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Home My WebLink About6.g. Mark Elliot Homes Major Amend. to the Harmony PUD & Simple Plat for Harmony Villas EXECUTIVE SUMMARY City Council Regular 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: Consent PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 6.g. ATTACHMENTS: Simple Plat Resolution, PUD Amendment Resolution, Harmony Villas PUD Agreement, Planning Commission Meeting Excerpt, 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 (updated), City Engineer Review APPROVED BY: LJM RECOMMENDED ACTION: The Planning Commission recommends the City Council adopt the following motions: 1) Motion to adopt a resolution approving 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 2) Motion to adopt a resolution approving the Simple Plat for Harmony Villas 3) Motion to approve the Harmony Villas Planned Unit Development Agreement and authorizing the Mayor and City Clerk to enter into the agreement. SUMMARY The City Council 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. 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. 2 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 PLANNING COMMISSION ACTION The Planning Commission held a public hearing to review the proposed PUD Amendment and Simple Plat request on February 28, 2017. The Commission raised questions about trees along the perimeter of the site and who would bear responsibility for maintenance of the private streets within the development. Staff noted that existing trees along Brockway Avenue would not be disturbed, and that the private homeowner’s association (HOA) would be responsible for all internal street maintenance, including snow removal. During the public hearing, a resident within the Harmony neighborhood asked questions about the exterior color and price range of the proposed townhouses. Mark Pasvogel, representing the developer, noted that he is planning on using unique colors for each of the townhouses, and that the projected price range will be $310,000 to $314,000 for each of the twin home units, and $314,000 to $321,000 for the quad units. He stated that the association fees will be around $265 per month. He noted that the Harmony Villas homeowner’s association would be independent of the association within the Harmony neighborhood. In response to a final question from the Planning Commission, Mr. Pasvogel stated that he would like to begin construction around May 15, 2017 and that final build- out would take approximately two years. After closing the public hearing, the Planning Commission voted unanimously to recommend approval of the PUD Amendment and Simple Plat with the conditions as recommended by Staff. (6- 0). Since the Planning Commission meeting, staff has had additional conversations with the developer concerning the larger common lot within the subdivision and reviewed how these types of lots have been platted in Rosemount and Dakota County. Based on this review, staff has found that most townhouse developments in Dakota County identify such lots with a number, and therefore Staff is no longer recommending that this lot carry an outlot designation (the appropriate condition has been removed from the attached resolution). Because there is public infrastructure within these common areas, it is much more critical for public drainage and utility easements to be dedicated on the plat. Additionally, staff has modified the architectural standards condition of approval relating to brick or stone wainscoting on the buildings. The resolution indicates that wainscoting should be included on all sides of the quad buildings and on all fronts, and sides or rear elevations that are adjacent to public right of ways. This is consistent with the approvals in other blocks within Harmony. 3 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 plat 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. 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 architectural designs) concerning the minor PUD changes, and these have been attached for consideration by the Council. Staff has found that the proposed one-level designs are generally consistent with the approved plans for the Harmony PUD, and is recommending that the final building plans maintain consistency with the materials, colors, and architectural detailing of the approved building designs through the PUD area. 4 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 count 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 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. • 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 and the 2-unit row houses should be provided to address this concern. Within Harmony Villas, the sides of the quad units are all facing a public street or will be visible from the private roadway system and will need the additional brick or stone treatment. For the two-unit buildings, only the sides facing the exterior of the development will need such treatment. The applicant’s architectural drawings only include the brick or stone wainscoting along the front elevations and therefore the plans must be revised to comply with this condition. 5 • 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. 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. 6 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. CONCLUSION & RECOMMENDATION Staff and the Planning Commission recommend 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, the findings made in this report, and the conditions detailed in the attached resolutions. CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2017 - A RESOLUTION APPROVING A MAJOR PUD AMENDMENT FOR HARMONY VILLAS WHEREAS, the City of Rosemount received a request for approval of a Planned Unit Development (PUD) amendment from Mark Elliot Homes, concerning property legally described as: Outlot G, Harmony Addition, according to the recorded plat thereof, Dakota County, Minnesota WHEREAS, on February 28, 2017, the Planning Commission of the City of Rosemount reviewed the PUD application for Harmony Villas and recommended approval subject to conditions; and WHEREAS, on March 21st, 2017, the City Council of the City of Rosemount reviewed the Planning Commission’s recommendations. NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby approves the Planned Unit Development (PUD) amendment for Harmony Villas, subject to the following conditions: 1. Compliance with the conditions and standards within the City Engineer’s Memorandum dated February 23, 2017. 2. 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, the side and rear elevations of all quad-unit buildings, and the sides or rear elevations of any two-unit buildings facing a public right of way. ADOPTED this 21st day of March, 2017, by the City Council of the City of Rosemount. __________________________________________ William H. Droste, Mayor ATTEST: ___________________________________ Clarissa Hadler, City Clerk CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2017 - A RESOLUTION APPROVING THE SIMPLE PLAT FOR HARMONY VILLAS WHEREAS, the City of Rosemount received a request for approval of a Simple Plat from Mark Elliot Homes, concerning property legally described as: Outlot G, Harmony Addition, according to the recorded plat thereof, Dakota County, Minnesota WHEREAS, on February 28, 2017, the Planning Commission of the City of Rosemount reviewed the Simple Plat for Harmony Villas and recommended approval subject to conditions; and WHEREAS, on March 21st, 2017, the City Council of the City of Rosemount reviewed the Planning Commission’s recommendations. NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby approves the Simple Plat for Harmony Villas, subject to the following conditions: 1. Dedication of standard drainage and utility easements. 2. Compliance with the conditions and standards within the City Engineer’s Memorandum dated February 23, 2017. 3. Approval and execution of a subdivision agreement. ADOPTED this 21st day of March, 2017, by the City Council of the City of Rosemount. __________________________________________ William H. Droste, Mayor ATTEST: ___________________________________ Clarissa Hadler, City Clerk 1 DECLARATION OF COVENANTS AND RESTRICTIONS HARMONY VILLAS PLANNED UNIT DEVELOPMENT AMENDMENT AGREEMENT THIS DECLARATION made this _____ day of March 2017, by Mark Elliot Homes, 17850 Kenwood Trail, Lakeville, MN, a Minnesota corporation (hereinafter referred to as the “Declarant”); WHEREAS, Declarant is the owner of the real property as described as OUTLOT G, HARMONY ADDITION, DAKOTA COUNTY, MINNESOTA (hereinafter collectively referred to as the “Subject Property”); and WHEREAS, the Subject Property is subject to certain zoning and land use restrictions imposed by the City of Rosemount (hereinafter referred to as the “City”) in connection with the approval of an application for a planned unit development amendment for 42 attached townhouse units on the Subject Property; and WHEREAS, the City has approved such development on the basis of the determination by the City Council of the City that such development is acceptable only by reason of the details of the development proposed and the unique land use characteristics of the proposed use of the Subject Property; and that but for the details of the development proposed and the unique land use 2 characteristics of such proposed use, the master development plan planned unit development would not have been approved; and WHEREAS, as a condition of approval of the plan planned unit development amendment, the City has required the execution and filing of this Declaration of Covenants, Conditions and Restrictions (hereinafter the “Declaration”); and WHEREAS, to secure the benefits and advantages of approval of such planned unit development, Declarant desires to subject the Subject Property to the terms hereof. NOW, THEREFORE, the Declarant declares that the Subject Property is, and shall be, held, transferred, sold, conveyed and occupied subject to the covenants, conditions, and restrictions, hereinafter set forth. 1. The use and development of the Subject Property shall conform to the following documents, plans, and drawings: a. City Resolution No. 2017- Approving the PUD Amendment b. City Resolution No. 2017- Approving a Simple Plat for Harmony Villas Simple Plat c. Harmony Villas Addition Concept, Master Plan, and Final Development Plan - Preliminary and Final Plat (Sheets C1.1-C1.2, C2.1, C3.1-C3.3, C4.1, C8.1- C8.2, L1.1, L2.1; Dated March 14, 2017) – Attachment 3 d. Architectural Plans and Elevation Drawings 4-Unit Building (3 sheets; Dated March 6, 2017) – Attachment 4 All of which attachments are copies of original documents on file with the City and are made a part hereof. 3 2. Development and maintenance of structures and uses on the Subject Property shall conform to the following standards and requirements: a. Maintenance and replacement of trees and landscaping shall be the responsibility of the abutting homeowner. b. The front elevation design shall including the following features: 1) 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, the side and rear elevations of all quad-unit buildings, and the sides or rear elevations of any two-unit buildings facing a public right of way; 3. The Subject Property may only be developed and used in accordance with Paragraphs 1 and 2 of this Declaration unless the owner first secures approval by the City Council of an amendment to the planned unit development plan or a rezoning to a zoning classification that permits such other development and use. 4. In connection with the approval of development of the Subject Property, the following deviations from City Zoning or Subdivision Code provisions were approved: None 5. The obligations and restrictions of this Declaration run with the land of the Subject Property and shall be enforceable against the Declarant, its successors and assigns, by the City of Rosemount acting through its City Council. This Declaration may be amended from time to time by a written amendment executed by the City and the owner or owners of the lot or lots to be affected by said amendment. a. Declarant, its heirs, successors and assigns, shall be bound by the covenants set forth in this Declaration until: 1) Declarant has fulfilled all of its obligations under this 4 Declaration and the City has approved and accepted all of the work and improvements relating to the same; and 2) all individual lots within the Subject Property have been conveyed to private property owners. Upon satisfaction of these conditions, the obligations in this Declaration shall be the responsibility of the private property owners. IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or representatives of Declarant have hereunto set their hands and seals as of the day and year first above written. DECLARANT Mark Elliot Homes ___________________________________ By Mark Pasvogel Its: CEO STATE OF MINNESOTA ) ) ss. COUNTY OF __________ ) The foregoing instrument was acknowledged before me this ___ day of _________, 2017, by _____________________, the _________________, for and on behalf of _________________________, a ____________________, by and on behalf of said _______________________. _______________________________ Notary Public THIS INSTRUMENT WAS DRAFTED BY: CITY OF ROSEMOUNT 2875 145TH STREET WEST ROSEMOUNT, MN 55068 651-423-4411 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 W:\2016\16430\CADD DATA\SURVEY\S16430-MASTERPlotted: 03 /13 / 2017 10:7 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 03/14/17 City Comments 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 PUD AMENDMENT / PRELIMINARY PLAT C1-1 License No. Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. Field Crew Max L. Stanislowski - PLS 48988 Project Lead Drawn By Checked By Loucks Project No. SHEET INDEX 16430 HDN KMM MLS DJP 01/09/17 SCALE IN FEET 0 30 60 N PRELIMINARY PLAT GENERAL NOTES SURVEYOR:OWNER/DEVELOPER: Loucks Associates, Inc.Mark Elliot Homes 7200 Hemlock Lane, Suite 300 7741 147 Street West Maple Grove, MN 55330 Apple Valley, MN 55124 763-424-5505 952-392-9227 LEGAL DESCRIPTION: Outlot G, HARMONY ADDITION, Dakota County, Minnesota. DATE OF PREPARATION: January 9, 2017 EXISTING ZONING: Zone R-3 (Medium Density Residential) PUD PROPOSED ZONING: Zone PUD AREA: Total Property Area = 323,222 +/- Sq.Ft. or 7.42 +/- Acres Lots 1-8 and 21-30 = 2,352 +/- Sq.Ft. or 0.05 +/- Acres Lots 9-19 and 31-42 = 3,330 +/- Sq.Ft. or 0.08 +/- Acres Lot 43 = 200,968 +/- Sq.Ft. or 4.61 +/- Acres PROPOSED BUILDING SETBACKS: Front = 20 Feet Side = 20 Feet Rear = 30 Feet FLOOD ZONE DESIGNATION: This property is contained in Flood Insurance Rate Map, Community Panel No. 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: 03 /13 / 2017 11:47 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 03/14/17 City Comments 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 03/14/17 C1-2 ALTA / EXISTING CONDITIONS N 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) PROPOSED STREET LIGHT LOUCKS W:\2016\16430\CADD DATA\CIVIL\_dwg Sheet Files\C16430 C3-1 Grading PlanPlotted: 03 /13 / 2017 11:49 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 03/14/17 City Comments 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 03/14/17 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: 03 /13 / 2017 11:52 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 03/14/17 City Comments 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 03/14/17 C1-2 ALTA / EXISTING CONDITIONS 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: 03 /13 / 2017 11:53 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 03/14/17 City Comments 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 03/14/17 C1-2 ALTA / EXISTING CONDITIONS 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: 03 /13 / 2017 11:55 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 03/14/17 City Comments 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 03/14/17 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: 03 /13 / 2017 11:57 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 03/14/17 City Comments 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 03/14/17 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 MODIFIED 'S' CONCRETE CURB & GUTTER 24' B-B (22' F-F) 12'12' SOD W/ 6" TOPSOIL (TYP.) EXISTING GROUND/ SUBGRADE (TYP.) MODIFIED 'S' 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 5" - 3F52 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: 03 /13 / 2017 11:57 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 03/14/17 City Comments 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 03/14/17 C1-2 ALTA / EXISTING CONDITIONS DETAILS C8-2 LOUCKS W:\2016\16430\CADD DATA\LANDSCAPE\_dwg Sheet Files\L16430 L1-1 Landscape PlanPlotted: 03 /13 / 2017 10:42 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 03/14/17 City Comments 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 03/14/17 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 54 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 15 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 19 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 79 - 84% 15 - 16% 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 IRRIGATION LIMITS 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 ABUTS PAVED SURFACES, FINISHED GRADE OF SOD 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 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: 03 /13 / 2017 10:44 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 03/14/17 City Comments 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 03/14/17 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 2-1/2" CAL B.B.GL GREENSPIRE LINDEN 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 - STREET 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 22 11 16 GRASSES / PERENNIALS 258 126 162 216 150 72 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 CONT282 3 DV EDGING 2 TS 5 AF 5 KF 4 LP 5 KF 4 LP 2 TS 5 AF 3 TS 3 TN 2 AD 5 BC 3 TS 3 TN 2 AD 3 DV 3 SJ 8 AF 3 DV 3 TS 6 LP 7 KF 4 TN 4 AD 6 BC 3 TS 3 DV 8 AF 3 SJ 6 LP 7 KF 4 TN 4 AD 6 BC 3 SJ 8 AF 3 DV 3 TS 6 LP 3 TS 3 DV 8 AF 3 SJ 6 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 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.4 6 BLACK HILLS SPRUCE Picea glauca densataBH 1-1/2" CAL B.B.5 BLACK CHOKEBERRY Spirea japonica 'Neon Flash'BC #5 CONT117 ARCTIC FIRE DOGWOOD Cornus stonifera 'Fallow' (PPAF)AD #5 CONT84 LANDSCAPE DETAILS L2-1 IRRIGATION NOTES 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 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 SPRAY 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 OVERSTORY TREES 2-1/2" CAL B.B.BL BOULEVARD LINDEN Tilia american 'Boulevard'15 SCALE: 1/8" = 1'-0" PARTIAL FRONT ELEV. 1 11 07-00-BUYERPROJECT # BUYER S/O BUYER S/O REVISIONS: STARTED: AGENT:X X 3-6-17 BID SET OF SHEET GENERAL NOTES: 1. ALL DOOR AND WINDOW HEADERS TO BE S.P.F. #2 OR BETTER, SEE PLANS FOR 2. HOUSE TO BE BUILT PER CURRENT I.R.C. CODES. 3. VERIFY GRADES AND ADJUST FOUNDATION/FOOTING STEPS AS 4. SEE PLANS FOR CEILING HEIGHTS 5. 4' HIGH POURED FDN. WALLS STD. 6. FLOOR PLAN DIMENSIONS ARE TO FACE OF FRAMING AND FOUNDATION. 7. ALL TRADES & SUPPLIERS TO REVIEW & VERIFY INFORMATION PERTINENT TO THEIR WORK AND NOTIFY CONST. OF ANY DISCREPANCIES PRIOR TO CONSTRUCTION. 8. NOTED CABINET SIZES ARE +/- AND TO BE FIELD VERIFIED. 9. TRADES TO VERIFY BASE AND TRIM SIZE PRIOR TO CONSTRUCTION. 10. ALL WALLS MORE THAN 10' H. TO BE S.P.F. #2 OR BETTER. 11. EXTERIOR ELEVATIONS ARE CONCEPTUAL ONLY: HOME SITE, FILL AND TOPOGRAPHY WILL DICTATE ACTUAL GRADES AND MAY VARY FROM THOSE SHOWN ON THE PLAN. 12. NOTE: SUBFLOOR JOINTS SHALL BE STAGGERED FROM FLOOR TRUSS OR JOIST JOINTS SCALE: 3/32" = 1'-0" FRONT ELEVATIONCOLUMN GLS.GLS.GLS.GLS. SEE ROOF PLAN FOR ROOF PITCHES AND OVERHANGS 6" WINDOW TRIM AND GRIDS 6" CORNER BD. ON ALL ELEVATIONS TYP.C/L AIRSPACEUNIT 'A' & 'C' BOARD & BATTON 3:12 12 12 T.O. PLATE 9'-118"T.O. SLAB 10" TRIM 2x OVER 10" TRIM26'-6"6" TRIM TYP. 6" TRIM TYP. ALUM. SOFFIT & FASCIA 6" TRIM TYP. 8" LP TRIM TYP. BKT 12x24x3 (FYPON) ON VINYL SIDING 4" LAP 6" TRIM TYP.6" TRIM TYP.6" TRIM 6" TRIM 6" TRIM TYP. 6" TRIM TYP. LEDGESTONE PER SPECS T.O. PLATE5'-2"T.O. 6/0 x 2/0 PICT. (BLACKENED) VINYL SHAKE VINYL SHAKE NOTE: @ SIDES OF DORMER TYP.3'-0"6" TRIM TYP.6" TRIM TYP.6" TRIM 3/4 GLS.6" TRIM 6" TRIM 6" TRIM TYP.6" TRIM 12 12 12 1212 12 5:12 5:12 12:12 12:12 6" TRIM 6" TRIM 4" TRIM TOP & BOTTOM TAPERD LP 16" 10"12" TRIM 12" TRIM 6" TRIM GLS.6" TRIM 5:12 20"COLUMNGLS.GLS.GLS.GLS. SEE ROOF PLAN FOR ROOF PITCHES AND OVERHANGS 6" WINDOW TRIM AND GRIDS 6" CORNER BD. ON ALL ELEVATIONS TYP.C/L AIRSPACEUNIT 'A' & 'C' BOARD & BATTON 3:12 12 12 T.O. PLATE 9'-118"T.O. SLAB 10" TRIM 2x OVER 10" TRIM26'-6"6" TRIM TYP. 6" TRIM TYP. ALUM. SOFFIT & FASCIA 6" TRIM TYP. 8" LP TRIM TYP. BKT 12x24x3 (FYPON) ON VINYL SIDING 4" LAP 6" TRIM TYP.6" TRIM TYP.6" TRIM 6" TRIM 6" TRIM TYP. 6" TRIM TYP. LEDGESTONE PER SPECS T.O. PLATE5'-2"T.O. 6/0 x 2/0 PICT. (BLACKENED) VINYL SHAKE VINYL SHAKE NOTE: @ SIDES OF DORMER TYP.3'-0"6" TRIM TYP.6" TRIM TYP.6" TRIM 3/4 GLS.6" TRIM 6" TRIM 6" TRIM TYP.6" TRIM 12 12 12 1212 12 5:12 5:12 12:12 12:12 6" TRIM 6" TRIM 4" TRIM TOP & BOTTOM TAPERD LP 16" 10"12" TRIM 12" TRIM 6" TRIM COLUMNGLS.GLS.GLS.GLS. 6" WINDOW TRIM AND GRIDS 6" CORNER BD. ON ALL ELEVATIONS TYP. UNIT 'B' & 'D' BOARD & BATTON 12 12 T.O. PLATE 9'-118"T.O. SLAB10" TRIM 2x OVER 10" TRIM 6" TRIM TYP. 6" TRIM TYP. ALUM. SOFFIT & FASCIA 6" TRIM TYP. 8" LP TRIM TYP. BKT 12x24x3 (FYPON) ON VINYL SIDING 4" LAP 6" TRIM TYP.6" TRIM TYP.6" TRIM 6" TRIM 6" TRIM TYP. 6" TRIM TYP. LEDGESTONE PER SPECS T.O. PLATE5'-2"T.O. 6/0 x 2/0 PICT. (BLACKENED) VINYL SHAKE 3'-0"6" TRIM TYP.6" TRIM TYP.6" TRIM 3/4 GLS.6" TRIM 6" TRIM 6" TRIM TYP.6" TRIM 12 12 12 12 12 12 5:12 5:12 12:12 12:12 6" TRIM 6" TRIM 4" TRIM TOP & BOTTOM TAPERD LP 16" 10"12" TRIM 12" TRIM 6" TRIM 20"20" 3:12 SIDE ELEVATION SCALE: 1/8" = 1'-0" 2 11 07-00-BUYERPROJECT # BUYER S/O BUYER S/O REVISIONS: STARTED: AGENT:X X 3-6-17 BID SET OF SHEET SIDE ELEVATION SCALE: 1/8" = 1'-0" A/C UNIT6" TRIM 6" TRIM 6" TRIM 6" TRIM 6" WINDOW TRIM AND GRIDS 6" CORNER BD. ON ALL ELEVATIONS TYP. VINYL SIDING 4" LAPGAS METER5 12 LEDGESTONE PER SPECS 8" LP TRIM TYP. BKT 12x24x3 (FYPON) ON ROOF BEYOND LINE OF MAIN ELEC. METERT.O. PLATE 9'-118"T.O. SLAB 6" TRIM 10" TRIM6" TRIM 6" TRIM 6" TRIM 6" TRIM 6" TRIM 6" TRIM TYP.6" TRIM TYP.6" TRIM TYP. 12 12 12 12 12:12 12:12 2x OVER 10" TRIM 16'-0" VINYL SHAKE 10" TRIM ROOF BEYOND LINE OF GARAGE 5 12 18"6" TRIM 6" TRIM 6" TRIM 6" TRIM 6" WINDOW TRIM AND GRIDS 6" CORNER BD. ON ALL ELEVATIONS TYP. VINYL SIDING 4" LAP GAS METER5 12 LEDGESTONE PER SPECS 8" LP TRIM TYP. BKT 12x24x3 (FYPON) ON ROOF BEYOND LINE OF MAIN ELEC. METERT.O. PLATE 9'-118"T.O. SLAB6" TRIM 10" TRIM 6" TRIM 6" TRIM 6" TRIM 6" TRIM 6" TRIM 6" TRIM TYP.6" TRIM TYP.6" TRIM TYP. 12 12 12 12 12:12 12:12 2x OVER 10" TRIM 16'-0" VINYL SHAKE 10" TRIM ROOF BEYOND LINE OF GARAGE 5 12 18" UNIT 'C'UNIT 'B'C/L AIRSPACEALUM. SOFFIT & FASCIA A/C UNIT6" TRIM 6" TRIM 6" TRIM 6" TRIM 6" WINDOW TRIM AND GRIDS 6" CORNER BD. ON ALL ELEVATIONS TYP. VINYL SIDING 4" LAPGAS METER5 12 LEDGESTONE PER SPECS 8" LP TRIM TYP. BKT 12x24x3 (FYPON) ON ROOF BEYOND LINE OF MAIN ELEC. METERT.O. PLATE 9'-118"T.O. SLAB 6" TRIM 10" TRIM6" TRIM 6" TRIM 6" TRIM 6" TRIM 6" TRIM 6" TRIM TYP.6" TRIM TYP.6" TRIM TYP. 12 12 12 12 12:12 12:12 2x OVER 10" TRIM 16'-0" VINYL SHAKE 10" TRIM ROOF BEYOND LINE OF GARAGE 5 12 18"6" TRIM 6" TRIM 6" TRIM 6" TRIM 6" WINDOW TRIM AND GRIDS 6" CORNER BD. ON ALL ELEVATIONS TYP. VINYL SIDING 4" LAP GAS METER5 12 LEDGESTONE PER SPECS 8" LP TRIM TYP. BKT 12x24x3 (FYPON) ON ROOF BEYOND LINE OF MAIN ELEC. METERT.O. PLATE 9'-118"T.O. SLAB6" TRIM 10" TRIM 6" TRIM 6" TRIM 6" TRIM 6" TRIM 6" TRIM 6" TRIM TYP.6" TRIM TYP.6" TRIM TYP. 12 12 12 12 12:12 12:12 2x OVER 10" TRIM 16'-0" VINYL SHAKE 10" TRIM ROOF BEYOND LINE OF GARAGE 5 12 18" UNIT 'A'UNIT 'D'C/L AIRSPACEALUM. SOFFIT & FASCIA SCALE: 3/32" = 1'-0" 4-UNIT QUAD FND PLAN 3 11 07-00-BUYERPROJECT # BUYER S/O BUYER S/O REVISIONS: STARTED: AGENT:X X 3-6-17 BID SET OF SHEET43'-0"64'-0"43'-0"C/L AIRSPACE 4'-0"10'-0"29'-0"64'-0" 12'-10"17'-8"11'-6"22'-0" 14'-6"5'-6"11'-6"12"5'-0"38'-0"42'-0"22'-0" 10'-8"11'-4" UNEXCAVATED UNEXCAVATED FILL FOR SLAB C/L AIRSPACE10'-6"12"43'-0"43'-0"4'-0"10'-0"29'-0"64'-0" 12'-10"17'-8"11'-6"22'-0" 14'-6"5'-6"11'-6"12"5'-0"38'-0"10'-8"11'-4" UNEXCAVATED UNEXCAVATED FILL FOR SLAB C/L AIRSPACE10'-6"12"43'-0"C/L AIRSPACE 64'-0" 12'-10"17'-8"11'-6"22'-0" 14'-6"5'-6"11'-6"12"5'-0"38'-0"10'-8"11'-4" UNEXCAVATED UNEXCAVATED FILL FOR SLAB 10'-6"12"43'-0"64'-0" 12'-10"17'-8"11'-6"22'-0" 14'-6"5'-6"11'-6"12"5'-0"38'-0"10'-8"11'-4" UNEXCAVATED UNEXCAVATED FILL FOR SLAB 10'-6"12"128'-0"86'-0"64'-0" 42'-0"22'-0" UNIT 'A'UNIT 'B' UNIT 'D'UNIT 'C' SCALE: 3/32" = 1'-0" 4-UNIT QUAD MAIN FLOOR PLAN 4 11 07-00-BUYERPROJECT # BUYER S/O BUYER S/O REVISIONS: STARTED: AGENT:X X 3-6-17 BID SET OF SHEETATTICACCESSO. BATH O. CLST GREAT ROOM LNDRY OWNER'S SUITE FOYER OPT. STORAGE / WORKSHOP BEDROOM #2 BATH MUDRM KITCHEN DEN DINING O. BATH O. CLST GREAT ROOM LNDRY OWNER'S SUITE FOYER OPT. STORAGE / WORKSHOP BEDROOM #2 BATH MUDRM KITCHEN DEN DINING O. BATH O. CLST GREAT ROOM LNDRY OWNER'S SUITE FOYER OPT. STORAGE / WORKSHOP BEDROOM #2 BATH MUDRM KITCHEN DEN DINING ATTICACCESSO. BATH O. CLST GREAT ROOM LNDRY OWNER'S SUITE FOYER OPT. STORAGE / WORKSHOP BEDROOM #2 BATH MUDRM KITCHEN DEN DINING 43'-0"64'-0"43'-0"C/L AIRSPACE 4'-0"10'-0"29'-0"64'-0" 12'-10"17'-8"11'-6"22'-0" 14'-6"5'-6"11'-6"12"5'-0"38'-0"42'-0"22'-0" 10'-8"11'-4"C/L AIRSPACE10'-6"12"43'-0"43'-0"4'-0"10'-0"29'-0"64'-0" 12'-10"17'-8"11'-6"22'-0" 14'-6"5'-6"11'-6"12"5'-0"38'-0"10'-8"11'-4"C/L AIRSPACE10'-6"12"43'-0"C/L AIRSPACE 64'-0" 12'-10"17'-8"11'-6"22'-0" 14'-6"5'-6"11'-6"12"5'-0"38'-0"10'-8"11'-4" 10'-6"12"43'-0"64'-0" 12'-10"17'-8"11'-6"22'-0" 14'-6"5'-6"11'-6"12"5'-0"38'-0"10'-8"11'-4" 10'-6"12"128'-0"86'-0"64'-0" 42'-0"22'-0" UNIT 'A'UNIT 'B' UNIT 'D'UNIT 'C' SCALE: 1/8" = 1'-0" TYP. FDN. PLAN 5 11 07-00-BUYERPROJECT # BUYER S/O BUYER S/O REVISIONS: STARTED: AGENT:X X 3-6-17 BID SET OF SHEET 1 7 1 8 2 8 1 7 1 8 2 843'-0"64'-0"43'-0"C/L AIRSPACE 4'-0"10'-0"29'-0"64'-0" 12'-10"17'-8"11'-6"22'-0" 14'-6"5'-6"11'-6"12"5'-0"38'-0"42'-0"22'-0" 10'-8"11'-4" 20" x 8" CONC. FTG. 10" POURED CONC. WALL W/ 6" CURB (2" LEDGE FOR SLABS) TYP. FDN. @ GARAGE / HOUSE 8" POURED CONC. WALL W/ 6" CURB (2" LEDGE FOR SLAB) 20" x 8" CONC. FTG. TYP. FDN. @ HOUSE 42" VERTICAL & HORIZONTAL FROST PROTECTION BEARING CURB FOUNDATION NOTE: 6" MIN. WIDTH ENDS OF EACH SILL PLATE FOUNDATION NOTE: 1/2" DIA. ANCHOR BOLTS 6'-0" O.C. & WITHIN 12" OF CONC. OPNG. FOR 16'-0" GARAGE DR. 8" POURED CONC. WALL W/ 6" CURB (2" LEDGE FOR SLAB) 20" x 8" CONC. FTG. TYP. FDN. @ GARAGE FRONT NOTE: PLUMBING FIXTURES VERIFY LOCATIONS FOR RGH.-INS UNEXCAVATED FILL FOR 4" CONC. SLAB UNEXCAVATED FILL FOR 4" CONC. SLAB 20" x 8" CONC. FTG. 10" POURED CONC. WALL W/ 6" CURB (2" LEDGE FOR SLABS) TYP. FDN. @ STOOP 2"10"6"2"6" 2"2"ENDS OF EACH SILL PLATE FOUNDATION NOTE: 1/2" DIA. ANCHOR BOLTS 6'-0" O.C. & WITHIN 12" OF FILL FOR SLAB 6"2"8"10" 2"6"2"6"2"2"6"2"6" 2"6"2" 8"8" C/L AIRSPACE C/L AIRSPACE2"2" 10'-6" APPROX. 1,602 SQ. FT. FOUNDATION12"6"2"RADON VENT IN DOOR OPNG. ABV. NO ANCHOR BOLTS NOTE:IN DOOR OPNG. ABV. NO ANCHOR BOLTS NOTE: IN DOOR OPNG. ABV. NO ANCHOR BOLTS NOTE: 2 7 2 7 SCALE: 1/8" = 1'-0" TYP. MAIN FLOOR PLAN 6 11 07-00-BUYERPROJECT # BUYER S/O BUYER S/O REVISIONS: STARTED: AGENT:X X 3-6-17 BID SET OF SHEET3/0 x 8/0 SROP.H.TB32x60 9' CLG. / VIN.ATTICACCESSFGLS. 45" V. 5'-0"TRDW GAS RANGE MICRO ABV. 12" FLUSH OH. PORCH CONC. TAPERED LP COL. O. BATH 9' CLG. / VIN. O. CLST GREAT ROOM LNDRY 8'x12' CONC. PATIO OWNER'S SUITE 9' CLG. / CARPET 9' CLG. / WOOD FLR. 9' CLG. / CARPETTB 2-2x10 DRYERWASHER / LTUB 4'-0" FRAME FULL FIBRGLS. 48x36 SHWR. SHWR. UNIT FOYER 9' CLG. / WD. 9' CLG. / VIN. SMOKE SD CO/ FURN F.D. 95% WH WIRE SH. 2 11 A/C UNIT VENT POWER EXCH. AIR (OPT. UPPERS)A38'-0" HT. 8/0 H. SRO 42" GAS F.P.H.B. 3 11 1 11 PANTRY CAB.3'-8"3'-8"3'-0"ON 20" STONE COL. w/ BRACKET 2-2x8 (DR)11'-6" x 12'-7" (145 SQ. FT.) 15'-5" x 11'-7" (184 SQ. FT.)9'-4" x 9'-7" (92 SQ. FT.) 6'-10" x 6'-8" (47 SQ. FT.) 6'-10" x 9'-5" (66 SQ. FT.) 5'-5" x 11'-8" (64 SQ. FT.) 6'-8" x 5'-4" (VENT TO OUTSIDE) 5'x3' TUB SLIP-IN LINE OF 42" W. CONC. SIDEWALK OPT. C'TOP. ABV. W&D 43'-0"64'-0"43'-0"APPROX. 610 SQ. FT. DOOR ROUGH OPENINGS: 83" HEIGHT 82" OVER VINYL CERAMIC TILE & WOOD 82" OVER CARPET SRO = SHEET ROCKED OPNG BIFOLD DOORS: PREHUNG UNITS: 2" WIDER THAN DOOR (EXAMPLE: 2668 ) 1 3/8" WIDER THAN DOOR FINISH SIZE NOTED ON PLAN CO = CASED OPENING ( WOOD ) (EXAMPLE: 2668 ) FINISH SIZE NOTED ON PLAN RO. 1 1/2" WIDER, 83" HIGH R.O. 1" WIDER, 83" HIGH 16'x7' O.H.D. 2x6 WALLS U.N.O.SLOPE CONC.4" SLOPED CONC. GARAGE CEIL. TO BE 5/8" TYPE 'X' GYP. BD. WALLS TO BE 1/2" GYP. SHEATHING. ALL WALLS & CEILINGS TO HAVE ONE COAT FIRETAPE 3-16" LVL R.O. 16'-1" FRAMING 2-CAR GARAGE ASPHALT DRIVEWAY NOTE: APPROX. 1,602 SQ. FT. APPROX. 9'-0'' CLG. @ MAIN LEVEL 1 7 1 8 2 8 1 7 1 8 2 8 2 7 2 7 4'-0"10'-0"29'-0"6'-11"OPT. STORAGE / WORKSHOP 64'-0" 22'-0"38'-0"42'-0"22'-0" 10'-8"11'-4"C/L AIRSPACEC/L AIRSPACE C/L AIRSPACE 5'-0" / HOOKS 5 11 BEDROOM #2 10'-6"x10'-11" 9' CLG. / CARPET R&SH 2 - 2668 2 4 6 8 210686'x8' PATIO DR.@ 24" O.C.MFG. ROOF TRUSSESBATH (36 SQ. FT.) 2x6 WALL 2 1 0 6 8 (117 SQ. FT.) 3068 MUDRM 9' CLG. / WOOD x 82-1/2" R.O. 38-1/2"2-2x1010'-6" x 5'-7" (60 SQ. FT.) (5) SH. LINEN REF.PANELS 4 11 2x6 2"KITCHEN OVENS DEN 10'-1"x12'-3" 9' CLG. / CARPET (118 SQ. FT.) 9' CLG. / WOOD 13'-4" x 14'-2" (192 SQ. FT.) OPT. BDRM. #3R&SH2468OPT. 2 - 2668FULL GLS. DR.2-2x10 A48'-0" HT. 2-2x10 A28'-0" HT. DINING 9' CLG. / WOOD 15'-8" x 11'-4" (180 SQ. FT.) 6 11@ 24" O.C.MFG. ROOF TRUSSES2-2x10A3 8'-0" HT.30682-2x10SD SMOKE CO/ P.A.P.A.81" VAN. (36" H.) P.H.TR7 11 OPT. 3068 2x6 TR2x6 PKT. DR. 3/0 x 8/0 SRO R&SH R&SHR&SH OPT. BENCH R&SH30682 4 6 8 30683068 PKT. DR.24" BASE BUILT-INSBUILT-INS2x6 2x6 8/0 H. SRO A A 8'-0" HT.8'-0" HT.306812"S.L. 3-2x10 8/0 H. SRO11'-6"30'-6" 12'-10"17'-8"12" SOFFIT 5'-9"5'-9" 1'-8"5'-6"1'-8"7'-2"1'-8"1'-8"14'-6"5'-6"10'-6" 7'-4"7'-2"2'-9"2'-9"5'-3"5'-3"12"4'-1114"5'-8"2'-1112"11'-1014"12'-7"2'-712"2'-334"1'-514"1'-614"5'-1114"5'-11"6'-1"6'-6"RADON VENT A1 @ 24" O.C. MFG. ROOF TRUSSES 2-2x8 (DR)2'-0" H.B.3/0 x 8/0 SRO2'-8"10'-10"1'-6"4'-512"1'-0" 8 11 7 11 07-00-BUYERPROJECT # BUYER S/O BUYER S/O REVISIONS: STARTED: AGENT:X X 3-6-17 BID SET OF SHEET SCALE: 1/8" = 1'-0" TYP. PARTY WALL2 7 SCALE: 1/8" = 1'-0" SECTION1 7 1/2" GYP BD INTERIOR AIR FILM TOTAL SIDING 2x6 STUDS 16" OC R=1.06 R= R= R=21.00 R=0.45 R=0.17 R=23.36 VAPOR BARRIER FULL WALL BATT INSUL. EXTERIOR AIR FILM R=0.68 7/16" OSB SHTG. 8" AGGREGATE 6 MIL POLY. LAP SEAMS 12" ALUM. SOFFIT & FASCIA WITH SILL SEALER 2x6 TREATED SILL PER CITY CODE ANCHOR STRAPS 8" POURED WALL T.O. PLATE 9'-118"T.O. FDN.4" CONC. FLOOR CONC. FTG CONC. FTG 4'-0"4'-0"1'-512"T.O. PLATE 9'-118"T.O. FDN. CONC. FTG4'-0"R-49 INSUL. 2 7 38'-0"38'-0" 14" 2"2"10" R=0.61 R=49.00 R=50.25 R=0.58 R=.061 TOTAL TRUSSES - 24" OC BLOWN INSULATION INTERIOR AIR FILM VAPOR BARRIER 15/32" SHT'G 15# FELT EXTERIOR AIR FILM ICE AND SNOW SHIELD ASPHALT SHINGLES 5/8" GYP BD TRUSSES @ 24" O.C. (DESIGNED BY MFR)1'-512"SECTION GREAT ROOMDININGOWNER'S SUITE 5 12 12 12 5 12 12 12 GREAT ROOM DINING OWNER'S SUITE 2" RIGID INSUL. 14" POURED CONC. WALL TYPE X GYP. BD. ON CLG. 2 LAYERS 5/8" FIRE CODE TRUSSES (2) GABLE END TRUSSES 16" O.C. VERTS 1" AIR SPACE TRTD. SILL PLATE NOTE: EACH WALL TO MEET UL DESU341 - I HR. FIRE RATING 2x6 STUDS 16" O.C. 5/8" TYPE 'X' GYP. (2) INDEPENDENT TYPE 'A' WALLS (UL-U341) 5/8" TYPE 'X' GYP. 1" AIR SPACE 2x6 STUDS 16" O.C. CONC. FTG DRAFTSTOP (2) GABLE END TRUSSES 16" O.C. VERTS 1" AIR SPACE DRAFTSTOP SOUND INSULATE (STC 55-59) RAL TL11-160 R-49 INSUL. 14" 2"2"10" 8 11 07-00-BUYERPROJECT # BUYER S/O BUYER S/O REVISIONS: STARTED: AGENT:X X 3-6-17 BID SET OF SHEET SCALE: 1/8" = 1'-0" SECTION1 8 SCALE: 1/8" = 1'-0" SECTION2 8 8" AGGREGATE 6 MIL POLY. LAP SEAMS 12" WITH SILL SEALER 2x6 TREATED SILL PER CITY CODE ANCHOR STRAPS 8" POURED WALL T.O. PLATE 9'-118"T.O. FDN.4" CONC. FLOOR CONC. FTG CONC. FTG 4'-0"4'-0"1'-512"T.O. PLATE 9'-118"T.O. FDN. CONC. FTG4'-0"R-49 INSUL. 2 7 38'-0"38'-0" 14" 2"2"10" TRUSSES @ 24" O.C. (DESIGNED BY MFR)1'-512"GREAT ROOMDININGOWNER'S SUITE 5 12 5 12 GREAT ROOM DINING OWNER'S SUITE 2" RIGID INSUL. CONC. STOOP PORCH SIMPSON STRONG TIE Ab46z 2x4 WALL 2x4 WALL 1/2" TRTD. PLYWD. 10" LP 6" TRIM @ TOP & BOTTOM 6" TRIM @ TOP & BOTTOM 15" 20" 1/2" TRTD. PLYWD. STONE 3'-0"16" FLUSH HDR. CONC. STOOP PORCH FLUSH HDR. 5 12 GARAGE WITH SILL SEALER 2x6 TREATED SILL PER CITY CODE ANCHOR STRAPS 8" POURED WALL T.O. PLATE 9'-118"T.O. FDN.4" CONC. FLOOR 8" AGGREGATE CONC. FTG CONC. FTG 4'-0"4'-0"1'-012"GARAGE WITH SILL SEALER 2x6 TREATED SILL PER CITY CODE ANCHOR STRAPS 8" POURED WALL T.O. PLATE 9'-118"T.O. FDN.4" CONC. FLOOR 8" AGGREGATE CONC. FTG4'-0"R-49 INSUL. 2 7 29'-0"29'-0" 14" 2"2"10" TRUSSES @ 24" O.C. (DESIGNED BY MFR)1'-012"3 12 6'-0"4'-0" 3 12 6'-0"4'-0" 9 11 07-00-BUYERPROJECT # BUYER S/O BUYER S/O REVISIONS: STARTED: AGENT:X X 3-6-17 BID SET OF SHEET SCALE: 3/32" = 1'-0" ROOF PLAN1 9 NOTE: SEE ROOF TRUSS LAYOUT FOR TRUSS DIRECTION AND GIRDER LOCATIONS PROVIDED BY MANUFACTURER PROVIDE ATTIC VENTILATION EQUAL TO 1/150th ATTIC AREA. IF 50% OR MORE IS PROVIDED IN UPPER PORTION OF THE ROOF AND REMAINDER IS PROVIDED IN SOFFIT VENTS, IT MAY BE REDUCED TO 1/300th ATTIC AREA. ICE AND WATER SHIELD 6'-0" IN FROM EAVES 1'-6" ON EACH SIDE OF VALLEY WHERE WALLS MEET ROOF ICE & WATER SHIELD SHOULD RUN UP WALL 1'-6" AND OUT FROM WALL 1'-6" NOTE: NOTE: NOTE: 3.5 / 122'-0" 1'-0"1'-0"2'-0"12 / 12 12 / 12 UNIT 'A'UNIT 'B' UNIT 'D'UNIT 'C'2'-0"2'-0"1'-0"5 / 1212 / 1212 / 125 / 1212 / 12 12 / 122'-0"1'-0"1'-0"2'-0"2'-0"1'-4"16'-0"4'-0"3.5 / 122'-0" 1'-0"1'-0"2'-0"12 / 12 12 / 12 2'-0"2'-0"1'-0"5 / 1212 / 1212 / 125 / 1212 / 12 12 / 12 2'-0"1'-0"1'-0"2'-0"2'-0"1'-4"16'-0"4'-0"12 / 12 12 / 12 2'-0" 1'-0"1'-0"2'-0"12 / 1212 / 12 2'-0"2'-0"1'-0"12 / 1212 / 1212 / 12 12 / 12 2'-0"1'-0"1'-0"2'-0"2'-0"1'-4"4'-0"3.5 / 122'-0" 1'-0"1'-0"2'-0"12 / 1212 / 122'-0"2'-0"1'-0"5 / 1212 / 1212 / 125 / 1212 / 12 12 / 12 2'-0"1'-0"1'-0"2'-0"2'-0"1'-4"16'-0"4'-0"12 / 12 12 / 12 5 / 123.5 / 125 / 1216'-0" 10 11 07-00-BUYERPROJECT # BUYER S/O BUYER S/O REVISIONS: STARTED: AGENT:X X 3-6-17 BID SET OF SHEET MAIN FLR. ELECTRICAL PLAN SCALE: 1/8" = 1'-0" DUPLEX CONVENIENCE OUTLET DUPLEX OUTLET ABOVE COUNTER WEATHERPROOF DUPLEX OUTLET HALF-SWITCHED DUPLEX OUTLET DUPLEX OUTLET IN FLOOR 220 VOLT OUTLET WALL SWITCH THREE-WAY SWITCH FOUR-WAY SWITCH CEILING MOUNTED INCANDESCENT LIGHT FIXTURE WALL MOUNTED INCANDESCENT LIGHT FIXTURE RECESSED INCANDESCENT LIGHT FIXTURE LIGHT FIXTURE WITH PULL CHAIN TRACK LIGHT FLOURESCENT LIGHT FIXTURE EXHAUST FAN EXHAUST FAN/LIGHT COMBINATION CHIMES (OPTIONAL) SMOKE DETECTOR TELEPHONE (OPTIONAL) TELEVISION (OPTIONAL) THERMOSTAT ELECTRIC METER ELECTRIC PANEL SPEAKER (OPTIONAL) TV T M P.C. S S S 4 3 W.P. ELECTRICAL KEY DUPLEX OUTLET (GROUND FAULT PROTECTED)G.F.I.P. RECESSED INCANDESCENT EYE BALL FIXTURE CARBON MONOXIDE DETECTOR GARAGE DOOR OPENER OUTLETGDO FLUORESCENT LIGHT PER SPEC FAN/LIGHT COMBO PREWIRE, PROVIDE ADEQUATE SUPPORT 4 BULB FIXTURE 3 BULB FIXTURE 200 AMP SERVICE LIGHTING PACKAGE: T.B.D. LINE TO DRYER: T.B.D. W.P. G.F.I.P. RGH.-IN FAN / LIGHT SSS TVABV. FP.ELECTRIC M METER NOTE: TECH TUBE TV G.F.I.P.G.F.I.P. W.P.SSSSSSLTS. PENDANT S3-BULBLIGHTRGH.-IN FAN ATTICACCESSDW GAS RANGE MICRO ABV. O. BATH O. CLST GREAT ROOM LNDRY OWNER'S SUITE DRYERWASHERFOYER SMOKE SD CO/ FURN F.D. 95% WH A/C UNIT VENT POWER EXCH. AIR PANTRY CAB.w/ BRACKET (VENT TO OUTSIDE) OPT. STORAGE / WORKSHOP BEDROOM #2 BATH MUDRM REF.KITCHEN OVENS DEN DINING SD SMOKE CO/ RADON VENT GDO G.F.I.P.S3G.F.I.P.G.F.I.P.SSS4 SS SG.F.I.P.SSS SS3 3S3S4S3S3 S3S3TVSSSS 11 11 07-00-BUYERPROJECT # BUYER S/O BUYER S/O REVISIONS: STARTED: AGENT:X X 3-6-17 BID SET OF SHEET2'-11 1/4"OPT. MUDRM. ELEV. 11 5 SCALE: 3/8"=1'-0" 3'-9" BATH ELEV. 11 6 SCALE: 1/4"=1'-0" 1 x 2s BEAD BOARD 5'-6"MIRROR 2'-0" SPACE WASH. LNDRY. ELEV. SCALE: 3/8"=1'-0" DRYER SPACE LTUB 2'-6"30"CROWN MOULDING 11 8 60"1'-6"4'-0"C'TOP RAISED OPT. 2" SUPPORT w/ FRONT LOAD W&D3'-5"2'-11 1/4"3'-0"7'-0"6'-9" O. BATH ELEV. 11 7 SCALE: 3/8"=1'-0" 2'-6"1'-9"2'-6" OPT. UPPERS MARBLE C'TOP. WHITE CULT. NOTE:MARBLE C'TOP. WHITE CULT. NOTE: OPT. w/ RAISED TOP MIRROR MARBLE C'TOP. WHITE CULT. NOTE:2'-6"52"NO HEARTH ONLY PER SPECS 12" SURROUND @ FRONT 42" W. GAS F.P. R.O. 42"x 38 1/4" x 16 1/4" GATHERING RM. F.P. ELEV. 11 1 SCALE: 3/8"=1'-0" MANTLE PER SPECS 3'-0"3'-0"2'-0" 5'-9" 3 KITCHEN ELEV. 11 SCALE: 3/8"=1'-0" D.W. SPACE SINK 72 1/2" FIN. CROWN MLDG 2'-6" 15" D. MICRO RANGE SPACE 3'-0" 2 KITCHEN ELEV. 11 SCALE: 3/8"=1'-0" 1'-9"3'-0" 3'-0"3'-0" PANTRY 9" 1'-6" REFRIG. SPACE 2'-0"3'-0" CROWN MLDG 1'-6" 4 KITCHEN ELEV. 11 SCALE: 3/8"=1'-0" 1'-3" (VENT TO OUTSIDE) (SHTRCK. @ SIDES) 54" TV (REF. ONLY) 2'-6" OVEN / MICRO 2'-8"4'-3"2'-0" 5.a. Request by Mark Elliot Homes for a Major Amendment to the Harmony PUD and Simple Plat for Harmony Villas. (17-11-PUD and 17-12-FP) Senior Planner Klatt gave a brief summary of the staff report. Commissioner Forster inquired if the existing landscaping along Brockway Avenue would be able to stay in place during construction. Klatt confirmed that it will. Commissioner Henrie inquired who would be responsible to take care of the private roadways and snow removal. Klatt clarified that the private roadways would be taken care of by the homeowner’s association. The public hearing opened at 6:54 pm. Public comments: Dave Fitzgerald, 13603 Brick Path, requested clarification on what colors the exterior of the homes would be and what price range will the homes be in. Klatt clarified that we do not have any information on the specifics of the exterior colors. He will ask the applicant to address that question. Mark Pasvogel, Mark Elliot Homes CEO, was on hand to answer questions. He stated that every townhome would be a different, bold color. He stated that the price range has not yet been finalized, but the quads will be about $310-314,000 and the twins will be about $314-321,000. He stated that the association fees will be $265/month. Commissioner Henrie inquired what the start and end date of the project will be. Mr. Pasvogel stated that they would like to start around May 15, 2017 and it will be a two-year process. Dave Fitzgerald, 13603 Brick Path, questioned if this project’s association would affect their association’s cost. Mr. Pasvogel stated that it would not. MOTION by Henrie to close the public hearing. Second by Mele. Ayes: 6. Nays: 0. Motion Passes. The public hearing closed at 7:03 pm. Additional Comments: None Motion by Henrie 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. Second by Freeman. Ayes: 6. Nays: 0. Motion Passes. Motion by Henrie 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. Second by Mele. Ayes: 6. Nays: 0. Motion Passes. 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.