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HomeMy WebLinkAbout2016-09-01 Planning Commission Agenda PacketA98% CITY OF CORCORAN Corcoran Planning Commission Agenda September 1, 2016 -7:00 pm 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval 4. Open Forum 5. Minutes a. Minutes — August 4, 2016* 6. Unfinished Business 7. New Business a. Public Hearing. Park Place Storage Rezoning, Variance, Site Plan, Conditional Use Permit and Preliminary Plat. (City file 16 -002)* i. Staff Report ii. Open Public Hearing iii. Public Comment iv. Close Hearing v. Commission Discussion & Recommendation b. Public Hearing. Comprehensive Plan Amendment for Lennar (city file 16 -022)* i. Staff Report ii. Open Public Hearing iii. Public Comment iv. Close Hearing v. Commission Discussion & Recommendation 8. Reports /Information a. Planning Project Update* b. City Council Report* — Council Liaison Thomas c. Other Business 9. Commissioner Liaison Calendar City Council Meetings 9/8/16 9/22/16 10/13/16 10/27/16 11/10 11/21 12/8 Schultz Theis Wu Jacobs Schultz Theis Wu 10. Adjournment *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. CITY OF CORCORAN Corcoran Planning Commission Minutes August 4, 2016 - 7:00 pm The Corcoran Planning Commission met on August 4, 2016, at City Hall in Corcoran, Minnesota. Present were: Chair Jacobs, Commissioner Wu, Commissioner Theis, and Vice -chair Schultz. Also present were: City Administrator Martens, City Planner Lindahl, Code Compliance Official Pritchard, and Council Liaison Hank 1. Call to Order / Roll Call Chair Jacobs called the meeting to order at 7:00pm 2. Pledge of Allegiance 3. Agenda Approval Motion made by Theis seconded by Schultz to approve the agenda as presented. Voting Aye: Jacobs, Wu, Theis, and Schultz. (Motion carried 4:0) 4. Open Forum - Larry VanBlaricom, representative for property at PID: 01- 119 -23 -34 -0002, stated that he had questions regarding Agenda Item 7 b. He was advised that the Commission would be holding a public hearing regarding the item. 5. Minutes a. Minutes - July 7, 2016 Motion made by Wu seconded by Theis to approve the minutes as presented. Voting Aye: Jacobs, Wu, Theis, and Schultz. (Motion carried 4:0) 6. Unfinished Business - None 7. New Business a. Maple Hill Estates Sign Variance (16 -018) i. Staff Report - City Planner Lindahl presented her staff report. ii. Commission Discussion & Recommendation - The Commission clarified the cabinet size vs. actual sign face area. Also questioned was whether or not the dynamic sign could be used for Maple Hill Estates? It was clarified that there was not specific language proposed in the resolution to allow or deny it. The Commission requested information form the applicant. Present were: Barry Hay, Maple Hill Estates, Brian Dejewski, Mobile Hope /Hope Center, and Matt Duffy, sign designer. The applicant(s) clarified and spoke to a number of items, including: the proposed sign is 2 -sided and identical on both sides, the 10' setback would make the sign difficult to see, there is an auto - dimming feature, brightness meets City standards and that Maple Hill Estates messages would be valuable as a public notice to residents. The Commission was generally open to the idea. The Commission shared concerns that allowing these messages may set a precedence for residential sign messages. Staff clarified that residential uses are not allowed dynamic displays and would require a variance to do so. A temporary variance was discussed, but staff confirmed that a variance would run with the property and could not be "temporary." The Commission discussed Maple Hill Estates' off -site sign. By consensus, the Commission supported variances 1 -3. The Commission was open to a 4th variance for setbacks, but were looking for a larger setback as the 2' request seemed arbitrary and did need meet the variance standards. Future street expansion concerns were also discussed. Motion made by Wu seconded by Schultz to recommend approval of the resolution to allow variances for an offsite sign for Hope Center, a dynamic display on residential property, and a sign area greater than 32 square feet. Voting Aye: Jacobs, Wu, Theis, and Schultz. (Motion carried 4:0) Motion made by Schultz seconded by Wu to recommend approval of the resolution denying the setback variance. Voting Aye: Jacobs, Wu, Theis, and Schultz. (Motion carried 4:0) b. Public Hearing. [UP for Commercial Kennel for Daniel Benjamin at 19520 Stieg Road (City File 16 -020) i. Staff Report — City Planner Lindahl presented her staff report. ii. Open Public Hearing — Chair Jacobs opened the public hearing. iii. Public Comment — Larry VanBlaricom, representative for property located at PID: 01- 119 -23 -34 -0002 shared concerns about noise level, traffic, and how the business may affect property values. Daniel Benjamin, applicant and property owner shared that the business would be a high -end kennel and daycare. He stated that he agreed with the staff report, but had 2 clarifications. He would like the maximum number of boarded animals to be 75 and allow up to 6 employees per shift, (12 total). Mr. Benjamin was available for questions. Julie and Steve Green, 19555 Country Road submitted a letter and spoke during the public hearing. They shared concerns with traffic, drainage, noise, waste management, and overall effect of the business on the surrounding area including animals and natural characteristics. Dan Tix, 19615 Country Road, Shared support of the business. He stated that the applicant had a good plan, was knowledgeable, and open to alleviating neighbors' concerns. Daniel Benjamin spoke again and stated that many of the concerns raised were addressed in his narrative. He went over his site plan regarding parking and screening. Mr. Benjamin also commented and presented an overview of his narrative /plan including drop -off protocol, staffing, waste management, and noise. iv. Close Hearing Motion made by Theis seconded by Wu to close the public hearing. Voting Aye: Jacobs, Wu, Theis, and Schultz. (Motion carried 4:0) v. Commission Discussion & Recommendation — The Commission discussed bark noise and revocation procedures if there were an issue. Clarification regarding hours of operation and employees were given. The applicant stated that there would be 2 shifts with a total of 6 employees on site. No animals would be outside pasted 7:OOpm. Hours would be weekdays: 6:30am — 7:OOpm; and weekends: 10:00am — 4:30pm. The applicant stated he would like to be allowed 75 animals including daycare and boarding. The Commission asked for clarification regarding waste management. The applicant stated that waste is picked up immediately, sealed, and transferred to a closed receptacle, then removed weekly. The Applicant added that he would comply with all state standards for his operation. The Commission discussed conditions and recommended adding a "no breeding" condition. Staff clarified that the Interim Use Permit is non - transferable and that any changes would require an amendment to the IUP. Motion made by Schultz seconded by Theis to recommend approval of the resolution as presented. Voting Aye: Jacobs, Wu, Theis, and Schultz. (Motion carried 4:0) c. Public Hearing. Zoning Ordinance Amendment for Solar (city file 16 -008) i. Staff Report — City Planner Lindahl presented her staff report. ii. Open Public Hearing — Chair Jacobs opened the public hearing. iii. Public Comment — Bill Weber, Sunrise Solar, submitted a letter and addressed the Commission. He stated that he supported the ordinance with the changes he submitted in his letter, including clarification regarding underground wiring, and only requiring screening to adjacent housing. He also recommended changes regarding decommissioning. Michelle Mathews, Minnesota Solar (applicant) stated that they were in support of the ordinance. iv. Close Hearing Motion made by Wu seconded by Theis to close the public hearing. Voting Aye: Jacobs, Wu, Theis, and Schultz. (Motion carried 4:0) v. Commission Discussion & Recommendation — The Commission asked if the property would be exempt from future assessments. Staff clarified that it would not but would be subject to the City assessment policy. The Commission asked how the City would enforce future screening needs if it was not required with the IUP. Staff stated that screening should be required per the revised draft ordinance. Staff clarified that the IUP would last 30 years. The Commission discussed the suggested changes submitted by Mr. Weber, but did not recommend any of the changes Motion made by Wu seconded by Schultz to recommend approval of the revised ordinance and findings of fact. Voting Aye: Jacobs, Wu, Theis, and Schultz. (Motion carried 4:0) d. Public Hearing. Subdivision Ordinance Amendment (16 -017) i. Staff Report — City Planner Lindahl presented her staff report. ii. Open Public Hearing — Chair Jacobs opened the public hearing. iii. Public Comment - Steve Motley, 6620 Pioneer Trail, stated that he supported the ordinance amendment. He said that platting for a minor change can become cost prohibitive and that the proposed change would be less expensive. iv. Close Hearing Motion made by Theis seconded by Wu to close the public hearing. Voting Aye: Jacobs, Wu, Theis, and Schultz. (Motion carried 4:0) v. Commission Discussion & Recommendation - The Commission asked for clarification regarding filing. Staff confirmed that County filing would still be required. Easement vacations would still require public hearing and Council approval. Staff stated that platting could cost 2 -3 times more than the proposed minor subdivision requirements. Motion made by Theis seconded by Schultz to recommend approval of the ordinance and findings of fact. Voting Aye: Jacobs, Wu, Theis, and Schultz. (Motion carried 4:0) At 10:29pm, a short recess was taken; the meeting reconvened at 10:32pm. e. Public Hearing. Zoning Ordinance update to Floodplain Regulations (Section 1050.030 and 1020.020) (City file 16 -019) i. Staff Report - City Planner Lindahl presented her staff report. ii. Open Public Hearing - Chair Jacobs opened the public hearing. iii. Public Comment - None iv. Close Hearing Motion made by Theis seconded by Wu to close the public hearing. Voting Aye: Jacobs, Wu, Theis, and Schultz. (Motion carried 4:0) v. Commission Discussion & Recommendation - Staff clarified that there was little to no discretion in the ordinance requirements. Motion made by Wu seconded by Theis to recommend approval of the ordinance and findings of fact. Voting Aye: Jacobs, Wu, Theis, and Schultz. (Motion carried 4:0) f. Public Hearing. Zoning Ordinance Amendment for Temporary Family Health Care Dwellings of 2016 opt -out (city file 16 -021) i. Staff Report - City Planner Lindahl presented her staff report. ii. Open Public Hearing - Chair Jacobs opened the public hearing. iii. Public Comment -None iv. Close Hearing Motion made by Theis seconded by Wu to close the public hearing. Voting Aye: Jacobs, Wu, Theis, and Schultz. (Motion carried 4:0) v. Commission Discussion & Recommendation - None Motion made by Wu seconded by Theis to recommend approval of the ordinance and findings of fact. Voting Aye: Jacobs, Wu, Theis, and Schultz. (Motion carried 4:0) 8. Reports /Information a. Planning Project Update - Information only b. City Council Report - Council Liaison Hank updated the Planning Commission on City Council activities. c. Other Business - Administrator Martens shared with the Commission that Rickey Ravnholdt had officially resigned and that there was one Planning Commission application on file. The application would go in front of the Council to ask if they wanted to act on it or advertise the position. 9. Adjournment Motion made by Theis seconded by Wu to adjourn Voting Aye: Jacobs, Wu, Theis, and Schultz. (Motion carried 4:0) Meeting adjourned at 10:43pm. Submitted by Mike Pritchard Code Compliance Official Agenda Item: 7_a. L A N D F 0 R M From �,a(? trt Fim,,h 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform • . i Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: August 25, 2016 for the September 1, 2016 Planning Commission Meeting RE: PUBLIC HEARING. Preliminary Plat, Conditional Use Permit, Site Plan, Rezoning and Variance for Park Place Storage Condominiums for 18 acres at 6415 County Road 19. (PID 31- 119 -23 -31 -0005, 31- 119 -23 -31 -0056 and 31- 119 -23 -31 -0057) (City File 16 -002) 60 -DAY REVIEW DEADLINE: October 21, 2016 Application Request The applicant has submitted a request for approval of a Preliminary Plat, Conditional Use Permit, Site Plan, Rezoning and Variance for Park Place Storage Condominiums. The approval would allow expansion of the existing storage units to County Road 19. 2. Context Zoning and Land Use The property is guided Light Industrial on the 2030 Future Land Use Plan. The property is currently located within the Metropolitan Urban Service Boundary (MUSA) and zoned Urban Reserve District (UR). Within the MUSA boundary, the purpose of the UR district is to preserve areas where urban services are planned but not yet available. The ordinance states "The large minimum lot area will retain these lands in their natural state or as agricultural uses until sanitary sewer, water, streets and other public infrastructure is available and new development occurs. This will allow orderly development to occur. The purpose of this district is to provide a holding zone until a landowner /developer makes application for development, at which time the City may rezone the affected property consistent with its designation in the Comprehensive Plan, provided that the development does not result in the premature extension of public utilities, facilities, and services as specified above." Surrounding Properties The property to the south is guided Commercial, zoned Community Commercial (C -2) and developed with older commercial uses. The property to the west and east (across CR 19) is guided Light Industrial, zoned UR and is an existing farm. The property to the north is guided Rural /Ag Residential, zoned Rural Residential (RR) and developed with homes on large lots. The property to the east (across CR 19) is guided Light Industrial, zoned Light Industrial and is an existing farm. Landfori SensiblyG, —O and Site to Finish® are registered service marks of Landform Professional Services, LLC. • • i Natural Characteristics of the Site The Hennepin County Natural Resources inventory shows several wetlands on site. 0 The City Natural Resources Inventory map does not identify any significant natural resources. Background The southern 3 mini - storage buildings were approved on June 10, 1999. The property was approved for mini - storage on the remaining property in 2000 by Resolution 2000 -71. In 2001, the City Council approved a conditional use permit to allow an RV dump station on the site. In 2005, the Wastewater Commission voted to allow the applicant to install a single restroom located on the north side of building #17. The restroom utilizes the existing holding tank. Also in 2005, the City reviewed a sketch plan from the applicant to add the 10 -acre property on the north, for 6 buildings and 82 units as well as one new commercial lot and one outlot on the east parcels. The Planning Commission and City Council expressed concern that adding additional land to the project was inconsistent with the Comprehensive Plan. While the Council indicated a desire to be business friendly, they were not comfortable with adding additional land to the project area prior to extension of municipal services. In 2010, the Council approved a conditional use permit amendment and site plan amendment to construct the 18th and final building on site, which had been preliminarily approved in 2000. On May 28, 2015, the City Council reviewed a sketch plan for expansion onto these three lots and provided advisory comments. The Council indicated non - binding support for a variance to develop the site in advance of municipal services. On November 23, 2015 the applicant requested direction from the City Council on the east -west road. The Council recommended that the planned public street be platted on the north lot line rather than the south because it would allow the full 80 -foot right -of -way to be dedicated. Utilities are not available to be constructed at this time, so the Council indicated support for the idea of delaying construction of the street to a future date and constructing a 24 -foot wide access as a temporary access to serve the storage units. 3. Analysis of Request Level of 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. Park Place Storage (city file 16 -002) 2 September 1, 2016 • • • The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. The City's discretion in approving or denying a site plan is limited to whether or not the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the site plan. The City's discretion in approving or denying a conditional use permit or interim use permit is limited to whether or not the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the conditional use permit or interim use permit. 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. Rezoning The request from the developer is to rezone the property from UR (urban reserve) to 1 -1 (Light Industrial). This is consistent with the underlying Light Industrial land use. However, the Zoning Ordinance indicates that a rezoning will only be approved when a full range of municipal services are available. The purpose of the 1 -1, Light Industrial District is "providing for the establishment of warehousing and light industrial development. The overall character of the 1 -1 District is intended to have a low impact manufacturing /warehouse character. Industrial uses allowed in this district shall be limited to those which can compatibly exist adjacent to both lower intensity business uses and high intensity manufacturing uses and which have limited amounts of truck traffic. Because 1 -1 may abut residential uses the I -1 uses are regulated in height, lot coverage, setbacks, landscaping, loading and use type so as to facilitate compatibility between these uses and residential development. New development within this district will be allowed only when a full range of municipal services and facilities are available to serve the area." Municipal services are not available and the applicant has requested a variance to allow development in advance of availability, which is discussed later in the staff report. When reviewing a request for rezoning, the City shall consider possible adverse effects of the proposed amendment. Its judgment shall be based upon (but not limited to) the following factors: A. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the City Comprehensive Plan, including public facilities and capital improvement plans. The proposal provides the required 80 -foot right -of -way for the future public street. The applicant will provide a private access road until municipal services are available. The new public street and utilities will be constructed concurrently in the future. The applicant would be subject to 429 assessments for these public improvements. Park Place Storage (city file 16 -002) September 1, 2016 n. 0 0 B. The proposed action meets the purpose and intent of this Ordinance or, in the case of a map amendment, it meets the purpose and intent of the individual district. The proposal would meet the purpose and intent of the 1 -1 zoning district and would comply with ordinance development standards. The rezoning would bring development onto the City tax rolls with limited need for public services for this unoccupied space. C. There is adequate infrastructure available to serve the proposed action. There is adequate infrastructure available to serve the proposed development. Future public improvements are planned and the developer will be responsible for paying for improvements in accordance with the city assessment policy in place at the time of the improvements. D. There is an adequate buffer or transition provided between potentially incompatible districts. The property is bounded on the west and east by industrial property, by commercial property to the south and residential property to the north. The new public right -of -way will provide a buffer from the adjacent residential property. The additional landscaping planned will provide buffering around the perimeter of the site. VAriannp A variance is requested to allow development of the site in advance of municipal services. The 1 -1 district purpose statement says that new development will only be allowed when municipal services are available. The burden of proof is on the applicant to show that all of the criteria in Section 1070.040 of the Zoning Ordinance have been met. Staff finds that criteria have been met as follows: a. There are practical difficulties for the applicant in complying with the Zoning Ordinance. The storage facility has limited need for municipal services and can be served adequately with on -site well and septic. The applicant is able to provide fire suppression in the building and delaying construction of these final phases of the Park Place Storage would have limited benefit. b. The conditions upon which the variance request is based are unique to this parcel due to the nature of the storage buildings and the fact that this is an expansion of an existing development /facility. c. The proposed development will not alter the essential character of the locality. The proposed project is consistent with other uses in the area and is allowed in the 1 -1 zoning district. d. The proposed project is in harmony with the general purposes and intent of the Ordinance. The site will be served by private streets and utilities and will be subject to the City's assessment policy for the future public improvements that would serve the site. Park Place Storage (city file 16 -002) September 1, 2016 • • i 0 e. The variance would allow development that is consistent with the Comprehensive Plan, which anticipates this type of use, and consistent with the industrial nature of the zoning district. Architecture Standards The applicant is proposing to construct a Fabcon building with glass and architectural accent features for the building elevation along County Road 19 and the elevations visible from the new public right -of -way and the existing access drive on the south. The front elevations visible from adjacent properties and right -of -way are a mix of three colors of aggregate panels (grey, red and buff) with windows. The other building elevations are proposed to be beige steel panels. Building material samples have been provided. The material samples are available for review at City Hall and will be available at the public hearing. Metal doors are proposed, but no information about the color or material have been provided. This must be provided for city review and approval. Staff notes that the front facing building elevations comply with the building standards in Section 1060.050 of the Zoning Ordinance, but the other elevations and internal buildings do not. The ordinance limits curtain wall panels of steel, fiberglass and aluminum to a maximum of 20% of any wall surface (excludes overhead doors). The property is also subject to The Southwest District Design Guidelines (Appendix A of the Zoning Ordinance), which is "the opportunity to establish a "gateway" to the City on State Highway 55 at County Road 19. Development in this district should be of the type and quality that will add significant value for the City. The District Plan calls for high quality business parks along Highway 55 and County Road 19, with well - landscaped setbacks and buffers." Section 1060.050 of the Zoning Ordinance allows approval of a conditional use permit for exceptions to the materials standards if the following standards are met: 1. The proposed building and material maintains the quality, durability and value intended by the Ordinance. The visible building elevations would comply with ordinance standards and the metal buildings will ultimately be screened by these compliant buildings. 2. The proposed building is compatible and in harmony with other existing structures within the district and immediate geographic area. This is an expansion of an existing storage complex with metal siding. The proposed siding is a textured metal material of a higher quality than the existing building and will be screened from adjacent properties by other buildings. The buildings would be compatible with other existing buildings in the area. 3. The provisions of Section 1070.020 are considered and determined to be satisfied. Staff finds that the conditions are met. Park Place Storage (city file 16 -002) 5 September 1, 2016 • • r 0 When the property is fully developed, the internal building and elevations will not be visible from public streets or adjacent property. However, as noted during the concept plan review, the applicant must provide information to show how the project would be phased to screen the elevations that do not comply with ordinance standards. The applicant has not provided any information to show how this interim screening would occur. • The Planning Commission should discuss whether or not screening should be provided to screen the metal building before the exterior buildings are constructed (which will provide screening via compliant elevations). Site Plan The plans show construction of approximately 222,000 square feet of new storage condominiums in 11 buildings. The number of units will vary as some buyers may choose to combine multiple units. All units will have a fire suppression system installed. The applicant's narrative indicates that the project will include a wash bay for use by the owner. Staff has included a condition requiring that the location of the wash bay be shown on the plans. The plans include a phasing plan with development occurring in 4 phases. The master plan could be approved and final site plan approval granted with each phase. Staff has included this as a condition. Setbacks The plans do not comply with the 50 -foot setback from the new public street. The 1 -1 ordinance requires a 100 -foot setback from County Road 19 (can be reduced to 60 feet with landscaping), a 50 -foot setback from the new public street on the north and 20 -foot setback from side and rear lot lines. The minimum setbacks must be shown the plans and plans must be revised to show compliance. The parking /drive aisle setbacks have the same front yard setbacks, but the side /rear setback is reduced to 10 feet. The applicant must show the required setbacks on the plans to ensure compliance. No parking is shown on the plans. The applicant shows a 50 -foot drive aisle between buildings, which could be used to allow parallel parking in front of individual units. The site is fully developed. The applicant must identify snow storage areas on the plans. Transportation /Access Access to the existing Park Place Storage is currently provided by a private drive from CR 19 on the south side of the lot. A driveway from CR 19 serves the existing home on the northern lot. The applicant is proposing a new public street on the north boundary, which would provide a connection to County Road 19 and, ultimately to the property to the west. The City Engineer has reviewed the plans and provided a separate memo. The applicant must comply with all conditions. Park Place Storage (city file 16 -002) September 1, 2016 • r • The new public street is an 80 -foot right -of -way (ROW), but a public street will not be built until municipal sewer and water is available. The streets and utilities would be built concurrently in the future. In the interim, the applicant will be allowed to build a 24 -foot wide private drive in the ROW. The private road must comply with minimum design standards. Details must be provided for city review and approval. The plans identify a retaining wall along the north property line. The applicant must submit additional details related to material type, height, location of wall, etc. Retaining walls greater than 4 feet in height shall be engineered. The applicant must provide an encroachment agreement if wall is located within City ROW or easement. An emergency vehicle access is provided from County Road 19 at the center of the site. Details must be provided to ensure that minimum standards have been met. The new public street right -of -way must be named in compliance with the street naming system. The plans must be revised to label this street. An emergency vehicle access is proposed to be provided from CR 19. The applicant is responsible for obtaining Hennepin County permits for this work. Public safety has reviewed the plans and provided comments. The applicant must comply with the conditions in the public safety memo. Utilities The applicant indicates that the new buildings would be sprinklered and restrooms provided. Additional information must be provided to show how water would be supplied for the fire suppression system and for the potable water to serve the units. The applicant will be responsible for obtaining required septic permits from Hennepin County and water permits from the State. Landscaping Section 1060.070 of the Zoning Ordinance requires one overstory tree per 1,000 square feet of gross building floor area plus one understory shrub for each 300 square feet of building, OR one tree per 50 lineal feet of site perimeter plus one tree per 30 lineal feet of site perimeter, whichever is greater. Additionally, the ordinance allows a 40% reduction in the required front setback adjacent to arterial streets if the applicant provides a minimum of one overstory deciduous tree, one overstory coniferous tree, 2 ornamental trees and 10 understory shrubs per 100 feet of the length of the property line where the flexibility is requested, or preserves the equivalent amount of existing trees and shrubs. These materials must be provided in addition to the minimum landscape requirements. The applicant is proposing to use this flexibility to allow a 60 -foot setback from CR 19. The application appears to generally comply with the landscaping requirements, however, there is a discrepancy between site plan /plat numbers and landscape calculations regarding site perimeter and building square footage. The plans must be revised for consistency. Park Place Storage (city file 16 -002) 7 September 1, 2016 • r The applicant is proposing to construct the buildings in phases. The applicant should be required to provide a landscaping phasing plan to show how interim screening will be provided. The plans show a chain link fence around the site, but the fence height is not dimensioned. The details must be updated to show fence height. Lighting The lighting plan must be revised to show foot - candles to the center line of the public street to ensure compliance with Section 1060.040 of the Zoning Ordinance along the north property line. Wetlands There are several wetlands on site. Elm Creek Watershed Management Commission ( ECWMC) has approved the wetland delineation and mitigation plan. However, the preliminary review comments from ECWMC identify a number of outstanding issues and revisions that must be made to comply with their standards. In addition to the ECWMC standards, Section 1050.010 of the Zoning Ordinance establishes wetland buffer and setback requirements for all delineated wetlands. The applicant must provide the City with a MNRAM analysis, which will establish the wetland quality. The wetland buffer and setback requires will vary based on the quality and must comply with these standards: C. Wetland buffer strips are required on wetland sizes and types as follows: Wetland Buffers and Setback Requirements High Medium Low Wetland Buffer Average Width: 50' 25' 15' Wetland Buffer Width (Min.): 40' 20' 10' Wetland Buffer Width (Max.):* 60' 40' 20' Structure Setback (from Buffer):** 15' 15' 15' Total Buffer and Setback (Average): 65' 40' 30' *Buffer widths in excess of the listed maximums shall not be used in calculating average buffer width. * *These setbacks shall take precedence over other setbacks required in this Chapter. These setbacks apply to structures only —a 5 -foot setback is required for roads and parking lots. Trails that serve an interpretive function may be exempted from buffer and setback requirements. The plans must be revised to dimension the buffers and setbacks to ensure compliance. The applicant is dedicating the full right -of -way for the new public street on the north. Any wetland impacts shall be mitigated with the project and filled to grade, to the west property line. This should occur in Phase 1. Park Place Storage (city file 16 -002) September 1, 2016 • Stormwater i i The ECWMC has provided comments noting that the ponding does not meet their requirements and must be revised. The city engineer has noted a number of items that must be provided to ensure compliance with the City standards. The applicant must revise the plans to comply with City and Watershed requirements. It is unclear whether or not this will result in significant plan changes. Parks and Trails Parks & Trails Plan shows the existing regional trail on CR 19. The park dedication requirements would be met by cash in lieu of land for the project (3% of the market value of the land). Conditional Use Permit Staff reviewed the development proposal against the 1 -1 district conditional use permit standards for storage facilities and included these as conditions of approval: A. Units are to be used for dead storage only. Units are not to be used for retailing, auto repair, human habitation, or any commercial activity, except as allowed by this Section. B. Combining office and /or retail space with a self - service storage facility may be allowed by Conditional Use Permit. C. Storage of hazardous or flammable materials is prohibited. D. No exterior storage is allowed. E. The facility shall be secured by either the walls of the structure and /or fencing. All doors on the units shall face inward and away from the street and property lines. F. An on -site manager is allowed only where adequate sanitary facilities are provided, either through use of a septic system or through connection to the public sanitary sewer system. Use of portable sanitary facilities does not fulfill this requirement. Preliminary Plat The preliminary plat would combine the three parcels into Lot 1 and 2, Block 1 and Outlot A. The new parcels exceed minimum lot requirements for the 1 -1 district. The preliminary plan must dimension the easements to ensure compliance. The plans must be revised to show required minimum setbacks. Next Steps If the request is approved, the applicant would then apply for final plat approval. No construction can occur until the final plat is recorded at Hennepin County. Park Place Storage (city file 16 -002) September 1, 2016 • • 4. Summary Staff has attached conditions to the draft resolutions to ensure compliance with city regulations. It would be the developer's responsibility to address the outstanding items prior to construction. If the Commission finds that the conditions are likely to result in significant changes to the plans, they could table the item to allow the applicant time to address the needed changes. 5. Action Recommend approval of the following: a. Draft Ordinance Approving Rezoning b. Draft Resolution Approving Findings of Fact for Rezoning c. Draft Resolution Approving Site Plan, Variance and CUP d. Draft Resolution Approving Preliminary Plat Attachments a. Draft Ordinance Approving Rezoning b. Draft Resolution Approving Findings of Fact for Rezoning c. Draft Resolution Approving Site Plan, Variance and CUP d. Draft Resolution Approving Preliminary Plat e. Aerial Location Map f. Engineer's Memo dated August 24, 2016 g. Public Safety Memo dated August 11, 2016 h. Elm Creek Watershed memo dated August 24, 2016 i. Civil drawings received August 22, 2016 j. Architectural drawings received August 22, 2016 k. Colored rendering received August 3, 2016 I. Applicant's narrative received August 3, 2016 Park Place Storage (city file 16 -002) 10 September 1, 2016 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2016 -xx Motion By: Seconded By: September xx, 2016 AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED AT 6415 COUNTY ROAD 19. (PID 31- 119- 23 -31- 0005, 31- 119 -23 -31 -0056 AND 31- 119 -23 -31 -0057) (CITY FILE 16 -002) 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 UR (Urban Reserve) to 1 -1 (Light Industrial) with respect to the 18.1 -acre site, legally described as follows: Lots 2 and 3, Block 1, Park Place Storage Plat 2, Hennepin County, Minnesota, together with the north 10 acres of the northeast Quarter of the Southwest Quarter, except Road, of Section 31, Township 119, Range 23, all in Hennepin County, Minnesota. Section 2. Effective Date. This amendment shall take effect upon adoption of the resolution approving the variance to allow development in the 1 -1 district in advance of municipal services being available. VOTING AYE ❑ Guenthner, Ken ❑ Hank, Pat ❑ Keefe, Mike ❑ LaFave,Tonya ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Hank, Pat ❑ Keefe, Mike ❑ LaFave,Tonya ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xx day of September 2016. ATTEST: Jessica Beise — City Clerk Kenneth Guenthner - Mayor Page 1 of 1 City Seal City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2016 -xx Motion By: Seconded By: September xx, 2016 APPROVING FINDINGS OF FACT FOR REZONING PARK PLACE STORAGE CONDOMINIUMS ON THE 18 ACRE SITE LOCATED AT 6415 COUNTY ROAD 19. (PID 31- 119 -23 -31 -0005, 31- 119 -23 -31 -0056 AND 31- 119 -23 -31 -0057) (CITY FILE 16 -002) WHEREAS, Park Place Storage Condominiums, Inc. ( "the applicant ") has requested approval of a rezoning from Urban Reserve (UR) to Light Industrial (1 -1) for an 18 -acre parcel legally described as follows: Lots 2 and 3, Block 1, Park Place Storage Plat 2, Hennepin County, Minnesota, together with the north 10 acres of the northeast Quarter of the Southwest Quarter, except Road, of Section 31, Township 119, Range 23, all in Hennepin County, Minnesota. 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 Urban Reserve (UR) to Light Industrial (1 -1); 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 Peachtree Partners, LLC for the reclassification of the zoning from UR to 1 -1 for the property, based on the following findings: 1. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the City Comprehensive Plan, including public facilities and capital improvement plans. a. The proposal provides the required 80 -foot right -of -way for the future public street. The applicant will provide a private access road until municipal services are available. b. The new public street and utilities will be constructed concurrently in the future. The applicant would be subject to 429 assessments for these public improvements. 2. The proposed action meets the purpose and intent of this Ordinance or, in the case of a map amendment, it meets the purpose and intent of the individual district. a. The proposal would meet the purpose and intent of the 1 -1 zoning district and would comply with ordinance development standards. b. The rezoning would bring development onto the City tax rolls with limited need for public services for this unoccupied space. 3. There is adequate infrastructure available to serve the proposed action. Future public improvements are planned and the developer will be responsible for paying for improvements in accordance with the city assessment policy in place at the time of the improvements. Page 1 of 2 City of Corcoran September xx, 2016 County of Hennepin State of Minnesota RESOLUTION NO. 2016 -xx 4. There is an adequate buffer or transition provided between potentially incompatible districts. The new public right -of -way will provide a buffer from the adjacent residential property. The additional landscaping planned will provide buffering around the perimeter of the site. 5. The zoning is consistent with the Comprehensive Plan land use classification. 6. 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. VOTING AYE ❑ Guenthner, Ken ❑ Hank, Pat ❑ Keefe, Mike ❑ LaFave,Tonya ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Hank, Pat ❑ Keefe, Mike ❑ LaFave,Tonya ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xx day of September 2016. Kenneth Guenthner - Mayor ATTEST: City Seal Jessica Beise — City Clerk Page 2 of 2 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2016 -xx Motion By: Seconded By: September xx, 2016 APPROVAL OF A SITE PLAN, VARIANCE AND CONDITIONAL USE PERMIT FOR PARK PLACE STORAGE CONDOMINIUMS ON THE 18 ACRE SITE LOCATED AT 6415 COUNTY ROAD 19. (PI D 31- 119 -23 -31 -0005, 31- 119 -23 -31 -0056 AND 31- 119 -23 -31 -0057) (CITY FILE 16 -002) WHEREAS, Park Place Storage Condominiums, Inc. ( "the applicant ") has requested approval of a site plan, variance and conditional use permit to allow for the construction buildings on property legally described as follows: Lots 2 and 3, Block 1, Park Place Storage Plat 2, Hennepin County, Minnesota, together with the north 10 acres of the northeast Quarter of the Southwest Quarter, except Road, of Section 31, Township 119, Range 23, all in Hennepin County, Minnesota. WHEREAS, the Planning Commission has reviewed the site plan, variance and conditional use permit at a duly called public meeting and recommends approval. 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 site plan, variance and conditional use permit approval, subject to the following findings and conditions: Site plan approval is granted to allow for the construction of a building addition as shown on plans received by the City on January 19, 2016 and revisions received on August 22, 2016 except as amended by this resolution. 2. The master site plan is approved. Any changes to the approved site plan will require submittal of a site plan amendment for City review and approval. 3. Approval is contingent upon City Council approval of the rezoning to 1 -1 and the variance to allow development prior to municipal services. 4. The applicant shall comply with all conditions in the City Engineer's memo dated August 24, 2016. 5. The applicant shall comply with all conditions in the Public Safety memo dated August 11, 2016. 6. 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. 7. The application is subject to the review and approval by Hennepin County for access permits and impacts in County right -of -way. The applicant shall comply with any conditions of approval from the County. 8. The development must comply with all 1 -1 district standards. Page 1 of 5 City of Corcoran September xx, 2016 County of Hennepin State of Minnesota RESOLUTION NO. 2016 -xx 9. A variance to allow development in the 1 -1 district in advance of municipal services, is approved subject to the following findings: a. There are practical difficulties for the applicant in complying with the Zoning Ordinance. The storage facility has limited need for municipal services and can be served adequately with on -site well and septic. The applicant is able to provide fire suppression in the building and delaying construction of these final phases of the Park Place Storage would have limited benefit. b. The conditions upon which the variance request is based are unique to this parcel due to the nature of the storage buildings and the fact that this is an expansion of an existing development /facility. c. The proposed development will not alter the essential character of the locality. The proposed project is consistent with other uses in the area and is allowed in the 1 -1 zoning district. d. The proposed project is in harmony with the general purposes and intent of the Ordinance. The site will be served by private streets and utilities and will be subject to the City's assessment policy for the future public improvements that would serve the site. e. The variance would allow development that is consistent with the Comprehensive Plan, which anticipates this type of use, and consistent with the industrial nature of the zoning district. 10. A conditional use permit to allow a Mini Storage /Self Storage Facility is approved, subject to the following findings: a. The plans comply with Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. b. The establishment, maintenance or operation of the conditional use will not be detrimental to or endanger the public health, safety, morals or comfort. c. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. The applicant will dedicate the full right -of -way for a new public street that will be constructed in the future when sewer and water are available. f. The conditional use shall conform to the applicable regulations of the district in which it is located. Page 2 of 5 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2016 -xx g. The use shall be subject to the following conditions: September xx, 2016 i. Units are to be used for dead storage only. Units are not to be used for retailing, auto repair, human habitation, or any commercial activity, except as allowed by this Section. ii. No office and /or retail space is allowed. iii. Storage of hazardous or flammable materials is prohibited. iv. No exterior storage is allowed. v. The facility shall be secured by either the walls of the structure and /or fencing. All doors on the units shall face inward and away from the street and property lines. vi. An on -site manager is allowed only where adequate sanitary facilities are provided, either through use of a septic system or through connection to the public sanitary sewer system. Use of portable sanitary facilities does not fulfill this requirement. 11. A conditional use permit to allow for alternative building materials is approved, subject to the following findings: a. The proposed building and material maintains the quality, durability and value intended by the Ordinance. The visible building elevations would comply with ordinance standards and the metal buildings will ultimately be screened by these compliant buildings. b. The proposed building is compatible and in harmony with other existing structures within the district and immediate geographic area. This is an expansion of an existing storage complex with metal siding. The proposed siding is a textured metal material of a higher quality than the existing building and will be screened from adjacent properties by other buildings. c. The provisions of Section 1070.020 have been considered and determined to be satisfied. 12. Prior to release of the final plat for filing or issuance of any permits, the applicant must: a. Revise the plans to show snow storage on site. b. Revise the square footage /perimeter measures for consistency between plan sheets and update the landscape plan to ensure compliance with ordinance requirements. c. Correct the plan sheet to reflected the requested Light Industrial (1 -1) zoning district zoning and standards. The existing zoning is UR, but the plan sheets indicate C- 2. Page 3 of 5 City of Corcoran September xx, 2016 County of Hennepin State of Minnesota RESOLUTION NO. 2016 -xx d. Plans must be revised to comply with the 1 -1 minimum setback requirements. The setbacks must be shown on the plans. e. Update the plan sheets to show how improvements would be phased. f. The narrative indicates a wash bay will be provided for owner use. The plans must be revised to clearly show the location and provide details about how the facility would be serviced including how water will be managed. g. Update the plans to provide the name of the street for the new right -of -way based on the City Street Naming Policy. h. A private road will be allowed to be constructed in the new public right -of -way to service the site. Road details must be provided to ensure compliance with city standards. Details for the proposed emergency access from County Road 19 must be provided to show compliance. The applicant must obtain all required access permits from Hennepin County. The lighting plan must be revised to show compliance with Section 1060.040 of the Zoning Ordinance. The applicant is responsible for obtaining septic permits from Hennepin County. m. The applicant is responsible for obtaining required water permits from the State. n. The plans must be revised to show a phasing plan for site improvements. o. The details must be updated to show fence height details. The fence must comply with Zoning Ordinance standards. p. The applicant must provide details (including colors) for the proposed doors. q. The lighting plan must be revised to show foot - candles to the centerline of the new public street to show compliance with Zoning Ordinance standards. Wetland buffers and setbacks must comply with Section 1050.010 of the Zoning Ordinance. i. The applicant must provide a MNRAM report to establish wetland quality for city review and approval. ii. Wetland buffers and setbacks shall be provided adjacent to wetlands. iii. Wetland buffers and setbacks must be dimensioned and labeled on the plans. iv. Wetland buffer monument signs must be shown on the plans and installed on site. v. Wetland buffer monuments must be purchased from the City. vi. The applicant must comply with both City and Watershed standards. Page 4 of 5 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2016 -xx 13. Prior to issuance of building permits, the applicant /landowner must: September xx, 2016 a. The applicant must Record the approving resolution at Hennepin County and provide proof of recording to the City. b. Final plans must be submitted and approved by the City. c. The applicant shall provide a financial guarantee in compliance with Section 1070 of the Zoning Ordinance. 14. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use. VOTING AYE ❑ Guenthner, Ken ❑ Hank, Pat ❑ Keefe, Mike ❑ LaFave,Tonya ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Hank, Pat ❑ Keefe, Mike ❑ LaFave,Tonya ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xx day of September 2016. ATTEST: Jessica Beise — City Clerk Kenneth Guenthner - Mayor Page 5 of 5 City Seal City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2016 -xx Motion By: Seconded By: September xx, 2016 APPROVING PRELIMINARY PLAT FOR PARK PLACE STORAGE CONDOMINIUMS ON THE 18 ACRE SITE LOCATED AT 6415 COUNTY ROAD 19. (PID 31- 119 -23 -31 -0005, 31- 119 -23 -31 -0056 AND 31- 119 -23 -31 -0057) (CITY FILE 16 -002) WHEREAS, Park Place Storage Condominiums, Inc. ( "the applicant ") has requested approval of a preliminary plat to create two lots and one outlot on property legally described as follows: Lots 2 and 3, Block 1, Park Place Storage Plat 2, Hennepin County, Minnesota, together with the north 10 acres of the northeast Quarter of the Southwest Quarter, except Road, of Section 31, Township 119, Range 23, all in Hennepin County, Minnesota. 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 plat, subject to the following conditions: 1. A preliminary plat is approved to allow the creation of two lots and one outlot, in accordance with the application materials and plans received by the City on January 19, 2016 and revisions received on August 22, 2016 except as amended by this resolution. 2. Approval is contingent upon City Council approval of the rezoning to 1 -1 and the variance to allow development prior to municipal services. 3. The application shall comply with all conditions in the City Engineer's memo dated August 24, 2016. 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 for access permits and impacts in County right -of -way. The applicant shall comply with any conditions of approval from the County. 6. The development must comply with all 1 -1 district standards. 7. The development shall be subject to all conditions of the site plan and conditional use permit approval. 8. The preliminary plat must be revised to show the name of the new public street. Street names shall be in compliance with the City street naming policy. Page 1 of 2 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2016 -xx September xx, 2016 9. Park dedication shall be cash in lieu of land and shall be due prior to issuance of building permits. 10. The preliminary plat shall be revised to show the required minimum setback requirements. 11. The applicant must record the approving resolutions, mylar and all related documents at Hennepin County and provide proof of recording to the City. 12. Lot corner monuments shall be installed as required by the Subdivision Ordinance. 13. The applicant shall provide the approved preliminary and final plat drawings to the City in an electronic (AutoCAD) format. 14. 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 ❑ Hank, Pat ❑ Keefe, Mike ❑ LaFave, Tonya ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Hank, Pat ❑ Keefe, Mike ❑ LaFave, Tonya ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xx day of September 2016. ATTEST: Jessica Beise — City Clerk Kenneth Guenthner - Mayor Page 2 of 2 City Seal Hennepin County Property Map Date: 8/25/2016 F, F Y, 4 PARCEL ID: 3111923310057 OWNER NAME: Park Place Storage Condo Inc PARCEL ADDRESS: 6415 Co Rd No 19, Corcoran MN 55357 PARCEL AREA: 5.87 acres, 255,912 sq ft A -T -B: Abstract SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2015, PAYABLE 2016 PROPERTY TYPE: Residential Miscellaneous HOMESTEAD: Non - Homestead MARKET VALUE: $225,000 TAX TOTAL: $4,642.50 ASSESSED 2016, PAYABLE 2017 PROPERTY TYPE: Residential Miscellaneous HOMESTEAD: Non - homestead MARKET VALUE: $247,000 M 1 inch = 400 feet Comments: This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable forany damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2016 Technical Memo To: Kendra Lindahl, City Planner From: Kent Torve, P.E., Kevin Mattson, P.E. Date: August 24, 2016 Subject: Park Place Storage - Plan Review Comments 2 V^,Ak V WENCK Responsive partner. Exceptional outcomes. A plan set with revisions dated 8/22/16 has been received for the proposed Park Place Storage. The following comments are in regards to the plans submitted and should be considered in revisions to next submittal. General 1. Plans are marked "Preliminary- -Not for Construction" which is typical process to receive Council approval. Construction plans will be required to be reviewed and approved by City Engineer. 2. Submit a list and the status of all permits required for the project. 3. Verify driveway approach grades - it is recommended to be less than 5% slope for long wheel base, public safety, and trailered vehicles. 4. Watershed approval is required. North Road /West Property Access 5. The north access road is a private road constructed within City ROW. a. A road profile and cross sections for road grades to the west property line are required b. Any wetland impacts shall be mitigated with the project and filled to grade, to the west property line. This should occur in Phase 1. c. Documentation shall be submitted that road ROW /corridor is available for improvement. 6. Private drive on north entrance shall be extended to west edge of building with hammerhead for fire access. This can be final constructed with the Conceptual building A phase, although the wetland permitting and bringing to rough grade will be required in Phase 1. a. The road surface west of north driveway access can be Class V and is required to pass a roll test. b. Turnaround /hammerhead at west end of building can be in an easement which can be vacated when City road is constructed to serve property to the west. 7. The plans identify a retaining wall along the north property line. Submit additional details related to material type, height, location of wall, etc. Retaining walls greater than 4 feet in height shall be engineered. Provide encroachment agreement if wall is located within city ROW or easement. Wenck Associates, Inc. 1 1800 Pioneer Creek Center I P.O. Box 249 1 Maple Plain, MN 55359 -0249 Toll Free 800 - 472 -2232 Main 763 - 479 -4200 Email wenckmp @wenck.com Web wenck.com Engineer's Memo August 24, 2016 V ^V WENCK Responsive partner. Exceptional outcomes. 8. Verify that the proposed ROW dedication will meet future road construction requirements. CR 19 Emeraency Fire Access 9. Obtain a County permit and construct the Emergency Fire Access as shown along CR 19 at location of berm between ponds. Access shall pass roll test and landscaping, fencing and /or bollards will be approved by City Planner and Public Safety. Sanitary Sewer & Watermain 10. Label pipe sizing and material type information for both water and sanitary sewer. 11. The main (future) City sewer and water connection for the site will be provided only at the north driveway entrance. a. If required for looping to meet fire protection requirements an additional water service connection could be added at the CR 19 Emergency Fire Access (see previous comment). Storm Sewer 12. Include details on plan sheets with separate detail showing elevations for each outlet control structure (OCS are required) and emergency overflows for all stormwater ponds and existing wetlands. 13. Provide existing building elevation information to verify freeboard requirements that low opening is 2 feet above HWL /EOF. 14. Provide additional drainage and utility easements for future ponding requirements for road extension. City to determine amount of area needed. 15. Verify the depth of storm sewer piping across site as it appears pipe cover depths approach 1 foot from top of pavement to top of pipe. Recommended minimum pipe cover is 3 feet. 16. The stormwater system is considered private and all future maintenance responsibilities belong to the property owner. It is recommended to clean the outlet ditch on the north side of the existing access road, upstream of the 15 -inch CMP. Stormwater 17. Routing and discharge locations may need to be revised after review next submittal. 18. Execute "Existing Conditions" model with the existing ponds to calculate current outflow rates. 2 \ \mspfsv02.lps.local \Studios \Planning & Urban Design Studio \City of Corcoran \COR16002 - Park Place RZ VAR PP CUP SP (city file 16- 002) \2016 -08 -24 eng comments Park Place Storage - Review Comments_2.docx V ^V Engineer's Memo WENCK August 24, 2016 Responsive partner. Exceptional outcomes. 19. Provide sketch showing discharge rates and locations from the site for Existing and Proposed conditions. 20. Exfiltration rate set at 0.8 in /hr is high, MPCA guidelines suggest 0.2 in /hr for C soils. 21. Show pipe invert elevations on both the grading and utility plans. All elevations in model should match plan elevations 22. Include NWL and HWL for wetlands. 23. Identify roof drain locations on the plans and verify that the runoff volumes are included in the stormwater ponding and pipe sizing calculations. 24. West Biofiltration area will be consistently wet. Planting plan shall reflect vegetation that can thrive in these conditions. 25. Review proposed HWL in swale along north side of Building A. Proposed bottom of swale appears to be 1 foot below building elevation and there will likely be runoff from the adjacent ground surface to the north directed towards the building. Consider modifications to the swale to maintain adequate depth and 2% grade or add draintile /inlets. 26. Verify EOF elevation located immediately north of Building D. It appears the EOF elevation is 1056.5 + / -. Adjust EOF elevation or building elevations to maintain 2 foot freeboard separation requirements. 27. Proposed building elevations do not meet the required 2 foot freeboard separation requirements for HWL /EOF. Identify and label all EOF locations on plans. Grading 28. Label slope grades on ponds and significant slope areas such as north access road. 29. Provide minimum of 10 foot access routes for all general maintenance requirements for stormwater ponds, utilities, etc. Label routes on plans. 30. Provide a 10 foot safety bench (typical) at 10:1 slope at the NWL around ponds. Streets 31. Proposed concrete valley gutters in parking lot area are less than the recommended minimum of 0.5 %. 32. Remove existing driveway culvert and approach located adjacent to Building G along CR -19. 33. Curbing is required around exterior of site per City code. 3 \ \mspfsv02.lps.local \Studios \Planning & Urban Design Studio \City of Corcoran \COR16002 - Park Place RZ VAR PP CUP SP (city file 16- 002) \2016 -08 -24 eng comments Park Place Storage - Review Comments_2.docx Engineer's Memo August 24, 2016 Plat V ^V WENCK Responsive partner. Exceptional outcomes. 34. Verify easements over utilities, ponds, wetlands, etc. provide sufficient coverage for access and maintenance activities. 35. Include a 20 foot drainage and utility easement along the easterly property line abutting the CR -19 corridor to allow for future utility extensions. End of Comments 0 \ \mspfsv02.lps.local \Studios \Planning & Urban Design Studio \City of Corcoran \COR16002 - Park Place RZ VAR PP CUP SP (city file 16- 002) \2016 -08 -24 eng comments Park Place Storage - Review Comments_2.docx CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E -mail - genera1kci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us Memo To: City Planner Lindahl From: Public Safety Date: August 11, 2016 Re: Park Place Storage A Public Safety review meeting for the proposed Park Place Storage project was held on 8/10/2016. In attendance were: Director of Public Safety Gottschalk, Lt. Burns, Fire Chief Leuer, Fire Marshal Kohnen, and Code Compliance Official Pritchard. The following are comments from the meeting: 1. The development must provide and maintain 2 "public" accesses. (North and South entrances as shown on plan.) Extend fire lane to the western edge of building A (from North driveway). 2. All buildings must be equipped with a fire sprinkler system. FDC locations to be approved by Fire Chief. 3. Enunciation panels and City lock boxes must be installed at both entrances. (North and South entrances as shown on plan.) 4. The site and all buildings and suites /units shall be numbered. The City shall approve addressing for the site and buildings. 5. Emergency Access. A 9 ton fire lane shall be provided from County Road 19. (The lane shall be centrally located between the front buildings /ponds.) This may be grass, but must be maintained to County Road 19 for access, including snow removal, etc. If a gate is to be installed, it must be equipped with a breakaway. See attached plan mark -up. -- . - -- -• -- �, PARK PLACE Ilia,` - -- - -- - - - -�' -- - -- - ' y IRE L,kl%IE rEm 5) £55 I a I A `J l a elm creek Watershed Management Commission ADMINISTRATIVE OFFICE TECHNICAL OFFICE 3235 Fernbrook Lane Hennepin County DES Plymouth, MN 55447 701 Fourth Avenue South, Suite 700 PH: 763.553.1144 Minneapolis, MN 55415 -1600 FAX: 763.553.9326 PH: 612.348 -7338 Email: judie @jass.biz FAX: 612.348.8532 Email: james.kujawa @co.hennepin.mn.us Park Place Storage Site Plan Corcoran, Project #2016 -004 Project Overview: Park Place Storage is proposing to develop a 22 -acre site in the southwest portion of City of Corcoran into a multi -unit storage facility with associated access roads, utilities, and stormwater features. This will be an addition to the existing storage facility located west of the proposed project. A wetland replacement plan for this site was approved by the Commission at their July 2016 meeting. This review is for the site plan's conformance to the Commission's stormwater, grading and erosion control requirements. Applicant: Paul Jorgensen, P.O. Box 326, County Road 19, Corcoran, MN 55357. Phone: 612 - 670 -3077. Email: paulj@parkplacestorage.net Arent /Engineer: Landform, Glenn Huebner, 105 South Fifth Avenue, Suite 513, Minneapolis, MN 55401. Phone: 612- 252 -9070. Email: ghuebner @landform.net Exhibits: 1) ECWMC Request for Plan Review and Approval for Park Place Storage site and wetland replacement plan. Received February 9, 2016. 2) ECWMC project 2016 -003W, Park Place Storage Wetland Replacement Plan project file, findings (dated July 7, 2016) and Commission actions (minutes from July 8, 2016 Commission meeting) 3) MN Statute 15.99 extensions to October 8, 2016. 4) Park Place Hydrology design information submittal, received August 16, 2016. 5) Park Place site plan submittal, received August 22, 2016. Findings; 1) The original application was received February 9, 2016. Subsequent layout and plan revisions have resulted in staff and landowner decision deadline extensions (per MN Statute 15.99) to October 8, 2016. 2) This site drains south through a series of wetlands and depressions before reaching Loretto Creek, which drains to Lake Sarah. Water from this site travels approximately 2.6 miles before reaching Lake Sarah. 3) At their July meeting, the Commission approved the wetland replacement plan (pending escrow and bank account withdrawals). a. 0.24 acres of impacts CHAMPLIN • CORCORAN • DAYTON • MAPLE GROVE • MEDINA • PLYMOUTH m ROGERS \\ mspfsv02 .lps.loca] \Studios\Planning & Urban Design Studio \City of Corcoran \COR16002 - Park Place RZ VAR PP CUP SP (city file 16- 002)\2016 -08 -24 ECWMC preliminary comments.docx Park Place Storage (2016 -004) August 24, 2016 Page 2 b. 0.48 acres of mitigation i. 0.24 acres from bank account #1560 in Plymouth ii. 0.24 acres from bank account #1183 in Stearns County. 4) Eight (8) new storage buildings totaling 222,420 sq. ft. (5.1 ac.) are proposed in four phases of construction 5) Project Site Area = 20.9 acres 6) Net new impervious = 10.7 acres 7) Abstraction requirements will be 42,725 cubic feet. Abstraction is proposed by constructing two ponds that will drain into biofiltration basins. These basins do not meet the MPCA biofiltration standards for water table separations and cannot be approved by the Commission. a. The wetland elevation adjacent to the west biofiltration pond is at an elevation of approximately 1050. The assumed water table would be at that elevation. b. The wetland elevation adjacent to the east biofiltration pond is at an elevation of approximately 1049/1048. The assumed water table would be at that elevation. c. MPCA biofiltration standards require a 3 foot separation between the bottom of the filter and the water table. This does not occur on either biofiltration basin. 8) Where grading occurs within the Commissions buffer requirements, additional buffer areas will be required when slopes exceed 6:1. This will occur in a substantial area of this development. A buffer detail map and accounting is necessary for this site. 9) Post development nutrient and TSS loads must be less than pre - development loads. No calculations were not provided with the submittal. 10) Ponds and basins must have a long term operation and maintenance plan. If the City of Corcoran does not agree to the operation and maintenance, an agreement between the City and landowner must identify who and how this work will be conducted and who will pay for it. This agreement and O &M schedule must be recorded on the land title. The Commission must be provided a copy of the recorded document. 11) Skimming must be provided on these systems. 12) Detailed biofiltration draintile information and elevations must be provided with the utility plans. Cleanouts must be shown on the plan. Recommendation; None at this time. Hennepin County Department of Environmental Services July 7, 2016 Date James C. Kujawa Advisor to the Commission Park Place Storage (2016 -004) August 24, 2016 Page 3 Project Location CORCORAN, MINNESOTA 471E PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA D Anqle L.F. L-I Feet EXISTING DESCRIPTION NEW DESCRIPTION k Ad L.P. Poun Pont / 4qud Petrdeun 120 MAJOR CONTOUR - —f20.f MAJOR CONTOUR ® 100 YR. At 100 Year Flood Elevation A LGU Local Goverment Unt 123. - MINOR CONTOUR -173 -� MINOR CONTOUR A.B. A.D. Anchor Bolt Area Dran LONG. LT. Longitudn11 Lqht / Lghenq ,230 SPOT ELEVATION 123.45 SPOT ELEVATION A/C Ar Candcdmq Lkvc MAW. Mantcnance OVERALL GRADING, DRAINAGE, PAVING X X X X ADD. Addendun MAS. MAIL. Masonry Materol Bl1LDWG GRADING, DRAINAGE PAVING X X X ADJ ADJ. Adjacent Adjacent / Ad,lust MAX. Maxexm CANOPY / OVERHANG __ fdULONC AHNJ Ar Handlnq Um. MECH MEP. Mech —I Medus - -� & EROSION CONTROL (SOUTH) L- j CANOPY/ CANOPY OVERHANG OVERHANG ALT. Alternate Akan MFR. Manufacturer CONCRETE - - -� -• - - _ UTILITIES ENLARGED (NORTH) UTILITIES ENLARGED ANOD. APPROX. Ad-d no MH N Mmhalt 11— / Minute (SOUTH) _ CIVIL CONSTRUCTION PETALS _ _ X X X t- - - - — UNDERGROUND STRUCTURE ARCH AUTO. Arch.aur l Autoanee MSC. MNDOi Mecellaneous Mrnesota Deprtnert Of Trmsportatw , I I BITUMINOUS °�. - CONCRETE B.C. a C. Average Bock Curb L21 �du^e / Moddar LANDSCAPING 122 B/W of Botts. Wall N. ' North L23 LANDSCAPE PLAN -.. II CONCRETE CURB BFE of Bosenent Floor Elevator N1.C. Noc In Contract GRAVEL ST. EocE EDGE OF PAVEMENT BIT Bt—s (Asphdte) NO. OR # Nud- BLDC BSMT. Buldtp Owenent NOM NTS Normal Na to Scde PAVNG BLOCK FENOTJG L.F. C.F.S. CuI c Feet Cube Feet Per Second NWE NWL O.C. Nornd Water Hevaton N.-al Woter Level On Center PAVING BLOCK - --�-�� GUARD RAIL CONCRETE RETAINING WALL G.G. Caner Guard O.D. Cutade Dneroon C.J. C.L. Control Jam Cm ter lne O.E. OH. Overhead Electric Overhead �12'STS�>>� STORM SEWER LINE 0 MODULAR RETAINING WALL C.M.U. C.O. Concrete Masonry Una drory Hqh Water Level 'SAN O� FIELDSTONE RETAIMJG WALL C.O.E. Clconwt U.S. Array Corps Of Engneers OPNG ORIG ONnd rn 8 > "WTR SANITARY SEWER LINE EXIT LOCATION C.Y. CB Cubic Yards Catch Ban P -C. Pont of Curvature •I -6 —I- WATER MAN �0 LJGHT STANDARD CBMH Catch Basra Madlole P.I. PM Pont of Intersection Post Indicator Valve OE OVERHEAD ELECTRIC fd POWER POLE CEM. CF Ceram, Cost Iron pp. pp P.L. OR P/L P.O.B. Property Lne Pont or Begmnq — UT UNDERGROUND TELEPHONE OOY � SLOPE PIRECTK)N CMP Carugoted Metal Ppe P.S.F. Ponds Per Squort FaoL — UE LNDERGROLINO ELECTRIC CONC. CONN. Concrete (Portland) Canecton P.S.I. Pounds Per Square Inch Topency C GAS UNE - CATCH BA51N CONNT. C ---ton P.T. P.V.C. Pont or Pont or Vencal Curvature CONT. COUTR. Cartnuous Contractor P.VJ. Pont or Vencal Itersectnn � CONCRETE CURB O' MANHOLE COP. Cooppper Clbe P.V.T. n Pont or Vertical Tongency Polyethylene II CU. D. S. Oovn Spout PEP. Pedestal / Pedestrian -X %— - -• o BOLLARD DEG. Degree p PF: Perrraa[edl TCHT,'TYPE FENCING FES DEMO. DEPT. Dendrton / Denaleh Department PROJ. Project n —STS —» STORM SEWER PET. PIA. Petal Donator PROP. PVC Proposed Paly Vnyl-- CH.rde (Ppnq) RETAINING WALL RIPRAP —SAN—>— SANTARY SEWER -WASTE DIAG. Dngond PVf1T. Pavnent O SET I/2' X 14' YLON PIPE _�_>— FORGE MAIN DIM. DIP Dereroon Ductte Iran Ppe OTY. Entity DN DWG. E. Dove Drarnq Emc R RE Radus Radus Rn Elevator Cat ( nq) • -," IRON IRON MONUMENT FOUND SURVEY DISK (BENCHMARK) — P-D —»— (CATS VALVE ROOF DRAIN SYSTEM E.J. Exponson Jam R.D. R.E. Roar Dran Rerove Eretnq 0 POWERPOI.E "'®"WTR i7 HiYp WA7ERMAN E.O. E.0.5. Exrgency, Overnor Emergency Overnor Svde R.O. Rwgh Opmnq l— GUY WIRE —FY2E� FIRE LANE SEPARATE) E.W. EA. Each Each Way R.P. RCP R.S. Radus Pont RmN-d Concrete Pp. R. O GUARD POST �, (IF EL. Elevator RSO Slob WSW. Dran p GAS METER Bl D FIRE DEPT. COMJECTION ELEC. ELEV. Hcctacd Ele -Len GM C.O. ENDER. Emergency RENF. REQ O Ren(orced Re lured T TRANSFORMER X'SSD- - - SOIL SIEDRAN ENCR. ENTR. Eno ... r Entrance REV. Reveon / Rcvecd - -CA5- - - - GAS LINE- UNDERGROUND E0. Equal RGLJ ROW OR R/W Regdatry Goverment Um. Rght or Way WATER SHUT -OFF VALVE - - -ELEL- - - ELECTRIC - UNDERGROUND EOUP. EAAV. Equpnea EqurvdmL S. 5F. South Square Feet TRAFFIC SIGN - -TEL&- - - - TELEPHONE-4ADERCROU D EXIST. EXP. Eretnq Erporo on SAN. Sontar y Sever O-- FLAG POLE - - - CATV- - - UNDERGROUND CABLE /TV F & I FB,O. Fur hand Install Fare by Other SECT SE Sectnn Sde Exrt LT = =LSS= - - = LAWN SPRINKLER SLEEVE F.C. FD. Face of Curb of Flow Dron SEWO SHT. SIM. Side Exrt Walk Out Sheet Snlar LIGHT POLE FD C. F.V. Fare Vprwt•mt Camectan Feld Vtrfy SNT. SPEC. S-lant Specfcaton - TREES F8 FBWO Full Emmat Full Bae.ent Walk Out SO. D Sub -Foce dran iW1 TREE LIE FBLO FON. FES Full Bae•ent Look Out Foundation Flared End Sectxxl 5" STD. Store 5e- Morhdc Standard MANNA -E FFE Fmhed Flax Elevator STRUCT. SYM. Strixturd Syeret.. FLR � () Flow 7 ihekncss ® CATCH BASH FUT. Future T/R T/W Top of Rn Top of Wall G.B. G.C. Grade Break General Contracts TEMP. Ten arary • FIRE HYDRANT GAL. CAI-V. Gallon CDlvanaed THK. T.J. TNH Thek / Thickness Tooled Jont Top Na Hydrant ® WATER VALVE GFE Grage Flow Elevoton TYP. Typed GL. CR. Class Grade UN 0. Udess Noted Other-e ® FLARED END SECTION H. Herjlt V.B. V.C. Vapor Brrer Vencal Curve HP F4gh Pont VER. Verify h Field MAL80X HDPEP HAI, Density Polyethylene Pipe VERT. Vertical e FOR. HVAC FP.4'nntd Hcattq, Ventlaton, Ar Codtonm VEST. W Vestbule Wdth O NOTE NUMBER HYD Hydrant WPT. Wurknq Pont I.P. I.E, r E hsde Onenson Invert Elevator W.W.F. W/ Welded Wre Fobnc Wth W MEASURED DISTANCE N. OR ( ") Inches W/0 Wehout INJFO. INL. hfr•acon Inlet EI-L.n WO Wak Out Wetland (P) DISTANCE PER RECORDED PLAT NSLL. INV. hsulotnn Invert Elevaton WETL. WP WT. Waterproar Weght SOL BORING JT. Jam• YD. YR. Yrd Year B -X R r 0 0 n EROSION CONTROL SYMBOLS SYMBOL DESCRIPTION SEDIMENT CONTROL FENCE- INLET PROTECTION DRAWING SYMBOLS SYMBOL D NOTE REFERENCE 12 PARKING STALL COUNT C7.3 LARGE SHEET PETAL C21 COORDINATE PANT Q2 REVISION - AODENR)M, BULLETIN, ETC. C12 REVISED AREA (THIS ISSUE) LOTS 2 AND 3, BLOCK I, PARK PLACE STORAGE PLAT 2, HENNEPN COUNTY. MINNESOTA, TOGETHER WITH THE NORTH 10 ACRES OF THE NORTHEAST QUARTER OF THE SOUTHWEST OUARTER, EXCEPT ROAD, OF SECTION 31, TOM45FW 119. RANGE 23, ALL IN HENNE-PIN COUNTY. MINNESOTA. SPIKE N WEST FACE OF POWER POLE, 77 FEET EAST AND 820 FEET SOUTH OF SOUTHEAST CORNER OF LOT L BLOCK I, PARK PLACE STORAGE PLAT I. ELEVATION = 949.13 (NGV029) SITE BENCHMARK 7 RNSHED FLOOR OF LINTS 1 -14 FROM CIC NUMBER 955, ELEVATION = 1060.00 (NGVD29) PAULJORGENSON 6415 C.R. 19 P.O. BOX 326 CORCORAN, MINNESOTA 55357 TEL 612 - 670.3077 CIVIL ENGINEER SURVEYOR LANDFORM LANDFORM 105 SOUTH FIFTH AVENUE, SUITE 513 105 SOUTH FIFTH AVENUE, SUITE 513 MINNEAPOLIS, V14 55401 MINNEAPOLIS, MN 55401 TEL 612 - 252 -9070 TEL 612- 252 -4070 FAX 612 - 252 -9077 FAX 612 - 252 -9077 CONTACT: STEVESGBRASKI CONTACT ERIC LINDGREN LANDSCAPE ARCHITECT LANDFORM 105 SOUTH FIFTH AVENUE, SUITE 513 MINNEAPOLIS, MN 55401 TEL 612 -252 -9070 FAX 612 - 252 -9077 CONTACT'. JOSH POPEHN CIVIL I LANDSCAPE SHEET INDEX & REVISION MATRIX SHEETS D BY ISSUEIREVISION DATE COA CIVIL& LANDSCAPE TITLE SHEET X X X CO2 CIA PRELIMINARY PLAT - _.. EXISTNGCONDITIONS X X X X - -: : 1 1 C12 DEMOLITION X X X I Imo_ C21 OVERALL SITE PLAN _ X X X C21A SITE PLAN ENLARGED (NORTH) X X X C21B SITE PLAN ENLARGED (SOUTH) X X X- - I C22 SITE PHOTOMETRIC PLAN X': i �_ _ ' C3.1 OVERALL GRADING, DRAINAGE, PAVING X X X -�• &EROSION CONTROL C31A GRADING, DRAINAGE PAVING X X X & EROSION CONTROL (NORTH) j C3.lB GRADING, DRAINAGE, PAVING X X X & EROSION CONTROL (SOUTH) C4.1 OVERALLUTIUTIES X X X C4.IA UTILITIES ENLARGED (NORTH) UTILITIES ENLARGED X X X XXX i C41B C7.1 (SOUTH) _ CIVIL CONSTRUCTION PETALS _ _ X X X _ -i 1_�� C7,2 CIVIL CONSTRUCTION DETAILS_ X 4 I , I I C7.3. CIVIL CONSTRUCTION DETAILS_ L21 OVERALL LANDSCAPE PLAN 122 ENLARGED LANDSCAPE PLAN X X X L23 LANDSCAPE PLAN -.. ' '..... L24 ENLARGED LANDSCAPE PLAN X X X _ L7.1 LANDSCAPE DETAILS X X X CITY PLANNER CITY ENGINEER LANCIF09M WENCK ASSOCIATES 105 5TH SOUTH AVENUE IB00 PIONEER CREEK CENTER MINNEAPOLIS, MN 55401 MAPLE PLAN, MN 55359 KENDRA LNDAHL, AICP KENTON C. TORVE LANDFORM, PRINCIPAL PRINCIPAL, LEER AP Lk,&NOwDdr —n, Ln.arr.aeuk.RC. TEL: 612 -638 -0225 TEL: 763 - 479 -4209 FAX: FAX: BUILDING OFFICIAL ELECTRIC METRO WEST INSPECTIONS XCEL ENERGY P.O. BOX 240 LORETTO, MH 55357 LOREN KOHNEN M- 760od- TEL: 1 763 - 479 -1720 TEL: FAX: 763 - 479 -3090 FAX: PARK PLACE STORAGE CONDOMINIUMS, INC, 6415 C.R. 19 P.O. BOX 326 CORCORAN, MINNESOTA 55357 TEL 612-670307 MUNICIPALITY +C„w -- CORCORAN PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA 51TE PLAN ULARLFD (NORTH) we PLAN ULARCW (SQJTH) %M PHOI'QETRIC PLAN OVERALL CRkow, PRAIULE, EROSION CONTROL CRIONG. DRANAGE-, PAVNC, e CONTROL U LARCED (NORTH) CRAVING. MANAGE, PAVNC. 1 CONTROL EM.ARGLO (SGVTH) OVERALL UTLITES U"JMS ENLARGED ( NORTH) URINES E". ARGEO SOUND a CONSTRICTON DETALS C1 CRTSTRIXTKN PETALS QVL CONSTRICTION PETALS OVERALL LNDSCAM PLAN EN-AR17E9 LAN73GAPE PLAT EMMC4:D LAN:)5CAFE FLAT ff4AR4W LAWSCAPE FLAN LANDSCAPE SETAkS ISSUE REVISION HISTORY Iq JAN 206 CITY SLOrITTAL. 31 MAY 2016 CTTY SLEMTT 02 AUC 20 Cry SLEM17AL-4mv. PROJECT MANAGER REVIEW CERTIFICATION Y1fE 9Gru1 WE, SEAL DR FDUR UN[S pATTRYATAVEAf'.IOi nEISLE, nos sLEEr NAS sEa+REPRODUCEO FfraaNrenm RTADRELIR N+D IS NO t01.GER R VPUD DOCU9n.Pl[ASECONTRDT rHE e;GlrEaro REOUESr aoanawTOttASaaa CITY SUBMITTAL 08.22.2016 L A N D F O R M From Site to Finish ® • 105 South FM Avenue Tel: 612 - 252-9070 Suite 513 Fax: 612 - 252 -8077 Minneapdis, MN 55401 Web: landform.net FILENAME C001PJ0002052.DWG PROJECT NO. PJ0002052 0 0 0 i N. LINE OF THE NE 1/4 OF _ _ THE SW 1/4 OF SEC. 31 - -,T " 1 • ' . ` , .1 -, , . , , . 1335.54 S89- 55'52 "Ts I / O + r - O U T L O T A/ PUBLIC RIGHT -OF -WAY WETLAND - � � g — — — — — — — — — — — — — — — — — — — — — — - --- - - - - -- --- - - - - -- 771.00 N89'55'52 "1V-�— s-- r —� —r —= —1 =— _N 1- �� 1 r ; F 513.52 S89'55'5Y__E____ — /1- I 5. LINE OF THE N. 10 ACRES OF THE //"j NE 1/4 OF THE SW 1/4 OF SEC. 31 r— ------ - - - - -I y `y L ------- - - - - -� I I I I 1 - - - i WETLAND -r ; - _ - - - - -- -------- � I \ I I \ I I LOT 1 I I WETLAND 1 I I I r k I I LN - � I I J I Z I I _ _ I z << ca LIT _ I .21 - - - - -- 31 ' L -- _ -- \ N70'3617 li 1 I - -. ' " .. -. - . ITV I I \ O i WETLAIN� - - -- -- - - - - -- - - _ - L- - - - - -- —J 481.50 N89'45'56 "W 50.00 9'55'52 "W I 50 f - I I t�- I o_ W W Z N W LL LL= O LL \ zN LOT 2 AND 3, BLOCK I, PARK PLACE STORAGE PLAT 2, FEtkr -MN COUNTY, MNNESOTA. AND PARK PLACE STORAGE CONDOMINIUMS, INC. THE NORTH 10 ACRES OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF 6415 C.R. 19 SECTION 31, TOWNSHP 119, RANCE, 23, HENNEPN COUNTY, tNNESOTA. P.O.BOX326 CORCORAN, MINNESOTA 55357 TEL 612-670.3077 CROSS AREA = 909,489 50. FT. - 20.879 AC. RIGHT OF WAY AREA = 122,558 50. FT. - 2.614 AC. ' NET AREA = 786,931 SO. FT. - 18.065 AC. OUTLOT A = 64,625 SO. FT. - 1.483 AC. LOT 1 = 473,889 SO. FT. - 10.879 AC. -")) A ,Ir LOT 2 = 248,417 50. FT. - 5.703 AC. �. TYPICAL EASEMENTS DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: (NOT TO SCALE) 11 I--5 5� II _LJ L -_ 10 10 BEING 5 FEET IN WIDTH AND ADJOINING LOT LINES, UNLESS OTHERWISE SHOWN AND 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES UNLESS OTHERWISE INDICATED I Q I � Know whars Below. CQII before you dig. • • • • • NORTH 0 .0 1 0 CORCORAN PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA L 1 C2,A SITE PAN ENLARCEO (NORTH) C2.e SITE PLAN ENLARGED (SWEET) C2 2 sre PNOTOETR C PAN C3.1 OVERALL CRADN., DRANACE, EROSPI CONTROL C3.IA GRAVING, DRALUCE, PAVNC, I CONTROL EILMCED (NORTH) C3.I5 O2ADNC, ORIYYGE, PAVNC, A CONTROL MARLED (SWTN) C4.1 OVERALL UTILITIES C4 .IA LIME 9 EN.PR= (NORTH) C4,e UTiJTES EtLAMW (SOUTH) C7.1 CTM CONSTRULTVN DETAILS C7.2 O1N. c"TR4GTYN DETAL3 C73 CM. CONSTWUCTION DETAILS L2,1 OVERALL LANDSCAPE PAN L2.2 &AARGTD LANPXAPE PLAN L23 EMARCEO LANDSCAPE PLAN L2.4 EN ATIM LANDSCAPE PLAN L7.1 LANDSCAPE PETALS pY MiF C@Stdl16 rety urt.f; .I,a lh- Plx+a:ar E.c ,�vN m, dies I N a +isf Y_-[ I m a d.i' `iL�a�sm, Jttic (imo E. C mL Lccrce Nv 4�i P TIE scluruxE. SEAL o¢ rpuB uvES pRErnrunrEAr,E Nor IT-54EIEE, MS v LET IIAS BEEN KFv IIKEOIL•PmMET- RF7ANM AADI5N3LONGERA VAWPPCLRIENR,PFASEWNT/ZT TIE [ACRICERTO BEOUE51 ADg11oAXDOCURNNIi CITY SUBMITTAL 08.22.2016 L A N D F O R M From Site to Finish • • • 105 South Fff h Avenue Tel: 612 - 252 -9070 Suite 513 Fax: 612- 252-O077 Minneapolis, MN 55401 Web: landfonn.net FILE NAME C002PJ0052.DWG PROJECT NO. PJ0002052 — — — — — — — � � 669.87 _ — — — — — — — — — — — — — — — — — — - — — — — — — — — — — _ , i 50 W- - - - - _ - — � 244.06 / / --- - - - - -- ( ``,1 o h o / C4 — — / — —� / LOT_ 2 I �� N z N T - - - -- _ _ �� - � o / / - - - - -- 244.08----------- \ ' —J j JiT WETLAND - - - - -- - \ \ I / �4- I / J I A- WETLAND r r _ — J i - G� - - \ -'-- -- - - -- —__ - - -` DRAINAGE AND UTILITY EASEMENT` -__ - \ I / T Q�� 50 — — — — — — — — — — — — — — — — — — — — — — - --- - - - - -- --- - - - - -- 771.00 N89'55'52 "1V-�— s-- r —� —r —= —1 =— _N 1- �� 1 r ; F 513.52 S89'55'5Y__E____ — /1- I 5. LINE OF THE N. 10 ACRES OF THE //"j NE 1/4 OF THE SW 1/4 OF SEC. 31 r— ------ - - - - -I y `y L ------- - - - - -� I I I I 1 - - - i WETLAND -r ; - _ - - - - -- -------- � I \ I I \ I I LOT 1 I I WETLAND 1 I I I r k I I LN - � I I J I Z I I _ _ I z << ca LIT _ I .21 - - - - -- 31 ' L -- _ -- \ N70'3617 li 1 I - -. ' " .. -. - . ITV I I \ O i WETLAIN� - - -- -- - - - - -- - - _ - L- - - - - -- —J 481.50 N89'45'56 "W 50.00 9'55'52 "W I 50 f - I I t�- I o_ W W Z N W LL LL= O LL \ zN LOT 2 AND 3, BLOCK I, PARK PLACE STORAGE PLAT 2, FEtkr -MN COUNTY, MNNESOTA. AND PARK PLACE STORAGE CONDOMINIUMS, INC. THE NORTH 10 ACRES OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF 6415 C.R. 19 SECTION 31, TOWNSHP 119, RANCE, 23, HENNEPN COUNTY, tNNESOTA. P.O.BOX326 CORCORAN, MINNESOTA 55357 TEL 612-670.3077 CROSS AREA = 909,489 50. FT. - 20.879 AC. RIGHT OF WAY AREA = 122,558 50. FT. - 2.614 AC. ' NET AREA = 786,931 SO. FT. - 18.065 AC. OUTLOT A = 64,625 SO. FT. - 1.483 AC. LOT 1 = 473,889 SO. FT. - 10.879 AC. -")) A ,Ir LOT 2 = 248,417 50. FT. - 5.703 AC. �. TYPICAL EASEMENTS DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: (NOT TO SCALE) 11 I--5 5� II _LJ L -_ 10 10 BEING 5 FEET IN WIDTH AND ADJOINING LOT LINES, UNLESS OTHERWISE SHOWN AND 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES UNLESS OTHERWISE INDICATED I Q I � Know whars Below. CQII before you dig. • • • • • NORTH 0 .0 1 0 CORCORAN PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA L 1 C2,A SITE PAN ENLARCEO (NORTH) C2.e SITE PLAN ENLARGED (SWEET) C2 2 sre PNOTOETR C PAN C3.1 OVERALL CRADN., DRANACE, EROSPI CONTROL C3.IA GRAVING, DRALUCE, PAVNC, I CONTROL EILMCED (NORTH) C3.I5 O2ADNC, ORIYYGE, PAVNC, A CONTROL MARLED (SWTN) C4.1 OVERALL UTILITIES C4 .IA LIME 9 EN.PR= (NORTH) C4,e UTiJTES EtLAMW (SOUTH) C7.1 CTM CONSTRULTVN DETAILS C7.2 O1N. c"TR4GTYN DETAL3 C73 CM. CONSTWUCTION DETAILS L2,1 OVERALL LANDSCAPE PAN L2.2 &AARGTD LANPXAPE PLAN L23 EMARCEO LANDSCAPE PLAN L2.4 EN ATIM LANDSCAPE PLAN L7.1 LANDSCAPE PETALS pY MiF C@Stdl16 rety urt.f; .I,a lh- Plx+a:ar E.c ,�vN m, dies I N a +isf Y_-[ I m a d.i' `iL�a�sm, Jttic (imo E. C mL Lccrce Nv 4�i P TIE scluruxE. SEAL o¢ rpuB uvES pRErnrunrEAr,E Nor IT-54EIEE, MS v LET IIAS BEEN KFv IIKEOIL•PmMET- RF7ANM AADI5N3LONGERA VAWPPCLRIENR,PFASEWNT/ZT TIE [ACRICERTO BEOUE51 ADg11oAXDOCURNNIi CITY SUBMITTAL 08.22.2016 L A N D F O R M From Site to Finish • • • 105 South Fff h Avenue Tel: 612 - 252 -9070 Suite 513 Fax: 612- 252-O077 Minneapolis, MN 55401 Web: landfonn.net FILE NAME C002PJ0052.DWG PROJECT NO. PJ0002052 WETLAND - S89 °55'52 "E PERCOLATION -� i 105a e I ° 00 070 h A1335.54 1064 PLDe5TAL l=PR.OPANE- TANK -7 , 1. ! L I: / ELECTRIC, 00X X x�I EXIST. DE_ LJ DG— METAL - WOOD FENCE BLDG ENCI OSURE p� C� Dk AN ..'.SEPTIC �- Q 1056 Q .— _ 1056 - - FcLD r .TANK / X X-- _ IN CO co FIELD CY O O 5 n I' I I I I I I I I I I EX. BOG DELINEATED / WIG WETLAND '0'-0 x : � m � \O5A - ELECTRIC ' RIC FENCE e X ENCLOSURE - Q �\ L WETLANJ —�_ WETLAN X X X D o a — —.— — — — — Yi C1V'V cFt1'KS �f rI — /-Y' -- I I m I 1051 I - D EX. „ EX. E %. EX. ' o V - -1051 BLDG ;i BLDG BLDG BAG I �` FIELD DELINEATED L o I WETLAND WETLAND ITT o N 1 •NOS o � Floss I \ ya �A SEPTIC /o s X. EX. EX. a, 1051 10501049 048 - -`\\ 7 ``�'- - Nil �.- .� TAW BLDG BAG BLDG N7Ob36'x % "W- `�__�.� I v�, DRAIN I '-ELECTRIC BOX X I I 31.21 I 4V00 °- 14'04 "E,; — . I X. "s�' - 95.00.` \� I - 1049.3 METAL 055..;• _ o° I WETLAND a �G s PROPANE TANK - Ic - - - E =1048.7 N89-45'56 W 481.50 E= 1048.4 1051 - _ 1044 1050 ... 1 148 1050 BLDG \oy 0. hh 0 GRAVEL PARKNG 1051 _ I I I I I I 1: I I- I L I v _ I inn I L_J r I I I p `- I TZ I:I I I 1 - I I I• - I I I 1 w - I I 1 kfj� I I� I II I U I I. I I -� I I I I I I I I I I 1 I 1 I I I I 11 I I I I I I er I II ' I r I oI I I - J 1050 I WI GENERAL NOTES �. . I. FOR CONSTRUCTION STAKING AND SURVEYING SERVICES CONTACT LANDFORM PROFESSIONAL SERVICES AT 612.25 2.9070. pp,R(pLACE STORAGE CONDOMINIUMS, INC. 6415 C.R. 19 EXISTING CONDITIONS P.O.BOX 326 2. BACKGROUND INFORMATION SHOWN IS FROM SURVEY BY SURVEY AND MAPPING CORCORAN, MINNESOTA 55357 SPECIALISTS, HEDLLFD ENCTEERING; CONSTRUCTION DOCUMENTS BY HEDLUND TEL 612-6703077 ENGINEERING; CITY OF CORCORAN. MN RECORD DRAWNIGS; AND UTILITY SERVICE PROVDERS. LANDFORM OFFERS NO WARRANTY, EXPRESSED OR WRITTEN, FOR INFORMATION PROVIDED BY OTHERS. EXISTNG PROJECT CONDITIONS SHALL BE VERIFED PRIOR TO BEGNWWC CONSTRUCTION. ERRORS, INCONSISTENCIES, OR OMISSIONS ' DISCOVERED SHALL BE REPORTED TO THE ENGINEER. 3. WETLAND BOUNDARY DELINEATED BY KJOLHAUG ENVYLOMENTAL SERVICES COMPANY. CORCORAN PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA 511EET TITLE COA QVL & LANDSCAPE TITLE_ SHEET CO.? PREUMNAKY RAT CLI EASTIG CONDITIONS CL2 PMOLRN°N C2.1 OVERALL SITE PLAN C2.1A SITE MAN HLARCEP ( NOaTH C2.e Siff RAN ENARGEO (SOUTH) C7.7 SM PHOTOMTRIC PLAN C11 OVERALL CRALTY', PRAIIAGE, PAVNC, & EROSION CONTROL C11A CRAPING, PRAU4E, PAVNG, & EROSION CONTROL ENJRGED (NORTH) C15 GRNP NC, PRANAGE, PAVING, & EROSION CONTROL EN.ARGED (SQITH) C4.1 OVERALL UTLNTES C4AA UTLTIES EN.ARGEO (NORTH) C4.e UTILITIES EN.ARCEO ( SOUTH C7.1 QVL CONSTR -TION PETALS C7.2 QVL CONSTRUCTION PETALS C7J QVL CONSTWK'IKN PETALS L2.1 OVERALL LADNDSCAPE PUN L2.7 EMARGEP LANDSCAPE PLAN L23 EfL RM L,IWSCALE PLAN L2.4 EN.IRCED LANDSCAPE PLAN L7.1 LANDSCAPE PETALS � Q O Know whars Below. Call before you dlg. • • • • • NORTH 1 .1 1 1 COh TACT ILMNEER FOR AY MR 16TORY M1E LSSUFI Rkl9JA P.EYIEN' N JAN 20W QTY SIEMTTAL CNC JI MAY 2016 QTY SLH7TTAL CNC 02 AUG 2016 CITY 51BI'1TTAL -REV. RW 72 ALIC 2016 QTY SIEMTTAL -REV. 9Q1 By RITE .12-1 I kr<ly:sd +,..Mac tb Fa W .uPm.<of a:>i snx 1 am d ` • E,y.,T ,..a -. tk Ism of tH -f1e d I I.t dolk 1 Ste e 6. 5 Lce 4 . 471 Sy,ut .M.n. a dyy `100 0.v1 Wet ]"J'nl'J N t„M1a Ni ede ate �� �v. ,LLC e4�>da xlabfe ,qon. F TIES TORE SEAL MFOLK I.— RRECTLYA➢Oli ARE IAi YTUELL E1cS 51 N45BEERREPRORICFDBEYOIUM.- UA0.VIlR1 'AO t5 NO IM—A TA IT TACUHETR.lF g1Wt nr_ MII.EER IP REQTIBT A F!0 to 10M CITY SUBMITTAL 08.22.2016 LA N D FO R M From Site to Finish ® Q • 105 South Fifth Avenue Tel: 612.2528070 Su'Ite 513 Fax: 612 - 2528077 Minneapolis, MN 55401 Web: landform.net FILE NAME C101PJ0052.DWG PROJECT NO. PJ0002052 1055 . . . . . . .. . . 1 c� 1056 - �� _ c7 w i` O O O I �- II 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 II I I I I 0 0 5 -------- N&9 066 060 1070 S89 °55'52 "E I t 1335.54 1064 PCDv5TAL PERCOLATION TE,TYP) \ IOTA ! i /LI - ---/ FFCEF TAI: - ELECTRIL � 12. j _x 1058 I �' ET10VE PIP 12 DEiY� WOOD FENI. -e �LI� ; \ENCI OSURE Dk 4N SEPTIC y� NK j/ X X 1061 i \05A I / ELECTRIC FE I - X ENCLOSURE x,- - , : Lx-x— X I •. o a ------ -------------------- - - - 1055 1056 Ex. BLOC E %. BLDG n j EX. BLDG i BLOC I REMOVE PIPE 12 1 V, 1051 \ �I _ ____________ �Oh 1 1 'o I I EX. BLDLD G BLDG Ni I I I 1 C\?_ I I o I 1051 1� I I r I I I O E %. A EX. - _ o o i - 1051 SLOG A BLDG q I 405 \ In v I I 105 I \ - I 012 40. 5 h A � � \. I IIE =10 > _ ./ - - _ \ I I - 1 b36 SEPT TANK 05110501049 EX. C V z &DG ' _N7 1 F ECBax 1 \0y2 i o \ 31.21 \ N00 °114'04"Ev~ os '\ j \_E- 1049.3 12' 95.00 - T o I q q V05 0 q `- PROPANE TANK E= IDaB.7 �N8T 5 56"W 481.50 E- 1048.4_ -1 1051 — 1050 10% 1052 -1051 wa__.- IF =Ind -N `_ /"a 1050 I� 1050 ,n "6 q O M O G7 55'152 'W 0.00 I I I 1'�Yg I I L_. I NOTES GENERAL I. FOR CONSTRUCTION STAKING AND SURVEYNG SERVICES CONTACT LANDFORM PROFESSIONAL SERVICES AT 612.252.9070. DEMOLITION AND CLEARING N 2. OBTAIN PERMITS FOR DEMOLITION, CLEARING, AND DISPOSAL PRIOR TO BEGNNNG. 3DBULDNG DEMOLITION: VERIFY WITH OWNER THAT BULDNG HAS BEEN CLEARED OF RECULATED MATERIAL5 REGUIRING SPECIAL HANDLING OR DISPOSAL. REMOVE STRUCTURE, COLUMNS, CANOPIES, FOOTINGS, FOUNDATIONS, AND ANY A550GIATED CONSTRUCTION IN ITS ENTIRETY. 4. CONTACT UTILITY SERVICE PROVIDERS FOR FIELD LOCATION OF SERVICES 72 HOURS PRIOR TO BEGNNNG DEMOLITION AND CLEARING. 5. SEE SHEET C3.1 FOR EROSION PREVENTION AND SEDIMENT CONTROL MEASURES THAT MUST BE N PLACE PRIOR TO DISTURBANCES TO SITE. 6. DIENSION5 SHOWN FOR REMOVAL ARE APPROXIMATE. COORDINATE WITH NEW CONSTRUCTION TO ENSURE APPROPRIATE REMOVAL OF EASTNC FACILITIES. 7. COMPLETE DEMOLITION WITH MINIMAL DISRUPTION OF TRAFFIC. COORDINATE LANE 'I CLOSURES WITH THE REGULATORY AUTHORITY AND PROVIDE ADVANCE NOTIFICATION TO AFFECTED EMERGENCY RESPONSE PROVIDERS. B. PROVIDE BARRICADES, LIGHTS, SIGNS, TRAFFIC CONTROL, AND OTHER MEASURES NECESSARY FOR PROTECTION AND SAFETY OF THE PUBLIC AND MAINTAIN THROUGHOUT CONSTRUCTION. PROTECT STRUCTURES, UTILITIES, TREES, PLANT MATERIAL, SOD, AND ADJACENT PROPERTY FROM DAMAGE DURING CONSTRUCTION UNLESS NOTED FOR REMOVAL, DAMAGE SHALL BE REPAIRED TO EQUAL OR BETTER CONDITION AT NO ADDITIONAL COST. 10 ABANDON WELLS AND ON SITE SEWAGE FACILITIES PRIOR TO ANY OTHER DEMOLITION IN ACCORDANCE WITH REOUREM14TS OF REGULATORY AUTHORITIES. II. REMOVE TREES NOTED, INCLUDING ROOT STRUCTURES, FROM THE SITE 12 REMOVE EXISTNC SITE FEATURES INCLUDING, BUT NOT LIMITED TO, UNDERGROUND UTILITIES, PAVING, CURBING, WALKWAYS, FENCING, RETAINING WALLS, SCREEN WALLS, APRONS, LIGHTING, RELATED FOUNDATIONS, 51GNA6E, BOLLARDS, LANDSCAPING, AND STAIRWAYS WITHIN THE CONSTRUCTION LMTS UNLESS NOTED OTHERWISE. 13 COORDINATE REMOVAL, RELOCATION, TERMNATION, AND REUSE OF EXISTNG PRIVATE UTILITY SERVICES AND APPURTENANCES WITH THE UTILITY COMPANIES, RESTORE ELECTRIC HANDHOLES, PULLBOXES, POWERPOLES, CUYLNES, AND STRUCTURES DISTURBED BY CONSTRUCTION N ACCORDANCE WITH UTUTY OWNER REOUREMENTS. 14, EXISTNG PIPING AND CONDUITS MAY BE ABANDONED 11--PLACE IF FILLED WITH SANG AND IF NOT IN LOCATION OF PROPOSED BULONG OR N CONFIICT WITH PROPOSED UTUTES OR STRUCTURES. TERMINATE EXISTING SERVICES AT THE SUPPLY SIDE N CONFORMANCE WITH PROVIDER'S STANDARDS. 15. HAUL DEMOLITION DEBRIS OFF -SITE TO A FACILITY APPROVED BY REGULATORY AUTHORITIES FOR THE HANDLING OF DEMOLITION DEBRIS, UNLESS NOTED OTHERWISE. I \ / :TREE REMOVAL 0 :TREE PROTECTION ® STRUCTURE AND /OR PAVEMENT REMOVAL :CONSTRUCTION LIMITS -X QO 0 NORTH Know whars Below. CCII before you m9. o so 120 PARK PLACE STORAGE CONDOMINIUMS, INC, 6415 C.R. 19 P.D.BOX 326 CORCORAN , MINNESOTA 55357 TEL 612.670.3077 CORCORAN PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA srre MAN ErllR4E0 (NORTH) SfrE PLAN ENE.AR 'D (SOITH) SITE FHOTQ"ETRIC PLAN OVERALL GRADS, ORANALE, ER05IOI CONTROL GRAVING. DRMIAM. PAVING, J CONTROL W-ARGYO (NORTH) CRADR:, CRANAGE. PAVING, J CONTROL HLARGTO (SanH) OVERALL UR.TTE5 UTLJRES EN.MGED (NORTH UTIITIES EILIRGEp (SOIiN QVL CQNSTRULTKN DETALS QVL CONSTRUCTKN DETALS QVL CONSTRUCTION PETALS OVERALL LAWIX& E PLAN ENJ.ARGW LWICAPE PLAN FNI. TiJ LANDSCAPE PLAN EE.IRGTD LA105CAM PLAN LAHO CAPE DETAILS C0h1ACTEMWLRFDRAAYHR HS10Rf RATE ISSUE I REVEAN RE\'fEN: W JAN 701E QTY SLUNITTAL CNC: JI MY 2016 CITY SLE"TTAL OHC- 02 A11G 70W QTY SUEINI AL -REV. RCH- 77 NX 7016 QTY 5UBYTTAL -QEV. RGH CERTIFICATION ;tcrely uxt, �• x uTm,ean, mi tk Maas cl LAC - er m� d.e3 nTrcv ..dc. ' Steen E. L— Na 47IM t mLbk Ecn ry F THE MMTURE. SEAL OR FO IAI L7,E5 NSIB'.L EMSS E E T MS BEE N REPWD RFADAPJLRY AND S NO MGMA 1'AE0 TIME EAGEAEER 10 REQUEST ADDMONL LNRECTLYAOQI'EFR£ WT FE SE101D MELDED DO—SIff. —E CO—ET CLLRIER CITY SUBMITTAL 08.22.2016 L A N D F O R M • • From Site to Finish • • 105 South Rfih Avenue Tel: 612 - 252-9070 Suite 513 Fax: 612 - 252.0077 Minneapolis, MN 55401 Web: landfonn.net FILE NAME C102PJ0052.DWG PROJECT NO. PJDDOZ052 a s 0 S89 °55'52 "E 1 1335.5 I PEDSIAL 1 PUBLIC RIGHT-Or-WAY WETLAND - - - - - I OUTLOT A - - - - - - - - - - - r O� _ _ _ _ _ _ _ - � 30' FRONT YARD BLDG. SETBACK 30' FRONT YARD BLDG. SETBACK 304.0 _ � - -- 120.0. CONCEPTUAL BSI WILD ICG13 o -- - - -___ BUILDING A S�O ,200 SF o I ' 7 Z FFE =- 105500 m I `` 4 ��� -- Q PHASE I Q �. PHASE 4 I 120.0 p W / / 0 324. o . , o z Lo o LOT I 2 66 O i - PHASE 4 I I PZ _ Zi - -- v0' FRONT YARD BLDG. SETBACK _�� -� ( - - f /GLO WETLAND - - - - - - - - L / / -- / - - -- ----- ` `WETbRAQNAGE AND UTILITY EASEf1EN� Z REAR YARD BLDG. SETBACK - - - - - - / O 12L SIDE YARD - � BLDG. SEfBAG I ;i N89 °55'52 "W 771. D' SIDE YARD - - -- 89° 5'52 'W I '\ LOG. SETBACI I 0.00 - I. FOR CONSTRUCTION STAKING AND SURVEYING SERVICES CONTACT LANDFORfi SIONAL SERVICES AT 612.252.9070. PROFESSIONAL PR PLACE STORAGE CONDOMINIUMS, INC, • 6415 C.R. 19 i P.0.BOX 326 it 2. 013TAN ALL NECESSARY PERMITS FOR CONSTRUCTION WITHN, OR USE OF. PUBLIC CORCORAN, MINNESOTA 55357 RIGHT -OF -WAY. TEL 612$10.3077 3. THE DIGITAL FILE, WHICH CAN BE 05TANEO FROM THE ENGINEER, SHALL BE USED FOR STAKING. DISCREPANCIES BETWEEN THE DRAWINGS AND THE DIGITAL HUE- SHALL BE REPORTEO TO THE ENGINEER. THE BULONG FOOTPRINT, AS SHOWN ON THESE DRAWINGS, AND THE DIGITAL FLE, SHALL Be COMPARED TO THE STRUCTURAL ORAWNGS PRIOR TO STAKINC. ®BIAANG LAYOUT ANGLES ARE PARALLEL WITH OR PERPEND,CU.AR TO THE PROPERTY ^. _ f LINE AT THE LOCATION INDICATED. 9 XENOTES BULOING WGHTNG. SEE SHEETS C7.1 AND C7.2 FOR LIGHTING DETAIL-5 6. DT'ENSIONS SHOWN ARE TO FACE OF CURB AND EXTERIOR FACE OF RXDNG UNLESS NOTED OTHERWISE. CORCORAN GREEN SPACE (LANDSCAPE AREA) AREA SUMMARY PARK PLACE GROSS AREA 922.555 S.F. ((2.8 Ac, R.O.W. DEDICATION 122,558 S.F. (2.8 Ac) STORAGE CORC011A RAN ' NET AREA 706,931 S.F. (0.1 Ac) - CORCORAN, MINNESOTA LOT I 473,889 S.F. (10.9 A cJ it .s TPA 1 LOT 2 248,417 S.F. (5.7 Ac) -CO.I CIVL • LANDSCAPE TITLE SHEET OUTLOT A 64,625 S.F. (1.5 Ac) COT PPXdJ*1AtY PLAT CLI EAISTNC CIONOMON9 TOTAL 786,931 S.F. (18.1 AcJ -CL2 DH'10UTION C21 OVERALL 917E PLAN C2.IA SRE PLAN 94-ARCEO (NORTH) • 1 • • C2.13 TE A PLAN ENLARGED (SOUTH) UE C2.2 S PHorO£TR1C FLAN C3J OVERALL CRPAIC. ORANACE, PAVNC, L WOSZN CONTROL PERVIOU S 777,663 S.F. 98.8X I PERV10US 9,268 5F. 1.2% C3.IA OiAVINC, OROYLQ PAVNC, k EROSON CONTROL EN.ARCEv (NORTH) C3.e MADINC, ORAKWE EROSION TOTAL (18.1 Ac) 786,931 S.F. 100.0% (� (SOUTH) C4.1 OVERALL UTLTTES PROPOSE(% C4.IA UTUTES ENLARCED (NORTH) C4.13 UTLRE9 ENIARCSO (SOUTH) IMPERVIOUS 387,494 S.P. 49.2X. C7.1 c1vL cav9TRUcn% METALS PERVIOUS 399,437 S.F. 50.8X. C73 c1�VL. CONS PETALS TOTAL (18.1 Ac) 786,931 S.F. 100.0% L2.1 OVERALL LANDSCAPE PLAN L2.2 CEO L�' v LANDSCAPE ZONING 1 • I • � • L2.4 ENLARCEO LANDSCAPE PLAN - �L].I LANDSCAPE PETALS THE PROPERTY 15 ZONED COMMUNITY COMMERCIAL ZONE (C -2) j 13ULUM SETBACK INFORMATION 15 AS FOLLOWS: FRONT YARD - 100 FT. (60 FT. WITH ENHANCED LANDSCAPING.) REAR = 20 FT. WE = 20 FT. WE = 5 TO 75 FT.( WE ADJACENT TO PLAT TO THE WEST) LOT COVERAGE INFORMATION IS AS FOLLOWS: LOT AREA MIN MUM = 43,560 S.F = I ACRE LOT MOTH MINIMUM = 100 FT. TOTAL SITE AREA = 786,931 S.F. = 18.1 ACRES I PHASE: ANTICIPATED COMPLETION DATE: PHASE 1 20f7 PHASE 2 2018 PHASE 3 2019 -2020 PHASE 4 NOCE - CONCEPTUAL AT THIS TIME LEGEND PHASING OPHASE 1 PHASE 2 CONTACTEW9 FCANfYPRVYIHSTMY DATE I$$LE IREl15pN REIIETY N JINN 2016 Orr SUSMiTAL CNC PHASE 3 31 ALX 2016 Orr SIBMTTAL R CNC 02 AUC 2016 CrtY SUMTTAL -REV. RON ZZ A31C 2016 CTTY SIeMiTAL -REV. RCN.,, PHASE 4 sca n9-k%'d* II ff t rir BATEOLUaale i ie«Ly «ney Tn.+A fro Tw, •� «F�. nv eve¢ n=?� :et a.3cver E 9. Ema:h 4-crec No: 41'�i -M.n ae miv' 1'Te r Ltle .FCn r IFTIE9IXAT .SAL OR-LANESDPECTLYABOYEFRENAT Y F-$5 HAS RF4RLOJC®6EYIXA MOO® R 91LRYANDISMLCN' AYAIDDDCIAENT.RFASECWACT ilE e1gNET3i TD RE WEST ROOIIIIXAL DOCU18R5 CITY SUBMITTAL 08.22.2016 L A N D F O R M From Site to Finish • 105 South Fifth Avenue Tel: 612- 252 -9070 Suite 513 Fax: 612 - 252 -9077 Minneapolis, MN 55401 Web: landform.net FILENAME C201PJ0052.DWG PROJECT NO. PJ0002052 � 4 NORTH SITE PLAN r - Know what's Below. C2.1 CCII boforo you dig. o s0 120 0 5 0 FUTURE ROAD - 80' -------------------------------------------------------------- o' GENERAL NOTES N - - - 30' - -. I. FOR CONSTRUCTION STAKING AND SURVEYING SERVICES CONTACT LANDFORM PROFESSIONAL SERVICES AT 612.252.9070. PARK PLACE STORAGE CONDOMINIUMS, INC. TELEPHONE FROFOSEp SITE PLAN NOTES 6415 C.R. 19 PEDESTAL BUILIDING F AREA SUMMARY P.O. BOX 326 BUILDING G NET AREA 786.931 S.F. (18.1 Ac) 2. OBTAIN ALL NECESSARY PERMITS FOR CONSTRUCTION WITHIN, OR USE OF, PUBLIC CORCORAN, MINNESOTA 55357 11,880 SF RIGHT -OF -WAY. 3. THE DIGITAL HLE, WHICH CAN BE OBTAINED FROM THE: ENGINEER, SHALL BE USED FOR TNe sxEET nrLE LOT 2 248,417 S.F. (5.7 Ac) 23,220 SF OUTLOT A 64,625 S.F. (1.5 Ac) C0.2 PRELt*MY PLAT CLI EMTNC CODmON4 TS Le FFE _ �: Ee CONCEPTUAL u V) BUILDING = a so' 33,300 SF a a FFE = 1058.00 ao PHASE 4 324.0 III LOT - - - - - - - - - -- - ----------- , � I I GONCEFTUAL BUILDING B ° I I j -1,200 SF FFE = 1058.00 PHASE 4 I II 17 " m: Le rs Le Ai 4 - - - - -- � - - - ° :Q. em: v eNa Le �Ar � WTR i 6 F CONCEPTUAL � �-- � - - - - -J �= -- -- \ \ BUILDNG, - - - - - - - - - I �\ 2,800 SF m I I ,\ FFE = 1058.00 PHASE 4 \ Le \ \ - - I / 2G N, - � Q I 1 .�' DRAINAGE AND UTILITY EASEMENT I II I I I I I I I I I II II I I II I I II I II II I I I II 1 I I II I I I I II I II II I I C G c c V C a C c G 1dy \ I N 50002 8 i I ___21- 5tt9Ei�RD BLDG. SETBACK I ONCEFTUAL `' BUILDING D _ - - -! - - - - - -- J I 2,300 SF - �r _ - - A , y I I FFE =105 -1.00 �Le � Q ���-- - - - - -� \� PHASE 4 : 48.0 d Q LU / � I e. - - - - - - Lem - - - Leer- I L-- - - - - -- I 700.0 I I I 1 ° I JI o I I ----- r--- --- --- -- ----- - - - - --J - - - - - -- 140.0 - -- - - - - -- s. .� PHASE I j I I a a I I I I I =Q a I I I I Le "e F4 I I 47' Imo. LOT I III I I PROPOSE GENERAL NOTES PROFOSEp SDDENOTES NA-DNC LIGHTING. SEE SHEETS C7.1 AND C7.2 FOR LIGHTNG OETALS I. FOR CONSTRUCTION STAKING AND SURVEYING SERVICES CONTACT LANDFORM PROFESSIONAL SERVICES AT 612.252.9070. PARK PLACE STORAGE CONDOMINIUMS, INC. TELEPHONE FROFOSEp SITE PLAN NOTES 6415 C.R. 19 PEDESTAL BUILIDING F AREA SUMMARY P.O. BOX 326 BUILDING G NET AREA 786.931 S.F. (18.1 Ac) 2. OBTAIN ALL NECESSARY PERMITS FOR CONSTRUCTION WITHIN, OR USE OF, PUBLIC CORCORAN, MINNESOTA 55357 11,880 SF RIGHT -OF -WAY. 3. THE DIGITAL HLE, WHICH CAN BE OBTAINED FROM THE: ENGINEER, SHALL BE USED FOR TEL 612.67D-3077 sxEET nrLE LOT 2 248,417 S.F. (5.7 Ac) 23,220 SF OUTLOT A 64,625 S.F. (1.5 Ac) C0.2 PRELt*MY PLAT CLI EMTNC CODmON4 STAKING. DISCREPANCIES BETWEEN THE DRAWINGS AND THE DIGITAL FILE SHALL BE FFE _ �: Ee C2 [A SIZE PLAN ENLARCEO ((NORTH)) C2.e SITE PLAN ENLAR= (3QliN) C2.2 SITE PHOTCPETM PLAN FFE = 105.00 REPORTED TO THE ENGINEER. THE 13ULPNC FOOTPRINT, AS SHOWN ON THESE DRAWINGS, APY7 THE DIGITAL FLEA SHALL BE COMPARED TO THE STRUCTURAL ORAWNGS PERVIOUS 777,663 S.F. 98.8% MPERVIOUS 9,268 S.F. 1.2% FFE = 105 -1.00 I t PRIOR TO STAKNG. 105-1.00 17 " m: Le rs Le Ai 4 - - - - -- � - - - ° :Q. em: v eNa Le �Ar � WTR i 6 F CONCEPTUAL � �-- � - - - - -J �= -- -- \ \ BUILDNG, - - - - - - - - - I �\ 2,800 SF m I I ,\ FFE = 1058.00 PHASE 4 \ Le \ \ - - I / 2G N, - � Q I 1 .�' DRAINAGE AND UTILITY EASEMENT I II I I I I I I I I I II II I I II I I II I II II I I I II 1 I I II I I I I II I II II I I C G c c V C a C c G 1dy \ I N 50002 8 i I ___21- 5tt9Ei�RD BLDG. SETBACK I ONCEFTUAL `' BUILDING D _ - - -! - - - - - -- J I 2,300 SF - �r _ - - A , y I I FFE =105 -1.00 �Le � Q ���-- - - - - -� \� PHASE 4 : 48.0 d Q LU / � I e. - - - - - - Lem - - - Leer- I L-- - - - - -- I 700.0 I I I 1 ° I JI o I I ----- r--- --- --- -- ----- - - - - --J - - - - - -- 140.0 - -- - - - - -- s. .� PHASE I j I I a a I I I I I =Q a I I I I Le "e F4 I I 47' Imo. LOT I III I I PROPOSE LINE AT THE LOCATION INDICATED. PROFOSEp SDDENOTES NA-DNC LIGHTING. SEE SHEETS C7.1 AND C7.2 FOR LIGHTNG OETALS PROPOSED NOTED OTHERWISE. FROFOSEp BUILDING; E BUILIDING F AREA SUMMARY GROSS AREA 909,489 S.F. (20.9 Ac) R.O.W. DEDICATION 122.558 S.F. (2.8 Ac) BUILDING G NET AREA 786.931 S.F. (18.1 Ac) BUILpING H 11,880 SF • 25,920 SF sxEET nrLE LOT 2 248,417 S.F. (5.7 Ac) 23,220 SF OUTLOT A 64,625 S.F. (1.5 Ac) C0.2 PRELt*MY PLAT CLI EMTNC CODmON4 31,650 SF FFE _ �: Ee C2 [A SIZE PLAN ENLARCEO ((NORTH)) C2.e SITE PLAN ENLAR= (3QliN) C2.2 SITE PHOTCPETM PLAN FFE = 105.00 C3.1 OVOVERALL� AN , ORAGE, PAVING, & PERVIOUS 777,663 S.F. 98.8% MPERVIOUS 9,268 S.F. 1.2% FFE = 105 -1.00 TOTAL (18.1 Ac) 786,931 SF. 100.0% CONTROL PAAVNC,)& C4.1 OVERALL UrurE3 FFE = 105-1.00 105-1.00 MVERVIOUS 357,494 S.F. 49.2% 07.1 CTVL C"WLICTM DETAILS C7.2 UVL C"TRUCTION LETAL3 PHASE I C7a OL CONSTPLI Ei N DETAILS TOTAL (18.1 Ac) 786,931 SF. 100.0% PHASE I ZONING • SETBACK SUMMARY L2.3 ENLAR6E0 LANDSCAPE PLAN L2.4 ENLARQ9 LANDSCAPE PLAN L7.1 LANDSCAPE OETAL9 PHASE I PHASE 3 BUILDING SETBACK INFORMATION 15 AS FOLLOWS: FRONT YARD = 100 PT. (60 FT. WITH ENHANCED LANDSCAPING.) - REAR = 20 FT. SIDE = 20 FT. SIDE = 5 TO 75 FT. ( SIDE ADJACENT TO FLAT TO THE WEST) LOT COVERAGE INFORMATION IS AS FOLLOWS: LOT AREA MINI" = 43,560 S.F = I ACRE BLOCK TOTAL SITE AREA = 786.931 5F. = 18.1 ACRES I 1�e � xe: Le PHASE, ANTICIPATED COMPLETION DATE: PHASE 1 2017 u ° 50' XULOING LAYOUT ANGLES ARE PARALLEL WITH OR PERPENDICULAR TO THE PROPERTY LINE AT THE LOCATION INDICATED. a. SDDENOTES NA-DNC LIGHTING. SEE SHEETS C7.1 AND C7.2 FOR LIGHTNG OETALS 6. DMEN51ONS SHOWN ARE TO FACE OF CURB AND EXTERIOR FACE OF BULONG UNLESS NOTED OTHERWISE. C O RC O RAN GREEN SPACE (LANDSCAPE AREA) PARK PLACE AREA SUMMARY GROSS AREA 909,489 S.F. (20.9 Ac) R.O.W. DEDICATION 122.558 S.F. (2.8 Ac) STORAGE CORCORAN NET AREA 786.931 S.F. (18.1 Ac) LOT SUMMARY CORCORAN, MINNESOTA • LOT I 473,889 S.F. (10.9 Ac) sxEET nrLE LOT 2 248,417 S.F. (5.7 Ac) CO.1 Cm. & LAHOSCAPE TITLE SHEET OUTLOT A 64,625 S.F. (1.5 Ac) C0.2 PRELt*MY PLAT CLI EMTNC CODmON4 TOTAL 786,931 S.F. (18.1 Ac) cL2 OEMOLMN C7.1 OVERALL SITE PLAN LAND COVERAGE SUMMARY C2 [A SIZE PLAN ENLARCEO ((NORTH)) C2.e SITE PLAN ENLAR= (3QliN) C2.2 SITE PHOTCPETM PLAN E)eSTNC: C3.1 OVOVERALL� AN , ORAGE, PAVING, & PERVIOUS 777,663 S.F. 98.8% MPERVIOUS 9,268 S.F. 1.2% CIIA CRAOM. DRAKM7E, PAVING, & EROSION CONTROL EN.ARCED (NORTH) 0.0 enADW. � ,, ERasTONI TOTAL (18.1 Ac) 786,931 SF. 100.0% CONTROL PAAVNC,)& C4.1 OVERALL UrurE3 PROPOSEt} C4.IA UTLSTE3 ENLARGED (NORTH) C4.0 UTILITIES 6e-ARLEO (SOLEES) MVERVIOUS 357,494 S.F. 49.2% 07.1 CTVL C"WLICTM DETAILS C7.2 UVL C"TRUCTION LETAL3 PERVIOUS 399,437 S.F. 50.8 %. C7a OL CONSTPLI Ei N DETAILS TOTAL (18.1 Ac) 786,931 SF. 100.0% LT.I OVERALL LAIDSCAM PLAN L2.2 ENLAR GEO LAA93CAr>E PLAN ZONING • SETBACK SUMMARY L2.3 ENLAR6E0 LANDSCAPE PLAN L2.4 ENLARQ9 LANDSCAPE PLAN L7.1 LANDSCAPE OETAL9 THE PROPERTY IS ZONED COMMUNITY COMMERCIAL ZONE (C -2) BUILDING SETBACK INFORMATION 15 AS FOLLOWS: FRONT YARD = 100 PT. (60 FT. WITH ENHANCED LANDSCAPING.) - REAR = 20 FT. SIDE = 20 FT. SIDE = 5 TO 75 FT. ( SIDE ADJACENT TO FLAT TO THE WEST) LOT COVERAGE INFORMATION IS AS FOLLOWS: LOT AREA MINI" = 43,560 S.F = I ACRE LOT WIDTH MN[NUM = 100 FT. TOTAL SITE AREA = 786.931 5F. = 18.1 ACRES SCHEDULE ANTICIPATED CONSTRUCTION PHASE, ANTICIPATED COMPLETION DATE: PHASE 1 2017 PHASE 2 2018 1 PHASE 3 2019 -2020 1 PHASE 4 VOCE -CONCEPTUAL AT TINS TIME I 4 4 O NORTH Know what'! 113e10W. C011 before you dI9• 0 30 60 CONTACT ELMEERFORAAY MRNS M mm Es.1 SON RE11M N JAN 2016 CEr'/ sU6MrTAL GNC''. 31 MAY 2016 E TY 3LBE77TAL cw. . 02 " 2016 CITY 5LeMT TAL--REV. RCN 72 AUC 2016 CRY 5EBMTTAL -4MV. RCH 0Y MITE .12.16 .�� 6<apcn -ra Y L -Sr,NnTUZE 6EALDRFOAUVESaRECTLYA VEr ENDT wTRBLE. TH664EEi Ps BEEN RERRDONC.01EYaoINTDacD REAOaERErcAm Is EO EDN;OER a DOCwRNr.raEANEmNrArr 111E EM1GRIEER TO - flEDUESTRDDf1rCY✓1 DODA1E1715 CITY SUBMITTAL 08.22.2016 LA N D F O R M From Site to Finish • 0 105 South Fft Avenue Tel: 612 - 252-9070 Suite 513 Fax: 612 - 252 -9077 Minneapolis, MN 55401 Web: landfonn.net FILE NAME C201PJ0052A,DWG PROJECT NO. PJ0002052 II 1 I I r I I 11 I \ I II I I I II II Ij I �I I II II ( II I Ii II ELI 1 li ;I a ,UP II II I I G I 11 u Q lu / I II I 7 II I I I E=104t.2, I I{ I I N70 °36' 17 "W s y, 31.21 "' NOON 14' 04 "E ` 95.00 o / 0 5 O 1052 6 tl I I I I O 5 112.13• BUILDING F 25,92+0 SF FFE = 105 -1.00 PHASE I LOT BUILDING G 23,220 SF FFE = 1051.00 PHASE I IATER TANKS/ FIRE PUMP5 LOCATION 90.0 SA I CO I M BUILDING E \ I 2. OBTAIN ALL NECESSARY PERI7T5 FOR CONSTRUCTION WITHIN, OR USE OF, PUBLIC I 11,550 SF I I � I BLOCK L7 lti FIFE _ \ `\ a II I ° I CIO I 1 I I I I I LU a 1051.00 BUILDING K LINE AT TIE LOCATION INDICATED. 32,250 SF I PHASE 3 \ PHASE 2 PROPOSED I III_ I PERVIOU S 777,663 SF. h7PERVIOUS 9.268 S.F. 915.8% 1.2% BUILDING J TOTAL (18.1 Ac) 786,931 S.F. 100.0%. 25,920 SF PROPOSED. o 25,920 SF o \ \ I " FFE = 105 -1.00 I 50.5% m FFE = 105 -1.00 TOTAL (18.1 Ac) 786,931 S.F. . ZONING 1 1 _ 100.0% SUMMARY PHASE 3 � Q a 90.0 THE PROPERTY 15 ZONED COMMUNITY COMMERCIAL ZONE (C -2) 50• PHASE 2 90.0 FRONT YARD = 100 FT. (60 FT. WITH ENHANCED LANDSCAPING. N Q a 5 v SIDE = 20 FT. SIDE = 5 TO 75 FT. ( SIDE ADJACENT TO PLAT � LOT COVERAGE INFORMATION IS AS FOLLOWS: LOT AREA MNMU1 = 43.560 S.F = I ACRE LOT WIDTH riNMUM = 100 FT. TOTAL SITE AREA = 786,931 S.F. = 18.1 ACRES - \ I \ 20' \ I O I \ r I 45.0 \ L--- - - - - -� r O 1 I \ II I I I I I II II I I I 1 I II 1 I I r I I 11 I \ I II I I I II II Ij I �I I II II ( II I Ii II ELI 1 li ;I a ,UP II II I I G I 11 u Q lu / I II I 7 II I I I E=104t.2, I I{ I I N70 °36' 17 "W s y, 31.21 "' NOON 14' 04 "E ` 95.00 o / 0 5 O 1052 6 tl I I I I O 5 112.13• BUILDING F 25,92+0 SF FFE = 105 -1.00 PHASE I LOT BUILDING G 23,220 SF FFE = 1051.00 PHASE I IATER TANKS/ FIRE PUMP5 LOCATION 90.0 I z 30 E= 1049.3 I I� �L� r i � BUILDING H 31,61150 SF FFE = 105.1.00 PHASE I k [EIS 1 B -WTR� SA I CO I M � al 3 90.0 2. OBTAIN ALL NECESSARY PERI7T5 FOR CONSTRUCTION WITHIN, OR USE OF, PUBLIC -8 1 90.0 PHASE 2 5 TEL 612-67D3077 I � I BLOCK L7 lti (10.9 Ac) 1 Film I ° I CIO I 1 I I I I I LU a U) a BUILDING K LINE AT TIE LOCATION INDICATED. 32,250 SF i PROPOSED I PHASE 2 PROPOSED � o III_ BUILDING I PERVIOU S 777,663 SF. h7PERVIOUS 9.268 S.F. 915.8% 1.2% BUILDING J TOTAL (18.1 Ac) 786,931 S.F. 100.0%. 25,920 SF PROPOSED. o 25,920 SF o (PERVIOUS 387,494 S.F. 49.2% " FFE = 105 -1.00 PERVIOUS 399,437 S.F. 50.5% m FFE = 105 -1.00 TOTAL (18.1 Ac) 786,931 S.F. . ZONING 1 1 _ 100.0% SUMMARY PHASE 3 � Q a 90.0 THE PROPERTY 15 ZONED COMMUNITY COMMERCIAL ZONE (C -2) 50• PHASE 2 90.0 FRONT YARD = 100 FT. (60 FT. WITH ENHANCED LANDSCAPING. N Q a 5 v SIDE = 20 FT. SIDE = 5 TO 75 FT. ( SIDE ADJACENT TO PLAT � I z 30 E= 1049.3 I I� �L� r i � BUILDING H 31,61150 SF FFE = 105.1.00 PHASE I k [EIS 1 B -WTR� PARK PLACE STORAGE CONDOMINIUMS, INC. I CO I M � al 3 I 2. OBTAIN ALL NECESSARY PERI7T5 FOR CONSTRUCTION WITHIN, OR USE OF, PUBLIC -8 1 60. TEL 612-67D3077 I � I CORCORAN, MINNESOTA I A (10.9 Ac) I o I ° Film I ° I CIO I 1 I I I I I PROPOSED I I I i I I I I BUILDING K LINE AT TIE LOCATION INDICATED. 32,250 SF i FFE = 105 -1.00 I PHASE 2 I I � o III_ E COX 6D (V 2000 . u� I o -� �- 4�= -�`- - - -- -------------------- - - - - -- V- - - - - -- r 1E= 1oae.7 -�� ^i 481.50 IE= 1048.4 -� h 1051 _- -- 1049 1050 - - 1051 10-51.. I. FOR CONSTRUCTION STAKING AND SURVEYING SERVICES CONTACT LANOFORM PROFESSIONAL SERVICES AT 612.252.9070. PARK PLACE STORAGE CONDOMINIUMS, INC. SITE PLAN • 6415 C.R. 19 (20.9 Ac) (2.8 Ac) P.O.BOX 326 2. OBTAIN ALL NECESSARY PERI7T5 FOR CONSTRUCTION WITHIN, OR USE OF, PUBLIC CORCORAN, MINNESOTA 55357 RIGHT -OF -WAY. TEL 612-67D3077 3. THE DIGITAL FILE, WHICH CAN BE OBTAINED FROM THE ENCNEER, SHALL BE USED FOR CORCORAN, MINNESOTA STAKING. DISCREPANCIES BETWEEN THE DRAWINGS AND THE DIGITAL FILE SHALL BE (10.9 Ac) REPORTED TO THE ENGINEER. THE BULDNC FOOTPRINT, AS SHOWN ON THESE DRAWINGS. AND THE DIGITAL FILE, SHALL BE COMPARED TO THE STRUCTURAL DRAWINGS Film PRIOR TO STAKING. C cod .1 cTVIL A: LANDSCAPE nrle 3kEEr 4DBUDWC LAYOUT ANGLES ARE PARALLEL WITH OR PERPENDICULAR TO THE PROPERTY /, r LINE AT TIE LOCATION INDICATED. TOTAL 786,931 S.F. $DDENOTES BUILDING UGHTNC. SEE SHEETS C7.1 AND C7.2 FOR L44NTNG DETAILS nE�iillMfl 6. OrENSIONS SHOWN ARE TO FACE OF CURB AND EXTERIOR FACE OF BULONC UNLESS SUMMARY NOTED OTHERWISE. CORCORAN = GREEN SPACE (LANDSCAPE AREA) C3A OVERALL CRAONC, ORANACE, PAVNC, 8 M0304 C AREA SUMMARY 2018 PARK PLACE GROSS AREA 909,489 S.F. R.O.W. DEDICATION 122,558 S.F. (20.9 Ac) (2.8 Ac) STORAGE CORCORAN NET AREA 786,931 S.F. (18.1 Ac) • CORCORAN, MINNESOTA LOT I 473,889 S.F. (10.9 Ac) 1 T I� LOT 2 248,417 S.F. . .7 Ac ( ) C cod .1 cTVIL A: LANDSCAPE nrle 3kEEr OUTLOT A 64,625 S.F. (1.5 Ac) C0.2 PRxn+AnY PLAT '.. CLI EYSTNC CONDITIONS TOTAL 786,931 S.F. (18.1 Ac) -CLZ VUMTDN C2.1 OVKALL SEE PLAN LAND COVERAGE SUMMARY C2.IA STE PLAN EN ARGEO (NORTH)) C2.0 STE PLAN EILA2CEO (SQ1M) C1.2 SITE PHORMTRIC PLAN C3A OVERALL CRAONC, ORANACE, PAVNC, 8 M0304 C PERVIOU S 777,663 SF. h7PERVIOUS 9.268 S.F. 915.8% 1.2% C3.IA OiACINC, GRAINACE, PAVNC, ) • ROSCN ONTR0. ENLARCED (NORM EROSON C3 -e CRAPINC, �ciF TOTAL (18.1 Ac) 786,931 S.F. 100.0%. P�)r C4.I OVERALL UTLer=5 PROPOSED. 04 LA UTUMS ENLARGED IN W) C4.e trrum3 ENL-PRCEO (SOIPTH) (PERVIOUS 387,494 S.F. 49.2% C7.1 CIVIL CONSTRUCTION IDETALS c7.2 cTVIL LONSTRUCTDN DETAu PERVIOUS 399,437 S.F. 50.5% C7.3 CIVIL CM5TRUCroN DETAILS TOTAL (18.1 Ac) 786,931 S.F. . ZONING 1 1 _ 100.0% SUMMARY 7.1 OVERALL LANDSCAPE L2.2 EIA -WCEO LANDSCAPE PLPLAN AN L23 ENLARGED LANDSCAPE PLAN L7.4 NiMCW LANDSCAPE PLAN THE PROPERTY 15 ZONED COMMUNITY COMMERCIAL ZONE (C -2) L7.1 LANDSCAPE DETALS BUILDING SETBACK INFORMATION IS AS FOLLOWS: FRONT YARD = 100 FT. (60 FT. WITH ENHANCED LANDSCAPING. REAR = 20 FT. SIDE = 20 FT. SIDE = 5 TO 75 FT. ( SIDE ADJACENT TO PLAT TO THE WEST) LOT COVERAGE INFORMATION IS AS FOLLOWS: LOT AREA MNMU1 = 43.560 S.F = I ACRE LOT WIDTH riNMUM = 100 FT. TOTAL SITE AREA = 786,931 S.F. = 18.1 ACRES - ANTICIF'ATEU CONSTRUCTION SCHEE M�E .1 - W. "MI-0-11-111 PHASE 2 2018 PHASE 3 2019 -2020 PHASE 4 NOCE -CONCEPTUAL AT THIS TIME OY DATE E@32AI6 Ihrrely urtA; rl�tM1C PW n�- �zle. �.: dre. -t avrycry <cn. a� (ka[ l an a d.v, EnT •.o vni.. l«rcr no. 471 v Syvt..r�•h�. -�� d �cl c^ncj.rvJ. lNrt -� -of c�l•/U krya aiv�cn em .y, t .vl -er .IL CR(e,rde ! bF vycn C 1 TIE MNATUU SEALa OALINTS BIBECnYP3rn'TAeThDT AWOL TINS WIT HIS BEEN ITEPPOMEB BENOIDNTD.E40 BEpOp --1TIE -IN NO LOREUE \'ACID DOC�Poi DDLE Eh¢COMiLi 11R EhGIHEEN ID BEOI1ESi MOITKKrl DJLUIQHS CITY SUBMITTAL 08.22.2016 L A N D F O R M From Site to Finish • • 105 South Fffth Avenue Tel: 612 - 252-9070 Suite 513 Fax: 612 - 252$077 Minneapolis, MN %A01 Web: landform.net ' FILENAME CZO1PJ0052B.DWG 0 PROJECT NO. PJ0002052 Q NORTH SITE PLAN ENLARGED • Know whar'i Below. C2.1 B C011 before YOU dig. 0 30 60 0 0 s 0 I / PUBLIC RIGHT -OF -WAY WETLAND - r I OUTLOT A / � � - - - ------ - - - - -- - ----------------- - - - - -� - - - - -- -- - - - - -- _ t.e S.: to e. e. GONGEPTiIAL Dn e.n eo n.n e.n e.a n.n a� I PROPOSED 1.x ,.. t.a e. e. BUILDING B t., a.. , 6 ea., a 1F.., , nn... a ee. . nn. . ;0 3,300 FFE 1050,00 FFE 105800 y I t., ,.. - - - - � / / / D.. ,.[ 1.x },,l,e• }., ,., a.e L! D., DS n., a., a., a., e.. D.. t., :.° ].:.� L. ,., e:, e.a La e., e., n., n.x e.. La L, ,., .., a" T ' fi LOT e. >. n... n. e.n n.s D., D., O.e D.s L:, D:, 0.x D., b., b., b., D.z 0., C. a.e a.e e. & D.a O.e a p. 9.s t.z ,..:. 1., }., 1.2 e� e.e D. b., Rx D. 0., b.x A, I - x 0.x D., f.z D., L, n. 0.+ e., D., p., D.x D.z D., Az b. D.r t:. a b. b • e.x e., / - _ G Eiw. C a ®nn n.e e.° e.o an n.° no 6.° n.n e.R n.a D. GNG - / / x c. t. �AW e G \ A to e.e p.• FFE - 105000 L.. t.o D.v t.. e.. n.. t. D.. WETLAND I I �. � / \ � e.: t., +., +.n }.x �� = WETLA D \ x n., I,. n.n .n n, ,e no a.v n.. C. n.. t.. I.. n..• .n t.. N p.a e.n n. e.a , n. e. a en n n a e. 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A. 1.. . 1,, 1. t., i.. , ] . I. BLDG BLOC BLDG I BLpC I\ I I b.. O.e u.a e.o , D.e >., ! �, ;.. , >.a ,. - ,.• >.e ,., e. I A. D.e ., D., 1.2 1. \ / - \ \ \ I I I 9.. e.. 0.. O.o .• , . ,.r t. t., , • ,. 0. e.a e.a , e.a e. t.o 1.1 t.e n. e.> e: o b.a D. D.a O.s + D.2 p. -- WATER /FIRE D., D.r , 1.. t. NieION AIWA DA ,,. a D.n 0. yj--- - - - - -- r, -,, -% ---- J- OT - - - - -- s s --- - - - - -- -- - - - - -- - I., M •0., 1.a 1. n ].e 1. EX. E %. E %. EX. t >, ,, ,et „ <,<,.. +.. ,°,st ]. 1.n,x,a,.. t.. .a t.. l.s t, t. a >n >].a ]. ,.<La ,. ,.•,., ,., I BLDG BLOC BLOC BLDG I,.. >.. t"e,e, BLOCK ,.x , a n ,.. ,. I . ,. 1.2 n.> > o.> e. I I o, D. ,.2 t., It PR01105ED ,., 1, .2 ].2 ,. PROPOSED I., I.n , t.. e. PROPOSED - I - t.r1-., . BUILDING I ^., _, , }. } BUILDING J } ] , e, BUILDING K I 25920 5F 25,920 SF 32 ;00 SF EX, EX. EX. EX. I I 'I • .I b ffE . 105'1,00 .'°'>.• .,'° . t #E 105'100 FM = 1051.00 BLDG BLDG BLDG BLDG I I I I I - Z - D. e.. 1.z a t., ,.[ .. t., ,. t , t.a . L• I t,. t. I\ � I I ID. O.x 93 D t] D., ., 9., b D.3 D.• .s es t. I �- � _ _ _ � _ � \ r r I = ' a _ - fi e., D., ! a.> n.• .s a.s D n.> n.: ., n. e. ,.a ,., ., La , 1., 1.. 1 _ _ �\ - \ \ J I I - ID ,.x 1.x T. .a ro.s n:. ,.> . .v as ., !i'!! ., }.x Y., .a ., ., ., .. .o .o .r !'.i •]., ., a.n n. EX. EX. EX. D b.. ,..: t.: n.•. e.. e.. u.. tr n., n.. >:. ,.a ,.. 1.a ].. ]., ,., t.a ,., F.. ae fi,, n.x a. e., n. ,., ,.r 1.0 1 I BLDG BLOC BLDG \ =N70 - - °36' i<7 "�1 =` =�_ 1 e.> t.. D.s D.. D2 D_z D.i D.x b.2 \ - X00° 2104 "E ; ' \ e.o ' Ib.e AD a D., 9., b D I 95.00 I t WETLAND - - - - - - - - - - - - - - - - - - - - BLDG 0 lul /, LU -j U @ 0 1�i�1 J 41 i fff 111 N LLOj 0 41 @ LO a pn Co @ 7NZ t0 4) LL Oar, a)c`n@rn L Cm'a I @ 2) r t' O dc) Ln c»aMcp n N C O 4J (9 7 U U O ow wharS Below. Call before you dlg. • • • • NORTH 60 PARK PLACE STORAGE CONDOMINIUMS, INC. 6415 C.R. 19 P.O.60X 326 CORCORAN, MINNESOTA 55357 TEL 612-6r0 -ion CORCORAN PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA CL? C2.1 C2.IA DMOUTM OVERAL STE PLAN SRE PLAN ENLARGED WPRTHI C2.• GIs CSI aTE PUVN EN.ARGEO lsaTw SITE PelDrafrrx PLAN OVERALL. CRAOM, DRANACE, PAVNC, 4 C7.IA C3.8 EROSCN CCNram CRAGWC. ORAWACE. PAVNC. A EROSM CQRROL WMCED (NORTH) 'OUPAW, ORALO,C£ C4,1 PAVNC. A EROSON CO:RROL ELARCED (scum) OVERALL ungles C4.IA C4.• "CIA Cr.2 C73 L2.1 L2.2 1-23 L2.4 L7.1 U11M ES MARRED (NORIl1) unITE E S LAww enDn1 CTVL CONsTRIDCTAN CETAL9 Cn CMTMX71ON PETALS am CosstIaILTRN DEMS OVERALL LANDSCAPE PLAN ENLARGED LANDSCAPE PLAN EnaARcED LANDSCAPE 0.M! ENLARGED LANDSCAPE PLAN LANDSCAPE PETALS COMRLTEN]-PoRRrlYFRIgt NSTMY DATE A EIREY MIENI R JAN 2016 CrrY SUBMITTAL CNC 31 MAY 2016 MY SLOWTAL CAC; 02 NC 2016 CRY ScermAL -mv. RGH' 22 ADC 2016 CITY SUMITTAL -REV. RCN; I E P1TEOltl3n1/ krcty [..afV [b:[ tic Pb. ov P+<Fa. • �x rrp• d�.cr. fayc.,•�u+, aM [tu[ , am a Od,�d,t<c urckr tie lay N slc?Ute el nN81Ep paraen P. loan ue: 479th FRE51"TLRESIX OR FCUELL WECRYAMYERREMAT YNHE lid bNET M9 fiEBl AEPRORIC ®�YOrU M@A® FEM4RUIY YJA IS IA IONGet R YAID OOCI►EM. PIG;ro COIfrIICr TsE ENtlr!$t TO R E�tFS! APU110N1000IRBIMS CITY SUBMITTAL 08.22,2016 LA N D FO R M From Site to Finish s e 105 South Fifth Avenue Tel: 612 - 252 -9070 Suite 513 Fax: 612 - 252 -9077 Minneapolis, MN 55401 Web: landform.net FILE NAME C202PJ0052.DWG PROJECT NO. PJ0002052 ^C S8,9'55'52 " I 1335-1:4- 070 yeti 1064 Tni)�sTnL' I bhp OUTLOT A / -- - - -.- - - - -.- - - - - - - - - - - - - - - 120.0 I .1 1 �_ ,, / 1056 - - ..CONCEP I TUAL ��� :. Il 1!I J II1 : Illl # C7 C BUl l B LDING A cr o 33 -, FEE 1 CGMSANQP 1058.00 I .PHASE 4 _ 120.�$O 324.0 - `y0 I��iQ��f� ✓1' o C� CONCEt�n)AL --- - - - -- - - - - - -- L0� 6�11LD1t CO :G cn i- 60.0 FEE �IV 9� FHAS ----- - - - - -- - ------------- �- - - - - - - - ----------- V89 ° a 5? " 1 y t-. - -1 - -_ - -T- �- 45,, _- - -- -- - _r - --,, ,° 5' 2 W o CEPnI - =_i : 4+ <� ° of 1\ 0 00 2 BUILDING _ 0 1 00 SF I I \ I � 051.)0 � � � - - - �!•;. 200.01060 1059' I I I BLDC BLDG BLDG 1 0 _< 140.0 1 m 45.0 o I I _0 s I \ I a I 109 90.0 7 90.0 o I _ 1 I N m \ `� PROP$eE P POSED PROP05188 PROPOSED I �� I 6UILDIHXa BUUMDING F BUILDING G BUILDING H 1 11080 75,920 5' 23,220 5F 31,680 `..F � • FFE = 105'1zo FEE • 1051.)0 FEE • 1051ID0 �• •�' I ,05 "I 3 PHASE I PHASE I PHASE I' I 1 \ I I I 1p57 EX. EX. EX. EX.II I o a o O o I BLDG ', BLOC I F3LDG I BLDQ II I r-I -105.5 I 1 I I 1 I j LOT I I 45.0 �. v\ WATER TANC57 FIFE - ._ [PU1" LOCATION 5 I r - E 1,Sn71I1 0 �J 1 90.0 0 hlO ° I 60.0 _- BLDG BLDG BLDG I BLDP I I o - a I I 1 I evLn`�rcH o - 90.0 PHASE Z 90.0 60.0 v I 1 I I n0 RAM -n110 I I l I mrra+nxNf I I B L o G � o �-r ° s I I i I s ry PROPOSED PROPOSED PROPOSED o BUILDING I O BUILDING J BUILDING K EX. E %. EX. I EX. o _ ni 26.970 SF m 4 25,920 5F _ _ 32180 5F I - FEE • 1051.00 m - - m FEE • 105100 m FFE = 051ID0 BLDG I3WC I BLDG 1V I O 3 N PHASE 2 n' O PHASE 2 O I I 1 - I I N aD1 _ 1> '• 'JS5 - 90.0 90.0 I I E %. EX. EX. 1 b \ 1051 1050 1049 048 - n, I BLOC Bwc BLOC _ .N70b36' 1 - - -- I 31.21 v N _ y 40.0 I s 00 4 "E o m _ -14 0'4 K 1055 s, 95.00 1 \ �o , , = 200.0 E= 1Da8.7 4i =N89 °45 56 "W 481 -.50 E=1048�_ -- Tu 1051 7T " 1049 1050 _._ .1051 1057 1051.... - - " - - -- .... F_1­0 - 1 048 050 I BLDG 050 .f1A� GENERAL NOTES • •• 1. FOR CONSTRUCTION STAKING AND SURVEYING SERVICES CONTACT LANWORM PROFESSIONAL SERVICES AT 612.252 .9070. PARK PLACE STORAGE CONDOMINIUMS, INC, EROSION • • AND r • • • L NOTES 6415 C,R.19 P.O.BOX 326 2. INSTALL PERIMETER SEDIMENT CONTROLS PRIOR TO BEGMY4G WORK AND MAINTAIN FOR CORCORAN, MINNESOTA 55357 DURATION OF CONSTRUCTION. REMOVE CONTROLS AFTER AREAS CONTROUTNC RUNOFF TEL 612-6763077 ARE PERMANENTLY STABILIZED AND DISPOSE OF OFF SITE. 3. UMIT SOIL DISTURBANCE TO THE GRADING LIMITS SHOWN. SCHEDULE OPERATIONS TO MN'MIZE LENGTH OF EXPOSURE OF DISTURBED AREAS. 4. MANAGEMENT PRACTICES SHOWN ARE THE M1NMU1 REOUIREMENT. INSTALL AND MAINTAIN ADDITIONAL CONTROLS AS WORK PROCEEDS TO PREVENT EROSION AND CONTROL SEDIMENT CARRIED BY WIND OR WATER. -lP I;� -.: - - t�•r 5. EXCAVATE PONDS EARLY N THE CONSTRUCTION SEQUENCE. REMOVE SEDIMENT FROM " PONDS PERIODICALLY AND AFTER AREAS CONTRIBUTING RUNOFF ARE PERMANENTLY STABILIZED. 6. CONTRACTOR SHALL PREVENT SEDIMENT LADEN WATER FROM ENTERING THE WLTRATION SYSTEM UNTIL THE SITE IS COMPLETELY STABILIZED. COF2CORAfV 7. ALL EXPOSED SOL AREAS MUST BE STABILIZED WITHIN 72 HOURS OF COMPLETION OF WORK N EACH AREA. .. • 8. SEED, SOD, I1U-CH AND FERTILIZER SHALL MEET THE FOLLOWING SPECIFICATIONS, AS MODIFIED. PARK PLACE n SPECIFICATION NUMBER SOD 38781 SEED MNDOT 3876 MN TYPE 22 -III ®30.5 LB/AC C - MPOR TEMPORARY EROSION CONTROL STORAGE CORCORAN MN TYPE 25 -151 0 120 LB /AC - PERMANENT TURF MULCH (MNDOT TYPE 1 6 2 TON /AC, P15C ANCHOREOX'MY70T 3882 FW TIUZER MNOOT 3681 CORCORAN MINNESOTA GENERAL PLACEMENT MWOT 2575 r 9. SEE LANDSCAPE SHEETS FOR PERMANENT TURF AND LANDSCAPE ESTABUSHMENT. VIEET Ti- 10. SCRAPE ADJACENT STREETS CLEAN DALY AND SWEEP CLEAN WEEKLY. CO.1 aVL & LAN25CAPE TIRE 5K#T COI" EISTM CO PLAT CLI EYBTNC CQiTnOL4 GRADING NOTES cLa PEtlaJrrrN C2.1 OVERALL SLATE PLAN C2.w 917E PLAN EtLARGi-0 (NORTH)) C7.s SITE RA•N Erala¢9 (9alM) 11. CONTACT UTILITY SERVICE PROVIDER9 FOR FELD LOCATION OF SERVICES 72 HOURS C2 SITE PWTOETIDC PLAN C3.1 OVERALL CZAGINC, DRANAGE, PAVNC, 6 PRIOR TO BEGINNING GRADING. M0504 CONTROL C3.IA QUOINC, LRAWCE, 12. REMOVE TOPSOIL FROM GRADING AREAS AND STOCKPILE SUFFICIENT QUANTITY FOR PAVING, k E9090N CONTROL E1asRcEO (NORTH) C3.6 CRAANC, ORNNKE, REUSE. MATERIALS MAY BE MINED FROM LANDSCAPE AREAS FOR USE ON SITE AND REPLACED WITH EXCESS ORGANIC MATERIAL WITH PRIOR OWNER APPROVAL. PAVING, L EROSION CONTROL ENLARGED (SanH) C4.1 OVERALL UTLITES 13. REMOVE SURFACE AND GROUND WATER FROM EXCAVATIONS. PROVIDE INITIAL LIFTS 0. C4,u UTUTE9 EMARCEO (NORT)4) C4.e UTLnES ENLARGED (SWM) C7.1 CW COSTRUCnON PETALS STABLE FOUNDATION MATERIAL F EXPOSED SAS ARE WET AND UNSTABLE. �3 CML C"T PETALS 14. ROUGH GRADE B11L01NG PAD TO 12 INCHES BELOW FINISHED FLOOR ELEVATION (1057). LZ,I OVERALL LANDSCAPE PLAN L2.z rMARGEO LANDJCME PLAN L23 ERVRQ-0 LATD".•CME 15. REFER TO STRUCTURAL SPECIFICATIONS FOR EARTHWORK REaUIREMENTS FOR BUILDING PLAN La.4 ENLARGED LANDSCAPE PLAN L7.1 LANDSCAPE PADS, PETALS 16. AN INOWENDENT TE511NG FIRM SHALL VERIFY THE REMOVAL OF ORGANIC AND UNSUITABLE SOILS, SOIL CORRECTION, AND COMPACTION AND PROVIDE PERIODIC REPORTS TO THE OWNER. 17. PLACE AND COMPACT FILL USING LIFT THICKNESSES MATCHED TO SaL TYPE AND COMPACTION EQUIPMENT TO OBTAIN SPECIFIED COMPACTION THROUGHOUT THE LIFT. 18. COMPACT COHESIVE SOL5 IN PAVED AREAS TO 135% OF MAXIMUM DRY DENSITY, STANDARD PROCTOR (ASTM 0698) EXCEPT THE TOP 3 FEET WHICH SHALL BE COMPACTED TO 1007:. COMPACT TO 9BY. DENSITY WHERE FILL DEPTH EXCEEDS 10 FEET. THE 50" SHALL BE WITHIN 3% OF OPTIMUM MOISTURE CONTENT. IN GRANULAR SOILS ALL PORTIONS OF THE EMBANKMENT SHALL Be COMPACTED TO NOT LESS THAN 95% OF MODFED PROCTOR DENSITY (ASTM 01557). 19. COORDINATE WITH ARCHITECTURAL FOR BUILDING STOOP LOCATIONS. SLOPES SHOWN ON ADJACENT WALKS AND PAVEMENTS SHOULD CONTINUE OVER STOOPS. 20. AVOID SOL COMPACTION OF INFILTRATION PRACTICES. ANY EQUIPMENT USED IN INFILTRATION AREAS SHOULD BE SMALL SCALED AND TRACKED. 21. ENTIRE SITE WILL Be GRADED AS PART OF PHASE I. 22 RETANNG WALL (INSTALL FENCE WHERE HEIGHT 15 GREATER THAN 4 FEET) PAVING NOTES 23. SPOT ELEVATIONS AT CURBLNES N7ICATE FLOWLINES UNLESS NOTED OTHERWISE. SEE SHEET C4.1 FOR RIM ELEVATIONS OF CATCH BASINS. 24. GRADES BETWEEN PROPOSED SPOT ELEVAT045 SHALL BE CONTINUOUS AND NONVARIABLE. SPOT ELEVATIONS SHALL GOVERN OVER CONTOUR LINES. 25. PAVNC SECTIONS (PRELIMINARY) contact D,axEERroRanr rT4�Rletom• a. BITUMINOUS PAVING (LIGHT DUTY) MTE MIAIREYFlNI REriEre: 15--IHIGH BITUMINOUS WEAR (MNDOT 2360, SPWEA2408) W JAN 2016 CnY SM"IYA CHIC TACK COAT (MNOOT 2357) 2.5 -INCH &TUI1N0.1S BASE (liN00T 2360, SPNW623013) 31 MAY 2016 MY &BMTAL a+c n AX 20186 rm SLAW TTAAL -QEv. RICH 10 -NCH AGGREGATE BASE (MNDOT 3138, CLASS 5) COMPACTED SUBSOIL 26. CONCRETE JOINTS INSTALL JOINTS AS SHOWN AND ALIGN ACROSS SIDEWALKS, CURBS, AND PAVEMENT, - PAYING ATTENTION TO SPACING OF EXPANSION JOINTS. JOINT SPACING SHALL BE AS FOLLOWS: R. TOOLED JOINTS: DIVIDE PANELS INTO NOMINALLY EQUAL AREAS UNLESS SHOWN OTHERWISE. b. EXPANSION JOINTS: SDEWALKS - 40 FEET MAX.; CURBS - 60 FEET MAX.; PAVEMENT: 80 FEET MAX.; ADJACENT TO BUILDING FOUNDATIONS AND STOOPS. . • c. CONTRACTION JOINTS: SDEWALKS - 8 TO 10 FEET; CURBS AND APRONS - 12 TO MI5 FEET, BY rarE ron-5 NPDES AREA SUMMARY •w EXISTIN 1N�.dy;trt r;.n: rr�Elr, .,� -r,. -, m; e. <.� r>s+�ed se�dadNx� ewe Final. Ecc,ce No 47�i SYMBOL CCSCRPT10N ESTIMATED QUANTITY - sy..r.= ens . � d �t _ , "I o� „�. u• -Ta ter; u "n Nne P+r "•� c ' "ib'"F O ,v <ry ,PLC on�xe J SV.Et PROTECTION 9 EACH " °" "•� :SILT FENCE 6,677 FEET :VEHICLE TRACKING PAD I EACH -- :PAVEMENT SAWCUT :CONSTRUCTION Lf1iS PROPOSED WETLAND ALTERATION +Ll -�--�- FENCE Q NORTH � Know WhalNi Below. CQII before you d19• o so 120 C3.1 r TIE sr,IwtuRE s,AL BRIOUR u�as omErnrAmrE AREnor \15fBtL Iles SIIECN wS e[EN REVRODIKEO azTOtC MD.EED REAMSBIiY AND IS NO IOhGER A \'alD DOCIB.FR. PLEASE COHfaR TIE EM1GBIEER 10 REOVESL aOMIpM1X DJLlA1[IRS CITY SUBMITTAL 08.22.2016 L A N ® F O R M From Site to Finish • • 105 South Ffflh Avenue Tel; 612 - 2523070 Suites 513 Fax: 612 - 2523077 Minneapolis, MN 55401 Web: landform.net FILE NAME C301PJ0052.DWG PROJECT N0. PJ0002052 GRADING I.rdae'vdc,e nEY:ffae�gz <nsnrnaL,N lafzv V, �Ynz6 LLC G P PROPOSED PERVIOUS 1 18.39 ACRES 7 7.9 ACRES (PERVIOUS 0 0.21 ACRES 1 10.7 ACRES TOTAL 1 18.6 ACRES 1 18.6 ACRES SAWCUT :CONSTRUCTION Lf1iS PROPOSED WETLAND ALTERATION +Ll -�--�- FENCE Q NORTH � Know WhalNi Below. CQII before you d19• o so 120 C3.1 r TIE sr,IwtuRE s,AL BRIOUR u�as omErnrAmrE AREnor \15fBtL Iles SIIECN wS e[EN REVRODIKEO azTOtC MD.EED REAMSBIiY AND IS NO IOhGER A \'alD DOCIB.FR. PLEASE COHfaR TIE EM1GBIEER 10 REOVESL aOMIpM1X DJLlA1[IRS CITY SUBMITTAL 08.22.2016 L A N ® F O R M From Site to Finish • • 105 South Ffflh Avenue Tel; 612 - 2523070 Suites 513 Fax: 612 - 2523077 Minneapolis, MN 55401 Web: landform.net FILE NAME C301PJ0052.DWG PROJECT N0. PJ0002052 GRADING I.rdae'vdc,e nEY:ffae�gz <nsnrnaL,N lafzv V, �Ynz6 LLC 0 0 5 0 ,066 10(0a Q� 0�� 011) T:.LEPHONt W_ B 10� 0 \ PEDesTA_ BW =1067.° = 22 _ TW -1067 0 Bw =1o67.o \ 1064 '5',52 "E ' 335 54 Ili 11 Bw =1067.0 1063. 1062 1061 (F4J I UI�L _RjLttQ �, FUTURE CITY WATER - ._ ----- - - - - -- - - -- .- FUTUR' CITY 5AN. SEWER - �I I �;I 31t°;1 Iw v v -HOBO• - _T- y I =1 a I 0- LLILL I 10 105 56 '- -1057 1057- LL 1054 ------ - - - - -- IO-7 -- --' -. -- -- ----- - - - - -- -05 - -- - --- C h 584,° CONCEPTUAL BUILDING A 33,300 5F FFE = 1058.00 PHASE 4 324.0 I - VEHCLE TOA.C,;;.;E; 67.1 Lam/ PAD (TYP.) t 2 1 0 58.00 56.75\ INLET ;*.°.OTECTON PTq T FENCE LOT T 057 osy\ 56.06 \ 6C O �- 7\ v iL 7.002 -- I OY - .105 .105 I 1055 y055- 1.�I 120.0 57.00 � I I 05� il'�3 • I � I III I ur I IF I I Q 2 1 w w CONCEPTUAL �I I I I I I j 1 I j l j I M R 1,2,U�f0 5F �T FFE 3o6d058.0G PHASE 6 \0 0 - II 120.0 0 58.00 � 57.50 0.5% 56.90 / / /i•. /� i / / \ o 2 WTR 58. �. 60.0 GONGEPTUAL / BUILDING C 2,800 5F Fr-l=- = 1058.00 yti/ PHASE 4 58.00 57.0 , T;L o C9 �2 O O i ECG /VQ F I. (T) P_) N8 °55t ttW - - - -- - .50 56.26 /I 50.0 I 3 / 05 057 LP.I - ice` o 1 % ONCEPTUAI_ I 8U 1 i_D I N G F-) - X10 1 �` 2,30(7 SF - �1 o FFE R 105 ! 0P� w w h O � o " 0 O o �DN -YR Irv.vzTa rNwlPw.4 O / o a PHASE" 4 1 _ -mss 1056- 1 1055 - -- 56.61 x56.60 yte yle yu' ,'� ,1 I OI 1 •u< . � ai4 a9. , a8[ I 56.8 - Si5 «- o N.P. 56 92 17054 O I \O p _--- .--- --f056 i0- _ - - - - -�- 57.00 33 56.921 A - - - PHASE I L -- - \ \j m - "r w 55.90 0.87Y. HIP' 1 i.20X 0 s� CORCORAN, MINNESOTA 55357 10_54 .. . TEL 612.670 -3071 � Q L S 4.2IX ! 42r/ 57.00 57.01) 57.00 4 B 48X 57 CJ -- 6.01 s , 0 0 a N PROPOSE BUILDING E 11,880 5F 2.6% FFE = 1057.00 PHASE 3 LOT CONCRETE 7. VALLEY Ilk B (TYP.) \ BLOCK' P�POSEO BUILDING F 25,1320 SF FFE = 105-1.00 PHASE I E�>1 57.00 I HP. 57.00 _. 140.0 57.00 - 57.00 NP. H P. 156.50 1.43Y. 05 6.0% I - I yt. P/ 7 MET 57.00 57.00 5.5Y. 1.5Y 4 PROTECTION 7.0 (TYP.) CONCRETE C7.1 VALLEY GUTTER (TYP.) 1 PROPOSE BUILDING G� 23,220 SF FFE = 1051-00 PHASE I 105 57.00 Np. 57.00 PROPOSED BUILDING N 31,(O 80 5F FFE = 105-1.00 PHASE ! GENERAL NOTES 1 •• I. FOR CONSTRUCTION STAKING AND SURVEYING SERVICES CONTACT LANDFORft PROFESSIONAL SERVICES ICES AT 612.252.9070. 10s1 - - 1052 1053- - ICEFa? 2. INSTALL PERIMETER 5EDMENT CONTROLS PRIOR TO BEGINNING WORK AND MAINTAIN FOR CORCORAN, MINNESOTA 55357 10_54 .. . TEL 612.670 -3071 C� rte- 2000, 3, LMT SOIL DISTURBANCE t0 THE CRAOING LIMITS SHOWN. SCHEDULE OPERATIONS TO MINIMIZE LENGTH OF EXPOSURE OF DISTURBED AREAS. 1060 4. MANAGEMENT PRACTICES SHOWN ARE THE MINIMUM REOLIREMENT. INSTALL AND MAINTAIN ADDITIONAL CONTROLS AS WORK PROCEEDS TO PREVENT EROSION AND CONTROL SEDIMENT CARRIED BY WIND OR WATER. 1059 _. 140.0 57.00 - 57.00 NP. H P. 156.50 1.43Y. 05 6.0% I - I yt. P/ 7 MET 57.00 57.00 5.5Y. 1.5Y 4 PROTECTION 7.0 (TYP.) CONCRETE C7.1 VALLEY GUTTER (TYP.) 1 PROPOSE BUILDING G� 23,220 SF FFE = 1051-00 PHASE I 105 57.00 Np. 57.00 PROPOSED BUILDING N 31,(O 80 5F FFE = 105-1.00 PHASE ! GENERAL NOTES 1 •• I. FOR CONSTRUCTION STAKING AND SURVEYING SERVICES CONTACT LANDFORft PROFESSIONAL SERVICES ICES AT 612.252.9070. PARK PLACE STORAGE CONDOMINIUMS, INC. EROSION PREVENTION AN• SEDIMENT CONTROL • 6415 C.P- 19 MPERVIOUS P.O.BOX 326 2. INSTALL PERIMETER 5EDMENT CONTROLS PRIOR TO BEGINNING WORK AND MAINTAIN FOR CORCORAN, MINNESOTA 55357 DURATION OF CONSTRUCTION. REMOVE CONTROLS AFTER AREAS CONTRIBUTING RUNOFF TEL 612.670 -3071 ARE PERMANENTLY STABILIZED AND DISPOSE OF OFF SITE. 3, LMT SOIL DISTURBANCE t0 THE CRAOING LIMITS SHOWN. SCHEDULE OPERATIONS TO MINIMIZE LENGTH OF EXPOSURE OF DISTURBED AREAS. 4. MANAGEMENT PRACTICES SHOWN ARE THE MINIMUM REOLIREMENT. INSTALL AND MAINTAIN ADDITIONAL CONTROLS AS WORK PROCEEDS TO PREVENT EROSION AND CONTROL SEDIMENT CARRIED BY WIND OR WATER. - '• -). ' LiL 5. EXCAVATE PONDS EARLY N THE CONSTRUCTION SEQUENCE. REMOVE SEDIMENT FROM PONDS PERIODICALLY AND AFTER AREAS CONTRIBUTING RUNOFF ARE PERMANENTLY r.t�n� 3 STABILIZED. 6. CONTRACTOR SHALL PREVENT SEDIMENT LADEN WATER FROM ENTERING THE INFILTRATION E SITE COMPLETELY STAZED. SYSTEM UNTIL TH 5 BU CORCORAN 7. ALL EXPOSED SOL AREAS MUST BE STABILIZED WITHN 72 HOURS OF COMPLETION OF WORK N EACH AREA. .. • B. SEED, SOD, MULCH AND FERTILIZER SHALL MEET THE FOLLOWING SPEGFk:ATI0N5, AS MODIFIED. PARK PLACE ff SPECFICATQN NUMBER SOP MNDQT 38781 SEED MNI 3876 MN TYPE 22 -III ®30.5 LB /AC - TEMPORARY EROSION CONTROL STORAGE CORCORAN MN TYPE 25 -151 0 120 L8 /AC - PERMANENT TURF MULCH (MNDOT TYPE I ® 2 TON /AC, DISC ANCYOREDY'WDOT 3882 FERTILIZER MNOOT 3881 CORCORAN MINNESOTA t GENERAL PLACEMENT MNDOT 2575 1 9. SEE LANDSCAPE SHEETS FOR PERMANENT TURF AND LANDSCAPE ESTABLISHMENT. SKEET nILE 10. SCRAPE ADJACENT STREETS CLEAN DOILY AND SWEEP GLEAN WEEKLY. G0.1 rnVL k LMDSCAPE 6767E sNtr CO2 PRUZNARY PLAT CLI E%6TNC cOrDmOK4 GRADING NOTES CL? DEi15JfpN 02.1 OVERALL 5TTE PLM C21A SINE PLAN EN "a-O (NORTH)) C2 Is SINE PLAN M -kgcEO (SQ1TH) 11. CONTACT UTILITY SERVICE PROVIDERS FOR FIELD LOCATION OF SERVICES 72 HOURS G2 STE PHOTME114C PLAN C3.1 OVERALL GRADW, MANAGE, PAVNC, k PRIOR TO BEGINNING GRADING. EROSION CONTROL C31A MAGINC, ORAJNACE, PAVNG, k EROSION 12. REMOVE TOPSOIL FROM CRAONG AREAS AND STOCKPILE SUFFICIENT QUANTITY FOR CONTROL ENLARGED (NORTH) c3.16 EROSION REUSE, MATERIALS MAY BE MNcD FROM LANDSCAPE AREAS FOR USE ON SITE AND REPLACED WITH EXCESS 09CANC MATERIAL WITH PRIOR OWNER APPROVAL. � � (�N)k C4.1 OVERALL UrLITES : 13. REMOVE SURFACE AND GROUND WATER FROM EXCAVATIONS. PROVIDE WTIAL LFtS OF C4.0 UTLITE9 ENA'xW (NORTH) C4.5 (SOUTH) c7.a UTUTES EN.ARGE9 CIVL COLSTLLICTION LETALS i STABLE FOUNDATION MATERIAL IF EXPOSED SOILS ARE WET AND UNSTABLE. t C7.2 CIVIL CONSTRUCTION DETAILS [ C73 CIVIL CONSn LCTION OETALS 14. ROUGH GRADE &1LDING PAD TO 12 INCHES BELOW HN SHEO FLOOR ELEVATION (1057). L2.1 OVERALL LMDSCAM PLAN Lae ENLARGED LANOSCAN=E PLAN L23 ENtMCW LANRSC*e 15. REFER TO STRUCTURAL SPECIFICATIONS FOR EARTHWORK REQUIREMENTS FOR BUILDING PLAN L2.4 E AARCEO LANDSCAPE PLAN L7.1 LANISCAPE OETA" PADS. , 16. AN INDEPENDENT TE5TNC FIRM SHALL VERIFY THE REMOVAL OF ORGANIC AND UNSUTA13LE SOILS, SOL CORRECTION, AND COMPACTION AND PROVIDE PERIODIC REPORTS TO THE OWNER. 17. PLACE AND COMPACT HILL USING LIFT THCKWSSES MATCHED TO SOIL TYPE AND COMPACTION EQUIPMENT TO OBTAIN SPECIFIED COMPACTION THROUGHOUT THE LIFT. 15. COMPACT COHESIVE SOLS N PAVED AREAS TO 95% OF MAXr MM DRY DENSITY, STANDARD PROCTOR (A5TM 0698) EXCEPT THE TOP 3 FEET WHCH SHALL BE e COMPACTED TO 100%. COMPACT TO 98Y. DENSITY WFE42E HLL DEPTH EXCEEDS 10 FEET. THE SOILS SHALL BE WITHIN 3% OF OPTIMUM MOISTURE CONTENT, IN GRANULAR SOLS ALL PORTIONS OF THE EMBANKMENT SHALL Be COMPACTED TO NOT LESS THAN I 95Y. OF MOPPED PROCTOR DENSITY (ASTM 01557). 19. COORDINATE WITH ARCHTECTURAL FOR BUANG STOOP LOCATIONS. SLOPES SHOWN ON I ADJACENT WALKS AND PAVEMENTS SHOULD CONTINUE OVER STOOPS. : ' 20. AVOID SOU. COMPACTION OF INFILTRATION PRACTICES. ANY EQUIPMENT USED IN NHLTRATION AREAS SHOULD BE SMALL SCALED AND TRACKED, 21. ENTIRE SfTE WILL BE GRADED AS PART OF PHASE L 22 RETAINNG WALL (INSTALL FENCE WHERE HEIGHT 5 GREATER THAN 4 FEET) NOTES PAVING 23. SPOT ELEVATIONS AT CURBLMIES W7ICATE FLOWLINES UNLESS NOTED OTHERWISE. SEE SHEET C4.1 FOR RI1 ELEVATIONS OF CATCH BASINS. 24. GRADES BETWEEN PROP05EP SPOT ELEVATIONS SHALL BE CONTINUOUS AND - NONVARIABIE. SPOT ELEVATIONS SHALL GOVERN OVER CONTOUR LINES. • • ' 25. PAVNG SECTIONS (PRELMNARY) C010ACT MGM- FOR MR16TM a. BITUMINOUS PAVING (LIGHT DUTY) IWIE LssvEI REA'BOK REYrtw. 1.5--INCH BITUMINOUS WEAR (MNOOT 2360, SPWEA240B) TACK COAT (MNDOT 2357) n JAN 2016 CITY 9JBMTTAL O!G' 31 MAY 206 CITY 5 W TTAL ONCE 2.5 -INCH BINMYJOIS BASE (MWDOT 2360, SPNW52300) 72 � 2016 cC tr S,�rTw�v; �' 10 -NCH AGGREGATE BASE (MNDOT 3138, CLASS 5) COMPACTED SUBSOL 26. CONCRETE JOINTS : NSTALL JOINTS AS SHOWN AND ALIGN AC12055 SIDEWALKS, CURBS, AND PAVEMENT, PAYING ATTENTION TO SPACNC OF EXPANSION JOINTS. JOINT SPACING SHALL BE AS FOLLOWS: R. TOOLED JOINTS: DIVIDE PANELS INTO NOMINALLY EQUAL AREAS LN .0SS SHOWN [ i OTHERWISE. b. EXPANSION JOINTS: SIDEWALKS - 40 FEET MAX.; CURBS - 60 FEET MAX.; PAVEMENT: 80 FEET MAX.; ADJACENT TO BULDNG FOUNDATIONS AND STOOPS. c. CONTRACTION JOINTS: SIDEWALKS - 8 TO 10 FEET; CURBS AND APRONS - 12 .. • TO I5 FEET. OY (WEE fenml6 • 1 • IkrcH urt,N [IK eGW r CA - fblar. Mtk •t.te oTli \duA" `tfnT. .d_ LEGEND Stern E:. Sa.z4 Lcc,ce Nc 471ffi SYMBOL OE-SCRPT10N E5TMATEO QUANTITY Sy,vtw<e�v..n�ad of<yw[w.t ^qel mT,d t 14-ET PROTECTION 9 EACH •.� _t 67671 _ :rA,A. -�. LL•^.. �,d < "A" `9"" ""� SLT FENCE 6,677 FEET D:VEHICLE TRACKING PAD I EACH - PAVEMENT SAWCUi TL11E vc asc EEL ivsDeEEwacv uSwCio �vwsrrl .cEOT RFAOM1'JIRY AND LS NO LORGERA \'M1L ®DOCUf.1flrt, P�[A4 C0!11KT :CONSTRUCTION UNITS ERE EAGINEER iO REOUE51 A6WIpNL WC x�iNIS PROPOSED WETLAND ALTERATION CITY SUBMITTAL a a o a FENCE 08.22.2016 L A N D F O R M From Site to Finish ® 0 105 South FIBh Avenue Tel: 612 - 252 -9070 Suite 513 Fax 612 - 252.9077 Minneapolis, MN 55401 Web: landform.nat FILENAME C301PJ0052A.DWG PROJECT NO. PJODOZ052 4 NORTH GRADING O 1 (NORTH) Know what's Below. C3.1A Call before you dig. 0 30 60 EXISTING PROPOSED PERVIOUS 18.39 ACRES 7.9 ACRES MPERVIOUS 0.21 ACRES 10.7 ACRES TOTAL 18.6 ACRES IB.6 ACRES PAVEMENT SAWCUi TL11E vc asc EEL ivsDeEEwacv uSwCio �vwsrrl .cEOT RFAOM1'JIRY AND LS NO LORGERA \'M1L ®DOCUf.1flrt, P�[A4 C0!11KT :CONSTRUCTION UNITS ERE EAGINEER iO REOUE51 A6WIpNL WC x�iNIS PROPOSED WETLAND ALTERATION CITY SUBMITTAL a a o a FENCE 08.22.2016 L A N D F O R M From Site to Finish ® 0 105 South FIBh Avenue Tel: 612 - 252 -9070 Suite 513 Fax 612 - 252.9077 Minneapolis, MN 55401 Web: landform.nat FILENAME C301PJ0052A.DWG PROJECT NO. PJODOZ052 4 NORTH GRADING O 1 (NORTH) Know what's Below. C3.1A Call before you dig. 0 30 60 \\lu \ 1051 z 0 S O ~OS 1050 _ 104q 1048 N70'36'17" 31.21 ` NO( 1052 IE= 1048.7 -� I' I V CJ 7 `hJ 0 U rF If 0 1. 0 0 1051 104( 1050 1051 105= ioaa.a I. FOR CONSTRUCTION 5TAKING AND SURVEYNG SERVICES CONTACT LANDFORM PROFESSIONAL SERVICES AT 612.252.9070. 2. INSTALL PERIMETER SEDIMENT CONTROLS PRIOR TO BEGINNING WORK AND MAINTAIN FOR DURATION OF CONSTRUCTION. REMOVE CONTROLS AFTER AREAS CONTRIBUTING RUNOFF ARE PERMANENTLY STABILIZED AND DISPOSE OF OFF SITE. 3. LIMIT SOIL DISTURBANCE TO THE GRADING LIMITS SHOWN. 50HEOULE OPERATIONS TO MNIMIZE LENGTH OF EXPOSURE OF DISTURBED AREAS, 4. MANAGEMENT PRACTICES SHOWN ARE THE MINIMUM REQUIREMENT, INSTALL AND MAINTAIN ADDITIONAL CONTROLS AS WORK PROCEEDS TO PREVENT EROSION AND CONTROL SEDIMENT CARRIED BY WIND OR WATER. 5. EXCAVATE PONDS EARLY N THE CONSTRUCTION SEQUENCE. REMOVE SEDIMENT FROM PONDS PERIODICALLY AND AFTER AREAS CONTRIBUTING RUNOFF ARE PERMANENTLY STABILIZED. 6. CONTRACTOR SHALL PREVENT SEDIMENT LADEN WATER FROM ENTERING THE NFLTIZAT10N SYSTEM UNTIL THE SITE 0 COMPLETELY STABILIZED. 7. ALL EXPOSED SOL AREAS MUST BE STABILIZED WITHIN 72 HOURS OF COMPLETION OF WORK N EACH AREA. 8. SEED, 50D, MULCH AND FERTILIZER SHALL MEET THE FOLLOWING SPECIFICATIONS. AS MODIFIED. um SPECIFICATION NUMBER SOD MNOOT 38781 SEED 7 MN TYPE 22 -111 ® 30.5 LB /AC - TEMPORARY EROSION CONTROL MN TYPE 25 -151 0 120 LB /AC - PERMANENT TURF MULCH (MNDr2T TYPE 1 ® 2 TON /AC, DISC ANCHOREDXANOOT 3882 FERTLI2ER MNDOT 3681 GENERAL PLACEMENT MNOOT 2575 9. SEE LANDSCAPE 5FeeT5 FOR PERMANENT TURF AND LANDSCAPE ESTAB154- MISIT. 10. SCRAPE ADJACENT 5TREETS CLEAN DALY AND SWEEP CLEAN WEEKLY. II. CONTACT UTILITY SERVICE PROVIDERS FOR FIELD LOCATION OF SERVICES 72 HOURS PRIOR TO BEGINNING GRADING. 12. REMOVE TOPSOIL FROM GRADING AREAS AND STOCKPILE SUFFMCENT QUANTITY FOR REUSE. MATERIALS MAY BE MINED FROM LANDSCAPE AREAS FOR USE ON SITE AND REPLACED WITH EXCESS ORGANIC MATERIAL WITH PRIOR OWNER APPROVAL. 13. REMOVE SURFACE AND GROUND WATER FROM EXCAVATIONS. PROVIDE NTIAL LIFTS OF STABLE FOUNDATION MATERIAL F EXPOSED SOLS ARE WET AND UNSTABLE. 14. ROUGH GRADE BUILDING PAD TO 12 INCHES BELOW FINISHED FLOOR ELEVATION (1057). 15. REFER TO STRUCTURAL SPECIFICATIONS FOR EARTHWORK REQUIREMENTS FOR BUILDING PADS. 16. AN INDEPENDENT TESTING FILM SHALL VERIFY THE REMOVAL OF ORGANIC AND UNSUITABLE SOLS, SOL CORRECTION, AND COMPACTION AND PROVIDE PERIODIC REPORTS TO THE OWNER. 17. PLACE AND COMPACT FILL USING LIFT THICKNESSES MATCHED TO SOIL TYPE AND COMPACTION EQUIPMENT TO OBTAIN SPECIFIED COMPACTION THROUGHOUT THE LIFT. 18. COMPACT COHESIVE SOLS N PAVED AREAS TO 95% OF MAXIMUM DRY DENSITY, STANDARD PROCTOR (A5TM 0698) EXCEPT THE TOP 3 FEET WHICH SHALL BE COMPACTED TO IOOY.. COMPACT TO 95% DENSITY WHERE FILL DEPTH EXCEE05 10 FEET. THE SOILS SHALL BE WITHIN 3% OF OPTMJM MOISTURE CONTENT. IN GRANULAR SOILS ALL PORTIONS OF THE EMBANKMENT SHALL BE COMPACTED TO NOT LESS THAN 95% OF MODIFIED PROCTOR DENSITY (ASTM 01557). 19. COORDINATE WITH ARCHITECTURAL FOR BUILDING STOOP LOCATIONS. SLOPES SHOWN ON ADJACENT WALKS AND PAVEMENTS SHOULD CONTINUE OVER STOOPS. 20. AVOID SOL COMPACTION OF INFILTRATION PRACTICES. ANY EQUIPMENT USED IN INFILTRATION AREAS SHOULD BE SMALL SCALED AND TRACKED, 21. ENTIRE SITE WILL BE GRADED AS PART OF PHASE I. 22 RETAINNG WALL (INSTALL FENCE WHERE HEIGHT B GREATER THAN 4 FEET) PAVING NOTES 23. SPOT ELEVATIONS AT CURBI.t,ES INDICATE FLOWLNES UNLESS NOTED OTHERWISE. SEE SHEET C4.1 FOR RIM ELEVATIONS OF CATCH BASINS. 24. GRADES BETWEEN PROPOSED SPOT ELEVATIONS SHALL BE CONTINUOUS AND NONVARIABLE. SPOT ELEVATIONS SHALL GOVERN OVER CONTOUR LNES. 25. PAVNC SECTIONS (PRELMNARY) a. BITUMINOUS PAVING (LIGHT DUTY) 1.5 -NCH BITUIMNOUS WEAR (MNDOT 2360, SPWEA2408) TACK COAT (MINDOT 2357) 2.5 -INCH BITUMINOUS BASE (MNOOT 2360, SPNWB230B) 10 -NCH AGGREGATE BASE (MNOOT 305, CLASS 5) COMPACTED "SOL 26. CONCRETE JOINTS INSTALL JOINTS AS SHOWN AND ALIGN ACROSS SIDEWALKS, CURBS, AND PAVEMENT, PAYING ATTENTION TO SPACING OF EXPANSION JOINTS. JOINT SPACING SHALL BE AS FOLLOWS: a. TOOLED JOINTS: DIVIDE PANELS INTO NOMNALLY EQUAL AREAS UNLESS SHOWN OTHERWISE. b. EXPANSION JOINTS: SIDEWALKS - 40 FEET MAX.; CURBS - 60 FEET MAX.; PAVEMENT: 80 FEET MAX.; ADJACENT TO BUILDNG POUWATIONS AND STOOPS. c. CONTRACTION JOINTS: SIDEWALKS - 8 TO 10 FEET; CURBS AND APRONS - 12 TO 15 FEET. NPDES AREA SUMMARY SYMBOL EXISTING PROPOSED PERVIOUS 18.39 ACRE5 7.9 ACRES IMPERVIOUS 0.21 ACRES 10.7 ACRES TOTAL 18.6 ACRE5 0.6 ACRES SYMBOL DESCRIPTION ESTIMATED QUANTITY iNL.ET PROTECTION 9 EACH SILT FENCE 6,677 FEET D:VEHICLE TRACKING PAD I EACH - - - - - - - PAVHIENT SAWCUT - -•7 :CONSTRUCTION LIMITS ` & -Z 1 5� PROPOSED WETLAND ALTERATION g NORTH Know whars Below. Call eekre you dig. 0 30 60 PARK PLACE STORAGE CONDOMINIUMS, INC. 6415 C.R. 19 P.O.BOX 326 CORCORAN, MINNESOTA 55357 TEL 612.670 -3077 CORCORAN PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA CONTROL E LARCEO (NORTH) C3.e PRIDING, ORAWKE, PAVNC, Y EROSGN CONTROL E LARCW (stun+) C4.1 OVERALL UrLiTE9 C4.IA Urines ENARLED (NORTH) C4.5 UTUTES ENLAPCW (SOUTH) 0.1 CW CONSTRLKTM PETALS C7.2 CW CONSTRJCi17N PETALS C7.3 OWL CONSRdKTgN PETALS L2.1 OVERALL LAtUSCAPE PLAN L2.2 EINLMCEO LANDSCAPE FLAN L23 ENLHRGW LANDSCAPE ('LAN L2.4 EN ARCED LANOSCALE PLAN L7.1 LANDSCAPE PETALS BY MiE 03]2AIfi ;Meky cirtrff.haN�Fw .�- �de+ Idvc1 Eb i��cleti -r: �dr..v Lcger Nc 471 Y P riff vcraruu. sEAL oR RouR uvRt pRECrLrASOLR NNEnar \1SI8!E, IMS SrvEEI IlCS BEEN A[FROWCEU CEIOtCNIFJ.lEO REPA4P1IIf N,YI I5 ER TO REORA YAIAI UPEtAE]R.P.ea EDMfGi ilff EAGVIEER i0 REL1UESi NXYIKYvl' PJLlA1ENIS CITY SUBMITTAL 08.22.2016 L A N® F O R M From Site to Finish i a 105 South FIRh Avenue Tel: 612 - 252070 Suite 513 Fax 612- 252-D077 Minneapolis, MN 55401 Web: Mandform.net FILENAME C301PJO0526,DWG PROJECT NO. PJOD02052 0) IN n2 CO P74 O O O O R 0 0 5 0 I. FOR CONSTRUCTION STAKING AND SURVEYING SERVICES CONTACT LANDFORM PROFESSIONAL SERVICES AT 612.252.9070. PARK PLACE STORAGE CONDOMINIUMS, INC, UTILITY NOTES 6415 C.R. 19 P.O.BOX 326 2. PIPE MATERIALS CORCORAN, MINNESOTA 5535T STORM SEWER RCP 12' -18' CLASS 5 (ASTM C76) TEL 61216703077 RCP 21- CLASS 4 (ASTM C76) RGP 24' -48' CLA55 3 (ASTM C76) WATERMAN DIP CLASS 52 (ANSI A21.51 /AWWA C151) SANITARY SEWER PVC SUR 35 (ASTM D3034.02665, k F891) 3. CONTACT UTILITY SERVICE PROVIDERS FOR HELD LOCATION OF SERVICES 72 HOURS PRIOR TO BEGNNNG. 4. CONTRACTOR TO HELD VERIFY LOCATION AND ELEVATION OF ALL UTILITY POINTS OF CONNECTION PRIOR TO CONSTRUCTION OF ANY PROPOSED UTILITIES. CONTRACTOR TO NOTIFY ENGINEER MMEOIATELY F THERE IS ANY DISCREPANCY. 5. CONTRACTOR TO POTHOLE ALL UTILITY CROSSINGS PRIOR TO CONSTRUCTION OF NEW UTILITIES TO VERIFY DEPTHS OF EXISTING LNE9. CONTACT ENGINEER EER IMMEDIATELY ANY C O R C O RA N CONFLICTS ARE DISCOVERED. 6. PROVIDE MEANS AND MEASURES TO PROTECT ADJACENT PROPERTY FROM DAMAGE ••� DURING UTILITY INSTALLATION. 7. PIPE LENGTHS SHOWN ARE FROM CENTER OF STRUCTURE TO CENTER OF STRUCTURE PARK PLACE OR END OF END SECTION. B. CONVECT TO CITY UTILITIES N ACCORDANCE WITH CITY OF CORCORAN STANDARDS. STORAGE STORAGE CORCORAN 9. ALL PORTIONS OF THE STORM SEWER SYSTEM, LOCATED WITHIN 10 FEET OF THE U C R IV BU.ONG OR WATER SERVICE LINE MUST BE TESTED N ACCORDANCE WITH MINNESOTA CORCORAN, MINNESOTA RUES. PART 4715.2520. 10. ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE GASTIGHT OR WATER TIGHT. APPROVED RESILIENT RLBBER JOINTS MUST Be USED TO MAKE `•NEET ^^� WATERTIGHT CONNECTIONS TO MANHOLES, CATCH 13A5NS, AND OTHER STRUCTURES. 001 PVL& LANDSCAPE TITLE %MT col PRELI'}IARY PLAT II. CATCH BASKS IN CURB AND GUTTER ARE BUMPED 2 INCHES BELOW THE GUTTER Clz CLI EXISTING CWAnONS OWOUTION GRADE. REFER TO OETAL 5 ON SHEET C7.2. C2.1 OVERALL SITE PLAN! C2 .M srE PLAN ENJRGr9 (NORn+7 12. COORDINATE WITH PRIVATE UTILITIES TO PROVIDE ELECTRIC, NATURAL CAS, AND C1.7 SITE �pEETRIC PLAN�TMI ) [ COMMUNICATIONS SERVICES TO BUILDING. -C3.1 OVERALL 6YRAONC, ORANACE, PAVING, k i. ER05ON CONTROL 13. THE PRIMARY ELECTRIC FEED, TRANSFORMER, AND METER ARE FROND ED AND INSTALLED C3.IA CRAONG. MANAGE. PAVV C, & EROSION CONTROL EMARCED (NORTH) BY XCEL ENERGY. THE TRANSFORMER PAD DESIGN IS PROVIDED BY THE UTILITY AND CONSTRUCTION IS BY THE CONTRACTOR. CONTACT UTILITY FOR PAD DETAIL. THE C3.e CRAVING. ORANAGE, PAVNG, t EROS1rM CONTROL RLARCED (SOUTH) SECONDARY ELECTRIC AND CONDUITS SHALL BE INSTALLED BY THE ELECTRICAL C4.1 ovERUL uiLITEs C43A UILnes ENARCEO (NORTH) CONTRACTOR. C4.0 UTUIES EN -APLSO (sounN) C7.1 CNL. CONSTRUCTION PETALS 14. SEE ELECTRICAL SITE PLAN FOR ADDITIONAL INFORMATION, C7-3 am comsrm�icnm PETALS L2.1 LANDSCAPE 15. CENTERPOINT ENERGY WLL FURNSH AND INSTALL GAS SERVICE PANG FROM THE OVERALL RAN L2.2 E LARGEO LANDSCAPE PLAN MAINLINE TO THE METER. GAS SERVICE FROM THE METER SHALL BE INSTALLED BY THE Lzi ENLARGED LANDSCAPE PLAN MECHANICAL CONTRACTOR. L7.1 LANDSCAPE cErAls 16. PROVIDE ONE 4-NCH PVC CONDUIT WITH PULL -STRING FROM EXISTING TELEPHONE - SERVICE TO BUILDING. 17. PROVIDE CONDUITS FOR CABLE TELEVISION AND OTHER ELECTRONIC COMMUNICATION. 18. COORDINATE WITH MECHANICAL, PLUMBING, AND ELECTRICAL DRAWINGS FOR LOCATIONS OF SERVICE CONNECTIONS AND CONTINUATION OF SERVICES WITHIN BUILDING. '.. 19. COMPACT COHESIVE SOILS N PAVED AREAS TO 95% OF MAXIMUM DRY DENSITY, STANDARD PROCTOR (ASTM 0690) EXCEPT THE TOP 3 FEET WHICH SHALL BE COMPACTED TO 100%. COMPACT TO 98Y. DENSITY WHERE FILL DEPTH EXCEEDS 10 FEET. THE SOILS SHALL BE WITHIN 3% OF OPTIMUM MOISTURE CONTENT. N GRANULAR '. SOILS ALL PORTIONS OF THE EMBANKMENT SHALL BE COMPACTED TO NOT LESS THAN i 95% OF MODIFIED PROCTOR DENSITY (ASTM 01557). s 20. ADJUST STRUCTURES TO FINAL GRADE WHERE DISTURBED. COMPLY WITH REOURF-ENTS OF UTILITY. MEET REQUIREMENTS FOR TRAFFIC LOADING N PAVED AREAS. 21. ALL BUILDINGS SHALL HAVE A SPRINKLER SYSTEM TO BE DESIGNED TO NFPA 13 2010 EDITION ORDINARY HAZARD GROUP 1. FINAL FOG CONNECTION LOCATION TO BE APPROVED BY THE FIRE CHEF. 22. SPRINKLER SYSTEM IS TO BE SUPPLIED FROM WATER STORAGE TANKS, ESTIMATED SIZE OF TANKS M 25,000 GALLONS. FIRE PUMPS ARE TO BE SIZED AND INSTALLED IN ACCORDANCE WITH NFPA 12 AND WPA 20. PHASE 1 C- T-NEGI FOR RNY PR10R HISTORY PHASE 2 OtTE 1 -1REx- N JAN 20K CITY %MTTAL 31 MAY 2016 CITY SI.BNRRAL PHASE 3 02 AUG 2016 CITY S ITTAL. -HMV. 22 ALC 2016 CITY SUBMITTAL-REV. PHASE 4 F KUJtG I NIANAULK HLVILV1f 'Te nn E L Se *7 ,- oa No: 47165 syvt e�lw.n i+.+d .<. - -� e^r�rvai. Wet a:Trcd �. cl EN,n i,'e rt l + -� � _ , L•C once ani r a�aAaHe ,� re.T� IFTIE SIWi1TURE gAl ONS FOUi DfES OPECRY ABOVEANE lDi 1T561E- SWL BENItEFit000C ®6E. M-P FS_AOAFLITT A!DISNO TON06YAV A OOCUV3Nf.H WCOMACi Tiff 61p181t TO RC-0IESTADOfIxY14 DOaAEINlS CITY SUBMITTAL 08.22.2016 LA N D F O R M From Site to Finish 105 South Fifth Avenue Tel: 612- 252 -9070 Suite 513 Fax: 612- 252 -9077 Minneapolis, MN 55401 Web: landform.net FILENAME C401PJ0052.DWG ' PROJECT N0. PJ0002052 4 ® NORTH UTILITIES Know whars Below. C4.1 Call before you dig. 0 60 120 t..r,.r..t s r c 6,w .. rtat...a w�. �.+. d wm v, >. •w 5.,�.� uc. a 0 DENOTES WELL LOCATION GONCEF TUAL 5UILDING A 33,300 SF FFE = 1058.00 PHASE 4 LOT \ n c1.1 T.n #nui 1N we: Ee RIM= 1056.00 Rs Le NV= 1052.50 FUTY WATER FUTURE CITY SAN. SEWER 3IU3 N r wn F U 7ILL a�K w ,� 3 3e Cu O a a a- Q- FFE = 1055.00 PHASE 4 U 120.0 ° o a? � O I Im: � DENOTES WELL LOCATION WTR J 6 - I. CONCEPTUAL INS °5500 5UILDING C o WELL 2,500 eF m It, N, FFE = 1055.00 PHASE 4 n / �� au aCv. a1c �aEu w � a a 200.0 1 120.0 CONCEPTUAL BUILDING B 12 0 SF 7 C5MIH #502 6 RIM= 1056.00 WL= 1051.72 � a� NV= 1051.72 60 n �e eta: Is L H C 7. P A. Ey G4 ' ana aeu � ry ,� Ova ONCEPTUAL BUILDING D - I 2,300 SF FFE = 105.00 '• PHASE 4 48.0 /r-�7�FES #501 NV= 1051.00 /� aQ. ally allc aJa ad. 1ELEPIS PEDESTAL TAL \ a 0 n� CV 1z C9 w LK7 O O N8 °55'5 W 50.0 GENERAL NOTES �• C RIM= 56.z6s NV= 52.76 PARK PLACE STORAGE CONDOMINIUMS, INC, UTILITY NOTES 6 6415 C.R. 19 C7. CEtYi }402 \ o d 2. PIPE MATERIALS C CORCORAN, MINNESOTA 55357 ,vr ,v. TEL 612-670 -3017 6 RIM= 1054 30 .010 I >aa Ova aOa ,e h1= 1051. e`4e WATERMAN DIP CLA55 52 (ANSI A21.51 /AWWA C151) RIP RAP AT C7 - OUTLETS TYPO SANITARY SEWER PVC 50R 35 (ASTM D3034.1)2665, & F891) NV= 1051.30 3. CONTACT UTILITY SERVICE PROVIDERS FOR HELD LOCATION OF SERVICES 72 HOURS ' ' PRIOR TO BEGINNING. 100' -27" RCP ®0.301 ► , 7± CONNECTION PRIOR TO CONSTRUCTION OF ANY PROPOSED UTILITIES. CONTRACTOR TO NOTIFY ENGINEER IMMEDIATELY F THERE 15 ANY DISCREPANCY. STS�« D -PHASE �_ 40.0 J - _ - CORCORAN ,0 NY o ^ 7. CBMH #404 CB 405 7. .•� DURING UTILITY INSTALLATION. 7. PIPE LENGTHS SHOWN ARE FROM CENTER OF STRUCTURE TO CENTER OF STRUCTURE P AM - M a. PHASE 1 9-BFI055.67 RIM= 1055.50 3 C7.2 >v=051.00 m _� ®1- NV= 11052.07 INN= 1052.87 e B. CONVECT TO CITY UTILITIES N ACCORDANCE WITH CITY OF CORCORAN STANDARDS. S STORAGE CORCORAN n Lu J I BUILDING OR WATER SERVICE LINE MUST BE TESTED IN ACCORDANCE WITH MNNESOTA C CORCORAN, MINNESOTA RULES, PART 4715.2820. Ell 138.5' -24' RCP ® 0.25% NQ Q C7.2 CBMH jj403 140' -I5' RCP ® 0.50% _ = RIM= 1055.90 a a NL= 1051.72 10. ALL JOINTS AND CONNECTIONS N THE STORM SEWER SYSTEM SHALL BE GASTICHT OR o SREET TITLE INV= 1051.62 1 90.17: E9 Le xa: Ee Us PPE C7. CO.I Cm. A UNDSCAPE TITLE SHEET CO2 PREIINIRY PLAT II. CATCH BASKS N CURB AND GUTTER ARE SUNNED 2 INCHES BELOW THE GV77ER c CLI E4BiNC COMIT70N9 GRADE. REFER TO DETAIL 5 ON SLEET C7.2. G BEDDING UTILITY C7 TRENCH (TYPO) 12. COORDINATE WITH PRIVATE UTILITIES TO PROVIDE ELECTRIC, NATURAL GAS, AND C ENANMO (SOUTH) Hx -wsO.4 C3.1 OVERALL CRADHr, ORANACE, PAVNC, L EROSION CONTROL LOT I C3'IA OWR ENLARCW (NORni)e` EROSION n ,v. Ova ally SECONDARY ELECTRIC AND CONDUITS SHALL BE INSTALLED B C BLOCK I CONTRACTOR. C Poo F !11 N �� 14, SEE ELECTRICAL SITE PLAN FOR ADDITIONAL INFORMATION. C C73 OrVL CONS at � PETALS L2.1 OVERALL LANDSCAPE RAN 15. CENTERPONT ENERGY WLL FURNISH AND INSTALL GAS SERVICE PPNG FROM THE L L2'2 ENLAna9 LANDSCAPE PLAN Sri Lai ANIPSCAPE FLAN MECHANICAL CONTRACTOR. L PROPOSE PROPOSED PROPOSED PROPOSED Z- SERVICE TO BULD'NG. BUILDING E 5UILDING F 5UILDING G; 51JILDING 1-1 B, COORDINATE WITH MECHANICAL, PLUMBING, AND ELECTRICAL DRAWINGS FOR LOCATIONS OF SERVICE CONNECTIONS AND CONTINUATION OF SERVICES WITHIN BULONG. 11,550 5F 25,920 SF 23,220 5F 31,650 5F STANDARD PROCTOR (ASTM 0698) EXCEPT THE TOP 3 FEET WHICH SHALL Be - - FIFE _ FFE = 1057.00 FFE = 105 -1.00 FFE = 105 -1.00 FEET. THE SOILS SHALL BE WITHIN 3% OF OPTIMUM MOISTURE CONTENT. N GRANULAR SOILS ALL PORTIONS OF THE EMBANKMENT SHALL Be COMPACTED TO NOT LESS THAN 11410 C7.2 esl.00 95% OF MODIFIED PROCTOR DENSITY (ASTM D1557). 105-1.00 PHASE I PHASE I PHASE 3 PHASE I OF UTILITY. MEET REQUIREMENTS FOR TRAFHC LOADING IN PAVED AREAS. 21. ALL BULONGS SHALL HAVE A SPRINKLER SYSTEM TO BE DE51CNEO TO NFPA 13 2010 EDITION ORDINARY HAZARD GROUP 1. FNAL FDC CONNECTION LOCATION TO Be CV 1z C9 w LK7 O O N8 °55'5 W 50.0 GENERAL NOTES �• 1. FOR CONSTRUCTION STAKNG AND SURVEYNC SERVICES CONTACT LANDFORNI P PARK PLACE STORAGE CONDOMINIUMS, INC, UTILITY NOTES 6 6415 C.R. 19 P.O.BOX 326 2. PIPE MATERIALS C CORCORAN, MINNESOTA 55357 STORM SEWER RCP 12-18' CLASS 5 (ASTM C76) T TEL 612-670 -3017 RCP 24-48' CLASS 3 (ASTM C76) WATERMAN DIP CLA55 52 (ANSI A21.51 /AWWA C151) SANITARY SEWER PVC 50R 35 (ASTM D3034.1)2665, & F891) 3. CONTACT UTILITY SERVICE PROVIDERS FOR HELD LOCATION OF SERVICES 72 HOURS ' ' PRIOR TO BEGINNING. 4. CONTRACTOR TO FE1.D VERIFY LOCATION AND ELEVATION OF ALL UTILITY POINTS OF ► ► , 7± CONNECTION PRIOR TO CONSTRUCTION OF ANY PROPOSED UTILITIES. CONTRACTOR TO NOTIFY ENGINEER IMMEDIATELY F THERE 15 ANY DISCREPANCY. 5. CONTRACTOR TO POTHOLE ALL UTILITY CROSSNGS PRIOR TO CONSTRUCTION OF NEW C UTILITE5 TO VERIFY DEPTHS OF EX15TNG LINES. CONTACT ENGINEER EER IMMEDIATELY ANY CONFLICTS ARE DISCOVERED. CORCORAN 6. PROVIDE MEANS AND MEASURES TO PROTECT ADJACENT PROPERTY FROM DAMAGE . .•� DURING UTILITY INSTALLATION. 7. PIPE LENGTHS SHOWN ARE FROM CENTER OF STRUCTURE TO CENTER OF STRUCTURE P PARK PLACE OR END OF END SECTION. B. CONVECT TO CITY UTILITIES N ACCORDANCE WITH CITY OF CORCORAN STANDARDS. S STORAGE CORCORAN 9. ALL PORTIONS OF THE STORM SEWER SYSTEM, LOCATED WITHN 10 FEET OF THE J J I BUILDING OR WATER SERVICE LINE MUST BE TESTED IN ACCORDANCE WITH MNNESOTA C CORCORAN, MINNESOTA RULES, PART 4715.2820. 10. ALL JOINTS AND CONNECTIONS N THE STORM SEWER SYSTEM SHALL BE GASTICHT OR WATER TIGHT. APPROVED RE51LIENT RLUBER JOINTS MUST BE USED TO MAKE S SREET TITLE WATERTIGHT CONNECTIONS TO MANHOLES, CATCH BASINS, AND OTHER 5TRUCTURES. C CO.I Cm. A UNDSCAPE TITLE SHEET CO2 PREIINIRY PLAT II. CATCH BASKS N CURB AND GUTTER ARE SUNNED 2 INCHES BELOW THE GV77ER c CLI E4BiNC COMIT70N9 GRADE. REFER TO DETAIL 5 ON SLEET C7.2. G G?•I OVERALL SEES FLAN C2JA SITE PUN EIURCEq (NORTH) 12. COORDINATE WITH PRIVATE UTILITIES TO PROVIDE ELECTRIC, NATURAL GAS, AND C ENANMO (SOUTH) COMMUNICATIONS SERVICES TO BUI.DNG. C C3.1 OVERALL CRADHr, ORANACE, PAVNC, L EROSION CONTROL U. THE PRIMARY ELECTRIC FEED, TRANSFORMER. AND METER ARE PROVIDED AND INSTALLED C C3'IA OWR ENLARCW (NORni)e` EROSION BY XCEL ENERGY. THE TRANSFORMER PAD DESIGN LS PROVIDED BY THE UTILITY AND C C3.e CRACWC, LRAMUCE. PAVNC, Y EROSION SECONDARY ELECTRIC AND CONDUITS SHALL BE INSTALLED B C C4.IA UTILITIES ENLAN%W (NORTH) CONTRACTOR. C C4.e UTUTES ENLACED (SOUTH) C7.1 CIVIL CONSTTdKTrN PETALS 14, SEE ELECTRICAL SITE PLAN FOR ADDITIONAL INFORMATION. C C73 OrVL CONS at � PETALS L2.1 OVERALL LANDSCAPE RAN 15. CENTERPONT ENERGY WLL FURNISH AND INSTALL GAS SERVICE PPNG FROM THE L L2'2 ENLAna9 LANDSCAPE PLAN MANLNE TO tFE METER. CAS SERVICE FROM THE PETER SHALL BE INSTALLED BY THE L Lai ANIPSCAPE FLAN MECHANICAL CONTRACTOR. L L7.1 LANDSCAPE PETALS - 16. PROVIDE ONE 4- 4CH PVC CONDUT WITH PULL-STRING FROM EXISTING TELEPHONE SERVICE TO BULD'NG. 17. PROVIDE CONDUTS FOR CABLE TELEVISION AND OTHER ELECTRONIC COMMUNCATION. B, COORDINATE WITH MECHANICAL, PLUMBING, AND ELECTRICAL DRAWINGS FOR LOCATIONS OF SERVICE CONNECTIONS AND CONTINUATION OF SERVICES WITHIN BULONG. 19. COMPACT COHESIVE 50" N PAVED AREAS TO 95Y. OF MAXIMUM DRY DENSITY, STANDARD PROCTOR (ASTM 0698) EXCEPT THE TOP 3 FEET WHICH SHALL Be - - COMPACTED TO 100 %.. COMPACT TO 98% DENSITY WHERE FILL DEPTH EXCEEO5 10 FEET. THE SOILS SHALL BE WITHIN 3% OF OPTIMUM MOISTURE CONTENT. N GRANULAR SOILS ALL PORTIONS OF THE EMBANKMENT SHALL Be COMPACTED TO NOT LESS THAN 95% OF MODIFIED PROCTOR DENSITY (ASTM D1557). 20. ADJUST STRUCTURES TO FINAL GRADE WHERE DISTURBED. COMPLY WITH REQUIREMENTS OF UTILITY. MEET REQUIREMENTS FOR TRAFHC LOADING IN PAVED AREAS. 21. ALL BULONGS SHALL HAVE A SPRINKLER SYSTEM TO BE DE51CNEO TO NFPA 13 2010 EDITION ORDINARY HAZARD GROUP 1. FNAL FDC CONNECTION LOCATION TO Be APPROVED BY THE FIRE CHEF. 22. SPRINKLER SYSTEM IS TO BE SUPPLED FROM WATER STORAGE TANKS, ESTIMATED SIZE OF TANKS LS 25,000 GALLONS. FIRE PUMPS ARE TO M SIZED AND INSTALLED IN ACCORDANCE WITH NFPA 12 AND NFPA 20. CORIACTEI.GWEERFORMY RRETORf '.. LATE ISSUE I RD15ON REI" III JAN 2015 CRY SNSYTTAL CNC', 31 HAY 2016 CITY SLOMTTAL CNC 02 AUC 2016 CRY SU" AL -REV. RCN; 22 ALC 2016 CITY SL6ItTAL-0PV. RCN: UY OAR .122116 .- .c5_ert.5 /rhr the Pin nr_T.e .fe. ,mod thY 1 r+a d�`i EnD r.o .�i Tax- Lecr -c ho. 421 5­t- 1 =IIff SI'IN1U t SEALORFOURT [MRECILYP1W LSER01 m TINS SIS RO HAS BEEN REPROIOEUIIRioromEl.av RwwLVTIE ARO1s No TO RGQUESTI ®DONIIL' R.PL"AgCONI /1T tlff ENGINEER 10 PCOUE6i N%tlll(.YJ� DJEUtFNIi CITY SUBMITTAL 08.22.2016 L A N D F O R M From Site to finish ® a 105 South I'M Avenue Tel; 612- 252 -9070 0 Suite 513 Fax 612 - 252-0077 Minneapolis, MN 55401 Web: landtonn.nat FILE NAME C401PJ0052A.DWG PROJECT NO. PJ0002052 4 O NORTH ENLARGED(NORTH) Know what's Below. C4.1A Call before you dig. 0 30 60 t:N.m�aN bee 1, Tri /aelS see. sn rnv.4tlleCnm p -mi Srm NG \ ila 0 0 s I. FOR CONSTRUCTION STAKING AND SURVEYING SERVICES CONTACT LANDFORM PROFESSIONAL SERVICES AT 612.252.9070. PARK PLACE STORAGE CONDOMINIUMS, INC. 4, CONTRACTOR TO HELD VERIFY LOCATION AND ELEVATION OF ALL UTILITY POINTS OF UTILITY NOTES 6415 C.R. 19 NOTIFY ENGINEER MMEDIATELY F THERE IS ANY DISCREPANCY. P.O.BOX 326 2. PIPE MATERIALS CORCORAN CORCORAN, MINNESOTA 55357 STORM SEWER RCP 12' -18' CLASS 5 (ASTM C76) RCP 21' CLASS 4 (ASTM C76) TEL 612-6703077 WATERMAIN RCP 24-48' CLASS 3 (ASTM C76) DIP CLASS 52 (ANSI A21.51 /AWWA C151) OR END OF END SECTION. SANITARY SEWER PVC SDR 35 (ASTM D3034,D2665, & FB91) STORAGE CORCORAN 3. CONTACT UTILITY SERVICE PROVIDERS FOR FIELD LOCATION OF SERVICES 72 HOURS PRIOR TO BECINNNG. ' • -. _T `, �-'T ;- fr •..__. _,, . T 4, CONTRACTOR TO HELD VERIFY LOCATION AND ELEVATION OF ALL UTILITY POINTS OF X1.5 CONNECTION PRIOR TO CONSTRUCTION OF ANY PROPOSED UTILITIES. CONTRACTOR TO NOTIFY ENGINEER MMEDIATELY F THERE IS ANY DISCREPANCY. 5. CONTRACTOR TO POTHOLE ALL UTILITY CROSSINGS PRIOR TO CONSTRUCTION OF NEW UTILITIES TO VFY DEPTHS OF EXISTING LINES. CONTACT ENGINEER IMMEDIATELY IF ANY CORCORAN CONFLICTS ARE DISCOVERED. 6. PROVIDE MEANS AND MEASURES TO PROTECT ADJACENT PROPERTY FROM DAMAGE DURING UTILITY INSTALLATION. .•� 7. PIPE LE -NCTH5 SHOWN ARE FROM CENTER OF STRUCTURE To CENTER OF STRUCTURE PARK PLACE OR END OF END SECTION. B. CONNECT TO CITY UTILITIE5 N ACCORDANCE WITH CITY OF CORCORAN STANDARDS. STORAGE CORCORAN 9. ALL PORTIONS OF THE STORM SEWER SYSTEM, LOCATED WITHN 10 FEET OF THE VICE LIN1E MUST BE TESTED N ACCORDANCE WITH MINNESOTA CORCORAN, MINNESOTA RULES, PART PART 47152820 10. ALL JONTS AND CONNECTIONS N THE 5TOR11 SEWER SYSTEM SHALL BE CASTICNT OR WATER TIGHT APPROVED RE-SIX-NT RUBBER JONTS MUST BE USED TO MAKE 111E HTU WATERTIGHT CONNECTIONS TO MAWOLES, CATCH BA5N5, AND OTHER STRUCTURES. C0.1 C0.2 II. CATCH BASINS N CURB AND GUTTER ARE SUMPED 2 INCHES BELOW THE CUTTER CLI GRADE. REFER TO PETAL 5 ON SHEET C7.2. C7.1 C7.IA -' 12. COORDINATE WITH PRIVATE UTILITIES TO PROVIDE ELECTRIC, NATURAL GAS, AND C2.10 COMMUNICATIONS SERVICES TO BUILDING. C11 13. THE PRIMARY ELECTRIC FEED, TRANSFORMER, AND METER ARE PROVIDED AND INSTALLED G>_u �._ BY XCEL ENERGY. THE TRANSFORMER PAD DESIGN IS PROVIDED BY THE UTILITY AND c3.e CONSTRUCTION G BY THE CONTRACTOR. CONTACT UTILITY FOR PAD DETAIL. THE C4.1 SECONDARY ELECTRIC AND CONDUITS SHALL BE INSTALLED BY THE ELECTRICAL C4.1A CONTRACTOR. C4.e FF_ VI - -. 14. SEE ELECTRICAL SITE PLAN FOR ADDITIONAL INFORMATION. C7j L2.1 _ 15. CENTERPONT ENERGY WLL FURNISH AND NSTALL GAS SERVICE PIPING FROM THE L2.2 MA JNE TO THE METER. GAS SERVICE FROM THE METER SHALL BE NSTALL -O BY THE zi MECHANICAL CONTRACTOR. L7.1 ` 16. PROVIDE ONE 4 -NCH PVC CONDUIT WITH PULL-STRING FROM EXISTNG TE-LEPF40NE SERVICE TO BUILDING. 17. PROVIDE CONDUITS FOR CABLE TELEVISION AND OTHER ELECTRONIC COMMUNICATION. 18. COORDINATE WITH MECHANICAL, PLUMBING, AND ELECTRICAL DRAWINGS FOR LOCATIONS OF SERVICE CONNECTIONS AND CONTINUATION OF SERVICES WITHIN BULDNG. 19, COMPACT COHESIVE SOILS IN PAVED AREAS TO 95Y OF MAXIMUM DRY DENSITY, STANDARD PROCTOR (ASTM 0698) EXCEPT THE TOP 3 FEET WHICH SHALL Be COMPACTED TO 100%. COMPACT TO 95% DENSITY WHERE FILL DEPTH EXCEEDS 10 FEET. THE SOILS SHALL BE WITHIN 3% OP OPTIMUM MOISTURE CONTENT. N GRANULAR SOILS ALL PORTIONS OF THE EMBANrMENT SHALL BE COMPACTED TO NOT LESS THAN 95Y. OF MODIFIED PROCTOR DENSITY (ASTM 01557). 20. ADJUST STRUCTURES TO FINAL GRADE WHERE DISTURBED. COMPLY WITH REQUIREMENTS OF UTILITY. MEET RE"EMENTS FOR TRAFFIC LOADING N PAVED AREAS, 21. ALL BUILDINGS SHALL HAVE A SPRINKLER SYSTEM TO BE DESIGNED TO NFPA 13 2010 EDITION ORDINARY HAZARD GROUP 1. FINAL FDC CONNECTION LOCATION TO BE APPROVED BY THE FIRE CHEF. 22. SPRINKLER SYSTEM IS TO BE SUPPLED FROM WATER STORAGE TANKS, ESTIMATED SIZE OF TANKS 15 25,000 GALLONS. FIRE PUPS ARE TO BE SIZED AND INSTALLED N ACCORDANCE WITH NFPA 12 AND NFPA 20. DEnOU11CN OVERALL 517E RJN SRE PLMI ENARCLO (NORTH 5" PLAN MARCED (SQ1M CONTROL ESLARCED (NORTH) CRAVNG. ORANAGE. PAVNG, & CROSON CONTROL ENLARGED (SMH) OVERALL UTLTE5 Unn" EN.ARCLO (NORTH) UTL111E5 ENJRM0 ISM") QVL Cotanax-TKN DETAILS QVL CONS DETAILS QVL CONSTRUCMN DETAILS OVERALL LANDSCAPE PLAN EN-AAK D LgCWAPE PLAN EN-ARCED LANMAPE PLAN ETLARCTO LAFDSGAPE PLAN LHDSCAM DETAU ISSUE/ REVISION HISTORY 31 My 2016 My %emfTAL cwc 22 AUG 2016 OTT SLEMML-4�V. ROW PROJECT MANAGER REVIEW CERTIFICATION ♦ G TIi SGIN -E SEAL OR FOUR LMS NaMLYAWI'TA4LNAT \TSIB! E. TNI$ SREET ILLS SEEN REPRO WCEO PEYON D NRE - RE1N.6DE IMENO LOM1OFRA\I. DOCU4LRR. IOSECOYlALf THE EM1GV.EER 10 REOUESi AODIIIOVt OOCUIENR CITY SUBMITTAL 08.22.2016 L A N D F O R M From Site to Finish a • 105 South Fifth Avenue Tel: 612 - 252-9070 Sub 513 Fax: 612 - 2528077 Minneapolis, MN 55401 Web: landfonn.net FILE NAME C401PJ0052B.DWG ' PROJECT NO. PJ0002052 QO NORTH UTILITIES ENLARGED (SOUTH) Know whatrs Below. C4.1 B Call before you dig. 0 30 60 1xKae!ar.0 sE.mrvmr.x„o.+d Y..Q ruL: a wyr, Puyd� uc 0 z s n •'i1�i • 1►•�i1.1 �•1� ••• ��i RIPRAP 1A Al " RIPRAP REQUIREMENTS TO / CUBIC YARDS .l 21: TO 27: 12-14 CUBIC YARDS CL-3 30. TO 36 1 6-24 CUBC YARDS CL.3 42 TO 48" 30-38 CUBIC YARDS CI-3 54' AND UP 62&UP CUBIC YARDS CL 4 (ONE CUBIC YARD IS APPROXIMATELY :.• 7N� MIN FA: RIC FILTER MATERIAL c •• �•��rllTli•�r ti i� � - •da�.. T 36011.2B1) SECTION •• EDIE GEOTEXTILE FILTER-TYPE IV FILTER BLANKET REQUIRED UNDER RIPRAP OR OF D FA13RIC OR EQUAL RIPRAP '--GRANULAR FILTER MATERIAL (MN/DOT 36011.21511) GEOTEXTILE nLTER-TYPE TV •� TI 1 r ou"'CITY L.•, OF • ., .; RAP n COMPACTED BACKFILL 12" GRANULAR BORROW MNDOT SPEC. 3149.281 e 6" "D" DENOTES MIN. OUTSIDE DIAMETER OF PIPE PIPE FOUNDATION & BEDDING IN GOOD SOILS i PIPE FOUNDATION IMPROVEMENT MATERIAL (3149.2H) t' CONSIDERED INCIDENTAL WITH COST OF PIPE AND GRANULAR BORROW MATERIAL (3149.281) IN THIS AREA n Compacted ' 8ockfill Coors e Filter AI MnDot Spec. 1 a d 0 +12" Mi "D' Denotes IMPROVED outside Diameter of PIPE PIPe FOUNDATION PIPE FOUNDATION & BEDDING IN POOR SOILS NOTE: 1. ALL SDR -35 PVC SHALL BE USED TO A DEPTH NOT TO EXCEED 16'. SDR -26 PVC SHALL BE USED FOR DEPTHS GREATER THAN 16' cuurr PRa:ECr STANDARD PLATES 4 CITY OF CORCORAN �c "N� "�""• �TBEDDING METHODS FOR PVC a3R_+1' DMN ARP "DATE LAR: ti CW'D AP?D CAG DATE PROJECT I.O. SHEET NO. REV kO. f ,0.r, 26,6 SKH RWS RWS 6CXE 2294-oD BED -01 a 91 EXISTING CURB OVERFLOW IS Ys OF THE CURB BOX HEIGHT 000000000 PLAN WIMCO ROAD DRAIN CG -3067 HIGH FLOW INLET PROTECTION CURB AND GUTTER MODEL OR CITY APPROVED EQUAL, 10' FILTER ASSEMBLY T f TOP OF 16LY CURB 'VQ ®' I CITY OF CORCORAN 1, �T.:r'„ ,tin I�'�' ;Y ; FT INLET PROTECTION CATCH BASIN INSERT REV Di/V APP REV WE -- BY IC Wt OAG DATE "OACT ND. SHE-- N O. REV N0. FEB 2015 SKH RWS RWS SCiRE 2294 -00 ERO -4C 8 STEEL FENCE (T -POST) !`- MINIMUM 5' LONG, 6' MAX, SPACING ATTACH FABRIC TO POSTS g WITH MINIMUM 3 ZIP TIES (50 LB TENSILE) PER POST IN TOP 8' OF FABRIC GEOTEXTILE FABRIC - OVERLAP FABRIC VF AT 2' INTERVALS THE AGE TRENCH BACKFILL AMPED NATURAL SOIL S Di EC11ON OF RUNOFF c 0 o � a 6' MIN. SUPPORT POST ANCHORAGE IN -SITU SOIL A E s ` QfAXT PP.OJECT I® CITY OF CORCORAN STANDARD PLATES Pr,Gms+, PPt�e• E - Rte' SILT FENCE -" __ MACHINE SLICED REV CAN FPP cV DATE DRN 9Y CMK'0 API DIY. DATE P%3hCi ND. SM3T N0. REY N0. E rm 2oT6 SKH RWS RWS suJE 2294 -00 ERO -10. 0- RIP RAP AT OUTLETS BEDDING METHODS FOR PVC INLET PROTECTION CATCH BASIN INSERT I� SILT FENCE 7 � I � CITY OF CORCORAN NO SCALE CITY OF CORCORAN NO SCALE CITY OF CORCORAN NO SCALE qw CITY OF CORCORAN NO SCALE a GROUT BOTTOM OF MANHOLE TO A _ MINIMUM OF 1/2 DIAMETER AT PIPE AND SLOPE GROUT 2" TOWARD INVERT. - HOLE STEPS SHALL BE PLACED SO THAT OFFSET VERTICAL PORTION OF F1 OW CONE IS FACING DOWNSTREAM FOR ALL PIPES UP TO 24 ". PLACE STEPS ON RIGHT HAND SIDE WHEN FACING DOWN STREAM FOR ALL PIPES 24" AND OVER. s APP OVED CA N S ° C NG A B - I NEENAH R1642 1 27" 1 7" PLAN NEENAH FRAME AND COVER OR EQUAL g LETTERED, "STORM SEWER ". WITH 2 ENDS, ALL PIPE SEGMENTS SHALL CONCEALED PICK HOLES. BE TIED MINIMUM OF 2 MAXIMUM OF 5 CONCRETE PROVIDE 3 ANCHOR CLIPS TO FASTEN ADJUSTME NT RINGS WITH FULL BED OF m MORTAR BETWEEN EACH RING. 1 RING HOT DIP GALVANIZE AFTER FABRICATION. WITH MORTAR = 0.2'. CONCRETE COLLAR g REQUIRED AROUND ALL ADJUSTMENT ,A' RINGS. 6 1 a MANHOLE STEPS, COPOLYMER y, POLYPROPYLENE PLASTIC, WITH 1/2' s GRADE 60 STEEL REINFORCEMENT OR 48' -54' 1 1/4.0 6" 1 60 " -72' 1 1/4 "0 7" 1" EQUAL, 16" ON CENTER. (NO STEPS 78 " -90" 1 1/4 "0 8" 1" ALLOWED IN UPPER 27" BARREL.) o I r VARIES (4' TYP. ALL JOINTS IN MANHOLE TO HAVE c�CiTY "0" RING RUBBER GASKETS. ROUT } ^ 2- PIPE SHALL BE CUT OUT 2" ' FLARED END SECTION FROM INSIDE FACE OF WALL. t4DOG HOUSES MUST BE GROUTED BOTH - INSIDE AND OUTSIDE OF STRUCTURE. h AND TRASH GUARD Eb, MINIMUM SLAB THICKNESS 6" FOR STRUCTURES 14' IN DEPTH OR LESS. SECTION INCREASE THICKNESS 1' FOR EACH 4' OF DEPTH GREATER THAN 14', AND REINFORCE WITH 11 10/10 MESH. ENC EuENT PRI STANDARD PLATES A, ® CITY OF CORCORAN t .xAePa Vb TRN ?C 1 P A E TRUE STORM SE �A�La15'i EER MAN REV D7M APP !CV DATE C111 TTY CN4'D APP'D DRC OITE PROJECT NO SH ,T NO REY N:O. JA„ 2016 SKH RWS RWS sruE 2294 -OD STO -1 STORM SEWER MANHOLE FLARED END SECTION AND TRASH GUARD CITY OF CORCORAN NO SCALE ' CITY OF CORCORAN NO SCALE a 0 r WOODEN LATH SHALL BE NAILED SECURELY TO THE POST MEMBER TO SECURE FILTER FABRIC. 2' X 4' X 2.5' LONG a WOOD POSTS, 8 REQ'D). 1, CONONTR CTOR SHALL CONSTRUCT SILT BOX TO FIT AROUND THE INLET STRUCTURE WITH 6' MINIMUM CLEARENCE TO EDGES OF STRUCTURE. SILT BOX TO BE PLACED ON AN EVEN SURFACE 6' BELOW STRUCTURE OPENING. TOP OF SILT BOX TO EXTEND 16' MINIMUM ABOVE EXISTING GRADE. A 2" X 4" HORIZONTAL MEMBERS CONTINUOUS AROUND TOP AND BOTTOM. FASTENED TO EACH POST USING 2 -20D COMMON NAILS MONOFILAMENT GEOTEXTILE (SILT FENCE) FABRIC, AS SPECIFIED. ADDITIONAL 8 -10" OF FABRIC FLAP AT BOTTOM OF BOX 8 -10" FABRIC FLAP EXTENDING BEYOND BOTTOM 2 'X4' - BURY UNDER ROCK TO PREVENT UNDERWASHING L_ 1 1/2' WASHED ROCK 1' DEEP X V WIDE IAA ® CiTY OF CORCORAN P„. »P- „.luP��N« =•L;,�- Nr INLET PROTECTION w SILT BOX FOR CATCH BASIN REV DAN MP RI DATE D#N BY CHID APP'l) GG DANE Ci N0. 64EET NO REY N0. r� 2015 SKH RWS RWS w4� 2294 -0o ERO -40. 0 n /�yC WOpD 6' MINIMUM DEPTH 1" - 2' WASHED ROCK M\N1N,UM 18" MINIMUM CUT OFF BERM 20 TO MINIMIZE RUNOFF FROM SITE %M. FILTER FABRIC SHALL BE PLACED UNDER ROCK TO STOP MUD MIGRATION THROUGH ROCK. ENTRANCE MUST BE MAINTAINED TO PREVENT SEDIMENTATION ON PUBLIC ROADWAYS. FVGITNE ROCKS WILL BE REMOVED FROM ADJACENT ROADWAYS DAILY OR MORE FREQUENTLY AS NECESSARY. WENLK CffY OF CORCORAN PnaecT STANDARD PLATES R >L.e v "I,.,. E>r,n��r..s :,. ' • urn CONSTRUCTION ENTRANCE (ROCK) REV DAN APP I RLV DATE D'AN al C t? APP'D OAT) N1E FROJECT NO. SHE E7 AV. ,m 2o,s SKH RWS RWS x0. E 2294 -M ERO -6 A INLET PROTECTION FOR CATCH BASIN CONSTRUCTION ENTRANCE (ROCK) a- CITY OF CORCORAN NO SCALE 0 CITY OF CORCORAN NO SCALE PARK PLACE STORAGE CONDOMINIUMS, INC, 6415 C.R. 19 P.O.BOX 326 CORCORAN, MINNESOTA 55357 TEL 612- 67a0077 CORCORAN PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA C2.IA SITE PUV! ENLARGED (NORTH) C2.0 SITE PLAN ESLARGED (sm") C2.2 SITE PHOTOMTRIC PLAN CAI OVERALL CRAWL, MANAGE. EROSION CONTROL CaIA GRADING. ORANAGE, PAVN6, ! CONTRA D&ARGB0 (NORM) CIO CRADINC, DRANAGE, PAVING. d CONTROL ENLARGED, (SOUM) C4.1 OAERAIL UTL " C4.IA UTLITT9 EH-AI (NORTH) C4.0 UTLf IS HA-ARCED (501 C7.1 CIVIL CONSTRUCTION DEr 1.5 C7.2 CIVIL CONSTRUCTION DETALS C73 am CONSTRUCTION OETALS L2.1 OVERALL LANDSCAPE PLAN L2.2 ENNlGEP LA DSCAPE PLAN L23 EHLARCEO LANDSCAPE PLAN L2.4 PLAP4E9 LAO APE PLAN L7.1 LANDSCAPE DETALS COIITACT ENGMER FORAM' MR-OW MTE MIA REl , PnTEIYl N JAN 2016 Cl TY SLE"TTAL ONG 31 MY 2016 Cl TY 51 CNC! 02 AUG 2016 cry 5LE"TTAL- REv. RcH 22 AI 2016 CITY 31EI RCN'. av MTE warts IVxret- N:srt�f,•trx rh_pl,+.n_r,.r , .S.,icr ny Arc3 Sar=k Mme 0.o. 471Qa R nlE scluTURE. sTAI Da Faun u•,ES nRErnxrNmN_AU wT \1LBlE.IIR'i S'EFL NIS ECEN R[PROIV[EO2EV OIDMGOED IIfA0AII1TY ANDLS 11010NGERA \'0.110 OOCNRlR.REna WIRItT illE ENGNEER TO REOOESt ADgNOWEDO(U�IIi CITY SUBMITTAL 08.22.2016 L A N ® F O R M From Site to Finish • O • 105 South HT11h Avenue Tel: 612. 252•&070 Suite 613 Fax: 612 - 252&077 Minneapolis, MN 55401 Web: landform.net FILE NAME C701PJ0002052 PROJECT NO. PJOD02052 SEE CITY PLATE NO. STO -11 FOR RIPRAP PLACEMENT. F b ANCHOR CL E TIE LAST 3 PIPE JOINTS. USE 2 TIE BOLT FASTENERS PER JOINT. INSTALL AT 6D• FROM TOP OR BOTTOM OF PIPE. FOR PIPES 8 SEGMENTS WITH FES ON BOTH = ENDS, ALL PIPE SEGMENTS SHALL 2 BE TIED o PROVIDE 3 ANCHOR CLIPS TO FASTEN h TRASH GUARD TO FLARED END SECTION. HOT DIP GALVANIZE AFTER FABRICATION. E TRASH GUARD SIZING 2 PIPE SIZE BARS H' BOLTS ISOMETRIC 12' 3/4.0 21/2.5/8- 15' 3/4 "0 3" 5/8 1 18" 3e4 "O 4" 5/8" z 21' -24" 1 0 4' 3/4' 27 " -36' 1 "0 5" 3/4" 42" 1'0 6" 314" 0 48' -54' 1 1/4.0 6" 1 60 " -72' 1 1/4 "0 7" 1" a 78 " -90" 1 1/4 "0 8" 1" c�CiTY PROJECT STANDARD PLATES } ^ OF CORCORAN ' FLARED END SECTION Nr�d -.KL «.tom E �w la{ y -• �~ AND TRASH GUARD FEY DAN APP FEV DATE I CAN aT C'PCU APP'D DAO DACE 41M 2016 SKH RWS RWS suLE P22WICT NO. SHEET NO. RE' NO. 2294 -00 STO-1 0 STORM SEWER MANHOLE FLARED END SECTION AND TRASH GUARD CITY OF CORCORAN NO SCALE ' CITY OF CORCORAN NO SCALE a 0 r WOODEN LATH SHALL BE NAILED SECURELY TO THE POST MEMBER TO SECURE FILTER FABRIC. 2' X 4' X 2.5' LONG a WOOD POSTS, 8 REQ'D). 1, CONONTR CTOR SHALL CONSTRUCT SILT BOX TO FIT AROUND THE INLET STRUCTURE WITH 6' MINIMUM CLEARENCE TO EDGES OF STRUCTURE. SILT BOX TO BE PLACED ON AN EVEN SURFACE 6' BELOW STRUCTURE OPENING. TOP OF SILT BOX TO EXTEND 16' MINIMUM ABOVE EXISTING GRADE. A 2" X 4" HORIZONTAL MEMBERS CONTINUOUS AROUND TOP AND BOTTOM. FASTENED TO EACH POST USING 2 -20D COMMON NAILS MONOFILAMENT GEOTEXTILE (SILT FENCE) FABRIC, AS SPECIFIED. ADDITIONAL 8 -10" OF FABRIC FLAP AT BOTTOM OF BOX 8 -10" FABRIC FLAP EXTENDING BEYOND BOTTOM 2 'X4' - BURY UNDER ROCK TO PREVENT UNDERWASHING L_ 1 1/2' WASHED ROCK 1' DEEP X V WIDE IAA ® CiTY OF CORCORAN P„. »P- „.luP��N« =•L;,�- Nr INLET PROTECTION w SILT BOX FOR CATCH BASIN REV DAN MP RI DATE D#N BY CHID APP'l) GG DANE Ci N0. 64EET NO REY N0. r� 2015 SKH RWS RWS w4� 2294 -0o ERO -40. 0 n /�yC WOpD 6' MINIMUM DEPTH 1" - 2' WASHED ROCK M\N1N,UM 18" MINIMUM CUT OFF BERM 20 TO MINIMIZE RUNOFF FROM SITE %M. FILTER FABRIC SHALL BE PLACED UNDER ROCK TO STOP MUD MIGRATION THROUGH ROCK. ENTRANCE MUST BE MAINTAINED TO PREVENT SEDIMENTATION ON PUBLIC ROADWAYS. FVGITNE ROCKS WILL BE REMOVED FROM ADJACENT ROADWAYS DAILY OR MORE FREQUENTLY AS NECESSARY. WENLK CffY OF CORCORAN PnaecT STANDARD PLATES R >L.e v "I,.,. E>r,n��r..s :,. ' • urn CONSTRUCTION ENTRANCE (ROCK) REV DAN APP I RLV DATE D'AN al C t? APP'D OAT) N1E FROJECT NO. SHE E7 AV. ,m 2o,s SKH RWS RWS x0. E 2294 -M ERO -6 A INLET PROTECTION FOR CATCH BASIN CONSTRUCTION ENTRANCE (ROCK) a- CITY OF CORCORAN NO SCALE 0 CITY OF CORCORAN NO SCALE PARK PLACE STORAGE CONDOMINIUMS, INC, 6415 C.R. 19 P.O.BOX 326 CORCORAN, MINNESOTA 55357 TEL 612- 67a0077 CORCORAN PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA C2.IA SITE PUV! ENLARGED (NORTH) C2.0 SITE PLAN ESLARGED (sm") C2.2 SITE PHOTOMTRIC PLAN CAI OVERALL CRAWL, MANAGE. EROSION CONTROL CaIA GRADING. ORANAGE, PAVN6, ! CONTRA D&ARGB0 (NORM) CIO CRADINC, DRANAGE, PAVING. d CONTROL ENLARGED, (SOUM) C4.1 OAERAIL UTL " C4.IA UTLITT9 EH-AI (NORTH) C4.0 UTLf IS HA-ARCED (501 C7.1 CIVIL CONSTRUCTION DEr 1.5 C7.2 CIVIL CONSTRUCTION DETALS C73 am CONSTRUCTION OETALS L2.1 OVERALL LANDSCAPE PLAN L2.2 ENNlGEP LA DSCAPE PLAN L23 EHLARCEO LANDSCAPE PLAN L2.4 PLAP4E9 LAO APE PLAN L7.1 LANDSCAPE DETALS COIITACT ENGMER FORAM' MR-OW MTE MIA REl , PnTEIYl N JAN 2016 Cl TY SLE"TTAL ONG 31 MY 2016 Cl TY 51 CNC! 02 AUG 2016 cry 5LE"TTAL- REv. RcH 22 AI 2016 CITY 31EI RCN'. av MTE warts IVxret- N:srt�f,•trx rh_pl,+.n_r,.r , .S.,icr ny Arc3 Sar=k Mme 0.o. 471Qa R nlE scluTURE. sTAI Da Faun u•,ES nRErnxrNmN_AU wT \1LBlE.IIR'i S'EFL NIS ECEN R[PROIV[EO2EV OIDMGOED IIfA0AII1TY ANDLS 11010NGERA \'0.110 OOCNRlR.REna WIRItT illE ENGNEER TO REOOESt ADgNOWEDO(U�IIi CITY SUBMITTAL 08.22.2016 L A N ® F O R M From Site to Finish • O • 105 South HT11h Avenue Tel: 612. 252•&070 Suite 613 Fax: 612 - 252&077 Minneapolis, MN 55401 Web: landform.net FILE NAME C701PJ0002052 PROJECT NO. PJOD02052 0 s NCE TENPORARY GRA121C EXCAVATEP TEMPORARY BERM SILT FENCE I � I I GRADIENT EXCAVATED BASIN I � I - - - - - - - - - - - - - - - - - - J BITUMINOUS TYP. SECTION J PLAN VIEW NOTES: I. EXCAVATED BASIN SHALL HAVE A MINIMUM 10 YARD CAPACITY. 2. FOLLOWNC CONSTRUCTION, OR WHEN 1/2 OF CAPACITY IS LOST, CONTRACTOR SHALL REMOVE ACCUMULATED CONCRETE FROM SITE AND DISPOSE OF AT PROPER FACILITY. 3. LINE THE BASIN WITH 3 MIL POLY. 4" PVC DRAINTILE GROUT BOTTOM OF MANHOLE TO A CONNECTION NO BENDS GREATER = MINIMUM OF 1/2 DIAMETER AT PIPE AND THAN 45' SHALL BE ' ALLOWED s � � E n a FACE OF CURB- LALJILLUJJJ o N DIRECTION OF FLOW E VANN E GRATE SHOWN e o CONCRETE CURB AND GUTTER PLAN s 12' CATCHBASIN CASTING NEENAH R3067V OR EQUAL WITH VANE GRATE, 3' RADIUS CURB BOX. INSTALL R3290 -A CASTING IN DRIVEWAYS AND VALLEY F GUTTERS. MINIMUM OF 2 MAXIMUM OF 5 CONCRETE ADJUSTMENT RINGS WITH FULL BED OF MORTAR BETWEEN EACH RING. 3 1 RING WITH MORTAR = 0.2'. a CONCRETE COLLAR REQUIRED AROUND THE CASTING AND ALL ADJUSTMENT RINGS. X5 4" PVC DRAINTILE CONNECTION. ,1 '+ _ I i I DOGHOUSES SHALL BE GROUTED ON BOTH THE > OUTSIDE AND THE INSIDE. 1 NO BLOCK STRUCTURES ALLOWED. GRATE TO BE 2" BELOW GUTTER GRADE. 10' TRANSITION EACH SIDE OF CATCH BASIN, VARIABLE TOP OF CURB L6 1/2' 5" 3 "GROUT to MINIMUM SECTION CIT '^�' -r srANDARD PLATES Y OF CORCORAN Ar�,rr.; a ,ne• Ertra'oS or r. - jDiL Z X.3 CATCHBASIN REV DRN APP REV DATE DTIN EP 0" APPb DK:,' QATE FROIECT 110. SYEE7 Np. PLV R" RAR m1a SKH RWS RWS scuE 2294 -00 STO -7 3 GROUT BOTTOM OF MANHOLE TO A " 6" MINIMUM OF 1/2 DIAMETER AT PIPE AND D COMPACTED BACKFILL s 5DIA 2000/ CONCRETE MANHOLE STEPS SHALL BE PLACED SO THAT OFFSET VERTICAL PORTION OF O.SD LOAD FACTOR 2.3 MnDOT 6612 0 I :'D' DE SIDE CLASS A E +12' MIN. _ AMETER OF PIPE CONCRETE BACKFILL TO 0.5 OF e OUTSIDE DIAMETER WITH SHAPED CONCRETE CURB AND GUTTER BEDDING. s 12' 16" 68" r jTOP COMPACTED BACKFILL D/4 BUT NOT 0.5f) COARSE FlLTER AGGREGATE LESS THAN 6' MNDOT SPEC. 3149.2H I-w 1cor LOAD FACTOR 1.9 g +1 I 'D" DENOTES CLASS B fTOP 5 SLOPE OUTSIDE DIAMETER HAND SHAPED FROM ANGULAR OF PIPE � 1 3 4" PER FT BEDDING MATERIAL 6" STANDARD SECTION D COMPACTED BACKFILL r LOAD FACTOR 1.5 MANHOLE STEPS. COPOLYMER - 0.51) �- "0" DENOTES CLASS C -1 POLYPROPYLENE PLASTIC, WITH 1/2' MIN, OUTSIDF DIAMFTFR HAND SHAPED FROM FIRM OF PIPE a UNDISTURBED SOIL 6' k D COMPACTED BACKFILL IMNDOT e D/4 BUT NOT - COARSE FILTER AGGREGATE LESS FIAN 6' SPEC. 3149.2H LOAD FACTOR 1.5 2. USE SUITABLE MATERIAL TO BACKFILL AREA BEHIND CURB. D' DENOTES OUTSIDE CLASS C -2 OUT D +12' MIN. DIAMETER OF PIPE HAND SHAPED FROM STANDARD PLATES ANGULAR BEDDING MATERIAL VAT ®- CITY OF CORCORAN QM rE v- -r= PILL BEDDING METHODS FOR RCP & DIP REV CMPN I APP I RD DATE JDWN By Cwcb APPb DAC WTE PRO.iST N0. 5.1"T N0. REV M3. 1Ar1 2016 SKH RWS RWS uxt 2294 -00 BED -02 4" CC NC ry GR 45 AL s° E I4 rK b � SLAB OPENING FOR NEENAH INSTALL R3290 -A FOR YS AND VALLEY GUTTERS. (VANE >HOWN) )N FROM BACK OF CURB TO OF PIPE. MH - 9" IN FROM BACK OF CURB MH - 3' IN FROM BACK OF CURB MH - 3" BEHIND BACK OF CURB MH - 9" BEHIND BACK OF CURB MH - 15" BEHIND BACK OF CURB OK STRUCTURES ALLOWED. OF 2 MAXIMUM OF 5 CONCRETE LENT RINGS WITH FULL BED OF BETWEEN EACH RING. 1 RING )RTAR = 0.2'- CONCRETE COLLAR D AROUND THE CASTING AND ALL IENT RINGS. AST REINFORCED CONCRETE SLAB. BARREL SECTION UNDER TOP SLAB FLAT TOP EDGE SEALED WITH 2 )F RAMNEK OR APPROVED EQUAL. ,L WRAP ( GATOR WRAP OR :D EQUAL) REQUIRED 4TS IN MANHOLE TO HAVE "0' BEER GASKETS. •OUSES MUST BE GROUTED BOTH NO OUTSIDE OF STRUCTURE. DRAINTILE CONNECTION. ALL BE CUT OUT 2" SIDE FACE OF WALL. SLAB THICKNESS 6' FOR IRES 14' IN DEPTH OR LESS. E THICKNESS i' FOR EACH 4' OF TREATER THAN 14', AND REINFORCE (6" 10/10 MESH. BOTTOM TAT W® STANDARD PLATES CITY OF CORCORAN PRAT t TITLE CATCHBASIN s MANHOLE REY LIEN APP R "" E CNK'D VFP'0 NDK6 817E PROJECT NO. REV N0. SKH RWS RWS 2294-00 ESTO -5 0- CONCRETE WASHOUT AREA 2'X3' CATCHBASIN PIPE BEDDING FOR RCP & DIP CATCHBASIN MANHOLE NO SCALE CITY OF CORCORAN NO SCALE CITY OF CORCORAN NO SCALE CITY OF CORCORAN NO SCALE 150!J yALL01j �jCQV.f, -?ANK NVMAI SECTION A, Tp;lr ,W,II avaV�V'f' n3tL+ r71! T+l� K:G9% 0 l: z gxnc 11 HOLDING TANK DETAIL CONCRETE VALLEY GUTTER wff NO SCALE NO SCALE 6" VARIABLE DISTANCE TO CENTER LINE GROUT BOTTOM OF MANHOLE TO A ,l +,ry Ere1 MINIMUM OF 1/2 DIAMETER AT PIPE AND 3" r Y2. TOP OF BITUMINOUS MATERIAL 1 T MANHOLE STEPS SHALL BE PLACED SO THAT OFFSET VERTICAL PORTION OF s.25� SLOPE MnDOT 6612 -y MnDOT 8618 + MnDOT 6624 �. :• CONCRETE CURB AND GUTTER 12" r 28' r NEENAH R1642 27` 1 7" 16" 68" r jTOP OF BITUMINOUS MATERIAL _ SURMOUNTABLE • • CONCRETE CURB AND GUTTER I-w 1cor MINIMUM OF 2 MAXIMUM OF 5 CONCRETE 28' ADJUSTMENT RINGS WITH FULL BED OF MORTAR BETWEEN EACH RING. 1 RING fTOP 5 SLOPE OF BITUMINOUS MATERIAL � 1 3 4" PER FT REQUIRED AROUND ALL ADJUSTMENT r STANDARD SECTION e° "A" THROUGH DRIVEWAY 10' VARIES MANHOLE STEPS. COPOLYMER 1 8' 4 r POLYPROPYLENE PLASTIC, WITH 1/2' "' I� BfTUMIN MINOUS GRADE 60 STEEL REINFORCEMENT OR T_ SURFACE BITUMINOUS CURB 6" SHOE FORMED N NOTES: `BALL JOINTS IN MANHOLE TO HAVE "0' RING RUBBER GASKETS. 1. ONCE CURB AND GUTTER ARE INSTALLED, ENSURE EROSION CONTROL MEASURES ARE PROPERLY ESTABLISHED. PIPE SHALL BE CUT OUT 2' 2. USE SUITABLE MATERIAL TO BACKFILL AREA BEHIND CURB. FROM INSIDE FACE OF WALL OUT STANDARD PLATES ••DOG HOUSES MUST BE GROUTED BOTH CITY OF CORCORAN INSIDE AND OUTSIDE OF STRUCTURE. SHEET CURB AND GUTTER ix;unk Warn, ,[cLPl :rll,ulcmK REV OA- APP REV ¢LIE OWN 81 CHICp APPb DAG WE PRO-1ECT NO. SHEET N1 REV N0. KT1201e SKH RWS RWS $(e1Lt zz9a -00 STR -5 s 3 - GROUT BOTTOM OF MANHOLE TO A ,l +,ry Ere1 MINIMUM OF 1/2 DIAMETER AT PIPE AND SLOPE GROUT 2" TOWARD INVERT. L MANHOLE STEPS SHALL BE PLACED SO THAT OFFSET VERTICAL PORTION OF CONE IS FACING DOWNSTREAM FOR ALL -y PIPES UP TO 24 ". PLACE STEPS ON is nREntTA�.TARE rot DlOC �DlmNruo-n DDCInwMtMII mlmtT RIGHT HAND SIDE WHEN FACING DOWN STREAM FOR ALL PIPES 24" AND OVER. �. :• APPROVED CASTINGS CASTING A B s NEENAH R1642 27` 1 7" NEENAH FRAME AND COVER OR EQUAL PLAN LETTERED, "STORM SEWER ", WITH 2 • • CONCEALED PICK HOLES. a MINIMUM OF 2 MAXIMUM OF 5 CONCRETE Q o ADJUSTMENT RINGS WITH FULL BED OF MORTAR BETWEEN EACH RING. 1 RING G WITH MORTAR = 0.2'. CONCRETE COLLAR 90 REQUIRED AROUND ALL ADJUSTMENT c RINGS. e° "A" MANHOLE STEPS. COPOLYMER y ° POLYPROPYLENE PLASTIC, WITH 1/2' U a GRADE 60 STEEL REINFORCEMENT OR 1 w EOUAL., 16" ON CFNILR. (NO STEPS ALLOWED IN UPPER 27" BARREL) 8 0 5" 1 `BALL JOINTS IN MANHOLE TO HAVE "0' RING RUBBER GASKETS. VARIES (4' MIN, PIPE SHALL BE CUT OUT 2' FROM INSIDE FACE OF WALL OUT I'- ••DOG HOUSES MUST BE GROUTED BOTH INSIDE AND OUTSIDE OF STRUCTURE. 13 MINIMUM SLAB THICKNESS 6' FOR STRUCTURES 14' IN DEPTH OR LESS, INCREASE THICKNESS 1" FOR EACH 4' SECTION OF DEPTH GREATER THAN 14', AND ^ REINFORCE WITH 6 "X6" 10/10 MESH. NCK c�E PRDr�T srANDArm PLATES I�� CITY OF CORCORAN ryµ "st., pnl "rr E• <,�>„�,. re SHEET >r STORM SEWER JUNCTION MANHOLE REV DWI APP REV WE DRN P1 CX{0 APP-0 OMG CATE PROTECT N0, srm to. REV N0. w12DTS SKH I RWS I RWS s^AU 2294 -00 STO -2 8612 CONCRETE CURB AND GUTTER STORM SEWER JUNCTION MANHOLE CITY OF CORCORAN NO SCALE CITY OF CORCORAN NO SCALE PARK PLACE STORAGE CONDOMINIUMS, INC. 6415 C.R. 19 P.O.BOX 326 CORCORAN, MINNESOTA 55357 TEL 612-6743077 MUNICIPALITY CORCORAN PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA C2 IA 5RE PLAN W-ARCEO ( NORTH) Cl.B %m MAN e1MCP.D sam+) G2.2 SnE RgTQETRC PLAN CSI OVERALL CRADNV, ORANACE. Ego" CONTROL C3.IA GRADING. DRAINAGE. PAVING. e CONTROL ENLMGED (NORTH) C]8 QZ-OW, ORANAGE, PAVING. 1 CONTROL ENLARGTD (SOUTH) C4.1 OVERALL LMUTE9 C4AA vnxrr6 EN.MLED LNQ2TH) C4.8 UTILITIES RA-ARM (SATTH C7.1 QVL CONSTRUCTION DETALS C7.2 DVL CONSTRUCTION DETALS C73 DVL CONSTRUCTION DETAILS L2.1 OVERALL LVDWAPE PLAN L2.2 ENMCTD LADSCAPE FLAN L23 EtLARCW LMOSCAPE PLAN L2.4 ENLIRa:P LANDSCAPE PLAN L7.1 LANOXAPE MTAAS ET aerE Oazzr;s I Idl h� t>e.• -Ire l`7' ,l +,ry Ere1 e.T1,�,<ty ::T cr. :awn, rv+f [Aat c5a�471f tog n n1E swrwruRE. sv,L DR route u 1�slarc n�s1E1. IIAS IAA VAU xuon TIE W rs ER ONEQUA TAD TIN_ ENGNEE0. i0 REDUCSi Appt10Y:LD7DAUJ1IS is nREntTA�.TARE rot DlOC �DlmNruo-n DDCInwMtMII mlmtT CITY SUBMITTAL 08.22.2016 L A N D F O R M • • From Site to Finish 0 • 105 South FIRh Avenue Tel: 612.252-9070 Suite 513 Fax: 612 - 252077 Minneapolis, MN 55401 Web: landforrn.net FILE NAME C702PJ0002052 PROJECT NO. PJOD02052 0 s n [AN Rrtisnl I I -01 -(A Gate Pmt Gale Frame nssemory PCSI Cap GA-,e Lalrh elate Band CCrller. nd Post Tersion Bar Chain Link FaMk EfA.. -'j. m Bva SAaene 1—Ak S4, -sea T-11 N a ..4 - TivkFyka aWd,F4i YN yMW)IMNIITIrIEF.� w irars.,ak tv w ititvaR Last Revised' 1003-06 v �l P. StandlLrd ChainLiDk Gate Detail WPLED2T50 Technical Specifications (continued) Other. ...... ................. _..___...._.._ Recovery Act(ARRA) Colliallanb 5"e _---- _.W_�...._.....� Wamnty: Tlo "-a a 0 AsA.a 51225.21 ltt , t BUG Rafmy: IRAp ama+na u>r au.IFD aasAfT saes aealrrn UaaoiAnacmlfvn,S4ek —&L aa—ol el wet df'om Alan sod acfkraufNOba A'bso d (;ar -TAry AnnWnn.Ad- Cna` „eaor. /:lels.ah F.O ts) Rank m en tlafe d ti*w, n fe aver. (0s 2014 F®,aymvtgodFgN a,a.a.vbr AU(al4r. LYVe TntN Aaroemenb Act Compliant: PelMrancs sa bola° nyn. Tlw.pwwlea CO's a ws�d a TM Coutry of Od In: UrarA£Waa..vd o-0—w fu Tra:V'. taesWT l M RAa in Net JO'fay*.tl x kod Oft ARaan, ¢Ad. USA i,, RA9Y 4W%Y ton+ 3 T n. GSA Schedule: Buy Amerioan Act Caepllant S,a:t+o"r.a-cmfacrtv PFIRSI6Va154 Ttas podrflls x COTS eras ma,ata.-pyed N Y,e UN-Ni "aste4. An— Vftari, tha&ry Amlrwn AcL olmonsiunl Featuroa �.•... ---- .___._.�f H0— A&t, -h eY"cerz.Y LED M�ctam 70k o: r3tlurren. N Im.ml I— \Y—�od"s,fan,P`raM= 54mre*-un \} i � SvF`r,�rN tliN�i�w•l+. de orl nkmiun,lani @a._ad,nW� '. YMa OnfeAng Uslak Fully DkiribuBen W.”. CotntT nq Yovm F- R h WteSe Pf —1 ' EN—H' SMUar Bf•IseM .._. h WPLED r _ -.. 21TtyDea Ws •WWK - =121 -W Fhob.0 -na ryrs2. AQX4svd 11oFer. Savor loot -,—Inb .toff i 2T.T „eb v ' sway 8-- 2T1' W -116 D^ L'r” . 41 -Ty"M N•4MYJA Fx.FW W. wf• &AB, Mid- NL-14. (Nate+) tY.y' Vrtlb 4A'Y1 IPC2 =2n D -sv..m 1Ml Y = JA'V'I( Sun +R IWann) i a-TzSu S—N 1pcit <zm sari t Ipct.l2} LI7V iwa'Aq FL54 -wo S -,` '44 -4Lr^Y '. iw'oi It iNA) RA6 -10"t— vs -.nh- o emn .c„;T,Fi: -' a :Y,u RAa u;.: -y.z w �n:aw.r. ::de: 4wz..s+m r aa•,«a et +r_•z a c -,Y w.•..zao.�. ;.9. - LI_GHi1NG FUNDoPqENTtiltr• -L<4l ALED2T50 - RWLED2T50- R WLEDTT50SF - r, Scalo 1 Indt = -7D Fl. WPLE02TBO (TYPE II) Light Loss Fador =1.00 CAST FINNED METAL HOUSING, 6 CIRCUIT BOARDS Lumens Per Lamp = NA. (absolute photometry) EACH WITH 1 LED, MOLDED 3 -PIECE PLASTIC Lumnane Lumens = 5329 REFLECTOR WITH SPECULAR FINISH AND 1 Mounting Height= 18.D0 R APERTURE PER LED, CLEAR FLAT GLASS LENS IN Maximum Calculated Value = 3.41 Fe CAST BROWN PAINTED METAL LENS FRAME. Arrangement: Single Fbet. B'- 4T&Yt*' Prof, SSrcra ECLTM- 'Jtpyn`}'42fjQ --16I5 t*/ I-fypl'lun).4,dyds.!!r.. i.Y: '-- 6aaeo -r.W19J -d IES Ft- NIA —J rvglH-1Jiicp5. ReadG 0N.•ed hao ^..cart 91 malufaau-Trs Fh1tw106: fit 0- CHAINLINK GATE DETAIL WPLED2T50 LIGHT FIXTURE PHOTOMETRIC PATTERN HOOVER FENCE COMPAMY NO SCALE RAB LIGHTING NO SCALE LIGHTING FUNDAMENTALS, LLC NO SCALE Line Post Fabric Top Roll Ro)i End Cup Loop Cap Tie D an II♦-II♦III,II♦ Bonn Band r/Fnd n Band 15• R. n Bar Link IMa a Ran :rfrs -r an.M'w Seyq¢ Lost Revised: 10.03 -08 le Fencing : , . 4' -6' Chain Link Fence W/Top Rail Detail Standard Chain Link Fenci g a 4' -6' CHAIN LINK FENCE WITH TOP RAIL 0 HOOVER FENCE COMPAMY NO SCALE Post Cap Brace Band Rail End Tension Bands Bolts W /Nuts ftlnk w r :H.aae r .! - r.4I.N- AIwr,.f«r. - faa,a..AxrrmaM e. F:amerrnHc ,N_R taI.TY.IbpeBrl@rlpSa0ln ) ,4f F.rKrvrw ra. ijJ t:m Pal • A v •.A Standard Chain Link Fencin Standard Corner Post Detail Fencing LE rr.Y im� vy A CHAINLINK FENCING HOOVER FENCE COMPAMY NO SCALE WPLED2T50 RAB Protect: Typo I tare ayaaALLn 5'E"%._Y rfl lVb1 LEGwVsy-PalenR k7ra>ajanau•:s lvy LEDrR•MxM l+wa, QYvr war RYA+A34. Technical Specifications fJcUrgc__ tonetr UL DshrV, IES Claunk tdnf 25 s. -ISt4 b,v{AVaCYn RSata.rtli4 n -Tyoef dcaaix,s idEJbaMFwi �.m .5 IESNALN679MESNALM -00Tesena: turf's aafen mre ».ap, taetWaa�t+fm 1 rcr.7 ralanoalrastl °;poor .t- irsryTdn it" ahsfS bare0 —..f nfottr'Ma,- xpd':axy macs ra lq,L+a �g,r asa3am,awy n, a au 2 I I M TsauV n 41-re cr.+Hva {p N— . W. 'y Hftrahh sawxat,a.oetl V;.0 ALED2T50 - RWLED2T50- R WLEDTT50SF - r, Scalo 1 Indt = -7D Fl. WPLE02TBO (TYPE II) Light Loss Fador =1.00 CAST FINNED METAL HOUSING, 6 CIRCUIT BOARDS Lumens Per Lamp = NA. (absolute photometry) EACH WITH 1 LED, MOLDED 3 -PIECE PLASTIC Lumnane Lumens = 5329 REFLECTOR WITH SPECULAR FINISH AND 1 Mounting Height= 18.D0 R APERTURE PER LED, CLEAR FLAT GLASS LENS IN Maximum Calculated Value = 3.41 Fe CAST BROWN PAINTED METAL LENS FRAME. Arrangement: Single Fbet. B'- 4T&Yt*' Prof, SSrcra ECLTM- 'Jtpyn`}'42fjQ --16I5 t*/ I-fypl'lun).4,dyds.!!r.. i.Y: '-- 6aaeo -r.W19J -d IES Ft- NIA —J rvglH-1Jiicp5. ReadG 0N.•ed hao ^..cart 91 malufaau-Trs Fh1tw106: fit 0- CHAINLINK GATE DETAIL WPLED2T50 LIGHT FIXTURE PHOTOMETRIC PATTERN HOOVER FENCE COMPAMY NO SCALE RAB LIGHTING NO SCALE LIGHTING FUNDAMENTALS, LLC NO SCALE Line Post Fabric Top Roll Ro)i End Cup Loop Cap Tie D an II♦-II♦III,II♦ Bonn Band r/Fnd n Band 15• R. n Bar Link IMa a Ran :rfrs -r an.M'w Seyq¢ Lost Revised: 10.03 -08 le Fencing : , . 4' -6' Chain Link Fence W/Top Rail Detail Standard Chain Link Fenci g a 4' -6' CHAIN LINK FENCE WITH TOP RAIL 0 HOOVER FENCE COMPAMY NO SCALE Post Cap Brace Band Rail End Tension Bands Bolts W /Nuts ftlnk w r :H.aae r .! - r.4I.N- AIwr,.f«r. - faa,a..AxrrmaM e. F:amerrnHc ,N_R taI.TY.IbpeBrl@rlpSa0ln ) ,4f F.rKrvrw ra. ijJ t:m Pal • A v •.A Standard Chain Link Fencin Standard Corner Post Detail Fencing LE rr.Y im� vy A CHAINLINK FENCING HOOVER FENCE COMPAMY NO SCALE WPLED2T50 RAB Protect: Typo I tare ayaaALLn 5'E"%._Y rfl lVb1 LEGwVsy-PalenR k7ra>ajanau•:s lvy LEDrR•MxM l+wa, QYvr war RYA+A34. Technical Specifications fJcUrgc__ tonetr UL DshrV, IES Claunk tdnf t,,, - :p. 4N -A - Vwo1 -1 — 'Nia s. -ISt4 b,v{AVaCYn RSata.rtli4 n -Tyoef dcaaix,s idEJbaMFwi �.m seha:,T.'sad lv r�wuTe'a+iYaastR. 'step IESNALN679MESNALM -00Tesena: turf's aafen mre ».ap, taetWaa�t+fm uvn Yal rcc.texmV01:T.kc noe rs +fah rcr.7 ralanoalrastl °;poor .t- irsryTdn it" ahsfS bare0 —..f nfottr'Ma,- xpd':axy macs ra lq,L+a �g,r asa3am,awy n, a au GFaan Teohrlaoay; ' FAT' iR'Y 'sao•:s- .iEStaU 79 j". cevt. kh. 1.4wdigrn.., —.1 ia,6"Saat k lkF+a —d L-x' lkj.SnJ T Ematu2. xJe shcebmf- •S'�Ypaf's M TsauV n 41-re cr.+Hva {p N— . W. 'y Hftrahh sawxat,a.oetl V;.0 IP RaliBet Oar* Sky Approved: ufgas Pnartm rtad H`66 L. au:t:ne way 71,eY.fkrvL a +r>w sfy AVanafv,/w Axaavao Amblint Temponvre: 9a fvovrt AtdiJcaYV.A9y t.�artlM Fwsvuae ElerAisad '. DLO Elated: S-1 W— e,4'YCUrtnkrt vaEa. - nsL+c6cirsenfa Dew•L, -iaa t7rvn;.n;alCi Cod W-tha Stoning; Cc' Peters CA. f "O)M 1(O-2r7Y. Fd fAJH: aI&Pv— sa4cr_r4 TND: C t*iJ Rot— LW anake'?Eri rv,mae9 t— Tho -,wnan d—, vr.�— ert-s0'CIJDF afTL rH tZUV. >.'A. e17N DEC-- r:bsxi. Themai MSna emeM: DLCis,Acl CwY: Fe.KOf7S0 a Surge proteolofl: LED Ch— teds"'j °"W"o'rctt4;r•r. -3h, ,o-sna.apr +xnaF'rF - --- AYA Gfura'AkfNA: Em tawkn.osa-m.n 'aw Swpr vuaarew+pde ca,•xrataadsca Lill-pan: o,erc•Trw•d�. vonrr.gnaxv4k ..aura - 47EErAte9CQM2 Ofher . 11A%w1a,w LED soaps' heed m. WS 1450 sm +wneaf,+. au4hatl TN -7f ratsal4,a Naralrg; .__._.._..._._. ._._._ Eydw4rey: ___....__.. _. WaiED °AkraAUa2Y7M LEDs: [t�c�l aiemumhvasv. kfc aa+a:N.tpAFM 44:ct4 7wavA LT'I.* LEDs am —wivita CaOfomb TAIe24: C.I.,C ... steney: Mounting: wPLEe9 ar fmsvmv enr.Iax� . 1-+aC IARCe.:u"FJ>:sh bbmifbss!'i.¢maksnf µ1°°rdfy rnamry x,n W,'O•r..�saa1Q !b'f� +>,'•tM i�„+.F LrafAY.•4hYn v2, 17na Ctstyava neo 24 f'vla„Iatutt: t rIC[i aia saaft(.iC A4G p[<pmT.ttO. CeT.!es ct Reflector: CotorSlaWliry- ?Sw:m uf+PCixt. -a+k a utr:out. PHenb: slarvla vo.n�aTa4al.rA w`lituarere Color Unlfomnly: Hyh ie,`e wrc R+aef. RAIrsf WN CCT ICWWb cCok T�cvfs -oml AaAm oe p waaroa d M Arrxxran ttasvw S::d sure G•}v/'s 13$) Paxlxa. MIST CIi.OTT• F011 -- .`t'vr Imh(tA a.tAvi t. 9.4e <k'A bMh Yi..< naw.b erR ^.•.d;' n. i.. �.,1t Tee t�ni+�a •.r i'A FN:K: Ste, :.N A_4 -5TCC -.ur.tr .eN__t : t._w,fc :ea�f>:� ]aN.s ✓•Lr: WPLED2T50 LIGHT FIXTURE FIXTURE RAB LIGHTING NO SCALE PARK PLACE STORAGE CONDOMINIUMS, INC. 5415 C.R. 19 P.O.BOX 326 CORCORAN. MINNESOTA 55357 TEL 612 -670 -3077 CORCORAN PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA CONTROL EH1X4EET (NORTH) rRAONC, PRANACE, PAVNC, CONTROL ENEARCED (59JTH) OveRALL unATE9 UTLRE9 EN.ARLED NG1TH UTLITE9 EKARCEO spunf CIVL CONSTRUCTION PETALS Wt. CON5TRLCTxN PEtAl4 QVL CONSTRUCTION PETALS OVERALL LANaSCAM PLAN EtURCFD LANDSCAPE PLAN EN-ARCED LANOSCM E PLAN ENLAR4W LAWSCAM PLAN EANPSCAPE PETALS Cahfacf EROINEER FOR MY PA HGIOR1 On1E aSl41 RE\'dJV RE11EtT N JAN 2016 CITY SUBMTTAL ONC 31 MY 7016 CTrY SLENTITTAL CNC; 02 AUG 7016 CITY SUBWTAL -REV. RLN': 22 AlC 7016 CITY SLEWTAL -REV. RO7f BY ftAlE 0311Y16 n.rcEV .:trtfi• I.x IMT u,.>- r,.,R m; e..3 E i"i>:'- ��'IFT poi rr.•d,.s -�, n2:,.:i �0 O� .,rMe t. sat. Lrcrce No- 4W1E Sywtwe •RO..n n a a.: - , of ]^y lVes •.yd mri N 'b Fla^k on ,poTae aEn mul! e nEMMMRL SEAS oR FOM EKES MECairamE"WT kr. tEiQ IIa55,EEl HAS BEEN REPRDWCM MORONTMM REAav THE wronER TO REQUA1A TEDW rc N Eamn THE ENGINEER 10 R[OfFSt ADpnDYJ mClA1F111S CITY SUBMITTAL 08.22.2016 L A N D F 0 R M From Site to Finish 9 105 South Ftflh Avenue Tel: 612 - 2528070 S0e 513 Fax: 612 - 252-9071 Minneapolis, MN 55401 Web: landiorm.net FILE NAME C703PJ0002052 PROJECT NO. PJ0002052 0 0 5 n I. LANDSCAPE CONTRACTOR SHALL VISIT THE SITE PRIOR TO SUBMTTNC A BD TO BECOME FAMILIAR WITH SITE CONDITIONS. THE LANDSCAPE CONTRACTOR SHALL HAVE ALL UNDERGROUND UTIILTES LOCATED 72 HOURS PRIOR TO ANY DIGGING. THE LANDSCAPE CONTRACTOR SHALL COORDINATE INSTALLATION WITH GENERAL CONTRACTOR MID /OR ANY OTHER CONTRACTORS PERFORMING RELATED WORK. 2. ALL PLANT MATERIALS SHALL CONFORM WTN THE MOST CURRENT ADDITION OF THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND SHALL BE OF HARDY STOCK, FREE FROM INFESTATION, DISEASE, DAMAGE AND DISFIGURATION. IF THERE 15 A DISCREPANCY BETWEEN THE NUMBER OF PLANTS ON THE LIST AND THE 1491BK SHOWN ON THE PLAN, THE PLAN SHALL GOVERN. 3. PLANTS SHALL BE PLACED ACCORDING TO LAYOUT WITH PROPER NOMINAL SPACING. EDGING SHALL BE 318' THICK COMMERCIAL GRADE VINYL EDGING. EDGING SHALL BE USED ONLY WHERE INDICATED ON PLANS. NOTE THAT NOT ALL PLANTING BEDS HAVE EDGING. 5� ALL TREES NOT PLACED WITHIN A MULCHED LANDSCAPE BED SHALL HAVE A FOUR (4) FOOT DIAMETER SHREDDED HARDWOOD MULCH DISH INSTALLED AROUND THE TREE, VINYL EDGING IS NOT REQUIRED AROUND TREES PLACED WITHIN A MULCHED LANDSCAPE BED, UNLESS OTHERWISE INDICATED. 6. FOUR (4 ") INCH SHREDDED HARDWOOD MULCH SHALL BE INSTALLED N ALL PLANTING BED AREAS, UNLESS OTHERWISE INDICATED. 7. SEED ALL TURF AREAS DISTURBED BY CONSTRUCTION UNLESS OTHERWISE NOTED ON PLANS. QUANTITIES LISTED ON OVERALL PLANT SCHEDULE ARE TOTAL OUANTITIES FOR DESIGN. CONTRACTOR 15 TO PLACE PLANTS ACCORDING TO LAYOUT WITH PROPER SPACING. THE AREA INDICATED AND THE SPACING OF PLANTS SHALL GOVERN FINAL QUANTITIES OVER QUANTITY N PLANT SCHEDULE. 9. PLANTING SOL FOR BACK FILLING PLANTING PITS SHALL CONSIST ONE CUBIC YARD OF TOP50L TO WINCH HAS BEEN ADDED THREE (3) POUNDS OF COMMERCIAL FERTLIZER AND 115 YARD OF PEAT HUMUS. 10. SPREAD A MINIMUM OF 4 INCHE5 OF TOPSOIL AND SEED ALL TURF AREAS DISTURBED BY CONSTRUCTION. TOPSOIL, WHETHER IMPORTED OR AMENDING THE EXI5TNG TOPSOIL. MUST MEET OR EXCEED MNDOT PREMIUM TOPSOIL SPECIFICATIONS (3877). II. THE LANDSCAPE CONTRACTOR IS TO FOLLOW ALL LANDSCAPE DETAILS AS SHOWN, UNLESS OTHERWISE NOTED ON PLANS. TO CALCULATE REQUIRED OVERSTORY TREES AND SHRUBS USE THE GREATER OF TOTAL. LINEAR EAR FEET OF SITE PWIMET'ER Q& TOTAL BUILDING SQUARE FOOTAGE. SITE PERIMETER a 4,838 LF. BUILDING! S.F. = 285,471 S.F. SITE PERIMETER CALCULATION: OVERSTORY TREES: I TREE PER 50 LF. (4,838 / 50) - 97 SFVXS: 1 SHRUB PER 30 L.F. (4,838 / 30) = 162 BUILDING S.F. CALCULATION: OVERSTORY TREES: I TREE PER 1,000 BUILDING SF. (180,780 / 1,000) = 151 SHRUBS: I SHRUB PER 300 BUILDING S.F. (180,780 / 300) = 603 PROVIDED: PROVIDED: DECIDUOUS OVERSTORY TREES: III CONIFEROUS OVERSTORY TREES: 64 ORNAMENTAL TREES: 20 (EQUAL TO 7 OVERSTORY TREES) SHRUBS: 165 TOTALS 182 OVERSTORY TREES 165 SWLM35 DEVELOPER r e ow fP' c '^� ti �`�� �'.1��'�� �� /•b ° - SHEET INDEX ELM rrolv, -p SETBACK REDUCTION LANDSCAPE REQUIREMENTS r •• r r r � - { - - 1 Y� 6 A /�= / PHASING LEGEND �`- 'i �! ?_ a W� RO °. ISSUE I REVISION HISTORY 1 I i'r•��OJ __ ►,�� ,tj 1 PLANTSCHEDULE- OVERALL L> KEY Count Name COMMONNAME SCIENTIFIC NAME MATURE SIZE PLANTING SIZE RDOT COND. ACNO II DECIDUOUS TREES NORTHWOOD MAPLE ACER RUBRUM NORTHWOODS' 50H x 35'W 2.5" CAL B & B WC 23 DECIDUOUS TREES PRAIRIE CASCADE WILLOW SALX PENTA 'PRAIRIE CASCADE' 45'H x 40'W 2.5" CAL B & B CARA 24 ORNAMENTAL TREES CRAY DOGWOOD CORNUS RACEM05A (TREE FORM) 15'H x 15'W 1.5" CAL B & 8 AN'7CC 20 ORNAMENTAL TREES AUTUMN BRILLIANCE 5ERVICEDERRY CLUMP AMELANCHIER x GRANDIFLORA 'AUTUMN BRILLIANCE' CLUMP 20'1 z 15'W 1.5" CAL B & B TIAM 36 1 DECIDUOUS TREES REDMOND LINDEN TUA AMERICANA 'REDMOND' 50'H x 30'W 25" CAL B & B BENA 14 DECIDUOUS TREES RIVER 812CA BETULA NICRA 50'H x 40'W 2.5" CAL B & B CEOC 3 DECIDUOUS TREES COMMON HACKBERRY CELTIS OCOPENTALLS 75'14 z 50'W 2.5" CAL B & B POTR 36 DECIDUOUS TREES QUAKING ASPEN POPU_US TREMULQDES 80'H r 30'W 25" CAL B & B CEOC 79 DECIDUOUS 514RUB5 DUTTON13US14 AROMA MELANOCARPA 'AUTUMN MAGIC' 10'1­1 x 8'W 3 GAL. CONTAINER COSE 104 DECIDUOUS SHRUBS CARANAL RED O5ER DOGWOOD CORNUS SERIGEA 'CARONAL' 1O'H x 10'W 5 CAL. CONTAINER RHGL 46 DECVUOU5 SHRUBS CUTLEAF SMOOTH SUMAC RHUS CLABRA 'LACNIATA' 8'14 x 8'W 5 GAL. CONTAINER AMAIN 37 DECIDUOUS SHRUBS AUTUMN MAGIC BLACK CHOKEBERRY C.L.. 5'H x 4'W 5 CAL. CONTAINER PICO 12 CONFEROUS TREES BLACK HILLS WHITE SPRUCE PICEA CLAUCA DENSATA 45'H X 20'W 6' -0' HT. B & B PH 48 CONIF OUS TREES AUSTRIAN PPE PIMUS NIGRA 50'H z 20'W 6' -0' HT. B & B ABBA 16 CONIFEROUS TREES BALSAM FIR ARIES BAL5AMEA 40'H x 20' W V -0' HT. B & B TMTA 19 CONIFEROUS SHRUBS TAUNTON SPREADING YEW TAXUS X MEDIA 'TAUNTOW 4'H r 6'W 3 CAL. CONTAINER Qe NORTH Know whotrs Below. Call before you dlg. 0 60 120 j j j j ENLARGED L . LANDSCAPE PLAN j I 90.0 - oo ID, a INP AA !A 1 In CITY SUBMITTAL AIV C i 0 Ri 001 00 0 OOI O �O 0 LA N DF • O From Site to Finish �9 �y .7 105 South FIfth Avenue Tel: 612-252-0070 612-252-90T7 MinneaNts, MIN 55401 Web: r • 30 °IG r • • jr PROJECT NO PJOD02052 � nVFRAI I �•' ` v. . PARK PACE STORAGE CONDOMINIUMS, INC. 6415 C.R. 19 P.O.BOX 326 CORCORAN,MINNESOTA 55357 TEL 612670-3077 MUNICIPALITY CORCORAN PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA SF CEW WILE ' CO 11 QVL AT LANDSCAPE Tff1E 9EET Co. 2 PRELAWARY PLAT CLI EASTNC COMaT10rb Cl-2 PE"OUTION C2.1 OVERALL SITE FLAN 02JA SITE PLAN EtLA.R4ED (NORTH) C2.B SITE PLAN `NLARCEO 5611611) 02.2 slM PIq O'ETRIC PLAN CSI OVERALL CRAON:'. ORANACE, PAVING. & EROSION CONTROL CSIA Cp_ACM, PRANFLE, PAVING. & EROSION CG1iR0. EMlRCED (NORTH) CIS GRADX. DRANACE. PAVNC, k EROSIRI CONTROL RLARCW (SOUTH) C4.1 OVERAL. UnJTES C4AA UILTTES ENJRCEO (NORTH) C4.10 UTLITES EN_ARLEO (SOUTH) C7.1 0 C"TRUCTKN OETALS CI.2 C1 L CONSTRUCTION PETALS C73 CIVIL CONSTRUCTION DETAILS L2.1 OVERALL LAPDSCAPE PLAN L22 ENX2GEO LANDSCAPE PLAN L23 RLAR4Ea LANDSCAPE PAN L2.4 ENAR4W LANDSCAPE PLAN L7.1 LANDSCAPE OETMS DECIDUOUS TREE L7. "-4 5APC 3 SAPC- r- PLANTNG (TYP) 3 - I I COM1WACi EM1GIIICCR NOR fJ,Y f`nIORHSipRI MI9 JAN 2016 S CTTY SUSMTTAL RT\CNC: ENLARGED LANDSCAPE PLAN 31 MY 2016 aTY 51,tYITTAE ONC, 02 AUC 2016 CITY SLEMTTAL -REV. RCN: 22 AUC 2016 CITY SUMITTAL -REV. RCH PLANTSCHEDULE- OVERALL KEY Count Name COMMONNAME SCIENTIFICNAME MATURE SIZE PLANTING SIZE ROOTCOND. ACNO II DECIDUOUS TREES NORTHWOOD) MAPLE ACER RUBRUM 'NORTHWOODS' 50'H x 35'W 2.5' CAL 5 & B SAPC 23 DECIDUOUS TREES PRAIRIE CASCADE WLLOW SAUX PENLA 'PRAIRIE CASCADE' 45'H z 40'W 2.5' CAL B & B CARA 24 ORNAMENTAL TREES CRAY DOGWOOD CORMS RACEMOSA (TREE FORM) 15'H x 15'W 1.5' CAL 8 & B AMGC 20 ORNAMENTAL TREES AUTUMN BRILLIANCE SERVICE-BERRY CLU'P AMELANCHIER x GRANDFLORA 'AUTUMN DRLLIANCE' CLUMP 20'H z 15'W 1.5' CAL B & B TIAM 36 DECIDUOUS TREES REDMOND LINDEN TIUA AMERICANA 'REDMOND' 50'H x 30'W 2.5' CAL B & B BENA 14 1 DECIDUOUS TREES RIVER BIRCH BETULA NGRA 50'H z 40'W 25' CAL B & B CEOC 3 DECIDUOUS TREES COMMON HACKBERRY CELTIS OCCDENDAUS 75'H x 50'W 2.5' CAL 5 & B POTR 36 DECIDUOUS TREES GUAKNC ASPEN POPUIUS TREMULOIDES BO'H z 30'W 2.5' CAL B & B CEOC 79 DECIDUOUS SHRUBS BUTTOt`HUSH ARONIA MELANOCARPA "AUTUMN MAGIC' 10'H r BV 3 GAL. CONTAINER C05E 104 DECIDUOUS SHRUBS CARDNAL RED OSIER DOGWOOD CORNUS SERMCEA ' CARDNAL' IO'H x 10'W 5 CAL. CONTAINER RHGL 46 DECIDUOUS SI -RUBS CUTLEAF SMOOTH SUMAC RHU3 GLABRA 'LACHATA' B'H z 5'W 5 CAL. CONTANER AMAM 37 DECIDUOUS SHRUBS AUTUMN MAGIC BLACK CHOKEBERRY Cu't- 5'H x 4'W 5 GAL. CONTAINER PIGD 12 CONIFEROUS TREES BLACK HLLS WHITE SPRUCE PICEA GLAUCA DENSATA 45'H X 20'W 6' -0' HT. B & B PN 40 111NAFEROU5 TREES AUSTRIAN PINE PNUS NIGRA 50H x 20'W 6" -0' HT. B & B A55A 16 CONFEROUS TREES BALSAM FIR ABES BALSAMEA 40'H x 20' W 6-0' HT. B & B TMTA 19 CONIFEROUS SHRUBS TAUNTON SPREADING YEW TAXU5 X MEDIA 'TAUNTON' 414 x 6'W 3 GAL. CONTAINER 0 a 5 LANDSCAPE NOTES I. LANDSCAPE CONTRACTOR SHALL VISIT THE SITE PRIOR TO SUBMITTING A BID TO BECOME FAMUAR WITH SITE CONDITIONS. THE LANDSCAPE CONTRACTOR SHALL HAVE ALL UNDERCROUND UTILITIES LOCATED 72 HOURS PRIOR TO ANY DIGGING. THE LANDSCAPE CONTRACTOR SHALL COORDINATE INSTALLATION WITH GENERAL CONTRACTOR AND /OR ANY OTHER CONTRACTORS PERFORMING RELATED WORK. 2. ALL PLANT MATERIALS SHALL CONFORM WITH THE MOST CURRENT ADDITION OF THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND SHALL BE OF HARDY STOCK, FREE FROM INFESTATION, DISEASE, DAMAGE AND DISHCURATION. F THERE IS A DISCREPANCY BETWEEN THE NUMBER OF PLANTS ON THE LIST AND THE NUMBER SHOWN ON THE PLAN, THE PLAN SHALL GOVERN. 3. PLANTS SHALL BE PLACED ACCORDING TO LAYOUT WITH PROPER NOMNAL SPACING. EDGING SHALL BE 3/8' THICK COMMERCIAL GRADE VINYL EDGING. EDGING SHALL BE USED ONLY WHERE INDICATED ON PLANS. NOTE THAT NOT ALL PLANING BE-05 HAVE EDGING. 5> ALL TREES NOT PLACED WITHIN A MULL}IEO LANDSCAPE BED SHALL HAVE A FOUR (4) FOOT DIAMETER SHREDDED HARDWOOD MULCH DISH INSTALLED AROUND THE TREE. VINYL EDGNG 15 NOT REOUPEO AROUND TREES PLACED WITHIN A MULCHED LANDSCAPE BED, UNLESS OTHERWISE INDICATED. 6. FOUR (4') INCH SHREDDED HARDWOOD MULCH SHALL BE INSTALLED IN ALL PLANTING BED AREAS, UNLESS OTHERWISE INDICATED. 7. SEED ALL TURF AREAS DISTURBED BY CONSTRUCTION U1NL.E55 OTHERWISE NOTED ON PLANS. 8� QUANTITIES LISTED ON OVERALL PLANT SCHEDULE ME TOTAL OUANTITES FOR DESIGN. CONTRACTOR IS TO PLACE PLANTS ACCORDING TO LAYOUT WITH PROPER SPACING. THE AREA NDICATED AND THE SPACING OF PLANTS SHALL GOVERN FINAL QUANTITIES OVER QUANTITY N PLANT SCHEDULE. 9. PLANTNG 50L FOR BACK FILLING PLANTING PITS SHALL CONSIST ONE CUBIC YARD OF TOPSOIL TO WHICH HAS BEEN ADDED THREE (3) POUNDS OF COMMERCIAL FERTILIZER AND 1/5 YARD OF PEAT HUMUS. 10. SPREAD A MINIMUM OF 4 NCHES OF TOPSOL AND SEED ALL TURF AREAS DISTURBED BY CONSTRUCTION. TOPSOL, WHETHER IMPORTED OR AMENDING THE EXLSTNC TOPSOIL, MUST MEET OR EXCEED MNDOT PREMIUM TOPSOIL SPECIFICATIONS (3577). 11. THE LANDSCAPE CONTRACTOR 15 TO FOLLOW ALL LANDSCAPE DETAILS AS SHOWN, UNLESS OTHERWISE NOTED ON PLANS. ' Q Know wwo Below. Call Wore you c1g. • • • iM1Crety rrha5 -l.n :h_FW,xa rS.Je+ns d.e3 Gwen P. Lam: w Lren -e toe 42aW �w Syr Ft � Fla+ WT� R nl[scluiuR[. sru oxE PKTgR[ AEDW N]W rlsle:E. nue IS WLO eEEV RERROruc[p EnaurvLN,n -n RTAatirmlry nlRp a Iro TO REQUL T AD Mpc 1 . 1 mlrtrrr niE EIrGUEFR 10 REpt1E5i M1Og11pV,1 DOE1A�flIR CITY SUBMITTAL 08.22.2016 L A N D F O R M From Site to Finish ® • a 105 South Fffth Avenue Tel: 612 - 252-9070 Sufte 513 Fax: 612 - 252.8077 Minnesois, MN 55401 Web: landlorm.net FILE NAME L202PJ0252 PROJECT NCI. PJ0002052 I. LANDSCAPE CONTRACTOR SHALL VISIT THE SITE PRIOR TO SUBMITTING A BID TO BECOME FAMILIAR WITH SITE CONDITIONS. THE LANDSCAPE CONTRACTOR SHALL HAVE ALL UNDERGROUND UTUTES LOCATED 72 HOURS PRIOR TO ANY DICGINC. THE LANDSCAPE CONTRACTOR SHALL COORDINATE INSTALLATION WITH GENERAL CONTRACTOR AND /OR ANY OTHER CONTRACTORS PERFORMING RELATED WORK. 2. ALL PLANT MATERIALS SHALL CONFORM WITH THE MOST CURRENT ADDITION OF THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND SHALL BE OF HARDY STOCK, FREE FROM INFESTATION, DISEASE, DAMAGE AND DISFIGURATION. F THERE IS A DISCREPANCY BETWEEN THE NUMBER OF PLANTS ON THE LIST AND THE NUMBER SHOWN ON THE PLAN, THE PLAN SHALL GOVERN. 3. PLANTS SHALL BE PLACED ACCORDING TO LAYOUT WITH PROPER NOMINAL SPACING. EDGING 544ALL BE 310' THICK COMMERCIAL GRADE VINYL EDGING. EDGING SHALL BE USED ONLY WHERE INDICATED ON PLANS. NOTE THAT NOT ALL PLANTING BEDS HAVE EDGING. 5D ALL TREES NOT PLACED WITHIN A MULCHED LANDSCAPE BED SHALL HAVE A FOR (4) FOOT DIAMETER SHREDDED HARDWOOD MULCH DISH INSTALLED AROUND THE TREE, VINYL EDGING IS NOT REQUIRED AROUND TREES PLACED WITHIN A MULCHED LANDSCAPE BED, UNLESS OTHERWISE INDICATED. 6. FOUR (4-) INCH SHREDDED HARDWOOD MULCH SHALL BE INSTALLED IN ALL PLANTING BED AREAS, UNLESS OTHERWISE INDICATED. 7. SEED ALL TURF AREAS DISTURBED BY CONSTRUCTION UNLESS OTHERWISE NOTED ON PLANS. 8� QUANTITIES LISTED ON OVERALL. PLANT SCHEDULE ARE TOTAL OUANTITES FOR DESIGN. CONTRACTOR 15 TO PLACE PLANTS ACCOROWG TO LAYOUT WITH PROPER SPACNC. THE AREA INDICATED AND THE SPACING OF PLANTS SHALL GOVERN ANAL QUANTITIES OVER QUANTITY N PLANT SCHEDULE. q. PLANTING SOL FOR BACK FILLING PLANTING PITS SHALL CONSIST ONE CUBIC YARD OF TOPSOIL TO WHICH HAS BEEN ADDED THREE (3) POUNDS OF COMMERCIAL FERTILIZER AND 1/5 YARD OF PEAT HUMUS. 10. SPREAD A MINIMUM OF 4 NCHES OF TOPSOIL AND SEED ALL TURF AREAS DISTURBED BY CONSTRUCTION. TOPSOIL, WHETHER IMPORTED OR AMENDING THE eASTNC TOPSOIL. MUST MEET OR EXCEED MNOOT PRE-MUM TOPSOIL SPECIFICATIONS (3877). H. THE LANDSCAPE CONTRACTOR IS TO FOLLOW ALL LANDSCAPE DETAILS AS SHOWN, UNLESS OTHERWISE NOTED ON PLANS. MN SEED 33 -261 RA SEED AT RATE OF 35 LBS PER ACRE. ENLARGED LANDSCAPE PLAN -2 0 0 n ? "l PLANTSCHEDULE- OVERALL KEY Count Name COMMON NAME SCIENTIFIC NAME MATURE SIZE PLANTING SIZE ROOT COND. ACNO II DECIDUOUS TREES NORTHWOOD MAPLE ACER RUBRUM 'NORTHWOODS' 5011 z 35'W 25' CAL B & B SAPC 23 DECIDUOUS TREES PRAIRE CASCADE WILLOW SAL1X PENTA 'PRAIRE CASCADE' 45 "H r 40'W 2.5' CAL B & B CARA 24 ORNAMENTAL TREES GRAY DOGWOOD CORNUS RACCM05A (TREE FORM) 15'14 x 15'W 1.5' CAL B & B AMCC 20 ORNAMENTAL TREES AUTUMN BRILLIANCE SERVICE3MY CLUMP AMELANCHER r CRANDFLORA 'AUTUMN BRILLIANCE' CLUMP 2014 x 15'W 1.5' CAL B & B TIAN 36 DECIDUOUS TREES REDMOND LINDEN TL1A AMERICANA 'REDMONO' 5014 x 30'W 2.5' CAL B & B BENA 14 DECIDUOUS TREES RIVER BIRCH BETULA NIGRA 50'H r 40'W 2.5' CAL B & B CEOC 3 DECIDUOUS TREES COMMON HACKBERRY CELTI5 OCCDENTAUS 75TH r 50'W 2.51 CAL B & B POTR 36 DECIDUOUS TREES QUAKING ASPEN POPU.US TREMULOIDES 501H x 30'W 2.5' CAL B & B CEOC 79 DECIDUOUS SHRUBS BUTTONBUSH AROMA MELANOCARPA 'AUTUMN MAGIC' 10'H r B"W 3 GAL. CONTAINER COSE 104 OECIOUOUS SHRUBS CARDINAL RED OSIER DOGWOOD CORMS SERICEA 'CARDINAL' 10'1 r 10'W 5 GAL. CONTAINER RHGL 46 DECIDUOUS SHRUBS CUTLEAF SMOOTH SUMAC RHUS GLABRA 'LACPlATA' 6114 x B'W 5 GAL. CONTAINER AMAM 37 DECIDUOUS SHRUBS AUTUMN MAGIC BLACK CHOKEBERRY Cu,ton 5'H r 4'W 5 CAL. CONTAINER PICD 12 CONIFEROUS TREES BLACK HILLS WHITE SPRUCE PICEA CLAUCA DENSATA 45'N X 20'W 6' -0' Hi. B & B PIN 40 CONIFEROUS TREES AUSTRIAN PINE PNUS NIGRA 501H z 20'W 6 " -0' HT. B & 0 ABBA 16 CONIFEROUS TREES BALSAM HR AGES BALSAMEA 40'H x 20' W 6 " –O' HT. B & B TMTA Iq CONIFEROUS SHRUBS TAUNTON SPREADING YEW TAXUS X MEDIA 'TAUNTON' 4 "H r 6'W 3 GAL. CONTAINER TREE TYP) N ENLARGED LANDSCAPE PLAN -1 Q4 NORTH Know whars Below. Call before you mfl. 0 30 60 PARK PLACE STORAGE CONDOMINIUMS, INC, 6415 C.R. 19 P.O.BOX 326 CORCORAN, MINNESOTA 55357 TEL 612{103077 CORCORAN PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA %- NILE C0.1 QYL & LMDSCME TITLE SI6ET Co. 2 PRELHNARY PLAT CLI EIOSTHG COND117RN9 CL2 OE OWTIGN C2.1 OrERM STE FLAN C2 [A 5NE PLAN FN_ARGED (NORTH) HIS 511E R.AVN ELARGED (SOUTH) C7.2 511E RIOTOETRC PLAN C1I OVERALL MOW' DRAINAGE, PAVING, & EROSION CONTROL Ca.IA GRAPIC, DRAINAGE, PAVING. & EROSION CONTROL ELARCED (NORTH) C3.8 GRAGIC, PRANAGE, PAVNG, & EROSION CO MOL ENLARGED (SVJTH) C4.1 OVERNL UTLITES C4AA ULRES ENLARGED NORTH)) C4.8 U7LITB E1lRGE0 SOUTH) C7.1 QVL CONSTRUGTKN DETAILS 67.2 Q CONSTRUCTION PETALS C73 CIVL CONSTRUCTION PETALS L2.1 OVERALL LMDSGPE PLAN Q.2 ELARZEO LAt125CA1'E PLAN L23 ENARGED LANDSCAPE FLAN L2.4 EN AP4W LALDSCADE FLAN 1-7.1 LANDSCAPE PETMS I hcTFA:cKiAtrn tha Plrn wac P..r �Ner,r:dre3 a+l tl�la.advh `Nrn[N✓.ds[R- la..a o cn 5tre ol1/ i:.5� �axn P. Ira. Lr�ae ko'. 42lyd6 Sc,Mxe_ro+na J „x not cry nd.\VC= 1C oRx se -I cf aTl+^un hoer O� c.vi_erv.� -, a.� �aee .fcn T.R V 111E SIGNAiIIRE SERI D0. FDNi U ES pRECILTAEOI'EAFF MDT \'1510:1, 11� SHEET W56EE4 REPPD[VCED EiYOADMEAIkD nEaonanTTV AAnrs 11D LDNGEa n vwD DDCUtRTrt.Plina mrmtr 111E EhGNEE0.10 PE W E51 ADd11D!rd WCIAIf1rtS CITY SUBMITTAL 08.22.2016 L A N D F O R M From Site to Finish • • 105 South Flb Avenue Tel: 612 - 252 -9070 Suha 513 Fax: 612 - 252 -9077 Minneapolis, MN 55401 Web: landtn7m.net FILE NAME L203PJ0252 PROJECT NO. PJODOZ052 ENLARGED LANDSCAPEPLAN L2.3 ltrCO.w�td ces w EodN� a e7uarJ sc,ze nett tl la -Can P,isTl Sv�nt NG EX. BLDG EX. BLDG A ENLARGED LANDSCAPE PLAN 0 0 s n 45.0 1� � OI W N Ty I i SHRUB PLANTING (TYP) DECIDUOUS TREE 45.0 ENLARGED LANDSCAPE PLAN LANDSCAPE • I. LANDSCAPE CONTRACTOR SHALL VISIT THE SITE PRIOR TO SUBMITTING A BD TO BECOME FAMILIAR WITH SITE CONDITIONS. THE LANDSCAPE CONTRACTOR SHALL HAVE ALL UNDERGROUND UTLITES LOCATED 72 HOURS PRIOR TO ANY DIGGING. THE LANDSCAPE CONTRACTOR SHALL COORDINATE NSTALLATION WITH GENERAL CONTRACTOR AND /OR ANY OTHER CONTRACTORS PERFORMING RELATED WORK. 2. ALL PLANT MATERIALS SHALL CONFORM WITH THE MOST CURRENT ADDITION OF THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND SHALL BE OF HARDY STOCK, FREE FROM INFESTATION, DISEASE, DAMAGE AND DISF"ATION. IF THERE IS A DISCREPANCY BETWEEN THE NUMBER OF PLANTS ON THE UST AND THE NUMBER SHOWN ON THE PLAN, THE PLAN SHALL GOVERN. 3. PLANTS SHALL BE PLACED ACCORDING TO LAYOUT WITH PROPER NOMINAL SPACING. EDGING SHALL BE 3 /B' THICK COMMERCIAL GRADE VINYL EDGING. EDGING SHAH BE USED ONLY WHERE IDICATED ON PLANS. NOTE THAT NOT ALL PLANTING BEDS NAVE EDGING. D ALL TREES NOT PLACED WITHIN A MULCHED LANDSCAPE BED SHALL HAVE A FOUR (4) FOOT DIAMETER SHREDDED HARDWOOD MULCH DISH INSTALLED AROUND THE TREE. VINYL EDGING IS NOT REOUIREO AROUND TREES PLACED WITHIN A MULCHED LANDSCAPE BED, UNLESS OTHERWISE NDICATEO. 6. FOUR (4') NCH SHREDDED HARDWOOD MUCH SHALL BE INSTALLED N ALL PLA14TINC BED AREAS, UNLESS OTHERWISE INDICATED. 7. SEED ALL TURF AREAS DISTURBED BY CONSTRUCTION UNLESS OTHERWISE NOTED ON PLANS. 8� O)ANTMTES L15TED ON OVERALL PLANT SCHER)LE ARE TOTAL OUANTITES FOR DESIGN. CONTRACTOR 5 TO PLACE PLANTS ACCORDING TO LAYOUT WITH PROPER SPACING. THE AREA INDICATED AND THE SPACING OF PLANTS SHALL GOVERN FINAL QUANTITIES OVER QUANTITY N PLANT SCHEDU.E. 9. PLANTING SOL FOR BACK FILLING PLANTING PITS SHALL CONSIST ONE CUBIC YARD CF TOP50L TO WHICH HAS BEEN ADDED THREE (3) POUNDS OF COMMERCIAL FERTIUER AND 1/5 YARD OF PEAT HUMUS. 10. SPREAD A MPaMUM OF 4 14CNE3 OF TOPSOL AND SEED ALL TURF AREAS DISTURBED BY CONSTRUCTION. TOPSOIL, WHETHER IMPORTED OR AMENDING THE EXISTNC TOPSOIL, MUST MEET OR EXCEED MPDOT PREMIUM TOPSOIL SPECIFICATIONS (3877). It. THE LANDSCAPE CONTRACTOR 15 TO FOLLOW ALL LANDSCAPE DETAILS AS SHOWN, UNLESS OTHERWISE NOTED ON PLANS. MIX 33-261 MN I�I r .F RATE OF 35 LB5 PEP ACRE. PLANTSCHEDULE - OVERALL :> LEY II 'I I I I I I' I , I II , ,I , I � EX, SCIENTIFIC NAME I II I I I .I�i 4 1 "sl I ' II 'I I I' I I li 11 =.It i Ij'I� - - -- 1 Tax I 100-YR � I N'YL I I I ' I� � I f M II I I I' 11 I l i I II oleo POD HW. -10538 I I =1050.9 ; I I I I II I ;I II I 'It �! 1 I NORTHWOOD MAPLE 11 II I I I I I II I I II I I; � II i ! , ' jl II IIII I I, B & B I 23 'I PRAIRIE CASCADE WILLOW II I II I BOi.iRAiKN SH 100-7R SAH4L -1053D BOTTOM -105oa I I I II I �I I II I I ' I " II ' I II I ' I ' I I II I II I I , I I I II II II I I� II II I i II I i I I I I I I' ' ll II I , I I I I , I , I I I II �, I� I ' I A ENLARGED LANDSCAPE PLAN 0 0 s n 45.0 1� � OI W N Ty I i SHRUB PLANTING (TYP) DECIDUOUS TREE 45.0 ENLARGED LANDSCAPE PLAN LANDSCAPE • I. LANDSCAPE CONTRACTOR SHALL VISIT THE SITE PRIOR TO SUBMITTING A BD TO BECOME FAMILIAR WITH SITE CONDITIONS. THE LANDSCAPE CONTRACTOR SHALL HAVE ALL UNDERGROUND UTLITES LOCATED 72 HOURS PRIOR TO ANY DIGGING. THE LANDSCAPE CONTRACTOR SHALL COORDINATE NSTALLATION WITH GENERAL CONTRACTOR AND /OR ANY OTHER CONTRACTORS PERFORMING RELATED WORK. 2. ALL PLANT MATERIALS SHALL CONFORM WITH THE MOST CURRENT ADDITION OF THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND SHALL BE OF HARDY STOCK, FREE FROM INFESTATION, DISEASE, DAMAGE AND DISF"ATION. IF THERE IS A DISCREPANCY BETWEEN THE NUMBER OF PLANTS ON THE UST AND THE NUMBER SHOWN ON THE PLAN, THE PLAN SHALL GOVERN. 3. PLANTS SHALL BE PLACED ACCORDING TO LAYOUT WITH PROPER NOMINAL SPACING. EDGING SHALL BE 3 /B' THICK COMMERCIAL GRADE VINYL EDGING. EDGING SHAH BE USED ONLY WHERE IDICATED ON PLANS. NOTE THAT NOT ALL PLANTING BEDS NAVE EDGING. D ALL TREES NOT PLACED WITHIN A MULCHED LANDSCAPE BED SHALL HAVE A FOUR (4) FOOT DIAMETER SHREDDED HARDWOOD MULCH DISH INSTALLED AROUND THE TREE. VINYL EDGING IS NOT REOUIREO AROUND TREES PLACED WITHIN A MULCHED LANDSCAPE BED, UNLESS OTHERWISE NDICATEO. 6. FOUR (4') NCH SHREDDED HARDWOOD MUCH SHALL BE INSTALLED N ALL PLA14TINC BED AREAS, UNLESS OTHERWISE INDICATED. 7. SEED ALL TURF AREAS DISTURBED BY CONSTRUCTION UNLESS OTHERWISE NOTED ON PLANS. 8� O)ANTMTES L15TED ON OVERALL PLANT SCHER)LE ARE TOTAL OUANTITES FOR DESIGN. CONTRACTOR 5 TO PLACE PLANTS ACCORDING TO LAYOUT WITH PROPER SPACING. THE AREA INDICATED AND THE SPACING OF PLANTS SHALL GOVERN FINAL QUANTITIES OVER QUANTITY N PLANT SCHEDU.E. 9. PLANTING SOL FOR BACK FILLING PLANTING PITS SHALL CONSIST ONE CUBIC YARD CF TOP50L TO WHICH HAS BEEN ADDED THREE (3) POUNDS OF COMMERCIAL FERTIUER AND 1/5 YARD OF PEAT HUMUS. 10. SPREAD A MPaMUM OF 4 14CNE3 OF TOPSOL AND SEED ALL TURF AREAS DISTURBED BY CONSTRUCTION. TOPSOIL, WHETHER IMPORTED OR AMENDING THE EXISTNC TOPSOIL, MUST MEET OR EXCEED MPDOT PREMIUM TOPSOIL SPECIFICATIONS (3877). It. THE LANDSCAPE CONTRACTOR 15 TO FOLLOW ALL LANDSCAPE DETAILS AS SHOWN, UNLESS OTHERWISE NOTED ON PLANS. MIX 33-261 MN I�I r .F RATE OF 35 LB5 PEP ACRE. PLANTSCHEDULE - OVERALL :> LEY II 'I I I I I I' I , I II , ,I , I � EX, SCIENTIFIC NAME I i li II II I � �1 I II , BLDG ACNO I I I II I I � II I� ' II 1 ' ' II jl I it NORTHWOOD MAPLE ACER RUBRUIMM 'NORTHW0005" I I II I I II I I; � II i ! , ' jl II IIII I I, B & B SAPC 23 DECIDUOUS TREES A ENLARGED LANDSCAPE PLAN 0 0 s n 45.0 1� � OI W N Ty I i SHRUB PLANTING (TYP) DECIDUOUS TREE 45.0 ENLARGED LANDSCAPE PLAN LANDSCAPE • I. LANDSCAPE CONTRACTOR SHALL VISIT THE SITE PRIOR TO SUBMITTING A BD TO BECOME FAMILIAR WITH SITE CONDITIONS. THE LANDSCAPE CONTRACTOR SHALL HAVE ALL UNDERGROUND UTLITES LOCATED 72 HOURS PRIOR TO ANY DIGGING. THE LANDSCAPE CONTRACTOR SHALL COORDINATE NSTALLATION WITH GENERAL CONTRACTOR AND /OR ANY OTHER CONTRACTORS PERFORMING RELATED WORK. 2. ALL PLANT MATERIALS SHALL CONFORM WITH THE MOST CURRENT ADDITION OF THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND SHALL BE OF HARDY STOCK, FREE FROM INFESTATION, DISEASE, DAMAGE AND DISF"ATION. IF THERE IS A DISCREPANCY BETWEEN THE NUMBER OF PLANTS ON THE UST AND THE NUMBER SHOWN ON THE PLAN, THE PLAN SHALL GOVERN. 3. PLANTS SHALL BE PLACED ACCORDING TO LAYOUT WITH PROPER NOMINAL SPACING. EDGING SHALL BE 3 /B' THICK COMMERCIAL GRADE VINYL EDGING. EDGING SHAH BE USED ONLY WHERE IDICATED ON PLANS. NOTE THAT NOT ALL PLANTING BEDS NAVE EDGING. D ALL TREES NOT PLACED WITHIN A MULCHED LANDSCAPE BED SHALL HAVE A FOUR (4) FOOT DIAMETER SHREDDED HARDWOOD MULCH DISH INSTALLED AROUND THE TREE. VINYL EDGING IS NOT REOUIREO AROUND TREES PLACED WITHIN A MULCHED LANDSCAPE BED, UNLESS OTHERWISE NDICATEO. 6. FOUR (4') NCH SHREDDED HARDWOOD MUCH SHALL BE INSTALLED N ALL PLA14TINC BED AREAS, UNLESS OTHERWISE INDICATED. 7. SEED ALL TURF AREAS DISTURBED BY CONSTRUCTION UNLESS OTHERWISE NOTED ON PLANS. 8� O)ANTMTES L15TED ON OVERALL PLANT SCHER)LE ARE TOTAL OUANTITES FOR DESIGN. CONTRACTOR 5 TO PLACE PLANTS ACCORDING TO LAYOUT WITH PROPER SPACING. THE AREA INDICATED AND THE SPACING OF PLANTS SHALL GOVERN FINAL QUANTITIES OVER QUANTITY N PLANT SCHEDU.E. 9. PLANTING SOL FOR BACK FILLING PLANTING PITS SHALL CONSIST ONE CUBIC YARD CF TOP50L TO WHICH HAS BEEN ADDED THREE (3) POUNDS OF COMMERCIAL FERTIUER AND 1/5 YARD OF PEAT HUMUS. 10. SPREAD A MPaMUM OF 4 14CNE3 OF TOPSOL AND SEED ALL TURF AREAS DISTURBED BY CONSTRUCTION. TOPSOIL, WHETHER IMPORTED OR AMENDING THE EXISTNC TOPSOIL, MUST MEET OR EXCEED MPDOT PREMIUM TOPSOIL SPECIFICATIONS (3877). It. THE LANDSCAPE CONTRACTOR 15 TO FOLLOW ALL LANDSCAPE DETAILS AS SHOWN, UNLESS OTHERWISE NOTED ON PLANS. MIX 33-261 MN I�I r .F RATE OF 35 LB5 PEP ACRE. PLANTSCHEDULE - OVERALL :> LEY Count Name COMMONNAME SCIENTIFIC NAME MATURE SIZE PLANTING SIZE ROOTCOND, ACNO II DECIDUOUS TREES NORTHWOOD MAPLE ACER RUBRUIMM 'NORTHW0005" 50'H r 35 "W 2.5' CAL B & B SAPC 23 DECIDUOUS TREES PRAIRIE CASCADE WILLOW 5AL1X PENTA 'PRAIRIE CASCADE' 45H x 40'W 2.5' CAL B & B CARA 24 ORNAMENTAL TREES CRAY DOGWOOD CORNJS RACEMOSA (TREE FORM) 15'H z 15 "W 1.5' CAL B & B AMCC 20 ORNAMENTAL TREES AUTUMN BRILLIANCE SERVICEBERRY CLUMP AMELANCHER z GRANOFLORA "AUTUMN BRILLIANCE' CLUMP 20'H x 15W 1.5' CAL B & B TIAM 1 36 1 DECIDUOUS TREES REDMOND LINDEN TILIA APERiCANA 'REDMOND' 50'H x 30'W 2.5' CAL B & B SENA 14 DECIDUOUS TREE-5 RIVER BIRCH BETULA MGRA 50'1 r 40'W 2.5' CAL B & B CEOC 3 DECIDUOUS TREES COMMON HACKBERRY CELT15 OCCIPENTAL13 75'H r 50'W 2.5' CAL B & 8 POTR 36 DECIDUOUS TREES allAXNC ASPEN POPULUS TREMULODES 80N z 30'W 2.5' CAL B & B CEOC 79 DECIDUOUS SHRUBS BUTTONBUSH ARONBA MELANOCARPA 'AUTUMN MAGIC' 10'H x 8'W 3 GAL. CONTAINER COSE 104 DECIDUOUS SHRUBS CARDINAL RED OSIER DOGWOOD CORNUS SERICEA CARDINAL" 10'H z 10'W 5 GAL. CONTAINER RHCL 46 DECIDUOUS SH LA35 CUTLEAF SMOOTH SUMAC RHUS CLABRA 1.ACNATA' 8'1 x 8'W 5 GAL. CONTAINER AMAM 37 DECIDUOUS SHRUBS AUTUMN MA61C BLACK CHOKEBERRY Cu3t_ 5'H r 4'W 5 CAL. CONTAINER PIGD 12 CONIFEROUS TREE5 BLACK HILLS WHITE SPRUCE PICEA GLAUCA DENSATA 45'H X 20'W 6' -0' FIT. B & B PNI 48 CONIFEROUS TREES AUSTRIAN FINE PNUS NGRA 50'H r 20'W 6' -0' HT. B & B ABBA 16 CONIFEROUS TREES BALSAM FIR AGES BALSAMEA 4014 x 20' W 6 -0' HT. B & B TMTA I 19 I CONFEROUS SHRUBS TAUNTON SPREADING YEW TAXUS X MEDIA 'TAUNTON' 4'H x 6'W 3 GAL. CONTAINER 1 � Q e Know what: Below. Call before you mg. • • 1 RI :1 PARK PLACE STORAGE CONDOMINIUMS, INC, 6415 C.R. 19 P.O.BOX 326 CORCORAN, MINNESOTA 55357 TEL 612-670 -3077 MUNICIPALITY CORCORAN PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA E 1 CZIA 511E PLAY UTAR LED (NORTH) 02.6 5" PLAN GLARLEU SINN) C2.2 511E RNOTOETRIC FLAN Cal OVERALL CRADNG, DRAIACE, EROSION CONTROL CAA GRADING. DRANALE, PAVNG, t CONTROL EN.ARLT9 (NORTH) 03.6 GRACES, PRANALE, PAVING, d CONTROL ENLARGED (5O1TN) C4.1 OVERALL UTI ITES C4AA UTLIIES EN.ARLEO (NORTH) C4.a UTILITIES bLARGEO (5011TH) 17.1 CIVIL CO UC STRTION DETAILS C7.2 CIVIL COBUCKN TRI DETAL3 C73 LIVL COSRdK110N PETALS LZA OVERALL LAND5CARE PLAN L2.2 ENLARGED LANDSCAPE FLAN L23 EN-ARCED LANDSCAPE FLAN LZA EN-ARCED LANDSCAPE FLAN 0.1 LANDSCAPE PETALS BY IATEOB.71L16 la,.a c��c eol l /lh� Ds.e P. Lvn Lr<m - 429N �yi I. c1�o ..nal4ry x,lC OR�ada IF THE WHATIIRE. SEAL 01 HOAR U%S OBTECRYA -E /JS LOT 119&E TIC Slit El HAS BEENREVR00UCE0 DEY010MUn-.n l H RCAOAExY AIN LS IO TONOERA t'AUD DOCl0.lflfi.tT rxc mIRKT TlE EVLD,EER 10 REQUEST ADd90NtL DIX]A,DIl$ CITY SUBMITTAL 08.22.2016 L A N ® F O R M From Site to Finish ® • • • 105 South Fifth Avenue Tel: 612.252-9070 Suite 513 Fax: 612 - 252.9077 Minneapolis, MN 55401 Web: landlorrn.net FILE NAME L204PJ0252 PROJECT NO, PJ000205Z 3 -5r DNA. OF SOL BALL DOUBLE STRAND 14 GA. WIRE - 3- 0 120 DECREE INTERVAL-5 (TYP.) 16' POLYPROPYLENE OR POLYETHYLENE (40 ML, 1 -1/2' WIDE STRAP TYP.) TREE WRAP TO FIRST BRANCH (SEE SPECFCATIONS) TREE TO BE PLANTED WITH ROOT FLARE EVEN, WITH SDI. UN, OR FIRST MAJOR BRANCHING ROOT ONE NCH BELOW SOL LINE. F ROOT FLARE LS NOT APPARENT IT MAY BE COVERED BY BURLAP OR SOL. ADJUST PLANT AS NEEDED TO MAINTAIN APPROPR)TE DEPTH. FLAGGING - ONE PER WIRE FOUR (4') INCHES MAX. SHREDDED HARDWOOD MULCH CUT TOP OF WM BASKET 113 (MN.) FROM TOP OF ROOTBALL CUT TWINE FROM AROUND TOP 1/3 (MIN.) OF ROOTBALL' CUT AND ROLL BACK BURLAP 113 (MN.) FROM TOP OF ROOTBALL. EDCE CONDITION VAR)ES (SEE SHEET L2.1) PLANTING SAL (SEE SPECFCATION5) TOPSOIL. (SEE SPECFCATIONS) 500 (SEE SPECFCATn,5) 2' X 2' X 24' WOOD STAKE SET AT ANGLE SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING NOTES: INSPECT FOR ENCIRCLING ROOTS TO MITIGATE FUTURE STEM GIROLNG. REJECT ANY TREES THAT ARE SEVERELY AFFECTED. TWO ALTERNATE METHODS OF TREE STAKNG ARE LLU5TRATED AND TO BE UTLJZEO ONLY F NECE55ARY. MAINTAIN TREES IN A PLUMB POSITION THROUGHOUT THE GUARANTEE PERIOD. SEE SPECIFICATIONS SECTION 02900. DECIDUOUS TREE PLANTING NO SCALE 13' -0' STEEL STAKE ON THE SDE OF PREVALNG WIND VARE5 MOUNDED SLBGRADE J AREA OUC FOR PLANTING 2 -3x OVA. OF 50L BALL AREA OUCED /TLLED - TO PROMOTE ROOT GROWTH 3 -5r DNA. OF SOL BALL DOUBLE STRAND 14 CA. WIRE - 3' ® 120 DEGREE INTERVALS (TYP.) 16' POLYPROPYLENE OR POLYETHYLENE (40 ML, 1 -1/2' WIDE STRAP TYP.) TREE TO Be PLANTED WITH ROOT FLARE EVEN, WITH SOL LINE OR FIRST MAJOR BRANCHING ROOT ONE INCH BELOW SOL LINE. IF ROOT FLARE 15 NOT APPARENT IT MAY BE COVERED BY BURLAP OR SOL. ADJUST PLANT AS NEEDED TO MANTAN APPROPRIATE DEPTH. FLAGGNG - ONE PER WIRE FOUR (4') INCHES MAX. SHREDDED HARDWOOD MACH CUT TOP OF WIRE BASKET 113 (MIN.) FROM TOP OF BALL CUT TWINE FROM AROLt V TOP 113 (MN.) OF ROOTBALL. CUT AND ROLL BACK BURLAP 113 (MN.) FROM TOP OF ROOTBALL. EOCE CONDITION VARIES (SEE PLAN) PLANTING SOL (SEE SPECIFICATIONS) TOPSOIL (SEE SPECIFICATIONS) 2' X 2' X 24' WOOD STAKE SET AT ANGLE 5CARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING NOTES: INSPECT FOR ENCYRC NC ROOTS TO MITIGATE FUTURE STEM GIROUNC. REJECT ANY TREES THAT ARE SEVERELY AFFECTED. TWO ALTERNATE METHODS OF TREE STAKING ARE ILLUSTRATED AND TO Be UTILIZED ONLY F NECE55ARY MAINTAIN TREES N A PLUMB POSITION THROUGHOUT THE GUARANTEE PERIOD. SEE SPECIFICATIONS SECTION 02900. 0-- CONIFEROUS TREE PLANTING NO SCALE 0 0 z s n TOP OF ROOT TO Be LEVEI FLASHED FINISHED SEE SHEET L2.1 MULCH AS SPECFEO FOR PLANT MATERIAL. / ON SHEET L2.1 EDGE CONDITION VARIES. # SEE SHEET L2.1 BAD SLOPE •.PLANTING SOL DEPTH Cf BASW. ECHTEEN (LLB') NCH DEPTH SEE SHEET C3.1 6' PERFORATED UDERDRPIN LNCOMPAC7ED SL6GRADE FILTRATION BASH 44FLAN7ING SOL MX 50Y. SAND 20Y. ORGANIC 30Y. 70PSOL FILTRATION BASIN NO SCALE PLACE PLANT AS SHOWN ON PLAN MULCH (SEE SHEET 1-2.1) PLANTING SOIL (SEE SPECIFICATIONS) EDGING (SEE SHEET L2.1) REFER TO LANDSCAPE PLAN FOR GROUNOCOVER OUTSIDE SHRUB BED EXISTING 51JBGRADE SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING. O S: F ROOTS ARE PRESENT AROUND TI-E EDGES OF ROOTBALL, UNCOL OR CUT AS MANY AS POSSIBLE WITHOUT OESTROYNC SOL MASS. (SEE SPECIFICATIONS) 0-- SHRUB PLANTING NO SCALE PARK PLACE STORAGE CONDOMINIUMS, INC, 6415 C.R. 19 P.O.BOX 326 CORCORAN, MINNESOTA 55357 TEL 612 670 -3077 MUNICIPALITY CORCORAN nlllg.� PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA CONTROL rSA1RLED (NORTH) C3.91 QUAdG. PRANAGE, PAVNG, CONTROL ENLARGED (5WTH) C4.1 OVERALL UTUTE9 CCIA UILITE5 ENLARGED (NORTH) C4. e UTLFIES EN -ARCED (50UTH) C7.1 QVL C"TRUGTM DETALS C7.2 QVL COSTRICD N DETALS C7.7 QVL CONSTRUCTION DETALS L2.1 OVERALL LAfDSCAM PLAN L2.2 ENJRLEO LAFDSGAPE PLAN L29 ENL RGE0 LMaSCAPE PLAN L2.4 EN.ARLED LAIZJCAPE PLAN L7.1 LANDSCAPE PETALS CONTACT EhDIREER f DR ANY PRIDRFSTDRI, M1E 6sAI -w RMl N JAN 206 QTY SLBNTTAL ONG: 31 ANY 2016 QTY SMUT AL cNC - O2 AUG 2016 QTY 5LBPFTTA.-9EV. RCH 22 AL 2016 QTY SL0MTTAL-4tEV. Rai: BY MITE [9ZZZ�ifi IM1cre[y ✓rtF�t.r. ,F- RU�was Tre , 02 +e nv A,r1 Lam.. -r:�� 4292Ei o -.� �olcn.5n�'. tYet -.L.d wt•,: c! BTIiES INNRL5EAEORFOURU %TSWELTLY7E01'EAREICT %W—TMSIEETRASBEENREPp EDME ONTEOED PtADADnITY AWD L5 R0 LOWERA VAUD DOCIARNT.PLEASE minrc PIE MMER TO REDDEST ADgi10 DONFIDITS CITY SUBMITTAL 08.22.2016 L A N D F O R M From Site to Finish ® • IS a 105 South Fft Avenue Tel: 612 - 252-9070 Suite 513 Fax: 612 - 252 -8077 Minneapolis, MN 55401 Web: landfi3rm.net FILE NAME L701PJ0252 PROJECT NO. PJ0002052 w S89 *55'52" i ,moo 1010 1 '0 'p 1064 I PARK PLACE STORAGE CORCORAN CORCORAN, MINNESOTA \ -------------------------------------- - / 384.0 120.0 I C lose _ GONCEF'1UAL I CO CONCEPTUAL co / O BUILDING A o 1 00 5 o I l l FF3331�8� FFE 1056.00 �0 120.0 W/ / / 324.0 O .., L0 / \ \ n CON i�TUAL I — — O� O __� / � � � U � - - - - -- SUILDINGCO (I COO 60.0 FFE . 105a0� I I I� \ -I I I I I I ------- ---------- ------- --- ---- I ( ( I I — — r---------------------- N&9°55'52 "F - -ry�7 1: 01- --- -------IrI I II I I I I —/ -- \ — \ — ------------ - - - - -- — \ 1 I I I I I I 89° 5'52 'W 1 1058 � 0.00 200-- _------ - - - - -- — — — — — — — — — — R=05100 -- 48.0 200.0 Q. --------------- BLDG BLOC .0 --- __- - - - -_ — — — — — — — — — — — — — — — — 90.0 I I— =-- - -- I \ I --T - -- \'� - — — — — — — ---- - - - E B�UODING D DING G OIJROPOSED N IIpaO 5F 25.9206, 2320 SF 31b80 SF FEE . 1051.00 FFE • 1051.00 I \ I I EX. I I E %. o I BLDG BLDG BLDG I } . BLDG ( I� \ \ \ I {p m — — �p CO l I I 45.0 I i WATER TANC61 FIRE L - - -- 'i fi!`7P5 LOCATICN I 90.0 j I I 60.0 I .� I I I 90.0 I rn EX. E %. EX. I I E %, I I I BLDG BLDG BLDC Bwc I I I j H 90.0 rH90,0 60.0 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 PF20F'OSED F ROP05ED F'PDF'OSED I ` I O BUILDING I O BUILDING J O 5UILDING K I _ 0 25,920 SF »T _ 25,920 SF _ 31,290 SF EX. E %. EX. 1 EX. ( I I N FFE .1051.00 n m FFE • 105100 to to 1 1051ID0 � BLDG [ ewc BLDG i BLDC I I I I � q o $ I I � IL I I I _ 90.0 90.0 EX. [ EX. I EX. ELDC t BLDG ( BLDG ' k L — — — — k - -- i .. 140.0 -- -- I I II ( O I I' I 200.0 I n � I o L_ ------ - - - - -- N89 °45 56" I ---------------------------- - - -- -- - - - -' -105 - - - - -- - -_ i 103/ a /Oq� 1050 1051 105 —, PAGE No. 1 ( BLDG I • • • • NORTH ► .► 120 0 0 FIRE TRUCK TURNING MOVEMENTS 08.02.2016 LandbrrrPand She to FinisPare registered service marks ofLandform Professional Services, LLC. PARK PLACE STORAGE - BUILDING H CORCORAN, MINNESOTA GENERAL NOTES: i. ALL STRUCTURAL METAL FRAMING (PRIMARY & SECONDARY FRAMING) IS DESIGNED BY METAL BUILDING MANUFACTURER (PRE - ENGINEERED METAL BUILDING OR "PEMB "). STRUCTURAL METAL FRAME SHOWN IN ARCHITECTURAL DRAWINGS IS FOR REPRESENTATION ONLY. VERIFY SIZE & LOCATION WITH PEMB DRAWINGS. 2. ALL NEW STEEL STUDS FOR PARTITION FRAMING SHALL HE MINIMUM 2' -0" O.C. 20 GAUGE. INCREASE GAUGE AS NECESSARY DUE TO HEIGHT, THICKNESS, BEARING, ETC., REFER TO STRUCTURAL. 3. CARPENTER TO PROVIDE BACKING FOR GRAB BARS, BATH ACCESSORIES, TOILET PARTITIONS, A MILLWORK. COORDINATE WITH MILLWORK CONTRACTOR FOR BACKING LOCATIONS. 4. CARPENTER TO INSTALL ALL DOORS WITH HARDWARE, BATH ACCESSORIES, TOILET PARTITIONS, & DOOR SIGNAGE. 5. FRAMFIFURR OUT COLUMNS IN OFFICE AREA TO SMALLEST PROFILE. 6. ALL DIMENS€ONS FOR INTERIOR PARTITION FRAMING IS TO CENTERLINE OF WALL UNLESS OTHER WISE NOTED. 7. ALL DIMENSIONS FROM THE EXTERIOR START 1 END ON "STEEL LINE" UNLESS OTHERWISE NOTED. B. BOILER ROOM TO BE 1 HOUR FIRE RATED CONSTRUCTION IF BOILER IS GREATER THAN 400K BTU'S, 9. MECHANICAL, ELECTRICAL, AND PLUMBING TO BE DESIGN BUILD. f0. MECHANICAL, ELECTRICAL, AND PLUMBING DESIGN BY OTHERS. ALL WORK SHOWN ON ARCHITECTURAL DRAWINGS THAT IS MIEIP IS FOR REFERENCE ONLY. SEE ALL NOTES FOR ADDITIONAL MIE /P INFORMATION 11. ROOF PENETRATIONS SHALL BE TO AN ABSOLUTE MINIMUM. IF POSSIBLE, KEEP ALL EQUIPMENT OFF OF ROOF. 12. VERIFY MECHANICAL, ELECTRICAL, AND PLUMBING EQUIPMENT LOCATIONS WfTH GENERAL ANDIOR OWNER. 13. GRAB BARS TO BE SUPPLIED & INSTALLED BY PLUMBER. 14. BATH FANS, GAS PIPING, THERMOSTATS TO BE SUPPLIED & INSTALLED BY MECHANICAL. 15. ALL CONTROL WIRING TO BE BY ELECTRICIAN. 16. VERIFY ALL EXTERIOR WALL PENETRATIONS LOCATIONS WITH GENERAL. 17. ELECTRICAL TO ENSURE PROPER LIFE SAFETY LIGHTING, EMERGENCY LIGHTING, AND EXIT SIGNAGE TO PROVIDE AS ACCESS TO EXIT(S), 18. ALL BATH MIRRIORS TO BE SUPPLIED BY GLASS CONTRACTOR. 19. ALL HANDRAILS, IF ANY, ARE TO BE INSTALLED AT BOTH SIDES OF STAIR AND/ OR RAMP. 20. ALL TRADES SHALL COMPLY WITH ALL APPLICABLE NATIONAL, STATE, AND LOCAL BUILDING CODES 21. ALL TRADES TO CALL FOR THEIR OWN REQUIRED INSPECTIONS & MUST OBTAIN ANY REQUIRED PERMITS_ -- - - - - - DESIGN CRITERIA: 1. STRUCTURE DESIGN SHALL COMPLY WITH BUILDING CODES REQUIRED BASED ON BUILDING LOCATION. 2. DESIGN WIND LOAD: BY METAL BUILD €NG MFR, REFER TO PEMB PLANS. 3. SNOW LOAD: BY METAL BUILDING MFR, REFER TO PEMB PLANS. 4. ROOF LIVE LOAD: BY METAL BUILDING MFR, REFER TO PEMB PLANS. 5. ROOF DEAD LOAD: 3 PSF (3/4" MTL LINER, 2" ISO RIGID, W EPS RIGID, & SSR PANEL) 5, COLLATERAL LOAD: 2 PSF 7. MEZZANINE LIVE LOAD FOR STORAGE: 125 PSF 6. MEZZANINE LIVE LOAD FOR OFFICE: 70 PSF 9. MEZZANINE DEAD LOAD BASED ON CONCRETE THICKNESS, REFER TO STRUCTURAL. SITE & BUILDING CODE REVIEW: 1. CODES: 2. AREA OF SITE: 3. AREA OF BUILDING: 4. AREA OFMEZ7AN €NE: 5, BUILDING CONSTRUCTION TYPE: 6. BUILDING OCCUPANCY GROUPS: 7. AUTOMAT €C FIRE SUPPRESSION SYSTEM: B_ SEPARATION BASED ON OCCUPANCY GROUPS: 9. ALLOWABLE FLOOR AREA (TABLE 503): 10. FRONTAGE INCREASE BASED ON PROPERTY SIZE AND LOT LINE LOCATIONS: 11. INCREASE FOR AUTOMATIC FIRE SUPPRESSION SYSTEM: 12. TOTAL ALLOWABLE FLOOR AREA: 13, OCCUPANT LOAD: 14. PLUMBING FIXTURES PROVIDED: i5 P1 IIMRINr. FIXTIIRFF Rr0l;IRFD' Sheet List Sneer Number Sheet Name MARKERS A7 Az Cover Pwe Ode Review _ _..__..........._,,... ..- ..,.. ...... ..... ... ._., ..... Eaeaor Elevatbn a Aj - Fel s FI -Plan A5 Reildlag SedIo A5.} D.IalsiW. Types AG AG.1 Repack# 0655 Plan _ TOa.V d8alhraans8larerior Em..tbne A7.1 C1.1 Shcedules Sae Plan EIA Ekatkal Wan L1.1 LaMScap. Plan A1.1 Mech. -TPlan sg,i 51.1 Foandarnn Roon Framing TAG TAG MARKERS LEGEN _ROOM ooa NAME waLL # � "N", # ON 8 LETTER -.- CENTER LINE GRID RIGID INSULATION/ FOAM PANEL �- ROOM -ROOM NUMBER � WALL CfUD #OR terreR � CONCRErE ILI12•-- -stDPE DOOR WALKDOOR - --- STEEL LINE GRID ERRTN /FILL DEFINES SLOPE 2f- DETAIL# �- SLOP✓= DIRECIIO 41?NDOW LETTER WINDOW PACE# - EXPANDED FOAM N LOCAxow i Atf 3 INTERIOR ELEVATION MARKER INSULATION SAND / GRANULAR Fitt HN NAME DEFINES -z ." DOOR #01111 t- HEIGHT 2(rK IT --ODON DOOR OHD"_�O 4 DETAIL# oa0000 Qo0�6no° ROCKFILL 2Ir g- rxe+Oxr SPOT R TYPE 1l SECTION FINISHED WALL /GYP Al Pace# MASONRY BLK OR BRICK oeTA+L_# I CALLOUT /DETAIL qM RKER STEEL Al -� EXTRUDED RIGID PAGE# INSULATION -- •• -••-- GUARDRAIL M%5MM BAFT INSULATION KIEHM ClINSTRLICTI ❑N INC. El 15 2201. -ST-1 w LAKCVIL-, Mm 55044 I ❑rr�c E:19 5214 6 9 -5f ❑P FAX19521469} 24❑ C ___PLAN REVISIONS PREVIOUS REVISION OATES. ! &1 I6 01 G DEG _ $ j Cd Z I d) O @ U O O O U) O O m U a L FL > Y O U Al Prg,,cl #Pro /ect Number Date a•ra -rs Scale N K U b •a Ho 0 East Exterior Elevation FLAT F. x POSEDAGGRFGArE 41030 GRAY AGGREGATE FLAT EXPOSED AGGREGATE 4IGI0 RED AGGR {GATE ....................... .. FLAT EXPOSED AGGREGATE - M T T KIEHM CUNSTPUCTI11N INC. I B41 5 2201_- STREET W LAKEVILLE. MN 55044 OFFIrc:(9!i 21469560❑ �� ' Fq %I9521a6' -3 -1 Z40 i www,KClFIIJILl]S.GOM j 11 .� xcsc�ve .rE I wee« =�.•.z n s •. I' PLAN REVISIONS E IIII/ PREVIGUSREVISIGNUATES. ..?•G� c :I • &1.16 �o m S South Exterior Elevation FLAT EXPOSED AGGREGATE -- rLAT EXPOSED AGGREGATE - - -., C10130UFF AGGREGATE �� A1013 nurr AGGREGATE North Exterior Elevation � n LLO � W n ¢ b ul � � O 90 �G G p I i3J 3 C 4d 7 C m Z _O � C � Q r� W L U L O .0 U X U (b U w a Y o� .................. a North Exterior Elevation � n LLO � W n ¢ b ul � � O 90 �G G p I i3J C 7 C m Z _O � C � Q r� W L U L O .0 U X U (b U w a Y o� �o a A2 Pr*dAproject Number Oa1e 848 -16 sw� 1:150 F - b G 30' -0' 30 -0' 24 -6 1 30 -0' f _, 24!_e' -T ___., „__.......... �P'"0' ' 24'-0' 1 30''0 24' -0' ' 24' -0' 1 311.0' 30'-0' l , First Floor Plan as 1116'' = 1' -U' LJ 4 1Y Typical Private Restroom Detail Aa 1M" =1`-V' lis 000 KIFHM CLINEiTRUCTIEIN INC. 241 5 2;,DTH STREET W LAKLVII.�E, MN SSO44 ❑FFICE:(9 5214 fi 9 -5600 FAx(g 5 2146 9- 1 2 d WW W.KCI9ll1�L�5. L`Clni j` y ure w rrec er u. ..�.ys PLAN REVISIONS PREVIOUS REVISION DATES_ 0.1 -16 cool no C Z n O Cu O //0 0 H vJ 0 In U LL d LL A3 voted @Project Number Dale 8.1846 As indicated - &Mgh [ale reeignt___._ ,ia .2 1rz- ;nv Care Heighl� r F n�shcd Fbo 3ii3l 333333 !9333ii3333i3i33i3i33v3ai3ii iii: i33i333i31i3333i333i3333i3iAiiiii3333i3i33333i li33viiii 3i33i !vv3i333s3i33vi3iiiai33:l iii :3333i3i3i33i3iG333i33Aaiiii3i 3i 33ii 3i3iv3iiaii3 3iiv3v.. Fiiiii ....... .. ro'.o v -o 1'1", No11h Exterior Umlio. KIEHM CONSTRUCTION: INC. ..... f B 4 1 5 22.[3 s Er W LAKEVILI.E. HN 55D44 D".—(9 FAX{ 9 5 2 }469- 1 240 ' .KCie wco s.cn�r 1` PLAN REViStONS. ,.. PREVIOUS REVISION OAlE1. B_ttfl IxLh EI8 , Finished Fbor r,09 2 East Exterior Elevation A3 1" =10'9' qU Ea_veNe'ght _, -, 4' FfrthW Floor_____ PR f 3 `SoulhEx(eriorElevation SIR D V1,. = 10'-,.� SGT Ow�VO Y 0) C a '-. U) � C m Z O U 9.......,.. . .... ...._,.. .... .. C (a ... U 0 y r ' -, x4 . 4 ED 6X O ` U }, ....... �,` W x ce..._,..._. L LL IxLh EI8 , Finished Fbor r,09 2 East Exterior Elevation A3 1" =10'9' qU Ea_veNe'ght _, -, 4' FfrthW Floor_____ PR f 3 `SoulhEx(eriorElevation SIR D V1,. = 10'-,.� SGT Ow�VO Y 0) C a U) � C m Z O 1 C (a cu 0 ED O U U }, x W x L LL A3 P;gea #Project Number Date 8 -16 -16 ��8 Asindicated i.,.. 24 -D' 24' - 0- 3n' 4' 24' -D . 30 0' 24' - ` T- 00143 ,103 s;�� p01n4 ,IOd, - #diu i°5' 40106 lim aD1f1] s07 .'T ...2 40506 �3146j t 401°9 109. x0110 `7- do1°ln m1A aotoz 141 , r ` - _ ... .., - -: _ _ _ _ < — 24'X 16' - 18'X I¢' 18'X 16' 24'X 14' 59X 14' 22'X 14 16'X14' 18 %14' IS- 2d'X 14' 181;14' -11❑ l OHO pHp DHD 011D 04 {p OHD 0110 OHO 1 OHO 07 {D S. ...... ,.... .. ._..,_....._ I II 1 ' I 1nit II nit Unit Unit .r Bl 6� tii o l• '.......3 �.._ Unit Unit LIM Unit Unit -I Dnll UNIT a r I ` Ards 11at I, L� � - Ydr t 1 � t9a ll �___8_ 0 8'_4' _ 9 0.._ ( A Il AS wasHSnr �.., Lnise I Una =�� �n4 jlu 1�1 e`er AS , .,... _:...3 .___.__. Iii �b ;,- �_ - -- - - - - -- l a ° raE sapufng m loin Xrii m U -;ii= Srtu I' �x,� l Ib Unit jf'14 401016 80119 f8'X 16 lax 14' ORD 0HU - -- '.- .- - -.... 1019 - -. - -.. _.. - -. - -- F -0' III 1 1 8' -01 I! unit Unit 1,1„C 1i.4 III "it Unit v Unll UNiT 40110 40117 00116 NOT 15 do 114 113 4 40112 00111 24'X14 iB'X 74' ZOHO4 1. O4U I 1OHO4 l A5 °Hp 1DHU ZORD4 111) ONO OHU___.. 116• _ _ �715� 114 _.....\ —_ —_— 113 _ llz I 30 -0' 4' -n' 3D' 0' 24' -7 24 ---_, �,._._. �......_...,,- � _ ...._.__ f _...._ 30r 0- 25B' -4- a 11 s s � s s is yl Al -074,p 041 5 220TH STREET W LA EV ILLE, MN 55044 OFri.1n.I95Z)459 5150❑ FAXI95ZI469 1 240 KG OUIL05 COtt PLAN REVISIONS • PREVIOUS REVfSIOH GATES �1 -I6 NO 150 1 L4pJ VJ C •�-�y�a C W Z� rtrt� 1 C W � C � ` O � 0 U LL L 4-.r O L 0 U LL nM I..l- Y cu d _A4 Pf*d Wrojec! Number Daw � 8 -18 -16 As indicated 7B•XFie'CLEAR 3 46•X 30'CLEAR FLOOR SPACE FLOOR SPACE {WATER CLOSET} 0 (HAND SINK) 401- X 30' G4EAR i . I FLOOR SPACE - (URINAL) 36'X36• PROPOSED SHOWER r-2 Typical Private Reslraom A4 114" = 1' -0" F -0' III 1 1 8' -01 I! unit Unit 1,1„C 1i.4 III "it Unit v Unll UNiT 40110 40117 00116 NOT 15 do 114 113 4 40112 00111 24'X14 iB'X 74' ZOHO4 1. O4U I 1OHO4 l A5 °Hp 1DHU ZORD4 111) ONO OHU___.. 116• _ _ �715� 114 _.....\ —_ —_— 113 _ llz I 30 -0' 4' -n' 3D' 0' 24' -7 24 ---_, �,._._. �......_...,,- � _ ...._.__ f _...._ 30r 0- 25B' -4- a 11 s s � s s is yl Al -074,p 041 5 220TH STREET W LA EV ILLE, MN 55044 OFri.1n.I95Z)459 5150❑ FAXI95ZI469 1 240 KG OUIL05 COtt PLAN REVISIONS • PREVIOUS REVfSIOH GATES �1 -I6 NO 150 1 L4pJ VJ C •�-�y�a C W Z� rtrt� 1 C W � C � ` O � 0 U LL L 4-.r O L 0 U LL nM I..l- Y cu d _A4 Pf*d Wrojec! Number Daw � 8 -18 -16 As indicated �Hi4n -E— Heigh { .............. %rA -z 1W I.., Faye ue9mL omonedFwor _ eiii�lHig ie3 :iii. I3] 3. : » :1. :��I J .�. :.:o ::. : :..::::I: I ia;.. 1 ..... I T 1 J �L......_ FmsnednourS EM ......... ......... ......... ........ I 1 North Exterior Elevation Aj us„ _ t,_p„ N 2 East Exterior Elevation k.21/ 1" = 10'-0" �LOpr E,a „ye Heighl. ,_ _ 4° FL FCC__,..__, u 6 t a 1 South Exe6or Elevation M �GOl Gp LL 0) t✓ V) G m Z O t M L L W O O L U) a O O O U a) � � c W EL co a A3 Prgea KPtoject Number Dare tl -16.16 x11. As Indicated C� OE- 'IT �Z T F' 30 - 0" 24 . 0- 24' 4- Xr - 0" 5 6 -. - 7 tl9 28p' 0- 24' 0 7p' - p' 24' • 0' - 24 - 6' 10 ii rl - 24' . 0' 24 p" 30' -O' [ 24' -0' 24'-Q' # First Floor Plan A4 1"= 10' -[Y' -t?4L V 114" = 1' -0" - >Y 1/ AI 1( I � N KiEHM CONSTROCTIONI INC. 7! 641 5 22DTII STREET W LAKE -LLE, MN 55044 E ❑FFIGE:(9521469 -560❑ FAxf9521469.1 24❑ W— W.KG16iJI Lf)S.COM 3 , PLAN REV €SIONS PREVIOUS REVISION DATES' GG� in Z I C a � C O O O 4-1 U LL U U L L) U LL co a a A4 Pioien nProJect Number Dale 8 -18.16 Sala As Indicated 76•xS0•CLEAR - - -4a•x 3p'CLEM FLOOR SPACE - FLOOR SPACE {WATER CLOSET] ND SINK€ 48' x 3p" CLEAR- FLOOR SPACE (URINAL) ........ .. :.. ... .. 36•x36..,._. PROPOSED SHoWER >-21 Tvoiwl Private Restroom V 114" = 1' -0" - >Y 1/ AI 1( I � N KiEHM CONSTROCTIONI INC. 7! 641 5 22DTII STREET W LAKE -LLE, MN 55044 E ❑FFIGE:(9521469 -560❑ FAxf9521469.1 24❑ W— W.KG16iJI Lf)S.COM 3 , PLAN REV €SIONS PREVIOUS REVISION DATES' GG� in Z I C a � C O O O 4-1 U LL U U L L) U LL co a a A4 Pioien nProJect Number Dale 8 -18.16 Sala As Indicated Mohagen Hansen Architectural 20 Group PARK PLACE STORAGE CORCORAN, MN FILE COPY !6 -�02 aA3kj Park Place Storage Condominiums Inc. 6415 County Road 19 Corcoran, MN August 1$t, 2016 Park Place Storage Condominiums is proposing a development to be located at 6415 County Road 19, Corcoran, MN. This proposal is for 21 acres and 9 buildings and an estimated 216 units totaling approximately 211,000 square feet of storage condominiums. The buildings along 19 will be a Fabcon panel "see picture" with a 100' setback off of County 19. The Landscaping will incorporate many different types of trees and features to help accent the design features in the buildings. The site has been commercial zoning in the past and has been filled and graded. This request is for a variance, conditional use permit, rezoning of the property and approval of the site grading and erosion control plans. Park Place Storage Condominiums has developed the parcel to the West and has 189 units in 18 buildings totaling 170,000 Square feet. All of the new units will have a fire suppression system installed , with restrooms in about 60 of the units. These units will be priced at $105 -150 per square foot and will have custom finishes through -out. The project development for this parcel will be around $23 million and will bean asset for the community. The new facility will have a Wash Bay open to existing and new unit owners. All of our new sites have added this wash bay amenity and it has been a great hit with unit owners. The current unit owners have seen a more than doubling of their initial investment and this capital appreciation is directly related to the ownership of units and how we manage for long term value. The phasing plan is attached and we will grade the entire site in the first year including construction of buildings A, H and G. The second year we will be working on buildings K and J and completing the project in the third year with buildings E, F and I. Buildings A, H and K will be concrete Fabcon type buildings that are 24' tall and will give a very nice designed appearance. The overall appearance of the panel is very clean, with design accents throughout. The interior buildings will be screened by the Fabcon buildings and will be constructed with steel. These buildings have garage doors on both sides of the building but will not be visible from public streets. A sample of the building material has been provided. The clubhouse facility will come back for final design approval and will only be used by unit owners. The property is guided Light Industrial on the 2030 Future Land Use Plan. The property is currently located within the Metropolitan Urban Service Boundary (MUSA) and zoned Urban Reserve District (UR). The rezoning of these parcels to Light Industrial is consistent with the Land Use Plan in the Comprehensive Plan. The proposed development is fully utilizing the entire site and the applicant will agree to hook up and pay all area charges and connection fees upon connection to municipal infrastructure. We are asking for a Variance to develop before city services of sewer and water. We have designed the services needed so that when city services are available we can hook up and discontinue the onsite facilities. All of the temporary utility services will be paid for by the developer and owners. Declaration and Bylaws will require the connection of utilities to the city service when available at the owners expense. Because of the limited use of the restrooms and water we will be servicing the bathrooms off of tanks which are designed to be hooked up to city services when available. We currently use this same system at our Mike Storage Condominium site and have 100 bathrooms with very little water being used. This limited use is because of the nature of the Condominium ownership and this being a storage site. We contract out all of the maintenance of the facility and only have Park Place employees on site to manage the day to day operations as needed. The property to the south is guided Commercial, zoned Community Commercial (C -2) and developed with older commercial uses. The property to the west and east (across CR 19) is guided Light Industrial, zoned UR and is an existing farm. The property to the north is guided Rural /Ag Residential, zoned Rural Residentaial (RR) and developed with homes on large lots. The property to the east (across CR 19) is guided Light Industrial and is an existing farm. This use is great for buffering other properties more intensive usages. This development will have a Master Association and will have a Board of Directors and governing documents similar to the existing project. I've attached the Bylaws and Declaration from the existing units and new proposed documents as well. The Conditional Use and specific standards of Section 1040.125 Subd. 4, B is written into the governing documents of the Association. There will not be an Onsite manager at this location as security is handled by other systems surrounding the facility. These facilities will be used in the same fashion as the current storage condominium and will have very little traffic and noise. Park Place Storage currently has 8 locations in Minnesota, Wisconsin and Ohio. Corcoran was our first location in 1999 and the concept has taken off. We have a great customer base and have loved working in and around Corcoran for the last 17 years. This Development will be constructed and maintained to the highest level and will be a wonderful addition to the City of Corcoran. We would like to thank you for your consideration of our project. Paul Jorgensen President Agenda Item: 7_b. • L A N d F 0 R M From Site to Finish • • 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: August 23, 2016 for the September 1, 2016 Planning Commission Meeting RE: PUBLIC HEARING. Comprehensive Plan Amendment for Lennar Corporation for 6- acres located at 6635 County Road 101 (PID 36- 119 -23 -14 -0001) (City File 16 -022) 120 -DAY REVIEW DEADLINE: November 19, 2016 1. Application Request Lennar has submitted a request for a Comprehensive Plan Amendment to the 2030 Future Land Use Map. The Comprehensive Plan Amendment requires a public hearing. Homestead Partners submitted a concept plan for a development that was reviewed by the City Council earlier this year. The City Council provided non - binding advisory comments. Lennar is proposing to proceed with a similar request. 2. Context Zoning and Land Use The property is currently guided Existing Residential and zoned Urban Reserve (UR). Surrounding Properties The surrounding properties to the south are guided Low Density Residential and zoned Planned Unit Development (PUD) for the Ravinia development. The properties to the north and west are guided Existing Residential and zoned Urban Reserve (UR). The property to the east is located in the City of Maple Grove. Natural Characteristics of the Site The site is currently developed with a single family home and accessory buildings. There are a few scattered trees on site and Hennepin County identifies two "potential wetlands" on site. 3. Analysis of Request Level of Discretion in Decision Making The City has a relatively high level of discretion in approving or denying a land use guide plan amendment. The land use plan is a major element of the comprehensive plan. The land use plan is Landfori SensiblyG, eO and Site to Finish® are registered service marks of Landform Professional Services, LLC. • ! the city's long -range planning tool that indicates what type of development should occur on all land within the City. In other words, it is the City's plan for how it wants to direct future development and growth. The City Council may guide property as it deems necessary to protect and promote the general health, safety and welfare of the community. Comprehensive Plan Amendment The request from the developer is to reclassify the property as Low Density Residential, so that the property could then be rezoned to PUD and incorporated into the Ravinia Development. This would require that that property be reguided through a Comprehensive Plan Amendment from Existing Residential (0.51 units per acre) to Low Density Residential (3 -5 units per acre). The change would help the city continue to meet the Comprehensive Plan density goals. This requires a Super- Majority (4/5) vote of the City Council and the request must be submitted to the Metropolitan Council for review. The Metropolitan Council will review the plan amendment to ensure that the City's density goals are met. The Comprehensive Plan is a living document and when the City finds evidence to support a change to the plan, the City Council has the discretion to make a change. The City should consider the following issues when reviewing a Comprehensive Plan Amendment request: • The extent to which the location criteria of applicable existing or proposed land use plan classifications are satisfied. • Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including, but not limited to, whether new information has become available since the Comprehensive Plan was adopted that supports re- examination of the plan, or that existing or proposed development offers new opportunities or constraints that were not previously considered by the plan. • Whether or not the change is needed to allow reasonable development of the site. • The relationship of the proposed amendment to the supply and demand for particular land uses within the city and the immediate vicinity of the site. • A demonstration by the applicant that the proposed amendment has merit beyond the interests of the proponent. • The possible impacts of the amendment on all specific elements of the Comprehensive Plan as may be applicable, including, but not limited to: • Transportation • Sanitary sewer, including existing and proposed sanitary sewer flows as compared to the adopted plan; • Housing, including the extent to which the proposal contributes to the City's adopted housing goals; • Surface water, including compliance with the City's goals for water quality as well as water quantity management; • Water supply; • Parks and open space; and Lennar Comprehensive Plan Amendment (16 -022) September 1, 2016 • • • Consideration of the impact of the proposed amendment upon current and future special assessments and utility area charges, future property tax assessments or other fiscal impacts upon the City. This is a policy decision for the City Council. The City should evaluate all of these issues when considering the decision. The City should consider the appropriate land uses for this site based on the land use needs in the community, the infrastructure improvements that could be facilitated by this development (including transportation improvements, storm water improvements, sewer and water extensions and park improvements) and land use transitions. Next Steps If the Comprehensive Plan Amendment is approved, the applicant would proceed with the following next steps: a. Rezoning to PUD, Preliminary Plat, Preliminary PUD Development Plan b. Final Plat and Final PUD Development Plan Summary The City has a high level of discretion when considering a Comprehensive Plan Amendment. The Commission should consider whether or not the request meets the Residential Land Use Goals and policies adopted in the Comprehensive Plan. Specifically: "Goal 1: Ensure housing development is compatible with existing and adjacent land uses and has access to key community features, natural features and views of open spaces. Policy 1: Establish development guidelines for appropriate amount of green spaces, viewshed analysis, paths, sidewalks, trails and connections throughout the community. Policy 2: Link residential neighborhoods via trails to City parks, downtown core and other public and commercial areas. Policy 3: Incorporate preservation of natural resources in residential developments. Policy 4: Encourage innovation in subdivision design, such as clustering techniques, to preserve open space or natural features. Policy 5: Undeveloped single- family residential land shall be developed compatibly with surrounding development and in a manner responsive to market needs. Goal 2: Provide a variety of housing types, styles, densities and choices to meet the lifecycle housing needs of residents. Policy 1: Provide a mix of housing types to provide life -cycle housing opportunities, including continued single - family growth and new opportunities for multiple family and senior housing developments. Policy 2: Protect low density and rural residential areas from incompatible or higher density uses or maintain adequate buffering from such uses. Policy 3: Ensure that all new housing, including high density and rental housing, adheres to the highest standards of planning, design and construction. " Lennar Comprehensive Plan Amendment (16 -022) September 1, 2016 • 6. Action Recommend approval of the resolution approving the Comprehensive Plan Amendment. Attachments a. Draft Resolution Approving Comprehensive Plan Amendment b. Aerial Location Map c. Existing and Proposed Land Use Exhibit d. Applicant's narrative dated July 15, 2016 Lennar Comprehensive Plan Amendment (16 -022) September 1, 2016 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2016 -xx Motion By: Seconded By: September xx, 2016 APPROVING A COMPREHENSIVE PLAN AMENDMENT FOR PROPERTY LOCATED AT 6635 COUNTY ROAD 101 (PID 36- 119 -23 -14 -0001) (CITY FILE 16 -022) WHEREAS, the Lennar Corporation has requested a land use guide plan amendment to change the approximately 6 -acre parcel from Existing Residential to Low Density Residential, legally described as follows: That part of the Southeast Quarter of the Northeast Quarter of Section 36, Township 119, Range 23, West of the 5th Principal Meridian, described as follows: Commencing at the Southeast corner of said quarter quarter, thence North along the East line of said quarter quarter distant 621.2 feet to the actual point of beginning; thence continuing North along said East line 360 feet; thence West at right angles 759 feet; thence South parallel with said East line 360 feet; thence East to the point of beginning, except road, Hennepin County, Minnesota. WHEREAS, the Planning Commission has reviewed the requested amendments at a duly called Public Hearing and recommends approval; 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 Comprehensive Plan Amendment for the above referenced parcel, based on the following findings: 1. The property is located within the urban service area where municipal sewer and water are available. 2. The change in land use would allow development at densities that provide more lifecycle housing opportunities. 3. Development of the site as Low Density Residential now would facilitate other planned infrastructure improvements, including stormwater improvements, sanitary sewer extension, municipal water extension and transportation improvements that will have regional benefits. 4. Surrounding land uses are compatible with the proposed change in classification. The property is located adjacent to the Ravinia development, which is guided Low Density Residential. 5. The reclassification would allow the property to be incorporated into the Ravinia development and would be developed compatibly with surrounding development and in a manner responsive to market needs. 6. The property is in Phase I of the Sanitary Sewer Service Phasing Plan. Page 1 of 2 City of Corcoran September xx, 2016 County of Hennepin State of Minnesota RESOLUTION NO. 2016 -xx 7. With the planned infrastructure improvements developed with this project, there is adequate public infrastructure planned to serve the site. VOTING AYE ❑ Guenthner, Ken ❑ Hank, Pat ❑ Keefe, Mike ❑ LaFave,Tonya ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Hank, Pat ❑ Keefe, Mike ❑ LaFave,Tonya ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xx day of September 2016. ATTEST: Jessica Beise — City Clerk Kenneth Guenthner - Mayor Page 2 of 2 City Seal Legend Hennepin County Natural Resources Map Streams Date: 8/23/2016 FEMA Floodplains - 100 Yea r A, AE, AH AO, .. W41 AE, FLOODWAY r y� Wetlands Potential Wetland - HCWI 4 Probable Wetland - HCWI Probable Wetland - NWI _ - i Conservation Easements _ I 9 � PID: 3611923140001 Address: 6635 CO RD NO 101, Comments: 1 inch = 200 feet v CORCORAN Owner Name: D A SCHWALBE & Th is data (i) is fumished'AS IS' with no representation as to completeness or accuracy; K A S C H W A L B E Acres: 5.99 (i i) is furni sh ad wit h n o wa rran ty of a ny ki nd ; a nd (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be fable for any damage, injury or loss resulting from this data. COPYRIGHT ©HENNEPINCOUNTY 2016 i i 2030 Land Use Rural /Ag Residential Existing Residential .. . ...... ............................... Low Density Residential Medium Density Residential Mixed Residential = High Density Residential Rural Service /Commercial / Commercial i i Mixed Use i Business Park i i Light Industrial i - Public /Semi - Public Parks /Open Space Golf Course i i Agricultural Preserve (Date of Expiration) Open Water City Limit GLEASON ROAD •• r i i i i L A N D F O R AM • r� Site City Boundary j . OF /i Proposed Land Use Rural /Ag Residential Existing Residential Rural Service /Commercial / Commercial i i Mixed Use j Business Park i i Light Industrial i - Public /Semi - Public Parks /Open Space Golf Course i i Agricultural Preserve (Date of Expiration) Open Water : City Limit GLEASON ROAD •.i r i i i i Site City Boundary are registered service marks & Lzne(orm Prnfesslnnal services; LLC. Low Density Residential = ........ ..............................: Medium Density Residential Mixed Residential High Density Residential Rural Service /Commercial / Commercial i i Mixed Use j Business Park i i Light Industrial i - Public /Semi - Public Parks /Open Space Golf Course i i Agricultural Preserve (Date of Expiration) Open Water : City Limit GLEASON ROAD •.i r i i i i Site City Boundary are registered service marks & Lzne(orm Prnfesslnnal services; LLC. LENN/�Rg July 15, 2016 Ms. Kendra Linda hl City of Corcoran 8200 Cft 116 Corcoran MN 55340 Dear Kendra, Lennar is pleased to submit this application fora Comprehensive Plan Amendment on the property of Daniel and Kathryn Schwalbe. At this time, Lennar has an option to purchase the property, and shoultl this purchase be completed, Lennar would develop this property as a phase of Ravinia. Thus, we wish to change the 2030 Com prehenslve Plan designation from the existing land use classification of Existing Residential to Low Density Residential. Assuming the City approves this change, we would then submit preliminary plat and PUD plans to incorporate this area into Ravinia. Enclosed is a signed application and Comprehensive Plan Amendment fee, as well as a Comprehensive 2030 Land Use Plan that shows the guiding. City support is greatly appreciated so we may establish the land use regulatory framework prior to moving forward with preliminary antl final engineering. Please contact me with questions Thank you, Paul Tabone Land Entitlement Mgr Lennar Minnesota Agenda Item 8a. i • L A N D F O R M From Site to Finish • 105 South Fifth Street, MEMORANDUM Suite 513 Minneapolis, MN 55401 DATE August 16, 2.0.1.6 TO Brad Martens .. ............................... _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . cc City Council, Planning Commission, Parks & Trails Commission • ! ! Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net FROM Kendra Lindahl, City Planner ... ............................... _. RE Active Corcoran... Planning.. Applications .................................................................................................................................................. ............................... ... ............................... _. The following is a summary of project status for current, active projects: 1. Park Place Storage request for Rezoning, Variance, Conditional Use Permit, Site Plan and Preliminary Plat (City file 16 -002). The City Council reviewed a sketch plan last year for expansion of the existing mini - storage facility. The applicant has submitted the application, but is working to provide additional information for completeness. The item is tentatively scheduled for a public hearing on September 1St and City Council action on September 22nd 2. Zoning Ordinance Amendment to allow Solar Gardens (city file 16 -008). Staff received a written request and escrow from Potentia Solar, Inc. to consider an amendment to allow solar gardens in the City of Corcoran. They have specifically requested that they be allowed in the UR zoning district, but staff prepared a number of issues for City Council for direction. The Council reviewed the key issues at the March 24th Council meeting and directed staff to schedule a work session. The work session was held on May 251h and on May 26th the Council directed staff to bring a draft to the June 23rd City Council meeting. On June 23, the Council directed staff to schedule a public hearing at the August 4th Planning Commission. The Planning Commission recommended approval and the item is scheduled for City Council consideration on August 25tH 3. Interim Use Permit for a Conditional Home Occupation License for an upholstery business (Designers Choice Upholstery) located at 20125 County Road 117 (PID 02- 119 -23 -12 -0005) (city file no. 16 -013). The applicant is incomplete, but will be scheduled for a public hearing at the Planning Commission and City Council review when complete. 4. Subdivision Ordinance Amendment (16 -017). At its June 14th meeting, the City Council authorized staff to conduct a review of the subdivision ordinance to update and simplify the procedure for lot line adjustments and minor subdivisions and to ensure consistency with the Minnesota State Statutes. A draft was presented at the June 23rd City Council meeting. The Planning Commission recommended approval after the public hearing at the August 4th Planning Commission and the item is scheduled for Council consideration on August 25th. 5. Maple Hill Estates Sign Variance (16 -018). Maple Hill Estates and Hope Community Center have submitted a variance application to allow a new freestanding at the entrance to Maple Hill Estates. The item was reviewed at the August 4th Planning Commission and is scheduled for Council consideration on August 25th. 6. Zoning Ordinance update to Floodplain Regulations (Section 1050.030 and 1020.020) (City file 16 -019). In early May 2016, the City of Corcoran was notified that FEMA (Federal Emergency Management Agency) recently completed an update to its floodplain maps and that the City is required to update its existing floodplain ordinance in response. The floodplain ordinance must be updated by November 4, 2016 in order for Corcoran property owners to continue purchasing flood insurance coverage through the National Flood Insurance Program (NFIP). Through the MnDNR (Minnesota Landform®, SensiblyGreen° and Site to Finish" are registered service marks of Landform Professional Services, LLC. 1 Department of Natural Resources), FEMA has provided a model ordinance which the City must adopt. Some modifications are permitted to address the unique characteristics of the City. The Planning Commission recommended approval after the public hearing at the August 4th Planning Commission and the item is scheduled for Council consideration on August 25th. 7. IUP for Commercial Kennel for Daniel Benjamin at 19520 Stieg Road (City File 16 -020). Daniel Benjamin has submitted an application for an IUP for a commercial kennel. The kennel would be located on his property, would be owned and operated by him and would have employees. The Planning Commission recommended approval after the public hearing at the August 4th Planning Commission and the item is scheduled for Council consideration on August 25th. 8. Zoning Ordinance Amendment for Temporary Family Health Care Dwellings of 2016 opt -out (city file 16 -021). On May 12, 2016, Governor Dayton signed a bill creating a new process for landowners to place mobile residential dwellings on their property to serve as a temporary family health care dwelling. These are different from Accessory Dwelling Units that cities like Corcoran allow. Communities must opt out of the requirements or they will be required to allow the temporary dwellings when the law goes into effect September 1, 2016. If a city does not opt out, cities must be prepared to accept applications, must have determined a permit fee amount (if the city wants to have an amount different than the law's default amount), and must be ready to process the permits in accordance with the short timeline required by the law. At their July 14 meeting, the City Council directed staff to schedule a public hearing at the August 4th Planning Commission meeting. The Planning Commission recommended approval after the public hearing at the August 4th Planning Commission and the item is scheduled for Council consideration on August 25th. 9. Lennar Comprehensive Plan Amendment for Schwalbe property (city file 16 -022). Lennar has submitted an application for consideration of a land use guide plan amendment to reclassify the property from Existing Residential to Low Density Residential. If approved, they would apply for a preliminary plat and PUD amendment to incorporate the property into the Ravinia development. The item is scheduled for a public hearing at the September 1St Planning Commission meeting and City Council action on September 25tH 10. Residential Design Standards. The Zoning Ordinance provides design standards for all new single family homes. Recently, the City Council approved some changes to those standards for the Ravinia development and asked staff to consider changes to the section. Staff will bring draft language to the Council for their consideration at the September 22nd meeting. 11. Industrial Lot Standards. Staff received a request from the property owner at 19905 75th Avenue to consider changes to the minimum lot size standards in the Industrial zoning districts. Staff will prepare a summary of the issues for City Council consideration at the August 25th meeting. 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. Staff has spoken to the applicant and will schedule a meeting when more information is available on the Loretto sewer project. Hope Ministries Conditional Use Permit for Cemetery and Vacation of Drainage & Utility Easement at 19951 Oswald Farm Road (City file 12 -002). Hope Ministries 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. The applicant has indicated that they are considering a site plan amendment application to modify the approved plans. Staff met again with Pastor Brian Lother in December to try to finalize this issue and address some other questions or concerns from him. We hope to be able to wrap this up in the near future. 3. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning for on Schendel property at 20400 County Road 10 (City file 14 -027). The City Council approved the request on December 11, 2014 and granted the applicant 2 years to apply for the final plat and final PUD MEMORANDUM development plan. Peachtree Partners did not buy the property, but a different developer could still proceed with the approved plan. The next step would be for a developer to submit a final PUD plan and plat prior to expiration of the approvals on December 11, 2016. 4. Commercial Door Addition at 7670 Commerce Street (City file 15 -010) The City received an application for approval of a building addition, which required a conditional use permit, interim use permit, variance and site plan approval. The project was reviewed at a public hearing at the June 4th Planning Commission meeting and was approved by the City Council on June 25th. The required landscaping will be finalized and constructed after the downtown infrastructure project is completed. The City will release the remaining escrow when the planting is completed. 5. Site Plan and Conditional Use Permit for a new Verizon Monopole at 23605 Co Rd 50 (PID30- 119-23-21 -0001) (City File 15 -016). Verizon has requested a conditional use permit and site plan for a new telecommunications tower on the Gleason property located at the southwest corner of County Roads 19 & 50. The public hearing was held at the Planning Commission on July 7th and they voted unanimously to recommend approval. The City Council approved this item on July 23rd. The building permit has been issued. 6. "Fehn Meadows" Preliminary Plat and Final Plat at 20909 County Road Number 117 (PID # 03- 119 -23 -12 -0002 and PID 03- 119 -23 -13 -0001) (city file no. 15 -018). The applicant is requesting approval of a plat to readjust the lot lines between two parcels to create one lot and one outlot. The Planning Commission held a public hearing on September 3rd and voted unanimously to recommend approval. The City Council approved the preliminary plat and final plat on October 8th. The final plat has been filed at Hennepin County and staff will begin closing out the file. 7. "Strehler Estates" Final Plat (PID 17- 119 -23 -32 -0004) (city file no. 16 -001). The applicant submitted a request for approval of a preliminary plat to create 4 lots and an ordinance amendment to allow a private drive for property at 22900 Strehler Road. The City Council approved both items on October 8th. The final plat was approved by the City Council at the January 28th meeting. The applicant is working to address the conditions of approval and then will record the final plat at Hennepin County. 8. Private Drive Ordinance Amendment (City file 16 -003). The City Council approved an ordinance amendment allowing private drives in the Rural Residential district, subject to certain conditions. However, after adoption the City Council directed staff to revisit this issue and consider an ordinance amendment to eliminate the requirement that private drives off paved roads must be paved. The City Council approved the amendment on May 26th. The Council also identified additional issues that should be reviewed and discussed at a future date. 9. Randahl Construction Conditional Use Permit and Site Plan Amendment at 7241 CR 116 (City file 16 -012). Randahl Construction has submitted an application for approval of a CUP and site plan amendment for outside storage at the old Heidi's property. The application was reviewed at a public hearing and recommended for approval at the June 2nd Planning Commission meeting. The City Council approved the item at the June 23rd meeting. 12. Ravinia Stn Addition Final Plat, PUD Final Plan and Vacation (City file 16 -015). Lennar has submitted an application for 47 single family home lots and 3 outlots. The City Council approved the item on July 28th. 13. Ravinia 6th Addition Final Plat, PUD Final Plan and Vacation (City file 16 -016). Lennar has submitted an application for 23 single family home lots and 2 outlots. The City Council approved the item on July 28tH MEMORANDUM I �r - 3 CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 — Office 763.420.6056 — Fax E -mail - general(cDci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us MEMO Meeting Date: September 1, 2016 To: Planning Commission From: Brad Martens, City Administrator Re: City Council Report The Planning Commission last met on August 4, 2016. The following is a recap of some of the items discussed at City Council meetings since that time. A full recap can be found by reviewing the approved City Council minutes on the website August 11, 2016 Work Session The focus was on a possible new road assessment policy. The Council provided direction to staff which will be incorporated into materials for the October 13th work session August 11, 2016 Council Meeting • Animal Control Process o Public Safety Director Gottschalk informed the Council of the current animal control process; Council requested information on the costs to assist residents with animal control for consideration with the 2017 budget • Lawful Gambling Fund Donation Request — North Hennepin Pioneer Society o Approved a $6,000 donation to the society out of the lawful gambling contribution fund • Park Design Request for Proposals o Authorized staff to complete a request for proposals to complete a draft park design and construction budget for the Ravinia neighborhood park • Election Canvassing Date o Council selected Tuesday, November 15th at 6:45 pm to hold a meeting to canvas the results of the November 8th general election EM • Planning Commission Resignation — Rick Ravnholdt o Council approved a resolution honoring departing commissioner Rick Ravnholdt; directed staff to bring applications for the Planning Commission for review at the August 25`" meeting • Commission Meeting Video Recordings o Directed staff to video record commission and work session meetings and to place on the City's website Auaust 25. 2016 Council Meetin • Police Officer Oath of Office — Cody Vojacek o Officer Vojacek took the oath of office; Council welcomed Cody to the organization. • Resolution 2016 -66 — Accepting Donations for Night to Unite o Approved the resolution accepting donations from 21 businesses totaling $2,500 • Resolution 2016 -67 — Accepting Donation for the Firearm Safety Program — Hamel Lions o Approved a resolution accepting a donation of $1,000 from the Hamel Lions Club • Night to Unite Recap o Was received by Council. • Zoning Ordinance Amendment for Solar o Approved an ordinance amendment allowing community solar gardens in the Urban Reserve district on parcels guided light industrial; an application for approval will likely be reviewed in the near future • Subdivision Ordinance Amendment o Approved ordinance amendments to streamline the process for lot line adjustments and minor subdivisions • Maple Hill Estates Sign Variance o Tabled the Sign Variance Resolution • Zoning Ordinance Update to Floodplain Regulations o Approved an update to the floodplain requirements in the zoning ordinance as required by FEMA • IUP for Commercial Kennel for Daniel Benjamin at 19520 Stieg Road o Approved an interim use permit to allow the operation of a commercial kennel • Zoning Ordinance Amendment for Temporary Family Health Care Dwellings of 2016 Opt -out o Approved an amendment to the zoning ordinance to opt out of the requirements of a recently approved state statute • Discussion of Industrial Zoning District Standards , o Reviewed a request from a landowner for consideration to reduce the minimum lot sizes for commercial and light industrial properties; Council directed staff to provide a staff recommendation and information on the timing of this request Request for Amended Grading Plan for U.S. Home Corporation for "Ravinia" o Approved an amendment to the grading plan to allow for grading near the Hunter neighborhood north of the "Larson" property Planning Commission Appointment o Approved an appointment of Jennifer Russell to the Planning Commission • Labor Agreement Negotiation Process o Appointed Mayor Guenthner to work with the City Administrator and Public Safety Director to begin negotiations Attachments: N/A a -IMN CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 — Office 763.420.6056 — Fax E -mail - general(cDci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us MEMO Meeting Date: September 1, 2016 To: Planning Commission From: Brad Martens, City Administrator Re: Commissioner Liaison Calendar The agenda includes the addition of a Commissioner Liaison Calendar. Staff has been informed by Commissioner Schultz that he is unable to attend either Council meeting in September. The Commission should discuss altering the calendar so as to have an attendee present at City Council meetings. Attachments: None