HomeMy WebLinkAbout7.a. Request by Mark Elliot Homes for the 26 Lot Final Plat of Harmony Villas 2nd Addition
EXECUTIVE SUMMARY
Planning Commission Meeting Date: February 27, 2018
Tentative City Council Meeting Date: March 19, 2018
AGENDA ITEM: Case 18-10-FP: Request by Mark Elliot
Homes for the 26 Lot Final Plat of Harmony
Villas 2nd Addition.
AGENDA SECTION:
New Business
PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 7.a.
ATTACHMENTS: Location Map; Harmony Villas 2nd Addition
Final Plat; Updated Harmony Village Plans:
Cover Sheet, Existing Conditions (Prior to
Phase 1), Site Plan, Grading Plan, Storm
Water Plan, Utility Plan, Landscape Plan;
City Engineer Memo 2/22/18;
APPROVED BY: K.L.
RECOMMENDED ACTIONS: Motion to Recommend that the City Council Approve the
Final Plat for Harmony Villas 2ndAddition, subject to the following conditions:
1. Dedication of standard drainage and utility easements
2. Execution of a Subdivision Agreement.
3. Compliance with the conditions and standards within the City Engineer’s
Memorandum dated February 22, 2018.
SUMMARY
Applicant: Mark Elliot Homes (Mark Pasvogel)
Location: Outlot A Harmony Villas Addition
Gross Acres: 4.16 Acres
Met Council Net Acres: 4.16 Acres
Proposed Lots: 26 Lots
Gross Density: 6.25 Units/Acre
Net Density: 6.25 Units/Acre
Existing Comp Plan Designation: MDR – Low Density Residential
Existing Zoning: R3 PUD – Medium Density Residential/Planned Unit
Development
The applicant, Mark Elliot Homes, requests approval of a Final Plat for Harmony Villas 2nd Addition to
allow development of 26 single-family attached (townhouse) lots. The final plat is necessary to facilitate
subdivision of the subject property into individual residential lots. The Planning Commission previously
reviewed and approved an amendment to the Harmony Planned Unit Development to allow for the two and
four-unit townhouses within this subdivision in addition to a final plat for the first phase of the project. At
this time, the developer is now requesting final plat approval for the second phase. The overall development
plans for the site (including grading, storm water management, and utilities) have not changed from the
2
preliminary approval with one minor exception: three feet in length has been added to each of the garage
units. This change does not alter the plat or any of the approved plans, and staff finds that the resulting
design is consistent with the one documented in the previous PUD amendment.
Staff finds the application consistent with the Harmony Villas Addition Preliminary Plat that was approved
by the City Council on June 20, 2017 and recommends approval of this application subject to the conditions
within the recommended action.
ISSUE ANALYSIS
Legal Authority. This application is a Quasi-Judicial action. The final plat application is Quasi-Judicial
because the City has a set of standards and requirements for reviewing this type of application that is
described in detail below. Generally, if the final plat meets the ordinance requirements it must be
approved.
Streets & Access. All streets internal to the development will be private, with two entrances off of
Bronze Parkway. The easternmost access to Bronze Parkway was constructed with the first project phase,
and the western access point will be constructed with phase two. The streets primarily used for circulation
are designed to meet the City’s specifications 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.
Final Plat. The City Council approved a simple plat for the entire Harmony Villas project on March 21,
2017; however, the developer later requested to split the project into two phases to better align with the
expected marketing and construction of the homes. The Council approved a final plat for the eastern 16
of the planned 42 lots at a meeting on June 20, 2017. The applicant has now submitted a request to plat
the western 26 lots that are associated with phase two. The site and construction plans submitted for the
overall project have been submitted in conjunction with the current request, and have been reviewed by
staff for consistency with the previous approvals.
Grading . The mass grading for this plat was completed with the grading for the original Harmony PUD
project. The final site grading will be completed following the installation of the private streets and public
utilities needed to serve the subdivision.
Streets and Urban Infrastructure . 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.
Parks and Open Space. The park dedication requirements for Harmony have been paid or been
achieved through land dedication. There are no new Park fees created by the request.
3
Engineering Comments. The Assistant City Engineer has reviewed the proposed Harmony Villas 2nd
Addition Final Plat and the plans for the entire Harmony Villas Addition Preliminary Plat and has a few
minor concerns. Comments regarding this application are detailed in the attached memo dated February
22, 2018.
CONCLUSION & RECOMMENDATION
Staff recommends approval of the Final Plat for Harmony Villas Addition creating 26 single family lots.
This recommendation is based on the information submitted by the applicant, findings made in this report
and the conditions detailed in the attached memorandums.
HARMONY VILLAS
Property Information
Febru ary 14, 2017
0 450 900225 ft
0 130 26065 m
1:4,800
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification.
LOUCKS
KNOW ALL PERSONS BY THESE PRESENTS: That Mark Elliot Homes, LLC, a Minnesota limited liability company, owner of the following described property situated in
the County of Dakota, State of Minnesota, to wit:
Outlot A, HARMONY VILLAS, according to the recorded plat thereof, Dakota County, Minnesota.
Has caused the same to be surveyed and platted as HARMONY VILLAS 2ND ADDITION and does hereby dedicate to the public for public use the drainage and utility
easement as created by this plat.
In witness whereof said Mark Elliot Homes, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this ______ day of
__________________, 20____.
MARK ELLIOT HOMES, LLC
Signed: _______________________________________________
By: _______________________________________________, as _________________________
STATE OF MINNESOTA
COUNTY OF _________________________
The foregoing instrument was acknowledged before me on this ______ day of __________________, 20____, by _____________________________________, as
_________________________, of Mark Elliot Homes, LLC, a Minnesota limited liability company, on behalf of the company.
_______________________________________________________________________________________
Notary Public, ____________________ County, Minnesota Notary Printed Name
My Commission Expires January 31, 20____
I, Max L. Stanislowski, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of
Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments
depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd.
3, existing as of the date of this certificate are shown and labeled on this Plat; and all public ways are shown and labeled on this plat.
Dated this ______ day of __________________, 20____.
_______________________________________________
Max L. Stanislowski, Licensed Land Surveyor,
Minnesota License No. 48988
STATE OF MINNESOTA
COUNTY OF ____________________
The foregoing instrument was acknowledged before me on this ______ day of __________________, 20____, by Max L. Stanislowski, a Licensed Land Surveyor.
_______________________________________________________________________________________
Notary Public, ____________________ County, Minnesota Notary Printed Name
My Commission Expires _________________________
CITY PLANNING COMMISSION, CITY OF ROSEMOUNT, MINNESOTA
Approved by the Planning Commission of the City of Rosemount, Minnesota this ______ day of __________________, 20____.
By _____________________________________, Chair
CITY COUNCIL, CITY OF ROSEMOUNT, MINNESOTA
This plat was approved by the City Council of the City of Rosemount, Minnesota, this ______ day of __________________, 20____, and hereby certifies compliance with all
requirements as set forth in Minnesota Statutes, Section 505.03, Subd. 2.
By _____________________________________, Mayor By _____________________________________, Clerk
COUNTY SURVEYOR, Dakota County, Minnesota
I hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this ______ day of __________________,
20____.
By _____________________________________, Dakota County Surveyor
Todd B. Tollefson
DEPARTMENT OF PROPERTY TAXATION AND RECORDS, Dakota County, Minnesota
Pursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable in the year 20___ on the land
hereinbefore described have been paid. Also, pursuant to Minnesota Statutes, Section 272.12, there are no delinquent taxes and transfer has been entered on this
______ day of __________________, 20____.
By _____________________________________, Department of Property Taxation and Records By _____________________________________,
Deputy
COUNTY RECORDER, County of Dakota, State of Minnesota
I hereby certify that this plat of HARMONY VILLAS 2ND ADDITION, was filed in the Office of the County Recorder for public record on this ______ day of
__________________, 20____, at ______ o'clock ____ .M. and was duly filed in Book ____________ of Plats, Page ______, as Document Number ________________________.
By _____________________________________, County Recorder By _____________________________________, Deputy
VICINITY MAP
S.E.1/4N.E.1/4S.W.1/4
N.W.1/4
N
N
SCALE IN FEET
0 40
SITE
LOUCKS
W:\2016\16430\CADD DATA\CIVIL\_dwg Sheet Files\C16430 C0-1 Cover SheetPlotted: 01 /09 / 2018 1:53 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
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
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
17850 KENWOOD TRAIL
LAKEVILLE, MN 55044
C0-1 COVER SHEET
C2-1
C3-1
C3-2 - C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN & NOTES
OVERALL UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
C1-1 EXISTING CONDITIONS
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
ZHW/GAJ
TWM
01/11/18
04/13/17
04/13/17 Construction Documents
05/08/17 City Comments
09/06/17 STMH 112 Addition
01/11/18 Phase 2
C4-2 - C4-6 S&W PROFILES
C5-1 - C5-2 STORM SEWER PROFILES
C6-1 - C6-5 STREET PROFILES
Gopher State One Call
LANDSCAPE/TREE PRESERVATION PLANL1-1
CONSTRUCTION PLANS FOR:
LOUCKS ASSOCIATES
7200 HEMLOCK LANE
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002
OWNER.
3
ROSEMOUNT, MINNESOTA
SWPPP PLANC3-2
SANITARY SEWER & WATERMAIN PLAN & PROFILE
STORM SEWER PLAN & PROFILE
DETAILS
OVERALL UTILITY PLAN
DETAILS
C8-2
C4-1
C4-2
C5-1
C8-1
LOCATION
PROPOSED SITE
GRADING PLAN
EXISTING CONDITIONS
SHEET INDEX
C0-1 COVER SHEET
SITE PLAN
C1-1
C2-1
C3-1
STORM SEWER & STREET CONSTRUCTION
VICINITY MAP
SITE, GRADING, SANITARY SEWER, WATERMAIN,
HARMONY VILLAS
APPROVED
ROSEMOUNT CITY ENGINEER
JOHN MORAST, P.E. DATE:
MAPLE GROVE, MINNESOTA 55369
DESIGN CONSULTANTS
DEVELOPER
CIVIL ENGINEER
LAKEVILLE, MN 55044
17850 KENWOOD TRAIL
MARK ELLIOT HOMES
SUITE 300
FAX: 763-424-5822
TEL: 763-424-5505
TEL: 612-226-5060
TODD MCLOUTH
MARK PASVOGEL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE
WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
WARNING:
AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND
7
C3-3 SWPPP NOTES
LANDSCAPE DETAILSL2-1
STORM SEWER PLAN & PROFILEC5-2
STREET PLAN & PROFILEC6-1
STREET PLAN & PROFILEC6-2
COVER SHEET
C0-1
SANITARY SEWER & WATERMAIN PLAN & PROFILEC4-3
SANITARY SEWER & WATERMAIN PLAN & PROFILEC4-4
SANITARY SEWER & WATERMAIN PLAN & PROFILEC4-5
SANITARY SEWER & WATERMAIN PLAN & PROFILEC4-6
STREET PLAN & PROFILEC6-3
STREET PLAN & PROFILEC6-4
STREET PLAN & PROFILEC6-5
LOUCKS
W:\2016\16430\CADD DATA\CIVIL\_dwg Sheet Files\C16430 C1-1 Existing ConditionsPlotted: 01 /09 / 2018 1:53 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
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
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
17850 KENWOOD TRAIL
LAKEVILLE, MN 55044
C0-1 COVER SHEET
C2-1
C3-1
C3-2 - C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN & NOTES
OVERALL UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
C1-1 EXISTING CONDITIONS
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
ZHW/GAJ
TWM
01/11/18
04/13/17
04/13/17 Construction Documents
05/08/17 City Comments
09/06/17 STMH 112 Addition
01/11/18 Phase 2
C4-2 - C4-6 S&W PROFILES
C5-1 - C5-2 STORM SEWER PROFILES
C6-1 - C6-5 STREET PROFILES
EXISTING CONDITIONS
N EXISTING
CONDITIONS
C1-1
SURVEY LEGEND
SPOT ELEVATION
GATE VALVE
SIGN
LIGHT POLE
SANITARY MANHOLE
HYDRANT
STORM MANHOLE
CATCH BASIN
CONTOUR
CONCRETE CURB
STORM SEWER
SANITARY SEWER
WATERMAIN
UNDERGROUND ELECTRIC
CONCRETE
ELECTRIC TRANSFORMER
ELECTRIC MANHOLE
HAND HOLE
UNDERGROUND GAS
YARD LIGHT
MISC FRUIT
MAPLE
AS
FR
MA
CONIFEROUS TREE
DECIDUOUS TREE
ASH
FLARED END SECTION
TOP OF CURBTC
SET 1/2 INCH X 14 INCH IRON
MONUMENT, MARKED "LS 48988"
DRILLHOLE
Phase 2Phase10+001+002+003+004+00
5+00
6+00
7+00 8+009+009+83.090+001+001+790+001+002+003+003+78.940+001+002+003+004+004+09.280+001+002+000+002+26.53LOUCKS
W:\2016\16430\CADD DATA\CIVIL\_dwg Sheet Files\C16430 C2-1 Site PlanPlotted: 01 /09 / 2018 1:53 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
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
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
17850 KENWOOD TRAIL
LAKEVILLE, MN 55044
C0-1 COVER SHEET
C2-1
C3-1
C3-2 - C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN & NOTES
OVERALL UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
C1-1 EXISTING CONDITIONS
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
ZHW/GAJ
TWM
01/11/18
04/13/17
04/13/17 Construction Documents
05/08/17 City Comments
09/06/17 STMH 112 Addition
01/11/18 Phase 2
C4-2 - C4-6 S&W PROFILES
C5-1 - C5-2 STORM SEWER PROFILES
C6-1 - C6-5 STREET PROFILES
LAYOUT PLAN
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 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'SURMOUNTABLE
CURB & GUTTER (TYP)
R5' (TYP)
18'
TYP 9'TYPZONING
OUTLOT G, HARMONY ADDITION, DAKOTA COUNTY, MN
LEGAL DESCRIPTION
PHASE 1 LOTS 1-8, PHASE 2 LOTS 13-22 42,336 SF, 0.97 AC.
PHASE 1 LOTS 9-16, PHASE 2 LOTS 1-12, 23-26 79,920 SF, 1.84 AC.
TOTAL UNITS
PHASE 1 16
PHASE 2 26
TOTAL 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
SITE AREAS
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-FBROOKSIDE PATHBROOKSTONE PATHBROOKVIEW PATHBROOK PATH137th
S
T.
73
PROPOSED STREET LIGHT
SAWCUT & REMOVE PORTION
OF BITUMINOUS SURFACE
SAWCUT & REMOVE PORTION
OF CONCRETE WALK
SAWCUT & REMOVE PORTION
OF CONCRETE RAMP
SAWCUT & REMOVE
CONCRETE RAMP
Phase 2Phase10+001+002+003+004+00
5+00
6+00
7+00 8+009+009+83.09960962960960962962
960
9609
5
8
958958
956956954954
956958958958
960
962
964
962
960
956958
956
958
954
HP 61.5+++++++++++++++++++++++HP 63.5
63.0
TC 63.6
GL 63.3
EX 62.5
TC 63.2
EX GL 62.9
HP62.8
61.8
61.0++FFE 64.5
FFE 63.5
++FFE 63.0
FFE 62.0
++FFE 62.5
FFE 61.5
++FFE 60.5
FFE 59.5
++FFE 59.0
FFE 58.096061.5
HP62.0 1.0%1.0%++++FFE 63.3
FFE 63.3
FFE 62.3
FFE 62.3 ++++FFE 62.0
FFE 62.0
FFE 62.0
FFE 62.0 ++++FFE 61.5
FFE 61.5
FFE 62.5
FFE 62.5
++++FFE 60.5
FFE 60.5
FFE 59.5
FFE 59.5 ++++FFE 58.5
FFE 58.5
FFE 57.5
FFE 57.5 ++++FFE 56.8
FFE 56.8
FFE 55.8
FFE 55.8 ++FFE 54.5
FFE 54.5++FFE 56.0
FFE 56.0++FFE 60.0
FFE 60.0++FFE 63.5
FFE 63.51.0%TC 61.2
GL 60.7
TC 61.0
GL 60.5
61.8++++1.96%1.96%0.94%0.94%+56.8
59.0
59.0
57.0++++++++++TC 59.8
GL 59.3
TC 59.5
GL 59.0 1.16%0.95%1.02%1.02%1.06%2.24%+62.0
+CC 60.4
61.0+59.8+58.9++CC 60.2 +63.0++++++++++++++++++++++++++++++1.01%1.01%1.01%+52.81.01%GB 54.3
54.05.0%+59.8
1.1%
GB 58.6
1.14%
58.3
1.1%
58.5
58.2
56.7
958
960
956 956956958958954954TC 57.4
GL 56.9
TC 56.7
GL 56.2
CC 56.2 2.80%GB 56.9
GB 56.25.16%LP 57.8
1.28%
58.5
58.8
57.5+TC 57.4
GL 56.9
TC 56.7
GL 56.2
56.3
55.3
1.08%58.5
58.2
TC 58.8
GL 58.3
TC 58.5
GL 58.0
TC 55.7
GL 55.2
TC 54.9
GL 54.4
CC 54.3
57.7
TC 62.0
GL 61.5
TC 61.0
GL 60.5
59.5
59.0
58.2
5.0%2.83%960
61.0
63.0
EX 63.0 EX TC 63.7
EX GL 63.2EX TC 63.2
EX GL 62.7
+61.0 2.0%GB 61.0
GB 59.5
+GB 60.2
59.7
57.0
54.6
55.3 +54.0
55.5
958
59.558.5
62.8
+INV 952.0 EOFEOFEOFEOF+60.0 +59.0
1.16%+GB 61.5
61.0 +61.0++61.0+62.0+62.5 +EX TC 63.3
EX GL 62.8
+63.15
+EX TC 62.74
EX GL 62.24
6.1%
5.0%
7.6%
6.7%
8.5%
3.8%
5.6%
3.0%
8.0%
5.5%
4.3%
3.3%5.6%
6.4%
8.5%
9.4%
7.4%
8.3%
4.0%
4.8%3.9%
3.1%
6.2%
5.5%
7.4%
6.4%
8.5%
7.6%
7.6%
4.5%
4.5%
5.5%5.5%
1.9%
7.7%
4.0%
3.8%
1.2%
6.6%
8.0%
5.5%
3.0%+GL 56.8 +GL 52.9
+GL 56.9 +GL 54.72.78%88 8 8
8
8 88880+001+001+790+001+002+003+003+78.940+001+002+003+004+004+09.280+001+002+000+002+26.538
8
8
LOUCKS
W:\2016\16430\CADD DATA\CIVIL\_dwg Sheet Files\C16430 C3-1 Grading PlanPlotted: 01 /09 / 2018 1:54 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
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
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
17850 KENWOOD TRAIL
LAKEVILLE, MN 55044
C0-1 COVER SHEET
C2-1
C3-1
C3-2 - C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN & NOTES
OVERALL UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
C1-1 EXISTING CONDITIONS
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
ZHW/GAJ
TWM
01/11/18
04/13/17
04/13/17 Construction Documents
05/08/17 City Comments
09/06/17 STMH 112 Addition
01/11/18 Phase 2
C4-2 - C4-6 S&W PROFILES
C5-1 - C5-2 STORM SEWER PROFILES
C6-1 - C6-5 STREET PROFILES
GRADING PLAN
N GRADING
PLAN
C3-1
CB103
CB102
CB101
CB100
CB106
CB104 CB105
CB108
CB107
Gopher State One Call
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
8
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-FBROOKSIDE PATHBROOKSTONE PATHBROOKVIEW PATHBROOK PATH137th ST.
137th ST.
CB109
CONCRETE
CROSS
GUTTER
EOF
EXISTING
STOCKPILE TO
BE REMOVED BY
OTHERS
CB101A
Phase 2Phase1960962960960962962
960
9609
5
8
958958
956956954954
956958958958
960
962
964
962
960
956958
956
958
954
HP 61.5+++++++++++++++++++++++HP 63.5
63.0
TC 63.6
GL 63.3
EX 62.5
TC 63.2
EX GL 62.9
HP62.8
61.8
61.0++FFE 64.5
FFE 63.5
++FFE 63.0
FFE 62.0
++FFE 62.5
FFE 61.5
++FFE 60.5
FFE 59.5
++FFE 59.0
FFE 58.096061.5
HP62.0 1.0%1.0%++++FFE 63.3
FFE 63.3
FFE 62.3
FFE 62.3 ++++FFE 62.0
FFE 62.0
FFE 62.0
FFE 62.0 ++++FFE 61.5
FFE 61.5
FFE 62.5
FFE 62.5
++++FFE 60.5
FFE 60.5
FFE 59.5
FFE 59.5 ++++FFE 58.5
FFE 58.5
FFE 57.5
FFE 57.5 ++++FFE 56.8
FFE 56.8
FFE 55.8
FFE 55.8 ++FFE 54.5
FFE 54.5++FFE 56.0
FFE 56.0++FFE 60.0
FFE 60.0++FFE 63.5
FFE 63.51.0%TC 61.2
GL 60.7
TC 61.0
GL 60.5
61.8++++1.96%1.96%0.94%0.94%+56.8
59.0
59.0
57.0++++++++++TC 59.8
GL 59.3
TC 59.5
GL 59.0 1.16%0.95%1.02%1.02%1.06%2.24%+62.0
+CC 60.4
61.0+59.8+58.9++CC 60.2 +63.0++++++++++++++++++++++++++++++1.01%1.01%1.01%+52.81.01%GB 54.3
54.05.0%+59.8
1.1%
GB 58.6
1.14%
58.3
1.1%
58.5
58.2
56.7
958
960
956 956956958958954954TC 57.4
GL 56.9
TC 56.7
GL 56.2
CC 56.2 2.80%GB 56.9
GB 56.25.16%LP 57.8
1.28%
58.5
58.8
57.5+TC 57.4
GL 56.9
TC 56.7
GL 56.2
56.3
55.3
1.08%58.5
58.2
TC 58.8
GL 58.3
TC 58.5
GL 58.0
TC 55.7
GL 55.2
TC 54.9
GL 54.4
CC 54.3
57.7
TC 62.0
GL 61.5
TC 61.0
GL 60.5
59.5
59.0
58.2
5.0%2.83%960
61.0
63.0
EX 63.0 EX TC 63.7
EX GL 63.2EX TC 63.2
EX GL 62.7
+61.0 2.0%GB 61.0
GB 59.5
+GB 60.2
59.7
57.0
54.6
55.3 +54.0
55.5
958
59.558.5
62.8
+INV 952.0 EOFEOFEOFEOF+60.0 +59.0
1.16%+GB 61.5
61.0 +61.0++61.0+62.0+62.5 +EX TC 63.3
EX GL 62.8
+63.15
+EX TC 62.74
EX GL 62.24
+GL 56.8 +GL 52.9
+GL 56.9 +GL 54.72.78%ROCK CONSTRUCTION ENTRANCE
TYP. (SEE DETAIL)
SILT FENCE
TYP. (SEE DETAIL)
INLET PROTECTION
TYP. (SEE DETAIL)
4 4 44444444
4444444444444444444444444444444444444 4 4 4
4
4
4
4
4 4 4
444444488 8 8
8
8 8888444444444444444444444444444 4
4 4
4 4
4 4 4
4
4
4 44444444444 4
4 4
4 4
4 4
4 4
4
4
4
4
4
4
8
8
8
LOUCKS
W:\2016\16430\CADD DATA\CIVIL\_dwg Sheet Files\C16430 C3-2&3 SWPP Plan & NotesPlotted: 01 /09 / 2018 1:54 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
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
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
17850 KENWOOD TRAIL
LAKEVILLE, MN 55044
C0-1 COVER SHEET
C2-1
C3-1
C3-2 - C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN & NOTES
OVERALL UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
C1-1 EXISTING CONDITIONS
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
ZHW/GAJ
TWM
01/11/18
04/13/17
04/13/17 Construction Documents
05/08/17 City Comments
09/06/17 STMH 112 Addition
01/11/18 Phase 2
C4-2 - C4-6 S&W PROFILES
C5-1 - C5-2 STORM SEWER PROFILES
C6-1 - C6-5 STREET PROFILES
STORMWATER POLLUTION PREVENTION PLAN
N
STORMWATER
POLLUTION
PREVENTION
PLAN
C3-2
Gopher State One Call
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
±1,580
19
WOODFIBER BLANKET SF ±0
EROSION CONTROL BLANKET
X
REGIONAL PONDING
BIOROLL
BIOROLL LF ±0
NO NOPOND
Phase 2Phase10+001+002+003+004+00
5+00
6+00
7+00 8+009+009+83.09++FFE 64.5
FFE 63.5
++FFE 63.0
FFE 62.0
++FFE 62.5
FFE 61.5
++FFE 60.5
FFE 59.5
++FFE 59.0
FFE 58.0 ++++FFE 63.3
FFE 63.3
FFE 62.3
FFE 62.3 ++++FFE 62.0
FFE 62.0
FFE 62.0
FFE 62.0 ++++FFE 61.5
FFE 61.5
FFE 62.5
FFE 62.5
++++FFE 60.5
FFE 60.5
FFE 59.5
FFE 59.5 ++++FFE 58.5
FFE 58.5
FFE 57.5
FFE 57.5 ++++FFE 56.8
FFE 56.8
FFE 55.8
FFE 55.8 ++FFE 54.5
FFE 54.5++FFE 56.0
FFE 56.0++FFE 60.0
FFE 60.0++FFE 63.5
FFE 63.5
4 4 44444444
4444444444444444444444444444444444444 4 4 4
4
4
4
4
4 4 4
444444488 8 8
8
8 88880+001+001+790+001+002+003+003+78.940+001+002+003+004+004+09.280+001+002+000+002+26.53444444444444444444444444444 4
4 4
4 4
4 4 4
4
4
4 44444444444 4
4 4
4 4
4 4
4 4
4
4
4
4
4
4
MH 8
MH 11
MH 7
MH 5
MH 4
MH 3
MH 2 MH 1
MH 9
MH 10
MH 6
CB 103
CB 102
CB 101
CB 100
CB 106
CB 104
CB 105
CB 107
CB 108
CB 109
21" FES
8
8
8
CB 101A
STMH 112
LOUCKS
W:\2016\16430\CADD DATA\CIVIL\_dwg Sheet Files\C16430 C4-1 Utility PlanPlotted: 01 /09 / 2018 1:55 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
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
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
17850 KENWOOD TRAIL
LAKEVILLE, MN 55044
C0-1 COVER SHEET
C2-1
C3-1
C3-2 - C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN & NOTES
OVERALL UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
C1-1 EXISTING CONDITIONS
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
ZHW/GAJ
TWM
01/11/18
04/13/17
04/13/17 Construction Documents
05/08/17 City Comments
09/06/17 STMH 112 Addition
01/11/18 Phase 2
C4-2 - C4-6 S&W PROFILES
C5-1 - C5-2 STORM SEWER PROFILES
C6-1 - C6-5 STREET PROFILES
UTILITY PLAN
N OVERALL
UTILITY PLAN
C4-1
Gopher State One Call
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.SEE SHEETS C8-1 AND THE CONTRACT SPECIFICATIONS FOR SPECIFIC UTILITY
DETAILS AND UTILITY SERVICE DETAILS.
3.THE CONTRACTOR SHALL NOTIFY GOPHER STATE ONE CALL AT 651-454-0002
AT LEAST 48 HOURS PRIOR TO PERFORMING ANY EXCAVATION OR
UNDERGROUND WORK.
4.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.
5.THE REMOVAL OF EXISTING SERVICES WITHIN THE CONSTRUCTION LIMITS
SHALL BE COORDINATED WITH THE GENERAL CONTRACTOR AND UTILITY
OWNER. ADDITIONAL SERVICES MAY EXIST.
6.INSULATE ALL CROSSINGS INVOLVING WATER AND STORM SEWER.
7.TWIN HOMES SHALL HAVE A 1" COPPER WATER SERVICE AND QUAD HOMES
SHALL HAVE 11
2" COPPER WATER SERVICE.
UTILITY NOTES
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. 954.6
CONNECT TO
EXISTING STUB
CONNECT TO
EXISTING STUB
CONNECT TO
EXISTING MH
HYDRANT &
VALVE (TYP)
11
2" WATER SERVICE (TYP)
4" SEWER SERVICE (TYP)
CONNECT TO
EXISTING STUB
REPLACE EXISTING
CB WITH STMH 112REMOVE EXISTING CB
AND ADJACENT PIPE
CORE DRILL AND CONNECT
TO EXISTING CB INV. 951.7
8' x 8' INSULATION
DENOTES 8' x 8' INSULATION
SHEETC4-2C6-1C6-4SHEETC4-5SHEETC4-6C6-5SHEETC4-4C6-3SHEET
C4-3
C6-2
BROOKSIDE PATHBROOKSTONE PATHBROOKVIEW PATHBROOK PATH137th ST.
137th ST.
UTILITY STRUCTURE SCHEDULE
STRUCTURE NO.CASTING MANHOLE SIZE
CBMH 102
48"
CB 103
CBMH 104
CB 105
48"
48"
CBMH 101
2' X 3'
CB 107
CB 108
48"
CB 100
CB 106
CBMH 109
R-3067-V
R-4342
2' X 3'
2' X 3'
2' X 3'
2' X 3'
48"
48"CBMH 101A
R-3067-V
R-3067-V
R-3067-V
R-3067-V
R-3067-V
R-3067-V
R-3067-V
R-3067-V
R-3067-V
STMH 112 R-1642 30"
1" WATER SERVICE (TYP)
4" SEWER SERVICE (TYP)
2" IRRIGATION SERVICE
LOUCKS
W:\2016\16430\CADD DATA\LANDSCAPE\_dwg Sheet Files\L16430 L1-1 Landscape PlanPlotted: 09 /06 / 2017 8:40 AM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
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
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
17850 KENWOOD TRAIL
LAKEVILLE, MN 55044
C0-1 COVER SHEET
C2-1
C3-1
C3-2 - C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN & NOTES
OVERALL UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
C1-1 EXISTING CONDITIONS
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
05/08/17
04/13/17
04/13/17 Construction Documents
05/08/17 City Comments
C4-2 - C4-6 S&W PROFILES
C5-1 - C5-2 STORM SEWER PROFILES
C6-1 - C6-5 STREET PROFILES
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 BLDG
FOUNDATION PLANTINGS
PROPERT
Y
B
O
U
N
D
A
R
Y
PROPERTY BOUNDARY 4'-0"DRIP EDGE OF TREEP DRIP EDGE OF TREEBRONZE PARKWAY - 623 LF TOTAL FRONTAGE
CONNEMARA TRAIL W. - 642 LF TOTAL FRONTAGE 13 TREES
20 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 - 79%
20 - 21%
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
09/05/17 Plant List Revisions1
1
1
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: 09 /06 / 2017 8:41 AM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
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
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
HARMONY
VILLAS
ROSEMOUNT, MINNESOTA
MARK ELLIOT HOMES
MARK PASVOGEL
17850 KENWOOD TRAIL
LAKEVILLE, MN 55044
C0-1 COVER SHEET
C2-1
C3-1
C3-2 - C3-3
C4-1
C8-1
C8-2
SITE PLAN
GRADING PLAN
SWPPP PLAN & NOTES
OVERALL UTILITY PLAN
DETAILS
DETAILS
L1-1 LANDSCAPE / TREE
PRESERVATION PLAN
L2-1 LANDSCAPE DETAILS
C1-1 EXISTING CONDITIONS
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
05/08/17
04/13/17
04/13/17 Construction Documents
05/08/17 City Comments
C4-2 - C4-6 S&W PROFILES
C5-1 - C5-2 STORM SEWER PROFILES
C6-1 - C6-5 STREET PROFILES
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'PR
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
8
BLACK HILLS SPRUCE Picea glauca densataBH 1-1/2" CAL B.B.8
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
09/05/17 Plant List Revisions1
1
1
1
MEMORANDUM
DATE: February 22, 2018
TO: Kyle Klatt, Senior Planner
CC: Kim Lindquist, Community Development Director
Brian Erickson, Director of Public Works/City Engineer
Stacy Bodsberg, Planning & Personnel Secretary
FROM: Mitch Hatcher, Project Engineer
RE: Harmony Villas 2nd Addition - Engineering Review
SUBMITTAL:
The plans for Harmony Villas have been prepared by Loucks dated January 11, 2018.
Engineering review comments were generated from the following documents included in the
submittal:
Construction Plans for: Site, Grading, Sanitary Sewer, Watermain, Storm Sewer, & Street
Construction (23 sheets), dated January 11, 2018
Harmony Villas 2nd Addition Final Plat
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. 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.
3. Final construction plans and specifications for grading, street, and utilities should be
submitted to the City for review.
4. City inspection of street and utility installation is required during construction.
5. 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.
6. The developer is required to obtain a grading permit from the City prior to construction
grading activity.
7. 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.