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HomeMy WebLinkAbout2020-06-04 Planning Commission Agenda Packet"U" __ CITY OF CORCORAN Corcoran Planning Commission Agenda June 4, 2020 - 7:00 pm 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval 4. Open Forum 5. Minutes a. Minutes — May 7, 2020* 6. New Business Telephone Meeting Call -in Instructions Call: +1 312 626 6799 US Enter Meeting ID: 835 8146 1670 Press *9 to Comment during the Public Comment Sections in the meeting. For more information on options to provide public comment visit: www.ci.corcoran.mn.us a. Public Hearing. Park Dedication Ordinance Update (20-004) i. Staff Report ii. Open Public Hearing iii. Close Hearing iv. Commission Discussion & Recommendation b. Public Hearing. Preliminary Plat for Kariniemi Addition (PID 33-119-23-22-0004 and 33-119- 23-21-0001) (city file 20-016) i. Staff Report ii. Open Public Hearing iii. Close Hearing iv. Commission Discussion & Recommendation c. Public Hearing. Spanier Conditional Use Permit and Variance for the Property located at 10580 Cain Road (PID 02-119-23-23-004) (city file no. 20-019) i. Staff Report ii. Open Public Hearing iii. Close Hearing iv. Commission Discussion & Recommendation d. Sign Variance at 9350 CR 19 (city file 20-020) i. Staff Report ii. Commission Discussion & Recommendation e. Public Hearing. Comprehensive Plan Amendment, Rezoning, Preliminary Plat and Preliminary PUD Development Plan for "Tavera" (PID 35-119-23-44-0001, 35-119-23-11-0001, 35-119-23- 12-0002, 35-119-23-41-0001 and 35-119-23-43-0001) (City File 20-017) i. Staff Report ii. Open Public Hearing iii. Close Hearing iv. Commission Discussion & Recommendation 7. Reports/Information a. Planning Project Update* b. City Council Report* — Council Liaison Schultz *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. c. Other Business 8. Commissioner Liaison Calendar City Council Meetings 6/11/20 6/25/20 7/9/20 7/23/20 8/13/20 8/27/20 Jacobs Dickman Vehrenkamp Wu Shoulak Jacobs 9. Adjournment Due to the COVID-19 health pandemic, the Planning Commission's regular meeting place is not available and is not open to the public. Pursuant to Minnesota Statute 13D.021 the one or more members of the Planning Commission may participate by telephone or other electronic means. *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. 5a. CITY OF CORCORAN Corcoran Planning Commission Minutes May 7, 2020 - 7:00 pm The Corcoran Planning Commission met on March 5, 2020 at City Hall in Corcoran, Minnesota. Present via telephonic or other electronic means were: Chair Jacobs, Commissioner Wu, Commissioner Dickman, Commissioner Shoulak, and Commissioner Vehrenkamp. Also present via telephonic or other electronic means were: City Administrator Martens, City Planner Lindahl, Code and Council Liaison Schultz. Compliance Official Pritchard was present at City Hall. 1. Call to Order / Roll Call Chair Jacobs called the meeting to order at 7:OOpm. 2. Pledge of Allegiance 3. Agenda Approval Motion made by Dickman seconded by Shoulak to approve the agenda as presented. Voting Aye: Jacobs, Wu, Dickman, Shoulak, and Vehrenkamp. (Motion carried 5:0) 4. Open Forum — None 5. Minutes a. Minutes — March 5, 2020 Motion made by Vehrenkamp seconded by Wu to approve the agenda as presented. Voting Aye: Jacobs, Wu, Shoulak, and Vehrenkamp. (Motion carried 4:0) Dickman Abstained 6. New Business a. Public Hearing. Open Space & Preservation Plat for "Paulsen Farms" (PID 09-119-23- 34-0001) (city file no. 20-011) i. Staff Report — Planner Lindahl presented her staff report. ii. Open Public Hearing — Chair Jacobs opened the public hearing. Chas Billin, 9820 High Bluff Lane, submitted written comments prior to the meeting regarding Co Rd 30, school bus stop, and the intersection. The email was included in the agenda packet. iii. Close Hearing Motion made by Vehrenkamp seconded by Shoulak to approve the agenda as presented. Voting Aye: Jacobs, Wu, Dickman, Shoulak, and Vehrenkamp. (Motion carried 5:0) iv. Commission Discussion & Recommendation — Staff provided clarification regarding the OSP rules, requirements and expectations. The Commission discussed transportation and access, trail maintenance, access, and location, as well as architectural design and stormwater management. The Commission also discussed use of open space, connections to adjacent parcels, and access for the remaining agricultural area. Lot size and buildability related to septic and wetlands, as well as the area under the overhead electrical lines was discussed. Staff clarified wetlands and the wetland delineation. The Commission discussed concerns regarding stormwater, drainage, and existing drain tile. Tree preservation and landscaping was also discussed. 7. Reports/Information a. Planning Project Update — Information only. b. City Council Report — Council Liaison Schultz update the Commission on Council activities. c. Other Business 8. Commissioner Liaison Calendar a. Discuss liaison attendance and calendar City Council Meetings. Discussed. 5/14/20 5/28/20 6/11 /20 6/25/20 7/9/20 7/23/20 Vehrenkamp Shoulak Jacobs Dickman Vehrenkamp Wu 9. Adjournment Motion made by Shoulak seconded by Wu to adjourn. Voting Aye: Jacobs, Wu, Dickman, Shoulak, and Vehrenkamp. (Motion carried 5:0) Meeting adjourned at 9:18pm Submitted by Mike Pritchard Code Compliance Official Agenda Item: 6_a. L A N D F O R M From Site to Finish • 105 South Fifth Avenue Tel: 612-252-9070 Suite 513 Fax: 612-252-9077 Minneapolis, MN 55401 www.landform.net TO: Corcoran Planning Commission FROM: Kevin Shay through Kendra Lindahl, Landform DATE: May 28, 2020 for the June 4, 2020 Planning Commission Meeting RE: Public Hearing. Park Dedication Fee Update (city file no. 20-004) 60-Day Review Deadline: N/A 1. Application Request Review and comment on an update to the park dedication requirements of the Subdivision Regulations, Chapter 9 of the City Code. 2. Parks Commission Discussion The Parks Commission had limited discussion about the update to park dedication fees and recommended approval of the revised fees. 3. Background Corcoran's current park dedication standards were developed in 2011 based on the park and trail system needs identified by the City's 2030 Comprehensive Plan. In December 2014, the City made several amendments to address specific concerns about the method for calculating density, how park dedication credit would be given for trails and what trail improvements developers must make. Language was also added to clarify that "park dedication is not due for parcels that have previously paid park dedication (land or cash -in -lieu)". In April of 2016, more significant amendments were made to address concerns with the residential dedication formula and ensure that the cash dedications were adequate to meet the City's needs. 4. Analysis MN Statute §462.358 requires that park dedication requirements be based on the adopted comprehensive plan. The 2040 Comprehensive Plan update was recently adopted by the City of Corcoran. The Comprehensive Plan provides the anticipated future parks and trails based on the growth forecast for the City. The parks and trails planned for in the Comprehensive Plan are different from the previous comprehensive plan. Park dedication is the City's tool to fund the necessary park and trail improvements and is being updated to be consistent with the planned improvements from the updated comprehensive plan. The fair market value of land is required to be based on the ♦LNG M EMp LandforW and Site to FinisW are registered service marks of Landform Professional Services, LLC. 9 WP 2 9m a • • • • annual tax valuations or other relevant data determined annually by the municipality. We contacted the City Assessor for the current land values that are used in the park dedication calculations. As part of the update the cost assumptions for land value, trail construction and park improvements were updated to the current values in the market. The table below shows the previous park dedication and updated park dedication. Park Dedication 2016 Park Dedication 2020 Park Dedication Change Single Family $3,970 $4,628 +16.6% Multi -Family $2,694 $3,141 +16.6% Commercial and Industrial $4,135 $4,498 +8.7% The fee increases would be amended at the June 11 th City Council meeting as part of the fee schedule amendments. The increase is a result of several factors: • the total population expected has decreased from the growth forecast in the 2030 plan; • the land value has increased since the last update; • a portion of boardwalk has been included for the total off road trail length increasing the overall cost; • The planned overpass/underpass crossings have been added to the trail costs. Now that the 2040 Comprehensive Plan is complete, staff recommends an annual review of the park dedication calculations to update the land values and construction costs and ensure that the park dedication fees keep pace with development costs. The fee schedule update does not require Planning Commission review but is provided for informational purposes. Ordinance Amendment In addition to the fee schedule updates, staff is recommending two minor changes to the Subdivision Ordinance to implement these changes. The changes update the code to be consistent with the density for each land use identified in the 2040 Comprehensive Plan and update the percentage of dedication to be consistent with the updated fees. The code revisions are shown below. Land Dedication Requirements: Land Use Category based on the Comprehensive Plan Units per acre (Density, Net - Pre -Development) Percentage of land Rural/Ag Residential Less than 3 4% Low Density Residential 3-5 15% Medium -Density Residential 65-8 17% Mixed Residential 8-10 2-728% Park Dedication Fee Update (20-004) June 4. 2020 High -Density Residential a -PA na x a_rrs 10+-30 2-224% Mixed -Use 8-30 190/0 Commercial and Industrial N/A 3% Commercial and industrial land uses: Dedication requirement is €ire three percent (3%) of land or equivalent market value in cash. 5. Recommendation Move to recommend approval of new park dedication fees and the ordinance modifying Section 955 of the City Code. Attachments a. Draft Ordinance 2020-xx amending Section 955.020 of the Subdivision Ordinance b. Draft Resolution 2020-xx approving findings of fact for the ordinance amendment C. Park Dedication Fee Spreadsheet Park Dedication Fee Update (20-004) June 4. 2020 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2020-xx Motion By: Seconded By: CITY OF CORCORAN June xx, 2020 AN ORDINANCE AMENDING THE TEXT OF TITLE IX OF THE CORCORAN CITY CODE RELATED TO PARK DEDICATION (CITY FILE 20-004) THE CITY OF CORCORAN ORDAINS: SECTION 1. Amendment of the City Code. The text of Chapter 955.020 "Required Dedication" (Subdivision Ordinance) of the Corcoran City Code is hereby amended by deleting the striGken material and adding the underlined material as follows: Land Dedication Requirements: Land Use Category based on the Comprehensive Plan Units per acre (Density, Net - Pre -Development) Percentage of land Rural/Ag Residential Less than 3 4% Low Density Residential 3-5 15% Medium -Density Residential 65-8 17% Mixed Residential 8-10 2-728% High -Density Residential a*d Esc 10+-30 2-224% Mixed -Use 8-30 190/0 Commercial and Industrial N/A 3% The City Council will identify a park dedication fee per residential unit to be paid in lieu of land dedication when the council determines that that land is not needed in the area of the proposed subdivision. If the council determines that land is needed in the subdivision, but in a lesser amount than the required percentage, the council will require payment of the per unit fee based on a pro-rata share of the land dedication that would otherwise be required. The City Council shall review park dedication fee requirements periodically, to ensure that the required fee remains consistent with park and trail system development costs. Commercial and industrial land uses: Dedication requirement is fie three percent (3%) of land or equivalent market value in cash. SECTION 2. Effective Date. This Ordinance shall be in full force and effect upon its passage. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this xx day of June 2020. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — Administrative Services Director Page 2 of 2 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020-xx Motion By: Seconded By: June xx, 2020 A RESOLUTION APPROVING FINDINGS OF FACT FOR AN ORDINANCE AMENDING THE TEXT OF TITLE IX OF THE CORCORAN CITY CODE RELATED TO PARK DEDICATION (CITY FILE 20-004) WHEREAS, the City has initiated an amendment to update the park dedication fees to be consistent with the adopted 2040 Comprehensive Plan as required by MN Statute §462.358. WHEREAS, the amendment would be consistent with and implement the 2040 Comprehensive Plan; WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it does approve an amendment to Title IX (Subdivision Ordinance) of the City Code to amend the park dedication, based on the following findings: 1. The proposed amendment would be consistent with State law and the City's Comprehensive Plan. 2. The amendment changes the density to match the density outlined in the 2040 Comprehensive Plan for each residential land use. 3. The amendment would align the percentage of park dedication for each land use to match the updated park dedication fees. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this xx day of June 2020. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — Administrative Services Director Page 1 of 1 City of Corcoran Park Dedication Calculations, 2020 Population Estimates Units per acre Persons Per Acre Total Pop Land Use Category Acres Pop/Unit Minimum Max Avg Min Max Avg Min Max Avg Rural/Ag Residential 6,270 2.8 0.10 0.10 0.10 0.28 0.28 0.28 1,756 1,756 1,756 Low Density Residential 2,657 2.8 3.00 5.00 4.00 8.40 14.00 11.20 22,319 37,198 29,758 Medium Density Residental 66 1.9 5.00 8.00 6.50 9.50 15.20 12.35 627 1,003 815 Mixed Residental 450 1.9 8.00 10.00 9.00 15.20 19.00 17.10 6,840 8,550 7,695 High Density Residential 80 1.9 10.00 30.00 20.00 19.00 57.001 38.001 1,520 1 4,560 1 3,040 Mixed Use 230 1.9 8.00 30.00 19.00 15.20 57.00 36.10 3,488 13,082 8,285 Commercial and Industrial 707 0 Total Population Expected: 36,550 (Use minimum densities) Per Capita Share of Park System Residential Share 95% $60,417,354 C/I Share 5% $3,179,861 Total Cost of Park System $63,597,215 Per Capita Share $ 1,653.01 Per Unit Share Single Family. 2.8 $ 4,628.44 Multi Family 1.9 $ 3,140.73 C/I Share Per Acre: 1 $ 4,497.68 Sa. Attachment A: Corcoran Park Dedication Park Facilities and Land Cost Estimates, 2020 Update 2040 Park Facility Needs Existinc Parks 1 2040 Future Parks Parks Total # of Existing Park Facilities Total # of Existing Park Acres Total # of Future (2040) Park Facilities Approx. acres per park Total # of Future (2040) Park Acres Neighborhood Parks 1 5 3 12.5 37.5 Community Parks 1 8 0 0 0 Community Playfields 1 76 0 15 0 Open Space Park 0 0 2 30 60 Linear Park 0 0 1 9 9 Totals 89 107 Notes: 1. Approximate acres per park are based on park classification range of acres. 2. This estimate is based on a forecast population of 11,300 by the year 2040. 3. Community playfields include Athletic Search Areas(ASA) as identified on the plan. Future neighborhood parks are assumed to be town center, bellweather and downtown north park Exisitng city park estimated at 8 acres per page 73 of the comp plan. Is this going to be considered as a park for the purposes of park dedication? Future parks are assumed to be the open space parks that are a part of ravinia and bellwether 2040 Park Facility + Land Costs Parks Facility Costs Land Cost Inside MUSA # of Parks to develop Unit Cost Facility Cost Approx. acres per park Acres Required Unit Cost Land Cost Land + Facility Cost Neighborhood Parks 3 $533,830 $1,601,490 12.5 37.5 $90,000 $3,375,000 $4,976,490 Community Parks 0 $0 $0 0 0 $90,000 $0 $0 Community Playfields 1 $3,347,700 $3,347,700 0 0 $90,000 $0 $3,347,700 Open Space Park 2 $906,647 $1,813,294 30 60 $90,000 $5,400,000 $7,213,294 ar LinePark 1 $533,830 $533,830 9 9 $90,000 $810,000 $1,343,830 Total Park Development Costs to Year 20401 $16,881,314 Notes: 1. Land costs: $90,000/acre (MUSA) and $13,000 (Non-MUSA) based on information from surrounding communities and Assessor's Office. Costs of each land parcel will varydepending on location, size and site features. 2. Neighborhood Park Cost Estimate would account for parking, lighting, utilities, picnic shelter, benches, playground, play court, a special amenity such as a mini splash pad, and design fee 3. Community Park Cost Estimate would account for parking, lighting, utilites, picnic shelter, benches, trails, Ig. playground, restroom building, and a special amenity such as a hockey rink/performance area and design fee 4. Athletic Complex Park Cost Estimate would account for 3 full size soccer fields, 4 adult softball fields, youth playfields, tennis court, parking, lighting, fencing, utilities/irrigation, trails, picnic shelter/reslrooms/concessions, and design fee 5. Community Play Fields Cost Estimate would account for a combination of play fields and courts of softball/soccer/basketball/tennis/volleyball, parking, lighting, restrooms, picnic area, and design fee. 6. Open Space Park Cost Estimate would account for trails, signage, parking, and natural resource enhancements 7. Cost Estimates are based on park improvements costs developed for each park 2040 Trail Facility+ Land Costs Trails Facility Costs Land Cost Inside MUSA Qty Unit Cost Facility Cost Acres Required Unit Cost Land Cost Land + Facility Cost On Road Trail (LF) 157,093 $30 $4,712,790 $4,712,790 Off Road Trail (LF) 130,320 $30 $3,909,600 60 $90,000 $5,385,124 $9,294,724 Boardwalk (LF) 14,480 $650 $9,412,000 7 $90,000 $598,347 $10,010,347 Overpass (Each) 5 $1,000,000 $5,000,000 $5,000,005 Road Crossings (Each) 4 $41,000 $164,000 $164,000 Outside MUSA On Road Trail (LF) 184,339 $30 $5,530,170 $5,530,170 Off Road Trail (LF) 109,898 $30 $3,296,943 50 $13,000 $655,957 $3,952,900 Boardwalk (LF) 12,211 $650 $7,937,085 6 $13,000 $72,884 $8,009,969 Road Crossings (Each) 11 $41,0001 $41,0001 1 1$41,000 Total Trail Development Costs yo Year 2040 $46,715,901 Notes: 1. Land costs: $90,000/acre (MUSA) and $13,000/acre (Non-MUSA) based on information from surrounding communities and Assessor's Office. Costs of each parcel may vary depending on location, size and site features. 2. Trail Costs are based on a 8' bituminous trail with a 20' wide easement 3. Trails are based on full development from the 2040 parks and trails map 4. Above costs are based on purchased easements. 5. On -road trails assume no acquisition of additional land or easements. 6. Road crossings assume rapid flashing beacon (2 per) and countdown timers on signals (4 per) at an existing signal. 7. On Road trails assume 4-travel lanes to 2 -travel lanes with blackout of existing lines and striping new lines including bicycle lanes. Assumes no signal modifications. 8. Off road trails include associated signage. 9. Costs updated May 2020 using using trail planning estimates developed by Hennepin County and the City of Corcoran. 10. Trail improvement costs came from Hennepin County Ped and Bike Coordinator and the City fo Corcoran Grand Total Park + Trail Facility Costs through 2040 System Item Cost 2040 Park Development Costs $16,881,314 2040 Trail Development Costs $46,715,901 Grand Total Costs $63,597,215 FT------ I Inside MUSA Qty Off Road Trail (LF) 144,800 Outside MUSA Off Road Trail (LF) 122,109 2020-05-05 Park Dedication Calculations 5/14/2020 Agenda Item: 6_b. L A N D F O R M From Site to Finish • 105 South Fifth Avenue Tel: 612-252-9070 Suite 513 Fax: 612-252-9077 Minneapolis, MN 55401 www.landform.net TO: Corcoran Planning Commission FROM: Kevin Shay through Kendra Lindahl, Landform DATE: May 27, 2020 for the June 4, 2020 Planning Commission Meeting RE: Public Hearing. Preliminary Plat for Kariniemi Addition (PID 33-119-23-22-0004 and 33-119-23-21-0001) (city file no 20-016) 120-Day Review Deadline: September 10, 2020 1. Application Request Nate Kariniemi has submitted a request for a Preliminary Plat to create four lots from two existing lots. The proposal is to replat the parcel at 6780 Rolling Hills Road and 6855 Willow Drive. 2. Context Level of City Discretion in Decision -Making The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Comprehensive Land Use Regulations. If it meets these standards, the City must approve the preliminary plat. Zoning and Land Use The subject property is guided Rural / Ag Residential in the 2040 Future Land Use Plan and zoned Rural Residential. The properties to the south, west, east and north are guided Rural / Ag Residential and zoned Rural Residential. Natural Characteristics of the Site There are various medium quality wetlands shown in the 2040 Comprehensive Plan. A wetland Delineation has been approved by the Elm Creek Watershed Management Commission for Lots 1, 2 and 3. Background On October 24, 2019, the City Council approved a final plat for Rolling Hills Acres, which subdivided the existing 40.8-acre parcel into 4 single family lots. Lot 3, Block 1 (6780 Rolling Hills Road) was purchased by the applicant is and now proposed to be combined with the property to the east and replatted. ♦LNG M EMp LandforW and Site to FinisV are registered service marks of Landform Professional Services, LLC. 9 WP 2 9m YEA RS a • • • • 3. Analysis of Request Preliminary Plat The applicant is proposing a preliminary plat that will combine the 12.8-acre Lot 3, Block 1, Rolling Hills Acres and the 40-acre parcel to the east to create four parcels. Lot 3, Block 1, Rolling Hills acres has one development right for construction of a single home on the property. The property to the east has four development rights (one for the existing home and three remaining). The applicant is proposing to create four lots and assign one development right each to the proposed Lots 1-3 and assign two to Lot 4 (one for the existing home and one for possible use in a future subdivision). Access/Streets The existing home at 6855 Willow Drive has an existing driveway out to Willow Drive. It is staff's understanding that there is an existing private driveway easement, but we have included a condition requiring a copy of this easement to the City to ensure access will remain for the existing home. Because this is an existing condition and the boundaries of Lot 4 are not changing, staff does not believe a variance is required. However, if Lot 4 is subdivided in the future to use the remaining development right, both of the lots will need to show compliance with the frontage requirements in the City or request a variance. The three western lots are proposed to have access off a private drive that connects to Rolling Hills Road. A private drive is allowed in the Rural Residential District only if the Council finds the following conditions are met: • That a public street connection is not required for the street network. • That the private drive meets the design standards adopted in the Subdivision Ordinance. • That the access for each lot in the subdivision is from the private drive and the private drive is not included in the parcel size calculation. • That an easement and maintenance agreement are established for all private drives. • That an HOA (homeowners association) is established to ensure that the private drive remains "private". As part of this application an access easement is being dedicated over the private drive. The city engineer has reviewed the private drive for compliance with the design standards and the memo has been included as a condition of approval. As part of the final plat a recordable easement document, maintenance agreement and HOA document must be submitted to ensure the private drive is properly maintained in perpetuity. The private drive agreements must include plans for snow storage to ensure it does not impact adjacent properties. All four of the proposed lots must be party to the private drive easement, maintenance agreement and HOA. If all of the conditions in the draft resolution are met, the Code requirements will be met for a private drive. Kariniemi Addition (20-016) June 4. 2020 • • • • The private drive is shown extending to Lot 4 to provide future access to the lot. Lot 4 has one development right remaining. Although subdivision of Lot 4 is not proposed at this time, the applicant must provide enough information to show how access could be provided. There are several items that will need to be addressed to allow for the development right to be utilized. The private drive crosses wetland, floodplain and a trail easement. Extension of the private drive in the future will require approval from Federal Emergency Management Agency (FEMA) for the floodplain fill and approval from the City as the LGU for the Wetland Conservation Act for the wetland fill prior to any development approval for subdivision of Lot 4. There is no guarantee that these approvals will be granted. Any future subdivision of Lot 4 will require the developer to show that access to each of the new lots can be provided in compliance with ordinance requirements. Lot Standards The applicant is proposing to create four lots. The proposed lots on the preliminary plat exceed the minimum lot size and depth standards in the zoning ordinance for the RR district. For purpose of complying with the minimum lot width requirements, the front of the lot shall be the lot line adjacent to the private drive. The proposed lots meet the lot width requirement at the private drive. Lot 4 will continue to use the existing private driveway, but it should be noted that future subdivision will require 200 feet of lot frontage along the private drive, public street or a variance from these standards. A ghost plat must be provided which shows how the private drive could provide access to Lot 4. Wetlands A wetland delineation report was submitted for proposed Lots 1, 2 and 3 that was approved by the Elm Creek Watershed Management Commission. Prior to submittal of a final plat application, the applicant must obtain approval of a wetland delineation for Lot 4. Section 1050.010 of the Zoning Ordinance provides standards for wetlands. The wetland on -site is defined as a medium quality wetland on site, which requires a 25-foot average wetland buffer and a 15-foot buffer setback. The Rolling Hills Acres plat met these requirements but this plat must show these buffers, setbacks and signs for all four lots. Wetland buffer monuments must be installed for all four lots prior to issuance of a building permit. Where the City and ECWMC differ in standards, the applicant shall comply with the more restrictive standard. Landscaping Each single-family residential lot is required to have one tree. A landscaping plan has been provided showing the required trees which will be installed at construction. Kariniemi Addition (20-016) June 4. 2020 • • Utilities • • This site is located outside of the MUSA boundary and will be served by individual water wells and septic sites. The proposed septic locations comply with the city wetland setback standards. Septic locations need to be approved by the Hennepin County Public Health Department prior to submittal of the final plat application. Parks and Trails There is an existing trail easement on the east property line of the proposed Lot 3, which must be maintained as part of this plat and recorded in the HOA documents. Park Dedication Requirements Under the current ordinance, park dedication is only taken for newly created lots. The existing Lot 3, Block 1 of the Rolling Hills Acres final plat previously paid park dedication and Lot 4 of the Kariniemi Addition is an existing developed lot and is exempt from park dedication. Therefore, park dedication is due for the two newly created lots with this plat. There is no park land planned on this site, therefore, staff recommends cash -in -lieu of land for this site. For residential developments, the cash in lieu of land fee has been calculated based on the per capita share of park system costs at $3,970 per single family unit (2 x $3,970 = $7,940). Park dedication is due prior to release of the final plat for recording. The fee will be based on the fee schedule in place when the final plat is submitted. Conclusion Staff has reviewed the plan for consistency with the applicable standards in the Zoning Ordinance and Subdivision Ordinance. 4. Recommendation Move to recommend approval of the resolution approving the preliminary plat, subject to the attached conditions. Attachments a. Draft Resolution approving the preliminary plat b. Location Map C. Engineer's Memo dated May 27, 2020 d. Public Safety memo dated May 7, 2020 e. Letter from Andrew and Lisa Wyffels dated May 18, 2020 f. Preliminary Plat dated April 21, 2020 g. Engineering Plans dated April 21, 2020 Kariniemi Addition (20-016) June 4. 2020 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020-xx Motion By: Seconded By: June XX, 2020 APPROVING PRELIMINARY PLAT FOR KARINIEMI ADDITION FOR NATE KARINIEMI ON THE 52.8-ACRE SITE AT 6780 ROLLING HILLS ROAD AND 6855 WILLOW DRIVE (PID 33- 119-23-22-0004 AND 33-119-23-21-0001) (CITY FILE 20-016) WHEREAS, Nate Kariniemi ("the applicant") has requested approval of a preliminary plat to create 2 lots from an existing 12.8-acre parcel and plat an existing 40-acre parcel legally described as: Parcel 1: Lot 3, Block 1, ROLLING HILLS ACRES, Hennepin County, Minnesota, according to the recorded plat thereof. Parcel 2: The Northeast Quarter of the Northwest Quarter of Section 35, Township 119, Range 23, Hennepin County, Minnesota. WHEREAS, the Planning Commission has reviewed the plan at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a preliminary plat, subject to the following conditions: 1. A preliminary plat is approved to allow the creation of four lots, in accordance with the application materials and plans received by the City on April 28, 2020 and revisions received May 11, 2020, except as amended by this resolution. 2. The applicant shall comply with all conditions in the City Engineer's memo dated May 28, 2020. 3. A wetland delineation for Lot 4 must be submitted to the LGU and approved prior to submittal of a final plat application. 4. Septic locations must be approved by the Hennepin County Public Health Department prior to submittal of a final plat application. 5. The applicant must comply with all wetland buffer requirements for all four lots: a. Plans must be revised to show the required wetland buffer, wetland buffer setback and wetland buffer signs for Lot 4 after approval of the wetland delineation. b. A Wetland buffer planting plan and maintenance plan must be submitted for review and approval. The HOA shall be responsible for maintenance of the wetland buffers in accordance with these plans. Page 1 of 3 City of Corcoran June XX, 2020 County of Hennepin State of Minnesota RESOLUTION NO. 2020-xx c. Wetland buffer monuments shall be installed on all four lots prior to issuance of building permit. d. The developer must install the wetland buffer plantings prior to issuance of certificate of occupancy for any of the lots. 6. Drainage and utility easements must be provided over all wetlands, wetland buffers and ponds. 7. The existing trail easement on east property line of proposed Lot 3 must be maintained as part of the plat. 8. Lot 4 has one existing home and one development right remaining. Lots 1-3 have no development rights remaining. 9. The applicant must provide a ghost plat showing how Lot 4 could be subdivided. 10. The ghost plat must show how access could be provided to the new lot either over the private drive extension (with 200 feet of frontage) or an alternative route. 11. The applicant must provide a copy of the existing driveway easement for the proposed Lot 4 12. The developer is required to create a Homeowners Association (HOA) for maintenance of the private drive. The applicant shall provide copies of the final HOA documents/covenants for City review as part of the final plat application. a. The HOA documents shall ensure that the private drive remain "private" in perpetuity b. The HOA documents shall require mandatory participation of all homeowners that have access via the private drive and shall include the requirement for creation of a fund to address maintenance, drainage and snow removal on the private drive. c. HOA shall be responsible for the wetland buffer maintenance. d. The existing trail easement shall be included and recorded in the HOA documents. 13. The applicant shall provide a recordable access easement for the private drive as part of the final plat. 14. The applicant shall apply for an easement vacation for Rolling Hill Acres Lot 3 with the final plat application. 15. The applicant shall provide a maintenance agreement for the private drive as part of the final plat application, subject to the review of the City Attorney. 16. Park dedication shall be cash in lieu of land in accordance with the park dedication policy in place when the final plat is released for recording. a. Park dedication is due for the two new lots. Page 2 of 3 City of Corcoran June XX, 2020 County of Hennepin State of Minnesota RESOLUTION NO. 2020-xx 17. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this xx day of June 2020. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — Administrative Services Director Page 3 of 3 Hennepin County Property Map I. Division in Process The displayed parcel boundary may not be the actual boundary because this property is in the process of being divided or replatted. PI D : 3311923220004 ADDRESS: 6780 Rolling Hills Rd, Corcoran MN 00000 Date: 5/28/2020 1 inch = 800 feet Comments: This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2020 Technical Memo ENGINEER'S MEMO To: Kendra Lindahl, AICP, City Planner From: Kent Torve, P.E., City Engineer Date: May 28, 2020 Subject: Kariniemi Addition T *, '7 WENCK Responsive partner. Exceptional outcomes. Plans dated 4-21-2020 show Nate Kariniemi is proposing to create 4 rural residential lots on Rolling Hills Road. Lots 1, 2 and 3 were previously platted as Lot 3 of Rolling Hills Acres and Lot 4 has an existing home. 1. General A Provide documentation from Elm Creek WMO that permit was received and comments addressed. A Individual lot grading plans showing building constraints are required prior to final plat. This will simplify the building permit process for the future owner. A Septic is approved by Hennepin County. A Individual lot grading plans will be provided prior to final plat approval. These will be consistent with overall plans but provide document to be followed for the building permit process. A Watershed permit required. A Road will be required to pass a roll test as observed by City Engineer 2. Private Street ROW and Entrance A 60-foot ROW is required A Pave first 75 feet of access from Rolling Hills ROW per City requirement. 3. Drainage A Offsite drainage areas and calculations are required. Design appears to allow flow over private road from the north. Entrance culvert calculations required. A All drainage swales require profiles on plans for additional review. A North side or private road requires a swale to manage drainage. Drainage to east down steep slope requires erosion prevention. Wenck I Colorado I Georgia I Minnesota I North Dakota I Wyoming Toll Free 800-472-2232 Web wenck.com Kendra Lindahl City Planner V*V WENCK Responsive partner. Exceptional outcomes. A Dry pond may need to be modified to filtration basin with forebay for WMO water quality requirements. A OCS may be required and EOF shall be 1 foot above HWL. A Basin discharge shall to be directly east on Lot 3 (prohibited from discharging across property line to south). Additional pipe may be necessary. 4. Lot 4 A Access to Lot 4 does not appear feasible from the private road due to floodplain and wetlands. Trail crossing required to be addressed also. A Lot 4 requires a wetland delineation and easements over wetlands and floodplain. A Driveway spot elevation shows 998, should be corrected. A Future Subdivision of Lot 4 The following comments were identified by staff if Lot 4 will be further subdivided in The future. o Extend the private drive 200 feet into future lot with turnaround o Complete hydrologic modeling to determine actual floodplain elevation o Mitigate any floodplain or wetland impacts o Add additional stormwater treatment consistent with current ECWMC permit requirements o Implement a future trail crossing as approved by City S. Grading A Offsite grading is shown, provide easement from adjacent landowner. A North edge of Lot 4 may need erosion stabilization for steep slope. 2 \\MSPFSV02\Design Depot\workshop\City of Corcoran\COR20016 - Karineimi Addition\Kariniemi_2020 May.docx CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - generalkci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us Memo To: Planning (Planner Lindahl) From: Director Gottschalk Date: May 7, 2020 Re: Kariniemi Plan Review A Public Safety plan review meeting was held on 05/06/2020. In attendance were: Director of Public Safety Gottschalk, Lieutenant Ryan Burns, Fire Chief Feist, Fire Chief Dave Malewicki, Fire Chief Leuer, Building Inspector Todd Geske, and Code Compliance Official Pritchard. The following are comments from the meeting: The private driveway, since it is serving three properties, will need to meet fire apparatus road specifications and be subject to the associated maintenance and parking restrictions. This memo serves as a preliminary review and assumes that all specifications not articulated in the concept meet City standards. Additional fire and building codes will apply. 18th May 2020 City of Corcoran 8200 County Rd 116, Corcoran, MN 55340 To whom it may concern, It has recently come to the attention of my wife and I that the owners of Lot 3, Block 1, Rolling Hills Acres are inquiring about splitting the parcel from a single lot into three individual lots. My wife and I own Lot 2, Block 1, Rolling Hllls Acres and are writing the city this letter to express our concerns about a subdivision being put in next to our lot. The original parcel was split into two 10 acre lots (lots 1 and 2), a 6.8 acre lot with existing homestead (lot 4), and an additional 12.8 acres (lot 3). At the time of this split, each lot was given a single building entitlement. One of the main reasons my wife and I purchased our lot in November of 2019 was with the belief that all four lots would remain intact and only retain the rights for one building entitlement per lot. By splitting lot 3 we would no longer have the type of property we purchased. Aside from the aesthetic impact to our land, we also have concerns about the impact this would have on water drainage. First, both lot 1 and 2 depend on the drain tile that runs under lot 3 for proper drainage. If this is disrupted it could lead to additional standing water on lots 1 and 2. It was originally not an issue as the potential for impact was minimal and addressed in the original split. But if there were three houses in that area, there is a higher potential for disruption. Secondly, the plat design has a shared driveway as tight as possible to the northern property line of lot 3. While it looks like the driveway is within the easement requirements, the plat is not addressing some critical items. With the edge of the private driveway being only 15 feet from our property line, it is not showing any ditching. I would expect some sort of ditch to address runoff and drainage from the private drive and I would expect the edge of the ditch to not enter the 15 foot restriction. Additionally, the design does not show that the owners are ensuring that snow drift and snow removal is not intruding onto lot 2. If snow removal pushes or blows the snow to the north, this will cause additional snow drifting onto lot 2. Not only could this cause complications in the winter and additional kill -off of crops in lot 2 in the spring, but now there will be additional water run off in the spring. This could easily lead to flooding on our property. Third, at the middle point of lots 2 and 3, there is significant water drainage. Before, this was not an issue, as the expectation was that the driveway for lot 3 would be towards the middle of the property, or the single building entitlement to be built at the front of the property. With the proposal of a shared driveway running to the extreme north of lot 3, this could likely create a water dam causing water to back up on our property. It is obvious to see how the water flows when standing at the property looking east. (See image at the end of the letter.) If a raised drive is put 15 feet from my property line, it is very likely that it will act as a dam pushing flowing water back onto our property. Even with proper culverts it could still create temporary water restrictions saturating the ground on lot 2. With the soil in this area consisting of heavy clay, proper water drainage is a must to avoid standing water. We plan to plant various crops, fruits, and vegetables near the south line of lot 2 and do not want drainage problems created by the driveway that will compromise those. My wife and I have been living in Corcoran for the past 8 years and plan to continue to live here for many more years to come. Being part of the community and having the quality of life we set out to obtain when purchasing this land are important to us. Most new lots along Rolling Hills Road are 7+ acres with single homesteads. Splitting up a 12.8 acre lot into three parts with a shared driveway to make a subdivision just does not fit with the look and feel of the Rolling Hills community. We would like the city to consider the local landscape and whether this makes sense for the local community to split the land in this way. We hope you will take all of this into consideration when reviewing this land use application. Thank you, Andrew & Lisa Wyffels Aw Vicinity Map Not to Scale SEC. 33, T. 119, R. 23 N _ PROPER T Y j... L OCA T/ON c, HorseShoe Tr/. cQel t�C O�OS y t ^ I 9h01. C ` e J \ v IT �986_ / �40 140 �••. DRA/NAG & _ UTILITY EASEMENT '-.. DELINEA TED_ - PY\ / WETLAND 1.M I J I c`° Q0I I IJS i Preliminary Plat of KARINIEMI ADDITION `•I / Droinoge & j °e� tk `.. 1, ry l I Coo 21111 % S8955'01 E 979.33 _ \ _Q \' DELINEATED �...-WEILANDLr \9 80 1\ ,L) I �i 0 100 200 Feet TOTAL AREA = 53.79 ACRES ADDITIONAL WETLAND BUFFER AREA = 46,970 SF NO TES: 1. SEPTIC AREAS BY OTHERS 2. WETLANDS DELINEATED BY KJOHL OUG ENVIRONMENTAL SERVICES LEGEND 988 — denotes Existing Contour �Q denotes Well SB 82 denotes Soil Boring a denotes 25' Wetland Buffer denotes Additional Wetland Buffer ■ denotes Proposed Wetland Buffer Sign Location denotes Wetland Edge — — denotes Building Setback Line Fron t = 50' Side = 25' Rear = 25' Wetland = 40' P denotes Possible Primary Septic Area A denotes Possible Alternate Septic Area H denotes Possible House Pad Location DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS. BEING 10 FEET /N WIDTH, UNLESS OTHERWISE INDICATED, AND ADJOINING RIGHT-OF-WAY LINES, AND BEING 5 FEET /N WIDTH, UNLESS OTHERWISE INDICATED, AND ADJOINING LOT LINES, AS SHOWN ON THE PLAT. N �O U co o O C 0) E (n N � Z a c O O vi A a) c , �2 O�Nc�O�o c \ O �a J i a� W O � W U �.L a mamma U O O C: ■ Room,c� U Cn � m� �1Z � w (� o z m � J � N r Zj d' 11 1-" o^CWk- \ / / W PROPERTY DESCRIPTION: I Lot 3, Block 1, ROLLING HILLS ACRES, Hennepin i — \ / County, Minnesota, according to the recorded plat abi o c / ^ thereof. o �010 % AND � �,121 CZ The Northeast Quarter of the Northwest Quarter of o •� 966 \ / Section 35, Township 119, Range 23, Hennepin County, a I Minnesota. c o ti., /966 I 968— \ Droinoge &� - -Utility Eosement- `'� C Q v a 1208i 55'01 "W 1327.22 J Z� ) CL I � I / 1 I I I I I 140 ) N O \ I -. _..._...-•••-•••- -PR/VATS ROAD/DRAINAGE & UTILITY EASEMEN T—• _-•••-...-...-.•_ / Wetlond /mpoct I \ j l�v �J �• / Areo = 2,370 S.F. l V �• �. 99a ^ Y LEGEND - 988 denotes Existing Contour 988.00 X denotes Existing Spot Elevation —1010 denotes Proposed Contour 1017.5 X denotes Proposed Spot Elevation i denotes Proposed Drainage ■ denotes Wetland Buffer Sign H denotes Possible House Pad Location denotes Possible Primary Septic Area denotes Possible Alternate Septic Area 0 50 100 Feet SCALE: 1 "=50' Total Rood Hardcover Area = 21,J22 S.F. (0.49 ACRES) Note: Wetlands Delineated by Kjohloug Environmental Services.. I / I / I I I / rn I I I I I I I I I T100 year Flood Ploin I Devotion = 972t I :I :I REV. NO. I DATE BY DESCRIPTION DESIGNED DRAWN l hereby certify that this plan, specification, or report was prepared by www.ottoassociates.com PROJECT NO: P. E. 0. T.J. B. me or under my direct supervision and that I am a duly Licensed KARINIEMI ADDITION PRELIMINARY GRADING PLAN Profes Tonal Engineer under the laws of the State of Minnesota. 9 West Division Street 1 9-0540 CHECKED TTO Buffalo, MN 55313 N AT E KA R I N I E M (763)682-4727 P. E. O. Paul E. Otto SSOCIATES Fax (763)682-3522 H AM E L MN DATE: License #40062 Date: 4-21-2o Engineers & Land Surveyors, Inc. SHEET NO. 2 OF 5 SHEETS 4-21-20 INSTALL & MAINTAIN ...—ROCK CONSTRUCTION EN TRANCE / Wetland Impact Area = 2, 370 S.F. I / 8/DROLL INLET PROTECTION 40 LF-15" CMP -N. INV=989.5 S. INV=989.0 M1 0 50 100 Feet SCALE: 1 "=50' 981.96 I I + + + + t P + }}} �+}}+ Se 84 + + + + / 98l.03 I I I + + + + + + + \ + II I\II \ \ \\ \ + +++++++++++ � I 'f ++ + +}+ + ++ 40 + +/ T100 year Flood Plain +}\+ + \ _it ++}AEevotion 972t ++�+ / ++++ I &+++++++++++++++++ / I II I• II \\\ � + + � +� ++ + + + + + — %1 ••�+} +++ + ++ + g86/ DRAINAGE & + + + 2/ UTILITY + + + +/ 986 EASEMENT ++++++ j j'•� + + + + I -,+-' + + + + + / + + 140 40 + ++++++ + + ++ + + + + +++ + + + + + + + + + +++++++++ + + + ++++ -�+ + / + -'�+ + + + + + + + + + + .I .I + \ / \ +� �+ + 4_ ,Ill 1 - i I I v / A/NAGS & �" l / / + + + + / U Tl l TY EASEMENT I + + + + / 1 J �-+ + / j ' ,'T, / + + I I %10- DRY POND .`DRAINAGE & _ - ' + + + + + 1�1 I R/PRAP SPILLWAY ; ; + + + + + SILT FENCE "" "' """"' " I I I I I 1 1 1 1 1 1 1 1 1 ,�I'1'I 1 1 1 11 1 1 1 1 1 1'I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 '1 I'1'I 1 1 1 1 I + + + + Q \ \ UTILITY EASEMENT —•••— 1 I�1 11 I 1 I 1 11 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I 9 8 CY CL lll)�•• I •••�... 11 1 11 1 1 1 1 1 11 1 I' I' I I I I I I I I I 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I + + } 2 + & B10ROLL^ I I I N I I I 1 1 1 1 11 1 I I I I I I I I I 11 1 1 1 1 •� I I I qllI 1 �_ 11 1 1 1 1 1 1 1 1 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I I I I 1 1 1 1 1 1 11 1 1 I'1'I'1'I 1'I 1 1 1 1 1 '1 11 1 I 1 1 1 + + + Y 11 I 1 I 1 14 11 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 1 1 1 1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 1 I I 11 I 1 I y= + + + 1 1 1 1 1 1 1 1 1 H 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I'1 11 1 1 1 1 1 1 1 1 1 1 1 97g I I I 1 1 1 1 1 1 1 \ ��- ./ I•� + + + + + + 1 I I I I I I I I I 1 11�{1y 1 1 1 I I II II II II I 1 1 1 1 I ,}� I I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I + + L1�1 I�, 1 VLIIJ.rLI 'TI T'rF1'y I�q I I 111 1 I, , ,IF�I� L'I'''I'1'I'1'I 1 I 1 '1'I'1 II'1'I 1 I 1 '''11 .1 '''''''' I I;111' `\ } I 1 11 II TT L1 1 •\ \ 11 1 1 1 1 1 1 1 1 1 11 1 1 1 1 1 1 1 1 1 1 1 111,111,111,111,111,111,111,111,111,111,111,111,111, 11 , 1,11T?I TI 1 1 4. 1 1 1 1 1 1 1 1 1 Q I I I I I I I I I I I I I I I I I I I I I I I I II —..._ I 1 1 1 1 1 I '' 1 1 1 ' I'1 11 1 1 1 1 I 1 1 1 1 1 1 1 I I ' 'I'1 I I I I 1 11 1 — .. _...— + + + + + + + '' 1 1 1 1 1 1 1 1 1 1 1 1 1 1'1'I'1'I'1'I'1'I'1'I'1'I'1'I;1�';'';'''i'I'I'I'I'I'I'1'I'1'I'�'I'I'I'I'I'I'I'I'I ''T 1 1 1 I i i i '1'1'1'1;11'I�I�IT IJ;1111,1� I I i I II;,i 11,1 +"�. �•.._DELINEA TE ... —...�• ...—. .•.�_ + + + + + + + I I 1 I I I I I I I I I I I I I I I I I I I I I -• I'' .rJ.2 CY CL. Ill \ +�••.� 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 1 I 1 f 1'�I�JI'1 11 I 1 1 1'I I 11 1'1 1 I .. �. ...� \ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 0]�111 11 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I ' 1 I 1 I 1 I 1 I '1 11 I 1 I 1 1 11 I 1 I 11 _•••—R/PRAP / -...- _ / WETLAND +++++...... ++ — — 1 1 1 11 'I'I �' 1 1 1 1 1 I 111 111 1 1 1 1 1 I I 1 I 111 111 1 1 I 1y1 1 1 1.' 1 1 1 1 1 1 I I \ + \ I 11 1 1 1 1 I I 1 1 1 1 I I I I I�I 11 1 111 1 11 I,I�I,I�I,I�I,I�I,I�I,I II 1 1 1 1 1 1 1 1 1 1 1 I I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 11 1 1 1 1 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 1 1 I I I I I I 1 1 + 11 1 1 1 1 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I I 11 1 I \ �— + I I I 11 1 1 1 1 II, 111 I II 11 1 1 ,111,1 I I I,1 1,1'I'1 C EOF 981.0 44 LF-15" CMP I I _NW INV=976.7 \ \ \ \ I SE INV=976.4 X / I �� I \' .-': �EL/NEA TED \ I Q, / WETLAND \ LEGEND SF denotes pre —construction silt fence \ \ denotes pre —construction silt fence _-...-•••-•••-•••�::•�•••-PRIVATE ROAD/DRAINAGE & UTILITY EASEMENT-• -_:-_ ;- -...- - \ I I I I I with Moro// barrier / denotes Cot. J erosion control blanket V-� o 00 cfl I : ' BIOROLL DI TChI1CHECKS i i / '990— SF 990 / gg6.5 / + 1 I1 g9 0 C� / I / + / R / / +++++ I ''1;,, ,, ,, ,',1,1,1, , V , / / , / / , + + O SFMco F SF (\�— (�� TT rT av + + + T i�i •�— T 990 '1 1,1 ; ,� I 1 �l.S' —(O —� ��r— + + + + + -+ + + + + \ \ \ SF SF —� SF SF \'•. '� I I I I f�iil of 0� Oi^ + + + I F +++++++++ \ \ SF SF\ 990 SF F 40 +++++ \ �996— \ 1 p k $F $F $F SF I/ 1++++++++++++ `9 Q �g 20.00 Foota \ I I I a' \ �� I J \ Trail Ecsement-••�. + + + + + + 9 + + + + +++++++++-.-...- Proposed-..._...-...�. �... ...� j5 10 � \ \ \ I+++++++++ N++++++++ Private Rood -"' "- - ++++ \ \ I I \ L� I 40 \•••_ �PrOp"I$ed \ \ \ \ + + + + + I + + + + + 995.82 \ \���,' I I 1 990.98 I I I / I Eoseme�� \ \ \ I + + + + I +i\+++++++ \ SB 63 SB B4 `� I I SB B5 I \ \ N BLOB \ \ \ 11 ++++++++ + \ 993.18 I \ +++�+ P 1 / ,I \ \ \ \I + + + + \ I I I �m I I + + + + + + + + ++++++++++ � 8� 9 SBB B2 994- I— �— 994 I 98 \ \ �� 1 S8 B2 \ 1++++++++ I + + + + + g4 / I I + + + + + + 992 ++++++++++++ + i9g2 +++++++ + + + + + + + \ 990 REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN P. E. 0, T. J. B. CHECKED P. E. 0. 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 Prof es Tonal Engineer under the laws of the State of Minnesota. 11 www.ottoassociates.com 9 West Division Street Buffalo, MN55313 TTO(763)682-4727 SSOCIATES Fax: (763)682-3522 Engineers & Land Surveyors, Inc. KARINIEMI ADDITION NATE KARINIEMI H AM E L PRELIMINARY S TO R M WAT E R POLLUTION PREVENTION PLAN PROJECT NO.' 19-0540 Paul E. Otto License #40062 Date: 4-27-20 SHEET NO. 3 OF 5 SHEETS : 4-21-20 GENERAL PROJECT INFORMATION PROJEC T L OCA TION AND NARRA TI VE: THIS PROJECT CONSISTS OF A 4 L 0 T SUBDIVISION IN HAMEL, MN. THE SITE IS LOCATED NEAR LONGITUDE - 95. 6020, LATITUDE 45. 0780. THE SITE IS ACCESSED FROM HART AVENUE NW. CONSTRUCTION A C TI VI TIES INCLUDE GRADING, ROAD CONSTRUCTION, AND DRY POND CONSTRUCTION. CONSTRUCTION IS PLANNED TO BEGIN RESPONSIBLE PARTIES: OF AND END OF CON TRA C TOR MUST BE TRAINED FOR BOTH CONSTRUCTION INSTALLER AND SITE MANAGEMENT PER REQUIREMENTS OF THE PERMIT PART 111. F. OWNER CON TA C T PERSON PHONE OTTO ASSOCIA TES, INC. PAUL E. 0TTO 763-682-4727 PLAN PREPA RER CON TA C T PERSON PHONE TRAINING: 1112912018 (EXPIRES 2022) U OF MN CERTIFICATION - DESIGN OF CONSTRUCTION SWPPP CON TRA C TOR (RESPONSIBLE FOR INSTALLA TION & INSPECTION) CON TA C T PERSON PHONE PARTY RESPONSIBLE FOR LONG TERM 0&M OF CON TA C T PERSON PHONE PERMA NEN T S TORM WA TER MA NA GEMEN T S YS TEM PROJECT AREAS: TOTAL PROJECT SIZE (DISTURBED AREA) = 2.6 ACRES EXISTING AREA OF IMPERVIOUS SURFACE = 0.0 ACRES POST- CONS TRUC TION AREA OF IMPERVIOUS SURFACE = 0.83 ACRES TOTAL NEW IMPERVIOUS SURFACE AREA CREA TED = 0.83 ACRES RECEIVING WA TERS: SURFACE WATERS AND WETLANDS THAT WILL RECEIVE STORM WATER RUNOFF FROM THE SITE AND ARE WITHIN ONE (1) MILE OF THE SITE ARE INDICATED WITH DIRECTION ARROW ON THE SWPPP PLAN SHEET AND ARE LISTED BELOW: NAME OF WA TER BODY UNNAMED WETLAND COMPLEX IMPAIRED WA TER NO THE OWNER SHALL SUBMIT A N 0 TI CE OF TERMINATION (N 0 T) A F TER ONE OF THE FOLLOWING HAS BEEN COMPLETED, WHICHEVER OCCURS FIRST 1. WITHIN 30 DAYS AFTER FINAL STABILIZATION (PERMIT SECTION 13) IS COMPLETE. 2. WITHIN 30 DAYS AFTER SELLING OR OTHERWISE LEGALLY TRANSFERRING THE ENTIRE SITE. 3. IF 90% (BY AREA) OF ALL ORIGINALLY PROPOSED CONSTRUCTION ACTIVITY HAS BEEN COMPLETED AND PERMA NEN T COVER HAS BEEN ES TA BL I SHED ON THOSE AREAS. AL TERNA TI VEL Y, THE OWNER MAY SUBMIT A PERMIT MODIFICATION FORM FOR EACH HOMEBUILDER/HOMEOWNER AS LOTS ARE SOLD. THE NEW OWNER/CONTRACTOR SHALL BE RESPONSIBLE FOR AMENDING THE SWPPP AS NECESSARY TO SPECIFICALLY ADDRESS THEIR WORK AND SUBMIT A NOTICE OF TERMINATION (NOT) ACCORDING TO THE SAME REQUIREMENTS ABOVE. CONSTRUCTION ACTIIII TY NOTES CONSTRUCTION NO TES ALL CONSTRUCTION A C TI VI TIES MUST MEET THE REQUIREMENTS OF THE MPCA 'S NPDES GENERAL S TORM WA TER PERMIT FOR CONSTRUCTION A C TI VI T Y. INSPEC TI DNS AND MAINTENANCE: EROSION PREVENTION: ALL EXPOSED SOIL AREAS (INCL. STOCKPILES) MUST BE STABILIZED. STABILIZATION MUST BE INITIATED IMMEDIATELY TO LIMIT SOIL EROSION BUT COMPLETED NO CASE LATER THAN 14 DAYS AFTER THE CONSTRUCTION ACTIVITY IN THAT PORTION OF THE SITE HAS TEMPORARILY OR DERMA NEN TL Y CEA SED. TEMPORARY TURF RES TORA TION SHALL BE MND O T SEED MIX 25 -111 @ 100 LB/ACRE WITH MNDOT TYPE 1 MULCH @ 2 TONS/ACRE (DISC ANCHORED) AND 22-5-10 TYPE 3 FERTILIZER (350 LBS/ACRE). STABILIZA TION MUST BE INI TIA TED IMMEDIA TEL Y BUT IN NO CASE COMPLETED LA TER THAN 14 DA YS AFTER THE ACTIVITY IN THA T PORTION OF THE SITE HAS TEMPORARIL Y OR PERMA NEN TL Y CEASED. PERMA NEN T TURF RES TORA TION SHALL BE MNDOT SEED MIX 25 -131 @ 220 LB/ACRE WITH MNDOT TYPE 1 MULCH @ 2 TONS/ACRE (DISC ANCHORED). THE FOLLOWING SHALL BE INSTALLED WITHIN 24 HOURS OF CONNECTION TO SURFACE WATER: 1) S TA BIL I ZA TION OF THE NORMAL WETTED PERIMETER OF ANY TEMPORARY OR PERMA NEN T DRAINAGE SWALES WITHIN 200' OF EDGE OF SITE OR CONNECTION TO SURFACE WATER SEDIMENT CONTROL PRACTICES: A 50 FOOT NATURAL BUFFER IS INFEASIBLE DUE TO PROVIDING PROPER DRAINAGE. REDUNDANT SEDIMENT CONTROLS WILL BE INSTALLED WITH THIS PERMIT (REFER TO PLAN FOR LOCATIONS & TYPES). ENTERING/EXITING THE SITE SHALL OCCUR ONLY AT ROCK CONSTRUCTION ENTRANCES TO LIMIT TRACKING OF SEDIMENT ONTO S TREE TS. SEDIMENT TRACKED ONTO STREETS DURING WORKING HOURS MUST BE RECLAIMED VIA SCRAPING AND SWEEPING AT END OF EACH WORKING DAY. TEMPORARY SOIL STOCKPILES SHALL HAVE SILT FENCE OR OTHER EFFECTIVE SEDIMENT CONTROLS INSTALLED AT THE BASE ON THE DOWNGRADIENT PERIMETER. NO STOCKPILE MAY BE PLACED IN ANY NA TURAL BUFFERS OR SURFACE WA TER. IF DEWA TERING IS NECESSARY, DISCHARGE SHALL BE TO A TEMPORARY OR PERMANENT SEDIMENT BASIN. IF INFEASIBLE, CONTRACTOR MA Y DE WA TER TO SURFACE WA TERS IF THEY VISUALLY CHECK TO ENSURE ADEQUATE TREATMENT HAS BEEN OBTAINED AND NUISANCE CONDITIONS WILL NOT RESULT NO EROSION OR SCOUR AT THE DISCHARGE POINT SHALL OCCUR AND WETLAND INUNDATION SHALL BE CHECKED THAT IT DOESN'T CAUSE ADVERSE I MPA C T TO THE WE TL A ND. CONSTRUCTION SEQUENCING: 1) PRECONSTRUCTION MEETING. 2) INSTALL PERIMETER SILT FENCE & ROCK CONSTRUCTION ENTRANCE. 3) STRIP TOPSOIL & STOCKPILE. 4) ROUGH GRADE SITE. 5) INSTALL OUTLET CONTROL STRUCTURES. 6) TEMPORARY STABILIZE SITE AS INDICATED ON THE PLANS. 7) COMPLETE S TREE T CONSTRUCTION. 8) PRI VA TE UTILITY INSTALLATION. 9) TOPSOIL RESPREAD. 10) RESTORE SITE WITH PERMA NEN T RES TORA TION. 11) REMO VE SEDIMEN T CON TROL DEVICES & SUBMI T NO TICE OF TERMINA TION (NO T) TO MPCA ONCE ALL DISTURBED AREAS HAVE 70% VEGETA TI VE DENSITY. EROSION & SEDIMENT CONTROL BMP ES TIMA TED QUAN TI TIES: QUANTITIES LISTED ARE APPROXIMATE. REFER TO CONTRACT DOCUMENTS FOR EXACT QUA T1 TIES. BMP EST QUANTITY SIL T FENCE 1, 690 LF SIL T FENCE W/ BIOROLL 150 LF ROCK CONST ENTRANCE 1 EACH MNDOT SEED MIX 21-111, TYPE 1 MULCH 2.1 AC MNDOT SEED MIX 25-131, TYPE 1 MULCH 2.1 AC MNDOT 3885 CAT 3 EROSION CONTROL BLANKET 2,530 SY BIOROLL DITCH CHECKS 4 EACH BIOROLL INLET PROTECTION 2 EACH CL . 111 RIPRA P 15.0 C Y THE CON TRA C TOR MUST HAVE A TRAINED PERSON TO ROUTINELY INSPECT THE CONSTRUCTION SITE ONCE EVERY SEVEN (7) DAYS DURING ACTIVE CONSTRUCTION AND WITHIN 24 HOURS OF A RAINFALL EVENT GREATER THAN 0.5 INCHES IN A 24-HR PERIOD. INSPECTION LOGS SHALL INCLUDE ANY CORREC TI VE MEASURES TO BE TAKEN. CORREC TI VE MEASURES SHALL BE COMPLETED BY THE END OF THE NEXT BUSINESS DAY AFTER DISCOVERY UNLESS OTHERWISE SPECIFIED DUE TO FIELD CONDITIONS THAT PREVENT ACCESS TO THE AREA. ALL INSPECTIONS MUST BE RECORDED AND RECORDS RETAINED WITH THE SWPPP ON SITE. THE SWPPP, ALONG WITH INSPECTIONS AND MAINTENANCE RECORDS, SHALL BE RETAINED FOR THREE YEARS AFTER SUBMITTAL OF THE NOTICE OF TERMINATION (NOT). SILT FENCE MUST BE MAINTAINED WHEN ACCUMULATED SEDIMENT REACHES 1/2 OF THE DEVICE HEIGHT INLET PROTECTION DEVICES SHALL BE CLEANED ON A ROUTINE BASIS SUCH THAT THE DEVICES ARE FULLY FUNCTIONAL FOR THE NEXT RAINSTORM EVENT REMOVAL AND DISPOSAL OF THE SEDIMENT SHALL BE INCIDENTAL TO THE CONTRACT ROCK CONSTRUCTION ENTRANCE(S) SHALL BE CLEANED AND REFRESHED AS NECESSARY TO CONFORM TO DETAIL. STREET SWEEPING SHALL BE USED IF VEHICLE TRACKING BMP'S ARE NOT ADEQUATE TO PREVENT SEDIMENT TRACKING ONTO S TREE TS. POLLUTION PREVENTION: ALL SOLID WASTE GENERATED BY/COLLECTED FROM THE CONSTRUCTION SITE MUST BE DEPOSITED IN A DUMPS TER. BUILDING PRODUCTS AND LANDSCAPE MATERIALS SHALL BE PLACED UNDER COVER (I.E. PLASTIC SHEETING OR TEMPORARY ROOFS). THIS ALSO APPLIES TO PESTICIDES, FERTILIZER AND TREATMENT CHEMICALS. NO CONSTRUCTION MATERIAL SHALL BE BURIED OR BURNED DNSI TE. ALL HAZARDOUS MATERIALS (OIL, GASOLINE, FUEL, HYDRAULIC FLUIDS, PAINT ETC) MUST BE PROPERLY STORED IN SEALED CONTAINERS TO PREVENT SPILLS, LEAKS OR OTHER DISCHARGE. STORAGE AND DISPOSAL OF HAZARDOUS WASTE MUST BE IN COMPLIANCE WITH MINN. R. CH. 7045. CONTRACTOR SHALL ENSURE ADEQUATE SUPPLIES ARE AVAILABLE TO CLEAN UP DISCHARGED MATERIAL AND THAT AN APPROPRIATE DISPOSAL METHOD IS AVAILABLE FOR RECOVERED SPILLED MA TERIAL S. CON TRA C TOR MUST REPORT AND CLEAN UP SPILLS IMMEDIA TEL Y. ALL VEHICLES LEFT DNSI TE SHALL BE MONITORED FOR LEAKS TO REDUCE THE CHANCE OF CON TA MINA TION. EXTERNAL WASHING OF TRUCKS OR OTHER CONSTRUCTION VEHICLES, ENGINE DEGREASING, NOR CONCRETE WASHOUTS ARE ALLOWED ON SITE. TRUCKS ARE TO USE SELF-CONTAINED WASHOUT S YS TEM. PORTABLE TOILETS SHALL BE SECURED FROM BEING TIPPED OR KNOCKED OVER. THE CON TRA C TOR SHALL MONITOR AND PROVIDE DUST CONTROL CORRECTION WHEN NEEDED. THIS WORK IS CONSIDERED INCIDENTAL TO THE CON TRA C T ALL SPILLS SHALL BE CLEANED IMMEDIATELY UPON DISCOVERY. SPILLS LARGE ENOUGH TO REACH THE STORM CONVEYANCE SYSTEM SHALL BE REPORTED TO THE MPCA S TA TE DUTY OFFICER AT 1- 800- 422- 0798. FINAL STABILIZA TION: THE CON TRA C TOR MUST ENSURE FINAL S TABILIZA TION OF THE SITE PRIOR TO SUBMITTING NOT. SUFFICIENT TOPSOIL (4') SHALL BE PLACED ON DISTURBED AREAS FOR RE- VEGETA TION. TOPSOIL SHALL BE PLACED IN A MANNER TO MINIMIZE COMPACTION (LOW GROUND PRESSURE DOZERS, TRACKED EQUIPMENT ETC). VEGETA TI VE COVER MUST CONSIST OF A UNIFORM PERENNIAL VEGETATION WITH A DENSITY OF 70% OF ITS EXPECTED FINAL GROWTH. PERMANENT S TORM WA TER TREA TMEN T SYSTEMS MUST BE CLEANED OF ANY ACCUMULATED SEDIMENT PRIOR TO SUBMI T TNG THE NOT. ALL TEMPORARY EROSION CONTROL MEASURES AND BMP'S MUST BE REMOVED AS PART OF THE FINAL SITE STABILIZATION. TRAINING REQUIREMENTS: CONTRACTOR MUST BE TRAINED FOR BOTH CONSTRUCTION INSTALLER AND SITE MANAGEMENT PER REQUIREMENTS OF THE PERMIT, PART Ill. F. DOCUMEN TA TION SHALL BE ADDED TO THE SWPPP DOCUMENTS L OCA TED ONSI TE. REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN P. E. 0. T J. B. CHECKED P. E. O. 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 Profes iona/ Engineer under the laws of the State of Minnesota. www.ottoassociates.com 9 West Division Street TTO Buffalo, MN 553 93 (763)682-4727 QATESSOCIFax (763)682-3522 Engineers & Land Surveyors, Inc. KARINIEMI ADDITION N AT E KA R I N I E M HAM E L MN PRELIMINARY S TO R M WAT E R POLLUTION PREVENTION PLAN NARRATIVE PROJECT NO: 19 -0 54 0 Pau/ E. Otto License # 40062 Date: 4-21-20 SHEET NO. 4 OF 5 SHEETS DATE: 4-21-20 0 l RIPRAP 1 GRANULAR FILTER BLANKET 2 J SECTION B-B [v L PLAN GRANULAR FILTER BLANKET 2 J 0 SECTION A -A TABLE OF QUANTITIES RIPRAP AT CMP OUTLETS CLASS II d50= 6 CLASS III d509„ CLASS VI d50 12„ DIA. 6" 9" 12" OF 12" DEPTH 18" DEPTH 24" DEPTH ROUND L DEPTH GRANULAR DEPTH GRANULAR DEPTH GRANULAR PIPE RIPRAP FILTER RIPRAP FILTER RIPRAP FILTER (IN.) (FT.) (CU.YD.) (CU.YD.) (CU.YD.) (CU.YD.) (CU.YD.) (CU.YD.) 12 8 3.2 1.6 4.7 2.4 6.3 3.2 15 8 3.5 1.8 5.2 2.6 6.9 3.5 18 10 4.7 2.4 7.0 3.5 9.4 4.7 21 10 5.5 2.8 8.2 4.1 10.9 5.5 24 12 6.5 3.3 9.8 4.9 13.0 6.5 30 14 8.6 4.3 12.8 6.4 17.1 8.6 36 16 10.9 5.5 16.3 8.2 21.8 10.9 42 18 13.5 6.8 20.3 10.2 27.0 13.5 48 20 16.0 8.0 24.0 12.0 32.0 16.0 NOTES: REQUIREMENTS FOR RIPRAP SIZE AND THICKNESS AND FILTER BLANKET WILL BE DESIGNATED IN THE PLANS. 1� FOR PIPES GREATER THAN OR EQUAL TO 30", USE 1.5'. O THE CONTRACTOR, AT HIS OPTION, MAY SUBSTITUTE A GEOTEXTILE FABRIC, SPEC. 3601, FOR THE GRANULAR FILTER BLANKET UNLESS OTHERWISE SPECIFIED IN THE PLANS. THE FABRIC SHOULD COVER THE AREA OF THE RIPRAP AND EXTEND UNDER THE CULVERT APRON 3 FT. RIPRAP AT CMP OUTLETS 2 � 2' DITCH BO T TOM 8' WIDE WOOD FIBER BLANKET DETAIL (IN DITCH BOTTOM) NOTE: BE SURE THE BLANKET IS STAPLED SECURE TO THE GROUND USING MANUFACTURER'S SPECIFICATIONS. MN/DOT 3885 CAT. 3 EROSION CONTROL BLANKET INCREASE PROTECTION BY PLACING RIPRAP ON TOP OF BACKFILLED TRENCH BACKFILL TRENCH IIN -III 6» --►�6 STAPLE FLOW BACKFILL / TRENCH III- Ne6" EDGE OF BLANKET CAN BE SECURED IN A TRENCH OR BY INSERTING STAPLES EVERY 12 IN AND COVERING WITH DIRT PLACE A ROW OF STAPLES ABOUT 2 IN APART ALONG THE BLANKET WIDTH WITH EACH ROW BEING 25 FT APART OVERLAP BANKET AND STAPLE 6" BACKFILL III TRENCH EDGE OF BLANKET CAN BE SECURED IN A TRENCH _140� 6" OR BY INSERTING STAPLES EVERY 12 IN AND COVERING WITH DIRT BACKFILL \ TRENCH I_ll 6 j DOWNSTREAM EDGE OF MAT CAN BE TRENCHED OR SECURED BY INSERTING A ROW OF STAPLES EVERY 6 IN APART a 0 0 N B E 1 1 0 w .o 0 0 Vj 0 0 2 0 0 0 8 0 U 0 U z -14 W J Q 0- 9 z O 0 a 0 z In 0 0 I 0 0 a 10, 2.5% 4" CLASS 5 AGGREGATE SHLDR PAVED PRIVATE DRIVE 10.5` IT 1.5" SPWEA240B WEAR COURSE PER MN/DOT 2360 TACK COAT PER MN/DOT 2357 1.5" SPNWB230B BASE COURSE PER MN/DOT 2360 - 8" CLASS 5 AGGREGATE BASE MN/DOT 3138 10.5" 1 I 2.5% 1+14Px 3:1 12" CLASS 5 AGGREGATE BASE MN/DOT 3138 PRIVATE DRIVE 7.5" 2.5% 7.5" 44X--- 3 VAN 8" CLASS 5 AGGREGATE BASE MN/DOT 3138 LONG AGGREGATE DRIVEWAY NOTES: 1. THE CITY RESERVES THE RIGHT TO INCREASE THE DRIVEWAY SECTION BASED ON SOIL CONDITIONS FOR A 10-TON SECTION. 2. MINIMUM SLOPE = 0.5% 3. MAXIMUM SLOPE =10%. 4. A SINGLE DRIVEWAY IS RECOMMENDED TO FOLLOW THIS DETAIL, BUT MAY NOT BE REQUIRED. 5. ROLL TEST TO BE CONDUCTED 6. PAVED APRON REQUIRED WHEN PRIVATE DRIVE COMES OFF PAVED PUBLIC ROAD V�� E,C'K; CLIENT PROJECT STANDARD PLATES - OF CORCORAN SHEET P ROHM am - l PRIVATE DRIVE/ er Exce uona�'oUicomes�j �� TITTLE "MPMww= "' ' LONG DRIVEWAY REVI DWN APP REV DATE DWIN 6Y CHK'D APP'D DWG DATE PROJECT NO. SHEET NO. REV NO. JAN 2018 1 NPW RWS RWS ISCALE 2294-00 ST R - 3 POINT 1 F N TEMPORARY DITCH CHECK. - ROCK WEEPER, ROCK POINT 2 N CHECK, ROCK LOG OR 12" BIO LOG. OPTIONAL DEPRESSION NOTE: POINT 1 MUST BE MINIMUM OF 6" HIGHER THAN POINT 2, TO ENSURE WATER FLOWS THROUGH AND OVER THE CHECK AND NOT AROUND THE ENDS PLAN TEMPORARY DITCH CHECK FLOW OPTIONAL CUL VERT/PIPE DEPRESSION PROFILE CUL VER T FES PROTECTION HEIGHT WIDTH MATERIAL (INCHES) (INCHES) SMALL CHECK 24 12-18 MNDOT 3601 CLASS II RIP -RAP ROCK WEEPER 18 6-12 MNDOT 3882 TYPE 9 MULCH (1 1/2" WASHED ROCK) DIRECTION OF RUNOFF FLOW o I 2�w on Nam Uj w CATEGORY 3 EROSION CONTROL BLANKET (8' MIN WIDTH) 4" X 4" TRENCH BACKFILLED OVER EROSION CONTROL BLANKET T 6" MINIMUM DIAMETER SEDIMENT CONTROL LOG TYPE WOOD FIBER e� 72 , OAF <qA� �M�M��i � aye T OF POINT POINT A" 0 OPOINT A MUST BE 1' 0" MIN. HIGHER THAN POINT B TO ENSURE THAT WATER FLOWS OVER THE DIKE AND NOT AROUND THE ENDS. DIRECTION OF RUNOFF FLOW 8", 11 GA. STAPLES SPACED 1' 0" ON CENTER 1" X 2" X 24" LONG WOODEN STAKES AT 1' SPACING. DRIVE THROUGH THE BACK HALF OF THE SEDIMENT CONTROL LOG AT AN ANGLE OF 45 DEGREES WITH THE TOP STAKE POINTING UPSTREAM. WOOD FIBER BIOROLL BLANKET SYSTEM 5' MIN. LENGTH POST AT 4' MAX. SPACING GEOTEXTILE FABRIC FABRIC ANCHORAGE TRENCH. BACKFILL WITH TAMPED NATURAL SOIL z 0 z W +__ I1 cn o 6 " 0- w MIN S TRA W OR WOOD FIBER N a 6"- 7" DIA. BIOROLL w ENCLOSED IN PLASTIC OR POL YES TER NETTING 5' REDUNDANT SILT FENCE DETAIL DENOTES SILT FENCE W/ BIOROLL BARRIER 5' MIN. LENGTH POST AT 4' MAX. SPACING GEOTEXTILE FABRIC FABRIC ANCHORAGE TRENCH. BACKFILL WITH TAMPED NATURAL SOIL MIN SILT FENCE DETAIL -SF SF -SF -DENOTES SILT FENCE HARD SURFACE PUBLIC/ROAD 6" MIN DEPTH 1"-2" WASHED ROCK- GEOTEXTILE FABRIC UNDER ROCK ROCK CONSTRUCTION ENTRANCE 1 "x2"x24" LONG WOODEN STAKES. STAKES SHALL BE DRIVEN HROUGH THE BACK HALF SEDIMENT CONTROL LOG OF THE SEDIMENT CONTROL LOG AT AN ANGLE OF 45 DEGREES WITH THE TOP OF THE STAKE POINTING UPSTREAM. o \ 45' \\\\ \ 1. FLOW \\ y BACKFILL AND COMPACT SOIL -� FROM TRENCH ON UPGRADIENT SIDE OF SEDIMENT CONTROL LOG PLACE SEDIMENT CONTROL LOG IN SHALLOW TRENCH (1"-2- DEPTH) BIOL OG DETAIL o \ \` \ 8 "-10" EMBEDMEN T \\o\ DEPTH o \ REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN / hereby certify that this plan, specification, or report was prepared by www.ottoassociates.com PROJECT NO: me or under my direct supervision and that I am a duly Licensed KARINIEMI ADDITION DETAILS P. E. 0. T. J. B. Profes Iona/ Engineer under the laws of the State of Minnesota. 9 West Division Street CHECKED Buffalo, MN 55313 N AT E KA R I N I E M I 19 - 0 5 4 0 TTO(763)682-4727 P. E. 0. Paul E. Otto SSOCIATES Fax. (763)682-3522 HAM E L MN DATE. License #40062 Date: 4-21-20 Engineers & Land Surveyors, Inc. SHEET NO. 5 OF 5 SHEETS 4-21-20 From: j`& To: Kendra Lindahl. AICP; moritchardCu)ci.corcoran.mn.us; Kevin Shav Subject: Tree map Date: Monday, May 11, 2020 10:31:56 AM Here is a map of all trees on the 40 acre property and there are no trees on the 13 acre Ld• � � R 1'• + � I 1 d + , r'I - J 1 ` 1 o°sn=•°rani enr 1 '.� `-. e ° a ° � _ 1 1 ^f d++f'. : e = �c.r. " r..7 r Si i •°' -o �- -,s �` '�� ` °o — e: a'6eo �'d�''. �__� 1, i+].°riA �_r nr'.. !f i1 ••���___ • •+ ,°f fir#�r lr fejo �1°e a. fo y1s r e , t �, 'i f{f [?'^N]^ �-d P[�9•� d � � •ion n a ",1 Y JA!fd n+fi'nl SS89 Sent from my iPhone Agenda Item: 6.c. L A N D F O R M From Site to Finish • • 105 South Fifth Avenue Tel: 612-252-9070 Suite 513 Fax: 612-252-9077 Minneapolis, MN55401 www.landform.net TO: Corcoran Planning Commission FROM: T.J. Hofer through Kendra Lindahl, Landform DATE: May 28, 2020 for the June 4, 2020 Planning Commission Meeting RE: PUBLIC HEARING. Spanier Conditional Use Permit and Variance for the Property located at 10580 Cain Road (PID 02-119-23-23-004) (city file no. 20-019) 120-DAY REVIEW DEADLINE: August 21, 2020 1. Application Request The applicant has requested approval of a conditional use permit to allow a 2,801-sq. ft. detached accessory building (2193-sq. ft. existing building with a 608-sq. ft. addition) building with 16.4-ft. high sidewalls where 10 ft. sidewalls are allowed. A variance is required along with the CUP as the building was constructed only 14.9 ft. from the property line, where a 20-ft. setback is required. The building was not in compliance with the Zoning Ordinance when it was constructed and therefore is not a legal, non -conforming structure and requires an after -the -fact variance. This project was reviewed and approved in 2015 and was never built. The approvals expired after one year on November 23, 2016. The applicant is now ready to move forward with the project and is requesting approval again with no changes. 2. Context Zoning and Land Use The property is in the Rural Residential (RR) District and is guided Rural/Ag Residential on the Future Land Use Map. The eastern half of the property is located within the Shoreland Overlay District. The property is located outside the Metropolitan Urban Service Area (MUSA). Surrounding Properties The surrounding properties are also zoned Rural Residential and guided Rural/Ag Residential. Natural Characteristics of the Site The Natural Resource Communities Quality Ranking map identifies medium quality wetlands and a potential natural resource corridor on the eastern half of the parcel. The proposed location of the accessory building is on the western half of the parcel and no impact is proposed. LandforW, SensiblyGreen® and Site to Finish" are registered service marks of Landform Professional Services, LLG. • • 3. Analysis of Request Variance • • The applicant is requesting an after -the -fact variance for the existing structure, which was not built in compliance with the Zoning Ordinance standards at the time of construction. The building does not comply with current side yard setback requirements of 20 ft. in Section 1070.040 of the Zoning Ordinance describes the variance process and standards. The burden of proof is on the applicant to show that all of the following criteria have been met: 1. That there are practical difficulties in complying with the Zoning Ordinance. In 1992, the applicant hired a contractor to construct a new accessory building. The plans that were approved in 1992 conformed with the Residential District setback requirement of 20 ft. from the side lot line; however, the accessory structure was not built as shown on the building plans and building permit application. There is nothing in the City records to indicate that either the City or the homeowner were aware of the error at the time of construction. The south corner of the accessory structure (closest to Cain Road) meets the required setback of 20 ft., but the northeast corner of the building does not and is located 14.9 ft. from the side lot line. In order to correct the problem, the owner would be required to move the northeast corner of the building 5.1 ft. to the south, away from the northern property line. 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's contractor submitted a building permit and plans that were consistent with the setbacks in place at the time of construction. In 1992, the City did not require surveys with building permit applications. The landowner has indicated that he was unaware that the building is non -conforming until the survey was completed this year for the building addition. The City may find that the conditions are unique to this property because the City and landowner had no reason to believe that the structure was not built according to plan. 3. That the granting of the variation will not alter the essential character of the locality. The design and size of the building is comparable to a number of the accessory buildings in the area. According to aerial maps, the applicant has provided some trees to screen the structure from the adjacent property to the north. Staff finds there are no adverse impacts to surrounding property owners and the accessory building is not out of character with the surrounding properties and structures. The building has existed at this reduced setback for more than 20 years and City staff has no record of complaint in the files. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The RR District is intended to provide large lots for single-family homes and hobby farms. Spanier CUP and Variance (20-019) June 4. 2020 • • • • The existing structure was constructed to provide indoor storage rather than outdoor storage. Staff finds the accessory structure to be in compliance with the Zoning Ordinance and the standards for the RR District other than the setback. The front of the building does comply with the side yard setback requirement, which decreases the impact of the reduced setback on the rear of the building. 5. The variance is consistent with the Comprehensive Plan. The Rural/Ag Residential area is intended to remain rural and will continue to be defined by natural areas, such as wetlands and floodplains, and areas that are utilized for planted fields, pasture land, hobby farms, and large residential lots. The accessory structure in this case was placed too close to the lot line, but is otherwise consistent with the Comprehensive Plan. 6. The City may impose conditions on the variance to address the impact of the variance. The design and size of the building is comparable to a number of the accessory buildings in the area and staff believes there are no adverse impacts to the surrounding property owners. The Hennepin County aerial map shows that the applicant has provided some landscaping to screen the structure from the adjacent property to the north and has proposed the addition of black spruce trees on the south to minimize the impact. The Planning Commission may find it necessary for additional landscaping or the construction of a fence to further screen the structure and mitigate the encroachment on the northeast portion of the accessory structure. The Commission should provide the applicant with specific standards for the amount and location of additional landscaping to mitigate the impact of the variance. Conditional Use Permit The applicant is proposing an accessory building addition with 16.4-ft. sidewalls where 10-ft. sidewalls are allowed. Section 1030.020, Subd. 5(D) of the Zoning Ordinance allows the landowner to request a CUP to exceed this height limitation if the following conditions are met: 1. The proposed use shall be in conformance with all City regulations. Accessory buildings like this are a permitted use, but the conditional use permit is required to address the increased sidewall height of the proposed building addition. The proposed sidewall height is 16.4 ft., and the permitted sidewall height for an accessory building in the front yard is 10 ft. in the RR District. The applicant has indicated that a larger sidewall is needed to accommodate a 14 ft. door to allow storage of his fifth wheel camper. The applicant intends to mitigate the increased height by planting mature Black Hills Spruce in front of the building to help screen the building. A plan was submitted that shows five Black Hills Spruce, five Clump Birch, and 9 Red Twig Dogwood. The five Spruce were planted and now stand approximately 12-ft. tall. All setback requirements have been met on the addition, which is planned on the front of the existing building. The building addition is 20 ft. from the north property line and 173.7 Spanier CUP and Variance (20-019) June 4. 2020 • • • • ft. from Cain Road right-of-way. The proposed building addition is located more than 100 ft. from the Ordinary High Water Level (OHWL). There is no wetland impact proposed. 2. A certificate of survey shall be required that identifies all existing structures on site, including buildings, septic sites and wells. In addition, the survey shall include the proposed structure, flood plain, wetlands and any recorded easements. A certificate of survey has been provided with necessary information dated August 4, 2015. 3. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. Staff has reviewed the application for compliance with the general conditional use permit standards in Section 1070.020 and found that those conditions have been met. Staff finds that the proposed CUP meets the applicable standards. The proposed addition's footprint is 608 sq. ft., after the addition the total size of the accessory building footprint will be 2,801 sq. ft., where 3,375 sq. ft. is allowed. The color and material of the proposed building addition is compatible with the surrounding properties. The accessory building will comply with all other standards of the Zoning Ordinance. 4. The building materials standards required by this Section have been met. The applicant is requesting approval to allow the building addition to be finished with metal siding and roofing. The applicant provided a color sample of the beige pro -rib steel panel that will be finished with galvanized coating. Section 1060.050 allows accessory buildings with metal siding and roof if these conditions are met: a. The building meets the standards adopted by the Minnesota State Building Code. b. Metal siding and roofing is treated with a factory applied color coating system against any fading or degradation. The proposed metal siding and roofing material is treated with a galvanized coating and the proposed products meet MN State Building Code standards. Staff recommends approval to allow the metal building materials. 5. The proposed building will be compatible with surrounding land uses. The property is located in the rural portion of the city and several of the surrounding accessory structures are constructed with metal siding. The applicant has indicated that the building is for the storage of his fifth wheel motor home and additional landscaping Spanier CUP and Variance (20-019) June 4. 2020 • • • will be provided to screen the building from Cain Road. The proposed building is compatible with the existing accessory building and the surrounding land uses. 4. Conclusions • Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Zoning Plan and Zoning Ordinance and finds that the standards for a CUP to exceed the sidewall height and standards to allow metal siding and roofing have been met. Any outstanding issues that must be addressed have been included as conditions in the attached draft resolutions. This is the same as the request approved in 2015. The Planning Commission must first determine if the variance standards have been met. If the Commission finds that the variance standards have been met, they may recommend approval of the CUP. If the Planning Commission finds that the variance standards have not been met, they should recommend denial of the request. The CUP would then be denied based on the finding that it is not in compliance with City requirements. 5. Recommendation Staff recommends approval of the resolution approving the after -the -fact variance and conditional use permit for an addition onto the existing accessory building. Attachments 1. Draft Resolution approving Conditional Use Permit and Variance 2. Site Location Map 3. Engineer's memo dated May 22, 2020 4. Applicant's Narrative dated September 30, 2015 5. Applicant's Description dated May 27, 2018 6. Site plan received May 4, 2020 7. Site Photos received February 16, 2018 8. Landscaping Sketch Plan dated November 11, 2015 Spanier CUP and Variance (20-019) June 4. 2020 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020-XX Motion By: Seconded By: June XX, 2020 APPROVAL OF AN AFTER -THE -FACT VARIANCE FOR THE EXISTING ACCESSORY BUILDING AND CONDITIONAL USE PERMIT FOR THE ACCESSORY BUILDING ADDITION (PID 02-119-23-23-0004) (CITY FILE NO. 20-019) WHEREAS, Thomas Spanier is requesting approval of an after -the -fact variance for an existing accessory building and a conditional use permit to allow for the construction of an accessory building addition on property legally described as follows: Lot 3, Block 1, JUDYANNS COUNTRYACRES WHEREAS, the Planning Commission has reviewed the variance and conditional use permit at a duly called public meeting and recommends approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a variance and conditional use permit approval, subject to the following findings and conditions: Approval is granted to allow for the construction of a building addition as shown on application and plans received by the City on April 28, 2020 except as amended by this resolution. 2. An after -the -fact variance to allow for a 14.9-foot side yard setback where 20 feet is required, is approved subject to the following findings: a. There are practical difficulties for the applicant in complying with the Zoning Ordinance. The applicant intended to comply with City standards to meet the setback requirements according to building plans and City records. There is nothing to indicate that either the City or the applicant were aware of the error at the time of construction. The building has been constructed for more than 20 years and no records of complaint are on file with the City. It is not practical for the applicant to move the accessory structure 5.1 feet to the south and meeting the standard would not enhance the appearance of the building and would not enhance the health safety and welfare of the general public. b. The conditions upon which the variance request is based are unique to this parcel due to the error during construction. The City and the landowner had no reason to believe that the structure was not built according to plans. c. The accessory building will not alter the essential character of the locality. The existing accessory building is consistent with other uses in the area. d. The accessory building is in harmony with the general purposes and intent of the Ordinance and the standards for the RR District other than the reduced setback. Page 1 of 3 City of Corcoran June XX, 2020 County of Hennepin State of Minnesota RESOLUTION NO. 2020-XX e. The accessory structure was constructed too close to the lot line, but is otherwise consistent with the Comprehensive Plan. The variance is consistent with the rural nature of the zoning district. 3. A conditional use permit is approved to allow for an accessory building addition with 16 - foot 4-inch sidewall height where 10 feet is allowed, subject to the following findings: a. The proposed addition complies with the goals of the Comprehensive Plan. The project provides a unified look with the neighboring buildings. b. The establishment of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort of the community. The increased sidewall height will allow for storage of the applicant's fifth wheel motor home and provide a unified look that is consistent with the RR District. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The increased sidewall height is less than the principal structure and similar in nature to other accessory buildings on neighboring properties. Landscape screening will be provided to reduce the impact of the increase side wall height. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The increased height will have no adverse impact on surrounding development or improvement of surrounding properties. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. The increased sidewall height of the building addition will have no impact on public facilities and services. f. The conditional use conforms to the applicable regulations of the Rural Residential District. g. The conditional use and site conforms to performance standards as specified by this Chapter. Staff has analyzed the performance standards of this Chapter and finds that the building addition conforms to other standards specified in the Zoning Code. 4. A certificate of compliance to allow metal roof and siding on this accessory building addition is also approved as part of the CUP. 5. A building permit is required prior to beginning construction. 6. Prior to issuance of building permits, the applicant/landowner must record the approving resolution at Hennepin County and provide proof of recording to the City. 7. Prior to release of any remaining escrow, the landscaping as shown on the landscape plan received November 17, 2015 shall be installed. Page 2 of 3 City of Corcoran June XX, 2020 County of Hennepin State of Minnesota RESOLUTION NO. 2020-XX 8. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and the required improvements. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XXrd day of June 2020. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — City Clerk/ Administrative Services Coordinator Page 3 of 3 Technical Memo ENGINEER'S MEMO To: Kendra Lindahl, AICP, City Planner From: Kent Torve, P.E., City Engineer Date: May 22, 2020 Subject: Spanier 1. General WENCK Responsive partner. Exceptional outcomes. The City's position is consistent with previous review that the proposed building extension is significantly away from wetlands and therefore no wetland delineation is needed for the 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 Kendra Lindahl Planning & Infrastructure C/O City of Corcoran Regarding: Existing Pole Building 10580 Cain Road Corcoran, MN September 30, 2015 This existing building structure was built in 1992 by Ebert Construction. They built it to a 15' set back rather than 20'. I have 8 acres, so this building takes up a very small portion of that. It will allow me to store my 5th wheel RV inside and that will clean up the looks of the property. I also am planting mature Black Hills spruce in front of the building to help camouflage it somewhat. Thank you, Tom Spanier 10580 Cain Rd Corcoran, MN 612-363-41.10 Phone: 763-428-9008 • Fax: 763-424-6592 • E-Mail: NwLawnQa aol.com 17420 113`h Ave N Suite B 0 Maple Grove, MN 55369 BUILDING SPECIFICATIONS AND GENERAL NOTES OWNERS INFORMATION: NAME: TOM SPANIER ADDRESS: 17420 113TH AVE CITY: MAPLE GROVE STATE: MN ZIP: 55369 — USE OF BUILDING: RV STORAGE BUILDING REQUIREMENTS: — OCCUPANCY: U — CONSTRUCTION TYPE: TYPE 5B — DESIGN CODE: 2007 MN BLDG CODE — OCCUPANCY CATEGORY: 1 BUILDING DESIGN SNOW WIND SEISMIC TRUSS DEAD LOADS LOADS: (Pg) = 50.0 PSF B.W.S. = 90 MPH — SEISMIC IMPORTANCE FACTOR: 1.00 DLTC = 4 PSF (Ce) = 0.90 (Iw) = 0.87 — SPECTRA RESPONSE 0.073 DLBC = 5 PSF (Is) = 0.80 EXPOSURE = C COEFFICIENT SDS: (Ct) = 1.20 — SPECTRA RESPONSE 0.045 (Pf) = 30.24 PSF COEFFICIENT SD1: — SITE CLASSIFICATION: D (Cs) = 0.94 — SEISMIC DESIGN CATEGORY: A (Ps) = 28.35 PSF (Lr) = 35.00 PSF *WITH UNBALANCED LOADS AS REQUIRED PLEASE NOTE: — DESIGNER LIABILITY LIMITED TO THE PREPARATION OF THE DRAWINGS WITH THE PARAMETER CONTRACTED AND ASCERTAINING TO CODE COMPLIANCE. — THESE DRAWINGS ARE DIAGRAMMATIC AND SHALL NOT BE SCALED. ADDITIONAL DATA SHALL BE RECEIVED FROM THE ENGINEER THROUGH WRITTEN CLARIFICATION ONLY. VERIFY ALL EXISTING CONDITIONS, ELEVATIONS, & DIMENSIONS BEFORE PROCEEDING WITH ANY PORTION OF ANY WORK. — NO CHANGES, MODIFICATIONS, OR DEVIATIONS SHALL BE MADE FROM THESE DRAWINGS OR SPECIFICATIONS WITHOUT FIRST SECURING WRITTEN PERMISSION FROM THE ENGINEER. — WHERE LACK OF INFORMATION, OR ANY DISCREPANCY SHOULD APPEAR IN THE DRAWINGS OR SPECIFICATIONS, REQUEST WRITTEN INTERPRETATION FROM THE ENGINEER BEFORE PROCEEDING WITH THAT PORTION OF THE WORK. SOIL: — SOIL CLASSIFICATION #4 FIRM BASED ON ASABE EP486.1 (CLASS OF MATERIAL: SW, SP, SM, SC, GM, AND GC.) — A SOIL BEARING VALUE ASSUMED AT 2000 PSF. ALL FOOTINGS AND SLAB TO BEAR ON UNDISTURBED INORGANIC SOIL OR SOIL COMPACTED TO 95% MODIFIED PROCTOR DENSITY. — ALL SOILS BELOW CONCRETE SHALL BE A NON —FROST SUSCEPTIBLE SOIL AS REQUIRED IN ASCE 32. — OWNER RESPONSIBLE FOR VERIFYING SITE SOIL CONDITIONS. ALL SOILS TO MEET OR EXCEED REQUIREMENTS AS REFERENCED IN THE GENERAL NOTES. CONSULT GEOTECHNICAL ENGINEER IF NECESSARY. CONCRETE: — CONCRETE SHALL BE IN ACCORDANCE WITH ACI 318-05. CONCRETE SHALL HAVE A MINIMUM COMPRESSIVE STRENGTH OF 3000 PSI AT 28 DAYS. — ALL REBAR SHALL MEET A615 GRADE 40 OR BETTER. LUMBER: — ALL WOOD CONSTRUCTION SHALL BE OF MATERIALS SHOWN AND WORKMANSHIP SHALL BE IN ACCORDANCE TO THE NATIONAL FOREST PRODUCTS ASSOCIATION SPECIFICATIONS FOR WOOD CONSTRUCTION. — ALL LUMBER IN CONTACT WITH CONCRETE ABOVE GRADE SHALL BE TREATED IN ACCORDANCE TO AWPA U1-10 UC3B OR BETTER REQUIREMENTS. — ALL LUMBER BELOW GRADE SHALL BE TREATED IN ACCORDANCE TO AWPA U1-10 UC413 OR BETTER REQUIREMENTS. COLUMNS: — ALL LAMINATED COLUMNS SHALL BE MIDWEST MANUFACTURING'S, RIVET CLINCHED, WITH STEEL REINFORCED JOINTS UNLESS SPECIFIED OTHERWISE. TRUSSES: — DESIGNED IN ACCORDANCE TO 2006 IBC TPI APPROVED THIRD PARTY INSPECTED — LATERAL BRACING IS REQUIRED. SEE TRUSS SPECIFICATION SHEET(S) FOR LATERAL BRACE LOCATIONS. STEEL PANEL: — PRO —RIB STEEL PANEL .0142" MINIMUM THICKNESS BEFORE PAINTING .0165" NOMINAL THICKNESS AFTER PAINTING G60 GALVANIZED COATING PLUS ZINC PHOSPHATE 40 YEAR PAINT WARRANTY STRUCTURAL STRENGTH ASTM—A653 GRADE 80 (FULL HARD STEEL) 82000 PSI MINIMUM TENSILE STRENGTH SOFFIT PANELS: — COLOR MATCHED VENTED STEEL SOFFIT PANELS CERAM—A—STAR 1050 PAINT SYSTEM FRAMING FASTENERS: — GALVANIZED THREADED HARDENED STEEL RINGSHANK NAILS. PANEL FASTENERS: — COLOR MATCHED GALVANIZED WOODGRIP SCREWS, #9 DIAMETER, 1/4" HEX HEAD. GRADE: — ALL GRADES TO SLOPE AWAY FROM BUILDING AT A MIN. 2% GRADE FOR PROPER DRAINAGE. CONSTRUCTION BRACING: — TEMPORARY BRACING DURING CONSTRUCTION SHALL BE CONTRACTORS' RESPONSIBILITY. REFER TO BCSI—B1 AND/OR B10 SUMMARY SHEET "GUIDE FOR HANDLING, INSTALLING, RESTRAINING AND BRACING OF TRUSSES", BY THE TRUSS PLATE INSTITUTE (TPI) AND THE WOOD TRUSS COUNCIL OF AMERICA (WTCA). HVAC: — HEATING, VENTING, AND AIR CONDITIONING REQUIREMENTS WERE NOT ADDRESSED ON THE DRAWING AND SHOULD BE APPROVED BY LOCAL OFFICIALS. PLUMBING: — PLUMBING REQUIREMENTS WERE NOT ADDRESSED ON THE DRAWING AND SHOULD BE INSTALLED IN ACCORDANCE WITH REQUIRED BUILDING CODES. ELECTRICAL: — ELECTRICAL REQUIREMENTS WERE NOT ADDRESSED ON THE DRAWING AND SHOULD BE INSTALLED IN ACCORDANCE WITH THE NATIONAL ELECTRICAL CODE AND ANY LOCAL CODES. FIRE EXTINGUISHERS: — SHALL BE INSTALLED, PROVIDED, AND MAINTAINED AS SPECIFIED IN NFPA NO. 10 (BY OTHERS). SHEET INDEX SHEET # SHEET DESCRIPTION S1 GENERAL NOTES AND SITE PLAN S2 ELEVATIONS S3 FLOOR PLAN, COLUMN SCHEDULE AND ROOF FRAMING PLAN S4 SIDEWALL SECTION AND SECTION DETAILS S5 ENDWALL SECTION, SECTION DETAILS AND OVERHEAD DOOR DETAILS S6 SERVICE DOOR FRAMING AND MISC. TRIM DETAILS S7 STEEL APPLICATION DETAILS S8 WALL STEEL LAYOUTS l?V f,j R?� � c re E Ccp� RZ C�01RZ A N., & �N BUILDING INFORMATION: NAME: RV STORAGE ADDRESS: 10580 CAIN RD CITY: CORCORAN STATE: MN ZIP: 55334 COUNTY: HENNEPIN 1%ok ENGINEERING SERVICES 5311 KANE RD. EAU CLAIRE, WI 54703 (715) 876-5555 ( PROJECT TITLE: RV STORAGE CORCORAN, MN SHEET TITLE: GENERAL NOTES AND SITE PLAN SITE PLAN SCALE: 1" = 40'-0" NOTE: OWNER/CONTRACTOR SHALL VERIFY ALL SETBACKS WITH LOCAL BUILDING OFFICIAL AT TIME OF CONSTRUCTION. NOTE: ALL GRADES SLOPE AWAY FROM THE BUILDING © A MIN. 2% SLOPE REVISIONS PROFESSIONAL ENGINEER: FILE NAME: SHEET NO. NO. DATE DESCRIPTION BY NATE PELESCHAK U44014MN01 1 PLAN DESIGNER: DATE: z LOUISE EWALD 12-15-14 sl 3 DRAWN BY: SCALE: 4 TIM GEORGE AS NOTED 24" BO EAVE 16'-0" SOUTH ENDWALL 16'-0" NORTH ENDWALL nnn [ 1— nlM! M 1Tr —1/ 1 I 24" BOXED GABLE 24" B EAVE 38'-0" WEST SIDEWALL I l divvlr dr non Cl/\/ MInf`CI ITC %AIITLJ 24" BOXED GABLE )XED GABLE III I I I I I I Ijly / GABLE 4" BOXED 24" BOXED I I '--24"/ / / / / / / / / / / / / / / / / 24" BOXED AVE EAVE r nl it PRO—f In ELEVATIONS SCALE: 1 /4"=1'-0" 1%4% ENGINEERING SERVICES 5311 KANE RD. EAU CLAIRE, WI 54703 (715) 876-5555 38'-0" EAST SIDEWALL PROJECT TITLE: RV STORAGE CORCORAN, MN SHEET TITLE: ELEVATIONS REVISIONS PROFESSIONAL ENGINEER: FILE NAME: SHEET NO. NO. DATE DESCRIPTION BY NATE PELESCHAK U44014MN02 1 PLAN DESIGNER: DATE: 2 LOUISE EWALD 12-15-14 S2 3 DRAWN BY: SCALE: 4 TIM GEORGE AS NOTED 1� 4 I I I I I I I I I I I I I I I 205" STEEL PANEL i I I I I I I I I I I I I I I I 5„ I I I 50" STEEL PANEL ----------------------------------------------- 12 Q 4 I I 62" 62" 50" '1 STEEL STEEL STEEL r--- PANEL PANEL PANEL 12' x 14' OVERHEAD DOOR ----------------------- L---- E----------------------------- f I iI I ---------------------------- --------------------------J I I I I I I I J I � I I \ 205" STEEL _\ PANEL EXISTING I BUILDING 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 - - - - 1 - - - - - - - - - - - - - - - - - - - - - - - - - - J 16'-0" SOUTH ENDWALL ------------------------------------------------ 12 - 12 44 ---------------------------- I I I I I I I I I I I I I I I L---------------------------- 205" 217" 229" 229" 217" 205" STEEL STEEL STEEL STEEL STEEL STEEL PANEL PANEL PANEL PANEL PANEL PANEL EXISTING I BUILDING 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 J 5„ I I I I I I ----------------------------- 16'-0" NORTH ENDWALL r----------------------------------------------------------------------------------------------------------- I I I I I I I I I I I I I I I I L____ ______________ _______ ______________________ ________ _J 188" 188" 188" 188" 188" 188" 188" 188" 188" 188" 188" 188" I I I I I I I I I I I I I I I I I 188' STEEL STEEL STEEL STEEL STEEL STEEL STEEL STEEL STEEL STEEL STEEL STEEL STEEL PANEL PANEL PANEL PANEL PANEL PANEL PANEL PANEL PANEL PANEL PANEL PANEL PANEL I I I I I I I I I I I I I I I I ------------------------------------------------------------------------------------------------J f 38'-0" WEST SIDEWALL NOTE: OWNER/CONTRACTOR TO VERIFY STEEL LENGTHS ABOVE EXISTING BUILDING. r- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -----------------------------------------------� 13" 12 12 91, 21 „ STEEL 4 ��' ��� 4 STEEL STEEL I PANEL PANEL PANEL I r'� L----� i I I I I I I I I I I I I I I I I I I I I 188" 188" STEEL STEEL PANEL PANEL EXISTING WALL STEEL LAYOUTS SCALE: 1 /4"=1'-0" 1%4 v 1%4 k EENGINEERING SERVICES 5311 KANE RD. EAU CLAIRE, WI 54703 (715) 876-5555 BUILDING L---------1-------------------------------------------------------------------------------------- PROJECT TITLE: SHEET TITLE: RV STORAGE CORCORAN, MN WALL STEEL LAYOUTS 38'-0" EAST SIDEWALL REVISIONS PROFESSIONAL ENGINEER: FILE NAME: SHEET NO. NO. DATE DESCRIPTION BY NATE PELESCHAK U44014MN08 1 PLAN DESIGNER: DATE: z LOUISE EWALD 12-15-14 S8 3 DRAWN BY: SCALE: 4 TIM GEORGE AS NOTED %W kdL, ` �' "Ad v IL 10/2712015 1347 . Y _ n 72, LL�LLI L-LLL, Commercial Suburban Agricultural r: WHITE PRAIRIE WHEAT IVORY TAN BRITE WHITE PINEWOOD ASH GRAY PATINA GREEN 107 OCEAN BLUE FOREST GREEN EMERALD GREEN BEIGE BRONZE BURNISHED SLATE BROWN LIGHT GRAY CHARCOAL GRAY MIDNIGHT GRAY BLACK BRITE RED RED COLONIAL RED BURGUNDY offers the BEST CHOICE of Steel Building Panels for the post frame industry; plus the largest selection of Soffit, Fascia, Gutter, Vents, Trim, Trim Coil & Custom Bent Trim. Note: Color chips show approximate tone. Color of actual product may vary. COPPER COLORED Final color approval should be made with actual material. Only Available in Premium Products Agenda Item: 6_d. C L A N D F O R M From Site to Finish • 105 South Fifth Avenue Tel: 612-252-9070 Suite 513 Fax: 612-252-9077 Minneapolis, MN 55401 www.landform.net TO: Corcoran Planning Commission FROM: Kevin Shay through Kendra Lindahl, Landform DATE: May 28, 2020 for the June 4, 2020 Planning Commission Meeting RE: Sign Variance for the Property located at 9350 County Road 19 (PID 07-119-23-43- 0004) (city file no. 20-020) 60-DAY REVIEW DEADLINE: July 18, 2020 Application Request The applicant has requested approval of a variance to allow three freestanding signs, where one is allowed. The property at 9350 County Road 19 currently has three freestanding signs on the site. Staff finds no record of these sign permits at City Hall, but it is an older site and we are proceeding under the assumption that they are legal, non -conforming signs. The applicant is proposing to modify these signs in the following manner: 1. The first sign is located along County Road 10 on the east side of the site and is an 81- square foot freestanding sign that is approximately 16 feet tall. The applicant is proposing to leave the sign in the existing location and reface a portion of the sign. This modification is allowed as maintenance of a non -conforming sign. 2. The second sign is located on the corner of County Road 10 and 19. The applicant is proposing to remove the 102-square foot existing sign that is partially located outside the property line and does not meet setback standards. The applicant is proposing to replace this sign with a new freestanding sign. The proposed sign will meet the 10-foot setback, will have 56.8 square feet of signage (includes 11.7 square feet of dynamic display) and will be 16 feet tall. The new sign complies with city code requirements. 3. The third sign is located along County Road 19. The applicant is not proposing any work on this sign. 4. They are also proposing new canopy signage. The applicant is proposing to remove the two 30 square foot existing canopy signs attached to the gas station canopy to install a single 12 square foot sign on the front of the gas canopy. 2. Context Zoning and Land Use The property is in the Rural Commercial (CR) District and is guided Rural Service/Commercial on the Future Land Use Map. Landform", SensiblyGreeO and Site to Finish' are registered service marks of Landform Professional Services, LLC. • • • Surrounding Properties The surrounding properties are also zoned Rural Commercial (CR) and guided Rural Service/Commercial. Natural Characteristics of the Site The site is a developed site with no wetlands or major natural characteristics. 3. Analysis of Request Variance • The applicant is requesting a variance to allow three freestanding signs. The site does not comply with Section 84.05 of the Zoning Ordinance which allows one freestanding sign on the property. The burden of proof is on the applicant to show that all of the following criteria have been met: 1. That there are practical difficulties in complying with the Zoning Ordinance. In order to comply with the zoning ordinance, the applicant would be required to remove two existing signs to replace any of the existing signs. This would remove needed signage for the multi -tenant commercial site. 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 property is unique with multiple tenants located on one parcel creating the need for greater than usual signage to advertise the businesses. The three freestanding signs exist today and the applicant is requesting to improve upon those signs while complying with city code standards for all new signage. If the variance is approved the total square footage of the freestanding signs will be reduced by 45 square feet. 3. That the granting of the variation will not alter the essential character of the locality. The area is characterized by commercial businesses and the proposed signage will not alter the essential character of the area. The new signage will reflect the new tenant in the gas/convenience store and will provide a refresh the look of the multi -tenant business area. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The proposed sign variance is in harmony with the general purposes and intent of the Ordinance. The new freestanding sign complies with the ordinance requirements while removing a sign that does not comply with ordinance standards. 9350 CR19 Sign Variance (20-020) June 4. 2020 • • • 5. The variance is consistent with the Comprehensive Plan. • In the Comprehensive Plan it is identified that a goal is to enhance the City's commercial development and facilitate expansion of existing businesses. The variance is consistent with the Comprehensive Plan goals for commercial businesses 6. The City may impose conditions on the variance to address the impact of the variance. The design, size and height of the new freestanding sign meet the city code standards for a freestanding sign in the Rural Commercial zoning district. 4. Conclusions Staff has reviewed the signage plans against the applicable standards outlined in the Comprehensive Plan and Zoning Ordinance and finds that the standards for a variance have been met. The Planning Commission must determine if the variance standards have been met. If the Commission finds that the variance standards have been met, they may recommend approval of the variance. 5. Recommendation Staff recommends approval of the resolution approving the sign variance to allow 3 freestanding signs. Attachments 1. Draft Resolution 2020-xx approving Variance 2. Site Location Map 3. Applicant's Narrative dated May 7, 2020 4. Survey received May 13, 2020 5. Sign Plans received May 7, 2020 9350 CR19 Sign Variance (20-020) June 4. 2020 City of Corcoran June XX, 2020 County of Hennepin State of Minnesota RESOLUTION NO. 2020-XX Motion By: Seconded By: APPROVAL OF A VARIANCE ALLOWNG THREE FREESTANDING SIGNS AT 9350 COUNTY ROAD 19 (PID 07-119-23-43-0004) (CITY FILE NO. 20-020) WHEREAS, Rose City Inc. is requesting approval of a variance to allow three freestanding signs on property legally described as follows: All that part of the South 629.00 feet of the Southeast Quarter of Section 7, Township 119, Range 23, Hennepin County, Minnesota, which lies West of the following described line and its extension: Commencing at the Southwest corner of said Southeast Quarter; thence on an assumed bearing of North 89 degrees 50 minutes 29 seconds East along the South line thereof, a distance of 709.5 feet to the actual point of beginning of the line to be described; thence North 00 degrees 09 minutes 31 seconds West to the North line of said South 629.00 feet of the Southeast Quarter and there terminating except the South 22 rods of the East 16 rods of the West 43 rods of said Southeast Quarter. WHEREAS, the Planning Commission has reviewed the variance and recommends approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a variance, subject to the following findings and conditions: Approval is granted to allow three freestanding signs and new canopy signage as shown on application and plans received by the City on May 7, 2020 and revised materials received on May 13, 2020, except as amended by this resolution. 2. A variance to allow three freestanding signs where one is allowed, is approved subject to the following findings: a. In order to comply with the zoning ordinance, the applicant would be required to remove two existing signs to replace any of the existing signs. This would remove needed signage for the multi -tenant commercial site. b. The property is unique with multiple tenants located on one parcel creating the need for greater than usual signage to advertise the businesses. The three freestanding signs exist today and the applicant is requesting to improve upon those signs while complying with city code standards for all new signage. If the variance is approved the total square footage of the freestanding signs will be reduced by 45 square feet c. The area is characterized by commercial businesses and the proposed signage will not alter the essential character of the area. The new signage will provide a refresh the look of the multi -tenant business area. Page 1 of 2 City of Corcoran June XX, 2020 County of Hennepin State of Minnesota RESOLUTION NO. 2020-XX d. The proposed sign variance is in harmony with the general purposes and intent of the Ordinance. The new freestanding sign complies with the ordinance requirements while removing a sign that does not comply with ordinance standards. e. In the Comprehensive Plan it is identified that a goal is to enhance the City's commercial development and facilitate expansion of existing businesses. The variance is consistent with the Comprehensive Plan goals for commercial businesses. 3. The signage shall comply with all ordinance requirements, except as specifically approved by this resolution. 4. A sign permit is required prior to beginning construction. 5. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and the required improvements. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this xx day of June 2020. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — Administrative Services Director Page 2 of 2 Corcoran City Hall Kendra Lindahl 8200 County Road 116 Corcoran, MN 55340 Re: PID# 0711923430004 Marathon/Tom Thumb 9350 Co Rd No 19 Loretto, MN 55374 Hearing Date: June 4, 2020 With the above site we have proposed within the city the following signage that the Marathon standards: 1) Canopy signage proposed is 3 sides of illuminated fascia on the gas canopy with 3 sets of Marathon decals (12.3sq ft ea). 2) Sign #2 we are proposing that we reface the one existing sign cabinet only. 3) Sign #1 We have proposed a 24' Sign with 71.9sq ft of signage and 20.7 sq ft of Electronic Message Center and have a blue lit bar on the side of the sign. To comply with the city's ordinances and comply with Marathon standards we have reduced our signage proposed to 1)Canopy signage to have non -illuminated fascia & only (1) set of illuminated channel letters that comply with Section 84.05 Subd 3-f. 2)Sign #2 we are compliant. 3)Sign #1 new sign with 45.1 sq ft and 11.7 sq ft Electronic Message Center. This will conform with the city's ordinances Section 84.04 Subd 7, 8 and 9. Section 84.05, Section 84.10, and 84.11. The variance that is being proposed for the above business is as follows. Remove the existing main sign and install new footings and a new Marathon sign in the same area as the old sign on the property. A) We are installing a new s total and the existing sign is 102 sq ft. that is older and in need of upgrading. also has a metal catwalk around the sign to change out the manual reader board. With the proposed sign this will be eliminated. The existing sign is also closer to the intersection and with the new sign it will be closer in the property line and comply with 84.04 subd 2-a. B) This is unique to this parcel within the city. This is a multi -tenant property. The signage proposed would be incorporating a new image with the gas station and re -fresh the look of the sign and canopy. C) Granting a variation will clean up the image of the business's facade. And have a sign that is compliant with the city's ordinances. And the sign will be moved back from obstructing the intersection with less things to look around. D) With an approved variance, the site would be within the city's ordinance and have a new sign to enlighten the business front & curb appeal which is good for the business and the community. The new sign lighting inside and out will also comply with the city ordnance of Section 84.04 subd 8 a-h. If you have any questions please feel free to call Sincerely, Tammy Westerberg 218-738-3188 Customer agrees to order according to the above quote. Date / / Authorization IS to3,Dj7, - �,�nG IYo 10 oC [ir;es r(l0U C S'9� a4i1 Sartu b\ �S'9Yl !�_. Certificate _ I\ rvey and Topographic Survey Ewa \ I I I .mod..,,,.. d "'t 4. ..Y v I II Ir I I _—__---_________�I '-------1-------`-----— ----- -------I*I, .rl.. ,Y. � v awe till aw. I it o ..wY s..w rY { . i i , nuvmns�ve I I ...wYr. suorwYwowwa...sr 4 1 � •rL1.�sOwY�l=u.r Mpw�nn r•M wxry �wY� w�r.w M1� 1 � tl.Mw m w/Y O.I.M J. a✓. 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Acnial samRAesam,rval abk!or your viwving upon r..-,_.; San PI r nny photographs are not exact rePl� but a very close re�� o , iNCOBPONATFD 218,738.3188 800,594,9451 218,738.3187 www.rosecityinc.com Copgdoht C]CISAEIRIRhts Re.ry "I'll AWofhrWl (OIIOIGq MMMEZ c9 n cay5 oyrno CUSTOMER f SIGNIT URF � ■� ■ t ""SMIWWWONGMIFF ASEM,Ma SE MESMMDBY RW"T`VMl(MARECS,CANDVY. AOLELFCMCBBQ BACCi OBALCQWRABE", BYS144VGIISD000IV VIMM ACAMWTOTIc MlluY LISTED M MS DESKA v .AISD00099I50R"411) BY RMMY'rMM1BRUHCS,CANOM 516R.FIFnPo:BBOBRCGlOB4(01WXIBGPJiFREO J4DBI DIE tr OETNE((NPoONIT CON, [IEXi A[AEES.BYiFGIRO MSOOCWFNI.NOEiOALITROEWd1ORIMOPo.11lpl WITNAMRDWATYWITM *WqM MWOF RMOTYYINYLUMICS..CANOPYSIGN.ELECTPoCBBOIRCOLOWCOWAAY OR NdFSSNROIMEDBYRAYWM AR MUTOWILLCONSTIME A OiW OF COUPTUALTROCUMON"KES ENO= wommm-- AREA" )EW'.: -DIESELA E HAVE PREM.. CLEAR 1 HAVE PREMIUM CLEAR ok TANKS IT 422074-5 F V10 14"1 MARATHON REG GS Q 0 N 1 '• • • 99 aLwi I 73.125" INSCLi RoalishIss at so Wine Vanessa Wals am M fidemed lar astual seasienton drawnsairs. Far Wadi rami aci oreasess. W roams, eassit, Mass, ri W "Insim, siofiesseas am ly, ai Customer: MARATHON Description: 'Customer Approval: Grapnics and colons on file vau be used unless otherwise specified by customs,. Please review dravnng carefully By signing Project No: 422074-5 SCale: below, yeu agree to graphics as shown above, and to Iooston of sign say shown. Please return signed wry back to Everbrtte. Date: 05/01/2020 Drawn By: I.Goldsmkh Location & Site No.: Revised: axsrorkn acruiusa on>E # MA9350ADR Revised: urvo amsw wuBe o ► pq S%9nQ�� EXi7nS , Si fAnS (?, 30P X IUL/ " 3�) 42S aa- L�r�q ode /SR it] C. 8350 County Rd 19 Corcoran, MN Gvvom,AND SIGN -'LetterSize- Part # Fascia Height Total "Marathon" Length (G) 12" MA401311).0I1) 30" - 32" 98 1/2" 15" MA4015LD.OID 34" - 38" 118 1/8" 18" MA40181.D.OID 40" - 44" 137 7/8" 20" MA40211D.0I13 W - 48" 157 5/8" 1ri— tFr • Illuminated using LEDs. • Low voltage wiring. • Ships and installs in two sections, "MARX & "THON". • Not to be installed over "MARATHON" letter graphic. fl SFr Q G EDERAL �� EATH c9 �,���/'� VISUAL COMMUNICATIONS G U See page 47 for vendor contact information. All image materials are subject to Marathon approval. •Everbrite Date: March 25th, 2020 Re: LumiDigit Price and EMC Sign Illumination To Whom It May Concern: In compliance with the various sign regulations adopted throughout the United States, the following information pertains to Everbrite LumiDiait Electronic Gas Price Changers and EMC Signs: All LumiDigit gas price and EMC signs are equipped with light sensors that automatically adjust the LED digit light intensity of the sign in direct correlation with ambient light conditions and are factory configured not to exceed 0.3 foot- candles above ambient light levels. The luminance of Everbrite's LED signs is between 3000 to 4000 nits (280 to 372 foot-candles) during the brightest time of the day and between 300 to 400 nits (28 to 37 foot-candles) at night depending on the size of the digit or panel configuration. The daytime brightness setting is at its highest level and can only be adjusted to a lower setting. The nighttime brightness setting is preset at the factory and is password protected to prevent changes from end -user manipulation. Sincerely, Mark Erickson Product Development Manager 608-429-1670 mericksonO eve rbrite. com 401 South Main Street, Pardeeville, WI 53954 Phone: 608-429-2121 Agenda Item: 6_e. L A N D F O R M From Site to Finish _ • 105 South Fifth Avenue Tel: 612-252-9070 Suite513 Web: landform.net Minneapolis, MN 55401 TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform DATE: May 28, 2020 for the June 4, 2020 Planning Commission Meeting RE: PUBLIC HEARING. Comprehensive Plan Amendment, Rezoning, Preliminary Plat and Preliminary PUD Development Plan for "Tavera" at the northwest corner of Hackamore Road and County Road 116 (PID 35-119-23-44-0001, 35-119-23-11- 0001, 35-119-23-12-0002, 35-119-23-41-0001 and 35-119-23-43-0001) (City File 20- 017) REVIEW DEADLINE: August 19, 2020 Description of Request The applicant is requesting approval of "Tavera", a 549-unit residential development at the northwest corner of County Road 116 and Hackamore Road. The project includes a mix of single-family, villa, twinhome and townhome units. The phasing plan shows development in eight phases. *Key plan application materials are attached as part of this packet; however, due to size limitations not every item is included. The complete application is available at city hall. 2. Parks and Trails Commission Review The Parks and Trails Commission reviewed the item on May 21, 2020 and voted 6-0 to recommended approval with the conditions as outlined in the staff report. 3. Context Zoning and Land Use The properties are guided Low Density Residential and zoned Urban Reserve. The Dempsey property is guided Agricultural Preserve, the designation expired on April 27, 2020 and was reclassified as Low Density Residential because the Comprehensive Plan states "When land is removed from the Metropolitan Agricultural Preserve program, the land use will revert to its underlying land use: Rural/Ag Residential outside of the MUSA and Low Density Residential in the MUSA." All but the Dempsey property are in the 2020-2025 phase of the 2040 Staging Plan. The Dempsey property is in the 2035-2040 phase and a Comprehensive Plan amendment is required to bring it into phase I. 1"i'G McMo P � 9m Landform� and Site to Finish"'are registered service marks of Landform Professional Services, LLC. u m , a •**so* Sad • • Surrounding Properties • • The surrounding properties are guided Existing Residential and Low Density Residential and zoned Urban Reserve. The property to the south, across Hackamore Road, is located in the City of Medina and developed with single family homes in Foxberry Farms subdivision. Natural Characteristics of the Site There are a number of wetlands on site, including a public waters basin on the south side of the McKown property. The Natural Resource Inventory map identifies a number of natural plant communities scattered throughout the project area. The Ecologically Significant Natural Areas map shows Maple -basswood forest, lowland hardwood forest and oak forest on the site. The Water Resources map shows a creek in the northwest portion of the site and this creek is in the Shoreland Overlay District and a ditch in the eastern portion of the side that is subject to the 16.5-foot buffer requirement. There are three areas of FEMA floodplain in the northern portion of the site. School Districts The Wessel and McKown properties are in the Wayzata School District and the Theis and Dempsey properties are in the Wayzata School District. 4. Analysis of Request A. Level of Discretion in Decision Making The City has a relatively high level of discretion in approving or denying a comprehensive plan amendment. The comprehensive use plan is the city's long-range planning tool that indicates what type of development should occur on all land within the City. In other words, it is the City's plan for how it wants to direct future development and growth. The City Council may guide property as it deems necessary to protect and promote the general health, safety and welfare of the community. The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City's Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City has a relatively high level of discretion in approving PUDs. A PUD must be consistent with the City's Comprehensive Plan. The City may impose reasonable requirements in a PUD not otherwise required if the City deems it necessary to promote the general health, safety and welfare of the community and surrounding area. The City's discretion in approving a preliminary plat is limited to whether 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. Tavera CPA, RZ, PP and PUD (city file 20-017) June 4, 2020 • • B. Consistency with Ordinance Standards • • Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City policies. The City Engineer's comments are incorporated into this staff report, the detailed comments are included in the attached engineering memo and the approval conditions require compliance with the memo. ComDrehensive Plan Amendment As part of the application, Lennar is requesting a Comprehensive Plan Amendment to amend the Sanitary Sewer Staging plan to bring all of the affected parcels into the initial stage (2020-2025) from the final phase (2035-2040). Staff recommends that the amendment include the addition of this new 4-acre park parcel as the neighborhood park is not shown on the current Parks and Trail Plan map. As noted earlier, the Dempsey property is guided Agricultural Preserve, the designation expired on April 27, 2020 and was reclassified as Low Density Residential because the Comprehensive Plan states "When land is removed from the Metropolitan Agricultural Preserve program, the land use will revert to its underlying land use: Rural/Ag Residential outside of the MUSA and Low Density Residential in the MUSA." No Comprehensive Plan amendment is required, but we will note it in our Metropolitan Council amendment. The Comprehensive Plan is a living document and when the City finds evidence to support a change to the plan, the City Council has the discretion to make a change. The City should consider the following issues when reviewing a comprehensive plan amendment request: • Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including, but not limited to, whether new information has become available since the Comprehensive Plan was adopted that supports re-examination of the plan, or that existing or proposed development offers new opportunities or constraints that were not previously considered by the plan. • Whether or not the change is needed to allow reasonable development of the site. • The relationship of the proposed amendment to the supply and demand for particular land uses within the city and the immediate vicinity of the site. • A demonstration by the applicant that the proposed amendment has merit beyond the interests of the proponent. • The possible impacts of the amendment on all specific elements of the Comprehensive Plan as may be applicable, including, but not limited to: o Transportation o Sanitary sewer, including existing and proposed sanitary sewer flows as compared to the adopted plan; o Housing, including the extent to which the proposal contributes to the City's adopted housing goals; o Surface water, including compliance with the City's goals for water quality as well as water quantity management; o Water supply; Tavera CPA, RZ, PP and PUD (city file 20-017) June 4, 2020 • • • • o Parks and open space; and • Consideration of the impact of the proposed amendment upon current and future special assessments and utility area charges, future property tax assessments or other fiscal impacts upon the City. This is a policy decision for the City Council. The City should evaluate all of these issues when considering the decision. Staff recommends approval of the staging plan change as it will allow the property to be developed as a whole and provide looping of infrastructure with the addition of the Dempsey property to the project. Rezoning The properties in this proposed development are all zoned Urban Reserve (UR), which is a holding zone until development is proposed and municipal sewer and water are available. The applicant is requesting that the properties be rezoned to Planned Unit Development (PUD). The rezoning would be consistent with the underlying Low Density Residential land use designation, which requires development at 3-5 units per net acre. The Zoning Ordinance has established a PUD zoning district with the purpose of promoting a creative and efficient use of land by providing design flexibility in the development of residential neighborhoods and/or nonresidential areas that would not be possible under a conventional zoning district. In this case, the developer is requesting PUD flexibility primarily for lot size and setbacks and architectural standards. The project is requesting PUD flexibility for: 1. Lot area and lot width reductions for villas, single family homes on 55-foot lots and twinhomes 2. Rear yard setback of 20 feet for decks/patios where 30 feet is required for single family, villas and twinhomes 3. Garage size standards a. Single family homes and villas are proposed at 63% for two -car garages, 75% for 3- car garages and 68% for 4-car garages where 55% is the maximum allowed. b. Twinhomes will comply with the 55% maximum c. A 420 sq. ft. garage where 440 sq. ft. is required for townhome units with basements and 540 sq. ft. for those without basements. d. Townhome garage width of 19 feet where a minimum width of 20 feet is required 4. Townhome architecture — minimum stone/brick requirements. 5. Townhomes setback flexibility a. 15 feet between building where 20 feet is required b. Setback (to curb of private street) 20 feet where 25 feet is required c. Setback to public street 20 feet where 25 feet required In exchange for this flexibility, the applicant will: a. Provide additional landscaping beyond the ordinance requirements a. The plans show 944 trees where 665 are required b. Preserve environmental features a. Preservation of 96% of the wetlands on site Tavera CPA, RZ, PP and PUD (city file 20-017) June 4, 2020 • • • • b. Preservation of 30 acres of wooded areas c. Provide an opportunity for construction of the planned regional trail a. The off -road trail is planned by both the City and Three Rivers Park District and can be shifted east into this site and constructed by the developer d. Construct at their cost the parking lot in the park e. Provide off -site infrastructure improvement at their cost to benefit this site and surrounding properties. f. Provide an entrance monument to welcome travelers to Corcoran a. No details have been provided for the sign planned at the NW corner of County Road 116 and Hackamore. g. A well designed neighborhood providing new housing options with some improved architecture in compliance with the Comprehensive goals and general architecture standards The PUD flexibility is discussed more detail in the PUD Development Plan section of this report. The City must review this request for compliance with the PUD standards as follows: 1. The planned development is not in conflict with the Comprehensive Plan. The planned unit development is not in conflict with the Comprehensive Plan. The proposed pre - development net density is 2.85 units per acre, when the post -development area is calculated we expect it will be within the 3-5 units per acre expected in the Low Density Residential land use classification. The plan incorporates the trail, park and street connections anticipated within the site and preserves significant portions of the existing natural resources on site. 2. The planned development is not in conflict with the intent of the underlying zoning district. The planned development of 549 homes is consistent with the intent of the RSF-3 and RMF-1 districts and the Comprehensive Plan goals to provide a variety of housing options.. The applicant is requesting approval of PUD zoning for design flexibility to allow for modification to the architectural standards, provide a mix of lot sizes and reduced setbacks for this neighborhood at a density consistent with the Comprehensive Plan. 3. The planned development is not in conflict with other applicable provisions of the City's Zoning Ordinance. The development is not in conflict with other applicable provisions of the zoning ordinance, except that PUD flexibility is requested as noted in the staff report. In exchange for this flexibility, the developer will provide both internal infrastructure needed to support their development and off -site street improvements, a new neighborhood park and trunk infrastructure improvements that will serve a larger development area. 4. The planned development or unit thereof is of sufficient size, composition, and arrangement that its construction, marketing, and/or operation is feasible as a complete unit without dependence upon any other subsequent unit or phase. Tavera CPA, RZ, PP and PUD (city file 20-017) June 4, 2020 • • • • The planned development is feasible without dependence upon any other subsequent phase. The project has an 8-year phasing plan and development is contingent upon completion of trunk infrastructure improvements and water service. The initial phase will include the construction of the primary project infrastructure, roadway improvements on County Road 116 at the main entrance and other key public infrastructure improvements. 5. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The developer is providing public trails consistent with the City's Comprehensive Plan and a new City park. The development includes the construction of all public infrastructure needed to serve this site at the developer's expense. 6. The planned development will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. The planned development is a residential neighborhood developed consistent with the Comprehensive Plan and, therefore, will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. 7. The quality of the building and site design proposed by the PUD plan shall substantially enhance the aesthetics of the site, shall demonstrate higher standards, more efficient and effective uses of streets, utilities and public facilities, it shall maintain and enhance any natural resources within the development, and create a public benefit that is greater than what would be achieved through the strict application of the primary zoning regulations The quality of the site design proposed by the PUD shall enhance the aesthetics of the site, install and provide streets, utilities and public facilities that may not otherwise be installed and create public benefit that is greater than would otherwise be achieved due to the construction and financing of all related infrastructure improvements. The development will meet the City's density goals while preserving high quality natural resources, providing trails, a park and quality architecture. The Zoning Ordinance states that "the rezoning of the property defined in the development plan shall not become effective until such time as the City Council approves an ordinance reflecting said amendment, which shall take place at the time that the City Council approves the final development plan." The Council should approve the rezoning to be effective at such time as the final PUD development plan is adopted. Preliminary PUD Development Plan The neighborhood will be built over eight years and we can expect that house plans offered by Lennar today may be modified with different options by the time the project is built out. Therefore, it is important to establish basic standards that will carry through development of the PUD rather than Tavera CPA, RZ, PP and PUD (city file 20-017) June 4, 2020 • LI • • approve specific models. The developer has provided example products for discussion, but other house plans could be approved by staff over time. The plan includes: 265 single family homes (55-, 65- and 75-foot wide lots) • 70 villas (55- and 65-foot wide lots) • 80 twinhomes • 134 townhomes Lot Dimensions and Setbacks The single family and twinhomes are being reviewed against the RSF-3 district standards. The applicant is requesting some flexibility from the lot size and width standards and rear yard setbacks for decks and patios as follows (shown in red): RSF-3 District Proposed PUD Standards Standards Single Two- 75-foot lots 65-foot lots 55-foot lots Villa lots Twin Family Family (58 homes) (165 (51 homes) (70 homes) homes dwellings homes) (80 homes Minimum 7,500 15,000 9,000 sq. ft. 7,800 sq. ft. 6,600 sq. ft. 7,000 sq. ft. 8,918 sq. Lot Area s .ft s .ft ft. est. Minimum 65 feet 100 feet 75 feet 65 feet 55 feet 55 feet 39 feet lot width Minimum Principal Structure Setbacks: Front, 100 100 feet 100 feet (60 100 feet (60 100 feet (60 100 feet (60 n/a From feet feet with feet with feet with feet with Major landscaping landscaping landscaping landscaping) Roadways* Front, 20 feet 25 feet 25 feet /20 25 feet /20 25 feet /20 25 feet /20 25 feet (25 From all feet side feet side feet side feet side feet from other street street street street private streets drive curb Front 15 feet N/A 15 feet 15 feet 15 feet 15 feet n/a Porch (<_ 120 square feet Side 10 feet 10 feet 7.5 feet 7.5 feet 7.5 feet 7.5 feet 7.5 feet (living) Side 5 feet 5 feet 7.5 feet 7.5 feet 7.5 feet 7.5 feet 7.5 feet (garage)** Rear 30 feet 25 feet 30 feet / 20 30 feet / 20 30 feet / 20 30 feet / 20 30 feet feet for feet for feet for feet for decks/patios decks/patios decks/patios decks/patios Maximum 35 feet 35 feet 35 feet 35 feet 35 feet 35 feet 35 feet Principal Building Height Tavera CPA, RZ, PP and PUD (city file 20-017) June 4, 2020 • L • • *Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. **Minimum separation between structures on adjacent parcels shall be 15 feet. Staff notes that the smaller lots are consistent with the lot area/width is consistent with other developments in the City. However, the developer did take the July 25, 2019 Council work session comments under advisement and did retain the 15-foot separation between buildings. At that meeting, the Council indicated that the 15 feet between residential buildings was a priority and that the architectural standards in the ordinance (particularly related to the garages was important). There was some willingness to support more garage frontage with a higher level of architectural design in exchange. For these reasons, staff supports this flexibility but has included a condition requiring the developer to update the lot tab to reference the product type on each lot and provide a base lot calculation for the twinhomes. The applicant is requesting that the rear yard setback be reduced from 30 feet to 20 feet for decks and patios. This does reduce the useable rear yard for homeowners. The City did approve a similar setback reduction in Bellwether. • The Commission should discuss and make a recommendation on this request. The townhomes were reviewed against the RMF-1 district standards. The applicant is requesting some flexibility from the side yard setbacks as follows: RMF-1 District Standards Proposed PUD Standards Minimum Lot Area 5,400 sq. ft. per unit 2,100 sq. ft. Minimum lot width n/a n/a Front, From Major Roadways* 100 feet 100 feet 60 feet with landscapin Front, From all other streets 25 feet 25 feet (25 feet from private drive curb) 20 feet from secondary street Side(living) 10 feet 7.5 feet/ 15 feet between buildings Rear 25 feet 25 feet Maximum Principal Building Height 35 feet 35 feet Staff believes that the intent of the per unit sq. ft. requirement as intended to be an average based on the townhome area (a sum of the unit footprints + plus the common areas divided by the number unit). The developer should provide the calculation using this formula. The developer is requesting side yard setback flexibility to allow a minimum of 15 feet between buildings. Staff supports this request but recommends that the setback from all streets (except CR 116) and the perimeter setback be a minimum of 25 feet from streets and other housing product types. Design Standards The applicant has provided some product examples but is not requesting approval of specific products in order to have flexibility to modify product types in response to market demand. If the Tavera CPA, RZ, PP and PUD (city file 20-017) June 4, 2020 • • • • City can establish clear development standards and expectations, staff supports this approach. The City has adopted design standards as part of the Zoning Ordinance and guidelines as part of the Southeast District Plan and Design Guidelines. The developer will be required to show compliance with these standards or request PUD flexibility. All single family and twinhomes are subject to the following standards listed in Section 1040.040, Subd 8: A. Front Elevation: 1. Definition: i. For the purpose of this Section, front elevation shall be the elevation facing the front lot line on the street of the mailing address for the property when the property has more than one front lot line. 2. Materials used: i. The front elevation shall have material consisting of brick, stone, stucco, fiber cement board, redwood, cedar or other similar materials. A minimum of two different materials is required, except that brick may be used on the entire elevation. ii. Vinyl siding is permitted when combined with the materials listed in Subd. 8.A.2.i of this Section. A minimum of 3 different variations in color, style and/or material is required. For example, if vinyl siding is used, the home shall have combination of each lap, shake or board and batten plus brick or stone. The percentage of each used material/style of materials used shall be shown on the plans. iii. Except for brick, stucco and/or natural or artificial stone, the front elevation shall have no more than 75% of one type of exterior finish. The percentage of materials used shall be shown on the plans. 3. Architectural Elements: i. The front elevation fagade shall consist of doors, windows and variations of the wall face with the use of pilasters or columns, wainscots, canopies or other architectural elements. 4. Design: i. Front elevations shall be varied with a minimum of five different styles provided in the development. ii. Homes in proximity to each other shall not look alike in terms of the combination of color of siding, accent and roofing materials. The home under consideration will be compared to the two homes on each side and to the three homes directly facing it. B. Garages: 1. The garage shall not comprise more than 55 percent of the viewable ground floor street -facing linear building frontage. This standard is based on the measurement of the entire garage structure and not on a measurement of the garage door or doors only. Corner lots are exempt from this requirement on one street elevation. 2. Garage doors shall be architecturally styled (this includes details such as raised panels, accent color, windows, etc.) to match the exterior design of the home. C. Roof. Tavera CPA, RZ, PP and PUD (city file 20-017) June 4, 2020 • • • • 1. Roofing materials including asphalt shingles, wood shingles (including shake), concrete, clay, ceramic tile roofs or residential steel roofing material (with hidden fasteners) are required on all roofs. 2. Overhangs must be a minimum of 12 inches. D. Other Elevations: 1. Equal architectural treatment on all sides of the building (materials, articulation, etc.) shall be used for all new residential construction when located on or visible from a street or public park. Each elevation facing a street or public park should use a minimum of 2 different materials and/or styles compatible with the front elevation as described in this Section. All other elevations shall make a good faith effort to demonstrate that elements of the front elevation have been considered for incorporation on these elevations. 2. Each side elevation shall have at least one window or door opening. 3. A maximum of 18 inches of the foundation wall may be exposed on any elevation. These standards apply to the single family homes, villas and twinhomes. The applicant indicates that they are only requesting flexibility from the garage frontage requirements in Section 1040.040, Subd 8 (B) and will comply with all other design standards. In exchange for the flexibility to allow up to 75% of the building front to be garage, they have proposed to provide "decorative garage doors with windows, brackets, handles, etc.". It is unclear how this is an improvement over the code requirement that "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." They have also indicated that they will provide: 1. A color or texture change on all sides of the homes such as but not limited to lap siding changes, band boards, board and batten, or shake or scale textures. Variations to exterior siding textures or colors may be horizontal or vertical. 2. 4" LP trim on all windows 3. Optional window grids or optional shutters on some homes. (However, they don't want to commit to doing this on every home in order to avoid monotony. It is unclear to staff how this could be included as a PUD benefit if it cannot be defined and measured for compliance.) 4. They will comply with the requirement that "Each elevation facing a street or public park should use a minimum of 2 different materials and/or styles compatible with the front elevation as described in this Section", but do commit to providing building articulation in these areas like they are in Ravinia (which is not required). They would provide window grids or shutters (where appropriate with the, in addition to the color or texture change and 4- inch LP trim on all sides. The submittal included elevations/floor plans for: • Magnolia twinhome (434-474 sq. ft. garages. 56% garage face, not garage forward) • Aspen twinhome (434-474 sq. ft. garages. 56% garage face, not garage forward) • Salerno villa (460-690, 53% 2-car, 79% est. 3-car, option c appears to be garage forward) • Florence villa (483-713, 55% 2-car, 82% est. 3-car, appears to be garage forward) Tavera CPA, RZ, PP and PUD (city file 20-017) 10 June 4, 2020 • LI • • • Unnamed single family home samples (no details provided, but expected 63-75% garage face and several are garage forward) At the July 16, 2019 Council work session on residential design standards with the Planning Commission, the City discussed making changes to the ordinance standards, but ultimately felt they should stay as written. While it was not unanimous, there was consensus that the 15-foot building separation and garage requirements were important to maintain. However, they would consider flexibility if there is a higher quality architecture without garage forward design. The applicant states that the garage forward home styles are desired in the marketplace and would like to keep them as an option. However, they are proposing significantly more garage face than the ordinance allow with limited architectural improvements not required by code. • The Planning Commission should discuss the recommended garage flexibility in the context of the project as a whole and make a recommendation. The Commission could recommend approval as requested or could recommend approval of the flexibility requested and add a condition that garage forward design is not allowed on homes that exceed the 55% frontage standard. While they have not requested flexibility from this requirement, it seems unlikely that the twinhomes can comply: i. Front elevations shall be varied with a minimum of five different styles provided in the development. ii. Homes in proximity to each other shall not look alike in terms of the combination of color of siding, accent and roofing materials. The home under consideration will be compared to the two homes on each side and to the three homes directly facing it. We have included a condition requiring the applicant to provide a color palette and material sample board to ensure compliance. The standards for townhomes are as follows listed in Section 1040.060, Subd. 9: A. Unit Size: The following unit size shall apply. 1. Floor Area: Five hundred (500) square foot minimum floor area for efficiency apartment units. Minimum eight hundred (800) square feet for a one -bedroom unit plus one hundred (100) square feet for each additional bedroom. Seven hundred (700) square foot minimum floor area for one -bedroom apartment dwelling units in retirement housing developments, plus one hundred (100) square feet for each additional bedroom. Garages, breezeways and porch floor spaces shall not be credited in determining the required floor area of units. B. Unit Construction: 1. Subdivision Requests: Building elevations and floor plans shall be furnished with subdivision requests illustrating exterior building material and colors to demonstrate compliance of this title. Building floor plans shall identify the interior storage space within each unit. Tavera CPA, RZ, PP and PUD (city file 20-017) June 4, 2020 • • • 2. Decks or Porches: Provision shall be made for possible decks, porches or additions as part of the initial dwelling unit building plans. The unit lot shall be configured and sized to include decks or porches. 3. Exterior Building Finish: The exterior of attached/townhome dwelling units shall include a variation in building materials which are to be distributed throughout the building facades and coordinated into the architectural design of the structure to create an architecturally balanced appearance. In addition, attached/townhome dwelling structures shall comply with the following requirements: a. A minimum of twenty five percent (255,o) of the combined area of all building facades of a structure shall have an exterior finish of brick, stucco and/or natural or artificial stone. b. Except for brick, stucco, and/or natural or artificial stone, no single building facade shall have more than seventy five percent (75%) of one type of exterior finish. c. Except for brick, stucco, and/or natural or artificial stone, no townhome dwelling structure shall have more than sixty percent (6091o) of all building facades of one type of exterior finish. d. For the purpose of this Section and material calculations: i. The area of the building facade shall not include area devoted to windows, entrance doors, garage doors, or roof areas. ii. Variations in texture or style (i.e., lap siding versus shake shingle siding) shall be considered as different materials meeting the requirements of this Section. iii. Integral colored split face (rock face) concrete block or plain concrete block shall not qualify for meeting the brick, stucco and/or natural or artificial stone material requirements. 4. Color. Each attached/townhome building shall feature a broad array of colors, including earth tones, muted natural colors found in surrounding landscape or other colors consistent with the adjacent neighborhood. Buildings in proximity to each other shall not look alike in terms of the combination of color siding, accent and roofing materials. The home or townhome building under consideration will be compared to two homes or townhome buildings on each side of it and to the three homes or town home buildings directly facing it. 5. Facades and walls: Each attached/townhome dwelling unit shall be articulated with projections, recesses, covered doorways, balconies, covered box or bay windows or other similar features, dividing large facades and walls into human scaled proportions similar to adjacent single-family dwellings. 6. Roofs. Each attached/townhome building shall feature a combination of primary and secondary roofs. Primary roofs shall be articulated by at least one of the following elements: a. Changes in place and elevation b. Dormers or gables c. Transitions to secondary roofs over entrances, garages, porches, bay windows. 7. Garages: a. Each dwelling unit shall include an attached garage. Tavera CPA, RZ, PP and PUD (city file 20-017) June 4, 2020 12 • • • • b. Garages shall comply with the following minimum size standards: i. For dwellings with basements: Four hundred forty (440) square feet. ii. For dwellings without basements: Five hundred forty (540) square feet. iii. Garages shall be a minimum of twenty feet (20) in width. The applicant is requesting flexibility from the minimum garage standards to allow: • 437 sq. ft. garage where a minimum of 440 sq. ft. is required. • 19 foot wide garages where a minimum of 20 feet of width is required This is the first townhome project and the first time the city is applying these standards. These smaller garages are common in the market today and staff supports the flexibility. The applicant is also requesting flexibility from the townhome architecture standards. They propose to provide a minimum of 6% stone/brick on the front of the building where A minimum of twenty five percent (25%) of the combined area of all building facades of a structure shall have an exterior finish of brick, stucco and/or natural or artificial stone. However, they are proposing to increase the stone/brick on the end units to 26.2% of that face. The challenge is that the front elevation is 80% garage face, which makes it difficult to add stone to the front. This standard applies to townhomes and apartments and it is difficult to envision townhomes that could comply. If the stone wainscoting is wrapped around both end units as proposed, staff supports the PUD flexibility based on the finding that the intent of the standard is being met. The applicant did not provide a color palette to ensure compliance with the requirement of B(4) or elevations to ensure compliance with B(5), but we have included a condition to ensure compliance and avoid monotony. Utilities The City Engineer's memo provides detailed utility comments. This project will extend municipal sewer and water to the site from the Ravinia development to serve this site. Off -site sewer construction is expected to begin this fall and be completed in Spring 2021. The City ordinance requires developers to stub sanitary sewer, water and streets to the property line, which means development of this infrastructure makes development possible for adjacent properties. This utility extension would likely be one of the primary benefits of the PUD. Transportation A number of road improvements are required for this project, including: • Construction of all internal streets • Improvements to County Road 116 • Paving of existing gravel streets o Old Settlers Road from Butterworth Lane to Horseshoe Trail o Horseshoe Trail from Old Settler's to the east lot line of the Dempsey property Tavera CPA, RZ, PP and PUD (city file 20-017) 13 June 4, 2020 • • • Hackamore improvements, including turn lanes An emergency vehicle access and future connection to Blue Bonnet Stub streets to adjacent properties on the west for future connections. • As discussed during the EAW for this project, the Comprehensive Plan shows a minor collector street looping through the site to connect County Road 116 to Old Settlers Road. The City Code does not allow homeowners to access directly onto a minor collector street and the location of the existing wetlands limit other access points, which would render much of the site currently owned by Dempsey undevelopable. At its August 22, 2019 meeting, the Corcoran City Council approved a concept plan to shift the minor collector from the location currently shown and plan for a future straight connection along the Horseshoe Trail alignment. This would be a long-term connection as it would require acquisition from existing landowners that are not part of this development. The City would allow Lennar to make the local street connection as shown on the plan and prepare for a future collector street in the modified location. No direct connection from County Road 116 from the new Horseshoe Trail to the existing Horseshoe Trail is planned with this project. The plan shows an 80-foot right-of-way for Horseshoe Trail but all other public streets are shown with a 50-foot right-of-way. A 60-foot right-of-way will be needed for Street L (from Blue Bonnet to Horseshoe Trail on the west side of the site) which has trunk infrastructure that requires a wider right-of-way. Widening of this street will likely affect the lot layout. An additional 50-foot /right-of-way will be dedicated for Hackamore (there is an existing 33 feet in Medina) and is adequate for the planned improvements, including the planned on -road trail. Private drives are proposed for the twinhome area near Outlot H north of the park and the townhome area. The drives are shown as 24 feet wide and would not allow on -street parking. The City Code only allows private drives in the Rural Residential zoning district under certain conditions. When that ordinance was adopted in 2015 staff noted that townhome developments (like those approved in Sawgrass in 2014) often have private drives and we would want to address that in our ordinance. Staff does recommend that we adopt standards for private drives, however, as part of the PUD the City can approve them. As noted during the previous private drive discussion, staff believes it is critical to design the streets to look different than a public street and be clearly identified as private streets, so that homeowners do not request that the City take over ownership at a later date. We believe many of the private drive standards for the RR district an apply to these private drives and we recommend the following standards: • Individual unit driveways that gain access from any such private drive shall be a minimum of 22 feet in length. • A decorative sign stating "Private Drive" shall be located near each entrance to a private drive. Such sign shall also provide the range of addresses served by the private drive. • The private drive must include 20-foot deep concrete apron to distinguish it from the public street. The remainder of the drive may be bituminous or concrete. • No parking may be allowed on the private drive but guest parking will be required adjacent to the private drive. Tavera CPA, RZ, PP and PUD (city file 20-017) 14 June 4, 2020 • • • • • The HOA documents shall provide a mechanism for maintenance of the private drive in perpetuity. • The private drive shall not be placed on a separate lot or outlot. • The private drive maximum width shall be 24 feet. • Snow storage locations must be shown on the plans. The developer is proposing cul de sac islands in only two locations on the east side of the site. All other cul de sacs will be bituminous only. Where islands are proposed, the HOA shall be responsible for maintenance of these landscape islands. The City Code does not require cul de sac islands but these landscape features were offered as an amenity in Ravinia. • The Planning Commission could discuss the cul de sac design and provide direction. The City Engineer's memo provides more detailed transportation comments. The draft resolutions require compliance with the engineer's memo. Parking The Zoning Ordinance requires two parking spaces per unit plus one space for each of the townhome units. The single family homes can meet their parking requirements with the attached garage and driveway. All driveways in front of garages must be a minimum of 22 feet long to allow a vehicle to park in front of the garage without conflicting with sidewalks and streets. Additionally, on - street parking will be allowed on one side of the 28-foot wide public street. The applicant indicates that garages for twinhomes are 434 — 474 sq. ft. Standard garage doors are 16-feet or 18-feet wide; therefore, we typically see 20-foot x 22-foot (440 sq. ft.) standard garages. The twinhome garage sizes should accommodate two vehicles in the garage and an additional one or two in the driveway. The twinhomes in the NW part of the site are accessed via a public street, which allows on -street parking on one side of the street. However, because the twinhomes in Outlot H are on a private drive, which does not allow on street parking, the developer is proposing 19 parking stalls. This exceeds the townhome guest parking standards, which would only require eight parking stalls. The 134 townhomes in the southeast corner of the site shows 38 guest parking stalls where 27 are required. This complies with the ordinance requirements, but staff recommends that the developer look at driveway 3, which has 18 units but only two guest stalls. At least four guest stalls should be provided to serve 18 units. The number of parking stalls complies with ordinance requirements. Public Safety The public safety committee reviewed this request and provided comments related to public safety access. The memo is attached to this report and compliance is included as a condition of approval in the draft resolution. Existing Easements Tavera CPA, RZ, PP and PUD (city file 20-017) 15 June 4, 2020 • • • • There is a large electrical Transmission line easement that runs east west through the southern portion of the site. It appears that this easement affects Lots 36, 235 and 236. Elsewhere in the City, staff has seen significant restrictions under the transmission line easement that prohibit permanent structures and limit landscaping. Staff has included a condition that the applicant provide details of this easement and any restrictions to ensure there are no conflicts with the proposed plans. There is another overhead powerline that extends across Horseshoe trail. Section 945.060, Subd. 1 of the City Code requires all utilities within a project to be located underground and where existing facilities exist they must be moved underground. There is a drainage easement near County Road 116 near the Theis property. This easement is shown to remain. New standard drainage and utility easements will be provided with the plat around the perimeter of the lots, over stormwater management ponds and over the wetlands (over the wetland and buffer areas). In the northwest corner of the site, there is a driveway encroachment from the Mattson property over this property up to Blue Bonnet. It appears that this may exist without a formal easement. As part of this plat, the developer must provide an access to the Mattson property west of this site. Stormwater The plans show a number of stormwater ponds on site to comply with City, Watershed and State requirements. Additional details are needed from the applicant to ensure compliance with regulations and manage drainage near adjacent properties during construction. The City Engineer has indicated that offsite improvements will be needed to manage additional drainage and allow the City to implement the compliance with the City's TMDL. The City Engineer recommends a $100,000 fee for these future improvements. Wetlands The wetland delineation for 25 wetlands was approved in 2019. However, since approval the Theis property was added to the project and the wetland delineation approvals must be amended. The applicant is proposing nearly 3 acres of wetland impact on the site and intends to purchase off - site wetland credits to mitigate for the impact. The mitigation plan must be submitted to the City, the LGU for the Wetland Conservation for review and approval. Section 1050.010 establishes standards for the wetland overlay district. This includes establishment of wetland buffer strips with an average buffer width of 25 feet plus a 15-foot structure setback from the buffer. Wetland buffer signs are required to be installed at each lot line where it crosses a wetland buffer, and where needed to indicate the contour of the buffer, with a maximum spacing of 200 feet of wetland edge. The wetland buffer planting and maintenance plan must be submitted for Tavera CPA, RZ, PP and PUD (city file 20-017) 16 June 4, 2020 • • • review and approval by the City. The plans must be revised to show compliance with these requirements. • It appears that several of the building pads overlap the structure setback requirements; however, they are pad sites not floorplans. Staff has provided the redlined version of the plans to the applicant showing where the constrained lots are and where consideration must be given the home style planned for those lots. PUD flexibility from these standards are not requested or recommended. The codes states that "Patios and decks may encroach up to a maximum of 6 feet into required structure setback areas. Porches may not encroach into required setback areas. Buffer and wetland areas must be kept fee of all structures, including fences and play equipment." This must be included in the HOA documents. The 15-foot structure setback is reduced to 5 feet for roads and parking lots. Trails that serve an interpretive function are exempt from the setback requirement but must be located outside of the buffer. It appears that there are several areas where the trail is in the wetland buffer and must be shifted. The applicant could also use wetland buffer averaging to reduce the wetland buffer in those areas and make it up in others to allow the trail to remain. Floodplain Section 1050.030 of the City Code establishes the floodplain standards and the Comprehensive Plan shows three floodplain areas in the northern portion of the site generally in the area of the large wetlands. The FEMA floodplain boundary must be shown on the preliminary plat. It appears that there are impacts to the floodplain. A mitigation plan must be prepared for review and approval and FEMA letter of map revision (LOMR) must be coordinated with the City Engineer. Shoreland/Ditch Buffers The property includes shoreland overlay district areas in the northwest portion of the site related to a creek and a portion of property that includes a ditch not defined as shoreland. Both of these areas require a buffer — the shoreland requires a 25-foot average buffer and the ditch requires a 16.5-foot minimum buffer. Additionally, there is a 50-foot structure setback from the OHWL of the creek. The buffer areas must be planted with native buffers are required by Section 1050.020 of the Zoning Ordinance. Buffer monument signs must be installed and the HOA must submit a maintenance plan for the buffer areas for review and approval by the City. The plans must be revised to show the shoreland overlay district, the ditch and all required buffers on preliminary plat. The buffers must be protected by a drainage and utility easement. Natural Resources The Comprehensive Plan includes a Natural Resource Inventory Areas map (Map 1-7) that shows wetlands and woodland areas and an Ecologically Significant Natural Areas map (Map 1-12) that Tavera CPA, RZ, PP and PUD (city file 20-017) 17 June 4, 2020 • L • • shows Oak Forest, Maple -basswood forest and lowland hardwood forest scattered throughout the site. The City does not have a tree preservation ordinance. However, the applicant has indicated that preservation of a significant portion of these areas is one of the PUD benefits. The plans show preservation of 44% of the ecologically significant areas and 70% of the woodland areas outside of those boundaries, resulting in 52% of the woodland areas on site being preserved. The applicant has generally been able to preserve the woodland areas on the perimeter of the site which will provide a buffer to adjacent properties. The plans must be revised to provide tree protection fencing on the grading plans. Landscaping The developer has provided a robust landscape plan that provides 994 trees where 665 are required and preserves approximately 30 areas of woodland area. The applicant is required to provide one tree for each dwelling unit. These trees are generally proposed to be evenly spaced in the front yard along the street to create a tree lined street canopy. Trees should be planted in the right-of-way for the 80-foot and the 60-foot streets (where there is room for the public infrastructure and the trees) but be placed outside of the right-of-way in the 50- foot wide streets. Staff recommends all trees be planted when the street is completed, but these must be planted prior to issuance of a certificate of occupancy for the adjacent home. A setback reduction from 100 feet to 60 feet is requested as allowed by Section 1060 of the Zoning ordinance, which allows the reduction by right if additional landscaping is required. The ordinance requires 1 overstory deciduous tree, 1 overstory coniferous tree, 2 ornamental trees, and 10 understory shrubs per 100 ft. of the project site where the reduction is requested. This would require an additional 29 overstory deciduous trees, 29 overstory coniferous trees, 58 ornamental trees and 290 shrubs for this site. The applicant is proposing instead to provide 49 overstory deciduous trees, 98 conifer trees and 48 ornamental trees. The applicant is proposing to add 20 extra overstory deciduous trees and 69 overstory coniferous trees, but 10 fewer ornamental trees and no shrubs. The deciduous trees are a mix of White Pine, Norway Spruce and Black Hills Spruce. The primary benefit of the shrubs is to provide screening below the tree canopy. However, the additional conifers will provide more year-round screening. • The Planning Commission should discuss whether planting plan for the reduced setbacks is consistent with the intent of the ordinance and provide a recommendation. There is a potential for a conflict with the utilities and landscaping along County Road 116. The applicant and staff will need to work to avoid conflicts and the plans will be revised as required. As noted earlier, the applicant did preserve significant trees along the perimeter of the site. They also added significant landscaping on the north to buffer from the existing homes. Staff recommends additional landscaping be added on the west to buffer from those properties, specifically, • The area behind Lots 376-388 on the west Tavera CPA, RZ, PP and PUD (city file 20-017) 18 June 4, 2020 • L • West of Lot 266 • West of Lots 240-244 • West of Lots 226-228 Lighting • • No lighting details were provided by the applicant. Street lighting will be provided by Wright Hennepin Electric. Cut sheets for the proposed street lighting shall be provided to the City to ensure compliance with City standards. Streetlights are generally located on the sidewalk side of the street. Lighting will be required on the private streets for safety. Lighting must comply with the lighting requirements of Section 1060.040 of the Zoning Ordinance. The applicant must provide lighting details for the townhomes to demonstrate compliance with section 1060.040 of the Zoning Ordinance. Signage Chapter 84 of the City Code regulates signage. The applicant is showing signage in the following locations: • At the NW corner of Hackamore and County Road 116. This indicated as a Corcoran gateway sign • One monument sign at the entrance off Hackamore • Two monument signs at Horseshoe Trail and Street A near the park • One monument sign at the entrance off County Road 116 Figure 2 - entrance sign concept 2 TAVERA Ca,- '. Figure I - entrance sign concept 1 Section 84.05 of the City Code allows two 32-square-foot signs at the primary entrance of a subdivision and one 16 square -foot sign at a secondary entrance. No details about the signs have been proposed by the applicant as of the date of the report and no PUD flexibility is requested. Staff recommends approval of the project signs at the two entrances (32 sq. ft. at County Road 116 and 16 sq. ft. at Hackamore) and the gateway sign at the corner (size TBD), but not the additional signs at the park entrance. PUD flexibility would be required for the gateway sign depending on the ultimate design and could be approved with the PUD final development plan. Tavera CPA, RZ, PP and PUD (city file 20-017) 19 June 4, 2020 • • Ar AL - ; r r �� f 1 � L f • - +f r r� i 1 TAERA, ;-IV Figure 3 - gateway sign concept The ordinance requires signs to be set back 10 feet from the property line and outside the sight visibility triangle. The applicant must show compliance with these setback requirements when the building permit is requested. Parks and Trails The 2040 Parks and Trails Plan map shows On Road trails on County Road 116, Hackamore Road and Horseshoe Trail (66t" Avenue/Gleason Parkway), which can be accommodated in the right-of- way. There is an Off Road trail running north to south in this area and this trail coincides with the regional trail planned by Three Rivers Park District. The Comprehensive Plan does not indicate any parks in the area, but staff supports the addition of the park within this large development. Neighborhood parks are the most local unit of the park system, providing for the passive and active recreational needs of neighborhood residents. These parks should be accessible to a wide variety of user groups living in the neighborhood. These parks typically do not provide organized athletic programs The developer has proposed to include a 4.06 acre park (Outlot J) and 1.8-miles of trails. Additionally, Outlot K will be deeded to the City to provide access to the park. This will also preserve options for a future extension of Horseshoe Trail should the properties to the west redevelop in the future. Trails and Sidewalks City policy is to require an 8-foot wide trail in a 20-foot easement and give credit for the area of off road trails shown on the Comprehensive Plan. Three Rivers Park District requires a 10-foot trail in a 20-foot easement and that is what will be provided in Tavera. The Comprehensive Plan shows the Tavera CPA, RZ, PP and PUD (city file 20-017) 20 June 4, 2020 • • • • north/south off road trail west of this site, but staff has worked with the developer to shift the trail into this development and take advantage of the opportunity to build this section of trail with Tavera. Staff recommends the following changes to the trail and sidewalk plan: • Staff recommends that the sidewalk be shifted to the east side of Street A to avoid the trail conflicts. This would require additional driveway street crossings but results in a clearer distinction between the regional trail corridor and neighborhood sidewalks. • Staff recommends that the sidewalk be shifted to the north side of Street K to avoid the trail conflicts. This would result in additional driveway crossings, but would eliminate one street crossing. • Rather than the mid -block crossing in Outlot K south of the planned park, staff recommends that the trail move through the northeast corner of Outlot N and cross at the intersection. • Where the mid -block trail crossing is unavoidable at Street K near Lot 448, staff recommends that the developer work with the City to develop appropriate crossing improvements. The City will coordinate with Three Rivers Park District for precedents. • Staff recommends that the plans be revised to add additional sidewalk connections from the development to the planned CR 116 trail. The connections should be made generally from the townhome area and a second connection near lot 507. • Additional trail connections should be stubbed to the west at Street G/Trail Lane and at the west side of Outlot K. • Add a sidewalk connection from Street D to Horseshoe Trail (between Lots 162 and 163). • The developer is responsible "for making certain improvements to the developments for park, playground, trail and public open space purposes, including, but not limited to, finished grading and ground cover for all park, playground, trail and public open spaces within their developments. No credit toward the required dedication shall be given for this work. The City reserves the right to pave the trails or require the developer to pave these off -road trails. Should the City require the developer to pave the trails, the City shall reimburse the Developer for the costs for paving of the trail." Staff recommends that the developer pave the trails within the development and be reimbursed by the City following acceptance of the trails. Trails will be maintained by the City according to City trail policy and sidewalks will be maintained by the HOA or homeowners. The HOA documents will need to clearly define this responsibility. Park Dedication The applicant is showing dedication of a 4.06-acre park. Staff notes Wildflower Park in Ravinia is 5.13 acres, but due to the odd shape, wetland and ponding has only about one acre of usable park land. The Comprehensive Plan says that neighborhood parks are generally 5-20 acres in size, but staff would support acceptance of the proposed park to serve the needs of the neighborhood. Staff recommends that: • the plans be revised to show general park area on the east with a 6-8 stall parking lot on the west • the trail wind through the site rather than along Outlot K • provide a trail or sidewalk connection to the park between lots 256 and 257 Tavera CPA, RZ, PP and PUD (city file 20-017) 21 June 4, 2020 • Ll • • As one of the benefits of the PUD, the developer should provide access to the parking lot with driveway in Outlot K, pave the parking lot in addition to the required grading of the park site The developer is showing signage at the intersection of Horseshoe/Street A. There will be a city park sign in the northwest corner but a development sign will not be allowed in those locations. Park Dedication Calculation The City should accept park dedication in the form of land where shown on the maps. The City may accept cash -in -lieu of land if park dedication requirements are not met by the land dedication. The plans show a gross land area of 273.57 acres and 192.53 pre -development net acres. The park dedication ordinance requires 15% of the land area (or the market value of that land). In this case, the developer would be required to dedicate: • 15% of 192.53 acres = 28.88 acres If the developer's calculations are correct, they are proposing to dedicate 5.86 acres (4.06 acres of park and 1.8 acres of trail). Additional information is required from the developer to confirm the gross and net acres. Credit is given for net acreage only. This would provide 20.29% of the required park dedication. Therefore, the remaining 79.71 % of the park dedication would be cash. The current park dedication fee is proposed to be amended at June 111" Council meeting to reflect the 2040 Comprehensive Plan. The proposed fees are $4,628 per single family unit and $3,141 per multi -family unit. Park dedication will be based on the park dedication fee in place at the time the plat is released for filing, but for discussion purposes the formula would be: 335 single family/villas x $4,628 = $1,550,380 80 twinhomes x $4,628 = $370,240 134 townhomes x $3,141 = $420,897 TOTAL = $2,341,514 Less 20.29% _ $475,093.19 Remaining Cash Due: $1,886,420.81 The final park dedication calculation will be based on final land area calculations and the fee schedule in place at the time of release of the final plat. Preliminary Plat The preliminary plat is for 549 lot and 22 outlots. The applicant has requested PUD flexibility from the minimum lot size requirements as noted earlier in the PUD section of the staff report. The approval conditions recommended in this staff report and draft resolutions will likely result in changes to the lot layout and may also affect the unit count. The phasing plan shows 8 project phases generally moving west to east and south to north. The developer's phasing plan may change based on market conditions, but staff notes that infrastructure improvements are tied to the timing of infrastructure needs. Tavera CPA, RZ, PP and PUD (city file 20-017) 22 June 4, 2020 • L • • The concept plan review asked for a ghost plat of the Mattson property located to the west to ensure that the proposed street stub will allow for a future extension. This ghost plat must be submitted for City review and approval. It is City policy to allow grading to begin after approval of the final plat for each phase. The applicant has expressed a desire to allow grading after preliminary plat for an area larger than the initial phase. However, they have not yet provided a specific request with rational for modifying the City policy. Therefore, at this time staff continues to recommend compliance with current policies. Conclusion There are a number of issues that must be addressed and many of those will result in changes to the development lot layout. Staff is comfortable that the draft resolutions include conditions necessary to bring the project into compliance with City standards (as amended by the PUD). The applicant will need to work closely with staff to resolve the outstanding issues prior to submitting a final plat and final PUD development plan. When those plans are received they will be reviewed by the Planning Commission and City Council to ensure compliance with the conditions in the preliminary approvals. 5. Recommendation Move to recommend approval of the following: a. Resolution approving comprehensive plan amendment b. Ordinance rezoning to PUD c. Resolution approving findings of fact for rezoning d. Resolution approving preliminary PUD development plan e. Resolution approving preliminary plat Attachments 1. Resolution approving comprehensive plan amendment 2. Ordinance rezoning to PUD 3. Resolution approving findings of fact for rezoning 4. Resolution approving preliminary PUD development plan 5. Resolution approving preliminary plat 6. Site Location Map 7. Engineer's Memo dated May 28, 2020 8. Public Safety memo dated May 7, 2020 9. Hennepin County memo dated May 6, 2020 10. Applicant's Narrative dated May 11, 2020 11. Plan drawings dated April 21, 2020 12. Tree preservation plan dated May 20, 2020 13. Woodland Assessment dated October 28, 2019 Tavera CPA, RZ, PP and PUD (city file 20-017) 23 June 4, 2020 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020- Motion By: Seconded By: June xx, 2020 APPROVING A COMPREHENSIVE PLAN AMENDMENT FOR "TAVERA" AT THE NORTHWEST CORNER OF HACKAMORE ROAD AND COUNTY ROAD 116 (PID 35-119-23- 44-0001, 35-119-23-11-0001, 35-119-23-12-0002, 35-119-23-41-0001 AND 35-119-23-43- 0001) (CITY FILE 20-017) WHEREAS, U.S. Home Corporation dba Lennar has requested a Sanitary Sewer Staging plan amendment to move approximately 96 acres of land from the 2035-2040 stage up to the 2020- 2025 stage on land legally described as follows: Lot 10, Block 1, Meadow Trails, Hennepin County, Minnesota. WHEREAS, the Planning Commission has reviewed the requested amendments at a duly called Public Hearing and recommends approval; WHEREAS, the property's Agricultural Preserve land use designation expired on April 27, 2020 and was reclassified as Low Density Residential as described in the 2040 Comprehensive Plan making the land available for development; WHEREAS, the development project includes the addition of a new neighborhood park and the City will amend the Parks and Trails plan to reflect this additional park after dedication of the land; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a comprehensive plan amendment for the above referenced parcel, based on the following findings and subject to the following conditions: 1. The property is located in an area where municipal sewer and water can be made available as part of this development. 2. Reclassifying this site is needed to allow reasonable development of the site that responds to current market conditions. 3. Development of the site as part the larger development would facilitate other planned infrastructure improvements, including stormwater improvements, sanitary sewer extension, municipal water extension and transportation improvements that will have regional benefits. 4. With the planned infrastructure improvements developed with this project, there is adequate public infrastructure planned to serve the site. Page 1 of 2 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020- VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan June xx, 2020 VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XXth day of June 2020. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — Administrative Services Director Page 2 of 2 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2020- Motion By: Seconded By: June xx, 2020 AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED AT THE NORTHWEST CORNER OF HACKAMORE ROAD AND COUNTY ROAD 116 (PID 35-119-23-44-0001, 35-119-23-11-0001, 35-119-23-12- 0002, 35-119-23-41-0001 AND 35-119-23-43-0001) (CITY FILE 20-017) THE CITY OF CORCORAN ORDAINS: Section 1. Amendment of the City Code. Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended by changing the classification on the City of Corcoran Zoning Map from Urban Reserve (UR) to Planned Unit Development (PUD), legally described as follows: See Attachment A Section 2. Effective Date. This amendment shall take effect upon adoption of the resolution approving the final PUD development plan for this project. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XXt" day of June 2020. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — Administrative Services Director Page 1 of 2 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2020- ATTACHMENT A June xx, 2020 East 1/2 of the Southwest Quarter of the Southeast Quarter, Section 35, Township 119, Range 23, Hennepin County, Minnesota. Together with: Lot 10, Block 1, Meadow Trails, Hennepin County, Minnesota. Together with: The East 1/2 of the Northeast Quarter except that part which lies East of a line parallel with and distant 40 feet West of the East line, Section 35, Township 119, Range 23, Hennepin County, Minnesota. Together with: The East 1/2 of the Southeast 1/4 of Section 35, Township 119, Range 23, Hennepin County, Minnesota. EXCEPT: The East Sixteen (16) rods of the North Twenty (20) rods of the South Twenty-nine and eight tenths (29.8) rods of the Northeast Quarter (NE 1/4) of the Southeast Quarter (SE 1/4) of Section Thirty- five (35), Township One Hundred Nineteen (119), Range Twenty-three (23). AND FURTHER EXCEPT: All that part of the following described tract: Southeast 1/4 of the Southeast 1/4 and the South 9 8/10 rods of Northeast 1/4 of Southeast 1/4 also that part of North 20 rods of South 29 8/10 rods of the Northeast 1/4 of Southeast 1/4 lying West of East 16 rods thereof and that part of the Northeast 1/4 of Southeast 1/4 lying North of South 29 8/10 rods thereof, all lying in Section 35, Township 119 North, Range 23 West, except roads; which lies East of a line parallel with and distant 40 feet West of the East line of said section. Together with: The East 16 Rods of North 20 Rods of South 29.8 Rods of Northeast 1/4 of Southeast 1/4, Section 35, Township 119 North, Range 23 West, except that part which lies East of a line parallel with and distant 40 feet West of the East line of said section, Hennepin County, Minnesota. Page 2 of 2 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020- Motion By: Seconded By: June xx, 2020 APPROVING FINDINGS OF FACT FOR REZONING FOR PROPERTY LOCATED AT THE NORTHWEST CORNER OF HACKAMORE ROAD AND COUNTY ROAD 116 (PID 35-119-23- 44-0001, 35-119-23-11-0001, 35-119-23-12-0002, 35-119-23-41-0001 AND 35-119-23-43- 0001) (CITY FILE 20-017) WHEREAS, U.S. Home Corporation (dba Lennar) ("the applicant") has requested approval to rezone 273.57 acres legally described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hearing and recommends approval, and; WHEREAS, the City Council has adopted an ordinance rezoning the affected parcels from Urban Reserve (UR) to Planned Unit Development (PUD); NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the request of U.S. Home Corporation for the reclassification of the property, based on the following findings and conditions: The planned unit development is not in conflict with the Comprehensive Plan. The proposed pre -development net density is 2.85 units per acre, when the post - development area is calculated we expect it will be within the 3-5 units per acre expected in the Low Density Residential land use classification. The plan incorporates the trail, park and street connections anticipated within the site and preserves significant portions of the existing natural resources on site. 2. The planned development of 549 homes is consistent with the intent of the RSF-3 and RMF-1 districts and the Comprehensive Plan goals to provide a variety of housing options.. The applicant is requesting approval of PUD zoning for design flexibility to allow for modification to the architectural standards, provide a mix of lot sizes and reduced setbacks for this neighborhood at a density consistent with the Comprehensive Plan. 3. The development is not in conflict with other applicable provisions of the zoning ordinance, except that PUD flexibility is requested as noted in the staff report. In exchange for this flexibility, the developer will provide both internal infrastructure needed to support their development and off -site street improvements, a new neighborhood park and trunk infrastructure improvements that will serve a larger development area. 4. The planned development is feasible without dependence upon any other subsequent phase. The project has an 8-year phasing plan and development is contingent upon completion of trunk infrastructure improvements and water service. The initial phase will include the construction of the primary project infrastructure, roadway improvements on Page 1 of 3 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020- County Road 116 at the main entrance and other key public infrastructure improvements. June xx, 2020 5. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The developer is providing public trails consistent with the City's Comprehensive Plan and a new City park. The development includes the construction of all public infrastructure needed to serve this site at the developer's expense. 6. The planned development is a residential neighborhood developed consistent with the Comprehensive Plan and, therefore, will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. 7. The quality of the site design proposed by the PUD shall enhance the aesthetics of the site, install and provide streets, utilities and public facilities that may not otherwise be installed and create public benefit that is greater than would otherwise be achieved due to the construction and financing of all related infrastructure improvements. The development will meet the City's density goals while preserving high quality natural resources, providing trails, a park and quality architecture. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XX` day of June 2020. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — Administrative Services Director Page 2 of 3 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020- ATTACHMENT A June xx, 2020 East 1/2 of the Southwest Quarter of the Southeast Quarter, Section 35, Township 119, Range 23, Hennepin County, Minnesota. Together with: Lot 10, Block 1, Meadow Trails, Hennepin County, Minnesota. Together with: The East 1/2 of the Northeast Quarter except that part which lies East of a line parallel with and distant 40 feet West of the East line, Section 35, Township 119, Range 23, Hennepin County, Minnesota. Together with: The East 1/2 of the Southeast 1/4 of Section 35, Township 119, Range 23, Hennepin County, Minnesota. EXCEPT: The East Sixteen (16) rods of the North Twenty (20) rods of the South Twenty-nine and eight tenths (29.8) rods of the Northeast Quarter (NE 1/4) of the Southeast Quarter (SE 1/4) of Section Thirty- five (35), Township One Hundred Nineteen (119), Range Twenty-three (23). AND FURTHER EXCEPT: All that part of the following described tract: Southeast 114 of the Southeast 1/4 and the South 9 8/10 rods of Northeast 1/4 of Southeast 1/4 also that part of North 20 rods of South 29 8/10 rods of the Northeast 1/4 of Southeast 1/4 lying West of East 16 rods thereof and that part of the Northeast 1/4 of Southeast 1/4 lying North of South 29 8/10 rods thereof, all lying in Section 35, Township 119 North, Range 23 West, except roads; which lies East of a line parallel with and distant 40 feet West of the East line of said section. Together with: The East 16 Rods of North 20 Rods of South 29.8 Rods of Northeast 1/4 of Southeast 1/4, Section 35, Township 119 North, Range 23 West, except that part which lies East of a line parallel with and distant 40 feet West of the East line of said section, Hennepin County, Minnesota. Page 3 of 3 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020- Motion By: Seconded By: June xx, 2020 APPROVING PRELIMINARY PUD DEVELOPMENT PLAN FOR "TAVERA" ON PROPERTY LOCATED AT THE NORTHWEST CORNER OF HACKAMORE ROAD AND COUNTY ROAD 116 (PID 35-119-23-44-0001, 35-119-23-11-0001, 35-119-23-12-0002, 35-119-23-41-0001 AND 35-119-23-43-0001) (CITY FILE 20-017) WHEREAS, U.S. Home Corporation (dba Lennar) ("the applicant") has requested approval of "Tavera" a residential subdivision on property legally described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the plan at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that the Corcoran City Council approves the request, subject to the following conditions: 1. A preliminary PUD development plan is approved to create 549 lots and 22 outlots for "Tavera", in accordance with the plans and application received by the City on April 21, 2020 and revision received on May 19, 2020, May 20, 2020 and May 26, 2020, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the requested rezoning and preliminary plat. 3. Approval is subject to compliance with the mitigation strategies outlined in the EAW and identified in the record of decision. 4. The applicant shall comply with all requirements of the Public Safety memo, dated May 7, 2020. 5. The applicant shall comply with all requirements of the City Engineer's memo, dated May 28, 2020. 6. The application is subject to review and approval by Hennepin County. The applicant is required to obtain permits and approvals from the County as needed. 7. The preliminary PUD development plan is approved based on the finding that the proposed project is consistent with the City's Comprehensive Plan. 8. The shoreland overlay district boundary must be clearly shown on the site plans. 9. The required buffers for the shoreland district and the ditch must be clearly shown on the site plan. Page 1 of 8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020- June xx, 2020 a. The shoreland requires a 25-foot average buffer b. The ditch requires a 16.5-foot minimum buffer c. There is a 50-foot structure setback from the OHWL of the creek in the shoreland district d. Required buffers must be planted with native buffers as required by Section 1050.020 e. Buffer monument signs must be installed in accordance with Section 1050.020. 10. PUD flexibility is granted to establish the following lot standards for this development: 75-foot lots 65-foot 55-foot Villa lots Twin Townhomes (58 homes) lots (165 lots (51 (70 homes (80 homes) homes) homes homes Minimum 9,000 sq. ft. 7,800 sq. ft. 6,600 sq. ft. 7,000 sq. ft. TBD - TBD Lot Area 8,918 sq. ft. est. Minimum 75 feet 65 feet 55 feet 55 feet 39 feet n/a lot width Front, 60 feet 60 feet 60 feet 60 feet 60 feet 60 feet From Major Roadways* Front, 25 feet /20 25 feet /20 25 feet /20 25 feet /20 25 feet (25 25 feet From all feet side feet side feet side feet side feet from from public other street street street street private ROW (25 streets drive curb) feet from private drive curb Front 15 feet 15 feet 15 feet 15 feet n/a Porch (<_ 120 square feet Side 7.5 feet 7.5 feet 7.5 feet 7.5 feet 7.5 feet 7.5 feet (living) Side 7.5 feet 7.5 feet 7.5 feet 7.5 feet 7.5 feet 7.5 feet (garage)** Rear 30 feet / 20 30 feet / 20 30 feet / 20 30 feet / 20 30 feet / 20 25 feet feet for feet for feet for feet for feet for deck/patios deck/patios deck/patios deck/patios deck/patios Maximum 35 feet 35 feet 35 feet 35 feet 35 feet 35 feet Principal Building Height *Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. (reduction from 100 feet to 60 feet per Section 1060.070, Subd.K) **Minimum separation between structures on adjacent parcels shall be 15 feet. 11. All garages must have a minimum 22-foot wide parking area between the garage and right-of-way that does not overlap into sidewalks, drives or streets. 12. Mechanical equipment (including air conditioning units) must be located in the side or rear yard. Page 2 of 8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020- June xx, 2020 13. Driveways may not encroach in the drainage and utility easements on the side yards. 14. The applicant shall provide details of the driveway, house pads, and setbacks as part of their final PUD Plan application that demonstrate compliance with the approved PUD standards. 15. The developer must update the lot tabulation to reference product type for each lot and provide a base lot calculation for the twinhomes and townhomes. Architectural and Design standards 16. The single family, villa and twinhomes must comply with the standards in Section 1040.040, Subd. 8, except as specifically modified by this resolution. 17. The townhomes must comply with the standards in Section 1040.060, Subd. 9, except as specifically modified by this resolution. 18. PUD flexibility is provided to allow the face of the garage to exceed 55% of the building face for the single family, villa and twinhome units. In exchange for this flexibility: a. Garage door colors shall be compatible with the building colors. b. Garage doors shall be architecturally styled (this includes details such as raised panels, accent color, windows, etc.) to match the exterior of the home. c. The garage must not extend in front of the home (including the front porch) on homes that exceed 55% garage face. 19. PUD flexibility is provided to allow minimum garage size of less than 440 sq. ft. and a garage width of less than 20 feet for the townhomes. a. The garages shall be a minimum of 420 sq. ft. each b. The garage width shall be a minimum of 19 feet. 20. PUD flexibility is provided to allow less than twenty five percent (25%) of the combined area of all building facades of a structure shall have an exterior finish of brick, stucco and/or natural or artificial stone for the townhomes. a. The applicant shall provide stone/brick wainscoting along the entire front and sides, which will result in 6-9% stone/brick on the front and 26.2% on the sides b. No stone/brick will be provided on the rear elevation. c. The applicant must provide elevations ensure the rear elevation provides "projections, recesses, covered doorways, balconies, covered box or bay windows or other similar features, dividing large facades and walls into human scaled proportions similar to adjacent single-family dwellings" as required by ordinance. 21. In exchange for the PUD flexibility for the single family, villa and twinhome units: a. A color or texture change shall be provided on all sides of the homes such as but not limited to lap siding changes, band boards, board and batten, or shake or scale textures. Variations to exterior siding textures or colors may be horizontal or vertical. b. A 4" LP trim on all windows on all elevations. c. Optional window grids or optional shutters on some homes. The developer shall work with staff to better define this application prior to final PUD application. Page 3 of 8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020- June xx, 2020 22. The applicant must submit a color palette and material sample board to ensure compliance with Section 1040.040, Subd. 8 (A)4 for the single family, villa and twinhome units and with Section 1040.060, Subd. 9(B) 4 and 5 for the townhomes. 23. Building plans must provide elevations with colors, material details and percentages on the elevations to confirm compliance with ordinance standards. 24. The plans show centralized mailbox locations. These mailbox locations shall be approved by the US Postal Service and proof of the approved locations provided to the City, prior to release of the final plat. Landscaping and Lighting 25. Plans shall be revised to show proposed street lighting. 26. The applicant shall finalize the fixtures proposed in the submittal and provide detailed specifications that demonstrate compliance with 1060.040 (Lighting) of the Zoning Ordinance for the project. 27. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. 28. The HOA shall be responsible for maintenance of: a. Landscaping and any irrigation in the cul de sac islands b. Landscaping and any irrigation in the common areas c. Wetland/pond buffer areas d. Sidewalks e. All common areas, including signage, lighting and landscaping in those areas. 29. PUD flexibility to allow the reduced setback along County Road 101 as allowed by City Code Section 1060.070, Subd. K is approved with the landscaping as proposed. 30. The applicant shall work with staff to ensure that the landscaping proposed in the northeast portion of the site does not conflict with utilities. 31. Trees should be planted in the right-of-way for the 80-foot and the 60-foot streets (where there is room for the public infrastructure and the trees) but be placed outside of the right- of-way in the 50-foot wide streets. a. Trees must be planted prior to issuance of a certificate of occupancy for the adjacent home. 32. Any request to for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. 33. Signage is approved for the following: a. A 32 sq. ft. project sign at the County Road 116 entrance b. A 16 sq. ft. project sign at the Hackamore Road entrance Page 4 of 8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020- June xx, 2020 c. A Corcoran Gateway sign at the corner of Hackamore/CR 116 with a final design and size to be determined by the City Council. d. Sign permits will be required prior to construction of any signs. 34. Woodland areas shown as preserved on the plans must be protected. Tree preservation fencing must be shown on the plans and installed on site. 35. Additional landscaping should be added on the west to buffer from those properties, specifically, a. West of Lots 376-388 b. West of Lot 266 c. West of Lots 240-244 d. West of Lots 226-228. Wetlands 36. The wetland delineation approvals must be updated to include the Theis property. 37. The wetland mitigation plan must be approved prior to submittal of the final PUD application. 38. A wetland buffer planting plan and maintenance plan must be submitted for review and approval by the City. 39. The site plan must show the wetland buffers and setbacks with the house pads. 40. Trails shall not be located in wetland buffer areas. Trails are required to comply with the 5-foot buffer setback. 41. Section 1050.010 requires a 15-foot structure setback, but allows patios and decks to encroach a maximum of 6 feet into required structure setback. 42. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland signs shall be purchased from the City. b. The final locations must be inspected and approved by City staff. c. Monuments and signs shall be installed prior to approval of the building permit. Streets, Parking and Utilities 43. The development shall comply with the City's requirements regarding fire access, fire protection and fire flow calculations, the location of fire hydrants, fire department connections and fire lane signage. 44. Street names shall be revised to comply with the city naming policy. 45. Parking shall be permitted on one side of the local streets and shall be signed in accordance with city standards. Page 5 of 8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020- June xx, 2020 46. The guest parking for the townhomes should be revised to provide at least 4 guest parking stalls on driveway 3. 47. Private drives shall be allowed for the two townhome and twinhome neighborhoods shown on the plans. Plans must be revised to comply with the following standards: a. Individual unit driveways that gain access from any such private drive shall be a minimum of 22 feet in length. b. A decorative sign stating "Private Drive" shall be located near each entrance to a private drive. Such sign shall also provide the range of addresses served by the private drive. c. The private drive must include 20-foot deep concrete apron to distinguish it from the public street. The remainder of the drive may be bituminous or concrete. d. No parking may be allowed on the private drive but guest parking will be required adjacent to the private drive. e. The HOA documents shall provide a mechanism for maintenance of the private drive in perpetuity. f. The private drive shall not be placed on a separate lot or outlot. g. The private drive maximum width shall be 24 feet. In. Snow storage locations must be shown on the plans. 48. There are several areas where townhome private drives appear to overlap when they reach the street. Plans should ensure separation to eliminate these conflicts. 49. Utilities shall be stubbed to the property lines for future extension to adjacent properties. The stubs shall be at the developer's expense. 50. All utility facilities shall be located underground. 51. Barricades and signage indicating future extension shall be installed, consistent with Section 945.010, Subd. 19 of the Subdivision Ordinance. 52. The developer must provide easement or other tool to retain access to Blue Bonnet from the Mattson property. 53. Access to Blue Bonnet shall be an emergency vehicle access/trail until Blue Bonnet is improved to the north and the streets will connect at that time. Park Dedication 54. Park Dedication will be satisfied by dedication of neighborhood park land, off road trail and cash -in -lieu of land, subject to the following conditions: a. The applicant shall provide a final calculation of the net and gross acreage of project, park and trail easement to staff prior to final plan and final PUD plan submittal. b. The developer shall dedicate the Outlots J and K to the City. Park dedication credit shall be granted for the net area of Outlot J. c. The developer shall dedicate 20-foot easements for all off -road trails and shall be given land dedication credit for the net area of these easements Page 6 of 8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020- June xx, 2020 d. The developer shall construct all trails and sidewalks shown on the plan, except the on -road trails on County Road 101 and Hackamore Road. e. The developer shall adjust trail and sidewalk alignment and provide connections as recommended by staff in the June 25, 2020 staff report. f. The developer shall construct a 6-8 stall parking area on the west side of the proposed park. g. The developer shall provide a concept plan for a neighborhood park planned for Outlot J. h. The trail shall be revised to wind through the site rather than along Outlot K i. The developer shall provide a trail or sidewalk connection to the park between lots 256 and 257 j. The developer should provide access to the parking lot with driveway in Outlot K, pave the parking lot in addition to the required grading of the park site k. Park dedication shall be subject to park dedication fees in place when the final plat is released for recording. Miscellaneous 55. The developer shall provide a ghost plat for the Mattson property to the west. 56. The final plat and final PUD plan application shall be consistent with the conditions of this resolution. 57. Assessments are due for the property (PID 35-119-23-44-0001) and must be paid prior to release of the final plat. 58. The transmission line easement documents must be submitted to the City for review. The plans must comply with any easement restrictions. 59. The applicant shall provide copies of the final HOA documents/covenants for City review as part of the final PUD application. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XX1h day of June 2020. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — Administrative Services Director Page 7 of 8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020- ATTACHMENT A June xx, 2020 East 1/2 of the Southwest Quarter of the Southeast Quarter, Section 35, Township 119, Range 23, Hennepin County, Minnesota. Together with: Lot 10, Block 1, Meadow Trails, Hennepin County, Minnesota. Together with: The East 1/2 of the Northeast Quarter except that part which lies East of a line parallel with and distant 40 feet West of the East line, Section 35, Township 119, Range 23, Hennepin County, Minnesota. Together with: The East 1/2 of the Southeast 1/4 of Section 35, Township 119, Range 23, Hennepin County, Minnesota. EXCEPT: The East Sixteen (16) rods of the North Twenty (20) rods of the South Twenty-nine and eight tenths (29.8) rods of the Northeast Quarter (NE 1/4) of the Southeast Quarter (SE 1/4) of Section Thirty- five (35), Township One Hundred Nineteen (119), Range Twenty-three (23). AND FURTHER EXCEPT: All that part of the following described tract: Southeast 1/4 of the Southeast 1/4 and the South 9 8/10 rods of Northeast 1/4 of Southeast 1/4 also that part of North 20 rods of South 29 8/10 rods of the Northeast 1/4 of Southeast 1/4 lying West of East 16 rods thereof and that part of the Northeast 1/4 of Southeast 1/4 lying North of South 29 8/10 rods thereof, all lying in Section 35, Township 119 North, Range 23 West, except roads; which lies East of a line parallel with and distant 40 feet West of the East line of said section. Together with: The East 16 Rods of North 20 Rods of South 29.8 Rods of Northeast 1/4 of Southeast 1/4, Section 35, Township 119 North, Range 23 West, except that part which lies East of a line parallel with and distant 40 feet West of the East line of said section, Hennepin County, Minnesota. Page 8 of 8 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020- Motion By: Seconded By: June xx, 2020 APPROVING PRELIMINARY PLAT FOR "TAVERA" ON PROPERTY LOCATED AT THE NORTHWEST CORNER OF HACKAMORE ROAD AND COUNTY ROAD 116 (PID 35-119-23- 44-0001, 35-119-23-11-0001, 35-119-23-12-0002, 35-119-23-41-0001 AND 35-119-23-43- 0001) (CITY FILE 20-017) WHEREAS, U.S. Home Corporation (dba Lennar) ("the applicant") has requested approval of "Tavera" a residential subdivision on property legally described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the plan at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that the Corcoran City Council approves the request for a preliminary plat, subject to the following conditions: 1. A preliminary plat is approved to create 549 lots and 22 outlots for "Tavera", in accordance with the plans and application received by the City on April 21, 2020 and revision received on May 19, 2020, May 20, 2020 and May 26, 2020, except as amended by this resolution 2. Approval is contingent upon City Council approval of the preliminary PUD development plan for Tavera. The developer shall comply with all conditions of preliminary PUD development plan approval (Resolution 2020-_). 3. Park dedication is due as required by the PUD approvals, prior to release of the final plat for recording. 4. The applicant shall comply with all requirements of the City Engineer's memo, dated May 28, 2020. 5. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Anderson, Thomas ❑ Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XXt" day of June 2020. Page 1 of 3 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020- June xx, 2020 Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — Administrative Services Director Page 2 of 3 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2020- ATTACHMENT A June xx, 2020 East 1/2 of the Southwest Quarter of the Southeast Quarter, Section 35, Township 119, Range 23, Hennepin County, Minnesota. Together with: Lot 10, Block 1, Meadow Trails, Hennepin County, Minnesota. Together with: The East 1/2 of the Northeast Quarter except that part which lies East of a line parallel with and distant 40 feet West of the East line, Section 35, Township 119, Range 23, Hennepin County, Minnesota. Together with: The East 1/2 of the Southeast 1/4 of Section 35, Township 119, Range 23, Hennepin County, Minnesota. EXCEPT: The East Sixteen (16) rods of the North Twenty (20) rods of the South Twenty-nine and eight tenths (29.8) rods of the Northeast Quarter (NE 1/4) of the Southeast Quarter (SE 1/4) of Section Thirty- five (35), Township One Hundred Nineteen (119), Range Twenty-three (23). AND FURTHER EXCEPT: All that part of the following described tract: Southeast 1/4 of the Southeast 1/4 and the South 9 8/10 rods of Northeast 1/4 of Southeast 1/4 also that part of North 20 rods of South 29 8/10 rods of the Northeast 1/4 of Southeast 1/4 lying West of East 16 rods thereof and that part of the Northeast 1/4 of Southeast 1/4 lying North of South 29 8/10 rods thereof, all lying in Section 35, Township 119 North, Range 23 West, except roads; which lies East of a line parallel with and distant 40 feet West of the East line of said section. Together with: The East 16 Rods of North 20 Rods of South 29.8 Rods of Northeast 1/4 of Southeast 1/4, Section 35, Township 119 North, Range 23 West, except that part which lies East of a line parallel with and distant 40 feet West of the East line of said section, Hennepin County, Minnesota. Page 3 of 3 Hennepin County Property Map + ti d~I Date: 5/ 11 /2020 %t' ark' 3� AM Abn A-qM PP i ��•4 _ r ' w .1 }4 , t.........`..1`.. I ""` - -'" - 1 inch = 1,600 feet Y/ PARCEL ID: 3511923120002 OWNER NAME: Richard L Dempsey Et Al Trst PARCELADDRESS: 52 Address Unassigned, Corcoran MN 00000 PARCEL AREA: 96.01 acres, 4,182,374 sq ft A-T-B: Abstract SALE PRICE: $750,001 SALE DATA: 08/2008 SALE CODE: Vacant Land ASSESSED 2019, PAYABLE 2020 PROPERTY TYPE: Ag Preserve HOMESTEAD: Non -Homestead MARKET VALUE: $440,700 TAX TOTAL: $3,032.10 ASSESSED 2020, PAYABLE 2021 PROPERTY TYPE: Ag Preserve HOMESTEAD: Non -homestead MARKET VALUE: $452,700 Comments: This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data COPYRIGHT © HENNEPIN COUNTY 2020 Prepared for: City of Corcoran, MN ^V A WENCK Responsive partner. Exceptional outcomes. WENCK File #2294-0055 May 2020 8200 County Road 116 Corcoran, MN 55340 Prepared by: WENCK Associates, Inc. 1800 Pioneer Creek Center Maple Plain, MN 55359 Phone:763-479-4200 Fax: 763-479-4242 Table of Contents 1.0 INTRODUCTION..........................................................................................1-1 2.0 TRANSPORTATION......................................................................................2-1 2.1 General.............................................................................................2-1 2.2 Streets/ROW......................................................................................2-2 2.3 Hackamore ROW................................................................................2-2 2.4 CR 116..............................................................................................2-2 3.0 SEWER........................................................................................................3-1 3.1 General .................. ........................................................................... 3-1 3.2 Off site service and Trunk System Summary..........................................3-1 3.3 On Site Sewer Temporary Lift Station and Forcemain.............................3-1 3.4 Stubs to Adjacent Properties................................................................3-1 4.0 WATER........................................................................................................4-1 4.1 General.............................................................................................4-1 4.2 Identified Issues.................................................................................4-1 5.0 WATER RESOURCES....................................................................................5-1 5.1 General.............................................................................................5-1 5.2 drainage patterns...............................................................................5-1 5.3 Identified Issues.................................................................................5-1 5.4 Guidance...........................................................................................5-1 APPENDICES A Feasibility Study B Engineering Plan Markups by Area C Floodplain, Drainage Areas, Initial Review, and Model Schematics '7^'7WENCK May 2020 i Responsive partner. Exceptional outcomes. \\wenck.local\wenckspace\Voll\2294-Corcoran\20-500 Tavera Lennar\Draft Engineer Report for Preliminary Plat.docx 1.0 Introduction This Engineer's Review of the Preliminary Plat plans for Tavera development in Corcoran reviews the development's layout of infrastructure, ROW, lot lines, easements, access points and general compliance with City practices, policies and guidelines. The Feasibility Study and Environmental Assessment Worksheet were reviewed for development requirements. The report is divided into sections regarding Transportation, Sewer, Water, Stormwater and projects in support of the development. General Findings • Ghost platting of adjacent parcels will be reviewed to allow for accurate identification of street and utility connections. • Existing neighborhoods will also be reviewed for location of utility stubs at the Tavera limits. • The Exception parcel along CR 116 has been incorporated into the development. • Stormwater modeling shall be revised since the complex stormwater interconnections require a more technically advanced model. This is typical of large developments with ponds, wetlands and adjacent floodplains. • County review and approval will determine County access and road improvement requirements. • Developer's phases may change, however the infrastructure improvements are connected to the timing of infrastructure needs. • Sidewalks and Trails are not covered extensively in this review. Several connections and modifications are necessary. • Easements need modification which will affect lot layouts or the overall lot count due to deep pipes or alignment. Deeper pipes require wider easements. • Trunk sewer systems influence the ROW required for streets or utility easement widths. Infrastructure Improvements Necessary The following is a summary of necessary infrastructure improvements (also in Feasibility Study) to manage the impact of the development: • County Road 116 improvements (See transportation section) • Investigate potential of traffic control signal at main entrance • Hackamore Improvements and turn lane • Paving of existing gravel roads • Trunk Sewer offsite construction • Trunk Sewer onsite construction • Temporary lift station and forcemain • Trunk water installation and easement for City trunk water project • Floodplain (FEMA) process • Participate in funding of a water quality project for City regulatory commitments May 2020 T^TWENCK 1-1 Responsive partner. Exceptional outcomes. \\wenck.local\wenckspace\Voll\2294-Corcoran\20-500 Tavera Lennar\Draft Engineer Report for Preliminary Plat.docx 2.0 Transportation 2.1 GENERAL The plan set dated 4-21-20 was reviewed for Preliminary Plat broader issues such as right of way (ROW), street alignment, utilities and drainage but also included some review of design and construction details typical of City practices. Markups for the engineering plans are in Appendix B and organized by location in the development The review items are provided with an emphasis towards platting information. Additional review comments will be made during subsequent revisions and some more detailed review categories are identified as "To Be Determined" or TBD. Improvements that apply from the Feasibility Study include: 66th Avenue Collector Street • Dedicate 80 foot ROW to preserve future road corridor options. Main development access/CR 116 • County is expected to require a right turn lane on southbound approach and a left turn lane on northbound approach for the development. • Construct west leg of intersection (66th Ave. extended) at CR 116 with a left turn lane and a right/through lane. • Construction of east leg of CR 116 intersection is planned as part of Ravinia development. • Future signal was planned with Ravinia and City will pursue County process involving warrants and County policy for installation of a signal at developer cost. County Road 116/Hackamore Road • Improve Hackamore Road to collector standard to west development property boundary (west of the development's local street connection). • On Hackamore, construct left turn and right turn lanes on both the east leg and west leg of intersection. This will require coordination with the County and City of Medina regarding right-of-way acquisition, impacts and design details. • Install updated traffic signal control and mitigate trail and any ponding/wetland impacts. • County approval is required and that process may require additional turn lanes on CR 116. Old Settlers Road north of Butterworth Lane • Based on the expected traffic volume increase, pave existing gravel road from north of Butterworth Lane to Horseshoe Trail. Horseshoe Trail • Based on the expected traffic volume increase, pave existing gravel road from Old Settlers Road to the development's east property boundary. Blue Bonnet Drive • Provide ROW and a turnaround meeting City standards at connection to Bluebonnet. Local access to adiacent parcels May 2020 V^VWENCK 2-1 Responsive partner. Exceptional outcomes. \\wenck.local\wenckspace\Voll\2294-Corcoran\20-500 Tavera Lennar\Draft Engineer Report for Preliminary Plat.docx • Ghost plat and provide ROW for access points to the adjacent properties. Trail Lane ROW • ROW should be extended towards cul-de-sac on Trail Lane with street or trail improvements to be considered during plan review process. Local Street Spacing • Plan review process may modify local street intersection spacing. 2.2 STREETS/ROW The plans were reviewed and comments are made during initial plan reviews. Streets / Right of Way / Private Drives • 80 feet at the main entrance o ROW provided as required, however the major utilities may be modified and initiate other easement needs. o Center median is TBD (east of CR 116 has median and so does Ravinia/101). • 50 feet ROW on other City streets o Is sufficient unless containing trunk sewer • 60 feet ROW is necessary for trunk sewer streets • Private drives are 24 feet face to face, o Amount of spaces in parking stall areas is TBD. • Blue Bonnet connection ROW is sufficient as shown o Additional review for alignment and improvements are TBD. • Street K length of stub towards property line is TBD. • Street G length of stub towards property line is TBD. • CR 116 emergency access locations may be additionally reviewed by Public Safety. North cul de sac along CR 116 may need second access. • Flat streets (0.5%) should be avoided and minimum slope of 1% should be used. Any slope below 2% requires additional CBs and stormsewer. 2.3 HACKAMORE ROW ROW dedicated along Hackamore is sufficient at 50 feet and combined with existing Medina ROW (33 feet) totals 83 feet. 2.4 CR 116 The County regulates CR 116 improvements at the main entrance and Hackamore/CR 116 intersection. These designs will be implemented per the Feasibility Study and for CR 116 requires coordination with Medina for the ongoing Hackamore Improvement project extending to CSAH 101. A traffic control signal will be investigated at developer cost for main entrance. May 2020 T^TWENCK 2-2 Responsive partner. Exceptional outcomes. \\wenck.local\wenckspace\Voll\2294-Corcoran\20-500 Tavera Lennar\Draft Engineer Report for Preliminary Plat.docx 3.0 Sewer 3.1 GENERAL Phases 1 and 2 (south of Horseshoe Trail) are serviced through the Ravinia system and to the MCES lift station L-80 at the Maple Grove border along CR 10. The ultimate service point or Phases 3 through 8 of Tavera is to the north (Blue Bonnet) which connects to the MCES system at the northeast corner of Corcoran. General conditions for the Preliminary Plat are as follows: • Construct trunk system as required by City, with overdepth and oversize being credited from Trunk Line Area Charge (TLAC) fees • Trunk sewer requires 60-foot street ROW • Lateral sewer greater than 25 feet requires 60-feet ROW • Extend service stubs to adjacent properties and neighborhoods 3.2 OFF SITE SERVICE AND TRUNK SYSTEM SUMMARY The City's trunk plan requires sewer service as follows: Offsite sewer construction to connect to Ravinia is expected to begin Fall 2020 with completion in the Winter/Spring 2021. Trunk system will be extended with 15-inch westerly towards Horseshoe Trail with 12-inch branches south and west (location TBD) near Horseshoe Trail. Upsize and overdepth costs are credited. 3.3 ON SITE SEWER TEMPORARY LIFT STATION AND FORCEMAIN Lift station construction timing is shown as being required for Phase 3 with the final forcemain route TBD. Costs are not eligible for credit since the system is considered temporary. o From the lift station plans should be modified to extend the 15-inch stub north from the lift station to Tavera property line. o Inflow invert is 955 (not sump invert) which affects pipe depth shown on plans. o Lift station will be required to be built similar to City lift stations with standby generator (natural gas), control building, etc. 3.4 STUBS TO ADJACENT PROPERTIES Stubs to service adjacent neighborhoods and properties shall be installed as directed by City. A few items were observed: • Ghost platting will be reviewed to allow for correct location. • The neighborhood of Elm Street / Valley View and Trail Lane can be serviced (in the future) at the north end of Snyder Road, which can connect west/northwest to the Horseshoe Trail Trunk line (extended). May 2020 '7^'7WENCK 3-1 Responsive partner. Exceptional outcomes. \\wenck.local\wenckspace\Voll\2294-Corcoran\20-500 Tavera Lennar\Draft Engineer Report for Preliminary Plat.docx 4.0 Water 4.1 GENERAL The water supply for the Tavera development is the SE Corcoran connection to Maple Grove at the city border (north of Lions Park along CR 10). A City 2020 project will install trunk water main from 75th Avenue (downtown Corcoran) along CR 116 to the main entrance of Tavera. This line was planned for Ravinia looping and Tavera will also benefit. Important coordination items for this development include: • CR 116 trunk easement is shown as required. o Due to timing of filing the final plat for recording of the easement, the Developer is responsible to obtain a Right of Entry to construct the system prior to final plat being recorded. • Any system "up size" for trunk is credited from TLAC fees. • Looping of internal dead ends is required at City direction. • Trunk water extended to west, • Stubs to neighboring parcels are required, • Hackamore 8-inch connecting to Steeple Chase will loop the Hackamore connection point (Phase 2). This is a developer cost. • Connection may be required to Medina at Medina Lake Road. This is a City cost. 4.2 IDENTIFIED ISSUES • Landscape plan appears to be in conflict with CR 116 trunk watermain. The amount and type of landscaping (if any) in an easement is TBD since it interferes with future access. • Hackamore water main connection to Steeple Chase (Ravinia) will require easements along Hackamore. Road and trail improvement planning is in progress with Medina. • Several cul de sacs and dead ends will be required to be looped. The locations and number of loops are TBD. • Townhome service points, metering, etc. is TBD. • Hydrants are to be located opposite sidewalks and stubs typically have hydrant/blowoff as directed by City. May 2020 '7^'7WENCK 4-1 Responsive partner. Exceptional outcomes. \\wenck.local\wenckspace\Voll\2294-Corcoran\20-500 Tavera Lennar\Draft Engineer Report for Preliminary Plat.docx 5.0 Water Resources 5.1 GENERAL In this section, the review of stormwater modeling and engineering plans is discussed in accordance with City Guidelines and also refers to the Elm Creek Watershed requirements. Modeling schematics and subwatersheds are shown in Appendix C. Stormwater Modeling • A SWMM model shall be used to analyze existing and proposed conditions due to the complicated interconnection of the system, equalization flow between the numerous ponds and wetlands, and discharging to a FEMA mapped floodplain • FEMA process will be followed for modifying the floodplain within the property boundaries. Basically, this involves a Letter of Map Revision (LOMR) process and final documentation after all structures are built. o LOMR-F (Fill) can be executed prior to FEMA LOMR verification of floodplain so the individual houses are not affected, however this is based on a robust and detailed model to set the 100-year floodplain. This is the same process as used in Ravinia. 5.2 DRAINAGE PATTERNS • Stormwater from the proposed development drains to the north towards Blue Bonnet (220 acres), east across CR 116 (57 acres), and also a southeast portion that drains beneath CR 116 (315 acres). The southeast subwatershed receives drainage from east of CR 116 near Hackamore, and from Medina south of Hackamore. Subwatershed maps are in Appendix A. 5.3 IDENTIFIED ISSUES • Additional detail of existing rural culverts, field crossings, etc. are required. • Verify rate control and drainage patterns are maintained. • Identify change in wetland bounce due to flood storage • Backyard low areas shall be explicitly modeled for inundated areas on CBs. • Rear yard grading on the west boundary will be further reviewed • All overflows and cross -connects need to be modeled as exist in the field. Several junctions are modeled where wetland EOFs may drain to a separate storm sewer system and end up in ponds, rather than the intended/modeled downstream pond/wetland. • Secondary pipes are utilized as EOFs 5.4 GUIDANCE Some general City guidance for plan revisions (in addition to the Stormwater Guidelines) include: May 2020 V^VWENCK 5-1 Responsive partner. Exceptional outcomes. \\wenck.local\wenckspace\Voll\2294-Corcoran\20-500 Tavera Lennar\Draft Engineer Report for Preliminary Plat.docx Water Quality BMPs • Water quality requirements are reviewed and approved by WMO, however if applicable the City prefers a pond "shelf' filtration as compared to stand-alone filtration basins. Offsite Proiect • Large developments in Corcoran contribute for funding of a larger water resource project, typically off site. This development drains to same wetland as Ravinia and combined Tavera funds can be utilized to increase project scope, or alternatively a project to the northwest watershed. In lieu of stormwater fees, Corcoran has committed to implement water resource projects with development for progress towards regulatory compliance such as TMDLs. Tavera is similar scope as Ravinia and contribution of $100,000 will be combined with Ravinia contribution. Specific project(s) will be decided as the development builds out. EOFs • Provide at least one foot of freeboard from high water levels to EOF. • Structure low openings will be 2 feet above the EOF and 2 feet above HWL. • Overland EOFs shown on plans generally appear to function as intended. • Several wetlands/ponds have the EOF identified as a secondary pipe. These require additional modeling that includes pipe failure (no flow) from the main outlet which creates a secondary HWL. • EOFs for CR 116 EOFs need review, it appears south of the main entrance the wetland does not have an EOF and secondary structure under CR 116 may be required. • Complete analysis of all EOFs will be completed. Model Inputs and Flood Storage • CN for pervious areas shall be raised from existing conditions. • Several wetlands are being modified to provide retention. Review comments and compliance with WCA are TBD. Side Yard Slopes, Depth and Easements • Maximum pipe flow velocity is 10 ft/sec per Ten States Standards. Some of the steeper pipe velocities currently calculate above 20 ft/sec. • Due to deep pipes, some easement widths will need to be revised to accommodate replacement and maintenance. o Easement "half" width shall be measured as 1:1 slopes from pipe invert to easement line at ground level (a 10 foot deep pipe requires a total 20 foot wide easement) o This is challenging for design with narrow side yards and deep stormsewer. o This may affect lot count or lot layout. Rear Yard Catch Basins • Inundation areas need to be calculated for rear yard catch basins to ensure HWLs stay within a drainage easement. • Concrete structures are required. Toll Free: 800-472-2232 Email: wenckmp@wenck.com Web: wenck.com MINNESOTA COLORADO GEORGIA NORTH DAKOTA SOUTH DAKOTA WYOMING Maple Plain Golden Valley New Hope Denver Roswell Fargo Pierre Cheyenne 763-479-4200 763-252-6800 800-368-8831 602-370-7420 678-987-5840 701-297-9600 605-222-1826 307-634-7848 Windom Woodbury Fort Collins Mandan Sheridan 507-831-2703 651-294-4580 970-223-4705 701-751-3370 307-675-1148 Williston 800-472-2232 Adjacent Properties • Grading at property boundaries will need to be managed. Both "run on" and "run off' are of concern for the perimeter. • Point source discharges will need energy dissipation • Diversions of areas will be reviewed • Stub streets shall capture the street runoff and manage the stormwater within the development. Toll Free: 800-472-2232 Email: wenckmp@wenck.com Web: wenck.com MINNESOTA COLORADO GEORGIA NORTH DAKOTA SOUTH DAKOTA WYOMING Maple Plain Golden Valley New Hope Denver Roswell Fargo Pierre Cheyenne 763-479-4200 763-252-6800 800-368-8831 602-370-7420 678-987-5840 701-297-9600 605-222-1826 307-634-7848 Windom Woodbury Fort Collins Mandan Sheridan 507-831-2703 651-294-4580 970-223-4705 701-751-3370 307-675-1148 Williston 800-472-2232 Appendix A Feasibility Study Appendix B Engineering Plan Markups by Area I PIwNEERen ineerin CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS i i 1346 �i5o 0) N OUTLOT A 2619 �24 491 492 93 49 495496 497 498 499500 501 �Z5 i 490 i �26 STREET 502 L) � 489 -� 428 486 485 484 F- 476 475 474 503 g 488 487 Ld W 504 423 430 483 473 422 431 477 W 505 421 432 482 472 W 42O 433 OUTLOT E 1 478 471 N 506 I 419 481 507 ` OUTLOT D 480 479 470 417 J 1 508 � nl nr V L_UL_ �-Ti ipjpini.r- ��n n n v I VI\L.I\IU\7L I\VrIU 416 469 415 LU � 468 509 414 I- 413 N LO r- OD 467 510 412 M(D M M 0 �r 466 511 STREET K w 465 512 ��ti A:> a 411 349 4 47 4 464 513 410 350 4 4 ��a h �a ��ro o� 0)o In � Ian Co 409 351 43 a aLo 46 63 408 42 STREET K 515 407 ors IMn 'n'n LO In M M M 41 In co I� a0 of 304 516 M PO M roi 310 517 0) --�fR - - -- -- --�-- 30 - - 311 -5Y -- ((D-- AI `36 OUTLOT IF 30 02 o a, 312 519 N 7 i 0 520 313 N N 331 FT 337 314 521 136 `9`� 33 3 522 6 32 33 336 315 29j 273 328 334 335 523 6g0 4 316 YVY 372 327 317 524 2i5 i N 403 373 ^ 89 276 326 2 2 23 2 321320 3193152625 '00o ) 7 8 S 52 cIsEEZ a3 S 28 279 2 SCR o 537 n U) N 52 53 I 3956 381 0 c» 1 84 V�O �j 538 'n ,') in 531 394 382 282 o r'a, a 539 383 281 N N 40 C M OUTLOT L 393 392 384 a U)tn544 385 � �� �� co � 25 M `° �° � 55 545 n I 386 0')39 87 / �y . N N 54 253 252 546 � Ov�OT ' 547 251 390 388 UTLOT B / I OUTLOT J 548 I F / 389 I 250 549 �h OUT OT K I - � 736 526 162 V c A 186 163 161 jL I OUTLOT N / 187 OUTLOT M \ 164G5 160 e / 188 159 C / 249 166 248 s 7 167 W 157 I / ILJ 168 156 189 247 T 171 7 169 (A 155 \ 190 I << \ 1 Lij 191 154 I 19n ^ 176 153 u_ 2 ^ 246 19 177 152 C 178 151 F M 245 194 OUTLOT 0 150 244 79 195 180149 243 196 8 8 148 I I 242 197 18 147 - Lij 241 18 146 I198 18 142 C / 24239 199 E , �R, 1431 4145 Er 238 Ro \ In co 23 � I 236663 OUTLOT N 20 dQ Lj 201 OUTLOT P 202 ?S L 23 233 U OT Q 232 it i 231 rn 230 218 ,y 04 229 219 Ov��'OC �� O- 220 217 221 216 222 21.5 203 OT:g 228 223 21 204 13 � 227 224 1 212 205 226 225 211 206 OUTLOT V 210 207 OUTLOT U \ 209 208 I W 0D ro kp* �TIG ITI T 7- ,�- 300 150 0 300 Scale in Feet I SITE I � vK I \ ✓� I n I �JA I I 0 U 62ND AVE N SECTION 35, TWP. 119 RGE. 23 LOCATION MAP NO SCALE PROPOSED LEGAL FOR PRELIMINARY PLAT PURPOSES ONLY: East 1/2 of the Southwest Quarter of the Southeast Quarter, Section 35, Township 119, Range 23, Hennepin County, Minnesota. Together with: Lot 10, Block 1, Meadow Trails, Hennepin County, Minnesota. Together with: The East 1/2 of the Northeast Quarter except that part which lies East of a line parallel with and distant 40 feet West of the East line, Section 35, Township 119, Range 23, Hennepin County, Minnesota. Together with: The East 1/2 of the Southeast 1/4 of Section 35, Township 119, Range 23, Hennepin County, Minnesota. EXCEPT: The East Sixteen (16) rods of the North Twenty (20) rods of the South Twenty—nine and eight tenths (29.8) rods of the Northeast Quarter (NE 1/4) of the Southeast Quarter (SE 1/4) of Section Thirty— five (35), Township One Hundred Nineteen (119), Range Twenty—three (23). AND FURTHER EXCEPT: All that part of the following described tract: Southeast 1/4 of the Southeast 1/4 and the South 9 8/10 rods of Northeast 1/4 of Southeast 1/4 also that part of North 20 rods of South 29 8/10 rods of the Northeast 1/4 of Southeast 1/4 lying West of East 16 rods thereof and that part of the Northeast 1/4 of Southeast 1/4 lying North of South 29 8/10 rods thereof, all lying in Section 35, Township 119 North, Range 23 West, except roads; which lies East of a line parallel with and distant 40 feet West of the East line of said section. Together with: The East 16 Rods of North 20 Rods of South 29.8 Rods of Northeast 1/4 of Southeast 1/4, Section 35, Township 119 North, Range 23 West, except that part which lies East of a line parallel with and distant 40 feet West of the East line of said section, Hennepin County, Minnesota. TOTAL GROSS AREA 273.57 ACRES TOTAL LOT AREA 98.32 ACRES NUMBER OF LOTS 549 NUMBER OF OUTLOTS 12 TOTAL OUTLOT AREA 142.83 ACRES TOTAL RIGHT OF WAY AREA 32.42 ACRES GROSS DENSITY 2.01 LOTS/ACRE NET DENSITY (EXCLUDES WETLANDS AND COUNTY ROW) 2.72 LOTS/ACRE BENCH MARK XXXXXXXXX (X' X. OF XXX) ELEV=XXX.XX 00-SURV-119128-PREPLAT.DWG 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 88 www.pioneereng.creng.com © 2020 Pioneer Engineering, P.A. Area 1 PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS INDEX 55-65' VILLAS: 70 (44-55', 29-65') 55' SF: 51 65' SF: 156 75' SF: 58 TWIN UNITS: 80 ROW TOWNHOME UNITS: 134 PROPOSED SETBACKS: VILLAS: AREA: WIDTH: FRONT: REAR: REAR: SIDE: SIDE STREET: CO. RD. 116: 7,000 SF 55' TO 65' 25' 30(BUILDING) 20'(PATIO, DECKS) 7.5' 20' 60' 75' WIDE SINGLE FAMILY LOTS: AREA: 9,000 SF WIDTH: 75" FRONT: 25' REAR: 30(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET: 20' CO. RD. 116: 60' 65' WIDE SINGLE FAMILY LOTS: AREA: 7,800 SF WIDTH: 65' FRONT: 25' REAR: 30(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET: 20' CO. RD. 116: 60' 55' WIDE SINGLE FAMILY LOTS: AREA: 6,600 SF WIDTH: 55' FRONT: 25' REAR: 30(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET: 20' CO. RD. 116: 60' TWINHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING TOWNHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING SIDE STREET. 20' TO CURB(PRIVATE STREET) SIDE STREET. 20' TO RIGHT OF WAY(PUBLIC STREET) WETLAND REQUIREMENTS (AVERAGING ALLOWED): HIGH: AVERAGE WIDTH: 50' MINIMUM WIDTH: 40' MAXIMUM WIDTH: 60' SETBACK FROM BUFFER: 15' MEDIUM: AVERAGE WIDTH: 25' MINIMUM WIDTH: 20' MAXIMUM WIDTH: 40' SETBACK FROM BUFFER: 15' LOW: AVERAGE WIDTH: 25' (WATERSHED STANDARD) MINIMUM WIDTH: 10' MAXIMUM WIDTH: 20' SETBACK FROM BUFFER: 15' 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-1 1912S-SHEE I -SI'I E 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. SANITARY SEWER & WATERMIAN NOTES: 1. ALL WATERMAIN IS 8" PVC UNLESS OTHERWISE NOTED -- ------ -J-w r r _J I I 408 ' � \ r r 342 r - -- r r --------- I - 356 357 < r' 354 355 407 r RI :979.99✓-- IN :968.99 _---- / 35 OUTLOT G �---- WETLAND W -2221 8 0 1.71� < RIM:985.42 -- OUTLOT F WETLAND V% o STREET M INV:974.42 % ----J RIM:981.60-- /'' I INV:970.60 \ / ®� -- -- %' 36 i MH-2203 367 366 - -- -- - '361 I / -^ WETLAND C RIM: 983.51 / \ 365 36 INV: / 971.63 0�' �' --- ---- 1 WETLAND U \ o --- ------ 363 36 I 1 / - --- I � ------ �062 M ,/ ` \ - - / /--/ \, RIM: 994.23'� INV:98, 23 -RIM: 986.01 - . - � • .\ \ /, -1 \ I INV: 972.6�7 ®o/' /- MH-2063 293 MH-220 40 �\ RIM: 995.14 WETLAND T / RIM: 987.24 r;\ , '; d?s� �� ��\ 369 \ �\ 368 / /'' j INV: 984.14 INV: 973.11�� / 405 370 1I/ /' / 292 MH-2206 4-< \ �,, a / j_. RIM: 987.17 �r\' �; ' '371 �` �� �\\� ,� /' H-2064 291 INV: 973.72 �� l o r� �\ �- i --- / ' /'- /' IM: 996.15 ' / <, 404 ` ��- \ ✓,' / / V: 985.15 / MH-2207 RIM:987.57 <r ' < 372 / 290 INV: 974.28 <403 402 0°�, �, 373401 OUTLOT A j 399 ` 374 1 \ I MH-2208 398 \\� \\� \��\�� \� �� , \ \� / i i 287E 1 RIM: 987.67` INV: 975.59 ' ®o% 375 r 1 I/ MH-220 396 > \ `\ �� `� �\ 376 \ 280-- RIM: 988.67��� �\� r _ off✓ � �- � � �� �� �� �� INV: 976.09\` 377 i H-2065 2 380 - �- \ RI :1011.74 381 I V: 990.27 283 � MH-221 r o �\ / RIM:989.67 _ ---- ( INV:976.59 394 i i 382 " \ MEADOW TRAIL \ 2 --- \ `--------- I I `,� \ \ 0 L----------- \ 281 ; 267 26 --- \ __------------------ i \ i 393 i i 383 i - - MH-2066 \MH-221 _ 0------------� \ \ �' -- RIM:990.98=---_- ---- M:1001.98 NV: 990.98 "IN, V: 977.21 . 00 � 384 � - - - n � i------------� �Q 4.5� 1_ 392 \, \ IL---------J o -------------i MH-207 \ / IM:1001.69 385 I INV: 990.69 - - -- MH-2212 i I FtP�� \ M:9�1.7 266 265 264 26: RI \ INV: 97T .67 ' MH-2213 386 i _ \ I -- - --RII RIM: 991.48 / a0. �i \'' �� \ I IN' INV:978.62 r 387 \ I WETLAND S , 390 \ 388 o r I 1 389 ; �1 OUTLOT B \ 1'I \ MHI 221 _- ----- / WETLAND T SE- - -- - - - -- - - -- - - -- - - -- - - -- - - --� - - __ _---- - - - - - - - - -------------------- INV:979.07 HORSESHOE TRAIL I I I I I I \ 0 50 100 200 PISNEERengineering GRAPHIC SCALE IN FEET 00-ENG-1 19128-SHEET-SSWR CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS (651) 681-1914 I hereby certify that this plan was prepared by Name Revisions 2422 Enterprise Drive Date 4-21-20 PRELIMINARY SANITARY SEWER & LENNAR TAVERA me or under my direct supervision and that I Mendota Heights, MN 55120 Fax: 681-9488 am a duly Licensed Professional Engineer Paul J. Chcrnc Designed PJCBNM 16305 36TH AVENUE NORTH 4.01 OF 67 www.pioneereng.com under the laws of the State of Minnesota . No. Re 19860 Date 4-21-2020 g Drawn MPC/MSN W TERM IN PLYMOUTH, MINNESOTA 55446 CORCORAN, MINNESOTA © 2020 Pioneer Engineering, P.A. L - - --------'-J L-----------J r r ,> _ J L--------�< r r r �-----------� 52 353 35 35 <` , '�'� 341 , '� 407 31 3 7 , r 358 ` \ - WETLAND W _L 359 UTLOT G--- HWL=976.9 WETLAND V \ ' INV HWL=`976.9 J \ - -- -- <�E < < OUTLOT F r- -• / z `\ ' > I --- I \ I / - 1,6 \�PVC D/.TI/ O_C_S -_90-0 --.\,-- \ 2 v/ 360 D (TYP.) RIM: 976.8 �\ L 3HWL=974.3INV:970.50 367366 365364 WETLAND U 36336 HWL=977.8 / I --- I I FES-900A I INV:970.00�--- \ \ OQTCET=9 • BASIN 900P I ' \ ` \ IES FILT. ELF 72.5 OUTLET=973.1 I , \ HWL=977.2 � - - 17 IES FILT. EL.=972.5 \ /-' �/ �� \ \ =2.491 AC* / /'' / \ \ , / Z HWL=976.9 / r -- \ \ \\ STOR. VO .=2.578 FT / / WET VOL.=2.257 AC*FT , , �\ \\ \ \ / J \ /' 29 STOR. VOL.=3.094 AC*FT �,- WETLAND T \ HWL=977.4 / / / �� 406 , \ 368 \ ` / /,-/ 36 FES-9001 CBMH-9043 405 J <\ \\\\\ \\\ \\ \� 1 // / /' / 29 INV:973.10 / RIM:986.66, \ I / CBMH-9042 INV: 982.10 371 / 29�' RIM: 987.0 `404 �; ,\ \� \ / '� �' ✓, /' ,INV: 981.61. -/ 372 i 2 STMH-90 CBMH-9044RIM: 978!7 / CBMH-9003 9Y' I / INV: 73.51 IM: 987.01403 �, IM: 986.66 / -INV- 975.67 \\ \\ \ `\ , INV: 982.66-- c \ \ \ 373 401 \\ \\ \\ \\ 0 50 100 200 OUTLOT A C�BMH-9 04 r \\ ` \\ 39 \ RIM 987 45 \ \\ \\ \\ IM: 986.95 374 \ I 28 \N \ \ \ I4V:976.18 \ INViJ80.79 \\ \\ 398 p 1 GRAPHIC SCALE IN FEET / \ \ 3 9 \ \ \ `\ _ /CRBIMMH:9-8/ 9/ 80.0362 . 3\76 6, 28 396`377 CBMH-903 � IM. 982.50INV:981.26 11`\\ \\\ \ \378 \\ 'INV:979.00 CBMH 379 _RIM:986.95 395 INV: 976.74 381 `\ \ \ \\ \\ ,5 \ 283._ 'CBMH-9062 \ --RIM:982.40CBMH-9006 � 394 � 382 INV:978.63 \ Ii MEADOW TRAI\L RIM:989.3 \ 2 \ INV:981.82-___ i i CBMH-9021 \\\ \ ; CBMH-9061 --- I ,--------_----� IM:989.3\IM:982.20 \ I \ \ 26 15" i-INV:985.38 C MH-9052 INV:978.35 281 / i 267 I I l - - -- - I 383 I :977.51 , \ L ___I I --------- * - 9007 i--- I°r------------� �I \ / / 1 RIM ' 392 I 384 �� I\ - - - - - - - -> \ INV:982\46 I I ------------ J \ / \ L \ i I CBMH-9008 \ RIM: 991.38 385 INV:982.87 - CCBMH-9031 CBMH-9053 i PAL266 - - I \ � � IM: 991.38 ;; ��_J � IM: 983.96 � � 'i � / \ � 265 26426: FES T2 \ / INV: 987.38 -, INV: 980.46 I INV: 980.80 \ �5., \ 386 \ I \ I �\\ ``� , CBMH-9009 _` _-RIM -49Q.9 INV:98�.87 391 387 / \ \ r r , \ r CBMH-9 10 i RIM: 990. 6 42" `\ 88 \\\\ r'/ INV: 98,C17 3 // 390 / J `\ \\\\ �i CBMH>9654 I \ \ \ : 984.57 i I INV: 981.07 \ HWL=983.2 \� 6S_- III / OUTLOT B I \ \ ' 1 1 389 i / INV' 981.00 / I to 11 1 CBM'-9011 i I WETLAND T SW / WETLAND T SE I 60 I \ \ \ RIM:9 9.0 I HWL=984.6 / HWL=984.7 INV :98 .45 - 15 - - - - - - - - - - - - - - - - - - - - - - - 1 - - - - - - - \ IM989.01 - INV:985.01----�-- J HORSESHOE TRAIL - - - - - - - - i i \ I I PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 00-ENG-119128-SHEET-STRM 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. Area 2 i PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS NinFx PROPOSED UNITS: 549 55-65' VILLAS: 70 (44-55', 29-65') 55' SF: 51 65' SF: 156 75' SF: 58 TWIN UNITS: 80 ROW TOWNHOME UNITS: 134 PROPOSED SETBACKS: VILLAS: AREA: 7,000 SF WIDTH: 55' TO 65' FRONT: 25' REAR: 30'(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET. 20' CO. RD. 116: 60' 75' WIDE SINGLE FAMILY LOTS: I AREA: 9,000 SF WIDTH: 75" FRONT. 25' REAR: 30' BUILDING) REAR: 20'PATIO, DECKS) SIDE: 7.5' co SIDE STREET: 20' CO. RD. 116: 60' a 65' WIDE SINGLE FAMILY LOTS: p AREA: 7,800 SF WIDTH: 65' r FRONT: 25' Z REAR: 30' BUILDING) o REAR: 20'PATIO, DECKS) U SIDE: 7.5 SIDE STREET: 20' CO. RD. 116: 60' 55' WIDE SINGLE FAMILY LOTS: AREA: 6,600 SF WIDTH: 55' FRONT: 25' REAR: 30' BUILDING) REAR: 20'PATIO, DECKS) SIDE: 7.5' SIDE STREET' 20' CO. RD. 116: 60' TWINHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING TOWNHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING SIDE STREET. 20' TO CURB(PRIVATE STREET) SIDE STREET: 20' TO RIGHT OF WAY(PUBLIC STREET) WETLAND REQUIREMENTS (AVERAGING ALLOWED): HIGH: AVERAGE WIDTH: 50' MINIMUM WIDTH: 40' MAXIMUM WIDTH: 60' SETBACK FROM BUFFER: 15' MEDIUM: AVERAGE WIDTH: 25' MINIMUM WIDTH: 20' MAXIMUM WIDTH: 40' SETBACK FROM BUFFER: 15' LOW: AVERAGE WIDTH: 25' (WATERSHED STANDARD) MINIMUM WIDTH: 10' MAXIMUM WIDTH: 20' SETBACK FROM BUFFER: 15' 0 50 100 200 GRAPHIC SCALE IN FEET 00-F. NG-119128-SHEET-SITE 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. SANITARY SEWER & WATERMIAN NOTES: 1. ALL WATERMAIN IS 8" PVC UNLESS OTHERWISE NOTED RIM:981. 2 SUMP: 955. 0 INV: 961. 0 OUTL00� 8",0 0.4 F�42 ' 42 421 r • I 426 r- 419 v I 418 MH 2O04 RIM: 381.63 INV: 63.I3I2 i 416 ------------------------- ---------------------- RIM: 981.08 INV: 970.08- - I � � I H-2001 I 424 RIM:980.8§ INV: 961.29 \425 \�\ ,.vin-cvvc RIM: 980.85 , 426INV: 961.63 i 427 ,,\\III ' H-20 3 RIM: 981' 27 INV: 96A8 428 , 430 \ I I 431 \ I - \ 43 i I 433 OUTLOT D 1 , I I I I I I I / I /I ' l I \I I I 41 I MH-20 5 41 RIM: 981. 9 INV:964. ^I 411 1 I I L----------- 410 F----------- 409 I L------------ i qT ----- I 1 408 1 I ----- 407 H-220 -----� RI : 979.99 IN : 968.99 MH-2202 `` WETLAND V' -a ----� RIM:981.60 \ ; INV: 970.60 r iwn-ccv� \ RIM:983.51 INV:971.63 0 1 368 \ OAK RIDGE FARM I � I � I r------------- \ » » » » -----� r----- r---�� �- � 491 ii ii 493 ii 11 11 11 11 11 1 �> 1 1 492 1 1 1 1 494 1 1 495 1 1 496 I I 497 1 1 498 1 1 499 I I 500 , - / \ II II II II II II II 11 , 501 490 I I I I I I I I I I I I I I I I 1 1 I' 1 1 J L-- -- L-- -- L-- --J -- --� I I _J \ RIM: 993.98-�;, STREET H 40" -.-_0.M40'H%-2_ 022' INV: 982.98 ' ---, MH-2023i '- __ �,�'�, \g � • ��� ` �1 I' ---S-0-2- --- RIM:0--__ 1; HIM: INV: 981.201 .1 --J1i 1 v- 1 1 INV: 980.091 ° 1 486 485 484 �I I I 476 475 ; �� 474^� ®V 503 I I I 1 1 I I I i A f \ �\ I 1 I I MH-202 `------------- I I 1 MH-2024 1 1 1 �„ o < 488 I I IRIM:1002.74, I 1 /RIM:1004.52 487 ' MH-211 I I I I �� I I 1 v INV: 981.92k INV- 979.60 I - ��1------JL-----RIM:999.28- L-------� L----J 504 I I-------INV:982.54 �,, r------------- 1473 / I 1 r----- I J v MH-202 , l A: i i 1 483 1 \ RIM: 1003.32------'_-----------� - \ 477 INV:979.03 505 \ --- I - / 1 472 I , 1 I r----------- v I I - \ 478 ' i fr� 1 506 OUTLOT E `\ L----------- -1 481 , Ir_---------- I 507 _ I \ MH-2112 1 \ 479 \� 470 ' ;, WETLAND B �'\ `� RIM:994.40 480 \ `, ' MH-201 � 12 WATERMAI _ INV:983.30 11 BY OTHERS \ , RIM: 998.42_=_ - _ INV:977.92 -;° 508 II 469 I� ® L----- I ------------ - ------- ------- MH-2018-- - --�I o i i -------RIM:993.40---- ---- - I =--� r - - INV: 97,7.09 468 1 v 509 - L---------- I510 1� I � H-2006 \ I 1III II 467 1 43 1 1 435 1 1 436 1 1 437 I I 438 , ,RIM:982.21 /INV:966.23 I II II II II 11 439 ' / \ 41 H-2007 / ' II46 \ 511 L- -- L -- L -- -- -- ,' i RIM: 982.15\' / INV: 966.76/,­, \ /,� / \ IL--- -- -� r-- 1 ' I I512I� MH-2 17 r-----&TRE-E-TI-K F 443 RIM: 994.19 _--INV:975.99----EE:_-::_ __� r-------------- _-- I --�-II- II II � 11 -----5--1--344 ------------ 1 348 347 346 H-2008 H-2009 --- ----� ----i i--- 1 MH-201464 M: 994.67 -M: 982.41 RIM: ----7 r-----I F- -----r - - - - 350 967.77 INV: 975.47,,' :9151:9_H-201045 1 460 RIM: 980.95 1 1 452 11 453 454 456 457 458 459 449 450 111 451 514 INV:969.13 351 -- -- ---- �-�I11 INV_970.43 I I I I I I I I I 1 1 I I I I ------� v L" <� , , / �'�/ - J � I L----- OUTL<QT '' \ L I I I - \/ ,m � 343 i i � -... � --� I I I ------------ / /515 I --- ---- 342 --- ---- --- - 54 \ 3355 341 H-2012 1 1 -- 1 ,'�' ,�' 352 353 RIM- 987.69 -- _�----304 Ni r--- -- -- -_�_ /------------- � / - ® MH-203 - I ^ 1 INV: I I � 1 305 i 306 i i 307 I u1 I� I I I 1 1 1 I 1 308 1 1 309 i `>* • I 1 I 1 310 / 517 10.0-11m --- ---_-- LL 35 OUTLOT G--------- / / /RIM: 990.22 -- \ , i i I MMH i MH-2014 / �\ MH-201 / - ' I 1 RIM: 992.501 1 RIM: 993.53/ /� INV:977.93 �,-RIM:994.43 H-2221 i'' �303 --- 11L____J L_ _ i i INV: 974.72 / ®/ 518 / -I-� �� « 1 INV: 973.28 INV: 974.00 , �< RIM: 985.42 OUTLOT F------_./ ` �� �\ « -J L----J �_ 311 STREET M INV:974.42 /'' MH-2032 ` o ----- � \ --'1 RIM: 991.16 ` 30 \ o H-2051-------- -� MH-209 ; > 36 I _INV: 978.45 \ �\ , RIM: 993.54 / / / II RIM: 995.84 301 INV:982.54 WETLAND C 4INV:984.84 519 361 / � ' i' MH-203�- I / 338 36,RIM:9.MH-206 770 ` 520 RIM: 992.51 i / --- ---- _ .� MH999 �062 INV:981.51-- � _____ / /-'/ \ RIM:994.23 I --- --- \ �\ 331 \4 STiQ \ 337 RIM: 49_-- -- 1 ro 1 / 295 296 297 298 - ® F - 1 �% INV: 983.23 ' / - 3 F T � INV: 988.49 -� I 521 ; 1 � \ / � 1`---, ^ �/'Gy � I H-2052 I I I � 294 - f `� ` \ 332 1 �' ___-RIM: 998.82 j 314 / - - \ MH-2063 293 ��, -- -- -- o°��, '`� �� 330� � �\ �',�,�;'� ' INV: 987.82' 1; ,522 // RIM: 995.1 INV: 984.14 32 3336 315 H03QMH-209 RIM 1�3 �1 1 Rn% nnrz-- ' �I � oa PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-1 19128-SHEET-SSWR 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. RIM: 9 0.31--7 INV:9 6.17 CBMH-8131 OUTLO C RIM:980.70 INV:976.77 421, cr R CBMH-8132 RIM: 980.60--- INV:977.10 ---6 r6 421 11 j 4 401 1 4 M31 97 .31 4264\ 42 CBMH-8095 15' RIM: 980.6 INV:977.10 CBMH-8094 Sri 419� 41 RIM: 980.60 INV: 976.77 N► 417 CBMH-8093 q416-��' RIM: 980.47 INV: 976.44 1 y 415 tea- RIM:980.82 CBMH-8092 INV:974.79 =. RIM: 980.44 INV: 976.11 v UDMrl-OVOI I�I RIM: 980.9 CBMH-8091 0o INV:976.91 RIM: 982.08 412 INV:975.71 15' 15„ N j CBMH-8072 RIM:982.08 0% INV: 975.23 --CBMH-8071 30" RIM:980.91 115 INV: 974.82 I I ---411----- . CBMH-8073 r------------� RIM: El I 410 . INV:977.39 I I CBMH-8006 w L___ RIM:981.0 F--- INV:974.62 CBMH-8004 I 409 1 I [CBMH-8005 ' RIM:980.06 I INV:974.02 L--- RIM:982.2 -� I I 408 1 CBMH-8003 40 i 0 RIM:979.45 J INV:973.92 - ----- - QW 6'9 WETLAND V \ HWL=-976.9 ' \ CBMH-826, % J RIM: 981.45 '\ INV:974.06 % FES-C1 \ INV; 969.86 CBMH-8203 RIM: 983.92 WETLAND U `I�IV:979.36 HWL=977.8 , ,CEI16H-8204 -' RIM:983.92 \ INV:979.92-' \ 368 \\ 369\\ ` \ 42 OAK RIDGE FARM I I ' CBMH-6028 I RIM:1002.4 I INV: 998.99 I CBMH-6027 RIM:1002.65 INV: 997.90 » » 15» » » 7S'• II II II II II II II II II II \ II �I II II II II II II 491 II �� II II I I 492 ; ; 493 494II 1 1 49511 II 1 ; 496 1 1 49711 1 1 49811 1 1 4991 ; 5 00 ; I ' II - 1I II II II II II II II I 501 I I CBMH-7005 IM:1004.63 I I I I IM. 999.26 I I J I INV. I I INV:995.26 ---- ---- -- -- --� J �. > i 1 502 i - - - S�,TMH-7002 489 I -_cc" --� CBMH-7004 i I I CBMH-6018- �S, \ I IM:975.0 cc 15-------------� IM:999.26 I I I I RIM:1004.6---------- _ --------- NMI' 969. 44 1 1 I I I I INV:1000.07 -- i � ^ I l i INV: 994.70 I I I I `�\ '• . J i 475 �I CBMH 70031 ' ' 4I 85 I 484 I i ; 474 \ II FES-7' ' '�, 486 1 1 I I I ' � I 1 1 I I I INV:969 00 `18" IM:993.41 I �4INIV:\ \`/ �-I II II INV:982.61 CB\M> H:,1-'6r10 -\- 5-- I I -_--_---_-_-- - J 488 RIM:1003.7_1 4$IN9999' CB-6051 ----------- IM: 980.�2 IM:1002.04 _j L ----- INV: 975.87 L------JUI INV:998.04 BASIN 70-------____IM:ss7.83 --- 504 3.OCS-700 CBMH-6016 LNV:965.00 INV:993.83 RIM:1002.9 -------_-- _-HWL=97' INV:968.50 483 INV 998.99 WET VOL.-1.352 AC FT 36 CBMAlJi43STOR.VOLE0.775 AC*FT �477CBMH-6004 �1 C8MH-601505M:980.82------RIM: 997.8 I I975.56 �FES-700A ------------- INV: 993.2Kim: I .3 INV: 965.00 jINV:997.47 L -- -432 482 472 r---------- ....W - = CBMH-8121 S-700B = _ I RIM:980.82 INV:968.50 ----------- I 506J INV:976.82 478 471 14,' I I CBMH-6014 i I 6-6041 OUTLOT E `RIM:94.IRIM:998.0 -- I-RIM: 998.03 INV: 984.33 INV:994.03-_-UTLOT \ I 1--------- I507I /' WETLAND B I `\ `\ /,' I I 479 470 1 v- / HWL=970.1 \ , r I \ I I L--__ I 480 LP I I I ----______-_' CB - I ``\ \ i /------------ ------------ RIM:I v - / , , r I I :975.16 I OCS - "� STMH-6002 I I I 508INVV / IM: 977.6 INV: 970.00 �\�`•_RIM: 974.6 RINV 970 21 1\ \II 469 I to L---------- a - CBMH/8111 I----------- RI� ---� ---- L---------� --- CBMH-6013 /------ ------ � - RIM: 992.7 _ I I ICBM - � N /-' INV: 7\6.8`6 -----� \INV: 987.02J LIM: 992.76 / FS-600B -STMH-60121INV:987.65 1/FES-6001RIM:983.13468 509INV: 970.00 INV: 970.00' INV: 970i27 ______FES-600D 42' FES-60 I ----- I " _ ----- INV: 970.00 I _ � I 21CBMH-8101-- -- INV: 970.00 i-- 3IM:980.82 INV.976.82 I I I I I I i, - -_, \ // ,42" ' 136" i---- I 1 510 1 I I I I I I I 467 I, -c4n --I 4-CI143I 5 143611437 - i i i i _ JIi I iIi -4-- -38 ``\ / I �\ STMH- 400� IM: 981.50 RIM:971.32 OCS-60j,?SMi INV: 967.00 RIM: 974f60IM' 980.86 I I , 439 'INV. 977.50 INV:970.00 --j--__1 -__jINV:974.68 i I 40 I BMH-FES-600A '-REUSE BASIN 600P 466 _- ._J IM:980.92 IM:973.88 INV: 966.50 OUTLET=970.0 -DRAWDOWN EL.=967.0 INV:976.92 FES-600C HWL=974.6 512INV: 970.00 FES-650A /INV: 966.50 WET VOL.=7.540 AC*FT �- < < < INV:STMH- 401 C*FT 1 42 1 IM:993.56 IM: 974.07 _STOR. VOL.=7.899 A465 INV:989 - S- 399 __J REUSE BASIN 650V:96700 - FE-1 1 _ I �U�Is e - - ICBMH-6061 -- ----- I II ICNBIMVM:: H997-87318..000050 1---�II M•c9n=8-0.3CR9BI24MM:8H9I'-81I8' .01384647 III , yI I 1I : //7S.'►> r,�� /.'\ .,/. ,/ ' r''` %/'/ �I II r -- I -OUTLET=970.0 ' INV. 967\ .00\I I I I STMH-/620II II IN VI :967.00-I II DRAWD � R�IM:B�M�H3\- N 15_" _ OWN EL.=967.0 FES-6201 INV988.07----_-149 HWL=973.5/R?. i : 970.00'------------ NV ------- vI ^ s ---------- 44.=.464 T_-- ---_ _ -_ -- 346 SOR. » ------- I III1I / I I----- 1r----------------- I' FES-CII 4 »-'< < < < I II I Itn I I I I 1 I34 INV-.970.00 I I I I . II CBMH-»I6231 RIM 976 I II I II I I I INV:988I-;5 RIM INV:977.68 CBMH-6507 I I .5 456 458 5- 14FES-6501 INV- 970.44 45CBMH-8045 988.63� -IV-970.001 A 449 1 450 452 I (A -448 II 1454351 I4531462 -8041 I INV:976.57 CBM-6522 INV:980.75CBMH 3 5 _IM:984.16 --� CBMH-6502 - V980.1L IM: 980.41 CBMH6-- INV:975.58 IM:980.29 51515" CBMH-6063 INV:975.5, INV:970.30 "�< RIM: 993'15 CBMCBMH-43 CBMH-8044 34 IM:980.50 IM:980.80 RIM:980.80 '\ INV:989.29 21" - -- -J)III INV:976.19 INV:976.87 INV:977.30 "� ,/,/ ,,' 21 _ 15» _ - 15"----------I �- CBMH-622T- r- -- I i - -- 1 i / ,\\ ' ` �� 516 35 35 ' ' 341 ' 1 1 I, I I I I I 6 97 I I 1 I I I � I I I � / I /, ' lI \ I I \ II �I I I 52 353 - 3 3 7 505 BM:H9g-C65�0g 3CBMH-8031 MH-8022 MM987�ZW84 CBMH-6504 IM:980.06CIBM: 980.25 358 `RIRIM: 981.15 - --TI ---52�=7 � 3-04 I�NV:973.841INV:976.06 INV: 976.25 INV: INV: 974.77/6III 0211 FES-C3 INV:97b II /'-� "/ RIM:987.27 CBMH-8- / IM:980.24 359 UTLOT G �--- INV:970.50 / < INV.981.31 15"-INV:9_75.69 11 ` �-♦ /- OUTLOT F----- _.� /' ,,-' \\\\ \\ \\ 303 ; I C \ IM:979.57 360 INV.• 973.85 WETLAND C 301 N= 367366 361 HWL=974.3 /--�'- _/ /,, i \\ \\ \ r INV:973.60 \ BA OP FES-8201 _0UTMT=9 1 1 /\\ 331 INV. 973.60 IES FILT. ELF 72.5 / 29 29 29`\\ \\\ HWL=977.2 _ - /' // / ^ \ \ =2.491 AC*F�� /'' 29 \ \ STOR. VO .=2.578 FT /'/,- J ,\ /29 , '' \� \ 330 \` \\\ r/'33, FES-C2 \' 1. INV: 969.60 rrc_a'329 \ \� _ PVC D.T. I I-♦\ /' /\ \\ ,�' ' nnA ./ (TYP PISNEERengineering CIVn. ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS • I IM:987.58 I I I I I I CBMH-6222 ��� 15,, /��� � / I INV:983.14 I I 1 1 I I IM:992.49 \ �r CB-6091 / - I I I I ` RIM:993.85 ' ^ 305 ; 'I 306 307 11308 11309 v'98T98 \'`, INV:989.85. / I I I I517 - 'I II II II 310 / cr�c<---- L---� r--- -J -- i i518 51 - / 340 / 338 520 J� }7� L--------- I -----___-- \ 337 I ------ �-� 521 - 314 52 333 , ;'' , \ 336 315 - ; I � I � I I I I I ' I I � I ❑ I II BMH-60261 IM:1002.43 1 NV:9917.22 I I I I I CBMIH-6025 RIM: 999.36 INV: 995.86 I � I I II I I F I I I FES-6035 INV.998.00 I I 1 ®I CBMH; -60241 RIM: 1000.48 INV: 994.73 II I 0 50 100 200 CBMH-6023 RIM: 996.67 INV:993A 7 - i GRAPHIC SCALE IN FEET I - BMH-6022 IM: 991.92 I V: 988.42 II C MH- RI : 993.50 IN :989.12 CBMH 6032 IM: 993.40 INV: 989. I9 Vl fl-V Vah : 993.40 : 989.9 I I I I I I I I I 00-ENG-119128-SHEET-STRM 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. Area 3 X PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS NinFx PROPOSED UNITS: 549 55-65' VILLAS: 70 (44-55', 29-65') 55' SF: 51 65' SF: 156 75' SF: 58 TWIN UNITS: 80 ROW TOWNHOME UNITS: 134 PROPOSED SETBACKS: VILLAS: AREA: 7,000 SF WIDTH: 55' TO 65' FRONT: 25' REAR: 30'(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET. 20' CO. RD. 116: 60' 75' WIDE SINGLE FAMILY LOTS: AREA: 9,000 SF WIDTH: 75" FRONT. 25' REAR: 30'(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET: 20' CO. RD. 116: 60' 65' WIDE SINGLE FAMILY LOTS: AREA: 7,800 SF WIDTH: 65' FRONT: 25' REAR: 30'(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5 SIDE STREET: 20'' CO. RD. 116: 60' 55' WIDE SINGLE FAMILY LOTS: AREA: 6,600 SF WIDTH: 55' FRONT: 25' REAR: 30'(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET: 20' i CO. RD. 116: 60' TWINHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING TOWNHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING SIDE STREET. 20' TO CURB(PRIVATE STREET) SIDE STREET: 20' TO RIGHT OF WAY(PUBLIC STREET) WETLAND REQUIREMENTS (AVERAGING ALLOWED): HIGH: AVERAGE WIDTH: 50' MINIMUM WIDTH: 40' MAXIMUM WIDTH: 60' SETBACK FROM BUFFER: 15' II MEDIUM: AVERAGE WIDTH: 25' MINIMUM WIDTH: 20' 66TH AVE N MAXIMUM WIDTH: 40' SETBACK FROM BUFFER: 15' — — — — — — LOW: AVERAGE WIDTH: 25' (WATERSHED STANDARD) MINIMUM WIDTH: 10' MAXIMUM WIDTH: 20' SETBACK FROM BUFFER: 15' I i 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-SITE 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. SANITARY SEWER & WATERMIAN NOTES: 1. ALL WATERMAIN IS 8" PVC UNLESS OTHERWISE NOTED 408 407 WETLAND V% \ /) 368 MEADOW TRAIL \ i WETLAND C I / � JAI--21-0625 RIM: 994.23; --1 INV• 983.23"' , \ \ 2 /- MH-206 293, DIU. nnF 1 A ____------------------- ----- I I I I PISNEERen ineerin CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS I I I I I L I I I I 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-1 19128-SHEET-SSWR 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. PISNEERen ineerin CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS I I I I I L I I I I 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-1 19128-SHEET-SSWR 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. -------.. \ r rr\ ' •• \L � 3 ------------� I I I I I I 463, -- \CBMH-6063 515 RIM:987.27RIM: 993.8 408 ' , 342 INV981.31 `\ r r / / <� � < < < < -�� INV• 989.29 , � , i I w --- 516 r - - CBMH-6205._ `✓' -- r- �711 35 � . / 341 - - - � � = �cBMH-s241� I I 1�I;r�,,r „\\ 40'. 52 353 3 / , RIM:987.75 " IM:987.75I I I``'INV: 981.87 ------r / INV:983.75 I I I I / CBMH-6064 / - \T1M-3- 04 I1'1 RIM: 9,I6M50.•65959 4.�358 306307 1 308 309 INV: 990./ 2i 7I CBMH-H-6206 CBMH-6251 1 5235UTLOT G NIIM•990.51 310 INv98411 INV:9S7 01D V � V:982.37/03 5\`-1-\-\ 8 INV: 982.85\\6.9 -OUTLOT F RIM: 990.62--- 7r--------15----- 302 INV.991.00 > ----- - - - -- ' -- - ----------------------- 360 WETLAND C CINR\BIMIVMIM: \r99�1.45 INV:983.65\ V:986.8 31-2 9 ---- 1sII J 1- IoI I 1361 HWL=974.3 RIM: 990.5 ` \ 340 339 6253 IM: 995I.% 5' 8•365364 - INV:984.64\300 IM:991.80 INV:991.58 8.30 3• '520 -CBMH-6210 313 RIM:990.9 INV:984.21 INV: 985.10BA OUTLET-9 331 -6221 IES FILT. EL 72.5 IM:991.4337 521 NV: 98743HWL=977.2 /CBMH-6066 =2.491 314 FT 332r) �- I IM: 99 29INV:989.53 330 IM: 993.80 IM:994.46 IM:988.49 INV: 990.30 52 '/ CBMH-6294 INV:990.46 v:9848s 333 336 Z RIM:995.5 315 CEL L INV:991.51 -6255 IM:999.27j I- --- - II , 292_ ,>'�y,'' 334 I I ` INV:995.221 I CBMH-6211 328 ` r r ' I I 335 \ . r� INV: 992.53 523 q/ 15 2T3 RIM:991.53 ,: �15.. <_ `>`' ,r � ����- 7S, �\ I I \\\ r' ,-`\`..� 316 \'� .'•� \ � � _ 29 k INV:985.70 d ! CBMH-6212 r \ CBMH-6068 j,/ CBMH-6293' I ° I jCB,M�H-62713,' \ \\ RIM:1004.4 RIM: IM: 995.97 INV: 999.84 INV:991.03 RIM: 990.00 rIM: 988.99 INV: 992.47 \C\B\MH \>-J 6067299- INV: 986.19 327J INV:985.49 317 - �II , \\r \ / \�I/M:1001.6227 CBMH-621INV:997.62I H-60�289RIM- RIM:1006.1INV:987.95 525N 323 '1 1 31NV:1001.6127 CBMH-63 IM:996.78 320 ICBMH-607IM:1004.40 C8MH-6303 -INV: INV- 990.26 CBMH-6313 \RIM:1006.53 526 INV: 1000.40 CM-IM:1000.41 INV:1001.98 RIM.1000.4 4V:990.70 4V:997.95 INV:991.18 5"-1. OLOT H 15" _ ' I , -- J -- , C8MH-6071 `\`\ 15 \ \ I r H-63215" i IN\IMV:15100200268..5544 \\2 IM.994.24 IM:996.78 r_ ' I I - t \ \\ EI INV:989.07 CBMH-6306 I 1INV:990.82 IM:972.60279 CBMH-6322 CBMH-6314RIM: 996.77 28 CBMH-6302 IM: 993.86 INV: 968.85 INV: 992.28 oo� 11 1 :.INV: 998.51 I I FES-EX _/28 INV. 987.27 I I 530 FE-E1I CBMH-6341-INV:968623 CBMH-6307 CBMH-6214 -1I 1 534 I 531 INV: 968.91 .1 1 1 1 532 RIM:996.01 RIM- 995.92 INV:991.92 CBMH- 332 INV:992.51 INV989.62 IM:994.81 I 538 �^ INV- 991.31 . 1 / 283 271272 \ - IM:997.83 MEADOW TRAM \ Z s \.539 CBMH-6361 � 1NV•99014 ' /---- CBMH-6308 i 270 RIM:998.3 <' i// l ,r--____-7 \ RIM: 996. 269 INV: i 994.35 84 ,�, �5 \ INV:993.34 268 /s >Ss a IM:997.93 \ - - 281 / 267 CBMH-6353' /, `.INV: 993.93 RA-0 �/� ,,/'' _ - - - - 1 RIM:1000.125 "� ' ' 541 I / / / \ II I - - - - - - - - - - - -- NV:996.12 i r IM:998.71 INV:991.06543 ' ''^ OUTLOT L b I \� 3.87\25 r v < I ' _ % ' \ C 40'0 n Q c� / \ \ J� / % / r'r'' \\ INV: 972.00 CBMH-6216 i` t / 2.9 RIM:997.s p 544 I r CBMH-635 �h / ' / r r \ / WETLAND E FES-400B / RIM:100_12 6 INV:i 90.65 ^/� 256 % c� r'r'' INV:995.64 HWL=972.6 INV:972.00 N� I 261 \ 255 / ; I I _... w, , 545 ,% �11 21f FES-400A 66 263 262 �,0� < ' % ' % 254 I I '� - • CBMH97.7 8 11 I / INV: 968.00, 265 I IM:997.78 1 21" INV: 993.78 1 ' � � I � CBMH-6218 �� ` \ � ` � 1 I ,'// I I 253 INV: 991.78 I / i i % �� \\ \\ 546 i� %/ , AS N 400 t \ \ I N?I / I I , / \ CBMH-3137 1 I r' �i OUT -9 .0 252 \ IM- 997.67 I f WL 13. INV: 993.25 11 i I I I ET .13 AC* T 547 1 TO OL 0. 911 A •FT \ \ \ I cBMH-6219 CBMH-3136___ �251 ' \ RIM. 996.65 I I INV- 992.81 I \ INV: 993.15 1 I I \ I ---- 1 I I _ _ OUTLOT J I I 548-- ', --- 1 I ' I ' _"------- I - - - - - \ I ' 250 ILO CBMH-3134----__� I-- _ _ - - \ \ I I I : 1 IM:995.85 ------ /' ' _CBMH CBMH-3133 I -3135 I INV: L-,�-- __ I 15.. 1 -1 �'>�' 4 \ OUTLOT K RIM:995.8 549 INV:991.85 / �> IM:993.78 I /' '--------- 1 - _ - ----- - 1--------- » -- --------_ --- ---- - ---- �_----------! -- - -------- ------------------------------- -------------------- -�G - , -------------- ----- I OUTLOT N -, I I------ I I ' - 1 I I . 186 161 I __- I I - WE N I I 163 I I -1^ ----------- HWL110 0 ------------ 164 16C 187 OUTLOT M �1 -',,-'' ---- -- I \-BASIN 300P �� �- 165 _� I 159 ,. OUTLET=975.75 188 I I IES FILT. EL.=974.5 `_ I ---------- J ' i I non 1 / I I' I \� H'WT `980-0A aza nrrT �. 1r1i1 PISNEERengineering CIVn. ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-STRM 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. Area 4 HORSESHOE TRAIL 0 150 300 GRAPHIC SCALE IN FEET HORSESHOE TRAIL HACKAMORE ROAD 0 150 300 GRAPHIC SCALE IN FEET \ i 10 --- / r—------- � \ TRAIL I � \ I \ \ I � \ I PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 66TH AVE N — — — — — — — — INDEX PROPOSED UNITS: 549 55-65' VILLAS: 70 (44-55', 29-65') 55' SF: 51 — — 65' SF: 156 -------------- 75' SF: 58 TWIN UNITS: 80 I ROW TOWNHOME UNITS: 134 0 50 100 200 GRAPHIC SCALE IN FEET PROPOSED SETBACKS: VILLAS: AREA: 7,000 SF WIDTH: 55' TO 65' FRONT: 25' REAR: 30(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET. 20' CO. RD. 116: 60' 75' WIDE SINGLE FAMILY LOTS: AREA: 9,000 SF WIDTH: 75" FRONT: 25' REAR: 30(BUILDING) REAR: 20' PATIO, DECKS) SIDE: 7.5' SIDE STREET. 20' CO. RD. 116: 60' 65' WIDE SINGLE FAMILY LOTS: AREA: 7,800 SF WIDTH: 65' FRONT: 25' REAR: 30(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET: 20' CO. RD. 116: 60' 55' WIDE SINGLE FAMILY LOTS: AREA: 6,600 SF WIDTH: 55' FRONT: 25' REAR: 30(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET: 20' CO. RD. 116: 60' TWINHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING TOWNHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING SIDE STREET. 20' TO CURB(PRIVATE STREET) SIDE STREET: 20' TO RIGHT OF WAY(PUBLIC STREET) WETLAND REQUIREMENTS (AVERAGING ALLOWED): HIGH: AVERAGE WIDTH: 50' MINIMUM WIDTH: 40' MAXIMUM WIDTH: 60' SETBACK FROM BUFFER: 15' MEDIUM: AVERAGE WIDTH: 25' MINIMUM WIDTH: 20' MAXIMUM WIDTH: 40' SETBACK FROM BUFFER: 15' LOW: AVERAGE WIDTH: 25' (WATERSHED STANDARD) MINIMUM WIDTH: 10' MAXIMUM WIDTH: 20' SETBACK FROM BUFFER: 15' 00-F.NG-1 19128-SHEET-SITE 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. Area 5 SANITARY SEWER & WATERMIAN NOTES: 1. ALL WATERMAIN IS 8" PVC UNLESS OTHERWISE NOTED I \I IVI . I V V I ' e- INV 990.17 '�J 252 \ INV:989.60 I , \ \ H-2043 ' I 251 ` II 12 SANITARY RIM: 997.8 l Y OTHERS \ \ --INV:985.47I OUTLOT J MH-1002 T I -� I RIM•:977.10 I I L----------- ' 1 548 ' / I ' _ \_ 250--------RIM: 996.?9 --_----RIM:996.$9 INV: 965.E _ ! INV: 985.99 - \ \ _549 ---------- -' -1 1 �� - - - - - -� -----'c---------------- \- - - - - - - - - ------------------------------------------------- I ------_ I ------- I \ \ MH-1056 RIM: 996.57 I I\ \ INV:985.57OUTLOT N _ I --- o------------� 186 1 1 ------ - 163 1 or 11 161 I ' \� -,-, TLAND G ` I 164 --_------------- R-- 160 \187 -------____ o----I LMH-1055 OUTLOT M r -165 159RIM:1001.33 ---- - - - ,/- H�-I! 100INV: 984.49 188 , z�IM:989. 6 II I \-� \ \\ I 158 1 - 249 � `_- - � ��� `\ 166 1 INV 965. 8 I WETLAND F �_ __-__ - _J - \ ---------- I I 248 i 167 I I 157 i 3 r-----------1 0 r------------ I �/ / / 168 1 : 0 1 156 I 1I I I / ' L---------- oo -- 247 89 171 > �' / N 1-----------� I _l MH-1054 I \ I MH-106 / RIM: 995.29 INV: 983.5i \ 3`3 169 I _-_-1_-55 H-10RIM:1002.00 MH-10� 1 1 SNYDER'S ROLLING HILTHIRD ADDITION INV:991.00`�' / JL---- RIM: 991 50 190 RIM:991.48\. ---- INV- 966 58 INV: 980.48 11 154 \ \ I I I I MH-1062 ® I \ 1 I I ---- - - RIM:1002.92 , 191 MH-1052 1 r----------- I , INV:991.92 , RIM:989.90 � 1 1 1 1 1 I I 11 153I I I I II `- T INV:978.90 176 -w 173 1 I Io------------ IIH-108/ > r-- 1246 L-_.tr . I 3 175 ---------152 RIM:1003.23 OUTLOT 0P1 177 ________- _j INV: 992.23- 193 -------- H-i i100 w RIM: 990.33_----_RIM:992. 5 245 WETLAND I I INV: 978.42------ 151 I - / I 1 -INV: 967.1 / / o 178 -------- 9L-L ---JL --- It I LLJ I- - 150 < It i11L-------------' 2--------- ---------�iIII i / MH\ -\ \1\0\01 \7\ \ 179 108 - v/ --- ---- I - RIM: 992.91-, ----------- < I IM:1002.74NV:967.67', INV:991.68--_---- \\-149 MH-100243 ------------- RIM: 990.58 180 ------------- - 181 10 --- ------------ I NV:,968.02 `\ ;;�l4 ------ 96 \2 -J i 06 - II I \\\ RIM: 993.0242 183 147 INV: 967.4 I I 241------------ I � II I I 1 11 �-------------,\ /RIM:990.36\ �/ -- ss9 1 / INV: 968.65 , 146 185 q I - H-1011i 240 --INV:2 092.57 R1�45 H-1010 <14, 2 ; tN� 69.28 RIM: 990.50 MH-108 \ INV 145 RIM: 997.3E 199 143 INV:986.36H 1071L\ o„= \RIM: \; I 994.69 `\ I INV: 983.69 239 I I SNYDER'S ROLLING HILLS i \ cvg 28�' \ \ �, �\ �' i , I I , \ \ 139 \ I \ -RIM: 994.0\ MH-1013 138I-------- - _-> -->Y- I I I I \ 8 � ®, � � � � ; , I I , � \ ��'-------J -r -- \ INV: 969.97 237 o L-_ I I L---------------------J I \ \, RIM:991.69 236 \ --- _ ------ -----� --( --- - INV 970_30 _ I o---1---- ----------- / / / ------ --- -- MH-1015 I I / 3 R #.�8-9_.27 - H -11 8 INV: 970. \------------ 6�--? / 35 ®, `, WETLAND L � 34 RIM: 99 .06 WETLAND 0 o^� ------ --- , / 33 INV: 98 .06 I I \ MH-1016 I - -- % 3 </ \ RIM:98I4�--J ��,, \�� -� OUTLOT P 31 OUTLOT N INV: 971.00 - / I I \ inn \' �- _ It / /yi,. \ PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-1 19128-SHEET-SSWR 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. �J -e \ 252 � I / OU =9 2.0 <�� \ ', I I I I ET I�.= .13 AC* ` 547 ' TO OL. 0.691I A F \ RIM: 997.05 \ \\� - -1� -- __ I FES-4001 I \ I ; INV:993.55 i 251 , �_________---i II INV:972.00 I \ \ \ I I--------� 1 CB--312_1_ / OUTLOT J I 548 INV:980.00 -- I RIM:981.1 IM:97- 6.37 CBMH-3161 CBMH-3133 INV:977.10 h - - -RIM: 999.82 - \ \ I INV:993.14 250 1 IM:993.78 I INV:970.70 - I INV: 989.78549 1 I IM: 986.64 4 OU TLOT K - ------�- \ \ i I L- ----------------1� ^ �� -�• I�___ - ,� _ d- - -.^.- -- INV- �98-2-.-64MH-3103---- ------ ---i..I - --RIM: 976.37 CINBVMH97-J�-�- 21 -----------------_ IM: 981.10 24.05-04 3------------------- -__ ` i o0 - - - - - I ��a 24„6 PVC `D�T. �cc 18 I ------------ ' INV:976.90 I-- I / \ CBMH-3144 CBMH-3143 21..-`L ••.. � 24 N ;,�-'��'� -�\ 16 1^ CBMH 4004,I RIM: 999.82 RIM: 996.4 �__ CBMH-3102 / ^ I IM' I 979.39 IM: 993.78 w ' \ I INV: 991.31 INV: 990.64 INV: 975.39 I I I \ \ I - �IM: 986.64 i `--------- =--J OUTLOT N t INV:988.98 \.•I I I I - - INV.976.7 CBMH-3142 FES-3101 MCRIM: 9-8361.04 RIM: 995.52 WE �63 INV. 3INV976.00 INV: 990.41; B11CM 995.52�RM:9899 1 ^ I ----1-6-1- -- --, I OCS-300 , ✓ car; ------------- 00 I I II III INV989.85> _ �IN;V�:985.9C F'E,S-�421 IM:FES-3099 1 INV: -971.00 9�771.08_08_ 1634105 15- CBM,I H-46 IRI 0.62 187 � IINV:980.00 FES-3_OOA RIM: INV:999.10 OUTLOT M _INV_____ CBMH-3098 CBMH-3091 ._-----_____- IM:1000.31 IM:995.82 `B165 159 -- - - - - - INV:996.31 \INV 1.82 S30 7 OUTLET=975.75 CBMH- I �IES FILT. EL.=974.5 RIM:98__---- 1188 OI! I o HWL=980.0 INV:943 r-- STMH-3o82 INV:00 WET VOL.=4.636 AC FT 166249 IM:1001.02 II STOR. VOL.=4.482AAFT 158 CB-3083INV995.45 \-- � ---J HWL-1� RIM: 1000.9 18" r---------------------- > NV:97., 7 1 ^^ ^^, . BM INV:996.01- 18"� 36 _ 8' I IM: 98I; ,4.39 /CBMH-3024CBMH3107 1IM: 989.L. RIM:1001.' INV: 978.29 INV: 985.30 INV' 984.85I--INV:985.41 INV:996.836 2- CB 3031CBMH-304 IM:991.59 0 189 IM:989.68 168 156 I �III _-__-_------- II II II / \ \ \ �\ \ \ \ \\ \ III II \ ,�__ .- CBIMH-3�i5 \ .• ^r i� ��`�i�' �\ \-3095 �FES- 30 1 I i--INV: 985.68------- •-M-H---30-0- 6-----------J247 CBMH -�Q 1 CBMH-4007 ------ . ----IM:1001.03 INV.981.52 -RIM:985.39 INV:997.03 N- 170 169 1 :981.89 1001.92 'h 55 SNYDER'S ROLLING HILTHIRD ADDITION 'V:997.3190 J L----------J RIM:995.81 F --------------- INV: 991.2 INV: 980.00\ 2 ^ 154 I ^ I 1 I I IM:3 191 ••..RIM:989.3 --21„ lg• r --------- \:i 1 4008 CBMH-3086 INV: 979.80 1 r------ 153 89.941001.92 -RIM: 192NV99176 INV 986.44 w - IM:991.11 N RIM: 989. 8 173-i I I � / INV:980. 5 CB-3005 l i 17 11 175 r-INIV:9811 0 I 152 I 246 '> J - , I � I ��; 193 1 11 1 1 177------------ I I I 1 /� \` � ,'� ,/ OUTLOT O � RIM: 989.95 i 1 1 1 1 1 1 1 _ � I INV: 1 1 1 1 ----- i WETLAND I -1 I w I / 'n \� ;/ I I I151 \\�1 17� ------ I ©CBMH-4009HWL=978.8 RIM:992.1------IM:990.50INV:982.76245 MH-30 ! INV:987.00 / / I L -- = 194 \ 1 I 1 1 1 I 178 1 ^ IM: 992.17 __ I / / I I--__ ___JI i l CBMH-3009 INV' 988.1750 is INV:983.17 r--_ J I 1 2-4-4 ----1 I ---- -----I CBMH-4010s------- J STMH-30\179 -RIM:99.72 Q II__-----_ 195 RIM: 992.67" INV 989.22 :983.48 149INV 243 1 CBMH-1511------� i \\ \ ------ I I RIM: 99 .17 I _ IM: 999.40------� I i RIM: 990.36 \ \ \ \ I � � IM:992.62_______ I I I 1 CB 1510 INV:995.40 I INV:984.02 ,INV:988.62 I INV: 99 67 I I i I / \ \ \ \\ /' r �S I I I L__ RIM: 999.02 1 i \\ h i 148 1 Q \ I I -_ INV- 994.z2 196 / `� 182 \\\\ \\\\ �`---------- ______-----� \ 11 i ` \ ' \--------------- - - ' 1 L------------� CBMH-3012 \ I 1 242 5 I RIM: 989.1 18 `� 1 , 147 1 Lij INV:984.55. I I 1 I-_---------� I 197 1 I r 1 w' 1 I is I I II III I 11 1I / I -- ��----------- ------------ \ _ /"M'�'9? /\ ^/BMH-30CBMH-15 I 241 Q RIM:996. 8 I I INV:979.�0 76 1 + -1\ -4\-6 > � 198 185 /1b I:990.36 INV:993. 8 INV:986.3 09 142 IM: 996.34\- ----�1I r 240 J INV.991.58 CBMH-3013 ',' 1 I \\ \ 145 I I 9 N IM: 989.11 143 19 / \ , ..... INV: 985.11 I 1 1 44 \ \\ I CBMH-1521 ,�� \`�141 cPs� IM:994.36 I I \ > 2INV.990.36 e SNYDERS ROLLING HILLS RIM: 5.77 ^� >�-1804 ``� 14 INV: 2.27 \ \\ r / IM:989.79- �\ \ �'' ,� 0 ---- ------ \ ��\ -7 INV:985.23 \\ ` \ \ \ -� y STMH- IOU,) I \ \\ 139 I I I \ < 238 / I IM:991.13 FE 379 I I INV:984.63 �11351I 136 I I \ \ ANY: 979.00 �I > '� I RIM:994.26- I \ �'---------- ->-� I I I I \ \ \ INV:989.79 \ � � � I � 1 \ ` STMH-1802 I I I , 237 RIM:980.9 I I I 1 1 \ \ \ 150 '' ^ INV: 976.18 ; , -- ' L----- -----� ��. ---- _------- eo I \ \ \ ',-RIM:992.1 I ` d'3--------------- \ VINV:988.11 L---------------------- 236 ( I -1---- ------- - --� -J INV: 976�00-� f I �' -OUTLET=976.0 ---�-----T - - - _,---y---- +- - - DRAWDOWN EL.=973.0--------------�--- ------------ - ------------ 60 HWL=978.9 --�----------- I----- I //_�- /WET VOL.=0.472 AC*FT�---------�,-----� _--___�- -- 'I------------------�--1 i � STOR. VOL.=0.913 AC*FT -� ------------------------ - - - I I ' WEILAND ' I I ,� \----------, \ HW1=983. ? �, -- "� HWLL 977.1 3 35 I I 3 I OU TLOT N - - OU TLOT P 31 PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-STRM 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. Area 6 � 10' BIT �� \� � �6) 'N� r----�-------- \ TRAIL (TYP) \�� 238 135 136 \ \ 138 I '� \ \ 1 137 -----_ — _ I 3o R237 --- " \-------------------- --J I \ \ 236 BAWN a80P I 235 I \ \ 5' ONCRETE ' J SIDEWALK (TYP) 36 \ -7 / 35 i \ ---- ------ --- / 33 WETLAND 0 32 \OUTLOT N/' _ - I OUTLOT P ce l I l WETLAND L 200 /' ' 30 - — - 9 ? \ q� 202 / - - 10' BIT 40 TRAIL (TYP) �" O 41 ti 1 I \ 234 28• l ^� �" i" \ `\ / i 42 19 WETLAND R — / � 233 .� G / ; / \ 20 O rya 232 / ' �,—_� � '\ 24 ° 4 A OUTLOT Q 18 231 WETLAND N �' , �' j' �' �" --� o` . 17 \. / so�� s �° T 44 i i 218 - — \ �o• 8 57 'A c% \ -- 1 230 0 . % `` "� �� = _---- - 11TL �` T \ 8 SIDEWALK (TY I'. r 229 � I �l it ' �-,`�- / - B SIN 10 2 6 TBACK 4 5 12 \ l I / \ 2` 6 RONT \ I 217 I I 3 N 0 \ 220 ( vi I I I I O _ 221 \ so. 101 5' CONCRE 203 / 'pp SIDEWALK ( �i 2S �, 70 L \! 222 OUTLOT S TF 228 �� \ \ —i, ` -204 5� —'- SIDEWAL ,,� /' / \ \ 214 5, k F Rso• 223 /'' \ IDE 227 o 10- i ----- 213 ti�,F °• �� 224 \ \ 205 / / 10' BIT TRAIL (TYP) 212 206 226 I 225 O OUTLOT V \ \ 21210 1 ,m 90 WETLAND P 209 SI 5' ALK CR&E- j' WETLAND Q O I 90� N L--------------- ——_-_--------- -_ _----/-------------- -- v ------ — ——— — — — — —— — I � I— I PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS / / I / / I I HACKMORE ROAD � I I I I I oy 10 100 2� 104 NCR 99 a 105 WALK 98'' ?� ,106 9707 \ 96 0 95 sPA 1 207 I \ OUTLOT U I , \ WETLAND M \ 1 \\ r--- I I I I 2 1 2 7 . .. .. . . .. .. . ffm__I mmm JU KtAK Jt l UAUK ------------- - - - - - - --� 7 77 78 79 80 81 82 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 TOWNHOME PARKING SUMMARY UNITS-134 OFF STREET: 38 ON STREET: 20 I I I L— — — — — — — — 0 50 100 200 GRAPHIC SCALE IN FEET IINUL_/\ PROPOSED UNITS: 549 55-65' VILLAS: 70 (44-55', 29-65') 55' SF: 51 65' SF: 156 75' SF: 58 TWIN UNITS: 80 ROW TOWNHOME UNITS: 134 PROPOSED SETBACKS: VILLAS: AREA: 7,000 SF WIDTH: 55' TO 65' FRONT: 25' REAR: 30(BUILDING) REAR: 20' PATIO, DECKS) SIDE: 7.5' SIDE STREET: 20' CO. RD. 116: 60' 75' WIDE SINGLE FAMILY LOTS: AREA: 9,000 SF WIDTH: 75" FRONT: 25' REAR: 30(BUILDING) REAR: 20' PATIO, DECKS) SIDE: 7.5' SIDE STREET' 20' CO. RD. 116: 60' 65' WIDE SINGLE FAMILY LOTS: AREA: 7,800 SF WIDTH: 65' FRONT: 25' REAR: 30(BUILDING) REAR: 20' PATIO, DECKS) SIDE: 7.5' SIDE STREET' 20' CO. RD. 116: 60' 55' WIDE SINGLE FAMILY LOTS: AREA: 6,600 SF WIDTH: 55' FRONT: 25' REAR: 30(BUILDING) REAR: 20' PATIO, DECKS) SIDE: 7.5' SIDE STREET' 20' CO. RD. 116: 60' TWINHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING TOWNHOME LOTS: FRONT' 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING SIDE STREET. 20' TO CURB(PRIVATE STREET) SIDE STREET: 20' TO RIGHT OF WAY(PUBLIC STREET) WETLAND REQUIREMENTS (AVERAGING ALLOWED): HIGH: AVERAGE WIDTH: 50' MINIMUM WIDTH: 40' MAXIMUM WIDTH: 60' SETBACK FROM BUFFER: 15' MEDIUM: AVERAGE WIDTH: 25' MINIMUM WIDTH: 20' MAXIMUM WIDTH: 40' SETBACK FROM BUFFER: 15' LOW' AVERAGE WIDTH: 25' (WATERSHED STANDARD) MINIMUM WIDTH: 10' MAXIMUM WIDTH: 20' SETBACK FROM BUFFER: 15' 00-ENG- 119128-SHEET-SITE 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. SANITARY SEWER & WATERMIAN NOTES: 1. ALL WATERMAIN IS 8" PVC UNLESS OTHERWISE NOTED I I I I I \ I I I I I I \ I I I L- - - - - - - - - - - - - - - - - - - - - - ---� r------ I I I I I I I I I I- I I I I I I I I I I I I I I JL - - - - - - - 238 \ MH-1013 \ /'" ; 135 i i I I 138 \ \ > -RIM: 994.08 I ` _ �--- - - - - - - - - _-»-� INV: 969.97 237 o---- - MH-1014 - _ � RIM: 991.69 236 II , INV•970.30 1 ------------`---------------------------- -- -- ---- - - - - - --- - 235-- I - ' - - - - - --- \ - - - - - - - --- - - - - - - --- - - - - - - -- ----_-----I , - - - - - - - - - - - - - - - - - - - - - - - - -- ---- _, INV: 970.6�}_-? ® ;` - WETLAND L / 34 5�� RIM: 99 .06 \ - --; WETLAND 0 I ---- INV: 98 .06 33 \ MH-1016 ---- ; / 3 \ \ RIM: 98�-34----; ��,, ��� / OUTLOT P _ \ \ OUTLOT N INV:97I1.00 200 / i /% 31 3 29 0-1 / \ MH-1 .P16 \ -�_� /� 27 R168 WETLAND J H t 18 / \\ / , , lZ 90.83 \ / H-1019 o• � � 1 V:980.03 26 � INV: 980.6:8 RIM:989.93J RIM:988.12 ® J , / / / MH-1172 37 \ \ \\ - V;..9_72%46 INV: 972.14 r 202 'LL /' RIM: 99D &7' S 3 3 -1161 ' \\ i \ INV:9t0.87 4 RIM".990.73 MH-102 \ r i'- s" ® 0.627.',, RIM: 990.52 \ 234 \ � r �" WETLAND R / INV 972.77\\\ 41 4 I I F1.- ,162 20 _� \ ' - RIM:'991.12 233 " ® ' j' / �' L i \ 21 S ® } INV: 981.12 �a o2 22 �MH-117 23\>. - s" ® 0.40% ' MH-102 232 �,` , , / � > �8 ®o.3s% i 8" � 0.51% / RIM: -102 . �" ( / \RIM: 90 35 L4 48 ti� -_-- H-1017 / _ /' V: 9W.35 OUTLOT Q / INV:973.07-' !� MH 114 H-1105 / RIM: 985.86 j RIM: 989.541 18 \ \�,\ r 46 45 RIM: 990.04 INV:971.82 INV:93-9-54 WETLAND N \ \ INV:979.65 43 16) r .ram, r i ' - -- vv L ' 230 , i' / / r ------ i -'57 13 MH-110 H-1151 RIM:RIM:991.74 2. RIM: 987.93 INV 973 34 INV: 977.79 g INV: 981.74 6 \\ 1 12 �. RIM: 988: 9',\ 53 r I / 4 INV:978.28. 52 � 3 H-1102 6 RIM: 987.70 6 ® I INV: 976.96 `o �° 6 \ '� ti r ` L H-1092 --------- I I 4 \ MH- 022 r------- RIM: 988, RIM: 990.67 % i I I 216 I ! .90 65 MH-110=_' - . \ RIM: \ INV: 97/3.82 2 �� , ^ i I INV: 973.95 67 '� INV:976.52 �. H-1024' % < I -- \ \ \ oq° 13 6 RIM:98q�2 13 INV:979.62, � RIM: 987.0�, � , �; �, % i_----____---� = �""""-" \\ \\/ / " ®� 101 3,,� ' �.. 6970 INV:975.01 \ i \ r---- ' �' 203 \ \ ��" ` \ H-1093 \ 13 22 ® --RIM: 989.75' INV: 974.61 10 OU OT S 12 1 7 \OUTLOT R \ 204 > 10 S 10 2' ,. 73 74 \ yob 2 � �' /� � � 214 '' �99 10<< 2• ��75_' 76 H 1132 \ ` � �'�- �, , / `. \ / ;; \ \• �,,� \\ �' �// • ,' H-1094 98 \ 10 \<< 2 24� , 9\ ,'�, RIM: 99,1.11 RIM: 990.58 97 071Q 0 12 \\ INV:98'f\11 213 � ,� o �,' � INV: 97596.26 11 << \ \ \ . 111 Q 205 ;�\ \� 5� 77 I; ` \ RIM: 992.50 ; 1 \ \ 11 " ; 79 � � < 212 206 �r , << ` ' I INV:974.47' 11 <� 226 ' \ H-1095 MH-112 118'11912 121 12 I 180 \\\\ ' / ' ' ° \ RIM: 991.18 RIM:989.97 MH-1124 R 211 A RIM:992.00 81 \\ I i 225 \\\\v,r OUTLOT �/ \\�i',' ,',' �\ st r \ \ INV: 979.Q1 IN�C: 9�9 tT� \ ; , � \ , , RIM: 990.17'�, � °° 207 \ I�\ INV: 979.74 \ INV: 981.42 j 82 210 ,'�\ °� 1 \ H-10Q6 s� ®0.4o H-1125 ` ,,RIM�99 .55 \ r -,- -� --- ��o /,---- � <\ \ `� "INV:979;.55 � `\ RIM: 991.78 I WETLAND P \\ \\ �s \, 208 OUTLOT U MH-?123 \ INV: 981.78 I 209 \ $ , �; WETLAND M RIM:990\84 r64 INV:981.78 WETLAND Q \ <, INV: 980.38 9 92 91 9089 8 8786 85 8 8 \� \ I I I \ _ HACKVORE ROAD - I-IHI,P\MVKt KVHU Q (62ND AVE I - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - o / / I I � \ l I ------ I I FOXBERRY FARMS I I FIFTH ADDITION I I I I I I I I I 0 50 100 200 GRAPHIC SCALE IN FEET PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 00-ENG-1 19128-SHEET-SSWR 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. 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 - M:977.10 238 �� / v i i i \i �\ I FES L1 I V:969.79 I FES-EX I I \ \ �' / I i I ' 1 1 137 \\ \ 138 I INV: 969.82 ; I INV:969.36 CB-1so7 135 11136 > I \ �RIM :988.1 I \ \ \ \ _ ---- INV:988.11� I \\ \ OCS-180 / I""�, 48 _ _ _ 237 I I I I _- \ \ IM:978.90 --- L 1 FES-180A L_____J INV:975.00 / ------- _------- 4 I INV:973.00_ ----- _ /FES-180B I I - - J I \ \---------- \ \236--� ----r 18 CBMH-1506 INV: 974.70 RINV:977.32----------\ \INV:973.00 ----------- IM: 989.93-FES-150E--/- -- / ------------ --- - -�; __1 I BASIN 180P 0 o \\\ I I \ \ I I \ I I \ \\ I I - - - - - J L - - - - - - - - - - - - - - - - - - - - - - - - - - - / 80 I / / I PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ' OUTLET=976.0 _ -� --- - --'- -- -,\ - `� -- ---------�-- - �--�-- DRAWDOWN EL.=973.0--HWL=978.9 � -- /WET VOL.=0.472 AC*FT - FES-01N STOR. 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CB-1505 / 27„ IM:987.98--------- -- / / ` RIM:947.98 INV:976.72 i 3 / \ 1 INV:9 6.86 >> 2j" STMH-1502_ CBMH-1125 -� /_,, IM: 981.65 RIM: 990.8 '� >> INV:976.10 FES-150 INV: \ OUTLOT IN CBMH-1503�� - INV:973. 0 OUTLOT P 31 \ I I r / � IM:988.11 moo= 'FES-150A OCS-150 IM: 979.10 30 FES-11-2^-&--\ .� �� INV: 9\60 INV: 973.00 INV: 975.80 CB11124 IN)i!J83 50 �---- \ FES-1501 \\ FES-1508( -RIM�./09\ 0 .254 29 STM-(3) INV82.98 1,54 RIM: 987.77 201 INV: 976.00 8" INV: 975.50 $ g \ 4\1 42\ \W�TLj' - '` \V:977.08 H� - _?FS-100F RIM: 990.0 INV: 973.00 OUTLET=976.0 INV: 7 DRAWDOWN EL.=973.0AIM8612 / INV:982.12 202 HWL=979.1 CBMH-1122CB-12�'I-"CB- 6 r r WET VOL.=0.551 AC*FT20RIM:989.63 40RIM:989.13 RM:9871 1 STOR. VOL.=1.090 AC*FT INV: 982.63 98123INV: 985.13 S / MH65 HWL=984.5 CBMH-120WETLAND RI I1 ; iI 1 III 15" IM: 986.40-, RIM:989.1 JN17:975.58 '-I NV- / /- \ • ✓ \�\ 233 INV:982.20 21 0', 21" , I / / , r - CB-1251 �� n 21" h STMH-1204 L 15 L /'' FES- 5 A RIM: 990.32 % IM: 985.16 INV: 975.50 \ .. ' �°0 A CBMH-1205 CBMH-112 CB-1040 INV:986.32` ' INV:981.16 /- RIM:986.18 \ RIM:989.62 IM:989.70 �' " , ^ CBMH-1203 � STMH-100E �'\ I INV: 981.48 "v ' IM: 984.43 INV: 982.34 INV: 985.70 \\\ CBMH-1208 IM:981.00 / �F S- 5 L�} 18" L'' 232 ��'�� IM989.85 STMH,i2? � INV:977.07 -- h 4$ DUTLOT Q / IM: La I Tex i CBMH-1202 / /- 47 INV:982.Z3---RIM`g84.44 \ 4$ I INV: 978.34 2," IM: 984.43 �- 18 '\ CIA> CBMH-1039 i r CBMH-1209 WETLAND t17\ 15" INV:976.20 STMH81.0D 00 FES-100B J \ 21" , IM:990.15 HWL-981.8 1 231 > r IM:990.32 / \ �� l I INV:973.00 INV: CB-10821 \. Gj r\ INV\4982.04 I / e INV 983.18 `' FES- 1 / RIM:988.25 C6 1111 / 6 CBMH-1038 INV:980.00 I _ J INV: RIM:988.1 2. 4 1 1218 S-P1 I / S-1201 1------- _ 15 �y IM:989.75 I \> N�. �' 1 i''- ( 7` 14 INV:984.11 3 59 $ INV:981.90 I I r - CBMH-1210 1 \V:981.00 r IM: 990.87 i STMH X181 FES-1 00C - $ I / r � �_____- r J STMH-1034 r �`� CBMH-1037\ I L 230 / INV:983.71 r t 982.68 / INV:973.00 - - -A - OOu o6T T IM: 966.14 r FES-004) 9 � NV: 976.50 IM: 989.10 _ r r INV 0 TLET=9_7�0 INV:980.24 2, \ Label Text 5 /^ CB-1261 / U _ IM:980.40i' \, \ 1 0 J L/ \ INV:981.71 3 4 i r r i IM:987.66, DRAWDAIA I�EL.-9 /INV:976.00� �Ef 103 219 \�� - _ _ WL=980.4 -FES-100A CB-1061 CBMH-1081 IM: 988.22 \ (;'BMH-1036 5 L r 18' INV:978.11 : RIM: 987.5 � r r »L.=2.84 A INV' 972.75 6 RIM: 988.54 ° INV: 980.52 I�, I lie CBMH-1211 �' r-`---- 1s" I I STOR. VO .=5�56 C*FT 4 5 IN\:983.51 h r /-il \\ I � y INV:983.68 ^ CBMH-1101 IN,V:9 1„15 IM:9`� r r I I r „ r IM:988.47 \ ` \ I 2 3 CBMH-1032 15 - 1 '\ 1 4V: 984.47 ^�^ /-1 I CBMH-1271 CBMH-1002 1 IM: 987.66 �` CBMH- 1.05 'L INV: 6 I r r 7 I I IM:987.66� \ RIM:985.4 INV:979.08 IM.9�88.4 . 0 ` 220 r L_CBMH-1282 I INV:983.66 CBMH-1031 /s'' 15 CBMH 091,,64 INV:984.43 '\ \ inl I � INV:976.531 � c�.. � IM:982.73 L _ - -\ I RIM:986.5 �I < U1 2�. IM:988.34 '\ \ / r I INV: I INV:_978.64 INV:983.34 65 1 FES-1a01 < N` RIM:98 .76 r11" r I CBMH-1291_- < ` \ I FES-P2 I' „ I 216 I �-INV:976.00 i � CBMH-1033 IM:988.49 \ I 27 �� IM:987.51 o CB-1092 6 ` \ I INV:9 5.76 ^`o CBMH-12621 \J h \ ND K 1 I \` � 221 \ INV:,981.60 I INV984.49 \ � �. \\\ % / I RIM: 988.4 " --_��� \ \ Z� CBMH-1042 �,. INV: IM:988.43 6g '`\ H �9 I IM:988.24 3 INV:983.95' � INV:983.93 r'' � � r '\ I \ \ \ \/ 21" 21 INV:983.46 sZ \ \ 222 \\ \� RIM: 982.88 1 \ \ 203 �� ��3 CBMH-1041 \ r 13 CBMH-109 I \\ \\ \ INV:979.11 �� \\ 215 \ \ /�� / r RIM:988.24 1 OU r OT01L�ML�H-1071 IM:989.94 ``� -1212 v;^ \ i �'_ `\ ;,'' ` .3a,3 INV:982.98 03 :987.50 121 S1 INV:985.94 -OUTLOT� I r ' 22$ \ IM:989.76 \ \ INV:984.00 \ 7 \ 1 > ' INV:985.20 r IM:985.40 1 rr. 2 MH- 284 �/ 214 \� �� 204 �' s, INv:97s.89 �� 05 2 \ l� \\ �\ \ RIM. 983.12 S \ IM: 988.50 2 CB-1093 \ 223 INV:979.4 CB-1263 / IM:983.62 1 6 RIM:989.18 INV:985.00 2' IM:989.94 .1004 �� INV977.47 STMH-1043 INV: \ INV:985.18 \ \,, / IM: 989.03 IM: 990.01 227 �� 13 INV:981.95 \ 96 I IM 990'01 -Q 1 0 CBMH-1073/ r / CBMH-1044 77 I \ r �� / CBMH-1285 \ \ /BM��H > IM:989.23 224 ;RIM:979.69 \ \ / 205 \'�� 's� rj� IM:989.56 1 �s"<< NV:985.73 s`' � < C-1005• � � 15., INV:985.00 IM:990.34'/ INV:9.82.36 OCS-1022 << 13 226 CBMH-1286 \ 984.44 4 .56 is -1045 �-�- 18 2 2225 RIM:983.72 H-10INV:980.CB-105CBMH 78$ INV:979.98 RIM:990.34 -98IM:990.07 INV:985.59OUTLOT V INV:982.92 INV:989 91 ; I CBMH-1287`, �' CB-1046 82 - RIM:983.9 �� ���/� 210 /' 207 FES-1023 RIM: \\ % �r 1 INV: 980.27 � �� -J L s� CBMH-100INV 7,'� `�d's \ ,-� :98200 .INV:986.07\, \ � I / ---- �, WETLAND P 1 ! < RIM:990.67 HOUTLOT U \ ! I WL-983 8 CBIvIH-1288 / - I114V.983.23 209 \ I tt984.0 WETLAND Q / \ RIM \\\v',\ \ 208 '-WETLAND M 86 $ HWL=985.4 \, \ i <\ CBMH-1008 \ I HWL=983.4 93 91 89 88 RNV 983 66 I CB-1010 \ 9 92 90 87 85 IM: 990.3583 ' I I I I � I I ,\ ! II 1 IM:988.69 �\ 1 / \------------�---INV:984.69 _� \ -------------- - - - - ----------!-------------- 15"------__ \ ---------- t CBMH-1009 -------------------- RIM: 988.7 - - - - -HACKMORI ROAD ------------ _ � I I I I FOXBERRY FARMS I I FIFTH ADDITION � I I - - - - - - - - - - - - \ � I 1001 I I I � I I � I I � I 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-STRM 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. Area 7 HACKAMORE ROAD N 0 150 M) GRAPHIC SCALE IN FEET j.�, Appendix C Floodplain, Drainage Areas, Initial Review and Model Schematics ■�� �\ �,■ - % r V 44 \7w \,§ &d-� . � . �• . , � � � � �. 'C &/ � ` • _ � ` - § �� `■ � - � � • _ 2' 41 •� ��� .kb - a' . �. ..4 CITY OF CO RCO RAN V^V WE NC K MAY 2020 100-YEAR FLOOD PLAIN AREA Responsive partner. Exce«ms Figure 1 Technical Memo To: Kent Torve, P.E., City Engineer From: Dan Elemes, P.E. Date: May 20, 2020 Subject: HydroCAD Model Review - Tavera by Lennar V^V '6' WENCK Responsive partner. Exceptional outcomes. This review was conducted with the Preliminary Plat review and further reviews will be conducted on revised models and plans. 1.0 Stormwater Model Revisions General 1.1 Submit stormwater model free of warnings and errors. It is required that XP- SWMM (or equivalent) software be used to model existing and proposed conditions, due to the significant amount of equalization and/or back flow, the presence of floodplain and current number of warnings in submitted model. 1.2 FEMA floodplain will be established through this project. 1.3 Model proposed conditions assuming all Type D soils for pervious areas due to anticipated compaction from mass grading. 1.3.1 Proposed pervious soil CN shall be higher than existing pervious CN 1.4 Existing and proposed wetlands, filtration basins and ponds shall be modeled with a curve number of 98. 1.5 Model all ponds and wetlands with initial water surface elevations equal to the lowest non-(in)filtration outlet elevation. 1.6 Update model as necessary to address Plan revision comments listed below. This may require additional pond nodes and rerouting different outlets to different receiving water bodies. 1.7 Include road sags and low areas in backyards in stormwater model to evaluate HWLs. This will require further delineation of watersheds and modeling additional storage areas. Reevaluate EOF and LO elevations based on model results. 1.8 Document how outlet boundary conditions (tailwater elevation) are determined. 1.9 Emergency EOFs at CR 116 shall be reviewed and additional structures may be required. 1.10 Rural culverts and offsite drainage to have further detail. Specific 1.11 Include secondary outflow from Pond WT. Pond WT will overflow to the west at an approximate elevation of 977. Current modeled HWL is 977.4. Wenck I Colorado I Georgia I Minnesota I North Dakota I Wyoming Toll Free 800-472-2232 Web wenck.com T^► L WENCK Responsive partner. Exceprional nulcomes. 1.12 Review culvert sizing. As water flows from pond W4 to WTse to WTsw to WT to Channel to WC, culvert crossings are 18", 12", 42", 18" and 21", respectively. 1.13 Provide supplemental 100-year modeling for all ponds and wetlands where culverts are identified as the basin's EOF. Supplemental models shall assume "normal" outlet is blocked (where normal outlet is different than identified EOF pipe), and basin initial water surface elevation is equal to the outlet elevation of the EOF. 1.14 Include the culvert crossing shown below in existing and proposed models. Subdivide Wetland L watersheds and storage curves as necessary. EUSE BASIN 180P �: • - s - - OUTLET=976.0 -- L-- I DRAWDOWN EL.=973.0 { T . -- - -- lY = -WET VOL =4.472 AG*FT - - - STOR" VOL_=0.913 AG*FT ti �r v WETLAND L BWL=977.1 8 47 1 E EUSE BASIN 150P +" ±� r r E.o.iOUTLET=976.D _ DRAWDOWN EL-=973-0 VOL.=0.551 AG*FT ~ STOR VOL.=1.090 AG -FT 2.0 Plan Revisions General 2.1 Identify location, dimensions and elevation of EOFs on the grading plan. 2.2 OCS in wetlands to be reviewed. 2.3 WCA process should provide analysis of how wetland quality will be maintained if used for additional depth of flood storage. Analysis should ponding durations. Specific 2.4 Wetland C shall discharge to Wetland 6, not to Pond 650P. 2.5 Provide additional detail for western edge of Pond 900P grading. Top of berm appears to be 978.0 which is the same elevation as the specified EOF. 2 https://wenck-my.sharepoint.com/personal/ricisll33_wenck_com/Documents/Desktop/Stormwater Model Review-Friday.docx T^► L WENCK Responsive partner. Exceprional nulcomes. 2.6 Specify EOF elevation for the low area in the backyards of Lots 320 through 335. EOF appears to be between Lots 330 and 331. Adjust grading plan as necessary to provide adequate freeboard between EOF and LO. 2.7 Provide lower overland EOF for Wetland complexes N, O, P, Q and R. If the culverts plug, the overland EOF for these wetlands is overtop Street A at an elevation of approximately 985.5 which is within 0.2' of LOs of some adjacent lots. 2.8 Provide EOF for Wetland 3. If proposed culvert plugs Wetland J will not overtop until numerous houses are flooded. 2.9 Provide EOF for Wetland K. If proposed culvert plugs Wetland K will not overtop until numerous houses are flooded. 2.10 Currently modeled HWL for Pond 800P may encroach onto Lots 365 and 363. 2.11 Floodplain mitigation figure identifies Ponds 600P, 650P and 700P as providing compensatory storage. However, permanent pool volume is not considered live storage. Verify and resubmit calculations demonstrating sufficient compensatory storage is provided between pond NWLs (established based on lowest, non (in)filtration-based outlet) and base flood elevation. 2.12 Floodplain mitigation figure identifies Pond 800P as providing compensatory storage. However, Pond 800P's normal water level (973.6) is greater than the adjacent base flood elevation (973.3). Therefore, storage provided in Pond 800P is not acceptable as compensatory storage. 3 https://wenck-my.sharepoint.com/personal/ricisll33_wenck_com/Documents/Desktop/Stormwater Model Review_Friday.docx POND LEGEND POND 700P POND 800P POND 900P EEReneineeri,e II II I I II II II III I II I I I I -LPOND 600P --- I I I I I POND 650P o vv IM m � 7 _ ���II - • � 1 1 - � � aool o �1FlmI w v. I �. �- LEII ' • � :1 0 150 300 GRAPHIC SCALE IN FEET FIGURE01 EXISTING PRIMARY WATERSHEDS _ SPECIFIC MODEL OUTPUT VALUES NOTED HEREIN,1 INCLUDING BUT NOT LIM ITED TO HIGH WATER LEVELS, c FLOW RATES AND LOW OPENINGS, MAY CHANGE WITH UPDATED MODELING. NUMBERS AND i COMMENTS PROVIDED FOR GENERAL DISCUSSION PURPOSES ONLV. PISNEERengiv u.i.n+cwmu uxow.�mw uimswwE.�s 165D w1�19�1a rv� e �He-fie vl-9J8 1 �.y=i p 4 ,• T_ . - LEGEND SUBCATCHMENT 1471 1 I✓�JI NORTH ,� i 1- 42 WATERSHED - �• — � �`.- 3.0°/a IMP. 1 h • lip r Z .1 r E - J' i :^;ATERSH A WETLAND I OVERFLOWS INTO ' \ ��• _ WETLAND L FOR I- EVENT. 3.1-CFSROUTEDTOEAST. V� 0 1.9-CFS ROUTED TO SOUTHEAST • T i� i y I t /•J SOUTHEAST •� WATERSHED R 316.1-AC 21.8% IMP. K � P ] M EXISTING HYDROLOGY o Loa 200 o GRAPHIC SCALE IN FEET TAVERA 1 GE 1 coRcoRAN,mwNPsoTA LOU- D 0 1 O p O SUBCATCHMENT FIGURE 02 a PROPOSED PRIMARY - 6 WATERSHEDSNe, RZ WATERSHED CH 221.2-AC J 800 t` 11 -- T EAST e ° ATERSHED WATERSHED 40VERFLOWS TO THE SOUTH FOR THE 100-YR EVENT. 422-CF8 ROUTED NORTH. oA-CFS ROUTED SOUTH. e. 21 e SOUTHEAST _ Q � WATERSHED 293%IMP ��9 a. K ego 0 9 , as , a. O os dO { 41 m»�s •�^ .......................i ns ••.• Z,w�. SPECIFIC MODEL OUTPUT VALUES NOTED HEREIN, ��' �' •' •• ••• INCLUDING BUT NOT LIMITED TO HIGH WATER LEVELS, FLOW RATES AND LOW OPENINGS, MAY CHANGE WITH UPDATED MODELING. NUMBERS AND COMMENTS PROVIDED FOR GENERAL DISCUSSION !{ • rp• Rwu omen : •••• : .%� • ••• i •• 0 200 400 B00 PURPOSES ONLY. 85 +• mr, ome•z ~""'•"'•••••• PISNEERenenming 25 GRAPHIC SCALE IN FEET e �iie��Nnv sslzp F"'�1-9088 PROPOSED HYDROLOGY 16J0s3BIEAVNENU�NORrx xmourx, Nlmmesorw sww TAVERA CGRCORAN, MwNESOTA 1 of EOFSUMMARY o = a ENTIRE SITE v suecnlcHnEHr O "u NO- 9• V \` �^ - I .. o LINK � I i 800 � o ------- - O 4 I \ w4 M s F 300 I ���yy � I v a'. o _ ------------ --- O _ ' aq ��os i i ,95 •' ���` o,�s ors -•• '•S ' 0 200 400 000 4..........• ,•`., y PISNEER „g z5 •' GRAPHIC SCALE IN FEET %•{ems . @r, u.msxcwmu wmw.�mw uimsw�s�s �651)w1�19�1a ==NBmmmi.pan..a. ��aM rv� snrsrxvu au �iie��mnv ssazo F"�1-9088 PROPOSED HYDROLOGY i63as wLre nvNAR NORrH TAVERA 1 of 1 xmourx, rmmesorw ssaw mRcoRwa, mwNPsorw V*k V WENCK Responsive partner. Exceptional outcomes. Toll Free: 800-472-2232 Email: wenckmp@wenck.com Web: wenck.com WENCK File #2294-0043 October 2019 - Revised November 21, 2019 Prepared for: City of Corcoran, MN V^V WENCK Responsive partner. Exceptional outcomes. 8200 County Road 116 Corcoran, MN 55340 Prepared by: WENCK Associates, Inc. 1800 Pioneer Creek Center Maple Plain, MN 55359 Phone:763-479-4200 Fax: 763-479-4242 Table of Contents 1.0 INTRODUCTION.......................................................................................... 1-1 2.0 SEWER........................................................................................................2-1 2.1 Option A Alignment.............................................................................2-1 2.2 Findings.............................................................................................2-2 3.0 WATER........................................................................................................3-1 3.1 Scenario 1: Water System Without Water Main Loops..............................3-2 3.2 Scenario 2: Water System with Water Main Loops...................................3-3 3.3 Scenario 3: Water System with Water Main Loops and Tower/Booster .......3-3 3.4 Findings.............................................................................................3-4 4.0 WATER RESOURCES.................................................................................... 4-1 4.1 Regulatory Overview...........................................................................4-1 4.2 Watershed Setting and Land Use...........................................................4-1 4.3 Stormwater Management.....................................................................4-2 4.4 Findings.............................................................................................4-2 5.0 TRANSPORTATION......................................................................................5-1 5.1 Background........................................................................................5-1 5.2 Proposed Development Characteristics...................................................5-1 5.3 Future Development Assumptions.........................................................5-1 5.4 Existing Conditions..............................................................................5-1 5.5 Traffic Forecasts..................................................................................5-2 5.6 Traffic Analysis...................................................................................5-5 5.7 Findings.............................................................................................5-9 6.0 FINANCING.................................................................................................6-1 6.1 Summary...........................................................................................6-1 7.0 CONCLUSIONS AND RECOMMENDATIONS................................................... 7-1 T^'7WENCK November 21, 2019 i Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019). docx Table of Contents (Cont.) IN -TEXT TABLES Table 5-1. Weekday Trip Generation for Proposed Project............................................5-3 Table 5-2. Weekday A.M. Peak Hour Traffic Volumes...................................................5-3 Table 5-3. Weekday P.M. Peak Hour Traffic Volumes....................................................5-4 Table 5-4. Weekday A.M. Peak Hour Level of Service Results........................................5-6 Table 5-5. Weekday P.M. Peak Hour Level of Service Results........................................5-7 Table 5-6. 95th Percentile Vehicle Queue Lengths at CR 116/Hackamore Road................5-8 Table 5-7. 95th Percentile Vehicle Queue Lengths at CR 116/Hackamore Road................5-8 TABLES Cost Estimate for Sewer Option Water Distribution System Modeling Results FIGURES 1 Sewer Option A 2 Water Model Pipe Network 3 Average Day Pressure (without Loops) 4 Peak Hour (without Loops) 5 Available Fire Flow (without Loops) 6 Average Day Pressure (with Loops and Future Tower/Booster) 7 Peak Hour Pressure (with Loops and Future Tower/Booster) 8 Available Fire Flow (with Loops and Future Tower/Booster) APPENDICES A Preliminary Phasing Plan for Development B Stormwater Modeling Guidelines November 21, 2019 V^VWENCK Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx 1.0 Introduction Lennar previously requested a feasibility study for estimated costs for utilities and recommendations for transportation improvements to serve a proposed development (hereinafter referred to as "Concept 1"), which was generally located in the northwest quadrant of the County Road 116 and Hackamore Road intersection and referred to as the Wessel property development. The requested feasibility study was completed in March 2019. Lennar has now requested an updated feasibility study that includes an additional parcel (Dempsey) located northwest of the Concept 1 development area, thus creating a larger development project (hereinafter referred to as "Concept 2"). The entrance to this development is proposed to be at 66th Avenue North and County Road 116. This report looks specifically at the feasibility of providing sewer and water service to the proposed Concept 2 development, stormwater needs and impacts, and transportation needs for ultimate buildout. Multiple options for sanitary sewer service by the City of Corcoran were evaluated in the Concept 1 feasibility study, and as a result, only one sewer option required detailed evaluation in this feasibility study. This sewer option is discussed with respect to the projected inverts that would be achieved and the estimated costs. Water service is relatively straightforward, and development of multiple options was unnecessary. Financing options of the development necessary for infrastructure and to mitigate impacts typically follow the approach of: • On -site infrastructure is managed by the developer • Upsizing of on -site trunk utilities are provided credit, with eligibility determined during the approval process • Trunk sewer and water fees (TLAC) are being updated in 2019 • Off -site projects are managed by the City (engineering, bidding and construction management) and financed through an escrow The financial package will be further detailed and negotiated as the project moves forward and culminates in the overall Developer Agreement with the overall preliminary plat approval which is updated for each phase of the development. This draft report should be viewed as a working document based upon the latest information provided to the City. The report will be reviewed and finalized based on the applicant's submittal. November 21, 2019 1-1 T^'7WENCK Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019). docx 2.0 Sewer In the Concept 1 feasibility study, three primary alignment options (1, 2 and 3) were evaluated for potential service to the Wessel property development, though an Option 4 was developed for discussion of potential service to the large parcel adjacent to the northwest portion of Wessel, since it was recognized that the addition of this parcel could affect how the sewers within Wessel would be constructed. Since Lennar has now added this parcel to the proposed (Concept 2) development, the prior Option 4 is viewed as the only technically viable option for providing service to the entire development area. However, since the prior feasibility study determined that, among Options 1 to 3, Option 3 was the most cost effective option to serve Wessel (with sewer entering the development from 661h Avenue North), the only option presented in this feasibility study is essentially a hybrid of prior Options 3 and 4, i.e., sewer will enter the development from 66th Avenue North and a temporary lift station will be required in order to provide service to the northwest portion of the Concept 2 development. This option is hereinafter referred to as "Option A" and is shown on Figure 1. The estimated cost for Option A is shown in Table 1. This cost estimate includes contingency (10%), engineering/legal (15%), and easements, and generally only reflects costs outside the Wessel boundary (except where specifically stated otherwise). 2.1 OPTION A ALIGNMENT The downstream sewer connection is to the 12-inch trunk sewer that is being extended westward through the current Lennar — Ravinia development. Routing of the sewer flows from Wessel to this sewer is generally in accordance with the 2040 Comprehensive Plan. The starting point for invert and cost analysis was at the property line just northeast of the north end of Park Trail Drive, as noted on Figure 1. This alignment extends the 12-inch sewer to just north of 661h Avenue North, where it turns westward towards Wessel across a wetland, and then enters Wessel in the central part near the primary entrance. Note that a stub is required to be extended southward in the offsite routing (just across 661h Avenue North) to avoid future disturbance of this street. Then, a 10-inch sewer is extended to the southwest corner of Wessel. The projected invert at the southwest corner is 973.9, which appears to be serviceable. This 10-inch is intended to provide extra capacity that would be available for potential development of additional parcels located further west thereof. Topographically a ridge of higher elevations is present in the central and northeastern portions of the Concept 1 development, which then drops significantly going westward into the added parcel (for Concept 2), and hence the only way to provide sewer service to the added parcel area is via a temporary lift station. The 2040 Comprehensive Plan indicates that service to this other parcel would be provided by the substantially lower invert that will be achieved when sewer is eventually extended southward from the downtown area. However, the timing for completing construction of permanent trunk sewer from the downtown area southward will be much later than this proposed Concept 2 development. The required temporary lift station will need to be constructed in the northwest corner of the development (Figure 1), with a force main extended eastward to discharge into the eastward -flowing gravity sewer near the development entrance (across CR 116 from 661h Avenue North). Ultimately, when the gravity sewer is finally constructed all the way to temporary lift station area from the downtown area, the lift station would be removed and wastewater reaching this location would then flow by gravity to the downtown area. T^'7WENCK November 21, 2019 2-1 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019). docx With addition of the temporary lift station, it is now possible to construct gravity sewers in the northern and west -central portion of the development to flow to the lift station. The MCES lift station at County Road 10 (where the eastward -flowing gravity sewer eventually flows) was not provided with as much capacity as needed for the portion of SE Corcoran that is currently planned to flow there. MCES has provided approximately 0.6 MGD (average day) capacity, versus a needed flow that is approximately double that. For this reason, diversion of some of the Wessel area wastewater would aid this situation, since wastewater that reaches the downtown area will eventually be diverted into Northeast Corcoran, where much larger capacity was provided by MCES. It should be noted that the phasing plan that has been provided to the City (Appendix A) will need to be coordinated with sewer shed outlined in this Feasibility Study. As currently shown, the phasing plan could potentially result in multiple modifications to the temporary lift station and force main as the development builds out, and such costs are not estimated herein. The cost of this option is estimated to be approximately $1,450,000 (Table 1). Again, this cost estimate includes contingency (10%), engineering/legal (15%), and easements, and generally only reflects costs outside the Wessel boundary (except where specifically stated otherwise). For reference, if the temporary lift station and force main are not included in this estimate, the cost estimate would drop to approximately $770,000. 2.2 FINDINGS The following key findings and recommendations are made: Option A is recommended, with an estimated cost of approximately $1,450,000 (or $770,000 without including the temporary lift station and force main). This recommendation is made based on analysis presented in the prior feasibility study (Concept 1), as summarized above, and also based on the simple fact that the only technically feasible option for providing sewer service to the added northwestern parcel in the Concept 2 development is to construct the temporary lift station, as described in Option A. Routing of the offsite 12-inch sewer is conceptual at this point, and minor modifications with respect to routing in/near 66th Avenue North and Park Trail Drive will need to be finalized by the City. However, significant changes to the inverts shown for Option A are not expected. Routing of the sewer flows from Wessel eastward to the 12-inch sewer that is being extended westward through Ravinia is generally in accordance with the 2040 Comprehensive Plan. The phasing plan will need to be coordinated with sewer shed outlined in this Feasibility Study since it could potentially result in multiple modifications to the temporary lift station and force main (such costs are not estimated herein). V^VWENCK November 21, 2019 2-2 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx 3.0 Water The water supply for the Wessel property development will be the same as planned for all of SE Corcoran. Under a contract to provide water service, Maple Grove will continue to supply SE Corcoran with up to a maximum day demand (MDD) of 5 million gallons per day (MGD). Evaluation of multiple options for water service was unnecessary. In 2020, the City is constructing a Western Water Loop, which is the 12-inch water main segment extending southward from the downtown area and turning eastward at 661h Avenue North to eventually connect to the 12-inch water main that is being extended westward through Lennar - Ravinia (Figure 2). Primary water service into the Wessel development will be directly from this loop, with connection near the primary street entrance into Wessel (node 3-C10 on Figure 2). The 12-inch water main will eventually be extended westward through the central portion of Wessel (including an isolated offsite portion, generally located between J-W7 and J-W10). 8-inch water mains will be constructed throughout the rest of the development. The need and timing for the offsite portion of the 12-inch water main (water main "looping") is evaluated herein. For modeling purposes, only certain potential street locations (8-inch water main locations) were utilized to reach the north and south ends of the development, i.e., not all potential anticipated (street -based) 8-inch water mains were put into the model. However, this will only serve to provide more conservative results in this FS, since the addition of a few more 8-inch water mains will act to improve water system performance (fire flows in particular). Looping of an 8-inch water main along Hackamore Road is also evaluated herein. The routing of this 8-inch water main loop could be as depicted on Figure 2, if development of the property in the northeast quadrant of the CR 116 and Hackamore Road intersection occurs in the very near future. If that development does not occur coincident with the southern construction phasing in Wessel, then Wessel will need to construct this water main loop, likely following Hackamore Road all the way to an 8-inch water main located in Wessel's Hackamore Road entrance. Water system performance would be very similar with either configuration of the 8-inch Hackamore Road water main loop. At some dead-end water main locations (e.g., J-W4 and 3-W9), Wessel will need to ensure that water main stubs are constructed to the property line, such that future development to the west and north of Wessel will eventually create additional water main looping. These future loops serve to improve fire flow and water quality within the Wessel development. Finally, at the road entrance into Wessel from Hackamore Road, the City may require construction of an interconnect across Hackamore Road to the City of Medina's water system, depending on Medina's mutual interest. Though multiple service options were not evaluated, three stages of development were considered in order to evaluate the progression of water system performance. First, an analysis of the Wessel development without the 12-inch west -central water main loop (between J-W7 and J-W10) and also without the 8-inch water main loop along Hackamore Road (see Figure 2). Then, a "with loops" scenario was evaluated to reflect completion of these two loops. Finally, water system performance was evaluated at a point soon after the future water tower and booster station are constructed. Per the May 4, 2017 Wenck Technical Memo summarizing the most recent SE Corcoran water supply modeling, the water tower would be constructed near the point at which maximum day demand (MDD) reaches 1,225 gpm (1.75 MGD), or approximately 1,550 households (using a conservative T^TWENCK November 21, 2019 3-1 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019). docx MDD of 0.79 gpm per household). The water tower was assumed to be constructed somewhere just east of the downtown area, and the booster station would be constructed concurrently with the tower, at a location just inside Corcoran at the Maple Grove feed point (i.e., near node J-C2 as shown on Figure 2). The water demands placed on the pipe network total approximately 1,550 gpm (MDD). This is slightly above the demand at which the tower is estimated to be needed, as noted above. For the residential water demand, an average day demand (ADD) of 350 gallons per day (gpd) per household was utilized, which translates to approximately 0.24 gpm per household. The ratio of MDD to ADD is referred to as the "peaking factor". Using a peaking factor of 3.25, the MDD is 1,138 gpd per household, or 0.79 gpm per household. The 350 gpd per household does include an allowance for contribution of water demand from commercial/industrial sources. Hydraulic analysis of the SE Corcoran water system was conducted using the computer modeling software WaterCAD, which simulates the water system's response to average and peak demands and firefighting scenarios. Each condition creates different responses in the water system. The modeling results help to identify and evaluate the various options for future water system infrastructure in the SE Corcoran, including pipe and water tower sizing and the estimated timing of water tower construction. For residential areas, a target fire flow of 1,500 gpm (2-hour duration) will be used. For commercial/ industrial areas, a higher target fire flow of 3,000 gpm (3-hour duration) will be used. New commercial/ industrial buildings will be sprinklered and, as such, most of these buildings will ultimately have a lower acceptable target. However, 3,000 gpm is deemed a reasonable overall target, and allows for some conservatism in this safety -driven parameter. A map of the pipe network that was used for this modeling work is shown on Figure 2. The west -central 12-inch water main loop and the Hackamore Road 8-inch water main loop that is shown on this figure was shut off for Scenario 1 but turned on for Scenarios 2 and 3. The water tower shown on this figure was shut off for Scenarios 1 and 2 but turned on in Scenario 3. Although the booster station is built into the model and was shut off in Scenarios 1 and 2, it was also shut off in Scenario 3 to provide the most conservative results (i.e., it represents times when the water system is only operating off the water tower and the booster is in an "off" cycle). 3.1 SCENARIO 1: WATER SYSTEM WITHOUT WATER MAIN LOOPS The modeling results for this scenario are shown on Figures 3, 4, and 5, and in Table 2. Under ADD conditions, pressures at all nodes were above the recommended minimum pressure of 35 psi, and most locations were in the 40 to 60 psi range. Under MDD conditions, which are a relatively rare occurrence, only the two highest -elevation locations (both in Ravinia) fell slightly below the 35 psi minimum, as highlighted in Table 2. All Wessel locations were in the 35 to 45 psi range, approximately. In the peak hour (of the MDD), these same two highest -elevation locations fall to near 25 psi, and some of the other relatively high elevations drop into the 29 to 35 psi range. Given the rare and short duration -nature of this condition and given the relatively conservative household demand that is being used, these transient pressures are considered acceptable. However, these results do confirm the previously -referenced, prior modeling work, which concluded a future water tower/booster station should be added at the point in the future when the 1,225 gpm MDD is reached. This represents a point in time that is slightly earlier than the point in time that is reflected in the scenarios evaluated herein. V^VWENCK November 21, 2019 3-2 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx The available fire flow, which is evaluated under MDD conditions, shows a few locations in Ravinia that are somewhat short of the 1,500 gpm target, and most locations in the downtown area are somewhat short of the 3,000 gpm target, matching what was observed in prior modeling work. In Wessel, the non -looped 8-inch water mains generally show fire flows below the 1,500 gpm target, reaching as low as approximately 750 gpm at nodes 3- W3 and 3-W7, which are the most -distant locations in the two dead-end water main segments. Given that both of these locations are only providing half the recommended fire flow, construction of both water main loops concurrent with Wessel's water system installation would be prudent (see next section for discussion of water main looping results). 3.2 SCENARIO 2: WATER SYSTEM WITH WATER MAIN LOOPS Results for this scenario are shown in Table 2 (no figures are presented). This scenario was prepared to evaluate the effects of adding the west -central 12-inch water main loop and a complete 8-inch water main loop along Hackamore Road, while other conditions remain unchanged (i.e., with the same water demands applied, and both without the water tower/booster station online). The pressures in Scenario 2 were not significantly changed by the addition of this loop, as expected (pressures are largely dominated by ground elevations). However, fire flows were significantly improved in Wessel. The approximately 750 gpm fire flows noted above (nodes J-W3 and J-W7) improved significantly to approximately 1,400 and 1,750 gpm, respectively, which are right around the 1,500 gpm target. Similar improvement was evident in several other nodes. The results for this scenario clearly show the improvements in fire flow that will be achieved by adding the west -central 12-inch water main loop and the Hackamore Road 8-inch water main loop. Water quality will also be improved by this looping, since long dead-end water mains can sometimes have water quality problems due to potential slow -moving or stagnant water (possibly causing low chlorine residual and/or bacterial film formation in pipes). 3.3 SCENARIO 3: WATER SYSTEM WITH WATER MAIN LOOPS AND TOWER/BOOSTER The final scenario evaluates the potential improvements due to the future addition of a water tower and booster station at the locations discussed previously, which are shown on Figures 2, 6, 7, and 8. Modeling results for this scenario are shown on Figures 6, 7, and 8, and in Table 2. Under ADD conditions, pressures at all nodes are all well above the recommended minimum pressure of 35 psi, and most locations are in the 65 to 85 psi range (typically providing about a 25 psi pressure boost from Scenarios 1 and 2). Under MDD conditions, pressures are typically only about 2 psi less than those in ADD, still well above minimum pressure. In the peak hour (of the MDD), the pressures would typically drop another 4 to 7 psi; however, the minimum predicted pressures are still above 50 psi, approximately 15 psi above the minimum pressure. Available fire flows at all locations are improved to above -target levels. These results indicate that adding the currently planned 1 MG tower with a hydraulic grade line (HGQ of 1,156 feet (with the accompanying booster station) will provide acceptable results for all pressure and fire flow scenarios that were evaluated. V^VWENCK November 21, 2019 3-3 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx 3.4 FINDINGS The following key findings and recommendations are made: • Looping of the development is required, such as the street connection on Horseshoe Trail, which is required to be looped with either the west -central 12-inch water main loop or Old Settlers. • Looping the development back to Ravinia along Hackamore Road with an 8-inch water main is required. • Provide easement along CR 116 for the trunk water connection from 66th Avenue North to the development boundary for the trunk line that will connect at 75th Avenue North (City funded construction project). • At some dead-end water main locations (e.g., J-W4 and 3-W9), Wessel will need to ensure that water main stubs are constructed to the property line, such that future development to the west and north of Wessel will eventually allow for additional water main looping. These future loops serve to improve fire flow and water quality within the Wessel development. • At the road entrance to Wessel from Hackamore Road, the City may require construction of an interconnect across Hackamore Road to the City of Medina's water system, depending on Medina's mutual interest. V^VWENCK November 21, 2019 3-4 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx 4.0 Water Resources In this chapter, the stormwater implications of this proposed development are reviewed in light of local and state regulations, watershed features, and potential changes in land use that would occur if development proceeds. 4.1 REGULATORY OVERVIEW Stormwater management regulations in the proposed project area would be guided or directed by Corcoran's Local Surface Water Management Plan (Local Plan) and the City's Stormwater Pollution Prevention Plan (SWPPP). Each of these documents has a larger regulatory context: The Local Plan reflects the goals, policies and rules of the Elm Creek Watershed Management Commission's Third Generation Watershed Management Plan (Commission's WMP). The SWPPP is a requirement of the City's stormwater permit, formally known as the Municipal Separate Storm Sewer System (MS4) permit. The MS4 permit is issued by the Minnesota Pollution Control Agency (MPCA). Among other goals, both documents include plans to meet pollutant load reductions calculated in the Elm Creek Watershed Total Maximum Daily Load (TMDL) study. TMDL studies are required for surface waters that are designated as impaired - in other words, those that do not meet one or more state water quality standards. 4.2 WATERSHED SETTING AND LAND USE The proposed development is situated in the Maple Creek drainage area, which discharges to Maple Grove south of Lions Park and the west end (included in Concept 2) drains northward towards the City park complex and joins the South Fork of Rush Creek north of County Road 10. For the easterly drainage, a previous study (Maple Creek Drainage Study, 2002) identified 850 acres within Corcoran discharging to Maple Grove. The vicinity of the project is drained by a ditch (County Ditch #16—Maple Creek), towards the northeast into a large wetland east of CR 116 and north of the Ravinia development. Maple Creek, in turn, drains to Elm Creek, which is impaired for aquatic life and recreation by excess E. coii bacteria and low dissolved oxygen. Improved stormwater management in the Maple Creek drainage area will benefit the Elm Creek system and downstream waters. Land use and cover in the proposed development is a mix of natural and agricultural with minor residential (farm homestead) use and several wetlands. This pattern is typical of Corcoran, which is still a predominantly agricultural community with scattered low -density residential development and an abundance of wetlands. Development is increasing in the City, however, and the change from agricultural to non-agricultural land use presents opportunities to better manage stormwater runoff. This is true of the proposed development site, where land use will change from row crops and farm homestead to suburban residential. Stormwater Best Management Practices (BMPs) installed during construction will improve water quality not only in Maple Creek and the wetlands on site but also in the large wetland complex northeast of the proposed development. Improvement of this wetland complex, including a public waters wetland (DNR #27-0437), is one of the goals of Corcoran's Local Plan. November 21, 2019 4-1 T^'7WENCK Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019). docx 4.3 STORMWATER MANAGEMENT Lennar proposes a development on the Wessel and Dempsey parcel which changes the land cover from agricultural/wooded/wetlands to suburban residential. Agricultural use of the land would cease, replaced by both pervious lawns/open space and impervious surfaces that will change the landscape and impact stormwater runoff. Although cessation of agriculture generally benefits water quality by reducing export of nutrients and sediment, construction of additional impervious surfaces, such as the roads, driveways and sidewalks in this residential development, increases the rate, volume, and pollutant load to nearby surface waters. Turn lane improvements to CR 116 would also slightly increase impervious surface area and, like neighborhood roads and driveways, would require practices to mitigate the impact of impervious stormwater runoff. Mitigation is accomplished by aligning development plans with stormwater regulations. Corcoran's Local Plan, in agreement with the Commission's WMP, requires that certain development plans be submitted to the City and the Commission for review. The purpose of the review is to ensure that the developer's plans for stormwater management during and after construction meet the Commission's rules regarding the rate, volume and pollutant load of stormwater runoff, along with other rules regarding wetland alteration, erosion and sediment control and other aspects of surface water protection. This adherence to Commission rules is one of the strategies Corcoran has chosen to also meet its TMDL obligations. The implementation plan calls on Corcoran to apply these standards when land use changes, a strategy that is expected to have the net result of improving the quality of stormwater runoff. Stormwater modeling guidelines are in Appendix B, and as noted FEMA floodplain modifications and offsite water quality improvements are listed. In addition to improved stormwater management, restoration or improvement of the wetlands in the development can also benefit water quality. The details of the restoration and its benefits will be determined as the project moves forward. Complementing the Local Plan, Corcoran's SWPPP requires plan review, construction site erosion and sediment control, and post -construction stormwater management. Construction site inspections by the City or its authorized staff would begin with land -disturbing activity and end with final stabilization of exposed soils. After construction, the City would enter an agreement with the homeowners' association or similar group to ensure that stormwater Best Management Practices continue to function as intended. 4.4 FINDINGS • Stormwater improvements are necessary within the development to meet regulations of the WMO. The Elm Creek Watershed Management Commission's development rules and standards will apply. • Stormwater improvements would also need to meet the goals of Corcoran's Local Plan and the Elm Creek TMDL study. • Corcoran has modeling guidelines for hydrology and hydraulics to consistently manage stormwater events in new developments. • To move towards meeting load reduction goals, the City's Local Surface Water Plan identifies that improvements to water resources will occur with development. V^VWENCK November 21, 2019 4-2 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx • Offsite improvements for wetland enhancement will be necessary to manage the additional drainage and allow the City to implement the compliance with the City's TMDL. Consistent with other large developments and Ravinia, in lieu of a stormwater fee, the offsite improvement contribution will be paid towards a regional project (possibly along the County Ditch #16 or in the Lions Park wetland) that will be combined with grant funds for a larger watershed project. • Downstream identification/mitigation of additional volume will need to be studied further. • FEMA-designated Zone A floodplain is located within/adjacent to the project area. A Letter of Map Revision (LOMR) from FEMA is likely required. FEMA floodplain formal approvals will be required and are typically modeled and administered by the City. • The City has recently obtained the LGU responsibility for implementing WCA. V^VWENCK November 21, 2019 4-3 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx 5.0 Transportation 5.1 BACKGROUND This study examined weekday a.m. and p.m. peak hour traffic impacts of the proposed development on the following intersections: • County Road 116/01de Sturbridge Road/north development access • County Road 116/66th Avenue N./middle development access • County Road 116/south development access (future only) • County Road 116/Hackamore Road • Hackamore Road/Medina Lake Road/development access • Old Settlers Road/Horseshoe Trail 5.2 PROPOSED DEVELOPMENT CHARACTERISTICS For purpose of the traffic impact analysis, the proposed project is assumed to consist of 355 new single-family homes and 196 new townhouses. Three access locations will be provided on CR 116, with one at Olde Sturbridge Road, one at 66th Avenue N. and one midway between 661h Avenue N. and Hackamore Road. One access location will be provided on Hackamore Road at Medina Lake Road. One access will be provided on Horseshoe Trail east of Old Settlers Road. The proposed project is expected to be completed in phases with the entire development complete by 2031. 5.3 FUTURE DEVELOPMENT ASSUMPTIONS Additional development was assumed for the property located west of the proposed project. For purpose of this study, is was assumed an additional 100 single family homes would be constructed by 2031 on property to the west. This development would have access to Old Settlers Road and would also be connected to the proposed project through the internal roadway network. 5.4 EXISTING CONDITIONS The proposed site consists primarily of vacant land. The project site is bounded by County Road 116 on the east, Hackamore Road on the south, and single family homes to the west and north. Near the site location, County Road 116 is a two-lane undivided roadway with turn lanes at major intersections. Hackamore Road is a two-lane undivided roadway near the site location. Olde Sturbridge Road, 66th Avenue N., Old Settlers Road, and Horseshoe Trail are two-lane undivided roadways. Existing conditions near the proposed project location are described below. County Road 116/0/de Sturbridge Road - This three-way intersection is controlled with a stop sign on the westbound approach. The westbound approach consists of one shared left turn/right turn lane. The northbound approach consists of one through lane and one right turn lane. The southbound approach consists of one left turn/through lane and one through lane. T^'7WENCK November 21, 2019 5-1 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019). docx County Road 116/66th Avenue N. - This three-way intersection is controlled with a stop sign on the westbound approach. The westbound approach consists of one shared left turn/right turn lane. The northbound approach consists of one through/right turn lane. The southbound approach consists of one left turn/through lane. County Road 116/Hackamore Road - The signalized intersection provides one left turn lane and one through/right turn lane on the northbound and southbound approaches. The eastbound and westbound approaches consist of one lane shared by all movements. Hackamore Road/Medina Lake Road - This three-way intersection is controlled with a stop sign on the northbound Medina Lake Road approach. All approaches consist of one shared lane for all movements. Old Settlers Road/Horseshoe Trail — This four-way intersection is controlled with stop signs on the eastbound and westbound approaches. All approaches consist of one shared lane for all movements. Turn movement data for the intersections was collected during the weekday a.m. (6:00 - 9:00 a.m.) and p.m. (3:00 - 6:00 p.m.) peak periods in January and October 2019. 5.5 TRAFFIC FORECASTS To adequately address the impacts of the proposed project, forecasts and analyses were completed for the year 2031. Specifically, weekday a.m. and p.m. peak hour traffic forecasts were completed for the following scenarios: • 2019 Existing. Existing volumes were determined through traffic counts at the subject intersections. The existing volume information includes trips generated by nearby uses. 2031 No -Build. Existing volumes at the subject intersections were increased by 1.0 percent per year to determine 2031 No -Build volumes. The 1.0 percent per year growth rate was calculated based on both recent growth experienced near the site and projected growth in the area. In addition, trips from the Ravinia development that will use 66t" Avenue N. in the future were added to the roadway network. • 2031 Build. Trips generated by the proposed project and the additional development to the west were added to the 2031 No -Build volumes to determine 2031 Build volumes. Weekday a.m. and p.m. peak hour trip generation for the proposed development were calculated based on data presented in the tenth edition of Trip Generation, published by the Institute of Transportation Engineers (ITE). The resultant trip generation estimates are shown in Table 5-1. V^VWENCK November 21, 2019 5-2 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx Table 5-1. Weekdav Trin Generation for Pronosed Proiect Land Use Size Weekday AM Peak Hour Weekday PM Peak Hour Weekda y Daily In Out Total In Out Total Total Proposed Project Single Family 355 DU 66 197 263 221 130 351 3351 Townhouses 196 DU 21 69 90 69 41 110 1435 Totals 87 266 353 290 171 461 4786 Future Development Single Family 100 DU 18 56 74 62 37 99 944 Notes: DU=dwelling unit As shown, the project adds 353 trips during the a.m. peak hour, 461 trips during the p.m. peak hour, and 4,786 net trips daily. Trip distribution percentages for the subject development trips were established based on the nearby roadway network, existing and expected future traffic patterns, and location of the subject development in relation to major attractions and population concentrations. The distribution percentages for trips generated by the proposed development are as follows: • 45 percent to/from the south on County Road 116 • 15 percent to/from the north on County Road 116 • 25 percent to/from the east on Hackamore Road • 5 percent to/from the north on Old Settlers Road • 5 percent to/from the west on Horseshoe Trail • 5 percent to/from the south on Arrowhead Drive Development trips were assigned to the surrounding roadway network using the preceding trip distribution percentages. Traffic volumes were established for all the forecasting scenarios described earlier during the weekday a.m. and p.m. peak hours. The resultant traffic volumes are shown in Tables 5-2 and 5-3. Table 5-2. Weekdav A.M. Peak Hour Traffic Volumes CR 116/01de Sturbridge Rd/ north development EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR access 2019 Existing - - - 11 - 3 - 92 0 0 820 - 2031 No -Build - - - 12 - 3 - 125 0 0 932 - 2031 Build 18 0 66 12 0 3 22 147 0 0 939 6 CR 116/66th Ave/ middle EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR development access 2019 Existing - - - 4 - 1 - 91 0 0 831 - 2031 No -Build - - - 18 - 14 - 111 4 5 939 - 2031 Build 12 0 56 18 0 14 17 143 4 5 1008 4 V^VWENCK November 21, 2019 5-3 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx CR 116/south development access EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR 2019 Existing - - - - - - - 94 - - 838 - 2031 No -Build - - - - - - - 118 - - 960 - 2031 Build 10 - 24 - - - 6 157 - - 1082 3 CR 116/1-lackamore Rd EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR 2019 Existing 13 57 26 79 9 10 2 71 58 135 693 10 2031 No -Build 23 78 54 89 15 11 10 84 65 152 794 14 2031 Build 23 94 81 89 20 27 19 113 65 204 888 14 Hackamore Rd/ Medina Lake Rd/ development access 2019 Existing - 83 1 3 18 - 1 j - 13 1 - - - 2031 No -Build - 141 1 3 36 - 1 - 15 - - - 2031 Build 6 160 1 3 42 8 1 0 15 24 0 18 Old Settlers Rd/ Horseshoe Tr 2019 Existing 2 0 21 0 2 0 9 5 0 0 6 3 2031 No -Build 1 2 0 24 0 2 0 13 9 1 0 1 0 8 3 2031 Build 2 2 25 3 10 11 16 13 7 4 10 3 Table 5-3. Weekdav P.M. Peak Hour Traffic Volumes CR 116/01de Sturbridge Rd/ north development EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR access 2019 Existing - - - 5 - 0 - 678 5 0 133 - 2031 No -Build - - - 6 - 0 - 778 6 0 172 - 2031 Build 12 0 43 6 0 0 74 792 6 0 196 20 CR 116/66th Ave/ middle development EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR access 2019 Existing - - - 2 1- 0 - 1 683 2 1 0 138 - 2031 No -Build - - - 10 - 8 - 776 16 13 165 - 2031 Build 8 0 36 10 0 8 61 856 16 13 219 13 CR 116/south development EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR access 2019 Existing - - - - - - - 691 - - 145 - 2031 No -Build - - - - - - - 799 - - 180 - 2031 Build 6 - 15 - - - 25 934 - - 259 11 CR 116/1-lackamore Rd EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR 2019 Existing 20 30 11 32 22 55 1 25 616 72 21 113 11 2031 No -Build 29 43 29 36 41 62 56 708 81 24 135 21 2031 Build 29 52 47 36 57 120 85 810 81 59 194 21 V^VWENCK November 21, 2019 5-4 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx Hackamore Rd/ Medina Lake Rd/ development access 2019 Existing - 53 1 14 44 - 1 - 8 - - - 2031 No -Build - 92 1 16 103 - 1 - 9 - - - 2031 Build 19 104 1 16 123 25 1 0 9 15 0 10 Old Settlers Rd/ Horseshoe Tr 2019 Existing 1 2 25 0 0 1 6 5 0 0 4 1 2031 No -Build 1 2 31 0 1 0 1 1 8 8 0 0 8 1 2031 Build 1 11 34 14 1 5 1 8 10 10 23 11 12 1 5.6 TRAFFIC ANALYSIS Traffic analyses were completed for the subject intersections for all scenarios described earlier during the weekday a.m. and p.m. peak hours using Synchro software. Initial analysis was completed using existing geometrics, control, and signal timing. Capacity analysis results are presented in terms of level of service (LOS), which is defined in terms of traffic delay at the intersection. LOS ranges from A to F. LOS A represents the best intersection operation, with little delay for each vehicle using the intersection. LOS F represents the worst intersection operation with excessive delay. The following is a detailed description of the conditions described by each LOS designation: • Level of service A corresponds to a free flow condition with motorists virtually unaffected by the intersection control mechanism. For a signalized or an unsignalized intersection, the average delay per vehicle would be approximately 10 seconds or less. • Level of service B represents stable flow with a high degree of freedom, but with some influence from the intersection control device and the traffic volumes. For a signalized intersection, the average delay ranges from 10 to 20 seconds. An unsignalized intersection would have delays ranging from 10 to 15 seconds for this level. • Level of service C depicts a restricted flow which remains stable, but with significant influence from the intersection control device and the traffic volumes. The general level of comfort and convenience changes noticeably at this level. The delay ranges from 20 to 35 seconds for a signalized intersection and from 15 to 25 seconds for an unsignalized intersection at this level. • Level of service D corresponds to high -density flow in which speed and freedom are significantly restricted. Though traffic flow remains stable, reductions in comfort and convenience are experienced. The control delay for this level is 35 to 55 seconds for a signalized intersection and 25 to 35 seconds for an unsignalized intersection. • Level of service E represents unstable flow of traffic at or near the capacity of the intersection with poor levels of comfort and convenience. The delay ranges from 55 to 80 seconds for a signalized intersection and from 35 to 50 seconds for an unsignalized intersection at this level. V^VWENCK November 21, 2019 5-5 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx Level of service F represents forced flow in which the volume of traffic approaching the intersection exceeds the volume that can be served. Characteristics often experienced include long queues, stop -and -go waves, poor travel times, low comfort and convenience, and increased accident exposure. Delays over 80 seconds for a signalized intersection and over 50 seconds for an unsignalized intersection correspond to this level of service. The LOS results for the study intersections are presented in Tables 5-4 and 5-5. Table 5-4. Weekday A.M. Peak Hour Level of Service Results CR 116/01de Sturbridge EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Intersection Rd/north access 2019 Existing - - - C - C - A A A A - A 2031 No -Build - - - C - C - A A A A - A 2031 Build D D D D D D B A A A A A A CR 116/ 66t" Ave/ middle EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR access 2019 Existing - - - C - C - A A A A - A 2031 No -Build - - - C - C - A A A A - A 2031 Build D D D D D D B A A A A A A CR 116/ south access EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR 2031 Build C - C - - - B A - - A A A CR 116/ Hackamore EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Rd 2019 Existing D A I A D j A A A A A A A A B 2031 No -Build D A A D A A A A A A A A B 2031 Build D A A D A A A A A A A B B Hackamore Rd/ Medina Lake Rd/ access 2019 Existing - A A A A - A - A - - - A 2031 No -Build - A I A A A - A - A - - - A 2031 Build A A A A A A A A A A A A A Old Settlers Rd/ Horseshoe Tr 2019 Existing A A A A A A A A A A A A A 2031 No -Build A A A A A A A A A A A A A 2031 Build A A A A A A A A A A A A A V^VWENCK November 21, 2019 5-6 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx Table 5-5. Weekday P.M. Peak Hour Level of Service Results CR 116/01de Sturbridge Rd/north EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Intersection access 2019 Existing - - - C - C - A A A A - A 2031 No -Build - - - C - C - A A A A - A 2031 Build B B B D D D B A A A A A A CR 116/ 66' Ave/ middle EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR access 2019 Existing - - - C - C - A A A A - A 2031 No -Build - - - C - C - A A A A - A 2031 Build B B B D D D A A A A A A A CR116/ south access EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR 2031 Build B - B - B - A A - - A A A CR 116/ Hackamore EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Rd 2019 Existing D A A D A A A A A A A A B 2031 No -Build D A A D A A A A A A A A B 2031 Build D A A D A A A A B A A B B Hackamore Rd/ Medina Lake Rd/ access 2019 Existing - A A A A - A - A - - - A 2031 No -Build - A A A A - A - A - - - A 2031 Build A A A A A A A A A A A A A Old Settlers Rd/ Horseshoe Tr 2019 Existing A A A A A A A A A A A A A 2031 No -Build A A A A A A A A A A A A A 2031 Build A A A A A A A A A A A A A Vehicle Queue Lengths at CR 116/Hackamore Road Vehicle queues for the 2019 and 2031 Build scenarios were reviewed to determine impacts on the Hackamore Road approaches. Under existing conditions, both the eastbound and westbound approaches consist of one lane shared by all movements. The resultant queue lengths with existing lane geometrics are shown in Table 5-6. V^VWENCK November 21, 2019 5-7 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx Table 5-6. 95th Percentile Vehicle Queue Lengths at CR 116/Hackamore Road Scenario Eastbound approach Westbound approach AM Peak Hour 2019 100, 117' 2031 Build 183' 166' PM Peak Hour 2019 85' 115' 2031 Build 150' 244' As shown, the queue lengths are expected to increase on both the eastbound and westbound approaches. In addition to the existing geometrics, vehicle queue lengths assuming the addition of left turn and right turn lanes on the eastbound and westbound approaches were also reviewed. The resultant queue lengths are shown in Table 5-7. Table 5-7. 95th Percentile Vehicle Queue Lengths at CR 116/1-lackamore Road Scenario Eastbound Westbound Left turn Through Right turn Left turn Through Right turn AM Peak 2031 Build 46' 112' 79' 119, 47' 44' PM Peak 2031 Build 56' 73' 55' 67' 77' 98' As shown, the queue lengths are reduced compared to the single lane approach results. Traffic Signal Warrants at CR 116/66t" Avenue N./middle development access The traffic forecasts for the 2031 Build scenario were used to analyze the peak hour and four hour traffic signal warrants. These volumes include trips from the proposed project as well and trips from the Ravinia development that will use 66t" Avenue N. in the future. The traffic volume forecasts were used to determine if specific warrants are satisfied based on published criteria outlined in the Minnesota Manual of Uniform Traffic Control Devices (MMUTCD). Warrant 2 (Four -Hour Vehicular Volume) and Warrant 3 (Peak Hour Volume) were assessed. Since the posted speed limit on CR 116 at the intersection is 55 mph, the analyses presented consider reductions for speeds greater than 40 mph. Based on this analysis, warrants are not met, however due to regional traffic pattern changes, internal street patterns, and other unknowns the City will pursue signal options with the County. Impacts on Old Settlers Road Traffic volumes on Old Settlers Road west of Snyder Road are forecast to increase by 710 vehicles per day due to the proposed project by 2031. V^VWENCK November 21, 2019 5-8 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx Traffic volumes on Old Settlers Road west of Snyder Road are forecast to increase by 1,760 vehicles per day due to a combination of the proposed project and the additional development by 2031. 5.7 FINDINGS In order to accommodate the 2031 traffic volumes presented in this report, we recommend implementation of the following improvements: 66th Avenue Collector Street • Dedicate 80 foot ROW to preserve future road corridor options. County Road 116/01de Sturbridge Road/north development access • Construct right turn lane on southbound approach and left turn lane on northbound approach for the development. County approval is required and that process may require additional improvements. County Road 116/66th Avenue North/main development access • Construct right turn lane on southbound approach and left turn lane on northbound approach for the development. • Construct west leg of intersection (66th Ave. extended) at CR 116 with a left turn lane and a right turn lane. • Construction of east leg of intersection is planned as part of Ravinia development. • Future signal was planned with Ravinia and City will pursue County process involving warrants and County policy for installation of a signal at developer cost. • Local street spacing near intersection will be modified during plan review process. Current site plan shows the connection is not allowable due to minimum spacing on collector road. County Road 116/south development access • Construct right turn lane on southbound approach and left turn lane on northbound approach for the development. County approval is required and that process may require additional improvements. • County may require relocation of the proposed access approximately 420 feet north to meet 1/4 mile County spacing requirements. County Road 116/Hackamore Road • Improve Hackamore Road to collector standard to west development property boundary (west of the development's local street connection). • On Hackamore, construct left turn and right turn lanes on both the east leg and west leg of intersection. This will require coordination with the County and City of Medina regarding right-of-way acquisition, impacts and design details. • Install updated traffic signal control and mitigate trail and any ponding/wetland impacts. • County approval is required and that process may require additional turn lanes on CR 116. Hackamore Road/Medina Lake Road/development access • Construct a westbound right turn lane. V^VWENCK November 21, 2019 5-9 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx Old Settlers north of Butterworth Lane • Based on the expected traffic volume increase, pave existing gravel road from north of Butterworth Lane to Horseshoe Trail. Horseshoe Trail • Based on the expected traffic volume increase, pave existing gravel road from Old Settlers Road to the development's east property boundary. Bluebonnet Drive • Provide ROW and possibly a turnaround meeting City standards at connection to Bluebonnet. Local access to adjacent parcels • Ghost plat and provide ROW for access points to the property adjacent to the northwest (20301 Larkin Road). • Ghost plat and provide ROW for access points to the property address 6421 CR 116 adjacent to the east. Trail Lane ROW • ROW should be extended to cul-de-sac on Trail Lane with street or trail improvements to be considered during plan review process. Local Street Spacing • Plan review process may modify local street intersection spacing. V^VWENCK November 21, 2019 5-10 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx 6.0 Financing 6.1 SUMMARY Financing options of the development necessary for infrastructure and to mitigate impacts typically follow the approach of: • On -site infrastructure is managed by the developer • Upsizing of on -site trunk utilities are provided credit, with eligibility determined during the approval process • Trunk sewer and water fees (TLAC) are being updated in 2019 • Off -site projects are managed by the City (engineering, bidding and construction management) through an escrow The financial package will be further detailed and negotiated as the project moves forward and culminates in the overall Developer Agreement with the overall preliminary plat approval which is updated for each phase of the development. November 21, 2019 6-1 T^'7WENCK Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019). docx 7.0 Conclusions and Recommendations The following infrastructure improvements are feasible and necessary to manage the development. These improvements are consistent with similar requirements for other developments in Corcoran, and have shown to be necessary for managing the additional population: Sewer Option A is recommended, with an estimated cost of approximately $1,450,000 (or $770,000 without including the temporary lift station and force main). This recommendation is made based on analysis presented in the prior feasibility study (Concept 1), as summarized above, and also based on the simple fact that the only technically feasible option for providing sewer service to the added northwestern parcel in the Concept 2 development is to construct the temporary lift station, as described in Option A. Routing of the offsite 12-inch sewer is conceptual at this point, and minor modifications with respect to routing in/near 66th Avenue North and Park Trail Drive will need to be finalized by the City. However, significant changes to the inverts shown for Option A are not expected. Routing of the sewer flows from Wessel eastward to the 12-inch sewer that is being extended westward through Ravinia is generally in accordance with the 2040 Comprehensive Plan. The phasing plan will need to be coordinated with sewer shed outlined in this Feasibility Study, since it could potentially result in multiple modifications to the temporary lift station and force main (such costs are not estimated herein). Water • Looping of the development is required, such as the street connection on Horseshoe Trail, which is required to be looped with either the west -central 12-inch water main loop or Old Settlers. • Looping the development back to Ravinia along Hackamore Road with an 8-inch water main is required. • Provide easement along CR 116 for the trunk water connection from 66t" Avenue North to the development boundary for the trunk line that will connect at 75t" Avenue North (City funded construction project). • At some dead-end water main locations (e.g., J-W4 and J-W9), Wessel will need to ensure that water main stubs are constructed to the property line, such that future development to the west and north of Wessel will eventually allow for additional water main looping. These future loops serve to improve fire flow and water quality within the Wessel development. • At the road entrance to Wessel from Hackamore Road, the City may require construction of an interconnect across Hackamore Road to the City of Medina's water system, depending on Medina's mutual interest. Water Resources • Offsite improvements will be necessary to manage the additional drainage and allow the City to implement compliance as identified in the City's TMDL. Consistent with other large developments and Ravinia, in lieu of a stormwater utility fee, the offsite improvement contribution will be paid towards a regional project (possibly along the T^'7WENCK November 21, 2019 7-1 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019). docx County Ditch #16 or in the Lions Park wetland) that will be combined with grant funds for a larger watershed project. FEMA floodplain formal approvals will be required and are typically modeled and administered by the City. The City has recently obtained the LGU responsibility for implementing WCA. Transportation In order to accommodate the 2031 traffic volumes presented in this report, we recommend implementation of the following improvements: 66t' Avenue Collector Street • Dedicate 80 foot ROW to preserve future road corridor options. County Road 116/01de Sturbridge Road/north development access • Construct right turn lane on southbound approach and left turn lane on northbound approach for the development. County approval is required and that process may require additional improvements. County Road 116/66t" Avenue North/main development access • Construct right turn lane on southbound approach and left turn lane on northbound approach for the development. • Construct west leg of intersection (66t" Ave. extended) at CR 116 with a left turn lane and a right turn lane. • Construction of east leg of intersection is planned as part of Ravinia development. • Future signal was planned with Ravinia and City will pursue County process involving warrants and County policy for installation of a signal at developer cost. • Local street spacing near intersection will be modified during plan review process. Current site plan shows the connection is not allowable due to minimum spacing on collector road. County Road 116/south development access • Construct right turn lane on southbound approach and left turn lane on northbound approach for the development. County approval is required and that process may require additional improvements. • County may require relocation of the proposed access approximately 420 feet north to meet 1/4 mile County spacing requirements. County Road 116/Hackamore Road • Improve Hackamore Road to collector standard to west development property boundary (west of the development's local street connection). • On Hackamore, construct left turn and right turn lanes on both the east leg and west leg of intersection. This will require coordination with the County and City of Medina regarding right-of-way acquisition, impacts and design details. • Install updated traffic signal control and mitigate trail and any ponding/wetland impacts. County approval is required and that process may require additional turn lanes on CR 116. Hackamore Road/Medina Lake Road/development access • Construct a westbound right turn lane. November 21, 2019 7-2 V^VWENCK Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx Old Settlers north of Butterworth Lane • Based on the expected traffic volume increase, pave existing gravel road from north of Butterworth Lane to Horseshoe Trail. Horseshoe Trail • Based on the expected traffic volume increase, pave existing gravel road from Old Settlers Road to the development's east property boundary. Bluebonnet Drive • Provide ROW and possibly a turnaround meeting City standards at connection to Bluebonnet. Local access to adjacent parcels • Ghost plat and provide ROW for access points to the property adjacent to the northwest (20301 Larkin Road). • Ghost plat and provide ROW for access points to the property address 6421 CR 116 adjacent to the east. Trail Lane ROW • ROW should be extended to cul-de-sac on Trail Lane with street or trail improvements to be considered during plan review process. Local Street Spacing • Plan review process may modify local street intersection spacing. V^VWENCK November 21, 2019 7-3 Responsive partner. Exceptional outcomes. T:\2294-Corcoran\43 Wessel\Report (Concept 2)\Lennar Wessel Development Infrastructure FS - Concept 2 (Nov 2019).docx Tables 1 Cost Estimate for Sewer Option 2 Water Distribution System Modeling Results Table 1. Cost Estimates for Sewer Options Sewer Option A Item # Description Qty Units Unit Price Total Cost 1 Mobilization/Demobilization 1 LS $ 50,000.00 $ 50,000 2 Clearing & Grubbing 0.5 AC $ 8,000.00 $ 4,000 3 Sanitary Sewer (offsite) - 12" 2900 LF $ 95.00 $ 275,500 4 Sanitary Sewer - Upsize 8" to 10" within Wessel 3500 LF $ 10.00 $ 35,000 5 Sanitary Sewer - Upsize 8" to 15" within Wessel 3200 LF $ 25.00 $ 80,000 6 Sanitary Manholes (offsite) - 4' diam 9 EA $ 4,000.00 $ 36,000 7 Jacked Crossing of CR 116 (1 location) 100 LF $ 400.00 $ 40,000 8 Turf Establishment Uplands 1.8 AC $ 2,000.00 $ 3,600 9 Turf Establishment Wetlands 1.5 AC $ 6,000.00 $ 9,000 10 Erosion Control 2900 LF $ 6.00 $ 17,400 11 Sewer Force Main - 6" (direct bury w/sewer install) 4600 LF $ 20.00 $ 92,000 12 Air Release Manhole w/Valve (6' dia) 3 EA $ 15,000.00 $ 45,000 13 Sewer Lift Station (temp; later conversion to gravity) 1 LS $ 400,000.00 $ 400,000 Subtotal With Contingency (10%) With Engineering/Legal (15%) Easements Total Notes: 1) Costs are generally for construction outside the Wessel boundary, except where specifically stated otherwise. 2) Easement costs in Corcoran are commonly estimated at $50 per LF; however, given the high percentage of wetland area within the off -development construction segments, a $25 per LF cost was assumed. 3) Sewer construction across 66th Ave N is assumed to be coordinated with the upcoming street reconstruction, and thus no separate pavement restoration is included. $ 1,087,500 $ 1,196,250 $ 1,375,688 $ 72,500 $ 1,448,188 1 of 1 Table 2. Water Distribution System Modeling Results Average Day Demand w/o Loops w/ Loops w/ Loops, Tower, Booster Elevation Demand Hydraulic Grade Hydraulic Grade Hydraulic Grade Node (ft) (gpm) (ft) Pressure (psi) (ft) Pressure (psi) (ft) Pressure (psi) J-B1 985 13.4 1,097.9 48.8 1,097.9 48.8 1,155.3 73.7 J-132 992 5.8 1,097.9 45.8 1,097.9 45.8 1,155.3 70.7 J-133 970 4.6 1,097.9 55.3 1,097.9 55.3 1,155.3 80.2 J-C1 990 0 1,098.0 46.7 1,098.0 46.7 1,098.0 46.7 J-C2 982 0 1,098.0 50.2 1,098.0 50.2 1,155.3 75.0 J-C3 950 0 1,097.9 64.0 1,097.9 64.0 1,155.3 88.8 J-C4 969 92.3 1,097.2 55.5 1,097.3 55.5 1,155.5 80.7 J-05 946 0 1,097.2 65.4 1,097.2 65.4 1,155.5 90.6 J-C6 954 0 1,097.2 62.0 1,097.2 62.0 1,155.5 87.2 J-C10 1003 8.5 1,097.1 40.7 1,097.2 40.7 1,155.4 65.9 J-C11 1004 4.6 1,097.2 40.3 1,097.2 40.3 1,155.8 65.7 J-C12 980 0 1,097.9 51.0 1,097.9 51.0 1,155.3 75.9 J-C13 978 0 1,097.8 51.8 1,097.8 51.8 1,155.3 76.7 J-C14 988 0 1,097.4 47.3 1,097.4 47.3 1,155.3 72.4 J-C15 994 12.6 1,097.9 45.0 1,097.9 45.0 1,155.3 69.8 J-C16 990 0 1,097.4 46.5 1,097.4 46.4 1,155.3 71.5 J-C19 1015 26.7 1,097.2 35.6 1,097.2 35.6 1,155.3 60.7 J-C20 1009 0 1,097.3 38.2 1,097.3 38.2 1,155.3 63.3 J-C22 982 0 1,097.5 50.0 1,097.5 50.0 1,155.4 75.0 J-D1 971 4.3 1,097.2 54.6 1,097.2 54.6 1,155.5 79.8 J-D2 971 0 1,097.2 54.6 1,097.2 54.6 1,155.5 79.8 J-D3 973 4.4 1,097.2 53.7 1,097.2 53.7 1,155.6 79.0 J-D4 955 3.8 1,097.2 61.5 1,097.2 61.5 1,155.5 86.8 J-D5 965 48.6 1,097.2 57.2 1,097.2 57.2 1,155.5 82.4 J-D6 973 3.5 1,097.2 53.7 1,097.2 53.7 1,155.7 79.0 J-D7 976 3.1 1,097.2 52.4 1,097.2 52.4 1,155.7 77.7 J-D8 978 5.5 1,097.2 51.6 1,097.2 51.6 1,155.7 76.9 J-D9 975 3.8 1,097.2 52.9 1,097.2 52.9 1,155.7 78.2 J-D10 980 2.8 1,097.2 50.7 1,097.2 50.7 1,155.9 76.1 J-R1 988 2.4 1,097.4 47.3 1,097.3 47.3 1,155.3 72.4 J-R2 994 1.9 1,097.4 44.7 1,097.3 44.7 1,155.3 69.8 J-R3 984 4.9 1,097.3 49.0 1,097.3 49.0 1,155.3 74.1 J-R4 990 5.3 1,097.4 46.5 1,097.3 46.4 1,155.3 71.5 J-R5 986 3.2 1,097.3 48.2 1,097.3 48.2 1,155.3 73.2 J-R6 994 0 1,097.3 44.7 1,097.3 44.7 1,155.3 69.8 J-R7 991 2.4 1,097.3 46.0 1,097.3 46.0 1,155.3 71.1 J-R8 997 0 1,097.3 43.4 1,097.3 43.4 1,155.3 68.5 J-R9 994 3.2 1,097.3 44.7 1,097.3 44.7 1,155.3 69.8 J-R10 1005 3.2 1,097.3 40.0 1,097.3 39.9 1,155.3 65.0 J-R11 999 2.4 1,097.3 42.5 1,097.3 42.5 1,155.3 67.6 J-R12 995 2.4 1,097.3 44.3 1,097.3 44.3 1,155.3 69.3 J-R13 996 2.7 1,097.3 43.8 1,097.3 43.8 1,155.3 68.9 J-R14 996 3.6 1,097.3 43.8 1,097.3 43.8 1,155.3 68.9 J-R15 998 2.7 1,097.3 43.0 1,097.3 43.0 1,155.3 68.1 J-R16 1001 3.4 1,097.3 41.7 1,097.3 41.7 1,155.3 66.8 J-R17 995 3.4 1,097.3 44.3 1,097.3 44.3 1,155.3 69.3 J-1118 998 1.9 1,097.3 43.0 1,097.3 43.0 1,155.3 68.0 J-R19 999 3.4 1,097.3 42.5 1,097.3 42.5 1,155.3 67.6 J-R20 1007 3.4 1,097.3 39.1 1,097.3 39.1 1,155.3 64.2 J-R21 1005 2.4 1,097.3 39.9 1,097.3 39.9 1,155.3 65.0 J-R22 996 7.3 1,097.3 43.8 1,097.3 43.8 1,155.3 68.9 J-R23 989 1.9 1,097.3 46.9 1,097.3 46.9 1,155.3 71.9 J-R24 1007 2.4 1,097.3 39.1 1,097.3 39.1 1,155.3 64.2 J-R25 1016 3.9 1,097.3 35.2 1,097.3 35.2 1,155.3 60.3 J-R26 985 3.9 1,097.3 48.6 1,097.3 48.6 1,155.3 73.7 J-R27 985 5.3 1,097.3 48.6 1,097.3 48.6 1,155.3 73.7 J-R28 995 4.1 1,097.3 44.2 1,097.3 44.2 1,155.3 69.4 J-R29 1005 3.9 1,097.3 39.9 1,097.3 39.9 1,155.3 65.0 J-R30 1000 8.3 1,097.3 42.1 1,097.3 42.1 1,155.3 67.2 J-R31 995 0 1,097.3 44.3 1,097.3 44.2 1,155.3 69.4 J-R32 992 3.4 1,097.3 45.5 1,097.3 45.5 1,155.3 70.6 J-W1 1004 20.9 1,097.1 40.3 1,097.2 40.3 1,155.4 65.5 J-W2 990 19.7 1,097.0 46.3 1,097.2 46.4 1,155.3 71.5 J-W3 993 24.8 1,097.0 45.0 1,097.2 45.1 1,155.3 70.2 J-W4 988 4.1 1,097.0 47.2 1,097.2 47.2 1,155.3 72.4 J-W5 996 10.4 1,097.1 43.7 1,097.2 43.8 1,155.4 68.9 J-W6 1005 19.0 1,097.1 39.9 1,097.2 39.9 1,155.4 65.1 J-W7 992 8.5 1,097.1 45.5 1,097.2 45.5 1,155.4 70.7 J-W8 984 14.1 1,097.1 48.9 1,097.2 49.0 1,155.4 74.1 J-W9 982 3.9 1,097.1 49.8 1,097.2 49.8 1,155.4 75.0 J-W10 1006 0 1,097.1 39.4 1,097.2 39.4 1,155.4 64.6 Total 476 Target Pressure: 35 psi - nodes with pressure less than target are highlighted red SE Corcoran Feed Node Hydraulic Grade Result from Maple Grove Model (ULT MDD - 50 MGD): Wessel Model Feed Hydraulic Grade (assumed): 1098 1,105.9 Page 1 of 3 Table 2. Water Distribution System Modeling Results Maximum Day Demand w/o Loops w/ Loops w/ Loops, Tower, Booster Elevation Demand Target Fire Hydraulic Grade Fire Flow Hydraulic Grade Fire Flow Hydraulic Grade Fire Flow Node Iftl lenml Flow lenml Iftl Pressure Insil lenml Iftl Pressure Insil lenml Iftl Pressure Insil lenml J-131 985 43.5 1,500 1,096.8 48.4 3,513 1,096.7 48.3 3,512 1,150.0 71.4 3,124 J-62 992 19.0 1,500 1,097.3 45.5 5,000 1,097.3 45.5 5,000 1,150.1 68.4 3,453 J-B3 970 15.0 1,500 1,097.4 55.1 5,000 1,097.4 55.1 5,000 1,150.1 77.9 3,680 J-CI 990 0 1,500 1,097.9 46.7 5,000 1,097.9 46.7 5,000 1,098.0 46.7 5,000 J-C2 982 0 1,500 1,097.6 50.0 5,000 1,097.6 50.0 5,000 1,150.1 72.7 3,986 J-C3 950 0 1,500 1,097.5 63.8 5,000 1,097.5 63.8 5,000 1,150.1 86.6 3,980 J-C4 969 300 3,000 1,091.0 52.8 2,241 1,091.3 52.9 2,380 1,151.5 78.9 5,000 J-05 946 0 1,500 1,090.9 62.7 2,232 1,091.3 62.9 2,367 1,151.5 88.9 5,000 J-C6 954 0 1,500 1,090.8 59.2 2,210 1,091.1 59.3 2,347 1,151.7 85.5 5,000 J-CIO 1003 27.7 1,500 1,090.3 37.8 1,643 1,090.8 38.0 1,736 1,150.3 63.7 3,872 J-C11 1004 15 3,000 1,090.5 37.4 1,878 1,090.9 37.6 1,990 1,154.2 65.0 5,000 J-C12 980 0 1,500 1,097.3 50.8 5,000 1,097.3 50.7 5,000 1,150.1 73.6 4,016 J-C13 978 0 1,500 1,096.5 51.3 4,512 1,096.5 51.3 4,507 1,150.0 74.4 3,917 J-C14 988 0 1,500 1,093.0 45.4 2,056 1,092.8 45.3 2,055 1,149.8 70.0 3,471 J-C15 994 41.1 1,500 1,097.3 44.7 4,350 1,097.3 44.7 4,350 1,150.1 67.5 3,286 J-C16 990 0 1,500 1,092.5 44.3 1,930 1,092.2 44.2 1,930 1,149.7 69.1 3,411 J-C19 1015 86.9 1,500 1,090.7 32.8 1,555 1,091.0 32.9 1,635 1,149.9 58.4 3,470 J-C20 1009 0 1,500 1,092.1 36.0 1,369 1,091.6 35.8 1,461 1,149.6 60.8 2,787 J-C22 982 0 1,500 1,093.7 48.3 2,870 1,093.9 48.4 3,017 1,150.9 73.1 4,800 J-DI 971 14.0 3,000 1,090.8 51.8 2,970 1,091.1 52.0 3,114 1,151.9 78.3 5,000 J-D2 971 0 3,000 1,090.8 51.8 2,639 1,091.1 52.0 2,724 1,151.9 78.3 4,955 J-D3 973 14.2 3,000 1,090.7 50.9 2,935 1,091.1 51.1 3,076 1,152.1 77.5 5,000 J-D4 955 12.3 3,000 1,090.7 58.7 2,978 1,091.1 58.9 3,121 1,151.9 85.2 5,000 J-D5 965 158 3,000 1,090.7 54.4 2,930 1,091.1 54.5 3,028 1,151.7 80.8 5,000 J-D6 973 11.4 3,000 1,090.7 50.9 2,844 1,091.0 51.1 2,980 1,152.9 77.8 5,000 J-D7 976 10.1 3,000 1,090.7 49.6 2,009 1,091.0 49.8 2,063 1,152.9 76.6 3,751 J-D8 978 17.9 3,000 1,090.6 48.7 2,767 1,091.0 48.9 2,899 1,153.7 76.0 5,000 1-D9 975 12.3 3,000 1,090.6 50.0 2,198 1,091.0 50.2 2,269 1,153.7 77.3 4,643 J-D10 980 9.2 3,000 1,090.5 47.8 2,648 1,090.9 48.0 2,787 1,155.3 75.9 5,000 1-R1 988 7.9 1,500 1,092.4 45.1 2,293 1,092.1 45.0 2,299 1,149.7 70.0 3,606 J-R2 994 6.3 1,500 1,092.2 42.5 2,254 1,092.0 42.4 2,263 1,149.7 67.4 3,576 J-R3 984 15.8 1,500 1,092.2 46.8 2,287 1,091.9 46.7 2,289 1,149.7 71.7 3,611 J-R4 990 17.4 1,500 1,092.4 44.3 2,356 1,092.2 44.2 2,360 1,149.7 69.1 3,529 J-R5 986 10.3 1,500 1,092.1 45.9 2,295 1,091.8 45.8 2,289 1,149.7 70.8 3,630 J-R6 994 0 1,500 1,092.1 42.4 2,194 1,091.8 42.3 2,211 1,149.7 67.4 3,328 J-R7 991 7.9 1,500 1,092.1 43.7 1,957 1,091.8 43.6 1,960 1,149.7 68.7 2,840 J-R8 997 0 1,500 1,092.1 41.1 2,154 1,091.8 41.0 2,174 1,149.7 66.1 3,233 J-R9 994 10.3 1,500 1,092.1 42.4 1,837 1,091.8 42.3 1,841 1,149.7 67.3 2,727 J-R10 1005 10.3 1,500 1,092.2 37.7 2,159 1,091.9 37.6 2,180 1,149.7 62.6 3,495 J-R11 999 7.9 1,500 1,092.2 40.3 2,122 1,091.9 40.2 2,148 1,149.7 65.2 3,463 J-1312 995 7.9 1,500 1,092.2 42.0 1,812 1,091.9 41.9 1,820 1,149.7 66.9 2,729 J-R13 996 8.7 1,500 1,092.2 41.6 1,460 1,091.9 41.5 1,462 1,149.7 66.5 2,220 J-R14 996 11.9 1,500 1,092.2 41.6 1,616 1,091.9 41.5 1,620 1,149.7 66.5 2,447 J-R15 998 8.7 1,500 1,092.2 40.7 2,084 1,091.8 40.6 2,114 1,149.7 65.6 3,421 J-R16 1001 11.1 1,500 1,092.1 39.4 2,042 1,091.8 39.3 2,078 1,149.7 64.3 3,377 J-R17 995 11.1 1,500 1,092.1 42.0 1,936 1,091.8 41.9 1,989 1,149.6 66.9 3,270 J-R18 998 6.3 1,500 1,092.1 40.7 1,563 1,091.8 40.6 1,581 1,149.6 65.6 2,461 J-R19 999 11.1 1,500 1,092.1 40.3 1,223 1,091.8 40.1 1,230 1,149.6 65.2 1,930 J-R20 1007 11.1 1,500 1,092.1 36.8 1,795 1,091.7 36.6 1,874 1,149.6 61.7 3,121 J-R21 1005 7.9 1,500 1,092.1 37.7 1,327 1,091.7 37.5 1,352 1,149.6 62.6 2,234 J-R22 996 23.7 1,500 1,092.1 41.6 1,741 1,091.7 41.4 1,834 1,149.6 66.5 3,074 J-R23 989 6.3 1,500 1,092.1 44.6 1,741 1,091.7 44.4 1,833 1,149.6 69.5 2,880 J-R24 1007 7.9 1,500 1,092.1 36.8 1,635 1,091.6 36.6 1,749 1,149.6 61.7 2,954 J-R25 1016 12.6 1,500 1,092.1 32.9 1,026 1,091.6 32.7 1,056 1,149.6 57.8 2,008 J-R26 985 12.6 1,500 1,091.8 46.2 2,344 1,091.6 46.1 2,307 1,149.7 71.3 3,691 J-R27 985 17.4 1,500 1,091.7 46.1 2,369 1,091.5 46.1 2,316 1,149.7 71.3 3,729 J-R28 995 13.4 1,500 1,091.5 41.7 1,747 1,091.4 41.7 1,788 1,149.8 67.0 3,550 J-R29 1005 12.6 1,500 1,091.5 37.4 1,763 1,091.4 37.4 1,803 1,149.7 62.6 3,440 J-R30 1000 26.9 1,500 1,091.5 39.6 1,763 1,091.4 39.6 1,803 1,149.7 64.8 3,420 J-R31 995 0 1,500 1,091.6 41.8 1,803 1,091.5 41.8 1,834 1,149.7 66.9 3,442 J-R32 992 11.1 1,500 1,091.6 43.1 1,778 1,091.5 43.1 1,780 1,149.7 68.2 2,676 J-WI 1004 67.9 1,500 1,090.2 37.3 1,645 1,090.7 37.5 1,755 1,150.2 63.3 3,803 J-W2 990 64.0 1,500 1,089.3 43.0 957 1,090.6 43.5 1,532 1,149.6 69.1 2,438 1-W3 993 80.6 1,500 1,089.1 41.6 764 1,090.7 42.2 1,388 1,149.5 67.7 2,222 J-W4 988 13.4 1,500 1,089.3 43.8 876 1,090.6 44.4 1,183 1,149.6 69.9 1,831 J-W5 996 34.0 1,500 1,090.1 40.7 1,606 1,090.7 41.0 1,765 1,150.4 66.8 3,469 J-W6 1005 61.6 1,500 1,090.3 36.9 1,699 1,090.8 37.1 1,794 1,151.1 63.2 4,263 J-W7 992 27.7 1,500 1,089.9 42.3 753 1,090.7 42.7 1,744 1,150.2 68.4 3,373 J-W8 984 45.8 1,500 1,089.9 45.8 1,036 1,090.6 46.1 1,753 1,150.2 71.9 2,856 J-W9 982 12.6 1,500 1,089.9 46.7 994 1,090.6 47.0 1,334 1,150.2 72.8 2,070 J-W10 1006 0 1,500 1,090.2 36.4 1,527 1,090.7 36.6 1,721 1,150.2 62.4 3,484 Total 1550 Target Fire Flow: 1,500 gpm for residential nodes, 3,000 commercial/industrial nodes - nodes with fire flow less than target are highlighted red Target Pressure: 35 psi - nodes with pressure less than target are highlighted red SE Corcoran Feed Node Hydraulic Grade Result from Maple Grove Model (ULT MDD - 50 MGD): 1,104.0 Wessel Model Feed Hydraulic Grade (assumed): 1098 Page 2 of 3 Table 2. Water Distribution System Modeling Results Peak Hour Demand w/o Loops w/ Loops w/ Loops, Tower, Booster Elevation Demand Hydraulic Grade Hydraulic Grade Hydraulic Grade Node (ft) (gpm) (ft) Pressure (psi) (ft) Pressure (psi) (ft) Pressure (psi) J-131 985 86.9 1,093.5 46.9 1,093.4 46.9 1,134.5 64.7 J-B2 992 37.9 1,095.3 44.7 1,095.3 44.7 1,134.6 61.7 J-B3 970 30.0 1,095.7 54.4 1,095.7 54.4 1,134.7 71.3 J-C1 990 0 1,097.4 46.5 1,097.4 46.5 1,098.0 46.7 J-C2 982 0 1,096.4 49.5 1,096.4 49.5 1,134.8 66.1 J-C3 950 0 1,096.1 63.2 1,096.1 63.2 1,134.9 80.0 J-C4 969 600 1,072.6 44.8 1,073.8 45.3 1,139.6 73.8 J-05 946 0 1,072.5 54.7 1,073.7 55.2 1,139.8 83.8 J-C6 954 0 1,072.0 51.0 1,073.2 51.6 1,140.3 80.6 J-CIO 1003 55.3 1,070.3 29.1 1,071.9 29.8 1,135.2 57.2 J-C11 1004 30.0 1,070.8 28.9 1,072.3 29.5 1,149.5 63.0 J-C12 980 0 1,095.5 50.0 1,095.4 49.9 1,134.7 66.9 J-C13 978 0 1,092.7 49.6 1,092.5 49.5 1,134.5 67.7 J-C14 988 0 1,079.9 39.8 1,079.1 39.4 1,133.5 62.9 J-C15 994 82.2 1,095.3 43.8 1,095.3 43.8 1,134.6 60.8 J-C16 990 0 1,078.1 38.1 1,077.2 37.7 1,133.3 62.0 J-C19 1015 174 1,071.7 24.5 1,072.6 24.9 1,134.1 51.5 J-C20 1009 0 1,076.7 29.3 1,075.0 28.6 1,132.9 53.6 J-C22 982 0 1,082.3 43.4 1,083.0 43.7 1,137.7 67.3 J-D1 971 28.1 1,071.9 43.7 1,073.2 44.2 1,141.3 73.7 J-D2 971 0 1,071.9 43.7 1,073.2 44.2 1,141.3 73.7 J-D3 973 28.4 1,071.7 42.7 1,073.0 43.3 1,142.0 73.1 J-D4 955 24.6 1,071.7 50.5 1,073.0 51.0 1,141.0 80.5 J-D5 965 316 1,071.7 46.2 1,073.0 46.7 1,140.6 76.0 J-D6 973 22.8 1,071.5 42.6 1,072.8 43.2 1,144.9 74.4 J-D7 976 20.3 1,071.5 41.3 1,072.8 41.9 1,144.9 73.1 J-D8 978 35.9 1,071.3 40.4 1,072.7 41.0 1,147.8 73.5 J-D9 975 24.6 1,071.3 41.7 1,072.7 42.3 1,147.8 74.8 J-D10 980 18.4 1,071.0 39.4 1,072.5 40.0 1,153.6 75.1 J-R1 988 15.8 1,077.6 38.8 1,076.6 38.4 1,133.3 62.9 J-R2 994 12.6 1,077.2 36.0 1,076.2 35.6 1,133.3 60.3 J-R3 984 31.6 1,077.0 40.2 1,076.0 39.8 1,133.3 64.6 J-R4 990 34.8 1,077.8 38.0 1,076.9 37.6 1,133.3 62.0 J-R5 986 20.5 1,076.5 39.2 1,075.7 38.8 1,133.3 63.7 J-R6 994 0 1,076.6 35.7 1,075.6 35.3 1,133.2 60.2 J-R7 991 15.8 1,076.6 37.0 1,075.6 36.6 1,133.2 61.5 J-R8 997 0 1,076.7 34.5 1,075.6 34.0 1,133.1 58.9 J-R9 994 20.5 1,076.7 35.8 1,075.6 35.3 1,133.1 60.2 J-R10 1005 20.5 1,077.0 31.2 1,075.9 30.7 1,133.2 55.5 J-R11 999 15.8 1,076.9 33.7 1,075.8 33.2 1,133.1 58.0 J-R12 995 15.8 1,076.9 35.4 1,075.8 35.0 1,133.1 59.7 J-R13 996 17.4 1,076.9 35.0 1,075.8 34.5 1,133.1 59.3 J-R14 996 23.7 1,076.9 35.0 1,075.8 34.5 1,133.1 59.3 J-R15 998 17.4 1,076.9 34.1 1,075.7 33.6 1,133.1 58.5 J-R16 1001 22.1 1,076.8 32.8 1,075.6 32.3 1,133.1 57.1 J-R17 995 22.1 1,076.8 35.4 1,075.5 34.8 1,133.0 59.7 J-R18 998 12.6 1,076.8 34.1 1,075.4 33.5 1,133.0 58.4 J-R19 999 22.1 1,076.7 33.6 1,075.4 33.1 1,133.0 58.0 J-R20 1007 22.1 1,076.7 30.2 1,075.3 29.5 1,133.0 54.5 J-R21 1005 15.8 1,076.7 31.0 1,075.3 30.4 1,133.0 55.4 J-R22 996 47.4 1,076.7 34.9 1,075.2 34.3 1,132.9 59.2 J-R23 989 12.6 1,076.7 38.0 1,075.2 37.3 1,132.9 62.3 J-R24 1007 15.8 1,076.7 30.2 1,075.1 29.4 1,132.9 54.5 J-R25 1016 25.3 1,076.7 26.3 1,075.1 25.5 1,132.9 50.6 J-R26 985 25.3 1,075.6 39.2 1,075.0 38.9 1,133.3 64.2 J-R27 985 34.8 1,075.1 39.0 1,074.7 38.8 1,133.4 64.2 J-R28 995 26.9 1,074.4 34.4 1,074.2 34.3 1,133.4 59.9 J-R29 1005 25.3 1,074.5 30.1 1,074.3 30.0 1,133.4 55.6 J-R30 1000 53.7 1,074.5 32.2 1,074.3 32.1 1,133.4 57.7 J-R31 995 0 1,074.9 34.6 1,074.6 34.4 1,133.4 59.9 J-R32 992 22.1 1,074.9 35.9 1,074.6 35.7 1,133.4 61.2 J-W1 1004 136 1,069.7 28.4 1,071.6 29.3 1,135.1 56.7 J-W2 990 128 1,066.6 33.1 1,071.3 35.2 1,132.9 61.8 J-W3 993 161 1,065.9 31.5 1,071.5 33.9 1,132.6 60.4 J-W4 988 26.9 1,066.5 34.0 1,071.3 36.0 1,132.9 62.7 J-W5 996 67.9 1,069.6 31.8 1,071.6 32.7 1,135.6 60.4 J-W6 1005 123 1,070.3 28.2 1,071.9 28.9 1,138.2 57.6 J-W7 992 55.3 1,068.6 33.1 1,071.5 34.4 1,135.1 61.9 J-W8 984 91.6 1,068.7 36.7 1,071.4 37.8 1,135.1 65.4 J-W9 982 25.3 1,068.7 37.5 1,071.4 38.7 1,135.1 66.2 J-W10 1006 0 1,069.7 27.6 1,071.6 28.4 1,135.1 55.8 Total 3099 Target Pressure: 35 psi - nodes with pressure less than target are highlighted red SE Corcoran Feed Node Hydraulic Grade Result from Maple Grove Model (ULT MDD - 50 MGD): Wessel Model Feed Hydraulic Grade (assumed): 1098 1,101.0 Page 3 of 3 Figures 1 Sewer Option A 2 Water Model Pipe Network 3 Average Day Pressure (without Loops) 4 Peak Hour (without Loops) 5 Available Fire Flow (without Loops) 6 Average Day Pressure (with Loops & Future Tower/Booster) 7 Peak Hour Pressure (with Loops & Future Tower/Booster) 8 Available Fire Flow (with Loops & Future Tower/Booster) g90 9g0 o Temporary Lift Station Inflow Invert Approx. 955 smow 1000 990 980 0 o � 0 0 0 990 0 000 0 1 99 990 990�9 r � � C 12" 1 80 Ave Inv. 964.2 ►Inv.962.2 73.7 ►�� 969.3 ►�� � 990 990 i 990 8" O 980 CITY OF CORCORAN - WESSEL DEVELOPMENT (CONCEPT 2) Sewer Option A gg0 980 e Connection to 12" 980 Gravity Sewer (Lennar- Ravinia) oy0 ti Legend Wessel Boundary Parcel Boundaries Proposed Sewer 8" 10" 12" 15" Force Main ® Proposed Sewer Nodes (Projected Invert Shown) ® Proposed Temporary Lift Station Streams F— Lake/Open Water Wetlands Index Contours Intermediate Contours N A 600 300 0 600 Feet Path: L:\2294\0043\mxd\Concept 2 Sewer Option A.mxd Date: 10I30I2019 Time: 1:41:35 PM User: ShuJCO243 V^V WENCK OCT 201( � i Responsive partner, Exceptional uutcQmes. Figure 1 Meister Rd J-05 c 1st P1 0 0 J-C6 O M L L. 0 o m L a O O U m � V w J-D5 O J-ca J-C22 O CSAH 50 J D4 i1 V J-D3 J-D7 J-D6 J-DS R J-D2 1 MG Water J-83 J-C3 J-D9 J-DSO Tower J=D8 • J-CIS J-B2 J-CSS Larkin Rd J C2 J-C12 ass a Abilene to J-81 G J-C13 c ca �a 3 ��OA m J-W9 010, J-W6 s J-W8 P / J-W5 JJ-R27 J-R4 J-C14 1 J-R26 J-R32\ I-RS _ J-R31 J-R3 J-R29 J_R7 J J-W10 J-WIClo J-R6 J-C16 o =W7 �o J-C19 Horseshoe Tr J-R30 Gleason Rd J-R2 r J-R3 's diiP O J-R19 ]-R9 J-R8 J-R10 J-R16 J-R15 J-R13 F J-R38 c v J-R17 J-Rb1 m J-R21 J-RI2 O Y J = J-RI -W2 J-R20 3 J- W3 R c J-R25 J- �.,]�W4 J-R1 24 JR-R23 IQ, �r � ad VP o� Legend QMunicipal Boundary O Pipe Nodes Pipe Network ® Wessel Development A Booster Pump Station 8" Parcel Boundary 1 MG Water Tower 12" 1,200 600 0 1,200 N 16" Feet A 24" Path: L\2294\0043\mxd\Concept 2 Pipe Network and Node Labels.mxd Date:10/30/201 Mine: 11: 11:27 AM User: ShuJCO243 --ITY OFCORCORAN - WESSEL DEVELOPMENT V^VWENCK OCT 201' ■ Water Model Pipe Network Responsive partner. Exceptional outcomes, Figure 2 CSAH 50 IV Larkin Rd Abilene La 8 City of Medina a yo 10 s1 st t't C 0 O O O fl' V M O O >- V *' U Sss 4 I� r �a H JLFieldstone Blvd z Legend Note: Contour values away from node locations Q Municipal Boundary Pipe Network Average Day Pressure 40 — 48 56 are not necessarily accurate Parcel Boundary 8" (PSI) 42 50 58 ® Wessel Development 12" 36 44 52 60 1,200 600 0 11200 N O Pipe Nodes 16" 38 46 54 Feet A 24„ Path: L:\2294\0043\mxd\Concept 2 Average Day Pressure (without Hackam ore Loop).mxd Date: 10/30/2019rme: 1:26:58 PM User: Shg%0243 CITY OFCORCORAN - WESSEL DEVELOPMENT V^VWENCK OCT 2019 Average Day Pressure (without Loops) Responsive partner. ExreptionaloutcQmeS. Figure 3 .4 48 46 /p -- CSAH50 l --44 Cggy 10 9p` 1 i 8 Larkin Rd Abilene La i m CL City of Medina No Legend (vote: Contour values away from node locations Q Municipal Boundary Pipe Network Peak Hour Pressure are not necessarily accurate Parcel Boundary 8" (PSI) ® Wessel Development 12" 26 1,200 600 0 11200 N • Pipe Nodes 16" 28 Feet A 24" 30 Path: L:\2294\0043\mxd\Concept 2 Peak Hour Pressure (without Hackamore Loop).mxd Date: 10/30/2019fine: 1:29:14 PM User: ShuJCO243 CITY OF CORCORAN - WESSEL DEVELOPMENT Peak Hour Pressure (without Loops) V^V WENCK Responsive partner. Exceptional outcomes, si st pt bL H L�OOo r N Fieldstone Blvd z 32 42 52 34 44 54 36 46 56 38 48 58 40 50 60 OCT 2019 Figure 4 0 G st a CSAH 50 12 Abilene La 8 City of Medina Larkin Rd 0 "'o 00 �4250 4p 3)� Op � 3500 yp----� \ O I I I : I I I no td Fieldstone Blvd a c0 7 C R 1� \\ z Legend QMunicipal Boundary Pipe Network Available Fire Flow 2000 3500 Note: Contour values away from node locations Parcel Boundary 8" (GPM) — 2250 3750 are not necessarily accurate ® Wessel Development 12" 1000 2500 4000 O Pipe Nodes 16" 1250 2750 4250 1,200 600 0 1,200 N 24" 1500 3000 4500 Feet //,\vv 1750 3250 4750 Path: 10/30/20043\mxd:Concept 2 Available Fire Flow (without Hackamore Loop).mxd Date: 10/30/2019fine: 1:25:05 PM User: ShuJCO243 CITY OFCORCORAN - WESSEL DEVELOPMENT V^VWENCK OCT 2019 ■ Available Fire Flow (without Loops) Responsive partner.Exreptionaloutcomes, Figure 5 90 si st Pt _� 88 Q = Q 1 86 (� L 0 � 84 0 !!M � L Q 82 i, A+ � CSAH 50 o, ----- ------ V so 'x d / bLN � 78 1 MG Water d'8 Tower � =8 �s— C,A6�o F 1 `'Qs�i II Larkin Rd ass 74 ` Booster Pump Abilene La I I station o+ d Az SSA 0 �Py 0 m v 3 m 6 1 ^ N n n �0 68 t 9 72 /6 Gleasi RR Fieldstone Blvd d. 14 m `68'O � ' G v � 0 O/tP Z G 0 m� y �o 62 City of Medina Note: Contour values away from node locations are not necessarily accurate 1,200 600 0 1,200 IN Feet re (with Future Tower Booster)—d Legend QMunicipal Boundary Pipe Network Average Day Pressure Parcel Boundary 8" (PSI) ® Wessel Development 12" 50 O Pipe Nodes 16" 52 Booster Pump Station 24" 54 1 MG Water Tower 56 CITY OF CORCORAN - WESSEL DEVELOPMENT Average Day Pressure (with Loops and Future Tower Booster) 58 70 82 60 72 84 62 74 86 64 76 88 66 78 90 68 80 V^V W ENC K Responsive partner. Exceptional outcomes, OCT 2019 Figure 6 CSAH 50 8 City 78 11 76 � 7a csgy 70 1 MG Water Tower 72 70 68 —66 �64 6� Larkin Rd 62 Abilene La Medina 0 60 si st Pt AP11"'111111" \4�. L H IJ z� �o Fieldstone Blvd 11 �m R � G a c 7 y`d, S8 n 4' P c 2 z Legend QMunicipal Boundary Pipe Network Peak Hour Pressure 56 66 76 Parcel Boundary 8" (PSI) 58 68 78 Note: Contour values away from node locations r are not necessarily accurate ® Wessel Development 12" 50 60 70 80 O Pipe Nodes 16" 52 — 62 72 82 1,200 600 0 11200 Booster Pump Station 24" 54 64 74 jN� Feet /� 1 MG Water Tower Path: -A2294\0043\mxd\Concept 2 Peak Hour Pressure (with Future Tower Booster .mx Date: 10/30/2019fine: 1:29:36 PM User: ShuJCO243 CITY OF CORCORAN - WESSEL DEVELOPMENT V^V WENCK OCT 2019 Peak Hour Pressure ■ with Loops and Future Tower Booster Responsive partner. Exreptional outcomes, Figure 7 so 6 d O m 4, m City MG Water ower 100, HO SSG a O �Ny l J a ell � Wo I WNW O o � l Gleas Rd < 3250 m TOO m � 3000 � O a 2750 d 2500 � ^yo = N 2250 r, na g1st P( No 0 ooster Pump Station �a �t.'ACpdf P1 a 0 ��OOo m Fieldstone Blvd Legend QMunicipal Boundary Pipe Network Available Fire Flow 2750 4000 Note: Contour values away from node locations Parcel Boundary 8" (GPM) — 3000 4250 are not necessarily accurate ® Wessel Development - 12" 2000 3250 4500 • Pipe Nodes 16" 2250 3500 4750 1,200 600 0 1,200 N Booster Pump Station - 24" 2500 3750 Feet //,\VV Q 1 MG Water Tower Path: L:\2294\0043\mxd\Concept 2 Available Fire Flow (with Future Tower Booster).mxd Date: 10/30/2019fine: 1:24:47 PM User: ShuJCO243 CITY OF CORCORAN - WESSEL DEVELOPMENT Available Fire Flow (with Loops and Future Tower Booster) V^,V WENCK OCT 2019 ■ Responsive partner. Exceptional outcomes, Figure O Appendix A Preliminary Phasing Plan for Development PI gNEERen ineerin CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS WETLAND T MODERATE ° N �❑ I L_J 1 SHORELAND 0 E100 El ❑ mo �\ WI LAND B fl A )ERATE 1 ('OND OLD STURBRIDGE RD xo WETLAND C MODERATE Ow V y W100, i POND is // �l i ❑❑❑❑ El - Low 08TLAND POND ❑ ❑i o�, ` Li 1-i Li �1 i0.8 O 7 WETLAND Lo ❑ El i i w� 1 az a O M 998 s�cMP O EAaw 0El ❑ ❑ -- — l z WETLAND E ❑, , ' :J LOW ,0 0.6 PARK v � � H ND x f 4.7 `AC EA WETLAND T 66 H MODERATE � � ,, � � � 66_Id =AVE� NUE 80' ;OLLECTO X � (0 - /\ x GR I 1.3 �� a Off❑ Lid -� z , : ❑ — COUNTRY SEASONS ES''ATES 11 s reowNc wu >xiao AooinoN � a ❑ Z � � I i 0� 0 i -- WE' .AND I - 3W i © 0 0 00 �r Jill!\ I O I ti ao N ° WETLAND 0 MODERATE /WETLAND \ S 0.9 POND ' LOW L 9� Q POND 0.3 0.2 LOW a WETLAND V PONP MODERA w �'_o_ .- rti \ i o „ I r � I � os � » O0.q� LOW »u 19 ETODERADTEI �POND TLAN�M WETLAN Q� n.a LOW \ - POND �. HACKAMORE ROAD,, Q—AV-L-WuL\,�IiX 0 150 30o soo - - COUNTY ROAD 47 GRAPHIC SCALE IN FEET f j11 � I ° T C i i — - o- { 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2019 Pioneer Engineering, P.A. I hereby certify that this plan was prepared by Name Date 11-8-19 LENNAR CORCORAN PROPERTY me or under my direct supervision and that I Jennifer L. Thompson Desi ed JLT PHASING PLAN 16305 36TH AVENUE NORTH am a duly Licensed Landscape Architect under the laws of the State of Minnesota Reg. No. 44763 Date xx Drawn JLT PLYMOUTH, MINNESOTA 55446 CORCORAN, MINNESOTA Appendix B Stormwater Modeling Guidelines V ^Ak V WENCK Stormwater Guidelines for Development March 2019 Issue Cities changing from rural to urban development are challenged by the additional stormwater generated due to construction of impervious surfaces, along with the offsite infrastructure, or lack thereof, to manage effectively. To standardize the modeling and review process, the guidelines below were created for efficiency. Note: A watershed approval is required per Elm Creek WMO rules, which also reviews flow rates, water quality and volume management. Modelin Watershed Information • Provide an aerial photo of the development that includes the overall watershed and subwatershed boundaries • Provide a summary of the acreage to each discharge point leaving the site. Any increase (or decrease) shall be identified. • Show any floodplain adjacent to project or within the project • Show downstream water bodies and flow paths o Downstream flow paths and water bodies typically need to have elevations, inverts, and condition identified. Subwatersheds A HydroCAD model (typically used) has inputs that can vary by user. To minimize resubmittals, review time and effort, the following data shall be utilized. • Electronic model shall be submitted • Hydrologic Soil Group (HSG) shall be lowered one category due to the mass grading and compaction of the soils. For example, an existing B soil, shall be modeled as a proposed C soil (unless it remains undisturbed) • Wetlands, filtration basins, and ponds shall be modeled at CN of 98 • Identify peak rates for storm events and proposed shall be equal or less than existing rates. o Note: There are certain conditions where at City's discretion the off -site conditions require a reduction in flow rate from existing rates. SWMM (i.e. EPA-, XP-, or PC-) models can be submitted for review, however these increase review time. Model Setup for Outlet Control Structures, NWLs and Infiltration • The model's flow control structures (OCS, culverts, etc.) shall match the construction plan information. During the plan and model review both may be modified and revised • Individual detail plates are required for each OCS, and individual plates shall have inverts identified • A pond or wetland NWL (and model starting elevation) shall be set at the constructed outlet control elevation. o No live storage shall be utilized below the controlling OCS elevation. o No live storage shall be used for filtration shelves on ponds below controlling OCS elevation If a pond or wetland has an NWL (wet surface), infiltration shall not be used in flood routing. If a pond has filtration BMP causing drawdown below the NWL, this drawdown elevation shall not be used as the NWL for flood routing. (Filtration has a slower release time and during wet periods is not available as live storage). Construction Plans Catch Basins • Street drainage shall be sufficient to manage the 10-year event • Typical a CB inlet capacity is 2 to 2.5 CFS, and CBs shall be spaced accordingly • Three inches (0.25 feet) of head on a CB will inundate a street centerline (20/o slope). • Spacing is 200 to 250 feet using longitudinal street dimensions of 40 feet from road centerline to half the house footprint (assumes rear half of house drains to rear yard). Dimensions equal 10,000 SF. • CBs may be required on both sides of ped ramps to capture flows Natural Drainage Features • Waterbodies receiving urban drainage (wetlands, ditches, gullies) may need to have OCS installed, erosion protection, or reduced flow rates to allow the feature to function over the long term due to more consistent flows from increased impervious via development • Offsite work may be necessary and City will assist with coordination, easements, etc. HWLs and EOFs • The freeboard requirements are: o Low Opening is a minimum of two feet above the HWL o Low Opening is a minimum of two feet above the EOF • EOFs shall be accurately shown and as builts are required. The highest point shall be the EOF (for example top of curb) since this is the controlling elevation o In certain instances, channel calculations of the swale may be required to show the EOF has capacity to manage estimated flow • Overland EOFs are preferred, however if a second pipe serves as an EOF then modeling will include a 100-year event using the second pipe (EOF) as the only outlet (primary outlet plugged). Rear Yards • Rear yards or swales less than 2% shall have draintile. Typically, every two to three lots will require rear yard CBs. Sump Connections • Houses adjoining a wetland or pond do not need individual sump connection • Others will have access to rear yard stormsewer. Offsite Impacts Adjacent Parcels • City will review adjacent parcels (downstream and upstream) for impacts from volume, point discharge, etc. and may require off site improvements. City will assist in coordination of any off site work. • Off site water quality improvement projects may be determined by the City for assistance with compliance with City's TMDL approach of implementing improvements upon development. • FEMA modifications may be necessary due to development and implemented by City. 2 T:\2294-Corcoran\33-Pulte Homes\Stormwater Modeling Guidelines for Development.do- 'V ^AT WENCK Responsive partner. Exceptional outcomes. Toll Free: 800-472-2232 Email: wenckmp@wenck.com Web: wenck.com 6 � CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - generalkci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us Memo To: Planning (Planner Lindahl) From: Director Gottschalk Date: May 7, 2020 Re: Tavera Plan Review A Public Safety plan review meeting was held on 05/06/2020. In attendance were: Director of Public Safety Gottschalk, Lieutenant Ryan Burns, Fire Chief Feist, Fire Chief Dave Malewicki, Fire Chief Leuer, Building Inspector Todd Geske, and Code Compliance Official Pritchard. The following are comments from the meeting: 1. In this plan, the private roads will be serving as fire apparatus roads which will require that specific construction requirements are met, and that parking will be restricted. This also raises some public safety concerns as it relates to availability of visitor parking and snow removal and storage feasibility for the association (as it relates to maintaining hydrant access, driveway access, necessary passable roadway width, and sight lines). As the project progresses, public safety will need additional detail for the private roads, including planned hydrant locations. 2. For the larger structures, demonstration of the 300 ft. hose pull access (for non -sprinkled structures) and 150 ft. hose pull access (for sprinkled structures) will need to be demonstrated. 3. Structure proximity in several locations could trigger increased building code requirements based on the small setbacks. 4. Public safety recommends exploring an emergency access option on the northwest cul-de-sac. This memo serves as a preliminary review and assumes that all specifications not articulated in the concept meet City standards. Additional fire and building codes will apply. Kendra Lindahl, AICP From: Jason D Gottfried <Jason.Gottfried@hennepin.us> Sent: Wednesday, May 6, 2020 2:20 PM To: Kendra Lindahl, AICP Cc: Michael Pritchard; Kevin Mattson Subject: RE: [External] Project Distribution #20-017 - Tavera Preliminary Plat/PUD Hello Kendra, et al, Hope all is well with you and the Corcoran team I was able to discuss the Tavera plat proposal at our latest plat review committee on Tuesday (May 5th) and we offer the following preliminary comments for your consideration: • As previously indicated, both a southbound right and northbound left turn lane will be required at Horseshoe Trail. The design will again need to be formally reviewed by our staff during the permitting process, similar to how the east side of the intersection (66th Ave) was recently coordinated with Wenck. • A southbound right turn lane will also be necessary at 62nd Avenue/Hackamore Rd to serve the additional trips. Further coordination will be necessary as we understand this may be provided through the upcoming Hackamore Rd improvements. Our staff is continuing to review a potential cost participation for the necessary signal replacement both here and at Hackamore Rd/CSAH 101. • We will be seeking 60' half right-of-way dedication for our long range needs of the 2 lane with ditch drainage section of County Road 116 and the likely addition of an off -road trail at some point. Additional right-of-way will likely be necessary for to accommodate the turn lanes at the intersection approaches. • In order to maintain adequate intersection sight distance and space for signal infrastructure, we request ROW dedication of 25' x 25' triangles at both intersections (66th and 62nd). We recognize there may be long term potential for a signal @ 66th/Horseshoe Trail should it meet warrants and the signal priority factor. • We believe an off -road trail along County Road 116 should be prioritized as an amenity for the significant amount of new residents here and would connect with the existing trail to the south. We welcome further discussion between the developer, city staff, and potentially with Three Rivers Parks District given their planned Diamond Lake Regional Trail being aligned closely within this proximity. • Thinking long term, especially with potential for a trail, we are open to consideration of a raised median between Horseshoe Trail and 66th Avenue should there be interest at the city('s) level. This could perhaps be incorporated into the intersection design. • We need to collectively ensure the proposed drainage structures (ponds, basin) will allow for adequate ROW/setback from County Road 116 and our proposed ROW/turn lanes/trail/ditch drainage. Our stormwater staff is currently reviewing. • Please also ensure existing culverts and their drainage flow underneath County Road 116 would be sufficiently covered by ROW/easements. • Finally, we are curious if internal street connections were / could be considered to neighboring subdivisions such as Oak Ridge Rd? This would optimize mail, school bus routes etc and possibly increase potential for a future signal at Horseshoe Trail/66th Ave. This is of course is a lot to consider for this ambitious project. We certainly welcome additional discussion (teams mtg?) to better synergize some of these items. It may prudent to walk through these items prior to submitting our more formal comment letter in the coming weeks. In the mean time I will begin drafting out letter in hopes of submitting by May 215t as requested. Again thank you for your consideration on these many items, we look forward to further coordination Jason Jason Gottfried Transportation Planner Transportation Planning Office: 612-596-0394 jason.gottfried@hennepin.us Hennepin County Public Works 1600 Prairie Drive Medina, MN 55340 From: Michael Pritchard <MPritchard@ci.corcoran.mn.us> Sent: Wednesday, April 29, 2020 3:08 PM To: Kendra Lindahl <klindahl@landform.net>; Kevin Mattson <kmattson@ci.corcoran.mn.us>; Kent Torve <ktorve@wenck.com>; mgottschalk@ci.corcoran.mn.us; rburns@ci.corcoran.mn.us; 'Jason A Swenson' <Jason.Swenson@hennepin.us>; Todd Geske <tg.metrowest@gmail.com>; Ifdchl@gmail.com; kate.drewry@state.mn.us; Jason D Gottfried <Jason.Gottfried@hennepin.us> Subject: [External] Project Distribution #20-017 - Tavera Preliminary Plat/PUD Please find the link below for distribution of project #20-017. This project is tentatively scheduled for Planning Commission review on June 4, 2020. We ask that you please provide comments no later than May 21, 2020. https://www.dropbox.com/sh/iV2w79gbye8lyrv/AAAMEQrmOsSwPpQgJCcTfmp7a?dl=0 Please refer questions to: City Planner Kendra Lindahl klindahl@landform.net. Thank you, Mike Pritchard Code Compliance Official Zoning, Code Enforcement, Permits City of Corcoran 8200 Co Rd 116 Corcoran, MN 55340 Direct Line 763-400-7033 mpritchard @ci. corcoran, mn. us ***CAUTION: This email was sent from outside of Hennepin County. Unless you recognize the sender and know the content, do not click links or open attachments.*** Disclaimer: If you are not the intended recipient of this message, please immediately notify the sender of the transmission error and then promptly delete this message from your computer system. LENNAIZ April 21, 2020 Kendra Lindahl, AICP City Planner City of Corcoran 8200 County Road 116 Corcoran MN 55340 RE: Tavera Preliminary Plat and PUD proposal Dear Kendra: Lennar is pleased to submit this application for a Rezone, PUD, Preliminary Plat, and grading permit for a 549-home community located at the corner of HWY 116 and HWY 47 (Hackamore Road) in Corcoran. The properties that make up the proposed community are currently used as vacant or agricultural land with some residential and agricultural buildings located on them. The parcels are zoned Urban Reserve and are guided for low density residential growth in the City's Comprehensive Plan. The community will be named Tavera and is planned to be developed in approximately 10 phases. Four types of housing are proposed with varying floorplans and options introducing a true "aging in place" housing opportunity in the City of Corcoran. Home Types Tavera will provide additional lifecycle housing opportunities within the City of Corcoran. Home styles proposed are intended to supplement what is already being constructed in Corcoran, as well as the northwest area of the Twin Cities Metro. A brief description of each home type is below: Liberty Townhomes — These townhomes are approximately 1700 -1800 square feet in size, feature 3 bedrooms, 3 bathrooms, a 2-car garage and potential slab on grade or walkout or lookout basement configurations. Liberty townhomes are designed to attract young professionals, young families, potential divorcees or active adults that may not want a villa home. They will provide another homestyle currently not offered within the city and are intended to provide a more attainable housing choice, expanding upon the "age in place" housing options within the community. An association will be formed for exterior maintenance on units, as well as snow removal and common landscape maintenance. City officials can visit these townhomes in our Rush Creek Commons community, located in Maple Grove. Twinhomes — Lennar is proposing a newly designed twin home that is not garage forward and has an entrance on the front of the home. The twin homes will be association maintained and intended for the active adult or "empty nester" segment of the market. Floorplans are approximately 1600 square feet and include 2 bedrooms and 2 bathrooms on the main floor with a spacious kitchen/dining area and family room. A basement may be included with optional finishes that include a recreation room, additional bedroom and bathroom, and a storage area. These Twinhomes could provide an attractive main floor living home with a lower price point than the Villa homes. Villa Homes — Similar to what was approved in Ravinia, these homes are targeted towards active adults or empty nesters. Floorplans range from approximately 1600 to 1800 square feet and incorporate 2-car, 3-car, basement and slab on grade offerings. 3 bedrooms and 2 bathrooms are offered in a typical floorplan. An association will be formed for landscape and snow removal service. Single Family homes — Lennar has significantly diversified our single-family home offerings. As was discussed at the concept plan review in September, Lennar is proposing a variety of single-family homes. These homes vary in size and configuration and are intended to appeal to young families or couples, as well as first and second time move -up buyers and more established families. They are available in traditional two story and single level floorplans with walkouts, lookouts, and full basements. Square footages range from approximately 2,000 square feet up to 3,700 square feet, depending on the chosen floorplan and options. Floorplans include 3+ bedrooms, 2+ bathrooms, and 2 and 3-car garages, as well as varying basement finishes or options. All architectural materials, colors, textures, and accents on all elevations are designed to provide some design variation while also visually unifying the neighborhood, similar to Ravinia. Community Benefits The primary PUD request from Lennar is relaxation of the City's conventional zoning & development regulations for this challenging piece of property, primarily for lot sizes and setbacks. Proposed development regulations are included on site plan pages in the planset. In exchange for this flexibility, Lennar wishes to offer the following community benefits that will benefit Tavera as well as the City of Corcoran: Enhanced Landscape/buffering — Landscaping is proposed that exceeds minimum city requirements for homesites and buffer areas. Enhanced landscaping and screening provide privacy against the Oak Ridge neighborhood to the north. Screening is also provided along Hackamore for proposed townhomes along the southern border of the community. A landscape buffer is included along CR-116 within the 60-foot setback area. All three buffer and screening areas utilize coniferous and hardwood species and are intended to replace some of proposed tree removals onsite. Over 900 trees are proposed throughout the community to screen and soften the appearance of hardscaped areas. Environmental Preservation — A total of 68.9 acres of wetlands are present on -site. A total of 2.76 acres of wetland impacts are proposed, meaning that 96% of the on -site wetlands will remain preserved. Additionally, a total of 57 acres of woodlands are located on site. Of the 57 acres of wooded areas, 45 acres are designated as Ecologically Significant areas in the City's Comprehensive Plan. A total of 30 acres of all wooded areas are proposed to be saved. This acreage includes 21 of the 45 acres of Ecologically Significant areas identified in the City's 2040 Comprehensive Plan. Public Park & trail dedication — Public park land dedication is proposed that totals 4 acres. While it was noted that a park is not planned in this area of the City, Lennar recognizes the need for a larger open space within Tavera and ultimately a public amenity in this section of Corcoran. Additionally, Lennar is proposing 9,450 lineal feet (1.8 miles) of interior trails throughout the community. Entrance Monuments & Corner Treatment — Two primary entry monuments are proposed at the entrances from CR 116 and Hackamore. These entry monuments will provide a sense of place upon arrival into Tavera. As a PUD benefit, Lennar is also proposing a corner treatment feature that signifies entry into Corcoran for motorists heading west on Hackamore or coming north along CR 116. These signage and wayfinding features have been preliminarily identified but options and final designs are still being explored at this time. Architecture — Architectural materials, colors, and textures will be comparable to Ravinia. Lennar prides itself on our interior and exterior design and strives to deliver an excellent value to the marketplace through high quality, durable, cost effective and low maintenance materials. Exterior stone accents are made of a composite that is proven to withstand weathering over time. Siding consists of our standard vinyl packages that require virtually no maintenance and are warrantied up to 50 years. Additionally, we are proposing LP trim around windows and doors, similar to Ravinia. All architectural elements, materials, colors, and textures are designed to provide fagade variation while still achieving a unifying visual theme throughout the neighborhood. Architectural sample renderings are included as part of this submittal. Sample floorplans are also included for twin homes, newer villa designs, and liberty townhomes with basements. Crharinlo Lennar is anticipating to secure entitlements and a grading permit this year. Upon completion of first phase earth work, we would look to install utilities and streets and ultimately plan to have a model home ready for the 2021 parade of homes. We are looking forward to creating another quality Lennar community in the City of Corcoran. Please contact me with questions. Regards, Paul J. 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Call before you dig. 00-EN G-119128-SHEET-CO V R 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. LEGEND UTILITY LINES EXISTING PROPOSED FUTURE DESCRIPTION • o SANITARY MANHOLE >> > > SANITARY SEWER (SANITARY & WATERMAIN PLANS) >> > > > > SANITARY SEWER (STORM SEWER PLANS) �� —FM —FM— �k FORCE MAIN HYDRANT FMFM �k x m GATE VALVE > ► D REDUCER 3� moo° CURB STOP WATERMAIN (SANITARY & WATERMAIN PLANS) I I WATERMAIN (STORM SEWER PLANS) ® CATCH BASIN ® ® BEEHIVE O • o STORM MANHOLE D ® D FLARED END SECTION ® ® CONTROL STRUCTURE ----> ----- >> >> » » STORM SEWER (SANITARY & WATERMAIN PLANS) ---->>— >>— >> >> » » STORM SEWER (STORM SEWER PLANS) _=_ _=_ _=_ ==3 RIO >> 4 >> CULVERT ---------------------- PERF PERF PERE PERF PERFORATED DRAINTILE ---------------------- DT DT DT DT SOLID DRAINTILE SERVICE -- CASING e e e e e e UNDERGROUND ELECTRIC LINE fo fo fo fo fo fo UNDERGROUND FIBER OPTIC LINE g g 9 9 g g UNDERGROUND GAS PIPELINE pet ro pet ro pet ro UNDERGROUND PETROLEUM PIPELINE t t t t t t UNDERGROUND TELEPHONE LINES tv tv tv tv tv tv UNDERGROUND TELEVISION LINE oh oh oh oh oh oh OVERHEAD UTILITY LINES SITE LINES EXISTING PROPOSED FUTURE DESCRIPTION SURMOUNTABLE CURB & GUTTER B-STYLE CURB & GUTTER RIBBON CURB & GUTTER EDGE OF BITUMINOUS YELLOW PAVEMENT STRIPING (SINGLE/DOUBLE) WHITE PAVEMENT STRIPING (SINGLE/DOUBLE) i Am PHASE LINE — — CENTERLINE — — — —902� _ sot_ sot— 2' CONTOUR LINE — — — —Soo-- — Soo 10' CONTOUR LINE _--------------------_ oUTLET=987.0 OUTLET-987.0 BASIN OUTLET LINE - - HWL_e00.2 - - - - HWL_9002 - - BASIN HIGH WATER LINE 84.3 ♦ ♦ ♦ PROPOSED SPOT ELEVATION EMERGENCY OVERFLOW DRAINAGE FLOW ARROW --- -- --- — — — — DELINEATED / PROPOSED WETLAND LINE ---------------------- ---------------------- ---------------------- WETLAND BUFFER TREE LINE FEMA FEMA FEMA FEMA FLOODPLAIN BOUNDARY ---------------------- RETAINING WALL X X X X x x FENCE (BARBED WIRE) # # # # # # FENCE (CHAIN LINK) [] [] [] [] [] [] FENCE (WOOD) —� CONSERVATION AREA SIGN WETLAND BUFFER SIGN TYPE III BARRICADE LIGHT POLE -� + STREET SIGNS PEDESTRIAN RAMP SURVEY LINES EXISTING PROPOSED FUTURE DESCRIPTION BOUNDARY RIGHT OF WAY LOT LINE — — — — — — — — — — — EASEMENT ---------------------- ---------------------- SET BACK LINE SECTION LINE RESTRICTED ACCESS HATCH PATTERNS GRAVEL SURFACE WETLAND BITUMINOUS SURFACE WETLAND UPLAND BUFFER CONCRETE SURFACE + + + + + + + + + + + + + WETLAND MITIGATION RIP RAP W W W W W PERMANENT TURF RESTORATION SELECT BACKFILL MATERIAL PERMANENT WET BASIN SEEDING EROSION CONTROL BLANKET UPLAND/NATURAL AREA SEEDING MNDOT CATEGORY PER PLAN PltNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS TOPOGRAPHIC SYMBOLS Ef] CATCH BASIN ® CATCH BASIN BEEHIVE FLARED END SECTION x GATE VALVE HYDRANT WATER SERVICE w@ WATER WELL ®° MONITORING WELL o CLEANOUT O HAND HOLE O MANHOLE OTHER THAN SANITARY OR STORM 0 SANITARY OR STORM MANHOLE SN LAWN SPRINKLER VALVE So LAWN SPRINKLER HEAD UTILITY POLE ❑T TRANSFORMER BOX Fo FIBER OPTIC BOX ■ ELECTRIC BOX • NATURAL GAS METER LIGHT POLE O SEMAPHORE 0 TELEPHONE BOX ❑o CABLE BOX CASTIRON MONUMENT • FOUND IRON PIPE JLM JUDICIAL LAND MARK ® PK NAIL } CONTROL POINT o SPIKE C� FLAG POLE 'm TEST HOLE MAILBOX SIGN O BOLLARD T CONSERVATION POST e ) DECIDUOUS TREE —011,112 CONIFEROUS TREE 0 SHRUB / BUSH EROSION & SEDIMENT CONTROL 00000000000 ROCK CONSTRUCTION ENTRANCE 00000000000 INSTALL BEFORE START OF GRADING 00000000O PERIMETER EROSION CONTROL FENCE. INSTALL BEFORE START OF GRADING SECONDARY EROSION CONTROL FENCE. TO BE INSTALLED 48 HOURS AFTER COMPLETION OF GRADING. EROSION CONTROL AT BACK OF CURB. TO BE INSTALLED AFTER COMPLETION OF CURB CONSTRUCTION. >> SUMPED RIP RAP PERMANENT ENERGY DISSIPATER, INSTALL WITHIN 24 HOURS AFTER CONNECTION TO A SURFACE WATER. STABILIZED EMERGENCY OVERFLOW (FLEXAMAT-SEE SHEET 23) MNDOT CAT 3 EROSION CONTROL BLANKET. INSTALL WITHIN 7 DAYS OF GRADING COMPLETION CATCH BASIN INLET PROTECTION MTO BE INSTALLED BEFORE GRADING BEGINS. CATCH BASIN INLET PROTECTION O TO BE INSTALLED AFTER 1ST LIFT OF BITUMINOUS. CATCH BASIN INLET PROTECTION �1 TO BE INSTALLED WITH CATCH BASIN GRATE. STRAW BIO ROLLS. INSTALL WITHIN 7 DAYS OF GRADING COMPLETION OR BEFORE 1ST RAINFALL EVENT WHICHEVER IS FIRST ROCK DITCH CHECK. INSTALL WITHIN 7 DAYS OF GRADING COMPLETION OR BEFORE 1ST RAINFALL EVENT WHICHEVER IS FIRST X- TREE FENCE ABBREVIATIONS A ALGEBRAIC DIFFERENCE B-B BACK TO BACK BV BUTTERFLY VALVE BOC BACK OF CURB BFE BASE FLOOD ELEVATION BMP BEST MANAGEMENT PRACTICE q CENTER LINE CB CATCHBASIN CBMH CATCHBASIN MANHOLE CMP CORRUGATED METAL PIPE CO CLEAN OUT CS CURB STOP DIP DUCTILE IRON PIPE DT DRAINTILE EL/ELEV ELEVATION EOF EMERGENCY OVERFLOW EX EXISTING FES FLARED END SECTION F-F FACE TO FACE FM FORCEMAIN GB GRADE BREAK GND GROUND GV GATE VALVE HP HIGH POINT HYD HYDRANT HWL HIGH WATER LEVEL INV INVERT K CURVE COEFFICIENT L LENGTH LF LOWEST FLOOR LO LOOKOUT LO LOWEST OPENING LP LIQUID PETROLEUM LP LOW POINT MH MANHOLE PC POINT OF CURVATURE PCC POINT OF COMPOUND CURVATURE PI POINT OF INTERSECTION R PROPERTY LINE PRC POINT OF REVERSE CURVATURE PVT POINT OF TANGENCY PVC POINT OF VERTICAL CURVATURE PVC POLYVINYL CHLORIDE PIPE PVI POINT OF VERTICAL INTERSECTION R RADIUS R RAMBLER RCP REINFORCED CONCRETE PIPE ROW RIGHT OF WAY SSWR SANITARY SEWER STA STATION STRM STORM SEWER SWPPP STORM WATER POLLUTION PROTECTION PLAN TNH TOP NUT HYDRANT TYP TYPICAL WM WATER MAIN WO WALKOUT LOT INFORMATION (TYPICAL SECTION NOT TO SCALE) DRAINAGE & UTILITY 29.0 28.0 EASEMENT F FINISHED GROUND ELEVATION 9- BLOCK NO. LOWS ST 7 LOT NO. TIONPENING STEP HEIGHT HOUSE TYPES "31.5 (IF REQUIRED) R RAMBLER OR SPLIT ENTRY LOWEST FLOOR 0=929.0 LO RAMBLER LOOKOUT OR SPLIT ENTRY WALKOUT ELEVATION WO RAMBLER WALKOUT LO GARAGE ELEVATION SE SPILT ENTRY 1 STEP RECOMMENDED SEWO SPLIT ENTRY WALK OUT LF=929.0 GARAGE SIDE SLO SIDE LOOKOUT G 37.0 SWO SIDE WALKOUT FINISHED ELEVATION J @ LOT CORNER 35.5 34.5 CE STREET CURB LEGEND 08.15 = GUTTERLINE ELEVATION 4+46.57 FOR SURMOUNTABLE CURB 08.15 T.O. = GUTTERLINE ELEVATION 4+46.57 FOR SURMOUNTABLE CURB (TIP OUT GUTTER) 08.32 = GUTTERLINE ELEVATION 4+46.57 FOR B618 CURB 08.32 T.O. = GUTTERLINE ELEVATION 4+46.57 FOR B618 CURB (TIP OUT GUTTER) 07.82 = BITUMINOUS ELEVATION ��4+46.57 00-ENG- 119128-SI ILET-LGND 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering. P.A. PROPOSED LEGAL FOR PRELIMINARY PLAT PURPOSES ONLY: 1 I 1 119 I� I \ \ /— _ 4 / \ \ / \ \\\\\ V \ \ � / r t I I ( // i I East 1/2 of the Southwest Quarter of the Southeast Quarter, Section 35, Township 119, Range 23, / % J \ ,�� \ ° �,f. \ \ \ \\ \ / J J � Hennepin County, Minnesota. I .;� " 0 89 54I Together with: r --� �- t� _l_ o I \� ?J \ - -- - - - - - -- - - - - 1( Lot 10, Block 1, Meadow Trolls, Hennepin County, Minnesota. \ I �L� Together with: I 1008-/ The East 1/2 of the Northeast Quarter except that part which lies East of a line parallel with and distant / / I \ 40 feet West of the East line, Section 35, Township 119, Range 23, Hennepin County, Minnesota. / I I j I ( �P \ /I r ' G �L i \\ \ I �.\ �1004 Together with: I al U v, 'v I (�,�\ -99g, / ' \ \ I I I 1 J The East 1/2 of the Southeast 1/4 of Section 3b, Township 119, Range 23, Hennepin County, Minnesota. 994,\ \ EXCEPT: I � } All that part of the following described tract: l\\_ _ _990� Southeast 1/4 of the Southeast 1/4 and the South 9 8/10 rods of Northeast 1/4 of Southeast 1/4 also I Q \� that part of North 20 rods of South 29 8/10 rods of the Northeast 1/4 of Southeast 1/4 lying West of East 16 rods thereof and that part of the Northeast 1/4 of Southeast 1/4 lying North of South 29 8/10 M / i / / i \ rods thereof, all lying in Section 35, Township 119 North, Range 23 West, except roads; M I / I 1 \ \ r-- > , �,, I t\ \ \ _\ 1 982 which lies East of a line parallel with and distant 40 feet West of the East line of said section. I � / YVLTLAND 7-1 976 VA � / / / I v !�Jt2 LEGEND Denotes concrete Denotes catch basin / tt - �ie ' �— I \� /mac O N// ° ® Denotes catch basin beehive 1 i \ `\� j T� - -- - \� I J o0i CI I ( \ I I I \ Denotes ravel JJ ) I 9 � Denotes flared end section I 9 �� zoo / ' X Denotes gate valve �I \ / \ 9,4 2\ \ �/ �� Denotes bituminous I / cp 1 I Denotes hydrant \ , 9>6 \ y✓ \ \ i r / ICJ° Denotes service 5 ,i\ \ \ �9 II \ \\ - "\ jj/ �cblb Denotes ri ra p p WELL Denotes water well 1 i 1 \ `..� ' f ��� �� - - - - - - - - - - - - Denotes field edge o Denotes cleanout I \ \ �i \ g �i I � \ � \ \ � \ � � r � `\ / � I INLAND A 1 \ I I Denotes tree line 0 Denotes manhole other than o ----->� Denotes storm sewer line sanitary or storm O - > Denotes sanitarysewer line Denotes sanitaryor storm manhole I --- Q Denotes water line O /- \ I / / 1� 1 -- v .N Denotes utility pole I 9 �. I �� _ � oh Denotes overhead utility lines i _�\ ,�, tv Denotes underground television line ❑T Denotes transformer box I 1 i �_ �9 \ IQ/ I A CJIo t Denotes underground telephone line Fo Denotes fiber optic box I J o fo Denotes underground fiber optic line g p dd fib—98 l I / i 9 984 ■ Denotes electric box \ / � \ \ �/ O Denotes underground electric line I �\ 0 9 Denotes underground gas line � Denotes light pole \ \ J � � 62ND AVE N X Denotes fence (barbed wire) ❑� Denotes telephone box \ 1 986_\ \ j l ��Op°� # Denotes fence (chain link) 0 Denotes television box \ \ ` �I I \ \ \ ti / / SECTION 35, TWP. 119 RGE. 23 [] Denotes fence (wood) 6' 1 / r • \ -�_ \ 'tl J ' � � / / 1 � �• � � I\�' Denotes found iron pipe 1 LOCATION MAP ® Denotes mailbox I NO SCAL� i \ / \ / \ �eno�es sign � I ✓ � � l 1/ (� - e of ` _--� - � / � / 'I � ///// I J / / /'� WEND 1—T T �/ — ----------- �47�i , , / "/ 01 � l / '> 1 I O 1 NfTLAND Uco 0) 'br LN CF ,' C� 1� ,,�- �-�% I > - - \ /� y / / ( / I I / �r I I '0,\ > / ��- Li ti ; r� ; —9� s � , ,�� � / � ,,% j / { � � ,� ti �� �� �-•�f , tig r�/ice � � >> � � � , — � � � I . / �., � �,, I I IJf 1 � - � I L \ �� �rwtTLAND f i , I / f4 l` / AV / � �� \ WETLAND D WETLAND CIr C/ ✓r � �J / /11� 1 �i 9 9� 1 -: �a / i ,� io IL V , ..�: � \ �>> r,� ° , \ / I / // / 0- 982 984 J Uj �lr 1006 G _ _ -�' C / I \ ,� �f \\ \ . - �✓ �/ V I I WETLAND E 988 i 1 No � —� \ \ ` I I f ✓ ��• ' \� I\ • ' — 01 04 WETLAND X BOO �L/ O I - \\ I \ ( ✓ I r' �� ��` O CO 1 \ ` . ,-G % J \ T/ I � �O CD O I \ \ I 1 III [ I I l 150 75 0 \ �1�0--\ \` \ 986 / f i / / / I I I \ \ \ 1 I I I II 1 �pN� P II Scale In Fee 60 Z WETLAND,. • // �/ I Q U ell _ ��o �26.I �-- �- NqLA_ND--- -S89524Wj - — Ir 8�°57'24;uv35.8s / PIZNEE Z � / ; /���t!<< �ii �jII I I %� �E 1 �oI!�I11 ��� �iii \W��-BASE41911-28.DWG Y I / /-\ 1 �I I - I\ CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS (651) 681-1914 I hereby certify that this plan was prepared by . Name �77 Revisions Date XX-XX-20 LENNAR direct supervision 2422 Enterprise Drive me or under my dit ision and that I TA V ER A Fax: 681-9488 eterJ. Hawkinson Designed P7CBNM EXISTING CONDITIONS 16305 36TH AVENUE NORTH I •Q I OF X Mendota Heights, MN 55120 www.pioneereng.com am a duly Licensed Professional Surveyor 42299 under the laws of the State of Minnesota Reg. no. Date XX-XX-2020 Drawn XXX PLYMOUTH, MINNESOTA 55446 CORCORAN, MINNESOTA © 2020 Pioneer Engineering, P.A. 150 75 0 150 Scale in Feet PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS LEGEND Denotes concrete Denotes gravel _ ... _--_ o - - - _ _ _ Denotes bituminous -oh ��I _� \' _ y'- --- ----- --- ------ -- ob- -- - -- -- - - - - _ ------°r-,---- —� 5 S89°5'7'24"W 2 .1 — — — — —� �__ Denotes riprap \`\�/ J �j I c �` f \\ �\ \\ 1 ,AND 6O / 9 82 1 - - - - - - - - - - - - Denotes field edge / / / \\ ` �'� Denotes tree line / / �' \� it ( I I '�' / \ ) I a % I i 1 _• /��� \� �6\\ I \ ----->>—Denotes storm sewer line ----->— Denotes sanitary sewer line / / �UII I I /� \ Q I I rnl -- I —Denotes water lineOI 0)\ oh Denotes overhead utility lines / / �i� �� �/ , �- / I l ' / \ I I II tv Denotes underground television line 7, % I I o-� �\ ) / ` S I� / ( / 1 /I I�� I t Denotes underground telephone line / I \ ^ \ (( e 1 I �/1 /0)� cb 00 fo Denotes underground fiber optic line �� / '� I �I �o>� �9 � e Denotes underground electric line ��� / % \ / / /\ I ` / 90z, \ 9 Denotes underground gas line \" / / / \ \ X Denotes fence (barbed wire) IF992 ` - �/i �� I �� ETLAND \ I \� # () Denotes fence chain link �� I / \\ �9 Denotes fence wood � �` 1 / \ _ fr� Denotes catch bash / ' V I �� \\\\ J\ �` / ' \ \ \ I 1 �\ \\ �9 96— ® Denotes catch basin beehive / / / / I I I Y ^ I \ ✓ l LIB 98— 0 Denotes flared end section / D4 Denotes gate valve / �- I r I �. \\i r� I<- I' I T I I r� r� r� T I' I�' /J / r / 'X / \\\ I � 1000� / %-"III .�I\.� lam) I I/1t� I 11_ 1 ///// Denotes hydrant / / I / I I V I L I \ �. I \J \I \7 r _ L_ I r iSLI/ \ L/ L/ I I I '/ I v _ ( ' r f WELL Denotes service � / �/// \ \ I) '�J _ y� �j J \ \ \ \\ 700 o Denotes water well / / 1 o Denotes cleanout // HQ Denotes hand hole I Denotes manhole other than \ / / / - J\yI / `� t I sanitary or storm / / � I � ..� III \ 1 / t I I 1 l � w TLANo i rf Denotes sanitary or storm manhole J / / / \ / \� I I 1 I ) I I \ I \\ ��` 1 I \ i/JAI Sv .. Denotes lawn sprinkler valve so Denotes lawn sprinkler head / I I / j - �1 LIJ 1 —% Denotes utility pole T❑ Denotes transformer box ✓ % I ` f f \ ` I ' > ® Denotes fiber optic box d © � �' -� \ '� 1 \\ I �-- f / \ i / 1 / I \ \ ✓ l J I I I ■ Denotes electric box � I Denotes natural gas meter `I_f / o Denotes light pole / / ❑� Denotes telephone boxL0 O Denotes television box > O Denotes cast iron monumentAjy�' • Denotes found iron pipe pole r • ( j� \ 1 / ///// �I i�// / r,\\� -� / III p C� Denotes flog Denotes test hole 1 N 11 VL_I \ `: �\ L_II 7 �r� L_L_ \ r / / I Denotes mailbox f J / 1 ,\ / / r,�`' , .r'L. , F� _^-�ti. WELL \ I I I I s Denotes sign / ���I 1 I ��� \ // / J/� I I ��� ® I / F } / / HT OF WAY PER I \\\ I / / /AH N0.11 1I 1 l �� I �f U POSER ED NO _.371089,8 / 2. 66 �~ r \ / 1 L� Q �� tD �� �^ 1 �� / 1 0SEM T FgR ELEC CA�2AN&�SSItN�INE P POSES PER gOC'NO.31 36 0fir, n— I _-986f �� � r �, � � "984 J 1 \ _ _ I 1 �, /�� m I // � I I ♦ I I \IETLl Ile L L O) J I I WETLAND 0 Ir WETLAND I J II / y I/3 �� '\\ / 99 ��✓/�/ ��/ /� / / \\ �I I I'I I,� \ WETLAND R \ 5Cd \—C J " 6 I I� 1 WETLAN -L 1WETLAND Y \\ \ \ \\\ \\ \ I J JI .7 " Z� \\\� —990— oh r J ' \`\ \ \\ \ \ / �— it t I I \ J } \ / / / / / J1 r 1 1/ I I I \ (D coI I \ O \ ); /l` \\ \ 96) �'. /L \� Oz=' 1 \\ \ CIA It ,� \ \; o�� 86 ;LJ a \ (n I 1 ► � � \ _ rn l I_ I P WETLAND �\ I �9� �N \ i / �� �� 1, I I / \ l r 1 I \ / �� ) \ 1 \ 9CP6 \ X WETLAND M *44 WELL / WE�I_AND Qom' C. 60 C _ r _ Do ate- Oh oh HH -6 Cc ��%� �' 9°38'1"2:' M 195�34� �- o>_ �I o, � r r I I I — 1 1 1 V-Ai��E-i".DWG 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. I PIwNEERen ineerin CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS i i 1346 �i5o 0) N OUTLOT A 2619 �24 491 492 93 49 495496 497 49 49 500 501 �Z5 i 490 i �26 STREET 502 L) � 489 -� 428 486 485 484 F- 476 475 474 503 g 488 487 Ld W 504 423 430 483 473 422 431 477 W 505 421 432 482 472 W 42O 433 OUTLOT E 1 478 471 N 506 I 419 481 507 ` OUTLOT D 480 479 470 417 J 1 508 � nl nr V L_UL_ �-Ti ipjpini.r- ��n n n v I VI\L.I\IU\7L I\VrIU 416 469 415 LU � 468 509 414 I- 413 N LO r- OD 467 510 412 M(D M M 0 �r 466 511 STREET K w 465 512 ��ti A:> a 411 349 4 47 4 464 513 410 350 4 4 ��a h �a ��ro o� 0)o In � Ian Co 409 351 43 a aLo 46 63 408 42 STREET K 515 407 ors IMn 'n'n LO In M M M 41 In co I� a0 of 304 516 M PO M roi 310 517 0) --�fR - - -- -- --�-- 30 - - 311 -5Y -- ((D-- AI `36 OUTLOT IF 30 02 o a, 312 519 N 7 i 0 520 313 N N 331 FT 337 314 521 136 `9`� 33 3 522 6 32 33 336 315 29j 273 328 334 335 523 6g0 4 316 YVY 372 327 317 524 2i5 i N 403 373 ^ 89 276 326 2 2 23 2 321320 3193152625 '00o ) 7 8 S 52 cIsEEZ a3 S 28 279 2 SCR o 537 n U) N 52 53 I 3956 381 0 c» 1 84 V�O �j 538 'n ,') in 531 394 382 282 o r'a, a 539 383 281 N N 40 C M OUTLOT L 393 392 384 a U)tn544 385 � �� �� co � 25 M `° �° � 55 545 n I 386 0')39 87 / �y . N N 54 253 252 546 � Ov�OT ' 547 251 390 388 UTLOT B / I OUTLOT J 548 I F / 389 I 250 549 �h OUT OT K I - � 736 526 162 V c A 186 163 161 jL I OUTLOT N / 187 OUTLOT M \ 164G5 160 e / 188 159 C / 249 166 248 s 7 167 W 157 I / ILJ 168 156 189 247 T 171 7 169 (A 155 \ 190 I << \ 1 Lij 191 154 I 19n ^ 176 153 u_ 2 ^ 246 19 177 152 C 178 151 F M 245 194 OUTLOT 0 150 244 79 195 180149 243 196 8 8 148 I I 242 197 18 147 - Lij 241 18 146 I198 18 142 C / 24239 199 E , �R, 1431 4145 Er 238 Ro \ In co 23 � I 236663 OUTLOT N 20 dQ Lj 201 OUTLOT P 202 ?S L 23 233 U OT Q 232 it i 231 rn 230 218 ,y 04 229 219 Ov��'OC �� O- 220 217 221 216 222 21.5 203 OT:g 228 223 21 204 13 � 227 224 1 212 205 226 225 211 206 OUTLOT V 210 207 OUTLOT U \ 209 208 I W 0D ro kp* �TIG ITI T 7- ,�- 300 150 0 300 Scale in Feet I SITE I � vK I \ ✓� I n I �JA I I 0 U 62ND AVE N SECTION 35, TWP. 119 RGE. 23 LOCATION MAP NO SCALE PROPOSED LEGAL FOR PRELIMINARY PLAT PURPOSES ONLY: East 1/2 of the Southwest Quarter of the Southeast Quarter, Section 35, Township 119, Range 23, Hennepin County, Minnesota. Together with: Lot 10, Block 1, Meadow Trails, Hennepin County, Minnesota. Together with: The East 1/2 of the Northeast Quarter except that part which lies East of a line parallel with and distant 40 feet West of the East line, Section 35, Township 119, Range 23, Hennepin County, Minnesota. Together with: The East 1/2 of the Southeast 1/4 of Section 35, Township 119, Range 23, Hennepin County, Minnesota. EXCEPT: The East Sixteen (16) rods of the North Twenty (20) rods of the South Twenty—nine and eight tenths (29.8) rods of the Northeast Quarter (NE 1/4) of the Southeast Quarter (SE 1/4) of Section Thirty— five (35), Township One Hundred Nineteen (119), Range Twenty—three (23). AND FURTHER EXCEPT: All that part of the following described tract: Southeast 1/4 of the Southeast 1/4 and the South 9 8/10 rods of Northeast 1/4 of Southeast 1/4 also that part of North 20 rods of South 29 8/10 rods of the Northeast 1/4 of Southeast 1/4 lying West of East 16 rods thereof and that part of the Northeast 1/4 of Southeast 1/4 lying North of South 29 8/10 rods thereof, all lying in Section 35, Township 119 North, Range 23 West, except roads; which lies East of a line parallel with and distant 40 feet West of the East line of said section. Together with: The East 16 Rods of North 20 Rods of South 29.8 Rods of Northeast 1/4 of Southeast 1/4, Section 35, Township 119 North, Range 23 West, except that part which lies East of a line parallel with and distant 40 feet West of the East line of said section, Hennepin County, Minnesota. TOTAL GROSS AREA 273.57 ACRES TOTAL LOT AREA 98.32 ACRES NUMBER OF LOTS 549 NUMBER OF OUTLOTS 12 TOTAL OUTLOT AREA 142.83 ACRES TOTAL RIGHT OF WAY AREA 32.42 ACRES GROSS DENSITY 2.01 LOTS/ACRE NET DENSITY (EXCLUDES WETLANDS AND COUNTY ROW) 2.72 LOTS/ACRE BENCH MARK XXXXXXXXX (X' X. OF XXX) ELEV=XXX.XX 00-SURV-119128-PREPLAT.DWG 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 88 www.pioneereng.creng.com © 2020 Pioneer Engineering, P.A. Q�'r443V 7770sf / r —�— �� r�—'moo-- �&_,� �`FS_�s 85, �3A Sa o/ nI ro o0 10 65.50 72.19 / 349 I I I ,ss 411 �I 1 1 (0 9520sf 1 8 `-S L — 10162sf J L — JAo— _ J 1 348 1 1 347 1346 / l '�\S\ `°/ /444 !s �! l 4¢� 1 11245sf� 1 10571 sfOl 9403sf / 78 �/ 6 9312sf gyp/ �s g / / I (— 55 f — � — 1 r l a — — — — � �1 ► VY 345 / � A9 / / 5 If 9 al - I' 350 I^—65.50— ss<5 7 / 9188s / /s9, �9 // 445 55 I I ,� I 410 �I 00I I'n I� 7770sf I / 9, ` \` L — 8325sf J L I�' — JAo— _ J I� 1 I 1 Sss i344 �� �^ / 9149sf 8029sf / // 6\ C' Z8 R� / / 446�I I r- _ i5o — / I 409 °I I0 351f 67� J I, 62 J e L4�/ / SSS �°i/ 343 so`, i �� �/ll 73 83 I I _5S 50 7770sf 11448 I 8325sf of J L I — — — — J 12g 20 ` S / 9170sf / , ` �69�`` --- I I 65_50 r — 56 — of 140 93 0 /+ // �s\ ��/j / 6ss°\ ,� —J L 56 J Ls 2 J I 408 u�l 0 46 47 FQyCF S°\` / 342 j 59 8325sf LnI 1 93 46 93 46 N �� ��� \s % 9211 sf / r 6�,\ S\ L — — — — F J 47 46 356 q� Ci 61\ / � 1To a~ I Lo 352 354 355 ° 357° o�//X 6S so`, r r 341f / I� 407 Ln �I ED (0353. m rn rn 4464 SF4452 S 8325sf �I rn — L- — — — — — 4464sf 4464sf 4464sf 4581 SF 47 46 43 358 9��� 150 46 N 89 4453 SF �n 46 47 ¢ QN � g 7 c^o 93 359 — — — — WETLAN 1346 �' 4042 SF .r\ WETLAND W �` STREET M DRAINAGE AND UTILITY EASMENT \ 7-/ g3 192 g �J OVERALL ALL OF OUTLOT F % -' \ 4 w 360 OUTLOT F - `\ 47 93 4477 SF 435558 SF / — — j 46 (N 96 1 9.9990 AC m367°' �� 46 4 46 6 3sF ,446 4sf 366 365 364 I rn w 9 0j � / 1 ( 1 46 93 47 � 4464sf 4464 SF 0)- 36V ,' /'' I ,' `_ ► I ! 46 47 363 4464sf / \ I WETLAND U ' 255 93 N 510620 SF 46 / / 145 . 5 k� J / A C� I 6� \ / / 6/ � \ °` 29 4, 16 5 � �655 \ �29 6'4450sfop 406 0/ �p I 9576sf / 9 — / 8385sf �/ / 72 \ 369 g6 p` \ 1g ham/ `�% '� �� 370 �9176sf \ \ / / 2 9 ' 405\ \ r �v '�� �� 9535sf \� \ vCO 292 i'g� ��o \ \ \` / Q 4464sf Q- ��/\��32sf / % 371 \ 6559-r �� // 6g 0 96 QO �0� h% / 10189sf i � � /� v^ 291 �� rn 404� \\, ,00 �2 , - 0 4464sf O \ � '" 372 \ l ' ' ' s6 I= � �4, 7 / \ / 290 0 \ \ / / � � co /�o �/ 9940sf /p �� .( � / 1 0 / `\ ' 4464sf LO 00 403 /o \0 / o ' ' / 6 4464 4464sf (0 WETLAND T / 21a 56 5 \ \ 555 \\�5�9980sf \�i % %0 373 \/' ,' ^ 289 Q `Sfs \ \ \ \ \\ qQY / 10168sf I / g6 Z v44 �6 , \ \ \ \ \0 402 \\ °% / I WETLAND C ^ 0 64st 1 9200sf i �Sp „o � 288 o ss / \ 4464sf c CO \ \0400\ \777osf \ \, fig` �2> �'�`' 374 v o 9g N 4464sf92 / OU8TLOT76909 S A /� \� \\ o\ 399 \ \777 5pf \ 10591 sf N 287 20.1310 AC / \ \ \ �• \ 6 V- \, 398 55. � \ ,l / l n \\� 11425sf\ \68 p0 ; 55 � 375 \� \ / p49664sf CO 4fi4sf 27, DRAINAGE AND UTILITY EASMENT \\ \\ e� 60�- '�6$- ��� \14526sf �2 \ / 2446 4464sf �� OVERALL ALL OF OUTLOT A / �y \ / 397 \ '( 'o� \ `S\ V co _ 9697sf� / , �� c� 50 376 \\ / \ 96 4464sf " 3916 \\ fib—, S� SO 5 11514sf \� \ N 285 96 \ \ 9257sf \\ �'�5p' \ \ 55 \ 377 ��s \ / \ \ 71 6� 55' 378\ 10090sf \\ �0g i 4464sf V- V- 280 ��p/� 379 \\8 63sf \ \� \\ \ j� / 4464sf �n 395 �/ %`L1o�29 \ \ \ \9176sf\\ \ \ ,� i 28444sf ^ 96 10928sf Vp/ > \ \ \380 \ 96 381 10756sf\ \ \ \ , 76 d / l\ �3\ o/ / \\ \ 12339sf \ 6�\ \ \ 283 CO \� i g6 96 g9 �2 1394 �I1 I/' '� 1382f o \\ \ \\ 50 15 �M 282 ^ 47 42 269 / I �•I - Li�1\�L/,43 109 6 483 7LO S 246948_1_____26 �i4464sf 2816 SF 5021 � 393j Lq � 383 9985sf Ian 8102sf 10 6 150 L—iui2 —J � 143 — J o / 46 106 I------17 Ala 384 \ 392 0�l I� 7932sf �1 ` 1 9236sf �I LIL —t4.3— — J 92 140 385 I u) I / �, / ^ 47 45 co 45 93245 45 \ \ I 108271sf I \� \\ J / / 4266 4465N 264 2459 635 476 26 \ < /V 386 / ^ 46 459 SF 4 ' CY) I / 11045sf / �� \ / ' I 46 47 46 CY)93 93 I � ` 391 0 � \ \ /,� ' � 387 \ � �/ OUTLOT B / / / / VWETLAND X ^ 8303sf 11045sf / 5� \ 9115162. 9 A z 388 \\ /� I \ OUTLOT J 1390f o ! \ \ 10269sf \\ / �' �/ 176922 SF / � �\ � � 4.0616 AC \ / / �\ p \ �' / / DRAINAGE AND UTILITY EASMENT OVERALL ALL OF OUTLOT J \ I389 ,)I inl I / 531 \ l` I 12546sf ^I �,I OUTLOT K L — — — —i J0 WETLAND T _ 77726sfL 1.7843ac _ _ _ _ _ DRAINAGE AND UTILITY EASMENT ` OVERALL ALL OF OUTLOT K -- -- -- -- - - - -�- - - -- -- -- -- -- -- - -- -- -- -- I1rC1 \..L�JL_ S1-1I n �lL_ 526 I \ I \I I \ I P I W-NEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 100 50 0 100 Scale in Feet i I n r I S I TE I I r I r I V` J� I .J <; J � Ll I O 62ND AVE N SECTION 35, TWP. 119 RGE. 23 LOCATION MAP NO SCALE DRAINAGE AND UTILITY EASEMENTS FOR SINGLE FAMILY LOTS ARE SHOWN THUS: I 5� 0 �5 0 being 5 feet in width, and adjoining lot lines unless otherwise indicated, and 10 feet in width and adjoining street lines and rear lot lines unless otherwise indicated on the plat. BENCH MARK XXXXXXXXX (X' X. OF XXX) ELEV=XXX.XX 00-SURV-119128-PREPLAT.DWG 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. 2619 0 0 424 4464sf 4 2 4464sf OUTLOT C 48486 SF 1.1131 AC 423 w U 4464sf U � w OJ 96 422 1 0 4464sf � O 96 r 421 Q 4464sf Q J w -JcD Q r 6 420 z LLJ w 4464sf O 96 419 ,n 4464sf r 418 M 4464sf 0 96 417 � 4464sf 416 4464sf 415 96 414 4464sf 413 " 4464sf 411 4464sf I - LnI U I 411 I 01 °I L----�J 10162sf r---157'— 1 410 LqI -.1 8325sf LnI r 01 —1 L I 409 0 `°I L - 8325sf � J 408 0; �I L-----+ 8325sf LnI 7--150— 01�7 IL- 407 �1 0 - - sf �1� 150 5 1/4/8 / 1�36_�76 75 �III II1 7_6 1 76 I 175 1 1L �75� J�1 175-76 _96_ 18°� 2 �I I I I I I I I I I I I 501I I S��l I494500� 25366sf >9�o1 I -I 1493 1I I 1190/ 15491sf 492 11325sf 11325sf 11325sf 11328sf sf 79_0011 11777sf 70 7550175_507550755075501 175_501 1 75_50 6,80 49J L �`J L la- J f J 6 1 N Q 1 \ \ 170 1� h� 5 )6 STREET H k 502 \�IJ 18090sf 1 10 Io 7 4464sf 489 �11 --i r— l—��——� ��s ,9 42I I I \ I I \ I 1489 oll \ rn 53 _ 33 - 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SO 68 J L 55 56 J L- � 8 II V 51-J L�- � g6 ^ o `t4464s�76 _ _ io 1326 io cp� 9625sf 111324f I 1323 / /^ __5 - - - �N 319 \ \ ���cy % fAlo' \\ s I O 288 11) O 96\ / I°' l00 I� I 1 _6_5_50 1 12959sf 322 I I� o 9979sf 4464sf co - 1 _65_50 1 _1 5 10810sf 321 11320 526 \\ / 96 Irn 4464sf 277 L I-91 - J� J L I. 0_ _ 68 3g I I 10844sf I I 1070481f i , \10121 sf \\ I / 287 CV 96 J L 44 80.81--I i6�� \ \ 4464sf ( �� L 87 J L_ �� \ 527 /5r \ PI`• en 2neenn �4�41278� "OUTLOT H ^ ��50 10127sf \\\ M CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS I 100 50 0 100 Scale in Feet I �A 1 ��: I 0 c� 62ND AVE N SECTION 35, TWP. 119 RGE. 23 LOCATION MAP NO SCALE I rn N DRAINAGE AND UTILITY EASEMENTS FOR SINGLE FAMILY LOTS ARE SHOWN THUS: being 5 feet in width, and adjoining lot lines unless otherwise indicated, and 10 feet in width and adjoining street lines and rear lot lines unless otherwise indicated on the plat. BENCH MARK XXXXXXXXX (X' X. OF XXX) ELEV=XXX.XX 00-SURV-119128-PREPLAT.DWG (651) 681-1914 I hereby certify that this plan was prepared by Name �/ Revisions 2422 Enterprise Drive me or under my direct supervision and that I T Fax: 681-9488 eter J. Hawkinson Mendota Heights, MN 55120 �,�,�,,ploneereng.com am a duly Licensed Professional Surveyor 42299 under the laws of the State of Minnesota Reg. No. Date 4-21-2020 © 2020 Pioneer Engineering, P.A. Date 4-21-20 Designed PJC/BNM Drawn MPC/MSN PRELIMINARY PLAT LENNAR 16305 36TH AVENUE NORTH PLYMOUTH, MINNESOTA 55446 TAVERA CORCORAN, MINNESOTA 2.03 of 67 I 65.50 =�5.5 � � 9188sf / � S9\ � � � y �/ 445 "� / '= � 1 � I � I °J I I Vv � I .,_ I I I 1 � �,•- — 1 SS / 9��� �`// 9149sf of I I f 1 �/ �\ I I I I I I I I I I I �I �, ,s, ,s 344 I r/ 6\` `Za A, / / 446 �I I �I I I �, W I I WI I wl I WI I wl 1454 I 1455 1 1 I I I I I I 8515sf� I / 514 w 456 W 457 W 4580 459 W 460 1 461It- / �'� J / oiz (DST 8515sf I 18515sf 9 1 8515sf 9009sf "� / ` _ 67_ J I-62 J L3� �� ss`� �� / / , 1144o f 11448 11449 1450 q 1451 q 1452 1453q I 8808sf I 18807sf� I �S ` / O 3 g3 8515sf 8515sf 8515sf 8515sf 12192sf rn 11294s343 / 1155.9165sf I 8515 f I I 65.50 ..II 1 1 I I I_ 1 65.5i�65.50 65.50 _ _ — 9170sf � �6g --_ I65.50 T T r rsss\� --� L 56 JL9 � 65 � 65 66 65 L 65 65 LBO I_ 60 J6SS0 �� 167 � 93 /� 9 l S ✓ O —� — — / 11241sf ,Iql `Io 515 N 93 N ;65 47 FA G� \ 6 SO\�� /342 ,r\ 26 59 \\ 8 12732sf ° 46 ( 9 �, \S / 9 211 sf / / 6 ��°� / 6s\ / s�R 3570 � o T��; 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-- -- -- -—�-- —� 7 8 I� I I I� / I � 130 — 249 / I / �I 8862sf oI q�l 1 L o PI8NEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS \ / 62 � 11�180 2f 1� l0 57-� 217 \ 163 1 1a - T55 -I CO IN 186 � I I� I �\ \� 14305sf ,,� Ln 8 61 tO 10696sf f — J —1 1646S �7768sf �9f I00O �" 1� 0l sf 1899 OUTLOT M665 �J 159 I — NIA 188 75921 SF 1.7429 AC 9316sf \S o\\ �� _ I L I� 8497sf 1� ----J Io: 10532sf � �cn 10I DRAINAGE AND UTILITY EASMENT OVERALL ALL OF OUTLOT M rnl �I �v' �� UII 166 �� F. co LI — 130 �cP cnl 8526sf rl N I 1o0 158 —J — I,0 lion 8329sf J I I I I I I I I I I 6 100 50 0 100 Scale in Feet r` I I I I I \ vK I \ vK I 1 �JJA I I O O 62ND AVE N SECTION 35, TWP. 119 RGE. 23 LOCATION MAP NO SCALE DRAINAGE AND UTILITY - _ EASEMENTS FOR SINGLE FAMILY LOTS ARE SHOWN THUS: being 5 feet in width, and adjoining lot lines unless otherwise indicated, and 10 feet in width and adjoining street lines and rear lot lines unless otherwise indicated on the plat. BENCH MARK XXXXXXXXX (X' X. OF XXX) ELEV=XXX.XX 00-SURV-119128-PREPLAT.DWG 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. 9639sf �— — � <S / U /^o /IJ /0? 7 81035`sf SSS I I 1 of 113((j� of 47 \> ``' /� 189 / S 6SS // / uNj _55_5 IU �I 72T58 f rn1 �� W / 12150sf o/ % ��/ 171 / ��---� 9669sf to / \ / �i3 / 9343sf / 17tPI \I3Q 00// o\ 3\ / �' �% \ 828� I 8763sf 16�9 �I 71.62 I(00 C61 93/Sf odl (0I // 929 0`� \ J 55 221 L— 130 9017sf \ I 67 sf r57 --IMST - r 130 A�) rp \ �7 29 ^^/ , \ 55.5 _ _ F rl 176 Ln1 1 '�� 192 55.5 55.5 0(1 8937sf 00 \ 8733sf 11098sf 11741 11751 / 1 11731 1 i 30 A1i�) \ �,3� �0j/ I Cq I rot 10037 � I9654s�1 F of of < �� DRAINAGE AND UTILITY EASMENT L �11 177 8880sf ro OVERALL ALL OF OUTLOT 0 1 1 1 I I �1 `01 13� 7215sf �1 + --- I I I 178 �� ro �/� 194 \ WETLAND I L 55 J L 56 J L 55 J I`on� 7717sf�j 10613sf� 1 L_ 131 1 N / _15 �/ 0U9�0T4.5725 C / \ \62\ \\ \ 179 195 I� I / 9992sf 105�5f O — J r 10. — — — — 180 00 I j � /01) X10286sf Li �0 AAc�+ N 181 5 k0 1 ri 9899 f I`o (01 I / ��9 11229sf� Ico 1� < 18 13990sf v 197 1 183 �� �1 � �11247sf lob 9831 sf ����r \ \ �Or V 0 O — I r 1 _� 1 J � � � ' 84\ \4�.'p' ' 198'� / / \ 5� ,� D� - 0 j� 10493sf'j�s / 185 \ \� 0r�tirr / / w 1-3 8529sf 142 /\3 \ 1 �� i / 5ti' 10767s 143 199 �••\\ 11366sf qI I N* 0 12133sf -5 ^ \ 141 s 3 I 8593sfS\ \ \82 I I SHEET D 140 - L P12--aw-NEERengineering CIVIL ENGINEERS LAND PLANNERS LANDSURVEYORS LANDSCAPE ARCHITECTS L 100 50 0 100 Scale in Feet SITE I � \ n I J 1 lJ I� I I O O 62ND AVE N SECTION 35, TWP. 119 RGE. 23 LOCATION MAP NO SCALE DRAINAGE AND UTILITY EASEMENTS FOR SINGLE FAMILY LOTS ARE SHOWN THUS: being 5 feet in width, and adjoining lot lines unless otherwise indicated, and 10 feet in width and adjoining street lines and rear lot lines unless otherwise indicated on the plat. BENCH MARK XXXXXXXXX (X' X. OF XXX) ELEV=XXX.XX 00-SURV-119128-PREPLAT.DWG 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. N �\ Y51 2sf i �/ i C, I 1 i' �v \ /'/ 143 5�.5 61 \\ 10650sf \ / \ 1 �i� 199 `' 1 � ��) \ \/ / 11366sf / �� \6, \ o 12133sf �J / ^ 141�ss\ �*1 10 50sf �p \ ♦INK N 239 �\ �\ 1S /'� j �O\ \ 8593sf / 9433sf °\\, \�,,\\ j / / STREET D � ,,� \ \ \ \ \ \ \v / j z9� 'S5' \\��8729sf \\ J L — — �135 I 55.50 I I 55.50 11 138 \��N'8248sf \\ �4y RIGHT OF WAY PER / 136 �137 1 1'8248sf \ \ 2♦2 \ \ HCSAH NO.116, PLAT 21 rn\ N / 7486sf DOC. N0. 4057045 8248sf "�8248sf \ \ \s 237 \ I I I 11 1�, ��-- — I --��' 0 40 \�10070sf i� 1 ��JL ��J L �6 ��-� L-- ----- ; �1 - 14�- I Z�+ v1 � ` Ilrn WII 1 I ' / EASEMENT FOR DRAINAGE �p 1100221176sf�ll � I / /PURPOSES PER DOC. NO. 3710896 I I EASEMENT FOR\ ELECTICAL TRANSMISSION / 663 I 1 I LINE PURPOSES PER DOC. NO. 3173678 V J 3r�� _ - - - =1 - --- - - - - - - - - - -- - - — — - - 7 \ 101 9716sf �I t- II--- Ln —�--—---------T------------------- -- -- ---�9------' —� N I � I 352 °SF ♦ I \ / °Sf 3 WETLAND 0 �'� , I / 137 / 3 2�0° \ \ I 1 \ I sr \ _ _ DRAINAGE AND UTILITY EASMENT I ��co 25� \' / WETLAND L 30— \ OVERALL ALL OF OUTLOT N h \ 0 2 29ROs \ 201 �' / 8 2 °Sf 6711 6 SF � / \ 15.40 4 AC '� � / 8515sf /' 7 �0os 05 25^Aj \ /� � \�_� /CO 8515sf 1,2254 10425sf WETLAND R \ /83 133\ / OU TLOT IP 21°°S1 21 / \ \ E , �' 610602 SF \\ 21p05\ 2 /�� \ by p/ 353 14.0175 AC 21°OS 3 / / 3\\\�� DRAINAGE AND UTILITY EASMENT 232 / ,� % OVERALL ALL OF OUTLOT P \ ♦ 210°5\ 4 s, 0� OUTLOT Q \ \ 10981 sf hg' - �"� / / `` ggOsfOC^ 128524 SF GO 2.9507 AC oo� I 231 \ �� \ / , �— _ zg °S 1 �s `\ �� ti� oy a�` /co [-1�636sf210°5\ 16 ` ��`' o ��q� ��° °�� a� WETLAND N i / — — — _ 1005E 1 \07 5 ^� o�oy��0 hC� OqG� ry° o�oy \ C \ i - - — SE 7 10°5\ 14 10962sf /�?O > \ I ' `\ \ 2g2 °SE A Z ZOOs\ 13 �(L,00tA(0 UTLOT T 1 L ^h0474sf h! %�v \ �� �,_ �l \ 46,673E 101.0715 AC °5\ 10 Zg�OSf C'h `\ ♦^oo °°y� h OOT OgS2/ I /�ca CO \�3e �',/ /' 219 ` 5 6 z1°2 112��� \/� 10272sf �� 131 1p05� �' qC ♦ �� ok 229 J y \ \ 10753sf % ^� I ♦\ 2 3 4 NQ 2g�05\ o�� �� Mq�0 ,� \ `i I 217 �I I I 1 �i p ��� y� �J �F n I tbl M N, o \ /n 220 8953sf �I N I N00 o �° Oyu Ot 00 ^oo 9892sf ^co/ ,� L = 132= I `♦ J o ✓ \T o 216 III Oc°, ` '�o ^ \ \ \ \ V / /no 9902sf al k� e cn I \ ,� 221 I I ,30 �°� ,�M cy y� cow o Ic/� /\ \10807sf �/� I —145 = _ I — \\� �\ 9�05\ ti° °oy ��°° oy� �� /� \ \ 94 O z = /o \ \ W I� �I �\\ 02 ry^ oy� �.� o ti�° o�k ^� �OUTLLZ RzO( \ o '� �'I 203 \o l 1 °�{ AA \ 37878 SF` O 215 \ N / r' n 210 oy J O� O � 9902sf �Vv 9669sf Q` �° �k ry q° ^ b 8696 AC 228 \ �/� N 1 1°Q5\ OUTLOT S �� °�� ^ry o D \ \ 11292sf / 1� > 1 132i \ / �g 1 ��� 51 Q 2 195 661 SF 17728sf i / \ \ i0 i / / 1 \� 2g10 , 051 4.4906 AC O m° �� ^ ^ \ J -i 20 \ \ / ^ N/ ' rn\ 1 " \°' 100 �210 /�q I o1 (�/ ^°° k ^� \ O m L ) 204� 0 N 214 0\ 11�11999sf 1 21005\ 1 1p05E Ol��9G ti� ek �/ O° oy /� U i n�i 223 %co \ \w 9361 sf / \>, /\ 210°s 51 y ' O �o ti ^° /\� \\ Ui 12477sf 1 \`'� 1� / /�O \ 98 °5\ 06 S `�\ 97 ^� �� °y 227 NI N /0 4 I / 205 \ 'o z �° �� o °�s �T o S�F ���° 10 1 � 14 � 9361 sf 0 cP 10Q5 Q � o w ' 15103sf II � / / ? 7 \� 5yj / /�\ 12497sf 96 DOSE 3 O Q 04' N� S % 2940sf 77 O 13250sf / OUTLOT V / 212 `,� 1�ii / \\ 95 , `� ^ ,"�'� 79 21..5E 78 o z \65 j ass\ , r 50 \ / 225283 SF \/ / /\ \�A // d'<p �0 \ / 0 5p 5.1718 AC 951 Os j 66 \ �/ / 206 \ o" / I r 225 \ / � o w </ 226 '\ / / DRAINAGE AND UTILITY EASMENT I d, ��// > \' 1 965osf , o y 18590sf o I I 1516osf S \\ / / OVERALL ALL OF OUTLOT V I // 211 /\ ��s j ^ 225 N o N 00 O) O N N OC N 0 � n 0 0 N 0 O N 0 o N 0 0 ON rn N N N N N N 2100sf 79 O G m n fl 0 J O Cn o r ri 2100sf 80 2100sf 81 64 \ ^ \\ \6'6 / 210 \ \' 207 \ 1 \ 17 2940sf 82 To 0') I I I I 13� � 10407sf / / _ J 24 6SS� \14-0 o 1 \ WETLAND P I \sue // \ �\ I I OUTLOT U r2 / - - \ \ \/ \\ 209 �� 1 III 208 I 1 3362 AC \ � � \ 17706sf W WETLAND M w 1 l0 14910sf �'1 1 WETLAND Q \ I \ 1 DRAINAGE AND UTILITY EASMENT OVERALL ALL OF OUTLOT U \ III \L_ I \�J nU P I 8--Na, W-NEER en ineerin CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS I I II I I --\ L-I- — UP 1951 I T 'ALA Ifs A1" AI` I\� 1 4, n V L_ 1 v I 94 9392 9190 a 89 88 87 86 85 8 83 O Obi N O N 0 N N N N N N a N N a N N v N N a N N ID N � N I \ 1 I I I I 100 50 0 100 Scale in Feet I 1 I r � I I I I O 62ND AVE N SECTION 35, TWP. 119 RGE. 23 LOCATION MAP NO SCALE TOWNHOME LOT TYPICAL: 0 35 25 25 25 25 25 35 35 25 25 25 25 25 35 DRAINAGE AND UTILITY EASEMENTS FOR SINGLE FAMILY LOTS ARE SHOWN THUS: being 5 feet in width, and adjoining lot lines unless otherwise indicated, and 10 feet in width and adjoining street lines and rear lot lines unless otherwise indicated on the plat. BENCH MARK XXXXXXXXX (X' X. OF XXX) ELEV=XXX.XX 00-SURV-119128-PREPLAT.DWG 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS INDEX 55-65' VILLAS: 70 (44-55', 29-65') 55' SF: 51 65' SF: 156 75' SF: 58 TWIN UNITS: 80 ROW TOWNHOME UNITS: 134 PROPOSED SETBACKS: VILLAS: AREA: WIDTH: FRONT: REAR: REAR: SIDE: SIDE STREET: CO. RD. 116: 7,000 SF 55' TO 65' 25' 30(BUILDING) 20'(PATIO, DECKS) 7.5' 20' 60' 75' WIDE SINGLE FAMILY LOTS: AREA: 9,000 SF WIDTH: 75" FRONT: 25' REAR: 30(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET: 20' CO. RD. 116: 60' 65' WIDE SINGLE FAMILY LOTS: AREA: 7,800 SF WIDTH: 65' FRONT: 25' REAR: 30(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET: 20' CO. RD. 116: 60' 55' WIDE SINGLE FAMILY LOTS: AREA: 6,600 SF WIDTH: 55' FRONT: 25' REAR: 30(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET: 20' CO. RD. 116: 60' TWINHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING TOWNHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING SIDE STREET. 20' TO CURB(PRIVATE STREET) SIDE STREET. 20' TO RIGHT OF WAY(PUBLIC STREET) WETLAND REQUIREMENTS (AVERAGING ALLOWED): HIGH: AVERAGE WIDTH: 50' MINIMUM WIDTH: 40' MAXIMUM WIDTH: 60' SETBACK FROM BUFFER: 15' MEDIUM: AVERAGE WIDTH: 25' MINIMUM WIDTH: 20' MAXIMUM WIDTH: 40' SETBACK FROM BUFFER: 15' LOW: AVERAGE WIDTH: 25' (WATERSHED STANDARD) MINIMUM WIDTH: 10' MAXIMUM WIDTH: 20' SETBACK FROM BUFFER: 15' 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-1 1912S-SHEE I -SI'I E 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. i PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS NinFx PROPOSED UNITS: 549 55-65' VILLAS: 70 (44-55', 29-65') 55' SF: 51 65' SF: 156 75' SF: 58 TWIN UNITS: 80 ROW TOWNHOME UNITS: 134 PROPOSED SETBACKS: VILLAS: AREA: 7,000 SF WIDTH: 55' TO 65' FRONT: 25' REAR: 30'(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET. 20' CO. RD. 116: 60' 75' WIDE SINGLE FAMILY LOTS: I AREA: 9,000 SF WIDTH: 75" FRONT. 25' REAR: 30' BUILDING) REAR: 20'PATIO, DECKS) SIDE: 7.5' co SIDE STREET: 20' CO. RD. 116: 60' a 65' WIDE SINGLE FAMILY LOTS: p AREA: 7,800 SF WIDTH: 65' r FRONT: 25' Z REAR: 30' BUILDING) o REAR: 20'PATIO, DECKS) U SIDE: 7.5 SIDE STREET: 20' CO. RD. 116: 60' 55' WIDE SINGLE FAMILY LOTS: AREA: 6,600 SF WIDTH: 55' FRONT: 25' REAR: 30' BUILDING) REAR: 20'PATIO, DECKS) SIDE: 7.5' SIDE STREET' 20' CO. RD. 116: 60' TWINHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING TOWNHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING SIDE STREET. 20' TO CURB(PRIVATE STREET) SIDE STREET: 20' TO RIGHT OF WAY(PUBLIC STREET) WETLAND REQUIREMENTS (AVERAGING ALLOWED): HIGH: AVERAGE WIDTH: 50' MINIMUM WIDTH: 40' MAXIMUM WIDTH: 60' SETBACK FROM BUFFER: 15' MEDIUM: AVERAGE WIDTH: 25' MINIMUM WIDTH: 20' MAXIMUM WIDTH: 40' SETBACK FROM BUFFER: 15' LOW: AVERAGE WIDTH: 25' (WATERSHED STANDARD) MINIMUM WIDTH: 10' MAXIMUM WIDTH: 20' SETBACK FROM BUFFER: 15' 0 50 100 200 GRAPHIC SCALE IN FEET 00-F. NG-119128-SHEET-SITE 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. X PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS NinFx PROPOSED UNITS: 549 55-65' VILLAS: 70 (44-55', 29-65') 55' SF: 51 65' SF: 156 75' SF: 58 TWIN UNITS: 80 ROW TOWNHOME UNITS: 134 PROPOSED SETBACKS: VILLAS: AREA: 7,000 SF WIDTH: 55' TO 65' FRONT: 25' REAR: 30'(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET. 20' CO. RD. 116: 60' 75' WIDE SINGLE FAMILY LOTS: AREA: 9,000 SF WIDTH: 75" FRONT. 25' REAR: 30'(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET: 20' CO. RD. 116: 60' 65' WIDE SINGLE FAMILY LOTS: AREA: 7,800 SF WIDTH: 65' FRONT: 25' REAR: 30'(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5 SIDE STREET: 20'' CO. RD. 116: 60' 55' WIDE SINGLE FAMILY LOTS: AREA: 6,600 SF WIDTH: 55' FRONT: 25' REAR: 30'(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET: 20' i CO. RD. 116: 60' TWINHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING TOWNHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING SIDE STREET. 20' TO CURB(PRIVATE STREET) SIDE STREET: 20' TO RIGHT OF WAY(PUBLIC STREET) WETLAND REQUIREMENTS (AVERAGING ALLOWED): HIGH: AVERAGE WIDTH: 50' MINIMUM WIDTH: 40' MAXIMUM WIDTH: 60' SETBACK FROM BUFFER: 15' II MEDIUM: AVERAGE WIDTH: 25' MINIMUM WIDTH: 20' 66TH AVE N MAXIMUM WIDTH: 40' SETBACK FROM BUFFER: 15' — — — — — — LOW: AVERAGE WIDTH: 25' (WATERSHED STANDARD) MINIMUM WIDTH: 10' MAXIMUM WIDTH: 20' SETBACK FROM BUFFER: 15' I i 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-SITE 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. \ i 10 --- / r—------- � \ TRAIL I � \ I \ \ I � \ I PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 66TH AVE N — — — — — — — — INDEX PROPOSED UNITS: 549 55-65' VILLAS: 70 (44-55', 29-65') 55' SF: 51 — — 65' SF: 156 -------------- 75' SF: 58 TWIN UNITS: 80 I ROW TOWNHOME UNITS: 134 0 50 100 200 GRAPHIC SCALE IN FEET PROPOSED SETBACKS: VILLAS: AREA: 7,000 SF WIDTH: 55' TO 65' FRONT: 25' REAR: 30(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET. 20' CO. RD. 116: 60' 75' WIDE SINGLE FAMILY LOTS: AREA: 9,000 SF WIDTH: 75" FRONT: 25' REAR: 30(BUILDING) REAR: 20' PATIO, DECKS) SIDE: 7.5' SIDE STREET. 20' CO. RD. 116: 60' 65' WIDE SINGLE FAMILY LOTS: AREA: 7,800 SF WIDTH: 65' FRONT: 25' REAR: 30(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET: 20' CO. RD. 116: 60' 55' WIDE SINGLE FAMILY LOTS: AREA: 6,600 SF WIDTH: 55' FRONT: 25' REAR: 30(BUILDING) REAR: 20'(PATIO, DECKS) SIDE: 7.5' SIDE STREET: 20' CO. RD. 116: 60' TWINHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING TOWNHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING SIDE STREET. 20' TO CURB(PRIVATE STREET) SIDE STREET: 20' TO RIGHT OF WAY(PUBLIC STREET) WETLAND REQUIREMENTS (AVERAGING ALLOWED): HIGH: AVERAGE WIDTH: 50' MINIMUM WIDTH: 40' MAXIMUM WIDTH: 60' SETBACK FROM BUFFER: 15' MEDIUM: AVERAGE WIDTH: 25' MINIMUM WIDTH: 20' MAXIMUM WIDTH: 40' SETBACK FROM BUFFER: 15' LOW: AVERAGE WIDTH: 25' (WATERSHED STANDARD) MINIMUM WIDTH: 10' MAXIMUM WIDTH: 20' SETBACK FROM BUFFER: 15' 00-F.NG-1 19128-SHEET-SITE 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. � 10' BIT �� \� � �6) 'N� r----�-------- \ TRAIL (TYP) \�� 238 135 136 \ \ 138 I '� \ \ 1 137 -----_ — _ I 3o R237 --- " \-------------------- --J I \ \ 236 BAWN a80P I 235 I \ \ 5' ONCRETE ' J SIDEWALK (TYP) 36 \ -7 / 35 i \ ---- ------ --- / 33 WETLAND 0 32 \OUTLOT N/' _ - I OUTLOT P ce l I l WETLAND L 200 /' ' 30 - — - 9 ? \ q� 202 / - - 10' BIT 40 TRAIL (TYP) �" O 41 ti 1 I \ 234 28• l ^� �" i" \ `\ / i 42 19 WETLAND R — / � 233 .� G / ; / \ 20 O rya 232 / ' �,—_� � '\ 24 ° 4 A OUTLOT Q 18 231 WETLAND N �' , �' j' �' �" --� o` . 17 \. / so�� s �° T 44 i i 218 - — \ �o• 8 57 'A c% \ -- 1 230 0 . % `` "� �� = _---- - 11TL �` T \ 8 SIDEWALK (TY I'. r 229 � I �l it ' �-,`�- / - B SIN 10 2 6 TBACK 4 5 12 \ l I / \ 2` 6 RONT \ I 217 I I 3 N 0 \ 220 ( vi I I I I O _ 221 \ so. 101 5' CONCRE 203 / 'pp SIDEWALK ( �i 2S �, 70 L \! 222 OUTLOT S TF 228 �� \ \ —i, ` -204 5� —'- SIDEWAL ,,� /' / \ \ 214 5, k F Rso• 223 /'' \ IDE 227 o 10- i ----- 213 ti�,F °• �� 224 \ \ 205 / / 10' BIT TRAIL (TYP) 212 206 226 I 225 O OUTLOT V \ \ 21210 1 ,m 90 WETLAND P 209 SI 5' ALK CR&E- j' WETLAND Q O I 90� N L--------------- ——_-_--------- -_ _----/-------------- -- v ------ — ——— — — — — —— — I � I— I PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS / / I / / I I HACKMORE ROAD � I I I I I oy 10 100 2� 104 NCR 99 a 105 WALK 98'' ?� ,106 9707 \ 96 0 95 sPA 1 207 I \ OUTLOT U I , \ WETLAND M \ 1 \\ r--- I I I I 2 1 2 7 . .. .. . . .. .. . ffm__I mmm JU KtAK Jt l UAUK ------------- - - - - - - --� 7 77 78 79 80 81 82 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 TOWNHOME PARKING SUMMARY UNITS-134 OFF STREET: 38 ON STREET: 20 I I I L— — — — — — — — 0 50 100 200 GRAPHIC SCALE IN FEET IINUL_/\ PROPOSED UNITS: 549 55-65' VILLAS: 70 (44-55', 29-65') 55' SF: 51 65' SF: 156 75' SF: 58 TWIN UNITS: 80 ROW TOWNHOME UNITS: 134 PROPOSED SETBACKS: VILLAS: AREA: 7,000 SF WIDTH: 55' TO 65' FRONT: 25' REAR: 30(BUILDING) REAR: 20' PATIO, DECKS) SIDE: 7.5' SIDE STREET: 20' CO. RD. 116: 60' 75' WIDE SINGLE FAMILY LOTS: AREA: 9,000 SF WIDTH: 75" FRONT: 25' REAR: 30(BUILDING) REAR: 20' PATIO, DECKS) SIDE: 7.5' SIDE STREET' 20' CO. RD. 116: 60' 65' WIDE SINGLE FAMILY LOTS: AREA: 7,800 SF WIDTH: 65' FRONT: 25' REAR: 30(BUILDING) REAR: 20' PATIO, DECKS) SIDE: 7.5' SIDE STREET' 20' CO. RD. 116: 60' 55' WIDE SINGLE FAMILY LOTS: AREA: 6,600 SF WIDTH: 55' FRONT: 25' REAR: 30(BUILDING) REAR: 20' PATIO, DECKS) SIDE: 7.5' SIDE STREET' 20' CO. RD. 116: 60' TWINHOME LOTS: FRONT: 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING TOWNHOME LOTS: FRONT' 25' TO CURB(PRIVATE STREET) FRONT: 25' TO RIGHT OF WAY(PUBLIC STREET) SIDE: 15' BUILDING TO BUILDING SIDE STREET. 20' TO CURB(PRIVATE STREET) SIDE STREET: 20' TO RIGHT OF WAY(PUBLIC STREET) WETLAND REQUIREMENTS (AVERAGING ALLOWED): HIGH: AVERAGE WIDTH: 50' MINIMUM WIDTH: 40' MAXIMUM WIDTH: 60' SETBACK FROM BUFFER: 15' MEDIUM: AVERAGE WIDTH: 25' MINIMUM WIDTH: 20' MAXIMUM WIDTH: 40' SETBACK FROM BUFFER: 15' LOW' AVERAGE WIDTH: 25' (WATERSHED STANDARD) MINIMUM WIDTH: 10' MAXIMUM WIDTH: 20' SETBACK FROM BUFFER: 15' 00-ENG- 119128-SHEET-SITE 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. SANITARY SEWER & WATERMIAN NOTES: 1. ALL WATERMAIN IS 8" PVC UNLESS OTHERWISE NOTED -- ------ -J-w r r _J I I 408 ' � \ r r 342 r - -- r r --------- I - 356 357 < r' 354 355 407 r RI :979.99✓-- IN :968.99 _---- / 35 OUTLOT G �---- WETLAND W -2221 8 0 1.71� < RIM:985.42 -- OUTLOT F WETLAND V% o STREET M INV:974.42 % ----J RIM:981.60-- /'' I INV:970.60 \ / ®� -- -- %' 36 i MH-2203 367 366 - -- -- - '361 I / -^ WETLAND C RIM: 983.51 / \ 365 36 INV: / 971.63 0�' �' --- ---- 1 WETLAND U \ o --- ------ 363 36 I 1 / - --- I � ------ �062 M ,/ ` \ - - / /--/ \, RIM: 994.23'� INV:98, 23 -RIM: 986.01 - . - � • .\ \ /, -1 \ I INV: 972.6�7 ®o/' /- MH-2063 293 MH-220 40 �\ RIM: 995.14 WETLAND T / RIM: 987.24 r;\ , '; d?s� �� ��\ 369 \ �\ 368 / /'' j INV: 984.14 INV: 973.11�� / 405 370 1I/ /' / 292 MH-2206 4-< \ �,, a / j_. RIM: 987.17 �r\' �; ' '371 �` �� �\\� ,� /' H-2064 291 INV: 973.72 �� l o r� �\ �- i --- / ' /'- /' IM: 996.15 ' / <, 404 ` ��- \ ✓,' / / V: 985.15 / MH-2207 RIM:987.57 <r ' < 372 / 290 INV: 974.28 <403 402 0°�, �, 373401 OUTLOT A j 399 ` 374 1 \ I MH-2208 398 \\� \\� \��\�� \� �� , \ \� / i i 287E 1 RIM: 987.67` INV: 975.59 ' ®o% 375 r 1 I/ MH-220 396 > \ `\ �� `� �\ 376 \ 280-- RIM: 988.67��� �\� r _ off✓ � �- � � �� �� �� �� INV: 976.09\` 377 i H-2065 2 380 - �- \ RI :1011.74 381 I V: 990.27 283 � MH-221 r o �\ / RIM:989.67 _ ---- ( INV:976.59 394 i i 382 " \ MEADOW TRAIL \ 2 --- \ `--------- I I `,� \ \ 0 L----------- \ 281 ; 267 26 --- \ __------------------ i \ i 393 i i 383 i - - MH-2066 \MH-221 _ 0------------� \ \ �' -- RIM:990.98=---_- ---- M:1001.98 NV: 990.98 "IN, V: 977.21 . 00 � 384 � - - - n � i------------� �Q 4.5� 1_ 392 \, \ IL---------J o -------------i MH-207 \ / IM:1001.69 385 I INV: 990.69 - - -- MH-2212 i I FtP�� \ M:9�1.7 266 265 264 26: RI \ INV: 97T .67 ' MH-2213 386 i _ \ I -- - --RII RIM: 991.48 / a0. �i \'' �� \ I IN' INV:978.62 r 387 \ I WETLAND S , 390 \ 388 o r I 1 389 ; �1 OUTLOT B \ 1'I \ MHI 221 _- ----- / WETLAND T SE- - -- - - - -- - - -- - - -- - - -- - - -- - - --� - - __ _---- - - - - - - - - -------------------- INV:979.07 HORSESHOE TRAIL I I I I I I \ 0 50 100 200 PISNEERengineering GRAPHIC SCALE IN FEET 00-ENG-1 19128-SHEET-SSWR CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS (651) 681-1914 I hereby certify that this plan was prepared by Name Revisions 2422 Enterprise Drive Date 4-21-20 PRELIMINARY SANITARY SEWER & LENNAR TAVERA me or under my direct supervision and that I Mendota Heights, MN 55120 Fax: 681-9488 am a duly Licensed Professional Engineer Paul J. Chcrnc Designed PJCBNM 16305 36TH AVENUE NORTH 4.01 OF 67 www.pioneereng.com under the laws of the State of Minnesota . No. Re 19860 Date 4-21-2020 g Drawn MPC/MSN W TERM IN PLYMOUTH, MINNESOTA 55446 CORCORAN, MINNESOTA © 2020 Pioneer Engineering, P.A. SANITARY SEWER & WATERMIAN NOTES: 1. ALL WATERMAIN IS 8" PVC UNLESS OTHERWISE NOTED RIM:981. 2 SUMP: 955. 0 INV: 961. 0 OUTL00� 8",0 0.4 F�42 ' 42 421 r • I 426 r- 419 v I 418 MH 2O04 RIM: 381.63 INV: 63.I3I2 i 416 ------------------------- ---------------------- RIM: 981.08 INV: 970.08- - I � � I H-2001 I 424 RIM:980.8§ INV: 961.29 \425 \�\ ,.vin-cvvc RIM: 980.85 , 426INV: 961.63 i 427 ,,\\III ' H-20 3 RIM: 981' 27 INV: 96A8 428 , 430 \ I I 431 \ I - \ 43 i I 433 OUTLOT D 1 , I I I I I I I / I /I ' l I \I I I 41 I MH-20 5 41 RIM: 981. 9 INV:964. ^I 411 1 I I L----------- 410 F----------- 409 I L------------ i qT ----- I 1 408 1 I ----- 407 H-220 -----� RI : 979.99 IN : 968.99 MH-2202 `` WETLAND V' -a ----� RIM:981.60 \ ; INV: 970.60 r iwn-ccv� \ RIM:983.51 INV:971.63 0 1 368 \ OAK RIDGE FARM I � I � I r------------- \ » » » » -----� r----- r---�� �- � 491 ii ii 493 ii 11 11 11 11 11 1 �> 1 1 492 1 1 1 1 494 1 1 495 1 1 496 I I 497 1 1 498 1 1 499 I I 500 , - / \ II II II II II II II 11 , 501 490 I I I I I I I I I I I I I I I I 1 1 I' 1 1 J L-- -- L-- -- L-- --J -- --� I I _J \ RIM: 993.98-�;, STREET H 40" -.-_0.M40'H%-2_ 022' INV: 982.98 ' ---, MH-2023i '- __ �,�'�, \g � • ��� ` �1 I' ---S-0-2- --- RIM:0--__ 1; HIM: INV: 981.201 .1 --J1i 1 v- 1 1 INV: 980.091 ° 1 486 485 484 �I I I 476 475 ; �� 474^� ®V 503 I I I 1 1 I I I i A f \ �\ I 1 I I MH-202 `------------- I I 1 MH-2024 1 1 1 �„ o < 488 I I IRIM:1002.74, I 1 /RIM:1004.52 487 ' MH-211 I I I I �� I I 1 v INV: 981.92k INV- 979.60 I - ��1------JL-----RIM:999.28- L-------� L----J 504 I I-------INV:982.54 �,, r------------- 1473 / I 1 r----- I J v MH-202 , l A: i i 1 483 1 \ RIM: 1003.32------'_-----------� - \ 477 INV:979.03 505 \ --- I - / 1 472 I , 1 I r----------- v I I - \ 478 ' i fr� 1 506 OUTLOT E `\ L----------- -1 481 , Ir_---------- I 507 _ I \ MH-2112 1 \ 479 \� 470 ' ;, WETLAND B �'\ `� RIM:994.40 480 \ `, ' MH-201 � 12 WATERMAI _ INV:983.30 11 BY OTHERS \ , RIM: 998.42_=_ - _ INV:977.92 -;° 508 II 469 I� ® L----- I ------------ - ------- ------- MH-2018-- - --�I o i i -------RIM:993.40---- ---- - I =--� r - - INV: 97,7.09 468 1 v 509 - L---------- I510 1� I � H-2006 \ I 1III II 467 1 43 1 1 435 1 1 436 1 1 437 I I 438 , ,RIM:982.21 /INV:966.23 I II II II II 11 439 ' / \ 41 H-2007 / ' II46 \ 511 L- -- L -- L -- -- -- ,' i RIM: 982.15\' / INV: 966.76/,­, \ /,� / \ IL--- -- -� r-- 1 ' I I512I� MH-2 17 r-----&TRE-E-TI-K F 443 RIM: 994.19 _--INV:975.99----EE:_-::_ __� r-------------- _-- I --�-II- II II � 11 -----5--1--344 ------------ 1 348 347 346 H-2008 H-2009 --- ----� ----i i--- 1 MH-201464 M: 994.67 -M: 982.41 RIM: ----7 r-----I F- -----r - - - - 350 967.77 INV: 975.47,,' :9151:9_H-201045 1 460 RIM: 980.95 1 1 452 11 453 454 456 457 458 459 449 450 111 451 514 INV:969.13 351 -- -- ---- �-�I11 INV_970.43 I I I I I I I I I 1 1 I I I I ------� v L" <� , , / �'�/ - J � I L----- OUTL<QT '' \ L I I I - \/ ,m � 343 i i � -... � --� I I I ------------ / /515 I --- ---- 342 --- ---- --- - 54 \ 3355 341 H-2012 1 1 -- 1 ,'�' ,�' 352 353 RIM- 987.69 -- _�----304 Ni r--- -- -- -_�_ /------------- � / - ® MH-203 - I ^ 1 INV: I I � 1 305 i 306 i i 307 I u1 I� I I I 1 1 1 I 1 308 1 1 309 i `>* • I 1 I 1 310 / 517 10.0-11m --- ---_-- LL 35 OUTLOT G--------- / / /RIM: 990.22 -- \ , i i I MMH i MH-2014 / �\ MH-201 / - ' I 1 RIM: 992.501 1 RIM: 993.53/ /� INV:977.93 �,-RIM:994.43 H-2221 i'' �303 --- 11L____J L_ _ i i INV: 974.72 / ®/ 518 / -I-� �� « 1 INV: 973.28 INV: 974.00 , �< RIM: 985.42 OUTLOT F------_./ ` �� �\ « -J L----J �_ 311 STREET M INV:974.42 /'' MH-2032 ` o ----- � \ --'1 RIM: 991.16 ` 30 \ o H-2051-------- -� MH-209 ; > 36 I _INV: 978.45 \ �\ , RIM: 993.54 / / / II RIM: 995.84 301 INV:982.54 WETLAND C 4INV:984.84 519 361 / � ' i' MH-203�- I / 338 36,RIM:9.MH-206 770 ` 520 RIM: 992.51 i / --- ---- _ .� MH999 �062 INV:981.51-- � _____ / /-'/ \ RIM:994.23 I --- --- \ �\ 331 \4 STiQ \ 337 RIM: 49_-- -- 1 ro 1 / 295 296 297 298 - ® F - 1 �% INV: 983.23 ' / - 3 F T � INV: 988.49 -� I 521 ; 1 � \ / � 1`---, ^ �/'Gy � I H-2052 I I I � 294 - f `� ` \ 332 1 �' ___-RIM: 998.82 j 314 / - - \ MH-2063 293 ��, -- -- -- o°��, '`� �� 330� � �\ �',�,�;'� ' INV: 987.82' 1; ,522 // RIM: 995.1 INV: 984.14 32 3336 315 H03QMH-209 RIM 1�3 �1 1 Rn% nnrz-- ' �I � oa PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-1 19128-SHEET-SSWR 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. SANITARY SEWER & WATERMIAN NOTES: 1. ALL WATERMAIN IS 8" PVC UNLESS OTHERWISE NOTED 408 407 WETLAND V% \ /) 368 MEADOW TRAIL \ i WETLAND C I / � JAI--21-0625 RIM: 994.23; --1 INV• 983.23"' , \ \ 2 /- MH-206 293, DIU. nnF 1 A ____------------------- ----- I I I I PISNEERen ineerin CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS I I I I I L I I I I 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-1 19128-SHEET-SSWR 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. PISNEERen ineerin CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS I I I I I L I I I I 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-1 19128-SHEET-SSWR 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. SANITARY SEWER & WATERMIAN NOTES: 1. ALL WATERMAIN IS 8" PVC UNLESS OTHERWISE NOTED I \I IVI . I V V I ' e- INV 990.17 '�J 252 \ INV:989.60 I , \ \ H-2043 ' I 251 ` II 12 SANITARY RIM: 997.8 l Y OTHERS \ \ --INV:985.47I OUTLOT J MH-1002 T I -� I RIM•:977.10 I I L----------- ' 1 548 ' / I ' _ \_ 250--------RIM: 996.?9 --_----RIM:996.$9 INV: 965.E _ ! INV: 985.99 - \ \ _549 ---------- -' -1 1 �� - - - - - -� -----'c---------------- \- - - - - - - - - ------------------------------------------------- I ------_ I ------- I \ \ MH-1056 RIM: 996.57 I I\ \ INV:985.57OUTLOT N _ I --- o------------� 186 1 1 ------ - 163 1 or 11 161 I ' \� -,-, TLAND G ` I 164 --_------------- R-- 160 \187 -------____ o----I LMH-1055 OUTLOT M r -165 159RIM:1001.33 ---- - - - ,/- H�-I! 100INV: 984.49 188 , z�IM:989. 6 II I \-� \ \\ I 158 1 - 249 � `_- - � ��� `\ 166 1 INV 965. 8 I WETLAND F �_ __-__ - _J - \ ---------- I I 248 i 167 I I 157 i 3 r-----------1 0 r------------ I �/ / / 168 1 : 0 1 156 I 1I I I / ' L---------- oo -- 247 89 171 > �' / N 1-----------� I _l MH-1054 I \ I MH-106 / RIM: 995.29 INV: 983.5i \ 3`3 169 I _-_-1_-55 H-10RIM:1002.00 MH-10� 1 1 SNYDER'S ROLLING HILTHIRD ADDITION INV:991.00`�' / JL---- RIM: 991 50 190 RIM:991.48\. ---- INV- 966 58 INV: 980.48 11 154 \ \ I I I I MH-1062 ® I \ 1 I I ---- - - RIM:1002.92 , 191 MH-1052 1 r----------- I , INV:991.92 , RIM:989.90 � 1 1 1 1 1 I I 11 153I I I I II `- T INV:978.90 176 -w 173 1 I Io------------ IIH-108/ > r-- 1246 L-_.tr . I 3 175 ---------152 RIM:1003.23 OUTLOT 0P1 177 ________- _j INV: 992.23- 193 -------- H-i i100 w RIM: 990.33_----_RIM:992. 5 245 WETLAND I I INV: 978.42------ 151 I - / I 1 -INV: 967.1 / / o 178 -------- 9L-L ---JL --- It I LLJ I- - 150 < It i11L-------------' 2--------- ---------�iIII i / MH\ -\ \1\0\01 \7\ \ 179 108 - v/ --- ---- I - RIM: 992.91-, ----------- < I IM:1002.74NV:967.67', INV:991.68--_---- \\-149 MH-100243 ------------- RIM: 990.58 180 ------------- - 181 10 --- ------------ I NV:,968.02 `\ ;;�l4 ------ 96 \2 -J i 06 - II I \\\ RIM: 993.0242 183 147 INV: 967.4 I I 241------------ I � II I I 1 11 �-------------,\ /RIM:990.36\ �/ -- ss9 1 / INV: 968.65 , 146 185 q I - H-1011i 240 --INV:2 092.57 R1�45 H-1010 <14, 2 ; tN� 69.28 RIM: 990.50 MH-108 \ INV 145 RIM: 997.3E 199 143 INV:986.36H 1071L\ o„= \RIM: \; I 994.69 `\ I INV: 983.69 239 I I SNYDER'S ROLLING HILLS i \ cvg 28�' \ \ �, �\ �' i , I I , \ \ 139 \ I \ -RIM: 994.0\ MH-1013 138I-------- - _-> -->Y- I I I I \ 8 � ®, � � � � ; , I I , � \ ��'-------J -r -- \ INV: 969.97 237 o L-_ I I L---------------------J I \ \, RIM:991.69 236 \ --- _ ------ -----� --( --- - INV 970_30 _ I o---1---- ----------- / / / ------ --- -- MH-1015 I I / 3 R #.�8-9_.27 - H -11 8 INV: 970. \------------ 6�--? / 35 ®, `, WETLAND L � 34 RIM: 99 .06 WETLAND 0 o^� ------ --- , / 33 INV: 98 .06 I I \ MH-1016 I - -- % 3 </ \ RIM:98I4�--J ��,, \�� -� OUTLOT P 31 OUTLOT N INV: 971.00 - / I I \ inn \' �- _ It / /yi,. \ PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-1 19128-SHEET-SSWR 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. SANITARY SEWER & WATERMIAN NOTES: 1. ALL WATERMAIN IS 8" PVC UNLESS OTHERWISE NOTED I I I I I \ I I I I I I \ I I I L- - - - - - - - - - - - - - - - - - - - - - ---� r------ I I I I I I I I I I- I I I I I I I I I I I I I I JL - - - - - - - 238 \ MH-1013 \ /'" ; 135 i i I I 138 \ \ > -RIM: 994.08 I ` _ �--- - - - - - - - - _-»-� INV: 969.97 237 o---- - MH-1014 - _ � RIM: 991.69 236 II , INV•970.30 1 ------------`---------------------------- -- -- ---- - - - - - --- - 235-- I - ' - - - - - --- \ - - - - - - - --- - - - - - - --- - - - - - - -- ----_-----I , - - - - - - - - - - - - - - - - - - - - - - - - -- ---- _, INV: 970.6�}_-? ® ;` - WETLAND L / 34 5�� RIM: 99 .06 \ - --; WETLAND 0 I ---- INV: 98 .06 33 \ MH-1016 ---- ; / 3 \ \ RIM: 98�-34----; ��,, ��� / OUTLOT P _ \ \ OUTLOT N INV:97I1.00 200 / i /% 31 3 29 0-1 / \ MH-1 .P16 \ -�_� /� 27 R168 WETLAND J H t 18 / \\ / , , lZ 90.83 \ / H-1019 o• � � 1 V:980.03 26 � INV: 980.6:8 RIM:989.93J RIM:988.12 ® J , / / / MH-1172 37 \ \ \\ - V;..9_72%46 INV: 972.14 r 202 'LL /' RIM: 99D &7' S 3 3 -1161 ' \\ i \ INV:9t0.87 4 RIM".990.73 MH-102 \ r i'- s" ® 0.627.',, RIM: 990.52 \ 234 \ � r �" WETLAND R / INV 972.77\\\ 41 4 I I F1.- ,162 20 _� \ ' - RIM:'991.12 233 " ® ' j' / �' L i \ 21 S ® } INV: 981.12 �a o2 22 �MH-117 23\>. - s" ® 0.40% ' MH-102 232 �,` , , / � > �8 ®o.3s% i 8" � 0.51% / RIM: -102 . �" ( / \RIM: 90 35 L4 48 ti� -_-- H-1017 / _ /' V: 9W.35 OUTLOT Q / INV:973.07-' !� MH 114 H-1105 / RIM: 985.86 j RIM: 989.541 18 \ \�,\ r 46 45 RIM: 990.04 INV:971.82 INV:93-9-54 WETLAND N \ \ INV:979.65 43 16) r .ram, r i ' - -- vv L ' 230 , i' / / r ------ i -'57 13 MH-110 H-1151 RIM:RIM:991.74 2. RIM: 987.93 INV 973 34 INV: 977.79 g INV: 981.74 6 \\ 1 12 �. RIM: 988: 9',\ 53 r I / 4 INV:978.28. 52 � 3 H-1102 6 RIM: 987.70 6 ® I INV: 976.96 `o �° 6 \ '� ti r ` L H-1092 --------- I I 4 \ MH- 022 r------- RIM: 988, RIM: 990.67 % i I I 216 I ! .90 65 MH-110=_' - . \ RIM: \ INV: 97/3.82 2 �� , ^ i I INV: 973.95 67 '� INV:976.52 �. H-1024' % < I -- \ \ \ oq° 13 6 RIM:98q�2 13 INV:979.62, � RIM: 987.0�, � , �; �, % i_----____---� = �""""-" \\ \\/ / " ®� 101 3,,� ' �.. 6970 INV:975.01 \ i \ r---- ' �' 203 \ \ ��" ` \ H-1093 \ 13 22 ® --RIM: 989.75' INV: 974.61 10 OU OT S 12 1 7 \OUTLOT R \ 204 > 10 S 10 2' ,. 73 74 \ yob 2 � �' /� � � 214 '' �99 10<< 2• ��75_' 76 H 1132 \ ` � �'�- �, , / `. \ / ;; \ \• �,,� \\ �' �// • ,' H-1094 98 \ 10 \<< 2 24� , 9\ ,'�, RIM: 99,1.11 RIM: 990.58 97 071Q 0 12 \\ INV:98'f\11 213 � ,� o �,' � INV: 97596.26 11 << \ \ \ . 111 Q 205 ;�\ \� 5� 77 I; ` \ RIM: 992.50 ; 1 \ \ 11 " ; 79 � � < 212 206 �r , << ` ' I INV:974.47' 11 <� 226 ' \ H-1095 MH-112 118'11912 121 12 I 180 \\\\ ' / ' ' ° \ RIM: 991.18 RIM:989.97 MH-1124 R 211 A RIM:992.00 81 \\ I i 225 \\\\v,r OUTLOT �/ \\�i',' ,',' �\ st r \ \ INV: 979.Q1 IN�C: 9�9 tT� \ ; , � \ , , RIM: 990.17'�, � °° 207 \ I�\ INV: 979.74 \ INV: 981.42 j 82 210 ,'�\ °� 1 \ H-10Q6 s� ®0.4o H-1125 ` ,,RIM�99 .55 \ r -,- -� --- ��o /,---- � <\ \ `� "INV:979;.55 � `\ RIM: 991.78 I WETLAND P \\ \\ �s \, 208 OUTLOT U MH-?123 \ INV: 981.78 I 209 \ $ , �; WETLAND M RIM:990\84 r64 INV:981.78 WETLAND Q \ <, INV: 980.38 9 92 91 9089 8 8786 85 8 8 \� \ I I I \ _ HACKVORE ROAD - I-IHI,P\MVKt KVHU Q (62ND AVE I - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - o / / I I � \ l I ------ I I FOXBERRY FARMS I I FIFTH ADDITION I I I I I I I I I 0 50 100 200 GRAPHIC SCALE IN FEET PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 00-ENG-1 19128-SHEET-SSWR 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. L - - --------'-J L-----------J r r ,> _ J L--------�< r r r �-----------� 52 353 35 35 <` , '�'� 341 , '� 407 31 3 7 , r 358 ` \ - WETLAND W _L 359 UTLOT G--- HWL=976.9 WETLAND V \ ' INV HWL=`976.9 J \ - -- -- <�E < < OUTLOT F r- -• / z `\ ' > I --- I \ I / - 1,6 \�PVC D/.TI/ O_C_S -_90-0 --.\,-- \ 2 v/ 360 D (TYP.) RIM: 976.8 �\ L 3HWL=974.3INV:970.50 367366 365364 WETLAND U 36336 HWL=977.8 / I --- I I FES-900A I INV:970.00�--- \ \ OQTCET=9 • BASIN 900P I ' \ ` \ IES FILT. ELF 72.5 OUTLET=973.1 I , \ HWL=977.2 � - - 17 IES FILT. EL.=972.5 \ /-' �/ �� \ \ =2.491 AC* / /'' / \ \ , / Z HWL=976.9 / r -- \ \ \\ STOR. VO .=2.578 FT / / WET VOL.=2.257 AC*FT , , �\ \\ \ \ / J \ /' 29 STOR. VOL.=3.094 AC*FT �,- WETLAND T \ HWL=977.4 / / / �� 406 , \ 368 \ ` / /,-/ 36 FES-9001 CBMH-9043 405 J <\ \\\\\ \\\ \\ \� 1 // / /' / 29 INV:973.10 / RIM:986.66, \ I / CBMH-9042 INV: 982.10 371 / 29�' RIM: 987.0 `404 �; ,\ \� \ / '� �' ✓, /' ,INV: 981.61. -/ 372 i 2 STMH-90 CBMH-9044RIM: 978!7 / CBMH-9003 9Y' I / INV: 73.51 IM: 987.01403 �, IM: 986.66 / -INV- 975.67 \\ \\ \ `\ , INV: 982.66-- c \ \ \ 373 401 \\ \\ \\ \\ 0 50 100 200 OUTLOT A C�BMH-9 04 r \\ ` \\ 39 \ RIM 987 45 \ \\ \\ \\ IM: 986.95 374 \ I 28 \N \ \ \ I4V:976.18 \ INViJ80.79 \\ \\ 398 p 1 GRAPHIC SCALE IN FEET / \ \ 3 9 \ \ \ `\ _ /CRBIMMH:9-8/ 9/ 80.0362 . 3\76 6, 28 396`377 CBMH-903 � IM. 982.50INV:981.26 11`\\ \\\ \ \378 \\ 'INV:979.00 CBMH 379 _RIM:986.95 395 INV: 976.74 381 `\ \ \ \\ \\ ,5 \ 283._ 'CBMH-9062 \ --RIM:982.40CBMH-9006 � 394 � 382 INV:978.63 \ Ii MEADOW TRAI\L RIM:989.3 \ 2 \ INV:981.82-___ i i CBMH-9021 \\\ \ ; CBMH-9061 --- I ,--------_----� IM:989.3\IM:982.20 \ I \ \ 26 15" i-INV:985.38 C MH-9052 INV:978.35 281 / i 267 I I l - - -- - I 383 I :977.51 , \ L ___I I --------- * - 9007 i--- I°r------------� �I \ / / 1 RIM ' 392 I 384 �� I\ - - - - - - - -> \ INV:982\46 I I ------------ J \ / \ L \ i I CBMH-9008 \ RIM: 991.38 385 INV:982.87 - CCBMH-9031 CBMH-9053 i PAL266 - - I \ � � IM: 991.38 ;; ��_J � IM: 983.96 � � 'i � / \ � 265 26426: FES T2 \ / INV: 987.38 -, INV: 980.46 I INV: 980.80 \ �5., \ 386 \ I \ I �\\ ``� , CBMH-9009 _` _-RIM -49Q.9 INV:98�.87 391 387 / \ \ r r , \ r CBMH-9 10 i RIM: 990. 6 42" `\ 88 \\\\ r'/ INV: 98,C17 3 // 390 / J `\ \\\\ �i CBMH>9654 I \ \ \ : 984.57 i I INV: 981.07 \ HWL=983.2 \� 6S_- III / OUTLOT B I \ \ ' 1 1 389 i / INV' 981.00 / I to 11 1 CBM'-9011 i I WETLAND T SW / WETLAND T SE I 60 I \ \ \ RIM:9 9.0 I HWL=984.6 / HWL=984.7 INV :98 .45 - 15 - - - - - - - - - - - - - - - - - - - - - - - 1 - - - - - - - \ IM989.01 - INV:985.01----�-- J HORSESHOE TRAIL - - - - - - - - i i \ I I PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 00-ENG-119128-SHEET-STRM 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. RIM: 9 0.31--7 INV:9 6.17 CBMH-8131 OUTLO C RIM:980.70 INV:976.77 421, cr R CBMH-8132 RIM: 980.60--- INV:977.10 ---6 r6 421 11 j 4 401 1 4 M31 97 .31 4264\ 42 CBMH-8095 15' RIM: 980.6 INV:977.10 CBMH-8094 Sri 419� 41 RIM: 980.60 INV: 976.77 N► 417 CBMH-8093 q416-��' RIM: 980.47 INV: 976.44 1 y 415 tea- RIM:980.82 CBMH-8092 INV:974.79 =. RIM: 980.44 INV: 976.11 v UDMrl-OVOI I�I RIM: 980.9 CBMH-8091 0o INV:976.91 RIM: 982.08 412 INV:975.71 15' 15„ N j CBMH-8072 RIM:982.08 0% INV: 975.23 --CBMH-8071 30" RIM:980.91 115 INV: 974.82 I I ---411----- . CBMH-8073 r------------� RIM: El I 410 . INV:977.39 I I CBMH-8006 w L___ RIM:981.0 F--- INV:974.62 CBMH-8004 I 409 1 I [CBMH-8005 ' RIM:980.06 I INV:974.02 L--- RIM:982.2 -� I I 408 1 CBMH-8003 40 i 0 RIM:979.45 J INV:973.92 - ----- - QW 6'9 WETLAND V \ HWL=-976.9 ' \ CBMH-826, % J RIM: 981.45 '\ INV:974.06 % FES-C1 \ INV; 969.86 CBMH-8203 RIM: 983.92 WETLAND U `I�IV:979.36 HWL=977.8 , ,CEI16H-8204 -' RIM:983.92 \ INV:979.92-' \ 368 \\ 369\\ ` \ 42 OAK RIDGE FARM I I ' CBMH-6028 I RIM:1002.4 I INV: 998.99 I CBMH-6027 RIM:1002.65 INV: 997.90 » » 15» » » 7S'• II II II II II II II II II II \ II �I II II II II II II 491 II �� II II I I 492 ; ; 493 494II 1 1 49511 II 1 ; 496 1 1 49711 1 1 49811 1 1 4991 ; 5 00 ; I ' II - 1I II II II II II II II I 501 I I CBMH-7005 IM:1004.63 I I I I IM. 999.26 I I J I INV. I I INV:995.26 ---- ---- -- -- --� J �. > i 1 502 i - - - S�,TMH-7002 489 I -_cc" --� CBMH-7004 i I I CBMH-6018- �S, \ I IM:975.0 cc 15-------------� IM:999.26 I I I I RIM:1004.6---------- _ --------- NMI' 969. 44 1 1 I I I I INV:1000.07 -- i � ^ I l i INV: 994.70 I I I I `�\ '• . J i 475 �I CBMH 70031 ' ' 4I 85 I 484 I i ; 474 \ II FES-7' ' '�, 486 1 1 I I I ' � I 1 1 I I I INV:969 00 `18" IM:993.41 I �4INIV:\ \`/ �-I II II INV:982.61 CB\M> H:,1-'6r10 -\- 5-- I I -_--_---_-_-- - J 488 RIM:1003.7_1 4$IN9999' CB-6051 ----------- IM: 980.�2 IM:1002.04 _j L ----- INV: 975.87 L------JUI INV:998.04 BASIN 70-------____IM:ss7.83 --- 504 3.OCS-700 CBMH-6016 LNV:965.00 INV:993.83 RIM:1002.9 -------_-- _-HWL=97' INV:968.50 483 INV 998.99 WET VOL.-1.352 AC FT 36 CBMAlJi43STOR.VOLE0.775 AC*FT �477CBMH-6004 �1 C8MH-601505M:980.82------RIM: 997.8 I I975.56 �FES-700A ------------- INV: 993.2Kim: I .3 INV: 965.00 jINV:997.47 L -- -432 482 472 r---------- ....W - = CBMH-8121 S-700B = _ I RIM:980.82 INV:968.50 ----------- I 506J INV:976.82 478 471 14,' I I CBMH-6014 i I 6-6041 OUTLOT E `RIM:94.IRIM:998.0 -- I-RIM: 998.03 INV: 984.33 INV:994.03-_-UTLOT \ I 1--------- I507I /' WETLAND B I `\ `\ /,' I I 479 470 1 v- / HWL=970.1 \ , r I \ I I L--__ I 480 LP I I I ----______-_' CB - I ``\ \ i /------------ ------------ RIM:I v - / , , r I I :975.16 I OCS - "� STMH-6002 I I I 508INVV / IM: 977.6 INV: 970.00 �\�`•_RIM: 974.6 RINV 970 21 1\ \II 469 I to L---------- a - CBMH/8111 I----------- RI� ---� ---- L---------� --- CBMH-6013 /------ ------ � - RIM: 992.7 _ I I ICBM - � N /-' INV: 7\6.8`6 -----� \INV: 987.02J LIM: 992.76 / FS-600B -STMH-60121INV:987.65 1/FES-6001RIM:983.13468 509INV: 970.00 INV: 970.00' INV: 970i27 ______FES-600D 42' FES-60 I ----- I " _ ----- INV: 970.00 I _ � I 21CBMH-8101-- -- INV: 970.00 i-- 3IM:980.82 INV.976.82 I I I I I I i, - -_, \ // ,42" ' 136" i---- I 1 510 1 I I I I I I I 467 I, -c4n --I 4-CI143I 5 143611437 - i i i i _ JIi I iIi -4-- -38 ``\ / I �\ STMH- 400� IM: 981.50 RIM:971.32 OCS-60j,?SMi INV: 967.00 RIM: 974f60IM' 980.86 I I , 439 'INV. 977.50 INV:970.00 --j--__1 -__jINV:974.68 i I 40 I BMH-FES-600A '-REUSE BASIN 600P 466 _- ._J IM:980.92 IM:973.88 INV: 966.50 OUTLET=970.0 -DRAWDOWN EL.=967.0 INV:976.92 FES-600C HWL=974.6 512INV: 970.00 FES-650A /INV: 966.50 WET VOL.=7.540 AC*FT �- < < < INV:STMH- 401 C*FT 1 42 1 IM:993.56 IM: 974.07 _STOR. VOL.=7.899 A465 INV:989 - S- 399 __J REUSE BASIN 650V:96700 - FE-1 1 _ I �U�Is e - - ICBMH-6061 -- ----- I II ICNBIMVM:: H997-87318..000050 1---�II M•c9n=8-0.3CR9BI24MM:8H9I'-81I8' .01384647 III , yI I 1I : //7S.'►> r,�� /.'\ .,/. ,/ ' r''` %/'/ �I II r -- I -OUTLET=970.0 ' INV. 967\ .00\I I I I STMH-/620II II IN VI :967.00-I II DRAWD � R�IM:B�M�H3\- N 15_" _ OWN EL.=967.0 FES-6201 INV988.07----_-149 HWL=973.5/R?. i : 970.00'------------ NV ------- vI ^ s ---------- 44.=.464 T_-- ---_ _ -_ -- 346 SOR. » ------- I III1I / I I----- 1r----------------- I' FES-CII 4 »-'< < < < I II I Itn I I I I 1 I34 INV-.970.00 I I I I . II CBMH-»I6231 RIM 976 I II I II I I I INV:988I-;5 RIM INV:977.68 CBMH-6507 I I .5 456 458 5- 14FES-6501 INV- 970.44 45CBMH-8045 988.63� -IV-970.001 A 449 1 450 452 I (A -448 II 1454351 I4531462 -8041 I INV:976.57 CBM-6522 INV:980.75CBMH 3 5 _IM:984.16 --� CBMH-6502 - V980.1L IM: 980.41 CBMH6-- INV:975.58 IM:980.29 51515" CBMH-6063 INV:975.5, INV:970.30 "�< RIM: 993'15 CBMCBMH-43 CBMH-8044 34 IM:980.50 IM:980.80 RIM:980.80 '\ INV:989.29 21" - -- -J)III INV:976.19 INV:976.87 INV:977.30 "� ,/,/ ,,' 21 _ 15» _ - 15"----------I �- CBMH-622T- r- -- I i - -- 1 i / ,\\ ' ` �� 516 35 35 ' ' 341 ' 1 1 I, I I I I I 6 97 I I 1 I I I � I I I � / I /, ' lI \ I I \ II �I I I 52 353 - 3 3 7 505 BM:H9g-C65�0g 3CBMH-8031 MH-8022 MM987�ZW84 CBMH-6504 IM:980.06CIBM: 980.25 358 `RIRIM: 981.15 - --TI ---52�=7 � 3-04 I�NV:973.841INV:976.06 INV: 976.25 INV: INV: 974.77/6III 0211 FES-C3 INV:97b II /'-� "/ RIM:987.27 CBMH-8- / IM:980.24 359 UTLOT G �--- INV:970.50 / < INV.981.31 15"-INV:9_75.69 11 ` �-♦ /- OUTLOT F----- _.� /' ,,-' \\\\ \\ \\ 303 ; I C \ IM:979.57 360 INV.• 973.85 WETLAND C 301 N= 367366 361 HWL=974.3 /--�'- _/ /,, i \\ \\ \ r INV:973.60 \ BA OP FES-8201 _0UTMT=9 1 1 /\\ 331 INV. 973.60 IES FILT. ELF 72.5 / 29 29 29`\\ \\\ HWL=977.2 _ - /' // / ^ \ \ =2.491 AC*F�� /'' 29 \ \ STOR. VO .=2.578 FT /'/,- J ,\ /29 , '' \� \ 330 \` \\\ r/'33, FES-C2 \' 1. INV: 969.60 rrc_a'329 \ \� _ PVC D.T. I I-♦\ /' /\ \\ ,�' ' nnA ./ (TYP PISNEERengineering CIVn. ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS • I IM:987.58 I I I I I I CBMH-6222 ��� 15,, /��� � / I INV:983.14 I I 1 1 I I IM:992.49 \ �r CB-6091 / - I I I I ` RIM:993.85 ' ^ 305 ; 'I 306 307 11308 11309 v'98T98 \'`, INV:989.85. / I I I I517 - 'I II II II 310 / cr�c<---- L---� r--- -J -- i i518 51 - / 340 / 338 520 J� }7� L--------- I -----___-- \ 337 I ------ �-� 521 - 314 52 333 , ;'' , \ 336 315 - ; I � I � I I I I I ' I I � I ❑ I II BMH-60261 IM:1002.43 1 NV:9917.22 I I I I I CBMIH-6025 RIM: 999.36 INV: 995.86 I � I I II I I F I I I FES-6035 INV.998.00 I I 1 ®I CBMH; -60241 RIM: 1000.48 INV: 994.73 II I 0 50 100 200 CBMH-6023 RIM: 996.67 INV:993A 7 - i GRAPHIC SCALE IN FEET I - BMH-6022 IM: 991.92 I V: 988.42 II C MH- RI : 993.50 IN :989.12 CBMH 6032 IM: 993.40 INV: 989. I9 Vl fl-V Vah : 993.40 : 989.9 I I I I I I I I I 00-ENG-119128-SHEET-STRM 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. -------.. \ r rr\ ' •• \L � 3 ------------� I I I I I I 463, -- \CBMH-6063 515 RIM:987.27RIM: 993.8 408 ' , 342 INV981.31 `\ r r / / <� � < < < < -�� INV• 989.29 , � , i I w --- 516 r - - CBMH-6205._ `✓' -- r- �711 35 � . / 341 - - - � � = �cBMH-s241� I I 1�I;r�,,r „\\ 40'. 52 353 3 / , RIM:987.75 " IM:987.75I I I``'INV: 981.87 ------r / INV:983.75 I I I I / CBMH-6064 / - \T1M-3- 04 I1'1 RIM: 9,I6M50.•65959 4.�358 306307 1 308 309 INV: 990./ 2i 7I CBMH-H-6206 CBMH-6251 1 5235UTLOT G NIIM•990.51 310 INv98411 INV:9S7 01D V � V:982.37/03 5\`-1-\-\ 8 INV: 982.85\\6.9 -OUTLOT F RIM: 990.62--- 7r--------15----- 302 INV.991.00 > ----- - - - -- ' -- - ----------------------- 360 WETLAND C CINR\BIMIVMIM: \r99�1.45 INV:983.65\ V:986.8 31-2 9 ---- 1sII J 1- IoI I 1361 HWL=974.3 RIM: 990.5 ` \ 340 339 6253 IM: 995I.% 5' 8•365364 - INV:984.64\300 IM:991.80 INV:991.58 8.30 3• '520 -CBMH-6210 313 RIM:990.9 INV:984.21 INV: 985.10BA OUTLET-9 331 -6221 IES FILT. EL 72.5 IM:991.4337 521 NV: 98743HWL=977.2 /CBMH-6066 =2.491 314 FT 332r) �- I IM: 99 29INV:989.53 330 IM: 993.80 IM:994.46 IM:988.49 INV: 990.30 52 '/ CBMH-6294 INV:990.46 v:9848s 333 336 Z RIM:995.5 315 CEL L INV:991.51 -6255 IM:999.27j I- --- - II , 292_ ,>'�y,'' 334 I I ` INV:995.221 I CBMH-6211 328 ` r r ' I I 335 \ . r� INV: 992.53 523 q/ 15 2T3 RIM:991.53 ,: �15.. <_ `>`' ,r � ����- 7S, �\ I I \\\ r' ,-`\`..� 316 \'� .'•� \ � � _ 29 k INV:985.70 d ! CBMH-6212 r \ CBMH-6068 j,/ CBMH-6293' I ° I jCB,M�H-62713,' \ \\ RIM:1004.4 RIM: IM: 995.97 INV: 999.84 INV:991.03 RIM: 990.00 rIM: 988.99 INV: 992.47 \C\B\MH \>-J 6067299- INV: 986.19 327J INV:985.49 317 - �II , \\r \ / \�I/M:1001.6227 CBMH-621INV:997.62I H-60�289RIM- RIM:1006.1INV:987.95 525N 323 '1 1 31NV:1001.6127 CBMH-63 IM:996.78 320 ICBMH-607IM:1004.40 C8MH-6303 -INV: INV- 990.26 CBMH-6313 \RIM:1006.53 526 INV: 1000.40 CM-IM:1000.41 INV:1001.98 RIM.1000.4 4V:990.70 4V:997.95 INV:991.18 5"-1. OLOT H 15" _ ' I , -- J -- , C8MH-6071 `\`\ 15 \ \ I r H-63215" i IN\IMV:15100200268..5544 \\2 IM.994.24 IM:996.78 r_ ' I I - t \ \\ EI INV:989.07 CBMH-6306 I 1INV:990.82 IM:972.60279 CBMH-6322 CBMH-6314RIM: 996.77 28 CBMH-6302 IM: 993.86 INV: 968.85 INV: 992.28 oo� 11 1 :.INV: 998.51 I I FES-EX _/28 INV. 987.27 I I 530 FE-E1I CBMH-6341-INV:968623 CBMH-6307 CBMH-6214 -1I 1 534 I 531 INV: 968.91 .1 1 1 1 532 RIM:996.01 RIM- 995.92 INV:991.92 CBMH- 332 INV:992.51 INV989.62 IM:994.81 I 538 �^ INV- 991.31 . 1 / 283 271272 \ - IM:997.83 MEADOW TRAM \ Z s \.539 CBMH-6361 � 1NV•99014 ' /---- CBMH-6308 i 270 RIM:998.3 <' i// l ,r--____-7 \ RIM: 996. 269 INV: i 994.35 84 ,�, �5 \ INV:993.34 268 /s >Ss a IM:997.93 \ - - 281 / 267 CBMH-6353' /, `.INV: 993.93 RA-0 �/� ,,/'' _ - - - - 1 RIM:1000.125 "� ' ' 541 I / / / \ II I - - - - - - - - - - - -- NV:996.12 i r IM:998.71 INV:991.06543 ' ''^ OUTLOT L b I \� 3.87\25 r v < I ' _ % ' \ C 40'0 n Q c� / \ \ J� / % / r'r'' \\ INV: 972.00 CBMH-6216 i` t / 2.9 RIM:997.s p 544 I r CBMH-635 �h / ' / r r \ / WETLAND E FES-400B / RIM:100_12 6 INV:i 90.65 ^/� 256 % c� r'r'' INV:995.64 HWL=972.6 INV:972.00 N� I 261 \ 255 / ; I I _... w, , 545 ,% �11 21f FES-400A 66 263 262 �,0� < ' % ' % 254 I I '� - • CBMH97.7 8 11 I / INV: 968.00, 265 I IM:997.78 1 21" INV: 993.78 1 ' � � I � CBMH-6218 �� ` \ � ` � 1 I ,'// I I 253 INV: 991.78 I / i i % �� \\ \\ 546 i� %/ , AS N 400 t \ \ I N?I / I I , / \ CBMH-3137 1 I r' �i OUT -9 .0 252 \ IM- 997.67 I f WL 13. INV: 993.25 11 i I I I ET .13 AC* T 547 1 TO OL 0. 911 A •FT \ \ \ I cBMH-6219 CBMH-3136___ �251 ' \ RIM. 996.65 I I INV- 992.81 I \ INV: 993.15 1 I I \ I ---- 1 I I _ _ OUTLOT J I I 548-- ', --- 1 I ' I ' _"------- I - - - - - \ I ' 250 ILO CBMH-3134----__� I-- _ _ - - \ \ I I I : 1 IM:995.85 ------ /' ' _CBMH CBMH-3133 I -3135 I INV: L-,�-- __ I 15.. 1 -1 �'>�' 4 \ OUTLOT K RIM:995.8 549 INV:991.85 / �> IM:993.78 I /' '--------- 1 - _ - ----- - 1--------- » -- --------_ --- ---- - ---- �_----------! -- - -------- ------------------------------- -------------------- -�G - , -------------- ----- I OUTLOT N -, I I------ I I ' - 1 I I . 186 161 I __- I I - WE N I I 163 I I -1^ ----------- HWL110 0 ------------ 164 16C 187 OUTLOT M �1 -',,-'' ---- -- I \-BASIN 300P �� �- 165 _� I 159 ,. OUTLET=975.75 188 I I IES FILT. EL.=974.5 `_ I ---------- J ' i I non 1 / I I' I \� H'WT `980-0A aza nrrT �. 1r1i1 PISNEERengineering CIVn. ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-STRM 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. �J -e \ 252 � I / OU =9 2.0 <�� \ ', I I I I ET I�.= .13 AC* ` 547 ' TO OL. 0.691I A F \ RIM: 997.05 \ \\� - -1� -- __ I FES-4001 I \ I ; INV:993.55 i 251 , �_________---i II INV:972.00 I \ \ \ I I--------� 1 CB--312_1_ / OUTLOT J I 548 INV:980.00 -- I RIM:981.1 IM:97- 6.37 CBMH-3161 CBMH-3133 INV:977.10 h - - -RIM: 999.82 - \ \ I INV:993.14 250 1 IM:993.78 I INV:970.70 - I INV: 989.78549 1 I IM: 986.64 4 OU TLOT K - ------�- \ \ i I L- ----------------1� ^ �� -�• I�___ - ,� _ d- - -.^.- -- INV- �98-2-.-64MH-3103---- ------ ---i..I - --RIM: 976.37 CINBVMH97-J�-�- 21 -----------------_ IM: 981.10 24.05-04 3------------------- -__ ` i o0 - - - - - I ��a 24„6 PVC `D�T. �cc 18 I ------------ ' INV:976.90 I-- I / \ CBMH-3144 CBMH-3143 21..-`L ••.. � 24 N ;,�-'��'� -�\ 16 1^ CBMH 4004,I RIM: 999.82 RIM: 996.4 �__ CBMH-3102 / ^ I IM' I 979.39 IM: 993.78 w ' \ I INV: 991.31 INV: 990.64 INV: 975.39 I I I \ \ I - �IM: 986.64 i `--------- =--J OUTLOT N t INV:988.98 \.•I I I I - - INV.976.7 CBMH-3142 FES-3101 MCRIM: 9-8361.04 RIM: 995.52 WE �63 INV. 3INV976.00 INV: 990.41; B11CM 995.52�RM:9899 1 ^ I ----1-6-1- -- --, I OCS-300 , ✓ car; ------------- 00 I I II III INV989.85> _ �IN;V�:985.9C F'E,S-�421 IM:FES-3099 1 INV: -971.00 9�771.08_08_ 1634105 15- CBM,I H-46 IRI 0.62 187 � IINV:980.00 FES-3_OOA RIM: INV:999.10 OUTLOT M _INV_____ CBMH-3098 CBMH-3091 ._-----_____- IM:1000.31 IM:995.82 `B165 159 -- - - - - - INV:996.31 \INV 1.82 S30 7 OUTLET=975.75 CBMH- I �IES FILT. EL.=974.5 RIM:98__---- 1188 OI! I o HWL=980.0 INV:943 r-- STMH-3o82 INV:00 WET VOL.=4.636 AC FT 166249 IM:1001.02 II STOR. VOL.=4.482AAFT 158 CB-3083INV995.45 \-- � ---J HWL-1� RIM: 1000.9 18" r---------------------- > NV:97., 7 1 ^^ ^^, . BM INV:996.01- 18"� 36 _ 8' I IM: 98I; ,4.39 /CBMH-3024CBMH3107 1IM: 989.L. RIM:1001.' INV: 978.29 INV: 985.30 INV' 984.85I--INV:985.41 INV:996.836 2- CB 3031CBMH-304 IM:991.59 0 189 IM:989.68 168 156 I �III _-__-_------- II II II / \ \ \ �\ \ \ \ \\ \ III II \ ,�__ .- CBIMH-3�i5 \ .• ^r i� ��`�i�' �\ \-3095 �FES- 30 1 I i--INV: 985.68------- •-M-H---30-0- 6-----------J247 CBMH -�Q 1 CBMH-4007 ------ . ----IM:1001.03 INV.981.52 -RIM:985.39 INV:997.03 N- 170 169 1 :981.89 1001.92 'h 55 SNYDER'S ROLLING HILTHIRD ADDITION 'V:997.3190 J L----------J RIM:995.81 F --------------- INV: 991.2 INV: 980.00\ 2 ^ 154 I ^ I 1 I I IM:3 191 ••..RIM:989.3 --21„ lg• r --------- \:i 1 4008 CBMH-3086 INV: 979.80 1 r------ 153 89.941001.92 -RIM: 192NV99176 INV 986.44 w - IM:991.11 N RIM: 989. 8 173-i I I � / INV:980. 5 CB-3005 l i 17 11 175 r-INIV:9811 0 I 152 I 246 '> J - , I � I ��; 193 1 11 1 1 177------------ I I I 1 /� \` � ,'� ,/ OUTLOT O � RIM: 989.95 i 1 1 1 1 1 1 1 _ � I INV: 1 1 1 1 ----- i WETLAND I -1 I w I / 'n \� ;/ I I I151 \\�1 17� ------ I ©CBMH-4009HWL=978.8 RIM:992.1------IM:990.50INV:982.76245 MH-30 ! INV:987.00 / / I L -- = 194 \ 1 I 1 1 1 I 178 1 ^ IM: 992.17 __ I / / I I--__ ___JI i l CBMH-3009 INV' 988.1750 is INV:983.17 r--_ J I 1 2-4-4 ----1 I ---- -----I CBMH-4010s------- J STMH-30\179 -RIM:99.72 Q II__-----_ 195 RIM: 992.67" INV 989.22 :983.48 149INV 243 1 CBMH-1511------� i \\ \ ------ I I RIM: 99 .17 I _ IM: 999.40------� I i RIM: 990.36 \ \ \ \ I � � IM:992.62_______ I I I 1 CB 1510 INV:995.40 I INV:984.02 ,INV:988.62 I INV: 99 67 I I i I / \ \ \ \\ /' r �S I I I L__ RIM: 999.02 1 i \\ h i 148 1 Q \ I I -_ INV- 994.z2 196 / `� 182 \\\\ \\\\ �`---------- ______-----� \ 11 i ` \ ' \--------------- - - ' 1 L------------� CBMH-3012 \ I 1 242 5 I RIM: 989.1 18 `� 1 , 147 1 Lij INV:984.55. I I 1 I-_---------� I 197 1 I r 1 w' 1 I is I I II III I 11 1I / I -- ��----------- ------------ \ _ /"M'�'9? /\ ^/BMH-30CBMH-15 I 241 Q RIM:996. 8 I I INV:979.�0 76 1 + -1\ -4\-6 > � 198 185 /1b I:990.36 INV:993. 8 INV:986.3 09 142 IM: 996.34\- ----�1I r 240 J INV.991.58 CBMH-3013 ',' 1 I \\ \ 145 I I 9 N IM: 989.11 143 19 / \ , ..... INV: 985.11 I 1 1 44 \ \\ I CBMH-1521 ,�� \`�141 cPs� IM:994.36 I I \ > 2INV.990.36 e SNYDERS ROLLING HILLS RIM: 5.77 ^� >�-1804 ``� 14 INV: 2.27 \ \\ r / IM:989.79- �\ \ �'' ,� 0 ---- ------ \ ��\ -7 INV:985.23 \\ ` \ \ \ -� y STMH- IOU,) I \ \\ 139 I I I \ < 238 / I IM:991.13 FE 379 I I INV:984.63 �11351I 136 I I \ \ ANY: 979.00 �I > '� I RIM:994.26- I \ �'---------- ->-� I I I I \ \ \ INV:989.79 \ � � � I � 1 \ ` STMH-1802 I I I , 237 RIM:980.9 I I I 1 1 \ \ \ 150 '' ^ INV: 976.18 ; , -- ' L----- -----� ��. ---- _------- eo I \ \ \ ',-RIM:992.1 I ` d'3--------------- \ VINV:988.11 L---------------------- 236 ( I -1---- ------- - --� -J INV: 976�00-� f I �' -OUTLET=976.0 ---�-----T - - - _,---y---- +- - - DRAWDOWN EL.=973.0--------------�--- ------------ - ------------ 60 HWL=978.9 --�----------- I----- I //_�- /WET VOL.=0.472 AC*FT�---------�,-----� _--___�- -- 'I------------------�--1 i � STOR. VOL.=0.913 AC*FT -� ------------------------ - - - I I ' WEILAND ' I I ,� \----------, \ HW1=983. ? �, -- "� HWLL 977.1 3 35 I I 3 I OU TLOT N - - OU TLOT P 31 PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-STRM 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. 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 - M:977.10 238 �� / v i i i \i �\ I FES L1 I V:969.79 I FES-EX I I \ \ �' / I i I ' 1 1 137 \\ \ 138 I INV: 969.82 ; I INV:969.36 CB-1so7 135 11136 > I \ �RIM :988.1 I \ \ \ \ _ ---- INV:988.11� I \\ \ OCS-180 / I""�, 48 _ _ _ 237 I I I I _- \ \ IM:978.90 --- L 1 FES-180A L_____J INV:975.00 / ------- _------- 4 I INV:973.00_ ----- _ /FES-180B I I - - J I \ \---------- \ \236--� ----r 18 CBMH-1506 INV: 974.70 RINV:977.32----------\ \INV:973.00 ----------- IM: 989.93-FES-150E--/- -- / ------------ --- - -�; __1 I BASIN 180P 0 o \\\ I I \ \ I I \ I I \ \\ I I - - - - - J L - - - - - - - - - - - - - - - - - - - - - - - - - - - / 80 I / / I PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS ' OUTLET=976.0 _ -� --- - --'- -- -,\ - `� -- ---------�-- - �--�-- DRAWDOWN EL.=973.0--HWL=978.9 � -- /WET VOL.=0.472 AC*FT - FES-01N STOR. VOL.=0.913 AC*FT T -------- ---�/- ---- ------- --- -- --------------------- --- --------- -02N INV:981.5_! / -_� IN . 82_00 33" FES-01 S STMH150D 36 A ------ ; / FES-02S 3, IM. 980.35 WETLAND 983.9 7 INV:981.50 INW973.00 WETLAND L / 35/ / INV: 982.00 ,5.. ' �aM� 1504 _ � 34 1. r I -___ HWL=977.1 / I ----- ! CB-1505 / 27„ IM:987.98--------- -- / / ` RIM:947.98 INV:976.72 i 3 / \ 1 INV:9 6.86 >> 2j" STMH-1502_ CBMH-1125 -� /_,, IM: 981.65 RIM: 990.8 '� >> INV:976.10 FES-150 INV: \ OUTLOT IN CBMH-1503�� - INV:973. 0 OUTLOT P 31 \ I I r / � IM:988.11 moo= 'FES-150A OCS-150 IM: 979.10 30 FES-11-2^-&--\ .� �� INV: 9\60 INV: 973.00 INV: 975.80 CB11124 IN)i!J83 50 �---- \ FES-1501 \\ FES-1508( -RIM�./09\ 0 .254 29 STM-(3) INV82.98 1,54 RIM: 987.77 201 INV: 976.00 8" INV: 975.50 $ g \ 4\1 42\ \W�TLj' - '` \V:977.08 H� - _?FS-100F RIM: 990.0 INV: 973.00 OUTLET=976.0 INV: 7 DRAWDOWN EL.=973.0AIM8612 / INV:982.12 202 HWL=979.1 CBMH-1122CB-12�'I-"CB- 6 r r WET VOL.=0.551 AC*FT20RIM:989.63 40RIM:989.13 RM:9871 1 STOR. VOL.=1.090 AC*FT INV: 982.63 98123INV: 985.13 S / MH65 HWL=984.5 CBMH-120WETLAND RI I1 ; iI 1 III 15" IM: 986.40-, RIM:989.1 JN17:975.58 '-I NV- / /- \ • ✓ \�\ 233 INV:982.20 21 0', 21" , I / / , r - CB-1251 �� n 21" h STMH-1204 L 15 L /'' FES- 5 A RIM: 990.32 % IM: 985.16 INV: 975.50 \ .. ' �°0 A CBMH-1205 CBMH-112 CB-1040 INV:986.32` ' INV:981.16 /- RIM:986.18 \ RIM:989.62 IM:989.70 �' " , ^ CBMH-1203 � STMH-100E �'\ I INV: 981.48 "v ' IM: 984.43 INV: 982.34 INV: 985.70 \\\ CBMH-1208 IM:981.00 / �F S- 5 L�} 18" L'' 232 ��'�� IM989.85 STMH,i2? � INV:977.07 -- h 4$ DUTLOT Q / IM: La I Tex i CBMH-1202 / /- 47 INV:982.Z3---RIM`g84.44 \ 4$ I INV: 978.34 2," IM: 984.43 �- 18 '\ CIA> CBMH-1039 i r CBMH-1209 WETLAND t17\ 15" INV:976.20 STMH81.0D 00 FES-100B J \ 21" , IM:990.15 HWL-981.8 1 231 > r IM:990.32 / \ �� l I INV:973.00 INV: CB-10821 \. Gj r\ INV\4982.04 I / e INV 983.18 `' FES- 1 / RIM:988.25 C6 1111 / 6 CBMH-1038 INV:980.00 I _ J INV: RIM:988.1 2. 4 1 1218 S-P1 I / S-1201 1------- _ 15 �y IM:989.75 I \> N�. �' 1 i''- ( 7` 14 INV:984.11 3 59 $ INV:981.90 I I r - CBMH-1210 1 \V:981.00 r IM: 990.87 i STMH X181 FES-1 00C - $ I / r � �_____- r J STMH-1034 r �`� CBMH-1037\ I L 230 / INV:983.71 r t 982.68 / INV:973.00 - - -A - OOu o6T T IM: 966.14 r FES-004) 9 � NV: 976.50 IM: 989.10 _ r r INV 0 TLET=9_7�0 INV:980.24 2, \ Label Text 5 /^ CB-1261 / U _ IM:980.40i' \, \ 1 0 J L/ \ INV:981.71 3 4 i r r i IM:987.66, DRAWDAIA I�EL.-9 /INV:976.00� �Ef 103 219 \�� - _ _ WL=980.4 -FES-100A CB-1061 CBMH-1081 IM: 988.22 \ (;'BMH-1036 5 L r 18' INV:978.11 : RIM: 987.5 � r r »L.=2.84 A INV' 972.75 6 RIM: 988.54 ° INV: 980.52 I�, I lie CBMH-1211 �' r-`---- 1s" I I STOR. VO .=5�56 C*FT 4 5 IN\:983.51 h r /-il \\ I � y INV:983.68 ^ CBMH-1101 IN,V:9 1„15 IM:9`� r r I I r „ r IM:988.47 \ ` \ I 2 3 CBMH-1032 15 - 1 '\ 1 4V: 984.47 ^�^ /-1 I CBMH-1271 CBMH-1002 1 IM: 987.66 �` CBMH- 1.05 'L INV: 6 I r r 7 I I IM:987.66� \ RIM:985.4 INV:979.08 IM.9�88.4 . 0 ` 220 r L_CBMH-1282 I INV:983.66 CBMH-1031 /s'' 15 CBMH 091,,64 INV:984.43 '\ \ inl I � INV:976.531 � c�.. � IM:982.73 L _ - -\ I RIM:986.5 �I < U1 2�. IM:988.34 '\ \ / r I INV: I INV:_978.64 INV:983.34 65 1 FES-1a01 < N` RIM:98 .76 r11" r I CBMH-1291_- < ` \ I FES-P2 I' „ I 216 I �-INV:976.00 i � CBMH-1033 IM:988.49 \ I 27 �� IM:987.51 o CB-1092 6 ` \ I INV:9 5.76 ^`o CBMH-12621 \J h \ ND K 1 I \` � 221 \ INV:,981.60 I INV984.49 \ � �. \\\ % / I RIM: 988.4 " --_��� \ \ Z� CBMH-1042 �,. INV: IM:988.43 6g '`\ H �9 I IM:988.24 3 INV:983.95' � INV:983.93 r'' � � r '\ I \ \ \ \/ 21" 21 INV:983.46 sZ \ \ 222 \\ \� RIM: 982.88 1 \ \ 203 �� ��3 CBMH-1041 \ r 13 CBMH-109 I \\ \\ \ INV:979.11 �� \\ 215 \ \ /�� / r RIM:988.24 1 OU r OT01L�ML�H-1071 IM:989.94 ``� -1212 v;^ \ i �'_ `\ ;,'' ` .3a,3 INV:982.98 03 :987.50 121 S1 INV:985.94 -OUTLOT� I r ' 22$ \ IM:989.76 \ \ INV:984.00 \ 7 \ 1 > ' INV:985.20 r IM:985.40 1 rr. 2 MH- 284 �/ 214 \� �� 204 �' s, INv:97s.89 �� 05 2 \ l� \\ �\ \ RIM. 983.12 S \ IM: 988.50 2 CB-1093 \ 223 INV:979.4 CB-1263 / IM:983.62 1 6 RIM:989.18 INV:985.00 2' IM:989.94 .1004 �� INV977.47 STMH-1043 INV: \ INV:985.18 \ \,, / IM: 989.03 IM: 990.01 227 �� 13 INV:981.95 \ 96 I IM 990'01 -Q 1 0 CBMH-1073/ r / CBMH-1044 77 I \ r �� / CBMH-1285 \ \ /BM��H > IM:989.23 224 ;RIM:979.69 \ \ / 205 \'�� 's� rj� IM:989.56 1 �s"<< NV:985.73 s`' � < C-1005• � � 15., INV:985.00 IM:990.34'/ INV:9.82.36 OCS-1022 << 13 226 CBMH-1286 \ 984.44 4 .56 is -1045 �-�- 18 2 2225 RIM:983.72 H-10INV:980.CB-105CBMH 78$ INV:979.98 RIM:990.34 -98IM:990.07 INV:985.59OUTLOT V INV:982.92 INV:989 91 ; I CBMH-1287`, �' CB-1046 82 - RIM:983.9 �� ���/� 210 /' 207 FES-1023 RIM: \\ % �r 1 INV: 980.27 � �� -J L s� CBMH-100INV 7,'� `�d's \ ,-� :98200 .INV:986.07\, \ � I / ---- �, WETLAND P 1 ! < RIM:990.67 HOUTLOT U \ ! I WL-983 8 CBIvIH-1288 / - I114V.983.23 209 \ I tt984.0 WETLAND Q / \ RIM \\\v',\ \ 208 '-WETLAND M 86 $ HWL=985.4 \, \ i <\ CBMH-1008 \ I HWL=983.4 93 91 89 88 RNV 983 66 I CB-1010 \ 9 92 90 87 85 IM: 990.3583 ' I I I I � I I ,\ ! II 1 IM:988.69 �\ 1 / \------------�---INV:984.69 _� \ -------------- - - - - ----------!-------------- 15"------__ \ ---------- t CBMH-1009 -------------------- RIM: 988.7 - - - - -HACKMORI ROAD ------------ _ � I I I I FOXBERRY FARMS I I FIFTH ADDITION � I I - - - - - - - - - - - - \ � I 1001 I I I � I I � I I � I 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-STRM 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. SHEET INDEX V gag �► \ �� °" '�".`,� ti o," � v v 75 013 v� gab gyp% 81.80 / N w"' / \ �� \\ 378 \ \ oga \ \ e \ \ 9ga2? \ \ \\ 2\ \ L°9$4 � \ \ 82.5 83.282.4 381� \ \ �p,9$ 5 -\ \ - 83.5 3 % '0 Ilb g ell- ( II �i �� ) CO Do rn � \ 81. 0 o f I �� 382 g00 \ I I8 I I to \ \ \ \ Mo CD urn j I LL o cr)I �. 00 00 \ \ J \ t \ JU C�J --J -- 0) 00 9 .7 .3 - o \ � 81 2 •7 Q, l \ ---- --o --- °00 l I I \ \ 0000 00 �, o s.5 Kim 0 g4 rn� \ / \ \ I 9 Ex2---- - --- S�. 83.94 \ / \ . - - .4 i - -� 9 l o I co \ / \ \ \ ` \ 0 25 50 100 \ cd eo 6 5r. �; DO I 1 J 1 \ \ \ o ' co I \ \ \ J I \ I / \ GRAPHIC SCALE IN FEET \ 1 j \ ^ J J I \ — ,986 1 \ \ o _ o \ \ BUILDING REQUIREMENTS: LOW OPENING 2' + HWL l 1' + EOF 83.96 \ 86 / CO / I i I / 391 387 4 / �9� 0 �� of q�b 84.57 \ \ \ WETLAND �'388 HWL=983.� ��� 6 9 mi�� / , � I o (0b) \ �`b 86.6z 986� \ l / rn �r I \\\ CP I N� �N '� 8117.9 �� QUTLOT B I I I \ I I i \ I �I 389 ,I 1 J I I I \ 1 \ \ \ 1 I o WETLAND T SW '` /�'� �� �\ / J �� / 60 I I I I HWL=9,84.E �' WETLAND T SE- '� / ® I °' / i I \ \ \ 1 -- -- --- HWL=984.7 I I I \ \ \ �x.84.0 .5 : C�7 _ _ f -T - � — \ — �\9`98 0C) H-QRSESHOE TRAIL / �984 �-� ,� y X WETLAND W4 i� / ( — oh o,� °h oh oh I oh oh \ oh oh�—oh oh oh oh oh �'\ HWL=985.4 oh oh �oh — — °h�°hl ( °h �J — PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS (651) 681-1914 I hereby certify that this plan was prepared by Name Revisions Revisions 2422 Enterprise Drive me or under my direct supervision and that I Mendota Heights, MN 55120 Fax: 681-9488 am a duly Licensed Professional Engineer Paul J. Chcrnc www.pioneereng.com under the laws of the State of Minnesota Reg. No. 19860 Date 4-21-2020 00-ENG-119128-SHEET-GRAD ■ © 2020 Pioneer Engineering, P.A. C I - \\ \ `` _,, _WETLAND W -- - 80.2 STRE WETLAND V' o- -9 7e9 _ 6— HWL= �9 76.9 LO A m ao -CHANNEL �� \ �`\\ ' o GAR 84.3 -HWL-976 9 / �-- -- — _ — — CULVERT\ ---------J _ E.O.F. \\ / �i` !� I `, 7� \ /`= ,�'� '���� _ INV: 969.86 1 / w LO 982 g8 \ E.O.R. �_ 980— — -\ °� ,� / 1 L0= .3 ---�- % BASIN 900P 9 ° '`�� ���`' —� / 1 97 8 OUTLET=973.1 g76 IES FILT. EL. 972.5 I WETLAND U HWL=976.9 972 , g--- � I HWL=977.8-- T WET VOL. 2.257 AC FT 968 g66 TO STOR. VOL.=3.094 AC*FT �� A 64 (�00 �� y TI: SHEET INDEX WETLAND T /, 8 � o_ w�, p \ \ O 68 i HWL=977.4 / o �� �0 4> ��'� 9� apo v v v v 5 v A �� 7 00 9 /�I � o� 0 \ 0) \ 3�� 7 .071 01 E.O.F. 0 25 50 100 J' p 4 �h 87. O 0 � GRAPHIC SCALE IN FEET E.O.F. s ^ �ro o, O �r°� ?8y l CO c� err 72 �� / `� Co 4 / I OUTLOT A � / � �� \� �� � w 8 � � o• �� � � �l � 374 00�E.O.F. p% \ \ C� F'�� z/ / / '� \ \ �F - $g \� as ° a �`�� ` �°` �/ y��' • �� �,� %O s> 8� 5° cA ;� 9p.4 q,\ LF \ \ \ � F\ t J t � /> 377\ 81.80 3 \ \ 85 2 98 .00 ° \ w/ 378 gyp- �� \ 29- 379 / \ \ ,gg5.� X 98 \ \ — / �0 8q 9 \ \ 82.5 . \� CP I I // / �0 ,� ^Xmod' �381� \ \ �-0�9A•.`�\ g\3�,5 00 83.4 ell- 00 °M° 00 II 3913 00C� �. C o O 83 �� \ \ \ l \\ \ I � Q rnsII_j 0o� a,rn o�00 94 9 \1 / \ T LL-1 / / PISNEERengineering ■ CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS (651) 681-1914 I hereby certify that this plan was prepared by Name 2422 Enterprise Drive Fax: 681-9488 me or under my direct supervision and that I Mendota Heights, MN 55120 am a duly Licensed Professional Engineer www.pioneereng.com under the laws of the State of Minnesota Reg. No. 00-ENG-119128-SHEET-GRAD ■ © 2020 Pioneer Engineering, P.A. I I L 0 �4 a 3 CO J I I I I I / r----- / 00 � II � ��, ~ w o 0 \ -WO- WO/1-0 I I WOIII III WO II1Y9I WO I I I 84%F=° LF=976.4 LLF=976.5 976.8 LF=977.0 412 984.4 9844G 984.5 984.8 G 985.0 ryg p I 4.// Cb \ r 10 � W -4° S ET °° N g8� o / / �,f, / �0 9�5>00 CC) �� - / o o ,+00 -� N- +00 3+00 _ - �ooH.P.- \ s+oo �^ / 8 O60 / 2 2 / / / \ \ \ \ 81.79 - o1 30 30 1.00% 83.03 0.77% 8 .4� / ---- J------- 81 r----------- �o -- V G,� 3 , \ I I I ro 82.75 I �9�1 G CO LF-9 I II GLF =98957.71 .1 I I j 9c0�., IFg00& 411 + J 00 '6.5 s/ L"I 0)l I I R I I\ R�- I _\ 80.8 �348i \347 � 346 46 ------ �o 6 0011350 _\g�\52� . 82.4 0 Cn� °5.1 91 0,4 /345 E.O.F9850 cUc`,'�-w\ 82.o \, I I I I ------ --- =I�-------- 80.07 I I I / �s•° 344 / /� ��'°°LU 1 \ cs, II II I o I �� �� °� \� , / Q9 / ��A O \ 986\ I �409 �Ln s CO 82.00 _ - ��sr S / / LF \ m s.o ° o to v �7 3� 1- /, / 9� 6 9 9 S / G 5 7 I I SH EET INDEX \ \ °°w �°° `�� I o`n 80.s 82.5 80.8 < s9/ , \ ° , G \ \ 83.1 ----------J---------- 343 yy / / ) / \ \ ��_ i ^' ° 82.5 ° - _ 1 ° \ xo ---------- 583. 3 c> a o 80.41 82.20 ° $2 ° QO -83.5 I� �J `�° c00n 8 3.4 ° 0.50 82.50-/�( 81.50 / / / / / �° , , 10+00 \ V P o� 98 .0 N �� / /�'342 /�,� 408 1 - 98 .6 L0= 6.0- 356 R 3571 � \ �80.50 �- .4 0 25 50 100 r �341 l + o n 354 355 ;------- 352 353 R 407 i LF=9'79oR \ - `g�9 SCALE A GAR 87.0 GRAPHIC r /LE IN FEET 5 -------- f------- 77.' ° I / RSSO/ �'�� _ _ 77. GAR 85.5 / - \ o GAR 83.6 WETLAND W .-� / w 9 U y L /T -v HWL=976.9 �,-, 80.2 fi STRE M _ - - - - - - -- --- 2+0 / 2 % 82. - _ 2+70 / WET AND V �` 84.8541 OUTLOT FJ�'�, 97E976- / HWL-- -\976.9 CHANNEL r� \ ' ^°'';, 97 'l Ti \ CEO/ G R 84.3 `"' 2� / 2� / y HWL=976.9 �� \ / c��% / CO �-� �-- = _ - __ - CULVERTS 1`�/ �. o� ----- ------ GAR 86.0 WETLAND C \ I - �� - E. 0. F. ^' \ ! 78.0 1 g8 -7 �- �- _,� r \ LO LF- ,,� / HWL=974.3 C 6 98 f \ '� -y8 - - - , NV: 969.86 / 1 0 /` \ 982 E.O.R. �0 _ '� / 1 L0= GAR 87.0 97 8.3 LO 364 LF=979.0 4- - WETLAND U I 98 .5 LO %�` 9 2 I �--, HWL=977.8�' �� .o g7 I � `�X c - L o= 968 g66 981.5 ' 1 �8 •y. � >/ II 64 lg � � �J � i � 00 �\ _ .00 800P -f-� s OUTLET- 9 7 3.6 ,3�' 'w�� \ °\ \\\,g��9Q•� \ LQ 6,8a\ \ �\IES FILT. EL.=972.5 HWL=977.24 g% 92 ' .�F i\I 8 WET VOL.=2.491 AC FT 4 / i \ s 4j \ \ 9 1 \ /10 STOR. VOL.-2.578 AC r I JJ i / / l it / 9a \1 \�, \ �� h �° �, , ,gay. ✓ - �\ � ?� CIO °'oCO j' 4 O ^ C9� 87.6 Q s9! `O�' \� / '� 1� �-� \ ,'/ �` 1 \ \ ���hcy) , E.O.F. Z/� Owo'o,`b O h \x� ' \ \ 1 loe 00 PISNEERengineering CIVn, ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS (651) 681-1914 I hereby certify that this plan was prepared by Name 2422 Enterprise Drive me or under my direct supervision and that I www.pioneereng.com Mendota Heights, MN 55120 Fax: 88 am a duly Licensed Professional Engineer eng.c under the laws of the State of Minnesota Reg. No. 00-ENG-119128-SHEET-GRAD ■ © 2020 Pioneer Engineering, P.A. / CO SHEET INDEX �\ / \ 1 8 CO ID Q0 8 8 8 978— (p \ / 82.4 I I 80.8 r \98 83.1 PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 415 -----_ r � D O II'� II � �-'- Un o 0 414 ----- O � D Z7+—J CID I 00 CA 412 --- 0 0 �,LO I WETLAND B / \ HWL=970.1 -) J' \ \O (� �. <�7� r'///j Nx, -ram i� Q0 r r*i m \ 976 97�.9� 976.0 I I/ 5 \ ( \ r 0=976. 10=976.5 I I L =976.8 I I LO=977. I g8 I j t0_9763 I 00, WO I II II II IIWs °O WO O LW97=976.8 LF=977.0 �9 LF 9i�. 65 984.4 G 984.5G 984.8 G 85.0 F'91'g \ I I I I I I 984.3 s+oo _-+_- — 4+ oH.P.\ s+oo �^ / 89>6 \ 00 CA J 82.7 I I I I \ r �9�5.1 G I I G 985.1 G LF=9 I I LF=977.1 I I LF 984 5 0 25 50 100 GRAPHIC SCALE IN FEET 00-ENG- l 19128-SHEET-GRAD 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. 9)O \ ` 972 \ \ X --- A\ 'Q _ \\ \ 1 9 \� \� o� ��` �� 1 I i tit �1 SHEET INDEX N ILO OD ,\ \ '71b CO I l 8 \ PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS r -T 1 0 WETLAND B HWL=970.1 I<\ LO Ly 0 25 50 100 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-GRAD 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. �4-� �968 76.5 977. ,O 7.0 \ 5+00 17� / J I JOP .� 973.6 PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com � C I g4cp co 0 1 r � REUSE BASIN 600P OUTLET=970.0 DRAWDOWN EL.=967.0 HWL=974.6 \NFT \/nl =7 �)4n Al.*FT % �1 _ mmqq ... 0 25 50 10 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-GRAD © 2020 Pioneer Engineering, P.A. 974 f I �\ l 75.56 I I I \ cD J �� S I�00 JI I SHEET INDEX 00 CO LO OUTLO� E� \ \ WETLAND B \��966�� HWL=970.1 LO=949.2— W0, F=989.2 997.2 G OUTLET=969.0 HWL=971.0 WET VOL.=1.352 AC* F* STOR. VOL.=0.775 AC FT \ ) \ g6 IN 8 � � I 4. C� CP 977. I 97 / \ \ 01 0 I �F, O�S 0 I 9�g ( I G 984.3 3 .0 (1 I ./ `� O \L / �— �- 00 {jam rV 4 p / �0 9� % \ REUSE BASIN 650P / GJi �• / / <�'O 9'' \�.��\ � 'OUTLET=970.0 5+00 X75.0o DRAWDOWN EL.=967.0 .44 oo9S9 \/ �-\ ,1 / _ — I HWL=973.5 s�9)6 '6 WET VOL.=0.877 AC*FT ��„ I STOR. VOL.=1.944 AC*FT PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS (651) 681-1914 I hereby certify that this plan was prepared by NameQ Revisions Date 4-21-20 2422 Enterprise Drive me or under my direct supervision and that I Fax: 681-9488 me a duly Licensed Professional nEngineerd that Paul J. Cherne Designed PJCBNM PRELIMINARY GRADING PLAN Mendota Heights, MN 55120 N,N pioneereng.com y nndpr the Inuic of the 4tnte of MinnPQntn Reg- No- 19860 l)at,. 4-21-2020 nr.,..,.. A4DPfT14QXT LF O J � rn rn O 1 y/ \ 1 \ REUSE BASIN 600P OUTLET=970.0 DRAWDOWN EL.=967.0 HWL= 9 74.6 WET VOL.=7.540 AC*FT STOR. VOL.=7.899 AC*FT �;a 7 0" r —1 �\ /,L968.— 0 25 50 1C GRAPHIC SCALE IN FEET 00-EN G-119128-SHEET-GRAD © 2020 Pioneer Engineering, P.A. I CON I �� / V O O y OUTLET=970.0 DRAWDOWN STOR. VOL.=7.899 AC*FTC c 968y PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS j —_g 9 2", 0 25 50 100 I 1 ( 00 GRAPHIC SCALE IN FEET ))l f (� —978— i SHEET INDEX 00-ENG-119128-SHEET-GRAD 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. LO=9�9.2— _WO_, LF=989.2 997.2 G L0=994.8 493 WO I LF=994.8 100218 G ,- -� N, )OP 969.0 .=1.352 AC*FT )L.=0.775 AC*FT \, \ REUSE BASIN 600P OUTLET=970.0 DRAWDOWN EL.=967.0 HWL=974.6 ET VOL.=7.540 AC*FT ►R. VOL.=7.899 AC*FT PI SNEERen ineerin CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS I I i I , 0 °6\ _ -I I / SHEET T INDEX ( I I I / �I I �. o —-OL-BE- 'TORoRIDGE ROAD 0 -x o 0 0-700 _o _000 i z I� l co 04 0 25 50 100 GRAPHIC SCALE IN FEET 00-ENG- l 19128-SHEET-GRAD 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. 1008 cop? Q0 00 00 i9cP `rn `cA 9cA �d' \99 9 r \99 \99 p� p J O� 1002— / �o o o o o o o� o p N 0� 4 6�p 6 2 O o 0 0 0 0 0 0 0 0 0 L0=989.2— wo LF=989.2 997.2 G L0=94.8 wo- LF=994.8 1002,8 G SHEET INDEX o\O NIIar I I I Ip�°II � , ►I / 3O�IlooM oNo LII o BASIN 700P + IOUTLET 969.0 o / I°° / 50 HWL=971.0 78 @ WET VOL.-1.352 AC*FT o—I _ 9/8 STOR. VOL.=0.775 AC*FT \ o II pII h II II I I � I I 1 989.0 0 E. /bi° / 0o ,�;o , I I 1 507 0 R _' -WO \ \ ��• / °(-------- 96.67 I / �°`� I I / `v I — — \ .8 \ r I 0)0) N I I N qgg 9 0 8 0, I `/66508 n 8.2* — �o co �O -' \ >o>o98O I _N 0 0- PISNEERengineering CIVEL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 0 25 50 100 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-GRAD 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. i - 7.3 G I I I c986343 9- r;-976 g78 >- c°- - - �- W J TR T �- S� / / 6'� o� 81.0 98 982 �� c0 E.O.F. 2 82.502 1.50 `� -�v+oo E.O.F. \ i° +oo �a+oo / i � �i ��+oo H.P. 342 rh / / i_� >>+oo °� 1a �s+oaf - - ° -� 91 6 81.75 �3+00 _ 87.76 87.96 0.5 % $7.70� 9 r r / �' S 81. ��� 81.85 ��- �3.3,5 �/ � 4.85 .35 1.50% � «- ,7` \ \ 80.50 0`1'• ���`SS / r �� S' �` 50 ° 0 84 1.50% - - _ 1 �� - \ x� /// /3�1 �/ - - - 7.7 85.00-- - --- a ��-� y � 9 984 I r w 99 .2 G 992.1 st9SS / / / 1 980 /� / I I LF= 83.2 I I LF=984 976- I _ � _ � o � R I CULVERT / _ ,. / ,3.20 �� E.o.F. - �-� , / 3 �I 30�5 I �I a0 r I' INV:970.50 yy g /--�� ,/��� ` ,'/ 81 7 /� �� ��/ I I L 991 27 I II LO 92.I- JK � / -- -- - -7 i OU TLOT F ��'-- \ \ w\�' 72.10 ' / i � / � � \ 9�9g5• \ Vv ����/ ° / 2.0% `0 '� ^�' ,' i 972 / �,�.�y ���-� \, �0' '� g. \ ° gyp, kalm �•1 / 9 0) % �` '� / �� -97 4� / X J - -� 00 �g$ o C' /\ pox° / 991. g 93 7 / F / 9 WETLAND C �,y'���// �l '' 72.10 / / ,g�°c� \ \ \ \ g�,l E.o F °c ��� / 0 HWL=974.3 �' ���/ ,,� x \ \ �Q \ \ �Q ° • / , , - egg \ 1, > > \ L 01-0 99$�9, 6.6 G/ / g9991. l l 1-1 6 / c3`. a °° j \\I �O� gr/ �.. 9jo \ 0 25 50 100 W x `9Sz `9Sz �/ r 99 21 3a / / r ------ / \ G �9 / \ \ � �S / �° GRAPHIC SCALE IN FEET �95r' I LF=986.6 - \ �'F _�� \ \ \ /r / 32 Q GAR 973.E Nx E L . = 9 7 2.5 / 2 0%_{13 * /�j /992� III l✓ I I / °�ioo Cal. ��. .=2.491 AC FT l� �� � / / ,y�� I Zk gg __ o, o,� \ i ° / 99 r r - I� 3 0 * �\ / f /`b/ p / \w /� `✓ I i �3 2 �� D\ 9 / may' 100092.3 DL. 2.578 AC FT s� 1-3 - 3.00 / o 89.9 \�30�4�%� 4/ ��O0- 7 II I I \ 3R35,rn .s 73 -�\ °5.98 - 88.9 ho C "Jr' „� / N w I I 7.60 Y//0.0 I I I 1 I ����� 7 9 327 / I 1y p12.\.7 2 % 0.34 N O� o oT rn Q 0) 275 995.3 I \1\ -07 9 -------- p_995.9970 (V O- - - - -- 90.92 i r9 1' LO 986 y) c) � 9991 10007 rn(Oiloo0326 ?o to J cnX� 2-Z o100° LO o�2ILo=10 0.776 o �� I mo- ,o�,�O,t 10p992.8 I I O.- LF_ g-94.522 b\° 2.68 1002.5 G 1 96 o I I / I 1oL 0 8 2 I I / 1Q 0p4.1 LF_g w0 1001.76\ \ \ I I✓ rn- o o1000.7 11 p09.7 \ / o L 0 T� H 00% 96. 7 3.01 � 98.96 - a+oCIA; \ � o 01. � / - .6 97.5 9 1 4+00 P. .50 I28 90.77 99 I111 = I- _ S R E 01 % / 07 52 I 9cv / o I 1002.0 G�LF=994.0 �� rn-' o cD III II /L19F=0 9 9.6 5.G6R I 28 �' - � � Ip rn ° X\537 (0 R .1 G, , o orn, \ \ to 0 .P 5I I I � I R LO I �F=1000.1 I F- �� �1 + Q / I �,� , - 9 I _ �35 I I I I � II I w0� \ rn , _ Lo 1002.5 li rn WO W0 g _ _ �, T 94.8 1002.0 6=10o4.1 I 98\ /28 2.74 a g ro o \I 1 i 1003.E I I 0=1 01.2 538 0 / l o J ,'�°°'o T 6• \ �-� o I �• 6.51 I I I I I i 0 99 6 1 1 1 L 1000.6.1 II i 0 001.5 I 28 �! ` J� s.,y° �° 27 0 'oo �� s J SHEET INDEX \ I �o °' q o� 71 \\i// ��\,0 94.72.0° _ 4.0q :,- PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 00-ENG-119128-SHEET-GRAD ■ 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS SHEET INDEX 0 25 50 100 GRAPHIC SCALE IN FEET 00-ENG- l 19128-SHEET-GRAD 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. \ �99 � / 1 998, SHEET INDEX 1 I I I . � I -T / 0I �0 CD i 17000 z z 1-1*� -i \ ( / / <� \/ ---- / / /1" \ oh �o0 4- h oh oh O PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 0 25 50 100 GRAPHIC SCALE IN FEET 00-ENG- l 19128-SHEET-GRAD 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. �ql 0')- - - 2.2% - - - \ g \ \\ O i, L'ti- LO=997.5 � I Lp9g .6 � I I � I \ \ 1000 p12 \ \ \ , p rrQ'41 � � .7 I 1 I 1p01� \ \ �' 00� \ �/ 23 01 I 000. 1001.7 \ '� gex - LO / I L0=1000.7 cO' / 322 I 94.5 I I Z� 6, '�� 00 O /' / / / i \ %7 1002.5 G I LF=996 1/ 1 I L0 \ �1009 _ I I 1004 1 / LF, I WO I w� \ ` � 1O O A ��L /�I l I % L / p06 8.2 I C' \ CO - 2 G I I LF_ 1000.7 1008.7 G 3+0 0 4+00 � 5+00 `-I.P • � 0% 0� 5 (0, 0.5 01 7 07.52 /LF=995.6 I r \ 1 \ 100 •8 \ \ O i /� , /100 9I , R LF 8.2 1009.I '3R/LO F=100.0.1 /LF=1001.1 �35 I' a _w0� ` \ �. ,000 1/ ///// // '�` �- �,} WO - WO I I 1 \ \ i / �j =1004.1 1 I 1003.E I I 0=1 01.2 I 99 610 0.1 I L0=1001.1 I I O 001.5 \ / I I ,� i� �` / I SHEET INDEX 1000.6 I I 1 I 3. Lo- / 10p2.6 / / / / / �g"I I I .�--r-�- / J Fzz9/ G 10p94'3 /l R l l 969 � ! / / / 71.0 � - � ,� a 0 1 i 20 .3 /G�p94.1 / / 43/ / I / , x� ST EE '0� l l 01 `39 / 99� / ,x71.00�� �! l , �i�t I '' I / 53 H.P. 34+00 1•00 WETLAND E � � / 0099� i9g°° �, r- HWL=972.6 s 33x S0 x71 1 �0 ✓ y (973.50 \\ I 2.7 O 9 i X -` E.O. F I I 254� I I l F �002.4 \ � \ ° •' � o � _ � n I I I 9g44 �,' �� I )0294.2 I I 253 / / LOD CU 1pp2o29 / � ° \\ •o - °cP I BASIN 400P � a r V Z' / I I I I 4 01.'46/ 'A ° OUTLET=972.0 /-°.� 92'.�, - 1 HWL 973.8 I ,� -�� WET VOL. =1.132 AC*FT 8 `� I .� STOR. VOL.=0.691 AC*FT 400 I Il 1 pT - E9 % 0 r-7 I 7 I I 1\ T I o 0 2 51 N I _ - �g 4.0o - o0 I � � I - o, 7.05 I 4 -- - - - - - �° �I 1 00) 1250 i \ ' - -- - - _ N o� •N bt _l - I ' ' _ 7 v rn 11978 Ilaoi /a. I coo -- I -� ,/ y -�J - � - ° - 1 CULVERT 974972 . - 8 2 79 3� 1+00 LLj �p 0 00 9 I I I 10 l I E.O.F. 9 -j- - - L I I IN� 80.00 g �� 6 - - I 8 80 g84 1.61I p,ILy / �\ / � �- �= / _ _ _ 986 84 986 - , lo,- 1 3+eQ -1 77.3 I \ I I- / 0 25 50 100 \a+o �•0 ` -� i ^ 8�6 GRAPHIC SCALE IN FEET I - 90.91 2.30% 8 2 5+ << a000r I N I I �0 \ -i� - N b*I00 / / ` �' 87.1N PISNEERengineering 00-ENG-] 19128-SHEET-GRAD CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS (651) 681-1914 I hereby certify that this plan was prepared by Name '1 Revisions Date 4-21-20 LENNAR TA V ERA 2422 Enterprise Drive me or under my direct supervision and that I Mendota Heights, MN 55120 Fax: 681-9488 y g. Paul J. Cheme Designed PJC/BNM PRELIMINARY GRADING PLAN www. ioneeren com am a duly Licensed Professional Engineer 16305 36TH AVENUE NORTH 6.14 OF 7 p g' under the laws of the State of Minnesota Reg. No. I )�'00 Date 4-21-2020 Drawn MPC/MSN PLYMOUTH, MINNESOTA 5544E CORCORAN, MINNESOT1 © 2020 Pioneer Engineering, P.A. X E opp / lb I oh oh oh oh /ab- -- -- -- -- -- -- — — OO \ SHEET INDEX �°j rnrn�2 '� pp ��, �� O�6 PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 0 25 50 100 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-GRAD 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. N. �02.2 .G I I 253 / ' , ,/05 / ICA- o,700 / // •�O, o I BASIN 400P I � I / \ �p o \ I I �\\ OUTLET 972.0 _- . �_\ / �_°. � g 2' I �, HWL-973.8 \ I I �_ - / '000\\- \ s�-� o� I �-r� i WET VOL.=1.132 AC*FT I �'' 's \ \ \ I \�� `� I .� STOR. VOL.=0.691 AC*FT 400 OOMI g I lye i 1 I - _ H \ ' \- 251 0� � oo � 4.00 7.05 �r u I I I r _ I JQf 0 I / -9 74 I 0 0.8 00 % 7700 CULVERT 2 +oo m -- -__�\- \� \ *� l 1 E.O.F. 974 gg2 7g 9 f I L �o I 1 INV:980.00 ' 2+ I �� �_� �T- 6 - - 1 �- 8 80 9g4 .61 - AFL /� 6 l 8+0 \ �3.0 \ 9019-� 2.3oy 21600-� 1 V 5+ � E.0.FII firy II > 0162 �, \ 11 \ \ 79.3 , /�`9�0 I 0 25 50 100 8 CULVERT g �X� I �'� 0c0% N co ab I ao I E. 0. F. _ I � o I I INV: 980.00 �0 ,� 6 �o �� 63� . 0 1 00� \ \ \ 9 / �O_ a I on, Ncn\ I ° I I I GRAPHIC SCALE IN FEET WETLAN G / s JHWL=10 1.0 -80.5 �I 974 S I 0 \\ co \ T1 cn \ I I �II \ I I I 970 Q cA 16 � 0 160 ��I 4.00 .w 0 ✓ \ O� cDl N / - 1/ I I 1 I I I 13 � 00 3.3 to r to LOT,165lOw -C zz�°I coo r59 o 114 BAI300P %-D Sti 1 I / OD N --1 OUTLET=975.75 w - _ oc� \ o� / /--_-- 5.4 o�I� IES FILT. EL.=974.5 � m l cn o J rn / - r -n o 6s - - - - --1 . 4.50 I / oo� 249 �' o o / / / o°' . HWL-980.0 o r \�� I 1 r �o I �`\\ I 1 CULVERT WET VOL.=4.636 AC*FT \\ 16 O w�, `Dili r \ 5.06 / II ��• sll N 01 0 - _ E. 0. F. * a' a, O 2� N O 00 o 0 0 �, o INV:980.00 STOR. VOL.=4.482 AC FT _ I _ �� �� F� I 01. -' o �' 9g0 i- I � -_ I - I o r s ��' ��� -- -- -- gib: ���- -�_ �c� I +o 1 84.3 2.�cD 0 r 0 0 6 � 0 248 N 10 °O7co\ I I I III I \ \ \ \ 7. \ 9 6 2 / / ---- r-c-) 0 --- 5.50 C�11 �\o� 6.3 0 oo r co0O0< 0 9800 513 00L0=9 \ \ \ \ ? Moir 247 J l ,� �"�^�. / s �y�\ / / 1 �/ � I ---- --- 2•a � �N ►� \ I \ \ \ / ���pc• / / / ' 0� \ y8 c r 7.s . w lot LLJI W 9 201 0 Ill l LO I I c0� \ 'cD I to II r IOI 1 LF=984.5 I I �� w 7 (A� O55 tO� \ I ' g 0 I \ l \ \ \ ` rah. INV: 980.00 ` 992.5 G I 000o Cn I v61 °° I ° r 3 ' CP \ I i� i�cN I o - c��\ \v \ p / \ 0 - - - - 6.69 F. � \ I 5+0 6+00 7+00 7+3 4 4. W CD � 15� I (A I C 1 J s / \ - - 1, 91.39 I o� �0 l \ N \ °' oo---- \ 1.6 ----- -89.94 I I 9/.. co (_0 - 64II i9p \ 988\ / r/ S�H� /E �ET INDEX �53� � 4 G ° .LF-84.Lco c,4 176 ;;0 Ln 00 LO LO � ----- `O - � 5.7 . 87.1ILO=98 j(D 0=97.4 1 1 L=9875 1 89 00 � o OUTLOT 0 - I o CD rn WETLAND I a I I I N ivc� ---- - 90.5, LJ,A,I -<»4 4 I I J I /1 i� 8 - --- PISNEERengineering CIVn, ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS (651) 681-1914 I hereby certify that this plan was prepared by Name '1 Revisions Date 4-21-20 LENNAR 2422 Enterprise Drive me or under my direct supervision and that I TA V ER A Mendota Heights, MN 55120 Fax: 681-9488 Paull. Cherne Designed P7CBNM PRELIMINARY GRADING PLAN www.pioneereng.com am a duly Licensed Professional Engineer meer I 1 16305 36TH AVENUE NORTH under the laws of the State of Minnesota Reg. No. Date 4-21-2020 Drawn MPC/MSN PLYMOUTH, MINNESOTA 55446 R R N, MINNE T 00-ENG-119128-SHEET-GRAD ■ © 2020 Pioneer Engineering, P.A. SHEET INDEX I I J O06\ CA - �� 6) Cb W oo \ - / I I I 1 1 J 1 -1008_ I \ \ I I I I _ I� o- I 1 \ \ \ I \ 0 I \ \ I 1 1 "go` f y \ \ \ I\ X I I I y 0 1 / C 1010� �I �jQ < \ '--1010— I � \ I � \ I \ � I / \00 00 O)v 0) '990 / 1 \ 60 11 � /I \ PISNEERengineering CIVEL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS I J 0 25 50 100 GRAPHIC SCALE IN FEET 00-ENG- l 19128-SHEET-GRAD 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. 987.0 PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 53 l ` ;U o� 411� c� o o' � 15I co: OM �o r � r O W f51 o0 0 25 50 100 GRAPHIC SCALE IN FEET SHEET INDEX 00-ENG-119128-SHEET-GRAD 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. 05 I) o o I 241 to NJ o 9. 1004� 6.98tO .ern / /\ / I \ \ 97.82 \ /�mo 9� o I0 96.3 � � l 00 J i 3.55 �238 60 1l 6.8 o / \ _9 / a o J \ 92� / / �� \ 2 4. �y �990� o� I �, 6\ 4.68 / N — -- ----- \ - �CO C7) 23 --------- -��_83.5 _ o / 4 CULVERT- E. 0. F.— ENV: 982.00 �\ WETLAND 0- / CULVERT— HWL=983.9 E.O.F. OUT -OT N (0 01) Y IR PISNEERengineering CIVEL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com WETLAND RA�>� HWL=984.5 co / / 1 0 A n4 23 CUL' E.0.1 -- --ENV: 9R�980� 1 F UU ILL 1=y/b.0 �' i /DRAWDOWN EL.=973.0 y� , SHEET INDEX 0 25 50 100 GRAPHIC SCALE IN FEET 00-ENG- l 19128-SHEET-GRAD © 2020 Pioneer Engineering, P.A. _ y ;U ERT E.O.F. 982.00 ULVERT E. 0. F. : 982.00 I I �II J , PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS SHEET INDEX 0 25 50 100 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-GRAD 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. 611 I /- x8�'0 7REUSE BASIN 100P OUTLET=976.0 /nRAWnnWN FI =qT- n PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 7�)Q SHEET INDEX 0 25 50 100 GRAPHIC SCALE IN FEET 00-ENG- l 19128-SHEET-GRAD 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. �6 6 A. PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS SHEET INDEX 0 25 50 100 GRAPHIC SCALE IN FEET 00-ENG- l 19128-SHEET-GRAD 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. cl E. IN oh �_ o� 6— _ oh —98 o \�J 9B6_ 1 PISNEERengineering CIVEL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS SHEET INDEX 0 25 50 100 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-GRAD 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. A. 9 3 . 9 . 9 . 0= 94. 0=-9 0=994. 117 119� 1211 "l 8 R 120 R 122 \ r_____-_------- LF=985.51 r__-____,___-___1 ELF=�85.5I r_______+_______I LF=985.5 GAR 993.5 GAS 993 5 GAR 993. 20 oh oh o 60 PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS I SHEET INDEX 0 25 50 100 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-GRAD 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. / I I ' I I -� -- I ' I I • X \ �I `,\ STREET H I WETLAND NAME IMPACT AREA SF WETLAND A 25,252 WETLAND C 8,994 WETLAND D 14,600 WETLAND E 7,447 WETLAND H 1,718 WETLAND I 25,710 WETLAND J 397 WETLAND K 230 WETLAND L 5,056 WETLAND N 15,411 WETLAND O 2,818 WETLAND T 6,127 WETLAND U 1,869 WETLAND V 965 WETLAND X 903 WETLAND Y 2,666 TOTAL 120163 �Q OLDE STURBRIDGE ROAD i C BUFFER SIGN / 66114 AVE N � J- T� PI SNEERen ineerin CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 0 100 200 400 GRAPHIC SCALE IN FEET 00-EN G-119128-S H EET- W ETL-IMPACT 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. OUTLOT J 7-= ILLL — — — — — — — — — — — \— OUTLOT I I I \ \ I F / \ I \ I I IRi --�---1 r------- II OUTLO WETLA I WETLAND R j I I / W I i WETLAND Y ci I I I C I I � OUTLOT V I WETLAND Q WETLAND P PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 111.� III T� I i I I I I I I I WETLAND NAME IMPACT AREA SF WETLAND A 25,252 WETLAND C 8,994 WETLAND D 14,600 WETLAND E 7,447 WETLAND H 1,718 WETLAND I 25,710 WETLAND J 397 WETLAND K 230 WETLAND L 5,056 WETLAND N 15,411 WETLAND O 2,818 WETLAND T 6,127 WETLAND U 1,869 WETLAND V 965 WETLAND X 903 WETLAND Y 2,666 TOTAL 120,163 mWETLAND IMPACT BUFFER SIGN 0 100 200 400 GRAPHIC SCALE IN FEET 00-EN G-119128-S H EET- W ETL-IMPACT 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. WETLAND NAME REQUIRED AVERAGE BUFFER AREA (S.F.) PROVIDED BUFFER AREA (S.F.) WETLAND B 160,550 189,326 WETLAND C 121,952 137,407 WETLAND E 89,661 95,417 WETLAND F&G 65,428 70,953 WETLAND I-N 53,026 60,747 WETLAND I -S&L 138,950 141,213 WETLAND J 11,397 12,817 WETLAND K 38,208 49,961 WETLAND M 20,699 23,273 WETLAND N 17,985 22,357 WETLAND O 55,076 76,521 WETLAND P & Q 45,200 52,527 WETLAND R 39,881 59,973 WETLAND S 10,288 13,866 WETLAND T-N 91,571 135,025 WETLAND T-S 21,294 23,366 WETLAND U 19,735 23,234 WETLAND V 11,397 12,718 WETLAND W 6,849 11,262 TOTAL 1,019,147 1,211,963 OUTLOT A WETLAND T WETL ND S N � ll1 r PISNEERengineering CIVEL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS w w Of _ cn C BUFFER SIGN WETLAND BUFFER MINIMUM REQ'D - - - WETLAND BUFFER AVG REQ'D F_ - I WETLAND BUFFER PROPOSED WETLAND BUFFER MAX CREDIT AREA - - - - WETLAND BUFFER SETBACK Slv OUTLOT B WETLAND T WETLAND V WETLAND W WETLAND U BASI 900P ' 1 j / / C ✓ /a , �ok i' - 7 / O B SIN 8 O UTLOT " `- �,�-� WETLAND C OUTLOT F11 9/1 G - f 7L i y \ -- - - - - - - - - - - - i WETLAND BUFFER SETBACK f \ 60 I \ \ \ I ------J L----------------------�--� \ \ ---------------------I / �\ I L- - - - - - - - - I \ 1611jultelm.1 O/ OUTLOT J OUTLOT K .1=0141 0 WETLA�200 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-WETL-BUFFER 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. WETLAND NAME REQUIRED AVERAGE BUFFER AREA (S.F.) PROVIDED BUFFER AREA (S.F.) WETLAND B 160,550 189,326 WETLAND C 121,952 137,407 WETLAND E 89,661 95,417 WETLAND F&G 65,428 70,953 WETLAND I-N 53,026 60,747 WETLAND I -S&L 138,950 141,213 WETLAND J 11,397 12,817 WETLAND K 38,208 49,961 WETLAND M 20,699 23,273 WETLAND N 17,985 22,357 WETLAND O 55,076 76,521 WETLAND P & Q 45,200 52,527 WETLAND R 39,881 59,973 WETLAND S 10,288 13,866 WETLAND T-N 91,571 135,025 WETLAND T-S 21,294 23,366 WETLAND U 19,735 23,234 WETLAND V 11,397 12,718 WETLAND W 6,849 11,262 TOTAL 1,019,147 1,211,963 ► IMM PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS C BUFFER SIGN WETLAND BUFFER MINIMUM REQ'D WETLAND BUFFER AVG REQ'D F- --1 I WETLAND BUFFER PROPOSED - J WETLAND BUFFER MAX CREDIT ARE WETLAND BUFFER SETBACK / I \ 4 OLDE STURBRIDGE ROAD I 0 50 100 200 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-WETL-BUFFER 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. ND W 02 > U / WETLAND NAME REQUIRED AVERAGE BUFFER AREA (S.F.) PROVIDED BUFFER AREA (S.F.) WETLAND B 160,550 189,326 WETLAND C 121,952 137,407 WETLAND E 89,661 95,417 WETLAND F&G 65,428 70,953 WETLAND I-N 53,026 60,747 WETLAND I -S&L 138,950 141,213 WETLAND J 11,397 12,817 WETLAND K 38,208 49,961 WETLAND M 20,699 23,273 WETLAND N 17,985 22,357 WETLAND O 55,076 76,521 WETLAND P & Q 45,200 52,527 WETLAND R 39,881 59,973 WETLAND S 10,288 13,866 WETLAND T-N 91,571 135,025 WETLAND T-S 21,294 23,366 WETLAND U 19,735 23,234 WETLAND V 11,397 12,718 WETLAND W 6,849 11,262 TOTAL 1,019,147 1,211,963 C BUFFER SIGN WETLAND BUFFER MINIMUM REQ'D - - - - - WETLAND BUFFER AVG REQ'D r- - - WETLAND BUFFER PROPOSED WETLAND BUFFER MAX CREDIT AREA WETLAND BUFFER SETBACK C STREET K WETLAND V ,- 77 UTLOT ,��- __ WETLAND C ,F --STREET M i ; a , OUTLOT F ---------- �P L I - ERengineering \ CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS (651) 681-1914 I hereby certify that this plan was prepared by Name 2422 Enterprise Drive me or under my direct supervision and that I Mendota Heights, MN 55120 Fax: 88 am a duly Licensed Professional Engineer Paul J. Cherne www.pioneereng.ceng.com under the Inivc of the. State of Minnecntn Rep. No 1 00 Date 4-21-2020 / AVE N --0--5_0--t0' ---,200 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-WETL-BUFFER © 2020 Pioneer Engineering, P.A. WETLAND NAME REQUIRED AVERAGE BUFFER AREA (S.F.) PROVIDED BUFFER AREA (S.F.) WETLAND B 160,550 189,326 WETLAND C 121,952 137,407 WETLAND E 89,661 95,417 WETLAND F&G 65,428 70,953 WETLAND I-N 53,026 60,747 WETLAND I -S&L 138,950 141,213 WETLAND J 11,397 12,817 WETLAND K 38,208 49,961 WETLAND M 20,699 23,273 WETLAND N 17,985 22,357 WETLAND O 55,076 76,521 WETLAND P & Q 45,200 52,527 WETLAND R 39,881 59,973 WETLAND S 10,288 13,866 WETLAND T-N 91,571 135,025 WETLAND T-S 21,294 23,366 WETLAND U 19,735 23,234 WETLAND V 11,397 12,718 WETLAND W 6,849 11,262 TOTAL 1,019,147 1,211,963 C BUFFER SIGN WETLAND BUFFER MINIMUM REQ'D - - - - - - WETLAND BUFFER AVG REQ'D F- --1 I I WETLAND BUFFER PROPOSED WETLAND BUFFER MAX CREDIT AREA WETLAND BUFFER SETBACK OUTLOT J \ u I 3 51, 1 AVE N TRAIL -� - - - - - - - - OUTLOT K �, HORSESHOE - \ - -y----------- y - - - - - - - - - - - - - - - - - - - \ WETLAND G x L- - - - - -- / I I WETLAND BUFFE ETBACK I I I I \ I OUTLOT N O r�, T, \ I � - - - - - - I F- I \ \ I j II II I 1 r I z F- J I I � I I Q I O I I I i i PISNEERengineering' CIVEL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com I I I c~n j I I � I I i w I I I I I I I I I I I I I I I I I I I I I I 1 \ I I 1 I I I 0 I � � L---------� �� Ld uJ > I \ I I \ \ I I I \ 80 I \ \ SST F �I VN 1 0 50 100 200 1 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-WETL-BUFFER © 2020 Pioneer Engineering, P.A. WETLAND NAME REQUIRED AVERAGE BUFFER AREA (S.F.) PROVIDED BUFFER AREA (S.F.) WETLAND B 160,550 189,326 WETLAND C 121,952 137,407 WETLAND E 89,661 95,417 WETLAND F&G 65,428 70,953 WETLAND I-N 53,026 60,747 WETLAND I -S&L 138,950 141,213 WETLAND J 11,397 12,817 WETLAND K 38,208 49,961 WETLAND M 20,699 23,273 WETLAND N 17,985 22,357 WETLAND O 55,076 76,521 WETLAND P & Q 45,200 52,527 WETLAND R 39,881 59,973 WETLAND S 10,288 13,866 WETLAND T-N 91,571 135,025 WETLAND T-S 21,294 23,366 WETLAND U 19,735 23,234 WETLAND V 11,397 12,718 WETLAND W 6,849 11,262 TOTAL 1,019,147 1,211,963 I ------ I6° I I I I I I I I I I I I I o I a I r I r I �1i 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 �Wo � I I -------J L------------ -7 PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS (651) 681-1914 I hereby certify that this plan was prepared b 2422 Enterprise Drive me or under my direct supervision and that Mendota Heights, MN 55120 Fax: reng.c 88 am a duly Licensed Professional Engineer www.pioneereng.com under the laws of the State of Minnesota C BUFFER SIGN WETLAND BUFFER MINIMUM REQ'D - - - - - - WETLAND BUFFER AVG REQ'D F- --1 WETLAND BUFFER PROPOSED WETLAND BUFFER MAX CREDIT AREA - - - WETLAND BUFFER SETBACK \ \ \ F. I IW i 0�901=9 1 -I L 0 50 100 200 X 0 "�!� /F GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-WETL-BUFFER © 2020 Pioneer Engineering, P.A. OInLOT A WETLAND T \ 1 WE ND S <� PISNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS �1 WETLAND U/ \ ' I ' l I ' JJI , 0WIM E , \ / \\ WETLAND B , , J \\ STREET K -f ,,,feeory� J ONE �I \ II 1 rA 1di WETLAND G Z OUR°T N _ / IIII BA9N1 COOP II 0101W L WETLAND E URxI —71 ------------------- L_ (WETLAND I IJ 7— /r— -- ---- — I WETLAND L � I \ ``\ WTLOT N WTLOT P / WETLAND J WETLAND 0— j I WETLAND R i/ I i `WETLAND Q r WETLAND PI I I j WETLAND N w WETLAND M \ �; Donor u L_ I I _ I I I I � — — — — — — — — — — — — — — — — — — — — — — --- r------- FIT ---� � I III III --- III I III III III I�� I I --------------------j -- ---------- I — I ------------- 0 150 300 600 GRAPHIC SCALE IN FEET 00-ENG-119128-SHEET-PHASE 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. PLANTING SCHEDULE - I \\ \ \ 1�_ //// PI w',wowNEERenineerin CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS CITY LANDSCAPE REQUIREMENTS ONE TREE/DWELLING UNIT (549 UNITS): 549 TREES LANDSCAPE BUFFER ALONG COUNTY ROAD 116 (FOR SETBACK REDUCTION AREAS): A MINIMUM OF 1 OVERSTORY TREE, 1 CONIFEROUS TREE, 2 ORNAMENTAL TREES, AND 10 SHRUBS PER 100' 2,900 LF OF BUFFER PROPOSED ALONG COUNTY ROAD 116 REQUIRED TREES: 29 OVERSTORY TREES 29 CONIFER TREES 58 ORNAMENTAL TREES 290 SHRUBS PROPOSED TREES: 47 OVERSTORY TREES 96 CONIFER TREES 48 ORNAMENTAL TREES TOTAL REQUIRED TREES: 665 TOTAL PROPOSED TREES: 944 TREE LOCATIONS MAY BE ADJUSTED TO TO ACCOMMODATE FINAL HOME DESIGNS AND DRIVEWAY LOCATIONS. MONUMENT LOCATIONS 0 150 300 600 GRAPHIC SCALE IN FEET LANDSCAPE NOTES KEY COMMON NAME SCIENTIFIC NAME ROOT QUANTITY OVERSTORY TREES 0 SIENNA GLEN MAPLE/ACER FREEMANII 'SIENNA GLEN' 2.5" B&B 80 E) AUTUMN BLAZE MAPLE/ACER X FREEMANII 2.5" B&B 80 0 HACKBERRY/CELTIS OCCIDENTALIS 2.5" B&B 75 SENTRY LINDEN/TILIA AMERICANA 'SENTRY' 2.5" B&B 72 RED OAK/QUERCUS RUBRA 2.5" B&B 83 THORNLESS HONEYLOCUST/GLEDITSIA TRIACANTHOS VAR INEMIS 2.5" B&B 74 RIVER BIRCH/BETULA NIGRA 'HERITAGE' (CLUMP) 10-12' B&B 49 NORTHWOOD MAPLE/ACER RUBRUM 'NORTHWOOD' 2.5" B&B 81 KENTUCKY COFFEETREE/GYMNOCLADUS DIOICUS 2.5" B&B 73 �> SWAMP WHITE OAK/QUERCUS BICOLOR 2.5" B&B 14 EVERGREEN TREES WHITE PINE/PINUS STROBUS 6' B&B 59 NORWAY SPRUCE/PICEA ABIES 6' B&B 66 BLACK HILLS SPRUCE/PICEA GLUACA VAR DENSATA 6' B&B 90 ORNAMENTAL TREES JAPANESE TREE LILAC/SYRINGA RETICULATA 1.5" B&B 27 SERVICEBERRY/AMELAN CHI ER LAEVIS 1.5" B&B 21 - THE LANDSCAPE CONTRACTOR SHALL VISIT THE PROJECT SITE TO BECOME FAMILIAR WITH THE EXISTING CONDITIONS PRIOR TO SUBMITTING A BID. - THE LANDSCAPE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF PROPOSED PHYSICAL START DATE AT LEAST 7 DAYS IN ADVANCE. - THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FIELD VERIFICATION OF ALL EXISTING UTILITY LOCATIONS ON THE PROJECT SITE WITH GOPHER STATE ONE CALL 1-800-252-1166 PRIOR TO COMMENCING WORK. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF EXISTING UTILITIES DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. NOTIFY THE LANDSCAPE ARCHITECT OF ANY CONFLICTS TO FACILITATE PLANT RELOCATION. - GRADING TO BE PERFORMED BY OTHERS. - NO PLANT MATERIAL SHALL BE INSTALLED UNTIL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. - ALL PLANT MATERIAL SHALL MEET THE STANDARDS FOUND IN THE AMERICAN ASSOCIATION OF NURSERYMEN-AMERICAN STANDARD FOR NURSERY STOCK. - ALL CONTAINER MATERIAL TO BE GROWN IN THE CONTAINER A MINIMUM OF SIX (6) MONTHS PRIOR TO PLANTING ON SITE. - DECIDUOUS AND CONIFEROUS TREES SHALL NOT BE STAKED, BUT THE LANDSCAPE CONTRACTOR MUST GUARANTEE STANDABILITY TO A WIND SPEED OF 60 M.P.H. - THE LANDSCAPE CONTRACTOR SHALL PROVIDE A MINIMUM GUARANTEE OF ONE YEAR ONE TIME REPLACEMENT ON NEW PLANT MATERIALS. GUARANTEE SHALL BE AGREED UPON BY DEVELOPER/BUILDER AND LANDSCAPE CONTRACTOR. - THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED UNSATISFACTORY BEFORE, DURING OR AFTER INSTALLATION. - IF THERE IS A DESCREPANCY BETWEEN THE NUMBER OF PLANTS SHOWN ON THE PLAN AND THE NUMBER SHOWN ON THE PLANT LIST, THE NUMBER SHOWN ON THE PLAN WILL TAKE PRECEDENCE. -THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES AND PLANTING SOIL QUANTITIES TO COMPLETE WORK SHOWN ON THE PLAN. THE LANDSCAPE CONTRACTOR SHALL VERIFY ALL QUANTITIES SHOWN ON THE PLANT SCHEDULE. - COMMERCIAL GRADE POLY LAWN EDGING SHALL BE INSTALLED WHERE NOTED. - THE LANDSCAPE CONTRACTOR SHALL REPAIR ALL DAMAGE TO THE SITE CAUSED BY THE PLANTING OPERATION AT NO COST TO THE OWNER. - THE LANDSCAPE CONTRACTOR SHALL KEEP PAVEMENTS CLEAN UNSTAINED. ALL PEDESTRIAN AND VEHICLE ACCESS TO BE MAINTAINED THROUGHOUT CONSTRUCTION PERIOD. ALL WASTES SHALL BE PROMPTLY REMOVED FROM THE SITE. ANY DAMAGE TO EXISTING FACILITIES SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. - THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS AND PERMITS GOVERNING THE WORK. - STORAGE OF MATERIALS OR SUPPLIES ON -SITE WILL NOT BE ALLOWED. MONUMENT LOCATIONS CONIFEROUS TREE PLANTING DETAIL TRIM OUT DEAD WOOD AND WATER TO SETTLE PLANTS AND WEAK AND/OR DEFORMED FILL VOIDS. TWIGS. DO NOT CUT A LEADER. DO NOT PAINT I I WATER WITHIN TWO HOURS OF CUTS. 1 y Q INSTALLATION. WATERING MUST BE SUFFICIENT TO THOROUGHLY SET PLANT ON J SATURATE ROOT BALL AND UNDISTURBED NATIVE SOIL OR THOROUGHLY d yyy PLANTING HOLE. COMPACTED BACKFILL ~ PLACE MULCH WITHIN 48 HOURS SOIL. INSTALL PLANT SO OF THE SECOND WATERING THE ROOT FLARE IS AT UNLESS SOIL MOISTURE IS OR UP TO 2" ABOVE THE EXCESSIVE. FINISHED GRADE. ,y �� �� SHREDDED WOOD MULCH MIN. 3" PLACE PLANT IN PLANTING G DEEP (DO NOT PLACE MULCH HOLE WITH BURLAP AND AGAINST TRUNK OF TREE). WIRE BASKET, (IF USED), l ' INTACT. BACKFILL WITHIN �- PLUMB AND BACKFILL WITH APPROXIMATELY 12" OFF v BACKFILL SOIL. BREAK DOWN THE TOP OF ROOTBALL, SIDES OF HOLE WHEN WATER PLANT. REMOVE BACKFILLING. TOP Y2 OF THE BASKET OR THE TOP TWO HORIZONTAL RINGS, WHICHEVER IS —III—I�— —III—III-1 GREATER. REMOVE ALL BURLAP AND NAILS FROM TOP Y2 OF THE BALL. REMOVE ALL TWINE. — — I I I —III —I I —III —I —I I I —III —I I= SCARIFY BOTTOM AND _—I ;I —I I —I —I I —III —III —III —III III SIDES OF HOLE PRIOR TO ; II II II I II II I II II I II II I PLANTING. II II II II II II II II 2-3 TIMES BALL DIAMETER DECIDUOUS TREE PLANTING DETAIL Oa p p c TRIM OUT DEAD WOOD AND a WATER TO SETTLE PLANTS AND WEAK AND/OR DEFORMED p p FILL VOIDS. TWIGS. DO NOT CUT A c o LEADER. DO NOT PAINT p WATER WITHIN TWO HOURS OF CUTS. p a p INSTALLATION. WATERING MUST p ca ap p BE SUFFICIENT TO THOROUGHLY SET PLANT ON p SATURATE ROOT BALL AND UNDISTURBED NATIVE SOIL p o PLANTING HOLE. OR THOROUGHLY COMPACTED BACKFILL p PLACE MULCH WITHIN 48 HOURS SOIL. INSTALL PLANT SO 444 p a Q OF THE SECOND WATERING THE ROOT FLARE IS AT c p p ' <Cp UNLESS SOIL MOISTURE IS OR UP TO 2" ABOVE THE as d� < ap0 EXCESSIVE. FINISHED GRADE. ° a a a a SHREDDED WOOD MULCH MIN. 3" PLACE PLANT IN PLANTING ppp DEEP (DO NOT PLACE MULCH HOLE WITH BURLAP AND AGAINST TRUNK OF TREE). WIRE BASKET, (IF USED), INTACT. BACKFILL WITHIN PLUMB AND BACKFILL WITH APPROXIMATELY 12" OF BACKFILL SOIL. BREAK DOWN THE TOP OF ROOTBALL, SIDES OF HOLE WHEN WATER PLANT. REMOVE BACKFILLING. TOP Y2 OF THE BASKET OR THE TOP TWO HORIZONTAL RINGS, WHICHEVER IS GREATER. REMOVE ALL BURLAP AND NAILS FROM III—III=I—I—I TOP Y OF THE BALL. -III= — III —III; REMO& ALL TWINE. _ _ _ _ _ _ - —I I I I I I=III—I —I I=III—III— I I —I I I= SCARIFY BOTTOM AND L I —I I I —I I I —I I I —I I I —I I I —I I I I I I 1 SIDES OF HOLE PRIOR TO ; II II II II II II II II II PLANTING. II I II II I II II I II I II 2-3 TIMES BALL DIAMETER 00-PLAN- 119128-SHEET-LAND.DWG 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. PLANTING SCHEDULE LANDSCAPE NOTES - THE LANDSCAPE CONTRACTOR SHALL VISIT THE PROJECT SITE TO BECOME FAMILIAR WITH THE EXISTING CONDITIONS PRIOR TO SUBMITTING A BID. - THE LANDSCAPE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF PROPOSED PHYSICAL START DATE AT LEAST 7 DAYS IN ADVANCE. - THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FIELD VERIFICATION OF ALL EXISTING UTILITY LOCATIONS ON THE PROJECT SITE WITH GOPHER STATE ONE CALL 1-800-252-1166 PRIOR TO COMMENCING WORK. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF EXISTING UTILITIES DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. NOTIFY THE LANDSCAPE ARCHITECT OF ANY CONFLICTS TO FACILITATE PLANT RELOCATION. - GRADING TO BE PERFORMED BY OTHERS. - NO PLANT MATERIAL SHALL BE INSTALLED UNTIL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. - ALL PLANT MATERIAL SHALL MEET THE STANDARDS FOUND IN THE AMERICAN ASSOCIATION OF NURSERYMEN-AMERICAN STANDARD FOR NURSERY STOCK. - ALL CONTAINER MATERIAL TO BE GROWN IN THE CONTAINER A MINIMUM OF SIX (6) MONTHS PRIOR TO PLANTING ON SITE. - DECIDUOUS AND CONIFEROUS TREES SHALL NOT BE STAKED, BUT THE LANDSCAPE CONTRACTOR MUST GUARANTEE STANDABILITY TO A WIND SPEED OF 60 M.P.H. - THE LANDSCAPE CONTRACTOR SHALL PROVIDE A MINIMUM GUARANTEE OF ONE YEAR ONE TIME REPLACEMENT ON NEW PLANT MATERIALS. GUARANTEE SHALL BE AGREED UPON BY DEVELOPER/BUILDER AND LANDSCAPE CONTRACTOR. - THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED UNSATISFACTORY BEFORE, DURING OR AFTER INSTALLATION. - IF THERE IS A DESCREPANCY BETWEEN THE NUMBER OF PLANTS SHOWN ON THE PLAN AND THE NUMBER SHOWN ON THE PLANT LIST, THE NUMBER SHOWN ON THE PLAN WILL TAKE PRECEDENCE. -THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES AND PLANTING SOIL QUANTITIES TO COMPLETE WORK SHOWN ON THE PLAN. THE LANDSCAPE CONTRACTOR SHALL VERIFY ALL QUANTITIES SHOWN ON THE PLANT SCHEDULE. - COMMERCIAL GRADE POLY LAWN EDGING SHALL BE INSTALLED WHERE NOTED. - THE LANDSCAPE CONTRACTOR SHALL REPAIR ALL DAMAGE TO THE SITE CAUSED BY THE PLANTING OPERATION AT NO COST TO THE OWNER. - THE LANDSCAPE CONTRACTOR SHALL KEEP PAVEMENTS CLEAN UNSTAINED. ALL PEDESTRIAN AND VEHICLE ACCESS TO BE MAINTAINED THROUGHOUT CONSTRUCTION PERIOD. ALL WASTES SHALL BE PROMPTLY REMOVED FROM THE SITE. ANY DAMAGE TO EXISTING FACILITIES SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. - THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS AND PERMITS GOVERNING THE WORK. - STORAGE OF MATERIALS OR SUPPLIES ON -SITE WILL NOT BE ALLOWED. 0 50 100 200 GRAPHIC SCALE IN FEET PlONEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS DECIDUOUS TREE PLANTING DETAIL KEY COMMON NAME SCIENTIFIC NAME ROOT QUANTITY OVERSTORY TREES 0- SIENNA GLEN MAPLE/ACER FREEMANII 'SIENNA GLEN' 2.5" B&B 80 0- AUTUMN BLAZE MAPLE/ACER X FREEMANII 2.5" B&B 80 0 HACKBERRY/CELTIS OCCIDENTALIS 2.5" B&B 75 SENTRY LINDEN/TILIA AMERICANA 'SENTRY' 2.5" B&B 72 RED OAK/QUERCUS RUBRA 2.5" B&B 83 (3)1 THORNLESS HONEYLOCUST/GLEDITSIA TRIACANTHOS VAR INEMIS 2.5" B&B 74 0 RIVER BIRCH/BETULA NIGRA 'HERITAGE' (CLUMP) 10-12' B&B 49 0- NORTHWOOD MAPLE/ACER RUBRUM 'NORTHWOOD' 2.5" B&B 81 KENTUCKY COFFEETREE/GYMNOCLADUS DIOICUS 2.5" B&B 73 SWAMP WHITE OAK/QUERCUS BICOLOR 2.5" B&B 14 EVERGREEN TREES WHITE PINE/PINUS STROBUS 6' B&B 59 NORWAY SPRUCE/PICEA ABIES 6' B&B 66 BLACK HILLS SPRUCE/PICEA GLUACA VAR DENSATA 6' B&B 90 ORNAMENTAL TREES JAPANESE TREE LILAC/SYRINGA RETICULATA 1.5" B&B 27 SERVICEBERRY/AMELAN CHI ER LAEVIS 1.5" B&B 21 CONIFEROUS TREE PLANTING DETAIL TRIM OUT DEAD WOOD AND )�t TRIM OUT DEAD WOOD AND a WATER TO SETTLE PLANTS AND WEAK AND/OR DEFORMED WEAK AND/OR DEFORMED p p FILL VOIDS. TWIGS. DO NOT CUT A TWIGS. NOT CUT A p ° LEADER. DO NOT PAINT ! LEADER.. DO NOT PAINT CUTS. 0 p ° ° p WATER WITHIN TWO HOURS OF INSTALLATION. WATERING MUST CUTS. p °Q ° p p BE SUFFICIENT TO THOROUGHLY SET PLANT ON J SET PLANT ON UNDISTURBED NATIVE SOIL p SATURATE ROOT BALL AND PLANTING HOLE. UNDISTURBED NATIVE SOIL OR THOROUGHLY d ',Z� OR THOROUGHLY p COMPACTED BACKFILL p �o PLACE MULCH WITHIN 48 HOURS SOI.INSTALPLANT SO COMPACTED BACKFILL p ° Q OF THE SECOND WATERING SOIL. INSTALL PLANT SO THE ROOT FLARE IS AT ° p p ° ° °yp UNLESS SOIL MOISTURE IS THE ROOT FLARE IS AT OR UP TO 2" ABOVE THE OR UP TO 2" ABOVE THE as ° ° ap0 o EXCESSIVE. FINISHED GRADE. ,3 ��CC FINISHED GRADE. ° a a p a ° p SHREDDED WOOD MULCH MIN. 3" PLACE PLANT IN PLANTING PLACE PLANT IN PLANTING p DEEP (DO NOT PLACE MULCH HOLE WITH BURLAP AND _ HOLE WITH BURLAP AND AGAINST TRUNK OF TREE). WIRE BASKET, (IF USED), l WIRE BASKET, (IF USED), INTACT. BACKFILL WITHIN PLUMB AND BACKFILL WITH INTACT. BACKFILL WITHIN APPROXIMATELY 12" OFF vv APPROXIMATELY 12" OF BACKFILL SOIL. BREAK DOWN THE TOP OF ROOTBALL, v �w THE TOP OF ROOTBALL, SIDES OF HOLE WHEN WATER PLANT. REMOVE WATER PLANT. REMOVE BACKFILLING. TOP Y OF THE BASKET OR TOP Y OF THE BASKET OR THE TOP TWO HORIZONTAL THE TOP TWO HORIZONTAL _ RINGS, WHICHEVER IS �—III—III— RINGS, WHICHEVER IS I = __ —_ II II _ _ II I II _j GREATER. REMOVE ALL �� II I II GREATER. REMOVE ALL BURLAP AND NAILS FROM II BURLAP AND NAILS FROM II II I II II TOP Y2 OF THE BALL. II II k TOP Y OF THE BALL. = I=I — — REMOVE ALL TWINE. -_—III III —III —III —III —III —III —III REMO& ALL TWINE. _ _ — _ _ —III—III= _—III I —I —=I —I —I I—III—III= � SCARIFY BOTTOM AND III —I I —III —III —III —III —III —I I SCARIFYBOTTOMAND -I � I —I I —I � I —I � I —III —III —III —III III —I SIDES OF HOLE PRIOR TO —III III —III —III —III —III —III —III: SIDES TO —III III—III—III—III—III—III—III—� I PLANTING. 2-3 TIMES BALL DIAMETER 2-3 TIMES BALL DIAMETER WATER TO SETTLE PLANTS AND FILL VOIDS. WATER WITHIN TWO HOURS OF INSTALLATION. WATERING MUST BE SUFFICIENT TO THOROUGHLY SATURATE ROOT BALL AND PLANTING HOLE. PLACE MULCH WITHIN 48 HOURS OF THE SECOND WATERING UNLESS SOIL MOISTURE IS EXCESSIVE. SHREDDED WOOD MULCH MIN. 3" DEEP (DO NOT PLACE MULCH AGAINST TRUNK OF TREE). PLUMB AND BACKFILL WITH BACKFILL SOIL. BREAK DOWN SIDES OF HOLE WHEN BACKFILLING. 00-PLAN- 119128-SHEET-LAND.DWG 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. PLANTING SCHEDULE i!i 08 —a MONSOON VA VA i�/I✓�iili/i✓I�/I✓�i/�I✓r�/I✓/�✓/%✓I�/I✓I�/L�/i✓I�_Ii✓I�/i✓ii/i ��. �_ �� �. - ��_, �� � � � '/� ' I - / / r • �� •tom. . _•'� ���_ �%�•-/� � �lJ��i�d, 2 1353 fl I�4J Ir� 3 > i \ WE OUTLOT A / 00 , 4 li l , WETLAND TLAN T MODERATE v 79 \\ J -<U TLOT B 389 1 �.0 WET p i T MO9PEE RX o / ° L� C J 1 \ / �� ✓ \ 0 50 100 200 GRAPHIC SCALE IN FEET PlONEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS KEY COMMON NAME SCIENTIFIC NAME ROOT QUANTITY OVERSTORY TREES 0 SIENNA GLEN MAPLE/ACER FREEMANII 'SIENNA GLEN' 2.5" B&B 80 E) AUTUMN BLAZE MAPLE/ACER X FREEMANII 2.5" B&B 80 0- HACKBERRY/CELTIS OCCIDENTALIS 2.5" B&B 75 SENTRY LINDEN/TILIA AMERICANA 'SENTRY' 2.5" B&B 72 RED OAK/QUERCUS RUBRA 2.5" B&B 83 (3)1 THORNLESS HONEYLOCUST/GLEDITSIA TRIACANTHOS VAR INEMIS 2.5" B&B 74 0- RIVER BIRCH/BETULA NIGRA 'HERITAGE' (CLUMP) 10-12' B&B 49 NORTHWOOD MAPLE/ACER RUBRUM 'NORTHWOOD' 2.5" B&B 81 KENTUCKY COFFEETREE/GYMNOCLADUS DIOICUS 2.5" B&B 73 SWAMP WHITE OAK/QUERCUS BICOLOR 2.5" B&B 14 EVERGREEN TREES WHITE PINE/PINUS STROBUS 6' B&B 59 NORWAY SPRUCE/PICEA ABIES 6' B&B 66 BLACK HILLS SPRUCE/PICEA GLUACA VAR DENSATA 6' B&B 90 ORNAMENTAL TREES JAPANESE TREE LILAC/SYRINGA RETICULATA 1.5" B&B 27 SERVICEBERRY/AMELAN CHI ER LAEVIS 1.5" B&B 21 LANDSCAPE NOTES - THE LANDSCAPE CONTRACTOR SHALL VISIT THE PROJECT SITE TO BECOME FAMILIAR WITH THE EXISTING CONDITIONS PRIOR TO SUBMITTING A BID. - THE LANDSCAPE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF PROPOSED PHYSICAL START DATE AT LEAST 7 DAYS IN ADVANCE. - THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FIELD VERIFICATION OF ALL EXISTING UTILITY LOCATIONS ON THE PROJECT SITE WITH GOPHER STATE ONE CALL 1-800-252-1166 PRIOR TO COMMENCING WORK. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF EXISTING UTILITIES DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. NOTIFY THE LANDSCAPE ARCHITECT OF ANY CONFLICTS TO FACILITATE PLANT RELOCATION. GRADING TO BE PERFORMED BY OTHERS. - NO PLANT MATERIAL SHALL BE INSTALLED UNTIL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. - ALL PLANT MATERIAL SHALL MEET THE STANDARDS FOUND IN THE AMERICAN ASSOCIATION OF NURSERYMEN-AMERICAN STANDARD FOR NURSERY STOCK. - ALL CONTAINER MATERIAL TO BE GROWN IN THE CONTAINER A MINIMUM OF SIX (6) MONTHS PRIOR TO PLANTING ON SITE. DECIDUOUS AND CONIFEROUS TREES SHALL NOT BE STAKED, BUT THE LANDSCAPE CONTRACTOR MUST GUARANTEE STANDABILITY TO A WIND SPEED OF 60 M.P.H. THE LANDSCAPE CONTRACTOR SHALL PROVIDE A MINIMUM GUARANTEE OF ONE YEAR ONE TIME REPLACEMENT ON NEW PLANT MATERIALS. GUARANTEE SHALL BE AGREED UPON BY DEVELOPER/BUILDER AND LANDSCAPE CONTRACTOR. - THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED UNSATISFACTORY BEFORE, DURING OR AFTER INSTALLATION. - IF THERE IS A DESCREPANCY BETWEEN THE NUMBER OF PLANTS SHOWN ON THE PLAN AND THE NUMBER SHOWN ON THE PLANT LIST, THE NUMBER SHOWN ON THE PLAN WILL TAKE PRECEDENCE. -THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES AND PLANTING SOIL QUANTITIES TO COMPLETE WORK SHOWN ON THE PLAN. THE LANDSCAPE CONTRACTOR SHALL VERIFY ALL QUANTITIES SHOWN ON THE PLANT SCHEDULE. - COMMERCIAL GRADE POLY LAWN EDGING SHALL BE INSTALLED WHERE NOTED. - THE LANDSCAPE CONTRACTOR SHALL REPAIR ALL DAMAGE TO THE SITE CAUSED BY THE PLANTING OPERATION AT NO COST TO THE OWNER. - THE LANDSCAPE CONTRACTOR SHALL KEEP PAVEMENTS CLEAN UNSTAINED. ALL PEDESTRIAN AND VEHICLE ACCESS TO BE MAINTAINED THROUGHOUT CONSTRUCTION PERIOD. ALL WASTES SHALL BE PROMPTLY REMOVED FROM THE SITE. ANY DAMAGE TO EXISTING FACILITIES SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. - THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS AND PERMITS GOVERNING THE WORK. - STORAGE OF MATERIALS OR SUPPLIES ON -SITE WILL NOT BE ALLOWED. CONIFEROUS TREE PLANTING DETAIL TRIM OUT DEAD WOOD AND WATER TO SETTLE PLANTS AND WEAK AND/OR DEFORMED FILL VOIDS. TWIGS. DO NOT CUT A LEADER. DO NOT PAINT I I WATER WITHIN TWO HOURS OF CUTS. 1 y INSTALLATION. WATERING MUST BE SUFFICIENT TO THOROUGHLY SET PLANT ON J SATURATE ROOT BALL AND UNDISTURBED NATIVE SOIL OR THOROUGHLY d yyy PLANTING HOLE. COMPACTED BACKFILL ~ PLACE MULCH WITHIN 48 HOURS SOIL. INSTALL PLANT SO OF THE SECOND WATERING THE ROOT FLARE IS AT UNLESS SOIL MOISTURE IS OR UP TO 2" ABOVE THE EXCESSIVE. FINISHED GRADE. ,y �� �� SHREDDED WOOD MULCH MIN. 3" PLACE PLANT IN PLANTING G DEEP (DO NOT PLACE MULCH HOLE WITH BURLAP AND AGAINST TRUNK OF TREE). WIRE BASKET, (IF USED), l ' INTACT. BACKFILL WITHIN �� PLUMB AND BACKFILL WITH APPROXIMATELY 12" OFF v BACKFILL SOIL. BREAK DOWN THE TOP OF ROOTBALL, SIDES OF HOLE WHEN WATER PLANT. REMOVE BACKFILLING. TOP Y2 OF THE BASKET OR THE TOP TWO HORIZONTAL RINGS, WHICHEVER IS —III—III-1 GREATER. REMOVE ALL I BURLAP AND NAILS FROM' TOP Y2 OF THE BALL. REMOVE ALL TWINE. — — __—I I I I I —III —III —III —I � I —III —III —I � I= SCARIFY BOTTOM AND =1—I I —I —I I —III —III —III —III III SIDES OF HOLE PRIOR TO ; II II II I II II I II II I II II I PLANTING. II II II II II II II II 2-3 TIMES BALL DIAMETER DECIDUOUS TREE PLANTING DETAIL Oa o TRIM OUT DEAD WOOD AND a WATER TO SETTLE PLANTS AND WEAK AND/OR DEFORMED p p FILL VOIDS. TWIGS. DO NOT CUT A c o LEADER. DO NOT PAINT p WATER WITHIN TWO HOURS OF CUTS. p a p INSTALLATION. WATERING MUST p ca ap p BE SUFFICIENT TO THOROUGHLY SET PLANT ON p SATURATE ROOT BALL AND UNDISTURBED NATIVE SOIL p o PLANTING HOLE. OR THOROUGHLY COMPACTED BACKFILL p PLACE MULCH WITHIN 48 HOURS SOIL. INSTALL PLANT SO 444 p a Q OF THE SECOND WATERING THE ROOT FLARE IS AT p C p ' <Cp UNLESS SOIL MOISTURE IS OR UP TO 2" ABOVE THE as o < ap0 EXCESSIVE. FINISHED GRADE. ° a a a a SHREDDED WOOD MULCH MIN. 3" PLACE PLANT IN PLANTING ppp DEEP (DO NOT PLACE MULCH HOLE WITH BURLAP AND AGAINST TRUNK OF TREE). WIRE BASKET, (IF USED), INTACT. BACKFILL WITHIN PLUMB AND BACKFILL WITH APPROXIMATELY 12" OF BACKFILL SOIL. BREAK DOWN THE TOP OF ROOTBALL, SIDES OF HOLE WHEN WATER PLANT. REMOVE BACKFILLING. TOP Y OF THE BASKET OR THE TOP TWO HORIZONTAL RINGS, WHICHEVER IS GREATER. REMOVE ALL BURLAP AND NAILS FROM III—III=I—I—I TOP Y OF THE BALL. REMOVE ALL TWINE. _ —III III —III —I —I I —III —III --I 1= SCARIFY BOTTOM AND ;I —I —I —I I —III —III —III —III III SIDES OF HOLE PRIOR TO ; II II II II II II II II II PLANTING. II I II II I II II I II I II 2-3 TIMES BALL DIAMETER 00-PLAN- 119128-SHEET-LAND.DWG 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. PLANTING SCHEDULE LANDSCAPE NOTES - THE LANDSCAPE CONTRACTOR SHALL VISIT THE PROJECT SITE TO BECOME FAMILIAR WITH THE EXISTING CONDITIONS PRIOR TO SUBMITTING A BID. - THE LANDSCAPE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF PROPOSED PHYSICAL START DATE AT LEAST 7 DAYS IN ADVANCE. - THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FIELD VERIFICATION OF ALL EXISTING UTILITY LOCATIONS ON THE PROJECT SITE WITH GOPHER STATE ONE CALL 1-800-252-1166 PRIOR TO COMMENCING WORK. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF EXISTING UTILITIES DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. NOTIFY THE LANDSCAPE ARCHITECT OF ANY CONFLICTS TO FACILITATE PLANT RELOCATION. - GRADING TO BE PERFORMED BY OTHERS. - NO PLANT MATERIAL SHALL BE INSTALLED UNTIL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. - ALL PLANT MATERIAL SHALL MEET THE STANDARDS FOUND IN THE AMERICAN ASSOCIATION OF NURSERYMEN-AMERICAN STANDARD FOR NURSERY STOCK. - ALL CONTAINER MATERIAL TO BE GROWN IN THE CONTAINER A MINIMUM OF SIX (6) MONTHS PRIOR TO PLANTING ON SITE. - DECIDUOUS AND CONIFEROUS TREES SHALL NOT BE STAKED, BUT THE LANDSCAPE CONTRACTOR MUST GUARANTEE STANDABILITY TO A WIND SPEED OF 60 M.P.H. - THE LANDSCAPE CONTRACTOR SHALL PROVIDE A MINIMUM GUARANTEE OF ONE YEAR ONE TIME REPLACEMENT ON NEW PLANT MATERIALS. GUARANTEE SHALL BE AGREED UPON BY DEVELOPER/BUILDER AND LANDSCAPE CONTRACTOR. - THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED UNSATISFACTORY BEFORE, DURING OR AFTER INSTALLATION. - IF THERE IS A DESCREPANCY BETWEEN THE NUMBER OF PLANTS SHOWN ON THE PLAN AND THE NUMBER SHOWN ON THE PLANT LIST, THE NUMBER SHOWN ON THE PLAN WILL TAKE PRECEDENCE. -THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES AND PLANTING SOIL QUANTITIES TO COMPLETE WORK SHOWN ON THE PLAN. THE LANDSCAPE CONTRACTOR SHALL VERIFY ALL QUANTITIES SHOWN ON THE PLANT SCHEDULE. - COMMERCIAL GRADE POLY LAWN EDGING SHALL BE INSTALLED WHERE NOTED. - THE LANDSCAPE CONTRACTOR SHALL REPAIR ALL DAMAGE TO THE SITE CAUSED BY THE PLANTING OPERATION AT NO COST TO THE OWNER. - THE LANDSCAPE CONTRACTOR SHALL KEEP PAVEMENTS CLEAN UNSTAINED. ALL PEDESTRIAN AND VEHICLE ACCESS TO BE MAINTAINED THROUGHOUT CONSTRUCTION PERIOD. ALL WASTES SHALL BE PROMPTLY REMOVED FROM THE SITE. ANY DAMAGE TO EXISTING FACILITIES SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. - THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS AND PERMITS GOVERNING THE WORK. - STORAGE OF MATERIALS OR SUPPLIES ON -SITE WILL NOT BE ALLOWED. KEY COMMON NAME SCIENTIFIC NAME ROOT QUANTITY OVERSTORY TREES 0- SIENNA GLEN MAPLE/ACER FREEMANII 'SIENNA GLEN' 2.5" B&B 80 E) AUTUMN BLAZE MAPLE/ACER X FREEMANII 2.5" B&B 80 0- HACKBERRY/CELTIS OCCIDENTALIS 2.5" B&B 75 SENTRY LINDEN/TILIA AMERICANA 'SENTRY' 2.5" B&B 72 RED OAK/QUERCUS RUBRA 2.5" B&B 83 THORNLESS HONEYLOCUST/GLEDITSIA TRIACANTHOS VAR INEMIS 2.5" B&B 74 RIVER BIRCH/BETULA NIGRA 'HERITAGE' (CLUMP) 10-12' B&B 49 NORTHWOOD MAPLE/ACER RUBRUM 'NORTHWOOD' 2.5" B&B 81 KENTUCKY COFFEETREE/GYMNOCLADUS DIOICUS 2.5" B&B 73 SWAMP WHITE OAK/QUERCUS BICOLOR 2.5" B&B 14 EVERGREEN TREES WHITE PINE/PINUS STROBUS 6' B&B 59 NORWAY SPRUCE/PICEA ABIES 6' B&B 66 BLACK HILLS SPRUCE/PICEA GLUACA VAR DENSATA 6' B&B 90 ORNAMENTAL TREES JAPANESE TREE LILAC/SYRINGA RETICULATA 1.5" B&B 27 SERVICEBERRY/AMELAN CHI ER LAEVIS 1.5" B&B 21 DECIDUOUS TREE PLANTING DETAIL p, ° p p °Q TRIM OUT DEAD WOOD AND WATER TO SETTLE PLANTS AND WEAK AND/OR DEFORMED p p FILL VOIDS. TWIGS. DO NOT CUT A p ° o LEADER. DO NOT PAINT p ° WATER WITHIN TWO HOURS OF CUTS. o ° p INSTALLATION. WATERING MUST p °a °p p BE SUFFICIENT TO THOROUGHLY SET PLANT ON p p SATURATE ROOT BALL AND UNDISTURBED NATIVE SOIL p o PLANTING HOLE. OR THOROUGHLY COMPACTED BACKFILL p op°° PLACE MULCH WITHIN 48 HOURS SOIL. INSTALL PLANT SO p ° ° 8 OF THE SECOND WATERING THE ROOT FLARE IS AT p p ° ° °yp UNLESS SOIL MOISTURE IS OR UP TO 2" ABOVE THE as o ° ap0 EXCESSIVE. FINISHED GRADE. ° a a a a ° SHREDDED WOOD MULCH MIN. 3" PLACE PLANT IN PLANTING ppp DEEP (DO NOT PLACE MULCH HOLE WITH BURLAP AND AGAINST TRUNK OF TREE). WIRE BASKET, (IF USED), INTACT. BACKFILL WITHIN PLUMB AND BACKFILL WITH APPROXIMATELY 12" OF BACKFILL SOIL. BREAK DOWN THE TOP OF ROOTBALL, SIDES OF HOLE WHEN WATER PLANT. REMOVE BACKFILLING. TOP Y, OF THE BASKET OR THE TOP TWO HORIZONTAL RINGS, WHICHEVER IS GREATER. REMOVE ALL BURLAP AND NAILS FROM TOP Y2 OF THE BALL. — — �" REMOVE ALL TWINE. III I I —III —I —I —I —I I —III —III— SCARIFY BOTTOM AND ;I —I —I —I I —III —III —III —III III SIDES OF HOLE PRIOR TO . II II II II II I II II I II II PLANTING. II I II II I II II II II II 2-3 TIMES BALL DIAMETER CONIFEROUS TREE PLANTING DETAIL TRIM OUT DEAD WOOD AND WEAK AND/OR DEFORMED .0k TWIGS. DO NOT CUT A LEADER. DO NOT PAINT CUTS. ! SET PLANT ON J UNDISTURBED NATIVE SOIL OR THOROUGHLY d yyy COMPACTED BACKFILL SOIL. INSTALL PLANT SO THE ROOT FLARE IS AT OR UP TO 2" ABOVE THE 4 �3 FINISHED GRADE. PLACE PLANT IN PLANTING HOLE WITH BURLAP AND _ WIRE BASKET, (IF USED), l ✓ INTACT. BACKFILL WITHIN APPROXIMATELY 12" OFF vv THE TOP OF ROOTBALL, v �w WATER PLANT. REMOVE TOP Y OF THE BASKET OR THE TOP TWO HORIZONTAL RINGS, WHICHEVER IS GREATER. REMOVE ALL I I II BURLAP AND NAILS FROM TOP Y2 OF THE BALL. .� II1 I1I III °) +'k REMOVE ALL TWINE. _— SCARIFY BOTTOM AND ;I —I I —I —I I —III —III —III —I I SIDES OF HOLE PRIOR TO ; II I II I II 111 I II 11II II I II III I: PLANTING. II II II II 2-3 TIMES BALL DIAMETER 0 50 100 200 GRAPHIC SCALE IN FEET PlONEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS WATER TO SETTLE PLANTS AND FILL VOIDS. WATER WITHIN TWO HOURS OF INSTALLATION. WATERING MUST BE SUFFICIENT TO THOROUGHLY SATURATE ROOT BALL AND PLANTING HOLE. PLACE MULCH WITHIN 48 HOURS OF THE SECOND WATERING UNLESS SOIL MOISTURE IS EXCESSIVE. SHREDDED WOOD MULCH MIN. 3" DEEP (DO NOT PLACE MULCH AGAINST TRUNK OF TREE). PLUMB AND BACKFILL WITH BACKFILL SOIL. BREAK DOWN SIDES OF HOLE WHEN BACKFILLING. 00-PLAN- 119128-SHEET-LAND.DWG 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. PlONEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS PLANTING SCHEDULE KEY COMMON NAME SCIENTIFIC NAME ROOT QUANTITY OVERSTORY TREES 0— SIENNA GLEN MAPLE/ACER FREEMANII 'SIENNA GLEN' 2.5" B&B 80 0_ AUTUMN BLAZE MAPLE/ACER X FREEMANII 2.5" B&B 80 0 HACKBERRY/CELTIS OCCIDENTALIS 2.5" B&B 75 SENTRY LINDEN/TILIA AMERICANA 'SENTRY' 2.5" B&B 72 RED OAK/QUERCUS RUBRA 2.5" B&B 83 THORNLESS HONEYLOCUST/GLEDITSIA TRIACANTHOS VAR INEMIS 2.5" B&B 74 RIVER BIRCH/BETULA NIGRA 'HERITAGE' (CLUMP) 10-12' B&B 49 NORTHWOOD MAPLE/ACER RUBRUM 'NORTHWOOD' 2.5" B&B 81 KENTUCKY COFFEETREE/GYMNOCLADUS DIOICUS 2.5" B&B 73 SWAMP WHITE OAK/QUERCUS BICOLOR 2.5" B&B 14 EVERGREEN TREES WHITE PINE/PINUS STROBUS 6' B&B 59 NORWAY SPRUCE/PICEA ABIES 6' B&B 66 BLACK HILLS SPRUCE/PICEA GLUACA VAR DENSATA 6' B&B 90 ORNAMENTAL TREES JAPANESE TREE LILAC/SYRINGA RETICULATA 1.5" B&B 27 SERVICEBERRY/AMELAN CHI ER LAEVIS 1.5" B&B 21 MONUMENT LOCATION MONUMENT DESIGN TBD DECIDUOUS TREE PLANTING DETAIL p p p ° TRIM OUT DEAD WOOD AND a WATER TO SETTLE PLANTS AND WEAK AND/OR DEFORMED p p FILL VOIDS. TWIGS. DO NOT CUT A ° o LEADER. DO NOT PAINT p ° WATER WITHIN TWO HOURS OF CUTS. p ° p INSTALLATION. WATERING MUST °Q °pO BE SUFFICIENT TO THOROUGHLY SET PLANT ON p p SATURATE ROOT BALL AND UNDISTURBED NATIVE SOIL p o PLANTING HOLE. OR THOROUGHLY COMPACTED BACKFILL p o°°° PLACE MULCH WITHIN 48 HOURS SOIL. INSTALL PLANT SO p ° Q OF THE SECOND WATERING THE ROOT FLARE IS AT p p ° , °gyp UNLESS SOIL MOISTURE IS OR UP TO 2" ABOVE THE as o ° apo EXCESSIVE. FINISHED GRADE. ° ° a o a ° SHREDDED WOOD MULCH MIN. 3" PLACE PLANT IN PLANTING ppp DEEP (DO NOT PLACE MULCH HOLE WITH BURLAP AND AGAINST TRUNK OF TREE). WIRE BASKET, (IF USED), INTACT. BACKFILL WITHIN PLUMB AND BACKFILL WITH APPROXIMATELY 12" OF BACKFILL SOIL. BREAK DOWN THE TOP OF ROOTBALL, SIDES OF HOLE WHEN WATER PLANT. REMOVE BACKFILLING. TOP Y2 OF THE BASKET OR THE TOP TWO HORIZONTAL 0 50 100 200 RINGS, WHICHEVER IS GREATER. REMOVE ALL BURLAP AND NAILS FROM TOP Y OF THE BALL. REMO3E ALL TWINE. — —III III —III —III —III —III —III— I —I 1= GRAPHIC SCALE IN FEET SCARIFY BOTTOM AND ;III=1 1=III=III=III=III=III=III III I' SIDES OF HOLE PRIOR TO II II II II I II II I II II I II PLANTING. II II II II II II II 2-3 TIMES BALL DIAMETER LANDSCAPE NOTES - THE LANDSCAPE CONTRACTOR SHALL VISIT THE PROJECT SITE TO BECOME FAMILIAR WITH THE EXISTING CONDITIONS PRIOR TO SUBMITTING A BID. - THE LANDSCAPE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF PROPOSED PHYSICAL START DATE AT LEAST 7 DAYS IN ADVANCE. - THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FIELD VERIFICATION OF ALL EXISTING UTILITY LOCATIONS ON THE PROJECT SITE WITH GOPHER STATE ONE CALL 1-800-252-1166 PRIOR TO COMMENCING WORK. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF EXISTING UTILITIES DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. NOTIFY THE LANDSCAPE ARCHITECT OF ANY CONFLICTS TO FACILITATE PLANT RELOCATION. - GRADING TO BE PERFORMED BY OTHERS. - NO PLANT MATERIAL SHALL BE INSTALLED UNTIL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. - ALL PLANT MATERIAL SHALL MEET THE STANDARDS FOUND IN THE AMERICAN ASSOCIATION OF NURSERYMEN-AMERICAN STANDARD FOR NURSERY STOCK. - ALL CONTAINER MATERIAL TO BE GROWN IN THE CONTAINER A MINIMUM OF SIX (6) MONTHS PRIOR TO PLANTING ON SITE. - DECIDUOUS AND CONIFEROUS TREES SHALL NOT BE STAKED, BUT THE LANDSCAPE CONTRACTOR MUST GUARANTEE STANDABILITY TO A WIND SPEED OF 60 M.P.H. - THE LANDSCAPE CONTRACTOR SHALL PROVIDE A MINIMUM GUARANTEE OF ONE YEAR ONE TIME REPLACEMENT ON NEW PLANT MATERIALS. GUARANTEE SHALL BE AGREED UPON BY DEVELOPER/BUILDER AND LANDSCAPE CONTRACTOR. - THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED UNSATISFACTORY BEFORE, DURING OR AFTER INSTALLATION. - IF THERE IS A DESCREPANCY BETWEEN THE NUMBER OF PLANTS SHOWN ON THE PLAN AND THE NUMBER SHOWN ON THE PLANT LIST, THE NUMBER SHOWN ON THE PLAN WILL TAKE PRECEDENCE. -THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES AND PLANTING SOIL QUANTITIES TO COMPLETE WORK SHOWN ON THE PLAN. THE LANDSCAPE CONTRACTOR SHALL VERIFY ALL QUANTITIES SHOWN ON THE PLANT SCHEDULE. - COMMERCIAL GRADE POLY LAWN EDGING SHALL BE INSTALLED WHERE NOTED. - THE LANDSCAPE CONTRACTOR SHALL REPAIR ALL DAMAGE TO THE SITE CAUSED BY THE PLANTING OPERATION AT NO COST TO THE OWNER. - THE LANDSCAPE CONTRACTOR SHALL KEEP PAVEMENTS CLEAN UNSTAINED. ALL PEDESTRIAN AND VEHICLE ACCESS TO BE MAINTAINED THROUGHOUT CONSTRUCTION PERIOD. ALL WASTES SHALL BE PROMPTLY REMOVED FROM THE SITE. ANY DAMAGE TO EXISTING FACILITIES SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. - THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS AND PERMITS GOVERNING THE WORK. - STORAGE OF MATERIALS OR SUPPLIES ON -SITE WILL NOT BE ALLOWED. CONIFEROUS TREE PLANTING DETAIL TRIM OUT DEAD WOOD AND WATER TO SETTLE PLANTS AND WEAK AND/OR DEFORMED FILL VOIDS. TWIGS. DO NOT CUT A LEADER. DO NOT PAINT c I II WATER WITHIN TWO HOURS OF CUTS. INSTALLATION. WATERING MUST BE SUFFICIENT TO THOROUGHLY SET PLANT ON J L ` SATURATE ROOT BALL AND UNDISTURBED NATIVE SOIL OR THOROUGHLY d PLANTING HOLE. COMPACTED BACKFILL PLACE MULCH WITHIN 48 HOURS SOIL. INSTALL PLANT SO �r� ~ OF THE SECOND WATERING THE ROOT FLARE IS AT UNLESS SOIL MOISTURE IS OR UP TO 2" ABOVE THE EXCESSIVE. FINISHED GRADE.�� SHREDDED WOOD MULCH MIN. 3" PLACE PLANT IN PLANTING G f DEEP (DO NOT PLACE MULCH HOLE WITH BURLAP AND , j AGAINST TRUNK OF TREE). WIRE BASKET, (IF USED), J lee �� INTACT. BACKFILL WITHIN PLUMB AND BACKFILL WITH APPROXIMATELY 12" OFF y BACKFILL SOIL. BREAK DOWN THE TOP OF ROOTBALL, SIDES OF HOLE WHEN WATER PLANT. REMOVE BACKFILLING. TOP Y2 OF THE BASKET OR THE TOP TWO HORIZONTAL _ RINGS, WHICHEVER IS GREATER. REMOVE ALL \� —I BURLAP AND NAILS FROM �11—III=1 TOP Y OF THE BALL. ( 1=III=III REMo3E ALL TWINE. SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO it II I II II I II II I II II I II PLANTING. II II II II II II II 2-3 TIMES BALL DIAMETER 00-PLAN- 119128-SHEET-LAND.DWG 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. MONUMENT LOCATION PlONEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS MONUMENT LOCATION MONUMENT DESIGN TBD 0 50 100 200 GRAPHIC SCALE IN FEET PLANTING SCHEDULE KEY COMMON NAME SCIENTIFIC NAME ROOT QUANTITY OVERSTORY TREES OSIENNA GLEN MAPLE/ACER FREEMANII 'SIENNA GLEN' 2.5" B&B 80 E) AUTUMN BLAZE MAPLE/ACER X FREEMANII 2.5" B&B 80 OHACKBERRY/CELTIS OCCIDENTALIS 2.5" B&B 75 SENTRY LINDEN/TILIA AMERICANA 'SENTRY' 2.5" B&B 72 RED OAK/QUERCUS RUBRA 2.5" B&B 83 THORNLESS HONEYLOCUST/GLEDITSIA TRIACANTHOS VAR INEMIS 2.5" B&B 74 RIVER BIRCH/BETULA NIGRA 'HERITAGE' (CLUMP) 10-12' B&B 49 NORTHWOOD MAPLE/ACER RUBRUM 'NORTHWOOD' 2.5" B&B 81 KENTUCKY COFFEETREE/GYMNOCLADUS DIOICUS 2.5" B&B 73 SWAMP WHITE OAK/QUERCUS BICOLOR 2.5" B&B 14 EVERGREEN TREES WHITE PINE/PINUS STROBUS 6' B&B 59 NORWAY SPRUCE/PICEA ABIES 6' B&B 66 BLACK HILLS SPRUCE/PICEA GLUACA VAR DENSATA 6' B&B 90 ORNAMENTAL TREES JAPANESE TREE LILAC/SYRINGA RETICULATA 1.5" B&B 27 SERVICEBERRY/AMELAN CHI ER LAEVIS 1.5" B&B 21 LANDSCAPE NOTES - THE LANDSCAPE CONTRACTOR SHALL VISIT THE PROJECT SITE TO BECOME FAMILIAR WITH THE EXISTING CONDITIONS PRIOR TO SUBMITTING A BID. - THE LANDSCAPE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF PROPOSED PHYSICAL START DATE AT LEAST 7 DAYS IN ADVANCE. - THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FIELD VERIFICATION OF ALL EXISTING UTILITY LOCATIONS ON THE PROJECT SITE WITH GOPHER STATE ONE CALL 1-800-252-1166 PRIOR TO COMMENCING WORK. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF EXISTING UTILITIES DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. NOTIFY THE LANDSCAPE ARCHITECT OF ANY CONFLICTS TO FACILITATE PLANT RELOCATION. - GRADING TO BE PERFORMED BY OTHERS. - NO PLANT MATERIAL SHALL BE INSTALLED UNTIL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. - ALL PLANT MATERIAL SHALL MEET THE STANDARDS FOUND IN THE AMERICAN ASSOCIATION OF NURSERYMEN-AMERICAN STANDARD FOR NURSERY STOCK. - ALL CONTAINER MATERIAL TO BE GROWN IN THE CONTAINER A MINIMUM OF SIX (6) MONTHS PRIOR TO PLANTING ON SITE. - DECIDUOUS AND CONIFEROUS TREES SHALL NOT BE STAKED, BUT THE LANDSCAPE CONTRACTOR MUST GUARANTEE STANDABILITY TO A WIND SPEED OF 60 M.P.H. - THE LANDSCAPE CONTRACTOR SHALL PROVIDE A MINIMUM GUARANTEE OF ONE YEAR ONE TIME REPLACEMENT ON NEW PLANT MATERIALS. GUARANTEE SHALL BE AGREED UPON BY DEVELOPER/BUILDER AND LANDSCAPE CONTRACTOR. - THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED UNSATISFACTORY BEFORE, DURING OR AFTER INSTALLATION. - IF THERE IS A DESCREPANCY BETWEEN THE NUMBER OF PLANTS SHOWN ON THE PLAN AND THE NUMBER SHOWN ON THE PLANT LIST, THE NUMBER SHOWN ON THE PLAN WILL TAKE PRECEDENCE. -THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES AND PLANTING SOIL QUANTITIES TO COMPLETE WORK SHOWN ON THE PLAN. THE LANDSCAPE CONTRACTOR SHALL VERIFY ALL QUANTITIES SHOWN ON THE PLANT SCHEDULE. - COMMERCIAL GRADE POLY LAWN EDGING SHALL BE INSTALLED WHERE NOTED. - THE LANDSCAPE CONTRACTOR SHALL REPAIR ALL DAMAGE TO THE SITE CAUSED BY THE PLANTING OPERATION AT NO COST TO THE OWNER. - THE LANDSCAPE CONTRACTOR SHALL KEEP PAVEMENTS CLEAN UNSTAINED. ALL PEDESTRIAN AND VEHICLE ACCESS TO BE MAINTAINED THROUGHOUT CONSTRUCTION PERIOD. ALL WASTES SHALL BE PROMPTLY REMOVED FROM THE SITE. ANY DAMAGE TO EXISTING FACILITIES SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. - THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS AND PERMITS GOVERNING THE WORK. - STORAGE OF MATERIALS OR SUPPLIES ON -SITE WILL NOT BE ALLOWED. CONIFEROUS TREE PLANTING DETAIL TRIM OUT DEAD WOOD AND WATER TO SETTLE PLANTS AND WEAK AND/OR DEFORMED .0k FILL VOIDS. TWIGS. DO NOT CUT A LEADER. DO NOT PAINT I I WATER WITHIN TWO HOURS OF CUTS. 1 y INSTALLATION. WATERING MUST BE SUFFICIENT TO THOROUGHLY SET PLANT ON J SATURATE ROOT BALL AND UNDISTURBED NATIVE SOIL OR THOROUGHLY d yyy � PLANTING HOLE. COMPACTED BACKFILL ��� ~ PLACE MULCH WITHIN 48 HOURS SOIL. INSTALL PLANT SO OF THE SECOND WATERING EOT FLARE �l / UNLESS OIL MOISTURE IS ORUP TO 2" ABOVE EXCESSIVE. FINISHED GRADE. ,y �� �� SHREDDED WOOD MULCH MIN. 3" PLACE PLANT IN PLANTING G DEEP (DO NOT PLACE MULCH HOLE WITH BURLAP AND _ AGAINST TRUNK OF TREE). WIRE BASKET, (IF USED), l ' INTACT. BACKFILL WITHIN �� PLUMB AND BACKFILL WITH APPROXIMATELY 12" OFF v BACKFILL SOIL. BREAK DOWN THE TOP OF ROOTBALL, SIDES OF HOLE WHEN WATER PLANT. REMOVE BACKFILLING. TOP Y2 OF THE BASKET OR THE TOP TWO HORIZONTAL RINGS, WHICHEVER IS GREATER. REMOVE ALL BURLAP AND NAILS FROM TOP Y2 OF THE BALL. REMOVE ALL ALL TWINE. I---I—I—I I —III —III— SCARIFY BOTTOM AND _—III ;I —I I —I —I I —III —III —III —III III SIDES OF HOLE PRIOR TO ; II II II I II II I II II I II II I PLANTING. II II II II II II II II 2-3 TIMES BALL DIAMETER DECIDUOUS TREE PLANTING DETAIL TRIM OUT DEAD WOOD AND WEAK AND/OR DEFORMED TWIGS. DO NOT CUT A LEADER. DO NOT PAINT CUTS. SET PLANT ON UNDISTURBED NATIVE SOIL OR THOROUGHLY COMPACTED BACKFILL SOIL. INSTALL PLANT SO THE ROOT FLARE IS AT OR UP TO 2" ABOVE THE FINISHED GRADE. PLACE PLANT IN PLANTING HOLE WITH BURLAP AND WIRE BASKET, (IF USED), INTACT. BACKFILL WITHIN APPROXIMATELY 12" OF THE TOP OF ROOTBALL, WATER PLANT. REMOVE TOP Y OF THE BASKET OR THE TOP TWO HORIZONTAL RINGS, WHICHEVER IS GREATER. REMOVE ALL BURLAP AND NAILS FROM TOP Y OF THE BALL. REMOVE ALL TWINE. SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING. WATER TO SETTLE PLANTS AND p p FILL VOIDS. p ° � p ° WATER WITHIN TWO HOURS OF O ° O INSTALLATION. WATERING MUST BE SUFFICIENT TO THOROUGHLY p O O SATURATE ROOT BALL AND PLANTING HOLE. p O PLACE MULCH WITHIN 48 HOURS p ° ° Q OF THE SECOND WATERING ° UNLESS SOIL MOISTURE IS EXCESSIVE. ° ° a SHREDDED WOOD MULCH MIN. 3" ppp DEEP (DO NOT PLACE MULCH AGAINST TRUNK OF TREE). PLUMB AND BACKFILL WITH BACKFILL SOIL. BREAK DOWN SIDES OF HOLE WHEN BACKFILLING. 2-3 TIMES BALL DIAMETER 00-PLAN- 119128-SHEET-LAND.DWG 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. PLANTING SCHEDULE WiI AW1IMAM0MIN=W-AIIIIIIIIIIIIIIIIIIM-AIMAI■IIIIIIII PlONEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS KEY COMMON NAME SCIENTIFIC NAME ROOT QUANTITY OVERSTORY TREES 0- SIENNA GLEN MAPLE/ACER FREEMANII 'SIENNA GLEN' 2.5" B&B 80 0_ AUTUMN BLAZE MAPLE/ACER X FREEMANII 2.5" B&B 80 0- HACKBERRY/CELTIS OCCIDENTALIS 2.5" B&B 75 SENTRY LINDEN/TILIA AMERICANA 'SENTRY' 2.5" B&B 72 RED OAK/QUERCUS RUBRA 2.5" B&B 83 THORNLESS HONEYLOCUST/GLEDITSIA TRIACANTHOS VAR INEMIS 2.5" B&B 74 RIVER BIRCH/BETULA NIGRA 'HERITAGE' (CLUMP) 10-12' B&B 49 NORTHWOOD MAPLE/ACER RUBRUM 'NORTHWOOD' 2.5" B&B 81 KENTUCKY COFFEETREE/GYMNOCLADUS DIOICUS 2.5" B&B 73 SWAMP WHITE OAK/QUERCUS BICOLOR 2.5" B&B 14 EVERGREEN TREES WHITE PINE/PINUS STROBUS 6' B&B 59 NORWAY SPRUCE/PICEA ABIES 6' B&B 66 BLACK HILLS SPRUCE/PICEA GLUACA VAR DENSATA 6' B&B 90 ORNAMENTAL TREES JAPANESE TREE LILAC/SYRINGA RETICULATA 1.5" B&B 27 SERVICEBERRY/AMELAN CHI ER LAEVIS 1.5" B&B 21 LANDSCAPE NOTES - THE LANDSCAPE CONTRACTOR SHALL VISIT THE PROJECT SITE TO BECOME FAMILIAR WITH THE EXISTING CONDITIONS PRIOR TO SUBMITTING A BID. - THE LANDSCAPE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF PROPOSED PHYSICAL START DATE AT LEAST 7 DAYS IN ADVANCE. - THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FIELD VERIFICATION OF ALL EXISTING UTILITY LOCATIONS ON THE PROJECT SITE WITH GOPHER STATE ONE CALL 1-800-252-1166 PRIOR TO COMMENCING WORK. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF EXISTING UTILITIES DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. NOTIFY THE LANDSCAPE ARCHITECT OF ANY CONFLICTS TO FACILITATE PLANT RELOCATION. - GRADING TO BE PERFORMED BY OTHERS. - NO PLANT MATERIAL SHALL BE INSTALLED UNTIL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. - ALL PLANT MATERIAL SHALL MEET THE STANDARDS FOUND IN THE AMERICAN ASSOCIATION OF NURSERYMEN-AMERICAN STANDARD FOR NURSERY STOCK. - ALL CONTAINER MATERIAL TO BE GROWN IN THE CONTAINER A MINIMUM OF SIX (6) MONTHS PRIOR TO PLANTING ON SITE. - DECIDUOUS AND CONIFEROUS TREES SHALL NOT BE STAKED, BUT THE LANDSCAPE CONTRACTOR MUST GUARANTEE STANDABILITY TO A WIND SPEED OF 60 M.P.H. - THE LANDSCAPE CONTRACTOR SHALL PROVIDE A MINIMUM GUARANTEE OF ONE YEAR ONE TIME REPLACEMENT ON NEW PLANT MATERIALS. GUARANTEE SHALL BE AGREED UPON BY DEVELOPER/BUILDER AND LANDSCAPE CONTRACTOR. - THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED UNSATISFACTORY BEFORE, DURING OR AFTER INSTALLATION. - IF THERE IS A DESCREPANCY BETWEEN THE NUMBER OF PLANTS SHOWN ON THE PLAN AND THE NUMBER SHOWN ON THE PLANT LIST, THE NUMBER SHOWN ON THE PLAN WILL TAKE PRECEDENCE. -THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES AND PLANTING SOIL QUANTITIES TO COMPLETE WORK SHOWN ON THE PLAN. THE LANDSCAPE CONTRACTOR SHALL VERIFY ALL QUANTITIES SHOWN ON THE PLANT SCHEDULE. - COMMERCIAL GRADE POLY LAWN EDGING SHALL BE INSTALLED WHERE NOTED. - THE LANDSCAPE CONTRACTOR SHALL REPAIR ALL DAMAGE TO THE SITE CAUSED BY THE PLANTING OPERATION AT NO COST TO THE OWNER. - THE LANDSCAPE CONTRACTOR SHALL KEEP PAVEMENTS CLEAN UNSTAINED. ALL PEDESTRIAN AND VEHICLE ACCESS TO BE MAINTAINED THROUGHOUT CONSTRUCTION PERIOD. ALL WASTES SHALL BE PROMPTLY REMOVED FROM THE SITE. ANY DAMAGE TO EXISTING FACILITIES SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. - THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS AND PERMITS GOVERNING THE WORK. - STORAGE OF MATERIALS OR SUPPLIES ON -SITE WILL NOT BE ALLOWED. MONUMENT LOCATION MONUMENT DESIGN TBD 0 50 100 200 GRAPHIC SCALE IN FEET 00-PLAN- 119128-SHEET-LAND.DWG 2422 Enterprise Drive (651) 681-1914 Mendota Heights, MN 55120 Fax: 681-9488 www.pioneereng.com © 2020 Pioneer Engineering, P.A. MIDWEST NATURAL RESOURCES October 28, 2019 Paul Tabone Lennar 16305 36`h Ave. N. Plymouth MN 55446 RE: Woodland Assessment County Rd. 116 Properties, Corcoran, MN Mr. Tabone, Midwest Natural Resources, Inc. (MNR) conducted a woodland assessment on October 23rd and 24`h for the approximate 270.3 acre survey area located west of County Rd. 116 and north of Hackamore Road in Corcoran, Hennepin County, Minnesota. The purpose of this woodland assessment is to provide to the City of Corcoran accurate information pertaining to the composition and condition of the woodlands that are located throughout the site. For this assessment, sixteen separate woodland areas and a few areas of large individual trees were evaluated (Figure 1). In general, within the site are two types of woodland and include an oak & other hardwood deciduous dominant woodland and an altered, mixed hardwood & softwood deciduous dominant woodland. Within both types of woodland, the invasive, non-native shrub common buckthorn was observed at varying levels from low to high in all sixteen woodland areas that were evaluated. On figures 2 and 3 of this report the boundary of each woodland area is delineated and categorized as either one of the two general woodland types. Also included in this report are representative photos for each of the tree areas that depict the typical make-up of each area. The following is a general description for each of the sixteen tree areas that were evaluated and includes information about the general make up, topography, and condition of each wooded area along with a list of tree species observed within the overstory and understory. Tree Area 1 Tree Area 1 is located in the northeast part of the overall site and is approximately 4.4 acres in size. This area is bordered by agricultural land and Tree Area 2 to the northwest and a large wetland to the east. Steeper slopes with roughly 20-30' of elevation change occur within the eastern part of the area where large oak trees were observed along the hillside. Tree Area 1 is an oak dominated woodland with a mix of other common hardwood deciduous trees typical of a mesic oak forest. Common buckthorn, an invasive, non-native shrub/small tree occurs at low to moderate levels throughout this woodland area. In general the area consists of scattered large oaks with DBH's ranging in size from 18-30" with a mix of other hardwood and softwood trees that range in size from 6-16" in DBH. Oak trees make up nearly all of the trees that are over 20" in DBH. Sugar maple make up a very small component of this woodland and are typically small trees in a couple areas within the understory. Tree species observed within the overstory of Tree Area 1 include: bur oak, white oak, red oak, black cherry, bitternut hickory, basswood, sugar maple, ironwood, box elder, green ash, and American elm. Common 1032 Seventh Street West, Suite 150 1 Saint Paul, MN 55102 1 mnrinc.us 1 612.310.6260 Midwest Natural Resources, Inc. -Woodland Assessment County Rd. 116 Properties -Corcoran, Minnesota understory trees and shrubs observed within Tree Area 1 include: American elm, common buckthorn, choke cherry, basswood, and sugar maple. Tree Area 2 Tree Area 2 is located in the northeast part of the overall site and is approximately 4.8 acres in size. This area is bordered by agricultural land on three sides (north, west & south sides) and Tree Area 2 to the east. The area has approximately 10' of elevation change from east to west where it slopes down toward the surrounding fields. Tree Area 2 is an altered, hardwood & softwood deciduous dominated woodland with a mix of tree species that are typical of woodland areas that have been influenced by past land uses. Barbed wire fencing was observed surrounding most of this area which would indicate the area had been used as pasture sometime in the past. In general, the area is dominated by young green ash, box elder and American elm trees that range in size from 6-20" in DBH along with a few scattered large oak and basswood trees that are over 20" in DBH. Common buckthorn, an invasive, non-native shrub/small tree occurs at moderate levels throughout this woodland area. Tree species observed within the overstory of Tree Area 2 include: bur oak, red oak, basswood, box elder, green ash, and American elm. Common understory trees and shrubs observed within Tree Area 2 include: box elder, common buckthorn, green ash, prickly -ash, elderberry, and currant. Tree Area 3 Tree Area 3 is located in the central part of the overall site and is approximately 8.7 acres in size. This area is bordered by agricultural land on three sides (north, east & south sides) and a large wetland also to the east. The area has approximately 25' of elevation change from west to east where it slopes down toward the adjacent field and Wetland I. The western part of this area is relatively level with less change in elevation compared to the eastern part where a moderately steep slope occurs. Tree Area 3 is an altered, hardwood & softwood deciduous dominated woodland with a mix of tree species that are typical of woodland areas that have been influenced by past land uses. Barbed wire fencing was observed in a few areas which would likely indicate the area had been used as pasture sometime in the past. In general, the area is dominated by a mix of hardwood and softwood trees that range in size from 6-22" in DBH. Common buckthorn, an invasive, non-native shrub/small tree occurs at moderate to high levels throughout this woodland area with buckthorn very heavy within the nearly level area surrounding Wetlands F and G. Tree species observed within the overstory of Tree Area 3 include: basswood, bur oak, red oak, box elder, bitternut hickory, black cherry, quaking aspen, red maple, sugar maple, green ash, and American elm. Common understory trees and shrubs observed within Tree Area 3 include: box elder, common buckthorn, basswood, bitternut hickory, and American elm. Tree Area 4 Tree Area 4 is located in the southern part of the overall site and is approximately 10.6 acres in size. This area is bordered by existing homes to the north, open grassland to the east and Tree Area 5 to the south. The area is relatively level with approximately 10' of elevation change from one side to the other. Tree Area 4 is an altered, hardwood & softwood deciduous dominated woodland with a mix of tree species that are typical of woodland areas that have been influenced by past land uses. In general, the area is dominated by a mix of hardwood and softwood trees that range in size from 6-20" in DBH. Common buckthorn, an invasive, non-native shrub/small tree occurs at moderate to high levels throughout this woodland area with buckthorn very heavy within the northern 2/3's of the area. PA Midwest Natural Resources, Inc. -Woodland Assessment County Rd. 116 Properties -Corcoran, Minnesota Tree species observed within the overstory of Tree Area 4 include: basswood, box elder, green ash, American elm, black cherry, and bur oak. Common understory trees and shrubs observed within Tree Area 4 include: common buckthorn and American elm. Tree Area 5 Tree Area 5 is located in the southern part of the overall site and is approximately 7.6 acres in size. This area is bordered by an existing home to the west, pasture to the east, Hackamore Road to the south, and Tree Area 4 to the north. An existing home and garage occur within Tree Area 5 and there is roughly 10' of elevation change from one side to the other. About a quarter of this woodland has maintained turf grass growing at the ground layer under mature hardwood trees. Tree Area 5 is an oak dominated woodland with a mix of other common hardwood deciduous trees typical of a mesic oak forest. Common buckthorn, an invasive, non-native shrub/small tree occurs at moderate to high levels within the part of the woodland that is not currently being used as yard. In general the area consists of many large oaks with DBH's ranging in size from 18-30" with a mix of other hardwood and some softwood trees that range in size from 6-20" in DBH. Oak trees make up nearly all of the trees that are over 20" in DBH. Sugar maple make up a very small component of this woodland and are typically small trees that range in size from 6-14" in DBH. Tree species observed within the overstory of Tree Area 5 include: bur oak, white oak, red oak, black cherry, bitternut hickory, basswood, sugar maple, red maple, ironwood, box elder, cottonwood, and American elm. Common understory trees and shrubs observed within Tree Area 5 include: box elder, common buckthorn, choke cherry, and bitternut hickory. Tree Area 6 Tree Area 6 is located in the northwest part of the overall site along the northern property boundary and is approximately 1.2 acres in size. This area is bordered by agricultural land and a wetland to the south, upland grassland to the east, and Tree Area 7 to the west. A waterbody channel flows through this woodland where spoil piles flank each side of the channel. Tree Area 6 has approximately 10' of elevation change from side to side with most elevation change occurring from the water body channel up to the top of the spoil piles. Tree Area 6 is an altered, hardwood & softwood deciduous dominated woodland with a mix of tree species that are typical of woodland areas that have been influenced by past land uses. Cottonwood trees were the most common tree observed within the woodland. In general, the area is dominated by young cottonwood, green ash, box elder, and black cherry trees that range in size from 6-20" in DBH. Common buckthorn, an invasive, non-native shrub/small tree occurs at low levels throughout this woodland area. Tree species observed within the overstory of Tree Area 6 include: cottonwood, box elder, black cherry, bur oak, and green ash. Common understory trees and shrubs observed within Tree Area 6 include: American elm, common buckthorn, green ash, and gray dogwood. Tree Area 7 Tree Area 7 is located in the northwest part of the overall site along the northern and western property boundaries and is approximately 2.9 acres in size. This area is bordered by a large wetland to the south and Tree Area 6 to the east. Tree Area 7 has approximately 10' of elevation change from the northern side to the southern side located next to the wetland. Tree Area 7 is an altered, hardwood & softwood deciduous dominated woodland with a mix of tree species that are typical of woodland areas that have been influenced by past land uses. Young box elder trees were the most common tree observed within the woodland. In general, the area is dominated mainly by young box elder, with some green ash, quaking aspen, and cottonwood trees that range in size from 6-14" in DBH. Midwest Natural Resources, Inc. -Woodland Assessment County Rd. 116 Properties -Corcoran, Minnesota Common buckthorn, an invasive, non-native shrub/small tree occurs at low levels throughout this woodland area. Tree species observed within the overstory of Tree Area 7 include: box elder, cottonwood, green ash, and quaking aspen. Common understory trees and shrubs observed within Tree Area 7 include: green ash, common buckthorn, box elder, cottonwood, and smooth sumac. Tree Area 8 Tree Area 8 is located in the northwest part of the overall site and is approximately 0.6 acres in size. This area is bordered by a large wetland to the north and an agricultural field to the south. Tree Area 8 has roughly 2' of elevation change from the southern side to the northern side of the tree line. Tree Area 8 is an altered, hardwood & softwood deciduous dominated woodland with just box elder trees occurring within a very narrow area between the wetland and fallow field. Young box elder trees are the only tree species that occurs within this woodland. Some common buckthorn were observed within this woodland but at low levels. Tree Area 9 Tree Area 9 is located in the northwest part of the overall site and is approximately 0.4 acres in size. This area is bordered by a large wetland to the east and a fallow agricultural field to the west. Tree Area 9 has roughly 8' of elevation change from the western side to the eastern side next to the wetland. Tree Area 9 is an altered, hardwood & softwood deciduous dominated woodland with box elder trees and common buckthorn occurring throughout the woodland. Young box elder trees are the only tree species that occurs within this woodland. Heavy levels of common buckthorn were observed within this woodland along with young box elder and a few small black cherry saplings. Tree Area 10 Tree Area 10 is located in the north -central part of the overall site and is approximately 4.0 acres in size. This area is positioned on both sides of a large wetland and has a fallow agricultural field bordering it to the north. Tree Area 10 has roughly 6' of elevation change from both sides down to the wetland that is in the middle of the woodland. Tree Area 10 is an altered, hardwood & softwood deciduous dominated woodland with a nearly complete overstory cover of box elder trees occurring as an even -aged stand. Young box elder trees are the only dominant tree species within the woodland with a couple of young silver maple trees also observed. Common buckthorn occurs at moderate to high levels throughout this woodland with elderberry also very common. Tree Area 11 Tree Area 11 is located in the northern part of the overall site and is approximately 0.4 acres in size. This small woodland area is bordered by upland grassland to the east and west and two wetland areas to the north and south. Tree Area 11 has roughly 6' of elevation change from one side to the other. Two water body channels intersect this woodland in a north -south orientation. Tree Area 11 is an oak dominated woodland with a mix of common hardwood deciduous trees. Common buckthorn, an invasive, non-native shrub/small tree occurs at low to moderate levels within the woodland. Tree species observed within the overstory of Tree Area 11 include: red oak, basswood, green ash, and American elm. Common understory trees and shrubs observed within Tree Area 11 include: common 4 Midwest Natural Resources, Inc. -Woodland Assessment County Rd. 116 Properties -Corcoran, Minnesota buckthorn, green ash, bur oak, and American elm. In general the area consists of a mix of hardwood trees with DBH's ranging in size from 6-16". Oak and basswood trees were the most common tree species observed within this woodland. Tree Area 12 Tree Area 12 is located in the southern part of the overall site and is approximately 2.8 acres in size. This area is bordered by agricultural land and a small wetland to the south, a large wetland to the west, and Tree Area 13 to the north. Within this woodland area there is roughly 20' of elevation change from the high point in the eastern part down to the woodland edge next to the wetland on the western side. Tree Area 12 is an oak dominated woodland with a mix of other common hardwood deciduous trees typical of a mesic oak forest. Common buckthorn, an invasive, non-native shrub/small tree occurs at low to moderate levels throughout this woodland area. In general the area consists of scattered large oaks with DBH's ranging in size from 18-30" with a number of bitternut hickory and black cherry trees that range in size from 6-12" in DBH. Most of the understory is covered with box elder saplings and young buckthorn. Tree species observed within the overstory of Tree Area 12 include: bur oak, red oak, black cherry, bitternut hickory, ironwood, basswood, green ash, and American elm. Common understory trees and shrubs observed within Tree Area 12 include: common buckthorn, ironwood, box elder, elderberry, bitternut hickory, and American elm. Tree Area 13 Tree Area 13 is located in the southern part of the overall site and is approximately 4.3 acres in size. This area is bordered by fallow agricultural land to the north, an existing home to the east, and a large wetland to the south. The area has approximately 20' of elevation change from the north and west sides down toward the wetland along the south side of the woodland. Tree Area 13 is an altered, hardwood & softwood deciduous dominated woodland with a mix of tree species that are typical of woodland areas that have been influenced by past land uses. Barbed wire fencing was observed within this area which would indicate the area had been used as pasture sometime in the past. In general, the area is dominated by young green ash, box elder and American elm trees that range in size from 6-22" in DBH along with a few scattered large oak and basswood trees that are over 20" in DBH. Common buckthorn, an invasive, non-native shrub/small tree occurs at moderate levels throughout this woodland area. Tree species observed within the overstory of Tree Area 13 include: bur oak, red oak, basswood, box elder, green ash, black cherry, and American elm. Common understory trees and shrubs observed within Tree Area 13 include: box elder, common buckthorn, and basswood. Tree Area 14 Tree Area 14 is located in the northern part of the overall site and is approximately 1.7 acres in size. This area consists of two narrow strips of woodland that border agricultural fields and a horse pasture within the site. Tree Area 14 is an altered, hardwood & softwood deciduous dominated woodland with mostly box elder trees and some cottonwood, green ash, and American elm trees. Other trees observed include black cherry and a few younger basswood. In general the range in size of trees within this woodland is from 6-20" in DBH. Some common buckthorn was also observed within this woodland but at low levels. 5 Midwest Natural Resources, Inc. -Woodland Assessment County Rd. 116 Properties -Corcoran, Minnesota Tree Area 15 Tree Area 15 is located in the northern part of the overall site and is approximately 0.2 acres in size. This small woodland area is bordered by agricultural land all around it. Tree Area 15 has roughly 15' of elevation change from the northern side to its southern side. Tree Area 15 is an oak dominated woodland with a mix of other common hardwood deciduous trees. Common buckthorn, an invasive, non-native shrub/small tree occurs at low levels only around the perimeter of the woodland and not within its interior. In general the area consists of trees that range in size from 6- 19" in DBH. Tree species observed within the overstory of Tree Area 15 include: bur oak, red oak, basswood, green ash, bitternut hickory, and box elder. Common understory trees and shrubs observed within Tree Area 15 include: common buckthorn, bitternut hickory, choke cherry, and American elm. Tree Area 16 Tree Area 16 is located in the northern part of the overall site along the northern boundary line and is approximately 0.2 acres in size. This small woodland area is bordered by fallow agricultural land to the south. Tree Area 16 has roughly 10' of elevation change from its western side down to its eastern side. Tree Area 16 is an oak dominated woodland with a mix of other common hardwood deciduous trees. Common buckthorn, an invasive, non-native shrub/small tree occurs at moderate levels within the part of the woodland located on -site. In general the area consists of trees that range in size form 6-18" in DBH. Tree species observed within the overstory of Tree Area 16 include: red oak, basswood, green ash, bitternut hickory, and American elm. Common understory trees and shrubs observed within Tree Area 16 include: common buckthorn, green ash, bitternut hickory, basswood, bur oak, and American elm. MNR appreciates the opportunity to provide this woodland assessment to assist Lennar and your project planning team. If you have any questions regarding this woodland assessment, feel free to contact me. Respectfully submitted, Midwest Natural Resources, Inc. K n Arndt Sr. Forest Ecologist Certified Arborist MN4033A 6 0 250 500 1,000 Source: 2016 color 7-county Feet Tree Assessment Areas Figure 1 County Rd. 116 Properties g Corcoran, MN 982 C�96 l 9°' 786:.. r . �S> 978 I88 _76 976 976 VFM�r 4 � /Opp• ��` � I'�✓� "� � �' �o 1006 1012 ;"Preen -Ash 25"'Bas���od 9 0. 36" Bur Oak 1/29" Basswood 71_�\ qgg ��19" Basswood 26" Basswood 18/16" BurOak , liliir.—�994., 992 ti ,988 ;.� — 11 - 'I Area. _3 } mooPO n� 1 g I I: 4 9� 990 / I a ` 992 ti i r , .� Area 13 l y80 976 998 974 e 992 Ares 12 qsg k �� f 25" Box Elder' ag q� >< -� 986 14" 13ox Elder -� i a l —�44" Box er 96. 16'_,E,hn y8� �� -A Small GroW `of 1 994 Spr e Treesi �~ � 09 98u 984 986 i --- --� - 988 � a 16 982 9g4 la 1 fff f• 986d 99sg 80 J i, �90 qaq dam, 11 Woodland Assessment Representative Photos a -LamIlk ry 0 `lj) Iv..! i..-I i 0 c a a Woodland Assessment, Representative Photos Tree Area 7 Photo of Tree Area 7 of young box elder trees which are common throughout the area. Tree Area 8 Photo of Tree Area 8 of young box elder trees which are common throughout the whole area. Tree Area 7 Photo of Tree Area 7 of north western part of woodland which transitions to very young trees and open grassland. Tree Area 9 Photo of Tree Area 9 of box elder and green ash trees which are common throughout area. Buckthorn is heavy in this area (dark green foliage). Page 4of7 Woodland Assessment, Representative Photos Tree Area 10 Photo of Tree Area 10 of young, even -aged box elder trees which comprise nearly all of this woodland area. Tree Area 12 Photo of Tree Area 12 of typical mix of oak, hickory, basswood and ironwood that is found throughout woodland area. Tree Area 11 Photo of Tree Area 11 of most of the woodland area. Tree Area 12 Photo of Tree Area 12 of part of the woodland that slopes down to Wetland L where basswood is common and lower of levels of buckthorn are present. Page 5 of 7 d E -4 � - Y pr Woodland Assessment, Representative Photos Tree Area 15 Tree Area 16 Photo of Tree Area 15 of the whole woodland. Photo of Tree Area 16 of nearly all of the woodland with oak to the left and American elm and green ash to the right. Page 7 of 7 Agenda Item 7a. MEMORANDUM L A N D F O R M From Site to Finish • 105 South Fifth Street, Suite 513 Minneapolis, MN 55401 DATE May 20, 2020 TO Brad Martens ................................._......................................................................................................................................................................................................... CC City Council, Planning Commission, Parks & Trails Commission FROM Kendra Lindahl, City Planner .................................. _. RE Active Corcoran Planning Applications ........ ..........._. Projects/Comments in blue italics are new Project marked with an * have moved from active to approved The following is a summary of project status for current, active projects: El Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net 1. Park Dedication Ordinance Update (city file no. 20-004). The park dedication fees are based on the comprehensive plan. The 2040 Comprehensive Plan was adopted in November and included some changes that require us to reevaluate our park dedication fee formula and make some minor edits to the ordinance. The Parks Commission will review on May 21st, the Planning Commission will hold a public hearing on June 41n and Council action is expected on June 11 to 2. Corcoran Self Storage PUD Amendment (city file no. 20-009). The applicant is requesting an amendment to the phasing plan for the project. Staff is currently reviewing the application for completeness, but it appears that the request may be administratively approved. The application is incomplete pending additional information from the applicant. 3. Paulsen Farms OSP Preliminary Plat (09-119-23-34-0001) (city file no. 20-011). The applicant has submitted an Open Space & Preservation Plat for the 88 acres on County Road 30. The plat would include 20 lots and preservation of 47 acres of open space. Staff is currently reviewing this application for completeness. The Planning Commission held a public hearing on May 71n, Parks and Trails Commission will review on May 21 st and Council action is expected on May 28tn 4. M/I Homes Concept Plan for a modification of the approvals for "Sawgrass" on the 103-acre parcel at 20400 County Road 10 (PID 23-119-23-42-0003) (City file no. 20-012). The Council approved an extension to the 2014 preliminary approvals so that the applicant could proceed with a final plat, final PUD development and PUD amendment. This concept plan is to outline the PUD amendments required for the new plan and ensure Council support before submitting a formal submittal. The Council was expected to review this item at their April 23rd meeting, but the applicant asked that the item be pulled to allow them more time to review the details. 5. Corcoran Crossroads Administrative Permit at 7625 County Road 116 (city file 20-014). The new owner of Corcoran Crossroads has applied for an administrative permit for expansion of the existing legal, non -conforming canopy structure. Staff will review the application and if it complies with the ordinance, it may be administratively approved. The applicant is currently incomplete, but we expect it to be placed on the July meetings. 6. Laura Gibson has requested approval of a Special Home Occupation License at 7105 County Rd 19 (PID 30-119-23-31-0001) (city file 20-015). The applicant is requesting an Administrative Permit for a Special Home Occupation License to operate a hair salon business. There will be no employees and up to 28 clients per week. Staff has reviewed and sent notices of intent to surrounding Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 property owners. Upon expiration of the comment period the City Administrator shall determine if a permit should be issued, denied or forwarded to the City Council for review. Karineimi Addition Preliminary Plat at 6780 Rolling Hills Road and 6855 Willow Drive (PID 33- 119-23-22-0004 and 33-119-23-21-0001) (City file 20-0016). The applicant has submitted a preliminary plat to create four lots from the newly created Lot 1, Block 1, Rolling Hills Acres and the adjacent 40 acres to the east. The 40-acre parcel have four development rights which will be used for the subdivision. The application is scheduled for a public hearing at the Planning Commission on June 4tn and City action on June 251n 8. Comprehensive Plan Amendment, Rezoning, Preliminary Plat and Preliminary PUD Development Plan for "Tavera" at the property at the northwest corner of Hackamore Road and County Road 116 (PID 35-119-23-44-0001, 35-119-23-11-0001, 35-119-23-12-0002, 35-119-23-41- 0001 and 35-119-23-43-0001) (City File 20-017). The applicant has submitted an application for development of 549 homes on the 273.57-acre site. The Council reviewed an EAW and Concept plan for the site earlier this year. The project includes a mix of single-family, villa, twinhome and townhome units. The concept shows development in 10 phases over 10 years. The application is scheduled for Parks and Trails Commission review on May 21 St, a public hearing at the Planning Commission on June 4tn and City action on June 25tn 9. Tabor Request for Metropolitan Agricultural Preserve Initiation of Expiration for 42.09 acres of land at 19450 Gleason Road (PID 36-119-23-12-0001) (City file 20-018). The landowner is requesting expiration of the Agricultural Preserve designation effective immediately as allowed under the 2019 changes to Minnesota Statute. This item is scheduled for the May 28tn Council agenda. 10. Conditional Use Permit and Variance for the Tom Spanier property located at 10580 Cain Road (PID 02-119-23-23-004) (city file no. 20-019) (City File 20-019). The applicant has requested approval of a conditional use permit and variance for an accessory building. This project was reviewed and approved in 2015 and was never built. The approvals expired after one year on November 23, 2016. The applicant is now ready to move forward with the project and is requesting approval again with no changes. The application is scheduled for a public hearing at the Planning Commission on June 4tn and City action on June 25tn 11. Sign Variance for the Marathon/Tom Thumb at 9350 County Road (PID 07-119-23-43-0004) (City File 20-020). The applicant has submitted a variance application to allow the number of and square footage of freestanding and wall signage to exceed what is allowed by ordinance. The application is scheduled for review at the Planning Commission on June 4tn and City action on June 25tn 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. 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 22"d 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 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. Several extensions have been approved. The landowner is requesting another extension to the preliminary plat approval, which was previously granted MEMORANDUM extensions that expire in February. M/1 Homes is proposing to take over the project with a few amendments to the proposed plan. Council reviewed the request at the February 271n meeting. 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 41n Planning Commission meeting and was approved by the City Council on June 25tn. 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. Staff is working with the landowner to complete the outstanding items. 5. Comlink Midwest Site Plan, CUP, Variance and Rezoning at 23405 CR 10 (City file 19-011). The request is to allow construction of a contractor's yard in the Rural Commercial (CR) district over 3-5 years. Phase 1 is for the 20,000 square foot Utility Construction building. This item was reviewed at a public hearing at the July 9tn Planning Commission and Council approved on July 25tn meeting. The approval included changes to the building architecture were approved by the Council at the August 22"d meeting. 6. Wessel Property PUD Sketch Plan and EAW for 22020 Hackamore Road (PID 35-119-23-43-0001, 35-119-23-44-0001, 35-119-23-11-0001 and 35-119-23-12-0002) (City File 19-018). The sketch plan was reviewed by the Council on September 26th and staff was directed to begin the Environmental Assessment Worksheet. The EAW was acted on by the Council in January 2020. 7. Savoie Minor Subdivision at 21801 Homestead Trail (City file 19-021). This two -lot subdivision is was approved by the Council on October 24tn. The council had previously approved this subdivision, but the applicant let it expire and an extension was approved. 8. Sketch Plan for "Nelson International" at 10409 County Road 101 (city file 19-023). The applicant submitted a sketch plan for an approximately 33,000-sq. ft. truck sales/repair operation. The Council reviewed this item on January 23ra 9. Annual Ordinance Codification (city file no. 20-005). Staff prepares and annual codification to incorporate all of the previous year's ordinance amendments into the City Code. The new PDF of the Code is now complete and available at City Hall and online. 10. Request for Variance, Preliminary and Final Plat for St. Jane Chantel cemetery (PID 21-119-23- 33-0004) (city file no. 20-001). Gene Kissner is requesting approval of a Preliminary Plat, Final Plat and Variance to subdivide the 3.76-acre St. Jane Chantel parcel owned by Church of St. Thomas the Apostle. The portion north of County Road 50 contains the cemetery and will be retained by the church and Kissners will purchase the portion south of County Road 50. The Planning Commission held a public hearing on March 51n and recommended approval. Council approved the request on March 26tn 11. Bellwether 4tn Final Plat and Final PUD (city file no.20-002). Pulte Homes of Minnesota, LLC (applicant) has submitted a request for approval of a Final Plat and Final PUD plan application for "Bellwether 4th Addition", a residential development of 74 new single-family homes and one outlot on 45.49 acres of property. The Planning Commission reviewed on March 5th and recommended approval. Council approved the request on March 26tn 12. Zoning Map Changes (city file no. 20-003). Minnesota statues require cities to update their zoning map to bring it into compliance with the comprehensive plan within 9 months of adoption. The 2040 Comprehensive Plan was adopted in November and these map amendments will ensure consistency. The Planning Commission held a public hearing on March 51n and recommended approval. Council approved the request on March 26tn 13. Tessmer Topo/Wetland Waiver (PID 07-119-23-21-0002) (city file no.20-007). The applicant is requesting a waiver of the topography and wetland delineation requirements for this parcel. This parcel will be platted with the property to the west for a small division, but no development is proposed for this parcel. Council approved the request on March 26tn MEMORANDUM 14. Vollrath request for Ag Preserve designation and initiate expiration for 42.09 acres of land south of County Road 50 (PID 29-119-23-24-0001) (City File 20-010). The Council approved the request on March 26th. 15. *Eagle Brook Church Concept Plan at the NW quadrant of Hackamore Road and County Road 101 (city file 20-013). Eagle Brook Church has submitted a concept plan for a new church on this site. The City Engineer is completing a feasibility study. The Council reviewed the plan at the April 23rd meeting. MEMORANDUM 7b. 1. - CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 — Office 763.420.6056 — Fax E-mail - aeneral(cDci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us MEMO Meeting Date. June 4, 2020 To: Planning Commission From: Brad Martens, City Administrator Re: City Council Report The Planning Commission last met on May 7, 2020. The following is a recap of some of the items discussed at City Council meetings since that time. A full recap can be found by reviewing the approved City Council minutes on the website May 14, 2020 Council Meeting • Southeast Corcoran Watermain Improvements — Award Bid o Authorized contingent notice of award to C & L Excavating, Inc. for the southeast watermain improvement project • Core Strategies, Short -Term Goals, and Action Steps o Approved the items as presented • City Hall Remodel o Authorized staff to obtain bids for the City Hall remodel project • City Hall Closure Extension o Extended the closure of City Hall through May 29, 2020 • Utility Installation and Service Agreement — 8025 Ridge Court o Approved the agreements as presented • 2019 Budget Transfers o Approved the resolution authorizing transfers as presented • Set Sale Resolution and Finance Plan — Bond 2020A o Adopted the resolution providing for the issuance and sale of approximately $2,110,000 for the 2020-2021 Capital Improvement Plan and 2020 watermain improvements Page 1 of 2 • Financial Process Review and Software Implementation o Authorized staff to proceed with a financial management process evaluation and software search with Bergan KDV in an amount not to exceed $20,000 • City Assessor Update o Directed staff to obtain quotes for assessing services • Pandemic Response Update o Staff provided an overview of the continued response to the pandemic May 28, 2020 Council Meeting • 2019 Audit Presentation — Justin Nilson & Tyler See, Abdo Eick & Meyers o Heard the audit presentation; accepted the 2019 audit as presented • Request for Metropolitan Agricultural Preserve Initiation and Expiration for 49 acres of land owned by Kevin and Denise Tabor o Approved the request as presented • Northeast Corcoran Water Supply — Work Plan Update o Heard an update on the planning process, authorized completion of a Feasibility Study for Water Treatment and Tower Design • City Hall Closure Extension o Authorized the closure to extend through June 12, 2020 • Public Hearing — 2020 Dust Control Project o Held the public hearing; ordered the improvement to proceed with removal of a portion of Homestead Trail if a petition is received or removal by June 4cn • 2021 Budget Expectations o Provided staff expectations in advance of drafting the 2021 budget • Absentee Voting for Statewide Primary Election o Established the seven days prior to the State Primary election for absentee in - person voting • Resolution Authorizing the Granting of Regulatory Flexibility to Local Businesses o Approved the resolution authorizing the City Administrator authority to grant regulatory flexibility • 2020 Staffing — City Planner and Maintenance Worker positions o By consensus affirmed the hiring processes for the City Planner and Maintenance Worker positions • Open Space and Preservation Plat for "Paulsen Farms" o Approved the preliminary plat for the 20 lots as presented • Pandemic Response Update o Director of Public Safety Gottschalk provided an update on the pandemic response Attachments: None Page 2 of 2