HomeMy WebLinkAbout5.a PCExSum Harmony Villas Major PUD Amdend 20170228EXECUTIVE SUMMARY
Planning Commission Meeting: February 28, 2017
Tentative City Council Meeting: March 21, 2017
AGENDA ITEM: Case 17-11-PUD and 17-12-FP: Mark
Elliot Homes Major Amendment to the
Harmony PUD and Simple Plat for
Harmony Villas
AGENDA SECTION:
Public Hearing
PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO.
5.a
ATTACHMENTS: Location Map, Project Description, Home
Design and Features, Harmony Villas Final
Plat, Final PUD Plans: Plat, Existing
Conditions, Site Plan, Grading Plan,
Stormwater Plan, Utility Plan, Landscape
Plan, Architectural Drawings (Twin and
Quad Designs), City Engineer Review
APPROVED BY:
K.L.
RECOMMENDED ACTION: Staff recommends the Planning Commission make the
following motions:
1) Motion to recommend approval of a Major Amendment to the Harmony PUD to
permit 42 attached townhouse units in place of 79 Villas and Row Townhomes
within Outlot G of Harmony Addition subject to the following conditions:
a. Compliance with the conditions and standards within the City Engineer’s
Memorandum dated February 23, 2017.
b. Final building plans shall include a minimum of three and a half (3.5) feet of
brick or stone wainscoting on the front façade and any columns in front of
the house, and side and rear elevations facing public right of way.
2) Motion to recommend approval of the Simple Plat application for Harmony Villas
subject to the following conditions:
a. Dedication of standard drainage and utility easements.
b. Compliance with the conditions and standards within the City Engineer’s
Memorandum dated February 23, 2017.
c. Approval and execution of a subdivision agreement.
d. Renaming of Lot 43 to an outlot.
SUMMARY
The Planning Commission is being asked to consider a request for a Major Amendment to the
Harmony Planned Unit Development (PUD) and Simple Plat for Harmony Villas to revise the
approved development plan for Outlot G of Harmony Addition. The proposed amendment would
replace 79 Villa and Row Townhomes with 42 attached townhouse units contained in quad or two-
unit residential structures for a net reduction of 37 units in this portion of the development.
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No changes to adjacent public streets or public utilities are planned, and the proposed development
will be located entirely with the existing outlot boundaries. The requested amendment is considered a
major amendment because it results in a decrease of more than 5% of the original density for the area.
Applicant & Property Owner(s): Mark Elliot Homes (under contract with current land owner
Metro Land Holdings, LLC)
Location: Outlot G, Harmony Addition – North of Connemara Trail,
South of Bronze Parkway and East of Brockway Avenue
Area in Acres: 7.42 Acres
Comp. Guide Plan Desig: MDR – Medium Density Residential
Current Zoning: R-3 – Medium Density Residential/PUD
BACKGROUND
Mark Elliot Homes has entered into an agreement to purchase Outlot G of Harmony Addition from
the current property owner with the intent of constructing 42 townhouse dwelling units on this
property. The preliminary plans for this lot were approved as part of the initial development area for
the Brockway/Harmony PUD, which included a mix of single family, townhouse, and multi-family
residential units, two larger city park areas, a community center, and small area of neighborhood
commercial. The site under consideration, and Outlot F immediately to the north, are the only two
building sites that have not yet received final plan approval within Harmony.
The overall PUD for Harmony has been amended several times since it was originally approved in
2004. These amendments have reduced the overall density of the project, which initially included 624
housing units and now stands at 503 units taking into account recent amendments. The most
significant change to the PUD has been the removal of 180 multi-family units from the middle portion
of the development, and the conversion of these areas to 6-12 unit townhouses.
The previously approved plan for Outlot G includes a mix of two-story villa townhomes and row
townhomes with 3 to 10 units in each building, depending upon building style. The public
improvements around the site were installed with previous Harmony additions, and the property is
surrounded by three public roads and a City Park (disc golf course) to the west. The site was rough
graded with earlier projects in accordance with the preliminary layout of villa and row townhomes.
No access was planned from any of the surrounding roadways except for Bronze Parkway due to the
parkway design of Brockway Ave and Connemara Trail. Staff is not aware of any existing planning
and zoning issues with the present site, and there are presently no restrictions in place that would
prevent development of the property from occurring.
Mark Elliot Homes is proposing to develop the site for townhouses, and the site plan depicts quad
units within the interior of the site and side-by-side units along the eastern and western property
boundary. The quad units are very similar to the “garden townhomes” previously approved and built
within the development. These units are one story in height with slab-on-grade construction and each
home on a separate parcel. The overall architectural design of the quad-unit townhomes is similar to
that of applicant’s townhouses within the Glenrose subdivision near the project site. At present, there
are no two-unit townhomes within Harmony, and the applicant’s design for these particular units is
intended to match the four-unit structures in appearance.
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A major amendment to a PUD requires a public hearing and a recommendation from the Planning
Commission. The applicant has submitted updated grading, utility, landscaping, and other site
development plans to address the site layout changes, and these plans have been reviewed and
approved by the City Engineer with conditions. In general, the replat does not require any
significant revisions to public existing infrastructure; however, sewer and water will need to be
brought into the site to serve each of the individual units.
The Developer has submitted information (including sketches of the updated building designs)
concerning the minor PUD changes, and these have been attached for consideration by the Planning
Commission. Staff has found that the proposed one-level designs are generally consistent with the
approved plans for the Harmony PUD, but is recommending that the final building plans be further
reviewed for consistency with the materials, colors, and architectural detailing of the approved
building designs through the PUD area.
The applicant has indicated that a similar style of housing within the Glenrose development in
Rosemount is selling very well, and he believes that the proposed site is an excellent location for this
particular type of housing. The City has seen a movement away from the back-to-back multi-unit
structures within Harmony, which is apparent from recent amendments brought forward by
developers.
Legal Authority. A simple plat (combined preliminary and final plat) request is a quasi-judicial
decision for the City Council. Meaning that the City Council is acting as a judge to determine if the
regulations within the Comprehensive Plan, Zoning Ordinance, and Subdivision Ordinance are
being followed. The Major Amendment to the Planned Unit Development Master Development
Plan is a legislative decision because of potential Code deviations being requested. Legislative
decisions give the City Council more latitude, but consideration should be given to the PUD
standards of the existing 2004 Brockway Area (Harmony) PUD agreement.
ISSUE ANALYSIS
Unit Mix/Design. The proposed site plan includes 6 four-unit buildings with 9 two-unit structures
for a total unit count of 42. In contrast, the 2004 Harmony PUD plans call for a series of six back-to-
back buildings with 8-10 units in each, along with single-depth row townhouses along the site
perimeter for a total unit county of 79. The proposed amendment will reduce the density within
Outlot G by nearly half; however, the overall arrangement of buildings follows the preliminary plans
very closely, and in particular, the general north/south alignment of homes perpendicular to
Connemara Trail and Bronze Parkway.
Comparing the previously approved architectural plans within Harmony to the designs proposed by
the applicant, staff would like to point out the following general observations:
The overall PUD plans for the Harmony stress pedestrian connectivity throughout the
neighborhood. The applicant’s proposed design does not alter the orientation of any buildings
to the street, and the overall site layout includes a sidewalk along the primary access roads
internal to the development. Sidewalks are presently located within the Brockway Ave, Bronze
Parkway, and Connemara Trail right-of-way along the exterior of three sides of the applicant’s
site.
4
The building designs approved through the Harmony PUD require brick or stone wainscoting
on the ends of buildings wrapping onto the front of each unit and a brick base on the columns
in front of the garages. In previous approvals brick or stone wainscoting was required along
public views. Therefore, additional detailing on the sides of the quads facing the right-of-way
and the 2-unit row houses should be provided addressing this concern. The applicant’s
preliminary architectural drawings only illustrate front elevations and therefore compliance
with the anticipated condition is unclear.
The overall architectural design of the townhomes should fit in very well with the existing
homes within Harmony. The proposed plans include a covered front entry/stoop area along
with garages that are recessed from the main building elevation. While the side-by-side units
do not show a recessed garage, they include nearly all of the other architectural treatments of
the quad units.
Density/Comprehensive Plan. The subject parcel, Outlot G of Harmony Addition, is guided for
medium density residential development under the comprehensive plan and is zoned R-3 PUD
Medium Density Residential Planned Unit Development. With the changes to the density within the
Harmony PUD approved last year (Harmony 7th Addition being the most recent) the overall number
of approved units stands at 498 dwelling units. With an overall project area of 91.38 acres, the
approved density is 5.5 units per acre. The applicant’s proposed changes would reduce the number of
units to 461, which results in an updated density of 5.04 units per acre. The proposed amendments
would keep the project within the density range of 5-10 units per acre as specified in the
Comprehensive Plan, but would bring this number very close to the low end of the range.
Parking and Access. All streets internal to the development will be private, with two entrances off
of Bronze Parkway. One of these entrances will line up with the future access to Outlot F north of
the applicant’s site, while the other will be located further to the west along Bronze Parkway. The
streets primarily used for circulation are designed to meet the City’s specification for public roadways
at 28 feet in width, while the streets only providing access to individual units are somewhat narrower
at 22 feet. The proposed street layout matches the preliminary PUD plans and will provide for
adequate maneuvering space for service vehicles, residents and visitors to this neighborhood.
The City’s single-family attached parking standards, which are mirrored in the overall Harmony PUD
agreement, require 2.5 parking stalls per unit. The proposed plans include two garage spaces within
each unit along with 21 additional surface stalls at various locations throughout the development.
Consistent with the City’s expectations for units along private streets, the site layout provides a
minimum of 20 feet between the front face of the garage and the curb line of the street. This garage
setback from the street will provide room for all but the largest vehicles to park in the driveway
without blocking the street.
Landscaping. The applicant has submitted a landscape plan that demonstrates compliance with
City’s landscape ordinance: one overstory tree per dwelling unit, one street tree for every 50 feet of
road frontage (trees have already been installed in Brockway Ave) and one foundation planting for
every 10 linear feet of structure. The proposed plan either meets or exceeds all of these requirements.
5
Storm Water. The overall plans for Harmony include a regional ponding system that was installed
with earlier grading and development projects on the site. All storm water runoff from the applicant’s
site is being directed into one of these regional basins, so no additional on-site retention is necessary.
The development plans include a storm water plan and model that has been reviewed by the City
Engineer for consistency with the Harmony plans and City’s current storm water ordinances.
Utilities. Although the streets internal to the development will be private, the sanitary sewer and
water lines servicing each of the individual homes will be public. The developer is proposing to
dedicate drainage and utility easements over all private roads to provide the City with the required
access it needs to maintain these lines. Staff is recommending a condition of approval that will require
the developer to enter into an agreement with the City concerning the installation of all public
infrastructure.
Park Dedication. The park dedication requirements have been paid or been achieved through land
dedication. There are no new Park fees created by the request.
Simple Plat. The Subdivision Ordinance allows residential plats less than 10 acres in size to follow a
simple platting procedure that combines the review for preliminary and final plat into one action. The
Harmony Villas plat meets this requirement, and the proposed final plat will be contained entirely
within the existing Outlot G, which means there will be no additional right-of-way or other public
dedications necessary. Please note that staff is requesting that Lot 43 be renamed as an outlot since
this parcel includes all roadway and common open space areas and will therefore be unbuildable.
CONCLUSION & RECOMMENDATION
Staff recommends approval of a Major Amendment to the Harmony Planned Unit Development
(PUD) and Simple Plat for Harmony Villas to revise the approved plan for Outlot G of Harmony
Addition. This recommendation for approval is based on the information submitted by the applicant
and the findings made in this report and is subject to the conditions listed in the recommended action.
HARMONY VILLAS
Property Information
Febru ary 14, 2017
0 450 900225 ft
0 130 26065 m
1:4,800
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification.
LOUCKS
Know all persons by these presents: That Mark Elliot Homes, LLC, a Minnesota limited liability company, owner of the following described property situated in the
County of Dakota, State of Minnesota, to wit:
Outlot G, HARMONY ADDITION, Dakota County, Minnesota.
Has caused the same to be surveyed and platted as HARMONY VILLAS and does hereby dedicate to the public for public use the drainage and utility easements as
created by this plat.
In witness whereof said Mark Elliot Homes, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this ______ day of
__________________, 20____.
MARK ELLIOT HOMES, LLC
Signed: _______________________________________________
By: _______________________________________________, as _________________________
STATE OF MINNESOTA
COUNTY OF _________________________
The foregoing instrument was acknowledged before me on this ______ day of __________________, 20____, by _____________________________________, as
_________________________, of Mark Elliot Homes, LLC, a Minnesota limited liability company, on behalf of the company.
_______________________________________________________________________________________
Notary Public, ____________________ County, Minnesota Notary Printed Name
My Commission Expires January 31, 20____
I, Max L. Stanislowski, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of
Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all
monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section
505.01, Subd. 3, existing as of the date of this certificate are shown and labeled on this Plat; and all public ways are shown and labeled on this plat.
Dated this ______ day of __________________, 20____.
_______________________________________________
Max L. Stanislowski, Licensed Land Surveyor,
Minnesota License No. 48988
STATE OF MINNESOTA
COUNTY OF ____________________
The foregoing instrument was acknowledged before me on this ______ day of __________________, 20____, by Max L. Stanislowski, a Licensed Land Surveyor.
_______________________________________________________________________________________
Notary Public, ____________________ County, Minnesota Notary Printed Name
My Commission Expires _________________________
ROSEMOUNT, MINNESOTA
Approved by the Planning Commission of the City of Rosemount, Minnesota this ______ day of __________________, 20____.
By _____________________________________, Chair By _____________________________________, Secretary
This plat was approved by the City Council of the City of Rosemount, Minnesota, this ______ day of __________________, 20____, and hereby certifies compliance with
all requirements as set forth in Minnesota Statutes, Section 505.03, Subd. 2.
By _____________________________________, Mayor By _____________________________________, Clerk
COUNTY SURVEYOR, Dakota County, Minnesota
I hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this ______ day of
__________________, 20____.
By _____________________________________, Dakota County Surveyor
Todd B. Tollefson
DEPARTMENT OF PROPERTY TAXATION AND RECORDS, Dakota County, Minnesota
Pursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable in the year 20___ on the land
hereinbefore described have been paid. Also, pursuant to Minnesota Statutes, Section 272.12, there are no delinquent taxes and transfer has been entered on this
______ day of __________________, 20____.
By _____________________________________, Department of Property Taxation and Records By _____________________________________,
Deputy
COUNTY RECORDER, County of Dakota, State of Minnesota
I hereby certify that this plat of HARMONY VILLAS, was filed in the Office of the County Recorder for public record on this ______ day of __________________, 20____,
at ______ o'clock ____ .M. and was duly filed in Book ____________ of Plats, Page ______, as Document Number ________________________.
By _____________________________________, County Recorder By _____________________________________, Deputy
VICINITY MAP
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SITE
LOUCKSW:\2016\16430\CADD DATA\SURVEY\S16430-MASTERPlotted: 01 /30 / 2017 10:38 AM
7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALSUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.CADD QUALIFICATIONHARMONYVILLASROSEMOUNT, MINNESOTAMARK ELLIOT HOMESMARK PASVOGEL7741 147th STREET W.APPLE VALLEY, MN 5312401/10/17Preliminary Plat SubmittalC1-1PRELIMINARY PLATC2-1C3-1C3-2C3-3C4-1C8-1C8-2SITE PLANGRADING PLANSWPPP PLANSWPPP NOTESUTILITY PLANDETAILSDETAILSL1-1LANDSCAPE / TREEPRESERVATION PLANL2-1LANDSCAPE DETAILSC1-2ALTA / EXISTING CONDITIONSPUDAMENDMENT /PRELIMINARYPLATC1-1License No.Date I hereby certify that this survey, plan or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Land Surveyor under the laws ofthe State of Minnesota.Field CrewMax L. Stanislowski - PLS48988Project LeadDrawn ByChecked ByLoucks Project No.SHEET INDEX16430HDNKMMMLSDJP01/09/17SCALE IN FEET03060NPRELIMINARY PLAT GENERAL NOTESSURVEYOR:OWNER/DEVELOPER:Loucks Associates, Inc.Mark Elliot Homes7200 Hemlock Lane, Suite 3007741 147 Street WestMaple Grove, MN 55330Apple Valley, MN 55124763-424-5505952-392-9227LEGAL DESCRIPTION:Outlot G, HARMONY ADDITION, Dakota County, Minnesota.DATE OF PREPARATION:January 9, 2017EXISTING ZONING:Zone R-3 (Medium Density Residential) PUDPROPOSED ZONING:Zone PUDAREA:Total Property Area = 323,222 +/- Sq.Ft. or 7.42 +/- AcresLots 1-8 and 21-30 = 2,352+/- Sq.Ft. or 0.05 +/- AcresLots 9-19 and 31-42 = 3,330 +/- Sq.Ft. or 0.08 +/- AcresLot 43 = 200,968 +/- Sq.Ft. or 4.61 +/- AcresPROPOSED BUILDING SETBACKS:Front = 20 FeetSide= 20 FeetRear= 30 FeetFLOOD ZONE DESIGNATION:This property is contained in Flood Insurance Rate Map, Community PanelNo. 27037C0115E, and is a non-printed panel (no special flood hazard areas).
LOUCKSW:\2016\16430\CADD DATA\SURVEY\S16430-MASTERPlotted: 01 /10 / 2017 9:30 AM
7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALSUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.CADD QUALIFICATIONHARMONYVILLASROSEMOUNT, MINNESOTAMARK ELLIOT HOMESMARK PASVOGEL7741 147th STREET W.APPLE VALLEY, MN 5312401/10/17Preliminary Plat SubmittalC1-1PRELIMINARY PLATC2-1C3-1C3-2C3-3C4-1C8-1C8-2SITE PLANGRADING PLANSWPPP PLANSWPPP NOTESUTILITY PLANDETAILSDETAILSL1-1LANDSCAPE / TREEPRESERVATION PLANL2-1LANDSCAPE DETAILSC1-2ALTA / EXISTING CONDITIONSLicense No.Date I hereby certify that this survey, plan or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Land Surveyor under the laws ofthe State of Minnesota.VICINITY MAPField CrewMax L. Stanislowski - PLS48988Project LeadDrawn ByChecked ByLoucks Project No.16430MLSBJYLicense No.Date I hereby certify that this survey, plan or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Land Surveyor under the laws ofthe State of Minnesota.Field CrewMax L. Stanislowski - PLS48988Project LeadDrawn ByChecked ByLoucks Project No.SHEET INDEXMLSDJP01/09/17SCALE IN FEET04080SURVEY LEGENDSPOT ELEVATIONGATE VALVESIGNLIGHT POLESANITARY MANHOLEHYDRANTSTORM MANHOLECATCH BASINCONTOURCONCRETE CURBSTORM SEWERSANITARY SEWERWATERMAINUNDERGROUND ELECTRICCONCRETEELECTRIC TRANSFORMERELECTRIC MANHOLEHAND HOLEUNDERGROUND GASYARD LIGHTMISC FRUITMAPLEASFRMACONIFEROUS TREEDECIDUOUS TREEASHDESCRIPTION OF PROPERTY SURVEYED(Per Schedule A of the herein referenced Title Commitment)Outlot G, HARMONY ADDITION, Dakota County, Minnesota.Abstract PropertyTITLE COMMITMENT EXCEPTIONS(Per Schedule B, Part II of the herein referenced Title Commitment)The property depicted on this survey and the easements of record shown hereon are the same as the property and theeasements described in the Commitment for Title Insurance issued by Stewart Title Guaranty Company, Issued by its Agent,Land Title, Inc., File No. 545836, dated October 3, 2016. The numbers below correspond to those in the title commitment.1-11, 13-16 and 18 do not require comment.12. Temporary Private Ingress and Egress Easement Agreement dated July 28, 2004, filed August 17, 2004 as DocumentNumber 2238482. Easement has terminated with its dedication as a public roadway, Brockway Avenue in the plat ofHARMONY ADDITON. Not shown hereon.17. Drainage and utility easements over the subject property as shown on the recorded plat. There are no platted drainageand utility easements over subject property. Not shown hereon.ALTA/NSPS OPTIONAL TABLE A NOTES(The following items refer to Table A optional survey responsibilities and specifications)1.Monuments placed (or a reference monument or witness to the corner) at all major corners of the boundary of theproperty, unless already marked or referenced by existing monuments or witnesses to the corner are shown hereon.2.The address, if disclosed in documents provided to or obtained by the surveyor, or observed while conducting thefieldwork is Unassigned.3. This property is contained in Flood Insurance Rate Map, Community Panel No. 27037C0115E, and is a non-printed panel(no special flood hazard areas).4. The Gross land area is 323,222 +/- square feet or 7.42 +/- acres.6. (a) We were not provided zoning information by the client.7. (a) There are no observable buildings on this site.8. Substantial features observed in the process of conducting fieldwork, are shown hereon.9. There are no striped parking stalls on this site11. We have shown underground utilities on and/or serving the surveyed property per Gopher State One-Call Ticket No.163160196. The following utilities and municipalities were notified:CITY OF ROSEMOUNT(651)322-2022DAKOTA ELECTRIC(651)463-6268GIGABIT MINNESOTA(763)222-1099FRONTIER COMMUNICATIONS(800)778-9140INDEPENDENT SCHOOL 196(320)963-2400KOCH PIPELINE CO LP(800)688-7594WINDSTREAM COMMUNICATIONS (800)289-1901MINNESOTA ENERGY RESOURCES(800)778-9140MEDIACOM(800)778-9140DEPARTMENT OF TRANSPORTATION(651)366-5750CHARTER COMMUNICATIONS(800)778-9140MAGELLAN MIDSTREAM PARTNERS(918)574-7098XCEL ENERGY(651)229-2427i. Utility operators do not consistently respond to locate requests through the Gopher State One Call service forsurveying purposes such as this. Those utility operators that do respond, often will not locate utilities from their mainline to the customer's structure or facility. They consider those utilities “private” installations that are outside theirjurisdiction. These “private” utilities on the surveyed property or adjoining properties, may not be located since mostoperators will not mark such "private" utilities. A private utility locator may be contacted to investigate these utilitiesfurther, if requested by the client.ii. The locations of underground utility lines shown hereon is an approximation based on available maps, unless otherwisenoted on the survey.iii. Maps provided by those notified above, either along with a field location or in lieu of such a location, are very ofteninaccurate or inconclusive. EXTREME CAUTION MUST BE EXERCISED BEFORE AN EXCAVATION TAKES PLACE ONOR NEAR THIS SITE. BEFORE DIGGING, YOU ARE REQUIRED BY LAW TO NOTIFY GOPHER STATE ONE CALL ATLEAST 48 HOURS IN ADVANCE AT 811 or (651) 454-0002.SURVEY REPORT1. The Surveyor was not provided utility easement documents for the subject property except for those shown on the Survey.2. The bearings for this survey are based on the plat of HARMONY ADDITION.3. Benchmark: MnDOT 6 RDS. In Rosemount, 1.8 miles north along Trunk Highway from junction of Trunk Highway 3 andCounty Road 42 in Rosemount, at Trunk Highway 3 milepoint 34.3, 205 feet west of Trunk Highway 3, 24 feet north ofCounty Road 38 (132nd Street West), 105 feet east of Entrance to 2925, 41 feet east of stop ahead sign, 0.9 foot east ofWitness Post. Elevation = 978.27 (NGVD 29) Site Benchmark: Top Nut Hydrant, north side of Connemara trail W., 342 feet ± west of Brockway Avenue. Elevation =954.64 (NGVD 29)4. Utility lines run throughout the property without an easement provided to the surveyor.5. Sidewalk falls on the property along the north line.CERTIFICATIONTo Mark Elliot Homes LLC, a Minnesota limited liability company, Metro Land Holdings, LLC, a Minnesota limited liabilitycompany, Land Title Inc. and Stewart Title Guaranty Company:This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2016 MinimumStandard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, andincludes Items 1 - 4, 6(a), 7(a), 8, 9 and 11 of Table A thereof. The field work was completed on 11/28/16.Date of Plat or Map: January 9, 2017______________________________________________Max L. Stanislowski, LS Minnesota License No. 48988mstanislowski@loucksinc.comNFLARED END SECTIONTOP OF CURBTCSET 1/2 INCH X 14 INCH IRONMONUMENT, MARKED "LS 48988"DRILLHOLEALTA/NSPS LANDTITLE /EXISTINGCONDITIONSSURVEYC1-2
LOUCKS
W:\2016\16430\CADD DATA\CIVIL\_dwg Sheet Files\C16430 C2-1 Site PlanPlotted: 01 /30 / 2017 11:0 AM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
7741 147th STREET W.
APPLE VALLEY, MN 53124
01/10/17 Preliminary Plat Submittal
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C1-1 PRELIMINARY PLAT
C2-1
C3-1
C3-2
C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN
SWPPP NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Todd W. McLouth - PE
20383
Project Lead
Drawn By
Checked By
Loucks Project No.16430
TWM
GAJ
TWM
01/10/17
C1-2 ALTA / EXISTING CONDITIONS
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SITE PLAN
C2-1
EXISTING ZONING: PUD - R-3 (MEDIUM DENSITY RESIDENTIAL)
PROPOSED ZONING: PUD AMENDMENT TO PUD - R-3
MATCH EXISTING WALK
MATCH EXISTING WALK
MATCH EXISTING
BITUMINOUS AND CURBMATCH EXISTING
BITUMINOUS AND CURB
PEDESTRIAN RAMP (TYP)B6-12 CURB &GUTTER (TYP)5' CONCRETE WALK
R15'
R15'
R15'
R15'
R15'
R15'
R15'
R15'
R15'
R15'
R15'
R15'
CURB
CUT
CURB CUT
CURB
CUT
TRANSITION TO B6-12 (TYP)
SURMOUNTABLE
CURB & GUTTER (TYP)
CONCRETE
CROSS
GUTTER
PEDESTRIAN
RAMP (TYP)
R5' (TYP)
18.00'
22.00'
22.00'
22.00'
22.00'
22.00'
22.00'
28.00'
28.00'28.00'20.00'
20.00'30.00'20.00'1
2
3
4
5
6
7
8
39 42
40 41
35 38
36 37
31 34
32 33
19 18
20 17
15 14
16 13
11 10
12 9
30
29
28
27
26
25
24
23
22
21
SURMOUNTABLE
CURB & GUTTER (TYP)
R5' (TYP)
18'
TYP 9'TYPOUTLOT G, HARMONY ADDITION, DAKOTA COUNTY, MN
LOTS 1-8, 21-30 42,336 SF, 0.97 AC.
LOTS 9-19, 31-42 79,920 SF, 1.84 AC.
TOTAL UNITS 42
PLAT AREA 7.42 AC.
SITE DENSITY 5.66 UNITS / AC.
OPEN / GREEN SPACE 3.21 AC. (42.3%)
PARKING STALLS REQUIRED - 0.5 / UNIT 21 STALLS
PARKING STALLS PROPOSED 21 STALLS
PROPERTY BOUNDARYPROPERTY BOUNDARYPROPERT
Y
B
O
U
N
D
A
R
Y
PROPERTY BOUNDARYF-F
F-F
F-F
F-F
F-F
F-F
F-F
F-F F-F43
43
43
43
(DRAINAGE & UTILITY EASEMENT
OVER ALL OF LOT 43)
LOUCKS
W:\2016\16430\CADD DATA\CIVIL\_dwg Sheet Files\C16430 C3-1 Grading PlanPlotted: 01 /30 / 2017 11:1 AM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
7741 147th STREET W.
APPLE VALLEY, MN 53124
01/10/17 Preliminary Plat Submittal
PRELI
MI
N
A
R
Y
C1-1 PRELIMINARY PLAT
C2-1
C3-1
C3-2
C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN
SWPPP NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Todd W. McLouth - PE
20383
Project Lead
Drawn By
Checked By
Loucks Project No.16430
TWM
GAJ
TWM
01/10/17
C1-2 ALTA / EXISTING CONDITIONS
N
GRADING
PLAN
C3-1
NOTE:
SPOT ELEVATIONS AT CURB LINES INDICATE GUTTER LINE
(I.E. FLOW LINE) ELEVATIONS UNLESS OTHERWISE NOTED.
GRADING NOTES
1.BACKGROUND INFORMATION IS BASED ON A FIELD SURVEY BY LOUCKS ASSOCIATES. THE
CONTRACTOR SHALL REFER TO THE SITE PLANS FOR ADDITIONAL LOCATIONS AND
DIMENSIONS SITE FEATURES.
2.THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY
DAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASE OF THIS
PROJECT. THE CONTRACTOR WILL BE HELD RESPONSIBLE FOR ANY DAMAGES TO
ADJACENT PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASE OF THIS
PROJECT.
3.IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE
CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE
JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING THE
PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT
BE LIMITED TO NORMAL WORKING HOURS.
4.EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE ESTABLISHED AROUND
THE ENTIRE SITE PERIMETER AND IN ACCORDANCE WITH NPDES PERMIT REQUIREMENTS,
BEST MANAGEMENT PRACTICES, CITY REQUIREMENTS, AND THE SWPP PLAN.
5.ALL SPOT ELEVATIONS SHOWN REPRESENT FINISHED SURFACE OR GUTTER LINE
ELEVATIONS UNLESS OTHERWISE NOTED.
6.CONTRACTOR TO VERIFY EXISTING INFORMATION PRIOR TO CONSTRUCTION AND NOTIFY
ENGINEER OF ANY PLAN DISCREPANCIES.
7.EXISTING UTILITY LOCATIONS AS-PER CITY AS-BUILT PLANS AND FIELD SHOTS.
8.SEE PROJECT SWPPP FOR EROSION CONTROL INFORMATION.
9.GENERAL CONTRACTOR MUST VERIFY ALL TIE IN GRADES.
10.REFER TO GEOTECHNICAL REPORT FOR MORE INFORMATION.
11. THE CONTRACTOR SHALL PRESERVE AND AVOID ANY EXISTING BURIED UTILITY PIPING. SEE
EXISTING CONDITIONS PLAN FOR EXISTING UTILITIES.
ABBREVIATION LEGEND
FFE=FINISHED FLOOR ELEVATION
TW=TOP OF RETAINING WALL
GW=GROUND AT FACE OF RETAINING WALL
HP=HIGH POINT
LP=LOW POINT
TC=TOP OF CURB
GL=GUTTER LINE
CC=CURB CUT
LEGEND
EXISTING PROPOSED
X 800.0
800
X.XX%
TOPOGRAPHIC CONTOUR
SPOT ELEVATION
DRAINAGE SLOPE
STORM SEWER
STORM MANHOLE
CATCH BASIN
SANITARY SEWER
WATERMAIN
BENCHMARK
FLOW
EMERGENCY OVERFLOW
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING
UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR
SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48
HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS,
PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE
CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
WARNING
22.00'
22.00'
22.00'
22.00'
22.00'
22.00'
28.00'
28.00'28.00'F-F
F-F
F-F
F-F
F-F
F-F
F-F
F-F F-FCONCRETE
CROSS
GUTTER
EOF
1
2
3
4
5
6
7
8
39 42
40 41
35 38
36 37
31 34
32 33
19 18
20 17
15 14
16 13
11 10
12 9
30
29
28
27
26
25
24
23
22
21
43
43
43
43
(DRAINAGE & UTILITY EASEMENT
OVER ALL OF LOT 43)
LOUCKS
W:\2016\16430\CADD DATA\CIVIL\_dwg Sheet Files\C16430 C3-2&3 SWPP Plan & NotesPlotted: 01 /06 / 2017 3:14 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
7741 147th STREET W.
APPLE VALLEY, MN 53124
01/10/17 Preliminary Plat Submittal
Review Date
SHEET INDEX
License No.
Date
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 Landscape Architect under the laws
of the State of Minnesota.
Gregory A. Johnson - LA
Project Lead
Drawn By
Checked By
Loucks Project No.
24610
16430
TWM
GAJ
TWM
01/10/17
PRELI
MI
N
A
R
Y
C1-1 DEMOLITION PLAN
C2-1
C3-1
C3-2
C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN
SWPPP NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
N
STORMWATER
POLLUTION
PREVENTION
PLAN
C3-2
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
SITE PLAN LEGEND
SILT FENCE
INLET PROTECTION
EXISTING DRAINAGE PATTERN
PROPOSED DRAINAGE PATTERN
RECEIVING WATERS
NAME OF WATER
BODY
TYPE OF
WATER
BODY
SPECIAL
WATER
IMAIRED
WATER
PERMANENT STORMWATER MANAGEMENT
INFILTRATION
STORMWATER HARVEST AND REUSE
FILTRATION
WET SEDIMENTATION BASIN
REGIONAL PONDING
ESTIMATED QUANTITIES
DESCRIPTION UNIT
TEMPORARY ROCK CONSTRUCTION ENTRANCE EA
SILT FENCE (STANDARD)LF
INLET PROTECTION EA
QUANTITY
2
! %(
17
WOODFIBER BLANKET SF
EROSION CONTROL BLANKET
X
REGIONAL PONDING
BIOROLL
BIOROLL LF
SITE BOUNDARY
1 MILE BUFFER AREA
NO NOPOND
LOUCKS
W:\2016\16430\CADD DATA\CIVIL\_dwg Sheet Files\C16430 C3-2&3 SWPP Plan & NotesPlotted: 01 /06 / 2017 3:14 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
7741 147th STREET W.
APPLE VALLEY, MN 53124
01/10/17 Preliminary Plat Submittal
Review Date
SHEET INDEX
License No.
Date
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 Landscape Architect under the laws
of the State of Minnesota.
Gregory A. Johnson - LA
Project Lead
Drawn By
Checked By
Loucks Project No.
24610
16430
TWM
GAJ
TWM
01/10/17
PRELI
MI
N
A
R
Y
C1-1 DEMOLITION PLAN
C2-1
C3-1
C3-2
C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN
SWPPP NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
STORMWATER
POLLUTION
PREVENTION
NOTES
C3-3
1.PROJECT DESCRIPTION
THE NATURE OF THIS PROJECT WILL CONSIST OF CONSTRUCTING A HOUSING DEVELOPMENT.
INCLUDING TOWNHOMES, STREETS, AND UTILITIES. THE PROPOSED STORMWATER SYSTEM WILL
CONNECT INTO THE EXISTING STORMWATER SYSTEM ON SITE AND CONVEY STORMWATER TO A
REGIONAL POND.
2.SEQUENCING OF MAJOR CONSTRUCTION ACTIVITIES ARE AS FOLLOWS:
1.INSTALL VEHICLE TRACKING BMP
2.INSTALL SILT FENCE AROUND SITE
3.INSTALL PROTECTIVE FENCE AROUND FILTRATION AREAS
4.CLEAR AND GRUB SITE
5.STRIP AND STOCKPILE TOPSOIL
6.REMOVE PAVEMENTS
7.INSTALL ADDITIONAL EROSION MEASURES
8.ROUGH GRADE SITE, IF BASIN AREA USED FOR TEMPORARY SEDIMENTATION BASIN, LEAVE A
MINIMUM OF 1' COVER OVER THE PRACTICE TO PROTECT UNDERLYING SOILS. SEE DETAIL C8-1
9.IMPORT CLEAN FILL FOR REPLACEMENT AND BALANCE
10.INSTALL STORM SEWER, KEEP CASTING OFF LINE UNTIL PAVEMENT INSTALLED
11.INSTALL CURB AND GUTTER
12.INSTALL PAVEMENTS AND WALKS
13.FINAL GRADE SITE
14.SEED AND MULCH GRADED AREAS
15.REMOVE ANY SEDIMENT FROM ROUGH GRADED BASIN AREA
16.CONSTRUCT INFILTRATION BASIN FOLLOWING STABILIZATION OF CONTRIBUTING DRAINAGE
AREA PER DESIGN DETAIL ON C8-1
17.INSTALL DRAINTILE AND ENGINEERED SOILS
18.INSTALL SILT FENCE AROUND BASIN
19.SEED AND MULCH BASIN
20.STORM SEWER ON LINE
21.WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND THE SITE IS STABILIZED, REMOVE
SILT FENCE AND RESEED ANY AREAS DISTURBED BY THE REMOVAL. BASIN SILT FENCE IS NOT TO
BE REMOVED UNTIL DRAINAGE AREA IS STABILIZED.
3.SITE DATA:
AREA OF DISTURBANCE:' $)!&13
PRE-CONSTRUCTION IMPERVIOUS AREA: 13
POST-CONSTRUCTION IMPERVIOUS AREA:$ "%'!'13
GENERAL SOIL TYPE:SEE GEOTECHNICAL REPORT
4.THE LOCATION OF AREAS NOT TO BE DISTURBED MUST BE IDENTIFIED WITH FLAGS, STAKES,
SIGNS, SILT FENCE, ETC. BEFORE CONSTRUCTION BEGINS.
5.ALL DISTURBED GROUND LEFT INACTIVE FOR SEVEN (7) OR MORE DAYS SHALL BE STABILIZED BY
SEEDING OR SODDING (ONLY AVAILABLE PRIOR TO SEPTEMBER 15) OR BY MULCHING OR
COVERING OR OTHER EQUIVALENT CONTROL MEASURE. AT A RATE OF 1.5 TIMES STANDARD
SEEDING FINAL STABILIZATION TO BE DONE PER LANDSCAPE PLAN, SEE SHEET L1-1.
6.ON SLOPES 3:1 OR GREATER MAINTAIN SHEET FLOW AND MINIMIZE RILLS AND/OR GULLIES,
SLOPE LENGTHS CAN NOT BE GREATER THAN 75 FEET.
DENOTES SLOPES GREATER THAN 3:1. ALL 3:1 SLOPES TO BE STABILIZED WITH EROSION
CONTROL BLANKET
7.ALL STORM DRAINS AND INLETS MUST BE PROTECTED UNTIL ALL SOURCES OF POTENTIAL
DISCHARGE ARE STABILIZED.
8.TEMPORARY SOIL STOCKPILES MUST HAVE EFFECTIVE SEDIMENT CONTROL AND CAN NOT BE
PLACED IN SURFACE WATERS OR STORM WATER CONVEYANCE SYSTEMS. TEMPORARY
STOCKPILES WITHOUT SIGNIFICANT AMOUNT OF SILT, CLAY, OR ORGANIC COMPOUNDS ARE
EXEMPT EX: CLEAN AGGREGATE STOCK PILES, DEMOLITION CONCRETE STOCKPILES, SAND
STOCKPILES.
9.SEDIMENT LADEN WATER MUST BE DISCHARGED TO A SEDIMENTATION BASIN WHENEVER
POSSIBLE. IF NOT POSSIBLE, IT MUST BE TREATED WITH THE APPROPRIATE BMP'S.
10.SOLID WASTE MUST BE DISPOSED OF PROPERLY AND MUST COMPLY WITH MPCA DISPOSAL
REQUIREMENTS.
11.THE WATERSHED DISTRICT OR THE CITY MAY HAVE REQUIREMENTS FOR INSPECTIONS OR
AS-BUILT DRAWINGS VERIFYING PROPER CONSTRUCTION OF THE BMPS.
12.THE OWNER WHO SIGNS THE NPDES PERMIT APPLICATION IS A PERMITTEE AND IS RESPONSIBLE
FOR COMPLIANCE WITH ALL TERMS AND CONDITIONS OF THE PERMIT. THE OPERATOR
(CONTRACTOR) WHO SIGNS THE NPDES PERMIT APPLICATION IS A PERMITTEE FOR PARTS II.B.,
PART II.C, PART II.B-F, PART V, PART IV AND APPLICABLE CONSTRUCTION ACTIVITY
REQUIREMENTS FOUND IN APPENDIX A, PART C. OF THE NPDES PERMIT AND IS JOINTLY
RESPONSIBLE WITH THE OWNER FOR COMPLIANCE WITH THOSE PORTIONS OF THE PERMIT.
13.TERMINATION OF COVERAGE-PERMITTEE(S) WISHING TO TERMINATE COVERAGE MUST SUBMIT A
NOTICE OF TERMINATION (NOT) TO THE MPCA. ALL PERMITTEE(S) MUST SUBMIT A NOT WITHIN
30 DAYS AFTER ONE OR MORE OF THE FOLLOWING CONDITIONS HAVE BEEN MET:
A.FINAL STABILIZATION, PER NPDES PERMIT PART IV.G. HAS BEEN ACHIEVED ON ALL
PORTIONS OF THE SITE FOR WHICH THE PERMITTEE IS RESPONSIBLE.
B.TRANSFER OF OWNERSHIP AS DESCRIBED IN THE PERMIT.
15. INSPECTIONS
A.INITIAL INSPECTION FOLLOWING SILT FENCE INSTALLATION BY CITY REPRESENTATIVE IS
REQUIRED.
B.EXPOSED SOIL AREAS: ONCE EVERY 7 DAYS AND WITHIN 24 HOURS FOLLOWING A
0.5" OVER 24 HOUR RAIN EVENT.
C.STABILIZED AREAS: ONCE EVERY 30 DAYS
D.FROZEN GROUND: AS SOON AS RUNOFF OCCURS OR PRIOR TO RESUMING
CONSTRUCTION.
E.INSPECTION AND MAINTENANCE RECORDS MUST BE RETAINED FOR 3 YEARS AFTER
FILING OF THE NOTICE OF TERMINATION AND MUST INCLUDE: DATE AND TIME OF
ACTION, NAME OF PERSON(S) CONDUCTING WORK, FINDING OF INSPECTIONS AND
RECOMMENDATIONS FOR CORRECTIVE ACTION, DATE AND AMOUNT OF RAINFALL
EVENTS GREATER THAN 0.5 INCHES IN A 24 HOUR PERIOD.
16. MINIMUM MAINTENANCE
A.SILT FENCE TO BE REPAIRED, REPLACED, SUPPLEMENTED WHEN NONFUNCTIONAL, OR
1/3 FULL; WITHIN 24 HOURS
B.SEDIMENT BASINS DRAINED AND SEDIMENT REMOVED WHEN REACHES 1/2 STORAGE
VOLUME. REMOVAL MUST BE COMPLETE WITHIN 72 HOURS OF DISCOVERY.
C.SEDIMENT REMOVED FROM SURFACE WATERS WITHIN (7)SEVEN DAYS
D.CONSTRUCTION SITE EXITS INSPECTED, TRACKED SEDIMENT REMOVED WITH 24
HOURS.
E.PROVIDE COPIES OF EROSION INSPECTION RESULTS TO CITY ENGINEER FOR ALL
EVENTS GREATER THAN 12" IN 24 HOURS
17.THE SWPPP, INCLUDING ALL CHANGES TO IT, AND INSPECTIONS AND MAINTENANCE RECORDS
MUST BE KEPT AT THE SITE DURING CONSTRUCTION ACTIVITY BY THE PERMITTEE(S) WHO HAVE
OPERATIONAL CONTROL OF THE SITE.
18.OWNER MUST KEEP RECORDS OF ALL PERMITS REQUIRED FOR THE PROJECT, THE SWPPP, ALL
INSPECTIONS AND MAINTENANCE, PERMANENT OPERATION AND MAINTENANCE AGREEMENTS,
AND REQUIRED CALCULATIONS FOR TEMPORARY AND PERMANENT STORM WATER
MANAGEMENT SYSTEMS. THESE RECORDS MUST BE RETAINED FOR THREE YEARS AFTER FILING
NPDES NOTICE OF TERMINATION.
19.SWPPP MUST BE AMENDED WHEN:
A.THERE IS A CHANGE IN DESIGN, OPERATION, MAINTENANCE, WEATHER OR SEASONAL
CONDITIONS THAT HAS A SIGNIFICANT EFFECT ON DISCHARGE
B.INSPECTIONS INDICATE THAT THE SWPPP IS NOT EFFECTIVE AND DISCHARGE IS
EXCEEDING WATER QUALITY STANDARDS.
C.THE BMP'S IN THE SWPPP ARE NOT CONTROLLING POLLUTANTS IN DISCHARGES OR IS
NOT CONSISTENT WITH THE TERMS AND CONDITIONS OF THE PERMIT.
D.AT ANY TIME AFTER PERMIT COVERAGE IS EFFECTIVE, THE MPCA MAY DETERMINE THAT
THE PROJECT'S STORMWATER DISCHARGES MAY CAUSE, HAVE REASONABLE POTENTIAL
TO CAUSE, OR CONTRIBUTE TO NON-ATTAINMENT OF ANY APPLICABLE WATER
QUALITY STANDARD, OR THAT THE SWPPP DOES NOT INCORPORATE THE APPLICABLE
REQUIREMENTS IN PART III.A.8., (IMPAIRED WATERS AND TMDLS). IF A WATER QUALITY
STANDARD CHANGES DURING THE TERM OF THIS PERMIT, THE MPCA WILL MAKE A
DETERMINATION AS TO WHETHER A MODIFICATION OF THE SWPPP IS NECESSARY TO
ADDRESS THE NEW STANDARD. IF THE MPCA MAKES SUCH DETERMINATION(S) OR ANY
OF THE DETERMINATIONS IN PARTS III.B.1.-3., THE MPCA WILL NOTIFY THE PERMITTEE(S)
IN WRITING. IN RESPONSE, THE PERMITTEE(S) MUST AMEND THE SWPPP TO ADDRESS
THE IDENTIFIED CONCERNS AND SUBMIT INFORMATION REQUESTED BY THE MPCA,
WHICH MAY INCLUDE AN INDIVIDUAL PERMIT APPLICATION. IF THE MPCA'S WRITTEN
NOTIFICATION REQUIRES A RESPONSE, FAILURE TO RESPOND WITHIN THE SPECIFIED
TIMEFRAME CONSTITUTES A PERMIT VIOLATION.
20.CONCRETE WASHOUT AREA
A.CONCRETE WASH-OUT IS NOT ALLOWED ON SITE.
21.IN THE EVENT OF ENCOUNTERING A WELL OR SPRING DURING CONSTRUCTION CONTRACTOR
TO CEASE CONSTRUCTION ACTIVITY AND NOTIFY ENGINEER.
22.PIPE OUTLETS MUST BE PROVIDED WITH TEMPORARY OR PERMANENT ENERGY DISSIPATION
WITHIN 24 HOURS AFTER CONNECTION TO A SURFACE WATER.
23.FINAL STABILIZATION
FINAL STABILIZATION REQUIRES THAT ALL SOIL DISTURBING ACTIVITIES HAVE BEEN COMPLETED
AND THAT DISTURBED AREAS ARE STABILIZED BY A UNIFORM PERENNIAL VEGETATIVE COVER
WITH 70% OF THE EXPECTED FINAL DENSITY, AND THAT ALL PERMANENT PAVEMENTS HAVE BEEN
INSTALLED. ALL TEMPORARY BMP'S SHALL BE REMOVED, DITCHES STABILIZED, AND SEDIMENT
SHALL BE REMOVED FROM PERMANENT CONVEYANCES AND SEDIMENTATION BASINS IN ORDER
TO RETURN THE POND TO DESIGN CAPACITY.
24. TEMPORARY SEDIMENTATION BASINS
A.THE TEMPORARY SEDIMENTATION BASINS SHALL BE CONSTRUCTED AND MADE
OPERATIONAL PRIOR TO DISTURBANCE OF 10 OR MORE ACRES DRAINING TO A
COMMON LOCATION.
B.TEMPORARY SEDIMENTATION BASINS ARE REQUIRED PRIOR TO RUNOFF LEAVING THE
CONSTRUCTION SITE OR ENTERING SURFACE WATERS WHEN 10 OR MORE ACRES OF
DISTURBED SOILS DRAIN TO A COMMON LOCATION. THE BASIN MUST PROVIDE 3,600
CUBIC FEET OF STORAGE BELOW THE OUTLET PER ACRE DRAINED. IF HYDRAULIC
CALCULATIONS ARE AVAILABLE, THE TEMPORARY SEDIMENTATION BASIN MUST
PROVIDE A STORAGE VOLUME EQUIVALENT TO THE 2-YEAR, 24-HOUR STORM, BUT IN
NO CASE LESS THAN 1800 CUBIC FEET PER ACRE DRAINED. THE TEMPORARY
SEDIMENTATION BASIN MUST BE CONSTRUCTED AND MADE OPERATIONAL
CONCURRENT WITH THE START OF SOIL DISTURBANCE UP GRADIENT OF THE POND.
THE TEMPORARY SEDIMENTATION BASIN SHALL BE DESIGNED TO PREVENT SHORT
CIRCUITING. THE OUTFALL SHALL BE DESIGNED TO REMOVE FLOATABLE DEBRIS,
ALLOW FOR COMPLETE DRAWDOWN OF THE POND FOR MAINTENANCE ACTIVITIES,
AND HAVE ENERGY DISSIPATION. THE EMERGENCY SPILLWAY SHALL BE STABILIZED.
C.TEMPORARY SEDIMENTATION BASINS SHALL BE SITUATED OUTSIDE OF SURFACE
WATERS AND ANY REQUIRED BUFFER ZONE, AND MUST BE DESIGNED TO AVOID
DRAINING WETLANDS, UNLESS THE IMPACT IS IN COMPLIANCE WITH THE
REQUIREMENTS OF THIS PERMIT.
D.EXCESSIVE SEDIMENT-LADEN WATER THAT IS NOT PROPERLY FILTERED WILL NOT BE
PERMITTED TO DISCHARGE FROM SIRE.
25.DEWATERING AND BASIN DRAINING
A.TURBID OR SEDIMENT-LADEN WATERS RELATED TO DEWATERING OR BASIN DRAINING
SHALL BE DISCHARGED TO A TEMPORARY OR PERMANENT SEDIMENTATION BASIN
ON THE PROJECT SITE UNLESS INFEASIBLE. THE TEMPORARY OR PERMANENT BASIN
MAY DISCHARGE TO SURFACE WATERS IF THE BASIN WATER HAS BEEN VISUALLY
CHECKED TO ENSURE ADEQUATE TREATMENT HAS BEEN OBTAINED IN THE BASIN AND
THAT THE NUISANCE CONDITIONS WILL NOT RESULT FROM THE DISCHARGE.
DISCHARGE POINTS SHALL BE ADEQUATELY PROTECTED FROM EROSION AND PROPER
VELOCITY DISSIPATION PROVIDED.
B.ALL WATER FROM DEWATERING OR BASIN-DRAINING ACTIVITIES MUST BE
DISCHARGED IN A MANNER THAT DOES NOT CAUSE NUISANCE CONDITIONS,
EROSION IN THE RECEIVING CHANNELS OR ON DOWN SLOPE PROPERTIES, OR
INUNDATION IN WETLANDS CAUSING SIGNIFICANT ADVERSE IMPACTS TO THE
WETLAND.
C.IF FILTERS WITH BACKWASH WATERS ARE USED, THE BACKWASH WATER SHALL BE
HAULED AWAY FOR DISPOSAL, RETURNED TO THE BEGINNING OF THE TREATMENT
PROCESS, OR INCORPORATED INTO SITE IN A MANNER THAT DOES NOT CAUSE
EROSION. BACKWASH WATER MAY BE DISCHARGED TO SANITARY SEWER IF
PERMISSION IS GRANTED BY THE SANITARY SEWER AUTHORITY.
26.POLLUTION PREVENTION
A.BUILDING PRODUCTS THAT HAVE THE POTENTIAL TO LEACH POLLUTANTS MUST BE
UNDER COVER TO PREVENT DISCHARGE OR PROTECTED BY AN EFFECTIVE MEANS
DESIGNED TO MINIMIZE CONTACT WITH STORMWATER.
B.PESTICIDES, HERBICIDES, INSECTICIDES, FERTILIZERS, TREATMENT CHEMICALS, AND
LANDSCAPE MATERIALS MUST BE UNDER COVER.
C.HAZARDOUS MATERIALS AND TOXIC WASTE MUST BE PROVIDED TO PREVENT
VANDALISM.
D.SOLID WASTER MUST BE STORED, COLLECTED AND DISPOSED OF IN COMPLIANCE
WITH MINN. R. CH 7035.
E.PORTABLE TOILETS MUST BE POSITIONED SO THAT THEY ARE SECURE AND WILL NOT
BE TIPPED OR KNOCKED OVER. SANITARY WASTE MUST BE DISPOSED OF PROPERLY IN
ACCORDANCE WITH MINN. R. CH 7041.
F.DISCHARGE OF SPILLED OR LEAKED CHEMICALS, INCLUDING FUEL, FROM ANY AREA
WHERE CHEMICALS OR FUEL WILL BE LOADED OR UNLOADED SHALL BE PREVENTED
USING DRIP PANS OR ABSORBENTS. SUPPLIES SHALL BE AVAILABLE AT ALL TIMES TO
CLEAN UP DISCHARGED MATERIALS AND THAT AN APPROPRIATE DISPOSAL METHOD
MUST BE AVAILABLE FOR RECOVERED SPILLED MATERIALS.
27. DESIGN CALCULATIONS
TEMPORARY & PERMANENT STORMWATER TREATMENT ARE DESIGNED TO MEET MPCA GENERAL
& SPECIAL WATER REQUIREMENTS. CALCULATIONS ARE PART OF THE HYDROLOGY REPORT,
WHICH IS TO BE CONSIDERED PART OF THE SWPPP DOCUMENTS. SEE HYDROLOGY REPORT FOR
ADDITIONAL INFORMATION.
28.GENERAL STORMWATER DISCHARGE REQUIREMENTS
ALL REQUIREMENTS LISTED IN PART III OF THE PERMIT FOR DESIGN OF THE PERMANENT
STORMWATER MANAGEMENT SYSTEM AND DISCHARGE HAVE BEEN INCLUDED IN THE
PREPARATION OF THIS SWPP. THESE INCLUDE BUT ARE NOT LIMITED TO:
A.THE EXPECTED AMOUNT, FREQUENCY, INTENSITY, AND DURATION PRECIPITATION.
B.THE NATURE OF STORMWATER RUNOFF AND RUN-ON AT THE SITE.
C.PEAK FLOW RATES AND STORWATER VOLUMES TO MINIMIZE EROSION AT OUTLETS
AND DOWNSTREAM CHANNEL AND STREAM BANK EROSION.
D.THE RANGE OF SOIL PARTICLE SIZES EXPECTED TO BE PRESENT ON THE SITE.
29.CONSTRUCTION OF FILTRATION BASINS
A.NO HEAVY TRAFFIC ON FILTRATION AREAS. CONSTRUCTION TO BE DONE WITH
MINIMAL COMPACTION COMPACTION TO FILTRATION AREAS. IF COMPACTION IS
ENCOUNTERED, BASIN SOILS FOR THE FIRST & MUST BE REMOVED & RELAID.
B.INFILTRATION SYSTEMS MUST NOT BE EXCAVATED TO FINAL GRADE UNTIL THE
CONTRIBUTING DRAINAGE AREA HAD BEEN CONSTRUCTED AND FULLY STABILIZED
UNLESS RIGOROUS EROSION PREVENTION AND SEDIMENT CONTROLS ARE PROVIDED(
PART III.D.1.C.).
C.WHEN AN INFILTRATION SYSTEM IS EXCAVATED TO FINAL GRADE (OR WITHIN THREE
(3) FEET OF FINAL GRADE), THE PERMITTEE(S) MUST EMPLOY RIGOROUS EROSION
PREVENTION AND SEDIMENT CONTROLS (E.G., DIVERSION BERMS) TO KEEP SEDIMENT
AND RUNOFF COMPLETELY AWAY FROM THE INFILTRATION AREA. THE AREA MUST BE
STAKED OFF AND MARKED SO THAT HEAVY CONSTRUCTION VEHICLES OR EQUIPMENT
WILL NOT COMPACT THE SOIL IN THE PROPOSED INFILTRATION AREA.
D.TO PREVENT CLOGGING OF THE INFILTRATION OR FILTRATION SYSTEM, THE
PERMITTEE(S) MUST USE A PRETREATMENT DEVICE SUCH AS A VEGETATED FILTER STRIP,
SMALL SEDIMENTATION BASIN, OR WATER QUALITY INLET (E.G., GRIT CHAMBER) TO
SETTLE PARTICULATES BEFORE THE STORMWATER DISCHARGES INTO THE INFILTRATION
OF FILTRATION SYSTEM.
30.POST CONSTRUCTION
THE WATER QUALITY VOLUME THAT MUST BE RETAINED ON SITE BY THE PROJECT'S PERMANENT
STORMWATER MANAGEMENT SYSTEM DESCRIBED IN PART III.D. SHALL BE ONE (1) INCH OF
RUNOFF FROM THE NEW IMPERVIOUS SURFACES CRATED BY THE PROJECT. SEE PART III.D.1. FOR
MORE INFORMATION ON INFILTRATION DESIGN, PROHIBITIONS AND APPROPRIATE SITE
CONDITIONS.
31.RESPONSIBILITIES
A.THE OWNER MUST IDENTIFY A CONTRACTOR WHO WILL OVERSEE THE SWPPP
IMPLEMENTATION AND THE PERSON RESPONSIBLE FOR INSPECTION AND
MAINTENANCE:
B.THE OWNER MUST IDENTIFY THE A PERSON WHO WILL BE RESPONSIBLE FOR LONG
TERM OPERATIONS AND MAINTENANCE OF THE PERMANENT STORMWATER
MANAGEMENT SYSTEM:
32.TRAINING REQUIREMENTS
THE PERMITTES(S) SHALL ENSURE THE FOLLOWING INDIVIDUALS IDENTIFIED IN THIS PART HAVE
BEEN TRAINED IN ACCORDANCE WITH THIS PERMIT'S TRAINING REQUIREMENTS.
1. WHO MUST BE TRAINED:
A. INDIVIDUAL(S) PREPARING THE SWPPP FOR THE PROJECT
B. INDIVIDUAL(S) OVERSEEING IMPLEMENTATION OF, REVISING, AND AMENDING
THE SWPPP AND INDIVIDUALS(S) PERFORMING INSPECTIONS AS REQUIRED IN
PART IV.E. ONE OF THESE INDIVDUAL(S) MUST BE AVAILABLE FOR AN ONSITE
INSPECTION WITHIN 72 HOURS UPON REQUEST BY THE MPCA.
C.INDIVIDUAL(S) PERFORMING OR SUPERVISING THE INSTALLATION, MAINTENANCE AND
REPAIR OF BMPS. AT LEAST ONE INDIVIDUAL ON A PROJECT MUST BE TRAINED IN
THESE JOB DUTIES.
2.TRAINING CONTENT:
THE CONTENT AND EXTENT OF TRAINING MUST BE COMMENSURATE WITH THE
INDIVIDUAL'S JOB DUTIES AND RESPONSIBILITIES WITH REGARD TO ACTIVITIES
COVERED UNDER THIS PERMIT FOR THE PROJECT. AT LEAST ONE INDIVIDUAL PRESENT
ON THE PERMITTED PROJECT SITE (OR AVAILABLE TO THE PROJECT SIRE IN 72
HOURS) MUST BE TRAINED IN THE JOB DUTIES DESCRIBED IN PART III.F.1.B. AND
PARTIII.F.1.C.
3.THE PERMITTEE(S) SHALL ENSURE THAT THE INDIVIDUALS ARE TRAINED BY LOCAL,
STATE, FEDERAL AGENCIES, PROFESSIONAL OR OTHER ENTITIES WITH EXPERTISE IN
EROSION PREVENTION, SEDIMENT CONTROL, PERMANENT STORMWATER
MANAGEMENT AND THE MINNESOTA NPDES/SDS CONSTRUCTION STORMWATER
PERMIT. AN UPDATE REFESHER-TREINING MUST BE ATTENDED EVERY THREE (3) YEARS
STARTING THREE (3) YEARS FROM THE ISSUANCE DATE OF THIS PERMIT.
2.LIST OF CONTACTS
* MPCA 24HR. HAZARDOUS SPILL HOTLINE: 651-649-5457 OF 80420798
SWPPP NOTES
TITLE CONTACT
OWNER MARK PASVOGEL
COMPANY PHONE NUMBER
MARK ELLIOT HOMES 651-226-5060
PROJECT MANAGER TODD MCLOUTH LOUCKS 763-496-6742
SWPPP DESIGNER ZACHARY WEBBER LOUCKS 763-496-6753
CONTRACTOR
SITE MANAGER
PENDING
TBD
..
LOUCKS
W:\2016\16430\CADD DATA\CIVIL\_dwg Sheet Files\C16430 C4-1 Utility PlanPlotted: 01 /30 / 2017 11:2 AM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
7741 147th STREET W.
APPLE VALLEY, MN 53124
01/10/17 Preliminary Plat Submittal
PRELI
MI
N
A
R
Y
C1-1 PRELIMINARY PLAT
C2-1
C3-1
C3-2
C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN
SWPPP NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Todd W. McLouth - PE
20383
Project Lead
Drawn By
Checked By
Loucks Project No.16430
TWM
GAJ
TWM
01/10/17
C1-2 ALTA / EXISTING CONDITIONS
N
UTILITY PLAN
C4-1
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING
UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR
SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48
HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS,
PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE
CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
WARNING
1.BACKGROUND INFORMATION IS BASED ON A FIELD SURVEY BY LOUCKS ASSOCIATES AND
RECORD UTILITY DRAWINGS FROM THE CITY OF BEMIDJI. LOUCKS ASSOCIATES DOES NOT
GUARANTEE THE ACCURACY OF INFORMATION PROVIDED BY OTHERS.
2.ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED
AND INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS, THE CITY AND THE
STANDARD UTILITIES SPECIFICATION OF THE CITY ENGINEERS ASSOCIATION OF
MINNESOTA (CEAM), 2013 EDITION. HDPE PIPE CONNECTIONS INTO ALL CONCRETE
STRUCTURES SHALL BE MADE WITH WATER TIGHT MATERIALS, UTILIZING AN A-LOK OR
WATERSTOP GASKET OR BOOT, CAST-IN-PLACE RUBBER BOOT, OR APPROVED EQUAL.
WHERE THE ALIGNMENT PRECLUDES THE USE OF THE ABOVE APPROVED WATERTIGHT
METHODS, CONSEAL 231 WATERSTOP SEALANT, OR APPROVED EQUAL WILL ONLY BE
ALLOWED AS APPROVED BY THE ENGINEER. ALL SANITARY SEWER MAIN LINE SHALL BE
SDR 35. ALL SANITARY SEWER SERVICES SHALL BE SDR 26.
3.SEE SHEETS C8-1 AND THE CONTRACT SPECIFICATIONS FOR SPECIFIC UTILITY DETAILS
AND UTILITY SERVICE DETAILS.
4.ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL
PER THE REQUIREMENTS OF THE CITY. ALL COMPACTION SHALL BE PERFORMED PER THE
REQUIREMENTS OF THE CEAM SPECIFICATION.
5.THE CONTRACTOR SHALL NOTIFY GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48
HOURS PRIOR TO PERFORMING ANY EXCAVATION OR UNDERGROUND WORK.
6.ADJUST ALL EXISTING STRUCTURES, BOTH PUBLIC AND PRIVATE TO THE PROPOSED
GRADES WHERE DISTURBED AND COMPLY WITH ALL REQUIREMENTS OF THE UTILITY
OWNERS. STRUCTURES BEING RESET TO PAVED AREAS MUST MEET OWNERS
REQUIREMENTS FOR TRAFFIC LOADING.
7.PROPOSED PIPE MATERIALS:
7.1.STORM SEWER RCP 12" - 21" DIAMETER.
7.2.SANITARY SEWER PVC SDR 35 8" DIAMETER. MAIN
7.3.WATER SERVICE 1" COPPER TYPE K, 7.5' BURY DEPTH
7.4.SANITARY SERVICE 4" PVC SDR 26 SERVICES
8.STORM SEWER PIPE SHALL MEET OF EXCEED AASHTO M294 MINIMUM PIPE STIFFNESS PER
ASTM D2412 60PSI FOR 8"-18".
9.THE REMOVAL OF EXISTING SERVICES WITHIN THE CONSTRUCTION LIMITS SHALL BE
COORDINATED WITH THE GENERAL CONTRACTOR AND UTILITY OWNER. ADDITIONAL
SERVICES MAY EXIST.
10.ALL WATER SERVICES MUST BE INSTALLED AT A 7.5-FT BURY DEPTH.
11.INSULATE ALL CROSSINGS INVOLVING WATER AND SEWER.
UTILITY NOTES
STRUCTURE MANHOLE SIZE CASTING
CB 100 48" DIA.NEENAH R-3067
CBMH 101 48" DIA.NEENAH R-3067
CBMH 102 48" DIA.NEENAH R-3067
CB 103 2'X3' BOX NEENAH R-3067
CBMH 104 48" DIA.NEENAH R-3067
CB 105 2'X3' BOX NEENAH R-3067
CB 106 2'X3' BOX NEENAH R-3067
CB 107 2'X3' BOX NEENAH R-3067
CB 108 2'x3' BOX NEENAH R-3067
CBMH 109 48" DIA.NEENAH R-4342
CONNECT TO
EXISTING STUB
RELOCATE EXISTING
21' APRON -
CONSTRUCT CB OVER
EXISTING 21" RCP
EXISTING CB 110 -
ADJUST CASTING TO
RIM ELEV. 956.6
EXISTING CB 111
- ADJUST
CASTING TO
RIM ELEV. 954.9
CORE DRILL AND CONNECT
TO EXISTING CB INV. 949.4
CONNECT TO
EXISTING STUB
CONNECT TO
EXISTING STUB
CONNECT TO
EXISTING MH
HYDRANT &
VALVE (TYP)
1" WATER SERVICE (TYP)
4" SEWER SERVICE (TYP)
CONNECT TO
EXISTING STUB
REPLACE EXISTING
CASTING WITH
SOLID LIDREMOVE EXISTING CB
AND ADJACENT PIPE
CORE DRILL AND CONNECT
TO EXISTING CB INV. 951.7
1
2
3
4
5
6
7
8
39 42
40 41
35 38
36 37
31 34
32 33
19 18
20 17
15 14
16
13
11 10
12 9
30
29
28
27
26
25
24
23
22
21
43
43
43
43
(DRAINAGE & UTILITY EASEMENT
OVER ALL OF LOT 43)
LOUCKS
W:\2016\16430\CADD DATA\CIVIL\_dwg Sheet Files\C16430 C8-1 DetailsPlotted: 01 /30 / 2017 10:46 AM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
7741 147th STREET W.
APPLE VALLEY, MN 53124
01/10/17 Preliminary Plat Submittal
PRELI
MI
N
A
R
Y
C1-1 PRELIMINARY PLAT
C2-1
C3-1
C3-2
C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN
SWPPP NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
Review Date
SHEET INDEX
License No.
Date
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the
laws of the State of Minnesota.
Todd W. McLouth - PE
20383
Project Lead
Drawn By
Checked By
Loucks Project No.16430
TWM
GAJ
TWM
01/10/17
C1-2 ALTA / EXISTING CONDITIONS
DETAILS
C8-1
10'5'
30' B-B
(28' F-F)
15'15'
5'1'1'10'
2.83' HOLD DOWN
(SEE INSET A)
CONCRETE SIDEWALK
EXISTING GROUND/
SUBGRADEEXISTING GROUND/
SUBGRADE
CONCRETE CURB & GUTTER
24' B-B
(22' F-F)
12'12'
SOD W/ 6" TOPSOIL (TYP.)
EXISTING GROUND/
SUBGRADE (TYP.)
CONCRETE CURB & GUTTER
2.83' HOLD DOWN
(SEE INSET A)
FINISHED GRADE
2" BIT. WEAR COURSE (SPWEB340C)
2" BIT. NON-WEAR COURSE (SPNWB330C)
TACK COAT
SUBGRADE
FINISHED GRADE
6" SELECT GRANULAR
6" AGG. BASE (CL 5)
24" SELECT GRANULAR
SUBGRADE
4" - 6" - 3A32 CONCRETE
ALL SIDEWALK SHALL BE 4" THICK EXCEPT AT
DRIVEWAYS WHERE IT SHALL BE 6" THICK.
SOD W/ 6" TOPSOIL (TYP.)
LOUCKS
W:\2016\16430\CADD DATA\CIVIL\_dwg Sheet Files\C16430 C8-1 DetailsPlotted: 01 /06 / 2017 3:16 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
7741 147th STREET W.
APPLE VALLEY, MN 53124
01/10/17 Preliminary Plat Submittal
Review Date
SHEET INDEX
License No.
Date
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 Landscape Architect under the laws
of the State of Minnesota.
Gregory A. Johnson - LA
Project Lead
Drawn By
Checked By
Loucks Project No.
24610
16430
TWM
GAJ
TWM
01/10/17
PRELI
MI
N
A
R
Y
C1-1 DEMOLITION PLAN
C2-1
C3-1
C3-2
C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN
SWPPP NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
DETAILS
C8-2
LOUCKS
W:\2016\16430\CADD DATA\LANDSCAPE\_dwg Sheet Files\L16430 L1-1 Landscape PlanPlotted: 01 /10 / 2017 9:3 AM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
7741 147th STREET W.
APPLE VALLEY, MN 53124
01/10/17 Preliminary Plat Submittal
Review Date
SHEET INDEX
License No.
Date
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 Landscape Architect under the laws
of the State of Minnesota.
Gregory A. Johnson - LA
Project Lead
Drawn By
Checked By
Loucks Project No.
24610
16430
TWM
GAJ
TWM
01/10/17
PRELI
MI
N
A
R
Y
C1-1 PRELIMINARY PLAT
C2-1
C3-1
C3-2
C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN
SWPPP NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
C1-2 ALTA / EXISTING CONDITIONS
GENERAL NOTES
CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMITTING BID. HE SHALL INSPECT SITE AND BECOME
FAMILIAR WITH EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF WORK.
VERIFY LAYOUT AND ANY DIMENSIONS SHOWN AND BRING TO THE ATTENTION OF THE
LANDSCAPE ARCHITECT ANY DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN AND/OR
INTENT OF THE PROJECT'S LAYOUT.
ASSURE COMPLIANCE WITH ALL APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK OR
MATERIALS SUPPLIED.
CONTRACTOR SHALL PROTECT ALL EXISTING ROADS, CURBS/GUTTERS, TRAILS, TREES, LAWNS AND
SITE ELEMENTS DURING PLANTING OPERATIONS. ANY DAMAGE TO SAME SHALL BE REPAIRED AT NO
COST TO THE OWNER.
CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF ALL UNDERGROUND AND ABOVE
GRADE UTILITIES AND PROVIDE THE NECESSARY PROTECTION FOR SAME BEFORE CONSTRUCTION /
MATERIAL INSTALLATION BEGINS (MINIMUM 10' - 0" CLEARANCE).
ALL UNDERGROUND UTILITIES SHALL BE LAID SO THAT TRENCHES DO NOT CUT THROUGH ROOT
SYSTEMS OF ANY EXISTING TREES TO REMAIN.
EXISTING CONTOURS, TRAILS, VEGETATION, CURB/GUTTER AND OTHER EXISTING ELEMENTS BASED
UPON INFORMATION SUPPLIED TO LANDSCAPE ARCHITECT BY OTHERS. CONTRACTOR SHALL
VERIFY ANY AND ALL DISCREPANCIES PRIOR TO CONSTRUCTION AND NOTIFY LANDSCAPE
ARCHITECT OF SAME.
THE ALIGNMENT AND GRADES OF THE PROPOSED WALKS, TRAILS AND/OR ROADWAYS ARE SUBJECT
TO FIELD ADJUSTMENT REQUIRED TO CONFORM TO LOCALIZED TOPOGRAPHIC CONDITIONS AND
TO MINIMIZE TREE REMOVAL AND GRADING. ANY CHANGE IN ALIGNMENT MUST BE APPROVED BY
LANDSCAPE ARCHITECT.
SOD / TOPSOIL - ALL DISTURBED AREAS
SEE NOTES
ORNAMENTAL TREE
CONIFEROUS SHRUBS - SEE SHEET L2-1
DECIDUOUS SHRUBS - SEE SHEET L2-1
GRASSES / PERENNIALS - SEE SHEET L2-1PROPERTY BOUNDARYNPROPERTY BOUNDARYCONIFEROUS TREE
OVERSTORY TREE
MINIMUM LANDSCAPE REQUIREMENTS REQUIRED PROPOSED
STREET TREES
ONE (1) TREE PER 50 LF OF ROAD FRONTAGE
ONE (1) TREE PER OPEN SPACE UNIT EXPOSURE
13 TREES
42 OVERSTORY 66 OVERSTORY
ONE (1) FOUNDATION PLANTING PER 10 LF OF BUILDING
FOUNDATION PLANTINGS
PROPERT
Y
B
O
U
N
D
A
R
Y
PROPERTY BOUNDARY 4'-0"EXISTING GRADEDRIP EDGE OF TREEP DRIP EDGE OF TREEBRONZE PARKWAY - 623 LF TOTAL FRONTAGE
CONNEMARA TRAIL W. - 642 LF TOTAL FRONTAGE 13 TREES
26 CONIFERS
13 TREES
12 TREES
QUAD TOWNHOUSE - 121 LF OF BUILDING PERIMETER
TWIN ROWHOUSE - 138 LF OF BUILDING PERIMETER
13 SHRUBS
14 SHRUBS
24 SHRUBS
21 SHRUBS
TREE PRESERVATION NOTE:
(1) EXISTING TREE ON-SITE - TO BE RETAINED
AND PROTECTED DURING CONSTRUCTION
SEE 1/L1-1
LANDSCAPE /
TREE
PRESERVATION
PLAN
L1-1
35 ORNAMENTAL
DECIDUOUS TREES TOTAL (OPEN SPACE + STREET TREES)
PERCENTAGE OF DECIDUOUS TREES
CONIFEROUS TREES
91 - 77%
26 - 23%
1
2
3
4
5
6
7
8
39 42
40 41
35 38
36 37
31 34
32 33
19 18
20 17
15 14
16 13
11 10
12 9
30
29
28
27
26
25
24
23
22
21
LANDSCAPE INSTALLATION
COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING INSTALLATION
WITH OTHER CONTRACTORS WORKING ON SITE.
NO PLANTING WILL BE INSTALLED UNTIL COMPLETE GRADING AND
CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA.
WHERE SOD/SEED ABUTS PAVED SURFACES, FINISHED GRADE OF SOD/SEED
SHALL BE HELD 1" BELOW SURFACE ELEVATION
SOD ALL DESIGNATED AREAS DISTURBED DUE TO GRADING. SOD SHALL BE
LAID PARALLEL TO THE CONTOURS AND SHALL HAVE STAGGERED JOINTS. ON
SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES, THE SOD SHALL BE STAKED
TO THE GROUND.
ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST EDITION OF THE
AMERICAN STANDARD FOR NURSERY STOCK, AMERICAN ASSOCIATION OF
NURSERYMEN. UNLESS NOTED OTHERWISE, ALL SHRUBS SHALL HAVE AT LEAST 5
CANES AT THE SPECIFIED MINIMUM SHRUB HEIGHT OR WIDTH. ORNAMENTAL
TREES SHALL HAVE NO V CROTCHES AND SHALL BEGIN BRANCHING NO LOWER
THAN 3' ABOVE ROOT BALL. STREET AND BOULEVARD TREES SHALL BEGIN
BRANCHING NO LOWER THAN 5' ABOVE FINISHED GRADE.
PLAN TAKES PRECEDENCE OVER PLANT SCHEDULE IF DISCREPANCIES IN
QUANTITIES EXIST. SPECIFICATIONS TAKE PRECEDENCE OVER NOTES.
NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL IS
REQUESTED OF THE LANDSCAPE ARCHITECT BY THE LANDSCAPE CONTRACTOR
PRIOR TO THE SUBMISSION OF A BID AND/OR QUOTATION.
ALL PROPOSED PLANTS SHALL BE LOCATED AND STAKED AS SHOWN ON PLAN.
ADJUSTMENTS IN LOCATION OF PROPOSED PLANT MATERIALS MAY BE NEEDED
IN FIELD. SHOULD AN ADJUSTMENT BE ADVISED, THE LANDSCAPE ARCHITECT
MUST BE NOTIFIED.
ALL PLANT MATERIALS SHALL BE FERTILIZED UPON INSTALLATION WITH A 27-3-3
SLOW RELEASE FERTILIZER MIXED IN WITH THE PLANTING SOIL PER THE
MANUFACTURER'S INSTRUCTIONS. PLANTS MAY BE TREATED FOR SUMMER AND
FALL INSTALLATION WITH AN APPLICATION OF GRANULAR 27-3-3 AT 6 OZ PER
2.5" CALIPER PER TREE AND 3 OZ PER SHRUB WITH AN ADDITIONAL
APPLICATION OF 27-3-3 THE FOLLOWING SPRING IN THE TREE SAUCER.
ALL PLANTING AREAS RECEIVING GROUND COVER, PERENNIALS, ANNUALS,
AND/OR VINES SHALL RECEIVE A MINIMUM OF 12" DEPTH OF PLANTING SOIL
CONSISTING OF AT LEAST 45 PARTS TOPSOIL, 45 PARTS PEAT OR MANURE AND
10 PARTS SAND.
ALL PLANTS TO BE INSTALLED AS PER PLANTING DETAILS. REMOVE ALL
FLAGGING AND LABELS FROM PLANTS.
WRAPPING MATERIAL SHALL BE CORRUGATED PVC PIPING 1" GREATER IN
CALIPER THAN THE TREE BEING PROTECTED OR QUALITY, HEAVY, WATERPROOF
CREPE PAPER MANUFACTURED FOR THIS PURPOSE. WRAP ALL DECIDUOUS
TREES PLANTED IN THE FALL PRIOR TO 12-1 AND REMOVE ALL WRAPPING AFTER
5-1.
BLACK STEEL EDGER TO BE USED TO CONTAIN SHRUBS, PERENNIALS, AND
ANNUALS WHERE BED MEETS SOD/SEED UNLESS NOTED OTHERWISE.
ALL ANNUAL AND PERENNIAL PLANTING BEDS TO RECEIVE 3" DEEP SHREDDED
HARDWOOD MULCH WITH NO WEED BARRIER.
ALL SHRUB BED MASSINGS TO RECEIVE 3" DEEP SHREDDED HARDWOOD MULCH
AND FIBER MAT WEED BARRIER.
ALL TREES TO RECEIVE 4" DEEP SHREDDED HARDWOOD MULCH WITH NO
MULCH IN DIRECT CONTACT WITH TREE TRUNK.
SPREAD GRANULAR PRE EMERGENT HERBICIDE (PREEN OR EQUAL) PER
MANUFACTURER'S RECOMMENDATIONS UNDER ALL MULCHED AREAS.
IF THE LANDSCAPE CONTRACTOR IS CONCERNED OR PERCEIVES ANY
DEFICIENCIES IN THE PLANT SELECTIONS, SOIL CONDITIONS OR ANY OTHER SITE
CONDITION WHICH MIGHT NEGATIVELY AFFECT PLANT ESTABLISHMENT,
SURVIVAL OR GUARANTEE, HE MUST BRING THESE DEFICIENCIES TO THE
ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO PROCUREMENT AND/OR
INSTALLATION.
CONTRACTOR SHALL SUBMIT A WRITTEN REQUEST FOR THE OWNER
ACCEPTANCE INSPECTION OF ALL LANDSCAPE AND SITE IMPROVEMENTS.
CONTRACTOR IS RESPONSIBLE FOR ON-GOING MAINTENANCE OF ALL NEWLY
INSTALLED MATERIALS UNTIL TIME OF OWNER ACCEPTANCE. ANY ACTS OF
VANDALISM OR DAMAGE WHICH MAY OCCUR PRIOR TO OWNER ACCEPTANCE
SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. CONTRACTOR SHALL
PROVIDE THE OWNER WITH A MAINTENANCE PROGRAM INCLUDING, BUT NOT
NECESSARILY LIMITED TO, PRUNING, FERTILIZATION AND DISEASE/PEST
CONTROL.
CONTRACTOR SHALL GUARANTEE NEW PLANT MATERIAL THROUGH ONE
CALENDAR YEAR FROM THE DATE OF OWNER ACCEPTANCE.
WARRANTY (ONE FULL GROWING SEASON) FOR LANDSCAPE MATERIALS SHALL
BEGIN ON THE DATE OF ACCEPTANCE BY THE LANDSCAPE ARCHITECT AFTER THE
COMPLETION OF PLANTING OF ALL LANDSCAPE MATERIALS. NO PARTIAL
ACCEPTANCE WILL BE CONSIDERED.
UNLESS NOTED OTHERWISE THE APPROPRIATE DATES FOR SPRING PLANT
MATERIAL INSTALLATION AND SEED/SOD PLACEMENT IS FROM THE TIME
GROUND HAS THAWED TO JUNE 15.
FALL SODDING IS GENERALLY ACCEPTABLE FROM AUGUST 15 - NOVEMBER 1.
FALL SEEDING FROM AUGUST 15 - SEPTEMBER 15; DORMANT SEEDING IN THE
FALL SHALL NOT OCCUR PRIOR TO NOVEMBER 1. FALL CONIFEROUS PLANTING
MAY OCCUR FROM AUGUST 15 - OCTOBER 1 AND DECIDUOUS PLANTING FROM
THE FIRST FROST UNTIL NOVEMBER 15. PLANTING OUTSIDE THESE DATES IS NOT
RECOMMENDED. ANY ADJUSTMENT MUST BE APPROVED IN WRITING BY THE
LANDSCAPE ARCHITECT.
LANDSCAPE CONTRACTOR SHALL ESTABLISH TO HIS SATISFACTION THAT SOIL
AND COMPACTION CONDITIONS ARE ADEQUATE TO ALLOW FOR PROPER
DRAINAGE AT AND AROUND THE BUILDING SITE.
EDGING
LOUCKS
W:\2016\16430\CADD DATA\LANDSCAPE\_dwg Sheet Files\L16430 L2-1 Landscape DetailsPlotted: 01 /10 / 2017 9:6 AM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
7741 147th STREET W.
APPLE VALLEY, MN 53124
01/10/17 Preliminary Plat Submittal
Review Date
SHEET INDEX
License No.
Date
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 Landscape Architect under the laws
of the State of Minnesota.
Gregory A. Johnson - LA
Project Lead
Drawn By
Checked By
Loucks Project No.
24610
16430
TWM
GAJ
TWM
01/10/17
PRELI
MI
N
A
R
Y
C1-1 PRELIMINARY PLAT
C2-1
C3-1
C3-2
C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN
SWPPP NOTES
UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
C1-2 ALTA / EXISTING CONDITIONS
NORTHERN PIN OAK Quercus ellipsoidalis 2-1/2" CAL B.B.
2-1/2" CAL B.B.GL
PO
GREENSPIRE INDEN
PLANT LIST
IMPERIAL HONEYLOCUSTIH
SIZECOMMON NAME SCIENTIFIC NAMEQTYKEY COMMENTS
2-1/2" CAL B.B.
2-1/2" CAL B.B.COMMON HACKBERRY Celtis occidentalis5CH
Tilia cordata 'Greenspire'
Gleditsia triacanthos inermis 'Impcole'
14
OVERSTORY TREES
SPRING SNOW CRABAPPLE Malus 'Spring Snow'SS
ORNAMENTAL TREES
PRAIRIE ROSE CRABAPPLE Malus 'Prairie Rose'PF
1-1/2" CAL B.B.
1-1/2" CAL B.B.
DWARF EUROPEAN VIBURNUM Diervilla loniceraDV
SHRUBS
TOR SPIREA Spirea betulifolia 'Tor'TS
#5 CONT
#5 CONT
LITTLE PRINCESS SPIREA Spirea japonica 'Little Princess'LP
TECHNITO ARBORVITAE Thuja occidentalis 'Bailjohn' (PP15,850)TN
#5 CONT
#5 CONT
SCANDIA JUNIPER Juniperus sabina 'Scandia'SJ #5 CONT
KARL FOERSTER GRASS Calamagrostis aculifloraKF #1 CONT
7
22
11
16
GRASSES / PERENNIALS
258
126
204
282
150
96
SOD / TOPSOIL - ALL DISTURBED AREAS
SEE NOTES
LANDSCAPE LEGEND
ORNAMENTAL TREE - SEE SHEET L1-1
CONIFEROUS SHRUBS
DECIDUOUS SHRUBS
GRASSES / PERENNIALS
AUTUMN FIRE SEDUM Sedum x 'Autumn Fire'AF #1 CONT330
3
DV
EDGING
2
TS
5
AF
5
KF
5
LP
5
KF
5
LP
2
TS
5
AF
4
TS
3
TN
2
AD
5
BC
6
TS
3
TN
2
AF
5
DV
4
SJ
10
AF
3
DV
4
TS
8
LP
7
KF
4
TN
4
AD
4
BC
4
TS
3
DV
10
AF
4
SJ
8
LP
7
KF
4
TN
4
AD
4
BC
4
SJ
10
AF
3
DV
4
TS
8
LP
4
TS
3
DV
10
AF
4
SJ
8
LP
4
TN
4
TN
7
KF
7
KF
2-1/2" CAL B.B.AB AUTUMN BLAZE MAPLE Acer x freemannii 'Jeffersred'6
2-1/2" CAL B.B.PM PARKWAY NORWAY MAPLE Acer platanoides 'Parkway Norway'17
2-1/2" CAL B.B.RB RIVER BIRCH CLUMP Betula nigra clump5
IVORY SILK LILAC Syringia reticulata 'Ivory silk'IS 1-1/2" CAL B.B.8
AUSTRIAN PINE Pinus nigraAP
CONIFEROUS TREES
COLORADO SPRUCE Picea pungensCS
1-1/2" CAL B.B.
1-1/2" CAL B.B.6
10
BLACK HILLS SPRUCE Picea glauca densataBH 1-1/2" CAL B.B.10
BLACK CHOKEBERRY Spirea japonica 'Neon Flash'BC #5 CONT141
ARCTIC FIRE DOGWOOD Cornus stonifera 'Fallow' (PPAF)AD #5 CONT132
LANDSCAPE
DETAILS
L2-1
IRRIGATION NOTES
VERIFY EXISTING/PROPOSED IRRIGATION SYSTEM LAYOUT AND
CONFIRM COMPLETE LIMITS OF IRRIGATION PRIOR TO SUPPLYING
SHOP DRAWINGS.
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING
AN IRRIGATION LAYOUT PLAN AND SPECIFICATION AS A PART OF THE
SCOPE OF WORK WHEN BIDDING. THESE SHALL BE APPROVED BY THE
LANDSCAPE ARCHITECT PRIOR TO ORDER AND/OR INSTALLATION. IT
SHALL BE THE LANDSCAPE CONTRACTORS RESPONSIBILITY TO INSURE
THAT ALL SODDED/SEEDED AND PLANTED AREAS ARE IRRIGATED
PROPERLY, INCLUDING THOSE AREAS DIRECTLY AROUND AND
ABUTTING BUILDING FOUNDATION.
THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER WITH AN
IRRIGATION SCHEDULE APPROPRIATE TO THE PROJECT SITE
CONDITIONS AND TO PLANT MATERIAL GROWTH REQUIREMENTS.
IRRIGATION SYSTEM IS NOT TO SPRINKLE ACROSS PAVEMENT. THE
SYSTEM SHALL INCORPORATE A RAIN SENSOR INTO IRRIGATION
SYSTEM.
PLANTINGS OUTSIDE THE LIMITS OF IRRIGATION ARE TO BE WATERED
REGULARLY UNTIL PLANTING/SOD/SEED HAS BEEN ESTABLISHED.
4" ROCK MULCH
OVER GEOTEXTILE
(TYP)
EDGING
MEMORANDUM
DATE: February 28, 2017
TO: Kyle Klatt, Senior Planner
CC: Kim Lindquist, Community Development Director
Stacy Bodsberg, Planning & Personnel Secretary
John Morast, Director of Public Works/City Engineer
FROM: Mitch Hatcher, Project Engineer
RE: Harmony Villas Engineering Review
SUBMITTAL:
The plans for Harmony Villas have been prepared by Loucks dated January 9, 2017. Engineering
review comments were generated from the following documents included in the submittal:
Concept, Master Plan, and Final Development Plan PUD (16 sheets), dated August 30, 2016
▫ Existing Conditions
▫ Demolition Plan
▫ Site Plan
▫ Preliminary Plat
▫ Erosion Control Plan
▫ Grading and Drainage Plan
▫ Utility Plan
▫ Landscape Plan
▫ Details
GENERAL COMMENTS:
1. Development fees are required based on the current Schedule of Rates and Fees. For 2017,
the estimated development fees are listed below:
Storm Sewer Trunk Charge: $ 6,865 / acre
Sanitary Sewer Trunk Charge: $ 1,075 / acre
Watermain Trunk Charge: $ 6,500 / acre
2. Prior to submittal of the final plat, the developer should notify the city if they would like to
privately install the infrastructure or if a public process is desired. Preparation of the
subdivision agreement cannot begin until a public or private process is selected.
3. Street and utility construction shall be installed in accordance with the 2015 City of
Rosemount General Specifications and Standard Detail Plates and the Engineering
Guidelines.
4. Final construction plans for grading, street, and utilities should be submitted to the City for
review.
5. City inspection of street and utility installation is required during construction.
6. Driveway grades should be shown on the plan.
7. Street grades shall be a minimum of 1.0%. Several locations show street grades to be less
than 1.0%.
8. Type of concrete curb and gutter should be labeled on the typical sections.
9. A street light plan should be submitted for review.
10. Lot 43 should be designated as an Outlot.
11. Regional ponding for this site is provided in basin 1589. Stormwater Management is
reviewed to confirm capacity and rate and volume control in the City’s regional stormwater
system.
12. The proposed 12” storm sewer should be 15”. The City’s standards require a minimum of
15”.
13. Additional gate valves should be added at the internal intersections to better isolate water
shutoffs.
14. Hydrant spacing and locations should be approved by the City Fire Marshal.
15. The developer is required to obtain a NPDES construction Stormwater Permit and provide
a copy of the approved SWPPP to the City prior to the start of any construction activity.
16. The developer is required to obtain a grading permit from the City prior to construction
grading activity.
17. Upon completion of the sanitary sewer, watermain, and storm sewer construction, the City
requires record drawings. See Engineering Guidelines for submittal and formatting
requirements.
Should you have any questions or comments regarding the items listed above, please contact me at
651-322-2015.