Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
2018-01-04 Planning Commission Agenda Packet
CITY OF CORCORAN Corcoran Planning Commission Agenda January 4, 2018 - 7:00 pm 1. Call to Order/ Roll Call 2. Pledge of Allegiance 3. Chairperson and Vice - Chairperson Election 4. Agenda Approval 5. Open Forum 6. Minutes a. Minutes — October 5, 2017* 7. New Business a. Public Hearing. City- Initiated Ordinance Amendment for Dynamic Signs (City File 17 -033)* i. Staff Report ii. Open Public Hearing iii. Close Hearing iv. Commission Discussion & Recommendation b. Variance and Site Plan Amendment for Accessory Buildings at Pheasant Acres Golf Club at 10705 County Road 116 (city file 17 -035)* i. Staff Report ii. Commission Discussion & Recommendation c. Final PUD Development Plan for "Bass Lake Estates" a mixed -use development at 19219 and 19235 County Road 10 (PID 25- 119 -23 -44 -0002 and 25- 119 -23 -44 -0003) (City File 17 -036)* i. Staff Report ii. Commission Discussion & Recommendation d. Discussion of Dog Kennels (city file 17 -037)* i. Staff Report ii. Commission Discussion & Recommendation 8. Reports /Information a. Planning Project Update* b. Comprehensive Plan Update — Upcoming Meetings i. January 29, 2018 — Open House ii. February 1, 2018 — Planning Commission Review Draft Comprehensive Plan iii. March 1, 2018 — PUBLIC HEARING c. City Council Report* — Council Liaison Dejewski d. Commissioner Term Update* e. Other Business 9. Commissioner Liaison Calendar City Council Meetings 01/11 01/25 02/08 02122 03/08 03122 Russell Jacobs Schultz Theis Wu Russell 10. Adjournment *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. 0 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: January 4, 2017 To: Planning Commission From: Brad Martens, City Administrator Re: Chairperson and Vice - Chairperson Election Annually the Planning Commission must elect a Chairperson and Vice - Chairperson from among its appointed members to run its meetings. Both of these positions are for a term of one year. Although the City Code states that the commission shall "elect" a chairperson, it does not define how that process happens. Staff recommends the Planning Commission use the motion, second, and vote process to select both the Chairperson and Vice - Chairperson. Attachment: N/A 6a. ,•��_' CITY OF CORCORAN Corcoran Planning Commission Minutes October 5, 2017 -7:00 pm The Corcoran Planning Commission met on October 5, 2017 at City Hall in Corcoran, Minnesota. Present were: Chair Jacobs, Vice -chair Schultz, and Commissioner Russell, Commissioner Theis, and Commissioner Wu. Also present were: Administrator Martens, City Planner Lindahl, and Council Liaison Keefe. 1. Call to Order / Roll Call Chair Jacobs called the meeting to order at 7:00pm 2. Pledge of Allegiance 3. Agenda Approval Motion made by Theis seconded by Russell to approve the agenda as presented. Voting Aye: Jacobs, Russell, Wu, Theis, and Schultz. (Motion carried 5:0) 4. Open Forum — None 5. Minutes a. Minutes — September 7, 2017 Motion made by Schultz seconded by Theis to approve the minutes as presented. Voting Aye: Jacobs, Russell, Wu, Theis, and Schultz. (Motion carried 5:0) 6. New Business a. Public Hearing. Preliminary Plat and Variance for Hales Corner 2nd Addition located at 6450 and 6470 Pioneer Trail (PID 32- 119 -23 -32 -0013 & 32- 119 -23 -32 -0012) (City File 17 -025) i. Staff Report — City Planner Lindahl presented her staff report. ii. Open Public Hearing — Chair Jacobs opened the Public Hearing. iii. Public Comment — None iv. Close Hearing Motion made by Schultz seconded by Theis to close the public hearing. Voting Aye: Jacobs, Russell, Wu, Theis, and Schultz. (Motion carried 5:0) v. Commission Discussion & Recommendation — The Commission discussed future subdivision of the lot. Staff clarified that it could only be further subdivided when sewer and water are available and if rezoned. Motion made by Schultz seconded by Theis to recommend approval of the resolutions as presented. Voting Aye: Jacobs, Russell, Wu, Theis, and Schultz. (Motion carried 5:0) b. Public Hearing. Comprehensive Plan Amendment, Rezoning, Preliminary Plat, and Preliminary PUD for "Bass Lake Estates" a mixed -use development at 19219 and 19235 County Road 10 (PID 25- 119 -23 -44 -0002 and 25- 119 -23 -44 -0003) (City File 17 -026) i. Staff Report — City Planner Lindahl presented her staff report. ii. Open Public Hearing — Chair Jacobs opened the Public Hearing. iii. Public Comment — Mavis McGee, 6951 Co Rd 101, asked for clarification regarding the wetland and floodplain and shared concerns with drainage and flooding. Mike Schommer, 19220 Co Rd 10, asked for clarification regarding sewer and water connections. Tim McGee, 6951 Co Rd 101, asked the Commission to display a map of the development and shared concerns with drainage and flooding and asked where the water will go. iv. Close Hearing Motion made by Theis seconded by Russell to close the public hearing. Voting Aye: Jacobs, Russell, Wu, Theis, and Schultz. (Motion carried 5:0) v. Commission Discussion & Recommendation — Staff clarified the questions raised at the public hearing and stated that the drainage will go through the wetland and flow out the creek to the east. Staff stated that they will be meeting with the McGee's onsite. Staff also clarified the location of the sewer and water locations. The Commission discussed HOA notice requirements regarding Shamrock Golf and Lion's Park. The applicant stated that these types of HOA acknowledgments are common. The Commission discussed density and unit count. Staff clarified the process /requirements for Net Density. The Commission discussed lighting on the commercial property. The applicant clarified that the site will have access 24 hours per day, but would not be staffed 24 hours per day. The Commission discussed varying lot widths and housing design. The Commission received clarification on the emergency access on the commercial property. Staff and the applicant clarified landscape buffering between the residential and commercial property as well as building design and storm sewer, ponding, and treatment. The Commission discussed trails and trail easements. The Commission discussed the fence on the Lion's Park property line and adding landscaping. The Commission discussed driveway and easement width for the southern estate lot. Motion made by Theis seconded by Russell to recommend approval of the resolutions with the addition of requiring HOA notice to the owners regarding Lion's Park activities and golf course activities, adding landscaping along the chain link fence on Lion's Park if possible, widening the trail easement width, as well as correction to the number of lots. Voting Aye: Jacobs, Russell, Wu, Theis, and Schultz. (Motion carried 5:0) c. Discussion of Dog Kennels i. Staff Report — City Planner Lindahl presented her staff report. ii. Commission Discussion & Recommendation — Staff clarified that staff had not received any complaints regarding any existing kennels. The Commission discussed minimum lot size and setbacks as standards as well as zoning districts, fencing /containment, operations, etc. The Commission recommended that the City amend the ordinance and asked that staff bring it back for additional discussion. 7. Reports /Information a. Planning Project Update — Information only b. Comprehensive Plan Update — Upcoming Meetings i. October 26th— City Council Work Session #4b (Land Use) c. City Council Report — Council Liaison Keefe update the Commission on City Council activities. d. Other Business 8. Commissioner Liaison Calendar City Council Meetings 10/12 10/26 11/9 11/20 12/14 12/28 Wu Russell Jacobs Schultz Theis Wu 9. Adjournment Motion made by Jacobs seconded by Wu to adjourn Voting Aye: Jacobs, Russell, Wu, Theis, and Schultz. (Motion carried 5:0) Meeting adjourned at 9:25pm. Submitted by Mike Pritchard Code Compliance Official Agenda Item 7_a. 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: Mary Matze through Kendra Lindahl, Landform • • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: December 22, 2017 for the January 4, 2018 Planning Commission meeting RE: PUBLIC HEARING. City- initiated Sign Ordinance Update (city file 17 -033) 60 -DAY REVIEW DEADLINE: NA Application Request Update Dynamic Display signs in the City of Corcoran. 2. Background At the March 2015 work session, the City Council identified a number of priorities for 2015. One of those priorities was an update to the sign ordinance. After working with City staff to identify the most critical updates, City Council authorized re- writing the sign ordinance to address concerns raised by local business owners and development professionals. Staff re -wrote the sign ordinance and presented a draft to City Council on June 11, 2015. Council members were comfortable with increasing sign sizes and felt that design of the sign was more critical than size. Council members discussed the role of dynamic signage within the community. While it is currently prohibited, Council members felt that a conservative use of dynamic signs should be permitted. Council directed staff to revise the draft to include conservative regulations for dynamic signs. The Council indicated that it was important that the dynamic sign be a component of a sign, rather than comprise the entire sign. The Planning Commission reviewed the draft ordinance on July 7, 2015. There was some feeling that the dynamic sign (changeable message sign) time minimum of 12 seconds was too conservative and that the allowable size was too small. A representative from the sign industry suggested that the sign area be increased to 37.5% of the allowable sign copy so that the standard dynamic sign panel could fit on the signs. Staff noted that the 12 second standard was adopted from the United States Sign Council recommendation. City standards vary from 3 seconds to 30 minutes. The Planning Commission recommended this a starting point noting that the ordinance can be amended if the City finds that the standards are too restrictive. Staff agrees that the 37.5% suggestion would allow a more standard 3x8 dynamic sign, but for the ease of reading we recommended that 40% be used in the ordinance. The Council approved the new ordinance on July 23, 2015. Landform�, SensiblyGra O and Site to FinisW are registered service marks of Landform Professional Services, LLC. 0 • • At the September 28, 2017 Council meeting, Council asked staff to review sizing of the dynamic displays. At the October 26, 2017 City Council meeting, Council direct staff to revise the allowable percentage of dynamic signs to 60% of the sign copy area with a six - second delay in all districts. 3. Analysis Changeable Message Boards and Dynamic Signs The ordinance was updated in 2015 to permit limited dynamic signage. Under the ordinance, one dynamic sign per lot would be permitted and dynamic signs would only be permitted on freestanding signs. After working with the ordinance for a year, the Council felt that the dynamic sign limitations were too restrictive and directed staff to amend the ordinance to increase the allowable dynamic display area to 60% of the sign copy area and to allow sign copy to change six seconds in all districts that allow dynamic signs. The draft ordinance amends the language as directed by the City Council. The proposed language is as follows (deleting the stFiGkee material and adding the underlined material): 7. Dynamic Displays. Dynamic displays as permitted by section 84.05 (Sign Standards) are subject to the following conditions: a) Only one dynamic display sign shall be allowed per lot. b) Dynamic displays are allowed only on freestanding signs. Dynamic displays may occupy no more than 4060% of the actual sign area. The remainder of the sign must not have the capability to have dynamic displays even if not used. Only one, contiguous electronic message sign area is allowed on a sign face. c) A dynamic display sign may not change or move more often than once every 4-2-6 seconds except one for which changes are necessary to correct hour and minute, date, or temperature information. d) The images and messages displayed and transitioned must be instantaneous or fading. Modes of display which cause the message to flash or blink are prohibited. e) Dynamic displays must be designed and equipped to freeze the device in one position if a malfunction occurs. The displays must also be equipped with a means to immediately discontinue the display if it malfunctions, and the sign owner must immediately stop the dynamic display when notified by the city that it is not complying with the standards of this section. COR17 -033 Dynamic Display Ordinance Update January 4, 2018 i i i i f) Electronic message signs must comply with the lighting and brightness standards contained in this section. 4. Recommendation Move to recommend approval of the following: a. Ordinance amending the sign ordinance b. Resolution approving findings of fact for the ordinance amendment AttarhmPnts 1. Draft Ordinance Amendment 2. Draft Resolution approving Findings of Fact COR17 -033 Dynamic Display Ordinance Update January 4, 2018 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2018 -xx Motion By: Seconded By: CITY OF CORCORAN January xx, 2018 AN ORDINANCE AMENDING THE TEXT OF CHAPTER 84 OF THE CORCORAN CITY CODE, ENTITLED CORCORAN SIGN ORDINANCE (CITY FILE 17 -033) THE CITY OF CORCORAN ORDAINS: SECTION 1. Amendment of the City Code. The text of Chapter 84.04, 7. "Dynamic Displays" (Sign Ordinance) of the Corcoran City Code is hereby amended by deleting the StFmGkeR material and adding the underlined material as follows: 7. Dynamic Displays. Dynamic displays as permitted by section 84.05 (Sign Standards) are subject to the following conditions: a) Only one dynamic display sign shall be allowed per lot. b) Dynamic displays are allowed only on freestanding signs. Dynamic displays may occupy no more than 4"0 60% of the actual sign area. The remainder of the sign must not have the capability to have dynamic displays even if not used. Only one, contiguous electronic message sign area is allowed on a sign face. c) A dynamic display sign may not change or move more often than once every 42-6 seconds except one for which changes are necessary to correct hour and minute, date, or temperature information. d) The images and messages displayed and transitioned must be instantaneous or fading. Modes of display which cause the message to flash or blink are prohibited. e) Dynamic displays must be designed and equipped to freeze the device in one position if a malfunction occurs. The displays must also be equipped with a means to immediately discontinue the display if it malfunctions, and the sign owner must immediately stop the dynamic display when notified by the city that it is not complying with the standards of this section. f) Electronic message signs must comply with the lighting and brightness standards contained in this section. SECTION 2. Effective Date. This Ordinance shall be in full force and effect upon its passage. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ LaFave,Tonya VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ LaFave,Tonya Whereupon, said Resolution is hereby declared adopted on this XX day of January, 2018. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — City Clerk /Administrative Services Coordinator Page 2 of 2 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2018 -xx Motion By: Seconded By: January xx, 2018 A RESOLUTION APPROVING FINDINGS OF FACT FOR AN ORDINANCE AMENDING THE TEXT OF CHAPTER 84 OF THE CORCORAN CITY CODE, ENTITLED CORCORAN SIGN ORDINANCE (CITY FILE 17 -033) WHEREAS, the City Council directed staff to prepare an ordinance amendment to increase the percentage of allowable dynamic signage from 40% to 60% on the sign copy area and decrease the allowable time between change in copy from 12 seconds to six seconds; and WHEREAS, the amendment would allow greater flexibility to communicate messages to the public; 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 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 Sign Ordinance text amendment, based upon the finding that the proposed amendment would be consistent with State law and the City's Comprehensive Plan, and compatible with other provisions of the City Code. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ LaFave,Tonya VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ LaFave,Tonya Whereupon, said Resolution is hereby declared adopted on this XX day of January 2018. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — City Clerk /Administrative Services Coordinator Page 1 of 1 i 01 n L A N D F roni Site to 1-iris7 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 TO: Corcoran Planning Commission FROM: Mary Matze through Kendra Lindahl, Landform DATE: December 22, 2017 for the January 4, 2018 Planning Commission Agenda Item 7_b. 0 R M i i Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net RE: PUBLIC HEARING. Application for site plan and variances for 10705 County Road 116. (PID 02- 119 -23 -13 -0002) (City File 17 -035) REVIEW DEADLINE: September 13, 2016 1. Application Request The applicant, Robert H. Brownawell on behalf of Golden Acres Golf Course d.b.a. Pheasant Acres Golf Club, has submitted a request for approval of a site plan and variance to replace and expand two existing accessory storage buildings on site. 2. Context Background The applicant is requesting to replace and expand two existing nonconforming accessory storage buildings on site. A permit for the accessory shed on the south was issued in 2012. Zoning and Land Use The Golden Acres Golf Course is guided Low Density Residential and zoned Public Institutional (P -1). Surrounding Properties Property to the east and south is guided Existing Residential and zoned Urban Reserve (UR). Property to the north is guided Low Density Residential and zoned Rural Residential (RR). Property to the west is guided Agricultural and zoned Rural Residential (RR). 3. Analysis Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance and City policies. The City Engineer's comments are incorporated into this staff report. Landform ®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. • A. Level of City Discretion in Decision - Making • i • The City has limited discretion in approving a site plan is limited to whether or not the plan meets the standards outlined in the Zoning Ordinance. If it meets these standards, the City must approve the site plan. The City has a relatively high level of discretion in approving or denying a variance application. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. Site Plan The site plan shows that the location of the two subject accessory buildings are located in the front yard of the property on County Road 116. One building is located on the northern portion of the property, titled "Project 1" (golf equipment shed) on the site plan and the other building is located on the southern edge of the property, titled "Project 2" (soil storage shed) on the site. The applicant's narrative states that the northern building will be demolished and replaced with a new, slightly larger building and the south building will use the existing foundation and expand the storage shed to the east. Setbacks The accessory buildings comply with the 10 -foot minimum setback for rear and side yards. The buildings do both appear to meet the 100 -foot setback from County Road 116. Location The proposed building expansions encroach into the front yard of the property. The Zoning Ordinance defines a front yard as "An area extending the full width of a lot between the front lot line and the nearest principal structure." Section 1030.020, Subd. 3 A. states that no accessory building structure or use shall be allowed in the front yard. Therefore, the applicant has requested a variance from this standard. Size The buildings will be expanded to provide additional storage space for soil, tools, and other equipment for the golf course. The golf equipment shed will be expanded from 1,200 sq. ft. to 1,768 sq. ft. (Project 1). The soil storage shed (Project 2) will be expanded from 330 sq. ft. to approximately 682 sq. ft. Section 1030.020, Subd. 4. D. requires a conditional use permit for the construction of more than one detached accessory building with a footprint in excess of 120 sq. ft. However, since these are existing buildings a conditional use permit is not required. Section 1030.020, Subd. 4. F limits the maximum size of accessory buildings to 1,000 sq. ft. or 25% of the rear yard, whichever is less. There are five equipment buildings on this site. After the building additions are constructed, staff estimates that there the total accessory building square Pheasant Run Site Plan and Variance (city file 17 -035) January 4, 2017 • • • footage on site will be 8,975 sq. ft., which is 0.1 % of the property's back yard (staff estimates the back yard of the property to be 5,913,406 sq. ft. or 136- acres). Given the size of the property in relation the total square footage of the building staff finds that the total accessory building square footage is reasonable and consistent with the intent of the ordinance. Building Height Section 1030.020, Subd. 5. C. of the Zoning Ordinance limits the height of accessory buildings in the front yard or side yard to 10 feet, but allows buildings to exceed the height specified in the code with a conditional use permit. Plans submitted by the applicant show that the sidewall building height on the soil shed is 12' 8" and the wall height on the golf equipment shed is 13' 3 ". Section 1030.010, Subd. 3. C. of the Zoning Ordinance allows administrative approval of expansion of non - conforming only by reason of height, yard setback, or lot coverage area to be permitted administratively, provided that the structural non - conformity is not increased and the expansion complies with the performance standards of the Zoning Ordinance. Typically, a conditional use permit would be required for a building height that exceeds the maximum allowed accessory building height, however, since the buildings are existing non- conforming uses, and the applicant is proposing to increase the footprint of the building staff finds it appropriate to treat this as an expansion of a nonconforming building or structure. Building Standards The applicant's narrative states that the golf equipment shed (Project 1) will be clad with steel siding and that roofing materials will be similar to nearby buildings. The applicant's narrative does not specify proposed materials for the soil shed (Project 2). Section 1060.050, Subd. 1. A. 2. of the Zoning Ordinance states that when an expansion of an existing structure is proposed, the existing fagade of a building must be upgraded so that 25% or more of the existing structure conforms to the exterior building material requirements of the Section. The Ordinance requires that the improvements be concentrated on the side facing the public road and the side facing an area zoned for residential uses. It appears that the requirements of the code are met for the golf equipment shed (Project 1), however, the elevations should be updated to show specifications of materials proposed. It is unclear from the materials submitted by the applicant if plans meet the requirements for the soil shed (Project 2). Final roofing materials for both sheds have not been identified by the applicant. Section 1060.050, Subd.1. D. 3. allows metal siding proposed for accessory buildings to be approved administratively by the Zoning Administrator. Since both buildings are in the front and side yards of the property, the Commission could find that a higher architectural treatment of the accessory buildings would be appropriate. Staff has included a condition that the fagade of the Project 1 building must be upgraded to match the materials in on the adjacent shed. The building should be finished with vinyl siding and asphalt shingles to match the existing shed. The Project 2 building is less visible from the public street, and staff has not recommended Pheasant Run Site Plan and Variance (city file 17 -035) 3 January 4, 2017 i i i i material upgrades on that building. However, the Commission could find that one of the conditions to mitigate for the variance would be to require an upgraded exterior on this building as well. Staff will work with the applicant prior to issuance of a building permit to ensure that the proposed building materials are consistent with these standards. Section 1060.050, Subd.1. D. 2. requires that accessory buildings provide a roof overhang that extends a minimum of one foot from the exterior wall of the structure. This requirement is not met by the plans submitted for the soil shed (Project 2). It appears that this requirement is met for the golf equipment shed (Project 1), however the roof eave is not dimensioned on the plans submitted. Staff has included a condition that the applicant revise plans to demonstrate compliance with Section 1060.050, Subd.1. D. 2. of the Zoning Ordinance. Landscaping No changes to the existing landscaping is identified by the applicant. However, staff notes that in photos provided by the applicant, there appears to be a mature shrub on the southeast corner of the structure where the expansion is proposed. Staff has included a condition that any trees or shrubs removed must be replaced with a tree or shrub that meets the size requirements of 1060.070, Subd. 2. D. Variance The applicant is requesting a variance to allow accessory structures in a front yard. Section 1030.020, Subd. 3 A. states that no accessory building structure or use shall be allowed in the front yard. While the buildings are currently existing non - conforming structures, the applicant is tearing them down and replacing them with new buildings. Therefore, a variance from this standard is required. Section 1070.040, Subd. 2 of the Zoning Ordinance states that the applicant must demonstrate that there are practical difficulties in complying with the zoning ordinance, that the condition of the variance is unique to the parcel of land and not created by the owner, that the variance will not alter the essential character of the locality, and that the variance will be in harmony the Comprehensive Plan, and the intent and purposes of the Zoning Ordinance. A discussion of each standard follows: 1. That there are practical difficulties in complying with the Zoning Ordinance. The applicant indicates that the existing site conditions, including the location of the existing golf course clubhouse and nearby accessory structures limits the ability to move the structure. The question for the City is whether the stated conditions are practical difficulties. The applicant has the burden of proof to show a) that they have a hardship that precludes them from meeting the location requirements of the code and b) the requested variance is the minimum action necessary to alleviate the hardship. Pheasant Run Site Plan and Variance (city file 17 -035) January 4, 2017 • i • Staff finds that the setback variance could be met by moving the structures to an alternative location, however by doing so, they would impact the golf course grounds and landscaping surrounding the clubhouse and the greens. A variance for the shed at this location would have a minimum impact on the golf course grounds and create a better user experience for golf course patrons. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The applicant states that the locations for the sheds are limited by the fully developed golf course green areas, walkways, paths, parking lot and existing locations of the buildings. There is only a few feet of space between the soil shed (Project 2) and there are many mature trees and shrubs on the west side of the golf equipment shed (Project 1). Staff finds that while the conditions upon which the request is based was created by the landowner, expanding the buildings in an alternative location or on the rear side of the buildings is not practical. 3. That the granting of the variation will not alter the essential character of the locality. Granting the variance will not alter the essential character of the locality. The accessory buildings have been in this location for many years. The size and landscaping of the golf course minimizes the negative impacts of the structures in the front yard. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The sign ordinance includes location requirements for accessory structures to ensure that visibility is maintained for public safety, space is preserved for future street expansions and drainage and utility easements are not impacted by grading or structures. Staff notes that the proposed building location is outside of the sight visibility triangle and there are no existing drainage and utility easements on site. Furthermore, it is outside of the required building setbacks for the P -1 District and the buildings are generally screened with existing landscaping. 5. The variance is consistent with the Comprehensive Plan. The variance is consistent with the Comprehensive Plan, which anticipates this type of development in the public / semi - public land use categories. Pheasant Run Site Plan and Variance (city file 17 -035) January 4, 2017 • Summary • • Staff finds that the proposed accessory structure expansions are appropriate for the location and use in the district. Given that the size of the structures will be increasing, and that the soil shed is partially visible from County Road 116 and that both sheds are adjacent to residential districts, staff feels that it is appropriate to require a higher level of architecture for the Project 1 building. The Commission could require a higher standard for the second building as well. The Commission should review the ordinance standards and make a recommendation. The draft ordinance includes language for approval of the variance. If the Commission finds that the variance standards have not been met, they should recommend denial of the variance and provide findings of fact for denial. 4. Recommendation Move to recommend approval of a site plan and variance to allow accessory structures in the front yard. Attachments a. Resolution approving site plan and variance b. Aerial Location Map c. Applicant's Narrative dated November 20, 2017 and December 11, 2017 d. Applicant's Plans dated November 20, 2017 e. City Engineering Memo dated December 13, 2017 Pheasant Run Site Plan and Variance (city file 17 -035) January 4, 2017 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2018 - XX Motion By: Seconded By: January xx, 2018 APPROVAL OF SITE PLAN AND VARIANCE FOR GOLDEN ACRES GOLF COURSE FOR AN ACCESSORY BUILDING IN THE FRONT YARD AT 10705 COUNTY ROAD 116 (PID 02- 119 -23 -13 -0002) (CITY FILE 17 -035) WHEREAS, Robert H. Brownawell on behalf of Golden Acres Golf Course d.b.a. Pheasant Acres Golf Club is requesting approval of a site plan amendment and variance for property legally described as follows: Lot 8, Block 1 Pheasant Run Golf Club, Hennepin County, Minnesota. WHEREAS, the Planning Commission has reviewed the variance a duly called public meeting 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 site plan amendment and variance, subject to the following findings and conditions: The variance is approved in accordance with the narrative and plans received by the City on November 20, 2017 and December 11, 2017, as amended by this resolution. 2. A variance to allow replacement and expansion of existing nonconforming accessory buildings in the front yard is granted based on the following findings: 1. That there are practical difficulties in complying with the Zoning Ordinance, because an alternative location would be inefficient for the operations of the golf course. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. This is a unique situation as the golf course has operated for years with the accessory buildings in their current location and that the golf course is fully developed. An alternative location would require the owners of the golf course to alter the design of the putting greens. 3. The granting of the variance will not alter the essential character of the locality. No change is proposed to the location of the existing buildings. The accessory buildings have been in this location for many years. The size and landscaping of the golf course minimizes the negative impacts of the structures in the front yard. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The proposed building location is outside of the sight visibility triangle and there are no existing drainage and utility easements on site. Furthermore, it is outside of the required building setbacks for the P -1 District and the buildings are generally screened with existing landscaping. Page 1 of 2 City of Corcoran January xx, 2018 County of Hennepin State of Minnesota RESOLUTION NO. 2018 - XX 5. The variance is consistent with the Comprehensive Plan. The variance to allow the existing location of the accessory buildings is consistent with the Comprehensive Plan vision for the Public Institutional district. 3. Any trees or shrubs removed because of the expansion must be replaced with a tree or shrub that meets the size requirements of 1060.070, Subd. 2. D. Prior to issuance of a building permit the applicant must: 4. Revise plans to show that the Project 1 building exterior will match the vinyl siding and asphalt shingles to match the two adjacent buildings. 5. Provide material details and samples for both buildings to the City for review and approval. 6. Revise plans to show that the roofing complies with the standards of Section 1060.050, Subd. 1. C. and Section 1060.050, Subd.1. D. 2 of the Zoning Ordinance. 7. Record the approving resolution at Hennepin County and provide proof of recording to the City. 8. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ LaFave, Tonya VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ LaFave, Tonya Whereupon, said Ordinance is hereby declared adopted on this xx day of January 2018. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — City Clerk /Administrative Services Coordinator Page 2 of 2 Hennepin County Property Map LA V VP w i' Fr 116 PARCEL ID: 0211923130002 OWNER NAME: Golden Acres Golf Course Inc PARCEL ADDRESS: 10705 Co Rd No 116, Corcoran MN 55374 PARCEL AREA: 147.27 acres, 6,414,928 sq ft A -T -B: Abstract SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2016, PAYABLE 2017 PROPERTY TYPE: Golf Course HOMESTEAD: Non - Homestead MARKET VALUE: $1,321,000 TAX TOTAL: $29,474.08 ASSESSED 2017, PAYABLE 2018 PROPERTY TYPE: Golf Course HOMESTEAD: Non - homestead MARKET VALUE: $1,321,000 Date: 12/22/2017 4. ` s� �. —.•rte ... f 1 inch = 1,600 feet Comments: This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furn is he d with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data COPYRIGHT © HENNEPIN COUNTY 2017 Planning Commission Corcoran City Hall 8200 County Road 116 Corcoran, Minnesota 55340 RE: Variance request FILE COPY �1 liY)� DEC 11 2017 i Dear Members of the Planning Commission, Golden Acres Golf Course Inc. D.B.A. Pheasant Acres Golf Club 10705 County Road 116 Rogers, MN 55374 763 -428 -8244 (ext.0) December 11, 2017 In accordance with the Variance Application Process I would like to submit a description of a request by Pheasant Acres Golf Club for a variance fiom the requirements of the Zoning Ordinance as it pertains to a proposed partial replacement and addition to an existing accessory structure located to the side and "in front" of the main building on the site. Description of the Existing Structure in Question: The structure at issue is an open soils storage shed with a 16' x 21.5'footprint and a maximum height of 13.5'. The structure has wood framed roof sloping front to back supported on three sides by wood framed walls anchored to 1' wide concrete walls extending 3' -2" above grade on the sides and 5' -2" in the back. The purpose of this structure is to store truckloads of soil, sand, or gravel for use on the golf course protected from weather and partial view by the public. This structure is over 20 years old and is in very poor condition with a hole in the roof and a noticeable lean to one side. It is proposed by Pheasant Acres to replace the wood framed walls and roof with similar new construction and finishes to match the adjacent cart storage structure built in 2012. It is further proposed to add a second and matching 344 sq. ft. bay to this storage shed in order to store both soil and aggregate separately and simultaneously. Such an addition would eliminate the need to place a second type of material temporarily in the parking lot when the existing storage bin is full. It is the proposal to add this second bay that has precipitated the need for a variance due to the existing structure being out of compliance with the current requirements of the zoning ordinance. Explanation of Compliance with the Variance Criteria: a. The management and Board of Directors of Pheasant Acres believe that it would be a particular hardship to the business and its owners if they were to be prevented from making this improvement to the existing soils storage structure. Though this addition would be very small in scope, it would noticeably improve the efficiency of grounds maintenance and movement of materials in proximity to the clubhouse. Only in the proposed location would efficiency and economy be maximized while minimizing any possible visual implications. b. The conditions attending to the proposed site for this addition are unique in that, due to a boundary constraint on the south and fully developed golf course green areas, parking lot, clubhouse, and driving range to the west and north, there simply is no other place to locate a similarly sized soils storage structure that would comply with the Zoning Ordinance requirements for the location of accessory structures on this site. c. If this variance is granted there will be virtually no negative impact to either the public welfare, neighboring land, or nearby improvements, if there even are any. A very slight visual change is arguably the only aspect of this proposed addition that would even be noticeable. There is a grassy berm directly behind the shed obscuring all but the upper six feet of the shed and an existing screen fence allowing only the top of the shed to be seen from the west. The very small parcel of land occupied by this shed and proposed addition has been used as a materials storage area through the thirty years Pheasant Acres has been in business. d. The granting of this proposed variance will not result in any restriction of light and air to adjacent property, is not near any public roadways, and its presence and function will not in any way endanger the public or increase the danger of fire. The only private property anywhere near this shed is open farmland over 55' away. I look forward to working with staff and officials of the City of Corcoran as this process for the granting of a variance for this relatively small but valuable improvement to the business operations of Pheasant Acres Golf Club. Sincerely, T /% Robert Brownawell President, Golden Acres Golf Course, Inc. PROJECT DESCRIPTION: #1) Replacement and Expansion of Existing Equipment Storage Building This part of the project involves the replacement and expansion of an existing 30'x40' Equipment Storage Shed clad with vinyl siding and asphalt shingle roofing. The current building is in poor shape and is too small to accommodate our expanding fleet of golf course equipment. It is our intent to add 12' to the back end of this building to accommodate the relocation of our current range ball washing operation, space for the range picker to be stored, and to provide 260 sq. ft. new space for additional equipment storage. The proposed plan is to demo the current stick - framed building and replace it with a 34'x 52' pre- engineered pole building that would preserve and enclose the existing concrete floor. The building would be clad with steel siding and roofing matching another nearby storage building with the required additional floor concrete to be poured in the spring. An existing underground waterline currently running adjacent to this building would be relocated inside within the expanded floor space to service the range -ball washing machine. This building will not be heated, but will lighting and electrical outlets per any code requirements. See attached floor plan and pole building design sheets for details. Quote from J. Austin Construction: New Building — $ 27,000 New Conc. Floor — $ 4,000 Demo and Removal — $ 6,000 $ 37,000 Quote from J. Becher & Assoc: Electrical — $ 4,650 Relocate existing waterline —_$ 350 Total: $ 42,000 #2) Replacement and Expansion of Existing Open Storage Shed for Soil and Sand This part of the project involves the replacement and expansion of an existing 15' x 22' open Storage Shed for Soil & Sand. The existing Soil Storage Shed is located directly east of the cart building constructed in 2012 and has some serious structural and aesthetic issues. The current shed is a single bay space framed on three sides with 2x6's @ 16" and plywood sheathing anchored to stepped concrete walls extending up to 5' above grade. The proposed plan is to demo the current shed, add an additional storage bay by pouring matching concrete walls, reframe all walls bearing on the new and old concrete with 2x6 studs and 5/8" OSB sheathing, and add siding and roofing finishes to match adjacent cart building. See attached front elevation and section sheets for details. Quote from J. Austin Construction: New Framing, Roof & Siding — $ 12,000 New Concrete walls and S.O.G. — $ 8,000 Total: $ 20,000 7H�oo CD CD n w 0 � � Z N Cr cD N [zf o H N Q �z m x a h z a a z° z O rnco -0 zW Co m C) 0 On C U m Z D ZD 0 N Z _1 Dc 0 Z 0 O O c c W E5 I r t0 I N W W i C7 Q O N to c u °o m O uxIST. 3o'I s.U(- ENCLO.geQ DY meW '52' F—(Z 0IP- C$L.D( (10 16) O OD EXISTING BUILDING EXISTING in -RUIPLAC-5 EXIST, E � EID- 10 9 G7 �o T 15'x 22' 501L$ ,STaRrAC,� SMl i� 1 AD 0 N F—W I�.9 c f T.,.f�tl 11 o= ( �\ Ia° I I I I I eZ CS 0)t CA °dI mi I I I I I I I I I I I I rr� I Ir_;I I _;I I - I I I I I I I I I 148 ------ - ------------------- 2x4'1650 MSR Row '- 2 -' Inch 2x4 1650 MSR Ribbon 2x4xl8 Wall Gids Height 25.0 in Between Corner Brace j '28.5 Inches O.C. 2x49650 MSR Row 1 j - U/ � Tr. Column I i Nail2x4 to Treatetl. -Attach basa trim and steel to 2x4 NOT Treated! I i While 2x4 R \ Unfinished grade line Spec. Dbl. Angle Treated Columns .60 Pressure Treated Footing Depth Tr. 2x6 3 -ply 2x6 lam > 5 ft Fooling Pad 24 24 In --- ---- ___.._ ........... ..._ -. A� Diameter Existing Pheasant Acres Equipment Building to be replaced. Concrete floor to remain. Calculation Sheet PROJECT 5a is S7aY� OrE �r1 J — h�e��uva`i� v/?n�'P, N COMM.SHEET MADE BY ��� DATE 0 ����z�� 7 CHECKED BY DATE CALCULATIONS FOR SHEET NO. °� 2 V� 4 \ 1 o LQ j 3 - ^ z kA - Zrilt Y— r zr- Al e i I V,: 9wYy 1 CO.] - iQy�� Mo13fY� Calculation Sheet PROJECT 17nAly 4 '-" //,M/7'/0" COMM, SHEET MADE BY DATE CHECKED BY DATE CALCULATIONS FOR SHEET NO. Z or- ell \ I I w e n _ a F s NO , �. _ o v W J� U �V 1� i N (�j ti co) a � LL C �_ eta R w� ri I In Engineer's Memo To: Kendra Lindahl, City Planner From: Kent Torve, PE City Engineer Date: December 13, 2017 Subject: Shed Construction WENCK Responsive partner. Exceptional outcomes. Background • Engineering and Public Works have no issues with the additional shed construction for the Pheasant Acres 2018 project. 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 Agenda Item: 7.c. 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: Kendra Lindahl, Landform ! Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: December 22, 2017 for the January 4, 2018 Meeting RE: Final PUD Development Plan, Final Plat and Development Contract for "Bass Lake Estates" a mixed -use development at 19219 and 19235 County Road 10 (PID 25- 119 -23 -44 -0002 and 25- 119 -23 -44 -0003) (City File 17 -036) 60 -Day Review Ends: February 6, 2018 Application Request E & R Investments, LLC has submitted a request for a Final Plat and Final PUD Development Plan for "Bass Lake Estates" a development of 56 homes and 7 self- storage buildings on 39.98 acres. 2. Context Level of City Discretion in Decision - Making The City's discretion in approving a final PUD development plan is limited to whether or not the proposed plan is in substantial conformance with the approved preliminary PUD development plan. If it meets these standards, the City must approve the final PUD development plan. The City's discretion in approving a final plat is limited to whether or not the proposed plat meets the standards outlined in the City's subdivision and zoning ordinance and the conditions of preliminary plat approval. If it meets these standards, the City must approve the final plat. Background City Council reviewed a sketch plan of the development on June 22, 2017. The Council identified several concerns that they asked the applicant to address, but was generally supportive of the concept. The Council approved the Comprehensive Plan Amendment, Rezoning, Preliminary Plat, and Preliminary PUD on October 26, 2017. The Comprehensive Plan Amendment was reviewed by the Metropolitan Council and found to be consistent with the regional policy. Landform�, SensiblyGrec& and Site to FinisW are registered service marks of Landform Professional Services, LLC. • 3. Analysis of Request • • • Staff has reviewed the application for consistency with the approved preliminary plans, as well as City policies. The City Engineer's comments are incorporated into this staff report and the detailed comments are included in the attached engineering memo. Final PUD Development Plan The PUD offers enhanced flexibility to develop the site through the relaxation of most typical zoning district standards. The PUD allows for a greater variety of land uses, construction phasing and a potential for lower development costs. In exchange for this flexibility, the City expects a higher level of design and a more sensitive development than might normally be the case. The final PUD development plan must be reviewed for compliance with the preliminary PUD approvals. Staff finds that the final PUD development plan is generally consistent with the approved preliminary plans. The plans have been modified from the preliminary plans to eliminate one of the outlots by moving the pond from the south side of the self- storage to the south side of the new lots. Architecture The preliminary PUD approvals required the applicant to prepare HOA documents for review and approval by the City Attorney. The document has been submitted and is under review. The HOA will be responsible for maintenance of the common areas (outlots) as well as retaining walls, fences, mailbox areas, landscaping, wetland buffers, etc. The HOA will also plow the public sidewalks. The applicant submitted a series of house plans and color palettes for the project with the preliminary PUD development plan (some examples are attached and the full set is available at City Hall). 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. However, because this development will be constructed over a period of time, we expect that new or modified house plans will be added to the product line and would be administratively reviewed and approved by the City. The submitted plans comply with the PUD approvals with one exception. While the homes are well designed, they require PUD flexibility from some Design Requirements as listed in 1040.040, Subd 8. of the Zoning Ordinance. Specifically, B. Garages: 1. The garage shall not comprise more than 55 percent of the viewable ground floor street - facing linear building frontage for at least 30% of the homes. 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. Bass Lake Estates PUD Final Plan and Final Plat (17 -036) January 4, 2018 0 • e e 0 • r • 3. Three car garages shall be prohibited on 40- and 50 -foot wide lots. 4. When allowed, the third stall garage must be offset two feet from the main portion of the garage to provide visual relief. They shall be required to comply with all other design standards for the residential portion of the project. The industrial portion of the project is unchanged from the self- storage buildings reviewed with the preliminary plans. PUD flexibility was granted to allow metal buildings in the interior of the site. Lot Standards The applicant is requesting PUD flexibility for lot area, lot width, front, side and rear setbacks, and distance between buildings. The following table shows the lot dimensions required in the RSF -3 District and the lot dimensions proposed in the PUD. All homes must have a minimum 22 -foot long parking area between the garage and the public street /public easement. It appears that a few of the units are short of this, but staff will review with the building permit to ensure compliance with the building permit. Trails and Sidewalks The plans show a sidewalk on the east side of Fir Street and south side of 72nd Avenue. The City Council approved sidewalks on only one side of the street with the previous plan review. The plans show the sidewalk ending before the cul de sac bulb and staff has included a condition requiring the sidewalk to extend to the cul de sac bulb. The sidewalk would be extended to the property line when the street is extended and the cul de sac is removed. Streets The street alignment has been modified slightly to accommodate the change in the pond location. Bass Lake Estates PUD Final Plan and Final Plat (17 -036) January 4, 2018 Single Family Industrial Minimum Lot Area 5,103 square feet 1 acre Minimum lot width 40 feet 100 feet Minimum Principal Structure Setbacks: Front, From CR 10 N/A 60 feet Front, From all other streets 20 feet NA Front Porch ( <_ 120 square feet) 15 feet N/A Side 5 feet 20 feet Rear 25 feet 20 feet Maximum Principal Building Height 35 feet 45 feet Parking setback from CR 10 NA 50 feet Drive Aisle setback from CR 10 NA 37.2 feet All homes must have a minimum 22 -foot long parking area between the garage and the public street /public easement. It appears that a few of the units are short of this, but staff will review with the building permit to ensure compliance with the building permit. Trails and Sidewalks The plans show a sidewalk on the east side of Fir Street and south side of 72nd Avenue. The City Council approved sidewalks on only one side of the street with the previous plan review. The plans show the sidewalk ending before the cul de sac bulb and staff has included a condition requiring the sidewalk to extend to the cul de sac bulb. The sidewalk would be extended to the property line when the street is extended and the cul de sac is removed. Streets The street alignment has been modified slightly to accommodate the change in the pond location. Bass Lake Estates PUD Final Plan and Final Plat (17 -036) January 4, 2018 • Off -Site Public Improvements r There are off -site improvements to streets and utilities that will be funded by the developer and constructed by the City on County Road 10. These improvements are planned to be designed over the winter for bidding and construction in 2018. This work is one of the benefits to the PUD. The developer will also be connecting to the sewer and water off -site and is obtaining easements from the adjacent landowner (Lions Park) for this work. Landscaping The preliminary approvals included a condition that the developer work with the City to look for ways to add more landscaping between the homes on Lot 24, Block 2 and Lot 14, Block 3. However, the drainage swale in this location makes additional planting difficult. Staff is concerned about the location of the single tree located on each lot as we need to ensure it does not prohibit maintenance vehicles from accessing the swale. The developer is planning to replace the chain link fence with a new chain link fence along the shared property line. A board fence or vines planted to cover the chain link fence could provide some screening without conflicting with the drainage swale. Staff encourages the developer to consider these alternatives. The Planning Commission may wish to comment. The plans also show conflicts between the drainage swale and landscaping between the homes in Block 2 and the self- storage buildings. The applicant has not yet received approval of their plans from Elm Creek Watershed Management Commission and that review may result in changes to the stormwater management plan. The City Engineer's memo includes a condition to address this issue. Staff has also included a condition that the developer work with the City to locate the trees outside of the drainage easements and ensure needed access is maintained. The final plan will be approved prior to construction and the applicant will work with the City to field locate trees as needed. Development Phasing The developer plans to develop this project in 2 phases. The developer would like to begin work on the residential portion of the project next year and that construction will continue for 2 -4 years. The applicant is asking for the ability to delay construction of the self- storage portion of the site until 2022 (after the residential portion is completed). The Council can extend the approvals to allow this, and staff notes it is not unusual to see a 4 -5 year build -out on a project like this. Staff has included this extension in the draft resolution approving the PUD final plan. Bass Lake Estates PUD Final Plan and Final Plat (17 -036) 4 January 4, 2018 • Final Plat • i 0 The applicant is requesting approval of a final plat to create 57 lots and 2 outlots. The final plat is consistent with the approved preliminary plat. There have been modifications to the road and pond locations, but the total number of units and the development location is consistent with the preliminary approvals. Conclusion Staff has reviewed the plan for consistency with the applicable standards outlined in the preliminary approvals, Zoning Ordinance and Subdivision Ordinance. The staff report noted the outstanding issues that must be addressed and we have included conditions in the attached resolutions to address these issues. 4. Recommendation Move to recommend approval of the resolution approving the final PUD development plan. Attachments a. Resolution approving the final PUD development plan b. Location Map C. Engineer's Memo dated December 21, 2017 d. Applicant's Narrative dated November 21, 2017 e. Approved Preliminary Plan dated August 15, 2017 f. Development Plans dated December 21, 2017 g. Final Plat Graphics dated December 21, 2017 h. Sample Elevations for Homes (full set available at city hall) Bass Lake Estates PUD Final Plan and Final Plat (17 -036) January 4, 2018 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2018- Motion By: Seconded By: January xx, 2018 APPROVING FINAL PUD DEVELOPMENT PLAN FOR "BASS LAKE ESTATES" FOR E & R INVESTMENTS, LLC ON THE 39.98 -ACRE SITE AT 19219 AND 19235 COUNTY ROAD 10 (PID 25- 119 -23 -44 -0002 AND 25- 119 -23 -44 -0003) (CITY FILE 17 -036) WHEREAS, E &R Investments LLC ( "the applicant ") has requested approval of a final PUD (planned unit development) plan for "Bass Lake Estates" on property legally described as: Parcel 1: That part of the West Half of the East Half of the Southeast Quarter of Section 25, Township 119, Range 23, lying South of the centerline of County Road 10, except the West 300 feet thereof. Parcel 2: The West 300 feet of the West Half of the East Half of the Southeast Quarter of Section 25, Township 119 North, Range 23 West, lying South of the centerline of County Road 10. 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 final PUD development plan and, FURTHER, that the following conditions be met prior to release of the final plat for recording with the County: 1. A final PUD development plan is approved to create for 56 single family lots, one industrial lot and two outlots for Bass Lake Crossing, in accordance with the plans and application received by the City on November 21, 2017 and revision received on November 22nd, December 8t" and December 21St, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the final plat. 3. The land use map amendment approved by Resolution 2017 -70 and the rezoning approved by Ordinance No. 2017 -359 on October 26, 2017 shall take effect upon adoption of this resolution adopting the final PUD development plan. 4. The development contract must be executed by the developer and the City and must be filed with the final plat. 5. Development is subject to the preliminary approvals in Resolutions 2017 -72 and 2017- 73. 6. The developer shall comply with all conditions of final plat approval (Resolution 2017 - xx). Page 1 of 5 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2018- 7. Park dedication shall be as follows: January xx, 2018 a. Dedication of the 20 -foot trail easement from Fir Lane to the west property line and dedication of the 10 -foot trail easement along the west property line. b. The plans shall be revised to show an 8 -foot bituminous trail between County Road 10 and the private drive. c. The 8 -foot wide trail from County Road 10 to the west property line shall be constructed by the developer. d. In exchange for PUD flexibility, the developer is required to provide finished grading, paving and ground cover for this trail. No credit toward the required dedication shall be given for this work. e. Park dedication shall be cash in lieu of land in the amount of $222,320.00 (56 new lots x $3,970.00 per lot) for the residential portion. Park dedication shall be paid prior to the release of the final plat. f. The industrial portion shall be $20,325 of the market value of the land. (5.42 x $125,000 x 3 %) and shall be paid prior to the release of the final plat. 8. The sidewalk shall be extended to the cul de sac bulb. The sidewalk shall be extended to the property line when the road is extended to the adjacent property and the temporary cul de sac is removed. The HOA shall be responsible for these costs. 9. The applicant shall comply with all requirements of the City Engineer's memo, dated December 20, 2017. 10. All platted residential lots shall comply with the following: 11. Mechanical equipment (including air conditioning units) must be located in the side or rear yard. 12. All garages must have a minimum 22 -foot parking area in front of the garage that does not overlap into sidewalks, drives or streets. Page 2 of 5 Single Family Industrial Minimum Lot Area 5,103 square feet 1 acre Minimum lot width 40 feet 100 feet Minimum Principal Structure Setbacks: Front, From CR 10 N/A 60 feet Front, From all other streets 20 feet NA Front Porch ( <_ 120 square feet) 15 feet N/A Side 5 feet 20 feet Rear 25 feet 20 feet Maximum Principal Building Height 35 feet 45 feet Parking setback from CR 10 NA 50 feet Drive Aisle setback from CR 10 NA 37.2 feet 11. Mechanical equipment (including air conditioning units) must be located in the side or rear yard. 12. All garages must have a minimum 22 -foot parking area in front of the garage that does not overlap into sidewalks, drives or streets. Page 2 of 5 City of Corcoran County of Hennepin State of Minnesota 13. All Design met for the allowed: January xx, 2018 RESOLUTION NO. 2018- Requirements for the RSF -3 district described in Section 1040.050 shall be residential homes, except that the following flexibility for garages shall be B. Garages: 1. The garage shall not comprise more than 55 percent of the viewable ground floor street - facing linear building frontage for at least 30% of the homes. 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. 3. Three Car Garages shall be prohibited on 40- and 50 -foot wide lots. 4. When allowed, the third stall garage must be offset two feet from the main portion of the garaqe to provide visual relief. 14. PUD flexibility is granted to allow certain industrial building elevations to exceed the 20% metal siding requirements for internal elevations. 15. The developer shall provide centralized mailbox locations. A mailbox plan shall be submitted for City review and approval. 16. The landscape plan shall be revised in accordance with Landform comments dated December 21, 2017. a. The wetland buffer planting shall be a native seed mix appropriate to the design condition and meeting the intent of cover and diversity as outlined in the Minnesota Board of Water and Soil Resources State Seed Mixes and shall be submitted for review and approval by the City. b. The wetland buffer is shown on the plans, but the wetland buffer setback must be added to the plans. 17. The landscape plan shall be revised to eliminate conflicts between the proposed landscaping and the drainage easements. Staff has concern about the drainage swales /landscaping between the Lot 1 and homes in Block 2 and the area adjacent to Lions Park. The applicant shall work with staff to revise the landscape plan. 18. Lawn Sprinklers /irrigation systems shall have rain sensors to limit unnecessary watering. 19. A final tree preservation plan must be submitted. 20. Fence details shall be provided for City review and approval. 21. Street Light details shall be submitted for review and approval by the City. Page 3 of 5 City of Corcoran January xx, 2018 County of Hennepin State of Minnesota RESOLUTION NO. 2018- 22. The applicant must work with the City to apply for a FEMA map amendment. The plans show grading in the mapped floodplain and floodplain on Lots 1 and 3 -6, Block 3. The floodplain will be removed from Lots 3 -6 if the map amendment is approved. Potential buyers should be notified of this process. 23. The emergency vehicle access in the northeast corner of the site must be added to all plan sheets. a. It appears that the access conflicts with trees proposed for planting. b. The access must be designed to pass a roll test. The access may be grass, but must be maintained for access, including snow removal, etc. If a gate /bollard is to be installed, it must be equipped with a breakaway. c. Details for the emergency access must be provided. 24. The following documents must be approved by the City Attorney and recorded at Hennepin County: a. HOA documents b. Stormwater Maintenance Agreement c. Trail Easement (for both city trail and county trail) d. Temporary Turnaround Easement e. Access, Utility and Drainage easement for work on Lions Park property FURTHER, that the following conditions be met prior to issuance of building permits: 1. The applicant must record the approving resolutions and associated documents at Hennepin County and provide proof of recording to the City. 2. The applicant shall provide proof of recording the final plat and related documents at Hennepin County. 3. The applicant shall provide the approved preliminary and final plan drawings to the City in an electronic (AutoCAD) format. 4. The approval shall expire within one year of the date of approval unless the applicant has initiated construction. The approvals anticipate a 4 -5 year build out. Page 4 of 5 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2018- VOTING AYE VOTING NAY ❑ Thomas, Ron ❑ Thomas, Ron ❑ Bottema, Jon ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Keefe, Mike ❑ LaFave,Tonya ❑ LaFave,Tonya January xx, 2018 Whereupon, said Resolution is hereby declared adopted on this xx day of January 2018. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — City Clerk /Administrative Services Coordinator Page 5 of 5 Legend Hennepin County Natural Resources Map Streams Date: 6/15/2017 FEMA Floodplains - 100 _ Year ` A AE FLOODPLAIN r AH 41 t • * AO AE FLOODWAY Pot Wetlands ,'k• • . ;' �. u Potential Wetland - HCWI #° �"# -. • ' .� - ' of 5'., ! i f' o n. 1 1 M Probable Wetland -HCWI w f r ' , ,�• - -. � Probable Wetland - NWI ,� l ' O 6 i J 6 r s . r },j'F {may,. T .II 5 AV r do '. i - �• , . �-',,y ,. �,. +� s w J � : /fir .''� � � 40' 46 PID: 2511923440002 Address: 19235 CO RD NO 10, Comments: 1 inch = 800 feet CORCORAN This data (i) is fumished'AS IS' with no Owner Name: PURDY PROPERTIES LLC representation as to completeness or accuracy; Acres: 17.74 (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be fable for any damage, injury or loss resulting from this data. COPYRIGHT ©HENNEPINCOUNTY 2017 Engineer's Memo To: Kendra Lindahl, City Planner, Kevin Mattson, PE, Director of Public Works From: Kent Torve, P.E. Date: December 20, 2017 Subject: Bass Lake Estates Infrastructure Review 0.0 Infrastructure Setting WENCK Responsive partner. Exceptional outcomes. The proposed development consists of residential and self- storage on the south side of CR 10 directly across from Bass Lake Crossing (MI Homes) near the Larkin Road "Y" intersection. The development is consistent with trunk infrastructure plans and is within the area serviced by existing sewer and water trunk lines. • Plans dated 12/8/17 were reviewed for stormwater, sewer and water. • Additional plan review will occur as the project moves through the approval process towards construction • Detail plates to be updated to most recent City standards • Provide written responses. 1.0 Transportation The development is planned to move forward in 2018 along with Bass Lake Crossings, which is north of CR 10. The Development Agreement will layout financial commitments for each development. Plan Comment • Street radius at CR 10 to be 30' • Sidewalk north of private drive along west side of Fir Lane to be 8' bituminous trail. Ped ramp to be installed to cross perpendicular to Fir Lane to proposed trail • Show details of individual pedestrian ramps for sidewalks and trails to determine ADA compliance • Verify street intersection lines up with City designed turn lanes. Submit CAD files to allow city to verify. • Temporary easement required around temporary cul -de -sacs. • Install B6 curb along the end of the road at Lion's Park property line to keep water on this property. 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 WENCK Responsive partner. Exceptional outcomes. 2.0 Sewer The parcel can be serviced by the trunk gravity and Lions Park lift station installed in 2014, which will eventually be piped to the MCES lift station located on the Schommer parcel to the northeast. MCES is moving forward with a 2018 operational timeline. Offsite • Final alignment will be contingent on sewer slope and suitable soils. Submit test pit information when available. Plan Comment • Pipe over 16 -foot depth shall be SD -26 • Pipe over 26 -foot depth shall be C -900 • Install manhole at golf course property line instead of cleanout. Temporary easement may be needed from golf course to install manhole • Install watertight manhole castings on SMH 1 and SMH 5 • Update sewer invert at SMH 1 • Drop manholes to be lined (see City detail) • Callout wye stationing, invert elevations and riser depths (if necessary) on all sanitary services • Show easements, proposed contours, and wetland delineation on offsite sanitary sewer sheets 3.0 Water Plan Comments • Sewer and water services should be stubbed nine (9) feet beyond the property line, within the drainage and utility easement (see City detail). • Move gate valve near golf course to be 20' East of new manhole to be installed. • Update offsite watermain alignment to follow proposed easement alignment • Wet tap to be perpendicular to watermain • Update insulation to be at storm crossing, show insulation for storm crossing at lot 6 and lot 7 block 3. • Hydrants to be installed at high points in watermain. • Hydrant at approximate station 1 +40 on Fir Lane to be moved to approximate station 0 +25. Adjust spacing as necessary. • Curb stop box elevation to be called out. • Hydrant spacing to be reviewed by fire departments V *V WENCK Responsive partner. Exceptional outcomes. 4.0 Grading and Stormwater The area drains to the large wetland to the south and a watershed permit will be required in addition to City requirements. Grading • Provide the watershed report and comments for City review. • Minimum 3' cover depth on storm sewer pipe from CBMH 18 to STMH 19 • Minimum cover depth on all storm sewer pipe to be 3' • Low openings on all buildings to be 2' above EOFs and HWLs • All slopes to be mowable, or a retaining wall will be required • Grade berm at end of street at Lion's Park • Grade berm along Lion's Park property line at rear yard storm sewer to prevent run on to Lions Park. Stormwater • Review of the modeling and watershed submittal will be performed. • Show pond information (name HWL,NWL,BOT) on street /storm sheet • The storm manhole immediately upstream from ponds shall have 3 -foot sumps. (CBMH 18, CBMH 9) • City Standard Plate shows a sump collection pipe for those properties that don't have access directly to a pond or wetland. Additional storm sewer structures may be required to connect draintile to storm sewer system. (Lots 1 -19 Block 1, Lots 2 -24 Block 2) • Show profile from CBMH 9 to FES • Label HWL and NWL of wetlands • Label street crossing EOFs • Verify minimum 15 -foot access routes for all general maintenance requirements to and around all ponds, utilities, etc. • FES 10 and FES 20 to be installed at NWL • Show details of outlet control structure STMH 31 • Shift CBMH 16A to property line at lot 21 and lot 20 block 2 and CBMH 16 to lot 11 and lot 12 block 3 to prevent storm pipe from being under sidewalk • Storm sewer with CBs and flat swales in rear yards is susceptible to wet conditions. Therefore install a draintile with sock 12- inches below grade (above the RCP) and core the tile into CBs or CBMH. • Note: City's requirement to not plant landscaping over drainage or city utilities whenever possible V *V WENCK Mr-MOM "TrM Responsive partner. Exceptional outcomes. • Revise the drainage swale and landscaping between Block 2 and the storage facility. Shift rear yard drainage swale centerline to the 1/3 portion of the drainage and utility easement which is closer to residential structures. • Shift all landscaping to the 1/3 section of drainage and utility easement closer to storage facilities. During construction avoid placing landscaping over infrastructure and within drainage areas and EOF's. 5.0 Construction Plan Review • Updated City Standard Detail plates will be provided • Show curb draintile and cleanouts on plan view (shown on City detail plates also) Provide a list of permits required o Contractor to obtain all city and government permits prior to demolition of structures, abandonment of wells and demolition of septic tanks. • Storage site to have separate domestic and fire protection water lines in buildings that require both • Landscaping to be reviewed with city engineer before placement of any trees to avoid utility conflicts November 21, 2017 City of Corcoran 8200 County Road 116 Corcoran, MN 55340 (763) Re: Final Plat & PUD Application 19219/19235 Co. Rd. 10 City of Corcoran — Application is being submitted for properties 19219 & 19235 County Rd, I U for 1,'inal Plat & PUD development plan named "Bass Lake Estates ". Preliminary Plat & PUD approvals where received on Oct. 26th, 2017. The properties will be developed as a mix of uses; 5+ acres for Self Storage & 34+ acres for detached homes, each specific land use developed in phases. Sewer and water will be extended to the property from the east through Lions Park. • Support letter from Corcoran Lions included. We are working with Rachel Development and MII Homes on Bass Lake Estates, a high quality detached villa project that will include an HOA for maintenance of all green space, landscaping and home driveways snow removal. The home variety and sizes will be constructed on a mixture of 40, 50, and 60 foot lots, primarily slab on grade detached villas (many will have two levels). This villa project gives MII Homes another offering that is both complementary and yet differentiated from Bass Lake Crossing project across County 10. We are requesting PUD flexibility in the design of these villa homes with respect to the requirement that no more than 55% of viewable ground floor street- facing linear building frontage devoted to garage. • Detailed plans of this villa home product are included with our application. • Specifically as to the PUD flexibility request. The applicant proposes the following: • At least 30% of the homes shall comply with the 55% requirement. • Three car garages shall be prohibited on the 40 and 50 foot wide lots. • The third stall garage must be offset two feet from the main portion of the garage to provide visual relief. • Density calculations included. • The housing will be developed in phases over the next 2 -4 years. We've also shown one larger "estate" type single family lot on one area of high ground in the southern portion of the site. This is a way to utilize an area of high ground that is otherwise surrounded by wetlands and essentially unusable as a contiguous component of any residential :ab Kta n project. This lot would be sold separately from the M/I project and would not be part of the villa HOA. Street design provides cul -de -sacs at the end of streets that allow future development expansion connection opportunity both east and west to neighboring properties. A portion of the property at 19219 County Rd, 10, approx. 5.39 acres, will be developed as a high quality Self Storage facility made up of seven (7) buildings, constructed in phases. The initial phase of Self Storage will include a main two story climate controlled building and single level buildings around the parameter. All lighting will be shielded and controlled. A large two story center building will be constructed as a future phase. Construction materials (pallet of proposed materials submitted) will be high quality masonry & metal with metal standing seam roofs. High quality landscaping will be installed around the entire site & a small storm water pond along Co Rd. 10 with a larger storm pond to the south that will service both the storage facility and housing will be part of the overall site plan. Self Storage identification will also include a monument ground mounted sign along Co Road 10. A secondary emergency access will also be provided at the eastern edge of the property fronting Co Rd 10. • PUD request to allow all metal on just the interior facing portions of the building. • PUD request to allow for less than 100 ft. setback from Co Rd 10 ROVv & the submitted landscaping. • PUD request to include initial project construction by 12/3112022. Overall a common single access point along Co 10 will be constructed as part of the project. A road alignment that matches up with the MII Homes housing development to the north. This major transportation improvement for County Road 10 access and turn lane movements are a significantly improved as part of this development. Bass Lake Estates in cooperation with MII Homes and the Bass Lake Crossings project on the north side of County 10 have cooperated to make a single aligned access point on County 10 to serve both projects. This cooperation and 100% funding of the costs by the two developments for these improvements was identified by city staff as a key component to the PUD request. Sincerely, Greg Hayes VP - Real Estate / Development PRELIMINARY PLAT F0 Cj Ci BASS LAKE ESTATES (OVERALL) I I I L I;( . I W All I � z 100 0 100 200 SCALE IN FEET EXISTING PROPERTY DESCRIPTION: (PID #'s 2511923440002 & 251 1 9 2 344000 3) Parcel 1 (Per Commitment No. 53058 - First Supplemental issued by Commercial Partners Title, LLC dated May 22, 2017) That part of the West Half of the East Half of the Southeast Quarter of Section 25, Township 119, Range 23, lying South of the centerline of County Road 10, except the West 300 feet thereof. Parcel 2 (Per Commitment No. 53057 - First Supplemental issued by Commercial Partners Title, LLC dated May 22, 2017) The West 300 feet of the West Half of the East Half of the Southeast Quarter of Section 25, Township 119 North, Range 23 West, lying South of the centerline of County Road 10. NOTES- 1. In providing this boundary survey no attempt has been made to obtain or show data eming existence, size, depth, condition, capacity or location of any utility existing on the site, whether private, municipal or public owned. 2. The professional surveyor was provided commitments for property, no further investigation or Independent search for easements of record, encumbrance, restrictive covenants, ownership title evidence, or any other facts was done. 3. Bearings based on Hennepin County Coordinate System. 4. Front lot dimensions are measured at the front setback line. 5. Proposed 10' Trail Easement and 50' Temporary Roadway Easement to be recorded by a separate instrument. 6. See Sheet 4 of 4 for Boundary Information and Existing Conditions r Residential Municipolity. City of Corcoran Proposed Setbacks: 20 Feet Front Yard 5 Feet Existing Zoning: UR Urban Reserve 25 Feet Rear Commercial Proposed Zoning: PUD Proposed Setbacks: 60 Feet County RD 10 Proposed Use: Commercial /Multi Family Residential Read Mileage: 1;963 LF Street Lighting os required Proposed Utilities: Corcoran, MN 55357 0 Sewer: Municipal Developer Water: Municipal Plat Area. Total Area: 1,741,411 sq.ftt = 39.98 acres Proposed ROW: 131,056 sq. ft= 3.01 acres Lot Sum mary. (763) 424 -1525 Number of Lots 56 Residential Lots Bass 1 Commercial Lot 3 Outlots (763) 427 -5860 Southeast Quarter of Section 25. Township 119, Range 23 E a- «x a o I 03 ;0 i 00 W �7 I� 00 V) cap s (V Lo Asa 20 Feet Side /Rear Owner E &R Investments LLC DESICNED BY. 23350 County Road 10 Corcoran, MN 55357 0 (763) 498 -7844 Developer Rachel Development 4125 Napier Court NE St, Michael, MN 55376 BRP (763) 424 -1525 Engineer /Surveyor Hakanson Anderson Assoc. Bass 3601 Thurston Avenue Anoka, MN 55303 (763) 427 -5860 E a- «x a o I 03 ;0 i 00 W �7 I� 00 V) cap s (V Lo Asa DATE �I I hereby certify that this s rvey, plan or report was prepared by me or n under my direct sapervisia and that I am a duly Licensed Pratessiri DESICNED BY. BOOK /PAGE: - Hakanson Anderson 0 Z I o I DATE REVISION I hereby certify that this s rvey, plan or report was prepared by me or n under my direct sapervisia and that I am a duly Licensed Pratessiri DESICNED BY. BOOK /PAGE: - Hakanson Anderson SHEET Land Surveyor under the of the State of Minnesota. BRP Bass Estates 1 YAWN B. Civil Engineers and Land Surveyors Lake PRELIMINARY BRP DAB' 08/15/17 3601 Thurston Ave., Anoka, Minnesota 55303 PLAT _ Person CHECKED Dr: FILE No. 763- 427 -5860 FAX 763- 427 -0520 C 0 R C 0 RAN MINNESOTA 4 Aug 14, 2017 - 3:49pm brian \cad_— \Land minory Desktop 2008 \4124.02 \dwg \4124.02 Preli Pot.dwg MN License No. 49138 Date 08 15 17 BRP 4124.02 wK: , SHEETS n 2017 HAKANSON ANDERSON ASSOCIATES 3 w J N O N z CD W w �Z L, z O w r N O ' N o� N N � 0 Y SHAMROCK GOLF COURSE Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 BASS LAKE ESTATES SITE DEVELOPMENT PLANS FOR E & R INVESTMENTS, I.I.C. CITY OF CORCORAN 0 PRO LO C LIONS PARK 4? THE SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI /ASCE 38 -2, ENTITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." W z J z 0 Y U m 000AA,112,�� BENCHMARKS: 1O SPIKE IN POWER POLE 142' WEST OF NE CORNER OF PROPERTY ALONG COUNTY ROAD 10. ELEV= 994.52 (,;�i DEVELOPER /OWNER E & R INVESTMENTS, LLC 23350 COUNTY ROAD 10 CORCORAN, MN 55357 GREG HAYES 763 - 498 -7844 ENGINEER /SURVEYOR HAKANSON ANDERSON 3601 THURSTON AVE. ANOKA, MN 55303 ADAM M. THIELE, P.E. BRIAN R. PERSON, P.L.S. 763 - 427 -5860 763 - 427 -0520 (FAX) H i 250 0 250 600 SCALE IN FEET V1 1 1 VI \./VI\VVIXr,%11 9 HENNEPIN COUNTY, MINNESOTA GOVERNING SPECIFICATIONS THE 2016 EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" AND THE 2013 EDITION OF THE CEAM STANDARD SPECIFICATIONS SHALL APPLY. ALL FEDERAL, STATE AND LOCAL LAWS, REGULATIONS, AND ORDINANCES SHALL BE COMPLIED WITH IN THE CONSTRUCTION OF THIS PROJECT. ALL TRAFFIC CONTROL DEVICES AND SIGNING SHALL CONFORM TO THE LATEST EDITION OF THE MINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES, INCLUDING THE LATEST FIELD MANUAL FOR TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS. ALL REQUIREMENTS OF THE PROJECT MANUAL FOR THE BASS LAKE ESTATES PROJECT. SHEET INDEX THIS PLAN CONTAINS 29 SHEETS SHEET NO. DESCRIPTION 1 TITLE SHEET 2 CONSTRUCTION NOTES, LOT TABULATIONS & DEATILS 3 SANITARY & STORM SEWER STRUCTURE SCHEDULES 4 TYPICAL SECTIONS & DETAILS 5 -10 DETAILS 11 EXISTING CONDITION & REMOVALS PLAN 12 -15 GRADING, DRAINAGE & EROSION CONTROL PLAN 16 -19 STREET & STORM SEWER PLAN 20 -25 WATER & SANITARY SEWER PLAN 26 STORAGE SITE UTILITY PLAN 27 STREET LIGHTING PLAN 28 OVERALL LANDSCAPE PLAN 29 FLOODPLAIN MITIGATION & WETLAND BUFFER PLAN I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. ADAM M. THIELE, P.E. HAKANSON ANDERSON DESIGN ENGINEER 51317 LIC. NO. DATE 12/6/17 1 DATE I REVISION 1 SHEET 1 OF 29 SHEETS 4124.02 J Q W 0 I N O 00 00 N I U Q i Q E i U O i E� L Q Q (D 0 C N E i a5 U) o a) U \ 0 LOT TAEULATION 55 Residertilial Lots Total LOT BLOCK HOUSE TYPE TOP OF CURB ELEVATION GARAGE FLOOR ELEVATION DRIVEWA GRADE ( %) LOWEST LIVABLE FLOOR ELEVATION LOWEST OPENING ELEVATION 100-YEAR FLOOD ELEVATION EMERGENCY OVERFLOW ELEVATION 1 1 SDG 995.80 99700 3.4°k 997.30 997 30 COURSES CHECKED BY: SMN 2 1 SOG 995 50 99670 3.4% 997.00 99700 NIA NIA 3 1 SCG 995.25 99650 3.6% 996.80 99680 NIA NIA 4 1 SOG 994.90 996.201 3.7% 996.5E 996 54 NIA NIA 5 1 SDG 994.70 996,00 31%a 996.30 996 30 NJA NIA 6 1 SCG 994 50 995.70 3.411/0 996.00 99600 N/A NIA 7 1 SCG 994.25 995.30 3,0% 995,60 99560 N/A NIA 8 1 SCG 993.90 995.00 3.1% 995.30 995 -30 NIA NIA 9 1 SOG 993.00 994.101 3.111/0 994.401 994.40 N/A N/A 10 1 SCG 992.00 993.30 3.7% 993.60 993.60 NIA NIA 11 1 SCG 991.50 993.00 4.3% 993.30 993.30 NIA NIA 12 1 SOG 990.75 992.60 5.3% 992.90 99290 NIA NIA 13 1 SOG 989.90 991.90 5.7% 992.20 99220 NIA NIA 14 1 SCG 989.00 991 00 5.7 % 991.30 991 30 NIA NIA 15 1 SO+G 988.50 990.30 5.1% 990,60 99060 NIA NIA 16 i SCG 987.60 989.60 5.7% 989.90 989.90 NIA NIA 17 1 SOG 986.90 988.901 5.71,0 989.20 98920 N/A NIA 18 1 SCG 985.90 98790 5.7% 988.20 988 20 NIA NIA 19 1 SCG 985,50 987.50 5.711/o 987,80 98730 NIA NIA 1 2 NIA 2 2 SOG 996.00 997 10 3.1% 997.40 99740 NIA NIA 3 2 SCG 995.75 996.80 3.0% 997.10 99710 NIA NIA 4 2 SCG 995.40 996.50 3.1 %a 996,80 99680 NIA NIA 5 2 SOG 995.00 996.30 33% 996.60 99666 NIA NrA 6 2 SOG 994.80 996.00 3.4% 996.30 996.30 NIA NIA 7 2 SCG 994.60 995.80 14% 996.10 99610 NIA NIA 8 2 SOG 994.40 995.50 3.1% 995.80 99580 NIA NIA 9 2 SOG 994.00 99530 3.7% 995.60 99560 NIA NIA 101 2 SCG 99140 994.50 3.1% 994.80 994.80 NIA NIA 11 2 SCG 992.50 993.70 14% 994.00 994.00 NIA NIA 12 2 SOG 991.801 993.00 3.4 % 993.301 993.34 NIA NIA 13 2 SCG 9911.00 992.30 3.7% 992.60 992.60 NIA NIA 14 2 SCG 990.40 991.50 3.1 °1/a 991.80 991.80 NIA NIA 15 2 FBLO+ 989.50 990.80 3.7% 983.80 986.80 NIA NIA 16 2 FBLO ++ 988.60 989.60 2,9% 983.30 98620 NIA NIA 17 2 SOG 983.00 985.00 5,7% 9$5.30 98530 NIA NIA 18 2 SOG 982.00 983.20 3.4 % 983.50 98350 NIA NIA 19 2 SOG 981.00 982,30 3.7% 982.60 98260 NIA N/A 20 2 SCG 980.00 981.50 4.3 % 981.80 98180 NIA NIA 21 2 SOG 979.10 98080 4.9% 981.10 9811 10 NIA NIA 22 2 SOG 978.00 979.70 4.9% 980.00 98000 N/A N A 23 2 SOG 977.00 978.50 3.3 %a 978,80 978.84 NIA NIA 24 2 SOG 976.00 977.501 3.3% 977.80 977.80 NIA NIA 1 3 NIA 2 3 FBWO 988.40 989.50 3.1% 981.80 98180 NIA NIA. 3 3 FBWC7+ 987.10 988.50 4.0% 980.80 980 80 NIA NIA 4 3 FBWQ 986.00 987.20 3.4% 979.50 97950 NIA NIA 5 3 FBWVO 985.40 986.50 3.1% 978.80 978-BO 9666 967.3 6 3 FBWQ 985.40 986.50 3.1% 978.80 978 80 966.6 967.3 7 3 FBWWO 985.80 987.10 37% 979.40 97940 966.6 967.3 8 3 FBWQ ++ 986.40 987,50 3,1% 981.20 981 20 966.6 967.3 9 3 FBWWO 983.20 984.50 3.7% 976.80 976.80 966.6 967.3 10 3 FBWQ 982.30 983.30 3.7% 975.60 975.60 966.6 967.3 11 3 FEWWO 980.40 981 90 4.3 11/0 974.20 97420 366.6 9673 12 3 FBWQ 979.00 980.070 2.5% 972.30 97230 9661.6 967.3 13 3 FBWO 977.40 978,50 2.4% 970,80 970 80 966.6 9673 14 3 FBWQ 976.00 977.00 2.2 % 969.30 969.30 966.6 9673 LOT TABULATION ABBREVIATIONS SOG = SLAB ON GRADE DESIGNED BY: AMT FBLO = FULL BASEMENT LOOKOUT FBWO = FULL BASEMENT WALKOUT + = DROP GARAGE 1 COURSE ++ = DROP GARAGE 2 COURSES GENERAL CONSTRUCTION AND SOILS NOTES: 1. STRIP AND REUSE ALL INPLACE TOPSOIL IN AREAS TO BE DISTURBED BY CONSTRUCTION. 2. STREET AND LOT FILL SHALL BE CONSTRUCTED WITH ENGINEERED FILL. ALL EXCAVATION, SOIL CORRECTIONS AND FILL SHALL BE CONSTRUCTED UNDER THE DIRECTION OF A GEOTECHNICAL ENGINEER. ENGINEERED FILL FOR THIS PROJECT SHALL CONSIST OF ALL SOILS ENCOUNTERED WITH THE EXCEPTION OF TOPSOIL, SILT, DEBRIS, ORGANIC MATERIAL AND OTHER UNSTABLE MATERIAL. SUITABLE MATERIAL SHALL BE SELECT GRADING MATERIAL MEETING THE REQUIREMENTS OF MNDOT SPEC 2105.1.A.6 AND MEET ALL CITY REQUIREMENTS. 3. SAWCUT AND MILL WHEN PLACING NEW PAVEMENT ADJACENT TO INPLACE PAVEMENT AND AT TERMINI OF CONSTRUCTION TO ENSURE A UNIFORM JOINT. 4. BITUMINOUS AND CONCRETE ITEMS DISTURBED BY CONSTRUCTION SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF IN ACCORDANCE WITH Mn /DOT SPEC. 2104.3. 5. USE TACK COAT BETWEEN ALL BITUMINOUS MIXTURES. THE BITUMINOUS TACK COAT MATERIAL SHALL BE APPLIED AT A UNIFORM RATE OF 0.04 GAL /SY TO 0.06 GAL /SY BETWEEN BITUMINOUS LAYERS. THE APPLICATION RATES ARE FOR UNDILUTED EMULSIONS (AS SUPPLIED FROM THE REFINERY) OR MC AND RC LIQUID ASPHALTS. THE ASPHALT EMULSION MAY BE FURTHER DILUTED IN THE FIELD IN ACCORDANCE WITH SPEC. 2357. 6. PERFORMANCE GRADED (PG) ASPHALT BINDER PG 58 -34, SPEC. 3151, SHALL BE USED FOR ALL BITUMINOUS MIXES ON THIS PROJECT. SPECIFIC PG GRADES ARE SHOWN AT THE END OF THE MIX DESIGNATION NUMBER SHOWN ON THE TYPICAL SECTION. 7. THE BITUMINOUS MIXTURES SHALL MEET THE REQUIREMENTS OF SPECIFICATIONS 2360 AND 3139. 8. IF NECESSARY, THE UTILITY COMPANIES WILL RELOCATE THEIR FACILITIES CONCURRENTLY WITH THE CONSTRUCTION OPERATIONS. CONTRACTOR SHALL SCHEDULE CONSTRUCTION IN COOPERATION WITH UTILITY RELOCATION. 9. EROSION CONTROL SHALL CONFORM TO THE Mn /DOT EROSION CONTROL HANDBOOK. 10. ALL STORM SEWER SHALL BE REINFORCED CONCRETE PIPE, EXCEPT CULVERT UNDER PRIVATE COMMERCIAL DRIVEWAY. 20' (MIN.)_ EL. OF GROUND AT - WALKOUT 7.7' BELOW GARAGE SLAB UNLESS OTHERWISE NOTED. 4" TOPSOIL i E Phi / NON- �j/ ENGINEERED , STRUCTURAL / ��FILL FI LL / 35' FINISHED GRADE - SHOWN ON GRADIN PLAN i BASEMENT FLOOR L 4" TOPSOIL SUITABLE BEARING SOIL (TYP.) 20' (MIN.) , 35' EL. OF GROUND AT - LOOKOUT 4.7' BELOW GARAGE SLAB UNLESS OTHERWISE NOTED. 4" TOPSOIL \ NON- Nj/ ENGINEERED STRUCTURAL / ,�FILL FI LL / 1� 11 -1 11 =1 11 =1 11 =1 11 =1 11 =1 11 =1 11 =1 11 =1 11 =1 I rIII� III III III III I1I� III III� III IIIF NON- STRUCTURAL FILL / FINISHED GRADE -\ SHOWN ON GRADING PLAN I BASEMENT i _FLOOR SUITABLE BEARING SOIL (TYP.) 20' (MIN.) I SEE 4% MAN 35' FINISHED GRADE--\ SHOWN ON GRADING PLAN SUITABLE BEARING SOIL (TYP.) 25' U Q m GARAGE FLOOR Cn L4" TOPSOIL ENGINEERED FILL �� II1 =1I SINGLE FAMILY WALKOUT R. 0. W. I VARIES VARIES i INTERIM GRADE 1 I 2% 4 TOPSOIL �\ \� ENGINEERED FILL =1 I I- III - III - III - III - III - III -I I � � SUITABLE BEARING SOIL (TYP.) R. 0. W. I 25' VARIES VARIES Y Q I m Li' INTERIM GARAGE FLOOR FGRADE -4" TOPSOIL ENGINEERED FILL / -1 11 -1 11 -1 11 -1 11 -1 I I =1 RESIDENTIAL LOOKOUT 25' 4" TOPSOIL Q INTERIM m� GRADE Li ! GARAGE FLOOR LI A ENGINEERED FILL LOT GRADING DETAILS 4" TOPSOIL ENGINEERED FILL III =111F _III iii ,iii= iii,,.ni= iii = iii= iii =,iii iii, iii iii, Iii Lii 1 =1 I -1 1 SUITABLE BEARING SOIL (TYP.) R. 0. W. I VARIES VARIES I - - - - - - 2% FILL ENGINEERED --Z -i 11 e -i SUITABLE BEARING SOIL (TYP.) M GENERAL EROSION CONTROL NOTES: 1. PRIOR TO ANY CONSTRUCTION ACTIVITIES THE CONTRACTOR SHALL ACQUIRE THE NECESSARY MPCA -NPDES STORMWATER PERMIT. A STORM WATER POLLUTION PREVENTION PLAN ( SWPPP) HAS BEEN PREPARED COVERING CONSTRUCTION ACTIVITIES. THE SWPPP IS INCLUDED IN THE PROJECT MANUAL. 2. THE CONTRACTOR SHALL INSTALL EROSION AND SEDIMENT CONTROL FACILITIES (BMP'S) PRIOR TO GRADING AND REMOVAL ACTIVITIES. BMP'S SHALL BE MAINTAINED FOR THE DURATION OF CONSTRUCTION ACTIVITIES AND UNTIL THE POTENTIAL FOR EROSION HAS PASSED. 3. THE CONTRACTOR SHALL SCHEDULE HIS OPERATION TO MINIMIZE THE AMOUNT OF DISTURBED AREA AT ANY GIVEN TIME. 4. BMP'S SHALL BE INSPECTED DAILY BY THE CONTRACTOR AND DOCUMENTED IN THE SWPPP INSPECTION LOG. WEEKLY LOGS MUST BE FORWARDED TO THE ENGINEER FOR REVIEW. 5. ALL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE PROPERLY DISPOSED OF WITHIN THIRTY (30) DAYS AFTER FINAL SITE STABILIZATION IS APPROVED BY THE ENGINEER. 6. THE CONTRACTOR SHALL FILE NOTICE OF TERMINATION (NOT) WITH THE MPCA WHEN FINAL STABILIZATION IS APPROVED BY THE ENGINEER. 7. ALL LABOR, MATERIALS, AND EQUIPMENT COSTS NECESSARY TO MANAGE EROSION AND SEDIMENT IN ACCORDANCE WITH THE Mn /DOT STANDARD SPECIFICATIONS, Mn /DOT EROSION CONTROL HANDBOOK. 8. DUST CONTROL -ALL PUBLIC OR HAUL ROADS USED DURING CONSTRUCTION OF THE PROJECT SHALL BE TREATED WITH WATER OR OTHER ENGINEER APPROVED METHODS AS NECESSARY TO SUPPRESS DUST. 9. STREET CLEANING -THE CONTRACTOR SHALL CONTINUOUSLY CLEAN AND SWEEP ANY CONSTRUCTION MATERIAL AND DEBRIS THAT MAY BE TRACKED OR DEPOSITED ONTO STREETS LEADING TO OR ADJACENT TO THE PROJECT AREA. IF, UPON 6 HOURS NOTICE FROM THE ENGINEER, STREETS HAVE NOT BEEN CLEANED, THE ENGINEER MAY ORDER SUCH CLEANING BY OTHERS WITH THE COSTS OF SUCH SWEEPING OR CLEANING DEDUCTED FROM CONTRACT PAYMENTS. DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minn ta. DESIGNED BY: AMT Hakanson Anderson Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson- anderson.com BASS LAKE ESTATES C 0 N ST R U CT I 0 N NOTES TABULATIONS & DETAILS CORCORAN MN SHEET 2 OF 29 SHEETS 12/8117 FINAL PUD PLAN SET DRAWN BY: AMT A AM M. THIE E, P.E. Date 12/6/17 Lic. No. 51317 CHECKED BY: SMN 4124.02 z w 0 I N O 1 CD z it w w Ez C3 CD n z O w N O N o/ N � 0�5< O > (a_ 0 STORM SEWER SCHEDULE STRUCTURE NO. DRAINAGE STRUCTURE FLOWLINE OR TOP OF CASTING ELEVATION INVERT ELEVATION SUMP OUTLET PIPE FLOWS FROM FLOWS TO TYPE SIZE (Inched CORCORAN ,STANDARD DETAIL NO. NEENAH CASTING ASSEMBLY SIZE (inches) LENGTH (feet) SLOPE CB-1A CBMH -1 CB 2436 STO -7 R- 3067 -V 994.45 NE 991.00 150 15 29 1.71 SMH -17 SMH -16 CBMH -1 CBMH -2 CBIMH 48 STC -6 R- 3067 -V 994.50 SW 990.60 988.50 15 320 1.09 S 990.50 SMH -15 SAN -MH CB -2A CBMH -2 CS 2436 STO -7 P- :3067 -V 991.34 SW 987.50 SE 15 34 1.49 SMH -15 SMH -14 SAN -MH 48 CBMH -2 CBMH -3 CBIMH 60 24x3E TO -6 STO -7 R- 3067 -V 99104 N 987.00 985.00 18 196 1.75 NE 987.00 S 987.00 CBMH -3A CBMH -3 CB R- 3067 -V 988.26 NW 864.85 S 15 28 1.18 SMH -13 SMH -9 SAN -MH 48 CBMH -3 CBMH4 CBIMH C B I M H CB 48 48 STC -6 R- 3067 -V 987.86 N 983.50 981.50 18 174 3.16 NE 983.50 S 983.50 CB M H-4 CB M H -9 STO -5 R- 3067 -V 985.08 N 978.00 18 47 4.22 S 977.00 SAN -MH 48 CB -6 CB -7 36 STO -3 R4342 984.80 N 981.64 NE 12 80 1.00 E 981.64 SAN -MH 48 CB -7 CBMH -8 CB 36 STO -3 8-4342 986.39 W 980.84 967.25 12 84 1.00 NE 980.84 48 SAN -1 CBMH -8 CBMH -9 CBIMH 48 STO -5 R- 3067 -V 984.75 SW 980.00 978.00 15 28 1.77 E 980.00 SAN-4 R -1642 CBMH -9 FES -10 CBJMI- 60 STC --5 R- 3067 -V 984.75 N 975.00 970.00 21 163 4.29 W 979.50 E 972.00 CB -11 CB -12 CB 36 STO -3 R4342 991.00 S 98800 SMH -7 12 280 1.00 SAN-1 R -1642 974.74 W CB -12 CB -13 CB 48 5TC -:3 R -4342 990.00 N 985.20 SMH -5 12 129 4.82 S 985.20 N 961.40 CB -13 CB -14 CB 48 STC -3 R-4342 983.24 N 979.00 SAN -MH 15 160 2.50 E 979.00 '959.55 10 CB -14 CBMH -15 CB 48 STO -3 8-4342 979.69 W 975.00 48 15 181 2 -49 E 975.00 10 163 CBMH -15 CBMH -17 CBIMH 60 STCt -:3 R -4342 974.30 E 970.50 SAN -1 27 141 1.41 N 970.50 S 970.50 CB -16A CBMH -16 CB 2406 STC -7 R- 3067 -V 981.08 S 977.00 R -1642 15 34 1.45 10 396 0.60 S CBMH -16 CBMH -18 CBIMH 48 STC -G R- :3067 -V 984.75 NW 976.50 974.50 15 243 3.08 E 976.50 W 944.73 CBMH -17 CBMH -18 CBIMH 48 STO -5 R- 3067 -V 974.79 N 968.50 964.50 27 29 1.72 S 968.50 CBMH -18 STMH -19 CBIMH 60 S-10-5 R- 3067 -V 974.70 N 968.00 964.00 27 133 1,65 W 969.00 S 968.00 STMH -19 FES -20 STMH 60 STC -5 R -1642 968.62 N 965.80 27 44 1,81 SW 968.80 SANITARY SEWER SCHEDULE STRUCTURE NC. SANITARY STRUCTURE TOP OF CASTING ELEVATION INVERT ELEVATION CUTLET PIPE FLOWS FROM FLOWS TO TYPE SVZE finchesi CORCORAN STANDARD DETAIL NO. NEENAH CASTING ASSEMBLY SIZE (inches) LENGTH (feet) SLOPE ( %) SMH -18 SMH -17 SAN -M H 48 SAN -1 R -1642 994.72 SE 986.00 8 150 0.61 W 985.90 SMH -17 SMH -16 SAN -MH 48 SAN -1 R -1642 997.01 E 984.98 8 97 0.40 SW 984.88 SMH -16 SMH -15 SAN -MH 48 SAN -1 R -1642 996.86 E 984.50 8 56 0.41 SE 984.40 SMH -15 SMH -14 SAN -MH 48 SAN -1 R -1642 995.74 NW 984.17 8 246 0.40 S 984.07 SMH -14 SMH -13 SAN -MH 48 SAN -1 R- 1642 994.43 N 983.10 8 185 1.03 S 983.00 SMH -13 SMH -9 SAN -MH 48 SAN -1 R -1642 992.30 N 981.10 8 292 1.37 S 981.00 STUB SM H -11 CLEANOUT 8 SAN-8 VALVE BOX 988.85 E 968.50 8 94 0.63 SMH -12 SMH -11 SAN -MH 48 SAN -1 R -1642 986.68 W 967.91 10 80 0.60 NE 967.81 SMH -11 SMH -10 SAN -MH 48 SAN -1 R -1642 985.06 SW 967.35 10 62 0.80 N 967.25 SMH -10 SMH-9 SAN -MH 48 SAN -1 R -1642 985.34 S 966.74 10 129 0.70 N 966.64 SMH -9 S M H-8 SAN -M H 48 SAN-4 R -1642 987.49 N 977.00 10 308 0.60 S 96574 E 965.64 SMH -8 SMH -7 SAN -MH 48 SAN -1 R -1642 979.59 W 963.80 10 210 0.60 E 963.70 SMH -7 SMH -6 SAN-MH 48 SAN-1 R -1642 974.74 W 962.43 10 144 0.65 S 962.33 SMH -6 SMH -5 SAN -MH 48 SAN -1 R -1642 972.52 N 961.40 10 291 0.60 S 961.30 SMH -5 SMH--4 SAN -MH 48 SAN -1 R -1642 965.97 N '959.55 10 371 0.60 E 959.45 SMH-4 SMH -3 SAN -MH 48 SAN -1 R -1642 968.57 W 957.21 10 163 0.60 S 957.11 SMH-3 SMH -2 SAN -MH 48 SAN -1 R -1642 967.84 N 956.13 10 354 0.60 S 956.03 SMH -2 SMH -1 SAN -MH 48 SAN -1 R -1642 968.53 N 953.90 10 396 0.60 S 953.80 SMH -1 - SAN -MH 48 SAN-4 R -1642 965.32 N 951.44 EX - - W 944.73 E 944.73 DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minn ta. DESIGNED BY: AMT Hakanson Anderson Civil Engineers and Land Surveyors -11 3601 Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson - anderson.com BASS LAKE ESTATES SANITARY 8c STD R M SEWER STRUCTURE SCHEDULES CORCORAN MN SHEET 3 OF 29 SHEETS 8 17 FINAL PUD PLAN SET DRAWN BY: AMT ANA M M. THIE E, P. E. Date 12/6/17 Lic. No. 51317 CHECKED BY: SMN 4124.02 Q w 0 i N O 0 / CD Z_ W W W Z_ � Z N W L / N O N o / N w N > �i 0 K • TT 15' 4' M 4% SLOPE (TYP) 'v. \r SUB -DRAIN (2 SURRMOUNTABLE - CONCRETE CURB & GUTTER (TYP) 0 SEE GRADING PLAN FOR CONTINUATION FINISHED VARIES — 30 FEET BACK TO BACK 2.5% SLOPE / 2.57. SLOPE GRADE 15' 1' Z •11y ---I1'Ir L— 4" CONCRETE SIDEWALK (5' WIDE) 4" TOPSOIL AND SEED (TYP) L-1-1/2" BITUMINOUS WEAR COURSE (SPWEA240B) TACK COAT 2" BITUMINOUS BASE COURSE (SPNWB230B) 8" CLASS 5 AGGREGATE BASE - 12" SELECT GRANULAR BORROW PREPARED SUBGRADE TYPICAL STREET SECTION REFERENCE NOTES: gCONCRETE CURB AND GUTTER SHALL BE PER CITY STANDARD PLATE STR -5. 2 SUB -DRAIN SHALL BE PER CITY STANDARD PLATE STR -4. SEE GRADING PLAN FOR CONTIF "' "T' ^ "' 16 FEET NOTE: EMERGENCY ACCESS MUST PASS A ROLL TEST PRIOR TO RECEIVING TOPSOIL AND SEED. EMERGENCY ACCESS ROUTE 2' WETLAND BUFFER No cutting or disturbance is allowed in this buffer area. This area provides critical wildlife habitat and protects the water quality of the wetland. City of Corcoran,, 5' if NOTE, ALL SIGNS SHALL BE OBTAINED AT CITY HALL STANDARD DETAILS fast Revision Bonestroo JAN, 2006 ® Rosene WETLAND BUFFER SIGN Anderiik & Associates Clty Plate No, Engineers & Architects C❑ R C ❑RAN , M I N N E S❑ T A G E N- 0 8 f r cu ENT PROJECT STANDARD PLATES 1: ^v r TOP OF BITUMINOUS 1 ID SHEET ROAD TITLE j Responsive partner. Exceptional outcomes. : °.. '�"°° MnDOT B618 SUB -DRAIN E \// / �\ D a D g D a D 4 D 4 D ] L z D SHEET NO. REV NO. SURMOUNTABLE • - -: DETAIL, STANDARD PLATE STREET / SUBGRADE GEOTEXTILE FABRIC TYPE V NONWOVEN (8" OVERLAP MIN.) -0 -6 - 4" PERFORATED, SCHEDULE 40 PVC (SOLVENT WELD JOINTS) COARSE FILTER AGGREGATE CLEAR WASHED ROCK) TRENCH DETAIL NOTES: C 1. PLACE SUB -DRAIN BEHIND ALL CURB & GUTTER 250 LF IN EACH DIRECTION FROM CATCH BASINS LOCATED AT LOCALIZED LOW POINTS AND 150 LF UPSTREAM FROM v CATCH BASINS LOCATED IN THE MID SLOPE. i 2. CONNECT SUB -DRAIN TO NEAREST CATCHBASIN. CONNECTION TO BE CORE- DRILLED. DOGHOUSES MUST BE GROUTED BOTH INSIDE AND OUTSIDE OF STRUCTURE. I 3. SLOPE SUB -DRAIN TO CATCH BASIN. 4. SUBDRAIN MAY BE DAYLIGHTED TO DITCH AS APPROVED BY CITY ENGINEER. �I 5. CLEANOUTS ARE REQUIRED AT A MAXIMUM OF 200 FOOT INTERVALS, AT BENDS, W AND AT THE END OF THE RUN. SEE DETAIL STO -23 FOR CLEANOUT DETAIL. q V WENCK cu ENT PROJECT STANDARD PLATES 1: ^v r TOP OF BITUMINOUS 1 T: \2294 - Corcoran \Corcoran logo.jpg SHEET ROAD TITLE j Responsive partner. Exceptional outcomes. : °.. '�"°° MnDOT B618 SUB -DRAIN i REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET NO. REV NO. SURMOUNTABLE CONCRETE CURB AND SKH RWS RWS 28" 2294 -00 STR -4 �1 3/4" PER 4. FEB 2017 SCALE s[ 10" VARIESd THROUGH DRIVEWAY 8 4" 1)/8" r BITUMINOUS CO SURFACE BITUMINOUS CURB i t§ N m a m 0 N 0 E i= JV 0 0 a. 6" VARIABLE DISTANCE TO CENTER LINE Y2 " r \4 I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minn ta. 3" r )2 r TOP OF BITUMINOUS 1 MATERIAL �3 6.25% SLOP MnDOT B612 E10 ° MnDOT B618 D MnDOT B624 D ° CONCRETE CURB AND 19 R61 9 24" B624 GUTTER 12" r 28" r 16" 68" r TOP OF BITUMINOUS MATERIAL CHECKED BY: SMN SURMOUNTABLE CONCRETE CURB AND GUTTER 17)2' 10Y" 28" 1/2" TOP OF BITUMINOUS 5 SLOPE MATERIAL �1 3/4" PER 4. T STANDARD A SECTION 10" VARIESd THROUGH DRIVEWAY 8 4" 1)/8" r BITUMINOUS CO SURFACE BITUMINOUS CURB 6" SHOE FORMED N NOTES: 1. ONCE CURB AND GUTTER ARE INSTALLED, ENSURE EROSION CONTROL MEASURES ARE PROPERLY ESTABLISHED. 2. USE SUITABLE MATERIAL TO BACKFILL AREA BEHIND CURB. WEN K CLIENT PROJECT STANDARD PLATES A ORCORA T: \2294 - Corcoran \Corcoran logo.jpg SHEET TITLE Responsive partner. Exceptional outcomes. ■YI[ IIIN M O 7W1F01! M ws .ww■.�. CURB AND GUTTER REVI DWN I APP REV DATE DWN BY SKH CHK'D RWS APP'D RWS DWG DATE PROJECT NO. 2294 -00 SHEET N0. STR -5 REV N0. JAN 2016 SCALE DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minn ta. DESIGNED BY: AMT Hakanson Anderson Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson- anderson.com BASS LAKE ESTATES TYPICAL S E CT I 0 N S & DETAILS CORCORAN MN SHEET 4 OF 29 SHEETS 2.Z21.417 ADDED DETAIL 2 DRAWN BY: AMT A AM M. THIE E, P.E. Date 12/6/17 Lic. No. 51317 CHECKED BY: SMN 4124.02 J_ Q w 0 I N 0 0 pap C U Q Q E N / 6 U O / O C � E C3 CD Q O to �0 0 �-C U O • / 05 O N to U 0 4124.02 Q Q Q Q SURMOUNTABLE CURB (SEE; 8 -0 o STANDARD PLATE STREET 5 0 0 0 FOR DETAIL) // m O O O Lc h Ln m 2' -0" 4' -0" 2' -0" 1/2"X8" GALVANIZED BOLTS CATCH BASIN FRAME & GRATE 0 r c E WITH CUT WASHERS NEENAH R -3067 V OR // 0 (CARRIAGE, HEX. OR SQ.) o APPROVED EQUAL /� 7 -1/2 USE BI- DIRECTIONAL CASTINGS \�\p� ono p SINGLE -FACED STREET SIGN PANELS 0 1 E �S AT LOW POINTS AND �p� ��P F E E 6" C U C & L C HIGH INTENSITY WITH SPACERS. / / E - - UNI DIRECTIONAL CASTINGS AT � \) - - ° 3A" INSTALL SIGNS ON SAME POST AS PRISMATIC WHITE COPY AND BORDER - t- OTHER LOCATIONS ___.. \� � \� M 0 l STOP SIGN WHERE APPLICABLE. o ON HIGH INTENSITY PRISMATIC GREEN � �: 1' -3 1/4" :: BACKGROUND 0 0 0 ° 0 o a .'' S FV�� P� \� o a. 0 a 0 1-1/2" RADIUS CORNERS / 2 "x2 "x12 SQUARE TELESPAR o a 1' -3 1/4" J 9 a 0 NOTES: S GALVANIZED SIGN POST 4 Ib 2 EACH HOLES ON 7 CENTERS 1. AFTER INSTALLATION OF CURB & ° ° 3 /a" HOLE EACH END IN 1" FROM EDGE 0 NOMINAL 1 "X8 "X8' -0" 2 -2 NO. 1 MIN. GUTTER, ENSURE EROSION CONTROL MEASURES ARE 0 TO CENTER OF HOLE GRADE LUMBER \\J \� PROPERLY ESTABLISHED. \p ISOMETRIC 0 SINGLE FACED Z_ ,q 2. I& GROUND A66E8 � EX. NO SCALE CURB GUTTER IONTO FIp 0 MAXIMUM LENGTH OF 42" TYPE CURB & GUTTER AS IT ��Yo APPROACHES CATCH BASIN. 0 00 1 JgNS /�N O O O ° FINISHED GRADE N 3. DEPRESS CATCH BASIN 2" 1 " TO 2" o Ll BELOW GUTTER LINE DESIGN GRADE. O O O - TREATED o o WOOD POSTS 0 4'X4" X 8' (2) #4 -120" REBARS (TYP) O O O 0 24 "x9" 500 -01396 N0. 2 GRADE 0 - 30 "x9" 500 -01573 LUMBER OR BETTER 0 36 "x9" 500 -01750 z X O 42 "x9" 500 -01923 NOTE 0 THE BARRICADE BOARD FACE SURFACES SHALL BE FULLY REFLECTORIZED IN 10' MIN TRANSITION 10' MIN TRANSITION z ALTERNATE SILVER -WHITE AND RED STRIPING, USING A REFLECTIVE SHEETING z O LA O 2Y4 "x2Y4 "x12ga SQUARE TELESPAR 0 OPTIONAL- CONFORMING TO THE REQUIREMENTS OF SPEC. 3352.2A2B, STANDARD NO. 2. z TOP OF CUR 2 z 4' LONG SIGN ANCHOR o 24"x2j"x18 "x12ga OMNI DIRECTIONAL C_ NOTES: o SLEEVE WITH 4 BLADES PRIOR TO INSTALLING THE REFLECTIVE SHEETING, THE BARRICADE BOARDS rn X z rn O Im o Im SHALL BE GIVEN A COMPLETE COATING OF WHITE WOOD PRIMER PAINT a _ w ::..:.,:.....:.....::.... .: ..:.. - - -- 0.063" THICK ALUMINUM SIGN. _j NOTE: 1. INSTALLATION SHALL BE IN COMPLIANCE WITH THE LATEST VERSION OF THE ; FOLLOWED BY A SECOND COAT OF WHITE EXTERIOR APPLIED ONLY TO THE BLACK LETTERS ON WHITE HIGH MINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES. SURFACES NOT COVERED WITH REFLECTIVE SHEETING. ° I 2 4 -120" REBARS GUTTER LINE DESIGN GRA O # ( ) ° I INTENSITY ° I 2. FOR STREETS WITH SPEED LIMIT GREATER THAN 30 MPH, A 0.7' SIGN WITH ° I N 0 N 0 REFLECTORIZED BACKGROUND. N 0 0.5' LETTERS IS REQUIRED. N o THE BARRICADE BOARDS SHALL BE COMPLETELY PAINTED AND REFLECTORIZED N FRAME & CASTING N a 3. TYPICALLY INSTALLED AT SOUTHWEST CORNER OF INTERSECTION. ALL EQUALS a SHEETING APPLIED BEFORE BEING INSTALLED ON THE POSTS. SECTION A -A U- CHANNEL POST MINIMUM 3LB /FT MUST BE APPROVED BY CITY ENGINEER BEFORE INSTALLATION. 6 -6" LONG, PAINTED GREEN. 4. SIGN SHALL BE CONSTRUCTED OF ALUMINUM PER MNDOT 3352.2A1. THE PLACEMENT OF THE BARRICADE SHALL BE 10' -0" FROM THE END OF W NO SCALE X X ir THE BITUMINOUS ROAD WITH THE BARRICADE CENTERED ON THE ROADWAY w W PLACED AS DIRECTED BY CITY W W FACING THE FLOW OF TRAFFIC. 0 ENGINEER. 0 w w w w No o o o CLIENT PROJECT STANDARD PLATES CLIENT PROJECT STANDARD PLATES CLIENT PROJECT STANDARD PLATES CLIENT PROJECT STANDARD PLATES N A CIL rJE N ,A N A N , CITY OF CORCORAN T: \2294 - Corcoran \Corcoran logo.jpg SHEET SURMOUNTABLE CURB TITLE T: \2294 - Corcoran \Corcoran logo.jpg s" STRUCTURE MARKER TITLE T: \2294 - Corcoran \Corcoran logo.jpg SHEET STREET SIGN DETAIL TITLE T: \2294 - Corcoran \Corcoran logo.jpg s "L PERMANENT TITLE Responsive partner, Exceptional outcomes. Responsive partner. Exceptional outcomes. % LJ Respons +veparmer.Exceptionaloutcomes. % LJ ResponsweparEner .Exceptionaloutcomes. :. -..W- �""''"° TRANSITION AT CATCH BASIN H Q rws � w ° > .. .........._. SIGNS Q ""` "":. ...�""`'"` H niw w ° �..r..a BARRICADE a a a a REV DWN APP REV DATE OWN CHK'D APP'D DWG DATE PROJECT NO. SHEET N0. REV NO. REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET N0. REV N0. REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT NO. SHEET NO. REV NO. REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT NO. SHEET NO. REV N0. Y SKH RWS RWS 2294 -00 ST Y SKH RWS RWS 2294 -00 GEN -4 Y NPW RWS RWS 2294 -00 GEN -5A Y SKH RWS RWS 2294 -00 GEN -6 JAN 2016 SCALE FEB 2015 SCALE DEC 2015 SCALE FEB 2015 SCALE 1 ADA REQUIRED © ALL PEDESTRIAN RAMPS 0 TRUNCATED DOME PE VARIABLE SHALL BE DESIGNED N N N MN /DOT STD. PLATE A AND CONSTRUCTED TO N PL PL E Jam' CATCH BASIN AT P.C. or P.T. m MEASUREMENT FOR PAYMENT 7036E MEET THE LATEST ADA REQUIREMENTS AND m VARIABLE 5' VARIABLE 6 MIN A EXPANSION JOINT TRUNCATED n CONFORM TO THE o �' r' 12 B DOMES TO BE - C LATEST (MIN.) (MIN.) 8618 CURB a_ 10 &GUTTER SURMOUNTABLE E r= NON- PAINTED �� RAMP GUIDDELOINESED I CO E r= lid TRANSITION CURB & GUTTER B INTERGRAL CAST 0 o o 0000000°°°°°°° 0080°0000° °800 24" IN. °°°°°°000 o �°0000000ao "0* °so Na sss0000ssss C o ° ° q ° 1, sa 3,> 0 0 ..::.. o 2 EXPANSION JOINT o 0 888008800888888 a °88880000° °888 88 88 001- 88880000000088 00 ° 880000008 o 6" CONCRETE 6" CONCRETE e 00 8 a 6" SAND OR 6" SAND OR 5' FACE 0 5, ARI B CLASS 5 CLASS 5 CURB MATCH EXISTING NOTE: WALK TO BE 6' WIDE (MIN) DOUBLE CATCH BASIN I VARIABLE 18" 18" WIDTH IF MAINTAINTED BY THE CITY. A QP� , PLAN ROUND ALL SLOPED 8618 CURB C3 ' SECTION A -A TOP OF CURB INTERSECTIONS NEIGHBORHOOD SIDEWALK NEIGHBORHOOD SIDEWALK �- s' & GUTTER 10 SURMOUNTABLE ° ° a THRU 8618 C &G W /BOULEVARD ADJACENT TO BACK OF CURB TRANSITION CURB & GUTTER a. °: , VARIABLE ATCH EXISTING PL 2„ ' 10' 4" 6" 18" 18" SECTION B -B 5' -0" CURB WIDTH 5' -0" CURB & 0.10 FT /FT SLOP 0.10 FT /FT SLOPE VARIABLE VARIABLE 12' 8' 1' PREFERED 2 81 2 'v.: :•••:••,,.'::;:';::•••:;:••:;: q:;:;:;:.; :••:..p::;:;:;:••:y�;:;:••:;::q 6» 3 4" PER FT THRU SECTION B -B NO. 4 REBAR, CONCRETE GUTTER M.H.D. B618 CONC. C & G TYPICAL ° ° ° �° off:.° . '� 8 VARIABLE C-01" i- 2% MIN DRAINAGE SWALE 4:1 SURMOUNTABLE C & G Q. °o DESIGN STREET 4 :1 MAX GRADE 3 3" MIX SPWEA240B SECTION A -A BITUMINOUS PAVEMENT MAX 50:1 PATHWAYS 6" CLASS 5 BASE BITUMINOUS NOUS PAVEMENT o 0 NOTES: 1. ALL RADII ARE MEASURED TO FACE OF CURB. o 6" MIN. AGGREGATE BASE a 12: OR MAX. 20: CONCRETE ° N COMPACTED SUBGRADE 6" CLASS 5 BASE N 2. NO CATCH BASINS WILL BE CONSTRUCTED IN THE INTERSECTION RADII. N N SIDEWALK o N COMPACTED SUBGRADE 3. 30' RADII WILL BE REQUIRED AT INTERSECTIONS OF ALL COLLECTOR TO 6" CONCRETE Z RESIDENTIAL STREETS. z z 4" AGGREGATE BASE z W 20' RADII WILL BE REQUIRED AT INTERSECTIONS OF ALL RESIDENTIAL TO RESIDENTIAL STREETS. X z W -ry SEC A -A CONCRETE CURB & GUTTER W CO UNITY ROADWAY TRAIL CO U IlY GREE AY TRAIL URBAN SECTION 0 z 5 I ION 5 W W W W No o o o CLIENT PROJECT STANDARD PLATES CLIENT PROJECT STANDARD PLATES CLIENT PROJECT STANDARD PLATES CLIENT PROJECT STANDARD PLATES N i. '" N A N L.1".1� N a� W-W.74-TME CITY OF CORCORAN T: \2294 - Corcoran \Corcoran logo.jpg SHEET CURB AND GUTTER TITLE T: \2294 - Corcoran \Corcoranlogo.jpg SHEET CONCRETE T: \2294 - Corcoran \Corcoranlogo.jpg SHEET SIDEWALK T: \2294 - Corcoran \Corcoranlogo.jpg SHEET T CONCRETE WALKS AND Responsive partner. Exceptional outcomes. % Responsive par[iter, Exceptional outcomes, / Responsive part+ter, Exceptional outcomes, � Responsive partner, Exceptional outcomes. row a�� TRANSITIONS W Q tr Aa as aw o•ao-imo '""` ®... '°i"°� VALLEY GUTTER W a tso rater air mei 7o••o►m ""` � °.. '�"'°° tm rover as as �� '""`""""° '°�"°° BITUMINOUS TRAILS REV OWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET N0. REV N0. REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET N0. REV N0. REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET NO. REV N0. REV OWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET N0. REV N0. a a a a SKH RWS RWS 2294 -00 ST R -8 SIKH RWS RWS 2294 -00 STR -10 SKH RWS RWS 2294 -00 STR -12 SKH RWS RWS 2294 -00 STR -13 MAR 2016 SCALE MAR 2016 SCALE MAR 2016 SCALE MAR 2016 SCALE Y `1 Y `1 DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws DESIGNED BY: AMT Hakanson Anderson DETAILS SHEET 5 12/8117 FINAL PUD PLAN SET of the State of Minn ta. Civil Engineers and Land Surveyors DRAWN BY: AMT 3601 Thurston Ave., Anoka, Minnesota 55303 BASS LAKE ESTATES of 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson- anderson.com CORCORAN MN � 29 SHEETS A AM M. THIE E, P.E. Date 12/6/17 Lic. No. 51317 CHECKED BY: SMN 4124.02 w Q w 0 I N 0 0 pap a U Q Q E N / 6 U O O E O _0 O CD Q O 07 / to �-C U O ' / 05 O N to U 0 f a a E U ] %1 E >a 0 L v N I VAY GROUT BOTTOM OF MANHOLE TO A MINIMUM OF 1/2 DIAMETER AT PIPE AND SLOPE GROUT 2" TOWARD INVERT. MANHOLE STEPS SHALL BE PLACED SO THAT OFFSET VERTICAL PORTION OF CONE IS FACING DOWNSTREAM FOR ALL PIPES UP TO 24 ". PLACE STEPS ON RIGHT HAND SIDE WHEN FACING DOWN STREAM FOR ALL PIPES 24" AND OVER. APPRnVFn rASTINnq CASTING A B NEENAH R1642 1 27" 7" - NEENAH FRAME AND COVER OR EQUAL LETTERED, "STORM SEWER ", WITH 2 CONCEALED PICK HOLES. - MINIMUM OF 2 MAXIMUM OF 5 CONCRETE ADJUSTMENT RINGS WITH FULL BED OF MORTAR BETWEEN EACH RING. 1 RING WITH MORTAR = 0.2'. INSTALL INTERIOR I &I BARRIER EULL'S OR APPROVED EQUAL. ONLY PLASTIC SHIMS SHALL BE ALLOWED IF NEEDED. MORTAR SHALL BE AIR ENTRAINED UNDERGROUND UTILITY MORTAR WHICH MEETS OR EXCEEDS ASTM C270 AND ASTM C387. -6" PRECAST REINFORCED CONCRETE MANHOLE SLAB WITH #4 BARS AT 5" O.C. EACH WAY AND 2 - #4 BARS AT ALL SIDES OF OPENING. -TOP BARREL OF SECTION BELOW TOP SLAB TO HAVE FLAT TOP EDGE SEALED WITH 2 BEADS OF RAMNEK OR APPROVED EQUAL. EXTERNAL WRAP (GATOR WRAP OR APPROVED EQUAL) REQUIRED -PIPE SHALL BE CUT OUT 2" FROM INSIDE FACE OF WALL. * *DOG HOUSES MUST BE GROUTED BOTH INSIDE AND OUTSIDE OF STRUCTURE. -MINIMUM SLAB THICKNESS 6" FOR STRUCTURES 14' IN DEPTH OR LESS. INCREASE THICKNESS 1" FOR EACH 4' OF DEPTH GREATER THAN 14', AND REINFORCE WITH 6 "X6" 10/10 MESH. PROJECT STANDARD PLATES 1- Responsive part+�E�ptioloaloutcome T\2294 - Corcoran \Corcoranlogo.jpg R3067V OR EQUAL WITH VANE ME STORM SEWER JUNCTION a 1111111`11JE�. °.. '°�'~°° INSTALL R3290 -A CASTING IN GRATE TO BE 2" BELOW REINFORCED TOP SLAB a REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE TOP OF CURB PROJECT N0. SHEET NO. RINGS WITH FULL BED OF REV N0. / MORTAR BETWEEN EACH RING. APP'D FEB 2017 SKH RWS RWS SCALE SKH 2294 -00 ST O -3 sS E,� STO -5 Y w REV NO REINFORCE WITH 6 "X6" 10/10 MESH. / z RWS o WENT INCREASE THICKNESS 1" FOR EACH 4' OF PROJECT STANDARD PLATES N 5 f a a ] N m a E iu U m ] b E 0 L ONLY PLASTIC SHIMS SHALL BE ALLOWED IF NEEDED. MORTAR SHALL BE AIR ENTRAINED UNDERGROUND UTILITY MORTAR WHICH MEETS OR EXCEEDS ASTM C270 AND ASTM C387. m= o A„ ; 5 VARIES w 4' -0" MIN > �Tl SLOPE ' %Ff. GROUT BOTTOM OF MANHOLE TO A MINIMUM OF 1/2 DIAMETER AT PIPE AND SLOPE GROUT 2" TOWARD INVERT. MANHOLE STEPS SHALL BE PLACED SO THAT OFFSET VERTICAL PORTION OF CONE IS FACING DOWNSTREAM FOR ALL PIPES UP TO 24 ". PLACE STEPS ON RIGHT HAND SIDE WHEN FACING DOWN STREAM FOR ALL PIPES 24" AND OVER. APPROVED CASTINGS CASTING A B NEENAH R1642 27" 7" NEENAH FRAME AND COVER OR EQUAL LETTERED, "STORM SEWER ", WITH 2 CONCEALED PICK HOLES. MINIMUM OF 2 MAXIMUM OF 5 CONCRETE ADJUSTMENT RINGS WITH FULL BED OF MORTAR BETWEEN EACH RING. 1 RING WITH MORTAR = 0.2'. INSTALL INTERIOR I &I BARRIER EULL'S OR APPROVED EQUAL. 6" PRECAST REINFORCED CONCRETE MANHOLE SLAB WITH #4 BARS AT 5" O.C. EACH WAY AND 2 - #4 BARS AT ALL SIDES OF OPENING. ---TOP BARREL OF SECTION BELOW TOP SLAB TO HAVE FLAT TOP EDGE SEALED WITH 2 BEADS OF RAMNEK OR APPROVED EQUAL. EXTERNAL WRAP (GATOR WRAP OR APPROVED EQUAL) REQUIRED PIPE SHALL BE CUT OUT 2" FROM INSIDE FACE OF WALL. 11 1,01 * *DOG HOUSES MUST BE GROUTED BOTH 2 INSIDE AND OUTSIDE OF STRUCTURE. N NO BLOCK STRUCTURES R3067V OR EQUAL WITH VANE ALLOWED. GRATE, 3" RADIUS CURB BOX. 45° SHALL B INSTALL R3290 -A CASTING IN GRATE TO BE 2" BELOW DRIVEWAYS AND VALLEY GUTTER GRADE. 10' GUTTERS. TRANSITION EACH SIDE OF CATCHBASIN CATCH BASIN. VARIABLE MINIMUM OF 2 MAXIMUM OF 0 L 5 CONCRETE ADJUSTMENT TOP OF CURB REV MINIMUM SLAB THICKNESS 6" FOR RINGS WITH FULL BED OF REV DATE DWN MORTAR BETWEEN EACH RING. APP'D STRUCTURES 14' IN DEPTH OR LESS. z SHEET NO. w z CONCRETE COLLAR REQUIRED SKH INCREASE THICKNESS 1 " FOR EACH 4' OF DEPTH THAN I I sS E,� STO -5 GREATER 14', AND w REV NO REINFORCE WITH 6 "X6" 10/10 MESH. / z RWS o WENT INCREASE THICKNESS 1" FOR EACH 4' OF PROJECT STANDARD PLATES N 5 CITY OF C( 4" PVC DRAINTILE CONNECTION. I TITLE RIPRAP jResponsive parmer . Exceptional ou[cnmes. T: \2294 - Corcoran \Corcoranlogo.jpg AT OUTLETS ME STORM SEWER JUNCTION Q °'"�. APP REV DATE MINIMUM REINFORCED TOP SLAB & SUMP REV OWN APP REV DATE D CHWD APP'D DWG DATE FEB 2017 PROJECT NO. SHEET NO. REV NO / N OUTSIDE AND THE INSIDE. STO -1 1 FEB 2017 SKH RWS RWS ISCALE 2294 -00 STO -4 Y 5 UNDERGROUND UTILITY MORTAR WHICH w MEETS OR EXCEEDS ASTM C270 AND o cuENT PROJECT STANDARD PLATES i a a ] N m a E d U m ] 10 E m 0 ] O L 4" PVC DRAINTILE CONNECTION NO BENDS GREATER THAN 45° SHALL BE ALLOWED C BACK OF CURB -�/ FACE OF CURB DIRECTION OF FLOW NOTE: VANE GRATE SHOWN 3' -0" 0 I N LO Mi CATCHBASIN CASTING NEENAH NO BLOCK STRUCTURES R3067V OR EQUAL WITH VANE ALLOWED. GRATE, 3" RADIUS CURB BOX. 45° SHALL B INSTALL R3290 -A CASTING IN GRATE TO BE 2" BELOW DRIVEWAYS AND VALLEY GUTTER GRADE. 10' GUTTERS. TRANSITION EACH SIDE OF CATCHBASIN CATCH BASIN. VARIABLE MINIMUM OF 2 MAXIMUM OF 0 L 5 CONCRETE ADJUSTMENT TOP OF CURB REV DWN RINGS WITH FULL BED OF REV DATE DWN MORTAR BETWEEN EACH RING. APP'D 1 RING WITH MORTAR = 0.2'. PROJECT N0. SHEET NO. REV NO. CONCRETE COLLAR REQUIRED SKH 24" x 36" RWS 2294 -00 STO -5 N0. AROUND THE CASTING AND REV NO PRECAST ,. z RWS 61/2" ALL ADJUSTMENT RINGS. INCREASE THICKNESS 1" FOR EACH 4' OF OF CORCORAN DEPTH GREATER THAN 14' AND REINFORCE 5 FEB 2017 4" PVC DRAINTILE CONNECTION. I TITLE RIPRAP Q '' W °iii -d 3 "GROUT M AT OUTLETS REV OWN APP REV DATE MINIMUM CHWD DOGHOUSES SHALL BE DWG DATE PROJECT N0. SHEET N0. REV N0. Y FEB 2017 NIP °I GROUTED ON BOTH THE RWS SCALE N OUTSIDE AND THE INSIDE. STO -1 1 N ONLY PLASTIC SHIMS SECTION z Uj SHALL BE ALLOWED IF z MMU913. SHALL BE AIR ENTRAINED 5 UNDERGROUND UTILITY MORTAR WHICH w MEETS OR EXCEEDS ASTM C270 AND o cuENT PROJECT STANDARD PLATES N WAY CIZ4 OF CORCORAN % Responsive partter. Exceptional outcomes. Jj T: \2294 - Corcoran \Corcoran logo.jpg TITLE 2'X3' .. �..._. CATCHBASIN REV OWN APP REV DATE OWN CHWD APP'D DWG DATE PROJECT N0. SHEET N0. REV N0. FEB 2017 SKH RWS RWS SCALE 2294 -00 ST i2 f a 4" PVC DRAINTILE CONNECTION NO BENDS GREATER THAN 45° SHALL B ALLOWED ] b E T: \2294 - Corcoran \Corcoran to o.� 9 1P9 TiTIE CATCHBASIN jResponsive partner. Exceptional outcomes. ate. ° �>� 0 L 4 "X36" SLAB OPENING FOR NEENAH 3067V. INSTALL R3290 -A FOR RIVEWAYS AND VALLEY GUTTERS. (VANE RATE SHOWN) IMENSION FROM BACK OF CURB TO ENTER OF PIPE. DIA. MH - 9" IN FROM BACK OF CURB ' DIA. MH - 3" IN FROM BACK OF CURB DIA. MH - 3" BEHIND BACK OF CURB DIA. MH - 9" BEHIND BACK OF CURB DIA. MH - 15" BEHIND BACK OF CURB 0 BLOCK STRUCTURES ALLOWED. INIMUM OF 2 MAXIMUM OF 5 CONCRETE DJUSTMENT RINGS WITH FULL BED OF ORTAR BETWEEN EACH RING. 1 RING 11TH MORTAR = 0.2'. CONCRETE COLLAR EQUIRED AROUND THE CASTING AND ALL DJUSTMENT RINGS. PRECAST REINFORCED CONCRETE SLAB. OP OF BARREL SECTION UNDER TOP SLAB 0 HAVE FLAT TOP EDGE SEALED WITH 2 EADS OF RAMNEK OR APPROVED EQUAL. XTERNAL WRAP (GATOR WRAP OR PPROVED EQUAL) REQUIRED NLY PLASTIC SHIMS SHALL BE ALLOWED IF EEDED. ORTAR SHALL BE AIR ENTRAINED NDERGROUND UTILITY MORTAR WHICH MEETS R EXCEEDS ASTM C270 AND ASTM C387. LL JOINTS IN MANHOLE TO HAVE "0" ING RUBBER GASKETS. *DOG HOUSES MUST BE GROUTED BOTH JSIDE AND OUTSIDE OF STRUCTURE. " PVC DRAINTILE CONNECTION. IPE SHALL BE CUT OUT 2" ROM INSIDE FACE OF WALL. INIMUM SLAB THICKNESS 6" FOR TRUCTURES 14' IN DEPTH OR LESS. !CREASE THICKNESS 1" FOR EACH 4' OF EPTH GREATER THAN 14', AND REINFORCE 'ITH 6 "X6" 10/10 MESH. ROUT BOTTOM o V p WENCK 2 1/2" 3" 4" 4" WENT PROJECT STANDARD PLATES N A nummm ALLOWED Cl DIE: CORCORAN b TOP OF BARREL SECTION UNDER TOP SLAB T: \2294 - Corcoran \Corcoran to o.� 9 1P9 TiTIE CATCHBASIN jResponsive partner. Exceptional outcomes. ate. ° �>� 0 0 L APPROVED EQUAL) REQUIRED MANHOLE REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET NO. REV NO. / SKH RWS RWS 2294 -00 STO -5 N0. 4" PVC DRAINTILE CONNECTION. REV NO FEB 2017 SCALE Y RWS MINIMUM SLAB THICKNESS 6" FOR STRUCTURES 14' IN DEPTH OR LESS. N ` INCREASE THICKNESS 1" FOR EACH 4' OF OF CORCORAN DEPTH GREATER THAN 14' AND REINFORCE % Responsive partner. Exceptional outcomes. FEB 2017 ISCALE TITLE RIPRAP f a ] u a E U N ] f0 E a 0 O L 21■ SEE CITY PLATE NO. STO -11 FOR RIPRAP PLACEMENT. ANCHOR C ISOMETRIC ti TIE LAST 3 PIPE JOINTS. USE 2 TIE BOLT FASTENERS PER JOINT. INSTALL AT 60° FROM TOP OR BOTTOM OF PIPE. FOR PIPES SEGMENTS WITH FES ON BOTH ENDS, ALL PIPE SEGMENTS SHALL BE TIED PROVIDE 3 ANCHOR CLIPS TO FASTEN TRASH GUARD TO FLARED END SECTION. HOT DIP GALVANIZE AFTER FABRICATION. TRASH GUARD SIZING PIPE SIZE BARS 'H' BOLTS 12" 15" 18" 21 " -24" 27 " -36" 42" 48 " -54" 60 " -72" 78 " -90" 3/4 0 3/4 0 3�4" O 1 0 2 1/2" 3" 4" 4" 5/8" 5/8" 5/8" 3/4" 1 "0 1110 1 1/4"0 1 1/4"0 1 1/4 "0 5" 6" 6" 7" 8" 3/4" 3/4" 1 " ill 1" V ^� WENCK CLIENT PROJECT STANDARD PLATES N ,�, "{. CI OF CORCORAN jResponsive partner, Exceptional outcomes. T: \2294 - Corcoran \Corcoran logo.jpg SHEET FLARED END SECTION Lid AND TRASH GUARD REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET NO. REV NO. Y JAN 2016 SKH RWS RWS SCALE 2294 -00 STO -10 f a 4" PVC DRAINTILE CONNECTION NO BENDS GREATER THAN 0 45° SHALL B ALLOWED ] b TOP OF BARREL SECTION UNDER TOP SLAB N w Q 6" �E 36" 4' -0" MIN. 5" QQ QQ CITY OF CORCORAN 0 0 L am PLAN n rAtt!�97 WITH MORTAR = 0.2'. CONCRETE COLLAR to o o 0 -0" ADJUSTMENT RINGS, PLAN CL.3 � VARIES 0 TOP OF BARREL SECTION UNDER TOP SLAB N w Q 6" TO HAVE FLAT TOP EDGE SEALED WITH 2 36" 4' -0" MIN. 5" QQ QQ CITY OF CORCORAN EXTERNAL WRAP (GATOR WRAP OR 48" APPROVED EQUAL) REQUIRED 24 "X36" SLAB OPENING FOR NEENAH R3067V. INSTALL R3290 -A FOR DRIVEWAYS AND VALLEY GUTTERS. (VANE 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 8' DIA. MH - 15" BEHIND BACK OF CURB NO BLOCK STRUCTURES ALLOWED. MINIMUM OF 2 MAXIMUM OF 5 CONCRETE ADJUSTMENT RINGS WITH FULL BED OF MORTAR BETWEEN EACH RING. 1 RING ° WITH 6 "X6" 10/10 MESH. SECTION NO DRAIN HOLES. i WITH MORTAR = 0.2'. CONCRETE COLLAR REQUIRED AROUND THE CASTING AND ALL 18" ADJUSTMENT RINGS, PLAN CL.3 � 6" PRECAST REINFORCED CONCRETE SLAB. CLENT TOP OF BARREL SECTION UNDER TOP SLAB STANDARD PLATES TO HAVE FLAT TOP EDGE SEALED WITH 2 36" BEADS OF RAMNEK OR APPROVED EQUAL. CITY OF CORCORAN EXTERNAL WRAP (GATOR WRAP OR 48" APPROVED EQUAL) REQUIRED STIT� ALL JOINTS IN MANHOLE TO HAVE "0" jResponswe pal tner .Except +onalouttomeS. RING RUBBER GASKETS. ®0 -'111111110 * *DOG HOUSES MUST BE GROUTED BOTH N 3. GRADE A SWALE INSIDE AND OUTSIDE OF STRUCTURE. MANHOLE WITH SUMP ONLY PLASTIC SHIMS SHALL BE ALLOWED IF DWN NEEDED. REV DATE MORTAR SHALL BE AIR ENTRAINED CHWD UNDERGROUND UTILITY MORTAR WHICH MEETS I DWG DATE OR EXCEEDS ASTM C270 AND ASTM C387. N0. 4" PVC DRAINTILE CONNECTION. REV NO PIPE SHALL BE CUT OUT 2" SKH FROM INSIDE FACE OF WALL. RWS MINIMUM SLAB THICKNESS 6" FOR STRUCTURES 14' IN DEPTH OR LESS. N ` INCREASE THICKNESS 1" FOR EACH 4' OF OF CORCORAN DEPTH GREATER THAN 14' AND REINFORCE ° WITH 6 "X6" 10/10 MESH. SECTION NO DRAIN HOLES. i REQUIREMENTS 12" TO 18" No PLAN CL.3 � 21" TO CLENT PROJECT STANDARD PLATES N 36" 16 -24 CUBIC YARDS CITY OF CORCORAN 42" TO 48" T: \2294 - Corcoran \Corcoranlogo.jpg STIT� CATCHBASIN jResponswe pal tner .Except +onalouttomeS. GRANITE RIPRAP ®0 -'111111110 N 3. GRADE A SWALE MANHOLE WITH SUMP REV DWN APP REV DATE OWN BY CHWD APP'D I DWG DATE PROJECT N0. SHEET NO. REV NO Y SKH RWS RWS 2294 -00 N ` STO -6 I OF CORCORAN % Responsive partner. Exceptional outcomes. FEB 2017 ISCALE TITLE RIPRAP Q '' W °iii -d AT OUTLETS REV OWN APP REV DATE OWN CHWD APP'D f a !i ] u m 0 E m U O p iu E a v ] 0 L - GRANITE RIPRAP RIPRAP REQUIREMENTS 12" TO 18" 8 -10 CUBIC YARDS PLAN CL.3 � 21" TO 27" 12 -14 CUBIC YARDS CL.3 30" TO 36" 16 -24 CUBIC YARDS CL.3 42" TO 48" 30 -38 CUBIC YARDS CL.3 54" AND UP 62 &UP CUBIC YARDS CL 4 (ONE CUBIC YARD IS APPROXIMATELY 2,800 LBS.) GRANITE RIPRAP DATE REVISION I hereby certify that this plan, specification, or report was DESIGNED BY: SHEET 12/8117 FINAL BUD PLAN SET prepared by me or under my direct supervision and that I AMT Hakanson Anderson D ETA I LS 6 am a duly Licensed Professional Engineer under the laws of the State of Minn ta. DRAWN BY: Civil Engineers and Land Surveyors of AMT 3601 Thurston Ave., Anoka, Minnesota 55303 BASS LAKE ESTATES CHECKED BY: 763 - 427 -5860 FAX 763 - 427 -0520 29 ANA M M. THIE E, P. E. www.hakanson— anderson.com CORCORAN MN Date 12/6/17 Li c. No. 51317 SMN SHEETS 4124.02 ��77N MIN FABRIC NOTES: 1. FILTER BLANKET REQUIRED UNDER rn RIPRAP OR 2 LAYERS SECTION A -A OF 50OX MIRAFI GEOTEXTILE FILTER -TYPE IV a FABRIC OR EQUAL. ONLY GRANITE RIPRAP N2. TO BE USED AT GRANITE RIPRAP OUTLETS. 1-4 N 3. GRADE A SWALE ADJACENT TO BOTH SIDES OF PIPE TO w DIRECT WATER AWAY Z FROM FES. SECTIO 13— B GEOTEXTILE FILTER -TYPE IV Z WENT PROJECT STANDARD PLATES N ` CITY OF CORCORAN % Responsive partner. Exceptional outcomes. T: \2294 - Corcoran \Corcoran logo.jpg 9 1P9 TITLE RIPRAP Q '' W °iii -d AT OUTLETS REV OWN APP REV DATE OWN CHWD APP'D DWG DATE PROJECT N0. SHEET N0. REV N0. Y FEB 2017 NIP RWS RWS SCALE 2294 -00 STO -1 1 DATE REVISION I hereby certify that this plan, specification, or report was DESIGNED BY: SHEET 12/8117 FINAL BUD PLAN SET prepared by me or under my direct supervision and that I AMT Hakanson Anderson D ETA I LS 6 am a duly Licensed Professional Engineer under the laws of the State of Minn ta. DRAWN BY: Civil Engineers and Land Surveyors of AMT 3601 Thurston Ave., Anoka, Minnesota 55303 BASS LAKE ESTATES CHECKED BY: 763 - 427 -5860 FAX 763 - 427 -0520 29 ANA M M. THIE E, P. E. www.hakanson— anderson.com CORCORAN MN Date 12/6/17 Li c. No. 51317 SMN SHEETS 4124.02 J_ Q w 0 I N 0 0 CL U Q Q E N / 6 U O O E >7 � O ? O O / a: 0 �-C U O - / 05 O N Cn U 0 4124.02 Q Q Q STORMWAT ° EOF ° COMPACTED BACKFILL o 6„ m 0 + + + + + + COMPACTED .0 E Al E + + + + + + + + + + 12" + + + + + + + + + + + + + + + :.. D .. ' BACKFILL y OUTLET CONTROL STRUCT RE 0 + + + + + + + + + + + + + + y " " ►' '• �t 2000# CONCRETE m oo;oo o000 0 + + + + + + + + + + + GRANULAR BORROW + + + + + + + + + ; - ° o,o�o ° + + + D + + + MNDOT SPEC. a ° LOAD FACTOR 2.3 CO 0 6 + + ++ + + + ++ + + + + + + 3149.2131 °' 0.5D D" DENOTES OUTSIDE CLASS A 6„ + + + + + + + + ++ D +12" MIN.-. DIAMETER OF PIPE CONCRETE BACKFILL TO 0.5 F M Jv + + + + + + OUTSIDE DIAMETER WITH SHA ED 0 o 4) ° ° BEDDING. ° :1 SAFETY B ° D +12 "D" DENOTES ° ° a. ° a MIN. OUTSIDE DIAMETER ° (L 12" OF PIPE :. :•, :. COMPACTED 1 12' D BACKFILL + + ++ ACC ES S PIPE FOUNDATION & BEDDING IN GOOD SOILS + + + + B ENO D/4 BUT NOT + + + + + ++ MONDOTESPEC. 3A492HGATE LESS THAN 6" + + + + + + PIPE FOUNDATION IMPROVEMENT MATERIAL (3149.2H) Q CONSIDERED INCIDENTAL WITH COST OF PIPE AND LOAD FACTOR 1.9 GRANULAR BORROW MATERIAL (3149.2B1) IN THIS AREA D +12" MIN "D" DENOTES CLASS B OUTSIDE HAND M ABEDDING MAINTENANCE BENCH Compacted OF ANGULAR PIPE MATERIAL MATERIAL SKIMMER Backfill 4 1 MqX 10:1 STRUCTURE + + + + + + + + + + + + + + + + + N 6" INLET PIPE + + + + + + + + + + + ++ + + + + + + + D COMPACTED + + + + + + D + + + + + + BACKFILL + + + + + + + + + Coarse Filter Aggr. POND OUTLET ELEV. + + + ++ + + + + + + + + + + ++ MnDot Spec. LOAD FACTOR 1.5 OUTLET PIPE 3149.2H. "D" DENOTES 0.5D CLASS C-1 ++ + + + + + + D +12" MIN. ' OUTSIDE 1 TYPICAL BENCH DETAIL MqX + + + + + + ++ + + + + + + ER OF HAND SHAPED FROM FIRM UNDISTURBED + + + + + PIPE WITHIN 10' OF SKIMMER + + + + ++ SOIL OUTLET POND MAINTENANCE BOTTOM 6" J BENCH SAFETY /AQUATIC ; D +12" Min. "D" Denotes ; D COMPACTED E 4. Mqk VEGETATION BENCH outside Diameter of IMPROVED pipe BACKFILL PIPE 0 10:1 + ° FOUNDATION ° D/4 BUT NOT ++ _+ + + COARSE FILTER AGGREGATE o o o LESS THAN 6" + + + + ++ MNDOT SPEC. 3149.2H 2 POND LOAD FACTOR 1.5 n �3'1 "ELEV. / PIPE FOUNDATION & BEDDING IN POOR SOILS / "D" DENOTES CLASS C -2 z ~ 8 1 MqX. z NOTE: z D +12" MIN. OUTSIDE DIAMETER HAND SHAPED FROM W POND W 1. ALL SDR -35 PVC SHALL BE USED TO A DEPTH NOT TO EXCEED 16'. W OF PIPE ANGULAR BEDDING 0 BOTTOM SDR -26 PVC SHALL BE USED FOR DEPTHS GREATER THAN 16'. 0 MATERIAL TYPICAL BENCH DETAIL C -900 PVC SHALL BE USED FOR DEPTHS GREATER THAN 30'. No o o CLIENT PROJECT STANDARD PLATES CLIENT PROJECT STANDARD PLATES CLIENT PROJECT STANDARD PLATES N ,�. & ' N CITY OF CORCORA SHEET TITLE TYPICAL T: \2294 - Corcoran \Corcoranlogo.jpg TITLE DDING METHODS FOR PVC TITLE T: \2294- Corcoran\Corcoranlogo.jpg SHEET BEDDING METHODS a / LJ Responsive partner. Exceptional ouecomes. / LJ Responsive partner, Exceptional outcomes. % Responsive partner. Exceptional ou[ tomes. ,on�ruaarw 7o.so-�o 71111-40-4111111 � �.... MAINTENANCE BENCH � "'� M '° '° W I =per 70„�� �^` °®. '° °° FOR RCP, CMP & DIP REV DWN APP REV DATE OWN CHWD APP'D DWG DATE PROJECT N0. SHEET N0. REV N0. REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET NO. REV N0. REV DWI APP REV DATE DWN CHWD APP'D DWG DATE PROJECT N0. SHEET NO. REV N0. a a a Y NPW RWS RWS 2294 -00 STO -18A Y SKH RWS RWS 2294 -00 BED -1 Y NPW RWS RWS 2294 -00 BED -2 FEB 2017 SCALE JAN 2016 SCALE FEB 2017 SCALE a a a a 2"X6" KEYWAY 2.5' 2.5' 0 0 0 N CAST INTO TYI P I TYP N PLAN VIEW N N N WALL BY N a CLEANOUTS m a N � 2' MINIMUM FINISHED GRAD N .n __ SUPPLIER E E d E ° _ _ E d BAFFLE A III -1 I -11 o WALL °:::.r - 2" MINIMUM OF TOPSOIL - - - - I III III III � CBY E ...... s : E E -I - - - -III- _ I I ABOVE TRENCH 111 I I I I I I I E IN FIELD -1 I I O O O O O -1 -1 -1 -1 CONTRACTOR A � I- III "'III "'III' I I -11 0 °0 °0 °0 °0° #4 @ 12„ O O O O O COURSE FILTER AGGREGATE HORIZONTAL 0 0 70% SAND 30% MN /DOT o ° ° ° ° ° O O O O MNDOT (3149.2H) o a a GRADE 2 COMPOST a guc�) a ELEV.= XXX.X O °O °O °O° #4 ®12» OUTLET CONTROL STRUCTURE 6' o O O O O O O O O O O 4" OR 6" PERFORATED, FOR GRATE A VERTICAL EL 965.0 ; ° O ° O O ° O ° O RIGID, PVC DRAIN TILE. DESIGN SEE SECTION A -A STORMWATER POND 6" PVC PERFORATED DRAINTILE ° O O STO -16 CONCRETE BAFFLE WALL WITHOUT SOCK @ 0.5% - 00 :.. O O ... ° �. � o O � O GRATE SECTION A - A .. .. . • � • . MINIMUM 3" OF GEOTEXTILE FABRIC MNDOT ... EL 963.5 �� - O O O (3733 TYPE 1) ON THE ° FILTRATION / (TYP.) , , , ; , ... , . , 1/4-INCH TYP. ' ���` PEA GRAVEL OR ° AND SIDES OF ° BorroM 2 -4 TRENCH NOTE: g TREATMENT � A O VOLUME EL 963.25 ° WASHED ROCK �1. BAFFLE WALL TO BE SINGLE PIECE AND NWL EL 965.5 0:1 SAFETY orn 4 4 6" PVC TRENCH DETAIL NOTE: 1 WATERTIGHT. BEN _ EL 965.0 i0 ��� �� �� EL 962.5 DRAIN TILE 1. DO NOT WRAP PIPES IN GEO- FABRIC, OR ELEV. =966.7 WHEN BAFFLE WALL Y/ �/ r WITHOUT SOCK �2. HEIGHT IS GREATER AR/� S�\ S�opF �ARiES ( )WASHED K MNDOT 3249 1" - 1 PLACE GEO- FABRIC OVER TOP OF DRAINS. 2. PLACE HOLES UP THAN 3' ABOVE NWL THE FOLLOWING SHALL BE REQUIRED: N 1/4"0 NWL • STEPS SEE FILTRATION VARIES �- a' -o° HOLE WHEN SUMP PUMP LATERALS ARE ELEV. =965.0 • 6' DIAMETER MH TYPICAL TRENCH DETAIL PRESENT MIN OUTLET PIP (STO -20) -� MIN 3' -0" 3 3 3 3 � 1 6" MIN. 90° P\P� IN CALCULATIONS FOR TILE LENGTH CALCULATIONS FOR TILE LENGTH ° ° \N�-E� 8" MIN. SLAB 0 o a 160° 0 6" T THICKNESS a TO DETERMINE THE AREA(SF)OF TRENCH NEEDED, DIVIDE THE PONDED N TO DETERMINE THE AREA(SF)OF TRENCH NEEDED, DIVIDE THE PONDED N N VOLUME (CF)BY 17 CF /SF. (5,000 CF / 17 CF /SF = 294 SF TRENCH / VOLUME (CF)BY 17 CF /SF. (5,000 CF / 17 CF /SF = 294 SF TRENCH / 5' DIA. TYP. z 3 FT = 98 LF OF TRENCH) z 3 FT = 98 LF OF TRENCH) ? PIPE DETAIL ? MANHOLE w w w w 6" AGGREGATE BACKFIL W z z z ( MNDOT SPEC. 3149H) z z z z W w w w No o o o CLIENT PROJECT STANDARD PLATES CLIENT PROJECT STANDARD PLATES CLIENT PROJECT STANDARD PLATES CLIENT PROJECT STANDARD PLATES N � .�°� N A N �& N , ORCORA T. \2294 - Corcoran \Corcoran logo.jpg SHEET TITLE TYPICAL T: \2294 - Corcoran \Corcoran logo.jpg SHEET TITLE TYPICAL T: \2294 - Corcoran \Corcoran logo.jpg SHEET PERFORATED DRAINTILE TITLE T: \2294 - Corcoran \Corcoranlogo.jpg SHEET SKIMMER STRUCTURE WITH a Responsive partner, Excfpuonal ou¢omes. / Responsive parti7er. Exceptional ou[cornes. / Responsive pa +[ner. Exceptional ou[ tomes. / Responsive paruier. Exceptional ou[ tomes. Q > noo rno a� m� � ft- '°�'° FILTRATION BENCH W Q > mo roa as aw mso-imo �^` � NOW '° FILTRATION TRENCH W a > Leo ram amc mnw ire �" � - '°�'° SWALE INSTALLATION W Q > xoo as a�w 7111 - -rmo �^` y °....� ° L REV DWN APP REV DATE DWN CH.- APP'D DWG DATE PROJECT N0. SHEET NO. REV No. REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT NO. SHEET NO. REV NO. REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT NO. SHEET NO. REV N0. REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET NO. REV N0. a a a ii Y SKH RWS RWS 2294 -00 STO -19 Y NPW RWS RWS 2294 -00 STO -20 Y NP RWS RWS 2294 -00 STO -14A Y NPW RWS RWS 2294 -00 STO -17 FEB 2015 SCALE FEB 2017 SCALE FEB 2017 scALE FEB 2017 SCALE DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws DESIGNED BY: AMT Hakanson Anderson DETAILS SHEET 12/8117 FINAL PUD PLAN SET of the State of Minn ta. Civil Engineers and Land Surveyors DRAWN BY: AMT 3601 Thurston Ave., Anoka, Minnesota 55303 BASS LAKE ESTATES of 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson- anderson.com CORCORAN MN 29 SHEETS A AM M. THIE E, P.E. Date 12/6/17 Lic. No. 51317 CHECKED BY: SMN 4124.02 w Q I 0 I N 0 0 pap n U Q Q E N / 0 U O O E O _0 O � Q O 07 / to �-C U N 0 * E / 05 CIO 0 N to U 0 f a v a 0 V %1 E ki S 0 i GROUT BOTTOM OF MANHOLE TO 1/2 DIAMETER AT PIPE AND SLOPE GROUT 2" TOWARD INVERT. CASTING A B R1642 27" 7" R1755G WT REQ. 27" 7" Ess.Bro.309 27" 7" - MANHOLE STEPS SHALL BE PLACED SO THAT OFFSET VERTICAL PORTION OF CONE IS FACING DOWNSTREAM. NEENAH FRAME AND COVER PER TABLE OR EQUAL, LETTERED "SANITARY SEWER" WITH 2 CONCEALED PICK HOLES AND SELF SEALING LID. SEE SPECIFICATION FOR CASTING NUMBER. MINIMUM OF 2 MAXIMUM OF 5 CONCRETE ADJUSTMENT RINGS WITH FULL BED OF MORTAR BETWEEN EACH RING. 1 RING WITH MORTAR = 0.2'. INSTALL INTERIOR I &I BARRIER EULL'S OR APPROVED EQUAL. MORTAR SHALL BE AIR ENTRAINED UNDERGROUND UTILITY MORTAR WHICH MEETS OR EXCEEDS ASTM C270 AND ASTM 387. ONLY PLASTIC SHIMS SHALL BE ALLOWED IF NEEDED. MANHOLE STEPS, COPOLYMER POLYPROPYLEN PLASTIC, WITH 1/2" GRADE 60 STEEL REINFORCEMENT OR EQUAL, 16" ON CENTER ALL JOINTS IN MANHOLE TO HAVE "0" RING RUBBER GASKETS PROVIDE EXTERNAL NEOPRENE SEAL ON ALL JOINTS (GATOR WRAP OR APPROVED EQUAL) PIPE SHALL BE CUT 2" FROM INSIDE FACE OF WALL NOTE: KOR -N -SEAL MANHOLE OR EQUAL CONSIDERED ACCEPTABLE ALTERNATE. ALL DO - HOUSES SHALL BE GROUTED ON INSIDE AND OUTSIDE. COMPACT TO TOP OF PIPE, TO FIRST JOINT MINIMUM THICKNESS OF PRECAST BASE i a a E d U b E ki 0 i ECCENTRIC SIDE OF MANHOLE I O C.] 4 - 1 " DIA. HOLES IN MANHOLE FRAME EVENLY SPACED PLAN VIEW TOP COVER REMOVED 0 I 2711 2 "MIN. WASHER 1/8" T. 2 "O.D.,3 /4 "I.D. 2 REQ./ BOLT O ° • 5/8" GALVANIZED ° BOLT THREADED INSERT °.' TO ACCEPT A 3/4 "0 BOLT / 4 a ' . REQUIRED MANHOLE CONE REINFORCING 4„ NEENAH R- 1755 -G1 FRAME AND COVER OR EQUAL, LETTERED "SANITARY SEWER ", WITH 2 CONCEALED PICK ° HOLES. a A IS 6" FOR STRUCTURES 14' DEEP OR Z ALL INFILTRATION SECTION LESS, AND INCREASES 1" IN THICKNESS w AREAS SHALL BE FOR EVERY 4' OF DEPTH GREATER THAN w REPAIRED UNTIL MANHOLE STEPS, 7" z MANHOLE IS 14', AND REINFORCE WITH 6 "X6" 10/10 i WATER TIGHT. MESH. MIN OF 1 LB. DRIVE IN ANODES WITH MIN 20' a i 4 o CLIENT TRACER WIRE SHALL BE 12 AWG COPPER CLAD PROJECT STANDARD PLATES N AL CITY OF CORCORAN Z jResponsive partner. Exceptional outcomes• WITH 1/2" GRADE 60 STEEL ° s� SANITARY SEWER MANHOLE p1� .. «.......4. T: \2294 - Corcoran \Corcoran logo.jpg X W 3. MIN OF ALLOWED IF NEEDED. REINFORCEMENT OR EQUAL, 0 3/4" EYE a a REV DWN APP REV DATE OWN CHK'D APP'D DWG DATE PROJECT NO. SHEET N0. REV N0. / q DIA EYE 1 ®�, � RM 011, ow .�,..�. FEB 2017 SKH RWS RWS SCALE 2294 -00 SAN -1 THREADED Y REQ /BOLT z INSERT TO ECCENTRIC SHEET NO. W ACCEPT A 3/4 "0 WATERTIGHT 5/8" GALVANIZED z BOLT 4 FEB �27 BOLT 8" LONG i a a E d U b E ki 0 i ECCENTRIC SIDE OF MANHOLE I O C.] 4 - 1 " DIA. HOLES IN MANHOLE FRAME EVENLY SPACED PLAN VIEW TOP COVER REMOVED 0 I 2711 2 "MIN. WASHER 1/8" T. 2 "O.D.,3 /4 "I.D. 2 REQ./ BOLT O ° • 5/8" GALVANIZED ° BOLT THREADED INSERT °.' TO ACCEPT A 3/4 "0 BOLT / 4 a ' . REQUIRED MANHOLE CONE REINFORCING 4„ NEENAH R- 1755 -G1 FRAME AND COVER OR EQUAL, LETTERED "SANITARY SEWER ", WITH 2 CONCEALED PICK ° HOLES. f a a N m a E U O 3 R 0 E id 0 L i 0 z X w z 0 z w a. i a N N m a E d U m 10 E Ad m v s i PRECAST INVERT MUST BE 1/2 DIAMETER OF PIPE AND BENCHES SHOULD BE SLOPED 2" TOWARD N US a A B R1642 27" 7" R1755G WT REQ. 27" 7" Ess. Bro. 309 MANHOLE STEPS, 7" MINIMUM OF 2 AND MAXIMUM OF 5 CONCRETE APP'D ADJUSTMENT RINGS WITH FULL BED OF MORTAR PROJECT N0, COPOLYMER MIN OF 1 LB. DRIVE IN ANODES WITH MIN 20' a i 4 WIRE CONNECTOR SHALL POLYPROPOLENE PLASTIC, TRACER WIRE SHALL BE 12 AWG COPPER CLAD MORTAR SHALL BE AIR ENTRAINED UNDERGROUND X w 27" UTILITY MORTAR WHICH MEETS OR EXCEEDS ASTM Z HMWPE JACKET WITH 1/2" GRADE 60 STEEL ° TRACER WIRE CONNECTOR SHALL BE DRY CONN ONLY PLASTIC SHIMS SHALL BE d X W 3. MIN OF ALLOWED IF NEEDED. REINFORCEMENT OR EQUAL, 0 3/4" EYE a DWN VARIES ^ DWN 16" ON CENTER. N BOLT W/1 " PLASTIC, WITH 1/2" GRADE 60 STEEL Responsive 4' -0" TYP. EQUAL. _ m IPROJECT CTANr1APn PI ATFC REINFORCEMENT OR EQUAL, 16" ON CENTER. q DIA EYE 1 ®�, � RM 011, ow .�,..�. T: \2294 - Corcoran \Corcoran logo.jpg RWS ALL JOINTS IN MANHOLE TO HAVE "0" WASHER 1/8" T. N APP 2 "O.D.,3 /4 "I.D. 2 THREADED CHWD REQ /BOLT z INSERT TO ECCENTRIC SHEET NO. W ACCEPT A 3/4 "0 WATERTIGHT 5/8" GALVANIZED z BOLT 4 FEB �27 BOLT 8" LONG Z REQUIRED MANHOLE SCALE w FACE OF WALL. "0 "- RING GASKET ° MINIMUM OF 5' 7V4�1 o WENCK CLIENT PROJECT STANDARD PLATES N ,► CITY OF CORCORAN EQUAL CONSIDERED ACCEPTABLE ALTERNATE. Responsive partner. Exceptional outcomes. s.HEET WATER TIGHT CASTING FOR H ® .. @,,....,_ T: \2294 - Corcoran \Corcoran logo.jpg SANITARY SEWER MANHOLE d REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE FEB. 2012 PROJECT NO. SHEET N0. REV N0. Y INCREASES 1 " IN THICKNESS FOR EVERY 4' OF SECTION FEB 2017 SKH RWS RWS SCALE 2294 -00 SAN -5 DIP TEE 5 CLIENT PROJECT STANDARD PLATES ,� 111111=3mm CITY OF CORCORAN Responsive partner. Exceptional outcomes. SHEET SANITARY SEWER JUNCTION TITS f a a N m a E U O 3 R 0 E id 0 L i 0 z X w z 0 z w a. i a N N m a E d U m 10 E Ad m v s i PRECAST INVERT MUST BE 1/2 DIAMETER OF PIPE AND BENCHES SHOULD BE SLOPED 2" TOWARD N US MANHOLE STEPS SHALL BE PLACED SO THAT OFFSET VERTICAL PORTION OF CONE IS FACING DOWNSTREAM. STING A B R1642 27" 7" R1755G WT REQ. 27" 7" Ess. Bro. 309 27" 7" MANHOLE STEPS SHALL BE PLACED SO THAT OFFSET VERTICAL PORTION OF CONE IS FACING DOWNSTREAM. w J M g 0_ CL PL JLL IVV I L U NOTES: 1. SEWER SERVICES. 4" (UNLESS OTHERWISE SPECIFIED ON PLANS) SDR 26 OR SCHEDULE 40 PVC SEWER PIPE 2. SLOPE Y4" PER FOOT MINIMUM. RKER TE 3. PIPE JOINTS SHALL BE NON GASKETED, SOLVENT WELD TYPE. 4. ALL PIPE SHALL BE BEDDED IN GRANULAR BORROW 3149.2131 EXCEPT THE LAST TEN FEET WHERE COARSE FILTER AGGREGATE (3149.2H) WILL BE REQUIRED. 5. BENDS OF 45 OR LESS SHALL E USED WITHIN THE LAST 5' OF THE SERVICE IF THE NEENAH FRAME AND COVER OR EQUAL LETTERED DEPTH OF THE SERVICE SHOULD EXCEED 10'. SANITARY SEWER MAIN a 6. "SANITARY SEWER" WITH 2 CONCEALED PICK BE PERMITTED. HOLES AND SELF SEALING LID. E LAN N VALVCO, SNAKEPIT, OR APPROVE EQUAL TRAFFIC MINIMUM OF 2 AND MAXIMUM OF 5 CONCRETE APP'D ADJUSTMENT RINGS WITH FULL BED OF MORTAR PROJECT N0, BETWEEN EACH RING. 1 RING WITH MORTAR = MIN OF 1 LB. DRIVE IN ANODES WITH MIN 20' 0.2'. INSTALL INTERIOR I &I BARRIER EULL'S OR i APPROVED EQUAL. WIRE CONNECTOR SHALL z 9. TRACER WIRE SHALL BE 12 AWG COPPER CLAD MORTAR SHALL BE AIR ENTRAINED UNDERGROUND X w 27" UTILITY MORTAR WHICH MEETS OR EXCEEDS ASTM Z HMWPE JACKET C270 AND ASTM 387. ° TRACER WIRE CONNECTOR SHALL BE DRY CONN ONLY PLASTIC SHIMS SHALL BE d X W 3. MIN OF ALLOWED IF NEEDED. o V^T WENCK a DWN o MANHOLE STEPS, COPOLYMER POLYPROPYLENE DWN CITY OF CORCORAN OR APPROVED PLASTIC, WITH 1/2" GRADE 60 STEEL Responsive partner. Exceptional outcomes. EQUAL. _ m IPROJECT CTANr1APn PI ATFC REINFORCEMENT OR EQUAL, 16" ON CENTER. QI 1 ®�, � RM 011, ow .�,..�. T: \2294 - Corcoran \Corcoran logo.jpg RWS ALL JOINTS IN MANHOLE TO HAVE "0" REV DWN APP VARIES RING RUBBER GASKETS. CHWD APP'D 4' -0" PROVIDE EXTERNAL NEOPRENE SEAL ON ALL SHEET NO. REV N0. TYP' JOINTS (GATOR WRAP OR APPROVED EQUAL) cn FEB �27 SKH ° PIPE SHALL BE CUT 2" FROM INSIDE w SCALE 5" FACE OF WALL. SAN-6 ° MINIMUM OF 5' 7V4�1 Q � MEETS OR EXCEEDS ASTM C270 AND NOTE: KOR -N -SEAL MANHOLE BOOT OR EQUAL CONSIDERED ACCEPTABLE ALTERNATE. UNDISTURBED SOIL, MANHOLE STEPS, COPOLYMER ALL DOG HOUSES SHALL BE GROUTED ON POLYPROPYLENE PLASTIC, WITH 1/2" CONCRETE COLLAR INSIDE AND OUTSIDE.. GRADE 60 STEEL REINFORCEMENT OR AROUND - MINIMUM THICKNESS OF PRECAST BASE IS 6" -0 TYP. FOR STRUCTURES 14' DEEP OR LESS, AND INCREASES 1 " IN THICKNESS FOR EVERY 4' OF SECTION DEPTH GREATER THAN 14', AND REINFORCE WITH 6 "X6" 10/10 MESH. ALL INFILTRATION AREAS SHALL BE 20' ° REPAIRED UNTIL MANHOLE IS WATER TIGHT. DIP TEE 5 CLIENT PROJECT STANDARD PLATES ,� 111111=3mm CITY OF CORCORAN Responsive partner. Exceptional outcomes. SHEET SANITARY SEWER JUNCTION TITS nws tur w ww 10 -n►ae r w.. ..... k- T: \2294- Corcoran \Corcoran logo.jpg MANHOLE DWN APP REV DATE DWN CHK'D APP'D DWG DATE FEB. 2012 PROJECT NO. SHEET N0. REV N0. FEB 2017 SKH RWS RWS IscALE 2294 -00 SAN -2 w J M g 0_ CL PL JLL IVV I L U NOTES: 1. SEWER SERVICES. 4" (UNLESS OTHERWISE SPECIFIED ON PLANS) SDR 26 OR SCHEDULE 40 PVC SEWER PIPE 2. SLOPE Y4" PER FOOT MINIMUM. RKER TE 3. PIPE JOINTS SHALL BE NON GASKETED, SOLVENT WELD TYPE. 4. ALL PIPE SHALL BE BEDDED IN GRANULAR BORROW 3149.2131 EXCEPT THE LAST TEN FEET WHERE COARSE FILTER AGGREGATE (3149.2H) WILL BE REQUIRED. 5. BENDS OF 45 OR LESS SHALL E USED WITHIN THE LAST 5' OF THE SERVICE IF THE SEWER SERVICE DEPTH OF THE SERVICE SHOULD EXCEED 10'. SANITARY SEWER MAIN a 6. NO SERVICE RISERS LESS THAN 3 FEET SHALL BE PERMITTED. 0 7. TRACER WIRE SHALL BE BROUGHT UP ALONG WATERMAIN CURB STOP. INSTALL N VALVCO, SNAKEPIT, OR APPROVE EQUAL TRAFFIC RATED TRACER WIRE ACCESS BOX APP'D WITH 2 LUGS. PROJECT N0, N 8. MIN OF 1 LB. DRIVE IN ANODES WITH MIN 20' WIRE LEAD ARE TO BE INSTALLED AT i EVERY SANITARY SERVICE WYE. WIRE CONNECTOR SHALL z 9. TRACER WIRE SHALL BE 12 AWG COPPER CLAD STEEL ORE WIRE WITH MIN BREAK X w LOAD OF 270 LB FOR OPEN CUT INSTALLATION RATED FOR 30 VOLTS. MIN 45 MIL Z HMWPE JACKET 270 LB FOR OPEN CUT w 10. TRACER WIRE CONNECTOR SHALL BE DRY CONN DIRECT BURY LUG AQUA, PRO -TRACE X W 3. MIN OF 1 LB. DRIVE IN ANODES o V^T WENCK C NT DWN PROJECT STANDARD PLATES N DWN CITY OF CORCORAN OR APPROVED DWG DATE FEB. 2012 Responsive partner. Exceptional outcomes. EQUAL. _ m IPROJECT CTANr1APn PI ATFC s SEWER SERVICE TITLE H 1 ®�, � RM 011, ow .�,..�. T: \2294 - Corcoran \Corcoran logo.jpg RWS CONNECTION REV DWN APP REV DWN CHWD APP'D DWG DATE FEB. 2012 PROJECT NO. SHEET NO. REV N0. Y PROVIDE FOR A ° FEB �27 SKH RWS RWS SCALE 2294 -00 SAN-6 UNDERGROUND UTILITY MORTAR WHICH MINIMUM OF 5' 7V4�1 MEETS OR EXCEEDS ASTM C270 AND OVERLAP INTO ASTM 387. UNDISTURBED SOIL, f a u 0 a E U f0 E a 0 i PVC PIPE BED AND ENCASE IN SELECT GRANULAR, TYPICAL PVC APPLICATION. SERVICE RISER SDR -26 PVC OR SCHEDULE 40 PVC (SOLVENT WELD JOINTS) MINIMUM 6" THICK _ II CONCRETE ENCASEMENT =1 w -1 TRACER WIRE D_ v •J v 4 \ v •_ v I a � D I- UNDISTURBED SOIL N L CITY OF CORCORAN j Responsive parmer , Exceptional ouccomes. A SHEET TITLE SEWER SERVICE ® 1011, 4ft H � SANITARY SEWER MAIN R1755G -I -I (GRAVITY) 3 APP REV DATE DWN CHK'D APP'D DWG DATE FEB. 2012 PROJECT N0, SEE NOTE 3 NOTE: Y SHALL BE 12 AWG COPPER CLAD STEEL ORE WIRE WITH MIN BREAK N 1. TRACER 0 WIRE CONNECTOR SHALL BE DRY CONN DIRECT BURY LUG AQUA, PRO -TRACE DB OR APPROVED EQUAL SCALE N 2. TRACER WIRE SHALL BE 12 AWG COPPER CLAD STEEL ORE WIRE WITH MIN BREAK / LOAD OF c� 270 LB FOR OPEN CUT INSTALLATION RATED FOR 30 VOLTS. MIN 45 MIL z HMWPE JACKET X W 3. MIN OF 1 LB. DRIVE IN ANODES WITH MIN 20' WIRE LEAD ARE TO BE INSTALLED AT EVERY SANITARY SERVICE WYE. DWN z W REV DATE DWN p V 11F OR APPROVED DWG DATE FEB. 2012 PROJECT NO. CLIENT EQUAL. _ m IPROJECT CTANr1APn PI ATFC N L CITY OF CORCORAN j Responsive parmer , Exceptional ouccomes. A SHEET TITLE SEWER SERVICE ® 1011, 4ft H � T: \2294 - Corcoran \Corcoran logo.jpg �� R1755G RISER R REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE FEB. 2012 PROJECT N0, SHEET N0. REV NO. Y SHALL BE 12 AWG COPPER CLAD STEEL ORE WIRE WITH MIN BREAK _ FEB 2017 SKH RWS RWS SCALE 2294 -00 SAN -7 N CONCEALED PICK HOLES AND SELF 2 SUREGRIP SEALING LID. THERMOPLASTIC, s PVC SERVICE LINE TITLE T -LOCK T\2294 - Corcoran \Corcoran logo.jpg MINIMUM OF 2 MAXIMUM OF 5 PROTECTIVE LINER PR PR f a a 1 u 1 Z2 7„ R 0 CASTING A B R1642B 27" 7" R1755G 27" 7" Ess.Bro.309 27" 7" E 3 1. IF CLEANOUT (GROUT o MARKED WITH "SEWER ON LID. 0 2. IF CLEANOUT IS IN ROADWAY, CONTRACTOR MUST INSTALL TOP SECTION OF A VALVE BOTTOM OF MANHOLE TO 1/2 a E 7 1/2" _ 18" OR APPROVE DIAMETER OF PIPE AND SLOPE GROUT 2" TOWARD INVERT ? 4. MIN OF 1 LB. DRIVE IN ANODES WITH MIN 20' WIRE LEAD ARE TO BE INSTALLED AT w EVERY TRACE WIRE ACCESS BOX. w K 5. TRACER WIRE SHALL BE 12 AWG COPPER CLAD STEEL ORE WIRE WITH MIN BREAK _ NEENAH FRAME AND COVER PER MANHOLE TO BE PLAN SECTION TABLE OR EQUAL, LETTERED LINED WITH GSE HORSESHOE DETAILS "SANITARY SEWER ", WITH 2 STUDLINER, AGRU N CONCEALED PICK HOLES AND SELF 2 SUREGRIP SEALING LID. THERMOPLASTIC, s PVC SERVICE LINE TITLE T -LOCK T\2294 - Corcoran \Corcoran logo.jpg MINIMUM OF 2 MAXIMUM OF 5 PROTECTIVE LINER PR PR DWN CONCRETE ADJUSTMENT RINGS WITH REV DATE DWN FULL BED MORTAR BETWEEN EACH RING. OR APPROVED DWG DATE FEB. 2012 PROJECT NO. 1 RING WITH MORTAR = 0.2'. INSTALL EQUAL. _ m Y INTERIOR I &I BARRIER EULL'S OR FEB 2017 SKH RWS APPROVED EQUAL. ISCALE 2294 -00 SAN -8 ONLY PLASTIC SHIMS SHALL BE ALLOWED IF NEEDED. PROVIDE FOR A ° MORTAR SHALL BE AIR ENTRAINED UNDERGROUND UTILITY MORTAR WHICH MINIMUM OF 5' 7V4�1 MEETS OR EXCEEDS ASTM C270 AND OVERLAP INTO ASTM 387. UNDISTURBED SOIL, MANHOLE STEPS, COPOLYMER INSTALL 8" POLYPROPYLENE PLASTIC, WITH 1/2" CONCRETE COLLAR RIES GRADE 60 STEEL REINFORCEMENT OR AROUND - -0 TYP. EQUAL 16" ON CENTER. CONNECTION. MANHOLE STEPS SHALL BE PLACED SO 20' ° , DIP TEE 5 THAT OFFSET VERTICAL PORTION OF MIN " SECTION CONE IS FACING DOWNSTREAM. ALL JOINTS IN MANHOLE TO HAVE "0" FILL WITH RING RUBBER GASKETS. CONCRETE MORT R ::. `. PROVIDE EXTERNAL NEOPRENE AROUND ALL SIDES DIP TO SEAL ON ALL JOINTS (GATOR WRAP BE cn LBOW OR APPROVED EQUAL) rn � WRAPPED 1 /2 DIA OF PIPE SHALL BE CUT 2" FROM INSIDE 3 Q IN POLY °> PIPE FACE OF WALL. MINIMUM THICKNESS OF PRECAST ai",:t ki• ;f ?r�.'•.:r�� {;i� .• BASE IS 6" FOR STRUCTURES 14' o •° { "' °" . ``�` k`�` °'�s' • DEEP OR LESS, AND INCREASES 1" IN o HORSESHOES < THICKNESS FOR EVERY 4' OF DEPTH N (SEE DETAILS) 21" 6" GREATER THAN 14', AND REINFORCE "X6" TH 6 10/10 MESH. i 85" z NOTE: U KOR -N -SEAL MANHOLE OR SECTION EQUAL CONSIDERED ACCEPTABLE Z ALL INFILTRATION AREAS ALTERNATE. ALL DOG HOUSES SHALL 5 SHALL BE REPAIRED BE GROUTED ON INSIDE AND i UNTIL MANHOLE IS WATER OUTSIDE. o "VV WENCK CLIENT PROJECT STANDARD PLATES N & CITY OF CORCORAN jResponsive partner. Exceptional outcomes. SHEET SANITARY SEWER TITLE W 101 w ®1e1et > ..,,w .,,,.._ T: \2294 - Co rcoran \Corcoran logo.jpg DROP INLET MANHOLE REV DWN APP REV DATE DWN CHWD APP'D DWG DATE FEB. 2012 PROJECT N0. SHEET NO. REV N0. Y FEB 2017 SKH RWS RWS SCALE 2294 -00 SAN-4 f a !i u m 0 E m U m p iu E Z a 8 � 0 i EE OTE 4 NOTE: CLEANOUT CAP SHALL BE THREADED MALLEABLE IRON (GALVANIZED) SEE NOTE 3 PVC CLEAN OUT RISER WITH FEMALE THREADED INSERT SCHEDULE 40 PVC SDR -26 NOTE: ENCLOSE LONG SWEEP BEND OR COMBINATION WYE IN CONCRETE AS SHOWN. /-SEE NOTE 3 TRACER WIRE a . D. .^ LONG SWEEP OR TWO 45° BENDS . D' D TRACER WIRE SEE NOTE 4 PVC COMBINATION WYE a D' D' CONCRETE MIN. 1/3 CU. YDS. ZCONCRETE MIN. 1/3 CU. YDS. D of LI E C �oU ��E C oNOTE: CLEANOUT IS REQUIRED FOR EVERY 100 FEET OF SERVICE LENGTH, OR AT BENDS IN SERVICE. 3 NOTE: 1. IF CLEANOUT IS IN DRIVEWAY, CONTRACTOR MUST INSTALL FORT A -1 CASTING, o MARKED WITH "SEWER ON LID. 0 2. IF CLEANOUT IS IN ROADWAY, CONTRACTOR MUST INSTALL TOP SECTION OF A VALVE BOX WITH LID MARKED "SEWER ". N 3. TRACER WIRE SHALL BE BROUGHT UP ALONG CLEANOUT. INSTALL VALVCO, SNAKEPIT, OR APPROVE EQUAL TRAFFIC RATED TRACER WIRE ACCESS BOX. ? 4. MIN OF 1 LB. DRIVE IN ANODES WITH MIN 20' WIRE LEAD ARE TO BE INSTALLED AT w EVERY TRACE WIRE ACCESS BOX. w K 5. TRACER WIRE SHALL BE 12 AWG COPPER CLAD STEEL ORE WIRE WITH MIN BREAK W LOAD OF 270 LB FOR OPEN CUT INSTALLATION RATED FOR 30 VOLTS. MIN 45 MIL CLIENT PROJECT STANDARD PLATES N CITY OF CORCORAN jResponsive partner. Exceptionalouccomes. s PVC SERVICE LINE TITLE H � ® > T\2294 - Corcoran \Corcoran logo.jpg CLEANOUTS R REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE FEB. 2012 PROJECT NO. SHEET NO. REV N0. Y FEB 2017 SKH RWS RWS ISCALE 2294 -00 SAN -8 DATE REVISION I hereby certify that this plan, specification, or report was DESIGNED BY: SHEET 12/8117 FINAL PUD PLAN SET prepared by me or under my direct supervision and that I AMT Hakanson Anderson DETAILS s am a duly Licensed Professional Engineer under the laws of the State of Minn ta. DRAWN BY: Civil Engineers and Land Surveyors of AMT 3601 Thurston Ave., Anoka, Minnesota 55303 BASS LAKE ESTATES CHECKED BY: 763 - 427 -5860 FAX 763 - 427 -0520 29 ANA M M. T H I E E, P. E. www.hakanson - anderson.com CORCORAN MN Date 12/6/17 Lic. No. 51317 SMN SHEETS 4124.02 w Q w 0 I N 0 0 pap . a U Q Q E N / O U O O E O _0 O O Q O 07 / to I a� �-C U O • / 05 O N to U 0 a PIPE SIZE 22 1/2' BEND 45' BEND 90' BEND 5' HYDRA - FINDER B1 D1 TYPE HYDRANT 04 B3 FLAG 6" V -5" TOP V -5" V -5" WATEROUS PACER V -6" 8" MODEL WB -67 -250 4) 2' -1" o HYDRANT 2' -8" 2, -0" VERIFY THREAD TYPE 1' -10" 1' -10" WITH FIRE DEPT. 2' -0" 4' -9" 2' -6" 16" 3' -0" _ OVE-G RUO N D 43 3' -0" TEST STATION. o 20" L_ - GROUNDING ANODE 2' -8" 5-6" 3' (MIN 3' BURY) [L 4' -0" GATE VALVE # 12 AWG COPPER CLAD 4' -4" 3' -0" EXTENSION STEEL ORE WIRE WITH MIN. 3' -10" 9' -8" ROD BREAK LOAD OF 270 LBS 30" - FOR OPEN CUT INSTALL 1 9' -3" 6' -0" LO RATED FOR 30 VOLTS. 45 STATION TO 2' BELOW CONNECT MIL HMWPE JACKET. 5. SEE DETAIL WAT -01 FOR 3 TRACER WI TO MAIN TRAC 2. INSTALL TRACER WIRE WIRE 1.5 CUBIC YARDS BOTTOM GRAVEL OR 3. INSTALL GROUNDING ,f. CRUSHED ROCK. TYLER No. 6860 COVER WITH ANODE WIRE TO BOTTOM POLYETHYLENE MUELLER No. 8'WEe\ICRETE BLOCK GATE VALVE ADAPTOR 1/4" BIBBY - STE- CROIX-I -10361 TIE ALL FITTINGS WITH MIN. OF TWO, 3/4" DIAMETER STEEL WITH PROTECTIVE No. VB516 RODS (STAINLESS STEEL OR EPDXY COATED), OR WITH CONNECT JUMPER NOTE: REQUIREDS COPPER TRACER WIRE FACTORY INSTALLED PLUGS WHENEVER HYDRANTS ARE INSTALLED IN AREAS 1/2" RUBBER GASKET INSTALLED ON ALL PVC WITH HIGH GROUNDWATER LEVEL, AS DETERMINED BY DEWATERING REQUIREMENTS AND THE CITY ENGINEER. THE MAIN NOZZLE SHALL BE PAINTED BLUE FOR ALL HYDRANTS BOTTOM TERMINAL WITH PLUGGED DRAIN HOLES. 2. ALL DUCTILE IRON WATERMAIN FITTINGS SHALL BE FUSION BONDED EPDXY COATED. NOTE: HYDRANT 3. HYDRANTS SHALL BE MARKED WITH STAINLESS STEEL TAG FROM FACTORY. 4. CONTRACTOR SHALL SUPPLY TWO HYDRANT FLAGS, ONE TO BE INSTALLED ON THE a HYDRANT AND THE SECOND DELIVERED TO CORCORAN PUBLIC WORKS. 5. ALL HYDRANT LEADS ARE TO BE CONSTRUCTED WITH POLYWRAPPED DIP, CLASS 52. 6. PROVIDE POLYWRAP UP THE HYDRANT BARREL TO THE BREAK OFF FLANGE. 7. ALL WATERMAIN BOLTS SHALL BE COR -BLUE OR APPROVED EQUAL. N 8. HYDRANTS SHALL BE PAINTED IN ACCORDANCE WITH THE FOLLOWING SCHEDULE: FLOW a RATE OF 1,000 GPM OR MORE - GREEN; FLOW RATE BETWEEN 500 GPM AND 1,000 GPM - YELLOW; FLOW RATE OF 500 GPM OR LESS - RED. 9. ABOVE GROUND TEST STATION SHALL BE COBRA T3 (T2 -R75) OR APPROVED EQUAL. z OUTDOOR RATED PVC CONDUIT SHALL BE INSTALLED FROM BOTTOM OF TEST STATION TO W 2' BELOW FINISH GRADE. SEE DETAIL WAT -11 FOR CONNECTION DETAILS. 5 10. MIN 1 LB. DRIVE IN ANODE WITH MIN. 20' WIRE LEAD. 11. CONNECTORS SHALL BE DRY CONN DIRECT BURY LUG AQUA, PRO -TRACE DB OR No CLIENT PROJECT STANDARD PLATES N Ak NMzq= CITY OF CORCORAN T: \2294 - Corcoran \Corcoran logo.jpg sSHEE HYDRANT D ETAI L jResponsive iaJ partner. Exceptional outcomes. teo row as a� o -�-rmo � IINt 111 wl 70 -OhYQ .. aft ....._. a REV DWN APP REV DATE OWN CHWD APP'D DWG DATE PROJECT NO. SHEET NO. REV N0. SKH RWS RWS 2294 -00 WAT -1 FEB 2017 ISCALE Y i Q NOTES• 1. SHAPE OF BACK OF BUTTRESS MAY VERY AS LONG AS POURED AGAINST n FIRM UNDISTURBED EARTH. E 2. DIMENSION C1,C2,C3 SHOULD BE LARGE ENOUGH TO MAKE D ANGLE 0 EQUAL TO OR E LARGER THAN 90 °. 3. DIMENSION A1,A2,A3 SHOULD BE AS LARGE AS POSSIBLE WITHOUT INTERFERING WITH MJ BOLTS. 4. 0 = 90' MINIMUM. BUTTRESS DIMENSIONS PIPE SIZE 22 1/2' BEND 45' BEND 90' BEND N B1 D1 B2 D2 B3 D3 6" V -5" V -5" V -5" V -5" 2' -1" V -6" 8" V -5" V -5" 2' -1" 1' -6" 2' -8" 2, -0" 12" 1' -10" 1' -10" 3' -4" 2' -0" 4' -9" 2' -6" 16" 3' -0" 2' -0" 3' -10" 3' -0" 6' -2" 3' -6" 20" 3' -6" 2' -8" 5-6" 3' -4" 8' -4" 4' -0" 24" 4' -4" 3' -0" 6' -10" 3' -10" 9' -8" 5-0" 30" - - 1 9' -3" 6' -0" 17' -0' STATION TO 2' BELOW i 5. PLACE POLYETHYLENE BETWEEN CONCRETE & PIPE. 6. MEGALUGS SHALL BE INSTALLED ON ALL BENDS. 0- SEE NOTE 0- SEE NOTE 4 N I PLAN 90' BENDS A /lTC SEE 1 PLAN 45' BENDS PLAN 22 1/2' BENDS 0- SEE NOTE Variable -a�-I 3' Mind .. 4 , ,1 s CONCRETE SHALL BE IN CONTACT + a+ WITH THIS 90.0 +C2 Q o QUADRANT OF PIPE 6• A A:a BEDDING MATERI UNDISTURBED EARTH CONCRET SECTION A -A PLAN 3 WAY TEES NOTE: ALL WATERMAIN BOLTS SHALL BE COR -BLUE OR APPROVED EQUAL o �^ WENCK 7.5' MINIMUM CLIENT PROJECT STANDARD PLATES N WATER LID No. 6860 j Responsive partner. Exceptional outcomes. TYLER T: \2294 - Corcoran \Corcoranlogo.jpg ssH ECONCRETE THRUST BLOCKING I Responsive partner. Exceptional outcomes. Iw I4w 0 ®aw lo�-47F M 9W .....ra. -M E BIBBY- STE -CROIX No. B -5160 GATE VALVES d REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET NO. REV NO. Y 1 SKH RWS RWS 2294 -00 WAT- 6 BIBBY - STE -CROIX MECH. COMPACT E PVC WATER /-, � FEB 2017 I SCALE VB520 No. 57 TYLER No. 6860 26» TYLER NO. 6860 MUELLER NO. MUELLER No. 26" M H -10357 BIBBY - STE -CROIX BIBBY - STE- CROIXI -10361 27" B -5001 GATE VALVE BOX, VB522 No. 59 SHAFT, SIZE G BOX, 7' -6" 7.5' MINIMUM COVER REQUIRED DROP OVER TOP OF WATER MAIN. WATER LID No. 6860 j Responsive partner. Exceptional outcomes. TYLER No. 18 I MUELLER H -10361 EXTENSIONS REQUIRED ON ALL E BIBBY- STE -CROIX No. B -5160 GATE VALVES 0 ADJUST TOP TO 1/2" BELOW GRADE. SHALL BE MANUFACTURED IN BOX TO BE SET TO PROVIDE 12" OF EXTENSION SHALL BE WITHIN ADJUSTMENT. THE U.S. OR CANADA, OR AS 1 -2' OF FINISHED GRADE E 2294 -00 WAT -2 APPROVED BY THE CITY GRADE 20" JAN 2016 IscALE ENGINEER. BIBBY - STE -CROIX MECH. COMPACT E PVC WATER /-, � TOP RESILIANT WEDGE VALVE VB520 No. 57 TYLER No. 6860 26» TYLER NO. 6860 MUELLER NO. MUELLER No. 26" M H -10357 BIBBY - STE -CROIX BIBBY - STE- CROIXI -10361 27" B -5001 GATE VALVE BOX, VB522 No. 59 No. VB502 SCREW TYPE, 3 PIECE, 5 1/4" SHAFT, SIZE G BOX, 7' -6" 0 I A BASE N i ,..:.. MEGALUGS z 8" CONCRETE BLOCK (TYP) w z NOTE: ALL WATERMAIN BOLTS ARE TO BE COR -BLUE OR AN z APPROVED EQUAL w N N o CUEN7 PROJECT STANDARD PLATES N EXTENDED, #6 ROUND BASE EXTENSION 14" SHEET ITLE GATE VALVE AND j Responsive partner. Exceptional outcomes. Q'j TYLER No. 58 18 REV DWN ALL VALVE BOX COMPONENTS No. 59 24„ CHK'D APP'D SHALL BE MANUFACTURED IN No. 60 SHEET N0. REV N0. c o A THE U.S. OR CANADA, OR AS MUELLER No. 58 14" 2294 -00 WAT -2 APPROVED BY THE CITY No. 59 20" JAN 2016 IscALE ENGINEER. BIBBY - STE -CROIX MECH. COMPACT E PVC WATER /-, � 4" TNSULATIO RESILIANT WEDGE VALVE VB520 No. 57 9" SCALE CONFORMING AWWA C- 509 -80 VB521 No. 58 14" ISCALE TO GRADE STANDARDS INSTALLED WITH A VB522 No. 59 20 4. PLUG DRAIN HOLES ONLY IF VALVE BOX ADAPTER TYPE II. VB523 No. 60 26" DIRECTED BY CITY ENGINEER STATION TO 2' BELOW 5. SEE DETAIL WAT -01 FOR 3 ADAPTOR REQUIRED ON ALL GATE INSTALLATION DETAILS 2. INSTALL TRACER WIRE VALVES BOTTOM 3. INSTALL GROUNDING TYLER No. 6860 65" ANODE WIRE TO BOTTOM MUELLER No. 65" GATE VALVE ADAPTOR 1/4" BIBBY - STE- CROIX-I -10361 60" STEEL WITH PROTECTIVE No. VB516 N 4. CONNECT JUMPER COATING COPPER TRACER WIRE 1/2" RUBBER GASKET INSTALLED ON ALL PVC INSTALLED BETWEEN THE GATE BOTTOM TERMINAL w VALVE AND GATE VALVE ER MA NOTE: HYDRANT SHALL BE PACER MODEL WB67 -250 ADAPTOR 0 I A BASE N i ,..:.. MEGALUGS z 8" CONCRETE BLOCK (TYP) w z NOTE: ALL WATERMAIN BOLTS ARE TO BE COR -BLUE OR AN z APPROVED EQUAL w N N o CUEN7 PROJECT STANDARD PLATES N DIRCORAN STANDARD PLATES T: \2294 - Corcoran \Corcoran logo.jpg SHEET ITLE GATE VALVE AND j Responsive partner. Exceptional outcomes. Q'j T: \2294- Corcoran \Corcoran logo.jpg BOX INSTALLATION REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET N0. REV N0. c o A 1 SKH RWS RWS 2294 -00 WAT -2 CHWD I APP'D LO w z 0 w g JAN 2016 IscALE Y MINIMUM MECH. COMPACT E PVC WATER /-, � 4" TNSULATIO SELECT GRANULAR AIN 2294 -00 1 WAT -7 SCALE i Q POWERSEAL, ROMAC, OR APPROVED �\ CLIENT PROJECT STANDARD PLATES N ILE X\ N T: \2294- Corcoran \Corcoran logo.jpg WET TAP m 0 E T: \2294 - Corcoran \Corcoran logo.jpg SHEET TITLE WATER MAIN lu U m jResponsive partner. Exceptional outcomes. DRY CONN DIRECT BRY LUG 111111W E M w ®aw 711111`-� Y W....a.,r�. AQUA, PRO -TRACE DB OR \/\ D A%ja. c o A E DWN GRADE REV DATE DWN 131 CHWD I APP'D LO w z 0 w g 5° BEND OBSTRUCTION VARIABLE i z � a- MINIMUM MECH. COMPACT E PVC WATER /-, � 4" TNSULATIO SELECT GRANULAR AIN 2294 -00 1 WAT -7 z -1 lmqqpw 3/4" STAINLESS OR EPDXY 3/4" STAINLESS COATED TIE OR EPDXY COATED RODS, LLJJ���OSSR TIE RODS, OR SELECTMINAvUCRR MEGALUGS. 45° BEND 45° BEND 3/4" STAINLESS OR EPDXY COATED TIE RODS, OR NOTE: MEGALUGS. 1. ALL FITTINGS SHALL BE FUSION BONDED EPDXY COATED DUCTILE IRON TO MEET OR EXCEED ANSI /AWWA C550 AND C116/A21.116 REQUIREMENTS. 2. MEGALUGS, IF USED SHALL BE SNUG FIT ON CIP WATER MAIN AND SHALL BOLTS SHALL NOT BE "SNAPPED" TIGHT. 3. SELECT GRANULAR WILL BE REQUIRED BETWEEN INSULATION, WATER MAIN, AND OBSTRUCTION. ° 4. ALL BENDS SHALL HAVE MEGALUGS OR TIE RODS WITH BLOCKING IN o ACCORDANCE WITH STANDARD PLATE WAT -5. N 5. COPPER TRACER WIRE SHALL BE USED ON PVC WATERMAIN. 6. ALL WATERMAIN BOLTS SHALL BE COR -BLUE OR APPROVED EQUAL. z Uj w w z 0 w No POWERSEAL, ROMAC, OR APPROVED �\ CLIENT PROJECT STANDARD PLATES N ILE X\ a W . T: \2294- Corcoran \Corcoran logo.jpg WET TAP jD1 T: \2294 - Corcoran \Corcoran logo.jpg SHEET TITLE WATER MAIN OFFSET jResponsive partner. Exceptional outcomes. DRY CONN DIRECT BRY LUG 111111W E M w ®aw 711111`-� Y W....a.,r�. AQUA, PRO -TRACE DB OR \/\ APPROVED EQUAL CONNECTOR A%ja. c o A REV DWN APP REV DATE DWN 131 CHWD I APP'D DWG DATE PROJECT 10. SHEET NO. Y REV NO. Y SKH I RWS I RWS 2294 -00 1 WAT -7 JAN 2016 SCALE CONDUIT SHALL BE JAN 2016 ISCALE TO GRADE INSTALLED FROM 4. PLUG DRAIN HOLES ONLY IF BOTTOM OF TEST DIRECTED BY CITY ENGINEER a 0 E U D 6 E 4) 0 i FUSION BONDED EPDXY COATED DUCTILE IRON OR STAINLESS STEEL TAPPING CONCkRETHRUST BLOCKING 7.5' MINIMUM COVER REQUIRED OVER TOP OF WATER MAIN. .�RESILIANT WEDGE VALVE SCONFORMING TO AWWA C -509 -8 - MEGTAALNMDS SECTION A -A . ' -1 11i /: / /: / /: /'' COMPACTED GRANULAR RE ql-hJ-R BED CONCRETE THRUST EARTH NCRETE BLOCKING BLOCK NOTE: ALL WATERMAIN BOLTS SHALL BE COR -BLUE OR AN APPROVED EQUAL p V F WENCK POWERSEAL, ROMAC, OR APPROVED �\ EQUAL FUSION BONDED EPDXY COATED �/� DDUC ISLEEVE. O OR STAINLESS STEEL T: \2294 - Corcoran \Corcoran logo.jpg 1P9 ILE X\ a W . T: \2294- Corcoran \Corcoran logo.jpg WET TAP jD1 -COPPER APP ALL VCCWATERIRMAINSTALLED \� DRY CONN DIRECT BRY LUG APP'D AQUA, PRO -TRACE DB OR \/\ APPROVED EQUAL CONNECTOR A%ja. c o A �j O° PLAN FUSION BONDED EPDXY COATED DUCTILE IRON OR STAINLESS STEEL TAPPING CONCkRETHRUST BLOCKING 7.5' MINIMUM COVER REQUIRED OVER TOP OF WATER MAIN. .�RESILIANT WEDGE VALVE SCONFORMING TO AWWA C -509 -8 - MEGTAALNMDS SECTION A -A . ' -1 11i /: / /: / /: /'' COMPACTED GRANULAR RE ql-hJ-R BED CONCRETE THRUST EARTH NCRETE BLOCKING BLOCK NOTE: ALL WATERMAIN BOLTS SHALL BE COR -BLUE OR AN APPROVED EQUAL p V F WENCK CLIENT PROJECT STANDARD PLATES N 117 CORCORAN_ N ,�. "{. T: \2294 - Corcoran \Corcoran logo.jpg 1P9 STITLE WATERMAIN j Responsive partner, Exceptional outcomes. a W . T: \2294- Corcoran \Corcoran logo.jpg WET TAP REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET NO. REV NO. REV DATE 1 SKH RWS RWS 2294 -00 WAT -4 SHEET NO. PROJECT NO. REV NO. JAN 2016 I SCALE Y RWS 2294 -00 WAT -10 WAT- 5 OUTDOOR RATED PVC JAN 2016 SCALE f Q N 0 E U N D :v E 0 i DESIGN OR EXISTING GRADE B I I�MINIMUM 4" SAND FILL ________________________ 4" MINIMUM RIGID ------------------ - - - - -- STYROFOAM INSULATION SAND FILL RIGID INSUI ATION NOTE: PIPE SHALL BE CENTERED UNDER INSULATION UNLESS OTHERWISE SPECIFIED. COVER OVER PIPE - A WIDTH OF INSULATING BOARD - B 2' 1 1 ' 3' 9' 4' 7' 5' 5' 0 6, 3, N 6 V ^� WENCK CLIENT PROJECT STANDARD PLATES N ,�. "{. Cl OF CORCORAN CURVED GROUNDIN SEGMENTAL ANODE z CI T: \2294- Corcoran \Corcoran logo.jpg TIHTLE INSULATION DETAIL jResponsive partner, Exceptional outcomes. ♦d Iw pw 0 ®� 70-411-4111411t z SEE SAN -6 FOR PROVIDE "GOOSENECK" 1. REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT NO. SHEET NO. PROJECT NO. REV NO. Y SKH RWS RWS 2294 -00 WAT -10 WAT- 5 OUTDOOR RATED PVC JAN 2016 SCALE CONDUIT SHALL BE TO GRADE INSTALLED FROM 4. PLUG DRAIN HOLES ONLY IF BOTTOM OF TEST NOTES: . ALL NEW CURB BOXES MUST HAVE RISER RODS ADJUSTABLE UP AND DOWN FOR 8' OF COVER. WHEN AN EXISTING CURB BOX IS ON A CONSTRUCTION OR RECONSTRUCTION PROJECT, RISER RODS SHALL BE INSTALLED TO ALL CURB BOXES ON THAT PROJECT. o 2. PLACEMENT OF CURB STOP AND BOX ON PRIVATE STREETS SHALL BE 9' BEHIND THE E PROPERTY LINE WITH NO COPPER STUBBED PAST THE CURB STOP AND BOX. . COPPER IS TO BE ONE PIECE, NO JOINTS, COUPLINGS, ETC., ALLOWED FROM MAIN TO CURB STOP. EWATER SERVICE AND SANITARY SEWER SERVICE SHALL HAVE A 3' HORIZONTAL SEPARATION. 5. CURB BOXES LOCATED IN DRIVEWAYS OR PARKING LOTS SHALL BE COVERED WITH A FORD A -1 METER BOX COVER. . A "W" STAMP PER CITY PLATE #STR -24 MUST BE PLACED ON THE FACE OF CURB WHEREVER CURB AND GUTTER CROSSES A WATER SERVICE. 0 7. METAL FENCE POST AT END OF WATER AND SANITARY SERVICE, 4' ABOVE GRADE WATER FENCE POST TO BE PAINTED BLUE. SANITARY FENCE POST TO BE PAINTED GREEN. ALL PIPE SHALL BE BEDDED IN GRANULAR BORROW 3149.2B1. 7. TRACER WIRE SHALL BE BROUGHT UP ALONG WATERMAIN CURB STOP. INSTALL VALVCO, SNAKEPIT, OR APPROVE EQUAL TRAFFIC RATED TRACER WIRE ACCESS BOX WITH 2 LUGS. B. MIN OF 1 LB. DRIVE IN ANODES WITH MIN 20' WIRE LEAD ARE TO BE INSTALLED AT EVERY TRACE WIRE ACCESS BOX. 3. TRACER WIRE SHALL BE 12 AWG COPPER CLAD STEEL ORE WIRE WITH MIN BREAK LOAD OF 270 LB FOR OPEN CUT INSTALLATION RATED FOR 30 VOLTS. MIN 45 MIL HMWPE JACKET 0. TRACER WIRE CONNECTOR SHALL BE DRY CONN DIRECT BURY LUG AQUA, PRO -TRACE DB OR APPROVED EQUAL. VARIABLE R VARIABLE VARIABLE METAL FENCE POS D & U EASEMENT NEENAH CASTING #R- 1914 -B, 1' FORD Al, OR EQUAL INSTALLED OVER CURB STOP LOCATED IN TRACER WIR "W" STAMP ON DRIVEWAY OR PARKING L ACCESS BOX FACE OF CURB MALE THREADED CURB STOP WHERE CURB & AND BOX WITH RISER ROD GUTTER WITHIN 1' OF FINISHED GR CROSSES A NATION ATER SERVICE TYPE w w "K" COPPER 1" 8' COVER m Q MINIMUM (MIN) g 1" FORD FB -600 � Q Q BALLCORP CORPORATION N / CUE i WATER MAIN 2 WIRE CURVED GROUNDIN SEGMENTAL ANODE z CI MANHOLE W SANITARY SEWER COPPER WATER SERVICE BLOCK z SEE SAN -6 FOR PROVIDE "GOOSENECK" 1. SERVICE DETAILS SLACK TO ALLOW FOR DWN No V ^r WENCK CUE PROJECT STANDARD PLATES N L CI T:\2294- Corcoran \Corcoran logo.jpg TITLE WATER SERVICE jResponsve partner. Exceptional outcomes. ®w>,1 ; ..7.......,._, 1. ABOVE GROUND TEST CONNECTION REV DWN APP REV DATE DWN BY CHWD APP'D I DWG DATE PROJECT NO. SHEET NO. REV N0. Y SKH RWS RWS 2294 -00 WAT- 5 OUTDOOR RATED PVC FEB 2017 ISCALE CONDUIT SHALL BE TO GRADE INSTALLED FROM 4. PLUG DRAIN HOLES ONLY IF f Q !i N m 0 E m U O D E a 0 i HYDRANT LOCATOR SUPPLIED W/ EACH HYDRAN y STAINLESS STEEL BRA KET TO PERMANENTLY SE URE ACCESS BOX TO G ADE F NGE NOZZLE SECTION OPERATING NUT - 1 " PENT�G�f 2" HOSE CONNECTION (THREAD IrSIZE // 3.062" O.D., 7 1/2 TPI) 5" PUMPER CONNECTION ( STORZ NOZZLE) NUT CAP WITH CHAIN 40ME TWO 2 1/2" NOZZLES PLUS 5" STORZ PUMPER NOZZLE 6 V ^r WENCK CLIENT PROJECT STANDARD PLATES NORMAL GROUND LINE L CI T: \2294- Corcoran \Corcoran logo.jpg SHEET TITLE HYDRANT j Responsive partner. Exceptional outcomes. Yi-/I II�wM . O M 1. ABOVE GROUND TEST REV DWN NOTES: REV DATE STATION SHALL BE CHWD APP'D DWG DATE 1. 22" BREAKOFF SECTION SHEET NO. COBRA T3 (T2 -R75) OR 2. LEFT HAND OPERATING NUT NP W APPROVED EQUAL. RWS 2294 -00 (1 1/2" POINT TO FLAT) OUTDOOR RATED PVC FEB 2017 3. PAINT BARREL SECTION RED CONDUIT SHALL BE TO GRADE INSTALLED FROM 4. PLUG DRAIN HOLES ONLY IF BOTTOM OF TEST DIRECTED BY CITY ENGINEER STATION TO 2' BELOW 5. SEE DETAIL WAT -01 FOR 3 FINISH GRADE. INSTALLATION DETAILS 2. INSTALL TRACER WIRE TO MIDDLE TERMINAL 3. INSTALL GROUNDING o ANODE WIRE TO BOTTOM TERMINAL N 4. CONNECT JUMPER -C BETWEEN MIDDLE AND BOTTOM TERMINAL w NOTE: HYDRANT SHALL BE PACER MODEL WB67 -250 6 V ^r WENCK CLIENT PROJECT STANDARD PLATES N L CI T: \2294- Corcoran \Corcoran logo.jpg SHEET TITLE HYDRANT j Responsive partner. Exceptional outcomes. Yi-/I II�wM . O M REV DWN APP REV DATE DWN CHWD APP'D DWG DATE PROJECT N0, SHEET NO. REV N0. Y NP W RWS RWS 2294 -00 WAT -1 1 FEB 2017 SCALE DATE REVISION I hereby certify that this plan, specification, or report was DESIGNED BY: SHEET 12/8117 FINAL PUD PLAN SET prepared by me or under my direct supervision and that I AMT Hakanson Anderson D ETA I LS 9 am a duly Licensed Professional Engineer under the laws of the State of Minn ta. DRAWN BY: Civil Engineers and Land Surveyors of AMT 3601 Thurston Ave., Anoka, Minnesota 55303 BASS LAKE ESTATES CHECKED BY: 763 - 427 -5860 FAX 763 - 427 -0520 29 ANA M M. THIE E, P. E. www.hakanson- anderson.com CORCORAN MN Date 12/6/17 Li c. No. 51317 SMN SHEETS 4124.02 J Q I 0 I N 0 0 pap n U Q Q E N 6 U O 0 E O 0 � O Q 0 07 / �Q) 0 �-C U O 'E / 05 'Co o Cn �i 0 f a a E d U STEEL FENCE (T -POST) E MINIMUM 5' LONG, 6' MAX. SPACING ATTACH FABRIC TO POSTS 0 WITH MINIMUM 3 ZIP TIES (50 LB TENSILE) PER POST IN TOP 8" OF FABRIC GEOTEXTILE FABRIC - OVERLAP FABRIC 6" AND FASTEN AT 2' METWR IN THE TRENCH FABRIC ANCHORAGE TRENCH BACKFILL TRENCH WITH TAMPED NATURAL SOIL DIRECTION OF F- Z Z 00 �. �Ld �o N m W N O 0- 6" r MIN. o I SUPPORT POST N ANCHORAGE IN -SITU SOIL V^"IF W E N C K CLIENT PROJECT STANDARD PLATES N CI 100 T\2294 - Corcoran \Corcoranlogo.jpg SHEET SILT FENCE TITLE w Respnsepar' Exceptional ,tcrnes � —. 70-41111-041t 8 MACHINE SLICED a REV DWN APP REV DATE DWN CHK'D A DATE PROJECT N0. SHEET NO. REV N0. / SKH RWS RWS 2294 -00 ERO -1 A DWG DATE PROJECT N0. SHEET N0. FEB 2015 SCALE Y RWS w 2294 -00 ERO -9 o CLIENT SCALE PROJECT i a 7 N a a E d U N R N E 3 0 N I i 6" X 6" TRENCH WITH LEADING EDGE OF TYPE IV GEOTEXTILE FABRIC STAPLED AT 4' INTERVALS AND BACKFILLED WITH NATURAL SOIL ROCK WEEPER, BIO WEEPER, OR CHECK DAM F� 0 NOTE: POINT 1 MUST BE A MINIMUM OF 6" HIGHER THAN POINT 2 TO ENSURE THAT WATER FLOWS OVER THE DITCH CHECK AND NOT AROUND THE ENDS. DITCH CHECK SPACING (USE FOR 5B AND 5C) POINT 1 POINT 2 MIN. 6" OVERLAP IF NECESSARY STAPLE 1' O.C. 6" 11 GAUGE METAL STAPLES SPACED 2' O.C. TYPE IV GEOTEXTILE FABRIC DITCH GRADE INTERVAL PROJECT STANDARD PLATES FT 2 100 4 75 6 50 8 40 10 25 10+ 25 No CLIENT PROJECT STANDARD PLATES N l CITY OF CORCORAN_ jResponsive paruier,Exeepuonalou[comes. T: \2294 - Corcoran \Corcoranlogo.jpg STr"TLE DITCH CHECK: 3D VIEW Q *9" .. FOR 5B, 5C, AND SPACING > d REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET N0. REV N0. Y FEB 2015 SKH RWS RWS SCALE 2294 -00 ERO -5A f a a N N m a E d U m R 0 E 0 i ANCHOR TRENCH (SEE DETAIL AND NOTES BELOW) STAPLE DENSITY SHALL BE A MINIMUM OF 3 U- SHAPED 8 ", 11 GAUGE METAL STAPLES PER SQUARE YARD (THIS MAY VARY AS DIRECTED BY THE CITY). OVERLAP END JOINTS MINIMUM OF 6" AND STAPLE OVERLAP AT 1.5' INTERVALS. SEE PLAN FOR TYPE OVERLAP LONGITUDINAL JOINTS MINIMUM OF 6" ANCHOR TRENCH 1' TO 3' 1. DIG 6" X 6" TRENCH i' y 2. LAY BLANKET IN TRENCH 1 3. STAPLE AT 1.5' INTERVALS J 4. BACKFILL WITH NATURAL SOIL AND COMPACT I' ' "T• i a d N N m a E d U m )0 b E m n 0 I. ROCK WEEPER (1Y2" WASHED ROCK) DIRECTION 0 SURFACE FL( TYPE IV GEOTEXTILE FABI.r„ ANCHORED IN 6" X 6" TRENCH WITH 6 ", 11 GAUGE METAL STAPLES AT 4' INTERVALS 6 -12" II. BIO WEEPER (1 )/2" WASHED ROCK) DIRECTION OF SURFACE FLOW TYPE IV GEOTEXTILE FABRIC ANCHORED IN 6" X 6" TRENCH WITH 6 ", 11 GAUGE METAL STAPLES AT 4' INTERVALS STAPLE DOWNSTREAM SIDE OF FABRIC AT 2' INTERVALS 6 -12" STAPLE DOWNSTREAM SIDE OF FABRIC AT 2' INTERVALS N 6" DIAM. WATTLE WITH X MINIMUM 24" SURVEY LATH w STAKED 2' O.C. ALONG z 01 WATTLE LENGTH i No CLIENT PROJECT STANDARD PLATES N A CI STANDARD PLATES T: \2294 - Corcoran \Corcoran logo.jpg STM E DITCH CHECKS: jResponsive partner. F.xcepuonal ou[comes. Q ��"°;.� > ROCK AND BIO WEEPER z z DWN APP REV DATE Uj CHK'D APP'D DWG DATE w SHEEf NO. REV N0. Y z RWS RWS 2294 -00 0 DWG DATE PROJECT N0. SHEET N0. z SCALE Y RWS w 2294 -00 ERO -9 o CLIENT SCALE PROJECT STANDARD PLATES N A NUME3111M 29 ANA M M. T H I E E, P. E. jResponsive partner. Exceptional rau[comes. Date 12/6/17 Lic. No. 51317 T:\2294- Corcoran \Corcoran logo.jpg www.hakanson— anderson.com STjTLE EROSION CONTROL Q 70-41111 '� 11111W BLANKET INSTALLATION REV DWN APP REV DATE DWN BI CHK'D I APP'D DWG DATE PROJECT N0. SHEET NO. REV N0. FEB 2015 SKH RWS RWS ISCALE 2294 -00 ERO -2 Y i a d N N m a E d U m )0 b E m n 0 I. ROCK WEEPER (1Y2" WASHED ROCK) DIRECTION 0 SURFACE FL( TYPE IV GEOTEXTILE FABI.r„ ANCHORED IN 6" X 6" TRENCH WITH 6 ", 11 GAUGE METAL STAPLES AT 4' INTERVALS 6 -12" II. BIO WEEPER (1 )/2" WASHED ROCK) DIRECTION OF SURFACE FLOW TYPE IV GEOTEXTILE FABRIC ANCHORED IN 6" X 6" TRENCH WITH 6 ", 11 GAUGE METAL STAPLES AT 4' INTERVALS STAPLE DOWNSTREAM SIDE OF FABRIC AT 2' INTERVALS 6 -12" STAPLE DOWNSTREAM SIDE OF FABRIC AT 2' INTERVALS N 6" DIAM. WATTLE WITH X MINIMUM 24" SURVEY LATH w STAKED 2' O.C. ALONG z 01 WATTLE LENGTH i No CLIENT PROJECT STANDARD PLATES N A CI STANDARD PLATES T: \2294 - Corcoran \Corcoran logo.jpg STM E DITCH CHECKS: jResponsive partner. F.xcepuonal ou[comes. Q ��"°;.� > ROCK AND BIO WEEPER REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEEf NO. REV N0. Y SKH RWS RWS 2294 -00 ERO -5B DWG DATE PROJECT N0. SHEET N0. FEB 2015 SCALE Y RWS RWS 2294 -00 ERO -9 FEB 2015 SCALE 763 - 427 -5860 FAX 763 - 427 -0520 a 0 E a U f0 E 0 0 i 0 EXISTING CURB OVERFLOW IS Y2 OF THE CURB BOX HEIGHT Z!I_12 WIMCO ROAD DRAIN CG -3067 HIGH FLOW INLET PROTECTION CURB AND GUTTER MODEL OR CITY APPROVED EQUAL. rnvn —r l_vry r r�onl�. T F TOP OF dBLY CURB o V ^"r WENCK CLIENT PROJECT STANDARD PLATES N CI STANDARD PLATES T: \2294 - Corcoran \Corcoranlogo.jpg STILE INLET PROTECTION jResponsive partner, Exceptional outcomes. a ° . CATCH BASIN INSERT REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT NO. SHEET NO. REV N0. / SKH RWS RWS 2294 -00 ERO -4C DWG DATE PROJECT N0. SHEET N0. FEB 2015 SCALE Y RWS RWS 2294 -00 ERO -9 FEB 2015 SCALE 763 - 427 -5860 FAX 763 - 427 -0520 f a 7 a a E U N f0 d E 0 I♦ ROPE / P 6" MINIMUM DEPTH 2" WASHED 18" MINIMUM CUT OFF BERM TO MINIMIZE RUNOFF FROM SITE ,' •: a • NOTE: FILTER FABRIC SHALL BE PLACED UNDER ROCK TO STOP MUD MIGRATION THROUGH ROCK. ENTRANCE MUST BE MAINTAINED TO PREVENT SEDIMENTATION ON PUBLIC ROADWAYS. FUGITIVE ROCKS WILL BE REMOVED FROM ADJACENT ROADWAYS DAILY OR MORE FREQUENTLY AS NECESSARY. V'► WENCK CLIENT PROJECT STANDARD PLATES N A Cl OF CORCORAN STANDARD PLATES T: \2294 - Corcoran \Corcoranlogo.jpg STILE CONSTRUCTION ENTRANCE jResponsive pa+[ner.Fxcepuonalmrcimes. a """ �' .. ' > (ROCK) REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET N0. REV NO. CL . Y SKH RWS RWS 2294 -00 ERO -6 DWG DATE PROJECT N0. SHEET N0. FEB 2015 SCALE SKH RWS RWS 2294 -00 ERO -9 FEB 2015 SCALE 763 - 427 -5860 FAX 763 - 427 -0520 f a u a E d U q E 0 i gin r NOTES: 0 INFRASAFE SEDIMENT CONTROL BARRIER OR CITY APPROVED EQUAL _ °• V^"W W E N C K cuENr PROJECT STANDARD PLATES N CI OF CORCORAN .1 Lij I FRA A'Iw�rE "nom a °R�naiM€`{4 TROLT&AtA rfrFp\Cgprarrbgl , TTT� INLET PROTECTION rte- �-a� l BEEHIVE CASTING SILT BOX � REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET N0. REV NO Y FEB 2015 SKH RWS RWS SCALE 2294 -00 ER O -4D f a t N N a 0 E d U 3 p ti E a 0 UNDISTURBED VEGETATION '. l . • `00 W ' % .0 / i / 0, 000 okv SLOP WN r rI %0* i4 r r 40 0 .i r .0-TRACKED EQUIPMENT TREADS CREATE GROOVES Gov PERPENDICULAR TO SLOPE DIRECTION. N NOTE: ° ALL SLOPES WITH A GRADE EQUAL TO OR STEEPER THAN 3:1 N REQUIRE SLOPE TRACKING. SLOPES WITH A GRADE MORE GRADUAL U) THAN 3:1 REQUIRE SLOPE TRACKING IF THE STABILIZATION METHOD z IS EROSION CONTROL BLANKET OR HYDROMULCH. DATE V IF WENCK I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I CLIENT PROJECT STANDARD PLATES _o N SHEET o CI T: \2294 - Corcoran \Corcoran to 9 o. 1P9 STITLE SLOPE TRACKING j Responsive paruter.Exceptionalou[ comes. LU °.° NOW Will "M � Y S" of the State of Minn ta. DRAWN BY: REV DWN APP REV DATE DWN CHK'D APP'D DWG DATE PROJECT N0. SHEET N0. REV N0. Y SKH RWS RWS 2294 -00 ERO -9 FEB 2015 SCALE 763 - 427 -5860 FAX 763 - 427 -0520 CORCORAN MN 29 ANA M M. T H I E E, P. E. Date 12/6/17 Lic. No. 51317 SMN DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I DESIGNED BY: AMT Hakanson Anderson EROSION CONTROL SHEET o am a duly Licensed Professional Engineer under the laws of the State of Minn ta. DRAWN BY: Civil Engineers and Land Surveyors BASS LAKE ESTATES DETAILS & NOTES of AMT 3601 Thurston Ave., Anoka, Minnesota 55303 CHECKED BY: 763 - 427 -5860 FAX 763 - 427 -0520 CORCORAN MN 29 ANA M M. T H I E E, P. E. Date 12/6/17 Lic. No. 51317 SMN www.hakanson— anderson.com SHEETS 4124.02 0 W 0 I N O 0 mot' 0 Z_ W W z 0 N z N W O I N E; / N LJ 0� O > (i 0 GENERAL NOTES: DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Min ota 1. TRAFFIC CONTROL AND EROSION CONTROL MEASURES SHALL BE INSTALLED PRIOR TO BEGINNING DEMOLITION WORK. BASS LAKE ESTATES EXISTING CONDITION & REMOVALS PLAN CORCORAN MN � 2. PRIOR TO IMPORTING OR EXPORTING MATERIAL FROM THE SITE, CONTRACTOR SHALL CONSTRUCT A ROCK CONSTRUCTION ENTRANCE DRAWN BY: AMT PER DETAIL. — — — — 900 — - EXISTING CONTOUR 3. MATERIALS DISTURBED BY CONSTRUCTION OR DEMOLITION SHALL BECOME PROPERTY OF THE CONTRACTOR AND BE PROMPTLY G EXISTING GAS REMOVED FROM THE SITE. EXISTING TELEPHONE 4. CONTRACTOR SHALL FULL DEPTH SAWCUT TERMINATIONS OF ALL PAVEMENT AND CURB REMOVALS. P -OH EXISTING OVERHEAD ELECTRIC 5. CONTRACTOR SHALL PROVIDE TRAFFIC CONTROL PLANS FOR ROAD CLOSURES FOR REMOVALS AND UTILITY CONSTRUCTION. PLANS .......................... SHALL BE APPROVED BY CITY AND ENGINEER. ...............�.�............. 6. CONTRACTOR SHALL FULLY REMOVE ALL PIECES OF SEPTIC SYSTEMS AND DRAINFIELDS AND SEAL ALL EXISTING WELLS. CONTRACTOR SHALL ADHERE TO STATE REGULATIONS FOR ALL WORK RELATED TO SEPTIC SYSTEMS AND WELLS. LEGEND REMOVE BUILDING CLEAR & GRUB TREES REMOVE /SALVAGE GRAVEL X REMOVE CONCRETE REMOVE TREE 30 0 30 60 SCALE IN FT. LLj SALVAGE GRAVEL SURFACING W9 ` \ \ \\ \ \\ \\ \ \ \\ z \\ \ II I / U A0 / TEMPORA%ILI� VE TR\ALLERS Q fi CSR Gl/ FOR eE l G m 1 \\ \ \ \ \\\� \ \ \ \\\ \\ w\ \ \ aw / REMOVE EXISTING HOUSE I \ wm \\ \� \\ \\ \\\ \ \ \\ \\ \ \ \ \\ \ I I I l oQ \ \\ \ / /\ \ \ \ \ z \ I f / - -WORK. �E SOH T 1 FOR �'TN ► G �►pIIV,/ LACF NT REMOVE SEPTIC TANK & DRAINFIELD - - - / w \ \\ \ \\ \ \ \ \\ \ \ \ \ \ _j / I / � \ REMOVE CONCRETE PAVEMENT ,/ - -.. \........!.. \b�� \\ \ \\ \\ \\\ \\ \ \\ \ X\ ) Q" LL . REMOVE FENCE \ \ \ \ \ 4J, I � I I / :.....� ..:... 22 .�....... i.. �.�:.:...r.:.:..... ,s" III \ ':' l': ..'.. . .'.'.•.'.'\.'.�.' '.;.'.'.'.' �''...... 'I .................:.:y'.'. X 93.35 J 0 MARK X / 24' 0...... REMOVE FENCE 66. Ld ,''� L ............... ��_ 22�. z' \...:.' ............../ .-. /: -:. I / 9 ° 0/ =w ,s° ;.. \. ...... �I O / I I�1 I 2 ' 5671 997 - -- I / I \ \ � � /• � REMOVE FENCE 1 \ LLJ Z -A� . - ... / REMOVE EXISTING BARN 22 REMOVE EXISTING GARAGE y� \ REMOVE EXISTING POWER /UTILITIES. \ 14" COORDINATE WITH UTILITY OWNER(S). \ \ \ - / // I \ I I �/ ►III � - -� !/ REMOVE FENCE � �wr CLEAR AND GRUB TREES \ \ \ \ \ \ \ \ \ \ -969- \ \ - Ld I I I I \ \ \ \\ \ \\ \ \ \ \ \ \ \ Owz — b -- wZQo) LL. I \ \ \ \ \ \ - -- _,o, I pww I \\ �� \ \ \\ \ \ \\ \ \ \ \ \� \ \ \\ \ \\ \ \ \\ e _ / Eli / // / / CD71 �� O Z dlD OJ _ \ \ I �\ \ \ \ \ \\ \ \ \\ \ \ \ \ \ \\ \\ �\ / / / / wp r` w \ 1 \ \\ 0// O Ili O� w \ li U/ Icj> I - - _ _ _ _ _ / / / REMOVE FENCE \ \ �- \ �\ I II Ili 4" ICI \ II 4" \ \ REMOVE EXISTING HOUSE RELOCATE EXISTING POWER POLE. / O Q J 1 'll I I \� J REMOVE SEPTIC TANK & DRAINFIELD I 4" WITH UTILITY OWNER. - / / / \ \ Q W\ \ 1 \ \ \ \ \ 1 \ \ \ \ \ \ � F REMOVE CONCRETE PAVEMENT \ I \ \ \ \ \ \ \ 1 1 \ 1 \ y \ \\ \ \ —X4' X24 A4" X, _X1 2 CL _ .. .........:......:...:.:........... ...........�................... ./ a\ 12 v Y 8st �a��� 4' REMOVE GRAVEL SURFACING 9 `L �' \ \ I I 7 I \ ?illy \ / \ of w \ I III II II 4 0" \ I� / // / 12" �- _- X20" \ " I I *0 CLEAR AND GRUB TREES %' . - I 12 " "- - ,4'' ; I'• • • • • • • \/ 8 REMOVE EXISTING BARN 8 „ .......... ........0o....Of)�A I I 1 ,\ ,\ \ I r0” J 4» ................:. °.��: .w. o' II I I II x 4 / / - - -- » n, 4 14" w 0 x 2" I I �' REMOVE EXISTING POWER /UTILITIES. )(4- o" _ - - "- �6 _ _ o - - - COORDINATE WITH UTILITY OWNER(S). - - - - -- \\ /�9 %6 =_ -99q--- -- - - - - -/ ,6" �, \ \\ \\ / ~ \ \9 —_97�_ �� / - 1 off\ \\ \9 b 98 \ ��� _ 8 s� 9\ 4 — �y J 178978— _ 6\ 9$9 — 11\ // \\ ----- - - - --/ 9 --99� fl ao'� qrn 9 \ \ \ \ \ \\ \ \ \ \ -- \_\\ 1 I I - -_ - - __ / I I -- - - - - -- X \ \ - - - -____ \ 110 \ SALVAGE FENCE ENCROACHING ON PROPERTY -- - - - _ _ _ / 00 po I \ & RE INSTALL ALONG PROPERTY LINE \ w 4124.02 DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Min ota DESIGNED BY: AMT = Hakanson Anders 0 n Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson - anderson.com BASS LAKE ESTATES EXISTING CONDITION & REMOVALS PLAN CORCORAN MN � SHEET OF 29 SHEETS 127I T11 FINAL PUD PLAN SET DRAWN BY: AMT ADAM M. THIELE, P.E. Date 12/6/17 Lic. No. 51317 CHECKED BY: SMN 4124.02 O O O Q� w CO I 'I I I I I l II 11 SEE SHEET 15 -� IMt1992. FFE -995.0 I I O 11 995.5 I I O I P � I \\ CLEANOUT 1 -- - - - - -- I DT DT I O I O H. P. 994 .00 ----------- - - - - -- -- - - -.-.- RIM =991.0 FFE =995.0 I I - -�± I I - - - - I 1 - I F ss4 J 0- - - - - -- / I I I §6- I I I I I I I I I I I I I I I I I O I I I I I L9 -B2 L10 -B2 I I ' - I L6 -B2 L7 -62 L8 -B2 FE =995.3 I GFE= 994.50 L2 -B2 I L3 -B2 -L4 -B2 L5 -B2 GFE= 996.00 = GFE= 995.50 I = I I I GFE = 997.10 GFE= 996.50 GFE = 996,-30' SOG GFE- 995.80 SOG SOG SOG SOG IFE= 996.80 I SOG SOG I I SOG � SOG I I I I H.P. 991-. 00 - RIM = 990.00 (- - -I F I I I I I I I I I I I I I 1 I I I I I I I I I I I �Z 30 0 30 60 SCALE IN FT. GENERAL NOTES: 1. PRIOR TO IMPORTING OR EXPORTING MATERIAL FROM THE SITE, L1 1 -B2 L12 -B2 CONTRACTOR SHALL CONSTRUCT A ROCK CONSTRUCTION ENTRANCE FFE= 993.7 GFE =993.0 PER DETAIL ON SHEET 10. SOG I SOG 2. INSTALL INLET PROTECTION ON ALL CATCH BASINS THAT RECEIVE RUNOFF FROM THE DISTURBED AREA. INLET PROTECTION SHALL BE PER SHEET 10, OR APPROVED EQUAL. M 96 I + I I I I I -F I I , ___L - _ _ _ _ _ 1 - -] - - - - _ _ I I I I 1 1 3. SILT FENCE SHALL BE INSTALLED PRIOR TO LAND DISTURBANCE L - -- �- _� I -� O I 4 -- - / \ � I 1 RIM =994. III I I I I I I I I D� I I I I I i I 1 ; 0 0 x II 1 \i 1 i I 1 I o I I i O � - �- � I I I I I O - - > S I lo- 0 O 90 + o 0 0 00 00 0 °0 tO °O O O O 0 0 °o°o o o o L xl I REVISION - ° 3 +00 - -I +0 +00 IM= 994.45 5 +00 6 +00 99 ,_� ACTIVITIES. DUAL SILT FENCE, SPACED 3 MIN. APART SHALL BE _ INSTALLED ALONG WETLAND EDGES WHERE 50' NATURAL BUFFER IS NOT MET. SEE PLAN. ImIlv1=9c 4. REVEGETATION AND STABILIZATION SHALL OCCUR WITHIN 7 DAYS 7+6M OF ROUGH GRADING. n 5. MAXIMUM SLOPES SHALL NOT EXCEED 4:1. M 6. SITE SURVEY WAS COMPLETED BY HAKANSON ANDERSON. - -Mi 7. STREETS AND PROPERTY ADJACENT TO THE CONSTRUCTION SHALL BE KEPT FREE FROM SEDIMENT CAUSED BY CONSTRUCTION TRAFFIC, SITE RUNOFF AND BLOWING DUST. HAND BROOM OR PICKUP SWEEPER SHALL BE EMPLOYED. KICK BROOM STYLE SWEEPER IS NOT ALLOWED. T �- _ --1 _- -1 F - - - - 8. ALL DISTURBED AREAS SHALL RECEIVE 4" MIN. TOPSOIL AND BE O J SEEDED WITH Mn /DOT SEED MIX 25 -151 OR APPROVED EQUAL. STORMWATER BASINS SHALL BE SEEDED WITH Mn /DOT SEED MIX 33 -261. APPLY SEED, FERTILIZER AND MULCH PER THE L5 -B1 I L6 -B1 � I I L7 -B1 I L8 -B1 I L9 -B1 L10 -B1 RECOMMENDATIONS OF THE CURRENT MNDOT SEEDING MANUAL. �I L2 -B1 I L3 -B1 L4 -B1 I GFE= 996.00 CAFE= 995.7Q GFE= 995.30 I GFE= 995.00 I GFE = 994.10' GFE= 993.30 MULCH SHALL BE TYPE 1 AND SHALL BE DISC ANCHORED. IGFE= 996.70 GFE= 996.50 CAFE- 996.20 SOG _ SOG I SOG I SOG I SOG SOG 9. WETLAND BUFFER SHALL BE SEEDED WITH A SEED MIX MEETING I L1 -B1 I I SOG I SOG SOG I I th I I THE REQUIREMENTS OF CORCORAN ORDINANCE 1050.010 SUBD. 8 GFE = 997.00 I I I I C' I I _ _ _ _ I� ' ° ° , PART C. (12 # /AC NATIVE GRASSES, 5 # /AC FORBS, NO MORE SOG L_ -I- I THAN 4 & 5 SPECIES OF GRASSES AND FORBS RESPECTIVELY). I I I I I I I I I I I I I 10. SEE SHEET 10 FOR ADDITIONAL NOTES AND EROSION CONTROL I I I DETAILS. I I ,art O I I_ 11. SEE SHEET 2 FOR LOT GRADING DETAILS AND NOTES. 12. CONTRACTOR SHALL MEET ALL REQUIREMENTS OF THE STORM 9 I I I I WATER POLLUTION PREVENTION PLAN PREPARED BY HAKANSON I ANDERSON. I I I I I I I I I I I 994 I I I I I I I I I I I I I I I I I I I I I I I I I I I L - - - -- I I I I I I I I I I LOT GRADING NOTES: 1. SEE LOT TABULATION ON SHEET 2 FOR INFORMATION ON _ L - - --- I-- _ - - - - -0 L_ -1 L- - - - - -J L - - - -J - - - - - -- -1 INDIVIDUAL HOUSE STYLES AND ELEVATIONS. / x x x x u i - V tj V 11 u �' INSTALL & MAINTAIN SILT 990 FENCE ® PROPERTY LINE I hereby certify that this plan, specification, or report was DESIGNED BY: y� r prepared by me or under my direct supervision and that I AMT Hakanson Anderson so am a duly Licensed Professional Engineer under the laws of the State of Minn, a. LL DRAWN BY: Civil Engineers and Land Surveyors AMT 3601 Thurston Ave., Anoka, Minnesota 55303 AD-AM M. THIELE, P.E. CHECKED BY: 763 - 427 -5860 FAX 763 - 427 -0520 Date 12/6/17 Lic. No. 51317 SMN www.hakanson- anderson.com GRADING, DRAINGE, & EROSION SHEET 12 BASS LAKE ESTATES CONTROL PLAN OF FIR LANE 29 CORCORAN, MN SHEETS 4124.02 LEGEND - - - - - - - 900 - EXISTING CONTOUR 900 PROPOSED CONTOUR - EXISTING GAS T -BUR EXISTING TELEPHONE P -OH EXISTING OVERHEAD ELECTRIC >> >> PROPOSED STORM SEWER DT DT DRAIN TILE ® O PROPOSED STORM SEWER STRUCTURES ,----992.5 PROPOSED SPOT ELEVATION DRAINAGE ARROW - SF SF SF - SILT FENCE CHAINLINK FENCE [1 INLET PROTECTION 0 °0 °0 0 0 0 0 0 0 °o °o °o °o °o °o °o °o° ROCK CONSTRUCTION ENTRANCE 000000000000000o0 ** r � DITCH CHECK GENERAL NOTES: 1. PRIOR TO IMPORTING OR EXPORTING MATERIAL FROM THE SITE, L1 1 -B2 L12 -B2 CONTRACTOR SHALL CONSTRUCT A ROCK CONSTRUCTION ENTRANCE FFE= 993.7 GFE =993.0 PER DETAIL ON SHEET 10. SOG I SOG 2. INSTALL INLET PROTECTION ON ALL CATCH BASINS THAT RECEIVE RUNOFF FROM THE DISTURBED AREA. INLET PROTECTION SHALL BE PER SHEET 10, OR APPROVED EQUAL. M 96 I + I I I I I -F I I , ___L - _ _ _ _ _ 1 - -] - - - - _ _ I I I I 1 1 3. SILT FENCE SHALL BE INSTALLED PRIOR TO LAND DISTURBANCE L - -- �- _� I -� O I 4 -- - / \ � I 1 RIM =994. III I I I I I I I I D� I I I I I i I 1 ; 0 0 x II 1 \i 1 i I 1 I o I I i O � - �- � I I I I I O - - > S I lo- 0 O 90 + o 0 0 00 00 0 °0 tO °O O O O 0 0 °o°o o o o L xl I REVISION - ° 3 +00 - -I +0 +00 IM= 994.45 5 +00 6 +00 99 ,_� ACTIVITIES. DUAL SILT FENCE, SPACED 3 MIN. APART SHALL BE _ INSTALLED ALONG WETLAND EDGES WHERE 50' NATURAL BUFFER IS NOT MET. SEE PLAN. ImIlv1=9c 4. REVEGETATION AND STABILIZATION SHALL OCCUR WITHIN 7 DAYS 7+6M OF ROUGH GRADING. n 5. MAXIMUM SLOPES SHALL NOT EXCEED 4:1. M 6. SITE SURVEY WAS COMPLETED BY HAKANSON ANDERSON. - -Mi 7. STREETS AND PROPERTY ADJACENT TO THE CONSTRUCTION SHALL BE KEPT FREE FROM SEDIMENT CAUSED BY CONSTRUCTION TRAFFIC, SITE RUNOFF AND BLOWING DUST. HAND BROOM OR PICKUP SWEEPER SHALL BE EMPLOYED. KICK BROOM STYLE SWEEPER IS NOT ALLOWED. T �- _ --1 _- -1 F - - - - 8. ALL DISTURBED AREAS SHALL RECEIVE 4" MIN. TOPSOIL AND BE O J SEEDED WITH Mn /DOT SEED MIX 25 -151 OR APPROVED EQUAL. STORMWATER BASINS SHALL BE SEEDED WITH Mn /DOT SEED MIX 33 -261. APPLY SEED, FERTILIZER AND MULCH PER THE L5 -B1 I L6 -B1 � I I L7 -B1 I L8 -B1 I L9 -B1 L10 -B1 RECOMMENDATIONS OF THE CURRENT MNDOT SEEDING MANUAL. �I L2 -B1 I L3 -B1 L4 -B1 I GFE= 996.00 CAFE= 995.7Q GFE= 995.30 I GFE= 995.00 I GFE = 994.10' GFE= 993.30 MULCH SHALL BE TYPE 1 AND SHALL BE DISC ANCHORED. IGFE= 996.70 GFE= 996.50 CAFE- 996.20 SOG _ SOG I SOG I SOG I SOG SOG 9. WETLAND BUFFER SHALL BE SEEDED WITH A SEED MIX MEETING I L1 -B1 I I SOG I SOG SOG I I th I I THE REQUIREMENTS OF CORCORAN ORDINANCE 1050.010 SUBD. 8 GFE = 997.00 I I I I C' I I _ _ _ _ I� ' ° ° , PART C. (12 # /AC NATIVE GRASSES, 5 # /AC FORBS, NO MORE SOG L_ -I- I THAN 4 & 5 SPECIES OF GRASSES AND FORBS RESPECTIVELY). I I I I I I I I I I I I I 10. SEE SHEET 10 FOR ADDITIONAL NOTES AND EROSION CONTROL I I I DETAILS. I I ,art O I I_ 11. SEE SHEET 2 FOR LOT GRADING DETAILS AND NOTES. 12. CONTRACTOR SHALL MEET ALL REQUIREMENTS OF THE STORM 9 I I I I WATER POLLUTION PREVENTION PLAN PREPARED BY HAKANSON I ANDERSON. I I I I I I I I I I I 994 I I I I I I I I I I I I I I I I I I I I I I I I I I I L - - - -- I I I I I I I I I I LOT GRADING NOTES: 1. SEE LOT TABULATION ON SHEET 2 FOR INFORMATION ON _ L - - --- I-- _ - - - - -0 L_ -1 L- - - - - -J L - - - -J - - - - - -- -1 INDIVIDUAL HOUSE STYLES AND ELEVATIONS. / x x x x u i - V tj V 11 u �' INSTALL & MAINTAIN SILT 990 FENCE ® PROPERTY LINE I hereby certify that this plan, specification, or report was DESIGNED BY: y� r prepared by me or under my direct supervision and that I AMT Hakanson Anderson so am a duly Licensed Professional Engineer under the laws of the State of Minn, a. LL DRAWN BY: Civil Engineers and Land Surveyors AMT 3601 Thurston Ave., Anoka, Minnesota 55303 AD-AM M. THIELE, P.E. CHECKED BY: 763 - 427 -5860 FAX 763 - 427 -0520 Date 12/6/17 Lic. No. 51317 SMN www.hakanson- anderson.com GRADING, DRAINGE, & EROSION SHEET 12 BASS LAKE ESTATES CONTROL PLAN OF FIR LANE 29 CORCORAN, MN SHEETS 4124.02 H. P. 991.00 = 990.00 I I SEE SHEET 15 INSTALL & MAINTAIN DUAL LAYER SILT FENCE 4/ �Z 30 0 30 60 SCALE IN FT. I I DITCH CHECK ;w y9 +00 \ 9 (7 0 1 00 -° - \ `�' ��` L4 -63 _ ° S R 1, 1 RI 97 i GFE= 987.20 \ �\ N 41�1 \ ° _ � LFE= 979.50 \ 1.0 �w ' o ' FBWO N _ RIM= 988.26 =984.7 jz - - -- \ I i \\ � 111 1 I I \� 11 _,� ��\ � \ \ \\ �� f 1 � I '-11 / " "� \ \ `\�\ \_ _ _ L3 -B3 \ � I N 1 1 _ _ \ \ \ /GFE- 988.50 \ I I °' I r' \ LFE= 980.80 L1 1 -B1 _ 1 T I I I I L15 -B1 71 \� \\ �\ \ FBWO GFE - 993.00 I L12 B1 I L13 -B1 I L14 -B1 1GFE- 990.30 L16 -B1 1 L17 -B -t - L18 -B1 1 GFE =992. Q I GFE = 991.901 GFE= 991.00 - GFE= 989.60 I ,- 1- GFE = 988.90 SOG I SOG I I SOG SOG I SOG SOG SOG GFE= 987.90 1 I \ �\ / / \ SOG I I L19 -B11 9 - - -_ - - - - CAFE= 9871.5 RIM= 86. / / - I I I I I I SOG 1 1 I I I I I H. I. \ 1-2 -133 I I 986.5 \ \ I GFE= 989.50 4� I rt I \ \ \ LFE= 981.80 I I L- 1.5% -1 L- L- - - - - -- �� - - -J --I L- - - - - -J \1 \ \ FBWO �9 \ - I I I I DT DT '� RIM = 984.80 DT 8 DT - - - -- I 92 w 2 g \ 9� 9 99 9 s s4 1 \ N cb 00 - \\ INSTALL & MAINTAIN I \99g\ \ SILT FENCE ® PROPERTY LINE / � M / — DATE REVISION I hereby certify that this plan, specification, or report was EROSION DESIGNED BY: SHEET AMT FINAL PUD PLAN SET prepared by me or under my direct supervision and that I H a ka n so n Anderson GRADING D RAI N G E 8c am a duly Licensed Professional Engineer under the laws 13 of the State of Min ne a. DRAWN BY: Civil Engineers and Land Surveyors BASS LAKE ESTATES CONTROL PLAN OF AMT 3601 Thurston Ave., Anoka, Minnesota 55303 FIR LANE AD M M. THIELE, P.E. CHECKED BY: 763- 427 -5860 FAX 763 - 427 -0520 29 Date 12/6/17 Lic. No. 51317 SMN www.hakanson- anderson.com CORCORAN, MN SHEETS 4124.02 LEGEND EXISTING CONTOUR 900 PROPOSED CONTOUR G EXISTING GAS T -BUR - EXISTING TELEPHONE P -OH — EXISTING OVERHEAD ELECTRIC >> >> PROPOSED STORM SEWER DT DT DRAIN TILE ® 0 PROPOSED STORM SEWER STRUCTURES ,----992.5 PROPOSED SPOT ELEVATION DRAINAGE ARROW — SF SF SF — SILT FENCE CHAINLINK FENCE 0 INLET PROTECTION 00000000000000000 °o °o °o °o °o °o °o °o° ROCK CONSTRUCTION ENTRANCE 00 °0 °0 °0° °0000000 I I DITCH CHECK ;w y9 +00 \ 9 (7 0 1 00 -° - \ `�' ��` L4 -63 _ ° S R 1, 1 RI 97 i GFE= 987.20 \ �\ N 41�1 \ ° _ � LFE= 979.50 \ 1.0 �w ' o ' FBWO N _ RIM= 988.26 =984.7 jz - - -- \ I i \\ � 111 1 I I \� 11 _,� ��\ � \ \ \\ �� f 1 � I '-11 / " "� \ \ `\�\ \_ _ _ L3 -B3 \ � I N 1 1 _ _ \ \ \ /GFE- 988.50 \ I I °' I r' \ LFE= 980.80 L1 1 -B1 _ 1 T I I I I L15 -B1 71 \� \\ �\ \ FBWO GFE - 993.00 I L12 B1 I L13 -B1 I L14 -B1 1GFE- 990.30 L16 -B1 1 L17 -B -t - L18 -B1 1 GFE =992. Q I GFE = 991.901 GFE= 991.00 - GFE= 989.60 I ,- 1- GFE = 988.90 SOG I SOG I I SOG SOG I SOG SOG SOG GFE= 987.90 1 I \ �\ / / \ SOG I I L19 -B11 9 - - -_ - - - - CAFE= 9871.5 RIM= 86. / / - I I I I I I SOG 1 1 I I I I I H. I. \ 1-2 -133 I I 986.5 \ \ I GFE= 989.50 4� I rt I \ \ \ LFE= 981.80 I I L- 1.5% -1 L- L- - - - - -- �� - - -J --I L- - - - - -J \1 \ \ FBWO �9 \ - I I I I DT DT '� RIM = 984.80 DT 8 DT - - - -- I 92 w 2 g \ 9� 9 99 9 s s4 1 \ N cb 00 - \\ INSTALL & MAINTAIN I \99g\ \ SILT FENCE ® PROPERTY LINE / � M / — DATE REVISION I hereby certify that this plan, specification, or report was EROSION DESIGNED BY: SHEET AMT FINAL PUD PLAN SET prepared by me or under my direct supervision and that I H a ka n so n Anderson GRADING D RAI N G E 8c am a duly Licensed Professional Engineer under the laws 13 of the State of Min ne a. DRAWN BY: Civil Engineers and Land Surveyors BASS LAKE ESTATES CONTROL PLAN OF AMT 3601 Thurston Ave., Anoka, Minnesota 55303 FIR LANE AD M M. THIELE, P.E. CHECKED BY: 763- 427 -5860 FAX 763 - 427 -0520 29 Date 12/6/17 Lic. No. 51317 SMN www.hakanson- anderson.com CORCORAN, MN SHEETS 4124.02 0 / 30 0 30 60 STORMWATER MAINTENANCE ACCESS -978- � / / SCALE IN FT. v PROPOSED CHAINLINK FENCE / �/ 97 00 � � -Q � � 7/ b iLl cA A � - SF SF � SF SF - SF F 72 - > �' / LEGEND iF RIM= 974.30 � -972 RIM= 4. � 9 ZRtM=974.70 f / T i / - - 000 EXISTING CONTOUR I >> 74 > >> >I IM= 969.71 967.5 / 900 PROPOSED CONTOUR I - 7 - / - -- - - - - 6 / c EXISTING GAS .55 I \ 1 I / _ 1 // \ -� 97 - // -966 CLEANOUT / T -BUR - EXISTING TELEPHONE 1-24 B2 \ L14 B3 _ I ^ II GFE- 977.50' \ i / GFE- 977.00 / 64 INV -963.0 / //; » P -OH » EXISTING OVERHEAD ELECTRIC A I SOG l / LFE= 969.30 N S 9 5.00 62 PROPOSED STORM SEWER FBWO // 6 / DT DT DRAIN TILE PROPOSED STORM SEWER STRUCTURES \ do � lI _ _ -i - - _ _ _ _ 992.5 PROPOSED SPOT ELEVATION 4.1 00 /11 l / - 1� L -BENCH x /1 1-23 -B2 - 1 ( / / / DRAINAGE ARROW ?.5 � �� n / 1 \ GFE= 978.50 / _ /, i� � - - - - - - - - / 1 1 j I / - F F F - \ SOG L13 -B3 s s s SILT FENCE 1 / 1 \ / A I / 00 1 -1 - - - - - - - - J/ 0 1 '� GFE= 978.50 // \ I / CHAINLINK FENCE / �� 14 CY CL3 RIPRAP o / LFE= 970.80 \ o \ / ° \ ( / _ �- - - - _ - _ - - - - - - �+ / FBWO / \ i ; // INLET PROTECTION °' / N 1-22 -132 GFE= 979.70 0000000000000000 ROCK CONSTRUCTION ENTRANCE SOG L - - - - - Q / 04 I / 00000000000000000 two -t4 / I -1- - - - - - - -`- - - l L12 -B3 / / 1 I DITCH CHECK /y do / r GFE= 980.00 1 � 00 Lo L24 -B2 - / LFE= 972.30 CO / CO '� GFE = 6980.80 I \ / FBWO / POND 1 /. (I SOG I '� / / \ NWL 965.50 I L - - -- - i� -- - - - - - -� / HWL= 967.04 / 967.5 LO /' _ / BOT= 958.50 LJ � =97 69- -T - - w I/ 1-20 -B2 1 o_ L1 1 -B3 / I / / / E /OF/ 1 v=i I GFE= 981.50 I �\ M GFE= 981.90 / �/ ��7� i� I / I LFE= 974.20 L SOG I \ / \ - _ / / / N - - -- - - -- FBWO \ _ - _ /i // / �/' / INSTALL & MAINTAIN L19 -B2 I \ �`�'- 7 - - - -\ / r ��o ) DUAL SILT FENCE GFE= SOG 982.30 4M= 98.7 :.. I I ,. RI 967.0 - GFE= 983.30 . I 4:1 A- �� I LFE= 975.60 I - I I L1 8 -B2 - FBWO 10:1 BENCH s - GFE= 983.20 SOG �I - - -- - -- o o Q z ° I� \ -A- CLEANOUT w i za W M ° o _ INV =963.0 J i- - - -� -- -- - - - - -� \ \ -`\ - -- \ \ i- - - - - 84- - - , I L9 -B3 \ �I \ 12 CY CL3 RIPRAP / A L17 -B2 I ��GFE= 984.50 GFE= 985.00 �\ �� LFE= 976.80 / SOG I FBWO ",I - RIM = 983.24 J I 12 CY CL3 RIPRAP - -- �- - - -- - - - - - -- OT / � � SEE SHEET 13 11 6 6 \\ \\ \ \ II � \ ' \ I\ \ \ IN - 6 .0 ' 67.5 POND FILTRATION BENCH 74 PER STD DETAIL STO -19 -� �- � - - -- � \ - t� -� -\ -- - - �� \\ ON SHEET 7. F- I - DATE REVISION I hereby certify that this plan, specification, or report was DESIGNED BY: EROSION I 0 N D SHEET FINAL PUD PLAN SET prepared by me or under my direct supervision and that I AMT H a ka n so n Anderson GRADING, RAI N G E , 8c am a duly Licensed Professional Engineer under the laws 14 of the State of Minne a. DRAWN BY: Civil Engineers and Land Surveyors BASS LAKE ESTATES CONTROL PLAN of AMT 3601 Thurston Ave., Anoka, Minnesota 55303 72ND AVENUE AD M M. THIELE, P.E. CHECKED BY: 763 - 427 -5860 FAX 763 - 427 -0520 29 Date 12/6/17 Lic. No. 51317 SMN www.hakanson- anderson.com CORCORAN, MN SHEETS 4124.02 F S n U I I j I I I I I I I I I I I I I � U w O)Lly n I � 93.55 M " FO MARK I \ .I V R — 991.50 I I� C< 0 � I I I I I I � I _ I I I I I I I I I I I g I - I I - SECONDARY EMERGENCY ACCESS ROUTE 1Q I = I o I Ira I n I 0 1 A I CONCRETE VALLEY GUTTER 4:1 SLOPE v > >> 994.75 994.75 I `d I � � I 00 / + T I I � -j IM =1992. I I 1 I Q -SALVAGE EXISTING GRAVEL SURFACING. GRADE AREA FROM CONCRETE PAD AND CONSESSION BUILDING TO PROPERTY LINE AS SHOWN. REPLACE SALVAGED GRAVEL SURFACING AND RESTORE VEGETATION. � / o Li U W m � CONCESSION STAND 1 ~ CU �S I I m 4 LL-/ z I Tbi 0 H U U s Q I PROPOSED CHAINLINK FENCE 9 co 0 - -1.0% / --RP1 =994.4EL FFE.00 \\ CONCRETE VALLEY GUTTER _ d r v I .. 996 -994.75 IM= 993.50 I CLEANOU I - - - -- - - - - - - - G I DT DT I � I DT � I y - I o Ni I� - - - - -- i i F 9g4 - -� -- I L _ I I I I I I I I I = 993.50 0 > > RIM = 994.60 1�01'iWA.1 FFE =995.0 994.75 RIM - > >> H.P. 994.00 I—� WMI'M. .. 9 CONCI co cc — I � RI 994.5 FFE= 995.00 *Z' WA 994.75 i� g —� - -- 4 -- F— I /I I I I I I SEE SHEET 12 >> >> 994.75 FFE =995.0 F_ I I I Z 30 0 30 60 SCALE IN FT. LEGEND - - - - - - EXISTING CONTOUR 900 PROPOSED CONTOUR G G- EXISTING GAS T —BUR EXISTING TELEPHONE P —OH EXISTING OVERHEAD ELECTRIC >> >> PROPOSED STORM SEWER DT DT DRAIN TILE \ ® 0 PROPOSED STORM SEWER STRUCTURES p �� �� — 992.5 PROPOSED SPOT ELEVATION 0) CP DRAINAGE ARROW — SF — SF SF — SILT FENCE - I CHAINLINK FENCE i 0:55 II INLET PROTECTION 1 0 I 0 °° I ° ° ° ° ° ° ° ° ° ° ° ° ° ° ° °° ROCK CONSTRUCTION ENTRANCE E 0 F - n♦ \ °°°°°°°°°°°°°°° °° A A' V 994.5 • ' ° _ . ev = 994.59 DITCH CHECK • r I� RI M2.5: �I r rn \ I\ I 4:1 I� I I I / I I I I{ v I I this plan, specification, or report was under my direct supervision and that I DESIGNED BY: Hakanson Anderson i� x M p � I am a duly Licensed Professional Engineer under the laws of the State of Minne a. AMT Civil Engineers and Land Surveyors v ♦ CONTROL PLAN 15 � y BASS LAKE ESTATES U w O)Lly n I � 93.55 M " FO MARK I \ .I V R — 991.50 I I� C< 0 � I I I I I I � I _ I I I I I I I I I I I g I - I I - SECONDARY EMERGENCY ACCESS ROUTE 1Q I = I o I Ira I n I 0 1 A I CONCRETE VALLEY GUTTER 4:1 SLOPE v > >> 994.75 994.75 I `d I � � I 00 / + T I I � -j IM =1992. I I 1 I Q -SALVAGE EXISTING GRAVEL SURFACING. GRADE AREA FROM CONCRETE PAD AND CONSESSION BUILDING TO PROPERTY LINE AS SHOWN. REPLACE SALVAGED GRAVEL SURFACING AND RESTORE VEGETATION. � / o Li U W m � CONCESSION STAND 1 ~ CU �S I I m 4 LL-/ z I Tbi 0 H U U s Q I PROPOSED CHAINLINK FENCE 9 co 0 - -1.0% / --RP1 =994.4EL FFE.00 \\ CONCRETE VALLEY GUTTER _ d r v I .. 996 -994.75 IM= 993.50 I CLEANOU I - - - -- - - - - - - - G I DT DT I � I DT � I y - I o Ni I� - - - - -- i i F 9g4 - -� -- I L _ I I I I I I I I I = 993.50 0 > > RIM = 994.60 1�01'iWA.1 FFE =995.0 994.75 RIM - > >> H.P. 994.00 I—� WMI'M. .. 9 CONCI co cc — I � RI 994.5 FFE= 995.00 *Z' WA 994.75 i� g —� - -- 4 -- F— I /I I I I I I SEE SHEET 12 >> >> 994.75 FFE =995.0 F_ I I I Z 30 0 30 60 SCALE IN FT. LEGEND - - - - - - EXISTING CONTOUR 900 PROPOSED CONTOUR G G- EXISTING GAS T —BUR EXISTING TELEPHONE P —OH EXISTING OVERHEAD ELECTRIC >> >> PROPOSED STORM SEWER DT DT DRAIN TILE \ ® 0 PROPOSED STORM SEWER STRUCTURES p �� �� — 992.5 PROPOSED SPOT ELEVATION 0) CP DRAINAGE ARROW — SF — SF SF — SILT FENCE - I CHAINLINK FENCE i 0:55 II INLET PROTECTION 1 0 I 0 °° I ° ° ° ° ° ° ° ° ° ° ° ° ° ° ° °° ROCK CONSTRUCTION ENTRANCE E 0 F - n♦ \ °°°°°°°°°°°°°°° °° A A' V 994.5 • ' ° _ . ev = 994.59 DITCH CHECK • r I� RI M2.5: �I r rn \ I\ I 4:1 I� I I I / I I I I{ EOF e v 994.5 I H.P. 991:Q0 jr �I -_ - -- -�- RIM= 990.00 1 --1 F- — — — — - I I I I I I I _ F F_ N M M \ N 2 M CO / REFERENCE NOTES: 1Q CONSTRUCT EMERGENCY ACCESS PER DETAIL 2 OF SHEET 4. CONNECT EMERGENCY ACCESS TO EXISTING DRIVEWAY APPROACH ON COUNTY ROAD 10. DATE v I hereby certify that prepared by me or this plan, specification, or report was under my direct supervision and that I DESIGNED BY: Hakanson Anderson GRADING D RA I N G E � EROSION SHEET 12 8 17 v fag e I am a duly Licensed Professional Engineer under the laws of the State of Minne a. AMT Civil Engineers and Land Surveyors v ♦ CONTROL PLAN 15 DRAWN BY: EOF e v 994.5 I H.P. 991:Q0 jr �I -_ - -- -�- RIM= 990.00 1 --1 F- — — — — - I I I I I I I _ F F_ N M M \ N 2 M CO / REFERENCE NOTES: 1Q CONSTRUCT EMERGENCY ACCESS PER DETAIL 2 OF SHEET 4. CONNECT EMERGENCY ACCESS TO EXISTING DRIVEWAY APPROACH ON COUNTY ROAD 10. DATE REVISION I hereby certify that prepared by me or this plan, specification, or report was under my direct supervision and that I DESIGNED BY: Hakanson Anderson GRADING D RA I N G E � EROSION SHEET 12 8 17 FINAL PUD PLAN SET REVISED EMERGENCY VEHICLE ACCESS am a duly Licensed Professional Engineer under the laws of the State of Minne a. AMT Civil Engineers and Land Surveyors CONTROL PLAN 15 DRAWN BY: BASS LAKE ESTATES OF AMT 3601 Thurston Ave., Anoka, Minnesota 55303 STORAGE FACILITY AD-AM M. THIELE, P.E. CHECKED BY: 763 - 427 -5860 FAX 763 - 427 -0520 CORCORAN, MN 29 Date 12/6/17 Lic. No. 51317 SMN www.hakanson- anderson.com SHEETS 4124.02 oz I F I I I I I I I I V I I I o I I a I I I I I I I I I I I ! I I I = I I I I I I I � I M I I I � Q 24 PRIVATE a` I BITUMINOUS = DRIVEWAY I I QI I \\ I \ I � I i c� D RF15' � no 5' CONCRETE SIDEALK (TYP) / MATCH EXISTING BITUMINOUS II R =2 ' QO x i 0+ R= 5' 100 1A o N. Q R =25' ------ — — � DT DT DT _ CB -11 I -1 F RIM= 991.0 I INV (S) =9$ .d0 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 1 I I I I I I I I I I I I I I 1 I I I 1 I I I 1 I I I I I I I I I I I I I I I I I cI I I I I I I I I I -- -1__.J J I —� �x R =250' --\ 3 +00 _ 29LF 15" CP I I M ® 1.7 I R =1251 1 I 1 I I II II CONCRETE VALLEY GUTTER PER CITY DETAIL STR -10 I I II I I I I II I I I I I I I I I I �I - - -_1 I F- CBMH -1 > w » +00 I I I II _ ___ --1 CB -1A 1 1 RIM =994.5 I INV (NE)= 1.Ob I R =250' 280LF 12" RCP ® 1.00% 129LF 12" RCP CAD 4.82° L CB -12 CBMH 13 RIM =990.0 IINV (N)=985.20 I II NV (S)=985.2[0 - -I F- -1 F- I I I I I I I I I I I I I I _j L - - - - I I I I I I I I I I rt� I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 5 +a0 » 6 +00 - -I - - i-4 -- I - I 34LF 15" ® 1. i CBMH -2 w M Im M 7 +C cn -- m MCP m 1.9?/0T- CB-2A V RIM = 991.34 INV (SE)=901 50 I I I I II I I I I I I I I I I I I I III I I I II I. I I I I I N o0• LA 00 t o 0 M M . . . . . . . . . 11.1 O 0 pp o HIGH POINT ELEV = 994.24 00 L o 0) . . . . . . 00 M Y . . ............ . Ln . . . . . . vi rn 0 . . I� a) 0 ca a) 0 rn^ a) 0 cfl a) Ln . HIGH POINT STA = 5 +05.14. cfl cfl rn t rn I� rn 00 a) M w cfl a) N to rn to. O rn rn 0 rn 0 rn 0 PVI STA = 5 +50.14 rn 0 rn 0 rn 0 rn 0 rn 0 rn 0 0) rn 0 rn 0 rn 0 C O PVI ELEV = 994.00 O O O O M . O O LOW POINT ELEV = 995.46 O EXISTING GRADE ® CENTERLINE A.D. _ -1.09% . . . . . . . w . . . . . . . . . . . . . . . . . . . . POINT STA = 2 +75.71 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . K 82.46 972 .................. —0 +50 . . . °a UJ MATCH EXISTING + -LOW rn PVI STA = 2 +30.71 PVI ELEV = 995.70 ,_ r co .n o 90 VC 6 +50 7 +00 PROPOSED GRADE ® CENTERLINE DATE c. `.'-' BITUMINOUS EDGE rn A.D. = 1.26% + U o N . . . . . . . . . . . . . . . . . . . . . .� 11 . . . . . . K = 71.28 corn . . . . . ° `n . . . . Ui C) N am a duly Licensed Professional Engineer under the laws N — 11 11 ° rn � ` 'n 0) Ui 0) o W 90' VC mm v of the State of Minne 00 11 I (n N II I ,n 0) II ° o o o ° � r \ OF w w II�`� U U � �0) 00 a0 �= AMT �- 3601 Thurston Ave., Anoka, Minnesota 55303 �- > > m N W U o I t1-� -� _ -0.53% v�zz m CHECKED BY: SMN >> N�3.. CORCORAN, MN 29 SHEETS Li w I �Z�N ........... ............................... ..................... ... ... ... ... ... ... ... ............... ... .. ......... m > Z > U�Z - Z 320LF 15" RCP ® 1.09% . PROPOSED 8'9 M W p PROPOSED 8" SANITARY SEWER +0037 -i � I � I I I I I 30 0 30 I.I 60 FT. _._._.._._....._.._ .....: . . . . . . . . . . 1* o 0 pp LA 00 t o 0 M M . . . . . . . . . 11.1 O 0 pp o . 00 00 L o 0) . . . . . . 00 M . . . . . I� Ln . . ............ . Ln . . . . . . vi rn 0 . . I� a) 0 ca a) 0 rn^ a) 0 cfl a) Ln to to a) tn a) cfl cfl rn t rn I� rn 00 a) M h ( M cfl a) N to rn to. O rn rn 0 rn 0 rn 0 rn 0 rn 0 rn 0 rn 0 rn 0 rn 0 rn 0 rn 0 rn 0 rn 0 rn 0 rn 0 C O O O O O O O O O O O O O O O O) 972: ................................................................................................................................................ ............................... 972 .................. —0 +50 0 +00 0 +50 1+00 1+50 2 +00 2 +50 3 +00 3 +50 4 +00 4 +50 5 +00 5 +50 6 +00 6 +50 7 +00 7 +50 DATE REVISION I hereby certify that prepared by me or this plan, specification, or report was under my direct supervision and that I DESIGNED BY: AMT Hakanson An d e rso n STREET & STORM SEWER PLAN SHEET 1218117 FINAL PUD PLAN SET am a duly Licensed Professional Engineer under the laws — 16 of the State of Minne DRAWN BY: Civil Engineers and Land Surveyors BASS LAKE ESTATES OF AMT 3601 Thurston Ave., Anoka, Minnesota 55303 FIR LANE AD Date 12/6/17 M M. THIELE, P.E. Lic. No. 51317 CHECKED BY: SMN 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson- anderson.com CORCORAN, MN 29 SHEETS 4124.02 ••� ..E 984 978 ;0 - - - - --1 F- - - -- I I I I I I I I I I I I I I I I I I I I (n I =M — N M M --I D -i - --1 F - - - - - - - I I I FIR LAN". + v N 1 o I I rn I ? I SEE SHEET 1018 7F' +00 37LF 15" RCP ® 1 . I -- - -- ! _987.50 - - - - -�- �- - -- � _ I J � I I I I I I I I I I I I I I I 1 I I I I I I I I 1 I I I 1 I I I I I I I 1 I I I I I I I I I I I I I I I I I I - - - -J L - - - -J R =25' CBMH ►0 I I I I I PED RAMP L - — R #Q5 � t J L_ >> — C81, 10-1-00 L 10 I dB -3A RIM= 988.26 IN SE =98 .00 --1 F- -- -J - - -- -- L� I CLEANOUT INV =988.0 1 11 CBMH -4 ------ - - - - -7 1671F 21 " RCP / ® 4.186 / / \\ \ 4/ \ 78 f5" RCP ® 1.77% \ \\ I I R -135 -- - - H 8 \ RIM= 4 - -i F- - - -1 F- - INS ('3W)=9 00 I I I I INV 1( = 9$0. � \ � \\ j I I 84LF 12" 1 R P o R =60' 1® 1.00% \ II I I 1 \\ CB 7 \ I \ I I I I I I I 1 \ ��� RIM -986. \---=------------ -i- - -� R =60 V W)- 80.8 N I I \ I I I CONTINUE TYPICAL STREET AND CURB SECTION I 1 I I I I I I 1 14. THROUGH TEMPORARY CUL -DE -SAC I I I I I I I I I I /� I J L- - - - - --I L - - - --1 L--- - - - - -J L- - - - - -J L - - - - --/ \ DT DT DT DT 61' PVC DRAINTILE DT cb�V R =45' I -- I --- - - - - -� I BITUMINOUS CUL- DE-SAC WINGS SHALL CB -6 �, °O BE SLOPED TOWARD CURB CAD 4% MAX RIM =984.8 -` + INV (SE) -9 1.6 � PERMANENT BARRICADE PERT I I Q H V) N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Y . LOW POINT ELEV = 985.08 EXISTING GRADE ® CENTERLINE o LOW POINT STA = 1 1 +17.64 w 0000 0 0o PVI STA = 11+25.81 C W rn . . . . . . . . . . . . . . . . . . . . . . . . co 11 PVI ELEV = 984 65 M PROPOSED GRADE ® CENTERLINE + U-i A.D. = 3.97% + w II ° a) K = 22.68 Q w W J =1 2 %_ II II 90, VC II 0 LLJ N w �— / 00 00 196LF 18" RCP COD 1, 7 �— > >/ w 9% ... .mm ww _/ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ............................................................................ . O . � 74LF 18,, R �. ;� CP @ 3• 16% ....... o ire .o. o . PROPOSED 8 PROPOSED 8„ WM 0 - " SANITARY SEWER 00 ao M 21 " -- . °j 00 -: RCP . ••� iml 984 978 0 30 0 30 60 SCALE IN FT. 4124.02 rn n 3 �Z�V) o . . . . . . . . . U�? Z ? 00� � rn rn �::� 972 ......9..72..;... . ....... ......... ........ z ) ......... ....... ......... ........ ............................ _ mom>> z z o o... ......... PROPOSED 10" SANITARY SEWER I` 9 6 6 _9._6.6.; . 0: ,-. . . . w . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ......................_...... 00 I Z�(/1 z N Ln • L0 I� M Q� O O O M Lfi ^ CY) N �p ^.� `_ . I� �. N.� m > O 1� Z D0 (ri 0.� N N M cD "� `p.O O O Qj.� 00 00 00 00 ^ 00 00 �% 00 U Z Z� N 00 00 1%, 00 Cn rn rn . CY) rn 00 CY) � 00 0) � 00 0) rn 00 00 (7) — rn 00 0 00 _00 rn 00 00 01 rn 00 0> � 00 C) rn 960. 7 +00 7 +50 8 +00 8 +50 9 +00 9 +50 10 +00 10 +50 11+00 1 1 +50 12 +00 12 +50 13 +00 13 +50 DATE REVISION I hereby certify that prepared by me or am a duly Licensed this plan, specification, or report was under my direct supervision and that I Professional Engineer under the laws DESIGNED BY: AMT Hakanson An d e rso n STREET � STORM SEWER PLAN SHEET 1 7 12 8 17 FINAL PUD PLAN SET DRAWN BY: AMT of the State of Min ne 3601 Civil Engineers and Land Surveyors Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson- anderson.com BASS LAKE ESTATES FIR LANE CORCORAN, MN OF 29 SHEETS AD M M. TRIFLE, P.E. Date 12/6/17 Lic. No. 51317 CHECKED BY: SMN 4124.02 4124.02 - - - - - - - - - -� L- -- - - - - -- ---- - - --ri CBMH -13 RIM =983.2 CBMH -1 4. I- - - - - - - - - - - I II INV (N)=9-79.00 RIM = 979.69 I I - - - - - - - - INV (E)=979.00 I_N, (W)=975.00 00 - - - - - - - - 1 6- 0 E » HDPE >> INV (E)=975.00 >V F 7 F_ 1� 8\ 1 T' F- 1 8> „ H RI P, E 2j . 4>g L - - - - - -6 I I I _ > C B M� H - 1 5 I I 0 RIM = 974� .3 - - - - � INV (W)=970.50 INV 970.50 _- __ _- L - _- I (N)= INV (S)= 970.50 I - - - - I I I � v � � -- - - - - - - J I I I I I I I I I I I I I I BITUMINOUS CUL -DE -SAC WINGS SHALL t SEE SHEET 1 9 L _ - J I I J I BE SLOPED TOWARDS CURB ® 4% L MAX - - RIM98 .08 L I V INV (SE -- - - - - - -- - � J I I 0+00 1 +00 2 +00 37 J v 3 15” RCP L--------- - - - - V w BMH -1 00 4 __ =45' PERMANENT BA R E P ER C6 R99I A07 D � --------- - - - - -- - CITY STD DETAIL GEN -6 I L- - 1 R = 60' o I I R=350' o I � _ I I I R =60' BMH 1 00 \ I I I V I - -- -- I CONTINUE TYPICAL STREET AND CURB SECTION I I I THROUGH TEMPORARY CUL -DE -SAC I v -- - - - - - U) I I L -- —J L - - - I I I V 30 0 30 6� 0 L---------- - I SCALE IN FT. - -- -- -- - - - - -- O. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EXISTING GRADE ® CENTERLINE ..N 990.: Q . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . '990 ... ............................... O o LO cw o 00 �I N . . W 00 0) . . . . . . . . . . . . . . . . . °m . . . . . . . . PROPOSED GRADE ® CENTERLINE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 84 w \ 0 0 z I I ; 984 .......... .............................. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . v � N . . . . . . . . . . . . . . . . . . . . . . . ... ............................... J Li m >> -2.54% Z _ N 00 O O O 0 0 \ rn m 0i Co c o co 978; M r- Q, O, (n ;978, ..... . ............................_ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ....... .... .. -PROPOSED . WM w m \ 243LF 5 RCP m z z z = . @ 3.08% 972: ....................... ................. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ;972 . ... ............................... ...... ._._... 966: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . PROPOSED .1 0" . SANITARY- SEWER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 . ... ............................... 960: . . . . . . . . . . . N . . . . . . . . . . . oN . . . . . . . . . �rn . . . . . . . . . . . . . . . . . . . . 0 'c . . . . . . . . . . . . . . . . . . ao . . . . . . . . . . . . . . . . . . . . . r10 M . . . . . . . . . . . . . . . . . . . . . . . . . . . . Oo . . ........ .............._............... 00 � 0 0 � 00 0 . . . . M 0 00 . . . . . . . . . . . . . . 00 . . . . . . . . . . . . . . . . . . . . . . . . . � 000 . . . . . . �^ . . . . . . ................................ ...... n 0 a 0 � 0 0 0 0) 0) : 957 ............... ..I .I ..I . .... .............. . . :......... ............................... —0 +50 0 +00 1 +00 2 +00 3 +00 4 +00 5 +00 6 +00 6 +50 DATE REVISION I hereby certify that prepared by me or am a duly Licensed this plan, specification, or report was under my direct supervision and that Professional Engineer under the laws I DESIGNED BY: AMT H a ka n so n An d e rso n STREET 8 STORM SEWER PLAN SHEET 18 12/8/17 FINAL PUD PLAN SET DRAWN BY: AMT of the State of Minn eso 3601 Civil Engineers and Land Surveyors Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson- anderson.com BASS LAKE ESTATES 72ND AVENUE CORCORAN, MN OF 29 SHEETS ADM M. THIEL P.E. Date 12/6/17 Lic. No. 51317 CHECKED BY: SMN 4124.02 .;. MEG] [~SIN 141 LF 27" RCP ® 1.4.1 133LF 27" RCP ® 1. oop �, L, u,. . . . . . . . . . . . . . . . M rn rn 29LF 27" RCP ® 1.72% 44LF 27" RCP .81% WE AM-] AFIA 966: °� ......... ......... 9..6.6..' . . . . �4 . . . . . . . . . ............................. 0 50L 15" RCP ® 1.00% 966 Z r. O L 9.6.0..: . . . . . . . . . . ... .... orn rnLO O _ rn��v I I ^ Sri O . . . . . . . . . . . . _ ��� 11 . 954 C >> —z z� . n ;.954 m ; > >> zzz UfY— Ooo �;o �0 � — — O p 0 P- a) II 960:! .... . . . . . . . . . . . . . . . . . . . PROVIDE 2' MIN. . . . 0 N o6 a) .00 ao mod• °� a) a; II ^ _ �� ^ N '960 SEPARATION PER STD > .� j r z � ^ > > DETAIL WAT -07 z 0 > N W z z m >. > . . . . U Q: z z z . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 954: �� N 00 otn 0 o O N o 54 90 ....... ............................... . . . . . . It . r - * n '4 N Cq rn a 951: .............................: ----------------------------------------------------------------------- - - - ;951 - -- .. ............................... -0 +50 0 +00 1+00 2 +00 3 +00 4 +00 4 +50 DATE REVISION I hereby certify that this plan specification or report was DESIGNED BY: 978: 978 ............ ...................... : ......................... .............. :................................. 972. X972 .................................. : ......................... .......... .... :................................. ......... \. ......... ......... 9..6.6..' . . . . �4 . . . . . . . . . ............................. 0 50L 15" RCP ® 1.00% O L 9.6.0..: . . . . . . . . . . N . . . �, co o . . . . . . . . . . . . . . . . 960 orn rnLO O I I ^ Sri O . . . . . . . . . . . . _ ��� 11 . 954 >> —z z� . n ;.954 M 9012111901119431 FT, F; ! 8 17 FINAL PUD PLAN SET prepared by me or under my � direct supervision and that I AMT am a duly Licensed Professional Engineer under the laws Hakanson A n d e rs o n of the State of Minn eso DRAWN BY: Civil Engineers and Land Surveyors AMT 3601 Thurston Ave., Anoka, Minnesota 55303 AD M. THIEL P.E. CHECKED BY: 763- 427 -5860 FAX 763 - 427 -0520 Date 12/6/17 Lic. No. 51317 SMN www.hakanson— anderson.com 0 30 0 30 60 SCALE IN FT. STREET & STORM SEWER PLAN SHEET 19 BASS LAKE ESTATES �F 72ND AVENUE 29 CORCORAN, MN SHEETS 4124.02 77 III 121M 0 Q a --- I Li CD I = I 0 I I I I - = I 0 I I I ' I I I I I = I 0 I � I I M I I I °- I 0 I � I ;G I I I/ I 11.250 8" DIP BEND � I 0 I / I I / 8 "x8" DIP TEE 8" GV & BOX' I � I � V V V I I I I I I I I I I I I I V I I I I I I I I J � I\ / 00 — 22.50 8" DIP BEND 8" GV & BOX M I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I SEE SHEET 26 FOR WATER AND SANITARY SEWER SERVICES FOR THE STORAGE SITE I I I � 32SF 4" POLYSTYRENE INSULA- PER STD DETAIL WAT — I v I � , I I I I � I I I I I I I I —15 s O� rLk i 3 +00 �> > 7]=j 45° 8" DIP BEND j � ili I 11.250 8" DIP BEND I I II II I I I I I I I I I I I 8 "x6" DIP TEE I 14LF 6" DIP WM 6" GV & BOX I I HYDRANT I I I I I I I I I I I I 122.50 8" DIP BEND I I I I � +00 1_i 7 I F — — — - I I I I I I I I I I I I I I I I I I I I I I I I I F I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 32SF 4" POLYSTYRENE INSULATION PER STD DETAIL WAT -10 I I I I I I I I -- J �—] - -- - - - -- m m 5 +00 — 6 +00 7 0 = _ s > m SMH -14 S H -1 N � —I - -- -1 awl - - - -- - -- -- - - -- - - 11.25° 8" DIP BEND I I � I I 8 "x6" DIP TEE I I I I I I I I 14LF 6" DIP WM I 1 I I 6" GV & BOX I I I I HYDRANT 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1008 ................. .. ......... ......... ........ ...................:....................................................................................................... EXISTING GRADE ® CENTERLINE ......... ......... ......... ... ............... ... .. ......... ......... ................... ................... ........ 10021 996; _ sso DIRECTIONAL DRILL WATERMAIN UNDER COUNTY ROAD 10 1002 ..... .. .... ......... I .............. 7.5' COVER (MIN) O PROPOSED STORM SEWER 990 8" PVC C900 ATERMAIN (WM)— - LEGEND I WATERMAIN > SANITARY SEWER >> STORM SEWER ® WATER SERVICE ® SANITARY SEWER SERVICE �z 30 0 30 60 SCALE IN FT. 4124.02 56LF 8" SDR 35 984; O PVC ® 0.41% 246LF 8" SDR 35 PVC ® 0.40% 1984 _._..... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . O 185LF 8" SDR 35 PVC ® 1.0.3% _._.._....... Ui d d O � 00 . O O . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . o0.0) . . . . . . P0.0.� 04 . . . O II 00 11 rn . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .� O . . . . . . . . . . . . . . . . . . . . . . . . . . . . . CC Cy) w U-)Lri� II to 00 OC) 9.7.g.. W N O) ^ I rn rn N I I �_ 9 7$.... . . . . . . . . . . . . . I _ _ I I .I-I. ........... z z �— N -- N Z Z II 00 00 00 0 O ^ r C.4 0) c0 M M I� ''� O O M >> 00 Z Z ��— I� Oo N 00 00 0 00 W"— cO M N 0) 0) 0)0 0)0 0)� 0)0 0) � 0). � 0). � — 0)� 0) � 0) 0) 0) M 0) N 0) 0) 0);m 0) 0) 0) 0 0) 0 0) 0 0) 0 0) 0) 0) 0 0) 0) 0) 0 0) 0 0) 0 0) 0 0) 0 0) 0) 0);0 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0) 0 0 0 972: .......................................:.....................................................................................................................................................:........ :972 ............................... -0 +50 0 +00 0 +50 1+00 1+50 2 +00 2 +50 3 +00 3 +50 4 +00 4 +50 5 +00 5 +50 6 +00 6 +50 7 +00 DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws DESIGNED BY: AMT -1] Hakanson An d e rso n WATER 8c SANITARY SEWER PLAN SHEET 20 FINAL PUD PLAN SET DRAWN BY: AMT of the State of Minn ta. 3601 Civil Engineers and Land Surveyors Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson— anderson.com BASS LAKE ESTATES ��fZ LANE CoRCORAN, NiN OF 29 SHEETS A AM M. TRIFLE, P.E. Date 12/6/17 Lic. No. 51317 CHECKED BY: SMN 4124.02 40.I.1 �919I11 •;. 9781 V /�v V11 I�L.VVVLI♦ VLL/11 \VVI 1 LI\ V111 JIV VLI/'\IL Jf11\ V 5LF 6" DIP WM 8" GV & BOX HYDRANT . . . . . . . . . . . . . . . . . . . . co. . . . . . . . . co co � co co . O ^� rns rn p Sr972.: . . . . . . . . . . . . . . . . . . i —0 I I N r LO LO I I I r- co co _ 94LF 10" PVC SDR 26 LO rnrn. rn > > ,� 80LF 10" SDR 26 PVC �.- N o: z ? 62LF :10 PVC . ® 0.60% ® 0.63/ rn rn z to w SDR 26 0 0.80% 129LF 10" PVC SDR 26 @ -0.70% 96.6.......... ..... _ ... ��>> > NEEZ Z Z WE X112 &1 —INSTALL CLEANOUT ® END OF SANITARY SEWER INV= 968.23 I I ........................................ ND1.1 N U) M c 04 / p 00 Ot W n tOrn G � • . . . . c�. O . . . . . 0. 0 rn 00 . 0 00 � rn 00 00 00 rn CO 00 0 04 . . . . rn . . . . C 00 O I 00 CD CY) . . 960: ..................................................................................................................................................................... 960 ............................... 7 +00 7 +50 8 +00 8 +50 9 +00 9 +50 10 +00 10 +50 11+00 1 1 +50 12 +00 12 +50 13 +00 13 +50 e 30 0 30 60 SCALE IN FT. DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minn ta. DESIGNED BY: AMT Hakanson A n d e rs o n CIVII Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson- anderson.com BASS LAKE ESTATES WATER & SANITARY SEWER PLAN FIR LANE CORCORAN, MN SHEET 21 OF 29 SHEETS FINAL PUD PLAN SET DRAWN BY: AMT A AM M. THIELE, P.E. Date 12/6/17 Lic. No. 51317 CHECKED BY: SMN 4124.02 4124.02 ----------- - - - --� x - �- - - - - - - - \\\ L__ _� I I I I F- I ------------- � -� I I I I I I I I I I I I I I F---------- - - - - -- 1 I 1 I 11 22.5° 8" DIP BEND I I I 8 "x6" DIP TEE I I I I I 110LF 6 DIP WM v 1 rn L - - - --- - - - - -J - -- L - - -- L - -- 16" GV & BOX I I - -- L HYDRANT I L ------------ -J N I I WOOD o 00 1 +00 +00 3 p s M FENCE > N+-- > > >- > i 1 S H -9 I W Lj , - - - - - -- -- - -- I W - > 4 +00 X I I $ -; ------- - - - - -� - - -�- �- - - -� I- _ -__ ' 32SF 4" POLYSTYRENE INSULATION PER STD DETAIL WAT -10 I 1 o I I I I S I I I I SM - I 0 32SF 4" POLYSTYRENE 1 ' ' INSULATION PER STD I �� 450 8" DIP BEND L------ - - - - -- DETAIL WAT -10 V I I I I I I I I I v X�iw x L — — — — — — — -- J y - I -- � L- -- -- ,, v �---------- IL7 - - - - - -7 \ - - - - - - \ I j RELOCATED STORAGE TRAILERS v / I I SEE SHEET 25 FOR SANITARY SEWER PLAN i I SMH -6 30 0 30 so SCALE IN FT. : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EXISTING GRADE ® . . . . . . . . . . . . CENTERLINE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : 990; _.._._ ................... .......... ................................................................................................................... ;990 ............._..._......_...... . . . . . . o 0 . . . . . . . . . . . . . . M Ki 9..8.4' ...... fl LOrn rn ��II :984 U PROPOSED GRADE ® CENTERLINE 00 7.5' COVER (MIN) \ 0) M > > M N . . . . . . . . . . . . . . . . . . . . . V) . . . . . .co . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Ft rn 978; . ............................... ....... ....... . ,,, .......... '978...... 1 8„ PVC Cgpp \ I I _ �_ > > PVC WM .......... .. ....... . .... ...... ..... ................ PROP"JED o coo ST RM 972 ( SEWE R 972 . . . . . . . .p LO 0) rn rn . . . . . . . . . . . . . . . ��Z N W 7.5 COVER (MIN) ND!Z Z Z 966_: 0 308LF 10" PVC SDR 26 ® 0.60% ....... ......... ......... ........ . ;966 210LF 10" PVC SDR 26 ® 0.60% PROVIDE 2' MIN CLEARANCE BETWEEN STORM AND WATERMAIN 9601 �� oN �� K?�n �� N oao �� 00 K?o � X1960 . .............................. ....... . . . . . . . n 0o C 00 rn co Co . . . . . . . . . . . . . . . CO M. co co M rn Co rn Co . . n N rn 00 . . . . . . . M n `r rn 00 �. - . . . . . . . . . . . . . . . . . . . . . . I- r . r- rn" rn rn IZ M � I�- rn . . . . �: I� M . . . . c� I� n rn rn . . . . . . ......_._. .... .............. . n n 1 rn 0 0 ( 0) 0) 0 0) .......................................:.....................................................................................................................................................:........ 957' '957 ............................... -0 +50 0 +00 0 +50 1+00 1+50 2 +00 2 +50 3 +00 3 +50 4 +00 4 +50 5 +00 5 +50 6 +00 6 +50 7 +00 DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws DESIGNED BY: AMT Hakanson An d e rso n WATER & SANITARY SEWER PLAN SHEET 22 12.18.117 FINAL PUD PLAN SET DRAWN BY: AMT of the State of Minnes j4k Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson- anderson.com BASS LAKE ESTATES 72ND AVENUE Co�CO�AN, MN OF 29 SHEETS AD M. THIEL P.E. Date 12/6/17 Lic. No. 51317 CHECKED BY: SMN 4124.02 SALVAGE &REPLACE FENCE \ 7 N B+00 N W 7 +00 ��W / W /X N i X�O / 6 x k SALVAGE & REPLACE GRAVEL SURFACING r0 ----8"x6" DIP TEE 41 LF 6" DIP WM 6" GV & BOX HYDRANT 11+00 / / / / / / / �z+oa 8" GV & BOX 14 "x8" WET TAP PER CITY STD DETAIL WAT -4 EXISTING GRADE ALONG WATERMAIN ALIGNMENT / NOTE: GATE VALVES INSTALLED OUTSIDE OF PAVEMENT (OTHER THAN HYDRANT LOCATIONS) SHALL HAVE A STRUCTURE MARKER SIGN INSTALLED GATE VALVE LOCATION PER CITY STD DETAIL GEN -4. tl L ................................................................... CONNECT TO EXISTING 14" HDPE WATERMAIN _- 7.5'. COVER (MIN) ....................................................................... ............................... 8,• PVC C900 PVC WM O rn M M O 00 d O 00 . 00 . 00 . 00 . 0) vi , d 00 r- I,- I- I� I� I� I� I� 00 00 On im (n 0) 0) 0) M 01 0) 0) M 30 0 30 60 SCALE IN FT. .......... ............................... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ......... ............................... 7 +00 7 +50 8 +00 8 +50 9 +00 9 +50 10 +00 10 +50 11+00 1 1 +50 12 +00 12 +50 13 +00 DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnes j4k DESIGNED BY: AMT Hakanson A n d e rs o n Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson— anderson.com BASS LAKE ESTATES WATER 8c SANITARY SEWER PLAN 72ND AVENUE CORCORAN, MN El / FINAL LAN / DRAWN BY: AMT 11+00 / / / / / / / �z+oa 8" GV & BOX 14 "x8" WET TAP PER CITY STD DETAIL WAT -4 EXISTING GRADE ALONG WATERMAIN ALIGNMENT / NOTE: GATE VALVES INSTALLED OUTSIDE OF PAVEMENT (OTHER THAN HYDRANT LOCATIONS) SHALL HAVE A STRUCTURE MARKER SIGN INSTALLED GATE VALVE LOCATION PER CITY STD DETAIL GEN -4. tl L ................................................................... CONNECT TO EXISTING 14" HDPE WATERMAIN _- 7.5'. COVER (MIN) ....................................................................... ............................... 8,• PVC C900 PVC WM O rn M M O 00 d O 00 . 00 . 00 . 00 . 0) vi , d 00 r- I,- I- I� I� I� I� I� 00 00 On im (n 0) 0) 0) M 01 0) 0) M 30 0 30 60 SCALE IN FT. .......... ............................... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ......... ............................... 7 +00 7 +50 8 +00 8 +50 9 +00 9 +50 10 +00 10 +50 11+00 1 1 +50 12 +00 12 +50 13 +00 DATE REVISION I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnes j4k DESIGNED BY: AMT Hakanson A n d e rs o n Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson— anderson.com BASS LAKE ESTATES WATER 8c SANITARY SEWER PLAN 72ND AVENUE CORCORAN, MN El FINAL LAN DRAWN BY: AMT AD M. THIEL P.E. Date 12/6/17 Lic. No. 51317 CHECKED BY: SMN 4124.02 \ \ \ \ \ \ \ / / v � XOO Ox /ex H -7/ / \ \ x00 \ \ \ \\ \ \ >/ \ \ i M-0 SMH -6 >' 2x00 � 3x 00 / NOTE: SANITARY MANHOLES LOCATED OUTSIDE OF PAVEMENT SHALL HAVE A STRUCTURE MARKER SIGN INSTALLED ® MANHOLE LOCATION PER CITY STD DETAIL GEN -4. SMH -4 7 / V / 7 XZ / O Q / / / 7 / / -7 / 00 Ox / / / w � w 7 7 w �w OQ s+ ZA 5X 7 / 00 7 ti AAN —S- 30 0 30 60 SCALE IN FT. 144LF 10" . PVC SDR 35 ® 0.65% ........ ......... ......... ......... ......... / / 291 LF 10" PVC SDR 35 ® 0.60% / 9.60..: M M . / 371 LF: 10" PVC SDR 35 ®0.60% M Ln r-. rn a, II II N co co LO rn LO LA LO NOTE: SANITARY MANHOLES LOCATED OUTSIDE OF PAVEMENT SHALL HAVE A STRUCTURE MARKER SIGN INSTALLED ® MANHOLE LOCATION PER CITY STD DETAIL GEN -4. SMH -4 7 / V / 7 XZ / O Q / / / 7 / / -7 / 00 Ox / / / w � w 7 7 w �w OQ s+ ZA 5X 7 / 00 7 ti AAN —S- 30 0 30 60 SCALE IN FT. prepared by me or under my direct supervision and that I AMT am a duly Licensed Professional Engineer under the laws of the State of Minnes DRAWN BY: AMT / j4k CTA,-- AD M. THIEL , P.E. CHECKED BY: Date 12/6/17 Lic. No. 51317 SMN Hakanson Anderson Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson — anderson.com BASS LAKE ESTATES 978 972 I na 954 • -: 942 WATER & SANITARY SEWER PLAN 1 SHEET 24 72ND AVENUE CORCORAN, MN 0Fl 29 SHEETS 4124.02 144LF 10" . PVC SDR 35 ® 0.65% ........ ......... ......... ......... ......... ....... ......... ......... ......... ......... ......... ....... M 291 LF 10" PVC SDR 35 ® 0.60% 9.60..: M M . r° 371 LF: 10" PVC SDR 35 ®0.60% M Ln r-. rn a, II II N co co LO rn LO LA LO . . . . . . . . . .n.� �. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . n N N co cG cG cG cG cG cG cG cG cG rn n =II �CD zcn LO rn rn � N� .......9._.54_;.......... z z N ........................... 2 II`.`. �> ...................... ............................... �i II II coz w i CY) NFx Z Z I a?vv I LOCD CD CY) 942: ............... _. .................... :.................................................................................................................................................... Nom— — 06 (D N ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... .._ nATF I RFvlgl()N N�Z Z 948; this plan, specification, or report was DESIGNED BY: prepared by me or under my direct supervision and that I AMT am a duly Licensed Professional Engineer under the laws of the State of Minnes DRAWN BY: AMT / j4k CTA,-- AD M. THIEL , P.E. CHECKED BY: Date 12/6/17 Lic. No. 51317 SMN Hakanson Anderson Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson — anderson.com BASS LAKE ESTATES 978 972 I na 954 • -: 942 WATER & SANITARY SEWER PLAN 1 SHEET 24 72ND AVENUE CORCORAN, MN 0Fl 29 SHEETS 4124.02 rn O� M Ln p N O N M O 0! M N I� O r, N N n N N co cG cG cG cG cG cG cG cG cG rn n rn^ rn n rn^ rn rn^ CY) rn rn rn rn rn rn rn rn rn rn rn rn CY) CY) CY) C CY) 942: ............... _. .................... :.................................................................................................................................................... ............................... nATF I RFvlgl()N 11 hereby certify that this plan, specification, or report was DESIGNED BY: prepared by me or under my direct supervision and that I AMT am a duly Licensed Professional Engineer under the laws of the State of Minnes DRAWN BY: AMT / j4k CTA,-- AD M. THIEL , P.E. CHECKED BY: Date 12/6/17 Lic. No. 51317 SMN Hakanson Anderson Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson — anderson.com BASS LAKE ESTATES 978 972 I na 954 • -: 942 WATER & SANITARY SEWER PLAN 1 SHEET 24 72ND AVENUE CORCORAN, MN 0Fl 29 SHEETS 4124.02 i EXISTING BITUMINOUS M N h- 9 +00 ti 0 > > > SMH -3 X00 w w N 00 �2X 00 X00 14 +00 15 +00 y >I > i > i> \ SMH -2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EXISTING GRADE ALONG SANITARY ALIGNMENT NOTE: SANITARY MANHOLES LOCATED OUTSIDE OF PAVEMENT SHALL HAVE A STRUCTURE MARKER SIGN INSTALLED ® MANHOLE LOCATION PER CITY STD DETAIL GEN -4. /STl NG NG 14 " N�pE FO NO pE wA T RCEw /N ERMgIN i w� EXISTING LI FT STATION 16 +00 17 +00 47-3 0 > ' > > > SMH EXISTING 15" PVC 30 0 30 60 SANITARY SEWER SCALE IN FT. o 00 00 s to; c0 01 O ...........: . . . . . . . . . . . 3 +50 9 +00 DATE REVISION 00 cG 00 N O O cG r r- c0 n. ca cG c0 r- O M. N O. 00 r� W O. . . . . . . . . . . . . . O. . . . . . . . . . . O. . . . . . . . . . . O. . . . . . . . . . . . . . . . . . . . . 9 +50 . . . . . . . . . . . . . . . . . . . . . 10 +00 10 +50 . . . . . . . . . . . 11+00 . . . . . . . 1 1 +50 . . . . . . . . . . . . . . . . . . . . . 12 +00 12 +50 . . . . . . . . . . . . . . . . . 13 +00 13 +5 1 hereby certify that this plan, specification, or report was DESIGNED BY: 00 O Cn I\ . t\ 00 U c0 c0 c0 c0 O. . . . . . . . . . . . . . O. . . . . . . . . . . O. . . . . . . . . . . O. . . . . . . . prepared by me or under my direct supervision and that I AMT Hakanson An d e rso n am a duly Licensed Professional Engineer under the laws of the State of Minnes DRAWN BY: Civil Engineers and Land Surveyors AMT 3601 Thurston Ave., Anoka, Minnesota 55303 AD M. THIEL P.E. CHECKED BY: 763 - 427 -5860 FAX 763 - 427 -0520 Date 12/6/17 Lic. No. 51317 SMN www.hakanson— anderson.com BASS LAKE ESTATES WATER & SANITARY SEWER PLAN I S25T 72ND AVENUE CORCORAN, MN OF 29 SHEETS 4124.02 7 3 32SF 4" POLYSTYRENE INSULATION 8x6 DIP TEE _ _ P ----------------------------- - PER STD DETAIL WAT -7. - - - - 18LF 6" DIP WM , ,� _ a , .• • - - ° ° ' • T TOP OF WATERMAIN = 981.0 6" GV & BOX 3 32SF 4" POLYSTYRENE INSULATION C CB -45A HYDRANT P PER STD DETAIL WAT -7. R RIM = 994.48 989 I I I T TOP OF WATERMAIN = 985.0 I INV (W)= 990.00 8 8x6 DIP T TEE 450 8" DIP B BEND (2) 8 8x6 DIP TEE V 6" GV & B BOX o I I 6 6" GV & BOX v V 6 14LF 6" P PVC � I I 1 14LF 6" PVC B -43 4 45° 8" DIP BEND ( (2) - IM=�991.50 I V I(W) =988. 0 1 163LF 12" HDPE g ! H P E ------------------ - - - -11 LF 24' ® 6.80/ CBMH -15 NV I(S) >> ® 0.9 67LF 12" HDPE 93LF 18" HDPE ® 1.02% " I > o >> » >> 160LF 18 »HDPE CAD 1.06�/g o C� 1.12% STMH -45 CBMH -46 CBMH -44 RIM = 994.60 RIM = 993.50 CBMH -47 RIM iliv - INV N)= 986.90 INV (E)= 988.75 INV (S)= 985.20 INV (N) =9 .50 INV (W) =9 7.00 32SF 4" POLYSTYRENE INSULATION INV S)= 986.90 PER STD DETAIL WAT -7. INV (S)=986.15 INV (SE) =9 33.50 w CBMH -5p / CL RIM= 99d�.55 / ° INV (W):F97 .00 / STMH -48 = RIM = 994.59 a, (S)=�97 .00 / INV (NW)= 983.00 N•� .:. / INV (S)= 983.00 �• . a- ' . 0 65LF > 4 HDPE. . 0 �.78% °. gBMH -49 / RIM. 9921.53 / 2LF 24" RCP °;q ' °NV (N)#981.20 1.56% 0•. rN.V ° (W)� 98 .00 / N , (E) X981.2 0 - - - - -- I 6" DRAINTILE TOP OF WATERMAIN = 985.0 /�x- INV=991.0 I II I 1 3 042LF 8" PVC C900 8x6 DIP TEE o ' 10LF 6" DIP WM 1 8x6 DIP TEE 6" GV & BOX 6" GV & BOX HYDRANT o I 38LF 6" PVC A_ j 450 8" DIP BEND 00 I CD I I A O INV= 987.00 I I Q I I 1 32SF 4" POLYSTYRENE INSULATION n = I CB -4 PER STD DETAIL WAT -7 CBMH -42 RIM= 993.50 RIM =993.5 8x8 DIP TEE Q� RIM= _ _ ,20 450 8" DIP BEND 1 '� 0 ° INV (S)= 990.00 160LF 18 HDPE 160LF 18 HDPE INV (S)= 989.15 INV (E)= 988.20 `b ® 0.53% ® .5970 I 450 8" DIP BEND �I IA a r I 8x6 DIP TEE C 1 6" GV & BOX 8x6 DIP TEE 8x6 DIP TEE CB -4 I 14LF 6" PVC 6" GV & BOX IM =9 2.006" GV & BOX ( )= 990.00 N S H -18 32SF 4" POLYSTYRENE INSULATION 32LF 6" PVC 14LF 6" PVC W I R M= 995.25 Q I I V (SE)= 986.00 PER STD DETAIL WAT -7. o I I I V (W)= 985.90 TOP OF WATERMAIN = 984.0 LU CD I I G i i "_ DT DT DT CB -1 1 � I I I ° I I I I I I I I I I I I I I I V® CB -12 ® n /-- - - - - -- II / a / 1 - - - - -- N .. LL_ n --- - - - - -- J / O o / I (,B-49A 1 L- - - - - -- i V (E) = §87. CBMH -- -_ v9 8x6 DIP TEE 6" GV & BOX 12LF 6" PVC 1 L--- - - - - -- v. 450 8" DIP BEND (2) F -1 F -� I I I I I I I I I I I I I I I I I I I I I I r I > T 1 1 1 ° 1 CL 1 I I I I I I I a I I I I I I I I I GENERAL NOTES - STORAGE SITE UTILITY PLAN I ao I I I I I I I 1. ENSURE 7.5' COVER MIN. OVER ALL WATERMAIN. 2. ALL 8" WATERMAIN SHALL BE PVC C900. ALL 6" WATERMAIN SHALL BE DIP CL52. vo to 1 I I I I I 3. ALL STORM SEWER SHALL BE ADS N -12 OR EQUAL DUAL -WALL HDPE PIPE. 1 V_ 1 I I I I I 4. ENDS OF DRAINTILE NOT CONNECTED TO A STRUCTURE SHALL BE TERMINATED WITH I I I I I I I I I I I I I I I CLEANOUT. 45° 8" DIP BEND I I S H 7 17 I RI =997 01 I 1 M I °, IN (E)= 9841.98 1 1 1 1 I IN 4W) 984.89 H LO I � _rG I -15 3 +00 - I o i I ° SMH 1 6 I � A--- - - - - -- I I L- - - - - - - - - A- - - - - - I I I I L- - - - - - - - - A - - - - -- n I I L- - - - - - - - - CBMH -13 I I � t 30 0 30 60 SCALE IN FT. DATE REVISION I hereby certify that this plan, specification, or report was DESIGNED BY: SHEET 12 8117 AMT FINAL PUD PLAN SET prepared by me or under my direct supervision and that I Hakanson An d e rso n STORAGE SITE UTILITY PLAN am a duly Licensed Professional Engineer under the laws 26 -1] of the State of Minnes DRAWN BY: Civil Engineers and Land Surveyors BASS LAKE ESTATES OF AMT 3601 Thurston Ave., Anoka, Minnesota 55303 STORAGE SITE �4k LL= AD M M. TRIFLE, P.E. CHECKED BY: 763 - 427 -5860 FAX 763 - 427 -0520 29 Date 12/6/17 Lic. No. 51317 SMN www.hakanson- anderson.com CORCORAN, MN SHEETS 4124.02 I 6" DRAINTILE TOP OF WATERMAIN = 985.0 /�x- INV=991.0 I II I 1 3 042LF 8" PVC C900 8x6 DIP TEE o ' 10LF 6" DIP WM 1 8x6 DIP TEE 6" GV & BOX 6" GV & BOX HYDRANT o I 38LF 6" PVC A_ j 450 8" DIP BEND 00 I CD I I A O INV= 987.00 I I Q I I 1 32SF 4" POLYSTYRENE INSULATION n = I CB -4 PER STD DETAIL WAT -7 CBMH -42 RIM= 993.50 RIM =993.5 8x8 DIP TEE Q� RIM= _ _ ,20 450 8" DIP BEND 1 '� 0 ° INV (S)= 990.00 160LF 18 HDPE 160LF 18 HDPE INV (S)= 989.15 INV (E)= 988.20 `b ® 0.53% ® .5970 I 450 8" DIP BEND �I IA a r I 8x6 DIP TEE C 1 6" GV & BOX 8x6 DIP TEE 8x6 DIP TEE CB -4 I 14LF 6" PVC 6" GV & BOX IM =9 2.006" GV & BOX ( )= 990.00 N S H -18 32SF 4" POLYSTYRENE INSULATION 32LF 6" PVC 14LF 6" PVC W I R M= 995.25 Q I I V (SE)= 986.00 PER STD DETAIL WAT -7. o I I I V (W)= 985.90 TOP OF WATERMAIN = 984.0 LU CD I I G i i "_ DT DT DT CB -1 1 � I I I ° I I I I I I I I I I I I I I I V® CB -12 ® n /-- - - - - -- II / a / 1 - - - - -- N .. LL_ n --- - - - - -- J / O o / I (,B-49A 1 L- - - - - -- i V (E) = §87. CBMH -- -_ v9 8x6 DIP TEE 6" GV & BOX 12LF 6" PVC 1 L--- - - - - -- v. 450 8" DIP BEND (2) F -1 F -� I I I I I I I I I I I I I I I I I I I I I I r I > T 1 1 1 ° 1 CL 1 I I I I I I I a I I I I I I I I I GENERAL NOTES - STORAGE SITE UTILITY PLAN I ao I I I I I I I 1. ENSURE 7.5' COVER MIN. OVER ALL WATERMAIN. 2. ALL 8" WATERMAIN SHALL BE PVC C900. ALL 6" WATERMAIN SHALL BE DIP CL52. vo to 1 I I I I I 3. ALL STORM SEWER SHALL BE ADS N -12 OR EQUAL DUAL -WALL HDPE PIPE. 1 V_ 1 I I I I I 4. ENDS OF DRAINTILE NOT CONNECTED TO A STRUCTURE SHALL BE TERMINATED WITH I I I I I I I I I I I I I I I CLEANOUT. 45° 8" DIP BEND I I S H 7 17 I RI =997 01 I 1 M I °, IN (E)= 9841.98 1 1 1 1 I IN 4W) 984.89 H LO I � _rG I -15 3 +00 - I o i I ° SMH 1 6 I � A--- - - - - -- I I L- - - - - - - - - A- - - - - - I I I I L- - - - - - - - - A - - - - -- n I I L- - - - - - - - - CBMH -13 I I � t 30 0 30 60 SCALE IN FT. DATE REVISION I hereby certify that this plan, specification, or report was DESIGNED BY: SHEET 12 8117 AMT FINAL PUD PLAN SET prepared by me or under my direct supervision and that I Hakanson An d e rso n STORAGE SITE UTILITY PLAN am a duly Licensed Professional Engineer under the laws 26 -1] of the State of Minnes DRAWN BY: Civil Engineers and Land Surveyors BASS LAKE ESTATES OF AMT 3601 Thurston Ave., Anoka, Minnesota 55303 STORAGE SITE �4k LL= AD M M. TRIFLE, P.E. CHECKED BY: 763 - 427 -5860 FAX 763 - 427 -0520 29 Date 12/6/17 Lic. No. 51317 SMN www.hakanson- anderson.com CORCORAN, MN SHEETS 4124.02 CB -12 ® n /-- - - - - -- II / a / 1 - - - - -- N .. LL_ n --- - - - - -- J / O o / I (,B-49A 1 L- - - - - -- i V (E) = §87. CBMH -- -_ v9 8x6 DIP TEE 6" GV & BOX 12LF 6" PVC 1 L--- - - - - -- v. 450 8" DIP BEND (2) F -1 F -� I I I I I I I I I I I I I I I I I I I I I I r I > T 1 1 1 ° 1 CL 1 I I I I I I I a I I I I I I I I I GENERAL NOTES - STORAGE SITE UTILITY PLAN I ao I I I I I I I 1. ENSURE 7.5' COVER MIN. OVER ALL WATERMAIN. 2. ALL 8" WATERMAIN SHALL BE PVC C900. ALL 6" WATERMAIN SHALL BE DIP CL52. vo to 1 I I I I I 3. ALL STORM SEWER SHALL BE ADS N -12 OR EQUAL DUAL -WALL HDPE PIPE. 1 V_ 1 I I I I I 4. ENDS OF DRAINTILE NOT CONNECTED TO A STRUCTURE SHALL BE TERMINATED WITH I I I I I I I I I I I I I I I CLEANOUT. 45° 8" DIP BEND I I S H 7 17 I RI =997 01 I 1 M I °, IN (E)= 9841.98 1 1 1 1 I IN 4W) 984.89 H LO I � _rG I -15 3 +00 - I o i I ° SMH 1 6 I � A--- - - - - -- I I L- - - - - - - - - A- - - - - - I I I I L- - - - - - - - - A - - - - -- n I I L- - - - - - - - - CBMH -13 I I � t 30 0 30 60 SCALE IN FT. DATE REVISION I hereby certify that this plan, specification, or report was DESIGNED BY: SHEET 12 8117 AMT FINAL PUD PLAN SET prepared by me or under my direct supervision and that I Hakanson An d e rso n STORAGE SITE UTILITY PLAN am a duly Licensed Professional Engineer under the laws 26 -1] of the State of Minnes DRAWN BY: Civil Engineers and Land Surveyors BASS LAKE ESTATES OF AMT 3601 Thurston Ave., Anoka, Minnesota 55303 STORAGE SITE �4k LL= AD M M. TRIFLE, P.E. CHECKED BY: 763 - 427 -5860 FAX 763 - 427 -0520 29 Date 12/6/17 Lic. No. 51317 SMN www.hakanson- anderson.com CORCORAN, MN SHEETS 4124.02 4124.02 STREET LIGHT NOTES: 1. STREET LIGHTS SHALL BE ORNAMENTAL STYLE POLES CONFORMING TO CITY LIGHTING STANDARDS. 111111:01:I2I11111 EXISTING GAS EXISTING TELEPHONE EXISTING OVERHEAD ELECTRIC PROPOSED SANITARY SEWER PROPOSED WATERMAIN PROPOSED STORM SEWER PROPOSED STREET LIGHT �Z 50 0 50 100 SCALE IN FT. M LL- Ld LL Z H ES < Ld -99 .39 Q U -- - -- -- ------ - - - - -- ------------------------------------------------ - - - - -- - - - -- - -- M I / I I I D :•.• I _ J I / I Z :`K I ----------- /r------------ - - - - -- - -- L - - - - -- r- ------ - - - - -� _ ----------- - - - - -- — — — — — — — — — — — — — — — — — II L- - - - - -- - - - -- L----------- - - - - -/ ^ I � I c� I '• I I I i � I / � I 1 - . - . - . - . - . I I I I I/ I oa i I I I L- - -- --- - - - --� a f 00- a I I -J 0 Z x I Q o I , / wZJrn L--------------- r— j all 1 N I I oww r - - - -- - - -- I I / wo3� LU I / = C7 Q I I I 0 0 i r ------------ - - - - -J C7 -- ---------------------- - - - - -- -------------------------- -i'? / a I I I I - - - - - -� - I � - - - - - r - - - -� r-- - - - - --1 i-- - - - - -� r - - - -, -- - - - - -� I I � I I I I - - - - - - - - L- - - - - -� -- - - - - -- -I I- - -r -� - - I I I I I I r - - - - - - I - - r - - - -- - - -7 \ \� I -- -rte -- I rt� - - -I - - I - -- fit- - - - -i - -- -L �` - -T \ I I I I I I I I I I I I Ia 7�F f I I I F-L-j I - -- - - -- - - -- - J - -- - -- - -- -� - -- - - -- J L - - - - -- s s s s 0 I ' a \x- L L _4 --i / 7E71 INSTALL STREET LIGHT (TYP OF 6 \ ) I r I I I I I I L I I I I I I I I I I \ \ - - -- I I I I I I I I I I I I L-- - -___J L - - - -J L- - - - - -L L - - - -J L--- - - - - -J L- - - - - -J L - - - - -- I \ I I I I I I I I I W pT > I I I I I I I I I I I I - °T C z DT D U T DT - W �Lj- I 1C X x L- -- -- L - - - -J L- - - - - -J L------j L--- - - - - -J L - - - -J L - - - -- J L - - - -J L- - -J L - - - -� L- - - - - -J L - - - -J O X X X X X x x x x x I x - LJJ z x, X_ DATE REVISION I hereby certify that this plan, specification, or report was DESIGNED BY: SHEET 1218117 -FTN--AL—PUD PLAN S AMT prepared by me or under my direct supervision and that I Hakanson An d e rso n STREET LIGHT PLAN am a duly Licensed Professional Engineer under the laws 27 of the State of Minne a. DRAWN BY: Civil Engineers and Land Surveyors BASS LAKE ESTATES of AMT 3601 Thurston Ave., Anoka, Minnesota 55303 AD AM M. THIELE, P.E. CHECKED BY: 763 - 427 -5860 FAX 763 - 427 -0520 29 Date 12/6/17 Lic. No. 51317 SMN www.hakanson- anderson.com CORCORAN, MN SHEETS 4124.02 ` — I I / I I r - -- ll r� 1 I I aCL lu Mil I / � O z� I I I ITT I �1 I ll I I 1 i i I J I MONUMENT SIGN I I I la I I I II ■ w >aT / \ I �\j I \ \ I / 4�- 4 INN l / THE / XACT /1-01CA /T11 I•S Fq� \— — THE // WETLAt D /ISELII�EATJON / / MO�QNT� /ARE 51HOWN ON// \ THE FLOODPLAIN .MITIGATION/ \/ \ \&, k4LAND_BB- JF1FER /PLA / i / / / CL QM �N 0:: C / U) 00� (/) T■r Tv ,Er �r'w-7r'w R-1" Ti-K"1. .► r11�7r � �QIIOIIO OY�O'��SL�� i � ✓ �• ` � n ' _i RAM q D� =OHO 9.�_O_O_r. �1._0�{/� �1�w0 °010 °pDpO�H��O ° ���Odio \I� W .....r 1 I p Iii ► \t�lr LAW Ii ��f ",� inlw\� �� xa �/ i` . �.�1��1� \, /ice — O . �. ��,,; �!! ��( �W�� %ll�►�//iiu0�,v�����uca�t!/!__ ..�/ /ll►�l<...3.- �,�uu�� , -� � � l!� ■• ~� , ON nw1 ,i� �� � � ,� � II11l1��, .�,��, �'' - �" ° -- r !•�``1•� a � ''� _ . � �1IGi�4 ,. � .�. � —� ;� �,- � � } � _I► , � 1 , � ��� /i Big I � ✓$J) / /� i /I� .Liiul `�._ _.�I � -,L��� _ .�1M► n -_ ` �� -sl F.; � T ��� . �►I, . L - - -- .yL�,, �� Tri � ����� � y .�����vr � ��: � � k ��r��//l�•t }�:��� 7��� ��,� � ���r'�, � �� �, �, ,�� . �j� ��- '� "— —••�I ° � , � '"� ir��� �. -I � _i -;/� �I� - � 7 -,�� � -.III � _1. �G � —� �7 �� ��� ♦ _ .���1. � } Iw — J��lf 1 � ���" /I � � � �l, T :v\� �� � ��� �.T.� I R � — ( �� � ti Ir � r . �������� r ` ���IL'��i \i� ���� ��I Y � '� ►���� � r � ���� '�i., IR" � ��� j�,,►� LIT/ ��� Ii \ I I I o I o O z z Z Z /\ I+ 0 — - I I I \ I I I I I I I I I I 4, 6" I fi I_ l\ 1 F-1— _ -- -d I / I I I I I \ \ 1\ z I / I _J _ ___ __� L_____� J _J L__� L - -J L___J x \ vv q I \\ rn I \I ' i R MOL POLYETHYLENE (440 1 -I /z• 7 .CE STRAP T YP.) BOTANICAL NAME DOUBLE STRAND 14 OA. NRE - 'A^ O 12W INTERNAL (TYP.) IIS TREE WRAP TO FIRST BRANCH L GRADE TURNBUCKLE MEN DOUBLE STRAND 9 STEEL STAKE 04 OAUCE WIRE - 3 PER TREE Sienna Glen Maple ANAL ONADE OF PLANT TO 0 50 EOUAL ORIIiNAL GRADE — — — — — — — — — — — — — — — =` O 2'.2' - STATES SET 120• APART I CUM THE BALL AT ANGLE - 3 PER TREE BACKFuL .. PLNRIxD SOIL .. OF ` l UNDISTURBEDD SOL l L l 3 FM Acer saccharum 'Bailsto' Fall Fiesta Maple 2-1/2" B &B 3 CH Celtis occidentalis Common Hackberry 2 -1/2" B &B 3 NP Pinus resinosa Norway Pine �:,- 3 BS Picea glauca densata Black Hills Spruce 4 -6' ht. B &B • �� Prairiefire Crabapple 1 -1/2" B &B 5 JL Syringa reticulata Japanese Tree Lilac 1 -1/2" B &B o 24 RD Cornus alba sibirica 'Red Gnome' Red Gnome Dogwood 5 Gal. Pot 19 CL Syringa vulgaris } 5 Gal. Pot z Viburnum lentago Nannyberry Viburnum 5 Gal. Pot MINI STORAGE PLANTINGS TREES 6 RM Acer rubrum 'Franksred' Red Sunset Maple 2 -1/2" B &B 8 RB Betula nigra River Birch, 3 -5 stem clumps 6 -8' ht. B &B / v Celtis occidentalis Common Hackberry 2 -1/2" B &B 16 AP Pinus nigra Austrian Pine 4 -6' ht. B &B 9 BS Picea glauca densata I / B &B 9 RC Malus 'Royalty' Royalty Crabapple 1 -1/2" B &B 6 MA Sorbus decora Showy Mountain Ash 1 -1/2" B &B SHRUBS 56 RD Cornus alba sibirica 'Red Gnome' Red Gnome Dogwood 5 Gal. Pot 42 BH Diervilla lonicera Dwarf Bush Honeysuckle 5 Gal. Pot 8 SJ Juniperus Sabina ' Scandia' Scandia Juniper 5 Gal. Pot 24 FS Sorbaria sorbifolia Ash Leaf Spirea 5 Gal. Pot 16 GF Spiraea japonica ' Goldflame' Goldflame Spirea 5 Gal. Pot 29 CL Syringa vulgaris Common Lilac 5 Gal. Pot GROUND COVER Owner to \ U be used. This will be determined in the field and w >aT / \ I �\j I \ \ I / 4�- 4 INN l / THE / XACT /1-01CA /T11 I•S Fq� \— — THE // WETLAt D /ISELII�EATJON / / MO�QNT� /ARE 51HOWN ON// \ THE FLOODPLAIN .MITIGATION/ \/ \ \&, k4LAND_BB- JF1FER /PLA / i / / / CL QM �N 0:: C / U) 00� (/) T■r Tv ,Er �r'w-7r'w R-1" Ti-K"1. .► r11�7r � �QIIOIIO OY�O'��SL�� i � ✓ �• ` � n ' _i RAM q D� =OHO 9.�_O_O_r. �1._0�{/� �1�w0 °010 °pDpO�H��O ° ���Odio \I� W .....r 1 I p Iii ► \t�lr LAW Ii ��f ",� inlw\� �� xa �/ i` . �.�1��1� \, /ice — O . �. ��,,; �!! ��( �W�� %ll�►�//iiu0�,v�����uca�t!/!__ ..�/ /ll►�l<...3.- �,�uu�� , -� � � l!� ■• ~� , ON nw1 ,i� �� � � ,� � II11l1��, .�,��, �'' - �" ° -- r !•�``1•� a � ''� _ . � �1IGi�4 ,. � .�. � —� ;� �,- � � } � _I► , � 1 , � ��� /i Big I � ✓$J) / /� i /I� .Liiul `�._ _.�I � -,L��� _ .�1M► n -_ ` �� -sl F.; � T ��� . �►I, . L - - -- .yL�,, �� Tri � ����� � y .�����vr � ��: � � k ��r��//l�•t }�:��� 7��� ��,� � ���r'�, � �� �, �, ,�� . �j� ��- '� "— —••�I ° � , � '"� ir��� �. -I � _i -;/� �I� - � 7 -,�� � -.III � _1. �G � —� �7 �� ��� ♦ _ .���1. � } Iw — J��lf 1 � ���" /I � � � �l, T :v\� �� � ��� �.T.� I R � — ( �� � ti Ir � r . �������� r ` ���IL'��i \i� ���� ��I Y � '� ►���� � r � ���� '�i., IR" � ��� j�,,►� LIT/ ��� Ii \ I I I o I o O z z Z Z /\ I+ 0 — - I I I \ I I I I I I I I I I 4, 6" I fi I_ l\ 1 F-1— _ -- -d I / I I I I I \ \ 1\ z I / I _J _ ___ __� L_____� J _J L__� L - -J L___J x \ vv q I \\ rn I \I ' i R MOL POLYETHYLENE (440 1 -I /z• 7 .CE STRAP T YP.) BOTANICAL NAME DOUBLE STRAND 14 OA. NRE - 'A^ O 12W INTERNAL (TYP.) IIS TREE WRAP TO FIRST BRANCH L GRADE TURNBUCKLE MEN DOUBLE STRAND 9 STEEL STAKE 04 OAUCE WIRE - 3 PER TREE Sienna Glen Maple ANAL ONADE OF PLANT TO 0 50 EOUAL ORIIiNAL GRADE WITH PLANTING SOIL ° LAYER OF SHREDDED HARDWOOD DATE =` O 2'.2' - STATES SET 120• APART r CUM THE BALL AT ANGLE - 3 PER TREE .... BACKFuL .. PLNRIxD SOIL r/ IS" mm. OF ` l UNDISTURBEDD SOL l L l 3 FM Acer saccharum 'Bailsto' Fall Fiesta Maple 2-1/2" B &B 3 CH Celtis occidentalis Common Hackberry 2 -1/2" B &B 3 NP Pinus resinosa Norway Pine �:,- JIB 3 BS Picea glauca densata Black Hills Spruce 4 -6' ht. B &B • �� Prairiefire Crabapple 1 -1/2" B &B 5 JL Syringa reticulata Japanese Tree Lilac 1 -1/2" B &B SHRUBS 24 RD Cornus alba sibirica 'Red Gnome' Red Gnome Dogwood 5 Gal. Pot 19 CL Syringa vulgaris } 5 Gal. Pot 17 NV Viburnum lentago Nannyberry Viburnum 5 Gal. Pot MINI STORAGE PLANTINGS TREES 6 RM Acer rubrum 'Franksred' Red Sunset Maple 2 -1/2" B &B 8 RB Betula nigra River Birch, 3 -5 stem clumps 6 -8' ht. B &B 8 CH Celtis occidentalis Common Hackberry 2 -1/2" B &B 16 AP Pinus nigra Austrian Pine 4 -6' ht. B &B 9 BS Picea glauca densata I / B &B 9 RC Malus 'Royalty' Royalty Crabapple 1 -1/2" w >aT / \ I �\j I \ \ I / 4�- 4 INN l / THE / XACT /1-01CA /T11 I•S Fq� \— — THE // WETLAt D /ISELII�EATJON / / MO�QNT� /ARE 51HOWN ON// \ THE FLOODPLAIN .MITIGATION/ \/ \ \&, k4LAND_BB- JF1FER /PLA / i / / / CL QM �N 0:: C / U) 00� (/) T■r Tv ,Er �r'w-7r'w R-1" Ti-K"1. .► r11�7r � �QIIOIIO OY�O'��SL�� i � ✓ �• ` � n ' _i RAM q D� =OHO 9.�_O_O_r. �1._0�{/� �1�w0 °010 °pDpO�H��O ° ���Odio \I� W .....r 1 I p Iii ► \t�lr LAW Ii ��f ",� inlw\� �� xa �/ i` . �.�1��1� \, /ice — O . �. ��,,; �!! ��( �W�� %ll�►�//iiu0�,v�����uca�t!/!__ ..�/ /ll►�l<...3.- �,�uu�� , -� � � l!� ■• ~� , ON nw1 ,i� �� � � ,� � II11l1��, .�,��, �'' - �" ° -- r !•�``1•� a � ''� _ . � �1IGi�4 ,. � .�. � —� ;� �,- � � } � _I► , � 1 , � ��� /i Big I � ✓$J) / /� i /I� .Liiul `�._ _.�I � -,L��� _ .�1M► n -_ ` �� -sl F.; � T ��� . �►I, . L - - -- .yL�,, �� Tri � ����� � y .�����vr � ��: � � k ��r��//l�•t }�:��� 7��� ��,� � ���r'�, � �� �, �, ,�� . �j� ��- '� "— —••�I ° � , � '"� ir��� �. -I � _i -;/� �I� - � 7 -,�� � -.III � _1. �G � —� �7 �� ��� ♦ _ .���1. � } Iw — J��lf 1 � ���" /I � � � �l, T :v\� �� � ��� �.T.� I R � — ( �� � ti Ir � r . �������� r ` ���IL'��i \i� ���� ��I Y � '� ►���� � r � ���� '�i., IR" � ��� j�,,►� LIT/ ��� Ii \ I I I o I o O z z Z Z /\ I+ 0 — - I I I \ I I I I I I I I I I 4, 6" I fi I_ l\ 1 F-1— _ -- -d I / I I I I I \ \ 1\ z I / I _J _ ___ __� L_____� J _J L__� L - -J L___J x \ vv q I \\ rn I \I ' i STEEL STAKE 18" POLYPROPYLENE OR - POLYETHYLENE (40 MIL. 1 -1/2" 'RIDE STRAP TYP.) DOUBLE STRAND 14 GA. WIRE - 3' • 120" INTERVAL (TYP) TREE WRAP TO FIRST BRANCH TURNBUCKLE WITH DOUBLE STRAND '#14 GAUGE WIRE - 3 PER TREE 4 " -6" LAYER OF SHREDDED HARDWOOD MULCH IN SAUCER - EXTEND PAST STAKE FINAL GRADE OF PLANT TO EQUAL ORIGINAL GRADE 2"x2".30" STAKES SET 120" APART OUTSIDE THE BALL AT ANGLE - 3 PER TREE �BACKALL WITH PLANTING SOIL _MAINTAIN PEDESTAL DE UNDISTURBED SOIL )F SHREDDED HARDWOOD R MOL POLYETHYLENE (440 1 -I /z• 7 .CE STRAP T YP.) BOTANICAL NAME DOUBLE STRAND 14 OA. NRE - 'A^ O 12W INTERNAL (TYP.) IIS TREE WRAP TO FIRST BRANCH L GRADE TURNBUCKLE MEN DOUBLE STRAND 9 STEEL STAKE 04 OAUCE WIRE - 3 PER TREE Sienna Glen Maple ANAL ONADE OF PLANT TO 0 50 EOUAL ORIIiNAL GRADE WITH PLANTING SOIL ° LAYER OF SHREDDED HARDWOOD DATE N SAUCER - EXTEND PAST STAKE 19 NPO 2'.2' - STATES SET 120• APART r CUM THE BALL AT ANGLE - 3 PER TREE .... BACKFuL .. PLNRIxD SOIL r/ IS" mm. OF ` l UNDISTURBEDD SOL l L l STEEL STAKE 18" POLYPROPYLENE OR - POLYETHYLENE (40 MIL. 1 -1/2" 'RIDE STRAP TYP.) DOUBLE STRAND 14 GA. WIRE - 3' • 120" INTERVAL (TYP) TREE WRAP TO FIRST BRANCH TURNBUCKLE WITH DOUBLE STRAND '#14 GAUGE WIRE - 3 PER TREE 4 " -6" LAYER OF SHREDDED HARDWOOD MULCH IN SAUCER - EXTEND PAST STAKE FINAL GRADE OF PLANT TO EQUAL ORIGINAL GRADE 2"x2".30" STAKES SET 120" APART OUTSIDE THE BALL AT ANGLE - 3 PER TREE �BACKALL WITH PLANTING SOIL _MAINTAIN PEDESTAL DE UNDISTURBED SOIL )F SHREDDED HARDWOOD LIST: Site Plantings NOTES: :ER- EXTEND PAST STAKE TWO ALTERNATE METHODS OF TREE STAKING ARE SHOWN. BOTANICAL NAME IT IS THE CONTRACTOR'S OPTION TO STARE TREES: HOWEVER, THE CONTRACTOR F PLANT TO IS RESPONSIBLE FOR THE MAINTAINING TREES N A PLUMB POSITION THROUGHOUT THE GUARANTEE PERIOD. TREES SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTRA L GRADE CONIFER TO HAVE SHREDDED HARDWOOD MULCH UNLESS 18 SGM 01FERWISE NOTED. Sienna Glen Maple NO MULCH TO BE IN CONTACT WITH TRUNK. 0 50 CONIFEROUS TREE PLANTING DETAIL WITH PLANTING SOIL Common Hackberry DATE REVISION STEEL STAKE 18" POLYPROPYLENE OR - POLYETHYLENE (40 MIL. 1 -1/2" 'RIDE STRAP TYP.) DOUBLE STRAND 14 GA. WIRE - 3' • 120" INTERVAL (TYP) TREE WRAP TO FIRST BRANCH TURNBUCKLE WITH DOUBLE STRAND '#14 GAUGE WIRE - 3 PER TREE 4 " -6" LAYER OF SHREDDED HARDWOOD MULCH IN SAUCER - EXTEND PAST STAKE FINAL GRADE OF PLANT TO EQUAL ORIGINAL GRADE 2"x2".30" STAKES SET 120" APART OUTSIDE THE BALL AT ANGLE - 3 PER TREE �BACKALL WITH PLANTING SOIL _MAINTAIN PEDESTAL DE UNDISTURBED SOIL )F SHREDDED HARDWOOD LIST: Site Plantings :ER- EXTEND PAST STAKE QTY. KEY BOTANICAL NAME COMMON NAME F PLANT TO SUBDIVISION TREES L GRADE 18 SGM Acer x freemanii 'Sienna' Sienna Glen Maple 50 0 50 100 WITH PLANTING SOIL Common Hackberry 2 -1/2" B &B 19 NPO SCALE IN FEET PEDESTAL OF BUFFER PLANTINGS :BED SOIL TREES 'HRUB IN BED TO TAKE PRECEDENCE OVER DIMENSION FROM NOTES: EDGE HAND LOOSEN ROOTS OF CONTAINERIZED MATERIAL (TYP.). SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING. NOTES: TWO ALTERNATE METHODS OF TREE STAKING ARE SHOWN. IT IS THE CONTRACTOR'S OPTION TO STAKE TREES: HOWEVER, THE CONTRACTOR IS RESPONSIBLE FOR THE MAINTAINING TREES IN A PLUMB POSITION THROUGHOUT THE GUARANTEE PERIOD. SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING. DECIDUOUS TREE PLANTING DETAIL SHRUB PLANTING DETAIL_ I hereby certify that this plan, specification, or report was DESIGNED BY: prepared by me or under my direct supervision and that I D am a duly Licensed Landscape Architect under the laws of the ate of Minta. DRAWN BY: C =�� D B DEBRA BROSHO C4ECKED BY: Date 12/6/17 Lic. No. 23849 AMT BRODSHO CONSULTING Landscape Architecture Site Planning 698 NORTHBRIDGE COURT EAGAN, MN 55123 PHONE: 651 — 688 -8023 FAX: 651 — 456 -5748 Hakanson Anderson Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakonson— cnderson.com LANDSCAPE REQUIREMENTS SUBDIVISION REQUIREMENTS: 1 TREE PER LOT 56 LOTS = 56 TREES REQUIRED 56 TREES PROVIDED SETBACK REDUCTION BUFFER REQUIREMENTS PER 100 FT., APPROX. 588 BUFFER FEET 1 OVERSTORY TREE X 5.8 = 6 TREES REQUIRED 1 CONIFEROUS TREE X 5.8 = 6 TREES REQUIRED 2 ORNAMENTAL TREES X 5.8 = 12 TREES REQUIRED 10 SHRUBS X 5.8 = 60 SHRUBS REQUIRED 6 OVERSTORY TREES PROVIDED XX SYMBOL DENOTES BUFFER PLANTINGS 6 CONIFEROUS TREES PROVIDED 12 ORNAMENTAL TREES PROVIDED XX 60 SHRUBS PROVIDED MINI STORAGE REQUIREMENTS: 1 TREE PER 1000 S.F. OF BUILDING AREA OR 1 TREE PER 50 L.F. OF LOT PERIMETER 1 SHRUB PER 300 S.F. OF BUILDING AREA OR 1 SHRUB PER 30 L.F. OF LOT PERIMETER BUILDING AREA = 52,360 S.F = 52 TREES OR LOT PERIMETER = 2359 L.F. = 47 TREES 52,360 / 1000 = 52.4 TREES REQUIRED 52,360 / 300 = 174.5 SHRUBS REQUIRED 52 TREES PROVIDED 175 SHRUBS PROVIDED PLANT LIST: Site Plantings QTY. KEY BOTANICAL NAME COMMON NAME SIZE /ROOT SUBDIVISION TREES 18 SGM Acer x freemanii 'Sienna' Sienna Glen Maple 2-1/2" B &B 19 CH Celtis occidentalis Common Hackberry 2 -1/2" B &B 19 NPO Quercus ellipsoidalis Northern Pin Oak 2 -1/2" B &B BUFFER PLANTINGS TREES 3 FM Acer saccharum 'Bailsto' Fall Fiesta Maple 2-1/2" B &B 3 CH Celtis occidentalis Common Hackberry 2 -1/2" B &B 3 NP Pinus resinosa Norway Pine 4 -6' ht. B &B 3 BS Picea glauca densata Black Hills Spruce 4 -6' ht. B &B 7 PC Malus Prairiefire' Prairiefire Crabapple 1 -1/2" B &B 5 JL Syringa reticulata Japanese Tree Lilac 1 -1/2" B &B SHRUBS 24 RD Cornus alba sibirica 'Red Gnome' Red Gnome Dogwood 5 Gal. Pot 19 CL Syringa vulgaris Common Lilac 5 Gal. Pot 17 NV Viburnum lentago Nannyberry Viburnum 5 Gal. Pot MINI STORAGE PLANTINGS TREES 6 RM Acer rubrum 'Franksred' Red Sunset Maple 2 -1/2" B &B 8 RB Betula nigra River Birch, 3 -5 stem clumps 6 -8' ht. B &B 8 CH Celtis occidentalis Common Hackberry 2 -1/2" B &B 16 AP Pinus nigra Austrian Pine 4 -6' ht. B &B 9 BS Picea glauca densata Black Hills Spruce 4 -6' ht. B &B 9 RC Malus 'Royalty' Royalty Crabapple 1 -1/2" B &B 6 MA Sorbus decora Showy Mountain Ash 1 -1/2" B &B SHRUBS 56 RD Cornus alba sibirica 'Red Gnome' Red Gnome Dogwood 5 Gal. Pot 42 BH Diervilla lonicera Dwarf Bush Honeysuckle 5 Gal. Pot 8 SJ Juniperus Sabina ' Scandia' Scandia Juniper 5 Gal. Pot 24 FS Sorbaria sorbifolia Ash Leaf Spirea 5 Gal. Pot 16 GF Spiraea japonica ' Goldflame' Goldflame Spirea 5 Gal. Pot 29 CL Syringa vulgaris Common Lilac 5 Gal. Pot GROUND COVER Owner to determine where sod and or seed shall be used. This will be determined in the field and approved by the City based upon severity or slope and time of season its being installed. See GRADING PLAN for erosion control information. SOD Highland sod only, no peat sod accepted. Select a blend tolerant to salt and drought. SEED Turf seed shall be selected for drought tollerance and sun /shade conditions. Infiltration basins shall be seeded with specific blends for the moisture and soil conditions. RESIDENTIAL TREES All front yard trees shall not be located within all easements or be conflicting with private utilities. PLANTING NOTES: Contractor shall provide one year guarantee of all plant materials. The guarantee begins on the date of the Landscape Architect's written acceptance of the initial planting. Replacement plant materials shall also have a one year guarantee commencing upon planting. All plants to be northern —grown and hardy. Plants to be installed as per standard AAN planting practices. Use minimum 12" loam planting soil on trees and 6" on shrubs. Contractor shall verify locations with all utililies prior to installation of plants. All landscaping, including seeded and sodded areas to be manually watered until established. Staking of trees optional; reposition if not plumb after one year. Wrap all smooth — barked trees — fasten top and bottom. Remove by April 1. Open top of burlap on BB materials; remove pot on potted plants; split and break apart peat pots. Prune plants as necessary — per standard nursery practice. Owner shall be responsible for maintenance after acceptance of the work by the Owner. Plants shall be immediately planted upon arrival at site. Properly heel —in materials if necessary. All disturbed areas to be seeded unless otherwise noted. Sod shall be northern grown and hardy. Planting beds for shrubs shall have (4 oz. min.) weed barrier fabric, 3" — 4" of 1 -1/2" washed River Rock mulch and 4" vertical (commercial grade) black steel edging. The edging shall be placed and staked with smooth lines or curves as shown on the plan. Weed barrier shall not around or adjacent to perennials or ornamental grasses. Weed barrier may be omitted if weeds can be managed by using Preen or an equivalent weed pre— emergent and preventative. Double shredded dark brown hardwood mulch 4" deep shall be provided around all new trees. Retaining walls are not the responsibility of the Landscape Architect. Contact the Project Engineer for details, locations, materials, and specifications for all retaining walls. Save all existing trees shown on the plan. Protection fencing shall be used if necessary. Soil testing shall be completed by the Landscape Contractor to ensure that soils are suitable to be used in planting areas. Where proposed green areas are replacing previous pavement or compacted areas, subsurface base shall be removed to a depth of 4 feet minimum and replaced with soils that will sustain proper growing conditions. Exact locations for the Wetland Delineation monuments are shown on the SHEET 29. SHEET OVERALL LANDSCAPE PLAN 28 BASS LAKE ESTATES OF 29 NJ CORCORAN, MN SHEETS 4124.02 - - - - - - - 900 -- 900 — yr yr IF, IF, 9 Bill III FAV4, LEGEND EXISTING CONTOUR PROPOSED CONTOUR DELINEATED WETLAND FLOODPLAIN FLOODPLAIN FILL ❑W WETLAND BUFFER MONUMENT SIGN DATE / '- REVISION I hereby certify that this plan, specification, or report was PUD PLAN SET prepared by me or under my direct supervision and that I XD WETLAND BUFFER am a duly Licensed Professional Engineer under the laws of the State of Minnewta. '"K— ADAM M. THIELE, P.E. Date 12/6/17 Lic. No. 51317 DESIGNED BY: AMT DRAWN BY: AMT CHECKED BY: SMN Hakanson Anderson Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson - anderson.com BASS LAKE ESTATES -4z 50 0 50 100 SCALE IN FT. GENERAL NOTES: 1. EXCAVATE FLOODPLAIN MITIGATION AREA TO CONTOURS SHOWN. 2. CONTRACTOR SHALL RESTORE DISTURBED AREA WITH MNDOT 34 -262 SEED MIX. APPLY FERTILIZER AND MULCH AT RATES PRESCRIBED IN MNDOT SEEDING MANUAL. 3. MAINTAIN EROSION CONTROL MEASURES UNTIL VEGETATION HAS BEEN ESTABLISHED. FLOODPLAIN MITIGATION & WETLAND BUFFER PLAN CORCORAN, MN SHEET 29 OF 29 SHEETS 4124.02 o, Y DATE / '- REVISION I hereby certify that this plan, specification, or report was PUD PLAN SET prepared by me or under my direct supervision and that I XD WETLAND BUFFER am a duly Licensed Professional Engineer under the laws of the State of Minnewta. '"K— ADAM M. THIELE, P.E. Date 12/6/17 Lic. No. 51317 DESIGNED BY: AMT DRAWN BY: AMT CHECKED BY: SMN Hakanson Anderson Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763 - 427 -5860 FAX 763 - 427 -0520 www.hakanson - anderson.com BASS LAKE ESTATES -4z 50 0 50 100 SCALE IN FT. GENERAL NOTES: 1. EXCAVATE FLOODPLAIN MITIGATION AREA TO CONTOURS SHOWN. 2. CONTRACTOR SHALL RESTORE DISTURBED AREA WITH MNDOT 34 -262 SEED MIX. APPLY FERTILIZER AND MULCH AT RATES PRESCRIBED IN MNDOT SEEDING MANUAL. 3. MAINTAIN EROSION CONTROL MEASURES UNTIL VEGETATION HAS BEEN ESTABLISHED. FLOODPLAIN MITIGATION & WETLAND BUFFER PLAN CORCORAN, MN SHEET 29 OF 29 SHEETS 4124.02 PRELIMI]VARY PLAT OV BASS LAKE ESTATES (lip V E h�' A L L 100 0 100 200 SCALE N FEET EXISTING PROPERTY DESCRIPTION: (PID41'S 2511923440002 & 2511923440003 Parcel 1 (Per Commitment No. 53058 - First Supplemental issued by Commercial Partners Title, LLC dated May 22, 2017) That part of the West Half of the East Half of the Southeast Quarter of Section 25, Township 119, Range 23, lying South of the centerline of County Road 10, except the West 300 feet thereof. Parcel 2 (Per Commitment No. 53057 - First Supplemental issued by Commercial Partners Title, LLC dated May 22, 2017) The West 300 feet of the West Half of the East Half of the Southeast Quarter of Section 25, Township 119 North, Range 23 West, lying South of the centerline of County Road 10. NOTES: 1. In providing this boundary survey no attempt has been made to obtain or show data concerning existence, size, depth, condition, capacity or location of any utility existing on the site, whether private, municipal or public owned. 2. The professional surveyor was provided commitments for property, no further investigation or independent search for easements of record, encumbrance, restrictive covenants, ownership title evidence, or any other facts was done. 3. Bearings based on Hennepin County Coordinate System. 4. Front lot dimensions are measured at the front setback line. 5. Proposed Trail Easements and 60' Temporary Roadway Easements to be recorded by a separate instrument. 6. See Sheet 4 of 4 for Boundary Information and Existing Conditions. Proposed Use: Commercial /Multi Family Residential Road Mileage: 1,700 LF Street Lighting as required Proposed Utilities: Sewer: Municipal Water: Municipal Plat Area: Total Area: 1,741,411 sq.ftt = 39.98 acres Proposed ROW: 143,808 sq. ft= 3.30 acres Lot Summary. Number of Lots 56 Residential Lots 1 Commercial Lot 2 Outlots 20 Feet Side /Rear Owner E &R Investments LLC BOOK/PAGE: Residential Bas Lake Estates C O R C O RAN 9 M N N ES OTA Corcoran, MN 55357 Municipality. City of Corcoran Proposed Setbacks: 20 Feet Front Yard revised per city comments 4125 Napier Court NE 5 Feet Side Existing Zoning: UR Urban Reserve (763) 424 -1525 25 Feet Rear Commercial FIFE N0. 4124.02 Anoka, MN 55303 Proposed Zoning: PUD Proposed Setbacks: 60 Feet County RD 10 Proposed Use: Commercial /Multi Family Residential Road Mileage: 1,700 LF Street Lighting as required Proposed Utilities: Sewer: Municipal Water: Municipal Plat Area: Total Area: 1,741,411 sq.ftt = 39.98 acres Proposed ROW: 143,808 sq. ft= 3.30 acres Lot Summary. Number of Lots 56 Residential Lots 1 Commercial Lot 2 Outlots I I oM I U O a O r L (D Lam_ w C'J L U O / D 7 O O U C'J E L % at aa) (D 3 00 $M mmc NLj I I LIONS PARK East Line of the West Half of the - -� I «� F- Corcoran Lions East Half of the Southeast Quarter \ N �.., a.., Co I� I East Line of the West Half of the _ - S 0 0 °10'59"E I PID #2511923440005 of Section 25, Township 119, Range 23 I E o O O In / 00 LIONS PARK East Half of the Southeast Quarter Storm sewer I I F a_ (n (n N / Corcoran Lions of Section 25, Township 119, Range 23 I Maintenan<a �� \ 2 5 6 9 . 0 7 PID #2511 9 2341 00 01 Easement 1365.1 / I 60.4 ° I___________________ - 820_ 1-_____ _____- ___20'Bltlg____- ______ 83.6 ^198.9 1.1 1.1 138.8 264.5 a Setback I 1a1 036! 9u8CG ° I� --- - - - -rT M �T - - - -- -i \o I 9 - -� I a / / 1/ / / //n �O BLDG. 1.2 BLDG. 2.1 I I m I off/ L_ 11,807 sq. n /�y }r, /��,.v yr' n 10,0 sq. n II mm I I j I I O g "rn N o- a n 1 �«O«I a`°'n I .1 \ I M kN ~ k hu o = n ri � ♦ I I I "I= *� I � I r I II I > I I I I I I - I _ I ° �I \ -I eC - o eI � z ? y i a I�a p 3 > Il c � o _ (`c g I•e m - c°b / r ' 1n , - � F I� 7 J f :: i - d I V - - l - - kI aa aQ Ii I Z jI ( III 4\ I ' � I I I / I EI $ I � I I / m I -F ° sIg I I I0I I 3 / I = z `u d I z_ I °I I I '°I I ° ° / < ° I g I I as ° I= a I - /,m , ° I a e I - ° I Je 4 I ,b I I I q I /I II OI - I -a I I < , I I I I I I I � j I8 x � $ I I � - � - / ° I I I I I � 9 ' I 1 - I I I 1 6�i m Y jI - I 0 .j l e I _ 9 .1 M g I -- I w` I II� - I 6 ' o-I I _ I e7 I V I I x • o oI I I I I I _jpo° �- 1 I R a a ._ aI w� 6 I °° s 6 °_ � d 2- 9- g . m I I I I o o � e J I I 6 4 - - .I I 3 I _ moR _ -ao I v � � . , ° _�I I °. J aI I I I I I ¢I I m 4 I - 0 - a m . ° 5 1 a I I I I . 0 -_ I I ,- I I I 5 I I I _ .0 - - 1 6M °I 0 ' . , \ I I I I .4,0n o .2 \ I I -! II 1 I I I 4u 0I I - .n v3 S u i - - I I I _ ae I I - , -- m , \ I - -I I I I I I I ° I I � �I I I I �\ I \ '` � J ;I I w I I I I I I I I I sJ - - eI I I 2 - w0 ' \ � ° s I I I - - r I \ - e I I I I �N- c 1iI I - a IL I hI 1 Se� [- I ' � b, a I I I II k , ._ .1 ��- �n�LI _c - .� � ° t I I h ° - - n I - - -- - ° - -� -mI I - I I I I I I II j I I I j I _ -N- ikl I l I I I I i °n 1- _ � ° o I - a o 3 ° I I I I e - I I I ' 1I I II I a s 67.5 b __ -_1 _ P_ ° l 2' °- %m\ \JQ .� a. \ \ I 4 / % -d \ . . \ n \ ° ^ d `\o � � / • \ s \ \ O 0, I°r ng a�o Proposed Bituminous Surface m I / 0 7 sq. f[� U q) i 170.' 57.2 - 8- - - - - A 8,360 sq. f. 12 7 = f617 q. f. AS 6. / L 2� / c q' ao - M '° o LLJ 2 q n / a _ \ <\ u �; - / gy a N t oQ,� �o .•/ 1 / \ `� \ Oj y \ / \ / \\ \ \ a d d +d a d d ] \ a \ \\ \\ � d yd 'd � 1 a o, Z)6 a 13 .8 O 1-0 � w 3 d '4 1 d w ° � Z Q 80 sq 2� Rear �5 os sq. n O u W r oy 7 LAU s a 30 30 0 of Proposed Bituminous Surfa I e yW -NO 7.250W ig I - �I vf ( � / � 5 0 sq. ft. 9l 145. BL BLDG. 2.3 - d N te � ~ N - v rn 1 r--Z o 5 11 'Q. II j I s 4o East LAne of the West 300.00 feeot of ---------------- - - - - -- 583----------- - - - - Stback Lne o2.a the West of the East Half of the 3 0.0 50.0 60.0 0. 50.0 50.0 0.0 60.0 40.0 400 50.0 40.0 60.0 55.0 55.0 60.0 ISou theaS t Quarter of Section 25, ° _58, Drulna & utility E cmt o Proposed Draina & w a < J ed Township 119, Range 23 � -- -L - - 25 41 T o - -- - -- b�- 0 °q lie I � 'I Ir _ I /a c ri 3 a o U Ed °z ° q � Zj 0 arI 5- \X 00 I 123.2 Q0 Ow o I ° c 30 30 11 0 o J 1 0.0? aoo o J iS J L =30.0 477.4 110.3 v a a 100 year flood n 94.3 =i - i M 7.,x sq. M LAW WRI� elevation 964.0 . o° (NAVD88) o 0.3 r- - 00 yO ' 11.569 sq ' f. ✓ A LC) 00 - -- 84_- - - N 17.31 °, J %z I \ \ a 772 sq. ft. Q I L - - - - - 166.8 64.884 zsRar Sa M u Proposed Drainage & utilty - Easem Proposed 10' TRAIL EASEMENT L - .- � L - -� L - - ----------- ------- -------------- - - - - - --- - - - - -- - o M M 0 ---------------- I I $ - - - - - ------ - - - - 1 1 1 \ -- - - - - -- -- - - - - -- -- - - - - -- �- 0 40.0 50.0 -.-9 60.1 0.0 40.0 60.0 40.0 5- . 40.0 304 1474.3 20' /� Proposed 10 AIL EASEMNT < � a Trail oetl Approximate 100 o PopEm Z west Line of the East Half of the Southeast Quarter 2 614.7 5 year floodplain line West Line of the East Half of the o M 12 SHAMROCK GOLF COURSE - of Section 25, Township 119, Range 23 H N ° S 0 0 00 4 4 4 E M Shamrock Land LLC per FEMA MAPPING Stht Qt f Sti 25, Shamrock Land LLC 4) CD PID #2511923310001 Township 119, Range 23 PID #251192331 0001 � ° a Y co c I� Ln O U O. l t 1 1 °Nio3 I I z 0 0 0 L6 o tri � (n (n N I � DATE 20 Feet Side /Rear Owner E &R Investments LLC BOOK/PAGE: 23350 County Road 10 Bas Lake Estates C O R C O RAN 9 M N N ES OTA Corcoran, MN 55357 SHEE 1 OF 4 SHEETS (763) 498 -7844 Developer Rachel Development revised per city comments 4125 Napier Court NE DATE: 08�15�17 St. Michael, MN 55376 FINAL PUD PLAN SET (763) 424 -1525 Engineer /Surveyor Hakanson Anderson Assoc. 3601 Thurston Avenue FIFE N0. 4124.02 Anoka, MN 55303 (763) 427 -5860 I I oM I U O a O r L (D Lam_ w C'J L U O / D 7 O O U C'J E L % at aa) (D 3 00 $M mmc NLj I I LIONS PARK East Line of the West Half of the - -� I «� F- Corcoran Lions East Half of the Southeast Quarter \ N �.., a.., Co I� I East Line of the West Half of the _ - S 0 0 °10'59"E I PID #2511923440005 of Section 25, Township 119, Range 23 I E o O O In / 00 LIONS PARK East Half of the Southeast Quarter Storm sewer I I F a_ (n (n N / Corcoran Lions of Section 25, Township 119, Range 23 I Maintenan<a �� \ 2 5 6 9 . 0 7 PID #2511 9 2341 00 01 Easement 1365.1 / I 60.4 ° I___________________ - 820_ 1-_____ _____- ___20'Bltlg____- ______ 83.6 ^198.9 1.1 1.1 138.8 264.5 a Setback I 1a1 036! 9u8CG ° I� --- - - - -rT M �T - - - -- -i \o I 9 - -� I a / / 1/ / / //n �O BLDG. 1.2 BLDG. 2.1 I I m I off/ L_ 11,807 sq. n /�y }r, /��,.v yr' n 10,0 sq. n II mm I I j I I O g "rn N o- a n 1 �«O«I a`°'n I .1 \ I M kN ~ k hu o = n ri � ♦ I I I "I= *� I � I r I II I > I I I I I I - I _ I ° �I \ -I eC - o eI � z ? y i a I�a p 3 > Il c � o _ (`c g I•e m - c°b / r ' 1n , - � F I� 7 J f :: i - d I V - - l - - kI aa aQ Ii I Z jI ( III 4\ I ' � I I I / I EI $ I � I I / m I -F ° sIg I I I0I I 3 / I = z `u d I z_ I °I I I '°I I ° ° / < ° I g I I as ° I= a I - /,m , ° I a e I - ° I Je 4 I ,b I I I q I /I II OI - I -a I I < , I I I I I I I � j I8 x � $ I I � - � - / ° I I I I I � 9 ' I 1 - I I I 1 6�i m Y jI - I 0 .j l e I _ 9 .1 M g I -- I w` I II� - I 6 ' o-I I _ I e7 I V I I x • o oI I I I I I _jpo° �- 1 I R a a ._ aI w� 6 I °° s 6 °_ � d 2- 9- g . m I I I I o o � e J I I 6 4 - - .I I 3 I _ moR _ -ao I v � � . , ° _�I I °. J aI I I I I I ¢I I m 4 I - 0 - a m . ° 5 1 a I I I I . 0 -_ I I ,- I I I 5 I I I _ .0 - - 1 6M °I 0 ' . , \ I I I I .4,0n o .2 \ I I -! II 1 I I I 4u 0I I - .n v3 S u i - - I I I _ ae I I - , -- m , \ I - -I I I I I I I ° I I � �I I I I �\ I \ '` � J ;I I w I I I I I I I I I sJ - - eI I I 2 - w0 ' \ � ° s I I I - - r I \ - e I I I I �N- c 1iI I - a IL I hI 1 Se� [- I ' � b, a I I I II k , ._ .1 ��- �n�LI _c - .� � ° t I I h ° - - n I - - -- - ° - -� -mI I - I I I I I I II j I I I j I _ -N- ikl I l I I I I i °n 1- _ � ° o I - a o 3 ° I I I I e - I I I ' 1I I II I a s 67.5 b __ -_1 _ P_ ° l 2' °- %m\ \JQ .� a. \ \ I 4 / % -d \ . . \ n \ ° ^ d `\o � � / • \ s \ \ O 0, I°r ng a�o Proposed Bituminous Surface m I / 0 7 sq. f[� U q) i 170.' 57.2 - 8- - - - - A 8,360 sq. f. 12 7 = f617 q. f. AS 6. / L 2� / c q' ao - M '° o LLJ 2 q n / a _ \ <\ u �; - / gy a N t oQ,� �o .•/ 1 / \ `� \ Oj y \ / \ / \\ \ \ a d d +d a d d ] \ a \ \\ \\ � d yd 'd � 1 a o, Z)6 a 13 .8 O 1-0 � w 3 d '4 1 d w ° � Z Q 80 sq 2� Rear �5 os sq. n O u W r oy 7 LAU s a 30 30 0 of Proposed Bituminous Surfa I e yW -NO 7.250W ig I - �I vf ( � / � 5 0 sq. ft. 9l 145. BL BLDG. 2.3 - d N te � ~ N - v rn 1 r--Z o 5 11 'Q. II j I s 4o East LAne of the West 300.00 feeot of ---------------- - - - - -- 583----------- - - - - Stback Lne o2.a the West of the East Half of the 3 0.0 50.0 60.0 0. 50.0 50.0 0.0 60.0 40.0 400 50.0 40.0 60.0 55.0 55.0 60.0 ISou theaS t Quarter of Section 25, ° _58, Drulna & utility E cmt o Proposed Draina & w a < J ed Township 119, Range 23 � -- -L - - 25 41 T o - -- - -- b�- 0 °q lie I � 'I Ir _ I /a c ri 3 a o U Ed °z ° q � Zj 0 arI 5- \X 00 I 123.2 Q0 Ow o I ° c 30 30 11 0 o J 1 0.0? aoo o J iS J L =30.0 477.4 110.3 v a a 100 year flood n 94.3 =i - i M 7.,x sq. M LAW WRI� elevation 964.0 . o° (NAVD88) o 0.3 r- - 00 yO ' 11.569 sq ' f. ✓ A LC) 00 - -- 84_- - - N 17.31 °, J %z I \ \ a 772 sq. ft. Q I L - - - - - 166.8 64.884 zsRar Sa M u Proposed Drainage & utilty - Easem Proposed 10' TRAIL EASEMENT L - .- � L - -� L - - ----------- ------- -------------- - - - - - --- - - - - -- - o M M 0 ---------------- I I $ - - - - - ------ - - - - 1 1 1 \ -- - - - - -- -- - - - - -- -- - - - - -- �- 0 40.0 50.0 -.-9 60.1 0.0 40.0 60.0 40.0 5- . 40.0 304 1474.3 20' /� Proposed 10 AIL EASEMNT < � a Trail oetl Approximate 100 o PopEm Z west Line of the East Half of the Southeast Quarter 2 614.7 5 year floodplain line West Line of the East Half of the o M 12 SHAMROCK GOLF COURSE - of Section 25, Township 119, Range 23 H N ° S 0 0 00 4 4 4 E M Shamrock Land LLC per FEMA MAPPING Stht Qt f Sti 25, Shamrock Land LLC 4) CD PID #2511923310001 Township 119, Range 23 PID #251192331 0001 � ° a Y co c I� Ln O U O. l t 1 1 °Nio3 I I z 0 0 0 L6 o tri � (n (n N I � DATE REVISION I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Land Surveyor under the I s of the State of Minnesota. n Person MN License No. 49138 Date 08/15/17 DESIGNED BY: BRP BOOK/PAGE: k ®� d rs ®� _ CIVII Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763- 427 -5860 FAX 763 - 427 -0520 www.haa- inc.com Bas Lake Estates C O R C O RAN 9 M N N ES OTA PRELIMINARY PLAT SHEE 1 OF 4 SHEETS 11 06 17 revised layout 11/21/17 revised per city comments DRAWN BY: BRP DATE: 08�15�17 12/08/17 FINAL PUD PLAN SET CHECKED BY: BRP FIFE N0. 4124.02 Dec 08, 2017 - 9:54am brian K:\cad_surv\Land Desktop 2008\4124.02\dwg\4124.02 Pre- Plat.dwg © 2017 HAKANSON ANDERSON ASSOCIATES PRELIMINARY PLAT Of � r (.j BASS LAKE ESTATES Trail Easement �` LEGEND Z7rrm o = DENOTES IRON MONUMENT SET AND MARKED MARKED WITH LICENSE NO. 49138 • = DENOTES FOUND IRON MONUMENT QQ = DENOTES FOUND CAST IRON MONUMENT 50 0 50 100 SCALE IN FEET LIONS PARK SHAMROCK GOLF COURSE Shamrock Land LLC PID #2511923310001 PROPOSED DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS.- 10 L 10 �5 5 i- i I I East Line of the West Half of the East Half of the Southeast Quarter West Line of the East Half of the Southeast Quarter — — — of Section 25, Township 119, Range 23 Storm Sewer I S00 °1 0'59 "E I LV 1 "t. / J S00 °04'44 "E ~pprok ��o'Z-A> i ainl 00e� Proposed 10' TRAIL E J W W V) LLJ w (n DATE REVISION I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Land Surveyor under the I s of the State of Minnesota. n Person IMN License No. 49138 Date 08/15/17 DESIGNED BY: BRP BOOK /PAGE: I _J n L1_ Bass Lake Estates C 0 R C 0 RA N, MINNESOTA NO N CJ — 11/06/17 L C- revised per city comments DRAWN BY: BRP DATE: 08/15/17 L a� FINAL PUD PLAN SET 12/20/17 added emergency exit a� CJ FILE N0. 4124.02 4124.02 co �Q :3 0 Cn C O I N N a--1 N \ IL O N -- - L C.0 _ U - N Cn L 01+- Z o % \ I co Q I-IJ O F U 'z J NO 2 U) O p + O Q N EN U U) c o N Op c C) Ld a_ I m I •� I LU n L1_ I I I� 33 3 G - - 7 `I LIJ -r — C - L � 00 dM Lr) C a Trail Easement �` LEGEND Z7rrm o = DENOTES IRON MONUMENT SET AND MARKED MARKED WITH LICENSE NO. 49138 • = DENOTES FOUND IRON MONUMENT QQ = DENOTES FOUND CAST IRON MONUMENT 50 0 50 100 SCALE IN FEET LIONS PARK SHAMROCK GOLF COURSE Shamrock Land LLC PID #2511923310001 PROPOSED DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS.- 10 L 10 �5 5 i- i I I East Line of the West Half of the East Half of the Southeast Quarter West Line of the East Half of the Southeast Quarter — — — of Section 25, Township 119, Range 23 Storm Sewer I S00 °1 0'59 "E I LV 1 "t. / J S00 °04'44 "E ~pprok ��o'Z-A> i ainl 00e� Proposed 10' TRAIL E J W W V) LLJ w (n DATE REVISION I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Land Surveyor under the I s of the State of Minnesota. n Person IMN License No. 49138 Date 08/15/17 DESIGNED BY: BRP BOOK /PAGE: Hakanson A Civil Engineers and Land Surveyors 360 Thurston Ave., Anoka, Minnesota 55303 763 - 4'27 -5860 FAX 763 - 427 -0520 WWW.haa— inc.com Bass Lake Estates C 0 R C 0 RA N, MINNESOTA P R E LI M I NARY PLAT SHEET 2 OF 4 11/06/17 revised layout 11/21/17 revised per city comments DRAWN BY: BRP DATE: 08/15/17 12/08/17 FINAL PUD PLAN SET 12/20/17 added emergency exit CHECKED BY: SO FILE N0. 4124.02 4124.02 Dec 21, 2017 — 8:07am brian K: \cad —sury \Land Desktop 2008 \4124.02 \dwg \4124.02 Pre— Plat.dwg © 2017 HAKANSON ANDERSON ASSOCIATES 7rfm I 50 0 50 100 SCALE IN FEET / N LLI U-1 V) Lj Lj 0 � ^GA �Pr�»rr PROPOSED DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: i 10 I 5 I I I I I 10 t--5 I E— I I I I BEING 5 FEET IN WIDTH AND ADJOINING ALL SIDE LOT LINES, AND 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES AND REAR LOT LINES UNLESS OTHERWISE INDICATED LEGEND o = DENOTES IRON MONUMENT SET AND MARKED MARKED WITH LICENSE NO. 49138 • = DENOTES FOUND IRON MONUMENT QQ = DENOTES FOUND CAST IRON MONUMENT LIONS PARK Corcoran Lions PID #2511923440005 East Line of the West Half of the — — East Half of the Southeast Quarter \ of Section 25, Township 119, Range 23 () a) c� U � � O O O O � �rn �LO O N Eo n 5UU-U4 44 t \ \ I REVISION s co rn DESIGNED BY: BRP i I of the East Half of the PRELIMINARY PLAT N 11/06/17 U rn Quarter of Section 25, s� J L6 0 o ° � 12/08/17 o r � Lai LL] Township 119, Range 23 UGC Dec 08, 2017 – 9:55am brian K: \cad –sury \Land Desktop 2008 \4124.02 \dwg \4124.02 Pre – Plat.dwg Ln N 0 00 L0 L L I I,- i 00 U) to N / in 5UU-U4 44 t \ \ I REVISION s co rn DESIGNED BY: BRP BOOK/PAGE: West Line of the East Half of the PRELIMINARY PLAT SHEET 3 OF 4 Z) 11/06/17 Southeast Quarter of Section 25, o o� � SHAMROCK GOLF COURSE a,Q)a) J L6 co 12/08/17 FINAL PUD PLAN SET Shamrock Land LLC � o � � QO ►� Township 119, Range 23 PID #2511923310001 C)CY Dec 08, 2017 – 9:55am brian K: \cad –sury \Land Desktop 2008 \4124.02 \dwg \4124.02 Pre – Plat.dwg Ln U U C 3 a°� o I I Z 1 ' WU) N N O O d7 � a r a) Q 7 � .�o� o 4- L O " N O a) � O O -C a) � O Cr) O 0 Cn Lv O (1) Q) 0 U O cn O > O �(0 oM Eo L O 03 �O a) O u, N c r� O N o� �(D a) � Y n DATE REVISION I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Land Surveyor under the I s of the State of Minnesota. n Person MN License No. 49138 Date 08/15/17 DESIGNED BY: BRP BOOK/PAGE: Hakanson A Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763 -4'27 -5860 FAX 763 - 427 -0520 www.haa— inc.com Bass Lake Estates C 0 R C 0 RA N , MINNESOTA PRELIMINARY PLAT SHEET 3 OF 4 Z) 11/06/17 revised layout 11/21/17 revised er city comments DRAWN BY: BRP DATE: 08/15/17 12/08/17 FINAL PUD PLAN SET CHECKED BY: SO FILE N0. 4124.02 4124.02 Dec 08, 2017 – 9:55am brian K: \cad –sury \Land Desktop 2008 \4124.02 \dwg \4124.02 Pre – Plat.dwg 0 2017 HAKANSON ANDERSON ASSOCIATES Certificate of Survey r r fo E(kR Investments LLC EXISTING PROPERTY DESCRIPTION: (PID#k's 2511923440002 & 2511923440003 Parcel 1 (Per Commitment No. 53058 — First Supplemental issued by Commercial Partners Title, LLC dated May 22, 2017) That part of the West Half of the East Half of the Southeast Quarter of Section 25, Township 119, Range 23, lying South of the centerline of County Road 10, except the West 300 feet thereof. Parcel 2 (Per Commitment No. 53057 — First Supplemental issued by Commercial Partners Title, LLC dated May 22, 2017) The West 300 feet of the West Half of the East Half of the Southeast Quarter of Section 25, Township 119 North, Range 23 West, lying South of the centerline of County Road 10. NOTES: 1. In providing this boundary survey no attempt has been made to obtain or show data concerning existence, size, depth, condition, capacity or location of any utility existing on the site, whether private, municipal or public owned. 2. The professional surveyor was provided commitments for property, no further investigation or independent search for easements of record, encumbrance, restrictive covenants, ownership title evidence, or any other facts was done. 3. Bearings based on Hennepin County Coordinate System. z Vii; r i I II � / \Illl II( WiIr II // East Line of the West Half of the _ LIONS -PARK — _ / \ _ \ \� \ \� \ \\ W \ \ \ \ \ �1� , \ LIONS PARK \ \ \ I \ � /E sk H If of the Southeast Quarter ,Corcoran- Lions_ / m „ \ \ \� \ \ \\ W I I �W / \ \ \ \\ \ \ v // f /��c6ry z Township 119, Range 23 PID 251192341000,1 W m \ \ \ \�\ Z oa / \ \ Y \ \ / /% 1/ �' , �-( Corcoran Lions _ '� \ \\\ \ \� \\ < l I 1 I N� \ _ \ / (aJ�l /� 0 �5 � I PID #2511923440005 \ W \ I I3 C3 / � W � > �aZ \ N \� \ N m / ££ \ \ -� / /g J // �\� \ \ \ \ \x \111 \\ / //- \ \\ \ \)II / / / I \ N �N � W \ � � �/ t_� \ \\r\ N \ I I I� 1) VIII 1 1 / \ \ \ l r— II Co \ \ / I I I I ry> II ° \ �N �N�� I I �o / • III I 1 \ \ \\ \ \\ \ l I I I �/ �l � III o \ \ \ I < o I 1 I // // // / I I I I I 1 1 \ \ \ \ \ \ \ \ \ / I 1 I li/ / / / /� / /// jl /l / / Z = a II \ �' \ / / / � / / )III \ \ \ \ \ \ \ \ \ \\ 1 \\\I / �////�//� // / - \ \ 6�/ \ \ \\ \ \_ �/ M 9� Appr2�xiim�t� /� I I I I s o \ year fl�ddpiairt`iine /wZ� \ N \ i I \ /�,! /c I > \\ \ \ \ \ \ \ per FEMA MA -114,, — ���i / w �i Iw r, ZJrn 7 / I \ hi b ' \\ \96\ \\\ \ \ \ \ \ \ \�\ i �i / / / l o I I I w � I \ \ \ \ \ /O \ \9 B\\ \ \ \\\ \ \ \\ \ \\ \ \ w wOO� � �� ;--L) $ 01J.- J F r I I I \ I \ �9g\ \ \ \ \ \ i _ I o `� \ \ \ _ 96- \ \ \ \ \ \ \\ \ \\ \ \ -\ \ \� \\ East Line of the West 300.00 feet of the West WZ\ \ — / \ \ \\ \ \ \ \ \ \\ \ \�� \ \ \\ \\ \\ I 1 / F r ' i Half of the East Half of the Southeast Quarter / / \ \ \ / W \ _ \ SOQ 04 44 E / — / — \ \ — _ , \ \, \\\ \ \ \\ \ \ \\ \ I I I of Section 25, Township 119, Rdhge 23 2598.04 \ i 2564.82 q �I / /` / / / - --, \ \ I II d I b C14 I \ Ul °o o� i \ \ � F- _ �\` X J O \ N Q \\ _ Q N \ -- \ o / \ _ / (D � m ON O \ \\ \ \ \ \\ \ \ 1-41 \ \ — —995- \N — �r — \ \\ \ \ — \ \ \ \ \\ _ �\ �\ \\ _ _ �\ �\\ _ _ _ _ _ _ _ — — — Quarter of Section 25, Townshi ,41 2 \ \\ \ \ \ # P , \�9� PID 2511923310001 100 0 100 200 • I J III o VICINITY MAP 1 SCALE IN FEET } II La °� O a= II (D I F ��C ,� ° 0o a d- I - o w I c, LEGEND 0Q m U) I � �� o � C) ? I - ° EC C) 4 5 _^ I J O o = DENOTES IRON MONUMENT SET AND MARKED rn o + O r o W z ] N � N W I pr) c) 2 MARKED WITH LICENSE NO. 49138 a°i a°i o 00 Ln >� I- - ��� _ G') Z I • = DENOTES FOUND IRON MONUMENT Lda_ I� Ld (n CO N I (n Q• = DENOTES FOUND CAST IRON MONUMENT II to "� / 11 t,_ II L? d- I J I T I © = DENOTES TELEPHONE PEDESTAL \ r J I I \ i II it I I © = DENOTES ELECTRICAL TRANSFORMER — P -OH — = DENOTES OVERHEAD UTILITY SEC 25 — G — = DENOTES BURIED GAS TOWNSHIP 119, RANGE 23. NOT TO SCALE T -BUR — = DENOTES TELECOMMUNICATION LINE = DENOTES LIGHT POLE 00 = DENOTES STREET SIGN N = DENOTES PRELIMINARY WETLAND BOUNDARY = DENOTES CONIFEROUS TREE Q) 0) y IV = DENOTES DECIDUOUS TREE UNDER 6" IN DIAMETER CD /� I II � / \Illl II( WiIr II // East Line of the West Half of the _ LIONS -PARK — _ / \ _ \ \� \ \� \ \\ W \ \ \ \ \ �1� , \ LIONS PARK \ \ \ I \ � /E sk H If of the Southeast Quarter ,Corcoran- Lions_ / m „ \ \ \� \ \ \\ W I I �W / \ \ \ \\ \ \ v // f /��c6ry z Township 119, Range 23 PID 251192341000,1 W m \ \ \ \�\ Z oa / \ \ Y \ \ / /% 1/ �' , �-( Corcoran Lions _ '� \ \\\ \ \� \\ < l I 1 I N� \ _ \ / (aJ�l /� 0 �5 � I PID #2511923440005 \ W \ I I3 C3 / � W � > �aZ \ N \� \ N m / ££ \ \ -� / /g J // �\� \ \ \ \ \x \111 \\ / //- \ \\ \ \)II / / / I \ N �N � W \ � � �/ t_� \ \\r\ N \ I I I� 1) VIII 1 1 / \ \ \ l r— II Co \ \ / I I I I ry> II ° \ �N �N�� I I �o / • III I 1 \ \ \\ \ \\ \ l I I I �/ �l � III o \ \ \ I < o I 1 I // // // / I I I I I 1 1 \ \ \ \ \ \ \ \ \ / I 1 I li/ / / / /� / /// jl /l / / Z = a II \ �' \ / / / � / / )III \ \ \ \ \ \ \ \ \ \\ 1 \\\I / �////�//� // / - \ \ 6�/ \ \ \\ \ \_ �/ M 9� Appr2�xiim�t� /� I I I I s o \ year fl�ddpiairt`iine /wZ� \ N \ i I \ /�,! /c I > \\ \ \ \ \ \ \ per FEMA MA -114,, — ���i / w �i Iw r, ZJrn 7 / I \ hi b ' \\ \96\ \\\ \ \ \ \ \ \ \�\ i �i / / / l o I I I w � I \ \ \ \ \ /O \ \9 B\\ \ \ \\\ \ \ \\ \ \\ \ \ w wOO� � �� ;--L) $ 01J.- J F r I I I \ I \ �9g\ \ \ \ \ \ i _ I o `� \ \ \ _ 96- \ \ \ \ \ \ \\ \ \\ \ \ -\ \ \� \\ East Line of the West 300.00 feet of the West WZ\ \ — / \ \ \\ \ \ \ \ \ \\ \ \�� \ \ \\ \\ \\ I 1 / F r ' i Half of the East Half of the Southeast Quarter / / \ \ \ / W \ _ \ SOQ 04 44 E / — / — \ \ — _ , \ \, \\\ \ \ \\ \ \ \\ \ I I I of Section 25, Township 119, Rdhge 23 2598.04 \ i 2564.82 q �I / /` / / / - --, \ \ I II d I b C14 I \ Ul °o o� i \ \ � F- _ �\` X J O \ N Q \\ _ Q N \ -- \ o / \ _ / (D � m ON O \ \\ \ \ \ \\ \ \ 1-41 \ \ — —995- \N — �r — \ \\ \ \ — \ \ \ \ \\ _ �\ �\ \\ _ _ �\ �\\ _ _ _ _ _ _ _ — — — Quarter of Section 25, Townshi ,41 2 \ \\ \ \ \ # P , \�9� PID 2511923310001 I I II / 11 I (II 1 I II o 1 I\II h • I J III o /II 1 } II La °� O a= II (D I F ��C ,� ° 0o a d- I - o w I c, 0Q I U) I � o o � C) ? I - ° (� C) o _^ I J O Z I rn o + O w + Z o W z ] N � N W I pr) c) 2 E o a°i a°i o 00 Ln >� I- - ��� _ G') LO I Lda_ I� Ld (n CO N I (n I1 I/ £ £� II to "� / 11 t,_ II L? d- I J I T I \ r J I I \ i II it I I I I II / 11 I (II 1 I II o 1 I\II h DATE REVISION I hereby certify that this survey, plan or report was prepared by me or DESIGNED BY: BOOK /PAGE: Hakanson Anderson Part of Southeast Quarter CIVII En SHEET 12/08/17 FINAL PUD PLAN SET under my direct supervision and that I am a duly Licensed Professional Certificate o f Survey DRAWN BY: DATE: Land Surveyor under th s of the State of Minnesota. BRP Engineers and Land Surveyors o f Section e ti o n 2 5 Township n s h i p BRP 08/15/17 3601 Thurston Ave., Anoka, Minnesota 55303 for 1 19 R 23 Henne in of rian Person CHECKED BY: FILE NO. 763- 427 -5860 FAX 763 - 427 -0520 an e 9 p 4 Dec 08, 2017 - 9:55am brian 4124.02 www.haa- inc.com E&R Investments LLC County, Minnesota SHEETS K: \cad_sury \Land Desktop 2008 \4124.02 \dwg \4124.02 Certificate of Survey.dwg MN License No. 49138 Date 08/15/17 SMM © 2017 HAKANSON ANDERSON ASSOCIATES • I c 1 o r,, N O U � �o o ��C ,� ° > 0 � o CN c�' Cn = ° Q0 U CJ t O I\ Ln CN E o a°i a°i o 00 Ln ��� 00 CL 00 (n CO N I (n 00 N Q) 0) y CD /� �0 U o :2 LC) _ W o,rn cn o 9 ° o °a > O a (^ r I1r) oC: 3 N CV �\ °' ° 80.3 0) \ W -C CD- (� o o N o 00 `o E im=FL o °- 4 Cn w o o I Z i J w \ N N N C" I ° ° �O O 00 o o% �t CO 00a; LC) (D o �N E0- O 0 N C) .a s � N U) "n c 00 3a°i0 Z �3Cp \ F- 0 0 Lri \ > (n (n N N — \ I Y CL DATE REVISION I hereby certify that this survey, plan or report was prepared by me or DESIGNED BY: BOOK /PAGE: Hakanson Anderson Part of Southeast Quarter CIVII En SHEET 12/08/17 FINAL PUD PLAN SET under my direct supervision and that I am a duly Licensed Professional Certificate o f Survey DRAWN BY: DATE: Land Surveyor under th s of the State of Minnesota. BRP Engineers and Land Surveyors o f Section e ti o n 2 5 Township n s h i p BRP 08/15/17 3601 Thurston Ave., Anoka, Minnesota 55303 for 1 19 R 23 Henne in of rian Person CHECKED BY: FILE NO. 763- 427 -5860 FAX 763 - 427 -0520 an e 9 p 4 Dec 08, 2017 - 9:55am brian 4124.02 www.haa- inc.com E&R Investments LLC County, Minnesota SHEETS K: \cad_sury \Land Desktop 2008 \4124.02 \dwg \4124.02 Certificate of Survey.dwg MN License No. 49138 Date 08/15/17 SMM © 2017 HAKANSON ANDERSON ASSOCIATES KNOW ALL PERSONS BY THESE PRESENTS: E &R Investments, LLC, a Minnesota limited liability company, fee owner of the following described property situate in the County of Hennepin, State of Minnesota, to wit: That part of the West Half of the East Half of the Southeast Quarter of Section 25, Township 119, Range 23, lying South of the centerline of County Road 10, except the West 300 feet thereof. and The West 300 feet of the West Half of the East Half of the Southeast Quarter of Section 25, Township 119 North, Range 23 West, lying South of the centerline of County Road 10. Has caused the some to be surveyed and platted as BASS LAKES ESTATES and does hereby dedicate to the public for public use the public way and the easements for drainage and utility purposes as created by this plat. In witness whereof said E &R Investments, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this day of . 2018. E &R INVESTMENTS STATE OF MINNESOTA COUNTY OF This instrument was acknowledged before me this day of 2018 by of E &R Investments, LLC, a Minnesota limited liability company, on behalf of the company. Notary Public, My commission expires 1 I Brian R. Person do hereby certify that this plat was prepared by me or under my direct supervision; that I am duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this day of , 2018. Brian R. Person, Licensed Land Surveyor Minnesota License No. 18420 STATE OF MINNESOTA COUNTY OF ANOKA This instrument was acknowledged before me this day of , 2018 by Brian R. Person. RESIDENT AND REAL ESTATE SERVICES Hennepin County, Minnesota I hereby certify that taxes payable in 2018 and prior years have been paid for land described on this plat, dated this this day of 2018. Mark V. Chapin, County Auditor By: Deputy SURVEY DIVISION Hennepin County, Minnesota Pursuant to Minnesota Statutes Section 383B.565 (1969), this plat has been approved this day of , 2018. Chris F. Mavis, Hennepin County Surveyor By: Notary Public, Minnesota My commission expires CORCORAN, MINNESOTA This plat of BASS LAKES ESTATES was approved and accepted by the City Council of Corcoran, Minnesota at a regular meeting held this day of . 2018. If applicable the written comments and recommendations of the Commissioner of Transportation and the County Highway Engineer have been received by the City or the prescribed 30 day period has elapsed without receipt of such comments and recommendations, as provided by Minnesota Statutes, Section 505.03, Subd. 2. CITY COUNCIL OF CORCORAN, MINNESOTA 7rFm By : , Mayor By : City Manager INSET A (SEE SHEET 2 OF 2 SHEETS) 21 20 19 18 17 23 WA 24 3 4 5 1 61 7 8 t9 t 10 11 12 13 t 14t 15 16 Road A M 40 12 f7 12 11 m 9 14 8 7 r6' 1 12 I 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 100 0 100 200 SCALE IN FEET 1 INCH = 100 FEET 1 East Line of the West Half of the East Half of the Southeast Quarter of Section 25, Township 119, Range 23 - - -, S00 °10'59 "E \` 2569.07 COUNTY RECORDER Hennepin County, Minnesota I hereby certify that within plat of BASS LAKES ESTATES was recorded in this office this day of 2018, at o'clock M. Martin McCormick, County Recorder B y: Denotes 1/2 inch by 14 inch iron monument 0 set and marked with Minnesota License No. 49138. • Denotes found iron monument 0 Denotes found Hennepin County Cast Iron Monument Denotes Wetland Delineation by Hakanson —W— Anderson Associates July 2017. For the purposes of this plat the South line of the Southeast Quarter of Sec. 25, T. 119, R. 23, is assumed to bear N87'57'36 "W. Deputy Ii I I I I I I I I I I I 33 33 I I 00 \ z I r� 33 60 _� I N N IF I 1 °' rn J o I I d U N N N c='1 I I I D -r- U) M c% W Z O C ° °— I ¢z> 0 00 0 O =o U) I 00 =U2 0 �c a� o I o a r W C 0L0 O N IL I O I SwW00 = "Or c o c�LO I o Q � J U °cam Ni a W I z,0 1 U) 3 as as 110 Q F- Z�Z I =o I� 0 0 L6 U)toN � z3 w '01 U Q 2 Z I a�W_000 � )Uj- Ir I I L0 i -- ^O �` �J O M Nt Q I I 171aJ a co col' 11 1 ^NV� \ \� OUTLOT A 3 0 13 1331 1 11 1 1 i 1 1 �I 1 II I 1 I Brian R. Person do hereby certify that this plat was prepared by me or under my direct supervision; that I am duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this day of , 2018. Brian R. Person, Licensed Land Surveyor Minnesota License No. 18420 STATE OF MINNESOTA COUNTY OF ANOKA This instrument was acknowledged before me this day of , 2018 by Brian R. Person. RESIDENT AND REAL ESTATE SERVICES Hennepin County, Minnesota I hereby certify that taxes payable in 2018 and prior years have been paid for land described on this plat, dated this this day of 2018. Mark V. Chapin, County Auditor By: Deputy SURVEY DIVISION Hennepin County, Minnesota Pursuant to Minnesota Statutes Section 383B.565 (1969), this plat has been approved this day of , 2018. Chris F. Mavis, Hennepin County Surveyor By: Notary Public, Minnesota My commission expires CORCORAN, MINNESOTA This plat of BASS LAKES ESTATES was approved and accepted by the City Council of Corcoran, Minnesota at a regular meeting held this day of . 2018. If applicable the written comments and recommendations of the Commissioner of Transportation and the County Highway Engineer have been received by the City or the prescribed 30 day period has elapsed without receipt of such comments and recommendations, as provided by Minnesota Statutes, Section 505.03, Subd. 2. CITY COUNCIL OF CORCORAN, MINNESOTA 7rFm By : , Mayor By : City Manager INSET A (SEE SHEET 2 OF 2 SHEETS) 21 20 19 18 17 23 WA 24 3 4 5 1 61 7 8 t9 t 10 11 12 13 t 14t 15 16 Road A M 40 12 f7 12 11 m 9 14 8 7 r6' 1 12 I 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 100 0 100 200 SCALE IN FEET 1 INCH = 100 FEET 1 East Line of the West Half of the East Half of the Southeast Quarter of Section 25, Township 119, Range 23 - - -, S00 °10'59 "E \` 2569.07 COUNTY RECORDER Hennepin County, Minnesota I hereby certify that within plat of BASS LAKES ESTATES was recorded in this office this day of 2018, at o'clock M. Martin McCormick, County Recorder B y: Denotes 1/2 inch by 14 inch iron monument 0 set and marked with Minnesota License No. 49138. • Denotes found iron monument 0 Denotes found Hennepin County Cast Iron Monument Denotes Wetland Delineation by Hakanson —W— Anderson Associates July 2017. For the purposes of this plat the South line of the Southeast Quarter of Sec. 25, T. 119, R. 23, is assumed to bear N87'57'36 "W. Deputy 1223.24 3 \ 3 OUTLOT B a� a 9 4 (O 0 O CY CO Bo n I z •� J zi O C to I` I S�g24 -78' East Line of the Weft 300.00 feet of (0 a> o 41 / F X56 \ -- the West Half of the East Half of the r7 D p%' `� Southeast Quarter of Section 25, , ` rn/ �N �°' Township 119, Range 23 ;n ° oN 00 J O 0 M �, NO2 °54'38 "W M \ I cn w o \ i 5 123.12 G' M �N i s 41 z V) I \\ @ M 2 2 57..074 —E 64_84 �/ o \C-� j a 0o N00'04'44 "W s N01 °44'52 "W \cA o 186.78 1403.52 0 — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — I \\ .653.69 2614.75 N00 °04'44 "W 1 \ U �- - - - -- West Line of the East Half of the w w ° 0 Southeast Quarter of Section 25, 0 0 Of `_ Township 119, Range 23 L L - \ � C L ° 00 \ z Ups _� I N IO 1 U N N N tt0 -r- U) M C ° WWN 0 Hakanson 0 O Anderson C O "Or � 0010 U) 3 as as F- 0 0 L6 U)toN I 1223.24 3 \ 3 OUTLOT B a� a 9 4 (O 0 O CY CO Bo n I z •� J zi O C to I` I S�g24 -78' East Line of the Weft 300.00 feet of (0 a> o 41 / F X56 \ -- the West Half of the East Half of the r7 D p%' `� Southeast Quarter of Section 25, , ` rn/ �N �°' Township 119, Range 23 ;n ° oN 00 J O 0 M �, NO2 °54'38 "W M \ I cn w o \ i 5 123.12 G' M �N i s 41 z V) I \\ @ M 2 2 57..074 —E 64_84 �/ o \C-� j a 0o N00'04'44 "W s N01 °44'52 "W \cA o 186.78 1403.52 0 — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — I \\ .653.69 2614.75 N00 °04'44 "W 1 \ U �- - - - -- West Line of the East Half of the w w ° 0 Southeast Quarter of Section 25, 0 0 Of `_ Township 119, Range 23 L L - \ � C L ° 00 \ z Ups _� 1 0 0 3 tt0 WWN i Hakanson Anderson SHEET 1 OF 2 SHEETS z rmm 50 0 50 100 SCALE IN FEET U J N O cn O O N +� N �0) Q� N o' Lij° I � I 33 33 Denotes 1/2 inch by 14 inch iron monument O set and marked with Minnesota License No. 49138. • Denotes found iron monument 0 Denotes found Hennepin County Cast Iron Monument Denotes Wetland Delineation by Hokonson -W- Anderson Associates July 2017. For the purposes of this plat the South line of the Southeast Quarter of Sec. 25, T. 119, R. 23, is assumed to bear N87'57'36 "W. DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: I I 10 i i 10 �i 15 5 I if I I I I I I I I being 5 feet in width, and adjoining side lot lines, and 10 feet in width and adjoining right of way lines and rear lot lines unless otherwise shown on this plat NSET A East Line of the West Half of the East Half of the Southeast Quarter of Section 25, Township 119, Range 23 6040 ° 620.11 o n 139.63 b,5.bU ; '0 198.94 °' - - - - - - - - - - 101 110 0 o 1 0 co / 33 60 I i � 1� / 24 / co I �o / I Q 2 1 p ^ /-S00'10'59 "E - - - - - -J I I � L t 6754 -- S00'10' - - I 1 _ 181.92-- - - - - -� - -19.15 23 I� I 145.00 48 // I% i� 13 I / S00 °10'59 "E / ' I co CO:;?, 57.18 - i 6 00 z� I F\ 1 / 170.93 7 CO z I 0 \ v- L 11 S00'10'SP� - - 46.82 0� - - - - -- - - F - CL Z 1 1 I v � , --- - - - - -- . r 31.11 31.11 n 139.63 27.12 °' - - - - -- o "v Easement o /� / 0 co / ♦ A / N O �o c^ Q 2 1 3 �o / \ , �o/ o � L t L_ - -- S00'10' - - -- t° °�M'/nN ° 0 ' � - - - - -19.15 I� 145.00 48 cV / N I% i� 13 /cp n Co co /N N Go O 1 / ' 0 co CO:;?, C; i 6 o / L - - - S00 °10'59 "E o Q I wl o `!6 159.94 11 2 3 30 / 2 0 olO 6 9. MM O C3 _' LI 29.93 _ S00'10'59 "E 40.00 - /05'11'46 I _ o U) F- I ZI 40 � -- 150.36 - - -- ^oa- I _� I I °o I I t?6b,, I°CoC to � C� 20 0 L - S00'10'59 "E - - - - -1 Oa Q- w N o-C �� �� I I F -- 145.69- - - - -�� co 3 M � N I 1 o I ,� �� 6 �1" I� - -- O I M ri I I I I 0'� °0 M 30 30 00 d- n't / I I L - S00'10'59 "E - - - - J 0i N L6 co v) r 145.15 a) w I L- L_ I 1 °o .0 S I I °o �t m -C �+ M �o, I I I L - S00'1 0'59 "E Cn G �o z o r 1 .07 - - - - - i I I C I I - ° ° 40 17 I 0 l� l < 00 S001 0'59"E -i SP0'1059 E 145 0----- - - - - -------------- - - - - -- 588.32 o - - - -- _0 J a� ¢ I 58.32 40.00 50.00 60.00 40.00 50.00 50.00 40.00 60.00 40.00 40.00 50.00 40.00 60.00 55.00 w Li _J z Q- = I 17010E- - - - r - --1 F - - --1 F-- - - -� - -� r - - -� - - -� (- -- - - -- - -� - -� N Drainage & Utility Easement N 7 ;n it�z° I I I I I I I I I I I I I I I I I I I I I I I I �,N <C C; Q I I I I I I I I 1 1 I z I I I I I I I I I I I I I I G') °¢ Vj I 1 3 I I I I I I I 1 1 I I I I I I I I I I I I 3 1� I I l 1 1 I I v l I l I l I C; 2 ao h 10 � N � II I rn I I I I l I I II I LO I I I I I I I LO LO LO LO � ; � � � I I I I = I I I 1 PI I� P0 I : � P N I N N I I I I I I� �I I� I I 2 J 8 9 13 14 Q o � rn � rn � MI � I b ) - MI MI T l l co Q 001 I z I z Z Z Z ZI I� ZI I ZI I "N ZI I N I I I I I I I I ° 1 N Imo:- I I I I oN 1 1 I 1„ (0 ' N I I I I I I I I I I I I I I I I I I I N(n 1 I IN^ I I I I No d1 1 I I• o I J J Q) I I I I I I I I I I I I I I I I I I C G- I 110101 ° � �,'�� L - - - L - -J L - - - - L - -J L - -J L___J L__J L - - - -J L - - -J 1 I I /� J /� ' �� I 50.00 40.00 60.00 40.00 40.00 50.00 40.00 60.00 55.00 C) I I ��" _J �\� -J L - - -J L --� \in L40.29 � \\ 19.68 50.00 24.59 � I 101 R= 250.00 G - n L1_ I `- 33 G_ G L Ii w O N Co n LV N�QO II �a�V cry , vv .4-) M S�j I I E & -06.52 32 477.44 N o ^ N i��j / °tx _ T - S00 °04'44 "E _ i 30.00 O 6 g 50 i 30.00 I - - - - - - 587.74 - - - M �� g9 I o 94.27 R=25 0. I S00'04'44 "E A�6' 52' 32„ Road A co 1 r� i m C) X1228 22 S00 °1 0'59 "E 2569.07 - - - - -- 139.25 - - -7 23.50 OUTLOT B 12 // - CO p2� - S00'10'59 "E- - -/ All of OUTLOT B to be Drainage & Utility Easement ^ - - -- 138 .75 / 27.12 °' /� & o "v Easement o /� 0 00 c � LnN O �o Q 2 1 3 �o / \ , �o/ 0 � L t S00'10'59 "E w ° 0 ' � - - - - 48.00 I� 145.00 48 00 I 8 I% of 1 / � �' ' ' 0 C; i 6 o I z I i 10 I /�co / \ L - - - - S00'1 0'59 "E J 11 Ld io F - 1 1 1 v 1 I I rn O L o z 01 ° o d 9 , LO 1 S001 0'59 "E I L----- 145.00 -J 48 264.52 55.00 60.00 110.33 22.44 o Drainage & Utility Easement o �o I 1 1 3 �o / \ , �o/ � I I w w I� 00 I 8 I% � / � �' ' ' � 6 I z I I �I z I /�co / \ I I I 11 / / 0 0 1 1 1 1 1 / / 5 11, a L - - -J L 55.00 25.30 4=12'08'19' 4- 154 3 j� / �0 / /`L \ \ 6' -19 23'03 /o/ < Arq / /, /N1 110.30 4 � a7 d � ✓� in I I �I I I � �\ a \ � s010� • \ >�s `�q Qm P 33.94 50.00 40.00 60.00 40.00 50.00 40.00 60.00 40.00 50.00 40.00 60.00 23.80 1� \\ ; g -- � o �r -- cn 40.01 r � - - - - - - - - - -r r - - - - -j - r - - - - -r- 60 40.00 4309 0 -0 .28 . r - 1 0 U1.3 r \ ° n - I Z 1 0. L I I I I I I I I I I I I I L -LI_ I I I N 'CO 0 -50 114 ° � I o &� - S 001 6044.'44\ 3 4 \ " - E ; �I 0 o m o o o o �� L � � � 100 F I I I I I I I I, ' I � � I � o I It I n n ? ap n ap ap n j � � � Iap b) - - - - I � 't � I 16 I h Ipj 0) I I I I � I I I I I Ia I I � I � I 18 � 19 ` 9 N�z I g 11 12 % N P �I rnl I ° °° 1 I °° I F °° I I I F 1 I 1 I 00 o I 6= 03'53'08" I °° ao I °n°I I �I I 0001 I 2001 I NI I �1 I �I I � � � � r ,f o M I 2 I n I I MI I �I I � 60 36.49 L -J L L -J L_J L-J L N il:16 �OUTLOT A <D4D \ -\ - \ - \ - o \ o \O \ \ o All of OUTLOT A I I I I I I I 11 I I I I I I I I I I I I I I I ce G. to be I I I I I I I I I I I I I I I I I I I I I I I I 30.48 Drainage & Utility L__ - -J L__J L___J L_ -J L____J L_ -J L - - -J L__J L__ - -J L - - J L - - -J L - - J 0 06 X00'39'04" 133.50 Easement 60.00 JL 40.00 JL 50.00 L 40.00 L 60.00 L 40.00 L 50.00 L 40.00 60.00 40.00 50.00 J, 40.00 S00 °04'44 "E LO o L- - - - - - - S00 04 44 r- 7 coo r 186.78 0 o Drainage & Utility ° °o Easement a `o � M - - - - - - - - 60.00 40.00 50.00 40.00 60.00 50.00 96.93 30.37 30.37 1403.52 --- 33 T West Line of the East Half of the Southeast Quarter `- - - of Section 25, Township 119, Range 23 I 2614.75 N00 °04'44 "W V Hakanson �Anderson SHEET 2 OF 2 SHEETS r S P P T 1 S 2 5 /4x8 FRIEZE 50AF 6" ALUM WRA FASCIA W /5EI ALUM SOFFIT 5/4x6 COME SIDING: STRAIGHT SH PRE -FA5. SH 50ARD E 54 2" CAST STOP STONE VENEE W/ STD GRA`r *30 FELT 5E� 12" LOOKOUT O.N. CONTINUOUS RIDGE VENT 8/12 PITCH 12" LOOKOUT 12" LOOKOUT 7-7 r °I G= F hill iuu lu HORIZ. SIDING I II II hill uul u L- = JAL =�J I I I---� L - L - - -- S LL -JLI OPT. 5/46 CORNERS OPT. WINDOW I II I I I II j I I II I — -- - -- / 8 12" O.H. CONTINUOUS RIDGE VENT SIDE ELEVATION SCALE: 1/8 " =P -0" (18 "x24 ") SEE SELECTION SHEET FOR EXTERIOR COLORS SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") TRIM BOARD r JxkjlN 1 L' LL' V 1A 1 I JIN SCALE: 1/4 " =1' -0" (18 "x24 ") D QO >L+ D >_ L ,n Q ~ f-ZwW ZZ in 0 j �a H co _ XW mg00 wa 0 U' Qaw0LuU, Via i- uuc 0 uj H 2 NU UCL Lu �Z LuF WLU Z) U Z:z (4_Z - 5 ~ =� __ �-F- w N W = Lu H Lu O Z 0 z J j Q d W z z � W of Lu z w 0 Xx x xx Lu N 0X c9 WA ZX w Qx aX �X o U UX ZX QX N aX 0X LLX LLX Q X X X 4i CID O BOARD WE� Q) o C X O.H. Q X F_ X Z of X O O X �z u O O o J OD Q Lu Z X X OX X N w Q I— m 0 r) NEWPORT ELEVATION A -STONE EXTERIOR ELEVATIONS PAGE AS -1 WE� Q) o C PAGE AS -1 CONTINUOUS RIDGE VENT CONTINUOUS RIDGE VENT 12 12 12 6 ' -0" ' -0.. 6 12 �� 10/12 PITCH 6 10/12 PITCH C 10/12 PITCH `` CONTINUOUS RIDGE VET 12 12 C NTINUOUS RIDGE VENT 12 12 5/4x4 TRIM 12" O.H. 12" O.H. 12" O.N. r = 12/12 PITCH L12/12 PITCH / / 1 12 LOOKOUT OPTIONAL SIDING: 7 LAP © 12 STD \ \ STRAIGHT 5HA 5 6 SIDING: T' LAP © r 5/48 TRIM mRr OPTIONAL OPTIONAL SIDING: T LAP O SIDING: T' LAP HOUSE WRAP 5/44 TRIM BEHIND SIDING O - SIDING: - -- -- - - - - -- - - -__ � I � STRAIGHT SHAKES I ----- - - - - -- - - - - - -� SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") r_nNtiNiini�s Qinr,� v�Nt REAR ELEVATION SCALE: 1/8 " =1' -0" (18 1lx24 ") SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 °x24 ") SEE SELECTION SHEET FOR EXTERIOR COLORS CONTINUOUS RIDGE VENT 12 12 6/12 PITCH 10 12 10 10 ASPHALT SHINGLES 6112 PITCH W/ ROOF FLASHING 12 5 /48 TRIM FYPON BLOCK 5/412 FRIEZE 12 0DTL56x6x9.25 12" H. 12" O.H. 12" 0 6" ALUM WRAP FASCIA W/BEND ALUM SOFFIT RIML 5/4x8 HEADS W1 5/44 SILLS M FYPON DEN' 0 5/412 TRIM 2 -1/2" 5ATTE 5/4x8 TRIM 3 -PIECE FRIEZE DETAIL SCALE: 1"=l'-O" (18 "x24 ") NOTE: HOME OWNER / LANDSCAPER - TO PREVENT MOISTURE PROBLEMS, FINAL GRADE SHOULD BE HELD 6" BELOW THE TOP OF THE FOUNDATION. THE FINAL GRADE SHOULD NOT BE PUSHED UP MORE THAN 2" ABOVE THE BOTTOM OF THE FIRST COURSE OF BRICK. HHH REQUIRES A TAPERED DRIVEWAY ON ALL 3RD STALL GARAGES, DRIVEWAY TO BE CUT BACK PER SURVEY AT THE CURB LINE. 3 -PIECE FRIEZE SIDING: STRAIGHT SHAKES SIDING: STRAIGHT SHAKES 00 ZNQ�> LL HWD w = g�XLu mgoo � ppw��OUC=7p� UUUceww H >-NU CL Q =�V)=ECrOON U uNZ2 w <0 < F- LU UwO 0Q< �2: < 0 i N -, ;X w� zX O QX QX -X 0X co = aX OX "X Z a d 0 ALL J (V ry Z W W Q V Z X p J O d L Lu U lo :: O a O F O 0 Z LL O S W W W P > ~ J Oro = W N ~ m Z Q p 2 NO Q oC W = W Z Z � H O W30QCE cl W z od Z O w�F = z 0 N -, ;X w� zX LLu QX QX -X 0X UX UX ZX UX N aX OX "X Z a LL J Owl 5/4x(o TRIM (SEAMS ON SIDE ELEV.) ' FLASHING BY D • • PITCH EYEBROW -•• R15E • • - �������� s��i�i�i e W1 BATTEN STRIP �1167 o�I � r�.saar�.�araoarao- ar�a�I� _ iii ������������� = • - ��� i� -� .._ . OW - IIIIIIIII �IIIIIII IIIIIIIII IIIIIIIII ��� °� IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII ,�._ IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII - ,I�. IIIIIIIII IIIIIIIII IIIIIIIII NN11III .. X Q X W Q V Z X p J X � u O Z 0 o m Q X ON X � X oc Lu � m Z Q X � m o cl 5/4x(o TRIM (SEAMS ON SIDE ELEV.) ' FLASHING BY D • • PITCH EYEBROW -•• R15E • • - �������� s��i�i�i e W1 BATTEN STRIP �1167 o�I � r�.saar�.�araoarao- ar�a�I� _ iii ������������� = • - ��� i� -� .._ . OW - IIIIIIIII �IIIIIII IIIIIIIII IIIIIIIII ��� °� IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII ,�._ IIIIIIIII IIIIIIIII IIIIIIIII IIIIIIIII - ,I�. IIIIIIIII IIIIIIIII IIIIIIIII NN11III .. 12" LOOKOUT O.N. ,ILA _ JIL -�1 5/4x6 CORNERS CONTINUOUS RIDGE VENT 8/12 PITCH 8 12 LOOKOUT 12" LOOKOUT O.H. HORIZ. SIDING r T L + JII II II IIrtF iII L -L J L O J OPT. WINDOW 77 , L JAIL RI � L JJII OPT. WINDOW — — — — — — — — — — — — _ — — _ — SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") 12" LOOKOUT 12 5 CONTINUOUS RIDGE VENT 8/12 PITCH 12" LOOKOUT NOTE: HOME OWNER / LANDSCAPER - TO PREVENT MOISTURE PROBLEMS, FINAL GRADE SHOULD BE HELD 6" BELOW THE TOP OF THE FOUNDATION. THE FINAL GRADE SHOULD NOT BE PUSHED UP MORE THAN 2" ABOVE THE BOTTOM OF THE FIRST COURSE OF BRICK. HHH REQUIRES A TAPERED DRIVEWAY ON ALL 3RD STALL GARAGES, DRIVEWAY TO BE CUT BACK PER SURVEY AT THE CURB LINE. --------- - - - - -- SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") 5EE 5ELECTION 5NEET FOR EXTERIOR GOLOR5 12" O 5/4x8 TRIM BOARD 1 ii o miew HORIZ. SIDING '•� 5/4x4 TRIM BOARD © 11mL_JL 8/12 PITCH EYEBROW RETURN 11-011 CUSTOM LOUVER (SCHERER) ASPHALT SHINGLES En FE� O 5/46 BOARD 5/4x8 BOARD SIDING: BOARD 4 2 1/2" BATTEN STRIPS — NOTE: BOARD 4 BATTEN STRIPS 0 16" O.C. 12" LOOKOUTS SIDING: BOARD 4 2 1/2" BATTEN STRIPS NOTE: BOARD 4 BATTEN STRIPS 9 16" O.C. FLASHING 5 /48 FRIEZE 2 BOARD 8/12 PITCH EYEBROW RETURN 16" HEEL HEIGHT 6 8112 PITCH ROOF 12" O.N. 2" O. 12" C ilm� � im1mm� �� ���� �■ ■■ F110111 i Q 0 MONO 11016m Milli MONO �s�llllj�:���x�tl� ass ��.°.. MEN ■I ICI �n �n 11511 CHEMCREST DETAIL BLOCKS : D5466 3453, 40x63 R.O. 12 a8 V -1 1/8" PLATE HEIGHT -s HOUSE 0" PLATE HEIGHT DIFFERENCE 10 GAR4 18" HEEL HEIGHT a 6/12 ROOF PITCH j4 -� 5/44 FRIEZE 5/4x8 FRIEZE ^„ _ BOARD 5/12 PITCH BOARD Na— 51 1111 RIMINI FRONT ELEVATION SCALE: 1/4 " =1' -0" (18 "x24 ") HORIZ. SIDING , , , , , , III _ �VI� 4VI� OPT. WINDOWS 5/4x4 TRIM O BOARD 5/4x6 CORNERS c7x LuX wx ZX i - - - IIIIIIIII -_ aX oX "X ZL Q - NOTE: HOME OWNER / LANDSCAPER - TO PREVENT MOISTURE PROBLEMS, FINAL GRADE SHOULD BE HELD 6" BELOW THE TOP OF THE FOUNDATION. THE FINAL GRADE SHOULD NOT BE PUSHED UP MORE THAN 2" ABOVE THE BOTTOM OF THE FIRST COURSE OF BRICK. HHH REQUIRES A TAPERED DRIVEWAY ON ALL 3RD STALL GARAGES, DRIVEWAY TO BE CUT BACK PER SURVEY AT THE CURB LINE. --------- - - - - -- SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") 5EE 5ELECTION 5NEET FOR EXTERIOR GOLOR5 12" O 5/4x8 TRIM BOARD 1 ii o miew HORIZ. SIDING '•� 5/4x4 TRIM BOARD © 11mL_JL 8/12 PITCH EYEBROW RETURN 11-011 CUSTOM LOUVER (SCHERER) ASPHALT SHINGLES En FE� O 5/46 BOARD 5/4x8 BOARD SIDING: BOARD 4 2 1/2" BATTEN STRIPS — NOTE: BOARD 4 BATTEN STRIPS 0 16" O.C. 12" LOOKOUTS SIDING: BOARD 4 2 1/2" BATTEN STRIPS NOTE: BOARD 4 BATTEN STRIPS 9 16" O.C. FLASHING 5 /48 FRIEZE 2 BOARD 8/12 PITCH EYEBROW RETURN 16" HEEL HEIGHT 6 8112 PITCH ROOF 12" O.N. 2" O. 12" C ilm� � im1mm� �� ���� �■ ■■ F110111 i Q 0 MONO 11016m Milli MONO �s�llllj�:���x�tl� ass ��.°.. MEN ■I ICI �n �n 11511 CHEMCREST DETAIL BLOCKS : D5466 3453, 40x63 R.O. 12 a8 V -1 1/8" PLATE HEIGHT -s HOUSE 0" PLATE HEIGHT DIFFERENCE 10 GAR4 18" HEEL HEIGHT a 6/12 ROOF PITCH j4 -� 5/44 FRIEZE 5/4x8 FRIEZE ^„ _ BOARD 5/12 PITCH BOARD Na— 51 1111 RIMINI FRONT ELEVATION SCALE: 1/4 " =1' -0" (18 "x24 ") REAR ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") 0 ZF-w Lurw N ~tn0 ~ZWw F- CO N LL 21 CL 2 ,J � W (L Lu LLI p (' QQaw0w2HNd ?DMaE� �>- f� ��w00w2a.Lu� �UUoCw_H >_NU O m�_zu n�-OOv~i U N N U aoga < <Z z Lu F- °zN�g a w vi a� Lw = 1� N O o Lu Z z J Q � � w w w z 0 w af C7 Lu z w IIIIIIIII c7x LuX wx ZX i ZX Zx 'LX a ax w °� IIIIIIIII aX oX "X ZL Q O r � U; Dim ��1 IIIIIIIII IIIIIIIII > p o LIIIIIIII I'IILLIILI J IIIIIIIII m Q W a ��_ X xX X ILIIIILII X N ��. m X Lu z � REAR ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") 0 ZF-w Lurw N ~tn0 ~ZWw F- CO N LL 21 CL 2 ,J � W (L Lu LLI p (' QQaw0w2HNd ?DMaE� �>- f� ��w00w2a.Lu� �UUoCw_H >_NU O m�_zu n�-OOv~i U N N U aoga < <Z z Lu F- °zN�g a w vi a� Lw = 1� N O o Lu Z z J Q � � w w w z 0 w af C7 Lu z w g;■ ■ U LU c7x LuX wx ZX i ZX Zx 'LX a ax w °� ax �x ux ZX �X aX oX "X ZL Q O g;■ ■ U ELMWOOD IV ELEVATION A -STONE EXTERIOR ELEVATIONS W Y F-� N D 0 �O N o Ow Q Y M PA G E AS -1 O.H. Q O o > p o 0 J m Q W X xX X C) X N m X Lu z � Q � m o 0 ELMWOOD IV ELEVATION A -STONE EXTERIOR ELEVATIONS W Y F-� N D 0 �O N o Ow Q Y M PA G E AS -1 12 ❑ ❑ 6 ❑ ❑ (o 12 12 CONTINUOUS RIDGE VENT CONTINUOUS RIDGE VENT 6 6 8/12 PITCH 8/12 PITCH 12" LOOKOUT 12" O.N. 12" O.H. F_-717 7 - _J C ADDITIONAL ROOF HATS TO REAR - 4 SIDES IF RIDGE VENT NOT AVAILABLE 12 8 [�� 5/4x4 TRIM BOARD HORIZ. SIDING x o- 1� 77 � +�ui�; quip +iii ❑ L� 1J�L JLJ LJLJ OPT. WINDOU`d 5/4x6 TRIM BOARD ■ ■ 6/12 PITCH SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") iii BM in so on 21M I -------------------------- REAR ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") 12" 6" ALUM WRAP - FASCIA W /BEND ALUM SOFFIT — SIDING: STRAIGHT SHAKES 5/4x6 COINER TRIM 2" CAST STONE SILL STONE VENEER W /STD GRAY GROUT *30 FELT BEHIND STONE SIDING: STRAIGHT SNAKES I 12 8 F�� 12" 0 I I SIDE ELEVATION 5EE SELECTION 5HEET SCALE: 1/8 " =1' -0" (18 °x24 ") FOR EXTERIOR COLORS NOTE: HOME OWNER / LANDSCAPER - TO PREVENT MOISTURE PROBLEMS, FINAL GRADE SHOULD BE HELD 6" BELOW THE TOP OF THE FOUNDATION. THE FINAL GRADE SHOULD NOT BE PUSHED UP MORE THAN 2" ABOVE THE BOTTOM OF THE FIRST COURSE OF BRICK. HHH REQUIRES A TAPERED DRIVEWAY ON ALL 3RD STALL GARAGES, DRIVEWAY TO BE CUT BACK PER SURVEY AT THE CURB LINE. ASPHALT SHINGLES 12" LOOKOUT 6/12 PITCH SIDING: STRAIGHT SHAKES 9' -1 1 /6" PLATE HEIGHT O" PLATE HEIGHT DIFFERENCE 9 GARAGE 131/2" HEEL HEIGHT g 8/12 PITCH :a 11 1/2" HEEL HEIGHT g 6112 PITCH 6/12 PITCH EYEBROW RETURN 12" O.H. 12" O.H. - -� HORIZ. SIDING ir�_ii r� +I� +,,� � �� � i of + �ui� +�lia + iii I- -IF L --- --- ❑ �L �J�� A OPT. WINDOWS OPT. WI 5/4x4 5/4x6 CORNERS TRIM BOARD IIIIIILII - - X _ _ 0:11 mono I I SIDE ELEVATION 5EE SELECTION 5HEET SCALE: 1/8 " =1' -0" (18 °x24 ") FOR EXTERIOR COLORS NOTE: HOME OWNER / LANDSCAPER - TO PREVENT MOISTURE PROBLEMS, FINAL GRADE SHOULD BE HELD 6" BELOW THE TOP OF THE FOUNDATION. THE FINAL GRADE SHOULD NOT BE PUSHED UP MORE THAN 2" ABOVE THE BOTTOM OF THE FIRST COURSE OF BRICK. HHH REQUIRES A TAPERED DRIVEWAY ON ALL 3RD STALL GARAGES, DRIVEWAY TO BE CUT BACK PER SURVEY AT THE CURB LINE. ASPHALT SHINGLES 12" LOOKOUT 6/12 PITCH SIDING: STRAIGHT SHAKES 9' -1 1 /6" PLATE HEIGHT O" PLATE HEIGHT DIFFERENCE 9 GARAGE 131/2" HEEL HEIGHT g 8/12 PITCH :a 11 1/2" HEEL HEIGHT g 6112 PITCH 6/12 PITCH EYEBROW RETURN 12" O.H. 12" O.H. 12 a 8 0/12 PITCH EYEBROW RETURN IIIIIILII X Q O IIIIIILII 0:11 mono X 0 V O 1 �e !'I 1 � w IIIIIILII IIIIIILII I 'OEM ■E■ I X m z _-• `��:� __lll���� —i�a f � C) =111, 0 IIIIIILII E_1 lffi 12 a 8 0/12 PITCH EYEBROW RETURN 12" O.H. `i�el IIIIIILII X Q O IIIIIILII 0:11 X O X 0 V O 1 �e !'I 1 � w IIIIIILII IIIIIILII I ;" X I X m z _-• u��' f IIIIIILII C) 0 IIIIIILII °°! FRONT ELEVATION 12" O.H. `i�el IIIIIILII X Q O IIIIIILII X X X O X 0 V O Q �e !'I IIIIIILII IIIIIIII' w IIIIIILII IIIIIILII MEMO ;" X � CD � Lu X m z _-• u��' f IIIIIILII C) 0 IIIIIILII °°! OPTIONAL 3RD STALL GARAGE CEDARWOOD ELEVATION A -STONE EXTERIOR ELEVATIONS 00 w `U)ZL'O ZQ2w zQ:3 Hm gw a N m g O (' �a=OwwHtn a uw uIRwwOH >_NU a <F-- 0Q_22 O 2�ZC7 dUOLn U UN 2 wN=L„ Qoga a�Z) N wUw0 0Q<z U F- aV)Z)g l_- F- = c� i U z i H CL a Lu O N O L L4 or O L w Lwn w Z f UJ O U Ox >> F_ w Lu Z F a p w C7 LL Q 0 i Q p = N N p� Z 0 w Lu Z _ -j cz O Lu �3WZ)Zf a = z .o r U O f LU VXU.WXZX > Z z ccx w ax a 0- x o z0 Q Q V) uj a o 0 J X X X X m O ► � Q X Q O X X X X O X 0 V O Q 0 m w V X � CD � Lu X m z X X X X w Q f m C) 0 �^ z W Y s a F-� �D N 0 J �O N C, O� J � a M 9AX01 AS -1 CONTINUOUS RIDGE VENT C SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24) CONTINUOUS RIDGE VENT 12 12 6 12/12 PITCH�� 12" LOOKOUT - 12" O.H. C SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24) I/ V I I Yl�: STRAIGHT 5HAKE5 COLOR #1 11RUNT ELEVA IUN SCALE: 1/4 " =1' -0" (18 "x24) TION SHEET ,IOR GOLORS STONE SILL 51D ING: STRAIGHT SHAKES 5/4x6 DOOR WRAP OPT. 3RD CAR GARAGE LINDEN ELEVATION A -STONE EXTERIOR ELEVATIONS 00 n Z Lu Lu H_ ZW inZinO zQ T � ~ CL X mao0 Z)w2 OJ (� <a =GLUM (L CLEH= U~W 0 0O w l--2�U CL �O0 O " =U82CQv~i U QOaa QLuZ) N LuUw0 DaQQ 22 ~U Q`~ja HH = u u z L z _ CL LLI L O N a — O c N N 0 L (� O [ W N W Z O U OX >L LU LU Z < EL o(8)Ju- LL LU Q� Q o O= N L' cczugZ� w _ w w N Z L" cr = LL Z ` III o w Y F C� = z 0� .o N U U < 0 NNX wX X wX X U . wX ZX W QX aX �X OX UX UX ZX _ix N CL X oX LL X ZX J LL ► ► ■ N 7 Vl Q 0 z W z �1 w 0 LL O 0 D 0 a 0 s\ o w z AS -1 X X X Q = Z w z X X JO �z X U m Q X Z O J — ON oC >— X 0° X X X Q F- m Q Q N 7 Vl Q 0 z W z �1 w 0 LL O 0 D 0 a 0 s\ o w z AS -1 NOTE: HOME OWNER / LANDSCAPER - TO PREVENT MOISTURE PROBLEMS, FINAL GRADE SHOULD BE HELD 6" BELOW THE TOP OF THE FOUNDATION. THE FINAL GRADE SHOULD NOT BE PUSHED UP MORE THAN 2" ABOVE THE BOTTOM OF THE FIRST COURSE OF BRICK. HHH REQUIRES A TAPERED DRIVEWAY ON ALL 3RD STALL GARAGES, DRIVEWAY TO BE CUT BACK PER SURVEY AT THE CURB LINE. 12 �6 612 12 6 8/12 PITCH —0/12 PIrcH HORIZ. SIDING \\ O 514x6 CORNER TRIM 0---- 5/4x4 TRIM C SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") 5/4x6 TRIM PANEL W/ 414x6 — BATTENS AS SHOWN M 5/4x4 TRIM §f ADDITIONAL ROOF HATS TO REAR - 4 SIDES IF RIDGE VENT NOT AVAILABLE 12 8 ~❑ ❑ ❑ Z 6/12 PITCH 5/4x4 TRIM tlll 1�1 12 a$ RIDGE 12 a8 IY wT Tw r i II I I III III III III III II I I I � � I LLLJL = =JL 1J IL JLI -- I I I 12" LOOKOUT CONTINUOUS 6112 PITCH EYEBROW ROOF RETURN REAR ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") ASPHALT SHINGLES 6/12 PITCH 8' -6 3/8" GARAGE PLATE HEIGHT 18" PLATE HEIGHT DIFFERENCE 111/2" HEEL HEIGHT ON 8/12 PITCH 12" LOOKOUT 12" LOOKOUT �p 5/412 FRIEZE BOARD 12 6� 12" LOOKOUT 8/12 PITCH 12 6 J IS" O.N. 18" O.N.\ 5/4x8 TRIM FYPON BRKT "51015xi8x6 FRONT ELEVATION SCALE: 1/4 " =1' -0" (18 "x24 ") FLASHING BY D rrrrr= rI Fr-1 Dui ;�qio� +�i'i HORIZ. SIDING IL -LJI ILL LL -A u u INDOW IIL=�J I OA L__ OPT. WINDOW 5/4x6 CORNER TRIM IW7 rr7 rr err uW; m m u �LLL L -ALL OPT. WINDOi 5/4x6 CORNER TRIM SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") 12 0 a8 6112 PITCH EYEBROW ROOF RETURN 16 j J WOOD RAIL 4 BALUSTERS SEE SELECTION SHEET FOR EXTERIOR GOLORS SIDING: STRAIGHT SHAKES 5/4x8 FRIEZE BOARD - TYP. 6" ALUM WRAP FASCIA W /BEND IS" ALUM SOFFIT 5/412 TRIM / SOFFIT SIDING: STRAIGHT SHAKES SCHERER CEDAR COLUMN: TAPERED: 24" BTM, 1(o" TOP) 2" CAST STONE SILL M STONE VENEER ZU W /STD GRAY GROUT "30 FELT BEHIND STONE LANGFORD ELEVATION B -STONE EXTERIOR ELEVATIONS D F-Zw 0 w `a"z`m —"O ZQ2w z :3 Hm gw a N m g O �Uj�a0U2 cL U UN 2 wN=V) Qoga a��N wuwo oaaz Lu emu a��g 0 0 o uw h z w = O z w LL LL O ,,, Q O oc a a w m w vj Lu U O oc LJJ � 3 1wz0 O u ouw'� Z a— Lu = a LL Q 00 <2:'O oz V) L!J O dw = g O of N= wZ Z LUUD LL 2==�z0 J J J p ~ w w Q 0 'D F- 2 2 U U a 0 V) wX ux aX ZX � ZX ZX owcX w ax a LLx o U �X ZX QX Q aX oX LLX m J X X X m 0 CID X X Q iI X oC O LL (� Z X X o x X V Z o o Q J m Q J `O x X x ON X m II Q F m o j J WOOD RAIL 4 BALUSTERS SEE SELECTION SHEET FOR EXTERIOR GOLORS SIDING: STRAIGHT SHAKES 5/4x8 FRIEZE BOARD - TYP. 6" ALUM WRAP FASCIA W /BEND IS" ALUM SOFFIT 5/412 TRIM / SOFFIT SIDING: STRAIGHT SHAKES SCHERER CEDAR COLUMN: TAPERED: 24" BTM, 1(o" TOP) 2" CAST STONE SILL M STONE VENEER ZU W /STD GRAY GROUT "30 FELT BEHIND STONE LANGFORD ELEVATION B -STONE EXTERIOR ELEVATIONS D F-Zw 0 w `a"z`m —"O ZQ2w z :3 Hm gw a N m g O �Uj�a0U2 cL U UN 2 wN=V) Qoga a��N wuwo oaaz Lu emu a��g 0 0 o uw h z w = O z w LL LL O ,,, Q O oc a a w m w vj Lu U O oc LJJ � 3 1wz0 O u ouw'� Z a— Lu = a LL Q 00 <2:'O oz V) L!J O dw = g O of N= wZ Z LUUD LL 2==�z0 J J J p ~ w w Q 0 'D F- 2 2 U U a 0 V) wX ux aX ZX � ZX ZX owcX w ax a LLx o U �X ZX QX Q aX oX LLX m J X X X m 0 CID X X Q X oC O LL (� Z X X o x X V Z o o Q J m Q J `O x X x ON X m X X w Q F m o Q _L z W Y cc s a F-� N 0 ^ ` J 111111, O W tl] = 0 \ a M BS -1 NOTE: HOME OWNER / LANDSCAPER - TO PREVENT MOISTURE PROBLEMS, FINAL GRADE SHOULD BE HELD 6" BELOW THE TOP OF THE FOUNDATION. THE FINAL GRADE SHOULD NOT BE PUSHED UP MORE THAN 2" ABOVE THE BOTTOM OF THE FIRST COURSE OF BRICK. HHH REQUIRES A TAPERED DRIVEWAY ON ALL 3RD STALL GARAGES, DRIVEWAY TO BE CUT BACK PER SURVEY AT THE CURB LINE. CONTINUOUS RIDGE VENT ADDITIONAL ROOF 12 HATS AS NEEDED 10 6/12 PITCH ZZ12-O.H. 12" O.N. MI IV // NNN�/ v��l�• ��n \�P'1I / REAR ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") 300 SERIES I Edgebrookf , 1�1 r CONTINUOUS RIDGE VENT I I II SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24) 6" ALUM WRAP FASCIA W /BEND ALUM SOFFIT 000010 /5/4x4 /HARDIE TRIM — l /HM/ 5/4x6 HARDIE TRIM — 000010 (SEAMS ON SIDE ELEV.) 5 /48 HARDIE TRIM 000010 CONTINUOUS RIDGE VENT OWENS GORNIN 0,4KRIEDGE 30 (XXXX) ROOF FLASHING: 12 00000 10 26112 PITCH FYPON BRACKET: 12 BKT 6x8x6 000010 10 5/412 HARDIE 10/12 PITCH 000010 �RIE�ZE/� 11 nil 0 0- 111 lion O.N. 5 3116" HEEL R15E 15 3/4" NINE MEN MEN MEN 5/412 HARDIE TRIM 12 CONTINUOUS RIDGE VENT 10 10/12 PITCH 12" O.N. 18" O.N. 1� 0/12 PITCH F 5/44 HARDIE TRIM �Rmm l'oy �. �• io�I viii OPTIONAL 1, - - COLOR 02 EPP' ... HARDIE SIDING: 7 LAP COQ HOUSE WRAP BEHIND SIDING 12 6 L J��FIL7 L JII�IIIIJII F_j I I SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24) 12 \ 10 HARDIE SIDING: STRAIGHT SNAKES COLOR $3 00000) 18" O.H. 14" HEEL RISE 12" O.N. 5/48 HARDIE FRIEZE 00000) ❑ RA00 5EECDI PANEL SHUTTERS HARDIE SIDING: STRAIGHT SHAKES COLOR �2 12 00001) 8/12 PITCH � a 8 COLOR SELECTIONS FRONT DOOR: CRAFTSMAN I -LITE 000010 DOOR FRAME (CLAD) 000010 GARAGE DOOR: GD4LV 16'x1' 00000) TRIM AND STOP: 000010 WINDOWS: -HAYFIELD - 000010 FLASHING: DRIP CAP 00000 GUTTERS d DOWNSPOUTS: 000010 ADDRESS STONE: 00000 �i�111111111 �QI ■11 ■■ �I� ■Q ■■ ■� WIN- IIIIIIIIIo_ o °o�_ o 00 ° ° o�_ i °:IIIIIIII!��� X ■ ■■ ail, Q■ ■■ �■ � o IIIIIIIII ��� as C o a O � Q 0 HIIIIIII ° .IIIIIIII. o o 0 '._'.= �111111111111111111111111111111111111111111111111111111111111111111111111111111111111 MI IV // NNN�/ v��l�• ��n \�P'1I / REAR ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") 300 SERIES I Edgebrookf , 1�1 r CONTINUOUS RIDGE VENT I I II SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24) 6" ALUM WRAP FASCIA W /BEND ALUM SOFFIT 000010 /5/4x4 /HARDIE TRIM — l /HM/ 5/4x6 HARDIE TRIM — 000010 (SEAMS ON SIDE ELEV.) 5 /48 HARDIE TRIM 000010 CONTINUOUS RIDGE VENT OWENS GORNIN 0,4KRIEDGE 30 (XXXX) ROOF FLASHING: 12 00000 10 26112 PITCH FYPON BRACKET: 12 BKT 6x8x6 000010 10 5/412 HARDIE 10/12 PITCH 000010 �RIE�ZE/� 11 nil 0 0- 111 lion O.N. 5 3116" HEEL R15E 15 3/4" NINE MEN MEN MEN 5/412 HARDIE TRIM 12 CONTINUOUS RIDGE VENT 10 10/12 PITCH 12" O.N. 18" O.N. 1� 0/12 PITCH F 5/44 HARDIE TRIM �Rmm l'oy �. �• io�I viii OPTIONAL 1, - - COLOR 02 EPP' ... HARDIE SIDING: 7 LAP COQ HOUSE WRAP BEHIND SIDING 12 6 L J��FIL7 L JII�IIIIJII F_j I I SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24) 12 \ 10 HARDIE SIDING: STRAIGHT SNAKES COLOR $3 00000) 18" O.H. 14" HEEL RISE 12" O.N. 5/48 HARDIE FRIEZE 00000) ❑ RA00 5EECDI PANEL SHUTTERS HARDIE SIDING: STRAIGHT SHAKES COLOR �2 12 00001) 8/12 PITCH � a 8 COLOR SELECTIONS FRONT DOOR: CRAFTSMAN I -LITE 000010 DOOR FRAME (CLAD) 000010 GARAGE DOOR: GD4LV 16'x1' 00000) TRIM AND STOP: 000010 WINDOWS: -HAYFIELD - 000010 FLASHING: DRIP CAP 00000 GUTTERS d DOWNSPOUTS: 000010 ADDRESS STONE: 00000 �i�111111111 d IIIIIIIIIo_ o °o�_ o 00 ° ° o�_ i °:IIIIIIII!��� X lV � o IIIIIIIII ��� as X X � J o a O � Q 0 HIIIIIII ° .IIIIIIII. o o 0 '._'.= �111111111111111111111111111111111111111111111111111111111111111111111111111111111111 W t- > ~ ON 6C X' 0° > :. _ � Q a.- ■vim F_ Q aC I..� w Z = _ = O �� Z �W ■I�I�I� I o= w�sz0 NUNN J H a 2 Z .off u0° ��aa- �_aSao� s sso IS ME �IIIIIIII II �I� ■� II ■I�IIII sv ' = ��a� �� °oe � III�I ■I ■I I�I� �I ■I IIIIIIIII �� � ° = oiC� IIIIIIIII IIIIIIIII I�IIIIIII IIIIIIIII °�� IIIIIIII IIIIIIIII IIIIIIII_ 111111 II IIIIIIIII�— _� FRONT ELEVATION SCALE: 1/4 " =1' -0" (18 "x24) PULL BRICK I" PULL BRICK 1/2" BR VENEER °30 FELT BEHIND BRICK STD, GRAY GROUT 00 0 ZF— Lu Lu Lp Q � > Z w w H _ gN�l uX mg oo a°u I=ow�?o_ DC ppw�°-000=7p� UUa�pw =H >-NU U dz�2 U CL wOON �N�N a02a a��Z wUw0 0QQ (/) F_ z 0 x x XX LU N Lu l7 wX ZX > Z ZX ac W QX QX dX pxX LLJ UX UX QX �X Z_ x N a OX LL X Z X Q J X X X CID 0 It Q d 00 �s aw F X lV � o N Z �W w X X � J o a O � Q 0 ° o a o o 0 Z W °o W t- > ~ ON 6C X' 0° > = W � Qlo� Q N O F_ Q aC I..� w Z = _ = O �� Z �W w go°` I o= w�sz0 J H a 2 Z .off u0° 0 x x XX LU N Lu l7 wX ZX > Z ZX ac W QX QX dX pxX LLJ UX UX QX �X Z_ x N a OX LL X Z X Q J X X X CID 0 It Q X X �[ X p O oC w X X � J X X O m O � Q 0 W �o X X X ON 6C X' 0° > X X X iii Q II_ m o 0 _Eo xo 9AX01 OF X ❑ ❑ \�6 12 6 8/12 PITCH CONTINUOUS RIDGE VENT 12 a8 12" O.N. 12" - - --- I r — 5/4x6 HARDIE F n u Will III ILE TRIM BOARD L -J L -J L -J LL -AL -� =J SIDING: l" LAP NDOWS COLOR'h 5/44 HARDIE FmTRIM BOARD - -- SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") C— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — - ADDITIONAL ROOF HATS TO REAR 4 SIDES IF RIDGE VENT NOT AVAILABLE ❑ ❑ 12 8 6/12 PITCH 5/4x4 HARDIE TRIM BOARD 5 /48 HARDIE TRIM BOARD Fo PATIO DOOR: REAR ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") C- - — — — — — — — — — — — — — — — — — — — — — — — — 5/48 HARDIE- FRIEZE BOARD 6" ALUM WRAP - FASCIA W/ BEND ALUM SOFFIT — SIDING: STRAIGHT SHAKES 5/4x6 HARDIE — CORNER TRIM 2 "CA5T STONE SILL STONE VENEER W /STD GRAY GROUT 030 FELT BEHIND STONE O.H. 12 8 [:�� / 8/12 PITCH " O.H. 12" O.H. CONTINUOUS RIDGE VENT 5/4x6 HARDIE TRIM BOARD 5/44 HARDIE TRIM BOARD 6 1�/ ❑ SIDING: T' LAP COLOR *1 12 G 8/12 PITCH 5/48 HARDIE TRIM BOARD �I tll N11 IIIII III ILiJ OPT. WINDOWS OPT. WINEK WF 5/4x6 HARDIE CORNERS I SIDE ELEVATION NOTE: HOME OWNER / LANDSCAPER - TO PREVENT MOISTURE PROBLEMS, FINAL GRADE SHOULD BE HELD 6" BELOW THE TOP OF THE FOUNDATION. THE FINAL GRADE SHOULD NOT BE PUSHED UP MORE THAN 2" ABOVE THE BOTTOM OF THE FIRST COURSE OF BRICK. M/I REQUIRES A TAPERED DRIVEWAY ON ALL 3RD STALL GARAGES, DRIVEWAY TO BE CUT BACK PER THE SURVEY AT THE CURB LINE. ASPHALT SHINGLES ROOF FLASHING: 6/12 PITCH V -1 1 18" PLATE HEIGHT 0" PLATE HEIGHT DIFFERENCE a GARAGE 131/2" HEEL HEIGHT -s 8/12 PITCH 111/2" HEEL HEIGHT -9 6112 PITCH 1211 12" O.H. 5/44 HARDIE TRIM BOARD SCALE: 1/8 " =1' -0" (18 "x24 ") 5EE 5ELECTION 5NEET FOR EXTERIOR COI=OR5 12 a8 6/12 PITCH � \ 5/4x6 HARDIE TRIM BOARD IppiKel am OFM FRONT ELEVATION SCALE: 1/4 " =1' -0" (18 "x24 ") D ¢O >w D >- NQ Ln~in0 NZww zZ� �¢ H ca = g�X 0 J w a O W mgo �awOwO�vwia I- UUo�w -� NU CL Lu 0 =HZO dUOv1 �zg)- �w�N °- ¢ =Z WUw0 C) LU ¢N�g F- [-- 0 aN w � D cv E Z w - N Z Z CL w 0 � `° O ac N !s C6 Lu Lu Lu w 0TwZO o �o��WLu~ w ¢ J �Iw -��QO� Q 00 nv =�0 0z ic2"L 0 w O N W W Z W wao>2 22 ZO a - _ z UOUQ 0 N 0� xxWXZX xx xx J x W Qx QX aX 0 w UX�XZ_XQX �XoXwXLL X X X m m - W X X X z O Z O � X 0 U o m °a V) SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") C— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — - ADDITIONAL ROOF HATS TO REAR 4 SIDES IF RIDGE VENT NOT AVAILABLE ❑ ❑ 12 8 6/12 PITCH 5/4x4 HARDIE TRIM BOARD 5 /48 HARDIE TRIM BOARD Fo PATIO DOOR: REAR ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") C- - — — — — — — — — — — — — — — — — — — — — — — — — 5/48 HARDIE- FRIEZE BOARD 6" ALUM WRAP - FASCIA W/ BEND ALUM SOFFIT — SIDING: STRAIGHT SHAKES 5/4x6 HARDIE — CORNER TRIM 2 "CA5T STONE SILL STONE VENEER W /STD GRAY GROUT 030 FELT BEHIND STONE O.H. 12 8 [:�� / 8/12 PITCH " O.H. 12" O.H. CONTINUOUS RIDGE VENT 5/4x6 HARDIE TRIM BOARD 5/44 HARDIE TRIM BOARD 6 1�/ ❑ SIDING: T' LAP COLOR *1 12 G 8/12 PITCH 5/48 HARDIE TRIM BOARD �I tll N11 IIIII III ILiJ OPT. WINDOWS OPT. WINEK WF 5/4x6 HARDIE CORNERS I SIDE ELEVATION NOTE: HOME OWNER / LANDSCAPER - TO PREVENT MOISTURE PROBLEMS, FINAL GRADE SHOULD BE HELD 6" BELOW THE TOP OF THE FOUNDATION. THE FINAL GRADE SHOULD NOT BE PUSHED UP MORE THAN 2" ABOVE THE BOTTOM OF THE FIRST COURSE OF BRICK. M/I REQUIRES A TAPERED DRIVEWAY ON ALL 3RD STALL GARAGES, DRIVEWAY TO BE CUT BACK PER THE SURVEY AT THE CURB LINE. ASPHALT SHINGLES ROOF FLASHING: 6/12 PITCH V -1 1 18" PLATE HEIGHT 0" PLATE HEIGHT DIFFERENCE a GARAGE 131/2" HEEL HEIGHT -s 8/12 PITCH 111/2" HEEL HEIGHT -9 6112 PITCH 1211 12" O.H. 5/44 HARDIE TRIM BOARD SCALE: 1/8 " =1' -0" (18 "x24 ") 5EE 5ELECTION 5NEET FOR EXTERIOR COI=OR5 12 a8 6/12 PITCH � \ 5/4x6 HARDIE TRIM BOARD IppiKel am OFM FRONT ELEVATION SCALE: 1/4 " =1' -0" (18 "x24 ") D ¢O >w D >- NQ Ln~in0 NZww zZ� �¢ H ca = g�X 0 J w a O W mgo �awOwO�vwia I- UUo�w -� NU CL Lu 0 =HZO dUOv1 �zg)- �w�N °- ¢ =Z WUw0 C) LU ¢N�g F- [-- 0 aN w � D cv E Z w - N Z Z CL w 0 � `° O ac N !s C6 Lu Lu Lu w 0TwZO o �o��WLu~ w ¢ J �Iw -��QO� Q 00 nv =�0 0z ic2"L 0 w O N W W Z W wao>2 22 ZO a - _ z UOUQ 0 N 0� xxWXZX xx xx J x W Qx QX aX 0 w UX�XZ_XQX �XoXwXLL X X X m m - W X X X z O Z O � X 0 U o m °a V) X X �X isC m > X w m � � OPT. 3RD CAR GARAGE a 0 z z w o 0 D 0 0 0 \ o z x z PAGE BS -1 12 6 18" O.N. F= 17 IT =17 r —T, II IIII BI II III TYR 10/12 PITCH FiF _ _ _ _ _ __�j I VINYL SIDING: 414 rj OPTIONAL WINDOW HOUSE WRAP BEHIND SIDING 5/4x6 HARDIE CORNER TRIM INUOU5 RIDGE VENT 5/4x6 HARDIE CORNER TRIM I � I I I I _ _ — — — — — — SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") DECK NAILER L - -L I REAR ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") 10' -0 3/8" GARAGE PLATE HEIGHT 0" PLATE HEIGHT DIFFERENCE XX" HEEL HEIGHT ON 10/12 PITCH [i HARDIE SIDING: 1" LAP 5/4x6 HARDIE CORNER TRIM FYPON 5RKT "5KTI5XI8X6 12" LOOKOUT m 12" LOOKOUT CONTINUOUS RIDGE VENT 10/12 PITCH Z10/12 PITCH VINYL 511DING: 4/4 IS" O.H Fr- _--il Fr- = -Fr— u nu o n L= �L -JL —JJ Jill FI-111711111 NAL WS II III ��L --j OPT WINDOW NEV--5/44 HARDIE CORNER TRIM NOTE: HOME OWNER / LANDSCAPER - TO PREVENT MOISTURE PROBLEMS, FINAL GRADE SHOULD BE HELD 6" BELOW THE TOP OF THE FOUNDATION. THE FINAL GRADE SHOULD NOT BE PUSHED UP MORE THAN 2" ABOVE THE BOTTOM OF THE FIRST COURSE OF BRICK. HHH REQUIRES A TAPERED DRIVEWAY ON ALL 3RD STALL GARAGES, DRIVEWAY TO BE CUT BACK PER SURVEY AT THE CURB LINE. CONTINUOUS RIDGE VENT OWEN5 CORNING: OAKRIpGE 30 0 12 ROOF FLASHING: 12 10 HARDIE SIDING: BOARD 4 BATTEN 10 zzxzxAz N�c— W/ 2 1/2" BATTEN STRIPS B 16" O.C. 12 10 2" FLASHING BY DESIGN 10/12 PITCH ONE FI-111711111 X X _ GOO112 PITCH 6/12 PITCH NINON NUNN! NINE! O.N. FEW 5/412 HARDIE TRIM /SOFFIT 18" O.H. FRONT ELEVATION 5/44 HARDIE TRIM 8" O.H. III IIII IIII II LL_ JL =JL =J H WINDUWS�— OPT 5/4x6 HARDIE CORNER TRIM SIDE ELEVATION SCALE: 1/8 " =1' -0" (18 "x24 ") 5EE SELECTION 5NEET FOR EXTERIOR GOLOR5 13' -3" N ctJ GI0/12 PITCH 12 \ 10 FYPON BRA( DTLB6X6X5 12 10 II ❑I ❑II- 5/4x8 HARDIE FRIEZE BOARD 6" ALUM FASCIA WITH BEND 18" O.H. ALUM SOFFIT 5/4x6 HARDIE TRIM 5/44 HARDIE TRIM HARDIE SIDING: STRAIGHT SHAKES 5/4x6 HARDIE CORNER TRIM 2" CAST STONE SILL STONE VENEER W /STD GRAY GROUT "30 FELT BEHIND BRICK ZOwLL ,w„0 v,Zcn O z <a: Lu H _ C7 g N u m3 �x o o d 0g Q w o w �d ° o? p[ Dww� uoo- � UU�Ow =H�NU U z�OOd� N 2 wN�N ¢OLL Z Lu wUw0 0¢¢ == ~U z 0 y w d 0 Lu z 0 J-- O °—° O Z w LL ILL °tf v, Q O ac N w U O tic W 0 W Z O O F- O w W w Q 00¢Q=°c0 ceZ `,0 LU C-4 z � � Z I z0 ==J F- ~ J � p N W W J Z ¢ O .off S S U U ¢ 0 N_ ;X;XAzX > Z ZX ac — w ¢x ¢x 2: LLJ UX UX ¢X -X z < aX oX LLX ZX Q 'i J _Eo xo ■ M 9 BS -1 X X X _ X X Z z X 0 W X �z II.- O 0 �( J m Q X X X oC 0° X > Iii Q I— m o Q _Eo xo ■ M 9 BS -1 The Newport ow Elevation E Stone Elevation A Stone i�l M/I HOMES Elevation B Stone Elevation C Stone Plans and specifications are constantly changed to better serve our customers. Final plans and specifications will determine dimensions, elevations and products used. All plans are copyrighted by M/I Homes. Residential Building Contractor Number: BC701438 o rr The Newport Two Story • 3 Bedrooms • 2.5 Baths • 3 -Car Garage 2,336 -3,380 Finished sf DINING ROOM OPT. 11'4" x 13' -3" WINDOWS i i KITCHEN o FAMILY ROOM ------------- - - - - -, OWNER'S 14' -6 "x14' -2" SUITE OPT. ' 'WINDOWS OPT. SOFFITS 12' -11" x 16' -4" i i i W.I.c. OPT. WINDOW: LAUN UP T First Floor M/I HOMES OWNER'S BATH 3 -CAR GARAGE BEDROOM #2 SLOPED CEILING 15 -1 "x 11' -8" O LOFT SLOPED CEILING zc 15 -0" x 15 -0" a i0 ON Vi BEDROOM #3 SLOPED CEILING 16-1" x 11' -9" Second Floor Plans and specifications are constantly changed to better serve our customers. Final plans and specifications will determine dimensions, elevations and products used. All plans are copyrighted by M/I Homes. Residential Building Contractor Number: BC701438 MINNESOTA - NEWPORT 6 -17 OPT. ARCH ] OPT. O Oa CABINETS r------------ - - - - -� i FOYER a OPT. ' ' DEN ' jO WIND OW OPT. SOFFITS \s'' i 12' -7" x 11' -0" - - - - -! COVERED I------------ PORCH T First Floor M/I HOMES OWNER'S BATH 3 -CAR GARAGE BEDROOM #2 SLOPED CEILING 15 -1 "x 11' -8" O LOFT SLOPED CEILING zc 15 -0" x 15 -0" a i0 ON Vi BEDROOM #3 SLOPED CEILING 16-1" x 11' -9" Second Floor Plans and specifications are constantly changed to better serve our customers. Final plans and specifications will determine dimensions, elevations and products used. All plans are copyrighted by M/I Homes. Residential Building Contractor Number: BC701438 MINNESOTA - NEWPORT 6 -17 • L A N From Site to Finish TO: Corcoran Planning Commission FROM: Kevin Shay through Kendra Lindahl, Landform Agenda Item: 7.d. • D F 0 R M • • 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 • • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: December 20, 2017 for the January 4, 2018 Planning Commission Meeting RE: Discussion of dog kennel standards 60 -Day Review Deadline: N/A 1. Application Request The Council recently expressed some concern about the number of dog kennels in the community and directed staff to bring the item to the Planning Commission for discussion. 2. Background The Planning Commission discussed dog kennel standards at the October 5, 2017 meeting. The Planning Commission identified two areas to focus on while looking at possible amendments to the current ordinance: a. Lot size standards b. Setback standards The Corcoran City Code identifies two different types of kennels: • COMMERCIAL KENNEL. A structure or premises where dogs are kept or possessed for the business of boarding, breeding, grooming and or training for profit. • HOBBY KENNEL. A structure or premises that is located in a residential area that is not operated as a business for the sale, breeding, grooming, boarding, or training but rather as a hobby. Wherein the dogs are kept exclusively as personal /family pets. Kennel licensing requirements in Corcoran are limited to the standards in Section 81.09 (KENNEL LICENSING REQUIREMENTS): COMMERCIAL KENNEL — The Home Occupation Ordinance shall govern any commercial activity involving dogs including, but not limited to, breeding, sales, grooming, or boarding. All commercial kennels shall be required to apply for an Interim Use Permit for the Conditional Home Occupation License (CHOL), as described in the Zoning Ordinance. Landform�, SensiblyGr -O and Site to FinisW are registered service marks of Landform Professional Services, LLC. • i • • HOBBY KENNEL LICENSE — Person's owning four (4) or more dogs over six months of age, whom are not involved in commercial activity must obtain a hobby license. The fee for said license shall be set from time to time by city council resolution. The premises shall have a secure fenced area of at least thirty -five (35) square feet per dog and shelter from the weather. The dogs shall be fed and watered properly so as to maintain a healthy condition. A site inspection by the city councils duly authorized agent shall be done to assure compliance with such standards. A CHOL is processed as an interim use permit (IUP) and is subject to the general PUD standards as well. However, the Zoning Ordinance also allows commercial kennels as an Interim Use Permit in the UR and RR zoning districts, as a Conditional Use Permit in the CR (Rural Commercial) district and as a use accessory to a Veterinary Clinic or Animal Hospital conditional use in the C -1 and C -2 districts. No additional standards beyond those listed above are provided. 3. Context A review of the current home occupation listings and planning files shows that there are currently four dog kennels in town: a. Clipperton's dog kennel at 10800 Trail Haven Road b. Linder dog training at 19508 County Circle East c. Red Barn Retreat pet kennel at 19520 Stieg Road d. Good Dogs Minnesota pet kennel at 10220 Trail Haven Road 4. Analysis of Request Staff reviewed several cities in the region to understand how other communities address dog kennels. None of the cities limit the number of dog kennels in the community, but they do generally limit the districts where such use is allowed and provide development standards. Limiting the districts where such uses are allowed and /or increasing the development standards could discourage these uses. The following standards are recommended based on staff's research of similar city standards and the Planning Commission discussion: Amend the ordinance to make commercial dog kennels an interim use permit in the UR and RR districts and keep commercial kennels as a conditional use permit in the CR district. Interim use permits are different from conditional use permits as they have a "sunset clause" and do not run with the land. This means that a dog kennel interim use permit could not be transferred through a change in ownership of the residential property. A new IUP would be required if the property and business was sold. Staff recommends adding a condition for kennels that are allowed in the UR and RR districts as interim use permits, requiring the applicant to live on the property where the kennel facility is located. Employees may be allowed subject to the approval of the City Council. Require a minimum lot size of three acres for the commercial kennel in any district. Ordinance Amendment — Dog Kennels (City File 17 -037) December 20. 2017 • • Require any commercial dog kennel to be set back 50 ft. from all property lines. This would include structures, fences, and any other accessory uses used in the business. Move the fence requirement from Section 81.09 to the interim use and conditional use standards for the applicable districts. ( "The premises shall have a secure fenced area of at least thirty -five (35) square feet per dog and shelter from the weather. "). Recommended to add a height requirement for the fence to be a minimum of five feet tall. Move the dog care requirement from Section 81.09 to the interim use and conditional use standards for the applicable districts. ( "The dogs shall be fed and watered properly so as to maintain a healthy condition. "). 5. Recommendation Planning Commission should provide Council with a recommendation for drafting an amendment to the Zoning Ordinance to update the standards for dog kennels. City Council could review the recommendation at their January 25th meeting. If approved, Planning Commission would hold a public hearing for the ordinance amendment at their March 1St meeting for Council action on March 22 nd Attachments a. Dog Kennel Research Memo Ordinance Amendment — Dog Kennels (City File 17 -037) December 20. 2017 105 South Fifth Tel: 612-252-9070 Memorandum Avenue Fax: 612-252-9077 Suite 513 www.landform.net Minneapolis, MN 55401 DATE September 26, 2017 FROM Kevin Shay through Kendra Lindahl, AICP • • L A N D F o R M From Site to Finish • TO Corcoran Planning Commission ................................................................................................................................................................................................................................................................................................................... ............................... CC RE Dog Kennel Ordinance Research ........................................ -..................................................................................................... Dog Kennel Ordinance Research Plymouth — regulates dog kennels by separating them into commercial dog kennels and private dog kennels. A commercial dog kennel is defined as any premise requiring a kennel license. o Commercial dog kennels are allowed in the Future Restricted Development District (FRD) by interim use permit. Commercial kennels are also allowed as an accessory use to a veterinary clinic in the commercial districts. They are also allowed in the General Industrial District (1 -2) by conditional use permit subject to the standards in Subd. 9. A private dog kennel is defined as an outside area designed, intended, or used specifically for the keeping of dogs, including fenced dog runs and enclosures, dog houses, and the like. o Private dog kennels are considered an accessory use and the associated structures are only allowed in rear or side yards. "Subd. 9. Except as may be allowable by interim use permit in the FRD district, commercial dog kennels are prohibited in the City. " "Pursuant to Section 21120 of this Chapter, accessory buildings and structures including, but not limited to, sheds, play and recreational facilities, private dog kennels" "Subd. 9. Dog day /overnight boarding use, provided that: The dog daycare%vernight boarding business is located at least 500 feet from any residential property line. An eight -foot high solid fence is constructed to fully enclose any outdoor play areas. Dogs are kept indoors for overnight boarding. A kennel license is obtained for the site, pursuant to Section 915 of the City Code." "Subd. 7. Kennel License. No person shall conduct any business of selling, boarding, breeding, treating, or grooming animals without obtaining a kennel license. Kennel licenses shall be issued on an annual basis and shall be made for the whole or unexpired portion of the year ending on December 31 next following the effective date of the license. The fee for the kennel license shall be as provided in Chapter X." Medina — regulates dog kennels by separating them into commercial kennels and private kennels. • Private kennels are required to go through an administrative permit process for less than five dogs. When seeking approval for more than five dogs the private kennel license must be approved by city council. Landform , SensiblyGreen' and Site to Finish' are registered service marks of Landform Professional Services, LLC. • Commercial kennels are allowed in the Business District (B), Commercial Highway District (CH), Commercial Highway /Railroad District (CH -RR), Commercial General District (CG), Mixed Use Commercial District (MU), and Commercial Neighborhood District (CN) by conditional use permit. They are allowed in the Agricultural Preservation District (AG) as a permitted accessory use. The conditional use permit for commercial kennels must go through planning commission with a public hearing who makes a recommendation to the city council which takes action. "Section 343. 07. Commercial Kennel. It shall be unlawful for any person, firm or corporation to operate a Commercial Kennel within the City except as allowed in Chapter 8 of the Medina City Code. Section 343.09. Private Kennel Licenses. A person who seeks to own, harbor, keep, or allow more than the number of dogs specified in Section 343.05 on a property shall apply for a private kennel license." Maple Grove – regulates dog kennels by separating them into commercial kennels and private kennels. • Private kennels are allowed in all residential districts with a private kennel license. A private kennel is considered a place housing three dogs' incidental to the occupancy of the premises. A private kennel is allowed in all zoning districts. • Commercial kennels are allowed in the Business District (B) as a permitted use and the Freeway Frontage District (FF) only as part of a mixed use development. Both require a commercial dog kennel license. Both types of licenses have a $75 fee to get licensed. City code does not state a review process for the applications. "(1) A commercial dog kennel or cat shelter must be licensed by the city. This shall include, but not be limited to, pet shops, animal hospitals, grooming facilities, dog kennels, cat shelters, and other similar operations. Such operations shall only be located in the B zoning and FF zoning districts. (2) A premises located in a residential zoning district and where a total of three cats over the age of six months are kept shall be licensed to have a private cat shelter, unless the land upon which the cats are kept is eligible to be classified or is classified as "Green Acres" land (3) A premises other than a commercial dog kennel or cat shelter located in any zoning district and where a total of three dogs over the age of six months are kept shall be licensed to have a private kennel license." "(0 Commercial dog kennels or cat shelters. The maintaining of a commercial dog kennel or cat shelter is prohibited in all areas of the city except areas zoned commercial." Hugo – regulates dog kennels by considering them commercial kennels. They are subject to different standards based on the zoning district where they are located. Commercial kennels are considered a permitted accessory use in the Agricultural District (AG). In the General Industrial District (1 -3), Long -term Agricultural District (LA), Restricted Commercial District (RC -1), and Future Urban Service District (FUS), commercial kennels are considered a conditional use. All commercial kennels are subject to the standards listed below in the performance standards section. "Sec. 90 -236. - Kennels— Commercial. (a) It is unlawful for any person to construct or operate a commercial kennel, except in conformance with this chapter and chapter 14 of this Code. (b) Commercial kennels that have the facilities to house, maintain, or keep four or more animals, must have their principal entrance located on a state highway, county road, or city commercial collector street. (c) The minimum lot size for a commercial kennel in the agricultural zoning district is five acres. MEMORANDUM 2 (d) All structures, pens, fences, or other materials used for the confinement, care, or breeding of animals shall be set back a minimum of 100 feet from any residential property line and 50 feet from any water supply well. (e) Adequate sewage disposal, through either an individual sewage treatment system or the municipal sewage system, shall be provided to handle all human and animal waste for the facility." Rogers — regulates dog kennels by considering any place that houses three or more dogs to be a dog kennel. It breaks apart kennels into two types, commercial and residential. Commercial kennels are kennels where the purpose is selling, breeding, treating or grooming as the primary function. Commercial kennels are considered a conditional use in the Rural Estate District (RE- 2), Rural Estate District (RE -5), Agricultural District (AG), Retail Business District (B -1), Commercial Business District (B -2), Limited Industry District (L -1), and Highway Business District (B -3). Commercial kennels must apply for a conditional use permit that is review by Planning Commission with a public hearing who makes a recommendation to the city council who takes action. Residential kennels are defined as kennels zoned and occupied for residential purposes, and where the keeping of such dogs or cats is incidental to the occupancy of the premises for residential purposes. Residential kennels are considered a permitted use in the Rural Estate District (RE -2), Rural Estate District (RE -5), Agricultural District (AG), and Single - Family Residential District (R -2). Residential kennels must apply for a residential kennel license which is reviewed by city council. "(2) Kennels, commercial. a. Reserved. b. Performance standards. Commercial kennels must comply with all of the following standards: 1. The minimum lot area required for commercial kennels is ten acres. 2. The confinement, care or breeding of animals shall be within an enclosed structure and shall be setback a minimum of 100 feet from any property line and 50 feet from any water supply well. 3. Every commercial kennel facility, or portion thereof, where the public is served shall be provided sanitary facilities in accordance with the regulations of the Uniform Building Code of Minnesota and Hennepin County SSTS regulations. (3) Kennels, residential. a. A residential kennel license shall be required by the city for a residential kennel in all districts where permitted. The city council shall take into consideration the kind and number of animals kept or to be kept on the premises, the facilities being maintained for the care and keeping of the animals, the effect of the animals on neighboring properties, and the general health and welfare of the city." White Bear Lake — regulates dog kennels by considering any place that houses four or more dogs to be a dog kennel. Dog kennels are considered a conditional use in all zoning districts and must follow the applicable conditional use permit procedures which require a public hearing at planning commission who makes a recommendation to city council who takes action. An annual $50 fee is also charged to the dog kennels. " §701.150 DOGS; KENNELS; LICENSE REQUIRED. No person shall operate a dog kennel within the City of White Bear Lake unless he shall pay the City Clerk a license fee of Twenty -Five Dollars ($25.00) and submit an application stating therein the maximum number of dogs to be harbored in the kennel, the exact location of the kennel and the qualification and experience of the applicant in the operation of a dog kennel. The City Council shall grantor deny the license. (Ref. §1301.180, Code 1966; Ord. No. 648, 1/13/81)" MEMORANDUM "Subd. 3. Dog Kennels. Dog kennels as defined in Section 1301.030 are conditional uses in all zoning districts (requires a conditional use permit based on the procedures set forth in and regulated by Section 1301.050 of this Code) provided that: a) Minimum lot size of one (1) acre is required. b) All the provisions of Section 1302.130, Subd. 2 must be complied with. c) Any building in which animals are kept shall not be closer than fifty (50) feet from any lot line." St. Michael — regulates dog kennels by considering any place that houses two or more dogs to be a dog kennel. It breaks up dog kennels into two types, commercial and residential. • A residential kennel is considered any place where two or more dogs are kept on premises which are zoned and occupied for residential purposes, and where the keeping of such dogs is incidental to the occupancy of the premises for residential purposes. A residential kennel must apply for a license that is reviewed by administration. • A commercial kennel is a place with two or more dogs where the business of raising, selling, boarding, breeding, showing, or grooming of dogs or other animals is conducted. A commercial kennel is considered a conditional use and must apply for CUP to be allowed. They are only allowed General Business District (B -1) and General Agriculture District (A -1) districts. "§ 90.03 - KENNEL LICENSES. No person may operate a residential or commercial kennel in the city without first obtaining a kennel license as provided in this section. Application for the license shall be made to the City Clerk and shall expire on December 31, of each odd year. The City Council may impose conditions upon the granting of any commercial or residential kennel license. (A) No person may operate a residential kennel in this city without first obtaining a residential kennel license as provided in this section. Application for the license shall be made to the City Clerk and must be accompanied by the license fee set forth by City Council. (B) When an application is made for a residential kennel license a letter will be mailed to all neighboring property owners. The letter will notify these property owners of the application and request any feedback regarding the application. Whether or not all of the occupants of abutting property approve the application, the city may grant or deny the license. The license may not be granted unless the city finds that the use of the applicant's premises as a residential kennel will not have, or will not be likely to have, any adverse effect upon neighboring properties or the occupancy thereof, and will not constitute a nuisance to the neighborhood. (C) Residential or commercial kennel licenses may be revoked by the city by reason of any violation of this chapter or by reason of violation of any other provision of this code or any order, law or regulation. (D) Before revoking a residential or commercial kennel license, the licensee shall be given notice of the meeting at which such revocation will be considered, and if the licensee is present at such meeting the licensee must be given an opportunity to be heard. Notice of the meeting shall be given to the licensee in writing. Written notice shall be mailed to the address of the licensee as set forth in the licensee's application for the kennel license. (E) The fee for a residential or commercial kennel license shall be set forth by City Council from time to time. The residential kennel license fee is in addition to the usual animal license fees provided in this chapter, if applicable. (F) Kennels shall be maintained in a clean and healthful condition at all times and shall be open to inspection by any agent on behalf of the city, at all reasonable times. (Ord. 0303, passed 4 -8 -03) § 90.04 - COMMERCIAL KENNEL. MEMORANDUM 4 A commercial kennel shall only be permitted in the B -1 General Business District or the A -1 Zoning District with a Conditional Use Permit. A Conditional Use Permit shall allow a commercial kennel in the B -1 General Business District as set forth by the regulations in § 155.208. A Conditional Use Permit shall allow a commercial kennel in the A -1 zoning district as set forth by the regulations § 155.118(A)(5). The required Conditional Use Permit is based upon procedures set forth in and regulated by § 155.440. An exception shall be made to this requirement for any veterinary clinic." Elk River— regulates dog kennels by considering any place that houses three or more dogs to be a dog kennel. It breaks up dog kennels into two types, commercial and private. • A commercial kennel is one that is used to board, train and breed dogs for compensation. A commercial kennel is allowed in the Single - Family Residential (R -1), Central Business District (C -1), Light Industrial District(I -1), and Medium Industrial District (1 -2), it is considered a conditional use requiring a CUP. • A private kennel is a premise where more than three dogs are kept or harbored but not for commercial use. A private kennel is allowed as an accessory or permitted use in residential districts R -1 and R -2, both require an administrative permit. Permits for the kennels require annual renewal. • Both types of kennels are subject to the standards for kennels in Section 10.84. "(b) Issuance. No person shall operate a commercial or private kennel in the city without first obtaining a permit. Application for such permit shall be made to the city administrator and shall be accompanied by the permit fee. Such a permit shall be issued upon a showing of compliance with all laws and ordinances." Section 10.84 —Standards for Kennels. "(a) Private and commercial kennel facilities shall be structurally sound and maintained in good repair. Indoor housing facilities should be adequately ventilated and have ample light and heat, either natural or artificial. (b) Animals kept outside shall be provided with access to shelter to protect them from the sun, rain, and snow, together with adequate bedding when the temperature falls below 50 degrees Fahrenheit. (c) If animals are confined by chains, such chains shall be so attached that they cannot become entangled with the chains of other animals or any other objects. Chains shall be of a size commonly used for the size of animals involved and shall be attached to the animal by means of a well- fitted collar. Such chain shall be at least three times the length of the animal as measured from the tip of its nose to the base of its tail. (d) Enclosures shall be of sufficient size to allow each animal to turn around fully and stand, sit, and lie in a comfortable normal position. The floors of the enclosure shall be constructed so as to prevent injury to the animal's legs and feet. (e) The temperature for indoor housing facilities shall not be allowed to fall below 50 degrees Fahrenheit for animals not accustomed to lower temperatures. (0 Disposal facilities shall be provided to minimize vermin, infestation, odors and disease hazards. (g) Adequate storage and refrigeration shall be provided to protect food supplies against contamination and deterioration." MEMORANDUM Agenda Item 8a• L A N D F O R M From Site to Finish 0 105 South Fifth Street, MEMORANDUM Suite 513 Minneapolis, MN 55401 DATE December 19, 2017 .. ............................... _ ...................................................................................................................................... ............................... TO Brad Martens .. ............................... _ ............................................................................................................................... ............................... cc City Council, Planninq Commission, Parks & Trails Commission FROM ........... ........ _ ....... Kendra Lindahl, City Planner .. ............ RE Active Corcoran Planning Applications Projects in italics are new Project marked with an * have moved from active to approved The following is a summary of project status for current, active projects: • • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net 1. 2040 Corcoran Comprehensive Plan (City file 17 -001). This year -long process was kicked off with a joint City Council /Commission work session on March 16th followed by a community open house on April 17th and several commission meetings and Council work sessions. The next Council work session is scheduled for January 18th. The next public event is an open house tentatively scheduled for January 29, 2018. 2. Sign Ordinance Update (city file 17 -033). The Council asked staff to bring back options for increasing the amount of dynamic message boards allowed in the City. At the October 261h meeting, the Council directed staff to schedule this item for a public hearing at the Planning Commission to increase the allowed area of dynamic sign to 60% and reduce the message change limit from 12 to 6 seconds. This item is scheduled for a public hearing at the January 4th Planning Commission meeting and the January 25th Council meeting. 3. Pheasant Acres Golf Club at 10705 County Road 116 (city file 17 -035). Pheasant Acres has applied for a site plan amendment and variance to allow the replacement and expansion of two accessory buildings. The item is scheduled for Planning Commission review on January 4th and City Council action on January 25tH 4. Bass Lake Estates Final PUD Development Plan and Final Plat at 19235 and 19219 CR 10 (PID 2511923440002 and 2511923440003) (City file 17 -036). The Final PUD Development Plan is scheduled for review at the January 4th Planning Commission meeting. The Final Plat, Development Agreement and Final PUD Development Plan will be reviewed by the Council on January 25th. The City will review a request from the applicant on a waiver from the City's financial guarantee policy at the December 28th meeting. 5. Dog Kennel Ordinance Update (City file 17 -037). The Council directed the Planning Commission to review the Kennel standards in the ordinance and make a recommendation about whether any changes are needed. The Commission discussed the item at their October 5th meeting and asked that it be placed on a future meeting agenda for more discussion. Staff will place this on the January meeting 4t" Planning Commission meeting for additional discussion. 6. Animal Ordinance (city file 17 -038). The City has received questions about allowing animals in commercial areas, specifically bees and chickens. Staff will prepare a memo for the January 25tH meeting to discuss the issues and get Council direction on possible ordinance amendments. Landforma, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 Small Cell and DAS Ordinance Amendment (City file 17 -039). Minnesota's telecommunications right -of -way user state law (SF1456), regarding small wireless facilities, was signed into law on May 30, 2017. It grants wireless service providers access to the public right -of -way to construct, maintain and operate small wireless facilities and wireless support structures. Various sections of the city and zoning code need to be amended to be consistent with state law. Staff will prepare a memo for January 25th Council meeting to outline the issues. This could be schedule for a Public Hearing at the Planning Commission and Council action in March /April. 8. SAC Wireless Administrative Permit for new Antenna on the existing tower at 23400 County Road 10 (PID 07- 119 -23 -43 -0004) (city file no. 17 -040). The applicant is currently incomplete. The permit can be administratively approved. Also, there are several 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. 2. 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 July 2017 to discuss the outstanding issues and future expansion plans on the property. 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. On December 9, 2016, the applicant submitted a written request to extend the approvals for an additional year. Staff recommended that this request be reviewed by the City Council, but adequate time was not provided to place this on a Council agenda prior to expiration. Staff administratively approved an extension until February 28, 2017 so that this request for extension could be considered at the February 23, 2017 Council meeting. At that meeting, the City Council approved a one year extension. 4. Commercial Door Addition at 7670 Commerce Street (City file 15 -010) The City received an application for approval of a building addition, which required a conditional use permit, interim use permit, variance and site plan approval. The project was reviewed at a public hearing at the June 4th Planning Commission meeting and was approved by the City Council on June 25th. The required landscaping will be finalized and constructed after the downtown infrastructure project is completed. The City will release the remaining escrow when the planting is completed. 5. 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. 6. *Hennepin County weather station on Rush Creek Meadows City Park east of Cain Road (PID 11- 119 -23 -22 -0003) (City file 17 -024). City staff has been discussing a possible County weather station on this property. The application has been approved administratively as an administrative permit for essential services. MEMORANDUM 7. *Bass Lake Estates Comprehensive Plan Amendment, Rezoning, Preliminary PUD Development Plan and Preliminary Plat at 19235 and 19219 CR 10 (PID 2511923440002 and 2511923440003) (City file 17 -026). The applicant is requesting approval for a mixed -use development with self- storage building on the northeast 5 acres and single family homes on the remainder of the site. The item was reviewed by the Parks Commission on September 19th. The public hearing was held at the October 51h Planning Commission meeting and the Commission recommended approval. The City Council approved the request on October 26th 8. Pulte Homes of Minnesota LLC request for sketch plan review of "Encore" at 9975 CR 101 (PID 12- 119 -23 -12 -0001) (city file 17 -029). Pulte has submitted a sketch plan review for a residential development on this property. The item was reviewed by the City Council at the September 28th meeting. 9. *Roiling Hills Tree Farm Certificate of Compliance at 6855 Rolling Hills Road (PID 32- 119- 23 -11- 0003) (City File 17 -030). A certificate of compliance was required for an agricultural building. This request was administratively approved. 10. Encroachment Agreement for 21729 County Road 10 (PID 16- 119 -23 -31 -0003) (City file 17 -031). Randy Olsen has requested approval of an encroachment agreement to construct a private driveway in the unimproved right -of -way of King Ben Road. This request was administratively approved. 11. *Scherer — Jordan Plat at 6513 and 6603 Horseshoe Bend Road (PID 32- 119 -23 -41 -0020 and 32- 119 -23 -14 -0023) (City file 17 -032). The applicant has submitted a request approval of the preliminary plat and final plat to adjust the lot line between the two properties. A variance is required because neither property meets the minimum lot size standards in the UR zoning district. A vacation is required for the drainage and utility easements along the existing lot line to be moved. The applicant has withdrawn the request and escrow is being refunded. 12. Park Place Storage Phase 2 (City file 17 -034). The Master Plan for Park Place Storage was approved in 2016. The Council approved the entire project but noted that each phase would need to submit for site plan approval. This was primarily a condition to ensure that all engineering issues were adequately addressed for each phase. Phase I is under construction and the applicant has submitted an application for administrative site plan approval for Phase 2 (to the south of Phase 1). The application was administratively approved. MEMORANDUM 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: January 4, 2017 To: Planning Commission From: Brad Martens, City Administrator Re: City Council Report The Planning Commission last met on October 5, 2017. The following is a recap of some of the items discussed at City Council meetings since that time. A full recap can be founc by reviewing the approved City Council minutes on the website October 12. 2017 Council Meetin • Feasibility Study for Paving Gravel Collector Roads o Directed staff to finalize a feasibility study to pave Willow Drive and Larkin Road with a finance plan to bond no more than $500,000 • Financial Guidelines Update o Adopted the revised Financial Management Guidelines with an amendment to language regarding utility billing • Draft Local Water Supply Plan o Approved the draft Local Water Supply Plan as presented • Social Media Policy and Implementation o Adopted the Social Media Policy as presented and authorized staff to implement the social media plan October 26. 2017 Council Meetin • Overview of Code Enforcement Scenarios o Reviewed a report showing various code violation scenarios and what action is taken by staff • Public Hearing — Delinquent Fees o Held the public hearing; approved a resolution certifying delinquent fees to Hennepin County for collection • Public Hearing, Preliminary Plat, Final Plat and Variance for Hales Corner 2" Addition located at 6450 and 6470 Pioneer Trail o Held the public hearing; approved as presented (essentially moving a lot line) • Comprehensive Plan Amendment, Rezoning, Preliminary Plat, and Preliminary PUD for "Bass Lake Estates" a mixed -use development at 19219 and 19235 County Road 10 o Approved the items as presented for 56 detached homes and 7 self- storage buildings • Tax Forfeit Properties o Approved a resolution to acquire a tax forfeiture property south of Schutte Road • City Initiated Sign Ordinance Update o Provided staff direction to update the ordinance to allow for larger dynamic signs and for the opportunity to change messaging more quickly • Repeal of Solar Moratorium o Approved the ordinance removing the solar moratorium (ordinance was updated to remove the option of solar gardens previously) • Feasibility Report — Willow Drive and Larkin Road Improvement Project o Approved the resolution approving the feasibility report and calling an improvement hearing for December 14th • Maple Hill Estates Water /Sewer Connection Discussion o Provided staff direction on fees related to connection • 2018 Budget — Compensation /Benefits o Provided final direction prior to adopting the 2018 budget in December November 9, 2017 Council Meeting • Public Works Director Three Month Report o Heard a report from Kevin Mattson on cost savings to the City and revenue brought in as billable hours over the first three months of the position • Sub - watershed Assessment Meeting o Discussed information related to an upcoming meeting in which individuals living in the area will be invited • Solicitors, Peddlers, Transient Merchants Ordinance Review o Council provided feedback on what items to include in the ordinance • Draft 2018 Water and Sewer Budgets o Council directed staff to finalize the budgets with information presented • Emergency Communications Systems Fee Ordinance o Directed staff to draft ordinance for adoption as presented • Public Works Maintenance Operator Recruitment o Authorized staff to begin the recruitment process • Origin and Destination Study o Authorized staff to proceed with study in an amount not to exceed $4,500 November 20, 2017 Council Meeting • 2018 Proposed Tax Rate o Accepted the report outlining tax impacts related to the proposed tax rate for 2018 • 2040 Comprehensive Plan — Land Use Discussion o Provided staff with direction on land use in northeast and southeast Corcoran • Draft 2018 Budget and Levy o Directed staff to continue with the 2018 budget and levy as drafted prior to final adoption in December • City Administrator Performance Evaluation Distribution o Council discussed the evaluation process • 2018 Goal Setting Meeting o Directed staff to schedule meeting in January without an outside facilitator December 14, 2017 Council Meeting • Improvement Hearing — Willow Drive and Larkin Road Improvement Project o Council held the public hearing in which 26 individuals spoke and three additional comments were submitted through email; Council voted to abandon the project • 2018 Proposed Budget and Property Tax Levy o Council held the public hearing in which two individuals spoke • Elm Creek Watershed Commission Alternate o Appointed Tom Anderson as an alternate for the Corcoran member of the Elm Creek Watershed Commission • Sub - watershed Assessment Meeting Recap o Councilmember Bottema and Public Works Director Mattson provided a recap of the meeting that was held on December 7t" • Hennepin County Crime Lab Update o Public Safety Director Gottschalk provided an update to the City Council on the recent discussion regarding the Hennepin County Crime Lab • Emergency Communications Systems Fee o Adopted the ordinance requiring new development to assist in funding the emergency communication system • 2018 Fee Schedule o Adopted the 2018 Fee Schedule as presented • 2018 Full -time, Part -time, and Seasonal Wage Schedule o Adopted the 2018 wage schedule as presented • 2018 General Fund Budget and Property Tax Levy o Adopted the 2018 budget and levy as presented • 2018 Water and Sanitary Sewer Budgets o Adopted the 2018 water and sewer budgets as presented • 2018 Vision /Goal Meeting o Scheduled a City Council vision and goal meeting for Saturday, January 27th from 12:00 pm — 6:00 pm December 28, 2017 Council Meeting • Resolution 2017 -80 Accepting Donations from the Northwest Area Jaycees o Mayor Thomas read the resolution accepting a total of $21,200 from the Jaycees • Resolution 2017 -81 Accepting Donations for the City of Corcoran Canine Program o Mayor Thomas read the resolution accepting the donations; a total of $34,000 has been received towards the program • 2017 Year in Review o Staff presented an overview of some of the activity from 2017; it has been a very busy year • 2040 Comprehensive Plan — 2018 Schedule o Approved the draft schedule for the update to the 2040 Comprehensive Plan as presented • Requested Modification to Financial Guarantee Policy — Bass Lake Estates o Council requested additional information; Mayor Thomas to meet with staff to discuss • 2018 -2019 Labor Agreement o Authorized the Mayor and Council to execute the agreement • Recycling Agreement Extension o Authorized the Mayor and Council to execute the recycling agreement extending the contract through the end of 2018 • Rockford School District Property — 20400 County Road 50 o Directed the Mayor and City Administrator to work with school district administration to draft terms for a potential purchase agreement • Ravinia Neighborhood Park Request for Proposals o Directed staff to issue the RFP for playground equipment for the Ravinia neighborhood park • CodeRED Agreement and Implementation o Authorized staff to enter into a service agreement for CodeRed • City Administrator Performance Evaluation o Held the annual performance evaluation Attachments: None O 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: January 4, 2017 To: Planning Commission From: Brad Martens, City Administrator Re: Commissioner Term Update The following is the current appointment terms for Planning Commissioners: Term ending February 28, 2018 • Meredith Wu • Jennifer Russell Term ending February 29, 2019 • Dean Jacobs • Dorothy Theis Term ending February 28, 2020 • Alan Schultz The City Council will be considering the appointing commissioners at the February 22, 2018 City Council meeting. Attachment: N/A