to be constructed with the first phase
of the building. The site plan also illustrates potential expansion of the building with an
additional 11,500 square feet, making the total number of required stalls 107. The site
plan illustrates the ability to provide a total of 115 stalls on the subject site with
expansion of the building. All of the parking stalls illustrated on the site plan conform to
the dimensional requirements of Section 20-21-4.H.1 of the Zoning Ordinance and the
parking lot is surrounded by concrete curb as required by Section 20-21-4.H.15 of the
Zoning Ordinance.
Signs. The PUD District for GRC establishes specific sign allowances. Wall signs up
to 100 square feet in area are allowed on all sides of buildings. Free standing signs are
limited to co -located business identification signs either along TH 101 or at the
intersections of Parrish Avenue/85th Street and Parrish Avenue/87th Street.
Freestanding signs on individual lots are limited to a structure 10 feet tall, four feet wide
with a maximum 25 square foot sign area. The submitted building elevations illustrate
installation of an 80 square foot wall sign on the north, east and south elevations of the
proposed building visible from TH 101. The site plan also illustrates a freestanding sign
to the south of the driveway at Quaday Avenue although no details are provided. The
wall signs conform to the PUD District allowances, but the freestanding sign does not
appear to based on the site plan illustration. A sign permit is required prior to placement
of any signs upon the subject site.
Lighting Plan. A plan illustrating the type, location and illumination pattern of all
exterior lighting has been submitted. Light cast to the center of Quaday Avenue does
not exceed one foot candle and light the north, east and south property lines does not
exceed 0.4 foot candles. These measurements conform to the limits established by
Section 20-16-10 of the Zoning Ordinance.
Trash. The site plan illustrates a trash enclosure located on the east side of the
proposed building. Plans for construction of the trash enclosure have not been
submitted. The design and materials used for the trash enclosure are subject to review
and approval of the Zoning Administrator.
Grading Plan. The applicant has submitted a grading plan for development of the
subject site. All grading, drainage and erosion control issues are subject to review and
approval by the City Engineer.
Utility Plan. The proposed building will be served by sanitary sewer and water utilities
in place within Quaday Avenue. The utility plan for connection to City services is
3
subject to review and approval by the City Engineer. SAC and WAC fees shall be
determined by the City.
Snow Removal. Section 20-21-4.H.17 of the Zoning Ordinance requires provision of a
snow removal plan from required parking stalls. Snow from the parking area may either
be moved to the east portion of the site reserved for future expansion or moved to the
stormwater basin adjacent to the subject site to the north.
Easements. The final plat provides for drainage and utility easements at the perimeter
of the proposed lot/block as required by Section 21-7-15 of the Subdivision Ordinance.
All easements are subject to review and approval by the City Engineer.
Park and Trail Dedication. Park and trail dedication requirements established by
Section 21-7-18 of the Subdivision Ordinance were statisfied as part of the overall Great
River Centre final plat. No additional dedication is required as part approval of this
application.
Development Contract. Upon approval of the site and building plans and final plat, the
applicant is required to enter into a development contract with the City, pay all
applicable fees and post required securities. The development contract is subject to
review and approval by the City Attorney.
RECOMMENDATION
The proposed construction of a medical office building is an appropriate use within
Great River Centre at this location consistent with the City's goal this area of the City.
Furthermore, the site and building plans comply with the requirements of the Zoning
Ordinance and GRC PUD District. Our office recommends approval of the application
as set forth below, subject to comments of other City staff, to include the full build out of
the 23,000 square foot building illustrated on the future expansion plan.
POSSIBLE ACTIONS
A. Motion to approve site and building plans and a final plat for Twin Cities
Orthopedicts subject to the following conditions:
The landscape plan must be revises to specify plant sizes that conform to
Section 20-16-7.C.2 of the Zoning Ordinance.
2. All seeded/sodded grass areas shall be irrigated in compliance with
Section 5-7-3.C.4 of the City Code.
3. All signs shall -comply with the requirements of the Zoning Ordinance and
GRC PUD Design Guidelines and require issuance of a sign permit prior
to installation.
4
4. The design and materials used in construction of the exterior trash
enclosure shall be subject to review and approval by the Zoning
Administrator.
5. All grading, drainage and erosion control issues are subject to review and
approval by the City Engineer.
6. All utility plans are subject to review and approval of the City Engineer.
7. All easements are subject to review and approval of the City Engineer.
8. The applicant shall enter into a development contract with the City, pay all
applicable fees and post required securities, subject to review and
approval by the City Attorney.
B. Motion to deny the application based on a finding that the request is inconsistent
with the intent of the Comprehensive Plan, Zoning Ordinance and/or Subdivision
Ordinance.
C. Motion to table.
C. Mike Robertson, City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
David Anderson, Frauenshuh, Inc.
5
GREAT RIVER CENTRE OF OTSEGO MIRD AMMON
KNOW ALL PERSONS BY THESE PRESENTS: That APPrtlO Group. I.I.C. a M.neeon I.W.IIISNIAy tom W nY,
and P1.11 or of the latlmvinp die—ohrd property eltuetad In in, County Of Wright, Stet of Ml ritura,
to it
Outlot D. GREAT RIVER CENTRE OF OTSEGO SECOND ADDITION, Wright County, Mlnnolua.
Hu caused th. it to M u—d and pletlad e. GREAT RNER CENTRE OF OTSEGO THIRD ADDITION,
and dwa hereby donee and dadicen to the public for III .. forges, Ms aer blue to a. ahawn on this plat
for dnln.g, ,it utility purpoeu only, e..hown hanan.
In wN wh...f.old Appel. Group. LLC, aMI—dote Ilmltrid 11.61111, aompeny, he. bru.ad Noe. preaanl.
to In,olpmd by David Taw, ib Chid Moragar thl.— day of 20_.
APPELLOOROUP,
David Tau., Chlaf M.negr,
STATE OF MINNESOTA
COUNTY OF
The foregoing ln.bumant was ecL nowledgad before the thla_dW of .20_by
D.Wd To.,, It, Chill Manager, of Appall, Croup, LLC, a Mlnnpour Ilmbad liability eomprny, on Wr.E of tlR
Comuny.
Notary PubIc_ County. WmWwn
My Comml..lon Eapiro JWRMry M. 211_
SURVEYORS CERTIFICATION
haraby I%fY that I aunnyad and planed or directly .upanhad tha aurvrying and ploltlnp of - land
tle.cribad on Mia pial a. GREAT RIVER CENTRE OF OTSECO THIRD ADDITION: 1M. pial 1. • comd
r.p.a.l.nan of Ina bound.,, .urvry; all maVarn l d.n me nbN. • mctly utlpntlad; ell
mane do
on the pill hew Doran or wig W conaclly ..l Ithln one y..n, eG were, boundol.a rand
wet land... of this data e. d.11nrd In Wnn..oto St..t. S66.gt, Build. 9, m .now, and labeled; and ell
public ware era shown and labeled.
Riche,d L. Licht, Liwnaed Land Surveyor
Minn— Lica... No. 26724
STATE OF MINNESOTA
COUNTY OF HENNEPIN
Th. lora .lh. Sunayore Cartill... wag sc.—I.,.d Blore ma Into __ day of
2g__ by R—ld L. Ll.ht, • L..n.ad Land Su—,..
Notary Public_ County, Minn,.M.
My Commlo.ion E.pina January 51, 20__
CIT' COUNCIL, MINNESOTA
Tll. ve
plat of GREAT RIVER CENTRE OF OTSEGO THIRD ADDITION wag approd and accepted In Compile nor
With Mlnnraoh rtMutar SnMion 505.09, Subd. 2, by Eur CIN Council of Ne CIN of Otrago, MlnuuM It a
regula, muting hold bar -- day of__ AO. 26_.
CITY COUNCIL OF CITY OF OTSEGO, MINNESOTA
,Mayo, By,City Ch,
COUNTY AUDROK Wright Count,, Minn....
T.I. (Mid for .II War. through year __, and tnn.nr emend fill. __ tley of
20__
Wright county Aueltor
COUNTY TREAS UREA, Wright County, Min n.eola
I h.My unify that tries peyebn in Ne yea12 0__, on lend. 1hdu.ribad aro paid thi. __ day
of 20_
Wright Count, Tnim.n r
SURVEY DIVISION, Wright County, M.nMota
RBvlawad and epprovedthis _ day of 20-
W right county Sunr,or
HIGH WAY ENGINEER, Wright County, Minn uola
Eaamin.d and naommandsd lo, approval Ml. _ day of__ �20_—
Wright County Highway Engineer
COUNTY RECORDER, Wright County, Minn. -
1 herby sanity that IN. Ine.menl we. find In Ila oI.- of ms County Retarder for ..,it on thir,
tley of 2o___ M _o'c1ocM _M., and wsa duly h,i In
C.MWol_SI9 ea Document Numbar
Wright Count, R—Ah r
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SUBMITTED BY:
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TWIN CITIES
ORTHOPEDICS
Project Narrative for Twin Cities Orthopedics - Otsego Clinic
Frauenshuh Otsego LLC, in conjunction with Twin Cities Orthopedics, is pleased to propose a two-phase, approximately 23,000 square foot single story medical office building in the Great River Center of Otsego
development in Otsego, MN.
Frauenshuh Otsego LLC is an affiliate of Twin Cities based real estate firm, Frauenshuh, Inc., which is developing and constructing the facility for Twin Cities Orthopedics (TCO), a Twin Cities based medical practice that
offers a full spectrum of medical care devoted to the diagnosis, treatment, rehabilitation and prevention of injuries and conditions that affect the body's muscles, joints and bones. TCO offers its patients experienced, board-
certified or board eligible physicians surrounded by an excellent support team. TCO offers 30 clinics located throughout the Twin Cities.
Phase I of the project will consist of the construction of an approximately 11,000 square foot building to be occupied by TCO. The Phase I building will be constructed on the northwest portion of the proposed site, in
addition to the Phase I parking and landscaping improvements. This phasing approach is intended to position the building and site to minimize disruption to operations when the second phase is constructed in the future.
The estimated completion and occupancy of the Phase I development is approximately August 2010, with construction activity starting in late 2009 or early 2010.
Phase II will consist of a future horizontal building expansion to accommodate growth of the TCO practice or the addition of complimentary services to TCO's operation. Completing site planning and development
approvals for both phases at this time will greatly enhance and facilitate future Phase II expansion opportunities. The ultimate timing of the second phase of development is to be determined.
The building is designed as a wood or metal frame structure featuring a combination of high quality architectural elements and building materials. Brick, stone, EIFS, glass and metal coping will provide a pleasing
combination of exterior materials that will reflect an attractive structure that blends into the architectural context of the Great River Center of Otsego. A height variation of the exterior parapet on the buildings east side will
define the main entrance to the building, in addition to the canopy feature and front entrance, providing clear way -finding to the building entrance and convenient access to the building's patients, guests and staff.
As part of the site development, fill will be imported and the site will be elevated to be removed from the Flood Hazard Area. The building will connect to municipal and private utilities adjacent to the site, including water and
sewer service and adjacent off-site storm water retention. The Great River Center of Otsego land developer will follow-through on other improvements required under the original plat and PUD agreements.
The TCO clinic project will be an excellent addition to the Otsego community, providing expanded medical services by a well-known and respected medical services practice, will bring expanded employment to the
community and will represent an attractive development that will further enhance the image of the City and the Great River Center of Otsego project.
WARNING:
THE CONTRACTCKSHALLK R-51FOR GLRIGFOR IOUTRN150f ALL
-
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m NTAJNING THSR SERVICE AND/CR RELOCATION OF LINES.
TH
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TWIN CITIES
NORM SCALE
IN PUT
ORTHOPEDICS
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CIVILLEGEND br
Oft.AR
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EXISTING CONDITIONS GENERAL NOTES
NA NigC 7011 DN
I Gopher State One Call
EXISTING CONDITIONS
09161
C1-1
South Lm. Of G.Vt Lot 2 ---
WARNING:
THE MNIRACTMSHALKREA'ONSEKEFO UNCFMLOGTIO UALL
EXISTING WussE3.Tsar R WLCOOPERATEW—LTL-COWMUN
WWMNINGTHEIR SERVICE AND/OR RELOUTIONOFUMEL
TH CONTRACTORSWLLCONTKTGOPHMUATEOMECN AT SI�540ro1
AT LEA —HOURS ADVANCE —Og110NSOFALL UNDERORgFID
WIRE. CABLES, CONDUITS. RPES,MANHOLES, VMMMMMRBURIED
STRUCTUPES BEFORE DIGGING. —CONTRACTORSHAL—MREFUGE
THE ABOVE WHEN DAMAGED WRING CONSTRUCTION AT NOCOST TOIHEOWNER
NORM 9CAll IN nn
—CIVIL LEGEND
0
d74 it
4
SITE PLAN GENERAL NOTES
--
TW- l
Gopher ate One Cal I
_
TWIN CITIES
ORTHOPEDICS
OTSEGO CLINIC
OL¢p, Minnesota
FRT AUE
ZSHUH
BIowNlglm, MN 55.79
TWIN CITIES
mL ORTHOPEDICS
SL snub hM1, AW 556M
•
ASSOCIATES I
M — w
OVERALL
SITE PLAN
09161
C2-1
iV"'t
I
I
80
l Ho. l
/
Io�•1 ^so no
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CML LEGEND
� \ 1 \ �1 \ mo ®■
a
It m
EXISTING 1 \
\ POND—
\ NWL 856.5
TT,
374.54 _
(AEDICAL OFFICE
11,48.5 S.F.
S7 �TALLS REQUIRED
73 PROVIDED (6.4/1000 S.FJ
FFE 864.5
PROPOSED 1
738 AC.
-:` South Line Of Gov't Lot 2 -
1 \ 1�xaF1O� I)P, ...�
�itfi�.�
1 \ \ \
N\I y
I- m � aDaeolx SITE PLN GENERAL NOTES
WARNING:
THE CONTRACTOR MAIL K REW"ItLF FOR CALLING FOR LOCATNN150F ALL
EbSDNG lllRITI6. THEYSHNL COOPEpATE WITl1 ALL UIILIITCOmPANIFS IN
AMNTANNG THFI0.5ERV� AND/OR RFLIXATION OF UNFS.
THE C(NfIRACTOR SHALLC ACT GOPHER STATE ONE GALLAT 651454OTD3
AT(FAST 48 No— IN ADVANCE FOR THE LO WINSOF ALL UNDERGROUND
WIRE,CABLES,FONOIGGINPES,MANHOLES,VALVES LLOTHERBURIED
STRUCTURE$ BEFONE ON:GING. TME CO DNAC70R SNNL R®Apt OR REPLACE
TNF ABOVE WHEN DN.IAGFD DURING CONSTRUCTON AT NO COSTTO THE
OWNER
GVL BFFa[ YtL prJ
® Gopher State One Call
i4l prtE:�mD-3F] N8�3
0
TWIN CITIES
ORTHOPEDICS
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O"o.Minnesoa
I'R�YUEw S�yU�
Lot w. Tan soem
wA
BbpmiVa.,MN55419
/n TWIN CITIES
VJ ORTHOPEDICS
6465 wrynb and
s.a.Spo
SL IaE hlk, MN 55436
•
ASSOCIATES
u
PHASE I
SITE PLAN
C2-2
r;
I
iV"'t
I
I
80
l Ho. l
/
Io�•1 ^so no
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CML LEGEND
� \ 1 \ �1 \ mo ®■
a
It m
EXISTING 1 \
\ POND—
\ NWL 856.5
TT,
374.54 _
(AEDICAL OFFICE
11,48.5 S.F.
S7 �TALLS REQUIRED
73 PROVIDED (6.4/1000 S.FJ
FFE 864.5
PROPOSED 1
738 AC.
-:` South Line Of Gov't Lot 2 -
1 \ 1�xaF1O� I)P, ...�
�itfi�.�
1 \ \ \
N\I y
I- m � aDaeolx SITE PLN GENERAL NOTES
WARNING:
THE CONTRACTOR MAIL K REW"ItLF FOR CALLING FOR LOCATNN150F ALL
EbSDNG lllRITI6. THEYSHNL COOPEpATE WITl1 ALL UIILIITCOmPANIFS IN
AMNTANNG THFI0.5ERV� AND/OR RFLIXATION OF UNFS.
THE C(NfIRACTOR SHALLC ACT GOPHER STATE ONE GALLAT 651454OTD3
AT(FAST 48 No— IN ADVANCE FOR THE LO WINSOF ALL UNDERGROUND
WIRE,CABLES,FONOIGGINPES,MANHOLES,VALVES LLOTHERBURIED
STRUCTURE$ BEFONE ON:GING. TME CO DNAC70R SNNL R®Apt OR REPLACE
TNF ABOVE WHEN DN.IAGFD DURING CONSTRUCTON AT NO COSTTO THE
OWNER
GVL BFFa[ YtL prJ
® Gopher State One Call
i4l prtE:�mD-3F] N8�3
0
TWIN CITIES
ORTHOPEDICS
OTSEGO CLINIC
O"o.Minnesoa
I'R�YUEw S�yU�
Lot w. Tan soem
wA
BbpmiVa.,MN55419
/n TWIN CITIES
VJ ORTHOPEDICS
6465 wrynb and
s.a.Spo
SL IaE hlk, MN 55436
•
ASSOCIATES
u
PHASE I
SITE PLAN
C2-2
South Line Of Gov't Lot 2---
N
NORTH S(XLIt IN FEET
CIVIL LEGEND
o
GRADING, DRAINAGE & EROSION CONTROL NOTES
,17 ro z".1=
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Thu
Gopher State One Cal I
T
WARNING:
THE MN
UtSTIN—U IMTHEYSI—LCOOPERATEW—L-00-51N
THE CONTRACTORSHALLMNTACTGOPHERSTATEONEC&LAT65I-2
ATLEAST —JN—NUIOFtTHE kOCAJTONS<XALL UNDERGROUND
IRS, CMLES,CONDUHS, PMWNL"JS,_MMo_MBURIED
STRUCTURES ftT0REDIGGING. THECONTRACLORSHALL REPAIR ORREFUGE
THEABOVEWHENOM GLDOURWGCONSTRUCTIONATNOCOST 70 THE
OWNER
TWIN CITIES
ORTHOPEDICS
OTSEGO CLINIC
DOW, M.Re0la
IleTWIN CITIES
ORTHOPEDICS
wire 900
SL —b Pl&. M 55136
M, MIX
cG
MI E
GRADING PLAN
09161
C3-1
Gopher State One Cali
WARNING:
THECONIRACTORSI LLBERESPONwNaFOR GMLNG EOR LOCATIONS OF ALL
OUSTING UTBRIES. THEY SHALL COOPERATE VATH ALL UTIOTY COMPANIES IN
THE NNIRACTOR SNAL L NNTACT GOPHER STATE ONE ULL AT 651 �SAU W 3
W LB, UbBLFS, CMC INADVANCEFORTHELOCATIONS Crt ALLUNDERGROUND
WIRES, ONDUITS, PIPES, AUNNOLES� VALVES OROMER BURIED
THEA RFSBEFOREDIGGING.THECONIRARORSHALLRfPNRORRE
THE ABOVE WHEN DAMAGED DURING CONSTRUCTION ATNO NST TOME
OWNER
GRADING, DRAINAGE 8 EROSION CONTROL NOTES
va•M A a x�.yusa-'.a.� er w _111M.1
1 11 .
�pe�v� ti r 9p X v • ae� , vnMlu :wnA.a eurna
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FBRT
mo CIVIL LEGEND ,o® m.c CIVIL LEGEN
0 01
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IHE ACOAMCr OE RRDPMAIRIN Br o1NRS
STORM WATER POLLUTION PREVENTION PLAN (SWPPP)
SILT FENCE REWIRED MNNTENANCE:
TWIN CITIES
ORTHOPEDICS
OTSEGO CLINIC
D m®
—I—
Olseg , Min Ia
FRAU PNS UH
—�— ,IDl w. ieBl wen
,—nm MN M439
V�UTWINCITIES
ORTHOPEDICS
sass wzynM Blvd.
sRiM 9aa
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0
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POLLLFTION
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09161
C3-2
' I V\
`\
I I \
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I 'I 374.54 __
r{ OL"a� exa• 58'20"W
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gpm,,c�w�r .
•r`� !. _ cs"ncm u I L
/ ct .
wv. Iuz.a f . l j Rowl —MEDICAL OFFICE
IIA85 S.F. L
57 STALLS REQUIRED p'
: Leo.•; -73 PROVIDED 16.4/I000 S.Fa N>1L I,
FEE 8645 1 ?
rIT.
y
aE %Bx.n / ` �! L 9 PROPOSED LOT 'xa- TO, `coli
NV SW v"iisc 1 n i
'.>I
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TC.
ENT --
III— A u
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I
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ORTHOPEDICS
NORM ScA IN FEET
OTSEGOCLINIC
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UTILITY PIAN GENERAL NOTES
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Gopher State One Call
—
=_
WARNING:
THE CONTRACTOR SHAU URESPOH5ISLE EORCALLNGrERLOCATIDN MO
UTILITY PIAN
EXISTING UTIUTIFS THEY SHALL COOPERATE—ALL UTILTTYCOMPANI2
—WING THEIR SERVICEAND/OR R[lOCAIIDN OIWEi
THECONTRAUORSMALLCONTACTGOPHERSTATEONEG AT6S14S00003
ATLEASTOHMZINAOVANCETORTHELOU SO —UNIXRGROUND
�
mm,(ABIf$, COHO "`5, PM MANHOLES, VN.YFS OR OTHLR RLRYED
STRUCTURES BEFORE DIGGIN4 THE CE MRACTOR SHALL WN" OR REPIACF
09161
••^��
C4-1
THE ABOVE WHEN OA GED DURWG CONSTRUCTION AT NO COST TO THE
OWNER
South Lina Of Gov't Lot 2---,
1 '1
I�
I
1
I
I
I
I
1
I
I
WARNING:
1
,
AUWTAWWG (HEIR SERWCE AND/OR RELOCATION OFLWES
SCALE W FBRT
CIVIL LEGEND wwom
THE 0ONTRACFOR5MLCONTACTGOPHERSTATEONECALLAT65145—U
Gopher State One Call
AT OF 48 NOURS IN ADVANCE fOR THE UO TIONS OF ALL UNf%RCRIXIND
}�
W0tE5, —M HPES,—OIES, VANS OR OTHER BURIFO
STRUCIUNE$ BEFORE DIGGING THE CONTRACTORSNALL RFPMR OR "MOE
eT
a N
THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NOCDSTTO THE
OWNER
_
0
1�1
I
—w— auwun
15
-
LUMINAIRE SCHEDULE
I
I
I,:,
1 I1•
I
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EXISTING
II
1
I,
1
POND
NWL 656.5 �4y�
ttAT0110•
1 I
III I
I
I 11 I
III I
'
I 1 I
NOTES
x +u oars aR Y uuw.wc u0tx,. [x Icu o[9a wl[ uEfO
I
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v /b'v V u
vavara v
tY: w
+
as Vaaaaa
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MEDICAL
a aaa a a a V
1IA85S.,
W v a a
57STALLS REQUIRED
73 PROVIDED (6.4t1DOO S.F.)
:'
FFE 664.5
h, a y: i' a •u w
�• a v v h ha v
v'
1 1
v v a
b w v V V a
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u•WPRORDSED'LOT v a v w w v
e1
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wwvaaaaav
w uWLvu a. uvaala
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a h, w W 'u 'u 'u W W a V 1 a
South Lina Of Gov't Lot 2---,
1 '1
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I
1
I
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I
1
I
I
WARNING:
THE CONTRACTOR $HAII BE RESPONSIBLE FORC-ING FOR LOCAT CIHSOF ALL
_ I0 330.
I
NORTH
AUWTAWWG (HEIR SERWCE AND/OR RELOCATION OFLWES
SCALE W FBRT
CIVIL LEGEND wwom
THE 0ONTRACFOR5MLCONTACTGOPHERSTATEONECALLAT65145—U
Gopher State One Call
AT OF 48 NOURS IN ADVANCE fOR THE UO TIONS OF ALL UNf%RCRIXIND
}�
W0tE5, —M HPES,—OIES, VANS OR OTHER BURIFO
STRUCIUNE$ BEFORE DIGGING THE CONTRACTORSNALL RFPMR OR "MOE
eT
a N
THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NOCDSTTO THE
OWNER
_
0
1�1
I
—w— auwun
LUMINAIRE SCHEDULE
II
�w•w
1
�
ttAT0110•
1 I
III I
I
I 11 I
III I
'
I 1 I
NOTES
x +u oars aR Y uuw.wc u0tx,. [x Icu o[9a wl[ uEfO
THE CONTRACTOR $HAII BE RESPONSIBLE FORC-ING FOR LOCAT CIHSOF ALL
E%LSTWc UTLDIFS. TIEYSHALL COOPERATE WII11 ALL unlet COMPANIES IN
AUWTAWWG (HEIR SERWCE AND/OR RELOCATION OFLWES
CNi NII L9O
THE 0ONTRACFOR5MLCONTACTGOPHERSTATEONECALLAT65145—U
Gopher State One Call
AT OF 48 NOURS IN ADVANCE fOR THE UO TIONS OF ALL UNf%RCRIXIND
}�
W0tE5, —M HPES,—OIES, VANS OR OTHER BURIFO
STRUCIUNE$ BEFORE DIGGING THE CONTRACTORSNALL RFPMR OR "MOE
.':71 TOU FR¢ I-eoo-au-Iu0
THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NOCDSTTO THE
OWNER
TWIN CITIES
ORTHOPEDICS
OTSEGO CLINIC
Obw, MIB[RBBD
9101 W. IBM SM9
$u -w
Bb..v..55.98
TWIN CITIES
ORTHOPEDICS
EIfiS Wa7+aO BIN.
Su a 900
SL 1w6 hh, MN 55/36
•
ASSOCIATES
."X
D
MVV �G 41009
LIGHTING
PUN
yMaib:
09161
E1-1
v+.eanum xuru wmcaneraaY.a
lo ml o 11111;
fillgraIn I Ili1fit € e ° A° ` s ! ill f"a �
Plot��a � E� � g � -hp 111H
pi F
IT I H I I M
69
I Sc
S 3 5 r
1 A5�P6
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.111 WIN
IMM, H
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pli
TWIN CITIES ORTHOPEDICSo °^»
CV€ OTSEGO CLINIC -o PRELMINARY SR
NOT FOR
OUlADAYAVD"NE -� CONSTRUCTION
OISECaD, A�NE50TA _A
®� aK m Brmuvvnmhn.9uWieC�A v+C
a
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TWIN CITIES ORTHOPEDICS
OTSEGO CLINIC
OWDAY AVENUE NE
Oi5EG0, NJNNESOTA
f n
9 �
VR
®�•.ow avevioes amvsvanaommnx we
—o
PRRLNIN�AY
CONSfAUCTICN
-�
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g� TWIN CITIES ORTHOPEDICS °^ �» SB
wg y� TSEGO CLINIC _o PRELNINARY nen
w^ C QUAQAY AVENUE N.E. Wig
O_� NOT FOR
I v G OiSEGO, WNNESMA _p CONSTRUCTION
_0
®m��v�sem fPv�ve9 ama08MOrtIYt Su_uC
Hakanson
Anderson 3601 Thurston Avenue, Anoka, MN 55303 30
Phone: 763/427-5860 Fax: 763/427-0520 s'
]Assoc.,Inc.
MEMORANDUM
To: Honorable Mayor and City Council
cc: Mike Robertson, City Administrator
Tami Loff, City Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
Ronald Wagner, City Engineer
David Anderson, Frauenshuh Otsego, LLC
William Christian, Appello Group, LLC
From: Brent Larson, P.E.
Date: October 1, 2009
Re: Twin Cities Orthopedics — Preliminary/Final Plat and Plan Review
We have reviewed the Final Plat for Great River Centre of Otsego 3rd Addition, dated 9/16/09, and
Preliminary/Final Plans for Twin Cities Orthopedics, dated 9/16/09, and would offer the following
comments:
Final Plat
1. 20' wide easements centered over the watermain and hydrants are needed in Lot 1, Block 1.
2. Easements are required to cover the existing watermain and sanitary sewer located outside of the
Quaday Avenue Right -of -Way in the northwest corner of the new Outlot A.
PreliminaU/Final Plans
Title Sheet
Provide contact name and phone number for the developer and architect.
2. All plans sheets shall be signed by the appropriate certified professionals (all sheets).
3. Provide a signature line for Ronald J. Wagner, P.E. City Engineer.
Existing Conditions Plan (Sheet C1-1)
1. Some of the existing utility information is missing, i.e. the storm sewer along Quaday Avenue.
Please see the attached redline plans for additional information needed.
C:\Documents and Settings\Tami\Local Settings\Temporary Internet Files\Content.Outlook\09RYFWAZ\ot2500 TCO rvwl.doc
2. Label the 100 -yr HWL elevation of the pond to the north (960.90).
Overall Site Plan (Sheet C2-1)
1. A concrete valley gutter is required at the Quaday Avenue entrance. The driveway intersects
Quaday Avenue at a high point and therefore the grade across this entrance is minimal.
Phase I Site Plan (Sheet C2-2)
1. A concrete valley gutter is required at the Quaday Avenue entrance. The driveway intersects
Quaday Avenue at a high point and therefore the grade across this entrance is minimal.
2. Pedestrian ramps at the bike path crossing of the driveway entrance are needed. A detail for the
pedestrian ramps is also needed.
Grading Plan (Sheet C3-1)
Depict the locations of all soil borings.
2. It should be noted that the site is being raised in an attempt to remove the site from the FEMA
Flood Hazard Area.
3. Label the 100 -yr HWL elevation of the pond to the north (960.90).
SWPP Plan (Sheet C3-2)
No comment.
Utility Plan (Sheet C4-1)
1. It should be noted that concrete articulated block is required at the storm sewer discharge point per
the Otsego Engineering Manual, revised February 2009. This should be extended to the current
existing water elevation to avoid excessive erosion, which is significantly lower than the proposed
NWL elevation of 856.50.
Detail Sheet (C8-1 & C8-2)
The detail sheets are missing from the plans.
Other Considerations
This submittal is being considered for preliminary and final approval at this time. The plans and
submittal shall provide all required information for both types of submittals. Therefore the
following additional information shall be submitted at this time:
a. Storm sewer calculations
Hakanson
Anderson
C:\Documents and Settings\Tami\Local Settings\Temporary Internet Files\Content.OutlookAssoc.,lnc.
rvw l .doc
b. Geotechnical report with soil borings and recommended R -value
C. Statements certifying the environmental condition
d. Grading and Construction Specifications
Summary and/or Recommendation
We recommend approval contingent on the above comments being addressed.
Hakanson
Anderson
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rvwl .doc