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HomeMy WebLinkAbout2013-12-05 -Planning Commission Agenda PacketCITY OF CORCORAN PLANNING COMMISSION MEETING 7:00 PM — THURSDAY, DECEMBER 5, 2013 AGENDA 1. Call to Order 2. Pledge of Allegiance 3. Open Forum 4. Approval of a. Agenda b. *November 7, 2013 Commission Minutes 5. Unfinished Business: 6. New Business a. PUBLIC HEARING. Preliminary PUD Development Plan, Preliminary Plat and Rezoning to PUD (Planned Unit Development) for U.S. Home Corporation (dba Lennar) for a residential development called "Ravinia" at Gleason Road and County Road 101 (PID 36- 119 -23 -13 -0007, 36- 119 -23 -13 -0005, 36- 119- 23 -14- 0005, 36- 119 -23 -14 -0003, 36- 119 -23 -14 -0006, 36- 119 -23 -43 -0001, 36- 119 -23- 41 -0002, 36- 119 -23 -41 -0003, 36- 119 -23 -24 -0001, 36- 119 -23 -24 -0003, 36 -119- 23 -21 -0001) (City File 13 -025) i. Staff Report ii. Open Public Hearing iii. Public Comment iv. Close Hearing V. Commission Discussion & Recommendation 7. Reports: a. *Planning Project Update b. Liaison Report (Asleson) c. Other Business 8. Adjournment *Literature to review Material relating to these agenda items can be found in the House Agenda Packet, located near the entrance to the Council Chambers Meeting Area. CITY OF CORCORAN PLANNING COMMISSION MEETING 7:00 PM — THURSDAY, NOVEMBER 7, 2013 MINUTES Present: Chair — Dean Jacobs, Vice Chair — Ricky Ravnholdt, Commissioners — Meredith Wu, and Dorothy Theis. Absent: Commissioners Darrell Krueger and Nell Kadlec Others present for the meeting — Council Liaison Mayor Ken Guenthner, Administrator Brad Martens, City Planner Kendra Lindahl, and Code Compliance Official Mike Pritchard. 1. Call to Order — Chair Dean Jacobs called the meeting to order at 7:00pm. 2. Pledge of Allegiance 3. Open Forum —None 4. Approval of: a. Agenda — Motion by Ravnholdt seconded by Wu to approve the agenda as presented. Voting Aye: All (Motion carried 4:0) b. *October 3, 2013 Commission Minutes — Motion by Theis seconded by Ravnholdt to approve the minutes as presented. Voting Aye: All (Motion carried 4:0) 5. Unfinished Business: None 6. New Business a. PUBLIC HEARING. Request by Rockford School District for Approval of a Site Plan, Variance and Conditional Use Permit for a Baseball Field at 20400 County Road 50 (PID 23- 119 -23 -34 -001) (city file no. 13 -023) i. Staff Report — City Planner Kendra Lindahl presented her staff report ii. Chair opened Public Hearing iii. Public Comment — Mr. David Knodell, 20305 Co Rd 50, asked for clarification on the reasoning for the location of the field, if and /or when a school would be built, and if the project required a lift station; he also asked about the possibility of lowering the speed limits on both Co Rd 10 and 50. Administrator Martens explained that the City has had discussions with the Engineer, County, and State and that speed limits are set by the State and any adjustments would require the State to first conduct a study. Resident, Mr. Chad Robran, 19805 Olde Sturbridge Rd, expressed his gratitude for Rockford ISD #883 for investing in the City. Applicant representative Mr. Paul Durand, Superintendent ISD #883, responded to Mr. Knodell's questions and comments. Mr. Durand agreed that the speed limit issues should be addressed. The field location works well with the master site plan which includes a school and multi -use fields and facilities. He reiterated the partnership with the City and School District properties and that they are and will continue to be shared. Mr. Durand stated their elementary school is at capacity and that development in Corcoran could trigger construction of a new school. Mr. Durand also stated that the goal of Rockford ISD #883 is to move the entire baseball program to their property in Corcoran. Applicant representative Jay Pomeroy, Landscape Architect — AJA, was available to answer questions. There was discussion regarding parking and access. Mr. Pomeroy stated there would be a bleacher seat count of 320 persons, requiring 80 parking stalls per City ordinance. iv. Close Hearing — Motion by Ravnholdt seconded by Wu to close the public hearing. Voting Aye: All (Motion carried 4:0) v. Commission Discussion & Recommendation — The commission discussed County Road access. The question was posed whether or not the application was "complete" for review. Planner Lindahl confirmed that the application is complete, but that there would be a number of conditions of approval, all of which would be need to be worked out. The commission also discussed the benefits of the project for the City. Motion by Ravnholdt seconded by Wu to recommend approval of the draft resolution, subject to the findings and conditions prepared by staff. Voting Aye: All (Motion carried 4:0) 7. Reports: a. *Planning Project Update — Information Only b. Liaison Report — Presented by Mayor Guenthner c. Other Business — None. 8. Adjournment — Motion by Ravnholdt seconded by Wu to adjourn. Voting Aye: All (Motion carried 4:0) Meeting adjourned at 9:30pm. Subm, Mike F Code Agenda Item: 6_a • ti L A N D F 0 R M Fr n n`I Site try Fini.4i • • 105 South Fifth Avenue Tel: 612 - 252 -9070 Suite 513 Fax: 612 - 252 -9077 Minneapolis, MN 55401 www.landform.net TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform DATE: November 25, 2013 for the December 5, 2013 Planning Commission Meeting RE: PUBLIC HEARING. Preliminary PUD Development Plan, Preliminary Plat and Rezoning to PUD (Planned Unit Development) for U.S. Home Corporation (dba Lennar) for a residential development called "Ravinia" at Gleason Road and County Road 101 (PID 36- 119 -23 -13 -0007, 36- 119 -23 -13 -0005, 36- 119 -23 -14 -0005, 36 -119- 23 -14 -0003, 36- 119 -23 -14 -0006, 36- 119 -23 -43 -0001, 36- 119 -23 -41 -0002, 36- 119 -23- 41 -0003, 36- 119 -23 -24 -0001, 36- 119 -23 -24 -0003, 36- 119 -23 -21 -0001) (City File 13- 025) Application Request Lennar has submitted a request for approval of Preliminary PUD Development Plan, Preliminary Plat and Rezoning to PUD to allow 422 single family detached homes on 266.57 acres. *NOTE: Staff has attached the most relevant files to this packet; however, due to the size of the project not all files could be attached. The full set of plans and application materials is available at City Hall for inspection during regular business hours. 2. Parks and Trails Commission Review The Parks and Trails Commission reviewed this item at their November 19th meeting. The Commission voted unanimously to recommend the following based on the density definitions that were in place on November 19th: • Acceptance of park dedication for 26.6 net acres where 23.30 net acres are required to satisfy park dedication requirements for this site for the following approximate acreages: • The new open space park in the northwest portion of the site (41.64 gross acres /19.57 net acres) • A new central public park (2.85 gross acres /2.73 net acres) • Public trails (4.3 gross acres /4.3 net acres) • Encourage development of the private neighborhood park (0.67 gross acres /0.67 net acres), but not provide park dedication credit. • Accept the one acre water tank site as needed for infrastructure improvements not park dedication. Additionally, the Commission recommended that the Hackamore Road be designed only with an on- road trail on the south side of the road and that a safe trail crossing be provided at the street connection. Landfori SensiblyGeen and Site to Finish are registered service marks of Landform Professional Services, LLC. • 3. Context Zonina and Land Use The property is zoned RSF -2 (single family residential 2) Rural Residential and is Low Density Residential, which is planned to be developed at 3 -5 units per acre. Surrounding Properties The surrounding properties to the west and northeast are guided Existing Residential and zoned Urban Reserve (UR). The property to the north is zoned RSF -2 and UR and guided Low Density Residential and Agriculture Preserve. The property to the east (across County Road 101) is located in the City of Maple Grove. The property to the south (across Hackamore Road) is located in the City of Medina. Natural Characteristics of the Site The 2030 Comprehensive Plan shows a number of wetlands scattered around the site. A High Quality Natural Community (maple basswood forest) is located in the northwest area of the site. Process A PUD sketch plan was submitted for review and comment by the City in the summer of 2013. Generally those comments were incorporated in the plans now being requested for review. An EAW (Environmental Assessment Worksheet) has been completed and the City Council adopted a determination of No Need for EIS (Environmental Impact Statement) on September 26, 2013. If the requested preliminary applications are approved, the applicant would submit a final PUD development plan and final plat. The applicant has indicated that this will occur in phases. If the final plat and final plan are consistent with the approved preliminary plans, the City must approve the final plat and final plan. A development agreement would be processed for City Council approval with the final plat. Unless otherwise approved by the City Council, the initial final plat must be submitted within one year of preliminary plat approval, however, subsequent phases would be over an approximately 10 year period. 4. 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 and the detailed comments are included in the attached engineering memo. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) 2 December 5, 2013 • A. Level of City Discretion in Decision - Making • • The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City's Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City has a relatively high level of discretion in approving PUDs. A PUD must be consistent with the City's Comprehensive Plan. The City may impose reasonable requirements in a PUD not otherwise required if the City deems it necessary to promote the general health, safety and welfare of the community and surrounding area. The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Comprehensive Land Use Regulations. If it meets these standards, the City must approve the preliminary plat. B. Consistency with Ordinance Standards Rezoninq The proposed project is located in the Metropolitan Urban Service Area (MUSA) of the City. This is the area planned to be serviced by sanitary sewer and municipal water. The subject property is zoned RSF -2, which allows single family homes and directly related complementary uses. The applicant is requesting a rezoning from RSF -2 to PUD (planned unit development). The Zoning Ordinance has established a PUD zoning district and the purpose of the PUD district, is to promote creative and efficient use of land by providing design flexibility in the development of residential neighborhoods and /or nonresidential areas that would not be possible under a conventional zoning district. In this case, the developer is requesting PUD flexibility primarily for lot size and setbacks. The City must review this request for compliance with the PUD standards as follows: 1. The planned development is not in conflict with the Comprehensive Plan. The planned unit development is not in conflict with the Comprehensive Plan. The proposed density of 3.27 units per acre is within the 3 -5 units per acre expected in the Low Density Residential land use classification and the plan incorporates the trail, park and street connections anticipated within in the site. 2. The planned development is not in conflict with the intent of the underlying zoning district. The planned development of 422 single family homes is consistent with the intent of the underlying RSF -2 zoning district. The applicant is requesting design flexibility to provide a mix of lot sizes for this single family neighborhood at a density consistent with the Comprehensive Plan. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) December 5, 2013 0 x3 0 3. The planned development is not in conflict with other applicable provisions of the City's Zoning Ordinance. The development is not in conflict with other applicable provisions of the zoning ordinance, except that PUD flexibility is requested as noted in the staff report. In exchange for this flexibility, the developer will provide both internal infrastructure needed to support their development and trunk infrastructure improvements that will serve a larger development area and well as increased amenities and better design. 4. The planned development or unit thereof is of sufficient size, composition, and arrangement that its construction, marketing, and /or operation is feasible as a complete unit without dependence upon any other subsequent unit or phase. The planned development is feasible as a without dependence upon any other subsequent phase. The project has a 9 year phasing plan and development is contingent upon completion of trunk infrastructure improvements. 5. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The developer is providing public park land dedication in excess of ordinance requirements and is also providing a private park for the use and enjoyment of Ravinia residents. The development includes the construction of all public infrastructure needed to serve this site at the developer's expense. 6. The planned development will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. The planned development is a single family residential neighborhood developed consistent with the Comprehensive Plan and, therefore, will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. 7. The quality of the building and site design proposed by the PUD plan shall substantially enhance the aesthetics of the site, shall demonstrate higher standards, more efficient and effective uses of streets, utilities and public facilities, it shall maintain and enhance any natural resources within the development, and create a public benefit that is greater than what would be achieved through the strict application of the primary zoning regulations The quality of the building and site design proposed by the PUD shall substantially enhance the aesthetics of the site, shall install and provide more efficient use of streets, utilities and public facilities than may otherwise be expected and shall create public benefit that is greater than would otherwise be achieved due to the dedication of additional park land, land for a future water tank and construction and financing of all related infrastructure improvements. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) December 5, 2013 • The Zoning Ordinance states that "the rezoning of the property defined in the development plan shall not become effective until such time as the City Council approves an ordinance reflecting said amendment, which shall take place at the time that the City Council approves the final development plan." The Council should approve the rezoning to be effect at such time as the final PUD development plan is adopted. Preliminary PUD DeveloDment Plan The PUD offers enhanced flexibility to develop the site through the relaxation of most typical zoning district standards. The PUD allows for a greater variety of land uses, construction phasing and a potential for lower development costs. In exchange for this flexibility, the City expects a higher level of design and a more sensitive development than might normally be the case. The proposal includes 422 single family homes and several common lots /outlots. The common areas would be maintained by the HOA. The four different housing types on 3 different lot sizes would be part of a master HOA that would be responsible for maintenance of the private park, parkway landscaping and similar features. The units are proposed to have common architectural elements and design. Lot Size The Zoning Ordinance states that the purpose of the RSF -2 district is "to provide urban sized lots for single family homes and directly related complementary uses. New development within this district will be allowed only when a full range of municipal services and facilities are available to serve the area. New development is intended to create low- density residential areas in moderate lot sizes to meet overall density requirements and provide greater variety in the housing choices. Areas zoned RSF -2 are guided Low Density of the City's 2030 Comprehensive Plan." The RSF -2 district requires a minimum lot size of 11,000 square feet and a minimum lot width of 80 feet. The plan shows 422 residential lots in four sizes: 60 -foot wide lots, 65 -foot wide lots and 75- foot lots. Lot areas range from 7,739 square feet to 28,724 square feet. The PUD zoning allows flexibility from the standard lot sizes and the applicant has requested PUD flexibility to reduce the minimum lot sizes. While the lot sizes are less than the ordinance allows, the resulting density remains at the low end of the 3 -5 units per acre that the Comprehensive Plan anticipates. Setbacks The plan shows some variety from the standard setback requirements as follows: Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) December 5, 2013 • • • *Major Roadways are Principal Arterial, A Minor Reliever and A Minor Expander Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. The only roadway subject to this larger setback for this project is County Road 101. * *Minimum separation between structures on adjacent parcels shall be 15 feet. The ordinance requires a 15 -foot minimum separation between structures on adjacent parcels. While the applicant's plans do not specifically show how this will be met, they have not asked for PUD flexibility from this requirement. Staff has included this as a condition of approval. It appears that the required 100 -foot setback from County Road 101 is being met, but it is not dimensioned on the plans. This is a key design characteristic in Corcoran and has been repeatedly mentioned by the Council as one of the tools used to retain Corcoran's rural character. Staff has included this as a condition of approval. While the Zoning Ordinance allows a reduced front yard setback, it does so with the understanding that the garages will be setback from the front home elevation, thereby allowing adequate driveway space. Section 1060 of the Zoning Ordinance requires that the driveway be at least 22 feet in length between the front of the garage and the street, roadway or sidewalk; and "not impede pedestrian or traffic circulation or access to any other dwelling unit, nor shall it adversely affect the ability to provide public utilities or public safety." Side loaded garages would be subject to the 20 -foot front yard setback. It appears that none of the proposed homes would be able to be at the minimum 20 -foot setback because none of the homes have a garage setback from the front home elevation (other than an optional NexGen home). Some of the home plans do have a front porch option, which will minimize the impact of the garage doors. The final PUD development plan must clearly show compliance with these requirements. Design Requirements When the current Zoning Ordinance was adopted in 2011, it included a new section on Design Requirements for each zoning district. The RSF -2 district is subject to these standards. The applicant is requesting PUD flexibility from many of these standards. A. Front Elevation: 1. Each elevation facing a street or park shall have a minimum of 50% comprised on natural material consisting of brick, stone, stucco, hardi- board, redwood, cedar or other similar materials. A minimum of two different materials is required, except that brick may be used on the entire elevation. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) December 5, 2013 RSF -2 Ordinance Setback Standards 60 -foot lots 65 -foot lots 75 -foot lots Front, From Major Roadways* 100 feet 100 feet 100 feet 100 feet Front, From all other streets 20 feet 20 feet 20 feet 20 feet Front Porch <_ 120 square feet 15 feet 15 feet 15 feet 15 feet Side (living) 10 feet 7.5 feet 10 feet 10 feet Side (garage)** 5 feet 7.5 feet 5 feet 5 feet Rear 30 feet 25 feet 25 feet 25 feet Maximum Principal Building Height 35 feet 35 feet 35 feet 35 feet *Major Roadways are Principal Arterial, A Minor Reliever and A Minor Expander Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. The only roadway subject to this larger setback for this project is County Road 101. * *Minimum separation between structures on adjacent parcels shall be 15 feet. The ordinance requires a 15 -foot minimum separation between structures on adjacent parcels. While the applicant's plans do not specifically show how this will be met, they have not asked for PUD flexibility from this requirement. Staff has included this as a condition of approval. It appears that the required 100 -foot setback from County Road 101 is being met, but it is not dimensioned on the plans. This is a key design characteristic in Corcoran and has been repeatedly mentioned by the Council as one of the tools used to retain Corcoran's rural character. Staff has included this as a condition of approval. While the Zoning Ordinance allows a reduced front yard setback, it does so with the understanding that the garages will be setback from the front home elevation, thereby allowing adequate driveway space. Section 1060 of the Zoning Ordinance requires that the driveway be at least 22 feet in length between the front of the garage and the street, roadway or sidewalk; and "not impede pedestrian or traffic circulation or access to any other dwelling unit, nor shall it adversely affect the ability to provide public utilities or public safety." Side loaded garages would be subject to the 20 -foot front yard setback. It appears that none of the proposed homes would be able to be at the minimum 20 -foot setback because none of the homes have a garage setback from the front home elevation (other than an optional NexGen home). Some of the home plans do have a front porch option, which will minimize the impact of the garage doors. The final PUD development plan must clearly show compliance with these requirements. Design Requirements When the current Zoning Ordinance was adopted in 2011, it included a new section on Design Requirements for each zoning district. The RSF -2 district is subject to these standards. The applicant is requesting PUD flexibility from many of these standards. A. Front Elevation: 1. Each elevation facing a street or park shall have a minimum of 50% comprised on natural material consisting of brick, stone, stucco, hardi- board, redwood, cedar or other similar materials. A minimum of two different materials is required, except that brick may be used on the entire elevation. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) December 5, 2013 • • • 0 2. Design of street and park fronting exterior elevations shall be varied with a minimum of five different styles provided in the development. 3. Homes in proximity to each other shall not look alike in terms of the combination of color of siding, accent and roofing materials. The home under consideration will be compared to the two homes on each side and to the three homes directly facing it The applicant has proposed 5 different home collections, each of which offers several house plans. The have also indicated that over the course of this 9 -10 year build out, additional house plans may be considered. Any change to house plans must be approved by City staff to ensure compliance with the PUD approvals. The applicant has indicated that they will comply with all of these requirements. They are proposing LP SmartSide siding on all four sides of the home. This is similar to hardi -board siding. They have indicated that most homes (90 %) will have brick or stone on the front. They will need to provide at least 2 materials on each of the front elevations. It is not clear how the applicant intends to meet this requirement on those elevations that do not comply. Staff does not recommend flexibility from these design standards. B. Garages: 1. The garage shall not comprise more than 55 percent of the viewable ground floor street - facing linear building frontage. This standard is based on the measurement of the entire garage structure and not on a measurement of the garage door or doors only. Corner lots are 2. Garage doors shall be architecturally styled (this includes details such as raised panels, accent color, windows, etc.) to match the exterior design of the home. The applicant has requested PUD flexibility from requirement that garages not comprise more than 55% of the front of the home. They have indicated that buyers demand 3 -car garages and that demand would result in a minimum width lot requirement of 74 feet. This resulting lot size would make it very difficult to comply with the minimum density requirements. They have indicated that they have added architectural elements above the garage to de- emphasize the garage and bring the garage into the home. The garage doors shall be architecturally styled to match the exterior design of the home. Staff also recommends that white garage doors be prohibited and that garage doors be painted to match the home. C. Roof. 1. Architectural design roofing materials including asphalt shingles, wood shingles (including shake), concrete, clay, ceramic tile roofs or residential steel roofing material (with hidden fasteners) are required on all roofs. 2. Overhangs must be a minimum of 12 inches. Lennar has committed to providing architectural shingles on all homes, which is consistent with these requirements. They will comply with the overhang requirements. D. Side and Rear Facades: 1. Equal architectural treatment on all sides of the building (materials, articulation, etc.) shall be used for all new residential construction when located on or visible from an arterial road Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) December 5, 2013 • 0 • way or public park. Accenting shall be accomplished by including accenting materials and design on all facades. 2. Each side elevation shall have at least one window or door opening. 3. A maximum of 18 inches of the foundation wall may be exposed on any elevation. The applicant is not requesting flexibility from these requirements. They have not provided detailed elevations for all four sides, but staff finds that this is a critical element of quality design and compliance is expected. The applicant has provided a color palette that they believe will provide architectural interest within the development. While staff understands that the homebuyer, not the builder, will ultimately choose the color package, we think it is important that bold color options be highlighted within Ravinia. We recommend that fewer tans, browns and beiges be highlighted in the color packages and that options with reds, blues, yellow and greens be encouraged. The developer has indicated that home prices will begin at the mid - $300,000 for the 60 -foot wide lifestyle lots, at the mid - $400,000 for the Landmark series on the 65 -foot lots and the mid - $500,000 for the larger lots. Homeowners Association The development will have a homeowners association (HOA) to maintain the common elements, including the private park, development signage and cul de sac /island plantings. Additionally, two sub - associations will be created to take care of each of the two lifestyle neighborhoods. The Lifestyle homes will have an HOA to provide full maintenance of the home exterior, including mowing and plowing. However, no information has been provided about HOA restrictions on accessory buildings /structures and fences. The developer should provide detailed information about any HOA restrictions. The HOA documents shall be submitted for City review and approval with the final PUD development plan application for phase I. Parking Guest parking is not required for single family homes. Section 1060.060 of the ordinance requires a single stall garage for single family homes. The proposed homes have two -car garages on the 50- foot wide lots and three- and four -car garages on the other homes. This complies with ordinance requirements. The City has no parking requirements for parks; however, with the proposed swimming pool /community room it is likely to have a high level of use. Staff recommends that the developer look at opportunities to provide additional parking in the park area. They may provide proof of parking. Proof of parking means that an area for additional parking is shown on the plans and if the developer or the City identify a need for additional parking on -site, the area available for the parking lot expansion. The applicant responded to this request by showing on street parking in front of each park. The plans should include a plan for off - street parking as well. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) December 5, 2013 • The local streets within the subdivision are 28 feet wide streets within a 50 -foot right -of -way. This is adequate to accommodate on- street parking on one side. This is consistent with the City's engineering design standards and should be adequate to provide guest parking in the other neighborhoods. The developer should provide a parking plan for on- street and off - street parking throughout the development. The developer should also provide a graphic to confirm that the driveways in front of the homes have a minimum driveway length of 22 -feet to accommodate parking in front of the garages. No direct driveway access and no parking will be permitted on the Gleason Parkway. Landscaping Section 1060.070 of the Zoning Ordinance requires 1 overstory tree for each unit and a variety of landscaping along the perimeter of the site, along the streets, within the private park and adjacent to wetlands. The plan shows overstory trees along each of the public street and additional plantings at the project entries, between County Road 101 and the homes and in the cul de sac islands. This is generally consistent with the ordinance requirements; however, the developer should provide more detail about the landscaping plan, including the cul de sac island plantings. Staff recommends that the developer provide a revised landscaping plan that identifies the number, location, species and plant size to ensure compliance with the ordinance. Additionally, care should be given to provide a variety of trees species to show protect against disease and insects. The applicant has submitted a tree preservation plan that shows most of the significant trees will be lost; however, they have worked to preserve trees in areas abutting existing neighborhoods. The City has no tree preservation requirements, but does encourage preservation of trees, particularly in those areas identified in the Comprehensive Plan as significant. Signage Chapter 84 of the City Code regulates signage. Residential developments are allowed two development signs at the main entrance, not to exceed 32 square feet in area or 6 feet in height. One sign not to exceed 16 square feet may be allowed at a secondary entrance. PUD flexibility is requested to exceed these signage limits. The preliminary PUD development plans show 2 monument signs at the main entrance on County Road 101 and 1 at the entrance on Hackamore. Additionally, neighborhood signage is proposed for the sub - neighborhoods. It is unclear how many sub - neighborhoods they have defined, but the applicant must provide this information. It appears that each sign is approximately 21 sq. ft. A sign detail has been provided as an example, but no specific details have been provided. Although staff questions the need for the sub - neighborhood signage, we find that it does provide interest along the streetscape and enforces the community connection. Staff supports the additional entrance signage; however, additional detail about sign design size, location and lighting details must be provided. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) December 5, 2013 • • 0 Additionally, the concept shows trailhead signage that would be provided generally where the trails cross public streets. These provide good wayfinding through the neighborhood, but the developer must work with City staff to ensure that the trail signage is consistent with city standards. Staff recommends that the developer submit a master signage plan with sign details for design review by the Planning Commission prior to approval of the final PUD development plan. Utilities Municipal sewer and water are not currently available to the site and would need to be extended to service the property prior issuance of building permits. The City Engineer has completed a feasibility study to show how sanitary sewer and municipal water could be extended to the site. The City also has an agreement with the City of Maple Grove to buy water from the city to provide initial service and looping for phase I. The City of Corcoran has indicated that the cost to extend municipal utilities to a property should be borne by the property developer. At this time those final costs are unknown, but staff has developed estimate of those costs with feasibility study. City policy also requires the developer to extend sanitary sewer and water stubs to the property boundaries to allow future extension to surrounding properties. These surrounding properties would not be required to hook up to sewer and water at this time, but it is common practice for the developer to extend utilities to the property line to allow for future extensions. The cost to extend the utilities to the property line would be borne by the developer. Wetlands The subject wetlands are not all ranked on the National Resource Communities Quality Rankings map, but staff believes they are a mix of low and medium quality wetlands. In lieu of providing a MNRAM report for the City to review and approve of the ranking, the applicant may provide buffers and setbacks consistent with medium quality wetlands for all wetlands. This is a condition of approval. Wetland mitigation is proposed and is subject to review and approval from the Elm Creek Watershed District. The ECWD is the LGU for the Wetland Conservation Act. All wetlands must be blanketed by a drainage and utility easement. Additionally, wetland buffers and setbacks are required in compliance with Section 1050.010, Subd. 5 of the Zoning Ordinance. This site has a mix of low and medium quality wetlands on site. The ordinance required an average buffer width of 25 feet with a 15 -foot structure setback (total average buffer and setback is 40 feet) for a medium quality wetland and an average buffer width of 15 feet with a 15 -foot structure setback (total average buffer and setback is 30 feet) for a low quality wetland. The plans note that an average buffer of 25 feet is proposed, but the actual buffers must be dimensioned on the plans. The plans appear to be generally consistent with the buffer requirements. The plans must also identify the location of the wetland buffer monument signs in compliance with the ordinance. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) 10 December 5, 2013 • • e Floodplain . • 0 There are two floodplain areas on the plans —one in the northeast portion of the site near White Tail Trail and one in the southwest portion of the site. Elm Creek Watershed District has conducted a preliminary review and indicates that the applicant should apply for a FEMA map amendment. This is a condition of approval. The final plat cannot be approved for lots in these portions of the site until the FEMA map amendment is complete and a letter of map revision (LOMR) is received. Drainage / Ponding The proposed plan identifies a number of ponds throughout the site. The ponding must provide treatment and rate control. The developer may not increase the rate of runoff onto other properties and existing drainage through the site must be maintained. The City and the watershed will both review the grading plans for compliance with the applicable regulations. The ponds will need to be blanketed by drainage and utility easements. The developer has provided 10 -foot drainage and utility easements along the front and rear lot lines and 5 -foot drainage and utility easements along the side lot lines for the single family lots. This is consistent with the engineering design standards. Streets A traffic study was completed by the City. The applicant is proposing to construct Gleason Road as the main east -west connection through the site. This is consistent with the Comprehensive Plan, which shows the collector road (Gleason Road /66th) extending west from County Road 101 to County Road 116. The developer's plan does not show this connection to CR 116, but does provide right -of -way to allow for the future extension. The connection to CR 116 will be required as part of this development. The exact timing of that construction will be determined with the approval of a final PUD development plan. The extension will be designed and constructed by the City and financed by the developer. The road west of this property will not be a parkway; therefore, the existing right -of -way is adequate to accommodate these improvements. Staff recommends that the developer construct the roads that are within the property boundaries as part of this project and the City will complete all off -site improvements. The developer will be responsible for the cost of the off -site improvements. Gleason Road is shown as a parkway with landscaped median and boulevards. There is an on -road trail on both sides of the road as well. The developer has purchase agreements for 4 of the 5 existing homes on Gleason Road. Gleason Road will be realigned when it is constructed as a parkway. The developer must maintain access to the one existing home throughout the project. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) 11 December 5, 2013 • • • On the west side of the project, the existing right -of -way for 66th Avenue is proposed to be shifted north to minimize wetland impacts. This will also provide more green space between the existing homes and the new road. The applicant would be required to vacate the existing rights -of -way for Gleason Road /66th Avenue to accommodate the new road alignment. The remainder of the local streets within the development are shown with tree -lined boulevards and landscaped islands in the cul de sacs. These local streets are located in 50 -foot rights -of -way, which are generally consistent with the City Engineering Design Standards. The landscaped islands provide an attractive amenity for the development, reduce impervious surface coverage and can provide opportunities for snow storage. The developer should provide more detailed information about the proposed landscaping within the islands, as well as turning radius information. It appears that the driving lanes around the islands may not be consistent with the City Engineering Design Standards, but additional information must be provided by the applicant. Access As noted in the previous section, the main access to the site would be from Gleason Road from County Road 101 on the east, with secondary accesses at County Road 116/66th Avenue and at Hackamore Road. Hennepin County has reviewed this application and has several comments. A copy of these comments is attached. Staff notes that these comments are generally for improvements that would be designed and constructed by the City at the developers cost. Hennepin County is requesting a 65-foot 1/2 right -of -way for County Road 101 to be dedicated with this plat. Staff notes that when a similar plat was reviewed in 2004, the County was requesting a 60- foot 1/2 right -of -way from centerline of County Road 101 and a 10 -foot trail easement to accommodate a future trail. This is consistent with what was provided on the east side of County Road 101 in Maple Grove. Staff has included a condition requiring compliance with Hennepin County recommendations as a condition of approval. The applicant is proposing to eliminate the existing access at White Tail Trail and provide a new access through the development. Eliminating access points (and potential accident points) along County Road 101 is a shared goal of both the City and Hennepin County. Staff supports this plan, but requests that additional details be provided to show how access will be provide to these homeowners during construction. The City Engineer indicates that this may be the construction access location while Gleason Parkway is being constructed. It is staff's understanding that the White Tail cul de sac may actually be part of this property (Haley property). If so, this cul de sac land should be dedicated as public right -of -way. The Tabor home currently has an access easement off Gleason Road for their driveway. The developer's plans shows vacation of the Tabor driveway easement south of the new Gleason Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) 12 December 5, 2013 • • • Parkway and a plan for how that could be completely vacated in the future and converted to a trail. However, they must reach agreement with the Tabors and show this access as part of the final PUD development plan. During the PUD sketch plan review, the City Council indicated that they did not support the planned road connection from Hunter Lane to Gleason parkway, but recommend that a trail that could serve as an emergency vehicle access be provided. This connection is shown on the plans. Lighting Streetlights are proposed throughout the development, but no details have been provided. The streetlights would need to comply with the requirements of Section 1040.040 of the Zoning Ordinance and the Engineering Design Standards. The developer must work with the city to develop standards and revise the plans to provide street lighting. Parks, Trails and Open Space The applicant is proposing 5 pieces of land for park or other public use and requesting park dedication credit for the following: • A new open space park in the northwest portion of the site (41.64 gross acres) • A new central public park (2.85 gross acres) • A private neighborhood park (0.67 gross acres) • Public trails (4.3 gross acres) • Land for a future underground water tank (1.0 acres) Under the current ordinance, park dedication is required at 11 % of the net land area for developments like this with between 3 -5 units per acre. In this case, the PUD plan shows 211.78 net acres, which would require park dedication of 23.30 net acres. Credit would be given for dedication of public park, public trail easements and may be granted for up to 20% of the net area of a private park. (NOTE: The City Council is considering changes to the net density calculation at the November 25th meeting, so the exact acreage numbers may change.). Park dedication shown on the plans exceeds ordinance requirements. Open Space/ Nature Park The Comprehensive Plan shows an Open Space /Nature Park generally over the northwest 40 acres of this site as Outlot G. This should be platted as "park" and deeded to the City. In these parks, recreational uses are secondary to the preservation of natural open space and the conservation functions of these areas. Compatible recreational uses include hiking, picnicking and nature study. Staff recommends acceptance of this land. Neighborhood Park A public park to serve as the neighborhood park is shown as Outlot N. This should be platted as "Park" and deeded to the City. Neighborhood parks are intended to provide for the passive and active recreational needs of neighborhood residents but these parks typically do not provide organized athletic programs. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) 13 December 5, 2013 • . • 0 The Comprehensive Plan notes the following general design standards for neighborhood parks and staff finds that these goals are met with the proposed concept: • About 1 -2 acres of neighborhood parks per 1, 000 people The 2.85 acres would be adequate to serve the approximately 1,200 residents of Ravinia and adjacent properties • Located so that they are within about % mile of any residence in the designated neighborhood. The park is centrally located to provide access to most development residents within this spacing goal • Neighborhood parks should be about 5 -10 acres in size. The neighborhood park is slightly smaller, but given the private park, open space park and water tower site on this property, staff believes that purpose and intent of this goal is met with the proposed park plan. • Typical neighborhood park design elements include the following: Play equipment, Open turf areas with informal play fields for softball, soccer, and /or football, Hard court (half -court basketball or game area), Internal trails and connections to the neighborhood, Landscape plantings, Limited off - street parking area, Site furnishings such as benches, bike racks, drinking fountain, trash containers and signs The developer has provided a concept plan showing how a mix of these uses could be provided on site. Ultimately, it is the City's role to design and construct the park, but the developer must grade the site and make it ready for development. The concept plan provided by the developer shows a good mix of uses appropriate for a neighborhood park. While staff has concerns about the layout, especially the location of the basketball court so close to the parkway, we find that it provides a good mix of uses expected in a neighborhood park. Staff recommends that that concept be updated to provide a small amount off - street parking in addition to the available on street parking. Private Park The applicant is requesting park dedication credit for the private park. Consideration should be given to giving credit for the private park as it does serve a recreational need for the approximately 1,200 residents of this development. The ordinance states that "At the City Council's discretion, Park dedication credit may be given where private parks and facilities are provided in a proposed subdivision, and such space is to be privately owned and maintained by the future residents of the subdivision. Credit may be considered when the City Council finds it is in the public interest to do so, and that the following standards are met:" • Such credit may be given only for park areas within the proposed subdivision that are designed on the Parks and Trails Map as Neighborhood Parks. The proposed private park does provide for neighborhood park needs for the approximately 1,200 new residents. This is in addition to the public neighborhood park proposed. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) 14 December 5, 2013 • .. i i • The facilities proposed for the private parks and facilities shall be in substantial accordance with the provisions of the Parks and Trails Plan, and approved by the City Council. The private park includes a pool and clubhouse. While these do provide recreational needs for the neighborhood, they do not meet the wide range of recreation uses typically expected in a neighborhood park. • In no circumstances shall such credit for private facilities exceed 20 percent of the amount required to be dedicated to the public under this chapter. The council and Parks Commission will consider the proportion of neighborhood park needs provided by the proposed facility, and the proportion of new neighborhood residents to be served by the facility in determining the credit to be given for private park facilities. The developer's application erroneously indicates that up to 30% of the private park area may be calculated to meet the park dedication requirements. What the ordinance actually states is that the City may give credit for up to 20% of the park dedication requirements for a private park —in this case, the city could accept up to 5 acres of private park to meet the park dedication requirements. Staff believes that this was intended to reflect circumstances where a developer provides a much larger neighborhood amenity with a full range of neighborhood park facilities rather than a small HOA park as proposed in Ravinia. • Yards, court areas, setbacks and other open space required to be maintained by the zoning ordinance shall not be included in the computation of such private open space. The applicant is not requesting park dedication credit for any of these areas. • The private ownership and maintenance of the parks is adequately provided for by written agreement. The developer indicates that the private park will be maintained by the HOA. They have not yet provided the details of how this would be accomplished. • The private parks are restricted for park and recreation purposes by recorded covenants that run with the land in favor of the future owners of property within the subdivision and which cannot be modified without the written consent of the City Council. This will be accomplished by the HOA covenants, but the applicant has not yet provided details for review and approval by the City Attorney. • The proposed private parks are reasonably adaptable for use for park or recreation purposes, taking into consideration such factors as size, shape, topography, geology, drainage, access, and location of the proposed facilities. The site is well suited to the provide park proposed. However, staff recommends that a small off - street parking lot also be provided. However, the park has a very limited park service purpose. While staff finds that the private park will absolutely serve a portion of the park and recreation needs for the neighborhood, we find that it does not meet all of the park and recreation needs typically required for a neighborhood park, does not fully comply with all of the private park criteria for public park credit and, therefore, while staff supports the private park as part of this project, we do not recommend park dedication credit be given for the private park. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) 15 December 5, 2013 • Public Trails /Sidewalks 0 The plans indicate that 4.3 acres of trail provided. The ordinance requires that the applicant provide a 20 -foot wide easement for off -road trails in order to accommodate a minimum 8 -foot wide bituminous trail. The applicant is showing a mix of 8 -foot and 12 -foot wide off -road trails. Where wider trails are provided, a 30 -foot easement is required. The applicant must either provide this wider easement or reduce the width of the trail to the standard 8 -foot trail. The required easements must be shown on the plans to confirm the area of the trails for park dedication purposes. Only off - road trails within the property boundaries (not within public parks) shall be counted toward park dedication. Additionally, 8 -foot wide trails are proposed on both sides of the new parkway. These show what appears to be an 8 -foot boulevard behind the curb and then an 8 -foot trail. The applicant must provide details to show compliance with City Engineering detail plates. The developer is required to provide finished grading and ground cover for all park, playground, trail and public open spaces within their developments. No credit toward the required dedication shall be given for this work. Trails shall be paved by the developer as well as part of the PUD. Staff recommends approval of the trails shown on the plans with the following conditions: • The applicant must revise the plans to show this trail easement for each of the public trails shown on the plans. • The trail adjacent to Lot 118 is located within the wetland buffer and cuts through lot 118. This trail should be relocated outside of the lot and the wetland buffer. Although the ordinance does allow trails in the wetland buffer, developers should work to limit these impacts where possible. • The trail should extend from this site along 63rd Avenue to Hunter Road • Details about the proposed trail wetland crossing in Outlot F must be provided. • The trail crossing of "road 27" in Outlot D should be shifted on both sides of the road to be located outside of the wetland buffer. Although the ordinance does allow trails in the wetland buffer, developers should work to limit these impacts where possible. It appears that the trail could be relocated outside the buffer. • Curb ramps must be provided for all sidewalks and trails at street intersections. • The trail along the parkway must be extended the entire length of the parkway between CR 101 and CR 116. • A trail connection must be made between the parkway and Hunter Lane to the south. Five -foot wide sidewalks are required to be provided on one side of each public street. Generally the plans show compliance with these requirements. However, details must be provided to ensure compliance. On the west side of Outlot N, which is proposed as a public park, a sidewalk must be provided within the "road 6" right -of -way to provide access to the park. There will be a sidewalk on both sides of the public street for this block. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) 16 December 5, 2013 • • • • Public sidewalk must be provided on the east side of "road 5" to provide direct access to the public park. Water Tank Site The applicant is asking for credit to be given for the acre water tank site. Staff does not recommend that park dedication credit be given for the water tank site because this open space is for infrastructure use and not park land. Preliminary Plat The applicant is requesting approval of a preliminary plat to allow the creation of 422 homes on this 266.57 -acre site. The proposed development would have a net density (upland minus wetlands) of approximately 3 units per acre. This is consistent with the land use plan, which would allow a density of 3 -5 units per acre. Lot Size The PUD district has no minimum standards for lot size; however, the proposed development would comply with the density requirements permitted by the PUD. Development Phasing The developer plans to develop this project in 9 phases. The developer would like to begin work in 2014. Timing will be contingent upon extension of public infrastructure. The phasing plan may be modified at each stage to better correspond with public improvements. The Zoning Ordinance requires that construction begin within 1 year of the rezoning to PUD (which will occur with approval of the final PUD development plan for Phase I, except that the City Council may extend this time period for 1 additional year and the Subdivision Ordinance requires submittal of a final plat application within 1 year of preliminary plat approval unless otherwise approved by the City Council. Due the infrastructure issues, the City Council may wish to extend this approval to the full 2 years from the date of approval. Through the PUD process, the City has the legal authority to negotiate a phasing plan with the developer. The City does not have this same authority with standard zoning. The Council may approve the attached phasing plan. The phasing plan would be subject to the above standards in the sense that the final plat for the 1 st phase of development must be submitted within 2 years. This initial final plat will include all of the property, but phases 2 -9 will likely be shown as outlots. The City Council may want to approval the attached phasing plan to ensure an understanding of the project timing. Obviously, the phasing schedule is the developer's best estimate and is subject the change depending on market conditions and infrastructure timing. Staff recommends that all of the right -of -way for Gleason Parkway be dedicated with the first final plat. Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) 17 December 5, 2013 0 C. Conclusions • . • 0 Staff finds that the proposed plan is generally consistent with the Comprehensive Plan and Zoning Ordinance. The plan for single family homes provides many of the essential public components of the Comprehensive Plan, including open spaces, tree -lined streets and strong pedestrian connections. These features can establish the public realm of the neighborhood and provide a unique sense of place. Additionally, the public realm created by these features would provide civic, natural, and recreational resources for the entire community. The developer is requesting PUD flexibility for: • Reduced lot sizes, • Reduced setbacks, • Flexibility from the architectural design standards, regarding garages. In return for this flexibility, the developer is providing: • The public parkway will have landscaping and irrigation installed and maintained by the HOA, • HOA- maintained landscaping in the cul de sac islands, • Decorative street lighting installed and maintained by the developer, • Sidewalks or trails on most public streets, • Preservation /restoration of wetlands, • Dedication of public park in excess of ordinance requirements, • A private park with swimming pool /clubhouse facility that will be owned and maintained by the HOA, • Dedication of land for a future water tank • Financing of trunk infrastructure improvements. Staff has reviewed the plan for consistency with the applicable standards outlined in the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. Staff noted in the staff report the outstanding that must be addressed and we have included conditions in the attached draft resolutions to address these issues. Next Steps The application is tentatively scheduled for City Council action on December 23rd. If the application request is approved by the City Council, the applicant would be able to proceed with the Final PUD Development Plan and Final Plat for each phase. The final plat is not reviewed by the Parks and Trails Commission. 5. Recommendation a. Recommend approval of the following: b. Resolution approving the preliminary plat C. Resolution approving the preliminary PUD development plan d. Ordinance approving the rezoning to PUD e. Resolution approving finding of fact for the rezoning Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) 18 December 5, 2013 • � -I Attachments a. Draft Resolution approving the preliminary plat b. Draft Resolution approving the preliminary PUD development plan C. Draft Ordinance approving the rezoning to PUD d. Draft Resolution approving finding of fact for the rezoning e. Engineer's Memo dated November 26, 2013 f. Letter from Hennepin County Transportation dated November 15, 2013 g. Applicant's Narrative dated October 23, 2013 h. Architectural Details dated November 20, 2013 i. Site Graphics (partial only — full set available at city hall) Lennar PUD Preliminary Plat, PUD and Rezoning (13 -025) December 5, 2013 0 19 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013- Motion By: Seconded By: xxx, 2013 APPROVING PRELIMINARY PLAT FOR "RAVINIA" FOR PROPERTY AT GLEASON ROAD AND COUNTY ROAD 101 (PID 36- 119 -23 -13 -0007, 36- 119 -23 -13 -0005, 36- 119 -23 -14 -0005, 36- 119 -23 -14 -0003, 36- 119 -23 -14 -0006, 36- 119 -23 -43 -0001, 36- 119 -23 -41 -0002, 36- 119 -23- 41 -0003, 36- 119 -23 -24 -0001, 36- 119 -23 -24 -0003, 36- 119 -23 -21 -0001) (CITY FILE 13 -025) WHEREAS, U.S. Home Corporation (dba Lennar) ( "the applicant ") has requested approval of a preliminary plat to allow subdivision of a 266.57 -acre parcel legally described as: Insert legal WHEREAS, the Planning Commission has reviewed the preliminary plat at a duly called Public Hearing and recommends approval, and; 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 for a preliminary plat, subject to the following conditions: A preliminary plat is approved to allow the creation of 422 single family lots and several outlots, in accordance with the application materials and plans received by the City on October 23, 2013, revisions received October 24, 2013, November 19, 2013 and November 20, 2013, except as amended by this resolution. 1. Approval is contingent upon City Council approval of the rezoning from RSF -2 to PUD and PUD preliminary plan. 2. Development standards shall be as approved as part of the PUD. 3. The development shall be subject to all conditions of the PUD preliminary plan approval. 4. The extension of sanitary sewer and municipal water is required to serve this site. Approval of this PUD is contingent upon extension of these services to the site. 5. All platted residential lots shall comply with the following setbacks: Page 1 of 4 60 -foot lots 65 -foot lots 75 -foot lots Front, From County Road 101 100 feet 100 feet 100 feet Front, From all other streets 20 feet 20 feet 20 feet Front Porch <_ 120 square feet 15 feet 15 feet 15 feet Side (living) 7.5 feet 10 feet 10 feet Side (garage) (Minimum separation between structures on adjacent parcels shall be 15 feet.) 7.5 feet 5 feet 5 feet Rear 25 feet 25 feet 25 feet Maximum Principal Building Height 35 feet 35 feet 35 feet Page 1 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013- xxx, 2013 6. All garages must have a minimum 22 -foot parking area in front of the garage that does not overlap into sidewalks, drives or streets. 7. The application is subject to the review and approval by the Elm Creek Watershed Management Commission. The applicant shall comply with any conditions of approval from the watershed. 8. The application is subject to the review and approval by Hennepin County. The applicant shall comply with any conditions of approval from the County, including the comments in the November 15, 2013 letter. Sidewalks and Trails 9. Sidewalks and trails shall be as shown on the plans, except as otherwise noted. 10. Sidewalk and trail details must be provided. The trail sections may be different for the upland areas and the areas adjacent to wetlands. 11. The HOA shall be responsible for snow removal on public sidewalks and maintenance of private trails within the development. 12. A 20 -foot trail easement shall be provided to the City for all 8 -foot wide public trails. Trails in excess of 8 feet shall be in a 30 -foot easement. The total gross and net area for these easements shall be provided to the City for the purpose of calculating park dedication. 13. The developer shall provide details for the overlook projected near the trail in the southwest portion of the site. 14. The trail adjacent to Lot 118 is located within the wetland buffer and cuts through lot 118. This trail should be relocated outside of the lot and the wetland buffer. Although the ordinance does allow trails in the wetland buffer, developers should work to limit these impacts where possible. 15. The trail should extend from this site along 63rd Avenue to Hunter Road. 16. Details about the proposed trail wetland crossing in Outlot F must be provided. 17. The trail crossing of "road 27" in Outlot D should be shifted on both sides of the road to be located outside of the wetland buffer. Although the ordinance does allow trails in the wetland buffer, developers should work to limit these impacts where possible. It appears that the trail could be relocated outside the buffer. 18. The trail connection between Gleason Road and Hunter Lane must be designed to serve as an emergency vehicle access as well. 19. A sidewalk must be provided on the west side of Outlot N (the public neighborhood park). Page 2 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013- Parks /Open Space xxx, 2013 20. Park dedication shall be land due at the time of final plat for the following to satisfy all park dedication requirements as shown on the plans with final net area calculations to be provided by the application: a. Dedication of new open space park in the northwest portion of the site b. Dedication of a new central public park (2.85 gross acres /2.73 net acres) c. Dedication of off -road trails (4.3 gross acres /4.3 net acres) 21. The private neighborhood park (0.67 gross acres /0.67 net acres) shall be provided as a PUD amenity, but no park dedication credit is provided. 22. The developer shall revise the plans to show off - street parking for both the private and public park. The City and the developer will work together to ensure that through on- street parking, off - street parking or a combination of the two adequate parking is provided. 23. The HOA documents shall be submitted to the City for review and approval. These documents shall ensure that the pool and community building are owned and maintained by the HOA. 24. Details on the private park, including structures, signage, lighting, parking, shall be submitted for review and approval by the City prior to approval of the final plat for phase I. 25. The developer shall plant and maintain any landscaping proposed within the proposed public park for two years to ensure that the vegetation is established. 26. Public park land and trail easements shall be deeded to the city with the final plat. Miscellaneous 27. The applicant shall comply with all conditions in the City Engineer's memo dated November 26, 2013. 28. The applicant shall dedicate the one acre water tank site to the city for infrastructure improvements not park dedication. No park dedication credit shall be provided. 29. No driveway access shall be permitted on to Gleason Parkway. 30. No parking shall be allowed on Gleason Parkway. 31. Wetland buffers, setbacks and monument signs shall be shown on the plans in compliance with Section 1050 of the Zoning Ordinance. 32. Wetland buffer monument signs must be installed by the developer. 33. All plat sheets must be revised to be consistent, including corrections of the inconsistencies regarding the right -of -way for Gleason Road and the exception parcel. 34. The phasing plan submitted by the developer with an estimated project completion in 2023 shall be approved. Page 3 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013- xxx, 2013 35. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xxx day of December 2013. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 4 of 4 City Seal City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013- Motion By: Seconded By: xxx, 2013 APPROVING PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD) PLAN FOR "RAVINIA" FOR PROPERTY AT GLEASON ROAD AND COUNTY ROAD 101 (PID 36 -119- 23 -13 -0007, 36- 119 -23 -13 -0005, 36- 119 -23 -14 -0005, 36- 119 -23 -14 -0003, 36- 119 -23 -14 -0006, 36- 119 -23 -43 -0001, 36- 119 -23 -41 -0002, 36- 119 -23 -41 -0003, 36- 119 -23 -24 -0001, 36- 119 -23- 24 -0003, 36- 119 -23 -21 -0001) (CITY FILE 13 -025) WHEREAS, U.S. Home Corporation (dba Lennar) ( "the applicant ") has requested approval of a preliminary PUD development plan for 422 single family homes on a 266.57 -acre parcel legally described as: Insert legal WHEREAS, the Planning Commission has reviewed the plan at a duly called Public Hearing and recommends approval, and; 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 for a preliminary PUD development plan, subject to the following conditions: 1. A preliminary PUD development plan is approved to allow the creation of 422 single family lots and several outlots, in accordance with the application materials and plans received by the City on October 23, 2013, revisions received October 24, 2013, November 19, 2013 and November 20, 2013, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the requested rezoning and preliminary plat. 3. The application shall comply with all conditions in the City Engineer's memo dated November 26, 2013. 4. The application is subject to the review and approval by the Elm Creek Watershed Management Commission. The applicant shall comply with any conditions of approval from the watershed. 5. The application is subject to the review and approval by Hennepin County. The applicant shall comply with any conditions of approval from the County, including the comments in the November 15, 2013 letter. 6. The extension of sanitary sewer and municipal water is required to serve this site. Approval of this PUD is contingent upon extension of these services to the site. 7. The preliminary PUD development plan is approved based on the finding that the proposed project is consistent with the City's Comprehensive Plan. Page 1 of 5 City of Corcoran xxx, 2013 County of Hennepin State of Minnesota RESOLUTION NO. 2013- 8. All platted residential lots shall comply with the following setbacks: 9. All garages must have a minimum 22 -foot parking area in front of the garage that does not overlap into sidewalks, drives or streets. Architectural and Design standards 10. PUD flexibility is provided to allow the face of the garage to exceed 55% of the building face. In exchange for this flexibility: a. The applicant shall be prohibited from using white garage doors. Colors shall be compatible with the building colors. b. Architectural elements shall be added above the garage to de- emphasize the garage doors. c. Garage doors shall be architecturally styled to match the exterior of the home. 11. Except as noted above, all Design Requirements for the RSF -2 district shall be met. 12. The community building in the private park shall be designed to be architecturally compatible with the homes. A final plan must be submitted for review and approval with the final PUD development submittal. 13. The developer shall submit a design palette for entire project for City review and approval. The palette shall include colors for siding, shakes, shutters, shingles, brick and stone. Building colors and materials shall be harmonious throughout the development. a. The developer is encouraged to highlight a color palette with a variety of color options for buyers to choose from. 14. All building elevations shall receive equal treatment and visual qualities. No blank walls will be allowed. 15. The applicant shall provide copies of the HOA documents /covenants for City review. The HOA documents must include architectural review standards /process, maintenance requirements and accessory building /structure and fence restrictions. Page 2 of 5 60 -foot lots 65 -foot lots 75 -foot lots Front, From County Road 101 100 feet 100 feet 100 feet Front, From all other streets 20 feet 20 feet 20 feet Front Porch <_ 120 square feet 15 feet 15 feet 15 feet Side (living) 7.5 feet 10 feet 10 feet Side (garage) (Minimum separation between structures on adjacent parcels shall be 15 feet. ) 7.5 feet 5 feet 5 feet Rear 25 feet 25 feet 25 feet Maximum Principal Building Height 35 feet 35 feet 35 feet 9. All garages must have a minimum 22 -foot parking area in front of the garage that does not overlap into sidewalks, drives or streets. Architectural and Design standards 10. PUD flexibility is provided to allow the face of the garage to exceed 55% of the building face. In exchange for this flexibility: a. The applicant shall be prohibited from using white garage doors. Colors shall be compatible with the building colors. b. Architectural elements shall be added above the garage to de- emphasize the garage doors. c. Garage doors shall be architecturally styled to match the exterior of the home. 11. Except as noted above, all Design Requirements for the RSF -2 district shall be met. 12. The community building in the private park shall be designed to be architecturally compatible with the homes. A final plan must be submitted for review and approval with the final PUD development submittal. 13. The developer shall submit a design palette for entire project for City review and approval. The palette shall include colors for siding, shakes, shutters, shingles, brick and stone. Building colors and materials shall be harmonious throughout the development. a. The developer is encouraged to highlight a color palette with a variety of color options for buyers to choose from. 14. All building elevations shall receive equal treatment and visual qualities. No blank walls will be allowed. 15. The applicant shall provide copies of the HOA documents /covenants for City review. The HOA documents must include architectural review standards /process, maintenance requirements and accessory building /structure and fence restrictions. Page 2 of 5 City of Corcoran xxx, 2013 County of Hennepin State of Minnesota RESOLUTION NO. 2013- 16. The applicant shall develop and implement architectural review and design guidelines for all homes and park buildings. The guidelines must be submitted for City review and approval and be adopted as part of the HOA documents. 17. The developer shall provide centralized mailbox locations. These mailbox locations shall be designed to be architecturally compatible with the other structures in this developer. A revised mailbox plan shall be provided for City review and approval. Parking 18. The developer shall revise the plans to provide additional parking or a proof of parking plan for the private park. 19. No parking shall be permitted on Gleason Road. Landscaping and Lighting 20. 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. 21. Boulevard canopy trees shall be planted in median and boulevards of the Gleason Road parkway. A mix of ornamental trees, perennials and annuals shall also be provided in the median. 22. 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. 23. Irrigation shall be provided for the Gleason Road landscaping. 24. The HOA shall be responsible for planting, irrigation and maintenance of the Gleason Road landscaping and all landscaping within the cul de sac islands. 25. Lawn sprinklers /irrigation systems shall all have rain sensors to limit unnecessary watering. 26. The HOA shall be responsible for maintenance of all common lots. 27. Tree preservation shall be as shown on the submitted plans. 28. The applicant shall work with the City to finalize the design of the decorative lighting that will be installed on the parkway. The applicant shall provide the street lights in compliance with City Policy. 29. Exterior lighting shall be consistent throughout the development. All lighting shall be shielded to prevent glare and light trespass, as required by Section 1060.040 of the ordinance. Lighting details for on- street, park and building lighting shall be submitted for City review and approval. Page 3 of 5 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013- xxx, 2013 30. 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. Streets, Parking and Utilities 31. Utilities shall be stubbed to the property lines for future extension to adjacent properties. The extensions shall be at the developer's expense. 32. The applicant shall dedicate the existing White Tail cul de sac as a public street. The existing cul de sac parcel is adequate for public right -of -way. 33. Access to the Tabor property, the exemption parcel and the existing homes on the White Tail cul de sac shall be maintained throughout the construction process. 34. The applicant must submit a request for vacation of the existing right -of -way for those areas not to be utilized in the realigned Gleason Road. This easement vacation shall be submitted for review and approval by the City Council prior to final plat approval. 35. A public access for emergency vehicle access and trail connection shall be provided from Gleason Road to Hunter Drive. The developer shall work with the City to determine the feasibility of this emergency vehicle access with knockdown bollards. 36. 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 37. Sidewalks and trails shall be in compliance with the conditions of the preliminary plat approval. 38. The HOA shall be responsible for snow removal on public sidewalks within the development. 39. The HOA documents shall be submitted to the City for review and approval. These documents shall ensure that the pool and community building are owned and maintained by the HOA. 40. Details on the private park, including structures, lighting, parking, shall be submitted for review and approval by the City prior to approval of the final plat for phase I. Drainage /Stormwater Management 41. The plans shall be revised to dimension the required wetland buffers and setbacks as required by Section 1050.010 of the Zoning Ordinance. 42. The plans shall be revised to identify the wetland buffer monuments as required by Section 1050.010 of the Zoning Ordinance. Page 4 of 5 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013- xxx, 2013 43. The developer must install wetland buffer monuments prior to issuance of Certificates of Occupancy for adjacent buildings. 44. A FEMA map amendment with a letter of map revision (LOMR) is required and must be completed prior to final plat and final PUD development plan approval. 45. Drainage and utility easements must be provided over all wetlands and ponds. Miscellaneous 46. The phasing plan submitted by the developer with an estimated project completion in 2022 shall be approved. VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xxx day of December 2013. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 5 of 5 City Seal City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2013- Motion By: Seconded By: xxx, 2013 AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED WEST OF COUNTY ROAD 101, NORTH OF HACKAMORE ROAD AND ON BOTH SIDES OF GLEASON ROAD (PID 36- 119 -23 -13 -0007, 36- 119 -23 -13 -0005, 36- 119 -23 -14 -0005, 36- 119 -23 -14 -0003, 36- 119 -23 -14 -0006, 36- 119 -23- 43 -0001, 36- 119 -23 -41 -0002, 36- 119 -23 -41 -0003, 36- 119 -23 -24 -0001, 36- 119 -23 -24 -0003, 36- 119 -23 -21 -0001) (CITY FILE 13 -025) THE CITY OF CORCORAN ORDAINS: Section 1. Amendment of the City Code. Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended by changing the classification on the City of Corcoran Zoning Map from RSF -2 (Single Family Residential) to PUD (Planned Unit Development) with respect to the 266.57 -acre parcel, legally described as follows: Insert legal Section 2. Effective Date. This amendment shall take effect upon adoption of the resolution approving the final PUD development plan for this project. VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xxx day of December 2013. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 1 of 1 City Seal City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013- Motion By: Seconded By: xxx, 2013 APPROVING FINDINGS OF FACT FOR REZONING FOR "RAVINIA" FOR PROPERTY AT GLEASON ROAD AND COUNTY ROAD 101 (PID 36-119-23-13-0007,36-119-23-13-0005,36- 119-23-14-0005, 36- 119 -23 -14 -0003, 36- 119 -23 -14 -0006, 36- 119 -23 -43 -0001, 36- 119- 23 -41- 0002, 36- 119 -23 -41 -0003, 36- 119 -23 -24 -0001, 36- 119 -23 -24 -0003, 36- 119 -23 -21 -0001) (CITY FILE 13 -025) WHEREAS, U.S. Home Corporation (dba Lennar) ( "the applicant ") has requested reclassification of the zoning from RSF -2 (Single Family Residential 2) to PUD (planned unit development) for a 266.57 -acre parcel, legally described as follows: Insert legal WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hearing and recommends approval, and; WHEREAS, the City Council has adopted an ordinance rezoning the affected parcel from RSF -2 to PUD; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the request by Lennar for the reclassification of the zoning from RSF -2 to PUD for the 266.57 -acre property, based on the following findings: 1. The planned unit development is not in conflict with the Comprehensive Plan. The proposed density of 3.27 units per acre is within the 3 -5 units per acre expected in the Low Density Residential land use classification and the plan incorporates the trail, park and street connections anticipated within in the site. 2. The planned development of 422 single family homes is consistent with the intent of the underlying RSF -2 zoning district. The applicant is requesting design flexibility to provide a mix of lot sizes for this single family neighborhood at a density consistent with the Comprehensive Plan. 3. The development is not in conflict with other applicable provisions of the zoning ordinance, except that PUD flexibility is requested as noted in the staff report. In exchange for this flexibility, the developer will provide both internal infrastructure needed to support their development and trunk infrastructure improvements that will serve a larger development area and well as increased amenities and better design. 4. The planned development is feasible as a without dependence upon any other subsequent phase. The project has a 9 year phasing plan and development is contingent upon completion of trunk infrastructure improvements. Page 1 of 2 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013- xxx, 2013 5. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The developer is providing public park land dedication in excess of ordinance requirements and is also providing a private park for the use and enjoyment of Ravinia residents. The development includes the construction of all public infrastructure needed to serve this site at the developer's expense. 6. The planned development is a single family residential neighborhood developed consistent with the Comprehensive Plan and, therefore, will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. 7. The quality of the building and site design proposed by the PUD shall substantially enhance the aesthetics of the site, shall install and provide more efficient use of streets, utilities and public facilities than may otherwise be expected and shall create public benefit that is greater than would otherwise be achieved due to the dedication of additional park land, land for a future water tank and construction and financing of all related infrastructure improvements. 8. Adequate infrastructure is available to serve this site if the conditions of PUD preliminary plan and preliminary plat are met. VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xxx day of December 2013. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 2 of 2 City Seal �,M&Wenck Engineers • Scientists Business Professionals J Wenck File #2294 -17 '± etches' Service stt'a�te , Advi e i w dechnieaJxc�fience Ravinia Preliminary Plat Review and Infrastructure Planning Prepared for: CITY OF CORCORAN 8200 County Road 116 Corcoran, Minnesota 55340 Prepared by: WENCK ASSOCIATES, INC. 1800 Pioneer Creek Center Maple Plain, Minnesota 55359 (763) 479 -4200 Table of Contents 0.0 GENERAL REQUIREMENTS ON INFRASTRUCTURE ............................. .............................II 1.0 SEWER .......................................................................................... ............................1 -1 2.0 WATER ......................................................................................... ............................2 -1 3.0 STORMWATER .............................................................................. ............................3 -1 3.1 Water Quality .......................................................................... ............................3 -1 3.2 Volume Reduction .................................................................. ............................3 -1 3.3 Rates .................................................................................... ............................... 3 -1 3.4 Low floors ................................................................................ ............................3 -2 3.5 Diversions ................................................................................ ............................3 -2 3.6 Downstream Items .................................................................. ............................3 -2 3.7 Wetland .................................................................................. ............................3 -2 4.0 TRAFFIC AND STREETS .................................................................. ............................4 -1 4.1 Introduction ............................................................................ ............................4 -1 4.2 Cost and Schedule ................................................................... ............................4 -1 T:\ 2294 - Corcoran \17- Lennar \Ravinia Plan Review Report \Ravinia Plan Review - Nov 2013.docx i November 2013 0.0 General Requirements on Infrastructure *Reference feasibility study. The Lennar development has extensive infrastructure requirements to allow for its construction. The required infrastructure will have significant impacts on properties adjacent to the proposed development. As a result, staging and phasing for all infrastructure related items must be clear in the final plan submittal. Below is a list of areas for clarification to date for all aspects of the proposed infrastructure: • Construction adjacent to adjoining properties. • Utility service and long term access to adjacent properties. • Further detail phasing of infrastructure around properties to remain (For example: temporary design vs. final /future design for street and storm water near excluded property along Gleason). • Emergency access at north end of Hunter Lane. • Continued access through various phases for existing properties on Gleason and Whitetail Lane. • Additional detail provided on the plans with respect to a legend, dimensions (ROW, easements, streets, sidewalk, utility separation, buffers, etc.), and general clarity as to what is being proposed. Infrastructure is required beyond the limits of the Lennar development as determined in the Lennar Development Infrastructure Feasibility Study completed by Wenck Associates in April, 2013. Such infrastructure will be designed and constructed by the city and funded by Lennar. Infrastructure within the limits of the Lennar development will be designed, constructed and funded by Lennar. The list of "off site" items discussed to date include : Transportation • CSAH 101 Turn Lanes (Construction by City, Funded by Lennar) o Turn lanes in Phase 1 o Potential of semaphores /traffic control (near final phase) shared with Maple Grove and County • Hackamore Improvements (Construction by City, Partially funded by Lennar) o Shared with Medina and other Corcoran developments, which will be constructed over many years. • 66th Avenue /Connection to CSAH 116 (Construction by City, Funded by Lennar) • Financial responsibility for connection of parkway to CSAH 116 • Potential of semaphores /traffic control at 66th and CSAH 116 • City Streets o Acceptance of the public streets will be negotiated in conjunction with construction phasing. T:\ 2294 - Corcoran \17- Lennar \Ravinia Plan Review Report \Ravinia Plan Review- Nov 2013.docx ii November 2013 Water System ( Offsite - construction by City, Funded by Lennar via trunk fees; onsite - construction and funded by Lennar) • Dedication of area for tower or tank • Construction of trunk system through development • Offsite trunk lines constructed by City and funded by Lennar. Sewer System (Constructed by City, $1.2 Million contributed by Lennar) • Offsite trunk lines and lift station constructed by City, and funded by Lennar. Stormwater System • Financial responsibility for easement and cleaning /improvement of ditch outlet near CSAH 101 • Financial responsibility for offsite wetland restoration project in coordination with City and Watershed. Future Items The applicant should be aware that several items are unable to be finally determined with certainty at this time. Items to be reviewed and updated that may affect future phases include: • Trunk area charges for water and sewer as costs are known and system is built out • Traffic control at CSAH 101 and CSAH 116 • Stormwater requirements for irrigation to mitigate volume or TMDL impacts These will require updating existing studies (trunk charges) or conducting new studies (traffic) as the development moves forward. T:\ 2294 - Corcoran \17 - Lennar \Ravinia Plan Review Report \Ravinia Plan Review - Nov 2013.docx iii November 2013 1.0 Sewer The Lennar Development Infrastructure Feasibility Study shows two trunk lines across the property with inverts of 960.0 for service west along 63rd Ave. and 955.0 for service west, potentially to Co. Rd. 116. Lennar's engineer has been working with the City and has provided a sewer system that meets those required inverts. However, the plans show significant excavation depths (35' to 40' cut) under streets which would be difficult to reconstruct. Therefore the sewer plan in the feasibility study may need to be modified to a lesser depth on Ravinia, which causes the need for a lift station near CR 116 for future development. The City Engineer will direct the applicant on final depths of sewer on the property during final design. Given the depth, wetland crossings and potential soil issues of the sewer additional borings will be required for final utility design. Comments below are typical of preliminary plan sets. Additional comments will be provided upon review of next revisions. Plan Items 1. Provide manhole numbering system. 2. Indicate slopes and pipe material (i.e. PVC SDR -35, SDR -26, DIP, etc.). 3. Provide sewer service stationing, length, elevation, and riser for each lot. 4. Provide details of manholes, drops, pipe bedding, sanitary service, etc., using City standard plates. 5. Revise invert of MH on Road 7 located between lots 242, 241, and 329. It is the same invert as the previous manhole. 6. Revise invert label to beginning manhole on Road 17. Incorrectly labeled as 15" invert. 7. Provide intermediate manhole between trunk manhole south of storm water treatment pond 4 and northeast corner of Outlot R. Maximum spacing of manholes for is 400 feet. 8. Apply for and obtain all necessary for the sanitary sewer. T:\ 2294 - Corcoran \17 - Lennar \Ravinia Plan Review Report \Ravinia Plan Review- Nov 2013.docx 1-1 November 2013 2.0 Water The Lennar Development Infrastructure Feasibility Study shows the area serviced by trunk lines with a potential water tower in the area. Two water towers are eventually needed for Corcoran; however the current approach is as follows: • Elevated storage (tower) will be constructed near Downtown after development of about 1,000 acres. The actual need will be determined by use, and what percentage of the 1,000 acres is commercial vs. residential. • The preliminary plans provide a location for the tank /tower that appears to be acceptable, and final location will be determined with City Engineer. • Storage can also occur below ground. These are at a higher cost initially; however they eliminate the need for painting. This buried storage could be used for the Lennar area. o Two pressure zones will need to occur under ultimate implementation of this plan, and additional work will be performed over the next few months to outline the storage for Lennar. Plan Items 1. Maintain water main alignment within 1 foot of back of curb. 2. Indicate pipe material (i.e., PVC C -900, C -905, etc.) 3. Provide temporary hydrant and valve at all stubs. 4. Ensure hydrant within 300 feet of all homes and high points. 5. Provide 2 feet minimum vertical clearance at crossings with sewers. 6. Note all potential water main offset locations. 7. Hydrant may be needed on Road 5. 8. Apply for and obtain all necessary permits for water extension from MDH, Maple Grove, etc. T:\ 2294 - Corcoran \17 - Lennar \Ravinia Plan Review Report \Ravinia Plan Review- Nov 2013.docx 2-1 November 2013 3.0 Stormwater Stormwater is an important part of overall development, and critical items include: • Flood elevations • Water Quality treatment • Structure details • Regulatory requirements • Future Maintenance Below is a summary of the stormwater aspects for Ravinia. 3.1 WATER QUALITY Lennar is proposing to meet the water quality treatment rules through filtration benches around the ponds. City will provide details of the filtration features to be used. • A separate detail for each pond and OCS, with unique elevations will need to be provided. 3.2 VOLUME REDUCTION Volume reduction is becoming a requirement of regulation in watersheds, City and State levels. Methods to meet volume reduction include a) infiltration, b) amended soils c) irrigation (re -use) and upland restoration. The method for Ravinia is irrigation on a portion of the site. The City supports stormwater reuse, and it should be noted requirements could increase as WMO implements a volume rule. City may also implement additional requirements on future phases. 3.3 RATES The model information shows minimal difference between existing and proposed land use CNs. The compaction of soils and addition of impervious will require the model reflect additional runoff. • Submit the 2 and 10 year events (only 100 -year was included in submittal). • The EAW soil types show about 50 acres of D soils under existing conditions. The remainder are B/C soils. The City therefore requires utilizing C soil types for existing conditions of brush, farmstead, and row crop. Wetlands can remain D. • Two factors increase runoff during development, the compaction of soils during construction and the amount of impervious. Therefore proposed conditions should utilize D soils for greenspace and an increase in CN from existing conditions. It is not acceptable to utilize a CN of 89 for row crops and 86 for developed housing. • A composite CN of approximately 65 to 75 existing and 85 or 90 under proposed is more realistic. • Lennar is proposing to control runoff rates through slotted weir walls in the outlet control structures. The slots in the weir walls will vary based on modeling that analyzes the size of the pond and the amount of the runoff control. Each structure shall have an OCS shown on final plans with individual pond details. T:\ 2294 - Corcoran \17 - Lennar \Ravinia Plan Review Report \Ravinia Plan Review- Nov 2013.docx 3 -1 November 2013 • It appears Lennar has utilized the Atlas 14 value of 7.22 inches for the 100 -year. Smaller storms should also utilize Atlas 14 if different. Low floors Low floors shall be verified for separation from the 100 -year HWL as follows: • Two feet for low opening • One foot for low floor. 3.4 DIVERSIONS • The HydroCAD model is needed to show any changes in subwatershed acreage. The large wetland to the north is not sensitive to increased flows, however any other offsite flows need to be reviewed. Provide the downstream wetland 100 -year elevation (shown as basin 97L in Hydro Model) and list elevation on plan sheets. Each adjacent pond shall have a NWL a minimum of 1 ft above the 100 -year elevation of the downstream wetland (basin 97L). 3.5 DOWNSTREAM ITEMS Agricultural and low density land uses allow ditches to be intermittent in flows. This promotes some stability through vegetation (grass and trees). The increase in impervious typically causes the stream to be perennial due to sump pumps, landscape irrigation, etc. Therefore, • City shall negotiate and obtain an easement for the outlet ditch area near CR 101. Lennar shall reimburse the City for the costs and the following maintenance. • Activities will include tree clearing, ditch excavation, boulders installed in toe of ditch slope to provide long term stability. 3.6 WETLAND The 110 -acre wetland north of the development will be restored in lieu of stormwater utility charges. The City will work with the watershed and adjacent landowners to create a plan. Lennar will reimburse the City for costs. From a construction perspective it is assumed any work occurs in the ditch / drainage easement. Wetland impacts, both temporary and permanent, shall be identified and quantified on the plans along with all mitigation areas. All wetland impacts shall coincide with the wetland mitigation plan. Plans and necessary permits shall be submitted to the Elm Creek Watershed District. Plan Items 1. Provide OCS, catch basin, and flared end section numbering system. 2. Identify RCP pipe material as Class III or V. 3. Provide separate tile line (non perforated) for sump connections (PVC with cleanouts). 4. Each house shall have access to sump discharge line or a stub from catch basin, unless directly drains to wetland or pond. 5. Provide pipe slopes and sizes for all pipes. 6. Provide inverts of all flared end sections. 7. Indicate drain tile connection locations. 8. If multiple connections to a manhole, provide invert for each connection with direction of pipe if inverts vary. 9. Verify all inverts and slopes match with system design. Many do not appear to match either slope or invert. T:\ 2294 - Corcoran \17- Lennar \Ravinia Plan Review Report \Ravinia Plan Review - Nov 2013.docx 3 -2 November 2013 10. Provide rim, inverts and build information for catch basins between lots 365 and 371. Connect catch basins to storm sewer system. T:\ 2294 - Corcoran \17- Lennar \Ravinia Plan Review Report \Ravinia Plan Review - Nov 2013.docx 3 -3 November 2013 4.0 Traffic and Streets 4.1 INTRODUCTION The surrounding roadway network was studied to determine if improvements are necessary to accommodate the proposed Lennar development, and was previously discussed in the Lennar Development Infrastructure Feasibility Study. The study examined weekday a.m. and p.m. peak hour traffic impacts of the proposed development on the following intersections: • County Road 101 /Hackamore Road • County Road 116 /Hackamore Road • County Road 101 /Gleason Road /Fieldstone Boulevard • Hackamore Road /Site Access /Bergamot Drive Based on this study, the following improvements were identified: Short Term (2014) CSAH 101 1Gleason Road /Fieldstone Boulevard • Widen the eastbound approach to include a through /left turn lane and right turn lane • Construct left turn and right turn lanes on both the northbound and southbound approaches Medium Term (2016 or 2017) Hackamore Road /Bergamot Drive • Construct Lennar access onto Hackamore Road • Construct improvements on Hackamore Road along property frontage CSAH 101 114ackamore Road • Construct right turn lane on the eastbound approach Long Term (greater than 10 years) • Traffic signal control at the CSAH 101 /Gleason Road /Fieldstone Boulevard and CR 116/66tn Avenue intersections. 4.2 COST AND SCHEDULE The estimated costs listed below were generated by Wenck Associates assuming City and County standard requirements. The Short Term improvements will be constructed in 2014. The estimated cost for the intersection improvements is $504,800. The Medium Term improvements will be constructed during the Phase 3 build -out, prior to opening Phase 4 sales. This is approximately the 40% developed stage and is estimated to occur in 2016 or 2017. The estimated cost for the medium term improvements is $993,000. T:\ 2294 - Corcoran \17 - Lennar \Ravinia Plan Review Report \Ravinia Plan Review- Nov 2013.docx 4-1 November 2013 The Long Term improvements consist of traffic signal control at the CSAH 101 /Gleason Road /Fieldstone Boulevard and CR 116/661h Avenue intersections. The need for signals at these locations will be driven by development in this area, including the Lennar project. However, signal control will likely not be needed until additional development beyond the current Lennar project occurs. We estimate the total cost of each traffic signal at $250,000. Based on the amount of traffic generated by the Lennar project, we estimate the Lennar portion of each signal to be as follows: • CSAH 101 /Gleason Road /Fieldstone Boulevard - $50,000 • CR 116/66th Avenue - $25,000 The cost at CSAH 101 /Gleason Road /Fieldstone Boulevard assumes 25% participation by Corcoran, 25% participation by Maple Grove, and 50% participation by Hennepin County. The cost at CR 116/66th Avenue assumes 50% participation by Corcoran and 50% participation by Hennepin County. General 1. Provide typical street section 2. Street width shown at 28 foot back to back. 3. Provide profiles for streets 4. Provide typical sidewalk section 5. Provide typical trail section 6. Cul -de -sacs are shown at 41.5' radi. Based on City standard details and a review truck turning radii, the cul -de -sac radius shall be 50 feet from center to the face of curb. The typical ROW beyond the back of curb is 10 feet. If this is proposed to be less, please provide supporting documentation for review by the City Engineer. 7. Provide signage 8. Provide curb ramp design per MN /DOT standards 9. Incorporate Hennepin County comments from review letter dated November 15, 2013. 10. Apply for and obtain all necessary county permits. T:\ 2294 - Corcoran \17- Lennar \Ravinia Plan Review Report \Ravinia Plan Review - Nov 2013.docx 4-2 November 2013 Hennepin County Public Works - . Transportation Department Public Works Facility 1600 Prairie Drive Medina, MN 55340 -5421 November 15, 2013 Ms. Kendra Lindahl City Planner City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Preliminary Plat Review — Ravinia CSAH 101, west of Gleason Road /Fieldstone Boulevard Hennepin County Plat Review No. 3333 Dear Ms. Lindahl: Phone: 612 -596 -0300 Fax: 612 -321 -3410 Web: www.hennepin.us Minnesota Statutes 505.02, 505.03, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads. A preliminary plat for the Ravinia development was received by Hennepin County on October 30, 2013. The county plat review committee examined and discussed this preliminary plat on November 5, 2013. The county has provided previous comments regarding this proposed Lennar residential development. An EAW (Environmental Assessment Worksheet) was completed in July 2013, with comments provided by Hennepin County on September 4, 2013. Subsequent discussions have occurred with city staff regarding the Ravinia development and proposed changes on CSAH 101. Representatives from the City of Corcoran met with Hennepin County staff on November 12, 2013. Based on our review of the preliminary plat, the following comments are provided: Traffrc Impacts — Based on the traffic results provided in the EAW, the Ravinia residential development will generate 442 p.m. peak hour trips and 4,208 daily trips. The following roadway improvements were identified in the EAW that pertain to the county roadway system: CSAH 101 and Gleason Road/ Fieldstone Boulevard Widen Gleason Road to provide a shared through /left -turn lane and a right -turn lane Construct left and right -turn lanes on northbound and southbound CSAH 101 CSAH 101 and Hackamore Road /CR 47 Construct left and right -turn lanes on eastbound and westbound Hackamore Road /CR 47 CR 116 and Hackamorc Road Construct left and right -turn lanes on eastbound and westbound Hackamore Road The traffic analysis included trips from two additional future nearby residential developments, the Reserve of Medina and downtown Corcoran. However, it was stated in the EAW that CSAH 101 and CR 116 are expected to operate near capacity by the year 2030 with additional development beyond what was included in the traffic analysis. 6o Opj+ f)10111dl Frrrjrlr,�f�� Based on year 2030 forecast volumes, an additional through lane will likely be needed for northbound and southbound CSAH 101 and CR IM at Hackamore Road. The level of growth expected along these roadway corridors will likely necessitate the need for additional roadway improvements, particularly at the intersections with Trunk Highway (TH) 55. In addition, the future installation of a traffic signal may be needed at the CSAH 101 /Gleason Road /Fieldstone Boulevard intersection when a continuous connection through the development between CSAH 10 1 and CR 116 is completed. The City has indicated that they will partner and coordinate with neighboring communities, including the county, to determine the larger scale traffic impacts, such as additional through lanes needed on CSAH 101, CR 116, and improvements needed for the intersections with TH 55. Consistent with our comments on the EAW, the county agrees that a large -scale traffic study should be completed in this area and we are willing to work with the cities on this effort. The county currently has no projects identified in the approved Capital Improvement Program (CIP) or maintenance projects planned in this area. Therefore, the city and/or developer(s) would need to provide some contribution to the necessary improvements. In addition, any proposed traffic signal would need to meet the required warrants and the county priority factor threshold. Access — The residential development is proposing 422 single - family homes that will be built in various phases (nine phases total). The timing of the phases will be driven by market conditions. During the first development phases (likely Phases 1 -3), the development is proposed to access CSAH 101 at the existing Gleason Road intersection. Modifications are proposed on Gleason Road, which is currently a gravel roadway. CSAH 101 currently has northbound and southbound by -pass lanes at this intersection. The CSAH l01 /Gleason Road /Fieldstone Boulevard intersection will provide a full intersection, located approximately %a -mile mile north of Hackamore Road and approximately 'Amile north of 63rd Place, which meets the county spacing guidelines. CSAH 101 is currently a two -lane minor arterial roadway with a posted speed limit of 50 mph. The average daily traffic (ADT) on CSAH 101 is 6,450 vehicles per day, based on 2011 counts. Based on current projections, the long -term future configuration of CSAH 101 will likely be a 3 or 4 -lane urban section. Due to the high future traffic volumes and speeds, for traffic operations and safety purposes, reconfiguration of this intersection will be required as part of the initial development phase to add left and right -turn lanes on the north and south approaches of CSAH 101. The need for turn lanes has been discussed between the county and city, and the current site plan shows this lane configuration. The city will be providing the county with a layout of the proposed geometric improvements at CSAH 101 /Gleason Road for our review in the near future. Two additional accesses are proposed for future development phases. A second access for the development is proposed onto Hackamore Road (likely in Phase 4) and a third access, expected with the final stages of the development, is proposed to connect to CR 116 (via 66th Avenue). Currently, 66th Avenue is a gravel roadway with no turn lanes provided on CR 116. Although the traffic that is expected to use this intersection is anticipated to be fairly low relative to CSAH 101, the county does have some concerns with the future configuration of the CR 116/66th Avenue intersection. The traffic analysis completed as part of the EAW should be expanded to address the traffic impacts at CR 116 /66th Avenue. From a traffic operations and safety perspective, turn lanes may be beneficial for this intersection in the future. Right -of -Nay — The half right -of -way for CSAH 101 along the property is 33 feet to the north and 40 feet to the south of Gleason Road, respectively (centerline to property line). Based on current long- term projections, the future roadway will likely be a 3 or 4 -lane urban section. The county's typical design for a 3 or 4 -lane urban roadway with turn lanes and full pedestrian /bicycle accommodations requires 65 feet of half right -of -way needed (centerline to property line). There is currently a multi -use path on the west side of CSAH 101, extending from Hackamore Road to TH 55. To provide sufficient space to accommodate future roadway capacity needs, including turn lanes and future pedestrian /bicycle facilities along CSAH 101, 32 additional feet of right -of- way is requested north of Gleason Road and 25 additional feet of right -of -way is requested south of Gleason Road along the west side of CSAH 101. This additional space will provide an opportunity for a future multi -use trail along the west side of CSAH 101 to connect with the existing trail that extends from Hackamore Road to TH 55. In addition, the city has indicated interest in providing a connecting trail along the south side of Hackamore Road between CSAH 101 and CR 116, CR 116 is currently a two -lane minor arterial roadway with a posted speed limit of 55 mph. The average daily traffic (ADT) on CR 116 is 7,400 vehicles per day, based on 2011 counts. CR 116 is shown in the Hennepin County Bicycle System Plan. Currently, there is 40 feet of half right -of -way on CR 116. Some provisions should be considered to preserve additional right -of -way (when the opportunity arises with other developments) to accommodate improvements that will be needed at this intersection. One of the outcomes of a large -scale traffic study could address right -of -way needs at this intersection. Permits — Please inform the developer that all proposed construction within county right-of-way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to driveway and street access, drainage and utility construction, trail development, and landscaping. Permit questions can be directed to Steve Groen at (612) 596 -0337 or Steve.Erroen&tenneuin.us. Please contact Bob Byers (612) 596 -0354, robert.byers- aennenin.us or Carla Stueve (612) 596 -0356, carla.stueve(a»fienneyin.us for any further discussion of these items. Sincerely, qdAvu�s 0 , &I,' James N. Grube, P.E. Director of Transportation and County Engineer JNG /cjs cc: Brad Martens, City of Corcoran Vincent Vander Top, Wenck Associates Dusty Finke, City of Medina Plat Review Committee Mark Larson, Hennepin County Survey Office Ravinia City of Corcoran Introduction EEC EWE PP ka w. W-- - � 13 -o',X5" U.S. Home Corporation, d /b /a Lennar is proposing to carefully orchestrate the development of several parcels of land in Southeast Corcoran in a mamler that is sensitive to the environment and surrounding area. Our vision creates a dynarnic neighborhood that will stimulate growth and vitality within the City of Corcoran. City Standards • Comprehensive Guide Plan designation Corcoran's comprehensive guide plan designates this property for residential development at 3 -5 units per acre. At the concept review City Council identified the need to maintain a density of at least 3 units per acre. Lennar has worked closely with staff to meet the 3 units per acre guideline. The current plan is slightly above 3 units per acre. • Surrounding Land Uses The surrounding properties to the West and Northeast are guided Existing Residential and are zoned as Urban Reserve (UR). Properties to the North are zoned RSF -2 and UR and guided for Residential and Agricultural Preserve. To the East is the Bonaire /Fieldstone Meadows community built by Lennar in the City of Maple Grove. Property to the South is located in the City of Medina. • Zoning Classification The property is currently zoned RSF -2 (single family residential 2), Rural Residential. As part of this application Lennar requests a zoning change to PUD. PUD As defined by the City Zoning Ordinance, the purpose of a PUD is to promote creative and efficient use of land by providing design flexibility in the development of residential neighborhoods that would not be possible under a conventional zoning district. The zoning ordinance goes on to describe the intention of a PUD to: A: Provide for the establishment of PUD districts in appropriate settings and situations to create or maintain a development pattern that is consistent with the City's Comprehensive Plan. The target density far this area is 3 -5 units per acre. Our plan is slightly above 3 with a variety of lot sizes. 1 B: Allow for the mixing of land uses within a development when such mixing of land uses could not otherwise be accomplished under the existing zoning and subdivision regulations. The underlying zoning requires 80 foot wide homesites with a minimum area of 11,000 square feet. Given the natural topography, wetlands, and stormwater requirements, maintaining 3 units per acre is not feasible without allocating a section with very high density (10 units/ acre). The Council, market conditions, and the existing neighbors all seem to agree that higher density is not appropriate in this location. The PUD process allows the ability to offer a variety of homesite sizes which essentially translates to a magnitude of values and a diverse streetscape that will include two clusters of single - story (with basement), detached townhomes. C: Provide for variations to the strict application of the land use regulations to improve site design and operation, while at the same time incorporating design elements, e.g. construction materials, landscaping, lighting, etc., that exceed City standards to offset the effect of any variations. A number of design elements have been incorporated into planning of the community and can be found within the landscape plan sheets. The parkway will include several center islands and will be irrigated through a system that uses recycled water from stormwater ponds. The system will also provide water to the neighborhood amenity center as well as the centrally located public park. Monumentation with functional landscaping will be added to establish neighborhood identity. This will include entrance monuments at significant intersections as well as secondary monuments along the parkway. Trail markers and mailbox designs that incorporate the monument materials and Ravinia logo will also be added to further accentuate the identity of the community. PUD flexibility is necessary to accomplish this as standard zoning typically allow one monument for the entire neighborhood fff r. Rr9VINIR i IIIIIIIIII = l�lllllflillllllll 2 ........ . I�--0 I!A Additionally, we will include a neighborhood amenity center that will provide a gathering place for social events and a pool to be used by members of the neighborhood. Conceptual plans of the neighborhood amenity center are included with the submission. The amenity center will be privately owned and operated by the Ravinia Homeowners Association. D: Promote more creative and efficient approach to land use within the City, while at the same time protecting the health, safety, comfort, aesthetics, economic viability, and general welfare of the City. Ravinia will effectively create a thriving, dynamic neighborhood that the City of Corcoran will be proud of The street system emphasizes the front of the home as pedestrian friendly with elements that help calm traffic. The roads are proposed in a manner that is curvilinear in nature and creates visual queues that slow traffic and generate less hard surface. Cul -de -sac islands are included to provide visual interest and allow for snow storage. With careful planning we are effectively meeting setback requirements with house plans that generally include front porches, and covered stoops to encourage interaction in the front of the home and to promote neighborhood socialization. Fountains are planned for two large ponds along the parkway that will further enhance the aesthetics of the neighborhood by adding a visual element of interest as well as providing white noise to the adjacent homes. E. Preserve and enhance natural features and open spaces As part of this application we are proposing to preserve and dedicate a large portion of the Northwest Corner of the site to the City for public park. The extensive trail system throughout the neighborhood enhances the natural features of the site. Additionally, we are providing a scenic overlook along the trail that will provide expansive views of a large wetland complex. F. Maintain or improve the efficiency of public streets and utilities. The development ofRavinia will bring infrastructure capacity to the Southeast quadrant of the City. We are committed to working with the City engineer to reduce the amount of infrastructure needed to effectively serve the site. We have identified the ability to reduce unnecessary sanitary sewer and watermain by eliminating redundant lines that ran through the parkway in favor of lines that run through interior streets providing lateral benefit. Our site plan has identified a location that allows the City to construct necessary water improvements to serve a greater area of the City, If the City finds this location acceptable we request the City will consider an underground tank system in favor of a water tower. The underground system will have less visual detriment to the natural feel ofRavinia and the existing Neighborhood to the South. G. Ensure appropriate transitions between differing land uses. Stands of existing trees have been preserved where feasible to help maintain a thoughtful transition between neighborhoods. Areas where trees do not currently exist have been planned for upgraded buffer plantings. This is particularly true along the Northwast segment of the Lifestyle neighborhood. 3 Building Plans/Product Information Extensive research on housing availability and market conditions in the area has guided us in putting together a product portfolio that includes an architecturally interesting variety of homes, prices points, and services to meet several buyer niches. We are committed to providing housing that meets the RSF design requirements with one exception. We are requesting the requirement relating to garage not exceeding 55% of the front of the home be removed. The reason for this request is generated from our site plan. In today's market conditions single family detached homebuyers demand a three car garage. Developing with efficiency through the use of smaller lots creates a situation where it becomes problematic to create house plans that effectively use land and provide three garage stalls. For demonstrative purpose a typical three car garage is 32 feet. A home footprint not exceeding the 55% guide would need to be 59 feet wide. When the standard side setbacks of 15 ft are added the minimum lot size at front setback would need to be 74 ft. The adjustment in size is significant enough that densities would be affected. We have offset this concern with the use of covered front porches and garage fronts that are flush with the primary home. Architectural elements above the garage have also been included to de- emphasize the doors and bring the garage into the home. The St. Croix 11 The Lansing 2.605- 3,7555q_ Ft • 4-5 Hedrtoms • 3 -4 Bakilrooirs 2 9213,676 Sq. Ft. -4-5 Bedrooms • 4-5 Bathrooms The Madrid Lifestyle Collection 1,962- 3,2175q. Ft - 2 Bed rooms • 28dthrooms A • Lifestyle Detached Townhomes The Lifestyle product is proposed to provide housing for an under served market in the Twin Cities, the `empty nester'. Designed for single level living, the Lifestyle homes offer a spacious first floor that includes a master suite, fireplace, open living room, gourmet kitchen, and study. Two of the plans include a finished lower level and two offer the ability for the purchaser to finish the lower level at a future time. A deck or three season porch is included with the home to allow the opportunity to enjoy the natural features of Ravinia. Multiple elevations and color packages will be incorporated to reduce monotony. Based on today's market research we anticipate these homes to start with pricing in the mid $300,000. 4 • Landmark Series - Designed with efficiency in mind, the Landmark series meets the demands of today's challenging housing market by offering a fantastic value. A relatively new concept, the Landmark series is planned specially for 65' wide homesites. Typical footprints are 50' wide allowing the ability to maintain setbacks designated by RSF -2 zoning standards. A variety of houseplans and elevations make up this series offering square footages ranging from 2,200 sq ft to 3,400 sq ft plus the ability to finish the basement to add footage to the home, With families in mind, the homes typically include four bedrooms, a large open living space on the main level, a master suite, mud room, and three car garage. Sixty -five foot wide lots allow the ability to preserve open space without compromising the integrity of the neighborhood. An interesting streetscape will be maintained through the incorporation of a variety of elevations, materials, and color packages. Lots are arranged in a manner to maximize open space views and will include an assortment of walk -outs, look -outs, and flats. Based on today's market research we anticipate these homes to start with pricing in the mid $400,000's. • American Heartland Series - The recently upgraded American Heartland series is designed for the 75' wide homesites with the move up buyer in mind. A variety of house plans will be offered ranging from 2,600 sq ft to 3,800 sq ft. plus the ability to finish the basement to add additional footage to the home. These well thought out plans homes typically include four+ bedrooms, a large open living space on the main level, master suite, craft room, and three car garage. An interesting streetscape will be maintained through the incorporation of a variety of elevations, materials, and color packages. Based on today's market research we anticipate these homes to start with pricing in the mid $500,000's. • NextGen Series — This revolutionary series is a multi - generational home plan designed specifically to accommodate two adult generations living under one roof with privacy and convenience. This new home allows for a separate first floor living space that includes its own entrance, living area, kitchenette, attached garage and laundry. It is not a detached guesthouse or simply an extra bedroom, but a separate space to be locked from the main house, or to offer easy access depending on the families needs. The result is a 5 bedroom, 5 bathroom home that creatively satisfies a variety of housing needs while fitting with the architectural styling of the neighborhood. The market ultimately dictates what price people looking for a new home are willing to pay and what features they want included in with that price. All house plans fallow Lennar's signature "Everything you want, Everything you need" marketing platform which includes features built into the home that may typically be considered 'upgrades'. Homeowners Association(s) A Master Homeowners Association will be established to maintain the open space monumentation and amenity center. All housing types will be part of the Master Association. Two Sub - Associations will be created to take care of the common elements within each cluster of lifestyle product. Both Townhome Associations will be E `full maintenance' in nature to include; professional management, mowing, plowing, and exterior upkeep of the buildings. Homeowners Association documents will be submitted with Final Planned Development Application materials or as requested by staff. Owners of detached single family homes will be responsible for their own upkeep and maintenance subject to City Ordinance and Architectural Controls established within the Master Association. Park dedication and Open Space The City has identified a number of park, trail, and open space improvements in the approximate area of Ravinia. W Fr �,� 0+'G"[NLIAYK'+V •rr;,411Nt4 �_ '� I I 4 j11 'C S4[ayrey!RUrUr"I�N9 1 44FF L { �. i L' i•� Nrlm.n�sr.w•n arMttsN.¢ NLl 0.IIF� .r..0 VVesa wVN.+uic iur_NITvs!x:.ns ter, _ "�:: � � w -�• a^ 7 34THRC- SER6fl1lIST. I'lG� -.. _ '••Y' = - WIA4Y {sa ,i — 1 The plan addresses the City's request for a variety of trail connections including a trail along the Parkway. City ordinance allows for park dedication for public trails that are outside of public right of way. We have calculated this amount to be 4.3 acres. The City also identified a neighborhood park in this area. We have provided a 2.85 acre park for public purpose. Additionally the City has identified the Diezel property in the Northwest corner of the property for passive park. The net area shown on the plan is 19.57 acres. City ordinance also allows for the consideration of private parks for dedication not to exceed 30% of the usable acreage. The Amenity Center private park is .67 acres, therefore we are requesting consideration of .201 acres. Lastly, the City has identified the need for a water improvement that requires approximately 1 acre. By ordinance, the City has the right to require 11% of usable land to be dedicated for public 0 use. The usable acreage of Ravinia is 211.78, therefore the maximum land the City can require for dedication is 23.296 acres. Based on City comments, our plan provides 27.801 for an excess of 4.51 acres. With this application we are requesting reimbursement for the excess based on an agreed upon 2013 value of land in the area. The following table summarizes the acreage break down. RAVINIA PARK AND OPEN SPACE SUMMARY Total Gross Acres 264.65 Total Wetlands 52.87 Net Area 211.78 Park Requirement @ 11 % 23.2958 Public Park #1 NW Corner Gross Acres 41.64 Wetland Acres 18.61 Net Park # 1 19.57 Public Park # 2 Central Gross Acres 2.85 Wetland Acres 0.12 Net Park # 2 2.73 Neighborhood Park Gross Acres 0.67 Wetland Acres 0 Net Neighborhood Park 0.67 30% credit 0.201 Proposed Public Trails 4.3 Proposed Water Tank 1.0 Total Park Consideration 27.801 Park Requirement based on 11% 23.30 Excess Park Acreage 4.51 VA Environmental Impacts Pursuant to Minnesota State Statute an EAW was prepared. On September 26t' of 2013 the RGU determined no need to complete an EIS. The EAW report addressed a variety of topics including Traffic, Noise, and Wetlands. No significant items were highlighted in the report. • Wetlands - There are a number of wetlands scattered throughout the site. Every effort was made to minimize the impact to existing wetlands. In order to maintain adequate vehicular circulation wetlands were impacted in three locations for internal streets and in four locations for the parkway. The total amount of wetland impact is 80,957 square feet. We will attempt to mitigate for the impacts on site at a rate 2:1. Any shortage will be resolved through the purchase of wetland banking credits in conformance with BWSR regulations. Adequate buffering will be provided. We will be proposing buffer averaging at the time of final PUD approvals. As part of this application we are requesting consideration for the construction of decks within the 15' wetland buffer setback. • Water Quality — Water quality will be managed through the incorporation of on- site ponding and other appropriate erosion control measures. Lenriar is committed to following stormwater policies enacted by the City of Corcoran and the Minnesota Pollution Control Association (MPCA). Hackmore Rd Ravinia provides a connection to Hackmore Road at the Southern boundary of the property. We are willing to contribute to the necessary turn lane improvements that allow for the safe flow of traffic in and out of Ravinia. We understand that the City of Corcoran and the City of Medina intend to eventually upgrade the design of Hackmore. With a Parkway that connects from County Rd 116 to County Rd 101 we do not feel Ravinia will contribute enough use to justify a contribution of 50% of Corcoran's portion of the project. We are very interested in the ultimate design and costs associated with Hackmore and look foreword to continued dialogue on this subject. Neighborhood Meetings Existing residents surrounding Ravinia are very important to the success of the Community. While not required, representatives from the various neighborhoods surrounding the property have been contacted in an effort to meet to discuss our plans. i C White Tail Lane Parcels located in Ferrell Addition 1 currently have an easement for driveway purpose owned by Ravinia properties including a cul -de -sac and a connection out to County Rd 101. Our intention is to maintain the driveway access to County Road 101 until a road connection is made via public right of way to the Parkway. At that time the access to 101 would be vacated and incorporated in the adjacent lots of the Ravinia lifestyle. The cul -de -sac area would then be dedicated as public right of way. Based on the location of the sewer extending to the site, it is probable that the vacations and dedications will take place in conjunction with the first phase final plat of Ravinia. Below is a portion of the ALTA that demonstrates the existing arrangement. I NOOK" &MA Y� dcou"M AT Z6f r V1 1 I R 1 i ♦ R yy�� �. I� 1: I T t om+ h I s MW /�F f ♦`• . ti �1}' �i..t ���ti��- .'�7��p�' I �' L� �..,�' � � � "�..r 15I i � 1 r e ♦ . . � 1 LEI t.'J. �./ �t a '„r e� � �^ _� �� � � � I C wiewY EowmmT ns 7GOI imo few _ F Cr MMAUM M XC_ *Q 403MWa I I k L" +1^ h �.0 ►r1 "Rolm ati�u�eTE.,c cwarrara� AV up, rmam a urLm aw, ' X Access to the Tabor property Kevin and Denise Tabor currently have a 1300 foot non - exclusive driveway and utility easement over a portion of the property. Our intention is to allow the Tabor's to maintain use of the driveway until development occurs. When the road heading North off the Parkway is constructed, the Southern portion of the driveway would be converted to public trail, leaving the Northern segment available for continued driveway access. Sewer and water stubs as well as right of way are provided through the cul -de -sac. If the Tabor property develops this would be the logical connection point at which time the remaining portion of the driveway easement could be vacated and converted to trail. Billboard on 101 The existing billboard is included on land within this application. Recognizing the billboard impedes our ability to make the Parkway connection to County Rd 101 our intention is to remove the Billboard with the initial phase of development. Ravinia Team Municipality: City of Corcoran Developer: U.S. Home Corporation Builder: Lennar Corporation Primary Contact: Joe Jablonski Planner /Engineer /Surveyor: Sathre- Bergquist, Inc WetlandSpecialist: Arrowhead Environmental Consulting Landscape Architect: Westwood Professional Services Legal Council: Leonard Street and Deinard Association Manager: TBD Lennar has a long history of building successful Communities in the Twin Cities. We are very excited for the opportunity that lends itself through the careful development of this assemblage. We are confident Ravinia will provide the City of Corcoran and Lennar with a neighborhood in which residents will be proud of. We appreciate your support. 10 r + r , rl x '• . - _- • i ir III SHAMROCK GOLF COURSE- WETLAND - TR B �p ,,��ir •1 v y,4 +/s r t , _ '"R° •* }}q . fir' _, l� • `�' ���' }�rF��*�, ' �, w �„� � OPEN PLAY - �yV Y: ' r ► �•` FIRE PIT �%�'+�' .` ��';' _ �9F.' wsly, ire Y�I'll M',:� r�' 'r tom• i s 2 v Lam,,. ill rrfeS / .. '�,` /ear ��`\ '!;v� 4 `��5 a. �"• ,," tl• 1 MIN 0157.0 Ir� IV i �" _ j • �e•�t'y+� 1 S� 1 es �., I� G {,t I � I VIII'\ i'I '.` l.� ' � ,���1� \.Q ��s'as'•e ����_,��..�� �.�_�' -�a� at— .9r I I` .. +{r. w,,,\ � ,�. .� i11tr,.a �•. �I .r: fi; �'ft °! °! �- ._�ea._i'�. yk�T._ �i -i,t -z`� � .� � ra � t d�'y- ci � v IIIIIV" III .;. . a I i 11 .,•fit "ro .�� +"''a � ! ; sa��— �. �.v ' °° s� vi �� "' ��. t — ,�.. J "' - "t. i �rc .a Y y CITY WETLAND i�Iy) ! • °ri*° ,.� .. 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Ii. ���•'1'� III `•• 1 •.. I Y ".` „ #FM ,., ' -- • - " - — - - i era•. /d F_r �!� :,%'ir � �.. -. �ri. * ''' .1 ter} •• , z f � A '4 ILLUSTRATIVE BUFFER EXHIBIT CONTEXT MAP �I Westwood Professional Services 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952- 937 -5150 FAX 952- 937 -5822 TOLL FREE 1- 888 - 937 -5150 Westwood www.westwoodps.com SCALE: 1 "_ 150' I — a I �J � re 10 -29 -2013 LENNAR A 0002528 f 1., I` I� I I �I I i i o. V L I' I I l k ��r I I I 2) NORTH EAST BUFFER SECTION SCALE: 1 " = 10' (3) SOUTH EAST BUFFER SECTION SCALE: 1 I0' I RAVINA CORCORAN, MN \I ILLUSTRATIVE DETAIL EXHIBIT SCALE: I "=20' ENTRY SECTION/ ELEVATION L, r' Westwood Professional Services 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952- 937 -5150 FAX 952- 937 -5822 TOLL FREE 1- 888 - 937 -5150 Westwood www.westwoodps.com 10 -29 -2013 0002528 p9m MAIN ENTRY MONUMENT SCALE: ' -O "- ice.. .. l f • I .ilfilt R R.5. CEDAR DECORATIVE SRy66<ET5 4x6 R.S. GEDAR CRO55BAR 5JPRCRT /,---METAL SRACKET5 t y r CE Ai SUB MONUMENT SCALE: 1/2"= I'�O ;�= +� . .,.._ ;t.. PRECAST CAF' ?NSET NEIGHBC 36" DECC - I A F. STONE- VENEER a ■Mils RAVINA CORCORAN, MN A M 1�. ONO." 20'STREET 24' STREET W/ TURN LANE v y4 r: ,r SCALE: I " =50' I L FIELDSTONE BLVD N TRAILHEAD MONUMENT SCALE: 1/21 r F MANUf'.5TONE VENEER (75D) (75D) 4 \I Aai� _� • _ , � - �, ti r sue, �; � '�- ��r_fr � ,i`• � 1 _ _ f J Ik , LENNAR" FILE COPY Architectural Details: HE "_111 -7-0 Accent materials The majority of the homes built will incorporate brick or stone on the front elevation. There are a handful of elevations submitted with the application that do not include brick or stone. This is intentional to provide added variety throughout the neighborhood. Our estimation is at least 90% of the homes will include brick or stone on the exterior. S idi rig Lennar is committed to using The LP SmartSide (or similar product) on all four sides of the home. LPG SmartSide products deliver all the warmth and beauty of traditional wood, plus the durability and workability of engineered wood. The LP SmartSide family features four distinct product collections, all backed by an industry - leading 5150 Year Transferable Limited Warranty. LP siding allows for homeowner the ability to paint the exterior of the home. This is important because it provides the opportunity for the colors of the neighborhood to change and evolve with industry trends. A variety of combinations of shake, lap, and scale will be used to enhance the interest in the elevations. Color Packages A, color palette is provided for your revierv. Pease nose the wide variety cif combinaioonv, that are possible to tnairitain tilk CI'silica.tirm in the streetscape. Roofing Lennar is committed to prov=iding architectural shingles in a variety ofcolors in .RaN,iniat ,\rchitectrrral shingles prox idL depth to the exposed roof anti typically carry a longer tnar.r.rrlactures warranty thcri standard shirig.les. 16305 36th Pave N * Suite 600 * Plymouth, MN 55446 -4270 LEMMA 2.COM Package 13C Lennar Minnesota - 2013 C Packages Painted Trim & Corner Boards f Soffit I Fascia Painted Siding Columns Panelled Outerspace SW 6251 Outerspace SW 6251 THE FINISHING TOUCH - The She—ir- Williams color numbers reference paint colors which approximate as close as possible, to the corresponding vinyl related products and or ❑duai paint colors CMD 13 -01 -0225 (6/2013) Garage Door Shingles Brick Stone Board & Batten I Scallops I Triple Three Curio Gray SW 0024 Prefinished Sandtone Rustic Black Si Ive rcrest Tuscan Chordonnny Lennor Homes Nfli Standard Color Schemes Uck- A— OCh, RaH— 1 —d S. T'irl. F-1 0... 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Ft. -4 SWrooms- 3.48ath,o The Blakely i t CA B c } D i 40PYER E�: �Pil r� L B C :v A, �a umr�tt I� ;c 4 ww[F C3 u r 7w� The Lansing 2,921- 3,8]65q. Ft • q-S OelrrJOms • q -S Oarhrnoms Classic Collection The Monticello 3,0654, 004 S,. F[ •4.50etlmoms • 4- 50athrooms ,r- i L� ° v- "�� E m ml 11 �A ` O •L-LIA i s 3C ■ « mmmmmm1U__R1 i � a The Weston 2.498A.2425q. FL • 2 -4 8edroams • 3.5 Ua hmams J ® ® Jim I p -' FFAIk I Lion � . r 13 -©L. ;_ The Pillsbury The Sinclair 2,230- 3,0655q, FL- 4-5HCCml- 3.4511h,— 2. 468- 3,2185q. FL•4 -5 @eEmoms•3 -0 ®aNrsecros tr 1� 11IDP`. -H IONER zj m The St. Croix 66 2.�Q7 -3.523 k, Fc -4.5 6earegms � 3 -a ealhmens 1 � The Taylor The Sinclair 11 LA A - aK C �,C E L� F F r I BjF A The Lindberg n �— Vii. I, :2 ti C .r D_ �E& E F -� ,3 ■ '�-- _ ®, ndmark Collection The Kellogg 1 - -- ! w It iB C LL v 7' mmi A• A � 1 IU! r�' 4 - I z I The Washburn 4-car 3 ."tuffim �Wxq� The Snelling ff - MON I The Snelling 4-car — L Fl The Bristol A. --EE tIAWEN The Bristol 4-car IJ NNN j`.... Next Gen"' The Home Within A Home" Collection Independence 3,200 - 4,296 5q. Ft Main Home: 4 Bedrooms • 4 -5 Bathrooms Private Suite: I Bedroom • 1 Bathroom • Private Living Area Kitchenette • laundry • 1 Bay garage Y 0 a i : won OyY €R Evolution 2,498 - 4,22259. Ft Main Home 1 -3 Bedrooms • 2- 48athrooms Private Suite:I Bedroom • 1 Bathroom • Private living Area Kitchenette • Laundry U U B_ I'M �,. r.,...,..+... ��..... �.... r........ r,.. e... u........,, ��..r_. t�--. �...,.. �,. w�.-. wy�..... wti..... ................w. +.�...�.w..�. cur.. ��. �.,,,......., �.. w•.. nn... ra....•..,,. iw„ i,: un.. wa ..,....r,...,r+we.,r.w. + —..... Genesis 3,200.4,295 Sq. Ft. Main Home: 4 -5 Bedrooms • 4- Bathrooms Private Suite:1 Bedroom • 1 Bathroom • Private Living Area Kdchenette • Laundry • 1 Bay garage Y MAiN l� ii�tlilt , IVYr a The Prescara The Naples The Madrid The Monaco Lifestyle Collection Lifestyle Collection Lifestyle Collection Lifestyle Collection L957- 2,95554. Ft.• 2 Bedrooms• 2 Bathrooms 1, 933 - 3,2505q. Ft. - 2 Bed mums • 2 Bathrooms 1, 952, 3,2175q. Pt- 2 Bedrooms• 2 Bathrooms 2,008- 3,3005q. Ft, - 2 Bedrooms• 2 Bathrooms A � � I A -- B J _.I �. • - y e. a 0 0 a F W 0 _ 0 NORTH 11 LOCATION MAP 11 SHEET INDEX TABLE SHEET Description SP -1.1 Preliminary Site Plan ALTA- 2.1 -2.4 ALTA -ACSM Survey PH- 3.1 Preliminary Phasing Plan PP- 4.1 -4.11 Preliminary Plat GP- 5.1 -5.11 Preliminary Grading Plan EC- 6.1 -6.11 Preliminary Erosion Control UP 7.1 -7.12 Preliminary Utility Plan WP- 8.1 Preliminary Wetland Impact/Mitigation Plan LP- 9.1 -9.7 Preliminary Landscape Plan Westwood PS AERIAL- 10.1 AERIAL (11x17 Only) PUD DEVELOPMENT SETBACKS- SINGLE FAMILY PREPARED FOR SIZE: FRONT: PORCH: SIDE: CRNR: REAR: 60' 20' 15' 7.5'LIVING 20' 26 952 - 249 -6014 (34 LOTS) joe,jablonski @lennaLcom CONTACTS: 7.5' GARAGE Bob Molstad Molstatl([@sathre:com 65' 20' 15' 10' LIVING 20' 25 I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE (130 LOTS) � ti ow 5' GARAGE PRELIMINARY SITE PLAN FILE NO. 5401 -655 75 75' 20' 15' 0' LIVING 1. 25 (258 LOTS) RSM — 1 S' GARAGE — — — — — — — — — — — — — — — — — — — TOTAL (422 LOTS) W SATHRE - BERGQUIST, INC. CO RC O RAN, MINNESOTA RAV I N IA L E N NAR CHECKED BV PLANS SHOW: 1. 25'A ERAGE WETLAND BUFFER 2. AT FINAL PLAT, WILL SHOW BUFFERAVERAGING 3. LOT WIDTH SHOWN AT 25' SET BACK LINE. PREPARED BY PREPARED FOR SATHRE - BERGQUIST, INC. Len - 150 S. BROADWAY 16305 36th Avenue North WAYZATA, MN 55391 Suite 600 Plymouth, MN 55446 PHONE: (952) 476-6000 FAX: (952) 476 -0104 CONTACT: Joe Jablonski 952 - 249 -6014 http: /t �.sathm.com joe,jablonski @lennaLcom CONTACTS: Bob Molstad Molstatl([@sathre:com DRAWING NAME 300 150 0 150 300 600 HACKAMInAF. wn LENNAIZ m m 0000d SCALE IN FEET EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO SE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES. DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE � ti ow CITY PROJECT NO. PRELIMINARY SITE PLAN FILE NO. 5401 -655 SITE PLAN _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ - DRAWN BY S P �+ t7 P RSM — 1 — — — — — — — — — — — — — — — — — — — — — SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE FROM IOLREGITMALE USE. RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING 1 LAWS OF THE STATE OF MINNESOTA. � W SATHRE - BERGQUIST, INC. CO RC O RAN, MINNESOTA RAV I N IA L E N NAR CHECKED BV o �� NFR a 150 SOUTH BROADWAY WAYZATA, M N. 55391 (952) 476 -6000 ?`�4 P`P� RSM DATE ROBERT S. MOLST D, P.E. - -L8 1 Date: Lo/Z3 3 LIE. ND. 10122113 Z Q K Q U m 0 r RAVINIA AERIAL MAP NO SCALE �r� Ili ► ��� ��►� �_ � ,,•' , `, O .' PREPARED BY LPREPARED FOR ,, •',,'' ,, SATHRE-BERGOUIST, INC. Lenr, 150 WA S. BROADWAY Suite 36th Avenue North �- PHONE: (9 MN 76-60 Suite 600 _ Plymouth, MN 55446 _PHONE: (952) 476 -6000 _ FAX: (952) 476 -0104 CONTACT: Joe Jablonski 952 -249-3014 . ,,.. http. / /wwwsathre.com joe.jablonski @lennar.com _ CONTACTS: Bob Molstad Molstatl(a7sathre com . i I �� • LENNAIT 5'o" SATHRE- BERGQUIST, INC. 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 �Q � s �. A MFRS P�P� DEZIEL PARCEL: - Address: Unassigned, Corcoran, MN North American Tide Company as agent far North American Tide Company Title Commitment Number 40852 -13 -1 3246; effective date ofAugust 22, 2013. The Northeast Quarter of the Northwest Quarter of Section 36, Township 119, Range 23 West of the Fifth Principal Meridian, Hennepin County, Minnesota. And Cotlot A, WOODLAND ACRES, Hennepin County, Minnesota. Title Commitment Notes: 12. Parcel subject to the rights of the State of Minnesota and the Department of Natural Resources, if any, in and to the wetlands and lake as shown on available maps. 13. Parcel subject to Right -of -Way easement in favor of The Rural Cooperative Power Association, dated May 12, 1955, and filed January 5, 1956 as Document No. 2987892. (Description of said easement not decipherable and not shown hereon) SCHLEETER PARCEL: - Address: Unassigned, Corcoran, MN 55340 North American Title Company as agent for North American Title Company Title Commitment Number 40852 -13- 12664, effective date of January 3, 2013. The Southeast Quarter of the Northwest Quarter of Section 36, Township 119, Range 23, Hennepin County, Minnesota. Title Commitment Notes: 13. Parcel subject to the rights of the State of Minnesota and the Department of Natural Resources, Hany, in and to the wetlands and lake as shown on available maps. 14. Parcel subject to rights of the public and others entitle to the use of that portion of the land in Schedule A lying within the bounds of, including but not limited to: Any street, highway, road, and/or alley; as laid out presently used, or dedicated. HALEY PARCEL: - 19400 Gleason Road, Corcoran, MN 55340 North American Title Company as agent f North American Title Company Title Commitment Number 40852 -12- 11650, effective date of September 15, 2012. Lot 1, Block 1, FARRELL 2ND ADDITION, Hennepin County, Minnesota Title Commitment Notes: 12. Parcel subject to easement for drainage and utility as shown on the recorded plat of Farrell Addition, filed on May 24, 2005, as Document No. 4893160 and on the recorded plat of Farrell 2nd Addition, filed August 31, 1989, as Document No.5569618. (shown hereon) 13. Panel subject to a non - exclusive private road and utility casement over the West 66 feet in favor of the Northwest Quarter of the Northeast Quarter of Section 36, Township 119, Range 23, as registered in Totrens Case No. 19846. 14. Panel subject to a non - exclusive easement for driveway purposes as described in the Order ofDcerce ofRegistmtion filed October 22, 2004, as Document No. 4033340. Said driveway easement is affected by the Driveway Agreements recorded as Doc. No. 4934412 and 5004157 and the Roadway Maintenance Agreement recorded as Document No. 5004159. GLEASON PARCEL: - 19300 Gleason Road, Corecom, MN 55340 North American Title Company as agent for North American Title Company Title Commitment Number 40852 -13- 13757, effective date of April 15, 2012. The West 300 feet of the East 1555.1 feet of the South 237.6 feet of the South One -Half ofthe Northeast Quarter of Section 36, Township 119, Range 23. Title Commitment Notes: 12. Parcel subject to Right of Way for Gleason Road as shown on available maps and as laid out and traveled. HARTMAN PARCEL: - 19240 Gleason Road, Corcoran, MN 55340 North American Tine Company as agent f North American Title Company Title Commitment Number 40852 -13- 13863, effective date of April 30, 2013. The West 275 feet of the East 1255.1 feet of the South 237.6 feet of the Southeast Quarter of the Northeast Quarter of Section 36, Township 119 North, Range 23, West of the 5th Principal meridian, Hennepin County, Minnesota Title Commitment Notes: 13. Panel subject to Right of Way for Gleason Road as shown on available maps and as laid out and traveled. HILLUKKA PARCEL: - 19220 Gleason Road, Corcoran, MN 55340 North American Title Company as agent f North American Title Company Title Commitment Number 40852 -13- 13872, effective date of April 30, 2013. The West 326.7 feet of the East 980.1 feet of the South 200 feet of the Southeast Quarter of the Northeast Quarter of Section 36, Township 119, Range 23, West of the 5th Principal Meridian, Hennepin County, Minnesota Title Commitment Notes: 12. Parcel subject to Right of Way for Gleason Road as shown on available maps and as laid out and traveled. BOEHMER PARCEL: - 19104 Gleason Road, Corcoran, MN 55340 North American Title Company as agent f Old Republic National Title Insurance Company Title Commitment Number 40852 -13- 137841, of ectiw date of April 30,2013. The East 326.7 feet of the South 200 feet of the Southeast Quarter of the Northeast Quarter of Section 36, Township 119 North, Range 23 Wes of the Fifth Principal Meridian, Hennepin County, Minnesota Title Commitment Notes: 12. Parcel subject to Right of Way of Gleason Road as shown can available maps and as laid out and traveled. 13. Parcel subject to Right of Way of State Highway No. 101 as shown on available maps and as laid out and traveled. EBERT PARCEL 1: - 6503 County Road No. 101, Corcoran, MN 55340 Notth American Title Company m agent for Old Republic National Title Insurance Company Tide Commitment Number 40852- 12- 12276T1, effective date of November 26, 2012. The North Half of the Southeast Quarter of Section 36, Township 119 North, Range 23 West, except the North 215.48 feet of the South 685.68 feet of the East 547.53 feet thereof, Hennepin County, Minnesota Title Commitment Notes: 14. Parcel subject to easement for highway and utility purposes in favor of Hennepin County, dated March 18, 1999, and filed April 14, 1999, as Document No. 7095811. (shown hereon) 15. Parcel subject to conditions and provisions contained in Resolution 1999 -02, approving land division No. 99 -02, dated January 14, 1999 and filed by certification on April 14, 1999, as Document No. 7095812. 16. Parcel subject to Declaration of Restrictive Covenants for Replacement Wetlands, dated June 25, 1999, and filed August 4, 1999, as Document No. 7157185. 17. Parcel subject to Rights of the United States of America and /or the State of Minnesota, the county, the municipality, and the public, in and to that part of the land which may be within wetlands, including but not limited to those described in Document No. 7157185 19. Parcel subject to the public and others entitled to the use of that portion of the land in Schedule A lying within the bounds o1; including but not limited to: Any street, highway, road, an/or alley; as laid our, presently used, or dedicated. EBERT PARCEL 2: - 6513 County Road No. 101, Corcoran, MN 55340 North American Title Company as agent for Old Republic National Title Insurance Company Title Courminent Number 40852 -12- 1227671, affective date of November 26, 2012. North 215.48 feet of the South 685.68 feet of the East 547.53 feet of the North Half of the Southeast Quarter of Section 36, Township 119 North, Range 23 West, Hennepin County, Minnesota Title Commitment Notes: 13. Parcel subject to easement for drainage and utility purposes in favor of the City of Comoma, dated March 18, 1999, and filed April 14, 1999, as Document No. 7095810. (Parcel 2 - shown hereon) 14. Panel subject to easement for highway and utility purposes in favor of Hennepin County, dated March 18, 1999, and filed April 14, 1999, as Document No. 7095811. (shown hereon) 15. Panel subject to conditions and provisions contained in Resolution 1999 -02, approving land division No. 99 -02, dated January 14, 1999 and filed by certification on April 14, 1999, as Document No. 7095812. 16. Panel subject to Declaration of Restrictive Covenants for Replacement Wetlands, dated June 25, 1999, and filed August 4, 1999, as Document No. 7157185. 17. Parcel subject to Rights of the United States of America and/or the State of Minnesota, the county, the municipality, and the public, in and to that pan of the land which may be within wetlands, including but not limited to those described in Document No. 7157185 19. Panel subject to the public and others entitled to the use of that portion of the land in Schedule A lying within the bounds of, including but not limited to: Any street, highway, road, an /or alley; as laid out, presently used, or dedicated. LARSON PARCEL: - 19410 Haekamore Road, Como -, MN 55340 North American Title Company as agent f Old Republic National Title lnsmance Company Title Commiment Nrunber 40852 -13- 13754, effective date of April 30, 2013. The Southwest Quarter of the Southeast Quarter of Section 36, Township 119, Range 23, Hennepin County, Minnesota. Title Commitment Notes: 13. Panel subject to Right of Way for Hackamore Road as laid out and traveled. 14. Parcel subject to the rights of the State of Minnesota and the Department of Natural Resources, Hany, in and to the wetlands and lake as shown on available maps. NOTES This survey does not purport to show all underground utilities. The source of information from plans and markings will be combined with observed evidence of utilities to develop a view of those underground utilities. However, lacking excavation, the exact location of underground features cannot be accurately, completely and reliably depicted. Where additional or more detailed information is required, the client is advised that excavation may be necessary. The contractor shall determine the exact location of any and all existing utilities before commencing work. The contractor shall be fully responsible for any and all damages arising out of his failure to exactly locate and protect all existing utility facilities. Contact GOPHER STATE ONE CALL at 651- 454 -0002 for precise onsite location of utilities prior to any excavation. The subject property appears to lie within Zone X, (area of areas outside the 1- peteent annual chance floodplain, areas of 1% annual chance sheet flow flooding where average depths are less than 1 foot, areas of 1% annual chance stream flooding where the contributing drainage area is less than 1 square mile, or areas protected from the 1% annual chance flood by levees. No Base Flood Elevations or depths are shown within this zone. Insurance purchase is not required in these zones.) and Zone A (Areas with a 1% annual chance of flooding and a 26% chance of flooding over the life of a 30 -year mortgage. Because detailed analyses are not performed for such areas; no depths or base flood elevations are shown within these woes.) , per the National Flood Insurance Program, Flood Insurance Rate Map Community Panel No. 27053CO158E and 27053C0159E, dated September 2, 2004 as acquired from the Federal Emergency Management Agency Web Site. Wetlands delineated. by Arrowhead Environmental Consulting Survey Bearing Basis : Hennepin County Coordinate System LEGEND AIS Denotes Advertising - Informational Sign AC Denotes Air Conditioning Unit BFE Denotes Basement Floor Elevation CS Denotes Catch Basin CBOX Denotes Curb Box COL Denotes Building Column BEE Denotes Building Entrance Elevation TB Denotes Tele/Conun. Box/Ped CHH Denotes Communication Handhole CMH Denotes Communication Manhole CONIC Denotes Concrete Surface CMP Denotes Corrugated Metal Pipe/Size DIP Denotes Ductile Iron Pipe/Size EB Denotes Electric Box EHH Denotes Electric Handhole TRAIN Denotes Electric Transformer EMH Denotes Electric Manhole EM Denotes Electric Meter FH Denotes Fire Hookup FP Denotes Flag Pole FES Denotes Flared End Section/Size GASV Denotes Gas Valve GFE Denotes Garage Floor Elevation GM Denotes Gas Meter GDL Denotes Ground Light GP Denotes Guard Post GYW Denotes Guy Wire HCS Denotes Handicap Parking Sign HYD Denotes Fire Hydrant LP Denotes Light Pole MB Denotes Mailbox NOP Denotes No Parking Sign OHU Denotes Overhead Utility Line PKS Denotes Parking Sign PIV Denotes Post Indicator Valve RCP Denotes Re- inforced Concrete Pipe/Sin RD Denotes Roof Drain SCO Denotes Sanitary Cleanout SMH Denotes Sanitary Manhole SV Denotes Septic Vent STP Denotes Stop Sign STMH Denotes Storm Manhole TRS Denotes Traffic Control Sign TL Denotes Traffic Light UGC Denotes Underground Communication Line U GE Denotes Underground Electric Line UGG Denotes Underground Gas Line SAN Denotes Underground Sanitary Sewer ST Denotes Underground Stoma Sewer UP Denotes Utility Pole ULP Denotes Utility/Light Pole TNH Denotes Top Nut of Hydrant WMH Denotes Water Manhole WV Denotes Water Valve WET A -1 Denotes Wetland Delineation /Flag Identifier O Denotes Found Monument - As Denoted Oo Dentoes Found Cast - Iron - Monument 0 Denotes 1/2" by 14" Iran Pipe Set and 0.00 acres Marked by License No. 40344 AREA INFORMATION DEZIEL PARCELS AREA BY Goss: 1,833,865 sq. ft. 4210 acres Wetland: 810,767 sq. ft. 18.61 acres Wetland Buffer 172,206 sq. ft. 3.95 acres PaWCormron 693,623 sq. ft. 15.95 acres Right-of-Way 22,098 sq. ft. 0.51 acres Net 134,171 sq. ft. 3.08 acres SCHLEETER PARCEL AREA SoR� Goss: 1,813,533 sq. ft. 41.63 acres Wetland: 271,352 sq. ft. 623 acres Wetland Buffer 155,952 sq. ft. 3.58 acres Park/Comnon 81;324 sq. ft. 1.87 acres Righto£ -W ay 278,971 sq. fL 6.40 acres Net: 1,025,934 sq. ft . 23.55 acres HALEYPARCEL AREA DBP Goss: 2,413.652 sq. ft. 55A1 acres Wetland: 365.148 sq. ft. 838 acres Wetland Buffer 103,478 sq. 11 240 acres Right-of-Way 352,168 sq. ft. 8.08 acres Net: 1,591,858 sq. 11 36.54 acres GLEASON PARCEL AREA Goss: 71,397 sq. ft. 1.64 acres Wetland: L974 sq. ft. 0.05 acres Wetland Buffer 5,298 sq. ft. 0.12 acres Right-of-Way 12,764 sq. ft. 0.29 acres Net: 51;361 sq. ft. 1.18 acres HARTMAN PARCEL AREA Goss: 65,428 sq. ft. 1.50 acres Wetland: 0 sq. ft. 0.00 acres Right-of-Way 20,482 sq. ft. 0.47 acres Net: 44,946 sq. ft. 1.03 acres BOEHMERPARCEL AREA MINNESOTA Goss: 65,469 sq. ft. 1.50 acres Wetland: 0 sq. ft. 0.00 acres Right-a£-Way 16,314 sq. ft. 037 Net: 49,155 sq. ft. 1.13 acres HILLUKKA PARCEL AREA NORTH AMERICAN TITLE INSURANCE COMPANY Goss: 65,456 sq. ft. 1.50 acres Wetland: 0 sq. ft. 0.00 acres Right-of-Way 10,983 sq. ft. 025 acres Net: 53,473 sq. ft. 125 acres EBERT PARCEL 1 AREA Goss: 3,411,500 sq. ft. 78.32 acres Wetland: 557,695 sq. ft. 1280 acres W etland Buffer 195,703 sq. ft. 4.49 acres Right-of-Way 622,965 sq. ft. 14.30 acres Net: 2,035,137 sq. ft. 46.7-1 acres EBERT PARCEL 2 AREA Goss: 117,985 sq. ft. 271 acres Wetland: 7,557 sq. ft. 0.17 acres Wetland Buffer 6,706 sq. ft. 0.15 acres Right-of-Way 15,866 sq. ft. 036 acres Net: 87,856 sq. ft. 202 acres LARSON PARCEL AREA Goss: 1,753,547 sq. ft. 4026 acres Wetland: 288,859 sq. ft. 6.63 acres Wetland Buffer 115,450 sq. ft. 265 acres Right-a£-Way 227,812 sq. ft. 5.23 acres Net: 1,121,426 sq. ft . 25.74 acres TOTAL PARCEL AREA AREA Goss: 11,611,832 sq. ft. 266.57 acres Wetland: 2,303 ,352 sq. ft. 52.88 acres Wetland Buffer 755,793 sq. ft. 17.35 acres Park/Comnon 775,947 sq. ft. 17.81 acres ftIiL- f-W ay 1,580,423 sq. ft. 3628 acres Net 6,196,317 sq. ft. 142.25 acres This is to certify to U.S. Home Corporation, a Delaware Corporation, North American Title Company as agent for North American Title Insurance Company, that this map or plat and the survey on which it is based were made in accordance with the 2011 Minimum Standard Detail Requirements for ALTA /ACSM Land Title Surveys, jointly established and adopted by ALTA and NSPS. The field wo k was completed can June 20, 2013. Dated the 12t day of July, 3. 1 David B. Pemberton, Professional Land Surveyor Minnesota License 40344 FIELDCREW I NO. BY I UAIE I REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF TWPA 19 - RGE.23 - SEC.36 ALTA/ACSM LAND TITLE SURVEY FILE NO. ALL 1 DBP 07/18113 ADDED PARCEL- UPDATE TITLE WORK INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT 6Eas SoR� HENNEPIN COUNTY 5401 DRAWN BY 2 DBP 07/27/13 UPDATED BLDGS SATHRE- BERGQUIST,INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY ti w .� o N SATHRE - BERGQUIST, INC. BOOK XXX/PAGE XXX PREPARED FOR -655AA DBP 3 DBP 08/06/13 TYPO U.S. HOME CORPORATION CHECKED BY 4 DBP 10/10/13 BOEHMER PARCEUDEZIEL OUTLOT- UPDATE INDEMNIFY SATHRE - BERGQUIST, INC. OF ALL RESPONSIBILITY. o 150 SOUTH BROADWAY WAVZATA, MN. 55391 (952) 476 -6000 CORCORAN s 1 DBP SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE ,,,, min Q; NORTH AMERICAN TITLE COMPANY USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING ca'PRS MINNESOTA DATE _ _ _ FROM ILLEGITMATEUSE. P`P�? NORTH AMERICAN TITLE INSURANCE COMPANY 4 05/15/13 N89 036'18 "E 1344.70 O O : : : : ::: : :.... : : : : :: :: — --- - - - - -- o — — — — ------- �- - - -- — O W 0 6 I - °—.� ;°R� ........... o Oo 0 R. ° 0 t::::::::: o a a a ° of ;.: .: �. o tv . .. . .. .. o LP :..:....: L4 �- N89 54 N IL cs v (� o /\I ITI /l-'i'� A / A _ I I IIA /;1. / ............. L I / Y O V YY I /, '4 ............ . ..•. •.•. •. •. •. . O aD 306.°07 " . �� j .� . O U o p N89 54� /% \ ,� ` 0, .. .. .p•. O O 0 . . . . . . . . . . .. ..................... o.. / . ............................... ° 0 n o I ........................... p I i II I c°1 1 O .............. 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HI L ,7} O z- BOEHM�R I� ARC L 8° CLUDED �� �• I �0 �% - -spuTH u THE SE1 4 /. -- / ° « *"� ° °� �� ,' I + ' E " ' 11203° , `o a ;' OF SEC.36, .11 2 9 1 I`, -- ,- I - a PARCEL i.3 ____ O \• _. — _ 71, FIELD S89 °11'17"E 326.70 _— CE-1,m _ 1 R • FIELD CREW NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF , «. TWP.119- RGE.23 - SEC.36 FILE NO. ALL _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT �cEas °Su,� HENNEPINCOUNTY ALTA/ACSM LAND TITLE SURVEY .� 5401 -655AA DRAWN BY SATHRETH R AUTHORIZATION ICON EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT o BOOK XXX/PAGE XXX PREPARED FOR DBP — -- - - - - -- SAIDAUTHORIZATIONCONSTIIUTESANILLEGITIMATEUSEANDSHALLTHEREBY w SATHRE - BERGQUIST INC. CORCORAN U.S. HOME CORPORATION 2 INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. 150 75 0 75 150 300 �`" I CHECKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ 150 SOUTH BROADWAY WAVZATA, MN. 55391 (952) 476 -6000 I SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE min Q; NORTH AMERICAN TITLE COMPANY DBP USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING SCALE IN FEET �, MINNESOTA DATE _ _ _ _ _ _ _ _ _ _ _ _ _ FROM ILLEGITMATEUSE. °N``RS P`P�? NORTH AMERICAN TITLE INSURANCE COMPANY 4 05/15/13 �p 11+u THE °tow I IN . a ARC L°oa DED o°o It C3 Fj ° » « - — E NWI /4 OF SEC.36, .11 °«« ° w .-. _ ° �` 9 1 E' \ o3 /' ° / -o N o� o N \••_' -- \ 6 ARCE —� 011' 1342. 6 ow.. 0 N89 1110.�Z' r' S89 °11'17 "E — \ - \ fly I r ::.., fl � C � I � ,..t�ETWND - - -. - /_' �J I— . • . . . . . I I I O \ 1 I EDGE OF METLAND - -' ENOIES 7--" E SEAN DOC. 57 85 f aN \ ° .. .. � s �•, _ - �_` � e I 1 I �\ I, j I v / L`2"I•' \•F�» » I D 0 ND E ENT P - e «"� •" - - 01 I ♦_ I - - - - - -� \ I of - ��.m• D N .715 165 / \ •� •`� O .'• �� bo -- - - - -- 00 r ... w• tlwa1 -AN4 . • a . L / / � ^ri. at��• � -4 i r� � i "S8 °9 }'25" - I •miLAND P I ^ Lo EL �I I ' / rl IJ ^ ITr r� DENOTES 0 EASEMENT I N0. 715 i I I fl I�I I V co I I , I 1 I I I � - -�« \' - - - - - v`ETLArtO /15 - - - •- Y t /,� ;• -EDGE GF D :° i - c• . �-' —r — �p SEC.36, -1.1 .2 J. - -1�=j -- '— _ —_ V _ _ —_ _ —_ °�, ✓. WEO -AND. .� «/ ' ��� o � rl � � � _ I I O rc may. - I c -- -- -. . . •I o t I -� •9 1 I I O u _ _- o AR ON PAR 0 \\,� I I I II � `\\ �11' �'�I -ems 1• I � s _ � I ,o \,�• \,\ \ � I I — -- I Q � ° — ,w�wo-re• � � @ I � � I I ��� ...... o a TH � I / / O � I I I � I I \ ��..... �e.. ,✓ / � # � el I J O rcl CD I D O I , I �..: rte_• _� �_� — - - - - -- — - - -- — — — — — — — — — — — -- T -- - o �- �-- --- - - - - -- I 7 - - -- - -- -- -- - -- mm - - -- - - - -- -- -- - -- FIELD CREW NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF TWPA 19- RGE.23 - SEC.36 FILE NO. ALL _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT �cEas su,� HENNEPIN COUNTY ALTA/ACSM LAND TITLE SURVEY .� DRAWN BY SATHRE- BERGQUIST,INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT � o BOOK XXX/PAGE XXX PREPARED FOR 5401 -655AA DBP — -- - - - - -- SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY w SATHRE — BERGQUIST INC. CORCORAN U.S. HOME CORPORATION 3 INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. 150 75 0 75 150 300 A`" I CHECKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ o ,,,, 150 SOUTH BROADWAY WAVZATA, MN. 55391 (952) 476 -6000 1 SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE min Q; NORTH AMERICAN TITLE COMPANY DBP USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING SCALE IN FEET �, MINNESOTA DATE — — — — — — — — — — — — — FROM ILLEGITIMATE USE. c"'PRS P`P�? NORTH AMERICAN TITLE INSURANCE COMPANY 4 05/15/13 DETAIL A S 1 68 0 I I io FIELD CREW I I MGT MET 1 21 •1 2 11 I I WETLAND I veld s II I� 7 USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE- BERGQUIST,INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITMATE USE. / WET s-sy t MET Y4 MEf MET 3-6/ I I A -5 NET 3-e If A N 17, / l WV AI: NORTH DETAIL SHEET DETAIL B - - fEMNO- � e-he 1 S89°1723E 1el e-T7 ud;�i 0 III �II 0— L WWYIY '° ON R EL Rll- I� DETAIL C I 12 I- I - I$ I >o II I FIELD CREW _1 MGT MET 1 21 •1 2 • • MEf'I A a _ � 6 rES 10- / - USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE- BERGQUIST,INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITMATE USE. c - � �cEas ti w tuaWW " • - - -. •WEr f6- *T I . . • • MET 1;- virr; I o — DRAWN BY _ _ _ -o BOOK XXX/PAGE XXX ON R EL Rll- I� DETAIL C I 12 I- I - I$ I >o II I NORTH DETAIL C MEr W -eT WET o -ea' - \; MEr f1-06 9-"* 0 2 f U �e3M 2 &7 - &y 28.2 28.2 BLDG 22.5 q ° ° ° —° I o❑ GARAGE _owl FENCE 28.5 GARAGE I FEN Fild I 10--1 p I ' 1 E 7 —58 1 17'E 326.70 i CELL HILLUKKA �' g $ BOEHM- �; , t PARCEL E� D ED 1 3�Y ° X17 g I PARCEL,, — 11'17'E 326.81 N >- 6-20. MET 5. i 9 . ". _ —� �:_�r' -- • FIELD CREW NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE- BERGQUIST,INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITMATE USE. so 40 0 40 80 160 �cEas ti w 6 TWPA 19- RGE.23 - SEC.36 a FILE NO. 5401 -655AA ALL xET ,h.T — DRAWN BY _ _ _ � BOOK XXX/PAGE XXX DBp ffDIMO . T,iT t ------ - - - - -- CORCORAN , MINNESOTA AEr tin - .I Q o ,,,, min cN``RS • DBP _ 1F10 ' SCALE IN FEET DATE 7N6 END (r-- 7-7 1 a�l NORTH DETAIL C MEr W -eT WET o -ea' - \; MEr f1-06 9-"* 0 2 f U �e3M 2 &7 - &y 28.2 28.2 BLDG 22.5 q ° ° ° —° I o❑ GARAGE _owl FENCE 28.5 GARAGE I FEN Fild I 10--1 p I ' 1 E 7 —58 1 17'E 326.70 i CELL HILLUKKA �' g $ BOEHM- �; , t PARCEL E� D ED 1 3�Y ° X17 g I PARCEL,, — 11'17'E 326.81 N >- 6-20. MET 5. i 9 . ". _ —� �:_�r' -- • FIELD CREW NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE- BERGQUIST,INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITMATE USE. so 40 0 40 80 160 �cEas ti w su,� .� o SATHRE - BERGQUIST INC. A`^ 1 TWPA 19- RGE.23 - SEC.36 ALTA/ACSM LAND TITLE SURVEY PREPARED FOR U.S. HOME CORPORATION NORTH AMERICAN TITLE COMPANY NORTH AMERICAN TITLE INSURANCE COMPANY FILE NO. 5401 -655AA ALL HENNEPIN COUNTY DRAWN BY _ _ _ _ _ _ _ _ _ _ _ _ _ BOOK XXX/PAGE XXX DBp — ------ - - - - -- CORCORAN , MINNESOTA 4 4 CHECKED BY o ,,,, min cN``RS 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 Q; �, P`P�? DBP _ _ _ _ _ _ _ _ _ _ _ _ _ SCALE IN FEET DATE 05/15/13 _ _ _ _ _ _ _ _ _ _ _ _ _ i NORTH 300 150 0 150 300 600 0 ii 0 ii SCALE IN FEET 1 DENOTES PHASE DENOTES PHASE DENOTES PHASE DENOTES PHASE DENOTES PHASE DENOTES PHASE DENOTESPHASE7 . DENOTES PHASE DENOTES PHASE .9 LENNAR DRAWING NAME SIZE: PHASE PHASE PHASE PHASE PHASE PHASE PHASE PHASE PHASE SITE PLAN — _ 1 2 3 4 5 6 7 8 9 A60' ROBERT S. MOLST D, P.E. _ Dale: O -L3 � 3 Lic. No. !_( I-/-L8 16 X X X X X X 22 X BrJ 65' 27 X 63 12 x 29 X X X' 75 75 21 W X 11 W 49 32 15 W TOTAL 64. 50 63 23 30 78 32 37 50 TOTAL 426 ( +1 AMENITY LOT) LENNAR DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE - BERGQUIST ,INC:STITUTESNILLENIMATEUSEANN. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE - BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITIMATE USE. I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. �T?. �� 2,�Eas SOgL �_ FA m � =`s`;: ?. p _ -- SATHRE - BERGQUIST, INC. w m ,,.. y 150 SOUTH BROADWAY WAVZATA, MN. 55391 (952) 476 -6000 4 �N �' FRS p�P CITY PROJECT NO. PHASING PLAN RAV I N IA LENNAR FILE NO. 5401 -655 SITE PLAN — _ — — — — _ _ — — — — — — _ _ _ — — _ _ _ _ _ — — - — _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ DRAWN RSMBV CORCORAN , MINNESOTA P H 1 �P H 1 CHECKED BY RSM DATE ROBERT S. MOLST D, P.E. _ Dale: O -L3 � 3 Lic. No. !_( I-/-L8 10122113 Z Q K 0 0 NORTH 300 150 0 150 300 600 SCALE IN FEET DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: I I II II L� II - -� - - -J L - -� - -- NOT TO SCALE Being 5 feet in width and adjoining lot lines, unless otherwise indicated, and 10 feet in width and adjoining right of way lines, unless otherwise indicated, as shown on the plat. SETBACKS- SINGLE FAMILY PREPARED FOR SIZE: FRONT: PORCH: SIDE. CRNR: REAR: ® 60' 20' 15' 7.5' LIVING 201 25' 952- 249 -3014 (38 LOTS) joe.jablomki @lennar.com CONTACTS: 7.5' GARAGE Bob Molstad 65 65' 20' 15' 10' LIVING 20' 25' (130 LOTS) 5' GARAGE 7j 75' 20' 15' 10' LIVING 20' 25' (258 LOTS) 5' GARAGE TOTAL (426 LOTS) 1 AMENITY LOT IS SHOW: 7 AVERAGE WETLAND BUFFER 1 FINAL PLAT, WILL SHOW BUFFER AVERAGING. 1T WIDTH SHOWN AT 25' SET BACK LINE. PREPARED BY PREPARED FOR SATHRE - BERGQUIST, INC. Lennar 150 S. BROADWAY 16305 36th Avenue North WAYZATA, MN 55391 Sufte 600 Plymouth, MN 55446 PHONE: (952) 476-6000 FAX: (952) 476-0104 CONTACT: Joe Jablonski 952- 249 -3014 hRp:llwww.sathre.com joe.jablomki @lennar.com CONTACTS: Bob Molstad Molsladgsatho com .D CREW NO. BY DATE I REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I hereby certify that this survey, plan or report was prepared by me or under TWP. 119 - RG E.23 - SEC.36 FILE NO. ALL _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT Lydm,'l ct su sion and at I am a duly Licensed Land Surveyor under the �E0.S s', HENNEPIN COUNTY AWN BY SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT f he St to ofMinne_ __ ___ ________________ �DESIGN.DWG 5401 -655 JML SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY w m SATHRE - BERGQUIST INC. -- - -- ---------- - - - - -- INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. ths 22 .ayof.c_or,2013. CORCORAN, RAVINIA 1 CKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ o ,,,, 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE m DBP USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING � MINNESOTA )-ATE FROM ILLEGITMATE USE. David B. Pemberton, Professional Land Surveyor �N d`' L E N NAR 11 _ __ ___ ________________ PR8 PAP 1.22.13 Minnesota License No. 40344 r % a W v ✓ v W W W W Y w v -W, W W W W Y Y W W W W W W Y W W Y W W Y y W W W W W W M�! 2 WYy .y .y ! / ! , 12,161 j y W y w W W W w + y ✓/j I- -145.0 !/ W 2 y .✓ W W Y W Y 254 I o 0 `� 10,n1 Sq.Ft. I I 253 I 110,571 Sq.Ft.1 NORTH _ -6QQ_ _ w , WETLAND 255 \\ \ I I o 25 o zs so 00 A11,767 Sq.Ft. \ i� -J \ SCALE w Feel 256 5 10.411 Sc.Ft w / 262 / 1 13,408 S .Ft./ // \ / 1 q // o \ 263 1 /� \�/ 257 \� / / / /�� -� ^5 14,552 Sq.Ft" 1 1 / 1 / / \ 14,206 Sc, Ft. g3� \\ s 1 % i 261 \ \ °\ 6a0 11 / 9,846 Sc.Ft. I^ 252 11 I 64 /% iJ �\ \ / //` 260 s // `�so \11 �w u1 of 1111 i° 11.680 sq.Ft. 5 .Ft. q� 'O \ \\ / / 8,882 Bq. Ft. / \O d Sq. / / \ / of tl -I -- - - - -1J 9A \X // NO I - NI I 251 I h \ \1T1s 36 \\\ /// s,ao 59 Ft. ff/ \ I '1 Ili 7,529 Sq.Ft. Ito \\ \w , / s" c / / 1 1 } . \ \\ \- 9 sa \\ / o \ \ I - Lim- - - - - -- � POND /i \ \) 235 208s 2� / o-° 1 0 °- nwl: 964.0 65 \ \k /x`11 7 -Y \a- r \\\ /f // \ / 25.5 1 °- / 4 Sq.Ft. , f \ - a ,; \ \ / / 258 / r�---- - - - -T, hwl: 966.3 / / 9 > 2,420 sq.Ft. / of 250 10,349 Sq.Ft. I °J � to nwl- 967.0 v W W y ,L /! / / %!•!!% / !!• / ' / %/ !/ ! / ! • / _ hwl: 970.7 a 267 /x n Q °o \ / j/ !/ !j ,/% % • '. -� /' 41 v w + , \ / 0 12,185 Sc.Ft. / \6 \�\ /e \ s09� I _ _ I .� .y W W r� _ , \\ \ � � < � 249 - -1 10,494 S .Ft. % 9 .L•sinvcr � I I / • �1 \, �,, 1> )� � 268 < !!% / ]s .0 12,226 Sq. Ft. ^� 270 / / ]s 69.' -_ / \ q o ❑ .O \ 0 9 v ` \ 12.431 S9,Ft. // F" 6 'S/ ^ y \ 8 424V.Ft. 11,668 S Ft / / W W 16 / ti '� 0 / / ' / • % / . / j '/` \ 272 \ 1 I I / 269 �� � � >\ / , � ,yo.- // \ \ \\ 14,436 S Ft. - \�Y�C \, \ / • ! ' / ! ' s \ s �� J L_ -_ �/ // / ,�5aa.\ � � \v/ 6 y \ \\ 247 0 \-- 68.5 , / ✓i�.l'12 / - / `�9 \ 9.350 Sq.Ft. /\ 273 \ / !oe / \ \ 12,431 S \ 246 12 , 420 Sq.Ft. WLTLAN'i." / ❑ \ \ / /�� R / v / / 274 !�i„ \� 14,628 Sq.Ft. // �i� � \ / - `\ %/ y\ \\ \� // !j j . /! / i� // ! a33 sq.Ft. \ / ^\ 300 / / / / / \ \ ! \ 245 z /^M q / .223 sq.Ft. \ ❑/ !/ /j /// / 299 15,364 Sq.Ft. 13,075 Sq.Ft. \ \ / q// t �_ 320 1 75 / > ' �/ /// \ \ // - -i221 I l ^ Ml 11 / 10.690 s .Ft. 275 j 1 / � \ � \ / I / / ryh'/ _-'J J l I /. / I \ Sc .Ft. / / 4,679 Sq.Ft. r ✓ \ \ 1A 244 I q / s / 9,738 Sq.Ft. ////$298 X s s I I I Y 1 I 1 / / M / / \ \ I I I I / 318 �- � \ / /// \\ \� < \ \ q / / ss •! � / �' r• �ece `` 13,535 S Ft * I I I /15,652 Sq.F n Sc ,Ft \ \ h I Iro I I I I I 1 "„ ]s� \', 301 X11 Id I I / I / 1 321 \\ \V' 9a\ \ \� / / 243 5 10,826 sq.Ft. I I I I I // // \\ �\ x o\ \ / / 9,625 Sq.Ft. ❑/� I I 1 1 ]s I �/ / 0.983 Sq.Ft. \ \\ \ \ \ / q ` YI I I I _- '4ls�.D vv - I - - - - -5 p °I I I I I^ I 111 �� I ]s I______Y � 5 242 °I 276 h I I 1 L -- r 1 !- 1s �� s q 4' v / 9,838 S .Ft rn I I 5 11,645 Sq.Ft. glI h �I III I -_ -�° __ -t- 131.8 - -- 1l I 1 1% \ / Q� 0 1\6 1 \` { \\ \ \ \���\ / / q N I N 241 1 1 12,7s1 sq.Ft. I q" _ 1\ 317 �. \ c \ I h pl I I Id I 1 1 1 1 V 1 v V v y/ 8s . �� _ j 62 sq.Ft 1 I 1 I I Ig 5 m I 1� w\ \\\ 11,690 Sq Ft. _/ / \ 322 \ \ I I 1 25t 1 113 7297 Ft ❑ IM I 1 1 \N \ \\ SLRVEI5 v v r v v 2.621 s .Ft. $1 \\ ` Ilk 9 L---- 13L6: - -- J I I I q. I ___J I 1 302 \ \w \ \ \❑� Nom. \ q 112,778 Sq..Ft. / r--- - - - - -- 1p _ - III __ -iaS 7 Fi coI \ \ \, \� \ \ 9 ice/ cif/ �• i W W `Y W W "� /.(/A ]5 Il //f / b 9l /� 3� \ °5. ' -_ g21 .D CREW NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I hereby certify that this survey, plan or report was prepared by me orunder TWPA 19 - RGE.23 - SEC.36 ALL _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT my direct su sion and FILE 655 atl amaduly Licensed Land Surveyor under the ��E0.S soR` HENNEPIN COUNTY PRELIMINARY PLAT 5401 -655 AWN BY SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT laws oft he St to ofMinnes o DESIGN.DWG JML SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY w m SATHRE - BERGQUIST INC. -- - -- - - - - - - - - - - INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. Dated this 22 daynfoetoer,2Ul1. CORCORAN, RAVINIA 2 CKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE m DBP USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING � '�� u; `�� MINNESOTA DATE FROM ILLEGITIMATE USE. David B. Pemberton, Professional Land Surveyor �N d L E N NAR 11 -- - -- ---------- - - - - -- PRS PAP I.2y13 Minnesota License No. 40344 I - -� _ upo ��p omp oA�od �0I °o1 L � f -m � f 1 f I I I I 1 f L I 1 1 I I I f 1 I I I I I -- - / L❑ -/5 ❑ / ]- - s s - 5 s s . ❑ , ]- �-- s s -/ / ❑ ]--/. - s - - - , /-1_- 3- _ / 1111-33.4 , - 674-0 G -.- .39-1 _ I.. - - _ - - -- - -- - - / - U I I 1 0\I I °�s II 11 �J 1 1 I 1 / 1 I II 1 i 1 l 1 iI1 1 1 1 I y 1 1 I h i �II I I I 1 / / \ ^ °I � 0 11I IJ --, /7 . 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Fi / � / % t` / /• / �! / . , ^ 5 1 -92 2, % \ j ✓ %r _ / � 4 • // �r 'i '/% // . , a ; % 2 A I 2/ / ��1 i / . A / j , � 2 / ✓- ' . � • 2 � � t - I j o v r1 I I t �f �I i � t 1 � L I r 1 I I - I > L I I 1> rIl I -1 I , \ ' \ -\ 1\ � v - sI I �- L- ]\_ 1�- \ - I .�21 2 - 1 I 1 1 I - 1 \ -1 I \ \ I\ v / � 1/\ ] \- / \ \ 1s 2 6276 L ❑5 1 9,83 S .Ft. B 4 i 1 12,7\ 1 0 13 - 5 241 45 Sq.Ft. 317 11,162 S q Ft 11,690 S W W W W 297 ❑ lm I I- \ 322 302 12k21 Sq.Ft 12,778 Sq .Ft. 91 r--- ---- 5❑ s L-J I6 p - -- 93 277 10,950 Sq.Ft. 6400.00 I w 316 296 12,051 Sq.Ft. % 11 13,7 ❑s W W Sq L - - - -- 142.4_ -- J 1 N \14,344 Sq.Ft P - - - - -- - - -- 164.1 1 8 328 p_ - - -- - -t1 / \ I 12.858 S WETLAND 278 IN - - - - /I 11.835 Sq.Ft. \ 315 \ I 5 0,413,019 SQ.Ft. j1 d13,29 � h 113,042 s Ft. I 054 Sq.Ft. 324 11,074 sq.Ft. ----------- 3-- - -- L- -----152.9- -- - 158. . I 1 r 18,858 Sq.Ft. 327 Ll 142_s � ,37 Sq.Ft 279 314 W 2,318 Sq.Ft. Q I 2,362 S .Ft. I 330 325 1 11559 Sq.Ft. 94 I 11,083 Sq.Ft. I 12,756 Sq., L Sq.Ft. 783 '7 1 / 16,663 Sq.Ft. 4r---- --- L J 280 r ----- 110) 11,408 Sq.F I I . K i 1 i a 313 " 11 293 I 1 1 1789 Sq.Ft. W j 331 i0) 12.839 S 1 q 11530 Sq.RI 12 L +- - -- - - - r--------- - r A,. -- -152.7 - - - - - © 281 I I n 30 566i X \ N- I W t- 10,393 Sq.Ft. 1 6 \15,778 S.Ft. 312 I 1 1 1 1I 1 2,153 Sq.Ft. WETLAN292 D 112,666 s q Ft.l Ila 10 \ MITIGATION W 1 f o 307 - - - - - - - - - - 14,579 Sq.Ft W 282 11,087 Sq.Ft / / / 1 1,922 Sq.Ft WETW LRidD W POND 1 291 OUTLOT P 9910 hwl: 993.0 L - - - -- _ 12,988 Sq.Ft. W Ft 290 CoI 283 11,040) Sq.Ft. 28 9 -\ 12,496 Sq.Ft. QI POND /18 12969 Sq Ft 352 Sq.Ft. nwI: 994.0 hwI: 996.0 r- -- - - - - 499.4 20,4 309 WEZLAND� I 284 13,276 Sq.Ft 17,567 Sq.Ft. 00" �s; ]s R=5'50508700 n " 286 12,970 Sq.Ft. I 0 1 287 8,416 Sq.Ft. 11,010 Sq.Ft. 288 Ix 18 "241 Sq,Ft. /o - - - - - - - - - - - - - - -- - - -- J ET LAND 69 6L -- - J L- - 99.8 / 512.8 616.1 RD 1 NORTH OUTLOT G 111,358 Sq. Ft. 25 0 25 50 100 1 \ - � 7 • \ , I 1 " 8 SCALE IN FEET .D CREW NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I hereby certify that this survey, plan., report was prepared by me.runder TWPA 19 - RGE.23 - SEC.36 FILE NO. ALL _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT my direct su sion and at 1 am s duly Licensed Land Surveyorunderthe �E0.S SuR� HENNEPIN COUNTY PRELIMINARY PLAT AWN BY SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT laws oft St to ofMinnes _ �o DESIGN.DWG 5401 -655 JML SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY --0 m SATHRE - BERGQUIST INC. -- - -- - - - - - - - - - - - - - - - - INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. Dated this 22 day ofOctoer,2013. CORCORAN, RAVINIA 3 CKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ o ,,,, 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE m DBP USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING � '�� ' % `�� MINNESOTA DATE FROM ILLEGITIMATE USE. David B. Pemberton, Professional Land Surveyor cNFRS P �Pd L E N NAR 11 -- - -- --------------- - 1.22.1 g Minnesota License No. 40344 IV IV 41 '41 W '4, POND #1 nwl: 964.0 hwl: 966.3 WEtLANE;' 50 -k 7, ;,-, , - I O�-, * Sc, Ft. NINE" w, - W/w/ Ly At � //� POND #3 nwl: 964.0 hwl 967.0 237.1 78.2 80.8 78.2 NORTH n5 50 25 0 25 50 100 / % !j / 1y % w w - W i / /� /1 Z "x� \ \ X 231 230 -w 0 El El El [71] \ �D 11,312 Sq.Ft. 75 IN FEET J 232 N N\ 16,183 Sc.Ft. 7&1 + ll,ybz s 9 Ft. L- 69.3 - 234 228 14,598 Sc.Ft. 15,241 S Ft. i j: ! b 227 POND #2 20,220 Sq.Ft.'\ nwl: 966.0 lb,341 Sc.Ft. oz wl: 968.. At 23 352 16,249 Ft. 10,935 Sq Ft Vt, 351 �Z, q [75] > 11,640 Sq.Ft. OUTLOT R $ '\ �\ r \ \ \ \ / 19479 \ v 350 353 226 10682 Sq.Ft. bq.- 238 15,858 Sq.Ft. 349 75 11,571 Sq.Ft. > 348 I / / / / \\ \ \\ L 8 / H 11,800 Sq. i t Ole 13,680 Sq.. lox IL -0 354 347 225 242 1 11,966 Sq. ,838 Sq.Ft. 24LU) 11,982 SqFF 13,713 Sc .Ft. 12 751 Sq Ft 241 1 --- 1 11 11,162 Sc.Ft. < 346 12,961 Sq.Ft. 10 368 1 1 224 L 30 Sq.Ft. 367'� I 1= /r j -7 11,7 355 12,433 SqFtl X 67 Sq.Ft. I I I )0 15,1 939 Sq.Ft' 0.0 97f 1. 1 - )I I \ \ 75 0 JT 75 5 1 - - -1 \)k L - . 1 996 SqFt. WETLAND 4 369 V \ I RAINA k DRAINA /19,144 SqFt. \ v- I 1� I I MID It 366 356 223 'V;11, " 344 71' 10,387 % 12,118 Sc.Ft� 10,326 Sq.Ft. 75 - - - - -- - 1 12,324 Sq.Ft 5WENT \75 4-- &AND 73.2 6, AA. %\ 13,042 Sq.Ft. Ilk ' J ���1 \ r � \ \ 1 \�� i� V \\ v QN \ A \\ \ \ / / / A' /' \eV . � / / / .� / / L 370 1,037 Sc.Ft. �A 365 222 H V.N 9,750 Sq.Ft.\ 35 POND #4 I \\'A I \ \k 10,854 Sq.Ft.. , 1 23 Sq.Ft. 2,6 nwl: 970.5 343 liwl: 972.5 A 9 126 Sq Ft 1 341 1 \ \ \ / / \ 1 RaN /5 13,046 S FF 340 371 k*O Lnk , D - S [75] /1 221 18,048 ScFt. 79 Sq.Ft.V- 364 .11 .1 1 11,559 Sc.Ft. t., 11,365 Sq.Ft. 10,387 S < Q8 oo 75 358 10,463 SqFF 22""� -DRAJNAGE I X, AND 342 12,738 Sq.F 049 Sc.Fl EASMENTI I �1� / 359 Ft. 331 10,851 Sq.Ft.11 X 4�p 12,839 Sq.Ft. 339 1 .. . . . . 8,705 Sq.Ff. N L- 1'16,282 Sq.Ft. u • / / \ \ I - n r - -- 1 218 9,458 Sq.Ft. I 75 373 It 9,859 Sq.Ft Sq.Ft. v 1 362 0 --- - s+ - 8,984 Sq.Ft.j 86 30� 3,0'3)80S"q.Ft. -- ---- 77f- 13,322 Sc.Ft. 374 .D CREW NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I hereby certify that this survey, plan or report was prepared by me or under TWP. 119 - RG E.23 - SEC.36 FILE No. ALL . . . . . .. . . . .. . . . . . . . . . . . . . . . . . INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT my direct 2, slo� t 1, Land Surveyor under the HENNEPIN COUNTY PRELIMINARY PLAT SATHRE-BEROQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE "" '1 -6 fh,St",f AWN BY DESIGN.DWG 5401 -655 JML - - - - - -- - - - -- - - - - - - - - - - - - - - - - - SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY SATHRE-BERGQUIST, INC. CKED BY . . . . . .. . . . .. . . . . . . . . . . . . . . . . . INDEMNIFY SATHRE-BERGQUIST, INC. OF ALL RESPONSIBILITY. a__ � 2 .a;.,. on or 150 SOUTH BROADWAY WAYZATA, MIN. 55391 (952) 476-6000 CORCORAN, RAVINIA 4 - - - - - -- - - - -- - - - - - - - - - - - - - - - - - SATHRE-BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE DBP - - - - - -- - - - -- - - - - - - - - - - - - - - - - - USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING MINNESOTA DATE FROM ILLEGITIMATE USE. David B. Pemberton, Professional Land Surveyor LENNAR --------------- - 1.22.1 3 Minnesota Li-se No. 40344 J 332/ %/ %�j / - i _ / . / ' / j y' / / / � / - / . rtj , i i r - � \ - RR\\ TH - � ` -�-nwo� I I I I �r I I t 1 I I II -� L ` - \\ / � `' � o- >\ \ / ❑ \ \ % 0 s � J \\ � N ' ,/ \ 1 1 I I I 1 1 - - \ / \ / \ '\ 1mrn\ / �5 � ' \ - 1\ l / l 1 l2 L / ` ,8\_ \ ' ti- �\ / 5 � s / \ � _ � - '/ -� S / 2 8 / 4\ \ ,- -0,- 6 ,\ p`❑y\ �I I s 31N3 - V5 Ly\ � �\ ✓" 1 \ 1 1 \ 1 $ , S / I 00 / / aJ /1 1 � p 1 J 1 R 1 0 , I 1 \ T \/ 1 � I- w / / 1` > / M 1 '9 , 1 s / . 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' % � `♦ `'i /,� , / \ / ' . / i % / !' 3�' �/ � ' � % /e. \ \ `i', j % j ♦y/ 8� /O � ,' ,\ � �k Y� % R0a/ 64 , /'///. \ - ` /33- ' 4 i 3 �i/ i \/ /\ ✓ , ' /a\ /s< ` ?/ -o// %. h� ^ ,JJ 4 f\!s .s / � - oY p 0 / /`� j - o �i 5 \ / ' / � / '/-/ s \ \r " e s % - / /L7\ ` � \ / ; 2 a o 6 M r ✓5 \ � � / / i / i 7 / I \ j I 1 �1 ' 3I 7j \ / / 5/ , / `> g 9\\ / \ / 1 \ , 4 r \ / \ . 0 � , 4 V \ / . `/ \ \ \ s7 \ \ \ �o�\ l' \ � /o � I � I � o I C / 1 r 1 , 1 � ❑ / \& 2 ,/ i \ �\ .� h w � 1�i / r \ Ie/ \ -r r \ ' / \. � 3 , 5 / /, \°I l I \ �\ I \ / l • I - I - ;- /� /� / \L l� \`I \ti ro I ma \ o � \ I I -I _ \ rN y \ h r • \ } \ - � i �\ / �N 4L B �_ - l \ 1 �> , 1. ,/\ y I 0\ °o - / I I -\ I � r k � \ \s \ - 13,038 Sq.Ft. 3,279 Sq.Ft 13,322 S Ft. 338 374 sq.Ft. 337 361 385 5,962 sq.Ft. /o1 10,985 Sq.Ftjs'i POND #17 r 991.0 u_ - - I nwl: : 333 g/ 9,544 Sq.Ft. hwl 93.0 0 17,211 Sq.Ft. 75 387 // p" / : - 50 S q Ft. 376 0.29 q.t. > 388 9,078 Sq.Ft _ 130 -0 12,394 S a O _\ q � � \ 5 / 6 . .� 5 < - F\ / / - L / - I \ ' ` tS -/ /. 377 383 9,347 S Ft. 44.9 �25.4 378 10.985 sq.FL \ • / 382 11,078 Sq.Ft. v �\ / 334\\ \ \ (\ \\ ' \ I I 20,491 Sq.Ft. 3 381 380 10,773 s .Ft. \ \ / 379 10,125 s ob / 16,866 Sq.Ft // - 393 75 392 13,625 Sq.Ft. 16,752 Sq. Ft. 335 o 9 WETLAND A 391 394 Sq.Ft 19611 Sq.Ft❑ h . N - - 7 `/ / g\i- \ OUTLOT OUTLOT N 10.608 Sq. Ft 27.527 S Ft WETLAND 395 16,464 S Ft. , // .0 OUTLOTG 111,358 Sq. Ft. WETLAND 75 396 13,651 sq.Ft. MITIGATION 400 12,780 S Ft. 10i , -X 8 I 0,174 Sq.Ft. hwI. 986.0 09 9,898.Ft \ 409 OLH p 401 397 I '4 11,846 S .Ft. h; WETLAND 115,868 S qFt 16,071 Sq.Ft. 10,914 Sq.Ft.l j -\ A 408 10.244 Sq.Ft. = I � - i I- / I I = ! s 131 402 ' / 6 \ 9,475 Sq.Ft - 5134 407 056 Sq.Ft0,135 12,225 Sq.Ft. 404 / 1 130 ! 11,0546 S q' Ft. 0 9/15,667 sq.Ft. 405 12,942 S .Ft. 13,49 Sq.Ft. 7s 192 406 13g q .Ft. 4/ 02 Sq.Fj. oJ - - - - ,5 ` Ts 32ma7 UUK Y EASEMENT ti 7 129 'p 137 138 5 S.Ft. 16,336 sq.Ft 11,213 S q' Ft. -*6' 11,74 193 1 191 343.9 1 11,547 Sc,Ft NO \ S \ \ 139 �\ \ 17,148 S q Ft. 6 11111 14,4 Sq25 0 25 50 0 8.7 179.41, - L ❑ L❑ L 8 ` SCALE IN FEET 1 . . . .D CREW NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF Ihereby certify that this survey, plan or report was prepared by me orunder TWPA 19 - RGE.23 - SEC.36 FILE NO. ALL _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT my direct su sion and at 1 am a duly Licensed Land Surveyorunderthe EEas S�R� HENNEPIN COUNTY PRELIMINARY PLAT AWN BY SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT laws oft St to ofMinnes _ �o DESIGN.DWG 5401 -655 JML SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY --0 m SATHRE - BERGQUIST INC. -- - -- - - - - - - - - - - - - - - - - INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. Dated this 22 day ofOctoer,2013. CORCORAN, RAVINIA 5 CKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ o ,,,, 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE m DBP USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING � '�� u; `�� MINNESOTA DATE FROM ILLEGITIMATE USE. David B. Pemberton, Professional Land Surveyor cNFRS P �Pd L E N NAR 11 -- - -- --------------- - 1.22.1 g Minnesota License No. 40344 POND #4 nwl: 970.5 1 " hwl: 972.5 \ pR 6 ry�g4s Sq.Ft. 107,9 355.0 - 81.8 60.0. 60.0 60.0 88.0 99.3 126.6 12$.01 �/ A\ 47.8 c ° `vim l5 -�•8 I r -�0'1 -° 0 67.0 67.0 _ 67.0 - 67.0 86.4 v /'E-DRAINAGE I I 1 r - - - - -1 r - - -. -- TO / 220 ° ^ / AND I I I I I I l � i f - - - - -� r - - -_- r�L,, 11,694 Sq.Ft. �o / � I I I I I ` /EASEMNT I _ �- DRAINAGE AND unuTY EASEMENT - - - - -- -- 7- ��� :c T* -82.4 T 80.0 I 211 -80.1 I I � w 210 -80.0• I I � 209 _BL0__L� r -- -91.5 T�.\ I w 208 \ , - -tea / 651 I ss1 I s5 ss s5 I I I 1 11,527 Sq.Ft. 8,393 S .Ft.1 '8,388 S .Ftl 8,385 S Ftl 10,087 S .Ft. q 207 / •\ /i / 1 �'' L d OI ----91 - -- -- L - - -- I I q q q Sc .Ft. - -- ---- - - - - -- I I I I 9,458 Sq.Ft. I I I 215 I I W o 2218 217 216 14 213 11 _ I I 1 I I I I I I I I 1 OUTLOT J I w \ / 9,859 Sq.Ft. 1 1 9,658 Sq.Ft.l 19,543 Sq.Ft. I I 9,428 Sq. Ft.1 9,313 Sq.Ft. I 12,586 Sq.Ft. 1 1> °'1 6Q/ I I 600 =600 _ -I I 600 _ I \ / / •Y \ I I I I 1 I I I o !\ �_ -- - Qs / / / / 206 / /\4 \ *4,160 5q. Ft. v I I I I I I 1 1 -1- - -+ - - -� - - >_ - - - -� / 17,004 Sq.Ft. / \ s99 $�= I I I I I I I I I I I 1 1 pt- _-� L---- J - - - -J L - - - -� L -- q I r19 1 1 67.0 67.0 1 1 67.0 111 67.0 1 1 _74J - -� \ �I � -67.4 I 12.7 47.3 60.0 60.0 5.1 49.3' -/ L ���!/ / / 0 � /` � WETLAND L = - - -- 73 - 67.0 67.0 54.3 12.7 48 2 i - - 54.8 °off 1 w 6a.76� 05 I 9,353 SqFt. .vl Sg \cc � 579 . 2512 « -� 57.5 91.5 65.0 15.8 i _ DRAINAGE AND - UTILITY EASEMENT r -- S\ \ / / \ � - - v / / 204 i � w�- / 408 97.2 1040 X15.9 92 809 -'` ��-- -- - --- -- 1 _ -_�, \`\86 ! ,`?V 11,507 Sc.Ft. _ - - - -- _ T \ / I w 101------ - - - - -- 1 N------- - -�10\ -y \ \ \ 131.1 T 850 7 I `I - Mry i Ii-- - - -i -- i ��Z-- - - --�\ \\ �� \ \\ I I I I j I ���\ \♦ xxe \\ \ate ' yp/ I I I NORTH 50 25 0 k5 50 100 ` SCALE IN FEET `sN s I \� Ii I 3,I50 Sq.Ft. / I ^I I N r, m I1 II III DlDRAIDRAINAGE \ \ \ \ \ \ \ 1\ �4 % 418 _ \ \ 417 - - - -- a 1 � 11,073 SqFt. I 388 389 1 Sq.Ft. 12,394 Ft. 113,548 SqFt. 803 q 425 I426 s� I T L w � 18,480 .Ft. 11,52 SFt. Sq.Ft 427 17,2 .Ft. . ,85 Sq.Ft. 145- A r -- 13S.0-/23& I / / / I I \ \\ \ ^I 1 \ 419 \ - - -- `� x402 I �I I lI� 1 -I (I� 416 I I 1 \IO.22a s Ft� \1 1 II 7 eas q- j I J o l %If I AI I I� II,3ol Sq.Ft. IIS -1 \ q 111 1 1 t- - *- - - - -- - � --I C -- ? - _ I lot 39O /, / / I l 1� I (° 01 s51 �� J L- 77.9 4kJ L____J LJ L- 5 12,054 Sq.Ft. /,/ / f 1 - -- 1 24,196 Sq.Ft. I 393 16,75 I I ry I 392 ,420 3.625 Sq.Ft. 41 5 , cnl 934 Sq .Ft. n °I� a I I ,3 Sq.Ft, 9 I I I 275.1 i �'I k s51 A 1 - 326.7 143.5 -_- J ► --- t - - - -- I I \ 201 t 11 1 i \\ 28.724 sq Ft. /T o\ x\'/ s \fi `� I o y/ \, \ 391 414 / 2pss: h �I I 421 1-9 \ Sq. Ft. \ / �/ 15,515. Sq. Ft. / \ \ h �I III I N5 m� l / /� \ 1`\ �\\ �\ I 1 9,499 Sq.Ft. �� JIO IOL -_- 65 1144.4--- o%' / \ \ \\ / DRAINAGE \ EXCEPTION o \ I \\ \4 L1J , O \•8j�' \\ \ /' / st's. / //O \\ \ \/65 U71DTY \ I \ I \ EA ,, N o I 1 I h A i 413 s A \ \ \ \\ \ \� 20.2 Al ° I I UTL K I I 0,107 Sq.Ft. / \ \ I 4 \ \ q' 422 I I I 11,144 sq. \ I I IN I \ I M •s 12s 9 / / // \ \ / \ \ / 9 I 1 9,566 Sq.Ft. Sq.. Ft �\ / , 05 �' /ek 412 'x \Y s5 `� "o b �---- ZI46.z - - -- J A ------ - - - - -� to / - \s /�" \ / s r - - -- / \ \\ 4 / 9.309 S. Ft. / \ \ / 7.4 0 -- ---- --•-'w q - - - - -- I _ 157.1 0 ,z °,p}uc \'� 5�/ 0 - �,\ \ \� o .. /y \ \ AND O 423 DRAINAGE ss I o I 1 321.7 t \ u \ / POND 5 396 Y / o , " /� 411 °8 .� 65 ' �I s UTILITY I ffi11 1 1. # / 13,651 5 Ft. / N� / \ / / q 1 1 nwl: 984.0 I , h '� \ / . / i* 10,036 S Ft. a' Sc .Ft. / '�` % /X \ q d // / . / / % / 1 I \I hwl: 987.3 I iz v 10.314 S Fi \\ o / • / /{ /f . � %; % , I \ - f /' / /' 160.7• - - -- � ��° UTLO RD111 18,969 t. i I p \ / / /// \\ 3\355 4'1 0 /, e. / i //' \ ° /// ,50 �� 10,879 Sq. Ft/ \ \ \\ / ^' / /.. \\ N F i 165.3 J r - -T \ 5 s �� • r /!"„ WETLAND 397 40 OUTLOT M MITIGATION I I / 11,846 Sc Ft. / / y I Ayb,• %/ 147,103 Sq. Ft. s �\ / / WETLAND - 3 /v/ 408 / 83��� •� /m / / // 10,244 Sq.Ft. / �� . �/ // .v u- .s WETLAND 6 w / .D CREW NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF Ihereby certify that this survey, plan or report was prepared by me or under TWP. 119 - RG E.23 - SEC.36 FILE NO. ALL _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT my direct su ision and at I am a duly Licensed Land Surveyor under the �E0.S s', HENNEPIN COUNTY PRELIMINARY PLAT AWN BY SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT laws of the St to ofMinnes _ __ ___ ________________ v �o DESIGN.DWG 5401 -655 JML SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY •u m SATHRE - BERGQUIST INC. -- - -- - - - - - - - - - - - - - - - - INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. Dated this 22 dayofoctoer,2013. CORCORAN, RAVINIA 6 CKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ o ,,,, 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE m DBP USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING '�� u; `�� MINNESOTA DATE FROM ILLEGITIMATE USE. David B. Pemberton, Professional Land Surveyor L E N NAR )-22-13 11 -- - -- ---------- - - - - -- ta BRS PAP I.213 Minneso License No. 40344 - 128.ts-- •1(, 1 11 I ]s /� /\ ��� /� �\ -�\ ♦\O \�\ \.\ %�/ - �� /•\ 13y II 111 1 °\ \ 'p 17,148 S q .Ft. Vol \ a / I 1 1 \ \ I '�� \ '8\ / / �� 14,418 sq.Ft. \\ \ \ \ oQ \ , ,, 1 128 0 \ rN \ , \� °' \ \ / / \ \ /y \ v \ 1 / / ' _ % . -_ 139.4 _ 1 12;260 Sq.Ft. \ \ \ \ \ \ ° \ J s� \ 1 / ! W W y -I 79.45 of qoo� - -� 190 ❑ \ _' %� \ \\ 13,136 S Ft1 \ �\ 1 11 Im 2.7 I _--- -1- -_- ° % �/ I q ' 1 1 I I I� < �`,e 1 � !/ / WETLAM4 75 - al l _ RD 25 n% 1 1 W m /j. 1 1 to - � �.� OnAINAGE AND 1 I 1/ I / ' / 158 ° I I I I 1 I __ unuTY EA'- T I �% / w W W �- W % 13,883 Sq.Ft. I ' \ I\\\\ 1 1 1-- __ - -'\NN 195 1 1 1 nj / 1 1 j // !� I q I I 11 159 1sv\ r/ \ $111 1`J - 1-�_- x_9 --- ,v� L \ ]s / 11;614 sq.FF I , 5� / //� 140 / lo, /r !i . .y v� .v .v /i'N / '� - -- 651 - - - - -- J I I 11 29,178 Sq.Ft. 1 \ 127 X111 19 ;i1 rTl - 1 /ro ro1`_ / I / J / Mi < /// 18,169 Sq.Ft./ ml 112,269 Sq.Ft 111 / w r L------ !- - - - - -I -I �I Ils`Ir 189 14,683 sq.Ft. r� l l , l/ Leo- r , v / 1 ii 157 0I r- - - - - -- 167.0 - / / / \ '. / ]5 %y% /i ./ ° . I `I I Iw I 1 I I I I 175 / ror / 196 / / // °/ / I I \ { ❑ s' ! I 9,86o sq.Ft.I I 1� I �I I 1 1 I I I� I ❑ �,- / q / �i 142 141 ]5 11.798 s .Ft. e J O ✓ 1 i / \ \ i! . /i�, 651 - - -1 J I D I ❑/ / 12,845 Sq.Ft. 1 13,156 S Ft.,/ / a j i - - 126 / /n / / \\ q 9 _ n I I 'I 4.9.` l / r \\ I I // + �!! / / v / I-1 I Iz 687 sq.Ft.I - „ I 1 7 / Ill TN - 111 1 / 1 ���� 1 I� 1 \ ❑ VI ^{ 188 /� a - / r -- % / 156 1 r v r 0 1 I 11,175 Sq.Ft. /o n> / l r _ 265 -__❑ I 1 ❑ 1 1\ L----- 1 - - - - -- JN I I l 75 75 >'. 2� P _ 1 ° 1 16 \ r --- -- 1551 -- -- 7 ^ I v_''1 / / / // _J 1 ! / \h /- 19,219 Sq.Ft. I 1 �1 1 \� 11,958 Sq.FtA 1 I IT MI I � r / 197 / � l I r - �/ / i � / 1 65 I 111 1 L l7s rroI 2,311 Sq.Ft. es �� Iv r -_-_ -- 1_ �- L_ '�' /`n a % / 1 125 syll l as __- -�� - -,5 143 o I I 1 9 15,2 -_ / / 11,360 s Ft. of II I Ir l° l l/ q' l .I �'. \ \ \�, �\ 111,674 sq.Ft. I I I l tl � / I ✓ / �i Ii1 1 7 I y %, i __ r]5 r r' OUTLOT I / 1\ 155 \\ \� �o \\ \ - - 161 \ L - - -- - - -- J ro o $I 1 Ilr ``.- /// �, - -,1 13,163 S Ft\ 65 � pp - OJ I 111 10,933JS Ft.l 1 I , % 14g.4L / `17 1 " �' w a \ 9,219 Sq.Ft. 9� Q q 1� �I I 198 i I I I rl / // W `- \ �\ \' r---- �Ias.z - - -- 4-1 I I 14 y h I I I II J 112,528 Sq.Ft.Ailll l0 1 ICI l ✓<' / t 6s '' \\ \ \ '\ \ - -- II II r --- -1aa.s - - - -�� IS 51 II I ml Illo ^' 144 I✓ - _ . ! / /.�/ / / rj /% / �,/ ���, \\ \� \-'' o q I I 1 I I I I� I ❑ I I I 11.110 Sq.Ft ✓ /; %j !j /i / i% // / ' / // / /`! /' \ rn �I- I I 4 a 111,434 S .Ft. ° I wA - -- 1393_ - -- 'J I I-- -- -- 2 u / ! ii / / . / / / // / // \ �\ \r \� ' o� wl 1111 186 IN a - I- - - - - -' I I I I ! - -- 5I✓ i - '99 54.Ft. \ \\ \\ /2 � IV 1 1 51 Ilq 10 917 sq.FtJ Iw 1 I I I _ L I ❑I / / %// Mme- 65 / ` \ /R,z50 IIIII 1175 __,J of I 199 I IJ I r j1 42.a• /� / /� /! j r- '`______ !ti _- I I I V 1 1 ml, I 0 1 I° I I 111 145 / /// iir / sl.s___ 1 I I 1 11 1 \ 111.509 Sq.Ft. I I 1 I \ 11,491 s Ft / I 123 171 I� _,\a56 1 p 1 q. �, �I 112,616 Sq.Ft5111 1° \ \$ II 1 J owl - 1111\ ✓ h No / /! POND �\ 65 % 9,5so 3 t. 111 ✓ a # n \ -1.1 1 111 1 \ \ 185 \ 1\ s1_ \ga.a' I '�1 \ \I ✓/ i I NNPs�kE� nwl: 987.0 1 1 V \ \ \ 10,363 Sq.FtA I n \ \ \\ hwl: 989.0 75 1 - - - - -I \1 \\ 1 9 / �' o w\ \! \ ]s /J -i' 1 \ \ \\ 0 WETLAND LAND �,( roc j" \2 163.2 \ \ \\ /'y /'''\ \ \ \ \� \-k /j /// , \\ `� �/°j / 0 <Xi' 10.584 Sq.Ft.. \ ss r - - - -- 1 1\ \o \ \ Vk 200 \ \'w !% ! ! // ! / /i ' "y _ _ < 152 ti �.� q .>> I \ \ 532' \ \o \ - \ / /j _ j / / ! !� / ` - i \ 65 / 8,429 S Ft. rl ti/ \ / C s'1 \dS \10,462 Sq.Ft \\ / / //! /' // / / p J/ `�\ ❑ / /^ /\ \�\ 9. \\ ? \'m \ % / • \ ]5 o / Y 65 �/ \ 16.515 Sq.Ft. \ \ \ \\ 184 17,253 Sq.Ft. \ \ s\ \\ \ 7s / $ \ \ \ 6 q / n( n/ // a / 1a 42 o\ ` 9,934 Sc .Ft. \❑ / n i�'1 \52 S \ w/ / o \ o / \ \ ?9. \ /� / - \ \ # , / \ M / \ \ / \\ / � 10,232 Sq.Ft. !/ / %_�-\ � POND 2 \ o f-- sutvtY uNE // / nwl: 987.0 / \ // / i / \ \� ils 151 ❑ \ / \ \ \. .b \ / 533, -� ]s '\ \ / \ i _ axe wl 7s / \\ \s sm\ \ / 9' \ ) / \� \\ hwl: 989.0 / / 147 _�_ -_�_.� / / \ \a' 8.035 Sq.Ft. / 12,285 Sq, Ft. / 149 121 183 5 \ \/ 181 \ \ s \ <� ]5 / d'i/ /% ���\ 11 6n4 sq.Ft. \ \ ' \�� 9.` / /�. �� / /,�� - 10 /' // / \ 12,045 Sq.Ft. \ lQ �� \\ 9,997 Sq.Ft. / -- - -'\ \ \ \ ` /` \ \ \ / 9 S L \ i \ \ \ \ \\ q / / \ N 10,983 Sq.Ft. �9 \ \ / 9/ / \\ \�' \ \ , �/ / /jl 11.519 Sq.Ft. 182 8, o1�� 9;897 Sq.Ft. \ / / 5 x \\ ,� °� I _ 1 1 1 j - - -- /' \'\° \\ \ \ �\ / 0 \ /\\\ 15,439 Sq.Ft/ 44 120 \ 4 '��____- ='a \ 'S . < ` 1 e \ \ r /1 1 \ . � \ / / $ ) L__ _� /. \ ❑ / �/ / 150 \ , � 10,837 S Ft. \ 12.200 Sq.Ft. a \ / \ \ 1 \ \\ N 1 9. / q \ \ N S Ft \ / / eo Z/ sit _L 1 1 /i \ \\ � 6 �\ � M ^ 0 1 L'' // 00 /� 6 9 65 a /'\ c. 116 , \ _ I �1 u--- -�-_'_ 45 ' \ 119 8 ,v� > --I 2 / // \ 13,636 Sq.Ff. / I- -_ -- -- 203 � `moo( , 12.492 Sq.Ft. 15.753 Sq.Ft. / ��� _ i \ / / /\ \ V / \ WETLAND ,// \\ q' l 99.4 \\ Q \\ / _ Sir /8 \ s5 - // 117 'a'J.� 8 562.35 -�� / \ �\ �� 3. e�0 - /cb / 5 ° z,an s Ft. / 1 17,ns Sq.Ft. \'o/ /ti / �.7 o. -400,ao a5 s //%j 115 / / ]s \ \ / 17,550 Sq.Ft. / / f�\ _f 9 0.8 --1 B \ \ \ \ / \ q' / r -_?0.- 708 - -'_ '.L \\ 11,286 Sq.Ft. I / s2.i - 15,553 Sq.Ft / // !/• Z. ✓ i / 7 rn 3,060 Sq.Ft. J I I I I .1.1 \ J o 113 I N 112 I N 10,82315 .Ft. 1 '- ' I I _L ------ I - - - --7 10 772 s Ft. � 10,076 s Ft. _ q I N q' r'�/ ]5 -F- POND /i_ - ii!: nwl: 986.0 \ -_9A7 / / s, - - - - -- -I 1-- ❑\ \ I I 1 ro WETLAND / / ! 1 hwl: 988.0 ai°R - __❑ I 5 1 1 1 ° °I I;1o,e� Ft. h / i. /• 1 AtN� urI EA as J I I I 1 11 I° q NORTH > i / /i ./ /� ! >Y r - _ _ eos I 1 1 /G /j /�/ u, /i /jN / /•i 1 45.8 119.0 4 1026 9944..22 91.6 - 94.a 90.1 L 38.8 212.9• J L-- --- --, L-- -- ---J 165 25 0 X5_5 100 �!�� / j / v ! �__- 91tVEYLINE_ -� _ oN r-- - - - - -_ - - - -� -1, - - - r ----- -r - - -, r- - -- - - -- 192.3 -- -- t `r to 193.61- _ ro ■ ■ �!01j /�% � /ji/ \'i; %, ✓�a \. .,� i6� 75 1 I IXtNNAOE -' I nl I I I I SCALE IN FEET .D CREW NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF Ihereby certify that this survey, plan or report was prepared by me orunder TWPA 19 - RGE.23 - SEC.36 FILE NO. ALL _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT my direct su sion and at I am a duly Licensed Land Surveyor under the EEas SoR� HENNEPIN COUNTY PRELIMINARY PLAT AWN BY SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT laws of the St to ofMinnes ``s _ __ ___ ________________ v �o DESIGN.DWG 5401 -655 JML SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY w m SATHRE - BERGQUIST INC. -- - -- ---- - - - - -- INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. Dated this 22 .aynfQeorer,2uls. CORCORAN, RAVINIA 7 CKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ o ,,,, 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE m DBP USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING MINNESOTA DATE FROM ILLEGITIMATE USE. David B. Pemberton, Professional Land Surveyor �N d`' L E N NAR 11 -- - -- ---------- - - - - -- PRS PAP 1.2y13 Minnesota License No. 40344 b 21,021 5q .Ft1 / �; � %% �� 407 ;;� ! /' \ � �\ \ � �. '!! �• Io'056 sq Ft POND 10 /6s # / /' /i ,/ / / \I \\ \� _�#- % nwl: 986.5 l /% // / !� # / / 1 1.� A g - -L- -- 405 111 942 Sq.Ft. � - �,.'/ \\ 171 \Illli NpRT I -� WETLAND I I 406 / ��'Oa',\ 114,187 sq.Ft 111 1 �� w1 1 2 1 I w 112,502 Sq.FI. I IN 13,065 Sq.Ftl POND #6 MITIGATION / o zs so I nwl: 988.0 50 z 100 LI - -- I ss hwl: 990.0 y/ j - -- NL / _ i� it // /� - -- _191.4 } - - - -- 1 -I 165.9 1 !/ / / CALE IN FEET ■ m DRAIN AND / '.2 8.7 �/ `! � i2, 7 UTILITY EASEMENT 142.5 i 5i/ 1 N/ / W ` 1 / I / 170 b / 11686 Sq.Ft.� /ll 343.9 - -�� - - - 3 41 I 65 12,967 Ft WETLAND RD 1 / I /ii v 1 ql y ✓ %�/ 168 j �I l I 10.350 Sq.Ft 169 %1// / F - 18.7 1 179.4s 87.8 8.0 - - - -- \ \ 167 \ 1 65 c. // / . _ / \ 1 /13,870 S Ft. 1 0 -- - '- - -- I \ - - /o• Sq.Ft. 67.J / rn cv bi 110 .008 Sq.[ OUTLO�T A POND #9 0,05 q Ft. V -62 3 I 205,605 q. It, 988.5 158 W y W I I W W 'I' W J ✓ % % / ! ' hwl: 990.5 -- 1 1I w A I N I 1I I 1 1 1 1 J ,83 Sq.Ft. 159 /• a <©/ \ �\\ ./ q .s . \\ \ \ \ V/ // L �i �a y�2 1 23 _ 29,178 Sq.Ft, DRAINAGE ' 165 UTILITY EASEMENT 5 / / 8,942 Sq.Ft./ L 11 1571 I 164 \\\ �' x 8�% 1 ___o I _ 1 2\ 1 ,\ 6 80 860 Sq.F. Iv \� m m1 I 1 1 \ , S q .Ffi t. / > / / > " �C1. " \� / � a6 / �6 / / / � \ / \ / . � �/ n� i • s i \\ 1 o \ \ 1 180 I I I I I I 1 e s,3ss 6 sq.F-t.l 1 170 9,098 sq.Ft I 12,287 7 Sq.Ft 5u.o A I i -- �� ' / . . .• j / i/ j . / . / % • j � i ! 9,.134 Sq.Ft. / � 160 \ \ �� / 16,392 s Ft. ! 156 q. 11 I I i' - - -- 219 Sq.Ft 1 j 1 1 \ \ ss / , �000° / \ 178 1 0 1 11,958 Sq.Ft.l 65 - /• .� / �// / 0. °0 / / \ \ 9,210 sq.Ft, - 1 1" / /�! \ \ / \ L_ / I IM roI III^ - - -- �/ / \ \ / \ J / I IIo 7 / / / \\ /g� ����S. =tI L_ _ l / lII q' 1 w / / _ 7,739 S Ft. . - 1250 mA \ 1 \,�i���i� 110 101 / \\ \ // / // / / //Y s?p / 1 1 A. \ / r� 177 �\ \ <D > " 5 09/ 3``5.2 -_' L_/1! 6s 'S/ / -120 \ \ 1� nl / 162 / / q ' \ < _ -� / • i . / j ! ' //i � / 9,099 S Ft 161 \ / 173 1 155 \ \ \ \ I I / 13,353 Sc.Ft. 0 N� N/ > \ �/ 5 ki \ \ / // / - / / / % ! ' // / ' % 02.0 �g 1 \ � 13,163 Sq.Ft. \ es I I ss ' // . !/ - -- S \ 9,219 Sq.Ft. �/ \ \ - _8 \ \dJ ID 10L- DRAINAGE AND 8 02 s .Ft. IA UTILITY EASEMENT 18 176 h/ 2. +85 S Ft / /o \ 10 ,as sq.Ft. 154 � its TQ \ \ )w Iw 96 Sq.Ft. / rn 17 3 Sq.Ft s 13,0 Sc- / 14 068 S q Ft. 19 \ 14.301 S q Ft. \ \ --151 _z/ J ; / /1 C �� -{ ^\\ ____� 153 /r / -es 1 1 tea' o.p X98 --- .560 Sq.Ft� \\ 40 138 Ft. 1 u 39 8 2 "1 I 11,008 s Ft. / / oc C 41 \ q 10 1 16 K IM 1 1 1 i �' -t \ / ° 38 / / Alp �,` /� �\` >.2 ii 1 \ \ \� \ \ p 10,406 Sq. Ft\ 11 1 113,423 Sq. Ft^ I Imo' _ ml 1�� I 1 1- \ 10,584 Sq.Ft. \ 65 1 1 65 ttj / ' O� \ ryn \ l I I 'n 1 20 1 '/ 1� \ \\ \;d S Ft1 1 r - - -- r -/ 1 \ 65 q" All, \\ 37 / / 1- ____:� 1 \ 34 u \ \ \ \ \ , -130; - �_U! - 124.7 -- + 1 1• / v / i / / / ", / a l rn \10.648 Sq. Fi1� \ o / �/ \ a9 ! / /' i 9,846 5 Ft. � \� V1, A - �1 _ _- 6s S / •,% q / �� t 1 \' - �"F/O J 42 \X ' /i%j %/j '!' %j . %// / %fj ttt' . ss ��\\` % �" 36 1 1 I I bs \ 1 - 1` r 1 l-- -- 10,232 Sq.Ft ! %. rr 9,991 Sq. Ft. 1 o I ;- 1- 1 \ \\ s / / n / o / �` 1\ 1 \ �1 11;; 9174 S .Ft.1 lio 10 66 \ )) - .N q.r // h o' \ ,!' ' / "� / /% / ' / f 6s 10,480 S _Ft. -t r -- \ 1 A\ w a q ` 11,499 Sq.Ft. v ti /i /11,384 S Ft/ 65 /id,��!/ ps // /% /j i TT ,O1 q 1 \ 33 L� 1® I ) q i ^/ //11 \\ , /d, / /j /j . % a+bi . / . t -- -- \9,953 sq.Ft 111 1'� 1 11 / / lf7 l� 43 o WETLAND / ry<oa / / a / "o � 6 /9` , 4• L X / \ \ 1\1,519 / Sq\ .Ft� . / W 856,_ !.r % _ / � ' < 9 5 / I/ � / / / / .' . /// // / / !j / • / / ! • / / . / ' / / / % / % / % /% / ! • 1 154-2 11 > ab/ 2 • Y r A � � N�D J 1 a10 2 aw 22 I IN 8,7 I 14 14,702 Sq.Ft. i 32 t DRAIN 9 850 q. . UTILITY E ENT / \ 44 23 Sq .Ft 837 sq.Ft 5 1 / � h 5a / / 4' 23 - 145.7-- III \ n // / /O i Sq.Ft. 12,371 / /• a /' /%' Iw 19,376 Sq.Ft.� 11 IA _�' L I I \ \� Iz,7s6 sq.Ft. % /%i /// 45 ,�\ \ /h /,/ \ o ° ��% I P�1 1 1\ ) �� °i /./ / s ✓/. i!�i /.� /i /. Vol .D CREW NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I hereby certify that this survey, plan or report was prepared by=orunder TWPA 19 - RGE.23 - SEC.36 FILE NO. ALL _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT any direct su ision and at I am a duly Licensed Land Surveyor under the EEas SoRp HENNEPIN COUNTY P RE L I M I NARY PLAT AWN BY SATHRE - BERGQUIST, INC.'. EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT laws ",he St to ofMinnes __ __ ___ ________________ v mp DESIGN.DWG 5401 -655 JML SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY w �, SATHRE- BERGQUIST, INC. -- -- - -- ---------- - - - - -- INDEMNIFYSATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. Dated this22�r daynfoetoer,2013. CORCORAN, RAVINIA CKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 1 0 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE m DT _ - -- - -- - - - - - - - - - - - - - - - - USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING w `vim MINNESOTA LENNAR ]ATE _ - -- - -- ---------- - - - - -- FROM ILLEGITMATE USE. David B. Pemberton, . Professional Land Surveyor cNERS P P�2 1_ ?2.13 Minnesota License No. 40344 11 /N`\ \'y f-n" Y/ /. �/ 1 \ / / / �\ \ ,-- - -/836\ ss f// / 118 / 1 117 \ s / /J. \\ > 562.35 \ \ \ \ \ _ -t / 12477 5 Ft. / 17,176 Sq. Ft.oi / �' / �� -30 '400.00 g8 �' I - a \ _ \`j \ /1 15 r� � \\ \ 7s J_ 6 7s -- - i / ❑ \ \ \ / / _f 70.8 - •\' v�7s• \ \ 1 1 - - -- A �I \ I 11,28 ---- / V ;Y � / / 7SS \\ 15,8110 Ft. \\ ° 6 S .Ft. ss pca \ \ / / 1 14 / I I rta \ w o 1 1 I I / / /r / sz.7 _ i•'C.� % . -•- ' -•� � 13.060 q' \�' AL.o 1 I I O - -J •`G / / ��% / 113 6 j /, ,.. v y y !i . 1 ❑ / - -- I 139.5 - �, 76.4 / -- 0 113 112 N 10,823 Sq.Ft. \•\ / / - / a 10,772 Sq.Ft. I N 10,075 Sq.Ft. I N 1 ,5 w POND #13 •r?4s / ❑ / / I I 1 I �s \ 1 I I I I I I ) �� /�f / / /,/ y y y y y / • nwl: 986.0 \ / s 7s 1 of 1 ��S 47 I I� hwl: 988.0 a�+ AGE jN __ 1 11 I WETLAND // / NN s9.g I \ I= o `! y 1 I� I I` 10.823 S I I.1 •.¢ u= EA$Eynl -�I I I 1 `O cti q Ft. 1026 94.@2• 91.6 != -1 L -- 94.4 _., _9u.1 J L ss 45.8 119 -0 4 - I I O 38.8 -- - - ----137.6- ---J 212.9 192.3 �!• °J ii1 / / .y y y y v y y y ✓ . / N, - - -� r-------- - - - - -- wr------- -193.8 - - - -- - - _ uNE_ _ =1 � hip �^� r ----- -r - - -� 1 I I II I ^ I I I I 5 / DRAINAGE AND / 45' ❑ I - DRAINAGE -•6--- / /// !. /• /' \ i5 � of I I II I I I p I I v v y / ' UTILITY EASEMENT / / I I \ AND L6I ° °' O 48 w /j \ / \ UTILITY / , 1 109 BSI I I Im Ig �I 1 �� t 1 99 \ EASEMENT / \ I 1 v 11,270 Sq. Ft 15,203 s .Ft. g I \ // i/ s 4,339 Sq.Ft. 111 1 Imo I III I to q 15,710 sq.Ft. / / \ I ❑ / I lI / I I I I ❑ I 75 L-- - - - - -- -147.4 a - - - - -J J - �O /'� I \ r- - - - - -- - ___ 4. v y y y 4 108 @1/ � o / 3,274 S 100 \I 110 1 q. Ft. 11 l i i 1 °g 49 / io / 97 / \� 6 511 S Ft. I I 5 II / I 1 \ q" I 1 11 2,888 s F 123,263 sq.Ft� L__ -___� IIJ ao �I 11 q 1 5 ❑_ ------- n1.4-- - - - t� t� - Lll- - -- 164'0- - - - - -� \\ ' 107 r - -- 75 \ \`� \ 1 1 12,881 Sq.Ft. 11 1 1 ` I III° 10 l\ N o I 1 7s 1 III I I I I� 50 � Ib + \ \ \3 5 96q �+ \\ 1\ 1 1 ..- '� \\ \\ \ \\ 10 9 \ 75/ / r- --- ---17510- ---_1 ._ �- I I 13.042 Sq. Ft.l \ 1 \\ �1 111 1 5 I v S .Ftl i -- 159.1- - - - - -J / / \ i.�' 48 � \ w _ inN \ 8 \ / lto 101 1 - - -- / t \° �����'' 1 106 -Itll I I OUTLOT F w y \ ! �� \�- 1 \ \ W \ s 5 13,214 Sc,FF 111 1 0l 1 1° I 887,870 s . Ft. ; . R S \ qi \ \ \ J \ ❑ I III \ col I I Ig 51 1 I° Sq. y v- 9� \ 102 \ I 1 to \ (tG O W \ \, - 151,7 - - -�- J 12,311 5 Ft. \11,919 5.Ft. \\ \acs \ \\ \10,756 Sq.Ft. \ ., 111 1 ❑ 9 M\ \ \ / / 64.1 1 r -- 87 =6-I I 11 1 r - - -- 1� L -- / --148.7 - ---JIO VON,D / / • . \�C� ` \\ \ \ \\ / /,,/ -.( 7s I ❑ I I 11 1 7s 1 I AND 1 I unuTr 103 I 1 1 I I _EN 10,690 Sq.Ft. 1 _ / i/j vvv o I U I I II j / 5 \ 94 °\\ \ < \ \ \ 1 704 w 1 105 I I I 1 7 S // \ \ 10,487 �\ , \\ \\\ ��� I 10,070 Sq.Ft. i I 12,551 Sq.Ft. I 1 I III 13,017 Sq.Ft.l I /j WETLAND 1 81.2 rra± _ f- WI 8- 904 57.7---79.1 L--- 1015 oLS/ �a4960 / /f• - /; \ 75 \\,970 Sq.Ft, 105.5 POND #15 i / \ - - -_9 - 42.7 31.4 • -__ 99_2 __ r r - - - -1 r --- - - - --/ hwl: 987.0 WETLAND // • \ / /�\ 14,552 Sq.Ft.. / / ohs , f -_ - - -- -- - - - - -- In ^ ° I fj 1 I - -� -�- - I 1 MITIGATION �l /ii \V ///75 \\ / / � is9 I mots 1 I -- I �'�1sI� I IN 11' I I I I -I t 53 I i� s.3491q.Ft. I °. 90 I I IN ^ IIj� l I K 4 1 I _ --� v7 m 89 I I`. I^ 15,249 S Ft. I - -- -- o - x N 10,041 Sq.Ft. I fly I I / / / I `r 13,645 Sq.Ft, I -�- I 1 AV •/j / . j,r � , % . % A m _ _ I I I wr q- <., J I __r-_ 77 h / > \/ / \ / ❑ t - -- - -- r -- -- -- -- 143.8 -P __ I \ 14,388 Sq.Ft. I / \ o 1 / \\ 75 / / \ / //. j/i \ / / 1 I. l la I I 1 ear / 13,512 Sq.Ft. \ \:� / !% /% /i, i / /�- l l 54 / I 13,446 Sc.Ft/ 1 fl\ \ \ / / / / s' /j WETLAND \ / \ \\\ // 13,252 Sq.Ft. Iii // / 0 °0 g - - -- � /7 ,- h 79 \\ \ - ry N 13.414 Sq.Ft. - I\ 41 y y y w v y \ , w y \ 87 / Y/ / / ^/ 55 \\/ / I \� .) \ \ \ \° / / \ .�% / •, / / / 12,110 Sq.Ft. // \' 14,346 S Ft. NORTH 1 / % �' q' / / I C\\ \ -` 8\ \\ \\ / / \ / / \2' 1. ! • / . ,/ / / % / %/r w y W w w y � a 9// / /�ti ° srs\ \ /v h I 80 \ \ /% . // /% Y y y y y v� y y \ o i /// 5 o\R�. J \ \\ /� / \\ 7s I `�- \3 s \ \ 7s / / \ / i l /♦ /g 5 �ss3OO X \ /' / \ ❑ 25 0 25 50 1100 \ 0 12,448 Sq.Ft. \ / / 205.9 \ T� 7 ■ ° \: \ % \\ \�. �k \\ q /.7 56\ SCALE IN FEET .D CREW NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF Adet M this survey, planor report was prepared by me or under TWP. 119 - RGE.23 - SEC.36 FILE NO. ALL _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT ion and at I am a duly Licensed Land Surveyor u nder the �EoR HENNEPIN COUNTY PRELIMINARY PLAT AWN BY SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT fMinne_ __ ___ ________________ DESIGN.DWG 5401 -655 JML SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY w m SATHRE - BERGQUIST INC. -- - -- ---------- - - - - -- INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. ay ofOctoer,2013. CORCORAN, RAVINIA 9 DATE BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ o ,,,, 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE m DBP USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING MINNESOTA DATE FROM ILLEGITIMATE USE. David B. Pemberton, Professional Land Surveyor �N d L E N NAR 11 F]lg p�P I.2y13 Minnesota License No. 40344 SRVL 157 �I I � A � I II ti r~ / \ \ /" / /9� %� a3� /''\ � ;_____� �_ -1 � �___I28_8_IU �' N' / /�i / • j / - 164 .860 Sq.Ft.II h I I I1 22& \\ 99//21,680 Sq.Ft. m 1 - - - - -1 I 1 J I 1 � I I mwl l r I 1 lI I � ' _'- t1 p \. / /o / ° / \ \ \ \\ \ \ \ \/ , / / / , /, / \ � �� / . / ` < o y / / : 6T/ � . / / , ° \ \\ \ /s ,\ 'o -\ \ � \ \ _65 _ - -- I I I a I ► I -Q 6_ 5 1_ 72 18 ae -' \ 0 I ; \ 9,098 Sq.Ft. zz87 s � .F�t - 16 179 5,368 .s - q ._ Ft .1I l 30.0 ,F / / ` \ 9.134 sq.Ft. 198163 i r I I 156 I 1'0 1 1 \ /16,392 S Ft. r /\ q' 111b 11 958 .Oi q .i /� / 178 9.210 s Ft. 219 s Ft. 11 1 1 q' ss / 65 / / °° ti/ / % \ \\ q O I I of b t° 1 �// ti / % \ \ / \ L- 1 I I . o I hog - -_ 1 1 r ' .psl. ►b // , l^ Il I IIm7,739 S Ft.l / �� � / //� \\ q I l0 101 / / / / /i o \ \ v /5y. 9a� s.� -� \ Q < / s.oss sq.Ft. / g / 2 I a � v / / \ss �/ / -113. \ \ \o \ I / 162 /�� r . r %. \ 155 \ \ �\\ \ 161 \ / 13.353 Sq.Ft. e ^ / \ \� `\ O / 173 //i / 7 - / / i� i -\4 \\ 13,163 Sq. Ft.\ ss I I 5 �ry / ` / \ $ s% 9,506 5 Ft. / // / //I % -1 / / t69 % 102f_ -_ 2 \ 9,219 Sq.Ft. \ \ / 17 n" ,/ � \ / 'S ` q' r��! \ \ \ \ l / \fly a/ h 2 /> /\ \X \: // / // I^ / 1_ ,5 / / 7' / \ s I \ r m L / / s ss ss \ �'' �' �\ \Q\ \\ - J10 1oL -- ss / /� /o .o\ ,C / \ ss // \\? / / % % // I q. tam" / i . unuily cASEiialr j ' 0' V 4 -�` 8.026 S Ft. - - - -__ / p �� X31. h / S` / \ /�� ♦ L _ °/ / 9 ,t3 ' �\ \ \ // ��/ / / ¢ _ /65 1 \ 174 \ \ /� // / I. ,�� I____ /65 176 ss % \ ia. 9,581 S .Ft. \ / / -- 128'.g_ J ^'� // N ` 12.485 Sq. F1// ° /ro -1 \ o. q / / /// f__ , / \\ rp 18 `�`� � l i 175 2,345 sq.Ft. / 1 110 9,996 Sq.Ft. \\ \ t 4 02 ��l � ��\ l q. \ \\ �i i// , �� '\/ 19 / Irn wr`\ ss 17 \ \ I ri 65 3 00 \� I �yl 9,803 S Ft. / / //k 9 ` O,/4,068 S Ft. \ / I O/ t 250 / 1 / \ I 13,012 S Ft \ q� \ / � Sc .Ft/ 1 ` % / \ i / 19 \ 1 14.301 Sq.Ft. \9I ` ;L2p.3 , s �`�JIO 1D� =- \. -- L/ .9 �� < ° /- / -� I �\ \\ e►'9 -� 43.6 _ `'- -./ C\ .560 sq.Ft. 40 I t 39 t- 10,382 Sc.Ft. I IL008 S .Ft. / / / /��.�\ /S R/� \ �a 'C \ I I I o / / 41 \ - -+ p- q / ar n. /� \ 0,4 sOs .Ft. I 16 /1 11 I N 0,584 sq.Ft. \ 65 I 165 h / 1 \\ \\� \ \ q \ O J i 1 13,423 Sq.Ft. 1 1 01 It 20 1 /%• � \ 0,517 S Ft. / 1 64.3 42.1 1 \ 2 \ rno\ \ i I I I F � ' i esen%. q" / / r - - - -- �� �� // la \ \ \ Q\ s' � 1N I s5 � I i I �/ // ,' / iG6\��\ / � 37 / : '-i _ 34 u \ o. - O + I I I 11,064 Sq.Ft vi / / - m ` 10,648 S Fitt" \ \ \ \ ��t3 1 - 124.7 -- L 1 1 I \ q" 1 \.0 Y•� n �p �\ � /�� '\ I -__ -t c, � Lf -____ ss I o� / / I to \ \ N o I S / - _132.3 -1•IL _ 36 i `/ 1 1 Q J/ (` 10,232 9q.Ft // /� w 46 p / / ' / / ' rr 9,991 Sq. Ft. / o ii % / /i /i % ,� o �-- 5 \\ \ 1 11� 11 1 i / / / 'h`O >.8 / / /% . �� 1 35 w 148. '- 1 rn u 9.174 S .Ft.l 10 10 ss \ � / i ' /% l ���s= / 10.480 Sq.Ft. r -- \ I\ \o' n\ w 11° \ q' / 11.384 S Ft. \ 1 q L 11,499 S Ft. v �L /, / �s ! !i. /!i i. 1 \ 33 X11 �I 1� I� > q / h q 'III \9,953 S Ft. �, ss 1 11 1 LI I_n9,s -- 43 WETLAND // • " . % / /i / i 'eai > / ' ' % % % 7i l^ 1 _- _ 11 J ____ - -r --I � ^ f \ / \ p2� � �// / / / � / / /�� _ - �-.2L•y r I _ _�I 10 1 1,519 sq.Ft. o ^x \ / i xi ' / /g5.� // i// // ' / • %� / i ' i 1 I I I I I 12 I 10 8,724 5 Ft. [77 j l $1 4,7022 2 S q.Ft. 14 NO 32 Ell 11 t- _ _ - - {'III / 1O�/ i 9,850 Sq. Ft. / /� `�� / UTILITY ENT N o/ 44 ` \\ ° f� /: N /% 23 Sq.Ft.111 IN wl Ii 1 0p� �\ \ 9/,/ / / / �� ss / POND1 # nwl: 179. 10,837 Sq. Ft. ss /// , / \ \ \ ti • / / .145.7-�� I / `7 �' ° / / 23 ^'9i " / i%>• / / Q. // / / C / 12.371 Sc. F1. h• - % O. 13 12,786 S q Ft 45 12,492 S4Ft. % 196,241 Ft. S q . / `144.1 \�/ �� /� \ 10,521 Sq.Ft. / 1\ \ \6, \ \ /�\ /\c, \6,bUSSq.Ft I\ \\ \� I11 \ .� 46 11 Iro �// i�j . / ` ' c557 __ --1� ° 2C/ / i 4 \ \\ 10.243 Sq.Ft. X, 11 11,286 Sq. Ft. 1111 \� / %Z;� \\ 26 _J \ / L __ -- 139.5- , W y�i �, \ 29 \\ \ o ( i 6 \ / //i �I0.739 Sq. \\ \ 9,868 Sq.Ft. F1 I I - /% j / WETLAND wi POND //8 � -,- -1 _ 1 1 's \ !/ WETLANDy nwl: 987.0 _171:6'- fll of 27 s ss / _L� 1 N 1 ! / OUTLOT B 47 I 1 /% . v / hwl: 988.0 C -�`•" 111 1 J �I 2,955 Sq.Ft. r ` \ / 1 1 ` 10,823. sq.Ft.1 I% // % yU I IN \\ \\ 36,167 Sq. Ft I-1 ----137.6 -I s5 - -J / /// / / / / /� // /!j /// `° �_ ss�l 10.866 Sq.Ft. 11µ11 1•e � I 1 \\ \ t .`°�o //% /r y. 624.1 % / / - 172.3- cIC185 TVA n -L_I -- ---139.7-1 - --, \ /r �r ' 2819 W DRAINAGE AND -' I / UTILITY EASEMENT 50 NORTH 0 I 25 50 1100 �� ■ ■ ■ ■ SCALE IN FEET 48 co 0 \ I11� 11,270 Sq.Ftl 0 10 I III I 75 4-I I -- -147,44 -- ----i ------ - ---, 49 10 112,584 Sq.Ftj 1 \� °-- 5 1 I --- - - - - -- I , --- 164.0- -- ---J 1 .D CREW NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF Ihereby certify that this survey, plan or report was prepared by me or under ision I duly Licensed Land TWP. 119 - RG E.23 - SEC.36 PRELIMINARY PLAT FILE NO. ALL _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT ct su and at am a Surveyor under the �E0.s', HENNEPIN COUNTY 5401 -655 AWN BY _ __ ___ ________________ SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY Lydetj f he St to ofMinnes v w o m SATHRE - BERGQUIST INC. DESIGN.DWG JML - -- - -- ---------- - - - - -- INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. ths 22 dayof.ctoer,2013. CORCORAN, RAVINIA 10 CKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE m 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 DBP USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING '�� u; �N `�� d MINNESOTA L E N NAR DATE I.2y13 - -- - -- ---------- - - - - -- FROM ILLEGITIMATE USE. David B. Pemberton, Professional Land Surveyor Minnesota License No. 40344 PRS PAP 11 to POND r - - - 1- 05-.5 I # 15 / 6�$`e�9 nwl: 985.0 2 •I - - _4- - - --1. 4 - hw: 9870 WETLAND 9 f - 7 - - � i � f-_ -- - - - �In - n n �- - �--1 14,552 Sq.Ft. MITIGATION v I I I I IN ,91 I I N 1 8 N 53 1 9 s Sq.Ft. 90 15,249 Sq. Ft. I 10,041 Sq.Ft. 9 I I al I I 13,645 Sq Ft. I -_1_3...8 77 r -- -- -- F. 14,388 S Ft. "75 - -J \ ❑ --� L enr 78 13,512 Sc.Ft. 54 / `b/ ❑ 5 13.446 Sc .Ft 88 - L / cn �s cN , do � p 3\S /6 / 9 WETLAND 13252 S 9 Ft. 9/ q` to 4.4 N N 13.414 Sq.Ft. / / !'/ / %! / /'/ / / / /•! /' / \. \': /i \/� / �\ \ /// / / / \ �s / / i\ \� s� \ \ \¢O / / \\ !/ !% / ' /�• // / /a�, 12,110 Sq., t. i'i z 14,346 Sq.Ft. % 1 lk 80 ❑ I y3 s' V A❑ / 5 s o v /� / v I Sq.Ft. \ / / 205.9 � s / \ 56 \- I - I 76 14,272 S Ft. 12,756 Sq.Ft. 9♦ / / 11,657 Sq.Ft. \ 82 1 / / \ WETLAND 11,480 Sq.Ft. / ��\\ 5 y/ �, ��\ //j / „ ,eho j \\ 60q i / \\63 2 J / / 75 v� . / / o ,j vv 5.834 s Ft. y8 _ \12,336 Sq.Ft. / / \\ t\ \ \�\ g)�\` l t =040 " l / 15,727 Sq.Fl. \/ \ // /� / ^ 1 ,`% !/ \\ `\ /// �p \� 7 °.3 128 0� 326 7 47 J `§� / / \ �s / i 7s \ 13,150 S \ � � 84 Iont L / \may\ h > \ / \ n� �\ \ ❑ 2y ' . ® / . \ / / \ / / `o \\ \\ 7 'b \' 3B \� 18,608 Sq.Ft. \\ 80\ / /\ 74 / Ro - \. 5 ? / I v zvv / / ) 12,848 Sq Ft / / Ate, � v v / /< � � � � .. / �. ❑ ^ / 58 / �a / \ \ \ / \ / /O �. / /\\5,852 Sq.Ft. / / I % t V AVM / A\ \V A /� 86 / / / / WCTLANJ // \?$ i vv� / / 57 o / I - I 2 ro \ \ \ \ 20,181 Sq.Ft. \ / 4,801 Sq.Ft. Q' / o / / \o ❑ s 85 1 t �o \�� \ ° \ \ I5,822 Sq.Ft. ,'/ }. /// oR•V / v/ II,688 Sq.Ft. \\ ° \ / / / / t/ / W ,1, v. y .v .y / / \ / X174 [QF / L / 17,209 Sq.Ft C/ J,l^"i M / / � / 10,213 Sq.Ft. / / \\ \ \ ?\ \ \ \ ii'�/ !% . / / ' ,2 / EE f �`�L_ % ♦ X h� M„ 4-_ v POND 1005 4 \ O / // 980/5 / t G 2 1 82 0 224 6 �4 4 z J 65 12.988 Sq.Ft. \ 113.606 Sq. R. I�i I h 1 1 11^ 68 1❑ nl 1 1 Ft. 10,108 1 I S / / \ / / ,/ a�� 61 \ W // / / ! ' / %' / /! ! %' / • / I r I I I q I 24,300 Sq.Ft. ��/ ❑ \ OUTLOT D \9 0,/ 6i \�( / " ^ ��' \ \ 62 \ \ i \ 140,733 Sq. Ft. 9� \\ \� �/ / � / `/ P o °o° // � e�4 sq.Ft. �\ 1 �_a9.a, \ �/ s e / /// \ ��� \ \ o WETLAND r \ \\i -- 69 / ❑ / , /' / // \ 16,829 Sq.Ft. \ \ \ 1 \ 71 \/ 1' 12,593 Sq.Ft. / / / / /// \ \ \ \ s\ \ /•. \ 20,632 s Ft. / -'7S0 / / / / "/6 \ \ \'�� \ R \ WETLAND IV W W W \ c / \ \ / / cb/ /// \ \ o \ \ MITIGATION 70 \ Q� �OUTLOT EN 14,287 Sq.Ft. i h 13,950 S N / / / / 64 cc1 K \ \ % q Ft. If 16.977 Sq Ft ' ❑ \\ \ \ \ \ \ '/ /% /% ! / /% !% / /�% I l5 I 101 // \ \6.3/ I II 1 \ \ - - - - L - - - - -- -� �. - - - -- ML I I- - - - - -� - - - - - -, --- - - - --� \�--------- , \---- - - - - -- 9 117.1 -_ -J �---- --- - - - --- _. '_- 2 121.9 g -- 0 163.6 93:3 110.8 100.8 0 369.8 HACKAMORE ROAD NORTH 25 0 25 50 too ■ ■ ■ SCALE IN FEET .D CREW NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF Ihereby certify that this survey, planor report was prepared by me orunder TWPA 19 - RGE.23 - SEC.36 FILE NO. ALL _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT Lyd,,,l ct su sion and at I am a duly Licensed Land Surveyor under the �E0.S SuR HENNEPIN COUNTY PRELIMINARY PLAT AWN BY SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT f he St to ofMinnes _ __ ___ ________________ v o DESIGN.DWG 5401 -655 JML SAIDAUTHORIZATIONCONSTITUTESANILLEGITIMATEUSEANDSHALLTHEREBY SATHRE - BERGQUIST INC. -- - -- ---------- - - - - -- INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. ths 22 day ofOctoer,2013. CORCORAN, RAVINIA 11 CKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ o ,,,, 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE m DBP USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING '�� s `�� MINNESOTA DATE FROM ILLEGITMATE USE. David B. Pemberton, Professional Land Surveyor cNFRS P �Pd`' L E N NAR 11 -- - -- --------------- - )-22-13 1 1 1 Minnesota License No. 40344 DRAWING NAME I NO. BY I DATE I REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE - BERGQUIST, INC: s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROMILLEGITMATEUSE. I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. Eas w S�R P SATHRE - BERGQUIST, INC. CITY PROJECT NO. PRELIMINARY GRADING PLAN RAVINIA L E N NAR FILE NO. 5401 -655 BASECORCORAN1 _ — _ _ -- _ _ _ - -- _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ — _ _ _ _ _ _ _ _ _ _ _ _ _ _ — — ---------- - - - - -- - -- DRAWN BY CORCORAN i MINNESOTA RSM :�pCHECKED 11 BY 0N eqs 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 d�� Pia RSM DATE ROBERT S. OLST D, P.E. Date: O -O3 3 Lic. 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BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. BASECORCORAN1 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT �yEas a�R -- PRELIMINARY GRADING PLAN 5401 -655 DRAWN BY SATHRE - BERGQUIST, INC's EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE o RSM SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. w N SATHRE - BERGQUIST, INC. INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. C O RCO RAN , RAV I N IA G P 2 CHECKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 5 ,, ,^ o ,,,, 150 SOUTH BROADWAY WAYZATA, MN. 5s391 (9s2) 476 -6000 — SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE /v/ m RSM _ USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING ROBERTS OLST D, P.E. mc4. A��� MINNESOTA L E N NAR DATE FROM ILLEGITIMATE USE. ___ ________________ "7. FRS 911 10123/13 Date: I o Z3 13 Lie. No. ,�L/Z8 P 11 I° 1 / \ I I a�11 v � 0 m � \ / \\ 1p0 o02 / 9 //' � / // �� \ \ I I `° S', \,la•..,I \ �\ 1 \�I\ � S. - -� � r - / _ \� \ � � � \\ \ 7s � I �_:.I I p� - / �� I ! / � —� ��� _ � -- _ \ \r\ \\ \ \i \\ ��'/ \ ii ❑��L' �����\ \ � �,e\ \�\ Dana- I ^ (� � �� \' c 987.0 1 I 'Al L13 1016. — I � \ \ 1 \\ Is � � ��� 71 —yl- /— I _ _ -- _ \ �' \ \ // 0 r A 935 SF r xe\ ®off co / % / i LLI� 4 1 ° 1 I ° �I I i� _— _l - --f —_ / � � \ � r\ \ Y I I I /�I s` \♦ \ I r 6 r I �W� N /� / � / �P� I 111 — I � I �� ml ]s I fl � \ 1 1 / / o V / 1 \\ $ \\ 7s —__ JI 1 1 � II I'•., I \ y .,.985• ''I � m w 111 / ! %y- 7 —.� '1 " 1i � 1 I I — \ I I (10p4.) 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USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE o RSM SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. w N SATHRE - BERGQUIST, INC. INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. C O RCO RAN , RAV I N IA G P 3 CHECKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 5 ,• ,^ o ,,,, 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 SATHRE- BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE /v/ m RSM _ USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING ROBERT S. OLST D, P.E. s�N �a�'�� MINNESOTA L E N NAR DATE FROM ILLEGITIMATE USE. / 10/23/13 — -- - -- ---------- - - - - -- Date: Io %3 I3 Lic. No. �—�yZB FRS 911 41 DRAWING NAME I NO. BY I DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS S'19 CITY PROJECT NO. FILE NO. BASECORCORAN1 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I ��Eas -- PRELIMINARY G RAD I N G PLAN 5401 DRAWN BY SATHRE - BERGQUIST, INC's EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. w � o SATHRE - BERGQUIST, INC. -655 RSM CHECKED BY — INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. N CORCORAN, RAVINIA Gtp, 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 RSM _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ — SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE — USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING ROBERT S. OLST D, P.E. A =�� MINNESOTA L E N NAR DATE — -- - -- ---------- - - - - -- FROM ILLEGITMATE USE. / Io -z_3 I3 �—�yZB FRS Pit 10/23113 Date: Lie. 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USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE o RSM SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. w N SATHRE - BERGQUIST, INC. INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. C O RCO RAN , RAV I N IA G P 5 CHECKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 5 ,• ,^ o ,,,, WAYZATA, MN. 55391 (952) 476 -6000 SATHRE- BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE 150 SOUTH BROADWAY /v/ m RSM — USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING ROBERT S. OLST D, P.E. NON �a� MINNESOTA L E N NAR DATE FROM ILLEGITIMATE USE. 10/23113 — -- - -- ---------- - - - - -- Date: ,O OL D Lie. 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I -- r 1 DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. BASECORCORAN1 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT Eas H�R`� -- PRELIMINARY GRADING PLAN 5401 -655 DRAWN BY SATHRE - BERGQUIST, INC's EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE o RSM SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. w N SATHRE - BERGQUIST, INC. 476 -6000 WAYZATA, M CHECKED BY N. 55391 (952) INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. C O RCO RAN , RAV I N IA G P 6 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 5 ,• ,^ o •,,, — SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE 150 SOUTH BROADWAY /v/ m RSM _ USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING ROBERT S. OLST D, P.E. NON �� MINNESOTA L E N NAR DATE FROM ILLEGITIMATE USE. -- - -- — — — — — — — — — — — — — — — — Date: /o Z3 I3 Lic. 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BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. BASECORCORAN1 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT Eas S�RL� -- PRELIMINARY GRADING PLAN 5401 -655 DRAWN BY SATHRE - BERGQUIST, INC's EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE o RSM SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. w N SATHRE - BERGQUIST, INC. INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. C O RCO RAN , RAV I N IA G P 7 CHECKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 5 ,^ o ,,,, WAY 150 SOUTH BROAD WAYZATA, MN. 55391 (952) 476 -6000 SATHRE- BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE /v/ m RSM — USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING ROBERT S. OLST D, P.E. mc4. A =�� MINNESOTA L E N NAR DATE FROM ILLEGITMATE USE. ,0/23/13 — -- - -- ---------- - - - - -- Date: IO -z_3 I3 Lic. 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USE WITHOUT AMA DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE o RSM SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. w N SATHRE - BERGQUIST, INC. INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. C O RCO RAN , RAV I N IA G pg CHECKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 5 ,, ,^ o ,,,, 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 SATHRE- BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE /v/ m RSM — USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING ROBERT S. OLST D, P.E. mc4. A =�� MINNESOTA L E N NAR DATE FROM ILLEGITMATE USE. / 10/23113 — -- - -- — — — — — — — — — — — — — — — — Date: Io %3 I Lie. 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BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. BASECORCORAN1 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT Eas S�R -- PRELIMINARY GRADING PLAN 5401 -655 DRAWN BY SATHRE - BERGQUIST, INC's EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE o RSM SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. w N SATHRE - BERGQUIST, INC. INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. C O RCO RAN , RAV I N IA G Pg CHECKED BY WAY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 5 ,• ,^ o 150 SOUTH BROAD WAYZATA, MN. 55391 (952) 476 -6000 SATHRE- BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE RSM _ USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING yT-8 mGF RS 4� MINNESOTA DATE - - - - - - - - - - - - - - - - - - - - - - FROM ILLEGITIMATE USE. ROBERT S. OL D Pit A = L E N NAR P11 10/23113 Date: _ Lie. No. m A /., r cs /f/ Yfi 1 // — �■����' // / ,/ i/ I \ _ice TF,00sa 9. 1 , 1 1 / I I I o 1 I yI � I o° �j�I ,F9983 I I BF 9878 I 11 ULL' F a'71 i i I �/ / // l ' \ g 01 1 In I 1 �� - -I � � f / \ –Y1 / < i' \ \ \ 1 7-� I I I 7 ' •f _/ f � % /% i/ 1Xg r I I � – � /i .. / \ / a / 5 9sls \_000.61 (1a°i) \ L /• Ill I ! 1 // / %/' J� I dQ I I �1.3 I -n i �h / gg41' I � I 9 00 / \ 1 III \ I j t – ,C / / I � 11 �, 1 ,, s / � � r ��,� /�� �/� /// \ ��a \ D \\ \ 4 I \ I J j �m I j I I �' \�. - -� � –' / • i I I I , i/ \ 1 987.6 i' /// – I 1 \ I NoRWri �II I I -,1 96.1\ 5q I z5 50 100 X9 \ 1 / / / / / SCALE IN FEET j \ % as �� 1\ \ m $o°ro / , es. /// o 1• a / / //' � I / 1 \� -- \ . \ �� \ \ \s.\ - °�� �� // // c�,�Q��� I� `� / — � I \\ \ /// / / L-f- _ \ II\ `' �\ �� lc � — (�zs1X"g ��j � -- �•• I FB e / \ TF 9998 P \ 991 I \ \— _ 3 ' • _? . . s s. 9 2•p X g9 GF9995 1497 I — — ` \�9g TF1001.3 h 8F - I._i 1000' W \ m v SY 1 113.3 F fo ° es— ' / \\ s` �> i` rss 9g "0 ' /���_�_ r — \ _ —�' X \ \ o g5• \\ s' � sd6 I , s gg — 91'I o I�'I " ) I / 1\ ,\s/ � /,X ,�m _65 �, _ Ni' "l TFSea.7 - -- -- I / � � 9� '' �1— I s _ - -- / /s+ — � s4. 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BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. BASECORCORAN1 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT Eas S�R -- PRELIMINARY GRADING PLAN 5401 -655 DRAWN BY SATHRE - BERGQUIST, INC's EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE o RSM SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. w N SATHRE — BERGQUIST, INC. INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. CO RCO RAN , RAV I N IA G P 10 CHECKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 5 ,, ,^ o ,,,, 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 SATHRE- BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE /v/ m RSM - USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING ROBERT S. OLST D, P.E. mc4. A MINNESOTA L E N NAR DATE FROM ILLEGITIMATE USE. / 10/23113 - -- - -- ---------- - - - - -- Date: Io %3 I3 Lie. No. �-�yZB FRS Fit P11 / i 'b\ .seas ( / �� 4 \ \ �S e9� Ga � -- - --- -� 10 \ 51 ,82 Sf) / ' . 75, _ iss TF ,mm� I I ' \ 06 - - - - -- / — - - -- - \ \\\ —ll r I `\ -7004 — 1 - -- \ Lo�orie- I II ° \__/ I \ � \ / / // \ \\ \\ 988\ —J // / ✓ j/� / //; \ \ � \ e.e\\ �` — S�'6�_ ,� -a ss�i —_� J � __ � � � .— - I,_ — 996 —__' \ / �' \ \ / / 2.3 / . /. / • '. r J/ %. / \ ���� �— l All 1 .. �` l l — 994- - v / / 80.8 I \ \ in \\ � � \ % // / / 1 �/i j/ . / \ �' ems,'%% 1 \� X / � sf % \ sr \\s �� ✓/ 29s� 1 / ��\ \�\ \\ \ \\\4�oa\ \; \\ /Ji /! • / / / / \\ \ a9•'3 / //> `�ti vy, 1 , a 'x98 ' / \� Q?s � \ ��\ i----_ � // :', / �\ \ �, \� ssa / cos • o 9", \ \'P \\ 980.4 I �` / % �(sa� � ;� a� 9 /1994• \\ \\ /j . / j �r / / \ \\ T � .. �'�\\ mo 1 \ \ / cT �� . 5� \ rF\ ♦ / \ \ ij . / ri / % / �\ o l \ TT 700" J cF r�oOS'a — \ '� L \ � r � \ °pis ( \\\ / / 9BQ9 :s97 / \ � / \ \ � \ \— / � -99B \L Y` \ / /r rr r W r r rr �' / \ \ •Cc \ -� ,l 1.6 // I ,/ '�. k \ \ / \.os •❑ / \/� \ � •�: ( fir � r r / \ s � -cn-•\ / / /r / IMVncTND: ,4 795 SF � —_- / - \ GP;, \ i `� \ ow \ \ \\ \ � 'i✓ � g 1i ��1 r tiF L'' '= _ \�/ /'/ / / q04 / `�' � > — /�//�"7�1 N\ _ / Bo.l � \ / / % /i i • j // 1 I Boo Gf / I \ 1 \ � ^ � \❑ r/ e � �,, ,000 i' GFS9r \ $ \Ti' \ / / 1 i \ \� \ \ -If 1W \ OF 9a9P \ ; 1 1 \\ ! � / ! \\ /% •i I \ ' \� I R / ! r s / �_ —�-� \ � �Aro ►, / / ! o // %7 \� _F/ o m(,3) 0 O Z I O \ .1 996 � ✓' \ � 7,U'I / / � • \ BFB a / / ! I f ^, 6 79.5 /\\000— \ \ w Q� 1 I \\ 1x \ \ \ \\ cyk 40, 1�°a \ \ \ \9�$0 X \ • yg `— � — /// $�3 I j \ r \ \\ — / 1010 -- Nokrx 50 25 0 25 50 1100 SCALE IN FEET DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. BASECORCORAN1 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT Eas S�R -- PRELIMINARY GRADING PLAN 5401 -655 DRAWN BY SATHRE - BERGQUIST, INC's EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE o RSM SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. w N SATHRE - BERGQUIST, INC. INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. CO RCO RAN , RAV I N IA G P 1 CHECKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 5 ,• ,^ o ,,,, WAYZATA, MN. 55391 (952) 476 -6000 SATHRE- BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE 150 SOUTH BROADWAY /v/ m RSM _ USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING ROBERT S. OLST D, P.E. NON �a�'�� MINNESOTA L E N NAR DATE FROM ILLEGITIMATE USE. 10/23/13 — -- - -- — — — — — — — — — — — — — — — — Date: IO -z_3 I3 Lie. No. —��/Z8 FRS 911 41 I I 1 r WETLAND IMPACT TOTAL WETLAND IMPACT: 81,713 SO FT Bo, a• 1 1 1 4 f , / - /6- I 1 I 1 ;; X0.0 \ ,\ / / i �\ 98 WETLAND MITIGATION 1 and ltlgatl I\ Q o 1 4)I I IT— — �� \ TOTAL WETLAND CREATION: 135,545 SQ FT 1 ✓ .,., \ r I ' 11 °� �' �\ °j� III \ � Wetland M �� s d 6 �\ A r,�✓ / V �/� \ v . / 79.5 ✓ n,8r . , I / I 1 r � � I � � � v � . —14 678 / i - - -� _ 6 • X9p87T•� —_ �4� —� � & h C 51i,82Q sf> �'i — 983.0 j / 0,00 / s' \ '986, —_� ---- - - - - -- —` 982.01 983,0; VORIH 60 30 0 30 60 120 SCALE IN FEET DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE - BERGQUIST, INC: s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE - BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITIMATE USE. I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. �/e >L 5' -�% %�- 1-1 ERS w SCR` ° SATHRE - BERGQUIST, INC. CITY PROJECT NO. WETLAND IMPACT /MITIGATION PLAN RAVI N IA LENNAR FILE NO. 5401 -655 BASECORCORAN1 — _ — — -- __ -- -- - -- - -- ___ — — — — — — — — — — — — — — — — ---------- - - - - -- ________________ -- DRAWN BY CORCORAN , MINNESOTA RSM W P 1 P i CHECKED BY a m .... �NFRS y 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952)476 -6000 P P Pd`' RSM DATE ROBERT S. OLM ST�4D. P.E. vZ8 Date: O z3 3 Lic. No. Y' 10/23/13 c 2013 Westwood Professional Services, Inc. Overall Preliminary Plant Schedule SYMBOL QTY. COMMON /BOTANICAL NAME OVERSTORY 660 Sugar Maple / Acer saccharum Autumn Blaze Maple / Acer x freemanii 'Jeffers Red ALT OVERSTORY 61 ORNAMENTAL 311 EVERGREEN 406 SHRUBS 2744 Sienna Glen Maple / Acer x freemanii 'Sienna' Northwood Maple / Acer rubrum 'Northwood' SIZE River Birch / Betula nigra 2.5" BB Whitespire Birch / Betula populifolia 'Whitespire' 2.5" BB Niobe Weeping Willow / Solix alba 'Tristis' 2.5" BB Prairie Cascade Willow / Salix 'Prairie Cascade' 2.5" BB Imperial Honeylocust / Gleditsia triacanthos var. inermis 'Impcole' 2.5" BB Skyline Honeylocust / Gleditsia triacanthos var. inermis 'Skycole' 2.5" BB Northern Pin Oak / Quercus ellipsoidalis 2.5" BB Red Oak / Quercus rubra 2.5" BB Swamp White Oak / Quercus bicolor 2.5" BB Redmond Linden / Tilia americana 'Redmond' 2.5" BB Greenspire Linden / Tilia cordate ' Greenspire' 2.5" BB Discovery Elm / Ulmus davidiana var. japonica 'Discovery' 2.5" BB Princeton Elm / Ulmus americana 'Princeton' 2.5" BB Accolade Elm / Ulmus japonica x wilsoniono 'Morton' 2.5" BB Autumn Gold Ginko / Ginko biloba 'Autumn Gold' 2.5" BB Thornless Cockspur Hawthorn / Crataegus crusgalli ' Inermis' 1.5" BB Japanese Tree Lilac / Syringa reticulate 6' HT., BB CLUMP Allegheny Serviceberry / Amelanchier laevis 6' HT., BB CLUMP Quaking Aspen / Populus tremuloides 1.5" BB Prairie Rose Crab / Malus 'Prairie Rose' 1.5" BB Prairiefire Crab / Malus ' Prairiefire' 1.5" BB Profusion Crab / Malus 'Profusion' 1.5" BB Black Hills Spruce / Picea glauca densata 6' HT., BB Colorado Green Spruce / Picea pungens 6' HT., BB Norway Pine / Pinus resinoso 6' HT., BB White Pine / Pinus strobus 6' HT., BB Scotch Pine / Pinus sylvestris 6' HT., BB Ponderosa Pine / Pinus ponderosa 6' HT., BB Techny Arborvitae / Thuja occidentalis 'Techny' 4' HT., BB Techny Globe Aborvitae / Thuja occidentalis 'Techny Globe' 36" HT., POT Mint Julep Juniper / Juniperus chinensis 'Monlep' 24" SPRD., POT Mugo Pine / Pinus mugo pumilio 24" SPRD., POT Taunton Yew / Taxus medii 'Taunton' 24" SPRD., POT Red Gnome Dogwood / Cornus alba sibirica 'Red Gnome' 36" HT., POT Nannyberry Viburnum / Viburnum lentago 36" HT., POT Arrowood Viburnum / Viburnum dentatum 36" HT., POT Black Chokeberry / Aronia melanocarpa 36" HT., POT Compact American Cranberrybush Viburnum / Viburnum trilobum 'Compacta' 24" HT., POT Annabelle Hydrangea / Hydrangea arborescens 'Annabelle' 24" HT., POT Limelight Hydrangea / Hydrangea paniculata 'Limelight' 36" HT., POT Anthony Waterer Spirea / Spiraea x bumaldo 'Anthony Waterer' 24" HT., POT Renaissance Spirea / Spiraea x vanhouttei 'Renaissance' 24" HT., POT Snowmound Spirea / Spiraea nipponica ' Snowmound' 24" HT., POT Little Princess Spirea / Spiraea japonica 'Little Princess' 18" HT., POT Fire Light Spirea / Spiraea 'Fire Light' 18" HT., POT Red Prince Weigela / Weigela florida 'Red Prince' 36" HT., POT My Monet Weigela / Weigela florida 'My Monet' 18" HT., POT Wine and Roses Weigela / Weigela florida 'Alexandra' 24" HT., POT NOTE: QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY. Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 www.westwoocips.com I hereby certify that this plan was prepared by me or under my I Revision: direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota Cory Meyer Dam 10/23/13 Umse No. 26971 Planting Notes 1. CONTRACTOR SHALL CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TO VERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO INSTALLATION OF ANY PLANTS OR LANDSCAPE MATERIAL. 2. ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS. 3. NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. 4. ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO SUBMISSION OF ANY BID AND /OR QUOTE BY THE LANDSCAPE CONTRACTOR. 5. CONTRACTOR SHALL PROVIDE TWO YEAR GUARANTEE OF ALL PLANT MATERIALS. THE GUARANTEE BEGINS ON THE DATE OF THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTEN ACCEPTANCE OF THE INITIAL PLANTING. REPLACEMENT PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEE COMMENCING UPON PLANTING. 6. ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA -GROWN AND /OR HARDY. SPECIMEN GRADE SHALL ADHERE TO, BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS: ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, WOUNDS, SCARS, ETC. ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES. ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES. ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING. CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH RATIO OF NO LESS THAN 5:3. 7. PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1 -2004 OR MOST CURRENT VERSION) REQUIREMENTS FOR SIZE AND TYPE SPECIFIED. 8. PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES. 9. PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL -IN MATERIALS IF NECESSARY; TEMPORARY ONLY. 10. PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR /ROOT FLAIR IS LOCATED AT THE TOP OF THE BALLED & BURLAP TREE. IF THIS IS NOT THE CASE, SOIL SHALL BE REMOVED DOWN TO THE ROOT COLLAR /ROOT FLAIR. WHEN THE BALLED & BURLAP TREE IS PLANTED, THE ROOT COLLAR /ROOT FLAIR SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE. 11. OPEN TOP OF BURLAP ON BB MATERIALS; REMOVE POT ON POTTED PLANTS; SPLIT AND BREAK APART PEAT POTS. 12. PRUNE PLANTS AS NECESSARY - PER STANDARD NURSERY PRACTICE AND TO CORRECT POOR BRANCHING OF EXISTING AND PROPOSED TREES. 13. WRAP ALL SMOOTH- BARKED TREES - FASTEN TOP AND BOTTOM. REMOVE BY APRIL 1ST. 14. STAKING OF TREES AS REQUIRED; REPOSITION, PLUMB AND STAKE IF NOT PLUMB AFTER ONE YEAR. 15. THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONS PRIOR TO PLANTING. LANDSCAPE CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR THE NEED OF ANY SOIL AMENDMENTS. 16. BACKFILL SOIL AND TOPSOIL TO ADHERE TO MN /DOT STANDARD SPECIFICATION 3877 (SELECT TOPSOIL BORROW) AND TO BE EXISTING TOP SOIL FROM SITE FREE OF ROOTS, ROCKS LARGER THAN ONE INCH, SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED OTHERWISE. MINIMUM 4" DEPTH TOPSOIL FOR ALL LAWN GRASS AREAS AND 12" DEPTH TOPSOIL FOR TREE, SHRUBS, AND PERENNIALS. 17. MULCH TO BE AT ALL TREE, SHRUB, PERENNIAL, AND MAINTENANCE AREAS. TREE AND SHRUB PLANTING BEDS SHALL HAVE 4" DEPTH OF SHREDDED HARDWOOD MULCH. SHREDDED HARDWOOD MULCH TO BE USED AROUND ALL PLANTS WITHIN TURF AREAS. PERENNIAL AND ORNAMENTAL GRASS BEDS SHALL HAVE 2" DEPTH SHREDDED HARDWOOD MULCH. MULCH TO BE FREE OF DELETERIOUS MATERIAL AND COLORED RED, OR APPROVED EQUAL. ROCK MULCH TO BE BUFF LIMESTONE, 1 1/2" TO 3" DIAMETER, AT MINIMUM 3" DEPTH, OR APPROVED EQUAL. ROCK MULCH TO BE ON COMMERCIAL GRADE FILTER FABRIC, BY TYPAR, OR APPROVED EQUAL WITH NO EXPOSURE. MULCH AND FABRIC TO BE APPROVED BY OWNER PRIOR TO INSTALLATION. MULCH TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE). 18. EDGING TO BE COMMERCIAL GRADE VALLEY -VIEW BLACK DIAMOND (OR EQUAL) POLY EDGING OR SPADED EDGE, AS INDICATED. POLY EDGING SHALL BE PLACED WITH SMOOTH CURVES AND STAKED WITH METAL SPIKES NO GREATER THAN 4 FOOT ON CENTER WITH BASE OF TOP BEAD AT GRADE, FOR MOWERS TO CUT ABOVE WITHOUT DAMAGE. UTILIZE CURBS AND SIDEWALKS FOR EDGING WHERE POSSIBLE. SPADED EDGE TO PROVIDE V- SHAPED DEPTH AND WIDTH TO CREATE SEPARATION BETWEEN MULCH AND GRASS. INDIVIDUAL TREE, SHRUB, OR RAIN - GARDEN BEDS TO BE SPADED EDGE, UNLESS NOTED OTHERWISE. EDGING TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE). 19. ALL DISTURBED AREAS TO BE SODDED EXCEPT POND AREAS & WETLAND BUFFER AS NOTED ON THE GRADING PLAN. SOD TO BE STANDARD MINNESOTA GROWN AND HARDY BLUEGRASS MIX, FREE OF LAWN WEEDS. ALL TOPSOIL AREAS TO BE RAKED TO REMOVE DEBRIS AND ENSURE DRAINAGE. SLOPES OF 3:1 OR GREATER SHALL BE STAKED. IF NOT INDICATED ON LANDSCAPE PLAN, SEE EROSION CONTROL PLAN. 20. PROVIDE IRRIGATION TO ALL PLANTED AREAS ON SITE. IRRIGATION SYSTEM TO BE DESIGN /BUILD BY LANDSCAPE CONTRACTOR. LANDSCAPE CONTRACTOR TO PROVIDE SHOP DRAWINGS TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATION OF IRRIGATION SYSTEM. CONTRACTOR TO PROVIDE OPERATION MANUALS, AS -BUILT PLANS, AND NORMAL PROGRAMMING. SYSTEM SHALL BE WINTERIZED AND HAVE SPRING STARTUP DURING FIRST YEAR OF OPERATION. SYSTEM SHALL HAVE ONE -YEAR WARRANTY ON ALL PARTS AND LABOR. ALL INFORMATION ABOUT INSTALLATION AND SCHEDULING CAN BE OBTAINED FROM THE GENERAL CONTRACTOR. 21. CONTRACTOR SHALL PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THE PLANT IS FULLY ESTABLISHED OR IRRIGATION SYSTEM IS OPERATIONAL. OWNER WILL NOT PROVIDE WATER FOR CONTRACTOR. 22. REPAIR, REPLACE, OR PROVIDE SOD /SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD AREAS ADJACENT TO THE SITE DISTURBED DURING CONSTRUCTION. 23. REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER. Dedgned: CLM Checked: CLM Drawn: SYE Record Drawing by/date: Call 48 Hours before digging: 811 or call811.com - -r i 1 i i i Prepared for: Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Ravinia Corcoran, MN Overall Landscape Plan c 2013 Westwood Professional Services, Inc. W Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under my RevWone: 7699 Anagram Drive direct supervision and that I am a duly licensed LANDSCAPE Eden Prairie, MN 55344 ARCHITECT under the laws of the State of Minnesota PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 Cory Meyer Westwood www.westwoodps.com Dam 10/23/13 Lieense No. 26971 > a: CLM Prepared for: Che&ed: Drawn: S1lS Record Drawing jW to Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Ravinia Corcoran, MN Preliminary Landscape Plan W Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 Westwood www.westwoodps.com I hereby certify that this plan was prepared by me or under my I Revision: direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota Cory Meyer Dam 10/23/13 Umse No. 26971 Designed, CLM Prepared for: Checked: CLM Drawn: S1fB Record Drawing by /date: Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Ravinia Corcoran, MN Call 48 Hours before digging: 811 or ca11l cd7m- Common Groun Allian e I I i i I / / I / / / I) / L NCE MENT I I I I I) I' x (�' I 100' 200' 300' 0002528PLP03.dwg Date: 10/23/13 Sheet: 3 of 7 Preliminary Landscape Plan W Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 Westwood www.westwoodps.com I hereby certify that this plan was prepared by me or under my I Revision: direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota Cory Meyer Dam 10/23/13 Umse No. 26971 Designed, CLM Prepared for: Checked: CLM Drawn: S1fB Record Drawing by /date: Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Ravinia Corcoran, MN Preliminary Landscape Plan c 2013 Westwood Professional Services, Inc. Median & Buffer Detail Island Detail (TYP.) 41, MEMO I s I l._ ................... . .... . ................ --- ------------------------------------- :• 1 l 711, 0.. Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 www.westwoodps.com I hereby certify that this plan was prepared by me or under my I Revision: direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota Cory Meyer Dam 10/23/13 Keene No. 26971 ENTRANCE' MONUMENT 0 r 0 u 1 1 1 1 1 1 1 1 1 I' Entry Detail ................: ::::. 2 -3' SOD EDGE (TYP.) D1........................................ WETLAND NOT FOR CONSTRUCTION > a: CLM Prepared for. CLM Lennar Drawn sY8 16305 36th Avenue North, Suite 600 Rem °M"dft tiy�'a� Plymouth, MN 55446 Ravinia Corcoran, MN Call 48 Hours before digging: 811 or call811.com Common Ground Alliance EES PARKWAY MEDIAN PLAN INGS,,.. • Perennials • Orn. Grasses • Shrubs • Ornamental & Overs ory Trees 3 -5' SHRUBS & ORN. GRASSES 0002528PLP05.dwg Date: 10/23/13 sheet: 5 of 7 Landscape Plan Details c 2013 Westwood Professional Services, Inc. City Park Detail Scale: P =20' 1 i 71771��" Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 www.westwoodps.com I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota Cory Meyer Dam 10/23/13 Umse No. 26971 PERNNIALS/ ANNUAL BED Private Pool Detail 1 1 1 I: 1 ! 1 1 I 1 EXISTING TREE \\ j TO REMAIN \ j\ 11 1 WETLAND `\ FIREPIT 1 \ - PAVER SEATING AREA 11 •\ ARBOR SHELTER j \ 11 ` •\ 11 •\ \ \._._._._._._._._._._._ — — ' WET `4 RIIP- FR Designed, CLM Checked: CLM Drawn: SYE Record Drawing by/date: Prepared for: I I 1 \ \ \ \ \ \ 1 \ \ \ r Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Call 48 Hours before digging: NOT FOR CONSTRUCTION 811 or cal1811.com Common Ground Alliance 0002528PLP06.dwg Ravinia Corcoran, MN Date: 10/23/13 sheet: 6 of 7 Landscape Plan Details c 2013 Westwood Professional Services, Inc. Main Entry Monument Scale: 1/2" = 1'-0" Cluster Mailbox Station Scale: 1/2" = 1' -tt R.S. CEDAR DECORATIVE BRACKETS 4x6 R.5. CEDAR OR055BAR —METAL SUPPORT BRACKETS _ 11 C= [717 = / A GT / A L7 -7' -6 W Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 Westwood www.westwoodps.com 5' -6.. L 7' L I hereby certify that this plan was prepared by me or under my I Revision: direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota Cory Meyer Dam 10/23/13 Lkmse No. 26971 PRECA5T GAP CEDAR CORBELS MANUF. STONE VENEER (TBD) 56" DECORATIVE FENOIN6 Mailbox Unit (Post Mount) u. r 1P All Aluminum Construcion R:.K. Designed, CLM Checked: CLM Drawn: S1fB Record Drawing by /date: Prepared for: Sub - Neighborhood Monument Scale: 1/2" = 1'-0" ao=i A ST i A o Trailhead Monument Scale: 1/2" = 1'-0" 3' -6 I. a' I. --=- A r T i A 0 2' -6" + Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Call 48 Hours before digging: NOT FOR CONSTRUCTION 811 or ca11811.com Common Ground Alliance 0002528PLP07.dwg Ravinia Corcoran, MN Date: 10/23/13 sheet: 7 of 7 Landscape Plan Details c:2073 Wtat --od Fwvftsskna Inc Caty Park De al US ecDcg- TRAL Lr %FLMi w Weawood 159im PtiVSte PODI Dttea -;,A.—K 3EN 411Z IL I FFM cn Lemnar C�jl " Ho,�s zekx� NOT FOR CONSTRUMON 811 cr OWISIl.cafn 6 7 Ra-lir.irffiiia p e F I' L and5ca pe l" OL tajU Cm, 3 I---- - - - - -- , , I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ROBERT S. OLST D, P.E. Date: O -7_3 3 Lic. No. Y' Fp SATHRE - BERGQUIST, INC. 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 mii+ �P cNFR s P a�2 NORPH 300 150 0 150 300 600 ■mmm� SCALE IN FEET BITUMINOUS TRAIL (8'& 12') ■ CONCRETE SIDEWALK (5) TABOR TRAIL DRIVEWAY OTE: ALL BITUMINOUS TRAILS SHALL BE 8' JIDE WITH THE EXCEPTION OF THE TRAIL ONNECTING TO HUNTER ROAD AND THE RAIL TO THE TABOR PARCEL. THESE RAILS WILL BE 12' WIDE. PEDESTRIAN CIRCULATION PLAN CORCORAN , RAVI N IA MINNESOTA LENNAR FILE NO. 5401 -655 PC USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF BASECORCORAN1 — — — — — — — — — — — — — — — — — — — — — — INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT DRA BY ER , ICO: S EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID S RSM _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY AUTHORIZATION IZATIO INDEMNIFY SATHRE - BERGQUIST, INC. OF ALL RESPONSIBILITY. CHECKED BY SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE RSM — -- - -- — — — — — — — — — — — — — — — — USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING DATE FROM ILLEGITIMATE USE. 10/23/13 _ I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ROBERT S. OLST D, P.E. Date: O -7_3 3 Lic. No. Y' Fp SATHRE - BERGQUIST, INC. 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 mii+ �P cNFR s P a�2 NORPH 300 150 0 150 300 600 ■mmm� SCALE IN FEET BITUMINOUS TRAIL (8'& 12') ■ CONCRETE SIDEWALK (5) TABOR TRAIL DRIVEWAY OTE: ALL BITUMINOUS TRAILS SHALL BE 8' JIDE WITH THE EXCEPTION OF THE TRAIL ONNECTING TO HUNTER ROAD AND THE RAIL TO THE TABOR PARCEL. THESE RAILS WILL BE 12' WIDE. PEDESTRIAN CIRCULATION PLAN CORCORAN , RAVI N IA MINNESOTA LENNAR FILE NO. 5401 -655 PC 150 0 44 V 987.0 %a88.o 13 087.01, 9519.0 WQ I �* 1 -- as OUTLOTC �APPROX. 119 116 WETLAND \29 I 110 J L - - - - - - - 114 2 OUTLOT B 113 ill 41 28 27 N. -I F 98 99 109 48 K A r- 1-7117 C' APPROX. APPROX. WETLAND WETLAND 100 108 A 49 - -- ---------- ------ - ------ zi APPROX. 107 -- ---- T ------ -- WETLAND 101 50 e 96 102 OUTLOT F 106 51 i It ------------ ---------------------- 95 103 ------------------- 104 105 1 - 52 ----------- i 1 94 -------- _4 ----------------------- WETLAND 93 77 92 53 78 91 90 89 54 -.100 14 ............ 79 55 --------------- 87 80 -------------- 1� 56 81 82 --- -- ------ -- loo APP ROX. ---------T 83 - WETLAND II --------- ---------- 76 84 60 L ------------- i --------------- --- 86 59 --------- L......... ....... ....... . ................ .... ... p 85 ------ - - - ------------- 74 58 73 57 --- ---------- t�l -- ---------- 72 68 65 WETLAND OUTLOT D APPROX. Al WETLAND 6 71 69 OUTLOT E 63 62 Ij 11 64 70 --------------- ------------- - L -- - - - - -- - - - - - - - - - — — — — — — — — — -RID -- --- -- -- --- BITUMINOUS TRAIL (8- & 12') ------------------ HACKAMORIE ---------------------------------------------------------- --7- CONCRETE SIDEWALK (5) - - - - - - - - - - - - - - - - - - - - - - - - - - - NORTH 100 50 d 50 100 20 0 TABOR TRAIL DRIVEWAY 1 0 m 6 OEM SCALE IN FEET x x NOTE: ALL BITUMINOUS TRAILS SHALL BE 8' WIDE WITH THE EXCEPTION OF THE TRAIL DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. CONNECTING TO HUNTER ROAD AND THE FILE NO. BASECORCORAN1 INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I TRAIL TO THE TABOR PARCEL. THESE DRAWN BY - - - - - - - - -- - - - - - - - - - - - - - - - - - SATHRE-BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE 5401-655 RSM - - - - - - - - -- - - - - - - - - - - - - - - - - - SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. ot SATHRE-BERGQUIST, INC. TRAILS WILL BE 12' WIDE. CHECKED BY - - - - - - - - -- - - - - - - - - - - - - - - - - - INDEMNIFY SATHRE-BERGQUIST, INC. OF ALL RESPONSIBILITY. 150 SOUTH BROAD. WAYZATA, MIN. 55391 (952) 476-6000 CORCORAN, M/-\ v 1114 1 m -F C2 RSM - - - - - - - - -- - - - - - - - - - - - - - - - - - SATHRE-BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE - - - - - - - - -- - - - - - - - - - - - - - - - - - USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING MINNESOTA DATE - - - -- - -- -- ---------- - - - - -- FROM - ILLEGITIMATE USE. ROBERTS, �OLfD 91141 LENNAR P 10123113 Date: - _ �_ Lie. No. a? 0 0 - - - - - - -- 411 412 423 red;. Lter FacE!y_ r (1.26 Acres) —396— — — ------------- w 4 398 10 9821.01 9B� 0 132 OL. H 133 409 OUTLOT M a.s 131 4 134 402 130 136 137 403° 171 2 III ireatmer&� 138 405 406 Pa,j 0 192 129 170 - 1 193 139 167 168 128 194 166 169 190 RD 158 165 141 Q 195 127 LIY 140 164 98 i 9865 157 1"9 196 159 126 188 142 lbo 197 179 172 162 /� 178 - - - - - - - - - - - 125 187 OUTLOTI 1 5 161 173 124 Q 198 - - - - - - - - - / 1 17 75 174 8 � . � Ip 186 I I 9855,! 986.5 / v - - _ 154 199 123 185 15- 1 10 6 52 184 200 9 A V-\ LJ L-/ I I 182 33 14 146 4 --------- - - - - -- 150 44 OUTLOT C �APROX. WETLAND 119 116 30 46 IL 19 I III 20 21 22 117 115 11 \ L_ - - - - -- 114 110 T 47 OUTLOT B N113 112 . i 28 i 27 -1 F - - - - - - - - - - - - - -- - 98 X, -,T4!4t 99 109 4. T APPROX. r-\ h A r'- 1-77 APPROX. i1 i1 I WETLAND X1 WETLAND \-j IV I L 100 108 49 97 ------- - ----- - APPROX. 107 WETLAND I 1 101 10 - — - __ - - - - JW BITUMINOUS TRAIL (8- & 12') 102 - - - - - - - 106 OUTLOT F 95 103 104 105 ------------------- �j CONCRETE SIDEWALK (5) 0 v " 11 52 94 100 50 0 50 100 200 0A --4-1 - -------- ------ TABOR TRAIL DRIVEWAY Amm6m� 0 0 0 0 IIIIIIIIIII0LE IN FEET 9 3 NOTE: ALL BITUMINOUS TRAILS SHALL BE 8' HIM 116�', WIDE WITH THE EXCEPTION OF THE TRAIL CONNECTING TO HUNTER ROAD AND THE DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. BASECORCORAN1 - - - - - -- - - - -- - - - - - - - - - - - - - - - - - INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I e\ls s"IN, 0 TRAIL TO THE TABOR PARCEL. THESE 5401-655 DRAWN BY SATHRE-BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AMA DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE TRAILS WILL BE 12' WIDE. - - - - - -- - - - -- - - - - - - - - - - - - - - - - - SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. RSM SATHRE-BERGQUIST, INC. CHECKED BY - - - - -- - - - -- - - - - - - - - - - - - - - - - - INDEMNIFY SATHRE-BERGQUIST, INC. OF ALL RESPONSIBILITY. 150 SOUTH BROADWAY WAYZATA, MIN. 55391 (952) 476-6000 CORCORAN, HAVINIA P C 3 - - - - - -- - - - -- - - - - - - - - - - - - - - - - - SATHRE-BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE RSM __ USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING MINNESOTA --------------------------- S DATE - - - - - -- - -- -- - - - - - - - - - - - - - - - - - FROM ILLEGITIMATE USE. OLST P.E. 91141 LENNAR - S. (D�p Li.. No. 10/23113 R.01.E� �/ — PC6_j 0 1 258 I 251 ,..- /f 250 / 249 246 247 245 24 242 241 240 ,2 �\ f� 28 H �l 329 1 330 332 333 'E- id 18 1 996.9 A. 334 !k! �_ —_j 379 00 336 335 y� OUTLOT O �I �'� OUTLOT N %� 219 218 217 216 215 214 213 TRAIL TO THE TABOR PARCEL. THESE 1 } TRAILS WILL BE 12' WIDE. I " OUTLOTJ 386 RD i _ _ — • R�2\ \ I 387 424 425 426 427 388 389 417 418 \ 203 • 1 I 419 r 393 392 390 416 II I 420 - - -_ I I 415 I I 391 I 1 Q 94 1 421 201 V / 1 414 �'" 1 422 UTL K I �. 414 • I I off _ Ib F - - - - - -- (1.26 Acres) — — — — — _ — 399— ass _ _ �� — —a1� a1z - -- �• t ;:eat %� 423 1 - - -- ` \ • _ 396 j _ — , °• Q I I • 398 410 � � 9£32.011 9985,0 397 1 ': 1 132 / OL. H - -_ —_ —_ - - - - --- 1 ,�.w. OUTLOT M -� b ) a� 133 �\ � 409 I � � I 34 RDA / 408 ; \ 402 �� �� [ /�� I� \� •� 130 ' I - -_— 136 ..� � 407 ( ) 1 137 403 • 404 `� �j 1 171 2 j' Treatment / \ 138 405 I 406 i/ • I I'cnd 6 i ( 9 9 88; 9.0 1 NORTH 1 9 i 50 050 100 200 193 \ 139 - - - - I ) SC � ■ ,.928 1 167 `_ I ALE � IN � FEET � 194 166 169 1 -- - - _ - - 4 I I� 1 /--- - - - - -_ 190 195 I I \I 158 ` 165 , !1 'I OUTLOTA X I -21 DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. BASECORCORAN1 _ __ ___ ________________ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT SSR`� -- PEDESTRIAN CIRCULATION PLAN 5401 -655 DRAWN BY SATHRE - BERGQUIST, INC's EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE o RSM SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. w N SATHRE - BERGQUIST, INC. INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. C O RCO RAN , RAV I N IA P C4 CHECKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ S. ,^ o ,,,, 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 — SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE /v/ m RSM — USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING OLST D, P.E. mc4. A = MINNESOTA L E N NAR DATE _ _ _ _ _ _ FROM ILLEGITIMATE USE. FRS 111 10123113 Date: I ROBERTS, o Z3 13 Lie. No. 0 K 0 I ----- r-------------- - - - - -- --------- - - - --I 1 I I ^ 231 230\ - _ 232 229 233 `� �v� \ v F- � \, — n — ,- z3a L— L _ L _ ------- - - - - -- — — — — — — — — 235 1 236 227 — — I % 8 4 F - �, \ \ n F-\ r� I T I% n I i y7\ L-,) L—) I I� 1 V 226 I OUTLOT R �I \ -- -- I \ 1 351 352 1 r - - -- ---- - - - - -- - - -- 1 - - - - - -- I 350 1 9660 349 353 I \ 1 225 I © BITUMINOUS TRAIL (8' & 12') 348 354 \ \ 347 368 367 224 I, -_ ® CONCRETE SIDEWALK (5') 346 355 389 366 \ 356 22 �\ 990,E " v� ® TABOR TRAIL DRIVEWAY v I F� 1 370 365 222 \ - tri water I I 41 340 Treatment. d� \ NOTE: ALL BITUMINOUS TRAILS SHALL BE 8' 1 357 221 364 WIDE WITH THE EXCEPTION OF THE TRAIL I 371 358 —� 2220 0 �' . -.- CONNECTING TO HUNTER ROAD AND THE 212 211 I 379 00 336 335 y� OUTLOT O �I �'� OUTLOT N %� 219 218 217 216 215 214 213 TRAIL TO THE TABOR PARCEL. THESE 1 } TRAILS WILL BE 12' WIDE. I " OUTLOTJ 386 RD i _ _ — • R�2\ \ I 387 424 425 426 427 388 389 417 418 \ 203 • 1 I 419 r 393 392 390 416 II I 420 - - -_ I I 415 I I 391 I 1 Q 94 1 421 201 V / 1 414 �'" 1 422 UTL K I �. 414 • I I off _ Ib F - - - - - -- (1.26 Acres) — — — — — _ — 399— ass _ _ �� — —a1� a1z - -- �• t ;:eat %� 423 1 - - -- ` \ • _ 396 j _ — , °• Q I I • 398 410 � � 9£32.011 9985,0 397 1 ': 1 132 / OL. H - -_ —_ —_ - - - - --- 1 ,�.w. OUTLOT M -� b ) a� 133 �\ � 409 I � � I 34 RDA / 408 ; \ 402 �� �� [ /�� I� \� •� 130 ' I - -_— 136 ..� � 407 ( ) 1 137 403 • 404 `� �j 1 171 2 j' Treatment / \ 138 405 I 406 i/ • I I'cnd 6 i ( 9 9 88; 9.0 1 NORTH 1 9 i 50 050 100 200 193 \ 139 - - - - I ) SC � ■ ,.928 1 167 `_ I ALE � IN � FEET � 194 166 169 1 -- - - _ - - 4 I I� 1 /--- - - - - -_ 190 195 I I \I 158 ` 165 , !1 'I OUTLOTA X I -21 DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. BASECORCORAN1 _ __ ___ ________________ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT SSR`� -- PEDESTRIAN CIRCULATION PLAN 5401 -655 DRAWN BY SATHRE - BERGQUIST, INC's EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE o RSM SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. w N SATHRE - BERGQUIST, INC. INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. C O RCO RAN , RAV I N IA P C4 CHECKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ S. ,^ o ,,,, 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 — SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE /v/ m RSM — USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING OLST D, P.E. mc4. A = MINNESOTA L E N NAR DATE _ _ _ _ _ _ FROM ILLEGITIMATE USE. FRS 111 10123113 Date: I ROBERTS, o Z3 13 Lie. No. 0 K 0 L -- - -- ------- 1 - --L -- -- -- - - - - -J NORTH 100 50 0 50 100 200 SCALE IN FEET 1 272 271,E e 270 2 269 273 274 / 275 300 299 1 !IN 251 f 250 249 2a6 96 � 247 \ �\ 245 \31 20 / 298 301 242 I / I / i 1 321 / 317 / 276 322 297 302 < `\ / I \ 31 I / / �- - 277 296 �1 23 / I 303 � 'I � Us 315 'I ' f� 281' 278 295 304 b 324 / II 314 I I 1 279 lT 294 305 I I 325 3 7 --- - - - --� //` �\ 280 293 313 / \ � — I I_ / 281 292 306 312 � ry 291 / / \ 307 / 311 282 290 OUTLOT P i J 289 � LIJ � 1 F - 283 / 310 < \ + I -------------- - - -� -- _ f 309 284 I I I 241 240 329 33- 33_ 332 I 333 334 0 0 0 0 U ° ro °at�merit .� NV 6 - - - 2; 234 235 I 236 oz� - — - - 336 335 �r 308 285 286 287 288 ®- OUTLOT O - - - - -- -\ / \ \ N. - - / \ �- /✓ �� - -- �i I \\ I - i i ----- - - - - -- (1.26 Acres ) I I r -�^ I I A /��t n Ah[)[- I ----- - - - - -- vv vv `- f l �_ L-,/ I rvv �_ �_'�'�17 -v.. r v I v I 132 OL.H -- 133 � _____J - - - --I I 131 1 �m, / ) \ \\ \ \\ L�J I -------- - - - - -1 � -- 134 135 130 130 12 I / \ 192 / I I I 3 �m I I I I - - - - - - - - - - - - - - - - - - - I I I -I - 190 194 I DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. BASECORCORAN1 _ __ ___ ________________ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT Eas S�RL� -- PEDESTRIAN CIRCULATION PLAN 5401 -655 DRAWN BY SATHRE - BERGQUIST, INC's EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AMA DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE o RSM SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. w N SATHRE - BERGQUIST, INC. INDEMNIFY SATHRE - BERGQUIST, INC. OF ALL RESPONSIBILITY. C O RC O RA N, RAV I N I A P C 5 CHECKED BY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 - SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE RSM - USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING ROBERT S. OLST D, P.E. mc4. A =�� MINNESOTA L E N NAR DATE _ _ _ _ _ _ FROM ILLEGITIMATE USE. FRS 911 - -- - -- ---- - - - - -- PC6 10/23113 Date: I o Z3 13 Lie. No. NORTH 100 50 0 50 100 200 SCALE IN FEET I I I I , I I I I I I � I I I I I I I I , I I I I I I I I I I I I I I I I , • I BITUMINOUS TRAIL (8' & 12') iA I ® CONCRETE SIDEWALK (5') I Iw I IUr REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE - BERGQUIST, INC's EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE - BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITIMATE USE. I I I w TABOR TRAIL DRIVEWAY BASECORCORAN1 _ — _ _ — F -�i� NOTE: ALL BITUMINOUS TRAILS SHALL BE 8' I WIDE WITH THE EXCEPTION OF THE TRAIL I j CONNECTING TO HUNTER ROAD AND THE 0111's TRAIL TO THE TABOR PARCEL. THESE I I Ir TRAILS WILL BE 12' WIDE. F----- - - - - -� I , I I a I , I I F- J----- - - - - -� I , I I I , I � I I � I ' I ` I , I , I , I I I I I , I I I , I , DRAWING NAME NO. BY I DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE - BERGQUIST, INC's EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE - BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITIMATE USE. I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AMA DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. w o N SATHRE - BERGQUIST, INC. BASECORCORAN1 _ — _ _ — _ _ -- _ _ _ _ -- _ _ _ - -- _ _ _ _ _ _ - -- _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ---------- - - - - -- _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ — — — — — — — — — — — — — — — — DRAWN BY RSM CHECKED BY 0111's 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 91141 RSM ROBERT I S o _ DDATE -S3 P.E. Date: Lie. No. ��yZB 10/23/13 - PEDESTRIAN CIRCULATION PLAN CORCORAN, RAVINIA MINNESOTA LENNAR FILE NO. 5401 -655 Z O U K O U [ '� `/► i�1� �'�: V \� �. � \�� ,�[!i ➢iii ,'�; = =_� I �'0 6 ©�yy�I � 5!��1�� +�"� � °i�rllr7��t � Pill I � ■ �' ��Y G `l� I�/ . \ \I "IIV i�,l 1. 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BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. CORCORAN -TREES _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I ?�E0.S su, � - -- PRELIMINARY TREE PRESERVATION PLAN 5401 -655 DRAWN BY SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE ti ERJ SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. ,u I SATHRE - BERGQUIST, INC. — — — — — — — — — — — — — — — — — — — — INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. CO RC O RAN , RAV I N IA TR2 CHECKED BY — -- --- — — — — — — — — — — — — — — — — SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE A ,L S �j� m w 150 SOUTH BROADWAY WAVZATA, MN. 55391 (952)476 -6000 RSM — USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING l `�4 MINNESOTA L E N NAR DATE — -- - -- ---------- - - - - -- FROM ILLEGITIMATE USE. DROBERTS.% OLSTAD,PP.E. Lic. No. -1 cNFRs ? 11/14/,3 R l l �/ /9 29 I 1 I \ mS 1 n\1 \ \\ \ �__ / /' �4 s a\�� a I I I ' o �� X911 321 ■J\y �\ \ \ 1 ,65 - \` °�\ \mss e sl - _ / I / 7 / �•., y / a / / j Z' — \\ j 1' 4- \ T I h \ \ \ \ \ \ \\ '�' \ / r \ �\ ee\ As5 32 iCe° ° ss7o I 1 // // I / �� �- /1 1111 / o x,11/ ■ I ssyz` '�� \ 1 \\ \ I\ \ \ � Y \\\ �. \ V. w� 1\ \\ 1 �„"y'�a��l it I /'�"' / <s. / �/ ,� 14• '�> o - - \ �� l_ S � ! - A� i 296 — \ 1 \ 1 �'' \ .\ ' — 1� /j / 1 —t I x� ! 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CO RC O RAN , RAV I N IA TR3 — -- --- — — — — — — — — — — — — — — — — SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE 150 SOUTH BROADWAY WAVZATA, MN. 55391 (952)476 -6000 RSM — USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING aG`"�( l `�4 MINNESOTA L E N NAR DATE — -- - -- ---------- - - - - -- FROM ILLEGITIMATE USE. ROB ERT S.% OLSTAD, P.E. c. o. —1°�Z8 cNFRS p1'P�? 11/1411 Li N R11 -- -- 963,0 — -- - - - - -- °I , ea - -- - -- -------------------------------- — e/ •I ) / _/ / -�i '� �' i / ry NORTH \ •24 / Be �/ \ i �' // ',�� � /' � _ _ —\ � �'L31 I 230 / /\ \ \ \\ \ / / /`+ns° us/ \_ —_�/ / /� // / " _1 '\ \ \ 5 __ —_. - - -- �/ ` \` \ \` -60\ 25 0 25 50 luo / — —•c m8c1 I — josses - -I / 29 -- / \ \ 1 °a _ T 232 �� ? �. ❑000❑ V easeAS, °s „ r.64.8 / _ -- \ \ SALE IN FEET lot TIE, /� cFS8.0 / — GFy6. \ —� l l \ cF9'a �\ 2 `\964.2 \\ 964,5//' 235 GF 977 0 TF 917 OV I L- I-C - -� // IIq \\ _ \IIi Y" 60 352 \ / \ k \\ / \ —'V ill 65.8 35 \ \ I , \\ C a — +' _ —\ _� -- II` ,I 966;0 / \\ E `1 349 \ \\ l / / b• V of I 1 25 ,- z, \� IN 354 \ 368 ___J I \- �5 47 g1 - - L_ \ _ —J s- " rN � N 7 ✓ , N — ' \/ /' //96 y 6 � \ \ / / ^ ' 34\ \ / � — \\ — \�X$ 1 Iw 1 1 1 ° X22 6 /,('I _— \ n/_ 970,0 -,L,4 2 T %,w \ \ \\ 3>e 221 V - 4— 1 11,.1> ' 5876// \ \ \ 220 it \ N rn I_—I 9 TF \ L_ �■ J y , !7 •� /Y , �ea ' \ \ �m 9 �T \\ \\ \ \ � 9 \ \\ �� _ ,L 9 -' < \ \ 1 \� m° \ \I 1 \, 1 I — / II 1 I I / `3 ,�s7s % \\ 0� Go /'� %\ s.�w„ \\�I e, \ / �4 372 3 3 3 219 I I 218 1 / I - 9j II 6,., o %I� - (' — x989 G 96y3_ ' ' � �� \ \�, \�,, �1 � � % � � �s,s '�`f \`_ I I � - - -- � -- 1 I �i I I � I � i♦ �s> / /\</ ' F'.�F eA / \� y .`°, —� I _ /977 oo — \ 386 DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. CORCORAN -TREES _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I PRELIMINARY TREE PRESERVATION PLAN 5401 -655 DRAWN BY SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE ti ERJ SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. ,u I SATHRE — BERGQUIST, INC. — — — — — — — — — — — — — — — — — — — — INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. CO RC O RAN , RAV I N IA TR4 CHECKED — -- --- — — — — — — — — — — — — — — — — SATHRE - BERGQUIST, INC. 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USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITIMATE USE. I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. 2, X0.5 S °R`� ti ru ow SATHRE — BERGQUIST, INC. 150 SOUTH BROADWAY WAVZATA, MN. 55391 (952) 476 -6000 4 FRS pl'P CITY PROJECT NO. PRELIMINARY TREE PRESERVATION PLAN RAVINIA L E N NAR FILE NO. 5401 -655 CORCORAN -TREES _ — — — _ _ — — — — -- _ _ _ — — — — — — - ------------ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — -- - - -- - -- DRAWN BY ERJ CORCORAN, MINNESOTA TR8 R 11 CHECKED BY RSM DATE ROBERTS. P.E. V -1°�Z8 „/, 4/,3 a: (y/ Uc. 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CORCORAN -TREES _ __ ___ ________________ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT � - -- PRELIMINARY TREE PRESERVATION PLAN 5401 -655 DRAWN BY SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE ti ERJ — — — — — — — — — — — — — — — — — — SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. I SATHRE - BERGQUIST, INC. — — CHECKED BY INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. CO RC O RAN , RAV I N IA TR9 — -- --- — — — — — — — — — — — — — — — — SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE 150 SOUTH BROADWAY WAVZATA, MN. 55391 (952)476 -6000 RSM — USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING l MINNESOTA L E N NAR DATE — -- - -- ---------- - - - - -- FROM ILLEGITMATE USE. RROBERTS.% OLSTAD, P.E. cNFRS v n�2 11/14113 Lic. 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FILE NO. CORCORAN -TREES _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I � - -- PRELIMINARY TREE PRESERVATION PLAN 5401 -655 DRAWN BY SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE ti ERJ SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. ru 40 1 SATHRE— BERGQUIST, INC. TR10 — — — — — — — — — — — — — — — — — — — — INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. CO RC O RAN , RAV I N IA CHECKED — -- --- — — — — — — — — — — — — — — — — SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE A ,L S• -- 150 SOUTH BROADWAY WAVZATA, MN. 55391 (952)476 -6000 RSM — USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING l 4 MINNESOTA L E N NAR DATE — -- - -- ---------- - - - - -- FROM ILLEGITMATE USE. Date, S.% OLSTAD, P.E. Lic. 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BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. CORCORAN -TREES _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I PRELIMINARY TREE PRESERVATION PLAN 5401 -655 DRAWN BY SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE ti ERJ SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. ,u I SATHRE- BERGQUIST, INC. TR11 — — — — — — — — — — — — — — — — — — — — INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. CO RC O RAN , RAV I N IA CHECKED — -- --- — — — — — — — — — — — — — — — — SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE A ,L S /j� m 77/ 150 SOUTH BROADWAY WAVZATA, MN. 55391 (952)476 -6000 RSM — USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING ( / MINNESOTA L E N NAR DATE — -- - -- ---------- - - - - -- FROM ILLEGITIMATE USE. RROBERT S.% OLSTAD, P.E. Lic. No. 11/14ns R11 ® 2013 Westwood Professional Services, Inc. Overall Preliminary Plant Schedule SYMBOL QTY. COMMON /BOTANICAL NAME OVERSTORY 660 ALT OVERSTORY 61 ORNAMENTAL 311 EVERGREEN 406 SHRUBS 2744 Oiplif, Q=1f Sugar Maple / Acer saccharum Autumn Blaze Maple / Acer x freemanii 'Jeffers Red Sienna Glen Maple / Acer x freemanii 'Sienna' Northwood Maple / Acer rubrum 'Northwood' River Birch / Betula nigra Whitespire Birch / Betula populifolia 'Whitespire' Niobe Weeping Willow / Solix alba 'Tristis' Prairie Cascade Willow / Salix 'Prairie Cascade' SIZE Imperial Honeylocust / Gleditsia triacanthos var. inermis 'Impcole' 2.5" BB Skyline Honeylocust / Gleditsia triacanthos var. inermis 'Skycole' 2.5" BB Northern Pin Oak / Quercus ellipsoidalis 2.5" BB Red Oak / Quercus rubra 2.5" BB Swamp White Oak / Quercus bicolor 2.5" BB Redmond Linden / Tilia americana 'Redmond' 2.5" BB Greenspire Linden / Tilia cordate ' Greenspire' 2.5" BB Discovery Elm / Ulmus davidiana var. japonica 'Discovery' 2.5" BB Princeton Elm / Ulmus americana 'Princeton' 2.5" BB Accolade Elm / Ulmus japonica x wilsoniana 'Morton' 2.5" BB Autumn Gold Ginko / Ginko biloba 'Autumn Gold' 2.5" BB AS SHOWN SHOWN Thornless Cockspur Hawthorn / Crataegus crusgalli 'Inermis' 1.5" BB Japanese Tree Lilac / Syringa reticulate 6' HT., BB CLUMP Allegheny Serviceberry / Amelanchier laevis 6' HT., BB CLUMP Quaking Aspen / Populus tremuloides 1.5" BB Prairie Rose Crab / Malus 'Prairie Rose' 1.5" BB Prairiefire Crab / Malus 'Prairiefire' 1.5" BB Profusion Crab / Malus 'Profusion' 1.5" BB Black Hills Spruce / Picea glauca densata 6' HT., BB Colorado Green Spruce / Picea pungens 6' HT., BB Norway Pine / Pinus resinoso 6' HT., BB White Pine / Pinus strobus 6' HT., BB Scotch Pine / Pinus sylvestris 6' HT., BB Ponderosa Pine / Pinus ponderosa 6' HT., BB Techny Arborvitae / Thuja occidentalis 'Techny' 4' HT., BB Techny Globe Aborvitae / Thuja occidentalis 'Techny Globe' 36" HT., POT Mint Julep Juniper / Juniperus chinensis 'Monlep' 24" SPRD., POT Mugo Pine / Pinus mugo pumilio 24" SPRD., POT Taunton Yew / Taxus medii 'Taunton' 24" SPRD., POT Red Gnome Dogwood / Cornus alba sibirica 'Red Gnome' 36" HT., POT Nannyberry Viburnum / Viburnum Ientago 36" HT., POT Arrowood Viburnum / Viburnum dentatum 36" HT., POT Black Chokeberry / Aronia melanocarpa 36" HT., POT Compact American Cranberrybush Viburnum / Viburnum trilobum 'Compacta' 24" HT., POT Annabelle Hydrangea / Hydrangea arborescens 'Annabelle' 24" HT., POT Limelight Hydrangea / Hydrangea paniculata 'Limelight' 36" HT., POT Anthony Waterer Spirea / Spiraea x bumaldo 'Anthony Waterer' 24" HT., POT Renaissance Spirea / Spiraea x vanhouttei 'Renaissance' 24" HT., POT Snowmound Spirea / Spiraea nipponica ' Snowmound' 24" HT., POT Little Princess Spirea / Spiraea japonica 'Little Princess' 18" HT., POT Fire Light Spirea / Spiraea 'Fire Light' 18" HT., POT Red Prince Weigela / Weigela florida 'Red Prince' 36" HT., POT My Monet Weigela / Weigela florida 'My Monet' 18" HT., POT Wine and Roses Weigela / Weigela florida 'Alexandra' 24" HT., POT NOTE: QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY. Detailed Plant Schedule (Parkway only) CODE QTY. COMMON /BOTANICAL NAME SIZE SPACING O.C. SHOWN ACE 51 Accolade Elm / Ulmus japonica x wilsoniana 'Morton' 2.5" BB AS ABM 22 Autumn Blaze Maple / Acer x freemanii 'Jeffers Red' 2.5" BB AS SHOWN SGM 27 Sienna Glen Maple / Acer x freemanii 'Sienna' 2.5" BB AS SHOWN SKH 16 Skyline Honeylocust / Gleditsia triacanthos var. inermis 'Skycole' 2.5" BB AS SHOWN REO 6 Red Oak / Quercus rubra 2.5" BB AS SHOWN SWO 16 Swamp White Oak / Quercus bicolor 2.5" BB AS SHOWN ACE 51 Accolade Elm / Ulmus japonica x wilsoniana 'Morton' 2.5" BB AS SHOWN White Pine / Pinus strobus 6' HT., BB AS SHOWN TCH 6 Thornless Cockspur Hawthorn / Crataegus crusgalli 'Inermis' 1.5" BB AS SHOWN JTL 55 Japanese Tree Lilac / Syringa reticulata 6' HT., BB CLUMP AS SHOWN ALS 19 Allegheny Serviceberry / Amelanchier laevis 6' HT., BB CLUMP AS SHOWN PRC 20 Prairie Rose Crab / Malus 'Prairie Rose' 1.5" BB AS SHOWN PFC 5 Prairiefire Crab / Malus 'Prairiefire' 1.5" BB AS SHOWN Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 www.westwoodps.com I hereby certify that this plan was prepared by me or under my Revision: direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota 1 11 -20 -13 CITY COMMENTS Cory Meyer Dam 10/23/13 Umn No. 26971 Designed: LIM wed: CW Drawn: S1lS Record Drawing by date: Prepared for: Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Ravinia Corcoran, MN Overall Landscape Plan BHS 105 Black Hills Spruce / Picea glauca densata 6' HT., BB AS SHOWN WHP 72 White Pine / Pinus strobus 6' HT., BB AS SHOWN NOTE: QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY. Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 www.westwoodps.com I hereby certify that this plan was prepared by me or under my Revision: direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota 1 11 -20 -13 CITY COMMENTS Cory Meyer Dam 10/23/13 Umn No. 26971 Designed: LIM wed: CW Drawn: S1lS Record Drawing by date: Prepared for: Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Ravinia Corcoran, MN Overall Landscape Plan c 2013 Westwood Professional Services, Inc. . Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under my RevWone. 7699 Anagram Drive direct supervision and that I am a duly licensed LANDSCAPE Eden Prairie, MN 55344 ARCHITECT under the laws of the State of Minnesota 11 -20 -13 CITY COMMENTS PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 Cory Meyer Westwood www.westwoodps com Dam 10/23/13 LUMN No. 26971 Desigm& LIM Prepared for: Checked: CW Drawn: S1fB Record Drawing by /date; Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Ravinia Corcoran, MN Preliminary Landscape Plan Parkway Median Detail i ►SCA1C: 1 °mw 6 S P D 3 MIS 3 MIS ' 3 MIS 3 MIS — /.... 4 ASD 16 LBS ' 20 ASD 9 SPD :.:.::.......... ........ 3 MIS 3 rMI.S i- �. —._. 20 ASD ��.. 3MIS ...../..:-. . .............. .:. ............ ....... ... "`: ... / ::...:::.::: :::: ::: :::::::.::.:`:::... :�.. 9 SED 3MIS \ / /:.... �. JPD 22 LBS 12 SPD 3 MIS 1 :::.::..... 21-',. LBS :::.: .. 0 JPD 3� '3 SEE ISLAND DETAIL :............ ::':. �, MIS \ — Parkway Median Understory Plant Schedule 12 SPD 3 MIS (TYP. - SHEET 5) 9 SPD 20 JPD ' \ / CODE QTY. COMMON /BOTANICAL NAME SIZE SPACING O.C. ... f . 3MIS \ ..... MIS 48 Miscanthus Flame Grass / Miscan us sinensis urpurascens' #1 CO .C. th P NT 48" 0 :20 JPD I 16 LBS �. 3MIS I � �/ LBS 138 Blue Heaven Bluestem Grass Schizach ium sco arium 'Minniblue A #1 CONT. 18" O.C. 9 SPD h 3 MIS rn ? ; ASD 92 Apricot Sparkles Daylily / Hemerocallis 'Apricot Sparkles' #1 CONT. 18' O.C. 7 ASD ..................... 0 •. �? ; �� j- » JPD 80 Just Plum Ha Da lil Hemerocallis 'Just Plum Ha PPY Day lily / PPY' #1 CONT. 18 O.C. 20 ASD �. ,. NIML464, ;i SPD 90 Sporobolus Prairie Dropseed Grass /Sporobolus heterolepis #1 CONT. 18" O.C. 21 LBS ........• ..: -�.� -. U U NOTE. QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY. ASD 24 SPD - ��� � �9,0.0 .... .. 1 \ ..........MAI OX (2.4 b . ' .:::: / M AIL \ 1 O IV MEN T TYP r .............. ...:.......................... . .. I �••.- ��: r.�aYa�r�rr� .. ... - S BMO M T .. :. �� 68,4 • ... :. :... TR�AI SHE D:...::..:: .......... ::. MO MINT. T•..::........ ....... :::.:::.::::::::::.. . Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under my RevWone. 7699 Anagram Drive direct supervision and that I am a duly licensed LANDSCAPE Eden Prairie, MN 55344 ARCHITECT under the laws of the State of Minnesota 11 -20 -13 CITY COMMENTS PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 Cory Meyer Westwood www.westwoodps com Dam 10/23/13 LUMN No. 26971 Desigm& LIM Prepared for: Checked: CW Drawn: S1fB Record Drawing by /date; Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Ravinia Corcoran, MN Preliminary Landscape Plan 0002528PLP03.dwg NOT FOR CONSTRUCTION Date: 10/23/13 Sheet: 3 OF 7 Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under my RevWone: Prepared for; Ravinia w 7699 Anagram Drive direct supervision and that I am a duly licensed LANDSCAPE Desip�ed; CLM Eden Prairie, MN 55344 ARCHITECT under the laws of the State of Minnesota 11 -20 -13 CITY COMMENTS Checked: CLM Lennar Preliminary Landscape PHONE 952- 937 -5150 CorCorcm, MN FAX 952 - 937 -5822 Drawn: SYB TOLLFREE 1- 888 - 937 -5150 Cory Meyer 16305 36th Avenue North, Suite 600 Plan Record Westwood www.westwoodps.com Dam 10/23/13 Limse No. 26971 Drawer ��`� Plymouth, MN 55446 W Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 Westwood www.westwoodps.com I hereby certify that this plan was prepared by me or under my Rev38ione: direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota 1 11 -20 -13 CITY COMMENTS Cory Meyer Dam 10/23/13 Umn No. 26971 tea: LIM Prepared for: Checked: LW Drawn: S1fB Record Drawing by /date: Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Ravinia Corcoran, MN Preliminary Landscape Plan c 2013 Westwood Professional Services, Inc. Parkway Median Planting Detail Smde: T\ . z�w Road 7 Median Detail Call 48 Hours before diggin 811 or ca11811.com Common Ground Alliance W Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 wstWood www.westwoodps.com �Z S V Y SEE SHEET 3 FOR OVERSTORY ° TREE TYPES & QUANTITIES WETLAND Parkway & Median Understory Plant Schedule CODE QTY. COMMON /BOTANICAL NAME SIZE SPACING O.C. • PARKWAY MEDIAN DETAIL (AS SHOWN ON THIS SHEET ONLY) Blue Heaven Bluestem Grass / Schizachyrium scoparium 'Minniblue A' #1 CONT. 18" O.C. WRW 46 Wine and Roses Weigela / Weigela florida 'Tango' #5 CONT. 4' -0" O.C. IBH 101 Incrediball Hydrangea / Hydrangea aborescens 'Abetwo' #5 CONT. 4' -0" O.C. ESH 39 Endless Summer Hydrangea / Hydrangea macrophylla 'Bailmer' #5 CONT. 3' -0" O.C. MIS 82 Miscanthus Flame Grass / Miscanthus sinensis 'Purpurascens' #1 CONT. 48" O.C. FRG 108 Feather Reed Grass / Calamagrostis x acutiflora 'Karl Foerster' #1 CONT. 18" O.C. LBS 208 Blue Heaven Bluestem Grass / Schizachyrium scoparium 'Minniblue A' #1 CONT. 18" O.C. ASD 184 Apricot Sparkles Daylily / Hemerocallis 'Apricot Sparkles' #1 CONT. 18" O.C. SPD 227 Sporobolus Prairie Dropseed Grass / Sporobolus heterolepis #1 CONT. 18" O.C. • ENTRY MONUMENT DETAIL (2) -- BYD 18 Bud's Yellow Dogwood / Cornus sericea 'Bud's Yellow' #5 CONT. 6' -0" O.C. ESH 20 Endless Summer Hydrangea / Hydrangea macrophylla 'Bailmer' #5 CONT. 4' -0" O.C. MIS 10 Miscanthus Flame Grass / Miscanthus sinensis 'Purpurascens' #1 CONT. 48" O.C. LBS 20 Blue Heaven Bluestem Grass / Schizachyrium scoparium 'Minniblue A' #1 CONT. 18" O.C. ASD 14 Apricot Sparkles Daylily / Hemerocallis 'Apricot Sparkles' #1 CONT. 18" O.C. JPD 24 Just Plum Happy Daylily / Hererocallis 'Just Plum Happy #1 CONT. 18" O.C. • ROAD 7 MEDIAN DETAIL ESH 6 Endless Summer Hydrangea / Hydrangea macrophylla 'Bailmer' #5 CONT. 4' -0" O.C. MIS 9 Miscanthus Flame Grass / Miscanthus sinensis 'Purpurascens' #1 CONT. 48" O.C. FRG 10 Feather Reed Grass / Calamagrostis x acutiflora 'Karl Foerster' #1 CONT. 18" O.C. LBS 37 Blue Heaven Bluestem Grass / Schizachyrium scoparium 'Minniblue A' #1 CONT. 18" O.C. • ASD 24 Apricot Sparkles Daylily / Hemerocallis 'Apricot Sparkles' #1 CONT. 18" O.C. SPD 29 Sporobolus Prairie Dropseed Grass / Sporobolus heterolepis #1 CONT. 18" O.C. TYPICAL ISLAND DETAIL (QUANTITIES PER ISLAND) MIS 10 Miscanthus Flame Grass / Miscanthus sinensis 'Purpurascens' PDB 12 Panicum Dewey Blue Switch Grass / Panicum amarum 'Dewey Blue' LBS 23 Blue Heaven Bluestem Grass / Schizachyrium scoparium 'Minniblue A' I hereby certify that this plan was prepared by me or under my RevWone: direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota 1 11 -20 -13 CITY COMMENTS Cory Meyer Dam 10/23/13 >imm No. 26971 NOTE: QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY. Designed, LIM Prepared for: wed: LW Drawn: S1fB Record Drawing by/date: CONT. CONT. CONT. r -vii \OwOi N 15� o ts ° ENTRANCE MONUMENT O W 48" O.C. 36" O.C. 18" O.C. NOT FOR CONSTRUCTION Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 OVERSTORY TREE I 27' DIA. ISLAND Ravinia Corcoran, MN 002528PLP05.dwg Date: 10/23/13 sheet: 5 of 7 Landscape Plan Details c 2013 Westwood Professional Services, Inc. City Park Detail Private Pool Detail W Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952 - 937 -5150 FAX 952 - 937 -5822 TOLLFREE 1- 888 - 937 -5150 Westwood www.westwoodps.com I hereby certify that this plan was prepared by me or under my Rev38ione: direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota 1 11 -20 -13 CITY COMMENTS Cory Meyer Dam 10/23/13 Umn No. 26971 Desigm& CLM Checxe& CLM Drawn: S1lS Record Drawing by date: Prepared for. I I I I I I I I I I I I Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 PARK SIGNAGE 'ERENNIALS/ 4NNUAL BED j: NOT FOR CONSTRUCTION Ravinia Corcoran, MN Call 48 Hours before digging: 811 or call811.com Common Ground Alliance 0002528PLP06.dwg Date: 10/23/13 sheet: 6 of 7 Landscape Plan Details c 2013 Westwood Professional Services, Inc. Main Entry Monument Scale: 1/2" = 1'-0" Cluster Mailbox Station Scale: 1/2" = 1' -tt R.S. CEDAR DECORATIVE BRACKETS 4x6 R.5. CEDAR OR055BAR —METAL SUPPORT BRACKETS 2AL[R AVINIAm u 11 C= [717 = / A GT / A L7 -7' -6 3' -6" 5' -6.. L 7' L PRECA5T GAP CEDAR CORBELS MANUF. STONE VENEER (TBD) 36" DECORATIVE FENOIN6 Mailbox Unit (Post Mount) wiiiiiiiiiii d w m 1P r r I All Aluminum Construction ' W Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under my RevWone. 7699 Anagram Drive direct supervision and that I am a duly licensed LANDSCAPE Designed; CLM Eden Prairie, MN 55344 ARCHITECT under the laws of the State of Minnesota 11 -20 -13 CITY COMMENTS wed: CW PHONE 952 - 937 -5150 FAX 952 - 937 -5822 Drawn: SYB TOLLFREE 1- 888 - 937 -5150 Cory Meyer Westwood www.westwoodps.com Dam 10/23/13 LUMN No. 26971 �� Draw*S by�aa� Prepared for: Sub - Neighborhood Monument Scale: 1/2" = 1'-0" ao=i A ST i A o Trailhead Monument Scale: 1/2" = 1'-0" 3' -6 I. a' I. --=- A r T i A 0 2' -6" + Lennar 16305 36th Avenue North, Suite 600 Plymouth, MN 55446 Call 48 Hours before digging: NOT FOR CONSTRUCTION 811 or ca11811.com Common Ground Alliance 0002528PLP07.dwg Ravinia Corcoran, MN Date: 10/23/13 sheet: 7 of 7 Landscape Plan Details c 2013 Westwood Professional Services, Inc. City Park Detail Private Pool Detail Call 48 Hours before digging: NOT FOR CONSTRUCTION 811 or cal1811.com Common Ground Alliance 0002528PLP06.dwg Date: 10/23/13 sheet: 6 of 7 Professional Services, Inc. I hereby certify that this plan was prepared by me or under my Revisions: Prepared for: Ravinia 7699 Anagram Drive direct supervision and that I am a duly licensed LANDSCAPE D��: CUA Eden Prairie, MN 55344 ARCHITECT i TECT under the laws of the State of nnesota. Checke& am W Lennar LandWestwood scape Plan Details PHONE 952 - 937 -5150 Corcoran, MN S1fS TOLL FREE 1 1-888-937-5150 Cory Meyer 16305 36t Avenue North Suite 600 Recorn. 10/23/13 26971 Record Drawing by/date: Westwood www.westwoodps.com Dates Ltaense No Plymouth, MN 55446 Hennepin County Department of Environmental Services RAVI N IA www.hennpin.us November 21, 2013 AT +fie .ter 'y. ro = �, + + + � + WE r A. Ir L f A W Z FEMA `' .. 10 ; &A Flood Zone A _ o Y � V L Q 4 t m E A FEMA Flood Zone A �I - T 5 • `^'! VII 1 r MEMORANDUM Agenda Item i • i • L A N D F O R M From Site to Finish • 105 South Fifth Street, Suite 513 Minneapolis, MN 55401 DATE October 16, 2013 TO Brad Martens cc City Council, Planning Commission, Parks & Trails Commission FROM Kendra Lindahl, City Planner RE Active Corcoran Planninq Applications The following is a summary of project status for current, active projects: • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net 1. Armbruster Topography and Wetland Waiver (city file no. 09 -011). An application has been received for a waiver from the topography and wetland requirements and was reviewed by the City Council on November 23, 2009. The City Council expressed concerns about the concept and directed the applicant to revise the concept plan. The applicant submitted a letter extending the review period until January 1, 2014. Staff recommends that no further extensions be provided. 2. Ess Addition (city files 05 -017, 08 -003 and 12 -024). The City Council granted an after - the -fact extension for this final plat at their November 29, 2012 meeting. The applicant is now working to file the required documents to close out this file. The approvals for this project expire on November 29, 2013. The applicant's attorney has contacted the City requesting an additional month to complete the filing. This request will be on November 25th Council agenda. 3. Great River Energy Administrative Permit and Site Plan Modification for replacing tower at 7251 CR 116 (26- 119 -23 -41 -0001) (city file 13 -008). This item is now complete. Staff is reviewing the new information and we expect to provide an administrative approval this week. 4. Triden Ridge Estates Second Addition Preliminary Plat and Final Plat at 23425 CR 117 (city file 13 -019). The landowner received a wetland delineation and topography waiver on June 27th. The application was reviewed by Parks Commission and Planning Commission. The City Council tabled their review at the October 24th meeting pending additional information from staff regarding the viability of the proposed horseback trail and questions about the interpretation of the park dedication policy. The Council will consider this item at the November 25th meeting. 5. City - initiated Ordinance Amendment regarding Density (city file 13 -021). This item was revised by the Planning Commission review on October 3rd and the City Council on October 24th. The City Council tabled the item and asked staff to look at additional options. The Council will consider this item at the November 25th meeting. 6. Rockford School District Ballfield Site Plan and Conditional Use Permit (and possible variance) (city file 13 -023). Staff received an incomplete application last week and is working with the applicant to complete the missing items to allow for an expedited review process for the new varsity baseball field project. The Parks Commission reviewed this at their meeting on October 15th and it is tentatively scheduled for a public hearing at the Planning Commission on November 7th and Council action on November 25th 7. Lennar Rezoning, Preliminary Plat and Preliminary PUD Development Plan for "Ravinia" (City file 13 -025) (related files are infrastructure design files 13 -026, -027 and -028). The application is scheduled for Parks Commission review on November 19th, a public hearing at the December 5th Planning Commission meeting and Council action on December 23 rd Landform , SensiblyGreen and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 Also, there are a number of projects that have been approved, but are still not filed and closed out: 1. Corcoran Business Park (city file 06 -005). The City Council granted a one year extension to the final plat approval, which expired on April 12, 2011. Staff has spoken to the applicant and is still working to close out this project. Park Place Storage After- the -Fact Extension of Approvals (city file no. 10 -008). On September 23, 2010, the City Council approved a site plan and conditional use permit amendment for Park Place Storage to construct the 18th and final mini - storage building on that site. The approvals expired on September 23, 2011. The applicant contacted the City and requested a one year extension until September 23, 2012. The conditions have been met and a building permit was issued in September. The applicant has completed most of the site work with final items to be completed and final inspection this month. 3. Hope Ministries Conditional Use Permit for Cemetery and Vacation of Drainage & Utility Easement at 19951 Oswald Farm Road (city file 12 -002). Hope Ministries has submitted a request for a conditional use permit to allow a cemetery west of the existing church. The application was approved by the City Council on March 22nd and site work had begun. The letter of credit for site improvements has been released but we are holding the escrow pending completion of the approved landscaping. 8. Schmid's Hidden Valley 2nd Addition Topography/Wetland Waiver, Preliminary Plat and Final Plat at 21820 Oakdale Drive (PID 04- 119 -23 -34 -0007, 04- 119 -23 -42 -0002 and 04- 119 -23 -42 -0003) (City File No. 12 -016). The application for topography and wetland delineation waiver was approved at the September 27th Council meeting. The preliminary plat and final plat were approved by the City Council on April 25th. The applicant is working on complying with approval conditions so that they can get the final plat mylar signed and recorded. 9. Site Plan and Variance for Maple Hill Estates Community Center) (City File 12 -022). The landowner and the City received a CDBG grant to construct a new community center on land north of the manufactured home park that is also owned by the park owner. This new building is in the process of being designed. The building is likely to straddle a lot line or at minimum require a setback variance. The survey has been completed and the site plan is currently being prepared. This item was approved by the City Council on April 25th. The City Administrator is working on this project. 10. Feasibility Study for Lennar (City File 12 -025). The applicant requested that the City conduct an infrastructure feasibility study regarding property west of CR 101 and north of Hackamore. This is part of the property that was previously proposed as the "Hedgestone" development. The applicant has provided an escrow and the City Engineer has begun work on feasibility study. The study was accepted by the City Council at their April 25th Council meeting. The project is now closed out. 11. Heinz Second Addition Preliminary and Final Plat at 20801 CR 117 (03- 119 -23 -14 -0002) (City file 13 -003). A wetland and topographic waiver was approved on January 24th. This item was approved by the City Council action on April 25th. The applicant is working on complying with approval conditions so that they can get the final plat mylar signed and recorded. The applicant has site work to complete and then the escrow can be refunded. 12. Lano Equipment at 23580 Highway 55 Site Plan Amendment for Cold Storage. (31- 119- 23 -34- 0007) (13 -006). This item was approved by the City Council on July 11th. The building permit has been issued and staff will work with the applicant to close out the escrow. 13. PUD Sketch Plan and EAW for Lennar (City File 13 -007). The applicant submitted a PUD sketch plan and the City Council took action initiate the completion of the required EAW (environmental review assessment worksheet) at the April 25th Council meeting. The sketch plan was reviewed by the Council on June 27th and advisory comments were provided. The EAW is a process required by the State of Minnesota. The EAW was distributed for comment and the comment period ends on September 4th. The Council approved a Finding of No Need for EIS on September 26th. The next steps would be for the applicant to request approval of preliminary plat and PUD preliminary MEMORANDUM development plan and then a final plat, PUD final development plan and rezoning to PUD. Staff is closing out this file. 14. Meadow Creek Estates 2nd Addition Preliminary Plat, Final Plat and Easement Vacation (PID 06- 119 -23 -32 -0005 and 06- 119 -23 -34 -0003) (City file 13 -020). This plat was approved by the City Council on October 24th. The mylars have been signed and released for filing. Staff with work with the applicant to address any outstanding issues and close out the file /refund the escrow. Finally, there are a few projects that have not yet been started but have been identified as action items or future projects: Sign Ordinance Update. At the April 25th Council meeting, the City reviewed a request for the city to initiate a sign ordinance update. Specifically, they requested that the City review the ordinance standards relating to sign area, sign height and internal illumination and, because this is a city -wide issue, that the ordinance update be completed by the City out of the City funds. The Council discussed the issue and directed staff to bring a proposal back at a later date because the Council felt that this was a significant undertaking that would involve much more than this one issue. We will work with the City Administrator to determine the appropriate meeting to have this considered. 2. Design Guideline Update for Southeast District /Downtown. The Council approved a Landform proposal to update the existing design guidelines for this area. The design guidelines are adopted as part of the Zoning Ordinance and will be enforced as new development is proposed, consequently, the City Council wishes to revisit that planning effort to ensure it is still consistent with the City's goals. The original proposal anticipated a January 2014 kickoff and use of an 8 -10 person subcommittee. Prior to staff beginning this work, the Council will need to appoint this subcommittee. MEMORANDUM