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ITEM 3.1ITEM TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231 .5840 Facsimile: 763.427.0520 TPCOmPlanningCo.com PLANNING REPORT TO: Otsego Planning Commission FROM: D. Daniel Licht, AICP RE: Otsego — Foster Lake Substation CUP REPORT DATE: 22 April 2016 ACTION DATE: 5 June 2016 TPC FILE: 101.02 BACKGROUND Wright Hennepin Cooperative Electric Association (Wright -Hennepin) received approval of a conditional use permit (CUP) for development of an electric substation to be located on a 1.6 acre parcel located along 60th Street between Oakwood Avenue and Packard Avenue from the City Council on 25 September 2006. The electric substation is needed to meet future service needs within the east urban service expansion areas designated by the Comprehensive Plan and areas of the City of St. Michael to the south. The CUP included a condition that the substation be constructed by 31 December 2010, or the CUP would expire for non-use. Wright -Hennepin applied for an amendment to the CUP to extend the construction deadline to 21 December 2015, which was approved by the City Council on 25 October 2010. The electric substation has not been constructed to date and the CUP expired in accordance with the conditions of approval. Wright -Hennepin is requesting approval of the same conditional use permit as the facility is still required to meet anticipated future electric service demand in the area. A public hearing has been noticed for the Planning Commission meeting on 2 May 2016 at 7:00 PM to consider approval of a CUP for the proposed electric substation. Exhibits: A. Site location B. Project Narrative C. Grading, Drainage and Erosion Control Plan dated 10/12/06 3_7 ANALYSIS Comprehensive Plan. The Comprehensive Plan guides the subject site for future low density residential development at the southwest corner of Urban Service Expansion Area E2. City staff would not expect sanitary sewer and water utilities to be available to the eastern portions of the E2 area for at least 10 years based on the amount of developable land within the current sewer district and adopted sewer staging plan. Development of essential services such as the substation that are needed to support existing and planned future uses is promoted by the Comprehensive Plan as part of the City's growth management policies. As such, acquisition of the subject site and planned development of the proposed substation is consistent with the intent and policies of the Comprehensive Plan. Zoning. The subject site is zoned A-1 District. Essential services are allowed in this district as a conditional use subject to the specific performance standards outlined in Section 20-32-4 of the Zoning Ordinance. Essential services such as the proposed substation are incidental to and required by the existing and planned growth occurring within the City of Otsego and City of St. Michael. Section 20-4-5 of the Zoning Ordinance requires utilization of a conditional use permit within one year from the date of approval or the permit expires. The applicant has requested a five year period for construction of the proposed substation based on current and estimated future demand for electric service. Given the need for the applicant to acquire a site for a future substation in advance of actual demand, the request for the extension is appropriate. Surrounding Land Uses. The subject site is surrounded by the following existing/planned uses: Direction Land Use Plan Zoning Map Existing Use North LD Residential A-1 District Ag field East LD (LL) Residential A-1 District Ag field South -St. Michael LD Residential Ag field West LD Residential A-1 District Ag field The proposed substation will be surrounded in the future by planned low density residential neighborhoods. The site will be screened from the future neighborhoods in Otsego to the west, north and east by an existing wetland and landscaping that was installed around the substation site after the 2006 approval. Future neighborhoods to the south in St. Michael will be separated from the proposed substation by 60th Street, which is a planned collector street by the separate Otsego, St. Michael, and Northeast Wright County Transportation Plans, and screened by landscaping also installed in 2006. The location of the site and approved landscaping will be adequate to ensure compatibility of the substation with surrounding future uses. Lot Requirements. The proposed substation is to be developed upon a 1.6 acre parcel subdivided in 2006 from a surrounding 80 acre tract and is physically separated from the adjacent properties by a large wetland. Section 20-32-5.13 of the Zoning Ordinance allows sites reserved for essential services to be less than the specified dimensions required by the Zoning District in which they are located as a conditional use and such approval was made by the City 2 Council on 25 September 2006. The conditions for allowing a lot with less than the dimensions required by the Zoning District are that a deed restriction was recorded on the lot prohibiting sale or transfer of the property for a use other than an essential service and that all setbacks are met. The table below illustrates proposed setbacks for the proposed substation site, which complies with applicable setbacks: Access. 60th Street is currently a gravel surface roadway within a 66 foot prescriptive easement. The site plan provides 40 feet of right-of-way for the north half of 60th Street to allow for a future upgrade to an urban collector street when traffic warrants. Access to the site will be off of one 24 foot wide driveway to 601h Street. The design of the driveway from the existing rural section street must conform to the specifications established by the Engineering Manual and is subject to approval by the City Engineer. Off -Street Parking. The Zoning Ordinance requires provision of off-street parking for vehicles anticipated to be at the site. Traffic generated by the site is anticipated to be limited to occasional service vehicles. There is sufficient space within the gated area of the site just off of the driveway access to accommodate vehicle parking. Section 20-21-4.H.12 of the Zoning Ordinance allows gravel surfaced parking areas and driveways for essential services. Security. The proposed substation is to be surrounded by a chain link fence. The fence is setback 10 feet from the south and east property lines, 120 feet from the west property line and 36 feet from the north property line. No details regarding construction of the fence are specified. Section 20-19-4.1-1 of the Zoning Ordinance allows the proposed fence to be eight feet tall with barbed wire on arms projecting into the property not lower than seven feet above grade. Structures. The structures at the proposed substation will consist of two tower facilities and two 570 square foot equipment buildings. A photo submitted of a similar substation site shows these buildings to be one story structures with metal roofs and siding. The equipment buildings must be constructed of concrete block or other masonry materials as required by Section 20- 17-4 of the Zoning Ordinance. A metal roof is allowed. Screening. The Zoning Ordinance requires that essential services be screened from view of adjacent properties. A landscaping plan to install five gallon Dogwood shrubs along the south, east and northeast sides of the subject site and six foot black hills spuce trees along the west, north and east sides of the site was approved with the CUP in 2006. The applicant has installed those plantings to the west, north and east of the substation that would not interfere with construction of the site so as to allow them to mature in advance of the facility construction. These plantings will provide an effective screen of the site as required by the Zoning Ordinance by the time the substation is constructed. 60th Street East West North Required 30ft. loft. loft. 50ft. Proposed 30ft. loft. 139ft. 55ft. Access. 60th Street is currently a gravel surface roadway within a 66 foot prescriptive easement. The site plan provides 40 feet of right-of-way for the north half of 60th Street to allow for a future upgrade to an urban collector street when traffic warrants. Access to the site will be off of one 24 foot wide driveway to 601h Street. The design of the driveway from the existing rural section street must conform to the specifications established by the Engineering Manual and is subject to approval by the City Engineer. Off -Street Parking. The Zoning Ordinance requires provision of off-street parking for vehicles anticipated to be at the site. Traffic generated by the site is anticipated to be limited to occasional service vehicles. There is sufficient space within the gated area of the site just off of the driveway access to accommodate vehicle parking. Section 20-21-4.H.12 of the Zoning Ordinance allows gravel surfaced parking areas and driveways for essential services. Security. The proposed substation is to be surrounded by a chain link fence. The fence is setback 10 feet from the south and east property lines, 120 feet from the west property line and 36 feet from the north property line. No details regarding construction of the fence are specified. Section 20-19-4.1-1 of the Zoning Ordinance allows the proposed fence to be eight feet tall with barbed wire on arms projecting into the property not lower than seven feet above grade. Structures. The structures at the proposed substation will consist of two tower facilities and two 570 square foot equipment buildings. A photo submitted of a similar substation site shows these buildings to be one story structures with metal roofs and siding. The equipment buildings must be constructed of concrete block or other masonry materials as required by Section 20- 17-4 of the Zoning Ordinance. A metal roof is allowed. Screening. The Zoning Ordinance requires that essential services be screened from view of adjacent properties. A landscaping plan to install five gallon Dogwood shrubs along the south, east and northeast sides of the subject site and six foot black hills spuce trees along the west, north and east sides of the site was approved with the CUP in 2006. The applicant has installed those plantings to the west, north and east of the substation that would not interfere with construction of the site so as to allow them to mature in advance of the facility construction. These plantings will provide an effective screen of the site as required by the Zoning Ordinance by the time the substation is constructed. Grading Plan. The applicant has submitted a grading plan for development of the proposed substation, which is subject to review and approval of the City Engineer. The grading plan illustrates the 20 foot buffer required by Section 20-16-5.E of the Zoning Ordinance at the edge of the wetland on the north side of the property. The wetland and wetland buffer is overlaid by drainage and utility easement. All grading, drainage and erosion control issues are subject to review and approval of the City Engineer. RECOMMENDATION The application for construction of an electric substation is advance planning for providing needed essential services to areas of future development within the Cities of Otsego and St. Michael in accordance with each City's Comprehensive Plan. The proposed site of the substation provides an ideal location to separate the use from future neighborhoods with additional screening to ensure compatibility. The proposed conditional use meets the applicable performance standards for essential services within an A-1 District and our office recommends approval as set forth below. POSSIBLE ACTIONS A. Motion to approve a CUP for an electric substation within an A-1 District, subject to the following stipulations: The conditional use permit shall remain valid until 31 December 2021 unless a request to extend the permit is approved in accordance with Section 20-4-5 of the Zoning Ordinance. 2. Access to the lot from 60th Street shall be subject to approval by the City Engineer. The security fence shall comply with Section 20-16-8.K of the Zoning Ordinance. All buildings shall comply with the material requirements of Section 20-17-4.A of the Zoning Ordinance. 6. The wetland and wetland buffer required by Section 20-17-9.E of the Zoning Ordinance shall be overlaid by drainage and utility easement. 7. All grading plans are subject to review and approval by the City Engineer. 11 B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan and performance standards required by the Zoning Ordinance. C. Motion to table. C. Lori Johnson, City Administrator Tami Loff, City Clerk Andy MacArthur, City Attorney Ron Wagner, City Engineer 5 W -H Foster Lake Substation Exhibit A Overview s — Legend Roads — CSAHCL — CTYCL — MUNICL — PRIVATECL — TWPCL Highways Interstate State Hwy US Hwy City/Township Limits ❑ C ❑ t ❑� Parcels Wdght=Hennepin Cooperative Electric Association Foster Lake Substation Otsego, Minnesota Wright -Hennepin Foster Lake Substation Wright -Hennepin Cooperative Electric Association (W -H), headquartered in Rockford, Minnesota, provides electric service to the urban and rural areas of Wright County, Western Hennepin county, and small portions of Stearns, Sherburne, Meeker, and McCleod Counties. W -H is a borrower of the Rural Utility Service (RUS) branch of the United States Department of Agriculture (USDA). W -H is proposing to construct, own, and operate a new electric substation, named the Foster Lake Substation, within the City of Otsego. The substation need was identified by W -H's consulting engineer firm, Heartland Engineering; approved by RUS as a project in W -H's 2002-2011 Long Range Plan. The substation is necessary to increase system reliability and serve the growing power demands of Otsego, particularly along the Wright County CSAH #37, and State Highway 101 and corridors in the City of Otsego. This area is presently served by W -H's Otsego, and Oakwood substations, which will approach design capacity limits in 10 years if growth trends continue. The proposed Foster Lake substation will be used primarily to serve load in the City of Otsego. The Substation will also provide emergency power feeds and improve power quality to portions of Albertville, St. Michael, and Otsego. The proposed Foster Lake substation site is located 1/8 mile East of Wright County CSAH #37 on the North side of 60'h Street NE. Construction is proposed to begin early fall of 2010, with an energization date scheduled for the spring of 2011 pending approval of the conditional use permit from the City of Otsego. Great River Energy (GRE), transmission supplier to W -H, will serve the substation via an existing adjacent 69 kilovolt (kV) transmission line, which will minimize the transmission line construction required in the area. (See depiction below). GRE long range load planning studies indicate that in 2009 the transmission line voltage will need to be upgraded from 69kV to 11 5k to support the future energy demands of the area. Only minor modifications to the transmission structures and right of way will be necessary to accommodate the 11 5k operating voltage. The W -H Foster Lake substation will initially be operated at 69 kV, but will be designed to accommodate future 115 kV transmission voltage. The substation transformer will supply 15 MVA of additional capacity to the Otsego area, with emergency overload capability of 28 MVA. The site acreage and design, also allow the capability to add an additional transformer and electrical equipment, should the need arise in the future. Electrical structure and equipment will be mounted on concrete pads or piers. The perimeter of the substation is secured from the public by 1" chain link fence and is also equipped with an animal protection eave, along with three strands of barbed wire along the top of the fence. (see picture below). In addition, substation sites are visited and inspected on a monthly basis by W -H technicians and line crews. W -H also monitors the substation equipment remotely via a Supervisory Control and Data Acquisition (SCADA) system and on site surveillance camera from the Rockford Operations Center. GRE will be constructing approximately 90 feet of transmission line to serve the Foster Lake substation. A typical GRE 69 kV transmission line tap structure is shown below. t US Fish and Wildlife Service Minnesota Historical Society Minnesota Department of Transportation, Office of Aeronautics USDA Natural Resources Conservation Service Army Corp of Engineers Local Watershed District Conditional Use Permit - City Of Otsego. FOSTER LAKE SUBSTATION OTSEGO, MINNESOTA GRADING, DRAINAGE, # EROSION CONTROL PLAN PROPOSED LEGAL DESCRIFTION: I WETLAND BUFFER The south 165.00 Feet of the east REVIEW PLAN REVISED 7/24/06 525.00 feet of the Southeast Quarter INDEX OF DRAWINGS of the Southwest Quarter of Section - E%15TING GRAVEL SURFACE 33. To 121 . Range 23, Wright TITLE SHEET 4 SITE PLAN County. Minnesota. Containing 2.00 GRADING, DRAINAGE, I, ERO51ON CONTROL Acres. PROPOSED ROCK SURFACE PROPOSED PUBLIC ROAD EASEMENT CONTACT LIST DESCRIPTION: PROPOSED GRAVEL SURFACE The south 40.00 Feet of the east NCE No 1 (763162& 1716 (Meyer-Rohlin. Inc.) 528.00 Feet of the Southeast Quarter FUTURE ROCK SURFACE of the Southwest Quarter of 5edion Braun lntcrtec CorperaGon (763)4971159 33, Township 121 , Range 23. Wnght PROJECT PERMITS County, Minnesota. DATE SUBMITTED DAT, RECEIVED MPGA (NPDES) GRADING PERMIT • DENOTES IRON MONUMENT FOUND The orientation of this yo, based on the Wright County Coordinate O DENOTES IRON MONUMENT 5ET system. „.Sl PROPOSED FENCE QQ DENOTES CAST-IRON MONUMENT =I' L'• i REVIEW PLAN REVISED 7/24/06 INDEX OF DRAWINGS SMEET DESCRIPTION SKEET I TITLE SHEET 4 SITE PLAN 511EET 2 GRADING, DRAINAGE, I, ERO51ON CONTROL 5HEET3 LANDSCAPE PLAN CONTACT LIST OWNOWEVELOPEF Wnght-ncnmpen CooPcraGve (763)477-3095 Wayne Bai —mea PROJECT ENGIN„R NCE No 1 (763162& 1716 (Meyer-Rohlin. Inc.) PROJECT NSFECfOR Curtis DencM1s (763)628-1718 (Mryer-Rohlin. Inc.) SOILS ENGINEER Braun lntcrtec CorperaGon (763)4971159 PROJECT PERMITS PERMIT DATE SUBMITTED DAT, RECEIVED MPGA (NPDES) GRADING PERMIT NOT YET SUBMITTED NOT YET RECEIVED PROJECT BENCI-MARK SPI KF IN POWER POLE ON SOUTN SID, OP 60Tt15T. NE r5nOWN BELOWI BENCt1MARK FRD:vt MINNESOTA DNR AND BASED ON TNI NGVD 1929 DATUM MR. RONALD J. WAGNEK P.F.. CITY ENGINEER L'• i JV•43'32',' -- .I ' 528.1If ' r ( NORTH UNE THE SOUD7 165.00 FEE! OF THE SOUTHEAST HE SOUTHWEST QUARTER OF SEC. JJ. OUARIER OF THE '.. ------------ ti fui�. „.Sl PROPOSED FENCE SITE VICINITY MAP & I 0 20 40 60 GRAPHIC SCALE IN FEET 11. BUILDING SETBACK / \ UNE (TIP.) .�` ./ /'' tt / EXISTING TREES HI GRADING UNITS (SEE SHEET 2/3) DUFFER FUTURE I_ 161 IV ; FOUIP.uEhli II C4 t1) ______-- _15.00,_ ____50.02______�__ 15.00' BUILDING -- SETBACK 7 20.74' O ONE (TVP.)•- __ � n '9.57______________ `TPROPOSED` ------- - ------- EQUIPMENT 7, t — — — — — — — — — — — -----------—------___ v, O / BUILOIN.. SETBACK 1yIyI'f p - UNE (TI'P.) �'� _ IUIURE SUBSTATION ADD(TON) O PROPOSED bRIGHT OF WAY OF 60TH' STREET N.E. _ o°mw RSoufhwtl Q!•riAY of u• B.tmth�•.t aw,.r 1 /3 SectionSectionJS El.. -953.617 (NGVD ,929) GENERAL CONSTRUCTION NOTES 1) CONTRACTOR 5HALL FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING UTIUTIE5 AND TOPOGRAPHIC FEATURES, PRIOR TO START OF SITE GRADING. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM PLANS. 2) CONTRACTOR SHALL CONTACT'GOPHER STATE ONE CALL" FOR UTILITY LOCATION 454-0002 OR I.800-25 I -1 1 GG WITHIN 24 HR. PRIOR TO. EXCAVATION. 3) ALL CONSTRUCTION SHALL CONFORM TO MINNESOTA DEPARTMENT OF TRANSPORTATION 'STANDARD SPECIFICATIONS FOR CONSTRUCTION". 3) CONTRACTOR SHALL APPLY FOR AND OBTAIN THE GENERAL STORM WATER PERMIT FOR CONSTRUCTION ACTIVITY FROM THE MINNE50TA POLLUTION CONTROL AGENCY PRIOR TO CONSTRUCTION ACTIVITY. 4) STORMWATER POLLUTION PREVENTION PIAN (5WPPP): ITEMS NECESSARY FOR THE SWEEP ARE INCLUDED WITHIN THESE CON5TRUCTION PLANS AND: 5PECINCA71ON5 AND THIS PLAN 5HALL SERVE AS THE SWEEP. A COPY OF THE 5WFFP AND ALL CHANGES TO TT, INCLUDING IN5PECTION5 AND MAINTENANCE RECORDS, SHALL BE KEPT AT THE SITE DURING CONSTRUCTION. 5) CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT SILT AND DEBRIS RUN-OFF DURING GRADING AND UTWTY OPERATIONS. G) THE EROSION CONTROL SILT FENCE IS TO BE INSTALLED PRIOR TO STARTING OF GRADING OPERATION. THE CONTRACTOR 15 RESPONSIBLE FOR MAINTAINING SILT FENCES AND IN5TAUUNG ADDITIONAL EROSION CONTROL MEASURES TO PREVENT SEDIMENTATION FROM LEAVING THE SITE UNTIL VEGETATION 15 ESTABLISHED AND THE AREA 15 5TABIUZED. THE CONTRACTOR SHALL COORDINATE WEEKLY INSPECTIONS 4 REPORTS ON ALL ER0510N CONTROL MEASURES AND INSPECT AFTER A RAIN EVENT OF 1/2 -INCH OR GREATER. REPORTS TO BE KEPT IN FIELD OFFICE. 7) CONTRACTOR SMALL COMPLY WITH ALL NPDF5 AND LOCAL WATERSHED REQUIREMENTS. 8) ALL CONTRACTORS SHALL REMOVE EXCESS SOIL FROM TIRES ON ALL CONSTRUCTION VEHICLES PRIOR TO LEAVING THE CONSTRUCTION SITE. ALL SEDIMENT ON STREETS MUST BE REMOVED BY THE KESFON51BLE CONTRACTORS EACH DAY. 9) ALL STREETS DISTURBED DURING WORKING HOURS MUST BE CLEANED AT THE END OF EACH WORKING DAY. A ROCK CONSTRUCTION ENTRANCE SHALL BE INSTALLED PRIOR TO ANY SITE WORK TO REDUCE TRACKING OF DIRT ONTO PUBUC STREETS. THE ROCK CONSTRUCTION ENTRANCE LOCATION 15 SHOWN. 10) SITE SHALL BE RE -VEGETATED FOLLOWING ROUGH AND FINAL GRADING PER PERMIT REQUIREMENTS. DURING EXTENDED GRADING OPERATIONS EXPOSED SOILS 5HALL BE MULCHED WITH CLEAN STRAW MULCH TO PREVENT EXTENSIVE SOIL L055 AND "RILL" ER051ON. 1 1) STOCKPILES SHALL BE PROTECTED AGAINST EROSION FROM WIND AND WATER. SHOULD THE CONTRACTOR CH005E TO STOCKPILE 501L ON. 5rrr FOR EXTENDED PERIOD5 DURING CON5TRUCTION, THE SOILS SHALL BE BLANKETED WITH HYDRO OR STRAW MULCH AND SURROUNDED BY SILT FENCE TO PROTECT FROM EROSION. 12) CONTRACTOR 5HALL EVOKE BEST MANAGEMENT PRACTICES TO PREVENT SOIL L055 DURING CONSTRUCTION BY PRE5ERVING.EX15TING VEGETATION TO THE EXTENT POSSIBLE, AND BY INMATING WORK ZONES THAT LIMIT THE AMOUNT OF SOILS THAT 15 DISTURBED DURING VARIOUS PHASES OF THE PROJECTS CONSTRUCTION. 13) ALL LAWN AREAS THAT ARE TO BE SODDED 5HALL BE STAKED ON SLOPES GREATER THAN 3:1 , AS WELL AS IN DRAINAGE 5WALE5. AREA5 TO BE DEEDED 5HALL BE MULCHED IMMEDIATELY UPON SEED APPLICATION, HYDROMULCHING WITH SEED 15 ACCEPTABLE PROVIDED THE MULCH AND 5EED MATERIAL 15 REAPPUED IN DISTURBED AREAS IN A TIMELY MANNER. SHOULD HYDRO MULCHING NOT RETAIN SOILS IN COMPLEX DRAINAGE AREAS AND 5WALE5, CONTRACTOR 5HALL INSTALL EROSION CONTROL BLANKET OR 50D TO ENSURE ACCEPTABLE VEGETATIVE COVERS ARE IN PLACE. NOTE THAT SILT FENCES AND ROCKED AREAS MAY REMAIN IN PLACE IN PROBLEMATIC AREAS. CONTRACTOR 5HALL MAINTAIN SEEDED AND 50DOED AREAS UNTIL VEGETATED AREAS ARE FULLY F5TABU5HED AND MONITOR 51TE FOR DEFICIENCIES AFTER EACH STORM EVENT. 14) GRADING WORK AND CONSTRUCTION EQUIPMENT 5HLL ANOT TRE5PA55.ON ADJACENT PRIVATE PROPERTIE5. THE CONTRACTOR 5HALL BE RESPONSIBLE TO ANY CLAIMS RESULTING FROM SUCH ACTIONS. 15) IF ANY CLEARING, GRUBBING, OR TRASH REMOVAL 15 NECESSARY FOR CONSTRUCTION OF THIS PROJECT, IT SHALL BE INCIDENTAL TO THE CONTRACT BID AMOUNT. TH15 SHALL INCLUDE THE REMOVAL OF TREES, STUMPS, FENCING. VEGETATION, CULVERTS, AND ALL M15CELLANEOU5 DEBRIS FOUND WITHIN THE PROJECT BOUNDARIES. THE CONTRACTOR SMALL BE REEPON5IBLE FOR OFF SITE REMOVAL AND DISPOSAL OF ALL MATERIAL PER LOCAL, STATE, AND FEDERAL REQUIREMENTS. FUTURE PAD AREA DETAIL Cq: FUTURE FINISHED GRADE I I z•Y , FINISHED GRADE .. • 'FUTURE (4)3" -MINUS ROCK [.. _____ - (6) TOP501L ----_ SUBSTATION PAD. NOTF5: -AREA BE GRADED TO DRAIN Q 1.0% FROMSOUTH TO NORTH CONTRACTOR TO PROPERLY PREPARE SUBGRADE OF FUTURE PAD AREA PER SPECIFICATIONS TO A I O" HOLD DOWN FROM FINISHED GRADE AND SHALL PLACE TOP501L TO FINISHED GRADE AS DETAILED. DELINEATED WETLAND BOUNDARY WETLAND NWL=939.42 EOF=941.60 LEGEND (U15TI NG) (PROPOSED) LOT LINE - ® CONTOUR PROPOSED -950- - - INDEX CONTOUR i o 1 51L71 FENCE WOOD POST -� DRAINAGE ARROW (PROP) - --951- INTERMEDIATE - - A CONTOUR = FG_5/.6 SPOT ELEVATION (PROP) ROCK = ROCK SURFACE T FG = GROUND EU VATION 12 GRAV = GRAVEL -�\ PROPOSED FENCE EXISTING GRAVEL SURFACE PROPOSED ROCKSURFACE PROPOSED GRAVEL SURFACE (100% CRUSHED CONBM FUTURE ROCK SURFACE m' 5UE35TATION PAD DETAIL TAPER ROCK FROM , --FINISHED GRADE 4" DEPTH TO O" IO% 1 ��•.�'• A"'"'�'�lotiNDS-RiS�Y fB�-0-GH€RUF�,--NPi�1u Rt1�3yG�E,1'C� ) 1 O% (G") CLA55 V (100% CRU5HED CONBIT) - --5'-- `--SUBGRADE SUBSTATION PAD NOTES: -PADSHALL BE GRADED TO DRAIN APPROXIMATELY ).C% FROM SOUTH TO NORTH -CONTRACTOR TO PREPARE PAD TO THE TOP OF CLA55 V (100% CRUSHED CONBIT), PROVIDING A 4" HOLD-DOWN FOR FUTURE PLACEMENT OF ROCK BY OTHERS. -FUTURE PAD AREA TO BE PREPARED WITH A HOLD-DOWN OF 10" FOR FUTURE CLA55 V AND ROCK PLACEMENT BY OTHERS. SILT FENCE OV6� / (Tl'P) f q6 F E�- �- ROCK 43.01 / i / FG4263 iZg6�.i w / ROCK 43.16. j 0 20 40 60 GRAPHIC SCALE /N FEET TYPICAL GRAVEL SECTION y�i�7�\I�iy IX 5TRENGT.7 FILTER FABRIC NEEDED WITNOJT WARE MESN5UPPORT 571. OK WOOD POST F! LAN' �? O, MAX uFNGWRtf �T WARESUPPPACINGIV 6R NTAXSPACINGN•IR10U1' WIRE SUPPORT PENCE SILT PENCE NOTES 1. SILT FENCE SHALL BE INSTALLED BEFORE ANY EXCAVATING 2. INSPECT AND REPAIR PENCE AFTER EACH STORM EVENT AND REMOVE SEDIMENT WHEN NECESSARY. 3. REMOVED SEDIMENT 5HALL BE DEPOSITED TO AN AREA THAT WILL NOT CONTRIBUTE SEDIMENT OFF-SITE AND CAN BE PERMANENTLY STABILIZED. 4. 51J FENCE SHALL BE PLACED ON SLOPE CONTOURS TO MAXIMIZE PONDING EFFICIENCY. EP05ION CONTROL NOTES: 1. SEEDING/SODDING AND MULCHING SHALL BE E5TA51_15HED IMMEDIATELY AFTER ALL EXCAVATION. 2. 5EE0/501) SHALL BE APPLIED IN ALL DI5TUR5ED AREAS (EXCLUDING PAVEMENT AREAS) 3. SEED SHALL BE APPLIED AT A RATE OF 50 I35/ACRE I__- -------- ________-1--� SUBGRADE 12 CLA55 5 AGGREGATE BASE () 00% CRUSHED CONBIT). i b6 ROCK CONSTRUCTION ENTRANCE DETAIL -PUBLIC ROAD . r Ute, SILT FENCE _________., l (T-) PONDING HT. STEEL OR FILTER FABRIC 3G" HIGH MAX ATTACH SECURELY WOOD POST TO UPSTREAM 51DE OF POST. R T I� 12 -�\ 4"xG"TRENCH WITH COMPACTED BOUNDARY BACKFILL STANDARD DETAIL TRENCH WITH NATIVE BACKFILL ROCK CONSTRUCTION ENTRANCE DETAIL -PUBLIC ROAD . r Ute, SILT FENCE _________., l (T-) 4T (W/FES)-15' ROP \ - T - ,__SUBS ATION. PAD -__`` O 1.0 S F I PADPER DETAIL. - INV. iN ,(E)=942.19 -7 -" .- 1I INV. OUT (W)=941.72�.� zWj 2Z�� O =NR �pyh 3 3� 3mat O o ° � � € N o w `eo o Z ons § � o i°E ° e1 ° e'E 3 m Mp0 0 3h3 7a t m EX. 15= CMP / _ I - AV 44.0 GRAV 43.47 06I74 _ -- IIN (N)=939.42 FG 47.47 \ FG 4147 GRAY 44. T GRAV 41479� / Be NV W. OUT (S)=939.43 F. _ GRav�4.35 �9 : A, STENBER ---- --- ----------_____ ♦}:\MIR - ____ ____ ,6- r FG 40..36X00 .. l N \ ; _-y - av 4a rw. DRAINAGE SWALE ® 1.00X 4" DRAINAGE SWALE ® 1.16-- ROCK CONSTRUCTION -- �. GRAV i �% .. ENTRANCE 29 J p6INSTALL . • .. ..... .. , . ... l / . ;. . - .. .�. 6f . _ AJ.-�. J 451 PNg�GppN � ,�I ROTECT ON AETERECULVER. jgV b ' .GR. INSTALLATION.'. ` ..- /' , 0 - - - T .. .. : . O - Fy S:TREE 9yg\ _ CONSTRUCT GRAVEL ENTRANCE W Q. 42 WITH 2X CROWN ALONG CENTER _9 l \ \ \ OF DRIVEWAY ACCESS - -.._..-..-..-.._..-..-..-..-..-.._..-.._. _..-..-..-.;_..-._-..-..-..-..-.._. -..-� - L :ivC�HE 'HE�HE .E_ �HE P:Ht U:E OitE-JHE CHF CAH• tiHE�GHF - J: I.,'Hr 2/3 \ DELINEATED / \ WETLAND ___� i -�\ WETLAND BOUNDARY NWL=939.42 EOF=941.60 _84 42.68 %�\ t _OT'D G4q Y 4Z 68 �\ GR4y G CLEAR d GRUB ' ?93 GRAY 42x5 5 -i'� �ZbB� TREES ALONG EASTERN -ZINE - - PROPERTY -- \ GRAV iY.2H: -� ._ c �' } FOR PAD & yI �T �� \ i SWALE GRADING J \ / 4T (W/FES)-15' ROP \ - T - ,__SUBS ATION. PAD -__`` O 1.0 S F I PADPER DETAIL. - INV. iN ,(E)=942.19 -7 -" .- 1I INV. OUT (W)=941.72�.� zWj 2Z�� O =NR �pyh 3 3� 3mat O o ° � � € N o w `eo o Z ons § � o i°E ° e1 ° e'E 3 m Mp0 0 3h3 7a t m EX. 15= CMP / _ I - AV 44.0 GRAV 43.47 06I74 _ -- IIN (N)=939.42 FG 47.47 \ FG 4147 GRAY 44. T GRAV 41479� / Be NV W. OUT (S)=939.43 F. _ GRav�4.35 �9 : A, STENBER ---- --- ----------_____ ♦}:\MIR - ____ ____ ,6- r FG 40..36X00 .. l N \ ; _-y - av 4a rw. DRAINAGE SWALE ® 1.00X 4" DRAINAGE SWALE ® 1.16-- ROCK CONSTRUCTION -- �. GRAV i �% .. ENTRANCE 29 J p6INSTALL . • .. ..... .. , . ... l / . ;. . - .. .�. 6f . _ AJ.-�. J 451 PNg�GppN � ,�I ROTECT ON AETERECULVER. jgV b ' .GR. INSTALLATION.'. ` ..- /' , 0 - - - T .. .. : . O - Fy S:TREE 9yg\ _ CONSTRUCT GRAVEL ENTRANCE W Q. 42 WITH 2X CROWN ALONG CENTER _9 l \ \ \ OF DRIVEWAY ACCESS - -.._..-..-..-.._..-..-..-..-..-.._..-.._. _..-..-..-.;_..-._-..-..-..-..-.._. -..-� - L :ivC�HE 'HE�HE .E_ �HE P:Ht U:E OitE-JHE CHF CAH• tiHE�GHF - J: I.,'Hr 2/3 �rxno ZFV� y��jl. 2�FF z�z� i IOWb �Wzn .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. — . ..t CHEn_�nE uH[ HE ,IHE GH .. .. .. ni1E--OM1.. ✓H: --DHE .Hc A} 4N 0 20 40 60 GRAPHIC SCALE IN FEET PLANTING SCHEDULE KEY GAMMON NAME BOTANICAL NAME R00T 5¢E TYPE NOTFS p BLACK HILL5 5PRUCc FICEA GIAUCA DENSATA 6 no g FYRAMIDARBORVITAE THWAOCCIDEMk5PYRAMIDKJ5 5GAL F07 EXISTING GRAVEL SURFACE FROPOSED ROCK SURFACE /10/0510 GRAVEL SURFACE FIINRE ROCK SURFACE G a s H H O gz H O U) O 06174 xw ec A. STFNBF.RG a mm< T. MEYER N. NOWACKI 7/24/06 W UM �a 3/3 Property ID: 118-500-333300 WFWRW WSSJ Taxpayer Name & Address: i BERNADETTE ZACHMAN TR 6-8-98 ' \ BERNADETTE &ALLEN ZACHMAN TRTE -SETAACKr 13600 60TH ST NE / MNES_{TYP.') OTSEGO MN 55376 T �� C L- n U � a ' PropertyID: 178-500-333300 Taxpayer Name &Address: BERNADETTE ZACHMAN TR 6-8-98 BERNADETTE &ALLEN ZACHMAN TRTE 13600 60TH ST NE OTSEGO MN 55376 NORTH LINE OF THE SOUTH 165.00 FEET OF THE SOUTHEAST T (-QUARTER OF THE SOUTHWEST = CZ CZ i QUARTER OF SEC. 33. gni L- \ } N 89'43'82'E CS ' 528 If r .. \ r -� OTU APPROJOMATE ANO �'P EL AREA INCLUDING i N<1 20 —V ALTA/ACSM LAND TITLE SURVEY FOR WRIGHT-HENNEPINN COOPERATIVE ELECTRIC ASSOCIATION I II I T rr�I L ^ i� 1 I 0 40 80 120 ..t I GRAPHIC SCALE IN FEET- 0 EET 0 DENOTES IRON MONUMENT SET / • DENOTES IRON MONUMENT FOUND QQ DENOTES CAST-IRON MONUMENT Y/✓ , o Property ID: 118-500-334300 Toxpoyer Name & Address: R.O.W. -ZM RES — — WLLIAM H SAUSSER i y x .' � 14650 60TH ST NE PROPOSED LEGAL DESCRIP77ON: g42� \ i r `';. v� ! a OTSEGO MN 55330 PARCEL ARE \ A EXCLUDIN� �`� /g42-- / W e The south 165.00 feet of the k h east 528 00 feet of the LEGEND X 101.6 SPOT ELEVATION -0- U77LITY POLE —OHE OHE OVERHEAD ELECTRIC WOODS EDGE —950— — — INDEX CONTOUR -951- — - INTERMEDIATE CONTOUR �...—...--. WETLAND GRAVEL SURFACE N:\Land Pio*U\06174-Farmer SubstatlonldwgVL7A\06174ALTA.dwg, 5j4PDD6 6:24:18 AN, 1:1 VICINITY MAP 270747 0004A, map revise September 30, 1992, the property described above lies in Zone X (areas determined to be outside the 0.2% annual chance flood plain). BENCHMARK: To Wright Hennepin Cooperative Electric Association: Railroad spike In power pole 42'# southeast of the Southeast This is to certify that this map or plat and the survey on which it is bored were made in comer of the Southeast Quarter accordance intly eta with Minimum Sed by TA aila Requirements for and in CSM Land Title Surveys. jointly established and adopted by ALTq and NSPS in 21705, and includes items i, 2, 3, 4. 5. of the Southwest Quarter of 7(a), 8, 10, 11(a), 13 and 17 of Table A thereof. Pursuant to the Accuracy Standards as Section 33. Elev. = 953.61 adopted by ALTA and NSPS and in effect on the date of the certification, undersigned further °ertiBes that In my professional opinion, as a land surveyar registered in the State of Minnesota, the Relative Positional Accuracy of this survey does not exceed that which is specified therein. late: L License No. 7439 MEYER—ROHLIN, INC it REVISIONS ENGINEERS -LAND SURVEYORS 1711 Hwy. 25N., Buffalo, MN 55313 DATE Ph. (763) 682-1781 Fax (763) 682-9492 OS 04 DRAWN BY BOOK 363 SHEET 1 OF FILE NO. TMF PAGE 69 1 SHEETS WFWRW WSSJ o w h w a� 80 R.O. W. = 1.52 ACRES N /_____________-________- i �__ SETBACK--' k a Southeast Quarter of the �� e / _ --------------- 528.00-_____ �________________— ' i ONLs ( ) 100 i b' _`it Co WO Southwest Quarter of Section 33, Township 121, Range 23, Wright 944- ------------------ -/ { - _ ,\y'f �� County, Containing 7oWoti pw- _ _944r�_-_ �W voi �F� 2.00 Hyn�—No BUILDINGS PROPOSED PUBLIC ROAD IM M o , PROPOSED 40' \ EASEMENT DESCRIPTION:_ _ \ RIGHT OF WAY OF- N.E. 1 1 60TH STREET east — - — -- i — - --- - - - --- - --- -r_ 28.00 feet o��hee Southeast RIGHT� Quarter Of the Southwest Quarter %-INV. -939.42 -OF WAY FOR 60TH NE_ f Sect Township 121,STREE7 Y3, r�.. g46......_ -77 WrightCounty, Range 9k60TFI STREET:, .Yd.E.i946 (GRAVEL. ..SURFACE).�... �-f - - -- -- --- -- - -- � Minnesota. - '_ - - L —c _ . 9 50 The orientation of this survey is 15" CMP ` CULVERT i 9 628:11. ` `942\ 4R� 89'43'32' lY t -sso� — based on the Wright County Coordinate system. n -- —. — —..—..— OHET��_ —OH.E 7/ Flood - - - -- -- - - ---- _SOUTHLINE OF THE SOUTHEAST QUARTER OF THE SOUTHWEST SOUTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF---� '-PROJECT BENCHMARK NOTE: According to the Insurance Rate Map for the City QUARTER OF SECTION 33. ., SEC710N 33 TOWNSHIP 121, RANGE 24 ELEV. - 953.61 of Otsego, Wright County, NR,GH7 COJNTY, MINNESOTA. WRIGHT COUNTY MONUMENT. Minnesota, community -panel no. I LEGEND X 101.6 SPOT ELEVATION -0- U77LITY POLE —OHE OHE OVERHEAD ELECTRIC WOODS EDGE —950— — — INDEX CONTOUR -951- — - INTERMEDIATE CONTOUR �...—...--. WETLAND GRAVEL SURFACE N:\Land Pio*U\06174-Farmer SubstatlonldwgVL7A\06174ALTA.dwg, 5j4PDD6 6:24:18 AN, 1:1 VICINITY MAP 270747 0004A, map revise September 30, 1992, the property described above lies in Zone X (areas determined to be outside the 0.2% annual chance flood plain). BENCHMARK: To Wright Hennepin Cooperative Electric Association: Railroad spike In power pole 42'# southeast of the Southeast This is to certify that this map or plat and the survey on which it is bored were made in comer of the Southeast Quarter accordance intly eta with Minimum Sed by TA aila Requirements for and in CSM Land Title Surveys. jointly established and adopted by ALTq and NSPS in 21705, and includes items i, 2, 3, 4. 5. of the Southwest Quarter of 7(a), 8, 10, 11(a), 13 and 17 of Table A thereof. Pursuant to the Accuracy Standards as Section 33. Elev. = 953.61 adopted by ALTA and NSPS and in effect on the date of the certification, undersigned further °ertiBes that In my professional opinion, as a land surveyar registered in the State of Minnesota, the Relative Positional Accuracy of this survey does not exceed that which is specified therein. late: L License No. 7439 MEYER—ROHLIN, INC it REVISIONS ENGINEERS -LAND SURVEYORS 1711 Hwy. 25N., Buffalo, MN 55313 DATE Ph. (763) 682-1781 Fax (763) 682-9492 OS 04 DRAWN BY BOOK 363 SHEET 1 OF FILE NO. TMF PAGE 69 1 SHEETS