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HomeMy WebLinkAboutPCExSumm Prestwick Place TownhomesEXECUTIVE SUMMARY Planning Commission Meeting Date: March 20, 2017 Tentative City Council Meeting Date: April 18, 2017 AGENDA ITEM: Case 17-13-PUD and 17-14-FP Request by Dakota County Community Development Agency for a Simple Plat and Planned Unit Development Final Site and Building Plan for Prestwick Place Townhomes AGENDA SECTION: Public Hearing PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 5.a ATTACHMENTS: Site Location Map; Final Plat, Preliminary Plat (2 Sheets); Project Information Sheet; Site Survey, Existing Conditions, Cover Sheet, Final Site Plan, Final Grading Plan; Erosion Control Plan, Utility Plan, Storm Water Management Plan, Landscape Plan; Building Floor Plans, Architectural Plans; Carbury Hills Photo, Prestwick Area Zoning Map, Prestwick Preliminary Development Plan, City Engineer’s Memorandum dated March 16, 2017, Parks Directors Memo dated March 15, 2017 APPROVED BY: KL RECOMMENDED ACTION: Motion to recommend the City Council approve the Simple Plat and Planned Unit Development Final Site and Building Plan for Prestwick Place Townhomes, subject to the following conditions: 1. Compliance with terms and conditions of 2007 Prestwick Place Master PUD Development Agreement 2. Conformance with all requirements of the City Engineer as detailed in the attached memorandum dated March 16, 2017. 3. Conformance with all requirements of the Parks and Recreation Director as detailed in the attached memorandum dated March 15, 2017. 4. The final construction plans shall be revised to include the construction of Addison Street to the eastern property boundary with Outlot L. 5. Dedication of 30-foot of right-of-way or a roadway easement over Outlot N to accommodate the construction of Addison Street. 6. The final plat shall incorporate all easements as required by City. 7. If required by Dakota County Plat Commission, the final plat shall dedicate an additional 20 feet for the Akron Avenue right-of-way over Outlot A. 8. Park dedication in the form of cash in lieu of land for 40 residential units to be paid prior to issuance of a building permit, in the amount in effect at the time based upon the Council adopted fee schedule 2 9. The applicant modify the landscape plan to provide additional screening along the northern site border 10. Obtain a sign permit for the entrance monument sign that complies with the Sign Ordinance. SUMMARY Applicant: Dakota County Community Development Agency (CDA) Location: Oultot M of Prestwick Place - East of Akron Avenue about ½ mile north of County Road 42 and ½ mile south of Bonaire Path (The southeast quadrant of Akron Avenue and 141st Street East). Gross Acres: 5.87 Acres – not including remainder of CDA parcel Net Acres: 5.63 Acres Proposed Units: 40 Dwelling Units Gross Density: 6.8 Units/Acre Net Density: 7.1 Units/Acre Comprehensive Plan Designation: MDR – Medium Density Residential Zoning: R3/PUD – Medium Density Residential Planned Unit Development The Planning Commission is being asked to consider a request from the Dakota County Community Development Agency (CDA) for a Simple Plat and Planned Unit Development (PUD) Final Site and Building Plan approval for a 40-unit townhouse development to be called Prestwick Place Townhomes. The City of Rosemount previously approved a PUD Concept Plan and PUD Master Development Plan and Rezoning for the subject property and surrounding area, with the latter approval occurring on October 2, 2007. As specified in the City’s Zoning Ordinance, final site and building plan shall signify approval of all plans necessary prior to application for a building permit subject to other necessary approvals by the city including, but not limited to platting. Because it has been over one year since the preliminary plat for Prestwick was approved by the City, the applicant has requested a concurrent approval of an updated preliminary plat and final plat consistent with the City’s simple plat process. As the Commission and Council is aware, an approved Master Development Plan functions as the zoning for the property and therefore review of this project should be compared to the 2007 approval with conditions. BACKGROUND The subject property is part of a larger 290 acre mixed use development approved by the City in 2007 on the northwest and northeast corners of County Road 42 and Akron Avenue. The approved PUD Master Development and Rezoning includes approximately 50 acres of commercial, 90 acres of residential, and 130 acres platted as outlots for future development (the remainder of the 290 acres includes roads and parks; please note that some of areas labeled for future development have since been subdivided in the intervening years). Most of the approved development areas west of Akron Avenue received final plan approval over the past decade and have since been developed, while none of the planned development east of Akron Avenue has reached this stage. The Dakota County CDA owns 19.75 acres east of Akron, and at this time the CDA is asking for approvals associated with the northwest portion (5.87 acres) of the site. As depicted on the approved Master Development Plan, it is anticipated a higher density project will be developed on the southern portion of the site in the future. 3 Prior to approval of the Prestwick Place mixed use development, the City completed an environmental review of the entire project area and land further north (the CSAH 42/Akron AUAR). The AUAR examined three possible development scenarios for the entire area, and included an evaluation of the potential impacts from development, including traffic, storm water, water supply, and other environmental concerns. The approved plans for Prestwick Place adhere to the first development scenario, which was the lowest density alternative at 6.21 dwelling units per acre. Since approval of the PUD, the City has approved plan modifications west of Akron Avenue that have reduced the overall project density by eliminating many of the planned townhouse units. This means that future developments consistent with the Prestwick preliminary plans will fall well within the project scope and impacts expected when the development was reviewed and first approved by the City. The CDA has owned Outlot M of Prestwick Place since shortly after the subdivision was approved by the City, and was involved in preparing the preliminary development plan for the site. The 2007 staff reports to the Planning Commission and Council included the following summary of the plans for this property: The Dakota County Community Development Agency (CDA) is acquiring 18.53 acres on the east side of Akron Avenue and the north side of Connemara Trail for the development of work force housing. The northern 7.17 acres is proposed for a 42 unit townhouse complex and the southern 11.36 acres is proposed for 200 apartment units within five (5) apartment buildings. The 42 unit townhouse complex is intended to be similar to the Rosemount Family Housing 32 unit townhouse development recently approved for the CDA on the northwest corner of South Robert Trail and Connemara Trail. The intent is to have the complex be owned and maintained by the CDA and rented to working families that would currently have an average income of $30,000. The CDA has a proposed central playground area as a private recreational amenity for the complex. The only deviations from the City Code are to allow for a one car garage per unit and the 20 foot parking setback, the same as the other townhouse development within the Prestwick Place development. The CDA parcels contain sufficient detail to receive rezoning and Planned Unit Development Master Development Plan, but additional information such as landscaping, internal vehicular and pedestrian circulation, ingress and egress, and stormwater management will need to be clarified during Planned Unit Development Final Development Plan approval. The 2007 review included additional information concerning the 200-unit apartment complex; however, the apartments are not part of the current application nor does the CDA have plans to develop the apartment potion of the project in the near future. The preliminary plan review noted that the CDA would have the option to sell the apartment site to a private developer that would then need to bring a final development plan forward. These apartments may or may not have an affordable component if the property is sold by the CDA. The Dakota County CDA has now submitted its request for Planned Unit Development Final Site and Building Plan approval with the application currently in front of the Planning Commission. As the Commission is aware, the adopted Master Development Plan functions as the zoning for the site and the final site and building plans should be reviewed based upon that approved Master Plan. The current application includes all of the required detailed information for a final plan review, including a final site plan, grading, drainage, and erosion control plans, stormwater plan, landscaping plan, and related information. The overall configuration of units follows the approved master development plan very closely, but with two fewer units then was originally planned. This reduction falls within the 5% variation allowed before it would be considered a major change to the preliminary development plans. Access into the project via a new 4 extension of Addison Street and the location of the internal access road is consistent with the preliminary approval. Overall, the project includes 40 residential units within nine townhouse structures with either four or five units in each building. The main entrance is planned off of Addison Street roughly 400 feet south of 141st Street East. All units will front onto an internal private street with a small area of common open space in the middle portion of the site. The plans also show a series of sidewalks providing pedestrian connections across the site, with a small playground area in the center of the neighborhood. All of the buildings will be two stories in height, with one garage stall and one driveway stall to accommodate parking for each unit. As part of the preliminary approval, the City approved a standard to require two parking stalls per unit with one of those in a garage. Overall, the site plan provides for the minimum number of parking stalls required for each unit (two) in as well as the guest/overflow parking of one stall for every two units. One of the previous site conditions that has changed since the preliminary plan was approved by the City is Dakota County now is requiring additional right-of-way dedication along Akron Avenue. In 2013, the County adopted a new Plat Needs Map for its roadway network, and the required right-of-way for Akron Avenue increased to 150 feet in width, or 75 feet from the centerline of the road. When the preliminary plat and plans for Prestwick Place were previously approved by the City, the plans included 110-foot right-of- way with 55 feet from the center line on the applicant’s side of the road. Over time, the County has been asking for the additional dedication with new projects, and the CDA is expected to dedicate an additional 20 feet within the final plat and plans. The final plans have been updated to reflect the additional right-of-way required by the County and while providing for required structure setbacks that meet the minimum PUD zoning requirements for townhouses within Prestwick Place. The CDA will be developing Prestwick Place Townhomes under its workforce housing program. As noted on the CDA’s website, the workforce housing program is designed for moderate income families with children under the age of 18. The program sets minimum income limits in order to qualify, and also includes income thresholds for all participants. As an example, a household with three members seeking a two-bedroom unit would need to have a minimum income of $19,176 with a maximum income allowed of $46,800. The preference income for this situation would be $39,000. The program is intended to help cities throughout Dakota County accommodate their affordable housing goals and to provide units at a price point that are not being met by the private market. There is one other workforce housing project in Rosemount, the Carbury Hills Townhouses at the South Robert Trail and Connemara interaction, which was constructed roughly 10 years ago. Issue Analysis Legal Authority. Subdivision and planned unit development requests are considered quasi-judicial actions. In such cases, the City is acting as a judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance, and Subdivision Ordinance are being followed. Generally, if the application meets these requirements it must be approved. Because the subject property is located within Prestwick Place, the City has established zoning for the area of R3-PUD. This means that the PUD master development plan functions as the zoning for the property and the more specific requirements within the PUD are the standards that must be used to evaluate development proposals rather than the R3 ordinance criteria. The applicable PUD standards, along with 5 staff findings related to each are provided below. Similar to a site plan review process, if the Commission finds that the application is consistent with the ordinance criteria (the master development plan in this instance) the project should be approved. General Subdivision Design The applicant presently owns Outlot M of Prestwick Place, which is a 19.75 acre parcel located east of Akron Avenue and south of 141st Street East. In order to facilitate the construction of the planned townhouses, the applicant is proposing to split Outlot M into two parcels. One of the new parcels would be a 5.63 acre lot that would contain the townhouse units, private road, and other site improvements, with the remainder of the CDA property platted as a larger 13.47 acre outlot. The plat also includes an additional 20 feet of right-of-way for Akron Avenue, which would bring the overall width of this right-of-way to 75 feet from the centerline consistent with the updated County Plat Needs Map. All areas outside of the individual townhouse units, driveways, and play area improvement will be covered by a drainage and utility easement since they include a storm water retention pond, the swales/pipes leading to this pond, and the public sewer and water lines serving the development. Because the townhouses are rental units, there will be no individual lots created for each of the structures. The roads providing access to each unit are private streets and will be under common ownership. In this case, the Dakota County CDA will retain ownership of the property and will therefore be responsible for maintenance and upkeep of all private improvements on the site. The plat includes an extension of Addison Street south of 141st Street East, and dedicates this right-of-way over all property owned by the CDA. Because the centerline of Addison Street was planned to follow the boundary between Outlot M and Outlot N in Prestwick Place, the applicant will need to either dedicate an additional 30 feet for this road over Outlot N or will need to secure easements from the adjoining property owner so the road can be constructed in its planned location. The dedication/easement must be obtained before the road can be constructed and is listed as a condition of approval. The proposed subdivision may be considered through a simple plat process, which combines the preliminary and final plat review into one step. The overall boundaries of Outlot M relative to the other parcels within Prestwick Place are not changing due to the plat, and the plat only creates a buildable lot for the townhouse project while leaving the remainder of the parcel intact for development at a later date. Land Use and Zoning The site under consideration is guided for medium density residential in the City’s Comprehensive Plan, which guides land for residential development at a density of 6-12 units per acre. The proposed project falls within the low end of this range at 7.1 units per acres. Consistent with the future land use designation, the property is zoned R-3 Medium Density Residential/Planned Unit Development. Single- family attached residential units are a permitted use in this district in accordance with the minimum lot requirements and setbacks specified in the Zoning Ordinance. With the PUD designation, the development also needs to adhere to the standards, requirements, and any flexibility allowed under the approved master development plan. The Rosemount Comprehensive Plan includes specific goals and policies concerning housing that apply to this development. In particular, three of these goals indicate that the City should 1) provide a mixture of rental and home ownership opportunities to provide life cycle housing, 2) locate different housing styles within the appropriate areas, which includes a policy of dispersing medium and high density housing throughout the community to avoid entire neighborhoods of medium or high density residential, and 3) 6 provide workforce and affordable housing opportunities through cooperative efforts with other agencies (with the Dakota County CDA listed as a principal partner). Planned Unit Development Final Site and Building Plan The 2007 Prestwick Place PUD Master Development Plan established that development within the PUD area will follow the underlying zoning requirements with the exceptions listed in the approved PUD Agreement. These exceptions include the following:  The townhouse buildings within Outlot G, Outlot L, and that part of Outlot M zoned R3 PUD, Prestwick Place, are permitted to have a maximum of 12 units per building.  The townhomes within that part of Outlot M zoned R3 PUD, Prestwick Place, are permitted to have a single stall garage provided that there is total off street parking provided for an average of 2.5 stalls per unit.  The townhouse buildings within Outlot G, Outlot L, and that part of Outlot M zoned R3 PUD, Prestwick Place, have a setback from the public street of 25 feet, a setback from property lines of 30 feet, a minimum building separation of 20 feet, and a minimum parking setback of 20 feet. The final development plans comply with all of these requirements as summarized in the following chart: Standard Requirement Proposed Total Residential Units 42 (Preliminary PUD) 40 Max Units Per Building 12 5 Total Parking 2.5 stalls per unit/1 garage stall 40 garage stalls (1 per unit); 40 driveway stalls, 20 guest stalls (100 total/2.5 per unit) Street Setback 25 ft. 30 ft. Akron Ave. 56 ft. 141st St. E. 103 ft. Addison St. Property Line Setback 30 ft. East, North, and West – see above street setbacks South – 52 ft. Building Separation 20 ft. 20 ft. Parking Setback 20 ft. 38 ft. In addition to the standards specified in the PUD agreement, the Zoning Ordinance includes a section specific to single family attached housing. The final development meets or exceeds these requirements; however one standard warrants further explanation. The ordinance requires a minimum separation of at least 60 feet when the rear of a row of townhome dwelling units faces the rear of an adjoining row of townhome dwelling units. In considering the applicant’s site plan, none of the structures directly face the rear of another structure since all of the middle units are at an angle to other nearby buildings. Staff has found that this standard is met since the rear of Building 9 is technically facing the side of Building 4 (and therefore subject to a 40 foot setback instead of 60 foot setback). The appropriate rear separation is provided for all other buildings on the site plan. 7 The site meets or exceeds all other applicable standards of the City’s R3 zoning and single family attached dwelling ordinances and is constituent with preliminary master development plan for Prestwick Place. Home Designs The proposed townhome structures will look similar but with slight variations in each building both in terms of the number of units in each building (either four or five) and allocation of various dwelling unit configurations within the buildings. The applicant is proposing seven unique floor plans, some of which are located entirely on one level, with most having living and sleeping space on two levels. Each unit will have a single car garage stall and main entrance along the front of the building adjacent to the garage. There are no openings or doorways on the rear or sides of the structures, and no shared space inside of the buildings. The floor area of each unit ranges from the smallest one bedroom unit at 675 square feet to the largest three bedroom unit at 1,285 square feet. There are seven different types of units proposed for the development, with a mixture of one, two, and three bedroom units as follows: Unit Type Number Percent One Bedroom 6 15% Two Bedroom 21 52% Three Bedroom 13 33% A typical building elevation has been submitted for “Building 5”; all of the other structures will adhere to the same design and construction elements, which includes the following:  A single-garage stall for each dwelling unit with four or five total garage doors depending on the allocation of units in each building.  Articulation of the front and rear facades to help break up the apparent massing of each building, which are between 100 and 125 feet in length.  Face brick around each of the garage doors and along a portion of the rear building elevations. The brick portions of the buildings are located on walls that extend out from the main structure and will wrap around the building extension to provide some variety to the side elevations.  Dormers above each garage unit providing living space on the second level of each building. The gable end of each dormer will be finished with shake siding for additional variation in materials.  Fiber cement board lap siding over the majority of the remaining building elevations. The overall building design either meets or exceeds the architectural requirements elsewhere within Prestwick Place, and will provide for a unified site design throughout the project area. Because the overall design exceeds the City’s requirements for residential structures and any approved standards within Prestwick Place, staff is not recommending any specific PUD conditions related to building design for the CDA project. The attached typical elevation will be referenced in the PUD agreement, and all buildings must be consistent with these plans. The design of the townhomes is very similar to those in the Carbury Hills development in Rosemount. The CDA has numerous photos and a virtual tour of this development on its website at the following address: http://www.dakotacda.org/housing-resources/workforce-housing/workforce-housing- developments/ (scroll to the bottom of the page to find the Rosemount project). 8 Access and Parking Although the subject parcel currently abuts both Akron Avenue and 141st Street East, no new access to these streets from Outlot M is included with the Prestwick Plans. Instead, the sole access into the townhouse site will be from an extension of Addison Street south of 141st Street. Eventually, Addison will connect into a new north/south road at the border with Outlot L, and this future north/south road will provide a connection to Connemara Trail (which has yet to be extended east of Akron Avenue). The overall trip generation from the project is expected to be approximately 266 trips per day (6.65 average vehicle trips per day per apartment unit), which is well within the design capacity of the local street system and adjacent County Road. As additional development occurs east of Akron Avenue, the future connection to Connemara will help divert traffic (especially southbound) away from 141st Street East. Internally, the development will be served by a looped private street system designed to meet the City’s minimum width requirement of 28 feet. This width allows for the passing of two vehicles even in a situation where a car is parked or stopped on the street. Each of the garage units will access directly onto the private road, and throughout the project area the applicant is maintaining a minimum separation of at least 20 feet from the front face of the garage to the street. This distance will ensure that the parking stalls in front of the garage can count toward the overall parking requirements of the development while also making sure that no vehicles will block traffic on the adjacent street. The proposed plan accommodates the required guest parking in a series of four smaller parking areas spaced throughout the project site. Each of these overflow areas is either directly connected or located very close to sidewalks providing internal connections throughout the site. Counting each of the garage stalls, the driveway stalls in front of the garages, and overflow parking areas, there are 100 parking stalls on the site, or 2.5 stalls per dwelling unit. This ratio is consistent with the City’s residential parking standards as well as the PUD requirements for Prestwick Place. Landscaping The applicant has prepared a landscape plan that includes the installation of 164 trees and 369 foundation plantings in addition to a series of perennials to be planted around the site. There are no existing trees on the property (nor were there any present at the time of preliminary plan approval), so the applicant will not need to provide any replacement trees on the property. In terms of the City’s landscaping requirements, the application exceeds all City standards based on the zoning and number of dwelling units proposed. Landscaping Required Provided Trees 40 (1 tree per dwelling unit) 105 Deciduous 40 Evergreen 19 Ornamental Foundation Plantings 333 (1 shrub per 10 lineal feet of building) 369 The landscape plan provides a good mix of deciduous and evergreen trees meeting the City’s requirement of at least 75% deciduous trees. The plan also includes spacing of trees with the required separation of 50 feet along the Addison Street boulevard, with an enhanced planting program along the Akron Avenue boulevard to provide additional screening and buffering between the residential units and the collector street. Given the storm water needs of the site, and in particular the need to drain water away from each of the units along Akron Avenue, the applicant is not proposing any berming along the adjacent streets. Staff is recommending that some of the trees located within the central part of the northeast infiltration 9 pond be moved to the northern property line to provide additional screening to the north. Parks and Pedestrian Features The City’s Parks Master Plan does not identify a new park in this area, and staff is recommending the City collect a cash dedication in lieu of land dedication for the project. The primary neighborhood park for this area is Ailesbury Park, which is located roughly one quarter of a mile west of Akron Avenue along Connemara Trail. In addition to the neighborhood park, the development plans for the Prestwick Place Townhomes include a central common play area with privately owned and maintained play structures. The size and location of the common area is consistent with the preliminary development plans for the site. For pedestrian access, the plans include an extension of an existing 8 foot bituminous trail along 141st Street East along the eastern border of the CDA property. With this extension, there will be a trail along the east, north, and western boundaries of the site with future connections planned to the south as well. In his comments, the Assistant City Engineer notes that the plans should be updated to include a sidewalk along the eastern side of Addison Avenue in order to match the sidewalk configuration in the Greystone neighborhood to the north. Installing either trails or sidewalks on both sides of streets serving higher density neighborhoods is something that has been supported by the Planning Commission and Council in previous projects. Additionally, the preliminary plans for all Prestwick streets east of Akron and south of 141st Street East depict either a trail or sidewalk on both sides of these streets. All of this area is planned for townhouse or multi-family development. Internal to the site, the plans include a series of sidewalks that will cross the common recreation space in the middle of the development and provide a connection to the existing trail along Akron Avenue. There are no such connections shown to the planned trail along Addison Street, and staff is recommending that the final plans be updated to include a sidewalk connection to this trail. Lighting Under the City’s zoning regulations, the townhouse project does not require a specific photometric lighting plan. Instead, the applicant has been advised that they will need to follow the City street lighting policy for Addison Street and the internal private road system. The City’s policy specifies the type and spacing of fixtures to be used. The final plan set does not include any information about street lights, and the final plans should be updated to include a specific lighting plan. Trash Enclosures Each individual townhouse unit will be responsible for trash enclosures similar to any other single family development. All trash must be stored in an approved container and within an enclosed building before and after the scheduled pickup. Signage The final site plan depicts a monument sign near the Addison Street entrance in the southern portion of the site. The applicant will need to secure a sign permit for this sign prior to installation and the sign must comply with all applicable requirements of the sign ordinance concerning size, location, and other regulations. 10 Engineering Comments The Assistant City Engineer has reviewed the Prestwick Place Townhomes plans and his review comments are attached for consideration by the Planning Commission. The review is broken down into two sections with both general comments and review comments specific to the proposed storm water management plan. Please note that there are several areas in which the plans must be revised to conform to the City storm water ordinance. The applicant may need to consider additional ponding areas in order to address these concerns, and ultimately there is another storm water basin planned for the applicant’s property immediately south of the site on Outlot A. The recommended extension of Addison Street to the south will also require additional storm water runoff mitigation that may be difficult to accommodate within the planned system. The revisions needed and some recommended considerations are included in the City Engineer’s Memorandum attached to this Executive Summary. Compliance with the memorandum is included as a condition of approval for the simple plat and PUD approvals. Phasing The applicant has indicated that they are planning to begin construction in the spring of 2018, with a potential later start date based on the availability of funding for the project. The site will be developed as one project with all units being built over a relatively short time frame. All roads and public infrastructure will be installed at one time, with individual unit construction occurring when services are in place. General Workforce Housing Questions In advance of the Planning Commission public hearing, Staff has received calls from resident in the nearby neighborhoods asking questions or expressing concerns about the development. Two issues that were raised in several conversations are addressed below.  Impact on property values. Staff has received two calls in advance of the meeting from residents expressing concern that the CDA’s project will lower property values of homes in the surrounding neighborhood. Staff is not aware of any studies that definitively find that affordable housing projects cause a reduction in surrounding property values; particularly single family homes. Most studies are either inconclusive or indicate that these types of projects have no measurable impact on property values. A 2014 study performed by Maxfield Research titled An Update Analysis of the Relationship Between Affordable Family Rental Housing and Home Values in the Twin Cities is an example of such a document. One of the projects studied in this report included the CDA’s Carbury Hills project in Rosemount, in addition to several other similar projects in Minnesota. The general conclusion of this study was that “This report documents little or no evidence to support the claim that tax‐credit rental housing for families has a negative impact on the market for owner‐occupied housing in the surrounding area. The homes that were sold in the subject areas around the eight tax‐credit developments in our study, in general, displayed similar or stronger performance in the period after the tax‐credit properties were built, as well as similar or stronger performance to comparable homes sales from a control group”.  Police calls. Staff has asked the police department to compare police calls in the area surrounding the Carbury Hills development and a typical residential subdivision. The numbers indicate that the workforce housing project does not generate an excessive number of calls as compared to a similar number of single family homes. 11 CONCLUSION & RECOMMENDATION Staff finds that the Prestwick Place Townhomes Simple Plat and Planned Unit Development Final Site and Building Plan are consistent with the Prestwick Place PUD Master Development Plan approval. Staff recommends approval of the Prestwick Place Townhomes Simple Plat and Planned Unit Development Final Site and Building Plan with the conditions listed. Prestwick Townhomes Property Information March 2, 2017 0 875 1,750437.5 ft 0 270 540135 m 1:9,600 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. BUILDING & UNIT DATAA (end)BUILDING NUMBERBUILDING AREA***-INC. GARAGE (GSF)TOTAL UNITS PER BUILDINGA2CNO. OF UNIT TYPES PER BUILDING2345455541BUILDING DATAUNIT TYPE1ST FL. GSF (EXCL. GARAGE)TOTAL NO. OF TYPE2232A int.A2BC69434132DWELLING UNIT DATA7056941,023NO. BEDROOMSNO. BATHROOMSACCESSIBILITYTYPE---TYPE A1.51.511.57,060 TOTAL BA (int.)12 22A end 69412-1.52ND FL. GSF487488TOTAL GSF(GARAGE GSF)1181 (264)1182 (264)4961201(271)763 1457 (264)DE131.5131NOTE: ALL UNITS HAVE A ONE STALL GARAGE-36789TOTAL4+OFFICE4 40 12 413 21,023 (352)-964 (271)255 70922DE1 5,665 TOTAL 5 17,837 TOTAL 26,366 TOTAL * INCLUDES GROUND FLOOR AREA (EXCLUDING GARAGE SF) SECTION 7.11 OF MN OVERLAY OF GREEN COMMUNITIES GUIDELINES REQUIRES 1 RADON SYSTEM/3,000 SF OF BLDG. FOOTPRINT**ASSUMES 9' CEILING AT FIRST FLOOR AND 8' CEILING AT SECOND FLOOR. SOFFITED VOLUMES HAVE NOT BEEN SUBTRACTED FROM NUMBER.***INCLUDES WATER ROOM AREAS 3 3922 922 (264)-OFFICE324324-1-1ACCESSIBLE60,470 TOTAL RADON AREA*3,434SF (2) 3,270SF (2) 2,776SF (1) 3,481SF (2) -VOLUME**(EXCL. GARAGE)10,142CuFt.10,150CuFt.10,313CuFt.12,350CuFt.9,207CuFt.7,967CuFt.8,298CuFt.1 1 11 11 1 11 11 1 14 1 12 22 22 27,060 TOTAL 3,270SF (2) 7,060 TOTAL 3,270SF (2) 6,690 TOTAL 3,100SF (2) 6,366 TOTAL 2,776SF (1) 6,366 TOTAL 2,776SF (1) UPDATED 2/17/17UPDATED 2/17/17GENERALG0.00TITLE SHEETSURVEYOVERALL SITE (9/26/2016)SURVEYTOWNHOME SITE (9/26/2016)CIVILC0.00COVER SHEETC2.1SITE PLANC3.1 OVERALL GRADING PLANC3.2ENLARGED GRADING PLAN - NORTHC3.3ENLARGED GRADING PLAN - SOUTHC3.4SWPPP PLANC3.5EROSION CONTROL PLANC4.1 SANITARY & WATER PLANC4.2STORMWATER MANAGEMENT PLANC5.1DETAILSC5.2DETAILSC5.3DETAILSC5.4DETAILSLANDSCAPEL2.1LANDSCAPE PLANL2.2LANDSCAPE DETAILSARCHITECTURALA1.00 BUILDING 1 FLOOR PLANSA1.10BUILDING 2 FLOOR PLANSA1.20BUILDING 3,4 FLOOR PLANSA1.30 BUILDING 5,8,9 FLOOR PLANSA1.40BUILDING 6 FLOOR PLANSA1.50 BUILDING 7 FLOOR PLANSA2.10BUILDING 5 ELEVATIONSFILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS 1/2"x1/2" ON FULL SIZE SHEETS CLIENT:1228 TOWN CENTRE DRIVEEAGAN, MN 55123DAKOTA COUNTY CDAPRESTWICK PLACELOCATION: SE QUADRANT OF INTERSECTION AT AKRON AVE. AND 141ST ST. E.ROSEMOUNT, MNNOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NO DATE ISSUED FOR701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.2029 2/21/17 PUD SUBMITTALC:\Revit Local Files\160489_Prestwick Townhomes R17 Central_admadso.rvt3/15/2017 8:34:36 AMG0.00-KDB160489TITLE SHEET2/21/17PRESTWICK PLACEROSEMOUNT, MNPROJECT TEAMOWNERROSEMOUNT II LIMITED PARTNERSHIPC/O DAKOTA COUNTY CDA1228 TOWN CENTRE DRIVEEAGAN, MN 55123ARCHITECTLHB701 WASHINGTON AVENUE N., SUITE 200MINNEAPOLIS, MN 55401LANDSCAPE ARCHITECTELAN DESIGN LAB901 N. 3rd Street, Suite 120Minneapolis, MN 55401STRUCTURAL ENGINEERMATTSON MACDONALD YOUNGBASSETT CREEK BUSINESS CENTER901 NORTH 3RD ST., SUITE 100MINNEAPOLIS, MN 55401CIVIL ENGINEERELAN DESIGN LAB901 N. 3rd Street, Suite 120Minneapolis, MN 55401MECHANICAL & ELECTRICAL ENGINEERDESIGN - BUILDCODE INFORMATIONVICINITY MAPBUILDING LOCATIONPROJECT RENDERINGCITY OF ROSEMOUNTPUD SUBMITTAL - SHEET INDEXAPPLICABLE BUILDING CODES1. 2015 MINNESOTA BUILDING CODE2. 2012 INTERNATIONAL BUILDING CODE (WITH 2015 MINNESOTA STATE AMENDMENTS)OTHER PROJECT REQUIREMENTS1. DAKOTA COUNTY CDA DESIGN STANDARDSOCCUPANCY GROUP1. R-2 DWELLING UNITSCONSTRUCTION TYPE1. V-BOCCUPANCY SEPARATIONS1. SECTION 406.3.4 R2 TO U2. IBC 420 1-HR BETWEEN DWELLING UNITS3. ALL BUILDINGS 'NON-SEPARATED' (IBC 508.3) BUT WITH CONSTRUCTION AS REQUIRED BY 406.3.4 AND 420ALLOWABLE BUILDING HEIGHT & AREA1. R2 - DWELLING UNITTABLE 503 2 STORIES (40FT)2. ALLOWABLE BUILDING AREA R2 TYPE VBTABLE 503 = 7,000 SQ. FT. (PER FLOOR)3. ACTUAL AREA & HEIGHT (TAKEN FROM PROJECT'S LARGEST BUILDING - BLDG. 6)ACTUAL 1ST FLR. AREA = 4,808 GSF ACTUAL HEIGHT = 23' - 5 3/4"STORIES = 2FIRE WALLS (706)1. NOT REQUIREDFIRE BARRIERS (707)1. NOT REQUIREDFIRE PARTITION & CONTINUITY (708)1. FIRE PARTITIONS REQUIRED BETWEEN DWELLING UNITS (1 HOUR)2. CONTINUITY - SPACE BETWEEN CEILING AND DECK SHALL BE FIRE BLOCKED OR DRAFT STOPPED (708.4)HORIZONTAL SEPARATION (711)1. REQUIRED AT SEPARATION BETWEEN STACKING UNITS D & E AT BUILDINGS 2,3 & 4FIREBLOCKING (718.2)1. BATTS OR BLANKETS ARE ALLOWED AS FIREBLOCKING IN WALLS WITH PARALLEL STUDS @ 10' INTERVALS IN CONCEALED WALLS(718.2.1.1)DRAFTSTOPPING IN ATTICS (718.4)1. REQUIRED IN LINE WITH DWELLING UNIT SEPARATION - PROVIDE BETWEEN ALL UNITSSPRINKLERS (903.2.8)1. MN 1305-903.2.8 - REQUIRED, NONE OF THE BUILDINGS HAVE A FIRE AREA LESS THAN 4,500SQ. FT.2. SPRINKLER TYPE - NFPA 13RFIRE ALARMS/DETECTION (907.2.9)1. ALARMS NOT REQUIREDSMOKE ALARMS (907.2.11.2)1. UP HIGH ON WALL OUTSIDE EACH SLEEPING AREA2. IN EACH SLEEPING ROOM 3. ON EACH FLOOR WITHIN DWELLING4. INTERCONNECTED - WIRED TO SOUND SIMULTANEOUSLY (907.2.11.3)CO DETECTORS1. MN1305-908.7 - UNIT REQUIRED WITHIN 10'- 0" OF ANY SLEEPING ROOM2. ON EACH FLOOR WITHIN DWELLING (PROVIDE NEAR DOOR BETWEEN UNIT AND ATTACHED GARAGE)RECYCLING AREA (MN 1303-1500)1. EACH UNIT WILL HAVE ITS OWN RECYCLING AREA. SEE ENLARGED UNIT PLANS FOR REQUIRED LOCATIONS (UNIT SF x .0025 = REQUIRED SF)2. TRASH AND RECYCLING WILL BE PICKED UP AT CURBSIDE AT EACH UNIT.RADON (MN 1303-2400)1.ALL SLAB ON GRADE TOWNHOMES ARE REQUIRED TO HAVE A PASSIVE RADON SYSTEM INSTALLED2. INSTALL PASSIVE SYSTEM PER DETAIL ON SHEET A5.013. PASSIVE SYSTEMS SHALL BE MADE ACTIVE SYSTEMS IF TESTING FINDS THAT RADON LEVELS ARE 4 pC/l OR GREATERACCESSIBLE UNITS:1. 1107.6.2.1.1 REQUIRES 2% OF UNITS ON SITE TO BE TYPE 'A' ACCESSIBLE (40x.02)= 1 UNIT2. IF MHFA FINANCED- REQUIRES 5% OF UNITS ON SITE TO BE TYPE 'A' ACCESSIBLE (40x.05) = 2 UNITS3. ALL GROUND FLOOR SPACES ARE ON AN ACCESSIBLE PATH AND VISITABLE PERMHFA REQUIREMENTS. MULTISTORY UNITS ARE EXEMPT FROM TYPE 'B' STANDARDS BY 1107.6.2.1.2 & 1107.7.24. IF MHFA FINANCED- IN ADDITION TO, AND SEPARATE FROM THE 5% TYPE 'A' UNITS, INSTALL 2% OF UNITS WITH ACCESSIBLE COMMUNICATION FEATURES. THESE UNITS ARE TO BE IDENTIFIED BY OWNER (40x.02)= 1 UNITUPDATENO DATE REVISION 141ST STREET ENO PARKINGNO P A R K I N G AKRON AVENUECONNEMARA TRAIL W140TH STREET EABBEYFIELD AVENUE ADDISIONAVENUEADDISONSTREETLOCATION MAPPROJECT CONTACTSNOT TO SCALESHEET INDEXPRESTWICKPLACEROSEMOUNT - MINNESOTAPUD RESUBMITTALMARCH 15, 2017NOT TO SCALEVICINITY MAPC0.0COVER SHEETC2.1SITE PLANC3.1GRADING PLANC3.2ENLARGED GRADING PLAN - NORTHC3.3ENLARGED GRADING PLAN - SOUTHC3.4SWPPPC3.5EROSION CONTROL PLANC4.1SANITARY & WATER PLANC4.2STORMWATER MANAGEMENT PLANC5.1DETAILSC5.2DETAILSC5.3DETAILSC5.4DETAILSL2.1LANDSCAPE PLANL2.4LANDSCAPE DETAILSSITECIVIL ENGINEERSTEVE JOHNSTON, PET (612) 260-7982F (612) 260-7990ELAN DESIGN LAB, INC.901 N 3rd STREETSUITE 120MINNEAPOLIS, MN 55401LANDSCAPEARCHITECTPILAR SARAITHONG, RLAT (612) 260-7980F (612) 260-7990LAND SURVEYORTHOMAS O'MEARA, LST (952) 895-9212F (952) 895-9259BOHLEN SURVEYING & ASSOCIATES1682 CLIFF ROAD EBURNSVILLE, MN 55337ELAN DESIGN LAB, INC.901 N 3rd STREETSUITE 120MINNEAPOLIS, MN 55401CITY PLANNINGKYLE KLATTT (651) 322-2052CITY ENGINEERMITCH HATCHERT (651)-322-2015CITY OF ROSEMOUNT2875 145TH STREET WROSEMOUNT, MN 55068CITY OF ROSEMOUNT2875 145TH STREET WROSEMOUNT, MN 55068OWNERANDY MADSON, AIAT (612) 752-6925LHB CORPORATION701 WASHINGTON AVENUESUITE 200MINNEAPOLIS, MN 55401DAKOTA COUNTY CDA1228 TOWN CENTRE DRVIEEGAN, MN 5512335255145TH STREET WAKRON AVENUE BONAIRE PATH WBLAINE AVENUE E150TH STREET W145TH STREET WCONNEMARA TRAIL W160TH STREET WMcANDREWS ROADBISCAYNE AVENUECHIPPENDALE AVENUE WSHANNON PKWY DIAMOND PATH W PILOT KNOB ROADJOHNNY CAKE RIDGE ROAD FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS1/2"x1/2" ON FULL SIZESHEETSCLIENT:1228 TOWN CENTRE DRIVEEAGAN, MN 55123DAKOTA COUNTY CDAPRESTWICK PLACEROSEMOUNT, MNNOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FOR701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.20291 02/21/17 PUD SUBMITTALMJW16048902/21 /17NODATEREVISIONI hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly Licensed Landscape Architect under the lawsof the state of MINNESOTA.Pilarsinee Saraithong45059LHB16006PROJECT NO.I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly Licensed Professional Engineer under thelaws of the state of MINNESOTA.Stephen M. Johnston1891402/15/17NOT FORCONSTRUCTIONSHEET CERTIFICATIONREGISTRATION NO.DATECivil Engineering | Landscape Architecture | Construction Services901 N 3rd STREET, SUITE 120MINNEAPOLIS, MN 55401www.elanlab.comp 612.260.7980f 612.260.7990D E S I G NARCHITECTCONTRACTORTBDC0.00COVER SHEETLHB06-C000.DWGPS 7C5.1ACCESSIBILITYSIGNAGE (TYP)MONUMENTSIGNSEE ARCHO F F I C E NO PARKINGBUILDING 6BUILDING 7BUILDING 8BUILDING 9BUILDING 5BUILDING 1BUILDING 3NO P A R K I NG ADDISON STREETBUILDING 4BUILDING 2INFILTRATIONBASINTOTLOT376428'F-F8 ' 8 ' 8 . 5 ' T Y P 10'2 7 'R15'R15'2 8 ' F - F 2 2 ' T Y P R15'R15'19'R3.5'R36'R64'R3.5'R3.5'R21'R49'R3.5'R3.5'R16'R44'R3.5'R3.5'R26'R54'25'20'15'30' BUILDING SETBACK30' BUILDING SETBACK20'20'30'40'28'22'22'23'TYPF-F28'19'8.5'8'8'15'19'28' 28'10'25'5'10'22'28'10'2 0 ' 5 '25.1'5'30.1'2 0 ' 5 ' 20'5'43'25'5'5'3 4 . 1 '76'SHELTERSEE ARCH1C5.1B612 CURB & GUTTER(TYP)43' 4 3 ' 12.5'5'12.5'12.5'8.5'TYP43'17'5'10C5.1CONCRETE WALKWAYPAVEMENT SECTION (TYP)8C5.1BITUMINOUS PAVEMENTSECTION (TYP)3C5.1ACCESSIBILITYCURB RAMP (TYP)5C5.1DEPRESSEDCURB (TYP)11C5.1TYPICAL STREETSECTION (TYP)PROPOSED RIGHT-OF-WAY30'30'60'F-F7C5.1SIDEWALK JOINT(TYP)2C5.1CONCRETEDRIVEWAYAPRON (TYP)O U T L O T NO U T L O T M141ST STREET EASTCOUNTY ROAD NO. 73 (AKRON AVENUE)6C5.1SIDEWALKJOINT (TYP)4C5.1PERMANENTBARRICADE(TYP)DEPRESSEDCURB (TYP)RETAINING WALLDEPRESSEDCURB(TYP)R5'TYPR5 ' T Y PDEPRESSEDCURB (TYP)DEPRESSEDCURB (TYP)DEPRESSEDCURB (TYP)DEPRESSEDCURB (TYP)DEPRESSEDCURB (TYP)DEPRESSEDCURB (TYP)11.67'DEPRESSEDCURB (TYP)30.35'8.5'19'28'TYPEXISTING 8' BITUMINOUSTRAILEXISTING 8'BITUMINOUSTRAILACCESSIBILITYCURB RAMP(TYP)ACCESSIBILITYSIGNAGE (TYP)ACCESSIBILITYCURB RAMP(TYP)ACCESSIBILITYCURB RAMP(TYP)ACCESSIBILITYCURB RAMP(TYP)R3.5'55' BUILDING SETBACK30.24'9C5.1BITUMINOUSDRIVEWAYPAVEMENT SECTION(TYP)8' BITUMINOUSTRAIL22.7'R99.33'R100.67'32' 2 5 . 7 '10.67'23'TYP 10.67'10.67'R10'R5'11.67'56.05'DEPRESSEDCURB (TYP)52.33'33.28'5'8'R483'FREESTANDINGMAILBOXSEE ARCH1C5.1B618 CURB& GUTTER(TYP)10.67'23'TYPTYP 10'10'5'PLAYGROUNDCURB30'75'1SITE PLAN1" = 40'SITE PLAN NOTES1.DIMENSIONS SHOWN ON THIS PLAN ARE TO FACE OF CURB AND EXTERIORFACE OF BUILDING UNLESS NOTED OTHERWISE.2.MEET AND MATCH EXISTING CONDITIONS. PROVIDE TRANSITION ASNECESSARY.3.ON-SITE CURB TO BE D412 AND B612 CONCRETE CURB & GUTTER, UNLESSNOTED.4.ALL CURBS TO HAVE 3/4" EXPANSION JOINTS AT A MAXIMUM OF 100'-0" ANDCONTROL JOINTS AT A MAXIMUM OF 10'-0".5.ALL PARKING STALLS TO BE PAINTED WITH A 4" WIDE WHITE STRIPING.ACCESSIBLE SYMBOLS TO BE PAINTED IN WHITE AND ACCESSIBLE ACCESSAISLES TO BE PAINTED WITH A 4" WIDE WHITE PAINTED STRIPE 18 INCHES ONCENTER AND AT 45 DEGREE ANGLES TO STALL, WITH 'NO PARKING' MARKED.REFLECTORIZED PAINT SHALL COMPLY WITH MNDOT 3592.LEGENDPERVIOUS AREACONCRETE PAVEMENTEXISTING ZONING : AG - AGRICULTURALPROPOSED ZONING : R3 - MEDIUM DENSITY RESIDENTIALSITE AREA245,266 SF. (5.63 AC.)BUILDINGS 42,800 SF. (17%)PLAY/ WALK/ PARKING/ DRIVE/ STREET65,381 SF. (27%)TOTAL IMPERVIOUS 108,181 SF. (44%)PERVIOUS 137,085 SF. (56%)TOTAL 40 UNITSDENSITY 7.1 UNITS/ AC.REQUIRED PARKING 2.5 STALLS/ UNIT (8.5'X19')100 STALLSPROPOSED PARKING100 STALLS40 GARAGE STALLS40 DRIVEWAY STALLS20 GUEST STALLS2 - 8'X19' ACCESSIBLE STALLS18 - 8.5'X19' STALLSPROJECT SUMMARYFILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS1/2"x1/2" ON FULL SIZESHEETSCLIENT:1228 TOWN CENTRE DRIVEEAGAN, MN 55123DAKOTA COUNTY CDAPRESTWICK PLACEROSEMOUNT, MNNOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FOR701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.20291 02/21/17 PUD SUBMITTALMJW16048902/21 /17NODATEREVISIONLHB16006PROJECT NO.I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly Licensed Professional Engineer under thelaws of the state of MINNESOTA.Stephen M. Johnston1891402/15/17NOT FORCONSTRUCTIONSHEET CERTIFICATIONREGISTRATION NO.DATECivil Engineering | Landscape Architecture | Construction Services901 N 3rd STREET, SUITE 120MINNEAPOLIS, MN 55401www.elanlab.comp 612.260.7980f 612.260.7990D E S I G NPLAY SURFACE8040SCALE IN FEET Know what's below. Call before you dig. RC2.1SITE PLANLHB06-C201.DWGPS INFILTRATION BASINBOTTOM 922.02 YEAR 927.110 YEAR 929.0100 YEAR 932.5O F F I C E NO PARKINGBUILDING 6BUILDING 7BUILDING 8BUILDING 9BUILDING 5BUILDING 1BUILDING 3>>>>>>>>>>>>>> >> >> >> >> >> >> >> >> >> >>>>>>>>>>>>>>>>>>>>>>>>NO P A R K I N G ADDISON STREETFFE 948.11FFE 947.44FFE 948.78FFE 952.07FFE 951.40FFE 952.07FFE 952.11FFE 952.11BUILDING 4FFE 951.94FFE 951.94BUILDING 2FFE 952.35FFE 951.68FFE 951.68FFE 951.27FFE 948.40FFE 949.07FFE 947.74FFE 944.31FFE 943.64 FFE 944.28FFE 944.95>> > > > >FFE 945.87FFE 945.20>>>>>>F F E 9 4 3 . 6 4 >>>>>>>>>>>>>>>>>>>>>>>>>> >> >> >>>> > > > > > >>>>>>>>>>>>>>>10C5.1CONCRETE WALKWAYPAVEMENT SECTION (TYP)8C5.1BITUMINOUSPAVEMENTSECTION (TYP)MEET & MATCHEXISTING CURB &GUTTERMEET & MATCHEXISTINGBITUMINOUS TRAIL9C5.1BITUMINOUS DRIVEWAYPAVEMENT SECTION(TYP)MATCHLINE SEE SHEET C3.2MATCHLINE SEE SHEET C3.3MA T C H L I N E S E E SH E E T C 3 . 2MA T C H L I N E S E E S H E E T C 3 . 3O U T L O T NDRAINAGE & UTILITY EASEMENTDRAINAGE & UTILITY EASEMENT>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>951 951951950949949951 951 950950 950 949 949 948947946945944943942941940939 938 937936935 934933932 931 9 3 0 929 934935936937938939940 933941942943944945946947949950951952 950950948 947946945944943942941940939938937141ST STREET EASTCOUNTY ROAD NO. 73 (AKRON AVENUE)922924926928930940944946944947949950948946950952 950950950950951950948 950948946944946947945944948 943943944942 9499489479429 4 8 9 5 0 9 4 6 9 4 4 940938936942940942932934922924926928930932933935943 942951951951951 947 951951944946944943950949948946944944944943943951 932934936948946944942950941951949 948 946944944944942940938936934940938936951947BOULDERRETAINING WALLMEET & MATCHEXISTINGBITUMINOUS TRAIL1GRADING PLAN1" = 40'FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS1/2"x1/2" ON FULL SIZESHEETSCLIENT:1228 TOWN CENTRE DRIVEEAGAN, MN 55123DAKOTA COUNTY CDAPRESTWICK PLACEROSEMOUNT, MNNOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FOR701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.20291 02/21/17 PUD SUBMITTALMJW16048902/21 /17NODATEREVISIONLHB16006PROJECT NO.I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly Licensed Professional Engineer under thelaws of the state of MINNESOTA.Stephen M. Johnston1891402/15/17NOT FORCONSTRUCTIONSHEET CERTIFICATIONREGISTRATION NO.DATECivil Engineering | Landscape Architecture | Construction Services901 N 3rd STREET, SUITE 120MINNEAPOLIS, MN 55401www.elanlab.comp 612.260.7980f 612.260.7990D E S I G NGRADING NOTES1.VERIFY ALL FIELD CONDITIONS AND UTILITY LOCATIONS PRIOR TO EXCAVATION/CONSTRUCTION. IF ANY DISCREPANCIES OR UNKNOWN UTILITIES ARE FOUNDTHAT IMPACT DESIGN OR IMPAIR CONSTRUCTION, THE ENGINEER AND OWNER SHOULD BE IMMEDIATELY NOTIFIED.2.ALL WORK TO COMPLY WITH CURRENT MINNESOTA DEPARTMENT OF TRANSPORTATION (MNDOT) STANDARD SPECIFICATIONS FOR CONSTRUCTION UNLESSNOTED.3.ALL UNDOCUMENTED FILL, AND TOPSOIL SHALL BE REMOVED FROM WITHIN THE PROPOSED BUILDING PAD. A GEOTECHNICAL ENGINEER OR THEIR DESIGNATEDREPRESENTATIVE SHALL OBSERVE THE PROJECT EXCAVATIONS TO VERIFY THAT UNSUITABLE MATERIALS HAVE BEEN PROPERLY REMOVED FROM PROPOSEDSTRUCTURAL AREAS, THAT ADEQUATE BEARING SUPPORT IS PROVIDED BY THE EXPOSED SOILS AND THAT STRUCTURAL FILL IS PLACED APPROPRIATELY. THEEXPOSED SOIL AT THE BASE OF FOOTINGS SHALL BE COMPACTED TO 98 PERCENT PROCTOR DRY DENSITY (ASTM D698). IF SOIL CORRECTION IS REQUIRED ITSHALL EXTEND 3 FEET OUTSIDE OF THE PAVEMENT OR BUILDING LIMITS PLUS ONE FOOT HORIZONTAL FOR EVERY VERTICAL FOOT OF CORRECTION.4.ON-SITE NON-ORGANIC NON-SILT SOIL IS GENERALLY SUITABLE FOR STRUCTURAL FILL. SILTY OR ORGANIC SOILS SHALL NOT BE USED FOR STRUCTURAL FILL.PLACEMENT OF STRUCTURAL FILL SHALL BE OBSERVED AND TESTED BY AN EXPERIENCED TECHNICIAN OR ENGINEER TO VERIFY THAT PROPER COMPACTIONHAS BEEN ACHIEVED. STRUCTURAL FILL SHALL BE MOISTURE CONDITIONED (DRIED OR WETTED) AS APPROPRIATE PRIOR TO PLACEMENT. MOISTURECONDITIONED ENGINEERED FILL SHALL BE PLACED AND COMPACTED IN LOOSE LIFTS OF 8 INCHES OR LESS. EACH LIFT OF FILL SHOULD BE COMPACTED BYLARGE VIBRATORY EQUIPMENT UNTIL THE IN-PLACE SOIL DENSITY IS EQUAL TO OR GREATER THAN THE CRITERIA ESTABLISHED WITHIN THE FOLLOWINGTABULATION.TYPE OF CONSTRUCTION COMPACTION CRITERIA MOISTURE CONTENT (% RESPECTIVE PROCTOR) VARIANCE FROM OPTIMUMNON-ENGINEERED FILL (GREEN SPACE) 90 ENGINEERED FILL BELOW FOUNDATIONS 98 ENGINEERED FILL BELOW FLOOR SLABS 95 ENGINEERED FILL PLACED AS PAVEMENT100 AGGREGATE BASEENGINEERED FILL PLACED MORE THAN 3 FEET 95BELOW PAVEMENT AGGREGATE BASE ENGINEERED FILL PLACED IN UPPER 3 FEET 100BELOW PAVEMENT AGGREGATE BASEUTILITY TRENCHES95 5.THE CONTRACTOR SHALL PROTECT THE SUBGRADE FROM INCLEMENT WEATHER TO MAINTAIN STABILITY. FOLLOWING REMOVAL OF TOPSOIL, PAVEMENT, ANDANY UNSUITABLE SOILS, THE RESULTING SUBGRADE SHOULD BE SCARIFIED AND RE-COMPACTED TO A DEPTH OF 12 INCHES. A PROOFROLL TEST SHOULD THENBE PERFORMED TO DETERMINE SOFT OR UNSTABLE SUBGRADE AREAS. IF RUTTING OR LOCALIZED UNSTABLE SUBGRADE AREAS ARE OBSERVED, THOSE AREASSHOULD BE SUBCUT, MOISTURE-CONDITIONED, AND RE-COMPACTED OR REMOVED TO A STABLE DEPTH. THE PROOF ROLL SHOULD BE PERFORMED WITH ATANDEM AXLE DUMP TRUCK LOADED TO GROSS CAPACITY (AT LEAST 20 TONS). ACCEPTANCE CRITERIA OF THE PROOF ROLL SHALL BE LIMITED TO RUTFORMATION NO MORE THAN ONE INCH (1”) DEPTH (FRONT OR REAR AXLES) AND NO PUMPING (ROLLING) OBSERVED DURING THE VISUAL INSPECTION. PROOFROLL TESTS SHOULD BE OBSERVED BY AN EXPERIENCED TECHNICIAN OR ENGINEER PRIOR TO PLACEMENT OF THE AGGREGATE BASE COURSE TO VERIFY THESUBGRADE WILL PROVIDE ADEQUATE PAVEMENT SUPPORT.6.PAVEMENT BITUMINOUS PAVEMENT1.5" BITUMINOUS WEAR (MNDOT 2360)WEARING COURSE MIXTURE (2,B) SPWEA240E)TACK COAT (MNDOT 2357)1.5" BITUMINOUS NON-WEAR (MNDOT 2360 TYPE 12.5NON-WEARING COURSE MIXTURE (2,B) SPNWA230E)8" AGGREGATE BASE (MNDOT 3138 CL5 OR CL7)COMPACTED SUBGRADEBITUMINOUS DRIVEWAYS2.0" WEAR (MNDOT 2360)WEARING COURSE MIXTURE (2,B) SPWEA240E)6.0" CL 5 (MNDOT 3138 CL5)CONCRETE WALKWAY4.0" CONCRETE (SEE BELOW FOR MIX DESIGNATION)6.0" AGGREGATE BASE (MNDOT 3138 CL5 OR CL7)COMPACTED SUBGRADE-3 TO +3%-3 TO +3%-3 TO +3%-2 TO +2%-2 TO +2%-2 TO +2%-3 TO +3%IMPERVIOUSPERVIOUSTOTAL0 ACRES5.631 ACRES5.631 ACRESEXISTINGPROPOSEDBUILDING0 ACRESPAVEMENT0 ACRESTOTAL IMPVNPDES AREA SUMMARY2.484 ACRES3.147 ACRES5.631 ACRES0.983 ACRES1.501 ACRES7.CONCRETE MIX NO. 3A32 (MNDOT2461) SHALL BE USED FOR HAND PLACED FORMED CURBAND GUTTER, MEDIANS, DRIVEWAYS, CROSS GUTTERS, SIDEWALKS, PEDESTRIAN RAMPSAND MEDIANS. CONCRETE MIX NO. 3A22, MNDOT SPECIFICATION 2461) SHALL BE USED FORAN EXTRUSION MACHINE PLACEMENT OF CONCRETE. IN THE PRODUCTION OF CONCRETE,AN AIR ENTRAINING AGENT SHALL BE ADDED TO THE MIX ACCORDING TO MNDOT 2461.4.8.FORM COATING MATERIAL SHALL MEET MNDOT 3902. CONCRETE INSTALLATION SHALLCONFORM WITH MNDOT 2531.9.SITE CONCRETE FINISHING - CONCRETE SHALL BE STRUCK TRUE TO CROSS SECTION ASSHOWN ON THE PLANS. NO ADDITIONAL WATER MAY BE ADDED TO AID IN THE FINISHINGPROCESS. A LIGHT BROOM FINISH WILL BE REQUIRED AT RIGHT ANGLES TO THE CENTERLINE ON ALL CONCRETE WORK UNLESS DIRECTED OTHERWISE. ALL EXPOSED EDGES ANDJOINTS IN CURB,GUTTER, SIDEWALK AND STEPS SHALL BE ROUNDED WITH A SUITABLEEDGING TOOL. BEFORE FINAL FINISHING, THE CONTRACTOR SHALL CHECK THE CONCRETEWITH A TEN (10) FOOT STEEL STRAIGHT EDGE TO ENSURE THERE IS NO VARIATION GREATERTHAN 3/16”FROM THE STRAIGHT EDGE ON TANGENT LINES OR GRADES. IF DEVIATIONSGREATER THAN 3/16” ARE FOUND THE WORK WILL BE CONSIDERED AS UNACCEPTABLE ANDWILL BE REQUIRED TO BE REMOVED AND REPLACED AT NO EXPENSE TO THE OWNER.10.CONCRETE CURING SHALL BE PERFORMED BY APPLYING A MEMBRANE CURING COMPOUND(TYPE 2, WHITE PIGMENTED, MNDOT 3754) TO THE EXPOSED SURFACE OF THE CONCRETEWITHIN ONE (1)HOUR AFTER FINISHING THE CONCRETE SURFACES. WHEN THE FORMS AREREMOVED IN LESS THAN 72 HOURS AFTER PLACING THE CONCRETE, THE CURINGCOMPOUND SHALL BE APPLIED IMMEDIATELY TO THE EXPOSED SURFACES, OR THETRENCHES SHALL BE BACKFILLED IMMEDIATELY WITH SUITABLE BACKFILL MATERIAL. THERATE OF APPLICATION OF CURING COMPOUND SHALL BE 150 SQUARE FEET PER GALLON.THE COMPOUND SHALL APPEAR AS WHITE AS A SHEET OF PAPER AFTER APPLICATION ONTHE CONCRETE SURFACE.11.PREFORMED EXPANSION JOINTS SHALL MEET MNDOT 3702, AND SHALL BE PROVIDED AT THEFOLLOWING LOCATIONS: AT THE BEGINNING AND END OF ALL CURB AND GUTTER RADII.WHERE NEW CONCRETE SURROUNDS, ADJOINS, OR ABUTS ANY EXISTING FIXED OBJECTSSUCH AS FIRE HYDRANTS, BUILDING FOUNDATIONS, CONCRETE DRIVEWAYS, SIDEWALKS,AND OTHER RIGID STRUCTURES. AFTER EACH LOAD OF CONCRETE WHEN PLACING CURBAND EVERY 100 FEET WHEN PLACING SIDEWALK. CONTRACTION JOINTS WILL NOT BESEALED BUT WILL BE REQUIRED AT A SPACING OF 10 FEET ON CURB AND GUTTER AND ONSIDEWALK CONSTRUCTION AS SHOWN ON THE PLAN. CONTRACTION JOINTS WILL BE CUT TOA DEPTH 1/3 THE THICKNESS OF THE CONCRETE, SURFACE AND BACK OF ALL CURBS.CONTRACTION JOINTS SHALL BE PLACED SO THAT NO SLAB IS LARGER THAN 100 SQUAREFEET IN AREA. THE CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTING CONTRACTIONJOINTS THAT PREVENT CONCRETE FROM CRACKING AT OTHER LOCATIONS.12.CONCRETE TESTING INCLUDING SLUMP, AIR ENTRAINMENT, TEMPERATURE ANDCOMPRESSIVE STRENGTH SHALL BE PERFORMED ON THE FIRST LOAD OF THE DAY FOR ALLCONCRETE POURS OF AT LEAST 4 CUBIC YARDS. AN ADDITIONAL TEST SHALL BEPERFORMED FOR EACH 100 CUBIC YARDS OR PORTION THEREOF.13.AGGREGATE BASE FINAL SHAPING AND COMPACTION OF THE AGGREGATE BASE SHALL BEDONE JUST PRIOR TO CONSTRUCTION OF THE PLANT MIX BITUMINOUS SURFACE. THEFINISHED SURFACE OF THE BASE SHALL SHOW NO VARIATION GREATER THAN 1/2 INCHFROM A TEN (10) FOOT STRAIGHT EDGE.14.PLANT MIXED BITUMINOUS MIXTURE SHALL BE SPREAD WITHOUT SEGREGATION, AT THESPECIFIED RATE TO THE CROSS SECTION SHOWN IN THE PLANS AND PER MNDOT 3151.15.THE THICKNESS OF EACH BITUMINOUS COURSE SHALL BE WITHIN 1/4 INCH OF THETHICKNESS AS SHOWN ON THE PLANS. THE TOTAL THICKNESS OF ALL BITUMINOUSCOURSES SHALL BE WITHIN 1/2 INCH.16.ADJUST ALL SURFACE COURSES TO NOT GREATER THAN ” ABOVE ADJACENT CURB FRONTEDGES WHERE WATER FLOWS TO CURB, AND FLUSH WHERE WATER FLOWS AWAY FROMCURB, OR ” ABOVE MANHOLE FRAMES, VALVE BOXES OR OTHER FIXED STRUCTURES.17.PRIOR TO CONSTRUCTING THE BITUMINOUS BINDER AND/OR WEARING COURSES, THECONTRACTOR SHALL SWEEP THE PARKING LOT. THE SWEEPER SHALL BE ASELF-PROPELLED PICK-UP (WITH WATER) SWEEPER. A SIDE-THROW SWEEPER WILL NOT BEALLOWED.18.TACK COAT SHALL CONFORM TO MNDOT 2357.2.A.19.BITUMINOUS PAVEMENTS SHALL BE COMPACTED TO 92% OF THE MAXIMUM THEORETICALDENSITY. THE OWNER MAY AT THEIR OPTION PERFORM AGGREGATE AND BITUMINOUSTESTING. THE COST OF ALL FAILING TESTS MAY BE BACK-CHARGED TO THE CONTRACTOR.8040SCALE IN FEET Know what's below. Call before you dig. RC3.1OVERALLGRADING PLANLHB06-C301.DWGCONCRETE PAVEMENTLEGENDSMJ NO PARKINGBUILDING 7BUILDING 8BUILDING 9BUILDING 1>>>>>>>>>>>>>>>>>>>>>> >>>>>> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>>>>>>>>>>>>>>>>>>>>> > > >>>> >>>>>>>>>>>>>ADDISON STREETBUILDING 4FFE 951.94FFE 951.94BUILDING 2FFE 952.35FFE 951.68FFE 951.68FFE 951.27FFE 948.40FFE 949.07FFE 947.74FFE 944.31FFE 943.64 FFE 944.28FFE 944.95> > > > > > > > > > > > > >FFE 945.87FFE 945.20>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >> >>>>>>>>>>>>>>>>>> >> >> >>> > > > > > > > > > > > > > > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>MA T C H L I N E S E E S H E E T C 3 . 3MATCHLINESEE SHEET C3.3>>>>>>>>934935936937938939940 9 3 39419429439449459469479499509519521.6%1.6%1.6%1.6%1.6%5%1.6%3.86%1.6%1.6%1.6%1.6%1.6%1.6%5.0%1.6%48.8248.1548.1547.4948.825.0%2.9%3.5%5.5%2.9%4.2%48.7248.0548.0547.4947.3947.8747.6948.8249.0748.5348.5348.5348.5348.5347.8647.8647.92 EOF49.0347.3348.0348.5349.549.547.402%2%46.522%48.5347.8647.8647.7047.8647.8647.2047.2047.8644.8447.4547.1046.9446.6847.50EOF46.99EOF48.1548.4048.4048.2548.4047.2047.2047.2047.2047.2047.7447.2047.491.4%1.3%48.1547.862.3%50.5150.7951.0351.3851.0250.6852.0052.1052.353.6%51.3351.4351.684.0%51.3351.432.0%51.6852.0052.1052.355.6%3.5%51.3351.4351.6851.433.3%5.6%52.1052.2051.5351.4351.6851.1451.1451.1451.1451.1451.1451.1451.1451.1451.1451.1451.1451.1451.1451.1451.6851.4351.0751.42.0%52.3552.3550.751.6%51.436.2%52.1051.8151.8151.8151.8150.6450.6450.6449.0649.5650.641.7%5.1%51.0251.3550.6851.0350.8050.5151.0751.402.0%51.9451.9451.9451.9451.2751.5951.5951.5951.5950.923.2%1.3%3.2%1.2%3.5%5.5%2.0%51.0251.0251.0251.2750.7351.942.6%50.25EOF51.6951.6951.6951.6951.6951.6951.6951.6951.9451.4051.4051.4051.4051.4051.4051.4051.4051.4051.4051.4050.7350.7350.7350.7350.7350.7344.152 . 9%44.6543.8143.3543.0143.0043.3343.7944.1344.654 . 9% 3 . 7%43.9843.985 . 7%45.0045.0045.0045.0044.3344.3344.3344.0844.0844.0844.0844.7544.7544.7544.7543.7943.7943.7943.7943.7943.7943.7943.7944.4644.4644.4644.4644.4644.4644.4643.7943.411.8%5 . 7%43.9343.933 . 7% 5 . 0%44.6044.603 . 0%44.2844.2844.2844.9544.9544.9544.7044.7044.7044.7044.0344.0344.0344.0343.742.1%43.3843.7443.7443.7443.7443.7443.7443.7443.7444.4144.4144.4144.4144.4144.4144.4143.049.0350.53FLATTEN CROSS SLOPE TO 2%50.248.4550.75.0%4:1 48.9542.242.8142.5543.2443.3143.52 . 0% 2 . 0% 2 . 0%5%47.8547.2047.7547.702.0%5.0%47.6047.502.0%47.2247.1347.5847.4847.8648.4248.3348.6947.5847.6847.1347.0847.5847.2947.2947.6348.1347.047.045.946.044.7545.1145.1145.2745.8143.044.2043.9643.2643.522.0%2.0%2 . 0%43.046.95.0%3:1 43.33 : 1 44.502.0%3.4%46.3446.3446.4446.4446.4446.4446.3447.3748.00.0%46.440 . 7 5%46.3846.440 . 7 5%46.3846.4446.250.75%46.4446.3450.951.11.9%2.0%50.2950.250.9050.9050.233:145.6546.048.048.12.0%5.0%46.2547.049.047.548.549.548.65.0%41.5043.8943.951.7%43.2743.7743.143.143.14.5%42.6443.2442.048.546.045.044.433 . 9%44.05.0%49.649.049.048.047.046.043.9149.0848.9850.9350.7150.8951.2951.8151.6951.5350.9249.8849.2737.502+0036.7335.9535.1834.401+0033.6933.1132.9132.850+0048.2347.8347.4347.0346.6346.2345.8345.4345.0344.6344.2343.8343.4343.0343.4343.8344.2344.4344.2343.8343.4343.0342.6341.6651.542.4922924926928930940944946944947947950948946950952 95095095095094894 6 944 9449439439449 4 3 949948947942950949951948948948951943945947948950949950951951951951951951951 951945 9 4 3 9 4 3 9 4 2 9439449429439439449449449439469449 4 3943 9449449449449449469449 4 4 9 4 5 946945939940942949 93893293493693793693593493395195145.046.545.49491ENLARGED GRADING PLAN - NORTH1" = 20'FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS1/2"x1/2" ON FULL SIZESHEETSCLIENT:1228 TOWN CENTRE DRIVEEAGAN, MN 55123DAKOTA COUNTY CDAPRESTWICK PLACEROSEMOUNT, MNNOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FOR701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.20291 02/21/17 PUD SUBMITTALMJW16048902/21 /17NODATEREVISIONLHB16006PROJECT NO.I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly Licensed Professional Engineer under thelaws of the state of MINNESOTA.Stephen M. Johnston1891402/15/17NOT FORCONSTRUCTIONSHEET CERTIFICATIONREGISTRATION NO.DATECivil Engineering | Landscape Architecture | Construction Services901 N 3rd STREET, SUITE 120MINNEAPOLIS, MN 55401www.elanlab.comp 612.260.7980f 612.260.7990D E S I G NGRADING NOTES1.SEE SHEET C3.1 FOR GRADING NOTES AND LEGEND.6020SCALE IN FEET Know what's below. Call before you dig. RC3.2ENLARGEDGRADING PLAN - NORTHLHB06-C302.DWGSMJ O F F I C EBUILDING 6BUILDING 7BUILDING 8BUILDING 5BUILDING 3>>>>>>>>>>>>>>>>>>>>> > > > >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>>>>>>>>>>>>>>>>>>>>>>>>> > > > > > > > > >>>>>>>>>>>>>NO P A R K I NG ADDISON STREETFFE 948.11FFE 947.44FFE 948.78FFE 952.07FFE 951.40FFE 952.07FFE 952.11FFE 952.11BUILDING 4FFE 951.94FFE 951.94BUILDING 2FFE 952.35FFE 951.68FFE 951.68FFE 951.27FFE 949.07FFE 944.31FFE 943.64 FFE 944.28FFE 944.95> >FFE 945.20>>>>>>>>>>>>>>>>F F E 9 4 3 . 6 4 >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >> >> >> >> >> >> >>> > > > > > > > > > > > > > > >>>>> >>>>>>>> S E E S H E E T C 3 . 2MA T C H L I N ESEE SHEET C3.2MATCHLINE9509505.0%1 . 3% 5 . 0%1.6%1.6%1.6%1.6%1.6%1.6%1.6%1.6%5%1.0%3.86%3.86%1.6%1.6%1.6%1.6%3 . 0% 1 . 3% 5.0%1.6%50.6851.0251.7251.8252.074.1%51.7251.826.1%52.0752.0751.8251.8250.742.0%51.2250.8751.7251.8252.075.1%51.7251.823.1%52.0751.9251.8250.6452.0751.8251.2751.4251.5351.9250.4851.1551.1551.0551.1551.4050.862.4%3.5%51.072.0%51.1951.0550.9050.756.3%1.9%52.1152.1152.1152.1152.1152.1151.5751.8651.8651.8651.8651.8651.8651.8651.8651.7651.7651.7651.7651.5751.5751.5751.5751.5751.5751.5751.5751.5751.5751.5751.5751.5751.574.3%3.7%5.6%43.4343.0942.6342.293 . 0%43.9643.965 . 0% 3 . 7%43.2943.295 . 7%2.2%42.6843.1044.0644.0644.0644.0644.3144.3144.3143.7743.7743.7743.7743.7743.7743.7743.7743.1043.1043.1043.1043.1043.1043.1043.6443.1043.1043.6443.6443.6443.3943.3943.3943.3946.7647.1047.5647.9046.5146.0548.435.0%48.433.0% 3.7% 5.9% 3.8% 6.2%47.7647.7647.0947.1947.1947.1947.4447.4446.9046.9046.9046.9046.9046.9047.8647.8647.8647.8648.1148.1148.1146.9047.5747.5747.5747.5747.5747.5748.2448.2448.2448.2448.2448.2448.2448.7848.5348.5348.5348.5348.7848.7841.9942.3542.0941.7341.8741.5142.3542.0642.0642.0742.0742.1142.1142.2042.7042.4542.0643.6443.1043.1043.5443.5449.3448.3947.4247.9248.9848.2048.3048.3048.3048.2548.7548.3348.3347.9747.9148.4148.4647.52.0%5.0%47.446.4547.470.9%2.0%51.0751.0751.0747.547.447.547.447.54:15.0%47.442.1642.1641.4442.6047.05 . 0% 5 . 0%42.7042.8042.041.9042.5042.6051.5351.5351.5351.5351.5351.5351.5351.5351.5351.5350.8650.8650.8650.8650.8651.4050.8650.6950.9351.3351.7351.33x50.9350.7150.8951.2951.8151.6951.5350.9249.8849.2750.5350.1349.7349.3348.9348.5348.1347.7347.3346.8245.6844.4343.2342.7842.3842.0641.7341.4141.0840.7640.4340.2940.8540.463+0039.8239.0538.2837.502+0036.7335.9540.9648.2343.4343.8344.2344.4344.2343.8343.4343.0342.6341.6640.70950950950951950947 9509489 4 6 944 9469479459449489439439449 4 3 9499489479429 4 8 9 5 0 9 4 6 9 4 4 950949951948948948950949950951951951951951951951951 951945 948949 951 949951950 94894793393493594494394 6 945 9449459469439439 4 3 9 4 3 9 4 2 9439449 4 2 94 2 94 1 941942943 9439439449449449439469449 4 3943 94494693994094294952.1152.1148.7844.319509509389 4 0 9 4 0 9409399389379369511ENLARGED GRADING PLAN - SOUTH1" = 20'FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS1/2"x1/2" ON FULL SIZESHEETSCLIENT:1228 TOWN CENTRE DRIVEEAGAN, MN 55123DAKOTA COUNTY CDAPRESTWICK PLACEROSEMOUNT, MNNOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FOR701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.20291 02/21/17 PUD SUBMITTALMJW16048902/21 /17NODATEREVISIONLHB16006PROJECT NO.I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly Licensed Professional Engineer under thelaws of the state of MINNESOTA.Stephen M. Johnston1891402/15/17NOT FORCONSTRUCTIONSHEET CERTIFICATIONREGISTRATION NO.DATECivil Engineering | Landscape Architecture | Construction Services901 N 3rd STREET, SUITE 120MINNEAPOLIS, MN 55401www.elanlab.comp 612.260.7980f 612.260.7990D E S I G NGRADING NOTES1.SEE SHEET C3.1 FOR GRADING NOTES AND LEGEND.6020SCALE IN FEET Know what's below. Call before you dig. RC3.3ENLARGEDGRADING PLAN - SOUTHLHB06-C303.DWGSMJ FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS1/2"x1/2" ON FULL SIZESHEETSCLIENT:1228 TOWN CENTRE DRIVEEAGAN, MN 55123DAKOTA COUNTY CDAPRESTWICK PLACEROSEMOUNT, MNNOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FOR701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.20291 02/21/17 PUD SUBMITTALMJW16048902/21 /17NODATEREVISIONLHB16006PROJECT NO.I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly Licensed Professional Engineer under thelaws of the state of MINNESOTA.Stephen M. Johnston1891402/15/17NOT FORCONSTRUCTIONSHEET CERTIFICATIONREGISTRATION NO.DATECivil Engineering | Landscape Architecture | Construction Services901 N 3rd STREET, SUITE 120MINNEAPOLIS, MN 55401www.elanlab.comp 612.260.7980f 612.260.7990D E S I G NC3.4SWPPPLHB06-C304.DWGMJW >>>>>>>>>>>>>> >> >> >> >> >> >> >> >> >> >>>>>>>>>>>>>>> > > >>>>>>>ADDISON STREETFFE 948.11FFE 947.44FFE 948.78FFE 952.07FFE 951.40FFE 952.07FFE 952.11FFE 952.11FFE 951.94FFE 951.94FFE 952.35FFE 951.68FFE 951.68FFE 951.27FFE 948.40FFE 949.07FFE 947.74FFE 944.31FFE 943.64 FFE 944.28FFE 944.95> > >> >>FFE 945.87FFE 945.20>>>>>>F F E 9 4 3 . 6 4 >>>>>>>>>>>>>>>>>>>>>>>>>> >> >> >>> > > > > > > >>>>>>>>>>>>>>>2C5.2INLET PROTECTION(TYP)5C5.2SILT FENCE(TYP)1C5.2ROCK CONSTRUCTIONENTRANCE4C5.2CONCRETEWASHOUT AREA6C5.2BIO ROLL SEDIMENTCONTROL (TYP)O U T L O T NO U T L O T M>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>951 951951951950949949948948947947951 951 950950 950 949 949 948947946945944943942941940939 938 93793 6 93 5 934933932 931 9 3 0 929 934935936937938939940 9 3 3941942943944945946947949950951952950950949949950 948 947946945944943942941940939938937936141ST STREET EASTCOUNTY ROAD NO. 73 (AKRON AVENUE)922924926928930940944946944947949950948946950952 950950950950951950948 95094894 6 944 9469479459449489439439449 4 2 9499489479429 4 8 9 5 0 9 4 6 9 4 4 940938936942940942932934922924926928930932933935943 942951951951951 947 951951944946944943950949948946944944944 943943951932934936948946944942950941951949 948 9469449449449429409389369349409389369519473C5.2EROSION CONTROLBLANKET (TYP)EROSION CONTROLBLANKET (TYP)SILT FENCE(TYP)1EROSION CONTROL PLAN1" = 40'FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS1/2"x1/2" ON FULL SIZESHEETSCLIENT:1228 TOWN CENTRE DRIVEEAGAN, MN 55123DAKOTA COUNTY CDAPRESTWICK PLACEROSEMOUNT, MNNOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FOR701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.20291 02/21/17 PUD SUBMITTALMJW16048902/21 /17NODATEREVISIONLHB16006PROJECT NO.I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly Licensed Professional Engineer under thelaws of the state of MINNESOTA.Stephen M. Johnston1891402/15/17NOT FORCONSTRUCTIONSHEET CERTIFICATIONREGISTRATION NO.DATECivil Engineering | Landscape Architecture | Construction Services901 N 3rd STREET, SUITE 120MINNEAPOLIS, MN 55401www.elanlab.comp 612.260.7980f 612.260.7990D E S I G NLEGENDSTORM STRUCTURE PROTECTIONSILT FENCEBIO ROLL SEDIMENT CONTROLSOD & LANDSCAPE PLANTINGMNDOT MIXTURE 35-221 DRY PRAIRIE GENERALBROADCAST SEEDINGTEMPORARY - MIXTURE 21-111 OATS COVER CROPSEEDING RATE PLS 36.5 LBS/AC.FIBER BLANKET (ALL SEEDED SLOPE >3:1)MNDOT MIXTURE 33-261 STORMWATER SOUTH & WESTBROADCAST SEEDINGTEMPORARY - MIXTURE 21-111 OATS COVER CROPSEEDING RATE PLS 35 LBS/AC.RESTORE ALL DISTURBED NON-PAVED AREAS WITH 6 INCHES OF TOPSOILAND SEED OR SOD AS INDICATED ON PLAN WITHIN 72 HOURS OFCOMPLETION OF GRADING ACTIVITY IN THAT PARTICULAR AREA.8040SCALE IN FEET Know what's below. Call before you dig. RC3.5EROSION CONTROLPLANLHB06-C305.DWGPSMNDOT MIXTURE 35-241 MESIC PRAIRIE GENERALBROADCAST SEEDINGTEMPORARY - MIXTURE 21-111 OATS COVER CROPSEEDING RATE PLS 36.5 LBS/AC. INFILTRATION BASINBOTTOM 922.02 YEAR 927.110 YEAR 929.0100 YEAR 932.5O F F I C EBUILDING 6BUILDING 7BUILDING 8BUILDING 9BUILDING 5BUILDING 1BUILDING 3>>>>>>>>>>>>>> >> >> >> >> >> >> >> >> >> >>>>>>>>>>>>>>> > > >>>>>>>ADDISON STREETFFE 948.11FFE 947.44FFE 948.78FFE 952.07FFE 951.40FFE 952.07FFE 952.11FFE 952.11BUILDING 4FFE 951.94FFE 951.94BUILDING 2FFE 952.35FFE 951.68FFE 951.68FFE 951.27FFE 948.40FFE 949.07FFE 947.74FFE 944.31FFE 943.64 FFE 944.28FFE 944.95> > > > > >FFE 945.87FFE 945.20>>>>>>F F E 9 4 3 . 6 4 >>>>>>>>>>>>>>>>>>>>>>>>>> >> >> >> > > > > > > > >>>>>>>>>>>>>>>1C5.3PLASTIC PIPEBEDDING(TYP)7C5.3SANITARY SERVICECONNECTION (TYP)5C5.3WATER SERVICE(TYP)4C5.3GATE VALVE &BOX (TYP)|||||||||||||||||||||||||||||||||||||||GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPSAN MHRE=945.2IE=914.6SAN MHRE=938.1IE=915.1SAN MHRE=932.7IE=915.7O U T L O T NO U T L O T MTNH=954.11 TNH=951.08 TNH=935.97 >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>SAN MHRE=951.3IE=912.624" PVC SANITARY SEWER12" DIP WATERMAIN >>||||||||||||||||||||||||||||||||8" PVC SANITARY SEWER8" DIP WATERMAIN>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>ELECELECELECELEC>>>>>>>>>>>>>>141ST STREET EASTCOUNTY ROAD NO. 73 (AKRON AVENUE) >> ||||SAN MHRE=933.55IE=916.55>>CBMH 1CBMH 17STMH 2CBMH 3CB 4CBMH 5CB 6CB 10CB 9CBMH 7CB 8CBMH 11CB 12CBMH 14CBMH 15CB 16CB 24CBMH 23CBMH 22CBMH 20CB 21CB 19CBMH 18CBMH 25CBMH 27CBMH 28CBMH 29CB 30CB 13FESHYDRANT WITH6" LEAD ANDGATE VALVE (TYP)HYDRANT WITH6" LEAD ANDGATE VALVE (TYP)HYDRANT WITH6" LEAD ANDGATE VALVE (TYP)EX SAN MHRE 933.55N IE 916.55S IE 916.65SAN MH 1RE 935.8N IE 917.15S IE 917.25SAN MH 3RE 940.88NW IE 918.09SW IE 920.09SAN MH 8RE 943.90SE IE 932.90SAN MH 4RE 941.0NW IE 929.93SW IE 929.93NE IE 927.93SAN MH 5RE 945.25W IE 933.37NE IE 933.27SAN MH 6RE 950.50N IE 934.77E IE 934.67SAN MH 7RE 947.70S IE 936.70SAN MH 2RE 939.4NW IE 917.73SE IE 917.83387'-8"PVC@0.5%384'-8"PVC@0.77%259'-8"PVC@0.5%16 7 ' - 8 " P V C @ 2 . 0 % 10 6 ' - 8 " P V C @ 7 . 4 %65'-8"PVC@0.4%120'-8"PVC@0.4%126'-8"PVC@0.4%8"-DIP8"-DIP 8"-DIP 8"-DIP8"-DIP8"-DIP8"-DIP8" - D I P 8" - D I P 8"-DIP8"-DIPREMOVE PLUG AND CONNECTTO 8" WATER STUB WITH 8"GATE VALVE8"X8" TEEWITH GATEVALVESEXTEND 8" DIP TO 10'BEYOND PAVEMENTAND PLUG.EXTEND 8" PVC TO 20'BEYOND PAVEMENTAND PLUG.8"X8" TEEWITH GATEVALVE8" 45d BEND8" 45d BENDEXTEND 8" DIP TOPROPERTY LINEAND PLUG.8"X8" TEEWITH GATEVALVES8" 45d BEND8" 11-1/4dBEND8" 11-1/4dBEND8" 11-1/4dBEND4"- D I P 6" - P V C 4" - D I P 6" - P V C 4" - D I P 6" - P V C4"-DIP6"-PVC4"-DIP6"-PVC4"-DIP6"-PVC4"-DIP6"-PVC4"-DIP6"-PVC4"-DIP6"-PVC3C5.3HYDRANT(TYP)8C5.3SANITARYMANHOLE(TYP)48'-8"PVC@0.4%CBMH 26CBMH 31CBMH 321SANITARY & WATER PLAN1" = 40'FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS1/2"x1/2" ON FULL SIZESHEETSCLIENT:1228 TOWN CENTRE DRIVEEAGAN, MN 55123DAKOTA COUNTY CDAPRESTWICK PLACEROSEMOUNT, MNNOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FOR701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.20291 02/21/17 PUD SUBMITTALMJW16048902/21 /17NODATEREVISIONLHB16006PROJECT NO.I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly Licensed Professional Engineer under thelaws of the state of MINNESOTA.Stephen M. Johnston1891402/15/17NOT FORCONSTRUCTIONSHEET CERTIFICATIONREGISTRATION NO.DATECivil Engineering | Landscape Architecture | Construction Services901 N 3rd STREET, SUITE 120MINNEAPOLIS, MN 55401www.elanlab.comp 612.260.7980f 612.260.7990D E S I G NUTILITY NOTES1.VERIFY ALL CONNECTIONS TO EXISTING UTILITY SERVICES PRIOR TO CONSTRUCTION. ANYDISCREPANCIES BETWEEN LOCATED UTILITIES AND THE EXISTING CONDITIONS PLAN SHOULD BE NOTEDAND FORWARDED TO THE ENGINEER.4.CONTRACTOR TO PROVIDE ADEQUATE MEANS AND METHODS TO ASSURE ADJACENT PROPERTY IS NOTDAMAGED DURING UTILITY INSTALLATION.5.PIPE LENGTHS SHOWN ARE MEASURED FROM CENTER OF STRUCTURE TO CENTER OF STRUCTURE.6.PIPE MATERIALS: (TO BE VERIFIED)WATERMAINDIP 6&8"CLASS 52 SAN SEWER PVC SDR 35 (8-18' DEEP), SDR 26 (18-26' DEEP)STORM SEWERHDPE (GREEN SPACE) OR RCP (UNDER STREETS) OR PVC FOR AREA DRAINSSANITARY SERVICEPVC SDR 26WATER SERVICE4" DIP (CLASS 53)7.ALL UTILITY CONSTRUCTION TO CONFORM WITH STATE, CITY ENGINEER'S ASSOCIATION OF MINNESOTA(CEAM), AND CITY OF ROSEMOUNT STANDARD SPECIFICATIONS.8.ADJUST ALL STRUCTURES, PUBLIC AND PRIVATE, TO PROPOSED GRADES WHERE DISTURBED. COMPLYWITH ALL REQUIREMENTS OF UTILITY OWNERS. STRUCTURES BEING RESET TO PAVED AREAS TO MEETOWNERS REQUIREMENTS FOR TRAFFIC LOADING.9.MAINTAIN 7.5' COVER ON ALL NEW WATERMAIN.LEGEND>>>>STORM SEWERSANITARY SEWERWATERMAIN8040SCALE IN FEET Know what's below. Call before you dig. RC4.1SANITARY &WATER PLANLHB06-C401.DWGSMJ O F F I C EBUILDING 6BUILDING 7BUILDING 8BUILDING 9BUILDING 5BUILDING 1BUILDING 3>>>>>>>>>>>>>> >> >> >> >> >> >> >> >> >> >>>>>>>>>>>>>>> > > >>>>>>>ADDISON STREETFFE 948.11FFE 947.44FFE 948.78FFE 952.07FFE 951.40FFE 952.07FFE 952.11FFE 952.11BUILDING 4FFE 951.94FFE 951.94BUILDING 2FFE 952.35FFE 951.68FFE 951.68FFE 951.27FFE 948.40FFE 949.07FFE 947.74FFE 944.31FFE 943.64 FFE 944.28FFE 944.95> > > > > >FFE 945.87FFE 945.20>>>>>>F F E 9 4 3 . 6 4 >>>>>>>>>>>>>>>>>>>>>>>>>> >> >> >> > > > > > > > >>>>>>>>>>>>>>>2C5.3CLASS BPIPE BEDDING(TYP)1C5.43'X4' CATCH BASIN(TYP)3C5.4CATCHBASINMANHOLE(TYP)2C5.4STORM MANHOLE(TYP)4C5.427" CATCHBASIN(TYP)5C5.4RIPRAP ATOUTLETS|||||||||||||||||||||||||||||||||||||||CATCHBASINRE=931.7IE=921.4CATCHBASINRE=932.5S IE=927.9E W IE=925.8CATCHBASINRE=932.5IE=928.7RE=931.9IE=922.6CATCHBASINRE=936.4S IE=931.8E IE=927.5N IE=927.5CATCHBASINRE=936.4IE=933.0CATCHBASINRE=945.6IE=941.7CATCHBASINRE=945.9IE=942.4CATCHBASINRE=945.4IE=941.8RE=946.1CATCHBASINRE=948.0IE=943.5CATCHBASINRE=948.3IE=943.9CATCHBASINRE=948.3IE=943.9CATCHBASINRE=948.1IE=944.0CATCHBASINRE=948.9IE=944.8CATCHBASINRE=950.3IE=945.9CATCHBASINRE=950.3IE=945.6CATCHBASINRE=950.0IE=946.2CATCHBASINRE=949.5IE=945.0CATCHBASINRE=949.1IE=945.3CATCHBASINRE=949.1IE=944.6CATCHBASINRE=949.6IE=944.8SAN MHRE=947.1IE=913.2CATCHBASINRE=932.4IE=928.6CATCHBASINRE=932.3IE=929.0GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPSTMHRE=932.8IE=922.8O U T L O T NO U T L O T MTNH=954.11 TNH=951.08 TNH=935.97 >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>12" DIP WATERMAIN >>||||||||||||||||||||||||||||||||DRAINAGE & UTILITY EASEMENTDRAINAGE & UTILITY EASEMENT 8" DIP WATERMAIN>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>STMHRE=946.4IE=941.2ELECELECELECELEC>>>>>>>>>>>>>>141ST STREET EASTCOUNTY ROAD NO. 73 (AKRON AVENUE) >> ||||>>72" CBMH 1RE 942.64IE 922.08 NEIE 928.53 SEIE 937.98 SW4' SUMP AND GRAVITY SEPARATORCBMH 17RE 942.64SW IE 938.12NE IE 938.124' SUMP AND GRAVITYSEPARATORSTMH 2RE 943.93IE 930.15 NWIE 930.35 SWIE 933.35 SE4' SUMP & GRAVITY SEPARATORCBMH 3RE 940.32IE 934.39 NWIE 934.39 EIE 936.75 WCB 4RE 940.32IE 936.82CBMH 5RE 939.79IE 934.73 WIE 936.22CB 6RE 939.79IE 936.29CB 10RE 941.44IE 938.94CB 9RE 942.0IE 939.5CBMH 7RE 941.50IE 931.97 NEIE 937.97 WIE 939.42 NWIE 939.33 SWIE 938.51 SECB 8RE 942.0IE 939.5CBMH 11RE 948.1IE 943.17 EIE 943.17 WIE 943.17 SCB 12RE 947.42IE 943.71 NIE 944.52 SCBMH 14RE 950.12IE 944.91 WIE 944.91 ECBMH 15RE 950.12IE 945.19 EIE 945.66 WCB 16RE 949.08IE 946.57CB 24RE 949.56IE 945.05CBMH 23RE 947.33IE 945.18CBMH 22RE 949.29IE 944.64 EIE 945.11 WCBMH 20RE 949.29IE 944.59 EIE 944.59 WIE 945.80 SCB 21RE 950.25IE 947.75CB 19RE 945.65IE 943.05CBMH 18RE 942.2IE 938.34 EIE 938.54 WIE 939.45 SWIE 938.54 NWCBMH 25RE 943.0IE 939.01 NIE 939.01 SCBMH 27RE 943.00IE 939.43 NIE 939.43 SCBMH 28RE 944.58IE 939.49 NIE 939.49 SCBMH 29RE 945.37IE 940.07 NWIE 939.60 SCB 30RE 942.40IE 940.30CB 13RE 948.26IE 944.76FESINV 922.0EX SAN MHSAN MH 1SAN MH 3SAN MH 8SAN MH 4SAN MH 5SAN MH 6SAN MH 7SAN MH 2108'-15"HDPE@0.5%104' -15 "HDPE@5 .0% 47'-15"RCP@0.5%83'-8" PVC@1.1%87'-15"HDPE@2.0%59'-8"PVC@0.4%46'-15"RCP@0.25%52'-15"HDPE@0.8%31'-15"HDPE@0.2%59'-15"HDPE@0.8%75'-8"PVC@2.5%39'-8" PVC@2.5%45'-8"PVC@8.0%110'-15"HDPE@5.5%71' - 1 8 " H D P E @ 0 . 3 %28'-18"RCP@0.5%84 ' - 3 6 " R C P @ 0 . 1 %108'-8"PVC@0.4%28'-15 RCP@0.25%28'-15"RCP@0.25%56' -15 "RCP@0.6%28'-15"RCP@1.0%28'-15"RCP@0.2%20'-8"PVC@0.4%108'-18"RCP@1.5%173'-15"RCP@0.6%108 ' - 1 5 " R C P @ 1 . 5 %26'-8"PVC@0.65%17'-8" PVC@0.4%CBMH 31RE 932.3IE 922.23 WIE 928.70 E4' SUMP & GRAVITYSEPARATORCB 32RE 932.4IE 940.3041'-15"RCP@0.5%65'-15"RCP@0.5%DRAINAGE ANDUTILITY EASEMENT(TYP.)DRAINAGE ANDUTILITY EASEMENT(TYP.)CB 26RE 945.0IE 942.520'-8"PVC@15%1STORMWATER MANAGEMENT PLAN1" = 40'FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS1/2"x1/2" ON FULL SIZESHEETSCLIENT:1228 TOWN CENTRE DRIVEEAGAN, MN 55123DAKOTA COUNTY CDAPRESTWICK PLACEROSEMOUNT, MNNOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FOR701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.20291 02/21/17 PUD SUBMITTALMJW16048902/21 /17NODATEREVISIONLHB16006PROJECT NO.I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly Licensed Professional Engineer under thelaws of the state of MINNESOTA.Stephen M. Johnston1891402/15/17NOT FORCONSTRUCTIONSHEET CERTIFICATIONREGISTRATION NO.DATECivil Engineering | Landscape Architecture | Construction Services901 N 3rd STREET, SUITE 120MINNEAPOLIS, MN 55401www.elanlab.comp 612.260.7980f 612.260.7990D E S I G NUTILITY NOTES1.SEE SHEET C4.1 FOR UTILITY NOTES AND LEGEND.8040SCALE IN FEET Know what's below. Call before you dig. RC4.2STORMWATERMANAGEMENTPLANLHB06-C402.DWGSMJ 11TYPICAL STREET SECTION* SUBGRADE MUST BE WITHIN + OR - .10' AND BE APPROVED BY ENGINEER.2%2%FACE TO FACESTREET WIDTH 28' 5'62' BITUMINOUS PAVEMENT1.5" BITUMINOUS WEAR (MNDOT 2360)WEARING COURSE MIXTURE (2,B) SPWEA240E)TACK COAT (MNDOT 2357)1.5" BITUMINOUS NON-WEAR (MNDOT 2360 TYPE 12.5NON-WEARING COURSE MIXTURE (2,B) SPNWA230E)8" AGGREGATE BASE (MNDOT 3138 CL5 OR CL7)COMPACTED SUBGRADENO SCALE 17' 17' 22'GARAGE WALL 22'GARAGE WALL PATIO PATIO NO SCALE1CONCRETE CURB & GUTTERNO SCALE2CONCRETE DRIVEWAY APRONNO SCALE3PEDESTRIAN CURB RAMPNO SCALE4PERMANENT BARRICADEFILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS1/2"x1/2" ON FULL SIZESHEETSCLIENT:1228 TOWN CENTRE DRIVEEAGAN, MN 55123DAKOTA COUNTY CDAPRESTWICK PLACEROSEMOUNT, MNNOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FOR701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.20291 02/21/17 PUD SUBMITTALMJW16048902/21 /17NODATEREVISIONLHB16006PROJECT NO.I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly Licensed Professional Engineer under thelaws of the state of MINNESOTA.Stephen M. Johnston1891402/15/17NOT FORCONSTRUCTIONSHEET CERTIFICATIONREGISTRATION NO.DATECivil Engineering | Landscape Architecture | Construction Services901 N 3rd STREET, SUITE 120MINNEAPOLIS, MN 55401www.elanlab.comp 612.260.7980f 612.260.7990D E S I G NMAXIMUM SPACING 120'. ALSO USE WHEN ABUTTING BUILDINGS.SPACING:4'5'6'WALKWALKWALK- 4' C/C- 5' C/C- 6' C/C1/4"R1/4"RJOINT SEALERNON-BITUMINOUS JOINT FILLEREXPANSION JOINTTOOLED CONTROL JOINT3" CAP OR4" SIDEWALK 1/2"1/2"3/8"1/8"4" WALKSEE NOTE 1FOR 3" CAP1"3" THICK CONCRETE CAP: 10'X10' MAX10NO SCALECONCRETE WALKWAY SECTION4" CONCRETE PAVEMENTCOMPACT SUBGRADE6" AGGREGATE BASE(MNDOT 3138 CL5)7ACCESSIBILITY SIGNAGENO SCALEFORM CONCRETEPYRAMID ON TOPATTACH SIGN TO POST WITHAPPROPRIATE STAINLESS STEEL BOLTS,WASHERS & NUTS. (TYP AT TOP AND BOTTOM OFSIGN)NOTE:SIGNAGE SHALL MEET THE REQUIREMENTOF MN MUTCD R7-8n AND R7-8P4X4 SQUARE STEEL PIPE BOLLARDCONCRETE FILLED, PAINTED TO MATCHARCHITECTURAL TRIM COLOR48"20" DIAFOOTINGSYMBOL 6"X6"24"PARKINGVEHICLE IDREQUIREDUP TO $200 FINEFOR VIOLATIONVANACCESSIBLE36"SIGN FACE ATPARKING STALLALL BARS TO BE0.25" HIGH BY 8" WIDEAT ACCESS AISLEACCESS AISLENO PARKING2"X2" ADJUSTABLE PER-ORATED SIGN STOCK SET INCONCRETE, CENTERED IN BOLLARD60" FROM PARKING SURFACETO BOTTOM OF SIGNAGESEALANTPITCH, SMOOTH CONCRETE FINISHFINISHED GRADE8"74"8BITUMINOUS PAVEMENT SECTIONNO SCALE1.5" BITUMINOUS WEAR(MNDOT 2360 WEARING COURSEMIXTURE SPWEA240B)OVER TACK COAT MNDOT 23571.5" BITUMINOUS NON-WEAR(MNDOT 2360 NON-WEARING COURSEMIXTURE SPNWB230B)8.0" AGGREGATE BASE(MNDOT 3138 CL5)COMPACTED SUBGRADE6SIDEWALK JOINTNO SCALE9BITUMINOUS DRIVEWAY PAVEMENT SECTIONNO SCALE2.0" BITUMINOUS WEAR(MNDOT 2360 WEARING COURSEMIXTURE SPWEA240B)OVER TACK COAT MNDOT 23576.0" AGGREGATE BASE(MNDOT 3138 CL5)COMPACTED SUBGRADECURB & GUTTEREXPANSION JOINT (BOTH SIDES)1'2'1'5DEPRESSED CURBNO SCALEC5.1DETAILSLHB06-C501.DWGPS 1 1/2"10"#8 GAUGE WIRETYPICAL STAPLESPRESS ENDS 6 INCHESINTO THE SOIL AROUNDSTRUCTURES AND STAPLESECURELYWHEN USING NETTING IN CHANNELS, ROLL OUTSTRIPS OF NETTING PARALLEL TO THE DIRECTION OF FLOW AND OVER THE PROTECTIVE MULCH.1.2.3.4.MAINTENANCE:APPLY LIME, FERTILIZER AND SEED BEFORE LAYING THE NET OR MAT.START LAYING THE NET FROM THE TOP OF THE CHANNEL OR SLOPE AND UNROLL IT DOWN THEGRADE. ALLOW NETTING TO LAY LOOSELY ON THE SOIL BUT WITHOUT WRINKLES - DO NOT STRETCH.MAT OR BLANKET - TYPE PRODUCT SHOULD PROVIDE AT LEAST 30% COVERAGE OF THE SURFACEWHERE IT IS APPLIED.TO SECURE THE NET, BURY THE UPSLOPE END IN A SLOT OR TRENCH NO LESS THAN 6 INCHES DEEP,COVER WITH SOIL, AND TAMP FIRMLY AS SHOWN. STAPLE THE NET EVERY 12 INCHES ACROSSTHE TOP END AND EVERY 3 FOOT AROUND THE EDGES AND BOTTOM. WHERE 2 STRIPS OF NET ARELAID SIDE BY SIDE, THE ADJACENT EDGES SHOULD BE OVERLAPPED 3 INCHES AND STAPLED TOGETHER.EACH STRIP OF NETTING SHOULD ALSO BE STAPLED DOWN THE CENTER, EVERY 3 FOOT. DO NOT STRETCHTHE NET WHEN APPLYING STAPLES.TO JOIN TWO STRIPS, CUT A TRENCH AND ANCHOR THE END OF THE NEW NET. OVERLAP THE END OFTHE PREVIOUS ROLL 18 INCHES, AS SHOWN, AND STAPLE EVERY 12 INCHES JUST BELOW THE ANCHOR SLOTINSPECT ALL MULCHES PERIODICALLY, AFTER RAINSTORMS TO CHECK FOR RILL EROSION, DISLOCATION,OR FAILURE. WHEN EROSION IS OBSERVED, APPLY ADDITIONAL MULCH. IF WASHOUT OCCURS, REPAIRTHE SLOPE GRADE, RESEED, AND REINSTALL MULCH. CONTINUE INSPECTIONS UNTIL VEGETATION ISFIRMLY ESTABLISHED.FLOWFLOWFLOWFLOW3NO SCALEEROSION CONTROL BLANKETA.BURY THE TOP END OF THEMATTING STRIPS IN A TRENCH 6INCHES OR MORE IN DEPTH.B.TAMP THE TRENCH FULL OFSOIL. SECURE WITH ROW OFSTAPLES, 10 INCH SPACING, 4INCHES DOWN FROM THETRENCH.C.OVERLAP - BURY UPPER END OFLOWER STRIP AS IN "A" AND "B".OVERLAP END OF TOP STRIP 18INCHES AND STAPLE.D. EROSION STOP - FOLD OF MATTING BURIED IN SLIT TRENCH AND TAMPEDDOUBLE ROW OF STAPLES.SILT FENCETEMPORARY BERMGRADIENTTEMPORARY BERMSILT FENCEEXCAVATED BASINGRADIENT1.EXCAVATED BASIN SHALL HAVE A MINIMUM 10 YARD CAPACITY.2.FOLLOWING CONSTRUCTION, OR WHEN 1/2 OF CAPACITY IS LOST, CONTRACTORSHALL REMOVE ACCUMULATED CONCRETE FROM SITE AND DISPOSE OF ATPROPER FACILITY.3.PREFABRICATED BASIN MAY BE ACCEPTABLE. SUBMIT SPECIFICATIONS TOENGINEER FOR APPROVAL.4.ALTERNATIVE CONCRETE WASHOUT DESIGNS WHICH FUNCTION IN AN EQUAL ORBETTER FASHION ARE ACCEPTABLE.EXCAVATED BASINIMPERMEABLE LINERBURY 4" BELOW GRADE4CONCRETE WASHOUT AREANO SCALENO SCALE1ROCK CONSTRUCTION ENTRANCENO SCALE2INLET PROTECTIONFILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS1/2"x1/2" ON FULL SIZESHEETSCLIENT:1228 TOWN CENTRE DRIVEEAGAN, MN 55123DAKOTA COUNTY CDAPRESTWICK PLACEROSEMOUNT, MNNOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FOR701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.20291 02/21/17 PUD SUBMITTALMJW16048902/21 /17NODATEREVISIONLHB16006PROJECT NO.I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly Licensed Professional Engineer under thelaws of the state of MINNESOTA.Stephen M. Johnston1891402/15/17NOT FORCONSTRUCTIONSHEET CERTIFICATIONREGISTRATION NO.DATECivil Engineering | Landscape Architecture | Construction Services901 N 3rd STREET, SUITE 120MINNEAPOLIS, MN 55401www.elanlab.comp 612.260.7980f 612.260.7990D E S I G NNO SCALENO SCALE6BIO ROLL SEDIMENT CONTROL5 SILT FENCEC5.2DETAILSLHB06-C502.DWGPS 1NO SCALEPLASTIC PIPE BEDDINGNO SCALECLASS B PIPE BEDDING2(SP SOIL)BACKFILL MATERIALLINE OF TRENCH12" MAX6"BELL SECTIONSSHAPE TRENCH TO MATCH116" MIN12"GRANULAR BACKFILL. SEESPECIFICATIONS FORCOMPACTIONREQUIREMENTS(SP SOIL)BEDDING MATERIALGRANULAR FOUNDATION CLASS BDENSELYCOMPACTEDFILL MATERIALCOMPACTEDGRANULARMATERIALTHE PIPE IS BEDDED IN COMPACTED GRANULAR MATERIAL PLACED UP TO A HEIGHT EQUAL TOONE-HALF THE OUTSIDE DIAMETER OF THE PIPE. THE DEPTH OF THE GRANULAR BEDDINGBELOW THE PIPE IS A MINIMUM OF 3" FOR 27" DIAMETER AND SMALLER PIPE, 6" FOR 66"DIAMETER AND LARGER PIPE, AND 4" FOR INTERMEDIATE SIZES. THE INITIAL FILL MATERIALSHOULD BE DENSELY COMPACTED UP TO A HEIGHT OF 12" OVER THE TOP OF THE PIPE.FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS1/2"x1/2" ON FULL SIZESHEETSCLIENT:1228 TOWN CENTRE DRIVEEAGAN, MN 55123DAKOTA COUNTY CDAPRESTWICK PLACEROSEMOUNT, MNNOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FOR701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.20291 02/21/17 PUD SUBMITTALMJW16048902/21 /17NODATEREVISIONLHB16006PROJECT NO.I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly Licensed Professional Engineer under thelaws of the state of MINNESOTA.Stephen M. Johnston1891402/15/17NOT FORCONSTRUCTIONSHEET CERTIFICATIONREGISTRATION NO.DATECivil Engineering | Landscape Architecture | Construction Services901 N 3rd STREET, SUITE 120MINNEAPOLIS, MN 55401www.elanlab.comp 612.260.7980f 612.260.7990D E S I G NNO SCALENO SCALE6WATER OFFSET5NO SCALE3HYDRANTNO SCALE4GATE VALVE & BOXWATER SERVICENO SCALE7SANITARY SERVICE CONNECTIONNO SCALE8SANITARY MANHOLE C5.3DETAILSLHB06-C503.DWGPS 5RIPRAP AT OUTLETSNO SCALENO SCALE1CATCHBASINNO SCALE2STORM MANHOLE6"NOTES:24"X36" SLAB OPENING FOR NEENAHCASTING NO. R-3067 WITH TYPE V GRATE(OR APPROVED EQUAL)DIMENSION FROM BACK OF CURB TO CENTER OF PIPE. 4'DIA. M.H.-9" IN FROM BACK OF CURB 6'DIA. M.H.-3" BEHIND BACK OF CURB 8'DIA. M.H.-15" BEHIND BACK OF CURBMIN. SLAB THICKNESS 6" FOR 14' DEPTH.INCREASE THICKNESS 1" FOR EACH 4' OFDEPTH GREATER THAN 14' AND REINFORCEWITH 6"X6", 10/10 MESH.GROUT BOTTOM TO 1/2 DIA. OF PIPE.FULL BED OF MORTAR BETWEEN AND A 6"COLLAR ON THE OUTSIDE OF THE RINGS.6" PRECAST REINFORCE CONCRETE SLAB.ALL JOINTS IN MANHOLE TO HAVE RUBBER GASKETS.PRECAST CONCRETE MANHOLE SECTION.MANHOLE STEPS NEENAH R1981J PLASTIC COATED OR APPROVED EQUAL, 16" O.C. USE PRECAST SECTIONS WHENEVER POSSIBLE.USE MIN. 4' DIAMETER MANHOLE SECTIONS FOR PIPE SIZES UP TO 36" DIAMETER.DOGHOUSES SHALL BE GROUTED ON BOTHTHE OUTSIDE AND INSIDE.SLAB AND TOP OF MANHOLE SECTION.MATERIAL TO BE PLACED BETWEENRAMNEK OR SIMILAR GASKET TYPE3CATCH BASIN MANHOLENO SCALE427" CATCH BASINNO SCALEPRECASTCONCRETEVARIES TO 3' MIN.27" DIASLOPE 1" PER FT.R-4342 CASTING R-4342 CASTINGCASTING(SEE PLAN)HIGH DENSITY INTERLOCKINGPOLYETHYLENE ADJUSTMENT RINGSPROVIDE A MINIMUM OF 2" AND AMAXIMUM OF 10" OF TOTAL ADJUSTMENT.USE LARGER SIZE RINGS TO REDUCETHE NUMBER OF JOINTS. INCLUDE ONE2" RING IMMEDIATELY UNDER THECASTING.HIGH DENSITY INTERLOCKING POLYETHYLENEADJUSTMENT TO PROVIDE A MINIMUM OF 2" AND AMAXIMUM OF 10" OF TOTAL ADJUSTMENT. USELARGER SIZE RINGS TO REDUCE THE NUMBER OFMORTAR JOINTS. INCLUDE ONE 2" RINGIMMEDIATELY UNDER THE CASTING, AND ANY OTHER2" RINGS UNDER THE LARGER SIZE RINGS.FILE:DRAWN BY:CHECKED BY:PROJ. NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:THIS SQUARE APPEARS1/2"x1/2" ON FULL SIZESHEETSCLIENT:1228 TOWN CENTRE DRIVEEAGAN, MN 55123DAKOTA COUNTY CDAPRESTWICK PLACEROSEMOUNT, MNNOT FOR CONSTRUCTIONPRELIMINARYCOPYRIGHT 2013 BY LHB, INC. ALL RIGHTS RESERVED.NODATEISSUED FOR701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.20291 02/21/17 PUD SUBMITTALMJW16048902/21 /17NODATEREVISIONLHB16006PROJECT NO.I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly Licensed Professional Engineer under thelaws of the state of MINNESOTA.Stephen M. Johnston1891402/15/17NOT FORCONSTRUCTIONSHEET CERTIFICATIONREGISTRATION NO.DATECivil Engineering | Landscape Architecture | Construction Services901 N 3rd STREET, SUITE 120MINNEAPOLIS, MN 55401www.elanlab.comp 612.260.7980f 612.260.7990D E S I G NPREFORMEDINVERTC5.4DETAILSLHB06-C504.DWGPS618" CATCH BASINNO SCALE