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HomeMy WebLinkAbout2022-04-07 Planning Commission Agenda PacketCITY OF CORCORAN *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. Corcoran Planning Commission Agenda April 7, 2022 - 7:00 pm 1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Open Forum 5. Minutes a. Minutes – March 3, 2022* 6.New Business - Public Comment Opportunity a.Preliminary Plat, Site Plan and Administrative Permit for “Corcoran II Substation” at Larkin Road and County Road 116 (PID 25-119-23-23-0001) (City file no. 22-004) i.Staff Report ii.Commission Discussion & Recommendation b.Public Hearing. Westside Tire Variance, SP and IUP (city file 22-011) i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation c.Public Hearing. Zoning Ordinance Amendment for Planned Unit Developments – (city file 22- 022) i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation d.Final Planned Unit Development (PUD) Plan for Bellwether 8th Addition (city file 22-007) i.Staff Report ii.Commission Discussion & Recommendation e.Final Planned Unit Development (PUD) Plan for Amberly 2nd Addition (city file 22-008) i.Staff Report ii.Commission Discussion & Recommendation f.Final Planned Unit Development (PUD) Plan for Bellwether 9th Addition (city file 22-017) i.Staff Report ii.Commission Discussion & Recommendation g.Final Planned Unit Development (PUD) Plan for Rush Creek Reserve 2nd Addition (city file 22- 012) i.Staff Report ii.Commission Discussion & Recommendation HYBRID MEETING OPTION AVAILABLE The public is invited to attend the regular Council meetings at City Hall. Meeting Via Telephone/Other Electronic Means Call-in Instructions: +1 312 626 6799 US Enter Meeting ID: 851 1772 7688 Video Link and Instructions: https://us02web.zoom.us/j/85117727688 Or visit http://www.zoom.us and enter Meeting ID: 851 1772 7688 Participants can utilize the Raise Hand function to be recognized to speak during the Public Comment sections in the meeting. Participant video feeds will be muted. In-person comments will be received first, with the hybrid electronic means option following. www.corcoranmn.gov *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. h.Northeast District Plan and Design Guidelines (city file no. 21-050) i.Staff Report ii.Commission Discussion & Recommendation 7. Reports/Information a.Planning Project Update* b.City Council Report* – Council Liaison Vehrenkamp c.Other Business 8.Commissioner Liaison Calendar City Council Meetings 04/14/22 04/28/22 05/12/22 05/26/22 06/09/22 06/23/22 Lanterman Shoulak Van Den Einde Brummond Jacobs Lanterman 9. Adjournment CITY OF CORCORAN Page 1 of 5 Corcoran Planning Commission Minutes March 3, 2022 - 7:00 pm The Corcoran Planning Commission met on March 3, 2022, in Corcoran, Minnesota. All Planning Commissioners were present in the Council Chambers, but members of the public were able to participate in-person as well as through electronic means using the audio and video conferencing platform Zoom. Present: Commissioners Jacobs, Brummond, Lanterman, Shoulak, and Van Den Einde. Also present: City Administrator Jessica Beise and City Planner Lindahl. Also present via telephonic or other electronic means: Council Liaison Vehrenkamp and Planner Davis McKeown. 1.Call to Order / Roll Call Commissioner Jacobs called the meeting to order at 7:00 pm. 2.Pledge of Allegiance 3.Agenda Approval Motion made by Brummond, seconded by Lanterman, to approve the March 3, 2022 agenda. Voting Aye: Jacobs, Brummond, Lanterman, Shoulak, and Van Den Einde. (Motion carried 5:0). 4.Appoint Commission Chair and Vice-Chair Motion made by Lanterman, seconded by Van Den Einde, to appoint Commissioner Jacobs to Commission Chair. Voting Aye: Jacobs, Brummond, Lanterman, Shoulak, and Van Den Einde. (Motion carried 5:0). Motion made by Jacobs, seconded by Lanterman, to appoint Commissioner Shoulak to Vice-Chair. Voting Aye: Jacobs, Brummond, Lanterman, Shoulak, and Van Den Einde. (Motion carried 5:0). 5.Open Forum (none) 6.Minutes a. Minutes – February 3, 2022 Motion made by Jacobs, seconded by Van Den Einde, to approve the February 3, 2022 minutes. Item: 5a. Page 2 of 5 Voting Aye: Jacobs, Brummond, Lanterman, Shoulak, and Van Den Einde. (Motion carried 5:0). 7.New Business - Public Comment Opportunity a.Final Planned Unit Development (PUD) Plan for Cook Lake Highlands (city file 21-057) i.Public Comment: •Lynn Alberts, 7490 Fir Lane, asked about the lack of trail and if the lighting plan complies with city code. Public Comment portion closed by Commissioner Jacobs. ii.Staff Report – Planner Kevin Shay presented the staff report. iii. Commission Discussion & Recommendation – The Commission discussion included the Commission’s role in approving a final PUD; previous discussions of the trail and potential resolution; memory care sign location; future sign possibilities for the memory care building; the precedence created by approving multiple signs for New Horizons; clarification of the lighting standards of the city code; review of the size of the signs; allowing commercial signage ordinance in a residential neighborhood; and safety concerns regarding the density of this area. Motion made by Lanterman, seconded by Shoulak, to recommend denial of the draft resolution approving the Final Planned Unit Development (PUD) Plan for Cook Lake Highlands. Voting Aye: Jacobs, Lanterman, and Shoulak. Abstain: Brummond and Van Den Einde. (Motion carried: 3:0:2). b.PUBLIC HEARING. Site Plan, Preliminary Plat, and Administrative Permit for “Corcoran II Substation” (PID 25-119-23-23-0001) (city file no. 22-004) i.Staff Report – Planner Kevin Shay presented the staff report. ii.Public Hearing – Chair Jacobs opened the public hearing. •Suzy Sween, 2112 Holy Name Dr, Medina MN, voiced opposition of Wright Hennepin’s choice of property and requested the consideration of health and safety of the city. She stated concerns about ground currents, environmental concerns, sound pollution, and the visual impact of the substation. •Greg Hoglund, 19220 Hackamore Road, voiced opposition to the location of the proposed substation and voiced his opinion that it could be located closer to the new Lennar homes. Item: 5a. Page 3 of 5 •Greg Ebert, 20604 County Road 10, voiced his concern about the value of the rest of the Deizel property surrounding the substation, expressed that the substation should be located in an industrial district, and suggested that the rest of the Deizel property should be made into a park should the substation be approved. •Dale Maue, 7450 Kalk Road, voiced that a substation of this size will have Electromagnetic Fields, ground currents, noise pollution. He supported the location if there aren’t practical alternatives. Motion made by Lanterman, seconded by Brummond, to close the public hearing. Voting Aye: Jacobs, Brummond, Lanterman, Shoulak, and Van Den Einde. Voting Nay: None. (Motion carried 5:0). iii.Applicant Presentation presented by Bob Sandburg, Vice President of Power Supply with Wright Hennepin Electric, and Kurt Port, Director of Engineering. iv.Commission Discussion & Recommendation – The Commission discussion included concerns over building an electric substation in a residential zone; the use and process of eminent domain; and the ability of the applicant to apply for the preliminary plat prior to the completion of eminent domain. Motion made by Lanterman, seconded by Van Den Einde, to recommend denial of the Preliminary Plat and Administrative Approval for Corcoran Substation II. Voting Aye: Jacobs, Brummond, Lanterman, Shoulak, and Van Den Einde. Voting Nay: None. (Motion carried 5:0). c.Public Hearing. Zoning Ordinance Amendment for Ground Mounted Solar –(city file 22-005) i.Staff Report – Planner Kevin Shay presented the staff report. ii.Public Hearing – Chair Jacobs opened the public hearing. Patrick Farm, of Cedar Creek Energy, provided a brief presentation on behalf of the applicant and answered initial questions regarding the capabilities of a 40-kw array; clarification on square footage of ground mounted arrays; height standards of solar panels; possibility and practicality of installing ground mounted arrays in small lots compared to larger lots; and future panel size and efficiency. Item: 5a. Page 4 of 5 Motion made by Lanterman, seconded by Brummond, to close the public hearing. Voting Aye: Jacobs, Brummond, Lanterman, Shoulak, and Van Den Einde. Voting Nay: None. (Motion carried 5:0). iii.Commission Discussion – The Commission discussion included concerns over changing the metric for solar panels; questions of the importance of power output from the city’s standpoint; preference for the current metric; current metric can better regulate aesthetic; the applicant’s request versus the staff recommendation; clarification on installing accessory structures; and possible ramifications for changing the metric in developments with smaller lots. Motion made by Brummond, seconded Van Den Einde, to recommend approval of staff’s recommendation to allow solar energy independent from other accessory structures. Voting Aye: Jacobs, Brummond, Shoulak, and Van Den Einde. Voting Nay: Lanterman (Motion carried 4:1). 8.Reports/Information a.Planning Project Update – The Commission discussed the status of the Pioneer Trail Industrial Park, upcoming meeting agendas, agenda distribution timeline, and webpage updates. b.City Council Report – Council Liaison Vehrenkamp noted the discussion on Wright Hennepin Energy’s substation proposal and updated the Commission on the sketch plan PUD on the Highway 55 Business Park; the Corcoran Farms sketch PUD on Larkin Road; approval of the St. Therese landscape variance; approval of Bellwether 7th final plat; water treatment facility outlook; water processing plant security; and the MS4 ordinance amendment approval. There was also mention of the Excel Energy Solar Farm on County Road 19 and granting of a liquor license and noise waiver for a rodeo. c.Other Business (none). 9.Commissioner Liaison Calendar City Council Meetings 3/10/22 3/24/22 4/14/22 4/28/22 5/12/22 5/26/22 Item: 5a. Page 5 of 5 Brummond Jacobs Lanterman Shoulak Van Den Einde Brummond 10. Adjournment Motion made by Lanterman, seconded by Brummond, to adjourn the March 3, 2022, Planning Commission meeting. Voting Aye: Jacobs, Brummond, Lanterman, Shoulak, and Van Den Einde. (Motion carried 5:0). Meeting adjourned at 11:55 PM. Item: 5a. 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 www.landform.net Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. A genda Item: 6a. TO: Corcoran Planning Commission FROM: Kevin Shay through Kendra Lindahl, Landform DATE: March 31, 2022 for the April 7, 2022 Planning Commission Meeting RE: Preliminary Plat, Site Plan and Administrative Permit for “Corcoran II Substation” at Larkin Road and County Road 116 (PID 25-119-23-23-0001) (City file no. 22-004) 120-DAY REVIEW DEADLINE: May 31, 2022 1.Description of Request The applicant is requesting approval preliminary plat to create one lot and two outlots from a 36.92-acre parcel for a new electric substation in addition to a site plan approval for this essential service. Typically, this application would be administratively approved but since there is a plat, the site plan and administrative permit will be processed concurrently. 2.City Council Review The City Council reviewed the item on March 24, 2022 and voted to bring the item back to the Planning Commission to receive feedback specific to the screening of the site. The City Council discussed the proposed fence/landscaping but also discussed the use of a solid wall. An example of such a wall was provided by Councilor Nichols and is included as an attachment. 3. Background The application was heard at the Planning Commission on March 3, 2022 and the City Council on March 24, 2022. The packet for the Planning Commission can be found here. The packet for the City Council meeting can be found here. 4. Context Zoning and Land Use The site is zoned Mixed Residential (RMF-2) district and the Comprehensive Plan designates the property as Mixed Residential. The site is located within the Metropolitan Urban Service Area (MUSA) and Southeast District. Surrounding Properties The surrounding properties are all located within the MUSA and Southeast District. The property to the north is zoned Downtown Mixed Use (DMU) district and guided Mixed Use in the Comprehensive Plan. Properties to the east are zoned RMF-2 district and guided Mixed Residential. Properties to the south Corcoran II Substation (22-004) 2 April 7, 2022 are zoned Urban Reserve (UR) district and guided Mixed Residential. Properties to the east are zoned Light Industrial (I-1) district and C-1 Community Commercial and are guided Light Industrial and Commercial respectively. Natural Characteristics of the Site The Natural Resources Inventory (NRI) map identifies emergent, shrub and wet prairie wetlands on the site. The wetland delineation provided by the applicant identifies five wetlands throughout the site. One wetland is identified within the project area being acquired by the applicant. 5. Analysis Screening The applicant is required by Section 1060.070 to screen the site. The ordinance states: 1. “Screening with the use of landscaping, fencing and walls should be accomplished with the existing topography where possible. When the existing topography prohibits effective screening, berming may be used. a. Planting screens are the preferred method of screening. The planting screen shall consist of hardy trees that will provide a minimum of 80 percent opacity year-round. Planting screens shall contain a mix of overstory and understory plantings and a mix of deciduous and coniferous materials. b. Fences or walls may be used in conjunction with landscaping to provide screening. When required for screening, minimum of 80 percent opacity shall be provided. No landscaping or screening shall interfere with driver or pedestrian visibility for vehicles entering or exiting the premises. c. Earth berms may be used for screening when topography requires the earth berm to adequately screen the property. Berms shall not exceed 3:1 slope.” The applicant must provide screening to meet the minimum 80 percent opacity required through the use of landscaping, fences, walls or berms. The applicant has provided 56 overstory trees and 62 shrubs surrounding the site to meet the landscape requirements and provide screening for the substation. The applicant is also showing a chain link fence with beige slats to provide additional screening for the substation. Staff continues to believe that the combination of the landscaping and the chain link fence with slats will achieve the required minimum opacity to screen the site. While the overhead powerline and equipment cannot be screened the ground equipment would be screened. Staff consulted with a landscape architect and is recommending changing the color of the slats from beige to brown to better blend the with the landscape. Corcoran II Substation (22-004) 3 April 7, 2022 Summary The Planning Commission should review the proposed screening of the substation against the ordinance standards and provide direction to the City Council on the desired screening for the site. 6. Recommendation Staff is recommending the combination of landscaping and a chain link fence with slats, consistent with the previous recommendation. Attachments 1. Site Location Map 2. Order Approving Petition and Transferring Title and Possession 3. Preliminary Plans dated March 14, 2022 4. Email from Councilmember Nichols dated March 25, 2022 Hennepin County Property Map Date: 2/9/2022 Comments: 1 inch = 400 feet PARCEL ID: 2511923230001 OWNER NAME: George H Deziel Rev Trust PARCEL ADDRESS: 7400 Co Rd No 116, Corcoran MN 55340 PARCEL AREA: 36.92 acres, 1,608,377 sq ft A-T-B: Abstract SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2020, PAYABLE 2021 PROPERTY TYPE: Farm HOMESTEAD: Non-Homestead MARKET VALUE: $1,008,700 TAX TOTAL: $10,922.34 ASSESSED 2021, PAYABLE 2022 PROPERTY TYPE: Farm HOMESTEAD: Non-Homestead MARKET VALUE: $973,500 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2022 STATE OF MINNESOTA COUNTY OF HENNEPIN DISTRICT COURT FOURTH JUDICIAL DISTRICT CASE TYPE: CONDEMNATION Court File No. 27-CV-22-484 Wright-Hennepin Cooperative Electric Association, a Minnesota cooperative Petitioner, v. Susan Sween, as Trustee of the George H. Deziel Revocable Trust dated February 6, 2001; United Power Association, n/k/a Great River Energy, a Minnesota cooperative; Shamrock Golf, Inc., a Minnesota corporation; CenterPoint Energy Resources Corp. a Delaware corporation; City of Corcoran, a Minnesota municipal corporation; also unknown persons claiming any right, title, estate, interest or lien in the real estate described in the Petition herein, and any unknown heirs or devisees, if any, of any party that may be deceased, and including unknown spouses, if any, and all others, Respondents. ORDER APPROVING PETITION AND TRANSFERRING TITLE AND POSSESSION The condemnation Petition in the above matter came on for hearing on Petitioner's Petition and its Motion for an Order Transferring Title and Possession before the Honorable Jamie L. Anderson, Judge of District Court, on February 16, 2022, at 1:15 P.M., in the District Court of Hennepin County, via Zoom. Marc W. Sugden, of the law firm of Pemberton Law, P.L.L.P., appeared on behalf of the Petitioner Wright-Hennepin Cooperative Electric Association. David L. Sienko of the law firm of LeVander Gillen & Miller, P.A., appeared on behalf of Respondent Susan Sween, as Trustee of the George H. Deziel Revocable Trust dated February 6, 2001 . Thomas Atmore, of the law firm of Martin & Squires, P.A., appeared on behalf of Respondent Shamrock Golf, Inc. Respondents United Power Association, n/k/a Great River Energy, CenterPoint Energy Resources Corp., and City of Corcoran did not make an appearance. The parties who appeared at the hearing submitted this stipulated order to the Court. The notice of the objects of the Petition and the time and place of hearing thereof were served upon the parties named in the Petition at least twenty (20) days before said Petition was presented to the District Court. The names of all persons appearing of record or known to the Petitioner to have any right, title, or interest in and to the real estate described in the Petition were named therein, together with the nature of the ownership of each, as ascertained by Petitioner. That proof of service of the Petition for Condemnation and Motion for Transfer of Title and Possession under Minnesota Statutes Section 117.042 and Notice of Intent to Take Possession upon the parties is on file with the Court. Based on all files and in this proceeding, the parties stipulation, and being fully advised in the premises, the Court finds that the allegations of the Petition are true; that the procedures used are in accord with the statutes governing the acquisition of property by condemnation by the Petitioner; and that the taking herein is for a public purpose. The Court further finds that the Petition is in due form as required by the applicable Minnesota Statutes. The Court further concludes that, pursuant to Minnesota Statutes Section 117.042, Petitioner possesses the right to utilize and has demonstrated the need to acquire title to and possession of the subject real property located in Hennepin County, prior to the time the Court appointed condemnation commissioners can reasonably be expected to have filed their awards. EXHIBIT A That partofthesouth555.56 feet ofthewest 470.00 feet oftheSouthwest QuarteroftheNorthwest Quarter of Section 25, Township 119, Range 23, Hennepin County, Minnesota, lying northerly of the southerly right-of-way line of Larkin Road. Except the west 40.00 feet thereof. PRELIMINARY PLANS FOR THECORCORAN II SUBSTATIONJANUARY 2022VICINITY MAPCONTACTSINDEXNOTESPROJECT TITLEFeet020004000C01COVER SHEETLEGEND: X.X%COCODMPDESIGNED:LIC. NO.:DATE:DAVID M. POGGIDRAWN:CHECKED:DMPKEB44573I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.01-18-2022CIVIL METHODS, INC.P.O. Box 28038St. Paul, MN 55128o:763.210.5713 | www.civilmethods.comDATE / REVISION:SHEET NO:3/10/2022 10:00 PMPrint Date:File Loc:C:\CM\Civil Methods, Inc\CMI - Documents\7. Projects\0727_Corcoran Substation 2021\08_DRAWINGS AND SPECIFICATIONS\C3D\Sheets\00_COVER.dwg CORCORAN II SUBSTATIONWRIGHT-HENNEPIN COOP. ELECTRIC ASSOCIATIONCORCORAN, MN01-18-2022 Preliminary Plat Review Set. NOT FOR CONSTRUCTION01-28-2022 Preliminary Plat Review Set. NOT FOR CONSTRUCTION03-14-2022 Revised per City review.PRELIMINARY PLAT SUBMITTALOWNER:Wright-Hennepin Cooperative ElectricAssociation6800 Electric DriveRockford, MN 55373Attn: Curtis CordtPh: 763.477.3000SURVEY:Meyer-Rohlin Land Services708 1st Avenue NE, #1Buffalo, MN 55313Attn: Abram Niemela, PLSPh: 763.682.1781CIVIL & ENVIRONMENTAL:Civil Methods, Inc.1551 Livingston Avenue, Ste. 104West St. Paul, MN 55118Attn: Dave Poggi, PEPh: 763.210.5713CITY / LGU:City of Corcoran8200 County Rd 116Corcoran, MN 55340Attn:Ph: 763.420.2288WATERSHED DISTRICT:Elm Creek Watershed ManagementCommission (ECWMC)3235 Fernbrook LanePlymouth, MN 55447Attn:Ph: 763.553.1144 C10SITE LAYOUTDMPDESIGNED:LIC. NO.:DATE:DAVID M. POGGIDRAWN:CHECKED:DMPKEB44573I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.01-18-2022CIVIL METHODS, INC.P.O. Box 28038St. Paul, MN 55128o:763.210.5713 | www.civilmethods.comDATE / REVISION:SHEET NO:3/11/2022 11:56 AMPrint Date:File Loc:C:\CM\Civil Methods, Inc\CMI - Documents\7. Projects\0727_Corcoran Substation 2021\08_DRAWINGS AND SPECIFICATIONS\C3D\Sheets\01_Layout.dwg CORCORAN II SUBSTATIONWRIGHT-HENNEPIN COOP. ELECTRIC ASSOCIATIONCORCORAN, MN01-18-2022 Preliminary Plat Review Set. NOT FOR CONSTRUCTION01-28-2022 Preliminary Plat Review Set. NOT FOR CONSTRUCTION03-14-2022 Revised per City review.Feet05010028'24'10' X.X%C20GRADING & DRAINAGE PLANDMPDESIGNED:LIC. NO.:DATE:DAVID M. POGGIDRAWN:CHECKED:DMPKEB44573I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.01-18-2022CIVIL METHODS, INC.P.O. Box 28038St. Paul, MN 55128o:763.210.5713 | www.civilmethods.comDATE / REVISION:SHEET NO:3/11/2022 11:55 AMPrint Date:File Loc:C:\CM\Civil Methods, Inc\CMI - Documents\7. Projects\0727_Corcoran Substation 2021\08_DRAWINGS AND SPECIFICATIONS\C3D\Sheets\02_Grading.dwg CORCORAN II SUBSTATIONWRIGHT-HENNEPIN COOP. ELECTRIC ASSOCIATIONCORCORAN, MN01-18-2022 Preliminary Plat Review Set. NOT FOR CONSTRUCTION01-28-2022 Preliminary Plat Review Set. NOT FOR CONSTRUCTION03-14-2022 Revised per City review.Feet03060 C30EROSION CONTROL PLANDMPDESIGNED:LIC. NO.:DATE:DAVID M. POGGIDRAWN:CHECKED:DMPKEB44573I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.01-18-2022CIVIL METHODS, INC.P.O. Box 28038St. Paul, MN 55128o:763.210.5713 | www.civilmethods.comDATE / REVISION:SHEET NO:3/11/2022 12:40 PMPrint Date:File Loc:C:\CM\Civil Methods, Inc\CMI - Documents\7. Projects\0727_Corcoran Substation 2021\08_DRAWINGS AND SPECIFICATIONS\C3D\Sheets\03_Erosion.dwg CORCORAN II SUBSTATIONWRIGHT-HENNEPIN COOP. ELECTRIC ASSOCIATIONCORCORAN, MN01-18-2022 Preliminary Plat Review Set. NOT FOR CONSTRUCTION01-28-2022 Preliminary Plat Review Set. NOT FOR CONSTRUCTION03-14-2022 Revised per City review.Feet03060 C31SWPPPDMPDESIGNED:LIC. NO.:DATE:DAVID M. POGGIDRAWN:CHECKED:DMPKEB44573I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.01-18-2022CIVIL METHODS, INC.P.O. Box 28038St. Paul, MN 55128o:763.210.5713 | www.civilmethods.comDATE / REVISION:SHEET NO:3/11/2022 11:17 AMPrint Date:File Loc:C:\CM\Civil Methods, Inc\CMI - Documents\7. Projects\0727_Corcoran Substation 2021\08_DRAWINGS AND SPECIFICATIONS\C3D\Sheets\04_SWPPP.dwg CORCORAN II SUBSTATIONWRIGHT-HENNEPIN COOP. ELECTRIC ASSOCIATIONCORCORAN, MN01-18-2022 Preliminary Plat Review Set. NOT FOR CONSTRUCTION01-28-2022 Preliminary Plat Review Set. NOT FOR CONSTRUCTION03-14-2022 Revised per City review.GENERAL PERMITAUTHORIZATION TO DISCHARGE STORMWATER ASSOCIATED WITH CONSTRUCTION ACTIVITY UNDER THENPDES/SDS PROGRAM (MNR100001):LEGENDHYDROLOGIC SOIL GROUP TYPE AHYDROLOGIC SOIL GROUP TYPE BHYDROLOGIC SOIL GROUP TYPE CHYDROLOGIC SOIL GROUP TYPE DLEGENDHYDROLOGIC SOIL GROUP TYPE AHYDROLOGIC SOIL GROUP TYPE BHYDROLOGIC SOIL GROUP TYPE CHYDROLOGIC SOIL GROUP TYPE DHYDROLOGIC SOIL GROUP TYPE BHYDROLOGIC SOIL GROUP TYPE CHYDROLOGIC SOIL GROUP TYPE A/DHYDROLOGIC SOIL GROUP TYPE B/DHYDROLOGIC SOIL GROUP TYPE C/DFeet020004000 C40DETAILSDMPDESIGNED:LIC. NO.:DATE:DAVID M. POGGIDRAWN:CHECKED:DMPKEB44573I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.01-18-2022CIVIL METHODS, INC.P.O. Box 28038St. Paul, MN 55128o:763.210.5713 | www.civilmethods.comDATE / REVISION:SHEET NO:3/10/2022 8:54 PMPrint Date:File Loc:C:\CM\Civil Methods, Inc\CMI - Documents\7. Projects\0727_Corcoran Substation 2021\08_DRAWINGS AND SPECIFICATIONS\C3D\Sheets\05_Details.dwg CORCORAN II SUBSTATIONWRIGHT-HENNEPIN COOP. ELECTRIC ASSOCIATIONCORCORAN, MN01-18-2022 Preliminary Plat Review Set. NOT FOR CONSTRUCTION01-28-2022 Preliminary Plat Review Set. NOT FOR CONSTRUCTION03-14-2022 Revised per City review. C41DETAILSDMPDESIGNED:LIC. NO.:DATE:DAVID M. POGGIDRAWN:CHECKED:DMPKEB44573I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.01-18-2022CIVIL METHODS, INC.P.O. Box 28038St. Paul, MN 55128o:763.210.5713 | www.civilmethods.comDATE / REVISION:SHEET NO:3/10/2022 8:54 PMPrint Date:File Loc:C:\CM\Civil Methods, Inc\CMI - Documents\7. Projects\0727_Corcoran Substation 2021\08_DRAWINGS AND SPECIFICATIONS\C3D\Sheets\05_Details.dwg CORCORAN II SUBSTATIONWRIGHT-HENNEPIN COOP. ELECTRIC ASSOCIATIONCORCORAN, MN01-18-2022 Preliminary Plat Review Set. NOT FOR CONSTRUCTION01-28-2022 Preliminary Plat Review Set. NOT FOR CONSTRUCTION03-14-2022 Revised per City review. C42DETAILSDMPDESIGNED:LIC. NO.:DATE:DAVID M. POGGIDRAWN:CHECKED:DMPKEB44573I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.01-18-2022CIVIL METHODS, INC.P.O. Box 28038St. Paul, MN 55128o:763.210.5713 | www.civilmethods.comDATE / REVISION:SHEET NO:3/11/2022 11:58 AMPrint Date:File Loc:C:\CM\Civil Methods, Inc\CMI - Documents\7. Projects\0727_Corcoran Substation 2021\08_DRAWINGS AND SPECIFICATIONS\C3D\Sheets\05_Details.dwg CORCORAN II SUBSTATIONWRIGHT-HENNEPIN COOP. ELECTRIC ASSOCIATIONCORCORAN, MN01-18-2022 Preliminary Plat Review Set. NOT FOR CONSTRUCTION01-28-2022 Preliminary Plat Review Set. NOT FOR CONSTRUCTION03-14-2022 Revised per City review. River BirchBetula nigra 'Heritage'Burr OakQuercus macrocarpaBlack Hills White SprucePicea glauca 'Densata'Lawn Seed Mix (See Landscape Set, L-2)NOTE:1. See LANDSCAPE set for additional notes, plant list, andwetland buffer maintenance plan.2. See CIVIL set for stormwater area seed mix3. See CIVIL set for erosion control4. All plant material shall be guaranteed for one yearfollowing the date of building occupancyCALL GOPHER STATE ONE CALL BEFORE YOU DIGLegend + NotesEastern Red CedarJuniperus virginianaSkyline HoneylocustGleditsia tricanthos var. inermis 'Skycole'Tompa Norway SprucePicea abies 'Tompa'Lanham's Beehive SprucePicea abies 'Lanham's Beehive'Stormwater Seed Mix (See Civil Set)Swamp White OakQuercus bicolorAL-01BL-01Norway SprucePicea abiesWetland Buffer + Monuments (See Civil Set)Fragrant SumacRhus aromaticaBud's Yellow DogwoodCornus alba 'Bud's Yellow'Isanti DogwoodCornus sericea 'Isanti'copyright © 2022 studio gro, pllcLANDSCAPE PLANL-01Corcoran // SƵbstation CORCORAN, MNPrinted at 22 x 34scale 1" = 40'0' 40' 80'Owner:Wright-Hennepin ElectricRockford, MNDrawn by: sksChecked by: sksDate | Draft:1-18-2022 Preliminary Plat Review Set3-14-2022 Revised Per City Review BACKFILLHARDWOOD MULCHTOP OF ROOT BALL3; DIAMETEROF ROOT BALLSHRUB PLANTING - SECTION (TYP.)Not to ScaleBSTAKE (ONLY IF REQUIRED)PRIMARY ROOTROOT BALL3; DIAMETEROF ROOT BALLNot to ScaleATREE PLANTING - SECTION (TYP.)SLIGHTLY LESS THANDEPTH OF ROOT BALLBACKFILLCOMPOSTHARDWOOD MULCHGENERAL NOTES1. See Civil set for all project general notes2. See CIVIL set for erosion control3. See CIVIL for stormwater area seed mixTREE AND SHRUB PLANTING1. Tree and shrub stock shall conform to all state requirements for nursery stock.2. If the tree or shrub is container grown, score or prune the outside of the root ball to redirect circling fibrous roots.Carefully remove soil from the top of the root ball until the primary root is located.3. If the tree or shrub is balled and burlapped, carefully remove soil from the top of the root ball until the primary root islocated. Prune or remove any winding or girdling roots.4. Cut any wires, wire baskets, and/or containers and carefully remove from the tree root ball before placing in theplanting hole. Dispose of properly.5. Carefully remove all twine, cords, and/or wraps and remove from the root ball before placing in the hole. Dispose ofproperly.6. Scarify the sides and bottom of the planting hole.7. Make certain the planting depth is correct by locating the primary root. This is the top of the root ball. The top of theroot ball shall be elevated above the finished grade at the time of planting. The elevated distance shall be equivalentto the caliper size. For example, the top of a tree root ball for a 2" caliper tree shall be 2" above the finished grade.8. Carefully place the tree in the hole.9. Loosen backfill before filling planting hole. Fill planting hole half way with excavated planting soil. Water to eliminateair pockets. Do not tamp.10. Finish filling planting hole, tamp soil gently, and water immediately. Do not place backfill on top of the root ball, asdetermined by the primary root.11. Apply a 2" layer of double shredded, non-dyed, hardwood mulch above the compost. Maintain a 4" distance from thetrunk flare.12. Do not fertilize.13. Stake trees, only if necessary, to stay in plumb position.14. Prune tree to remove structural defects or to improve tree structure at the time of planting.COMPOSTPlanting DetailsPlanting NotesPlant Requirements and Plant ScheduleYEAR 1Establishment SPRING SEEDING:·Site Preparation: Late April - May.·Seed Installation: May 1 - June 1.Maintenance (same growing season):·Weed Control: Mow to a height of 6-8 inches once per month until September 30.·Weed Control: Spot spray invasive species while on-site for mowing maintenance.Establishment FALL SEEDING:·Site Preparation: Late August through early September.·Seed Installation: Late September to freeze-up.Maintenance (following growing season-spring following dormant fall seeding):·Weed Control: Mow to a height of 6-8 inches once per month until September 30.·Weed Control: Spot spray invasive species while on-site for mowing maintenance.YEAR 2Maintenance:·Weed Control: Mow to a height of 6-8 inches one time between June 1 and August 15 -before weeds set seed.·Weed Control: Spot spray invasive species while on-site for mowing maintenance.YEAR 3Maintenance:·Weed Control: Mow as necessary to a height of 6-8 inches to control persistent annual andperennial invasive species.·Weed Control: Spot spray invasive species while on-site for mowing maintenance.LONG TERMMaintenance:·Weed Control Options:··Spot Spray: Spot spray invasive species as needed.··Burn: Burn in a 3-5 year rotation, alternate spring and fall, if possible.··Hay: Hay in a 3-5 year rotation, late summer or early fall. Alternate with burning, ifpossible. Haying can be used as a substitute for burning.··Consecutive Burn: Burn consecutively for two years to clean up rough-looking sites.NOTEHerbicide spray must be approved for use in/adjacent to water/wetland.Wetland Buffer Maintenance PlanDrawn by: sksChecked by: sksDate | Draft:1-18-2022 Preliminary Plat Review Setcopyright © 2022 studio gro, pllcLANDSCAPE PLANL-02Corcoran // SƵbstation CORCORAN, MN Owner:Wright-Hennepin ElectricRockford, MN3-14-2022 Revised Per City Review Plan ViewBirds Eye View - Southwest CornerBirds Eye View - Northeast CornerDrawn by: sksChecked by: sksDate | Draft:1-18-2022 Preliminary Plat Review Setcopyright © 2022 studio gro, pllcLANDSCAPE PLAN-RENDERED PLAN VIEWL-03Corcoran II SƵbstation CORCORAN, MN Owner:Wright-Hennepin ElectricRockford, MN3-14-2022 Revised Per City Review Western Property LineNorthern Property LineEastern Property LineSouthern Property LineDrawn by: sksChecked by: sksDate | Draft:1-18-2022 Preliminary Plat Review Setcopyright © 2022 studio gro, pllcLANDSCAPE PLAN-RENDERED SECTIONSCorcoran II SƵbstation CORCORAN, MN Owner:Wright-Hennepin ElectricRockford, MNL-043-14-2022 Revised Per City Review Corcoran II Substation Outbuilding Material Board Wall Materials: The walls of the outbuilding will be constructed of a splitface or textured concrete block. There are several pigments available for these blocks. We plan on using the ‘Natural Gray’ color but are open to alternatives. Outside face of textured block Pigments available for splitface concrete block. We plan on using ‘Natural Gray’ for our outbuilding. Roofing Materials: The roof of the outbuilding will be sheathed with painted steel roofing. We will be using roofing that is like what is shown below. We plan on using ‘Ash Gray’ roofing panels but are open to alternatives. Ribbed metal roofing of a similar type will be used in construction. Ribbed metal roofing comes in a variety of colors which can be changed to suit the design requirements.We plan on using ‘Ash Gray’ roofing. Chain Link Fence Slatting: If required, Wright-Hennepin will install chain link fence slatting to help block the view of the interior of the substation. The project will require approximately 710 feet of slatting. We would install beige slatting but would be open to other colors if beige is unacceptable. A sample of the slatting is shown below. Cross-section of slatting Parking Lot Illumination: For lighting the parking lot, we will be placing two pole-mounted “cobra head” style lights. These lights will have either brown or gray exterior paint and be 162 wa tts. They will be mounted on wood or fiberglass poles. The poles will be 30 feet long and be buried at 10% of their length + 2 feet. The fixture heights will be at 27 feet. Cobra head light mounted on wooden pole. Detail of cobra head light. Security Illumination: For security lighting, we will use two twin LED lights with a motion sensor mounted above the doors of the outbuilding. One will be pointed towards the parking lot and the other will be pointing towards the interior of the substation. The lights are 26.6 watts. The sensors are adjustable for time, sensitivity and distance and can detect occupancy up to 72’ away. We plan on installing dark bronze fixtures. Lights will have a shutoff on the inside of the outbuilding in the event that an issue arises. This twin LED light is the style we plan on installing. Sensor detail Sensor control detail From:Natalie Davis To:Kevin Shay; Kendra Lindahl, AICP Subject:FW: Examples of stone fencing Date:Friday, March 25, 2022 3:51:49 PM Kevin, Below are links to examples of screening for WHE from Councilor Nichols. Thanks, Natalie Davis McKeown Planner Direct: 763-258-4272 From: Jeremy Nichols <jnichols@corcoranmn.gov> Sent: Friday, March 25, 2022 2:04 PM To: Natalie Davis <ndavis@corcoranmn.gov>; Jessica Beise <jbeise@corcoranmn.gov> Cc: Dean Jacobs <lazyj1995@outlook.com> Subject: Examples of stone fencing After the meeting yesterday I started looking for attractive fencing to consider. I found at least 2 sets that seemed promising and wanted to share them. Thanks very much, Jeremy Nichols https://www.vinylfenceanddeck.com/products/simulated-stone-fence/ https://theamericanfencecompany.com/2018/10/26/american-fence-company-partners-with-aftec- for-ultimate-security/ View from Larkin Road: Concrete WallView from Larkin Road: Slatted Fence + VegetationView from CR 116: Concrete WallView from CR 116: Slatted Fence + VegetationView from Larkin Road: Fence + VegetationView from CR 116: Fence + VegetationDrawn by: sksChecked by: sksDate | Draft:1-18-2022 Preliminary Plat Review Setcopyright © 2022 studio gro, pllcLANDSCAPE PLAN-RENDERED SECTIONSCorcoran II SƵbstation CORCORAN, MN Owner:Wright-Hennepin ElectricRockford, MNL-053-14-2022 Revised Per City Review3-14-2022 RenderingsL-04 View from Larkin Road: Concrete WallView from CR 116: Concrete WallDrawn by: sksChecked by: sksDate | Draft:1-18-2022 Preliminary Plat Review Setcopyright © 2022 studio gro, pllcLANDSCAPE PLAN-RENDERED SECTIONSCONCRETECorcoran II SƵbstation CORCORAN, MN Owner:Wright-Hennepin ElectricRockford, MNL-053-14-2022 Revised Per City Review3-14-2022 Renderings View from Larkin Road: Slatted Fence + VegetationView from CR 116: Slatted Fence + VegetationDrawn by: sksChecked by: sksDate | Draft:1-18-2022 Preliminary Plat Review Setcopyright © 2022 studio gro, pllcLANDSCAPE PLAN-RENDERED SECTIONSSLATTED FENCECorcoran II SƵbstation CORCORAN, MN Owner:Wright-Hennepin ElectricRockford, MNL-063-14-2022 Revised Per City Review3-14-2022 Renderings View from Larkin Road: Fence + VegetationView from CR 116: Fence + VegetationDrawn by: sksChecked by: sksDate | Draft:1-18-2022 Preliminary Plat Review Setcopyright © 2022 studio gro, pllcLANDSCAPE PLAN-RENDERED SECTIONSFENCECorcoran II SƵbstation CORCORAN, MN Owner:Wright-Hennepin ElectricRockford, MNL-073-14-2022 Revised Per City Review3-14-2022 Renderings Detail View: Slatted Fence + VegetationDetailed View: Concrete Wall + VegetationDrawn by: sksChecked by: sksDate | Draft:1-18-2022 Preliminary Plat Review Setcopyright © 2022 studio gro, pllcLANDSCAPE PLAN-RENDERED SECTIONSMATERIAL DETAILCorcoran II SƵbstation CORCORAN, MN Owner:Wright-Hennepin ElectricRockford, MNL-093-14-2022 Revised Per City Review3-14-2022 RenderingsL-08 Corcoran II Substation Screening Pre -cast/Cast in place---Wall Pictures Artist Renderings for Corcoran II While a concrete wall is being considered to reduce sound and improve aesthetics for the proposed Corcoran II Substation, it negatively impacts or hurts both. In addition, it reduces the safety and operational efficiencies needed to provide reliable power for residents of Corcoran. As such, a concrete wall introduces significant new risks while delivering no project benefits. NEGATIVE OPERATIONAL AND SAFETY IMPACTS • Using a concrete wall instead of a chain-link fence will require demolition of sections of the wall if crews need access to underground feeder lines or substation equipment for repairs and maintenance. • Demolishing a wall to access equipment would decrease Wright-Hennepin’s (WH) operational efficiencies, leading to increased electric outage time and increased repair costs. • A non-movable concrete wall would create potentially dangerous conditions for WH crews working around or near high-voltage equipment with large apparatuses. • A concrete wall will cause the transformer to run hotter (usually during peak periods) because air flow will be restricted. This means WH will need to incorporate additional fans for cooling, adding an additional risk component. • A concrete wall would reduce reliability in electric service when Corcoran residents need it most. UNATTRACTIVE AESTHETICS • A concrete wall is not in line with the city’s preferred “natural landscaping” requirements set forth by the city code. • A concrete wall creates an unattractive, unnatural aesthetic as illustrated in the provided slides. • An obtrusive concrete wall would provide no better screening as compared to the chain-link fence and extensive landscaping plan set forth in WH’s current plan. • A concrete wall creates greater opportunities for graffiti and vandalism. LACK OF NOISE BENEFITS • A concrete wall would not provide sound abatement benefits beyond WH’s current plan of a fence with slats along with extensive landscaping. • The use of a modern transformer and a buffered site design, as proposed in WH’s current plan, maintain sound levels that fall well below Minnesota Noise Standards (Minn R 7030) and city code. • WH is utilizing a transformer with sound specifications 5 dBA (decibels) below industry standards of 65 dBA at a 3-foot distance. To ensure this sound level, the manufacturer has certified and tested the transformer at a level of 53.1 dBA, which is better than the specification requirements. • The sound of vehicles on County Road 116 will be louder than any noise from the substation. Comparing sound levels at a location where a trail could be located in the linear parkway (halfway between substation and County Road 116 – 150 feet from both), a car driving 55 mph will produce 53 dBA while one transformer will produce 20 dBA. The sound of a whisper registers 30 dBA. WH is unaware of any evidence that substantiates a case for a concrete wall. For all these reasons identified above, WH believes a concrete wall for the Corcoran II Substation is a poor idea. Why a concrete wall at the Corcoran II Substation doesn’t work Expected sound levels based on certified test results of transformer. WHAT IS A DBA? • dBAs are an expression of the relative loudness of sounds in air as perceived by the human ear. • A normal conversation occurs at 55 dBA. • For comparison, the existing Corcoran Substation transformer operates at 69 dBA. 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. TO: Corcoran Planning Commission FROM: John Burbank through Kendra Lindahl, Landform DATE: March 30, 2022, for the April 07, 2022 Planning Commission Meeting RE: Request for Site Plan, Interim Use Permit and Variances for Westside Wholesale Tires storage located at 19950 75th Avenue North (PID 26-119-23-14-0018) (City file 22-011) 120-DAY REVIEW DEADLINE: June 18, 2022 1.Application Request The applicant has requested approval of a site plan, an interim use permit (IUP) to allow outside storage and parking as a principal use and two variances. Approval of the IUP would resolve a code violation on the property. 2. Background Westside Tire is zoned C-1 (Neighborhood Commercial). The subject parcel at 19950 75th Avenue is zoned I-1 (Light Industrial). On April 14, 1988, the City Council approved a CUP and site plan to construct the 8,000 sq. ft. principal structure for Westside Tire with no outside storage (Resolution 1988-28). The parking that was shown on the approved site plan was deemed at the time to satisfy the parking needs for the site. Over time, Westside began outside storage on the site in the approved parking areas and expanded to storage and parking on the 19950 75th Avenue parcel in violation of City Code standards. The City and developer have been working to resolve these code violations. On March 11, 2021, the Council reviewed a proposal from the applicant and indicated support to change the Zoning Ordinance to allow parking and outside storage as a principal use. The applicant then submitted a request that the City consider amending the Zoning Ordinance to allow outside storage and parking as a principal use in the I-1 zoning district. The City Code was amended in June of 2021(Ordinance 417) and the applicant has been working since that time to prepare an application for approval. 3.Context Zoning and Land Use The site is zoned L-I Light Industrial, and the Comprehensive Plan also designates the property as Light Industrial. Agenda Item: 6b. Westside Tire IUP, SP and Variance (22-011) 2 April 7, 2022 Surrounding Properties The adjacent properties south of 75th Avenue are also guided and zoned as Light Industrial (L-I.) The Westside Tire Parcel to the North of 75th Avenue and the one closest to CR116 Are guided as Commercial and zoned as Neighborhood commercial (C-1). Natural Characteristics of the Site There are no natural resources identified for the property in the NRI (Natural Resource Inventory). However, there is a wetland identified on the site. and existing trees on the southern portion of the site. The wetland and the trees will not be disturbed as a component of the planned construction and should be protected from negative impact by the proposed erosion control fencing to be installed at the grading limits which is located north of the trees and wetland. 4. Analysis of Request A. Level of City Discretion in Decision-Making The City’s discretion in approving a site plan is limited to whether or not the plan meets the standards outlined in the Zoning Ordinance. If it meets these standards, the City must approve the site plan amendment. The City’s discretion in approving or denying an interim use permit is limited to whether or not the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the interim use permit. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. Site Plan The request includes a paved parking area, a gravel unloading area for heavy equipment and screened outside storage. The purpose of the request is to remove all outside storage from the property at Westside Tire at 19925 75th Avenue North (which is not permitted) and the storage on the subject property and place all materials in screened outside storage area. The outside storage area south of the new parking lot would be approximately 13,042 sq. ft. (70.5’ x 185’). Parking All parking areas are required to have a perimeter of poured, cast in place concrete curb. The plans show this around the parking area with the exception of the equipment unloading area (labeled as temporary equipment storage). When Westside Tire’s 1992 approval was granted, the site showed 33 parking spaces, which complied with the ordinance at the time. This exhibit from the City file is attached. Westside Tire IUP, SP and Variance (22-011) 3 April 7, 2022 The applicant’s plan states that the Westside Tire site is 14,715 sq. ft. warehouse, 3,375 sq. ft. retail and 1,800 sq. ft. office, but does not provide an exhibit to show that breakdown for staff to confirm. They indicate that the current City Code requires a total of 54 parking stalls (three of which must be accessible). However, the Code allows a 10% reduction of floor area when calculating parking spaces so it is possible that fewer spaces are required. The plans show 20 parking stalls on the Westside Tire site when the outside storage is removed and 34 stalls on the subject property for a total of 54 stalls. However, the parking does not meet the standards in Section 1060.060 of the Zoning Ordinance and the following changes are required: a. Three accessible parking spaces must be provided on the Westside Tire site at 19925 75th Avenue. b. All drive aisles must be a minimum of 26 feet wide. This will require removal of the two stalls at 19925 75th Avenue adjacent to the island and 4-6 stalls on the subject property unless: i. The storage area is shifted south or ii. The Council allows the site less than 54 parking spaces based on the fact that when the use was originally approved only 33 spaces were required. iii. Some additional parking stalls may be located on the north lot as well by expanding some the proposed parking areas. c. The applicant has requested a variance from the 50-foot front yard setback requirement. This is discussed later in the staff report. Staff has included conditions requiring compliance with the accessible parking stalls, drive aisle width and revising the plan to provide 54 parking stalls that comply with the ordinance standards. • The Planning Commission should discuss whether they would support any flexibility from the 54 parking stall standard for this use, which was established prior to adoption of the current ordinance standards. The fence to the east of the parking area must be shifted to the edge of the parking lot to ensure that parking or storage does not encroach beyond the permitted area. The gravel between the east edge of the parking lot and the east property line must be removed and restored to turf. This reduction in impervious area can then be applied to the storage area to allow full utilization of that area. Snow storage areas must be shown on the plans in an area that does not reduce the required number of parking stalls. Landscaping The applicant has provided no landscaping with their submittal. They are proposing to screen the outside storage area with a 7-foot tall chain link with brown privacy slats. The fence is shown on the east side of the parking lot and on the north, south and east side of the outside storage area. This does not comply with ordinance requirements, which requires outside storage to be fully screened on all four sides. Staff has included adding a screening fence at the west end of the outside storage area as a condition of approval. The City has historically required outside storage areas to be screened with fencing and landscaping added to soften the appearance of the fencing. Staff recommends landscaping be added to the Westside Tire IUP, SP and Variance (22-011) 4 April 7, 2022 perimeter of the parking and storage areas on the north, west and east side with trees spaced 30 feet on center. Section 1060.070, Subd. 2.J.2 requires “Parking areas with 4 or more stalls shall be screened from properties guided or zoned residential and from public streets. Screening to a height of at least 3 feet shall be provided to screen vehicle headlights.” No landscaping has been provided. While no vehicle headlights will face 75th Avenue, staff recommends landscaping be added to the front yard to help screen the parking area. • Planning Commission has some discretion in determining how screening is provided and should provide direction about the amount of landscaping required. Streets/Access The site currently has one curb cut on 75th Avenue. City files show no record of a driveway permit being issued. The site should be brought into compliance with current standards. The applicant has requested a variance from the curb cut standards and that is discussed later in the report. There is a private access easement across the eastern 15 feet of this property. The easement must remain free of any obstruction. The plans must be revised to remove the equipment storage area from this easement. All gravel must be removed from this easement and restored with turf. Utilities Sanitary sewer and water were stubbed to the site from 75th Avenue as part of the downtown improvement project. No service is needed for the proposed use. There is a gas line and an associated easement dissecting the property east to west along the rear property line. Lighting No lighting is planned on the site. Parks and Trails The Comprehensive Plan shows no public trails on the property, but there is an existing snowmobile trail that is located north of the tree line on the property. Stormwater Management The proposed grading is below the watersheds established threshold of one acre which would require the installation of surface water management improvements and water treatment and rate control. The proposed site plan identifies a combination of concrete curbing and sheet drainage in lieu of stormwater catch basins and piping. Any increase in the impervious surface area would trigger this ponding requirement, so ensuring that the outside storage area does not expand is important. Staff believes that some impervious surface Westside Tire IUP, SP and Variance (22-011) 5 April 7, 2022 on the east side of the site should be removed and could be added in the storage area to allow slightly more surface for storage. Interim Use Permit for Outside Storage The applicant is requesting an interim use permit to allow outside storage as a principal use. Section 1040.125, Subd. 5(B) allows Outside Storage as a principal use, subject to the following: 1. The use is to provide supplemental outside storage to another property in the immediate vicinity, under common ownership, which is separated from that use by a public street, prohibiting the properties from being combined as a single parcel. For the purposes of this paragraph, properties in the “immediate vicinity” of one another shall be those which would be contiguous but for the existence of a single public street between them. The site complies. 2. No motor vehicle repair work of any kind shall be permitted in the outside storage area. The site will comply and staff has included this as a condition of approval. 3. All exterior storage shall be screened so as not to be visible from adjoining properties and public streets. Screening must be in compliance with Section 1060.070, Subd. 2.J. of the ordinance. Staff finds that the site does not comply. The west edge of the outside storage area must be fenced to comply with ordinance requirements. As noted earlier, staff recommends landscaping around the perimeter of the site to screen the parking area and soften the appearance of the fence. Enclosing the entire outside storage area will ensure that the storage does not expand. Furthermore, the removal of the gravel from the east side of the property could be placed in the storage area to expand that area. The fencing must be located at the edge of the gravel area so storage does not expand to unimproved areas. 4. The height of stored materials shall be no higher than the screening. The site will comply and staff has included this as a condition of approval. 5. Outside storage areas and any required screening fence shall meet all parking setback requirements for the district. If the area labeled as “temporary equipment storage” is only used for loading and unloading, the site will comply. Staff has included this as a condition of approval. 6. Storage area is blacktop or concrete surface unless another surface is specifically approved by the City Council. The site does not comply; however, the Council may allow the gravel surface as shown by the applicant. Staff has no objection if the area is fully enclosed. Westside Tire IUP, SP and Variance (22-011) 6 April 7, 2022 7. With the exception of parking signage permitted or required by section C, below, no signage shall be permitted for the site. The site appears to comply. The plans show a parking sign on the property, but no details have been provided. 8. Outside storage shall be exclusively for items directly related to the principal business to which the use provides supplemental storage, as required by B.1., above. The principal business must qualify as an allowed use within the district. The provision of supplemental storage for businesses or properties other than the principal business is prohibited. The outside storage is directly related to Westside Tires operations. All outside storage shall be eliminated from the Westside Tire lot and stored in the fully enclosed outside storage area on the subject property. Interim Use Permit for Parking The applicant is requesting an interim use permit to allow parking as a principal use. Section 1040.125, Subd. 5(C) allows Parking as a principal use, subject to the following: 1. The use is to provide supplemental parking to another property in the immediate vicinity, under common ownership, which is separated from that use by a public street, prohibiting the properties from being combined as a single parcel. For the purposes of this paragraph, properties in the “immediate vicinity” of one another shall be those which would be contiguous but for the existence of a single public street between them. The site complies. 2. Parking and drive aisles must be paved with curb and gutter and comply with the standards in Section 1060.060 of the ordinance. The site complies. 3. Parking, drive aisles and loading areas shall meet the setback requirements in Section 1060.060 of the ordinance. The site does not comply. As noted earlier in the staff report, the site plan must be revised to provide a minimum 26 foot wide drive aisles on both parcels. The site plan must be revised provide accessible parking stalls. The applicant has provided calculations representing that that 54 parking stalls are required. The storage area will need to be shifted south to accommodate the parking. However, staff recommends that the applicant provide an exhibit of the building areas to ensure that parking calculations followed the city standards and deducted 10% from the gross floor area and provided the number required by Section 1060.060. Westside Tire IUP, SP and Variance (22-011) 7 April 7, 2022 Staff believes that Westside Tire was permitted with 33 parking spaces and could continue to operate on the existing site with 33 parking spaces. Therefore, the City could offer flexibility for the applicant to provide more than 33 but less than 54 parking spaces between the two parcels. 4. Parking and loading areas shall be screened from properties guided or zoned residential and from public streets. Screening to a height of at least 3 feet shall be provided to screen vehicle headlights. Staff finds that the site does not comply. The west edge of the outside storage area must be fenced to comply with ordinance requirements. As noted earlier, staff recommends landscaping around the perimeter of the site to screen the parking area and soften the appearance of the fence. 5. Any proposed access onto a public street must comply with Section 945.010, Subd. 5 (Engineering Design Standards). The site does not comply. The applicant has requested a variance, which is discussed later in the staff report. 6. Parking shall be exclusively for employees and customers of the principal business to which the use provides supplemental parking, as required by C.1., above. The City Council may require the placement of signage on the property providing notice of this restriction. The principal business must qualify as an allowed use within the district. The provision of supplemental parking to businesses or properties other than the principal business is prohibited. The site complies. 7. Vehicles parked for more than 72 hours shall be considered a storage nuisance and must be moved to an approved, screened storage area. The site will comply and staff has included this as a condition of approval. 8. Gravel off-loading areas for heavy equipment may be permitted by the City Council if documented demand is provided, the applicant can ensure that no damage will be done to City streets and the off-loading area meets all parking setback requirements for the district. The applicant is proposing a gravel “temporary equipment storage area.” This would be prohibited. However, a gravel unloading area would be permitted. The plan label shall be revised. The plan does not comply with the setback standards. A variance from the front yard setback is requested and discussed later in the staff report. All gravel must be removed from the 15-foot access easement and restored to turf. This would bring the area into compliance with the side yard setback requirements. 9. Directional signs as allowed by Chapter 84 of the code would be allowed with City approval. No other signage shall be permitted for the site, except parking restriction signs required by the City Council pursuant to C.6, above. Westside Tire IUP, SP and Variance (22-011) 8 April 7, 2022 The site complies and shows only a parking sign. Parking Setback Variance The applicant’s narrative requests a variance to allow a 35-foot front yard setback where 50 feet is required. The burden of proof is on the applicant to show that all of the following criteria have been met: 1. That there are practical difficulties in complying with the Zoning Ordinance. The applicant indicates that a practical difficulty is created by the location of the seasonal snowmobile trail, which prevents the improvements from sliding any further south. However, staff notes that snowmobile trails are not permanent and could be shifted south next year into the tree area. Shifting the snowmobile trail south could require some tree removal, but may be able to wind through the trees with only removal of underbrush. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. This is a vacant lot with no improvements and has no physical site constraints that are unique to the property. The snowmobile affects other properties in the area. The other properties on 75th Avenue to the west comply with the 50-foot front yard setback. However, the Commission could find that the snowmobile trail is a unique constraint. 3. That the granting of the variation will not alter the essential character of the locality. Granting the setback variance will alter the essential character of the locality. The two lots directly west of the site comply with the setback requirements and reducing it for this site will create an inconsistent street edge. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The proposed setback variance would not be in harmony with the purpose and intent of the ordinance. However, the existing condition is also not in harmony with the purpose and intent of the ordinance and approving a site plan and IUP for a parking lot and screened outside storage is in the communities best interest. 5. The variance is consistent with the Comprehensive Plan. The variance would allow development that is consistent with the commercial uses anticipated in the comprehensive plan, but not the I-1 district standards. Westside Tire IUP, SP and Variance (22-011) 9 April 7, 2022 6. The City may impose conditions on the variance to address the impact of the variance. If the City approves the variance, staff recommends that trees and shrubs be planted in the front yard to off-set the loss of green space. Curb Cut Variance The applicant’s narrative requests a variance to allow a 71-foot curb cut where a maximum of 32 feet is allowed. Cities have limits on the number of curb cuts onto public streets and the width of these curb cuts (or driveways) for a variety of reasons, but the primary reason is public safety. The City manages the size of the curb cuts to ensure limited access points that are clearly demarcated so that it is clear to motorists and pedestrians where the access (i.e. conflict point) is located. The City Code adopts the City Engineering Design Standards by reference. This document limits residential driveway widths (i.e. curb cuts) to a maximum width of 25 feet and commercial/industrial curb cuts to a maximum width of 32 feet. While many new developments request wider curb cuts (NAPA, Nelson International and others), the City has consistently put public safety first and not granted variances. The burden of proof is on the applicant to show that all of the following criteria have been met: 1. That there are practical difficulties in complying with the Zoning Ordinance. The applicant indicates that there are practical difficulties because they accept tractor/trailers more than 100 feet long. While there may be an occasional delivery from a vehicle of that size, they are unusual. A number of businesses in town also have occasional large vehicles, but a standard vehicle is a WB-50 or WB-67 as shown the staff exhibit, not the WB-92 shown on the applicant’s plans. The plans should be updated to show turning radii movements for a standard WB-67 vehicle in the site. The applicant has not provided any data to indicate that there a practical difficulty. Public Safety has indicated that they would support a temporary unloading on the City street upon notification that a WB-92 will be making a delivery to Westside Tire. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. There are no unique conditions. There are other businesses in the City who sell and repair tractor/trailers on sites that comply with City curb cut standards. 3. That the granting of the variation will not alter the essential character of the locality. Westside Tire IUP, SP and Variance (22-011) 10 April 7, 2022 Granting the variance will alter the essential character of the locality and will reduce safety on the public street. If this project is approved to solve the code issues, it should also bring the access into compliance with all standards. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The proposed variance would not be in harmony with the purpose and intent of the ordinance. 5. The variance is consistent with the Comprehensive Plan. The variance would not be consistent the comprehensive plan transportation safety goals. 6. The City may impose conditions on the variance to address the impact of the variance. Staff does not recommend approval of the request. 5. Summary Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Zoning Plan and Zoning Ordinance and finds that the standards for a site plan and IUP have been met with conditions. The proposal would resolve a long standing code violation and allow this long standing Corcoran business to improve their operations. However, staff does not believe the variance standards have been met. The conditions may result in changes to the site plan, but staff believes the issues can be resolved to move forward with the development. Staff finds that the variance standards have not been met and recommends denial of the requested variance. If the Planning Commission finds that the variance standards have been met, they should recommend approval and direct staff to modify the draft resolution. 6. Recommendation Move to recommend: a. Approval of the resolution approving the site plan and interim use permit b. Denial of the setback variance and c. Denial of the curb cut variance. Westside Tire IUP, SP and Variance (22-011) 11 April 7, 2022 Attachments 1. Draft Resolution approving the site plan and interim use permit 2. Draft Resolution denying the Parking Setback Variance 3. Draft Resolution denying the curb cut variance 4. Site Location Maps 5. Engineer’s memo dated March 28, 2022 6. Public Safety Comments dated March 30,2022 7. IUP narrative 8. Variance narrative 9. Civil Plans dated February 18, 2022 10. Variance request location detail 11. WB-50 and WB-67 Vehicle Configuration Exhibit 12. 1992 Westside Tire Approved Plans City of Corcoran April xx, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 1 of 4 Motion By: Seconded By: APPROVING AN INTERIM USE PERMIT AND A SITE PLAN APPLICATION FROM WESTSIDE WHOLESALE TIRES LOCATED AT 119925 75TH AVENUE (PID 26-119-23-14- 0018) (CITY FILE 22-011) WHEREAS, Westside Wholesale Tire (“the applicant”) has requested approval of an interim use permit and site plan for outside storage and parking on property legally described as follows: Lot 5, Block 4 Countryside Plaza 2nd Addition, Hennepin County, Minnesota. WHEREAS, the Planning Commission reviewed the variance at a duly called public hearing. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions: 1. A site plan and interim use permit are approved as shown on application and plans received by the City o on February 2, 2022, February 4, 2022 and February 18, 2022, except as amended by this resolution. 2. The applicant must comply with all conditions in the City Engineer’s memo dated March 30, 2022. 3. The applicant must comply with the Public Safety Plan Review comments dated March 30, 2022. 4. An interim use permit is granted to allow parking and outside storage as a principal use, subject to the conditions in this approval. a. No motor vehicle repair work of any kind shall be permitted in the outside storage area. b. All exterior storage shall be screened so as not to be visible from adjoining properties and public streets. Screening must be in compliance with Section 1060.070, Subd. 2.J. of the ordinance. c. The height of stored materials shall be no higher than the screening. d. Storage area on a gravel area enclosed by a screening fence is specifically approved by the City Council. e. Outside storage shall be exclusively for items directly related to the principal business (Westside Tire). Storage for businesses or properties other than the principal business is prohibited. All outside storage shall be eliminated from the Westside Tire lot and stored in the fully enclosed outside storage area on the subject property. City of Corcoran April xx, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 2 of 4 f. Parking, drive aisles and loading areas shall meet the setback requirements in Section 1060.060 of the ordinance. g. Parking and loading areas shall be screened from properties guided or zoned residential and from public streets. Screening to a height of at least 3 feet shall be provided to screen vehicle headlights. h. Any proposed access onto a public street must comply with Section 945.010, Subd. 5 (Engineering Design Standards). i. j. Parking shall be exclusively for employees and customers of the principal business (Westside Tire). Signage shall be provide notice of this restriction. Supplemental parking to businesses or properties other than the principal business is prohibited. k. Vehicles parked for more than 72 hours shall be considered a storage nuisance and must be moved to an approved, screened storage area. l. Gravel off-loading areas for heavy equipment is permitted, but must revised to comply with the conditions of this resolution. 5. The parking lot front setback shall be increased to 50 feet, except that the gravel equipment loading area may be located within this setback. a. The setback for this area must be dimensioned on the plans. b. An encroachment agreement may be required. 6. The plans must be revised to comply with the following: a. Parking must be shown for the subject property and the Westside property on a single plan sheet. b. Parking calculations must be detailed showing building areas with sq. ft. and the formula used to calculated the required number of parking stalls. c. Accessible parking stalls must be shown on the plans. d. All drive aisles must be a minimum of 26 feet wide. e. Complying these standards will result in either: i. The loss of parking stalls or ii. A shift of the parking and storage areas to the south iii. Some parking may be added to other areas of the Westside parcel. f. Upon receipt of a revised plan, the City Council may allow less than 54 parking stalls for this existing business as a non-conforming use. 7. The 15-foot wide access easement on the east lot line remain unobstructed. a. All gravel must be removed and restored to turf. b. The temporary equipment storage area must be removed from this area. 8. The plans shall be updated to change the “temporary equipment storage” label to “equipment loading area.” 9. The entire storage area shall be fenced and screened. The plans must be revised to add fencing on the west at the edge of the gravel storage area to contain the storage. City of Corcoran April xx, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 3 of 4 10. The fencing on the east side of the parking lot shall be located directly adjacent to the bituminous parking surface. The area east of the fence must be restored to turf. The gravel removed from this area may be added to the proposed storage area to expand the storage without increasing impervious surface. 11. Snow storage areas must be shown on the site plan. 12. A combination of fencing and landscape screening shall encompass all sides of the parking lot and storage area not encumbered by an easement. a. Trees shall be planted 30 feet on center on the north, east and west sides of the parking and storage areas. b. Landscaping meeting City code requirements shall be installed in the front yard setback area along the entire width of the lot adjacent to 75th Avenue. 13. No vehicle parking or unloading shall be allowed on 75th Avenue. a. Public safety may permit a temporary unloading on the City street upon notification that a WB-92 vehicle will be making a delivery to Westside Tire. 14. The open storage items shall be arranged and stored neatly. 15. The site shall not be utilized as a junkyard or auto salvage operation. 16. The gravel storage area surface in the fenced storage area shall be maintained in accordance with City standards. 17. FURTHER, that the following conditions be met prior to making improvements on site: a. The developer shall enter into a site improvement agreement and submit a financial guarantee for the proposed work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. b. The developer shall submit a complete set of revised plans showing compliance with the approval conditions in this resolution. c. The developer shall record the approving resolution and any other associated documents Hennepin County and provide proof of recording to the City. 18. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. 19. All tires, abandoned vehicles and other exterior storage shall be removed from the property located at 119925 75th Avenue North within one month of the completion of the parking lot striping and screening fence installation, or it shall be grounds for review and potential revocation of the interim use plan approval by the City Council. 20. The interim use shall terminate on the happening of any of the following events, whichever occurs first: City of Corcoran April xx, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 4 of 4 a. A violation of conditions under which the permit was issued. b. The interim use permit allowed parking and outside storage as a principal use related to the business operations at 19925 75th Avenue. The sale of either the property at 19925 75th Avenue or 19950 75th Avenue to a different entity will terminate the IUP. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this xx day of April 2022. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran April xx, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 1 of 2 Motion By: Seconded By: A VARIANCE APPLICATION FROM WESTSIDE WHOLESALE TIRES LOCATED AT 119925 75TH AVENUE NORTH (PID 26-119-23-14-0018) (CITY FILE 22-011) WHEREAS, Westside Wholesale Tire (“the applicant”) has requested approval of a variance to allow a 35-foot parking lot front yard setback variance on property legally described as follows: Lot 5, Block 4 Countryside Plaza 2nd Addition, Hennepin County, Minnesota. WHEREAS, the Planning Commission reviewed the variance at a duly called public meeting. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA: 1. The review was based on the application and plans received by the City on February 2, 2022, February 4, 2022 and February 18, 2022. 2. The variance to allow a 35-foot front yard setback where 50 feet is required, is denied based on the following findings: a. There are no practical difficulties in complying with the Zoning Ordinance. The applicant could slide the parking south 15 feet and relocate the seasonal snowmobile trail. b. The conditions upon which a petition for a variation is based are not unique to the parcel of land for which the variance is sought and were not created by the landowner. This is a vacant lot with no improvements and has no physical site constraints that are unique to the property. The snowmobile affects other properties in the area. The other properties on 75th Avenue to the west comply with the 50-foot front yard setback. c. Granting the setback variance will alter the essential character of the locality. he two lots directly west of the site comply with the setback requirements and reducing it for this site will create an inconsistent street edge. d. The proposed variance would not be in harmony with the general purposes and intent of the Ordinance. e. The variance would allow development that is consistent with the commercial uses anticipated in the comprehensive plan, but not consistent with I-1 district standards. 3. The variance to allow a gravel off-loading area as shown on the plans is approved, based on the following findings and conditions: a. There is a practical difficulty in complying with the setback requirements for when unloading heavy equipment that will be serviced across the street. City of Corcoran April xx, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 2 of 2 b. The conditions are unique to the site and the business operations of Westside Tire. c. Granting the variance will not alter the essential character of the area. d. The proposed variance would be in harmony with the general purpose of the ordinance which allows unloading of equipment and then transfer to a site across the street for service. e. The variance would allow development that is consistent with the commercial uses anticipated in the comprehensive plan. f. As a condition of the variance approval, no on street parking of trucks, vehicles or equipment related to the Westside Tire business shall be permitted, except that if a delivery is scheduled on a WB-92 truck the landowner shall notify the Corcoran police department in advance and may be allowed temporary parking in the street to unload. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this xx day of April 2022. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran April xx, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 1 of 2 Motion By: Seconded By: DENYING A VARIANCE APPLICATION FROM WESTSIDE WHOLESALE TIRES LOCATED AT 119925 75TH AVENUE NORTH (PID 26-119-23-14-0018) (CITY FILE 22-011) WHEREAS, Westside Wholesale Tire (“the applicant”) has requested approval of a variance to allow a 71-foot wide curb cut on property legally described as follows: Lot 5, Block 4 Countryside Plaza 2nd Addition, Hennepin County, Minnesota. WHEREAS, the Planning Commission reviewed the variance at a duly called public meeting. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA: 1. The review was based on the application and plans received by the City on February 2, 2022, February 4, 2022 and February 18, 2022. 2. The variance to allow a 71-foot side curb cut where a maximum of 32 feet is allowed, is denied based on the following findings: a. There are no practical difficulties in complying with the Zoning Ordinance. The applicant has not provided any data to indicate that there a is practical difficulty for typical deliveries. Public Safety has indicated that they would support a temporary unloading on the City street upon notification that a WB-92 vehicle will be making a delivery to Westside Tire. b. That the conditions upon which a petition for a variation is based are not unique to the parcel of land. There are other businesses in the City who sell and repair tractor/trailers on sites that comply with City curb cut standards. c. Granting the variance will alter the essential character of the locality and will reduce safety on the public street. If this project is approved to solve the code issues, it should also bring the access into compliance with all standards. d. The proposed variance would not be in harmony with the purpose and intent of the ordinance. e. The variance would not be consistent the comprehensive plan transportation safety goals. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean City of Corcoran April xx, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 2 of 2 Whereupon, said Resolution is hereby declared adopted on this xx day of April 2022. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director SITE Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. CASE COR 22-11 • 03/22/2022 WEST SIDE TIRE SITE PLAN LOCATION Hennepin County Property Map Date: 3/31/2022 Comments: 1 inch = 400 feet PARCEL ID: 2611923140018 OWNER NAME: L G Leuer & D A Leuer Trstes PARCEL ADDRESS: 19950 75th Ave N, Corcoran MN 55340 PARCEL AREA: 1.47 acres, 64,047 sq ft A-T-B: Abstract SALE PRICE: $48,000 SALE DATA: 05/2004 SALE CODE: Vacant Land ASSESSED 2021, PAYABLE 2022 PROPERTY TYPE: Land - Industrial HOMESTEAD: Non-Homestead MARKET VALUE: $192,000 TAX TOTAL: $10,119.90 ASSESSED 2022, PAYABLE 2023 PROPERTY TYPE: Land Industrial HOMESTEAD: Non-Homestead MARKET VALUE: $248,000 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2022 Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Case COR 22011 • 03.31.2022 Westside Tire 2020 Ortho Photo Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. CASE COR 22-11 • 03/21/2022 WEST SIDE TIRE VARIANCE LOCATIONS V1 V2 Memo To: Kevin Mattson, City of Corcoran From: Kent Torve, PE, City Engineer Steve Hegland, PE Project: Westside Tire – Site Plan Review Date: March 30, 2022 Exhibits: This Memorandum is based on a review of the following documents by VAA Engineering: 1. Civil Package for Parking Improvements Westside Tire by VAA Revision Dated 02/18/2022 Comments: General: 1. In addition to engineering related comments per these plans, the proposed plans are subject to addition planning, zoning, land-use, and other applicable codes of the City of Corcoran. 2. For any site activity (demo, grading, utilities, etc.) no closures or restrictions of any kind shall be imposed upon the public use of 75th Ave N. without the City’s permission. o Should any lane restrictions be necessary, the Contractor shall notify the City at least seven days in advance and provide a Traffic Control Plan. 3. There is an existing access easement to the east of the southern parking area. This should be shown on the site plan and improvements should be kept outside of the easement. 4. Existing storm sewer exists down the western property line so any improvements should remain outside of the easement or may require an encroachment agreement. Erosion Control/SWPPP 1. The site improvements are identified is less than 1 acre. If for any reason site disturbance for the proposed improvements is greater than 1 acre, an MPCA construction permit shall be obtained and SWPPP shall be prepared for the site. Stormwater management requirements may also be necessary if site improvements are greater than 1 acre but are dependent on the type of improvement. The development shall meet a city and watershed stormwater requirements. March 30, 2022 Westside Tire Kevin Mattson Page 2 of 2 Transportation 1. The radii of the entrances are shown at 30’ which is the largest allowed per City Standards. 2. The entrance to the site should be no greater than 32’ as is the maximum size allowed without a variance. Consistent with the adjacent Napa site plan and others, this shall be measured at the end of the radius points within the site if the radius extends past the Right of Way line. 3. The applicant previously had shown turning movements into the site with a WB-67 semi which is the largest over the road semi-truck in most turning programs. Provide additional information on anticipated deliveries for larger semi vehicles. In the limited events that the larger trucks deliver materials, an alternate delivery plan could be coordinated with public safety. 4. The City of Corcoran Code 1060.060 Subd 3A requires that “off-street parking areas for non-residential uses have a perimeter of poured, cast in place, concrete curb around the entire parking lot and shall be surfaced with asphalt, concrete, or other surface as approved by the City Engineer. Such areas shall be graded and drained to dispose of all surface water without damage to adjoining property.” Curb and gutter is shown on the west side of the proposed lot and a portion of the eastern side. The curb and gutter should be added to the southern portion of the lot to be compliant with city code. 5. The rear of the parking area is identified as a gravel surface to be used for material storage. As this area is not identified for primary parking, this is considered in accordance with the city code and has previously been allowed in similar circumstances to not have perimeter curbing and a paved surface. The applicant should be limited in gravel to the areas shown in the plans. 6. The application shows proof of parking including two stalls adjacent to the island in the front. This does not leave adequate room for a drive aisle per city code. 7. The driveway culvert should be minimum of 15” per city standard details. During the downtown project, the apron was replaced in this area to replace in kind drainage. As part of this site plan review, the drive and apron should be installed to current standards. 8. The bituminous path between the site and property to the east “proposed Napa site” should be removed as this path will no longer be used for employee parking. 9. It is recommended that the gravel pad to the east of the fence be removed and additional gravel storage could be added to the fenced in area to the south of the lot. This would make for more logical use of storage. This would be consistent with previous outdoor storage approvals which requires the gravel storage to be provided in the rear. End of Comments Page 1 of 1 CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@ci.corcoran.mn.us / Web Site – www.corcoranmn.gov Memo To: Planning (Planners Lindahl and Davis) From: Lieutenant Burns Date: March 9, 2022 Re: City File 22-011 Westside Tire Variance A Public Safety plan review meeting was held on March 2nd, 2022. In attendance were: Director of Public Safety Matt Gottschalk, Lieutenant Ryan Burns, Fire Chiefs Brad Feist, Jeff Leuer and Construction Services Specialist Mike Pritchard. The comments below are based on the concept plans received by the City on February 23rd, 2022 1. This plan does not resolve any on street semi or vehicle parking which does impact pedestrian safety. With the new lot for customer and employee parking, staff recommends no on street parking. This allows for safe pedestrian crossing between the business and the offsite parking area. 2. Larger than standard sized tractor trailers, such as the vehicle indicated on Westside’s Site, Paving, and Utility Plan (i.e., WisDOT-WB-92 with an overall length of 103.5’ on drawing no. C201) can be parked on the street temporarily only if the Corcoran Police Department is notified in advance. Page 1 of 2 2300 Berkshire Lane North Suite 200 Plymouth, MN 55441 MEMORANDUM Date: February 2, 2022 To: City of Corcoran From: Westside Tire (Westside)/VAA, LLC Subject: Interim Use Permit Description Below is a description of the proposal to satisfy the Interim Use Permit. 4. A narrative describing the proposal: a. Nature of request: Since 75th Avenue runs between both of Westside Tire’s (Westside) properties 19925 and 19950, Westside is requesting a paved parking lot with a gravel area for loading/unloading heavy equipment on the 19950 property. This allows the equipment to be worked on or to work on the trailer used to haul the equipment. Additionally, Westside is requesting a 3-sided screened fenced area for outside storage. A 3-sided screened fence would face South, East, and North. The West would be facing Sunram Construction / Rocks and Blocks which already has a screened fence. Not connecting to Sunram Construction / Rocks and Blocks fence allows the snowmobile trail to pass through the West and South sides of 19950 property. It also allows for snow removal in the screened fence area. Therefore, Westside is requesting to allow parking and outside screened storage on 19950. This will relieve the pressure on 19925 for parking and provide space for outside storage on 19950. b. Impact on adjoining properties and mitigating measures to minimize impact: The proposed project has a positive impact on the adjoining properties, as it will relieve the parking pressure on the 75th Ave. The proposed parking lot will have fencing around three sides as described above, which will prevent headlight casting towards adjacent properties. c. Buildings to be constructed or utilized: NA d. Intended uses of buildings and property: There are no proposed buildings at 19950 75th Ave. This property will be used for parking and outside storage. e. Hours and days of operation: 7am to 5 pm M-F Sat 7am to Noon f. Number of employees: 25 g. Size of operation: NA h. Impact on traffic: The proposed project will have a positive impact traffic since there will be a defined parking lot. The proposed parking lot is also designed to accommodate large semis which prevents them from parking on 75th Ave. Page 2 of 2 2300 Berkshire Lane North Suite 200 Plymouth, MN 55441 i. Impact on septic and well: Not applicable since the well and septic are located at 19925, where there are no proposed improvements. j. Potential environmental impacts and measures to avoid or minimize the potential impacts: a) Land disturbance: Total land disturbance is less than one acre. Additionally, there is no net increase in imperious surface. Therefore, the stormwater runoff volume is not increasing. b) Construction activity: Erosion and sediment control BMP’s have been incorporated into the design to prevent sediment from leaving the site. c) The proposed project is not impacting the existing wetlands onsite. See variance document for further information. k. Proposed measures to provide buffering from proposed use to adjacent properties: a) Existing tree line on the southern edge of the property is left undisturbed to provide a natural buffer to the south. b) Fencing is proposed on three sides of the property to prevent the headlight glare to adjacent properties. l. Future expansion plans: Unknown at this time. m. Nature of other uses in the neighborhood: a) To the East of 19950 75th Ave: An undeveloped lot owned by Mr. Ebert b) To the South: MPH - a driveway contractor c) To the West: Sunram Construction and Rocks and Blocks d) To the North: Westside Tire Proper Page 1 of 4 2300 Berkshire Lane North Suite 200 Plymouth, MN 55441 MEMORANDUM Date: February 18, 2022 To: City of Corcoran From: Westside Tire (Westside)/VAA, LLC Subject: Requested Variances (Rev B) Below is a description of the four variances that Westside is seeking as part of the Land Use Application. 1. Driveway width at Right of Way (ROW): a. Practical difficulties in complying with Zoning Ordinance: Westside Tire (Westside) accepts tractor/trailers (semis) that are more than 100’ long. As the turning simulation indicates, this length of semi requires a minimum width of 45’ at the ROW to make the turn. Once the semi enters the parking lot, the trailer can be unloaded allowing maintenance to be performed. As a safety measure, an additional 26’ was added to the driveway width. This allows for a total width of 71’ at the ROW. Though the proposed width exceeds the city requirement of 32’, the additional width allows Westside to accept this length of semi all while allowing passenger vehicles to enter/exit the parking lot. b. Conditions for the petition are unique to the parcel of land: Westside is the only business in this area that accepts this length of semi. Therefore, this variation is unique to the business operations of Westside. Additionally, to serve its clients, loading & unloading specialized semi-trailers requires space that is unique to this site. For safety purposes of public and its employees, parcel of land in question had to be utilized to serve its clients. c. Variation approval will not alter the character of the locality: The adjacent properties (Sunram, Miller Bros, Ebert, etc.…) accept semi traffic, but not necessarily this length. The existing driveway entrance at this lot is approximately 70’, while the proposed entrance width of 71’. For these reasons, the proposed driveway width will not alter the character of the locality. d. The variance is in harmony with the general purposes and intent of the Ordinance: Knowing the city maximum driveway width of 32’ will not allow semis more than 100’ to enter the proposed parking lot, consideration was taken to determine the minimum that is required. As stated above, the minimum required driveway width is 45’ for the semis. To minimize the overall width, the driveway width for passenger vehicles was kept at 26’ (minimum drive isle dimension). Page 2 of 4 2300 Berkshire Lane North Suite 200 Plymouth, MN 55441 Therefore, the variance is following the general intent of the Ordinance while meeting the site/business constraints. e. The variance is consistent with the Comprehensive Plan: According to current and future Land Use maps, the zoning district will not be changing. Therefore, the variance is consistent with the Comprehensive Plan. f. The City may impose conditions on the variance to address the impact of the variance: Westside is willing to discuss with the City on any imposed conditions related to the variance. 2. Parking lot setback a. Practical difficulties in complying with Zoning Ordinance: The proposed variance is considering the following items and trying to preserve them to the greatest extent possible. a) Snowmobile trail b) Tree line c) Existing wetlands If the parking lot is shifted further south to become in compliance with city code, other items to consider are: 1) Outside storage area would be greatly reduced, which is against the purposes of the project. 2) The outside storage area would have to be built up (raised up 1’-2’) to prevent water from damaging the pavement. This would require significant earthwork and would negatively impact the items listed above. b. Conditions for the petition are unique to the parcel of land: The main purposes of the project are to create a dedicated parking lot and area for outside storage, both of which are to follow the city ordinance. However, Westside is trying to preserve the items listed in 2.a above. Additionally, due to the property dimensions and the required parking lot size, if the parking lot is shifted to meet the 50’ offset, the outside storage area becomes too small for Westside’s day to day operations. c. Variation approval will not alter the character of the locality: Though the proposed design is not in compliance with the city code, the design does include a dedicated parking lot for Westside’s staff and customers. The dedicated parking lot will have curb/gutter and will be paved with asphalt. Additionally, the proposed outside storage area will be fenced in. Therefore, the proposed design will improve the character of the locality compared to existing conditions. d. The variance is in harmony with the general purposes and intent of the Ordinance: The parking lot is setback as far as possible while providing an area for outside storage without impacting the existing tree line, snowmobile trail, and wetlands. Shifting the parking lot further south would cause negative impacts to the above listed items. Therefore, the proposed location of the parking lot is complying with the general intent of the Ordinance. Page 3 of 4 2300 Berkshire Lane North Suite 200 Plymouth, MN 55441 e. The variance is consistent with the Comprehensive Plan: According to current and future Land Use maps, the zoning district will not be changing. Therefore, the variance is consistent with the Comprehensive Plan. f. The City may impose conditions on the variance to address the impact of the variance: Westside is willing to discuss with the City on any imposed conditions related to the variance. 3. Curb and gutter around parking lot – proposed curb and gutter (including ribbon curb) has been previously approved by the city (see email 9.15.2021) a. Practical difficulties in complying with Zoning Ordinance: Curb and gutter is currently proposed around the north, east, and west sides of the parking lot. The western curb line is proposed to be a flat ribbon curb to promote drainage to the south and west along with allowing for snow removal practices (i.e., piling snow along western property line). A proposed fence (with privacy slats) is proposed along the southern edge of the parking lot. Adding curb and gutter to the southern edge of the parking lot would hinder drainage. b. Conditions for the petition are unique to the parcel of land: Due to several site constraints list below, Westside is proposing to become into compliance as much as possible and still allow for business operations. a) Snow removal b) Drainage c) Access into outside storage area d) Protection of natural features c. Variation approval will not alter the character of the locality: Since curb and gutter is proposed on the north, east, and west sides, the character of the locality will improve compared to existing conditions. The southern end of the parking lot will not have curb, but is not as visible from the public roadway as the other three sides. d. The variance is in harmony with the general purposes and intent of the Ordinance: Westside is proposing to become into compliance as much as possible and still allow for business operations. Adding curb and gutter to the three of the four sides of the parking lot is consistent with the general intent of the Ordinance. e. The variance is consistent with the Comprehensive Plan: According to current and future Land Use maps, the zoning district will not be changing. Therefore, the variance is consistent with the Comprehensive Plan. f. The City may impose conditions on the variance to address the impact of the variance: Westside is willing to discuss with the City on any imposed conditions related to the variance. 4. Screening/fencing/landscaping – proposed slatted fencing around three sides has been previously approved by the city (see email 9.15.2021) a. Practical difficulties in complying with Zoning Ordinance: Westside’s business operations include snow removal (within the parking lot and outside storage area) and snow storage along the western/southwestern property edge. Though the proposed plans indicate privacy fencing on the sides as shown below, fencing Page 4 of 4 2300 Berkshire Lane North Suite 200 Plymouth, MN 55441 was not included on the west side of the parking lot and outside storage area to allow for snow removal and snow storage. a) Parking lot – fencing on east and south sides b) Outside storage area – fencing on north, south, and east sides Fencing along the western edge of the parking lot and outside storage areas, would prohibit snow storage along the western property line. b. Conditions for the petition are unique to the parcel of land: Since the existing business to the west, Sunram, has a fence along the shared property line, this fence will help prevent the glare from headlights in the parking lot and outside storage area. c. Variation approval will not alter the character of the locality: Though the proposed design is not in compliance with the city code, the design does include fencing in locations that will limit the hinderance on the Westside’s business operations. Additionally, with the parking lot located north of the outside storage, the parking lot will provide additional screening from 75th Ave N. Therefore, the proposed design will improve the character of the locality compared to existing conditions. d. The variance is in harmony with the general purposes and intent of the Ordinance: Westside understands the intent of the Ordinance is to provide screening to the parking lot and outside storage areas from public right of ways. The proposed design in conjunction with the existing fence, the site plan is following the general intent of the Ordinance while limiting the hinderance on business operations. This is accomplished by adding fencing on the south and east sides of the parking lot and the north, south, and east sides of the outside storage area. e. The variance is consistent with the Comprehensive Plan: According to current and future Land Use maps, the zoning district will not be changing. Therefore, the variance is consistent with the Comprehensive Plan. f. The City may impose conditions on the variance to address the impact of the variance: Westside is willing to discuss with the City on any imposed conditions related to the variance. DESCRIPTIONOWNER:WESTSIDE TIRE19925 75TH AVENUE NORTHCORCORAN, MN 55340CONTACT: SHAWN LEUERDIRECT: (763) 420-2100EMAIL: sjleuer@yahoo.comCIVIL ENGINEER: VAA, LLC2300 BERKSHIRE LANE NORTH, SUITE 200PLYMOUTH, MN 55441ENGINEER OF RECORD: JEFFREY J. SCHROCK, PECONTACT: LANDON POHL, PEDIRECT: (763) 577-9118EMAIL: lpohl@vaaeng.comCONTRACTOR: TBDSURVEYOR:MEYER-ROHLIN LAND SERVICES708 1ST AVENUE NE, #1BUFFALO, MN 55313CONTACT: ABE NIEMELADIRECT: (763) 682-1781EMAIL: abe@meyerrohlin.comPROJECT TEAMVAA, LLC - CIVIL PACKAGELOCATION MAPCIVIL PACKAGE FOR PARKING IMPROVEMENTSWESTSIDE TIRE19925 75TH AVE N, CORCORAN, MN 55340C001TITLE SHEET - DRAWING INDEXC101EXISTING CONDITIONS AND REMOVALS PLANC002CIVIL NOTES02/02/2022 CITY SITE PLAN SUBMITTAL NORTHNORTHSHEET NO.NTSNTSCOPY OF CERTIFIED SURVEY - BONNEMA RUNKE STERN INC.SITELOCATIONUS HWY 10CO RD 116C201SITE, PAVING, AND UTILITY PLANC301GRADING AND DRAINAGE PLANC401EROSION AND SEDIMENT CONTROL PLANC501CIVIL DETAILS75TH AVE NCO RD 50US HWY 10LARKIN RDSITELOCATION75TH AVE NUS HWY 10CO RD 116 COMMERCE ST C502CIVIL DETAILSC503CIVIL DETAILS02/18/2022 CITY SITE PLAN SUBMITTALC20219925 STRIPING PLANCLIENT:PROJECT:NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS,DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE EXCLUSIVE PROPERTY OFVAA, LLC, AND CANNOT BE COPIED, DUPLICATED, REPRODUCED OR COMMERCIALLY EXPLOITED,IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK BE MADE UNLESS EXPRESSLYAUTHORIZED IN WRITING BY VAA, LLC.COPYRIGHT VAA, LLC 2022 - ALL RIGHTS RESERVED.ISSUE/REVISIONDATENOCERTIFICATION:DRAWING NO:DRAWING TITLE:DATE:DRAWN:DESIGNED: CHECKED:PROJECT NO:SCALE:Date Plotted: Wednesday, February 16, 2022 BYAPPROVED:VAA, LLC763.559.9100www.vaaeng.comProject #2300 Berkshire Lane N, Suite 200Plymouth, MN 55441200003NOT FOR CONSTRUCTIONISSUED FORREVIEW200003AS NOTEDPARKING IMPROVEMENTSCORCORAN, MNWESTSIDE TIRE19925 75TH AVE NCORCORAN, MN 55340TITLE SHEET -DRAWING INDEXC001A 02/02/2022CITY SITE PLAN SUBMITTALARHB 02/18/2022CITY SITE PLAN SUBMITTALARH 02/02/2022ARHMDWJRQ 1. ALL EXISTING INFORMATION TAKEN FROM SURVEY BYMEYER-ROHLIN LAND SERVICES, DATED 03/30/2020. BACKGROUNDSURVEY ON THESE DRAWINGS IS FOR REFERENCE ONLY. REFER TOCERTIFIED SURVEY AS THE BASIS FOR ALL PROJECT WORK.2. NO SUBSURFACE GEOTECHNICAL INVESTIGATION HAS BEENPERFORMED AT THIS TIME.3. CONTRACTOR TO FIELD VERIFY ALL EXISTING CONDITIONSINCLUDING LOCATIONS OF EXISTING PUBLIC AND PRIVATEUTILITIES, AND NOTIFY ENGINEER OF ANY DISCREPANCIES PRIORTO STARTING CONSTRUCTION.4. ALL EXISTING UTILITIES AND OTHER IMPROVEMENTS ARE TOREMAIN UNLESS NOTED OTHERWISE.5. CONTRACTOR TO KEEP FROM DAMAGE ALL EXISTINGIMPROVEMENTS, LANDSCAPING, STRUCTURES AND UTILITIES THATARE TO REMAIN. CONTRACTOR TO REPAIR ANY DAMAGE AT OWNEXPENSE.6. ALL WORK TO CONFORM WITH CITY OF CORCORAN AND STATE OFMINNESOTA STANDARDS AND REGULATIONS.7. ALL EXCAVATIONS MUST COMPLY WITH THE REQUIREMENTS OFOSHA 29 CFR, PART 1926, SUBPART P "EXCAVATIONS ANDTRENCHES". THIS DOCUMENT STATES THAT EXCAVATION SAFETY ISTHE SOLE RESPONSIBILITY OF THE CONTRACTOR.8. FLARED END SECTIONS (FES) ARE SHOWN ON PLAN LARGER THANACTUAL SIZE. ALL PIPE LENGTHS INCLUDE FES.CONTRACTOR/SURVEYOR TO STAKE THE END OF FES FORLOCATION.9. PROVIDE TRAFFIC CONTROL AT STREETS AND SIDEWALKS PER CITYOF CORCORAN AND MMUTCD REQUIREMENTS. AS REQUIRED;TRAFFIC CONTROL DESIGN, RELATED PERMITTING, AND DRAWINGSSHALL BE THE RESPONSIBILITY OF THE CONTRACTOR.10. ANY WORK PERFORMED OUTSIDE THE PROPERTY BOUNDARIESMUST BE APPROVED BY OWNER AND ALL REGULATINGGOVERNMENT AGENCIES AND APPROPRIATE PERMITS MUST BEOBTAINED.15. CONTRACTOR'S SURVEYOR SHALL RESET PERMANENTMONUMENTS AT LOCATIONS OF ALL FOUND MONUMENTS THAT AREDISTURBED BY CONSTRUCTION. CONTRACTOR'S SURVEYOR SHALLPREPARE A MONUMENT PRESERVATION CERTIFICATE INACCORDANCE WITH STATE LAW.GENERAL NOTES1. ALL UTILITY DEMOLITION AND/OR ABANDONMENT TO BEPERFORMED IN ACCORDANCE WITH CITY OF CORCORAN ANDSTATE OF MINNESOTA REGULATIONS AND STANDARDS.2. EXISTING KNOWN UTILITIES ARE SHOWN IN THEIR APPROXIMATELOCATIONS. CONTRACTOR TO FIELD VERIFY THE LOCATION OF ALLEXISTING PUBLIC AND PRIVATE UTILITIES WHICH MAY INCLUDE BUTIS NOT LIMITED TO: ELECTRIC, TELEPHONE, GAS, CABLE TV,COMPUTER CABLE, FIBER OPTIC CABLE, SANITARY SEWER, STORMSEWER AND WATERMAIN. CONTRACTOR TO CONTACT 811 BEFOREEXCAVATING.3. ALL ELECTRICAL POLE AND LIGHT REMOVAL SHALL BECOORDINATED WITH THE OWNER AND AUTHORITY HAVINGJURISDICTION PRIOR TO DEMOLITION.1. CONTRACTOR TO PROVIDE AND INSTALL PERMANENT SEEDING,FERTILIZER, AND MULCH. CONTRACTOR SHALL PROVIDE ALLTEMPORARY SEEDING PER MNDOT SPECIFICATION SECTION 2575.SEED MIX SHALL BE MNDOT MIX 25-131, FERTILIZER SHALL BEPHOSPHORUS FREE, MULCH SHALL BE MNDOT TYPE 1.2. SEE CONSTRUCTION ACTIVITY REQUIREMENTS ON THIS PAGE FORADDITIONAL EROSION PREVENTION AND SEDIMENT CONTROLNOTES.3. INSTALL PERIMETER AND SEDIMENT CONTROL ITEMS PRIOR TOCONSTRUCTION.4. RESTORATION REQUIREMENTS ARE SHOWN AT A MINIMUM.ADDITIONAL RESTORATION MAY BE REQUIRED IF THERE ISADDITIONAL SOIL DISTURBANCE BEYOND WHAT IS SHOWN ONTHESE PLANS.1. PROVIDE THE FOLLOWING MINIMUM COVER OVER THE TOP OF PIPEAS FOLLOWS:- 1.5' OVER STORM SEWER1. PROPOSED SPOT ELEVATIONS AND CONTOURS ARE TO TOP OFGRADE OR PAVEMENT, UNLESS OTHERWISE SPECIFIED.2. SEE SHEETS C401 FOR LOCATIONS OF EROSION AND SEDIMENTCONTROL ITEMS. INSTALL PERIMETER EROSION AND SEDIMENTCONTROL ITEMS PRIOR TO CONSTRUCTION.EROSION AND SEDIMENTCONTROL NOTESREMOVAL NOTESGRADING NOTESUTILITY NOTESTOTAL PROJECT AREA (acres)BEFORECONSTRUCTIONAFTERCONSTRUCTIONDISTURBED AREA (acres)TOTAL ESTIMATED IMPERVIOUS (acres)TOTAL ESTIMATED PERVIOUS (acres)THE BEST MANAGEMENT PRACTICES (BMP's) IDENTIFIED MUST BEINSTALLED IN AN APPROPRIATE AND FUNCTIONAL WAY TO PREVENTDIRT AND/OR DEBRIS FROM ENTERING THE STORM SEWER ORBEING TRANSPORTED OFF SITE IN AN UNCONTROLLED MANNER.FOR REQUIREMENTS ASSOCIATED WITH FISH/WILDLIFE/RIVERS ANDOTHER BODIES OF WATER, SEE MNDNR.EROSION PREVENTION PRACTICES1. ALL EXPOSED SOIL MUST BE STABILIZED AS SOON AS POSSIBLEAND NO LATER THAN 14 DAYS AFTER THE CONSTRUCTIONACTIVITY IN THAT PORTION OF THE SITE WHERE WORK HASTEMPORARILY OR PERMANENTLY CEASED.THESE AREAS INCLUDE, BUT ARE NOT LIMITED TO, CONSTRUCTED STORMWATER MANAGEMENT POND, SIDESLOPES, AND ANY EXPOSED SOIL AREAS WITH A POSITIVESLOPE TO STORMWATER CONVEYANCE SYSTEM, SUCH AS ACURB AND GUTTER SYSTEM, STORM SEWER INLET,TEMPORARY OR PERMANENT DRAINAGE DITCH OR OTHERNATURAL OR MANMADE SYSTEMS THAT DISCHARGE TO ASURFACE WATER.2. THE NORMAL WETTED PERIMETER OF ANY TEMPORARY ORPERMANENT DRAINAGE DITCH THAT DRAINS WATER FROM ACONSTRUCTION SITE, OR DIVERTS WATER AROUND A SITE,MUST BE STABILIZED WITHIN 200 LINEAL FEET FROM THEPROPERTY EDGE, OR FROM THE POINT OF DISCHARGE TO ANYSURFACE WATER. STABILIZATION MUST BE COMPLETED WITHIN24 HOURS OF CONNECTING TO A SURFACE WATER.3. PIPE OUTLETS MUST BE PROVIDED WITH TEMPORARY OR PERMANENT ENERGY DISSIPATION WITHIN 24 HOURS OFCONNECTION TO A SURFACE WATER. CONTRACTOR TO PREVENT DIRT AND/OR DEBRIS FROM ENTERING STORM SEWEROR BEING TRANSPORTED OFF-SITE IN AN UNCONTROLLEDMANNER. CONTRACTOR TO VERIFY AT PROJECT CLOSE-OUTTHAT STORM SEWER SYSTEM IS CLEAR OF SEDIMENT AND/ORDEBRIS AND IS FULLY FUNCTIONAL. CONTRACTOR TO FOLLOWBEST MANAGEMENT PRACTICES (BMP'S).4. ALL DISTURBED AREAS, EXCEPT ROADWAYS, BUILDING AREAS,PARKING AREAS, ISLANDS AND SIDEWALKS, SHALL BERESTORED WITH MINIMUM 6 INCHES TOPSOIL, SEEDED ANDMULCHED AS SOON AS POSSIBLE AND NO LATER THAN 14 DAYSOF COMPLETION OF SITE GRADING.5. IN ORDER TO MAINTAIN SHEET FLOW AND MINIMIZE HILLSAND/OR GULLIES, THERE SHALL BE NO UNBROKEN SLOPELENGTH OF GREATER THAN 75 FEET FOR SLOPES WITH AGRADE OF 3:1 OR STEEPER.6. EROSION CONTROL BLANKET SHALL BE INSTALLED ON ALL 3:1SLOPES AND STEEPER, DITCH BOTTOMS AND OTHER "HARD TOHOLD" AREAS AS SHOWN.SEDIMENT CONTROL PRACTICES CONTINUED7. IF THE DOWN GRADIENT TREATMENT SYSTEM IS OVERLOADED,ADDITIONAL UPGRADIENT SEDIMENT CONTROL PRACTICES MUST BEINSTALLED TO ELIMINATE THE OVERLOADING, AND THE SWPPP MUSTBE AMENDED TO IDENTIFY THESE ADDITIONAL PRACTICES.8. THE TIMING OF THE INSTALLATION OF SEDIMENT CONTROL PRACTICESMAY BE ADJUSTED TO ACCOMMODATE SHORT-TERM ACTIVITIESSUCH AS CLEARING OR GRUBBING, OR PASSAGE OF VEHICLES. ANYSHORT-TERM ACTIVITY MUST BE COMPLETED AS QUICKLY AS POSSIBLEAND THE SEDIMENT CONTROL PRACTICES MUST BE INSTALLEDIMMEDIATELY AFTER THE ACTIVITY IS COMPLETED. HOWEVER,SEDIMENT CONTROL PRACTICES MUST BE INSTALLED BEFORE THENEXT PRECIPITATION EVENT EVEN IF THE ACTIVITY IS NOT COMPLETE.9. CONTRACTOR TO INSTALL AND MAINTAIN INLET PROTECTION AROUNDALL EXISTING CATCHBASINS, CATCHBASIN MANHOLES, AND FLAREDEND SECTIONS PRIOR TO THE START OF LAND DISTURBING ACTIVITIESAND AROUND ALL NEW CATCHBASINS, CATCHBASIN MANHOLES, ANDFLARED END SECTIONS AFTER THEY ARE INSTALLED, UNTIL ALLSOURCES WITH POTENTIAL FOR DISCHARGING TO THE INLET HAVEBEEN STABILIZED. SEE DETAIL EC-09/C501 & ERO-4C/C501.10. TEMPORARY SOIL STOCKPILES MUST HAVE SILT FENCE OR OTHEREFFECTIVE SEDIMENT CONTROLS, AND CANNOT BE PLACED INSURFACE WATERS, INCLUDING STORM WATER CONVEYANCES SUCHAS CURB AND GUTTER SYSTEMS, OR CONDUITS AND DITCHES.11. STOCKPILE AREAS WHICH REMAIN INACTIVE FOR MORE THAN 14 DAYSSHALL BE SEEDED, MULCHED, AND SURROUNDED BY SILT FENCE.12. THE PERMITEE(S) MUST INSTALL TEMPORARY SEDIMENTATION BASINSAS REQUIRED PER THE AUTHORITY HAVING JURISDICTION. IT ISRECOMMENDED THAT THE TEMPORARY BASIN BE INSTALLED IN THELOCATION OF THE PERMANENT BASIN. CONTRACTOR TO CLEANOUTALL SEDIMENT AND RETURN BASIN TO DESIGN CAPACITY PRIOR TO FINAL STABILIZATION.DEWATERING AND BASIN DRAINING1. DEWATERING OR BASIN DRAINING (E.G. PUMPED DISCHARGES,TRENCH/DITCH CUTS FOR DRAINAGE) RELATED TO THECONSTRUCTION ACTIVITY THAT MAY HAVE TURBID OR SEDIMENTLADEN DISCHARGE WATER MUST BE DISCHARGED TO A TEMPORARYOR PERMANENT SEDIMENTATION BASIN ON THE PROJECT SITEWHENEVER POSSIBLE. IF THE WATER CANNOT BE DISCHARGED TO ASEDIMENTATION BASIN PRIOR TO ENTERING THE SURFACE WATER, ITMUST BE TREATED WITH THE APPROPRIATE BMP's, SUCH THAT THEDISCHARGE DOES NOT ADVERSELY AFFECT THE RECEIVING WATER ORDOWNSTREAM LANDOWNERS. THE CONTRACTOR MUST ENSURE THATDISCHARGE POINTS ARE ADEQUATELY PROTECTED FROM EROSIONAND SCOUR. THE DISCHARGE MUST BE DISPERSED OVER NATURALROCK RIPRAP, SAND BAGS, PLASTIC SHEETING OR OTHER ACCEPTEDENERGY DISSIPATION MEASURES. ADEQUATE SEDIMENTATIONCONTROL MEASURES ARE REQUIRED FOR DISCHARGE WATER THATCONTAINS SUSPENDED SOLIDS.2. ALL WATER FROM DEWATERING OR BASIN DRAINING ACTIVITIES MUSTBE DISCHARGED IN A MANNER THAT DOES NOT CAUSE NUISANCECONDITIONS, EROSION IN RECEIVING CHANNELS OR ON DOWNSLOPEPROPERTIES, OR INUNDATION IN WETLANDS CAUSING SIGNIFICANTADVERSE IMPACT TO THE WETLAND.3. ANY DEWATERING ACTIVITY SHALL BE APPROVED BY THE ENGINEERAND THE APPROPRIATE GOVERNING AGENCIES PRIOR TOCONSTRUCTION.CONSTRUCTION ACTIVITYREQUIREMENTS0.700.620.08SEDIMENT CONTROL PRACTICES1. CONTRACTOR TO INSTALL SEDIMENT CONTROL ELEMENTS PRIOR TOSTART OF LAND DISTURBING ACTIVITIES, MAINTAIN IN GOODCONDITION DURING CONSTRUCTION AND REMOVE FROM THE SITEUPON COMPLETION OF FINAL PAVING AND TURF ESTABLISHMENT.REMOVE FROM SITE UPON COMPLETION OF FINAL STABILIZATION. ALLSEDIMENT CONTROL ELEMENTS ARE TEMPORARY.2. TEMPORARY ROCK CONSTRUCTION ENTRANCE OR APPROVED EQUALSHALL BE LOCATED AT ALL CONSTRUCTION ACCESS LOCATIONS. SEEDETAIL ERO-1/C501.3. REMOVE ALL SOILS AND SEDIMENTS TRACKED OR OTHERWISEDEPOSITED ONTO PUBLIC AND PRIVATE PAVEMENT AREAS. REMOVALSHALL BE ON A DAILY BASIS THROUGHOUT THE DURATION OF THECONSTRUCTION. CLEAN PAVED ROADWAYS BY SHOVELING ORSWEEPING. STREET WASHING IS ALLOWED ONLY AFTER SHOVELINGOR SWEEPING HAS REMOVED SEDIMENT.4. SEDIMENT CONTROL PRACTICES MUST DETER SEDIMENT FROMENTERING SURFACE WATERS, INCLUDING CURB AND GUTTERSYSTEMS AND STORM SEWER INLETS SEE DETAIL EC-09/C501 &ERO-4C/C501.5. TEMPORARY OR PERMANENT DRAINAGE DITCHES AND SEDIMENTBASINS THAT ARE DESIGNED AS PART OF A TREATMENT SYSTEM (E.G.,DITCHES WITH ROCK CHECK DAMS) REQUIRE SEDIMENT CONTROLPRACTICES ONLY AS APPROPRIATE FOR SITE CONDITIONS.6. SEDIMENT CONTROL PRACTICES MUST BE ESTABLISHED ON ALL DOWNGRADIENT PERIMETERS BEFORE ANY UPGRADIENT LAND DISTURBINGACTIVITIES BEGIN. THESE PRACTICES SHALL REMAIN IN PLACE UNTILFINAL STABILIZATION HAS BEEN ESTABLISHED.0.00.700.630.070.70RUNOFF COEFFICIENT OR CN VALUE 9494CLIENT:PROJECT:NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS,DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE EXCLUSIVE PROPERTY OFVAA, LLC, AND CANNOT BE COPIED, DUPLICATED, REPRODUCED OR COMMERCIALLY EXPLOITED,IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK BE MADE UNLESS EXPRESSLYAUTHORIZED IN WRITING BY VAA, LLC.COPYRIGHT VAA, LLC 2022 - ALL RIGHTS RESERVED.ISSUE/REVISIONDATENOCERTIFICATION:DRAWING NO:DRAWING TITLE:DATE:DRAWN:DESIGNED: CHECKED:PROJECT NO:SCALE:Date Plotted: Wednesday, February 16, 2022 BYAPPROVED:VAA, LLC763.559.9100www.vaaeng.comProject #2300 Berkshire Lane N, Suite 200Plymouth, MN 55441200003NOT FOR CONSTRUCTIONISSUED FORREVIEW200003AS NOTEDPARKING IMPROVEMENTSCORCORAN, MNWESTSIDE TIRE19925 75TH AVE NCORCORAN, MN 55340CIVIL NOTESC002A 02/02/2022CITY SITE PLAN SUBMITTALARHB 02/18/2022CITY SITE PLAN SUBMITTALARH 02/02/2022ARHMDWJRQ PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE EASEMENT LINE EASEMENT LINEPROPERTY LINEEASEMENT LINE EASEMENT LINEEASEMENT LINEEASEMENT LINE 75TH AVENUE NEXISTING GRAVEL PAVEMENT TO BEREMOVED, STOCKPILED, ANDREUSED. COORDINATE WITHOWNER ON STOCKPILE LOCATIONEXISTING BITUMINOUSPAVEMENT TO REMAINEXISTING 12" CMPCULVERT TO REMAINEXISTING TELEPHONELINE TO REMAINEXISTING SANITARY SEWERAND WATER LINE TO REMAINEXISTING GRAVEL PAVEMENTTO REMAINEXISTING GRAVEL PAVEMENTTO BE RE-SHAPEDEXISTING FESTO REMAINEXISTING FES TO BE REMOVED ANDREUSED FOR CULVERT EXTENSIONEXISTING HYDRANT ANDVALVE TO REMAIN132.2'121.0'57.0'11.9'EXISTING TREE LINETO REMAINAPPROXIMATE LOCATION OFEXISTING SNOWMOBILE TRAILSTREET NUMBER: 19950STREET NUMBER: 19925APPROXIMATE WETLANDLIMITS PER NWI MAPAPPROXIMATE WETLANDLIMITS PER WENCKSAWCUT AND MILL TO PROVIDE CLEAN EDGE.SEE DETAIL PVMT-05/C501R.O.W. LINELIMITS OFDISTURBANCELEGENDEXISTING FENCEDENOTES SURFACE DRAINAGEEXISTING WATER LINEEXISTING BITUMINOUS PAVEMENTEXISTING MAJOR CONTOUREXISTING MINOR CONTOUREXISTING EASEMENT LINEEXISTING R.O.W.EXISTING PROPERTY LINEEXISTING GRAVEL PAVEMENTEXISTING GAS LINEEXISTING SANITARY SEWEREXISTING STORM SEWEREXISTING TELEPHONE LINEEXISTING ELECTRICAL LINEEXISTING FESEXISTING CATCH BASINEXISTING POWER BOXEXISTING SANITARY MANHOLE EXISTING TREEEXISTING TREELINEEXISTING MONUMENT SIGNEXISTING GATE VALVEEXISTING HYDRANTEXISTING TEL./COM. RISER EXISTING GRAVEL PAVEMENT TO BE REMOVEDLIMITS OF DISTURBANCEEXISTING GRAVEL PAVEMENT TO BE RE-SHAPEDEXISTING SNOWMOBILE TRAILEXISTING WETLAND LIMITS PER NWI MAPEXISTING WETLAND LIMITS PER WENCKCLIENT:PROJECT:NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS,DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE EXCLUSIVE PROPERTY OFVAA, LLC, AND CANNOT BE COPIED, DUPLICATED, REPRODUCED OR COMMERCIALLY EXPLOITED,IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK BE MADE UNLESS EXPRESSLYAUTHORIZED IN WRITING BY VAA, LLC.COPYRIGHT VAA, LLC 2022 - ALL RIGHTS RESERVED.ISSUE/REVISIONDATENOCERTIFICATION:DRAWING NO:DRAWING TITLE:DATE:DRAWN:DESIGNED: CHECKED:PROJECT NO:SCALE:Date Plotted: Wednesday, February 16, 2022 BYAPPROVED:VAA, LLC763.559.9100www.vaaeng.comProject #2300 Berkshire Lane N, Suite 200Plymouth, MN 55441200003NOT FOR CONSTRUCTIONISSUED FORREVIEW200003AS NOTEDPARKING IMPROVEMENTSCORCORAN, MNWESTSIDE TIRE19925 75TH AVE NCORCORAN, MN 55340EXISTING CONDITIONSAND REMOVALS PLANC101NORTH020'40'60'1"=20'EXISTING CONDITIONS AND REMOVALS PLANC1011A 02/02/2022CITY SITE PLAN SUBMITTALARHPROPOSED IMPROVEMENTS ARESHOWN FOR REFERENCE ONLYB 02/18/2022CITY SITE PLAN SUBMITTALARH 02/02/2022ARHMDWJRQ PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE EASEMENT LINE EASEMENT LINE EASEMENT LINEPROPERTY LINEEASEMENT LINE EASEMENT LINEEASEMENT LINE75TH AVENUE NPROPOSED GRAVEL PAVEMENT.SEE DETAIL PVMT-02/C50235.0'71.0' AT R.O.W.40.0'B612 CURB,SEE DETAILSTR-5/C502WESTSIDE TIREPARKING SIGNR30.0'R30.0'125.4'B612 CURB.SEE DETAILSTR-5/C5029.0'(TYP.)B612 CURB.SEE DETAILSTR-5/C50210.0'22.0'43.0'PROPOSEDSTRIPING,SEE DETAILPVMT-23/C502PROPOSEDBITUMINOUSPAVEMENT,SEE DETAILPVMT-01/C502189 LF PROPOSEDFENCE, SEE DETAILSITE-03/C503197 LF PROPOSEDFENCE, SEE DETAILSITE-03/C503122 LF PROPOSEDFENCE, SEE DETAILSITE-03/C50325 LF PROPOSEDFENCE, SEE DETAILSITE-03/C50322.5'18.5' (TYP)40' SLIDING GATESEE DETAIL SITE-04/C50384.1'26.0'RIBBON CURB.SEE DETAILPVMT-72/C5021816STREET NUMBER: 19950STREET NUMBER: 1992510.0'11.0'TEMPORARY EQUIPMENT STORAGE(APPROXIMATELY 15' X 35')26.0'5' TRANSITIONFROM B612 TORIBBON CURB5' CURBTAPER5' CURBTAPER5' CURBTAPER5' CURB TAPER5' CURBTAPER45.0'26.0'FES - 112 LF 12" CMP16 GAUGE@ 0.50%EXISTING GRAVELTO BE RE-SHAPEDEXISTING GRAVELTO BE RE-SHAPED8.0'5.0'31.6'33.7'26.4'R.O.W. LINECONNECT TO EXISTINGCMP WITH WATERTIGHTCONNECTION18.9'26.0'33.8'9.9'16.2'70.5'EXISTING TREE LINEAPPROXIMATE LOCATION OFEXISTING SNOWMOBILE TRAILAPPROXIMATE WETLANDLIMITS PER NWI MAPAPPROXIMATE WETLANDLIMITS PER WENCK50.0' REQUIRED SETBACK116.9'146.4'38.2'76.1' 62.5'159.4'OUTSIDE STORAGE(8,032 SF) WITH EXISTINGGRAVEL SURFACING42.3'25.0' 6.4'2.0'15.0'157.3'LEGENDEXISTING FENCEEXISTING WATER LINEEXISTING BITUMINOUS PAVEMENTEXISTING EASEMENT LINEEXISTING R.O.W.EXISTING PROPERTY LINEEXISTING GRAVEL PAVEMENTEXISTING GAS LINEEXISTING SANITARY SEWEREXISTING STORM SEWEREXISTING TELEPHONE LINEEXISTING ELECTRICAL LINEEXISTING FESEXISTING CATCH BASINEXISTING POWER BOXEXISTING SANITARY MANHOLE EXISTING TREEEXISTING TREELINEEXISTING MONUMENT SIGNEXISTING GATE VALVEEXISTING HYDRANTEXISTING TEL./COM. RISER PROPOSED BITUMINOUS PAVEMENTPROPOSED GRAVEL PAVEMENTPROPOSED STORM SEWERPROPOSED FESPROPOSED FENCEPROPOSED SIGNPROPOSED B612 CURBPROPOSED RIBBON CURBEXISTING GRAVEL TO BE RE-SHAPEDEXISTING SNOWMOBILE TRAILEXISTING WETLAND LIMITS PER NWI MAPEXISTING WETLAND LIMITS PER WENCKOUTSIDE STORAGECLIENT:PROJECT:NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS,DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE EXCLUSIVE PROPERTY OFVAA, LLC, AND CANNOT BE COPIED, DUPLICATED, REPRODUCED OR COMMERCIALLY EXPLOITED,IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK BE MADE UNLESS EXPRESSLYAUTHORIZED IN WRITING BY VAA, LLC.COPYRIGHT VAA, LLC 2022 - ALL RIGHTS RESERVED.ISSUE/REVISIONDATENOCERTIFICATION:DRAWING NO:DRAWING TITLE:DATE:DRAWN:DESIGNED: CHECKED:PROJECT NO:SCALE:Date Plotted: Wednesday, February 16, 2022 BYAPPROVED:VAA, LLC763.559.9100www.vaaeng.comProject #2300 Berkshire Lane N, Suite 200Plymouth, MN 55441200003NOT FOR CONSTRUCTIONISSUED FORREVIEW200003AS NOTEDPARKING IMPROVEMENTSCORCORAN, MNWESTSIDE TIRE19925 75TH AVE NCORCORAN, MN 55340SITE, PAVING,AND UTILITY PLANC201NORTH020'40'60'1"=20'SITE, PAVING, AND UTILITY PLANC2011A 02/02/2022CITY SITE PLAN SUBMITTALARHPARKING STALL NOTES:1. WAREHOUSE - 14,715 SF = 10 STALLS MIN. OR 5 SPACES PLUS ONE SPACE FOR EACH 2EMPLOYEES ON THE LARGEST SHIFT (30 EMPLOYEES => 20)2. RETAIL - 3,375 SF = 25 STALLS3. OFFICE - 1800 SF = 9 STALLS4. EQUATES TO 54 TOTAL STALLS, THREE OF WHICH SHOULD BE ACCESSIBLE STALLS ONWESTSIDE PROPER (19925).5. 20 STALLS ON WESTSIDE PROPER (19925). SEE SHEET C202 FOR 19925 STRIPING PLAN.6. THEREFORE 34 MIN. STALLS ARE REQUIRED AT 19950B 02/18/2022CITY SITE PLAN SUBMITTALARH 02/02/2022ARHMDWJRQ PROPERTY LINEPROPERTY LINEEASEMENT LINE75TH AVENUE N4STREET NUMBER: 19950STREET NUMBER: 19925R.O.W. LINE218.5' (TYP)9.0' (TYP)47340.5'18.5'9.0'18.5'18.5'9.0'19.4'PROPERTY LINE PROPERTY LINEEASEMENT LINEEASEMENT LINE EASEMENT LINE VACATED R.O.W. LINEVACATED R.O.W. LINE PROPERTY LINEPROPOSEDSTRIPING,SEE DETAILPVMT-23/C502PROPOSEDSTRIPING,SEE DETAILPVMT-23/C5029.0'17.5'10.0'9.5'9.5'8.4'EXISTING STRIPINGLEGENDEXISTING FENCEEXISTING BITUMINOUS PAVEMENTEXISTING EASEMENT LINEEXISTING R.O.W.EXISTING PROPERTY LINEEXISTING GRAVEL PAVEMENTEXISTING TREEEXISTING MONUMENT SIGNPROPOSED BITUMINOUS PAVEMENTPROPOSED GRAVEL PAVEMENTPROPOSED FENCEPROPOSED SIGNPROPOSED B612 CURBPROPOSED RIBBON CURBEXISTING GRAVEL TO BE RE-SHAPEDCLIENT:PROJECT:NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS,DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE EXCLUSIVE PROPERTY OFVAA, LLC, AND CANNOT BE COPIED, DUPLICATED, REPRODUCED OR COMMERCIALLY EXPLOITED,IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK BE MADE UNLESS EXPRESSLYAUTHORIZED IN WRITING BY VAA, LLC.COPYRIGHT VAA, LLC 2022 - ALL RIGHTS RESERVED.ISSUE/REVISIONDATENOCERTIFICATION:DRAWING NO:DRAWING TITLE:DATE:DRAWN:DESIGNED: CHECKED:PROJECT NO:SCALE:Date Plotted: Wednesday, February 16, 2022 BYAPPROVED:VAA, LLC763.559.9100www.vaaeng.comProject #2300 Berkshire Lane N, Suite 200Plymouth, MN 55441200003NOT FOR CONSTRUCTIONISSUED FORREVIEW200003AS NOTEDPARKING IMPROVEMENTSCORCORAN, MNWESTSIDE TIRE19925 75TH AVE NCORCORAN, MN 5534019925 STRIPING PLANC202NORTH020'40'60'1"=20'19925 STRIPING PLANC2021A 02/18/2022CITY SITE PLAN SUBMITTALARH 02/18/2022ARHMDWJRQ PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE EASEMENT LINE EASEMENT LINEPROPERTY LINEEASEMENT LINE EASEMENT LINEEASEMENT LINEEASEMENT LINE 75TH AVENUE NSTREET NUMBER: 19950STREET NUMBER: 1992577.9077.9177.1976.2276.16 FL76.66 TC77.04 FL77.54 TC77.6877.7978.17 M.E.78.07 M.E.77.20 M.E.77.6877.9878.01 H.P.77.91 FL78.41 TC77.9777.80 FL78.30 TC77.8677.73 FL78.23 TC77.7876.90 FL77.40 TC77.5677.50 FL78.00 TC73.2573.2173.9973.48 M.E.75.7575.70 M.E.76.72 M.E.76.71 M.E.77.2577.2277.18 M.E.77.24 FL77.74 TC77.3077.61 M.E.77.47 FL77.97 TC77.5377.97 M.E.77.74 FL78.24 TC77.8178.37 M.E.78.02 FL78.52 TC78.0876.4076.34 FL76.84 TC76.54 FL77.04 TC76.6076.6376.6376.5874.9374.8977.35 M.E.77.62 M.E.76.9677.1076.7577.7077.67 FL78.17 TC77.73 FL78.23 TC77.73975974976977978 9789 7 8 974 9762.6 8%FES - 1IE: 975.6477.75 M.E.2.89%2.96%5' CURB TAPER5' CURBTAPER5' CURB TAPER5' CURB TAPER5' CURB TAPER1.27% 3.44 % 4:1 76.79 M.E.76.82 M.E.77.80 M.E.EXISTING INV: 975.8097797 8 97777.80 H.P.77.07 M.E.4:1 2. 8 0%77.8576.034.68%2.00%R.O.W. LINELIMITS OFDISTURBANCE76.4176.35 FL76.85 TCLEGENDEXISTING FENCEDENOTES SURFACE DRAINAGEEXISTING WATER LINEEXISTING BITUMINOUS PAVEMENTEXISTING MAJOR CONTOUREXISTING MINOR CONTOUREXISTING EASEMENT LINEEXISTING R.O.W.EXISTING PROPERTY LINEEXISTING GRAVEL PAVEMENTEXISTING GAS LINEEXISTING SANITARY SEWEREXISTING STORM SEWEREXISTING TELEPHONE LINEEXISTING ELECTRICAL LINEEXISTING FESEXISTING CATCH BASINEXISTING POWER BOXEXISTING SANITARY MANHOLE EXISTING TREEEXISTING TREELINEEXISTING MONUMENT SIGNEXISTING GATE VALVEEXISTING HYDRANTEXISTING TEL./COM. RISER PROPOSED BITUMINOUS PAVEMENTPROPOSED GRAVEL PAVEMENTPROPOSED STORM SEWERPROPOSED FESPROPOSED CONTOURPROPOSED SPOT ELEVATION9753:12.00%LIMITS OF DISTURBANCEPROPOSED SIGN75.00MATCH EXISTING SPOT ELEVATION75.00 M.E.75.50 FL76.00 TCFLOW LINE / TOP OF CURB SPOT ELEVATIONPROPOSED B612 CURBPROPOSED RIBBON CURBHIGH POINT SPOT ELEVATION75.00 H.P.EXISTING GRAVEL TO BE RE-SHAPEDEXISTING SNOWMOBILE TRAILEXISTING WETLAND LIMITS PER NWI MAPEXISTING WETLAND LIMITS PER WENCKCLIENT:PROJECT:NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS,DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE EXCLUSIVE PROPERTY OFVAA, LLC, AND CANNOT BE COPIED, DUPLICATED, REPRODUCED OR COMMERCIALLY EXPLOITED,IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK BE MADE UNLESS EXPRESSLYAUTHORIZED IN WRITING BY VAA, LLC.COPYRIGHT VAA, LLC 2022 - ALL RIGHTS RESERVED.ISSUE/REVISIONDATENOCERTIFICATION:DRAWING NO:DRAWING TITLE:DATE:DRAWN:DESIGNED: CHECKED:PROJECT NO:SCALE:Date Plotted: Wednesday, February 16, 2022 BYAPPROVED:VAA, LLC763.559.9100www.vaaeng.comProject #2300 Berkshire Lane N, Suite 200Plymouth, MN 55441200003NOT FOR CONSTRUCTIONISSUED FORREVIEW200003AS NOTEDPARKING IMPROVEMENTSCORCORAN, MNWESTSIDE TIRE19925 75TH AVE NCORCORAN, MN 55340GRADING ANDDRAINAGE PLANC301NORTH020'40'60'1"=20'GRADING AND DRAINAGE PLANC3011A 02/02/2022CITY SITE PLAN SUBMITTALARHB 02/18/2022CITY SITE PLAN SUBMITTALARH 02/02/2022ARHMDWJRQ PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE EASEMENT LINE EASEMENT LINEPROPERTY LINEEASEMENT LINE EASEMENT LINEEASEMENT LINEEASEMENT LINE 75TH AVENUE NSTREET NUMBER: 19950STREET NUMBER: 19925FES - 1 W/ RIP RAPSEE DETAILSTO-11/C501ROCK CONSTRUCTION ENTRANCE.SEE DETAIL ERO-06/C501SILT FENCE.SEE DETAILERO-1A/C501RIP RAP AT EXISTING FES.SEE DETAIL STO-11/C501SILT FENCE. SEE DETAIL ERO-1A/C501SEED AND MULCHSEED ANDMULCHR.O.W. LINELIMITS OFDISTURBANCEEROSION CONTROL BLANKET.SEE DETAIL ERO-02/C501(2) 15' BIOROLLS.SEE DETAIL ERO-5A/C501LEGENDEXISTING FENCEEXISTING BITUMINOUS PAVEMENTEXISTING MAJOR CONTOUREXISTING MINOR CONTOUREXISTING EASEMENT LINEEXISTING R.O.W.EXISTING PROPERTY LINEEXISTING GRAVEL PAVEMENTEXISTING SANITARY SEWEREXISTING STORM SEWEREXISTING FESEXISTING CATCH BASINEXISTING POWER BOXEXISTING SANITARY MANHOLE EXISTING TREEEXISTING TREELINEEXISTING MONUMENT SIGNEXISTING GATE VALVEEXISTING HYDRANTEXISTING TEL./COM. RISER PROPOSED BITUMINOUS PAVEMENTPROPOSED GRAVEL PAVEMENTPROPOSED STORM SEWERPROPOSED FESLIMITS OF DISTURBANCEPROPOSED SIGNSILT FENCEINLET PROTECTIONPROPOSED CONTOURPROPOSED RIPRAPSEED AND MULCHROCK CONSTRUCTION ENTRANCEPROPOSED B612 CURBPROPOSED RIBBON CURBPROPOSED EROSION CONTROL BLANKETEXISTING GRAVEL TO BE RE-SHAPEDEXISTING SNOWMOBILE TRAILEXISTING WETLAND LIMITS PER NWI MAPEXISTING WETLAND LIMITS PER WENCKCLIENT:PROJECT:NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS,DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE EXCLUSIVE PROPERTY OFVAA, LLC, AND CANNOT BE COPIED, DUPLICATED, REPRODUCED OR COMMERCIALLY EXPLOITED,IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK BE MADE UNLESS EXPRESSLYAUTHORIZED IN WRITING BY VAA, LLC.COPYRIGHT VAA, LLC 2022 - ALL RIGHTS RESERVED.ISSUE/REVISIONDATENOCERTIFICATION:DRAWING NO:DRAWING TITLE:DATE:DRAWN:DESIGNED: CHECKED:PROJECT NO:SCALE:Date Plotted: Wednesday, February 16, 2022 BYAPPROVED:VAA, LLC763.559.9100www.vaaeng.comProject #2300 Berkshire Lane N, Suite 200Plymouth, MN 55441200003NOT FOR CONSTRUCTIONISSUED FORREVIEW200003AS NOTEDPARKING IMPROVEMENTSCORCORAN, MNWESTSIDE TIRE19925 75TH AVE NCORCORAN, MN 55340EROSION AND SEDIMENTCONTROL PLANC401NORTH020'40'60'1"=20'EROSION AND SEDIMENT CONTROL PLANC4011A 02/02/2022CITY SITE PLAN SUBMITTALARHB 02/18/2022CITY SITE PLAN SUBMITTALARH 02/02/2022ARHMDWJRQ 1.5 FT MIN.FIELD VERIFY DEPTH 1.5 FT MIN.WIDTH VARIES SEE PLANS 1.5 IN MIN.PLAN VIEWSECTION VIEWSAWCUT LINEMILL AND REMOVEEXISTING BITUMINOUSPAVEMENTEXISTING BITUMINOUSPAVEMENT TO REMAINREMOVE EXISTING BITUMINOUSPAVEMENT AND BASE / SUBBASEAS REQUIRED. REPLACE WITHPAVEMENT SECTION SHOWN ONDETAIL PVMT-01/C502EXISTING BITUMINOUSPAVEMENT TO REMAINMILL AND REMOVEEXISTINGBITUMINOUSPAVEMENTSAWCUT LINEPAVINGMILLED BITUMINOUS EDGE DETAIL11/09/20PVMT-07REVISED NOT TO SCALECLIENT:PROJECT:NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS,DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE EXCLUSIVE PROPERTY OFVAA, LLC, AND CANNOT BE COPIED, DUPLICATED, REPRODUCED OR COMMERCIALLY EXPLOITED,IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK BE MADE UNLESS EXPRESSLYAUTHORIZED IN WRITING BY VAA, LLC.COPYRIGHT VAA, LLC 2022 - ALL RIGHTS RESERVED.ISSUE/REVISIONDATENOCERTIFICATION:DRAWING NO:DRAWING TITLE:DATE:DRAWN:DESIGNED: CHECKED:PROJECT NO:SCALE:Date Plotted: Wednesday, February 16, 2022 BYAPPROVED:VAA, LLC763.559.9100www.vaaeng.comProject #2300 Berkshire Lane N, Suite 200Plymouth, MN 55441200003NOT FOR CONSTRUCTIONISSUED FORREVIEW200003AS NOTEDPARKING IMPROVEMENTSCORCORAN, MNWESTSIDE TIRE19925 75TH AVE NCORCORAN, MN 55340CIVIL DETAILSC501A 02/02/2022CITY SITE PLAN SUBMITTALARHB 02/18/2022CITY SITE PLAN SUBMITTALARH 02/02/2022ARHMDWJRQ 18" CLASS 5 AGGREGATEPER MNDOT 3138COMPACTED SUBGRADE PERSPECIFICATIONSTYPE 5 SEPARATIONFABRIC PER MNDOT 3733PAVINGGRAVEL PAVEMENT DETAILPVMT-02NOT TO SCALE9.0'9.0'9.0'18.5'4" SINGLE LINEYELLOW PAINTPAVINGSTANDARD PARKING STALL(S) DETAILPVMT-23NOT TO SCALE12" CLASS 5 AGGREGATEPER MNDOT 3138TACK COAT PERMNDOT 23572" SPWEA340B WEARCOURSE PER MNDOT 23602" SPWEA340B WEARCOURSE PER MNDOT 2360PAVINGBITUMINOUS PAVEMENT DETAILPVMT-01NOT TO SCALETYPE 5 SEPARATIONFABRIC PER MNDOT 3733COMPACTED SUBGRADE PERSPECIFICATIONS(SEE CURB EXPANSION JOINT DETAIL BELOW)1/4"/1'SLOPEROADWAYWIDTH1/2" BATTER(OPTIONAL)PAVEMENTRIBBON CURB TESTNOTES:1. ALL WORK AND MATERIAL SHALL CONFORM TO ASTM A615, A615M, C309 AND D1752. BROOM FINISH EXPOSED SURFACE.2. CONTROL JOINT SPACING SHALL NOT EXCEED 10'-0'.3. EXPANSION JOINTS AS PER STANDARD ASTM D-1752.4. EXPANSION JOINT INTERVALS NOT TO EXCEED 60'-0" FOR ALL CURBS AND CONSTRUCTION METHODS.4,000 PSI CONCRETEINSTALL CLASS 5 BELOW CURBTO MATCH BOTTOM OFADJACENT PAVEMENT SECTION6"26"1/2" PREMOLDEDEXPANSION JOINTMATERIALTOP OF CURB.CURB EXPANSION JOINT DETAILPAVINGRIBBON CURB WITH EXPANSION JOINT DETAILPVMT-72NOT TO SCALECLIENT:PROJECT:NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS,DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE EXCLUSIVE PROPERTY OFVAA, LLC, AND CANNOT BE COPIED, DUPLICATED, REPRODUCED OR COMMERCIALLY EXPLOITED,IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK BE MADE UNLESS EXPRESSLYAUTHORIZED IN WRITING BY VAA, LLC.COPYRIGHT VAA, LLC 2022 - ALL RIGHTS RESERVED.ISSUE/REVISIONDATENOCERTIFICATION:DRAWING NO:DRAWING TITLE:DATE:DRAWN:DESIGNED: CHECKED:PROJECT NO:SCALE:Date Plotted: Wednesday, February 16, 2022 BYAPPROVED:VAA, LLC763.559.9100www.vaaeng.comProject #2300 Berkshire Lane N, Suite 200Plymouth, MN 55441200003NOT FOR CONSTRUCTIONISSUED FORREVIEW200003AS NOTEDPARKING IMPROVEMENTSCORCORAN, MNWESTSIDE TIRE19925 75TH AVE NCORCORAN, MN 55340CIVIL DETAILSC502A 02/02/2022CITY SITE PLAN SUBMITTALARHB 02/18/2022CITY SITE PLAN SUBMITTALARH 02/02/2022ARHMDWJRQ "B" COUNTERBALANCE"A" CLEAR OPENINGPLAN VIEWSECTION (OPENING SECTION)6""C" OVERALL GATE LENGTH638" "D" TOP OF GATE HEIGHT 1'-014"DOUBLE TRACKELEVATION VIEW ALUMINUM CANTILEVER GATE"C" OVERALL GATE LENGTHA.SHEET #03/09/2017DATE:AFDRAWNBY:NTSSCALE:CHKDBY:TLBBAMERICAN FENCEPROJECT #:.CLIENTPROJECT #:.REV.REFERENCEJOB #:.BDETAILCDETAILDDETAIL(TAIL SECTION)01C01DOUTSIDE (FABRIC)INSIDEOUTSIDE (FABRIC) INSIDEGATE FRAMEPOSTGATE FRAMEPOSTTRUCK BRACKETTRACKTRUCK ASSEMBLYGATE FRAMEGUSSETADJ EYE BOLT3/16"Ø CABLEGATE RECEIVER DETAILRECEIVER3/16"Ø CABLEOUTSIDE LOOKING INBOTTOM RAILDOUBLE TRACK01A01B6""A"DESCRIPTIONFORMULACRITICAL DIMENSIONS"B""C""D"CLEAR OPENINGCOUNTERBALANCEOVERALL GATE LENGTHTOP OF GATE HEIGHTBARB ARMS REQUIREDADJOINING FENCE HEIGHTGATE STORAGE IN OPEN POSITIONYES NOLEFT RIGHT(OUTSIDE LOOKING IN)(SHOWN)DIMENSIONAA/2A + B + 12"D"E" POST HEIGHT "E"POST HEIGHTEEQa 5' MAX2"EQa 5' MAX2"EQa 5' MAX2"EQa 5' MAX2"EQb 5' MAX2"2"EQb 5' MAX2"61'7'10'-10"20'40'SITE-04ROUND OR SQUAREMOUNTING BOLTSPER POSTS STYLESLOTTED HOLESFOR PAD LOCKAS GATE NESTSROLLERS W/COVERSBOTTOM ROLLERBRACKET2" X 2" X 1/8"SQ TUBEFRAMESQ SOLID 1" X1" GUSSETSTYP.2" X 2" X 1/8"BARB ARMSOPTIONALCHAINLINK FABRICSEE DETAILSITE-03/C5032" X 2" X1/8" BARBARMSOPTIONAL2" X 2" X 1/8"SQ TUBEFRAME5" X 2" X1/8" RECT.TUBEGATE FRAMENOSELATCH OPTIONAL,NOT USED WITHAUTOMATED GATESCHAIN LINK (1) DOUBLETRACK ALUM. CANT. GATE10'-0" MAXIMUM7'-0"10'-0" MAXIMUM1'-0"11'-0" TALL, 2 7/8" DIAMETER SS40 GALV.TERMINAL POST WITH 12" POST FOOTINGDIAMETER AND 4'-0" POST FOOTINGDEPTHFASTENER, TYPICALSTRETCHER BAR1 5/8" DIA SS40GALVANIZED TOP RAILGALVANIZED 9 GAUGECHAINLINK FABRIC WITHKNUCKLE/KNUCKLESELVAGE AND 2" MESH SIZE1 5/8" DIA SS40GALVANIZEDBOTTOM RAILCROWN CONC.FOOTING FORDRAINAGE,TYPICALDEPTH= 4'-0"FENCINGPROPOSED / RELOCATED CHAIN LINK FENCE DETAILSITE-03NOT TO SCALENOTES:1. MAX TIE WIRE SPACING IS EVERY 24" ON RAILS.2. RAILS ARE ATTACHED WITH BOULEVARD CLAMP.BROWN PRIVACY SLAT, TYPICAL1'-0"1'-0"11'-0" TALL, 2 3/8" DIAMETER SS40 GALV.TERMINAL POST WITH 12" POST FOOTINGDIAMETER AND 4'-0" POST FOOTING DEPTHSITE-04CLIENT:PROJECT:NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS,DETAILS, DEVELOPMENTS, GRAPHICS AND MODELS THEREOF, ARE THE EXCLUSIVE PROPERTY OFVAA, LLC, AND CANNOT BE COPIED, DUPLICATED, REPRODUCED OR COMMERCIALLY EXPLOITED,IN WHOLE OR IN PART, NOR CAN ANY DERIVATIVE WORK BE MADE UNLESS EXPRESSLYAUTHORIZED IN WRITING BY VAA, LLC.COPYRIGHT VAA, LLC 2022 - ALL RIGHTS RESERVED.ISSUE/REVISIONDATENOCERTIFICATION:DRAWING NO:DRAWING TITLE:DATE:DRAWN:DESIGNED: CHECKED:PROJECT NO:SCALE:Date Plotted: Wednesday, February 16, 2022 BYAPPROVED:VAA, LLC763.559.9100www.vaaeng.comProject #2300 Berkshire Lane N, Suite 200Plymouth, MN 55441200003NOT FOR CONSTRUCTIONISSUED FORREVIEW200003AS NOTEDPARKING IMPROVEMENTSCORCORAN, MNWESTSIDE TIRE19925 75TH AVE NCORCORAN, MN 55340CIVIL DETAILSC503A 02/02/2022CITY SITE PLAN SUBMITTALARHB 02/18/2022CITY SITE PLAN SUBMITTALARH 02/02/2022ARHMDWJRQ Page 1 of 3 STAFF REPORT Agenda Item 6c. Planning Commission Meeting: April 7, 2022 Prepared By: Natalie Davis Topic: PUD (Planned Unit Development) Section 1040.140 Zoning Ordinance Amendment (City File No. 22-022) Action Required: Recommendation 60-Day Review Deadline: N/A 1.Request: Revise Section 1040.140 (PUD (Planned Unit Development)) to update the review process of Final PUD Development Plans and PUD Amendments. The requested updates will remove the requirement for Planning Commission review unless a PUD amendment is requested in the final development plan that was not granted in the Preliminary PUD Development Plan. 2. Context: Over the last year, the redundancy of the review process for final PUD developments plans has been discussed at more than one Planning Commission meeting as there is little discretion in the recommendation that is to be forwarded to City Council. Considering these comments, staff prepared the following Zoning Ordinance Amendments for the Commission to consider forwarding to Council. These changes will remove the final development plan from the Commission’s purview unless an applicant is requesting additional PUD flexibility. 3. Analysis: Currently, Section 1040.140, Subd. 6 (D) in the City Code requires final PUD development plans to be reviewed by the Planning Commission before proceeding to the City Council for final approval. The Planning Commission’s discretion to recommend approval or denial is limited to whether the final PUD plan substantially complies with the preliminary approvals in the preliminary PUD plan. Typically, at this stage of the PUD process, the Commission is unable to recommend changes to the plan. The value of this process has been questioned at numerous Planning Commission meetings within the last year. Therefore, staff proposes the following text amendment: The applicant shall submit a final PUD development plan to the City. The Planning Commission shall review the final plan in accordance with the provisions of this Section. The Planning Commission shall review the application to ensure that the proposed final PUD development plan is in substantial conformance with the approved preliminary PUD development plan. Page 2 of 3 Following the Planning Commission recommendation, tThe City Council shall consider the final development plan in accordance with the provisions of this Section. The City Council shall review the application to ensure that the proposed final PUD development plan is in substantial conformance with the approved preliminary PUD development plan. Upon due consideration the City Council shall approve, disapprove, or approve with specified modifications and/or conditions by majority vote. However, there are times when staff finds the need for an applicant to apply for a PUD amendment at the same time as the final development plan as the submitted plans show additional flexibility not granted in the approved preliminary PUD development plan. In this instance, the Planning Commission does have the ability to provide input regarding the requested PUD amendment and recommend additional changes as part of the PUD negotiation process. To ensure that the Planning Commission retains the ability to review a final PUD development plan in this instance, staff proposes the following changes to Subd. 11 of 1040.140: Changes to Final Development Plans. PUD Amendments. A. Changes to preliminary development plans approved by the City Council shall be processed as a PUD amendment concurrently with the PUD final development plan and shall require review by the Planning Commission and approval by a majority vote of all members of the City Council. B. Minor changes to final development plans adopted by the City Council may be approved by the City Administrator, provided that the changes do not involve the following: 1. Increase in floor area of structures or number of dwelling units. 2. Changes in exterior building material. 3. Alteration of any condition attached or modification to the final development plan made by the City Council. C. A major change to a final development plan which is at variance with any standards of the City Code or is less restrictive than any conditions of approval for the initial final development plan, shall require approval by a majority vote of all members of the City Council. Staff believes the proposed zoning ordinance amendments address the desire to remove redundancies within the prescribed approval process. These changes are consistent with the approval process for preliminary and final plats while still recognizing the need for Planning Commission input when the final PUD development plan seeks additional variation from the City Code. Furthermore, final PUD development plans and Page 3 of 3 their associated final plat currently run up against the 60-day review deadline on a regular basis due to the limited frequency of Planning Commission meetings. The proposed amendments allow for substantially conforming final development plans and associated final plats to have a more streamlined finalization process with a built-in time buffer by removing the requirement to schedule review at a Planning Commission meeting. 4. Recommendation: Move to recommend approval of the following: a. Ordinance 2022- Amendment to Sections 1040.140 b. Resolution 2022- Approving Findings of Fact Attachments: 1. Ordinance 2022- Amendment to Sections 1040.140 2. Resolution 2022- Approving Findings of Fact City of Corcoran County of Hennepin State of Minnesota April 28, 2022 ORDINANCE NO. 2022- Page 1 of 2 Motion By: Seconded By: AN ORDINANCE AMENDING THE TEXT OF SECTIONS 1040.140 OF THE ZONING ORDINANCE OF THE CORCORAN CITY CODE RELATED TO PUD (PLANNED UNIT DEVELOPMENT) (CITY FILE 22-022) THE CITY OF CORCORAN ORDAINS: SECTION 1. Amendment of the City Code. The text of Section 1040.140, Subd. 6 (D) of the Corcoran City Code is hereby amended by removing the stricken material and adding the underlined material as follows: 1040.140 – PUD (PLANNED UNIT DEVELOPMENT) Subd. 6. D. Final PUD Development Plan. The applicant shall submit a final PUD development plan to the City. The Planning Commission shall review the final plan in accordance with the provisions of this Section. The Planning Commission shall review the application to ensure that the proposed final PUD development plan is in substantial conformance with the approved preliminary PUD development plan. Following the Planning Commission recommendation, tThe City Council shall consider the final development plan in accordance with the provisions of this Section. The City Council shall review the application to ensure that the proposed final PUD development plan is in substantial conformance with the approved preliminary PUD development plan. Upon due consideration the City Council shall approve, disapprove, or approve with specified modifications and/or conditions by majority vote. SECTION 2. Amendment of the City Code. The text of Section 1040.140, Subd. 11 of the Corcoran City Code is hereby amended by removing the stricken material and adding the underlined material as follows: 1040.140 – PUD (PLANNED UNIT DEVELOPMENT) Subd. 11. Changes to Final Development Plans. PUD Amendments. A. Changes to preliminary development plans approved by the City Council shall be processed as a PUD amendment concurrently with the PUD final development plan and shall require review by the Planning Commission and approval by a majority vote of all members of the City Council. B. Minor changes to final development plans adopted by the City Council may be approved by the City Administrator, provided that the changes do not involve the following: 1. Increase in floor area of structures or number of dwelling units. 2. Changes in exterior building material. City of Corcoran County of Hennepin State of Minnesota April 28, 2022 ORDINANCE NO. 2022- Page 2 of 2 3. Alteration of any condition attached or modification to the final development plan made by the City Council. C. A major change to a final development plan which is at variance with any standards of the City Code or is less restrictive than any conditions of approval for the initial final development plan, shall require approval by a majority vote of all members of the City Council. SECTION 3. Effective Date. This Ordinance shall be in full force and effect upon its adoption. ADOPTED by the City Council on the 28th day of April 2022. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Tom McKee - Mayor ATTEST: City Seal Jessica Beise – Administrative Services Director City of Corcoran April 28, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022- Page 1 of 2 Motion By: Seconded By: A RESOLUTION APPROVING FINDINGS OF FACT FOR AN ORDINANCE AMENDING SECTION 1040.140 OF THE ZONING ORDINANCE OF THE CORCORAN CITY CODE REALTED TO PUD (PLANNED UNIT DEVELOPMENT) (CITY FILE 22-022) WHEREAS, the Planning Commission reviews and recommends preliminary PUD development plans; WHEREAS, final PUD development plans must substantially comply with the preliminary PUD development plan; WHEREAS, the final plat needs to run concurrently with the final PUD development plan and there is a 60-day review limit for final plats that cannot be extended; WHEREAS, final PUD development plans and final plats regularly run up against the 60- day time limit, and WHEREAS, City staff recommends amending Section 1040.140 of the City Code; WHEREAS, the Planning Commission has reviewed the requested zoning ordinance amendments at a duly called Public Hearing and recommends approval; NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Corcoran, Minnesota, that it does approve an amendment to Title X (Zoning Ordinance) of the City Code to amend the review of Final PUD Development Plans and PUD Amendments, based on the following findings: 1. The amendments remove reduncencies in the approval process for final PUD development plans. 2. The amendments prioritize Planning Commission review and input when a PUD Amendment is requested with the Final PUD Development Plan. 3. The amendments streamline the approval timeline of final PUD development plans and associated final plats when a PUD amendment is not required. 4. The amendments are consistent with other City Code standards and City policies. City of Corcoran April 28, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022- Page 2 of 2 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 28th day of April 2022. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 www.landform.net Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Agenda Item: 6d. TO: Corcoran Planning Commission FROM: Nicholas Ouellette through Kendra Lindahl, Landform DATE: March 31, 2022 for the April 7, 2022 Planning Commission Meeting RE: Final Plat and Final Planned Unit Development (PUD) for “Bellwether 8th Addition” (PID 01- 119-23-34-0002 and 01-119-23-43-0009) (city file no. 22-007) REVIEW DEADLINE: May 6, 2022 1.Description of Request The applicant, Pulte Homes of Minnesota, LLC, has submitted a request for approval of a final plat and final PUD development plan for Bellwether 8th Addition. This phase was part of the original Bellwether (formerly Encore) development and includes 95 residential lots and eight outlots on 47.95 acres. The final plat is reviewed by City Council only. 2. Background On June 28, 2018, the Council approved a rezoning, preliminary plat and preliminary PUD plan for the Bellwether project. The Bellwether project included the construction of 398 single family homes to be built in six phases. On October 18, 2018, the Council approved phase 1 of Bellwether for 78 single family homes and six outlots. On April 25, 2019, the Council approved phase 2 of Bellwether for 79 single family homes and 12 outlots. The Council also approved the final PUD for phase 3. On September 26, 2019, the Council approved the final plat for phase 3 of Bellwether for 29 single family homes and one outlot. On March 26, 2020, the Council approved phase 4 of Bellwether for 74 single family homes and one outlot. On July 23, 2020, the Council approved phase 5 of Bellwether for 46 single family homes and one outlot. On July 22, 2021, the Council approved a rezoning, preliminary plat and preliminary PUD plan for “Amberly and Bellwether” on two separate parcels acquired by the applicant. •The first parcel, the 73.48 Van Blaricom property, was not part of the original Bellwether PUD approved June 28, 2018. The Van Blaricom property has been subdivided and is being Bellwether 8th Addition (22-007) 2 April 7, 2022 developed as an extension of the Bellwether neighborhood (Bellwether 6th and 9th Additions) and a new single family neighborhood, Amberly, which is not part of Bellwether. • The second parcel, the 3.74 acre Schober homestead, was included in the original Bellwether approval. The property was platted as part of the Bellwether 2nd Addition that created several lots and the homeowner retained the 3.74 acre parcel for their homestead. The property has since been acquired by the applicant and has received approval to be platted as the Bellwether 7th Addition. On October 28, 2021, the Council approved the final plat and final PUD for 25 single family homes in Amberly 1st Addition, 62 single family homes in Bellwether 6th Addition and seven outlots. The preliminary approvals allow 192 lots and the remaining 105 lots will be platted in future phases on the former Van Blaricom property. On February 24, 2022, the Council approved the final plat and final PUD for 17 single family homes in Bellwether 7th Addition on 3.74 acres on the former Schober homestead. 3. Analysis Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City Policies. The City Engineer’s comments are incorporated into this staff report, the detailed comments are included in the attached engineering memo and the approval conditions require compliance with the memo. A. Level of City Discretion in Decision-Making The City’s discretion in approving a final PUD is limited to whether the proposed plan is in substantial conformance with the preliminary PUD development plan. If it meets these standards, the City must approve the final PUD development plan. The City’s discretion in approving a final plat is limited to whether the proposed plat meets the standards outlined in the City’s Subdivision and Zoning Ordinance. If it meets these standards, the City must approve the final plat. B. Consistency with the Ordinance Standards Final PUD Staff finds the final PUD plan is consistent with the approved preliminary plans. The 8th Addition includes 95 new single family homes. The residential lots range in size from 5,631 to 19,634 sq. ft. There is a master association responsible for the maintenance of common areas (yard maintenance, snow removal, etc.) in this phase. Bellwether is an age-restricted active adult community. The HOA documents will be amended to include this phase. Bellwether 8th Addition (22-007) 3 April 7, 2022 Lot Dimensions and Setbacks The preliminary PUD approval granted flexibility from the lot size, width standard and side yard setback. The approved standards are included in the approving resolutions. The single family lots appear to comply with required standards. However, since single family home buyers will select their individual home for each lot, staff will review setbacks for compliance with these standards as part of the building permit application. Architecture The applicant has three widths of homes (4-ft., 45-ft. and 50-ft. wide homes) that have the option of being finished with five different architectural styles (prairie, heartland, craftsman, northern craftsman and euro country) in Bellwether. Architectural exhibits and elevations have previously been approved to comply with Condition #21 of Resolution 2018-48. All homes in this phase must comply with these architectural requirements. The applicant is required to provide architectural upgrades on the elevations of a home that face a public right-of-way or public park. Staff has included a condition specifying which homes must provide architectural upgrades. Figure 1: Approved Locations of Architectural Upgrades. Locations highlighted in green must provide architectural upgrades on elevations that face a public park or right-of Bellwether 8th Addition (22-007) 4 April 7, 2022 Homeowner’s Association A homeowner’s association (HOA) will maintain all common ownership areas of the development, including the open space areas, development signage, and cul-de-sac/island plantings. Landscaping The applicant has provided a final tree preservation plan that conforms with the preliminary approvals. Section 1060.070 of the Zoning Ordinance requires one overstory tree for each single family home and a variety of landscaping along the perimeter of the site, along the streets and adjacent to wetlands. Plans show plantings at sizes and percentages that comply with ordinance requirements. One overstory tree for each singly family lot has been provided along the public right-of-way for each lot, with additional trees at access points to the development from 102nd Place to the south and Hunters Ridge to the west, in cul-de-sac islands on Jack Pine Lane and at access points to the off-road trail. The applicant is required to maintain all common areas including boulevard plantings and will be required to enter into a maintenance agreement with the City. A maintenance agreement has been provided by the applicant for City review. The applicant has provided landscaping in the cul-de-sac islands on Jack Pine Lane. The Blue Spruce and Sienna Glen Maples in the cul-de-sac islands are planted too close together to allow proper long- term growth and should be spaced further apart. Additionally, plants should not be located within an 8 ft. radius of the Blue Spruce trees. The long term growth and acidic soil from the spruce tree will negatively impact plant materials within an 8 ft. radius of a spruce tree. Signage The original Bellwether approvals granted approval for signage at the main entrance and secondary entrance off Stieg Road. No signs are proposed for this addition. The applicant has proposed column and fence improvements at the access to the development from Hunter’s Ridge on the west property line. The fence and columns will signify an entrance point into the development, but are not considered signage. These improvements are proposed in outlots along the north and south sides of Hunters Ridge. Outlot B to the south is planned for development in the future 10th Addition. The applicant must enter into an encroachment agreement for these improvements in the drainage and utility easements. Plans for the column and fence improvements must also be provided to the City for review and approval. Streets and Parking The street layout and design are consistent with the preliminary approvals and the street names comply with the City’s approved Street Map. The preliminary plat shows Hunters Ridge ending in a cul-de-sac extending from Mulberry Lane. The plans have been revised to extend Hunters Ridge to connect with Bellwether 8th Addition (22-007) 5 April 7, 2022 102nd Place. Barricades and signage indicating future street extensions shall be installed, consistent with Section 945.010 of the Subdivision Ordinance. The preliminary plat shows Hunters Ridge ending in a cul-de-sac extending from Mulberry Lane. The plans have been revised to extend Hunter Lane to connect with 102nd Place to the east. Per the original feasibility study, turn lanes onto Hunters Ridge for western access into the development will be necessary. This will be designed, bid and managed by the City and financed by the developer. The plans must be revised to show the sidewalk along 102nd Place along the east side of the roadway. The sidewalk in the outlot by the parking stalls that connects Mulberry Lane shall remain. Public Works and Public Safety reviewed the proposed parking along Outlot D and determined the poor site lines pose a risk for vehicles backing into northbound traffic. The City Engineer’s memo requires the on- street parking stalls to be shifted west as far as possible and rotated for angled parking to restrict vehicles from backing across 102nd Place. No parking is proposed is on the teardrop cul-de-sac on Jack Pine Lane. There is an opportunity or provide parking in this cul-de-sac near the entrance to the off-road trails. No parking is allowed in the cul-de-sac unless parking stalls are provided. An amendment to provide the off-street parking would be administratively approved. Utilities Municipal sewer and water are available to serve the site. The project will extend sewer and water from the 6th Addition to the north. The City Engineer’s memo provides detailed utility comments. Utilities shall be stubbed to the property lines for future extension to adjacent properties. Wetlands Section 1050.010 establishes standards for the wetland overlay district. This includes establishment of wetland buffer strips plus a 15 ft. structure setback from the buffer. Wetland buffer monuments shown on plans are appropriately placed to where needed to indicate the contour of the buffer. PUD flexibility is granted for alternative wetland buffer setbacks for Wetland #8 as shown on the Wetland Buffer Average exhibit dated June 21, 2018. Trails are permitted in the wetland buffer areas only when providing access to the boardwalk; the trail encroaches into the buffer between Wetlands 6 and 8 in this phase. The applicant is proposing to expand the wetland in the rear yards of Lots 3-5, Block 8 so the steep slope areas will not require mowing/maintenance. This will move the wetland buffer setback closer to the homes. If the applicant does expand the wetland buffer, they must provide an exhibit that shows the new buffer limits, setbacks and building pads to ensure compliance with the lot standards. The exhibit must also show adequate space for decks/patios. The applicant must provide a wetland buffer maintenance plan that defines how they will ensure establishment of the buffer and ensure that the buffer is maintained in perpetuity. Bellwether 8th Addition (22-007) 6 April 7, 2022 Grading and Stormwater The City Engineer’s memo provides detailed comments on grading and stormwater and includes conditions to ensure compliance with local, watershed and State standards. A stormwater maintenance agreement must be recorded with the final plat. Easements The applicant has provided 10 ft. drainage and utility easements along the front and year lot lines and 5 ft. drainage and utility easements along the side lot lines for single family lots. Drainage and utility easements are also provided over all outlots. The applicant has also provided trail easements for the sections of off-road trail outside of the outlots and drainage and utility easements. A separate trail easement is also required for the sidewalk outside of the right-of-way. Parks, Trails and Park Dedication Park dedication for this phase includes the dedication of Outlot A, E and F as parkland, off-road trails and cash-in-lieu of land. The off-road trails constructed with this phase will connect to existing off-road trails within the Bellwether development and are extended to the south and west property line for future trail extensions. The City should accept park dedication in the form of land where shown on plans. The park dedication requirements are based on the entire Bellwether development and will be satisfied, as approved by Council, by a combination of: • Dedication of a 9-acre open space park at the center of the development. • 3.96 acres of land as part of the dedication for the neighborhood park on the northern portion of the development. • 4.4 acres of land for the proposed amenity center. • Off-road trail easements. • Cost of constructing the boardwalk across Wetland 7. • Cost of paving off-road trails. The predevelopment net acreage of Bellwether 8th Addition is approximately 39.14 acres, which would require 5.87 net acres of land dedication. In this phase, the plans show park dedication of approximately 3.52 net acres (10.53 gross acres) of park land. Park dedication credit will also be given for the off-road trail easements in Block 5; however, the applicant is required to provide revised density and lot tab exhibits to ensure the correct calculation for park land dedication. It does not appear park land dedicated with this phase will satisfy the required 5.87 net acres of required park land. The remaining park dedication due shall be cash-in-lieu of land. The approximate park dedication shall be as follows: Bellwether 8th Addition (22-007) 7 April 7, 2022 95 single family lots = $439,660 (95 x $4,628) 3.52 net acres of park land = 60% of required park dedication 40% of remaining park dedication due = $175,864 Approximate cash-in-lieu of land due = $175,864 Final Plat The applicant is requesting approval of a final plat for 95 lots and eight outlots. The final plat is consistent with the approved preliminary plat. However, 102nd Place is incorrectly labelled on the final plat and the final plat must be revised prior to recording. If this subdivision is approved, it would bring the total number of platted lots to 418 in the original Bellwether project. Only the City Council reviews the final plat. The Planning Commission will not provide a recommendation on the Final Plat. Conclusion Staff finds the proposed plan is consistent with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and preliminary PUD approvals. The staff report has noted outstanding issues that must be addressed, and staff has included conditions in the attached resolution to address these issues. 4. Recommendation Recommend approval of the draft resolution approving the final PUD development plan for Bellwether 8th Addition. Attachments 1. Draft Resolution Approving the Final Planned Unit Development Plan 2. Site Location Map 3. City Engineer’s Memo dated March 9, 2022 4. Applicant’s Narrative dated March 7, 2022 5. Final Planned Unit Development Plans dated March 7, 2022 6. Landscape Plan dated March 7, 2022 7. Final Plat dated March 7, 2022 8. Phasing Plan dated January 21, 2022 9. Wetland Buffer Average Exhibit dated June 21, 2018 10. Wetland Buffer Trail Encroachment Exhibit dated June 20, 2018 City of Corcoran April XX, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 1 of 4 Motion By: Seconded By: RESOLUTION APPROVING FINAL PLANNED UNIT DEVELOPMENT (PUD) FOR “BELLWETHER 8TH ADDITION” FOR PULTE HOMES OF MINNESOTA (PID 12-119-23-21- 0001) (CITY FILE NO. 22-007) WHEREAS, Pulte Homes of Minnesota, LLC (the “applicant”) has requested approval of a final planned unit development (PUD) plan for Bellwether 8th Addition for 95 new single family lots on the property legally described as: Outlot F, Bellwether 1st Addition WHEREAS, the Planning Commission has reviewed the plan at a public meeting and recommends approval, and; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that is should and hereby does approve the request for a final PUD plan, subject to the following conditions: 1. A final PUD plan is approved to create 95 single family lots for “Bellwether 8th Addition”, in accordance with the plans and application received by the City on January 24, 2022 and additional information received on February 2, 2022, February 7, 2022, February 18, 2022 and March 7, 2022, except as amended by this resolution. 2. Approval is subject to the preliminary approvals (Resolutions 2018-48 and 2018-49). 3. Approval is contingent upon City Council approval of the final plat (Resolution 2022-XX). 4. The applicant shall comply with all requirements of the City Engineer’s memo dated March 9, 2022. 5. Park dedication is based on the development of the entire Bellwether project and shall be satisfied through a combination of land, construction of the private amenity facility and associated land shown on plans, pavement of trails and construction of the boardwalk, as outlined in the PUD approvals. Park dedication in this phase shall be as follows: a. Outlots A, E and F shall be deeded to the City for parkland. The applicant will receive park dedication credit for the net area within Outlots A, E and F. b. The net area of off-road trail easements in Lots 3-18, Block 5. Credit shall be given for the net trail area that affects these lots, but not for the area of easement in the public park. c. The remaining park dedication shall be approximately $175,864 cash-in-lieu of land. d. The applicant shall provide revised density calculations to ensure accurate park dedication calculations. 6. All utility facilities shall be located underground. City of Corcoran April XX, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 2 of 4 7. No signage is proposed or approved for this phase. Any development signage requires a sign permit and must comply with the standards in Section 84 of the City Code. 8. An entry gate feature shall be permitted at the west entrance on Hunters Ridge. These improvements are located in Outlot B along the south side of the road and Outlot C along the north side of the road. An encroachment agreement is required for these improvements and the HOA is responsible for the maintenance of these improvements. a. The applicant shall provide plans for the fence and column improvements for City review and approval. 9. Barricades and signage indicating future extension shall be installed, consistent with Section 945.010, Subd. 19 of the Subdivision Ordinance. 10. The HOA shall be responsible for the maintenance of ponds, sidewalks, and all common areas, including signage, lighting and landscaping in those areas. 11. Lighting shall comply with the lighting requirements of Section 1060.040 of the Zoning Ordinance and generally be placed on the sidewalk side of the street. a. The applicant shall work with City staff to finalize the streetlight locations. 12. PUD flexibility is granted to establish the following lot standards for this development: Single Family Detached Minimum Lot Area 5,000 sq. ft. (for flexibility--the smallest lot shown is 5,631) Minimum lot width (measured at front building setback) 44 feet Minimum Principal Structure Setbacks Front, County Road 101 100 feet Front, From all other streets 20 feet Front Porch (≤ 120 square feet) 15 feet Side (living) 5 feet Side (garage) 5 feet Rear 25 feet Maximum Principal Building Height 35 feet Driveway setback 5 feet 13. PUD flexibility is granted for alternative wetland buffer setbacks for Wetland #8 as shown in Outlot E on the Wetland Buffer Average Exhibit received by the City on June 21, 2018. As part of the final plat and final PUD, the applicant shall be required to demonstrate compliance with Section 1050,010, Subd. 6(E-H) of the Zoning Ordinance. 14. Trails shall not be located in the wetland buffer areas, except when providing access to the boardwalk and as shown in the Wetland Buffer Trail Encroachment Exhibit received by the City on June 20, 2018. City of Corcoran April XX, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 3 of 4 FURTHER, the following must be addressed prior to issuance of building permits 15. Mechanical equipment (including air conditioning units) must be located in the side or rear yard and shown on plans. 16. The plans must show centralized mailbox locations. These mailbox locations shall be approved by the US Postal Service and proof of the approved locations provided to the City. 17. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland signs shall be purchased from the City. b. The final locations must be inspected and approved by City staff. c. Monument signs shall be installed prior to approval of building permit. 18. PUD flexibility is provided from the standard that requires architectural upgrades to all four sides of the building, based on the following conditions: a. The applicant shall provide equal architectural treatment on the elevations of a home that face a public right-of-way or park. For example, if three sides of the home face a public right-of-way or park, then equal architectural treatment shall be provided on those three sides of the building. As shown in the 2018 “Approved Locations of Architectural Upgrades” exhibit from the preliminary approvals, the following lots are subject to this standard: i. Lot 1, Block 1 ii. Lot 7, Block 2 iii. Lots 1, 3, 4, 11 and 14, Block 3 iv. Lots 1 and 9, Block 4 v. Lots 1 and 18, Block 5 vi. Lot 3, Block 6 vii. Lots 1 and 11, Block 7 viii. Lots 1, 2 and 12, Block 8 19. Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean City of Corcoran April XX, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 4 of 4 Whereupon, said Resolution is hereby declared adopted on this XXth day of April 2022. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director Hennepin County Property Map Date: 3/29/2022 Comments: 1 inch = 400 feet PARCEL ID: 1211923210001 OWNER NAME: Pulte Homes Of Minnesota Llc PARCEL ADDRESS: 52 Address Pending, Corcoran MN 00000 PARCEL AREA: 47.95 acres, 2,088,787 sq ft A-T-B: Abstract SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2021, PAYABLE 2022 PROPERTY TYPE: Farm HOMESTEAD: Non-Homestead MARKET VALUE: $1,530,100 TAX TOTAL: $16,330.90 ASSESSED 2022, PAYABLE 2023 PROPERTY TYPE: Farm HOMESTEAD: Non-Homestead MARKET VALUE: $1,560,900 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2022 Memo To: Kevin Mattson, City of Corcoran From: Kent Torve, City Engineer Steve Hegland, PE Project: Bellwether 8th Addition Plan Review Date: March 9th, 2022 Exhibits: This Memorandum is based on a review of the following documents: 1. Bellwether 8th Addition Plans, prepared by Sathre-Bergquist, Inc., dated January 20th, 2022. 2. Bellwether 8th Addition Plat, prepared by Sathre-Bergquist Inc., No date provided 3. Bellwether Development – Stormwater Management Plan, Prepared by AE2S, dated January 2022 4. Alta/NSPS Land Title Survey, prepared by Sathre-Bergquist, Inc., dated July 26th, 2018 Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in response to the following comments provided in this Memorandum in which the applicant provides a written response to each item. 2. In addition to engineering related comments per these plans, the proposed plans are subject to addition planning, zoning, land-use, and other applicable codes of the City of Corcoran. 3. For any site activity (demo, grading, utilities, etc.) no closures or restrictions of any kind shall be imposed upon the public use of Hunter’s Ridge without the City’s permission. Note that all construction activities shall be routed through the access to the north and no construction vehicles shall access the site through Hunter’s Ridge Road. 4. An encroachment agreement shall be required for all site improvements or items placed within the City ROW or easements. o Encroachment Agreement needed for retaining wall within easement in Lots 1-5 Block 4 (Wall shown in future phase) 5. Provide phasing plan to city for removal of temporary storm sewer and installation of new utilities. Plat: 1. The applicant shall have all drainage and utility easements provided and shown and all platting requirements met per the City Code. Drainage and utility easements (5’ – 10’) shall be provided along property lines, as standard per City requirements. 2. Street names on plat should be consistent with plans (Kenwood Lane). March 9, 2022 Bellwether 8th Addition Kevin Mattson Page 2 of 4 3. Provide separate trail easement for bituminous trail located outside of ROW. 4. Provide separate trail easement for sidewalk located outside of ROW. 5. Provide additional easement for storm sewer run 2W to 6W (1:1 Excavation from bottom of pipe) 6. Provide additional easement for storm C10 to C11 or adjust alignment to provide 5’ separation from easement. 7. Wetland buffer to be within D&U easement. Revise easement: a. Lot 1 Block 7 b. Lot 18 Block 5 c. Lots 5-10 Block 8 d. Lot 1 Block 7 e. Lots 5-9 Block 7 f. Mulberry lane future lots adjacent to Wetland #12 Erosion Control/SWPPP 1. Preparation of and compliance with a SWPPP shall be required for construction. Transportation 1. All 28’ roads shall be signed no parking on one side of the roadway with no parking signs required within all cul-de-sacs. Final sign location to be coordinated at time of final plat. a. Add “no parking this side of street” along 102nd Place, Mulberry Lane, Hunters Ridge, and Jack Pine Lane b. Add “No parking in cul-de-sac” signs on Jack Pine Lane and Jack Pine Lane (Loop) 2. As per the original feasibility study, turn lanes onto Hunters Ridge for the western access into the development will be necessary. The turn lanes into the project site are anticipated to be a City-led project. If so, the developer shall establish an escrow prior to the turn lanes being designed and publicly bid. 3. The sidewalk along 102nd Place should be along the east side of the roadway. The sidewalk in the outlot by the parking stalls shall remain. 4. The parking stalls for on street parking shall be shifted west as far as possible and rotated for angled parking to restrict vehicles from backing across 102nd Place. 5. Mulberry Lane to be constructed to southern property line of Block 4 Site Plans 1. The existing and proposed drainage and utility easements shown shall be clearly labeled on all plan drawings. 2. Generally, street lights shall be placed on the sidewalk side of the street and where sidewalks meet. Street lighting to be reviewed by public safety and comments to be provided. March 9, 2022 Bellwether 8th Addition Kevin Mattson Page 3 of 4 Grading /Stormwater 1. Sumps will be required in all storm structures with drops in of 18” or greater as well as the last accessible structures prior to stormwater basins. o STMH B2 o CBMH D2 o CBMH D6 2. Label clearly on plans EOF’s for all areas where water will be collected including all low areas in roadways and greenspaces. 3. All drainage swales shall maintain a minimum of 2% slope and all slope should be 4:1 or flatter unless approved by the city engineer. Revise grading in the following locations o 102nd Place Station 15+00 to 17+00 North side of street adjacent to Wetland #8 impact o Lots 3-9 Block 8 o Between 102nd Place sidewalk and Pond #4W o South end of Mulberry Lane adjacent to Wetland #12 4. Revise grading or provide additional easement for drainage swales in the following locations o Lot 11 Block 8 o Lot 8 Block 8 o Lot 11 Block 7 o Lot 10 Block 3 o Lots south of 99th place CDS  West of Wetland #3, If storm sewer is not installed as part of this phase grade a temporary drainage swale to avoid trapping water.  East of Wetland #3, provide additional easement for drainage swale (future plat) 5. Provide profile for proposed bituminous trail that is not adjacent to the roadway. 6. Revise sump connections to be located within D&U easement. 7. Revise sump connections as follows: o L4B3 to structure 4W o L5B3 and L6B3 to structure C8 o L7B3 and L8B3 to structure C7 o L9B3 to structure C10 o Lots 10-14 B3 to structure C11 8. Provide HWL for rear yard storm structures to verify within D&U easement. 9. Contours shall reflect 12’ pond access bench. 10. Pond #4W EOF drains towards L18 B5 property. Provide drainage easement. 11. Ensure the plan and the model match. For example, storm sewer connecting catchment w18 and Pond-1SW is a 30” pipe with invert from 923 to 922 in the SWMM model. This appears to be the pipe between B1 and B2. The storm sewer plan shows an 18” pipe from 922.2 to 922.0. The pipe inlet to Pond #4W from subcatchment W60 is a 15” to 12” pipe. In the model, it’s modeled as a 21”. March 9, 2022 Bellwether 8th Addition Kevin Mattson Page 4 of 4 12. Catchment w24 and w23 drain into Pond-1SW and out in the model and the SWMP. In the storm sewer plan, those two seem to be draining into Pond-2W. Verify the drainage pattern and make sure the storm pipe design match between the plan and the SWMP. 13. Include Pond-4W and Pond-5W EOF in the model. 14. Inlet capacity is usually 2-2.5 cfs, and is exceeded at structures A14, C5, F3, G3, G7, G10. Additional structures shall be added to reduce runoff to individual structures. Watermain/Sanitary Sewer 1. Gas, electric, and other private and public utilities are located adjacent and/or on the property. Preservation of existing easements and coordination with all public and private utilities must be conducted prior to commencing any grading or construction. 2. Generally, valves shall be located at all intersection as one less valve than the number of legs. Valves should typically be located out from the end radius points unless specific circumstances don’t allow. a. Add additional valve at end rad east end of Hunters Ridge b. Add additional valve mid block on 102nd Place between Hunters Ridge and Mulberry Lane. c. Add valve east side of tee at 102nd Place and Mulberry Lane d. Add valve at intersection of 102nd Place and Jack Pine Lane to west side of tee. 3. Hydrant spacing to be reviewed by public safety and additional comments may be provided 4. Ex-T24 should be shown as drop manhole to the south. Invert of 915.00 on Bellwether 8th plan does not match proposed invert on Bellwether 6th addition plans of 921.70. Provide updated plans to verify inverts match. 5. Coordinate trunk sanitary alignment along western property line with City. 6. Revise sanitary sewer from MH-8 to MH 27 to be at minimum grade. This minimum grade shall be maintained to southern property line on future submittals. 7. Provide sanitary stub to existing Hunters Ridge, west of MH-8. 8. Service for Lot 1 Block 4 to be off Hunters Ridge. End of Comments 1 We Build Consumer Inspired Homes and Communities to Make Lives Better “Bellwether 8th Addition” APPLICATION FOR: PUD Final Development Plan, Final Plat 8th Addition CORCORAN, MINNESOTA January 20, 2022 Introduction Pulte Homes of Minnesota, LLC (“Pulte”) is pleased to be submitting the 8th application for Bellwether. In previous years we submitted and received approval for Bellwether Preliminary Plat,1st through 5th Additions, the 6th Addition (Van Blaricom extension), the 7th Addition (Schober Homestead extension) and now we are submitting the continuation of Bellwether as the 8th Addition. The 8th Addition is also known as the West Newman property as this was the West side of the Newman property which was platted as Outlot F of the original Bellwether plat. Now that Bellwether 6th Addition was platted and is under development to the North of this property, we now have a road connection to the 8th Addition to expand the neighborhood as planned in the Preliminary Plat. The continuation of Bellwether will add 95 lots to the neighborhood. Pulte will act as both developer of the property and builder of the homes within Bellwether. The primary contact for Pulte is: Chad Onsgard, Vice President of Development 7500 Flying Cloud Drive, Suite 670 Eden Prairie, MN 55344 952-229-0723 Chad.Onsgard@pultegroup.com Property Legal Description Outlot F, Bellwether 1st Addition. 2 Bellwether 8th Addition Final Plat & Final PUD Plan The final plat for the 8th Addition is consistent with the approved Bellwether Preliminary PUD Development Plan. Scope & Boundary Outlot F, Bellwether 1st Addition will be platted into 95 lots and 7 Outlots. Utilities and streets will be extended from Bellwether 6th Addition, which will include extension of Trunk Sewer, sidewalks and trail connections to the City park property. Park Dedication Outlots A, E and F will be dedicated to the City to satisfy the park dedication requirements along with previous park dedication and trail improvements in the overall Bellwether neighborhood. Right-of-Way Dedication Required Right of Way will be dedicated along public streets as well as required drainage and utility easements for drainage areas and ponding. Homes, Architecture and Lot Types The homes and architecture will be consistent with Preliminary Plat and previous architectural approvals including materials, setbacks and driveways. We will continue to offer 3 lot types similar to previous additions. We will have 12 Garden lots at 44’ wide, 60 Classic lots at 50’ wide and 23 Estate lots at 60’ wide. The Estate lots will include 3rd car garages and basements. INSET BSEE SHEET 3 OF 4 SHEETSOUTLOT AINSET CSEE SHEET 4 OF 4 SHEETSINSET ASEE SHEET 2 OF 4 SHEETSOUTLOT BΔΔΔΔ ΔΔΔ0SCALE IN FEET150 7575 150300The basis for the bearing system is the north line ofthe North Half of the Northeast Quarter of Section12, Township 119, Range 23 and is assumed to bearNorth 89 degrees 41 minutes 35 seconds East.Denotes a 1/2 inch by 14 inch iron pipe set and markedby License No. 26147.Denotes a 1/2 inch pipe found and marked by LicenseNo. 53642, unless shown otherwise.Denotes a Found Cast-Iron-MonumentSHEET 1 OF 4 SHEETSBELLWETHER 8TH ADDITIONSRRGNNE ENIGEDESIENNSATHRE-BERGQUIST, INC.SUSSYRS OER EVRPLANORTH C.R. DOC. NO._________KNOW ALL PERSONS BY THESE PRESENTS: That Pulte Homes of Minnesota, LLC, a Minnesota limited liability company, owner of the following described property situated in the State ofMinnesota, County of Hennepin, to wit:OUTLOT E, BELLWETHER,ANDOUTLOT F, BELLWETHERHas caused the same to be surveyed and platted as BELLWETHER 8TH ADDITION and does hereby dedicate to the public for public use the public ways and the easements for drainage and utility purposesas created by this plat.In witness whereof said PulteHomes of Minnesota, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this day of , 2022.Signed: Pulte Homes of Minnesota, LLCJamie Tharp, Chief ManagerSTATE OF MINNESOTA, COUNTY OF This instrument was acknowledged before me this day of , 2022, by Jamie Tharp, Chief Manager of Pulte Homes of Minnesota, LLC, a Minnesotalimited liability company, on behalf of the company.My Commission Expires: Notary Public, County, Minnesota (Signature) (Notary Printed Name)SURVEYORS CERTIFICATEI Daniel L. Schmidt do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correctrepresentation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been or will be correctly set within one year;that all water boundaries and wet lands, as defined by Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown andlabeled on this plat.Dated this day of , 2022.Daniel L. Schmidt, Licensed Land SurveyorMinnesota License No. 26147STATE OF MINNESOTA, COUNTY OF HENNEPINThis instrument was acknowledged before me this day of , 2022, by Daniel L. Schmidt.My Commission Expires: Notary Public, Hennepin County, Minnesota (Signature) (Notary Printed Name)CITY COUNCIL, CITY OF CORCORAN, MINNESOTAThis plat of BELLWETHER 8TH ADDITION was approved and accepted by the City Council of the City of Corcoran, Minnesota at a regular meeting held this day of ,2022, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2.City Council, City of Corcoran, MinnesotaBy:, Mayor By:, ClerkRESIDENT AND REAL ESTATE SERVICESHennepin County, MinnesotaI hereby certify that taxes payable in and prior years have been paid for land described on this plat, dated this day of, 2022.Mark V. Chapin, County Auditor By: , DeputySURVEY DIVISIONHennepin County, MinnesotaPursuant to Minnesota Statutes Section 383B.565 (1969), this plat has been approved this day of , 2022.Chris F. Mavis, County Surveyor By: COUNTY RECORDERHennepin County, MinnesotaI hereby certify that the within plat of BELLWETHER 8TH ADDITION was recorded in this office this day of , 2022, at o'clock M.Amber Bougie, County Recorder By:, DeputyΔΔΔΔΔΔΔΔ ΔΔ ΔΔΔΔΔ ΔΔΔΔΔΔΔΔ ΔΔ712345611891014121315ΔΔΔΔΔΔΔΔΔΔΔΔ ΔΔ ΔΔΔΔΔΔ1 11334419ΔΔΔΔΔ Δ32OUTLOT D 14618145978121610111513Δ Δ Δ Δ ΔΔ ΔΔΔΔΔΔΔΔΔΔΔΔΔΔ1720ΔOUTLOT C87654321ΔΔΔΔ Δ Δ9ΔΔΔHUNTERS RIDGEM U L B E R R YLANEKE N WOODLANEΔ ΔΔΔ0SCALE IN FEET40 2020 4080The basis for the bearing system is the north line ofthe North Half of the Northeast Quarter of Section12, Township 119, Range 23 and is assumed to bearNorth 89 degrees 41 minutes 35 seconds East.Denotes a 1/2 inch by 14 inch iron pipe set and markedby License No. 26147.Denotes a 1/2 inch pipe found and marked by LicenseNo. 53642, unless shown otherwise.NOT TO SCALE10 55Being 5 feet in width and adjoining lot lines, unless otherwiseindicated, and being 10 feet in width and adjoining right of waylines, unless otherwise indicated, as shown on this plat.10 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:INSET ASHEET 2 OF 4 SHEETSNO R T HBELLWETHER 8TH ADDITION C.R. DOC. NO._________SRRGNNE ENIGEDESIENNSATHRE-BERGQUIST, INC.SUSSYRS OER EVRPLA Δ ΔΔ2552314ΔΔ Δ Δ567ΔΔΔΔ 1415161718121310789562341ΔΔ ΔΔΔΔ ΔΔΔΔΔ Δ Δ11KENWOODLA N EΔ0SCALE IN FEET50 2525 50100The basis for the bearing system is the north line ofthe North Half of the Northeast Quarter of Section12, Township 119, Range 23 and is assumed to bearNorth 89 degrees 41 minutes 35 seconds East.Denotes a 1/2 inch by 14 inch iron pipe set and markedby License No. 26147.NOT TO SCALE10 55Being 5 feet in width and adjoining lot lines, unless otherwiseindicated, and being 10 feet in width and adjoining right of waylines, unless otherwise indicated, as shown on this plat.10 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:INSET BSHEET 3 OF 4 SHEETSSRRGNNE ENIGEDESIENNSATHRE-BERGQUIST, INC.SUSSYRS OER EVRPLANO R T H C.R. DOC. NO._________BELLWETHER 8TH ADDITION 6778Δ ΔΔΔΔΔΔΔ 132Δ ΔΔ Δ61083412911ΔΔΔΔΔ ΔΔΔΔ ΔΔΔ Δ Δ Δ75 8910124281531167OUTLOT GOUTLOT EOUTLOT FΔ ΔΔΔΔ ΔΔΔ Δ JACK PINE LANEKENWOOD L ANEΔΔ0SCALE IN FEET40 2020 4080Denotes a 1/2 inch by 14 inch iron pipe set and markedby License No. 26147.Denotes a 1/2 inch pipe found and marked by LicenseNo. 53642, unless shown otherwise.NOT TO SCALE10 55Being 5 feet in width and adjoining lot lines, unless otherwiseindicated, and being 10 feet in width and adjoining right of waylines, unless otherwise indicated, as shown on this plat.10 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:INSET CSHEET 4 OF 4 SHEETSSRRGNNE ENIGEDESIENNSATHRE-BERGQUIST, INC.SUSSYRS OER EVRPLANO R T H C.R. DOC. NO._________The basis for the bearing system is the north line ofthe North Half of the Northeast Quarter of Section12, Township 119, Range 23 and is assumed to bearNorth 89 degrees 41 minutes 35 seconds East.BELLWETHER 8TH ADDITION 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 www.landform.net Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Agenda Item: 6e. TO: Corcoran Planning Commission FROM: Nicholas Ouellette Kendra Lindahl, Landform DATE: March 30, 2022 for the April 7, 2022 Planning Commission Meeting RE: Final Plat and Final Planned Unit Development (PUD) Plan for “Amberly 2nd Addition” (PID 01- 119-23-34-0002) (city file no. 22-008) REVIEW DEADLINE: May 2, 2022 1.Description of Request The applicant, Pulte Homes of Minnesota, LLC, has requested approval of the final plat and final PUD development plan for Amberly 2nd Addition. This phase includes 51 lots and one outlot on 16.77 acres. The 2nd Addition is the final addition in the Amberly neighborhood. The final plat is reviewed by City Council only. 2. Background On July 22, 2021, the Council approved a rezoning, preliminary plat and preliminary PUD plan for “Amberly and Bellwether” on the 73.48 former Van Blaricom property. This former Van Blaricom parcel was not part of the original Bellwether PUD approved June 28, 2018. The Van Blaricom property was subdivided as an extension of the Bellwether neighborhood and Amberly, a new single family neighborhood separate from Bellwether. The project includes 99 Bellwether lots and 76 Amberly lots. On September 23, 2021, the Council approved an early grading permit agreement to allow Pulte Homes to begin site grading and trunk sewer installation prior to final plat approval of the Amberly 1st and Bellwether 6th Additions. On October 28, 2021, the Council approved Amberly 1st Addition for 25 single family homes. 3.Analysis of Request Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City policies. The City Engineer’s comments are incorporated into this staff report, the detailed comments are included in the attached engineering memo and the approval conditions require compliance with the memo. Amberly 2nd Addition (22-008) 2 April 7, 2022 A. Level of City Discretion in Decision-Making The City’s discretion in approving a final PUD is limited to whether the proposed plan is in substantial conformance with the preliminary PUD development plan. If it meets these standards, the City must approve the final PUD development plan. The City’s discretion in approving a final plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinance. If it meets these standards, the City must approve the final plat. B. Consistency with Ordinance Standards Final PUD Staff has reviewed the application for consistency with the approved preliminary plans, as well as City policies. Staff finds the final PUD plan is consistent with the approved preliminary plans. However, there are a number of conditions that must be addressed prior to release of the final plat and authorization to begin construction. The 2nd Addition includes 51 new single family homes. The residential lots range in size from 8,672 to 18,113 sq. ft. There is a master association responsible for the maintenance of common areas (signs, yard maintenance, snow removal, etc.). The HOA documents will be amended to include this phase. Lot Dimensions and Setbacks The preliminary PUD approval granted flexibility from the lot size, lot width and side yard setback. The single family lots appear comply with the required standards; however, Lot 2, Block 3 and Lot 1, Block 4 do not meet the required minimum lot area of 9,156 sq. ft. Staff has included a condition the final plat be revised to comply with the minimum lot standards prior to recording final plat. Since single family home buyers will select their individual home for each lot, staff will review setbacks for compliance with these standards as part of the building permit application. Homeowners Association A homeowner’s association (HOA) will maintain all common ownership areas of the development. Landscaping Section 1060.070 of the Zoning Ordinance requires one overstory tree for each single family home and a variety of landscaping along the perimeter of the site, along the streets and adjacent to wetlands. Plans show plantings at sizes and percentages that comply with the ordinance requirements. One overstory tree has been provided along the public right-of-way for each lot. Additional trees have been provided along Northwood Lane at the access from Stieg Road, adjacent to the wetland and in the rear yards of lots that back onto Stieg Road. Amberly 2nd Addition (22-008) 3 April 7, 2022 Architecture Amberly single family homes were not granted PUD flexibility from garage or architectural standards required by Section 1040.040, Subd. 8 of the Zoning Ordinance. The homes will be selected for each lot by the buyers and must comply with all design standards and PUD standards. The applicant is required to provide equal architectural treatment on the elevations of a home that face a public right-of-way or park. The Amberly and Bellwether preliminary approvals require upgraded trim for lots that face the Stieg Road and equal architecture upgrades for both street frontages on corner lots. Figure 1 shows lots within the 7th Addition that require architectural upgrades. Figure 1: Approved locations of Architectural Upgrades. Lots with red dots must provide upgraded trim on the Stieg Road frontage and lots with green dots must provide architectural upgrades along both street frontages. Wetlands Section 1050.010 establishes standards for the wetland overlay district. This includes establishment of wetland buffer strips in addition to a 15 ft. structure setback from the buffer. Wetland buffer signs are required to be installed at each lot line where it crosses a wetland buffer, and where needed to indicate the contour of the buffer, with a maximum spacing of 200 ft. along the wetland edge. Trails must also be setback 5 ft. from the wetland buffer. The plans comply with the standards for wetland buffers and setbacks. The applicant must provide a wetland buffer maintenance plan that details how they will establish the buffer and ensure the buffer is maintained in perpetuity. Amberly 2nd Addition (22-008) 4 April 7, 2022 Streets The street layout and design are consistent with the preliminary approvals and the street names comply with the City’s approved Street Map. Barricades and signage indicating future street extensions shall be installed, consistent with Section 945.010 of the Subdivision Ordinance. The City Engineer’s memo includes requirements for roadway and no parking signs. Utilities The City Engineer’s memo provides detailed utility comments. This project will extend municipal sewer and water to serve this phase of the development. This phase will extend utilities west along 105th Ave and 104th Place. Plans show utilities will be stubbed to the west property line on 104th Place for future extension to adjacent properties. Stormwater and Grading The City Engineer’s memo provides detailed comments on grading and stormwater. Lighting Standard street lighting will be provided. Streetlights are generally located on the sidewalk side of the street. The City Engineer’s memo requires the streetlight locations at 105th Avenue and Northwood Lane and 104th and Northwood Lane be relocated to the west side of those intersections. The final location of streetlights will be coordinated with the City and field located during construction. Park Dedication Park dedication for the 73.48 acre Van Blaricom property is separate from the park dedication for the original Bellwether development. Park dedication for the Van Blaricom property will be satisfied through a combination park land, trail easement and cash in-lieu-of land. 6.6 net acres of land was dedicated with Amberly 1st and Bellwether 6th Additions, the first developments on the Van Blaricom property. The 6.6 net acres of dedicated park land exceeded the 4.28 acres of park land required and the excess 2.32 acres of dedicated park land will be credited to this phase. The pre-development acreage of Amberly 2nd Addition is approximately 16.6 acres, which requires approximately 2.49 net acres of park land dedication. This phase includes the dedication of 0.84 acres of off-road trail easement. The excess 2.32 acres of park land dedication from prior phases will be applied to satisfy the remaining park land dedication. The combination of 0.84 acres of trail easement and 1.65 acres of credited park land dedication will satisfy the required park dedication for this phase. The remaining park land credit of 0.67 acres will be applied to future phases in the Van Blaricom property. Amberly 2nd Addition (22-008) 5 April 7, 2022 Final Plat The applicant is requesting approval of a final plat for 51 lots and one outlot. The final plat is consistent with the approved preliminary plat. If this subdivision is approved, it would bring the total number of platted lots to 76 in the Amberly project. Only the City Council reviews the final plat. The Planning Commission will not provide a recommendation on the final plat. Conclusion Staff finds the proposed plan is consistent with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, and preliminary PUD approvals. The staff report has noted outstanding issues that must be addressed, and staff has included conditions in the attached resolution to address these issues. 4. Recommendation Recommend approval of the draft resolution approving the final PUD development plan for Amberly 2nd Addition. Attachments 1. Draft Resolution Approving the Final Planned Unit Development Plan 2. Site Location Map 3. City Engineer’s Memo dated March 9, 2022 4. Applicant’s Narrative dated February 16, 2022 5. Final Planned Unit Development Plans dated February 16, 2022 6. Landscape Plan dated March 3, 2022 7. Final Plat dated February 16, 2022 8. Phasing Plan dated January 21, 2022 City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 1 of 4 Motion By: Seconded By: APPROVING FINAL PLANNED UNIT DEVELOPMENT (PUD) FOR “AMBERLY 2ND ADDTION’ FOR PULTE HOMES OF MINNESOTA LLC (PID 01-119-23-34-0002) (CITY FILE NO. 22-008) WHEREAS, Pulte Homes of Minnesota, LLC (the “applicant”) has requested approval of a final planned unit development (PUD) plan for Amberly 2nd Addition for 51 new single family lots on the property legal described as: Outlot C, Bellwether 6th Addition WHEREAS, the Planning Commission has reviewed the plan at a public meeting and recommends approval, and; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a final PUD plan, subject to the following conditions: 1. A final PUD plan is approved to create 51 single family lots for “Amberly 2nd Addition”, in accordance with the plans and application received on January 25, 2022, February 16, 2022, and March 3, 2022, except as amended by this resolution. 2. Approval is subject to the preliminary approvals (Resolutions 2021-81 and 2021-82) 3. Approval is contingent upon City Council approval of the final plat (Resolution 2022-XX) 4. The applicant shall comply with all requirements of the City Engineer’s memo dated March 9, 2022. 5. Park dedication will be satisfied through a combination of land, pavement of trails, and cash in lieu of land, subject to the following conditions: a. The City will accept the net area of park land and trail easements for this development. b. For Amberly 2nd Addition, park dedication shall be the 0.84 net acres of off-road trail easement and 1.65 acres of park land credit from the excess Amberly 1st Addition and Bellwether 6th Addition parkland dedication. The remaining 0.67 acres of credited park dedication from the Amberly 1st and Bellwether 6th Addition will be applied to future phases. i. The applicant shall provide correct density calculations for final park dedication calculations. Pre-development net density is the gross area minus existing streets, wetlands and land below the 100 year OHW. 6. All utility facilities shall be located underground. 7. The HOA shall be responsible for the maintenance of ponds, sidewalks, and all common areas, including lighting and landscaping in those areas. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 2 of 4 8. Parking shall be permitted on one side of the local streets and shall be signed in accordance with City standards. 9. Lighting shall comply with requirements of Section 1060.040 of the Zoning Ordinance and generally be placed on the sidewalk side of the street. a. The applicant shall work with City staff to finalize the streetlight locations. b. The applicant shall revise the location of streetlights at the intersections of 104th Place and Northwood Lane and 105th Place and Northwood Lane as noted in the City Engineer’s memo. 10. Barricades and signage indication future street extensions shall be installed, consistent with Section 945.010, Subd. 19 of the Subdivision Ordinance. 11. No development signage is proposed or approved for this phase. Any development signage requires a sign permit and must comply with the standards in Section 84 of the City Code. 12. Lawn sprinklers/irrigation systems shall all have rain sensors to limit unnecessary watering. 13. Decks are required to meet all structure setbacks, except that Section 1050.01 requires a 15 ft. structure setback from the wetland buffer, but allows patios and decks to encroach a maximum of 6 ft. into this structure setback. 14. PUD Flexibility is granted to establish the following lot standards for this development: Single Family Detached Minimum lot area 9,156 sq. ft. Minimum lot width 65 feet Minimum Principal Structure Setbacks: Front, From Major Roadways* 100 feet Front, From all other streets 25 feet Front Porch (≤ 120 sq. ft.) 15 feet Side (living) 7.5 feet Side (garage)** 7.5 feet Rear 30 feet Maximum Principal Building Height 35 feet Minimum Driveway depth 22 feet FURTHER, the following items must be addressed prior to issuance of building permits: 15. Mechanical equipment (including air conditioning units) must be located in the side or rear yard and shown on plans. 16. Amberly homes shall comply with garage standards. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 3 of 4 17. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland signs shall be purchased from the City. b. The final locations must be inspected and approved by City staff. c. Monument signs shall be installed prior to approval of building permit. 18. The plans must show centralized mailbox locations. These mailbox locations shall be approved by the US Postal Service and proof of the approved locations shall be provided to the City. 19. PUD flexibility is provided from the standard that requires architectural upgrades to all four sides of the building, based on the following conditions: a. The applicant shall provide equal architecture treatment on elevations of a home that face a public right-of-way or park at the locations shown in the exhibit titled “Architectural Design Flexibility Requested” (in the staff report). The applicant will be allowed flexibility for the material on those areas identified for “upgraded trim only”. For example, if three sides of a home face a public right-of-way or park, then equal architectural treatment shall be provided on those three sides of the building. Lots subject to this standard include: i. Lots 1-9, Block 1 shall provide upgraded trim on the rear façade facing Stieg Road. ii. Lots 7 and 8, Block 2, Lots 1 and 4, Block 5, Lot 6, Block 3 and Lot 10, Block 4 shall provide equal architectural treatment on the facades facing each public right-of-way. 20. Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this XXth day of April 2022. ________________________________ Tom McKee - Mayor ATTEST: City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 4 of 4 ____________________________________ City Seal Jessica Beise – Administrative Services Director Hennepin County Property Map Date: 3/29/2022 Comments: 1 inch = 400 feet Division in Process The displayed parcel boundary may not be the actual boundary because this property is in the process of being divided or replatted. PID: 0111923310005 ADDRESS: 52 Address Pending, Corcoran MN 00000 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2022 Memo To: Kevin Mattson, City of Corcoran From: Kent Torve, City Engineer Steve Hegland, PE Project: Amberly 2nd Addition – Plan Review Date: March 9, 2022 Exhibits: This Memorandum is based on a review of the following documents: 1. Amberly 2nd Addition Plans, prepared by Sathre-Bergquist, Inc., dated January 25th, 2022. 2. Amberley 2nd Addition Plat, prepared by Sathre-Bergquist Inc., No date provided 3. Bellwether Development – Stormwater Management Plan, prepared by AE2S, dated Updated November 2021. 4. Van Blaricom Development – Stormwater Management Plan, prepared by AE2S, dated September 2021. 5. Bellwether (Encore) Development – Stormwater Management Plan, prepared by AE2S, dated November 2021. Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in response to the following comments provided in this Memorandum in which the applicant provides a written response to each item. 2. In addition to engineering related comments per these plans, the proposed plans are subject to addition planning, zoning, land-use, and other applicable codes of the City of Corcoran. 3. An encroachment agreement shall be required for all site improvements or items placed within the City ROW or easements. Plat: 1. The applicant shall have all drainage and utility easements provided and shown and all platting requirements met per the City Code. Drainage and utility easements (5’ – 10’) shall be provided along property lines, as standard per City requirements. 2. Provide separate trail easement for trail located outside of ROW 3. Provide additional easement for bituminous trail a. Lot 4 Block 5 b. Lot 1 Block 4 c. Lot 4-7 Block 4 March 9, 2022 Amberly 2nd Addition Kevin Mattson Page 2 of 3 Transportation 1. All 28’ roads shall be signed no parking on one side of the roadway with no parking signs required within all cul-de-sacs. Final sign locations to be reviewed by public safety and comments to be provided. a. Add “no parking this side of street” along Northwood Lane, 104th Place, and 105th Ave. b. Add “No parking in cul-de-sac” sign on Northwood Lane 2. Radii at Northwood Lane and 104th Place to have B6 curb. Site Plans 1. Generally, street lights shall be placed on the sidewalk side of the street and where sidewalks meet. Street lighting to be reviewed by public safety and comments to be provided. a. Street light at 105th Ave and Northwood Lane to be placed on west side of Northwood Lane south of pedestrian ramp b. Street light at 104th Place and Northwood Lane to be moved to southwest corner of intersection. Grading /Stormwater 1. All drainage swales shall maintain a minimum of 2% slope and all slope should be 4:1 or flatter unless approved by the city engineer. 2. All walls higher than 4’ shall be designed by a certified engineer and the design and certification of those walls shall be provided to the city. 3. Revise street and trail grading on 104th Place west of Northwood Lane. o Sag vertical curve with catch basins at the low point. o Trail to tie into street grades with retaining wall on west side of trail. 4. Draintile to tie into the following structures: o A6 o A15 o A5 o A16 (remove sump connections to lots) o A11 o A12 5. Model shows Pond 3SW/4SW HWL at 923.5. Plan has the HWL at 923.7. Make sure plan and model match. 6. Add a second inlet in cul-de-sac to reduce inlet capacity of CB-G3. March 9, 2022 Amberly 2nd Addition Kevin Mattson Page 3 of 3 Watermain/Sanitary Sewer 1. Generally, valves shall be located at all intersection as one less valve than the number of legs. Valves should typically be located out from the end radius points unless specific circumstances don’t allow. a. Relocate south and east valve at intersection of Northwood Lane and 104th Place to end rads. b. Add additional valves at 105th Ave and 104th Place midblock. 2. Hydrant spacing to be reviewed by public safety. Additional comments may be provided. a. Hydrant spacing does not cover lot 8 block 4 3. Show raw watermain crossing in profile at intersection of Northwood Lane and Stieg Road. Verify no conflict with proposed watermain 4. Verify watermain not in conflict with Storm Structure A15 5. Show watermain crossings on storm profiles A6-A7 (Crossing at 105th Ave) and A4-A5 (Crossing at 104th Place). Verify no conflict. 6. Watermain stub to Robert Lane to be extended minimum 10’ out of Stieg Road drive lane 7. Utilities on 104th Place west at property line to be revised as to not conflict with proposed trail and retaining wall End of Comments 1 We Build Consumer Inspired Homes and Communities to Make Lives Better 2 Amberly 2nd Addition Final Plat & Final PUD Plan The final plat for Amberly 2nd Addition is consistent with the approved Preliminary PUD Development plan for Amberly and Bellwether. Scope & Boundary Amberly 2nd Addition will be platted into 51 lots and 1 Outlot. Utilities and streets will be extended from the 1st Addition which is currently under development. Roads will be extended from 105th Avenue and 104th Place and a connection will be made to Stieg Road at the NW corner of the site. Park Dedication As part of the Bellwether 6th Addition plat, property was deeded in excess of required park dedication. Trail and Park credits shall be used for this plat with any remaining park fees to be paid in cash to satisfy park dedication requirements. Right-of-Way Dedication Required Right of Way will be dedicated along public streets as well as required drainage and utility easements for drainage areas and ponding. Homes, Architecture and Lot Types The homes and architecture will be consistent to Preliminary plat approvals and the previous Amberly Addition. We will provide 65’ wide lots with a variety of house plans, elevations, options, colors, materials and a variety of lot types. High visibility lots will include upgraded rear and side elevations with window trim, banding boards and different colors and materials. SHEET 1 OF 3 SHEETSSRRGNNE ENIGEDESIENNSATHRE-BERGQUIST, INC.SUSSYRS OER EVRPLAKNOW ALL PERSONS BY THESE PRESENTS: That Pulte Homes of Minnesota, LLC, a Minnesota limited liability company, owner of the following described property situated in the State of Minnesota, County of Hennepin,to wit:OUTLOT C AND OUTLOT D, BELLWETHER 6TH ADDITIONHas caused the same to be surveyed and platted as AMBERLY 2ND ADDITION and does hereby dedicate to the public for public use the public ways and the easements for drainage and utility purposes as created by this plat.In witness whereof said Pulte Homes of Minnesota, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this day of , 2022.Signed: Pulte Homes of Minnesota, LLCJamie Tharp, Chief ManagerSTATE OF MINNESOTA, COUNTY OF This instrument was acknowledged before me this day of , 2022, by Jamie Tharp, Chief Manager of Pulte Homes of Minnesota, LLC, a Minnesota limited liability company,on behalf of the company.My Commission Expires: Notary Public, County, Minnesota (Signature) (Notary Printed Name)SURVEYORS CERTIFICATEI Daniel L. Schmidt do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundarysurvey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been or will be correctly set within one year; that all water boundaries and wet lands, as defined byMinnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat.Dated this day of , 2022.Daniel L. Schmidt, Licensed Land SurveyorMinnesota License No. 26147STATE OF MINNESOTA, COUNTY OF HENNEPINThis instrument was acknowledged before me this day of , 2022, by Daniel L. Schmidt.My Commission Expires: Notary Public, Hennepin County, Minnesota (Signature) (Notary Printed Name)CITY COUNCIL, CITY OF CORCORAN, MINNESOTAThis plat of AMBERLY 2ND ADDITION was approved and accepted by the City Council of the City of Corcoran, Minnesota at a regular meeting thereof held this day of , 2022, and said plat isin compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2.City Council, City of Corcoran, MinnesotaBy:, Mayor By:, ClerkRESIDENT AND REAL ESTATE SERVICESHennepin County, MinnesotaI hereby certify that taxes payable in and prior years have been paid for land described on this plat, dated this day of, 2022.Mark V. Chapin, County Auditor By: , DeputySURVEY DIVISIONHennepin County, MinnesotaPursuant to Minnesota Statutes Section 383B.565 (1969), this plat has been approved this day of , 2022.Chris F. Mavis, County SurveyorBy: COUNTY RECORDERHennepin County, MinnesotaI hereby certify that the within plat of AMBERLY 2ND ADDITION was recorded in this office this day of , 2022, at o'clock M.Amber Bougie, County RecorderBy:, Deputy C.R. DOC. NO._________AMBERLY 2ND ADDITION ΔΔ ΔΔΔΔΔ Δ ΔΔΔΔ Δ Δ ΔΔΔΔΔ ΔΔΔΔ Δ 2 91016111712181314152322212019765123412 15 14 13 11ΔΔ Δ Δ ΔΔ PLACEΔΔ 2 1 Δ Δ Δ 9Δ M U L B E R R 103RD AV E N UE103RD AV E N U E ΔΔ Δ ΔΔOUTLOT BINSET ASEE SHEET 3OF 3 SHEETSΔ 0SCALE IN FEET80 4040 80160SHEET 2 OF 3 SHEETSSRRGNNE ENIGEDESIENNSATHRE-BERGQUIST, INC.SUSSYRS OER EVRPLANO R T HAMBERLY 2ND ADDITION C.R. DOC. NO._________Denotes a 1/2 inch by 14 inch iron pipe set and markedby License No. 26147.Denotes a 1/2 inch pipe found and marked by licenseNo. 26147, unless shown otherwise.The basis for the bearing system is the west line of OUTLOT C,BELLWETHER 6TH ADDITION and is assumed to bear North01 degrees 08 minutes 54 seconds EastNOT TO SCALE10 55Being 5 feet in width and adjoining lot lines, unless otherwiseindicated, and 10 feet in width and adjoining right of way lines,unless otherwise indicated, as shown on this plat.10 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: 1246784321OUTLOT A31243359143136127111098457219831413121110645183Δ Δ ΔΔΔΔΔΔΔΔΔΔΔΔΔΔ Δ ΔΔΔΔΔ ΔΔΔΔ Δ ΔΔ ΔΔΔΔΔΔΔΔΔΔΔΔΔΔΔΔΔΔΔ ΔΔΔΔΔΔ Δ Δ Δ ΔΔ Δ ΔΔ ΔΔΔΔΔΔ NORTHWOOD LANENORTHWOOD LANE105TH AVE. 10 4 T H P L A C E STEIG ROAD STEIG ROAD ΔΔΔ1254ΔΔΔ ΔΔ269710Δ0SCALE IN FEET50 2525 50100SHEET 3 OF 3 SHEETSSRRGNNE ENIGEDESIENNSATHRE-BERGQUIST, INC.SUSSYRS OER EVRPLANO R T HAMBERLY 2ND ADDITIONINSET A C.R. DOC. NO._________Denotes a 1/2 inch by 14 inch iron pipe set and markedby License No. 26147.Denotes a 1/2 inch pipe found and marked by licenseNo. 26147, unless shown otherwise.The basis for the bearing system is the west line of OUTLOT C,BELLWETHER 6TH ADDITION and is assumed to bear North01 degrees 08 minutes 54 seconds EastNOT TO SCALE10 55Being 5 feet in width and adjoining lot lines, unless otherwiseindicated, and 10 feet in width and adjoining right of way lines,unless otherwise indicated, as shown on this plat.10 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 www.landform.net Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Agenda Item: 6f. TO: Corcoran Planning Commission FROM: Nicholas Ouellette through Kendra Lindahl, Landform DATE: March 31, 2022 for the April 7, 2022 Planning Commission Meeting RE: Final Plat and Final Planned Unit Development (PUD) Plan for “Bellwether 9th Addition” (PID 01-119-23-34-0002) (city file no. 22-017) REVIEW DEADLINE: May 16, 2022 1.Description of Request The applicant, Pulte Homes of Minnesota, LLC, has requested approval of the final plat and final PUD development plan for Bellwether 9th Addition. This phase includes 37 lots and two outlots on 12.91 acres. The 9th Addition is the final addition in the Bellwether neighborhood within the former Van Blaricom property. The final plat is reviewed by City Council only. 2. Background On June 28, 2018, the Council approved a rezoning, preliminary plat and preliminary PUD plan for the Bellwether project. The Bellwether project included the construction of 398 single family homes to be built in six phases. On October 18, 2018, the Council approved phase 1 of Bellwether for 78 single family homes and six outlots. On April 25, 2019, the Council approved phase 2 of Bellwether for 79 single family homes and 12 outlots. The Council also approved the final PUD for phase 3. On September 26, 2019, the Council approved the final plat for phase 3 of Bellwether for 29 single family homes and one outlot. On March 26, 2020, the Council approved phase 4 of Bellwether for 74 single family homes and one outlot. On July 23, 2020, the Council approved phase 5 of Bellwether for 46 single family homes and one outlot. On July 22, 2021, the Council approved a rezoning, preliminary plat and preliminary PUD plan for “Amberly and Bellwether” on two separate parcels acquired by the applicant. •The first parcel, the 73.48 Van Blaricom property, was not part of the original Bellwether PUD approved June 28, 2018. The Van Blaricom property has been subdivided and is being Bellwether 9th Addition (22-017) 2 April 7, 2022 developed as an extension of the Bellwether neighborhood (Bellwether 6th and 9th Additions) and a new single family neighborhood, Amberly, which is not part of Bellwether. • The second parcel, the 3.74 acre Schober homestead, was included in the original Bellwether approval. The property was platted as part of the Bellwether 2nd Addition that created several lots and the homeowner retained the 3.74 acre parcel for their homestead. The property has since been acquired by the applicant and has received approval to be platted as the Bellwether 7th Addition. On October 28, 2021, the Council approved the final plat and final PUD for 25 single family homes in Amberly 1st Addition, 62 single family homes in Bellwether 6th Addition and seven outlots. The preliminary approvals allow 192 lots and the remaining 105 lots will be platted in future phases on the former Van Blaricom property. On February 24, 2022, the Council approved the final plat and final PUD for 17 single family homes in Bellwether 7th Addition on 3.74 acres on the former Schober homestead. On April 7, 2022, the Council will review the Bellwether 8th Addition final plat and final PUD for 95 single family homes on 47.95 acres on the former Newman property. 3. Analysis Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City Policies. The City Engineer’s comments are incorporated into this staff report, the detailed comments are included in the attached engineering memo and the approval conditions require compliance with the memo. A. Level of City Discretion in Decision-Making The City’s discretion in approving a final PUD is limited to whether the proposed plan is in substantial conformance with the preliminary PUD development plan. If it meets these standards, the City must approve the final PUD development plan. The City’s discretion in approving a final plat is limited to whether the proposed plat meets the standards outlined in the City’s Subdivision and Zoning Ordinance. If it meets these standards, the City must approve the final plat. B. Consistency with Ordinance Standards Final PUD Staff has reviewed the application for consistency with the approved preliminary plans, as well as City policies. Staff finds the final PUD plan is consistent with the approved preliminary plans. The 9th Addition includes 37 single family homes. The residential lots range in size from 6,341 to 13,905 sq. ft. There is a master association responsible for the maintenance of common areas (yard maintenance, Bellwether 9th Addition (22-017) 3 April 7, 2022 snow removal, etc.) in this phase. Bellwether is an age-restricted active adult community. The HOA documents will be amended to include this phase. Lot Dimensions and Setbacks The preliminary PUD approval granted flexibility from lot size, width standard and side yard setback. The single family lots appear to comply with required standards. However, since single family home buyers will select their individual home for each lot, staff will review setbacks for compliance with these standards as part of the building permit application. Architecture The Bellwether products that were allowed in previous additions were approved by the Council for Bellwether 9th Addition. The applicant is required to provide architectural upgrades on the elevations of a home that face a public right-of-way or park. Figure 1 shows the two lots within the 9th Addition that require architectural upgrades. Figure 1: Approved Locations of Architectural Upgrades. Green dots (and the blue dot added by staff) are lots where equal architectural upgrades must be provided along both street frontages. Bellwether 9th Addition (22-017) 4 April 7, 2022 Homeowner’s Association A homeowner’s association (HOA) will maintain all common ownership areas of the development. Landscaping Section 1060.070 of the Zoning Ordinance requires one overstory tree for each single family home and a variety of landscaping along the perimeter of the site, along streets and adjacent to wetlands. Plans show plantings at sizes, percentages and locations that comply with the ordinance requirements. One overstory tree has been provided along the public right-of-way for each lot. Streets The 9th Addition will extend 103rd Avenue in connection with the existing extent of the street to the northeast and southwest of this phase. A sidewalk is provided along the south of 103rd Avenue. The street layout and design are consistent with the preliminary approvals. Parking is restricted to one side of the street. Utilities Municipal sewer and water are available to the site. The City Engineer’s memo provides detailed utility comments. The project will connect sewer and water on either side of the 103rd Avenue extension. Wetlands No wetlands are located on this site. Stormwater Management Stormwater management will be managed on site and the City Engineer’s memo includes conditions to ensure compliance with local, watershed and State standards. Two stormwater ponds are provided with this addition in Outlots A and B. A stormwater maintenance agreement must be prepared and submitted for review and approval by staff and is required to be recorded with the final plat. Easements The developer has provided 10 ft. drainage and utility easements along the front and rear lot lines and 5 ft. drainage and utility easements along the side lot lines for single family lots. Drainage and utility easements are also provided over all of Outlot A and Outlot B. Encroachment agreements shall be required for all site improvements or items placed within the City right-of-way or easements. The City Engineer’s memo notes an encroachment agreement is required for the retaining wall within the easement at Lots 4 and 5, Block 1. Staff has included this requirement Bellwether 9th Addition (22-017) 5 April 7, 2022 as a condition. The City Engineer’s memo also requires additional drainage and utility easement for stormwater management on Lot 1, Block 1 and Lot 15, Block 2. Lighting The applicant has submitted a lighting plan that shows lighting and sign locations. New streetlights are proposed along the south (sidewalk side) of 103rd Avenue. Final streetlight locations will be field location during construction in coordination with the City. Park Dedication Park dedication for this parcel, which was originally part of the 73.48 acre Van Blaricom property, is separate from the park dedication for the original Bellwether development. Park dedication for the Van Blaricom property will be satisfied through a combination of park land, trail easements and cash-in-lieu of land. A total of 6.6 net acres of park land was dedicated with Amberly 1st and Bellwether 6th Additions, the first phases of development on the Van Blaricom property. The 6.6 net acres of dedicated park land exceeded the 4.28 acres required for those two phases and the excess 2.32 acres of dedicated park land will be applied to future phases. Amberly 2nd Addition, the second phase of the Van Blaricom development, satisfied park dedication through 0.84 acres of trail easement and 1.65 acres of park land credit. Phase 2 did not use all the remaining park dedication credit, leaving 0.67 acres of park land credit which will be applied to Bellwether 9th Addition. The pre-development acreage of Bellwether 9th Addition is 12.48 net acres which requires 1.87 net acres of park land dedication. No park land or trail easements are proposed with this phase. The 0.67 acres of park land credit will be applied to this phase and fulfills 35% of the required park dedication. The remaining park dedication shall be cash-in-lieu of land as follows: 37 single family lots = $171,236 (37 x $4,628) 0.67 acres of credited park land = 35% of park dedication 65% remaining park dedication due = $111,303 Total cash-in-lieu of land due = $111,303 Final Plat The applicant is requesting approval of a final plat for 37 lots and two outlots. The final plat is consistent with the approved preliminary plat. If this subdivision is approved, it would bring the total number of platted lots to 99 in the Bellwether project on the former Van Blaricom property. Only the City Council reviews the final plat. The Planning Commission will not provide a recommendation on the final pat. Bellwether 9th Addition (22-017) 6 April 7, 2022 Conclusion Staff finds the proposed plan is consistent with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and preliminary PUD approvals. The resolution includes conditions which the applicant must address prior to release of final plat and building permits. 4. Recommendation Recommend approval of the draft resolution approving the final PUD development plan for Bellwether 9th Addition. Attachments 1. Draft Resolution Approving the Final Planned Unit Development Plan 2. Site Location Map 3. City Engineer’s Memo dated March 25, 2022 4. Applicant’s Narrative dated March 15, 2022 5. Final Planned Unit Development Plans dated March 15, 2022 6. Landscape Plan dated March 15, 2022 7. Final Plat dated March 15, 2022 8. Phasing Plan dated January 21, 2022 City of Corcoran April XX, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 1 of 3 Motion By: Seconded By: APPROVING FINAL PLANNED UNIT DEVELOPMENT (PUD) FOR “BELLWETHER 9TH ADDITION” FOR PULTE HOMES OF MINNESOTA LLC (PID 01-119-23-34-0002) (CITY FILE NO. 22-017) WHEREAS, Pulte Homes of Minnesota, LLC (the “applicant”) has requested approval of a final planned unit development (PUD) plan for Bellwether 9th Addition for 37 new single family lots on the property legally described as: Outlot B, Bellwether 6th Addition WHEREAS, the Planning Commission has reviewed the plan at a public meeting and recommends approval, and; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a final PUD plan, subject to the following conditions: 1. A final PUD plan is approved to create 37 single family lots for “Bellwether 9th Addition” in accordance with the plans and application received on February 22, 2022 and March 15, 2022, except as amended by this resolution. 2. Approval is subject to the preliminary approvals (Resolutions 2021-81 and 2021-82). 3. Approval is contingent upon City Council approval of the final plat (Resolution 2022-XX). 4. The applicant shall comply with all requirements of the City Engineer’s memo dated March 25, 2022. 5. Park dedication will be satisfied through a combination of land, pavement of trails and cash in lieu of land. 1.87 net acres of park land is required for this phase. Park dedication for this phase shall be a combination of: a. 0.67 acres of credited park land dedication from the Amberly 1st Addition and Bellwether 2nd Addition. b. The remaining park dedication shall be $111,303 cash-in-lieu of land. 6. All utility facilities shall be located underground. 7. The HOA shall be responsible for the maintenance of ponds, sidewalks, and all common areas, including landscaping and lighting in those areas. 8. Parking shall be permitted on one side of the local street and shall be signed in accordance with City standards. 9. Lighting shall comply with the requirements of Section 1060.040 of the Zoning Ordinance and generally be placed on the sidewalk side of the street. City of Corcoran April XX, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 2 of 3 a. The applicant shall work with City staff to finalize the streetlight locations. 10. PUD Flexibility is granted to establish the following lot standards for this development. Bellwether PUD Minimum lot area 5,000 sq. ft. Minimum lot width 44 feet Minimum Principal Structure Setbacks: Front, From Major Roadways* 100 feet Front, From all other streets 20 feet Front Porch (≤ 120 sq. ft.) 15 feet Side (living) 5 feet Side (garage)** 5 feet Rear 20 feet Maximum Principal Building Height 35 feet Minimum Driveway depth 22 feet FURTHER, the following items must be addressed prior to issuance of building permits: 11. Mechanical equipment (including air condition units) must be located in the side or rear yard and shown on plans. 12. The plans must show centralized mailbox locations. These mailbox locations shall be approved by the US Postal Service and proof of the approved locations shall be provided to the City. 13. All Design Requirements for the RSF-3 district described in Section 1040.050 shall be met, except that PUD flexibility shall be provided to allow garages on the 34-foot wide homes on the 44-foot and the 50-foot wide homes on the 60-foot lots to exceed more than 55 percent of the viewable ground floor street-facing linear building frontage. The 40-foot wide homes on the 50-foot lots shall comply with the garage standards. In exchange for this flexibility: a. Garage door colors shall be compatible with the building colors. b. Architectural elements shall be added above the garage to de-emphasize the garage doors where possible. c. Garage doors shall be architecturally styled to match the exterior of the home. 14. PUD flexibility is provided from the standard that requires architectural upgrades to all four sides of the building, based on the following conditions: a. The applicant shall provide equal architecture treatment on elevations of a home that face a public right-of-way or park at the locations shown in the exhibit titled “Architectural Design Flexibility Requested” (in the staff report). For example, if three sides of a home face a public right-of-way or park, then equal architectural treatment shall be provided on those three sides of the building. Lots subject to this standard include: City of Corcoran April XX, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 3 of 3 i. Lot 1, Block 1 and Lot 1, Block 2 shall provide equal architectural treatment on the facades facing each public right-of-way. 15. Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the final plans and specifications will suffice. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this XXth day of April 2022. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director Hennepin County Property Map Date: 3/29/2022 Comments: 1 inch = 400 feet Division in Process The displayed parcel boundary may not be the actual boundary because this property is in the process of being divided or replatted. PID: 0111923340066 ADDRESS: 52 Address Pending, Corcoran MN 00000 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2022 Memo To: Kevin Mattson, City of Corcoran From: Kent Torve, City Engineer Steve Hegland, PE Project: Bellwether 9th Plan Review Date: March 25th, 2022 Exhibits: This Memorandum is based on a review of the following documents: 1. Bellwether 9th Addition Plans, Prepared by Sathre- Bergquist, Inc., Dated February 22nd, 2022. 2. Bellwether 9th Addition Plat, prepared by Sathre-Bergquist Inc., No date provided 3. Bellwether (Encore) Development – Stormwater Management Plan, Prepared by AE2S, dated February 2022. 4. Alta/NSPS Land Title Survey, prepared by Sathre-Bergquist, Inc., dated August 6th, 2021. Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in response to the following comments provided in this Memorandum in which the applicant provides a written response to each item. 2. In addition to engineering related comments per these plans, the proposed plans are subject to addition planning, zoning, land-use, and other applicable codes of the City of Corcoran. 3. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. 4. An encroachment agreement shall be required for all site improvements or items placed within the City ROW or easements. o Encroachment agreement needed for retaining wall within easement at Lots 4 and 5 Block 1 Plat: 1. The applicant shall have all drainage and utility easements provided and shown and all platting requirements met per the City Code. Drainage and utility easements (5’ – 10’) shall be provided along property lines, as standard per City requirements. 2. Provide additional easement for storm sewer at Lot 1 Block 1 3. Provide additional easement at lot 15 block 2 to incorporate drainage from East lots in 4th Addtion March 25, 2022 Bellwether 9th Kevin Mattson Page 2 of 2 Erosion Control/SWPPP 1. Preparation of and compliance with a SWPPP shall be required for construction. Transportation Site Plans Grading /Stormwater 1. All walls higher than 4’ shall be designed by a certified engineer and the design and certification of those walls shall be provided to the city. 2. Provide spot elevations along east property lines of Lot 15 Block 2 and Lot 22 Block 1 to verify 2% minimum grade. o There are existing permits with the city form the lots in 4th addition. Provide updated permits to the city for review. 3. Draintile to connect to the following structures: o H4 o H5 o C3 o C4 4. Show draintile cleanouts Watermain/Sanitary Sewer 1. Add gate valve near STA 18+50 2. Show storm crossing H4 to H5 on profile. Verify no conflict 3. Verify no storm sewer/watermain conflicts at storm structures H5 and C6. Show structures on profile Other Comments: 1. The applicant shall provide the City a detailed work schedule. The City shall be provided at least 48 hours notice prior to any work commencing, including grading and utility work. End of Comments 1 We Build Consumer Inspired Homes and Communities to Make Lives Better “Bellwether 9th Addition” APPLICATION FOR: PUD Final Development Plan, Final Plat 9th Addition CORCORAN, MINNESOTA February 22st 2022 Introduction Pulte Homes of Minnesota, LLC (“Pulte”) is pleased to be submitting the 9th application for Bellwether. We have previously submitted for approval Bellwether Preliminary Plat,1st through 5th Additions, the 6th Addition (Van Blaricom extension), the 7th Addition (Schober Homestead extension) and Bellwether 8th Addition (West Newman). The 9th Addition will add 37 lots to the continuation of Bellwether and Pulte will act as both developer of the property and builder of the homes within Bellwether. The primary contact for Pulte is: Chad Onsgard, Vice President of Development 7500 Flying Cloud Drive, Suite 670 Eden Prairie, MN 55344 952-229-0723 Chad.Onsgard@pultegroup.com Property Legal Description Outlot B, Bellwether 6th Addition. Bellwether 9th Addition Final Plat & Final PUD Plan The final plat for the 9th Addition is consistent with the approved Preliminary PUD Development Plan for Amberly and Bellwether. 2 Scope & Boundary Outlot B, Bellwether 6th Addition will be platted into 37 lots and 2 Outlots. Utilities will be extended from Bellwether 6th Addition and loop the water by tying into Bellwether 4th Addition. We will make street and sidewalk connections at Bellwether 6th Addition and 4th Addition which will complete the loop of 103rd Avenue. Park Dedication Park Dedication was satisfied by deeding Outlot F of Bellwether 6th Addition. Any remaining park dedication required would be satisfied by paying park fees. Right-of-Way Dedication Required Right of Way will be dedicated along public streets as well as required drainage and utility easements for drainage areas and ponding. Homes, Architecture and Lot Types The homes and architecture will be consistent with Preliminary Plat and previous architectural approvals including materials, setbacks and driveways. All of the lots in the 9th Addition are Garden lots which are 44’ wide and will be built as slab on grade foundations. SHEET 1 OF 2 SHEETSBELLWETHER 9TH ADDITIONSRRGNNE ENIGEDESIENNSATHRE-BERGQUIST, INC.SUSSYRS OER EVRPLA C.R. DOC. NO._________KNOW ALL PERSONS BY THESE PRESENTS: That Pulte Homes of Minnesota, LLC, a Minnesota limited liability company, owner of the following described property situated in the State of Minnesota, County ofHennepin, to wit:OUTLOT B, BELLWETHER 6TH ADDITIONHas caused the same to be surveyed and platted as BELLWETHER 9TH ADDITION and does hereby dedicate to the public for public use the public ways and the easements for drainage and utility purposes as created by this plat.In witness whereof said Pulte Homes of Minnesota, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this day of , 2022.Signed: Pulte Homes of Minnesota, LLCJamie Tharp, Chief ManagerSTATE OF MINNESOTA, COUNTY OF This instrument was acknowledged before me this day of , 2022, by Jamie Tharp, Chief Manager of Pulte Homes of Minnesota, LLC, a Minnesota limited liabilitycompany, on behalf of the company.My Commission Expires: Notary Public, County, Minnesota (Signature) (Notary Printed Name)SURVEYORS CERTIFICATEI Daniel L. Schmidt do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundarysurvey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been or will be correctly set within one year; that all water boundaries and wet lands, as defined byMinnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat.Dated this day of , 2022.Daniel L. Schmidt, Licensed Land SurveyorMinnesota License No. 26147STATE OF MINNESOTA, COUNTY OF HENNEPINThis instrument was acknowledged before me this day of , 2022, by Daniel L. Schmidt.My Commission Expires: Notary Public, Hennepin County, Minnesota (Signature) (Notary Printed Name)CITY COUNCIL, CITY OF CORCORAN, MINNESOTAThis plat of BELLWETHER 9TH ADDITION was approved and accepted by the City Council of the City of Corcoran, Minnesota at a regular meeting thereof held this day of , 2022,and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2.City Council, City of Corcoran, MinnesotaBy:, Mayor By:, ClerkRESIDENT AND REAL ESTATE SERVICESHennepin County, MinnesotaI hereby certify that taxes payable in and prior years have been paid for land described on this plat, dated this day of, 2022.Mark V. Chapin, County Auditor By: , DeputySURVEY DIVISIONHennepin County, MinnesotaPursuant to Minnesota Statutes Section 383B.565 (1969), this plat has been approved this day of , 2022.Chris F. Mavis, County SurveyorBy: COUNTY RECORDERHennepin County, MinnesotaI hereby certify that the within plat of BELLWETHER 9TH ADDITION was recorded in this office this day of , 20____, at o'clock M.Amber Bougie, County RecorderBy:, Deputy OUTLOT BOUTLOT AΔ 1012ΔΔ 201819212217161551314111098127436Δ ΔΔΔΔΔΔΔΔΔΔΔ ΔΔΔΔΔΔΔΔΔΔΔ567891411121315ΔΔΔΔΔΔΔΔ ΔΔΔΔ Δ Δ 4321Δ ΔΔΔΔΔ103RD AV E N U E 120SCALE IN FEET50 2525 50100SHEET 2 OF 2 SHEETSBELLWETHER 9TH ADDITIONSRRGNNE ENIGEDESIENNSATHRE-BERGQUIST, INC.SUSSYRS OER EVRPLANORTHNOT TO SCALE10 55Being 5 feet in width and adjoining lot lines, unless otherwiseindicated, and being 10 feet in width and adjoining right of waylines, unless otherwise indicated, as shown on this plat.10 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: C.R. DOC. NO._________The basis for the bearing system is the East line of OUTLOTB, BELLWETHER 6TH ADDITION, and is assumed to bearSouth 01 degrees 11 minutes 45 seconds West.Denotes a 1/2 inch by 14 inch iron pipe set and markedby License No. 26147.Denotes a 1/2 inch pipe found and marked by LicenseNo. 26147. 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 www.landform.net Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Agenda Item: 6g. TO: Corcoran Planning Commission FROM: Nicholas Ouellette through Kendra Lindahl, Landform DATE: March 31, 2022 for the April 7, 2022 Planning Commission Meeting RE: Final Plat and Final Planned Unit Development (PUD) Plan for “Rush Creek Reserve 2nd Addition” (PIDs 23-119-23-42-0022 and 23-119-23-41-0032) (city file no. 22-012) REVIEW DEADLINE: May 15, 2022 1.Description of Request The applicant, M/I Homes of Minneapolis/St. Paul, LLC, has submitted a request for approval of a final plat and final PUD plan application for “Rush Creek Reserve 2nd Addition”, a development of 106 residential units on 70 acres. The final plat is reviewed by City Council only. 2. Background In the Summer of 2014, the Council reviewed a concept plan for the project, formerly known as the Sawgrass development. On December 11, 2014, the Council granted preliminary approvals for 246 homes on 103 acres. These approvals were valid for two years. On February 23, 2017, January 25, 2018, and February 28, 2019, one-year extensions were approved for the project. On February 27, 2020, the Council approved an extension of the preliminary approvals until August 27, 2020. On November 23, 2020, the Council approved phase 1 of Rush Creek Reserve for 80 residential lots and eight outlots on 103 acres. A PUD amendment was also processed with the final PUD for phase 1. 3.Analysis Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City policies. The City Engineer’s comments are incorporated into this staff report, the detailed comments are included in the attached engineering memo and the approval conditions require compliance with the memo. Rush Creek Reserve 2nd Addition (22-012) 2 April 7, 2022 A. Level of City Discretion in Decision-Making The City’s discretion in approving a final PUD is limited to whether the proposed plan is in substantial conformance with the preliminary PUD development plan. If it meets these standards, the City must approve the final PUD development plan. The City’s discretion in approving a final plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinance. If it meets these standards, the City must approve the final plat. B. Consistency with Ordinance Standards Final PUD Plan Staff finds the final PUD development plan is consistent with the approved preliminary plans, as well as City policies. Staff finds that the final PUD development plan is generally consistent with the approved preliminary plans and PUD amendment. However, there are a number of conditions that must be addressed prior to release of the final plat and authorization to begin construction. The 2nd addition will plat 106 residential lots including 29 single family homes, 16 twinhomes, 34 patio villas and 27 townhomes. There is a master association responsible for the maintenance of common areas (yard maintenance, snow removal, etc.). Lot Size and Setbacks The applicant is showing lot sizes and setbacks that are generally consistent with the preliminary plat and preliminary PUD plan, which allow a mix of 55 ft. setbacks for detached single family and villa units, 75 ft. for twinhome units (37.5 ft. per unit) and 26 ft. for townhome units. The site plan shows twinhome units with 7.5 ft. side yard setbacks (15 ft. between buildings) and 20 ft. front setbacks. These setbacks are consistent with the required setbacks for the Single and Two-Family Residential (RSF-3) district; however, the PUD approvals require 10 ft. side yard setbacks (20 ft. between buildings) and 22 ft. front setbacks. The applicant shall revise the final plat to comply with the required setbacks or request a PUD amendment. Architecture Architectural exhibits and elevations have previously been approved to comply with Condition #10 of Resolution 2020-87. Homeowners Association A homeowner’s association (HOA) will maintain all common ownership areas of the development. Rush Creek Reserve 2nd Addition (22-012) 3 April 7, 2022 Landscaping The applicant has provided a final tree preservation plan that conforms to the preliminary development plan. Section 1060.070 of the Zoning Ordinance requires on overstory tree for each home. At least two overstory trees, in addition to the required street tree, must be planted on each single family and villa lot. Signage No development signage is proposed with this addition. Easements The applicant has provided 10 ft. drainage and utility easements along the front and rear lot lines and 5 ft. drainage and utility easements along the side lot lines for residential lots. For the townhome units, these easements are provided along the perimeter of their shared common lot. Drainage and utility easements have been provided over all outlots which include areas for future development, open space and stormwater ponds. The City Engineer’s memo details that additional easements are required at future lots for stormwater utilities. Streets The street layout and design are consistent with the preliminary approvals. Internal streets are a mix of 50 ft. and 60 ft. wide right-of-ways with 28 ft. wide streets. The applicant is required to install barricades and signage to indicate a future road connection, consistent with Section 945.010, Subd. 19 of the Subdivision Ordinance. Plans show a 66 ft. right-of-way has been provided for County Road 10 in compliance with the County requirement for a 60 ft. ½ right-of-way. Street names comply with the City’s approved street naming policy. This phase will complete the extension of 78th Place with the townhome development. Xyloid Avenue will also be extended along the Twinhome development and stubbed to a proposed future phase in Outlot C. Walnut Lane will be extended and stubbed to the west property line. 79th Place will provide access to Blocks 4 and 5 from Xyloid Avenue and Walnut Lane. Parking Townhomes are required to provide one off-street parking stall for each five units. The plans show a total of 56 townhome units (29 units in phase 1 and 27 units in phase 2) which would require a total of 11 stalls. Seven parking stalls were provided in phase 1 and 10 parking stalls will be provided with phase 2 in compliance with this standard. Rush Creek Reserve 2nd Addition (22-012) 4 April 7, 2022 Parking areas with four or more stalls must be screened from residential properties and streets with landscaping at least 3 ft. high to screen vehicle headlights. Staff has included a condition that the required landscaping be shown on plans. Parking is restricted to one side of the street; the location of parking signage is not shown on plans and their location will be field located during construction in coordination with the City. Grading/Stormwater The City Engineer’s memo includes comments and conditions to ensure compliance with local, watershed and State standards for grading and stormwater. A stormwater maintenance agreement is required over the stormwater ponds in this phase. Utilities The City Engineer’s memo provides detailed comments and conditions for the utility plans. Municipal sewer and water are available to serve the site. Plans show utilities will be stubbed to the west property line on Walnut Lane for future extension to adjacent properties. The off-site improvement establishing the eastern watermain loop connection to County Road 116 is required with this phase and is discussed below. Off-Site Improvements In accordance with the Development Contract for the 1st Addition, the Northeast Utility Corridor and Emergency Access off-site improvements must be provided with this phase. A 20 ft. wide gravel emergency access connecting to County Road 116 from the northwest corner of the site is required and must be shown on plans. A watermain loop connecting to County Road 116 is also required with this phase. Staff has included a condition which requires these off-site improvements be provided with this phase. Lighting The applicant has submitted a lighting plan that shows lighting locations. Streetlights are generally located on the sidewalk side of the street, but their final location will be coordinated with the City and field located during construction. The City Engineer’s memo notes certain streetlights must be relocated. Wetlands The final plans show several wetlands with buffers and buffer setbacks consistent with the preliminary plat. Section 1050.010, Subd. 7 requires that monuments be installed at each lot line where it crosses a wetland buffer and where needed to indicate the contour of the buffer, with a maximum spacing of 200 ft. along the wetland buffer edge. Plans comply with the wetland and wetland buffer requirements. Rush Creek Reserve 2nd Addition (22-012) 5 April 7, 2022 Shoreland Shoreland Overlay District is present on portions of the site. PUD flexibility for the Shoreland Overlay district was granted as part of the preliminary PUD plan approvals in Resolution 2014-73 which applies to this phase. Parks, Trails and Open Space The City should accept park dedication in the form of land where shown on plans. Park dedication due is based on the requirements in place at the time of final plat. Park dedication is required at 15% of the net pre-development area or cash-in-lieu of land. The City will take a combination of land (in the form of trail easements) and cash to satisfy the park dedication requirements. Plans do not show the construction of off-road trails with this phase. However, the proposed off-road trails are located in outlots that will not be replatted with future phases. As a result, off-road trails must be constructed with this phase. The off-road trail in Outlot B shall be constructed as far west as the water main extension in the northwest corner of the site; this off-road trail will be extended to the west property line at a future date. The 12 ft. wide emergency access trail in Outlot E is not required to be constructed with phase 2 because it will have access from future development in phase 3. Plans must be revised to show the construction of the off-road trails in Outlots B and E. The applicant must also provide trail easements exhibits for this phase. Staff has included a condition requiring these items. Density exhibits submitted by the applicant show 56.7 pre-development net acres for this phase, which would require: • Park land dedication of 8.51 net acres (56.7 x 15%) • Cash-in-lieu of land, or • Some combination of cash and park land Although they are not shown on plans, off-road trail easements must be dedicated with this phase as noted above. Park dedication will be a combination of cash-in-lieu of land and off-road trail easements calculated as follows: 79 single family and twinhome lots = $365,612 (79 x $4,628) 27 townhome lots = $84,807 (27 x $3,141) Credit for trail easement area dedicated to City Total = $450,419 less credit for the dedicated trail easement area The November 11, 2020 phasing plan shows that the remaining off-road trails shown on plans will be platted/constructed in phase 3. The trail easements will be dedicated and counted towards the park dedication requirement at that time. Rush Creek Reserve 2nd Addition (22-012) 6 April 7, 2022 Final Plat The applicant is requesting approval of a final plat for 106 residential lots and seven outlots. Phase 2 includes 29 single family units, 16 twinhomes, 34 villas and 27 townhomes. The final plat is consistent with the approved preliminary plat and final PUD plan for the entire development. If this subdivision is approved, it would bring the total number of platted lots to 186 in the Rush Creek Reserve project. Only the City Council reviews the final plat. The Planning Commission will not provide a recommendation on the final plat. Conclusion Staff finds that the proposed final PUD plan is consistent with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, preliminary PUD approvals and final PUD approvals. The staff report has noted outstanding issues that must be addressed, and staff has included conditions in the attached resolutions to address these issues. 4. Recommendation Recommend approval of the draft resolution approving the final PUD development plan for Rush Creek Reserve 2nd Addition. Attachments 1. Draft Resolution Approving the Final Planned Unit Development Plan 2. Site Location Map 3. City Engineer’s memo dated March 28, 2022 4. Applicant’s Narrative dated February 15, 2022 5. Final Planned Unit Development Plans dated March 16, 2022 6. Final Plat dated March 23, 2022 7. Phasing Plan dated November 11, 2022 City of Corcoran April xx, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 1 of 3 Motion By: Seconded By: APPROVING FINAL PLANNED UNIT DEVELOPMENT PLAN FOR “RUSH CREEK RESERVE 2ND ADDITION” FOR M/I HOMES OF MINNEAPOLIS/ST. PAUL LLC (PIDS 23- 119-23-42-0022 and 23-119-23-41-0032) (CITY FILE NO. 22-012) WHEREAS, M/I Homes of Minneapolis/St. Paul, LLC (the “applicant”) has requested approval of a final planned unit development (PUD) plan for “Rush Creek Reserve 2nd Addition” for 106 new residential units and seven outlots on 70 acres of property legally described as: Outlot D and Outlot F, Rush Creek Reserve Addition, according to the recorded plat thereof, Hennepin County, Minnesota. WHEREAS, the Planning Commission has reviewed the plan at a public meeting and recommends approval, and; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a final PUD plan, subject to the following conditions: 1. A final PUD plan is approved to create 106 residential lots for “Rush Creek Reserve 2nd Addition” in accordance with the plans and application received by the City on February 15, 2022, March 3, 2022, March 16, 2022 and March 23, 2022, except as amended by this resolution. 2. Approval is subject to the preliminary approvals (Resolutions 2014-72 and 2014-73) in addition to the final PUD approval for the project (Resolution 2020-87). 3. Approval is contingent upon approval of the final plat (Resolution 2022-XX). 4. The applicant shall comply with all requirements of the City Engineer’s memo dated March 28, 2022. 5. The HOA shall be responsible for the maintenance of ponds, sidewalks and all common areas, including lighting and landscaping in those areas. 6. Parking shall be permitted on one side of the street and shall be signed in accordance with City standards. 7. Lighting shall comply with the requirements of Section 1060.040 of the Zoning Ordinance and generally be placed on the sidewalk side of the street. a. The applicant shall work with City staff to finalize the street locations 8. As required by the Development Contract for phase 1, the Northeast Utility Corridor and Emergency Access off-site improvements must be provided with the 2nd Addition. City of Corcoran April xx, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 2 of 3 9. Off-road trails in Outlots B and E must be constructed with this phase. a. The 12 ft. wide emergency access trail in Outlot E is not required with this phase as it will have access from a future phase. b. The off-road trail in Outlot B is only required to extend as far west as the water main extension in the northwest corner of the site. 10. Park dedication for Rush Creek Reserve shall be a combination of land (in the form of trail easements) and cash to satisfy the park dedication requirements. Park dedication is required at final plat of each phase. a. Park dedication for this phase shall be credit for off-road trail easements dedicated to the City and the remainder shall be cash-in-lieu of land for 79 single family units and 27 multi-family (townhome) units. b. Trails shall be 10 ft. wide in 20 ft. wide trail easements and credit shall be given for the full easement. The emergency access in the northeast corner shall be a 12 ft. wide trail in a 30 ft. wide trail easement, but credit for this wider trail shall only be given only for the standard 20 ft. width. c. The remainder of park dedication shall be cash-in-lieu of land. d. The developer shall pave the entrance trail shown between County Road 10 and the large wetland area (Outlot E in phase 2) without reimbursement for paving. e. The applicant shall be responsible for finished grading and ground cover for all trails within the development. No credit towards the required dedication shall be given for this work. f. Credit shall be given for trail paving, if directed by the City. 11. PUD flexibility is granted to establish the following lot standards for this development: Single Family Detached Detached Villas Twinhome Townhome Minimum Lot Area 5,000 sq. ft. (for flexibility-- the smallest lot shown is 7,400) 4,000 sq. ft. 4,000 sq. ft. 2,200 sq. ft./per unit Minimum lot width 55 feet 55 feet 75 feet (37.5 per unit) 26 feet Minimum Principal Structure Setbacks Front, From all other streets 20 feet 20 feet 22 feet 20 feet Front Porch (≤ 120 square feet) 15 feet* 15 feet* 15 feet* 15 feet* Deck (side and rear) 10 feet 10 feet 10 feet 10 feet between buildings (0 between units) Side (living) 7.5 feet 7.5 feet 10 feet 10 feet Side (garage)** 7.5 feet 7.5 feet 10 feet 10 feet Rear 25 feet 20 feet 20 feet 15 feet City of Corcoran April xx, 2022 County of Hennepin State of Minnesota RESOLUTION NO. 2022-XX Page 3 of 3 Single Family Detached Detached Villas Twinhome Townhome Maximum Principal Building Height 35 feet 35 feet 35 feet 35 feet Driveway setback 5 feet 5 feet 5 feet between buildings 5 feet between buildings *Porches may be allowed to encroach and same on either front setback on corner lots. FURTHER, the following items must be addressed prior to issuance of building permits: 12. Mechanical equipment (including air conditioning units) must be located in the side or rear yard and shown on plans. 13. The plans must show centralized mailbox locations. These mailbox locations shall be approved by the US Postal Service and proof of the approved locations shall be provided to the City. 14. Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this XXth day of April 2022. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director Hennepin County Property Map Date: 3/29/2022 Comments: 1 inch = 800 feet Division in Process The displayed parcel boundary may not be the actual boundary because this property is in the process of being divided or replatted. PID: 2311923420022 ADDRESS: 52 Address Pending, Corcoran MN 00000 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2022 Memo To: Kevin Mattson, City of Corcoran From: Kent Torve, City Engineer Steve Hegland, PE Project: Rush Creek Reserve 2nd Addition – Plan Review Date: March 28, 2022 Exhibits: This Memorandum is based on a review of the following documents: 1. Rush Creek Reserve Phase 2 Plans, Prepared by Stantec Consulting Services, Inc., Dated February 11, 2022 2. Rush Creek Reserve Grading Construction Set, Prepared by Stantec Consulting Services, Inc., Dated June 22, 2021 Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in response to the following comments provided in this Memorandum in which the applicant provides a written response to each item. 2. In addition to engineering related comments per these plans, the proposed plans are subject to addition planning, zoning, land-use, and other applicable codes of the City of Corcoran. 3. An encroachment agreement shall be required for all site improvements or items placed within the City ROW or easements. 4. The City of Corcoran has updated their standard details and will provide them to the applicant to include in the plan set. 5. In accordance with the Development Contract for the 1st Addition, offsite improvements will be necessary with the 2nd addition including emergency access out to County Road 116 and completing the eastern watermain loop to County Road 116. Plat: 1. The applicant shall have all drainage and utility easements provided and shown and all platting requirements met per the City Code. Drainage and utility easements (5’ – 10’) shall be provided along property lines, as standard per City requirements. 2. Provide additional easement at future lots for storm run A46 to A47 3. Provide separate trail easement for all bituminous trail located outside of the ROW. 4. Submit final plat for 2nd Addition. March 28, 2022 Rush Creek Reserve 2nd Addition Kevin Mattson Page 2 of 3 Transportation 1. All 28’ roads shall be signed no parking on one side of the roadway with no parking signs required within all cul-de-sacs. Final sign locations to be reviewed by public safety and comments to be provided. 2. Verify trails to be constructed as part of 2nd addition. Coordinate with City Staff. a. Provide profile for trails to be constructed which are not adjacent to city streets. Site Plans 1. Street lighting locations are commented on below for general conformance with standards. Final locations to be reviewed by public safety and comments will be provided when available. a. Relocate street light at Intersection of Xyloid Ave and 79th Place North to be on North side of intersection where sidewalks meet. b. Relocate street light STA 58+75 to be at STA 57+50 Grading /Stormwater 1. Based on previous discussions, the applicant wanted to revise grading in portions of the 2nd addition and areas around it to reduce export of material. The grading plan should be updated to reflect the grading plat which is proposed. 2. Sumps will be required in all storm structures with drops in of 18” or greater as well as the last accessible structures prior to stormwater basins. Provide sumps in the following structures o CBMH A34 o CBMH D10 o CBMH E1 o CBMH A43 3. Provide minimum 3’ cover over all storm sewer within the street. o A31 to A32 o B7 to A33 o A4 to A3 o A32 to A33 4. Rational calculations shall be provided to confirm all pipe sizes and inlet capacity. 5. All drainage swales shall maintain a minimum of 2% slope and all slope should be 4:1 or flatter unless approved by the city engineer. 6. Provide revised grading plan showing changes made to the Cul-de-sac north of phase 2 o Show TW/BW callouts on all retaining walls o Identify pond access points on revised grading plan o Revise bituminous trails to be 1’ above HWL of adjacent wetlands/ponds 7. Wetland 10 does not appear to have a controlled outlet pipe. An outlet shall be provided for the Wetland to prevent it from overflowing across the trail. Watermain/Sanitary Sewer 1. Generally, valves shall be located at all intersection as one less valve than the number of legs. Valves should typically be located out from the end radius points unless specific circumstances don’t allow. March 28, 2022 Rush Creek Reserve 2nd Addition Kevin Mattson Page 3 of 3 a. Add valve midblock on Walnut Lane b. Add valve midblock on 79th Place North 2. Hydrant spacing to be reviewed by public safety and comments to be provided. 3. Sanitary sewer services to be 3’ downstream of water services a. Revise lots 12-18 Block 3 b. Revise lots 8-12 Block 1 c. Revise lots 1-3 Block 2 d. Revise lot 4, 8-13 Block 5 e. Revise lot 5, 10-16 Block 4 f. Revise lots 4 -8, 12, 13 Block 6 g. Revise lot 1 Block 3 4. Maintain 10’ separation of watermain and sanitary sewer at station 20+00. Watermain to be underneath storm structure if there is significant cover or route to back side of storm structure. 5. Maintain 10’ separation of watermain and sanitary sewer from SMH A19 to SMH A18 6. Provide minimum 18” minimum separation from watermain and storm structure CBMH B2 (Phase 1) on Xyloid Ave. 7. Per the standard detail. No service risers less than 3’ shall be permitted. 8. Hydrants to be on non-sidewalk side. There is not sufficient space for hydrants to be installed in the boulevard 9. Verify existing utilities at end of Xyloid Ave (Phase 1) are shown correctly on plans. 10. Install temporary hydrant west end of Walnut Lane 11. Install sanitary manhole west end of Walnut Lane. The manhole just west of the intersection can be removed. End of Comments RUSH CREEK RESERVE 2ND ADDITION Rush Creek Reserve 2nd Addition Page 1 February 15, 2022 Final Plan Unit Development (PUD) Plan, Final Plat, and Easement Vacation Narrative Rush Creek Reserve 2nd Addition Rush Creek Reserve 2nd Addition FINAL PLAN UNIT DEVELOPMENT (PUD) PLAN, FINAL PLAT, AND EASEMENT VACATION NARRATIVE RUSH CREEK RESERVE 2ND ADDITION INTRODUCTION M/I Homes of Minneapolis/St. Paul, LLC is requesting final plat approval for Rush Creek Reserve 2nd Addition. The preliminary plat, rezoning and preliminary planned unit development (PUD) plan was approved in December 2014, and the 1st Addition final plat and PUD approval was granted in November of 2020. The 2nd Addition will plat a total of 106 units including 29 single family Smart series homes, 16 twinhomes, 15 basement villas, 19 patio villas, and 27 townhomes. There will also be two association-maintained lots for the townhomes and seven outlots. There is also a drainage and utility easement over all of outlots D and F of 1st Addition that will need to be vacated in order to plat the 2nd Addition. A drainage and utility easement will be dedicated over all of outlots A, B, E as well as a portion of Lot 17 of the townhomes with the filing of the 2nd Addition plat. Each Single-Family home will be uniquely picked by the home buyer and designed to fit their particular needs. Individual home buyers have the ability to choose from a wide variety of plans, exterior materials, including extensive use of brick and stone, architectural features, and landscape designs. This process creates variety and interest in the architecture of the neighborhood. The Townhomes and Twinhomes will be designed so to provide a variety of stone and colors, so to avoid monotony. ADHERENCE TO APPROVED PRELIMINARY PLAT The proposed 2nd Addition final plat is consistent with the approved preliminary plat as amended with the 1st Addition final plat and PUD approval. The plat was amended during the 1st Addition final plat approval by removing approximately 12.5 acres that were retained by the seller, five of which were given to St. Thomas the Apostle Church. Additionally, the total lot count was increased from 246 lots to 257 lots. The 2nd Addition final plat adheres to conditions of approval outlined in the resolutions of approval of Preliminary Plat (Resolution 2014-72) and Planned Unit Development (PUD) Plan (Resolution 2014-73). Rush Creek Reserve 2nd Addition Page 2 PUD STANDARDS The 2nd Addition final plat will adhere to the approved PUD standards: Proposed PUD Standards Single Family Detached Detached Villa Twinhome Townhome Minimum Lot Area 5,000 sq. ft. (for flexibility – the smallest lot shown is 7,400) 4,000 sq. ft. 4,000 sq. ft. 2,200 sq. ft. Minimum Lot Width 55 feet 55 feet 75 feet (37.5 feet/unit) 26 feet Minimum Principal Structure Setbacks Front, from all other streets 20 feet 20 feet 22 feet 20 feet Front Porch (≤ 120 square feet) 15 feet* 15 feet* 15 feet* 15 feet* Deck (side and rear) 10 feet 10 feet 10 feet 10 feet between buildings (0 between units) Side (living) 7.5 feet 7.5 feet 10 feet 10 feet Side (garage)** 7.5 feet 7.5 feet 10 feet 10 feet Rear 25 feet 20 feet 20 feet 15 feet Maximum Principal Building Height 35 feet 35 feet 35 feet 35 feet Driveway Setback 5 feet 5 feet 5 feet between buildings 5 feet between buildings ELEVATIONS PUD flexibility was provided for certain architectural and design standards with the approved preliminary PUD plan, and additional flexibility was requested and granted with the final PUD plan. There are no requested changes from the approved 1st Addition. ARCHITECTURAL AND DESIGN STANDARDS 1. All Design Requirements for the RSF-3 district described in Section 1040.050, Subd. 8 shall be met, except that PUD flexibility is granted for the following: • Adjacent homes may be allowed to have the same color and type of roofing product provided the architectural details and material colors for the home are different. • Townhome/twinhome units will be granted some flexibility from the requirement that 5 different styles of home be provided in that neighborhood and from the requirement that adjacent homes not look alike. In these types of neighborhoods, some consistency between buildings is desired, but it is important to provide some variety with the homes. However, since no home plan has been provided, the City will work with the applicant to determine the extent of this flexibility when a development proposal for that site is submitted. Rush Creek Reserve 2nd Addition Page 3 • Fifty-eight total townhome units have been approved. The units range from three-unit to four-unit buildings. There are four total unique unit types. The architecture provides materials in which not more than one is more than 75% of the front façade. The garage front footage is no more than 72% of the ground floor street-facing building frontage and the garages are architecturally styled to match the exterior of the homes. • PUD flexibility is provided to allow the face of the garage to exceed 55% of the building face and allow up to 60% for detached single family homes and 70% for twinhomes/townhomes. • Additional flexibility has been approved. • The intent of the ordinance is to require the side and rear of homes that are located on or visible from public parks or arterial streets to have architectural elements similar to the front elevation. These homes must continue materials and colors from the front elevation to the side and rear elevations. This may be through the use of the same window trim, accent bands or other elements found on the front of the home. Blank, flat elevations with only one siding color or material will not be permitted for these units. • This condition has been addressed on the homes with rears facing County Highway 10. 2. The applicant shall provide copies of the final HOA documents/covenants for City review as part of the final plat application. • Additional information on the HOA can be found in the Homeowner’s Association section of this narrative. 3. The developer shall provide centralized mailbox locations. A mailbox plan shall be provided for City review and approval. • The locations of the cluster box units (CBUs) have been coordinated with the City and Postmaster. PARKING Rush Creek Reserve 2nd Addition Page 4 4. Parking shall be permitted on one side of the local streets and shall be signed in accordance with city standards. 5. No parking shall be permitted on County Road 10. 6. Townhomes (if proposed) shall be required to provide guest parking stalls as required in Section 1060.060, Subd. 8. • 12 parking stalls will be provided for the townhome units per the Code. LANDSCAPING AND LIGHTING 7. A revised landscape plan shall be provided for City Council review prior to approval of the final plat and PUD final plan. The revised plan shall identify the number, location, species and plant sizes and locations to ensure compliance with the Section 1060.070 of the Zoning Ordinance. • This has been provided. 8. A mix of ornamental trees, perennials and annuals shall also be provided in the medians. 9. The developer shall submit a revised landscape plan for City review and approval of the proposed landscaping in the cul-de-sac islands to ensure planting materials will withstand the stresses of these locations. • This has been provided. 10. The HOA shall be responsible for planting, irrigation and maintenance of the median landscaping and all landscaping within the cul-de-sac islands. 11. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. 12. The HOA shall be responsible for the maintenance of all common lots. 13. The applicant shall work with the City to finalize the design of the decorative lighting that will be installed. The applicant shall provide the streetlights in compliance with City Policy. 14. PUD flexibility is granted to allow additional development signage for the two main entrances and sub-association neighborhoods. A master sign plan for the development shall be submitted for City review and approval with the final PUD development plan in compliance with the following standards: (a) Up to 3 signs allowed at each entrance. One on each side and one in the median as applicable. (b) Sign area is measured by drawing a box around the lettering (c) Total signage at the main entrance shall not exceed 80 sq. ft. Individual monument signs shall not exceed 40 sq. ft. (d) Total signage at the second entrance shall not exceed 40 sq. ft. Individual monument signs shall not exceed 20 square feet. (e) Median signs may be located in the right-of-way, provided the applicant provides an exhibit showing that sight visibility is maintained. (f) Monument signs must comply with the minimum 5-foot setback and be located outside of the sight visibility triangle. (g) Illuminated and/or backlit lettering and both downward and upward focused lighting will be allowed so long as the source of light is not visible to drivers and pedestrians. Lighting must comply with the standards in Section 1060.040 and glare, whether direct or reflected, shall not be visible beyond the limits of the site from which it originates. Rush Creek Reserve 2nd Addition Page 5 (h) Monument signs shall not exceed 8 feet in height, however, median monuments may be allowed up to 11 feet tall. (i) Trailhead signage shall be provided where the trails cross public streets and shall be installed in accordance with City standards. • A monument sign is not proposed with this development at this time. Enhanced landscaping at the front entrance and through the main corridor will replace a physical sign for the community. Trailhead signage will be provided per City standards. STREETS, PARKING AND UTILITIES 15. All streets within the development shall be public streets. 16. The preliminary plat shall be revised to clearly dimension the required 45-foot half right-of-way for County Road 10. 17. Utilities shall be stubbed to the property lines for future extension to adjacent properties. The stubs shall be at the developer's expense. 18. A public access for emergency vehicle access and trail connection shall be provided from the long cut de sac (Street F) to the northeast street connection. This shall be a 12-foot wide emergency vehicle access with knock down bollards and shall also serve as a trail. 19. The development shall comply with the Fire Chief’s requirements regarding fire access, fire protection and fire flow calculations, the location of fire hydrants, fire department connections, and fire lane signage. SIDEWALKS AND TRAILS 20. Sidewalks and trails shall be as shown on the Development Open Space exhibit dated November 21, 2014. • Trails shall be allowed in the wetland buffer as shown. • The final location of the sidewalk on Street F shall be determined with the PUD final plan. • Sidewalks shall be constructed on all public streets, including stub streets, at the time of street construction. • Sidewalks shall be provided on one side of the public street in the twinhome neighborhood. 21. The HOA or individual homeowners shall be responsible for snow removal on public sidewalks within the development. 22. Sidewalks shall be 5 feet wide. WETLANDS 23. Alternative wetland buffers shall be allowed, subject to the standards and conditions in Section 1 050.01 0, Subd. 6 of the Zoning Ordinance. Wetland buffers must be dimensioned on the plans. 24. The plans shall be revised to identify the wetland buffer monuments as required by Section 1050.010 of the Zoning Ordinance. 25. The developer must install wetland buffer monuments prior to issuance of Certificates of Occupancy for adjacent buildings. DRAINAGE/STORMWATER MANAGEMENT Rush Creek Reserve 2nd Addition Page 6 26. Drainage and utility easements must be provided over all wetlands, wetland buffers and ponds. 27. The applicant shall continue to work with the City and adjacent property owners to address the off-site drainage issues as noted in the City Engineer's memo. Offsite stormwater conveyance will be constructed at developer's expense based on wetland and watershed approvals and northerly property owners providing easements. • M/I Homes has met with the adjacent property owners to gather their concerns. The exact route of the storm connection through their properties requires additional survey information that will be forth coming. A dialogue with them has been started and will be addressed with future plans and with the watershed. SHORELAND OVERLAY DISTRICT 28. PUD flexibility is granted from the following Shoreland Overlay District standards in Section 1050.020 of the Zoning Ordinance: • allow more than 25% impervious surface coverage per lot in this area • allow 35-foot building heights as allowed by the underlying zoning district • allow 55-foot wide lots where 75 feet is typically required • allow a 25-foot setback from County Road 10 where 50 is required 29. The PUD flexibility is granted based on the finding that: a. The shoreland area within the development is less than 6% of the project area. b. The shoreland area along County Road 10 is separated from the creek by County Road 10 and all drainage is directed north away from the creek. c. The total impervious surface coverage will exceed ordinance requirements for individual lots, but the total impervious coverage within the portions of the overlay district where the creek is located within Outlot A of the development does not exceed the 25% limit. d. The planned development will preserve approximately 40 acres (38% of the site) as permanent open space and has included stormwater management techniques within the development to ensure protection of the shoreland areas. e. The lots do not directly abut County Road 10 and are separated from the road by an outlot. PARK DEDICATION 30. Park dedication shall be a combination of land and cash. The final dedication requirements shall be determined with the final plat for phase I of the development and shall generally be as follows: a. Dedication of off-road trails as shown on the Development Open Space Plan dated November 21, 2014. i. Trails shall be 8 feet wide in 20-foot easements and credit will be given for the full easement. The emergency access in the northeast corner shall be a 12-foot trail in 30- foot easement, but credit for this wider trail shall be given only for the standard 20- foot width. b. The remainder of the park dedication shall be cash in lieu of land c. The developer shall pave the entrance trail shown between County Road 10 and the large wetland area (Outlot N) without paving reimbursement. Rush Creek Reserve 2nd Addition Page 7 d. Recommended that the developer donate a trail easement on the west side of the project adjacent to the creek. No improvements are required in this easement and no park dedication credit will be provided. e. The park dedication for the trail easements shall be deeded with each phase of development. f. Cash for park dedication shall be paid in full by phase II. g. Credit shall be given for trail paving, if directed by the City. MISCELLANEOUS 31. In addition to the PUD flexibilities already outlined above, the following PUD flexibility standards are approved and shall be incorporated into the development contract. a. Open Space — The total amount of open space will not be reduced by more than 2.5% or 1 acre from the amount shown in the approved PUD, b. Development Footprint - Total development footprint as identified by street right-of- way and total lotted area cannot increase by more than 1 acre. c. Wetland Buffer - At all times we will not reduce the amount of wetland buffer provided. d. Storm Water - Storm water treatment areas may be modified, provided that the overall treatment standards are still equal to or greater than the standards approved with the Preliminary Plat, as approved by the City Engineer. e. Trails — Any plan must generally provide an east-west and north-south trail link as approved with the PUD Preliminary Plan and while the location of trails may be slightly adjusted the overall locations and length of trails will be honored f. Entrance Location(s) - Main entrance location off CR 10 will remain unchanged. g. Total Units — The total units cannot be less than 235 (3.34 units /acre) and more than 275 (3.91 units/acre) without amending the PUD. h. Association Maintained Housing —Blocks 20, 21 and Outlot O must be maintained and actively marketed for association-maintained housing until the final phase is approved. If at that time with active marketing this has not sold, this area may be platted as single family. When the final plat for the first phase of the development is recorded, the developer will list this land for sale, with an independent third-party realtor, who will agree to actively market this property for association maintained housing. The Realtor will also commit to provide the City Administrator with quarterly reports on the efforts being made to market the parcel and market responses. • The villas, twinhomes and townhomes will all be association-maintained areas. See Homeowner’s Association (HOA) section below for additional information on the HOA. i. Housing Types— Housing/Lot types may change without amending the PUD so long as they meet the approved PUD lot standards and include at least 3 housing/lot types overall. • Single family, villas, twinhomes and townhomes are all proposed with the Final PUD Plan. j. Lots and Blocks - Lots sizes may change within the limits approved, however, blocks as arranged need to stay generally consistent with approved Preliminary PUD and Plat. 32. The phasing plan submitted by the developer is approved. • The development is proposed in 5 phases. The first addition Final Plat is part of this submittal. It is planned to grade the site in two phases. 33. A final PUD development plan submitted with the final plat for review and approval. Rush Creek Reserve 2nd Addition Page 8 CHANGES PROPOSED SINCE PRELIMINARY PUD PLAN APPROVAL The narrative below explains what was changed from Preliminary PUD Plan approval to changes that have been made and were approved with the 1st Addition. There are no new changes proposed since the approval of 1st Addition. 1. Eliminate 75-foot lots and replace with 55 and 65-foot lots. The change to the lot counts are summarized below in Table 1: Table 1. Lot Widths Preliminary PUD Plan Final PUD Plan Lot Type # of Lots Side Yard Setback Lot Type # of Lots Side Yard Setback 55 feet 80 5 feet 55 feet 158 7.5 feet 65 feet 89 5 feet 65 feet 19 7.5 feet 75 feet 57 5 feet 75 feet 0 7.5 feet Townhomes 20 Townhomes 58 Twinhomes 0 Twinhomes 22 Total 246 Total 257 In exchange for flexibility in the lot width, M/I Homes is increasing the side yard setback from 5 feet to 7.5 feet. 2. Increase the variety of foundation types. The preliminary plat was predominantly basement lots. It has been approved to have the following foundation types for each product type as summarized in Table 2: Table 2. Proposed Foundation Types Product Type Proposed Foundation Type Single Family Mix between full, lookout and walkout basements Villa Half of the foundations being slab with remainder a mix of basement types Townhomes Foundation type flexibility. Either slab or basement townhomes. Twinhomes All slab foundations. In exchange for flexibility with foundation types, M/I Homes has offered additional product type. There are over 30 different home varies to be offered in the community along with multiple elevations for each home. The products available is also always changing with new homes being designed. 3. Reduction in the required garage size for HOA maintained lots. Per Section 1040.070 – RMF-3, Subd. 8.5 All townhome design shall comply with standards in Section 1040.060, Subd. 9 (RMF-1 Design Requirements). Item 7.b of Subd. 9 of Section 1040.060 requires minimum garage sizes based on foundation types. Twinhomes would also fall under Section 1040.060 – RMF-1 with minimum garage sizes. The Villa, Townhomes and Twinhomes would all be HOA maintained. Table 3 outlines what is required per the City Code and what is proposed. Table 3. Garage Sizes Rush Creek Reserve 2nd Addition Page 9 Product Type Required Garage Size per SMF-1 Proposed Garage Size Single Family 440 square feet 440 square feet Villa Basement: 440 square feet Slab: 540 square feet 425 square feet for basement and slab Townhomes Basement: 440 square feet Slab: 540 square feet 385 square feet for basement and slab Twinhomes Basement: 440 square feet Slab: 540 square feet 410 square feet for basement and slab On HOA maintained lots, all lawncare and snow removal is covered by the HOA. On Townhomes and twinhomes all exterior care is also part of the HOA’s responsibility. Major large items stored within a garage are yard and snow removal equipment and with the HOA maintained properties, this equipment is eliminated, thus less room is required within the garage. Many of the slab villas also have storage areas within the home plans to make up for the area lost in the garage. In exchange for flexibility with the garage sizes, M/I Homes is providing lawn care and snow removal as part of the HOA in order to eliminate the need to store exterior maintenance equipment. 4. Garage Front Frontage: The Preliminary PUD Plan provided flexibility for face of the garage to exceed the 55% of building face and allow 60% for detached single family homes and 70% for twinhomes/townhomes. When the Preliminary PUD was approved there was not a builder for the property. With M/I Homes being the exclusive builder on the property, the face of the garage length is known for the homes proposed at the time of Final PUD Pan. All two-car homes are compliant with the previously approved flexibility, but 3-car homes and townhomes exceed the approvals. Table 4 outlines the Preliminary PUD Plan approval and additional flexibility being proposed. A breakdown of the front footage calculation for the homes proposed are included in Exhibit A. Table 4. Garage Front Footage Percentages Product Type Approved Garage Front Footage Proposed Front Footage Single Family 60% 77% on 3-car Villa 60% 76% on 3-car Townhomes 70% 72% on 4-unit Twinhomes 70% 70% In exchange for flexibility with the garage front footage, M/I Homes is providing greater side yard setbacks on the homes. There is also a limited amount of 65’ lots that would accommodate the 3-car villa (19 total lots) and they are dispersed through the site, not all in one row. M/I Homes designs softens the appearance of the garages by building over the garages, use of columns, offset of the garage and the use of a variety of materials and colors. 5. Material Flexibility. Per Section 1040.040 – RMF-1, Subd. 8.A.2 requires a minimum of two different materials on the front elevation, a minimum of 3 different variations of color, style and/or material and except for brick, stucco or stone, no more than 75% of one type of exterior finish. Exhibit B includes all Proposed Building Elevations for the community. Exhibit C outlines the area of each material on the proposed elevations. Table 5 outlines the number of proposed elevations that are not compliant with the Code. It is proposed to allow all submitted elevations as shown in Exhibit B and C. Rush Creek Reserve 2nd Addition Page 10 A total of 99 elevations are provided within the community when a minimum of 5 front elevations is required. This is almost 20 time the required elevations required. Table 5. Front Façade Product Type Number of Elevations Non-Compliant Elevations (%) Single Family 40 10 (25%) Villa (basement) 25 0 (0%) Villa (slab) 26 3 (11.5%) Townhomes 2 0 (0%) Twinhomes 6 0 (0%) Total 99 13 (13%) In exchange for flexibility, M/I Homes is offering at least 3 elevations for each single-family detached home. 6. Roadway alignment in South Roadway alignment in the south was revised to align with the townhome product proposed in this area and with the new proposed property line with St. Thomas the Apostle Church. Rush Creek Reserve 2nd Addition Page 11 HOMEOWNER’S ASSOCIATION Rush Creek Reserve Homeowner’s Association is structured as a Master Association with three sub-associations. The sub-associations will be formed for: Villas, Townhomes and Twinhomes. Supplemental documents for Rush Creek Reserve will be prepared in preparation of recording of the Final Plat. The Single-Family homes are only part of the Master; they are not their own sub-association. All owners are members of the Master. The Master will be responsible for all maintenance of the main common elements, mailboxes, snow plowing of the public sidewalks, and trash for the community. Master Villas Twinhomes Townhomes Single Family SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTAPRINT NAME:SIGNATURE:DATE:LIC. NO. REVISION CHECKED Plot Date: 02/11/2022 - 8:03amDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDG001.dwgXrefs:, 193805500PUDBRD, HENNEPIN_CountyTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN 193805500FINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal G0.01 TITLE SHEET       ----  VICINITY MAP STANTEC PROJECT NO. 193805500 THIS PLAN SET CONTAINS 60 SHEETS M/I HOMES RUSH CREEK RESERVE, PHASE 2 CORCORAN, MN INDEX OF SHEETS SHEET NUMBER SHEET TITLE GENERAL G0.01 TITLE SHEET G0.02 LEGEND AND ABBREVIATIONS G1.01 - G1.06 EXISTING CONDITIONS C5.01 - C5.05 STORM SEWER PLAN CIVIL C4.01 - C4.05 SANITARY SEWER AND WATERMAIN PLAN C3.01 - C3.05 GRADING PLAN PROJECT LOCATION G2.01 - G2.07 TREE INVENTORY C2.01 - C2.05 EROSION CONTROL PLAN FEBRUARY 2022 C1.01 - C1.05 SITE PLAN SUBDIVIDER: M/I HOMES 5354 PARKDALE DR #100 ST. LOUIS PARK, MN 55416 LANDSCAPE OVERALL LANDSCAPE PLANL1.00 ELECTRICAL PHOTOMETRIC PLANE1.01 - E1.05 C.S.A.H.10 C.S.A.H.50 SITE ZONED RMF-3 VICINITY ZONING AND LAND-USE MAP PARK AGRICULTURAL UNDEVELOPED C5.00 OVERALL STORM SEWER PLAN C4.00 OVERALL SANITARY SEWER AND WATERMAIN PLAN C3.00 OVERALL GRADING PLAN PHOTOMETRIC DETAILSE1.06 LANDSCAPE PLANL1.01 - L1.05 C1.00 OVERALL SITE AND PEDESTRIAN CIRCULATION PLAN G2.00 OVERALL TREE INVENTORY LANDSCAPE DETAILSL1.06 - L1.07 OVERALL IRRIGATION PLANL2.00 GPS CONTROL POINT JUDICIAL LAND MONUMENT MONUMENT COMPUTED ROW MONUMENT ROW MARKER POST SECTION CORNER TRAVERSE CONTROL POINT EXISTING TOPOGRAPHIC SYMBOLS SURVEY LINES FM FM FM >>>> >>>>>>>>> >>>>>>>> l l l l l l l l l l l l l EXISTING UTILITY LINES SURVEY SYMBOLS BACKSIGHT CONTROL POINT MONUMENT IRON FOUND MONUMENT IRON SET FM FM FM >>>> >>>>>>>>> >>>>>> l l l l l l l l l l l l l PROPOSED UTILITY LINES HEAVY DUTY BITUMINOUS CONCRETE GRAVEL HATCH PATTERNS CONCRETE CURB AND GUTTER GRADING INFORMATION 952 950 952 950 BENCH MARK LOCATION 1:4 AERIAL CONTROL POINT SAND BEDROCK >>>> GROUND BITUMINOUS FORCE MAIN SANITARY SEWER SANITARY SERVICE STORM SEWER DRAINTILE STORM SEWER WATER MAIN WATER SERVICE PIPE CASING FM FM FM >>>> >>>>>>>>> >>>>>> l l l l l l l l l l l l l FUTURE UTILITY LINES >>>> EXISTING TOPOGRAPHIC LINES CTV-A CTV-A CTV-A CTV-B CTV-B CTV-B CTV-C CTV-C CTV-C CTV-D CTV-D CTV-D FO-A FO-A FO-A FO-B FO-B FO-B FO-C FO-C FO-C FO-D FO-D FO-D E-A E-A E-A E-B E-B E-B E-C E-C E-C E-D E-D E-D G-A G-A G-A G-B G-B G-B G-C G-C G-C G-D G-D G-D XXXXXXXXXEXISTING PRIVATE UTILITY LINES STORM SEWER CATCH BASIN STORM SEWER BEEHIVE CATCH BASIN STORM SEWER FLARED END SECTION CURB BOX FIRE HYDRANT MANHOLE WATER REDUCER VALVE PROPOSED TOPOGRAPHIC SYMBOLS SANITARY CLEANOUT BOLLARD SANITARY OR STORM LIFT STATION RIP RAP OHP OHP OHP C-A C-A C-A C-B C-B C-B C-C C-C C-C C-D C-D C-D DRAINAGE FLOW BASKETBALL POST BENCH BUSH DECIDUOUS CATCH BASIN BEEHIVE CURB BOX CATCH BASIN CONTROL BOX SIGNAL CLEAN OUT (SEWER) SEPTIC DRAIN FIELD DRINKING FOUNTAIN ENERGY DISSIPATER STORM SEWER APRON FLAG POLE FUEL PUMP GRILL HANDICAP SPACE HANDHOLE FIRE HYDRANT LOOP DETECTOR LIGHT YARD MAIL BOX MANHOLE-HEAT MANHOLE-POWER MANHOLE-GAS MANHOLE-SANITARY SEWER MANHOLE-STORM SEWER MANHOLE-COMMUNICATIONS MANHOLE-UNKNOWN METER POWER METER GAS ORDINARY HIGH WATER MARK PEDESTRIAN PUSH BUTTON PEDESTAL POWER PEDESTAL COMMUNICATIONS POST INDICATOR VALVE PARKING METER POLE-COMMUNICATIONS POLE-GUY POLE-LIGHT POLE-POWER POLE-UTILITY POST PICNIC TABLE PROPANE TANK SAMPLING WELL ROCK RR SIGNAL CONTROL BOX RR CROSSING GATE RR SIGNAL REGULATION STATION GAS TREE-DECIDUOUS SATELLITE DISH SEPTIC TANK SEPTIC VENT SIGN STAND PIPE GAS SPIGOT WATER SPRINKLER HEAD SPRINKLER VALVE BOX STUMP SERVICE-SANITARY SEWER POINT ON LINE SERVICE-WATER POINT ON LINE TELEPHONE BOOTH TRANSMISSION TOWER ELECTRIC TEST PIT LOC TRANSFORMER POWER TREE DEAD TRASH CAN TRAFFIC SIGNAL VALVE GAS VALVE WETLAND WELL-WATER TREE-CONIFEROUS TREE-FRUIT GUY WIRE LIFT STATION WET WELL LIFT STATION DRY WELL LIFT STATION CONTROL PANEL MANHOLE-WATER BASKETBALL POST BARRICADE PERMANENT BURIAL CONTROL MONUMENT BUILDING LOWEST OPENING COLUMN CULVERT END WELL-MONITORING OUTLET CONTROL STRUCTURE SERVICE-GAS POINT ON LINE SOIL BORING MAIL RELAY BOX INLET (SMALL DIA.) SERVICE-STORM SEWER POINT ON LINE ABBREVIATIONS AD ALGEBRAIC DIFFERENCE BV BUTTERFLY VALVE BVCE BEGIN VERTICAL CURVE ELEVATION BVCS BEGIN VERTICAL CURVE STATION℄CENTER LINE CL. CLASS DIP DUCTILE IRON PIPE EL/ELEV ELEVATION EVCE END VERTICAL CURVE ELEVATION EVCS END VERTICAL CURVE STATION EX EXISTING FES FLARED END SECTION F/F FACE TO FACE FM FORCE MAIN GV GATE VALVE HP HIGH POINT HWL HIGH WATER LEVEL INV INVERT K CURVE COEFFICIENT LP LOW POINT MH MANHOLE (SANITARY) NTS NOT TO SCALE NWL NORMAL WATER LEVEL PC POINT OF CURVE PCC COMPOUND CURVE PI POINT OF INTERSECTION⅊PROPERTY LINE PPVC PERFORATED POLYVINYL CHLORIDE PIPE PRC POINT OF REVERSE CURVE PT POINT OF TANGENT PVC POLYVINYL CHLORIDE PIPE PVI POINT OF VERTICAL INTERSECTION R RADIUS RCP REINFORCED CONCRETE PIPE R/W RIGHT-OF-WAY SS STORM SEWER STRUCTURE STA STATION TCE TEMPORARY CONSTRUCTION EASEMENT TNH TOP NUT HYDRANT TYP TYPICAL VC VERTICAL CURVE WM WATER MAIN RETAINING WALL FENCE - BARBED WIRE FENCE - CHAIN LINK FENCE - DECORATIVE FENCE - STOCKADE FENCE - WOOD FENCE - ELECTRIC GUARD RAIL TREE LINE WETLAND WETLAND BUFFER FLOODPLAIN SHORELAND OVERLAY BOUNDARY WETLAND SETBACK CABLE TV QUALITY LEVEL D CABLE TV QUALITY LEVEL C CABLE TV QUALITY LEVEL B CABLE TV QUALITY LEVEL A FIBER OPTIC QUALITY LEVEL D FIBER OPTIC QUALITY LEVEL C FIBER OPTIC QUALITY LEVEL B FIBER OPTIC QUALITY LEVEL A POWER QUALITY LEVEL D POWER QUALITY LEVEL C POWER QUALITY LEVEL B POWER QUALITY LEVEL A GAS QUALITY LEVEL D GAS QUALITY LEVEL C GAS QUALITY LEVEL B GAS QUALITY LEVEL A COMMUNICATION QUALITY LEVEL D COMMUNICATION QUALITY LEVEL C COMMUNICATION QUALITY LEVEL B COMMUNICATION QUALITY LEVEL A OVERHEAD POWER OVERHEAD COMMUNICATION OVERHEAD UTILITIES 953.53 FORCE MAIN SANITARY SEWER SANITARY SERVICE STORM SEWER DRAINTILE STORM SEWER WATER MAIN WATER SERVICE PIPE CASING FORCE MAIN SANITARY SEWER SANITARY SERVICE STORM SEWER WATER MAIN WATER SERVICE BOUNDARY CENTERLINE EXISTING EASEMENT LINE PROPOSED EASEMENT LINE FLOOD PLAIN BOUNDARY EXISTING LOT LINE PROPOSED LOT LINE EXISTING RIGHT-OF-WAY PROPOSED RIGHT-OF-WAY SETBACK LINE SECTION LINE QUARTER SECTION LINE SIXTEENTH SECTION LINE EXISTING CONTOUR MINOR EXISTING CONTOUR MAJOR PROPOSED CONTOUR MINOR PROPOSED CONTOUR MAJOR PROPOSED GRADING LIMITS / SLOPE LIMITS PROPOSED SPOT ELEVATION RISE:RUN (SLOPE) EXISTING PROPOSED FUTURE DEMOLITION OHC OHC OHC OHU OHU OHU BCM CON CLVT FLAG GRILL H CP DW Y G-METER OHWM PED E PIV SAMPLING WELL ROCK RR RR GATE SEP SEPTIC VENT SEPTIC G-PIPE SPRINKLER IVB G-SER S-SER ST-SER W-SER TOWER ELEC TESTPIT TRAN GAS SAMPLING WELL WELL AIR CONTROL BS JLM M TS BM BENCH MAIL SCONTROL G E U PROPANE TANK G-REG R/W POST LO HYDRANT PVMNT MARKER (REFLECTOR) HYDRANT VALVE PEDESTAL CATVCTV CO LS G E SS S ? W TRASH AR MANHOLE-AIR RELEASE C DH PEDESTRIAN RAMP S POLE-UTILITY SERVICE RESECTED POINTR VENT GASG-VENT STORM SEWER OUTLET STRUCTURE STORM SEWER OVERFLOW STRUCTURE BOOSTER STATION WATER REDUCER STA:5+67.19 980.87 C C PROPOSED PRIVATE UTILITY LINES CTV-C CTV-C CTV-C G-C G-C G-C OHP OHP OHP C-C C-C C-C CABLE TV GAS COMMUNICATION OVERHEAD POWER SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:21pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDG002.dwgXrefs:, 193805500PUDBRDTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal G0.02 LEGEND AND ABBREVIATIONS      ----     M E E E E E E C E E CC CCCCC C H OHPOHPOHPOHP F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C FO - C FO- C FO- C FO- C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C G-C G-C G-C G-C G-C G-C G-C G-C G- C G- C E E E E 13 14 OHP OHP OHPOHP O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P OHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP llllllllllllllllllllllllllllll>>>>>>>>>>>>>>>>>> >>>>> > > > > > > > >XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX>>>>>>>>CITY OF CORCORAN 8200 CO RD NO 116 HAMEL MN 55340 JOSEPH ANDRES 8220 CAIN RD CORCORAN MN 55340 10-50 PROPERTIES LLC 4279 HAWKSBURY CIR EAGAN MN 55123 CITY OF CORCORAN 8200 CO RD NO 116 CORCORAN MN 55340 DALE & PATRICIA PATNODE 1200 NICOLLET AVE #209 MINNEAPOLIS MN 55403 DALE PATNODE 1200 NICOLLET MALL #209 MINNEAPOLIS MN 55403 PERRY W & MARGARET L MILLER 20102 COUNTY RD #10 HAMEL MN 55340 ST THOMAS THE APOSTLE CHURCH 20020 CO RD NO 10 HAMEL MN 55340 518.60 N89°26'36"W 518.62 S0°05'35"W792.03CENTER LINE OF COUNTY ROAD #10 N 4 1 ° 2 7 ' 1 4 " W 1 0 8 8 . 0 2 S46°26'24"W139.09S53°19'41"W 133.40S44°05'37"W373.40N89°26'36"W 99.05 7 8 T H P Ll SS SS SS SSSSSSSS SS >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>l>>ll>>l>>ll>>llll>>ll>>ll>>>>llll>>lll>>lll>>>>lllll>>>>lll>>llllll>>lll>>>l>>>>lll>>>>ll>>l>>>>l l >>l l l l >> l l l l llllllSS SS SS l l l l l l ll l l lllllllllOUTLOT H 7 8 5 6 9 10 11 12 13 14 15 16 20191817 9 8 7 1 21>>>>>>>>>>S S S SCONTROL>>> > > > > >>>>>>>> > > > > > > > > >>>>>>>> > >>>> >>>>>>>>>>>>>>>> SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:22pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDG101.dwgXrefs:, 193804970XSXT, 193804970XSXW, 193804970XSXV, 193805500PUDXBRD, 193804970XSNO-PH 1, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSST, 193804970XSNO-PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal N C S A H 1 0 CSAH 50 G1.01 EXISTING CONDITIONSMM/TA REH LHB LHBMINNESOTA.SHORELAND DISTRICT BOUNDARY PROEJCT DEVELOPMENT AREA = 103.0 ACRES SEE SHEET G1.03SEE SHEET G1.02 MAP KEY EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 EX. PHASE 1 DEVELOPMENT C E E E M A I L C E E F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C CLVT 5 8 O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P L = 5 1 3 . 6 7 R = 5 6 9 5 . 7 7 Δ = 5 ° 1 0 '0 2 " ROBERT & THERESA CROUSE 20301 CO RD NO 10 HAMEL MN 55340 SURVEY LINE PER HENNEPIN COUNTY STATE AID HIGHWAY NO. 10, PLAT 8 E. LINE OF NE1/4 OF SW1/4 OF SEC. 23, T119, R23 66.00 FOOT RIGHT OF WAY FOR C.S.A.H. 10 PER DOC. NO. 3867013 N 3 6 ° 1 7 ' 1 2 "W 1 3 2 . 1 2 N 4 1 ° 2 7 ' 1 4 " W 1 0 8 8 . 0 2 79TH AVE WALNUT LN XY L O I D A V E 7 8 T H P Lllllll SSSSSS SSSSSSSSSS SS SSSSSS SS SS SSSS >>>>>>>>>>>>>>>>>>>>> > > > > > > > > > > > > > > > >>>>>> > > > > > >>>>>>>>>>>>>>>>>>>>>>> >ll>>>>llll>>>>llll>>>ll>>l>>ll>>ll>>l >>l>>l>>l >>l > > l > > l > > l >l>ll>ll>ll>ll>ll> >ll>>llll>>l>l>l>>ll>l>>ll>>l>>ll>>ll>>llll>>ll>>ll>>>>llll>>ll>ll> > > > >>>>ll>>>>l>>ll>>>>lllll>>>>llll>>ll>>ll>>>>llll>>llllllllllllllllllll>>>>ll>>llSSlllllllllll l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l lllllllllOUTLOT B 1 2 3 4 7 8 5 6 9 10 11 12 3 2 1 6 5 4 9 8 7 4 1 2 3 6 5 5 2 10 1 6 5 4 3 2 OUTLOT C 10 2 987 6 5 4 11 3 1 OUTLOT A 4 3 >>S > > > > > > > > > >>>>>>>>> >> >>>>>>>>>>>>>>>>>>>>>>> >>>> > > > > > > > > > > >>>>>>>> > > > > > > > >>>> >> >> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > >>>>>>>>>>>>>>>>>>>>>>> >> >>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>>>>> SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:22pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDG101.dwgXrefs:, 193804970XSXT, 193804970XSXW, 193804970XSXV, 193805500PUDXBRD, 193804970XSNO-PH 1, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSST, 193804970XSNO-PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal N G1.02 EXISTING CONDITIONSMM/TA REH LHB LHBMINNESOTA.SHORELAND DISTRICT BOUNDARY SEE SHEET G1.05 SEE SHEET G1.03SEE SHEET G1.01 MAP KEY EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 PROP. PHASE 2 9 10 11 FM FM FM F M F M F MXXXXXXXXXXXXXXXXXX X>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>WETLAND 3 BRIAN D PURRMAN/KIM I SANDEY 7923 CO RD NO 116 HAMEL MN 55340 TIMOTHY & LISA SMITH 7935 CO RD NO 116 HAMEL MN 55340 HENRY R HALLGREN 8001 CO RD NO 116 HAMEL MN 55340 CHURCH OF ST THOMAS 20000 CO RD NO 10 HAMEL MN 55340 ST THOMAS THE APOSTLE CHURCH 20020 CO RD NO 10 HAMEL MN 55340 471.40 518.60 N89°26'36"W 518.62 N0°05'35"E1844.37S89°26'36"E 518.62 S44°05'37"WN89°26'36"W 99.05WALNUT LN7 8 T H P L SSSSSSSSSSSSSSSS SS SS SS >>>>>>>>>>>> > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>FMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFM>>l>>ll>>ll>>l>l>lll>>ll>>l>lll>>ll>>>>llll>>lll>>l>>>>>>llll>>>>ll>>>>ll>>l>>>>l l >>l l l l >>>>lll>>>>ll>>>>ll>>>>l>>ll>>>>lllll>>>>llll>>ll>>ll>>>>llll>>llllllllllllllllSSSS SS SS l l l l l l l l l l l l l llllllllllllllllOUTLOT B 11 12 6 5 4 9 8 7 6 5 10 98 11 1 2 3 4 S S S SS SCONTROL>>>>>>>>> > > > > >>>>>>>> > > > > > > >>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:22pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDG101.dwgXrefs:, 193804970XSXT, 193804970XSXW, 193804970XSXV, 193805500PUDXBRD, 193804970XSNO-PH 1, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSST, 193804970XSNO-PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal N G1.03 EXISTING CONDITIONSMM/TA REH LHB LHB WETLAND (TYP)SEE SHEET G1.02SEE SHEET G1.01 SEE SHEET G1.06 MAP KEY WETLAND BUFFER EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 PROP. FUTURE DEVELOPMENT PROP. PHASE 2 M A I L E E E PROPANE TANK SS ROCK FLAG WELL FO - C FO - C FO - C FO - C FO - C FO - C FO - C FO - C FO - C FO - C FO - C FO - C FO - C FO - C FO - C FO - C F O - C F O - C F O - C F O - C F O - C MAIL E E E CLVT CLVT 1 O H P O H P O H P O H P O H P O H P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH PXXX WETLAND 8 GREGORY R EBERT 20604 COUNTY RD #10 CORCORAN MN 55340 JOHN C GLEASON 20310 CO RD NO 10 HAMEL MN 55340 SCHOOL DIST NO 883 BUSINESS MANAGER ROCKFORD MN 55373 S0°03'25"E975.73S89°36'01"E 3385.21 SURVEY LINE PER HENNEPIN COUNTY STATE AID HIGHWAY NE CORNER OF THE NE1/4 OF THE SW1/4 OF THE SEC. 23, T119, R 23 E. LINE OF NE1/4 OF SW1/4 OF SEC. 23, T119, R23llllll llllllllllllllll l l l l l l l lll l l l OUTLOT E SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:22pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDG101.dwgXrefs:, 193804970XSXT, 193804970XSXW, 193804970XSXV, 193805500PUDXBRD, 193804970XSNO-PH 1, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSST, 193804970XSNO-PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal N G1.04 EXISTING CONDITIONSMM/TA REH LHB LHB SHORELAND DISTRICT BOUNDARY WETLAND (TYP)SEE SHEET G1.05MAP KEY WETLAND BUFFER (TYP) WETLAND SETBACK (TYP) PROP. PHASE 2 PROP. FUTURE DEVELOPMENT E M A I L E PROPANE TANK SS ROCK FLAG WELL FO - C FO - C F O - C F O - C F O - C F O - C F O - C F O - C 2 3 6 O H P O H P O H P O H P O H P O H P OH P OH P 13003 938.75 13002 WETLAND 10 WETLAND 9 WETLAND 6 WETLAND 8 WETLAND 11 THOMAS J & SUSAN STOCK 7202 TOPVIEW RD EDEN PRAIRIE MN 55346 JOHN C GLEASON 20310 CO RD NO 10 HAMEL MN 55340 S0°03'25"E975.73S89°36'01"E 3385.21 SURVEY LINE PER HENNEPIN COUNTY STATE AID HIGHWAY NO. 10, PLAT 8 NE CORNER OF THE NE1/4 OF THE SW1/4 OF THE SEC. 23, T119, R 23 E. LINE OF NE1/4 OF SW1/4 OF SEC. 23, T119, R23 N89°36'01"W 2210.00 SS >>>>>>llll l l l l lll l l l llllSSSSCONTROL >> >> >>>>>> >>>>>>>>>>SCONTROL>>>>>>SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:22pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDG101.dwgXrefs:, 193804970XSXT, 193804970XSXW, 193804970XSXV, 193805500PUDXBRD, 193804970XSNO-PH 1, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSST, 193804970XSNO-PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal N G1.05 EXISTING CONDITIONSMM/TA REH LHB LHB FLOODPLAIN BOUNDARY ELEV = 938.5 SHORELAND DISTRICT BOUNDARY WETLAND (TYP) SEE SHEET G1.02 SEE SHEET G1.06MAP KEY WETLAND BUFFER (TYP)SEE SHEET G1.04WETLAND SETBACK (TYP) EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 PROP. FUTURE DEVELOPMENT EX. PHASE 1 DEVELOPMENT >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>C 4 7 12 PROPANE TANK SS CLVT XXXXXXXXXXXXXXXXXXCLVT WETLAND 4 WETLAND 11 VIRGIL W SPEARS LOURRIENE L SPEARS 8025 CITY RD 116 HAMEL MN 55340 DANIEL P CARLSON 8045 CO RD NO 116 HAMEL MN 55340 RONALD L RUEHLING 8065 CO RD NO 116 HAMEL MN 55340 DUANE J & JANICE C POPOVICH 8101 CO RD NO 116 HAMEL MN 55340 CHARLES & KAREN LYMANGOOD 8105 CO RD NO 116 HAMEL MN 55340 MR & MRS DAVID FOY 8115 CO RD NO 116 HAMEL MN 55340 S0°05'35"W1844.37N0°05'35"E1844.3780TH AVE80TH AVE SS SSSSSS SS SS SS SS SS SS SS >>>>>>>>>>>>>>>>>>>>> > >>>>>>>>>>>> >>>>>>>>>FM FM FM F M FMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMl>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > > > > > > > > > >llllllllllllllllllllll l l l l l l l l l l l l l lllllllllllllllllll l l l l l l l l l l l l ll l l l l l l l l lllllll>>llllllllllllllllSSSS>>>>>SS >>>>>>>>l llllSS 5 6 7 4 6 7 8 1 9 2 10 3 11 4 12 5 6 7 8 1 9 8 7 6 5 4 3 2 SSSCONTROL >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>> >> S SCONTROL>> >> >>>>>>S>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>S>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:23pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDG101.dwgXrefs:, 193804970XSXT, 193804970XSXW, 193804970XSXV, 193805500PUDXBRD, 193804970XSNO-PH 1, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSST, 193804970XSNO-PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal N G1.06 EXISTING CONDITIONSMM/TA REH LHB LHB FLOODPLAIN BOUNDARY ELEV = 938.5 WETLAND (TYP) SEE SHEET G1.03SEE SHEET G1.05MAP KEY WETLAND BUFFER (TYP) WETLAND SETBACK (TYP) EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 PROP. PHASE 2 4' ORANGE SNOWFENCE WITH POSTS 4' O.C. AT DRIPLINE OF OUTER MOST BRANCHES OR AS SHOWN ON TREE PROTECTION FOR GROUPS OF EXISTING TREES TO BE PRESERVED.DRIPLINEDRIPLINEELEVATIONPLAN TREE PROTECTION DETAIL - TYP M A I L M A I L PROPANE TANK SS ROCK FLAG WELL H MAIL PROPANE TANK SS lllllll>>>>> > >XWETLAND10 WETLAND9 WETLAND6 WETLAND8 WETLAND3 WETLAND4 WETLAND11 OUTLOT B OUTLOT E OUTLOT H 1 2 3 4 7 8 5 6 9 10 11 12 13 14 15 16 20191817 3 2 1 6 5 4 9 8 7 4 1 2 3 65 5 1 210 21 1 6 5 4 3 2 OUTLOT C 10 2 9876 5 4 11 3 1 OUTLOT A 5 6 7 1 2 3 4 6 7 8 1 9 2 10 3 11 4 12 5 4 3 6 7 8 1 9 8 7 6 5 4 3 2 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 4 1 2 3 4 5 6 7 8 9 10 11 12 13 5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 6 1 2 3 4 5 6 7 8 9 10 11 13 14 15 16 1 2 3 4 5 6 7 8 9 10 11 12 17 7 8 12 O U T L O T D 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 F1 F2 F3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 1 2 3 4 5 F4 OUTLOT A OUTLOT B OUTLOT C OUTLOT E OUTLOT F OUTLOT G 4291 4293 42954296 4300 4304 4305 43064307 4361 4367 4797 4802 48034804 4866 4945 5142 5180 5242 5245 5247 5421 5434 54355436 5503 5507 5595 5599 5607 5611 5612 5721 5724 5725 5726 5727 5728 5729 57305731 5732 5733 5734 5735 5736 5737 5738 5739 5755 5756 5757 5758 5759 5760 5761 5762 5763 5764 5765 5766 5767 5768 5769 57705771 5772 5773 5774 5775 5776 5777 5811 5812 5819 58205821 5822 5823 5824 5825 5826 5837 5838 5841 5842 5854 5857 5858 5859 5860 5909 5920 5921 5923 5924 5925 5926 5927 5928 5929 5930 5954 5955 5959 5960 5967 59695970 6305 63076308 6309 6310 6327 6340 6341 63426343 6344 6352 6378 6423 6499 6558 6559 6560 6564 6565 6566 65676568 65696570 6571 6572 6573 6574 6575 6576 6577 6578 65796580 6581 6582 6583 6584 6585 6586 6587 65886589 6590 6591 6592 6593 6594 6595 6596 6597 6598 72447245 7333 7335 7336 7337 73397340 7341 7342 7343 73457346 7347 7348 7359 7468 7471 7474 7479 7480 7484 7485 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8010 8011 8012 8013 80148015 8016 8017 8018 8019 8020 8021 8022 8023 8024 8025 8026 8027 8028 8029 8030 8031 80328033 80348035 8036 8037 8038 8039 8040 8041 8042 8043 8044 8045 8046 8047 8048 80498050 8051 8052 8053 80548055 8057 8058 8059 8060 8061 8062 80638064 8065 8066 8067 80688069 8070 80718073 8074 8075 8076 8077 8087 80888089 8090 8091 8092 7988 8056 8072 7760 7761 77627763 7764 7765 7766 WALN U T L A N E XYLOID AVEWALNUT LA N E WALNUT LANEWALNUT LANE79TH AVE N UE 79TH P L A C E 79TH PL A C E 79T H A V E N U E 79TH AVE79TH AVE80TH AVE80TH AVEC O U N T Y R O A D 1 0 C O U N T Y R O A D 1 0 79TH AVE80TH AVE SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:23pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDG201.dwgXrefs:, 193804970XSXT, 193805500PUDXBRD, 193804970XSXW, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal G2.00 OVERALL TREE INVENTORY      ----     N 0 150 300 5061 5105 TREE TO REMAIN TREE TO BE REMOVED TREE ID NO. 4' H. ORANGE SNOW FENCE FOR TREE PROTECTION. SEE DETAIL LEFT. WETLAND 3 F2 6 7 11 12 13 14 15 16 17 18 19 1588 15891590 1642 1646 1664 16651668 1669 1670 1671 2956 2957 1793 1832 1841 2937 2976 3299 3319 3681 2906 2907 2909 2910 2911 2912 29132914 2915 2916 2917 2918 29192920 2921 2922 2923 2924 2925 2926 2927 2928 2929 2930 2931 2932 2933 29342935 2936 2938 29392940 2941 2942 2943 2944 2945 2946 2947 2948 2949 2950 2951 2952 2953 2954 2955 2958 2963 2966 2967 29682969 2970 2971 2972 2973 2974 2975 3053 3275 3283 3284 3285 3287 3288 3289 3290 3291 3292 3293 3294 3295 3296 3297 3300 3301 3302 3305 3306 3307 3308 3309 3310 33113312 3313 3314 3315 3316 3317 3318 3320 3321 3347 3671 3672 36733674 3675 3676 36773678 3679 3680 3682 3683 3684 3685 3686 3687 3688 3689 3690 3691 3692 3693 36943695 36963697 3698 3699 3700 3701 3702 3703 3704 37053706 3707 3708 3709 3710 3711 3712 37133714 3715 3716 3717 3718 3719 3720 3721 3722 3723 3724 1697 1698 1699 1700 1701 1546 1548 1549 1550 1551 1556 1557 1558 1559 1560 1561 1562 1563 1564 1565 1566 1567 1568 1569 1570 1571 1573 1574 1577 1623 1626 1627 1628 1629 1630 1631 1632 1633 1634 16351636 1637 1638 1640 1643 1644 1645 1647 1648 1649 1650 1651 1652 1653 1654 1655 1656 1657 1658 1659 1660 1661 1673 1674 1675 1676 1677 1678 1679 1680 1681 1682 1683 1684 1685 1686 1687 1688 1689 1690 1691 1692 1693 1694 1695 1696 1702 1703 1704 1705 1706 1707 1713 1714 1715 17161717 1718 1719 1720 1721 1722 1724 1728 17351736 1737 1738 1739 1740 1741 1742 1744 1745 1784 1785 1786 1787 1788 1789 1790 1791 1792 1794 1795 1796 1797 1798 1799 1800 1801 1804 1805 1806 1807 1808 1809 1708 1709 1710 1711 1712 1810 1811 1812 1813 1814 1815 1816 1817 1818 1819 18201821 1822 1823 1824 1825 1826 1827 1828 1829 1830 1831 1833 1834 1835 1836 1837 1838 18391840 1842 1843 1844 1845 1850 1851 18521853 1854 1855 1856 79TH AVESHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:23pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDG201.dwgXrefs:, 193804970XSXT, 193805500PUDXBRD, 193804970XSXW, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal G2.01 TREE INVENTORY      ----     N 0 20' 40' SEE SHEET G2.02 PHASE 3 FUTURE PHASE MAP KEY 19 20 21 22 23 24 2 3 4 5 F4 OUTLOT E 3479 3480 3481 3482 3483 3485 3603 3605 3651 3661 3681 3809 3053 3056 3057 3059 3060 3061 3087 3088 3089 3090 3091 3092 3094 3234 3238 3239 3283 3284 3285 3287 3288 3289 3290 3489 3503 35043505 3506 3507 3508 3509 3510 3511 3512 3513 3514 3515 3516 35173518 3519 3520 3521 3522 3523 3524 3525 3526 3527 3528 3529 3530 3531 3532 3533 3534 3535 3536 3537 3538 3547 3548 3549 3550 3551 3552 3553 3554 3555 3556 3557 3558 3559 3560 3561 3562 3563 3566 3567 3571 3572 3573 3574 3575 3576 3577 3578 3579 3580 3581 3582 3583 3584 3585 3586 3587 3588 3589 3590 3591 3592 3593 3594 3595 3596 3597 3598 3599 3600 3601 3602 3604 3606 3607 3608 3609 36103611 3612 3613 3614 3617 3629 3630 3631 3632 3633 3634 3635 3636 36373638 3639 3640 3641 3642 3643 3646 3647 3648 3649 3650 36523653 3654 3655 3656 3657 3658 3659 3660 36623663 366436653666 3667 3668 3669 3670 3671 3672 36733674 3675 3676 36773678 3679 3680 3682 3683 3684 3700 3701 3702 3703 3704 3712 3723 3724 3725 3726 3727 3728 3729 3730 3731 3732 3733 3734 3735 3736 3737 3738 3739 3740 3741 3742 37433744 3745 3746 3747 3748 3749 3750 3751 3752 3753 3754 3755 3756 3757 3758 3759 3760 3761 3762 3763 3764 3765 3766 3767 3768 3769 3770 3771 3772 3773 3774 3775 3776 3777 3778 3779 37803781 3782 3783 3784 3785 3786 3787 3788 3789 3790 3791 3792 3793 3794 3795 3796 3797 3798 3799 3800 3801 3802 38043805 3806 3807 3808 3810 3811 3812 3813 3814 4064 4065 4067 1591 1592 1593 1594 1595 15961597 1598 1599 1600 1601 1602 1603 1604 1605 1606 1607 1608 1609 1610 1611 1612 1613 1614 1615 1616 1617 1618 1619 1620 1621 1622 1623 16241625 1626 1627 1628 1629 79TH AVESHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:23pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDG201.dwgXrefs:, 193804970XSXT, 193805500PUDXBRD, 193804970XSXW, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal G2.02 TREE INVENTORY      ----     N 0 20' 40' SEE SHEET G2.03 SEE SHEET G2.01 MAP KEY FUTURE PHASE WETLAND 4 25 26 27 28 1 2 4291 4293 4295 4296 4361 1869 1870 1871 2414 2421 2442 2480 3809 4092 4491 46404641 2444 2445 2482 3799 3800 3801 3802 38043805 3806 3807 3808 3810 3811 3812 3813 3814 3815 3816 3817 3818 3819 3820 3821 4070 4071 4072 4073 4074 4075 4076 4077 4078 4079 4080 4083 4084 4085 4086 4087 4088 4089 4090409140934094 4095 4096 4097 4098 4099 4100 4101 4102 4355 4356 4360 44304431 4434 44354463 4464 4465 446644674468 4469 447044714472 4473 4474 4475 4476 44774478 4479 4480 4481 4482 4483 4484 4485 44864487 4488 4489 4490 44924493 4494 4495 44964497 44984499 4500 4501 4502 4503 4504 4505 4506 4507 4508 4509 4510 4511 4512 4513 4514 4515 451645174518 4519 4520 4521 4522 4523 45244525 4526 4527 4528 4529 4530 4531 4532 4533 4534 4535 45464547 4548 4549 4550 4551 4552 4553 4554 4555 4556 4557 4558 4559 4560 4561 4562 4563 4564 4565 4566 4567 4568 4569 4570 4571 4572 4573 4574 4575 4576 4577 4578 4579 4580 4581 4582 4583 4584 4585 4586 4587 4589 4590 4591 4592 4593 45944597 4598 45994604 4611 4612 4615 4616 4617 4618 4619 4620 4621 4622 4623 4624 4625 4626 4627 4628 4629 4630 4631 4632 4633 4634 4635 4636 4637 4638 4639 46424643 4644 4645 4646 4647 4648 4649 4650 4651 4652 4653 4654 4655 4656 4657 4682 4683 4684 4685 4686 4687 4688 4689 46904691 4692 4693 4694 4695 4696 4697 4698 46994700 4701 4702 4703 4704 4705 4706 4707 79TH AVESHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:23pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDG201.dwgXrefs:, 193804970XSXT, 193805500PUDXBRD, 193804970XSXW, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal G2.03 TREE INVENTORY      ----     N 0 20' 40' SEE SHEET G2.04 SEE SHEET G2.02 MAP KEY FUTURE PHASE 10 11 12 4291 4293 4295 4296 4300 4304 4305 4306 4307 4361 4367 4866 1861 1862 1863 1864 1865 1866 1867 1868 1869 1870 1871 1872 1873 1874 1875 1876 1877 1878 1879 1880 1882 1883 1884 1885 1886 1887 1888 1889 1890 1891 1892 1893 1894 1895 1896 1897 1898 1899 1900 1901 1902 1903 1904 1905 1906 1907 1908 1909 1910 1911 1912 1913 1914 1915 1916 1917 1918 1919 1920 1921 1923 1924 1946 1947 1948 1949 1950 1951 1952 1953 1956 1957 1961 2021 2022 2023 2024 2025 2028 2170 2171 2182 2187 2192 23192320 23232325 2326 2327 2328 2329 2340 23452346 2350 2362 2388 2392 2394 2395 2414 2418 2372 4440 44414442 2126 2127 2128 2129 2130 2140 2141 2142 2143 2144 2145 2146 2147 2148 2149 2150 2151 2152 2153 2154 2155 21562157 2158 2159 2160 2161 2162 21632164 2165 2166 2167 2168 2169 2172 2173 2174 2175 2176 2177 2178 2179 2180 2183 2184 2185 2186 2188 2189 2190 2191 2193 2194 2195 2196 2198 2202 2203 2204 2205 2219 2276 2277 22882289 2292 2294 2302 2303 2305 2307 2308 2309 2310 2311 2312 2313 2314 2315 2316 2317 2318 2321 2322 2324 2332 2335 2336 2338 2347 2348 2349 2351 2352 2353 2354 2355 2356 2357 2358 2359 2360 2361 2363 2364 2365 2366 2367 2368 2369 2370 2371 2373 2374 2375 23762377 2378 2379 2380 2381 2382 2383 2384 2385 2386 2387 2393 2396 2398 2399 2400 2401 2402 2403 2404 2405 24062407 2408 2409 2410 2411 24134294 4301 4302 4303 4355 4356 4357 4358 4359 4360 4362 4363 4364 4371 4372 4373 4374 4375 4376 4377 4378 4379 4380 4381 4382 4383 4384 4385 4386 4387 4388 4389 4390 4391 4392 4393 4394 4395 4396 4397 4398 4399 4400 4401 44024403 4404 4405 4406 4407 4408 4409 4410 4411 4412 4413 4414 44154416 4417 4418 4419 4420 4421 44224423 4424 4425 4426 4427 4428 4429 44304431 4432 4433 4434 4435 4436 4437 44384439 4443 4444 4445 44464447 44484449 4450 4451 4452 4453 4454 4455 4456 4457 445844594460 4461 4462 4463 4464 4465 446644674468 4481 4482 4483 4484 4569 4570 4571 4572 4573 4574 4576 2026 2027 2029 2030 2034 2035 2036 2037 2038 2039 2040 2041 20422043 80TH AVE SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:23pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDG201.dwgXrefs:, 193804970XSXT, 193805500PUDXBRD, 193804970XSXW, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal G2.04 TREE INVENTORY      ----     N 0 20' 40'SEE SHEET G2.05SEE SHEET G2.03 PHASE 3 MAP KEY EX. PHASE 1 DEVELOPMENT WETLAND 11 7 8 9 10 11 8 9 8 7 6 5 4 3 2 2 4797 4802 4803 4804 4866 4945 5142 5180 5242 5245 5247 5721 5724 5725 5726 5727 5728 5729 57305731 5732 5733 5734 5735 5736 5737 5739 5755 5756 5757 5758 5759 5760 5761 5762 5763 5764 5765 5766 5767 5768 5769 57705771 5772 5773 5774 5775 5776 5777 5811 5812 5819 5820 5821 5822 5823 5824 5825 5826 5837 5838 5841 5842 5854 5857 5858 5859 5860 5920 5921 5926 5930 1865 1869 5037 5038 5039 5040 5041 5042 5043 5044 5045 5046 5047 5048 5049 5050 5051 5052 5053 5054 5055 5056 5057 5058 5059 5061 5063 5064 50665067 5069 5070 5071 5072 5091 50925096 5244 5246 5264 5266 5267 5269 5270 5271 52725273 5274 5275 5276 5277 5278 5279 5280 5281 5282 5283 5284 5285 5286 5287 5290 5740 5741 5742 5743 5744 5745 5746 5747 5748 5749 5750 5751 5752 5753 5754 5778 5779 5780 5781 5782 5783 5784 5785 5786 5787 5788 5789 57905791 5792 5793 5794 5795 5796 5797 5798 5799 5800 5801 5802 5803 5804 5805 5806 5807 5808 5809 5810 5813 5814 5815 5816 5817 5818 5931 5932 5933 5934 59355936 5937 5938 5939 5940 5941 5942 59435944 5945 5946 4859 4862 4954 4955 4956 4957 4958 4959 4960 4961 4962 4963 4964 4965 4966 4967 4968 4969 49704971 4972 4973 4974 4975 4976 4977 4978 49794980 4981 4982 4983 4984 4985 4986 4987 4988 4989 4990 4991 4992 4993 4994 4995 49964997 4998 4999 5000 5001 5002 5003 5004 5005 5006 5007 5008 5009 5010 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5023 5024 5025 5026 5027 5028 5029 5030 5031 5032 5033 5034 5035 5036 80TH AVESHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:23pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDG201.dwgXrefs:, 193804970XSXT, 193805500PUDXBRD, 193804970XSXW, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal G2.05 TREE INVENTORY      ----     N 0 50 100SEE SHEET G2.06SEE SHEET G2.04MAP KEY EX. PHASE 1 DEVELOPMENT FUTURE PHASE WETLAND 10 WETLAND 11 7 8 9 10 11 12 1 21 2 OUTLOT B 5421 5434 5435 5436 5503 5507 5595 5599 5607 5611 5612 5721 5724 5725 5726 5727 5728 5729 57305731 5732 5733 5734 5735 5736 5737 5738 5739 5769 5771 5858 5859 5860 5909 5920 5921 5923 5924 5925 5926 5927 5928 5929 5930 5954 5955 5959 5960 5967 59695970 6558 65796580 6581 6582 6583 6584 6585 72447245 7333 7335 7336 7337 7339 7340 7341 7342 7343 73457346 7347 7348 7359 7468 7471 7474 7479 7480 7484 7485 7487 7489 7522 7524 7526 7527 7530 7538 7540 7541 7543 7551 7552 7553 7554 7571 7572 7574 7575 7583 7584 7585 7586 7587 7588 7595 7596 7615 7664 7665 7666 7667 7689 7690 7691 7702 5380 5413 5467 5518 5596 7109 7297 7308 7620 7729 7754 77587759 5287 5288 5290 5332 5339 5341 5342 5343 5344 5346 5347 5348 5349 5350 5351 5352 5353 5354 5355 5356 5357 5358 5359 5360 5361 5362 5363 5364 5365 5366 5367 5368 5369 5370 5371 5372 5373 5374 5375 5376 5377 5378 5379 5381 5382 5383 5384 5385 5386 5387 5388 5389 5390 5391 5392 5393 5394 5395 5396 53975398 5399 5400 5401 54025403 5404 5405 5406 5407 5408 5409 5410 5411 5412 5414 5415 5416 5417 5418 5419 5420 5422 5423 5424 5425 5426 54275428 5429 5430 5431 5432 5433 5437 5438 5439 5440 5441 5442 5443 5444 5445 5446 5447 5448 5449 5450 5451 5452 54535454 5455 5456 5457 5458 5459 5460 5461 5462 5463 5464 5465 5466 5468 5469 5470 5471 5472 5473 54745475 5476 5477 5478 5479 5480 5481 5482 5483 5484 5485 5486 5487 5488 5489 549054915492 5493 5494 5495 5496 5497 5498 5499 5500 5501 5502 5506 5508 5511 5512 5514 5516 5517 5519 5520 5521 5523 5524 5525 5526 5527 5528 5529 5530 5531 5536 5537 5539 5540 5541 5542 5543 5544 5545 5546 5547 5548 5549 5550 5551 5552 5553 5554 5555 5556 5557 5558 5559 5560 5561 5562 5563 5564 5565 5566 5567 5568 5569 5570 5571 5572 5573 5574 5575 5576 5577 5578 5579 5580 5581 5582 5583 5584 5586 5589 5591 5592 5597 5598 5600 5601 5602 5603 5604 5605 5606 5613 5614 5615 5620 5621 5622 5623 5624 5625 5626 5627 5628 5629 5630 5631 56325633 5634 5635 56375638 5639 5640 5641 5642 5643 56445645 5646 5647 5648 5649 5650 5651 5652 5653 5654 5655 5656 5657 5658 5659 5660 5661 5662 5663 5664 5665 5666 5667 5668 5669 5670 5671 5672 5673 5674 5675 5676 5677 5678 5679 5680 5681 5682 5683 5684 5685 5686 5689 5690 5691 5696 5718 5740 5741 5742 5743 5744 5745 5746 5747 5748 5750 5751 5752 5753 5754 5895 5896 5897 5898 5899 5900 5901 5907 5908 5910 5911 5912 5913 5915 5916 59175918 5919 5922 5931 5932 5933 5934 59355936 5937 5938 5939 5940 5941 5942 59435944 5945 5946 5947 5948 5949 5950 5951 5952 5953 5956 59575958 5961 5962 5963 5964 59655966 5972 5978 5979 5980 5981 5982 5983 5984 5987 5993 5997 5998 5999 6000 6001 6002 6003 6004 6009 6010 6011 6012 6013 6014 6015 6016 6017 6018 6019 6020 6021 6022 6023 6024 6025 6026 6027 6028 6029 6030 6031 6032 6033 6034 6035 6036 6037 6038 6039 6040 6041 6042 6043 6439 6440 6441 6442 6443 6444 6445 6446 6447 6448 6449 6450 6451 6452 6453 6454 6455 6456 6457 6458 7040 7042 7043 7044 7045 7046 7047 7048 7049 7050 70517052 7053 7054 7055 7056 7057 7058 7059 7060 7061 7062 7063 7064 7065 7066 7067 7068 7069 7070 7071 7072 7073 7074 7075 7076 7077 7078 7080 7081 7082 7083 7084 7085 70867087 7088 70917092 7093 7094 7095 7096 7097 7098 7099 7100 7110 7111 7112 71137114 71177118 7119 7120 7121 7122 7123 7124 7126 7134 7135 7136 7137 7138 7139 7140 7141 7142 7143 7144 7145 7146 7149 7150 7177 7178 7179 7180 7181 7182 7185 7186 7187 7188 7189 7190 71917192 7193 7194 7195 7196 7197 7198 7199 7200 7201 7202 7203 7204 7205 7206 7207 7208 7209 7210 7214 7215 7216 7217 7218 72197220 7221 7222 7223 7224 7225 722672277228 7229 7230 7231 7232 7233 7234 7235 7236 7237 7238 7239 72407241 7242 7243 7246 7247 7248 7249 7250 7251 7252 7253 7254 7255 7256 7257 7258 7259 7260 7261 7262 7263 7264 7265 7266 7267 7268 7269 7270 7271 7272 7273 7274 7275 7276 7277 7278 7279 7280 7281 7282 7283 7284 7285 7286 7287 7288 7289 7290 7291 72927293 7294 72957296 7298 7299 7300 7301 7302 7303 7304 7305 7306 7307 7309 7310 7311 7312 7313 7314 7315 7316 7317 7318 7319 7320 7321 732273237324 7325 73267327 7328 7329 7330 7331 7332 7334 7338 7344 7349 7350 7351 7353 7354 7355 7356 7357 7358 7472 7475 7476 7477 7481 7482 7483 7501 7502 75037504 7505 7506 750775087509 7510 7511 7512 7513 7514 7515 7516 7517 7518 7519 7520 7521 7555 7556 7557 7558 7559 7560 7561 7562 7563 7564 7565 7570 7573 7576 7577 7578 7579 7580 7581 7582 7589 75907591 7592 7593 7594 7597 7598 7599 7600 7601 7602 7603 7605 7606 7610 76117612 7613 7614 7616 7619 7621 7622 7624 7625 7626 7627 7628 7629 7630 7631 7632 7633 7634 7635 7638 7639 7640 7644 7645 7646 7647 7648 7653 76617662 7663 7668 7669 7670 7671 7672 7673 7674 76757676 7677 7678 7679 7680 7681 7682 7683 7692 7695 7703 7706 7708 7709 7710 7711 7712 7713 7714 7715 7716 7717 7718 7719 7720 7721 7722 7723 7726 7727 77287730 7732 7733 77347735 7736 7737 7738 7739 77407741 7742 7743 7744 7745 7746 7747 7748 7749 7750 7751 7752 7753 7755 77567757 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:24pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDG201.dwgXrefs:, 193804970XSXT, 193805500PUDXBRD, 193804970XSXW, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal G2.06 TREE INVENTORY      ----     N 0 20' 40'SEE SHEET G2.07SEE SHEET G2.05MAP KEY FUTURE PHASE PROP. PHASE 2 DEVELOPMENT WETLAND 9 WETLAND 6 WETLAND 8 5 6 7 8 9 10 11 12 13 F1 OUTLOT C 6305 6307 6308 6309 6310 6327 6340 6341 63426343 6344 6352 6378 6423 6499 6558 6559 6560 6564 6565 6566 6567 6568 6569 6570 6571 6572 6573 6574 6575 6576 6577 6578 65796580 6581 6582 6583 6584 6585 6586 6587 65886589 6590 6591 6592 6593 6594 6595 6596 6597 6598 7777 7778 7779 7780 7781 7782 6070 6395 6044 6045 6046 6047 6048 6056 60716072 6073 6075 6076 6230 6306 63616362 6363 6364 6367 6368 6369 6375 6376 6377 6379 6380 6381 6384 6387 6389 6390 6391 6392 6393 6394 63966397 6398 6399 6400 6401 6402 6403 6404 6405 6406 6407 64086409 6410 6411 6412 6413 6414 6415 6416 6417 6418 6419 6420 6421 6422 6427 6428 6429 6430 6431 6432 6433 6434 6435 6436 6437 6438 6439 6440 6441 6442 6443 6444 6445 6446 6456 6457 6500 6501 6502 7769 7770 7771 7772 7773 7774 7775 7776 7784 7785 7786 XYLOID AVESHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:24pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDG201.dwgXrefs:, 193804970XSXT, 193805500PUDXBRD, 193804970XSXW, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal G2.07 TREE INVENTORY      ----     N 0 20' 40'SEE SHEET G2.06MAP KEY FUTURE PHASE FUTURE PHASE OUTLOT B OUTLOT E OUTLOT H 1 2 3 4 7 8 5 6 9 10 11 12 13 14 15 16 20191817 3 2 1 6 5 4 9 8 7 4 1 2 3 65 5 1 210 21 1 6 5 4 3 2 OUTLOT C 10 2 9876 5 4 11 3 1 OUTLOT A 5 6 7 1 2 3 4 6 7 8 1 9 2 10 3 11 4 12 5 4 3 6 7 8 1 9 8 7 6 5 4 3 2 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 4 1 2 3 4 5 6 7 8 9 10 11 12 13 5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 6 1 2 3 4 5 6 7 8 9 10 11 13 14 15 16 1 2 3 4 5 6 7 8 9 10 11 12 177 8 12 O U T L O T D 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 F1 F2 F3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 1 2 3 4 5 F4 OUTLOT A OUTLOT B OUTLOT C OUTLOT E OUTLOT F OUTLOT G WETLAND 10 WETLAND 9 WETLAND 6 WETLAND 8 WETLAND 3 WETLAND 4 WETLAND 11 M H H G-C G-C G-C G-C >>>>>>>>>>>>>>>>13003938.75 13002 XXXXXXXXXXXXXXXXXXX>>>>>>>>>>>>>>>>XYLOID AVEWALNUT L N WALNUT LNWALNUT LN X Y L O I D A V E X Y L O I D A V E79TH AVE 79TH P L A C E 79 T H A V E 79TH AVE7 8 T H P L A C E 80TH AVEC O U N T Y R O A D 1 0 C O U N T Y R O A D 1 0 0 150 300 N SIDEWALK 8' W. TRAIL SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 03/15/2022 - 2:13pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC100.dwgXrefs:, 193804970XSXW, 193804970XSXT, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193805500PUDXBRD, 193804970XSXV, 193804970XSNO-PH 1THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal OVERALL SITE AND PEDESTRIAN CIRCULATION PLANC1.00 EX. PHASE 1 FUTURE PHASES 10' W. TRAIL FROM CR10 TO END OF 80TH AVE 10' W. TRAIL FROM CR10 TO END OF 80TH AVE 12' W. TRAIL AND EMERGENCY VEHICLE ACCESS FUTURE PHASES LEGEND EXISTING SIDEWALK PROPOSED SIDEWALK EXISTING TRAIL PROPOSED TRAIL PHASE 2 PHASE 2 M E E E E E E E CC CCCCC C H OHPOHPOHPOHP F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C FO - C FO- C FO- C FO- C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G- C G- C E E E E 13 14 OHP OHP OHPOHP O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P OHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX>>>>>>4 5 7 6 9 8 10 11 13 14 12 13 12 11 1 3 2 4 1 CITY OF CORCORAN 8200 CO RD NO 116 HAMEL MN 55340 JOSEPH ANDRES 8220 CAIN RD CORCORAN MN 55340 10-50 PROPERTIES LLC 4279 HAWKSBURY CIR EAGAN MN 55123 CITY OF CORCORAN 8200 CO RD NO 116 CORCORAN MN 55340 DALE & PATRICIA PATNODE 1200 NICOLLET AVE #209 MINNEAPOLIS MN 55403 DALE PATNODE 1200 NICOLLET MALL #209 MINNEAPOLIS MN 55403 PERRY W & MARGARET L MILLER 20102 COUNTY RD #10 HAMEL MN 55340 ST THOMAS THE APOSTLE CHURCH 20020 CO RD NO 10 HAMEL MN 55340 SCOTT & MARIE TREPTAU 20045 CO RD 10 518.60 SW CORNER OF THE SE1/4 OF THE SE1/4 OF CENTER LINE OF COUNTY ROAD #10 OUTLOT H 7 8 5 6 9 10 11 12 13 14 15 16 20191817 9 8 1 21 10 11 13 14 15 16 9 10 11 12 12 F3 10 11 12 13 14 OUTLOT G38.1885.0038.1885.00 26.3385.0026.3385.0036.0036.004 2 . 6 6 97.6143.86119.86L=82.98L=48.92 L = 6 4.48 38.1885.00 38.1885.0026.3385.00 26.3336.0085.00 36.0038.1885.00 38.1885.0026.3385.00 26.3326.3385.00 26.3336.0036.00101.391 2 1 . 9 9L=15.01L=66.79119.86321.3289 . 4 4 99.05 10 . 6 9 82.67 57.00 79.12 74.03 18. 6 0 71.09 58.54 14.13 68.54 57.00 79.12 74.03 38.3636.0026.33L=36.0626.3326.3338.1836.62L=26.37L=39.2817'SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 03/15/2022 - 2:14pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC101.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSNO-CR10THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C1.01 SITE PLAN      ----     N 0 50 100 5' WIDE SIDEWALK FUTURE C.R. 10 REALIGNMENT TO BE DESIGNED BY OTHERS SEE SHEET C1.02 SEE SHEET C1.02 MAP KEY -2.50%-2.50%2.00% 6" CONCRETE SIDEWALK 6" CL 5 AGGREGATE BASE 1'5'5'14'14'11' 25'25' C/L PROFILE R/WR/W C/L SURMOUNTABLE CURB AND GUTTER. SEE DETAIL STR-5/C8.05 6" TOPSOIL & SOD 6" TOPSOIL & SOD 6" TOPSOIL & SOD (2' WIDE) SEED REMAINING DISTURBED AREAS INSET A TYPICAL SECTION - 50' ROWA 4.00%4.00% -2.50%-2.50% 2.00% 1.00'10'5'14'14'16' 30'30' C/L PROFILE R/WR/W C/L SURMOUNTABLE CURB AND GUTTER. SEE DETAIL STR-5/C8.05 6" TOPSOIL & SOD 6" TOPSOIL & SOD 6" TOPSOIL & SOD (2' WIDE) SEED REMAINING DISTURBED AREAS INSET A TYPICAL SECTION - 60' ROWB 4.00%4.00% 3" BITUMINOUS MIX SPWEA240B 6" CL 5 AGGREGATE BASE EAS. 1.5" TYPE SPWEA240B 2" TYPE SPNWB230B 8" CLASS 5 AGGREGATE BASE 12" SELECT GRANULAR GEOTEXTILE FABRIC (NON-WOVEN) INSET A CR 10 RIGHT TURN LANE IMPROVEMENTS BY OTHERS INSTALL TEMPORARY TURNAROUND FOR PHASE 1 CONSTRUCTION PER CITY STANDARD DETAIL STR-26 STREET LIGHT (TYP) MOUNTABLE CURB PER CITY DETAIL STR-01. TYP ALL STREETS. 28' 60' ROW EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 EX. PHASE 1 DEVELOPMENT X Y L O I D A V E 78TH PLPROP. PHASE 2 C O U N T Y R O A D 1 0 C E E E M A I L C E E F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C CLVT 5 8 O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P 1 4 3 2 1 12 11 10987 6 5 4 3 2 1 9 876 5 4 3 2 1 654 3 2 1 18 17 16 15 14 13 11 12 9 10 8 7 6 5 1 2 3 4 5 7 6 5 13 12 11 10 1 9 8 2 4 6 7 3 11 10 9 8 ROBERT & THERESA CROUSE 20301 CO RD NO 10 HAMEL MN 55340 SURVEY LINE PER HENNEPIN COUNTY STATE AID HIGHWAY NO. 10, PLAT 8 E. LINE OF NE1/4 OF SW1/4 OF SEC. 23, T119, R23 66.00 FOOT RIGHT OF WAY FOR C.S.A.H. 10 PER DOC. NO. 3867013 R1-1 (30x30)R1-1(30x30)R1-1(30x30)R1-1(30x30)R1-1(30x30)R1-1(30x30)(30x30)R1-1(30x30)OUTLOT B 1 2 3 4 7 8 5 6 9 10 11 12 3 2 1 6 5 4 9 8 7 4 1 2 3 6 5 5 2 10 1 6 5 4 3 2 OUTLOT C 10 2 987 6 5 4 11 3 1 OUTLOT A 4 3 1 2 1 2 3 4 5 6 7 8 9 10 11 12 13 5 5 6 7 8 9 10 11 12 13 14 15 16 6 1 2 1 2 3 4 5 6 7 8 9 10 11 12 8 O U T L O T D 1 2 6 . 3 3 85.002 6 . 3 3 85.003 8 . 1 8 85.003 8 . 1 8 2 6 . 3 3 85.002 6 . 3 3 85.003 6 . 0 0 3 6 . 0 0 3 8 . 1 8 85.003 8 . 1 8 85.002 6 . 3 3 2 6 . 3 3 85.002 6 . 3 3 85.002 6 . 3 3 85.003 6 . 0 0 3 6 . 0 0 38.1885.0038.1885.00 26.3385.0026.3385.0036.0036.004 2 . 6 6 97.6143.862 5 2 . 9 650.71 L =1 0 8 .9 7 2 1 . 7 6 L = 5 2 .0 5 1 5 0 . 8 6 L =159.53L = 6 4.48 2 6 . 3 3 3 6 . 0 0 85.003 8 . 1 8 85.0085.002 6 . 3 3 85.002 6 . 3 3 3 6 . 0 0 85.003 6 . 0 0 0.011 5 0 . 8 6 L = 4 4 .8 7 2 0 . 3 5 L=89.5588. 8 9 4 4 . 5 3 120.004 3 . 0 6 120.014 3 . 3 4 120.004 3 . 3 4 4 3 . 3 4 120.004 3 . 3 4 4 3 . 3 4 120.004 3 . 3 4 4 3 . 3 4 120.004 3 . 3 4 4 3 . 3 4 120.004 3 . 3 4 4 3 . 3 4 120.004 3 . 3 4 4 3 . 3 4 120.004 3 . 3 4 4 3 . 3 4 120.004 3 . 3 4 4 3 . 3 3 4 3 . 3 6 120.002 6 . 3 0 5 1 . 1 8 120.810 6 5 4 . 2 9 5 4 . 7 7 21.93L = 4 0 8 . 0 1 1 5 5 . 2 4 L=58.14 22.63 L=95.25124.9166.14125.03L=9.40 L=47.29 54.42125.25L=66.83 54.42125.41L=66.85 54.42125.5356.92125.5958.01125.60L =7 3 .5 8 56.12125.55L =6 8 .9 7 56.12125.44 L =6 8 .9 6 57.77 1 2 5 . 2 7L=7 1 .5 3 54.821 2 5 . 0 7L=66.75L=18.2254.451 2 5 . 0 038.6885.0085.001 2 5 . 0 0 22.77 L=70.26L=5 3 .9 1 L =5 3 .9 0 L=53.891 2 4 . 8 0 L=53.881 2 4 . 9 7 L=8.5049.061 2 4 . 8 059.461 1 5 . 9 874.6365.9412.29120.007 2 . 1 2 L=118.437 8 T H P L A C E 50.7 4 L =3 8 . 4 9 L = 2 6.3 4 2 6 . 3 3 3 6 . 0 0 3 8 . 2 2 2 6 . 3 6 38.3636.0026.333 6 . 0 0 2 6 . 3 3 3 8 . 1 8 2 6 . 3 3 3 6 . 0 0 2 6 . 3 0 4 3 . 3 3 L =1 6 . 6 9 4 3 . 3 4 4 3 . 3 4 4 3 . 3 4 4 3 . 3 4 4 3 . 3 3 4 3 . 3 4 4 3 . 3 4 4 3 . 3 4120.0074.6357.94L=55.73L=55.73L =5 1 2 4 . 6 6 1 2 5 . 0 085.0056.41L=64.36L=6 8 .7 5 L =6 6 .3 6 L =6 6 .3 6 L =7 0 .4 1 L =6 4.34 L=64.34 L=64.34 L=58.58 L=83.54 L = 3 6 . 2 6 2 6 . 3 4 4 3 . 3 1 L =6 6 .8 4 20' TYP.20' TYP.1 5 ' 1 5 ' 1 5 ' 1 5 ' 1 5 '22' 2 1 ' 20' TYP.20' TYP.SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 03/15/2022 - 2:14pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC101.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSNO-CR10THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C1.02 SITE PLAN      ----     N 0 50 100 5' WIDE SIDEWALK 5' WIDE SIDEWALK (PH 1 CONSTRUCTION) 10' WIDE TRAIL (PH 1 CONSTRUCTION) 5' WIDE SIDEWALK 5' WIDE SIDEWALK 5' WIDE SIDEWALK (PH 1 CONSTRUCTION) STREET LIGHT (TYP) (PH 1 CONSTRUCTION 60' ROW28'2 8 ' E X 5 0 ' E X28'50' ROW 50' EX28' EX2 8 ' 5 0 ' R OW 10' WIDE TRAIL (PH 1 CONSTRUCTION) 8 0 ' E X SEE SHEET C1.04 SEE SHEET C1.03SEE SHEET C1.01 MAP KEY 1 6 ' E X 2 4 ' E X CR 10 LEFT TURN LANE IMPROVEMENTS BY OTHERS 25' RADIUS WITH B618 CURB & GUTTER AND TRANSITION PER CITY DETAIL STR-02. TYP ALL INTERSECTION RADIUS. MOUNTABLE CURB PER CITY DETAIL STR-01. TYP ALL STREETS. 60 ' E X . 28 ' E X . 5' WIDE SIDEWALK 10-STALL PARKING LOT X Y L O I D A V E 7 8 T H P L WALNUT LA N E X Y L O I D A V E 79TH AVE79TH PL79TH PL C O U N T Y R O A D 1 0 EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 PROP. PHASE 2 PROP. PHASE 2 EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT SEE SHEET C2.04 SEE SHEET C2.03SEE SHEET C2.01 WETLAND 3 9 10 11 FM FM FM F M F M F MXXXXXXXXXXXXXXXXXX X>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>12 11 109 9 876 654 7 6 8 13 12 11 10 1 9 8 2 6 7 11 10 9 12 13 14 15 16 7 6 8 18 17 3 5 2 4 7 6 5 1 423 6 7 8 5 3 4 1 2 9 11 12 10 13 15 16 18 17 14 4 1 2 3 4 8 BRIAN D PURRMAN/KIM I SANDEY 7923 CO RD NO 116 HAMEL MN 55340 TIMOTHY & LISA SMITH 7935 CO RD NO 116 HAMEL MN 55340 HENRY R HALLGREN 8001 CO RD NO 116 HAMEL MN 55340 CHURCH OF ST THOMAS 20000 CO RD NO 10 HAMEL MN 55340 ST THOMAS THE APOSTLE CHURCH 20020 CO RD NO 10 HAMEL MN 55340 471.40 518.60R1-1(30x30)R1-1(30x30)R1-1(30x30)R1-1(30x30)OUTLOT B 11 12 6 5 4 9 8 7 6 5 10 98 11 1 2 3 4 10 11 12 13 1 2 3 4 5 6 7 8 9 10 11 13 14 1 2 3 4 5 6 7 8 9 10 11 12 17 7 8 12 F2 F3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 5 OUTLOT E OUTLOT F OUTLOT G 2 6 . 3 3 85.002 6 . 3 3 85.003 8 . 1 8 85.003 8 . 1 8 2 6 . 3 3 85.002 6 . 3 3 85.003 6 . 0 0 3 6 . 0 0 3 8 . 1 8 85.003 8 . 1 8 85.002 6 . 3 3 2 6 . 3 3 85.002 6 . 3 3 85.002 6 . 3 3 85.003 6 . 0 0 3 6 . 0 0 38.1885.0038.1885.00 26.3385.0026.3385.0036.0036.004 2 . 6 6 97.6143.862 5 2 . 9 6 L =1 0 8 .9 7 2 1 . 7 6 L = 5 2 .0 5 1 5 0 . 8 6 L=159.53119.86L= 6 4.48 26.3385.0036.0085.00 36.0038.1885.00 38.1885.0026.3385.00 26.3326.3385.00 26.3385.00 36.0036.0038.18 85.00 38.18 85.0026.33 85.00 26.3336.00 85.00 36.003 8 . 1 8 85.003 8 . 1 8 85.002 6 . 3 3 85.002 6 . 3 3 3 6 . 0 0 85.003 6 . 0 0 3 8 . 1 8 85.003 8 . 1 8 85.002 6 . 3 3 85.002 6 . 3 3 3 6 . 0 0 85.003 6 . 0 0 0.016.79119.86L=203.041 5 0 . 8 6 L = 4 4 .8 7 2 0 . 3 5 L=89.5588. 8 9 51. 6 5 6 5 . 0 0 5 7 . 0 0 5 5 . 0 0 5 5 . 0 0 1 2 . 3 1 40.45321.32L=58.14 22.63 116.61L=18.5895.25124.9166.14125.03L=9.40 L=47.29 54.42125.25L=66.83 54.42125.4122.77 26 L = 4 8.70 123.645 5 . 0 0 120.006. 4 8 130.85L=118.4348.9 5 L=37.68 125.00L= 60.7 2 1 9 . 2 3 125.006 5 . 0 0 125.005 7 . 0 0 5 7 . 0 0 125.005 5 . 0 0 5 5 . 0 0 125.005 5 . 0 0 5 5 . 0 0 125.006 3 . 5 7 1 2 . 3 1 2 9 . 2 7 L = 3 3.7 0 129.7374 . 6 4 L=55.71 152.5589 . 4 40.65L=55.15 130.6299.05 10 . 6 9 L=76.53 125.0082.67 L=51.12 11.30 125.8157.00 31.73 L =2 5 .2 9 135.3779.12 L =5 2 .9 7 154.7674.03 L =5 2 .3 0 186.17 81.12 L =5 2 .3 0 2 3 3 . 0 6 92.68L=52.302 1 1 . 8 4 66.9052.00L=52.3013 6 . 4 4 106.45L=52.30277.05L=211.4411.78 357.266.65L=200.85L=177.17118.17 62.00L=62.40120.00 120.0065.05L=52.98120.0076.86L=62.61120.0065.03L=52.97120.0065.03L=52.96120.026 7 . 3 6 L =5 0 . 0 4 L =9 . 8 6 120.1451.13L=85.53120.0056.20L=94.35120.0 055.99L=90.2312 0 . 0 050.56L=77.341 2 0 . 0 051.26L=78.801 2 0 . 0 052.41L=80.58120.0052.38 L =8 0 .5 3120.0258.68 L =9 3 .0 5120.0054.94 L =5.6143.03L=11.4 0120.0053.12 L=94.71120.0051. 0 4 L=90.98 5 2 . 7 3 L = 3 3.2 5 3 4 . 0 20.26120.00120.035 5 . 0 0 5 5 . 0 0120.006 5 . 0 0 6 5 . 0 0120.005 5 . 0 0 5 5 . 0 0 6 5 . 0 0 6 5 . 0 0 7 8 T H P L A C E L =55.1 6 6 5 . 0 0 5 5 . 0 0 6 5 . 0 0 5 5 . 0 0 L =64.2 5 L=82.72 L=86.10 58.96 L =8 5 .9 3 L =7 4 .6 9 L=74.73L=73.08L=71.78L=83.13L=86.46L=78.40L=55.49L=55.49L=65.60L=55.50L=62.4157.007 6 . 4 2 5.5 3 93. 5 8 18. 6 0 71.09 58.54 14.13 68.54 57.00 79.12 74.03 81.12 92.68 52.00 66.90106.4550.7 4 L = 5 5.2 0 6 5 . 0 0 5 7 . 0 0 5 5 . 0 0 6 7 . 5 0 L = 6 5.5 7 L=59.42 L=60.74 L=81.65 L=66.35 31.73 L =2 5 .2 9 L =5 7 .9 2 L =5 5 .6 1 L =5 5 .6 0 L=55.61L=55.61L=55.61L =6 1 . 4 6 L =3 8 . 4 9 L = 2 6.3 4 2 6 . 3 3 3 6 . 0 0 3 8 . 2 2 2 6 . 3 6 38.3636.0026.33L=36.0626.3326.3338.183 6 . 0 0 2 6 . 3 3 3 8 . 1 8 2 6 . 3 3 3 6 . 0 0 L=34.26 3 4 L=64.34 L=64.34 L=58.58 L=83.54 L = 3 8 . 4 2 L =36.21L=26.34L=38.43L =3 6 . 2 6 2 6 . 3 4 36.6226.3722 ' 2 1 '17'1 9 ' 1 7 ' 20' TYP.20' TYP.SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 03/15/2022 - 2:14pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC101.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSNO-CR10THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C1.03PRELIMINARY PLATSITE PLAN      ----  PROFESSIONAL ENGINEERMINNESOTA.   N 0 50 100SEE SHEET C3.02SEE SHEET C2.055' WIDE SIDEWALK28'50' ROW28'60' ROW5' WIDE SIDEWALK STREET LIGHT 5' WIDE SIDEWALK 10' WIDE TRAIL (PH 1 CONSTRUCTION) 10' WIDE TRAIL 5' WIDE SIDEWALK (PH 1 CONSTRUCTION) STREET LIGHT (TYP) 28 ' E X 50 ' E X 10' WIDE TRAIL 5' WIDE SIDEWALK (PH 1 CONSTRUCTION) 5' WIDE SIDEWALK WETLAND BUFFER MONUMENT SIGN SEE SHEET C1.02SEE SHEET C1.01 SEE SHEET C1.05 PROP. PHASE 2 MAP KEY MOUNTABLE CURB PER CITY DETAIL STR-01. TYP ALL STREETS. 25' RADIUS WITH B618 CURB & GUTTER AND TRANSITION PER CITY DETAIL STR-02. TYP ALL INTERSECTION RADIUS. EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT PROP. FUTURE PHASE EX PH A S E 1 D E V EL OP M E N T EX PHASE 1 DEVELOPMENT 10-STALL PARKING LOT X Y L O I D A V E 7 8 T H P L WALNUT LANE79TH AVE 7 9 T H A V E 79TH AVEPROP. FUTURE PHASE PROP. FUTURE PHASE PROP. PHASE 2 PROP. PHASE 2 WETLAND 10 WETLAND 9 WETLAND 6 WETLAND 8 WETLAND 11 E M A I L E PROPANE TANK SS ROCK FLAG WELL FO - C FO - C F O - C F O - C F O - C F O - C F O - C F O - C 2 3 6 O H P O H P O H P O H P O H P O H P OH P OH P 13003 938.75 13002 12 13 6 7 8 9 10 11 14 15 16 17 3 2 1 5 4 12 13 7 1111 8 9 10 5 6 3 4 2 1 16 15 1413 17 12 11 10 9 8 7 6 5 4 3 2 1 1413 12 11 76 8 9 10 5 4 109876 3 5 4 1 2 THOMAS J & SUSAN STOCK 7202 TOPVIEW RD EDEN PRAIRIE MN 55346 JOHN C GLEASON 20310 CO RD NO 10 HAMEL MN 55340 SURVEY LINE PER HENNEPIN COUNTY STATE AID HIGHWAY NO. 10, PLAT 8 NE CORNER OF THE NE1/4 OF THE SW1/4 OF THE SEC. 23, T119, R 23 E. LINE OF NE1/4 OF SW1/4 OF SEC. 23, T119, R23 R1-1(30x30)R1-1(30x30)1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 3 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 4 1 2 3 4 5 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 F1 OUTLOT A OUTLOT B OUTLOT C 2 6 . 3 0 120.81L = 1 5 . 0 6 127.87 L =4 0 . 7 510.02138.99 L=39.175 4 . 7 759.11125.28 L=40.10L=39.5059.23120.05 L=5.23105.33L=131.05 49.2740.30L=9.4 L=66.83 L=66.85 L =6 6.8 6L=6 9 .3 7 L =7 3 .5 8 L =6 8 .9 7 22.77 L=70.26128.9163.01 L=24.84 L=31.99124.9055.77 128.91L=53.89124.7463.15 L=53.90124.6163.15 L=53.90124.5263.15 L =5 3.91124.4563.15 L =5 8 .0 5124.4067.98 L =5 8 .0 5124.4067.98 L =5 3 .9 2124.4263.15 L =5 3 .9 1124.4763.15 L =5 3 .9 1124.55 63.15 3 .9 0 1 2 4 . 6 7 63.15 1 2 4 . 8 063.1563.1559.46120.007 2 . 1 2 120.985 9 . 5 9 4 . 2 2 L =82. 4 5 120.94 4 6 . 7 7 7 . 7 943.16L=14 .17 40.56 L =6 2 .4 3 76.87L=64.66L =5 3 .1 3 125.0051.33 L =5 2 .7 9 125.00 66.65 L =5 2 .7 5 1 2 5 . 00 66.60L=52.751 2 5 . 0 0 66.592.46L=40.471 2 5 . 0 0 56.47L=15.58L=61.92 1 2 5 . 0 0 52.52L=6 1 .9 2 125.00 52.52 L =6 1 .9 2 125.0052.52 L =6 2 .0 9 125.0052.67 23.15 L =3 0 .4 5 125.0051.91 L =9 .9 9 L =7 2 .9 1 125.0048.53 L=72.91 125.0048.53 L=72.91 125.0048.53 L=72.91 0.92125.3348. 4 3 L = 2 3.6 5 125.0048 . 0 7 L = 48.8 3 4 7 . 5 3 L = 7 2 . 3 3 125.00L=95.58124.1441.0 2 161.31L = 21.71L=52.49124.1967.7 8 L=52.49124.4270.71 L=52.49124.0170.69 124.21L =5 2.50124.0267.78 L =5 2 .4 9124.0367.78 L =4 4 .2 2 10.83123.8667.91 60.40 12.32 L =4 2 .1 2124.00L =5 3 .9 7124.00 61.61 L =5 5 .7 2124.00 63.60 L=5 3 .7 6 1 2 4 .0 0 61.37 L=53.761 2 4 . 0 061.37L=54.721 2 4 . 0 062.472.46L=67.85124.0053.10L=2.32L =7 6 .9 8124.0054.44 12 . 1 473.06120.00 76.70L =6 5 .5 340.52L=5.6 7 120.00 55.0055.00120.00 55.0055.00120.00 55.0055.001 4 4 . 9 5 30.5144.06L=108.07L=1.691 3 2 . 5 0 92.12L=2 0 .8 5 L =6 1 .3 7 132.50 146.40L=47.33132.50146.40 L =47.33133.2412.75 135. 1 7 L=47.33 13 0 . 8 018.46136.85 12.16 L=5 2 .8 2 138. 1 8102.13L=54.93L=15.53132. 5 057.56L=0.57L=54.37129.1179.52L=50.3478.99L=50.31120.00 55.00L=0.8854.12120.00 55.0055.00120.00 55.0055.00120.00 56.51114.086.16L=131.70 L =4 8 .6 179.46309.251700.51 36.46L=19.9979.0055.0058.40L=66.73 L =66.73L=7 4 .4 6 L=77.49L=55.43L=55.94L=56.0055.0055.0055.00111.81L =8 5 .9 2 L=66.73L=86.2255.0055.0055.0081.7461.1952.76 L =7 2 .4 5 L=68.71L=56.29L=55.30L =5 5 .3 0 L =5 7 .3 1 L =5 5 .5 1 L =5 5 .6 4 L =5 7 .6 6 L =5 5 .5 8 L=34.41 L=56.16 L=56.16 L=55.58 L=101.06 59.24L=42.69L=42.75164.89164.8959.1110.02L=42.46L =4 2 . 8 6 L =1 6 . 6 9 43.01L=57.485 4 . 5 5 4 6 . 7 7 54.73 L =5 6 .5 4 L =5 5 .5 7 L =5 5 .5 3 L=55.53L=58.11L=60.04L=6 0 .0 4 L =6 0 .0 4 L =6 0 .2 1 L =6 8 .0 5 L=68.05 L=68.05 L=68.05 L=68.05 L = 6 8 . 3 7 =55.73L=5 5 .7 3 L =5 5 .7 3 L =5 5 .7 3 L =5 5 .7 3 L =6 0 .0 0 L =6 0 .0 0 L=5 5.7 4 L=55.73 125.00L =2 8 .3 3 32.88 L=80 . 1 3 6 9 . 5 2 L=55.73 L=55.73 L=89.32 53.60 62.1844.06R1-1(30x30) 56.59 20' TYP.20' TYP. 1 6 '17' SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 03/15/2022 - 2:15pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC101.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSNO-CR10THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C1.04 SITE PLAN      ----     N 0 50 100 5' WIDE SIDEWALKSTREET LIGHT (TYP) 2 8 ' 5 0 ' ROW WETLAND BUFFER MONUMENT SIGN (TYP.) 5' WIDE SIDEWALK 28' 50' ROW 8' WIDE TRAIL 8' WIDE TRAIL 5' WIDE SIDEWALK 28'50' ROW5' WIDE SIDEWALK SEE SHEET C1.05SEE SHEET C1.02 PHASE 3 MAP KEY 8' WIDE TRAIL MOUNTABLE CURB PER CITY DETAIL STR-01. TYP ALL STREETS. 25' RADIUS WITH B618 CURB & GUTTER AND TRANSITION PER CITY DETAIL STR-02. TYP ALL INTERSECTION RADIUS. PROP. FUTURE PHASE PROP. FUTURE PHASE PROP. PHASE 2 PROP. PHASE 2 PROP. PHASE 2 EX PHASE 1 DEVELOPMENT WALNUT L N 79TH PLXYLOID AVEX Y L O I D A V E WETLAND 4 WETLAND 11 >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>C 4 7 12 PROPANE TANK SS CLVT XXXXXXXXXXXXXXXXXXCLVT 20 20 18 17 19 16 15 14 12 13 1111 10 16 15 14 17 1413 12 1110 109 22 23 21 19 18 1 2 3 2 3 1 5 6 4 9 10 7 8 4 5 6 VIRGIL W SPEARS LOURRIENE L SPEARS 8025 CITY RD 116 HAMEL MN 55340 DANIEL P CARLSON 8045 CO RD NO 116 HAMEL MN 55340 RONALD L RUEHLING 8065 CO RD NO 116 HAMEL MN 55340 DUANE J & JANICE C POPOVICH 8101 CO RD NO 116 HAMEL MN 55340 CHARLES & KAREN LYMANGOOD 8105 CO RD NO 116 HAMEL MN 55340 MR & MRS DAVID FOY 8115 CO RD NO 116 HAMEL MN 55340 R1-1(30x30)5 6 7 4 6 7 8 1 9 2 10 3 11 4 12 5 6 7 8 1 9 8 7 6 5 4 3 2 12 1 2 3 16 17 18 19 12 13 14 15 16 2 23 24 25 26 27 28 1 2 3 4 F4 L=9.40 L=66.83 L=66.85 86 37.7122.77 L=70.26128.9163.01 L=89.05L=24.84 L=31.99124.9055.77 128.91L=53.89124.7463.15 L=53.90124.6163.15 L=53.90 63.15125.00L=72.91 125.0048.53 L=72.91 0.92125.3348. 4 3 L = 2 3.6 5 125.0048 . 0 7 L = 48.83 4 7 . 5 3 L = 7 2 . 3 3 125.00L=95.58124.1441.0 2 161.31L = 21 .71 L=52.49124.1967.7 8 L=52.49124.4270.71 =52.49 70.69 124.2126.78L=138.3612 0 . 0 776.2759.8253.1953.1953.1953.1953.1953.1936.46L=19.99 125.00 0125.00 62.00L=18.2443.77124.80 57.00L=57.00121.96 57.00L=57.08L=29.55134.06 98.17L=18.82120.0033.02 55. 0 0 3 3 . 0 2 119.73L=40.54 1 2 0 . 0 038.4065.00 38.40 L =4 7 .3 3 120.0033.0255.0033.02L=40.51120.0042.2260.9538.40L=47.33156.6774.21 L =58.49 L=2 7 .22120.0055.36103.11L=13.412.98.5096.67L =89.38L=66.7360.95L=57.12L =6 6 .7 3 L=57.12 L=41.60L=57.0857.0062.00198.1757.0057.0057.0057.00L=56.16 L=56.16 L=55.58 L=101.06 L=68.05 L=68.05 L= 68.05 L = 6 8 . 3 7 L=55.73 125.00L=55.73 L=55.73 L=89.32 53.60 62.18 56.59 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 03/15/2022 - 2:15pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC101.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSNO-CR10THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C1.05 SITE PLAN      ----     N 0 50 100 5' WIDE SIDEWALK (PH 1 CONSTRUCTION) 28 ' E X 5 0 ' E X 5' WIDE SIDEWALK (PH 1 CONSTRUCTION 10' WIDE TRAIL 12' WIDE TRAIL 10' WIDE TRAIL (PH 1 CONSTRUCTION) 12' WIDE TRAIL 28' 50' ROW STREET LIGHT 5' WIDE SIDEWALK STREET LIGHT (TYP)28' ROAD50' ROWSEE SHEET C1.04SEE SHEET C1.03 PHASE 3 MAP KEY WETLAND BUFFER MONUMENT SIGN EX LIFT STATION MOUNTABLE CURB PER CITY DETAIL STR-01. TYP ALL STREETS. 25' RADIUS WITH B618 CURB & GUTTER AND TRANSITION PER CITY DETAIL STR-02. TYP ALL INTERSECTION RADIUS. EX PHASE 1 DEVELOPMENT PROP. PHASE 2 PROP. FUTURE PHASE EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT PROP. PHASE 2WA L N U T LN 80TH AVEPROP. FUTURE PHASE 79TH AVE M E E E E E E E CC CCCCC C H OHPOHPOHPOHP F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C FO - C FO- C FO- C FO- C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G- C G- C E E E E OHP OHP OHPOHP O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P OHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX>>>>>>970960952 960 966968966964964962 9 6 2 9 6 0956 MS MS MS MS MSMSMSMSMSMS MS OUTLOT H 7 8 5 6 9 10 11 12 13 14 15 16 20191817 9 8 1 21 10 11 13 14 15 16 9 10 11 12 12 F3 10 11 12 13 14 OUTLOT G M S M S M S M S M S M S M S M S M S M S M S M S M S MS MSMSMSMSMS MS MSM S M S MSMSMSMSMSMSMS>>>>>>>>>>S SCONTROL> > > > > >>>>>>>> > > > > > > > > >>>>>>>>>>>> > > >>>>>>>>>>>CITY OF CORCORAN 8200 CO RD NO 116 HAMEL MN 55340 JOSEPH ANDRES 8220 CAIN RD CORCORAN MN 55340 10-50 PROPERTIES LLC 4279 HAWKSBURY CIR EAGAN MN 55123 CITY OF CORCORAN 8200 CO RD NO 116 CORCORAN MN 55340 DALE & PATRICIA PATNODE 1200 NICOLLET AVE #209 MINNEAPOLIS MN 55403 DALE PATNODE 1200 NICOLLET MALL #209 MINNEAPOLIS MN 55403 PERRY W & MARGARET L MILLER 20102 COUNTY RD #10 HAMEL MN 55340 ST THOMAS THE APOSTLE CHURCH 20020 CO RD NO 10 HAMEL MN 55340 SCOTT & MARIE TREPTAU 20045 CO RD 10 518.60 SW CORNER OF THE SE1/4 OF THE SE1/4 OF CENTER LINE OF COUNTY ROAD #10 N 4 1 ° 2 7 ' 1 4 " W 1 0 8 8 . 0 2 S46°26'24"W139.09S53°19'41"W 133.40S44°05'37"W373.40N89°26'36"W 99.05 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:30pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC201.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSST, 193804970XSXVTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal N 0 50 100 SEE SHEET C2.03 C2.01 TEMPORARY SEDIMENT AND EROSION CONTROL PLAN      ----     OTHER APPROVED BEST CONSTRUCTION DITCH CHECK - BIOLOG CONCRETE WASHOUT HYDROMULCH TURF REINFORCEMENTMAT (TRM) TEMPORARY DIVERSION AND PIPE DRAIN MACHINE SLICED SILT FENCE WIRE BACKED SILT FENCE BLANKET RIP RAP SOD MULCH HEAVY DUTY SILT FENCE EROSION CONTROL LEGEND TEMPORARY SEDIMENT TEMPORARY SEDIMENT TRAP SANDBAGS FLOTATION SILT CURTAIN BASIN W/ PIPE DRAIN DITCH CHECK - ROCK SUPER DUTY SILT FENCE CONCENTRATED SURFACE FLOW MS HD WB SD INLET PROTECTION CULVERT / PIPE PROTECTION MANAGEMENT PRACTICE HYDROMULCH ENTRANCE / EXIT (BMP) C W SEDIMENT NO SEEDBIOROLLBR XXXXXXX ROCK LOG SHORELAND DISTRICT BOUNDARY SEE SHEET C2.02 MAP KEY EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 EX. PHASE 1 DEVELOPMENT X Y L O I D A V E 78TH PLPROP. PHASE 2 C O U N T Y R O A D 1 0 C E E E M A I L C E E F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C CLVT O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P 972966 956956 98095696 0 970954 OUTLOT B 1 2 3 4 7 8 5 6 9 10 11 12 3 2 1 6 5 4 9 8 7 4 1 2 3 6 5 5 2 10 1 6 5 4 3 2 OUTLOT C 10 2 987 6 5 4 11 3 1 OUTLOT A 4 3 1 2 1 2 3 4 5 6 7 8 9 10 11 12 13 5 5 6 7 8 9 10 11 12 13 14 15 16 6 1 2 1 2 3 4 5 6 7 8 9 10 11 12 8 O U T L O T D 1 M S M S MS MS MS M S M S M S M S M S M S M S M S M S M S M S M S M S M S M S M S MS M S M S M S M S M S M S MS MS MS M S M S M S M S M S MSMS>>S > > > > > > > > > > > >>>>>>>>> >> >>>>>>>>>>>>>>>>>>>>>>> >>>> > > > > > > > > > > >>>>>>>> > > > > > > > >>>> >> >> >> >>>> >> >> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > > > >>>>>>>>>>>>>>>>>>>>>>>> > > >>>>>>>>>>>>>>>>>>>>>>> >> >>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >> > > >> L = 5 1 3 . 6 7 R = 5 6 9 5 . 7 7 Δ = 5 ° 1 0 '0 2 " ROBERT & THERESA CROUSE 20301 CO RD NO 10 HAMEL MN 55340 SURVEY LINE PER HENNEPIN COUNTY STATE AID HIGHWAY NO. 10, PLAT 8 E. LINE OF NE1/4 OF SW1/4 OF SEC. 23, T119, R23 66.00 FOOT RIGHT OF WAY FOR C.S.A.H. 10 PER DOC. NO. 3867013 N 3 6 ° 1 7 ' 1 2 "W 1 3 2 . 1 2 N 4 1 ° 2 7 ' 1 4 " W 1 0 8 8 . 0 2 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:30pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC201.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSST, 193804970XSXVTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal N 0 50 100 C2.02 TEMPORARY SEDIMENT AND EROSION CONTROL PLAN      ----     SHORELAND DISTRICT BOUNDARY MAP KEY EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 X Y L O I D A V E 7 8 T H P L WALNUT LA N E X Y L O I D A V E 79TH AVE79TH PL79TH PL PROP. PHASE 2 PROP. PHASE 2 EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT SEE SHEET C2.04 SEE SHEET C2.03SEE SHEET C2.01 C O U N T Y R O A D 1 0 WETLAND 3 XXXXXXXXXXXXXXXXXXX>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>946 946944942 942 944946 950 948944942 9 4 4 946 948 9509 5 0 952 960 968970974 9729709609449509489549729809709 5 0 952 9609 5 4952950 MS MS MS MS MS MS MS MS MS MS MS MSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMS MS MS MS MS MS MS MS MS MS MS MSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMS1405 1406 1411 1425 1588 15891590 1642 1646 1664 16651668 1669 1670 1671 2956 2957 3479 3480 3481 3482 3483 3485 1793 1832 1841 2937 2976 3299 3319 3603 3605 3651 3661 3681 2906 2907 2909 2910 29112912 29132914 2915 2916 2917 2918 29192920 2921 2922 2923 2924 2925 2926 2927 2928 2929 2930 2931 2932 2933 29342935 2936 2938 29392940 29412942 2943 2944 2945 2946 2947 2948 2949 2950 2951 2952 29532954 2955 2958 2963 2966 2967 29682969 2970 2971 2972 2973 2974 2975 3053 3056 3057 3059 3060 3061 3087 3088 3089 3090 3091 3092 3094 3234 3238 3239 3275 3283 3284 3285 3287 3288 32893290 3291 3292 3293 3294 3295 3296 3297 3300 3301 3302 3305 3306 3307 3308 3309 3310 33113312 33133314 331533163317 3318 3320 3321 3347 3489 3550 35543555 3556 3557 3558 3559 3560 3561 3562 3563 3566 3567 3571 3572 3573 3574 3575 3576 3577 3578 3579 3580 3581 3582 3583 3584 3585 3586 3587 3588 3589 3590 3591 3592 3593 3594 3595 3596 3597 3598 3599 3600 3601 3602 3604 3606 3607 3608 3609 36103611 3612 3613 3614 3617 3629 3630 3631 3632 3633 3634 3635 3636 36373638 3639 3640 3641 3642 3643 3646 3647 3648 3649 3650 36523653 3654 3655 3656 3657 3658 3659 3660 36623663 366436653666 3667 3668 3669 3670 3671 3672 367336743675 3676 36773678 3679 3680 3682 3683 3684 3685 3686 3687 3688 36893690 3691 36923693 36943695 36963697 3698 3699 3700 3701 3702 3703 3704 37053706 3707 3708 3709 3710 3711 3712 37133714 3715 3716 3717 3718 3719 3720 3721 3722 3723 3724 3725 3726 3727 3728 3729 3730 3731 3732 3733 3734 3735 3736 3737 3738 3739 3740 3741 3742 37433744 3745 3746 3747 3748 3749 37503751 3752 3753 3754 3755 3756 3757 3758 3759 3760 3761 3762 3763 3764 3765 3766 1697 1698 1699 1700 1701 1546 1548 1549 1550 1551 1556 1557 1558 1559 1560 1561 1562 1563 1564 1565 1566 1567 1568 1569 1570 1571 1573 1574 1577 1591 1592 1593 1594 1595 15961597 1598 15991600 1601 1602 1603 1604 1605 1606 1607 1608 1609 1610 1611 1612 1613 1614 1615 1616 1617 1618 1619 1620 1621 1622 1623 16241625 1626 1627 1628 1629 1630 1631 1632 1633 1634 16351636 1637 1638 1640 1643 1644 1645 1647 1648 1649 1650 1651 16521653 1654 1655 1656 1657 1658 1659 1660 1661 1673 1674 1675 1676 1677 1678 1679 1680 1681 1682 1683 1684 1685 1686 1687 1688 1689 1690 1691 1692 1693 1694 1695 1696 1702 1703 1704 1705 1706 1707 1713 1714 1715 17161717 1718 1719 1720 1721 1722 1724 1728 17351736 1737 1738 1739 1740 1741 1742 1744 1745 1784 1785 1786 1787 1788 1789 1790 1791 1792 1794 1795 1796 1797 1798 1799 1800 1801 1804 1805 1806 1807 1808 1809 1708 1709 1710 1711 1712 1810 1811 1812 1813 1814 1815 1816 1817 1818 1819 18201821 1822 1823 1824 1825 1826 1827 1828 1829 1830 1831 1833 1834 1835 1836 1837 1838 18391840 18421843 1844 1845 1850 1851 18521853 1854 1855 1856 OUTLOT B 11 12 6 5 4 9 8 7 6 5 10 98 11 1 2 3 4 10 11 12 13 1 2 3 4 5 6 7 8 9 10 11 13 14 1 2 3 4 5 6 7 8 9 10 11 12 17 7 8 12 F2 F3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 5 OUTLOT E OUTLOT F OUTLOT G MSMSMSMSMSMSM S MS MS MS MS MSMSMSMSMSM S M S MS MS MSMS MS MSMSMSMSMSMSMSM S MS MS MS MS MSMSMSMSMSM S M S MS MS MSMS MS MSMS MS MS M S M S M S M S M S M S M S M S M S M S M S M S M S M S M S M S M S M S MS MS MSMSMSMSMSMSMS M S M S M S M S MS M S M S M S MS MS MS MS M S M S M S M S MSMSMS MS MS MSMSMSMS MS MSMSMSMSMSMSMSMSS S S SS SCONTROL>>>>>>>>> > > > > >>>>>>>> > > > > > > > > > > > > >>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>BRIAN D PURRMAN/KIM I SANDEY 7923 CO RD NO 116 HAMEL MN 55340 TIMOTHY & LISA SMITH 7935 CO RD NO 116 HAMEL MN 55340 HENRY R HALLGREN 8001 CO RD NO 116 HAMEL MN 55340 CHURCH OF ST THOMAS 20000 CO RD NO 10 HAMEL MN 55340 ST THOMAS THE APOSTLE CHURCH 20020 CO RD NO 10 HAMEL MN 55340 471.40 518.60 N0°05'35"E1844.37S89°26'36"E 518.62 S44°05'37"WN89°26'36"W 99.05 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:30pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC201.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSST, 193804970XSXVTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal N 0 50 100 C2.03 TEMPORARY SEDIMENT AND EROSION CONTROL PLAN      ----     WETLAND (TYP) MAP KEY SEE SHEET C2.02SEE SHEET C2.01 SEE SHEET C2.05 PHASE 2 PROP. PHASE 2 EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT PROP. FUTURE PHASE EX PH A S E 1 D E V EL OP M E N T EX PHASE 1 DEVELOPMENT PROP. FUTURE PHASE PROP. FUTURE PHASE PROP. PHASE 2 PROP. PHASE 2 X Y L O I D A V E 7 8 T H P L WALNUT LANE79TH AVE 7 9 T H A V E 79TH AVE WETLAND 10 WETLAND 9 WETLAND 6 WETLAND 8 WETLAND 11 E M A I L E PROPANE TANK ROCK FLAG FO - C FO - C F O - C F O - C F O - C F O - C F O - C F O - C O H P O H P O H P O H P O H P O H P OH P OH P 13003 938.75 13002 944 942 942 944 946946 94694895 4 958960954940 950952950 960 95 0 950942 942 940 95 0 946 9 4 4 940 938 9 4 0 9 3 8 9 3 8 948 950 948 960960 962956 954MSMSMS MS MSMSMS M S M S M S MSMS MSMSMSMS MS MSMSMS M S M S M S MSMS MSMSMS MS MS MS MS MS MSMSMS MS MSMSMSMS MS MS MSMSMSMS MS MS MS MS MS MSMSMS MS MSMSMSMS MS MS MSMSMSMSMSMS MS MS MSMSMSMSMSMS MS MS MSMSMSMS MS MS MS MSMS MS MS MS MS MSMSMSMSMSMS MS MS MSMS MS MS MS MSMSMSMS5421 5434 5435 5436 5503 5507 5595 5599 5607 5611 5612 5721 5724 5725 5726 5727 5728 5729 57305731 5732 5733 5734 5735 5736 5737 5738 5739 5755 5756 5757 5758 5759 5760 5761 5762 5763 5764 5765 5766 5767 5768 5769 57705771 5772 5773 5774 5775 5776 5777 5811 5812 5819 5820 5821 5822 5823 5824 5825 5826 5837 5838 5841 5842 5854 5857 5858 5859 5860 5909 5920 5921 5923 5924 5925 5926 5927 5928 5929 5930 5954 5955 5959 5960 5967 59695970 6305 6307 6308 6309 6310 6327 6340 6341 63426343 6344 6352 6378 6423 6499 6558 6559 6560 6564 6565 6566 6567 6568 6569 6570 6571 6572 6573 6574 6575 6576 6577 6578 65796580 6581 6582 6583 6584 6585 6586 6587 65886589 6590 6591 6592 6593 6594 6595 6596 6597 6598 72447245 7333 7335 7336 7337 7339 7340 7341 7342 7343 73457346 7347 7348 7359 7468 7471 7474 7479 7480 7484 7485 7487 7489 7522 7524 7526 7527 7530 7538 7540 7541 7543 7551 7552 7553 7554 7571 7572 7574 7575 7583 7584 7585 7586 7587 7588 7595 7596 7615 7664 7665 7666 7667 7689 7690 7691 7702 7777 7778 7779 7780 7781 7782 5380 5413 5467 5518 5596 6070 6395 7109 7297 7308 7620 7729 7754 77587759 5037 5264 5276 5277 5278 5279 5280 5281 5282 5283 5284 5285 5286 5287 5288 5290 5332 5339 5341 5342 5343 5344 5346 5347 5348 5349 5350 5351 5352 5353 5354 5355 5356 5357 5358 5359 5360 5361 5362 5363 5364 5365 5366 5367 5368 5369 5370 5371 5372 5373 5374 5375 5376 5377 5378 5379 5381 5382 5383 5384 5385 5386 5387 5388 5389 5390 5391 5392 5393 5394 5395 5396 53975398 5399 5400 5401 54025403 5404 5405 5406 5407 5408 5409 5410 5411 5412 5414 5415 5416 5417 5418 5419 5420 5422 5423 5424 5425 5426 54275428 5429 54305431 5432 5433 5437 5438 5439 5440 5441 5442 5443 5444 5445 5446 5447 5448 5449 5450 5451 5452 54535454 5455 5456 5457 5458 5459 5460 5461 5462 5463 5464 5465 5466 5468 5469 5470 5471 5472 5473 54745475 5476 5477 5478 5479 5480 5481 5482 5483 5484 5485 5486 5487 5488 5489 549054915492 5493 5494 5495 5496 5497 5498 5499 5500 5501 5502 5506 5508 5511 5512 5514 5516 5517 5519 5520 5521 5523 5524 5525 5526 5527 5528 5529 5530 5531 5536 5537 5539 5540 5541 5542 5543 5544 5545 5546 5547 5548 5549 5550 5551 5552 5553 5554 5555 5556 5557 5558 5559 5560 5561 5562 5563 5564 5565 5566 5567 5568 5569 5570 5571 5572 5573 5574 5575 5576 5577 5578 5579 5580 55815582 5583 5584 5586 5589 5591 5592 5597 5598 5600 5601 5602 5603 5604 5605 5606 5613 5614 5615 5620 5621 5622 5623 5624 5625 5626 5627 5628 5629 5630 5631 56325633 5634 5635 56375638 5639 5640 5641 5642 564356445645 5646 5647 5648 5649 5650 5651 5652 5653 5654 5655 5656 5657 5658 5659 5660 5661 5662 5663 5664 5665 5666 5667 5668 5669 5670 5671 5672 5673 5674 5675 5676 5677 5678 5679 5680 5681 5682 5683 5684 5685 5686 5689 5690 5691 5696 5718 5740 5741 5742 5743 5744 5745 5746 5747 5748 5749 5750 5751 5752 5753 5754 5778 5779 5780 5781 5782 5783 5784 5785 5786 5787 5788 5789 57905791 5792 5793 5794 5795 5796 5797 5798 5799 58005801 5802 5803 5804 5805 5806 5807 5808 5809 5810 5813 5814 5815 5816 5817 5818 5895 5896 5897 5898 5899 5900 5901 5907 5908 5910 5911 5912 5913 5915 5916 59175918 5919 5922 5931 5932 5933 5934 59355936 5937 5938 5939 5940 5941 5942 59435944 5945 5946 5947 5948 5949 5950 5951 5952 5953 5956 59575958 5961 5962 5963 5964 59655966 5972 5978 5979 5980 5981 5982 5983 5984 5987 5993 5997 5998 5999 6000 6001 6002 6003 6004 6009 6010 6011 6012 6013 6014 6015 6016 6017 6018 6019 6020 6021 6022 6023 6024 6025 6026 6027 6028 6029 6030 6031 6032 6033 6034 6035 6036 6037 6038 6039 6040 6041 6042 6043 6044 6045 6046 6047 6048 6056 60716072 6073 6075 6076 6230 6306 636163626363 6364 6367 6368 6369 6375 6376 6377 6379 6380 6381 6384 6387 6389 6390 6391 6392 6393 6394 63966397 6398 6399 6400 6401 6402 6403 6404 6405 6406 6407 64086409 6410 6411 6412 6413 6414 6415 6416 6417 6418 6419 6420 6421 6422 6427 6428 6429 6430 6431 6432 6433 6434 6435 6436 6437 6438 6439 6440 6441 6442 6443 6444 6445 6446 6447 6448 6449 6450 6451 6452 6453 6454 6455 6456 6457 6458 6500 6501 6502 7040 7042 7043 7044 7045 7046 7047 7048 7049 7050 70517052 7053 7054 7055 7056 7057 7058 7059 7060 7061 7062 7063 7064 7065 7066 7067 7068 7069 7070 7071 7072 7073 7074 7075 7076 7077 7078 7080 7081 7082 7083 7084 7085 70867087 7088 70917092 7093 7094 7095 7096 7097 7098 7099 7100 7110 7111 7112 71137114 71177118 7119 7120 7121 7122 7123 7124 7126 7134 7135 7136 7137 7138 7139 7140 7141 7142 7143 7144 7145 7146 7149 7150 7177 7178 7179 7180 7181 7182 7185 7186 7187 7188 7189 7190 71917192 7193 7194 7195 7196 7197 7198 7199 7200 7201 7202 7203 7204 7205 7206 7207 7208 7209 7210 7214 7215 7216 7217 7218 721972207221 7222 7223 7224 7225 722672277228 7229 7230 7231 7232 7233 7234 7235 7236 7237 7238 7239 72407241 7242 7243 7246 7247 7248 7249 7250 7251 7252 7253 7254 7255 7256 7257 7258 7259 7260 7261 7262 7263 7264 7265 7266 7267 7268 7269 7270 7271 7272 7273 7274 7275 7276 7277 7278 7279 7280 7281 7282 72837284 7285 7286 7287 7288 7289 7290 7291 72927293 7294 72957296 7298 7299 7300 7301 7302 7303 7304 7305 7306 7307 7309 7310 7311 7312 7313 7314 7315 7316 7317 7318 7319 7320 7321 732273237324 7325 73267327 7328 7329 7330 7331 7332 7334 7338 7344 7349 7350 7351 7353 7354 7355 73567357 7358 7472 7475 7476 7477 7481 7482 7483 7501 7502 75037504 7505 7506 750775087509 7510 7511 75127513 7514 7515 7516 7517 7518 7519 7520 7521 7555 7556 7557 7558 75597560 7561 7562 7563 7564 7565 7570 7573 7576 7577 7578 7579 7580 7581 7582 7589 75907591 7592 7593 7594 7597 7598 7599 7600 7601 7602 7603 7605 7606 7610 76117612 7613 7614 7616 7619 7621 7622 7624 7625 7626 7627 7628 7629 7630 7631 7632 7633 7634 7635 7638 7639 7640 7644 7645 7646 7647 7648 7653 76617662 7663 7668 7669 7670 7671 7672 7673 7674 76757676 7677 7678 7679 7680 7681 7682 7683 7692 7695 7703 7706 7708 7709 7710 7711 7712 7713 7714 7715 7716 7717 7718 7719 7720 7721 7722 7723 7726 7727 77287730 7732 7733 77347735 7736 7737 7738 773977407741 7742 7743 7744 7745 7746 7747 7748 7749 7750 7751 7752 7753 7755 77567757 4955 4956 4957 4958 4959 4960 4961 4962 4963 4964 4969 49704971 4972 4973 4974 4975 4976 4980 4981 4982 4983 4984 4985 4986 4987 4988 4989 4990 4991 4992 4993 4994 4995 49964997 4998 4999 5000 5001 5002 5003 5004 5005 5006 5007 5008 5009 5010 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5023 5024 5025 5026 5027 5028 5029 5030 5031 5032 5033 5034 5035 5036 7788 7789 7790 7791 7792 7793 7794 7767 7768 7769 7770 7771 7772 7773 7774 7775 7776 7784 7785 7786 7787 7760 7761 77627763 7764 7765 7766 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 3 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 4 1 2 3 4 5 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 F1 OUTLOT A OUTLOT B OUTLOT C M S MSMSMSMSMSMSMSMSMSMSMSMSMSMSMSSSSSCONTROL >> >> >>>>>> >> >>>>>>>>>>>>>>>>SCONTROL>>>>>> > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>THOMAS J & SUSAN STOCK 7202 TOPVIEW RD EDEN PRAIRIE MN 55346 JOHN C GLEASON 20310 CO RD NO 10 HAMEL MN 55340 S0°03'25"E975.73SURVEY LINE PER HENNEPIN COUNTY STATE AID HIGHWAY NO. 10, PLAT 8 NE CORNER OF THE NE1/4 OF THE SW1/4 OF THE SEC. 23, T119, R 23 E. LINE OF NE1/4 OF SW1/4 OF SEC. 23, T119, R23 N89°36'01"W 2210.00 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:30pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC201.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSST, 193804970XSXVTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal N 0 50 100 C2.04 TEMPORARY SEDIMENT AND EROSION CONTROL PLAN      ----     FLOODPLAIN BOUNDARY ELEV = 938.5 SHORELAND DISTRICT BOUNDARY WETLAND (TYP) MAP KEY SEE SHEET C2.05SEE SHEET C2.02 PROP. FUTURE PHASE PROP. FUTURE PHASE PROP. PHASE 2 PROP. PHASE 2 PROP. PHASE 2 EX PHASE 1 DEVELOPMENT WALNUT L N 79TH PLXYLOID AVEX Y L O I D A V E WETLAND 4 WETLAND 11 >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>C PROPANE TANK CLVT XXXXXXXXXXXXXXXXXXCLVT 942 94294 2 944 942 940940942944940940 9429 4 4946948 944 94294094 6 9 4 49409449 3 8 942 942948942944938 9 4 4 942 95 4 9 4 0 9 3 8 9 3 8 940948 9469429 4 0 938940950940944948944942940MSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMS MSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMS MSMSMSMSMSMSMS MS MSMSMS M S M S MSMSMSMS MS MSMSMS M S M S MS MS MSMSMSMSMS MS MS MSMSMSMS MSMS MSMSMSMSMSMS MSMSMSMSMSMSMSMSMSMSMS MSMS MSMSMSMSMSMS MSMSMSMSMSMSMSMSMSMS4291 4293 4295 4296 4300 4304 4305 4306 4307 4361 4367 4797 4802 48034804 4866 4945 5142 5180 5242 5245 5247 5421 5434 5611 5612 5721 5724 5725 5726 5727 5728 5729 57305731 5732 5733 5734 5735 5736 5737 5738 5739 5755 5756 5757 5758 5759 5760 5761 5762 5763 5764 5765 5766 5767 5768 5769 57705771 5772 5773 5774 5775 5776 5777 5811 5812 5819 5820 5821 5822 5823 5824 5825 5826 5837 5838 5841 5842 5854 5857 5858 5859 5860 5909 5920 5921 5923 5924 5925 5926 5927 5928 5929 5930 5954 5955 5959 5960 5967 59695970 1861 1862 1863 1864 1865 1866 1867 1868 1869 1870 1871 1872 1873 1874 1875 1876 1877 1878 1879 1880 1882 1883 1884 18851886 1887 1888 1889 1890 1891 1892 1893 1894 1895 1896 1897 1898 1899 1900 1901 1902 1903 1904 1905 1906 1907 1908 1909 1910 1911 1912 1913 1914 1915 1916 1917 1918 1919 19201921 1923 1924 1946 1947 1948 1949 1950 1951 1952 1953 1956 1957 1961 2021 2022 2023 2024 2025 2028 2170 2171 2182 2187 2192 23192320 23232325 2326 2327 2328 2329 2340 23452346 2350 2362 2388 2392 2394 2395 2414 2418 2421 2442 2480 2372 3809 4092 4440 44414442 4491 46404641 5037 5038 5039 5040 5041 5042 5043 5044 5045 5046 5047 5048 5049 5050 5051 5052 5053 5054 5055 5056 5057 5058 5059 5061 5063 5064 50665067 5069 5070 5071 5072 5091 50925096 5244 5246 5264 5266 5267 5269 5270 5271 52725273 5274 5275 5276 5277 5278 5279 5280 5281 5282 5283 5284 5285 5286 5287 5288 5290 5332 5339 5341 5342 5343 5344 5346 5351 5353 5354 5355 5356 5357 5358 5359 5360 5361 5362 5363 5364 5365 5366 5367 5368 5369 5375 5394 5395 5415 5417 5418 5419 5420 5422 5423 5424 5425 5426 5433 5552 5553 5554 5555 5556 5557 5558 5559 5560 5561 5562 5563 5564 5565 5566 5567 5568 5569 5570 5571 5572 5573 5574 5575 5576 5577 5578 5579 5580 55815582 5583 5584 5586 5613 5614 5615 5620 5621 5622 5623 5624 5625 5626 5627 5628 5629 5630 5631 56325633 5634 5635 56375638 5639 5640 5641 5642 564356445645 5646 5647 5648 5649 5650 5651 5652 5653 5654 5655 5656 5657 5658 5659 5660 5661 5662 5663 5664 5665 5666 5667 5668 5669 5670 5671 5672 5673 5674 5675 5676 5677 5678 5679 5680 5681 5682 5683 5684 5685 5686 5689 5690 5691 5696 5718 5740 5741 5742 5743 5744 5745 5746 5747 5748 5749 5750 5751 5752 5753 5754 5778 5779 5780 5781 5782 5783 5784 5785 5786 5787 5788 5789 57905791 5792 5793 5794 5795 5796 5797 5798 5799 5800 5801 5802 5803 5804 5805 5806 5807 5808 5809 5810 5813 5814 5815 5816 5817 5818 5895 5896 5897 5898 5899 5900 5901 5907 5908 5910 5911 5912 5913 5915 5916 59175918 5919 5922 5931 5932 5933 5934 59355936 5937 5938 5939 5940 5941 5942 59435944 5945 5946 5947 5948 5949 5950 5951 5952 5953 5956 59575958 5961 5962 5963 5964 59655966 5972 5978 5979 5980 5981 5982 5983 5984 5987 5993 5997 5998 5999 6000 6001 6002 6003 6004 6009 6010 6011 6012 6013 6014 6015 6016 6017 6018 6019 6020 6021 6022 6023 6024 6025 6026 6027 6028 6029 6030 6031 6032 6033 6034 6035 6036 6037 6038 60396040 6041 6042 6043 7096 7098 7099 7100 2126 2127 21282129 2130 2140 2141 2142 2143 2144 2145 2146 2147 2148 2149 2150 2151 2152 2153 2154 2155 21562157 2158 2159 2160 2161 2162 21632164 2165 2166 2167 2168 2169 2172 2173 2174 2175 2176 2177 2178 2179 2180 2183 2184 2185 2186 2188 2189 2190 2191 2193 2194 2195 2196 2198 2202 2203 2204 2205 2219 2276 2277 22882289 2292 2294 2302 2303 2305 2307 2308 2309 2310 2311 2312 2313 2314 2315 2316 2317 2318 2321 2322 2324 2332 2335 2336 2338 2347 2348 2349 2351 2352 2353 2354 2355 2356 2357 2358 2359 2360 2361 2363 2364 2365 2366 2367 2368 2369 2370 23712373 2374 2375 23762377 2378 2379 2380 2381 2382 2383 2384 2385 2386 2387 2393 2396 2398 2399 2400 2401 2402 2403 2404 2405 24062407 2408 2409 2410 2411 2413 2444 2445 2482 3503 35043505 3506 3507 3508 3509 3510 3511 3512 3513 3514 3515 3516 35173518 3519 3520 3521 3522 3523 3524 3525 3526 3527 3528 3529 3530 3531 3532 3533 3534 3535 3536 3537 3538 3547 3548 3549 3550 3551 3552 3553 35543555 3559 3767 3768 3769 3770 3771 3772 3773 3774 3775 3776 3777 3778 3779 37803781 3782 3783 3784 3785 3786 3787 3788 3789 3790 3791 3792 3793 3794 3795 3796 3797 3798 3799 3800 3801 3802 38043805 3806 3807 3808 3810 3811 3812 3813 3814 3815 3816 3817 3818 3819 3820 3821 4064 4065 4067 4070 4071 4072 4073 4074 4075 4076 4077 4078 4079 4080 4083 4084 4085 4086 4087 4088 4089 4090409140934094 4095 4096 4097 4098 4099 4100 4101 4102 4294 4301 4302 4303 4355 4356 4357 43584359 4360 4362 4363 4364 4371 4372 4373 4374 4375 4376 4377 43784379 4380 4381 4382 4383 4384 4385 4386 4387 4388 4389 4390 4391 4392 4393 4394 4395 4396 4397 4398 4399 4400 4401 44024403 4404 4405 4406 4407 4408 4409 4410 4411 4412 4413 4414 44154416 4417 4418 4419 4420 4421 44224423 4424 4425 4426 4427 4428 4429 44304431 4432 4433 4434 4435 4436 4437 44384439 4443 4444 4445 44464447 44484449 4450 4451 4452 4453 4454 4455 44564457 445844594460 4461 4462 4463 4464 4465 446644674468 4469 447044714472 4473 4474 4475 4476 44774478 4479 4480 4481 4482 4483 4484 4485 44864487 4488 4489 4490 44924493 4494 4495 44964497 44984499 4500 4501 4502 4503 4504 4505 4506 4507 4508 4509451045114512 4513 4514 4515 451645174518 4519 4520 4521 4522 4523 45244525 4526 4527 4528 4529 4530 4531 4532 4533 4534 4535 45464547 4548 4549 4550 4551 4552 4553 4554 4555 4556 4557 4558 4559 4560 4561 4562 4563 4564 4565 4566 4567 4568 4569 4570 4571 4572 4573 4574 4575 4576 4577 4578 4579 4580 4581 4582 4583 4584 4585 4586 4587 4589 4590 4591 4592 4593 45944597 4598 45994604 4611 4612 4615 4616 4617 4618 4619 4620 4621 4622 4623 4624 4625 4626 4627 4628 4629 4630 4631 4632 4633 4634 4635 4636 4637 4638 4639 46424643 4644 4645 4646 4647 4648 4649 4650 4651 4652 4653 4654 4655 4656 4657 4682 4683 4684 4685 4686 4687 4688 4689 46904691 4692 4693 4694 4695 4696 4697 4698 46994700 4701 4702 4703 4704 4705 4706 4707 4859 4862 4954 4955 4956 4957 4958 4959 4960 4961 4962 4963 4964 4965 4966 4967 4968 4969 49704971 4972 4973 4974 4975 4976 4977 4978 49794980 4981 4982 4983 4984 4985 4986 4987 4988 4989 4990 4991 4992 4993 4994 4995 49964997 4998 4999 5000 5001 5002 5003 5004 5005 5006 5007 5008 5009 5010 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5023 5024 5025 5026 5027 5028 5029 5030 5031 5032 5033 5034 5035 5036 2026 2027 2029 2030 2034 2035 2036 2037 2038 2039 2040 2041 20422043 5 6 7 4 6 7 8 1 9 2 10 3 11 4 12 5 6 7 8 1 9 8 7 6 5 4 3 2 12 1 2 3 16 17 18 19 12 13 14 15 16 2 23 24 25 26 27 28 1 2 3 4 F4MSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMSMS MS MSMSMSMSMSMSMSMSMSMSMSMSMS MS MS M S MSMSM S MS MS M S MSMSMSMS MSSSSCONTROL >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>> >>>>S SCONTROL>> >> >>>>>>>>>>>>>>>>>>>>>>>>S>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>S>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>VIRGIL W SPEARS LOURRIENE L SPEARS 8025 CITY RD 116 HAMEL MN 55340 DANIEL P CARLSON 8045 CO RD NO 116 HAMEL MN 55340 RONALD L RUEHLING 8065 CO RD NO 116 HAMEL MN 55340 DUANE J & JANICE C POPOVICH 8101 CO RD NO 116 HAMEL MN 55340 CHARLES & KAREN LYMANGOOD 8105 CO RD NO 116 HAMEL MN 55340 MR & MRS DAVID FOY 8115 CO RD NO 116 HAMEL MN 55340 N0°05'35"E1844.37SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:30pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC201.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSST, 193804970XSXVTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal N 0 50 100 C2.05 TEMPORARY SEDIMENT AND EROSION CONTROL PLAN      ----     FLOODPLAIN BOUNDARY ELEV = 938.5 WETLAND (TYP) MAP KEYSEE SHEET C2.04SEE SHEET C2.03 EX PHASE 1 DEVELOPMENT PROP. PHASE 2 PROP. FUTURE PHASE EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT PROP. PHASE 2WA L N U T LN 80TH AVEPROP. FUTURE PHASE 79TH AVE OUTLOT B 1 2 3 4 7 8 5 6 9 10 11 12 13 14 15 16 20191817 3 2 1 6 5 4 9 8 7 4 1 2 3 65 5 1 2 21 1 6 5 4 3 2 OUTLOT C 10 2 9876 5 4 11 3 1 OUTLOT A 5 6 7 1 2 3 4 6 7 8 1 9 2 10 3 11 4 12 5 4 3 6 7 8 1 9 8 7 6 5 4 3 2 ME E E E E E CE E E M A I L C E E M A I L E E E PROPANE TANK SS ROCK FLAG WELL E ECE E E EC E E EE E E E EC E E EE E E E ECHCE E E E EC E E E E E E E E SS E SS E E S CC CCCCCCH CC E EOHPOHPOHPOHPOHPOHP TOC 969.93 INV 960.21 E TOC 966.53 INV 958.62 E/W FO - C FO - C FO - C FO - C FO - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C FO - C FO-C FO-C FO-C FO-C FO-C FO-C FO- C FO - C G-C G-C G-C G-C UNDERGROUNDGAS MAIN SIGNND UNDERGROUNDGAS MAIN SIGNND >>>>>>>>>>>>>>>>MAILE E E CLVT CLVT E E C E E CLVT 1 2 3 4 5 6 7 8 9 10 11 12 13 14 OHP O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P OH P OH P OH P OH P OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP CTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BG-BG-BG-BG-BG-BG-BG-BG-BG-BG-BG-BG-BPROPANE TANK 13003938.7513002 SS FM F M FMFMFMlllllllllll>>>>>>>> > > CLVT CLVT CLVT XXXXXXXXXXXXXXXXXXXCLVT CLVTCLVT >>>>>>>>>>>>>>>>946 946 945944943 942 941 943941941 942 944946 945 950949948947 947942 9449 4 3 94294294 2 941 944 942 94093994094194294394494094194094194294 3 9 4 4945946947948949 943944 9429419409399 4 5 94 6947 9 4 4 945 946947948949 9509 5 0 949955951952 9 5 1 953 955 960 965 9679689709 6 9 977 974 972970975965960950 960 96195 0953950 945942 942 941 940 943944945943945 9 4 7 9 4 5 941 940 938 941 9 4 59439 4 0 9 3 8937 9 3 8940 945948 945 94 5 9469479429 4 0 9389409 4 5 950959 955940 945 950948 9809759719 6 7 9779709 5 0 9 4 5 952 95 5 960 963 965965963965966967968966964963964962 9 6 2 9 6 3 96 3959 9 6 09579569559519 5 1 96 0 9 5 5 965 970961 960955 960 962954954 959955949950 960965945944POND 4 NWL 940.0 HWL 943.29 POND 6 NWL 942.0 HWL 943.19 POND 10 NWL 942.0 HWL 943.33 POND 5 NWL 942.0 HWL 945.70 POND 12 NWL 940.0 HWL 942.38 EX. WETLAND NWL 940.0 HWL 941.74 EX. WETLAND NWL 940.0 HWL 941.74 945950 955 940960965969967964963 962 967968965BRIAN D PURRMAN/KIM I SANDEY 7923 CO RD NO 116 HAMEL MN 55340 TIMOTHY & LISA SMITH 7935 CO RD NO 116 HAMEL MN 55340 HENRY R HALLGREN 8001 CO RD NO 116 HAMEL MN 55340 VIRGIL W SPEARS LOURRIENE L SPEARS 8025 CITY RD 116 HAMEL MN 55340 VIRGIL W SPEARS LOURRIENE L SPEARS 8025 CITY RD 116 HAMEL MN 55340 DANIEL P CARLSON 8045 CO RD NO 116 HAMEL MN 55340 RONALD L RUEHLING 8065 CO RD NO 116 HAMEL MN 55340 DUANE J & JANICE C POPOVICH 8101 CO RD NO 116 HAMEL MN 55340 CHARLES & KAREN LYMANGOOD 8105 CO RD NO 116 HAMEL MN 55340 MR & MRS DAVID FOY 8115 CO RD NO 116 HAMEL MN 55340 THOMAS J & SUSAN STOCK 7202 TOPVIEW RD EDEN PRAIRIE MN 55346 GREGORY R EBERT 20604 COUNTY RD #10 CORCORAN MN 55340 JOHN C GLEASON 20310 CO RD NO 10 HAMEL MN 55340 JUDITH A SHOULAK JAMES E SHOULAK 20439 CO RD NO 10 HAMEL MN 55340 SCHOOL DIST NO 883 BUSINESS MANAGER ROCKFORD MN 55373 ROBERT & THERESA CROUSE 20301 CO RD NO 10 HAMEL MN 55340 CITY OF CORCORAN 8200 CO RD NO 116 HAMEL MN 55340 JOSEPH ANDRES 8220 CAIN RD CORCORAN MN 5534010-50 PROPERTIES LLC 4279 HAWKSBURY CIR EAGAN MN 55123 CITY OF CORCORAN 8200 CO RD NO 116 CORCORAN MN 55340 DALE & PATRICIA PATNODE 1200 NICOLLET AVE #209 MINNEAPOLIS MN 55403 DALE PATNODE 1200 NICOLLET MALL #209 MINNEAPOLIS MN 55403 PERRY W & MARGARET L MILLER 20102 COUNTY RD #10 HAMEL MN 55340 CHURCH OF ST THOMAS 20000 CO RD NO 10 HAMEL MN 55340 ST THOMAS THE APOSTLE CHURCH 20020 CO RD NO 10 HAMEL MN 55340 TONY M BARDEN 7909 CO RD NO 116 HAMEL MN 55340 FORSBERG PROPERTIES LLC 20175 CO RD NO 50 HAMEL MN 55340 HEIDI ANN SHAWD 20137 CO RD NO 50 HAMEL MN 55340 KATHLEEN ROEHL 5580 KALLAND AVE NE #11 ALBERTVILLE MN 55301 SCOTT & MARIE TREPTAU 20045 CO RD 10 HAMEL MN 55340 SCOTT & MARIE TREPTAU 20045 CO RD 10 HAMEL MN 55340 SCOTT TREPTAU 5479 DARROW AVE N E BUFFALO MN 55313 FRANK WALDRON/DIANE BENSON 7000 83RD AVE N BROOKLYN CENTER MN 55445 4291 4293 4295 4296 4300 4304 4305 43064307 4361 4367 4797 4802 48034804 4866 4945 5142 5180 5242 5245 5247 5421 5434 5435 5436 5503 5507 5595 5599 5607 5611 5612 5721 5724 5725 5726 5727 5728 5729 57305731 5732 5733 5734 5735 5736 5737 5738 5739 5755 5756 5757 5758 5759 5760 5761 5762 5763 5764 5765 5766 5767 5768 5769 57705771 5772 5773 5774 5775 5776 5777 5811 5812 5819 58205821 5822 5823 5824 5825 5826 5837 5838 5841 5842 5854 5857 5858 5859 5860 5909 59205921 5923 5924 5925 5926 5927 5928 5929 5930 5954 5955 5959 5960 5967 59695970 6305 63076308 6309 6310 6327 6340 6341 63426343 6344 6352 6378 6423 6499 6558 6559 6560 6564 6565 6566 65676568 65696570 6571 6572 6573 6574 6575 6576 6577 6578 65796580 6581 6582 6583 6584 6585 6586 6587 65886589 6590 6591 6592 6593 6594 6595 6596 6597 6598 72447245 7333 7335 7336 7337 73397340 734173427343 73457346 7347 7348 7359 7468 7471 7474 7479 7480 7484 7485 7487 7489 7522 7524 7526 7527 7530 7538 75407541 7543 7551 7552 75537554 7571 7572 7574 7575 7583 7584 7585 7586 7587 7588 7595 7596 7615 7664 7665 7666 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WETLAND 4 WETLAND 11 POND 9 NWL 947.0 HWL 951.50XYLOID AVEWALNUT L N WALNUT LNWALNUT LN X Y L O I D A V E 7 8 T H P L A C E79TH AVE 79TH P L A C E 79 T H A V E 79TH AVE7 8 T H P L A C E 80TH AVEC O U N T Y R O A D 1 0 C O U N T Y R O A D 1 0 940937 945 937940945950 95 0 950950 9459 5 5950 955 9 5 5 960 958 958 958 960 970 965960 965970965965 9 6 5 9 6 5 9 6 5 955960965955955 960960955950945945 950945950955950955950 9 5 5 9 5 0955950945965 970 9709659369409459509 4 5 94 5 94 0945950 950950950955 935940945950940 945 945945 950955 952 950960955955950945945950950945940940945945940945 945 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:31pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC300.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSST, 193804970XSPV - PH 2, 193804970XSPV - PH 1THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C3.00 OVERALL GRADING PLAN      ----     N 0 50 100 SHORELAND DISTRICT BOUNDARY WETLAND (TYP) >>>>>>>>>>S SCONTROL> > > > > >>>>>>>> > > > > > > > > >>>>>>>>>>>> > > >>>>>>>>>>>7 8 5 6 9 10 11 12 13 14 15 16 20191817 9 8 1 21 M E E E E E E E CC CCCCC C H OHPOHPOHPOHP F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C FO - C FO- C FO- C FO- C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G- C G- C E E E E 13 14 OHP OHP OHPOHP O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P OHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX1 21967.80968.80TOWN968.30967.80968.80TOWN967.80967.20968.70TOWN968.20967.20968.70TOWN968.20966.40967.40TOWN966.90966.40967.40TOWN966.90965.65966.65TOWN966.15965.62966.65TOWN966.159 7 6 8 9 10 11 12 13 14 15 16 20191817 5 124+00125+00126+00127+0 0 127 + 6 744+006 9 + 0 0 7 0 + 0 0 7 1 + 0 0 72+ 0 0 73+0074+0074+861. 1% 1. 1 % 1.1%3.0%3.6%5.6%6.6%7.0%5.8%3.6%7.8%6.5%5.1%3.5%7.2%5.7%3.7%2.4%2.4%2.9%3.1% 2. 0 % 2. 6 % 9 6 8 . 3 0 9 6 8 . 0 0 9 6 8 . 8 0 T O W N 9 6 8 . 3 0 CITY OF CORCORAN 8200 CO RD NO 116 HAMEL MN 55340 JOSEPH ANDRES 8220 CAIN RD CORCORAN MN 55340 10-50 PROPERTIES LLC 4279 HAWKSBURY CIR EAGAN MN 55123 CITY OF CORCORAN 8200 CO RD NO 116 CORCORAN MN 55340 DALE & PATRICIA PATNODE 1200 NICOLLET AVE #209 MINNEAPOLIS MN 55403 DALE PATNODE 1200 NICOLLET MALL #209 MINNEAPOLIS MN 55403 PERRY W & MARGARET L MILLER 20102 COUNTY RD #10 HAMEL MN 55340 ST THOMAS THE APOSTLE CHURCH 20020 CO RD NO 10 HAMEL MN 55340 SCOTT & MARIE TREPTAU963.82TOWN964.32963.64TOWN963.82964.32963.642.7% 3.5% 5.0%964.92TOWN965.42964.74TOWN964.92965.42964.74963.62TOWN964.12963.35963.62TOWN964.12963.355.7% 4.6% 3.6% 2.9% 5.8% 4.9% 4.3%959.51958.81958.06956.71956.411.0%964.20965.77965.43964.95966.16965.51966.68965.75967.12967.30965.84967.83965.78965.51967.99966.33967.53964.27 963.65 963.97 963.03964.00 963.41 963.20 962.82 962.26 963.05963.76 963.28 963.84 963.89 955.01956.76960.27963.08968.84H P 9 6 7 . 5 3 2. 0 % 2.0% 3.1 % 2. 0 % 2. 0 %9419459509559479469 6 5966 964 963962966965966967 96 5 9 6 5 965 962 96 1 . 6 6 962 N 0 50 100 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:32pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC301.dwgXrefs:, 193804970XSPV - PH 1, 193804970XSXT, 193804970XSNO-PH 1, 193804970-XSST, 193804970XSXW, 193805500PUDXBRD, 193804970XSNO-PH 2, 193804970XSPV - PH 2, 193804970XSNW, 193804970XSXVTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal GRADING PLANPRELIMINARY PLATC3.01SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:32pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC301.dwgXrefs:, 193804970XSPV - PH 1, 193804970XSXT, 193804970XSNO-PH 1, 193804970-XSST, 193804970XSXW, 193805500PUDXBRD, 193804970XSNO-PH 2, 193804970XSPV - PH 2, 193804970XSNW, 193804970XSXVTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal POND 9 (EXISTING) ·BOTTOM POND 941.0 ·BOTTOM BENCH 946.25 ·NWL - OUTLET 947.25 ·HWL 953.3 ·EOF 954.69 G957.92 4% 65'/LO 950.25 956.45956.45956.45956.45953.45 16 2 15 LOWEST FLOOR ELEVATION PAD WIDTH & HOUSE TYPE DRIVEWAY SLOPE TO R.O.W. GARAGE FLOOR ELEVATION GARAGE SIDE, RT OR LT FINISH GROUND AT REAR OF PAD LOT NUMBER BLOCK NUMBER LOT CORNER ELEVATION LOT LINE PAD BOUNDARY REAR LOT LINE RIGHT OF WAY (R.O.W.) GUTTERLINE OF CURB CENTERLINE OF STREET PAD DATA LEGEND NOTES: 1. FB = FULL BASEMENT. 2. LO = LOOK-OUT. PAD IS GRADED TO HAVE 4.47' OF ELEVATION DIFFERENCE FROM GARAGE FLOOR TO FINISH GROUND AT REAR OF PAD. THIS WILL BE THE LOWEST OPENING. 3. WO = WALK-OUT. PAD IS GRADED TO HAVE 7.67' OF ELEVATION DIFFERENCE FROM GARAGE FLOOR TO FINISH GROUND AT REAR OF PAD. THIS WILL BE THE LOWEST OPENING. MAP KEY SEE SHEET C3.03SEE SHEET C3.02 EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 SHORELAND DISTRICT BOUNDARY >>S > > > > > > > > > > > >>>>>>>>> >> >>>>>>>>>>>>>>>>>>>>>>> >>>> > > > > > > > > > > >>>>>>>> > > > > > > > >>>> >> >> >> >>>> >> >> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > > > >>>>>>>>>>>>>>>>>>>>>>>> > > >>>>>>>>>>>>>>>>>>>>>>> >> >>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >> > > >> OUTLOT B 1 2 3 4 7 8 5 6 9 10 11 12 3 2 1 6 5 4 9 8 7 4 1 2 3 6 5 5 2 1 6 5 4 3 2 OUTLOT C 10 2 987 6 5 4 11 3 1 OUTLOT A 4 3 C E E E M A I L C E E F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C CLVT 5 8 O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P 5 2 1 2 3 654 1010 965.80966.80TOWN966.30965.80966.80TOWN965.80967.80968.80TOWN968.30967.80968.80TOWN967.80968.70TOWN968.20967.20968.70TOWN968.209 8 7 3 6 5 4 2 1 1 2 3 4 7 6 8 9 10 5966.00958.5040' FB966.50967.00959.5040' FB967.50963.80960.8040' LO968.80965.00962.0040' LO970.00966.20963.2040' LO971.20966.50964.0040' LO972.00961.40958.4040' LO966.40961.70958.7040' LO966.70960.45960.9540' WO 968.95960.50 961.00 40' WO 969.00 961.00 961.50 40' WO 969.50 961.50 962.00 40' WO 970.00 962.10 962.60 40' WO 970.60 962.80 963.30 40' WO 971.30 963.40 963.90 40' WO 971.90 964.00 964.50 40' WO 972.50 962.60959.6040' LO967.601 1 9 + 7 0 1 2 0+ 0 0 1 2 1 + 0 0 1 2 2 + 0 0 1 2 3+ 0 079+7580+0081+0082+00 83+00 84+00 88+00 89+00 35+0036+0037+0038+00 39+00 40+00 41+0042+0043+0044+005 8 + 0 0 5 9 + 0 0 6 0 + 0 0 6 1 + 0 0 6 2 + 0 0 63 + 0 0 64 + 0 0 65 + 0 0 6 6 + 0 0 6 7+ 0 0 6 8 + 0 0 6 9 + 0 0 7 0 + 0 0 7 1 + 0 089+7590+0091+0092+00 93+00 94+00 95+00 96+ 0 0 2.0%2.3%2.3% 2.3% 2.3%0.7% 1.3% 1.3%1.3%1.3%2 . 7% 1. 3 % 1. 3% 1. 3 % 2 . 0% 2 . 0% 2. 0% 1. 1% 1. 1 %4.0%4.4%4.6%4.4%4.6%5.1%5.8% 8 . 3% 5 . 4% 4. 2 % 5. 9 % 5. 3 % 5. 1%7.7%7.8%7.9%6.9%7.5%6.7%6.8%8.5%6.0%7.2%8.7%6.1%3.9%7.1%4.8%2.8%3.0%3.6%5.6%7.2%5.7%3.7%2.4%2.4%2.9%3.1%6.4%2.8%4.4%4.9%7.6% 2.0% 2. 0 % 1 3 1 6 5 4 2 10 2 987 6 5 4 11 3 1 3 4 968.05TWIN968.55967.55967.70TWIN968.20967.20966.40TWIN966.90965.909 6 5 . 0 0 9 6 6 . 5 0 9 6 6 . 0 0 TOWN 9 6 5 . 0 0 9 6 6 . 5 0 TOWN 9 6 6 . 0 0 9 6 7 . 7 0 9 6 8 . 7 0 9 6 8 . 2 0 T O W N 9 6 7 . 7 0 9 6 8 . 7 0 T O W N 9 6 8 . 2 0 9 6 8 . 0 0 9 6 8 . 8 0 9 6 8 . 3 0 T O W N 9 6 8 . 0 0 9 6 8 . 8 0 T O W N 9 6 8 . 3 0 ROBERT & THERESA CROUSE 20301 CO RD NO 10 HAMEL MN 55340 963.82TOWN964.32963.64TOWN963.82964.32963.642.7% 3.5% 5.0% 9 6 8 . 0 5 T O W N 9 6 8 . 5 5 9 6 7 . 8 7 T O W N 9 6 8 . 0 5 9 6 8 . 5 5 9 6 7 . 8 7 9 6 5 . 6 0 966.25TOWN966.75966.07965.75TOWN966.25965.57969.45TOWN969.95969.27968.95TOWN969.45968.77960.52TWIN961.02960.02959.12TWIN959.62958.62959.72TWIN960.22959.22961.51TWIN962.01961.01963.12TWIN963.62962.62965.42TWIN965.92964.929.9%6.8%5.8%4.5%9.4%6.7%4.8%3.5%3.5%5.2%8.4%3.7%6.1%8.7%3.4%6.5%5.7%7.5%5.5%6.7%6.1%7.3%6.6%4.7%6.0%961.4140' FB953.41960.91961.1140' FB953.11960.61960.5140' FB952.51960.01960.4140' FB952.41959.91960.3240' FB952.32959.82959.9240' FB951.92959.42959.5240' FB951.52959.02959.4240' FB951.42958.92959.7240' FB951.72959.22960.0240' FB952.02959.52960.7340' FB952.73960.23961.2240' FB953.22960.72961.4140' FB953.41960.91959.71 960.0140' WO952.01960.3140' WO952.31951.81960.6140' LO952.61955.61960.9140' LO952.91955.919 5 9 . 1 2 4 0 ' S L A B 1 2 13 12 11 1098 1 2 3 4 5 6 7 13 12 11 10985 16 15 14 13 12 11 10 9 6 8 7 6 5 972.3250' FB964.32971.826. 1% 8 . 1% 5 . 6% 3 . 7% 8 . 9%6.9%4.6%5.3%6.5%5.8%4.3%3.2%3.6%3.1%3.1%4.6% 4 .2% 7 . 4% 7 . 6%3.8% 2. 5% 0.9%1.6% 1.0% 3. 4% 2 . 5% 1. 8%967.30965.84967.83965.78966.43966.35965.51963.80965.04964.17965.91964.82965.96966.98967.99966.00966.33967.53964.27 963.65 963.97 963.03964.00 963.47 963.69 963.02 962.68 963.41 963.20964.55964.29964.90965.73966.55965.54967.98969.07966.13968.16968.32966.42963.00964.74962.72965.64963.40966.66965.82963.50961.89962.89960.75959.49957.18959.21954.29957.77952.57958.78953.92 970.19965.44963.70963.00 9 6 3 . 0 0 9 6 1 . 0 3 9 6 2 . 8 6 9 6 5 . 5 7 96 3 . 7 0 9 6 6 . 6 7 967.82969.01970.20972.12971.53965.06971.04959.94959.26970.39969.75969.11959.41960.01958.91968.46967.82958.45957.85967.18 9 6 6 . 5 3 9 5 8 . 5 1 9 5 9 . 6 1 9 6 5 . 8 9 96 5 . 2 4 95 9 . 7 1 96 6 . 6 3 96 4 . 5 6 9 5 8 . 6 1 9 6 4 . 5 8 9 5 8 . 3 1 9 5 7 . 8 0 957.71957.41957.11956.81957.01956.71957.51957.91960.54960.08959.45958.82958.20957.71958.14958.86959.09 EO F 9 5 8 . 2 3 9 5 8 . 5 6 9 5 9 . 4 4 9 6 0 . 5 0 9 6 0 . 0 5 9 5 9 . 5 0 9 5 8 . 6 2 9 5 8 . 5 6 959.04 9 5 1 . 4 4 9 5 2 . 7 7 9 5 7 . 8 3957.93972.26972.09H P 9 6 7 . 5 3 H P 9 6 6 . 3 9 L P 9 5 7 . 4 0 HP 972.50LP 960.13LP 957.94 HP 958.82 LP 959.89EOF 957.802. 0 % 2. 0 % 2 . 0% 9 5 8 . 4 5 958.565. 7 % 7. 5 % 5. 1 %965.95963.22964.34959.39963.19955.40955.242 . 4% 5 . 2% 6 . 6% 2 . 6% 3 . 1% 8 . 5% 3 . 0% 6 . 0% 2 . 2%964.473 . 1% 2 . 1% 2.0%956.70 2.0% 2.0%3.7%954.57954.50 956.5 3 966966965967 96 5 9 6 5 3. 6 %961965965965962.2796 5 96795 5 960958 95895896096 0 96 0 96 5 965965960965970970N 0 50 100 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:33pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC301.dwgXrefs:, 193804970XSPV - PH 1, 193804970XSXT, 193804970XSNO-PH 1, 193804970-XSST, 193804970XSXW, 193805500PUDXBRD, 193804970XSNO-PH 2, 193804970XSPV - PH 2, 193804970XSNW, 193804970XSXVTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal GRADING PLANPRELIMINARY PLATC3.02SEE SHEET C3.03SEE SHEET C3.01 SEE SHEET C3.04 MAP KEY EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 X Y L O I D A V E 7 8 T H P L WALNUT LA N E X Y L O I D A V E 79TH AVE79TH PL79TH PL PROP. PHASE 2 PROP. PHASE 2 EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT C O U N T Y R O A D 1 0 SHORELAND DISTRICT BOUNDARY S S S SS SCONTROL>>>>>>>>> > > > > >>>>>>>> > > > > > > > > > > > > >>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>OUTLOT B 11 12 6 5 4 9 8 7 6 5 10 98 11 1 2 3 4 WETLAND 3 9 10 11 FM FM FM F M F M F MXXXXXXXXXXXXXXXXXX X5 65 968.70TOWN968.20968.209 8 7 3 6 5 4 2 958.40958.9050' WO966.90960.50961.0050' WO969.00953.45953.9542' WO961.95965.00966.20963.2040' LO971.20966.50964.0040' LO972.0040' WO 970.00 962.10 962.60 40' WO 970.60 962.80 963.30 40' WO 971.30 963.40 963.90 40' WO 971.90 964.00 964.50 40' WO 972.50 955.55956.0540' WO964.051 1 9+ 7 0 1 2 0+ 0 0 1 2 1 + 0 0 1 2 2 + 0 0 1 2 3+ 0 0 124+00125+0089+00 90+0090+03 32+0033+0034+0035+0036+0037+0038+00 7 0 + 0 0 7 1 + 0 0 74+0074+8694+00 95+00 96+ 0 0 97+ 0 0 98 + 0 0 9 9 + 0 0 1 0 0 + 0 0 1 0 1 + 0 0 102 + 0 0 103+00 104+00 105+00 106+00107+00108+00109+00110+00111+00112+00113+00114+003.0%4.4%4.4%2.0%2.3%2.3% 2.3% 1.3% 1.3% 1. 1% 1. 1 % 6.7% 6.9% 7.2% 4.5%4.0%4.4%4.6%4.4%4.6%7.9%6.9%4.8%2.8%3.0%3.6%5.6%3.5%7.2%5.7%3.7%2.4% 2.0% 10 98 11 1 2 3 4 9 6 5 . 0 0 9 6 7 . 7 0 9 6 8 . 7 0 9 6 8 . 2 0 T O W N 9 6 7 . 7 0 9 6 8 . 7 0 T O W N 9 6 8 . 2 0 9 6 8 . 0 0 9 6 8 . 8 0 9 6 8 . 3 0 T O W N 9 6 8 . 0 0 9 6 8 . 8 0 T O W N 9 6 8 . 3 0 BRIAN D PURRMAN/KIM I SANDEY 7923 CO RD NO 116 HAMEL MN 55340 TIMOTHY & LISA SMITH 7935 CO RD NO 116 HAMEL MN 55340 HENRY R HALLGREN 8001 CO RD NO 116 HAMEL MN 55340 CHURCH OF ST THOMAS 20000 CO RD NO 10 HAMEL MN 55340 ST THOMAS THE APOSTLE CHURCH 20020 CO RD NO 10 HAMEL MN 55340963.82TOWN964.32963.64TOWN963.82964.32963.642.7% 3.5% 5.0% 9 6 8 . 0 5 T O W N 9 6 8 . 5 5 9 6 7 . 8 7 T O W N 9 6 8 . 0 5 9 6 8 . 5 5 9 6 7 . 8 7 TOWN964.92965.42964.74963.50TOWN964.00963.32TOWN963.50964.00963.32 9 6 5 . 6 0 T O W N 9 6 6 . 1 0 9 6 5 . 4 2 T O W N 9 6 5 . 6 0 9 6 6 . 1 0 9 6 5 . 4 2 966.25TOWN966.75966.07965.75TOWN966.25965.57969.45TOWN969.95969.27968.95TOWN969.45968.77963.62TOWN964.12963.35963.62TOWN964.12963.359.9%6.8%5.8%4.5%9.4%6.7%4.8%3.5%3.5%5.2%8.4%3.7%6.1%8.7% 3.5% 4.5% 5.6% 5.7% 4.6% 3.6% 2.9% 5.8% 4.9%959.7240' FB951.72959.22960.0240' FB952.02959.52960.7340' FB952.73960.23961.2240' FB953.22960.72961.4140' FB953.41960.9113 12 11 10 13 12 11 10 969.5240' FB961.52969.02962.3240' FB954.32961.82960.4240' FB952.42959.92960.0140' FB952.01959.51960.7140' FB952.71960.21961.4140' FB953.41960.91962.1140' FB954.11961.61962.8140' FB954.81962.31959.3142' FB951.31958.81958.5642' FB950.56958.06972.3250' FB964.32971.82966.9250' FB958.92966.42964.5242' FB956.52964.02958.4140' FB950.41957.91957.8140' FB949.81957.31957.2542' SLAB957.75956.75957.2150' SLAB957.71956.71956.9150' FB948.91956.419 6 9 . 3 2 4 0 ' W O 9 6 1 . 3 2 9 6 0 . 8 2 9 6 5 . 0 2 4 0 ' W O 9 5 7 . 0 2 9 5 6 . 5 2 9 6 0 . 7 2 4 0 ' W O 9 5 2 . 7 2 9 5 2 . 2 2 9 5 8 . 7 2 4 0 ' W O 9 5 0 . 7 2 9 5 0 . 2 2 956 . 4 2 40' L O 948 . 4 2 951 . 4 2 9 6 7 . 4 2 5 0 ' W O 9 5 9 . 4 2 9 5 8 . 9 2 9 6 3 . 2 2 5 0 ' W O 9 5 5 . 2 2 9 5 4 . 7 2 961.2240' LO953.22 956.22 962.9140' WO954.91954.41963.8540' WO955.85955.35963.3040' WO955.30954.80959.0040' WO951.00950.50956.9240' WO948.92948.42954.0540' SLAB954.55953.55957.42 40' LO 949.42 952.42 953.0940' SLAB953.59952.59952.4640' SLAB952.96951.96951.0640' SLAB951.56950.56956.42 42' LO 948.42 951.42 961.5142' LO953.51956.51951.5042' SLAB952.00951.00959.0150' LO951.01 954.01 951.8250' SLAB952.32951.324.3%3.2%3.6%3.1%3.1%3.7%8.4%4.6%5.5%4.9%5.1%4.9%9.3%9.9%8.4%3.9%7.5%7.3%7.1%7.2% 6 . 9% 6. 9% 6. 8 % 3.5% 2.9% 2.9% 3.0% 3.1%3.6% 5.4% 2.1% 4.5% 6.6 % 6. 5 % 5 . 9%9.6%6.3%5.1%5.7%5.2%3.7%2.9%4.3%3.1%6.1%3.0%1.0%2. 5% 3. 6% 1.4%3.4%1.2%1.5%966.68967.30964.82967.99966.00966.33967.53964.27 963.65 963.97 963.03964.00 963.47 963.69 963.02 962.68 963.41 963.20964.55964.29964.90965.73966.55965.54967.98969.07966.13968.16968.32965.65966.42963.92964.44962.89 962.63 962.82 962.26 963.05963.76 963.28970.19965.44963.70969.01970.20972.12971.53965.06971.04959.94959.26970.39969.75969.11959.41960.01956.71957.51957.91961.17960.54960.08959.45958.82968.70 956.41 954.80 966.08 951.80 963.25 961.12 951.50 968.84957.28955.61966.98964.63953.43951.63962.65960.30949.43948.22958.31955.96948.34948.40954.5 5 949.42955.62956.53950.55951.44958.029 5 0 . 3 9 9 5 9 . 3 1 9 6 0 . 6 0 9 5 0 . 7 4 96 1 . 8 6 95 1 . 4 4 952.8 9 962.5 4 959.93 948.81 956.49 947.34947.31 953.54948.31 952.42 947.70 951.80 951.17 947.00 946.29 950.42 949.96 950.79 943.40 96 1 . 2 8 964.17 9 6 0 . 5 5 9 5 9 . 8 2 959.09958.36957.63956.90956.07955.20954.69955.11956.20958.24960.23962.21964.27966.62969.71972.26972.09964.11961.91960.11958.21956.33956.12955.13955.01956.76960.27963.08968.84973.37973.74 9 7 3 . 1 9 971.72 9 7 0 . 2 7 H P 9 6 7 . 5 3 LP 961.61HP 972.50LP 95 4 . 3 7 HP 962.35EOF 962.02 EOF 954.423. 2% 943.27 958.56956.5 3 941945950955947946966963962966965967 960 965970960955955 9609629 6 0 955 9 5 0 945950949965970970965965 960N 0 50 100 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:33pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC301.dwgXrefs:, 193804970XSPV - PH 1, 193804970XSXT, 193804970XSNO-PH 1, 193804970-XSST, 193804970XSXW, 193805500PUDXBRD, 193804970XSNO-PH 2, 193804970XSPV - PH 2, 193804970XSNW, 193804970XSXVTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal GRADING PLANPRELIMINARY PLATC3.03 WETLAND BOUNDARY (TYP) WETLAND BUFFER (TYP) WETLAND SETBACK (TYP) EX. WETLAND 3 ·NWL 945.2 ·HWL 946.3 EX. WETLAND 4 ·NWL 940.0 ·HWL 942.6 RETAINING WALLSEE SHEET C3.02SEE SHEET C3.01 SEE SHEET C3.05 MAP KEY EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT PROP. FUTURE PHASE EX PH A S E 1 D E V EL OP M E N T EX PHASE 1 DEVELOPMENT PROP. FUTURE PHASE PROP. FUTURE PHASE X Y L O I D A V E 7 8 T H P L WALNUT LANE79TH AVE 7 9 T H A V E 79TH AVEPOND 9 (EXISTING) ·BOTTOM POND 941.0 ·BOTTOM BENCH 946.25 ·NWL - OUTLET 947.25 ·HWL 953.3 ·EOF 954.69 SSSSCONTROL >> >> >>>>>> >> >>>>>>>>>>>>>>>>SCONTROL>>>>>> > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>WETLAND 10 WETLAND 9 WETLAND 6 WETLAND 8 WETLAND 11 E M A I L E PROPANE TANK SS ROCK FLAG WELL FO - C FO - C F O - C F O - C F O - C F O - C F O - C F O - C 2 3 6 O H P O H P O H P O H P O H P O H P OH P OH P 949.82955.3284+00 85+00 86+00 87+00 88+00 89+00139+70140+0014 + 9 7 15 + 0 0 16+00 17+00 18+00 19+00 20+0021+00 22+00 23+00 24+00 25+00 26+0 0 27 + 0 0 2 8 + 0 049+3950+0051+0052+0053+0054+0055+0056+0057+005 8 + 0 0 1 . 3% 10+001+001+66 BP: 0+00.00EP: 1+65.57PI: 0+64.79 PC: 1+3 8 . 8 3 THOMAS J & SUSAN STOCK 7202 TOPVIEW RD EDEN PRAIRIE MN 55346 JOHN C GLEASON 20310 CO RD NO 10 HAMEL MN 55340 959.82TWIN960.32959.32960.42TWIN960.92959.92960.52TWIN961.026.0%4.5% 3.8% 4.8% 6.5% 8.1% 961.82 40' WO 953.82 953.32 961.22 40' WO 953.22 952.72 960.82 40' WO 952.82 952.32 960.32 40' WO 952.32 951.82 959.82 40' WO 951.82 951.32 959.32 40' WO 951.32 950.82 958.8240' WO950.82 950.32 958.8240' WO950.82 950.32 959.1240' WO951.12 950.62 959.6240' WO951.62 951.12 960.2240' WO952.22 951.72 959.7140' WO951.71 951.21 960.0140' WO952.01951.51952.31951.81956.1240' SLAB956.62955.62955.2440' SLAB955.74954.74954.7440' SLAB955.24954.24954.2440' SLAB954.74953.74953.7440' SLAB954.24953.24953.2440' SLAB953.74952.74952.7640' SLAB953.26952.26952.3540' SLAB952.85951.85952.7040' SLAB953.20952.20953.1140' SLAB953.61952.61953.9140' SLAB954.41953.41954.7840' SLAB955.28954.28955.4640' SLAB955.96954.96956.1140' SLAB956.61955.61956.8140' SLAB957.31956.31957.4140' SLAB957.91956.91959.7140' SLAB960.21959.219 6 0 . 7 2 4 0 ' S L A B 9 6 1 . 2 2 9 6 0 . 2 2 9 5 9 . 1 2 4 0 ' S L A B 9 5 9 . 6 2 9 5 8 . 6 2 16 15 14131211109 84 7 6 5 4 3 25 4 3 2 1 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 21 955 . 5 1 40' W O 947 . 5 1 947 . 0 1 955. 1 1 40' W O 947. 1 1 946. 6 1 954.91 40' W O 946.91 946.41 954.11 40' WO 946.11 945.61 953.81 40' WO 945.81 945.31 953.5140' WO945.51 945.01 952.8140' LO944.81 947.81 954.1140' LO946.11 949.11 954.7140' LO946.71949.71955.4140' LO947.41950.41955.9140' LO947.91950.91952.9140' FB944.91 952.41 953.2142' WO945.21 944.71 953.5142' FB945.51 953.01 957.0242' LO949.02 952.02956.5040' SLAB957.00956.00957.2040' SLAB957.70956.70957.8040' SLAB958.30957.30958.4040' SLAB958.90957.90955.7042' SLAB956.20955.20953.5050' SLAB954.00953.00955.1040' SLAB955.60954.60955.7040' SLAB956.20955.20956.7040' SLAB957.20956.20957.8040' SLAB958.30957.30958.1040' SLAB958.60957.60952.5050' SLAB953.00952.00952.7050' SLAB953.20951.70 952. 9 0 50' S L A B 953. 4 0 952. 4 0 953.3050' SLAB953.80 952.80 953.7050' SLAB954.20953.20954.4040' SLAB954.90953.90954.0040' SLAB954.50953.506.5%5.8%4.3%3.2%3.6%5.0%4.4%5.3%5.2%4.5%4.4%4.3%4.1%3.0%3.5%4.6%4. 2%3.8%4.3% 2.8% 7.3% 8.7% 6.9% 6.5% 6.4% 5.7%6.4% 4.7% 4.9% 3.7% 2.8% 3.1 % 3.4 % 4 .9%5.3%5.8% 3.1% 3 . 1%7.6%7.3%6.5%6.0% 5 . 4% 4 . 6% 4 . 4%5.6%3.6%3.4%3.1%2.9%2.8%2.6%2.4%2.9%5.3%5.2%5.9%4.5%4.7%4.9%5.0%5.1%7.0%7.1%8. 7% 8 . 8% 9 . 4% 8 . 6%9.5% 0.9% 0.9% 1. 8%1.8%1.4%1.0%1.1% 1.1% 0.7% 0.7 %958.78953.92 959.76 957.92 958.90 957.62 959.45958.82958.20957.71958.149 5 8 . 5 6 959.04958.97958.46957.94EOF 957.65957.95958.41958.88959.34959.80960.30950.33948.33948.04948.05947.75948.15947.15947.15947.45947.75948.05 9 4 8 . 3 5 9 4 8 . 6 5 9 5 1 . 4 4 957.93949.61950.719 5 2 . 3 8 956.00 959.45 955.73956.72 955.19954.65 954 .11 9 5 3 . 5 8 9 5 2 . 9 4 9 5 2 . 2 6 951.58EOF 951.27951.62952.08952.62953.17953.71954.26954.81955.58947.01946.18946.24947.41946.08946.00946.33946.41946.41945.35 9 4 5 . 9 9 9 4 6 . 7 7 9 4 6 . 0 5 947.47948.41948.39957.53 955.86958.02 954.25 955.31 954.76950.29 949.07 954.22 953.78 946.53 951. 3 6 953. 3 3 952. 6 6 946. 8 3 94 5 . 0 9 95 2 . 0 5 951.69942.09947.20951.42947.90 9 4 7 . 9 0 9 5 1 . 6 8 9 5 2 . 7 9 9 4 7 . 9 0 948.78954.66 955.21 947.90 951.41955.76 956.30 954.59 955.52956.76 954.96948.45954.09 9 5 3 . 2 7 9 4 7 . 3 9 9 4 6 . 1 4 9 5 2 . 7 0 9 5 2 . 1 4 9 4 4 . 9 2 946.92951.58951.19948.29945.34951.30951.67942.78941.94952.05952.40942.24942.54952.74953.00945.65953.56953.90954.04946.76945.66945.469 4 9 . 9 3 95 4 . 5 6 HP 959 .40 LP 950.65 LP 950.92 HP 958.82 LP 957.38 EOF 951.17 2.0%959.20949.5495 9 955950950940 945 950937 940 945 940 945 950 960 958 9589379409459 5 0950945945 955955950950945940936955 950 950 945945 940 938 N 0 50 100 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:33pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC301.dwgXrefs:, 193804970XSPV - PH 1, 193804970XSXT, 193804970XSNO-PH 1, 193804970-XSST, 193804970XSXW, 193805500PUDXBRD, 193804970XSNO-PH 2, 193804970XSPV - PH 2, 193804970XSNW, 193804970XSXVTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal GRADING PLANPRELIMINARY PLATC3.04 WETLAND BOUNDARY (TYP) WETLAND BUFFER (TYP) WETLAND SETBACK (TYP) POND 5 (EXISTING) ·BOTTOM POND 937.0 ·BOTTOM BENCH 941.0 ·NWL - OUTLET 942.0 ·HWL 946.7 ·EOF 947.7 POND 4 (EXISTING) ·BOTTOM POND 936.5 ·BOTTOM BENCH 942.1 ·NWL - OUTLET 943.1 ·HWL 946.5 ·EOF 947.5EX. WETLAND 8 ·NWL 940.0 ·HWL 940.4 EX. WETLAND 9 ·NWL 938.0 ·HWL 938.6 EX. WETLAND 11 ·NWL 936.5 ·HWL 938.4 EX. WETLAND 10 ·NWL 938.4 ·HWL 939.6 - WETLAND 6 EOF 6/7/211SEE SHEET C2.04FLOODPLAIN BOUNDARY ELEV = 938.5 WETLAND (TYP) MAP KEY PR RETAINING WALL PROP. FUTURE PHASE PROP. FUTURE PHASE PROP. PHASE 2 PROP. PHASE 2 PROP. PHASE 2 EX PHASE 1 DEVELOPMENT WALNUT L N 79TH PLXYLOID AVEX Y L O I D A V E SEE SHEET C3.05SEE SHEET C3.02 SHORELAND DISTRICT BOUNDARY SSSCONTROL >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>> >>>>S SCONTROL>> >> >>>>>>>>>>>>>>>>>>>>>>>>S>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>S>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>5 6 7 4 6 7 8 1 9 2 10 3 11 4 12 5 6 7 8 1 9 8 7 6 5 4 3 2 WETLAND 4 WETLAND 11 C 4 7 12 PROPANE TANK SS CLVT XXXXXXXXXXXXXXXXXXCLVT951.70952.2050' WO960.20953.45953.9542' WO961.95954.57955.5742' SLAB955.07949.82955.3242' LO954.82950.10951.1042' SLAB950.60953.45954.4550' SLAB953.95953.00954.0050' SLAB953.50951.42952.4250' SLAB951.92950.50951.5050' SLAB951.00949.40950.4050' SLAB949.90948.42949.4250' SLAB948.920+00 1+00 2+00 3+00 4+00 5+00 5+31 950.21950.7140' WO958.71950.70951.2040' WO959.20953.82954.8240' SLAB954.32953.42954.4240' SLAB953.92953.12954.1240' SLAB953.62952.82953.8240' SLAB953.32952.42953.4240' SLAB952.92951.72952.7240' SLAB952.22950.82951.8240' SLAB951.32954.22955.2240' SLAB954.72953.32954.8240' SLAB954.32952.60953.6040' SLAB953.10952.32953.3240' SLAB952.82951.92952.9240' SLAB952.4287+00 88+00 89+00139+70140+00141+00142+00143+00144+00145+00146+00147+00148+00 149+00 150+00 151+00 152+00 153+00 154+00 155+00 25+00 26+0 0 27 + 0 0 2 8 + 0 0 29+0030+0031+00114+00115+001 1 6+ 0 0 1 1 6+ 7 4 2.6%0.8% 1.2%1.2%1.2%1.2%0.7%0.7%0.7% 1 . 3%1.3%0.8%3.0%7.2%5 . 6% 4.3 % 4.9 % 4.6 % 4.2 % 3. 9 % 3. 7 % 3. 8 % 3. 9% 4. 0% 3. 8% 4. 1% 3. 7% 3. 8 % 4. 4 % 5. 0 % 5.2 % 5.1 % 4.4 % 3.3 % 4.0% 4.1% 5.4% 6.7% 6 7 8 5 6 7 4 1 5 4 3 2 9 8 7 6 9 10 11 12 6 7 8 4 5 1 2 3 8' WIDE TRAIL 12' WIDE TRAIL EOF=940.00 VIRGIL W SPEARS LOURRIENE L SPEARS 8025 CITY RD 116 HAMEL MN 55340 DANIEL P CARLSON 8045 CO RD NO 116 HAMEL MN 55340 RONALD L RUEHLING 8065 CO RD NO 116 HAMEL MN 55340 DUANE J & JANICE C POPOVICH 8101 CO RD NO 116 HAMEL MN 55340 CHARLES & KAREN LYMANGOOD 8105 CO RD NO 116 HAMEL MN 55340 MR & MRS DAVID FOY 8115 CO RD NO 116 HAMEL MN 55340 961.82 40' WO 953.82 953.32 961.22 40' WO 953.22 952.72 960.82 40' WO 952.82 952.32 960.32 40' WO 952.32 951.82 959.82 40' WO 951.82 951.32 956.1240' SLAB956.62955.62955.2440' SLAB955.74954.74954.7440' SLAB955.24954.24954.2440' SLAB954.74953.7416 15 141312 12 1 2 3 2 955 . 5 1 40' W O 947 . 5 1 947 . 0 1 955. 1 1 40' W O 947. 1 1 946. 6 1 954.91 40' W O 946.91 946.41 954.11 40' WO 946.11 945.61 951.0640' SLAB951.56950.56948.6540' SLAB949.15948.15948.0940' SLAB948.59947.59947 . 5 6 40' S L A B 948 . 0 6 947 . 0 6 948.0042' SLAB948.50947.50949.1042' SLAB949.60948.60949.9042' SLAB950.40949.40950.8042' SLAB951.30950.30951.5042' SLAB952.00951.00950.3750' SLAB950.87949.87948.3950' SLAB948.89947.89947.8650' SLAB947.36 947.36 4.3%3.2%3.6%5.0%4.4%5.3%5.2%4.5%2.8%2.6%2.4%2.9%5.3%5.2%5.9%4.5%4.4% 3.8% 3.9% 4.4% 3.3%3.7%3.5% 3.7 % 3.5%2.8% 0.9% 0.7%959.45958.82958.88959.34959.80960.30959.75956.84950.33948.33948.04948.05947.75953.17953.71954.26954.81955.58947.01946.18946.24947.41946.08953.00945.65953.56953.90954.04946.76945.66945.469 4 9 . 9 3 9 5 3 . 5 3 9 5 3 . 1 0 9 4 9 . 5 3 94 9 . 2 3 94 8 . 9 3 94 8 . 5 3 947 . 8 3 947 . 0 2 945 . 8 0 94 7 . 4 9 94 9 . 2 2 949 . 7 9 950. 4 6 951 . 1 9 95 1 . 7 8 95 2 . 2 2 95 2 . 6 6 949.80 959.25 958.29 947.83 946.74 947.38 957.34 957.91956.5495 4 . 5 6 9 5 0 . 3 1 9 5 3 . 8 8 9 5 0 . 0 0 9 5 3 . 5 0 9 4 9 . 7 2 9 5 3 . 1 3 95 2 . 6 9 94 9 . 3 4 94 9 . 0 0 95 2 . 2 6 95 1 . 8 9 94 8 . 7 1 94 9 . 7 2 95 1 . 4 7 950 . 9 3 949 . 1 2 948. 0 1 950. 1 9 94 9 . 0 7 94 6 . 7 0 944.50943.06947.62946.72949.79945.58 945.34 948.15 945.31 947.46 941.30 947.17 9 4 3 . 6 7 9 4 6 . 9 3 946.64944.70945.00946.40946.55 943.67 945.26947.24 948.47 945.00 944.12949.19 949.96LP 945.87EOF 94 6. 3 8 943.272.5%2.0%2.6%2.0%2.5%2.0%2.8%940 945 950 960 9 4 7 945 945945940936950945945 940 938 934935940945945 94 5 950950N 0 50 100 WETLAND BOUNDARY (TYP) WETLAND BUFFER (TYP) WETLAND SETBACK (TYP) SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:33pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC301.dwgXrefs:, 193804970XSPV - PH 1, 193804970XSXT, 193804970XSNO-PH 1, 193804970-XSST, 193804970XSXW, 193805500PUDXBRD, 193804970XSNO-PH 2, 193804970XSPV - PH 2, 193804970XSNW, 193804970XSXVTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal GRADING PLANPRELIMINARY PLATC3.05 WETLAND BUFFER SIGN (TYP.) POTENTIAL WETLAND BANK EASEMENT POND 10 (EXISTING) ·BOTTOM POND 936.0 ·BOTTOM BENCH 941.0 ·NWL - OUTLET 942.0 ·HWL 943.6 ·EOF 944.6 POND 6 (EXISTING) ·BOTTOM POND 937.0 ·BOTTOM BENCH 941.0 ·NWL - OUTLET 942.0 ·HWL 943.4 ·EOF 944.4 EX. WETLAND 4 ·NWL 940.0 ·HWL 942.5 POND 12 (EXISTING) ·BOTTOM POND 936.3 ·BOTTOM BENCH 939.0 ·NWL - OUTLET 940.0 ·HWL 942.7 ·EOF 943.7 EX. WETLAND 11 ·NWL 936.5 ·HWL 938.4 - LOT GRADES 9/14/211 60' BUILDING PAD DEPTHSEE SHEET C3.04SEE SHEET C3.03 MAP KEY EX PHASE 1 DEVELOPMENT PROP. PHASE 2 PROP. FUTURE PHASE EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT PROP. PHASE 2WA L N U T LN 80TH AVEPROP. FUTURE PHASE 79TH AVE 1234567891011121231123456789101112131415161718193123456789101112131415164123456789101112135123456789101112131415166123456789101113141516123456789101112177812OUTLOT D2123456789101112131415161718F1F2F31234567891011121314151617181234567891011121314151617181920212223242526272812345F4OUTLOT AOUTLOT BOUTLOT COUTLOT EOUTLOT FOUTLOT G4291 429342954296 43004304 4305430643074361 436747974802 4803 4804 4866494551425180 5242 5245524754215434 5435 5436 5503 55075595 55995607 5611 5612 5721 5724 57255726 5727 572857295730573157325733573457355736 57375738 5739 5755 5756 57575758 57595760 5761 57625763 57645765 5766 5767 5768 576957705771 57725773 5774 5775 5776 5777 58115812 5819 5820582158225823582458255826 5837 5838 5841 584258545857 5858585958605909 5920 5921 59235924 5925 5926 592759285929 5930 5954 5955 5959 5960 5967 5969 5970 630563076308 630963106327 6340 63416342634363446352 63786423 6499 6558 655965606564656565666567 6568 6569657065716572 6573 6574 6575657665776578 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782879297930793179337934793579367937793879397946794779487949795079517952795379547955795679577958795979607961796279637964796579667967796879697970797179727973797479757978797979807981798279837984798579867987798979907991799279937994799579967997799879998000800180028003800480058006800780088009801080118012801380148015801680178018 801980208021802280238024802580268027802880298030803180328033803480358036803780388039 80408041804280438044 80458046 8047804880498050 80518052 805380548055 8057 8058 805980608061806280638064806580668067806880698070807180738074807580768077 80878088808980908091 80927988 805680727760776177627763776477657766 EEEEEEEEMAILEEMAILEEEPROPANETANKSSROCKFLAGWELLEEEEEEEEEEEEEEEEEEEEHEEEEEEEEEEEEESSSSHEEOHPOHPOHPOHPOHPOHPTOC 969.93TOC 966.53UNDERGROUNDGAS MAIN SIGNNDUNDERGROUNDGAS MAIN SIGNND >> >> >> >> >> >> >>>>MAILEEEEEEE1234567891011121314OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHPOHP OHPOHPOHPOHPOHPOHPOHP OHPOHPOHP OHPOHPOHPOHPOHPOHPOHPOHP OHPOHPOHPOHP OHPOHPOHPOHPOHPOHPOHPOHP OHPOHPCTV-B CTV-B CTV-BCTV-BCTV-BCTV-B CTV-B CTV-B CTV-B CTV-B CTV-B CTV-BCTV-B G-BG-BG-B G-BG-B G-BG-BG-BG-B G-BG-BPROPANETANK13003938.7513002SSFMFMFMFM FMllllll l l > > > > >>>>>> >>>>>> >> >> >> >>WALNUT LNXYLOID AVE WALNUT LNWALNUT LNWALNUT L NWALNUT LNXYLOID AVEXYLOID AVE79TH AVE79TH PLACE79TH AVE79TH AVE78TH PLACE80T H A V ECOUNTY ROAD 10COUNTY ROAD 10COUNTY ROAD 10WETLAND10WETLAND9WETLAND6WETLAND8WETLAND3WETLAND4WETLAND11l l >>>>>>>>>>>>>>>>>>>>>>>>FMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMll l l ll lll l l l l l l lllll lllllllllllllll l llllllllll>l>l>>>l>l>l>l>lllll l l>>llllllll l lll l l l lllOUTLOT BOUTLOT EOUTLOT H12347856910111213141516201918173216549874123655121021165432OUTLOT C1029876541131OUTLOT A567123467819210311412543678198765432>>SSSSSSSCONTROL >>>>>>>>>>>>>>> >>>>>>>>> S SSS CON T R O L >>>>>>>>>>>>>>>>>>>>>> > >>>SS CON T R O L >>SCONTROL >>>> >>>>>>S>>>> > > > > > >S>>>>>>>>>>>>>>>>>>>>SHEET NUMBERDATENOSURVEYAPPROVEDDESIGNEDDRAWNPROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE: DATE:LIC. NO.REVISIONCHECKEDPlot Date: 02/09/2022 - 3:37pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC400.dwgXrefs:, 193804970XSXT, 193804970XSXV, 193805500PUDXBRD, 193804970XSXW, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSST THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN. M/I HOMES RUSH CREEK RESERVE, CORCORAN, MN 1938055002335 Highway 36 W St. Paul, MN 55113 www.stantec.com FINAL PLANNED UNIT DEVELOPMENT, PHASE 2 DAVID AHRENS 2/11/2022 217112/11/22PUDSubmittalC4.00OVERALL SANITARY SEWER AND WATERMAIN PLAN    ----     NSHORELANDDISTRICTBOUNDARYWETLAND (TYP)12" TRUNK WATER MAIN.(ALL OTHER 8" WATER MAINUNLESS OTHERWISE NOTED) OUTLOT H 7 8 5 6 9 10 11 12 13 14 15 16 20191817 9 8 7 1 21 10 11 13 14 15 16 9 10 11 12 8 12 F3 9 10 11 12 13 14 OUTLOT G E E E E E E E H OHPOHPOHPOHP E E E E 13 14 OHP OHP OHPOHP O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P OHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP llllllllllllllllllllllllllllll>>>>>>>>>>>>>>>>>> >>>>> > > > > > > > >>>>>>>>>l>l>>ll>>l>>ll>>llll>>ll>>ll>>>>llll>>lll>>lll>>>>lllll>>>>lll>>llllll>>lll>>>l>>>>lll>>>>ll>>l>>>>l l >>l l l l >> l l l l lllllll l l l l l l l l l lllllllll>>>>>>>>>>S S S SCONTROL>>> > > > > >>>>>>>> > > > > > > > > >>>>>>>> > >>>> >>>>>>SS SS SS SSSS SS SS SS SS SSSSSS >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > >>>>>>>>>>>12" WME X 1 2 " W M SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:38pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC401.dwgXrefs:, 193804970XSXT, 193804970XSXV, 193805500PUDXBRD, 193804970XSXW, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSSTTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C4.01 SANITARY SEWER AND WATERMAIN PLAN      ----     N EX 4" SAN SERVICE (TYP.) EX 1" WATER SERVICE & CURB BOX (TYP.) HYD. & GATE VALVE (TYP.) SEE SHEET C4.02 SHORELAND DISTRICT BOUNDARY SEE SHEET C4.03 MAP KEY EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 EX. PHASE 1 DEVELOPMENT X Y L O I D A V E 78TH PLPROP. PHASE 2 C O U N T Y R O A D 1 0 E X 1 2 " W M EX 8" WM OUTLOT B 1 2 3 4 7 8 5 6 9 10 11 12 3 2 1 6 5 4 9 8 7 4 1 2 3 6 5 5 2 10 1 6 5 4 3 2 OUTLOT C 10 2 987 6 5 4 11 3 1 OUTLOT A 4 3 1 2 1 2 3 4 5 6 7 8 9 10 11 12 13 5 5 6 7 8 9 10 11 12 13 14 15 16 6 1 2 3 1 2 3 4 5 6 7 8 9 10 11 12 8 O U T L O T D 1 E E E M A I L E E 5 8 O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P llllll>>>>>> > > > > > > > >>>>>ll>>>>llll>>>>llll>>>ll>>l>>ll>>ll>>l >>l>>l>>l >>l > > l > >l> > l >l>ll>ll>ll>ll>ll> >ll>>llll>>l>l>l>>ll>l>>ll>>l>>ll>>ll>>llll>>ll>>ll>>>>llll>>ll>>ll> >l>l > >>>>>ll>>>>l>>ll>>>>lllll>>>>llll>>ll>>ll>>>>llll>>lllllllllllllllllll>>>>l l>>l>>l > > l > >ll>>llll>>llll>l>l>l>>>llll>>>>ll>>ll>>>>>>llllllllllllllllllll l l l l l ll>>>llll>>ll>llll>> >lll>llllllll l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l lllllllll>>S>>> > > > > > > > > >>>>>>>>> >> >>>>>>>>>>>>>>>>>>>>>>> >>>> > > > > > > > > > > >>>>>>>> > > > > > > > >>>> >> >> >> >>>> >> >> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > > > >>>>>>>>> >>>>>>>>>>>>>>> > > >SSSSSS SSSSSSSSSSSS SS SS SSSSSS SS SSSS SSSS >>>>>>>>>>>>>>>>>>>>> > > > > > > > > > > > > > > > >>>>>> > > > > > >>>>>>>>>>>>>>>>>>>>>>> >>>>>>> > > > > > > > >>>>>>>>>>>>>>>>>>>>>>>>>>> >> >>>>>>>>>>>>>>>>>>>>>>>>>> > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >> > > >> E X 1 2 " WM EX 8" W M E X 1 2 " W M 1 2 " W M 1 2 " WM SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:38pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC401.dwgXrefs:, 193804970XSXT, 193804970XSXV, 193805500PUDXBRD, 193804970XSXW, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSSTTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C4.02 SANITARY SEWER AND WATERMAIN PLAN      ----     N 1" WATER SERVICE & CURB BOX (TYP.) HYD. & GATE VALVE (TYP.) EX HYD. & GATE VALVE (TYP.) HYD. & GATE VALVE (TYP.) EX HYD. & GATE VALVE (TYP.) EX 4" SAN SERVICE (TYP.) 4" SAN SERVICE (TYP.) EX 4" SAN SERVICE (TYP.) 4" SAN SERVICE (TYP.) SEE SHEET C4.04 SEE SHEET C4.03SEE SHEET C4.01 SHORELAND DISTRICT BOUNDARY MAP KEY EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 X Y L O I D A V E 7 8 T H P L WALNUT LA N E X Y L O I D A V E 79TH AVE79TH PL79TH PL PROP. PHASE 2 PROP. PHASE 2 EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT C O U N T Y R O A D 1 0 E X 8 " W M EX 8" WMEX 1" WATER SERVICE & CURB BOX (TYP.)EX 8" WM8" WME X 1 2 " W M OUTLOT B 11 12 6 5 4 9 8 7 6 5 10 98 11 1 2 3 4 10 11 12 13 1 2 3 4 5 6 7 8 9 10 11 13 14 1 2 3 4 5 6 7 8 9 10 11 12 17 7 8 12 F2 F3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 5 OUTLOT E OUTLOT F OUTLOT G 1405 1406 1411 1425 1588 15891590 1642 1646 1664 16651668 1669 1670 1671 2956 2957 3479 3480 3481 3482 3483 3485 1793 1832 1841 2937 2976 3299 3319 3603 3605 3651 3661 3681 2906 2907 2909 2910 29112912 29132914 2915 2916 2917 2918 29192920 2921 2922 2923 2924 2925 2926 2927 2928 2929 2930 2931 2932 2933 29342935 2936 2938 29392940 29412942 2943 2944 2945 2946 2947 2948 2949 2950 2951 2952 29532954 2955 2958 2963 2966 2967 29682969 2970 2971 2972 2973 2974 2975 3053 3056 3057 3059 3060 3061 3087 3088 3089 3090 3091 3092 3094 3234 3238 3239 3275 3283 3284 3285 3287 3288 32893290 3291 3292 3293 3294 3295 3296 3297 3300 3301 3302 3305 3306 3307 3308 3309 3310 33113312 33133314 331533163317 3318 3320 3321 3347 3489 3550 35543555 3556 3557 3558 3559 3560 3561 3562 3563 3566 3567 3571 3572 3573 3574 3575 3576 3577 3578 3579 3580 3581 3582 3583 3584 3585 3586 3587 3588 3589 3590 3591 3592 3593 3594 3595 3596 3597 3598 3599 3600 3601 3602 3604 3606 3607 3608 3609 36103611 3612 3613 3614 3617 3629 3630 3631 3632 3633 3634 3635 3636 36373638 3639 3640 3641 3642 3643 3646 3647 3648 3649 3650 36523653 3654 3655 3656 3657 3658 3659 3660 36623663 366436653666 3667 3668 3669 3670 3671 3672 367336743675 3676 36773678 3679 3680 3682 3683 3684 3685 3686 3687 3688 36893690 3691 36923693 36943695 36963697 3698 3699 3700 3701 3702 3703 3704 37053706 3707 3708 3709 3710 3711 3712 37133714 3715 3716 3717 3718 3719 3720 3721 3722 3723 3724 3725 3726 3727 3728 3729 3730 3731 3732 3733 3734 3735 3736 3737 3738 3739 3740 3741 3742 37433744 3745 3746 3747 3748 3749 37503751 3752 3753 3754 3755 3756 3757 3758 3759 3760 3761 3762 3763 3764 3765 3766 1697 1698 1699 1700 1701 1546 1548 1549 1550 1551 1556 1557 1558 1559 1560 1561 1562 1563 1564 1565 1566 1567 1568 1569 1570 1571 1573 1574 1577 1591 1592 1593 1594 1595 15961597 1598 15991600 1601 1602 1603 1604 1605 1606 1607 1608 1609 1610 1611 1612 1613 1614 1615 1616 1617 1618 1619 1620 1621 1622 1623 16241625 1626 1627 1628 1629 1630 1631 1632 1633 1634 16351636 1637 1638 1640 1643 1644 1645 1647 1648 1649 1650 1651 16521653 1654 1655 1656 1657 1658 1659 1660 1661 1673 1674 1675 1676 1677 1678 1679 1680 1681 1682 1683 1684 1685 1686 1687 1688 1689 1690 1691 1692 1693 1694 1695 1696 1702 1703 1704 1705 1706 1707 1713 1714 1715 17161717 1718 1719 1720 1721 1722 1724 1728 17351736 1737 1738 1739 1740 1741 1742 1744 1745 1784 1785 1786 1787 1788 1789 1790 1791 1792 1794 1795 1796 1797 1798 1799 1800 1801 1804 1805 1806 1807 1808 1809 1708 1709 1710 1711 1712 1810 1811 1812 1813 1814 1815 1816 1817 1818 1819 18201821 1822 1823 1824 1825 1826 1827 1828 1829 1830 1831 1833 1834 1835 1836 1837 1838 18391840 18421843 1844 1845 1850 1851 18521853 1854 1855 1856 9 10 11 FM FM FM F M F M F M>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>WETLAND 3 >>>>>>>>>>>>>>>>> >> > > > > > > > > > > > > >> > >>>FMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFM>>l>>ll>>ll>>l>l>lll>>ll>>l>lll>>ll>>>>llll>>lll>>l>>>>>>llll>>>>ll>>>>ll>>l>>>>l l >>l l l l >>>>lll>>>>ll>>>>ll>>>>l>>ll>>>>lllll>>>>llll>>ll>>ll>>>>llll>>llllllllllllllll>>>>llllllllllllll >l>l>>ll>>ll>>ll>>ll>>ll>l>l>>ll>>ll>>ll>>ll>l >l> l >>ll>>lll >ll>>>l >l >l >l>>l>>l>>l >>l >ll>>l>ll>ll>>ll>ll>>ll>ll>>l>>l>l>>l>>ll l l l llllllllllllllllllllllllllllllllllllll l l l l l l l l l l l lllllllllllllllllS S S SS SCONTROL>>>>>>>>> > > > > >>>>>>>> > > > > > > > > > > > > >>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>>>SSSSSS SS SSSSSSSS SS SS SSSS SS SS SS >>>>>>>>>>>> > >>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>> >> > > > > > > > > > > > > >> > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>8" W M 8" WMSHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:38pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC401.dwgXrefs:, 193804970XSXT, 193804970XSXV, 193805500PUDXBRD, 193804970XSXW, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSSTTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C4.03 SANITARY SEWER AND WATERMAIN PLAN      ----     N 1" WATER SERVICE & CURB BOX (TYP.) EX HYD. & GATE VALVE (TYP.) EX HYD. & GATE VALVE (TYP.) HYD. & GATE VALVE (TYP.) HYD. & GATE VALVE (TYP.) HYD. & GATE VALVE (TYP.) 4" SAN SERVICE (TYP.) EX 4" SAN SERVICE (TYP.) 4" SAN SERVICE (TYP.) 4" SAN SERVICE (TYP.)4" SAN SERVICE (TYP.)SEE SHEET C4.02SEE SHEET C4.01 SEE SHEET C4.05 WETLAND (TYP) MAP KEY EX 6" PVC SANITARY FORCE MAIN CONNECT TO EX. SANITARY MANHOLE 8" WM STUB PHASE 2 PROP. PHASE 2 EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT PROP. FUTURE PHASE EX PH A S E 1 D E V EL OP M E N T EX PHASE 1 DEVELOPMENT PROP. FUTURE PHASE PROP. FUTURE PHASE PROP. PHASE 2 PROP. PHASE 2 X Y L O I D A V E 7 8 T H P L WALNUT LANE79TH AVE 7 9 T H A V E 79TH AVE1" WATER SERVICE & CURB BOX (TYP.)EX 8" WMEX 8" WM 1" WATER SERVICE & CURB BOX (TYP.) 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 3 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 4 1 2 3 4 5 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 F1 OUTLOT A OUTLOT B OUTLOT C 5421 5434 5435 5436 5503 5507 5595 5599 5607 5611 5612 5721 5724 5725 5726 5727 5728 5729 57305731 5732 5733 5734 5735 5736 5737 5738 5739 5755 5756 5757 5758 5759 5760 5761 5762 5763 5764 5765 5766 5767 5768 5769 57705771 5772 5773 5774 5775 5776 5777 5811 5812 5819 5820 5821 5822 5823 5824 5825 5826 5837 5838 5841 5842 5854 5857 5858 5859 5860 5909 5920 5921 5923 5924 5925 5926 5927 5928 5929 5930 5954 5955 5959 5960 5967 59695970 6305 6307 6308 6309 6310 6327 6340 6341 63426343 6344 6352 6378 6423 6499 6558 6559 6560 6564 6565 6566 6567 6568 6569 6570 6571 6572 6573 6574 6575 6576 6577 6578 65796580 6581 6582 6583 6584 6585 6586 6587 65886589 6590 6591 6592 6593 6594 6595 6596 6597 6598 72447245 7333 7335 7336 7337 7339 7340 7341 7342 7343 73457346 7347 7348 7359 7468 7471 7474 7479 7480 7484 7485 7487 7489 7522 7524 7526 7527 7530 7538 7540 7541 7543 7551 7552 7553 7554 7571 7572 7574 7575 7583 7584 7585 7586 7587 7588 7595 7596 7615 7664 7665 7666 7667 7689 7690 7691 7702 7777 7778 7779 7780 7781 7782 5380 5413 5467 5518 5596 6070 6395 7109 7297 7308 7620 7729 7754 77587759 5037 5264 5276 5277 5278 5279 5280 5281 5282 5283 5284 5285 5286 5287 5288 5290 5332 5339 5341 5342 5343 5344 5346 5347 5348 5349 5350 5351 5352 5353 5354 5355 5356 5357 5358 5359 5360 5361 5362 5363 5364 5365 5366 5367 5368 5369 5370 5371 5372 5373 5374 5375 5376 5377 5378 5379 5381 5382 5383 5384 5385 5386 5387 5388 5389 5390 5391 5392 5393 5394 5395 5396 53975398 5399 5400 5401 54025403 5404 5405 5406 5407 5408 5409 5410 5411 5412 5414 5415 5416 5417 5418 5419 5420 5422 5423 5424 5425 5426 54275428 5429 54305431 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7645 7646 7647 7648 7653 76617662 7663 7668 7669 7670 7671 7672 7673 7674 76757676 7677 7678 7679 7680 7681 7682 7683 7692 7695 7703 7706 7708 7709 7710 7711 7712 7713 7714 7715 7716 7717 7718 7719 7720 7721 7722 7723 7726 7727 77287730 7732 7733 77347735 7736 7737 7738 773977407741 7742 7743 7744 7745 7746 7747 7748 7749 7750 7751 7752 7753 7755 77567757 4955 4956 4957 4958 4959 4960 4961 4962 4963 4964 4969 49704971 4972 4973 4974 4975 4976 4980 4981 4982 4983 4984 4985 4986 4987 4988 4989 4990 4991 4992 4993 4994 4995 49964997 4998 4999 5000 5001 5002 5003 5004 5005 5006 5007 5008 5009 5010 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5023 5024 5025 5026 5027 5028 5029 5030 5031 5032 5033 5034 5035 5036 7788 7789 7790 7791 7792 7793 7794 7767 7768 7769 7770 7771 7772 7773 7774 7775 7776 7784 7785 7786 7787 7760 7761 77627763 7764 7765 7766 E M A I L E PROPANE TANK SS ROCK FLAG WELL 2 3 6 O H P O H P O H P O H P O H P O H P OH P OH P 13003 938.75 13002 WETLAND 10 WETLAND 9 WETLAND 6 WETLAND 8 WETLAND 11 >>>>>> >>>>>>>> > > > > > > >>>>>>> > > > > > > > >>>>>>>>>>>>>>>>>>>>>>>> > > > >l>lllll >>l>>l>>ll>>l>>l>>l>>>l lll>ll>ll>ll>>>>>>>>>>>llllllllllllll l l l l l lllllllll l l l lllllllllllllllllllllllllllll> >llll> >>>l l>> l l>>l l l l>>l>>l>l>ll>ll>>l >>l >>ll>>l >l >>ll>>ll>>ll>>lll l>ll>>ll>ll>ll>>l>>l >>l l>>>>l>>l>>l>>l>>l>ll>ll>ll>llll>l >>l l >>l l >>l l >l>l>l>l>>l l >>l l > >l l >l>>>>llll>>> > > l l l l > >l l l l l >>>>ll>>>lllllllllllllll>>>>lllllllllll l l lll l l l llll>SSSSCONTROL >> >> >>>>>> >> >>>>>>>>>>>>>>>>SCONTROL>>>>>> > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>SS >>>>>>>>>>> >>>>>>>> > > > > > > >>>>>>> > > > > > > > >>>>>>>>>>>>>>>>>>>>>>>>>> > > > >>>8" WM8" WM 12" WM12" WM12 " W M 8" W M 8 " WM SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:38pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC401.dwgXrefs:, 193804970XSXT, 193804970XSXV, 193805500PUDXBRD, 193804970XSXW, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSSTTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C4.04 SANITARY SEWER AND WATERMAIN PLAN      ----     N 4" SAN SERVICE (TYP.) 1" WATER SERVICE & CURB BOX (TYP.) HYD. & GATE VALVE (TYP.) HYD. & GATE VALVE (TYP.) HYD. & GATE VALVE (TYP.) HYD. & GATE VALVE (TYP.) HYD. & GATE VALVE (TYP.) HYD. & GATE VALVE (TYP.) HYD. & GATE VALVE (TYP.) 4" SAN SERVICE (TYP.)4" SAN SERVICE (TYP.) 4" SAN SERVICE (TYP.) 4" SAN SERVICE (TYP.) 1" WATER SERVICE & CURB BOX (TYP.) SEE SHEET C4.02 SEE SHEET C4.05FLOODPLAIN BOUNDARY ELEV = 938.5 SHORELAND DISTRICT BOUNDARY WETLAND (TYP) MAP KEY 12" WM STUB 10" SAN. SEWER STUB INV. 934.50 PROP. FUTURE PHASE PROP. FUTURE PHASE PROP. PHASE 2 PROP. PHASE 2 PROP. PHASE 2 EX PHASE 1 DEVELOPMENT WALNUT L N 79TH PLXYLOID AVEX Y L O I D A V E12" WM 8" WM 4" SAN SERVICE (TYP.) 1" WATER SERVICE & CURB BOX (TYP.) 1" WATER SERVICE & CURB BOX (TYP.) 5 6 7 4 6 7 8 1 9 2 10 3 11 4 12 5 6 7 8 1 9 8 7 6 5 4 3 2 12 1 2 3 16 17 18 19 12 13 14 15 16 2 23 24 25 26 27 28 1 2 3 4 F4 4291 4293 4295 4296 4300 4304 4305 4306 4307 4361 4367 4797 4802 48034804 4866 4945 5142 5180 5242 5245 5247 5421 5434 5611 5612 5721 5724 5725 5726 5727 5728 5729 57305731 5732 5733 5734 5735 5736 5737 5738 5739 5755 5756 5757 5758 5759 5760 5761 5762 5763 5764 5765 5766 5767 5768 5769 57705771 5772 5773 5774 5775 5776 5777 5811 5812 5819 5820 5821 5822 5823 5824 5825 5826 5837 5838 5841 5842 5854 5857 5858 5859 5860 5909 5920 5921 5923 5924 5925 5926 5927 5928 5929 5930 5954 5955 5959 5960 5967 59695970 1861 1862 1863 1864 1865 1866 1867 1868 1869 1870 1871 1872 1873 1874 1875 1876 1877 1878 1879 1880 1882 1883 1884 18851886 1887 1888 1889 1890 1891 1892 1893 1894 1895 1896 1897 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4697 4698 46994700 4701 4702 4703 4704 4705 4706 4707 4859 4862 4954 4955 4956 4957 4958 4959 4960 4961 4962 4963 4964 4965 4966 4967 4968 4969 49704971 4972 4973 4974 4975 4976 4977 4978 49794980 4981 4982 4983 4984 4985 4986 4987 4988 4989 4990 4991 4992 4993 4994 4995 49964997 4998 4999 5000 5001 5002 5003 5004 5005 5006 5007 5008 5009 5010 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5023 5024 5025 5026 5027 5028 5029 5030 5031 5032 5033 5034 5035 5036 2026 2027 2029 2030 2034 2035 2036 2037 2038 2039 2040 2041 20422043 >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>4 7 12 PROPANE TANK SS WETLAND 4 WETLAND 11 >>>>>>>>> > > >>>>>>>>>>>>> > > > FM FM FM F M FMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMl>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > > > > > > > > > >llllllllllllllllllllll l l l l l l l l l l l l l lllllllllllllllllll l l l l l l l l l l l lll l l l l l l l l llllll l l l l l l >>l>>>>>>>>>>llllllllllll lllllllllll>>l>>l>>l>ll>ll>llll>>l >>l >ll>ll>ll>>ll>>>>l l l l >>>>l l l l l > > > > l l l l l>>>>l l l l >>lllllllll>>>>>>>>lllllllllllllllllll llllSSSCONTROL >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>> >>>>S SCONTROL>> >> >>>>>>>>>>>>>>>>>>>>>>>>S>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>S>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>SS SSSSSS SS SS SS SSSS SS SS SS SS SS>>>>>>>>>>>>>>>>>>>>> > >>>>>>>>>>>> >>>>>>>>>>> > > >>>>>>>>>>>>> > > >>>>>>>>>>>>>>>>>>>>SSSSSS>>>>>>>>>>>>>>>>>>>>>SS 8" WM8" WM8" W M 8 " WM8" WM8" WM8" WMSHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/10/2022 - 11:01amDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC401.dwgXrefs:, 193804970XSXT, 193804970XSXV, 193805500PUDXBRD, 193804970XSXW, 193804970_07-20-2020_trees_gps_survey, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSSTTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C4.05 SANITARY SEWER AND WATERMAIN PLAN      ----     N EX 4" SAN SERVICE (TYP.) EX 1" WATER SERVICE & CURB BOX (TYP.) EX HYD. & GATE VALVE (TYP.) EX 4" SAN SERVICE (TYP.) EX HYD. & GATE VALVE (TYP.) EX HYD. & GATE VALVE (TYP.) HYD. & GATE VALVE (TYP.) 4" SAN SERVICE (TYP.) HYD. & GATE VALVE (TYP.) 4" SAN SERVICE (TYP.) 1" WATER SERVICE & CURB BOX (TYP.) EX 1" WATER SERVICE & CURB BOX (TYP.) SEE SHEET C4.03SEE SHEET C4.04FLOODPLAIN BOUNDARY ELEV = 938.5 WETLAND (TYP) MAP KEY EX 6" PVC SANITARY FORCE MAIN FUTURE 15" SANITARY SEWER EX PHASE 1 DEVELOPMENT PROP. PHASE 2 PROP. FUTURE PHASE EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT PROP. PHASE 2WA L N U T LN 80TH AVEPROP. FUTURE PHASE 79TH AVE1" WATER SERVICE & CURB BOX (TYP.) >>S S S S SS SCONTROL> >>>>>>>>>>>> >>>> > > > > >>>SSSSCONTROL >> >> >> >> >> >>>>>>>>>>>>>>>>S SCONTROL>>SCONTROL>>>>>>>>>>S>>>>>>>>>>S>>>>>>>>>>>>>>>>>>>>4291 4293 42954296 4300 4304 4305 43064307 4361 4367 4797 4802 48034804 4866 4945 5142 5180 5242 52455247 5421 5434 5435 5436 5503 5507 5595 5599 5607 5611 5612 5721 5724 5725 5726 5727 5728 5729 57305731 5732 5733 5734 5735 5736 5737 5738 5739 5755 5756 5757 5758 5759 5760 5761 5762 5763 5764 5765 5766 5767 5768 5769 57705771 5772 5773 5774 5775 5776 5777 5811 5812 5819 58205821 5822 5823 5824 5825 5826 5837 5838 5841 5842 5854 5857 5858 5859 5860 5909 5920 5921 5923 5924 5925 5926 5927 5928 5929 5930 5954 5955 5959 5960 5967 59695970 6305 63076308 6309 6310 6327 6340 6341 63426343 6344 6352 6378 6423 6499 6558 6559 6560 6564 6565 6566 65676568 65696570 6571 6572 6573 6574 6575 6576 6577 6578 65796580 6581 6582 6583 6584 6585 6586 6587 65886589 6590 6591 6592 6593 6594 6595 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P O H P O H P O H P O H P OH P OH P OH P OH P OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP CTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BG-BG-BG-BG-BG-BG-BG-BG-BG-BG-BG-BPROPANE TANK 13003938.7513002 SS FM F M FMFMFMlll>>>>> >XXXXXXXXXXXXXXXXXXX>>>>>>>>>>>>>>>>WETLAND 10 WETLAND 9 WETLAND 6 WETLAND 8 WETLAND 3 WETLAND 4 WETLAND 11 DRAINAGE BOUNDARY (TYP) DRAINAGE BOUNDARY (TYP) DRAINAGE BOUNDARY (TYP) DRAINAGE BOUNDARY (TYP) DRAINAGE BOUNDARY (TYP) DRAINAGE BOUNDARY (TYP) EX. CULVERT DRAIN TILE (TYP.) DRAIN TILE (TYP.) OUTLOT B OUTLOT E OUTLOT H 1 2 3 4 7 8 5 6 9 10 11 12 13 14 15 16 20191817 3 2 1 6 5 4 9 8 7 4 1 2 3 65 5 1 210 21 1 6 5 4 3 2 OUTLOT C 10 2 9876 5 4 11 3 1 OUTLOT A 5 6 7 1 2 3 4 6 7 8 1 9 2 10 3 11 4 12 5 4 3 6 7 8 1 9 8 7 6 5 4 3 2 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 4 1 2 3 4 5 6 7 8 9 10 11 12 13 5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 6 1 2 3 4 5 6 7 8 9 10 11 13 14 15 16 1 2 3 4 5 6 7 8 9 10 11 12 17 7 8 12 O U T L O T D 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 F1 F2 F3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 1 2 3 4 5 F4 OUTLOT A OUTLOT B OUTLOT C OUTLOT E OUTLOT F OUTLOT GllSS SSSSSSSSSSSSSS SSSSSS SS SS SSSS SS SS SS SSSS SS SS SS SS SSSSSS SSSSSS SS SS SS SS SS SS SS SS>>>>>>>>>> > > >>> >>>>>> >>>>>>>>>>>>> >> >>> > > >>>>>>>>>> >>>FM FMFMFMFMFMFMFMFMFMFMFMFMFMFMFMl lllllllllllllll l l l llllllll l l l l l lllll lll l lllll>l> l >>>l >l >l >l>ll l l SSSSSS SS SSlll >>l l l l l l llllllllllSSSS>SS >>llSS 9 4 0 940 9409 4 0 940 9 4 0940 9409409 4 0 950950950950 950 950950950960 960960 960 9609 7 097094 0 94 0940940 940 9409409409 4 0940 940940 9409509 5 0950 950 9609 6 0 9 6 0 9 6 0 970970WAL N U T L N XYLOID AVEWALNUT L N WALNUT LNWALNUT LNWALNUT LN X Y L O I D A V E X Y L O I D A V E 79TH AVE 79TH PL A C E 79 T H A V E 79TH AVE7 8 T H P L A C E 80TH AVECO U N T Y R O A D 1 0 C O U N T Y R O A D 1 0 C O U N T Y R O A D 1 0 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:40pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC500.dwgXrefs:, 193804970XSXT, 193804970_07-20-2020_trees_gps_survey, 193804970XSXV, 193804970XSXW, 193805500PUDXBRD, Drainage areas, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSSTTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C5.00 OVERALL STORM SEWER PLAN      ----     N SHORELAND DISTRICT BOUNDARY WETLAND (TYP) NOTE: 2' CONTOURS SHOWN PR PHASE 2 DEVELOPMENT PR PHASE 2 DEVELOPMENT PR PHASE 2 DEVELOPMENT FUTURE PHASES DEVELOPMENT FUTURE PHASES DEVELOPMENT EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT >>>>>>>>>>S S S SCONTROL>>> > > > > >>>>>>>> > > > > > > > > >>>>>>>> > >>>> >>>>>>>>> > > >>>>>>>>>>>E E E E E E C E E CC CCCCC C H OHPOHPOHPOHP F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C FO - C FO- C FO- C FO- C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C G-C G-C G-C G-C G-C G-C G-C G-C G- C G- C E E E E 13 14 OHP OHP OHPOHP O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P OHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP llllllllllllllllllllllllllllll>>>>>>>>>>>>>>>>>> >>>>> > > > > > > > >XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX>>>>>>>>OUTLOT H 7 8 5 6 9 10 11 12 13 14 15 16 20191817 9 8 7 1 21 10 11 13 14 15 16 9 10 11 12 8 12 F3 9 10 11 12 13 14 OUTLOT Gl SS SS SS SSSSSSSS SS >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>l>>ll>>l>>ll>>llll>>ll>>ll>>>>llll>>lll>>lll>>>>lllll>>>>lll>>llllll>>lll>>>l>>>>lll>>>>ll>>l>>>>l l >>l l l l >> l l l l llllllSS SS SS l l l l l l l ll l lllllllll15 1 ' - 1 2 " S T R M @ 0 . 5 0 % 1 6 0 ' - 1 2 " S T R M @ 1 . 6 6%124'-15" STRM@ 1.00%2 6 7 ' - 2 4 " S T R M @ 0 . 7 0%28'-27" STRM@ 0.50 %66'-30" STRM@ 0.50 %92'-30" STRM@ 0.50%14'-36" RCP @ 1.71% 41'-30" STRM @ 1.20% @ 1.09% 27'-30" STRM @ 0.70% 113'-30" STRM @ 0.50% 70'-15" STRM @ 1.00% 28'-15" STRM@ 1.00% 37'-36" STRM @ -0.88% 85'- 1 2 " S T R M @ 0. 5 0 %77'-36" STRM@ 1.01%30'-12" STRM @ 1.00 % CBMH B18 RIM 966.80 INV 950.23 30" SW INV 950.23 30" N CBMH B15 RIM 965.60 INV 951.20 24" NW INV 955.16 15" SW INV 950.95 27" NE CBMH B17 RIM 965.59 INV 950.81 27" SW INV 950.56 30" NE AD A9A RIM 964.35 INV 960.42 12" NW AD B16 RIM 964.33 INV 958.61 12" NW INV 957.31 12" SE INV 956.65 12" SW INV 956.40 15" NE AD B16B RIM 964.33 INV 958.06 12" SE INV 958.06 12" NW AD B16A RIM 964.33 INV 961.26 12" SE AD B19 RIM 962.69 INV 949.77 30" S INV 957.95 12" NW INV 949.77 30" E AD B16C RIM 961.66 INV 958.49 12" NW CBMH E12 RIM 961.59 INV 957.02 15" E INV 958.55 4" SW INV 957.02 15" N CB E11 RIM 961.59 INV 958.55 4" SE INV 957.30 15" W INV 956.53 12" N MH E4 RIM 959.99 INV 947.70 30" W INV 947.70 30" E INV 952.11 12" N INV 951.91 15" WINV 945.49 36" NEINV 945.74 36" N AD D17B RIM 954.19 INV 946.24 36" S INV 946.24 36" N MH D18 RIM 953.64 INV 947.02 36" W INV 947.02 36" N OCS P9 RIM 953.30 INV 944.20 36" W INV 947.25 36" E FES E5 INV 947.20 30" W FES P9 RIM 947.29 INV 943.88 36" E SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:42pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC501.dwgXrefs:, 193804970XSXT, 193804970_07-20-2020_trees_gps_survey, 193804970XSXV, 193804970XSXW, 193805500PUDXBRD, Drainage areas, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSST, 193804970XSNWTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C5.01 STORM SEWER PLAN      ----     N SEE SHEET C5.03 SHORELAND DISTRICT BOUNDARY SEE SHEET C5.02 MAP KEY DRAINAGE BOUNDARY (TYP) EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 EX. PHASE 1 DEVELOPMENT X Y L O I D A V E 78TH PLPROP. PHASE 2 C O U N T Y R O A D 1 0 >>S>>> > > > > > > > > >>>>>>>>> >> >>>>>>>>>>>>>>>>>>>>>>> >>>> > > > > > > > > > > >>>>>>>> > > > > > > > >>>> >> >> >> >>>> >> >> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > > >>>>>>>>>> >>>>>>>>>>>>>>> > > >>>>>>>>>>>>>>>>>>>>>>> >> >>>>>>>>>>>>>>>>>>>>>>>>>> > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >> > > >> C E E E M A I L C E E F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C 5 8 O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P OUTLOT B 1 2 3 4 7 8 5 6 9 10 11 12 3 2 1 6 5 4 9 8 7 4 1 2 3 6 5 5 2 10 1 6 5 4 3 2 OUTLOT C 10 2 987 6 5 4 11 3 1 OUTLOT A 4 3 1 2 1 2 3 4 5 6 7 8 9 10 11 12 13 5 5 6 7 8 9 10 11 12 13 14 15 16 6 1 2 1 2 3 4 5 6 7 8 9 10 11 12 8 O U T L O T D 1 llllllSSSSSS SSSSSSSSSS SS SSSSSS SS SS SSSS >>>>>>>>>>>>>>>>>>>>> > > > > > > > > > > > > > > > >>>>>> > > > > > >>>>>>>>>>>>>>>>>>>>>>> >>>>>>> > > > > > > > >>>>>ll>>>>llll>>>>llll>>>ll>>l>>ll>>ll>>l>>l>>l>>l >>l > > l > >l> > l >l>ll>ll>ll>ll>ll> >ll>>llll>>l>l>l>>ll>l>>ll>>l>>ll>>ll>>llll>>ll>>ll>>>>llll>>ll>ll> > > > >>>>ll>>>>l>>ll>>>>lllll>>>>llll>>ll>>ll>>>>llll>>lllllllllllllllllll>>>>l l>>l>>l > > l > >ll>>llll>>llll>l>l>l>>>llll>>>>ll>>ll>>>>>>llllllllllllllllllll l l l l l ll>>>llll>>ll>llll>> >lll>SSllllllll l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l lllllllll88'-12" STRM @ 0.50% 10 3 ' - 1 2 " S T R M @ 0 . 5 0 % 15 9 ' - 1 2 " S T R M @ 0 . 5 0 % 31'-15" STRM @ 0.50% 5 4 ' - 1 5 " S T R M @ 0 . 8 8%30'-12" STRM@ 2.46%1 4 3 ' - 1 2 " S T RM@ 2 . 5 0%127'-21" STRM @ 0.30 % 36'-12" RCP @ 1.00% 32'-12" STRM @ 2.00% 27'-12" RCP @ 2.00% 6 7 ' - 2 4 " S TRM@ 0 . 3 0% 30'-15" STRM @ 2.52% 41'-15" STRM @ 2.27%30'-15" STRM@ 2.34%122'-15" STRM @ 2.30%134'-15" STRM @ 2.26 % 2 9 ' - 1 5 " S T R M@ 1 . 0 0% 1 4 5 ' - 2 4 " S T RM@ 0 . 5 0% 2 6 7 ' - 2 4 " S T R M @ 0 . 7 0%28'-27" STRM@ 0.50 %66'-30" STRM@ 0.50 %92'-30" STRM@ 0.50%95 ' - 1 2 " S T R M @ 1 . 0 0 % 1 0 5 ' - 1 2 " S T R M @ 0 . 8 0% 113'-30" STRM @ 0.50% 9 7 ' - 1 2 " S T R M@ 0 . 5 0% 81'-12" S T R M @ 2.00% 120'-12" S T R M @ 2.00%59'-12" STRM @ 2.00 %57'-12" STRM@ 0.49%140'-15 " S T R M @ 0.38% 181'-15" S T R M @ 0.51% 2 8 ' - 1 5 " S T RM@ 1 . 0 7%157'-18" STRM@ 0.50%90'-15" STRM @ 0.80% 85'-15" S T R M @ 1.30 %29'-12" STRM@ 1.27%81'-15" STRM@ 1.29 % 2 5 2 ' - 2 4 " S T R M@ 0 . 8 0% 17 1 ' - 2 4 " S T R M @ 0 . 8 0 %72'-15" STRM@ 1.31%30'- 1 5 " S T R M @ 0 . 5 1 %55'-18" STRM@ 1.00%1 0 5 ' - 1 5 " S T R M@ 0 . 5 0% 8 7 ' - 1 5 " S T R M@ 0 . 5 0% 1 6 9 ' - 1 2 " S T R M@ 1 . 2 0% 17'-15" STRM @ 2.00%118'-15" STRM@ 2.00 %163'-24" STRM@ 1.45 %28'-24" STRM @ 1.45 % 1 7 9 ' - 2 4 " S T R M@ 1 . 5 0% 43'-12" STR M @ 1.01% 37'-12" STRM @ 0.51% 101'-12" STRM @ 2.50% 121'-12" STRM @ 2.50% 1 7 5 ' - 1 2 " S T R M @ 0 . 7 0% 1 7 5 ' - 1 2 " S T R M@ 1 . 0 0% 75'-15" S T R M @ 0.72% CBMH A2 RIM 969.47 INV 964.89 15" SE INV 964.89 15" SW CB A1 RIM 969.89 INV 965.18 15" NW CBMH B18 RIM 966.80 INV 950.23 30" SW INV 950.23 30" N CBMH B17 RIM 965.59 INV 950.81 27" SW INV 950.56 30" NE CBMH B14 RIM 965.21 INV 953.06 24" NW INV 953.06 24" SE AD A9A RIM 964.35 INV 960.42 12" NW AD B11C RIM 964.20 INV 961.02 12" W AD B19B RIM 963.91 INV 959.74 12" SE AD B19A RIM 963.59 INV 958.90 12" NW INV 958.90 12" SE CBMH A4 RIM 963.37 INV 959.06 15" E INV 959.06 15" S AD A6B RIM 963.22 INV 957.65 12" NW INV 957.65 12" SE CBMH A5 RIM 962.98 INV 958.37 15" N INV 958.37 15" S AD B19 RIM 962.69 INV 949.77 30" S INV 957.95 12" NW INV 949.77 30" E AD B11B RIM 962.58 INV 959.41 12" E INV 959.41 12" SW CBMH B12 RIM 962.32 INV 953.79 24" NW INV 956.70 15" NE INV 953.79 24" SE AD A6A RIM 962.27 INV 957.14 12" NW INV 957.14 12" SE CBMH B13 RIM 962.13 INV 957.45 15" N INV 957.45 15" SW CB B8 RIM 962.05 INV 957.78 12" SE AD A6C RIM 961.89 INV 958.58 12" SE CB B10 RIM 961.84 INV 955.29 12" NE INV 955.29 12" SW AD A9 RIM 961.50 INV 956.85 12" SE INV 956.53 12" SW INV 956.53 12" N AD A6 RIM 961.05 INV 956.35 12" NW INV 956.15 15" E AD B11A RIM 960.19 INV 957.02 12" NE INV 957.02 12" SW CBMH A8 RIM 960.10 INV 955.79 12" S INV 955.59 15" NW CBMH A7 RIM 959.86 INV 955.12 15" SE INV 955.99 15" W INV 954.62 21" NE AD B11 RIM 959.00 INV 955.83 12" NE INV 955.83 12" SW MH B9 RIM 961.82 INV 957.42 12" NW INV 954.65 12" NE INV 954.24 21" SW INV 953.99 24" SE CBMH A3 RIM 966.26 INV 961.87 15" NE INV 961.87 15" W CB D7 RIM 967.04 INV 962.97 12" S CBMH D6 RIM 966.93 INV 962.60 12" N INV 962.40 15" SW CBMH B6 RIM 965.81 INV 956.55 24" SE INV 956.55 24" NW CBMH D5 RIM 965.78 INV 961.29 15" NE INV 961.29 15" SW CBMH D4 RIM 964.68 INV 960.24 15" NE INV 960.24 15" SW CB D1 RIM 964.17 INV 959.56 12" E CBMH D3 RIM 963.66 INV 959.30 15" NE INV 959.22 15" NW INV 958.97 18" SW CBMH D2 RIM 963.64 INV 959.37 12" W INV 959.37 15" SE CBMH B7 RIM 963.62 INV 958.42 18" NE INV 957.92 24" NW CB B5 RIM 960.67 INV 957.77 4" SE INV 955.97 12" WCBMH B4 RIM 959.86 INV 955.53 12" E INV 954.53 24" SE INV 956.86 4" S INV 954.53 24" NW AD D10A RIM 959.39 INV 953.03 12" SW INV 953.03 12" NW AD C8C RIM 958.99 INV 955.83 12" W CBMH C9 RIM 957.88 INV 951.68 15" SW INV 951.68 15" E MH B11 RIM 957.78 INV 946.48 15" SW INV 946.48 15" NE CB C11 RIM 957.40 INV 954.72 4" W INV 953.40 15" SE CBMH C10 RIM 957.40 INV 953.10 15" NW INV 954.69 4" S INV 952.60 15" NE CBMH C3 RIM 957.33 INV 954.50 4" SE INV 952.93 15" E INV 952.93 15" W CBMH B2 RIM 956.87 INV 945.36 24" SW INV 953.87 4" N INV 953.87 4" E INV 945.36 24" NE CBMH B3 RIM 956.87 INV 951.86 24" SE INV 946.14 15" SW INV 953.87 4" S INV 953.87 4" W INV 945.77 24" NE AD C8B RIM 956.53 INV 952.81 12" E INV 952.81 12" W AD C8D RIM 956.52 INV 950.56 15" W INV 950.56 15" E AD C8A RIM 954.57 INV 951.10 15" E AD C8 RIM 954.50 INV 950.03 15" W INV 950.28 12" E INV 950.03 18" N CBMH D10 RIM 954.29 INV 951.00 12" SE INV 948.84 15" NW INV 948.84 15" NE AD D10C RIM 953.92 INV 949.80 15" SE AD D10B RIM 952.57 INV 949.27 15" NW INV 949.27 15" SE SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/10/2022 - 10:49amDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC501.dwgXrefs:, 193804970XSXT, 193804970_07-20-2020_trees_gps_survey, 193804970XSXV, 193804970XSXW, 193805500PUDXBRD, Drainage areas, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSST, 193804970XSNWTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C5.02 STORM SEWER PLAN      ----     N SEE SHEET C5.04 SEE SHEET C5.03SEE SHEET C5.01 SHORELAND DISTRICT BOUNDARY MAP KEY DRAINAGE BOUNDARY (TYP) X Y L O I D A V E 7 8 T H P L WALNUT LA N E X Y L O I D A V E 79TH AVE79TH PL79TH PL C O U N T Y R O A D 1 0 EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 PROP. PHASE 2 PROP. PHASE 2 EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT S S S SS SCONTROL>>>>>>>>> > > > > >>>>>>>> > > > > > > > > > > > > >>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>1405 1406 1411 1425 1588 15891590 1642 1646 1664 16651668 1669 1670 1671 2956 2957 3479 3480 3481 3482 3483 3485 1793 1832 1841 2937 2976 3299 3319 3603 3605 3651 3661 3681 2906 2907 2909 2910 29112912 29132914 2915 2916 2917 2918 29192920 2921 2922 2923 2924 2925 2926 2927 2928 2929 2930 2931 2932 2933 29342935 2936 2938 29392940 29412942 2943 2944 2945 2946 2947 2948 2949 2950 2951 2952 29532954 2955 2958 2963 2966 2967 29682969 2970 2971 2972 2973 2974 2975 3053 3056 3057 3059 3060 3061 3087 3088 3089 3090 3091 3092 3094 3234 3238 3239 3275 3283 3284 3285 3287 3288 32893290 3291 3292 3293 3294 3295 3296 3297 3300 3301 3302 3305 3306 3307 3308 3309 3310 33113312 33133314 331533163317 3318 3320 3321 3347 3489 3550 35543555 3556 3557 3558 3559 3560 3561 3562 3563 3566 3567 3571 3572 3573 3574 3575 3576 3577 3578 3579 3580 3581 3582 3583 3584 3585 3586 3587 3588 3589 3590 3591 3592 3593 3594 3595 3596 3597 3598 3599 3600 3601 3602 3604 3606 3607 3608 3609 36103611 3612 3613 3614 3617 3629 3630 3631 3632 3633 3634 3635 3636 36373638 3639 3640 3641 3642 3643 3646 3647 3648 3649 3650 36523653 3654 3655 3656 3657 3658 3659 3660 36623663 366436653666 3667 3668 3669 3670 3671 3672 367336743675 3676 36773678 3679 3680 3682 3683 3684 3685 3686 3687 3688 36893690 3691 36923693 36943695 36963697 3698 3699 3700 3701 3702 3703 3704 37053706 3707 3708 3709 3710 3711 3712 37133714 3715 3716 3717 3718 3719 3720 3721 3722 3723 3724 3725 3726 3727 3728 3729 3730 3731 3732 3733 3734 3735 3736 3737 3738 3739 3740 3741 3742 37433744 3745 3746 3747 3748 3749 37503751 3752 3753 3754 3755 3756 3757 3758 3759 3760 3761 3762 3763 3764 3765 3766 1697 1698 1699 1700 1701 1546 1548 1549 1550 1551 1556 1557 1558 1559 1560 1561 1562 1563 1564 1565 1566 1567 1568 1569 1570 1571 1573 1574 1577 1591 1592 1593 1594 1595 15961597 1598 15991600 1601 1602 1603 1604 1605 1606 1607 1608 1609 1610 1611 1612 1613 1614 1615 1616 1617 1618 1619 1620 1621 1622 1623 16241625 1626 1627 1628 1629 1630 1631 1632 1633 1634 16351636 1637 1638 1640 1643 1644 1645 1647 1648 1649 1650 1651 16521653 1654 1655 1656 1657 1658 1659 1660 1661 1673 1674 1675 1676 1677 1678 1679 1680 1681 1682 1683 1684 1685 1686 1687 1688 1689 1690 1691 1692 1693 1694 1695 1696 1702 1703 1704 1705 1706 1707 1713 1714 1715 17161717 1718 1719 1720 1721 1722 1724 1728 17351736 1737 1738 1739 1740 1741 1742 1744 1745 1784 1785 1786 1787 1788 1789 1790 1791 1792 1794 1795 1796 1797 1798 1799 1800 1801 1804 1805 1806 1807 1808 1809 1708 1709 1710 1711 1712 1810 1811 1812 1813 1814 1815 1816 1817 1818 1819 18201821 1822 1823 1824 1825 1826 1827 1828 1829 1830 1831 1833 1834 1835 1836 1837 1838 18391840 18421843 1844 1845 1850 1851 18521853 1854 1855 1856 9 10 11 FM FM FM F M F M F MXXXXXXXXXXXXXXXXXX X>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>WETLAND 3 DRAINAGE BOUNDARY (TYP) OUTLOT B 11 12 6 5 4 9 8 7 6 5 10 98 11 1 2 3 4 10 11 12 13 1 2 3 4 5 6 7 8 9 10 11 13 14 1 2 3 4 5 6 7 8 9 10 11 12 17 7 8 12 F2 F3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 5 OUTLOT E OUTLOT F OUTLOT GSS SSSSSSSSSSSSSS SS SS SS >>>>>>>>>>>> > >>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>> >> > > > > > > > > > > > > >> > >>>FMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFM>>l>>ll>>ll>>l>l>lll>>ll>>l>lll>>ll>>>>llll>>lll>>l>>>>>>llll>>>>ll>>>>ll>>l>>>>l l >>l l l l >>>>lll>>>>ll>>>>ll>>>>l>>ll>>>>lllll>>>>llll>>ll>>ll>>>>llll>>llllllllllllllll>>>>llllllll >l>l>>ll>>ll>>ll>>ll>>ll>l>l>>ll>>ll>>ll>>ll>l >l> l >>ll>>lll >ll>>>l >l >l >l>>l>>l>>l >>l >ll>>l>ll>ll>>ll>ll>>ll>ll>>l>>l>l>>l>>lSSSS SS SS l l l l l l l l l l l l lllllllllllllllll134'-15" STRM @ 2.26 % 2 9 ' - 1 5 " S T R M@ 1 . 0 0% 2 6 7 ' - 2 4 " S T R M @ 0 . 7 0%28'-27" STRM@ 0.50 %66'-30" STRM@ 0.50 %92'-30" STRM@ 0.50%95 ' - 1 2 " S T R M @ 1 . 0 0 % 1 0 5 ' - 1 2 " S T R M@ 0 . 8 0%32'-12" STRM@ 1.01%1 7 2 ' - 1 5 " S T R M @ 3 . 3 1% 98' - 1 8 " S T R M @ 1 . 8 9 %28'-15" STRM@ 1.00%135'-36" STRM@ 0.27%50'-36" STRM @ 0.27% 88'-15" S T R M @ 0.64 % 112'-15" STRM@ 0.82%28'-12" STRM@ 0.50%50'-36" STRM@ 1.01%14'-36" RCP @ 1.71%136'-24" STRM@ 0.40%47'-24" STRM@ 0.64%41'-30" STRM @ 1.20% 109'-30" STRM @ 1.09% 27'-30" STRM @ 0.70% 28'-30" RCP @ 0.50% 113'-30" STRM @ 0.50% 70'-15" STRM @ 1.00% 28'-15" STRM@ 1.00% 37'-36" STRM @ -0.88%25'-36" STRM@ 1.00%77'-36" STRM@ 1.01%81'-12" S T R M @ 2.00%28'-12" STRM @ 1.00 %130' -18 " STRM@ 1 .60%118'-24" STRM@ 1.46%90'-15" STRM @ 0.80% 121'-12" STRM @ 2.50% 35'-15" RCP @ 2.00% 38'-15" RCP @ 2.00%29'-15" STRM@ 1.75%CBMH A2 RIM 969.47 INV 964.89 15" SE INV 964.89 15" SW CB A1 RIM 969.89 INV 965.18 15" NW CBMH B18 RIM 966.80 INV 950.23 30" SW INV 950.23 30" N CBMH B17 RIM 965.59 INV 950.81 27" SW INV 950.56 30" NE AD B11C RIM 964.20 INV 961.02 12" W AD B19B RIM 963.91 INV 959.74 12" SE AD B19A RIM 963.59 INV 958.90 12" NW INV 958.90 12" SE AD B19 RIM 962.69 INV 949.77 30" S INV 957.95 12" NW INV 949.77 30" E MH E3 RIM 962.34 INV 948.88 30" W INV 948.88 30" E CB D8 RIM 962.03 INV 957.08 12" S CBMH E12 RIM 961.59 INV 957.02 15" E INV 958.55 4" SW INV 957.02 15" N CB E11 RIM 961.59 INV 958.55 4" SE INV 957.30 15" W CBMH D9 RIM 961.50 INV 956.76 12" N INV 956.56 15" SE CBMH E2 RIM 961.08 INV 949.07 30" W INV 958.20 4" NE INV 949.07 30" E CBMH E1 RIM 961.13 INV 949.21 30" W INV 956.32 15" S INV 958.20 4" NW INV 949.21 30" E MH E4 RIM 959.99 INV 947.70 30" W INV 947.70 30" E CBMH D25 RIM 956.19 INV 952.11 12" N INV 951.91 15" W CB D24 RIM 956.19 INV 952.25 12" S MH D13 RIM 956.12 INV 947.44 24" NE INV 947.55 24" S CBMH D12 RIM 955.49 INV 950.88 15" NW INV 948.38 18" SE INV 947.98 24" SW MH D17 RIM 954.69 INV 945.49 36" S INV 945.49 36" NE MH D16 RIM 954.59 INV 945.36 36" SW INV 945.36 36" NE CBMH D26 RIM 954.56 INV 950.99 15" E INV 950.99 15" W AD D17A RIM 954.20 INV 945.74 36" S INV 945.74 36" N AD D17B RIM 954.19 INV 946.24 36" S INV 946.24 36" N CBMH D11 RIM 954.00 INV 948.97 15" NE INV 950.43 15" E INV 950.23 18" NW CB D10 RIM 954.00 INV 949.25 15" SW MH D18 RIM 953.64 INV 947.02 36" W INV 947.02 36" N OCS P9 RIM 953.30 INV 944.20 36" W INV 947.25 36" E FES E5 INV 947.20 30" W FES D14 INV 947.25 24" N FES D15 INV 945.00 36" SW FES P9 RIM 947.29 INV 943.88 36" E CBMH D35 RIM 952.74 INV 948.40 12" SW INV 948.00 18" NW CB D36 RIM 952.74 INV 948.68 12" NE CBMH D37 RIM 950.76 INV 945.92 18" SE INV 945.92 24" N AD C8C RIM 958.99 INV 955.83 12" W AD C8B RIM 956.53 INV 952.81 12" E INV 952.81 12" W CB A20 RIM 962.27 INV 956.79 15" NW CBMH A21 RIM 961.54 INV 956.10 15" SE INV 956.10 15" NW CBMH A22 RIM 959.99 INV 955.35 15" SE INV 955.35 15" N CBMH A23 RIM 959.47 INV 954.83 15" S INV 954.83 15" NE SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:42pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC501.dwgXrefs:, 193804970XSXT, 193804970_07-20-2020_trees_gps_survey, 193804970XSXV, 193804970XSXW, 193805500PUDXBRD, Drainage areas, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSST, 193804970XSNWTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C5.03 STORM SEWER PLAN      ----     NSEE SHEET C5.02SEE SHEET C5.01 SEE SHEET C5.05 WETLAND (TYP) MAP KEY DRAINAGE BOUNDARY (TYP)SEE SHEET C2.05PROP. PHASE 2 EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT PROP. FUTURE PHASE EX PH A S E 1 D E V EL OP M E N T EX PHASE 1 DEVELOPMENT X Y L O I D A V E 7 8 T H P L WALNUT LANE79TH AVE 7 9 T H A V E 79TH AVEPROP. FUTURE PHASE PROP. FUTURE PHASE PROP. PHASE 2 PROP. PHASE 2 WETLAND BUFFER (TYP) SSSSCONTROL >> >> >>>>>> >> >>>>>>>>>>>>>>>>SCONTROL>>>>>> > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>5421 5434 5435 5436 5503 5507 5595 5599 5607 5611 5612 5721 5724 5725 5726 5727 5728 5729 57305731 5732 5733 5734 5735 5736 5737 5738 5739 5755 5756 5757 5758 5759 5760 5761 5762 5763 5764 5765 5766 5767 5768 5769 57705771 5772 5773 5774 5775 5776 5777 5811 5812 5819 5820 5821 5822 5823 5824 5825 5826 5837 5838 5841 5842 5854 5857 5858 5859 5860 5909 5920 5921 5923 5924 5925 5926 5927 5928 5929 5930 5954 5955 5959 5960 5967 59695970 6305 6307 6308 6309 6310 6327 6340 6341 63426343 6344 6352 6378 6423 6499 6558 6559 6560 6564 6565 6566 6567 6568 6569 6570 6571 6572 6573 6574 6575 6576 6577 6578 65796580 6581 6582 6583 6584 6585 6586 6587 65886589 6590 6591 6592 6593 6594 6595 6596 6597 6598 72447245 7333 7335 7336 7337 7339 7340 7341 7342 7343 73457346 7347 7348 7359 7468 7471 7474 7479 7480 7484 7485 7487 7489 7522 7524 7526 7527 7530 7538 7540 7541 7543 7551 7552 7553 7554 7571 7572 7574 7575 7583 7584 7585 7586 7587 7588 7595 7596 7615 7664 7665 7666 7667 7689 7690 7691 7702 7777 7778 7779 7780 7781 7782 5380 5413 5467 5518 5596 6070 6395 7109 7297 7308 7620 7729 7754 77587759 5037 5264 5276 5277 5278 5279 5280 5281 5282 5283 5284 5285 5286 5287 5288 5290 5332 5339 5341 5342 5343 5344 5346 5347 5348 5349 5350 5351 5352 5353 5354 5355 5356 5357 5358 5359 5360 5361 5362 5363 5364 5365 5366 5367 5368 5369 5370 5371 5372 5373 5374 5375 5376 5377 5378 5379 5381 5382 5383 5384 5385 5386 5387 5388 5389 5390 5391 5392 5393 5394 5395 5396 53975398 5399 5400 5401 54025403 5404 5405 5406 5407 5408 5409 5410 5411 5412 5414 5415 5416 5417 5418 5419 5420 5422 5423 5424 5425 5426 54275428 5429 54305431 5432 5433 5437 5438 5439 5440 5441 5442 5443 5444 5445 5446 5447 5448 5449 5450 5451 5452 54535454 5455 5456 5457 5458 5459 5460 5461 5462 5463 5464 5465 5466 5468 5469 5470 5471 5472 5473 54745475 5476 5477 5478 5479 5480 5481 5482 5483 5484 5485 5486 5487 5488 5489 549054915492 5493 5494 5495 5496 5497 5498 5499 5500 5501 5502 5506 5508 5511 5512 5514 5516 5517 5519 5520 5521 5523 5524 5525 5526 5527 5528 5529 5530 5531 5536 5537 5539 5540 5541 5542 5543 5544 5545 5546 5547 5548 5549 5550 5551 5552 5553 5554 5555 5556 5557 5558 5559 5560 5561 5562 5563 5564 5565 5566 5567 5568 5569 5570 5571 5572 5573 5574 5575 5576 5577 5578 5579 5580 55815582 5583 5584 5586 5589 5591 5592 5597 5598 5600 5601 5602 5603 5604 5605 5606 5613 5614 5615 5620 5621 5622 5623 5624 5625 5626 5627 5628 5629 5630 5631 56325633 5634 5635 56375638 5639 5640 5641 5642 564356445645 5646 5647 5648 5649 5650 5651 5652 5653 5654 5655 5656 5657 5658 5659 5660 5661 5662 5663 5664 5665 5666 5667 5668 5669 5670 5671 5672 5673 5674 5675 5676 5677 5678 5679 5680 5681 5682 5683 5684 5685 5686 5689 5690 5691 5696 5718 5740 5741 5742 5743 5744 5745 5746 5747 5748 5749 5750 5751 5752 5753 5754 5778 5779 5780 5781 5782 5783 5784 5785 5786 5787 5788 5789 57905791 5792 5793 5794 5795 5796 5797 5798 5799 58005801 5802 5803 5804 5805 5806 5807 5808 5809 5810 5813 5814 5815 5816 5817 5818 5895 5896 5897 5898 5899 5900 5901 5907 5908 5910 5911 5912 5913 5915 5916 59175918 5919 5922 5931 5932 5933 5934 59355936 5937 5938 5939 5940 5941 5942 59435944 5945 5946 5947 5948 5949 5950 5951 5952 5953 5956 59575958 5961 5962 5963 5964 59655966 5972 5978 5979 5980 5981 5982 5983 5984 5987 5993 5997 5998 5999 6000 6001 6002 6003 6004 6009 6010 6011 6012 6013 6014 6015 6016 6017 6018 6019 6020 6021 6022 6023 6024 6025 6026 6027 6028 6029 6030 6031 6032 6033 6034 6035 6036 6037 6038 6039 6040 6041 6042 6043 6044 6045 6046 6047 6048 6056 60716072 6073 6075 6076 6230 6306 636163626363 6364 6367 6368 6369 6375 6376 6377 6379 6380 6381 6384 6387 6389 6390 6391 6392 6393 6394 63966397 6398 6399 6400 6401 6402 6403 6404 6405 6406 6407 64086409 6410 6411 6412 6413 6414 6415 6416 6417 6418 6419 6420 6421 6422 6427 6428 6429 6430 6431 6432 6433 6434 6435 6436 6437 6438 6439 6440 6441 6442 6443 6444 6445 6446 6447 6448 6449 6450 6451 6452 6453 6454 6455 6456 6457 6458 6500 6501 6502 7040 7042 7043 7044 7045 7046 7047 7048 7049 7050 70517052 7053 7054 7055 7056 7057 7058 7059 7060 7061 7062 7063 7064 7065 7066 7067 7068 7069 7070 7071 7072 7073 7074 7075 7076 7077 7078 7080 7081 7082 7083 7084 7085 70867087 7088 70917092 7093 7094 7095 7096 7097 7098 7099 7100 7110 7111 7112 71137114 71177118 7119 7120 7121 7122 7123 7124 7126 7134 7135 7136 7137 7138 7139 7140 7141 7142 7143 7144 7145 7146 7149 7150 7177 7178 7179 7180 7181 7182 7185 7186 7187 7188 7189 7190 71917192 7193 7194 7195 7196 7197 7198 7199 7200 7201 7202 7203 7204 7205 7206 7207 7208 7209 7210 7214 7215 7216 7217 7218 721972207221 7222 7223 7224 7225 722672277228 7229 7230 7231 7232 7233 7234 7235 7236 7237 7238 7239 72407241 7242 7243 7246 7247 7248 7249 7250 7251 7252 7253 7254 7255 7256 7257 7258 7259 7260 7261 7262 7263 7264 7265 7266 7267 7268 7269 7270 7271 7272 7273 7274 7275 7276 7277 7278 7279 7280 7281 7282 72837284 7285 7286 7287 7288 7289 7290 7291 72927293 7294 72957296 7298 7299 7300 7301 7302 7303 7304 7305 7306 7307 7309 7310 7311 7312 7313 7314 7315 7316 7317 7318 7319 7320 7321 732273237324 7325 73267327 7328 7329 7330 7331 7332 7334 7338 7344 7349 7350 7351 7353 7354 7355 73567357 7358 7472 7475 7476 7477 7481 7482 7483 7501 7502 75037504 7505 7506 750775087509 7510 7511 75127513 7514 7515 7516 7517 7518 7519 7520 7521 7555 7556 7557 7558 75597560 7561 7562 7563 7564 7565 7570 7573 7576 7577 7578 7579 7580 7581 7582 7589 75907591 7592 7593 7594 7597 7598 7599 7600 7601 7602 7603 7605 7606 7610 76117612 7613 7614 7616 7619 7621 7622 7624 7625 7626 7627 7628 7629 7630 7631 7632 7633 7634 7635 7638 7639 7640 7644 7645 7646 7647 7648 7653 76617662 7663 7668 7669 7670 7671 7672 7673 7674 76757676 7677 7678 7679 7680 7681 7682 7683 7692 7695 7703 7706 7708 7709 7710 7711 7712 7713 7714 7715 7716 7717 7718 7719 7720 7721 7722 7723 7726 7727 77287730 7732 7733 77347735 7736 7737 7738 773977407741 7742 7743 7744 7745 7746 7747 7748 7749 7750 7751 7752 7753 7755 77567757 4955 4956 4957 4958 4959 4960 4961 4962 4963 4964 4969 49704971 4972 4973 4974 4975 4976 4980 4981 4982 4983 4984 4985 4986 4987 4988 4989 4990 4991 4992 4993 4994 4995 49964997 4998 4999 5000 5001 5002 5003 5004 5005 5006 5007 5008 5009 5010 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5023 5024 5025 5026 5027 5028 5029 5030 5031 5032 5033 5034 5035 5036 7788 7789 7790 7791 7792 7793 7794 7767 7768 7769 7770 7771 7772 7773 7774 7775 7776 7784 7785 7786 7787 7760 7761 77627763 7764 7765 7766 E M A I L E PROPANE TANK SS ROCK FLAG WELL FO - C FO - C F O - C F O - C F O - C F O - C F O - C F O - C 2 3 6 O H P O H P O H P O H P O H P O H P OH P OH P 13003 938.75 13002 WETLAND 10 WETLAND 9 WETLAND 6 WETLAND 8 WETLAND 11 DRAINAGE BOUNDARY (TYP) 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 3 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 4 1 2 3 4 5 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 F1 OUTLOT A OUTLOT B OUTLOT C SS >>>>>>>>>>> >>>>>>>> > > > > > > >>>>>>> > > > > > > > >>>>>>>>>>>>>>>>>>>>>>>> > > > >l>lllll >>l>>l>>ll>>l>>l>>l>>>l lll>ll>ll>ll>>>>>>>>>>>llllllllllllll l l l l l lllllllll l l l lllllllllllllllllllllllllllll> >llll> >>>l l>> l l>>l l l l>>l>>l>l>ll>ll>>l >>l >>ll>>l >l >>ll>>ll>>ll>>lll l>ll>>ll>ll>ll>>l>>l >>l l>>>>l>>l>>l>>l>>l>ll>ll>ll>llll>l >>l l >>l l >>l l >l>l>l>l>>l l >>l l > >l l >l>>>>llll>>> > > l l l l > >l l l l l >>>>ll>>>ll>>>>llll l l lll l l l llll>76'-24" STRM @ 3.90% 96'-18 " S T R M @ 0.5 6 % 133'-15" STRM @ 0.34%80'-24" STRM@ 1.90%71'-24" STRM@ 1.90%28'-24" STRM@ 0.50%70'-15" STRM @ 0.72% 90'-15" STRM @ 0.80%28'-15" STRM@ 0.79%163'-24" STRM@ 1.45 % 34'- 1 8 " S T R M @ - 1 . 0 0 % 34'-12" STRM @ 1.00% 30'-15" STRM @ 1.00% 153'-18" STRM@ 1.99% 7 0 ' - 1 5 " S T R M @ 2 . 0 0 %151'-15" STRM@ 1.50%94'-15" STRM@ 1.51%28'-12" STRM@ 1.50% 50'-24" STRM @ 3.21% 95'-24" STR M @ 0.50%28' -12 " STRM@ 1 .02% 95'-24" S T R M @ 0.49 %129'-24" STRM @ 0.50 % 21'-12" STRM @ 0.77%30'-24" STRM@ 0.50%162'-24" STRM@ 0.50%28'-24" STRM@ 0.50%160'-15" STRM @ 1.61% 24'-12" RCP @ 1.56%37' -12 " STRM@ 1 .01%29'-12" STRM@ 1.09%28'-12" STRM@ 1.00%127'-24" S T R M @ 0.50% 126'-18" S T R M @ 0.60% 75'-15" STRM @ 0.60%142'-15" S T R M @ 0.60%28'-12" STRM@ 1.11%34'-24" STRM @ -1.00% CB C1 RIM 958.16 INV 955.33 4" NE INV 953.87 15" S CBMH C2 RIM 958.16 INV 953.65 15" N INV 955.33 4" SE INV 953.65 15" W CBMH C3 RIM 957.33 INV 954.50 4" SE INV 952.93 15" E CBMH C4 RIM 956.85 INV 952.42 15" E INV 951.23 15" W INV 949.24 18" S INV 953.85 4" SW INV 953.85 4" SE INV 948.74 24" N CBMH C5 RIM 956.84 INV 948.60 24" S INV 953.84 4" NW INV 953.84 4" NE INV 948.60 24" N MH P5 EOF 2 RIM 952.39 INV 944.74 24" W INV 944.74 24" E MH C6 RIM 952.15 INV 947.08 24" S INV 944.34 24" N FES P5 EOF 1 INV 947.70 24" E MH P5 RIM 949.68 INV 941.46 18" W INV 941.46 18" E OCS P5 RIM 946.70 INV 939.50 18" NW INV 942.00 18" E FES B1 INV 943.00 24" SW FES C7 INV 943.00 24" S FES P5 3A INV 939.16 18" SE CB F1 RIM 954.49 INV 949.83 12" N CBMH F2 RIM 953.82 INV 949.49 12" S INV 949.49 15" NW CBMH F5 RIM 953.48 INV 949.19 15" SE INV 949.19 15" NE CB A31 RIM 957.50 INV 954.54 4" NW INV 953.95 12" S CBMH A32 RIM 957.08 INV 953.58 12" N INV 954.23 4" SW INV 953.58 12" E MH A33 RIM 956.96 INV 953.20 12" W INV 953.20 12" S INV 953.00 15" E CB B7 RIM 956.63 INV 953.29 4" SW INV 953.36 12" N CBMH A34 RIM 954.76 INV 950.43 15" W INV 943.10 24" E INV 951.93 4" SW INV 943.10 24" N CBMH A46 RIM 954.76 INV 942.96 24" S INV 951.93 4" NW INV 942.96 24" N CBMH A45 RIM 953.76 INV 943.58 24" NE INV 950.93 4" SW INV 943.58 24" W CB A35 RIM 952.78 INV 949.95 4" E INV 948.50 12" SW CBMH A36 RIM 952.77 INV 948.19 12" NE INV 949.94 4" S INV 947.99 15" W CBMH A43 RIM 952.77 INV 944.05 24" NE INV 949.05 12" NW INV 949.94 4" S INV 944.05 24" SW CB A44 RIM 952.72 INV 949.89 4" W INV 949.34 12" SE CB B1 RIM 953.90 INV 948.96 12" W CBMH B2 RIM 953.59 INV 948.54 12" E INV 948.34 15" N MH A37 RIM 951.74 INV 947.14 15" E INV 948.51 4" SE INV 947.14 15" W CBMH A42 RIM 951.37 INV 944.70 24" NE INV 948.54 4" S INV 944.70 24" SW MH A38 RIM 951.19 INV 946.69 15" E INV 946.89 12" N INV 948.37 4" SE INV 946.49 18" W CB A39 RIM 951.26 INV 947.21 12" S CBMH B3 RIM 952.70 INV 946.93 15" S INV 946.93 15" NE CB A41 RIM 950.39 INV 947.56 4" NW INV 946.41 12" S CBMH A40 RIM 950.39 INV 945.73 18" E INV 946.13 12" N INV 947.56 4" SE INV 945.33 24" SW CBMH B4 RIM 951.17 INV 944.66 15" SW INV 944.66 15" SE CBMH B5 RIM 950.63 INV 943.26 15" NW INV 943.06 18" E MH A47 RIM 947.47 INV 942.15 24" S INV 942.15 24" NE OCS P4 RIM 946.85 INV 940.30 24" W INV 943.10 24" E FES A48 INV 942.00 24" SW FES P4 INV 941.50 24" WFES P4A INV 939.96 24" EFES B6INV 940.00 18" WSHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:43pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC501.dwgXrefs:, 193804970XSXT, 193804970_07-20-2020_trees_gps_survey, 193804970XSXV, 193804970XSXW, 193805500PUDXBRD, Drainage areas, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSST, 193804970XSNWTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C5.04 STORM SEWER PLAN      ----     N SEE SHEET C5.02 SEE SHEET C5.05FLOODPLAIN BOUNDARY ELEV = 938.5 SHORELAND DISTRICT BOUNDARY WETLAND (TYP) MAP KEY DRAINAGE BOUNDARY (TYP) PROP. FUTURE PHASE PROP. FUTURE PHASE PROP. PHASE 2 PROP. PHASE 2 PROP. PHASE 2 EX PHASE 1 DEVELOPMENT WALNUT L N 79TH PLXYLOID AVEX Y L O I D A V E SSSCONTROL >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>> >>>>S SCONTROL>> >> >>>>>>>>>>>>>>>>>>>>>>>>S>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>S>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>4291 4293 4295 4296 4300 4304 4305 4306 4307 4361 4367 4797 4802 48034804 4866 4945 5142 5180 5242 5245 5247 5421 5434 5611 5612 5721 5724 5725 5726 5727 5728 5729 57305731 5732 5733 5734 5735 5736 5737 5738 5739 5755 5756 5757 5758 5759 5760 5761 5762 5763 5764 5765 5766 5767 5768 5769 57705771 5772 5773 5774 5775 5776 5777 5811 5812 5819 5820 5821 5822 5823 5824 5825 5826 5837 5838 5841 5842 5854 5857 5858 5859 5860 5909 5920 5921 5923 5924 5925 5926 5927 5928 5929 5930 5954 5955 5959 5960 5967 59695970 1861 1862 1863 1864 1865 1866 1867 1868 1869 1870 1871 1872 1873 1874 1875 1876 1877 1878 1879 1880 1882 1883 1884 18851886 1887 1888 1889 1890 1891 1892 1893 1894 1895 1896 1897 1898 1899 1900 1901 1902 1903 1904 1905 1906 1907 1908 1909 1910 1911 1912 1913 1914 1915 1916 1917 1918 1919 19201921 1923 1924 1946 1947 1948 1949 1950 1951 1952 1953 1956 1957 1961 2021 2022 2023 2024 2025 2028 2170 2171 2182 2187 2192 23192320 23232325 2326 2327 2328 2329 2340 23452346 2350 2362 2388 2392 2394 2395 2414 2418 2421 2442 2480 2372 3809 4092 4440 44414442 4491 46404641 5037 5038 5039 5040 5041 5042 5043 5044 5045 5046 5047 5048 5049 5050 5051 5052 5053 5054 5055 5056 5057 5058 5059 5061 5063 5064 50665067 5069 5070 5071 5072 5091 50925096 5244 5246 5264 5266 5267 5269 5270 5271 52725273 5274 5275 5276 5277 5278 5279 5280 5281 5282 5283 5284 5285 5286 5287 5288 5290 5332 5339 5341 5342 5343 5344 5346 5351 5353 5354 5355 5356 5357 5358 5359 5360 5361 5362 5363 5364 5365 5366 5367 5368 5369 5375 5394 5395 5415 5417 5418 5419 5420 5422 5423 5424 5425 5426 5433 5552 5553 5554 5555 5556 5557 5558 5559 5560 5561 5562 5563 5564 5565 5566 5567 5568 5569 5570 5571 5572 5573 5574 5575 5576 5577 5578 5579 5580 55815582 5583 5584 5586 5613 5614 5615 5620 5621 5622 5623 5624 5625 5626 5627 5628 5629 5630 5631 56325633 5634 5635 56375638 5639 5640 5641 5642 564356445645 5646 5647 5648 5649 5650 5651 5652 5653 5654 5655 5656 5657 5658 5659 5660 5661 5662 5663 5664 5665 5666 5667 5668 5669 5670 5671 5672 5673 5674 5675 5676 5677 5678 5679 5680 5681 5682 5683 5684 5685 5686 5689 5690 5691 5696 5718 5740 5741 5742 5743 5744 5745 5746 5747 5748 5749 5750 5751 5752 5753 5754 5778 5779 5780 5781 5782 5783 5784 5785 5786 5787 5788 5789 57905791 5792 5793 5794 5795 5796 5797 5798 5799 5800 5801 5802 5803 5804 5805 5806 5807 5808 5809 5810 5813 5814 5815 5816 5817 5818 5895 5896 5897 5898 5899 5900 5901 5907 5908 5910 5911 5912 5913 5915 5916 59175918 5919 5922 5931 5932 5933 5934 59355936 5937 5938 5939 5940 5941 5942 59435944 5945 5946 5947 5948 5949 5950 5951 5952 5953 5956 59575958 5961 5962 5963 5964 59655966 5972 5978 5979 5980 5981 5982 5983 5984 5987 5993 5997 5998 5999 6000 6001 6002 6003 6004 6009 6010 6011 6012 6013 6014 6015 6016 6017 6018 6019 6020 6021 6022 6023 6024 6025 6026 6027 6028 6029 6030 6031 6032 6033 6034 6035 6036 6037 6038 60396040 6041 6042 6043 7096 7098 7099 7100 2126 2127 21282129 2130 2140 2141 2142 2143 2144 2145 2146 2147 2148 2149 2150 2151 2152 2153 2154 2155 21562157 2158 2159 2160 2161 2162 21632164 2165 2166 2167 2168 2169 2172 2173 2174 2175 2176 2177 2178 2179 2180 2183 2184 2185 2186 2188 2189 2190 2191 2193 2194 2195 2196 2198 2202 2203 2204 2205 2219 2276 2277 22882289 2292 2294 2302 2303 2305 2307 2308 2309 2310 2311 2312 2313 2314 2315 2316 2317 2318 2321 2322 2324 2332 2335 2336 2338 2347 2348 2349 2351 2352 2353 2354 2355 2356 2357 2358 2359 2360 2361 2363 2364 2365 2366 2367 2368 2369 2370 23712373 2374 2375 23762377 2378 2379 2380 2381 2382 2383 2384 2385 2386 2387 2393 2396 2398 2399 2400 2401 2402 2403 2404 2405 24062407 2408 2409 2410 2411 2413 2444 2445 2482 3503 35043505 3506 3507 3508 3509 3510 3511 3512 3513 3514 3515 3516 35173518 3519 3520 3521 3522 3523 3524 3525 3526 3527 3528 3529 3530 3531 3532 3533 3534 3535 3536 3537 3538 3547 3548 3549 3550 3551 3552 3553 35543555 3559 3767 3768 3769 3770 3771 3772 3773 3774 3775 3776 3777 3778 3779 37803781 3782 3783 3784 3785 3786 3787 3788 3789 3790 3791 3792 3793 3794 3795 3796 3797 3798 3799 3800 3801 3802 38043805 3806 3807 3808 3810 3811 3812 3813 3814 3815 3816 3817 3818 3819 3820 3821 4064 4065 4067 4070 4071 4072 4073 4074 4075 4076 4077 4078 4079 4080 4083 4084 4085 4086 4087 4088 4089 4090409140934094 4095 4096 4097 4098 4099 4100 4101 4102 4294 4301 4302 4303 4355 4356 4357 43584359 4360 4362 4363 4364 4371 4372 4373 4374 4375 4376 4377 43784379 4380 4381 4382 4383 4384 4385 4386 4387 4388 4389 4390 4391 4392 4393 4394 4395 4396 4397 4398 4399 4400 4401 44024403 4404 4405 4406 4407 4408 4409 4410 4411 4412 4413 4414 44154416 4417 4418 4419 4420 4421 44224423 4424 4425 4426 4427 4428 4429 44304431 4432 4433 4434 4435 4436 4437 44384439 4443 4444 4445 44464447 44484449 4450 4451 4452 4453 4454 4455 44564457 445844594460 4461 4462 4463 4464 4465 446644674468 4469 447044714472 4473 4474 4475 4476 44774478 4479 4480 4481 4482 4483 4484 4485 44864487 4488 4489 4490 44924493 4494 4495 44964497 44984499 4500 4501 4502 4503 4504 4505 4506 4507 4508 4509451045114512 4513 4514 4515 451645174518 4519 4520 4521 4522 4523 45244525 4526 4527 4528 4529 4530 4531 4532 4533 4534 4535 45464547 4548 4549 4550 4551 4552 4553 4554 4555 4556 4557 4558 4559 4560 4561 4562 4563 4564 4565 4566 4567 4568 4569 4570 4571 4572 4573 4574 4575 4576 4577 4578 4579 4580 4581 4582 4583 4584 4585 4586 4587 4589 4590 4591 4592 4593 45944597 4598 45994604 4611 4612 4615 4616 4617 4618 4619 4620 4621 4622 4623 4624 4625 4626 4627 4628 4629 4630 4631 4632 4633 4634 4635 4636 4637 4638 4639 46424643 4644 4645 4646 4647 4648 4649 4650 4651 4652 4653 4654 4655 4656 4657 4682 4683 4684 4685 4686 4687 4688 4689 46904691 4692 4693 4694 4695 4696 4697 4698 46994700 4701 4702 4703 4704 4705 4706 4707 4859 4862 4954 4955 4956 4957 4958 4959 4960 4961 4962 4963 4964 4965 4966 4967 4968 4969 49704971 4972 4973 4974 4975 4976 4977 4978 49794980 4981 4982 4983 4984 4985 4986 4987 4988 4989 4990 4991 4992 4993 4994 4995 49964997 4998 4999 5000 5001 5002 5003 5004 5005 5006 5007 5008 5009 5010 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5023 5024 5025 5026 5027 5028 5029 5030 5031 5032 5033 5034 5035 5036 2026 2027 2029 2030 2034 2035 2036 2037 2038 2039 2040 2041 20422043 >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>C 4 7 12 PROPANE TANK SS XXXXXXXXXXXXXXXXXXWETLAND 4 WETLAND 11 ABANDON EX. DRAINTILE 5 6 7 4 6 7 8 1 9 2 10 3 11 4 12 5 6 7 8 1 9 8 7 6 5 4 3 2 12 1 2 3 16 17 18 19 12 13 14 15 16 2 23 24 25 26 27 28 1 2 3 4 F4 SS SSSSSS SS SS SS SS SS SS SS >>>>>>>>>>>>>>>>>>>>> > >>>>>>>>>>>> >>>>>>>>>>> > > >>>>>>>>>>>>> > > >>>>>>>>FM FM FM F M FMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMl>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > > > > > > > > > >llllllllllllllllllllll l l l l l l l l l l l l l lllllllllllllllllll l l l l l l l l l l l lll l l l l l l l l llllll l l l l l l >>l>>>>>>>>>>llllllllllll lllllllllll>>l>>l>>l>ll>ll>lll>>l >>l >ll>ll>ll>>ll>>>>l l l l >>>>l l l l l > > > > l l l l l>>>>l l l l >>>>>>>>>>ll>>llllllllllllllllSSSS>>>>>SS >>>>>>>>l llllSS 129'-24" STRM@ 0.27 %111'-24" STRM@ 0.25%28'-12" STRM@ 1.00%119'-24" STRM@ 0.25%28'-12" STRM @ 1.01%40'-27" STRM@ 0.50%74' -30 " STRM@ 0 .25%31'-27" STRM@ -0.50%57'-18" STRM@ 3.79%8'-18" STRM @ 0.25% 4 7 ' - 1 8 " S T R M@ 0 . 2 5%57'-18" STRM@ 0.25%94'-18" STRM@ 0.25%57'-18" STRM@ 0.25%296'-24" STRM @ 1.37% 353'-18" STRM @ 0.22% 76'-24" STRM @ 3.90% 96'-18 " S T R M @ 0.5 6 % 90'-15" STRM @ 0.80%28'-15" STRM@ 0.79%34'- 1 8 " S T R M @ - 1 . 0 0 % 3 3 ' - 1 5 " S T R M @ 0 . 9 2% 156'-15" S T R M @ 2.17% 28'-15" S T R M @ 1.75%97'-15" STRM@ 1.75%37'- 1 8 " S T R M @ 1 . 6 3 % 27' - 1 8 " S T R M @ - 1 . 0 0 %29'-15" STRM@ 1.75%38'-15" RCP @ 1.75%68'-15" STRM@ 1.75%70'-24" S T R M @ 0.20% 13 2 ' - 2 4 " S T R M @ 0 . 2 0 % 28 ' - 1 2 " S T R M @ 1 . 0 0 %112'-18" STRM@ 0.96%128'-18" STRM@ 0.96%123'-18" STRM@ 0.96%34'-12" STRM@ 1.00%53'-15" STRM @ 6.60% 29 ' - 1 2 " S T R M @ 1 . 0 0 % 34'-12" STRM @ 1.00% 30'-15" STRM @ 1.00%121'-15" STRM@ 0.96 %123'-15" STRM@ 0.96% 25'-15" STRM @ -1.00% 142'-15" S T R M @ 0.60%28'-12" STRM@ 1.11%CBMH D38 RIM 949.26 INV 944.20 24" S INV 944.60 12" W INV 941.80 24" N CBMH D39 RIM 949.24 INV 944.88 12" E CB D41 RIM 947.76 INV 943.28 12" E CBMH D40 RIM 947.76 INV 941.50 24" S INV 943.00 12" W INV 941.50 24" N CBMH D42 RIM 945.84 INV 941.22 24" S INV 941.22 24" NE FES D50 INV 943.00 18" N MH D44 RIM 944.84 INV 940.88 24" SW INV 940.18 18" SE INV 940.18 30" N AD D49 RIM 943.84 INV 940.84 18" S INV 940.84 18" N AD D48 RIM 943.70 INV 940.70 18" S INV 940.70 18" N OCS P12 RIM 944.08 INV 937.00 27" S INV 940.00 27" N AD D47 RIM 943.55 INV 940.55 18" S INV 940.55 18" N AD D45 RIM 943.30 INV 940.30 18" SE INV 940.30 18" NW AD D46 RIM 943.30 INV 940.32 18" S INV 940.32 18" NW FES D43 INV 940.00 30" S FES P12 INV 939.80 27" S FES P12A INV 936.85 27" N CB C1 RIM 958.16 INV 955.33 4" NE INV 953.87 15" S CBMH C2 RIM 958.16 INV 953.65 15" N INV 955.33 4" SE INV 953.65 15" W MH P5 EOF 2 RIM 952.39 INV 944.74 24" W INV 944.74 24" EFES P5 EOF 1 INV 947.70 24" E MH P5 RIM 949.68 INV 941.46 18" W INV 941.46 18" E OCS P5 RIM 946.70 INV 939.50 18" NW INV 942.00 18" E FES P5 EOF 3 INV 940.70 24" W FES P5 3 INV 940.70 18" W FES P5 3A INV 939.16 18" SE CBMH A23 RIM 959.47 CBMH A24 RIM 958.50 INV 954.17 15" SW INV 954.17 15" N CBMH A25 RIM 957.30 INV 952.97 15" S INV 952.97 15" N CBMH A26 RIM 956.28 INV 951.28 15" S INV 951.28 15" E CBMH A27 RIM 956.28 INV 950.79 15" W INV 946.69 15" E MH A28 RIM 946.88 INV 943.30 15" W INV 943.30 15" SE OCS P10 RIM 945.25 INV 939.50 18" NW INV 942.00 18" SE FES A29 INV 943.00 15" NW FES P10 INV 941.40 18" NW FES P10A INV 939.23 18" SE CB F1 RIM 954.49 INV 949.83 12" N CBMH F2 RIM 953.82 INV 949.49 12" S INV 949.49 15" NW CBMH F5 RIM 953.48 INV 949.19 15" SE INV 949.19 15" NE CBMH F6 RIM 952.65 INV 948.03 15" SW INV 948.03 15" NE CB F4 RIM 951.91 INV 947.91 12" N CBMH F7 RIM 951.78 INV 947.57 12" S INV 946.84 15" SW INV 946.59 18" NE CBMH F8 RIM 950.89 INV 945.41 18" SW INV 945.41 18" NE CB F10 RIM 949.60 INV 945.27 12" NW CBMH F9 RIM 949.51 INV 944.98 12" SE INV 944.18 18" SW INV 943.98 18" NE CB F12 RIM 948.22 INV 944.20 12" NW CBMH F11 RIM 948.22 INV 942.90 18" SW INV 943.92 12" SE INV 942.40 24" NW MH F13 RIM 946.36 INV 942.14 24" SE INV 942.14 24" SW OCS P6RIM 944.75INV 939.50 15" EINV 942.00 15" WFES F14 INV 942.00 24" NE FES P6ARIM 940.79INV 939.25 15" WFES P6RIM 940.04INV 938.50 15" ECB A35 RIM 952.78 INV 949.95 4" E INV 948.50 12" SW CBMH A36 RIM 952.77 INV 948.19 12" NE INV 949.94 4" S INV 947.99 15" W INV 947.14 15" E INV 948.51 4" SE INV 947.14 15" W SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/10/2022 - 10:49amDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDC501.dwgXrefs:, 193804970XSXT, 193804970_07-20-2020_trees_gps_survey, 193804970XSXV, 193804970XSXW, 193805500PUDXBRD, Drainage areas, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSNU, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSST, 193804970XSNWTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal C5.05 STORM SEWER PLAN      ----     N SEE SHEET C5.03SEE SHEET C5.04FLOODPLAIN BOUNDARY ELEV = 938.5 WETLAND (TYP) MAP KEY DRAINAGE BOUNDARY (TYP) EX PHASE 1 DEVELOPMENT PROP. PHASE 2 PROP. FUTURE PHASE EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT PROP. PHASE 2WA L N U T LN 80TH AVEPROP. FUTURE PHASE 79TH AVEWETLAND BUFFER (TYP) M E E E E E E E CC CCCCC C H O H POHPOHPOHP F O -C F O -C F O -C F O -C F O -C F O -C F O -C F O -C F O -C F O -C F O -C F O -C F O -C F O -C F O -C F O - C F O -C F O -C F O-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C E E E E 13 14 OHP OHP OHPOHPO H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P OHPOHPO H POHPOHPOHPOHPOHPOHPOHP O H P llllllllllllllllllllllllllllll>>>>>>>>>>>>>>>>>>> >>>>> > > > > > > > >XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX>>>>>>7 8 T H P L A C E 78TH PLACE C O U N T Y R O A D 1 0 CITY OF CORCORAN 8200 CO RD NO 116 HAMEL MN 55340 JOSEPH ANDRES 8220 CAIN RD CORCORAN MN 55340 10-50 PROPERTIES LLC 4279 HAWKSBURY CIR EAGAN MN 55123 CITY OF CORCORAN 8200 CO RD NO 116 CORCORAN MN 55340 DALE & PATRICIA PATNODE 1200 NICOLLET AVE #209 MINNEAPOLIS MN 55403 DALE PATNODE 1200 NICOLLET MALL #209 MINNEAPOLIS MN 55403 PERRY W & MARGARET L MILLER 20102 COUNTY RD #10 HAMEL MN 55340 ST THOMA 20020 CO HAMEL MN SCOTT & MARIE TREPTAU NH 1NA 1 FF 1VF 1 NA 1 HO 1 SWO 4 VF 3 KC 2 HO 2 KC 2AS 1 SWO 3 EA2 2 PN 2 CB 5PP 2 MK 7 CB 6 EA2 4 PC 3 FF 2 CB 6PN 3 MK 11 AS 1 SWO 2 PC 2 PP 1 CB 6 SWO 2 EA2 2 BH 5 EA2 2 CB 9 KC 2 EA2 3 BH 2 MK 9 BH 1 PP 2 CB 9 12 NA 3 SM 1 3 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTAPRINT NAME:SIGNATURE:DATE:LIC. NO. REVISION CHECKED Plot Date: 02/09/2022 - 11:24pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDL101.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSNO-CR10, 193804970XSNF-PH 3, 193804970XSNF-PH 1, 193804970XSNF-PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN 193805500FINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal L1.01 LANDSCAPE PLAN       ----  MINNESOTA.   N 0 50 100 5' WIDE SIDEWALK 28'ROAD(TYP.)50'ROW(TYP.)STREET LIGHT (TYP.) SEE SHEET L1.02 MAP KEY P PX PX PX E E E E E F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O -C F O - C F O - C F O -C F O - C F O -C F O -C F O -C F O -C F O -C F O -C F O -C F O -C CLVT 5 8 O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P W A L N U T L A N E X Y L O I D L A N E 7 8 T H P L A C E79THAVE79THPLACE 79TH PLACE 79TH AVE 7 8 T H P L A C E C O U N T Y R O A D 1 0 ROBERT & THERESA CROUSE 20301 CO RD NO 10 HAMEL MN 55340 EA104SH68CG100SH28IR 1FF 1KC 1 SWO 1 CH 1 HO 1 HO 1 RB 1 SWO 1 PG 3 SM 4 IR 2 FF 1HO 1 BF 1 PG 1 RB 4 SL 4 CH 1 VF 4 SWO 2 NA 2 KC 1 HO 1 NH 3 SL 1 FF 1 IR 1 BH 2 MK 2 PN 1 PP 1 BH 2 EA2 5 PN 1 AS 1 EA2 3 SWO 1 CB 4 SY 3 NH 3 NH 1 NA 1 NH 1 HO 1 KC 3 IR 1 FF 1 SWO 1 SM 1 FF 1 SWO 1 PG 4 VF 3 RB 1HO 1RB 1 HO 1 RB 1 NH 2 SWO 4 NA 3 SWO 4 PG 3 SM 3 VF 3 KC 2 SWO 2 EA2 CB 9 KC 2 EA2 3 PN 2 FM 1 AS 1 BH 2 MK 9 BH 1 PP 2 CB 9 SWO 1 SL 2 BH 4 CB 5 PP 3 FM 2 MK 11 CB 4 IR 1 FM 2 PP 2 CB 13 AS 12 QR 1 IR 1 RB 1 SY 3 SL 1 HO 1 FF 2 AS 1 BH 4 SWO 1 PN 3 FF 2 PP 2 PC 3 SWO 3 BH 2 QR 2 BH 5 FF 2 HO 1 NA 3KC 1 IR 1VF 1 SL 4 VF 1 BF 1 IR 2 IR 1 SWO 3 IR 1 SM 2 RB 1 FF 1 KC 1 VF 1 HO 1 CH 1 VF 1 SL 1 RB 1 SM 1 PG 1 NA 3 HO 1 PG 1 HO 1 KC 2 FF 1 VF 1 BO 1 SY 3 PG 1 IR 1 SWO 5 SM 1 CH 3 PG 2 SY 3 CB 5 CB 4 CB 4 CB 4 EA2 4 CB 6 CB 6 SM 3 SWO 1 EA2 13 EA2 5 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTAPRINT NAME:SIGNATURE:DATE:LIC. NO. REVISION CHECKED Plot Date: 02/09/2022 - 11:29pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDL101.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSNO-CR10, 193804970XSNF-PH 3, 193804970XSNF-PH 1, 193804970XSNF-PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN 193805500FINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal L1.02 LANDSCAPE PLAN       ----  MINNESOTA.   N 0 50 100 5' WIDE SIDEWALK 5' WIDE SIDEWALK 10' WIDE TRAIL 5' WIDE SIDEWALK 5' WIDE SIDEWALK STREET LIGHT (TYP.)50'ROW (TYP.)28'ROAD(TYP.)2 8' R O A D (T Y P.) 5 0' R O W( T Y P.)28'ROAD(TYP.)50'ROW (TYP.)50'ROW (TYP.)28'ROAD(TYP.)2 8' R O A D ( T Y P.) 5 0' R O W( T Y P .) 10' WIDE TRAIL 8 0' R O W(T Y P.) FUTURE TURN LANES TO BE DESIGNED BY OTHERS SEE SHEET L1.04 SEE SHEET L1.03 SEE SHEET L1.01 50'ROW(TYP.)MAP KEY LANDSCAPE BERM PX PX PX P X PX PX WETLAND 10 WETLAND 9 WETLAND 6 WETLAND 8 WETLAND 11 E E PROPANE TANK SS ROCK FLAG WELL FO-C FO-C F O - C F O-C F O -C F O - C F O - C F O - C 2 3 6 O H P O H P O H P O H P O H P O H P OHP OHP WALNUTLANE XYLOID LANE W A L N U T L A N E XYLOIDLANE7 9T H P L A C E 79TH PLACE THOMAS J & SUSAN STOCK 7202 TOPVIEW RD EDEN PRAIRIE MN 55346 JOHN C GLEASON 20310 CO RD NO 10 HAMEL MN 55340 SURVEY LINE PER HENNEPIN COUNTY STATE AID HIGHWAY NO. 10, PLAT 8 NE CORNER OF THE NE1/4 OF THE SW1/4 OF THE SEC. 23, T119, R 23 E. LINE OF NE1/4 OF SW1/4 OF SEC. 23, T119, R23 RB 1 SWO 5 BF 2 IR 1 PG 2 SM 1 BO 1 FF 1 SM 1 BO 1 HO 1 KC 2 SWO 2 NA 1SL 1 FF 1 BO 2 SY 3 BF 3 CH 3 IR 3 NA 3 BO 1 FF 1 HO 1 SM 1 SY 1 NA 1 SWO 1 CH 1 VF 1 BO 1 FF 1 VF 1 SM 1 VF 3 VF 2 NH 3 BO 1 BF 1 SL 2 VF 1 SM 1 HO 1 RB 1 SM 1 SM 1 CH 1 KC 1 HO 1 KC 2 BF 1 FF 1 CH 3 BO 1 FF 1 PG 1 IR 1 SWO 1 RB 1 SM 1 CH 2 FF 1 IR 1 NH 2 BF 2 VF 2 HO 2 VF 2 IR 1 SY 2 IR 1 KC 1 BO 1 NA 5 IR 2 SWO 5 BF 1 VF 1 SL 2 VF 2 HO 1 VF 1 SY 2 RB 1 NH 1 RB 1 HO 2 SL 2 SM 3 IR 2PG 1 SL 1 NA 1 SWO 2 BF 1 CH 5 IR 1RB 1 SY 2 KC 1 HO 1 BF 3 HO 1 KC 1 IR 1 FF 1 RB 1 VF 1 SY 4 VF 2 FF 1 SM 1 SY 1 VF 1BF 1 SWO 1 NA 1 HO 1 KC 1 FF 1 SY 2 FF 1 PG 4 NA 1 BF 2VF 4 IR 3 HO 1 IR 1 FF 1 VF 1 PG 1 SM 1 FF 1 SY 1 VF 2 PN 2 BF 3 SWO 5 HO 1 SM 2 BF 2 SWO 1 SY 1 SL 1 IR 2 SL 1 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTAPRINT NAME:SIGNATURE:DATE:LIC. NO. REVISION CHECKED Plot Date: 03/11/2022 - 10:31amDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDL101.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSNO-CR10, 193804970XSNF-PH 3, 193804970XSNF-PH 1, 193804970XSNF-PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN 193805500FINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal L1.04 LANDSCAPE PLAN       ----  MINNESOTA.   N 0 50 100 5' WIDE SIDEWALK STREET LIGHT (TYP.) 2 8 'ROAD(TYP . ) 5 0 'ROW( T Y P . ) WETLAND PROTECTION SIGN (TYP.) 5' WIDE SIDEWALK 28' ROAD (TYP.) 50'ROW (TYP.) 8' WIDE TRAIL 8' WIDE TRAIL STREET LIGHT (TYP.) 5' WIDE SIDEWALK2 8'ROAD(TYP.)50'ROW(TYP.)5' WIDE SIDEWALK STREET LIGHT (TYP.)SEE SHEET L1.05 SEE SHEET L1.02SEE SHEET C1.04 MAP KEY SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTAPRINT NAME:SIGNATURE:DATE:LIC. NO. REVISION CHECKED Plot Date: 02/10/2022 - 9:35amDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDL101.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSNO-CR10, 193804970XSNF-PH 3, 193804970XSNF-PH 1, 193804970XSNF-PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN 193805500FINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal L1.07 PLANTING DETAILS       ----  MINNESOTA.  R .50 PLANT SPACING (ON CENTER) P (FT.) P= PLANT SPACING, R= ROW SPACING .43 R (FT.) .67 .58 .83 .72 1.00 .87 1.25 1.08 1.50 1.30 2.00 1.73 2.50 2.17 3.00 2.60 4.00 3.46 5.00 4.33 6.00 5.20 P P EQ.EQ. PLANTING AS SHOWN ON PLANS STEEL EDGING: 3/16" (7 GAUGE), 6" DEPTH, TOP OF EDGING FLUSH WITH GRADE, COLOR AS SPECIFIED TURF/ SOD AS SPECIFIED STEEL ANCHORING STAKES: 10 GAUGE, 12" LENGTH, 4 STAKES PER EACH 10', INSTALL ON BED SIDE OF EDGER. COLOR AS SPECIFIED UNDISTURBED SUBSOIL NOTE: - CONTRACTOR TO PROVIDE SAMPLES OF STEEL EDGING AND COLOR OPTIONS FOR APPROVAL. - SEE PLANS FOR LOCATION OF STEEL EDGING. STEEL EDGING LOCATED BETWEEN SOD AND PERENNIAL PLANTING AREAS AND TYPICAL EDGER DETAIL BETWEEN PLANTING AREAS AND NATURALIZED AREAS. M C BF ll4" 4" 4"lM WETLAND 10 WETLAND 9 WETLAND 6 WETLAND 8 WETLAND 3 WETLAND 4 WETLAND 11 ME E E E E E E E E E E E E E PROPANE TANK SS ROCK FLAG WELL E CE E E EC E E EE E E E EC E E EE E E E ECHCE E E E EC E E E E E E E E SS E SS S CC CCCCCCH E EOHPOHPOHPOHPOHPOHP TOC 969.93 INV 960.21 E TOC 966.53 INV 958.62 E/W FO-C FO-C FO-C FO-C FO-C F O -C F O - C F O - C F O - C F O - C F O - C F O - C F O -C F O -C F O -C F O -C F O -C F O -C F O - C F O -C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C G-C G-C G-C G-C UNDERGROUNDGAS MAIN SIGN UNDERGROUNDGAS MAIN SIGN >>>>>>>>>>>>>>>>MAILE E E CLVT CLVT E E C E E CLVT OHP O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P OHP OHP OHP OHP OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPO H P CTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BCTV-BG-BG-BG-BG-BG-BG-BG-BG-BG-BG-BG-BPROPANE TANK SS FM F M FMFMFMllllllll>>>>>>> > > CLVT CLVT CLVT XXXXXXXXXXXXXXXXXXXCLVT CLVTCLVT >>>>>>>>>>>>>>>>XYLOID LANE W A L N U T L A N E WALNUTLANEX Y L O I D L A N E 7 8 T H PL A C E79THAVE79THPLACE 7 9 T H A V E 7 8 T H PL A C E FUTURE 79TH PL80THAVEC O U N T Y R O A D 1 0 C O U N T Y R O A D 10 FUTURE 80TH AVE Area to Receive Irrigation SYMBOL MANUFACTURER/MODEL/DESCRIPTION Shut Off Valve Febco 825Y 4" Reduced Pressure Backflow Preventer Baseline BL-3200P Two-wire controller in 16-gauge stainless-steel pedestal enclosure, expandable up to 200 stations. Booster Pump Irrigation Mainline: PVC Schedule 40 Pipe Sleeve: PVC Class 200 Typical pipe sleeve for irrigation pipe. Pipe sleeve size shall allow for irrigation piping and their related couplings to easily slide through sleeving material. Extend sleeves 18 inches beyond edges of paving or construction. BF C IRRIGATION SCHEDULE With rain switch. SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OF MINNESOTAPRINT NAME:SIGNATURE:DATE:LIC. NO. REVISION CHECKED Plot Date: 03/11/2022 - 11:43amDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDL200.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, 193804970XSNO-CR10, 193804970XSNITHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN 193805500FINAL PLANNED UNIT DEVELOPMENT, PHASE 2DAVID AHRENS2/11/2022217112/11/22PUD Submittal L2.00 OVERALL IRRIGATION PLAN       ----  MINNESOTA.   N 0 150 300 NOTES: 1. CONTRACTOR SHALL HAVE FULL RESPONSIBILITY FOR MAINTENANCE OF THE PLANTINGS, INCLUDING WATERING, WEEDING, MULCHING, PRUNING, STAKING, WRAPPING, FERTILIZING, AND ALL ELSE NECESSARY TO ENSURE HEALTHY GROWTH OF THE PLANTINGS. 2. TURF ESTABLISHMENT 2.1.WATER SEEDED AND OR SODDED AREAS AS NECESSARY DURING THE ESTABLISHMENT PERIOD TO PROVIDE ESTABLISHMENT OF TURF OVER 90-PERCENT PER EACH SQUARE FOOT OF SEEDED AREAS AND 100-PERCENT OF SODDED AREAS. 3. MAINTENANCE 3.1.MAINTAIN RESTORED AREAS IN ACCORDANCE WITH MNDOT SPEC. 2575.3K AND IN ACCORDANCE WITH THE 2014 MNDOT SEEDING MANUAL. CONTRACTOR IS RESPONSIBLE FOR ALL MAINTENANCE ACTIVITIES AS REQUIRED TO ENSURE PROPER SEED GROWTH, INCLUDING BUT NOT LIMITED WEED CONTROL, WATERING, AND MOWING. 3.2.RESTORED AREAS THAT HAVE BEEN SATISFACTORILY COMPLETED AND ARE DISTURBED BY ADDITIONAL CONSTRUCTION ACTIVITY REQUIRED BY THE TIMING AND SEQUENCING OF THE WORK SHALL BE RESTORED OVER TO THE SAME REQUIREMENTS OF THE ORIGINAL WORK. 3.3.ANY SOD THAT DOES NOT SHOW DEFINITE GROWTH AND ESTABLISHMENT BY THE END OF THE ESTABLISHMENT PERIOD SHALL BE REPLACED AND ESTABLISHED AT THE PROPER SEASON BY THE CONTRACTOR AT HIS/HER EXPENSE. 3.4.SEED MAINTENANCE SHALL BE DONE IN CONFORMANCE WITH THE 2014 MNDOT SEEDING MANUAL - MAINTENANCE REQUIREMENTS FOR YEAR 1. 3.5.WATERING OF SEEDED AND SODDED AREAS SHALL BE DONE THROUGHOUT THE ESTABLISHMENT PERIOD TO ENSURE ESTABLISHMENT OF PERMANENT VEGETATION. THE CONTRACTOR WILL WORK TOGETHER WITH THE OWNER TO CREATE A WATERING SCHEDULE TO HELP ENSURE PROPER WATERING OF THE SEEDING AREAS. THE WATERING MUST BE APPROVED PRIOR TO OCCURRING BY THE OWNER, AND WATER TICKETS FOR SEEDED AREAS ONLY MUST BE SUBMITTED TO THE ENGINEER ON A WEEKLY BASIS. 4. WATERING 4.1.WATER EACH PLANT WITHIN 2 HOURS OF PLANTING. 4.2.WATER TO THOROUGHLY SATURATE ALL PLANTING SOIL. 4.3.BRING PLANTING SOIL TO SPECIFIED LEVEL WITHIN 5-DAYS OF INITIAL WATERING AND SATURATE ADDITIONAL SOIL. 4.4.WATER ALL PLANTS THOROUGHLY AS SOIL MOISTURE IS DEPLETED (AT LEAST ONCE PER WEEK DURING PERIODS OF AVERAGE RAINFALL) UNTIL THE WORK IS ACCEPTED. 5. MULCHING 5.1.PLACE MULCH MATERIAL AS DESCRIBED ON DETAILS WITHIN 48 HOURS OF THE SECOND WATERING, UNLESS OTHERWISE APPROVED BY ENGINEER. DISH TOP OF BACKFILL TO ALLOW FOR MULCHING. 6. PRE-ACCEPTANCE MAINTENANCE PERIOD AND PLANT ESTABLISHMENT PERIOD 6.1.WATER ALL PLANTS TO MAINTAIN AN ADEQUATE SUPPLY OF MOISTURE WITHIN THE ROOT ZONE. AN ADEQUATE SUPPLY OF MOISTURE IS THE EQUIVALENT OF 25 MM (1-INCH) OF ABSORBED WATER PER WEEK EITHER THROUGH NATURAL RAINFALL OR AUGMENTED BY PERIODIC WATERING. APPLY WATER AT A MODERATE RATE SO AS NOT TO DISPLACE THE MULCH OR FLOOD THE PLANTS. M E E E E E E E CC CCCCC C H OHPOHPOHPOHP F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C FO - C FO- C FO- C FO- C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C FO-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G-C G- C G- C E E E E 13 14 OHP OHP OHPOHP O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P OHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX>>>>>>CITY OF CORCORAN 8200 CO RD NO 116 HAMEL MN 55340 JOSEPH ANDRES 8220 CAIN RD CORCORAN MN 55340 10-50 PROPERTIES LLC 4279 HAWKSBURY CIR EAGAN MN 55123 CITY OF CORCORAN 8200 CO RD NO 116 CORCORAN MN 55340 DALE & PATRICIA PATNODE 1200 NICOLLET AVE #209 MINNEAPOLIS MN 55403 DALE PATNODE 1200 NICOLLET MALL #209 MINNEAPOLIS MN 55403 PERRY W & MARGARET L MILLER 20102 COUNTY RD #10 HAMEL MN 55340 ST THOMAS THE APOSTLE CHURCH 20020 CO RD NO 10 HAMEL MN 55340 SCOTT & MARIE TREPTAU 20045 CO RD 10 518.60 SW CORNER OF THE SE1/4 OF THE SE1/4 OF CENTER LINE OF COUNTY ROAD #10 PX PX 7 8 T H P L OUTLOT H 7 8 5 6 9 10 11 12 13 14 15 16 20191817 9 8 1 21 10 11 13 14 15 16 9 10 11 12 12 F3 10 11 12 13 14 OUTLOT G 1.6 0.7 4.1 2.9 1.5 0.7 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 5.2 4.4 3.5 2.4 1.4 0.7 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.0 3.3 3.2 2.8 1.8 1.0 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.5 2.0 1.4 0.9 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.4 0.3 0.6 0.6 0.4 0.9 1.2 0.9 0.7 1.2 1.9 2.0 1.4 1.0 0.7 1.7 2.5 3.1 2.8 1.9 1.3 0.8 1.5 2.9 3.8 3.6 3.0 2.5 0.8 1.7 2.9 3.8 5.2 4.0 2.9 0.8 1.6 3.3 4.7 6.1 6.3 4.6 0.8 1.9 2.9 3.9 6.1 6.4 5.6 0.7 1.6 3.0 4.2 5.5 6.4 0.6 1.2 2.3 3.4 4.1 4.5 0.4 0.9 1.6 2.5 3.0 3.1 0.2 0.3 0.4 0.7 1.2 1.7 2.3 0.1 0.1 0.2 0.3 0.5 0.9 1.2 0.0 0.1 0.1 0.2 0.2 0.4 0.5 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.2 0.1 0.1 0.0 0.3 0.2 0.1 0.1 0.0 0.6 0.6 0.3 0.2 0.1 1.2 0.9 0.5 0.2 2.1 1.9 1.3 0.8 0.3 2.8 3.2 2.8 2.0 1.0 3.7 4.0 3.3 1.9 1.2 5.2 4.5 3.7 2.7 1.3 0.7 5.8 6.1 6.0 3.9 2.5 6.1 6.0 5.7 6.0 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:47pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDE101.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, Photometric_ReusltsTableTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2MIKE FITZPATRICK2/11/2022530782/11/22PUD SubmittalAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERE1.01 PHOTOMETRICS PLAN      ----     N 0 50 100 STREET LIGHT (TYP.) SEE SHEET E1.02 MAP KEY SEE SHEET E1.03EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 EX. PHASE 1 DEVELOPMENT X Y L O I D A V E 78TH PLPROP. PHASE 2 C O U N T Y R O A D 1 0 PX PX PX PX C E E E M A I L C E E F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C F O - C CLVT 5 8 O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P ROBERT & THERESA CROUSE 20301 CO RD NO 10 HAMEL MN 55340 SURVEY LINE PER HENNEPIN COUNTY STATE AID HIGHWAY NO. 10, PLAT 8 E. LINE OF NE1/4 OF SW1/4 OF SEC. 23, T119, R23 66.00 FOOT RIGHT OF WAY FOR C.S.A.H. 10 PER DOC. NO. 3867013 PX PX PX 79TH AVE WALNUT LN XY L O I D A V E 7 8 T H P L PX PX PX PX OUTLOT B 1 2 3 4 7 8 5 6 9 10 11 12 3 2 1 6 5 4 9 8 7 4 1 2 3 6 5 5 2 10 1 6 5 4 3 2 OUTLOT C 10 2 987 6 5 4 11 3 1 OUTLOT A 4 3 1 2 1 2 3 4 5 6 7 8 9 10 11 12 13 5 5 6 7 8 9 10 11 12 13 14 15 16 6 1 2 1 2 3 4 5 6 7 8 9 10 11 12 8 O U T L O T D 1 0.7 0.5 0.3 0.7 0.4 0.2 0.1 0.5 0.2 0.1 0.1 0.1 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.1 0.4 0.5 0.6 0.5 0.3 0.8 1.0 1.1 0.5 0.2 1.3 1.7 1.8 1.2 0.5 2.5 2.9 2.1 1.1 0.4 2.9 3.4 3.4 2.3 0.9 4.1 4.5 3.1 1.5 0.7 4.7 5.7 3.9 2.8 1.3 6.3 6.0 4.4 2.2 1.0 5.8 6.2 4.8 3.1 1.7 6.4 5.7 4.3 3.0 5.1 4.5 4.2 3.3 1.9 3.1 3.3 3.3 2.3 2.5 2.6 2.4 2.0 1.8 2.0 1.7 1.2 0.9 1.0 1.0 0.8 0.6 0.4 0.5 0.5 0.4 0.3 0.2 0.2 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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0.8 1.7 3.1 4.0 5.2 6.2 6.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.7 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 2.7 1.4 0.6 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 2.6 1.1 0.4 0.2 0.0 0.0 0.0 0.0 0.0 2.0 1.0 0.3 0.0 0.0 0.0 0.0 1.9 0.7 0.2 0.0 0.0 0.0 0.0 0.0 1.3 0.5 0.2 0.0 0.0 0.0 0.0 0.0 0.9 0.4 0.2 0.0 0.0 0.0 0.0 0.0 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.4 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.2 0.1 0.1 0.0 0.0 0.1 0.1 0.2 0.2 0.1 0.1 0.0 0.0 0.2 0.2 0.4 0.2 0.1 0.1 0.0 0.3 0.6 0.8 0.2 0.1 0.1 0.0 0.8 1.2 1.7 0.2 0.1 0.1 1.1 1.7 2.4 3.0 0.6 0.2 0.1 0.1 2.4 2.7 3.4 3.6 2.8 1.3 0.6 0.2 0.1 0.1 2.8 3.7 4.8 3.8 2.3 1.2 0.5 0.2 0.1 4.3 5.7 5.3 3.9 2.5 1.1 0.4 0.2 0.1 6.2 6.1 5.8 3.6 1.9 1.0 0.3 0.1 6.1 6.2 4.5 3.4 2.1 0.8 0.3 5.8 5.2 4.1 2.9 1.5 0.6 0.2 4.9 3.8 3.6 3.3 2.1 1.1 0.4 2.8 2.9 2.7 2.2 1.3 0.7 0.3 2.5 1.9 1.4 1.0 0.6 0.4 1.4 1.3 1.0 0.7 0.4 0.3 0.6 0.6 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NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:47pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDE101.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, Photometric_ReusltsTableTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2MIKE FITZPATRICK2/11/2022530782/11/22PUD SubmittalAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERE1.02 PHOTOMETRICS PLAN      ----     N 0 50 100 STREET LIGHT (TYP.) SEE SHEET E1.04 SEE SHEET E1.03SEE SHEET E1.01 MAP KEY X Y L O I D A V E 7 8 T H P L WALNUT LA N E X Y L O I D A V E 79TH AVE79TH PL79TH PL C O U N T Y R O A D 1 0 EX. PHASE 1 DEVELOPMENT PROP. PHASE 2 PROP. PHASE 2 PROP. PHASE 2 EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT SEE SHEET C2.04 SEE SHEET C2.03SEE SHEET C2.01 PX PX PX PX PX PX WETLAND 3 9 10 11 FM FM FM F M F M F MXXXXXXXXXXXXXXXXXX X>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>BRIAN D PURRMAN/KIM I SANDEY 7923 CO RD NO 116 HAMEL MN 55340 TIMOTHY & LISA SMITH 7935 CO RD NO 116 HAMEL MN 55340 HENRY R HALLGREN 8001 CO RD NO 116 HAMEL MN 55340 CHURCH OF ST THOMAS 20000 CO RD NO 10 HAMEL MN 55340 ST THOMAS THE APOSTLE CHURCH 20020 CO RD NO 10 HAMEL MN 55340 471.40 518.60 PX PX WALNUT LN7 8 T H P L PX OUTLOT B 11 12 6 5 4 9 8 7 6 5 10 98 11 1 2 3 4 10 11 12 13 1 2 3 4 5 6 7 8 9 10 11 13 14 1 2 3 4 5 6 7 8 9 10 11 12 17 7 8 12 F2 F3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 5 OUTLOT E OUTLOT F OUTLOT G 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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0.2 0.8 1.3 1.7 1.5 1.0 0.6 0.4 1.3 2.1 2.6 2.8 2.1 1.3 0.8 0.9 1.5 2.5 3.6 3.6 3.2 2.4 0.6 1.1 2.1 3.3 3.7 5.1 4.2 3.1 0.3 0.8 1.6 2.3 3.7 5.3 6.2 6.2 4.4 0.2 0.4 0.8 1.7 3.1 4.0 5.2 6.2 6.3 0.1 0.1 0.2 0.4 0.9 1.6 2.7 3.6 4.8 5.7 6.2 0.0 0.0 0.1 0.1 0.2 0.4 0.7 1.2 2.1 3.0 3.3 3.6 0.7 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.6 1.0 1.6 2.2 1.4 0.7 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 0.8 1.8 1.0 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 1.4 0.9 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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0.1 0.1 0.1 0.2 0.3 0.4 0.7 0.7 0.5 0.3 0.2 0.1 0.2 0.4 0.6 1.0 1.4 1.4 1.1 0.9 0.5 0.3 0.5 0.8 1.3 2.2 2.7 2.6 2.4 1.5 1.0 0.7 1.0 1.6 2.4 3.3 3.7 4.0 3.1 2.5 1.9 1.2 0.8 2.6 3.1 4.1 5.3 5.0 4.5 3.8 2.6 2.1 1.4 0.7 0.4 4.2 5.6 6.1 6.8 5.7 4.3 3.7 2.8 1.8 1.1 0.7 0.3 5.8 6.5 5.2 4.2 3.4 2.7 1.8 1.0 0.6 0.3 0.2 0.1 4.3 3.3 3.0 2.4 1.6 1.0 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.0 2.0 1.3 0.8 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 0.9 1.5 2.2 2.9 3.4 4.5 5.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 0.9 1.6 2.7 3.4 3.9 5.1 5.9 6.4 6.2 6.2 4.7 3.4 2.8 2.2 1.4 0.8 0.4 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 0.8 1.3 1.9 2.5 3.2 3.6 3.6 4.5 4.1 4.4 4.5 3.7 3.1 2.2 1.3 0.8 0.4 0.2 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.8 1.1 1.6 1.6 1.8 2.4 2.4 2.6 3.2 2.9 2.6 2.0 1.2 0.7 0.4 0.2 0.4 0.5 0.7 0.8 0.9 1.1 1.4 1.3 1.3 1.2 0.9 0.6 0.3 0.2 0.4 0.4 0.4 0.3 0.2 0.7 1.7 2.5 3.1 2.8 1.9 1.3 0.8 1.5 2.9 3.8 3.6 3.0 2.5 0.8 1.7 2.9 3.8 5.2 4.0 2.9 0.8 1.6 3.3 4.7 6.1 6.3 4.6 0.8 1.9 2.9 3.9 6.1 6.4 5.6 0.7 1.6 3.0 4.2 5.5 6.4 0.6 1.2 2.3 3.4 4.1 4.5 0.4 0.9 1.6 2.5 3.0 3.1 0.2 0.3 0.4 0.7 1.2 1.7 2.3 0.1 0.1 0.2 0.3 0.5 0.9 1.2 0.0 0.1 0.1 0.2 0.2 0.4 0.5 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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6.4 4.8 1.1 2.1 3.5 5.3 6.4 5.6 0.8 2.1 3.6 4.8 6.1 5.7 1.4 2.8 3.7 4.6 4.9 1.0 1.9 3.0 3.3 3.3 0.6 1.0 1.7 2.3 2.6 2.7 0.5 0.8 1.1 1.6 2.0 0.2 0.3 0.5 0.8 1.0 0.2 0.2 0.3 0.4 0.5 0.1 0.1 0.1 0.2 0.2 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.4 0.4 0.3 0.3 0.7 0.7 0.6 0.5 1.2 1.2 1.1 0.8 1.9 2.0 1.8 1.0 2.6 3.0 2.4 1.2 3.1 3.5 3.0 1.5 3.9 4.5 3.6 1.8 5.3 5.4 3.5 1.6 0.6 6.3 6.1 3.7 1.8 0.6 6.1 6.8 4.4 2.0 0.6 6.3 6.1 3.7 1.8 0.7 5.0 5.4 3.8 2.0 0.7 3.8 4.4 3.7 2.2 0.7 2.9 3.3 3.2 1.8 0.6 2.7 2.7 1.6 0.6 1.8 1.8 1.3 0.5 1.1 1.0 0.9 0.4 0.6 0.6 0.5 0.4 0.2 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.2 0.3 0.1 0.2 0.3 0.5 0.7 0.2 0.3 0.4 0.7 1.0 1.4 0.3 0.6 1.0 1.5 2.0 2.5 0.5 1.2 2.0 2.9 3.1 0.7 1.6 2.9 3.7 4.4 0.3 1.0 2.2 3.6 5.0 6.2 0.0 0.0 0.0 0.4 1.3 2.3 3.4 5.2 6.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 1.2 2.4 4.4 5.4 6.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 1.2 2.5 3.5 5.1 4.6 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 1.2 2.3 3.8 3.9 3.2 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 1.4 2.4 3.1 3.1 2.2 0.9 1.0 0.7 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 1.1 1.9 2.3 1.7 1.2 0.7 1.0 1.5 1.8 2.0 1.7 1.0 0.6 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.4 0.9 1.3 1.1 0.8 0.5 0.3 1.1 1.5 2.3 3.2 3.2 3.0 2.1 1.3 0.8 0.4 0.2 0.1 0.1 0.4 0.7 0.7 0.5 0.4 0.2 0.1 1.1 1.7 2.9 3.4 3.7 4.5 3.8 3.0 2.3 1.5 0.8 0.4 0.3 0.4 0.3 0.2 0.2 0.1 0.1 0.0 1.1 2.0 2.7 3.3 4.3 5.5 6.0 5.2 3.6 2.8 2.4 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.8 1.4 2.2 3.2 4.2 5.2 6.2 6.3 6.2 5.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.7 1.2 2.0 3.0 3.4 4.3 5.1 6.2 5.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.6 1.0 1.6 2.4 2.9 3.1 4.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 0.8 1.3 2.0 2.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.6 0.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:47pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDE101.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, Photometric_ReusltsTableTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2MIKE FITZPATRICK2/11/2022530782/11/22PUD SubmittalAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERE1.03 PHOTOMETRICS PLAN      ----     N 0 50 100 STREET LIGHT (TYP.)SEE SHEET E1.02SEE SHEET E1.01 SEE SHEET E1.05 SEE SHEET E1.05MAP KEY SEE SHEET C2.05PROP. PHASE 2 X Y L O I D A V E 7 8 T H P L WALNUT LANE79TH AVE 7 9 T H A V E 79TH AVEPROP. PHASE 2 PROP. PHASE 2EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT PROP. FUTURE PHASE EX PH A S E 1 D E V EL OP M E N T EX PHASE 1 DEVELOPMENT PROP. FUTURE PHASE PROP. FUTURE PHASE PX PX PX PX PXPX PX PX WETLAND 10 WETLAND 9 WETLAND 6 WETLAND 8 WETLAND 11 E M A I L E PROPANE TANK SS ROCK FLAG WELL FO - C FO - C F O - C F O - C F O - C F O - C F O - C F O - C 2 3 6 O H P O H P O H P O H P O H P O H P OH P OH P 13003 938.75 13002 THOMAS J & SUSAN STOCK 7202 TOPVIEW RD EDEN PRAIRIE MN 55346 JOHN C GLEASON 20310 CO RD NO 10 HAMEL MN 55340 SURVEY LINE PER HENNEPIN COUNTY STATE AID HIGHWAY NO. 10, PLAT 8 NE CORNER OF THE NE1/4 OF THE SW1/4 OF THE SEC. 23, T119, R 23 E. LINE OF NE1/4 OF SW1/4 OF SEC. 23, T119, R23 PX 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 3 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 4 1 2 3 4 5 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 F1 OUTLOT A OUTLOT B OUTLOT C 1.0 1.7 3.0 3.3 1.9 3.3 2.3 2.4 2.0 1.7 1.2 0.9 1.0 0.8 0.6 0.5 0.5 0.4 0.3 0.2 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.1 0.3 0.4 0.4 0.4 0.2 0.4 0.6 0.7 0.7 0.6 1.1 1.2 1.2 0.8 1.7 2.1 1.9 0.3 1.0 2.2 3.1 2.6 0.4 1.4 2.9 3.5 3.2 0.4 1.7 3.5 4.5 3.9 0.6 1.6 3.4 5.4 5.3 0.7 2.0 3.8 6.1 6.2 0.8 2.3 4.4 6.9 0.9 2.1 3.8 6.1 1.0 2.5 4.3 5.4 1.1 2.7 3.9 4.1 1.0 2.4 3.4 3.2 0.9 2.0 2.8 2.5 0.9 1.5 1.7 1.8 0.7 0.9 1.0 1.1 0.4 0.5 0.6 0.6 0.2 0.2 0.3 0.3 0.3 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 0.3 2.7 2.3 1.4 0.9 5.5 4.4 4.3 3.0 2.2 4.8 6.5 6.5 6.0 4.6 4.1 3.2 5.7 6.4 5.7 4.6 3.6 3.0 4.9 4.7 3.5 3.1 2.7 1.9 4.0 2.7 2.6 2.3 1.5 1.0 1.5 1.9 1.5 1.1 0.7 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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0.4 0.5 0.6 0.6 0.4 0.6 0.8 1.1 1.2 0.9 1.4 1.7 1.9 0.9 1.9 2.7 2.6 2.6 0.8 1.9 3.3 3.4 3.0 1.8 3.4 4.4 4.2 1.5 3.2 4.8 6.0 5.4 1.0 2.3 3.9 6.3 5.6 1.9 4.2 6.7 6.0 1.4 3.1 4.7 6.3 5.3 0.9 2.2 4.0 5.2 4.2 1.9 3.6 4.1 3.3 2.7 1.3 2.6 3.4 3.0 2.6 1.7 2.7 2.3 2.0 1.1 1.7 1.5 1.3 0.9 0.7 1.0 0.9 0.8 0.6 0.5 0.5 0.5 0.3 0.2 0.3 0.3 0.3 0.2 0.1 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.5 0.6 0.7 0.7 0.3 0.7 1.0 1.2 1.2 0.6 1.5 2.0 2.0 1.2 0.5 2.2 2.8 3.0 2.1 1.0 3.1 3.7 3.3 1.9 3.4 4.6 4.2 2.4 1.1 5.6 5.3 3.5 1.9 6.2 6.2 5.0 3.1 1.2 4.8 6.3 5.7 3.5 1.8 6.1 6.0 4.5 3.1 1.4 5.3 4.6 4.4 3.4 1.9 3.2 3.4 3.3 2.2 1.0 2.6 2.7 2.7 2.2 1.3 2.2 1.7 1.4 1.0 1.1 1.1 0.9 0.6 0.4 0.5 0.6 0.5 0.4 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.2 0.4 0.4 0.5 0.3 0.6 0.8 0.8 0.4 1.0 1.4 1.4 0.4 1.3 2.3 2.3 0.6 1.7 3.0 3.1 0.8 2.2 3.5 3.7 0.9 2.5 4.2 4.9 1.0 2.3 4.0 6.1 1.1 3.0 4.7 6.1 1.2 3.1 5.0 6.1 1.2 2.9 4.9 6.4 1.6 3.4 4.9 4.9 1.5 3.1 3.9 3.5 1.4 2.7 3.2 2.9 1.2 2.2 2.4 2.3 0.4 1.0 1.4 1.4 1.5 0.3 0.7 0.8 0.9 0.9 0.3 0.4 0.5 0.5 0.5 0.2 0.2 0.3 0.3 0.1 0.1 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 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NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:47pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDE101.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, Photometric_ReusltsTableTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2MIKE FITZPATRICK2/11/2022530782/11/22PUD SubmittalAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERE1.04 PHOTOMETRICS PLAN      ----     N 0 50 100 STREET LIGHT (TYP.) SEE SHEET C4.02 SEE SHEET E1.05SEE SHEET E1.03 MAP KEY PROP. FUTURE PHASE PROP. FUTURE PHASE PROP. PHASE 2 PROP. PHASE 2 PROP. PHASE 2 EX PHASE 1 DEVELOPMENT WALNUT L N 79TH PLXYLOID AVEX Y L O I D A V E PX PX PX WETLAND 4 WETLAND 11 >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>C 4 7 12 PROPANE TANK SS CLVT XXXXXXXXXXXXXXXXXXCLVT VIRGIL W SPEARS LOURRIENE L SPEARS 8025 CITY RD 116 HAMEL MN 55340 DANIEL P CARLSON 8045 CO RD NO 116 HAMEL MN 55340 RONALD L RUEHLING 8065 CO RD NO 116 HAMEL MN 55340 DUANE J & JANICE C POPOVICH 8101 CO RD NO 116 HAMEL MN 55340 CHARLES & KAREN LYMANGOOD 8105 CO RD NO 116 HAMEL MN 55340 MR & MRS DAVID FOY 8115 CO RD NO 116 HAMEL MN 55340 PX 80TH AVEPX 80TH AVE PX PX PX 5 6 7 4 6 7 8 1 9 2 10 3 11 4 12 5 6 7 8 1 9 8 7 6 5 4 3 2 12 1 2 3 16 17 18 19 12 13 14 15 16 2 23 24 25 26 27 28 1 2 3 4 F4 0.8 2.3 4.4 6.9 0.9 2.1 3.8 6.1 1.0 2.5 4.3 5.4 1.1 2.7 3.9 4.1 1.0 2.4 3.4 3.2 0.9 2.0 2.8 2.5 0.9 1.5 1.7 1.8 0.7 0.9 1.0 1.1 0.4 0.5 0.6 0.6 0.2 0.2 0.3 0.3 0.3 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.6 1.1 2.0 2.6 3.3 4.5 5.4 6.0 5.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.4 0.8 1.4 2.2 3.3 4.2 5.2 6.3 6.4 6.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.7 1.2 2.0 3.0 3.5 4.4 5.3 6.3 SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:47pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDE101.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, Photometric_ReusltsTableTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2MIKE FITZPATRICK2/11/2022530782/11/22PUD SubmittalAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERE1.05 PHOTOMETRICS PLAN      ----     N 0 50 100 STREET LIGHT (TYP.) STREET LIGHT (TYP.)SEE SHEET E1.04SEE SHEET E1.03 MAP KEY EX PHASE 1 DEVELOPMENT PROP. PHASE 2 PROP. FUTURE PHASE EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT EX PHASE 1 DEVELOPMENT PROP. PHASE 2WA L N U T LN 80TH AVEPROP. FUTURE PHASE 79TH AVE SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTUNDER THE LAWS OF THE STATE OF MINNESOTA PRINT NAME: SIGNATURE:DATE:LIC. NO.REVISION CHECKED Plot Date: 02/09/2022 - 3:47pmDrawing name: C:\pw_stn_bh_infra01\dms95614\193805500PUDE101.dwgXrefs:, 193805500PUDXBRD, 193804970XSXW, 193804970XSXT, 193804970XSXV, 193804970XSNO-PH 1, 193804970XSNO-PH 2, 193804970XSPV - PH 1, 193804970XSPV - PH 2, Photometric_ReusltsTableTHE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.M/I HOMESRUSH CREEK RESERVE, CORCORAN, MN1938055002335 Highway 36 WSt. Paul, MN 55113www.stantec.comFINAL PLANNED UNIT DEVELOPMENT, PHASE 2MIKE FITZPATRICK2/11/2022530782/11/22PUD SubmittalAND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEERE106 PHOTOMETRIC DETAIL      ----  PROFESSIONAL ENGINEER    SHEET 1 OF 4 SHEETS KNOW ALL PERSONS BY THESE PRESENTS: That M/I Homes of Minneapolis/St. Paul, LLC, a Delaware limited liability company, owner of the following described property situated in Hennepin County, Minnesota to wit: Outlot D and Outlot F, RUSH CREEK RESERVE ADDITION, according to the recorded plat thereof, Hennepin County, Minnesota. Has caused the same to be surveyed and platted as RUSH CREEK RESERVE SECOND ADDITION and does hereby dedicate to the public for public use the public ways and the easements for drainage and utility purposes as created by this plat. In witness whereof said M/I Homes of Minneapolis/St. Paul, LLC, a Delaware limited liability company, has caused these presents to be signed by its proper officer this ____________ day of ______________________, 20______. M/I HOMES OF MINNEAPOLIS/ST. PAUL, LLC By: Gary M. White, Area President STATE OF MINNESOTA COUNTY OF _____________________ This instrument was acknowledged before me on this day of , 20 by Gary M. White, Area President of M/I Homes of Minneapolis/St. Paul, LLC, a Delaware limited liability company, on behalf of the company. ___________________________________________(Notary Signature) ___________________________________________(Notary Printed Name) Notary Public, ____________________County, State of Minnesota My Commission Expires __________________________________ SURVEYOR'S CERTIFICATE I, Daniel J. Roeber, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this day of , 20 . ____________________________________________________________ Daniel J. Roeber, Licensed Land Surveyor Minnesota License Number 43133 STATE OF MINNESOTA COUNTY OF ____________ This instrument was acknowledged before me on this day of , 20 by Daniel J. Roeber. _____________________________(Notary Signature) _____________________________(Notary Printed Name) Notary Public, _______________ County, State of Minnesota My Commission Expires _____________________________ CITY COUNCIL, CITY OF CORCORAN, MINNESOTA This plat of RUSH CREEK RESERVE SECOND ADDITION was approved and accepted by the City Council of the City of Corcoran, Minnesota, at a regular meeting thereof held this day of , 20 , and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2. CITY COUNCIL, CITY OF CORCORAN, MINNESOTA By __________________________________________________________ Mayor By__________________________________________________________ Clerk RESIDENT AND REAL ESTATE SERVICES, Hennepin County, Minnesota I hereby certify that the taxes payable in 20_____ and prior years have been paid for land described on this plat, dated this _________ day of ____________________________, 20____________. Mark V. Chapin, County Auditor by _______________________________________ Deputy SURVEY DIVISION, Hennepin County, Minnesota. Pursuant to MN. STAT. Sec. 383B.565 (1969), this plat has been approved this _________ day of ____________________________, 20____________. Chris F. Mavis, County Surveyor by _______________________________________________ COUNTY RECORDER, Hennepin County, Minnesota. I hereby certify that the within plat of RUSH CREEK RESERVE SECOND ADDITION was recorded in this office his _________ day of ____________________________, 20____________., at _______o'clock ___M. Martin McCormick, County Recorder by ___________________________________ Deputy C.R. DOC. NO. _______________________RUSH CREEK RESERVE SECOND ADDITION Northeast corner of the Southeast Quarter of Sec. 23, Twp. 119, Rng. 23North line of Outlot D, RUSH CREEK RESERVE ADDITION FND 1-INCH OPEN IP 4 0 8.0 1 R = 5 6 7 8. 7 7 Δ = 0 4 ° 0 7'0 0 " C B = N 3 8 ° 2 0'4 1 "WN00°03'25"W849.88WET LAND WET LAND WET LANDWETLAND WET LAND WET LAND Northeast corner of the Northeast Quarter of the Southwest Quarter of Sec. 23, Twp. 119, Rng. 23 S89°36'01"E 406.23 MATCHLINE'A' N59°31'02"W 119.70 N89°36'01"W 1700.51 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 4 1 2 3 4 5 6 7 8 9 10 11 12 13 5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 6 2 Δ =09°15'22"68.662 7 5 .0 5 R =8 5 0 .0 0 Δ =3 5 °0 1 '15 "N89°56'35"E 40.53 R=303.03 Δ=37°26'12" 198.00 CB=S69°12'12"E Δ=41°31'33"201.50 Δ=S71°14'25"E Δ=30°01'27" 158.79 130.97Δ=22°52'33" CB=S67°52'53"E S00°03'25"E70.4439.28Δ=07°25'39"163.46R=250.00Δ=3 7 ° 2 7 ' 4 6 " 4 2 7 .6 4 S 3 7 ° 3 1'1 1 " E 2 7 7 .6 4 1 5 0 .0 0148.68N52°28'54"E6 71 .45 R =6 9 5 .2 7 Δ=55°19'58" 100.29R=482.02Δ=11°53'46" Δ =0 8 °5 0 '0 0 " 6 5 .5 2 48.61Δ=06°33'14"Δ =1 0 °2 2 '3 8 " 7 6 .9 8 3.97Δ=00°15'37"Δ=03°35'00"54.72Δ =0 3 °3 1 '1 3 "53 .76 53.76Δ=03°31'13"Δ =2 0 °4 9 '3 0 "308.95Δ=56°42'16" R=400.00 3 9 5 .8 7 2 3 .1 5 N 7 5 °4 4 '5 0 "E55.72Δ=03°38'54"53.97Δ=03°32'03"42.12Δ=02°45'29"12.3210.8344.22Δ=05°57'39"52.49Δ=07°04'34"52.49Δ=07°04'34"52.49Δ=07°04'34"19.99Δ=02°41'43"52.49Δ=07°04'34"52.49Δ=07°04'34"CB=S69°12'12"E Δ=41°31'33" 201.50 161.28S02°06'43"W3 6.4 6 S 4 9° 1 0'1 8" W 5 3.1 9 S 4 8° 3 2'4 1" W 5 3.1 9 S 4 4 ° 5 8'3 3" W 53.19 S41°24'24" W 53.19S37°50'16"W 53.19S34°16'08"W 53.19S30°41'59"W 59.82S28°05'48"W76.27S36°37'07"W120.07 N 48°32'50" W 138.36R=275.00Δ=28°49'37"CB=S55°51'58"W 26.78S00°23'59"WΔ=50°05'28"R=355.00310.3623.65R=338.88 Δ=03°59'55" CB=S42°09'57"E 2 0 .3 9 R =4 1 0 .0 0 Δ =0 2 °5 0 '5 7 " C B =N 4 5 °5 4 '1 4 "W 53.48 S42°27'06"W 204.32S06°07'15"W18.57R=465.00Δ=02°17'18"95.14N75°19'22"W 66.14N74°42'36"W54.42N76°01'46"W54.42N81°42'02"W54.42N87°22'19"W56.92S86°49'40"W58.01S80°50'45"W56.12S74°53'23"W56.12S69°02'27"W5 7 . 7 7 S 6 3 ° 0 6 ' 4 8 "W5 4 . 8 2 S 5 7 ° 1 3 '5 4 "W5 4.4 5 S 5 2 ° 4 7'2 1 "W135.00S52°28'49"W 141.93S51°46'01"W 31.73 S37°31'11"E 1 4 5 .1 5 N 3 6 ° 1 7'1 2 "W10.13R=1655.52Δ=00°21'03"CB=N36°27'43"W N00°03'25"W272.219 2 .1 2 N 6 2 °0 0 '4 1 "E 146.40N23°26'40"EN21°00'44"W146.40N62°58'03"W 135.17 24.91N89°36'01"W S 6 9 °3 7 '3 5 "W 1 3 6 .8 5 S26°49'06"W178.1579.57S16°57'44"W309.36300.4532.4230.85105.3359.2359.111 0 .0 2 49.275.23Δ=01°05'22" 3 9 .5 0 Δ =0 8 °1 3'4 7 " 4 0 .1 0 Δ =0 8 °2 1 '1 6 " 3 9 .1 7 Δ =0 8 °0 9 '4 0 "40.75Δ =08°29'26"15.06Δ=03°08'15"2 6.3 0 4 3.3 3 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 5 4.7 7 5 4.2 9 5 1.1 8 4 3.3 6 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 4.5 3 120.00N52°28'02"E120.00N52°28'02"E120.00N52°28'02"E120.00N52°28'02"E120.00N52°28'02"E120.00N52°28'02"E120.00N52°28'02"E120.00N52°28'02"E120.00N52°28'02"E120.00N52°28'49"E120.81N 57°08'52"E1 2 7 .8 7 N 6 3 °1 0 '5 4 "E 1 3 8 .9 9 N 7 3 °0 1 '4 6 "E 1 2 5 .2 8 N 8 0 °3 7 '2 6 "E 120.05 N89°46'17"E 43.1640.53 40.53 R =4 5 0 .0 0 6 2.4 3 Δ =0 7 °3 1 '5 0 "53.13Δ=06°24'33"52.79Δ=06°22'03"52.75Δ=06°21'47" 5 2 . 7 5 Δ =0 6 ° 2 1 ' 4 4 " 1 6 . 4 8 Δ =0 1 ° 5 9 ' 1 7 " 4 2 . 0 3 Δ =0 2 ° 5 5 ' 0 8 " 6 1 . 9 2 Δ =0 4 ° 1 8 ' 0 0 "61.92Δ=04°18'00"61.92Δ=04°18'00"62.09Δ=04°18'44"9.99Δ=00°41'37"2 3 .1 5 30.45Δ=04°39'07"7 2 .9 1 Δ =1 1 °0 8 '2 4 "72.91 Δ=11°08'24"72.91Δ=11°08'24" 72.91Δ=11° 08'24"48.83R=338.88Δ=08°15'18"CB=N48°17'34"W125.00S57°25'28"W 7 2.3 3 Δ = 1 1 ° 4 0'2 4 "149.00Δ=24°02'50"Δ=14°22'18"89.054 7.5 3 N 3 8 ° 0 4'4 5 "W48.07N45°05'05"W48.43N59°08'03"W48.53N71°45'03"W48.53N82°53'27"W48.53S85°58'09"W51.91S76°35'59"W52.67S72°53'50"W52.52S68°35'28"W5 2 .5 2 S 6 4 °1 7 '2 8 "W 5 2 . 5 2 S 5 9 ° 5 9 ' 2 8 "W56.47S56°12'44"W 66.59S60°05'28"W 6 6 .6 0 S 6 6 °2 7 '1 4 "W 6 6 .6 5 S 7 2 °4 9 '0 9 "W 5 9 . 5 9 S 3 7 ° 1 2'1 3 " E 5 4 . 5 5 S 2 9 ° 3 5 ' 3 5 " E 4 6 . 7 7 51.33N83°34'26"W 120.00N52°28'49"EN52°22'43"E134.08120.98N 58°25'32"E1 2 0 .9 4 N 7 3 °2 8 '3 6 "E 7 2.1 2 5 1.6 44.22Δ=20°59'47"82.45Δ=16°27'59"64.6676.87S06°11'55"E125.00S13°59'50"E125.00S20°21'53"E1 2 5 .00S26°43'40"E1 2 5 . 0 0 S 3 3 ° 0 5 ' 2 4 " E 1 2 5 . 0 0 S 3 2 ° 0 9 ' 3 2 " E 1 2 5 . 0 0 S 2 7 ° 5 1 ' 3 2 " E 125.00S23°33'32"E125.00S19°15'32"E125.00S14°56'47"ES09°36'03"E125.00S01°32'21"W125.00S12°40'45"W125.00S23°49'09"W125.00S23°49'09"W126.25125.33125.00S46°05'57"WN 6 9 °2 2 '0 0 "E 5 4 .4 4 N 56°58'27"E62.47N 59°10'06"E53.10N 60°31'34"E61.37N 6 4 °0 2 '4 7 "E 6 1 .3 7 N 6 7 °3 7 '5 1 "E 6 3 .6 0 N 7 1 °1 3 '1 9 "E 6 1 .6 1 N 7 4 °4 6 '4 9 "E 6 0 .4 0 N 7 8 °0 2 '4 9 "E 6 7 .9 1 N 8 5 °1 1 '4 7 "E 6 7 .7 8 S87°42'21"E 67.78 S80°26'03"E70.69 S70°48'51"E70.71 S63°42'58"E67.78 41.02S63°55'08"E124.14N29°47'03"E124.19N22°42'29"E124.42N14°17'12"EN14°16'56"E124.21124.20N05°51'38"EN01°12'56"W124.16N08°17'31"W124.11N14°15'10"W123.86124.00N17°00'39"W124.00N20°32'42"W124.00N24°11'36"W124.00N27°42'50"W1 2 4 . 0 0N3 1 ° 1 4 ' 0 3 "W1 2 4 . 0 0N3 4 ° 4 9 ' 0 3 "W124.00N25°49'20"WN15°26'41"W124.001 1 5.9 8 65.9449.0685.0038.6859.4574.63N55°28'41"E63.15N 59°44'08"E63.15N 6 3 °5 9 '3 4 "E 6 3 .1 5 N 6 8 °1 5 '0 1 "E 6 3 .1 5 N 7 2 °3 0 '2 8 "E 6 3 .1 5 N 7 6 °4 5 '5 5 "E 6 3 .1 5 N 8 1 °1 1 '0 9 "E 6 3 .1 5 N 85 °46 '1 0"E 6 7.9 8 S89°48'36"E 63.15 S85°33'09"E 63.15 S81°17'42"E63.15 S77°02'15"E63.15 S77°40'27"E118.79 63.01 55.78 1 2 . 2 9 S 8 2 ° 3 1 ' 2 5 " E 1 2 4 .8 0 N 3 7 ° 3 1'1 1 "W1 2 4 .9 7 N 3 6 ° 3 9'0 3 "W8.50 Δ=00°40'35" 5 3 . 8 8 Δ =0 4 ° 1 7'1 0 " 5 3 . 8 9Δ=0 4 ° 1 7 ' 1 3 "53.90Δ=04°17'16"53.91Δ=04°17'18"53.91Δ=04°17'19"53.92Δ=04°17'20"58.05Δ=04°37'03"58.05Δ=04°37'03"53.91Δ=04°17'19"53.90Δ=04°17'17"53.90Δ=04°17'14"53.89Δ=04°17'11"31.99Δ=02°32'40"24.84Δ=03°06'25"Δ=08°47'21"70.26 22.68 37.71128.91N14°36'19"EN15°05'28"E124.90N10°50'01"E124.74N06°34'34"E124.61N02°19'08"E52611 2 4 . 8 0 N 3 2 ° 2 3 '3 6 "W1 2 4 . 6 7N2 8 ° 0 8 ' 0 9 "W124.55N23°52'42"W124.47N19°37'15"W124.42N15°21'48"W124.40N11°06'22"W124.40N06°31'20"W124.45N01°56'19"W66.75Δ=05°42'22"18.22Δ=01°33'267 1 .5 3 Δ =0 6 °0 6 '5 2 "6 8 .9 6 Δ =0 5 °5 3 '4 1 " 6 8 .9 7 Δ =0 5 °5 3 '4 3 " 7 3 .5 8 Δ =0 6 °1 7 '2 3 " 6 9.37 Δ =05 °5 5'4 7 " 66.86Δ=05°42'55"66.85Δ=05°42'51"66.83Δ=05°42'45"9.40Δ=00°48'13"47.29Δ=05°20'01"58.19Δ=06°33'45"22.68116.6125.0025.0022.68S83°52'45"E 124.91N12°27'39"E125.25N11°08'06"EN16°48'23"E125.03125.41N05°27'49"E125.53N00°12'27"W125.59N05°52'44"W125.60N12°58'01"W125.55N18°48'58"W125.44N24°39'55"W1 2 5 . 2 7N3 0 ° 5 6 ' 4 5 "WN 3 6 ° 2 3 '5 5 "W1 2 5 . 0 7 1 2 5 .0 0 N 3 7 ° 3 1'1 1 "W1 2 5 .0 0 85.0025.0025.0025252 5 2 5 252525252525252525 252525 2 5 2 5 2525252525O U T L O T D OUTLOT A OUTLOT B OUTLOT C 120.002 1.9 3 5 9 4 .8 1 N 3 7 ° 3 1'1 1 "W40.26W A L N U T L A N E WALNUTLANE W A L N U T L A N E X Y L O I D A V E . 7 9 T H P L A C E Drainage & Utility Easement over all of OUTLOT B Drainage & Utility Easement over all of OUTLOT A D rain a g e & U tilit y E a s e me n t o v e r all o f O U T L O T D OUTLOT B Drainage & Utility Easement over all of OUTLOT B 83835 0 50 N89°36'01"W 980.89 North line of the Southeast Quarter of Sec. 23, Twp. 119, Rng. 23 5060 6 0 NOT TANGENT Drainage & Utility Easement over all of OUTLOT C VICINITY MAP BEARING ORIENTATION BASED ON THE NORTH LINE OF THE OUTLOT D RUSH CREEK RESERVE ADDITION WHICH HAS A BEARING OF NORTH 89 DEGREES 36 MINUTES 01 SECONDS WEST. PLUG INSCRIBED WITH "STANTEC 43133" IRON MONUMENT SET WITH PLASTIC DENOTES 1/2 INCH BY 14 INCH DENOTES IRON MONUMENT FOUND, MARKED AS FOUND GRAPHIC SCALE IN FEET 0 80 160 DENOTES HENNEPIN COUNTY CAST IRON MONUMENT, FOUND 105 510 BEING 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES AND 5 FEET IN WIDTH AND ADJOINING LOT LINES AS SHOWN ON THIS PLAT, UNLESS OTHERWISE DIMENSIONED. DRAINAGE & UTILITY EASEMENTS SHOWN THUS (NTS) C.S.A.H.10 C.S.A.H.50 SITE FLETCHERLANENOT TO SCALE RUSH CREEK RESERVE SECOND ADDITION SHEET 2 OF 4 SHEETS C.R. DOC. NO. _______________________SITE S00°05'35"W 1784.36 518.62N89°26'36"WFND 1/2 INCHIP OPEN S 4 4°0 5'3 7" W 3 7 3.4 0WET LANDWET LAND 2 121.99N37°18'30"W 42.66N41°27'14"W64.48R=325.00Δ=11°22'05"48.92 R = 100.00 Δ = 28°01'52" 53.30 R = 48.00 Δ = 63°37'11" 60.00N54°28'22"W 15.01 R=108.00Δ=7°57'39"CB=N39°30'27"E 4 5 4 . 6 0 R = 5 2 5 . 0 0 Δ = 4 9 ° 3 6'4 5 " C B = N 4 7 ° 0 6 '4 5 " E 9 7.6 1 N 4 8 ° 3 2'4 6"E43.86N17°21'36"W252.96N40°27'52"W 5 0 .7 1 N 2 1 °5 0 '0 1 "W 101.30R=501.96Δ=11°33'47"CB=N16°33'47"ES78°44'44"E125.00176.93N06°07'17"E 80.70 N02°55'44"E68.1 4 N 0 4 °5 1 '4 4 "W S73°33'40"W125.0068.32N12°06'37"W 3 6 .6 6 R =4 1 5 .0 0 Δ =0 5 °0 3 '4 2 " C B =N1 8 °0 3 '5 0 "W 74.35N07°58'09"E 1 4 0 . 8 7 N 5 0 ° 1 9'4 5 " E 6 1 . 8 3 N 4 9 ° 3 7'2 3 " E 7 8.7 0 N 4 6 °1 3'0 5"E 71.19 N 42°29'06"E60.25N39°11'44"E60.25N36°10'50"E60.25N36°10'50"E71.19N29°52'35"E57.84N30°56'27"E50.73N 56°25'46"E1 2 0 .0 0 N 0 4 °3 6 '4 8 "W 57.87N 83°28'07"ES89°36'01"E406.2348.95S61°57'20"E67.59R=325.00Δ=11°54'57"CB=S55°59'52"E1 2 3.6 4 N 4 8 ° 3 2'4 6 " E 295.00S41°27'14"E52.73S42°41'01"E51.04S57°51'32"E53.12S77°12'08"E54.94S89°21'56"EN81°28'26"E58.68N67°23'26"E52.38N 5 4 ° 0 4'4 8 " E 5 2 .4 1 N40°54'44"E 51.26 N27°58'49"E50.56 N13°54'25"E55.99 N 0 3 °5 4 '1 2 "W 5 6 .2 0N20°5 7 '1 3 "W 5 1 .1 3 N 2 8 °2 5 '4 4 "W 6 7 .3 6 N 2 2 °3 9 '0 7 "W 6 5 .0 3 N 1 6 °5 2 '2 2 "W 6 5 .0 3 N 1 0 °3 4 '0 2 "W 7 6 .8 6N04°1 5 '3 9 "W 6 5 .0 5 N 2 2 °0 8 '5 3 "W 1 7 1 .7 9 N 0 3 °3 4 '1 4 "W 6 0 .9 538.40N16°55'55"E33.02N20°15'37"EN37°41'05"E 55.0033.02N 55°06'33"E38.40N 58°26'15"E65.00N78°56'25"E38.40S80°33'26"E 33.02S77°13'44"E S59°48'16"E55.0033.02 S42°22'48"E 1 2 0.0 0 S 4 9 ° 1 3'2 2 " W 20.00R=61.00Δ=18°47'08"CB=S31°23'04"EN68°00'30"E134.331193.90590.46 174.86N47°57'11"WN43°16'43"W75.884 0 .4 5 N 2 2 °1 5 '5 4 "E63.57N00°05'35"E 321.32 2 7 2.0 1 CB=S55°59'52"E Δ=11°54'57" 67.59 N41°27'14"W232.00N51°53'03"W140.541 2 3 4 5 6 7 8 9 11 13 14 15 16 1 2 3 4 5 6 7 8 9 10 11 12 17 1210 MATCH LINE 'A'N59°31'02"W119.70N89°36'01"W1700.5178THPLACE78TH PLACE OUTLOT E OUTLOT F OUTLOT G OUTLOT F Drainage & Utility Easement over all of OUTLOT ENortheast corner of theSoutheast Quarter of Sec. 23,Twp. 119, Rng. 23N89°36'01"W980.89North line of the SoutheastQuarter of Sec. 23, Twp. 119,Rng. 23 5 0 506060 60 60606 0 1 0 1.3 9 S HEE T 4 OF 4 S H E E T S S E E DE T AIL A Drainage & Utility Easement over all of OUTLOT G Drainage & Utility Easement over all of OUTLOT F 8 7 RUSH CREEK RESERVE SECOND ADDITION SHEET 3 OF 4 SHEETS PLUG INSCRIBED WITH "STANTEC 43133" IRON MONUMENT SET WITH PLASTIC DENOTES 1/2 INCH BY 14 INCH DENOTES IRON MONUMENT FOUND, MARKED AS FOUND GRAPHIC SCALE IN FEET 0 80 160 DENOTES HENNEPIN COUNTY CAST IRON MONUMENT, FOUND105 510 BEING 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES AND 5 FEET IN WIDTH AND ADJOINING LOT LINES AS SHOWN ON THIS PLAT, UNLESS OTHERWISE DIMENSIONED. DRAINAGE & UTILITY EASEMENTS SHOWN THUS (NTS) C.R. DOC. NO. _______________________ VICINITY MAP BEARING ORIENTATION BASED ON THE NORTH LINE OF THE OUTLOT D RUSH CREEK RESERVE ADDITION WHICH HAS A BEARING OF NORTH 89 DEGREES 36 MINUTES 01 SECONDS WEST. C.S.A.H.10 C.S.A.H.50 SITE FLETCHERLANENOT TO SCALE SITE S 4 4°0 5'3 7" W 3 7 3.4 0 78THPLACE121.99N37°18'30"W 42.66N41°27'14"W 64.48R=325.00Δ=11°22'05"48.92R=100.00Δ=28°01'52"Δ=63°37'11"R=48.0053.3060.00N54°28'22"W15.01R=108.00Δ=7°57'39"CB=N39°30'27"E4 5 4 . 6 0 R = 5 2 5 . 0 0 Δ = 4 9 ° 3 6'4 5 " C B = N 4 7 ° 0 6'4 5 " E 9 7 .6 1 N 4 8 ° 3 2'4 6 " E43.86N17°21'36"W252.96N40°27'52"W 5 0 .7 1 N 2 1 °5 0 '0 1 "W20.19S34°35'55"E48.46R=405.00Δ=06°51'19"174.86N47°57'11"WN43°16'43"W75.88N22°15'54"E40.4563 .57N00°05'35"E 321.32 2 7 2.0 1 CB=S55°59'52"E Δ=11°54'57"N41°27'14"W232.00N51°53'03"W140.541 2 3 4 5 6 7 8 9 11 13 14 15 16 1 2 3 4 5 6 7 8 9 10 1112 17 1210 N41°27'14"W 150.861 8 1 .2 8 R =2 5 0 .0 0 Δ =4 1 °3 2 '4 8 " S00°05'35"W 119.86 48.24R=78.00Δ=35°26'03" CB=S17°48'36"WN68°29'51"E85.00N68°29'51"E85.0085.00N68°29'51"E3 6 .0 0 3 8 .1 8 2 6 .3 3 3 6 .0 0 3 8 .1 8 2 6 .3 3 S 2 1 °3 0 '0 9 "E 1 0 0 .5 1 S78°53'34"E85.0036.00 38.18 26.33 36.00 38.18 26.33S11°06'26"E 100.5185.00S78°53'34"ES78°53'34"E85.00N 4 8 ° 3 2'4 6" E 8 5.0 0 N 4 8 ° 3 2'4 6" E 8 5.0 0 8 5.0 0 N 4 8 ° 3 2'4 6" E 36.0038.1826.3336.0038.1826.33S41°27'14"E100.51S41°27'14"E100.51N 4 8°3 2'4 6" E 8 5.0 0 N 4 8 ° 3 2'4 6" E 8 5.0 0 8 5.0 0 N 4 8 ° 3 2'4 6" E 36.0038.1826.3336.0038.1826.33S41°27'14"E100.51S41°27'14"E100.5136.00 36.00 26.33 26.33 38.18 38.18N89°54'25"W85.00N89°54'25"W85.00N89°54'25"W85.00S78°53'34"E85.00N89°54'25"W85.00N68°29'51"E85.00N 4 8°3 2'4 6" E 8 5.0 0 N 4 8 ° 3 2'4 6" E 8 5.0 0 S00°05'35"W 100.51 S00°05'35"W 100.51 S00°05'35"W 126.84 S00°05'35"W 126.84N89°54'25"W85.00N89°54'25"W85.00N89°54'25"W85.00N89°54'25"W85.0085.00S78°53'34"ES11°06'26"E 100.51 S 2 1 °3 0 '0 9 "E 1 0 0 .5 1 S41°27'14"E126.84S41°27'14"E126.84N 4 8° 3 2'4 6" E 8 5.0 0 N 4 8 ° 3 2'4 6" E 8 5.0 0 N 4 8 ° 3 2'4 6" E 8 5.0 0 N 4 8 ° 3 2'4 6" E 8 5.0 0 8 5.0 0 N 4 8 ° 3 2'4 6" E 38.1826.3326.3336.0038.1826.3326.3336.00S38°53'53"E126.84S38°53'53"E126.84N 5 1 ° 0 6'0 7 " E 8 5.0 038.1826.3326.3336.0038.1826.3336.0026.33N 5 1 ° 0 6'0 7 " E 8 5.0 0 N 5 1 ° 0 6'0 7 " E 8 5.0 0 N 5 1 ° 0 6'0 7 " E 8 5.0 0 N 5 1 ° 0 6'0 7 " E 8 5.0 0 38.18 26.33 26.33 36.00 3 8.18 2 6.33 3 6.0026.33 Δ=06°51'19"48.46Δ=06°51'19"44.8720.3521.76150.86150.862 0 3 .0 4 Δ =4 1 °3 2 '4 8 " 1 5 9 .5 3 Δ =4 1 °3 2 '4 8 " 119.86 119.86 29.69Δ=35°26'03"CB=S17°48'36"W66.79Δ=35°26'03" CB=S17°48'36"W 2 8 .8 8 S 1 0 °1 7 '5 7 "W 13.75 S33°31'28"E 18.86S52°24'48"WC B = N 4 8 ° 3 5'0 6"E Δ = 0 9 ° 4 6'2 5" 8 9.5 5 CB=N65°58'19"EΔ=011°53'36"108.9830.04Δ=03°16'44"CB=N 58°23'09"E30.00Δ=03°16'28"CB=N55°06'33"E3 0 3 0 3 0 3 0 303030.0030.002 7 2.0 1 21.05N31°20'17"E6.87S41°24'54"E62.57S41°52'02"E3.00S41°18'42"E31.43S30°57'16"E30.35N64°44'17"E5 9 .1 3 S 0 7 °0 7 '2 8 "E 18.02S16°50'55"E S78°22'55"E34.6535.47 36.19 N85°21'42"E121.44N89°54'25"W 116.7926.52Δ=05°25'36"Δ=06°29'08" 31.69DRAINAGE&UTILITYEASEMENTOUTLOT G 78TH PLACE 7 8 RUSH CREEK RESERVE SECOND ADDITION SHEET 4 OF 4 SHEETS PLUG INSCRIBED WITH "STANTEC 43133" IRON MONUMENT SET WITH PLASTIC DENOTES 1/2 INCH BY 14 INCH DENOTES IRON MONUMENT FOUND, MARKED AS FOUND GRAPHIC SCALE IN FEET 0 40 80 DENOTES HENNEPIN COUNTY CAST IRON MONUMENT, FOUND 105 510 BEING 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES AND 5 FEET IN WIDTH AND ADJOINING LOT LINES AS SHOWN ON THIS PLAT, UNLESS OTHERWISE DIMENSIONED. DRAINAGE & UTILITY EASEMENTS SHOWN THUS (NTS) C.R. DOC. NO. _______________________ VICINITY MAP BEARING ORIENTATION BASED ON THE NORTH LINE OF THE OUTLOT D RUSH CREEK RESERVE ADDITION WHICH HAS A BEARING OF NORTH 89 DEGREES 36 MINUTES 01 SECONDS WEST. C.S.A.H.10 C.S.A.H.50 SITE FLETCHERLANENOT TO SCALE SITEDETAIL 'A' WETLAND 10 WETLAND 9 WETLAND 6 WETLAND 8 WETLAND 7 WETLAND 5 WETLAND 4 WETLAND 3 WETLAND 2 WETLAND 1 WETLAND 4 WETLAND 4 WETLAND 4 WETLAND 11 E E E E E E E E E E E PROPANE TANK SS ROCK FLAG WELL E MAIL E E E CLVT CLVT E E C E E SCONTROL CLVT PROPANE TANK CLVT C TRAN SS ll>>>>> SCONTROL CLVT CLVT CLVT XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > > > > > >>>>>> >> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>N SHEET NUMBER DATENO SURVEY APPROVED DESIGNED DRAWN PROJ. NO.WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISIONI HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORTAND THAT I AM A DULY LICENSEDUNDER THE LAWS OF THE STATE OFPRINT NAME:SIGNATURE:DATE:LIC. NO. REVISION CHECKED Plot Date: 11/05/2020 - 10:54amDrawing name: \\US0291-PPFSS01\workgroup\1938\active\193804970\CAD\Dwg\Exhibit - Phasing Plan\193804970 Phasing Plan 10-13-2020.dwgXrefs:, 193804970XSPV-PH 1, 193804970XSNO-PH 1, 193804970XSXW, 193804970XSXT, 193804970XSRD, 193804970XSST-PH 1, 193804970XSST - PH 3, 193804970XSNO-PH 2, 193804970XSNO-PH 3, 193804970XSPV - PH 2, 193804970XSPV - PH 3, 193804970XSST - PH 2THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THEDRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY.THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTIONOR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN.CONCEPT PLANM/I HOMESCORCORAN, MN 193804970 0 100 200 N 11/5/20 PHASE 2 PHASE 1 PHASE 3 PHASE 1 PHASE 3 PHASE 2 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 www.landform.net Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Agenda Item: 6h. TO: Corcoran Planning Commission FROM: Kevin Shay through Kendra Lindahl, Landform DATE: March 30, 2022 for the April 7, 2022 Planning Commission Meeting RE: Northeast District Plan and Design Guidelines (city file no. 21-050) REVIEW DEADLINE: N/A 1.Description of Request This is a City-initiated project to update the Northeast District Plan and Design Guidelines that were originally adopted in 2004. Since that time, the Comprehensive Plan has been updated twice and the modifications are needed to bring the Northeast District Plan and Design Guidelines into compliance with the Comprehensive Plan and current City vision. 2.Background The 2040 Comprehensive Plan was updated in 2019 after nearly three years of public meetings. The Comprehensive Plan is the vision for development in Corcoran. Although it is a physical plan, it is a reflection of the community's social and economic values. These values are translated into the type of land use the City desires and programs regarding economic development, housing, parks, transportation and other key areas. Following adoption of the Comprehensive Plan, the City initiated updates to the Zoning Map and other ordinances as required to bring those documents into compliance with the Comprehensive Plan. This update is one of those implementation steps. On June 10, 2021, the City Council adopted an interim ordinance establishing a development moratorium in the Northeast District so that the City could complete the water supply plan for the Northeast District and review the development standards for this area. The moratorium is set to expire on June 10, 2022. City staff applied for and was awarded a Hennepin County planning grant for the Northeast District. Upon receipt of the grant, the City website was updated to provide information about the process and encourage public participation. The City held a kick-off meeting with Hennepin County on December 1st to establish expectations, schedule and deliverables. A second meeting with Hennepin County Transportation staff was held on February 16th to review street connections to the County Roads. Northeast District Plan and Design Guidelines (21-050) 2 April 7, 2022 An online survey was developed and available for public comments from December 17th – January 14th. A total of 166 individuals participated. On January 11th, a Landowners Open House was held at Hope Community Church to gather feedback from landowners and residents on the proposed changes the plan. Notice was sent to all landowners in the Northeast District and posted on the City website. The meeting was hosted off-site because we expected good turnout and were pleasantly surprised that more than 100 people attended the event. The input gathered at the event suggests that residents desire more retail, restaurant and job opportunities in Corcoran and that they have a strong preference for preserving natural areas where possible and providing landscaping and green infrastructure (including rain gardens, off road trails for bicyclists and pedestrians, parking lot islands) with new development. On March 15th , a second open house was held at Hope Community Church to gather additional feedback from landowners and residents. This meeting was also well attended with an estimated 70 residents and landowners in attendance. 3. Analysis The purpose of the Northeast District Plan update is not to amend the Comprehensive Plan, but rather to amend the Northeast District Plan to reflect the land use designations adopted in the Comprehensive Plan and the adopted zoning map. While no change are proposed to the land use or zoning, the update is intended to establish new standards for development in this area. The work plan established with the City grant application is to develop a new plan informed by stakeholder input that includes: • A new concept plan for the Northeast District • Planned infrastructure improvements • Creation of a street hierarchy • Identification of parks, trails and plazas • A walkable destinations map • Updated landscaping and screening requirements • Gateway signage standards • Architectural standards – styles, placement, massing, height, etc. • Parking location and design standards • Utility installation standards • Strategies for sustainability, resiliency and preservation of natural resources such as encouraging the use of green infrastructure for stormwater management The draft Northeast district plan takes the feedback received from meetings with County staff, city council and residents to create a document which accomplishes the goals of the Hennepin County grant and takes the feedback into account. The draft northeast district plan includes the following sections. Northeast District Plan and Design Guidelines (21-050) 3 April 7, 2022 1. District Overview and Purpose a. Purpose Statement This outlines the purpose of the district. It clarifies that these standards are adopted as part of the Zoning Ordinance and are in addition to the basic standards established by the applicable zoning district. The purpose of the standards is to establish standards for commercial, industrial, mixed use and business campus districts for job-creating businesses that will expand the tax base and provide jobs or provide retail/service businesses to support Corcoran residents. The standards will ensure quality site design that will result in attractive business and residential development. b. Application This describes that the content of the plan is in addition to those standards found in the Zoning Ordinance. c. Sustainable Design Framework This section describes Corcoran’s definition of sustainability and how sustainable design should be incorporated into new development. Sustainable development meets the public demand and requires the responsible use of resources without unacceptable social, economic, or environmental consequences. This goal was adopted in Chapter 9 (Water Resources) of the Comprehensive Plan and provides a good starting point for development of the Northeast District plan standards. d. Utility Plan (sanitary sewer, water, stormwater) The plan has been updated with the most current infrastructure planning information. It is our hope that the water supply planning effort that is being discussed concurrently with this plan can be updated in time for the final document preparation in April. e. Street Hierarchy and Standards We have developed a master street plan based off the version presented at the Open House and created design standards like those adopted as part of the Southeast District Plan. 2. Design Principles a. Allowable Uses This section lists businesses that are currently permitted in the zoning districts but are proposed to be prohibited in the Northeast District. They include contractors operations, Northeast District Plan and Design Guidelines (21-050) 4 April 7, 2022 equipment rental, lumberyards/building material sales, mini storage/self storage buildings, motor vehicle, boat or equipment repair or sales. • The Planning Commission may wish to provide feedback to staff on any types of businesses that they do not believe are appropriate in this district given the gateway location and the desire to expand the tax base and create jobs. b. Buildings – Architecture, Placement, Massing, Height, Uses The City has adopted building standards in Section 1060 of the Zoning Ordinance. However, we are recommending additional standards for the Northeast District to reflect the public feedback. c. Parking – Location, Standards (including bike racks and EV charging stations), landscaping and stormwater standards Parking lot standards have been developed to require landscape islands, stormwater design, lighting design and maintenance plans that ensure long term sustainability. We are trying to avoid the creation of large heat islands by requiring parking lot islands to break up the pavement areas and encourage new businesses to minimize hard surfaces. d. Electric Vehicles As part of the sustainable design strategies incorporated into the document we have included a requirement to provide a small amount of electric vehicle parking for sites with more than 100 parking spaces. The update will require a number of definitions to be added to Section 1020 of the Zoning Ordinance related to electric vehicles. e. Screening – trash, loading areas, mechanical equipment, etc. These standards are established in Section 1060 of the Zoning Ordinance and the northeast district adds to these standards in an attempt to preserve the rural character. f. Landscape standards – plant materials, hardscape, etc. The landscape standards included in the plan encourage the use of native plant materials to reduce the need for irrigation. A preferred tree list has been included that developers will be required to utilize when selecting species for development in the northeast district. g. Parks and Trails Northeast District Plan and Design Guidelines (21-050) 5 April 7, 2022 The Parks and Trails plan was adopted as part of the 2040 Comprehensive Plan and no significant changes are included. However, since the plan was adopted, the City has acquired a portion of the City parks and trails in the Bellwether development so the plan exhibit has been updated to reflect current conditions. h. Stormwater Management Stormwater management is part of every development and the plan has included strategies and examples to provide environmentally responsible and visually pleasing stormwater management solutions within the northeast district. Next Steps • A public hearing is tentatively scheduled for the Planning Commission on May 5th. The Commission will take public comments on the draft at that meeting. • The City Council is tentatively scheduled to review and approve the updated Northeast District Plan and Design Guidelines at the May 26th meeting. 4. Action No formal action is required. The Planning Commission should provide feedback to staff for inclusion in the plan update. This could include items that that Planning Commission would like to see incorporated in the update or removed from the drat for consideration at the May public hearing. Attachments 1. Draft Northeast District Plan 2. Visual Preference Survey Results from January 11th Open House 3. Summary of Online Survey Results 4. Public Comments Appendix C Corcoran Northeast District Plan and Design Guidelines Adopted May XX, 2022 DRAFT Mar16-22 for review only 2 | Table of Contents | 2 Purpose Statement Application Sustainable Design Framework District Overview and Purpose | 3 Municipal Water and Sewer Street Hierarchy Design Principles | 9 Allowable Uses Buildings Parking Electric Vehicles Screening Landscape Standards Parks, Trails and Open Space Stormwater Management Implementation | 22 Table of Contents DRAFT Mar16-22 for review only 3 | Overview 1. To allow for master planning and development of housing, employment and service uses through the use of unified developments that share common architectural schemes, landscape and site plan design, connected streets and pedestrian routes and green spaces. 2. To incentivize the development of high-quality industrial and business developments that will provide employment opportunities in Corcoran. 3. To encourage the use of sustainable, environmentally-friendly building and site development techniques. 4. To develop a transportation system that supports vehicles, bicyclists and pedestrians. 5. To promote master planned developments to increase the efficiency of infrastructure design. 6. To implement the land use goals of the 2040 Comprehensive Plan. Purpose Statement The purpose of the Northeast District Design Guidelines is to establish standards for this gateway to Corcoran. The area offers opportunities for expanded tax base, jobs and retail and service businesses to serve the existing and new residents in Corcoran and surrounding communities. The newly constructed Dayton Interchange and the planned Highway 610 extension provide a once in a lifetime opportunity to develop the area in a manner the reflects the unique Corcoran character as described in the Comprehensive Plan. The standards will ensure quality site design that will result in attractive business and residential development. The district will allow development consistent with the primary zoning district and provide additional regulations and performance standards to accomplish the following goals: District Overview and Purpose01 Application The format and content are specifically tailored for use as a supplement to the Zoning Ordinance. All provisions of the Zoning Ordinance shall apply to parcels in the Northeast District and these standards shall be in addition to those provisions. Where there is a conflict, the more restrictive provisions shall apply. Sustainable Design Framework The vision of the Northeast Design Standards is to encourage sustainable development that meets the public demand and requires the responsible use of resources without unacceptable social, economic, or environmental consequences. These guidelines are intended to provide a framework for meeting that goal. DRAFT Mar16-22 for review only 4 | Overview Northeast District Land Use Map DRAFT Mar16-22 for review only 5 | Overview Northeast District Analysis Map DRAFT Mar16-22 for review only 6 | Overview Municipal Water and Sewer The municipal sanitary sewer to serve the Northeast District exists and will generally flow north to the lift station at near County Road 101 at the City’s north border. Water is currently provided to the Northeast District from the City of Maple Grove. This agreement limits the area that can be served and requires landowners to pay the both the Maple Grove and Corcoran water fees. Developing a Corcoran water system has been a priority for the City. The City has identified a well and treatment site on County Road 116 north of Hunter Road. The City is in the planning stage, but hopes to have the well operational by 2023. However, at least one more well will be needed to serve the Northeast area and search area have been identified as shown on the Water Supply map. The well alone is insufficient and the City has been actively searching for a water tower site. The preferred tower site is also shown on the Water Supply map. Street Hierarchy The Dayton Interchange at County Road 101/Brockton Lane and I-94 and the planned extension of Highway 610 will increase traffic along the County Road 101 and County Road 30 corridors and providing opportunities for new businesses in the Northeast District. The Comprehensive Plan identified the major roadways as County Road 116, County Road 101, County Road 30, Stieg Road and Schutte Road. The street hierarchy map has been refined as part of this plan to provide more detail about street classifications and design. The City will continue to work with Hennepin County to ensure that as improvements are made to the County streets in the Northeast District they reflect the City’s goals. As improvements are made to these streets, emphasis should be placed on enhancements to traffic controls, pedestrian connections, lighting, gateway elements and landscaping at key intersections. As part of this vision, the City will look for opportunities to provide grade-separated pedestrian crossings in addition to the at-grade crossings. The County road corridors should be designed with green boulevards on both sides and a landscaped median similar to the County Road 30 design in Maple Grove. The existing road network should be maintained as a continuous network, with new connections where needed. Cul-de-sacs should be avoided in favor of connecting streets that will facilitate resilient multi-modal routes within the district. The Northeast District has three main types of streets which are described and illustrated on the following pages. Each serves a specific function toward the creation of a well-connected and economically viable district. The developer shall be responsible for construction of all streetscape improvements along adjacent streets. These improvements include all hardscape, landscape and site amenities, such as trails, sidewalks, benches, bike racks, street trees and plantings. Water Search Area DRAFT Mar16-22 for review only 7 | Overview Northeast District Street Classification Map DRAFT Mar16-22 for review only 8 | Overview County Road 30 (Mid-Block) County Road 101 & 116 (Mid-Block) Collector Street Local Street DRAFT Mar16-22 for review only 9 | Design Principles Design Principles The Northeast District should continue to provide a mix of residential, commercial, office and industrial uses as described in the Comprehensive Plan and Zoning Ordinance. The Design Guidelines for the district shall be the same as those described in the Zoning Ordinance for the zoning district in which the development is located and these Design Standards will provide an additional layer of standards. Allowable Uses The Northeast District is a gateway to Corcoran and the uses in non-residential areas should be developed with new light industrial, office-industrial, high tech and professional services businesses to provide quality employment and wages. To accomplish this goal, land uses in the Northeast District shall be all uses allowed in the underlying zoning district, except that the following uses are prohibited in the Northeast District, except those uses legally established prior to May 26, 2022: 1. Contractors operations 2. Equipment rental 3. Lumber yards/building material sales. 4. Mini Storage/Self Storage Facilities. 5. Motor Vehicle, Boat or Equipment Repair 6. Motor Vehicle, Boat or Equipment Sales Buildings New development site and building design should provide a visual cue that you are in Corcoran. The use of regional building materials and native plants for all development is encouraged. Development in this district should be thoughtfully designed to reflect Corcoran’s rural character. The use of natural materials (such wood siding, brick and stone) is encouraged. Buildings shall have architectural details, features and patterns to provide visual interest. All structures shall comply with the building standards in Section 1060.050 and the additional standards in this section. Single family detached homes shall comply with the Design Requirements in Section 1040.040, Subd. 8. Attached homes shall comply with the Design Requirements in Section 1040.060, Subd. 9. 02 DRAFT Mar16-22 for review only 10 | Design Principles Properties in the Mixed Use, Commercial, Business Park and Industrial district shall comply with the following: Exterior surface materials of buildings shall be installed and maintained in accordance with the adopted building code and the manufacturer’s specifications and shall be subject to the regulations listed below. Products listed as “integral colored” shall continue its surface color consistently through the depth of the product as opposed to being colored, painted, or stained on the surface only. Materials shall be divided into class I, class II and class III categories as follows: Class I. The following materials are considered class 1 materials as specified: 1. Brick 2. Marble, granite, or other natural stone 3. Integral colored cast stone (the stone is colored consistently through) 4. Textured cement stucco 5. Architectural wall cladding (Nichiha, Equitone and similar brands) Material must be through colored and at least 5/8 inches thick. 6. Copper 7. Porcelain 8. Glass 9. Other materials of similar quality as approved by the City Council?? Class II. The following materials are considered class II materials as specified: 1. Exposed aggregate concrete panels 2. Burnished concrete block 3. Integral colored split face (rock face) and exposed aggregate concrete block 4. Cast-in-place concrete 5. Insulated exterior wall panels (E.I.F.S., Drivit and similar brands) 6. Fiber-reinforced cement board siding with a minimum thickness of ¼ inch 7. Prefinished metal. 8. Integral colored concrete panels other than smooth finished. 9. Other materials of similar quality as approved by the City Council?? Class I materials: Single Family Class I materials: Multifamily Apartment Class I materials: Commercial / Mixed Use Class I materials: Industrial DRAFT Mar16-22 for review only 11 | Design Principles Class III. The following materials are considered class III materials as specified: 1. Unpainted or surface painted concrete block (scored or unscored) 2. Unpainted or surface painted plain or ribbed concrete panels 3. Unfinished or surface painted metal 4. Smooth finished concrete panels 5. Brick, stone, or integral colored material which has been painted 6. Other materials of similar quality as approved by the City Council?? At least 60% of each building face visible from off the site must be of class I materials except as permitted by this section: Not more than 10% of each building face visible from off the site may be of class III materials. Portions of buildings not visible from off the site may be constructed of greater percentages of class II or class III materials if the structure otherwise conforms to all city ordinances. The mixture of building materials must be compatible and integrated. Large uninterrupted building elevations are not permitted. No wall may have an uninterrupted length exceeding 80 feet without including at least two of the following: changes in plane; changes in color, texture, materials or masonry pattern; windows; or an equivalent element that breaks up the elevation. For buildings in the I-1 districts which are not located on a County Road or adjacent to or across from any residentially zoned property, class I materials may be reduced to a minimum of 25 percent provided that the architecture and site plan shall meet the following minimum criteria to be considered superior quality: 1. The exposed height of the building wall shall not exceed 15 feet. 2. The number of required plant units shall be increased by 20 percent or the size of 20 percent of the overstory trees installed shall be increased to 3 1/2 caliper inches. 3. A minimum of ten percent of the building facade must be windows or glass spandrels. Class I materials: Commercial Class I materials: Office / Warehouse Class I materials: Commercial / Office Class I materials: Commercial / Retail DRAFT Mar16-22 for review only 12 | Design Principles Parking Parking shall comply with the standards in Section 1060.060 of the ordinance and the additional standards in this section. Bicycle racks shall be provided for all multi-family and non-residential uses and may be placed near the entrance if a minimum 5-foot wide pedestrian access to the building entrance is maintained. Bicycle parking may occupy a maximum of two required parking stalls without requiring additional parking. Parking bays shall have landscape islands at each end of the parking bay, and bays in excess of 15 spaces in length shall be divided by intermediate islands. Trees shall be located in the islands to shade the parking lot to reduce the heat island effect. These landscape islands shall provide at least 360 square feet of area for planting trees, shrubs and/or groundcovers. Intermediate landscape islands shall provide at least 180 square feet of planting area. A landscape buffer shall be provided between all parking areas and the public sidewalk. The buffer shall consist of shade trees, low shrubs or perennial flowers and a decorative fence or masonry wall. Plantings and parking lot screen walls or fences shall be no less than three feet and no more than four feet in height to allow views into and out of parking areas Parking lots should incorporate stormwater management into the parking lot as an amenity feature. These features when appropriately designed can be used to meet the landscape island requirements. Any lighting used to illuminate an off-street parking area shall be so arranged as to reflect glare away from adjoining property, adjacent residential uses and public rights-of-way and be in compliance with Section 1060.040 of this Chapter. Bike Parking Parking Lot Islands Parking Lot Screening Parking Lot Stormwater DRAFT Mar16-22 for review only 13 | Design Principles Electric Vehicles All new developments are encouraged to provide parking and services for electric vehicles, to expedite the establishment of a convenient, cost-effective electric vehicle infrastructure. All new parking structures or lots with at least 100 parking spaces shall provide services for electric vehicles (EV) as required below. 1. Multiple-family residential land uses shall have 5% of required parking as Level 1 stations for resident parking, and one Level 2 station for guest parking. At least one handicapped accessible parking space shall have access to an electric vehicle charging station (EVCS). 2. Non-residential land uses with parking spaces available for use by the general public shall have at least 1% of required parking as Level 2 stations with a minimum of two spaces served by Level 2 charging, with at least one station adjacent to an accessible parking space. In non-residential zoned districts, DC charging stations may be installed to satisfy the EVCS requirements described above on a one-for-one basis. Notwithstanding the requirements of subsections a above, all new or reconstructed motor fuel stations as defined in Section 36-142(d)(20) shall be required to install at least one additional Level 2 charging station. A DC charging station may be installed to meet this requirement. In addition to the number of required EVCSs, the following accommodations shall be required for the anticipated future growth in market demand for electric vehicles: 1. Multiple-Family Residential Land Uses: all new, expanded and reconstructed parking areas shall provide the electrical capacity necessary to accommodate the future hardwire installation of Level 2 EVCSs for a minimum of 10% of required parking spaces. 2. Non-Residential Land Uses: all new, expanded and reconstructed parking areas shall provide the electrical capacity necessary to accommodate the future hardwire installation of Level 2 or DC EVCSs for a minimum of 10% of required parking spaces. These requirements may be revised upward or downward by the City Council as part of an application for a conditional use permit or planned unit development based on verifiable information pertaining to parking. DRAFT Mar16-22 for review only 14 | Design Principles Screening In addition to the standards in Section 1060.030, the additional standards in this section are intended to preserve the rural character of Corcoran while allowing new development to bring jobs and homes to the community. No loading docks or overhead doors shall be visible from County Roads or residential property. The visual impact of rooftop equipment shall be minimized using one of the following methods: 1. A parapet wall. 2. A fence the height of which extends at least one foot above the top of the rooftop equipment and incorporates the architectural features of the building. 3. The rooftop equipment shall be painted to match the roof or the sky, whichever is most effective. Utility service structures (such as utility meters, utility lines, transformers, aboveground tanks); refuse and recycling handling; loading docks; maintenance structures; and other ancillary equipment must be inside a building or be entirely screened from off-site views utilizing a privacy fence or wall that is at least six feet in height. A chain link fence with slats shall not be accepted as screening. All utility services shall be underground except as provided in Section 1060 of the Zoning Ordinance. Landscape Standards Site design and landscaping should be designed to work with the existing topography of the area, wooded areas, wetlands and natural viewsheds and corridors. Sustainability, in terms of the landscape, is the ability of plant species to maintain healthy growth with minimal human assistance. Selecting plants suited for a specific condition is key to their sustainability over time. Benefits of utilizing sustainable plant species include less time spent towards maintenance, less maintenance costs, and positive contributions to the larger environment and its ability to perpetuate itself. Development landscaping shall include a full complement of overstory, ornamental and evergreen trees, shrubbery and ground covers which are hardy and appropriate for the locations in which they are planted and provide year-long color and interest. Development in the Northeast District shall select from the following list of preferred trees and shrubs that suit unique conditions and environments found in Corcoran. The following plant materials shall be used in the Northeast District: Coniferous Trees Common Name Abies balsamea Balsam Fir Abies concolor White Fir Abies fraseri Fraser Fir Juniperus virginiana Red Cedar Larix laricina American Larch Picea abies Norway Spruce Picea glauca White Spruce Picea glauca var. densata Black Hills Spruce Picea mariana Black Spruce Pinus banksiana Jack Pine Pinus ponderosa Ponderosa Pine Pinus resinosa Red Pine (Norway Pine) Pinus strobus Eastern White Pine Pinus sylvestris Scots Pine Conservation Development Site Design and Street Trees Site Design and Landscaping DRAFT Mar16-22 for review only 15 | Design Principles Deciduous Trees Common Name Acer x freemanii Freeman’s Maple Acer x freemanii ‘Sienna’Sienna Glen Maple Acer rubrum Red Maple Acer saccharum Sugar Maple Aesculus glabra Ohio Buckeye Betula nigra 'Cully’ Heritage River Birch Betula papyrifera Paper Birch Betula populifolia Grey Birch Carpinus caroliniana American Hornbeam Carya ovata Shagbark Hickory Carya cordiformis Bitternut Hickory Catalpa speciosa Northern Catalpa Celtis occidentalis Common Hackberry Cercis canadensis Eastern Redbud Crataegus crus-galli var. inermis Thornless Cockspur Hawthorne Crataegus mollis Downy Hawthorne Gingko biloba Gingko (male only) Gleditsia tricanthos var. inermis Thornless Honeylocust Gymnocladus dioicus Kentucky Coffeetree (male only), ‘Espresso’, ‘Stately Manor’ Malus spp.Crabapple, ‘Adams’, ‘Calocarpa’, ‘David’, ‘Donald Wyman’, ‘Dolgo’, ‘Harvest Gold’, ‘Prairifire’, ‘Professor Sprenger’ Malus ioensis Prairie Crabapple Ostrya virginiana Ironwood Phellodendron amurense ‘His Majesty’Corktree ‘His Majesty’ Populus tremuloides Quaking Aspen Prunus serotina Black Cherry Prunus virginiana Chokecherry Quecus alba White Oak Quercus bicolor Swamp White Oak Quercus elllipsoidalis Northern Pin Oak Quercus macrocarpa Burr Oak Quercus rubra Red Oak Quercus velutina Black Oak Salix alba Weeping Willow Salix nigra Black Willow Sorbus americana American Mountain Ash Sorbus decora Showy Mountain Ash Tilia americana American Linden (Basswood) Tilia americana ‘Redmond’Redmond Linden Tilia cordata Littleleaf Linden, ‘Morden’, ‘Shamrock’, ‘Norlin’ Ulmus americana ‘Princeton’Princeton Elm Ulmus americana ‘Valley Forge’Valley Forge Elm Ulmus pumila ‘New Horizon’New Horizon Elm Ulmus wilsoniana ‘Patriot’Patriot Elm DRAFT Mar16-22 for review only 16 | Design Principles Shrubs Common Name Alnus incana Speckled Alder Amelanchier alnifolia ‘Regent’Regent Serviceberry Amelanchier interior Inland Serviceberry Aronia melanocarpa var. elata Glossy Black Chokeberry Betula pumila Bog Birch Cornus alternifolia Pagoda Dogwood Cornus amomum Silky Dogwood Cornus racemose Gray Dogwood Cornus rugosa Round-leaved Dogwood Cornus sericea Red-osier Dogwood Corylus americana American Hazelnut Corylus cornuta Beaked Hazelnut Crataegus chrysocarpa Fireberry Hawthorn Crataegus macrosperma Large-seeded Hawthorn Diervilla lonicera Bush Honeysuckle Euonymus atropurpureus Easter Wahoo Ilex verticillata Winterberry Juniperus communis Common Juniper Physocarpus opulifolius Ninebark Ribes americanum Wild Black Currant Ribes aureum Golden Currant Ribes cynosbati Prickly Gooseberry Ribes missouriense Missouri Gooseberry Rosa blanda Smooth Wild Rose Salix bebbiana Bebb’s Willow Salix discolor Pussy Willow Salix pedicellaris Bog Willow Sambucus canadensis Common Elderberry Sambucus racemose Red-berried Elder Staphylea trifolia Bladdernut Symphoricarpos albus Snowberry Symphoricarpos occidentalis Wolfberry Viburnum dentatum Arrowwood Viburnum Viburnum lentago Nannyberry Viburnum opulus var. Americanum American Highbush Cranberry Celtis occidentalis / Hackberry Tree Picea mariana / Black Spruce Pinus resinosa / Red Pine Quercus alba / White Oak Prunus virginiana / Chokecherry Tree Gleditsia tricanthos / Honeylocust DRAFT Mar16-22 for review only 17 | Design Principles Ground Cover All land area not occupied by buildings, parking, driveways, sidewalks or other hard surfaces shall be sodded or mulched and landscaped with approved ground cover, flowers, shrubbery and trees. Traditional lawns of mown Kentucky bluegrass are the most common groundcover in the area and have their place in new development. However, they are not conducive to sustainable practices desired in the Northeast District as they require large amounts of water and maintenance. Alternatives to traditional lawns are available and appropriate as part of a sustainable environment. Native prairie plantings and bee lawns are viable options to traditional lawns in Corcoran. The plant composition of these alternatives are widely varied and can be tailored to suit specific conditions and aesthetics. The overriding concept is that they provide habitat, food and shelter for a variety of animals, birds and insects and they are sustainable with minimal intervention. An overlooked benefit of prairies and bee lawns is that they visually change with the seasons, providing a changing view throughout the year. The City supports the use of these ground covers when a maintenance plan is provided for review and approval by the City. Landscaping Options The City encourages the use of special design features such as xeriscaping; rain gardens/bioretention systems; landscaping with native species; green rooftops; heat island reduction; and aesthetic design. All new development must include two of the following alternative landscape options: Xeriscaping: Xeriscaping is landscaping which uses plants that have low water requirements, making them able to withstand extended periods of drought. Xeriscaping landscapes are a conscious attempt to develop plantings which are compatible with the environment and make a conscious effort to minimize use of water. Rain Gardens/Bioretention Systems: Bioretention systems can be described as shallow, landscaped depressions commonly located in parking lot islands or within areas that receive stormwater runoff. For credit under this section, the rain garden/bioretention system shall be above ground and a visible part of the green or landscaped area. Stormwater flows into the bioretention area, ponds on the surface, and gradually infiltrates into the soil bed. Pollutants are removed by a number of processes including absorption, filtration, volatilization, ion exchange, and decomposition. Filtered runoff can either be allowed to infiltrate into the surrounding soil (functioning as an infiltration basin or rainwater garden), or discharged to the storm sewer or directly to receiving waters (functioning like a surface Pollinator Lawn Pollinator Lawn Xeriscape Rain Garden / Bioretention DRAFT Mar16-22 for review only 18 | Design Principles filter). The use of under drain systems are discouraged unless where infiltration is prohibited by the water resources management plan. Runoff from larger storms is generally diverted past the area to the storm drainage system. Landscaping With Native Species: Fifty percent (50%) of the plantings used in the landscape plan shall be of native plant communities approved by City staff. These plant communities include: 1. Upland deciduous forest: Oak forest, maple basswood forest, white pine hardwood forest, black ash swamp, and tamarack swamp. 2. Brush prairie: Dry oak savannah, oak woodland- brushland. 3. Oak openings and barrens: Dry oak savannah, oak forest. Green Rooftops: Green rooftops are veneers of living vegetation installed atop buildings, from small garages to large industrial structures. Green rooftops help manage stormwater by mimicking a variety of hydrologic processes normally associated with open space. Plants capture rainwater on their foliage and absorb it in their root zone, encouraging evapotranspiration and preventing much stormwater from ever entering runoff streams. What water does leave the roof is slowed and kept cooler, a benefit for downstream water bodies. Green roofs are especially effective in controlling intense, short duration storms and have been shown to reduce cumulative annual runoff by fifty percent (50%) in temperate climates. Aesthetic Design: Sites shall be designed to include three (3) of the following: public art, fountains, plazas, perennial beds, entrance landscaping, or other amenities reviewed and approved by the Development Review Committee (DRC). Gateway signage is desired at the County Road 101 at the north Corcoran border and at the County Road 101/ County Road 30 intersection. Developers of property at those intersections will work with the City install this gateway signage and related landscaping. This would satisfy part of the aesthetic design requirement for those properties. Alternative Energy: New developments may use solar energy systems (SES) to support the development. Building Integrated SES and Building or Roof Mounted SES is encouraged in the Northeast District as allowed by Section 1060.110 of the Zoning Ordinance. While the Ordinance does not currently allow wind energy conversion systems (WECS) as an allowed use, the City shall consider the amending the Zoning Ordinance to allow small WECS as an accessory use. Native Species Green Roof Entry Design Alternative Energy DRAFT Mar16-22 for review only 19 | Design Principles Parks, Trails and Open Space There are two existing parks in the northeast district: the Community Park and the Neighborhood Park. Both parks were dedicated to the City as part of the Bellwether development and are open to the public. Parking lots are planned in the northwest corner of the neighborhood park and southwest corner of the open space park. The Parks and Trails plan adopted in the 2040 Comprehensive Plan anticipates a second Neighborhood Park south of County Road 30. The City parks will connect to homes and businesses through a series of trails and sidewalks. On- and off-road trails are planned along all County roads. The City plans a number of on- and off-road trails throughout the district. Additionally, Three Rivers Park District plans for the Diamond Lake Regional trail to connect through the Northeast District, including a connection to the Community Park. As development occurs open space will transition to homes and businesses. In order to ensure that opportunities to gather outside, maintain viewsheds and retain same of the character of Corcoran’s rural beginnings, all non-residential properties with principal buildings in excess of 100,000 square feet of floor area shall be required to have a public plaza space. The public plaza space shall include benches, bike racks trash receptacles, lighting fixtures and other amenities to create a welcoming space for tenants of the building and members of the public. These plaza spaces should be visible from the public street. Multi-family residential developments shall be required to provide landscaped private open space for their residents. This open space shall be designed and landscaped for outdoor recreation. Outdoor Recreation Space Trails Landscaping Public Space Design DRAFT Mar16-22 for review only 20 | Design Principles Placeholder for Walkable Destinations Map DRAFT Mar16-22 for review only 21 | Design Principles Stormwater Management Water features and drainage systems are essential components of development in the district. A mix of ponds, fountains and other water elements provide focal amenities and year round activities within the framework of an environmentally responsible, visually pleasing strategy to manage stormwater. Each site has a responsibility to utilize best management practices (BMP) to pretreat run-off, reduce erosion and encourage infiltration in compliance with City and Elm Creek Watershed Management Commission standards. Water and landscape should be utilized within multipurpose areas that accommodate both active and passive recreational use – the following examples illustrate only a few of many possibilities: 1. Pervious pavements, underground storage and other creative techniques should be used to meet BMP standards, particularly in areas where more density is expected. 2. Stormwater reuse 3. Green architecture, expressed through green roofs, gray water recycling and other techniques should be included to reduce the impact of new development on stormwater systems. 4. Water feature design should include both formal elements (such as reflecting pools or fountains) and natural/informal forms (such as ponds or fountains) and should explore creative ways to integrate wet landscapes with active, urban spaces. The City and the watershed are working to reduce chloride in our water system. All multifamily and non- residential developments are required to provide a Chloride Management Plan. Studies (see MCES publication regarding Nine Mile Creek, March 2021) show that chloride (or salt) found in surface waters and shallow aquifers has been increasing over the past 20 years. One source of the river’s chloride is the salt applied to our streets, parking lots, driveways and sidewalks in the winter and results in peak chloride values between March and May. Due to the chloride’s toxicity on the environment, watershed organizations and regulatory agencies have increased their focus on the urban sources and some watersheds are implementing practices for reducing salt applications. Rush Creek (the receiving water for the Northeast District) is at high risk for being impaired according to State’s data base. Chloride Management Plans will be regulated under the City’s MS 4 permit. Silva Cells Pervious Pavers Underground Stormwater Green Roof DRAFT Mar16-22 for review only 22 | Implementation The design guidelines will be administered by staff as part of the development review process. Staff will incorporate design review to ensure compliance with the design guidelines as a standard step in the development review process. Implementation03 DRAFT Mar16-22 for review only 23 | Implementation This page left intentionally blank DRAFT Mar16-22 for review only Corcoran Northeast District Preference Survey 1 / 12 7.23%12 39.16%65 9.64%16 40.96%68 3.01%5 Q1 How many years have you lived in Corcoran? Answered: 166 Skipped: 0 TOTAL 166 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Less than 1 year 1-5 years 5-10 years 10 or more years I don't live in Corcoran ANSWER CHOICES RESPONSES Less than 1 year 1-5 years 5-10 years 10 or more years I don't live in Corcoran Corcoran Northeast District Preference Survey 2 / 12 18.07%30 81.93%136 Q2 Do you work in Corcoran? Answered: 166 Skipped: 0 TOTAL 166 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Yes No ANSWER CHOICES RESPONSES Yes No Corcoran Northeast District Preference Survey 3 / 12 11.45%19 88.55%147 Q3 Do you own a business in Corcoran? Answered: 166 Skipped: 0 TOTAL 166 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Yes No ANSWER CHOICES RESPONSES Yes No Corcoran Northeast District Preference Survey 4 / 12 54.22%90 0.00%0 0.60%1 43.37%72 1.81%3 Q4 What is your home ZIP code? Answered: 166 Skipped: 0 TOTAL 166 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 55340 55311 55357 55374 Other (please specify) ANSWER CHOICES RESPONSES 55340 55311 55357 55374 Other (please specify) Corcoran Northeast District Preference Survey 5 / 12 Q5 We are updating the Design Standards for the Northeast Area of Corcoran. What types of businesses are most needed in this area? (Select up to 3 answers) Answered: 166 Skipped: 0 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Boutique/specia lty retail... Beauty shop/spa/barber Coffee shop Restaurant/bar Fast food restaurants... Gas station/conv... Grocery store Large retailers... Offices (professiona... Manufacturing Mini-storage/in door storage Warehousing/dis tribution Corcoran Northeast District Preference Survey 6 / 12 25.90%43 9.04%15 36.14%60 61.45%102 10.84%18 30.72%51 18.07%30 6.63%11 21.69%36 9.04%15 1.81%3 9.64%16 Total Respondents: 166 ANSWER CHOICES RESPONSES Boutique/specialty retail stores Beauty shop/spa/barber Coffee shop Restaurant/bar Fast food restaurants with drive-throughs Gas station/convenience store Grocery store Large retailers (Target, Walmart or similar) Offices (professional/doctor) Manufacturing Mini-storage/indoor storage Warehousing/distribution Corcoran Northeast District Preference Survey 7 / 12 Q6 What do you think is most important as the land in Northeast Corcoran develops? (Select up to 3 answers) Answered: 166 Skipped: 0 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Providing opportunitie... Providing opportunitie... Increasing the tax base Providing a variety of... Improving streets Preserving trees and... Preserving green space... Adding landscaping ... Creating new parks and... Creating new standards fo... Corcoran Northeast District Preference Survey 8 / 12 16.27%27 22.29%37 16.87%28 10.24%17 15.66%26 66.87%111 58.43%97 9.04%15 48.80%81 12.05%20 Total Respondents: 166 ANSWER CHOICES RESPONSES Providing opportunities for job creating businesses Providing opportunities for new retail/restaurant businesses Increasing the tax base Providing a variety of housing options Improving streets Preserving trees and natural resources Preserving green space with larger setbacks along roads Adding landscaping to new developments Creating new parks and trails Creating new standards for sustainability Corcoran Northeast District Preference Survey 9 / 12 15.66%26 57.83%96 26.51%44 Q7 Which street design do you prefer? Answered: 166 Skipped: 0 TOTAL 166 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Low - no sidewalks Medium - sidewalks on... High - sidewalk/tra... ANSWER CHOICES RESPONSES Low - no sidewalks Medium - sidewalks on one side High - sidewalk/trail on both sides Corcoran Northeast District Preference Survey 10 / 12 54.22%90 25.90%43 19.88%33 Q8 Which building design do you prefer? Answered: 166 Skipped: 0 TOTAL 166 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Residential style office... Traditional office building Modern style office building ANSWER CHOICES RESPONSES Residential style office building Traditional office building Modern style office building Corcoran Northeast District Preference Survey 11 / 12 8.43%14 39.76%66 51.81%86 Q9 Which parking landscape do you prefer? Answered: 166 Skipped: 0 TOTAL 166 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Minimal landscape... Medium landscape... High landscape design ANSWER CHOICES RESPONSES Minimal landscape design Medium landscape design High landscape design Corcoran Northeast District Preference Survey 12 / 12 65.06%108 45.18%75 51.81%86 10.24%17 24.10%40 18.67%31 6.63%11 37.35%62 6.63%11 Q10 Which type of amenity is most important in public spaces/parks? (Select up to 3 answers) Answered: 166 Skipped: 0 Total Respondents: 166 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Paved trails Woodchip/natura l trails Playgrounds Bike racks Picnic tables Pavilions Plazas Seating areas Electric vehicle... ANSWER CHOICES RESPONSES Paved trails Woodchip/natural trails Playgrounds Bike racks Picnic tables Pavilions Plazas Seating areas Electric vehicle charging stations 1 Kendra Lindahl, AICP Subject:FW: Northeast Corridor Community workshop open house comments     From: Greg Krause <gregkenterprises@gmail.com>   Sent: Thursday, March 31, 2022 12:40 AM  To: Natalie Davis <ndavis@corcoranmn.gov>  Subject: Northeast Corridor Community workshop open house comments      Hello Natalie,     First of all I would like to thank you and your staff for hosting the putting on the community workshop for the Northeast  Corridor March 15th.     It’s been a couple of weeks but I wanted to reintroduce myself after Kendra introduced me to you that evening. My name is  Greg Krause, a Maple Grove neighbor directly across Highway 101 (Brockton Lane) east of the Bellwether community.     The future of what is approved and built on the property between the Immanuel United Methodist Church and Steig Road not  only affects the eastern residents of Bellwether but totally affects the future of our property as well.  Per the 2040 plan our property is zoned "Low to Medium density". Corcoran trails will feed into the proposed park trail system  and our property will likely mirror the higher end custom home Delgany development to the south of 101st Ave. N.. The  future of 101st appears to be short‐lived and may be eventually vacated as Steig Road will be a controlled intersection going  east into Maple Grove across the North end of our property.    Over the past several years we have had numerous parties contact us regarding the purchase of our 16 acres however, buyers  have been reluctant to move forward until there is a clearer vision as to what will be built on the Corcoran side south of  Steig Road to the church. (very understandable).  It was welcome news at your workshop to see that your staff has listed certain type of businesses that they were not  interested in seeing represent the first impressions of anyone looking at or visiting Corcoran. I totally agree and believe this  was a wise decision!   It’s obvious the Bellwether project has developed into a product that fits a strong demographic and thus has done extremely  well. Corcoran has done an excellent job in approving this type of housing which in my view has brought in a clientele that is  well established and trouble free!    Many of your examples as to what you want to see built along Hwy. 101 look fresh and welcoming however,,,,  I see no  mention of signage restrictions, berms or tree lines that would disguise this commercial area whatsoever? (Easily done).  The residents of Bellwether and future homeowners of high end homes on our property could as I see it, look into neon lights  displaying 4.xx+ per gallon unleaded. As I view it per your current guidelines, these signs could be elevated high into the air  that could be seen from up and down Hwy. 101.  Beyond that, residents could likely hear the howl of the spotless rinse car wash dryer or listen to: “Welcome to Taco  Town,,,,can I take your order”?    Our sincere request is, that you will consider these points as you would if this was going to be your own neighbors?   With virtually untouched land, Corcoran has a wonderful opportunity here! I would sure like to see the area from County Rd.  30 north to Steig Road not only fit well with the needs of the Bellwether Development but be a welcoming gateway to  Northeast corner of Corcoran and a place where people would say, “ This is nice out here, I'd like to live here”!!    I would appreciate you sharing my thoughts as appropriate.   2 Best wishes to you, the Corcoran Planning Commission and City council.     Sincerely,     Greg and Deb Krause  19050 101st Ave. N.   Maple Grove, MN. 55311  760‐803‐0432          Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 MEMORANDUM 105 South Fifth Street, Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net DATE March 17, 2022 TO Jessica Beise, Natalie Davis McKeown CC City Council, Planning Commission, Parks & Trails Commission FROM Kendra Lindahl, City Planner RE Active Corcoran Planning Applications Projects/Comments in blue italics are new The following is a summary of project status for current, active projects: 1.Pioneer Trail Industrial Park (formerly Highway 55 Business Park) (PID 32-119-23-34-0013, 32- 119-23-34-0007, 32-119-23-43-0005 and 32-119-23-43-0006) (city file no. 21-047). The City Council reviewed a concept plan on November 22, 2021 and generally indicated support. Staff has been preparing an EAW for the site. As the developer has refined the plans, they are requesting a second Council review as they are now requesting PUD approval for reduced setbacks. The City Council reviewed and provided comment on February 24th. The City Council is expected to order distribution of the draft EAW for review and comment at the March 24th Council meeting. 2.NE District Plan and Design Guidelines (City file 21-050). The City received a planning grant from Hennepin County. Staff held a second open house on March 15th for public information. The draft is scheduled for review by the Planning Commission at their April 7th meeting. The public hearing is scheduled for May 5th at the Planning Commission for City Council action on May 26th. The moratorium is set to expire on June 10, 2022. 3.Final Plat and Final PUD Development Plan for “Cook Lake Highlands” at 19220 CR 10 (PID 25- 119-23-14-0002) (City file 21-057). Trek Real Estate has submitted the application. The item was reviewed at the March 3rd Planning Commission and the City Council action is expected at the March 24th meeting. 4.Wright Hennepin Electric Preliminary Plat, Site Plan and Administrative Permit at 7400 CR 116 (PID 25-119-23-23-0001) (city file 22-004). The applicant has submitted an application for a new electric substation. The application is scheduled for the February 17th Parks and Trails Commission, a public hearing at the March 3rd Planning Commission and March 24th City Council action. 5.City wide Zoning Ordinance Amendment for Ground Mounted Solar (City file 22-005). On behalf of Barry Swanson and Linda Lohn-Swanson, Cedar Creek Energy has submitted a request for an amendment to allow larger footprint ground mounted solar on residential parcels. This item was reviewed at the March 3rd Planning Commission and action is expected at the March 24th City Council meeting. 6.PUD Sketch Plan for “Corcoran Farms Business Park” at 20130 Larkin Road (PID 26-119-23-13- 0006) (city file no. 22-006). The applicant has submitted as sketch plan for five industrial buildings totally 726,396 sq. ft. They are requesting a PUD to allow reduced setbacks. The City Council reviewed and provided comment on February 24th. Staff is drafting the EAW and the City Council is expected to order distribution of the draft EAW for review and comment at the May 26th Council meeting. Agenda Item: 7a. MEMORANDUM 2 7.Final Plat and PUD Final Plan for “Bellwether 8th Addition” (PID 12-119-23-21-0001) (city file no. 22-007). Pulte has requested approval of 95 lots in the southwest corner of the project. This phase will also include dedication of public park. The item is scheduled for Planning Commission review on April 7th and City Council action on April 28th. 8.Final Plat and PUD Final Plan for “Amberly 2nd Addition” (PID 01-119-23-34-0002) (city file no. 22-008). Pulte has requested approval of 51 lots in the northwest corner to complete the Amberly subdivision. The item is scheduled for Planning Commission review on April 7th and City Council action on April 28th. 9.Site Plan, Interim Use Permit and Variance for “Westside Wholesale Tire” at 19950 75th Ave (PID 26-119-23-14-0018) (city file no. 22-011). Westside Tire has submitted the application for development of the lot to resolve a code compliance issue. The item is scheduled for a public hearing at the Planning Commission on April 7th and City Council action on April 28th. 10.PUD Final Plan and Final Plat for Rush Creek Reserve 2nd Addition (city file no. 22-012). The applicant has submitted the application for the 2nd Addition and staff is reviewing for completeness. This phase includes 106 units (29 single family detached homes, 16 twin homes, 24 villa homes and 27 townhomes). The item is scheduled for Planning Commission review on April 7th and City Council action on April 28th. 11.Preliminary Plat and Variance for “Kariniemi Meadows” at 23185 CR 10 (PID 18-119-23-11- 0002) (city file no. 22-013). The applicant has submitted an application for approval of a 10 lot residential subdivision. Staff is reviewing the item for completeness. The item is tentatively scheduled for review at the March 17th Parks and Trails Commission, a public hearing at the May 5th Planning Commission and May 26th City Council action. 12.Rezoning, Preliminary Plat and Preliminary Planned Unit Development for Pulte for “Walcott Glenn” (PIDs 36-119-23-44-0013, 36-119-23-44-0009, 36-119-23-44-0008, 36-119-23-44-0010, 36- 119-23-44-0014, 36-119-23-44-0031, 36-119-23-44-0024, 36-119-23-44-0033 and 36-119-23-44- 0030) (City file no. 22-015). The plans include 44 single family homes, 85 townhomes and a public park. The item is tentatively scheduled for Parks and Trails Commission review on April 21st, a public hearing at the May 5th Planning Commission and action at the May 26th City Council meeting. 13.Final Plat for “Garages Too” (PID’s 35-119-23-44-0004 and 35-119-23-41-0002) (city file no. 22- 016). The final plat for the mini-storage/self-storage facility is currently incomplete, but will be scheduled for City Council review when the missing items are received. 14.Final Plat and PUD Final Plan for “Bellwether 9th Addition” (PID 01-119-23-34-0002) (city file no. 22-017). The final plat is for 37 lots. The item is scheduled for Planning Commission review on April 7th and City Council action on April 28th. 15.Conditional Use Permit (CUP) for Ditzer Garage at 9320 Cherry Lane (PID 12-119-23-43-0013) (city file 22-020). The application is currently being reviewed for completeness, but is tentatively scheduled for a public hearing at the May 5th Planning Commission and May 26th City Council action. 16.Wawra Ag Preserve at 21401 Larkin Road (city file 22-021). The application is currently being reviewed and will be scheduled for City Council action in April or May. 17.PUD ordinance amendment (city file 22-022). This is a city-initiated ordinance to amend the final PUD development plan process. This is scheduled for a public hearing at the April 7th Planning Commission meeting and April 28th City Council. The following projects were recently acted upon and will be closed out: 1.Municipal Separate Storm Sewer System (MS4) Ordinance Amendments (city-initiated) (city file 21-051). Planning and Engineering staff have been working on ordinance updates required to comply with State MS4 standards. The ordinance amendments were reviewed at a public hearing at the Planning Commission on January 6th and the Commission continued the item to the February 3rd meeting and recommended approval. City Council approved the item on February 24th. MEMORANDUM 3 2.Final Plat and PUD Final Plan for “Bellwether 7th Addition” (PID 01-119-23-43-0009) (city file no. 21-060). Pulte has submitted an application for 17 lots on the former Schober Homestead property. The item was reviewed at the February 3rd Planning Commission and approved at the February 24th City Council meeting. 3.ATC-TMO T-Mobile Site Plan Amendment at 7201 CR 101 (PID 25-119-23-44-005) (city file no. 22- 014). The applicant submitted an application to add ground equipment at an existing telecommunications tower and staff is reviewing for completeness. This application was administratively approved. Agenda Item: 7b. Page 1 of 2 CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 – Office 763.420.6056 – Fax E-mail - general@corcoranmn.gov / Web Site - www.corcoranmn.gov MEMO Meeting Date: To: From: Re: April 7, 2022 Planning Commission Jessica Beise, Interim City Administrator City Council Report The Planning Commission last met on March 3, 2022. The following is a recap of some of the items discussed at City Council meetings since that time. A full recap can be found by reviewing the approved City Council minutes on the website. March 10, 2022 Council Work Session • Water Supply Planning o Reviewed cost estimates and decision points for planning the water supply system. March 10, 2022 Council Meeting • Work Plan for City Code Updates o Reviewed the work plan for city code updates. • Public Works Staffing – Phase 2A o Approved the phase 2A of the Public Works staffing plan. • Residential Picketing Ordinance o Directed staff to draft a residential picketing ordinance. • Government Fee Analysis Proposal o Approved completing a fee analysis. March 24, 2022 Council Meeting • Order the EAW – Pioneer Trail o Ordered the EAW for Distribution for the Highway 55 Business Park • Wright-Hennepin Electric Administrative Permit, Site Plan, and Preliminary Plat o Reviewed the application and directed the Planning Commission to provide Page 2 of 2 feedback on screeni ng. • Cook Lake Highlands Final Plat and PUD o Approved the final plat and PUD with allowing for some sign flexibility and adding a portion of trail in the Northwest Corner • Zoning Ordinance Amendment Ground Mounted Solar o Adopted the an amendment for ground mounted solar to be calculated separately from accessory structure size. • Combing, Close Out and Create Funds o Approved changes to the City’s fund structure.