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2016-11-03 Planning Commission Agenda Packet
A98% CITY OF CORCORAN Corcoran Planning Commission Agenda November 3, 2016 -7:00 pm 1. Call to Order / Roll Call 2. Pledge of Allegiance I Agenda Approval 4. Open Forum 5. Minutes a. Minutes — September 1, 2016* 6. Unfinished Business 7. New Business a. Public Hearing. Ordinance Amendment for Single Family Design Standards (city file 16- 024) * i. Staff Report ii. Open Public Hearing iii. Public Comment iv. Close Hearing v. Commission Discussion & Recommendation b. Public Hearing. Schwalbe /Lennar Preliminary PUD Development, Rezoning and Preliminary Plat (city file 16 -026) 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 Lafave c. Other Business 9. Commissioner Liaison Calendar City Council Meetings 11/10 11/21 12/8 12/19 01/12/17 01/26 02/09 Schultz Theis Wu Russel Jacobs Schultz Theis 10. Adjournment *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. 5a. /- '- CITY OF CORCORAN Corcoran Planning Commission Minutes September 1, 2016 -7:00 pm The Corcoran Planning Commission met on September 1, 2016, at City Hall in Corcoran, Minnesota. Present were: Vice -chair Schultz, Commissioner Wu, and Commissioner Theis. Absent: Chair Jacobs and Commissioner Russel Also present were: City Planner Lindahl, and Code Compliance Official Pritchard 1. Call to Order / Roll Call Vice -chair Schultz called the meeting to order at 7:00pm 2. Pledge of Allegiance 3. Agenda Approval Motion made by Theis seconded by Wu to approve the agenda as presented. Voting Aye: Wu, Theis, and Schultz. (Motion carried 3:0) 4. Open Forum — None 5. Minutes a. Minutes —August 4, 2016 Motion made by Theis seconded by Wu to approve the minutes as presented. Voting Aye: Wu, Theis, and Schultz. (Motion carried 3:0) 6. Unfinished Business — None 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 — City Planner Lindahl presented her staff report. ii. Open Public Hearing — Vice -chair Schultz opened the public hearing. iii. Public Comment — None iv. Close Hearing Motion made by Wu seconded by Theis to close the public hearing. Voting Aye: Wu, Theis, and Schultz. (Motion carried 3:0) v. Commission Discussion & Recommendation — The Commission discussed 65th Place and received clarification that it would be dedicated right -of -way with a private drive until further development required a public street. Concerns regarding the construction of the public street were discussed, including financial responsibility. The Commission stated more clarification was needed regarding the type, amount, and location for the landscaping along Co Rd 19. Staff clarified that the proposed stormwater management would generally keep the water on site, but that overflow would go east across Co Rd 19. Wash -bay water management was also discussed. Staff confirmed that the new interior buildings would be metal and that the Council was open to it as the new larger upgraded buildings along Co Rd 19 would screen both the new interior buildings as well as the existing buildings. The Commission discussed whether or not an interim screening plan was needed until phase 2 was complete. By consensus, the Commission was not concerned as the new buildings are an upgrade from the existing. The Commission did however, share concerns regarding the landscaping along Co Rd 19. They asked that the landscaping wrap around the north side of building "H." Staff clarified that Elm Creek Watershed is the wetland LGU and would work with the applicant regarding their wetlands. Staff stated that there is a substantial amount of information missing and there would be a number of conditions for approval. The Commission asked if there were concerns regarding misuse of the condos, or people living in them and how that is "policed." Mr. Jorgensen, applicant stated that the association is very much involved and that any issues inside the complex are typically reported by owners. The Commission inquired if this type of development was a good use of the land related to tax capacity. Staff shared that individually owned storage condos carried a good value. Motion made by Wu seconded by Theis to recommend approval of the resolution approving rezoning the property from Urban Reserve to Light Industrial. Voting Aye: Wu, Theis, and Schultz. (Motion carried 3:0) Motion made by Wu seconded by Theis to recommend approval of the resolution approving the Findings of Fact. Voting Aye: Wu, Theis, and Schultz. (Motion carried 3:0) Motion made by Wu seconded by Theis to recommend approval of the resolution approving the Site Plan, Variance, and Conditional Use Permit with an amendment to condition 12b to distribute landscaping to the north side of building "H." Voting Aye: Wu, Theis, and Schultz. (Motion carried 3:0) Motion made by Wu seconded by Theis to recommend approval of the resolution approving the Preliminary Plat. Voting Aye: Wu, Theis, and Schultz. (Motion carried 3:0) b. Public Hearing. Comprehensive Plan Amendment for Lennar (city file 16 -022) i. Staff Report - City Planner Lindahl presented her staff report. ii. Open Public Hearing - Vice -chair Schultz opened the public hearing. iii. Public Comment - Jerry and Jeanie Faue, 6695 Bridle Path (previously White Tail Trl) asked what the proposed development may look like and stated that the density seemed high. City Planner Lindahl explained that the application in front of the Commission was for a Comprehensive Plan Amendment only and that plans would come in with the future Plat /PUD application. Planner Lindahl also clarified that density would be 3 -5 units per acre and is based on an overall average. iv. Close Hearing Motion made by Theis seconded by Wu to close the public hearing. Voting Aye: Wu, Theis, and Schultz. (Motion carried 3:0) v. Commission Discussion & Recommendation - The Commission clarified that the application was for the Comprehensive Plan Amendment only and that plans would come in with the future Plat /PUD application. The Commission asked if a Comprehensive Plan Amendment had to be requested by a property owner /applicant. Staff clarified that an applicant could petition for an amendment or it could be initiated by the City and that the plan is updated every 10 years as is required. Mr. Tabone, Lennar /applicant, shared that the plan is to annex the new property into Ravinia and offer their Discovery series homes which were introduced with Ravinia 4'" Addition. He also stated that Lennar is working on final plans and plan to move forward with the Plat /PUD. Motion made by Wu seconded by Theis to recommend approval of the resolution approving the Comprehensive Plan Amendment. Voting Aye: Wu, Theis, and Schultz. (Motion carried 3:0) 8. Reports /Information a. Planning Project Update - Information only b. City Council Report - No Council Liaison c. Other Business - None 9. Commissioner Liaison Calendar - Due to scheduling conflicts, the Commission adjusted the schedule as follows: City Council Meetings 9/8/16 9/22/16 10/13/16 10/27/16 11/10 11/21 12/8 Theis Wu Schultz Jacobs Schultz Theis Wu 10. Adjournment Motion made by Wu seconded by Theis to adjourn Voting Aye: Wu, Theis, and Schultz. (Motion carried 3:0) Meeting adjourned at 8:30pm. Submitted by Mike Pritchard Code Compliance Official • • Agenda Item 7.a. L A N D F 0 R M From Site to Firi,ii 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 TO: Corcoran Planning Commission FROM: Kathleen Hammer through Kendra Lindahl, Landform • • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: October 25, 2016 for the November 3, 2016 Planning Commission Meeting RE: PUBLIC HEARING. City- Initiated Zoning Ordinance Amendment to the Residential Design Standards (city file no. 16 -024) 60 -DAY REVIEW DEADLINE: N/A Application Request The City Council directed staff to draft an ordinance amendment to the residential design standards. Specifically, the Council directed staff to make changes to allow the use of vinyl siding on the front fagade and clarify the material standards to ensure high - quality front elevations on new homes. 2. Background As part of their original Ravinia PUD approvals, Lennar noted that "LP SmartSide or similar product should be used on all four sides of a home for durability." On January 8, 2015, the City Council approved a PUD amendment request from Lennar to allow the use of vinyl siding on the homes. During the PUD amendment process, it was noted that vinyl siding is an allowed material in the City, but that the amendment was required because the Lennar PUD application stated that all elevations would have LP siding and they were now requesting a change. The Council did not specifically approve a change from the front building elevation requirements that "Each elevation facing a street or park shall have a minimum of 50% comprised on natural material consisting of brick, stone, stucco, hardi- board, redwood, cedar or other similar materials. A minimum of two different materials is required, except that brick may be used on the entire elevation." When the Ravinia 5th and 6th Addition application was submitted, Lennar also requested clarification of the 2015 amendment to allow vinyl on the front elevation. The City approved the following standard for that project: 11. The approved PUD standards are hereby modified to specifically allow flexibility from the Zoning Ordinance requirement that "Each elevation facing a street or park shall have a minimum of 50% comprised on natural material consisting of brick, stone, stucco, hardi- board, redwood, cedar or other similar materials. A minimum of two different materials is required, except that brick may be used on the entire elevation. " a. Homes shall be allowed to have vinyl siding on the front elevation. b. The front elevation shall have a minimum of two different materials, which may include vinyl and stone /brick. Landform ®, SensiblyGr 0 and Site to Finish" are registered service marks of Landform Professional Services, LLC. • c. A variety of vinyl siding styles are encouraged on all elevations (lap siding, board and batten, shake, etc.). At its July 7t" meeting, the City Council authorized staff to conduct a review of the zoning ordinance and update the language to allow vinyl and other manufactured materials on the front of homes and update the language to better reflect the intent of the ordinance to require a higher quality finish on front elevations. At its September 22nd meeting, the City Council reviewed a request to consider an update to the Zoning Ordinance related to the type of exterior materials required for single - family homes. The City Council provided feedback and authorized staff to bring back an amendment that reflected the draft language prepared by staff and reviewed at this meeting. 3. Proposed Language The current Zoning Ordinance does not permit the use of vinyl siding on the front of homes and is not as clear as it can be on the types of materials used, as it includes a mix of natural and manufactured materials. Staff recommends the following changes to Section 1040.040, Subd. 8 of the Zoning Ordinance as shown below by deletiRg the material and adding the underlined material as follows: Subd. 8 Design Requirements. Newly constructed single family homes shall be constructed with the following design elements: A. Front Elevation: 1. Each elevation facing a street or park shall be designed with higher gualit have a minims,,, Gf 50' r.Grv,pFised en natural material consisting of brick, stone, stucco, hardi- board, redwood, cedar or other similar materials. A minimum of two different materials is required, except that brick may be used on the entire elevation. 2. If vinvl sidina is used. it should be complimented with hiaher aualitv materials and include a minimum of 3 different styles and /or materials. For example, if vinyl siding is used, the home shall have combination of each lap, shake or board and batten plus brick or stone. The percentage of each used material /style of materials used shall be shown on the plans. 3. Except for brick, stucco and /or natural or artificial stone, all elevations facing a street or park shall have no more than 75% of one type of exterior finish. The percentage of materials used shall be shown on the plans. 4-4. The front facade shall consist of doors, windows and variations of the wall face with the use of pilasters or columns, wainscots, canopies and other architectural elements. Residential Design Standards Ordinance Amendment (city file 16 -024) November 3, 2016 • • 2-.5. Design of street and park fronting exterior elevations shall be varied with a minimum of five different styles provided in the development. 3-.6. Homes in proximity to each other shall not look alike in terms of the combination of color of siding, accent and roofing materials. The home under consideration will be compared to the two homes on each side and to the three homes directly facing it. B. Garages: 1. The garage shall not comprise more than 55 percent of the viewable ground floor street - facing linear building frontage. This standard is based on the measurement of the entire garage structure and not on a measurement of the garage door or doors only. Corner lots are exempt from this requirement on one street elevation. 2. Garage doors shall be architecturally styled (this includes details such as raised panels, accent color, windows, etc.) to match the exterior design of the home. C. Roof: 1. Architectural design roofing materials including asphalt shingles, wood shingles (including shake), concrete, clay, ceramic tile roofs or residential steel roofing material (with hidden fasteners) are required on all roofs. 2. Overhangs must be a minimum of 12 inches. D. Side and Rear Facades: 1. Equal architectural treatment on all sides of the building (materials, articulation, etc.) shall be used for all new residential construction when located on or visible from an arterial road way or public park. Accenting shall be accomplished by including accenting materials and design on all facades. 2. Each side elevation shall have at least one window or door opening. 3. A maximum of 18 inches of the foundation wall may be exposed on any elevation. Residential Design Standards Ordinance Amendment (city file 16 -024) November 3, 2016 • 4. Recommendation • Staff recommends that the Planning Commission recommend approval of the following: a. Ordinance Amendment to allow vinyl and other manufactured materials on the front of homes and update the language to better reflect the intent of the ordinance to require higher quality finish on front elevation. b. Resolution approving findings of fact for Ordinance amendment Attachments 1. Draft Ordinance Amendment 2. Draft Resolution approving Findings of Fact Residential Design Standards Ordinance Amendment (city file 16 -024) November 3, 2016 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2016 -XX Motion By: Seconded By: November xx 2016 AN ORDINANCE AMENDING THE TEXT OF SECTION 1040.040, SUBD. 8 OF CHAPTER 10 (ZONING ORDINANCE) OF THE CORCORAN CITY CODE (CITY FILE NO. 16 -024) THE CITY COUNCIL OF CORCORAN ORDAINS: SECTION 1. Amendments. The text of Section 1040.040, Subd. 8 of Chapter 10 (Zoning Ordinance) of the Corcoran City Code is hereby amended by deleting the wee material and adding the underlined material as follows: Subd. 8 Design Requirements. Newly constructed single family homes shall be constructed with the following design elements: A. Front Elevation: 1. Each elevation facing a street or park shall be designed with higher ualit have a minima rn of 50 GOMprised on natural material consisting of brick, stone, stucco, hardi- board, redwood, cedar or other similar materials. A minimum of two different materials is required, except that brick may be used on the entire elevation. 2. If vinvl sidina is used. it should be comDlimented with hiaher aualit materials and include a minimum of 3 different styles and /or materials. For example, if vinyl siding is used, the home shall have combination of each lap, shake or board and batten plus brick or stone. The percentage of each used material /style of materials used shall be shown on the plans. 3. Except for brick, stucco and /or natural or artificial stone, all elevations facing a street or park shall have no more than 75% of one type of exterior finish. The percentage of materials used shall be shown on the I2 ans. 4-4. The front facade shall consist of doors, windows and variations of the wall face with the use of pilasters or columns, wainscots, canopies and other architectural elements. 2-.5. Design of street and park fronting exterior elevations shall be varied with a minimum of five different styles provided in the development. -3-.6. Homes in proximity to each other shall not look alike in terms of the combination of color of siding, accent and roofing materials. The home under consideration will be compared to the two homes on each side and to the three homes directly facing it. Page 1 of 3 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2016 -XX B. Garages: November xx 2016 1. The garage shall not comprise more than 55 percent of the viewable ground floor street - facing linear building frontage. This standard is based on the measurement of the entire garage structure and not on a measurement of the garage door or doors only. Corner lots are exempt from this requirement on one street elevation. 2. Garage doors shall be architecturally styled (this includes details such as raised panels, accent color, windows, etc.) to match the exterior design of the home. C. Roof: 1. Architectural design roofing materials including asphalt shingles, wood shingles (including shake), concrete, clay, ceramic tile roofs or residential steel roofing material (with hidden fasteners) are required on all roofs. 2. Overhangs must be a minimum of 12 inches. D. Side and Rear Facades: 1. Equal architectural treatment on all sides of the building (materials, articulation, etc.) shall be used for all new residential construction when located on or visible from an arterial road way or public park. Accenting shall be accomplished by including accenting materials and design on all facades. 2. Each side elevation shall have at least one window or door opening. 3. A maximum of 18 inches of the foundation wall may be exposed on any elevation. Page 2 of 3 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2016 -XX November xx 2016 SECTION 2. Effective Date. This ordinance shall be in full force and effect upon its passage. 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 Ordinance is hereby declared adopted on this XX day of November 2016. Kenneth Guenthner - Mayor ATTEST: City Seal Jessica Beise — City Clerk /Administrative Services Coordinator Page 3 of 3 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2016- Motion By: Seconded By: November xx 2016 A RESOLUTION APPROVING FINDINGS OF FACT FOR AN ORDINANCE AMENDING THE TEXT OF SECTION 1040.040, SUBD. 8 OF CHAPTER 10 (ZONING ORDINANCE) OF THE CORCORAN CITY CODE (CITY FILE NO. 16 -024) WHEREAS, the City of Corcoran initiated an amendment to update the City Code to update the Zoning Ordinance regarding residential design standards; and WHEREAS, the amendment would be consistent with the 2030 Comprehensive Plan; and WHEREAS, the amendment would be consistent with other City Code standards and City policies; and WHEREAS, the amendment would clarify the intent of the design standards and reflect modern building material standards; and WHEREAS, the Planning Commission has reviewed the proposed text 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 Zoning Ordinance text amendment based on the following findings: 1. The existing ordinance was not clear as it could be as it includes a mix of natural and manufactured materials, the update will allow more clear communication of allowable building materials. 2. Vinyl siding is a permitted building material in the Corcoran City Code and the quality and variety of styles for vinyl siding has improved in recent years and is an acceptable type of siding for the front elevation of homes. 3. Vinyl siding on homes will not decrease the value of other homes in the community nor will it cause health, safety or other public concerns to the homeowner's or the community. 4. Requiring three different styles and or /materials on the front of homes and restricting all elevations facing a street or a park to a maximum of 75% of one type of material will establish a consistent, high quality baseline design standard as well as maintain a harmonious visual environment. 5. Including architectural elements on front facades will provide a harmonious visual environment. Page 1 of 2 City of Corcoran November xx 2016 County of Hennepin State of Minnesota RESOLUTION NO. 2016- 6. Requiring a breakdown of the percentage of materials used on plans will allow clear communication of expectations for new development and implementation of residential design standards. 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 November 2016. Kenneth Guenthner - Mayor ATTEST: City Seal Jessica Beise — Clerk Page 2 of 2 Agenda Item: 7.b. L A N D F 0 R M From Site to Finish 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 TO: Corcoran Planning Commission FROM: Kathleen Hammer through Kendra Lindahl, Landform ! Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: October 27, 2016 for the November 3, 2016 Planning Commission Meeting RE: Rezoning, Preliminary Plat and Preliminary PUD Development Plan for "Schwalbe" subdivision as a proposed future Ravinia phase (PID 36- 119 -23 -14 -0001) (City File 16 -026) 1. Application Request Lennar submitted a request for approval of a rezoning, preliminary plat and preliminary PUD development plan for "Schwalbe" subdivision to allow 21 single family detached home lots on 5.97 acres. This parcel is proposed as part of the " Ravinia" subdivision originally planned for a total of 426 single family detached home lots on 266.57 acres. 2. CONTEXT Level of City Discretion in Decision - Making The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City's Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City has a relatively high level of discretion in approving PUDs. A PUD must be consistent with the City's Comprehensive Plan. The City may impose reasonable requirements in a PUD not otherwise required if the City deems it necessary to promote the general health, safety and welfare of the community and surrounding area. The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Comprehensive Land Use Regulations. If it meets these standards, the City must approve the preliminary plat. Background The City Council approved the Ravinia rezoning to PUD (Planned Unit Development), Preliminary PUD Development Plan and Preliminary Plat on December 23, 2013. The Final PUD Development Plan and Final Plat for Phase I was approved by City Council on April 24, 2014. Landfori SensiblyG, e O and Site to Finish® are registered service marks of Landform Professional Services, LLC. 0 40 The Council amended the Final PUD Development Plan on January 8, 2015 to allow for vinyl siding instead of LP siding on all sides of the homes and to allow 5 -foot setbacks for the garage side. In 2015, the City Council approved PUD final plans and final plats for Ravinia 2,d Addition and Ravinia 3rd Addition. The City Council approved PUD final plans and final plats for Ravinia 4th Addition, Ravinia 5th Addition and Ravinia 6th Addition in 2016. On September 22 d, the City Council approved a request for a Comprehensive Plan Amendment to reguide this property from Existing Residential to Low Density Residential contingent upon Metropolitan Council review. The Metropolitan Council letter dated October 13th notes that the change is consistent with regional plans and was approved. 3. Context Zoning and Land Use The property is currently guided Existing Residential and zoned UR (Urban Reserve). A Comprehensive Plan Amendment to reguided the property from Existing Residential to Low Density Residential was approved by the Metropolitan Council (MetCouncil) on October 13, 2016. The application is requesting a rezoning from UR to Planned Unit Development (PUD). 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 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 few scattered trees on site. A wetland report prepared by Jacobson Environmental, PLLC, dated November 8, 2014 found no wetlands on the site. The delineation was approved by the ECWMC. 4. Analysis of Request Rezoning The applicant is proposing to rezone the property from UR to PUD. The rezoning would allow development similar to the adjacent Ravinia PUD. The development would be incorporated into the Ravinia development and would be part of the master association. Lennar Schwalbe Rezoning, PUD and Preliminary Plat (16 -026) November 3, 2016 • Title Work r There is a 0.34 to 0.40 foot overlap with RAVINIA 4th ADDITION, staff notes this item will need to be resolved prior to the Final Plat being recorded. We have included this a condition of preliminary plat approval. Product Type Lennar is proposing to build Discovery homes; similar to what is being constructed in Ravinia 4th Addition directly south of this site. The Discovery series is a smaller home (2,100 — 2,600 sq. ft.) than some of the others currently offered in Ravinia and will have 2 -car garages. The target market for these homes is young families. Staff finds that the proposed homes are consistent with vision for this PUD and that it will add variety to the housing stock within this the community and the neighborhood. Architecture The applicant submitted a series of house plans and color palettes for the project with the preliminary PUD development plan. Each house plan will be reviewed by the City prior to building permit to ensure that the ordinance standards as modified by the PUD are met. The City must review the proposed product line to make sure that the homes are compatible with the standards in the original approvals for both design and materials. One of the conditions of the approvals is that "Equal architectural treatment on all sides of the building (materials, articulation, etc.) shall be used for all new residential construction when located on or visible from an arterial road way or public park. Accenting shall be accomplished by including accenting materials and design on all facades." This means that different materials, styles and colors that are used on the front must be incorporated on the side and rear of buildings that abut CR 101 or public parks. There are several homes adjacent to CR 101 in this project that will be subject to this standard. Access /Streets The access to the site would be from Bridle Path (formally White Tail Trail) on a new public street (6611 Avenue North and Cedar Lane North) that will be stubbed to the northern boundary where the road could be extended north when the parcels to the north develop in the future. The stub street is proposed with a temporary cul de sac until the road is extended north. The applicant has shown a 40 -foot radius on this cul de sac. In previous phases of Ravinia, the City has allowed temporary cul de sacs with a 40 -foot radius rather than the standard 50 -foot radius because they were truly temporary cul de sacs that would be removed when adjacent phases of Ravinia were developed by Lennar. Staff finds that this circumstance is different because Lennar does not control the property to the north. Staff has included a condition that that the temporary cul de sac comply with the standard 50 -foot radius or be revised to provide a different approved turnaround. Staff notes that the current cul de sac plan results in unbuildable site for Lot 1 and Lot 2, Block 2 because the temporary cul de sac encroaches into the building pad site. The applicant must provide Lennar Schwalbe Rezoning, PUD and Preliminary Plat (16 -026) November 3, 2016 • • _ • proof that the lots are buildable with the temporary cul de sac or plat them as outlots until the temporary cul de sac is removed. The City Engineer's memo includes several conditions that must be addressed prior to submittal of the final plans. These have been included as conditions of approval. Staff notes concerns regarding the approximate 6 -foot grade change from the temporary cul -de -sac to the adjacent parcel to the North. The applicant shall work with City Engineering staff to address concerns. Parking Guest parking is not required for single family homes. Section 1060.060 of the ordinance requires a single stall garage for single family homes. The proposed homes have two -car garages. This complies with ordinance requirements. Additionally, parking will be allowed on the sidewalk one side of the new public street. Utilities The proposed project is located within the Metropolitan Urban Service Area (MUSA) of the City. This the area planned to be serviced by sanitary sewer and municipal water and these services will be extended by the developer as part of the project. Lot Configuration The minimum lot width and minimum lot area for the underlying RSF -2 District is 80 feet and 11,000 square feet, respectively. As part of the Ravinia original final PUD approval, the approved plan allowed lots widths of 60, 65 and 75 feet. A PUD amendment to allow 55 -foot lots was approved in April of 2016 for Ravinia 4th Addition, which is directly south of this site. The proposed plan includes lot widths at the setback line ranging from 55 to 90.7 feet 14 of the 23 lots are less than 60 feet wide). The lots range from 7,632 — 19,926 square feet (5 of the 21 lots exceed 11,000 square feet). The smaller, less expensive home provides some housing choice in the Wayzata School District in Corcoran. This subdivision would expand the Ravinia development by 6 acres and 21 units as follows: • Phase 1 = 38 Units • Phase 2 = 36 units • Phase 3 = 27 units • Phase 4 = 43 units • Phase 5 = 47 units • Phase 6 = 23 units Lennar Schwalbe Rezoning, PUD and Preliminary Plat (16 -026) November 3, 2016 1; V Total Units = 214 units (of 437 approved) Schwalbe = 21 units 3 The Ravinia total increases from 437 to 448 units and 268.07 gross acres to 274.07 gross acres. Landscaping The applicant is requesting building setback flexibility permitted by Section 1060.070. Subd. K of the Zoning Ordinance. A reduced setback is permitted provided the applicant provide a minimum of 1 overstory deciduous tree, 1 overstory coniferous tree and 2 ornamental trees and 10 understory shrubs are provided per 100 feet of the length of the property line where the flexibility is being requested. The application included a landscaping plan indicating the proposed overstory trees, but lacked a plan that indicated the proposed understory shrubs. The plan includes nine extra overstory trees, one extra understory trees and seven extra ornamental trees. Section 1060.070 of the Zoning Ordinance allows up to 50% of the required number of overstory trees may be substituted with the use of understory trees in combination with other design elements. In such cases, not less than three understory trees shall be provided for each one required overstory trees substituted. However, the City Code does not specifically allow a substation of overstory trees for shrubs. Shrubs provide low level buffering that trees do not. As part of a PUD, the City has discretion in reviewing the plans. The planning commission should discuss whether the 17 extra trees would be an appropriate equivalent to the missing 40 shrubs. The proposed landscaping plan shows 23 boulevard trees of the same species. Staff suggests variation in species to reduce the chance of a disease or insect that could occurrence that could eradicate the boulevard trees. One of the boulevard trees is located within the temporary cul -de -sac on Block 1, Lot 1. The tree should be relocated outside of the temporary cul -de -sac easement. Storm Water Management The proposed plan includes a filtration basin located in the northwestern section of the site. The ponding must provide treatment and rate control. The developer may not increase the rate of runoff Lennar Schwalbe Rezoning, PUD and Preliminary Plat (16 -026) November 3, 2016 .. - 1 1111 Residential Uses 1 overstory tree per dwelling unit 21 21 Reduced Setback 1 overstory deciduous tree per 100 ft. 4 12 1 overstory coniferous tree per 100 ft. 4 5 2 ornamental trees per 100 ft. 8 15 1 understory shrub per 100 ft. 40 0 The plan includes nine extra overstory trees, one extra understory trees and seven extra ornamental trees. Section 1060.070 of the Zoning Ordinance allows up to 50% of the required number of overstory trees may be substituted with the use of understory trees in combination with other design elements. In such cases, not less than three understory trees shall be provided for each one required overstory trees substituted. However, the City Code does not specifically allow a substation of overstory trees for shrubs. Shrubs provide low level buffering that trees do not. As part of a PUD, the City has discretion in reviewing the plans. The planning commission should discuss whether the 17 extra trees would be an appropriate equivalent to the missing 40 shrubs. The proposed landscaping plan shows 23 boulevard trees of the same species. Staff suggests variation in species to reduce the chance of a disease or insect that could occurrence that could eradicate the boulevard trees. One of the boulevard trees is located within the temporary cul -de -sac on Block 1, Lot 1. The tree should be relocated outside of the temporary cul -de -sac easement. Storm Water Management The proposed plan includes a filtration basin located in the northwestern section of the site. The ponding must provide treatment and rate control. The developer may not increase the rate of runoff Lennar Schwalbe Rezoning, PUD and Preliminary Plat (16 -026) November 3, 2016 • • r onto other properties and existing drainage through the site must be maintained. The developer's plan is generally in compliance with these regulations. The City and the watershed will both review the grading plans for compliance with the applicable regulations. The pond will need to be blanketed by drainage and utility easements. The developer has provided 10 -foot drainage and utility easements along the front and rear lot lines and 5 -foot drainage and utility easements along the side lot lines for the single family lots. This is consistent with the engineering design standards. Park Dedication The Ravinia development provided land for park dedication as part of the original PUD approval. However, this project was not included in that approval and is subject to the current park dedication requirements. Under the current ordinance, park dedication is required at 15% of the net pre - development area or 15% of the appraised value of the land for developments like this with between 3 -5 units per acre. The City should generally accept park dedication in the form of land where shown on the maps; however, the City may choose to accept cash or a combination of cash and land. The City may accept cash -in -lieu of land at 15% of the value of the land. The City has an adopted fee schedule based on the City analysis of current land value. The 2016 fee schedule requires $3,970 per unit (21 x 3,970 = $83,370). The applicant shall be subject to the park dedication requirements in place at the time the final plat is released for filing. Parks, Trails and Open Space The site plan includes a sidewalk on the south site of the proposed street. Staff recommends providing a trail connection along 2 lot lines to Brockton Lane /CR 101 to maximize access to sidewalks and trails within the development. The Parks and Trails Commission will review this item at their November 1511 meeting and will make a recommendation on whether or not the trail should be constructed in advance or the CR 101 trail construction or whether the easement should be taken for future construction. The Subdivision Ordinance states, "Permanent trail easements may be allowed for dedication of trail corridors shown on the Parks and Trails Plan. Park dedication credit shall be given for the net acreage (pre - development) of these off -road trails, but no credit shall be given for trails within the public right -of- way." The Parks and Trails Commission will also discuss whether or not park dedication credit shall be given. Mail Delivery One centralized mailbox location should be shown on the landscape plans. The location of mailboxes must be approved by the US Postal Service. The applicant will need to provide proof of the approved location to the City. Lennar Schwalbe Rezoning, PUD and Preliminary Plat (16 -026) November 3, 2016 • • Cll Signage • The Ravinia preliminary PUD approvals allow two development signs at the main County Road 101 entrance, one sign at the Hackamore entrance and 7 smaller sub - neighborhood signs within the project. No sub - neighborhood signage is proposed in this addition. Cnnclusinn The staff report noted the outstanding issues that must be addressed and we have included conditions in the attached resolutions to address these issues. 5. Recommendation Move to recommend approval of the following: 1. Draft Ordinance approving rezoning from UR to PUD 2. Draft Resolution approving findings of fact for Rezoning from 3. Draft Resolution approving Preliminary PUD Development Plan 4. Draft Resolution approving Preliminary Plat Attachments a. Draft Ordinance approving rezoning from UR to PUD b. Draft Resolution approving findings of fact for Rezoning from c. Draft Resolution approving Preliminary PUD Development Plan d. Draft Resolution approving Preliminary Plat e. Location Map f. Engineer's Memo dated October 16, 2016 g. Hennepin County letter dated October 14, 2016 h. Applicant's narrative dated September 16, 2016 i. Plans dated September 30, 2016 Lennar Schwalbe Rezoning, PUD and Preliminary Plat (16 -026) November 3, 2016 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2016 -xx Motion By: Seconded By: November xx, 2016 AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED AT 6638 COUNTY ROAD 101 (PID 36- 119 -23- 140 -001) (CITY FILE 16 -026) 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 PUD (Planned Unit Development) with respect to the 5.97 -acre site, legally described as follows: That part of the Southeast Quarter of the Northeast Quarter of Section 36, Township 119, Range 23, West of the 5r" Principal Meridian, described as follows: Commencing at the Southeast corner of said quarter, thence North along the East line of said quarter quarter distance 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. Section 2. Effective Date. This amendment shall take effect upon adoption of the resolution approving the final plat as part of the Ravinia PUD. 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 November 2016. Kenneth Guenthner - Mayor ATTEST: City Seal Jessica Beise — City Clerk Page 1 of 1 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2016 -xx Motion By: Seconded By: November xx, 2016 APPROVING FINDINGS OF FACT FOR REZONING THE "SCHWALBE" PROPERTY ON THE 6 ACRE SITE LOCATED AT 6635 COUNTY ROAD 101 (PID 36- 119 -23 -140 -001) (CITY FILE 16 -026) WHEREAS, The Lennar Corporation ( "the applicant ") has requested approval of a rezoning from Urban Reserve (UR) to Planned Unit Development (PUD) as part the Ravinia PUD for a 5.97 -acre parcel legally described as follows: That part of the Southeast Quarter of the Northeast Quarter of Section 36, Township 119, Range 23, West of the 5t" Principal Meridian, described as follows: Commencing at the Southeast corner of said quarter, thence North along the East line of said quarter quarter distance 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 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 Planned Unit Development (PUD); NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the request by The Lennar Corporation for the reclassification of the zoning from UR to PUD for the property, based on the following findings: 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. New streets and utilities will be extended to serve the site and will be stubbed to serve the adjacent property to the north. 2. The proposed action meets the purpose and intent of this Ordinance. a. The proposal would meet the purpose and intent of the Ravinia PUD 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 when the streets and utilities are constructed with the development. Page 1 of 2 City of Corcoran November 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 project is adjacent to the Ravinia development on the south and will be incorporated into that development and will be part of the Ravinia homeowners association. 5. The zoning is consistent with the Comprehensive Plan's Low Density Residential 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 November 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: November xx, 2016 APPROVING PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD) PLAN FOR THE LENNAR CORPORATION ON THE 6 -ACRE SCHWALBE PROPERTY AT 6635 COUNTY ROAD 101 (PID 36- 119 -23- 140 -001) (CITY FILE 16 -026) WHEREAS, The Lennar Corporation ( "the applicant ") has requested approval of a preliminary plat for 21 single family homes on a 5.97 -acre parcel legally described as: That part of the Southeast Quarter of the Northeast Quarter of Section 36, Township 119, Range 23, West of the 5t" Principal Meridian, described as follows: Commencing at the Southeast corner of said quarter, thence North along the East line of said quarter quarter distance 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 plan at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a preliminary PUD development plan, subject to the following conditions: 1. A preliminary PUD plan is approved to allow the creation of 21 single family lots in accordance with the application materials and plans received by the City on September 16, 2016 and revisions received September 30, 2016, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the rezoning to PUD and the preliminary plat. 3. The application shall comply with all conditions in the City Engineer's memo dated October 20, 2016. 4. The application is subject to the review and approval by Hennepin County. The applicant shall comply with any conditions of approval from the letter from the County dated October 14, 2016. 5. The development shall be subject to all conditions of the "Ravinia" preliminary PUD development plan approval and all amendments. Page 1 of 3 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2016 -XX November xx, 2016 6. The PUD is hereby approved to allow a 55 -foot wide lots in this plat. All platted residential lots shall comply with the following: 7. PUD flexibility is provided to allow the face of the garage to exceed 55% of the building face. In exchange for flexibility: a. Garage door colors shall be compatible with the building colors. b. Architectural elements shall be added above the garage to de- emphasize the garage doors. c. Garage doors shall be architecturally styled (this includes details such as raised panels, accent color, windows, etc.) to match the exterior of the home. 8. The approved PUD standards are hereby approved to specifically allow flexibility from the Zoning Ordinance requirement that "Each elevation facing a street or park shall have a minimum of 50% comprised on natural material consisting of brick, stone, stucco, hardi- board, redwood, cedar or other similar materials. A minimum of two different materials is required, except that brick may be used on the entire elevation." a. Homes shall be allowed to have vinyl siding on the front elevation. b. The front elevation shall have a minimum of two different materials, which may include vinyl and stone /brick. c. A variety of vinyl siding styles are encouraged on all elevations (lap siding, board and batten, shake, etc.). 9. The mailbox locations shall be approved by the US Postal Service and proof of the approved locations provided to the City, prior to release of the final plat. 10. No sub - neighborhood signage is requested or approved in this phase. 11. The preliminary PUD development plan is approved based on the finding that the proposed project is consistent with the City's Comprehensive Plan. 12. As part of the 2014 Ravinia PUD approvals, the City and developer entered into a Recapture and Reimbursement Agreement dated April 24, 2014 for reimbursement of the cost of certain required off -site infrastructure improvements. The agreement required "Benefitted Properties" to pay the City a Recapture Fee in the amount of sanitary sewer TLAC fees and those fees shall be passed onto Lennar. However, since the Benefitting Property is Lennar, the City will waive TLAC fees on this site in lieu of the payment /recapture anticipated. 13. A final PUD development plan must submitted with the final plat for review and approval. Page 2 of 3 55 -foot lots Front, From County Road 101* 100 feet Front, From all other streets 20 feet Front Porch (5 120 square feet) 15 feet Side (living) 5 feet Side (garage) (Minimum separation between structures on adjacent parcels shall be 10 feet.) 5 feet Rear 25 feet Maximum Principal Building Height 35 feet 7. PUD flexibility is provided to allow the face of the garage to exceed 55% of the building face. In exchange for flexibility: a. Garage door colors shall be compatible with the building colors. b. Architectural elements shall be added above the garage to de- emphasize the garage doors. c. Garage doors shall be architecturally styled (this includes details such as raised panels, accent color, windows, etc.) to match the exterior of the home. 8. The approved PUD standards are hereby approved to specifically allow flexibility from the Zoning Ordinance requirement that "Each elevation facing a street or park shall have a minimum of 50% comprised on natural material consisting of brick, stone, stucco, hardi- board, redwood, cedar or other similar materials. A minimum of two different materials is required, except that brick may be used on the entire elevation." a. Homes shall be allowed to have vinyl siding on the front elevation. b. The front elevation shall have a minimum of two different materials, which may include vinyl and stone /brick. c. A variety of vinyl siding styles are encouraged on all elevations (lap siding, board and batten, shake, etc.). 9. The mailbox locations shall be approved by the US Postal Service and proof of the approved locations provided to the City, prior to release of the final plat. 10. No sub - neighborhood signage is requested or approved in this phase. 11. The preliminary PUD development plan is approved based on the finding that the proposed project is consistent with the City's Comprehensive Plan. 12. As part of the 2014 Ravinia PUD approvals, the City and developer entered into a Recapture and Reimbursement Agreement dated April 24, 2014 for reimbursement of the cost of certain required off -site infrastructure improvements. The agreement required "Benefitted Properties" to pay the City a Recapture Fee in the amount of sanitary sewer TLAC fees and those fees shall be passed onto Lennar. However, since the Benefitting Property is Lennar, the City will waive TLAC fees on this site in lieu of the payment /recapture anticipated. 13. A final PUD development plan must submitted with the final plat for review and approval. Page 2 of 3 City of Corcoran November xx, 2016 County of Hennepin State of Minnesota RESOLUTION NO. 2016 -XX 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 plan. 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 November 2016. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 3 of 3 City Seal City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2016 -XX Motion By: Seconded By: November, xx, 2016 APPROVING PRELIMINARY PLAT FOR "SCHWALBE" FOR THE LENNAR CORPORATION ON THE 6 -ACRE SCHWALBE PROPERTY AT 6635 COUNTY ROAD 101 (PID 36- 119 -23- 140 -001) (CITY FILE 16 -026) WHEREAS, The Lennar Corporation ( "the applicant ") has requested approval of a preliminary plat for 21 single family homes on a 5.97 -acre parcel legally described as: That part of the Southeast Quarter of the Northeast Quarter of Section 36, Township 119, Range 23, West of the 5t`' Principal Meridian, described as follows: Commencing at the Southeast corner of said quarter, thence North along the East line of said quarter quarter distance 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 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: A preliminary plat is approved to allow the creation of 21 single family lots in accordance with the application materials and plans received by the City on September 16, 2016 and revisions received September 30, 2016, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the rezoning to PUD and the "Ravinia" preliminary PUD development plan approved on December 23, 2013, as amended. 3. The application shall comply with all conditions in the City Engineer's memo dated October 20, 2016. 4. The application is subject to the review and approval by Hennepin County. The applicant shall comply with any conditions of approval from the letter from the County dated October 14, 2016. 5. The development shall be subject to all conditions of the "Ravinia" preliminary PUD development plan approval. 6. Park dedication shall be cash in lieu of land for the 21 new lots. 7. The applicant must provide a revised landscaping plan that includes 40 understory shrubs. Page 1 of 2 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2016 -XX November, xx, 2016 8. The applicant shall revise the street trees to provide at least two varieties in order to protect against insects and disease. The revised landscaping plan must be approved by the City prior to approval of the preliminary plat. 9. The temporary cul de sac must comply with the standard 50 -foot radius or be revised to provide a different approved turnaround. 10. The applicant must provide proof that Lot 1 and Lot 2, Block 2 are buildable with the temporary cul de sac or plat them as outlots until the temporary cul de sac is removed. 11. The applicant will need to resolve the title work issues related to the boundary overlap prior to the final plat being recorded. 12. 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 November 2016. ATTEST: Jessica Beise — Clerk Kenneth Guenthner - Mayor Page 2 of 2 City Seal Hennepin County Property Map M ! q- s n � _ F -� Date: 10/26/2016 PARCEL ID: 3611923140001 ydr NOW fdhft #� `7 _ , 1 inch = 400 feet 5 OWNER NAME: D A Schwalbe & K A Schwalbe PARCEL ADDRESS: 6635 Co Rd No 101, Corcoran MN 55340 PARCEL AREA: 5.99 acres, 261,138 sq ft A -T -B: Abstract SALE PRICE: $147,500 SALE DATA: 11/1991 SALE CODE: Warranty Deed ASSESSED 2015, PAYABLE 2016 PROPERTY TYPE: Residential HOMESTEAD: Homestead MARKET VALUE: $375,000 TAX TOTAL: $5,452.10 ASSESSED 2016, PAYABLE 2017 PROPERTY TYPE: Residential HOMESTEAD: Homestead MARKET VALUE: $386,000 Comments: Location Map 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: Charlie Wiemerslage, P.E. From: Kevin Mattson, P.E., Kent Torve, P.E., Kirby Templin, P.E. Date: October 201h, 2016 Subject: Schwalbe Property - Plan Review Comments 7^7 WENCK Responsive partner. Exceptional outcomes. A plan set, dated (signed) 8/2616, has been received for the proposed Schwalbe Property. The following comments are in regards to the plans submitted and should be considered in revisions to next submittal. General 1. Updated City standard detail plates have been provided. Incorporate updated plates as appropriate. 2. Submit a list, and the status of, all permits required for the project. Sanitary Sewer & Watermain 3. Provide a 0.1 -foot drop across sanitary manholes. 4. Install watermain offset near station 2 +10 to avoid conflict with storm sewer crossing. 5. Wet tap connections are not allowed if other construction means are available. Therefore, the contractor shall cut in a tee fitting at the water connection to the 14" HDPE watermain along CSAH -101. 6. Eliminate the high point in the proposed watermain connection line to CSAH -101 between stations 0 +00 & 1 +00. 7. Review future sewer cover and pipe grades to the north. Will it work to stub out the sanitary sewer pipe to the north or will those future lots need to be serviced to the north? Storm Sewer 8. Provide access for maintenance of all stormwater ponds and filtration basins. The preferred path is from the Bridle Path cul -de -sac. 9. Review stormwater treatment plan with city staff to maintain compliance with watershed requirements. At a minimum, forebays or pretreatment basins are required up flow of the filtration basin. 10. Review the need for the rear -yard storm sewer structures (CB's 4 -6). Can they be eliminated by re- grading the rear yards to the west? 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 'V *V Charlie Wiemerslage, P.E. WENCK October 20, 2016 Responsive partner. Exceptional outcomes. 11. Add additional catch basin's at the low points in the road near stations 0 +35 & 7 +00 to collect road drainage and provide necessary water quality treatment. 12. Provide a sump invert to CBMH 8 and review pipe cover between storm manholes CBMH -8 & CBMH -9 (3 foot minimum). 13. All outlet control structures should have a 4 -foot sump invert from bottom of inlet pipe. 14. Provide sump connections for all parcels that do not abut wetlands or ponds. Review with city engineer possible connections to storm sewer installed as part of Ravinia Phase 4. 15. Install draintile cleanouts to the sump connection system upstream of all 45- degree bends or wye connections. (90- degree bends will not be accepted.) Modeling 16. Submit the stormwater model information for review. Additional information is required to verify the pass- through drainage from culvert underneath CSAH -101. Provide pipe diameter and upstream drainage flows. Review design options to reroute these flows from the site's stormwater treatment sizing requirements. 17. Send model versus reports. 18. Submit complete watershed maps that cover the whole watersheds that fall wholly and partially within the Schwalbe Property project boundaries. The watershed maps should be for existing and proposed conditions. On the maps, show the project boundary, label watersheds with IDs that correlate to the HydroCAD model, include watershed areas, and the watershed CN. 19. Provide storm sewer plans with outlet details for control structures. 20. Add elevations to EOF's at all street and trail crossings. 21. Verify inlet capacity requirements are meet. Grading 22. Review the proposed grading plans for the temporary cul -de -sac to the north as it appears there will likely be a 6 -foot fill required. 23. The low opening of Lot 10, Block 2 does not meet the 2 -foot separation requirement from the EOF. 24. Review the grading contours along the northern property line. The contours appear to range from 1 foot to 6 foot above the adjacent property. 2 T: \2294- Corcoran \17- Lennar \Phase Schwa lbe \Ravinia Schwalbe - Review Comments_l.docx 'V *V Charlie Wiemerslage, P.E. WENCK October 20, 2016 Responsive partner. Exceptional outcomes. 25. Identify and label all EOF locations and elevations. Review location of proposed EOF of the filtration basin for impact to adjacent property. 26. Verify minimum of 10 -foot access routes for all general maintenance requirements for ponds, utilities, etc. Streets 27. Stub streets to have permanent traffic barriers per standard template as provided by City Engineer. 28. Review street grade design as it is currently proposed to drain northerly towards the adjacent property without any catch basins to collect the site drainage. At a minimum storm sewer structures and additional concrete curbing should be added to prevent surface water runoff from impacting the adjacent property. Coordinate with city engineer. 29. Verify vertical and horizontal curves meet typical standards including sight distance requirements. 30. Pedestrian ramps shall meet current ADA requirements and include information related to cross - slopes, approach grades, truncated dome orientation, and general layout. 31. Identify any proposed retaining wall locations. 32. Label draintile cleanout locations on the plans. 33. Install concrete sidewalk along the boulevard. 34. Provide pedestrian trail connection to CSAH -101. Plat 35. Verify easements over utilities, ponds, wetlands, etc. provide sufficient coverage for access and maintenance activities. 36. Verify 10 -foot future trail easement along CSAH -101 to match the Ravinia Development. End of Comments 3 T: \2294- Corcoran \17- Lennar \Phase Schwa Ibe \Ravinia Schwalbe - Review Comments_l.docx Hennepin County Public Works Transportation Project Delivery James N. Grube, County Highway Engineer 1600 Prairie Drive Medina, MN 55340 -5421 October 14, 2016 Mr. Mike Pritchard Code Compliance Official City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Preliminary Plat Review - Lemur Schwalbe Development 6635 County Road 101 (Brockton Lane) Hennepin County Plat Review 1D #3541 Dear Mr. Pritchard: Phone: 612 -596 -0300 Web: www.hennepin.us Minnesota Statutes 505.02, 505.03, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads. The preliminary plat for the Lennar Schwalbe development was received by Hennepin County staff on September 22, 2016. The plat proposes to redevelop a 6 acre farmstead into 21 single family homes. The Hennepin County Plat Review Committee discussed this proposal on October 11, 2016, and have made the following comments: Access - This plat would remove the one existing driveway at 6635 County Road 101. The development itself would construct a private internal street connecting to Bridle Path, as part of the larger Ravinia development. This new street would also be stubbed at its northern boundary to be extended internally upon future development. Within this proposal's narrative, it mentions "Access to the area is planned from White Tail Trail in an easterly fashion towards County Road 101... ", yet there is no illustration of this connection. We are of the understanding that all development associated with Ravinia will be guided internally towards Gleason Road, which grants direct access to County Road 101. Should the existing properties along White Tail Trail be vacated, temporary construction access may be permitted via White Tail Trail. However, no access to County Road 101 would be allowed and White Tail Trail would need to be vacated and removed at the end of construction on this project. Right -of -Way -- We are requesting a dedication of 27 feet of right -of -way to match a 60 foot half section, The plan set appears to have this dedication narrow to 26.65 feet along the northern boundary. Please ensure this is revised to read 27 feet. This dedication would match the 27 foot section dedicated through the larger Ravinia proposal to the south. The 120 foot full section will allow for future roadway improvements, including an off -road trail as part of our 2040 Bicycle Transportation Plan. The roadway itself will likely become a 4 -lane divided section with turn lanes depending on future needs. Drainage - Please modify the flared apron #13 in the plan set to be a safety apron. The existing storm water drainage along County Road 101 shall be maintained to County State Aid standards. Storm water and drainage questions can be directed to Drew McGovern at (612) 596 -0208, or dreW.mcgovern@hennepin.us Permits - Please inform the developer that all proposed construction within county right -of -way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to driveway and street access, drainage and utility construction, trail development, and landscaping. The county wants to ensure that all vacated driveways be removed and graded upon vacation as well as restoration of adjacent ditch. Driveway removal requires permit and as part of the abandonment of both the driveway at 6635 County Road 101, as well as White Tail Trail, the county is willing to provide the necessary permits at no cost to the city or developer. Permit questions can be directed to Michael Olmstead at (612) 596 -0336, or michaeLotmstead @ hennepin.us Please contact Bob Byers at (612) 596 -0354 or robertbvers(ftenne iry t.us or Jason Gottfried at (612) 596 -0394 or Woll.goMf ffed0hennel2in.us for any further discussion of these items. Sincerely, James N. Grube, P.E. County Highway Engineer JNG/idg cc: Plat Review Committee Mark Larson, Hennepin County Survey Office L E F*J N A RF ILE COPY 16-026 September 19, 2016 Ms. Kendra Lindahl City of Corcoran 8200 CR 116 Corcoran MN 55340 Dear Kendra, Lennar is pleased to submit this application for a Preliminary Plat and Preliminary PUD plan for the Schwalbe property, located just north of Ravinia 4th addition. Due to its proximity to Ravinia, it is Lennar's intention to include this parcel in the Ravinia Community. Proposed homes would be 2 -car Discovery homes, similar to what is being constructed in Ravinia 41" addition. Access to the area is planned from White Tail Trail in an easterly fashion towards CR 101 and includes a through road to be stubbed to the northern boundary, should the parcels to the north develop in the future. Total units are proposed at 21. Enclosed is a signed application, application fees and escrows, and a preliminary plat and PUD plan set, including landscape plans, Please note the landscaping proposed in Ravinia 4t" addition has been reconfigured a bit to accommodate this new area. The buffer landscaping that was shown along the northern side of the fourth phase has been removed. Additionally, the site has been delineated and there is no wetland on -site. A copy of the delineation and NOD is enclosed as well. City support is greatly appreciated, and upon approval of this preliminary Plat, it is Lennar's intention to final plat and develop the site as part of Ravinia in 2017. Please contact me with questions. Thank you, Paul Tabone Land Entitlement Mgr Lennar Minnesota LOCATION MAP aanef,� Las. �; Under im��`"✓" Constructlon G � to OAK RMCC o FARRELL A/ 4LGE -V 5 - TURBRiGGE � RD. r 25 23 c 33 ss 3 SITE pi3w J r 1 � 21" . WHITE AIL TR, 66th J Avf. r � J " EASOn . y j CL RD. J.F ! e Z� �. -AD X ('' r (O ti �; > f {L OoI OD GVE. tl. 00 00 00( #f`1�.1 07 OO ('7 II F j v TI1:M FILTRATION BASIN ® v m I-"` �• LL w "vs I u Z R2lwTlfENp22w' LL LL LL f � rn 3 w I �• m I { 1 NWL- 972.0 x ppf �; 0 Z HWL -975.0 l.. x (. z i f 3 N J5 ... ._. _ ._..__. .._., ... { ` FD ^•scr,. !,I'i :.. __.. ((978.1)) ` � 5 X x' ��r _- '� x ((981.6)) x 1. i 1 x }' I (978.6) x ((980.6)) X c,Mt �.� CP 11 00 ' ) x ( x x (982.1 ; I #o of M Ej �co !a3 /Y (976.6 ((977.6)) (979.1)) x (981.1) ) ^ (y) cy) o I f 0) 00 c6 C6 ii 1311 I BF 976.3 x :< (979.6) (�i O o o irnrnt / I LO 979.3 (978.1) q, rn � c-) fE F 982.8 co m 1 / '��-� m ; / i ` L O BF 977.3 4 B F 981.8 7 -- LL LL LL �� BF 980.3 f O v m �- C� p ll 1 G o TF' 984.3 W O B F 978.8 W O x o { ± TF 990.8 �GF 984.0 ; TF 985.3 WO WO i TF 989.8 GF 990.5 STOP _ ` GF 985.0 TF 986.8 TF 988.3 GF 989.5 _ _ _ - - �_ ____ -- /`� F986. - - ~" __ - s. SHEET INDEX TABLE G 5 f� GF 988 0 V Cb Cb I ~ _ _ V0 °j� / 3 i1 , ?;v SHEET Description � �_._ crl .� �� � 1 Title Sheet 4- _ ----- I 4N- < I 10 0 "--�- �-�__, 2 -3 Final Street Plan -- o < ;'r o _ --- Y. rL r ;� 4 -5 Final Sanitary Sewer & Watermain Plan < 6 -7 Final Storm Sewer Plan �/ g� �� 4 8 Final Grading Plan r, , Final Erosion Control Plan C D �_ I I 10 -14 City Details '� � -- -- '. -- GF 992.5 GF 993.0- • O �� 1 f y, ; i .:_ , � w - ' f GF 984.5 _ ---- - GF 991.7 3.3 _ TF 992.8 TF 99 ' TF 984.8 i GF 986.0 GF _- -_ -- - -- GF 988 6 GF 990.0 TF 992.0 �O g� I "z 986.7 5� c t.: TF 986.3 _ TF 990.3 LO LO > TF 987.0 L O LO 988.3 I` 0 FB �, �I BF 976.8 F B TF 989.9 LO 987.8 19�a of T i I ; N L O "! - F L O LO 987.0 BF 985.3 `'� �, 2 I iE, BF 984.8 �� 5l : f 9 0 - BF 978.3 BF 979.0 LO 985.3 BF 984 y �lg t , LO 984.2 BF 982.3 (9871) (987.6) :,l` .I D PREPARED BY PREPARED FOR (983_8) BF 981.2 (986.) X ((986.6)) x x ((987.1)) x i f a ((983.3)) `� (985.3) (986.0) ,� (983.5) (984.6) x ((985. InxiaoErrraL (I ENGINEER DEVELOPER I I x ((984.8)) x x x ' x x x ((984.1 x wEr No f W SATHFE- 8ERGOUIST, INC. LENNA. t )) ! 1 150 SOUTH BROADWAY 16305 36TH AVE N. SUITE 600 ((985.5)) ((983.0)) L °- 12 V 1 11 10 9 ', WAYZATA, MINNESOTA 55391 PGNTOGTH, MN 55446 PHONE: 52 476-6000 AX ( 76 D i D4 II - - -- � `. _... -.... .._ .. _......._._. ..._F_.. i�..._.... .... I � 52)4 PHONE: - � 58.0 F 9 .;OF J << �� P.E. EMAAIL: JOE.J BLONSKI @LENNAR.COM CONTACT: ROBERTS. MOLSTAD, I << << !\; _..._-. _ _.... S �._. ! r g k; EMAIL: MOLSTAD @SATHRE.COM _ L SITE WORK CONTACT:CHARLIE �YIEMERSLAGE,P.E it EMAIL: CWIEMERSLAGE @SATHRE.CO AVID t PHONE: (952) 255 -9624 �, S I `, EMAIL: DAVID.HINNERS @LENNAR.COM 8 00 -K .fI .... - _ ,,., _.._. J' �e�1-i• �;�Te�: �•ji',.. :�...�c _ • t ;7:j%'r+'7�= V�- '>ti`.t- :�,*ac^-- , -,�9 �' ti'�'iy�'c r:fi, A'r•.t .. /'?, '• `="'n +`.c •".y ?��fa.•il'�? s >.5, y.• yrp ,q •'ia, �a>: -'r,,},,y 4 F (i{td x t w, r .' . rr..r ^ _Z; �.:lY«- `!:.•�"•`rs �,•� }���;�C ^iR •'1r+: �'. '�„1;;stgr }`. �T 5�.- ',IYL° ir' ?v ' •,�? Y��ti:"Cr:+i �r; f i ,w1: � ��'sa !�. ;,.._ ys.•e,`••.. .a'+:' �� 'S'�,•'jj. *d .�T(tyd a h... wt a i`. °•t, -.?. 1r� aA•>i•t "" jztaix- !:''!' ? a>._•- ..y+a� >• •}" .i„ •%'? ^. ..'Ci:Yr ;j;+iif i -. f,.4aa s J � r ��•sek3". ;5e`:°.,e'!t "�'t;F`r�?.' J-•. "i. "� ..c`,ae.,44 .;¢�^� %�+'a� :ti,-0tiC; . �. F,i%-.�rTi» g:> I f RAVI N ADDN. � � ;.� •.:`::,.�. _.�. t�.��� � .:>;�/ ,'..�. i 1 0• 40 20 0 20 40 80 61111111111111111110 M N 11 d SCALE IN FEET EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES. DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ERS S� ��� RJc ° SAT H R E- BERGQUIST, INC. CITY PROJECT NO. - TITLE SHEET FILE NO. 5401 -676 BASE SCHWALBE 01 - ERJ - 09130/16 - - - REVISIONS PER CITY COMMENT _ - - - - - - - - - - u - - "W4 -_- - DRAWN BY -- - ERJ - -_ - - � - _- _- - __.. - � - - � __.. - � - - - - _- _- -_ -_ -_ - _ -_ - _- _- _- -_ -_ -_ - SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE - BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITMATE USE. s- '„ /� /� � "; ?- �-� w J' ... ' 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 c� �, `% `�� ctiFRS CO RCO RAN � MINNESOTA SC H WALB E PROPERTY L E N NAR CHECKED BY � -_ AT DATE _ ROBERTS. M TAD, P.E. - - - - - - - - - - - - - - - - - - - Z/ �Z8 Date: 8 Lic. 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BF 981.8 7 4 f1 1 BF 977.3 wo LO 1 ,4 B F 980.31-A.Vi wo mm -qR4-n BF 978.8 .1 x TF 990.8 7) 1 TF984.3 1 wo�Fz i S&W 0- _11 65 63: GF 984.0 TF 985.3 wo TF 989.8 w 0 GF 990.5 983.0 E1]3 CDOX: GF 985.0 TF 988.3 GF 989.5 TF 986.8 �02.0 oj -0) Cb 0j Cb 83 1. 11x; Pr) GF 988.0 C64 Caox: GF 986.5 98 0 4/,• Cb C"D C4 6 0; X: co 933 6. 4 co 3 98 Fi '2 %J-) 0) 4" DPANTXIE 0 �0* 1�1 985.0 L INV- Co cb 9 X; 64 co 9, 4 01 Cb AR < 2 11 4p, cb 'o < 01 A 2 If cp vi 171 c:) 0 CD 7L 9 .0 CD 4) CF) 16 0 C�o co 3 CBOX: 993 Go 9��. "X, -7 z_. o" CC) ti U) F G C�l X 985.0,: "BOX: GF 992.5 GF 984.5 :487.2 GF 991.7 T F 9 9 3.3 TF 992.8 TF 984.8 ZZ GF 990.0 TF 992.0 0 GF 986.� 6.7 GF 988.6 GF 9�_ TF 986.3 Lo LO < TF 990.3 0987.8 LO 988 F B TF 987.0 *TF 98.9.9 LO L .3' I— i : , 1. " I =Z 1474 sav, BF 976.8 FB .3 Irv. rB LO LO 987.0 BF 984.8 BF 9B5 L 0 9, 7 .3- 1 $i51 / BF 978.3 /_2 BF 979.0 LO 985.3 BF 984 Vv x986.0 LO 984.2 (987.1) (987.6) °; ir a BF 982.3 x 987.0 M, BF 981.2 (983.8) (986. X. x ((987-1)) X 190 x ((986.6)) x 987.0 q (985.3) (984.6) X X ((983.3)) ((985. INCIDENTAL X X X. WETLAND I l (983.5) (986.0) ((984.8)) X. X X X X ((984.1)) ((985.5)) ((983.0)) 13 6 12 10 9 x 986.9 -- ----- ---- 979.51 x 981.0 982.0 983.0 -HP x 91� �4.0 x 985.0 C,�985.0 x 983.0 982.0 --40984.0 L X983.0-HP x982.0 tag �982.0 << << 0 0 x 984.0 N x 986.0 (c D << << << 80 7 .5" 9 0 IN.- R A U I A '4TH ADD N. �,.y7.7,1 ., A EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES. DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS BASE SCHWALBE INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I DRAWN BY - - - - J - - SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE ERJ SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. CHECKED BY - - - - - -- - - - -- - - - - - - - - - - - - - - - - - INDEMNIFY SATHRE-BERGQUIST, INC. OF ALL RESPONSIBILITY. RSM - - - - - -- - - - -- - - - - - - - - - - - - - - - - - SATHRE-BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE - - - - - -- - - - -- - - - - - - - - - - - - - - - - - USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING DATE FROM ILLEGITIVIATE USE. ROBERTS. MPLSTAD, P.E. 08/26/16 - - - --- - - - - - - - - - - - - I Date: g,��l � _� Lic. No. -7_�Lf-L8 ...... . ... ... .. ....... . . ...... -J NOTES: . ALL NEW CURB BOXES MUST HAVE RISER RODS ADJUSTABLE UP AND DO" FOR 8' OF COVER. WHEN AN EXISTING CURB BOX 15 ON A CONSTRUCTION OR FOUCHSTRUCTION PROJECT. RrSER ROOS SHALL BE INSTALLED TO ALL CURB BOXES DIN THAT PROJECT. 4- PLACENENT OF CURB STOP AND Box ON PRIVATE STREETS SHALL BE I o' BACK OF CURB WITH NO COPPER STUBBED PAST THE CURB STDP AM DOX. L COPPER IS TO BE ONE PIECE, (40 JOINTS. CCUPLINCS. ETC, ALLOWED FROM MAIN TO x z X 7.5' MINIMUM COVER REQUIRED OhqOp OYER TOP OF WATER "N. UD H.. 686 TYLER NO. MUFI 1 H-10361 DnENSONS REQUIRED ON ALL 5E]BY-STE-TOPROTOCK)HO. 8-316a CATE VALVES ADJUST 1/2- BELOW CRAOE. DnENSION SHALL BE WITHIN ri U C�o r__ 11- co 00 00 Co x986.0 'Y BOX TO BE SET TO PROVIDE 12* OF ADJUSTMENT. 1-2' OF FINISHED GRADE GRADE TOP 06 co cy) m, LL ILL LL CID SERVICE RISER SDR-25 PYC OR SCHEDULE 40 FYC (S40LVEKT WELD JOINTS) 1 FILTRATION BASIN 00 F- CD; LL NWL-972.0 7 (l ,p ;� : m A. m >< I, - / / 0 HWL- 75 14 TYLER H.-: SMO Z TYLER NO. "GO MUM NO. MUELLER N 26 H-IOM7 3EI3Y-5M--CRCXX BI9GY-STE-CRa)H_IOmI 1. &-5001 GATE VALVE BOX. 2 . Lai II p i xi ((978.1)) X (978.6) X X 986.8 >< ((981.6)) x 985.0 X X ((980.6)) x co cy) 4p X x (gqq 1) OKk-963 N.. VB5C7 SCREW TYPE. 3 PIECE, 5 1/4' SHAFT, SIZE G DOX, 7-5- DaENDED. #0 ROUND BASE , ' ' ' XT 14' TYLER N` 1 ALL VALVE BOX COMPONENTS N.. 59 2a, SKALL BE MANUFACTURED IN N.. 60 4. THE US. OR CMEADA, OR AS MUFI 1 N.. 5a 14, APPROVED BY THE CITY H., 59 20' ENGINEER. ((979.1)) --'C)CD Im N (976.6) ((977.6)) (981.1) 1 Oil X. X x co c3i CC) BF 976.3 (D C\j 0 8 (3) (979.6) Co 0-) M (978.1) LL I LO 979.3 co Co 0) Pf 982.8� u- LL. LL 0! BF 981.8 7 4 f1 1 BF 977.3 wo LO 1 ,4 B F 980.31-A.Vi wo mm -qR4-n BF 978.8 .1 x TF 990.8 7) 1 TF984.3 1 wo�Fz i S&W 0- _11 65 63: GF 984.0 TF 985.3 wo TF 989.8 w 0 GF 990.5 983.0 E1]3 CDOX: GF 985.0 TF 988.3 GF 989.5 TF 986.8 �02.0 oj -0) Cb 0j Cb 83 1. 11x; Pr) GF 988.0 C64 Caox: GF 986.5 98 0 4/,• Cb C"D C4 6 0; X: co 933 6. 4 co 3 98 Fi '2 %J-) 0) 4" DPANTXIE 0 �0* 1�1 985.0 L INV- Co cb 9 X; 64 co 9, 4 01 Cb AR < 2 11 4p, cb 'o < 01 A 2 If cp vi 171 c:) 0 CD 7L 9 .0 CD 4) CF) 16 0 C�o co 3 CBOX: 993 Go 9��. "X, -7 z_. o" CC) ti U) F G C�l X 985.0,: "BOX: GF 992.5 GF 984.5 :487.2 GF 991.7 T F 9 9 3.3 TF 992.8 TF 984.8 ZZ GF 990.0 TF 992.0 0 GF 986.� 6.7 GF 988.6 GF 9�_ TF 986.3 Lo LO < TF 990.3 0987.8 LO 988 F B TF 987.0 *TF 98.9.9 LO L .3' I— i : , 1. " I =Z 1474 sav, BF 976.8 FB .3 Irv. rB LO LO 987.0 BF 984.8 BF 9B5 L 0 9, 7 .3- 1 $i51 / BF 978.3 /_2 BF 979.0 LO 985.3 BF 984 Vv x986.0 LO 984.2 (987.1) (987.6) °; ir a BF 982.3 x 987.0 M, BF 981.2 (983.8) (986. X. x ((987-1)) X 190 x ((986.6)) x 987.0 q (985.3) (984.6) X X ((983.3)) ((985. INCIDENTAL X X X. WETLAND I l (983.5) (986.0) ((984.8)) X. X X X X ((984.1)) ((985.5)) ((983.0)) 13 6 12 10 9 x 986.9 -- ----- ---- 979.51 x 981.0 982.0 983.0 -HP x 91� �4.0 x 985.0 C,�985.0 x 983.0 982.0 --40984.0 L X983.0-HP x982.0 tag �982.0 << << 0 0 x 984.0 N x 986.0 (c D << << << 80 7 .5" 9 0 IN.- R A U I A '4TH ADD N. �,.y7.7,1 ., A EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES. DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS BASE SCHWALBE INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I DRAWN BY - - - - J - - SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE ERJ SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. CHECKED BY - - - - - -- - - - -- - - - - - - - - - - - - - - - - - INDEMNIFY SATHRE-BERGQUIST, INC. OF ALL RESPONSIBILITY. RSM - - - - - -- - - - -- - - - - - - - - - - - - - - - - - SATHRE-BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE - - - - - -- - - - -- - - - - - - - - - - - - - - - - - USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING DATE FROM ILLEGITIVIATE USE. ROBERTS. MPLSTAD, P.E. 08/26/16 - - - --- - - - - - - - - - - - - I Date: g,��l � _� Lic. No. -7_�Lf-L8 \:k S SC/ "�I_ 0 Lu A SATHRE-BERGIOUIST, INC. T 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000 0" CITY PROJECT NO. NOTES: 1. SANITARY CASTINGS SHALL BE NEENAH R-16428. 2. 8" SANITARY SEWER - SDR 35 TO 16', SDR 26 FOR DEPTHS OVER 16' 2. SERVICES AND RISERS SHALL BE 4" SDR 26. 3. EXTERNAL MANHOLE INFRASHIELDS ARE REQUIRED ON ALL MANHOLES. 4. EXTERNAL JOINT WRAP ARE REQUIRED ON ALL MANHOLES. S. ALL WATERMAIN SHALL BE PVC C900 DESIGNED TO OPERATE AT 150 PSI PLUS WATERHAMMER.(6- -DIP CL52,W C900 C1235 DR 18, 12" C905 C1305 DR14) 6. BUTTERFLY GATE VALVES ARE REQUIRED ON ALL WATERMAIN 12' AND LARGER. ALL GATE VALVES SHALL HAVE STAINLESS STEEL BOLTS. 7. CURB BOXES TO HAVE EXTENSION RODS TO CURB STOP. 8. PROVIDE POLYETHYLENE WRAP (8MIL,TUBE TYPE) AROUND ALL WATERMAIN IN ACCORDANCE WITH AWWA C-105 STANDARDS. MEG-A-LUG JOINT RESTRAINTS SHALL BE USED ON ALL FITTINGS. 9. HYDRANTS TO BE WB NO. VVB-67 250 PP MODIFIED WITH STAINLESS BOLTS. PROVIDE 2 HYDRAFINDER MARKING DEVICE AND RE-PAINT AFTER INSTALLATION. 10. HYDRANT SHALL BE 8.0' BURY. WATERMAIN SHALL HAVE 7.5' COVER. HYDRANT LEADS SHALL BE CLASS 52 D.I.P. ALL HYDRANTS SHALL HAVE STORZ CONNECTIONS INSTALLED. 11. ALL WATERMAIN BOLTS SHALL BE CORE-BLUE T-BOLTS WITH PROTECTED END CAPS. 12. TRACER WIRE SHALL BE RATED UL AND BE 412 COPPER SOLID WIRE STRAND. CONNECTED TO HYDRANTAT BOTTOM BREAKOFF BOLT WITH ELECTRICAL CONNECTOR. 13. INSTALL TRACER WIRE (GREEN) WITH SANITARY SEWER MAIN. PLACEMENT OF CONNECTION BOXES AND GROUND ANODES SHALL BE IN THE BOULEVARD PERPENDICULAR TO THE MANHOLE STRUCTURES. 14. 1" MINIMUM TYPE"K" COPPER SERVICE WITH CURB STOP. CURB BOXES SHALL BE INSTALLED AT THE DRAINAGE AND UTILITY EASEMENT. 15. ALL SEWER SERVICES ARE LOCATED TDOWNSTREAM OF WATER SERVICES. 16. ALL DUCTILE IRON FITTINGS SHALL BE EPDXY COATED AND WRAPPED IN POLY. 17. ALL DROP MANHOLES TO BE LINED WITH A GSE STUDLINER EMBEDDED INTO CONCRETE WALL AS MANUFACTURED BY ROYAL CONCRETE PRODUCTS. ARGU SURE GRIP THERMOPLASTIC LINING APPROVED EQUAL. 18. REQUIRE THREAD TYPE ON ALL HYDRANTS TO BE HOSE - NST 2�" TP75327 THREADS PER INCH, NOMINAL THREAD O.D. 3.062. PUMPER - 5" STORZ NOZZLE. 45 NUT- NST 1•� PENTAGON. OPEN LEFT. RED. SPECIFICATIONS TO MATCH PREVIOUS STANDARDS, IN ADDITION TO THE 5" STORZ PUMPER NOZZLE. 19. STORZ CONNECTIONS SHALL BE INSTALLED ON ALL HYDRANTS. UORCORAN, MINNESOTA ORI 40 20 0 20 40 88f 0 1 1 0El00Li SCALE IN FEET FILE NO. FINAL SANTIARY SEWER & WATERMAIN PLAN 5401-676 SCHWALBE PROPERTY 5 LENNAR 15 LEl z 0 z L:1 r C) u 0 NOTES: . ALL NEW CURB BOXES MUST HAVE RISER RODS ADJUSTABLE UP AND DO" FOR 8' OF COVER. WHEN AN EXISTING CURB BOX 15 ON A CONSTRUCTION OR FOUCHSTRUCTION PROJECT. RrSER ROOS SHALL BE INSTALLED TO ALL CURB BOXES DIN THAT PROJECT. 4- PLACENENT OF CURB STOP AND Box ON PRIVATE STREETS SHALL BE I o' BACK OF CURB WITH NO COPPER STUBBED PAST THE CURB STDP AM DOX. L COPPER IS TO BE ONE PIECE, (40 JOINTS. CCUPLINCS. ETC, ALLOWED FROM MAIN TO 5- HYDRA-FINDER TYPE HYDRANT TOP FLAG WATERIDUS PACER MODEL NE-57-230 b -9N%READ TYPE WITH FIRE DEPT. 7.5' MINIMUM COVER REQUIRED OhqOp OYER TOP OF WATER "N. UD H.. 686 TYLER NO. MUFI 1 H-10361 DnENSONS REQUIRED ON ALL 5E]BY-STE-TOPROTOCK)HO. 8-316a CATE VALVES ADJUST 1/2- BELOW CRAOE. DnENSION SHALL BE WITHIN PVC PIPE BED MO ENCASE IN SELE= GRMULAR, TYPICAL PVC APPLICATION. NO TION. T=ESTr= ��GRCUNOWG MODE J12 AWC COPPER CLAD BOX TO BE SET TO PROVIDE 12* OF ADJUSTMENT. 1-2' OF FINISHED GRADE GRADE TOP CURB STOP. 4, WATER SERVICE AND SANITARY SEWER SERVICE SiALL HAVE A 3' HORIZONTAL SEPARA11ON. o. CURB BOXIE LOCATED IN DRIVEWAYS OR PARKING LOTS SHALL BE 07VERED WITH A FORD A-I METERUX COVER. A -N' STAMP PER CITY PLATE "-24 MUST BE PLACED ON THE FACE OF CURB WHEREVER CUR13 MO CUTTER CRO57SES A WATER SERVICE. SERVICE RISER SDR-25 PYC OR SCHEDULE 40 FYC (S40LVEKT WELD JOINTS) CATE VALVE EXTENSION = ORE WRE WITH MIN. RDO BRIEM LOAD OF 270 LEIS FOR OPEN CUT INSTALL TYLER H.-: SMO Z TYLER NO. "GO MUM NO. MUELLER N 26 H-IOM7 3EI3Y-5M--CRCXX BI9GY-STE-CRa)H_IOmI 1. &-5001 GATE VALVE BOX. METAL FE:. 4CE POST AT END OF WATER AND SMITARY SEITACF, 4- ABOVE GRADE WATER FENCE T TO BE PANTED BLUE. SMrTARY FENCE POST TO BE PAtfTEO GREEN. ALL PIPE SHALL BE BEDDED IN GRANULAR BORROW 3149.2131. ALONa CUM STOP. INSTALL VkVC0, SNAXEPrr, OR II RATED FOR 30 VOLTS 43 CONNECT MIL HMWE JACKET. TRAC03 WINE TO MAN TRACER WIRE IA`1),,-I.5 CUBIC YARDS _o �e _ l,gpiIlri - GRAVEL OR CRUSHED ROCK. COVER WITH POLYETHYLENE N.. VB5C7 SCREW TYPE. 3 PIECE, 5 1/4' SHAFT, SIZE G DOX, 7-5- DaENDED. #0 ROUND BASE , ' ' ' XT 14' TYLER N` 1 ALL VALVE BOX COMPONENTS N.. 59 2a, SKALL BE MANUFACTURED IN N.. 60 4. THE US. OR CMEADA, OR AS MUFI 1 N.. 5a 14, APPROVED BY THE CITY H., 59 20' ENGINEER. v_ TRACER MIE SHALL BE BROLAG41' UP WATEM" APPROW EDUAL TRAFFIC RKED TRACER WIRE BOX WITH 2 LUCS. L WIN OF I LEL ORINE IN MODES WTH M14 21 WIRE LEAD ARE TO BE INSTAILED AT EVERY TRACE WIRE ACCESS BOX TRACER WIRE SHALL BE 12 AWC COPPER CLAD STEEL ORE WIRE VTH MIN EIREAK Lav OF va LB FOR OPEN CUT INSTALLATION RATED FOR 3a VOLM MIN 4a AIL HM`*E JACMET A. TRACER MIE CONNECTOR SHALL BE DRY COHN DIRECT BURY LUG AQUA. PRO-TRACE 08 OR APPROAD EQUAL VA%ABLE I. VARIABLE METAL FENCE PCSTS-_ D & U MINIMUM 15' THICK CONCRETE ENCASEMENT TRACER WIRE "MORETE BLOCK ZALL -STE-CROIX RESILIANT WEDGE VALVE YBEGME2rY0 H. 57 9 COWORM INC AWWA C-501-50 WITH A VARLABLE ENT NEENAH CASTING #R-1914-gi Al, FITTINGS WITH MIR OF TWO 3/4' OLAIJETER Num, RODS (STAINLESS STEEL. OR EPCXYC&TED). OR WITH YE1521 Nb. 58 14" STMOMOS INSTNJ_ED V9522 No. 5rg 20: VAL%E BOX ADAPTER TYPE It. V9523 N� 50 zo FORD OR EOUAL INSTALLED OVER CURB STOP LOCATED IN TRACER WIR 'W* STAMP ON DRrYEWAY OR PAR<ING LW___� 1. FACTORY INSTALLED PLUGS W&WWENEYER HYDRANTS ARE INSTALLED IN AREAS WITH HIGH GROUNDWATER LEVEL. AS DETERMINED BY DEWATERING REQUIREMENTS AND THE CITY ENGINEER. THE MAIN NMLE SHALL BE PANTED BLUE FOR ALL HYDRANTS PLUCCED DRAIN HOLES, 2. ALL oucnLE IRON WATERMAN FITTINGS SHALL 13E FUSION BONDED EPDXY COATED. 3. HYDRANTS SHALL BE MAMEO WITH STAINLM STEEL TAG FROM FACTORY. CONTRACTOR SHALL UPPLY TWO HYDRANT FLAGS, ONE TO BE INSTALLED ON THE 5 EQUIRED ON ALL CATE BOTTOM TYLER N... 5860 65" LA MUR 1 65 CATE VALYE ADAPTOR 1/4' BIBBY-STE-CROM-1 0361, a so STEEL WITH PROTECTIVE N.. Y83 ACCESS SM FACE OF CURB MALE THREADED CURB STOP WHERE CURB AND BOX WITH RISER ROD rUTTER A WITHIN 1' OF FINISHED CR9WH9 CROSSES ATER SERVICE TYPE Lj 'K' COPPER V a, UNOCYTURBIED SOIL SMITARY SEWER MAIN 5L HYOPANT AND THE SECOND DELIVERED TO CORCORAN PUBLIC WORKS. ALL HYDRANT LEA03 ARE TO BE CONSTRUCTED WITH POLYWRAPPED DIP. CLA35 52. 6. PROVIDE PCLY*RAP UP THE HYERMIT BARREL TO THE 13REM OFF FLANGE. 7. ALL WATUUA94 BOLTS S-KL BE COR-SWE OR APPROVED EQUAL a_ HYDRANTS SHALL BE PAINTED IN ACCORDANCE WITH THE FOLLOWING SCHEDULE: FLOW RATE OF GOO GPM CR MORE - GREEN: FLOW RATE BETWEEN 500 rPM AND 1,000 I GPM - YELLOW: FLOW RATE OF 500 GPM OR LESS - RED. 11" ABOVE GROUND TEST STATION SHALL Ell C . 1�1 M-R151 OR APPROVED EQUAL OUTDOOR PVC CONDUIT SHALL BE NOS8TALLED FROM BOTTOM OF TEST STATION TO § coKnmG COPPER TRACER WIRE 1/2' RUEM:R CASKET INSTALLED BETWEEN THE CATE INSTALLED ON ALL PYC W&W AND CATE WAL%1E ASE MINIMU 1. FORD FB (MIN) BALLCORP CO_=1.N TRACER WIRE CURVEMD GROUNDIN w SEGMENTAL RIME NOTE: SEE NOTE 3 1. TRACER WRE CONNECTOR SHALL BE DRY CONN DIRECT BURY WC AOULk PRO-TRACE OB OR APPROVED EQUAL 2. TRACER WIRE SHALL BE 12 AWG COPPER CLAD STEEL ONE WIRE MTH MIN EIREAK LOAD OF 270 L13 FOR OPEN CUT INtSTALLATION RATED FOR 30 YOLM MIN 45 MIL RATED Z BELOW FINI GRADE. 10. MIN I LEL DRISHE IN MODE WITH MIN. 20' WIRE LEAD. QUA. -TRACE 08 OR 11. CONNECTOn SHAJ.L BE DITY C014H DIRECT BIJRY LUG A PRO APPROYM E31& 5' CONCRETE EL MOE ALL WATEI&WN BOLTS ARE TO BE COR--BLUE OR AN APPROVED EQUAL L.- MANHOLE COPPER WATER SERVICE BLOCK PROVIDE -QOOSENECK' SEWER SLAd3<_M ALLOW FOR �Ia 11025xiT 3. HMWPE JACKET MIN OF I LEL DRIVE IN A400ES WITH MIN 20' WIRE LEAD ARE TO BE INSTALLED AT SANfrAW EVERY SEIRVICE WYE. CITY OF CORCORAN A��A Wenck STANDARD PLATO HYDRANT DETAIL 6�� Vftck CITY OF CORCORAN STANDNIC FLATES TITLEL GATE VALVE ANO BOX INSTALLAJ10N 6�idlVftnck aim CITY OF CORCORAN STANDARD PLATO SEWER SERVICE RISER j I I R CITY 0 CORCORAN WATER SERVICE CONNECTION I I I _�A'T _nj I- I- - IRS - - I-- - WAT 02 7,� -IRMS -1 SE RWS I' __T_ 2294 I�SAN-07 0L mmmmzm \:k S SC/ "�I_ 0 Lu A SATHRE-BERGIOUIST, INC. T 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000 0" CITY PROJECT NO. NOTES: 1. SANITARY CASTINGS SHALL BE NEENAH R-16428. 2. 8" SANITARY SEWER - SDR 35 TO 16', SDR 26 FOR DEPTHS OVER 16' 2. SERVICES AND RISERS SHALL BE 4" SDR 26. 3. EXTERNAL MANHOLE INFRASHIELDS ARE REQUIRED ON ALL MANHOLES. 4. EXTERNAL JOINT WRAP ARE REQUIRED ON ALL MANHOLES. S. ALL WATERMAIN SHALL BE PVC C900 DESIGNED TO OPERATE AT 150 PSI PLUS WATERHAMMER.(6- -DIP CL52,W C900 C1235 DR 18, 12" C905 C1305 DR14) 6. BUTTERFLY GATE VALVES ARE REQUIRED ON ALL WATERMAIN 12' AND LARGER. ALL GATE VALVES SHALL HAVE STAINLESS STEEL BOLTS. 7. CURB BOXES TO HAVE EXTENSION RODS TO CURB STOP. 8. PROVIDE POLYETHYLENE WRAP (8MIL,TUBE TYPE) AROUND ALL WATERMAIN IN ACCORDANCE WITH AWWA C-105 STANDARDS. MEG-A-LUG JOINT RESTRAINTS SHALL BE USED ON ALL FITTINGS. 9. HYDRANTS TO BE WB NO. VVB-67 250 PP MODIFIED WITH STAINLESS BOLTS. PROVIDE 2 HYDRAFINDER MARKING DEVICE AND RE-PAINT AFTER INSTALLATION. 10. HYDRANT SHALL BE 8.0' BURY. WATERMAIN SHALL HAVE 7.5' COVER. HYDRANT LEADS SHALL BE CLASS 52 D.I.P. ALL HYDRANTS SHALL HAVE STORZ CONNECTIONS INSTALLED. 11. ALL WATERMAIN BOLTS SHALL BE CORE-BLUE T-BOLTS WITH PROTECTED END CAPS. 12. TRACER WIRE SHALL BE RATED UL AND BE 412 COPPER SOLID WIRE STRAND. CONNECTED TO HYDRANTAT BOTTOM BREAKOFF BOLT WITH ELECTRICAL CONNECTOR. 13. INSTALL TRACER WIRE (GREEN) WITH SANITARY SEWER MAIN. PLACEMENT OF CONNECTION BOXES AND GROUND ANODES SHALL BE IN THE BOULEVARD PERPENDICULAR TO THE MANHOLE STRUCTURES. 14. 1" MINIMUM TYPE"K" COPPER SERVICE WITH CURB STOP. CURB BOXES SHALL BE INSTALLED AT THE DRAINAGE AND UTILITY EASEMENT. 15. ALL SEWER SERVICES ARE LOCATED TDOWNSTREAM OF WATER SERVICES. 16. ALL DUCTILE IRON FITTINGS SHALL BE EPDXY COATED AND WRAPPED IN POLY. 17. ALL DROP MANHOLES TO BE LINED WITH A GSE STUDLINER EMBEDDED INTO CONCRETE WALL AS MANUFACTURED BY ROYAL CONCRETE PRODUCTS. ARGU SURE GRIP THERMOPLASTIC LINING APPROVED EQUAL. 18. REQUIRE THREAD TYPE ON ALL HYDRANTS TO BE HOSE - NST 2�" TP75327 THREADS PER INCH, NOMINAL THREAD O.D. 3.062. PUMPER - 5" STORZ NOZZLE. 45 NUT- NST 1•� PENTAGON. OPEN LEFT. RED. SPECIFICATIONS TO MATCH PREVIOUS STANDARDS, IN ADDITION TO THE 5" STORZ PUMPER NOZZLE. 19. STORZ CONNECTIONS SHALL BE INSTALLED ON ALL HYDRANTS. UORCORAN, MINNESOTA ORI 40 20 0 20 40 88f 0 1 1 0El00Li SCALE IN FEET FILE NO. 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ZHW Z'686 :WR1 9'9L +S�b'1S 6'LL �d19 b HW 8'066 =WR1 ' 0'00 +9:b'1S E HIN 00 +Z 00 +L 00 +0 05 +0- N011CIDNN00 WM OL6 086 066 OOOL OWL (D I I '4 I II I I �Mj 096 OL6 086 066 000L OLOL 19 -9L6J � QD L L x X (9'8L6) x ( f (L'BL6)) I x + 6• Z jl 1 • sL F151 1 2 i a° g a H °n E F S STRUCTURE NAME i 8 r S I ,�, E F 8 R DIAMETER RIM BUILD 4" PVC ORAINTILE CONNECTION NO BENDS 24X30' SLAB OPENING FOR NEENAH GREATER THAN R3067V. INSTALL R3290 -A FOR 45' SHALL B DRIVEWAYS AND VALLEY CUTTERS. (VANE ALLOWED GRATE SHOWN) DIMENSION FROM BACK OF CURB TO CENTER OF PIPE. 4' DIA MH - 9" IN FROM BACK OF CURB 5' DIA MH - 3" IN FROM BACK OF CURB 6' DIA MH - 3' BEHIND BACK OF CURB 7' DIA MH - 9" BEHIND BACK OF CURB 4' PVC DRAINTILE CONNECTION 3' -0" NO BENDS GREATER THAN 45' SHALL BE ALLOWED n / I FACE OF CURB J 8 A � °n E F 6'S SURMOUNTABLE CURB (SEE STANDARD PLATE 5TREET 5 FOR DETAIL) CATCH BASIN FRAME do GRATE NEENAH R -3067 V OR APPROVED EQUAL USE BI- DIRECTIONAL CASTINGS AT LOW POINTS AND UNI- DIRECTIONAL CASTINGS AT JJ OTHER LOCATIONS fig\ \V s 8' DIA MH - 15' BEHIND BACK OF CURB s OIflECT10N OF FLOW s `i V '9 13 NO BLOCK STRUCTURES ALLOWED. INIMUM OF 2 MAXIMUM OF 5 CONCRETE PLAN ADJUSTMENT RINGS WITH FULL 13ED OF MORTAR BETWEEN EACH RING. 1 RING CBMH NOTE: VANE GRATE SHOWN 984.9 � NQTE� _�1`� 1. AFTER INS ATI N O CURB k EROSION CONTnL MEASURES ARE 976.5 WTTH MORTAR - 0. CONCRETE COLLAR REQUIRED AROUND THE CASTING AND ALL o ADJUSTMENT RINGS. 971.0 PLAN CBMH \a \PROPERLY ESTABLISH q �� ISOMETRIC 2. TRAHSMON SURMOUNTABLE NO SCALE CURB 6 GUTTER INTO Bete TYPE at CUTTER R hP� 981.0 REINFORCED CONCRETE SLAB. 6" PRECAST R V -0" TOP OF BARREL SECTION UNDER TOP SLAB TO HAVE FLAT TOP EDGE SEALED WITH 2 BEADS OF RAMNEK OR APPROVED EQUAL VARIES EXTERNAL WRAP (CATOR WRAP OR N_ APPROVED EQUAL) REQUIRED 977.0 CATCHBASIN CASTING NEENAH NO BLOCK STRUCTURES R3067V OR EQUAL WITH VANE ALLOWED. GRATE, 3" RADIUS CURB BOX. INSTALL R3290 -A CASTING IN GRATE TO BE 2" BELOW DRIVEWAYS AND VALLEY GUTTER GRADE 10' GUTTERS. TRANSITION EACH SIDE OF FINAL STORM SEWER PLAN CH SI -CV ,. APPROA4IES CATCH BA9N. W o.� "�l. 3. BELOW CATCH BASIN D I BELOW GUTTER LINE DESICtI CRADe. (2) #4-120- REHABS (TYP) W 4'-0 NIA. . ALL JOINTS IN MANHOLE TO HAVE 'O' w RING RUBBER GASKETS. 8 "DOG HOUSES MUST BE GROUTED 80TH INSIDE AND OUTSIDE OF STRUCTURE. 4" PVC DRAJNTILE CONNECTION. : ''1 S CATCH BASIN. VARLE IAB MINIMUM OF 2 MAXIMUM OF 5 CONCRETE ADJUSTMENT TOP OF CURB RINGS WITH FULL BED O MORTAR BETWEEN EACH ET RING. 1 RING WITH MORTAR - 0.2'. CONCRETE COLLAR REQUIRED 24" = 36" AROUND THE CASTING AND PRECAST Z 6 1/2" ALL ADJUSf?AENT RINGS. 5" W g Z 10' MIN TRANSRIO 10' MIN TRANSITION 9 TOP OF CURB\ z \\ 2" c SATHRE - BERGQUIST, INC. 's EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY W • '� a - 16" . . �a PIPE SHALL B E CUT OUT 2" FROM INSIDE FACE OF WALL 9ag c7 4" PVC ORAINTILE CONNECTION. 3 -GROUT `r4i MINIMUM ga a o - w '.: •.... .. .. .. .. ..,,. ... -- 980.0 m MINIMUM SLAB THICKNE 6" FOR SS STRUCTURES 14' IN DEPTH OR LESS. y 2S 8 CBMH CURTER LINE DESIGN C (2) #4 -120" RE8AR5 ( ) FRAME k CASTING 979.0 INCREASE THICKNE55 1" FOR EACH 4' OF SECTION DEPTH GREATER THAN 14', AND REINFORCE WITH 5 "X6" 10 /10 MESH. I DOGHOUSES SHALL BE GROUTED ON BOTH THE SECTION OUTSIDE AND THE INSIDE �? SECTION A -A CBMH GROUT BOTTOM 985.9 7.6' 978.3 NO SCALE a 10 e m 48.0" � _ a m 10.0' � Wenck . _�� cLANi CITY OF CORCORAN PRojErT STANDARD PLATES nnE CATCHBASIN MANHOLE � Wenck . "� �� aim CITY OF CORCORAN PF13J¢T STANDARD PLATES ,,,,E 2'X3' CATCHBASIN � Wenck .r.. `� " ��� a ENT CITY OF CORCORAN �T STANDARD PLATES SHEET THE SURMOUNTABLE CURB TRANSITION AT CATCH BASIN s s s o+n acv rav o re 0*N O,O oME ,T, sale SARI RWS RWS svaE FFx)= Ha SHET Na rsv No 2294 -09 ST vm v� Tsv oas O�RI a o OvC ogre wn �oi� SHH RWS RWS srHE vfa,E[.7 N0. SHEET "0, REY No. 2294-00 STO -7 ohn Aw rav wre O+m CHK o �vP o O1c acrE yw are SKH RWS RWS scxc PROJECT r4 s{EeT NO. REV NO. 2294 -00 STR -6 L E N NAR 14 CB s I I I ;I t I 1-� l 1 z i �x 5' z r �ZI x� z �mI i h I I STRUCTURE TABLE STRUCTURE NAME TYPE DIAMETER RIM BUILD INV CASTING NOTES 2 CBMH 48.0" 984.9 8.6' 976.3 R- 3067 -V 13 3 CBMH 48.0" 984.9 8.4' 976.5 R- 3067 -V 971.0 4 CBMH 48.0" 981.0 4.0' 977.0 R-4342 FINAL STORM SEWER PLAN 5 CBMH 48.0" 982.0 4.3' 977.7 R -4342 SATHRE - BERGQUIST, INC. 's EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY 6 CB 27.0" 984.0 4.0' 980.0 R-4342 8 CBMH 48.0" 979.0 6.5' 972.5 R-4342 �? 9 CBMH 48.0" 985.9 7.6' 978.3 R- 3067 -V 10 STMH 48.0" 988.6 10.0' 978.6 R-1 642-B s 11 CBMH 60.0" 984.0 4.8' 979.2 R -4342 _- 12 CB 27.0" 984.0 4.0' 980.0 R -4342 L E N NAR 14 CB 2'x3' 985.7 4.0' 981.7 R- 3067 -V FROM ILLEGITMATE USE. FES TABLE Structure Name TYPE SIZE (IN.) INV C.Y. RIP RAP 1 FES 15 972.0 8 CY 7 FES 15 972.0 8 CY 13 FES 15 983.0 8 CY 16 FES 21 971.0 12 CY OUTLET STRUCTURE TABLE Structure Name TYPE INV DETAIL DRAWING NAME 972.25 BY 15 OS 971.50 SEE STRUCTURE DETAIL NOTES 1. 4" DRAINTILE SHALL BE INSTALLED AT THE LOWPOINT CATCH BASINS 250' MIN. (STD) IN EACH DIRECTION & 150' IN THE UPHILL DIRECTION FOR ON SLOPE CATCH BASINS. 2. 6" PERFORATED DRAINTILE SHALL BE INSTALLED THROUGH THE INFILTRATION /FILTRATION AREAS AS SHOWN ON THE PLANS. SEE THE "TYPICAL DETAIL - INFILTRATION /FILTRATION AREA" ON GRADING PLAN, SHEET 13 FOR INSTALLATION PURPOSES. 3. 6" PERFORATED REAR YARD DRAINTILE NOT WITH THE INFILTRATION /FILTRATION AREAS SHALL COMPLY TO CITY DETAIL STO -14. 4. TIE THE LAST 6 PIPE JOINTS TO FLARED END SECTIONS (TYPICAL). 5. TRASH GUARDS SHALL BE PLACED ON AL(_ FLARED END SECTIONS. 6. TIE ALL JOINTS ON STORM SEWER BETWEEN APRONS AND OC STRUCTURES AND ALL CULVERT APRONS. 7. WIMCO'S OR APPROVED EQUAL TO BE INSTALLED AT ALL STORM INLETS. SEE CITY DETAILS ERO-4A, ERO -4C, AND ERO -4D. 8. GRANULAR MATERIAL SHALL BE PLACED UNDER STORM SEWER PIPE OR STRUCTURES THAT ARE LESS THAN 48" BELOW FINISHED GRADE AND EXTEND TO AT LEAST 48" BELOW FINISHED GRADE. 9. RIP -RAP FOR STORM SEWER SHALL BE CONSTRUCTED USING GRANITE ROCK,l' DIAMETER OR LARGER AND SHALL BE HAND PLACED. 10. ALL ADJUSTING RINGS TO BE CONCRETE. 11. ALL STORM STRUCTURES SHALL BE PRECAST OR POURED IN PLACE. NO BLOCK STRUCTURES ALLOWED. tiO RIB 40 20 0 20 40 80 0 0 0 0 SCALE IN FEET EXISTING UTILITIES SHOVVN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE SHALL DETERMINE THE EXACT AGREES TO BE FULLY RESPONSIBLE FOR ANY ANY AND ALL EXISTING UTILITIES. DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. BASE SCHWALBE _ _ _ _ _ _ _ - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I PROFESSIONAL ENGINEER UNDER THE 1 �E SRI- F� - FINAL STORM SEWER PLAN 5401 -676 DRAWN BY - - - - - - - - - - - - - - - - SATHRE - BERGQUIST, INC. 's EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY AM A DULY REGISTERED LAWS OF THE STATE OF MINNESOTA. ° SAT H R E- B E RG Q U i ST, INC. � � - - -... - - __._ - - - - T __... - - T - - - INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. �? �, CORCORAN SCHWALBE PROPERTY 7 CHECKED BY - - ` -_ W_ -_- - -_ - V- -_ -_ -_ -_ SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE s v,5/�� - a ., cn 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 co s RSM _ _- _- _- _- _- _- _ USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING ROBERTS. TAD, P.E. `�� �tiFRS `�� MINNESOTA L E N NAR DATE T � - - - ^ _ T. - - - - - - - _ - T __... - - FROM ILLEGITMATE USE. Z/ �Zg Date: Lic. 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INSTALL SILT FENCE AS SHOWN ON PLAN, AS REQUIRED BY THE CITY OF CORCORAN, ELM CREEK WATERSHED DISTRICT OR DIRECTED BY THE ENGINEER. 2. THE WATER QUALITY POND MUST BE EXCAVATED AT THE BEGINNING OF GRADING OPERATIONS TO PROVIDE TEMPORARY STORM WATER DETENTION DURING CONSTRUCTION. SAND,CLAYS, AND SILTS MUST BE REMOVED FROM THE POND AS NECESSARY DURING CONSTRUCTION AND AT THE COMPLETION OF THE PROJECT. REFER TO SECTION 2.2 OF THE STORM WATER POLLUTION PREVENTION PLAN. 3. BEGIN GRADING, INSTALL PERFORATED RISER PIPE IN PONDS WHEN POND GRADING IS COMPLETE. TEMPORARY DRAINAGE PIPE SHALL BE USED FOR INTERMEDIATE DRAINAGE DURING THE CONSTRUCTION PERIOD AS NECESSARY AND DIRECTED BY THE ENGINEER. THE TEMPORARY DRAINAGE PIPES SHALL BE INCIDENTIAL TO THE GRADING OPERATIONS. INSTALL SILT FENCE AROUND EXCAVATED POND, AFTER THE AS -BUILT ELEVATIONS HAVE BEEN VERIFIED BY THE ENGINEER. 4. INSPECT POND, SILT FENCE, AND ROCK ENTRANCE BERM AFTER ALL RAINFALL EVENTS AS REQUIRED BY THE NPDES PERMIT. 5. LINE ALL PONDS WITH A MINIMUM 4" ORGANIC SOILS & SEED SLOPES BETWEEN NWL AND 100 YR HWL WITH A WATER TOLERANT MIX. (OR AS NOTED) 6. REMOVE PERFORATED RISER PIPE WHEN STORM SEWER AND OUTLET STRUCTURE FOR PONDS ARE INSTALLED (INCIDENTAL). 7. POND - 10 :1 BENCH (1 FOOT) THEN 4 :1 MAX 8. LO & WO FINISHED PADS SHALL BE FLATTER THAN 3 :1. ALL OTHER SLOPES 4:1 MAX (UNLESS NOTED) 9. RESTORATION - 5.0 ACRES A. RESTORE ALL DISTURBED AREAS WITH 4" TO 6" OF TOPSOIL, OR EXISTING ON -SITE ORGANIC MTRL. B. SEED ALL DISTURBED AREAS WITH MN DOT MIXTURE #250 AT A RATE OF 100 LBSJACRE AND FERTILIZE WITH 2O -0-10 AT 100 LBSJACRE. (UNLESS OTHERWISE NOTED) C. ONLY PHOSPHOROUS FREE FERTILIZER IS TO BE USED ON SITE. D. MULCH WITH TYPE 1 AT A RATE OF 2 TON SIACRE AND DISC ANCHOR IMMEDIATELY AFTER PLACEMENT. USE WOODFIBER BLANKET ON ALL SLOPES 3:1 (FT) OR GREATER. E. PLACE APPROVED STORM SEWER INLET PROTECTION IN OR AROUND ALL STORM SEWER INLETS AND MAINTAIN UNTIL STREET CONSTRUCTION 15 COMPLETED. F. MAINTAIN ALL SILT FENCE UNTIL TURF HAS BEEN ESTABLISHED. G. RESTORATION WORK WILL BE COMPLETED WITHIN 72 HOURS OF GRADING COMPLETION. 10. SILT FENCE, BEFORE GRADING -1,875 LF AFTER GRADING- 400 LF 11. TREE FENCE, BEFORE GRADING -R'A LF 12. EROSION BLANKET- N A SY GENERAL NOTES: 1. THE GRADING CONTRACTOR IS RESPONSIBLE FOR ALL STORM WATER INSPECTIONS ACCORDING TO THE MPCA STORM WATER PERMIT. THIS INCLUDES BOTH WEEKLY INSPECTIONS AND INSPECTIONS DONE AFTER A 0.5" RAIN EVENT. A COPY OF THE INSPECTION REPORT MUST BE EMAILED TO THE ENGINEER AND DEVELOPER ON A WEEKLY BASIS. 2. THE CONTRACTOR SHALL PLACE INLET PROTECTION DEVICES FOR ALL STORM SEWER INLETS(EXISTING AND PROPOSED) AND MAINTAIN THEM AS AN EFFECTIVE SILT CONTROL DEVICE. INLET PROTECTION SHALL BE REMOVED WHEN RESTORATION HAS BEEN ESTABLISHED. 3. ALL RETAINING WALLS WILL REQUIRE A STRUCTURAL DESIGN, A BUILDING PERMIT & A FINAL INSPECTION REPORT.(IF APPLICABLE) 4. A 1 " -2" CRUSHED ROCK ENTRANCE BERM SHALL BE PLACED AT THE SITE ENTRANCE, TO REPLACE SILT FENCE, AND MINIMIZE EROSION ON TO THE STREETS. THE ROCK BERMS SHALL BE THE WIDTH OF THE ENTRANCE AND 2 FEET HIGH WITH 4:1 SLOPES. (SEE DETAIL) 5. THE CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE AWAY FROM THE BUILDING PAD AND STREET AREAS THROUGHOUT CONSTRUCTION. 6. THE CONTRACTOR SHALL ATTEMPT TO PREVENT SOIL MATERIALS FROM LEAVING THE SITE BY EROSION AND VEHICLE WHEEL TRACKING. HE SHALL BE RESPONSIBLE FOR CLEANING OF STREET, BOULEVARD AND UTILITY FACILITIES THAT RECEIVE ANY ERODED OR TRACKED SOIL MATERIAL OR OTHER CONSTRUCTION DEBRIS OR MATERIAL. THE GRADING CONTRACTOR WILL BE REQUIRED TO PROVIDE STREET SWEEPING ON HUNTER DRIVE DURING THE GRADING OPERTIONS, IF REQUIRED. 7. EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES. STREET NOTES 1. ALL PUBLIC STREETS ARE 28' FF UNLESS OTHERWISE NOTED. CURB DIMENSIONS ARE SHOWN BACK TO BACK. E E FINISHED GRADE PER E S S GRADING PLAN S H FINISHED GRADE PER FILTRATION SHELF NOTES: H FINISHED GRADE PER H GARAGE FLOOR S GRADING PLAN 1. Initial excavation of the rain garden shall be du 2 below the finished final grade. R M S R M S R M S � E: O N SB GRADING PLAN p N SB O N B 9 g g E GARAGE FLOOR E E GARAGE FLOOR R ON -SITE BMPS W T L W T L 2.5' BELOW GARAGE FLOOR W T L 2. The bioretention soil within the filtration shelves will be installed after the storm sewer outlet control structure is installed. 30' 10.1 15' 1 2S• BELOW GARAGE FLOOR 10.1 15.1 10.1 15.1 3.0' BELOW GARAGE FLOOR 3. To prevent soil compaction, heavy equipment shall not be allowed within the rain gardens at any time. R 1. NURP POND - NURP POND WILL BE UTILIZED TO MEET OR EXCEED QUALITY LOOKOUT ELEVATION +1 -3:1 AND RATE CONTROL REQUIREMENTS. I BF/WO ELEVATION 25.0 I MAX 4. The bottom of the filtration shelves shall be tilled a minimum of 12" prior to placing the bioretention soil. + SEE sift z SEE STR 2 2. SKIMMERS -THE POND OUTLET STRUCTURE INCLUDES A SUBMERGED INLET E ( GRND ELEV. (¢� 50' (XXXX) VARIES GRND ELEV. Q 50' (XXXX) 21 i ±1% MIN REAR PAD ELEV. ((XXX.X)) 5. Relativley light equipment with tracks shall be used to excavate the filtration shelves vrg`� 21 REAR PAD ELEV. ((XXX.X)) 2.5z PIPE TO ALLOW SKIMMING.(U41ity Contractor) CURB REAR PAD ELEV. ((XXXX)) CURB CURB [ 6. Immediate) upon completion of grading the filtration shelves, silt fence shall be installed per the Ian to establish erimter control. 5.o% Y P P 9 9 P P P s �4eAFS 3. RIP RAP - RIP RAP WILL BE UTILIZED AT ALL APRONS FOR ENERGY 6.0" BSM FLR 7.1% 3:1 MAX 6'0' 79; 3:1 MAX 6.0" E TOPSOIL TOPSOIL BS T F R TOPSOIL BSM FLR GRND ELEV. @ 50' (XXX Y) 8. The bioretention soil within the shelves will be 2' deep with a 6" draintile raised one foot above the base of the bioretention soil. SURMOUNTABLE SEE STANDARD DISSIPATION AND PROVIDE SEDIMENT CONTROL- (Utility Contractor) 9. The bioretention soil recommended by MNdot of 3149.2) (fine filter sand aggregate). CURB AND 1' MINIMU PLATE STREET 4 4. INLET PROTECTION - INLET PROTECTION WILL BE INSTALLED AND XXX.X)= LO -O.T (XXXX)=TF-1.0' o PLATE TIER T9 DRAIN UNDER MAINTAINED IN ALL CATCH BASINS &REAR YARD STRUCTURES. (WIMCO'S 2s 11' 1a' 10 (xxxx) =wo -o.T 2s 5 zo 10 ( 29 25 10 xxxX))= TF -1.5' 10. The mix for the filtration shelves should be 100% sand. DRAIN INSTALLATION so' t(xxxX)) -WO -12 50 ((?(?CXX))- LO -12' S0 (( 11. Minnesota Mulch & Soil can supply and deliver this soil premixed. (651) 330 -0299 OR EQUAL)- (Utility Contractor) so• 60' so• 5. SLOPE STABILIZATION - SILT FENCE WILL BE INSTALLED ALONG DOWN 1.5" SPWEA240B WEAR COURSE PER GRADIENT GRADING LIMITS AND WOODFIBER BLANKET WILL BE UTILIZED ON 60 PAD so' PAD (UNLESS 01HERW4 = NOTID) (UNLESS OTHERWISE NOTED) ENSURE FULL BASEMENT PADS ARE DRAINED MN / DOT 2360 ALL SLOPES 3:1 OR GREATER TO PROVIDE ADEQUATE SLOPE STABILIZATION. (PROVIDE TRENCH IF NECESSARY) WALKOUT (w0) LOOKOUT (LO) 60' PAD TYP_I_G__A__L__FILTRATION _ SHELF DETAILS COAT PER MN /DOT (Grading Contractor) (UNLESS OTHERY(15c NOTED) SPNW8230B BASE COURSE PER 6. BIOROLLS - BIOROLLS WILL BE INSTALLED ALONG REAR YARD SWALES TO FULL BASEMENT (FB) MN /DOT 2360 PREVENT SEDIMENT FROM REACHING THE NURP POND AND ULTIMATELY HOLDDOWN DETAILS 25 -___ _ -- ------ �_____; ____ -�__ -_ - 7 T�____Tr- ___- r-- _-- .., ----- _r__�___ - -, 25 1 1 3 1 1 I Note: ate flltratlon aMas 2' beltm MLshed grade du g E I I i € I 1 E E 8' CLASS 5 AGGREGATE BASE DOWNSTREAM WETLANDS (Grading Contractor). NOTES: i i I j j gradin� activltie4 to allow tlpr placert ent of the �ioretenlio(I soil j i j j j j MN/DOT 3138 7. INFILTRATION AREAS - INFILTRATION AREAS WILL BE UTILIZED TO REDUCE 1. GRADE 999.0 BEHIND EACH HOMESITE IS THE LOW GROUND ELEVATION AND PROPOSED TOP OF TOPSOIL, SUBGRADE SHALL BE DOWN 0.50 FEET. I 1 1 1 I t during sevierinstallation. F F I 1 1 ! 1 E t 1 I 1 12' SELECT GRANULAR BORROW PER THE AMOUNT OF RUNOFF FROM THE INCREASED HARDSURFACE. (Grading ( ) 20 L_____L____ _____1_____i _____L___- _I_____eyte ____1_____L___ J ____ t_____i_____L_____L__ _ J_____1____- L_____L _ -__ J___- -1 20 MN /DOT 314982 ( 9 2. ESTABLISH FINISH GRADE AT ALL 10' FRONT YARD UTILITY EASEMENT LOCATIONS. I I 1 1 t F I I i 1 1 1 F E I 1 1 E E 1 I I t I I 1 t I E 1 1 1 1 1 11 4' Concr6te outlet �tructure I I E GEOTEXTILE FABTaC TYPE V Contractor) 3. THESE DETAILS REFERENCE A 8' POURED FOUNDATION WALL, AND A 0.8' DROP FROM REAR TOP FOUNDATION TO GROUND ELEVATION FOR ALL 1 HwL I I I 1 I E I t t I 1 1 I E I I t t u NON -WOVEN 8. STREET SWEEPING - STREET SWEEPING WILL BE DONE A MINIMUM OF ONCE 1 1 1 1 E i NOTES: i ) LOOKOUTS AND WALKOUTS. t I I F 1 E t 1 I 1 I t F E I 1 1 j-----4 E $ PER WEEK OR AS NEEDED TO MINIMIZE DUST CONTROL AND VEHICLE 15 �NyVt sErlar -- -s - -___� - __a---- _a_____ 1 _____� -__- s ____�_____s_____ ____> ___� ____�_ __�_____� ____ 10 i 1. TYPICAL SECTION SHOWN IS THE MINIMUM RESIDENTIAL STREET REQUIREMENT. SEE 1.. . .. ..1 .....! t I E F SPEGFlCATIONS FOR PROJECT SPECIFIC DETAILS. TRACKING.(Grading and Utility Contractor) L_______I_----- t --- __ ------ t______I___ -- 1 I 1 ! E I I 1 2. DRAINTILE SHALL BE INSTALLED BEHIND CURB. DRAINTILE TO BE INSTALLED AS E DRAW D j_ WN ELEVATION I t E �. ' t 1 E 10. PHOSPHOROUS FREE FERTILIZER - PHOSPHOROUS FREE FERTILIZER WILL t REQUIRED TO ADEQUATELY DRAIN ALL SELECT GRANULAR FILL AREAS. DENOTES TREE REMOVED I I t t E E _ ;: 1 J. STREET Stall BE DESIGNED FOR A 30 MPH DESIGN SPEED WITH MINIMUM 0.50X 1 1 1 ! E F E E t 1 I I F F I 1 I 1 1 E F ALSO BE USED ON SITE.- r - -___� ___ ; ___-- �_____ *_____� __- _y_____ 1_____r__ __r___ ____y____- t_____�_____� ____Y- ____r_____r____ _ - - --t 10 AND MAXIMUM 6.007L GRADE I I F E i t t 1 ! E 1 1 I I 1 1 1 1 '" 4. THE CITY RESERVES THE RIGHT TO INCREASE THE STREET SECTION WED ON SOIL 11. ALL CONCRETE WASHOUT WASTE PRODUCED SHALL BE REMOVED FROM t I 1 1 I E 1 1 ! I 6" Perforated Dralntile (1' ADOVe Fllter1Media) t E 1 1 1 E CONDITIONS. THE SITE. (Utility Contractor 1 I 1 1 E t I I 1 I 1 1 F I I I t 1 1 ! E S. SAW & SEAL ACCORDING TO MN /DOT 3725, AS DIRECTED BY THE CITY ENGINEER. ( ) �+ DENOTES TREE SAVED 1 1 E I t F l t i Bioretehtlon Flltei MedFa _rrhick): E 1 1 E t E E t 6. REFER To THE HENNERN COUNTY BICYCLE TRANSPORTATION PUN FOR TRAIL DETAILS. k,,� 12. ADDITIONAL BMPS SHALL BE INSTALLED AROUND ALL WETLANDS WHERE I t 1 I 1 5 �ppq�{y�ggTgp�}gg}.(Ej� F��}��� -- -_ T-- -- --- - _�____ i - - -_ -T 5 7. REE%H TO APPENDIX FOR LAYOUT DETAILS GRADING IS TO OCCUR WITHIN SOFT. SUCH BMPS INCLUDE DOZER CUT DITCH. I I ! ! 1 F 1 I I 1 1 I E 1 I 1 1 1 I I E axx ��� PLATS DENOTES TREE EXEMPT Aiiii Wenck � RESIDENTIAL U 0 0 STREET SECTION 40 20 0 20 40 80 m 0 +00 0 +10 0 +20 0 +30 0 +40 0 +50 0+60 0 +70 0 +80 0 +90 1 +00 ' o.I ,PP rV OME aw ton 1=1 o ae '22-4-: ° sSR -1 REY ra A ® ® ® ® J EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY SCALE IN FEET AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES. DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. BASE SCHWALBE 01 ERJ 09130116 _ REVISIONS PER CITY COMMENT INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I ��E�S sUR� - FINAL GRADING PLAN 5401 -676 AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE DRAWN BY - - __.. SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT LAWS OF THE STATE OF MINNESOTA. _� A SAT H R E- BERGQUIST INC. C . ERJ - - - - - - _ - - - - _ -_ - - - _ - - SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY N S C H WALB E PROPERTY g CHECKED BY .__ - - - - - - - - - - - - - - - - - INDEMNIFY SATHRE - BERGQUIST, INC. OF ALL RESPONSIBILITY. o w 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000 CO RCO RAN, -• - - - - - - --- - - --- - - - - - - - - -- -- SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE. S.� RSM _ _ - - _ _ _ _ _ USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING `% 4� MINNESOTA DATE FROM ILLEGITMATE USE. ROBERTS. LSTAD, P.E. -L/ t�-L8 c� LENNAR 15 FRS P�P�� 08/26/16 ._ - - - - - - - - - - - - - - - - - - Date: 8 Lic. No. Y� 21 Z) z 0 d Q F- 0 IJ O CC O. ( I � I � f I � ,1' CP 113 / --- ,. t I 1 's l G S I t 1 I' i i '1 CL� 4K -h I CONSTRUCTION NOTES 1. INSTALL SILT FENCE AS SHOWN ON PLAN, AS REQUIRED BY THE CITY OF CORCORAN, ELM CREEK WATERSHED DISTRICT OR DIRECTED BY THE ENGINEER. 2. THE WATER QUALITY POND MUST BE EXCAVATED AT THE BEGINNING OF GRADING OPERATIONS TO PROVIDE TEMPORARY STORM WATER DETENTION DURING CONSTRUCTION. SAND,CLAYS, AND SILTS MUST BE REMOVED FROM THE POND AS NECESSARY DURING CONSTRUCTION AND AT THE COMPLETION OF THE PROJECT. REFER TO SECTION 2.2 OF THE STORM WATER POLLUTION PREVENTION PLAN. 3. BEGIN GRADING, INSTALL PERFORATED RISER PIPE IN PONDS WHEN POND GRADING IS COMPLETE. TEMPORARY DRAINAGE PIPE SHALL BE USED FOR INTERMEDIATE DRAINAGE DURING THE CONSTRUCTION PERIOD AS NECESSARY AND DIRECTED BY THE ENGINEER. THE TEMPORARY DRAINAGE PIPES SHALL BE INCIDENTIAL TO THE GRADING OPERATIONS. INSTALL SILT FENCE AROUND EXCAVATED POND, AFTER THE AS -BUILT ELEVATIONS HAVE BEEN VERIFIED BY THE ENGINEER. 4. INSPECT POND, SILT FENCE, AND ROCK ENTRANCE BERM AFTER ALL RAINFALL EVENTS AS REQUIRED BY THE NPDES PERMIT. 5. LINE ALL PONDS WITH A MINIMUM 4" ORGANIC SOILS & SEED SLOPES BETWEEN NWL AND 100 YR HWL WITH A WATER TOLERANT MIX. (OR AS NOTED) 6. REMOVE PERFORATED RISER PIPE WHEN STORM SEWER AND OUTLET STRUCTURE FOR PONDS ARE INSTALLED (INCIDENTAL). 7. POND - 10 :1 BENCH (1 FOOT) THEN 4 :1 MAX 8. LO & WO FINISHED PADS SHALL BE FLATTER THAN 3 :1. ALL OTHER SLOPES 4:1 MAX (UNLESS NOTED) 9. RESTORATION - 5.0 ACRES A. RESTORE ALL DISTURBED AREAS WITH 4" TO 6" OF TOPSOIL, OR EXISTING ON -SITE ORGANIC MTRL. B. SEED ALL DISTURBED AREAS WITH MN DOT MIXTURE #250 AT A RATE OF 100 LBSJACRE AND FERTILIZE WITH 2O -0-10 AT 100 LBSJACRE. (UNLESS OTHERWISE NOTED) C. ONLY PHOSPHOROUS FREE FERTILIZER IS TO BE USED ON SITE. D. MULCH WITH TYPE 1 AT A RATE OF 2 TON SIACRE AND DISC ANCHOR IMMEDIATELY AFTER PLACEMENT. USE WOODFIBER BLANKET ON ALL SLOPES 3:1 (FT) OR GREATER. E. PLACE APPROVED STORM SEWER INLET PROTECTION IN OR AROUND ALL STORM SEWER INLETS AND MAINTAIN UNTIL STREET CONSTRUCTION 15 COMPLETED. F. MAINTAIN ALL SILT FENCE UNTIL TURF HAS BEEN ESTABLISHED. G. RESTORATION WORK WILL BE COMPLETED WITHIN 72 HOURS OF GRADING COMPLETION. 10. SILT FENCE, BEFORE GRADING -1,875 LF AFTER GRADING- 400 LF 11. TREE FENCE, BEFORE GRADING -R'A LF 12. EROSION BLANKET- N A SY GENERAL NOTES: 1. THE GRADING CONTRACTOR IS RESPONSIBLE FOR ALL STORM WATER INSPECTIONS ACCORDING TO THE MPCA STORM WATER PERMIT. THIS INCLUDES BOTH WEEKLY INSPECTIONS AND INSPECTIONS DONE AFTER A 0.5" RAIN EVENT. A COPY OF THE INSPECTION REPORT MUST BE EMAILED TO THE ENGINEER AND DEVELOPER ON A WEEKLY BASIS. 2. THE CONTRACTOR SHALL PLACE INLET PROTECTION DEVICES FOR ALL STORM SEWER INLETS(EXISTING AND PROPOSED) AND MAINTAIN THEM AS AN EFFECTIVE SILT CONTROL DEVICE. INLET PROTECTION SHALL BE REMOVED WHEN RESTORATION HAS BEEN ESTABLISHED. 3. ALL RETAINING WALLS WILL REQUIRE A STRUCTURAL DESIGN, A BUILDING PERMIT & A FINAL INSPECTION REPORT.(IF APPLICABLE) 4. A 1 " -2" CRUSHED ROCK ENTRANCE BERM SHALL BE PLACED AT THE SITE ENTRANCE, TO REPLACE SILT FENCE, AND MINIMIZE EROSION ON TO THE STREETS. THE ROCK BERMS SHALL BE THE WIDTH OF THE ENTRANCE AND 2 FEET HIGH WITH 4:1 SLOPES. (SEE DETAIL) 5. THE CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE AWAY FROM THE BUILDING PAD AND STREET AREAS THROUGHOUT CONSTRUCTION. 6. THE CONTRACTOR SHALL ATTEMPT TO PREVENT SOIL MATERIALS FROM LEAVING THE SITE BY EROSION AND VEHICLE WHEEL TRACKING. HE SHALL BE RESPONSIBLE FOR CLEANING OF STREET, BOULEVARD AND UTILITY FACILITIES THAT RECEIVE ANY ERODED OR TRACKED SOIL MATERIAL OR OTHER CONSTRUCTION DEBRIS OR MATERIAL. THE GRADING CONTRACTOR WILL BE REQUIRED TO PROVIDE STREET SWEEPING ON HUNTER DRIVE DURING THE GRADING OPERTIONS, IF REQUIRED. 7. EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES. STREET NOTES 1. ALL PUBLIC STREETS ARE 28' FF UNLESS OTHERWISE NOTED. CURB DIMENSIONS ARE SHOWN BACK TO BACK. E E FINISHED GRADE PER E S S GRADING PLAN S H FINISHED GRADE PER FILTRATION SHELF NOTES: H FINISHED GRADE PER H GARAGE FLOOR S GRADING PLAN 1. Initial excavation of the rain garden shall be du 2 below the finished final grade. R M S R M S R M S � E: O N SB GRADING PLAN p N SB O N B 9 g g E GARAGE FLOOR E E GARAGE FLOOR R ON -SITE BMPS W T L W T L 2.5' BELOW GARAGE FLOOR W T L 2. The bioretention soil within the filtration shelves will be installed after the storm sewer outlet control structure is installed. 30' 10.1 15' 1 2S• BELOW GARAGE FLOOR 10.1 15.1 10.1 15.1 3.0' BELOW GARAGE FLOOR 3. To prevent soil compaction, heavy equipment shall not be allowed within the rain gardens at any time. R 1. NURP POND - NURP POND WILL BE UTILIZED TO MEET OR EXCEED QUALITY LOOKOUT ELEVATION +1 -3:1 AND RATE CONTROL REQUIREMENTS. I BF/WO ELEVATION 25.0 I MAX 4. The bottom of the filtration shelves shall be tilled a minimum of 12" prior to placing the bioretention soil. + SEE sift z SEE STR 2 2. SKIMMERS -THE POND OUTLET STRUCTURE INCLUDES A SUBMERGED INLET E ( GRND ELEV. (¢� 50' (XXXX) VARIES GRND ELEV. Q 50' (XXXX) 21 i ±1% MIN REAR PAD ELEV. ((XXX.X)) 5. Relativley light equipment with tracks shall be used to excavate the filtration shelves vrg`� 21 REAR PAD ELEV. ((XXX.X)) 2.5z PIPE TO ALLOW SKIMMING.(U41ity Contractor) CURB REAR PAD ELEV. ((XXXX)) CURB CURB [ 6. Immediate) upon completion of grading the filtration shelves, silt fence shall be installed per the Ian to establish erimter control. 5.o% Y P P 9 9 P P P s �4eAFS 3. RIP RAP - RIP RAP WILL BE UTILIZED AT ALL APRONS FOR ENERGY 6.0" BSM FLR 7.1% 3:1 MAX 6'0' 79; 3:1 MAX 6.0" E TOPSOIL TOPSOIL BS T F R TOPSOIL BSM FLR GRND ELEV. @ 50' (XXX Y) 8. The bioretention soil within the shelves will be 2' deep with a 6" draintile raised one foot above the base of the bioretention soil. SURMOUNTABLE SEE STANDARD DISSIPATION AND PROVIDE SEDIMENT CONTROL- (Utility Contractor) 9. The bioretention soil recommended by MNdot of 3149.2) (fine filter sand aggregate). CURB AND 1' MINIMU PLATE STREET 4 4. INLET PROTECTION - INLET PROTECTION WILL BE INSTALLED AND XXX.X)= LO -O.T (XXXX)=TF-1.0' o PLATE TIER T9 DRAIN UNDER MAINTAINED IN ALL CATCH BASINS &REAR YARD STRUCTURES. (WIMCO'S 2s 11' 1a' 10 (xxxx) =wo -o.T 2s 5 zo 10 ( 29 25 10 xxxX))= TF -1.5' 10. The mix for the filtration shelves should be 100% sand. DRAIN INSTALLATION so' t(xxxX)) -WO -12 50 ((?(?CXX))- LO -12' S0 (( 11. Minnesota Mulch & Soil can supply and deliver this soil premixed. (651) 330 -0299 OR EQUAL)- (Utility Contractor) so• 60' so• 5. SLOPE STABILIZATION - SILT FENCE WILL BE INSTALLED ALONG DOWN 1.5" SPWEA240B WEAR COURSE PER GRADIENT GRADING LIMITS AND WOODFIBER BLANKET WILL BE UTILIZED ON 60 PAD so' PAD (UNLESS 01HERW4 = NOTID) (UNLESS OTHERWISE NOTED) ENSURE FULL BASEMENT PADS ARE DRAINED MN / DOT 2360 ALL SLOPES 3:1 OR GREATER TO PROVIDE ADEQUATE SLOPE STABILIZATION. (PROVIDE TRENCH IF NECESSARY) WALKOUT (w0) LOOKOUT (LO) 60' PAD TYP_I_G__A__L__FILTRATION _ SHELF DETAILS COAT PER MN /DOT (Grading Contractor) (UNLESS OTHERY(15c NOTED) SPNW8230B BASE COURSE PER 6. BIOROLLS - BIOROLLS WILL BE INSTALLED ALONG REAR YARD SWALES TO FULL BASEMENT (FB) MN /DOT 2360 PREVENT SEDIMENT FROM REACHING THE NURP POND AND ULTIMATELY HOLDDOWN DETAILS 25 -___ _ -- ------ �_____; ____ -�__ -_ - 7 T�____Tr- ___- r-- _-- .., ----- _r__�___ - -, 25 1 1 3 1 1 I Note: ate flltratlon aMas 2' beltm MLshed grade du g E I I i € I 1 E E 8' CLASS 5 AGGREGATE BASE DOWNSTREAM WETLANDS (Grading Contractor). NOTES: i i I j j gradin� activltie4 to allow tlpr placert ent of the �ioretenlio(I soil j i j j j j MN/DOT 3138 7. INFILTRATION AREAS - INFILTRATION AREAS WILL BE UTILIZED TO REDUCE 1. GRADE 999.0 BEHIND EACH HOMESITE IS THE LOW GROUND ELEVATION AND PROPOSED TOP OF TOPSOIL, SUBGRADE SHALL BE DOWN 0.50 FEET. I 1 1 1 I t during sevierinstallation. F F I 1 1 ! 1 E t 1 I 1 12' SELECT GRANULAR BORROW PER THE AMOUNT OF RUNOFF FROM THE INCREASED HARDSURFACE. (Grading ( ) 20 L_____L____ _____1_____i _____L___- _I_____eyte ____1_____L___ J ____ t_____i_____L_____L__ _ J_____1____- L_____L _ -__ J___- -1 20 MN /DOT 314982 ( 9 2. ESTABLISH FINISH GRADE AT ALL 10' FRONT YARD UTILITY EASEMENT LOCATIONS. I I 1 1 t F I I i 1 1 1 F E I 1 1 E E 1 I I t I I 1 t I E 1 1 1 1 1 11 4' Concr6te outlet �tructure I I E GEOTEXTILE FABTaC TYPE V Contractor) 3. THESE DETAILS REFERENCE A 8' POURED FOUNDATION WALL, AND A 0.8' DROP FROM REAR TOP FOUNDATION TO GROUND ELEVATION FOR ALL 1 HwL I I I 1 I E I t t I 1 1 I E I I t t u NON -WOVEN 8. STREET SWEEPING - STREET SWEEPING WILL BE DONE A MINIMUM OF ONCE 1 1 1 1 E i NOTES: i ) LOOKOUTS AND WALKOUTS. t I I F 1 E t 1 I 1 I t F E I 1 1 j-----4 E $ PER WEEK OR AS NEEDED TO MINIMIZE DUST CONTROL AND VEHICLE 15 �NyVt sErlar -- -s - -___� - __a---- _a_____ 1 _____� -__- s ____�_____s_____ ____> ___� ____�_ __�_____� ____ 10 i 1. TYPICAL SECTION SHOWN IS THE MINIMUM RESIDENTIAL STREET REQUIREMENT. SEE 1.. . .. ..1 .....! t I E F SPEGFlCATIONS FOR PROJECT SPECIFIC DETAILS. TRACKING.(Grading and Utility Contractor) L_______I_----- t --- __ ------ t______I___ -- 1 I 1 ! E I I 1 2. DRAINTILE SHALL BE INSTALLED BEHIND CURB. DRAINTILE TO BE INSTALLED AS E DRAW D j_ WN ELEVATION I t E �. ' t 1 E 10. PHOSPHOROUS FREE FERTILIZER - PHOSPHOROUS FREE FERTILIZER WILL t REQUIRED TO ADEQUATELY DRAIN ALL SELECT GRANULAR FILL AREAS. DENOTES TREE REMOVED I I t t E E _ ;: 1 J. STREET Stall BE DESIGNED FOR A 30 MPH DESIGN SPEED WITH MINIMUM 0.50X 1 1 1 ! E F E E t 1 I I F F I 1 I 1 1 E F ALSO BE USED ON SITE.- r - -___� ___ ; ___-- �_____ *_____� __- _y_____ 1_____r__ __r___ ____y____- t_____�_____� ____Y- ____r_____r____ _ - - --t 10 AND MAXIMUM 6.007L GRADE I I F E i t t 1 ! E 1 1 I I 1 1 1 1 '" 4. THE CITY RESERVES THE RIGHT TO INCREASE THE STREET SECTION WED ON SOIL 11. ALL CONCRETE WASHOUT WASTE PRODUCED SHALL BE REMOVED FROM t I 1 1 I E 1 1 ! I 6" Perforated Dralntile (1' ADOVe Fllter1Media) t E 1 1 1 E CONDITIONS. THE SITE. (Utility Contractor 1 I 1 1 E t I I 1 I 1 1 F I I I t 1 1 ! E S. SAW & SEAL ACCORDING TO MN /DOT 3725, AS DIRECTED BY THE CITY ENGINEER. ( ) �+ DENOTES TREE SAVED 1 1 E I t F l t i Bioretehtlon Flltei MedFa _rrhick): E 1 1 E t E E t 6. REFER To THE HENNERN COUNTY BICYCLE TRANSPORTATION PUN FOR TRAIL DETAILS. k,,� 12. ADDITIONAL BMPS SHALL BE INSTALLED AROUND ALL WETLANDS WHERE I t 1 I 1 5 �ppq�{y�ggTgp�}gg}.(Ej� F��}��� -- -_ T-- -- --- - _�____ i - - -_ -T 5 7. REE%H TO APPENDIX FOR LAYOUT DETAILS GRADING IS TO OCCUR WITHIN SOFT. SUCH BMPS INCLUDE DOZER CUT DITCH. I I ! ! 1 F 1 I I 1 1 I E 1 I 1 1 1 I I E axx ��� PLATS DENOTES TREE EXEMPT Aiiii Wenck � RESIDENTIAL U 0 0 STREET SECTION 40 20 0 20 40 80 m 0 +00 0 +10 0 +20 0 +30 0 +40 0 +50 0+60 0 +70 0 +80 0 +90 1 +00 ' o.I ,PP rV OME aw ton 1=1 o ae '22-4-: ° sSR -1 REY ra A ® ® ® ® J EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY SCALE IN FEET AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES. DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. BASE SCHWALBE 01 ERJ 09130116 _ REVISIONS PER CITY COMMENT INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I ��E�S sUR� - FINAL GRADING PLAN 5401 -676 AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE DRAWN BY - - __.. SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT LAWS OF THE STATE OF MINNESOTA. _� A SAT H R E- BERGQUIST INC. C . ERJ - - - - - - _ - - - - _ -_ - - - _ - - SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY N S C H WALB E PROPERTY g CHECKED BY .__ - - - - - - - - - - - - - - - - - INDEMNIFY SATHRE - BERGQUIST, INC. OF ALL RESPONSIBILITY. o w 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000 CO RCO RAN, -• - - - - - - --- - - --- - - - - - - - - -- -- SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE. S.� RSM _ _ - - _ _ _ _ _ USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING `% 4� MINNESOTA DATE FROM ILLEGITMATE USE. ROBERTS. LSTAD, P.E. -L/ t�-L8 c� LENNAR 15 FRS P�P�� 08/26/16 ._ - - - - - - - - - - - - - - - - - - Date: 8 Lic. No. Y� 21 Z) z 0 d Q F- 0 IJ O CC O. DESCRIPTION OF PROPERTY SURVEYED (Per Schedule A of the herein referenced Title Commitment) 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 6212 feet to the actual point of beginning; j 1 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. 1 / I �•� t ALTA /ACSiyI OPTIONAL TABLE A NOTES _ \ / (The following items reference Table A optional survey responsibilities and specifications) I 2) Site Address: 6635 County Road Number 101, Corcoran, MN 55340 f I I ^ n IT1 r\ N I 3 ) Fl o od Zone This Property pp ears to lie in Zone (area determined to b e outside the 0. 2 /annual chance floodplain) per Flood insurance Rate L_ L - L - / L� L,/ I I I U V Map, Community Panel No. 270155 0159 E, effective date of September 2, 2004. Area: _ ) Parcel Area Information. Gross 261 360 .f. 6.00 acres Wet Area: 1,161 s. f. - 0.03 acres x 97.1.5 " 971.$ Net Area: 260,199 s.f. - 5.97 acres. 4 x 970.1 \ 972.6 x -- - - x 973.5 974 2 5) Benchmark: Elevations are based on the TNI I at the northeast comer of subject property which has an elevation of 995.00 feet (NAVD88) - . x 970.1 _ - - - x- •970 6 - - x 973.3 x , , m x 972.9 x 971 0 x 970.2 x 971.0 7 8 x 972 I ' 974 4 x Co x 9 1. and TNH at northwest comer of Lot lock VINIA 4TH ADDITON which has an elevation of. 989.76 fee AVD8 ) - o � n 7 B 1 RA (N 8 t ., 977.1 x 976.4 972.5 ND IP 1/2 IN OPEN N89 25 54"W 726.00 ° "` 1 -- WOOD. FENC - g g J property ( ) P tY g P I j 417-0. 973.1 + 759.00 / \I` FND IP 48328 6) Zoning nformahon. The current Zoning or the s s U (Urban Reserve) per the f Corcoran 's zoning dated December _ 014. � 'n I 'n F subject i R U rve e City o in ma d 4 2 FND IP I/2 IN OPEN 970.9 970.9 971.7 972.1 973.4 973.6 97 -6 974.2 874.3 We have not received the current zoning classification from the insurer. STEEL .,SPLIT SPLIT .... t ® x 977.7 / I 978.6 982.0 i 985.2 991.2 993.5 33.00 «--- x971.8 -_ / - -" x 971.5 t.:" .... RAIL FENCE ' x 1 I ^ 984.9 988.6 �..� c N x 974.2 I I �' x 972,2 `� 0 x 974.9 x 974.5 5� I � ,'�.� I rn � / �' � 9g�� x � ; I I 60 ] 1 Utilities: We have shown the location of utilities to the best of our ability based on observed evidence to ether with evidence from the followin sources: plans x 976.3 0 ^� o 0 91 978 6 - I x /r cv °o ^`900 ) rY g 6' P ,' x I g - o obtained from utility companies, plans rovided b client, markings b utility companies and other appropriate sources. We bave used this information to 979.1 I ^ p, ... t3' P P P Y g} ty P I \ x '.x 973.8 x 972.7 °' '' x 975.0 x x 975.2 e,? BUILDING IN _ � O -. '1 . . 980.0 I 980.4 �. x 972.1 x 974.1 Sx I 1 rn Q, develop a view of the underground utilities for this site, However, lacking excavation, the exact location of underground features cannot be accurately, CY) 1 x 977.2 x 975.7' x 82' DISREPAIR d Jw x 979.9 5 � x 979 gat $ j x 0 ti a°,• TNH= completely and reliably depicted. Where additional or more detailed information is required, the client is advised that excavation maybe necessary. Also, a U ® ` x 977'7 - " . x 975.6 9�5' I I ^r 995.0 v ... , please note that seasonal conditions may inhibit our ability to visibly observe all the utilities located on the subject property. A Gopher State One Call was \_ 979 5 x m w x x 976.3 975.0 x x 974.6 x.973.8 .2 ......... submitted for this survey. se reference Ticket No. 16_161_7 r a 1 fun ty tors m this area. 1 1 A� / ;` / x x 991 O \ 981.1 .� x976.2 x 976.5 x x 975.7 o s o p • -. i e ea t operators w x 977.2 r x 980.9 t Please 6 f ^� q x x'976.2 I 982. 986 4, x 991.3 x I'' Li x 980.4 x 978.8 1 ... 976.7 x 981.4 �� 9 �- w- _ I x 99 x984.5 x 14 ..... t ~ ¢ x 981 2 x.977,8 x 976.6 x.975.9 `''�� x 9 x 976.9 x 976.5 1 z• 981.2 x 983 4 ° v .. 17) Street Constructior The street within the northerly portion of Bridle Path as dedicated in RAVINIA 4TH ADDITION is under construction. See Survey to r x '� � .. . ". 979.9 960 I i � • . Comment d below. 76 , I x 976.9 981.6 x 979.6 I i . -� `� 1.3 0. N t 981.9 `~� x x 982.6 . ` ` \x 979.6 - i t ;" I t. X 977.3 v o _ -.._ x 982.6 I I i ss /. to 18) Wetland Delineation: The wetland delineation was reformed by K'olhaug and was flagged on August 8, 2016. Sathre- Bergquist located the wetland flags on 99 9 5 � �t Z- x 982.9 )(:978.7 '+� I 980.5 x I S o P J < 982.9 x 982.0 �``i ° x 984.9 x 984.2, I 1 99.4 990.3 I August 4, 2016. 11 } d N z X0.5' /- tib . x 980.8 �+ ww_ _ _ _ \ I� I x 981.8 991.2 x 991.2 x 992.0 ' ....i... O <0 M g0 : x 982.5. x 981.2 x x 83.7 x 980.3 1 982.4x 982.9 r9 x 985.3 o Z� .._ ..... x 985.3 x 9 9.8 x ,. :. I x 983.5 < U v 0 `�• 9 3.2 i x 983.8 x j x 984.4 x 989.3 12 13 00 w n :' r ' 1 / /� r- I i-- -1 / /� SURVEY REPORT x 984.1 - - _ 979.9 x Ofo r o t 7 ♦ x983.3 799 1 I 9 989.1 0.9x .. - x L` I �/ I 2 6 >d V L_ '`,. I ` t r9 L I 84.1 x I. . o a ao 9829 �. x 984.9 - 985.6 ,. 98 , - .....� -.-- -• --'� o I 981.8 x' r0 x 987.b a x 982.2 co I co i This ma and report was reared with the benefit of a Commitment for Title Insurance issued b North American Title Insurance Company as agent for Old Republic 1n o \ N x� 0`'' rn 1 x 981.1 I 989.2 s P P prepared Y P Y g P � `O s ? x 981 2 o I N l'' 1.4 Q.� National Title insurance Company, File No. 40852 -16- 20987, dated June 28, 2016. F- cn w rr h• x 985.8 �h' ,9 x 985.5 X 85.5 s m I x 984.2 Z w o to ° °� x 982.2 9 O O _ x �, o rn 6 1 981.9 x: ,9 I O.... . w 0 o Z �. 5 x x 9866 ,6 x x Jy I x x 996.2 w 980.9 I - � n w O O w -• 9� rc n x 9 x 986.4 x ,\ . ww _- �• � x980.7 I x I a• 'a, 0.0 _.. O H m 9 7.3 x 987.4 1' 986.6 x 981.2 I 98 I m na' Q D z o °j C,� x 980.5 43. I � I x 984.2 °� M I I) We note the following with regards to Schedule B of the herein referenced Title Commitment: m L �0'. I I x 984.9 t. w� <c� ' P7 981.8 O g6 1 a Item no.'s 1 -11 and 15 arc not survey related sa S8 2 z 9 � x 9856 984.3 = a) x .• 1 x INV I 0. ) } w U x 984.8 x 984.9 z L x 984.5 ® SB I x x 984.5 � 984.1 < = 984 b) Item no. 12: Terms and conditions of Driveway Agreement dated May 29, 1984 and filed October 15, 1984, as Document No. 4934412, and recorded \ 986.2 I x 985.0 I vi Lv o : - - r; 984.7 x 985.3 I I x 985.7 � C (O' E -a NV 4. June 17, 1985, as Document No. 5004157. Shown hereon. © Construing the easement and driveway agreement is damned itr document no 4033340 m LL_ rn 1 I °' . O Item no. 13 and said easement and drivewav agreement will tennittare on conditions stated in fire document. I (� x w O x 986.1 I I x 986.0 ONU 985.6 cc - x 987.3 x 988.6 T I oHU� of Q0 I7 I o c) dings Subsequent Registration regarding 8a Onan way purpose " O cnbe Document recorded 016 as t . Easement to p ra _ being construed for - - x 988.8 I G x 986.5 0 m no d1 in Decree Doetirion for was r cord[ d Juniti 2, 2 n Document No 103 ] 5 / O 981.7 d l l d defined d S It 1 6 I die ro. 4 e 1 easement �/v d sir c d s as 60 - � i+t x 984.0 ? 988.9 -•1 ' ; :., i.. � �x - M rivex•ay prupvses,s town hereon � an de utc in ncumertt See comment em no. 2 a ova non-exclusive .� - d w z A,,' 1 o O o d) Item no. 14: Subject to Count}' Road No. 101/Brockton Lane. The Counq• Road ,Vo. 101 (Brockton Lane A') right of N•qv that is excepted frum the �� J N J w 992. I 9 =< Z o - o -I o 89 = ° t subject propettJ• per legal description provided and is measured to be 33.00 feet per Hennepin County parcel Wraps. Shown hereon. Z O x 983.3 ,y �M1 m °a?.� i 49.9 / :. O SB 3 w'`7.- 1 x 989.6 x 988.7 x 988.0 S° 9 0.9.. z O - E-- O - - °j .."- 989.3 99 1 989.6 _ (n n<to x.�gtl x / I "990.1 990 0 2) Observations/Comments noted hereon per field survey such as (but not limited to): access, occupation, and easements and/or servitudes: ^ U x 983.3 cj 0. o SHED o r .,'.'.'.'. Z p- a _ O0 990.7. ........ O I w e o line X 983.1 x 984.1 y ` \ .. I / a) A wood fence along then north ]i of subject property'.0� X 986.6 x 0 Gam_ .. . l . \� - - --� x 982.1 x 984.5 x x 988.1 ro x 990.6 x 990.7 992 1 / 992 :I 1 990.8 90 5 990. 989.7 989.6 m _ a /f b) A steel split tail fence along the north and west lines of subject property. Q j Z I „c:' x 985.1 985.9 0,• ; ). (...991.4 991.1 _° - -- -" ---� o U l dd O / _ �w x 990.8 49 9, ° X c) 15" storm pipe drains onto subject property from east side of County Road No. No. 101 (Brockton Lane N.) (0 i . '� r , 991.6 992 O gg2 F99Q�3 ' "' °jry lw 990.0 0 0°^ ' o w d The street within the norther! portion of Bridle Path as dedicated b RAVTNIA 4TH ADDITION is under construction. See construing the easement j 1 ) F T ) 991.7 992 0 e. o, ... ) Y P Y g w f Z 7 \ - l� I- / x n ^ 991.0 991.4 ,. >,:.r • ------- 'c-- - - - - -- I patron conditions document [den ffff 992.6 990.7 °' z z 1 I p I I v 990.1 - 47 e ,: - -- and ex it con ' ' ns within the men identified in Item No 13 above. O L- �J L/ I L L/ rn 991:8 cv 10.1, _ D Z Z H F- x 982.4 x g o, 80.1 / / ; 4422 FFE o / 71.4 x 991.1 90'7 < I e) A 0.34 to 0.40 foot overlap with RAVINA 4TH ADDITION has been measured along the south line of the subject property.O /1 tr x 983.5 x 985.3 x 986.2 990 6 x / 3�J1.4... N 993.4 HOUSE EOE ° O ... �t 11"-11 D w x 981.9 x 985.6 x 987.2 n 992 y,: tl' Z O d x 986.5 ; GFE= �3? 8.0 = 991.4 cfOV co O w ¢ r, O WET I -5 x 988.1 tO SHED .... 991:1..... `t - r7 x 991.3 co } f-. 1 • • O 992.1 0 993.8 f 23.2 o n i o 2 - - 91.3 n :. 16.7 0 10.0 cn F- Y-/ e F- m tl -x WET 1 -4 co 991.1 990.7. 993.8 Y Z U I r tn 4-1- WET 1 -6 x 989.0\ .2 990.6 U 992.3 ° O 1 991.9 O O' 1 x m <' .` w . .a x 986.5 / / 80.1 / ;' / / O Ld rn I I q a U m .... _ WET LAND ` 991.7 9901 x 990.4°! I Z: m WET I -3 I S8 /F .989.9 993.0 993.3 I _ - x 983.0 WET 1 -7 ?c `� I t 993.0 I-�989:91 --n '� I v x m Fence ties are shown on the x 984.6 x 984.9 z I I 990. o ... 1 c c� L x 963.9 x 985.5 k 986.0 x 986.5 WET I -8�r WET I -2 x �" I x 989.4 I �z rn -I o c m side of the bounds line that tL 988.6 9 19.2 1 990.5 m w I w boundary - - O r` ® SB 6 x 986.4 x 986.7 x 987.1 WET 1 -I x 987.7 ``` I ` cn • • I ` w in x 988.0 T^ \ < 989.1 x i N I I x� the fence is located on. ° a- 0 1 EE SB 5 I - 989.0 �' I Do \ t 1 m 1 x 988.7 4'/- >zx, '' 1 m 988.4 x I x 989.3 60 x / w I 988.5 x I a: 33. . x 983.6 x•988.0 L I C j w I 968.1 1 60 I _ x 988.8 988.6 1 v .....(. . I ( x988.0 x ad -NORTH LINE OF RAVINIA 4TH ADDITION x 987.4 i i 989 . O 981.0 984.7 I 1 - \ + © 985.2 985.4 985.9 986.3 986.8 987.6 % 987.9 1.(..... x 987.6 1./ + © ND P 40344 x I 984.3 ` a. 1 50 ' < I _... ..... - ........ 987.6 9 987.4 988.2 990. - 987.5 87.7 987.6 987 6 987.9 987.9 4 o I n 1 FND IP I/2 IN OPEN °>r - -•••• •.- .I...... SOUTH LINE OF SUBJECT PROPERTY S89 25 54 E 726.00 s . • . • rn > I x 982.7 ... x x x 986.4 x 986.6 ,� x 986.3 x 986.7 x 986.7 I 986 0 899 I X9 9 0 ®Q O " "'~ 983.0 984.8 x 984.6 x 985.5 986.1 I 89 7 C3 I ~•. I x 986.6 I 988 2 w 9 1 x 981.5 " ""�. 1 / a4' 987 I 987.4 I 987 8 987.8' o 98 0 8, :7' - x 983.9 x 979,7 o x 980.3 = EASEMENT FOR ROADWAY PURPOSES PER DOC. N0. 4934412 AND _ 9 .... � • -' / 5004157 (ITEM N0. 12 AND DOC. NO. 10318105 (ITEM N0. 13) @ @ c - - � . o � i�> ? 4 � „� a '_ 989,7' ' ' I - I TSt+hPQR GFtAj�EL�, L... iGCESSa ► n Imo. n n I � � , ::, _j. _. �- _ t I / I x 986.6 987.0 1 <.987.4 987.7 988.1 Y 988.4 - I.. . I -� v l l v l -� fi l F I �� U U t y. I r - - - - - - - - - - - - - - - - - - - - - 9 9 ( FO I 4 - - - - - -- -- - -- -- - - - - -- ----- - - - - -- - - - - - -- 89.8 I.. . - j ........... x 986 _ 1 90. _ ....... ........ ......... 9 _. I� = N .............__ ..._. ;.. . _, -. sae' � ............... � NORM ' Bearings are based on the Hennepin County Coordinate System (NAD 83 - 1986 adj.) 40 20 0 20 40 80 SCALE IN FEET SURVEY LEGEND �'- '\ i u WETLAND & I to ses.s w ` \ N w O• CAST IRON MONUMENT 0 A/C UNIT BITUMINOUS En ® CATCH BASIN © CABLE TV PEDESTAL -_� -es�- BUILDING SETBACK LINE f I SECTION MER c v w to L, LL. ow d FLARED ENDS © ELECTRIC TRANSFOR T CABLE TV ......... \ • •.... � `� / � w � pd GATE VALVE ® ELECTRIC MANHOLE CURB .4 CONCRETE 5O 4. I o N I \ < GUY WIRE ® ELECTRIC METER CONCRETE . i w z Z7 HYDRANT © GAS METER CONTOUR EXISTING 1 �` CONTOUR PROPOSED w ai t 1 G GAS VALVE Cep \ j O SURVEY MONUMENT SET .7- "'� W r I �\ • SURVEY MONUMENT FOUND °- GUARD RAIL DT DRAIN TILE Ln O GALLOWAY CIRCLE o � � � r � � M i J Q SURVEY CONTROL POINT ❑H HAND HOLE ELC ELECTRIC UNDERGROUND SOIL BORING -X-X- FENCE w LIGHT POLE O w vo FIBER OPTIC UNDERGROUND � I POWER POLE TREE CONIFEROUS T '•. `4 'ti, �` �. ti �. --• w lLL_ � GAS GAS UNDERGROUND z ° I OS SANITARY MANHOLE TNH SIGN TREE DECIDUOUS X OHU OVERHEAD UTILITY \ 00 �_ Q SANITARY CLEANOUT © TELEPHONE MANHOLE =� "� .. \ '• w w I ❑ TELEPHONE PEDESTAL TREES 989.e t I u' z 972.5 > SANITARY SEWER ��• �� I GROUND ELEVATION ®TRAFFIC SIGNAL STORM DRAIN OO UTILITY MANHOLE » STORM SEWER STORM MANHOLE UTILITY PEDESTAL TEL TELEPHONE UNDERGROUND uTL UTILITY UNDERGROUND SITE `R V k lei vy, MITEtatcl I th M AYC �` $ /LEASCN W) �_ C I BY _ ` 1� I N O /)� i 4 ! ty �l q U6 T SV�� Y ,S C A t k4,cl, -119H s c Q (r1� ALSA 36i 6� a22 ► ' ��l r11er1♦ A s Na;xsv rE ~ NORM ' Bearings are based on the Hennepin County Coordinate System (NAD 83 - 1986 adj.) 40 20 0 20 40 80 SCALE IN FEET SURVEY LEGEND �'- '\ i u WETLAND & I to ses.s w ` \ N w O• CAST IRON MONUMENT 0 A/C UNIT BITUMINOUS En ® CATCH BASIN © CABLE TV PEDESTAL -_� -es�- BUILDING SETBACK LINE f I SECTION MER c v w to L, LL. ow d FLARED ENDS © ELECTRIC TRANSFOR T CABLE TV ......... \ • •.... � `� / � w � pd GATE VALVE ® ELECTRIC MANHOLE CURB .4 CONCRETE 5O 4. I o N I \ < GUY WIRE ® ELECTRIC METER CONCRETE . i w z Z7 HYDRANT © GAS METER CONTOUR EXISTING 1 �` CONTOUR PROPOSED w ai t 1 G GAS VALVE Cep \ j O SURVEY MONUMENT SET .7- "'� W r I �\ • SURVEY MONUMENT FOUND °- GUARD RAIL DT DRAIN TILE Ln O GALLOWAY CIRCLE o � � � r � � M i J Q SURVEY CONTROL POINT ❑H HAND HOLE ELC ELECTRIC UNDERGROUND SOIL BORING -X-X- FENCE w LIGHT POLE O w vo FIBER OPTIC UNDERGROUND � I POWER POLE TREE CONIFEROUS T '•. `4 'ti, �` �. ti �. --• w lLL_ � GAS GAS UNDERGROUND z ° I OS SANITARY MANHOLE TNH SIGN TREE DECIDUOUS X OHU OVERHEAD UTILITY \ 00 �_ Q SANITARY CLEANOUT © TELEPHONE MANHOLE =� "� .. \ '• w w I ❑ TELEPHONE PEDESTAL TREES 989.e t I u' z 972.5 > SANITARY SEWER ��• �� I GROUND ELEVATION ®TRAFFIC SIGNAL STORM DRAIN OO UTILITY MANHOLE » STORM SEWER STORM MANHOLE UTILITY PEDESTAL TEL TELEPHONE UNDERGROUND uTL UTILITY UNDERGROUND 0 YARD LIGHT ® WELL I WATERMAIN FIELD CREW NO. BY DATE REVISION USE (INCLUDING COPYING, DISTRIBUTION, AND /OR To: U.S Home Corporation; Daniel A. Schwalbe and Kathryn A. Schwalbe; North American Title Company; and Old Republic National Title SV�� TWP.119 - RGE.23 - SEC.36 ALT N PS TITLE SURVEY FILE NO. JD, JV, JS CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS insurance Company: This is it is based in the 2016 Minimum Standard Detail ��ERS F� Project City: Corcoran 5401 -676 DRAWN STRICTLY PROHIBITED WITHOUTSATHRE- BERGQUIST, INC:s to ertify that this map or plat and the survey on which were made accordance with Requireme for ALT PS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes items 1 - 5, 7a, 8, 11, and z p Hennepin County PREPARED FOR: JJA EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND . 17-19 of Ta e A thereof. h field work was completed on August 16, 2016. w N SAT H R E- BERGQUIST, I N C . SHALL THEREBY INDEMNIFY SATHRE - BERGQUIST, INC. OF Date of Plat or Map: August 22, 2016 ' 150 SOUTH BROADWAY WAYZATA, MN. 55391 476 U.S HOME CORPORATION; DANIEL A. SC H WALB E AND CHECKED ALL RESPONSIBILITY. SATHRE- BERGQUIST, INC. RESERVES 1 w $ e (952) -6000 WWW.SATHRE.COM KATHRYN A. SCHWALBE; NORTH AMERICAN TITLE; AND DBP THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY C tv DATE LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES ILLEGITIMATE David B. Pemberton, PLS Minnesota License No. 40344 cYF RS P`' P0. OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY 08!18!2016 RESULTING FROM USE. DESCRIPTION OF PROPERTY SURVEYED (Per Schedule A of the herein referenced Title Commitment) 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. 1) Site Address: 6635 County Road Number 101, Corcoran, MN 55340 2) Flood Zone Information: This property appears to lie in Zone X (area determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No. 270155 0159 E, effective date of September 2, 2004. 3) Parcel Area Information: Gross Area: 261,360 s.f - 6.00 acres Wet Area: 1,161 s.f. -- 0.03 acres Net Area: 260,199 s.f. - 5.97 acres. 4) Benchmark: Elevations are based on the TNH at the northeast corner of subject property which has an elevation o£ 995.00 feet (NAVD88) and TNH at northwest comer of Lot 7, Block 1, RAV1NiA 4TH ADDITON which has an elevation of. 989.76 feet (NAVD88) 5) Zoning Information: The current Zoning for the subject property is UR (Urban Reserve) per the City of Corcoran's zoning map dated December 24, 2014. We have not received the current zoning classification from the insurer. 6) Utilities: We have shown the location of utilities to the best of our ability based on observed evidence together with evidence from the following sources: plans obtained from utility companies, plans prodded by client, markings by utility companies and other appropriate sources. We have used this information to develop a -view of the underground utilities for this site. However, lacking excavation, the exact location of underground features cannot be accurately, completely and reliably depicted. Where additional or more detailed information is required, the client is advised that excavation may be necessary. Also, please note that seasonal conditions may inhibit our ability to visibly observe all the utilities located on the subject property. A Gopher State One Call was submitted for this survey. Please reference Ticket No. 162161276 for a list of utility operators in this area. 7) Street Construction: The street within the northerly portion of Bridle Path as dedicated in RAVE41A 4TH ADDITION is under construction. See Survey Comment d below. 8) )Vetland Delineation: The wetland delineation was preformed by Kjolhaug and was flagged on August 8, 2016. Sathre - Bergquist located the wetland flags on August 4, 2016. PREPARED BY PREPARED FOR SURVEYOR DEVELOPER SATHRE - BERGQUIST, INC. LENNA 150 SOUTH BROADWAY 16305 36TH AVE N. SUITE 600 WAYZATA, MINNESOTA 55391 PLYMOUTH, MN 55446 PHONE: (952) 476 -6000 CONTACT: FAX: (952) 476 -0104 JOE JABLONSKI PHONE: (952) 249 -3014 CONTACT: JARED J. AVERBECK, P.L.S EMAIL: JOE.JABLONSKI @LENNAR.COM EMAIL: JAVERBECK @SATHRE.COM CONTACT:DAVE B. PEMBERTON,P.L.S SITE WORK EMAIL: PEMBERTON @SATHRE.COM DAVID HINNERS PHONE: (952) 255 -9624 EMAIL: DAVID.HINNERS @LENNAR.COM OARS SCR SATHRE- BERGQUIST, INC. w S P SCHWA BE PRELIMINARY PLAT DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: II I� o II o NOT TO SCALE Being 5 feet in width and adjoining lot lines, unless otherwise indicated, and 10 feet in width and adjoining right of way lines, unless otherwise indicated, as shown on the plat. A r-,\ r-\ I -T I n N I I r\ LJ LJ I I I U I V N89 025'54 "W 726.00 I 759.00 _ w n � N F�? ° 57.00 60.00 60.00 57.00 58.00 r - - - - - 25.00 25.00 - - - - - 26.86 - C1 10 151.31 03 't, 31 / 0 \ - �"�' - DRAINAGE AND UTILITY ►� EASEMENT - l - _ - / I 25 25 1 140.00 27 ° Ui // rn n 0 0l Q 0 I o cc O O O 90 00 t`to ao \ of O o I o °o �j I a 7,700 ° to N a � I - to cn 9.078 � 3 to S0. FT. � in e 0 to I °� L SQ. FT.- o S89 °2551 "E 139.98 S89 25 54 E 151.30 ° _+ i' -_- - � I O I O °Op (O� I - O W -r,o ,oT W 5 6 _ r �- -+� tri o �, ll Z - rn q. I 20.6 N , 0 2 F---i , J _ iQ491 00 0o 0 00 9,550 ao - - - to SQ. FT. I `r so I I 1 587 I^ I 10,312 `t I I -� ( 25 25 �> 135.33 8.525 lu? r - w I SQ. Fr. M I I 1 $ o' n 50, FT. O t,1 z v� �I M a ^ S0. FT. - o �, _ / � =16 11 39 co I 1 a l - o l l o o f 7 1 o n- __► Z I- `O,� I l o O I IUJ I o z I o f P 13,313 /.g1 i S89 2551 "E 144.92 _ I z z I I °° z I I I I z SQ. FT. a��� ° ° - vwi N (O'815'_y. -- I I-� I �� b8.0 - - - - - 0� .'�� 94.96 i � ' _ 57.0- - M O <5-7.0- _ =- - I \� y+ 8 20 ci C L7 -` 4J �° - 12°59'16'x\ -_ eo.o M 50.0 -� -_ o ' ,o D=4 °14'18" \ `\ "� - I _ 62.34 � ° c = _ _ � = _ / o 38105" = 3 15 2_ 75.82 �J o / / ° =/ 86 3 o z '� �` 0 V t�, 35 _ ° 1�a=2 58.27 C '�,j7 14.102 /Q� " -r' \ W ° N 4 � Z 1 n 47.13 1 t1 0 48 �36',SQ. FT. W co co BUJ trI Iw7 I to < � ° � 57. J �7 14 55" ,o ,o �7 I6 05 / o n z 3 ui 56.43 60.09 60.25 N I i 'S �O / Q `� "' N I "I l 1 _ :3'1 _ N 12" / in D 1 'S , ZOS Q W `r � , � � _ W Ld Q CO -55 57 / N I ROA - I 'I �B Dc��Dr6 \'Z9 Q� / rn W / 1 LI J 50 w L °o '250.00 / _ I - X10 °0750' Rs1000.00 I �5 /ry0 C /ate I� t;0 C ° L 7 L� �° M N N /N 203.08 -- - I 176.81 N I ��/`� ri SS� J /N c LLJ \ O 50` a-23 °16'15" R= 500.00 , pc5 /6� h� S2S� 2p °v I r 'I o C Z - - J z N a'12 °51'54 55 �, _5 -, 7" r�3 58.06 °24 43" � j X20 �� �9�c�\ _ o lJ� I 1__T c w �- / % �` a ? 59.72 59.118 7 / I � 3 25 3_ I I - - - -CA \ \ 79A e� I � Z .. � ^� �� - -- s�F I 6 0433" �A- o ' ' o , " �v I V =_ -- - - -- t7)- 59.311 R \\� ,S \ \OS 1 - 60 C i < 85,9 ca _ I� _ 6 31 04�io 10 �6 27 31 1 p 58.0 SON P �'i \,-n L.1% � • ;� I - I 3�O 0 59.8 0 �.� -� to M °' o 0 1 w° ��� I, I rYJ - _� tri I �° I N N N I I I I �tP 1. 19,926 c L. J ' NI I I IM I I N N ��� SQ. FT. 12 91 II- -II� 8 �731I \� I�- - to 13 11 I _� 110 _� Ut_ 9 = 113 8.828 11= 8,x72 = 6 ��,6, ` - I I SO. I I dam- M 7.632 FT. I I w 7.944 7.908 - 8.183 � SQ. FT. SQ. FT. SQ. F7. 1 _ 5 •3 I _D I «- � SQ. FT. IW 1 SQ. FT. _� I I I I - I I I I �� �� c� r- SQ. FT. 0 M w 1815 �, I ° M M o O SQ. FT. I N I C \ ,J «- a I la o I of I a I I0 of I 2 \� �� o"/ < I 1 I� I C la I I�, I Itn �I I- o I �T c� 60 V) �. - �l L- J10 ,''o DRAINAGE AND UTILITY n EASEMENT ago 1� �/ 1 --� - J �_ J 27 L_ 33 I I I L __1 -i- - ° 65.87 55.00 59.63 ° ►� 59.00 c6 58.00 � 58.00 N 58.00 N N ° 92.48 125.08 67.94 MOST EASTERLY NORTH LINE OF S89 °26' 12 "E 726.00 I 50 v"- RAVINIA 4TH ADDITION EASTERLY EXTENTION OF THE MOST EASTERLY NORTH LINE OF RAVINIA 4TH ADDITION N \ V, I iN v I r� fi T /-� Li Li I T I �/ i� v 60 I 60 I t R 50 25 0 25 50 100 SCALE IN FEET O Denotes a 1/2 inch by 14 inch iron pipe set in the ground and marked by License No. 53642 • Denotes a Found Iron Monument Denotes a Found Cast - Iron - Monument The basis for the bearing system is the east line of the Southeast Quarter of the Northeast Quarter of Section 36, Township 119, Range 23 and is assumed to bear North 00 degrees 34 minutes 06 seconds East. ® 2016 Westwood Professional Services, Inc. �. A { r, of � t �t S � s I f• � j f • } } E CS 1 1 4,8hS 3PFC � 3 I N 1 SWO f ff � T � 7 WHP r SEE GR DING /�kOSION C%NTROL`PLANS FOR WTLAN BUFFER- SEEDING / M XES &'tPECS. -- EXISTING WETLAND / } ij L_ `� I Rav' ua North Final Tree Schedule CODE QTY. COMMON /BOTANICAL NAME PRUNE OUT MISDIRECTED BRANCHES. Call 48 Hours before diggin 811 or call811.com Common Ground Alliance SPACING O.C. AGG PRUNE OUT MISDIRECTED Autumn Gold Ginkgo / Ginkgo biloba 'Autumn Gold' 2.5" BB AS SHOWN BVL Y. PROVIDE ONE CENTRAL LEADER. GUYING AND STAKING, AS REQUIRED, 2.5" BB AS SHOWN BRANCHES. PROVIDE ONE CENTRAL LEADER. 3 Northern Pin Oak / Quercus ellipsoidalis 2.5" BB AS SHOWN REO FOR ONE (1) YEAR ON ALL Red Oak / Quercus rubra 2.5" BB GUYING AND STAKING AS REQUIRED, SWO 3 Swamp White Oak / Quercus bicolor 2.5" BB wz c DECIDUOUS AND CONIFEROUS TREES: TOP STAKES 5' ABOVE GROUND FOR ONE (1) YEAR ON ALL DECIDUOUS AND CONIFEROUS TREES ABS 3 Autumn Brilliance Serviceberry / Arnelanchier x grandiflora 'Autumn Brilliance' "S ' (MAX.) OR TO FIRST BRANCH. BOTTOM OF STAKE 3' (MIN.) 3 Prairifre Crab Malus Prairifire TOP STAKES 5' ABOVE GROUND (MAX.) OR TO FIRST BRANCH. AS SHOWN QUA 14 REMOVE CONTAINER, SET SOIL MASS ON COMPACTED SOIL MOUND x\ a • ` BELOW GROUND. STAKING POSTS THC ': BOTTOM OF STAKE 3' (MIN.) 1.5" BB AS SHOWN MATCHING PERENNIALS NATURAL GROUNDLINE WITH FINISHED SITE a t TO BE 2 "X2' STAINED WOOD OR BHS BELOW GROUND. STAKING Black Hills Spruce / Picea glauca densata 6' HT. BB AS SHOWN GRADE. R ° PAINTED STEEL DELINEATOR POSTS. PLACE 3 POSTS EQUIDISTANT AROUND AND,s 6' HT. BB .d ��> POSTS TO BE 2'X2' STAINED WOOD OR PAINTED STEEL DELINEATOR POSTS. PLACE 3 6 REMOVE CONTAINER, SET SOIL MASS ON COMPACTED SOIL MOUND 6' HT. BB ALL PERENNIAL PLANTING BEDS SHAM RECEIVE 2' COMPOST =. ' pz\ - OUTSIDE ROOT BALL SECURE White Pine Pinus strobus ti� "�� ¢w e ' ' POSTS EQUIDISTANT AROUND o �� MATCHING SHRUBS NATURAL GROUNDLINE WITH FINISHED GRADE. NOTE: QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY. MULCH. ' N TREE TO POSTS WITH 16' LONG POLYPROPYLENE OR 4 = = AND OUTSIDE ROOT BALL SECURE TREE TO POSTS WITH �� ° ��' EDGE ALL PLANTING BEDS WITH •� : POLYETHYLENE, 40 MIL, 1.5',1 a k 16" LONG POLYPROPYLENE OR ir. a ALL PLANTING BEDS SHALL RECEIVE 4" OF SPECIFIED MULCH AND WEED SPECIFIED EDGER WHERE WADE STRAP. j, POLYETHYLENE, 40 MIL, 1.5' P ' " " BARRIER FABRIC. ADJACENT TO LAWN AREAS. TREE WRAP MATERIAL FROM WIDE STRAP. e r. o�' a ' °' ` EDGE ALL PLANTING BEDS WITH _ y I GROUNDLINE UPWARD TO FIRST BRANCHES, AS REQUIRED. - s•' ^ - PLACE MULCH, DEPTH AS SPECIFIED, OVER PLANT PITS - v ;: I ,_ SPECIFIED EDGER WHERE ADJACENT TO LAWN AREAS. - �� PLACE MULCH, DEPTH AS SPECIFIED, BA DO NOT PILE AGAINST TRUNK. ( CULTIVATE TO 10" MINIMUM. A DI ETER OVER PLANT PITS - DO NOT PILE AGAINST TRUNK. DI FORM 3' DEEP WATERING BASIN. BACKFILL PLANT PIT WITH -� �E '� �- t SCARIFY SIDES AND BOTTOM OF HOLE. __= I I I� I( I I (- i i- SCARIFY SIDES AND BOTTOM OF HOLE. FORM 3' DEEP WATERING BASIN. `. ' ` ' ' SPECIFIED BACKFILL SOIL _ " �� 79 I I I� I BACKFILL PLANT PIT WITH SPECIFIED SCARIFY SIDES AND BOTTOM OF ;: BACKFILL SOIL �: • . IT HOLE. BACKFILL PLANT PIT WITH SPECIFIED ___ - BACKFILL PLANT PIT NTH 1/4 J;t' ;. �, ,• _ ,, ;,, - -REFER SCARIFY SIDES AND BOTTOM OF HOLE. TO AMERICAN STANDARD FOR -- REFER TO AMERICAN STANDARD FOR NURSERY STOCK FOR BACKFILL SOIL PART COMPOST TO 1 PART EXISTING TOPSOIL, WELL MIXED. NURSERY STOCK FOR MINIMUM BALL SIZE. ROOT FLARE TO BE PLANTED MINIMUM BALL SIZE. ROOT FLARE TO BE PLANTED AT OR AT OR NEAR FINISHED GROUNDLINE. NEAR FINISHED GROUNDLINE. SET ROOT BALL ON UNDISTURBED SET ROOT BALL ON UNDISTURBED SUBSOIL OR COMPACTED SOIL MOUND SUBSOIL OR COMPACTED SOIL MATCHING TREES NATURAL GROUNDLINE WITH FINISHED SITE MOUND MATCHING TREES NATURAL GROUNDLINE WITH FINISHED SITE GRADE N.T.S. GRADE. N.T.S. N.T.S. N.T.S. DECIDUOUS TREE LAST REVISE1, EVERGREEN TREE LAST REIASElk SHRUB PLANTING LAST REVISE1r W L.d,� PERENNIAL PLANTING LAST RE11r LA28 LA27 PLANTING �,.,. PLANTING LA29 ,..,�,, LA26 Rav' ua North Final Tree Schedule CODE QTY. COMMON /BOTANICAL NAME SIZE Call 48 Hours before diggin 811 or call811.com Common Ground Alliance SPACING O.C. AGG 3 Autumn Gold Ginkgo / Ginkgo biloba 'Autumn Gold' 2.5" BB AS SHOWN BVL 23 Boulevard Linden / Tilia americana 'Boulevard' 2.5" BB AS SHOWN NPO 3 Northern Pin Oak / Quercus ellipsoidalis 2.5" BB AS SHOWN REO 3 Red Oak / Quercus rubra 2.5" BB AS SHOWN SWO 3 Swamp White Oak / Quercus bicolor 2.5" BB AS SHOWN ABS 3 Autumn Brilliance Serviceberry / Arnelanchier x grandiflora 'Autumn Brilliance' 6' HT. BB CLUMP AS SHOWN PFC 3 Prairifre Crab Malus Prairifire 1.5" 88 AS SHOWN QUA 14 Quaking Aspen / Populus tremuloides 1.5" 88 AS SHOWN THC 5 Thornless Hawthorn / Crataegus crus -galli var. inermis 1.5" BB AS SHOWN BHS 8 Black Hills Spruce / Picea glauca densata 6' HT. BB AS SHOWN NOP 5 Norway Pine Pinus resinosa 6' HT. BB AS SHOWN NOS 6 Norway Spruce / Picea abies 6' HT. BB AS SHOWN WHP 17 White Pine Pinus strobus 6' HT. BB AS SHOWN NOTE: QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY. Planting Notes 1. CONTRACTOR SHALL CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TO VERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO INSTALLATION OF ANY PLANTS OR LANDSCAPE MATERIAL. 2. ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS. 3. NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. 4. ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO SUBMISSION OF ANY BID AND /OR QUOTE BY THE LANDSCAPE CONTRACTOR. 5. CONTRACTOR SHALL PROVIDE TWO YEAR GUARANTEE OF ALL PLANT MATERIALS. THE GUARANTEE BEGINS ON THE DATE OF THE LANDSCAPE ARCHITECTS OR OWNER'S WRITTEN ACCEPTANCE OF THE INITIAL PLANTING. REPLACEMENT PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEE COMMENCING UPON PLANTING. 6. ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA -GROWN AND /OR HARDY. SPECIMEN GRADE SHALL ADHERE TO, BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS: ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, WOUNDS, SCARS, ETC. ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES. ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES. ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING. CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH RATIO OF NO LESS THAN 5:3. 7. PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1 -2004 OR MOST CURRENT VERSION) REQUIREMENTS FOR SIZE AND TYPE SPECIFIED. 8. PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES. 9. PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL -IN MATERIALS IF NECESSARY; TEMPORARY ONLY. 10. PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR /ROOT FLAIR IS LOCATED AT THE TOP OF THE BALLED & BURLAP TREE. IF THIS IS NOT THE CASE, SOIL SHALL BE REMOVED DOWN TO THE ROOT COLLAR /ROOT FLAIR. WHEN THE BALLED & BURLAP TREE IS PLANTED, THE ROOT COLLAR /ROOT FLAIR SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE. 11. OPEN TOP OF BURLAP ON BB MATERIALS; REMOVE POT ON POTTED PLANTS; SPLIT AND BREAK APART PEAT POTS. 12. PRUNE PLANTS AS NECESSARY - PER STANDARD NURSERY PRACTICE AND TO CORRECT POOR BRANCHING OF EXISTING AND PROPOSED TREES. 13. WRAP ALL SMOOTH- BARKED TREES - FASTEN TOP AND BOTTOM. REMOVE BY APRIL 1ST. 14. STAKING OF TREES IS NOT ALLOWED; REPOSITION, PLUMB AND STAKE IF NOT PLUMB AFTER ONE YEAR. NON -PLUMB TREES TO BE SUBJECT TO WARRANTY REPLACEMENT OR REPAIR. 15. THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONS PRIOR TO PLANTING. LANDSCAPE CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR THE NEED OF ANY SOIL AMENDMENTS. 16. BACKFILL SOIL AND TOPSOIL TO ADHERE TO MN /DOT STANDARD SPECIFICATION 3877 (SELECT TOPSOIL BORROW) AND TO BE EXISTING TOP SOIL FROM SITE FREE OF ROOTS, ROCKS LARGER THAN ONE INCH, SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED OTHERWISE. MINIMUM 4" DEPTH TOPSOIL FOR ALL LAWN GRASS AREAS AND 12" DEPTH TOPSOIL FOR TREE, SHRUBS, AND PERENNIALS. 17. MULCH TO BE AT ALL TREE, SHRUB, PERENNIAL, AND MAINTENANCE AREAS. TREE AND SHRUB PLANTING BEDS SHALL HAVE 4" DEPTH OF SHREDDED HARDWOOD MULCH. SHREDDED HARDWOOD MULCH TO BE USED AROUND ALL PLANTS WITHIN TURF AREAS. PERENNIAL AND ORNAMENTAL GRASS BEDS SHALL HAVE 2" DEPTH SHREDDED HARDWOOD MULCH. MULCH TO BE FREE OF DELETERIOUS MATERIAL. MULCH AND FABRIC TO BE APPROVED BY OWNER PRIOR TO INSTALLATION. 18. EDGING TO BE COMMERCIAL GRADE VALLEY -VIEW BLACK DIAMOND (OR EQUAL) POLY EDGING OR SPADED EDGE, AS INDICATED. POLY EDGING SHALL BE PLACED WITH SMOOTH CURVES AND STAKED WITH METAL SPIKES NO GREATER THAN 4 FOOT ON CENTER WITH BASE OF TOP BEAD AT GRADE, FOR MOWERS TO CUT ABOVE WITHOUT DAMAGE. UTILIZE CURBS AND SIDEWALKS FOR EDGING WHERE POSSIBLE. SPADED EDGE TO PROVIDE V- SHAPED DEPTH AND WIDTH TO CREATE SEPARATION BETWEEN MULCH AND GRASS. INDIVIDUAL TREE, SHRUB, OR RAIN - GARDEN BEDS TO BE SPADED EDGE, UNLESS NOTED OTHERWISE. EDGING TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE). 19. ALL DISTURBED AREAS TO BE SODDED EXCEPT POND AREAS, WETLAND BUFFER (NOTED ON GRADING PLAN), & CUL -DE -SACS. SOD TO BE STANDARD MINNESOTA GROWN AND HARDY BLUEGRASS MIX, FREE OF LAWN WEEDS. ALL TOPSOIL AREAS TO BE RAKED TO REMOVE DEBRIS AND ENSURE DRAINAGE. SLOPES OF 3:1 OR GREATER SHALL BE STAKED. IF NOT INDICATED ON LANDSCAPE PLAN, SEE EROSION CONTROL PLAN. 20. PROVIDE IRRIGATION TO ALL PLANTED AREAS ON SITE. IRRIGATION SYSTEM TO BE DESIGN /BUILD BY LANDSCAPE CONTRACTOR. CONTRACTOR TO PROVIDE OPERATION MANUALS, AS -BUILT PLANS, AND NORMAL PROGRAMMING. LAWN SPRINKLERS /IRRIGATION SYSTEMS SHALL ALL HAVE RAIN SENSORS TO LIMIT UNNECESSARY WATERING. SYSTEM SHALL BE WINTERIZED AND HAVE SPRING STARTUP DURING FIRST YEAR OF OPERATION. SYSTEM SHALL HAVE ONE -YEAR WARRANTY ON ALL PARTS AND LABOR. ALL INFORMATION ABOUT INSTALLATION AND SCHEDULING CAN BE OBTAINED FROM THE GENERAL CONTRACTOR. 21. CONTRACTOR SHALL PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THE PLANT IS FULLY ESTABLISHED OR IRRIGATION SYSTEM IS OPERATIONAL. OWNER WILL NOT PROVIDE WATER FOR CONTRACTOR. 22. REPAIR, REPLACE, OR PROVIDE SOD /SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD AREAS ADJACENT TO THE SITE DISTURBED DURING CONSTRUCTION. 23. REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER. 0' 100' 200' 300' 0002528.07PLF02.dwg Dabs 091py116 Sheet 1 OF 1 . Westwood Professional Secvias, Inc- I he+etiy aetiy that �b piaa wn pnp.aa by ma or nada my Revisloom Prepared for. Ravinia 7699 Anagram Drive d1� and that I am a duly Hammed ILAND9CAPE 1Dadxned: CLM FirW Landscape Pan Eden Prairie, MN 55344 ARCHUB= -A the IMS Of tha SMS Of LfiMGK*e Cbedae& C= PHONE 952- 937 -5150 Lennar Corcoran, MN (Schwalbe Property) FAX 952- 937 -5822 The�InC� • • TOLL FREE 1- 888 - 937 -5150 16305 36th Avenue North, Suite 600 ,,� „�,� �,,� Ravuua North W@StVY00�I www.westvwodpscom Date 0907/16 Iic�mae Na 26971 Plymouth, MN 55446 Schwalbe Parcel Corcoran, Minnesota Project # 5401 -676 Date August 31st, 2016 Prepared for: Lennal Of Minnesota Prepared by: Sathre- Bergqu1St, Inc. 1000 Plymouth Road 150 Broadway Ave. S. Plymouth MN 55446 Wayzata, MN 55391 Contact: Joe Jablonski Contact: David Pemberton tel: tel: 952- 476 -6000 BLOCK 1 GROSS AREA WETLAND AREA NET AREA WIDTH @ SETBACK Lot 1 10,491 s.f 0.24 acres 0 s.f. 10,491 s.f 0.24 acres 65.8 +/- U. Lot 2 9,710 s.f 0.22 acres 0 s.f. 9,710 s.f 0.22 acres 57 +/- If Lot 3 10,587 s.f 0.24 acres 0 s.f. 10,587 s.f 0.24 acres 60 +/- If Lot 4 10,512 s.f 0.24 acres 0 s.f. 10,512 s.f 0.24 acres 60 +/- U. Lot 5 9,550 s.f 0.22 acres 0 s.f. 9,550 s.f 0.22 acres 57 +/- l.f. Lot 6 9,304 s.f 0.21 acres 0 s.f. 9,304 s.f 0.21 acres 58 +/- U. Lot 7 13,313 s.f 0.31 acres 0 s.f. 13,313 s.f 0.31 acres 90.7 +/- 1.f. Lot 8 9,078 s.f 0.21 acres 0 s.f. 9,078 s.f. 0.21 acres 60 +/- If. Total 82,545 s.f. 1.89 acres 0 s.f. 82,545 s.f. 1.89 acres BLOCK 2 GROSS AREA WETLAND AREA NET AREA WIDTH @ SETBACK Lot 1 7,700 s.f 0.18 acres 0 s.f 7,700 s.f 0.18 acres 55 +/- 1.f. Lot 2 8,525 s.f 0.20 acres 0 s.f. 8,525 s.f. 0.20 acres 60.5 +/- 1.f. Lot 3 14,102 s.f 0.32 acres 0 s.f. 14,102 s.f 0.32 acres 55 +/- l.f. Lot 4 19,926 s.f 0.46 acres 0 s.f. 19,926 s.f 0.46 acres 55 Lot 5 14,615 s.f 0.34 acres 0 s.f 14,615 s.f 0.34 acres 55 Lot 6 11,232 s.f 0.26 acres 0 s.f. 11,232 s.f 0.26 acres 59.3 +/- 1.f. Lot 7 8,872 s.f 0.20 acres 0 s.f. 8,872 s.f 0.20 acres 58 +/- 1.f. Lot 8 8,626 s.f. 0.20 acres 0 s.f. 8,626 s.f 0.20 acres 58 +/- l.f. Lot 9 8,183 s.f 0.19 acres 0 s.f 8,183 s.f. 0.19 acres 58 +/- 11 Lot 10 7,908 s.f. 0.18 acres 0 s.f 7,908 s.f 0.18 acres 59 +/- l.f. Lot 11 7,944 s.f. 0.18 acres 0 s.f 7,944 s.f 0.18 acres 59.6 +/- l.f. Lot 12 7,632 s.f. 0.18 acres 0 s.f 7,632 s.f 0.18 acres 55 +/- l.f. Lot 13 9,860 s.f 0.23 acres 0 s.f 9,860 s.f. 0.23 acres 65.9 +/- l.f. Total 135,125 s.f. 3.10 acres 0 s.f 135,125 s.f 3.10 acres R/W GROSS AREA WETLAND AREA NET AREA 43,690 s.f 1.00 acres TOTAL GROSSAREA 0 s.f 43,690 s.f 1.00 acres WETLAND AREA NET AREA 261,360 s.f 6.00 acres 0 s.f. 261,360 s.f 6.00 acres 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 October 20, 2016 .. ............................... _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 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. 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. Staff is following up with applicant to complete the application. 2. Residential Design Standards (city file 16 -024). 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 a public hearing at the November 3rd Planning Commission and Council action on November 3rd. 3. 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 prepared a summary of the issues for City Council consideration at the August 25th meeting. At the September 8th Council meeting, the Council directed the City Administrator to work with Maxfield Research and have them include their analysis in the Market Study that they will complete in November. 4. Development Rights Map Update (city file 16 -023). Staff is requesting City Council approval to spend planning funds to update the development rights map. This is an administrative action, but due to the fact that the map has not been updated since 2006, the effort will involve more staff time than a typical map update. The City Council directed staff to make the update and we expect that map to be updated and available to the public in October. 5. Lennar Preliminary Plat, PUD Preliminary Development Plan and Rezoning for Schwalbe property (PID 36- 119 -23 -14 -0001) (city file 16 -026). Lennar has submitted the application for approval. The application is scheduled for a public hearing at the November 3rd Planning Commission meeting and Council action on November 21St 6. Sign Ordinance Amendment to allow Dynamic Signs in the MP District (city file 16 -029). The City Council directed staff to amend the Zoning Ordinance to allow dynamic signs in the MP district. This text amendment would allow Maple Hill Estates and Mobile Hope to build the sign that the Council denied the variance for on October 131h. The amendment is scheduled for a public hearing at the Planning Commission on December 1St and City Council action on December 19th 7. Lennar request for a PUD Amendment for Ravinia 7th Addition (city file 16 -030). Lennar has submitted a request for a PUD amendment to allow a different mix of lot sizes in the 7th Addition than originally proposed. Staff is reviewing the application for completeness, but expect this application to Landform®, SensiblyGreen° and Site to Finish" are registered service marks of Landform Professional Services, LLC. 1 be scheduled for a public hearing at the December 1St Planning Commission and action at the December 19th City Council meeting. 8. PUD Sketch Plan for Nichols Property at 6351 CR 101 (PID 36- 119 -23 -44 -0012) (city file 16 -031). The landowners have submitted an application for PUD concept plan review. Staff is reviewing the application for completeness, but we expect this item to be scheduled for City Council review at the November 21s' 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 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 41h 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. "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 81h. The final plat was approved by the City Council at the January 281h meeting. A stop work order was issued last week as the developer began construction of the private drive in advance of filing the plat. The applicant is working to address the conditions of approval and then will record the final plat at Hennepin County. 6. 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. 7. 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. MEMORANDUM 9. Ravinia 511 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. The final plat has been recorded at Hennepin County. 10. Ravinia 6' 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. The final plat has been recorded at Hennepin County. 11. 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 request was approved by the City Council on August 25th. The applicant is working to address the conditions of approval and will then apply for a building permit. 12. 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 Planning Commission reviewed this item at a public hearing on September 1St and voted to recommend approval. The City Council approved the request on September 22nd. 13. 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 was reviewed and tabled by the City Council. The City Council voted on October 13th to approve 3 variances but denied the variance for the dynamic sign. 14. 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 Planning Commission held a public hearing on September 1St Planning Commission meeting and recommended approval. The City Council approved the request on September 22nd. Metropolitan Council has completed their review and found it to be consistent. 15. Certificate of Compliance (city file 16 -025). An application has been received for a certificate of compliance for an agricultural building at 6420 Pioneer Lane. The application was administratively approved. 16. Certificate of Compliance (city file 16 -028). An application has been received for a certificate of compliance for an agricultural building at 20604 CR 10. The application was administratively approved. MEMORANDUM I 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: November 3, 2016 To: Planning Commission From: Brad Martens, City Administrator Re: City Council Report The Planning Commission last met on September 1, 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 September 8, 2016 Work Session The focus was on the 2017 budget and employee benefit contributions prior to the required adoption of the preliminary levy later this month. The comments from the Council will be used to update the budget for consideration at the September 22nd meeting. After that point the levy can only be reduced. September 8, 2016 Council Meeting • Open Forum o Heard from Val Nybo who was representing the Northwest Area Jaycees; Val informed the Council that the Jaycees have authorized a donation up to $40,000 to the City for the installation of an electronic sign at City Hall. A sub - committee will be formed to move the project forward. • Maple Hill Estates Sign Variance o The variance request was tabled at the request of the applicant • Strategic Goal Update o Council re- affirmed the work of the staff including remaining priorities for 2016 EM • Industrial and Commercial Zoning District Standards o Directed staff to work with the consultant completing the market study to include a study on how our zoning standards could be improved to increase investment • Consideration of No -Fault Sewer Backup Coverage o Directed staff to move forward with steps necessary to purchase the coverage September 22, 2016 Council Meeting • Open Forum o Kevin Dale of the Corcoran Athletic Association provided an update from the year and stated he will be giving a check to the City for $1,900; he also proposed a press box be constructed at Snyder Field and the Commission approved a motion to have staff work with Kevin to draft plans for a press box to be constructed • Speed Limit Near City Park o By consensus directed staff to work with Hennepin County to initiate a speed study to consider moving the 55 mph zone on CR 50 further west. • Meister Field Improvement Project o The Commission was informed that quotes came in higher than anticipated and that the project was abandoned for lack of available funds. • Ravinia Park Design o The Commission was updated on the proposed park planning process. • City Council Report o Mayor Guenthner updated the Commission on City Council activities • Other Business /Announcements o Commissioner Robran provided a recap of the Country Daze event and informed the Commission that discussions are taking place about possibly moving the event to Lions Park. October 13, 2016 Work Session The focus was on a road assessment policy. Council provided staff direction and requested a draft policy be discussed at the November 21 st meeting. October 13. 2016 Council Meetin • Certifying Delinquent Fees to Hennepin County o Held the public hearing; approved resolutions certifying delinquent fees to the Hennepin County Auditor for collection • Park Place Storage Final Plat o Approved the final plat for construction of approximately 211,000 square feet of storage condominiums EM • Maple Hill Estates and Mobile Hope — Application for Sign Variances o Approved findings of fact to approve three variance requests and deny one variance request • Sign Ordinance Amendment o Directed staff to initiate an ordinance amendment to the sign ordinance to allow dynamic signs on properties zoned Mobile Home Park (MP) • 2017 Budget o Discussed specific line items related to the draft 2017 budget; no changes were made • 2017 Employee Benefits o Approved the 2017 benefits summary as presented • 2017 Employee Benefits — Training Resource Solutions Joint Powers Agreement o Approved the joint powers agreement • Public Participation at Meetings o Discussed public participation at meetings; directed staff to amend language to be read at the time of open forum • Recruitment Process — Accountant o Approved the job description; authorized staff to proceed with the recruitment as recommended October 27, 2016 Council Meeting • FEMA Floodplain Update o Received an update on information related to the FEMA floodplain map amendment • Nuisance Abatement — 20575 County Road 10 o Approved a resolution ordering the abatement of nuisances authorizing abatement by the City on the property at 20575 County Road 10 • Electronic Check Signing o Authorized staff to implement electronic check signing for claims • Hennepin County Youth Baseball and Softball Grant o Authorized staff to apply to the Hennepin County Youth Baseball and Softball program for funds to make improvements to Meister Field • Neighborhood Park Design Proposals — Ravinia o Authorized staff to approve the Wenck Associates Ravinia park concept plan proposal and to proceed with phase one • Closed Session — Easement Acquisition for the Downtown Utility and Street Improvement Project o Provided staff direction on easement acquisition negotiations Attachments: N/A